AGENDA DOCUMENTS
7.A.5
NAUTICA
MASTER PLAN MODIFICATION
DEVt:LOPMENT SERVICES DEPARTMENT
MEMORANDUM NO. PZ 99-186
TO:
FROM:
Chairman and Members
Planning and Development Board
,11we~
Michael W, Rumpf
Director of Planning and Zoning
DATE:
August 6, 1999
SUBJECT:
Nautica PUD - File No. MPMD 99-002
(decrease of perimeter easement from 25 feet to 10 feet).
INTRODUCTION
Frank Panizzi, agent for Jack Lynch, President of the Nautica Homeowners Association,
representing the property owners within the Nautica PUD is requesting a modification to the
previously approved master plan. The subject development is located on the northwest corner
of Lawrence Road and the Lake Worth Drainage District L-21 Canal (see Exhibit "A" - Letter of
Request), and is zoned PUD, Planned Unit Development (see Exhibit "B" - location map), This
request is for modification of the previously approved PUD master plan to decrease a portion of
the perimeter buffer easement from 25 feet to 10 feet. That portion of the perimeter buffer to be
reduced is located adjacent to lots 17 through 64, lots 266 through 297 and lots 298 through
306. (see Exhibit "C" -proposed master plan modification).
The Boynton Nurseries PUD master plan was approved by the city commission on September
5, 1990, and subsequently modified, in part, to address original conditions of approval. This is
the first modification requested for the Nautica PUD Master Plan that would, if approved, reduce
the perimeter buffer easement (setbacks). All site improvements, including screen enclosures
and pools, along the above-referenced lots are subject to a rear setback of 25 feet.
ANALYSIS
Chapter 2.5, Planned Unit Development, of the City's land development regulations describes
the purpose of the perimeter buffer within the following description of PUD standards:
Section 9.
Internal PUD standards.
B.
INTERNAL LOTS AND FRONTAGE. Within the boundaries of the PUD, no
minimum lot size or minimum yards shall be required; provided, however, that
PUD frontage on dedicated public roads shall observe front yard requirements in
accordance with the zoning district the PUD use most closely resembles and that
peripheral yards abutting other zoning districts shall be the same as
required in the abutting zone.
The width of the perimeter buffer for the subject master plan was influenced by uses on
adjacent properties. Where the PUD abuts the L-21 Canal, and is opposite property developed
with duplexes and mobile homes, a buffer is established by building and screen enclosure/pool
setbacks of 10 feet 8 feet, respectively, The remainder of the perimeter abuts property within
unincorporated Palm Beach County, and Knollwood Groves located along the northernmost
boundary. This area of the buffer is represented by a minimum setback of 25 feet for all site
improvements. That portion of the unincorporated property abutting the 25-foot buffer consists
of vacant land, large lots with single family homes, and a narrow strip of property developed
Page 2 of 3
Memorandum No. 99-186
Nautica PUD, MPMD-99-002
with relatively newer single family homes with rear setbacks estimated to be between 20 feet
and 25 feet. The unincorporated property is zoned AG, Agricultural Residential which has
minimum setbacks ranging from 50 feet to 100 feet. Since it would have been unrealistic to
have required a rear setback buffer of 100 feet, and given the limited space within this PUD, it is
assumed that 25 feet was the maximum that could have been obtained for this portion of the
buffer.
As a part of the justification for this request, the applicant has stated that the rear setback
leaves only approximately 5 feet on which to develop a pool or screen enclosure, According to
a sample of building records taken for selected lots along the 25-foot buffer, depending upon
the model home selected for each of the subject perimeter lots, the depth remaining for a
screen enclosure and/or pool may range between 6 feet and over 20 feet (note: the depth
varies along the rear fayade due to the configurations of each home and lot). It is estimated
that over one-half of the subject lots currently have space adequate for the size of screen
enclosure that was likely anticipated when originally approved. However, such enclosures
would be minimal in size (estimated between 200 and 800 square feet), and irregularly shaped
(e.g. long and narrow). A small number of irregularly-shaped lots would have ample space for
both an average-sized pool and screen enclosure. In comparison with the lots located along
the southern (10 foot) perimeter buffer, although the subject lots are slightly longer
(approximately 8 feet to 10 feet), and the homes slightly smaller, the southern perimeter
setbacks are only 10 feet for the building and 8 feet for a screen enclosure or pool.
The following issues have also been considered in this analysis:
1) No changes have occurred to the adjacent unincorporated properties from which
the original perimeter buffers were determined;
2) The request to reduce the perimeter buffer is contrary to the land development
regulations which clearly requires that "peripheral yards abutting other zoning
districts shall be the same as required in the abutting zone", which, in part,
is intended to prevent drastic differences between land uses;
3) The subject master plan is similar to most new PUDs with small and narrow lots
(typically between 4,000 and 5,000 square feet) which leave minimal space for
pools and screen enclosures;
4) As indicated by the master plan, the original developer did not intend on properly
accommodating adequately-sized screen enclosures and pools,
which mayor may not be realized by property owners prior to acquisition;
5) Future development of the adjacent unincorporated properties at densities
comparable to the subject PUD (which would justify the reduction in the buffer
easement) is not likely to occur given the current high value of the
unincorporated properties, and the number of built and vacant properties which
makes land assemblage more difficult;
6) The significant reduction in the subject easements, without proper justification,
could set precedence on which future applications for buffer easement
reductions are initiated;
Page 3 of 3
Memorandum No. 99-186
Nautica PUD, MPMD-99-002
7) Due to the significant sizes of adjacent lots, and existing vegetation between the
two neighborhoods, a minimal reduction in the 25-foot buffer would not likely
create a noticeable change in the transitional zone represented by this buffer
area;
8) The minimal increase in development on the subject lots would not interfere with
the existing landscaping materials due to the existence of minimal materials
within the easement, and due to the materials being situated to the rear of the
buffer; and
9) This request being generally similar to a request for a variance warrants the
application of the "minimum request" rule, which requires staff to evaluate
whether the request represents the minimum necessary change in order to attain
the reasonable use of land,
RECOMMENDA TION
Based on the above-referenced issues and statements, and with particular emphasis on items
#1 through #6 above, staff recommends that this request for a minor modification to the Nautica
PUD master plan to reduce the 25-foot perimeter buffer to 10 feet, be denied, As a preferable
alternative, and based on items #7 through #9, staff recommends that the subject buffer
easement be reduced by 5 feet. Although this reduction may not drastically increase the
potential to develop the ideal screen enclosure and pool on each lot, it would increase the
narrower depths from 5 or 6 feet to approximately 11 feet. This recommendation is subject to
those conditions listed in Exhibit "0", which includes requiring any necessary amendments to
the plat and/or association documents which may show or list the buffer easement as being 25
feet.
MR
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EXHIBIT 'A'
~ ~~r1~, 'lite,
Date: 18 March, 1999
To: Mr. Micheal W. Rumpf, Acting Planning Manager
From: Jack Lynch, Pres., N.H.O.A. Board
Cc : N.H.O.A. Board & Mr. Frank Panizzi
Subject: Request for reduction of easement
Ref: NHOAME34.doc
Dear Mr. Rumpf,
Please be advised that N.H.O.A. would like to reduce the existing agricultural
twenty - five ( 25 ) foot easement around the perimeter of our development to ten ( 10 )
feet. The existing easement, as previously approved by the city, is unrealistic as it only
allows five ( 5 ) feet from the back of the affected homes to the beginning of this easement.
This prohibits any construction of a screened in patio or any other auxiliary use of the
property. The easement in question is " not" a utility easement, but one imposed by the
City at the time of Nautica's initial approval. The N.H.O.A. feels strongly that this
should be reviewed as a minor site plan modification.
This is an unnecessary hardship as the twenty - rIVe ( 25 ) foot easement can easily
be reduced to ten ( 10) feet and still maintain the intent of maintaining the buffer from the
surrounding properties. There is currently an additional ten ( 10) foot utility easement
behind this twenty - five (25) foot easement on the northerly portion of Nautica. With the
ever- increasing development in the county to the west and north of the development, this
reduction would we believe accommodates the City's desire to keep the buffer and meet the
needs of its needs of our residents.
The Association authorizes Mr. Frank Panizzi to represent us in the matter. If you
have any questions or need to talk to me I can be reached at ( 561 ) 998 - 7768 during the
hours of8:30 A.M. to 4:30 P.M.
Thanking you in advance,
i:;i-3p~BOard
LUCATION MAt-=- EXHIBIT liB"
NAUTICA
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Suite 1004
West Polm 6eo~h. norido .33-401
(~-"7) 689-5522 ~tad"07) EiB~-2592
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~r.~~~. . ~,:"~~ RAUTICA F,K.A. Boynton Nurseries
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EXHIBIT "D"
Conditions of Approval
Project name: Nautica
File number: MPMD 99-002
Reference: Application dated June I 1999
.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments: None
UTILITIES
Comments: None
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Comments: None
BUILDING DIVISION
Comments: None
PARKS AND RECREATION
Comments: None
FORESTERlENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Comment:
l. Reduce the 25 foot buffer easement (and all setbacks limited to screen
Enclosures with hard or screen roofs, and pools) to 20 feet.
2. Process a separate legal instrument to modify the plat similar to
to master plan.
3. Modify the association documents if necessary to show change in perimeter
25 foot) buffer.
Page 2
File No.: MPMD 99-002
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
1. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
2. To be determined.
MWR/dim
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