Amendments Subsequent to First Hearing
At the August 24, 2020 City Commission hearing, the applicant requested the ability to modify the site plan, and in particular the proposed setbacks of the lots.
The applicant has revised the site plan, showing hedges in the duplex lots, the new proposed setbacks, and the conceptual architecture of both housing types. The applicant has also added general notes that outline which portions of the site plan are minimum standards (such as the requirement for hedges, 30% of the façade as front porch, the number of driveways and the setbacks), and which are conceptual and subject to minor changes (such as elevations and floor plans). The text of the ordinance documents was updated to reflect the new site plan, and a condition was added (#3) to establish the setbacks for the lots.
Application
The subject property is undeveloped land located between Martin Luther King Jr. Blvd and SE 6th Street, west of Palm Beach Road. On February 8, 2016, the City Commission voted to include the property within the CRA via Ordinance 2320-2016 and as such is eligible for the consideration of this amendment to the future land use and rezoning to the East Stuart regulations.
To the north, south, and directly adjacent to the property to the west, are single family homes zoned R-1. To the east across from Palm City Road is an existing Audubon office.
The applicant/owner is Lone Palm Property Investments, LLC. The applicant is requesting a change to the Future Land Use Map and Zoning Map designation from Residential Low/Residential, Single Family (R-1) to East Stuart/ Single Family and Duplex (SFD) sub-district, within the CRA.
The application is to allow the construction of three (3) single family residences in 50’ lot width configuration and two (2) duplex homes (total of four units) in 75’ lot configurations, for a total of seven (7) units. These units will face SE 6th Street and Martin Luther King Jr. Boulevard as shown on the site plan.
The applicant will build in accordance with the City’s Land Development Code, under SFD regulations. The future land use must change to East Stuart in order to utilize the SFD zoning and apply the MUCCU.
Within the conditions of approval attached, the applicant shall subdivide the property through a plat approved by the City Commission. The plat must comply with the site plan approved in the conditions of approval. If the plat is not approved by the deadline, or the MUCCU is revoked for any reason, the future land use and zoning designations will revert to the original Residential Low future land use and R-1 zoning.
The application has been reviewed for consistency with the City’s Comprehensive Plan. Under the current zoning, the property could be subdivided into four (4) single family homes. The rezoning would allow for the construction of a total of seven (7) single family and duplex homes. The density of this subdivision would be less than 8.7 units per acre for the single-family portion, and less than 11.2 units per acre for the duplex portion, which is currently allowed in the Residential Low designation. The overall density is 10 units per acre.
It is important to note that the property is a combination of six (6) 50’ wide platted lots that fall under the code as having the same owner of adjacent platted lots. The Lake Clare plat is attached, and the platted lots are lot numbers 1,2,3,10,11, and 12. The applicant is requesting the use of lots #1, #2 and #3 to be subdivided again just as they were platted, while combining lots #10, #11 and #12 into two 75 foot lots.
As a neighborhood that was built upon plats that allowed 50-foot lots, there are several examples of 50’ lots in the Lake Clare Plat, as well as adjacent plats west of the property, along SE 5th Street, SE Stypmann Boulevard and SE 6th Street. The applicant has provided an analysis of surrounding uses along Martin Luther King Jr. Blvd as well, which includes commercial and multi-family uses in the vicinity.
Furthermore, the applicant is providing supply for smaller homes that would be market rate and attainable. The SFD regulations promote walkability and a high standard of architecture.
Staff has attached the East Stuart regulations with this agenda item. The SFD district shall comply with the regulations in Section 3.01.03.C. It is important to note that the underlying Land Use of East Stuart is consistent with the designation of the property as part of the CRA, and the density and land uses allowed on the property are controlled through the MUCCU. The uses are restricted to single family, detached and duplex units. And the density is capped at an average of 10 units per acre.
An application for a rezoning from R-1 zoning to the UN District (on the same property) was considered by the Community Redevelopment Board at their June 2nd, 2020 meeting. The application was denied, please refer to CRB minutes extract attached to this item. The present application addresses some of the CRB's concerns in that the application will now allow a site plan to be conditioned as part of any approval.
The CRB voted 4 to 2 to approve a FLUM amendment to East Stuart, a rezoning to Single Family and Duplex (SFD) with an additional condition of approval that hedges are required along all front yards and the sides adjacent to R-1 property. Staff has modified the ordinance and staff report to reflect the CRB's recommendation.