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BOOK Pr1EEn` 2000 meeting. For reference, staffs report on the Boston Homes site planiplat applications and approved minutes from the January 27, 2000 Planning and Zoning Commission meeting are attached (see attachment #2). According to the county's land development regulations (LDRs), appeals of decisions of the Planning and Zoning Commission are considered by the Board of County Commissioners, which is authorized to review the Commission's decision and approve, approve with conditions, or deny the subject site plan and preliminary plat applications. The site plan and preliminary plat applications now under appeal were submitted by Knight, McGuire & Associates, Inc. on behalf of Boston Homes, Inc. These applications reflect the applicant's proposal to develop a 2 unit site planned and platted residential development to be known as Orchid Dunes. The 2.08 acre subject property is located between SR A -1-A and the Atlantic Ocean, just north of the Summer Place subdivision, and is zoned multi -family (RM -4). The homes located south of the subject site in Summer Place were built in the 1970's and are located seaward of the 1987 Coastal Construction Control Line (CCCL). North of the subject site, there is a more recently constructed home that is located landward of the 1987 CCCL. Boston Homes is proposing two large single-family homes on the site with pools and separate guest cottages/cabanas. The east end of the proposed single-family homes is located seaward of the 1987 CCCL, roughly along an imaginary line drawn between the nearest Summer Place home and the newer home to the north of the subject site. As proposed, the Boston Homes project will have a single driveway connection to SR A -1-A to provide access to both homes. Through the development review process, there is required landscaping which provides for a double frontage and Type "D" buffer along the south property line (Sandalwood Lane). The Boston Homes applications constitute a request for approval of a plat over site plan project. In the plat over site plan process, the appropriate multi -family zoning district criteria are addressed by the site plan. Thus, the site plan document controls all aspects of site development, including building placement, setbacks, and density. The plat, which overlays the site plan, creates small lots which include only the building unit footprint and small adjacent yard areas; the remaining site area is designated as common area. Such an approval enables the developer to sell each unit with its own lot. The Board is now to consider the site plan and preliminary plat applications and the Planning and Zoning Commission's decision to deny these applications. The Board may uphold or overturn the Planning and Zoning Commissions's decision. In doing so, the Board may approve, approve with conditions, or deny the project applications. Planning and Zoning Commission Action Being Appealed Procedurally, the Boston Homes applications were reviewed through the county's standard project review process. After extensive staff review, comments by neighboring property owners, and several project re -designs, planning staff recommended that the Planning and Zoning Commission approve the Boston Homes site plan and preliminary plat applications subject to a condition that the applicant obtain a DEP coastal construction control line permit for the proposed 2 units and revise the site plan, if necessary. After considering comments from the public and the applicant, the Commission chose to deny the site plan application under the authority of LDR section 932.06(3). During discussion, the Commission indicated that its denial was based on the fact that the subject site is in an area of significant coastal erosion and that the proposed structure should be located iandward of the 1987 CCCL. March 7, 2000 46 is 0