COSTCO MAJOR FINAL SITE PLAN

Transcription

1 { MARTIN COUNTY, FLORIDA DEVELOPMENT REVIEW STAFF REPORT A. Application Information COSTCO MAJOR FINAL SITE PLAN Applicant and Property Owner: Nemec Limited Partnership Agent for the Applicant: Brandon Ulmer, P.E. Thomas Engineering Group Contract Purchaser: Costco Wholesale Corporation County Project Coordinator: Paul Schilling, Development Review Administrator Growth Management Director: Nicki van Vonno, AICP Project Number: C Application Type and Number: D Report Number: 2017_0810_C _DRT_Staff_FINAL Application Received: 10/19/2015 Transmitted: 10/20/2015 Date of Staff Report: 12/15/2015 Joint Workshop: 01/21/2016 Resubmittal Received: 04/07/2016 Transmitted: 04/07/2016 Date of Staff Report: 07/28/2016 Joint Workshop: 08/04/2016 Resubmittal Received: 11/29/2016 Transmitted: 11/29/2016 Date of Staff Report: 02/21/2017 Joint Workshop: 03/30/2017 Resubmittal Received: 05/19/2017 Transmitted: 05/22/2017 Date of Staff Report: 08/10/2017 B. Project description and analysis This application is a request for Major Final Site Plan approval for a new Costco store with gas station and associated infrastructure on approximately acres. The undeveloped subject property is located south of Martin Highway (CR 714) between the Turnpike and High Meadow Avenue (CR 713) in Palm City. Included in this application is a request for a Certificate of Public Facilities Reservation. The entire subject property is zoned LI, Limited Industrial district with a future land use designation of Industrial. The current LI zoning district allows for the proposed retail and gas station uses.

2 As part of the resubmittal dated April 7, 2016, the applicant chose to eliminate the Phase 2 outparcel from the current application. As such, the entire site is to be developed in one phase comprised of the Costco store, gas station and the required infrastructure to support the operation. The proposed main building is approximately 152,661 sq. ft. in size with the gas station located at the northwest corner comprised of 18 fueling positions and a 129 sq. ft. attendant building. The property is located within the Primary Urban Service District. As such, there is an expectation and a requirement that the full range of urban services are either in place or will be provided to the site at adopted levels of service. C. Staff recommendation The specific findings and conclusion of each review agency related to this request are identified in Sections F through T of this report. The current review status for each agency is as follows: Section Division or Department Reviewer Phone Assessment F Comprehensive Plan Paul Schilling Non-Comply F ARDP Samantha Lovelady Comply G Development Review Paul Schilling Comply H Urban Design Paul Schilling Comply H Community Redevelopment Paul Schilling N/A I Property Management Colleen Holmes Comply J Environmental Shawn McCarthy Comply J Landscaping Karen Sjoholm Comply K Transportation Stephanie Piche Non-Comply L County Surveyor Michael O Brien N/A M Engineering Michelle Cullum Comply N Addressing Emily Kohler Comply N Electronic File Submission Emily Kohler Comply O Water and Wastewater James Christ Comply O Wellfields James Christ Comply P Fire Prevention Doug Killane Comply P Emergency Management Dan Wouters N/A Q ADA Judy Lamb Comply R Health Department Todd Reinhold N/A R School Board Kimberly Everman N/A S County Attorney Legal Department On-going T Adequate Public Facilities Paul Schilling Review Pending D. Review Board action This application meets the threshold requirements for processing as a major development. As such, a review of this application is required by the Local Planning Agency (LPA) and final action by the Board of County Commissioners (BCC). Both the LPA and the BCC meetings must be public hearings. MARTIN COUNTY, FLA., LDR 10.1.B. (2016) Page 2 of 22

3 Pursuant to Section 10.1.F, Land Development Regulations, Martin County, Fla., (2016) it shall at all times be the applicant s responsibility to demonstrate compliance with the Comprehensive Growth Management Plan (CGMP), Land Development Regulations (LDR) and the Code. The applicant sought to address non-compliance findings from staff report dated February 21, 2017 with its resubmittal dated May 19, Both the previous staff reports and resubmittals are incorporated herein by reference. The applicant is required to re-submit materials in response to the non-compliance findings within this report. Upon receipt, the re-submitted materials will be transmitted for review to the appropriate review agencies and individuals that participate in the County's review process. A revised staff report will be created once the next review cycle has been completed. Section 10.2.D.4. Land Development Regulations, Martin County, Fla., (2016) pertaining to review cycles states, 4. Planned Unit Developments and Developments of Regional Impact shall be allowed three (3) resubmittals without payment of a resubmittal fee. All other development applications noted in Section 10.1.D are allowed a single resubmittal of application materials, without payment of additional review fees. Up to two (2) additional submittals (hereinafter referred to as "elective submittals") shall be allowed with payment of a resubmittal fee. The resubmittal fee for elective submittals shall be established by resolution, taking into consideration the non-substantial or substantial nature of the elective resubmittal and the magnitude of the review required of any revised portion of the application. The applicant shall have ninety (90) days from the issuance date of the report to resubmit. The County Administrator may grant one (1) extension not to exceed 60 days upon a showing of good cause. If the applicant fails to meet the resubmittal deadline including any approved extension period, the application shall be terminated, unless the applicant gives notice that an elective resubmittal will be made. The elective resubmittal shall be made within 90 days from the date the prior resubmittal was due, and shall include the resubmittal fee established by resolution. All traffic studies, surveys and other documents that have expired must be updated by the applicant. The applicant's resubmittal may include a request that disputed items be transmitted to the final decision maker for resolution. E. Location and site information The undeveloped subject property is approximately 28 acres and located south of Martin Highway (CR 714) between the Turnpike and High Meadow Avenue (CR 713) in Palm City. Parcel number(s): Zoning: LI, Limited Industrial Future land use: Industrial Commission district: 5 Page 3 of 22

4 Municipal service taxing unit: Western MSTU Two Planning area: Palm City Taxing district: D Traffic analysis zone: 48 Urban services district: Primary LOCATION MAP Page 4 of 22

5 ZONING MAP Page 5 of 22

6 FUTURE LAND USE MAP F. Determination of compliance with Comprehensive Growth Management Plan requirements - Growth Management Department Unresolved Issues: Page 6 of 22

7 Item #1: Generic Comp Plan Compliance-GMD This application cannot be deemed to be in compliance with the Martin County Comprehensive Growth Management Plan (CGMP) until the issues identified in this report have been satisfactorily resolved. Martin County, Fla., CGMP, 1.3 G. Determination of compliance with land use, site design standards, zoning, and procedural requirements - Growth Management Department Findings of Compliance: Additional Information: Information #1: Required Permits In its application materials received on October 19, 2015, the applicant elected Option 2 regarding the submission of Agency permits. Prior to scheduling the mandatory pre-construction meeting for construction commencement authorization, all applicable local, state, and federal approved permits are to be submitted for review by the County Administrator with remittance of a $ review fee. If an application is made to any permitting agency for a modification to a permit that was required to be issued prior to final site plan approval, the application for the permit modification must be submitted concurrently to Martin County. MARTIN COUNTY, FLA., LDR 10.9.A (2016) Information #2: Land Clearing No land clearing is authorized prior to the mandatory pre-construction meeting for the project. Property corners and preservation areas shall be located by a licensed land surveyor and clearly marked in the field prior to the pre-construction meeting. Authorization for clearing to install erosion control devices and preserve barricades will be granted at the pre-construction meeting. No additional land clearing shall commence until a satisfactory inspection of the required control structures and barricades has been obtained. Authorization for the relocation of gopher tortoises within the development, as provided for on state agency permits, may be granted by the Growth Management Department upon review of required permit materials. MARTIN COUNTY, FLA., LDR, 10.8.A (2016) H. Determination of compliance with the urban design and community redevelopment requirements Community Development Department Findings of Compliance: Urban Design Community Redevelopment Area Page 7 of 22

8 The proposed project is not located within a Community Redevelopment Area. Therefore, the Community Redevelopment Area reviewer was not required to review this application. MARTIN COUNTY, FLA., LDR, Division 6 I. Determination of compliance with the property management requirements Engineering Department Findings of Compliance: Property Management SW High Meadow Avenue has been classified as a major arterial and S.W. 39th Street has been classified as a local road under Sec , Roadway Classification. The minimum right of way width requirements for each roadway classification are set forth in Section B., Land Development Regulations, Martin County, Fla. (2001) and Table , Right of Way Requirements. Sec B. also provides that additional width may be necessary as determined by the County Engineer, depending upon the approved roadway cross section, design elements within the right of way and the drainage requirements for the area. Also, right of way requirements may be adjusted by the County Engineer for specific roadways involving intersection right of way improvements or restrictions of Martin County or the Florida Department of Transportation. 1. It has been determined that a dedication of 15 feet of right of way is required on S.W. High Meadow Avenue. 2. It has been determined that a 25 foot corner clip at the corner of S.W. High Meadow Avenue and S.W. 39th Street is required pursuant to Section B.4, Land Development Regulations, Martin County, Fla. (2010). 3. The applicant is also proposing to dedicate 25 feet of additional right of way along S.W. 39th Street for a length of 340 feet to accommodate the entrance off of S.W. High Meadow Avenue. 4. Additionally, the dedication of 10 feet of right-of-way is required for the remaining length of feet on SW 39th Street to meet the right-of-way requirements for a local road. 5. It has been determined that the applicant must provide the right of way for a turn lane on Martin Highway (CR714). A Condition of Approval requiring the conveyance of the dedicated property to Martin County during the post approval process will be included in the Development Order. If the dedication is part of a Plat approval application, the dedication will be included on the plat and the conveyance of the dedicated property will take place simultaneously with the recording of the Plat. The following due diligence materials are required: Item #2: Title Commitment The following is required: Page 8 of 22

9 1. An original title commitment for the proposed dedication site(s). 2. The proposed insured is: Martin County, a political subdivision of the State of Florida. 3. The amount of title insurance is subject to approval by the Martin County Real Property Division. 4. Legible copies of all documents listed as Schedule B-II Exceptions must be provided. The applicant is providing a separate title commitment for each parcel. The amount of insurance for each title commitment should be $17,250. Parcel A. The standard B-II Exceptions must be deleted at closing. In addition Exception B-II, Paragraph 12 regarding unrecorded leases must also be deleted at closing. Parcel B. The standard B-II Exceptions must be deleted at closing. In addition Exception B-II, Paragraph 11 regarding unrecorded leases must also be deleted at closing. The applicant has complied with the Title Commitment requirement. Item #3: Survey The following are required: 1. Two (2) original signed and sealed surveys of the dedication site(s). 2. The survey must state that it was - Prepared with the benefit of a Title Commitment - and include the Commitment Number, Name of Title Company and Date and Time of the Commitment. Also include the subject parcel ID number(s). 3. All title exceptions that can be plotted must be shown on the survey. 4. The legal description for the dedication site(s) on the survey must match the legal description on the proposed Plat or Planned Unit Development (PUD) if applicable. 5. The survey must be certified to Martin County, a political subdivision of the State of Florida and to the Title Company. The Survey Division has confirmed that the site plan and survey are now consistent. The Applicant has complied with the Survey requirements for the right-of-way dedication. Item #4: Environmental Site Assessment Phase I The following is required: 1. A Phase I report stating that there are No Recognized Environmental Conditions in accordance with the current standards of the American Society for Testing Materials (ASTM15271). 2. The Phase I report must be dated within 180 days of submission, or include a current updated letter from the ESA firm. 3. The Phase I report or update letter must include a statement that Martin County can rely on the results of the report. Page 9 of 22

10 The Applicant has complied with the Environmental Site Assessment Phase I requirements J. Determination of compliance with environmental and landscaping requirements - Growth Management Department Environmental Findings of Compliance: The Growth Management Department Environmental Division staff has reviewed the application and finds it in compliance with the applicable Land Development Regulations. Please be advised of the following environmental requirements, post-approval: Prior to authorization for land clearing A revised gopher tortoise survey is required; surveys must be conducted by a qualified environmental professional within 90 Days of any authorization for land clearing. Please be aware that additional permitting timeframe requirements by the Florida Fish and Wildlife Conservation Commission (FWC) for gopher tortoise surveys may also apply. Copies of revised surveys and any required state permits for this species shall be provided to the Growth Management Department, Environmental Division prior to the pre-construction meeting. Landscape The Growth Management Department staff has reviewed the application and finds it in compliance with the applicable Land Development Regulations regarding landscaping. The applicant has proposed construction of a Costco retail establishment with an associated gas station. To document compliance with Section A.1., Land Development Regulations, Martin County, Fla. (2013), in addition to the 4.03 acres of preserve and restored wetland, the applicant has submitted landscape plans that provide an additional 6.29 acres of landscape area which equates to 28% of the 978,596 sq. ft. (22.5 acre) development area. Pursuant to this regulation a minimum of 20% of the total development area shall be landscaped. Section E, Land Development Regulations, Martin County, Fla. (2013) requires that preserve areas, landscape areas and stormwater treatment areas be consolidated to extent feasible and that plantings adjacent to a preserve be limited to native species. To document compliance the applicant has proposed to plant all the dry retention areas and perimeter of the wet retention area with native species. This consolidation and large expanse of additional native plantings being proposed will increase the function, benefits, and value provided by the on-site preserves. Section A.3.b. Land Development Regulations, Martin County, Fla. (2013) requires that all nonresidential development provide at least one tree per 2,500 sq. ft. of site area; this requires the planting of 379 trees minimum on this site. Tabular data is required to indicate a calculation of the minimum total number of trees and shrubs required to be planted based upon the proposed developed area and separately based upon quantities required to meet the vehicular use area planting requirements Page 10 of 22

11 and any required bufferyard requirements. To demonstrate compliance the applicant has proposed the planting of 912 trees, 6619 shrubs, and 1620 groundcovers for the 945,519 sq. ft. area of current site development, area. Tree counts for the open green space/outparcel have been deducted and shall be addressed at time of future site plan development for that parcel. Landscaped bufferyards are required between differing land uses and along certain transportation corridors. Martin County, Fla Section B.1.a, (2013). Surrounding land use on the east, west and south is commercial or industrial so non-compatibility buffers are not required. To the north is residential development and a Type 3 buffer is required along Martin Highway. Section B.9.b allows this buffer to be reduced to 20 feet when separated from the residential development by a ROW of 100 feet or more in width; SW Martin Hwy is 100 feet in width and a 20 ft. landscape buffer is being proposed along this public street right-of-way. Section E.Land Development Regulations, Martin County, Fla. (2013) requires that development activity preserve at least ten percent of the total number of protected trees on the site unless it can be shown that the property would be precluded of reasonable use if the trees are not removed. Due to substantial grade changes necessary and large scale of improvements, to meet this requirement the applicant has submitted Landscape and Construction Plans to provide for removal of 119 existing protected trees and preservation of 20 trees (14.4%) within proposed landscape areas. To demonstrate compliance with Section D., Land Development Regulations, Martin County, Fla. (2013) the applicant has proposed installation of 74 5 oaks to mitigate for the necessary tree removal. Section A.4.b.1, 2,, and 3., Land Development Regulations, Martin County, Fla. (2013) requires one 500 sq. ft. landscape area for each 5000 sq. ft. of vehicular use area and allows the transfer of medians for up to 3 parking bays. The applicant has proposed a reduction in 3 parking medians and is proposing to transfer the required landscape square footage to terminal islands and other landscape areas. To demonstrate compliance the applicant has submitted a landscape interior island exhibit that documents square footage and proposed location of landscaping. The 406,217 sq. ft. of VUA area requires a minimum of 43,306 sq. ft. of landscape area and the planting of 174 trees. The applicant has proposed to provide 45,207 sq. ft. of landscape area and the planting of 261 trees. Section E.5. Land Development Regulations, Martin County, Fla. (2013) requires that irrigated turfgrass areas be consolidated and limited to those areas on the site that receive pedestrian traffic, provide for recreation use, provide cover for on-site sewage disposal systems, or provide soil erosion control such as on slopes or in swales; and where turfgrass is used as a design unifier or other similar practical use. To demonstrate compliance the applicant has limited the use of sod to areas for erosion control around the retention areas and perimeter berms. Tabular data quantifies turf areas on the landscape plan as 6,966 sq. ft. of Bahia sod. The applicant has documented and proposed to establish 176,521 sq. ft. of native grasses/species as an alternative to typical sod. Alterations cannot be made to the plans after final site plan approval. Any alteration may require an application to amend the affected approved plans. The applicant is cautioned to consider the placement of utilities and any underground or above ground site improvement that could cause a conflict with the landscaping and possibly cause a change or amendment. As-built landscape plans submitted prior to the release of a certificate of occupancy will be checked against the approved drawings. Inconsistencies may block the issuance of the certificate of occupancy Page 11 of 22

12 and cause the applicant to begin the application process for a change or an amendment to the development order. K. Determination of compliance with transportation requirements - Engineering Department Unresolved Issues: Item #1: Traffic Impact 1. Update the roadway analysis using the 2016 Roadway LOS Inventory Report published on March 15, Provide detailed analyses only for those roads: that are significantly impacted (net project trips exceed 2% of the generalized service capacity); that are not backlogged (having a 2016 volume exceeding 110% of the generalized service capacity); or that have projected volumes exceed the generalized service capacity. 2. Revise the intersection analyses to account for the gross project trips, the maximum allowable 5% u-turning traffic, and the projected 2019 turning movement volumes. Revise the storage queues to be consistent with the narrative. a. Provide detail analyses only for the existing signalized intersections on CR-714 (SW Martin Highway) at SR-714 (SW Martin Downs Boulevard / Florida s Turnpike) and at CR-713 (SW High Meadow Avenue). b. Provide detail analyses for the two proposed project entrances. Include the signal warrant analysis for the proposed project entrance on CR-713 (SW High Meadow Avenue). L. Determination of compliance with county surveyor - Engineering Department N/A The applicant has indicated that there are no proposed changes other than right of way dedications as part of the current application. Therefore, The Engineering Department was not required to review this application for consistency with the Martin County Codes for survey requirements contained in Article 4 of the Land Development Regulations. MARTIN COUNTY, FLA., LDR 10.1.F M. Determination of compliance with engineering, storm water and flood management requirements - Engineering Department Findings of Compliance: The application was reviewed for compliance with the following Divisions of the Land Development Regulations. Staff's finding is summarized after each: 1. Division 8- Excavation, Fill, and Mining: The applicant demonstrated in the Engineer's Opinion of Probable Excavation, Fill, and Hauling that 30,000 cubic yards of material will be excavated and 55,000 cubic yards of fill material will is needed to complete the project; therefore, 25,000 cubic yards of material will be hauled to the site during construction. Hauling material away from the site is not approved with this Development Order. The applicant demonstrated compliance with Division Division 9- Stormwater Management: The applicant has demonstrated the proposed stormwater management system is designed to meet the Martin County requirements for water quality and attenuation. The applicant proposed a stormwater system consisting of inlets, pipes, dry retention Page 12 of 22

13 areas, wet detention areas, and control structure structures. The applicant demonstrated the adjacent wetlands will remain hydrated post development; The applicant demonstrated the post development discharge rate does not exceed the pre-development discharge rate in to the Danforth Creek; thereby, the required attenuation and water quality treatment is in compliance with Division Division 10 - Flood Protection: This site falls within Special Flood Hazard Area AE with a base flood elevation of 17.0' NAVD. The applicant is proposing a Finished Floor Elevation of 18.52' NAVD; therefore, the applicant demonstrated compliance with Division Division 14 - Parking and Loading: The applicant demonstrated compliance with the parking and loading requirements with the configuration of the parking lot. The proposed development is in compliance with Division Division 19- Roadway Design: The construction plans for the off-site improvements will be finalized prior to the issuance of the Right of Way Use permit for the work within the rights of way for SW Martin Highway, SW High Meadow Avenue, and the unopened right of way for SW 39th Street. Staff will determine compliance with Division 19 during the review of the Right of Way Use Permit application. The Right of Way Use Permit is required to be obtained prior to scheduling the Pre-Construction Meeting. The Engineering Department finds this application in compliance provided 1) the Board of County Commisioners authorizes the reduction of the speed limit on SW High Meadow Avenue to 45 MPH, and 2) the Development Order includes conditions for the following: 1. A Construction Maintenance and Indemnification Agreement must be executed by Costco Wholesale Corporation for the construction and maintenance of the proposed improvements within SW 39th Street unopened right of way. 2. The construction plans for the off-site improvements will be finalized prior to the issuance of the Right of Way Use permit for the work within the rights of way for SW Martin Highway, SW High Meadow Avenue, and the unopened right of way for SW 39th Street. 3. The Owner is not authorized to haul fill off of the site and must coordinate with the County Engineer regarding the routes and timing of any fill to be hauled to the site. The Owner must comply with all County excavation and fill regulations. Compliance with Adequate Public Facilities Ordinance: This project will provide the proposed development sufficient services based upon the adopted LOS for stormwater management facilities. N. Determination of compliance with addressing and electronic file submittal requirements Growth Management and Information Technology Departments Addressing Findings of Compliance: The application has been reviewed for compliance with Division 17, Addressing, of the Martin County Land Development Regulations. Staff finds that the proposed site plan complies with applicable addressing regulations. The street name SW High Meadow Ave is existing and meets all addressing Land Development Regulations. An address will be assigned to this property upon approval of this site plan application in accordance with Section D., Land Development Regulations, Martin County Fla. (2016). Page 13 of 22

14 Electronic File Submittal Findings of Compliance: The Information Services Department staff has reviewed the electronic file submittal and finds it in compliance with the applicable county requirements. Both AutoCAD site plan and boundary survey were received and found to be in compliance with Section 10.2.B.5, Land Development Regulations, Martin County, Fla. (2016) Both AutoCAD site plan and boundary survey were in State Plane coordinates and found to be in compliance with Section 10.2.B.5, Land Development Regulations, Martin County, Fla. (2016) The AutoCAD boundary survey was received and found to be in compliance with Section 10.2.B.5, Land Development Regulations, Martin County, Fla. (2016) O. Determination of compliance with utilities requirements - Utilities Department Water and Wastewater Service Findings of Compliance: This development application has been reviewed for compliance with applicable statutes and ordinances and the reviewer finds it in compliance with Martin County's requirements for water and wastewater level of service. MARTIN COUNTY, FLA., LDR, DIVISION 6 AND 7 Wellfield and Groundwater Protection Findings of Compliance: The application has been reviewed for compliance under the Wellfield Protection Program. The reviewer finds the application in compliance with the Wellfield Protection and Groundwater Protection Ordinances. MARTIN COUNTY, FLA., LDR, Division 5 P. Determination of compliance with fire prevention and emergency management requirements Fire Rescue Department Fire Prevention Findings of Compliance: The Fire Prevention Bureau finds this submittal to be in compliance with the applicable provisions governing construction and life safety standards. This occupancy shall comply with all applicable provisions of governing codes whether implied or not in this review, in addition to all previous requirements of prior reviews. Additional Information: Information #1: Page 14 of 22

15 Martin County Code of Laws and Ordinances, Section , adopts NFPA 1 and NFPA 101 as the county's fire prevention code. The Code is to prescribe minimum requirements necessary to establish a reasonable level of fire and life safety and property protection from the hazards created by fire, explosion, and dangerous conditions. This is in accordance with Chapter 633, F.S. All construction, including, but not limited to, fire sprinklers, fire alarms and fire suppression systems, shall be subject to these codes. All documents including specifications and hydraulic calculations are required at the time of the application for a building permit for the property that is the subject of this application for site plan approval. Fire Protection Systems documents shall be prepared in accordance with the rules set forth in F.S. 61G Information #2: Plans and specifications for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. [NFPA ] PRIVATE FIRE SERVICE MAINS CONNECTION FROM WATERWORKS SYSTEMS By P.I.V. [24:5.5] or Underground Gate Valve [24:6.1.5] POST INDICATING VALVES TO BE LOCATED MIN. 40 FT. FROM BLDGS. Post indicating valves shall be located not less than 40 ft. from buildings [24: DISTRIBUTION SYSTEMS TO BE LOOPED All distribution systems shall be designed to reduce the dead-end mains and provide a loop for new and existing mains. MINIMUM SIZE FOR PRIVATE FIRE SERVICE MAINS Private Fire Service Mains. Pipe smaller than 8 inches in diameter shall not be installed as a private service main supplying hydrants. [24:5.2.1] Information #3: New and existing buildings shall have approved address numbers placed in a position to be plainly legible and visible from the street or road fronting the property. [NFPA 1, ] Martin County requires a minimum of 6 inch numbers visible from the road and contrasting from the structure. Information #4: The following fire suppression water flow is the minimum for industrial/warehouse/storage use: WATER SUPPLY NEEDED FIRE FLOW REQUIREMENT FOR BUILDINGS Identify the Needed Fire Flow Requirements for all buildings / structures. Fire flow calculations shall be prepared by a professional engineer currently licensed in the state of Florida for each newly constructed building. The Needed Fire Flow Requirement must be in accordance with Florida Fire Prevention Code, N.F.P.A. 1, Chapter (latest adopted edition). The Guide for Determination of Needed Fire Flow, latest edition, as published by the Insurance Service Office (ISO). All calculations must be demonstrated and provided. These are the minimum requirements. Additional water flow may be required to supplement fire sprinkler systems or to support other hazardous uses. The developer is responsible to meet any additional flow requirements beyond that which is within the capacity of the utility provider [NFPA 1]. Q. Determination of compliance with Americans with Disability Act (ADA) requirements - General Services Department Findings of Compliance: Page 15 of 22

16 The General Services Department staff has reviewed the application and finds it in compliance with the applicable Americans with Disability Act requirements. R. Determination of compliance with Martin County Health Department and Martin County School Board Martin County Health Department N/A There are no onsite potable wells or septic disposal systems, pursuant to Section 10.1.F, Land Development Regulations, Martin County, Fla. Therefore, the Department of Health was not required to review this application for consistency with the Martin County Codes. Martin County School Board N/A The applicant has indicated that this application is for non-residential uses only. Therefore, the Martin County School Board was not required to review this application for school concurrency evaluation. MARTIN COUNTY, FLA., LDR 10.1.F. S. Determination of compliance with legal requirements - County Attorney's Office On-going. T. Determination of compliance with the adequate public facilities requirements - responsible departments The following is a summary of the review for compliance with the standards contained in Article 5.32.D of the Adequate Public Facilities, Land Development Regulations (LDR's), Martin County Code for a Certificate of Adequate Public Facilities Reservation. Potable water facilities (Section 5.32.D.3.a, LDR) Service provider Martin County Findings in place Source - Utilities and Solid Waste Department Reference - see Section O of this staff report Sanitary sewer facilities (Section 5.32.D.3.b, LDR) Service provider Martin County Findings in place Source - Utilities and Solid Waste Department Reference - see Section O of this staff report Solid waste facilities (Section 5.32.D.3.c, LDR) Findings in place Source - Growth Management Department Page 16 of 22

17 Stormwater management facilities (Section 5.32.D.3.d, LDR) Findings in place Source - Engineering Department Reference - see Section M of this staff report Community park facilities (Section 5.32.D.3.e, LDR) Findings in place Source - Growth Management Department Roads facilities (Section 5.32.D.3.f, LDR) Findings review pending Source - Engineering Department Reference - see Section K of this staff report Mass transit facilities (Section 5.32.D.3.g, LDR) Findings - in place Source - Engineering Department Reference - see Section K of this staff report Public safety facilities (Section 5.32.D.3.h, LDR) Findings - in place Source - Growth Management Department Reference - see Section P of this staff report Public school facilities (Section 5.32.D.3.i, LDR) Findings N/A Source - Growth Management Department Reference - see Section R of this staff report A timetable for completion consistent with the valid duration of the development is to be included in the Certificate of Public Facilities Reservation. The development encompassed by Reservation Certificate must be completed within the timetable specified for the type of development. U. Post-approval requirements Approval of the development order is conditioned upon the applicant s submittal of all required documents, executed where appropriate, to the Growth Management Department (GMD), including unpaid fees, within sixty (60) days of the final action granting approval. MARTIN COUNTY, FLA., LDR 10.9 (2012) Item #1: Post Approval Requirements List: After approval the applicant will receive a letter and a Post Approval Requirements List that identifies the documents and fees required. The applicant will return the Post Approval Requirements List along with the required documents in a packet with the documents arranged in the order shown on the list. Item #2: Page 17 of 22

18 Post Approval Fees: The applicant is required to pay all remaining fees when submitting the post approval packet. If an extension is granted, the fees must be paid within 60 days from the date of the development order. Checks should be made payable to Martin County Board of County Commissioners. Item #3: Post Approval Impact Fees: Impact fees must be paid after the development order has been approved. Submit a check made payable to Martin County Board of County Commissioners within 60 days of project approval. Item #4: Recording Costs: The applicant is responsible for all recording costs. The Growth Management Department will calculate the recording costs and contact the applicant with the payment amount required. Checks should be made payable to the Martin County Clerk of Court. Item #5: One (1) copy of the recorded warranty deed if a property title transfer has occurred since the site plan approval. If there has not been a property title transfer since the approval, provide a letter stating that no title transfer has occurred. Item #6: Original and one (1) copy of the current Unity of Title in standard County format if a property title transfer has occurred since the site plan approval. If there has not been a property title transfer since the approval, provide a letter stating so that no transfer has occurred. Item #7: Ten (10) 24" x 36" copies of the approved construction plans signed and sealed by the Engineer of Record licensed in the State of Florida. Fold to 8 by 12 inches. Item #8: Ten (10) copies 24" x 36" of the approved site plan. Fold to 8 by 12 inches. Item #9: Original approved site plan on Mylar or other plastic, stable material. Item #10: Ten (10) 24" x 36" copies of the approved landscape plan signed and sealed by a landscape architect licensed in the State of Florida. Item #11: Page 18 of 22

19 One (1) digital copy of site plan in AutoCAD drawing format (.dwg). The digital version of the site plan must match the hardcopy version as submitted. Item #12: Original of the construction schedule. Item #13: Two (2) originals of the Cost Estimate for the improvements within the County's right-of-way, on the County format which is available on the Martin County website, signed and sealed by the Engineer of Record licensed in the State of Florida. Item #14: Original of the Engineer's Design Certification, on the County format which is available on the Martin County website, signed and sealed by the Engineer of Record licensed in the State of Florida. Item #15: Two (2) copies of the documents verifying that the right-of-way, property, or easements have been adequately dedicated to the Board of County Commissioners and recorded in the public records of Martin County. Item #16: Original and one (1) copy or two (2) copies of the executed and signed Water and Wastewater Service Agreement with Martin County Regional Utilities and one (1) copy of the payment receipt for Capital Facility Charge (CFC) and engineering and recording fees. Item #17: Three (3) 24" x 36" copies of the complete approved architectural plans signed and sealed by an Architect licensed in the State of Florida. Item #18: Prior to authorization for land clearing A revised gopher tortoise survey is required; surveys must be conducted by a qualified environmental professional within 90 Days of any authorization for land clearing. Please be aware that additional permitting timeframe requirements by the Florida Fish and Wildlife Conservation Commission (FWC) for gopher tortoise surveys may also apply. Copies of revised surveys and any required state permits for this species shall be provided to the Growth Management Department, Environmental Division prior to the pre-construction meeting. Page 19 of 22

20 V. Local, State, and Federal Permits Approval of the development order is conditioned upon the applicant's submittal of all required applicable Local, State, and Federal Permits, to the Growth Management Department (GMD), prior to the commencement of any construction. An additional review fee will be required for Martin County to verify that the permits are consistent with the approved development order. MARTIN COUNTY, FLA., LDR 10.9 (2012) Item #1: ENVIRONMENTAL PERMITS The following permits must be submitted prior to scheduling the Pre-Construction meeting: 1. Florida Department of Environmental Protection (FDEP) Environmental Resource Permit (ERP) 2. Florida Fish and Wildlife Conservation Commission (FWC) listed species permit or plan Item #2: RIGHT-OF-WAY PERMITS A Right-of-way Use Permit must be submitted prior to scheduling a Pre-Construction meeting. Item #3: STORMWATER MGMT PERMITS The following permits must be submitted prior to scheduling a Pre-Construction meeting: 1. South Florida Water Management District (SFWMD) Environmental Resource Permit (ERP) 2. South Florida Water Management District (SFWMD) Dewatering Permit Item #4: WATER AND WASTEWATER The applicant must provide a copy of all required Department of Environmental Protection permits prior to scheduling the Pre-Construction meeting. W. Fees Public advertising fees for the development order will be determined and billed subsequent to the public hearing. Fees for this application are calculated as follows: Fee type: Fee amount: Fee payment: Balance: Application review fees: $12, $12, $0.00 Site inspection fees: $4, $0.00 $4, Resubmittal fee (1): $2, $2, $0.00 Page 20 of 22

21 Resubmittal fee (2): $2, $2, $0.00 Advertising fees*: TBD Recording fees**: TBD Mandatory impact fees: TBD Non-mandatory impact fees: TBD * Advertising fees will be determined once the ads have been placed and billed to the County. ** Recording fees will be identified on the post approval checklist. X. General application information Applicant and Property Owner: Contract Purchaser: Agent: Attorney: Nemec Limited Partnership 608 Harbour Pointe Way Greenacres, FL Costco Wholesale Corporation 999 Lake Drive Issaquah, WA Thomas Engineering Group Brandon Ulmer, P.E. 125 W. Indiantown Rd, Suite 206 Jupiter, FL Gunster, Yoakley & Stewart, P.A. Robert S. Raynes, Jr., Esq 800 S.E. Monterey Commons Blvd, Suite 200 Stuart, FL Y. Acronyms ADA... Americans with Disability Act AHJ... Authority Having Jurisdiction ARDP... Active Residential Development Preference BCC... Board of County Commissioners CGMP... Comprehensive Growth Management Plan CIE... Capital Improvements Element CIP... Capital Improvements Plan FACBC... Florida Accessibility Code for Building Construction FDEP... Florida Department of Environmental Protection FDOT... Florida Department of Transportation LDR... Land Development Regulations LPA... Local Planning Agency MCC... Martin County Code MCHD... Martin County Health Department NFPA... National Fire Protection Association Page 21 of 22

22 SFWMD... South Florida Water Management District W/WWSA... Water/Waste Water Service Agreement Z. Attachments Page 22 of 22