REVIEW COMMENTS
"Previously reviewed by Board,
repeated due to faults in original notices
to property owners ".
OLD BUSINESS
7.A.l
MEADOWS PUD (MPMD 05-013)
MASTER PLAN MODIFICATION
TO:
THRU:
FROM:
DATE:
PROJECT NAME/NO:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
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 (MODR) and zoned Single-Family Residential (R-1), further
north right-of-way of Hypoluxo Road;
Right-of-way of LWOO L-20 Canal and Miner Road, then farther south Chalet N
and Melear P.U.D. classified Low Density Residential (LDR) and zoned PUD;
Right-of-way of Congress Avenue, then farther east developed residential
(Boynton Lakes P.U.D.), classified Low Density Residential (LDR) and zoned PUD;
and
Single-family residential (Nautica Sound P.U.D.), classified Low Density Residential
(LOR) 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 town homes, 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 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 townhomes. 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:\PIannlng\SHARED\WP\PROJECfS\Meadows 300\Meadows Townhomes\MPMD OS-013\Staff Report.doc
...
1 In. = 362,1 feet
( IJ
Meadows Townhomes
Exhibit A
()~
1(('
"
\
~' .-
j'/
/-'-,.,' /' ',/ v './ ..-....,/. ./., -"",~~--"._
___JIlIN.. )QAR___ ,_ RJ1\IRE1D81\'W
J;:\ii;D"p,--- "L=20'-:: '::,-~~-:'~'::---~----'------~:::----:-::'--::-
... -.,.... - --... __..__.__._._.u____ 1'___' -...--.__.. _.'__u____.
-..---\....:.:... ....... .
t."..
I ~r <~~-:
J_, Hf
IQ )1: ~ III ~ P
II~ III -' ~ \ t~ ~OJ ~ ~ ~ !
,I,'l .~g \ ~iilli1 ~iil!Jl() I
81 /1 iU)> \ ~ m ,~.->--~ ~ ~ /-1
r 11 c ~ ~~:---Fi r~./;oo:/ I
I i~=:::::::/ / rr-l) ~ ~ \ \ i i~o I
I' ./r ~ ~ )i ) ;11 ; ~ 0 s: ) ! ~ ~ !
1'1 Q:l m 'I ~ en=! ~ j' I .Jl ~ ,
" c 1= I I' m '
jllh ~~ rn ~--</,. '-'>~~::;.// c> !\- '\' ~ ~ / ~ J.=---------r
ilia ~ ~ ((----- -'-, l'i~ \ m I / 0 ~ I
~! I i ~ \~--'~~~\ ) ) / II e ~ ~ m !
Iii ,-; ! /1/ I / ( l'i =i s: !
I /~ /I! I enm I'
I ii' ~ / / f / / _ 71 ,
~i l!i1 j" // ) I / / ~ m
m,' I I / / I ;
. II. \. '-.~ --_.~./// { I
j /f~~~:~~~~':.,~~~t;~~=~~:=:-=;;:=;.~~~'=~~ no CAiW:~'-==f'~~~-==~:=.~==='- --------::-t--=
I !lj '~ //~?/ :t 1;/ (' _.. f
" ,r,!I! ;;:~ !~'!enen~-r' /',. !,\ c~cnm~~- ,,/1/,( o~-c-"r-i
" l'i-c! lij":t"~',~~ ,:,' l'i~":D1 ,,! ,'(' l'ii;" i)
,Ii! > i 0 o" co ^ ~ "'r' i \
I ' 71 ' 71/ ~ m //,/ ! .I \" J
;11 ^ ! m\ . / __ ^ /;' \ ! ) ,--___.. _____ ___,._
tit ! \ / // m / [Y\~ j r I
I :I! - ! i, /;;~":~;J
r~7~;r;~t,~~~~2;;;:, //<~I Ci)' <, i
Ii! ~ )> I .: ~>. '- ----.---T~ // ! G5 ~ ../, \,___~
'I: l'i~ I,,\i I, P >J
/1Ui ~~ ~ r---::: ~--. ..,1
I ~'/ '\<\: ~~..,..i ,I r~,1
I ~lk-=-~~t1 e~ ~.., I ~~ ~ I
I 'I i I ~ ~ z I , '=l i
1'1111 Ii III ill L ~H~l i :~...
I p ,1' I ! i ~I ~ i II i i ~ ~
I l-- AmIf W.DD.C'18CAHAl\ j : j Ii! I ~ i ! m
--.J t=:-..- --- ',' i ~' l I
~FUTURESOUItiI\'WLINE"D8I\'W-- it ~ ~
-, 1- HYPOLUXO ROAD : ~ '_ I i
I i l~ ; I f ~ I
L
! ~
Ii ~ b r ~ ill
..,~__ ::::J
,__~"_'7 -:c..'_=<;j ..- - -,
z
o
~
:t
/-
I
/
\
(
\
(
\.
~
(
~
~
~
(
I
\
'\
~"-
'-_./'-._..-A\
~-,
_13
'..... .-^.... ^' .",~ /'_/, /^' ^ '... /".-"'-- ./
. STEVEN L. CCHEN . =:'';",.._ M'
ANC A..CDIATES, P.A. - -- .-..-
~. ""-.........
100 MEADOWS C,RClE .W4~R-r~~~:::~~:i.,':.'i~.~g:
80PilON IltALh. rtC~,DA _..... ."'-IDID
---.........-.....---
PROPOSED MASTER PLAN
,
.I
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 DIVISION
Comments: None X
BUILDING DIVISION
Comments: None X
PARKS AND RECREATION
Comments: None X
FORESTER/ENVIRONMENTALIST
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\PROJECTS\Meadows 300\Meadows Townhomes\NWSP 05-032 Townhomes\MPMD 05-013\COA,doc
S:\Planning\Planning Templates\Condition of Approval 2 page .P&D ORA 2003 form.doc
7.B.l
MEADOWS PUD
(MPMD 05-013)
MASTER PLAN MODIFICATION
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~~
TO:
THRU:
DATE:
May 16, 2006
PROJECT NAME/NO:
REQUEST:
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:
Freedom Shores Elementary School, with a land use designation of Moderate
Density Residential (MOOR) 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 PUD;
and
West:
Single-family residential (Nautica Sound P.U.D.), 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 Plan 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
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 town homes 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:\Planning\SHARED\WP\PROJECTS\Meadows 300\Meadows Townhomes\MPMD 05-013\Staff Report.doc
...
1 in. = 362.1 feet
(Sl'"\'i 0,"
, .. '\
! )I
J\ ~':.,0
,~\ /,
/,. C
"li()~*~Y
Meadows Townhomes
Exhibit A
z
o
:JJ
~
I
o
o
z
G)
:JJ:
m
en:
en:
)>:
<:
fl1
N::E
.J>.j=
C'
~z 0)>
,. - ::E
"uJ OJ
~:JJ
00
.cO
^
LW.D.D.
z
MINEk ROAD
L-20
(Xl
0> OJ
~~ ~OJ
o~ :JJ
enm
O3m
.:::!J
#'
'rtOtP,,'
''Ifl-''
i>>
w^
~m
FUTURE lOB R/"N
CANAL
tOO
......,
cO
~z <
"'- m
1; uJ :JJ
~OJ
enm
."z
~O
~"'C
, 8:)>
,.:JJ
"^
tOS::
I\Jm
c)>
zO:::::::-
-0::::::.,
uJ::E
03>
.:::!J~
o
o
~5
wc ~
;: ~ :JJO
"~m
en en
~~
~~
m
60' ROAQ. f3IW 6
c5~
......z
~com
"'zm
Ii:::j s::
enm
~:JJ
enm
.:::!J
LW.O.D. L~-'9 CANAl
----. 0 -{)
,~
I ,q I
> m 'i']
~ ,.
() ^ "
~~ ~~ m ~~ UJ ffir ~
~~cncn^ ,."'C
~> ~~ 'T1 ~)>
1;"'C ~5i'T1:r p$ :JJ ":JJ "T1
')> - 0 ~^ > ^
:JJ :JJ om
^ m ^
m
, '
-,
"U
::D
<
",)>
~-;
"m
"'tl
)>
::D
^
I\J::E
~m
~c F
:;:zm
":::j en
"en F;:;
-=1-<
6
-If".
DO"'8
"'au
l,,~
~I/D
.'1'>.
16
~ ~>
\.~^
'm
10 :
,;;
'I!.
>
"
1
I
;;::
m
,.
"
; "
~
"'
s::
m
)>
o
I\JOI
.J>.::E
Oen
~C 0
~~ Z
'~
en~
~I
G)m
~G)
:JJ
m
m
z
I
I - _E'UT~'f~W.g_.~.~~~_1~~'2~_
? <. -_u -ft- 0
FUTURE smirH R/W LINE -1(ffH~,w-
)>
-->0.
0'-:
IfHIJ
nt
'! I
U~
,','~:!,~
"
,.
1:<
HYPOLUXO ROAD
BOYNTON MEADOWS rOW'IHOMES '_Le
34 UNIT DEVELOPIAEtH
50' FIo
""'%
'"
\',:
"
o
......"
-...J"'
o~
~-I
G)ili
)>'"
-~
z-
,
o
0:
)>,
~I
01
z
s::!
~t==-
STEVEN L. COHEN
'C AND ASSOCIATES, P.A.
'1" 1
2941 W. CYPRESS CREEK RD. SUITE 102
~CRT LAUDERDALE, F"LCRIDA 33309
PHONE (9S4J 971-1010
...~." U~. N... ...., ~ ""~.. ..... AA OIXI'" '4.
6 0
'tl
C
); ;0 (') ~ ;0 " " -I P ~
0 >- m >- >- I
" >- z ;0 en
m " >- @ 0 'tl ~ 0 p en
en 'tl ;;:
en fn m ;0 );
z 0 ~ ~ (i')
-I < " r- Z
~ m ~ is ;;: '" "
" '" ::: C
", ~ l: rJ)
~ ~ '" '" m
'"
C ~
Z -I
-I =1 ~
0 0
-I rJ) -I -<
/' /'
, ,
'" t; >-,
ill l:j l:j '" ~i 01
f'l ~ '" iC !=' '" ~ ~ "'1;0;
" ~ '" '" l' Q, \~
~ '" '" :: :: '"
IC
'" .. l(j ~ !:l'<;
"' 0 '-I
'" '" """I! en
PROPOSED MASTER PLAN
o
EXHIBIT B
EXHIBIT "e"
Conditions of Approval
Project name: Meadows PUD
File number: MPMD 05-013
Reference:
DEP ARTMENTS INCLUDE REJECT
PUBLIC WORKS- General
Comments: None
PUBLIC WORKS- Traffic
Comments: None
UTILITIES
Comments: None
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Comments: None
BUILDING DIVISION
Comments: None
PARKS AND RECREATION
Comments: None
FORESTER/ENVIRONMENTALIST
Comments: None
PLANNING AND ZONING
Comments: None
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Conditions of Approval
2
I DEPARTMENTS I INCLUDE I REJECT I
Comments:
1. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
I 1. To be determined. I I I
S:\Planning\SHARED\WP\PROJECTS\Meadows 300\Meadows Townhomes\NWSP 05-032 Townhomes\MPMD 05-0 I 3\COA.doc
S;\Planning\Planning Templates\Condition of Approval 2 page -P&D ORA 2003 form.doc
'MA-S-n=.'Y'L.
1st REVIEW COMMENTS
Master Site Plan Modification
Project name: Meadows PUD
File number: MPMD 05-013
Reference: 1 sl review plans identified as a Master Plan Modification with an October 7, 2005 .Planning &
Zoning date stamp marking
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments:
PUBLIC WORKS - Traffic
Comments:
ENGINEERING DIVISION
Comments:
UTILITIES
Comments:
FIRE
Comments:
POLICE
Comments:
BUILDING DIVISION
Comments:
PARKS AND RECREATION
Comments:
FORESTERJENVIRONMENT ALIST
Comments:
PLANNING AND ZONING
Comments:
1. A formal Master Plan Modification letter application and $500.00 /
application fee has not been submitted.
1 ST REVIEW COMMENTS
04/25/06
2
DEPARTMENTS
INCLUDE REJECT
The processing of the New Site Plan application 05-032 will be suspended
until formal submittal and review of the Master Plan Modification, as they /
must be processed simultaneously.
At the technical advisory review team (TART) meeting, provide written
responses to all staffs comments and questions. Submit 12 sets of revised V
plans. Each set should be folded and stapled,
At the technical advisory review team meeting, also provide reduced
drawings, sized 8Y2 inches by 11 inches. Save the plan to a compact disk v'
and submit that to staff as well.
5.
It is the applicant's responsibility to ensure that the Master Plan
Modification is publicly advertised in accordance with Ordinance 04-007.
V'
~
v
v/
v
~
There are a number of discrepancies between the legends of the existing and
proposed Master Plans relative to Tract sizes and number of units, including
acreage and units within individual Tracts and the total acres devoted /
exclusively to residential purposes (the existing depicts 220.11 acres and the
proposed depicts 211.85). Please correct these discrepancies or explain in
detail the variations,
MWR/sc
S:\Planning\SHARED\WP\PROJECTS\Meadows 300\Meadows Townhomes\NWSP 05-032 Townhomes\MPMD 05-013\1ST REVIEW
COMMENTS.doc
6.
Provide authorization on the part of the Master Homeowners Association
for the Master Plan Modification application,
The Master Plan Modification depicts the "new" Tract P as 8.15 acres in
size. However, the proposed Plat and Survey submitted therewith indicate
the parcel size as 7.966 acres.
The legend on Sheet A 1 of the proposed Master Plan should reflect the
"approved" and the "built" unit totals for each Tract, and the total gross
density (existing and proposed).
The legend on Sheet A 1 of the proposed Master Plan should reflect updated
calculations for the public and private recreation areas, including both total
sites and acreage.
The existing Master Plan for the Meadows does not contain a Tract F,
which you depict as an 8.8 acre park. This parcel should simply be reflected
as a park on the Master Plan Modification and eliminate the use of Tract F.
Additionally, please provide the source of information utilized in
determination of the size of this park, as the existing Master plan depicts it
as 4 acres.