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AGENDA DOCUMENTS CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office 0 August I, 2006 July 17,2006 (Noon.) 0 October 3,2006 September 18, 2006 (Noon) ~ August 15,2006 July 31,2006 (Noon) 0 October 17, 2006 October 2, 2006 (Noon) 0 September 6, 2006 August 14,2006 (Noon) 0 November 8, 2006 October 16,2006 (Noon) 0 September 19, 2006 September 5,2006 (Noon) 0 November 21, 2006 November 6,2006 (Noon) 0 Announcements/Presentations 0 City Manager's Report NATURE OF 0 Administrative 0 New Business AGENDA ITEM 0 Consent Agenda 0 Legal 0 Code Compliance & Legal Settlements 0 UnfInished Business ~ Public Hearing 0 RECOMMENDATION: Please place this request on the August 15, 2006 City Commission Agenda under Public Hearing. The Planning and Development Board recommended that the subject request be approved, on July 25, 2006. For further details pertaining to the request, see attached Department Memorandum No. 06-130. EXPLANATION: PROJECT: AGENT: OWNER: LOCATION: DESCRIPTION: Meadows PUD (MPMD 05-013) Steven L. Cohen & Associates, P.A. Boynton Meadows, LLC Southwest corner of Congress Avenue and Hypoluxo Road Request for Master Plan ModifIcation approval for the addition of 34 townhomes to the Meadows Planned Unit Development (PUD). PROGRAM IMP ACT: N/A FISCAL IMPACT: N/ A ALTERNATIVES: ~/A JA.--2 Developme pa ent Director City Manager's Signature fiB-, ~ /<<. / Planning and . g Director City Attorney / Finance S:\Planning\SHARED\WP\PROJECTS\Meadows 300\Meadows Townhomes\NWSP 05-032 Townhomes\MPMD 05-013\Agenda Item Request Meadows PUD MPMD 06-013 8-15-06.dot Assistant to City Manager S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC TO: THRU: FROM: DATE: PROJECT NAME/NO: REQUEST: DEVELOPMENT DEPARTMENT PLANNING AND ZONING DMSION MEMORANDUM NO. PZ 06-130 STAFF REPORT Chair and Members Planning and Development Board and City Commission Michael W. R~ Director of Planning and Zoning Ed Breese ~ Principal Plan~.-' May 16, 2006 Meadows PUD MPMD 05-013 Master Plan Modification of the Meadows P.U.D. to Include an additional 34 townhouse units In a new 7.966 acre Tract "P" PROJECT DESCRIPTION Property Owners: Meadows Homeowners Association, Inc. , Location: Meadows (P.U.D.), west side of Congress Avenue, south of Hypoluxo Road (see exhibit "A" -Location Map) existing land Use/Zoning: Low Density Residential (LDR)/ Planned Unit Development (PUD) Proposed Land Use/Zoning: No changes proposed Proposed Use: Modification of master plan to accommodate an additional 34 townhouse units Acreage: 287.31 Acres Total (7.966 acres for the new townhouse pod) Adjacent Uses: North : South : East: West: Freedom Shores Elementary School, with a land use designation of Moderate Density Residential (MOOR) and zoned Single-Family Residential (R-!), further north right-of-way of Hypoluxo Road; Right-Of-way of LWDD L-20 Canal and Miner Road, then farther south Chalet IV and Melear P.U.D. classified Low Density Residential (LOR) and zoned PUD; Right-of-way of Congress Avenue, then farther east developed residential (Boynton lakes P.U.O.), classified low Density Residential (LOR) and zoned PUO; and Single-family residential (Nautlca Sound P.U.O.), classified Low Density Residential (LOR) and zoned PUO. Staff Report Memorandum No PZ-06-130 Page 2 BACKGROUND Boynton Meadows, LlC, as part of the Meadows Homeowners Association, Is requesting that the Master Plan for Meadows P.U.D. be modified to accommodate an additional 34 townhouse units (see Exhlblt"B"). The P.U.D. Is located on the west side of Congress Avenue, south of Hypoluxo Road (see exhibit "A"- location Map). The subject Master Plan consists of a variety of residential housing types, such as single-family, cluster, garden apartments and townhomes, accounting for 1,359 units on 220.11 acres of the total 287.31 acre site. The original Master elan was approved In 1978, with a total of 1,394 dwelling units. However, as noted above, only 1,359 were ever constructed, leaving the potential for the construction of the remaining, vested 35 units. Consequently, the applicant Boynton Meadows, LlC Is proposing to carve out the north 7.966 acres of the 22.87-acre Tract G (Meadows on the Green Condominium), which Is currently vacant, other than a portion of a lake and walking trail, and construct 34 town homes (see exhibit "B" - Master Plan). The associated site plan (NWSP 05-032) depicts the development of seven (7) townhome buildings, arranged around the lake, In clusters of four (4) and six (6) units, while retaining and enhancing the walking path amenity. Chapter 2.5, Planned Unit Development, of the City's land Development Regulations states that changes In planned unit developments shall be processed through the Planning and Development Board and the Oty Commission. ANALYSIS In the process of requesting approval for the 34 additional townhouse units, the applicant and staff researched prior approvals and modifications to the Master Plan, including the type and number of actual units constructed In each Tract (subdivision), In an effort to update the Master Plan to the fullest extent. This request was reviewed for consistency with the P.U.D. development standards In the land Development Regulations, Chapter 2.5, Planned Unit Developments. The proposed request for the additional townhomes appears relatively consistent with other development already existing within the PUD and provides comparable setbacks to adjacent developments. Based on the fact that the original Master Plan and Development Order were approved for a total of 1,394 dwelling units, and that the applicant Is requesting to stay within that limit, staff finds the requestjustlfied and recommends approval of the proposed Master Plan Modification necessary to accommodate the new Tract "P" and Its 34 town homes. The more detailed aspects of the design and characteristics of the site plan Itself will be discussed further In the corresponding staff report (NWSP 05-032). RECOMMENDAll0N The Planning and Zoning Division recommends that this request for Master Plan Modification be considered non-substantial and approved. Any conditions recommended by the Board or City Commission shall be documented accordingly In the Conditions of Approval. S:\Pl8nnlng\SHARED\WP\PROJECTS\Meadows 300\MeadOws Townhomes\MPMD OS-013\Staff Report.doc ... 110. I: 362.1 feet Meadows Townhomes ._-~.._'.._-_... .---'---.--...- ~ ...-- .-..- ..-..... ..-. /'.~ "",. '. /,.- '/--" '''''v''.-''''/' ...,.... .--,...,.,/..... ,.......~~."._ . .. - ..-.- _....-._.~. .---. .... --....'.- '\ ('- ( ( .~ -.J -, I HYPOLUXO ROAD . I I ;.'IS ~ III p. I~ I .. a ~'Ii :: L.-1-__ I~ ; S f e I r i 11 a b._! _ ~ ^ ~ ^ / 8OncTON KAllOWS lOlNlOMES l1C ~ STEVEN L. COHEN . _... J.4 UNIT DEVELOPM~NT ~ AND ~~~ 1(10 I/EAOOllS C1RCU ..4~""-="l=~N1"li.~= 8O'flllON IlEAUi, FlCil.oA _l.~ WYt,:lD'.: PROPOSED MASTER PLAN EXHIBIT B EXHIBIT "e" Conditions of Approval Project name: Meadows PUD File number: MPMD 05-013 Reference: DEPARTMENTS INCLUDE REJECT PUBLIC WORKS- General Comments: None X PUBLIC WORKS- Traffic Comments: None X UTILITIES Comments: None X FIRE Comments: None X POLICE Comments: None X ENGINEERING DMSION Comments: None X BUILDING DMSION Comments: None X PARKS AND RECREATION Comments: None X FORESTER/ENVIRONMENT ALIST Comments: None X PLANNING AND ZONING Comments: None X ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS Conditions of Approval 2 DEPARTMENTS INCLUDE REJECT Comments: 1. None X ADDITIONAL CITY COMMISSION CONDITIONS Comments: '1. To be determined, S:\Planning\SHARED\WP\PROJECTSlM:eadows 300IM:eadows Townhomes\NWSP 05-032 Townhomes\MPMD 05-0 I 3\CQA,doc S:\PIannlng\Plannlng Templates\CondlUon of Approval 2 page .P&D ORA 2003 form.doc DEVELOPMF-'T ORDER OF THE CITY COMMISr ',)N OF THE C. I Y OF BOYNTON BEACH, FLORIDA PROJECT NAME: Meadows PUD APPLICANT'S AGENT: Steven L. Cohen & Associates, P.A. APPLICANT'S ADDRESS: 2941 W. Cypress Creek Rd. Suite 102, Ft. Lauderdale, FL.33309 DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: August 15, 2006 TYPE OF RELIEF SOUGHT: Request approval for Master Plan Modification of the Meadows P.U.D. to update the master plan to accommodate the request for an additional 34 townhouse units. LOCATION OF PROPERTY: Meadows (P.U.D.), west side of Congress Avenue, south of Hypoluxo Road. DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO. X TH IS MATTER came on to be heard before the City Commission of the City of Boynton Beach, Florida on the date of hearing stated above, The City Commission having considered the relief sought by the applicant and heard testimony from the applicant, members of city administrative staff and the public finds as follows: 1. Application for the relief sought was made by the Applicant in a manner consistent with the requirements of the City's Land Development Regulations. 2. The Applicant HAS HAS NOT established by substantial competent evidence a basis for the relief requested. 3. The conditions for development requested by the Applicant, administrative staff, or suggested by the public and supported by substantial competent evidence are as set forth on Exhibit "C" with notation "Included". 4. The Applicant's application for relief is hereby _ GRANTED subject to the conditions referenced in paragraph 3 hereof. DENIED 5. This Order shall take effect immediately upon issuance by the City Clerk. 6. All further development on the property shall be made in accordance with the terms and conditions of this order. 7. Other DATED: City Clerk S:\Planning\SHARED\WP\PROJECTS\Meadows 300\Meadows Townhomes\NWSP 05-032 Townhomes\MPMD 05-013\DO.doc Meeting Minutes Planning &. Development Board Boynton Beach, Florida July 18, 2006 City Commission Meeting July 25, 2006 The Comprehensive Plan Policy Amendments regarding affordable housing and corridor studies were approved. The Sonic Restaurant conditional use was approved. The new site plan for RBC Centura Bank was approved. The master plan modification for Boynton Lakes North was approved. VI. Old Business Attorney Tolces administered an oath to all who planned to testify. A. Master Plan Modification Description: Meadows PUD (MPMD 05-013) Steven L. Cohen & Associates, P .A. Boynton Meadows, LLC Southwest corner of Congress Avenue and Hypoluxo Road Request for Master Plan Modification approval for the addition of 34 townhomes to the Meadows Planned Unit Development (PUD). 1. Project: Agent: Applicant: Location: Chair Wische announced the board had reviewed this item previously, but it was being repeated due to faults in the original notices to the property owners. Ed Breese, Principal Planner, briefly reviewed the project. Prior to the start of the meeting, he had distributed to the board and Recording Secretary a letter from a homeowner in Nautica Sound in regard to this item. Mr. Breese related the Meadows PUD Master Plan had originally been approved in 1978 with a total of 1,394 dwelling units. However, only 1,359 were constructed, leaving 35 additional units to be constructed. The request before the board would change Tract G, a 22.87-acre tract currently known as Meadows on the Green Condominium, and cut out 7.966-acres of that to construct 34 town homes. Steven Cohen, representing the applicant, Boynton Meadows, LLC, appeared and commented this was their first view of the letter from the homeowner to which Mr. Breese referred. He asked for a minute to review the letter. Chair Wische opened the floor to public comment. David Core, Attorney with St. John, Core &. Lemme, P.A., 1601 Forum Place, Centurion Tower, Suite 701, West Palm Beach, FI 33401, spoke on behalf of the Nautica Sound Homeowners Association, Inc., which was the association managing the property immediately adjacent to the proposed Meadows project. The Association had authorized him to appear on behalf of the homeowners who would be affected by the plan modification and new site plan, if approved. The members of that group wanted the board to be aware of their objections to this proposed plan modification and site plan for the following reasons: 2 Meeting Minutes Planning & Development Board Boynton Beach, Florida July 25, 2006 . The Association and affected owners believe the proposed modification is substantial under the terms of the Code and should not be approved. . The staff report did not address any potential environmental impacts posed by the plan. Gopher tortoises, a species protected under law in Florida, had been sighted in the vicinity where the townhomes would be built. . The property at issue was initially approved for recreational purposes under the original master plan. The proposed project would reduce the size of the lake and turn it into a retention or drainage pond to be used exclusively for residential purposes. He did not note any new recreational amenities or facilities under consideration to offset this change. Mr. Core maintained the proposed project did represent a major modification and warranted further study and review by the board and the applicant. The Association requested the project not be approved, or be deferred pending additional studies. Attorney Tokes commented the developer would have to submit information on the environmental impact at the time of permitting. Diane Schrader, 7164 Chesapeake Circle, Boynton Beach, was concerned for the fate of the tortoises and egrets, should the project be approved. The residents of Nautica Sound would have a road right behind their houses and while the residents of the new project would overlook the lake, the Nautica Sound residents would have to look into the backyards of the new homes. They were concerned about dumpsters, light poles, noise, parking and traffic. The residents of Nautica Sound were convinced their property values would drop significantly if the - ---project were to be completed. Ms. Schrader contended there were other places on the property in question where the homes could be built that would not have such an effect on the homeowners of Nautica Sound. In response to a question from Mr. Cwynar, Ms. Schrader noted she was able to tell the difference between regular turtles and tortoises, although an environmental study would have to determine that. Chair Wische recognized the presence in the audience of Mayor Taylor, Vice Mayor McKoy, and Commissioners Ensler and Ferguson. David Katz, 67 Midwood Lane, Boynton Beach, The Meadows, appreciated the point of view of the Nautica Sound residents, but noted the site plan and modification was for The Meadows and not for Nautica Sound. Everyone in the Meadows was in favor of it. The applicant had met all the requirements and elements set forth by staff. He praised the developer, saying they had made enhancements to the property and addressed the concerns of the persons in the apartments. Steven Cohen responded there was an existing berm between Nautica Sound and this property and that would be kept as it was, but be reinforced with landscaping that would bring it up to what it was when initially built. It would act as a buffer between the roadway and Nautica Sound as well as the units that would face the lake. There would be a minimum of 75 feet from the units to the property lines of the Nautica Sound residents. Their lighting was designed with photometrics, so no lighting would flow over onto the property of surrounding residents. They understood the concern about the tortoises and would take the appropriate steps necessary to 3 Meeting Minutes Planning & Development Board Boynton Beach, Florida July 25, 2006 protect the species that were there. The lake size was to remain the same (depth, width, length), but would be reconfigured. The existing lake would not be used for retention. There were other lakes in the area that tied in to retention areas. Mr. Cohen declared they had done a traffic study along Meadows Drive and no additional turn lanes would be required, based on the trips being generated today. All appropriate engineering plans had been completed and would be submitted to the City upon approval. Julie Waresh, 7108 Chesapeake Circle, Boynton Beach, asked why the City had erred in its notice to the surrounding residents at the previous meeting. If she had not noticed it and brought it to the City's attention, many Nautica Sound residents would not have had an opportunity to voice their opinions on the proposed project. When they did notify the Nautica Sound homeowners, the City did not mention the proposed project would abut Nautica Sound. They were concerned about lights, noise and dumpsters. They felt the developer was "shoe horning" town houses behind a long-existing single-family development. If the proposed project actually did abut Freedom Shores School, why could they not fill in the other side of the lake, put the town houses against the school and to the north against the retention pond and not up against the backyards of Nautica Sound? Attorney Tolces administered an oath to latecomers who planned to testify. Kris Fearnley, 7092 Chesapeake Circle, Boynton Beach, was concerned about impacts on lighting, trash, and traffic. His house had been robbed recently and an increase in people would, he felt, increase the likelihood of crime in the area and put a strain on the Police. Chair Wische closed the floor to public comment when no one else came forward. Vice Chair Hay asked if staff had the proper documentation on the tortoise matter, and Mr. Breese responded they did not and this would be addressed during permitting. Ms. Jaskiewicz inquired whether this would be the last possible project for The Meadows, and Mr. Breese responded if this project were approved, they could build one more unit. Ms. Jaskiewicz also asked if the chosen location was the only feasible place on which the project could be built and Mr. Breese confirmed that was the case. Ms. Jaskiewicz calculated the density was slightly more than 4 units per acre, and Mr. Breese concurred. Ms. Jaskiewicz did not believe it could be classified as high density. Ms. Jaskiewicz inquired whether the berm could be enhanced to make the Nautica Sound residents more comfortable, and Mr. Cohen responded they were re-Iandscaping the berm and replacing trees blown down by recent storms. They were also going to sod it and add new ground covers. Mr. Breese commented that was actually a condition of approval. Ms. Jaskiewicz noted they had to meet some 50 conditions of approval. Mr. Casaine noted when this project was first brought before this board, a series of points was brought to its attention. One of them was this project was a continuation of the apartment buildings that already existed and at one time, had been approved by the City. Based on that information, they had some "room" in the decision-making process. At the time, they did not know that Nautica Sound would be affected. If they had realized that, the items brought to the board's attention at this meeting would probably have been examined more closely to determine if the positions of the Nautica homeowners were correct in regard to the tortoises, 4 Meeting Minutes Planning &. Development Board Boynton Beach, Florida July 25, 2006 dumpsters, lights, roadway, access and so forth. He felt the apartments as they existed previously were inadequate and unsightly. That changed when this developer took it over and made them cleaner, fixed the entrances, built a clubhouse beside them, painted the apartments, and reduced the number of leased apartments. Mr. Casaine did not believe the quality of life of people in over 40 homes in Nautica Sound should be jeopardized and he called for a speedy review of their concerns. He believed that with all that was going on with the apartments, steps could be taken to assure the quality of life of the Nautica Sound residents would not be affected, but that had to be more closely examined. Motion Mr. Casaine moved the Master Plan Modification be tabled until the items brought to the board's attention at this meeting had been studied to make certain it was in compliance with what was anticipated previously. Vice Chair Hay seconded the motion. Attorney Tolces advised there needed to be a date certain for tabling an item. Mr. Casaine added that the item would be tabled until the next Planning & Development Board meeting on August 22, 2006. Mr. Breese asked for clarification on what Mr. Casaine wanted to be studied, other than the tortoise situation that would be addressed during permitting. Mr. Casaine responded he was talking about the parking lot, lights, dumpsters, and roads. Mr. Breese replied they had all been addressed in the staff report. Mr. Casaine remarked the only thing that was not in the staff report was that the project was up against the Nautica Sound development. Mr. Breese replied the staff report did indicate the distance separation between it and Nautica Sound; it talked about the setbacks that exist in Nautica Sound versus the setbacks being proposed. Mr. Casaine acknowledged that was the case, but since Nautica Sound had not been notified of the previous meeting and did not have time to listen to the comments from the board, to satisfy them that their concerns were reviewed and taken into consideration, the project should undergo further review. Chair Wische declared this board went by proper zoning and codes and ordinances. Staff had mentioned the proposed project complied with all of them. It was the kind of building that was happening all over, as long as projects met the Codes, ordinances and regulations. Mr. Saberson confirmed with Mr. Casaine that his motion was to table the project so a closer look could be taken at the points brought to the board's attention by the residents at this meeting. Chair Wische responded staff indicated they had discussed those points in the staff report. Following an inconclusive vote, Chair Wische asked for a roll call vote. Vote The motion to table failed 2-4, Chair Wische, Mr. Cwynar, Ms. Jaskiewicz, and Mr. Saberson dissenting. 5 Meeting Minutes Planning & Development Board Boynton Beach, Florida July 25, 2006 Motion Mr. Cwynar moved to approve the request for Master Plan Modification for the addition of 34 townhomes to the Meadows Planned Unit Development (PUD). Ms. Jaskiewicz seconded the motion. Chair Wische asked for a roll call vote. Vote The motion passed 4-2, Mr. Casaine and Wee Chair Hay dissenting. B. New Site Plan 1. Project: Agent: Owner: Location: Description: Meadows Townhomes (NWSP 05-032) Steven L. Cohen & Associates, Inc. Boynton Meadows, LLC 100 Meadows Circle Request for New Site Plan approval for 34 townhomes and related site improvements on a 7.966-acre tract within the Meadows Planning Unit Development (PUD). Ed Breese presented the request. Conceptual drainage information was provided for the City's review and the information was deemed to be adequate at this time with further review at the time of permitting. The egress to the site is through the condominium project running north to a cui de sac returning the same way. The PUD regulations require the buffers and setbacks to mirror those of surrounding properties. The Nautica Sound development to the west was approved with rear setbacks of 15 feet abutting the proposed Meadows Townhome parcel. The closest any of the townhouse units are to Nautica's east property line would be 20 feet 5 inches at the northwest corner of the townhouse property. Most typical buildings were 40-60 feet away from the Nautica Sound property. At the south end of the property, the townhomes are proposed to be in excess of 110 feet from the first condominium building in the Meadows on the Green complex. The seven town home buildings are arranged around the lake in clusters of four and six units ranging from 1,638 and 1,665 square feet under air. Staff recommended approval of the plan since it was in compliance with PUD regulations. Chair Wische asked Mr. Cohen whether the applicant agreed with all conditions of approval, and the response from Mr. Cohen was in the affirmative. Mr. Cohen thought the project would enhance the neighborhood and secure the safety of the residents. They were all two stories, but when standing on the second floor, the neighbors behind would not be affected, because there was 11 feet from floor to floor and an average height would be six feet tall. There were only two units that looked over the Nautica Sound property; the rest faced the opposite direction, east towards the lake. Ms. Jaskiewicz noted some of the comments heard from the residents at this meeting were included in the conditions of approval, so they could feel some comfort that a shovel could not be put in the ground until those conditions were met. Chair Wische opened the floor for public comment. 6 CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office D April 4, 2006 March 20, 2006 (Noon.) D June 6, 2006 May IS, 2006 (Noon) D April IS, 2006 April 3,2006 (Noon) D June 20, 2006 June 5, 2006 (Noon) D May 2, 2006 April 17,2006 (Noon) D July 5, 2006 June 19,2006 (Noon) D May 16,2006 May 1,2006 (Noon) [gJ July IS, 2006 July 3,2006 (Noon) D Administrative D Development Plans NATURE OF D Consent Agenda D New Business AGENDA ITEM [gJ Public Hearing D Legal D Bids D Unfinished Business D Announcement D Presentation D City Manager's Report RECOMMENDATION: Please place this request on the July 18, 2006 City Commission Agenda under Public Hearing, to be removed from the agenda for re-advertisement. Subsequent to the Planning and Development Board meeting errors were identified in the 400 foot boundary used for notification purposes, warranting correction and re-mailing of notices for subsequent board, and City Commission hearings. For further details pertaining to the request, see attached Department Memorandum No. 06-130. s ~~ ('.C k ~ ~ p.-V ~~ ~ J/V\..~' &!Lg --b ;7fA~ ~ 71J-~ Iv,- ~ EXPLANATION: PROJECT: AGENT: OWNER: LOCA nON: DESCRIPTION: l' E S B 1\ PROGRAM IMPACT: FISCAL IMPACT: ALTERNATIVES: Deve10pme e a nt Director City Manager's Signature ML-, t!_ Planning and ~tor City Attorney / Fmance / Human Resources S:\Planning\SHARED\WP\PROJECTS\Meadows 300\Meadows Townhornes\NWSP 05-032 Townhornes\MPMD 05-013\Agenda Item Request Meadows PUD MPMD 05-013 7-IS-06.dot S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM,DOC DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 06-130 STAFF REPORT FROM: Chair and Members Planning and Development Board and City Commission Michael W. R~ Director of Planning and Zoning Ed Breese ~ Principal Plan~.-J TO: THRU: DATE: May 16, 2006 PROJECT NAME/NO: Meadows PUD MPMD 05-013 REQUEST: Master Plan Modification of the Meadows P.U.D. to include an additional 34 townhouse units in a new 7.966 acre Tract "P" PROJECT DESCRIPTION Property Owners: Meadows Homeowners Association, Inc. Location: Meadows (P.U.D.), west side of Congress Avenue, south of Hypoluxo Road (see Exhibit "A" - Location Map) Existing Land Use/Zoning: Low Density Residential (LDR)/ Planned Unit Development (PUD) Proposed Land Use/Zoning: No changes proposed Proposed Use: Modification of master plan to accommodate an additional 34 townhouse units Acreage: 287.31 Acres Total (7.966 acres for the new townhouse pod) Adjacent Uses: North: Freedom Shores Elementary School, with a land use designation of Moderate Density Residential (MODR) and zoned Single-Family Residential (R-1), further north right-of-way of Hypoluxo Road; South: Right-of-way of LWDD L-20 Canal and Miner Road, then farther south Chalet IV and Melear P.U.D. classified Low Density Residential (LOR) and zoned PUD; East: Right-of-way of Congress Avenue, then farther east developed residential (Boynton Lakes P.U.D.), classified Low Density Residential (LOR) and zoned PUO; and West: Single-family residential (Nautica Sound P.U.O.), classified Low Density Residential (LDR) and zoned PUD. Staff Report Memorandum No PZ-06-130 Page 2 BACKGROUND Boynton Meadows, LLC, as part of the Meadows Homeowners Association, is requesting that the Master Plan for Meadows P.U.D. be modified to accommodate an additional 34 townhouse units (see Exhibit "B''). The P.U.D. is located on the west side of Congress Avenue, south of Hypoluxo Road (see Exhibit "A"- Location Map). The subject Master Plan consists of a variety of residential housing types, such as single-family, cluster, garden apartments and townhomes, accounting for 1,359 units on 220.11 acres of the total 287.31 acre site. The original Master ~ was approved in 1978, with a total of 1,394 dwelling units. However, as noted above, only 1,359 were ever constructed, leaving the potential for the construction of the remaining, vested 35 units. Consequently, the applicant Boynton Meadows, LLC is proposing to carve out the north 7.966 acres of the 22.87-acre Tract G (Meadows on the Green Condominium), which is currently vacant, other than a portion of a lake and walking trail, and construct 34 townhomes (see Exhibit "B" - Master Plan). The associated site plan (NWSP 05-032) depicts the development of seven (7) townhome buildings, arranged around the lake, in clusters of four (4) and six (6) units, while retaining and enhancing the walking path amenity. Chapter 2.5, Planned Unit Development, of the City's Land Development Regulations states that changes in planned unit developments shall be processed through the Planning and Development Board and the City Commission. ANALYSIS In the process of requesting approval for the 34 additional townhouse units, the applicant and staff researched prior approvals and modifications to the Master Plan, including the type and number of actual units constructed in each Tract (subdivision), in an effort to update the Master Plan to the fullest extent. This request was reviewed for consistency with the P.U.D. development standards in the Land Development Regulations, Chapter 2.5, Planned Unit Developments. The proposed request for the additional townhomes appears relatively consistent with other development already existing within the PUD and provides comparable setbacks to adjacent developments. Based on the fact that the original Master Plan and Development Order were approved for a total of 1,394 dwelling units, and that the applicant is requesting to stay within that limit, staff finds the request justified and recommends approval of the proposed Master Plan Modification necessary to accommodate the new Tract "P" and its 34 town homes. The more detailed aspects of the design and characteristics of the site plan itself will be discussed further in the corresponding staff report (NWSP 05-032). RECOMMENDATION The Planning and Zoning Division recommends that this request for Master Plan Modification be considered non-substantial and approved. Any conditions recommended by the Board or City Commission shall be documented accordingly in the Conditions of Approval. S:\Plannlng\SHARED\WP\PROJECTS\Meadows 300\Meadows Townhomes\MPMD 05-013\Staff Report.doc ... 1 In. = 362.1 feet 0'" ~.. 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"---- ,_\,\ /i IIi / / I ~ ~ ~ 15 I 1/ (J)m i I'd ~ /1 i I / ' ~ :D 'i< II /)11 ///;// ~m ):..) rl g. I / ~ hi! Ii ~ { ! // / " . i II, j < --- </ ! I . i' 1~~-;_:~~"2;::,:=o~Ljii'I=~::==;::;:L~.~~'~-~ .. ~=o::i~~~'"~--:= === ----~-~- ~~t- ' i ,If! /~"'7 i ... !~I I !.'II () s;: ,// :(/ ~ !~: ( , ;.; ~; -.. ~ "! , _"l... !~. , 'j," I!i ~; ./~i~~^ /..,r :,i~mr !;, t;~" 1:'1 P -> f P so' -., ~ 019.A1 > 1i:c !) Iii ~ ,/1 :Dm((' ~~ ~m '> ^ I; ~.____ If/' " "1./ ' if! \ \ ~,\,~, I} iil , ; ! / /,'~'~';";;'-"o"=~</ 11;----- i j f ,/ _.....",_ ....._ rfr;r~~~~~~~1~;i ...-/ /ii! G) ,-I II! 9')> ! i' 0'1/" ---- ---y/ ): Ci) ill r::;;:.J ili ~ ~ \f.\\ (', ,Ii )> ~ ' ii! '~;.~~~ ~ ~ t-------~~-.J--~ ~I~~~ \:~ ~~:c I /, \...:-o--__....:J Ii I (J) I 1,4.'::-,=~~! fjC 'I'! 'II ~zo , 1/1 !~ ~~! .iI,,/ d /1,1 ~ ! II fJ! ~ If! m,l 1'1 j'l I II -I I 0:::: -, ~ w.O.o.C"B~ 1 q~SOUTHRtW~08RtW-- _ -4>.__ z o ~ :I: , I ~__ I I~I ri;- ~ ~ ~-~l ~ ~-;;T-l I Cl ~ ~ ~ ~ I ~ ; ~ 0 P \!l, i ~I ~! I ~ I ; ~ ~ i I lili~!m ~- ! : ~ ~I~___: : Ill, Ltllli !~ !:ltJ~~~ ;:l;!Sj;lp.;l;s i,:'_ Slit!::", i~!-a!::i:: l:5.. L___!-_.__ f- !l i! ~ s ~ ~ iiil __..'~__ .:::J /'.......-...^, .^-. ,^ ,,/....,...;^ ./ BOYNTON MEADOWS TOWNHOMES LLC 34 UNIT DEVELOPM~NT 1(1(1 MEADOWS ')RCLf BO~lON BEACh, flC~,DA ~ PROPOSED MASTER PLAN EXHIBIT B EXHIBIT "C" Conditions of Approval Project name: Meadows PUD File number: MPMD 05-013 Reference' I DEPARTMENTS I INCLUDE I REJECT I PUBLIC WORKS- General Comments: None X PUBLIC WORKS- Traffic Comments: None X UTILITIES Comments: None X FIRE Comments: None X POLICE Comments: None X ENGINEERING DIVISION Comments: None X BUILDING DIVISION Comments: None X PARKS AND RECREATION Comments: None X FORESTER/ENVIRONMENT ALIST Comments: None X PLANNING AND ZONING Comments: None X ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS Conditions of Approval 2 I DEPARTMENTS I INCLUDE I REJECT I Comments: 1. None X ADDITIONAL CITY COMMISSION CONDITIONS Comments: 1. To be determined. S:\Planning\SHARED\WPIPROJECTS\Meadows 300\Meadows Townhomes\NWSP 05-032 Townhomes\MPMD 05-0 1 3\COA.doc S:\Planning\Planning Templates\Condition of Approval 2 page -P&D ORA 2003 form.doc Z ill 0 ::0 -j I a; 0' z GY ::01 mi en: ~ , )>! < [11' 'lJ JJ < ",)> ~-i f'm_ iq' ):> JJ .~ LW.Dp I\J~ .f>.r _c 5 ~~:iE)> f' (jj OJ ~:D aO .co ^ I\J~ ~m wC F :;:~mZ ~ -j CJ) f' CJ) FTi ':::1-< .2; LW.D.O. (") ): ^ ~~ -'" m ~- CJ) CJ)^ ~~ 1;'lJ "iiJ 'TI I ~): ')> 0, ~;:s;: ::0 ;:s;: :D f'm m -11 - -', I'~oo", 8 8 oVll'~ ~I/o " ~. ' . ,'1\.1,,:: i: ' ,"'" "'): ~~;:s;: 'rn s:: m )> o ~~I !:3c en ~z 0 "=i z en"" ~I G)m ~G) ::0 m m z MINE. ,OAD l-20 (Xl OlOJ -c )> ~~ ~OJ f' -j :D enm oom ..::!l / ~? /~tl~~ ' : ~! '''' : I I , , , ~~~~==~::,=___~!~~~~". !.N~:~==i --, 'FUTUAESQ'UTH R,viLjNE~168RiN' ~, i ;9 : , , !! i z ~~ i!z ~fJ oc .~ ; ~: :r>i 101 ! ~, F! HYPOLUXO ROAD )> ~ ;;;): ;:;:s;: om I m ~ ~enIr ~'TIm Ei ::0 ): ;:s;: m B,JYNTON I,IEADOWS TOW.'JHOOlES LLC 34 U~IIT DE\jELOp,~rtH CANAL" - " '~ " " .-." -' -...J ~ ~ 0 z o~.... ~ (j) ffi o ~~ ____ ~ --.l.. FUTURE lOB RIN CANAL co 0 ~ r C 0 ~z < () ~=i m ,en ::0 ~OJ enm 'TIZ ~o "0 )> :D ;:s;: ! I (") ~5 c< ~ ~ gJO f' -j m CJ)en oo~ ..::!l-j m EtQ' ~RPI\QJ3/W ~-~-~0~ o coS:: I\Jm c)> ~8s: (jj~ (0): ..::!l~ , : "L.-t'. , , I~ I l::il I): l ~"O ~)> f':D ^ 50' ' I/o~o ~ o~ .-.z ~c 0 ~~~m enm ~ ::0 CJ)m ..::!l -9- ~~--B-- 'TI r 0. q ~I 0' z' s:: )> "0 / ~ ;, 6- -~ "[] I : C r;; :D (') "[] :D 0 I G)"""i (') eni 0 > > m !-.--,-"?_-~-'=----~-! " > Z :D Ul ;>;; m 0 > @ (j "[] l? a p ~i Ul Ul OJ m :D ~ ~: z ~ " ~ ~ .... tJ ~ m ~ ;;t '" 0, 0 0 " :lI ~! i > ~ ~ '" ~ ml " -< I C i1 I .... Z 0 ::; ~ ~ Ul .... , I ill f:l ~ ;;; ~ t; '" ~ig! ... '" ~ a, ",I m' <; - <;>; is 8: a, ._-~- -- --- -' "~'"c IC '" .. 13 ~ 011~ '" <; "".... '" '" ""'l!en STEVEN L. COHEN AND ASSOCIATES, P.A. ARCHITECTS. INTi:R10Ill OE8101....E.... ""....... ...,.-."""",,,,.. ...._........,..""'..""""'''Hl """...._c~_"......,""""""'co... ...._..~"""'"'...I'>Q.D.'"'''C..,..<> 2941 W. CYPRESS CREEK RD. SUITE 102 F'ORT LAUDERDALE, F"LORIDA 33309 PHONE {9S41 971-1010