The subject property is the Lennar development called Satori situated at the northwest corner of NW 87th Avenue and NW 154th Street. The subject site, zoned RM-13, is 142.67 acres. Development is underway for a single family and townhouse development.
The Applicant is requesting a Site Plan Modification along with a variance to allow for patio walls of a material different than masonry, where masonry walls are required, to enclose the rear yards of a proposed townhouse development. Section 13-444 (16) requires that all outdoor living areas on each townhouse be enclosed by a wall affording complete screening and it further requires that such a wall be made of masonry of other similar material and that it have a minimum height of six feet. The Applicant proposes the walls enclosing the outdoor living area of the townhouses to be six feet in height but made of horizontal wood slats instead of masonry. As noted in the Letter of Intent provided by the applicant, attached for reference, the request arises out of a desire to support the development's concept of “peace, serenity, and minimalism to achieve a calming environment to commune with nature”.
Staff does not support the application because the Practical Difficulty Variance Factors, as outlined in Subsection 13-305(f)1 of the Town LDC, are not met. Specifically, factor (d) considers:
d. Whether the variance can be approved without causing substantial detriment to adjoining properties;
A masonry wall consistent with the Applicant's Site Plan as approved by the Town Council on Resolution 15-1334 on November 3, 2015 will provide significantly more privacy and serve as a more effective sound barrier between units of the future townhome residents. In addition, a masonry wall is easier to maintain over the years.