The vacant subject property is approximately 4.14 acres and is a part of the New Avonlea PUD. The New Avonlea PUD was approved by the City Commission on June 8, 2015, via Ordinance 2307-2015, and consists of multiple parcels that are zoned CPUD and RPUD as shown on a Master Parcel Plan. The Master Parcel Plan also consisted of development maximum approvals. This request represents the third amendment and is specific to Parcel 16 of the Master PUD.
The Master Parcel Plan (Exhibit D) of the original New Avonlea PUD orginally delineated this parcel to be a Commercial Planned Unit Development, allowing for up to 75 residential units and 65,000 square feet of commercial development. The applicant would like to build 69 residential units and no commercial development on the site.
The site is approximately 4.14 acres in size. The property is adjacent to the Haney Creek Natural Area. To the east and across from Green River Parkway are undeveloped parcels of the New Avonlea PUD. To the north and across Baker Road is an unincorporated undeveloped site.
The proposed development for Avonlea Crossings Parcel B – (Parcel 16) consists of 47 two-story, two-bedroom townhouses in 12 buildings and 22 two-story, three-bedroom detached, single-family cottage homes. The New Avonlea Masterplan allows for up to 75 units on Parcel 16, a site density of 18.1 du per acre. The proposed 69 units reduces the site density to 16.7 du per acre.
The stated desire from the developer, New Urban Communities, is to meet a market need for middle-income families who may otherwise have a hard time finding housing in a location in Stuart. With close proximity to downtown Stuart, Jensen Beach, quality schools, and commercial amenities, many middle-income families appear in large numbers to be priced out of the market. The developer seeks to meet this need by providing smaller, efficiently designed cottage units with superior site and landscape design. The site plan and building siting and massing combines to create a unique, intimate community with a real sense of place. The two distinct product types offered will allow a broader spectrum of households to live in the community, consistent with the original concept of Avonlea.
The application has been reviewed for consistency with the City’s LDC. Approval of the rezoning to RPUD would allow for attached housing to be constructed at the site. The Master Parcel Plan approved up to 75 units on the CPUD, based on available density. The applicant is proposing 69 units, which is less than the Master Parcel Plan permits. The applicant shall continue to maintain an appropriate mix of Commercial and Residential uses within the entire Master Parcel Plan, by maintaining not less than 10% of the entire PUD as commercial, which is a requirement of the Special Neighborhood Future Land Use designation.
This parcel is included in an existing Avonlea Real Estate Development Accelerator (REDA) agreement which was previously established by a Resolution of the Community Redevelopment Agency. That agreement is currently under review and is linked to the required offsite infrastructure plan.
The Local Planning Agency (LPA) voted to recommend approval of Ordinance 2434-2020 with three additional conditions. 1) Provision of crosswalks at the internal intersections, 2) allow for a portion or all of the off-street parking to be reserved for a bus stop, as needed and 3) add a barrier to the playground area, either fence or foliage. The draft LPA minutes are attached. Staff has included conditions of approval to reflect the LPA recommendations. Staff has added these new conditions to apply for the entire PUD: #41, 42, and 59.