APPLICATION
3Cl
QUAIL RUN VILLAS
(aka QUAIL LAKE WEST PHASES II & III)
LANDSCAPE CODE
PLANNING AND ZONING DEPARTMENT MEMORANDUM ~94-075
TO:
FROM:
MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD
Tambrl J. Heyden ~~
Actlng P~annlng an~~Onlng Dlrector
Mlchael E. Haa~~~~
Zonlcg and Slte D~opment Admlnlstrator
Aprll 8, 1994
THRU:
DATE:
RE:
Quail Lake West Phases II & III - Landscape Appeal
Section 7.5 - 35 (k) General Landscaping for Cluster
and Multlfamily Housing Developments.
File No. LAAP 94-002
NATURE OF REQUEST
Engle Homes represented by Mlchael Covelll of Caulfield and
Wheeler is requestlng a landscape appeal to Section 7.5-35(k) of
the Landscape Code. The appeal is in connection with the
development of the above-referenced proJect. Find attached a
letter from the applicant's representative dated March 29, 1994
(Exhiblt "A") which descrlbes the appeal and the justif1cation
for same. The request 1S to allow flve hundred thlrty-nine (539)
trees to be planted on indivldual platted lots. The Landscape
Code requires tte trees to be planted ln open common area(s).
One hundred fifty (150) of the 639 required trees are planted in
the SlX (6) open common areas deplcted on the plans (Exhlbit
liB" ) .
BACKGROUND
The twenty-three p01nt seventy-two (23.72) acre project is
located directly south of Woolbright Road and approxlmately 1,130
feet west of Congress Avenue (see attached 10cat10n map). This
request is being processed concurrently with the site plan review
of the same proJect. The proposed project will be added to the
eXlsting 59 plus acre residentlal development.
The propcsed project conslsts of forty-two (42) buildlngs which
contain a total of one hundred seventy-six (176) single family
units with each 31ngle family unit located on its own platted
lot. The lots abut each other and the unlts are attached and
form a building which contalns three (3), four (4) or five (5)
unlts. The rema1nder of the project consists of private roads,
guest parKlng spaces and open common area. Cluster houslng
developments are subject to the requirements of the Landscape
Code Sectlon 7.5-38. The following is the text from Section 7.5-
35(k), from which the applicant 1S requesting relief:
(k) "General landscaping for cluster and multifamily
housing developments. In addition to the landscaplng
required by other sections of this code, the following
number of trees are requlred for open common areas:
(1) A minimum of one tree for each one thousand five
hundred (1,500) square feet (or fraction thereof)
of developed area. Trees that are preserved on
site in open common area shall receive credit
against the landscape area requirements. It is
the intent of this sectlon to create a park-like
enVlronment. Th1S section 13 included 111 order to
create privacy, shaded areas and an aesthetlcally
pleaslng environment, and in determining the
validity of any slte plan ln accordance with
section 7.5-36, the community appearance board
(Planning and Development Board) shall take these
factors into consideration."
Quail Lakes West Phases II & III
Page 2
The 23.72 acre project requires the installation of SIX hundred
eighty-nine (689) trees planted in open common area(s). A total
of seven hundred seventy-eight (778) trees have been provided and
one hundred fifty (150) of the total have been distributed
throughout the SlX common areas depleted on the plans. The
balance of the trees [SlX hundred twenty-eight (628)J are
proposed to be distrIbuted and planted on the 176 platted lots.
The applicant is seeking relief to allow 539 required trees to be
planted on the platted lots. Site landscaping required by other
sectlons of the landscape code is also planted on individually
owned and platted lots.
ANALYSIS
The proJect was developed with SlX open common areas. The six
areas are depicted on the landscape plan [see attached Exhibit
"B"]. Large open areas are shown on the plans, however, these
areas are part of the property dedlcated as individually owned
and platted lots. WIth the amount of landscape material required
for the project and the small common areas provided withIn this
project of the PUD limiting the area to plant the mater1al, the
material has been planted on the platted lots. Although the
request is to allow trees to be planted on platted lots instead
of open common areas, all required landscape material planted on
platted lots should be considered. To ensure the Homeowners
AssociatIon is made responsIble for the required sIte landscape
materIal placed on prIvate property, it is recommended that the
plat have dedIcated landscape easements described on each lot
where requIred site landscape materIal IS placed and that the
landscape easements be referenced In the Homeowners AssocIation
jccuments. The easement will ensure the landscape material wIll
remain in place and be properly maintained without recourse to
the property owner. The appllcant believes a deed restriction on
each lot will safeguard the required landscaping. Generally, the
CIty does not reqUIre deed restrIctions to ensure compliance with
City codes. The easement will allow the assoclation recorded,
unrestrictive, rights to access the pr1vate property to install,
replace and/or maintain the material. A dedicated easement
will be shown on plat documents that are on record in the
Englneerlng Department. AlloWIng deed restrictions would require
additional records to be filed and stored.
RECOHMENDATION
The Planning and ZonIng Department recommends approval of the
request to allow the required trees to be planted on platted lots
subJect to the applicant providing easements dedicated and
depicted on the plat where the trees and all other required site
landscape material 18 located on individually owned and platted
lots. The easements shall be dedicated to the Homeowners'
Association as a landscape easement including maintenance
responsibIlities. The recommendation includes the Homeowners'
ASSOCIation documents ma}:lng reference to the landscape easement
and maintenance responsibility. The applicant shall understand
that the results of the fInal determination of this appeal may
require the plans to be modified prior to the landscape permit
being Issued for the installation of landscape material.
HEH/jrn
.Z\tt.
A:QUAILAKE.JM
EXHIBIT "A"
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.
CAULFIELD & WHEELER, INC.
Consulting Engineers. Planners. Surveyors
March 29, 1994
Ms. Tambri Heyden
Acting Planning & Zoning Director
City of Boynton Beach
200 N. Seacrest Boulevard
Boynton Beach, Florida 33425
( QlA~ J...t>Ju.- Lu-u.:t) ax. 0-
Re: Quail Run Villas
Amended Site Plan Submittal
Your File No. ~.Ft: Our File No. 1296
I.AAP 91./-002-
Dear Ms. Heyden:
On behalf of Engle Homes/Palm Beach, Inc., Caulfield &
Wheeler, Inc. (Agent) hereby requests a variance from Article II,
Section 7.5-35,(K) General Landscaping for Cluster and Multi-
Family Housing Developments.
"General landscaping for cluster and multi-family housing
developments. In addition to the landscaping required by
other sections of this code, the following number of trees
are required for open common areas:
A minimum of one tree for each one thousand five hundred
(1,500) square feet (or fraction thereof) of developed area.
Trees that are preserved on site in open common area shall
receive cr~dit against the landscape area requirements. It
is the intent of this section to create a park-like
environment. This section is included in order to create
privacy, shaded areas and an aesthetically pleasing
environment, and in determining the validity of any site
plan in accordance with Section 7.5-36, the community
appearance board shall take these factors into
consideration."
The submitted landscape plan depicts more than the required
quantity of trees (689 trees required, 778 trees provided). The
proposed plan depicts trees distributed across the entire site
that would normally be installed in the common areas in a
conventional multi-family development. This is a unique
.~:~.~',
~ )It;tU
~6l~
7301-A West Palmetto Park Road. Suite 100A
Boca Raton, Florida 33433
407 . 392-1991
FAX: 407.750-1452
ill
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Page 2 - March 29, 1994
Ms. Tambri Heyden
City of Boynton Beach
development in that units will be sold on 176 fee simple lots in
3, 4, and 5 unit cluster buildings. The creation of fee simple
lots will reduce common area available for planting that
qualifies as plantings within common areas.
The look of the project will be exactly as a conventional
multi-family product, the only difference is that the homeowner's
association documents will reflect a much smaller common area due
to the transfer of fee simple title of the unit plus land around
the unit. The Association's restrictive covenants will make the
trees planted within the fee simple lot the property and
responsibility of the homeowner's association and maintained as a
part of the common landscaping within the project. These
documents will be submitted for City review.
This variance does not diminish the number of required trees
but, due to the unique nature of the transference of title to the
individual home owners, it will permit the planting of trees
within private areas due to the minimum amount of common area
remaining after the fee simple transference of lots.
I am enclosing a check in the amount of $100.00 as fee for
the variance processing. Please contact me if I can be of any
further assistance or if I can provide further information.
MJC:jc
enclosure
cc: Mark Bidwell - Engle Homes, Inc.
wp\letters\quai~run.var
EXHIBIT "B"
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