REVIEW COMMENTS
7.D.l
BOYNTON LAKES NORTH
(MPMD 06-002)
MASTER PLAN MOFICIATION
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 06-127
STAFF REPORT
FROM:
Chair and Members
Planning and Develop~t Board and City Commission
Michael W. Rump~
Director of Planning and Zoning
Ed Breese ~
Principal Planner
TO:
THRU:
DATE:
June 19, 2006
PROJECT NAME/NO:
Boynton Lakes North MPMD 06-002
REQUEST:
Master Plan Modification of the Boynton lakes North P.U.D. to reduce the
rear yard setback of water lots from ten (10) feet to two (2) feet for
construction of hard roof enclosures and from five (5) feet to zero (0) feet
for screened roof enclosures, and to reduce the rear yard setback for
interior or non-water lots, from ten (10) feet to five (5) feet for construction
of hard roof enclosures and from five (5) feet to two (2) feet for screened
roof enclosures.
PROJECT DESCRIPTION
Property Owners: Boynton Lakes North Homeowners Association, Inc.
location: Boynton lakes North (P.U.D.), east side of Congress Avenue between
Hypoluxo Road and LWDD l-19 Canal(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: Rear Setback Amendment for building additions and screen rooms
Acreage: 54.7 Acres
Adjacent Uses:
North:
Right-of-way of Hypoluxo Road, then farther north single-family residential in
unicorporated Palm Beach County.
South:
Right-of-way of LWDD L-19 Canal, then farther south single-family residential
(Boynton lakes South) classified Low Density Residential (LDR) and zoned PUD;
East:
Right-of-way of LWDD E-4 Canal, then to the northeast single-family residential in
unicorporated Palm Beach County and to the southeast High Ridge Country Club
Staff Report
Memorandum No PZ-06-127
Page 2
classified Recreational(R) and zoned Recreation (REe); and
West: Right-of-way of Congress Avenue, then farther west single-family residential
(Meadows P.U.D.), classified low Density Residential (LDR) and zoned PUD.
BACKGROUND
The Boynton lakes North Homeowners Association is requesting that the Master Plan for Boynton Lakes
North P.U.D. be modified to reduce the minimum rear yard setbacks for building additions and screened
roof enclosures, as described within the attached letter of request. More specifically, the request is to
reduce the rear yard setback of water lots from ten (10) feet to two (2) feet for construction of hard roof
enclosures and from five (5) feet to zero (0) feet for screened roof enclosures, and for interior or non-
water lots, reduction in the rear yard setback from ten (10) feet to five (5) feet for construction of hard
roof enclosures and from five (5) feet to two (2) feet for screened roof enclosures (see Exhibit "C").
The subject P.U.D. is a mix of housing types, comprised of four (4) residential plats, totaling 54.7-acres.
The P.U.D. is located on the east side of Congress Avenue between Hypoluxo Road and the LWDD l-19
Canal (see Exhibit "A" - location Map).
The HOA has indicated that they have received numerous requests from residents to construct small
additions at the rear of their homes, but in many cases have been unable to do so due to the lot
regulations contained within the Master Plan. Typical non-cul-de-sac lots are dimensioned 50 feet in width
by 90 feet in depth. Also, there are a group of lots within Plats 5 and 6 which are typically 24 feet in
width and 90 feet in depth, accomodating townhouse/villa type structures. In the original Master Plan, the
approved minimum rear yard setbacks were 15 feet. City records indicate that an amendment to the
minimum rear setback was approved in September 1989 to allow a 10 foot rear yard setback.
Chapter 2.5, Planned Unit Development, of the City land Development Regulations states that changes
in planned unit developments shall be processed through the Planning and Development Board and the
City Commission.
ANALYSIS
The purpose and intent of setbacks is to create separation between units, principally for safety and
maintenance purposes. This is accomplished by allowing buildings and ancillary structures to be setback
a certain distance from the property lines. Also, the impression or feeling of density and openess are
affected by setbacks. In some cases, residents are willing to forego a sense of openess in order to
accommodate a building addition for the changing needs of the family, versus the need to relocate from a
neighborhood they are comfortable with, to gain the additional living area needed. The Plats for Boynton
lakes North depict the arrangement of lots in a manner in which all lots appear to have rear property lines
that abut either water bodies (i.e. lakes or canals) or common area/open space owned by the
Homeowners Association. As such, individual lots do not share a common rear property line, thus
providing seperation not typically seen in standard subdivisions.
The rear yards of these Plats abut canals with rights-of-way between 75 and 170 feet in width, large lakes
that are a minimum of 140 feet in width at the narrowest point, and common areas ranging from 2 acre
parks to association-owned property between 12 and 90 feet in width.
This request was reviewed for consistency with the P.U.D. development standards in the Land
Development Regulations, Chapter 2.5, Planned Unit Developments. Also, staff reviewed the request by
Staff Report
Memorandum No PZ-06-127
Page 3
focusing on the subject P.U.D. and comparing it with other planned residential developments that exist
throughout the city. Staff found that two other P.U.D.'s, Lawrence Oaks and lakes of Tara, allow screen
rooms with a zero (0) rear yard setback. In the case of Lawrence Oaks, the zero rear yard setback is only
for those lots abutting lakes, buffers or preserve parcels. In both cases, like Boynton lakes North, the
affected rear property lines are not shared between neighbors, they abut lakes or open space/common
area. Additionally, Lawrence lake P.U.D. allows screen enclosures with a three (3) foot rear yard setback,
since all of the lots within the subdivision abut the lake.
Similiarly, a previous Master Plan modifcation for Boynton Lakes North was approved by the City in 2003,
which allowed an amendment for rear yard setbacks on those few lots on Hastings lane (Plat 4), that abut
the lWDD E - 4 Canal. The request was identical to that now being requested by the Homeowners
Association for the entire P.U.D., to reduce the current ten (10) foot rear setback to two (2) feet for hard-
roof room additions for those lots abutting water bodies. The Homeowners Association is attempting to
create a revised set of regulations, based upon feedback they have received, that would allow residents
more options in the use of their property and construction of improvements. Therefore, they are also
requesting slightly more restrictive rear setbacks for non-water lots (those lots abutting common/open
space), while still providing an opportunity for additions to their homes. These non-water lots would, under
their proposal, have a reduction in the rear yard setback from ten (10) feet to five (5) feet for construction
of hard roof enclosures.
In all cases, these improvements would all occur within each individual property owner's current
property/lot lines, with absolutely no construction allowed on Homeowner Association property. In some
instances, there are utility easements on the rear of certain lots. Any lots containing a rear utility easement
would be required to keep any improvements outside of these easements or the individual homeowner
may file for an abandonment of said easement, in order to utilize a greater portion of his/her individual lot.
After reviewing the setback regulations within other P.U.D. developments and recognizing the unique
nature of the lot arrangement within these Plats, where lots do not directly back up on one another (share
a common rear property line), staff believes the request to be beneficial to the homeowners while not
creating any adverse impacts or jeopardizing safety.
RECOMMENDATION
The Planning and Zoning Division recommends that this request for Master Plan Modification be considered
non-substantial, and approved subject to the comments included in Exhibit "D" - Conditions of Approval.
Any additional conditions recommended by the Board or City Commission shall be documented accordingly
in the Conditions of Approval.
S:\Planning\SHARED\WP\PROJECTS\Boynton Lakes North\MPMD 06-002\Staff Report.doc
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EXHIBIT C
April 4, 2006
Mr. Ed Breese
City of Boynton Beach
100 East Boynton Beach Boulevard
Boynton Beach, FI 33435
gi\PR i 4
Dear Mr. Bresse:
The Boynton Lakes North Homeowners Association requests the following:
Modification to each of its master plans to allow the following:
Reduction in the rear yard setback for water lots (those abutting a canal
or lake) from (10) feet to two (2) feet for hard roof structures and from
five (5) feet to zero (0) feet for screened roof structures.
Reduction in the rear yard set back for interior or non-water lots from
ten (10) feet to five (5) feet for hard roof structures and from five (5) feet
to two (2) feet for screened roof structures.
Justification: Lots within this master planned subdivision do not back up to one
another or share a common property line, they either abut a water body or
common area owned by the homeowner's association. Therefore, no
building addition associated with one property would encroach upon
another resident's property and appropriate separation between
residential units would be maintained. The relaxation of the rear setback
will allow for reasonable expansion of the homes within our subdivision
to meet today's needs for our families. The intended expansions would nou
encroach into any drainage easements, therefore we do not believe the
drainage as designed for the subdivision will be affected. The utility
easements at the rear of any properties are simultaneously being requested
abandonment, since we understand that no utilities are located within
them, as we believe all utilities are located at the front of our properties .
We understand we cannot encroach onto any drainage easements or tracts,
or any common area of the HOA, and have no intention with this request to
do so. Lastly, a portion of our subdivision (Lots 6-23 on Hastings Ln.)
received approval for a modification to the master plan in April of2003,
100 Redford Drive ~ Boynton Beach, FL 33426
561-439-9859 Fax 561-439-5835
Mr. Ed Breese
City of Boynton Beach
Page 2
April 6, 2006
which mirrors our request for the rest oflots abutting a water body. We
believe the proposed amendments will not have an adverse effect on other
property within or outside our subdivision.
Very truly yours,
~,- /'O~. :::;::::::;.-- ~
"--'-:';~.:f/'" -}' ~~ ~-
~~~ ~ ~ - .
Fred T. Freimann, President
Boynton Lakes North Homeowners Association
Enclosed check # 0272 ~ $500
EXHIBIT "D"
Conditions of Approval
Project name: Boynton Lakes North
File number: MPMD 06-002
Reference'
DEPARTMENTS 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/ENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Comments: None
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Conditions of Approval
2
I DEPARTMENTS I INCLUDE I REJECT I
Comments:
To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
To be determined.
S:\Planning\SHARED\WP\PROJECTS\Boynton Lakes\Boynton Lakes North\MPMD 06-002\COA.doc
S:\Planning\Planning Templates\Condition of Approval 2 page -P&D ORA 2003 form.doc