Palm beach county planning, zoning and building department zoning division


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BCC 

July 22, 2004 

Petition PDD2004-014  

 

 



 

      BCC District 6  

 

 

Page   



Project No. 0904-000 

 

PALM BEACH COUNTY 



PLANNING, ZONING AND BUILDING DEPARTMENT 

ZONING DIVISION 

 

 



 

Petition No.:  

PDD2004-014 



Petitioner:   

Gordon WPB Inc. 



Owner: 

 

Fairway East Corp. 



Agent: 

 

Robert Bentz 



Telephone No.: 

5614788501 



Project Manager:  Brad Dunker, Planner II 

(assigned May 19, 2004) Maryann Kwok, Principal Site Planner  

______________________________________________________________________ 

 

Location:  Approx. 4,400 feet west of Haverhill Rd. on the south side of Belvedere Rd. 



(Fairway Lake PUD). 

______________________________________________________________________ 

 

Title:  Official Zoning Map Amendment to a Planned Development District.  Request: 

Rezoning from the Agricultural Residential (AR) Zoning District to the Residential 

Planned Unit Development (PUD) District. 

______________________________________________________________________ 

 

PETITION SUMMARY:

 

Proposed is the rezoning of 31.22 acres of land from the 



Agricultural Residential (AR) Zoning District to the Planned Unit Development  (PUD) 

Zoning District.  The subject property has a previous Board of County Commissioner’s 

approval for a recreational facility including a private golf course and conutry club on 

February 28, 1985. The petitioner is requesting to abandon this approval, and proposed 

a residential development for 124 zero lot line homes with an overall density of 3.97 

dwelling units per acre. The proposed site plan also shows a .74 acre recreation site 

and a .64 acre private civic site.  Access is provided from Belvedere Road. 

______________________________________________________________________ 

 

ISSUES SUMMARY:  

 



Consistency with Comprehensive Plan 

 

The Planning Division has determined that the request is consistent with the underlying 



MR-5 land use designation and density provisions of the Comprehe nsive Plan.   

 

The maximum units are calculated as follows: 



 

31.22 acres X 5.0 du/ac = 156 units maximum with a PUD  

31.22 acres X 4.0 du/ac =124 units maximum (standard) non-PUD density 

 

The site is located within the proposed Urban Redevelopment Area as identified by the 



County’s current Infill and Redevelopment Study.   The site is also located within the 

Lake Belvedere Estates Countywide Community Revitalization Team (CCRT) 

neighborhood.  This is an area that has been targeted for revitalization by the Office of 

Community Revitalization (OCR). As a result, the OCR has reviewed this request and 

has found that this proposal is consistent with CCRT recommendations established for 

this area given that it represents owner-occupied housing opportunities, and is 

consistent with surrounding residential uses in the Lake Belvedere Estates CCRT area.  

It should be noted that the project does not further policies in the Comprehensive Plan 

that encourage vehicular and pedestrian connectivity both within and between sites and 

discourage the use of dead end streets and loop roads in favor of through streets.  

 


BCC 

July 22, 2004 

Petition PDD2004-014  

 

 



 

      BCC District 6  

 

 

Page   



Project No. 0904-000 

 

To ensure consistency with these goals of the CCRT and the Comprehensive Plan, 



Planning staff has recommended Conditions F.2-F.4 to require these connections. 

 

Subject to conditions of approval, the request is generally consistent with the policies in 



the Comprehensive Plan pertaining to the PBIA Overlay and the Haverhill 

Neighborhood Plan and its recommendation to retain residential FLU designations 

along Belvedere Road between Military Trail and Florida’s Turnpike.   

 



Compatibility with Surrounding Land Uses 

 

North of the site is the Wynnewood Acres subdivision, south and west of the site is the 



Wooded Acres subdivision. The Lake Belvedere estates are to the east. All these 

adjacent residential properties have a future land use designation of Medium 

Residential density 5 (MR-5).  Subject to conditions of approval, staff does not 

anticipate a negative impact to the surrounding land uses. 

 



Traffic 



 

The Engineering Department has determined that the traffic generated from this request 

is 1,240 trips per day. Total traffic from the previous recreational use was 1,218 trips per 

day.  In addition, Traffic Performance Standard permits a 10% credit for Urban 

Redevelopment. The previous recreational use plus the 10% credit provided for an 

equivalent of 1, 340 trips per day, or a decrease of 100 trips per day. 

 



Landscape/Buffering 



 

The petitioner will provide a 20-foot right-of way buffer along Belvedere Road, and a 10-

foot buffer along the south, east and west residential property lines. The petitioner is 

requesting a 50% reduction of buffer width along these property lines since the adjacent 

existing homes have mature vegetation on the properties. Staff however, recommended 

a condition with aw all and upgraded plant materials. The petitioner has also entered 

into a private agreement replacing the existing fence which is currently surrounding the 

golf course.   

 



Exemplary Projects 



 

Pursuant to ULDC Section 3.E.2.A.4, the rezoning of property to the PUD district shall 

only be granted for projects that exceed the minimum ULDC requirements for a Planned 

Development District.  The proposed Site Plan provides the following features to 

achieve the PUD exemplary design objectives: 

• 

decorative paving treatment at the site’s entrance on Belvedere Road, and 



at all internal intersections; 

• 

architectural focal points at main access points, club houses and recreation 



areas; 

• 

fountains as focal features within the central lake; 



• 

pedestrian  pathways that surround the lake and connect to the proposed 

recreation areas; 

• 

one satellite recreation area (neighborhood parks) totaling .22-acre;  



• 

upgraded amenities within the .74-acre recreation area; 

• 

incorporation of environmentally sensitive land into the site design and 



development;  

• 

designing the site in a manner that includes no back-to-back lots and allows 



almost all lots to either abut a landscape buffer, recreation/open space area, 

or a lake tract; and,  

• 

ZLL units with a ZLL side abutting the rear property line of 2 or more lots are 



proposed to be one story high. 

 

To further the PUD exemplary design objective , staff is recommending that the following 



elements be incorporated into the final site design and development:  

• 

canopy trees planted along all internal drive aisles (Condition C.1);  



• 

upgraded landscaping and plant materials within all perimeter landscape 

buffers (Condition B.1); 

• 

additional decorative pavement along the internal access drive (Condition 



BCC 

July 22, 2004 

Petition PDD2004-014  

 

 



 

      BCC District 6  

 

 

Page   



Project No. 0904-000 

 

C.3); 



• 

side-loaded garage for units fronting at T-intersections (Condition C.4); and, 

• 

architectural focal points (Condition C.4). 



 



ZONING COMMISSION (ZC) JUNE 4th HEARING 



 

At the ZC hearing, the petitioner has requested 30-day postponement to the July 1

st

 

hearing so they can have time to meet with adjacent homeowners (Lake Belvedere 



Estates, and Wooded Acres (Timber Run Association)). 

 

In the letter dated June 23, 2004 to Zoning staff (Exhibit E), the petitioner indicated they 



have met with the Timber Run property owners, and have agreed to 7 conditions of 

which staff indicated that only items 1, 2, 5  (landscaping) and 7(dust control) could be 

incorporated as conditions of approval, items 3,4, and 6 would need to be incorporated 

as private agreement between the petitioner and the adjacent homeowners. 

 

The petitioner also objected to Condition D.5, which requires the houses on all lots 



located on the south, east and west perimeter of the site to be constructed as 1 story 

building. 

 



ZONING COMMISSION (ZC) JULY 1st HEARING 



 

At the ZC hearing, the petitioner indicated they are in agreement to provide the Lake 

Belvedere Estates supplement the existing landscaping of the community in the affected 

area, and would provide a connection between the existing fence and proposed wall. 

Additionally, the following was being discussed: 

 

Road layout  - The ZC also required the petitioner to revise the layout of the easterly 



internal drive to allow offset or to add in a landscape median. Staff would incorporate a 

condition and require the petitioner to submit a revised plan prior to final DRO meeting. 

 

Commitments to the affected adjacent property owners – The petition indicated they will 



enter into a private agreement between the Timber Run and the Lake Belvedere 

Estates homeowners, since Timber Run has a homeowner association, they have been 

contacted, and a draft agreement has been prepared. The petitioner has agreed to 

prepare a similar agreement with the homeowners of Lake Belvedere Estates  who will 

also be affected by this development. The ZC recommended copies  of these signed 

agreements to be attached as part of the BCC report. 

 

One story houses – Since no homeowners showed up at the hearing, and the petitioner 



has agreed to enter into a private agreement with the affected homeowners. The ZC 

voted for deletion o f Condition D.5.  

 

The Zoning Director also mentioned that the building code has been changed to not 



allow 2-foot overhang easement, under the new code, due to fire code building 

separation, the ZLL will no longer be allowed to be constructed on the lot line. The 

County is also examining other options to address this issue.  

 

Prior to the publication of the staff report, the petitioner has submitted the signed copies 



of agreement with the Timber Run Association, and the Lake Belvedere Estates 

homeowners. See Exhibit F. 

 

The commitments are as follows: 



 

Perimeter wall and Landscaping – A landscape buffer with a wall will be installed at the 

perimeter of the site, and at the expense of the developer/petitioner. This wall will be 

installed at the issuance of any residential permits of the Fairway Lake project. 

 

Chain Link fence – The existing private golf course on the Fairway lake PUD property 



has a chain link fence around the perimeter of the site. A number of property owners 

have residential lots contiguous to the golf course, and some residential fences are 

connected to this chain link fence. The petitioner will co-ordinate the fence relocation 

and replacement. 



BCC 

July 22, 2004 

Petition PDD2004-014  

 

 



 

      BCC District 6  

 

 

Page   



Project No. 0904-000 

 

 



Perimeter Landscape Maintenance – The petitioner has also agreed to maintain the 

common areas within the Fairway lake PUD. 

 

Dust control  – During the construction of the project, the petitioner will make all 



reasonable efforts to control dust during the development phase of construction. 

 

Additional Tree planting – At the petitioner’s cost, additional  tree planting will be placed 



in the adjacent properties. 

______________________________________________________________________ 



 

TABULAR DATA 

 

 



 

 

EXISTING 

 

PROPOSED 

 

Property Control 



Number(s)  

 

00-42-43-35-01-044-0010 

 

Pending 


 

Land Use Designation: 

 

Commercial Recreation 

with an underlying Medium 

Residential 5 (CR/5) 

 

Same 


 

Zoning District: 

 

AR/SE 


 

 

PUD 



 

Use: 

 

A recreational facility/golf 

course and country club 

 

Zero lot line units 



 

Acreage: 

 

31.22 acres 

 

 Same 


 

Dwelling Units: 

 

 



124 

 

Density: 



 

 



3.97du/ac 

 

Access: 



 

Belvedere Road 

 

 

Same 



 

PUBLIC COMMENT SUMMARY:  At time of publication of the ZC staff report, staff had 

received 15 letters in opposition, and 21 letters with concerns for the existing fence 

being taken down. The opposition ones indicated their concerns with all the incoming 

developments. Staff also received several phone calls requesting clarification of the 

development proposal. 

______________________________________________________________________ 

 

RECOMMENDATION: Staff recommends approval of the request, subject to 26 

conditions as indicated in Exhibit C. 

______________________________________________________________________ 

 

ACTION BY THE ZONING COMMISSION:  June 3, 2004: Motion to postponed thirty 

(30) days to July 1, 2004, carried 7-0. 

______________________________________________________________________ 

 

ACTION BY THE BOARD OF COUNTY COMMISSIONERS: June 16, 2004:  

Postponed 30 days to July 22, 2004. 

______________________________________________________________________ 

 

MOTION:  To adopt a resolution approving the request for a rezoning from the 

Agricultural Residential Zoning District to the Residential Planned Unit Development 

District. 


 

BCC 


July 22, 2004 

Petition PDD2004-014  

 

 

 



      BCC District 6  

 

 



Page   

Project No. 0904-000 

 


 

BCC 


July 22, 2004 

Petition PDD2004-014  

 

 

 



      BCC District 6  

 

 



Page   

Project No. 0904-000 

 


 

BCC 


July 22, 2004 

Petition PDD2004-014  

 

 

 



      BCC District 6  

 

 



Page   

Project No. 0904-000 

 

 

 



 

 

 



 

AERIAL PHOTOGRAPH NOT INCLUDED  

IN ELECTRONIC STAFF REPORT 

 

BCC 


July 22, 2004 

Petition PDD2004-014  

 

 

 



      BCC District 6  

 

 



Page   

Project No. 0904-000 

 

 

MASTER PLAN 



 

BCC 


July 22, 2004 

Petition PDD2004-014  

 

 

 



      BCC District 6  

 

 



Page   

Project No. 0904-000 

 

CONCEPTUAL SITE PLAN 



 

BCC 


July 22, 2004 

Petition PDD2004-014  

 

 

 



      BCC District 6  

 

 



Page   

Project No. 0904-000 

 

REGULATING PLAN 



 

BCC 


July 22, 2004 

Petition PDD2004-014  

 

 

 



      BCC District 6  

 

 



Page   

Project No. 0904-000 

 

STAFF REVIEW AND ANALYSIS 

 

PLANNING DIVISION COMMENTS

 

FUTURE LAND USE (FLU) PLAN DESIGNATION:  Commercial Recreation  



(CR) 

 

 



 

 

 



 

 

        



Underlying Land Use:  Medium Residential 5 (MR-5) 

 

CONSISTENCY WITH FUTURE LAND USE (FLU) PLAN DESIGNATION:  The 



Planning  Division has reviewed the request for a rezoning from the Agricultural 

Residential (AR) Zoning District to the Planned Unit Development (PUD) Zoning 

District with an Optimal Residential Pod.  The maximum units are calculated as 

follows: 

 

31.22 acres X 5.0 du/ac= 156 units maximum with a PUD  



31.22 acres X 4.0 du/ac =124 units maximum (standard) non-PUD density 

 

The proposed request for 124 units is consistent with the site’s underlying MR-5 



FLU designation and density provisions of the Comprehensive Plan. 

 

The applicant's certified site plan was reviewed for consistency with policies from 



the Future Land Use Element (FLUE) and Transportation Elements (TE) that 

encourage vehicular and pedestrian connectivity both within and between sites 

and discourage the use of dead end streets and loop roads in favor of through 

streets, including FLUE  Policy 4.3-g  (77-FLUE), TE  Policy 1.4-g (39-TE), TE 



Policy 1.4-h (39-TE), TE Policy 1.4-i  (39-TE), and TE  Policy 1.9-j (48-TE).   

Based on these policies, staff explored the possibility of potential vehicular and 

pedestrian connections to the property to the east of the site. 

 

Prior to Development Review Committee (DRC) Certification, the site plan 



showed dead end streets near or at the terminus of Leon Drive and Balfrey Road 

to the east of the site.  These dead end streets could have been aligned to be 

through stub streets that would have connected with Leon Drive and Balfrey 

Road.  Staff met with the applicant and discussed providing stub street 

connections for vehicular and pedestrian access to Leon Drive and Balfrey Road 

to the east of the site.  After meeting with Staff, the applicant opted to not provide 

connections to these roadways. In order to ensure consistency with the above-

mentioned policies, Staff has conditioned the request to require these 

connections. 

 

The applicant’s site plan was also reviewed for consistency with FLUE  Policy 



4.3-i (77-FLUE) that promotes the functional and centralized placement of open 

spaces and establishing pedestrian linkages and accessibility to amenities in 

order to obtain “walkable” communities. To comply with this policy, staff met with 

the applicant and encouraged possible design alterations to the site plan such as 

placing a pathway around the lake and providing a pedestrian connection to the 

clubhouse. Based on Staff’s discussions, the applicant revised the site plan to 

include a 5 foot mulch pathway around the lake with a pedestrian connection to 

the pool/clubhouse.   

 

TIER:  The subject property is in the Revitalization and Redevelopment Overlay 



of the Urban/Suburban Tier. 

 

FUTURE ANNEXATION AREAS/INTERGOVERNMENTAL COORDINATION:  



The subject site is located within the future annexation area, and within one mile, 

of the Town of Haverhill.  The site is also within the future annexation area of the 

City of West Palm Beach.  As part of the public hearing notice process, Zoning 

Staff has notified these municipalities of the request.  

 

SPECIAL OVERLAY DISTRICT/NEIGHBORHOOD PLAN/PLANNING STUDY 



AREA: FLUE  Policy 4.3-b states, “Palm Beach County shall encourage the 

 

BCC 


July 22, 2004 

Petition PDD2004-014  

 

 

 



      BCC District 6  

 

 



Page   

Project No. 0904-000 

 

development of positive community identification and appearance by 



implementing unique architectural and site design themes for different areas of 

the County in conjunction with development of any Community or Neighborhood 

Plans (FLUE-76).”  The site is located within the proposed Urban Redevelopment 

Area as identified by the County’s current Infill and Redevelopment Study.   The 

site is also located within the Lake Belvedere Estates Countywide Community 

Revitalization Team (CCRT) neighborhood.  This is an area that has been 

targeted for revitalization by the Office of Community Revitalization (OCR). As a 

result, the OCR has reviewed this request and has found that this proposal is 



consistent with CCRT recommendations established for this area given that it 

represents owner-occupied housing opportunities, and is consistent with 

surrounding residential uses in the Lake Belvedere Estates CCRT area.  

However, prior to DRO site plan certification, the proposal was inconsistent with 

CCRT goals given that opportunities may exist for vehicular and/or pedestrian 

connectivity to Lake Belvedere Estates at Leon and Balfrey Drives, and this 

proposal did not indicate that cross access would be provided to this 

development.  In order to ensure consiste ncy with this goal of the CCRT, Staff 

has conditioned the request to require these connections. 

 

The subject site is located within the boundaries of the Palm Beach International 



Airport Overlay Zone (PBIA -Overlay) and the Haverhill Area Neighborhood Plan.   

 



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