Treasure Coast Commerce Center Lots 2&3 Minor Final Site plan

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1 { MARTIN COUNTY, FLORIDA DEVELOPMENT REVIEW STAFF REPORT A. Application Information Treasure Coast Commerce Center Lots 2&3 Minor Final Site plan Applicant: TC 789, LLC Property Owner: Ted Glassrud Associates FL, LLC Agent for the Applicant: Gentile Glas Holloway O Mahoney & Associates, Daniel Siemson County Project Coordinator: Peter Walden, Principle Planner Growth Management Director: Nicki van Vonno, AICP Project Number: T Application Type and Number: DEV Report Number: 2018_0327_T _Staff_Report_Final Application Received: 02/19/2018 Transmitted: 02/19/2018 Date of Report: 03/27/2018 B. Project description and analysis Request for approval of a Minor Final Site plan for the construction of a 20,000 square foot office / warehouse facility on lots 2 and 3 of the Treasure Coast Commerce Center (TCCC) in Stuart. The combined parcels total 1.54 acres and are located on the east side of Jack James Drive approximately 500 feet from SW Ellipse Way. The TCCC is a platted limited industrial park. Included with this application is a request for a Certificate of Public Facilities Reservation. The two parcels are vacant and mostly clear of vegetation. The parcels are between the Turnpike and I- 95 but are more than 600 feet from either highway and are not required to meet commercial design regulations. 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 Peter Walden Non-Comply F ARDP Samantha Lovelady N/A G Development Review Peter Walden Non-Comply H Urban Design Santiago Abasolo N/A

2 H Community Redevelopment Santiago Abasolo N/A I Property Management Colleen Holmes N/A J Environmental Shawn Mccarthy Non-Comply J Landscaping Karen Sjoholm Non-Comply K Transportation Lukas Lambert Comply L County Surveyor Tom Walker N/A M Engineering Stephanie Piche Non-Comply N Addressing Emily Kohler Comply N Electronic File Submission Emily Kohler Comply O Water and Wastewater James Christ Non-Comply O Wellfields James Christ Comply P Fire Prevention Doug Killane Comply P Emergency Management Dan Wouters N/A Q ADA Judy Lamb Non-Comply R Health Department Todd Reinhold N/A R School Board Kimberly Everman N/A S County Attorney Krista Storey N/A T Adequate Public Facilities Peter Walden Pending D. Review Board action This application complies with the threshold requirement for processing as a minor development. As such, final action on this application will be taken by the Growth Management Director. 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 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. E. Location and site information Parcel number(s) and address: , No Address Existing Zoning: LI, Limited Industrial Future land use: Industrial Page 2 of 14

3 Development Review Staff Report Location Map Aerial F. Determination of compliance with Comprehensive Growth Management Plan requirements Growth Management Department Item #1: Information The following policy regarding cross access in the Comprehensive Growth Management Plan has been revised and adopted by the Martin County Board of County Commissioners as of February 27, The adopted language should be approved by the state of Florida by the end of April, Therefore, the required cross access to the neighboring properties which the applicant has adhered to will not be Page 3 of 14

4 required going forward in May of this year. Unresolved Issues: 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 Unresolved Issues: Item#1: 1. Revise title block on the site plan to read Final Site Plan. 2. Add the proposed building height to the data table. H. Determination of compliance with the urban design and community redevelopment requirements Community Development Department The proposed project is not located within the General Commercial, Limited Commercial, Commercial Office/Residential or Waterfront Commercial Future Land Use Designations. Therefore, the Commercial Design reviewer was not required to review this application. MARTIN COUNTY, FLA., LDR, B. I. Determination of compliance with the property management requirements Engineering Department N/A No dedication of additional right of way is required or proposed by the Applicant pursuant to the Roadway Classifications set forth in Section B, Land Development Regulations, Martin County, Fla., (2010) which includes Table that lists the minimum right of way requirements. Therefore, the Applicant is not required to submit due diligence materials for review by the Martin County Real Property Division. J. Determination of compliance with environmental and landscaping requirements - Growth Management Department Environmental Page 4 of 14

5 Unresolved Issues: Item #1: The environmental assessment provided states that gopher tortoise burrows were found on lots adjacent to this property. However, the assessment was conducted in April Please provide a current and updated assessment in order to properly document if listed species currently exist on this property. Unresolved Issues: Item #1: Interior Vua Requirements-Non-Res Sites Landscaping Please demonstrate compliance with the following criteria for interior vehicular use areas [Section A. 4.b., LDR]. The interior area includes the entire parcel to be developed exclusive of the required front, rear, and side perimeter landscape areas. As an incentive to preserving native areas, up to one-half of the required interior landscape area may be waived when an equal area (at least 800 square feet) within the vehicle use area is preserved in a native state. 1. In vehicular use areas within the interior of a site, one 500 square foot planting area shall be required for every 5,000 square feet of vehicular use area, or major portion thereof, and at least three two-inch, or two three-inch caliper shade trees together with other landscape material shall be planted within each such planting area. Remedy/Suggestion/Clarification No calculations for interior vehicular use area tree requirements have been provided. Trees required for the interior vehicular use area are in addition to perimeter and terminal island tree requirements. It does not appear that sufficient quantity of additional trees have been provided to demonstrate compliance. Item #2: Landscaping Proposed In Easements Please provide for compliance with the following for landscaping proposed in easements (ref. Section B.6., LDRs): "Landscaping shall be permitted in easements only with the written permission of the easement holder. Written permission shall specify the party responsible for replacing disturbed landscape areas and shall be submitted to the County in a form acceptable to the County Attorney. Written permission to plant within easements shall be filed with the land records applicable to the site." Please provide documentation of justification and cause for consideration of approval of landscaping in required bufferyards that is encumbered by easement and/or utilities. Section B.5., LDRs provides that utilities, easements, septic drainfields or other physical improvements shall not be placed in landscape bufferyards, unless approved by the Growth Management Director based on good cause shown. Page 5 of 14

6 Provide copies of recorded easements where landscaping is proposed, identifying the easement holder that is to provide the written permissions, as required above. Remedy/Suggestion/Clarification Provide a note on the Landscape Plan to state that the property owner is responsible for replacing any required landscaping in easement areas that may be disturbed by future maintenance. K. Determination of compliance with transportation requirements - Engineering Department Findings of Compliance: The Traffic Division of the Engineering Department finds this application in compliance. Compliance with Adequate Public Facilities Ordinance: Staff has reviewed the Traffic Statement prepared by O'Rourke Engineering and Planning dated November O'Rourke Engineering and Planning stated that the site's maximum impact was assumed to be 22 directional trips during the peak hour. The generalized service capacity of SW Jack James Drive is 750. The project impact is 2.93% of the maximum volume of that roadway. SW Jack James Drive is currently operating at a level of service C; it is anticipated to operate at level of service C at buildout (year 2020). L. Determination of compliance with county surveyor - Engineering Department N/A The applicant has indicated that there are no proposed changes to the approved project boundary 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 Item #1 RIGHT-OF-WAY IMPROVEMENTS 1. Label SW Jack James Drive on all construction sheets. 2. Use elliptical pipe to achieve the proper minimum vertical clearance at the Entrance Drive Crossing and to eliminate the use of Inlets. Regrade the existing swale as needed to meet minimum pipe clearance and maintain the existing flow direction from adjacent lot swales. [Martin County Standard Details For Site & Roadway Construction And Public Facilities, R-91A (2017)]. 3. Provide mitered end sections instead of Inlets at the entrance driveway swale consistent with Martin Count Standard Detail R-35 [Martin County Standard Details For Site & Roadway Construction And Public Facilities (2017)]. 4. Extend the West Property Line Section Detail on Paving, Grading and Drainage Details, Sheet C-7 to include S.E. Jack James Road and the proposed modifications to the roadside swale. Page 6 of 14

7 5. Provide proposed elevations for the roadside swale modification along SW Jack James Drive. 6. Provide typical sidewalk dimensions at the building entrance (west side) on the Final Site Plan. 7. Identify and dimension the existing sidewalk on SW Jack James Drive on the Final Site Plan and all Construction Plans. 8. Provide information referencing the existing sidewalk to be removed for driveway construction on the Paving, Grading and Drainage Plan Sheet C-3. Provide a crosswalk and detectable warnings at the entrance for the existing sidewalk and reference Martin County Standard Detail R-120B. 9. Provide Stop Bar and Stop Sign at the Driveway and S.E. Jack James Drive Intersection in accordance with Section 2B.04 of the M.U.T.C.D.). Item #2 OFF-STREET PARKING 1. Revise the following components to document conformance with the cited references: 2. Dumpster enclosure detail must be consistent with Martin County Standard Details For Site & Roadway Construction And Public Facilities, P-20A & P-20B (2017). 3. Provide transition curb where driveway intersects the West Property Line (SW. Jack James Drive side) and provide a Transition Curb Detail. 4. Provide dimensions for the proposed parking stalls along the north property line to demonstrate the sidewalk is 6-foot unobstructed (no vehicular overhang). 5. Label the proposed wheel stops and provide a detail. 6. Provide proposed curb radius callouts in the Construction Plans. 7. Indicate on the Paving, Grading and Drainage Plan where the Type II Concrete Separator Detail is proposed or remove the detail from Sheet C-6 if not needed. 8. Provide Accessible Ramp Identification at the north future access driveway sidewalk crossing in the Construction Plans. 9. Provide Striping angle (60 degrees) and Logo color to 90 Degree Parking Stall Detail on the Conceptual Site Plan. 10. Provide pavement marking and signage in the construction plans for the proposed accessible parking spaces. 11. Provide Case II Red Reflectors per FDOT Index at the North and South Future Access Driveways on the Pavement Marking Plan, Sheet C-2 [MARTIN COUNTY, FLA., LDR SECTION (2010)] 12. Provide details for all proposed pavement markings shown on the Pavement Marking Plans, Sheet C Replace the Typical Trench Detail on Sheet C-7 with the Martin County Typical Open Cut Trench Detail R-31A. [Martin County Standard Details For Site & Roadway Construction And Public Facilities (2017)]. 14. Provide a cross section at each cross access driveway demonstrating how the proposed elevations will match existing along the property lines. Item #3 CONSISTENCY WITH OTHER PLANS 1. Remove Conceptual from the title of the Site Plan. The title should be Final Site Plan. Page 7 of 14

8 2. Remove all references to utilities on the Final Site Plan (i.e. firemains, sanitary sewer lines, water services, etc) 3. Provide a cross access easement and a joint maintenance agreement per section D. Show the location on the Final Site Plan. 4. Provide Boundary/Property Line Bearings and Distances on all Construction Plans. 5. Provide minimum finished floor elevation on the Final Site Plan. 6. Label the existing 12 Access and Utility Easement located along the east property boundary and the existing 20 Utility Easement located along the West side of property on the Final Site Plan and all Construction Plans. Item #4 STORMWATER MANAGEMENT PLAN 1. The supporting documents provided in the stormwater report (SFWMD ERP Permit & Geotechnical Report) are for lots 12 & 13 which are not included in this application. 2. For ease of review, provide a cross section of the proposed exfiltration trench with proposed elevations within the stormwater management report 3. Provide a recovery analysis that demonstrates that the exfiltration system recovers half of the water quality treatment volume within 24 hours and five days (4.385.F.4.a) Item #5 STORMWATER MGMT CONSTRUCTION PLANS 1. Show location of exfiltration trench on the Grading, Paving and Drainage Plan. 2. Paving, Grading and Drainage Plan, Sheet C-3: The proposed elevations on catch basin s 12 and 13 must be determined at this time. Remove label that states Contractor to Field Verify. Provide existing elevations of the edge of pavement to verify the driveway will match existing at the entrance. 3. Provide cross sections that demonstrate how stormwater is being captured and directed to the yard drains along the northern and southern property boundary. Cross sections must demonstrate how a swale can be achieved with the proposed and existing elevations shown. Swale slopes must be a minimum of one foot wide, 8 inches deep and the side slopes cannot exceed 4-foot horizontal to 1-foot vertical (4:1). 4. Filter Fabric Jacket Detail, Sheet C-7 shall match the requirements of Detail R-70 [Martin County Standard Details For Site & Roadway Construction And Public Facilities (2017)]. 5. Provide a note that all disturbed areas will be stabilized (seed or sod) within 30 days of construction completion. [MARTIN COUNTY, FLA., LDR SECTION E. (2002)]. 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 / plat complies with applicable addressing regulations. All street names are in compliance. They meet all street naming regulations in Page 8 of 14

9 Article 4, Division 17, Land Development Regulations. Martin County, Fla. (2017). 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, Article 4, Division 6 and 7, (2016)] 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, Article 4, Division 5] (2016) P. Determination of compliance with fire prevention and emergency management requirements Fire Rescue Department Decision of Compliance Fire Prevention The Fire Prevention Bureau finds this submittal to be in compliance with the applicable provisions governing construction and life safety standards of the Florida Fire Prevention Code. 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. SPRINKLER SYSTEM REQUIRED Buildings 3 or more stories in height and 3 or more units attached shall be equipped with a complete automatic fire sprinkler system. Completed engineered fire sprinkler drawings are required with construction document submittal. Speculation buildings with the potential storage height of 20 ft. or more will require automatic fire sprinkler protection with a designed density of.295 over 2000 sq. ft. Page 9 of 14

10 Q. Determination of compliance with Americans with Disability Act (ADA) requirements - General Services Department Unresolved Issues: Item #1: Detectable Warnings. Curb ramps subject to Department of Transportation regulation 49 CFR shall have a detectable warning complying with 705. The detectable warning shall extend the full width of the curb ramp (exclusive of flared sides) and shall extend either the full depth of the curb ramp or 24 inches (610 mm) deep minimum measured from the back of the curb on the ramp surface. Remedy/Suggestion/Clarification: 2/27/ Show Detectable Warning at perimeter sidewalk/entry. 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, LDR, 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 a commercial/industrial site. 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 1. Review ongoing 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 Page 10 of 14

11 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 Stormwater management facilities (Section 5.32.D.3.d, LDR) Findings pending 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 in place 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 - in place 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 Page 11 of 14

12 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. 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: 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. 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. Page 12 of 14

13 Item #11: 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, 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: 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. 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. The following permits must be obtained prior to scheduling a Pre-Construction meeting: 1. Florida Department of Environmental Protection (FDEP) Generic Permit for Stormwater Discharges for Large and Small Construction Acitivities 2. South Florida Water Management District (SFWMD) Environmental Resource Permit (ERP) 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: $3, $3, $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. Page 13 of 14

14 X. General application information Applicant: Agent: Engineer: Loblolly, Inc. Brent Hanlon 7407 SE Hill Terrace Hobe Sound, FL Lucido And Associates Doug Fitzwater 701 SE Ocean Boulevard Stuart, FL Captec Engineering Steve Marquart 301 NW Flagler Avenue 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 SFWMD... South Florida Water Management District W/WWSA... Water/Waste Water Service Agreement Z. Attachments Page 14 of 14