Ord 15-99 OP/)INANCE NO 15-99
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF
DELRAY BEACH, FLORIDA, REZONING AND PLACING LAND
PRESENTLY ZONED R-1-A (RESIDENTIAL SINGLE FAMILY)
DISTRICT IN THE CF (COMMUNITY FACILITIES) DISTRICT;
SAID LAND BEING LOTS 2 THROUGH 7, INCLUSIVE, BLOCK 2,
PLAT 1 OF 2, SOUTHRIDGE, LOCATED ON THE SOUTH SIDE OF
STERLING AVENUE, APPROXIMATELY 150 FEET WEST OF SOUTH
SWINTON AVENUE, AS THE SAME IS MORE PARTICULARLY
DESCRIBED HEREIN; AMENDING "ZONING MAP OF DELRAY
BEACH, FLORIDA, 1994"; PROVIDING A GENERAL REPEALER
CLAUSE, A SAVING CLAUSE, AND AN EFFECTIVE DATE.
WHEREAS, the property hereinafter described is shown on the
Zoning District Map of the City of Delray Beach, Florida, dated
April, 1994, as being zoned R-1-A (Single Family Residential)
District; and
WHEREAS, at its meeting of March 15, 1999, the Planning and
Zoning Board for the City of Delray Beach, as Local Planning Agency,
considered this item at a public hearing and voted unanimously to
recommend that the property hereinafter described be rezoned, based
upon positive findings; and
WHEREAS, it is appropriate that the Zoning District Map of
the City of Delray Beach, Florida, dated April, 1994, be amended to
reflect the revised zoning classification.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF DELRAY BEACH, FLORIDA, AS FOLLOWS:
Section 1. That the Zoning District Map of the City of
Delray Beach, Florida, dated April, 1994, be, and the same is hereby
amended to reflect a zoning classification of CF (Community
Facilities) District for the following described property:
Lots 2 through 7, inclusive, Block 2, Plat 1 of 2,
SOUTHRIDGE, according to the Plat thereof as recorded in
Plat Book 13, Page 38 of the Public Records of Palm Beach
County, Florida.
The subject property is located on the south side of
Sterling Avenue, approximately 150 feet west of South
Swinton Avenue; containing 0 70 acres, more or less
Section 2. That the Planning Director of said City shall,
upon the effective date of this ordinance, amend the Zoning Map of
the City of Delray Beach, Florida, to conform with the provisions of
Section 1 hereof.
Section 3. That all ordinances or parts of ordinances in
conflict herewith be, and the same are hereby repealed.
Section 4. 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 5. That this ordinance shall become effective
immediately upon passage on second and final reading.
PASSED AND ADOPTED in regular session on second and final
reading on this the 20th day of APRIL , 1999.
ATTEST:.
First Reading April 6, 1999
Second Reading April 20, 1999
-2-
Ord. No. 15-99
S.W. 9TH ST.
S.W. CT.
S.W. 10TH STREET
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.~. - REZONING -
o¥¥ o~' DELRA¥ BE^CH, ~'L FROM: R-1-A (SINGLE FAMILY RESIDENTIAL) TO: CF (COMMUNITY FACILITIES)
PLANNING ~ ZONING DEPARTMENT
-- D/G/TAt E~ASE M,4P SYSTEM -- MAP REF: LM324
MEMORANDUM
TO: MAYOR AND CITY COMMISSIONERS
FROM: CITY MANAGER~
SUBJECT: AGENDA ITEM /O ~ - REGULAR MEETING OF APRIL 20, 1999
ORDINANCE NO. 15-99 (REZONING ASSOCIATED WITH BAR AND
FERG'S ACADEMY)
DATE: APRIL 15, 1999
This is second reading and a quasi-judicial public hearing for
Ordinance No. 15-99 which rezones a parcel of land from R-1-A
(Single Family Residential) to CF (Community Facilities)
District to accommodate the expansion of Bar and Ferg's Academy
to add a private elementary school. The subject property is
located on the south side of Sterling Avenue, approximately 150
feet west of South Swinton Avenue, and contains 0.70 acres.
In 1984, the City Commission approved a conditional use request
to allow the establishment of Bar and Ferg's Academy, a child
care 'facility including kindergarten, within the R-1-A zoning
district. The academy currently occupies Lots 2-6, Block 2,
Southridge subdivision, and wishes to expand its operation to
the west onto Lot 7 for the addition of an elementary school.
Elementary schools are not allowed in the R-1-A district; hence,
the request for rezoning of the property.
The P.lanning and Zoning Board considered the proposed rezoning
at a public hearing on March 15, 1999. There was no public
testimony. The board voted 6 to 0 to recommend approval of the
rezoning from R-1-A to CF for Bar and Ferg's Academy, based upon
positive findings with respect to Chapter 3 (Performance
Standards) and Section 2.4.5(D) (5) of the Land Development
Regulations, and policies of the Comprehensive Plan. At first
reading on April 6, 1999, the City Commission passed the
ordinance by unanimous vote.
Recommend approval of Ordinance No. 15-99 on second and final
reading, based upon the findings and recommendation of the
Planning and Zoning Board.
ref:a~memo8
ORDINANCE NO. 15-99
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF
DELRAY BEACH, FLORIDA, REZONING AND PLACING LAND
PRESENTLY ZONED R-1-A (RESIDENTIAL SINGLE FAMILY)
DISTRICT IN THE CF (COMMUNITY FACILITIES) DISTRICT;
SAID LAND BEING LOTS 2 THROUGH 7, INCLUSIVE, BLOCK 2,
PLAT 1 OF 2, SOUTHRIDGE, LOCATED ON THE SOUTH SIDE OF
STERLING AVENUE, APPROXIMATELY 150 FEET WEST OF SOUTH
SWINTON AVENUE, AS THE SAME IS MORE PARTICULARLY
DESCRIBED HEREIN; AMENDING "ZONING MAP OF DELRAY
BEACH, FLORIDA, 1994"; PROVIDING A GENERAL REPEALER
CLAUSE, A SAVING CLAUSE, AND AN EFFECTIVE DATE.
WHEREAS, the property hereinafter described is shown on the
Zoning District Map of the City of Delray Beach, Florida, dated
April, 1994, as being zoned R-1-A (Single Family Residential)
District; and
WHEREAS, at its meeting of March 15, 1999, the Planning and
Zoning Board for the City of Delray Beach, as Local Planning Agency,
considered this item at a public hearing and voted unanimously to
recommend that the property hereinafter described be rezoned, based
upon positive findings; and
WHEREAS, it is appropriate that the Zoning District Map of
the City of Delray Beach, Florida, dated April, 1994, be amended to
reflect the revised zoning classification.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF DELRAY BEACH, FLORIDA, AS FOLLOWS:
Section 1. That the Zoning District Map of the City of
Delray Beach, Florida, dated April, 1994, be, and the same is hereby
amended to reflect a zoning classification of CF (Community
Facilities) District for the following described property:
Lots 2 through 7, inclusive, Block 2, Plat 1 of 2,
SOUTHRIDGE, according to the Plat thereof as recorded in
Plat Book 13, Page 38 of the Public Records of Palm Beach
County, Florida.
The subject property is located on the south side of
Sterling Avenue, approximately 150 feet west of South
Swinton Avenue; containing 0.70 acres, more or less.
Section 2. That the Planning Director of said City shall,
upon the effective date of this ordinance, amend the Zoning Map of
the City of Delray Beach, Florida, to conform with the provisions of
Section 1 hereof.
Section 3. That all ordinances or parts of ordinances in
conflict herewith be, and the same are hereby repealed.
Section 4. 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 5. That this ordinance shall become effective
immediately upon passage on second and final reading.
PASSED AND ADOPTED in regular session on second and final
reading on this the day of , 1999.
MAYOR
ATTEST
City Clerk
First Reading
Second Reading
-2-
Ord. No. 15-99
cS'W' F, I I: I ~J-~ r ,., 10TH j~ II i STREET i ~ ~ S.EB ~ · ~ -1 ~ OTH STREET PLACE
PINE GROVE , ~ I ~ I ~ ~ CONDOS
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OF DELRA Y STERLING AVENUE
LIN TON TRUSS
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THE
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SANI ~A rlON DEL~A
SELF S VORAGE
LIN TON I BOULEVARD
~ - REZONING -
OT~ ~ ~L~*~ ~*C., ~L FROM: R-I-A (SINGLE FAMILY RESIDENTIAL) TO: CF (COMMUNI~ FACILITIES)
i PLANNING ~ Z~IN~
-- ~T~ ~E ~P ~E~ --- MAP REF: LM~24
PLANNING AND ZONING BOARD
CITY (DF DELRAY BEACH ---STAFF REPORT---
MEETING DATE: March 15, 1999
AGENDA ITEM: IV.D.
ITEM: Rezoning From R-I-A (Single Family Residential) to CF (Community
Facilities) Zoning District for a Parcel of Land Located on the South Side of
Sterling Avenue, Approximately 150 Feet West of South Swinton Avenue
For Bar and Ferg's Academy. -- ~' i ......
S.W. 8TH ST.
Location .......................... South side of Sterling Avenue, I i ' .
approximately 150 feet west of .. s.w. _
South Swinton Avenue
/
/I/
Property Size .................. 0.70 Acre
Future Land Use Map ..... Low Density (0-5 d.u./ac.)
Current Zoning ................Residential) R-1-A (Single Family
Proposed Zoning ............. CF (Community Facilities) [~1I, SITE~ ~ ,, ~ .... ~/~ ~ ~/-~
Adjacent Zoning .... NoAh: R-1-A
East: R-,-A
South: CF
~xisti~ C,ad USe ........... A 4,43~ sq. ~. Dui[din~ with S ~*_ ..~
classrooms, 11 parking spaces,
student drop-off area, and ,
dumpster enclosure. ,,~ ~ss / ~/ /
Proposed Land Use ........ Rezoning to a more
appropriate Zoning Designation ~' ~u~r~ /~/
/
to accommodate a private ~ ~,r~r,o~ / I /
elementaw school
Water Se~ice ................. Existing on Site.
Sewer Se~ice ................. Existing on Site.
L~N TON BOULEVARD
The action before the Board is making a recommendation on a rezoning request from
R-1-A (Single Family Residential) to CF (Community Facilities) for Bar and Ferg's
Academy.
The subject property is located south of Sterling Road between SW 4th Avenue and
Swinton Avenue, and contains approximately 0.7 acres.
Pursuant to Section 2.2.2(E), the Local Planning Agency shall review and make a
recommendation to the City Commission with respect to rezoning of any property within
the City.
The subject property is zoned R-I-A (Single Family Residential) and involves Lots 2-7,
Block 2, of Southridge subdivision. At its meeting of December 4, 1984, the City
Commission approved a conditional use request to allow the establishment of a child
care facility (including kindergarten) on Lots 2-6 for Bar and Ferg's Academy. The
approval was conditioned upon a maximum capacity of 71 students.
The academy wishes to expand its operation to the west onto Lot 7 for the addition of
an elementary school. Elementary schools are not allowed in the R-I-A zone district,
therefore the applicant is requesting that the subject property be rezoned from R-I-A to
CF (Community Facilities). Under the CF zone district private schools are allowed as a
conditional use, which is discussed under a separate report.
The development proposal is to rezone Lots 2-7, Block 2, of Southridge Subdivision,
from R-I-A to CF for Bar and Ferg's Academy.
Currently, the site contains a 4,431 square foot building with 5 classrooms, 11 parking
spaces, student drop-off area, and dumpster enclosure. The development proposal
involves a 1,978 square foot building addition to be located along the west side of the
building, which necessitates the relocation of the existing parking lot and dumpster
enclosure to the west of the proposed addition. The new parking lot will consist of 16
parking spaces. The expansion will accommodate 2 classrooms and 54 students
(grades pre-school through 6th) for a total capacity of 125 students.
P&Z Staff Report
Rezoning from R-I-A to CF for Bar and Ferg's Academy
Page 2
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.
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 Future Land Use Map designation for the subject property is Low Density
Residential. The requested zoning change is from R-1-A to CF. Pursuant to
LDR Section 4.4.21(A), the proposed zoning designation of CF is deemed
consistent with all land use designations including the existing Low Density
Residential Future Land Use Map designation. Pursuant to LDR Section
4.4.21(D)(2), schools are allowed as a conditional use.
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.
Streets and Traffic:
A traffic impact study was submitted with the request. Under the current R-1-A zoning
designation a single family dwelling could be built on the unimproved lot. Traffic
generation rates for single family homes are 10 ADT. The increase in enrollment by 54
students will generate 183 additional trips per day. Thus, there is a net potential
increase of 173 ADT from the proposed rezoning. The adjacent roadway links are not
over or at capacity and the project meets the criteria outlined in Palm Beach County
Traffic Performance Standards. Therefore, there should be little or no impact on this
level of service standard.
Water and Sewer:
Water and sewer service is available to the site via a 6" water main and an 8" sewer
main located within Sterling Avenue right-of-way. The rezoning from R-1-A to CF will
slightly increase water and sewer demands, however, there is adequate capacity at the
existing facilities to accommodate this development proposal.
P&Z Staff Report
Rezoning from R-I-A to CF for Bar and Ferg's Academy
Page 3
Parks and Recreation:
Parks and Recreation dedications do not apply to non-residential developments.
Solid Waste:
The proposed 1,978 square foot expansion will generate 10.6 tons of solid waste per
year. A single family dwelling would generate 1.99 tons of solid waste per year. While
there is a net increase in solid waste generation (8.61 tons), the Solid Waste Authority
indicates in its annual report that the established level of service standards for solid
waste will be met for all developments until 2021.
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:
A) That a rezoning to other than CF within stable residential area shall be
denied.
The subject property is located within a neighborhood classified as
"Rehabilitation" in the Housing Element of the Comprehensive Plan, and is being
rezoned to CF. Therefore, the above standard does not apply.
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.
The subject property is bordered by the following zoning designations: to the
south and west, by CF zoning; to the north and east by R-I-A zoning. The
surrounding land uses are: to the south and west by a residential office; to the
east by a retention area; and to the north by single family residences.
The daycare/school is located on the perimeter of a residential neighborhood and
has not experienced any compatibility problems to date. There are no
compatibility concerns with the retention area located to the east or the
residential/office use to the west and south. The existing playground area is to
remain on the east side of the property and is not being expanded. Therefore, no
additional noise from the playground area should be generated by this
P&Z Staff Report
Rezoning from R-I-A to CF for Bar and Ferg's Academy
Page 4
development proposal. Other than a minor increase in trafffic due to the addition
of 40 students to the existing facility, no compatibility concerns are noted.
Section 2.4.5(D)(5) (Rezoning Findings):
Pursuant to Section 2.4.$(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 masons
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;
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.
The applicant submitted a justification statement as a part of the rezoning application.
The statement indicates that the applicable reason is "c". The justification statement is
summarized below:
"The School was built in 1986 .... The corner lot to the east is used as a drainage
retention area. The contiguous property to the south is zoned Residential Office
[Note: This was recently changed to CF] and there are other mixed uses in the
neighborhood. In consideration of the existing uses in the area and the fact that
the school was constructed with the existing residential uses, a CF rezoning is
appropriate."
Comment: The justification statement addresses Item "c" as the basis for which the
rezoning should be granted, that the zoning is of similar intensity as allowed under the
Future Land Use Map and that it is more appropriate for the property based upon
circumstances particular to the site and/or neighborhood. The rezoning will
accommodate the expansion of an existing childcare facility and private school, which
has co-existed with the neighborhood for nearly 13 years. The facility services the
children in the adjacent residential neighborhoods, which is a needed use in the
community.
A review of the objectives and policies of the adopted Comprehensive Plan was
conducted and no applicable objectives or policies were found.
Compliance with Land Development Regulations: The proposed use is to be in
compliance with the Land Development Regulations. Items identified in the Land
P&Z Staff Report
Rezoning from R-1-A to CF for Bar and Ferg's Academy
Page 5
Development Regulations shall specifically be addressed by the body taking final
action on a land development application/request.
The applicant has submitted a Sketch Plan. While the submitted sketch plan is not
being formally considered at this time, the following comments are provided.
LDR Section 4.4.21(H) CF District Special Regulations:
When this district (CF) is adjacent to residential zoning, the perimeter landscape area
should be 15'; or, as an alternative, a wall, decorative fencing, or hedging should be
installed for aesthetic and buffering purposes. This would apply along the north and east
property lines. While modifications are not being proposed at this time along these
property lines (except for Lot 7), it would be appropriate for the existing landscaping to
be upgraded to comply with this special regulation. This item is further discussed in the
Conditional Use report.
LDR Section 6.1.3 Sidewalks:
A 5' wide sidewalk exists along the south side of Sterling Avenue except in front of this
development. As part of this development proposal a sidewalk will be required along
the frontage of the property that ties into the existing sidewalks that dead-end at the
east and west property lines.
The rezoning is not in a geographical area requiring review by either the HPB (Historic
Preservation Board), DDA (Downtown Development Authority) or the CRA (Community
Redevelopment 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 Notice:
Courtesy notices have been sent to the following homeowner's and civic associations.
· PROD
· Woods of Southridge Homeowners Association
Letters of objection or support, if any, will be presented at the P & Z Board meeting.
P&Z Staff Report
Rezoning from R-1-A to CF for Bar and Ferg's Academy
Page 6
The request is to rezone Lots 2-7, Block 2, Southridge Subdivision, from R-I-A to CF to
accommodate an expansion for Bar and Ferg's Academy. The CF zone district will
allow the establishment of an elementary school with a capacity of 125 students. The
CF zoning district is consistent with the Low Density Residential FLUM designation.
Positive findings with respect to Section 2.4.5(D)(5) (Rezoning Findings) can be made
that the CF 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, as it is currently utilized as a child care facility and private school.
A. Continue with direction.
B. Recommend approval of the rezoning of the subject property from R-I-A
to CF, based on positive findings with respect to Section 2.4.5(D)(5)
(Rezoning Findings), Section 3.1.1 (Required Findings), and Section 3.3.2
(Standards for Rezonings) of the Land Development Regulations, and
policies of the Comprehensive Plan.
C. Recommend denial of a rezoning, based on a failure to make positive
findings with respect to Section 2.4.5(D)(5) (Rezoning Findings).
I Illl r ' f~ ..... F r r r .......... i'] il i i ·
Recommend approval of the rezoning request for Lots 2-7, Block 2, Southridge
Subdivision for Bar and Ferg's Academy from R-I-A (Single Family Residential) to CF
(Community Facilities), based upon positive findings with respect to Section 2.4.5(D)(5)
(Rezoning Findings), Section 3.1.1 (Required Findings) and Section 3.3.2 (Standards
for Rezoning Actions) of the Land Development Regulations, and policies of the
Comprehensive Plan.
Attachments:
· Survey and Sketch Plan
8oca Raton .NEWS, FrJday, ,,'~pril 9, ! 999 7C.
N.W. l~t Avenue,
~la, a~ V/AICh Wrle the C#y Commls~on
100 N.W. l~t Avenue,
I:'~ I~twem lira hmxs of 8:00 a.m.
mM 5.'00 p.m., Monday through Friday,
m~ InvNed to ;#m~l md be h~ard wire
MISSION OF TIE crrY OF DELRAY
Iq. ACING I..,IND PRESENTLY ZONED
R-1-A (RESIDENTIAL SINGt. E FAMI-
LY) DIS'~'T IN ~E CF (COMMUNi-
TY FACILmES) DISTRICT; SAID
LAND BEING LOTS 2 'IHROUGH 7,
INCUJSNE, BLOCK 2, RAT1 AND2,
APP~OXIMA*I~LY 150
~OUTH SW~NTONG AVENUE,
MORE PAKrlCULARLY DESCRIBED
I.~REIN; N~ENDING 'ZONING MAP
OF DELRAY BEACH, FLORIDA, 1994~;
PRO~DING A GENERAL REPEALER
ERR~INE DA'rE. '
IRm~ be adVm~d lhal II ~ pe~on
~ lo appel my ~don m~de
~oes mX ~ nor pmpme
. Purmmnt I~ ES.
286.0105.
CITY OF DELRAY BF..~
Ad d2~16
TO: DAVID T. HARDEN .
CITY MANAGER ~ ~,
THRU: DIANE DOMINGUEZ, OR
, DEPARTMENT OF PLAI~NING~ AND ZONING'~
FROM: ~-~K~NNER
SUBJECT: MEETING OF APRIL 6, 1999
REZONING FROM R-1-A (SINGLE FAMILY) TO CF (COMMUNITY
FACILITIES) FOR BAR AND FERG'S ACADEMY, WHICH IS LOCATED
SOUTH OF STERLING ROAD, BETWEEN SW 4~" AVENUE AND
SWlNTON AVENUE AND CONTAINS APPROXIMATELY 0.7 ACRES
At its meeting of December 4, 1984, the City Commission approved a conditional use
request to allow the establishment of a child care facility (including kindergarten) within
the R-1-A zone district for Bar and Ferg's Academy. The academy currently occupies
Lots 2-6, Block 2, Southridge subdivision. The academy wishes to expand its operation
to the west onto Lot 7 for the addition of an elementary school. Elementary schools are
not allowed in the R-1-A zone district, therefore the applicant is requesting that the
subject property be rezoned from R-1-A to CF (Community Facilities). Additional
background and an analysis of the request are found in the attached Planning and
Zoning Board Staff Report.
At its meeting of March 15, 1999, the Planning and Zoning Board held a public hearing
in conjunction with review of the request. There was no public testimony regarding the
rezoning. After reviewing the staff report and discussing the proposal, the Board voted
6-0 (Eliopoulos absent) to recommend approval of the rezoning from R-1-A to CF for
Bar and Ferg's Academy, based upon positive findings with respect to Chapter 3
(Performance Standards) and Section 2.4.5(D)(5) of the Land Development
Regulations, and policies of the Comprehensive Plan.
By motion, approve the rezoning from R-1-A to CF for Lots 2-7, Block 2, Southridge
subdivision for Bar and Ferg's Academy based upon the findings of the Planning and
Zoning Board, and setting a public hearing date of April 20, 1999.
Attachments: P& Z Staff Report and Documentation of March 15, 1999 151'' ~