Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Prosperity Farms Road Corridor Study
PROSPERITY FARMS ROAD CORRIDOR STUDY Prepared By: Land Research Management, Inc. October 2Q09 Prepared For: Village of North Palm Beach T'ABLB Of° Ct7N°fENTS Section Page Purpose 1 Delineation o~ the Prosperity Farrns Road Corridor 1 Data Collection And Analysis 1 A. General Corridor Components and Descriptions 1 1. South Segment 4 2. South Central Segment 4 3. North Central Segment 5 4. North Segment 5 B. Land Use Inventory 6 C, Current Village Development Directives 9 1. Future Land Use and Zoning Maps 9 2. Comprehensive Plan Directives 9 3. Village Code Requirements 11 D. Adjacent Land Uses 11 E. Building Height 12 F. Parcel Size 12 G. Parcel Depth 13 Recommendation 13 A. Commercial Opportunities 13 B. Mixed-Use opportunities 15 List of Tables Table Page 1 Number of Frontage Parcels 7 2 Parcels in Linear Feet 7 3 Additional Future Land Use Element Directives 10 List of Maps Map Page 1 Prosperity Farms Road Corridor 2 2 Corridor Segments 3 3 Potential DevelopmentlRedevelopment Parcels 14 List of Appendices Appendix Page A Commercial Zoning District Analysis 16 B Residential Zoning District Analysis 1 g C Future Land Use Atlas {FLUA) Maps 21 PURPOSE The purpose of this study is to assist the Village in defiining the current character of the Prosperity Farms Road corridor and determining potential future development and redevelopment opportunities. The following objectives were used as a guide in preparing the requested development and redevelopment recommendations: • Maintain compatibility with the Village's overall character,. as presented in the Comprehensive Plan and (and development regulations. • Maintain compatibility with the types 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 viability of the corridor by increasing the number of potential development alternatives. DELINEATION OF THE PROSPERITY FARMS ROAD CORRIDOR Prosperity Farms is a designated urban collector roadway (i.e. by both Palm Beach County and North Palrn Beach). The term collector road is defined in the Palm Beach County Comprehensive Plan as: "A roadway providing service which is of relatively moderate traffic volume, moderate trip length, and moderate operating speed. Collector roads collect and distribute traffic between [oval roads or arterial roads." Traffic volumes on Prosperity Farms Raad currently (2009) average approximately 19,000 vehicles per day. For the purposes of this study, the corridor, illustrated on Map 1, includes properties fronting on Prosperity Farms Road from Narthlake Boulevard to PGA Boulevard. The north-south extent of the segment was selected due to Prosperity Farms Road's function as a collector roadway which funnels local traffic to these two principal east-west arterial roadways. DATA COLLECTION AND ANALYSIS A. General Corridor Components and Descriptions The corridor, as defined above, consists of properties which front Prosperity Farms Road, in the Village of North Palm Beach and the City of Palm Beach Gardens, as well as a #ew parcels in unincorporated Palm Beach County. For analytical purposes, the corridor is divided into four segments, as illustrated on Map 2, based upon major intersecting features. Corridor segments are defined as follows: • South: South of the G-17 Canal (Farman River). • South Central: C-17 Canal to Lighthouse Drive. • North Central: Lighthouse Drive to Burns Road. • North: Burns Road to PGA Boulevard. HOOD S.R. 74 :~ .~ NORTHLAKE PGA w - Y Z ~. ~ a p... ~~F ~ . -~ ~ ~ ~'•. ,~; J .~~~C/~ 0 ' FREDERICK ~ SMALL I ¢ a ~ ~ DONALD ~ ROSS RD a .. J m I I Q ~ ~ ~ ~.. ~ RD ~ .~ ~ - - f- w a _ ~ O ~ ~ - , ~ ~ BLVD °- .. -~ ~ - .. Ui Z ` . ~ ` . • RCA BLVD ~ ~ BURNS RQ •.' .' ' ' . ~ ~ '•:,, , ~~~ ... - BLVD \ ~ " ~c: ` ~- . : \ : ~ '. l PARK AV ' SILVERBEA I~_ - - ~ r U ~ .- ~ LU HERON ~`~ BLVD ' ~- - ~ I: ~ >- : } ~ - ~ • INLET D ~ BLV .. -~ \ ~ ~ -T~ 45TH ~ a ~ ~ -- ~ ST • • • • -Corridor Study Area ll~~ 36-TH ~ S I ~I I N Mii+~s • - LAND RESEARCki Map 1 -Prosperity Farms Road Corridor I~IANAGEi~ENTF tNC. WEST PALM BEACH. FLORIDA „ 2 Map 2 _ Prosperity Farms Road Corridor Corridor Segments ~-- ao ~ ~ R D ~ ~ ~- ~ ~_ w a ~--- ~ -_ o _ _ ~ .. 1 ,~ .:. ~. ~ BLVD °--_ ---- cn ~ RCA BLVD North ~' ~ BURNS R~,~= ~ --- ~ v ~. ---~ ` ~ - ~ - . = ~,: - _ 4.e ~ ~ ;North Central , ~ ~, .. ~ - ,, ,_ __ ~ _ Li hthouse Drive ~ _, i - ~~ ,- ~ South Central ~. ~ ~ , - - ~, NCRTHLAKE \ ~ PARK AV SILVERBEP RD ~) HERON ~` .+ _: .~ BLVD The following paragraphs describe the general characteristics of each corridor segment in terms of assigned North Palm Beach Future Land Use designations. Village Future Land Use Attas (FLUA) maps encompassing the corridor are included as Appendix C. 4. South Segment This South corridor segment is located between Northlake Boulevard and the C-17 Canal in Village Planning Area 5. Prosperity Farms Road is a five-lane roadway section along this segment of the corridor. The area consists of Commercial properties located near the Northlake Boulevard intersection and a mixture of Low Density, Medium Density and High Density residential properties, as one progresses north. A single Commercial property is located at the southwest corner of Honey Road (Village Market), and a private school (Academy of North Palm Beach, an unincorporated parcel) is located to its north, at the southwest corner of Richard Road. Low Density Residential properties consist of single-family homes on quarter-acre lots {typically 80' x 130'), and Medium Density residential properties consist of a townhouse community (Marbella Villas) and small multiple-family developments ranging in size from 2 to 3 units each. Earman Villas Condorriinium (32 units), located at the northeast corner of Hummingbird Way and Prosperity Farms Road, is the only High Density residential property. Residential units, with the exception of Marbella Villas PUD (2003 - 2006), were constructed primarily during the late 1950's and early to mid -1960's. Residential lots, with the exception of those located at local street intersections (Fairhaven Drive, Eagle Way, Lorraine Court, Conroy Drive, Haney Road, Hummingbird Way, and Richard Road) are accessed directly from Prosperity Farms Road. 2, South Central Segment This South Central segment is located between the C-17 Canal and Lighthouse Drive in Village Planning Areas 6B (east side of Prosperity Farms Road) and 7 (west side of Prosperity Farms Road). Prosperity Farms Road is a three-lane median-enhanced roadway section along this segment of the corridor. Left-turn lanes are located at each [oval street intersection, and at access points to most properties. The area consists of Public Buildings and Grounds (Village Public Services complex), Other Public Facilities (First Unitarian Church), and Medium Density Residentiai properties. The South Central is the only Prosperity Farms Road segment that does not contain any designated Low Density Residential properties. Medium Density residential properties consist of small residential developments on quarter-acre to third-acre lots {typically 85' x 125'), and ranging in size from 2 to 5 units each. The lone exception is Pineapple Grove, a 57 unit rental apartment complex located at the southwest corner of Lighthouse Drive. Residential units were constructed primarily during the 1960's and early 1970's. 4 3, North Central Segment The North Central corridor segment is [ocated in Village Planning Areas 6A and 6B (east side of Prosperity Farms Road) and 7 (west side of Prosperity Farms Road) between Lighthouse Drive and Burns Road. Prosperity Farms Road is a three-lane median- enhanced roadway section along this segment of the corridor. Left-turn lanes are located at each local street intersection, and access points to most praperties. The area consists of Low Density and Medium Density residential, Other Public Facilities (First Presbyterian Church, St. Claire's Catholic Church, and Bais Rebbe Chabad Lubavitch Synagogue), and Recreation/Open Space (Osborne Park and the North Palm Beach Community Center) properties. Low Density residential properties consisting of single-family homes are congregated along the east side of Prosperity Farms Road, primarily between Lighthouse Drive and Dogwood Road and from Pelican Way north to Teal Way and. along the west side of Prosperity Farms Road, from Wabash Drive to Pepperwood Circle. Low Density parcels on the east side of Prosperity Farms Raad are quarter-acre lots (typically 80' x 125'), while parcels on its west side range from 0.2 to 3.3 acres in size. Two of the largest parcels, located at the southwest corner of Allamanda Drive (2.94 acres} and north of Allamanda Drive (3.3 acres) are currently vacant. Medium Density residential properties consisting of small multiple-family developments ranging in size from 2 to 5 units each are located on the east side of Prosperity Farms Road, from Dogwood Road to Sun Cove Lane and the west side, from Butttonwood Road to Dogwood Road. Residential units, with the exception of Peppenrvood (late 1970's), were constructed primarily during the late 1960's and early 1970's. Residential lots, with the exception of those located at local street intersections (Buttonwood Road, Cinnamon Road, Dogwood Road, Wabash Road, Sun Cove Lane, Pelican Way, Nativa Circle, Pepperwood Circle, and Teal Way) are accessed directly from Prosperity Farms Road. Medium Density residential properties consist of multiple-family developments on small lots (typically 82' x 95') ranging in size from 2 to 5 units each. The lone exception is Pineapple Grove condominium complex located at the northwest corner of Lighthouse Drive. Residential units were constructed generally during the 1960's and early 1970'x. A lone exception {816 Prosperity Farms Road} was constructed in 2007. 4. North Segment The North corridor segment, between Bums Road and PGA Boulevard is located in three government jurisdictions; North Palm Beach, the City of Palm Beach Gardens and unincorporated Palm Beaoh County. The North Palm Beach porkion of the North corridor segment is located in Planning Area 6A (east side of Prosperity Farms Road). The balance of the North segment is located within the City of Palm Beach Gardens, with a few parcels located in unincorporated Palm Beach County. Prosperity Farms Road is a five-lane roadway section along this segment of the corridor. Left-turn lanes are located at each street intersection, and access points to most properties. Properties in this segment of the corridar vary from those to the south, as they are generally more intensive uses and larger in size and scale of development than those to the south. The land use mix consists of three basic types; large-scale residential communities, commercial (professional office and retail) developments, and institutional (nursing home, day-care, fraternal organization) uses. Residential developments include Prosperity Harbour North PUD and Harbour Isles PUD, Sanctuary Cove rental apartment complex, Monet Acres mobile home development, and Prosperity Oaks seniors living community. Developments are screened and buffered from Prosperity Farms Road by landscaping, berms and walls. Professional office developments include Oaks Center, Village Square Professional Park, 11000 Prosperity Farms Road Building, Prosperity Gardens, and Oak Park. Retail commercial developments include Prosperity Center and PGA Plaza. Institutional uses include: Heartland Health Care (nursing home), Knights of Columbus and Columbian Building Association (fraternal organizations) and Club Oasis (rehabilitation center}. Proximity to the Gardens Medical Center and the PGA .Boulevard corridor are primary factors encouraging the development of commercial and institutional uses along this segment of the corridor. B. Land-Use Inventory The Prosperity Farms .Road corridor, as it passes through the Village, can be characterized as containing a mixture of residential and community-serving non- residential uses, An inventory of uses fronting Prosperity Farms Road, by corridor segment, is presented in Tables 1 and 2. Table 1 presents an inventory of parcels fronting Prosperity Farms Road, by existing land use, and Table 2 presents the inventory by the extent of roadway frontage for each of the inventoried uses. Data in the two tables illustrate the diverse nature of land uses that front Prosperity Farms Road along the corridor. From Table 1, there are a total of 132 parcels fronting Prosperity Farms along the corridor. Of the total, 59, or 44.7% are single-family residential, and 34, or 25.8% are multiple-family residential properties. Retail, office, .institutional and recreational properties account for 21.2% of the uses. Two parcels are currently vacant and undeveloped, accounting for 1.5% of the total. Both of these parcels are located in the North Central segment, on the west side of Prosperity Farms Road. From Table 2, there is a total of 21,984 linear feet fronting the east and west sides of Prosperity Farms Road. Linear feet are tabulated, since the expanse of a particular use along a roadway corridor can greatly influence the perception of its character. Further, if acreage is used as the basis to determine character, properties with extensive depth can unduly skew the analysis. 6 TABLE 1 -Prosperity Farms Road Corridor (Number of Frontage Parcels) Segment SFR MFR MHP Buffer Retail Office INST RIGS Vacant South. East Side 11 4 0 0 1 1 0 0 0 South West Side 5 1 0 1 3 0 1 0 0 South Sub-Total- 16 5 0 1 4 1 1 0 0 South Central East Side 0 9 0 0 0 0 0 0 0 Sou#h Central West Side 1 2 0 0 0 0 2 0 0 South Central Sub-Total 1 11 0 0 0 0 2 0 0 North Central East Side 25 11 0 1 0 0 2 0 0 North Central West Side 12 5 0 4 0 0 2 1 2 North Central Sub-Total 37 16 0 5 0 0 4 1 2 North East Side 1 2 0 2 2 1 0 1 0 North West Side 4 0 1 0 1 5 4 1 0 North Subtotal 5 2 1 2 3 6 4 2 0 Total Corridor Parcels 59 34 1 8 7 7 11 3 2 132 SFR =Single-family residential; MFR =Multiple-family residential (2 or more units per struc#ure); Buffer =Areas where landscaped buffers separate a land use from the roadway; Retail =Retail commercial; Office =Office commercial; INST = Ins#itutional (private or public); RJOS =Recreation and open space; and Vacant = Not developed. Source: Palm Beach County PAPA data: Land Research Management, Inc. TABLE 2 -Prosperity Farms Road Corridor (Frontage in Linear Feet) Segment SFR MFR MNP Buffer Retail Office INST R/OS Vacant South East Side 875 440 0 0 184 183 0 0 0 South West Side 580 170 0 225 395 0 170 0 0 South Sub-Total 1455 610 0 225 579 183 170 0 0 South Central East Side 0 739 0 0 0 0 0 0 0 South Central West Side 98 157 0 0 0 0 554 0 0 South Central Sub-Total 98 896 0 0 0 0 554 0 0 North Central East Side 1942 989 0 1360 0 0 415 . 0 0 North Central West Side 1337 460 0 391 0 0 798 345 500 North Central Sub-Total 3279 1449 0 1751 0 0 1213 345 950 North East Side 200 1.227 0 515 449 1075 110 585 0 North West Side 528 0 600 0 152 1367 1305 114 0 North Sub-Total 728 1227 600 515 601 2442 1415 699 0 Total Front Feet 5560 4182 600 2491 1180 2625 3352 1044 950 21984 SFR =Single-family residential; MFR =Multiple-family residential (2 or more units per structure); Buffer =Areas where landscaped buffers separate a land use from the roadway; Retail =Retail commercial; Office =Office commercial; INST = Institutional (private or public); RlOS =Recreation and open space; and Vacant = Not developed. Source: Palm Beach County PAPA data: Land Research Management. Inc: (3f the total, 5,560 linear feet, or 25.3% is single-family residential use, and 4,132 linear feet, or 19.0% is multiple-family residential use. Retail, office, institutional and recreational uses account for 8,201 linear feet, or 37.3°lo of the total, and buffer areas vsrhich shield adjacent land uses from Prosperity Farms Road and prohibit direct access thereto, account for 2,491. linear feet, or 11.3% of the total. Vacant land accounts for 950 linear feet, or 4.3% of the total. 7 Based upon the above inventory, it is concluded that the Prosperity Farms Road corridor can be characterized as mixed-use in nature, consisting of a variety of residential and community-serving non-residential uses. Residential uses include single-family and multiple-family residential properties on small lots that were generally platted in the 1950's, 1960's and early 1970's. Non-residential uses include commercial, institutional and recreational activities oriented to serving the community at large. Retail commercial properties are located in the South and North corridor segments, at the intersections with Northlake Boulevard and PGA Boulevard, while professional office uses are located primarily in the North Segment, proximate to the Gardens Medical Center via Burns Road and PGA Boulevard. The South Central and North Central Segments contain a majority of the institutional and recreation/open space uses, consisting primarily of religious institutions and Village- awned park and recreation facilities. The inventories presented in Tables 1 and 2, supplemented by the above discussions, can be used to generalize the predominant character of each of the corridor segments, as follows: • South Segment: A mixture of commercial uses and Low, Medium, and High density residential properties on small lots. Most of the residential properties front on Prosperity Farms Road and were built in the 1950's and 1960's. • South Central Segment: A mixture of public and private institutional uses and Medium density residential properties on small lots. Mast of the residential properties front on Prosperity Farms Road and were built in the 1960's and early 1970's. • North Central Segment: A mixture of private institutional and recreation and open space uses and Low and Medium density residential properties on small lots. Most of the residential properties front on Prosperity Farms Road and were built in the 1960's and 1970's. • North Segment: A mixture of large-scale commercial and private institutional uses and Low, Medium and High density residential developments. Residentia€ develapments are separated, screened and buffered from Prosperity Farms Road and were built in the 1990's and early 2000's. There are currently two vacant and undeveloped parcels in the corridor, both of which are located in the North Central segment. A 2.94 acre vacant parcel is located at the southwest corner of Aiamanda Drive. The praperty, currently the subject of a Future Land Use Atlas amendment application {Qak Hollow), is assigned a Low Density Residential future land use designation. The second property, located on the west side of Prosperity Farms immediately north of Aiamanda Drive, is a 3.33 acre approved residential condominium development (12 units). The property is cleared and a privacy wall has been constructed; however, no additional development activity has occurred. 8 C. Current Village Development Directives Far those properties located in the Village, development and redevelopment activity along the Prosperity Farms Road corridor is currently directed and controlled by the North Palm Beach Comprehensive Plan and Village Code (land development regulations). 1. Future Land Use Atlas and Zoning Maps The Future Land Use Atlas {FLUA) of the Comprehensive Plan, which assigns future Land use designations to each property in the Village, is the principal guide for development activity along the corridor. The predominant FLUA designations along the corridor are Low Density and Medium Density Residential. Additional FLUA designa#ions include Commercial, Public Buildings & Grounds, Other Public Facilities, and RecreationlOpen Space. A discussion of-the locations of these FLUA designations along the Prosperity Farms Road corridor is presented in Section A, above. FLUA Maps 5, 6A, 6B and 7 that encompass the corridor are included as Appendix C. The Zoning Map and Code define specific uses allowed. on each property in the Village along the corridor and detail criteria (e.g. height, setbacks, lot coverage, parking and landscaping, etc.) that regulate permitted development. Zoning Map designations correspond to the more generalized FLUA designations. Similar to the FLUA designations,. the R-1 Single-Family Dwelling and R-2 Multiple-Family Dwelling districts predominate along the Prosperity Farms Road corridor. Additional zoning designations along the corridor include: • P -Public District: North Palm Beach Public Services Complex; Osborne Park; and North Palm Beach Community Center. • C1 -Neighborhood Commercial District: Commercial properties clustered around the intersection of Northlake Boulevard and Prosperity Farms Road. • C-1A -Limited Commercial District: Office parcel on the east side of Prosperity Farms Road,. north of Northlake Boulevard • CC - Transitional Commercial District at the southeast corner of Honey Road. R-3 -Apartment District: Farman Villas at the corner of N.E. Hummingbird Way, Sanctuary Cove rental apartment complex in the North Central Segment and a portion of Prosperity Harbor North in the North Segment. 2. Comprehensive Plan Directives In addition to the FLUA map series, the Comprehensive Plan contains text (i.e. policy statements) that provides additional direction for land development activities. Policies either apply generally throughout the Village, or specifically to individual parcels, developments or sub-Village areas. A summary of Future Land Use element policies that pertain to properties within the corridor is presented in Table 3. Policies are oriented to generally defining allowed land uses and development intensity or defining the development potential of specific properties or developments along the corridor. 9 Table 3 Prosperity Farms Road Corridor Additional Future Land Use Element Directives Applicability Objective or Polic Statement Entire Corridor -Table 3-1 Future Land Use Classification System. Definition of "Residential" future land use category, as follows: "Land Uses and activities within land areas used predominantly for housing and excluding all tourist accommodations." Definition of "commercial" future land use category, as follows: "Land uses and activities within land areas which are predominantly related to the safe, yenta[ and distribution of products and the provision or performance of services". Definition of "Public Buildings and Grounds" future land use category, as follows: "Lands and structures that are owned, leased, or operated by a government entity, such as libraries, police stations, fire stations, post offices, government administration buildings, and areas used for associated storage of vehicles and equipment. Also, lands and structures owned or operated by a private entity and used far a public purpose such as a privately held but publically regulated utility." Definition of "Other Public Facilities" future land use category, as follows: "Land uses and activities within land areas concerned with other public or private facilities and institutions such as churches, clubs, fraternal organizations, homes for the aged and infirm, and other similar uses." Definition of "Recreation/Open Space" future land use category, as follows: "Land uses and activities within land areas where recreation occurs and lands are either developed or vacant and concerned with active or assive recreational use." Entire Corridor Objective 1, Policy 1.3 establishes residential density standards, as follows: Low -fewer than 5.80 unitstacre; Medium - 5.81 to 11.0 units per acre; and High -11.1 to 24.0 units per acre. Entire Corridor Objective 1, Policy 1.4.b establishes the maximum lot coverage for all land use categories at 35%. Entire Corridor Objective 1, Policy 1.4.c states that maximum building heights shall be governed by zoning district regulations and based upon consistency with development trends in the vicinity and com afibilit with nei hborin non-commercial land uses. Entire Corridor Policy 4.5: The Village shall promote mixed-use development along its major transportation corridors, and cooperate with Palm Beach County to develop new and improved forms of transit as a means of reducin reenhouse as emissions resultin from traffic con estion. South Segment Special Policy 5.13 Residential development on the property delineated as "Special Policy 5.13 (i.e. Fisherman's Village) nn Map 7 of the Future Land Use Atlas shall be limited to the existin 48 residential units. South Central Special Policy 5.16 The 0.43 acre lot located at the southwest corner of Prosperity Farms Segment Road and Honey Road (Map 5 of the Fufure Land Use Atlas) shall be assigned a Commercial Fufure Land Use Map designation in order to support its current use. The current use may be maintained consistent with the provisions of Section 45-63 (non- conforming uses) and 45-64 (non-conforming structures) of the Village Cade; however, any future change in use shall be consistent with those permitted in the CC-Transitional Commercial Dis#rict. South and Special Policy 5.17 Non-residential land uses within Protection Zone 4 of the Richard Road South Central wellfield (Ref: Map 5, 6B, and 7 of the Future Land Use Map Atlas) which store, handle, use Segments or produce any regulated substance are prohibited, unless they qualify as a general exemption or receive an operating permit from Palm Beach County ERM, pursuant to Section 9.3 of the Palm Beach count Land Develo ment Code. North Segment Special Policy 5.8 Residential development on the property delineated as "Special Policy 5.8 (i,e, Prosperi#y Harbor North) an Map 6A of the Future Land Use Atlas shall be limited to a maximum of 98 residential units, North Segment Special Policy 5.9 Residential development on the property delineated as "Special Policy 5.9 (i.e. Sanctuary Cove II) on Map 6A of the Future Land Use Atlas shall be limited to a maximum of 232 residential units. North Segment Special Policy 5.10 Residential development on the property delineated as "Special Policy 5.10 (i.e. Sanctuary Cove) on Map 6A of the Future Land Use Atlas shall be limited to a maximum of 184 residential units. North Segment Special Policy 5.11 Residential development on the property delineated as "Special Policy 5.11 (i.e. Harbour Isles) on Map 6A of the Future Land Use Atlas shall be limited to a maximum of 108 residential units. Source: vnlage or worn raim eteacn comprehensive Plan; LRM, Inc. ~~ It is worth noting that Future Land Use Element 4.5, which encourages mixed-use development along the Village's major transportation corridors was added to the Comprehensive Plan as par of the recently completed Evaluation and Appraisal Report {EAR) process. There are no specific commercial intensity (i.e. floor-area-ratio) standards for commercial development along the Prosperity Farms Corridor; however, such standards can be derived by applying the maximum lot coverage ratio in the Village (0.35) to the maximum permitted height in a given commercial zoning district. For example a commerciai zoning district that restricts height to a maximum of two stories would also limit the development intensity to a maximum floor-area-ratio of 0.70 (0.35 maximum lot coverage x 2 stories}, 3. Village Code Requirements in addition to the Zoning Map, the Village Code contains standards and criteria that provide additional direction for land development activities. Code requirements either apply generally throughout the Village, or within specific zoning districts. Zoning Regulations: Comparisons of zoning district regulations that pertain to commercial and residential properties throughout the Village are presented. Appendices A and B. Each zoning district is summarized, in terms of the following criteria: • General Description of the Zoning District • Permitted Uses • Maximum Building Height • Minimum Lot Size • Maximum Lot Coverage • Minimum Lot Coverage • Front, Rear and Side Yard • Perimeter Setback • Floor Area • Parking Requirements ®. Adjacent Land Uses All properties within the Village portion of the corridor, as delineated in Map 1, front on Prosperity Farms Road. To the rear, all fronting properties within the corridor abut residential properties. As a result, any future development or redevelopment activities that consist of non-residential components should be designed in a manner to insure compatibility with neighboring residential land uses. Compatible land uses are defined as those which are consistent with each other in that they do not create or foster undesirable health, safety, or aesthetic effects arising from direct association ofi dissimilar activities, including the impacts of intensity of use, traffic, hours of operation, aesthetics, noise vibration, smoke, hazardous odors, radiation, and other land use conditions. 11 To be compatible, it is not necessary that two uses have the exact same function (e.g. residential, commercial, institutional, etc.), Rather, compatibility is attained when uses do not adversely affect each other. Further, two uses whose functions are different can compliment and support each other. For example, a residential use can help support a commercial use, and the commercial use can provide essential goods and services to residents of surrounding neighborhoods. In addition, buffering, screening, setback, height, and landscaping requirements can further enhance compatibility, and mitigate the potential negative effects of functionally different land uses. E. Building Height Height limitations for any future non-residential development along the corridor should be a primary concern, in terms of compatibility with neighboring properties, Maximum building heights along the Village portion of the Prosperity Farms Road corridor are generally governed by Section 45.36.M {Building Height Regulations) of the Village Code and the specific provisions of individual zoning districts. Section 45.36.M(4) establishes the maximum building height for that portion of the Village located south and west of the Intracoastal Waterwvay and west of US Highway 1 at four stories or 40 feet. Gommercial zoning districts currently in evidence along the Prosperity Farms corridor (i,e. C-1; C-1 A; and CC) impose further height limitations on development. The C1-A and CC districts limit commercial development to a maximum of two stories. The C-1 District allows building heights of greater than two stories; however, additions( front, side and rear setback must be added for heights in excess of two stories. The R-1 and R-2 residential districts, predominant along the Prosperity Farms Road corridor, limit height to two stories. The R-3 District, similar to the C-1 District, allows height to exceed two stories provided that additional setbacks are provided; however, the R-3 District is only assigned to a single property in the South segment (Farman Villas Condominium) and two large-scale planned developments (Sanctuary Cove and a portion of Prosperity Harbor North) in the North segment. Parking and landscape requirements may also limit the ability to attain the maximum allowed building height on a specific parcel of land. F. Parcel Size With the exceptions of the large-scale planned developments (Prosperity Harbor North, Sanctuary Cove, and Harbour Isles) on the east side of Prosperity Farms Road in the North segment, public and private institutional uses (religious institutions and Village Public Services Complex), and recreation facilities (Osborne Park and Village Community Center), most of the properties along Prosperity Farms corridor are relatively small single-family and multiple-family residential lots. Lots generally range from 0.2 to 0.3 acres in size (i.e. approximately one-quarter to a third of an acre). Contrary to the above generalization, there are several parcels along the west side of Prosperity Farms Road, between Dogwood Road and Burns Road which exceed the stated norm. The parcels range in size from 0.40 acres to 3.3 acres, and contain a single-family residence or are vacant. The largest parcel {3.3 acres) currently has been approved fora 12 unit single-family condominium development (The Estates), but minimal development activity has occurred. 12 The relatively small size of a majority of the parcels along Prosperity Farms Road, coupled with the number of associated driveways, raises traffic and related safety issues concerning potential non-residential strip development along the corridor. These issues may be addressed by implementing related site planning requirements such as minimum lat size, shared parking, off-site parking, and connectivity. G. Parcel Depth The depth of Village residential properties located along the Prosperity Farms Road corridor generally ranges from 90 feet to 1.35 feet. The following is a summary of parcel depth, by corridor segment. Praperties located at intersecting focal streets where frontage (i.e. street access) is on the side street are not included in the summary. • South Segment/East side of Prosperity Farms Road -135 feet. • South SegmentNVest side of Prosperity Farms Road - 93 feet. • South Central SegmentlEast side of Prosperity Farms Road -125 feet. • South Central Segment/West side of Prosperity Farms. Road - NA (no residential frontage). • North Central SegmentlEast side of Prosperity Farms Road - 110 to 125 feet {Lighthouse. Drive to Dogwood Raad and Pelican Way to Teal Way}, and 95 to 100 feet (Dogwood Circle to Pelican Way). • North Central Segment/West side of Prosperity Farms Road - 233 to 370 feet (various sizes on frontage parcels). • North Segment/East side of Prosperity Farms Road - NA (large planned developments). • North Segment/West side of Prosperity Farms Road - No parcels in Village. In combination with building height, the relatively shallow depth of a majority of the residential parcels located along the corridor causes concern far potential incompatibility issues with abutting properties in residential neighborhoods to the rear. The larger parcels located along the west side of Prosperity Farms Road in the North Centra! segment are less of a concern in this regard, as landscaping, buffering and site planning techniques are generally more effective. REC®MMENDATIQN Based upon the data and analysis presented in the preceding paragraphs, the following recommendations are made regarding potential future development and redevelopment opportunities along the Prosperity Farms Road corridor. A. Commercial ®pporturtities It is recommended that property owners of the larger parcels fronting the west side of Prosperity Farms Road (Ref: Map 3) in the North Segment be allowed to petition the Village for appraval of low intensity (i,e. limited building heights and floor-area-ratios and increased buffering and screening, as necessary) professional and medical office uses. 13 Map 3 -Prosperity Farms Road Corridor Potential ©evelopmentlRedeveloprnent Parcels I Harbour Isles Drive _ _ I Pepperwood Circle Pepperwood Lircle - Potential Development/Redevelopment Parcel Source: Land Research Management, Inc. ~a ca 0 ~a u_ .` as ct N O d Teal Way Pelican Way Appropriate applications include a Commercial future land use designation and a GC- Transit!anal or C!A-L!mited Commercial zoning designation. {t is further recommended that simultaneous processing of FLUA amendment, rezoning and site plan applications be required in order to address any site-specific issues related to neighborhood compatibility as early as possible in the approval. process. B. Mixed-Use Opportunities It is recommended that the Village further investigate an FLUA amendment defining an overlay area for the Prosperity Farms Road corridor and related land development regulations in order to allow mixed-use andlor small-scale commercial development on the platted lots fronting Prosperity Farms Raad. In this regard, !tams that should be specifically addressed include: Home-based businesses; live-work alternatives; and the complete or partial conversion of multiple-fam!ly residential units to businesses. Specific issues to be addressed include: Allowed commercial uses; building height; development intensity (i.e. floor-area-ratio}; minimum development components in mixed-use or live-work projects; shared parking; connectivity; and landscaping and buffering. 15 N Vl . .t w C N N (0 J U E r w a N~ R O tti Z f0 b N q~ ~~ m L O. m 0_ N 'a ro ~ ~ C U1 ~ N N L b f E-m ~ U Uuo~tcE o w ~ o m N w ~ ~ •~ 2 ~ w ~ ~ o UE ~ N d O p . vi O W O t7t •O ~ N O N D O~ C U C f0 O N ~ 00 C =0 d VNi 4 N y ~ 4m-• C O C a N 'U N (~ D! N ~ O1 ~ y N N N O\ m N Q ~N ~~ U '~ C C ~ O O (p O O om ~ C Ul t6 N ~ G m ~ J E ~ ~ oo_ y ~ :a ii n. ~ CJ m n . ~ ~U` U N mo o ~' c a ~i N ~~ E '' 1- 'a b ~ .~ m 'r c~i ai a~ ui ui n: w os" ° ~ ~ !~ Z ~ axi 2 ¢ E 'u~i N '~,, C N O ~ _~ W ¢ t~ ~ OI ~ ~ V N V N N l0 OI a N E ~ '.. QO O 'C O r W~ N N a U ~ O> ~~ C C N l/I = iC N N- O X O N N w N ~•~ J~ ~.... C d ~ rn ' W N O N ~ "O w ' we J N ~ 7 U w s N_ C~ NLmvv ~ E N C ° ° r~ vm m w v o >.U C y a a J ~ O N~ a~ ~ . k E o m ~ W C U E`w+3 ; C U s - rs~ SN wnoy ~' E N N ~ Yo Nm~~m ~ °?o afi v U~ai of ~ . E ~'a ESE~m ~ a'~ Z ~`Qo°, _°~ ~nw wa°i omoJ a o?'.°om v°p: asm i m _ a c.~°-Nw roaoi me pvc ~-om ,°c N .aim.? mE~maNi m =w rn'wvmx m'm «~ y~v ` O O N C a J ~ _t w U N 01 N e i ' c~ CO W C C C a. N= • °'- J N ~$ N y w ~~ ,Jp t OC. `.. > Q cj? cNm` a~c F~ ` :a '- m~ L J ° ~a a Y ~poc om-o -° z om ¢# 4wPc a~O^ a;_°2 ~ °~a a L. N d ~~ , n~mm ` r'~o ~i N c No v c o zE ; o<o ¢c"- o ` i v t Q (Y E E C] 'W O N ..'C. c V' Y7 N o M B T O h a LL Z Z p i Z w C tV t...'C.-. C ~ y O C . `1 V.. w O a .'C., O p N ~ O N L° O N C a [C6 ~ '~ vi C at . U C O O N N ` ? ~ N O_ 3 0 ~j N 0~ J N C W O T O N a T T O ~ N N> ~ d C~ (6 U ~~ L O r ~ 0 ~ - N N .t.. O) u0 0 U1 N C N -O U N J SU E O' 7 U N O N O N f6 W Y ?¢ O O t ~ Y i 'U6 N N a~ Q J E a~ N a s X O] N Z O N W~ ~~ L '~(~ ~C i 0 : y EOVV V C N -E 6 O l G V (Q O N~ ND O~aO C w 0/ INi1 Q@~ N a s N~ d'n N x N a m t 6 N .- E'G , ` U C C C` {V 'j V ~N/7 W U ~ ' •^. l6 N O O N ~ E - O~ U l0 N ~ N k ~ ''*' O J~ 'C E N ?~ ~ VI C LLl .~ O N ~~w C N C OE N m ~ . . N Tt "~ ~ G .~. C lq ~ m p O V O C ~ ~ ~ N . C ~ ~ ~ 'O ~ p N ~ ' q~ i cU J >' " Uv ° ommm~~m~ ZNm~ E 52' ' ° c~m°°-~w ~a'- ° o~~i~~v o .'fl° i •~co' g ian ~ > w~ !-• N E J nco°' m &a ~ ~ .~ = N N C E N. p, Q o om y J i.: N N rn ~vE G C C N N r c~ '(0 E E o N ~ N -.10) 2 O N U J J C C U 3 0 C 0'~Z UIL (0 aV V~ O C J O] O, V ~' r? N a N J d LL C C lL yNN~ C jfl C X O W F -' . C ~ L CCm Zr-r. Z r: Ww tvN E av d~ ~ o Ns C O U ~ ~ a-. ~ Y ~O D N O d. ~ '~ ~ N C ~,/~ °~ O ~} } D C ~ O . m N r .C ~ ~i U~ ~ a ~ ~ N C O O '- a .N N O S 4J y < N _OI ~ ~ N C- N o E • ~p a 0_ J ~''o ri '° ~ a ~ Ul m W v w ~' a mpopo r Y~mc°iaNi'm ~O~ • ~ m a wm ~c ~'Ea? ttma°~ '` ~Up ~QS4E~m ii O J *~ ~ of a O O N O m C N cw N 01 L O N C N C C if) a . f0 N ~_ ~ w 3 W V a E~ oc '°>coU'~ 3E m mN No ~~~ o `m a E C'O C N N J N '~ W GJ O O~ ~/L ' N 01 ~ U 'C .o-0. ~ } N '~ ~ L ~ O/.C w Vl J~ .~ p O U Ol O d. C N ° W ~ N ~ Y a ~ ~ a N N Q O f /l C W .O N o wvf°'o .~ .Q 4...... N?~vv 2 N ~ ~ C1 N C 0 'a o O' o:c w - / c c c F-`mmy~ ~=~mmN F o ° ¢ ' ~ v n=a m < -x °~ a 3 my S !6 N o ~=a C Y '..-0- N ~ N O' ~ a N LLaoim~ c,., c•n°w :°.y mc a ~ o0 c`= o °o me m~: ~ triEa .>j~o o a;~ :& aiJJ ~" ~ $ °°O~~yoEva ' o~ N ` r3 ~~N ~ E .c .c = ~ a '- a o .~_ -o .c o vi .~ u ae QUc~B v~cL4iw~~mm~m .~ ~'o w roi a `a; ~L N.o~ u m'c v 2~ G ' E o o-~ m N i= O O (7 (L 0 3 v m m a y ~ a rn~ C i,. C N ` N.NC O N C fN C C C U N a UvJ- U 0 . d' ~ y a ~ ~ ~ a- w .+ N a N~ E Y ~ L Ems' d 1 l0 N~ '~ N O N .a ' ~ mcZ ' a 3 N -E (6 o N !n t N +-' N rnEa! .~,,, 4 O =c O N V E U '' cmJ~n wi C'O N` a 0 0 i N co ° to w ~ c w o N w C O p vw~ a ~ m m 3 N N~_ J m ~ 'a O ° aw N oa. EL J C N N O t C N N 3 9 N Q (Nj i N 0 C ) y N ~~ N p N C ~ O ~ r t O . ~ U m t m m N~ 3 C 0 O L ' O N y~ {.' (0 ~ . .. f /) Y O N V~ U G C ,C N 5 O ' J O C R o C d 'i . (0 a a ¢ D N O C ~ U G .... QI 2 0 ~ N nJ (0 V U 47..0 j i t ~ ~ m M C1 N ~ _ J . . a' 't. ~ R ~ D E . ~ N m C G O ~ J ~ x t O1 0 ` O1 a s :. w rn a d C u` v N ij - • H (A U o U m ~ ~ p . a m ~ 1 0 . = E 8 ~ } ~ a E • E • g E t4 a . ~ E ~ ' c a ~ ~ ~ ~ a 16 'Q v 3 C O N ~N T N G q (1 N C •C N °m_ .` d 0 U a X N fL Q .~ U U m U 'p a U N L_ N 01 N E ro ° ~ ° ° ! O O"~' O O. N ~ V a ° O C O O N a o ~ N ro M L° N~ ~ L O O fq O °ro° r0 C ° U10 vl~ Nm N EO N N N N ~N cLi .c EN ~~ooro- m? a ti o t °33 -.. amo cwiN x r f -$Kr l N . a vir i4o^c~NUI '~i° ~ ~ ~',° ~ QE o m v ° ~ ~ y cNi No•a° FoNim ~Orna o' c No o ~ N Ncti U N . O W N C r N O C~ Q p V N r Z O.- C N ro ~.°~ tC N N N o.rN =v a N~ ~NO U ro~ ON 3 a p N N LLY~ N E N S r7f0" +h O a c ~ a `a a om ~ w o~ E o _~ r~ mo:°. (J ` g~+~aNaroio° O~ tip-'' ~~m .= E ~ m o ro f~i a c ~+i ~~ w m n. ° uoi .f v°i rri N cfi ~ w a c E c w pa °' ro v i~l . ~, N '~ ° c °~ y N a i N~ N ~ N C N X N. S1 ' = m~ ~ N 3 ~ a o a ` rn~ a rn'y NM a~ dl O _ '=p ~ r ~ ro No Ol m °' °- m N ~ p.W..v.S •~ j~ N ~ r N~ p° wN.. N N 7 °Q N 9N v wL ~~ ilo~oa ~ ~a ~ U m rro '3 a N N c U y mar v ° ~ ~ .~ o.°~~" ~"o}o ~ o N N ul ` ~ C , y N ° c n: N O j M N N `_ ~ ~ y U N ~ ` ~ . L ~? °' moo ~roo3'° ' o° ° . , N ' ' <NM C N 10 it OJ U ._ N ~ try VII E I(]rENN N a ,~., 1/1 N QY N oa m h o ~ ~ ~' MC >s rn~mT-m N o m~ ~v'~~m m°1 mcai c° ~p o. ~ oro E~ ~ . o m . o N M nr~ N~ m a° o o ~ o` hi ~ "- ~N 'mmo~m wo`,r c01i Qo~N~' c Y 1Q ,2 '°'N$° $ a ~~ N O. ima c i m' rm ~3O°L Vii ~a N~ °~. d~O U wro O c5 c l = C O' ([I V E C S O N ~r~ ~ N 0.S ~ O N C~ ~,N N °-w C N 6~ ~ N N (O Q N ~ :: ul ~ ~. Olr c md'vi co }. rooo mM'c. r O.N NO~° mnNVE oso._d u'~i oo3v? Nas, .» ~`w$,--t'L~ d N U ._ Nr$mN N w °°' E $ SNE N Mme rnaNCOC `m °p ro roNro°'a ~~- °viwo a N=ate N rn~°,... croir~ma~°rod. roo ~O`7.'Yr.,' aGro m o v go~~`"oo NL ~aNi Nmu N O d' fill V' > N V''n Nmaou~. m ~ °- N N !` N O 'O Vl N C ~ Nr N ° r j «.~ aO N~ ~' p V' ro M N X W - O_ N p° N ~ N M Q~ V N ~ ° (6 ~ ~ A>A A ro M 0 0 N° N N N E N O N V ' ~ % M C NdN~ ~r .G V O o a N ~ N ~~ 4 ~ aC mod ~ U U r- N rl0 N D' . ION }, N w" O 't3 N O; . 0. . C J C`~ ~t~ N Q.~ ro~-N L ° ~ O'C~ NN C R vN ° C C a N N O N p C? N '° "yN--. E° ~ _° ~ a O,~ C N O C.C '. -. ~ ,1-r C i!] ~ N 2 i~ M~= v r0 E C r N O C~ °-~ U~ C' N N N C N N V ~ O W ~ ~ v~ O_'r m N °' N '6 ~ C N N X O N C ' r0 h O O ' ' N O) a. , f0 Vl O r d ro a O ro °-O L1• m M O. ` Ir N 10 .«~ r R °. ro O~ W O _~ E w oJr C N O N~ C Y~ b N 41 Q O V N .~ N L ~ V~= r N 0 Q' o p O" ~ `° L ~ e= o, N • Na- ~ y N N ° VJ dl ~ ~ E V Tit ~ o. C 8 . ~ 4'aO ~ ~ ~? ~°~77 ifi G N 07 4v_ 47 f9 Ur i r . ~ h- O N v A ! 'O C C v N .T lQ C Q U w N D C C O N m •4 d E V Q x a d Q Q U V w E E ~ E ~ E ' E c ~E c c ,~ z° z° ~~ ~ N - w L ~ r ~~ ~ m 1 N ~ N to N TY ~ E D a W 0.' .x a O a ~. N j 0 a a} D D.'e ~ ~~ N- T A N O U O O1 E O V mo C ~ C 01 +.r y ~ ~ E'O yN_ r ~000Vi DO~y 'y V . N ~ N~ °'N ,Op O N a~ N (U U ~i,.. D Acv UL~' Eve C ~ a ~ C ^O , ~ y C j C w ~ N~ ~ ul O O ~ 2 ~ a~ lQ ' ~~ ~ N O C ~ O Ol ,~,. O O N m N N m y y y a ~ R~ W ~ ~ ~ ~ {~ c N ~ N lR E ` t 6 ~ N N 0 C c yU ~ C O O y E n O~+ai a LLO~'+ --- V1~ O~' ~ y c CEaNN EN o Coo>~ Womb r °! ~i~n0 y LL vA ^ Z Q h L r UIXT N CV N ro~ W N w~ a ~ a ~ 1 j N W d' ~ N~ r s N a O j N N d N ~ O O N N D lU C ~ 'C ~ c O y ~ O'er 1 y (/ N r ~ Q O N 'p C O ro N Y lv ~ v N U O1 0 N N~ y Y 41 y O a Q y g O pi ~ U3 N ~ V 00 m ~ C C y N L O O~~ O a_ O i Q N ~ ~ . ~~_ ~ V . N o N A .~ ~~ m N A D W V mL" Sa'm ~O 7 C N~c NOVA ~±=~ ~ O W N-Cp C aAj ~ N N a C T^ O' C O a a ' ° ~ ~ .~w N E i ~°E vD N ~ N V m m `~' E y N ~ a .c 0' tv~ O. E N L ~ Y'~ U IiN'c n N Dv•X pc LL L° 1J DN o`a+X ' y ~_ G N O E ~°D°m _Em•°o ~ ` ` y r r O om r nm nj w E ffJ 'O ."w ~ y LL$m - N fV U E o v a y Foma - N a {j t0 L N l Z r .o ca w- cV n ur s al N N N N wa m E v $°~.v a y cpc y.00 y l0 C. ~ O w Y O ~ U O y O O O N N o N L Yj A O ~O . p ~p N N (m 1N O1~ y y y N la NN . r0 .y W L a W •aL. ~ N .'C-. ~ y N m C ~;O w~. > 7 0 N E d O D E , a W E 'O D-v • rnNN y .O' 1fj ~ O ~ d " ~ O " NE ~ ~._ .~~~ ' c•p N E ~ a' .n me c c T, Y T N Qil C L~ 0 0 Z Z N C~ U) ~ y N O n y ~ N .C aL. ~ .'C-. N C N N ~ N L y • N L Y m o o UI ~ c c ~ E L s+ m E ~ a O- N t ~ „ '~ ~, tDY ~ t4 w O ,Cp : la y CA,O = c .N N 01 N c roO y N G c~ N 4! .Cs Nvy- . y '~ dw y N'w ~ m NL ~ ~ N r00] ~ N ~ '~ ~° •00 mwE cim ~'m ~~., me fns m~~= N ma. pJ ' N O O N« N a N al ~ 9 N N :~ a! N v C N w C yam} N aN Vy C y N N "O 7p' s _o C C no- sow = N ' ° N .~yc _ rN ¢ . _co _co C . v _o ~o~. cp _co '4 DC _o •v m r L r mv ¢oa A . ~ ~°im Coy y ¢o m c c J r N N S] N t7 v^ . C ..'~.. (`! .A X41 (Q M .L] off/ Z Z ro .a v a v w ~ a ' ° °' , ~ - d a is ~ ~ o` ~ a ~ l~ N a IU C a .. ~L Y N C .C O N N w C N 'O .~ CJ Cr Al 'a C d Q a Q 19 m C ~. Ol .T R C 4 v 0 CI C •C N A L^ a W m x 'O C R Q Q ii .~ N ~ O' OU O'C m~ X ~ C N ~ o~ NQO ~ ~' E~±=aJUr ~wN mc~pm E ', ~ ayia o~t'Qa 0~9~ `o~~a~o u,~ axtoc _51°N ~ uroi c °ro w~L ~~'mo N~cLic N.o ~~ ~~~ 'C~C~ N ~m o J_ p M N d' N S .~ u N N N "' O~ y ~ 'II J m j J 0 -C C N U N O 4~ N .rJ' 'y a C `~ ~~ f6 T¢.. W O U O O L V t0 ~ N L O C O U .. N In ~~ C - O N ~p E >"' W O O U O J O N v p d 16 V ~! N n 'E y U E O. d N B C 4~ V ,C G 'v -~~ .~'.~3 °:~ ~roro a~i Eo Jrn u{ ~u~ ro - ? ~ro Lm-o ~~~~v ~mv°i~ym '~E °a~ c~wNwm aNi` n m vE ~ro o.N Oidrn m~ mc._ m ~ "Ei N J ~EcL °.m CnC o-c /pro19E n^'ro °ro UD ONy pNX~~(NO.O~N ~~NCp-C jC N~00 ~~..'C. N..L.. JN LL N N u' O Dl p J a '0 0 ~ Y p C N~ ~ C <_~ 0 ° y U N ~~ ~- .'C.. ~ [V y E Z~ ,p N 0 i- ~ 0 U [V V (V U R°? ~ ~ ~ O E N E i*) .L.. c c m E w N iii ~ y J QNO w m ro o o ~~... mw+w-'a~roin-Oa m ~c~i E~ui c°'io.~ 'juo ro pp wmd-ro° m c o ~ L p O C N N~ L N N O N ~' V U N m 5=ham ~ ~ I o'o c °/a m~ m mo _ ! w m ro m me no N roN roN0°~ ..N. "O roL ~-0 msOEC NO ~ w C V O~~ t C ~ N v0. U/ ~~ ~ N ;= W r E rn ?~ E d- o J a o w o m o ° .° ~3 v .itii" N ~ O~ C~~ ~..`-. 4 N N C (ro? ,C V 4 E~ t9 ~ m ~~' v J~Eabv c~ ~c`~-yo.~ .cNEo oQ'ro W c E '> 'c V ro> lq ~ B Y O vi ~ U o O~ F w O C ro._ a N O f Q -- 010 0 ro V~ U° o Z . L ~ {0 9 ~ r d' (y O.w U (V U cM ~ l0 N (n N m ~ S5 E m o c D ~j ua `m _ ~ d .~ C pCj EQ7; 0 o v ~~ ro oa N U L C i,. C~.4 ~~m a w '~ 7N W 20 Appendix C Prosperity Farms Road Corridor Future Land Use Atlas (FLUA} Maps ~~ PROSPERITY FARMS ROAD CORRIDOR STUDY Prepared By: Land Research Managemen#, lnc. October 2009; Rev: Apri12010* Prepared For: Village of North Palm Beach April 2010 revisions (additions) are indicated in underline format TABLE OF CONTENTS Section Page Purpose 1 Delineation of the Prosperity Farms Road Corridor 1 Data Collection And Analysis 1 A. General Corridor Components and Descriptions 1 1. South Segment 4 2. South Central Segment 4 ' 3. North Central Segment 5 ~. North Segment 5 B. Land Use Inventory 6 C. Current Village Development Directives 9 1. Future Land Use and Zoning Maps 9 2. Comprehensive Plan Directives 9 3. Village Code Requirements 11 D. Adjacent Land Uses 11 E. Building Height 12 F. Parcel Size 12 G. Parcel Depth 13 Recommendation 13 A. Commercial Cpportunities 13 B. Mixed-Use opportunities 15 C. Additional Recommendation 15 Rev.: Apri12010 List of Tables Table Page 1 Number of Frontage Parcels 7 2 Parcels in Linear Feet 7 3 Additional Future Land Use Element Directives 10 List of Maps Map Page 1 Prosperity Farms Road Corridor 2 2 Corridor Segments 3 3 Potential Development/Redevelopment Parcels 14 List of Appendices Appendix Page A Commercial Zoning District Analysis 16 B Residential Zoning District Analysis 19 C Future Land Use Atlas (FLUA} Maps ?1 Appropriate applications include a Commercial future land use designation and a CC- Transitional or C!A-Limited Commercial zoning designation. It is further recommended that simultaneous processing of FLUA amendment, rezoning and site plan applications be required in order to address any site-specific issues related to neighborhood compatibility as early as possible in the approval process. B, Mixed-Use CJpportunities It is recommended that the Village further investigate an FLUA amendment defining an overlay area for the Prosperity Farms Road corridor and related land development regulations in order to allow mixed-use and/or small-scale commercial development on the platted lots fronting Prosperity Farms Road. In this regard, Items that should be specifically addressed include: Home-based businesses; live-work alternatives; and the complete or partial conversion of multiple-family residential units to businesses. Specific issues to be addressed include: Allowed commercial uses; building height; development intensity (i.e. floor-area-ratio); minimum development components in mixed-use or live-work projects; shared parking; connectivity; and landscaping and buffering. C. Additional Recommendation During the course of the corridor land use analysis, it was determined that three parcels of land are assigned future land use designations that are not consistent with their existing and intended use. The parcels are located at the northeast corner of Prosperity farms Road and Pelican Way. and currently assigned Future Land Use designations of Other Public Facilities (OPF), Two of the parcels contain single-family residential uses and the third is currently vacant. The Parcel Control Numbers {PCN) are as follows: 68- 43-42-08-02-050-0110 (0.25 acres); 68-43-42-08-02-051-0230 {0.23 acres); and 68-43- 42-08-02-051-0240 {0.26 acres).. The appropriate future land use designation for each parcel is Low Density Residential {LDR). To reflect the current and intended use, the future land use designation of each parcel should be amended from OPF to LDR during the next Evaluation and Appraisal Re~ort,~EAR} cycle. Rev.: April 2010 15