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REVIEW COMMENTS 7.B.l SAUSALITO GROVES (MPMD 07-003) MASTER PLAN MODIFICATION DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 07-021 STAFF REPORT TO: FROM: Chair and Members Planning and Development Board and City Commission -'~-Z- Michael W. Rumpf . Director of Planning and Zoning Ed Breese ~ Principal Planner THRU: DATE: March 2, 2007 PROJECT NAME/NO: Sausalito Groves MPMD 07-003 REQUEST: Master Plan Modification of the Sausalito Groves P.U.D. to reduce the rear yard setback for Lake lots from fifteen (15) feet to ten (10) feet and to reduce the rear yard setback for Right-of-Way lots from twenty five (25) feet to fifteen (15) feet. PROJECT DESCRIPTION Property Owners: Sausalito Place Homeowners' Association, Inc. Location: North side of Gateway Boulevard, just west of Lawrence Road (see Exhibit "A" - Location Map) Existing Land Use/Zoning: Moderate Density Residential (MoDR)/ Planned Unit Development (PUD) Proposed Land Use/Zoning: No changes proposed Proposed Use: Rear Setback Amendment for building additions and hard roof screen enclosures Acreage: 31. 5 Acres Adjacent Uses: North: Right-of-way of the LWDD L-21 Canal, then farther north single-family residential in the Nautica P.U.D.; South: Right-of-way of Gateway Boulevard, then farther south single-family residential (Royal Manor Mobile Home Estates) classified Low Density Residential (LDR) and zoned Single-Family Residential (R-1); East: Right-of-way of Lawrence Road, then to the northeast a couple of developed single-family residential parcels and Lawrence Lake Estates P.U.D. and to the Staff Report Memorandum No PZ-07-021 Page 2 southeast an 11 lot subdivision on Floral Drive and a multi-family complex (Gateway Club Apartments), both in unicorporated Palm Beach County; and West: Single-family residential (Royal Manor Mobile Home Estates) classified Low Density Residential (LDR) and zoned Single-Family Residential (R-1). BACKGROUND The Sausalito Place Homeowners Association is requesting that the Master Plan for the Sausalito Groves P.U.D. be modified to reduce the minimum rear yard setbacks for building additions and hard roof screen enclosures, as described within the attached letter of request. More specifically, the request is to reduce the rear yard setback of Lake lots from fifteen (15) feet to ten (10) feet and to reduce the rear yard setback for Right-of-Way lots from twenty five (25) feet to fifteen (15) feet (see Exhibit "C"). The subject P.U.D. is a development comprised of 164 residential lots arranged in a duplex configuration with varying rear yard setbacks based upon the type of lot; "Perimeter", "Lake", "Right-of-Way", or "Back- to-Back" lots. Typical lots range between 110 and 120 feet in depth, with cul-de-sac lots and those located on the curvilinear portion of the internal street network having greater depth. The HOA has indicated that they have received numerous requests from residents to construct minor additions to 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. The HOA's own Architectural Review Committee would review individual requests for home additions to ensure the construction is in keeping with the design and quality of the neighborhood, prior to submittal of any individual building permit applications to the City. 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 with which they are comfortable, to gain the additional living area needed. The rear yards of the Lake lots abut the 3. 17-acre water body, which has a width varying between 80 feet and 170 feet. Adding to the separation between dwelling units is a 20 foot Lake Maintenance easement completely surrounding the water body, providing an additional 40 foot of separation between units. With this exceptional distance between dwellings, staff supports the HOA request to reduce the rear yard setbacks for Lake lots from fifteen (15) feet to ten (10) feet. The HOA is also requesting to reduce the rear yard setback for Right-of-Way lots from twenty five (25) feet to fifteen (15) feet. The rear yards of the vast majority of the Right-of-Way lots abut the six (6) foot tall perimeter wall of the Sausalito development on either Gateway Boulevard or Lawrence Road. Since the dwellings do not abut other residential units, but rather abut the perimeter wall, staff recommends they be treated the same as the Perimeter lots, which have a six (6) to eight (8) foot tall hedge that separates them from either mobile homes to the west or a canal to the north. The Perimeter lots in the Master Plan Staff Report Memorandum No PZ-07-021 Page 3 were developed with the same fifteen (15) foot rear yard setback that the HOA is requesting for the Right- of-Way lots. Based upon the similiarities between the two, it would seem logical that the impacts are practically identical and therefore the rear yard setbacks could be treated the same. There are seven (7) Right-of-Way lots within the Master Plan not located abutting either Lawrence Road or Gateway Boulevard. These lots are located between two (2) streets internal to the P.U.D.. Again, since the dwellings on these particular lots do not share a rear yard with any other dwelling, and the rear yard is seperated from the street by a six (6) to eight (8) foot tall hedge, the request to reduce the rear yard setback from twenty five (25) feet to fifteen (15) feet appears reasonable and justified. 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 focusing on the subject P.U.D. and comparing it with other planned residential developments that exist throughout the city. Staff found the request was not inconsistant with other P.U.D.'s and was in line with Commission direction to create additional flexibility in home expansions and remodels throughout the City. In any case, these home additions and improvements would all occur within each individual property owner's current property/lot lines, with absolutely no construction allowed to encroach into Homeowner Association property, Lake Maintenance Easements, Perimeter Landscape Buffers or Utility Easements (see Exhibit "D" - Conditions of Approval). After reviewing the setback regulations within other P.U.D. developments and recognizing the nature of the similiarity of the various lot characteristics with differing rear yard setback requirements within the Sausalito Groves P.U.D., staff believes that the primary objective, safety, is still maintained with this request. The secondary objectives involving light and air flow, and a feeling of openess may be reduced to some small degree, but at the choosing of the residents. RECOMMENDATION It is staff's opinion that this request would neither be injurious to the area nor detrimental to the public welfare, and rewards more owners within the P.U.D. with the same flexibility enjoyed by other Sausalito residents. Therefore, staff recommends approval of this Master Plan amendment, subject to the conditions listed in Exhibit "D" - Conditions of Approval. Additional comments recommended by the Board or approved by the Commission would also be included in the Conditions of Approval. S:\Planning\SHARED\WP\PROJECTS\Sausalito Groves\MPMD 07-003\Staff Report.doc ... 1 in. = 429.3 feet Sausalito P.U.D. EXHIBIT A ~ftjck:".. .".,~ ....~." '\ 'll!: t~ ~~ ,:~ III I I f -1 t I I IJ l ' [ IUI'I , I I 1 .. , I ' !! 0 I. r II ..., , II ! I . ~ I I I "'! . .. r · e .. · .. ~ q .~ III ~ !I ~ I ~ de; i P i I I .~. . I ~ Ji~ ; I I i~. . I~. : i .1. ! I i:~ .; :i.i: : - ,,' p . !lq H~ ~lli Ii , Ii' ! r Ij!i j ~I.r ; . ~~rl . -1 ~. ~ I 2r i-I " ~ '" = I ;.1 jll . -'----, illln . 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SAUSAUTO GROVES PUD ~=~-~ .. ;;r-~.;;'i; cn:v, OF BOYNTON BEACH, FLORIDA . ~-.--~ _~ Sfl"EDEVB.OPIIB,If,~ EXHIBIT "e" Sausalito Place Homeowners' Association, Inc. 200 Sausalito Circle Boynton Beach, FL 33436 JP,N 3 I '~', 18 January 2007 Boynton Beach Zoning Board, The Board of Directors of Sausalito Place petition the City of Boynton Beach Zoning Board to amend the set back criteria in the Sausalito Place community as follows: Master Plan Modification for lots designated as Right of Way Lots, reduce the rear set back from twenty five (25) feet to fifteen (15) feet. Lots designated as Lake Lots, reduce the rear set back from Fifteen (15) feet to ten (10) feet. These amended criteria will apply to the construction of house additions and lor screened enclosures with hard roofs. Further, prior to a permit being granted by the City of Boynton Beach the Sausalito Place Architectural Committee must first approve any such modification to any structure in the community. The decision of the Sausalito Place Homeowners' Association will be final. Sj7'e~ely, _ _ J/' -4 ~~~ President Sausalito Place Homeowners' Association, Inc. EXHIBIT "D" Conditions of Approval Project name: Sausalito Groves P.U.D. File number: MPMD 07-003 Reference: DEPARTMENTS INCLUDE REJECT PUBLIC WORKS- Solid Waste Comments: None PUBLIC WORKS - Forestry & Grounds 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 Conditions of Approval 2 DEPARTMENTS INCLUDE REJECT Comments: 1. Any proposed home additions shall occur within each individual property owner's current property/lot lines, with absolutely no construction allowed to encroach into Homeowner Association property, Lake Maintenance Easements, Perimeter Landscape Buffers or Utility Easements. ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS Comments: To be determined. ADDITIONAL CITY COMMISSION CONDITIONS Comments: To be determined. S -\Planning\SHARED\ WP\PROJECTS\Sausalito Groves\MPMD 07 -003\COA,doc