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REVIEW COMMENTS 6.F.l HAWKS LANDING (REZN 02-006) REZONING DEVELOPMENT DEPARTMENT PLANNING & ZONING DIVISION MEMORANDUM NO. PZ 02-293 TO Chairman and Members Planning and D vel nt Board , nior Planner ~ Michael W Rumpf Director of Planning and Zoning FROM THROUGH DATE December 9, 2002 Project/Applicant: PROJECT DESCRIPTION Hawks Landing/Greyhawk Development Corporation Agent: Bradley D Miller Owner: Greyhawk Development Corporation Location: North of NE 16th Ave, between NE 3rd Court and NE 4th Street File No: Rezoning (REZN 02-006) Property Description: Vacant property consisting of 1 94 acres, classified High DensIty Residential (HDR) and zoned R-3, Multi-Family Dwelling District Proposed change/use: To rezone from R-3, Multi-Family Dwelling District, to Planned Unit Development (PUD) Adjacent Land Uses and Zoning: North: Developed adult community (Four Sea Suns) designated High Density Residential (HDR, 10 8 dwellings per acre) and zoned R-3, Multi Family Residential South: Developed single family homes, designated Low Density Residential (LDR,4 84 dwellings per acre) and zoned RIA, Single Family Residential East: Right-of-way NE 4th Street then a nursing home designated High Density Residential (HDR) and zoned R-3, Multi Family Residential West: RIght-of-way NE 3rd Court then a developed adult community (Four Sea Suns) designated High Density Residential (HDR, 10 8 dwellings per acre) and zoned R-3, Multi Family Residential PROJECT ANALYSIS The subject parcel totals 1.94 acre As per Code (Chapter 2 5, Sections 4, Table 1 and Section 5), the minimum land area for a PUD is 5 acres However, section 5 also states that: Lesser areas than those set out in Table 1 may be approved for PUD in a specific case upon findings by the planning and development board and the governing body that particular circumstances justify such reduction, that the requirements for PUD and the benefits to be derived from PUD can be met in such lesser area, and that permitting such lesser area for PUD is in conformity with the comprehensive plan. Page 2 File Number REZN 02-006 Hawks Landing In the ensumg analysis, staff reviews the proposed rezoning and examines the CIrcumstances that may Justify a reduction in the required minimum land area The criteria used to review Comprehensive Plan amendments and rezonings are listed in Chapter 2, Section 9, Administration and Enforcement, Item C Comprehensive Plan Amendments: Rezonings, of the Code. As per thIS requirement, the following critena are applied in the analysIs of the proposed rezoning a. Whether the proposed rezoning would be consistent with applicable comprehensive plan policies including but not limited to, a prohibition against any increase in dwelling unit density exceeding 50 in the hurricane evacuation zone without written approval of the Palm Beach County Emergency Planning Division and the City's risk manager. The planning department shall also recommend limitations or requirements, which would have to be imposed on subsequent development of the property, in order to comply with policies contained in the comprehensive plan. The proposed rezoning is consistent with all applicable comprehensive plan policies In particular, it is consistent with policies under Objectives 6 1 and 6 3 of the Housing Element and Objective 1 13 of the Land Use Element. The said Objectives read as follows Objective 6.1 Assist the private sector to provide new dwelling units of various types, sizes, and costs by the year 2015, in order to meet the housing needs of the existing and anticipated populations of the City. Objective 6.3 By the year 2002, the City shall continue to implement a series of housing programs aimed at providing adequate housing and housing sites for the homeless, very-low, low and moderate- income persons to meet their housing needs. Objective 1.13 Discourage urban sprawl by creating a compact urban area within the City and the City's utility service areas. The proposed development will consist of 18 single-family detached, zero lot line homes While small, the project will contribute to the diversity of housing in the city The recent years saw a decline of single-family home construction in Boynton Beach, while the number of multi-family dwellings increased significantly Moreover, at the projected prices starting at $110,000, the homes are affordable for households WIth a moderate income level Eligible buyers with lower incomes may seek access to various homeownership programs Since the subject property is located west of Federal Highway, the Future Land Use Element Policy 1 12 1, pertaining to new resIdential development in the hurricane evacuatIOn zone, does not apply b. Whether the proposed rezoning would be contrary to the established land use pattern, or would create an isolated district unrelated to adjacent and nearby districts, or would constitute a grant of special privilege to an individual property owner as contrasted with the protection of the public welfare. The proposed rezoning would be consistent with the established residential land uses and WIll not create an Isolated district. The adjacent lots to the south are developed with single-family homes, as is one lot to the north of the property, across from South Circle Drive Although surrounding properties to the west and north are occupied mostly by multi-family developments (Four Sea Sun Condos and one small apartment building), those projects are visually consistent with the proposed project. The property east of NE 4th Street is developed as a nursing home Page 3 File Number REZN 02-006 Hawks Landing c. Whether changed or changing conditions make the proposed rezoning desirable. The proposed product - single-family zero lot line homes - requires rezoning to PUD so that the flexible development regulations could be applied and the desired higher density achieved Increasing access to homeownership for lower-to moderate mcome people is one of the City's Comprehensive Plan objectives At a time when extremely low mortgage rates make homeownership much more affordable, increasing the number of single-family homes in the lower price range promotes this objective more effectively There is a significant pent-up demand, since affordable single-family housing construction in the City has not kept pace wIth the need in recent years The above circumstances make the proposed rezoning desirable d. Whether the proposed use would be compatible with utility systems, roadways, and other public facilities. The currently available persons-per-unit figures for single family and multi-family dwellings indicate that the proposed development will have about 10 more residents than a (potential) multi-family development at the highest permitted density. The difference between the demand for water and sewer services by the proposed development and the potential demand for these services under the present zoning is therefore insignificant. The proposed project will generate about 40 additIOnal trips per day as compared to a potential multi-family development on the site The location makes it exempt from compliance with Palm Beach County's Traffic Performance Standards, however, the project information has been sent to the county Traffic Engineering DiVIsIOn for review With respect to solid waste, the Palm Beach County Solid Waste Authority (SW A) has stated within a letter dated December 18, 2001 that adequate capacity exists to accommodate the County's municipalities throughout the lO-year planning period. Lastly, drainage will also be reviewed in detail as part of the review of the site plan use application, and must satisfy all requirements of the city and local drainage permitting authorities e. Whether the proposed rezoning would be compatible with the current and future use of adjacent and nearby properties, or would affect the property values of adjacent or nearby properties As stated above, the proposed use of the property would constitute a continuation of existing single-family homes existing to the south, and would not be incompatible with adjacent or nearby low-density multi-family uses There should not be a significant effect on pnces of surrounding properties f Whether the property is physically and economically developable under the existing zoning The property is phYSIcally developable under the existing zoning, either as single-family or multi-family use g. Whether the proposed rezoning is of a scale which is reasonably related to the needs of the neighborhood and the city as a whole As stated above, the proposed development is well related to the objectives and needs of the city as a whole Moreover, it is a good example of the types of infill projects that will help to underpin the redevelopment efforts in areas east of Interstate 1-95 h. Whether there are adequate sites elsewhere in the city for the proposed use, in districts where such use is already allowed. Page 4 Pile Number REZN 02-006 Hawks Landing There are very few residentially-designated sites in the City that would provide opportunities for a small to medium-sized developer to build a project of this size In any case, to achieve the desired density with single family detached homes would require rezoning to PUD PROPOSED MASTER PLAN The applIcant IS proposmg to rezone the subject property from R-3 (MultI-Family Dwellmg DIStrIct) to Planned Umt Development. As defined wIthm Chapter 2.5-Planned Unit Developments of the Land Development RegulatIons, a "planned umt development: Is land under umfied control, planned and developed as a whole m a smg1e development operatIOn or an approved programmed senes of development operatIons for dwellmg umts and related uses and faCIlIties, Includes pnncIpal and accessory uses and structures substantIally related to the character of the development Itself and the surroundmg area of WhICh It IS a part; Is developed accordmg to comprehensIve and detailed plans whIch mc1ude streets, utilIties, lots, buildmg SItes and the like and SIte plans, floor plans and elevatIOns for all buildmgs except for smgle famIly homes mtended to be located, constructed, used, and related to one another, and detailed plans for other uses and Improvements on the land related to the bui1dmgs, Includes a program for full provlSlon, mamtenance, and operation of such areas, Improvements, facilIties, and umt development, but will not be proVIded, operated, or mamtamed at publIc expense" Due to mtended dIfferences between mdIvIdual PUD developments, whIch result from the vanety of uses and amemtIes wIthm a PUD, and phYSIcal character of the SIte, submIttal of a SIte development master plan IS reqUIred at the time of request for zomng to PUD The proposed subdIVIsIOn master plan (SBMP 02-004), WhICh IS bemg processed concurrently, IS attached (ExhibIt "B") and will become the master plan to the zomng of the land and contams, m part, speCIfic SIte standards for future development of the parcel. The proposed PUD consists of 18 single-family, one-story, detached zero lot line homes, ranging in size from 1,219 square feet to 1,654 square feet. The gross density of the project is 9.27 dwellings per acre. Each unit will contain three bedrooms, parking is provided in a one-car garage and includes a driveway to accommodate one (1) vehicle There is no recreational area provided for the residents, and the landscaping is minimal The following building and site regulations proposed for the project are as follows Minimum Separation House Minimum Setbacks (measured from south Type (measured from lot line) edge of sidewalk) Lot # Pront Side Side Comer Rear Garage House All 1-2 15 feet 10 feet 20 feet 12 feet 18 feet 18 feet 3-9 15 feet 8 5 feet - 12 feet 18 feet 18 feet type" C" (smallest) 10-16 5 feet 8 5 feet - 10 feet 18 feet 16 feet All 17-18 5 feet 10 feet 20 feet 12 feet 18 feet 16 feet Two access points to the site are proposed one at the west end of the site, from NE 3rd Court and one at the east side, from NE 4th Street. Page 5 File Number' REZN 02-006 Hawks Landmg CONCLUSIONS/RECOMMENDATIONS As indicated herein, this request is consistent with the mtent of the Comprehensive Plan, will not create additIOnal impacts on infrastructure that have not been anticipated in the Comprehensive Plan and wIll be compatible wIth adjacent land uses It is also the staff's opinion that the requirements for PUD and the specific benefits to be derived from the proposed PUD can be met in the area of less than 5 acres, the fact that the proposed rezoning will contribute to fulfillment of the pressing housing needs of the low-and moderate income population within the City constitutes a particular circumstance referred to in Section 5 of the Code In the case of the proposed PUD, the benefits are tied to infill success and the type of housing, as compared to the value of the typical PUD which is measured more in green space, recreation amenities and landscaping Therefore, staff recommends that the subject request be approved If conditions of approval are recommended by the Planning and Development Board or required by the City Commission, they will be mcluded as Exhibit "C" ATTACHMENTS G.ILUARsIHawks Landinglstaff report HAWKS LANDING. doc , ----+-- ~-..-< , , , , _+----------1 i " f--- -~~~! 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