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
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