Loading...
Potter Townhomes Variance - 2024.02.16905 DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE CITY OF BOYNTON BEACH, FLORIDA PROJECT NAME: Potter Townhomes (Variance - 2024.02.16905) APPLICANT: Peter Dwyer, B&B Florida Holdings, LLC APPLICANT'S ADDRESS: 109 DIXIE BOULEVARD, DELRAY BEACH, FLORIDA 33444 DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: April 16, 2024 APPROVAL SOUGHT: Approval of relief (Variance — 2023.06.12894) from Part III, Chapter 4, Article II, Section 4.B.3.c — Urban Landscape Buffer (Type 2), to grant a variance of seven (7) feet from the required twelve (12) foot buffer, to allow for a five (5) foot wide landscape buffer, and the elimination of the requirement to provide a six (6) foot high masonry wall. LOCATION OF PROPERTY: 2508 N Federal Highway DRAWING(S): SEE EXHIBIT `B" ATTACHED HERETO. THIS MATTER was presented to the City Commission of the City of Boynton Beach, Florida, on the date of the hearing stated above. The City Commission, having considered the approval sought by the applicant and heard testimony from the applicant, members of city administrative staff, and the public, finds as follows: 1. Application for the approval sought was made by the Applicant in a manner consistent with the requirements of the City's Land Development Regulations. 2. The Applicant X HAS HAS NOT established by substantial competent evidence a basis for the approval requested. 3. The conditions for development requested by the Applicant, administrative staff, or suggested by the public and supported by substantial competent evidence are as set forth on Exhibit "C" with notation "Included." 4. The Applicant's request is hereby X GRANTED subject to the conditions referenced in paragraph 3 above. DENIED 5. This Order shall take effect immediately upon issuance by the City Clerk. 6. All further development on the property shall be made in accordance with the terms and conditions of this order. 7. Other: DATED: t �0 ri A1.—NIMIIIU: S F: Ii CityClerk i :1NC :�' i S:\Planning\SHARED\WP\PROJECTS\Potter Townhomes\Exhibits\Var a, - ' hibits Dev✓: ent Order.doc 7oRP�RarF-; # • 1 .. I 2� s /.••••....• r ,'..%ORIDA x i • i a - us i ica ion a emen POTTER TOWNHOMES urban PROJECT NARRATIVE des n Request(s): Future Land Use Map Amendment, StUCHO Rezoning, New Master Plan & Site Plan, Variance Application No: CPTA, REZN, NMP, NWSP-2023.06.12894 Submitted: June 27, 2023 Urban Design Resubmitted: November 1, 2023/January 12, 2024 Land Planning Landscape Architecture The property that is the subject of this application is 0.587-acres, located at the southeast corner of N. Federal Highway and Potter Road, approximately 0.14 miles north of E. Gateway Boulevard and is undeveloped (subject site"). On behalf of Dwyer Construction & Development, Inc. ("Applicant"), Urban Design Studio has prepared and hereby respectfully submits this application to request development approval to improve the subject site with an 8- unit (fee simple) townhouse development. The subject site consists of a single parcel of land, as identified by the Palm Beach County Property Appraiser via PCN 08-43-45-15-02-000-1250, with a physical address of 2508 N. Federal Highway. The subject site has a future land use designation of Local Retail Commercial ("LRC") and is located within the C3 commercial zoning district and Urban Commercial District Overlay ("UCDO"). The CRA Recommended FLU designation is High Density Residential (HDR) which allows 15 dwelling units/per acre. As confirmed with City Staff at a Pre-Application meeting on April 18, 2023, to achieve the development proposal, the following application approvals are being requested: • Future Land Use Map Amendment from Local Retail Commercial ("LRC") to High Density Residential, 15 dwelling units per acre ("HDR-15 du/ac") • Rezoning from C3 to Infill Planned Unit Development ("IPUD") • New Master Plan & New Major Site Plan • Variance for East Landscape Buffer PROJECT INFORMATION Applicant Dwyer Construction & Development, Inc. Owner B&B Florida Holdings, LLC Agent Urban Design Studio, Bradley Miller, AICP /Ailish Villalobos Site Location Southeast corner of N. Federal Hwy and Potter Rd, approx. 0.14 miles north of E. Gateway Blvd PCN's 08-43-45-15-02-000-1250 Existing FLU Local Retail Commercial (LRC) Proposed FLU High Density Residential (HDR — 15 du/ac) Existing Zoning C3 Proposed Zoning Infill Planned Unit Development (IPUD) Existing Use(s) Vacant Commercial Proposed Use(s) 8-unit (fee simple) townhouse development Site Area 0.587-acres (25,591 square feet) 610 Clematis Street, Suite CU02, West Palm Beach, FL 33401 P: 561-366-1100 www.udsflorida.com LA0001739 x is I A - us I Ica ion a emen Potter Townhomes Page 12 Justification Statement-June 27, 2023/Rev. Nov. 1, 2023/Rev. Jan. 12, 2024 Application Number CPTA, REZN, NMP, NWSP-2023.06.12894 SURROUNDING PROPERTY North: Developed commercial property (medical office) designated LRC and zoned C3; and vacant commercial property designated LRC and zoned C3. South: Developed multi-family residential property (Inlet Harbor Condominium) designated Recreation ("R") and Medium Residential, 11 du/ac ("MEDR") and zoned REC and R3. East: Developed secondary driveway that is gated (and does not appear to be in use) for multi-family residential property (Inlet Harbor Condominium) designated LRC and zoned C3. West: Right-of-way for Federal Highway and FEC Railroad, followed by developed multi-family residential property (Crossings of Boynton Beach) designated MEDR, 11 du/ac and zoned Planned Unit Development ("PUD"). PROPOSED DEVELOPMENT DESCRIPTION Potter Townhomes is a proposed 8 unit (fee simple) townhouse development on 0.587-acres bordered to the east and south by a multi-family development known as Inlet Harbor Condominiums (specifically the east side is a secondary driveway that is gated and appears to not be used and the south side is a recreational component); to the north is Potter Road right- of-way followed by developed commercial (medical office) use; and to the west is Federal Highway right-of-way, FEC Railroad right-of-way, followed by a multi-family residential development known as Crossings of Boynton Beach). The subject property is comprised of one parcel and is currently vacant. The existing commercial land use and zoning of the subject property comes from the historic commercial corridor of Federal Highway, dating back to days prior to the construction of 1-95. More recently, the City adopted a recommendation from the Community Redevelopment Agency (CRA)that the most appropriate future land use designation for the subject site is HDR- 15 du/ac. Under the HDR land use classification and IPUD zoning district, the maximum allowable density is 15 dwelling units per acre, which would allow the Applicant a maximum of 8 dwelling units on the subject site. Townhouses are permitted uses in the IPUD zoning district. The intent of the proposed project is to provide a fee simple — for sale residential community. The project proposes one point of ingress/egress located on Potter Road. There are 4 buildings with two units in each that are intended to be sold as fee simple units with an internal driveway from Potter Road. Each unit is three stories in height, consists of approximately 2,759 square feet of air-conditioned space, a 2-car garage and covered patio. The ground floors include a foyer at the front door, a "game room/den" area, guest room and a full bathroom. The second floors have a living room, family room, kitchen, dining area and a half bathroom. The third floors have three additional bedrooms and two full bathrooms. A breakdown of the unit area tabulation is provided below: x 1 .1 - us I Ica ion a emen Potter Townhomes Page 13 Justification Statement- June 27, 2023/Rev. Nov. 1, 2023/Rev. Jan. 12, 2024 Application Number CPTA, REZN, NMP, NWSP-2023.06.12894 UNIT AREA TABULATION AREA SQ. FT. GROUND FLOOR A/C 663 SECOND FLOOR A/C 1010 THIRD FLOOR A/C 1086 TOTAL A/C 2759 COVERED ENTRY 28 2-CAR GARAGE 434 COVERED PATIO 90 2ND FLOOR BALCONIES 167 3RD FLOOR BALCONY 53 TOTAL CONSTRUCTION 3531 Each unit will be provided with a city trash roll-out bin which will be individually stored within the unit garage and rolled out to Potter Road for pick up and returned to garages on designated days. Bulk trash pick-up will be handed by calling City Utilities for a special pick up. Provided within the site are two recreational amenity areas which are located in the middle and northeast portions of the site. The recreational area totals to 1,620 square feet which complies with the IPUD requirement of 200 square feet per unit or 1,600 square feet. A cabana feature is provided within the centrally located recreation space, which fronts Federal Highway, and the northeastern area is suitable for a dog walking area. There is also a community mail kiosk station provided at the southern end of the site. The maximum building coverage in the IPUD zoning district is 50%, which equates to 12,795 for the 0.587-acre site. Provided is a total building coverage of 37.4% (9,496 square feet)which is below the allowable amount, along with 29% (7,493 square feet) of open space area and 33.6% (8,620 square feet) of hardscape. While the IPUD zoning district is flexible on minimum building setback requirements, the proposed setbacks have been provided for compatibility purposes to mirror the surrounding uses. The maximum height of buildings in the IPUD zoning district is 45-feet, all proposed structures are provided at 35'-0" in compliance. Building elevations and floor plans, prepared by Brenner Architects are provided with this application for further detail. Based on the proposed 8-unit development and code parking requirement at 2 parking spaces per unit, along with 0.15 parking spaces per unit for guest parking, that would equate to a total of 18 parking spaces required. Each unit will have a 2-car garage which will provide for 16 parking spaces. Each garage will be regulated by property owner documents to park their vehicles within the garage only and the garages will be pre-wired for EV connections. There are 2 parallel guest parking spaces provided on Potter Road for a total parking count of 18 parking spaces, which meets and exceeds the parking space requirement. On street parking on Federal Highway has been considered, however, based on FDOT Design Manual, section 210.2.3 allows on street parking for roads with posted speeds of 35 mph or less. The posted speed limit in this area of Federal Highway is 40 mph and therefore on street parking is not allowed at this location. x I . , • - us i Ica ion a emen Potter Townhomes P n c e 14 Justification Statement- June 27, 2023/Rev. Nov. 1, 2023/Rev. Jan. 12, 2024 Application Number CPTA, REZN, NMP, NWSP-2023.06.12894 The subject property is located within the Urban Commercial Overlay Zone and therefore must comply with the criteria of Art. II, Section 4.B, Urban Landscape Code. As shown on the provided plans, the property line that abuts Federal Highway must comply with the Pedestrian Zone requirements, measured from the back of curb, including a 5' wide street tree area where the street trees are planted in 5' x 5' tree wells that are covered by a walkable material, a 10' sidewalk measured from the center line of the 5' street tree area, followed by an 8' wide active area, which for residential projects can be stoops, stairs, patios leading to a pedestrian door facing Federal Highway. The components of the Pedestrian Zone have been reordered on the proposed plan in attempt to avoid conflict between underground utilities and the street trees, however, continue to provide a pedestrian area with shade and direct connectivity from the four units that face Federal Highway to the public sidewalk. The 10' wide sidewalk as measured from the back of curb for Federal Highway extends into the property by approximately 3.5 feet. As required by FDOT, this 3.5-foot-wide strip will be dedicated to FDOT so that the entire sidewalk is within the right of way. In addition to the components of the Pedestrian Zone, a 10- foot-wide general utility easement is provided, measured from the property line after the dedication, to be available to allow for future undergrounding of utilities. As discussed with City staff prior to the submission of this application, the FPL transmission lines will not be required to be buried, however the lesser utilities such as cable and phone, will be buried within the 10' utility easement. The 10' utility easement rather than the inside edge of the active zone, creates the build to line for the proposed buildings. According to Article II, Section 4.B.3.c, the property line abutting Potter Road does not require a landscape strip, however foundation landscape and trees are required and proposed between the proposed buildings and the road right of way. The property to the east and south is Inlet Harbor Club Condominium (IHC), a multifamily residential development built in 1976 and unusually has three different zoning designations — the main parcel with the condominium building is zoned residential (R3), but the western portion of the property that fronts Federal Highway and abuts the south side of the subject property has recreational (REC) zoning and the property that abuts the east side of the subject property has a commercial (C3) designation. Based on the current zoning designations, a Type 2 Urban Landscape Buffer with a minimum width of 12' is required along the east property line and a Type 1 Urban Landscape Buffer with a minimum of 5' is required along the south property line, per Chapter 4, Article II, Section 4.B.3.c.(1) and (2). A variance is proposed for the east buffer to reduce the width of the buffer to 5' and eliminate the requirement of a 6' high masonry wall, as further addressed below and within the Justification Statement and Responses to Code Criteria section. Along the common abutting south and east property line is a substantial existing landscape buffer with areca hedges and a chain link fence. It is obvious that these buffers were planted as part of the overall IHC development and provide separation from the subject property which has historically been used for commercial use. With this application to change the subject property from commercial to residential use, the abutting properties are more compatible with the residential use of the IHC property. Art. II, Section 4, Table 4-5 requires an Urban Landscape Barrier between incompatible uses and zoning districts; or where there are differences in density, intensity or building heights; or for those certain uses requiring additional screening in order to provide a continuous solid opaque, visual screen of at least six (6) feet in height comprised of a variety of densely planted trees, hedges and shrubs, in combination with an optional buffer wall and/or berm to create the necessary screening. Footnote #4 of Table x lot ' - us 1 Ica ton a emen Potter Townhomes Page 15 Justification Statement-June 27, 2023/Rev. Nov. 1, 2023/Rev. Jan. 12, 2024 Application Number CPTA, REZN, NMP, NWSP-2023.06.12894 4-5 goes on to allow for decreases to the buffer requirement due to existing buffers and screening on abutting properties. As indicated, the IHC property has substantial areca hedges and a chain link fence on their property where it abuts the subject property. The Applicant's Agent has also communicated with the President of the IHC HOA to not only present the proposed project, but to discuss the treatment of the common property lines. IHC has no immediate intention to modify the existing areca hedge that provides complete screening. Accordingly, this application proposes a reduction in the east landscape buffer width from 12' to 5' wide, however the buffer will be planted to meet the requirements of the Urban Landscape Barrier with a minimum of one (1)tree spaced every twenty (2) linear feet and two (2) staggered rows of hedges which comply with the requirements of Table 4-5 and supplements the existing screening along the east and south property lines. The proposed landscape plan provides the planting details for all perimeters of the subject site. The proposed development will meet all Concurrency requirements. Preliminary Engineering Plans, prepared by Caulfield & Wheeler, and a Traffic Study, prepared by JMD Traffic Consulting, are provided with this application for review and analysis. A Traffic Performance Standards (TPS) letter from Palm Beach County has been requested along with a School Capacity Determination letter from the School District of Palm Beach County confirming there is adequate capacity to accommodate the resident population for the 8-unit development. The Applicant will address the public art requirement, during the application and permitting process. CONCLUSION Attached are detailed responses and justification to the code required technical criteria and standards of each of the following components of this application. • Future Land Use Map Amendment from Local Retail Commercial ("LRC") to High Density Residential, 15 dwelling units per acre ("HDR-15 du/ac") • Rezoning from C3 to Infill Planned Unit Development ("IPUD") • New Master Plan & New Major Site Plan • Variance for East Landscape Buffer In conclusion, the proposed development plan of an 8-unit townhome development is compatible with the surrounding residential area, it is consistent with the CRA Redevelopment Plan for the Federal corridor for the purpose and intent of the HDR-15 du/ac land use classification, and it complies with the IPUD zoning and regulations for the Future Land Use Map Amendment, Rezoning, Master & Site plan approval and Variance. Should you need any additional information, the project managers at UDS are Bradley Miller, AICP (bmiller(@.udsflorida.com) and Ailish Villalobos (avillalobosudsflorida.com) who can be reached at 561-366-1100. x 1 . 1 a - us 1 Ica ion a emen Potter Townhomes Page 1 6 Justification Statement - June 27, 2023/Rev. Nov. 1, 2023/Rev. Jan. 12, 2024 Application Number CPTA, REZN, NMP, NWSP-2023.06.12894 JUSTIFICATION STATEMENT & RESPONSES TO CODE CRITERIA REVIEW CRITERIA FOR FUTURE LAND USE MAP AMENDMENTS/REZONING Chapter 2, Article II, Section 2.D.3, Section 2.B.3 of the Land Development Regulations contains the following review criteria, except for city-initiated rezonings, which shall at a minimum meet criterion (b) for "Consistency" approval of an amendment to the official zoning map processed with or without the FLUM amendment shall be reviewed based on the following applicable factors. Following each of these criteria is an explanation of how this application complies with each of the criteria. (a) Demonstration of Need. Whether the proposed amendments to the FLU and zoning maps are supported by the implementation of the City's vision for, or changes in the conditions or character of development in, the area under consideration. Response: The subject property has a current land use and zoning for commercial uses, however the CRA Recommended land use is for residential development. Accordingly, this application requests a change to the land use and zoning pursuant to the adopted CRA Recommendation Plan. (b) Consistency. Whether the proposed amendments to the FLU and zoning maps would be consistent with, and promote, the purpose and intent of the applicable Comprehensive Plan policies, Redevelopment plans, or any other current city-approved planning documents. Response: The CRA Recommendation Plan was adopted in 2017 by the City Commission to direct future development for this area and other areas within the City. These recommendations are carried out within the goals, objectives and policies of the Comprehensive Plan and Land Development regulations of which this proposed application is being reviewed for compliance. (c) Compatibility. The application shall consider whether the proposed future land use and zoning, or potential uses allowed in a proposed zoning district, would be compatible with the surrounding uses in terms of density, scale, and the nature of use, or when such an amendment would normally create an isolated zoning district but would result in the incremental implementation of a redevelopment plan for the area. Response: The City has planned for this property to be designated with the proposed HDR-15 DU/AC future land use by the CRA Redevelopment Plan and the IPUD zoning regulations have been established to provide for regulations for development to be compatible for smaller infill parcels such as the subject site. The IPUD regulations are found in Chapter 3, Article III, Section 2, G of the Land Development Regulations and are addressed below. In addition, the Inlet Harbor Club property that abuts the east and south boundaries of the subject site is developed as a 61-unit condominium building constructed on the eastern half of the 6.0-acre property, closer to the Intracoastal Waterway. The western portion of the Inlet Harbor Club property and those areas that abut the subject property x i •1 - us i Ica ion a emen Potter Townhomes Page 17 Justification Statement - June 27, 2023/Rev. Nov. 1, 2023/Rev. Jan. 12, 2024 Application Number CPTA, REZN, NMP, NWSP-2023.06.12894 are either tennis courts or a secondary driveway from Potter Road that is gated and appears to not be routinely used by the community. As indicated above, along the common property lines of the subject site, there is a substantial areca palm hedge that is approximately 12' high and predominately an opaque screen between the properties. East of the secondary driveway, there are single family homes along Potter Road which connects with N. Lake Drive and loops to the north to Dimick Road that also intersects with Federal Highway. The proposed residential FLUM amendment and zoning change creates a more compatible relationship with the neighborhood than the current commercial land use and zoning designations. Considering the surrounding uses, the CRA recommendation and existing vegetative screening, the proposed development is sufficiently compatible with neighborhood. (d) Orderly Growth. Whether the proposed amendments to the FLU and zoning maps would encourage piecemeal development or create undevelopable parcels. Response: The surrounding land use pattern includes residential uses to the south, east, northeast, and west across Federal Highway. The businesses to the north are older structures, however this property has the same CRA Recommended land use of HDR as the subject property. Approval of this application consistent with the land use pattern in the area as well as the recommendation of the CRA Recommendation Plan and will not encourage piecemeal development or create an undevelopable parcel. (e) Location Efficiency. Whether the proposed amendments to the FLU and zoning maps would support complementary land uses; the integration of a mix of land uses consistent with smart growth or sustainability initiatives; access to a wide range of mobility options; or interconnectivity within the project and between adjacent properties. Response: Given the small size of this property, having a mix of land uses is unreasonable to achieve. However, the development is being proposed to comply with the sustainable criteria of the City's LDR's, including 4 units with EV car charging stations in unit garages (and each garage unit wired for EV car charging capabilities). The property has direct access to Federal Highway which is Palm Tran Bus Route 329 northbound and Route 177 for southbound travel. There is an existing northbound bus stop approximately 150 feet to the north of the property and an existing southbound bus stop directly across Federal Highway from the property. As such, the Applicant is in communication with Palm Tran to identify an off-site location for a bus shelter that will better serve the City of Boynton Beach, and it will be the Applicant's responsibility to provide funding for the associated bus shelter construction costs. (f) Availability of Public Services/Infrastructure. All requests for FLUM amendments shall be reviewed for long-term capacity availability at the maximum intensity permitted under the requested land use classification. Requests for rezoning to planned zoning districts and FLUM amendments shall be subject to review pursuant to Chapter 1, Article VI, Concurrency. Response: All public services and infrastructure required for the development are available and provided by the City of Boynton Beach. x 1 . 1 - us i Ica ion a emen Potter Townhomes F' q e 1 8 Justification Statement-June 27, 2023/Rev. Nov. 1, 2023/Rev. Jan. 12, 2024 Application Number CPTA, REZN, NMP, NWSP-2023.06.12894 (g) Economic Development Impact. (1) Whether the proposed rezoning/FLUM amendments would not: A. Represent a potential decrease in the possible intensity of development, given the uses permitted in the proposed land use category and/or zoning district; and B. Represent a potential decrease in the number of uses with high probably economic development benefits. (2) Whether the proposed rezoning/FLUM amendments would: A. Create new employment opportunities; B. Contribute to the enhancement and diversification of the City's tax base; C. Response to the current or anticipated market demand or community needs; D. Alleviate economic obsolescence of the subject area. Response: The subject property has a current land use and zoning for commercial uses and is vacant. The CRA Recommended land use for the subject site is for residential development. Accordingly, this application requests a change to the land use and zoning pursuant to the adopted CRA Recommendation Plan which is consistent with surrounding land use pattern includes residential uses to the south, east, northeast, and west across Federal Highway. The proposed 8-townhome unit development will contribute the City's tax base and will offer additional housing opportunities to address current community needs and market demand. (h) Heavy Commercial and Industrial Land Supply. The review shall consider whether the proposed amendments to the FLU and zoning maps would reduce the amount of land available for heavy commercial/industrial development. If such determination is made, the approval can be recommended under the following conditions: (1) The size, shape and/or location of the property makes it unsuitable for commercial/industrial development; or (2) The proposed rezoning/FLUM amendment provides evidence of satisfying at least two of the Direct Economic Development Benefits listed in subparagraph "g" above. Response: The 0.587-acre site is located on N. Federal Highway within the Boynton Beach CRA, Federal Highway North District. The surrounding uses include residential uses to the south, east, northeast, and west across Federal Highway. The CRA Recommended land use for the subject property is HDR. Given the small size of this property and CRA land use recommendation, it does not seem the site is suitable for commercial/industrial development. x i • i - us i Ica ion a emen Potter Townhomes P a g e 19 Justification Statement- June 27, 2023/Rev. Nov. 1, 2023/Rev. Jan. 12, 2024 Application Number CPTA, REZN, NMP, NWSP-2023.06.12894 REVIEW CRITERIA - INFILL PLANNED UNIT DEVELOPMENT (IPUD) Chapter 3, Article III, Section 2.G.1. of the City's Land Development Regulations states the purpose and intent of the Infill Planned Unit Development District as well as the prerequisite location standards. This property and the proposed development are the perfect example of why these regulations were established as justified by the following according to the sequential paraphrased sections of the referenced code: The purpose of the IPUD zoning district is to implement the High Density Residential (HDR) and Special High Density Residential (SHDR) future land use map (FLUM) classifications of the Comprehensive Plan. The district is intended for infill purposes, promoting new development and redevelopment in areas located east of 1-95 at densities no greater than 20 du/ac. • The Community Redevelopment Agency (CRA) has recommended that the most appropriate future land use designation for the subject site is HDR-15 DU/AC, which allows for a maximum density of 15 units per acre. • The subject site is located along Federal Highway east of 1-95 within the boundary of the CRA-Federal Highway corridor and within the Urban Commercial District Overlay (UCDO). • The 0.587-acre site has a maximum build-out of 8 units based on maximum density of 15 du/ac. The IPUD district will include design standards that exceed the standards of the basic development standards in terms of site design, building architecture and construction materials, amenities and landscape design. • The design of the proposed development was generally described above and are graphically depicted by the provided plan set. The subject property is small; however the development will offer residential units with a significant amount of living space, outdoor patios/balconies, garages and recreational use areas that exceeds the IPUD criteria. The units are positioned near the roadways with pedestrian walkways and front patio areas consistent with the goals of the CRA Redevelopment Plan. • The standards for IPUD developments are flexible to allow for creative and responsible infill developments. This is a small site and will only be developed if the regulations are more flexible than standard zoning districts. The site regulations for IPUD development found in Table 3-11 mostly indicate "flexible" relative to project area, frontage and setbacks. The proposed development plan complies with the standards for IPUD developments and other applicable sections of the LDR's. Considering the low number of units and traffic from the development, as well has when combined with driveway space behind each garage, the 20 feet is sufficient for access to all of the units as well as compliant for access by Fire/EMS vehicles and garbage vehicles. x lei ' - us 1 Ica ion a emen Potter Townhomes Page 110 Justification Statement -June 27, 2023/Rev. Nov. 1, 2023/Rev. Jan. 12, 2024 Application Number CPTA, REZN, NMP, NWSP-2023.06.12894 • Setbacks for the building area have been established in accordance with Pedestrian Zone and the 10-foot-wide utility easement requirements along Federal Highway and with sufficient landscape areas on the three other site perimeter boundaries. Buildings are located at the build to line and outside of sight/visibility triangles yet provide a pedestrian friendly frontage with patio space and individual sidewalks leading to each unit to engage activity with the street frontage. • Although the maximum building height allowed by IPUD zoning is 45-feet, the proposed structures are designed at 35-feet, as defined by City code, for consistency with surrounding uses and architectural compliance. The IPUD shall minimize adverse impacts on surrounding property. In order to be approved an IPUD project must be compatible with and preserve the character of adjacent residential neighborhoods. • The City has planned for this property to be designated with the proposed HDR- 15 du/ac future land use by the CRA Redevelopment Plan and the IPUD zoning regulations have been established to provide for regulations for development to be compatible for smaller infill parcels such as the subject site. The IPUD regulations are found in Chapter 3, Article III, Section 2, G of the Land Development Regulations and are addressed below. In addition, the Inlet Harbor Club property that abuts the east and south boundaries of the subject site is developed as a 61-unit condominium building constructed on the eastern half of the 6.0-acre property, closer to the Intracoastal Waterway. The western portion of the Inlet Harbor Club property and those areas that abut the subject property are either tennis courts or a secondary driveway from Potter Road that is gated and appears to not be used by the community. As indicated above, along the common property lines of the subject site, there is a substantial areca palm hedge that is approximately 12' high and predominately an opaque screen between the properties. East of the secondary driveway, there are single family homes along Potter Road which connects with N. Lake Drive and loops to the north to Dimick Road that also intersects with Federal Highway. The proposed residential FLUM amendment and zoning change creates a more compatible relationship with the neighborhood than the current commercial land use and zoning designations. Considering the surrounding uses, the CRA recommendation and existing vegetative screening, the proposed development is sufficiently compatible with neighborhood. The IPUD district is optimum when there is an opportunity to promote sustainability with respect to land use, energy conservation, resource management and social equity. Rezoning to the IPUD district is encouraged for proposed development on lands that are in close proximity to existing infrastructure, public and alternative transportation routes and modes, employment centers, community areas, or have sustained or are complicated by environmental contamination. x lei - us i Ica ion a emen Potter Townhomes Page 111 Justification Statement- June 27, 2023/Rev. Nov. 1, 2023/Rev. Jan. 12, 2024 Application Number CPTA, REZN, NMP, NWSP-2023.06.12894 • The subject property and proposed development satisfy the requirements for sustainability as indicated on the provided Site Plan. This property also has direct access to both northbound and southbound Palm Tran bus stops, both of which are within 150 feet of the property. • The other locational standards only pertain to non-residential uses and therefore are not applicable to this application. The proposed development and design are consistent with the character of new development along the CRA Federal Highway corridor as well as the recommendations of the CRA Redevelopment Plan. The IPUD zoning provides the flexibility to implement the goals and policies of the CRA Plan and Comprehensive Plan. x i •1 ' - us , Ica ion a emen Potter Townhomes Page 1 12 Justification Statement - June 27, 2023/Rev. Nov. 1, 2023/Rev. Jan. 12, 2024 Application Number CPTA, REZN, NMP, NWSP-2023.06.12894 REVIEW CRITERIA - MAJOR SITE PLAN APPLICATION The application process set forth in Chapter 2, Article II is established to allow City professional staff to review the proposed Master Plan and Site Plan for compliance with the review criteria and regulations of the proposed zoning district of Chapter 3, Article III and Site Development Standards described in Chapter 4, Article XII. The findings of the City staff review will be provided with a staff report to be presented to the City Commission for final action on this application request. x i • i - us i Ica ion a emen Potter Townhomes Page 113 Justification Statement- June 27, 2023/Rev. Nov. 1, 2023/Rev. Jan. 12, 2024 Application Number CPTA, REZN, NMP, NWSP-2023.06.12894 VARIANCE APPLICATION The subject site and the parcel to the east are currently and have historically been zoned for commercial uses. The adjacent parcel, however, is approved for and historically improved as a secondary driveway associated with the residential community of Inlet Harbor Club. The adjacent parcel has not been rezoned for the residential use that it serves and therefore is considered a legal nonconformity. Both the subject site and the adjacent parcel to the east are identified on the CRA Recommendation Plan for residential uses under the HDR zoning district. The proposed rezoning of the subject site for residential use adjacent to historical and existing C3 commercial zoning creates the requirement for a 12-foot-wide Type 2 Urban Landscape Buffer with a 6-foot masonry wall, according to Table 4-4 of the City's Land Development Regulations as shown below. The actual uses of the proposed residential Potter Townhomes and the secondary driveway of the residential Inlet Harbor Club, especially with the existing hedge and the additional landscaping proposed within a 5-foot-wide buffer will provide more than sufficient screening, buffering and compatibility between the two properties. The code, however, does not provide a method for relief to this requirement, other than a variance application. Therefore, this application requests approval of a variance from Table 4- 4 Urban Landscape Buffer (Type 2) in Part III, Chapter 4, Article II, Section 4.B.c.(2) to reduce the 12-foot landscape buffer width to 5-foot and eliminate the 6-foot masonry buffer wall requirement along the eastern property line. (2) Table 4-4. Urban Landscape Buffer (Type 2). Urban Landscape Buffer(Type 2)* Required between residential projects with contrasting densities or between Description: incompatible zoning districts,to provide a continuous solid,opaque,visual screen of at least six(6)feet in height comprised of trees, hedges.and shrubs,in combination with a buffer wall. 1. Minimum buffer width of twelve(12)to fifteen(15)feet.depending on degree of incompatibility.mulched(no sod); 2. One(1)tree spaced every twenty(20)to thirty(30)linear feet on center. Requirements: depending on degree of incompatibility; 3. A continuous hedge of three(3)feet in height located on the outside of buffer wall; 4. A six(6)-foot tall masonry buffer wall:and 5. 'See(4)Notes below for additional regulations. (4) Notes. 'Minimum buffer and barrier requirements,including caliper of trees,may be increased as warranted by development characteristics such as use.density,intensity,or building height;to mitigate impacts upon abutting or adjacent properties;or to further the beautification objectives of this article Also,buffer requirements may be decreased due to existing buffers and screening on abutting or adjacent properties,or when projects are designed for interconnectivity,unified control.or master planned.Refer to the use matrix,notes.and restrictions(Chapter 3.Article IV.Section.3.E )for additional landscape requirements that may apply to certain specific uses. x 1 . 1 a - us 1 Ica ion a emen Potter Townhomes Page 1 14 Justification Statement- June 27, 2023/Rev. Nov. 1, 2023/Rev. Jan. 12, 2024 Application Number CPTA, REZN, NMP, NWSP-2023.06.12894 REVIEW CRITERIA - VARIANCE Chapter 2, Article II, Section 4.D.3 of the City's Land Development Regulations states that in order for the City Commission to grant a variance, the Applicant must demonstrate that: a. The special conditions and circumstances exist which are peculiar to the land, structure or building involved, and which are not applicable to other lands, structures, or buildings in the same zoning district. Response: The historical commercial land use and zoning on the adjacent property to the east creates the special circumstance to implement the CRA recommendation for residential use on the subject property. As indicated in the narrative, this property and the property abutting to the east are historically designated with commercial land use and zoning, however, also recommended by the CRA Redevelopment Plan to be developed with high density residential uses. This application proposes to change the zoning from commercial to residential for the subject property, which leaves the commercial designation on the property abutting to the east. Although the abutting property is currently used for access to Inlet Harbor Club Condominiums and is unlikely to ever be used for commercial uses, there is an incompatibility, or a special circumstance, with the IPUD (residential) zoning of the subject parcel and the commercial zoning of the abutting property. When there is an incompatibility of zoning between properties, the Code requires a Type 2 Urban Landscape Buffer which is 12' wide and includes a 6' high wall and landscaping. Given the subject site is small, it is important to efficiently design the property to allow for sufficient access, circulation, and open space. Therefore, the proposed plan has been designed with a 5' wide buffer along the east property line versus the required 12' wide buffer and the only method of relief to this requirement allowed by the Code is a variance application. Even though the width is reduced, there is an existing and substantial areca palm hedge on the adjacent property plus the subject property will meet the Type 2 Urban Landscape Buffer planting requirements of 1 tree spaces every 20'-30' on center, mulched, and a continuous hedge 3' in height within the proposed 5' landscape buffer, adding to the screening between the two properties. Photos are provided below of the existing driveway and hedge with the subject site to the right side. 'N` 4 x P r .may P. ,—fir! 1 /� x i • i - us i Ica ion a emen Potter Townhomes Page 1 15 Justification Statement- June 27, 2023/Rev. Nov. 1, 2023/Rev. Jan. 12, 2024 Application Number CPTA, REZN, NMP, NWSP-2023.06.12894 LY! ` b. That special conditions and circumstances do not result from the actions of the Applicant for the variance. Response: The special circumstance is derived from the CRA recommendation of use from the current commercial designations to high density residential use and not the result of the Applicant. The Applicant is following the current recommendations of the City and the implementation of the CRA Redevelopment Plan for this area of Federal Highway and given the small size of the property and other design related regulations, the reduction to the width of the buffer will allow for an efficient design and maintain an adequate screen between the two properties. c. That granting the variance requested will not confer on the applicant any special privilege that is denied by this section to other lands, structures or buildings in the same district. Response: The request of a variance similar to this would be expected for any other property with this same circumstance of incompatibility between historic commercial designation that is no longer applicable and the current proposed and recommended residential designations. d. The literal interpretations of the provisions of the ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district under the terms of the ordinance and would work unnecessary and undue hardship on the applicant. Response: Applying the literal interpretation of this section of the code would require a 12-foot-wide buffer that would reduce the developable area of a property that is small to begin with and impact the marketability of the residential units. Considering the circumstances for the variance, the variance will relieve the undue hardship and allow for an efficient design of the desired residential development. e. That the variance granted is the minimum variance that will make possible reasonable use of the land, structure or building. Response: The reduction to a 5' wide buffer from the 12' wide buffer is the minimum width of a buffer within the City regulations and therefore the minimum variance to allow for an efficient design of the desired residential development. x 1 .1 - us i Ica ion a emen Potter Townhomes Page 1 16 Justification Statement- June 27, 2023/Rev. Nov. 1, 2023/Rev. Jan. 12, 2024 Application Number CPTA, REZN, NMP, NWSP-2023.06.12894 f. That the granting of the variance will be in harmony with the general intent and purpose of this chapter and that such variance will not be injurious to the area involved or be otherwise detrimental to the public welfare. Response: Although the variance would reduce the width of the buffer and eliminate the requirement of a wall, given the circumstances of the driveway use of the adjacent property as well as the historic commercial zoning, the existing areca palm hedge and the addition of landscaping within the proposed development will provide an abundant buffer for harmony between the two uses and not be injurious or detrimental to the area or public welfare. POTTER TOT��IVHOMES' LOCATION MAP WE DATA GENERAL NOTES Exhibit B EN Project Plan Nn!LAND ORE .N M ..®e.o �W�M� ME.�R EDDaAe SEE urban MONO*STRICT PRTURELA DORS NIAEER a.1.aIRaANo,aN CML sen rewmine.eoamwmcrulrrwr�rrrle PAaamaynNe Landscape Plan :`�«� �- MK.RESAEOnAL�nOE.MES1 LANDSCAPE NOTES ��F r TOM EDF ED OS.et S E I ', MX WM NPM.NLL l pyo.i}.lEr PISA1®PI CNaPRIO S war"M2 POTTER ROAD DEVELOPMENT TEAM n SiIJ O City of Boynton Beach, Florida I--- RCOM CA m '""° °� r°T` A° MN.!°M. M. SRI°NI.BYTw•OR.lSMOINNWA.11FORM.en. Mr PARK a COMMERCE DANT n,E 11E ROM.DEPART..OP AORMAATu1E MO Urban D..Ign 1 SITE 1 Mr1011 OWE BIND ARKOf ]AAMCOMA.erl�ALL PLANT WIeaKMO ....0.wMMnTER Land Planning 1 I D*PAV BEACH.R ease. (561)241-6766 . SIGHT M ROYOEDMO Mwe•.3.OM.anew of Landscape ArtM.Ol. WOETATiOlo TO PROVE.11110....111 MN., 610 Clan.SMN S. NOTE These Landscape Plans have been prepared to satisfy City of Boynton Beach zoning L--J LANDSANA CAPE AAR:ARCHITECT • u SUITE ENCROACH AN ME E n R MORE EP„6 1,00 FMQUO 111 requirements and to conceptually reflect landscape requirements for the site. They are not to be utilized g ®SE 'rh:" ' a>W+COW 6.1001 N 1 a RB OR MESE�e TO RE ML "'"rm ILII a3.1100 BOLA RATO PROMO.ALONGNAM DP for construction drawings until final engineering and architectural plans are available.These drawings are 110.11YOCAVIL a o.EeR E A PRONIbR.L not to be used for Building Pemlft application until these plans are finalized. CAN. •NON.u".. O none .N STAND.,NURSERY MOANER IN APD MSTMLATNM MTON FL 33. 11 ENACTS. ... i SHEET INDEX M.1)162-11131 .. SPACNO 13 RAMO ON DESIGN COVER SHEET&PLANT SCHEDULE LA-1 PLANE AMIS.TO ACC....•"CMO"`E 44"'1"5"SIE I . TREE DISPOSITION PLAN LA-2 LANDSCAPE DATA TABULAR TREE MITIGATION SUMMARY TABLE . '®TRE.MAY EE FPO"""'°'m TO LANDSCAPE PLAN LA-3 caonv I ncu.. on j.REw , •PRO.. TREE MITIGATION SUMMARY TABLE 10j 'e CONTRACTOR TO CCORONATI PLNn•aw.nee`Ar,A"O'LAO --- by Robert DM PLANTING DETAILS LA.4 PEPSAETERVEGETATION .�R,"wR°O. 2080 '•.` NCNO "oNOT pun". PLANTING SPECIFICATIONS ateouto"T` _PLODinsmore II TOTAL D&1 TO RE REPLACED a6' nen THEM S 14.6 IPM ATE ROADS.•mamma Tar :Dat �� LMOedPE MOOR(1/WE D.Man, CONTRACT'. TO HPEO DMMn(.CIO. Date: UNE.TREES 11a1P. • • TOTAL DRR OROVOe Sr rel MM.WITHIN...c N ro MEL EAENENT D..na FORME.mom • 2024.02.01 IryvALLANY PASa .0.33 amMOW.McONAriL eMrASrTO TO!SCR..PER r1!! 13:3103-05'0 PLANT SCHEDULE r""1°°•LA"OE Cnn'R11ge a IS 0000T TOLERANT UP°.SFO%C WATERS. FLORIDAEaWW. FENCE NICE OW TE♦.EnrINOK0MP,OPOTTvu.Eor Ammo..Moue..Pl.,KAMM OUNrtmea AT TRW OF II aO 11 ALL FIX m MO CONT.. a LIrT®a,1E PROJECT Run x}®UE Art R.OUIR.n r u' iwl w' oY.IOE�eis.RnrPE,l-la.°LP. 8 1 _ - _ PEBIT OR NE OfwT.LANDSCAPE W THAT Au NE N.M.LAT..fOR AMMO.MECINNICAL'mow MAN MAT THE REQUIRED SPECIF.Tn,Mm CMT.NER wa LASED M MATER. ....a WNW.CONTRACT.AvuIASAnv 131 RANTI OS ADwOVOVEN..NT TO O. . L.ER TO CORY NMI PPE.*MT CANOPY TREES 11 XL" • • FM SARNM ge 3) ALL Run MATERIAL SHALL MEET Mn ADHERE TO LATEST EDIT.a 11010.ORADER AND STANDARDS FOR NURSERY OM..LAR! COMM IMM a a -..NMw..m. TREE.TAE RENT PLACE.0.4.1. MINIMUM e 055000 ALL RANT E TEE WL RT TO BE FLORIDA•+M!CENTRE ETTI0 APE E STnioa OR 00001.'nEm . !Le! =TWO. a a UTILITY SETBACK NOTES PUNTSREPRESENTAITSERAHAVETHFR.,HTroRBE CT FLO IDRANTLWTE.AL NOT R,.LAT.a(PEERCHITECnE L)0IAANnV€A M RAM SCH.n10E ARE FOR COMYENIENCE ONLY LAIENCAPE CONTRACT.Is Rrsv050LE FOR ML PUCE Paan MI aa-Dar•aALCM PROPERTY UM LANDSCAPE EXCAVATION& 11 ALL XX.00v16a5 WPM ON THE MANE A!TO n I.T AT Tie MO ca PLANTS SHONNMLMpT.Nf R,APM BACKFILL NOTES n�e�E TO R3.+ALDm.TH A**FOH 1T) lAATER PRONE. /o TIES Cme OTr bTNSCILI COM1ONnME NATIVE Map.TO.., MOAMARanrLr C� r. MOAMAR. OVERHEAD ��I� (L mnawar,M � G i ........10.......003WI. V r. oMPvrTR1E• rTRrrrlRse • sTNLE0 WITH A ROOT X.. ••MALL 111®USRC1ED•r 1IA A.MNL!°µOr STILTev'!'ParrOr FALL WIN*OR OrAvvArrm a FACIA LIARAccoFOOT DEE . MIMT.a1 MLATIONEOV.m.ENTS EEHO0000: lr Areae O d �-1 "MLA Ilan 1•WTPLACE1 COMM.MIEN. ENMO.a1 ALC WIDOW OP UR,'PaOWOM.MRavM AND ear t CE Ie D�NM1lN..O.la..etawAr ♦. r. sNSe-Lay.•m* OONra-OLS a a AOR sr�M D�wan ewll M ECT TE Ew.v"TED MEAN Paas To OWCAN ommTM OMEIMA E M.OA....nrErea M....420 L LL H r w.r+,ed..M.r.e.ar•1...Faow WNW. TT To ANEMOMS. Mlee.PCL Sa....w. 00.1101CLe a W a TamePm s Me roTO.METALLED 1ertN NOT T OOP MA FNOL MW C V ; TOTAL 1411...•CAMPY TIMM le la M. NT' o. 1 C 4...R I0..rD.a.1r. v. r. nem MAMMA PALaeAre! 0 0 n POLMATTna AFS 150 01.11 Pa PBS OMR.aw.r0.31,4 SLaSs 'O'1`En 400,.....,531 CNA..OR grow same *aNm53 0,407 OW 7313* \ IS o CONWN�. 1l..r er..rb..sir...rr.m..L PIE ., ED1K.e.aa.ePwa! s ae TO.610110.1 OI.OP lr.ANL E. . vA.,L )SSC. ly.�•T•ATED "ROOT weer o. MEET .nuunM 5 m V T. r Ill.a•F 1 aAaeiL•y wTN°"*�a'P'a"�� N TI TTSW o. ALL WTTN L....ME.r..1a...w.. . ' a INP AR Low O ,e..O TO!a�AL`ED urs ANo iNNSTMJCIDRELO C = 6.DIEM SHILL SE LI • to Ter...eu..sy.r aP.1.n PI•dw P` rrea1.1M I r MULCH NOTESPUNTED WTI,A M..E SSN.TEN...I ANY ROOT 1- O d PKe111® on an •OIM.CAL/COMMNAE NATIVE MOW.TaERMn 1 All RANT.M 32503 WWI Angle Mr/OWL TREMA luu! SAM.7EASDED SROM THE Centel OF NE TREE). C „ . INSPECT.MULC. T Nown'"".mAr POW*� w NaEE AT HE .E eL T m MI a.Orem s w Ht rind NAN.N.aan• art TOTALS nlxal aHMLlwnEARalrM�w�iw.Minmwm.OUM A\ 0.m co rl•r. CODE CM EDTLMCALICOAea.I NAME WINE Maprt mLEMMr MM.N1reL 611Q•re® e a .ALE OF FORM.MATEaALaAnaaED (1) 4.1 V ♦e P- H SIONATDRE TREES '0 .33ea TOTAL meRKLTImTenR.wc fl 0.�. o I.R~0i.m..N r Y•• ••• 3 r IOMN°E 00.00 TREES) O C X IS a o f w s °"'"`*"'"O'�'6'"M'°N'"F"'"''O"'" N, Y. TOTALOVERA'LW.I. XS IAMB S'URBAN LANDSCAPE BUFFER(TYPE 2)DETAIL .117.......00.... .1 HL.Tee,l PPE 131...n.310..... Map.raaewrMOON. TOWN 0 PAN E Ian""•'• f rem ser. demos Ms n ♦. •. TREES MIS bAN FRIM TOM ® PST 1a 141.............161.0 rme 011......34.I ' .CwD..°i..S.wr Me es V. 1w PRo4ER1LRa-{ em OPIMPOODVERS len PAAmews CODE are SOTM.CA1LI C°LMOIMN0 MINE MOM.MOWN Pa5A11001 ALAIM•.O PEN PART 111,CHAPTER a ARTA.00O eaI Fagg !1 r. MIMMAT asl ALONG RlanraaAT POW..Oft MTH TMST OF OMEN. I_ . „A. a MNW REN..M•0 C...16 Lr D... (t7 Y` PER Ran*...TER a,Mer.•.aeuul REE . II I Lw.M R. ninepin,Armen.*RAW NRIeSK I n law HESS EHAOEr 1':L MST.ARECL PALMS ii iiW.a, ..........graft. Pap.ID....rl.. RFM eHKes P'. :',..!,,,,,,,,./....,POD 1s . m.. •O c..FL*R..M.r la Say N. r. ,. Aa •N....P .N1rocwr . . VY. r. URGE SHRUB ACTIVE ZONE CROSS SECTION ELOX WWI SRAeeee OW BOTA.CAL I COMMON NAME 0MTP.E O.K..1O00040* ..'F AOM 4.. •••r.araa.aa•�E L. .....'E...N ae. 'IUNF. MEDIUM EHRlMaw LAND J WOE mALE P.N..: 2.01 E•i.i�i.i•.i�FiiFP.aSu a r. v. I Mope Mou.DcwER a MN la HTEEo " M.,rew.Iroc..wrEy.rrM DEnIc. w mer GROOM Coven CODE OTT GOMMC.I COMION NAPE MM. MOLMr T«ERANr * "'I'O ALL cow.DR... ' ''IIr1Lyj$. TREAT ON AaTREE T m; FM LAC ea PLANT LEGEND • I • . • 20-RC, E TD�. E DROWN?TOLERANT RATING BASED N NP11111711 :. . .. . ,F,�WATERIMSE PLATUCATIEN urban LIMED N THE 1 WY EXCEED Ir NN Ea CN �ON.NERe OONMATERAL >O.O , TM TIFF- el ALL SIN!MATERIAL SNWF MEET A-AMORE LANT TO LATEST EDITION O FLORIDA z *R ; e:MeT .FOR NUR.ERFAN�ALLPLAN MATER.SNAIL IENaAN�EI REPRESENTAmENAVETnERIGHT'roneuEC TER DE E •12PUNCACCESSEASIMENT POTTER ROADng THESE STANDARDS Land dPlanniR INANR,IE,DN PINT SCHEDNLE ARE FDR CONVENIENCE MAY LAO,C,PE Irw.t.B Ar CONTRACTOR IS RESPONSIBLE FOR ALL PLANTSSHONA.DNLVOSWEPLANS Arad... 1111 SOP STRUCTE gEb3�OM�O aEEWAY 40'PUBLIC RAN(IMPROVED) Q *� .� .110.0.0.111,4•••••MY ••^• b••••• 01w N iv...Clop.Swot °' KII rn-� �wWI er a•v v� =_ 44,E w .M m n, can SS,ON11100 FA%SW,« mr-71, riM 111911,11r .7\ yr 44 0 n A 4 .4 - ,,,* sl ZIP O4/in, r° .9A .RNC l m .n .m.. monmw.. VONT rnANOLE , o,��eL .e_e°_Ir�eTe•o` a_see eIB'`�weeees i I : Var;.lI�.E3. ... pp.W� I..•,.T .. ,.,. .v......,-......N... ..,.. �, SM . M� 'i! "�`ru° lO w.•:•.2«.76.11::-.-.. •:mv V V ���,• o. �.....r.. ��� .� .� Digttaly sign. �a dF8/ V V , +' �� _ cy Robert D. Dinsmore 11, PROPOSED A'RAIL FENCE T„ �, �• -,..v.CESS V� s�\\..py1�' I 4 ,�,i •••':AGVViL40teA Rp•7R �fj {`' . .3 •' ,,,,� • •_ o PLA or 3 lir* MOWS �� _�M�,000:0040` . .52...••••e . ozsoz oT ..�. .1Ty tl•�1 �,1 ® 13 321015-Osn -) ff :ii0 V T-•'l V I��� V VEGO s� it m. .... ....A.... C9 I elov fi "—�E—i ex P E r vM� "..71:7:7:47..,._ . b.- ROOT BARRIER.TT .S•101r- V - _ I --..•1 V V R .` NA.� :%'.��..m ., .>•.,. ..... .� „ _� _rMOOO,r-'© B ; irkI pyo t>/ ` MILMNO MOV ...,'"'":"".....'-=77.:=. b•- �'�'" 1,• '�►.�.... `VV ITE 'r—V.E.�-# V 1t PROPERTY fON ADJACENT a aAMAS)IWRIOR m. a .......••••Loc•••••••••••••ar ,.,.. �...... ROOT SASSIER TVP II i0 .m/TX , t mmomm FRY FD ADAIYADDIMINNIN in O EXISTING M•s-tet \ lie �/ € -- C *HI 50580500 - - I.voc w. r `V` ~ sv \ Ailllll .. A� 1 O �,�, *HI 76"tmOu3 EmpENnµ .. i , oa2O cum V/V� leiti 4l n te. .I. I.,.... .. ..w o�. E SI L III 1 NV"F MIL t��I1 V OOT BANNER PYP. ,'e ...a "..• .. ••• O = Owe 11~341r.""--, V y m o 0 IBL RECEPTACLE , 9P --,v V '�F.�,;`.-���y!N;� TUTN-L �NaEslll' g .� t tiI c O �� RF DM«IaHml jb 8 ........w ...� i. to MIMING WATER .-1.n.,:',... �9 *4- 3 CO PROPEarDNE �: .s© i,,---- 51 SWALE o ROOT aARwEa.Tw- �►f1-�bn; '`=f/ 7J2 f F.rE"' .000€0,::•.•..•. :6247 •••- -- •. •e ro..�N.N.' :�ICI TIP 0 0. V ',;95;,;�P, aV.f�- F ae' ; . m. b: .0 7t1 L C Ol BI `�:ik �;Q°e;��.°���� r I BOO. i O 6 a�P.IL•• STEPPING • ' ® 14 O O PrP �( ROYDE''.) $ �.•::;--,-.:-."4- �r to__oeoeeo011101.1 m a :I BENCN3.11N.2 4 .TVP. mil�i FRFHIVORANI,PYP. 'I.yel ++ CLEAR FOR A1'71. A.• ,e' FOR ACCESS V 7 . y�� Axa. 41 11 OMAN LANDSCAPE F a m 120 V jr: :� �V� �••'wNER w. v �1� °° EB" ....10°`E:1 ARTIh7GALTURF DETAIL C1 J Roar Eben. q IT- -: . 1 'I`s. „.E.'! ,I: ex. I REMOVED `ESAPROPERTY MISTING or § //�7 OP seta 0.B gs • TVP AOONOML TREES MILANO OVEaHEb LIKES _ W0�0 I ' y: in 2j \O\ PAVING TYPE Pee14- )1 1 EE ,Si*.... ® iI ;ml , . . V 't0:::�b ii 'cj masa RMLE[I MULTI-LAYERED TURF BACKING �y T ��^.E V� ,/���•%x' 11 � ,�/! D m �t,,dr g'4 GALV STAPLES,SIM AND pp3 I e' {� \\:::Itl SPACING PER MANUF.SPECS NORTM / NTE.rn'��.I��- e v ~__UE r `� I I„ RCI: COMPOSRVE OR TREATED LUMBER jlfif IliI fY'/ .d 1 0 S 17 2O PROPOeFDRgA\ a %-�ZP-y `� I pp HALER BOMDII•.A•NOM TNT FENCE PYP. �,� (1� AE. MD C - �� SET}TO 1•BELOW SURFACE OF SLB PUBLIC ACCESS EASES 1/ ••FIBER PYP. `... T _A N TYP .e y ADJACENT PAVING BMW 1•.100 .T I TR” ' y _, 5 Alio Rd �- .. 1�'+� CONCRETE ANGNDR 11‘14 -.� WI AOCaB .I 4.j: w YA6. eV A TPD SEINE.CONCRETE BAND I Prom NE. 21001 000 B8 RFOR ACCESS NON-ABMSNE NOFLWSHBLE 3 OOF�eer�V ,,,, i I r— Y��V ■y e. Mum �,. AM ��.�d /ems b S`• RUBBER INFILL IF APR GBLE) a*� Jim Y / , 11, � r� • I• � �11g�p( - M _ e r AGGREGATE SU&BASE PER 'M II /S MANUF.SPECS RSL-�B' R/�L� ..,,e,..„.....„-,L__,00_000OOOQ00000ee000 ..� `' \V� �e•I� rn IT IeEE ARw.PLANS FOR DETu51 EXISTING suBGaADE .N.....I w•a wee o _ Is��eyGf.o.o.ez� S NMENN J MO 21 �G2' i. :e_,e.._a ee:e ...... Sea oee�eeeeee�eeoeeeoa�e_eeeo_oee_oee.N a • \ rlt�6. �' � ,rNDGNNLINa ENE B°�-AN AAe�APEM nV n>e � an I- V/ FRE WEAN? La W pieEXISTING000002-J NU R HYDRANT CLEAR ZONE ER 9E„ Nli/ MEM 11111002ON - U R,MEDR PR�ERr co LA-3 EMMO USE:r gES1DEN11Al ISLET HARBOR CONDOM .. ... Wof 5 CONDOMS...)CONDOMS...) EXHIBIT "C" Conditions of Approval Project Name: Potter Townhomes File number: Variance - 2024.02.16905 Reference: 3rd review of plans identified as a New Master Plan and New Major Site Plan submitted on January 16, 2024. DEPARTMENTS INCLUDE REJECT PLANNING AND ZONING No Comments CITY COMMISSION No Comments