Ord 09-00ORDINANCE NO. 9-00
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF
DELRAY BEACH, FLORIDA, ADOPTING COMPREHENSIVE PLAN
AMENDMENT 2000-1 PURSUANT TO THE PROVISIONS OF THE
"LOCAL GOVERNMENT COMPREHENSIVE PLANNING AND
LAND DEVELOPMENT REGULATION ACT", FLORIDA STATUTES
SECTIONS 163.3161 THROUGH 163.3243, INCLUSIVE; AIJJ AS MORE
PARTICULARLY DESCRIBED IN EXHIBIT "A" ENTITLED
"COMPREHENSIVE PLAN AMENDMENT 2000-1" AND
INCORPORATED HEREIN BY REFERENCE; PROVIDING A SAVING
CLAUSE, A GENERAL REPEALER CLAUSE, AND AN EFFECTIVE
DATE.
WHEREAS, the City of Delray Beach exercised the authority granted pursuant to
the provisions of Florida Statutes Sections 163,3161 through 163.3243, inclusive, known as the
"Local Government Comprehensive Planning and Land Development Regulation Act"; and
WHEREAS, via Ordinance No. 82-89, the City Commission adopted the document
entitled "Comprehensive Plan - De[ray Beach, Florida"; and
WHEREAS, the Planning and Zoning Board, as Local Planning Agency, did prepare
an amendment to the Comprehensive Plan entitled "Comprehensive Plan Amendment 2000-1"; and
WHEREAS, the Planning and Zoning Board, as Local Planning Agency, following
due public notice, held a public hearing on March 20, 2000, in accordance with the requirements of
the "Local Government Comprehensive Phnning and Land Development Regulation Act"; and
WHEREAS, after the above referenced public hearing, the Planning and Zoning
Board, as Local Planning Agency, recommended to the City Commission that the proposed
Comprehensive Plan Amendment 2000-1 be transmitted; and
WHEREAS, proposed Comprehensive Plan Amendment 2000-1 was submitted to
and reviewed by the City Commission; and
WHEREAS, following due public notice, the first of two required public hearings on
Comprehensive Plan Amendment 2000-1 was held by the City Commission on April 4, 2000, at
which time it was authorized to be transmitted to the Department of Community Affairs for
required review; and
WHEREAS, a report of Objections, Recommendations and Comments (ORC) has
been received from the State Depamnent of Commumty Affairs and said report has been reviewed
by the Planning and Zoning Board, as Local Planning Agency; and
WHEREAS, following due public notice, the second of two required public heatings
on Comprehensive Plan Amendment 2000-1 was held on September 19, 2000, in accordance with
statutory requirements.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF
THE CITY OF DELRAY BEACH, FLORIDA, AS FOLLOWS:
Section 1. That the City Commission of the City of Dekay Beach, Florida, hereby
declares its intent to exercise the authority granted pursuant to the provisions of Florida Statutes
Sections 163.3161 through 163.3243, inclusive, known as the "Local Government Planning and
Land Development Regulation Act".
Section 2. That in implementation of its declared intent as set forth in Section 1 of
this ordinance, there is hereby adopted the document entitled "Comprehensive Plan Amendment
2000-1", wluch xs attached hereto as Exlubit "A" and incorporated herein by reference.
Section 3. That the document entitled "Comprehensive Plan - Delray Beach,
Florida" is hereby amended pursuant to the document entitled "Comprehensive Plan Amendment
2000-1".
Section 4. That should any section or provision of this ordinance or any portions
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 invahd.
Section 5. That all ordinances or parts of ordinances which are in confl~ct herewith
are hereby repealed.
Section 6. That this ordinance shall become effective upon the date a final order is
issued by the Department of Community Affairs finding the amendment to be in compliance in
accordance with Chapter 163.3184, F.S.; or the date a final order is issued by the Admim'strafion
Commission finding the amendment to be in compliance m accordance with Chapter 163.3184, F.S.
PASSED AND ADOPTED in rega'lar sesskm °n sec°nd am3~l ~~ ,
the 19th day of September 2000.
MAYOR
City Clerk ] - !
FkstReading April 4, 2000
Second Reading September 19,
(Transmittal Hearing)
2000 (Adoption Hearing)
-2- Ord. No. 9-00
TABLE OF CONTENTS
CITY OF DELRAY BEACH
Page
2
3
FUTURE LAND USE ELEMENT
Policy A-3.1 Retention of Open Space (Finding of Consistency)
Policy C-2.4 (Redevelopment Plan for Lindell Blvd. and Federal
Highway )
Commercial Land Use description - General Commercial Text
AMENDMENTS TO THE FUTURE LAND USE MAP
Home Depot FLUM Amendment from GC (General Commercial) and
CMR (Commerce) to GC (General Commercial) for +/- 13.84 acres
Waterford FLUM Amendment from MD (Medium Density) to
Transitional (+/- 31.77 acres)
3
4
4
HOUSING ELEMENT
Potential Residential Units Map
Potential Residential Units Table
Policy B-2.6 (Downtown Housing)
4
5
5
5
5
TRANSPORTATION ELEMENT
Updates to Table T-2 and T-3 (Average Daily and Peak Hour Level of
Service tables)
Updates to Table T-4 (Traffic Signals per mile)
Updates to Table T-5 ( Intersection accident data)
Updates to Table T-8 (Future Over Capacity Facilities)
Text change to "Inventory" section of the Transportation Element
introduction
SUPPORT DOCUMENTS
Appendix
1
4
5
6
7
8
9
10
11
12
13
14
15
Lindell Blvd./Federal Highway Redevelopment Plan
"Potential Residential Units" Map
Revised "Potential Residential Units" Map
"Potential Residential Units" Table HO-20
Revised "Potential Residential Units" Table HO-20
"Average Daily Service Volumes" & "Peak Season, Peak Directional
Volumes" Tables T-2 and T-3.
Revised "Average Daily Service Volumes" & "Peak Season, Peak
Directional Volumes and New Palm Beach County Two-Way Peak
Hour Volumes" Tables T-2 and T-3.
"Signals Per Mile" Table T-4.
Revised "Signals Per Mile" Table T-4
"Intersection Accident Data" Table T-5
Revised "Intersection Accident Data" Table T-5
"Future Over Capacity Facilities" Table T-8
Revised "Future Over Capacity Facilities" Table T-8
FLUM Amendments:
2 Home Depot Corrective FLUM amendment staff report
3 Waterford FLUM amendment staff report
CITY OF DELRAY BEACH
FUTURE LAND USE ELEMENT
1) Location: Pg. FL-25, Policy A-3.1, (Finding of Consistency)
Policy A-3.1 Prior to recommending approval of any land use application which comes
before it, the appropriate approving board must make a finding that the requested land use
action is consistent with this objective and its supporting policies.
Change: REVISION
Policy A-3.1 Prior to recommending approval of any land use application which ~,e,mes
befere-it-involves vacant land, the appropriate approving board must make a finding that
the requested land use action is consistent with this objective and its supporting policies.
Comment: This revision clarifies that the policy applies to vacant land as indicated
in the objective. As written this policy applies to all land use applications including
those involving developed sites.
2) Location: Pg. FL-32, Policy C-2.4 (Lindell and Federal Highway)
Policy C-2.4 The following pertains to the vicinity of Lindell and Federal Highway:
This area extends from the C-15 Canal northward between Federal and Dixie Highways.
The area does not include the existing (Honda) automobile dealership but does include the
mobile home park north of it. Half of the land is vacant, almost half is underutilized as a
substandard trailer park, and a few lots have residences upon them. While any
commercial use is allowable, the future use of the property is most appropriate for
specialized commercial or recreational activities. An effort shall be made to promote
aggregation of parcels prior to any further development.
This redevelopment plan shall be prepared in FY 99~2000 and shall be adopted through a
comprehensive plan amendment. [Revised byArnendment99.1]
Change: REVISION
Policy C-2.4 The following pertains to the vicinity of Lindell and Federal Highway:
This area extends from the C-15 Canal northward between Federal and Dixie Highways.
The area does not include the existing (Honda) automobile dealership but does include the
mobile home park north of it. Half of the land is vacant, almost half is underutilized as a
substandard trailer park, and a few lots have residences upon them.
~p~_-'!_~!!zed :_-'miners!a! or mcre_~t!or.~! ~t!'.'!t!es. An effort sba!! be m_~de to premoto
_==._= ........ ,. ...... p::o: .v _~n¥ fur+..hcr d~:,c!opm.~r.t. The Lindell /Federal Highway
Redevelopment Plan was adopted by City Commission on April 4, 2000. The plan
establishes proposed land use designations for the Redevelopment Area. Future
development must be in accordance with the provisions of the redevelopment plan.
Aggregation of parcels is encouraged throughout the Redevelopment Area to
accommodate a unified development.
Comment: With the adoption of the plan information with respect to what will be
included in the Plan can be eliminated. Further, a statement that all future
development in the Redevelopment Area is to be consistent with the adopted plan
must be added. See Support Document #1 (Lindell and Federal Highway
Redevelopment Plan).
3) Location: Pg. FL-42, Commercial Land Use Description - General Commercial
General Commercial: This designation is applied to land which is, or should be,
developed for general commercial purposes e.g. retail, office, services. Light industrial
type uses such as fabrication and assemblies are permissible under this designation when
located in the special overlay district between Federal Highway and Dixie Highway, north
of N.E. 14th Street to the north City limit. A maximum Floor Area Ratio of 3.0 is permitted
for nonresidential uses. Residential uses may comprise up to of 50% of the total floor area
within the West Atlantic Redevelopment Area (GC Overlay), and up to 15% of the total
floor area elsewhere in the City with a GC FLUM designation. Residential uses are
permitted either in conjunction with a commercial use, or as a stand alone use subject to
Conditional Use approval. Residential density is limited to a maximum of 12 dwelling units
per acre, except within the West Atlantic Avenue Redevelopment Area Overlay where the
density may exceed 12 units per acre, up to a maximum of 30 units per acre subject to
Conditional Use approval.
Change: REVISION
General Commercial: This designation is applied to land which is, or should be,
developed for general commercial purposes e.g. retail, office, services. Light industrial
2
type uses such as fabrication and assembly are permissible under this designation when
located in the special overlay district between Federal Highway and Dixie Highway, north
of N.E. 14th Street to the north City limit. A maximum Floor Area Ratio of 3.0 is permitted
for nonresidential uses. Residential uses may comprise up to of 50% of the total floor area
within the West Atlantic Redevelopment Area (GC Overlay), and up to 15% of the total
floor area elsewhere in the City with a GC FLUM designation. Residential uses are
permitted either in conjunction with a commercial use, or as a stand alone use subject to
Conditional Use approval. Residential density is limited to a maximum of 12 dwelling units
per acre, except within the West Atlantic Avenue Redevelopment Area Overlay where the
density may exceed 12 units per acre, up to a maximum of 30 units per acre subject to
Conditional Use approval and in Redevelopment Area # 6 (Lindell/Federal Highway) where
residential densities may be allowed up to a maximum of 16 units per acre subject to
Conditional Use approval and the criteria outlined in the Redevelopment Plan for that area.
Comment: With the adoption of the Redevelopment Area #6 Plan (Lindell/Federal
Highway) potential for increased residential densities allowed within the plan need
to be reflected under the General Commercial land use category.
AMENDMENTS TO THE FUTURE LAND USE MAP
Waterford Property
Future Land Use Map amendments including:
· City initiated Future Land Use Map amendment involving the existing 13.84 acre Home
Depot site from GC (General Commercial) and CMR (Commerce) to GC (General
Commercial).
· Privately initiated Future Land Use Map amendment involving the 31.77 acres
Waterford site from MD (Medium Density) to TRN (Transitional).
See Support Documents #2 and #3 (Home Depot and Waterford Future Land Use Map
Amendment staff reports)
HOUSING ELEMENT
4) Location: Pg. HO-16, Potential Residential Units Map (Map #3)
See existing map attached as Support Document #4.
Change: REVISION
See proposed map attached as Support Document #5
Comment: This map is being updated to eliminate parcels which have been developed,
parcels for which the land use and zoning designation has changed or parcels which have
recently been annexed into the city.
3
5) Location: Pg. HO-17, Potential Residential Units Table
See existing table attached as Support Document #6.
Change: REVISION
See revised table attached as Support Document #7
Comment: This table is being updated to eliminate parcels which have been developed,
parcels for which the land use and zoning designation has changed or parcels which have
recently been annexed into the city.
6) Location: Pg. HO-37, Policy B-2.6 (Downtown Housing)
Policy B-2.6 Housing in and near the downtown area, in close proximity to employment
opportunities and services, is a critical need. In order to help stimulate demand for new
housing in and around the Central Business District, the development of new rental
housing projects outside of the TCEA and N. Federal Highway area is discouraged.
Change: REVISION
Policy B-2.6 Housing in and near the downtown area, in close proximity to employment
opportunities and services, is a critical need. In order to help stimulate demand for new
housing in and around the Central Business District, the development of new rental
housing projects outside of the TCEA_, _~.-.d N. Federal Highway area, and Lindell/Federal
Highway area (formally Redevelopment Area #6) is discouraged.
Comment: This policy is being modified to reflect housing as an allowed use within
Redevelopment Area #6 (Lindell/Federal) as identified in the Redevelopment Plan.
TRANSPORTATION ELEMENT:
7) Location: Pg. TR-19-20, Palm Beach County Annual Average Daily Service
Volumes and Peak Season Peak Hour Direction Volumes Tables (T-2 &T-3)
See existing tables attached as Support Document #8.
Change: REVISION
See revised tables attached as Support Document #9
Comment: These tables are being updated to reflect Florida Department of
Transportation's Level of Service (LOS) Standards in the 1998 LOS manual. The current
tables are based on the 1995 LOS manual and are no longer accepted. In addition, a
table reflecting Palm Beach County Two Way Peak Hour Volumes for Test One Level of
Service is being added.
4
8) Location: Pg. TR-23, Signals Per Mile Table (T-4)
See existing table attached as Support Document #10.
Change: REVISION
See revised table attached as Support Document #11
Comment: This table is being updated to reflect the new Class designations for signal per
mile categories (Class I &Il versus Class la & lb).
9) Location: Pg. TR-27- 1994 Intersection Accident Data Table (T- 5)
See existing table attached as Support Document #12.
Change: REVISION
See revised table attached as Support Document #13
Comment: This table is being updated to reflect 1999 accident information.
10) Location: Pg. TR-33,- Future (Year 2000) Over Capacity Facilities Table (T-8)
See existing table attached as Support Document #14.
Change: REVISION
See revised table attached as Support Document #15
Comment: This table is being revised to reflect improvements scheduled in the County's
Five Year Roadway Plan, the West Palm Beach Urban Services Area (WPBUSA) 2020
Plan and to eliminate improvements which have been accomplished.
11) Location: Pg. TR-I&2- Text change to Inventory section
INVENTORY
The following summary
Administrative Rule 9J-5.
source documents should be referred to for more information.
The data included in the 1996 inventory was based on a number of sources. Traffic
counts are 1995 counts from Palm Beach County with additional counts provided by the
5
is prepared to facilitate review with the requirements of
As a summary, only significant items are highlighted. The
City of Delray Beach and a traffic consultant. Roadway classifications are by the Federal
Functional Classification (FFC) system. The County and FDOT service volumes are
based on procedures and methodologies included in the FDOT Highway Capacity Manual.
The generalized service volumes are those contained in the FDOT 1995 LOS manual
published in 1995, effective January 1, 1996.
Change: REVISION
INVENTORY
The following summary is prepared to facilitate review with the requirements of
Administrative Rule 9J-5. As a summary, only significant items are highlighted. The
source documents should be referred to for more information.
The data included in the 1996 inventory was based on a number of sources. Traffic
counts are 1995 counts from Palm Beach County with additional counts provided by the
City of Delray Beach and a traffic consultant. Roadway classifications are by the Federal
Functional Classification (FFC) system. The County and FDOT service volumes are
based on procedures and methodologies included in the FDOT Highway Capacity Manual.
The generalized service volumes are those contained in the FDOT ~ 1998 LOS
manual published in ~ 1998, effective J_~.-."_~."j' !, ! 97_ March 1, 1999.
Comment: The text is being modified to reflect the new 1998 LOS manual changes to
generalized service volumes.
6
SUPPORT DOCUMENT #1
COMPREHENSIVE PLAN AMENDMENT 00-1
LINDELL BLVD./FEDERAL HIGHWAY REDEVELOPMENT PLAN
MEETING OF:
MARCH 20, 2000
AGENDA ITEM:
C.I. REDEVELOPMENT PLAN FOR REDEVELOPMENT AREA
#6 (LINDELI_/FEDERAL AREA)
The item before the board is that of making a recommendation to the City Commission
on the proposed Redevelopment Plan for Redevelopment Area #6, located in the
vicinity of Lindell Boulevard and Federal Highway. The plan, along with the associated
changes to various Comprehensive Plan policies and the Future Land Use Map, is
being processed along with Comprehensive Plan Amendment 2000-1.
The 1989 Comprehensive Plan identified several areas of the City that, because of
blighted conditions or an inappropriate mix of uses, were in need of an overall plan for
future redevelopment. One of those areas, identified as Redevelopment Area #6, is the
property located between Dixie and Federal Highways, between the southern City limits
(C-15 canal) and the Morse Saturn Dealership (Sherwood Honda not included). This
area, which contains two trailer parks, several single family homes, an auto repair shop,
a convenience store, a nursery, and approximately 12 acres of vacant land, is zoned PC
(Planned Commercial). All of the existing businesses are nonconforming, either
because of their particular use or because the structures don't meet current
development standards. One of the trailer parks and several of the single family homes
are in poor condition. Several of the businesses along Dixie Highway have back-out
parking, and all are subject to a future fight-of-way taking of 50' for road widening.
A privately initiated development proposal has been submitted for the 12 vacant acres.
It includes a Walgreens drugstore at the southwest comer of Lindell and Federal, a
mixed use building along Lindell, and aparb'nent units on the balance of the property.
Policy C-2.1 of the Future Land Use Element states that if a private development
proposal is received for a Redevelopment Area, one of two options may be pursued:
preparation of the Redevelopment Plan shall be accelerated and the development
proposal delayed until the plan is adopted, or the development proposal can be
evaluated on its own merits with the existing Comprehensive Plan policies guiding the
disposition of the request. The proposed density of the project (14 units per acre)
exceeds that which is currently permitted by the Comp Plan and zoning regulations (12
units per acre), in addition, establishment of an apartment complex in the area is
inconsistent with one of the policies contained within the Housing Element of the
Comprehensive Plan. Therefore, it was necessary to prepare a Redevelopment Plan
that addresses these issues prior to taking action on the proposal. The plan has been
prepared by Planning and Zoning staff in conjunction with the planning firm of Kiiday
and Associates acting as agents for the developer.
P~Z Board Memorandum Staff Report
Redevelopment Plan for Redevelopment Area ~5 (Lindell/Federal)
Page 2
The Redevelopment Plan for this area provides for a range of uses that would be
appropriate for the three distinct sections of the Redevelopment Area. In general, the
plan states the following for each section:
South of Lindell Boulevard: The recommended development pattern places a two-story
mixed use structure (or structures) along Lindell, a commercial outparcel at Lindell and
Federal, and residential uses to the interior. Density bonuses of up to 16 units per acre
may be granted if new development is unified with existing development (through
common ownership or shared access), and if nonconforming uses and or site conditions
are eliminated or upgraded. Other uses that could be considered for this section are
offices and educational facilities. Automotive uses and shopping centers are
discouraged.
Between Lindell Blvd. and Sherwood Honda: Elimination of the trailer park is a priority,
but the plan recognizes that this may have to occur in a phased fashion. Unified
development of the site is encouraged. Density bonuses of up to 16 units per acre may
be granted if the trailer park is eliminated. The development pattern along Lindell
should be similar to that of the south side. Other uses that can be considered for this
area are automotive dealerships, offices, or uses that are permitted under the PC
zoning district regulations.
North of Sherwood Honda: This section consists of the Del Raton Travel Trailer Park.
This park is well maintained and managed, and presents no problems for other
businesses in the area. It could be rezoned to SAD (Special Activities District) if the
owners wish to make it a conforming use, or it can continue to operate as a lawfully
nonconforming use indefinitely. Other uses that are appropriate for this property in the
long term are automotive dealerships or any uses allowed in the PC district.
Increases in density are subject to the performance standards provided for in the RM
(Medium Density Residential) zoning district regulations, as well as specific criteria that
is outlined in the plan. The objective is to upgrade the area, eliminate blighted
conditions and nonconforming uses, and create a more unified development pattern.
Additional details on the parameters and guidelines for redevelopment of the area are
contained within Section 4 of the Redevelopment Plan entitled "Plan For Future
Development."
By motion, recommended to the City Commission adoption of the Redevelopment Pian
for Redevelopment Area ~6, the Lindell/Federal area.
Attachment
· Draft of Proposed Redevelopment Plan
SUPPORT DOCUMENT #2
COMPREHENSIVE PLAN AMENDMENT 00-1
HOME DEPOT FLUM AMENDMENT STAFF REPORT
PLANNING AND ZONING BOARD
CITY OF DELRAY BEACH ---STAFF REPORT---
MEETING DATE:
AGENDA ITEM:
ITEM:
GENERAL DATA:
March 20, 2000
IV.C.3.
Transmittal Hearing for Comprehensive Plan Amendment 2000-1.
City Initiated Future Land Use Map Amendment from GC (General
Commercial) in Part and CMR (Commerce) in Part to GC (General
Commercial) for Home Depot (f.k.a. Builder's Square), Located South of
Linton Boulevard, East of 1-95.
;
Owner ............................ Waterford Commercial Corp.
% K Mart Corp-Tsx Dept. # 1345
Agent/Applicant .................... City of Deiray Beach, FL
David T. Harden, City Manager
Location ..........................
Property Size ..................
Existing FLUM ................
Proposed FLUM ..............
Current Zoning ................
Adjacent Zoning ..... North:
East:
South:
West:
Existing Land Use ............
Proposed Land Use .........
Water Service ..................
Sewer Service ..................
South of Linton Boulevard, east of
Interstate 95.
Approximately 13.84. acres
General Commercial & Commerce
General Commercial
SAD (Special Activities District)
PC (Planned Commercial)
PC
SAD
Interstate 1-95 Right-Of-Way
The Home Depot
Corrective Future Land Use Map
amendment to be consistent with
built, development
Existing on site
Existing on site :
The action before the Board is making a recommendation to the City
Commission on a City initiated corrective Future Land Use Map (FLUM)
amendment from GC (General Commercial) and CMR (Commerce) to GC
(General Commercial) for Home Depot (fka Builder's Square).
The subject property is located on the south side of Linton Boulevard on
Waterford Place Drive, and involves 13.84 acres.
Pursuant to LDR Section 2.2.2(E), the Local Planning Agency (Planning
and Zoning Board) shall review and make a recommendation to the City
Commission with respect to all amendments to the City's Future Land Use
Map.
The subject property involves all of the Builder's Square Plat, which is part of the
original Waterford Place/Delint DRI. Waterford Place was approved in 1984/85 as a
Development of Regional Impact (DRI) with zoning of SAD (Special Activities District).
The approval allowed the construction of 811,763 square feet of office, research and
development; 250-room hotel; and 236 multi-family residential units. The DRI has a
long and complicated history. The history that pertains to the parcel that is the subject
of this FLUM amendment is summarized below.
In 1992, a modification was approved to the development mix of Waterford Place to
include 107,400 square feet of retail development (Builder's Square) at the location of
the former hotel site. It was noted in that staff report that only 9.06 acres of the 13.84
acres had an underlying land use designation of General Commercial. The balance of
the property remained in a Commerce designation. There was some discussion that a
land use amendment should be processed to change the Commerce designation to
General Commercial to be consistent, however, the Planning and Zoning Board
determined that a limited amount of retail use was allowed in industrial zones and was
therefore consistent. Subsequent to that action Builder's Square obtained site plan
approval and plat approval for the entire 13.84 acres.
in 1996, a FLUM amendment was processed to change approximately 35 acres of
Commerce to 31 acres of Medium Density Residential (5-12 units per acre) to
accommodate an apartment complex (Carriage Homes at Waterford) and 4 acres of
Transitional to accommodate a hotel. The remaining 4 acres of Commerce on the
Builder's Square site was not changed at that time to be consistent with its built
development, as it was by then under separate ownership. The property has since been
occupied by Home Depot, however the plat retained the Builder's Square name.
A privately initiated amendment has been received to change the 31 acres of IVlD to
Transitional (which is discussed under a separate report). It would be appropriate at this
P & Z Board Staff Report
Corrective FLUM Amendment - CMR and GC to GC
Page 2
time to change the remaining approximate 4 acres of Commerce designated land to GC
to be consistent with the built development as a corrective action. It is noted that with
the previous FLUM amendment, surveys were not required and a legal description was
never created for the subject property. Therefore, to insure that all of the CMR
designated property is correctly included in the amendment, a FLUM amendment from
CMR and GC to GC is proposed for the entire Builder's Square plat.
Land Use Analysis:
Pursuant to Land Development Regulation Section 3.1.1(A) (Future Land Use
Map), ali land uses and resulting structures must be allowed in the zoning district
within which the land is situated and, said zoning must be consistent with the
land use designation as shown on the Future Land Use Map.
The Future Land Use Map amendment being sought is to eliminate an existing
inconsistency between the FLUM designations for the Builder's Square plat (Home
Depot), and the existing land use and resulting structures that occupy the site.
REQUIRED FINDINGS:
Future Land Use Element Policy A-1.7: Amendments to the Future Land Use Map
must be based upon the following findings:
Demonstrated Need - That there is a need for the requested land use. The
need must be based upon circumstances such as shifts in demographic
trends, changes in the availability of land, changes in the existing character
and FLUM designations of the surrounding area, fulfillment of a
comprehensive plan objective or policy, or similar circumstances. The need
must be supported by data and analysis. This policy shall not apply to
requests for the FLUM designations of Conservation or Recreation and Open
Space.
The current FLUM designation of CMR on a portion of the property that contains a
retail center is inappropriate. This corrective amendment will apply a Future Land
Use Map designation of GC on all the property reflecting the current use as a retail
center.
Consistency -The requested designation is consistent with the goals,
objectives, and policies of the most recently adopted Comprehensive Plan.
Future Land Use Element Policy A-1.3 Commerce land use designation, which
involves a mix of light industrial, commercial uses, and research and development is
the most needed land use dudng the City's final stage of build-out. Thus, changes
to the Future land Use Map, which diminish this land use are discouraged.
P & Z Board Staff Report
Corrective FLUM Amendment - CMR and GC to GC
Page 3
While the proposed FLUM amendment is to change the CMR designation to GC, the
change is corrective in nature. The GC use is already established and there is not
the ability to establish a commerce type use on this remaining piece. Therefore, the
amendment will not effectively diminish a commerce use and reflects the current use
of the property.
Concur.rency -- Development at the highest intensity possible under the
requested designation can meet the adopted concurrency standards.
The subject property is developed as a retail center. Therefore, the project is
currently developed at its highest intensity under the GC zoning designation. At the
time of site plan approval, positive findings were made with respect to Concurrency.
Compatibility - The requested designation will be compatible with the existing
and future land uses of the surrounding area.
Required findings of Compatibility were made at time of site plan approval and no
intensification of the development is proposed with this amendment.
Compliance -- Development under the requested designation will comply with
the provisions and requirement of the Land Development Regulations.
The existing development complies with the provisions and requirements of the Land
Development Regulations.
The subject property is not within a geographical area requiring review by the
Community Redevelopment Agency, Downtown Development Authority or the Historic
Preservation Board.
Courtesy Notices:
Courtesy notices have been provided to the following homeowner's associations, which
have requested notice of developments in their areas:
· President's Council
· Town and County Estates Association
· Delray Racquet Club
· Lake Delray Apartments
· Palms of DelrayAssociation
· Tropic Palms Association
Letters of objection and support, if any, will be presented at the Planning and Zoning
Board meeting.
P & Z Board Staff Report
Corrective FLUM Amendment - CMR and GC to GC
Page 4
Public Notice:
Formal public notice has been provided to property owners within a 500' radius of the
subject property. Letters of objection and support, if any, will be presented at the
Planning and Zoning Board meeting.
The existing FLUM designation of CMR that remains on a portion of the Home Depot
property is inappropriate for the existing retail center. The proposed change from CMR
to GC will result in a FLUM designation that corresponds with the built development.
Positive findings can be made with respect to Future Land Use Element Policy A-1.7
(FLUM Amendments Findings) of the Comprehensive Plan and Section 3.1.1 (A) of the
Land Development Regulations.
A. Continue with direction.
Recommend to the City Commission approval of the corrective Future Land Use
Map amendment from GC and CMR to GC based upon positive findings with
Future Land Use Element Policy A-1.7 of the Comprehensive Plan (FLUM
Amendment Findings) and Section 3.1.1 (A) of the Land Development
Regulations.
Recommend to the City Commission denial of the corrective Future Land Use
Map amendment from GC and CMR to GC, based upon a failure to make
positive findings with Future Land Use Element Policy A-1.7 of the
Comprehensive Plan (FLUM Amendment Findings) and Section 3.1.1 (A) of the
Land Development Regulations, with the basis stated.
Recommend to the City Commission approval of the corrective Future Land Use Map
amendment from GC and CMR to GC for Home Depot (fka Builder's Square) on 13.84
acres based upon positive findings with Future Land Use Element Policy A-1.7 of the
Comprehensive Plan (FLUM Amendment Findings) and Section 3.1.1 (A) of the Land
Development Regulations.
Attachment: Future Land Use Map
CITY
PARK
ARBORS
PARK
WAL£A~£
DODGE
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BOULEVARD
~ IN 7~1~; ~'~
IN T~ RN~, 71,~N At
LAKEVI£W
APAR ?M~.IF,~
' MD
'1
OS
~JDUBI~
WA 'i'ERFDRD
APARTMENT~
MD
LAKE DELRAY !---
A='ARTMENTS
N
FUTURE LAND USE MAP AMENDMENT
FROM: GC (GENEP,.A~ COMMERGIAL.) & CMR (COMMERCE) TO. GC (GEN-=RAL- COMMERCIAL)
REt'. Lla42E
SUPPORT DOCUMENT #3
COMPREHENSIVE PLAN AMENDMENT 00-1
WATERFORD FLUM AMENDMENT STAFF REPORT
PLANNING AND ZONING BOARD
CITY OF DELRAY BEACH ---STAFF REPORT---
MEETING DATE:
AGENDA ITEM:
ITEM:
GENERAL DATA:
March 20, 2000
IV.C.2.
Transmittal Hearing for Comprehensive Plan Amendment 2000-?.
Privately Initiated Future Land Use Map Amendment From MD (Medium
Density 5-12 Units/Acre) to TRN (Transitional) For a Pomon of Waterford
Place Development, Located South of Linton Boulevard, East of
Interstate 95.
Owner ............................ Delint, Inc.
Agent/Applicant .................... Alan J. Ciklin, Esq.
Location .......................... South of Linton Boulevard, east of
Prope~y Size ..................
Existing FLUM ................
Proposed FLUM ..............
Current Zoning ................
Adjacent Zoning ..... North:
East:
South:
West:
Existing Land Use ............
Proposed Land Use .........
Water S.rv~ce ..................
Sewer Service ..................
Interstate 95.
Approximateiy 31.77 acres
Medium Density (5-12 units/acre)
Transitional
SAD (Special Activities District)
SAD
SAD
SAD
SAD
Vacant Development approval for
a 300-unit multiple family
development
Future Land Use Map amendment
to accommodate development of
either an apartment or off3ce
development
Ex~sting 12" mare within the
existing spine road of the
approved Office Park (Waterford
Park Drive)
Existing 8" main within the existing
spine road of the approved Office
Park (Waterford Park Ddve)
The action before the Board is making a recommendation to the City Commission on a
privately initiated Future Land Use Map amendment from MD (Medium Density
Residential 5-12 du/acre) to TRN (Transitional) for a portion of Waterford Place.
The subject property is located on the south side of SW 10TM Avenue extended,
generally lying between 1-95 and Lindell Boulevard, and involves 31.77 acres.
Pursuant to LDR Section 2.2.2(E), the Local Planning Agency (Planning and Zoning
Board) shall review and make a recommendation to the City Commission with respect
to all amendments to the City's Future Land Use Map.
Waterford Place was approved in 1984/85 as a Development of Regional Impact with
zoning of SAD (Special Activities District). The approval allowed the construction of
811,763 square feet of office, research and development; 250-room hotel; and 236
multi-family residential units. The development has an extensive history. The most
recent land use actions history that pertain to the subject property are summarized
below.
In 1996, a FLUM amendment was processed to change approximately 35 acres of
Commerce to 31 acres of Medium Density Residential (5-12 unites per acre) and 4
acres of Transitional. The 35 acres was approved for 811,763 square feet of office and
research and development. The change from CMR to MD was to accommodate a
multiple family development (Carriage Homes at Waterford Place) and the change from
CMR to TRN was to accommodate a hotel.
At its meeting of August 9, 1997, the Site Plan Review and Appearance Board approved
site and development plans on the MD-designated parcel, for a 300 unit multi-family
rental complex to be known as the Carriage Homes at Waterford. The project has not
been constructed and the parcel still remains vacant. A privately initiated amendment
has been received to change the 31 acres of MD to TRN.
Land Use Analysis:
Pursuant to Land Development Regulation Section 3.1.1(A) (Future Land Use
Map), all land uses and resulting structures must be allowed in the zoning district
within which the land is situated and, said zoning must be consistent with the
land use designation as shown on the Future Land Use Map.
The applicant has provided a narrative indicating that the Future Land Use Map
amendment is being sought so that "the development can quickly respond to market
P & Z Board Staff Report
FLUM Amendment - MD to TRN for Waterford Place
Page 2
needs. In the past several years, the market has changed from a primary focus on high
tech office/commercial, to residential and back again. It has been the experience of the
property owner that they have sometimes been unable to respond in a timely fashion to
development requests which would be extremely beneficial to the City because the
development requests have required a Future Land Use Plan Amendment and the
timeframe requirements of the proposed user could not be accommodated.
The Future'Land Use Map amendment to Transitional will allow the opportunity for
either office or residential development and wilt provide the required latitude necessary
to respond quickly to market needs. It will also help increase the property owner's
ability to provide attractive enhancement to the economy of the city such as corporate
headquarters for relocating companies."
The change from MD to TRN will allow either a multiple family development or office
development which is consistent with the proposed FLUM designation and resulting
structures.
REQUIRED FINDINGS:
Future Land Use Element Policy A-1.7: Amendments to the Future Land Use Map
must be based upon the following findings:
Demonstrated Need - That there is a need for the requested land use. The
need must be based upon circumstances such as shifts in demographic
trends, changes in the availability of land, changes in the existing character
and FLUM designations of the surrounding area, fulfillment of a
comprehensive plan objective or policy, or similar circumstances. The need
must be supported by data and analysis. This policy shall not apply to
requests for the FLUM designations of Conservation or Recreation and Open
Space.
The current FLUM designation of MD only allows for a multiple family development.
As indicated in the Background section of this report, the property was originally
approved for offices, research, and development, but was affected by the economic
downturn of the late 1980's-early 1990%. It was later approved as an apartment
complex. However, there have been numerous other apartment complexes
approved in the City in recent years 0Nater's Edge, The Vinings, Villas d' Este, The
Fountains, Worthing Place), and several more are currently under review (Waterway
Village, Parkside Townhomes). By contrast, there are few prime sites remaining in
the City for Class A office space, particularly along the 1-95 corridor. Corporations
have recently expressed interest in the site as a headquarters location. The
preferred use of this property from the City's perspective would be as offices, which
would strengthen the City's employment base. However, an office development
cannot be approved with the Medium Density FLUM designation. The Transitional
designation could accommodate either residential or office, and would enable the
property owner to more easily compete for an office tenant for the site.
P & Z Board Staff Report
FLUM Amendment - MD to TRN for Waterford Place
Page 3
Consistency - The requested designation is consistent with the goals,
objectives, and policies of the most recently adopted Comprehensive Plan.
Future Land Use Element Objective A-l: Property shall be developed or
redeveloped in a manner so that the future use and intensity is appropriate in
terms of soil, topographic, and other applicable physical considerations, is
complementary to adjacent uses, and fulfills remaining land use needs.
The requested change in FLUM designation from MD to TRN will allow the
construction an office development or multiple family development. In either
development scenario the built development will be complimentary to adjacent land
uses. The zoning on the subject property is SAD, which allows for a mix of uses
pursuant to the SAD ordinance. The property has been cleared for development. A
spine road and utilities (water and sewer mains) have been installed and are
generally located in the middle of the site. The FLUM change will enable the site to
be developed for office purposes, which will add more to the City's employment base
than a residential complex. Therefore, the change in FLUM designation is
consistent with this policy.
Concurrency - Development at the highest intensity possible under the
requested designation can meet the adopted concurrency standards.
The subject property was part of an approved DRI which is vested with respect to
concurrency as it pertains to the approved multi-family development. The FLUM
amendment does not automatically mean that the approved use will change,
however, it does provide an opportunity to develop at a greater intensity than is
currently allowed. City facilities such as water, sewer, and drainage were designed
to handle the previously approved DRI, and sufficient capacity remains. Similarly,
solid waste can be accommodated by existing County facilities. With respect to
traffic, the volumes (ADT and peak hour directional traffic) associated with the
currently approved multiple family development are vested. Future development
which exceeds these vested volumes (either ADT or peak hour directional) will be
subject to compliance with the Palm Beach County Traffic Performance Ordinance.
Concurrency will be addressed in greater detail with any new development proposal
to accommodate office or any other use not listed in the adopted SAD ordinance.
Compatibility - The requested designation will be compatible with the existing
and future land uses of the surrounding area.
Required findings of Compatibility were made at the time of the DRI approval. The
office type uses that would be allowed under the Transitional designation are of a
similar intensity to what was originally approved with the DRI.
Compliance - Development under the requested designation will comply with
the provisions and requirement of the Land Development Regulations.
P & Z Board Staff Repo~
FLUM Amendment - MD to TRN for Waterford Place
Page 4
The subject property is currently vacant and a multiple family development was
approved that complies with the provisions of Land Development Regulations. If an
office development is proposed it will be reviewed against the LDRs to ensure that it
is in compliance.
The subject property is not within a geographical area requiring review by the
Community Redevelopment Agency, Downtown Development Authority or the Histodc
Preservation Board.
Courtesy Notices:
Courtesy notices have been provided to the following homeowner's associations, which
have requested notice of developments in their areas:
· President's Council
· Town and County Estates Association
· Delray Racquet Club
· Lake DelrayApartments
· Palms of DelrayAssociation
· Tropic Palms Association
Letters of objection and support, if any, will be presented at the Planning and Zoning
Board meeting.
Public Notice:
Formal public notice has been provided to property owners within a 500' radius of the
subject property. Letters of objection and support, if any, will be presented at the
Planning and Zoning Board meeting.
The privately initiated FLUM amendment from Medium Density (MD) to Transitional
(TRN) will provide an opportunity to develop the site for office or residential purposes.
This change has been encouraged by the City in order to give the developers the ability
to respond to inquiries by corporations seeking prime office space. As the subject
property is vested with respect to concurrency and there is no specific development
proposal associated with this amendment, the change in FLUM designation will not
result in the intensification to Level of Service (LOS) demands. Positive findings can be
made with respect to Future Land Use Element Policy A-1.7 (FLUM Amendments
Findings) of the Comprehensive Plan and Section 3.1.1 (A) of the Land Development
Regulations.
P & Z Board Staff Report
FLUM Amendment - MD t~ TRN for Waterford Place
Page 5
A. Continue with direction.
Recommend to the City Commission approval of a privately Future Land Use
Map amendment from MD to TRN based upon positive findings with Future Land
Use Element Policy A-1.7 of the Comprehensive Plan (FLUM Amendment
Findings) and Section 3.1.1 (A) of the Land Development Regulations.
Recommend to the City Commission denial of the privately initiated Future Land
Use Map amendment from MD to TRN, based upon a failure to make positive
findings with Future Land Use Element Policy A-1.7 of the Comprehensive Plan
(FLUM Amendment Findings) and Section 3.1.1 (A) of the Land Development
Regulations, with the basis stated.
Recommend to the City Commission approval of the privately initiated Future Land Use
Map amendment from MD to TRN for 31.77 acres of Waterford Place based upon
positive findings with Future Land Use Element Policy A~1.7 of the Comprehensive Plan
(FLUM Amendment Findings) and Section 3.1.1 (A) of the Land Development
Regulations.
Attachment: Future Land Use Map
BoardslP&Z/FLUM MD to TRN
RGST
WA ~RFORD ~ '
FUTURE ~ND USE MAP AMENDMENT
FROM MD (MEDIUM DENSI~ ~12 UN~S/AC~) TO ~N ~NSfflON~)
SUPPORT DOCUMENT #15
COMPREHENSIVE PLAN AMENDMENT 00-1
REVISED FUTURE OVER CAPACITY FACILITIES TABLE T- 8
SUPPORT DOCUMENT ~4
COMPREHENSIVE PLAN AMENDMENT 00-1
POTENTIAL RESIDENTIAL UNITS MAP
CiTY 0¢'
BO YN TON BEA CH
LAKE IDA ROAD
ATLANTIC
SW
2
<z
LOWSON BOULEVARD
LIN?ON BOULEVARD
i i
I. ....... .J
PALM BEACH COUNTY
BOULEVARD
CITY OF
BOCA RA TON
TOWN OF
HIGHLAND
BEA CH
POTENTIAL RESIDENTIAL UNITS
MAP #$
,11 AGGREGATE PARCELS Of LAND, WHICH ARE VACANT OR UNDERDEVELOPED, 5 ACRES
I U~LE [ OR GREATER IN SIZE, AND HAVE A F L.U.M. DESIGNATION OF LOW DENSITY, MEDIUM DENSITY,
GRAPHIC SCALE TRANSITIONAL, MIXED USE, OR RURAL RESIDENTIAL.
CiTY OF D£LRAY BEACH, FLORIDA LEGEND:
Q PLANNING AR~.A I m / m ~mmm CITY LIMITS ..................
PLANNING ~ ZONING DEPARTMENT ID NUMB£R' (ULTII~AT~ CITY BOUNDARY)
AUGUST 1 ggg
SUPPORT DOCUMENT #5
COMPREHENSIVE PLAN AMENDMENT 00-1
REVISED POTENTIAL RESIDENTIAL UNITS MAP
I / ii I I I / I I I / II
<1~~ 11 ~/ ~//2 ~ / Us~) ~ ~~~'~~
4,
, ~ _ I 11 I I ~VD
'l i~ I 1~ ~ ~ ,'~ ~'~
...... I ~ ; "
~-. ~ ......... ~ ~ ~ ~ . ~ ~ ~, /~3 ~J,~i
..... ~'~ I ! ~ ~ ~/ ~ ti /~ ~li/I
i ~ ~ u, il ~ ~ ATLANTIC I *VI /J ' ~Jl~l
..... ~ ~ ......................
........ ¢ ~-~ ~ - ~ ~~ ~ ~ -
~ ;,~,,, I ~ ~ .~/ ~ ~ / ~r .' ,' t//~
I~
, ~ i i "1 l~ X~ I~ I~ ~-~JJl
~L L' [ ~ ~gg ~ j'~ HIGHLAND
PALM B~ACH COUNT
BOCA RA TON
POTENTIAL RESIDENTIAL UNITS
~AP ~3
AGGREGATE PARCELS OF ~ND, WHICH ARE VACANT Or UNDERD~ELOPED, 5 ACRES
~ OR GRATER IN SIZE, ~D HA~ A F L,U M. DESIGNATION OF LOW DENSI~, MEDIUM DENSI~,
O~H~C SC~ TRANSITIONAL, MIXED USE, or RURAL RESIDENTIAL
DEL~Y B~CH, FLORIDA LEGEND:
ZONING DEP~MENT
M~CH 2~0
II I
SUPPORT DOCUMENT #6
COMPREHENSIVE PLAN AMENDMENT 00-1
POTENTIAL RESIDENTIAL UNITS TABLE HO-20
ID#
102
128
157
LAND USE
DESIGNATION
LOW DENSITY
LOW DENSITY
LOW DENSITY
POTENTIAL RESIDENTIAL UNITS '
JULY 1997
CURRENT
ZONING
CNTY
R1A & CF
R1AA
ACRES
103.27
11.89
5.00
120.16
MAXIMUM
POTENTIAL
UNITS
516.40
59.50
25.00
600.90
104
116
156
161
MEDIUM DENSITY
MEDIUM DENSITY
MEDIUM DENSITY
MEDIUM DENSITY
CNTY
RM & RR
RL & RM
PRD
5.00
28.31
19.33
9.12
61.76
60.00
242.20
232.00
109.44
643,66
111
114
127
146
158
TRANSITIONAL
TRANSITIONAL
TRANSITIONAL
TRANSITIONAL
TRANSITIONAL
CNTY & RM-8
A
RM
CNTY
CNTY
8.32
6.21
6.12
7.84
17.20
45.69
99.80
74.50
73.40
94.00
206.40
548.10
159
REDEVELOPMENT AREA #6
PC
12.20
12.20
146.40
146.40
105
107
118
122
124
142
151
155
PREVIOUS APPROVAL
PREVIOUS APPROVAL
PREVIOUS APPROVAL
PREVIOUS APPROVAL
PREVIOUS APPROVAL
PREVIOUS APPROVAL
PREVIOUS APPROVAL
PREVIOUS APPROVAL
RL
RM
RM-7
RM-8
PRD-4
PRD-5 & RM-8
PRD
SAD
6.47
12.23
49.99
18.56
37.64
87.41
19.19
30.38
261.87
66.00
149.80
282.00
144.00
160.40
273.00
139.00
300.00
1514.20
GRAND TOTALS:
ACRES
501.68
UNITS
3453.26
Source: City of Delray Beach, 1997
SUPPORT DOCUMENT #7
COMPREHENSIVE PLAN AMENDMENT 00-1
REVISED POTENTIAL RESIDENTIAL UNITS TABLE HO-20
ID#
102
128
157
104
116
111
161
146
114
127
159
151
155
POTENTIAL RESIDENTIAL UNITS
MARCH 2000
LAND USE
DESIGNATION
LOW DENSITY
LOW DENSITY
LOW DENSITY
CURRENT
ZONING
CNTY
R-1-A & CF
R-1-AAA-B
ACRES
103.27
11.89
5.00
120.16
MEDIUM DENSITY
MEDIUM DENSITY
MEDIUM DENSITY
MEDIUM DENSITY
MEDIUM DENSITY
MAXIMUM
POTENTIAL
UNITS
516.35
59.45
25.00
600.80
CNTY 5.00 60.00
RM & RR 28.31 339.72
RM-8 8.32 99.84
PRD 9.12 109.44
RM-8 7.84 94.08
58.59
TRANSITIONAL A 6.21
TRANSITIONAL RM 6.12
REDEVELOPMENT AREA #6
703.08
74.52
73.44
12.33 147.96
PC 12.20 195.20
PREVIOUS APPROVAL
PREVIOUS APPROVAL
12.20 f95.20
PRD 19.19 139.00
SAD 30.38 300.00
49.57
43g. 00
GRAND TOTALS:
ACRES
252.85
UNITS
2,086.04
S:~adv~comp\00-1compplan
SUPPORT DOCUMENT #8
COMPREHENSIVE PLAN AMENDMENT 00-1
AVERAGE DAILY SERVICE VOLUMES & PEAK SEASON, PEAK
DIRECTIONAL VOLUME TABLES T-2 & T3
Table T-2
PALM BEACH COUNTY ANNUAL AVERAGE DAILY SERVICE VOLUMES (1)
MAXIMUM DAILY SERVICE VOLUMES
FACILITY
(2) J LOSB(2) J LOSe I LOSD(~) I LOSE
LOS
A
2 lanes undivided 8,800 14,300 15,900
3 lanes two-way 9,200 15,000 16,700
2 lanes one-way 11,500 18}700 20,400
3 lanes one-way 17,600 28,500 30,800
4 lanes undivided 14,400 23,300 25,500
4 lanes divided 19,200 31,100 34,000
5 lanes divided 19,200 31,100 34,000
6 lanes divided 29,300 47,500 51,400
8 lanes divided 35,800 58,000 62,900
4 lanes expressway 22,000 35,200 52,900 67,000 80,800
6 lanes expressway 33,100 52,900 79,400 100,600 126,900
8 lanes expressway 44,100 70,500 105,900 'i34,100 169,200
10 lanes expressway 55,200 88,200 132,400 167,'700 211,400
(1) Source: FDOT 1995 LOS Manual, Table E-l, Class lb.
(2) Cannot be achieved for roadway facilities other than expressways.
(3) Palm Beach County Level of Service Standard is LOS "D".
Table T-3
PEAK SEASON PEAK HOUR PEAK DIRECTION SERVICE VOLUMES (I)
TWO-WAY ARTERIALS AND COLLECTORS
UNSIGNALIZED
MAXIMUM PEAK HOUR DIRECTIONAL SERVICE VOLUMEs
FACILITY
LOS A [ LOS B I LOS C LOS D (3) [ LOS E
2 lanes undivided 460 720 980" 1.280 1.710
4 lan~s undivided 830 1.390 1.940 2.330 2.770
4 lanes divided 1.110 1.850 2.590 3.110 3.'700
6 lanes dlv,ded 1.670 2.780 3.890 4.660 5.550
CLASS Ia - INTERRUPTED FLOW - (> 0.00 to 2.49 Signals per Mile)
MAXIMUM PEAK HOUR DIRECTIONAL SERVICE VoLUMEs
FACILITY
I rosB I ,.osc I ,.OSE
lanes undivided 660 810 880 900
2 lanes one-way 1,760 2,110 2.270 2,270
3 lanes two-way 690 850 ' 920 940
3 lanes one-way 2,740 3,190 3,410 3,410
lanes undivided 1,100 1,320 ' 1,420 1,420
4 lanes divided/ 1,470 1,760 1,890 1,890
5 lanes
6 fanes divided 2,280 2,660 2,840 2,840
8 lanes divided 2,840 3,280 3,480 3,480
CLASS Ib - INTERRUPTED FLOW - (2.50 to 4.50 Signals per Mile) (4)
MAXIMUM PEAK HOUR DIRECTIONAL SERVICE VOLUMES
FACILITY
LOs A (2) LOS B (2) [ LOS C LOS D O), [', LOS E
2 laves undtwded 460 760 840
2 lanes one-way 1.220 1.970 2.160
3 lanes two-way 480 800 880
3 lanes one-way 1.860 3.010 3.250
4 lanes undivided/ 760 1.230 1.350
5 lanes
4 lanes divided 1.020 1.640 1.800
6 lanes divided 1.550 2.510 2.710
8 lanes divided 1.890 3.060 3.320
(1) Source Florida's Level of Service Standards and Guidelines Manual for Planmng. 1995
Cannot be achieved
(3) Palm Beach Count' and FDOT Level of Service Standards are LOS
(4) Class lb utilized for greater than 4 50 signals per mile also per Palm Beach County Standards
Table T-3 (Cont' d)
PEAK SEASON PEAK HOUR PEAK DIRECTION SERVICE VOLUMES (1)
FREEWAYS
GROUP 1
MAXIMUM PEAK HOUR DIRECTIONAL S'ERVICE VOLUMES
LANES
4 1,100 1.760 2,640 3,350 4,040
6 1.660 2,640 3,970 5,030 6,340
,
8 2,21{3 3,530 5,290 6,'/00 8,460
lO 2,760 4,410 6,620 8.380 10.570
O)
(2)
(3)
Source Florida's Level of Serv;ce Standards and Gu;dehnes Manual for Planmng, 1995
Cannot be achieved
Palm Beach County and FDOT Level of S~rvlce Standards are LOS
SUPPORT DOCUMENT #9
COMPREHENSIVE PLAN AMENDMENT 00-1
REVISED AVERAGE DAILY SERVICE VOLUMES & PEAK
SEASON, PEAK DIRECTIONAL VOLUME TABLES T-2 & T3
Table T-2
PALM BEACH COUNTY ANNUAL AVERAGE DAILY SERVICE VOLUMES (1)
MAXIMUM DAILY SERVICE VOLUMES
FACILITY
osA [ Lo { Losc
2 lanes undivided - ~,~99 9,900 !4,3~r~_ 14,900 !5,990 16,200
3 lanes two-way - Il, dO0--10,400 !5,~999 15,600 .~6,790 17,000
2 lanes one-way !!,Sff) 13,700 !~,7~ 19,500 29,~.9~ 20,600
3 lanes one-way !.~,5~ 21,300 2~,5_tY3_ 29,300 39,299 31,0~.0
4 l~es undivided ?,4~ 17,200 22,399 24,400 25,5~ 25,700
4 l~es divided !9,2~ 22,9~ 3!,!99 32,500 3~,~0 34,300
5 l~es divided ~ 22,900 3!,!00 32,590 ~ ~aa 34,300
(two-way)
6 l~es divided ~ 3~,500 ~7,5~ 48,900 5!,~ 51,700
8 l~es divided 35,~ ~,7~ 5~,~ ~!Q0 ~2,999 63,400
41~e~ expressway 22,~ 21,200 ~5,2~ 34,300 52,9~ 51,500 ~'~n~., ........ 66,200 ~n,~ 81,7~0
'6 '
lanes expressway 33,!~ 32,600 52,9~ 52~7~ .... 79,~99 79,~0 !~,6~ 101,6~ !26,9~ 125,4~
8 l~es expressway ~ ,an ~.500 en ~nn 71,800 !95,999 107~'~00' .
............ ~,~ 138,6~ ~ 171,1~
l0 l'anes expressway 55,2~ 55,600 ~,299 89~800 !32,~99 134,7~ ~7,7~ 173,200 ~ 213,8~
(1) Source: FDOT ~ 1998 LOS Manual, Table 5-4 E !, Class II~,l~.
(2) Cannot be achieved for roadway facilities other than expressways.
(3) Palm Beach County Level of Service Standard is LOS "D".
96845.EXH
Table T-3
PEAK SEASON PEAK HOUR PEAK DIRECT/ON SERVICE VOLU3{ES (1)
TWO-WAY ARTERIALS AND COLLECTORS
UNSIGNALIZED
~,x~t~ r~,~ ~ot~ vm~c~o~nr s~ck VOL~
FAC~
2 lanes undtv~d~ 4~ 720 980 1,280 1,710
4 I~es ~v~d~ 830 1,3~ 1 .~ 2,330 2.770
lanes dt¢~' 1,110 1,850 2,5~ 3,110 ' 3,~
6 lanes d~wd~ 1~670 2,780 3,8~ 4,~ 5,550
CLASS Ia I - INTERRUPTED FLOW - (> 0.00 to ~ 1.99 Signals per Mile)
MAXIMUM PEAK HOUR DIRF~TIONA~L SERVICE VOLUM~
FACILITY
2 lanes undlv,ded 660 57{3 ~ 82._.~0 gl~ 880 900 88._~0
2 lanes one-way ~ 1,490 2.110 2.,100 2.270 2.220 2.270 2,220
3 lanes two-way ~mili)- 600 ~ 860 ~ 920 940 92{3
3 lanes one-way 2,?-~9 2.270 ~ 3,170 ?.'P.O 3 340 ~?.!9 3,340
4 lanes und,wded !,!O? 930 !.729 1.310 ~ ],390 J,,a420 1,390
5 lanes
6 lanes dtvldexi ~ 1:890 2,~_-~0 2.640 2.?-~9 2,780 ,~ '~ah 2,780
8 lanes d~vided 2,?.~9 2'.390 3,2E0 3,240 ?,'!gO 3,400 2,~.°9 3,400
CLASS lb II- INTERRUPTED FLOW - ~ 2.00 to 4.50 Signals per Mile) (4)
MAXIMUM PEAK HOUR DIRECTIONAL SERVICE VOLUMES
FACILITY
2 lanes one-way ~ 'tm . _ ....
3 lanes two-way ~ 550- ,~0 83.~.0 gg4} 890
3 lanes one-way 1,?_~9_ 2,256 _~.0!0 ~,10~ -a.250 3.280
4 lanes undivided/ ~ 910 ! ,2_aO 1 ~280 ! 250 1,360
5 lanes
6 lanes d~vlded !,-nSO 1,880 3.510 2.580 2,'7!0 2~730
8 lanes dlwded !,?0 2.360 3...~'0._ 3,180 3.320 3,3.50
(I) Sourc~' Florida's Level of Service Standards and Guidelines Manual for Planning, !~95.199._...~8
(2) Cannot be achieved.
(3) Palm Beach County and FDOT Level of Serv,ce Standards are LOS "D ~
(4) Class l~.ll-uvhzed for greater than 4.50 signals per mile also per Palm Beach Count~ Standards
7/28/97
Table T-3 (Cont'd)
PEAK SEASON PEAK HOUR PEAK DIRECTION SERVICE VOLUMES (1)
FREEWAYS
GROUP 1
MAXIMUM PEAK HOUR DIRECTIONAL SERVICE VOLUMES
LANES
LOS n I LOS B [ LOS C I LOS D O) I LOS E
4 !.!_'Y)_ 1,060 !.'Lra2 1.720 2,_~A9 2,570 3._~5n 3.310 '~,~O 4.090
6 -~.--~- 1.630 _'2.~9 2.630 3,9'~0 3 950 5.030 5,080 r-'.?9 6.270
8 2.2~ 2.220 3,539 5.390 5._'2_eq_ 5.390 ~_?_ty) 6.930 ~.*_r~3 8.550
10 2.760_ 2.780 a,A!0 4.490 ~_,'5_20 6,730 ~.3_~0 8.660 ~_9,579 10.690
(2)
(2)
Source Florida's Level of Service Standards and Guidelines Manual for Planmng, 1,9~,.8
Canno! be aclueved
Palm Beach County and FDOT Level of,Service Standards are LOS
PALM BEACH COU~'FY TWO WAY PEAK HOUR SERVICE VOLUMES FOR TEST
ONE LEVEL OF SERVICE (1)
MAXIMUM DAILY SERVICE VOLUMES
FACILITY
I Los B I Los ¢ I tns D I
LOS
A
2 lanes undivided - - 920 1,390 1,500
3 lanes two-way - - 970 1,460 1,580
2 lanes one-way - - 1,280 1,810_ 1,910_
3 lanes one-way - - 1.9.80 2,730 2,890
4 lanes undivided - - 1,600 2,270 2,390
4 lanes divided - - 2,130 3,020 3,190
5 lanes divided - - 2,130 3,020 3,190
6 lanes divided - - 3,300 4,550 4,810
8 lanes divided - - 4,160 5,590 5,900
4 lanes expressway 1,900 3,000 4,500 5,800 7,200
6 lanes expressway 2,900 4,600 7,000 8,900 11,000
8 lanes expressway 3,900 6,300 9,500 12,200 15,100
10 lanes expressway 4,900 7,900 11,900 15,200 18.800
(2)
(3)
Source: FDOT 1998 LOS Manual, Table 5-7, Class II.
Cannot be achieved for roadway facilities other than expressways.
Palm Beach County Level of Service Standard is LOS "D"
SUPPORT DOCUMENT #10
COMPREHENSIVE PLAN AMENDMENT 00-1
SIGNALS PER MILE TABLE T-4
Table T-4
SIGNALS PER MILE (1)
ROADWAY FROM TO SIGNALS PER ANALYSIS
MILE (2) CLASS (3)
Md~tary Trail Coconut Lane Lake Ida Road 1 4 la
Lake Ida Road Atlantic Avenue 2 7 lb
Atlamlc Avenue Lmton Boulevard 0 8 la
Lmton Boulevard South Cl? Limits 3 0 lb
Barwmk Road Coconut Lane Atlantic Avenue 1,1 la
Homewood Boulevard Atlantic Avenue Lmton Boulevard 0 6 la
SW 29th Street Old Germamown Road Congress Avenue 0.0 Unsig
NW 10th Ave/SW 12th Ave./ Lake Ida Road Lowson Boulevard 0 0 Unslg
SW ]4th Avenue
Wallace Drive Limon Boulevard SW 10th Avenue 0 0 Unslg
SW loth Avenue Lowson Boulevard Lmton Boulevard 0 0 Unsig
Lmdei{ Boulevard Llnton Boulevard Federal Highway (US 1) 1.2 la
Carl Bolter Drive Lindell Boulevard South City Lnmts 0.0 Unslg
Brant Drive/Blue Jay Turn Carl Bolter Drive Lmdell Boulevard 0 0 Unslg
SW 8th Avenue NW 4th Street Lowson Boulevard 0 0 Unslg
SW 4th Avenue Lake lda Road Lowson Boulevard 0 0 Unslg
Congress Avenue Ridgewood Road 1-95 2 1 la
Seacrest Blvd./NE 2nd Ave Gulfstream Boulevard Atlantic Avenue 2.3 la
Sw~nton Avenue North City Limits NE 4th Street 0.5 la
NE 4th Street Lowson Boulevard 3 7 lb
Old Dine Highway SE 10th Street South C~ty Limits 0 9 la
Federal H~ghway (US I) Gulfstream Boulevard NE 4th Street 1.3 la
NE 4th Street Linton Boulevard 3 5 lb
Linton Boulevard South City Lu-mts 1 4 la
AIA North City Lurers South City Limits 0 6 la
NE 8th Street Swimon Avenue A1A 2.7 Ib
Lake Ida Road (NE 4th Stree0 Military Trail Swmton Avneue 1.3 la
Swmton Avenue Federal Highway (US 1) 7.5 lb (4)
NW/NE 2nd Street NW 12th Avenue Federal Highway COS 1) 2.4 la
Atlantic Avenue Military Trail 1-95 2 6 lb
1-95 AIA 6.5 lb (4)
SW/SE 2nd Street SW 12th Avenue Federal I-hghway (US 1) I 6 la
Lowson Boulevard Mditary Trml Congress Avenue 0 6 la
Congress Avenue Federal Highway (US 1) 3.1 lb
Lmton Boulevard Military Trail Congress Avenue 1.7 la
Congress Avenue AIA a) 4.0 lb
Old Germantown Road l.anton Boulevard Congress Avenue 0 6 la
(1)
(3)
(4)
Roadway segments used Io determine signals per mile were sph! based on changing roadway or traffic charactenst3cs Only links
vothm and through the City of Delray Beach are shown, but longer segment may have been utilized to determine s~gnals per mile
Utihzed for determining class for peak season peak hour peal direction level of servme standards shown on Exhibl! 2
Source FDOT 1995 LOS Manual
S~mal Class lb used for this segment per Palm Beach CounB, standards even though signals per mile is greater than 4 5
TR - 23
SUPPORT DOCUMENT #11
COMPREHENSIVE PLAN AMENDMENT 00-1
REVISED SIGNALS PER MILE TABLE T~,
Table T-4
SIGNALS PER MILE (1)
ROADWAY FROM TO SIGNALS PER ANALYSIS
MILE (2) CLASS ('3)
Mihtary Trail Coconut Lane Lake Ida Road 1 4 la I
Lake Ida Road Atlantic Avenue 2 7 ga fi
Atlantic Avenue Lmton Boulevard 0 8 la 1
Lmton Boulevard South City Llrrats 3.0 ga I_-I
Barw~¢k Road Coconut Lane Atlanu¢ Avenue 1.1 la I
Homewood Boulevard Atlanuc Avenue Lmton Boulevard 0 6 la I
SW 29th Street Old Germantown Road Congress Avenue 0 0 Unslg
NW loth Ave./SW 12th Ave / Lake Ida Road Lowsou Boulevard 0.0 Uus~g
SW 14th Avenue
Wallace Dr~ve Lmton Boulevard SW 10th Avenue 0 0 Unslg
SW 10th Avenue Lowson Boulevard Lmton Boulevard 0.0 Unslg
Lmdell Boulevard Lmton Boulevard Federal H,ghway (US 1) 1.2 la _1
Carl BoRer Dr,ve Lmdell Boulevard South City Lumts 0 0 Unslg
Brant Drive/Blue .lay Turn Carl BoRer Drive Lmdell Boulevard 0 0 Unstg
SW 8th Avenue NW 4th Street Lowson Boulevard 0 0 Unsig
SW 4th Avenue Lake Ida Road Lowson Boulevard 0 0 Unsig
Congress Avenue R~dgewood Road 1-95 ;~1.-1....~7 la 1
Soacrest Blvd/NE 2nd Ave. Gulfstream Boulevard Atlantic Avenue 2.3 la i_1
Swmton Avenue North City Lurers NE 4th Street 0 5 la _I
NE 4th Street L~wson Boulevard 3.7 ga I_1
Old D~xle Highway SE 10th Street South Oq, Lumts 0 9 la I
Federal H~ghway (US 1) Gulfstream Boulevard NE 4th Street 1.3 la _I
NE 4th Street Linton Boulevard 3.5 ga II
L;nton Boulevard South Oty Lurers 1.4 la I
A1A North Oty Lints South Oty Lurers 0.6 la I
NE 8th Street Swmton Avenue A1A :2 7 ga Il
Lake Ida Road (NE 4th Silver) M~ Hagen Ranch 5;~,,:~;_~ Congress Avenue .I~.-16 la 1
Coneress _e'"'__"_L':~ Avenue Federal H~ghway (US 1) 3.,~3 3 ga_~-) I_I
NW/NE 2nd Street NW 12~' Avenue Federal Highway (US 1) 2 4 la II
Atlanuc Avenue Military ?mil 1-95 2.6 ga II
1-95 AIA 6.5 ga..(4) I1
SW/SE 2nd Street SW 12th Avenue Federal Highway (US I) 1.6 .la l
Lowson Boulevard Military Trail Congress Avenue 0 6 la l
Congress Avenue F¢detal H~ghway (US 1) 3 I It) Il
Lmton Boulevard M~htary Tra~l Congress Avenue 1.7 la 1
Congress Avenue AIA O) 4 0 ~, fi
Old Germantown Road Lmton Boulevard Congress Avenue 0 6 la 1
(1)
(2)
(3)
(4)
Roadway segments used to determine signals per male were split based on changing roadway or traffic characteristics Only links
within and through the C~W of Dclray Beach are shown, but longer segment may have been utilized to detemuue s~gnals per n'ule
Unhzed for determining class for peak season peak hour peak dlrecUon level of serrate standards shown on Exhibit 2.
Source FDOT ~_oo5 1998 LOS Manual
S~gnal Class ga I__l used for tMs segment per Palm Beach County standards even though signals per mile ~s greater than 4.5
SUPPORT DOCUMENT #12
COMPREHENSIVE PLAN AMENDMENT 00-1
INTERSECTION ACCIDENT DATA TABLE T- 5
Table T-5
1994 INTERSECTION ACCIDENT DATA (1)
INTERSECTION 1994 1994 MEV (2) ACCIDENT RANK BY ] RANK BY
ACCIDENTS RATE (3) RATE] FREQUENCY
Atlantic Avenue/i-95 33 12.2 2 7 I 3
Limon Boulevard/Military Trail 46 20 I 2 3 2 2
Atlanuc Avenue/Military Tra~l 52 23 3 2 2 3 1
NE 8 Street/US I 18 9 5 I 9 4 10
Atlantic Avenue/US I 22 14.3 1.5 5 7
Ailanuc Avenue/Congress Avenue 31 22 I 1 4 6 4
Llnton Boulevard/l-95 22 16 4 I 3 7 7
Atlantic Avenue/Sw~nton Avenue 13 9 7 1.3 8 12
Lmton Boulevard/US I 26 19.8 1.3 9 5
Linton Boulevard/Old D~xte Highway 20 16.7 1 2 10 9
Lmton Boulevard/Congress Avenue 23 20 7 1 I I 1 6
Lake Ida/Road/US ] 16 14 4 1 .l 12 I 1
Atlanuc Avcnue,%V 8 Avenue l0 9 6 1.0 13 14
Lmton Boulevard/Homewood Boulevard 13 12.7 1 0 14 12
Atlanuc Avenue/W tl Avenue 9 9.6 0 9 15 16
NE 2 Street/US I 9 10 I 0.9 16 16
Atlantic Avenue/Barw~ck Road 10 14 9 0 7 17 14
Lowson Boulevard/Congress Avenue 9 13.5 0 7 18 16
Lake Ida Road/Congress Avenue 9 15 8 0 6 19 16
Lowson Boulevard/US I 8 15 0 0.5 20 20
(1) Source' Traffic Records Section, Palm B~ach Counw Traffic Engmeenng
(2) MEV = Milhons of Entering Vehicles
(3) Determined by dividing number of accidents occumng by millions of entenng vehicles (MEV).
SUPPORT DOCUMENT #13
COMPREHENSIVE PLAN AMENDMENT 00-1
REVISED INTERSECTION ACCIDENT DATA TABLE T- 5
Table T-5
197. 1999 INTERSECTION ACCIDENT DATA (1)
INTERSECTION 1994 1994 MEV (2) ACCIDENT RANK BY [ RANK BY
ACCH)ENTS RATE (3) RATE[ FREQUENCY
Atlanuc Avenue/l-95 ~ 40 ~ 13.._._~8 ~ 2.._~9 I 3
Linton Boulevard/Military Tra~l ~6- 16 ~ 20~4 ~ ~ -O, 18 ~, 1.~3
Atlantic Avenue/Military Trail
NE 8 Street/US I 4.g 20 ~ 9~1 ~ 2...~2 ~- _5 ,LO _9.
Atlantic Avenue/US I
Atlantic Avenue/Congress Avenue ~I. 60 ~ 23..~3 ~ 2._.~6 ~ 2 4._]
Llmon Boulevard/l-95
Atlantic Avenue/Swlnton Avenue
Lmton Boulevard/US I ~6 46 ~ 20_~4 ~ 2._~3 .~ _4 $ 2_
Lmton Boulevard/Old Dixie Highway ~0 25 ~ 13._~3 .1~ 1._.~9 ,I~ 7 ~ 6
Lmton Boulevard/Congress Avenue ~ 38 ~ 22....~1 .1-,-1. 1..._~7 .l-1. _8 ~ 4
Lake Ida/Road/US 1 .I.6 _9 ~ 12..__~1 4~ .7 .~ 1.~9 ~ I...~9
Atlantic Avenue/W 8 Avenue -1.0 17 0~ 11~6 .1~ 1~5 ~ _9 .~. 11
Llnton Boulevard/Homewood Boulevard
Atlamlc AvenuelW 4 Avenue ,0 3_ ~ 9 6* 0,.0 .~ .I$ 20 ,~6 20
NE2Street/USI g 1.~3 ~ 10 1' ~ 1_~3 .1.6 1_.~ .1.6 1_5-
Atlantic Avenue/Barwlck Road .1.0 12 ~ 15___~0 ~ ._8 ~ 16 ~ 16
Lowson Boulevard/Congress Avenue ~.-2_~5 ~ 10.._.~ ~ 2.~3 -~ 3_ .l~ 6
Lake Ida Road/Congress Avenue
Lowson Boulevard/US 1
(1) Source: Traffic Records Seenon, Palm Beach County Traffic Engmecrmg.
(2) MleV = Millions of Entering Vehicles
(3) Detemuned by dividing number of accidents occurnng by millions of entering vehicles (MEV)
SUPPORT DOCUMENT #14
COMPREHENSIVE PLAN AMENDMENT 00-1
FUTURE OVERCAPACITY FACILITIES TABLE T-8
ClT~ COMMISSION DOCUMENTA~ON "'~" · ..... I
TO:
FROM:
SUBJECT:
DAVID ARDEN. CITY MANAGER
PAUL DORLING, ACTII~IG ~.ANNING AND ZONING DIRECTOR
MEETING OF SEPTEMBER 19, 2000 ** PUBLIC HEARING **
ADOPTION OF COMPREHENSIVE PLAN AMENDMENT 00-1 AND RELATED FLUM
CHANGE FROM REDEVELOPMENT AREA #6 TO GENERAL COMMERCIAL
I ' I,,
Comprehensive Plan Amendment 00-1 was transmitted to the Florida Department of
Community Affairs (DCA) for review following a public hearing held by the City Commission on
April 4, 2000. At this meeting, first reading of the Adoption Ordinance (No. 9-00) was approved.
DCA staff reviewed the amendment and issued their Objections, Recommendations, and
Comments (ORC) Report on July 20,2000.
The attached Planning and Zoning Board staff report contains a description of each of the
objections and the recommended responses. In summary, the objections involved internal
consistency within the Comprehensive Plan, the need for additional data, and analysis to
support the Future Land Use Map changes proposed within the Lindell/Federal Redevelopment
Plan Area #6. The internal consistency is achieved with the adoption of the Future Land Use
Map amendment outlined in the Redevelopment Plan (Ordinance No. 24-00) and the data and
analysis concern is addressed through a traffic study showing a reduced traffic ~mpact with the
adoption of the FLUM designation outlined in the Redevelopment Plan.
I PLANNING AND zONiNG BOARD cONSiDERATiON "1
The Planning and Zoning Board considered both the ORC report and the associated FLUM
amendment from Redevelopment Area #6 to General Commercial at a public hearing on August
21, 2000. No one from the public spoke in support or opposition of either item. The Planning
and Zoning Board recommended adoption of the FLUM Amendment and Comprehensive Plan
Amendment 00-1 on a unanimous 6-0 (Eliopoulos absent) vote and a 5-0 (Eliopoulos & Carter
absent) vote respectively.
:RECOMMENDED, ACTION ,, I
By motion, approve on second and final reading Comprehensive Plan Amendment 00-1
(Ordinance 99-1) and the associated FLUM amendment from Redevelopment Area #6 to
General Commercial (Ordinance No. 24-00) in response to the ORC report.
Attachments:
· Ordinance 9-00
· Ordinance No. 24-00
· Summary of Items Contained Within Comp Plan Amendment 00-1
· Objections, Comments and Recommendations (ORC) Report
· P & Z Board Staff Report (Response to ORC Report)
· Comprehensive Plan Amendment 00-1
· P&Z Board Staff Report FLUM Amendment (Response to ORC)
Io.£.
SUMMARY OF ITEMs IN CoMP PLAN AMENDMENT 00,'1 I
Future Land Use Map Amendments Including:
· City initiated Future Land Use Map amendment for the 13.84-acre Home Depot site
from GC (General Commercial) and CMR (Commerce) to GC (General
Commercial).
· Privately initiated Future Land Use Map amendment for the 31.77 acre Waterford
site from MD (Medium Density) to TRN (Transitional).
Text Amendments Including:
Future Land Use Element
· Modification of Future Land Use Element Policy A-3.1 regarding retention of open
space and findings of consistency.
· Modifying the General Commercial land use description to allow up to 16 units per
acre in the Redevelopment Area #6 (Lindell/Federal Highway) subject to Conditional
Use approval and the criteria outlined in the Redevelopment Plan.
· Modification of Future Land Use Element Policy C-2.4 to reflect adoption of the
Redevelopment Plan for Lindell/Federal area.
Housin~ Element
· Modification of Policy B-2.6 (Downtown Housing) to add the Redevelopment Area #6
as one of the areas where rental housing is not discouraged.
· Modification to "Potential Residential Units" map to eliminate parcels which have
been developed, parcels for which the land use and zoning designation has changed
or parcels which have recently been annexed into the City.
· Modification of "Potential Residential Units" table to eliminate parcels which have
been developed, parcels for which the land use and zoning designation has changed
or parcels which have recently been annexed into the City.
Transportation Element
· Modification of Table T-2 and T-3, Average Daily and Peak Hour Level of Service
tables to reflect new FDOT standards.
· Modification of Table T-4 "Signals Per Mile" to reflect new FDOT class designations
for signals per mile.
· Modification of Table T-5 "Intersection Accident Data" to reflect 1999 information.
· Modification of Table T-8 "Future Over Capacity Facilities" to remove improvements
which have been constructed and add new planned programmed improvements.
· Text change to the inventory section of the Transportation Element to reference the
new FDOT numbers utilized in the map updates.
D
JEB BUSH
Governor
STATE OF FLORIDA
EPARTMENT OF COMMUNITY
"Dedlcared to making Florida a betrer place to call home"
The Honorable David Schmidl
Mayor of City of Delray Beach
100 Northwest l s~ Avenue
Delray Beach, Florida 33~-44
JuN 20. 2000
Dear Mayor Schmidt:
AFFAIRS
STEVEN M SEIBERT
Secretary
The Department has completed its review of the proposed Comprehensive Plan
Amendment for the CiD' of Delray Beach (DCA No.00-1 ), which was received on April 18,
2000. Copies of the proposed amendment have been distributed to appropriate state, regional
and local agencies for thmr review and their comments are enclosed.
I am enclosing the Department's Objections, Recommendations and Comments (ORC)
Report. issued pursuant to Rule 9J-1 !.010, F.A C. The issues identified in this ORC Report
include internal inconsistency between the proposed text amendment and the City's existing
Future Land Use Map, It is veu' important that the adopted plan amendment address these
issues, and all of the ob~eznons in the Department's ORC Report.
Upon receip~ offrfis letter, the Cib' of Delray Beach has 60 days in which to adopt, adopt
with changes, or determine that the Ci9' will not adopt the proposed amendment. The process
for adoption of local gove~wn-nent comprehensive plan amendments is outlined in Section
163.3184, F.S., and Rule 9J-11.011, F.A.C. The Ci~' must ensure that all ordinances adopting
comprehensive plan amendments are consistent with the provisions of Section 163.3189(2)(a),
F.S.
Within ten working days of the date of adoption, the Ciw of Delrav Beach must submit
the following to the De~a,nment:
Three copies of the adopted comprehensive plan amendments.
A cop)' of the adoption ordinance.
A listing of additional changes not previously reviewed: , , , ~-'
2555 SHUMARD OAK BOULEVARD
Phone 850 :SS [-66,'Suncom 27g 8466 FAX 850 921 0781/Su~com 291 0781
~qIerne~ aedre~, htr
CRITICAL SLATE CONCERN FIELD OFFICE COMMUNITY PLANNING EMERCENC5 MANAGEMENT HOUSING & COMMUNITY DEVELOPMENT
~rathon. FL 33050-2227 lahahasgee. FL 323~-210b ]allahassee. [[ 3239q-2100 lallahassee. FL 32399-2100
(3051289-2402 (850} 48b-2g56 [850) 4 ] ~-tJgOt} {850) 48g-7956
The Honorable David Schmidt
July 20, 2000
Page Two
A listing of findings by the local governing body, if any, which were not included in the
ordinance: and
A statement indicating the relationship of the additional changes to the Department's
ORC Report.
The above amendment and documentation are required for the Department to conduct a
compliance review, make a compliance determination and issue the appropriate notice of intent.
In order to expedite the regional planning council's review of the amendments, and
pursuant to Rule 9J-11.011 (5), F.A.C., please provide a copy of the adopted amendment directly
to the Executive Director of the Treasure Coast Regional Planning Council.
Please contact Joseph Addae-Mensa, Planner IV. a~ (850) 4 87-4545, if we can be of
assistance as you formulate your response to this ORC Report.
Sincerely,
Charles Gauthier, AICP
Chief, Bureau of Local Planning
co/jam
Enclosures:
Objections, Recommendations and Comments Report
Review Agency Comments
CC:
Paul Dorling, Principal Planner, City of Delray Beach
Michael J. Busha, Executive Director, Treasure Coast Regional Planning Council
DEPARTMENT OF COMMUNITY AFFAIRS
OBJECTIONS, RECOMMENDATIONS AND COMMENTS
THE CITY OF DELRAY BEACH
Amendment 00-1
July 20, 2000
Division of Community Planning
Bureau of Local Planning
This report is prepared pursuant to Rule 9J-11.010. F.A.C.
OBJECTIONS, RECOMMENDATIONS AND COMMENTS REPORT
PROPOSED COMPREHENSIVE PLAN AMENDMENT
CITY OF DELRAY BEACH
AMENDMENT 00-1
I. CONSISTENCY WITH CHAPTER 163, F.S., AND RULE 9J-5 & 9J-11, F.A.C.
The CiB, of Delray Beach has submitted a proposed comprehensive plan amendment to
the Department for review (DCA Number: Delray Beach 00-1). The amendment consists of
several text revisions and updates of maps and tables to the Future Land Use, Housing and
Transportation Elements of the Cky's comprehensive plan; and Two Future Land Use Map
(FLUM) changes. The Department has identified the following objections to the proposed
amendment:
Proposed Text Amendment: Redevelopment Area #6
Objection 1. The existing Future Land Use Map (FLUM) of the City's comprehensive
plan does not reflect the proposed text changes thereby creating an internal inconsistency
between the text and the FLUM. The City is proposing a text amendment which will allow
future development witkin the Lindell/Federal Redevelopment .&rea/46 as General Commercial
(GC), as required by the adopted redevelopment plan for this portion of the City. Currently the
City's FLUM shows RDA-6 land use desigua~mn for the Lindell/Federal Redevelopment ,&rea
#6 which makes the FLU.'M inconsistent with the proposed text amendment. The City did not
include a FLUM amendmsnt that would change the current designation of RDA-6 to General
Commercial to provide consistency with the proposed text and policy changes. [Section
] 63.3177(2), F.S., and Rules 9.1-5.005(5)(b), F.A.C.]
Recommendation. The CiD' should address this internal inconsistency by adopting a
FLUM amendment concm-r=ntly with the proposed mxt amendment to make the ~ex~t and FLUM
consistent. The City may do th/s by redesiguating the Lindell/Federal Redevelopment .&rea #6,
currently assig~ned a FLL_rM designation of"RDA-6", to "General Commercial (GC)".
Objection 2. The proposed designation of General Commercial for Redevelopment ,&rea
#6, located be~W~een Old Dixie Highway and Federal Highway (US 1), is not supported by
appropriate 'data and analysis. The current Ira_riSc volumes on these roads are approaching the
adopted level of service standard (LOS) D threshold. The City did not provide traffic analysis to
determine the impact of/ne proposed redevelopment on the current LOS standard for Old Dixie
Highway and US ] based on ff~e max/mum denskies and intensifies o£uses permitted in the
proposed land use categou'. W~thout th_is analysis, it cannot be delerrn/ned whether the FLUM
change w/l] meet the 9J-~. F.A.C.. requirement tha~ adopted LOS standards be maintained.
[-Rules 9J-5.005(2)(a), 9J-.c 0055(])(a)(b), 9J-_~ 006(2)(a), (3)(b)l.. & (3)(c)3.; 9J-5.019(_3)(f) &
(j), and 9J-11.007(]). ?.A.C.]
Recommendation. The CiB, should provide a trafiSc analysis that utilizes the ] 998
FDOT Level of Service Handbook to determine the impact of the additional trips generated by
the proposed land use change on the current LOS standard £or Old Dixie Highway and Federal
Highway (US l). The traffic analysis should be based on the maximum intensities and densities
permitted in the proposed land use category. If the analysis demonstrales potennal traffic
impacts on these roads, then mitigation measures should be proposed
II. CONSISTENCY WITH THE STATE COMPREHENSIVE PLAN
The proposed amendment does not adequately address and further the State
Comprehensive Plan, Chapter 187, F.S.. specifically:
(20) Transportation Goal and Policies (b) 9. & 15., regarding ensuring easy mobility
and promotion o£ effective coordination among various modes of'transportation in urban areas
assist m-ban deveiopmen~ and redevelopment efi%rts.
Recommendation: Revise the amenchnent ~o be consistent with the above-re£erenced
goal and policies o£the gm're Comprehensive Plan (see specific objections and recommendmions
included in this report).
PLANNING 'lAND zONING
MEETING OF: August 21, 2000
AGENDA ITEM:
VI.A: CONSIDERATION OF THE ORC (OBJECTIONS,
RECOMMENDATIONS AND COMMENTS) REPORT
REGARDING COMPREHENSIVE PLAN AMENDMENT 00-'1
The item before the Board is that of forwarding a recommendation to City Commission
regarding the ORC report from the State Department of Community Affairs (DCA)
addressing Comprehensive Plan Amendment 00-1.
Comprehensive Plan Amendment 00-1 was transmitted to the Florida Department of
Community Affairs (DCA) for review following a public hearing held by the City
Commission on April 4, 2000. This meeting was also the first reading of the Adoption
Ordinance (No. 9-00). The items which are included in the Plan Amendment are
summarized below and include two amendments to the Future Land Use Map and
several text changes and modifications to exhibits (maps and tables). Full analysis of
each of the following items is contained in the attached Comprehensive Plan
amendment.
Future Land Use Map amendments including:
· City initiated Future Land Use Map amendment for the 13.84 acre Home Depot site
from GC (General Commercial) and CMR (Commerce) to GC (General
Commercial).
· Privately initiated Future Land Use Map amendment for the 31.77 acre Waterford
site from MD (Medium Density) to TRN (Transitional).
Text amendments including:
Future Land Use Element
· Modification of Future Land Use Element Policy A-3.1 regarding retention of open
space and findings of consistency.
· Modifying the General Commercial land use description to allow up to 16 units per
acre in the Redevelopment Area #6 (Lindell/Federal Highway) subject to Conditional
Use approval and the criteria outlined in the Redevelopment Plan.
· Modification of Future Land Use Element Policy C-2.4 to reflect adoption of the
Redevelopment Plan for Lindell/Federal area.
P&Z Board staff report
VI.A. Consideration of ORC Report 00-1
Page 2
Housing Element
· Modification of Policy B-2.6 (Downtown Housing) to add the Redevelopment Area #6
as one of the areas where rental housing is not discouraged.
Modification to "Potential Residential Units" map to eliminate parcels which have
been developed, parcels for which the land use and zoning designation has changed
or parcels which have recently been annexed into the City.
Modification of "Potential Residential Units" table to eliminate parcels which have
been developed, parcels for which the land use and zoning designation has changed
or parcels which have recently been annexed into the City.
Transportation Element
· Modification of Table T-2 and T-3, Average Daily and Peak Hour Level of Service
tables to reflect new FDOT standards.
· Modification of Table T-4 "Signals Per Mile" to reflect new FDOT class designations
for signals per mile.
· Modification of Table T-5 "Intersection Accident Data" to reflect 1999 information.
· Modification of Table T-8 "Future Over Capacity Facilities" to remove improvements
which have been constructed and add new planned programmed improvements.
· Text change to the inventory section of the Transportation Element to reference the
new FDOT numbers utilized in the map updates.
DCA staff reviewed the amendment and issued the attached Objections,
Recommendations, and Comments (ORC) Report on July 20,2000. The ORC report
contains two objections, which deal with the need for internal consistency between the
proposed text amendments (relating to the Lindell/Federal Redevelopment Plan) and
the City's
Pursuant
which to
proposed
existing Future Land Use Map and the need for supporting data and analysis.
to statutory requirements, the City has 60 days from receipt of the report in
adopt, adopt with changes, or determine that the City will not adopt the
amendment.
Planning and Zoning staff has reviewed the objections, and has had several phone
conversations with the staff of DCA to discuss how each might be addressed. The
following is a description of each of the objections and the recommended response.
P&Z Board staff report
VI.A. Consideration of ORC Report 00-1
Page 3
Proposed Text amendment: Redevelopment Area #6
ORC Objection # 1- Lack of Internal consistency between the Comprehensive
Plan text and Future Land Use Map:
The existing Future Land Use Map (FLUM) of the City's comprehensive plan does not
reflect the proposed text changes thereby creating an internal inconsistency between
the text and the FLUM. The City is proposing a text amendment which wi//allow future
development within the Linde/I/Federal Redevelopment Area #6 as Genera/Commercial
(GC), as required by the adopted redevelopment p/an for this portion of the City.
Currently the City's FLUM shows RDA-6 land use designation for the Linde/I/Federal
Redevelopment Area #6 which makes the FLUM inconsistent with the proposed text
amendment. The City did not include a FLUM amendment that would change the
current designation of RD-6 to General Commercial to provide consistency with the
proposed text and policy changes. [Section 163.3177(2), F.S., and Rules 9J-
5.005(5)(b), F.A. C.]
Response: The City has processed the related Future Land Use Map amendments
which were considered by the Board earlier on this agenda (August 21, 2000). Their
adoption will correspond with the second reading (adoption hearing of Comprehensive
Plan Amendment 00-2) and will be transmitted to DCA concurrently with
Comprehensive Plan 00-2.
ORC Objection # 2- Future Land Use Map changes not supported by data and
analysis:
The proposed designation of Genera/Commercial for Redevelopment Area #6, located
between Old Dixie Highway and Federal Highway (US 1), is not supported by
appropriate data and analysis. The current traffic volumes on these roads are
approaching the adopted level of service standard (LOS) D threshold. The City did not
provide traffic analysis to determine the impact of the proposed redevelopment on the
current LOS standard for Old Dixie Highway and US 1 based on the maximum densities
and intensities of uses permitted in the proposed land use category. Without this
analysis, it cannot be determined whether the FLUM change will meet the 9J-5, F.A.C.,
requirement that adopted LOS standards be maintained. [Rules 9J-5.005(2)(a), 9J-
5.0055(l)(a)(b), 9J-5.006(2)(a), (3)(b)1., & (3)(c)3., 9J-5019(3)(f) & (j), and 9J-
11.007(1), F.A.C.]
Response: A traffic study addressing the maximum development potential under
the current RDA-6 Future Land Use Map designation and the proposed General
Commercial Future Land Use Map designation has been prepared. It indicates
the maximum development potential under each land use designation is identical.
Currently development within the redevelopment area can proceed without
implementation of a redevelopment plan on its own merits with the existing
zoning and policies of the Comprehensive Plan guiding the disposition of the
request (Future Land Use Element Policy C-2.1). Given the above the entire
development area can now be developed under a commercial zoning designation
P&Z Board staff report
VI A. Consideration of ORC Report 00-1
Page 4
at intensities identical to those available under the proposed GC FLUM
designation.
In reality the proposed General Commercial Land Use designation represents a
less intense development potential than the existing RDA#6 in that the GC must
be developed consistent with the adopted Redevelopment Plan, This plan
encourages mixed-use development which will introduce office and residential
uses into the potential land use mix. As these uses generate less traffic than the
retail commercial uses currently allowed the net result of this land use change
will be a reduction in overall traffic.
With respect to the impact on the adjacent roadways, Federal Highway is
scheduled for future widening in approximately 2010 in the County's long-range
2020 Plan. If development within the Redevelopment Area exceeds the
acceptable levels of service the development will have two options. First, the
development can provide funds to advance the necessary improvements or they
can defer development until the improvements are installed as part of the 2020
plan.
ORC Objection # 3- Transportation Goal and Policies (b) 9 & 15:
The proposed amendment does not adequately address and further Chapter 187 F.S
regarding ensuring easy mobility and promotion of effective coordination among various
modes of transportation in urban areas to assist urban development and redevelopment
efforts.
Response: These goals relate to ensuring that the transportation system
provides efficient access for the citizens of Florida and coordination among
modes of transportation in urban areas. As indicated in the response to
Objection # 2 the amendment will result in a reduction of traffic impact thereby
facilitating a more efficient transportation system.
I ...... RECOMMENDED ~ ACTION ::' 'i
By motion, recommend that the City Commission approve on second and final reading
Comprehensive Plan Amendment 00-1 with the proposed changes to address the ORC
report.
Attachments:
· ORC Report and Response to ORC Report
· Comprehensive Plan Amendment 00-1
S:\adv\comp\OOlorcl
TO:
THRU:
FROM
SUBJECT:
DAVID T. HARDEN A (~ ~-
CITY MANAGER (},, -' \~
DIANE D.~ING/IjJE;~ ! L~NING AND ZONING OlR~TO"
--
PAUL DORLING, PR'[ 7AL PLANNER
MEETING OF APRIL 4 '2000 ORDINANCE NUMBER 9-00 - FIRST READING
AND TRANSMITTAL OF COMPREHENSIVE PLAN AMENDMENT 00-1
The City Commission initiated Comprehensive Plan Amendment 00-1 on March 7, 2000. This
amendment generally focuses on updating maps and tables, clarification of policies, adoption of
a redevelopment plan and two amendments to the Future Land Use Map. The items included in
the Plan Amendment are listed in an attachment to this memo, and are further described in the
attached support documents.
The Planning and Zoning Board held its public hearing regarding the amendment on March 20,
2000. The Board discussed in detail the Redevelopment Plan (Area #6) contained within the
amendment. Several people spoke regarding the Redevelopment Plan including Jean Beer,
Alice Finst, Emit Ketner, Roger Saberson, Arthur Parsons, and Scott Frank. The Board
unanimously (7-0) recommended approval of Comprehensive Plan 00-1 along with the
associated Redevelopment Plan subject to the following conditions:
· That language be included in the plan addressing concerns raised by Roger Saberson
(representing Certified Auto Repair) about the preferred development pattern along Lindell.
· That staff look into whether hotel and travel trailer uses should be part of the redevelopment
plan; and,
· That the redevelopment plan include language regarding landscaping along the west side of
Dixie Highway to buffer the future uses from the railroad tracks.
The conditions have been addressed in the revised Redevelopment Plan.
By motion, recommend that the City Commission transmit to the Florida Department of
Community Affairs, proposed Comprehensive Plan Amendment 00-1, containing the material in
the staff report and attachment.
Attachments:
· Summaryof Comp Plan Amendment 00-1
° Comprehensive Plan 00-1
S/Iongrange/00-lcctransm~ttal
/o. 5.
Future Land Use Map amendments including:
· City initiated Future Land Use Map amendment for the 13.84 acre Home Depot site from GC
(General Commercial) and CMR (Commerce) to GC (General Commercial).
· Privately initiated Future Land Use Map amendment for the 31.77 acre Waterford site from MD
(Medium Density) to TRN (Transitional).
Text amendments including:
Future Land Use Element
· Modification of Future Land Use Element Policy A-3.1 regarding retention of open space and findings
of consistency.
· Modifying the General Commercial land use description to allow up to 16 units per acre in the
Redevelopment Area #6 (Lindell/Federal Highway) subject to Conditional Use approval and the
criteria outlined in the Redevelopment Plan.
· Modificabon of Future Land Use Element Policy C-2.4 to reflect adoption of the Redevelopment Plan
for L~ndell/Federal area.
Housin.q Element
· Modification of Policy B-2 6 (Downtown Housing) to add the Redevelopment Area #6 as one of the
areas where rental housing is not discouraged.
Modification to "Potential Residential Units" map to eliminate parcels which have been developed,
parcels for which the land use and zoning designation has changed or parcels which have recently
been annexed into the City.
Modification of "Potential Residential Units" table to eliminate parcels which have been developed,
parcels for which the land use and zoning designation has changed or parcels which have recently
been annexed ~nto the City.
Transportation Element
· Modification of Table T-2 and T-3, Average Daily and Peak Hour Level of Service tables to reflect
new FDOT standards.
· Modification of Table T-4 "Signals Per Mile" to reflect new FDOT class designations for signals per
mile.
· Modification of Table T-5 "Intersection Accident Data" to reflect 1999 information
Modification of Table T-8 "Future Over Capacity Facilities" to remove improvements which have been
constructed and add new planned programmed ~mprovements
Text change to the inventory section of the Transportation Element to reference the new FDOT
numbers utilized in the map updates.
MEETING OF:
March 20, 2000
AGENDA ITEM:
IV.C. RECOMMENDATION TO THE CITY COMMISSION
REGARDING TRANSMITTAL OF COMPREHENSIVE PLAN
AMENDMENT 00-1
The item before the Board is that of recommending to the City Commission transmittal
of Comprehensive Plan Amendment 00-1 to the Florida Department of Community
Affairs.
The City Commission initiated Comprehensive Plan Amendment 00-1 on March 7,
2000. The items which are included in the Plan Amendment included two amendments
to the Future Land Use Map, a Redevelopment Plan for Redevelopment Area #6 and
several text, table and map modifications. Full analysis of each of the following items is
contained in the attached Comprehensive Plan amendment:
Future Land Use Map amendments including:
· City initiated Future Land Use Map amendment for the 13.84 acre Home Depot site
from GC (General Commercial) and CMR (Commerce) to GC (General
Commercial).
· Privately initiated Future Land Use Map amendment for the 31.77 acre Waterford
site from MD (Medium Density) to TRN (Transitional).
Text amendments including:
Future Land Use Element
· Modification of Future Land Use Element Policy A-3.1 regarding retention of open
space and findings of consistency.
· Modifying the General Commercial land use description to allow up to 16 units per
acre in the Redevelopment Area #6 (Lindell/Federal Highway) subject to Conditional
Use approval and the criteria outlined in the Redevelopment Plan.
P&Z Board Staff Report
IV.C. Comprehensive Plan Amendment 00-1
Page 2
· Modification of Future Land Use Element Policy C-2.4 to reflect adoption of the
Redevelopment Plan for Lindell/Federal area.
Housing Element
· Modification of Policy B-2.6 (Downtown Housing) to add the Redevelopment Area #6
as one of the areas where rental housing is not discouraged.
Modification to "Potential Residential Units" map to eliminate parcels which have
been developed, parcels for which the land use and zoning designation has changed
or parcels which have recently been annexed into the City.
Modification of "Potential Residential Units" table to eliminate parcels which have
been developed, parcels for which the land use and zoning designation has changed
or parcels which have recently been annexed into the City.
Transportation Element
· Modification of Table T-2 and T-3, Average Daily and Peak Hour Level of Service
tables to reflect new FDOT standards.
Modification of Table T-4 "Signals Per Mile" to reflect new FDOT class designations
for signals per mile.
· Modification of Table T-5 "Intersection Accident Data" to reflect 1999 information.
Modification of Table T-8 "Future Over Capacity Facilities" to remove improvements
which have been constructed and add new planned programmed improvements.
Text change to the inventory section of the Transportation Element to reference the
new FDOT numbers utilized in the map update.
By motion, recommend that the City Commission transmit to the Florida Department of
Community Affairs, proposed Comprehensive Plan Amendment 00-1.
Attachment: Proposed Comprehensive Plan Amendment 00-1
S:~adv\comp\00-1 PZ1
Prepared by the
Cit3t of Delray Beach
Planning & Zoning Department
In Association with
Kilday & Associates, Inc.
SECTION 1. INTRODUCTION
The Future Land Use Element of the City's Comprehensive Plan identifies
several older areas of the City that, due to substandard infrastructure, obsolete
or inappropriate uses of land, vacant and dilapidated structures, and other
similarly blighting conditions, are in need of special attention in the form of a
"Redevelopment Plan." Goal Area "C" of the Future Land Use Element states
the following with regard to these areas:
Blighted areas of the City shall be redeveloped and renewed and shall be
major contributing areas to the renaissance of Delray Beach.
The purpose of a Redevelopment Plan is to identify the specific deficiencies and
assets of a designated area, evaluate the existing and potential uses, and
identify specific measures for arresting decline, facilitating new development, and
enhancing the quality of life for residents of the area.
"Redevelopment Areas" are identified on the City's Future Land Use Map and
are described within the Future Land Use Element. A "Redevelopment Area"
designation acts as a holding zone for each site, until an appropriate Future
Land Use designation can be assigned that is consistent with an adopted
Redevelopment Plan. Policy C-2.1 of the Future Land Use Element states:
if a private development proposal is made within a Redevelopment Area, one of
the following options shall be pursued:
Acceleration of the redevelopment plan and deferral of the land use request
until the plan is completed; or
Consideration of the use request on its own merits with the existing zoning
and policies of the Comprehensive Plan guiding the disposition of the
request.
A private development proposal has been submitted for a major portion of
Redevelopment Area #6, located in the vicinity of Lindell Boulevard and South
Federal Highway. Pursuant to the above referenced policy, preparation of the
Redevelopment Plan has been accelerated. The plan is being prepared jointly
by a private consulting firm under contract with the developer, and by the City's
Planning and Zoning staff.
Redevelopment Area #6
Redevelopment Plan
Page !
SECTION 2: THE STUDYAREA
The Lindell/Federal Redevelopment Area is located north of the C-15 canal, east
of Dixie Highway and the Florida East Coast Railroad, west of Federal Highway,
and south of the Morse Saturn dealership and the abandoned Avenue "1" (See
Figure 1). It is located at the southernmost limit of the City, just north of the City
of Boca Raton. The Redevelopment Area excludes the Sherwood Honda
dealership.
The Lindell/Federal area is identified on the Future Land Use Map as
"Redevelopment Area #6" and is subject to Future Land Use Element Policy C-
2.4, which states:
The following pertains to the vicinity of Lindell and Federal
Highway:
This area extends from the C-15 Canal northward between Federal
and Dixie Highways. The area does not include the existing
(Honda)automobile dealership but does include the mobile home
park north of it. Half of the land is vacant, almost half is
underutilized as a substandard trailer park, and a few lots have
residences upon them. While any commercial uses are allowable,
the future use of the property is most appropriate for specialized
commercial or recreational activities. An effort shall be made to
promote aggregation of the parcels prior to any further
development.
The area represents an important gateway into the southern part of the City, and
should reflect a positive image of the City on persons entering from the Federal
Highway or Dixie Highway corridors. The current impression is primarily one of
a somewhat blighted area occupied by uses from a bygone era, when these
highways were the main travel corridors through a sleepy town. A
Redevelopment Plan is necessary to preclude new development from occurring
in a strip commercial, piecemeal pattern, and provide for an interrelated mix of
uses that will serve the City's current and future land use needs.
Redevelopment Area #6
Redevelopment Plan
Page 2
t ~ I MILLER '
~ [1[ BUCKY DENT'S
~ REDEVELOPMENT AREA ~ 6
~1~ OF D[LRAY ~[ACH,
PLANNING ~ Z~ING DEPAR~ENT
-- DIGITAZ ~ ~P S~Y~M ---- ~ REF LMA124
SECTION 3: BACKGROUND OF THE AREA
Redevelopment Area #6 is part of the Del Raton Park Subdivision, which was
platted in 1925. It contains Blocks 4, 5, 6, 7, 9, and 32 (See Figure 2 for the
original plat configuration) and consists of approximately 27.8 acres. Del Raton
Park was platted under the jurisdiction of unincorporated Palm Beach County.
The Del Raton Park plat was designed in a traditional development pattern, with
alleys and avenues. The average lot size was 25 feet wide by 125 feet deep.
Del Raton Boulevard (which does not currently exist) was on the original plat and
sliced diagonally through the Redevelopment Area from Dixie Highway to
Avenue "L", currently Lindell Boulevard. Del Raton Boulevard continued north on
present day south Federal Highway. Dixie Boulevard was also included in the
original 1925 plat just east of Dixie Highway. South of Avenue "L', Lindell
Boulevard was Raton Court, which led to the C-15 canal. It is clear from the
existing conditions that the original development pattern proposed in the1925
plat of Del Raton Park was not followed.
On December 16, 1986, the City Commission approved the annexation of a
vacant 10.2-acre portion of the plat located on the south side of Lindell, and
assigned an SC (Specialized Commercial) zoning designation (via Ordinance
No. 89-86). Also at that meeting, the Commission approved the abandonment of
various road and canal rights-of-way, and easements within and adjacent to the
annexed property (via Resolution No. 68-86).
At its meeting of March 24, 1987, the City Commission granted conditional use
and site plan approval to construct a full service automobile dealership (Lehman
Auto Dealership) on the 10.2 acre parcel. A condition of approval was that the
property be platted. The Commission also approved a land use plan amendment
from MF-10 (Multiple Family - 10 du/ac to C (Commercial) (via Ordinance No. 24-
87) and a rezoning from RM-10 (Multiple Family Dwelling District) to SC
(Specialized Commercial) for an additional 2.3 acres of land on the south side of
Lindell Boulevard (via Ordinance No. 25-87).
On November 11, 1987, the City Commission approved the plat for the Lehman
dealership, however, the plat was never recorded. On July 29, 1988, a request
for a time extension to the conditional use and site plan for Lehman auto
dealership was submitted and was subsequently withdrawn. The conditional use
and site plan expired on April 20, 1988.
In July of 1988 the Orange Royal property voluntarily annexed into the City and
was given a GC (General Commercial) zoning designation. In December of
1988, the Deiray Trailer Park and adjacent single family homes and auto repair
facility were included in Enclave 52 and annexed into the City through the state
enclave act. Zoning designations included SC, GC, and RM-10. In July of 1989
Redevelopment Area ~
Redevelopment Plan
Page 3
FIG. 2
REDEVELOPMENT AREA
Enclave 50, which included the Del Raton Travel Trailer Park, was annexed into
the City, and given an SC zoning designation.
With the adoption of the City's Comprehensive Plan in November 1989, the
Future Land Use Map designation for the area was changed from C
(Commercial) to Redevelopment Area #6. With the Citywide rezoning and
adoption of the Land Development Regulations in October 1990, the subject
properties were rezoned to PC (Planned Commercial).
In 1994, a request was submitted to rezone a 10.2 acre parcel on the south side
of Lindell from PC (Planned Commercial) to RM (Medium Density Residential).
The applicant was a contract purchaser who wanted to build an apartment
complex on the property. The rezoning was approved by the City Commission
on first reading in January of 1995, however, the application was ultimately
withdrawn due to the property owner's concern that if the project fell through, the
parcel would have lost its commercial designation.
To overcome the owner's concern regarding the rezoning of the property, the
applicant submitted a Conditional Use application to establish a multi-family
development in the PC zone district. The proposal included an additional 2.2
acres (vacant land) located at the southeast and southwest corners of the site.
Accompanying the Conditional Use request was a sketch plan or a 146-unit
townhouse development reflecting "new urbanism" concepts. The sketch plan
included two large retention areas, an amenity area, a common park area, and
large perimeter buffers and access provided from Lindell Boulevard. The
conditional use request was approved by the City Commission on April 4, 1995.
On July 26, 1995, the Site Plan Review and Appearance Board (SPRAB)
approved the site plan for the residential development subject to conditions. The
conditions of approval were never addressed and the project was not
constructed.
Redevelopment Area ~
Redevelopment Plan
Page 4
SECTION 4: EXISTING CONDITIONS
CONDITIONS WITHIN THE REDEVELOPMENT AREA
The Redevelopment Area is approximately 27.8 acres in size. The existing
development pattern includes two mobile home parks, single family homes, and
a mix of small scale commercial developments. For the purposes of this
discussion, the Redevelopment Area has been separated into three areas: the
area south of Lindell Boulevard, the area between Lindell Boulevard and the
Sherwood Honda dealership, and the Del Raton Travel Trailer Park. See
Figure 3 for an aerial photograph of the area along with approximate acreagesof
each section. Figure 4 indicates the existing generalized uses that occupy the
Redevelopment Area.
EXISTING USES
South Side of Lindell Boulevard
This portion of the Redevelopment Area consists of approximately 15.37 acres,
the majority of which is vacant. However, there are several small scale
commercial uses located along both Federal and Dixie Highways that have
existed on these sites for several decades.
The Orange Royal fruit and vegetable stand has been established on the
Federal Highway side since the late 1970's. It is an odd-shaped property,
approximately 363' in length, and varying from 76.5' to 129' in depth. It was
recently renovated to include air-conditioned space, and is currently available for
sale. The property owner has been cited by Code Enforcement for failing to
pave the shellrock parking lot on the north end of the property.
The existing commercial uses along Dixie Highway include a landscape nursery,
a convenience store, and a repair shop (non-automotive). The convenience store
and nursery are leased by the businesses. Both are reasonably well-maintained,
however, their parking backs out onto Dixie Highway. The repair shop is on a
triangular shaped property, and the business appears to be closed. All of these
properties are of a limited size, and with the potential widening of Dixie Highway
by Palm Beach County, will be subject to the acquisition of an additional 50' of
right-of-way. When the road is widened, the viability of these operations will be
significantly impacted.
The vacant property in this area consists of approximately 12 acres. This is the
portion of the Redevelopment Area that is under contract for purchase and
development by a private developer. There are also two billboards in this portion
Redevelopment Area #6
Redevelopment Plan
Page 5
N
OTY OF DE]RAY BEACH, FL
PI.ANNING Jr ZONING DEPAR'D4ENT
FIG. 3
REDEVELOPMENT AREA # 6
- APPROXIMATE ACREAGES ~
DELRA Y
RAOUET
CLUB
MN. LARD DRIVE
I--~
TOWN & COUNTRY
ESTATE CONDOS
I~OAD
MILLER
PA RK
BUCKY DENT'S
BAS£BAD. SCHOOL
MORSE
GMC TRUCKS
SHERWOOD
PONnAC
TOYOTA
USED CARS
BANYAN OR
DOGWOOD DRIVE
~URL.EW
ROAD
DELRA Y
KIA
DELRA Y
TOYOTA
LA-MAT
MORSE
SA TURN
DUMAR
PLAZA
EAST*VIEW
WLLAG£
SHERWOOD
HONDA
D£LRA Y
SHOPPING
CENTER
CNN.. f~C~NT N
AVENUE L
BOCA ISLE
CONDO
TROPIC ISLE DR.
PEUCAN POINT
CONDO
CITY OF DEI.RAY BEACH, FL
PLANNING ~' ZONING DEPARTMENT
-- D/G/T,4J. ~4SK /V,,,4P SYSTE'M --
-- ~INGLE FAMILY
FIG. 4
REDEVELOPMENT AREA # 6
- EXISTING GENERALIZED LAND USE -
I - u~e,,r HOUES I - AUTONO~ I- YACHT
I- COMMERCIAL
MAP RE;F: LMA12,1.
of the redevelopment area, one facing Federal Highway, and one facing Dixie
Highway.
Area Between Lindell Boulevard and Sherwood Honda
The portion of the Redevelopment Area located between Lindell Boulevard and
the Sherwood Honda automobile dealership is 7.8 acres in size, including the
right-of-way for the remaining unimproved portion of Dixie Boulevard. Within this
area, four (4) single family homes are located along the north side of Lindell
Boulevard and three (3) homes are located along the east side of Dixie Highway.
These residential structures are of moderate quality and could use additional
maintenance. They are all renter-occupied, and are co-owned by the person
who is listed as the Trustee for the adjacent 3.7 acre Delray Trailer Park. The
park consists of a number of old and mostly dilapidated trailers that are rented to
tenants. The property is poorly maintained and has a blighted appearance. On
the northeast corner of Dixie Highway and Lindell is Certified Auto Repair, an
automotive repair facility that has recently been painted and landscaped.
Del Raton Travel Trailer Park
North of Sherwood Honda is the second mobile home park in the
Redevelopment Area, the Del Raton Travel Trailer Park. It is a 4.6 acre
recreational vehicle (RV) park, with RV sites rented primarily on a seasonal
basis. A propane tank refill service is available to the general public at the front
of the park. The office is located along the Federal Highway frontage. The park
is well managed and maintained.
EXISTING LAND USE AND ZONING CLASSIFICATIONS
As previously noted, the underlying Future Land Use Map designation for the
subject property is Redevelopment Area #6. The Comprehensive Plan calls for
the preparation of a plan for this area that will encourage the aggregation of
properties into a unified development. The current zoning designation for the
entire redevelopment area is PC (Planned Commercial). This zoning
designation provides for the well-planned development of retail, office, and other
commercial activities, generally on sites of 5 or more acres. The PC zoning
district regulations are contained within Section 4.4.12 of the City's Land
Development Regulations (see Appendix A). Figure 5 depicts the Future Land
Use Map designations, and Figure 6 includes the zoning categories, for the
Redevelopment Area and the surrounding properties.
It should be noted that none of the existing uses in the redevelopment area
complies with the current zoning district regulations. The PC zoning district does
not allow mobile home parks, single family homes, automotive repair, or
landscape nurseries. Additionally, while retail sales such as the convenience
store and the Orange Royal market are permitted, the zoning district regulations
Redevelopment Area #6
Redevelopment Plan
Page 6
DELRA Y
RA QUE T
CLUB
MALLARD DRIVE:
OSPREY DRtV[
TOWN ~¢ COUNTRY
MD
ES TA T£ CONDOS
ROAD
MILLER
PARK
OS
SHERWOOD
PONTIAC
TOYOTA
USED CARS
BANYAN
CY'PRE$$
DR
HERON DRIV[
CURLEW ROAD
CURLEW
ROAD
DELRA Y
KIA
DELRA Y
TOYOTA
LA-MAT
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SA TURN
DUMAF~
PLAZA
EASTVIEW
VILLAGE
H YAC1N'IH DR
SHERWOOD
HONDA
GC
DELRA Y
SHOPPING
CENTER
CITY OF
BOCA RA TON
BOCA ISLE
CONDO
TROPIC tSLE DR
PELICAN POINTE
CONDO
CITY OF DELRAY BEACH, FL
PLANNING & ZONING DEPARTMENT
FIG. 5
REDEVELOPMENT AREA # 6
- EXISTING FUTURE LAND USE MAP DESIGNATIONS -
-- DI~'II"AL EA$£ MAP SYST£1~ -- MA~ REF LMA124
D£LRA Y
RAOUET
CLUB
MALLARD DRIVE
OSPREY
TOWN & COUNTRY
RM
ESTATE CONDOS
ROAD
MILLER
PA RK
OSR
BUCKY D£NT'5
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GMC TRUCKS
SHERWOOD
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USED CARS
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CYPRESS
DR
DR
DRIVE
CURLEW ROAD
CURLEW
DELRAY
KIA
DELRAY
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LA-MAT
AVENUE
RM
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SA TURN
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PC
EASTV1EW
WLLAGE
HYAONTHDR
DELRA Y
SHOPPING
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AVENUE L
CITY OF
BOCA RA TON
BOCA ISLE
CONDO
ISLE DR
P OIN TE
CONDO
'3' 0
'~3
0
'~0
CITY OF DELRAY REACH, FL
PLANNING ~ ZONING DEPARTMENT
FIG. 6
REDEVELOPMENT AREA # 6
- EXISTING ZONING DISTRICTS -
-- OIClT/g. ~t~£ A44P SY~;~-M --- MAP REF LMA124
require a minimum building size of 6,000 square feet, which neither structure
meets. The uses are considered lawfully nonconforming, that is, they were
legally established at some time under previous zoning regulations, and may
continue to operate subject to certain limitations.
EXISTING INFRASTRUCTURE
WATER, SEWER, AND DRAINAGE
Water: According to the City's Water Atlas (Figure 7), 8" water mains are
located on the west side of Federal Highway from the northern part of the
Redevelopment Area to Lindell Boulevard, where it widens to 10" and loops
across Federal near the Pelican Harbor Shoppes. A 10" water mains runs along
the south side of Lindell Boulevard. A 12" water main runs on the east side of
Dixie Highway from the south City limits to Lindell Boulevard, and a 6" water
main runs from Lindell north along Dixie Highway.
Fire Suppression: Currently, there are two fire hydrants located on Lindell
Boulevard and six fire hydrants located on Dixie Highway within the study area.
There are no fire hydrants located on Federal Highway within the area. Any new
proposed development would need to provide additional hydrants within
Redevelopment Area.
Sewer: The City's Sewer Atlas (Figure 8) indicates that a 8" sewer main is
located on the west side of Federal Highway, north of Lindell Boulevard. The
main extends from the Delray Trailer Park into Lift Station 37 located in the
northeast corner of the Del Raton Travel Trailer Park. No sewer lines exist along
Lindell Boulevard nor along Federal or Dixie Highways within the study area.
Any proposed development of the vacant parcels along Lindell Boulevard,
Federal and Dixie Highways will be required to install and connect to the City's
central sewer system.
Drainage: The City's Drainage Network (Figure 9), does not include drainage
facilities anywhere within or adjacent to the Redevelopment Area. There
appears to be a Iow spot along Lindell Boulevard that periodically experiences
standing water after heavy rains. Swales in the area may need to be modified to
accommodate additional retention. The City may also need to acquire property
in the area to address the problem.
STREETS AND TRANSPORTATION
The study area is bordered on the west by Dixie Highway, which is classified as
a County Collector. It currently consists of two lanes constructed within a 30'
right-of- way. As a two-lane undivided roadway, it has the capacity to handle
14,900 average daily trips (ADT); the actual current volume is 12,353 ADT. The
County transportation plans call for the road to ultimately be widened to four
Redevelopment Area #6
Redevelopment Plan
Page 7
THE
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REDEVELOPMENT AREA # 6
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CITY OF DELRAY BEACH, FL
PLANNING ~ ZONING DEPARTMENT
FIG. 9
REDEVELOPMENT AREA # 6
- CITY DRAINAGE NETWORK-
-- DIG'IFA/_ BASE MAP SYSTEM -- MAP REF LMA124
lanes within an 80' right-of-way. The road-widening is not included in the current
Palm Beach County 5-year Work Program, however, an additional 50' of right-of-
way will be required from all properties bordering Dixie Highway at the time of
development. There are no dedicated turn lanes on Dixie Highway at its
intersection with Lindell Boulevard. It appears from the condition of the swales in
the area that cars have been driving off the road to get around vehicles making
left hand turns.
On the east side of the Redevelopment Area is South Federal Highway, or U.S.
Highway #1. This road is classified as a State Minor Arterial. It currently
consists of 4 lanes (divided) within a 120' right-of-way. It has the capacity to
handle 32,500 ADT and is currently experiencing 32,120 trips per day. Long
range plans call for the road to be widened to six lanes, however, the widening is
not scheduled in the current 5-year plan. Sufficient right-of-way exists in this area
to accommodate six lanes. There is an existing southbound right turn lane onto
Lindell Boulevard that is in very poor condition. Federal Highway is a major route
for Route #1 of the Palm Beach County bus system (Palm Tran), which travels
from Mizner Park in Boca Raton to the Gardens Mall in northern Palm Beach
County.
Lindell Boulevard divides the Redevelopment Area, and provides a connection
between South Federal Highway and Linton Boulevard through the Tropic Palms
neighborhood. Current traffic counts for the road are not available at this time.
Lindell is classified as a City Collector, with the existing standard of two lanes in
an 80' divided right-of-way to remain. The median is landscaped but not curbed.
The section of Lindell located within the Redevelopment Area is scheduled to be
upgraded and resurfaced in June of 2000.
The Florida East Coast (F.E.C.) railroad tracks run immediately west of Dixie
Highway. There is an at-grade crossing at Lindell that is scheduled to be
upgraded later this year.
The original Del Raton plat contained a number of streets and alleys which have
been abandoned, including portions of Avenues "J", "K" and "L", Dixie Boulevard,
Del Raton Boulevard, and Raton Court. In the part of the Redevelopment Area
north of Lindell Boulevard, portions of Avenue K, Avenue L, and Dixie Boulevard
remain as right-of-way but are unimproved. If the trailer court and adjacent
single family homes are redeveloped in a unified fashion these roadways will
serve no purpose, and should be abandoned.
SIDEWALKS AND STREET LIGHTING
There is a sidewalk along the north side of Lindell Boulevard in front of the single
family homes. There are no sidewalks along Dixie Highway. A sidewalk runs
along the east side of Federal Highway, across the street from the
Redevelopment Area. Street lights are located along Federal Highway, Lindell
Redevelopment Area #6
Redevelopment Plan
Page 8
Boulevard and Dixie Highway. These street lights are typical cobra heads that
are attached to Florida Power and Light poles.
CODE ENFORCEMENT AND CRIME DA TA
Staff examined City records over the past five years (1995-1999) to determine
the presence of building and property code violations that would constitute a
blighting influence. There were numerous citations issued to the vacant
properties for failure to mow/maintain the lots, and several issued for trash piles
and abandoned vehicles on the single family homes. The Orange Royal
property was cited numerous times for violations of the sign ordinance. The
largest number of notices were issued to the Delray Trailer Park, for violations
concerning housing conditions, animal control regulations, abandoned vehicles,
and landscape code compliance (Table 1).
Crime data was also examined, for the period 1996 through 1999. Numerous
thefts and burglaries were reported for the retail businesses (convenience store
and Orange Royal), as well as two murders and a death by vehicular homicide.
As with the code violations, the largest number of crimes was reported by the
Delray Trailer Park. Crimes on this property included aggravated assault,
battery, and numerous burglaries (Table 2).
GENERAL CONDITIONS OF THE SURROUNDING AREA
EXISTING USES
The Lindell/Federal Redevelopment Area is surrounded by a mixture of
commercial, residential and automotive uses. The commercial uses east of
Federal Highway include a dental office, drapery store, and automobile leasing
and sales, as well as several shopping centers (Dumar Plaza, the Delray
Shopping Center, and the Pelican Harbor Shoppes). These centers contain
retail shops, restaurants, and offices. The Delray Shopping Center, which is the
largest of the three, has had a vacant grocery store space available for lease
ever since the Winn Dixie store left several years ago. The current anchors are
a silk plant store that is going out of business and several consignment stores.
Residential uses east of these centers include Pelican Harbor, Pelican Pointe,
Tropic Harbor, Tropic View, and Tropic Bay, all of which are primarily multi-
family.
Located to the north of the Redevelopment Area is the Morse Saturn Automotive
Dealership. The Sherwood Honda Automotive Dealership divides the Del Raton
Travel Trailer Park from the rest of the Redevelopment Area. To the west of the
Redevelopment Area are residential uses that include The Point condominiums,
and the Tropic Palms single family subdivision. To the south across the C-15
canal from the Redevelopment Area is property located within the City of Boca
Raton that is vacant except for a municipal water storage tower.
Redevelopment Area ~
Redevelopment Plan
Page 9
FUTURE LAND USE MAP DESIGNATIONS
The area surrounding Redevelopment Area #6 includes a variety of land use
designations, including General Commercial to the north, General Commercial
and Medium Density (5o12 dwelling units/acre) to the east, the C-15 Canal to the
south, and Medium Density, Open Space Conservation and Low Density to the
west. South of the C-15 Canal is the City of Boca Raton.
ZONING DESIGNATIONS
The zoning designation to the north of the Redevelopment Area (as well as the
area between the two trailer parks) is AC (Automotive Commercial). Zoning
districts to the east include AC, PC (Planned Commercial), GC (General
Commercial) and PRD (Planned Residential Development). To the south is the
C-15 canal and property located within the City of Boca Raton (zoned B-4,
General Business). The area to the west is zoned RM (Medium Density
Residential, 6-12 units/acre) and CD (Conservation District).
Redevelopment Area #6
Redevelopment Plan
Page 10
; SECTION 4: PLAN FOR FUTURE DEVELOPMENT
The following discussion provides a basis for a plan for future development
within Redevelopment Area #6. It is the intent of the Redevelopment Plan to
provide for the type and intensity of uses that are appropriate based upon the
location of the property, the configuration of the particular parcels, and the nature
of the surrounding uses.
GUIDELINES FOR REDEVELOPMENT OF THE AREA
Potential Uses
As stated in the Introduction section of this plan, Future Land Use Element
Policy C.2-4 in the City of Delray Beach Comprehensive Plan states the following
with regard to potential future development within the Redevelopment Area:
"While any commercial use is allowable, the future use of the property is most
approprfate for specialized commercial or recreational activities. An effort
shall be made to promote aggregation of parcels pdor to any further
development."
The type of specialized commercial use that is predominant along this section of
Federal Highway is automotive sales. Approximately 75% of the properties
located between Federal Highway and Dixie Highway, from Linton Boulevard to
the C-15 canal are occupied by automobile dealerships and associated service
uses. Most of these dealerships have expanded and/or upgraded their sites in
recent years, and are well maintained and operated. Continuation of this type of
use, particularly for the portion of the Redevelopment Area north of Lindell
Boulevard, is logical.
In terms of recreational activities, the Comprehensive Plan identifies a need for
privately operated recreational facilities that would be appealing to youth, such
as skating rinks, bowling alleys, etc. The City's Planning and Zoning staff has
worked with property owners and developers to promote such uses at various
locations in the City, including Delray Square (Military Trail and Atlantic Avenue),
the old Delray Mall (now the Plaza at Delray), Phase II of the Albertson's
shopping center at Linton and Military, and the Lindell/Federal site.
Unfortunately, none of these sites was deemed appropriate, either due to the
locations (exposure to 1-95 is preferred) or the City's demographics (indicative of
an older population). While it remains a desirable use for the City, it seems
unlikely that a privately operated recreational facility would be financially feasible
for the Lindell/Federal area.
The properties within the Redevelopment Area are zoned PC, Planned
Commercial, which is essentially a shopping center zoning district. As stated in
Redevelopment Area ~6
Redevelopment Plan
Page 11
the Purpose and Intent portion of the PC district regulations, the zoning is
intended to provide for commercial development on large sites in a "well
planned, functional, and aesthetically pleasing manner." The zoning also allows
residential development as a conditional use.
A large scale commercial development such as a shopping center would not be
desirable in this location. As noted in the Background section of this plan, there
are several commercial centers in the immediate vicinity that have marginal
anchors and/or large vacant spaces. In 1999 the Palm Beach County Planning
Division prepared a Commercial Needs Assessment Report that examined the
need for retail, office, and industrial space within the County through the year
2015. The Lindell/Federal area is located within a sector that is projected to
have a substantial surplus of retail space.
The use that seems most appropriate from both the compatibility and market
perspectives is a mixed use project that includes a large residential component.
The areas to the east, west and north of the Redevelopment Area are a
combination of single family, multi-family, and commercial uses. Mixed use
(residential and retail/office) development, particularly on the south side of
Lindell Boulevard, would provide a complementary transitional use to the nearby
residential communities and would generate less traffic than a typical commercial
project. The addition of another residential community in this area would also
create another consumer market for some of the poorly performing commercial
centers in the area.
Due to its location between Federal and Dixie Highways, adjacent to the F.E.C.
railroad tracks, the site is not a prime location for owner-occupied housing.
Rental apartments are a more likely choice, capitalizing on the appeal of being
an eastern location at the border of Delray Beach and Boca Raton--two very
popular cities. It is noted that the Housing Element of the Comprehensive Plan
discourages the establishment of new rental apartment communities outside of
the CBD or North Federal Highway areas as stated below:
Housing Element Policy B-2.6: "Housing in and near the downtown
area, in close proximity to employment opportunities and services,
is a critical need. In order to help stimulate demand for new
housing in and around the Central Business District, the
development of new rental housing projects outside the TCEA
(Transportation Concurrency Exception Area) and N. Federal
Highway area is discouraged.'
The intent of this policy is to direct growth back into the urban areas and away
from the suburban areas, and promote the long term viability of the downtown,
West Atlantic Avenue, and North Federal Highway areas. The West Atlantic
Avenue and N. Federal Highway areas were also the subject of Redevelopment
Plans which were adopted in 1995 and 1999 respectively. The Lindell/Federal
Redevelopment Area ~6
Redevelopment Plan
Page 12
area is in the eastern, urbanized part of the City, and could logically be included
as an area to which multi-family rental development should be directed.
Another use that could be contemplated for the Redevelopment Area is a school
facility. The Comprehensive Plan identifies a need for additional elementary
and middle schools in the Delray/Boca area. The Lindell/Federal site (south
side) is one of the few remaining vacant parcels in the City that could possibly
accommodate a new school.
Aq_clre~ation of Properties
As stated in the existing Comprehensive Plan Policy regarding Redevelopment
Area #6, "An effort shall be made to promote aggregation of parcels prior to any
further development" Compared to many of the other Redevelopment Areas in
the City, the Lindell/Federal area has faidy unified ownership. The 4.59 acre Del
Raton Travel Trailer Park is under one ownership. The individual listed as
Trustee for the 3.7 acre Delray Trailer Park also co-owns (with his wife) the
seven (7) single family homes along Dixie Highway and Lindell Boulevard. The
majority of the property south of Lindell, which comprises approximately 12 acres
of vacant land, is under the control of one company. This existing pattern of
ownership should facilitate aggregation for future development. A complicating
factor for aggregating any of the small parcels fronting on Dixie Highway is the
need for additional right-of-way dedication. The properties can remain in their
current configuration until the road is widened, which may not occur for another
decade or so. However, if included in a redevelopment proposal, the additional
50' of right-of-way would have to be dedicated. This condition substantially
limits the value of these properties for anything other than their current uses.
In order to make the aggregation of properties more feasible from a financial
standpoint, consideration should be given to allowing increases in residential
densities for the Redevelopment Area. It is noted that the densities of
developments to the east are quite high (Tropic Bay--23 units per acre; Tropic
Harbor--20 units/acre; Pelican Pointc 15 units per acre). Redevelopment Area
#6 is buffered from the lower density areas to the west by Dixie Highway and the
F.E.C. railroad. A density in the range of 15 or 16 units per acre would not be
inappropriate, provided that the objectives of aggregating properties for unified
development, and eliminating existing nonconforming uses and structures are
achieved.
.Unifl/in~ Elements
Any new development or redevelopment in the area should include a consistent
pattern of perimeter landscaping. The City Horticulturist will work with
prospective developers on a plan for the Dixie Highway, Federal Highway, and
Lindell Boulevard corridors. If development is to occur in phases, perimeter
Redevelopment Area #6
Redevelopment Plan
Page 13
landscaping must be included in the first phase, along with sidewalks, lighting,
and any common infrastructure.
Development along both sides of Lindell should be consistent in terms of
architecture style and the height of structures. The high visibility of the
Lindell/Federal corners will likely be attractive to single commercial users such as
the chain drugstore that is included in the private development proposal.
Development along the remainder of Lindell should be two stories in height, with
commercial uses on the ground floor and offices or residential uses above.
RECOMMENDED DEVELOPMENT SCENARIO BY SECTION
The following provides the guidelines and parameters for development within the
three distinct sections of Redevelopment Area #6.
Del Raton Travel Trailer Park
As noted within this report, the Del Raton Travel Trailer Park is an attractive,
well-managed park that provides accommodations for visitors on a shod-term
and seasonal basis. While it is probably not the highest and best use for the
land, it creates no problems for the City or adjacent properties. It is a lawfully
nonconforming use, and can continue to operate as such indefinitely subject to
certain restrictions. There is currently no zoning designation that specifically
permits travel trailer parks. If the owners wished to make the use conforming
they could apply to have the property zoned SAD (Special Activities District),
which is intended for uses that are not specifically accommodated in any of the
standard zoning districts. However, the most appropriate use for the property in
the long term would be for commercial purposes, most likely automotive related.
A rezoning to AC (Automotive Commercial), or development under the existing
PC zoning district regulations is generally acceptable for this property. Any
redevelopment of the site should occur in a unified fashion.
Area Between Sherwood Honda and Lindell Boulevard
This is the most blighted portion of the Redevelopment Area. None of the uses
conform to the zoning district regulations and with the exception of the auto
repair facility, the structures and properties are poorly maintained. This area
should receive the highest priority for redevelopment. Appropriate uses include
automotive dealerships (either an expansion of the dealership to the north or
establishment of a new dealership), an office complex, mixed
residential/commercial, or uses as currently allowed under the PC zoning district
regulations. Any redevelopment proposal should ultimately provide for the
reduction or elimination of the trailer park. Redevelopment can be
accomplished through a phased plan, however, the first phase must at a
minimum include substantial buffering of the park from the rights-of-way.
Buffering can include heavy landscaping, walls or fences with landscaping, new
Redevelopment Area #6
Redevelopment Plan
Page 14
structures built along the Federal Highway or Lindell frontages, or a combination
of these measures.
The preferred development pattern for the Lindell frontage is a two-story mixed
use structure or structures, with all or a majority of the parking interior to the site.
The corner site (Lindell and Federal) may be developed as an outparcel, but only
as part of a phased development as described above. The southbound right turn
lane from Federal onto Lindell should be reconstructed with new development.
Residential density of up to 16 dwelling units per acre may be permitted if it
includes elimination of the trailer park and complies with applicable performance
standards for increased density. Dixie Boulevard should be abandoned
concurrent with a development proposal that complies with the provisions of this
Redevelopment Plan.
Area Between the C-15 Canal and Lindell Boulevard
Development of this area should attempt to maximize aggregation of parcels,
delete nonconforming uses and structures, and provide for unified treatment of
the perimeters. Automotive uses and shopping center type developments are
generally discouraged for this section of the Redevelopment Area. The most
appropriate use is mixed commercial/office/residential, however, an educational
facility or office park could also be accommodated. Up to 16 dwelling units per
acre may be permitted based upon the extent to which the project meets the
following criteria:
· Contains a mix of residential and nonresidential uses;
· Substantially complies with the performance standards contained within the
RM (Medium Density Residential) zoning district regulations;
· Provides for a unified development. Some of the measures that can be
implemented to achieve a unified development include: aggregation of
properties in common ownership, shared pedestrian and vehicular access
and/or parking between existing and new development, a consistent
architectural theme; consistent landscaping/streetscape. Common
ownership is not necessary so long as legal agreements are executed which
ensure that cross access, cross parking, etc. will remain in place. Density
may be calculated over all areas that will function in a unified fashion,
provided that the owners of all properties on which the density is being
calculated are a party to the development application.
· Eliminates nonconforming uses or structures, and/or upgrades substandard
site conditions that exist on the commercial properties along Dixie or Federal
Highways.
Piecemeal development of the vacant 12 acre parcel will not be permitted.
Development may be phased, however, the first phase must include the
Redevelopment Area ~6
Redevelopment Plan
Page 15
installation of perimeter landscaping, lighting, sidewalks, etc. and any other
unifying elements, or the bonding of such improvements where installation is
determined to be impractical due to future construction activities. Cross access
must be provided to other phases of the development.
The preferred development pattern along Lindell Boulevard is a two-story mixed
use structure or structures, with all or a majority of the parking interior to the site.
The corner site (Lindell and Federal) may be developed as an outparcel, but only
as part of a phased development as described in this section.
The existing billboards must be removed concurrent with the development of the
vacant 12 acre parcel. An area shall be provided along the south portion of the
property at both the Dixie Highway and Federal Highway sides for a "Welcome to
Delray Beach" sign and landscape feature.
New development that includes a residential component should provide
sidewalks along Lindell Boulevard and Federal Highway.
Redevelopment Area #6
Redevelopment Plan
Page 16
, SECTION 5: PLAN IMPLEMENTATION
Implementation of this plan will involve
essential infrastructure is already in place.
its implementation are as follows.
minimal public expenditure, as the
The actions that will be necessary for
Amendments to the FLUM Designation and Comprehensive Plan
The Future Land Use Map (FLUM) designation must be changed from
Redevelopment Area #6 (RDA #6) to General Commercial (GC)--see Figure 10.
The description of the GC FLUM designation must also be amended to state that
residential densities in this area may be up to 16 units per acre subject to
conditional use approval. Once amended, the GC designation will allow all of the
uses contemplated in this plan.
In addition, changes must be made to Future Land Use Objective C-2, and
Policy C-2.4 to acknowledge the adoption of this Redevelopment Plan, and to
require that all future development be in compliance with the adopted plan.
Housing Element Policy B 2.6 should also be amended to include the Lindell
Federal area as an area where new rental housing should be directed.
Zoni,nq Designations
The existing PC (Planned Commercial) zoning designation is appropriate for
most of the uses identified as appropriate in this plan (Figure 11). If an
automotive dealership is contemplated, a privately initiated rezoning to ,AC
(Automotive Commercial) will be necessary. Similarly, establishment of a school
facility would require a change in zoning to CF (Community Facilities). The
recommendations contained within this plan will provide the basis for
recommendations of support or denial on any future rezoning requests.
Amendments to the Land Development Regulations
The PC (Planned Commercial) zoning district regulations will have to be
amended to allow residential densities up to a maximum of 16 units per acre as
a conditional use, provided that certain performance standards and specified
criteria are met. The applicable performance standards should be as contained
within the RM (Medium Density Residential) zoning district regulations.
Other
City staff will work with the developer of the property south of Lindell to explore
the possibility of having all or a portion of the project's traffic impact fees applied
to improvements in the immediate area, such as the creation of a northbound
right turn lane at Dixie Highway and Lindell Boulevard.
Redevelopment Area ~
Redevelopment Plan
Page 17
DELRA Y
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PLANNING &: ZONING DEPARTMENT
FIG. 10
REDEVELOPMENT AREA # 6
- PROPOSED FUTURE LAND USE MAP DESIGNATIONS -
-- DI~IT~J. ~ASE MAP SYSTEM -- MAP REF LMA124
MILLER
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CITY OF' DELRAY BEACH. FL
PLANNING & ZONING DEPARTMENT
FIG. 11
REDEVELOPMENT AREA # 6
- PROPOSED ZONING DESIGNATIONS -
-- DIG/lAL ~45E MaP SY~JTEM -- MAP REF LMA124
APPENDIX "A"
Land Development Regulations Section 4.4.12:
Planned Commercial (PC) Zoning District Regulations
(A) Purpose and Intent: The Planned Commercial (PC) District provides for
retail, office, and other commercial activities to be established on large sites in a
well planned, functional, and aesthetically pleasing manner. The PC District
shall be applied to properties designated as commercial on the Future Land Use
Map where unified development is, or will be, in excess of five (5) acres; or when
it is appropriate to preserve the character of certain specialty retail and office
centers; or to ensure that certain high visibility areas are attractively developed.
(B) Principal Uses and Structures Permitted: The following types of uses are
allowed within the PC District as permitted use:
(1) All uses allowed as such within the GC District [Section 4.4.9(B)(1)
through(5)] (See NOTE below)
(2) Automobile brokerage, including vehicle display within an enclosed
structure, but excluding any preparation, service, or repair work.
(C) Accessory Uses and Structures Permitted: The following uses are
allowed when part of, or accessory to, the principal use:
(2)
(3)
(4)
sale
Parking Lots.
Refuse and service areas.
Provision of services and repair of items incidental to the principal
use.
Storage of inventory either within the same structure as where the
of goods occurs or in a separate structure on the same parcel
provided that such storage facilities are not shared or leased independent
of the primary commercial use of the site.
(D) Conditional Uses and Structures Allowed: The following uses are allowed
as conditional uses within the PC District:
(1) All uses allowed as such within the GC District [Section 4.4.9(D)].
(See NOTE below)
(2) Playhouses, Dinner Theaters, and places of assembly for
commercial entertainment purposes (e.g., concerts, live performances)
Redevelopment Area #~
Redevelopment Plan
Page 18
(E) Review and Approval Process:
(1) In established structures, uses shall be allowed therein upon
application to, and approval by, the Chief Building Official for a
certificate of occupancy.
(2) For any new development, approval must be granted by the Site
Plan Review and Appearance Board pursuant to Sections 2.4.5(F),
2.4.5(H), and 2.4.5(I).
(3) Conditional uses must be approved pursuant to the provisions of
Section 2.4.5(E).
(4) A Master Development Plan may be processed for large scale or
phased projects.
(F) Development Standards: In addition to the development standards set forth
in Section 4.3.4, the following shall apply:
(1) Special Landscape Area: Within the first ten feet (10') of the front
yard setback area (abutting the property line) full landscaping shall be
provided. Driveways and sidewalks shall be accommodated only when
generally perpendicular to the property line.
(2) Any free-standing structure shall have a minimum floor area of
6,000 square feet; shall be architecturally compatible with other
structures, shall take access from the interior circulation system of the
development and shall be able to meet all code requirements if it were to
be situated on an outparcel. Architectural compatibility shall be
determined pursuant to Section 4.6.18.
(G) Supplemental District Requlations: The supplemental district regulations as
set forth in Article 4.6 shall apply.
(H) Special Regulations:
(1) Where it is appropriate to limit the type, character, or intensity of
use within a PC development, this may be accomplished by affixing the added
designation of "S" (Small Scale) to the PC designation (i.e. PC-S). In such
designated development, the maximum floor area which can be allocated to a
single tenant or specific use, singularly or in the aggregate, shall not exceed
60,000 square feet. (e.g. although retail sales may exceed 60,000 sq.ft., the
retail sale of home furnishings shall not exceed 60,000 sq.ft.). [Amd. Ord. 3-91
1/29/91]
Redevelopment Area #6
Redevelopment Plan
Page 19
NOTE: The Planned Commercial (PC) designation refers to Section 4.4.9
General Commercial (GC) District, specifically Section 4.4.9(B)(1) through (5), for
Principal Uses and Structures Permitted and Section 4.4.9(D) for Conditional
Uses and Structures Allowed. Those sections from the GC zoning district
regulations read as follows:
Section 4.4.9(B)(1) through (5):
(1) Contractor's Offices, including but not limited to:
Air conditioning, general contractor, electrical, painting, and plumbing;
However, any outside storage of materials is prohibited.
(2) Services and Facilities including, but not limited to:
Auctions, barber and beauty shops and salons, caterers, dry cleaning
limited to on-site processing for customer pickup only, dry cleaning,
and laundry pickup stations, financing e.g. banks and similar
institutions including drive-through facilities, Laundromats limited to
self-service facilities, pet grooming, restaurants including drive-in and
drive-through, tailoring, tobacconist, vocational schools limited to arts
and crafts, business, beauty, dancing, driving, gymnastics,
photography, modeling, and karate-judo, small item repair, and rental
of sporting goods and equipment (such as but not limited to bicycles,
skates, boogie boards).
Abused spouse residence with forty (40) or fewer residents, galleries,
broadcast studios, butcher shops, cocktail lounges, exercise facilities
e.g. gyms and clubs, indoor shooting ranges, museums, libraries,
newsstands, commercial or public parking lots and parking garages,
theaters excluding drive-ins.
(3) Dwelling units in the same structure as commercial uses provided that
more than 50% of the gross floor area is devoted to commercial uses;
Section 4.4.9 (D) Conditional Uses and Structures Allowed:
(1) Alcohol and Drug Abuse Treatment Facilities;
(2) Amusement game facilities limited to such uses as pinball, air hockey,
electronic games, and other similar coin operated games when an
attendant is on duty.
(3) Wash establishments or facilities for vehicles;
(4) Child Care and Adult day Care;
(5) Clubs and Lodges; social, fraternal, and recreational;
Redevelopment Area
Redevelopment Plan
Page 20
(6) Drive-in theaters;
(7) Flea Markets, bazaars, merchandise marts, and similar retail uses;
(8) Funeral Homes;
(9) Gasoline Stations or the dispensing of gasoline directly into vehicles;
(10) Hotels and Motels;
(11) Free standing multi-family housing subject to the requirements of
the RM District except for setback and height requirements which shall
be pursuant to this section;
(12) Recreational establishments such as bowling alleys, gymnasiums,
health spas, miniature golf courses, skating rinks;
(13) Sales and service of all terrain vehicles and personal watercraft,
with no outside display, outside storage or outside service;
(14) Vehicle care limited to the changing of oil filters, and lubrication
with no mechanical work or outside storage of vehicles except as part
of a gasoline station;
(15) Veterinary Clinics.
Redevelopment Area ~6
Redevelopment Plan
Page 21
APPENDIX "B"
Proposed Changes to Comprehensive Plan Policies (to be included in
Comprehensive Plan Amendment 2000-1)
Future Land Use Element Policy C-2.4:
The following pertains to the vicinity of Lindell and Federal Highway:
This area extends from the C-15 Canal northward between Federal and Dixie
Highways. The area does not include the existing (Honda) automobile
dealership but does include the mobile home park north of it. Half of the land is
vacant, almost half is underutilized as a substandard trailer park, and a few lots
have residences upon them. Wh?e ~ .......... ;~' .... ......, ..... . k~o ,k,~, ~,,.....,..,,,,.,.
;'.,.,..~.'~ ~.~.~.,.~..,.~ .... ~""~"* The Lindell/Federal Redevelopment Plan was adopted by
Ci~ Commission on April 4, 2000. The plan establishes proposed land use
designations for the Redevelopment Area. Future development must be in
accordance with the provisions of the Redevelopment Plan. Aggregation of
parcels is encouraqed throughout the Redevelopment Area to accommodate
unified development,
Description of General Commercial Future Land Use Map designation:
General Commercial: This designation is applied to land which is, or should be,
developed for general commercial purposes e.g. retail, office, services. Light
industrial type uses such as fabrication and assembly are permissible under this
designation when located in the special overlay district between Federal Highway
and Dixie Highway, north of N.E. 14th Street to the north City limit. A maximum
Floor Area Ratio of 3.0 is permitted for nonresidential uses. Residential uses
may comprise up to of 50% of the total floor area within the West Atlantic
Redevelopment Area (GC Overlay), and up to 15% of the total floor area
elsewhere in the City with a GC FLUM designation. Residential uses are
permitted either in conjunction with a commercial use, or as a stand alone use
subject to Conditional Use approval. Residential density is limited to a maximum
of 12 dwelling units per acre, except within the West Atlantic Avenue
Redevelopment Area Overlay where the density may exceed 12 units per acre,
up to a maximum of 30 units per acre subject to Conditional Use approval and in
Redevelopment Area # 6 (Lindell/Federal Hiqhway) where residential densities
may be allowed up to a maximum of 16 units per acre subject to Conditional Use
approval and the criteria outlined in the Redevelopment Plan for that area.
Redevelopment Area #6
Redevelopment Plan
Page 22
Housing Element Policy B-2.6 Housing in and near the downtown area, in
close proximity to employment opportunities and services, is a critical need. In
order to help stimulate demand for new housing in and around the Central
Business District, the development of new rental housing projects outside of the
TCEA, and N. Federal Highway area , and Lindell/Federal Hi.qhway area
(formally Redevelopment Area #6) is discouraged.
Redevelopment Area ~
Redevelopment Plan
Page 23
NOTICE OF PUBLIC HEARENG
NOTICE OF COMPREHENSWE PLAN CHANGE 2000-1
(ORDINANCE NOS. 9-00 & 24-00)
CITY OF D£LRAY BEACH, FLORIDA
The City Commission of the City of Delray Beach proposes to adopt the following orchnances:
ORDINANCE NO. 9-00
AN ORDINANCE OF TI~ CITY COMMISSION OF THE CITY OF DELRAY BEACH, FLORIDA, ADOPTING COMPREHENSIVE
PLAN AMENDMENT 2000-1 PURSUANT TO THE PROVISIONS OF THE 'LOCAL GOVERNMENT COMPREHENSIVE
PLANNI]~3 AND LAND DEVELOPMEHT REGULATION ACT', FLORIDA STATLrI'F.S SECflON 163 3161 TI~OUGIt 163 3243,
INCLUSIVE, ALL AS MORE PARTICULARLY DESCRIBED IN EXHIBff "A' ENTITLED 'COMPREHENSIVE PLAN
AMENDMENT ~000-1' AND INCORPORATED HERE~ BY REFERENCE, PROVIDING A SAVING CLAUSE, A GENERAL
REPEALIm CLAUSE, AND AN ~ DME
The proposed TEXT AMENDMENTS address the following subject matter:
· Mo&fieatien of Future land Use Element Policy A-3.! regarding retention of open space and findings of -'onsisten¢
· Modifying the (3eneral Commer~al land use description to allow up to 16 units per acre in the
Redevelopment Area ~ (Lmdell/Federal H~ghway) subJeCt to concbuonal use approval and the criteria
outlined in the Redevelopment Plan
· Medificatmn of Future Land U. se Element Policy C-2 4 to reflect edopuon of the Redevelopment Plan for
· Moddicaden of PohcyB-2.15 ('Downtow~ Housing) to add the Redevelopment Area ~6 as one of the areas where
rental housing is not discouraged.
· Modifieanon to "Potential Residential Units' nm~ to elitmnate parcels which have been developed, parcels for
which the land use and zoning designation has changed or parcels which have recently been annexed into the City.
·Modtfication of 'Po~mfial Residenual Units' table to ehmmate parcels which have been developed, parcels for
which the land use and zoning designation has changed or parcels which have recently been annexed into the City.
· Modtficataon of Table T-2 and T-3, Average Dady and Peak Hour Level of Service tables, to r~flact new FDOT standards.
· ModLficefion of Table T-4, ~'Signals Per M~le" to reflect new FDOT class deszgnataons for signals per n~le
· Modification of Table T-5, 'Intersectmn Acclden! Data", to reflect 1999 reformation.
· Modification of Table T-8, "Future Over Capacity FacLhfies~ to remove maprovements which have been
constmct~ and add ~v~ planned programmed improvements
· Text change to the inventory secuon of the Transportauon Element to reference the new FDOT numbers utdized
The changes to th~ FLYrURE LAND USE MAP (FLUM) involve two areas of land (depicted below)
wMch will be adopted as part of Amendment 2000-1.
In addition, the FUTURE LAND USE MAP AMENDMENTS addressed by Ordinance No. 24-00 will
be considered for adoption in response to the D~partmem of Community Affairs' ORC Report and as
a part of Comprehensive Plan Amendment 2000-1.
ORDINANCE NO. 24OO
AN ORDINANCE OF'litE CffY ~ION OF THE C1TY OF DELRAY BEACH, FLORIDA, CliANGiNG THE FLrlI.rRE LAND
USE MAP DESIC-sNATION IN THE COMPREHENSIVE PLAN FROM REDEVELOPMENT AREA ~ TO GC (GENERAL
COMMI~CIAL) ~ TWO PARC3~.-~ OF LAND, AS MORE PARTICULARLY DESCRIBED IW, REI~, IN CON'YdNCTION wrI'H
THE ADOFIION OF THE LINDELL BOULEVARD/FEDERAL HIGHWAY REDEVELOPMENT PLAN, PROVIDING A GENERAL
RI~F..ALER CLAUS~ A,~,VING CLAUSE, ANDAN E~FECflVE DATE
A Public Hearing on the ordinances will be held on TUESDAY, SEPTEMBER 19, 2000, AT 7:00 P.M. (or at any
continuation of such meeting which is set by the Commission), in the Commission Chambers at City Hall, 100 N.W.
1st Avenue, I)ekay Beach, Florida. At this hearing the City Commission will accept public testimony and will
consider the adoption of Comprehensive Plan Amendment 2000- 1, inclusive of Ordinance No. 24-00.
All interested citizens are invited to attend the public hearing and comment upon Comprehensive Plan Amendment
2000-1, including Ordinance No. 24-00, or submit comments in writing on or before the date of this hearing to the
Planning and Zoning Department. Copies of the proposed amendments to the Comprehensive Plan are available at
the Delray Beach Planning and Zoning Department, City Hall, 100 N.W. 1st Avenue, Delray Beach, Florida 33444
(Phone 561/2437040), between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, excluding holidays.
PLEASE BE ADVISED THAT IF A'PERSON DECIDES TO APPEAL ANY DECISION MADE BY THE CITY
COMMISSION WITH RESPECF TO ANY MATFER CONSIDERED AT THIS HEARING, SUCH PERSON MAY
NEED TO ENSURE THAT A VERBATIM RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON
WHICH THE APPEAL IS TO BE BASED. THE CITY DOES NOT PROVIDE OR PREPARE SUCH RECORD.
PURSUANT TO ES. 286.0105.
PUBLISH:
BOCA RATON NEWS
DELRAY BEACH NEWS
SEPTEMBER 14, 2000
AI~NS0914
CIT~ OF DELRAY BEACH
Alison MacGregor Harry
City Clerk
i
NOTICE OF PUBLIC I~EARi~G
NOTICE OF COMPREHENSIVE PLAN CHANGE 2000-1
CITY OF DELRAY BEACH, FLORIDA.
The City Commission of the City of Delray Beach will consider the following ordinance:
· -, ORDIN~CENO. 9_00 '
~~,~_~ oLT~__ C~_COMM~SSION OF TH~ crn' oF Da,RAy B~.
et,~l, uv& AI~?I'IN(./ COMPREHENSIVE PLAN AMENDMENT 2000-1 PURSUANT
TO THE PROVISIONS OF THE 'LOCAL GOVERNMENT COMPREEENSIVE
PLANNING AND LAND DEVELOPMENT REGULATION AC'P, FLORIDA STATUTES
SECFION 163.3161 THROUGH 163.3243, INCLUSFv'E; ALL AS MORE PARTICULARY
DESCRIBED IN EXItIB1T 'A' ENTFILED: COMPREHENSIVE PLAN AMEND~
2000-1' AND INCORPORATED I-IEREIN BY REFERENCE; PROVIDING A SAVING
...... ,~ ~ ,~o l.~. ~v. ls~ Avenue, Delray Beach, Florida.
The proposed TEXT AMENDMENTS address the following subject mawr.
R finMM,~.o~.fs.Ft~ncUt~._ land Use Element Policy A-3.1 regarding remtion of open spa~ and
gthe G-en~n~l Commercial land ~se description to allow u.p to 16 units per am in the
~?~?.t.AEa.. ~ .0-~.e~ m~way) subjm to Co~om Us~,,p~-oval ana the
cn~na ouumen in me 1,redeveloPment t'~an.
· Modification of Faro Land Use E/ement Policy c-2.4 to reflect adoption of the
Redevelopment Plan for Lindell/Federal area. ·
· Modificatioa of Policy B-2.6 (Downtown Housing) to add the Redevelopment Area ~ as one
of the areas where rental housing is not discomgex~
· Modification to 'Potential Residential Units~ map to eliminate _l~rcels which have been
developed, parcels for which the land use and zomg designation has changed or parcels which
have ..r~,_ nt!y b~n annexed into the City.
'~ M ,oflifica, tion to, Tooten,ti.al. Re. si~ntial Units" table to eliminate parcels which have been
~::'x~n~ ~rmeWxm~Toet~a~i~. and zoning designation has changed or parcels which
· M ' '- kL .
siamls .er mile ' ~ .. _ -~.,u.~, r~,oi mss acsL~a~ons xor ....
· l~I~ru~tion ~f Table T-5 "Intersection Accident r~ ...... u
. ~ulL~IUUII UI I itDIC I -~ ruture uver uapaelty Facilities" to ve innmvemont~- kdait,h' '
naive ~.n co ~ni~a'~.,ctqd. and add new. plan.ed ~grd~ed imfiro~vem~e~"~' .... 7-
t ;t~¢~nan -t .'"~ .mmet~nev~natp°r~lae~.°n °f the I ,ra, hsportation Elanen, to ref~nce the ne~, FOOT
,Tl}e ch, aris.es, to ¢.e. Future ~ USE MAP (FLUM) involve two a~ ;f ~an~l
ne~ow)wmcnvauuetransmitt~as m of Amendment 2000-1. . ' ~'---
WIiterfon] PI~c~ ,~ South of I~lon FROM MD.- Me~dmm
(portion of) '? ,~. Boulmmrd between Density 5-12 dul=¢ ' ·
~ ~ ,~tam ot vior~aa I~nat'h, nenr nY { ~mmlmi~v Aff~i~ fnr
TO:
THRU:
FROM:
SUBJECT:
DA~D~ T. HA._.RDEN, CITY MANAGER
DIANE DOMINGUEZ, DIRECTOR~F P~NNING & ZONING
PAUL DORLING, P~CIPAL P~NNER
MEETING OF MARCH 7, 2000 ** CONSENT AGENDA **
INTIATION OF COMPREHENSIVE PLAN AMENDMENT 2000-1
The action requested of the City Commission is initiation of Comprehensive Plan Amendment
2000-1. Pursuant to LDR Section 9.2.1, amendments to the Plan must be formally initiated by
the City Commission.
Chapter 163, Florida Statutes, limits regular amendments to the Comprehensive Plan to a twice-
a-year cycle. This will be the first amendment for the year 2000. This amendment generally
focuses on updating maps and tables, clarification of policies, adoption of a redevelopment plan
and an amendment to the Future Land Use Map. The items suggested for inclusion in the Plan
Amendment are listed below:
· City initiated Future Land Use Map amendment for the Home Depot property from GC
(General Commercial) and CMR (Commerce) to General Commercial for 13.84 acres.
· Privately initiated Future Land Use Map amendment for the Waterford development from
MD (Medium Density) to T (Transitional) for approx. 31.77 acres.
Adoption of a Redevelopment Plan for Redevelopment Area #6 (Lindell/Federal), and
associated changes to the Future Land Use Element to reflect that future development in
this area shall be consistent with the plan.
· Modification of Future Land Use Policy A-3.1 to better clarify that required findings are
necessary when natural areas worthy of saving are present.
· Modification of Transportation Element Table T-2, and T-3 to reflect newly adopted FDOT
Average Daily and Peak Hour Level of Service tables.
· Modification of Transportation Element Tables T-4 to reflect new classifications for traffic
signals per mile.
gA.
Planning and Zoning Board Staff Report
Recommendation to the City Commission Regarding the Initiation of Plan Amendment 00-1
Page 2
· Modification of Transportation Element Table T-5 updating intersection accident data.
· Modification of Transportation Element Table T-8 and T-9 to reflect new improvement
schedules for over capacity roads and the adopted year 2020 WPBUSA Plan update.
· Modification of Housing Element Map #3 and Table HO-20 relating to potential residential
units to be built on vacant land within the City.
The tentative schedule for processing Plan Amendment 00-1 is as follows:
March 7, 2000 Initiation by City Commission
March 20, 2000 Planning and Zoning Board Hearing
April 4, 2000 City Commission Transmittal Public Hearing
May 23, 2000 Receipt of ORC Report
June 19, 2000 P&Z Adoption Hearing
July 11, 2000 City Commission adoption
August 29, 2000 Effective date
The Planning and Zoning Board considered the initiation request at their meeting of February
28, 2000. There was no discussion by the public and the Board unanimously recommended
approval on a 4-0 vote (Morris, Eliopoulos and Carter absent).
By motion, approve the initiation of Comprehensive Plan Amendment 2000-1, containing the
material stated in this staff report.
LONGRANGE/00-1CClNTIATION