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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
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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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Attachments
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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.
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