Placement: Second Reading of Ordinances / Quasi-Judicial Hearing
Action Requested: Motion / Vote
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Ordinance 23-22, Quasi-Judicial, Public Hearing, An Ordinance Providing for the Fourteenth Amendment of the Master Planned Unit Development Document for the Tradition Master Planned Unit Development (P22-097) Located South of the Crosstown Parkway, West of I-95 and North and South of Tradition Parkway (P22-097).
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Submitted By: Bridget Kean, AICP, Senior Planner
Strategic Plan Link: The City’s Mission to plan for smart and balanced growth.
Executive Summary (General Business): Mattamy Palm Beach, LLC, has applied to amend the Tradition MPUD zoning regulation book and concept plan. The application will be the 14th Amendment to the Tradition MPUD. The proposed amendment addresses the development of approximately 110 acres of undeveloped land in Tradition that is located on the north side of Tradition Parkway, across from the city owned Tradition Regional Park site, and immediately west of SW Fernlake Drive. The 110 acres of undeveloped land is identified as Parcel 17, Parcel 17A, and Parcel 18 on the Tradition MPUD concept plan. The proposed amendment revises the land use sub-area designation for Parcels 17 and 17A on the MPUD concept plan and adds updated development standards for the development of single-family and multi-family use on Parcel 17, Parcel 17A, and Parcel 18.
The proposed MPUD has been revised since the February 27, 2023 City Council meeting. The proposed maximum height for vertically attached multiple-family dwelling unit buildings on Parcels 17 and 17A has been changed from a proposed maximum height of 55 feet to a proposed maximum height of 47’-6” as noted below. The proposed changes are as follows:
1. Revise the MPUD concept plan (Exhibit 8B) and development tables (Exhibit 5) to change the sub-area designation on 31.59 acres identified as Parcels 17 and 17A from the Town Center sub-area to the Residential sub-area as shown on proposed Exhibit 8B.
2. Revise the side setback requirement for single-family residential lots and paired villas under Exhibit 6, Section 1 (J.1) and (J.7) to a minimum side setback of five (5) feet for Parcels 17, 17A, and 18.
3. Revise the maximum building height requirements for the residential sub-area under Exhibit 6, Section 1 (H) to allow a maximum building height of 47’-6” feet for multi-family vertically attached residential development for Parcels 17 and 17A subject to the following conditions:
a. Aggregately parcels 17 and 17a are restricted to two (2) vertically attached multi-family dwelling unit buildings not to exceed four stories.
b. The buildings must be located no less 360 feet south of Westcliffe Lane, 765 feet north of Tradition Parkway, 65 feet west of Parcel 18 and 80 feet east of the FPL Easement located adjacent to Parcels 17 and 17A.
4. Establish the setback requirements for multi-family development for Parcels 17 and 17A under Exhibit 6, Section 1 (J.3) to require each multiple-family lot to have a building setback of twenty-five (25) feet from the front yard and public road rights of way, and ten (10) feet from side and rear property lines.
5. Establish separate building separation requirements for multi-family development for Parcels 17 and 17A under Exhibit 6, Section 1 (J.3) to distinguish between multi-family vertically attached units, multi-family four to eight horizontal attached units, and multi-family horizontal detached units.
6. Adds parking requirements for multi-family development for Parcels 17 and 17A as Section 7 (C) (9) to require 1.75 parking spaces per each multi-family residential unit.
Presentation Information: Staff may provide a short presentation.
Staff Recommendation: Move that the Council adopt the ordinance approving the MPUD, with conditions, as recommended by the Planning and Zoning Board. At the February 7, 2023, Planning and Zoning Board meeting, the Board recommended approval of the Tradition MPUD 14th Amendment subject to the following conditions:
1. The proposal to allow a maximum building height of 55 feet for vertical multi-family development for Parcels 17 and 17A be removed from the document.
2. Development on Parcels 17, 17A, and Parcel 18 shall be designed with school bus turnaround, stops, and shelter internal to the site on all road frontages so traffic on the public roadways is not obstructed.
3. The development of Parcels 17, 17A, and Parcel 18 shall include the platting and construction of SW Westcliffe Lane to N/S A including the intersection of SW Westlcliffe Lane and N/S A. The plat for the portion of Westcliffe Lane adjacent to N/S A must be platted prior to construction of Westcliffe Lane and must include the intersection of Westcliffe /N/S A. Westcliffe lane must be constructed concurrent with the Slopeside site development.
Alternate Recommendations:
1. Move that the Council amend the recommendation and adopt the ordinance.
2. Move that the Council not approve the ordinance and provide staff direction.
Background: The Tradition MPUD was adopted in September 2004 and last amended in August 2019 (13th Amendment). The Tradition MPUD encompasses all the land that was included in the original Tradition DRI for a total of 3,038 acres.
Issues/Analysis: Exhibit 5 of the MPUD identifies the areas/parcels that are designated for residential use, town center use, mixed use, and village center. The parcels and their uses are depicted on the MPUD concept plan. This application pertains to the parcels designated as 17, 17A, and 18 on Exhibit 5 and the MPUD concept plan. Combined, Parcels 17 and 17A are approximately 31.59 acres in size and Parcel 18 is approximately 78.484 acres in size. Parcels 17 and 17A are currently designated for town center use. This application changes the land use sub-area to residential for Parcels 17 and 17A.
Policy 1.2.2.3 of the Future Land Use Element of the comprehensive plan sets a maximum height of 65 feet for multi-family residential development in a residential sub-district. The Tradition MPUD sets a maximum height of thirty-five (35) feet for all residential development located within a residential sub-area. The MPUD does not distinguish between single-family residential development and multi-family residential development. This amendment will set a maximum height of forty-seven feet and six inches (47’-6”) for multi-family vertically attached residential development for the 31.59 acres that is designated as Parcels 17 and 17A on the MPUD concept plan and limit the proposal to a total of two multi-family buildings. In addition, the buildings must be located no less 360 feet south of Westcliffe Lane, 765 feet north of Tradition Parkway, 65 feet west of Parcel 18 and 80 feet east of the FPL Easement located adjacent to Parcels 17 and 17A.
The Tradition MPUD requires each residential lot in a residential sub-area to have a six (6) foot side yard setback. This amendment will allow a side yard setback of five (5) feet for single family residential development on Parcels 17, 17A, and Parcel 18.
The Tradition MPUD requires a minimum building separation of twenty (20) feet between multi-family buildings. This amendment will require a minimum building separation of twenty (20) feet between multi-family vertically attached buildings, a minimum building separation of fifteen (15) feet between multi-family horizontal attached four-plex to eight-plex buildings, and a minimum building separation of ten (10) feet for multi-family horizontal detached units.
The Tradition MPUD sets a minimum parking requirement of 1.5 parking spaces for each residential unit. It does not distinguish single-family or multi-family residential development. This amendment will require additional parking for multi-family development by requiring a minimum of 1.75 parking spaces for each multi-family unit and one guest parking space for every five (5) units for development on Parcels 17 and 17A.
Financial Information: N/A
Special Consideration: N/A
Location of Project: The Tradition MPUD is generally located south of the Crosstown Parkway, west of I-95 and north and south of Tradition Parkway. The subject property is bordered by SW Westcliffe Lane to the north, Tradition Parkway to the south, SW Fernlake Drive to the east, and future N/S A to the west.
Attachments:
1. Ordinance
2. Exhibit “A” -Tradition MPUD Fourteenth Amendment
3. Staff Report
4. Application
5. Warranty Deed
6. Staff Presentation
7. Applicant’s Presentation
8. Public Comment
NOTE: All of the listed items in the “Attachment” section above are in the custody of the City Clerk. Any item(s) not provided in City Council packets are available upon request from the City Clerk.
Internal Reference Number: 9157
Legal Sufficiency Review:
Reviewed by Elizabeth L. Hertz, Senior Deputy City Attorney. Approved as to Legal form and sufficiency by James D. Stokes, City Attorney.