Isles at Weston (aka Gulfstream) is a Planned Development District (PDD) composed of Residential, Recreational, Community Facility, and Park uses, including a system of lakes and mitigation areas. The Declarant, Centex Homes (8198 Jog Road, Boynton Beach, FL 33437), has planned the community with an emphasis on open space and security, highlighted by the creation internally of large lakes, wetland preserve, and dedicated park/open space/recreational areas totaling 159.29 acres. The Isles at Weston community will total approximately 328.0 acres with an overall density of 2.0 residential units per acre.

The proposed site is located in the City of Weston and lies within Land Section 24 and 25, Township 50 South, Range 39 East. This planned development district (PDD) rezoning application is for the purpose to define zoning regulations consistent with the City and County Land Use Designations and to demonstrate that the intended use of the parcel is in accordance with the City and County development goals and objectives.

The Isles at Weston PDD shall consist of 655 single-family home sites. Supporting this residential area is a 6.1 acre park/recreational area together with an entrance feature, community entry features, roads, and buffer areas. There will be three lot sizes available and sub-parceled as separate PDD zones.

This submittal is made in accordance with Ordinance No. 98-41 of the City of Weston Land Development Chapter and Resolution No. 2001-09 approving the Developers Agreement between the City of Weston and Ronald M. Bergeron Sr. for the Gulfstream property. This Resolution No. 2001-09 and the Development Agreement were recorded in the Public Records of Broward County, Book 31200, Page 0774 on January 19, 2001.

The proposed site contains approximately 328.0 acres of land which is currently vacant. The site is generally located south of the Estates of Swan Lake PDD, north of the C-11 canal (Griffin Road), east of US 27 (U.S. Nature Center) and west of Bonaventure Boulevard (Educational Complex and Windmill Lake Estates). The location of the site is graphically shown on the location map (see Figure 1). The property has a Land Use designation of Low (2) Residential and the current zoning is A-1. See Figures 2 and 3 for the existing Land Use and Zoning Maps. See Figure 4 for the property legal description.

Current and historical use of the property is improved pasture. The degraded wetlands have been assessed by the Broward County Department of Planning and Environmental Protection (DPEP), the South Florida Water Management District (SFWMD), and the U.S. Army Corps of Engineers (ACOE). The evaluations have established that a total of +63.27 acres of mitigation is proposed to compensate for wetland impacts. Environmental regulatory permits are pending.

The Soil Survey of Broward County, Florida indicates that Dania Much was historically the primary soil type in the area with a minor component of Lauderhill Muck. Both soils are described as “nearly level, very poorly drained, organic soil underlain by limestone” at 14 to 20 inches and 20 to 40 inches respectively. This area is predominantly flat with ground elevations of 4.5' NGVD to 5.5' NGVD.

This project is located entirely within the Indian Trace Development District. Lake and Canal easements within the property will be dedicated to either the City /Indian Trace Development District or the Isles at Weston OwnersAssociation .

An aerial exhibit of the property is attached (see Figure 5).

 

 

 

In order to insure the continuity of the community and to maintain the intended goals of the Development , there will be created the Isles at Weston OwnersAssociation (IAWOA). The IAWOA is a master association over the residential community’s common areas, conservation and lake areas, private roadways, recreational amenities, buffers and other similar amenities serving the Development as a whole. A maximum of three Neighborhood Associations are contemplated to be created. The Neighborhood Associations shall be responsible for the maintenance of the common property lying within their respective boundaries.

The IAWOA shall be responsible for the enforcement of the various restrictive covenants applicable to the Residential property. To that end, the IAWOA has created an Architectural Control Board (ACB) over the residential elements. The all proposed construction modifications, and revisions to provisions of the applicable protective covenants and restrictions, the provisions contained in this manual and the codes and ordinances as applicable.

USES PERMITTED: All residential land within the Isles at Weston development, in order to be permitted, must secure approval from the ACB and be permitted by the zoning code of the City of Weston except as amended in these Design and Development Standards. However, the ACB has the right to be more restrictive than the City in controlling the manner in which any property/lot is developed.

GENERAL CONDITIONS: No construction shall be allowed to commence, within Isles at Weston, unless it fully complies with all provisions and applicable Design and Development Standards, building codes, City of Weston Zoning Ordinances, and any other appropriate governmental regulations. All required permits from all pertinent public agencies must be obtained and fees paid prior to commencement of construction. Any future request, by a property owner within the development, for modification of existing structures, new additions or alterations shall be subject to the regulations and approvals of the restrictive covenants contained in the IAWOA Documents or the Neighborhood Association Documents, the City of Weston, and other appropriate regulations.

ENFORCEMENT: The enforcement of these Design and Development Standards shall be delegated by the Board of Directors of IAWOA, and the City of Weston.

DEFINITIONS: The definitions for these Design and Development Standards shall follow the City ’s definitions in accordance with the City of Weston Zoning Ordinances and the Developers Agreement between the City of Weston and Ronald M. Bergeron Sr. dated January 18, 2001 (City Resolution No. 2001-09).

ARCHITECTURAL CONTROL BOARD (ACB): The ACB shall adopt a separate manual on Design and Development standards that shall serve as a guide for the community’s planning, design, and development in order to assure quality and continuity. These design and development standards include (but are not limited to) materials, colors, maintenance of common area, easements, accessory structures (i.e. tool sheds, playground equipment, pool decks). Any improvements on the residential property shall be approved by the ACB and the City of Weston. The authority for the enforcement of these ARB design and development standards is contained in the “Declaration of Protective Covenants, Restrictions, and Easements for Isles at Weston” to be recorded in the Public Records of Broward County and through the requirements of the City of Weston to establish standards for lands zoned PDD. This ARB manual may be amended from time to time with the approvals of the Board of Directors of the IAWOA.

The Master Development Plan is shown in Figure 6 and illustrates the configuration and land use of the PDD. The project as proposed consists of three residential components, conservation component, recreational area component, entrance feature component together with community entry features, park component and school component (community facility).

RESIDENTIAL: The residential component is made up of three PDD zones for detached single- family units with garages and accessory buildings, as permitted by the City ’s Land Development Chapter. Each PDD zone reflects the particular lot size that the units are designed for.

 

Maintenance of common areas shall be the responsibility of the IAWOA. The private roadways will be perpetually maintained by the IAWOA and cost of maintenance will be included as part of the IAWOA maintenance fee.

Unless prohibited by the applicable governmental authority, the Owner of a Lot shall be responsible for maintaining the property between the edge of his or her Lot line and the edge of pavement of the adjacent private roadway.

The Developer shall have the right to assemble the platted lots into larger lots by combining two lots or by combining one lot with another lots. In the case of such assemblages a unity of title shall be provided to the City for the enlarged lot area. Where a lot is combined with a portion of another lot, the remaining portion of subdivided lot shall be combined with the adjacent lot so that two enlarged lots are created from three lots and a unity of title shall be provided to the City of each of the lots. No additional building lots or parcels (in total) shall be created by these modifications nor shall they result in lots smaller than the minimum lot dimensions with the development PDD zone.

CONSERVATION: The 63.27 acres of conservation area will consist of wetland mitigation and be used for surface water management. This property will be subject to restrictive covenants that will limit the use of the property and prohibit any residential units on these conservation areas. This mitigation area shall be subject to a conservation easement requiring this area to be maintained as a wetland. The conservation area shall be conveyed to the Isles at Weston OwnersAssociation .

RECREATIONAL AREA: The 6.10 acres of recreational area is to be a private recreational area for the Isles at Weston community. This area may consist of several amenities including (but not be limited to):

   •   Clubhouse w/ related parking facilities;

   •   Cabana;

   •   Pool w/ accessory structures;

   •   Tot lot;

   •   Basketball and Tennis Courts;

   •   Open space w/ any accessory structures and landscaping.

ENTRANCE/COMMUNITY ENTRY FEATURES:

The Isles at Weston PDD shall have an entrance feature to consist of (but not be limited to);

   •   Guardhouse

   •   Entrance Monument Sign

   •   Accessory features such as gates, pedestrian brow’s, pilasters with aluminum (or approved equal) fence/panels and landscape

   •   See Figures 15A, 15B, 15C, 15E, and 15F for the Entrance concept plans.

Entry features shall be provided at the entrances to each of the PDD zone communities and shall consist of (but not be limited to):

   •   Monument sign;

   •   Accessory Brow’s and landscape;

   •   See Figures 15D for the community entry concept plan.

The entrance and community entry features shall be common area and maintained by the IAWOA and Community Associations respectively.

PARK/SCHOOL: The Isles at Weston PDD will have 12 acres dedicated to the City as per the City Resolution No. 2001-09 approving the Developers Agreement between the City of Weston and Ronald M. Bergeron Sr. This dedication and terms of said agreement shall satisfy school and community facility impacts on the property and shall satisfy five acres of Park/open space requirements by the City as per their Land Development Regulations.

BUFFERS: The Isles at Weston PDD shall have perimeter buffers as shown on Figures 8, 10, 11 and 12. These buffers shall meet the requirements of the City of Weston Land Development Chapter.

Buffers shall not incorporate a block or concrete wall feature but may incorporate a chain link fence with vinyl clad.

PHASED CONSTRUCTION: Perimeter buffers may be phased such that prior to the issuance of the first building C.O. and acting as the first Phase, the required buffers shall be completed along SW 36th Street and Vista Park Blvd. extension by the School Board. Subsequent phasing of the buffer construction shall be completed in four phases for a total of five phases. These phases are the western boundary adjacent to the PDD Zone SF-3, western boundary adjacent to the PDD Zone SF-I, eastern boundary south of the Phase I buffer adjacent to Vista Park Blvd. and the south boundary (C-11 Canal). See Figure 8A for the phased layout of the perimeter buffers.

The Isles at Weston PDD contains a significant amount of open space consisting of the following:

 

 

Lake areas and lake maintenance areas shall be conveyed to the Isles at Weston OwnersAssociation and be used for water management for the Isles at Weston Development. The Landscape open space and buffer areas shall be owned and maintained by the Isles at Weston OwnersAssociation . These open and buffer areas (see Figure 8) shall be designed in accordance with the cross sections shown in Figures 10, 11, and 12.

The Master Development Plan is depicted on Figure 6. This Plan illustrates the property’s subdivision of the residential parcels, recreation area and public facilities. Although Isles at Weston is zoned by the City of Weston as a PDD, each Residential parcel and each group of lots therein will be subject to their own unique requirements for setbacks, height, use and other similar matters. For the purposes of the Design and Development Standards, each set of unique requirements will be referred to as “PDD Zones”.

The following PDD Zones have been established for the residential property within the Isles at Weston PDD setting forth use, coverage, setback, landscaping, and other development restrictions:

 

 

Notwithstanding anything to the contrary, contained in these Design and Development Standards, the Isles at Weston residential development is restricted to 656 residential units.

 

 

 

 

ROADS: Isles at Weston will be comprised of private roadways. The Rights-Of-Way width may vary from 50 feet to 80 feet. The typical roadway sections including sidewalk shall be in accordance with City of Weston Land Development Chapter or as amended through these Design and Development standards (see Figure 14). Sidewalks shall be provided on through streets as either one 8-foot or two 4-foot sidewalks.

INFRASTRUCTURE: Water and sewer for the project will be provided by the City of Weston. Stormwater management shall be handled on-site with discharge into Ditch 3 or the C-11 canal. The stormwater will be controlled to assure that minimum roadway elevations are at the ten year - one-day storm event and finished floor elevations are above the 100-year three-day storm stage. The water management system shall be in accordance with the criteria of the South Florida Water Management District and the City of Weston Water Control District.

EXCAVATION: The subsurface at this site generally consists of rock overlain with a layer of muck two- to four-feet thick. The rock in this area is normally very hard and difficult to excavate. It is anticipated that the rock will be blasted then excavated using conventional methods.

LAND DEDICATION: Land dedication and all modifications, dedications, and vacation of utility, canal, landscape, lake maintenance easements and Right-Of-Way vacations shall be made in accordance with the City of Weston Land Development Chapter and shall be handled concurrently with the Plat , rezoning, and site plan approval process. The Declarant proposes to dedicate to the IAWOA the private roadways and all other common areas within the PDD.

DEVELOPMENT STANDARDS: The development of the Isles at Weston PDD shall comply with the applicable regulations and ordinances of the City of Weston or as amended in these Design and Development standards.

A City of Weston Landscape Specification for Single-FamilyDwelling Form shall be completed and submitted to the City for each individual lot (see Figure 9).

 

 

Total landscaped area for the Isles at Weston PDD shall meet the 50% native requirement for trees and for shrubs.

Entrance landscape concepts shall be designed around a guardhouse and accessory features such that a causeway feeling is created with water views on each side. See Figures 15A, 15B, 15C, 15E, and 15F for completed concept plans. Landscaping for the concepts as represented in these Design and Development standards shall be in accordance with the City of Weston Code.

A street landscape plan shall be consistent with the applicable provisions of the City of Weston Code. Minimum Landscape requirements, minimum tree height, size of trees within the Isles at Weston PDD shall be in accordance with applicable standards of the City of Weston Code.

All landscape areas shall be served by a permanent irrigation system. Irrigation systems will be designed in accordance with City of Weston Code.

All internal roadways shall have street lights installed to provide a safe lighting environment while creating an attractive ambiance common to low density development. Lighting shall be in accordance with the City of Weston Code.

The objective of a quality signing and graphics program is to present a clear hierarchy of information, direction, and organization. Conformity in style, materials, and location of signage will be a major element in establishing the design theme continuity within the Isles at Weston PDD Signage shall be in accordance with the applicable codes of the City of Weston.

[Note: To view Figures 1-15F in PDF, click HERE]