2013-05 The Benjamin School Large-Scale Comprehensive Plan AmendmentORDINANCE 2013 -05
AN ORDINANCE OF THE VILLAGE COUNCIL OF THE VILLAGE
OF NORTH PALM BEACH, FLORIDA, ADOPTING A LARGE -
SCALE AMENDMENT TO THE VILLAGE COMPREHENSIVE PLAN
RELATING TO FOUR PARCELS OF REAL PROPERTY TOTALING
APPROXIMATELY 12.66 ACRES LOCATED WEST OF U.S.
HIGHWAY ONE AND NORTH OF MCLAREN ROAD, AS MORE
PARTICULARLY DESCRIBED HEREIN ( "THE BENJAMIN SCHOOL
PROPERTIES "); ASSIGNING A COMMERCIAL FUTURE LAND USE
DESIGNATION TO EACH PARCEL; AMENDING THE VILLAGE
FUTURE LAND USE MAP SERIES; PROVIDING FOR SEVERABILITY;
PROVIDING FOR CONFLICTS; AND PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, Section 163.3184, Florida Statutes, authorizes the Village of North Palm
Beach to amend its adopted Comprehensive Plan, including amendments to its future
land use map; and
WHEREAS, The Benjamin School ( "Applicant ") has initiated a large -scale
Comprehensive Plan Amendment ( "Amendment 12 -1 ") relating to three separate parcels
owned by The Benjamin School with future land use designations of Educational and one
parcel under contract for purchase by The Benjamin School with a future land use
designation of Public Buildings and Grounds (collectively "Benjamin School Properties ");
WHEREAS, Applicant seeks to assign the Benjamin School Properties a future land use
designation of Commercial; and
WHEREAS, on July 10, 2012, the Village Planning Commission, sitting as the Local
Planning Agency, determined that the proposed Amendment is consistent with the adopted
Village Comprehensive Plan and recommended approval of Amendment 12 -1; and
WHEREAS, the Village Council determines that the proposed future land use map
amendment is consistent with Chapter 163, Florida Statutes; and
WHEREAS, the Village Council, having conducted two duly advertised public hearings
and given this matter due consideration, determines that the adoption of Amendment 12 -1
to the Village Comprehensive Plan is in the best interests of the residents and citizens of
the Village of North Palm Beach.
NOW, THEREFORE, BE IT ORDAINED BY THE VILLAGE COUNCIL OF NORTH
PALM BEACH, FLORIDA as follows:
Section 1. The foregoing whereas clauses are hereby ratified as true and correct and
are incorporated herein.
Page 1 of 2
Section 2. The Village Council hereby adopts Amendment 12 -1 to the Village
C Comprehensive Plan, as fully set forth in Exhibit "A" attached hereto and incorporated
herein by reference.
Section 3. The Village Council hereby amends Map 2 of the Future Land Use Atlas
of the Village Comprehensive Plan in accordance with the Amendment set forth in
Exhibit "A."
Section 4. If any section, paragraph, sentence, clause, phrase or word of this Ordinance
is for any reason held by a court of competent jurisdiction to be unconstitutional,
inoperative or void, such holding shall not affect the remainder of this Ordinance.
Section 5. All ordinances or parts of ordinances in conflict herewith are hereby
repealed to the extent of such conflict.
Section 6. This Ordinance shall be effective thirty -one (3 1) days after the Department
of Economic Opportunity notifies the Village that the plan amendment package is
complete or, if timely challenged, this Ordinance shall be effective upon entry of a final
order by the Department of Economic Opportunity or the Administration Commission
determining the adopted amendment to be in compliance.
PLACED ON FIRST READING THIS 13th DAY OF DECEMBER, 2012.
PLACED ON SECOND, FINAL READING AND PASSED THIS 28th DAY OF MARCH, 2013.
(Village Seal)
ATTEST:
APPROVED AS TO FORM
AND LEGAL SUFFICIENCY:
VILLA-
ILLAGE ATTORNEY
Page 2 of 2
Village Of North Palm Beach Florida
Site-Specific Comprehensive Plan Amendment
Amendment 12-1: The Benjamin School
June 2012; Rev.: October 2012
Prepared for the Village of North Palm Beach
Prepared by Land Research Management, Inc.
TABLE OF CONTENTS
Section page
1.0 Introduction............................................................................................................ 1-1
2.0 Analysis of Map Amendment................................................................................. 2-1
2.1 Summary of Future Land Use Map Amendment 12-1....................................... 2-3
3.0 Cumulative Impacts Of Proposed Amendment...................................................... 3-1
3.1 Data and Analysis............................................................................................. 3-2
3.2 North Palm Beach Comprehensive Plan........................................................... 3-6
3.3 Other Planning Concerns.................................................................................. 3-7
4.0 Consistency with Regional and State Plans........................................................... 4-1
5.0 Conclusion and Recommendation......................................................................... 5-1
5.1 Finding ............................................................................................................. 5-1
5.2 Staff Recommendation ..................................................................................... 5-1
5.3 LPA Public Hearing .......................................................................................... 5-1
5.4 LPA Meeting .................................................................................................... 5-1
5.5 Village Council Public Hearing........................................ ..
5.6 Village Council Meeting ................................................................................... 5-1
Appendix A NPBCP Amendment 12-1.........................................................................A-1
LIST OF MAPS
Number Page
1 Location of Proposed Comprehensive Plan Amendment,......................................... 2-2
2 Abutting Land Use Including Future Land Use Designations.................................... 2-4
LIST OF TABLES
Number page
1 Cumulative Impact Factors Summary....................................................................... 3-1
LIST OF APPENDICES
Appendix page
A NPBCP Amendment 12-1..................................................................... A-1
1.0: INTRODUCTION
The Village is considering the adoption of North Palm Beach Comprehensive
Plan (NPBCP) Amendment 12-1 consisting of an amendment to the Future Land Use
Map Atlas. The location of NPBCP Amendment 12-1, referred to herein as "The
Benjamin School", is illustrated on Map 1.
NPBCP Amendment 12-1 is proposed in order to assign a uniform Commercial
future land use designation to all The Benjamin School operations. At the present time,
three Village future land use designations (Educational, Public Buildings & Grounds and
Commercial) are assigned to the school's operations. The assignment of a Commercial
future land use designation to the school parcels currently assigned Educational and
Public Buildings and Grounds will allow existing and planned The Benjamin School
properties to operate under a single Village future land use category and zoning
approval. A companion application for a C-1/PUD zoning approval has been
concurrently submitted for the entire 14.79 acre The Benjamin School property.
NPBCP Amendment 12-1, consisting of a change from Educational and Public
Buildings and Grounds to Commercial of a 12.66 acre portion of the 14.79 acre The
Benjamin School property, is necessary to establish consistency between the school's
existing and future operations and the 2020 Village of North Palm Beach
Comprehensive Plan.
This document provides data and analysis necessary to determine its
consistency with the Village of North Palm Beach Comprehensive Plan.
Section 2.0 consists of a brief summary and analysis of key planning and zoning
issues, as they relate to proposed NPBCP Amendment 12-1.
Section 3.0 presents an analysis of the cumulative impacts of the proposed
amendment in terms of its impacts upon the Village's infrastructure services and each
element of the Village Of North Palm Beach Comprehensive Plan.
Section 4.0 contains an assessment of proposed NPBCP Amendment 12-1, in
terms of the Regional Policy Plan and State Comprehensive Plan. Exhibit A of
Appendix A contains proposed NPBCP Amendment 12-1.
1-1
2.0: ANALYSIS OF MAP AMENDMENT
This section provides a data summary and analysis of proposed NPBCP
Amendment, 12-1, in terms of the following:
1. The proposed Future Land Use Atlas designation of the subject property;
the boundaries of the subject property; and the mapped location in relation
to the surrounding street network.
2. A map of the present future land use designation of the subject and
abutting properties, including Future Land Use Atlas designations;
3. The size of the subject property in acres;
4. A description of the proposed development concept.
NPBCP Amendment 12-1 is a revision to the Future Land Use Atlas (Planning
Area 2) of the 2020 Village Of North Palm Beach Comprehensive Plan to incorporate a
proposed change from an Educational, in part, and Public Buildings & Grounds, in part,
to a Commercial land use designation of a 12.66 acre portion of The Benjamin School
property. The location of NPBCP Amendment 12-1 is illustrated on Map 1.
The balance of this section contains descriptions of the proposed amendment in
terms of the four criteria listed above. References to other related sections of this
document are provided as necessary.
2-1
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Future Land Use Designations
LDR Low Density Residential
HDR High Density Residential 9
ED Educational
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2.1: SUMMARY OF FUTURE LAND USE MAP AMENDMENT 12-1
A. Name or Designation: The Benjamin School
B. Parcel Description or Location: Four contiguous parcels of land located west of U.S. Highway
1 and north of McLaren Road (Ref: Map 1). The parcels range in size from 0.49 acres to 7.36
acres, for a total of 12.66 acres, and are located within Village Planning Area 2. Existing uses, by
parcel, are summarized in the following table:
Parcel Control# Existing Use —intensity
68-43-42-04-10-008-0030 Private School 0.22 F.A.R.
68-43-42-04-10-008-0045 Private School 0.07 F.A.R.
68-43-42-0418-001-0000 Private School 0.22 F.A.R.
68-43-42-0410-008-0069 Parking/Storage 0.00 F.A.R.
NPBCP Amendment 11-1 Private School 0.21 F.A.R.
C. Existing North Palm Beach Future Land Use and Zoning Designations: Future Land Use and
zoning designations, by parcel, are summarized in the following tables:
A. Future Land Use Designations
Parcel Control# FLU Designation* lntensit **
68-43-42-04-10-008-0030 Educational 0.15 F.A.R.
68-43-42-04-10-008-0045 Educational 0.15 F.A.R.
68-43-42-04-18-001-0000 Educational 0.15 F.A.R.
68-43-42-04-10-008-0069 Public Buildin s&Grounds 0.25 F.A.R.
*- North Palm Beach FLU designation: **-Maximum permitted by Comprehensive Plan
B. Zoning Designations
Parcel Control# Zoning Designation* Allowed Use**
6843-42-04-10-008-0030 C-1AIR-2 Private School Public School
6843-42-04-10-008-0045 C-1 Private School
68-43-42-04-18-001-0000 R-2 Public School
68-43-42-04-10-008-0069 P Public School
*- North Palm Beach Zoning designation: **-Uses pertinent to NPBCP Amendment 12-1.
D. Proposed North Palm Beach Future Land Use and Zoning Designations:
Future Land Use: Commercial(Maximum F.A.R. 0.35).
Zoning: C-1/PUD(Maximum F.A.R. 0.35).
E. Abutting Land Use Summary:
Abutting land uses and future land use designations are illustrated on Map 2.
F. Proposed Development Concept:
1. Development Concept. Retain existing private school and expand ancillary uses.
2. Population Projections (proposed Future Land Use designation): NA — Private school
use.
2-3
MAP 2
Abutting Land Use Including Future Land Use and Zoning Designations
NPBCP Amendment '12-1
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No. Name/Existing Use Future Land Use Zoning
1 Shoppes at city Centre Commercial C-1
2 The Benjamin School Educational R-2 A'
3 Vacant/Outdoor Storage Public Buildin s&Grounds P
4 Enterprise Rent-A-Car Commercial C-1
5 The Benjamin School Commercial C-1
8 1 The Benjamin School Educational R-2
7 1 The Benjamin School Commercial C-1
8 The Benjamin School Educational C-1A
9 The Benjamin School Educational R-2
10 FPL Station Commercial C-1 _—___—_ _NPBCP
11 f=irst City Bank Commercial C-1 Amendment 12-1
12 The Benjamin School Educational C-1
13 Royal Harbour Condo High Density Residential R-3
14 Cfystal-free Plaza Commercial C-1
15 Vacant Commercial Commercial C-1
18 Cove Plaza Commercial C-1
17 Doman!Parcel/Vacant High Density Residential R-3 Scale: 1" =300'
113 Our Lady of Florida Affixed Use C-1
19 Residential Count LR-3 Palm Beach Count ) RM 2-4
3.0: CUMULATIVE IMPACTS OF PROPOSED AMENDMENT
This section provides data summaries and analysis of proposed NPBCP
Amendment 12-1 in terms of the following criteria:
1. Availability of, and demand upon the following public facilities: Sanitary
sewer, solid waste, drainage, potable water, traffic circulation, and
recreation and open space, as appropriate; and
2. Compatibility of the proposed amendment with the objectives and policies
of the Future Land Use Element, as well as those of other affected
elements of the Comprehensive Plan.
Factors affecting the cumulative impacts of NPBCP Amendment 12-1 include an
increase in Commercial acres (12.66 acres) and a corresponding decrease in
Educational (12.17) and Public Buildings and Grounds (0.49) acres. A summary of the
factors affecting the cumulative impacts of NPBCP Amendment 12-1 is presented in
Table 1.
TABLE 1
Amendment 12-1 Cumulative Impact Factors Summary
Impact Factor NPBCP 12-1
Total acres 12.66
Existing Land Use (Village acres)
Educational 12.17
Public Buildings and Grounds 0.49
Proposed Land Use Mix(Village acres)
Commercial 12.66
Dwelling Units: Existing and Proposed Land Use 0
Population: Existing and Proposed Land Use 0
Non-Residential Space(private school)
Existing sq. ft. 116,655
Maximum Permitted sq.ft.* 84,854
Proposed sq. ft. 126,655
Planned F.A.R.** 0.224
* - Maximum under Educational (0.15 F.A.R.)and Public Buildings and Grounds (0.25
F.A.R.) land use categories.
Based upon existing sq. ft. +proposed 10,000 sq. ft. maintenance facility expansion,
3-1
The subsections that follow present a review of the 2020 Village of North Palm
Beach Comprehensive Plan, including infrastructure impacts, in terms of proposed
NPBCP Amendment 12-1. Amendment 12-1 is presented in APPENDIX A of this
document.
3.1 DATA AND ANALYSIS
Proposed NPBCP Amendment 12-1 is classified as a "large-scale" future land
use map amendment. The cumulative land use impacts are summarized in TABLE 1.
A summary of the key impacts is as follows:
1. Commercial acreage of the Village will be increased by 12.66 acres as a result of
the proposed amendment.
2. Educational land use is decreased by 12.17 acres.
3. Public Buildings and Grounds land use is decreased by 0.49 acres.
From Table 1, the property is currently developed at a higher intensity (116,655
sq. ft./0.212 F.A.R) than is permitted by the combined Educational and Public Buildings
and Grounds land use categories (84,854 sq. ft.10.154 F.A.R.). In order to address this
inconsistency, the principal purpose of the proposed amendment is to assign a future
land use category that allows the existing private school use to continue at a higher
development intensity than that permitted by the combined Educational and Public
Buildings and Grounds land use categories and construct a proposed 10,000 sq. ft.
maintenance facility.
It is concluded that the proposed NPBCP Amendment 12-1 is consistent with the
general character of the Village, as described in Chapter 2 of the 2020 Village of North
Palm Beach Comprehensive Plan and desired land use patterns, in that the proposed
Commercial designation will allow The Benjamin School to continue its current and
proposed operations in a manner consistent with Village land use intensity limits.
Further, proposed Amendment 12-1 is consistent with the Village's stated desire to
provide a full range of social, cultural and recreational opportunities for its residents.
The property included within NPBCP Amendment 12-1 is located within Village
Planning Area 2, as illustrated on Figure 3-1 of the Future Land Use Element.
3-2
3.1.1 Existing Land Use Inventory: NPBCP Amendment 12-1 includes 12.66 acres of
land. Current uses are K-8 private school and ancillary facilities, including a 0.49 acre
Public Buildings and Grounds parcel recently purchased from the Village. The property
included within NPBCP Amendmentl2-1 is not listed on the Florida Master Site File, or
the National Register of Historic Places. There is no current effect of NPBCP
Amendment 12-1 on the Village existing land use inventory, as the present private
school use is expected to be maintained for the foreseeable future.
3.1.2 Population Estimates and Projections: The current estimate and projected
population of the Village are not affected, as the subject property is projected remain
developed for private school uses during the 2020 planning period, and assigned a
Commercial future land use designation.
3.1.3 Delineation of Village Planning Areas: NPBCP Amendment 12-1 will have no
effect upon the corporate area, or the configuration of Village Planning Area 2.
However, Future Land Use Atlas Map 2 will be revised to reflect the change from
Educational and Public Buildings and Grounds to Commercial land use on The
Benjamin School 12.66 acre property.
3.1.4 Vacant Land Analysis: Properties included in NPBCP Amendment 12-1 have
been cleared and developed for private school purposes, including at-grade parking on
the Public Buildings and Lands parcel. As a result, no issues related to the
development of vacant land are identified. Upon approval of Amendment 12-1 and the
associated zoning petition, a 10,000 sq. ft. maintenance facility will be constructed.
3.1.6 Land Use Projections: It is projected that the current private school uses on the
parcels defined by NPBCP Amendment 12-1 will be maintained during the 2020
planning period of the Comprehensive Plan. However, in terms of future land use
category projections, the effect of NPBCP Amendment 12-1 will be to increase the
Commercial category by 12.66 acres, and reduce the Educational (12.17 acres) and
Public Buildings and Grounds (0.49 acres) categories by a like amount.
3.1.6 Infrastructure Impacts:
According to the 2009 Capital Improvements Element Support Documentation
Report, all roadways within the Village are currently operating at peak hour level-of-
service "D", or better. Specifically, the U.S. Highway 1 segment between PGA
Boulevard and Lighthouse Drive was operating at a significantly better level-of-service
than the Village's adopted LOS "D" standard.
3-3
A traffic statement in support of the proposed amendment was prepared by the
firm of Simmons and White. The study analyzed the increase in traffic resulting from
the proposed change in land use. In order to calculate the difference, traffic generated
by the most intensive use under the existing (Educational and Public Buildings and
Grounds) and proposed (Commercial) land use designations were was calculated. For
the Educational land use, a 1,336 student K-12 school was assumed. For the
Commercial land use, a 186,611 sq. ft. retail facility was assumed. Calculated net
increases in traffic generation were as follows: Average daily traffic — increase of 3,350
vehicles; A.M. peak hour — reduction of 958 vehicles; and P.M. peak hour— increase of
480 vehicles.
Using the above trip data, an analysis was completed to determine traffic impacts
according to the guidelines established in the Palm Beach County Comprehensive Plan.
The conclusion was that the proposed land use change will not result in any increase in
intensity of development that significantly impacts any roadway that is not projected to
be operating above the adopted level of service on the 2035 Transportation System
Plan or the Florida Department of Transportation Five-Year Transportation Improvement
Program and is therefore in accordance with the goals and objectives of the Traffic
Circulation Element of the North Palm Beach Comprehensive Plan.
The study further concluded, based upon calculated peak-hour turning
movements and the County's guidelines, that turn lanes may be warranted at the project
entrances. Based upon this conclusion, it was recommended that peak hour turning
movement volumes and the need for turn lanes should be addressed following the
preparation of a specific plan of development for the School.
NPBCP Amendment 12-1 properties are currently served by Seacoast Utility
Authority (Seacoast) central potable water and sewage systems. The applicant recently
submitted a request for a capacity reservation letter from Seacoast for a private school
facility consisting of 1,336 students and 130 employees. Seacoast correspondence
(October 7, 2010) in response to the applicant's request stated that: (1) water and
sewer connections had previously been paid for 1,153 students and staff; (2) the
applicant's request indicates that connection fees for an additional 313 students and
staff are owed; and (3) additional connection fees are due prior to providing a capacity
availability letter.
Upon request by the staff, the applicant reported that current The Benjamin
School enrollment is slightly in excess of 700 students, indicating that the current
capacity reservation agreement (i.e. for 1,153 students and staff) is adequate to serve
the facility.
3-4
If The Benjamin School properties are expanded to a point that additional
capacity is required, in excess of that currently reserved, or redeveloped for alternative
commercial purposes requiring additional connections, a revised capacity reservation
agreement must be negotiated with Seacoast prior to approval of a specific plan of
development by the Village.
A drainage statement (Statement of Legal Positive Outfall) was prepared by the
firm of Simmons and White. The study concluded that existing legal positive outfall is
located at the site via discharge to the Intracoastal Waterway by way of a piped
connection along Mocking Bird Lane to the west. The study also included drainage
design criteria consistent with Village and South Florida Water Management District
requirements to be followed in the event of any future on-site development or
redevelopment.
According to Figure 3-7 of the Comprehensive Plan, the property included within
proposed NPBCP Amendment 12-1 (The Benjamin School) is located within the defined
Coastal High Hazard Area. However, as the school is an existing facility and there are
no on-site permanent residents, none of the following are identified as issues of
concern, as all infrastructure facilities necessary to serve the private school facility are
currently in place: Hurricane evacuation; infrastructure within the Coastal High Hazard
Area; and public beach access. Further, the existing private school facility will not result
in additional public expenditures related to post-disaster redevelopment activity.
The result of development activity under the proposed Commercial land use
designation will not increase the population of the Village and, as a result, will not affect
the need for additional recreation facilities.
Based upon the above analysis, NPBCP Amendment 12-1 has no effect upon
capital improvements planning at this time. Data and analysis presented in the previous
paragraphs did not result in the identification of any additional needed capital
improvements. However, at the time of planned unit development approval, any
needed infrastructure improvements, including a reliable funding source, should be
included within the appropriate annual update to the Capital Improvements Element.
Any infrastructure improvements related to future redevelopment activities,
including those for uses other than a private school, will be the responsibility of the
property owner/developer.
3-5
3.2 NORTH PALM BEACH COMPREHENSIVE PLAN
NPBCP Amendment 12-1, currently assigned a mixture of Educational and
Public Buildings and Grounds future land use designations, consists of four parcels of
land on a total of 12.66 acres. The parcels, in combination, contain 116,655 sq. ft. of
The Benjamin School private school classroom, administrative, gymnasium and library
uses. The current floor-area-ratio (F.A.R.) is calculated at 0.212. However, Policy
1.A.4.e of the Future Land Use Element of the Comprehensive Plan limits the maximum
F.A.R. on Educational land uses to 0.15 and Public Buildings and Grounds to 0.25. The
application of the current F.A.R.s to the property would limit development potential to
84,854 sq. ft. of school space.
In addition to the four properties assigned Educational and Public Buildings and
Grounds land use designations, The Benjamin School owns and occupies two
additional parcels (Ref: Map 2, Parcels 5 and 7) which front U.S. Highway 1 and are
assigned a Commercial future land use designation. The parcels, which comprise 2.13
acres, contain 26,950 sq. ft. of administrative office and fine arts center uses. These
properties were purchased by The Benjamin School in 1994 and 2004, respectively, but
retained their previously assigned Commercial land use designations. As a result of the
purchases, The Benjamin School properties currently are assigned three future land use
designations; Educational (12.17 acres), Public Buildings and Grounds (0.49 acres) and
Commercial (2.12 acres).
The aggregate F.A.R. of the Benjamin School properties (Educational + Public
Buildings and Grounds + Commercial acres) currently is calculated at 0.236 (152,310
sq. ft. on 14.78 acres). Construction of the 10,000 sq. ft. maintenance building would
increase the F.A.R, to 0.252 (162,310 sq. ft. on 14.78 acres). As a result, assignment of
the Educational land use designation to the entirety of The Benjamin School holdings
will not address the current maximum F.A.R. limitation.
In order to address the F.A.R. issue and permit the current private school
operations and proposed 10,000 sq. ft. maintenance building addition, the purpose of
NPBCP Amendment 12-1 is to assign a Commercial future land use category to the four
The Benjamin School parcels currently assigned Educational and Public Buildings and
Grounds designations.
The proposed Commercial amendment will: (1) result in the assignment of a
uniform land use designation to all of The Benjamin School properties; (2) allow the
existing K-8 private school facility to conform to Comprehensive Plan intensity criteria;
and (3) permit additional improvements necessary to current and future school
operations.
3-6
The assignment of a Commercial land use designation to The Benjamin School
parcels is generally consistent with the Future Land Use Element Goal of the 2020
Comprehensive Plan, as follows:
1. The proposed Commercial future land use designation will allow The
Benjamin School to continue to operate in a manner consistent neighboring land uses
along the U.S. Highway 1 corridor.
2. In the event of a natural disaster which damages existing structures, the
Amendment will grant The Benjamin School the ability to rebuild at its current level of
service and intensity thereby continuing to maximize its economic and social benefits to
the Village.
3. Based upon the analysis completed in Section 11.6, data accompanying the
Amendment application demonstrate that public facilities are available to serve planned
development potential under the proposed Commercial land use category.
Changed circumstances have resulted in the need for the proposed Amendment,
in that Parcel 3 (7.48 acres) was annexed (1992) to the Village and two additional
Commercial-designated parcels (2.13 acres) were acquired (1994 and 2004) with
existing structures exceeding the maximum Educational land use F.A.R. (0.15). These
actions all occurred subsequent to the adoption of the 1989 Comprehensive Plan and
necessitate the proposed amendment. The proposed Amendment will assign a
consistent future land use designation to The Benjamin School properties and address
the F.A.R. issue.
Due to the nature of proposed NPBCP Amendment 12-1 (i.e. assignment of a
Commercial future land use designation to an existing private school facility), there are
no current infrastructure impacts to be addressed, nor are there any issues raised by an
analysis of Comprehensive Plan goals, objectives and policies. However, future
redevelopment activities involving other than private school uses may necessitate
additional Comprehensive Plan amendments, if additional infrastructure needs are
identified.
3.3 OTHER PLANNING CONCERNS
NPBCP Amendment 12-1 was reviewed by Village operating departments (i.e.
Public Safety and Public Services). No major current issues were defined.
3-7
During 2007 and 2008, North Palm Beach completed the U.S. Hiahway 1
Corridor Study, as directed by Village Resolution 2007-25. The study focused primarily
upon identifying locations along U.S. Highway 1 with future high-density residential and
mixed-use development and redevelopment potential. By assigning a Commercial land
use designation to The Benjamin School properties, NPBCP Amendment 12-1 is
generally consistent with the following principal objectives of the study:
Ensure that development and redevelopment activities along the corridor occur in
a manner compatible with the Village's character, as presented in the
Comprehensive Plan and land development regulations.
• Ensure that development and redevelopment proposals are compatible with the
character and scale of existing land uses along and adjacent to the corridor.
• Expand existing development and redevelopment opportunities along the corridor
as a means of increasing the Village's tax base.
• Ensure the long-term economic viability of the historic commercial corridor along
US Highway 1 by increasing the number of potential development alternatives.
3-8
4,0 CONSISTENCY WITH REGIONAL AND STATE PLANS
The Village Comprehensive Plan must be consistent with the State
Comprehensive Plan and Treasure Coast Regional Planning Council Policy Plan. For
the purposes of determining consistency of the local plan with the State Comprehensive
Plan or appropriate regional policy plan, the state or regional plan shall be construed as
a whole and no specific goal and policy shall be construed or applied in isolation from
the other goals and policies.
4.1 REGIONAL POLICY PLAN
NPBCP Amendment 12.1 was reviewed in terms of the Treasure Coast Regional
Planning Council Regional Policy Plan in order to determine consistency. Based on this
review, it is determined that no significant regional issues are related to, or impacted by
NPBCP Amendment 12-1. Amendment 12.1 is therefore determined to be consistent
with regional goals and policies.
4.2 STATE COMPREHENSIVE PLAN
NPBCP Amendment 12-1 was reviewed in terms of the goals, objectives and
policies of the State Comprehensive Plan, as presented in Chapter 187, Florida
Statutes. Based upon this review, it is concluded that NPBCP Amendment 12-1 is
consistent with state goals, objectives and policies. Specifically, NPBCP Amendment
11-1 promotes educational activities outside of traditional systems and assists in
developing creative alternatives to educational programs in order to serve a larger
segment of the population (F.S. 187.201(1)(b)8).
4-1
5.0 CONCLUSION AND RECOMMENDATION
The following recommendations are presented:
5.1 FINDING
NPBCP Amendment 12-1 is consistent with the provisions of the 2020 Village of
North Palm Beach Comprehensive Plan. More specifically: (1) NPBCP Amendment
12-1 is within the Urban Service Area and does not contribute to a condition of urban
sprawl; (2) NPBCP Amendment 12-1 is consistent with policy of the Capital
Improvements Element in that it does not contribute to a condition of public hazard, as
defined therein, does not exacerbate any existing condition of public facility capacity
deficits, as described therein; and (3) NPBCP Amendment 12-1 is compatible with
neighboring Village land uses.
5.2 STAFF RECOMMENDATION
Staff recommends that the Village Council approve NPBCP Amendment 12-1
5.3 LPA PUBLIC HEARING
An advertised Local Planning Agency (LPA) public hearing on NPBCP
Amendment 12-1 is scheduled to be held on July 10, 2012 at 6:30 P.M. in the Village
Hall Council Chambers.
5.4 LPA MEETING Tuesday, July 10, 2012 at 6:30 P.M. in the Village Hall Council
Chambers
5.5 VILLAGE COUNCIL PUBLIC HEARING
An advertised Village Council public hearing on NPBCP Amendment 12-1 is
scheduled to be held on December 13, 2012 at 7:30 P.M. in the Village Hall Council
Chambers.
5.6 VILLAGE COUNCIL MEETING (To be determined).
APPENDIX A - NPBCP Amendment 12-1
NPBCP Amendment 12-1 consists of a change in land use from Educational, in
part, and Public Buildings and Grounds, in part, to Commercial. NPBCP Amendment
12-1 is accomplished by amendment to Map 2 of Future Land Use Map Atlas of the
2020 Village of North Palm Beach Comprehensive Plan.
NPBCP Amendment 12-1 is presented in Exhibit A.
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