21-93 MEMORANDUM
TO: MAYOR AND CITY COMMISSIONERS
FROM: CITY MANAGER
SUBJECT: AGENDA ITEM ~ ~ - MEETING QF FEBRUARY 9, 1993
PROPOSED CHANGE OF THE COMMUNITY FACILITIES DISTRICT TO
INSTITUTIONS. FACILITIES AND SERVICES
DATE: February 5, 1993
This item is before you to consider a proposal to change the Community
Facilities (CF) zone designation to the Institutions, Facilities and
Services (IFS) zone district.
I have some concerns with this proposal as the uses permitted are too
dissimilar in nature to be grouped under one designation. To
designate a park as an institution, facility or service does not
accurately describe the use. It may be appropriate to retain the CF
zoning and develop another category for those items which would be
better regulated under the proposed IFS district.
Recommend Commission direction with regard to the proposed change to
the Community Facilities District to Institutions, Facilities and
Services.
CITY COMMISSION DOCUMENTATION
TO: ~D~ID T. HARDEN, C{TY MANAGER
FROM: DAVID J. KOVACS, DIRECTOR
DEPARTMENT OF PLANNING AND ZONING
SUBJECT: MEETING OF FEBRUARY 9, 1993
FIRST READING~ ORDINANCE AMENDING LDRs BY CHANGING THE
COMMUNITY FACILITIES (CF) DISTRICT TO THE
INSTITUTIONSt FACILITIESt AND SERVICES (IFS) DISTRICT
ACTION REQUESTED OF THE COMMISSION:
The action requested of the City Commission is that of
approval on first reading, of an ordinance modifying the
City's Land Development Regulations (LDRs).
The amendment is that of making several changes to the
existing Community Facilities Zone District, including its
title and purpose. The changes encompass the entirety of
Section 4.4.21, Section 4.6.4(E), and references throughout
the LDR document.
BACKGROUND:
The initiative for creating this new zoning district came from
the City Commission in the summer of 1991 following action on
the "cruise boat" at Veteran's Park petition. During the
intervening period, other problems in the application of the
CF District occurred. The item before the City Commission
addresses all of these items. The significant features of the
change include:
* Change in name;
* Change in the "Purpose and Intent" statement;
* Changing churches from a "conditional" to a
"principal" use;
* Making "development standards" permissive as opposed
to mandatory;
* Deletion of related provision under Section 4.6.4
Special District Boundary Treatment.
Please.refer to the Planning and Zoning Board staff report for a
more complete history, analysis, and description of the proposed
changes.
City Commission Documentation
First Reading, Ordinance Amending LDRs by Changing
the Community Facilities (CF) District to the
Institutions, Facilities, & Services (IFS) District
Page 2
PLANNING AND ZONING BOARD CONSIDERATION:
The Planning and Zoning Board formally reviewed this item at a
Special Meeting held on January 28, 1993 (continuation from
January llth). There was no public comment on the item. After
review (the Board had previously conducted a worksession on the
subject), the proposed District was forwarded on a 4-0 vote.
COMMUNITY REDEVELOPMENT AGENCY REVIEW:
The CRA has scheduled a special meeting on Thursday, February
4th in order to review this and other LDR amendments. Their
comments, if any, will be presented at the City Commission
meeting.
RECOMMENDED ACTION:
By motion, approval on first reading.
Attachments:
* Ordinance by others
* P&Z Staff Report & Documentation of January 11, 1993
DJK/CCIFS.DOC
PLANNING AND ZONING BOARD MEMORANDUM STAFF REPORT
MEETING OF= JANUARY 11, 1993
AGENDA ITEM: II.C.9 TEXT AMENDMENT, CHANGES TO SECTION
4.4.21, COMMUNITY FACILITIES ZONE DISTRICT.
ITEM BEFORE THE BOARD:
The item before the Board is that of making a
recommendation to the City Commission regarding several
changes to the existing Community Facilities Zone
District (Section 4.4.21) and related provisions found
in Section 4.6.4(E).
BACKGROUND:
The Community Facilities (CF) Zone District was originally
created in 1986. The idea for a CF District was raised in
the 1985 Citizens Guide for the Land Use Element. It was
later required as a condition for the City obtaining the
County committment to locate the Courthouse along Atlantic
Avenue.
In October, 1990, there was a complete rewriting of the
zoning code when the Land Development Regulations (LDRs)
were prepared and adopted. At that time a few changes were
made to the C.F. District. Otherwise, the District was
essentially the same as it was in 1986. One of these was to
include "private parking lots and garages" as a conditional
use. At the same time of this inclusion, the same use was
deleted from the multiple family zone districts. The intent
was to require a rezoning consideration, as opposed to a
conditional use consideration, when "off-site" parking was
contemplated for eligible business uses.
The "off-site" parking conditional use provision was first
used when the Bermuda Inn (Ocean Boulevard) wanted to
expand. While the request was denied, some concern was
raised to the use of CF zoning for such a purpose. Again,
when the Seagate Beach Club wanted a remote parking lot -
and used the CF provision, the concern was raised (the CF
zoning request was denied). When Brandy's Restaurant used
CF zoning for adjacent site parking and the zoning also
served as a buffer between CBD and residential zoning, the
concept was better accepted. However, there were
suggestions that the CF District should be given a second
look.
In the summer of 1991, a City initiated proposal was put
forth to accommodate certain commercial activities within
the CF District (as conditional uses). While the Planning
and Zoning Board gave qualified support to the request, it
also directed that the CF District be reviewed and changes
made. The City Commission denied the commercial activities
proposal but did direct that the CF District be revisited.
P&Z Staff Report
Text Amendment, Changes to Section 4.4.21,
Community Facilities Zone District
Page 2
In July and August, 1991, the Board conducted a worksession
and arrived at the following conclusions:
a) the title should be changed with a focus on deleting
reference to "community";
b) the purpose statement should be changed;
c) there was not a need to create two different zone
districts, one for "community" services and one for
"facilities".
In 1992 when the City processed development plans for Currie
Commons Park, Veterans Park, and the Tennis Center problems
were encountered with the perimeter landscape requirements.
While the intent of the code, i.e. providing natural
screening or open area between the use area and adjacent
areas, was met; the letter of the code was not met. This
commonly dealt with parking arrangements or the location of
recreational facilities (as opposed to buildings) which
encroached upon the landscape area which was required to be
only at the perimeter of the site.
Also, when the LDRs were adopted there was a stated intent
that churches (single purpose buildings and campuses) should
be zoned as such and not subject to continued review through
the conditional use process (as they were when allowed under
the residential zone districts) whenever modifications were
contemplated. However, the LDRs did not accommodate this
intent. This matter is being corrected in the proposed
modification.
ANALYSIS:
The proposed changes to the text are, for the most part,
self-explanatory. One change - from "Group Homes" to
"Community Residential Facilities" is consistent with
terminology under Florida Statutes. A future amendment to
the LDRs will modify Section 4.3.(I) which provides the
standards for "Group Home"/"Community Residential Facility"
siting.
P&Z Staff Report
Text Amendment, Changes to Section 4.4.21,
Community Facilities Zone District
Page 3
RECOMMENDED ACTION:
Review the proposed changes, make alterations as
appropriate, and then forward the proposed changes to the
City Commission with a recommendation of adoption and a
finding that the proposed changes are not inconsistent with
the Comprehensive Plan.
Attachment:
* Mark-up of Section 4.4.20 and Section 4.6.4(E).
DJK/T:PZCF.DOC
section 4.4.21 ¢~d~ Fd~Z~dd ~F~ ~d~f
Institutions, Facilities, and Services (IFS)
(A) Purpose and Intent: The
Institutions, Facilities, and Services (IFS) District is a
special purpose zone district primarily, but not exclusively,
intended for f~~ locations at which facilities are
provided to ~M~M serve public~ ~M~ semi-public~ and private
~ ~ E~M~f~ 6f ~6*~~ME ~ME~ Such purposes include
governmental ~, CM~M~ religious, educational, health care,
social service and special facilities. ~M~ ~M~Z~E~E~M~ It is
also applied to regulated properties subjected to a transfer of
development rights pursuant to Section 4.6.20..
The CF IFS District is deemed compatible with all land use
designations shown on the Future Land Use Map.
(B) Principal Uses and Structures Allowed: The following
types of use are allowed within the CF IFS District as a
permitted use:
(1) Governmental~ f~E~ such as: civic centers,
courts, courthouses, temporary holding facilities, fire stations,
governmental offices, public health facilities, law enforcement
offices and facilities, post offices, public utility facilities
e.g. lift stations, water storage tanks, water treatment plants,
water wells, wastewater treatment plants, drainage facilities.
(2) Community~ f~¢~~ such as: civic centers,
community centers, community theatre, cultural facilities and
auditoriums, arts and crafts centers, libraries, museums, public
parking lots~ and ~R~M~ garages.
(3) Parks and recreation~ f~Z~ such as:
community centers, parks, ballfields, tennis centers, swimming
centers, golf courses W~M ~ ~ E~ ~M~ ~~.
(4) Services, ~E~ f~~ such as: Abused
Spouse Residences, Child Care Centers, Day Care Centers, ~
M~ Z~ I ~M~ III Community Residential Facilities .
(5) Religious, such as: churches and places of
worship with attendant uses of day care, pre-school, educational
facilities, and with other normal educational (Sunday school) and
recreational facilities, and support facilities (e.g.,
patronageS).
(~) Restricted usage allowed pursuant to an ordinance
enacted to sever developments rights under a Transfer of
Developments (TDR). (See Section 4.6.20).
(C) Accessory Uses and Structures Permitted: The following
uses are allowed when a part of, or accessory to, the principal
use:
(1) Parking lots and garages
(2) Service and Refuge Areas
(3) Cafeterias, snack bars, restaurants, exercise
facilities, etc., when contained in the same structure as the
principal use.
(4) Concessions and services provided under a license
agreement with the City.
(D) Conditional Uses and Structures Allowed: The following
uses are allowed as conditional uses:
(1) Health Care, such as:~l~ Adult Congregate Living;
Continuing Care; Homes for the Aged; ~ Nursing Home~;
F~Z~~2$ Substance Abuse Treatment Facllities;~
Hospitals, with or without helipads and associated laboratories,
treatment centers, rehabilitation centers, and testing
facilities; and ~;~ Mental Health Treatment Facilities including
residential care.
(~) Educational~ f~fll~I~ either public or prtvate~
and vocational schools except for training or programs which can
be conducted in multipurpose buildings or offices (e.g. a dance
school, real estate school, etc) which may be located in various
commercial districts.
(5) Services, such as: ~ ~~ Z~
Community Residential Homes .
(6) Transportation, such as: ~lZ~
~Z~~ ~ ~~ ~ ~ bus stations, railway stations,
taxi dispatch (more than one taxi), park and ride areas~ and
railroad riqht-of-way.
(7) Special Services and Facilities, such as:
Privately operated parking lots and garages; ~$ Stadiums and
arenas; ~9; Refuse Transfer Stations; ~Z2~ ~~
~¢~ ~ power transfer stations; and communication towers.
- 2 -
(E) Review and Approval Process:
(1) In established structures, principal and accessory
uses shall be allowed therein upon application to, and approval
by, the Chief Building Official for a certificate of occupancy.
(2) For any new development, approval must be granted
by the Site Plan Review and Appearance Board pursuant to Sections
2.4.5(F), 2.4.5(H), and (I).
(3) Conditional uses must be approved pursuant to
Section 2.4.5(E).
(F) Development Standards: The development standards as
set forth in Section 4.3.4 shall apply as guidelines for site
development. While deviations from these standards are allowed,
each deviation must be specifically approved by the Site Plan
Review and Appearance Board.
(G) Supplemental District Regulations: The supplemental
district regulations as set forth in Article 4.6 shall apply
except as modified and added pursuant to the following:
(1) Outside storage may be allowed
~ ~ but only when screened from view from adjacent
properties and public rights-of-way in a manner approved by the
Site Plan Review and Appearance Board.
(H) Special Regulations:
The perimeter setback area, when provided, ~
~;$ ~ZZ~ ~ ~~f~W~ shall be a landscaped area within
which no paving shall be allowed except for driveways and
walkways leading to structures on the premises. Such driveways
and walkways shall be generally perpendicular to the property
(~) When this zone dtstrlct is adjacent to residential
zonlng, the perimeter landscape area should be increased to a
depth or fifteen feet (1§')~ or, as an alternative either a wa11~
decorative fenclng, or hedglng should be installed for aesthetic
and buffer purposes.
IN ADDITION TO THE ABOVE CHANGES TO SECTION 4.4.21, THE
PROVISIONS OF SECTION 4.6.4(H), WHICH PERTAINS TO THE PERIMETER
OF TREATMENT OF THIS DISTRICT, SHOULD BE DELETED. This DELETION
is appropriate, in that, accommodation for its provisions (albeit
modified) are provided in the NEW Sub-Section (H)(2), above.
-3-
Mail For 0
Harty, Alison - City Clerk
TO User ID Address
HARTY DELRAYCH
City of Delray Beach
100 N. W. 1st Avenue
Delray Beach, Fi. 33444
City Clerk
2nd Floor City Hall
(407) 243-7057
FROM User ID Address
KOVACS DAVID
SUBJECT
REFERENCE
AUTHOR
ACTION DUE
DATE
Alison: Re ORDINCE for the CF to IFS zone. A separate section
necessary for DELETION of 4~6~4(E); also, for Directing that
CF, throughout the text, be made throughout including the Matrl~