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AGENDA DOCUMENTS f' , \ l ~ pi I. 7Bl MASTER PLAN MODIFICATION QUAIL LAKE WEST PUD (N/K/A QUAIL RUN) PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. 94-007 FROM: Chairman and Members ::::n:. a::y:::J~p~~i,~_ Acting Planning and Zoning Di~&r~;'~ TO: DATE: January 7, 1994 SUBJECT: Quail Lake West PUD (Quail Run) - File No. 787 Master Plan Modification (unit type, setbacks) INTRODUCTION Michael J . Covelli, agent for Engle Homes, has requested a modification to the approved master plan for the undeveloped phases of the Quail Lake West PUD (nka - Quail Run), as described in the attached report (Planning and Zoning Department Memo No. 93-324). RECOMMENDATION At the December 21, 1993 City Commission meeting, the City Commission, with a vote of 3 - 1, made a finding of no substantial change regarding the modifications requested. The Technical Review Committee has recommended that this request be approved, subject to the attached staff comments as follows: Building Department Memorandum #93-249, Engineering Department Memorandum #93-376, Utilities Department Memorandum #93-272, Public Works Department Memorandum #93-272 and 93-284, Planning and Zoning Department Memorandum 93-325 and Recreation and Parks Department Memorandum #93-473 and 93-515. At the City Commission meeting, the applicant presented a sketch which revises the T-turn around addressed in the Engineering Department's and Public Works Department's memoranda. Also, the sketch complied, with the exception of one unit, with comment #4 of the Planning and Zoning Department's memorandum regarding maintaining a minimum 40 feet yard for the units along Woolbright Road. Therefore, if this request is approved, it is recommended that approval be subject also to submittal to the Planning and Zoning Department, prior to submittal of a preliminary plat or site plan application, of two copies of a rectified master plan for record purposes. TJH/cmc xc: Central File Attachments a:qlwpud Planning and Zoning Department Memorandum No. 93-324 FROM: J ./~co~t M~J-I~FI, Cii..t.,Y M. anager T~b~.(:t J~ ,€2A~~~l i~ttng Planning & Zoning Director TO: DATE: December 16, 1993 SUBJECT: Quail Lake West PUD (Quail Run) - File No. 787 NATURE OF REQUEST Michael J. Covelli, agent for Engle Homes, has requested a modification to the previously approved master plan for the undeveloped phases of the Quail Lake West PUD (nka - Quail Run). The Quail Lake West PUD is located on S.W. 26th street, between Woolbright Road and Golf Road (see Exhibit "A" for location map). BACKGROUND The Quail Lake PUD was originally approved on November 22, 1978. Subsequent to the PUD rezoning, the portion of the PUD west of the lake was renamed as Quail Lake West. The portion of the PUD east of the lake and located at the northwest corner of congress Avenue and Golf Road, was sold off. After several site plan applications for apartments on the eastern portion of the PUD (the various applications were denied, approved and expired and finally approved and constructed), Whaler's Cove apartments exist today. The first phase of Quail Lake West (Quail Run) was constructed beginning in 1987. Quail Run is a mixture of 21 single-family, detached villa homes and 96 carriage homes (condominiums). phase II of Quail Lake West (Quail Run phase II) was granted site plan and preliminary replat approval in 1988. These approvals were allowed to expire. The remaining, undeveloped portion of the PUD, phases II and III, has been boundary platted since 1984. The concurrency status of phases II and III is a B1 category development order with an exemption to drainage, neighborhood parks and traffic levels of service. The requested modification for phases II and III includes the following changes (see Exhibit B for proposed master plan): 1. one-story townhouses (multi-family, attached dwelling uni ts on platted lots; fee simple ownership) on a minimum 30 feet by 100 feet lot as opposed to the two-story condominium units reflected on the latest approved master plan (see Exhibit C); 2. decrease in total number of units from 198 ~o 176 (22 units); 3. change in street layout; 4. substitution of the two remaining private recreational facilities to be constructed to appeal to the intended elderly market; 5. deletion buildable of a area; stormwater management tract to increase 6. slight reduction in the setback from S.W. 26th street from 25 feet to 24.28 feet (applicable to one unit; all others are 25 feet) ; 7. reduction in the setback from Woolbright Road from 40 feet to 25 feet; and a 8. reduction in the front setback for each unit from 18 feet to 15 feet. TO: J. Scott Miller -2- December 16, 1993 The setbacks proposed for the townhouse lots are 15 feet rear yard for units that back up to one another, 25 feet rear yard for units that back up to to lake or the PUD perimeter, a front yard of 15 feet as discussed in #8 above and a side yard of 0 feet for interior units and 10 feet for units at the end of a cluster of attached units. These side yards maintain the 20 feet minimum building separation originally approved. ANALYSIS since the intended market is the elderly, preferring a one-story unit rather than a two story unit, the distribution of unit clusters appears more dense. This is because the proposed units are larger in living area than the previously approved units and the change in number of stories concentrates the living area on one level. This "sprawling" of units necessitated the deletion of the stormwater tract on the west side of S. W. 26th Street and the creation of more internal streets in this area, rather than the single loop road west of S.W. 26th street as originally proposed. The PUD regulations state that 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 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". This language is used to determine the necessary yard requirement for the units along Woolbright Road. Townhouses are permi tted in the R-3 zoning district. The front and rear yard requirement for multiple-family dwellings in the R-3 district is 40 feet. The applicant is requesting a reduction in this setback from 40 feet to 25 feet. Regarding the size of the lot proposed (30 by 100; minimum 3,000 square feet) and the setbacks proposed, a comparison was done to other townhouse projects in the city. The smallest townhouse lots found were within Boynton Lakes Plat 5; yet to be developed. Here the lots are 24 feet wide by 90 feet deep (2,160 square feet) with a minimum 20 feet front yard. The smallest front yard found within the city is within citrus Glen PUD, comprised of single-family, detached, zero lot line units. Here an 18 feet front yard was approved as part of a master plan modification reducing the front yard from 20 feet. As mentioned above, there are no minimum yard requirements that apply to all PUDs. The minimum yard requirements for each PUD are determined by the city commission on a case-by-case basis. In accordance with the policies and objectives contained within the city's comprehensive plan, a full range of housing choice should be allowed in order to accommodate the number and type of dwellings for which the demand has been projected. RECOMMENDATION The Technical Review Committee (TRC) met on Thursday, December 9, 1993 to discuss the final resubmittal of the requested master plan modification. They offer for your consideration, a recommendation that the City Commission make a finding of no substantial change for the requested modification, and that the Planning and Development Board approve this request subj ect to the attached comments (provided in Exhibit D) from the Building Department (Memorandum No. 93-249), Engineering Department (Memorandum No. 93- 376), utilities Department (Memorandum No. 93-511), Public Works Department (Memorandum No. 93-272), Planning and Zoning Department (Memorandum No. 93-325) , Recreation and Parks Department (Memorandum No. 93-473 and 93-515). 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'<i~ g:~ , ~ ~8 ~o :'='l ~~ - ~ ._._.-.-._._._._._._._.-~- WOOl..BRIGHT ROAD L,W,O,D, R-O-W o r, I I '0 VI o ~ ~ 8, o e WOOLBRIGHT ROAD ~ -, '" o o QUAIL LAKE WEST SITE PLAN 'J~~~ (305~ ~ ------ 1 I , 1"''''BI Pfl,1l:~ IN(, II,,, NO DATE REMARKS BY REVISIONS 1201 BELVEDER[ RD. W:):l'M SOH_, "c 33<05 EXHIBIT "D" BUILDING DEPARTMENT MEMORANDUM NO. 93-249 December 13, 1993 From: Tambri Heyden, Acting Plannilg ~rector Don Jaeger, Building Officia Al Newbold, Deputy Building fficial To: Via: Re: Master Plan Modification Quail Lake West PUB nka Quail Run Phases 2 and 3 After the discussion of comments at the December 9, 1993 meeting, the Building Department comments Number 1, 2 and 3, were the same as the Planning Department, therefore, we recommend that this project go forward for approval, upon the submittal of plans, based on the Planning Department's acceptance and final approval. ~~- Al/ewbO AN/mh ill m QUAILRUN.TRC