Placement: Second Reading of Ordinances / Quasi-Judicial Hearing
Action Requested: Motion / Vote
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Ordinance 21-11, Quasi-Judicial, Public Hearing, An Ordinance Providing for the First Amendment of the Master Planned Unit Development Regulation Book and Conceptual Development Plan for the Western Grove Master Planned Unit Development (MPUD), located directly east of Range Line Road, south of the proposed extension of Crosstown Parkway, north of the Discovery Way right-of-way and within the Western Grove Development of Regional Impact (DRI) (P20-193).
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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 Western Grove MPUD (Master Planned Unit Development) zoning regulation book and conceptual development plan. Western Grove is an approved Development of Regional Impact (DRI) that is approximately 1,941. 41 acres in size and approved for 4,000 residential dwelling units; 200,000 square feet of retail; and 50,000 square feet of office. The Western Grove MPUD consists of 1,339.94 acres within the Western Grove DRI. The Western Grove MPUD currently allows for 2,900 residential dwelling units; 200,000 square feet of retail; 50,000 square feet of office; and includes sites for a school, park and fire station. The proposed Western Grove MPUD amendment revises the development entitlements for residential and retail development. It adjusts the site acreage for the Residential sub-district, the Neighborhood/Village Commercial sub-district, and road rights-of-way as well as other changes. The revised development plan is 3,269 residential units, 170,000 square feet of retail, and 50,000 square feet of office. The increase in residential entitlements is to account for the remaining residential entitlements in the Western Grove DRI. There are two projects within the Western Grove DRI that are not in the Western Grove MPUD. These two projects are the Esplanade at Tradition subdivision (allocated 600 dwelling units) that is adjacent to the Vitalia neighborhood in Tradition and the WG-1 Emry Subdivision (allocated 131 units) that is adjacent Brennity at Tradition. The decrease in retail entitlements is to account for the allocation of 30,000 square feet of retail entitlements to the adjacent BBX parcel that is within the Tradition DRI. B-D2 Holdings, LLC, owns 73.21 acres that is located north of Tradition Parkway, south of Westcliffe Lane, and west of Fern Lake Drive (BBX parcel). Approximately 4.78 acres of the BBX parcel is within the Western Grove DRI. It is allocated 30,000 square feet of retail entitlements. Residential sub-district and Neighborhood/Village Commercial sub-district acreages are changed to account for an increase in road rights-of-way acreage for the extension of Tradition Parkway to Range Line Road and the re-designation of 8.12 acres located west of N/S A between Westcliffe Lane and Tradition Parkway from Neighborhood/Village Commercial to Residential. A portion of N/S A on the conceptual development plan is re-aligned to provide for the designation of 10.64 acres located east of N/S A between Westcliffe Lane and Crosstown Parkway as a utility site.
Presentation Information: Staff may provide a short presentation.
Staff Recommendation: Move that the Council adopt the ordinance as recommended by the Planning and Zoning Board.
Alternate Recommendations:
1. Move that the Council amend the recommendation and adopt the ordinance.
2. Move that the Council not adopt the ordinance and provide staff directions.
Background: The Planning and Zoning Board recommended approval of the proposed MPUD amendment at the January 5, 2021 Planning and Zoning Board meeting.
Issues/Analysis: The proposed MPUD amendment is consistent with an approved text amendment to the City Comprehensive Plan for Western Grove. Ordinance 20-73 was approved on January 25, 2021. It amended Figure 1-3, the conceptual land use plan for the Tradition/Western Grove NCD District, to adjust the land use sub-district classification for approximately 8.12 acres in Western Grove that is located west of the N/S A road right-of-way between Westcliffe Lane and Tradition Parkway from the Neighborhood/Village Commercial sub-district to the Residential sub-district. It included the re-alignment of a portion of N/S A to accommodate a 10.64-acre future utility site and it depicts the extension of Tradition Parkway from N/S A to Range Line Road. The proposed MPUD is also consistent with an approved amendment to the Western Grove DRI Development Order that was approved at the January 25, 2021 City Council meeting. Resolution 21-R06 amended the development order for the Western Grove DRI and the master development plan, Map H, to show the change in sub-district land use for the 8.12 acres from Neighborhood/Village Commercial to Residential, the realignment of a portion of N/S A and other changes.
Financial Information: N/A
Special Consideration: There were several residents from Tradition who provided public comment at the January 05, 2021 Planning and Zoning Board meeting. The minutes from the meeting are included in the submittal packet. In response to the public comment, staff requested the applicant schedule a neighborhood meeting prior to the adoption hearing for the proposed amendment. A virtual neighborhood meeting has been scheduled with the residents of Tradition for Tuesday, February 2, 2021 beginning at 5:00 p.m. In addition, Rainbow Groves, an agricultural operation located on the west side of Range Line Road, submitted a letter to the Planning and Zoning Board. The letter requests that adequate buffering be provided between the proposed residential development in Western Grove and the industrial and agricultural uses to the west. The applicant’s response to the letter was forwarded to Rainbow Groves. Rainbow Groves provided a response via email. The letter from Rainbow Groves, follow up email, and the applicant’s response are included in the agenda memo attachments.
Location of Project: The property is located directly east of Range Line Road, south of the proposed extension of Crosstown Parkway and north of the Discovery Way right-of-way.
Attachments: 1. Ordinance; 2. Exhibit “A” Western Grove MPUD Amendment; 3. Staff Report; 4. Application; 5. Warranty Deed; 6. January 5, 2021 Planning and Zoning Board Meeting Minutes; 7. Letter from Rainbow Groves; 8. Applicant’s Response to Rainbow Groves Letter; 9. Email response from Rainbow Groves; 10. Staff Presentation
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: 5832
Legal Sufficiency Review:
Reviewed by Elizabeth L. Hertz, Deputy City Attorney. Approved as to Legal form and sufficiency by James D. Stokes, City Attorney.