51-95 ORDINANCE NO. 51-95
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF
DELRAY BEACH, FLORIDA, ESTABLISHING INITIAL ZONING
CLASSIFICATIONS FOR A PARCEL OF LAND KNOWN AS BLOOD'S
GROVE ORCHARD, LOCATED SOUTH OF LINTON BOULEVARD AND
EAST OF MILITARY TRAIL, AS MORE pARTICULARLY
DESCRIBED HEREIN; SAID LAND HAVING BEEN ANNEXED TO
THE CITY OF DELRAY BEACH BY ORDINANCE NO. 42-95;
PROVIDING FOR THE ZONING THEREOF TO PRD-5 (PLANNED
RESIDENTIAL DEVELOPMENT) DISTRICT - 5 UNITS/ACRE) FOR
A 51.71 ACRE PORTION OF THE LAND, TO RM-8 (MEDIUM
DENSITY RESIDENTIAL - $ UNITS/ACRE) DISTRICT FOR A
28.29 ACRE PORTION OF THE LAND, TO OS (OPEN SPACE)
DISTRICT FOR A 3.81 ACRE PORTION OF THE LAND, AND TO
SAD (SPECIAL ACTIVITIES DISTRICT) FOR A 10.27 ACRE
PORTION OF THE LAND; GRANTING SITE PLAN AND
CONDITIONAL USE APPROVAL FOR THAT PORTION OF THE LAND
TO BE ZONED SPECIAL ACTIVITIES DISTRICT; PROVIDING
FOR REVIEW OF THE SPECIFIC SITE PLAN AND FUTURE SITE
PLAN MODIFICATIONS BY THE SITE PLAN REVIEW AND
APPEARANCE BOARD; PROVIDING A GENERAL REPEALER
CLAUSE, A SAVING CLAUSE, AND AN EFFECTIVE DATE.
WHEREAS, Norman W. Blood, Jr. and The Estate of Carolyn J.
Blood are the fee-simple owners of the parcels of land as more
particularly described herein; and
WHEREAS, by voluntary petition of the fee-simple owners,
said land was annexed to the City of Delray Beach, Florida, by
Ordinance No. 42-95, passed and adopted on second and final reading by
the City Commission, on September 5, 1995; and
WHEREAS, the designation of a zoning classification is part
of the annexation proceeding, and provisions of Land Development
Regulations Chapter Two have been followed in establishing the
proposed zoning designations; and
WHEREAS, the establishment of initial zoning was excluded
from the annexation ordinance pending receipt of legal descriptions
for each of the initial zoning classifications; and
WHEREAS, said legal descriptions have now been provided; and
WHEREAS, the Planning and Zoning Board reviewed the subject
matter at public hearing on July 17, 1995, and voted 6 to 0 to
recommend that the request be approved, based on positive findings
with respect to Section 2.4.5(D)(1), Section 3.1.1 and Section 3.3.2
of the Land Development Regulations, and policies of the Comprehensive
Plan.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF DELR~Y BEACH, FLORIDA, AS FOLLOWS~
Section 1. That Chapter 'I~o of the Land DeveloPment
Regulations has Been followed in the establishment of the zonin~
classifications in this ordinance and the tract of land hereinafter
described as Parcel 1 is hereby declared to be in ~oning District
PRD-5 (Planned Residential Development - 5 units/acre)as defined by
existing or~inances of the City of Delray Beach, to-wit:
That part of Section 25, Townshi~ 46 South Range 42
East, Palm Beach County, Florida, described as follows:
Commence at the West Quarter Section corner of said
Section 25; thence North 89 degrees 09'57" East, along
the East-West Quarter Section Line of said Section
40.00 feet to the Point of Beginning; thence North 0
degrees 59'57" West, alOng a line 40.00 feet East of
and ~arallel with the West line of said Section 25,
336.-22 feetl thence North 89 degrees 09'13" East, along
the North Line of the South Half (S 1/2) of the
Southwest Quarter (SW 1/4) of the Southwest Quarter (SW
1/4) of the Northwest Quarter (NW 1/4) of Section 25,
632.92 feetl thence South 1 ~egree 01'13" East, along
the East Line of the South Half (S 1/2) of the
Southwest Quarter (SW 1/4) of the Southwest Quarter (SW
1/4) of the Northwest Quarter (NW 1/4) of Section 25,
336.36 feet; thence North 89 degrees 09'57" East, along
the East-West Quarter Section Line of Section 25,
673.04 feet; thence North 1 degree 02'29" West, along
the west Line of the East Half (E 1/2) of the Northwest
Quarter (NW 1/4) of Section 25, 346.75 feet~ thence
North 87 degrees 22'41" East, 300.11 feet; thence North
80 degrees 18'41" East, 121.03 feet~ thence North 88
degrees 35'07" East, 114.70 feet to a point of
curvature of a curve concave Northwesterly with a
radius of 98.38 feet and a central angle of 86 degrees
50'54"; thence Northeasterly, along the arc of said
curve, 149.13 feetl thence North I degree 44'13" East,
108.07 feet~ thence North 87 degrees 31'47" West,
366.51 feet; thence North 6 degrees 13'37" West, 66.33
feetl thence North 84 degrees 26'55" West, 268.05 feet
to the sai~ West Line of the East Half (E 1/2) of the
Northwest Quarter (NW 1/4) of Section 25; thence North
- 2 - Ord. No. 51-95
I degree 02'29" West, along said West Line, 318.45
feet; thence North 88 degrees 52'27" East, 1508.39 feet
to the West Line of Plat of Foxe Chase, as recorded in
Plat Book 38, Pages I and 2 of the Public Records of
Palm Beach County, Florida; thence South 1 degree
07'33" East, along said West Line, 1021.08 feet to the
East-West Quarter Section Line of Section 25; thence
South 89 degrees 09'57" West, along said East-West
Quarter Section Line, 837.00 feet to the Northwest
Corner of the Northeast Quarter (NE 1/4) of the
Northeast Quarter (NE 1/4) of the Southwest Quarter (SW
1/4) of Section 25; thence South 1 degree 03'45" East,
along the West Line of the Northeast Quarter (NE 1/4)
of the Northeast Quarter (NE 1/4) of the Southwest
Quarter (SW 1/4) of Section 25, 89.33 feet to the
Northeast Corner of the Plat of Del-Aire Golf Club
Second Addition, as recorded in Plat Book 39, Pages 66
and 67 of the Public Records of Palm Beach County,
Florida; thence Southwesterly and Westerly along the
arc of a curve concave Northerly with a radius of
685.00 feet, a central angle of 78 degrees 21'26" and a
line to the radius point of said curve bearing North 62
degrees 11'42" West, 936.80 feet; thence North 73
degrees 50'16" West, 223.46 feet to a point of
curvature of a curve concave Southerly with a radius of
685.00 feet and a central angle of 6 degrees 43'38";
thence Westerly, along the arc of said curve, 80.43
feet; thence North 60 degrees 33'54" West, 268.51 feet
to a point of curvature of a curve concave Southerly
with a radius of 685.00 feet and a central angle of 20
degrees 22'20"; thence Westerly, along the arc of said
curve, 243.56 feet; thence South 79 degrees 03'46"
West, 384.56 feet to a line 40.00 feet East of and
parallel with the West line of Section 25; thence North
0 degrees 59'57" West, along said parallel line, 35~.07
feet to the said Point of Beginning. Containing 51.71
acres, more or less.
Section 2. That Chapter Two of the Land Development
Regulations has been followed in the establishment of the zoning
classifications in this ordinance and the tract of land hereinafter
described as Parcel 2 is hereby declared to be in Zoning District RM-8
(Medium Density Residential - 8 units/acre) as defined by existing
ordinances of the City of Delray Beach, to-wit:
- 3 - Ord. No. 51-95 ',
That part of Section 25, Township 46 South, Range 42
East, Palm Beach County, Florida, described as follows:
Commence at the West Quarter Section Corner of said
Section 25; thence North 89 degrees 09'57" East, along
the East-West Quarter Section Line of said Section 25,
1346 08 feet to the West line of the East Half (E 1/2)
of the Northwest Quarter (NW 1/4) of Section 25; thence
North I degree 02'29" West, along the said West line,
1013.40 feet to the Point of Beginning; thence North 88
degrees 52'27" East, 908.39 feet to a line 600.00 feet
West of and parallel with the West line of the Plat of
Foxe Chase, as recorded in Plat Book 38, Pages ! and 2
of the Public Records of Palm Beach County, Florida;
thence North 1 degree. 07'33" West, along said parallel
line, 651.60 feet; thence South 88 degrees 52'27" West,
22.30 feet to a point of curvature of a curve concave
Southerly with a radius of 150.00 feet and a central
angle of 36 degrees 51'35"; thence Westerly, along the
arc of said curve, 96.50 feet; thence South 52 degrees
00'53" West, 32.98 feet; thence North 37 degrees 59'07"
West, 165.99 feet to a point of curvature of a curve
concave Easterly with a radius of 370.00 feet and a
central angle of 37 degrees 03'10"; thence Northerly,
along the arc of said curve, 239.28 feet; thence North
0 degrees 55'57" West, 248.80 feet to point of
curvature of a curve concave Easterly with a radius of
220.00 feet and a central angle of 12 degrees 52'11";
thence Northerly, along the arc of said curve, 49.42
feet; thence North ~! degrees 56'14" East, 206.78 feet
to a point of curvature of a curve concave Westerly
with a radius of 300.00 feet and a central angle of 12
degrees 52'11"; thence Northerly, along the arc of said
curve, 67.39 feet; thence North 0 degrees 55'57" West,
152.08 feet to the North Line of said Section 25;
thence South 89 degrees 04'03" West, along said North
Line, 655 27 feet to the West Line of the East Half (E
1/2) of the Northwest Quarter (NW 1/4) of said Section
25; thence South ! degree 02'29" East, along said West
Line, 1678.85 feet to the said Point of Beginning.
Containing 28.29 acres, more or less.
- 4 - Ord. No. 51-95
~ection 3. That Chapter Two of the Land Development
Regulations has been followed in the establishment of the zoning
classifications in this ordinance and the tract of land hereinafter
described as Parcel 3 is hereby declared to be in Zoning District OS
(Open Space) as defined by existing ordinances of the City of Delray
Beach, to-wit:
That part of Section 25, Township 46 South, Range 42
East, Palm Beach County, Florida, described as follows:
Commence at the West Quarter Section Corner of said
Section 25~ thence North 89 degrees 09'57" East, along
the East-West Quarter Section Line of said Section 25,
1346.08 feet to the West line of the East ~alf (E 1/2)
of the Northwest Quarter (NW 1/4) of Section 25~ thence
North 1 degree 02'29" West, along the said West line,
346.75 feet to the Point of Beginning; thence North 87
degrees 22'4~" East, 300.11 feet; thence North 80
degrees 18'41" East, 121.93 feet~ thence North 88
degrees 35'07" East, 114.70 feet to a point of
curvature of a curve concave Northwesterly with a
radius of 98.38 feet and a central angle of 86 degrees
50'54"; thence Northeasterly, along the arc of said
curve, ~49.13 feet; thence North 1 degree 44'13" East,
108.07 feet; thence North 87 degrees 31'47" West,
366.51 feet; thence North 6 degrees 13'37" West, 66.33
feet; thence North 84 degrees 26'55" West, 268.05 feet
to the said West line of the East Half (E 1/2) of the
Northwest Quarter (NW 1/4) of Section 25; thence South
1 degree 02'29" East, along said West Line, 348.20 feet
to the said Point of Beginning. Containing 3.81 acres,
more or less.
Section 4. That Chapter Two of the Land Development
Regulations has been followed in the establishment of the zoning
classifications in this ordinance and the tract of land hereinafter
described as Parcel 4 is hereby declared to be in Zoning District SAD
(Special Activities District) as defined by existing ordinances of the
City of Delray Beach, to-wit:
That part of Section 25, Township 46 South, Range 42
East, Palm Beach County, Florida, described as follows:
- 5 - Ord. No. 51-95
Commence at the West Quarter Section Corner of said
Section 25; thence North 69 degrees 09'57" East, along
the East-West Quarter Section Line of said Section 25,
1346.08 feet to the West line of the East Half (E 1/2)
of the Northwest Quarter (NW 1/4) of Section 25; thence
North 1 degree 02'29" West, along the said West line,
1013.40 feet; thence North 88 degrees 52'27" East,
908.39 feet to a line 600.00 feet West of and parallel
with the West line of the Plat of Foxe Chase, as
recorded in Plat Book 38, Pages ! and 2 of the Public
Records of Palm Beach County, Florida; thence North 1
~egree 07~33" West, along said parallel line, 651.60
feet to the point of beginning; thence South 88 degrees
52'27" West, 22.30 feet to a point of curvature of a
curve concave Southerly with a radius of 150.00 feet
and a central angle of 36 degrees 51'34"; thence
Westerly, along the arc of said curve, 96.50 feet;
thence South 52 degrees 00'53" West, 32.98 feet; thence
North 37 degrees 59'07" West, 165.99 feet to a point of
curvature of a curve concave Easterly with a radius of
370.00 feet and a central angle of 37 degrees 03'10";
thence NortherlY, along the arc of said curve, 239.28
feet; thence North 0 degrees 55'57" West, 248.80 feet
to point of curvature of a curve concave Easterly with
a radius of 220.00 feet and a central angle of 12
degrees 52'11"; thence Northerly, along the arc of said
curve, 49.42 feet; thence North 11 degrees 56'14" East,
206.78 feet to a point of curvature of a curve concave
Westerly with a radius of 300.00 feet and a central
angle of 12 degrees 52'11"; thence Northerly, along the
arc of said curve, 67.39 feet; thence North 0 degrees
55'57" West, 152.08 feet to the North line of said
Section 25; thence North 89 degrees 04'03" East, along
said North line, 237.17 feet to the South right-of-way
line of Germantown Road; thence South 69 degrees 35'37"
East, along said South right-of-way line, 264.75 feet
to a point on a curve concave Easterly with a radius of
400.00 feet, a central angle of 18 degrees 16'32" and a
chord bearing South 13 degrees 33'49" East; thence
Southerly, along the arc of said curve 127.59 feet to a
point of reverse curvature of a curve concave Westerly
with a radius of 320.00 feet and a central angle of 3
degrees 57'27"; thence Southerly, along the arc of said
curve 22 10 feet; thence South 88 degrees 52'27" West,
17.57 feet; thence South 1 degree 07'33" East, 197.79
feet; thence South 43 degrees 52'27" West, 212.13 feet;
- 6 - Ord. No. 51-95
thence South ! degree 0?'33" East, 360.00 feet; thence
South 88 degrees 52'27" West, 100.00 feet; thence South
! degree 07'33" East, 74.40 feet to the said Point of
Beginning. Containing 10.27 acres, more or less.
~_~ That the uses allowed for the subject property
described in Section 4, above, pursuant to Section 4.4.25(B) of the
Land Development Regulations of the City of Delray Beach, Florida,
shall be as follows:
** Thirty-three thousand and five hundred (33,500) sq.ft.
of Citrus Packing House and related office and retail
uses (floral, fruit sales, gifts, and Juice bar)
subject to a maximum retail component of 10,700 sq.ft.
** Additional retail sales such as convenience foods;
household supplies; garden and lawn supplies; drugs and
medicine; small appliance sales and repairs; baked
goods; delicatessen goods, subject to a maximum of
5,000 sq.ft, of floor area allocated to a single retail
use, or groups of retail uses not to exceed 20,000
sq.ft, maximum.
** Provision of services such as: barber and beauty shops;
dry cleaning limited to on-site processing for customer
pick-up only; dry cleaning and laundry pick-up
stations; financing e.g. banks and similar institutions
excluding drive-through facilities; laundromats limited
to self service facilities; equipment rental;
newsstands; subject to the maximum area devoted to a
single tenant for service uses not to exceed 2,000
sq.ft, in floor area and the floor area allocated to
groups of service uses not to exceed 10,000 sq.ft.
maximum.
** Up to 7,500 sq.ft, of restaurant use, excluding
drive-in, drive-through facilities.
** Professional, medical, and general business office
uses.
** Residential uses as allowed within the RM zoning
district.
** A maximum floor area for the combined uses is not to
exceed 65,000 sq.ft.
- 7 - Ord. No. 51-95
~&~3kD/~_~ That the development of the property described
in Section 4, above, shall generally be in accordance with Blood's
Commercial Project Master Plan, prepared by Slattery & Root,
Architects, dated July 13, 1995, subject to review and approval of a
specific site plan by the Site Plan Review and ApPearance Board
Section 7. That any future modifications to the Blood's
Commercial Project Master Plan, referred to in Section 6, above, which
are not substantial and which do not deal with intensity or type of
uses shall be reviewed by the Site Plan Review and Appearance Board
and processed as site plan modifications
~ That all ordinances or parts of ordinances in
conflict herewith be, and the same are hereby repealed·
~ That shOuld any section or provision of this
ordinance or any portion thereof, any paragraph, sentence or word be
declared by a court of competent jurisdiction to be invalid, such
decision shall not affect the validity of the ~'remainder hereof as a
whole or part thereof other than the part declared to be invalid.
Section 10. That this ordinance shall become effective
immediately upon the effective date of Ordinance No. 44-95, under
which official land use designations of Low Density, Medium Density,
Open Space and Transitional are affixed to the subject parcels
hereinabove described.
PASSED AND ADOPTED in regular session on second and final
reading on this the 19th day of September , ~995.
ATTEST:
~City C16rk '
First Reading September 5~ 1995
Second Reading September 19~ 1995
- 8 - Ord. No. 5!-95 .~-
I~LO01)'$
H~kMM-OCK GROVES
Zonin Desi nations
MEMORANDUM
TO: MAYOR AND CITY COMMISSIONERS
FROM: CITY MANAGER~
SUBJECT: AGENDA ITEM # /D ~ - MEETING OF SEPTEMBER 19, 1995
ORDINANCE NO. 51-95
DATE: SEPTEMBER 15, 1995
This is second reading and public hearing for Ordinance No. 51-95
which establishes the initial zoning classifications for the
Bloods Hammock Groves property. The zoning categories include
51.71 acres of PRD-5, 28.29 acres of RM-8, 3.81 acres of Open
Space, and 10.27 acres of SAD. The subject property is located
south of Linton Boulevard and east of Military Trail. Please
refer to the attached staff documentation for analysis of this
proposal.
Planning and Zoning Board approved the initial zoning designa-
tions subject to positive findings with respect to Section
2.4.5(D) (1), Section 3.1.1., Section 3.3.2 and policies of the
Comprehensive Plan.
Recommend approval of Ordinance 51-95 on second and final
reading.
MEMORANDUM
TO: MAYOR AND CITY COMMISSIONERS
FROM: CITY FIg~AGER~(
SUBJECT: AGENDA ITEM # l~ - MEETING OF SEPTEMBER 5, 1995
FIRST READING FOR ORDINANCE NO. 51-95
DATE: SEPTEMBER 1, 1995
This is first reading for Ordinance 51-95 which establishes the
initial zoning classifications for the Bloods Hammock Groves
property. The zoning categories include 51.71 acres of PRD-5,
28.29 acres of RM-8, 3.81 acres of Open Space and 10.27 acres of
SAD. The subject property is located south of Linton Boulevard
and east of Military Trail. Please refer to the attached staff
documentation for analysis of this proposal.
Planning and Zoning Board approved the initial zoning designa-
tions subject to positive findings with respect to Section
2.4.5(D) (1), Section 3.1.1., Section 3.3.2 and policies of the
Comprehensive Plan.
Recommend approval of Ordinance 51-95 on first reading. If
passed, public hearing is September 19, 1995.
CiTY COMMISSION DOCUMENTATION
THRU: DERARTMENT OF PLANNING
DIANE DOMINGUEZ, DIRECTOI~ ' "~
A~ND ZONING
FROM: PAUL DORLINCG~RINCIPAL PLANNER
SUBJECT: MEETING OF AUGUST 1, 1995
APPLICATION OF INITIAL ZONING DESIGNATIONS OF PRD-$ (51.71
ACRES), RM-8 (28.29 ACRES), OPEN SPACE (3.81 ACRES) AND
SAD (10.27 ACRES) FOR PROPERTY KNOWN AS BLOODS
GROVE ORCHARD.
ACTION REQUESTED OF THE COMMISSION:
The action requested of the City Commission is approval of an initial zoning request for
94.08 acres known as the Bloods Grove Orchard. The zoning categories include 51.71
acres of PRD-5, 28.29 acres of RM-8, 3.81 acres of Open Space and 10.27 acres of
SAD. The subject property is located south of Linton Boulevard and east of Military
Trail.
BACKGROUND:
On April 18, 1994 the Planning and Zoning Board considered a Future Land Use Map
Amendment (94-1) for 94 acres (balance of Bloods Grove) from County MR-5 to City
designations of 40 acres MD (Medium Density), 40 acres LD (Low Density), 10 acres
CC (Commercial Core), and 4 acres OS (Open Space). These proposed designations
would have allowed a maximum of 680 units. The accompanying development plan
proposed 250 apartments and 375 attached single family units (total of 625 units). The
Planning and Zoning Board had concerns over the proposed intensity. The Board
recommended the proposal be modified to 64 acres of Low Density, 16 acres Medium
Density, 10 acres Transitional, and 4 acres of Open Space. Under this scenario a
maximum unit count of 519 units would have been allowed. The City Commission
heard the request on May 17, 1994 and voted not to transmit the amendment, citing
concerns over the overall density of the proposal.
On April 17, 1995 the Planning and Zoning Board considered a Future Land Use Map
change for the same 94 acres from the County Land Use Map designation of MR-5 to
City designations of approximately 51 acres of Low Density, 29 acres of Medium
Density, 4 acres of Open Space, and 10 acres of Transitional. The zoning designations
City Commission Documentation
Initial Zoning request Bloods Grove
Page 2
accompanying the FLUM amendment allow a maximum of 488 units and Iow intensity
commercial uses. The FLUM amendment which was part of 95-1 was recommended
for approval. On May 2, 1995 the City Commission approved transmittal of the request
to DCA. This associated Future Land Use Map change and annexation request was
before the City Commission on August 15, 1995 ( first reading). The second and final
reading of the Future Land Use Map changes and annexation are before the
Commission on this same agenda.
The initial zoning request was separated from the annexation and land use changes
pending preparation of legal descriptions for each of the four zoning districts. The legal
descriptions have been prepared and the associated zoning portion of the Bloods
Grove request is now before the Commission for approval.
ANALYSIS:
The proposed residential zoning categories (PRD-5 and RM-8 ) will allow residential
development at maximum densities of 5 and 8 units per acre respectively. The Open
Space designation will accommodate an existing hammock environment which is to be
preserved. Under the SAD zoning designation the following specific uses are
requested;
· Thirty-three thousand and five-hundred (33,500) sq.ft, of Citrus Packing House and
related office and retail uses (floral, fruit sales, gifts, and juice bar) subject to a
maximum retail component of 10,700 sq.ft.
Additional retail sales such as convenience foods; household supplies; garden and
lawn supplies; drugs and medicine; small appliance sales and repairs; baked goods;
delicatessen goods, subject to a maximum of 5,000 sq.ft, of floor area allocated to a
single retail use, or groups of retail uses not to exceed 20,000 sq.ft, maximum.
Provision of services such as: barber and beauty shops; dry cleaning limited to on-
site processing for customers pick-up only; dry cleaning and laundry pick-up
stations; financing e.g. banks and similar institutions excluding drive-through
facilities; Laundromats limited to self service facilities; equipment rental; newsstands
subject to the maximum area devoted to a single tenant for service uses not to
exceed 2,000 sq.ft, in floor area and the floor area allocated to groups of service
uses not to exceed 10,000 sq.ft, maximum.
· Up to 7,500 sq.ft, of restaurant use excluding drive-in, drive-through facilities.
· Professional, medical, and general business office uses.
· Residential uses as allowed within the RM zoning district.
City Commission Documentation
Initial Zoning request Bloods Grove
Page 3
· A maximum floor area for the combined uses is not to exceed 65,000 sq.ft.
as noted on the accompanying sketch Plan.
A master plan showing the intensity, and general location of buildings,
circulation, parking and perimeter landscape buffers has been provided (see
attached).
SAD ALTERNATIVE PROCESSING:
Normally, concurrent with the processing of the SAD rezoning application, a complete
site and development plan must be processed. Further, any future modifications i.e.
addition of parking spaces etc. must be processed as a rezoning of the SAD requiring
review by the Planning and Zoning Board and approval by City Commission. This
process was implemented when both rezonings and site plan reviews were conducted
by the Planning and Zoning Board.
Since 1990 the Planning and Zoning Board has not reviewed site plans, landscape
plans, or elevations except in the case of master plans. The master plan shows the
intensity, and general location of buildings, circulation, parking and perimeter
landscape buffers.
Substantial changes to an SAD including changes in intensity, change of uses etc.
should continue to be reviewed by both the Planning and Zoning Board and City
Commission. However, minor changes to SAD site plans should not. To that end the
SAD ordinance includes language that remands the specific site plan, landscape plan,
and elevations for the SAD portion of this development to the Site Plan Review and
Appearance Board (SPRAB) for approval. In addition, language is included in the
ordinance that future modifications which are not substantial and do not deal with
intensification or types of uses can be reviewed by SPRAB and processed as site plan
modifications.
PLANNING AND ZONING BOARD CONSIDERATION:
The Planning and Zoning Board considered this item at its meeting of July 17, 1995.
At the public hearing one resident from the Bel Aire subdivision spoke (Steve
Freedman) inquiring as to the location of the future access on Military Trail. The Del
Aire community indicated by way of a letter from their attorney that they support the
request. The Board unanimously recommended approval of the annexation and zoning
on a 6-0 vote (Carolyn Young absent).
City Commission Documentation
Initial Zoning request Bloods Grove
Page 4
RECOMMENDED ACTION:
By motion, approve the initial zoning designations of 51.71 acres of PRD-5, 28.29 acres
of RM-8, 3.81 acres of Open Space and 10.27 acres of SAD subject to positive
findings with respect to Section 2.4.5 (D)(1), Section 3.1.1. Section 3.3.2 and policies
of the Comprehensive Plan.
Attachments:
* Planning and Zoning staff report
S:\PLANNI\DOCUME\BLOOD5.DOC
PLANNING AN[' ZONING BOAR
CITY OF DELRAY BEACH --- S I-AFF REPORT---
MEETING DATE: July 17, 1995
AGENDAITEM: V.B.
ITEM: Annexation & Initial Zonlng of PRD-5, RM-8, OS, &'SAD Districts
for Bloods Hammock Groves.
GENERAL DATA:
Owner .................................................... Norman W. Blood and
Estate of Carolyn J. Blood
Applicant ................................................ Donaldson E. Hearing
Cotleur Hearing
Location ................................................. South side of Linton Boulevard,
east of Military Trail.
Property Size ......................................... 94.14 acres
Land Use Map Designation .................... Transitional
County Zoning Designation .................... AR (Agricultural Residential)
Proposed Zoning Designations .............. PRD-5 (Planned Residential Development)
SAD (Special Activities District), OS
(Open Space) and RM-8 (Multiple Family
Residential)
Adjacent Zoning ............................ North: CF (Community Facilities), RM-10 (Multiple
Family Residential), OS (Open Space) and
RL (Multiple Family Residential)
East: RS (Single Family Residential-PBC), OSR
(Open Space and Recreation), A (Agricultural),
and CF
So, uth: R-l-AA (Single Family Residential) and OSR
West: PUC (Planned Office Center), RM-IO, CF, RS/SE
(Single Family Residential - PBC),
Existing Land Uses ................................ Existing commercial orange grove.
Proposed Land Uses .............................. Annexation and initial zoning for a 94.14 parcel
proposed for 51.25 acres of ,PRD, 29.0,9 acres of
RM, 9.84 acres of SAD, and 3.,96 acres of OS.
Water Service ........................................ Existing 12" water main in Germantown Road
right-of-way. Existing 10"water main in Linton
Boulevard. Existing 12" sewer main serving the
Blood's Grove Elementary School
Sewer Service ........................................ Existing 8" sewer main serving the Blood's Grove
on site.
The action before the Board is that of making a recommendation on an
annexation and initial zoning request to PRD-5, RM-8, SAD, and OS for 94.14
acres known as the Bloods Grove Orchard.
The subject property is located south of Linton Boulevard and east of Military
Trail.
Pursuant to Section 2.2.2(E), the Local Planning Agency shall review and make
a recommendation to the City Commission with respect to annexation and
zoning of property within the City's Planning Area.
With the adoption of the Comprehensive Plan in November, 1989, "advisory"
land use designations were applied to all areas which were outside the City limits
but within the City's Planning Area. The 111 acre Bloods Grove site was given
advisory designations as follows: 40 acres Medium Density Residential, 40
acres Low Density Residential, 17 acres Community Facilities, 10 acres
Commercial Core, and 4 acres Open Space. The 17 acres of Community
Facilities was intended to accommodate a future elementary school site,
neighborhood park, and fire station in the southwest portion of the City. On
November 26, 1991 the City annexed 1.808 of the 111 acres, at the northeast
corner of the property via Ordinance 76-91. The 1.808 acres consisted of an
access easement as well as a temporary and permanent fire station site. The
temporary fire station was placed on the site while the permanent fire station was
constructed. Fire station # 5 has since been completed and the temporary
station removed.
In April, 1993, an annexation petition, Future Land Use Map amendment and
initial zoning request to accommodate a 10 acre elementary school site on the
Taheri property adjacent to Bloods Grove was submitted. Before those actions
were formally processed, the School Board reconsidered that location and
instead chose a 10 acre site in the northeast portion of Bloods Grove. As a part
of the School District's purchase contract the City is to locate a municipal park
contiguous to the school site.
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 2
In April, 1993 the owners of Bloods Grove granted agency to the City for the
processing of an annexation petition and all land development applications
necessary to accommodate a 10 acre elementary school (School Site S) and 6
acre municipal park. The change in land use from MD (Medium Density
Residential) to CF (Community Facilities) was processed with Land Use Plan
Amendment 93-2. The related annexation and initial zoning were approved by
City Commission on March 22, 1994. The Conditional Use request to establish
the school was approved by City Commission at its meeting of April 5, 1994. On
April 8, 1994 the sale of the school site to Palm Beach County School Board
and the park site to the City was consummated. The school site is now under
construction and the park site is slated for future development.
On April 18, 1994 the Planning and Zoning Board considered a Future Land Use
Map Amendment for 94 (balance of Bloods Grove)acres from County MR-5 to
City designations of 40 acres MD (Medium Density), 40 acres LD (Low Density),
10 acres CC (Commercial Core), and 4 acres OS (Open Space). These
proposed designations would have allowed a maximum of 680 units. The
accompanying development plan proposed 250 apartments and 375 attached
single family units (total of 625 units). The Planning and Zoning Board had
concerns over the proposed intensity. In addition several members were
concerned with the relocation of the Commercial Core designation from the
center of the site to Linton Boulevard. The Board recommended the proposal be
modified to 64 acres of Low Density, 16 acres Medium Density, 10 acres
Transitional, and 4 acres of Open Space. Under this scenario a maximum unit
count of 519 units would have been allowed. The City Commission heard the
request on May 17,1994 and voted not to transmit the amendment, citing
concerns over the overall density of the proposal.
On April 17, 1995 the Planning and Zoning Board considered a Future Land
Use Map change for the same 94 acres (balance of Bloods Grove) from the
County Land Use Map designation of MR-5 to City designations of 51 acres of
Low Density, 29 acres of Medium Density, 4 acres of Open Space, and 10 acres
of Transitional. This amendment which was part of 95-1 was recommended for
approval. On May 2, 1995 the City Commission approved transmittal of the
request to DCA. This associated Future Land Use Map change will be before
the Planning and Zoning Board and City Commission for final adoption
simultaneously with this annexation and initial zoning request. The related
annexation and initial zoning for the 94 acre site is now before the Board for
action.
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 3
The request is for voluntary annexation of 94.14 acres and the application of the
following four initial zoning districts:
* PRD-5 ( Planned Residential Development-5 units per acre) -51.25 acres
- Maximum 258 sq.ft, units
* RM-8 (Residential Medium Density - 8 units per acre) - 29.09 acres -
Maximum of 234 multi-family units
* OS (Open Space ) - 3.92 acres
* SAD (Special Activities District) - 9.84 acres
The Open Space district will accommodate an existing hammock environment
which is to be preserved. Under the SAD zoning designation the following
specific uses are requested;
· Thirty-three thousand and five-hundred (33,500) sq.ft, of Citrus Packing
House and related office and retail uses (floral, fruit sales, gifts, and juice bar)
subject to a maximum retail component of 10,700 sq.ft.
· Additional retail sales such as convenience foods; household supplies;
garden and lawn supplies; drugs and medicine; small appliance sales and
repairs; baked goods; delicatessen goods, subject to a maximum of 5,000
sq.ft, of floor area allocated to a single retail use, or groups of retail uses not
to exceed 20,000 sq.ft, maximum.
· Provision of services such as: barber and beauty shops; dry cleaning limited
to on-site processing for customers pick-up only; dry cleaning and laundry
pick-up stations; financing e.g. banks and similar institutions excluding drive-
through facilities; laundromats limited to self service facilities; equipment
rental; newsstands subject to the maximum area devoted to a single tenant
for service uses not to exceed 2,000 sq.ft, in floor area and the floor area
allocated to groups of service uses not to exceed 10,000 sq.ft, maximum.
· Up to 7,500 sq.ft, of restaurant use excluding drive-in, drive-through facilities.
· Professional, medical, and general business office uses.
· Residential uses as allowed within the RM zoning district.
· A maximum floor area for the combined uses is not to exceed 65,000 sq.ft.
as noted on the accompanying sketch Plan.
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 4
A master plan showing the intensity, and general location of buildings,
circulation, parking and perimeter landscape buffers has been provided. An
alternative approval scenario (i.e. SPRAB versus P&Z) is requested for the
specific site plan, landscape plan, and elevations approval (see discussion later
in this report).
Florida Statutes Governin_~ Annexations:
Pursuant to Florida Statute 171.044" the owner or owners of real property in an
incorporated area of the County which is contiguous to a municipality and
reasonably compact may petition the governing body of said municipality that
said property be annexed to the municipality". Pursuant to F.S. 171.044 (5)
"land shall not be annexed through voluntary annexation when such annexation
results in the creation of enclaves".
· The owner of the subject property has petitioned for a voluntary annexation.
· The property is contiguous with the City, reasonably compact, and its
annexation will not create an enclave. The parcel is contiguous via the
Shadywood subdivision to the north, Del Aire subdivision to the south, and
the Linton Office Center, South County Mental Health Facility and the
proposed Citation Club rental community to the west.
An "Enclave" is defined by Florida Statute 171.031 as:
"Any unincorporated improved or developed area that is enclosed within
and bounded by single municipality and a natural or manmade obstacle
that allows the passage of vehicular traffic to that unincorporated area
only through the municipality."
· The annexation of this property will not create an enclave of the Foxe Chase
subdivision to the east as this subdivision by the above definition is already
an existing enclave. Currently the subdivision's access is re.stricted to
Germantown Road in which all vehicular traffic must first enter the City before
accessing the development.
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 5
Consistency with the CitY'S Comprehensive Plan:
The City's current Advisory Future Land Use Map designation for the property is
a combination of Open Space, Commercial Core, Low Density Residential and
Medium Density Residential. This designation is being modified via the Land
Use Amendment request 95-1 to Low Density, Medium Density, Open Space,
and Transitional. The County Land Use Map designation for the property is MR-
5 (Medium Density Residential). The City's FLUM designations will become
effective upon annexation and completion of the City's Plan Amendment 95-1
scheduled for City Commission action at the same meeting as this annexation
and initial zoning proposal.
Designated Annexation Area: This requested annexation is consistent with
Policy B-3.4, of the City's Future Land Use Element which calls for annexation of
eligible properties. The property is shown within the "designated annexation
area" # 2, east of Military Trail and south of Linton Boulevard.
Provision of Services; When annexation of property occurs, services are to be
provided in a manner which is consistent with services provided to other similar
properties already in the City (Future Land Use Policy B-3.1). The following is a
discussion of required services and potential provision levels.
Police:
This property is currently serviced by the Palm Beach County Sheriffs Office,
located at 345 South Congress, which serves the South County Area. The
property lies within Sheriff patrol zone 7. Zone 7 is bordered by Jog Road on
the west, Delray Beach City limits on the east, Atlantic Avenue to the north, and
Clint Moore Road to the south. One officer is assigned to a particular zone
during a shift (three shifts per day). Additional response can be mustered from
"Cover Cars" which roam throughout zones randomly, depending on their
availability in South County during that time.
The City of Delray Beach's Police department has 14 cars per shift patrolling a
15 square mile area; and, as a consequence, significantly improved response
time should be realized. Annexation will not require additional manpower, as
police currently pass the property while patrolling areas of the City to the north,
south, and west of the property.
Fire and Emergency Services:
The annexation of this property will not require additional manpower. The
municipal area is served by Fire Station #5 located immediately east of the
property on Germantown Road.
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 6
With annexation the property will receive an improvement in response time from
the current 6 minutes for the County Fire Department (Fire Station #-42/Hagen
Ranch Road near the Turnpike) to approximately I minute for the City's Fire
Department ( Fire Station #5 / Germantown Road and Linton Boulevard).
Water:
Water is available to the site from the north (Germantown Road and Linton
Boulevard ) and from the east within the elementary school site. On site
extensions of a 12" water main will be required through the site to tie into water
mains proposed within the Citation Club development (Taheri property) as well
as across the L-37 canal to connect with existing 8" water mains within the Del
Aire subdivision. Along the new mains, fire hydrants must be installed with a
maximum of 300' spacing.
Sewer:
Sewer service is available from a new 8" main which has been extended from
Linton Boulevard south to the elementary school. With the school development
a new lift station has also been constructed which has been sized to
accommodate future development of this site. Gravity main extensions (8") will
be required with further development of the site.
Streets:
The property has access from both Military Trail to the west and Linton
Boulevard to the north. Access to the existing Bloods Orchard commercial
operation is gained from a new entry built with the newly aligned intersection of
Germantown and Linton Boulevard. Military Trail and Linton Boulevard are
under the jurisdiction of Palm Beach County and the jurisdictional and
maintenance responsibility will not change with annexation.
Parks and Open Space:
As the Planning Area was considered in the development of the Comprehensive
Plan, the act of annexation and applying initial zoning designations consistent
with the advisory land use designations will have no effect on parks and open
space levels of service. It is noted that the zoning designations being sought are
less intense than those considered with the development of the Comprehensive
Plan. Further, as part of this development proposal 4 acres of the site is to be
dedicated as open space to preserve an existing Hammock area.
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 7
Solid Waste:
As there is no actual change in land use there will be no change in the existing
solid waste generation at this time. The service provider for the developed
portion (Bloods Orchard commercial operation ) would remain the same (South
County Sanitation) while future site development will have a different provider
as described later in this report.
Financial Impacts:
Impact Upon Annexed Property:
For the 1994 tax year the subject property had an assessed value of $2,662, 205
with an agricultural exemption of $2,185,250 for a total taxable value of
$476,955. With the change from County to City jurisdiction, the following taxes
and rates are affected:
Ad Valorem Taxes Mileage With annexation
Fire/Rescue MSTU 2.5539 Deleted (County)
Library .4437 Deleted (County)
City of Delray Beach 6.8800 Added (City)
City of Delray Beach 1.0700 Added (City)
4.9524 difference
* Total tax mileage in the County is 20.1501 mills while in the City the total
millage rate is 25.1020 mills
The current yearly ad valorem taxes are $ 9,610.69. With annexation the yearly
ad valorem taxes will be $11,972.52; a tax difference of $2,361.83. In addition
to property taxes the following non ad valorem fiscal impositions apply:
Delray Beach Storm Water Utility This assessment is based upon the
percentage of impervious area of the buildings, parking areas, etc. A 25%
discount from the assessment is available as the site is within the Lake Worth
Drainage District and an additional 25% discount is available for the on site
retention system. The estimated annual Storm water Assessment fee for the
existing commercial operation is $919.00 a year. With future development of the
commercial and residential portion of the site the assessment will increase
accordingly.
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 8
Solid Waste Authority: - This site is currently serviced by South County
Sanitation, which is under a five year contract that runs from October 1, 1993
through September 30, 1998. The City's contract is currently through Waste
Management Inc. Pursuant to Florida Statute 171.062(4)(a) "if a party has a
contract which is in effect for at least six months prior to the initiation of an
annexation, the franchisee may continue to provide such services to the
annexed area for five years or the remainder of the franchise term, whichever is
shorter. As the annexation was not initiated within the six month period, the
waste provider for the commercial operation will not change with annexation.
When this current contact expires, the waste provider for this property will be the
current City provider. The out-of-City / in-City rates are anticipated to be
competitive.
With future development of the balance of the site (residential portion) the
service provider will be the current City provider.
Occupational Licenses: With annexation the existing commercial operation will
be required to obtain City Occupational Licenses in addition to the required
County Licenses. It is anticipated that the juice bar, gift shop and garden shop
will generate $240.00 (current fees), 375.00 (proposed fees) in annual City
license fees.
Resulting impact to property owner:
FINANCIAL CONSIDERATIONS:
AD VALOREM TAXES
(Change from 94/95 County $2,361.83
20.1503 to City 94/95 rate
25.1020 mills. (4.9524)
NON AD VALOREM
StormwaterAssessment $ 919o00
Solid Waste Collection $ .00
OCCUPATIONAL LICENSE FEES $ 240.00
TOTAL $ 3,520.83 ,
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 9
SERVICE CONSIDERATIONS:
FIRE RESPONSE + Faster response time from 6.0 minutes
(estimated time) (County) to 1.0 minutes (City).
EMS + Faster response time from 6.0 minutes
(estimated time) (County) to 1.0 minutes (City).
POLICE + Better response based upon more officers
in field.
CODE ENFORCEMENT + Pre-active versus reactive opportunity to
work with property owners.
Fiscal Impacts to the City_:
At the 1995 City operating millage rate of 6.88 mills and debt rate of 1.07 mills,
the property will generate approximately $3,791.79 in new ad valorum taxes
per year. This total increases to $21,164.53 with the removal of the agricultural
exemption. With future residential and commercial development , additional
revenue will be realized through increased assessment value, building permit
and license fees, the annual collection of the Stormwater assessment fees as
well as utility taxes (9.5% electric, 7% telephone) and franchise fees (5.536%
electric, 1% telephone and 3% cable).
With future development of the residential portions of the property additional
revenues will be generated from per capita reimbursements. The major sources
of per capita revenue are sales tax, cigarette tax, and State Revenue sharing.
REQUIRED FINDINGS: (Chapter 3):
Pursuant to Section 3.1.1 (Required Findings), prior to the approval
of development applications, certain findings must be made in a
form which is part of the official record. This may be achieved
through information on the application, the staff report, or minutes.
Findings shall be made by the body which has the authority to
approve or deny the development application. These findings relate
to the following four areas.
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 10
Future Land Use Map: The use or structures must be allowed in the zoning
district and the zoning district must be consistent with the land use
designation.
The proposed City Future Land Use designation in the related Future Land Use
Map amendment (95-1) is a combination of Low Density, Medium Density, Open
Space and Transitional. The proposed zoning designations of PRD-5, RM-8,
Open Space, and the SAD as described are consistent with these Future Land
Use Map designations.
The list of uses includes those that were specifically requested by the applicant
as well as others that are consistent with zoning districts allowed under the
Transitional Land Use designation (i.e. RM, POC, POD and NC). No square
footage restrictions (other than overall SAD maximums) are placed on the
office or residential uses as these uses are allowed without restrictions under
the POD, POC and RM zoning designations.
The proposed 33,500 sq.ft.of Citrus packing house use includes the
existing 20,000 sq.ft, of manufacturing, office and commercial components and
an additional 5,000 sq.ft, of related retail, 3,000 sq.ft, of manufacturing and
5,500 sq.ft, of office use.
The proposed restrictions to the service and retail components are generally
consistent with the restrictions outlined under the NC zoning district. The
following differences are noted;
* The Neighborhood Commercial zoning district (NC) restricts retail uses to
a 10,000 sq. ft. total versus 20,000 sq. ft. as requested. This is
appropriate as the overall size of the SAD (10 acres) is larger than the
maximum allowable NC site (2 acres). The applicant has agreed to limit
the maximum square footage per tenant to 5,000 sq.ft, verses the
maximum of 10,000 as allowed under the NC district. This will help
ensure that the resulting retail is a mix of specialty shops, rather than a
larger retail outlet.
* The Neighborhood Commercial District further restricts restaurants to a
maximum of 2,000 sq.ft, per tenant while no such restriction is placed on
the requested 7,500 sq.ft, restaurant use. Again, given the larger size of
the property, and the fact that restuarants are also permitted in the POC
zoning district (with restrictions), the 7,500 sq.ff, is not unreasonable.
Concurrency: Facilities which are provided by, or through, the City shall be
provided to new development concurrent with issuance of a Certificate of
Occupancy. These facilities shall be provided pursuant to levels of service
established within the Comprehensive Plan.
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 11
The proposal involves the annexation of an existing commercial operation and
orchard. At the time of annexation there will be no change in the manner in
which water, sewer, drainage, solid waste and streets/traffic services are
provided. Fire, Police and EMS will shift to a different provider; all these services
will be equal to or enhanced (see annexation analysis for details).
A traffic study was submitted based upon a development potential of 350 Multi-
family units, 200 single family units and 108,900 square feet of commercial
development. The project is anticipated to generate approximately 7,347 new
daily trips. The traffic study indicates that the residential components of the
project will be built first (through 1996). The retail component will be built after
1996 with a projected build out of 1999. The traffic study shows the need to
phase the timing of the project in accordance with three roadway improvements.
These include:
· No building permits for more than 20 single family units or 28 multifamily units
may be issued until improvements to the intersection of Military Trail and Clint
Moore are under construction. The improvement consists of dual left turn
lanes on the north and south approaches. Palm Beach County has the
improvement programmed for this year. This improvement to the intersection
of Military Trail and Clint Moore Road allows the project to be built through
1996. After 1996, Military Trail does not meet Traffic Performance Standards
due to background growth.
· No building permits beyond 1996, or for the retail component may be issued
until the widening of Military Trail between Linton Boulevard and Clint Moore
Road is under construction. This improvement is scheduled for fiscal year
96/97.
The traffic study further shows a need for a left turn lane and right turn at the
project entrance at Linton Boulevard. Additional turn lane improvements may be
required at Military Trail. Further, as the project generates more than 7,000 net
daily trips it is classified as a major project. Major projects require an additional
test (Test 2) to be run by the Metropolitan Planning Organization and final
approval from the Palm Beach County Traffic division can not be issued until the
model run is completed.
With future development of the site a central access roadway is proposed
through the property from Linton Boulevard south to Military Trail. The majority
of this roadway is proposed as a private gated roadway, however, access to the
elementary school site and Linton Boulevard is to be provided for the Citation
Club rental community proposed on the Taheri property. This required access is
indicated as a City collector on the Future Land Use Map and in the
Comprehensive Plan.
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 12
As no development proposal is eminent for Bloods the ability to provide this
connection must be maintained and required of future development. It is
recommended that prior to removing the reference to this connection as a City
Collector from the Future land Use Map a developers agreement be executed
and recorded between Bloods and the City requiring the desired connection.
This agreement should be submitted and executed during the platting process at
which time right-of-way dedications and access tracts will be established.
In addition, a collector roadway is proposed extending south from Linton
Boulevard between the City park site and the proposed SAD portion of this
proposal. This collector roadway will provide access to the new elementary
school for both bus and parent traffic. Both of these internal roadways are to be
constructed concurrently with development of the site at the developer's
expense.
Consistency: Compliance with the performance standards set forth in
Section 3.3.2 (Standards for Rezoning Actions) along with required
findings in Section 2.4.5 (D)(5) (Rezoning Findings) shall be the basis upon
which a finding of overall consistency is to be made. Other objectives and
policies found in the adopted Comprehensive Plan may be used in the
making of a finding of overall consistency.
Section 3.3.2 (Standards for Rezoning Actions): The applicable
performance standards of Section 3.3.2 and other policies which apply are
as follows:
C) Additional strip commercial zoning on vacant properties shall be
avoided. This policy shall not preclude rezonings on land that at the
time of rezoning has improvements on it . Where existing strip
commercial areas or zoning exists along an arterial street ,
consideration should be given to increasing the depth of the
commercial zoning in order to provide for better project design.
The proposed SAD portion of the initial zoning application is not a strip
commercial zone district. The parcel has a depth of over 1,000 feet and
will have the uses internally orientated. The commercial aspects will
complement the existing Citrus packing house, creating a unique
shopping designation.
D) That the rezoning shall result in allowing land uses which are
deemed compatible with adjacent and nearby land uses both
existing and proposed; or that if an incompatibility may occur, that
sufficient regulations exist to properly mitigate adverse impacts from
the new use.
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 13
The application of specific zoning designations throughout the parcel have
been selected to maximize compatibility with adjacent development. The
Low Density zoning (PRD-5) is proposed along the south and east
portions of the site adjacent to the Iow density Foxe Chase and Del Aire
communities. The Medium Density designation of RM-8 is proposed
between the Linton Office Center, South County Mental Health facility and
Citation Club Rental Community to the west and the proposed SAD parcel
to the east. The SAD parcel is between the proposed RM-8 to the west
and the new elementary school and municipal park site to the east.
Section 2.4.5(D)(5) (Rezoning Findings):
Pursuant to Section 2.4.5(D)(1) (Findings), in addition to provisions of
Section 3.1.1, the City Commission must make a finding that the rezoning
fulfills one of the reasons for which the rezoning change is being sought.
These reasons include the following:
a. That the zoning had previously been changed, or was originally
established, in error;
b. That there has been a change in circumstances which make the
current zoning inappropriate; and,
c. That the requested zoning is of similar intensity as allowed under the
Future Land Use Map and that it is more appropriate for the property
based upon circumstances particular to the site and/or
neighborhood.
As this petition is an initial zoning designation to be applied to property being
annexed the above section does not apply.
A review of the objectives and policies of the adopted Comprehensive Plan
was conducted and the following was found:
Conseryation Element Policy B-2.1: - Submission of a biological survey
and a habitat analysis shall accompany land use requests for...rezonings...
However this requirement shall not apply.., where it is that there are not
such resources.
An Environmental Assessment of the site was conducted by Grant
Thornborough & Associates and submitted in Mamh, 1994. The
conclusions of the study includes a recommendation to preserve the only
environmentally significant parcel (oak hammock site). This is being
accomplished through the application of the Open Space zoning category.
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 14
Housing Element Objective C-2: - Redevelopment and the development of
new land shall result in the provision of a variety of housing types which
shall continue to accommodate the diverse makeup of the City's
demographic profile. Policies which will assure this objective include:
Housing Element Policy C-2.2: Vacant Land areas west of 1-95, shown on
the Future Land Use map as Iow density residential and rural residential,
shall be retained for single family detached housing or Iow density planned
unit residential development.
The development proposal provides a mix of housing types which
includes a Iow density planned unit development on the Iow density
portion of the site.
Compliance with Land Development Regulations: The proposed use is to
be in compliance with the Land Development Regulations.
Items identified in the Land Development Regulations shall
specifically be addressed by the body taking final action on a land
development application/request.
The applicant has submitted a master plan for the SAD component of the
request. Normally, concurrent with the processing of the SAD rezoning
application, a complete site and development plan must be processed. Further,
any future modifications i.e. addition of parking spaces etc. must be processed
as a rezoning of the SAD requiring review by the Planning and Zoning Board and
approval by City Commission. This process was implemented when both
rezonings and site plan reviews were conducted by the Planning and Zoning
Board.
Since 1990 the Planning and Zoning Board has not reviewed site plans,
landscape plans, or elevations except in the case of master plans. The master
plan shows the intensity, and general location of buildings, circulation, parking
and perimeter landscape buffers.
Substantial changes to an SAD including changes in intensity, change of uses
etc. should continue to be reviewed by both the Planning and Zoning Board and
City Commission. However, minor changes to SAD site plans should not. It is
recommended that the Board remand the specific site plan, landscape plan, and
elevations for the SAD portion of this development to the Site Plan Review and
Appearance Board (SPRAB) for approval. In addition , language should be
added to the SAD ordinance specifying that future modifications which are not
substantial and do not deal with intensification or types of uses can be reviewed
by SPRAB and processed as site plan modifications.
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 15
In reviewing the SAD sketch plan the following Land Development issues are
noted and must be addressed with the future submittals of the specific site plan,
landscape plan, and elevations:
* A 30' landscape buffer is required along Linton Boulevard pursuant to Section
4.3.4 (H)(6). This buffer is to be in addition to the 80' LWDD canal right of
way currently shown as the landscape buffer.
· After provision of the 30' landscape buffer the location of the northernmost
building along with the provision of parking north of the building should be
revisited.
· A total of 54 of 226 parking spaces are provided in close proximity to the
shops. If the development is successful conveniently located parking
would be limited. Revisiting the location of the parking spaces may be
appropriate.
· The location of the pedestrian circulation system should be shown.
Presently, there are no Sidewalk connections or crosswalk locations shown
between groups of stores, and parking areas. In addition, the sidewalk/
pedestrian connection along the spine road (new access road) should be
noted.
· The future elevations of buildings which have their sides or rears facing
Linton Boulevard should be provided with additional detail and facade
features to minimize the aesthetic impact.
Parking spaces are not to exceed 10 spaces in a row without being separated
by a landscape island, conflicts are noted east of the packing house. In
addition, all handicap spaces are to be provided with 5' ramp areas. Per ADA
standards parking lots between 201 and 300 parking spaces are required to
have a minimum of 7 handicap spaces, 6 have been provided.
The PRD zoned portion of the property will require submittal of a master plan
{Section 4.4.7(E)} which must be reviewed and approved by the Planning and
Zoning Board. The SAD and RM-8 components will require site plan approval
by the Site Plan Review and Appearance Board. In addition, a preliminary plat
must be provided for the entire site identifying the location of the access
roadway, new collector road, main utilities, lift station location, etc. Final plats
will be required for each section of the development i.e. PRD, RM-8 and SAD.
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 16
The initial zoning is not in a geographic area requiring review by either the HPB
(Historic Preservation Board), DDA (Downtown Development Authority) or the
CRA (Community Redevelopment Agency).
Notification of Adjacent Local Governments:
Per Policy A-1.7 of the Intergovernmental Coordination Element of the City of
Delray Beach Comprehensive Plan notification must be provided to an adjacent
unit of government of any development proposal which involves a private land
use petition requiring Local Planning Agency review and located within one-
quarter mile of the boundary of that unit of government. Notice of this application
has been sent to City of Boca Raton and Palm Beach County Planning Division.
No objections have been received for either government agency.
Neighborhood Notice:
Formal public notice has been provided to property owners within a 500' radius
of the subject property. A special certified notice has been sent to each of the
property owners of record.
Courtesy notices have been sent to:
* Helen Coopersmith (PROD)
* Erminio P. Guiliano (Foxe Chase)
* Saul Weinburger, (Del Aire )
* Jim Goggin (Country Lake Association)
* Shadywoods Homeowners Association.
* Spanish Wells Condo Association
* Gretchen Bacon, Oakmont Residential Assoc.
The annexation of this property is consistent with the Comprehensive Plan
policies which call for annexation of eligible properties (Future Land Use
Element, Policy B-3.4).
The proposed initial zoning designations of PRD-5, RM-8, OS, and SAD are
consistent with the proposed Future Land Use designations of Low Density,
Medium Density, Open Space, and Transitional being processed as part of 95-1.
P&Z Staff Report
Annexation and Initial Zoning - Bloods Property
Page 17
The proposed development intensities allowed under the proposed initial zoning
request are significantly less than the maximums allowed under the advisory
designation established in 1989 and the initial annexation request of April, 1994.
Given the above the proposal is consistent, compatible, and harmonious with
adjacent properties and the City as a whole.
A. Continue with direction.
B. Recommend approval of the annexation request and initial zoning
based on positive findings with respect to Section 2.4.5(D)(1)
(Rezoning Findings), Section 3.1.1, and the Performance
Standards of Section 3.3.2, policies of the Comprehensive Plan.
C. Recommend denial of a annexation and initial zoning based on a
failure to make positive findings.
Recommend approval of the Annexation request with an initial zoning of PRD-5
(51.25 acres), RM-8 (29.09 acres), OS (3.92 acres), and SAD (9.84 acres) based
upon positive findings with respect to Section 3.1.1, Section 3.3.2, Section
2.4.5(D)(1) and policies of the Comprehensive Plan and upon the following
findings:
· That the property is contiguous, reasonably compact and does not create an
enclave;
· That services will be provided to the property in a manner similar to other
similar properties within the City.
O'BRIEN, SUITER & O'BRIEN, INC.
Land Surveyors
2601 N. FEDEI~AL HIGHWAY DEl.,AY 276.4501
DELRAY BEACH. FLORIDA :33483 BOYNTON 732-3279
AUGUST 23, 1995
THAT PART OF SECTION 25, TC~NSHIP 46 SOUTH, RANGE 42 EAST, PALM BEACH OC~NTY,
FLORIDA, DESCRIBED AS FOLLOA'S:
O3PI"ENCE AT THE EST QUARTER SECT ION OORNER OF SA I D SECT ION 25; THENCE
N.sgoo9'57"E., ALONG THE EAST-WEST QUARTER SECTION LINE OF sAIO SECTION 25, 40.00
FEET TO THE POINT OF BEGINNING; THENCE N.OO59'57"W., ALONG A LINE 40.00 FEET EAST
OF ANO PARALLEL WITH THE WEST LINE OF SAID SECTION 25, 336.22 FEET; THENCE
N.89o09' 13"E., ALONG THE NORTH LINE OF THE SOUTH HALF (S. 1/2) OF THE SoLYrI~EST
QUARTER (S,W,1/4) OF THE S(XJ1teEST QUARTER (S.W.1/4) OF THE NORTHal~STQUARTER
(N.W.1/4) OF SECTION 25, 632.92 FEET; THENCE S. lo01'13"E., ALONG~ EAST LINE OF
THE SCUTHHALF (S.1/2) OF THE SOUT1-MESTCIUARTER (S.W.1/4) OF THE SCUTHWESTQUARTER
(S.W.1/4) OF THE NORTt-f~ST QUARTER (N.W.1/4) OF SECTION 25, 336.36 FEET; THENCE
N.89o09'57"E., ALONG THE EAST-WEST QUARTER SECTION LINE OF SECTION 25, 673.04 FEET;
THENCE N.1o02'29"W., ALONGTI~WEST LINE OF THE EAST HALF (E.1/2) OF THE NORTI-f~ST
QUARTER (N.W.1/4) OF SECTION 25, 346.75 FEET; THENCE N.87o22'41"E., 300.11 FEET;
THENCE N.80o18'41"E., 121.93 FEET; THENCE N.86O35'O7"E., 114.70 FEET TO A POINT OF
OJRVATURE OF A CURVE CX3NCAVE NORTI-IRESTERLY W l TH A RADIUS OF 98.38 FEET AND A
CENTRAL ANGLE OF 86050'54"; THENCE NORTHEA~RLY, ALONG THE ARC OF SAID CURVE,
149.13 FEET; THENCE N.1o44'13"E., 108.07 FEET; THENCE N.87o31'47"W., 366.51 FEET;
THENCE N.6O13'37"W., 66.33 FEET; THENCE N.84o26'55'~., 268.05 FEETTOTHE SAID WEST
LINE OF THE EAST HALF (E.1/2) OF THE NOR'II-b~ST QUARTER (N.W.1/4) OF SECTION 25;
THENCE N. lO02'29'~., ALONG SAID WEST LINE, 318.45 FEET; THENCE N.86O52'27"E.,
1508.39 FEET TO THE WEST LINE OF PLAT OF FOXE CHASE, AS RE~ IN PLAT BOOK 38,
PAGES 1 AND 2OF THE PUBLIC REOORDSOF PALM BEACHOOUNTY, FLORIDA; THENCE
S. lO07'33"E., ALONQSAIDWEST LINE, 1021.08 FEET TO THE EAST-RESTQUARTER SECTION
LINE OF SECTION 25; THENCE S.89o09'57'~., ALONGI SAID EAST-WEST QUARTER SECTION
LINE, 837.00 FEET TO THE NOR~ST OORNER OF THE NORTHEAST QUARTER (N.E.1/4) OF THE
NOR'TI-EAST QUARTER (N.E.1/4) OF THE scLm-fREST QUARTER (S.W. 1/4) OF SECTION 25;
THENCE S. lO03'45"E., ALONO THE WEST LINE OF THE THE NOR11-~AST QUARTER (N.E. 1/4) OF
THE NORTI-EAST QUARTER (N.E.1/4) OF THE SCUTI-I~ST QUARTER (S.W.1/4) OF SECTION 25;
89.33 FEET TOT HE NORTHEAST OORNER OF THE PLAT OF DEL-AIREGOLF CLUB SECOND
ADOITION~ AS RECX3RDEO IN PLAT BOOK 39, PAGES 66 AND 67 OF THE PUBLIC REOORDS OF
PALHBEACH ~, FLORIDA; THENCE SOLm4#ESTERLY AND WESTERLY ALONG THE ARC OF A
CURVE OONCAVE NORTI-ERLY W I TH A RAD I US OF 685.00 FEET, A CENTRAL ANGLE OF 78o 21' 26"
AND A LINE TO THE RADIUS POINT OF SAID CURVE BEARING N.62o11'42"W., 936.80 FEET;
THENCE N.73o50' 16'~., 223.46 FEET TO A POINT OF CURVATURE OF A CURVE CONCAVE
SCXm-ERLY WITH A RADIUS OF 685.00 FEET AND A CENTRAL ANCLE OF 6o43'38"; THENCE
WESTERLY, ALONQ'[1-E ARC OF SAID CURVE, 80.43 FEET; THENCE N.80o33'54"W., 268.51
FEET TO A POINT OF CtJRVAT1JRE OF A CURVE CONCAVE SOUTHERLY WITH A RADIUS OF 685.00
FEET AND A CENTRAL ANGLE OF 20o22'20"; THENCE WESTERLY, ALONG THE ARC OF SAID
CURVE, 243.56 FEET; THENC~ s.7go03'46"W., 384.56 FEET TO A LINE 40.00 FEET EAST OF
AND PARALLEL WITH THE WEST LINE OF SECTION 25; THENCE N.0O59'57'~., ALONG SAID
PARALLEL LINE, 351.07 FEET TO THE SAID POIHT OF BEGINNING.
ORDER NO. 93-22
O'BRIEN, SUITER & O'BRIEN, INC.
Land Surveyors
2601 H. FI~DERAL HIGHWAY DELRAY 276.4501
~Et,A~' ,EACH. FrO,mA 334~ ,m',mN
AUGUST 23, 1995
THAT PART OF SECTION 25, TOWNSHIP 46 SOUTH, RAN(~ 42 EAST, PALI~ BEACH OOUNTY,
FLOR I DA, DESCR I BED AS FOLLOWS:
~NC~ AT THE WEST QUARTER SECTION OORNER OF SAID SECTION 25; THEN(~
N.89oog'57"E., ALONG THE EAST-WEST QUARTER SECTION LINE OF SAID SECTION 25, 1346.08
FEET TO THE WEST LINE OF THE EAST HALF (E. 1/2) OF TH~ NOR~ST QUARTER (N.W. 1/4) OF
SECTION 25; THENCE N.lo02'29'~., ALONQ THE SAIO WEST LINE, 1013.40 FEET TO THE POINT
OF BEGINNING; THENCE N.88o52'27"E., 908.39 FEET TO A LINE 600.00 FEET WEST OF ANO
PARALLEL WITH THE WEST LINE OF THE PLAT OF FOXE CHASE, AS REOORDED IN PLAT BOOK 38,
PAGES 1 AND 2 OF THE PUBLIC REOORDS OF PALM BEACH ~, FLORIDA; THENCE
N. lo07'33'~., ALONG SAID PARALLEL LINE, 651.60 FEET; THENCE S.88052'27"W., 22.30
FEET TO A POI NT OF CURVATURE OF A CURVE OONC. AVE SOUIHERLY W l TH A RADI US OF 150.00
FEET AND A CENTRAL ANGLE (~ 36051'34"; 7HENCE WESTERLY, ALONG TI~ ARC OF SAID CURVE,
96.50 FEET; THENCE S.52O00'53'~., 32.98 FEET; THENCE N.37o59'07'~., 165.99 FEET TO A
POINT OF CURVATURE OF A CURVE ~VE EASTERLY WITH A RADIUS OF 370.00 FEET AND A
CENTRAL ANGLE OF 37o03' 10"; THENCE NORTHERLY, ALONG THE ARC OF SAID CURVE, 239.28
FEET; THENCE N.0O55'57'~., 248.80 FEET TO POINT OF CURVATURE OF A CURVE ~VE
EASTERLY WITH A RADIUS OF 220.00 FEET AND A CENTRAL ANGLE OF 12o52'1 l"j THENCE
NORTHERLY, ALONG THE ARC OF SAID CURVE, 49.42 FEET; THENC~ N.11o55'14"E., 206.78
FEET TO A POI NT OF CURVATURE OF A CURVE ~VE WESTERLY Wl TH A RADIUS OF 300.00
FEET AND A CENTRAL ANGLE OF 12o 52' 11" = THENCE NORTHERLY, ALONG THE ARC OF SA I D
CURVE, 67.39 FEET; THENCE N.0o55'57'1~/., 152.08 FEET TO THE NORTH LINE OF SAID
SECTION 25; THENCE S.89o04'03"W., ALONG SAID NORTH LINE, 655.27 FEET TO THE WEST
LINE OF EAST HALF (E.1/2) OF THE NOR1TI~ST QUARTER (N.W. 1/4) OF SAID SECTION 25;
THENCE S. lo 02' 29"E., ALONG SA ID WEST L I NE, 1678.85 FEET TO THE SAID POI NT OF
BEG INN I NG.
ORDER NO. 93-22
O'BRIEN, SUITER & O'BRIEN, INC.
Land Surveyors
DEIRA¥ BEACH, FLORIOA 334~3 80YNTON 73~-3~79
AUGUST 23, 1995
THAT PART OF SECTI ON 25, TOWNSH I P 46 SOUTH, RANGE 42 EAST, PALH BEACH OOUNTY,
FLOR I DA, DESCR I BED AS FOLLONS:
O01~ AT THE WEST QUARTER SECTION OORNER OF SAID SECTION 25; THENCE
N.89oO9'57"E., ALONG THE EAST-WEST QUARTER SECTION LINE OF SAIO SECTION 25, 1346.08
FEET TO THE WEST LINE OF THE EAST HALF (E. 1/2) OF THE NORTH~ST QUARTER (N.W.1/4)
OF SECTION 25; THENCE N. lo02'29"W., ALONG THE SAIO WEST LINE, 1013.40; THENCE
N.88o52'27"E., 908.39 FEET TO A LINE 600.00 FEET WEST OF AND PARALLEL WITH THE WEST
LINE OF THE PLAT OF FOXE CHASE, AS RE~ IN PLAT BOOK 38, PAGES 1 AND 2 OF THE
PUBLIC REOORDS OF PALM BEACH C(XJNTY, FLORIDA; THENCE N. lO07'33'~., ALONG SAID
PARALLEL LINE, 651.60 FEET TO THE POINT OF BEGINNING; THENCE S.88o52'27"W., 22.30
FEET TO A POINT OF CURVATURE OF A CURVE OONC~VE SOUTHERLY WITH A RADIUS OF 150. O0
FEET AND A CENTRAL ANGLE OF 360 51' 34"; THENCE WESTERLY, ALONG THE ARC OF SA I D
CURVE, 96.50 FEET; THENCE S.52o00'53"W., 32.98 FEET; THENCE N.37o59'OT"W., 165.99
FEET TO A POINT OF CURVATURE OF A CURVE OONCAVE EASTERLY WITH A RADIUS OF 370.00
FEET AND A CENTRAL ANGLE OF 37o03' 10"; THENCE NORTHERLY, ALONG THE ARC OF SAID
CURVE, 239.28 FEET; THENCE N.0o55'57'~/., 248.80 FEET TO POINT OF CURVATURE OF A
CURVE ~VE EASTERLY WITH A RADIUS OF 220.00 FEET AND A CENTRAL ANGLE OF
12o 52' 11"; THENCE NORTHERLY, ALONG THE ARC OF SA I D CURVE, 49.42 FEET; THENCE
N.11o56'14"E., 206.78 FEET TO A POINT OF CURVATURE OF A CURVE ~VE WESTERLY WITH
A RADIUS OF 300.00 FEET AND A CENTRAL ANGLE OF 12o52'11"; THENCE NORTHERLY, ALONG
THE ARC OF SAID CURVE, 67.39 FEET; THENCE N.0o55'57'~9., 152.08 FEET TO THE NORTH
LINE OF SAID SECTION 25; THENCE N.89oo4'O3"E., ALONG SAID NORTH LINE, 237.17 FEET
TO THE SOUTH RIGHT OF WAY LINE OF GERHANTOWN ROAD; THENCE S.69o35'37"E., ALONG SAID
SOUTH RIGHT OF WAY LINE, 264.'/'5 FEET TO A POINT ON A CURVE ~VE EASTERLY WITH A
RADIUS OF 400.00 FEET, A CENTRAL ANGLE OF 18o16'32" AND A CHORD BEARING
S.13o33'49"E.; THENCE SOUTHERLY, ALONG THE ARC OF SAIO CURVE 127.59 FEET TO A POINT
OF REVERSE CURVATURE OF A CURVE CONCAVE WESTERLY WITH A RADIUS OF 320.00 FEET AND A
CENTRAL ANGLE OF 3o57'27"; THENCE SOUTHERLY, ALONG THE ARC OF SAID CURVE 22.10
FEET; THENCE S.88o52'27"W,, 17,57 FEET; THENCE S,lO07'33"E,, 197.T9 FEET; THENCE
S.43052'27"W,, 212, 13 FEET; THENCE S. lo07'33"E,, 360,00 FEETs THENCE S.88o52'27"W.,
100.00 FEET; THENCE S,lO07'33"E., 74.40 FEET TO THE SAID POINT OF BEGINNING.
ORDER NO. 93-22
O'BRIEN, SUITER & O'BRIEN, INC.
Land Surveyors
2601 N. FEDERAl. HIOHWAY DELRAY 276-4501
DELRAY BEACH, FLORIDA 33483 BOYNTON 732-3279
AU~ST 23, 1995
DEScRIpTION PARCEL 4 ............
THAT PART 0F~ SECTION 25, TCINNSH! P 46 SOUTH, RANGE 42 EAST, PALM BEACH OOUNTY,
FLOR I DA, DES~ I BEO AS FOLLCINS:
BEGIN AT THE ~ST OORNER OF THE PLAT OF FOXE CHASE, AS REOORDED IN PLAT BOOK
38, PA_.G~,S ,1, AND 2~F THE PUBLIC REO3RDS OF PALM BEACH OOUNTY, FLOR IDA; THENCE
N.69o35 37 W., ALONG THE SOUTH RIGHT OF WAY LINE OF GERHANTOWN ROAD, 394.75 FEET TO
A POINT ON A CURVE ~VE EASTERLY WITH A RADIUS OF 400.00 FEET, A CENTRAL ANGLE
OF 18o 16 ' 32" AND A ~ BEAR ! NG S. 13o 33' 49"E. ~ THENCE SOUTHERLY, ALONG THE ARC OF
SAID CURVE 127.59 FEET ~:)A POINT OF REVERSE CURVATURE OF A CURVE CONCAVE WESTERLY
W lTH~A RADIUS OF 320.00 I~:ET AND A CENTRAL ANGLE OF 3~57'27"~ T~ENCE SOUTHERLY,
ALOI4G THE ARC OF SAID CURV~ 22.10 FEET; ,~..,,!~_ N.88o52'27"E., 132.43 FEET; THENCE
S. lo07'33"E., 72.79 FEET; TI~NCE N.68052 31 E., 212.83 FEET TO THE SAID POINT OF
BEGINNING. ~
ORDER NO. 93-22
O'BRIEN, SUITER & O'BRIEN, INC.
Land Surveyors
~601 N. FEDERAt HIGHWAY DEI. RAY 276-4501
DELRAY 8EACH, FLORIDA 33483 BOYNTON 732-3279
AUGUST 23, 1995
DESCRIPTION PARCEL 5 ~ ~
THAT PART OF SECT ION 25, TOHNSH I P 46 SOUTH, RAN(3E 42 EAST, PALM BEACH COUNTY,
FLORIDA, DESCRIBED AS FOLLC~S:
OCt*t~N(~ AT THE WEST QUARTER SECT ION OORNER OF SA I D SECT ION 25; THENCE
N.89oo9'57"E., ALONG THE EAST-WEST QUARTER SECTION LINE OF SAIO SECTION 25, 1346.08
FEET TO THE WEST LINE OF THE EAST HALF (E.1/2) OF THE NORTI'MEST QUARTER (N.W. 1/4)
OF SECTION 25; THENCE N. loO2'29"W., ALONG THE SAIO WEST LINE, 346.75 FEET TO TIlE
POINT OF BEGINNING; THENCE N.87o22'41"E., 300.11 FEET; THENCE N.80o18'41"E., 121.93
FEET; THENCE N.88o35'07"E., 114.70 FEET TO A POINT OF CURVATURE OF A CURVE OONCAVE
NORTI-INESTERLY WITH A RADIUS OF 98.38 FEET AND A CENTRAL ANGLE OF 8~o50'
NORTHEASTERLY, ALONG THE ARC OF SAID CURVE, 149.13 FEET; THENC~ N. lO44' 13"E.,
108.07 FEET; THENCE N.87o31'47"W., 366.51 FEET; THENCE N.I~o13'37"W., 66.33 FEET;
THENCE N.84o26'55"W., 268.05 FEET TO THE SAID WEST LINE OF THE EAST HALF (E. 1/2) OF
THE NOR'ITt~ST QUARTER (N.W.1/4) OF SECTION 25; THENCE S. lO02'29"E., ALONG SAID WEST
LINE, 348.20 FEET TO THE SAID POINT OF BEGINNING.
ORDER NO. 93-22