MARTIN COUNTY BOARD OF COUNTY COMMISSIONERS

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1 MARTIN COUNTY BOARD OF COUNTY COMMISSIONERS 2401 S.E. MONTEREY ROAD STUART, FL DOUG SMITH Commissioner, District 1 ED FIELDING Commissioner, District 2 ANNE SCOTT Commissioner, District 3 July 25, 2016 Scott T. Montgomery, P.E. C. Calvert Montgomery & Associates PO Box 92 Stuart, FL Telephone: Fax: criiska@martin.fl.us SARAH HEARD Commissioner, District 4 JOHN HADDOX Commissioner, District 5 TARYN KRYZDA, CPM County Administrator MICHAEL D. DURHAM County Attorney TELEPHONE WEB ADDRESS RE: Emerald Lakes First Class Self Storage Minor Final Site Plan Application (E ) Dear Mr. Montgomery, The staff report for the Minor Final Site Plan application is enclosed for your careful review. A Joint Applicant/Staff Workshop meeting has been scheduled for Thursday, August 25, 2016 at 9:00 am in the Martin County Growth Management Department Joint Workshop Room (1st Floor). The purpose of the meeting will be to review the staff report with you and answer any questions you might have about the report. Please let me know as soon as possible if the scheduling is acceptable. Following the joint workshop meeting, any re-submittal materials that you intend to provide in response to the staff report should be sent to my attention. You are requested to respond in writing, utilizing the item-byitem format of the sections of the staff report. Your re-submittal must be accompanied by an elective resubmittal fee of $2, 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. Article 10, Section 10.2.D.3. pertaining to review cycles follows: 3. 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 1 of 28 gmd2016l536.docx

2 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. Sincerely, Catherine Riiska, MS, PWS Principal Planner Enclosure ec: Scott Montgomery, Agent/Engineer ccma_inc@bellsouth.net Gerald Bashant, Owner gwbashant@yahoo.com Terence P. McCarthy, Attorney tpm@mccarthysummers.com 2 of 28 gmd2016l536.docx

3 { MARTIN COUNTY, FLORIDA DEVELOPMENT REVIEW STAFF REPORT A. 2016_0224_E _DRT_Staff_DRAFT.docxApplication Information EMERALD LAKES FIRST CLASS SELF STORAGE Minor Final Site Plan Applicant: Stuart South Self Storage II, LLP Property Owner: Stuart South Self Storage II, LLP Agent for the Applicant: C. Calvert Montgomery & Associates Scott Montgomery, P.E. County Project Coordinator: Catherine Riiska, MS, PWS, Principal Planner Growth Management Director: Nicki van Vonno, AICP Project Number: E Application Type and Number: D Report Number: 2016_0725_E _DRT_Staff_FINAL.docx Application Received: 07/06/2015 Transmitted: 07/07/2015 Staff Report Issued: 08/28/2015 Joint Workshop: 09/03/2015 Resubmittal Received: 01/26/2016 Transmitted: 02/01/2016 Staff Report Issued: 03/04/2016 Joint Workshop: 03/17/2016 Resubmittal Received: 05/20/2016 Transmitted: 05/24/2016 Staff Report Issued: 07/25/2016 Joint Workshop: 08/25/2016 B. Project description and analysis This is an application requesting approval for a commercial, minor development final site plan. The subject property consists of approximately 1.75 acres of undeveloped land located within the Emerald Lakes commercial subdivision on the east side of US-1 approximately 0.6 miles south of Cove Road in Martin County. The site contains a portion of upland preserve established as a buffer to a wetland located offsite and immediately adjacent to the NW boundary of the subject parcel, during the original subdivision of the site. The subject property has a future land use designation of Commercial/Office/Residential (COR) and is zoned COR-1. The applicant is proposing a 24,436 square foot one-story building for use as a residential storage facility, which is a permitted use within the zoning and land use designations. Article 3 of the Land Development Regulations (LDR) includes specific use criteria for residential storage facilities in Section 3.94, which specifies that these facilities must be designed in appearance to blend harmoniously with residential structures when located within a COR district. Additionally, Policy 4.13A.8.(1)(a) of the 3 of 28

4 Comprehensive Growth Management Plan (CGMP) sets forth additional criteria specific to a residential storage facility use within the COR land use designation. In addition to the criteria for architectural design, maximum building coverage, maximum height and minimum required open space, the CGMP policy specifically requires that the building shall be restricted to structures with small modules adaptive exclusively to storage of personal items of residential clients. This project is located within the Primary Urban Services district and will be serviced by Martin County Utilities for irrigation and fire protection water sources. As currently proposed, this building is located in immediate proximity to the office and amenities of the adjacent existing residential storage services and is not proposed to include any office or bathroom facilities, so no potable or wastewater services are included. The applicant has proposed a Reciprocal Easement Agreement to be executed between the adjacent property owner and owner of this project in order to provide for shared access, drainage, office and lavatory amenities. Minor improvements to pedestrian and vehicle accessibility are proposed on the immediately adjacent lot in conjunction with this project. 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 Catherine Riiska Non-Comply F ARDP Samantha Lovelady N/A G Development Review Catherine Riiska Non-Comply H Urban Design Catherine Riiska Comply H Community Redevelopment Catherine Riiska N/A I Property Management Colleen Holmes N/A J Environmental Shawn McCarthy Non-Comply J Landscaping Karen Sjoholm Comply K Transportation Stephanie Piche 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 Debra McCaughey N/A Q ADA Judy Lamb Non-Comply R Health Department Todd Reinhold Comply (conditional) R School Board Garret Grabowski N/A S County Attorney Legal Department Review Ongoing T Adequate Public Facilities Catherine Riiska Review Pending D. Review Board action Pursuant to Section B. of the Land Development Regulations, this proposed project meets the threshold for a minor development. Therefore, the final decision shall be made by the Growth Management Department Director, as a designee of the County Administrator. Page 2 of 18 4 of 28

5 E. Location and site information Parcel number(s) and address: SE Federal Hwy Existing Zoning: COR-1, Commercial Office / Residential Existing Zoning: R-3A, Liberal Multi-Family Future land use: FLU-COR, Future Land Use Commercial Office-Res Census tract: Tract Commission district: 4 Community redevelopment area: Not Applicable Municipal service taxing unit: District 4 Planning area: South County Storm surge zone: Not Available Taxing district: District E Traffic analysis zone: 56 Figure 1: Location Map Page 3 of 18 5 of 28

6 Figure 2: Subject Site 2014 Aerial Adjacent existing or proposed development: To the north: Commercial (residential storage) To the south: Commercial and Undeveloped (Across US1) To the east: Commercial (residential storage) To the west: Undeveloped and Preserve Figure 3: Local 2014 Aerial Page 4 of 18 6 of 28

7 Zoning district designations of abutting properties: To the north: COR-1 To the south: R-3A (Across US1) To the east: R-3A To the west: R-3A Figure 4: Zoning Map Future land use designations of abutting properties: To the north: COR To the south: Commercial Limited (Across US1) To the east: COR To the west: COR Figure 5: Future Land Use Map Page 5 of 18 7 of 28

8 F. Determination of compliance with Comprehensive Growth Management Plan requirements - Growth Management Department Unresolved Issues: Item #1: Minimum Open Space A minimum of 40% of the total site area is required to be open space. [Martin County, Fla., CGMP Policy 4.13A.8.(1)(a) (2016)] Areas proposed to provide required open space must be in conformance with Definition #107, Section 2.2, CGMP, Martin County, Fla. (2016); and with Section , LDR, Martin County, Fla. (2016). Remedy/Suggestion/Clarification: Staff is unable to verify that the required minimum 40% of the site area (30,500 square feet) of open space has been provided for this project. Please address the following: 1. The areas proposed to provide open space (as shown on open space exhibit and within AutoCAD file) appear to include areas encumbered by an architectural overhang on the western side of the building. Please provide a demonstration of how these areas meet the requirement for all open space to be open from the ground to the sky or remove them from the area proposed to provide open space. 2. The provided open space exhibit is technically insufficient, due to its size (8.5 x 11") and lack of required map/plan elements, including a scale, directional arrow and appropriate dimensions. 3. Please reconcile the open space calculations with respect to the following review and analysis findings by staff. (Note that these findings below still include areas that may not qualify as open space per comment 1 above): a. Open space provided as cited in Final Site Plan data table is 30,561 s.f. b. Open space provided as cited in Landscape Plan is 30,592 s.f. c. Open space verified via the AutoCAD file (.dwg) is 30,346 s.f. G. Determination of compliance with land use, site design standards, zoning, and procedural requirements - Growth Management Department Unresolved Issues: Item #1: Parking The project must demonstrate compliance with the parking and loading requirements. [Martin County, Fla., LDR Section (2009)] Gross Floor Area is defined as, "The sum of the horizontal areas of each story of a building, measured from the outside of exterior walls or from the center line of party walls, excluding enclosed parking or loading areas and any space where the floor-to-ceiling height is less than six feet." [Martin County, Fla., LDR Section 3.3. (2015)] Remedy/Suggestion/Clarification: 1. The parking calculations utilize a gross floor area of 23,976 square feet, which is inconsistent Page 6 of 18 8 of 28

9 with the cited building area of 24,120 square feet. 2. Remove the "Parking Rate Adjustment" from the parking calculations. A parking rate adjustment is only required when the proposed parking rate exceeds the acceptable thresholds identified within Section A., LDR, Martin County, Fla. (2009). [Martin County, Fla., LDR Section (2009)] Item #2: Site Plan A complete site plan is required as part of the application. [Martin County, Fla., LDR, Sections 10.2 and (2016)] Remedy/Suggestion/Clarification: Demonstrate that a minimum of 40% of the total parcel area consists of open space within the subject parcel. (See Item #1, Section F of this report) Item #3: Elective Resubmittal Fee An additional fee is required for the review of the fourth submittal (the third resubmittal) of documents for this development application. Please remit the $2, elective resubmittal review fee for minor development with the resubmittal package. Item #4: Generic Site Plan Compliance-GMD Existing and Proposed Easements, Proposed Easement Agreement The applicant has proposed a draft Easement Agreement to ensure that the proposed project achieves and maintains the access and sanitary facilities required by the County Codes. Remedy/Suggestion/Clarification: The proposed Easement Agreement appears to be legally insufficient. Please see the attached Exhibit 1 for Staff comments. Please be advised that any development order issued which relies upon an agreement, such as the proposed "Reciprocal Easement Agreement, shall be conditioned upon the proper execution and recordation of such agreement as part of the post approval permit requirements, required prior to authorization of any site clearing or construction activities. Additional Information: Information #1: Required Permits The applicant has elected Option 2 regarding Agency permit submittal for a consistency review after project approval. 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 Page 7 of 18 9 of 28

10 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 Section 10.9.A.2. (2016)] Information #2: Timetable Of Development - Final The timetable of development for final site plans require all permits to be obtained within one year of approval and require all construction to be completed within two years of approval. [Martin County, Fla., LDR Sections 10.1 and 5.32 (2016)] Information #3: Site 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, Section (2013)] H. Determination of compliance with the urban design and community redevelopment requirements Community Development Department Findings of Compliance: Urban Design Staff has reviewed the application for compliance with the Commercial Design requirements of Division 20, Article 4, LDR, Martin County, Fla. (2016), and has found the application to be in compliance by providing the requisite design elements as shown in the architectural plans. [Martin County, Fla., LDR Article 4, Division 20 (2016)] Community Redevelopment Area 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 Article 3, Division 6 (2016)] I. Determination of compliance with the property management requirements Engineering Department 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. (2001) 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 Real Property Management. Page 8 of of 28

11 J. Determination of compliance with environmental and landscaping requirements - Growth Management Department Unresolved Issues: Environmental Item #1: Check For Previous Violations An onsite inspection was conducted with the applicant and the environmental consultant on June 15, The purpose of the inspection was to determine the compliance status of the preserve areas managed under the existing PAMP and develop a compliance plan, if necessary, to bring the preserves into compliance. It was determined that encroachment had occurred in two areas within the preserve (wetland buffer) on Lots 1 and 3. A restoration plan for the encroachment areas will be submitted and reviewed by county environmental staff during this application process and the plan will be attached as part of the development order, once approved. The inspection also revealed that extensive exotic vegetation existed throughout the preserve areas, which is a non-compliance issue pursuant to the approved PAMP. Please submit a compliance plan to address exotic removal and maintenance of the preserve areas detailing the methods utilized to remove exotics and a timetable to achieve compliance. The compliance plan will also be attached to the development order, once approved. Landscape Findings of Compliance: 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 residential storage facility adjacent to an existing storage facility. The applicant has submitted landscape plans that provide 19,781 s.f. of landscape area which equates to 30.2% of the 65,470 s.f development area to document compliance with Section A.1., Land Development Regulations, Martin County, Fla. (2013). Pursuant to this regulation a minimum of 20% of the total development area shall be landscaped. 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; a total of 31 trees for this project. To demonstrate compliance the applicant has proposed the planting of 22 trees and preservation of 6 existing trees (equal to 12 tree credits) for this 76,250 sq. ft. site yielding a total of 34 tree credits provided. Landscaped bufferyards are required between differing land uses and along certain transportation corridors. Martin County, Fla Section B.1.a, (2013). Surrounding land use is industrial so noncompatibility buffers are not required. 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, to meet this requirement the applicant has submitted Landscape and Construction Plans to provide for removal of 3 existing protected trees and preservation of 6 large slash pine within the proposed perimer landscape area. To demonstrate compliance with Section D., Page 9 of of 28

12 Land Development Regulations, Martin County, Fla. (2013) he applicant has proposed installation of 22 native trees 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 s.f. landscape area with 2 trees for each 5000 s.f. of interior vehicular use area. This project has 19,819 sq.ft. of paving and the applicant is proposing the installation of 11 native trees within the vehicular use area of the site. 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 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 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 C. Calvert Montgomery & Associates dated January 21, C. Calvert Montgomery & Associates stated that the site's maximum impact was assumed to be 6 trips during the PM peak hour. The generalized service capacity of SR-5 (US-1) is 3020; therefore, the project impact is less than 1% of the maximum volume of that roadway. This application satisfies the Adequate Public Facilities Standard; because the project impact is projected to have less than 1% of the maximum volume of that roadway, it has a De Minimis impact. [Martin County, Fla., LDR Article 5, Division 1, Section 5.3 (2009)] L. Determination of compliance with county surveyor - Engineering Department The applicant has provided a certified boundary and topographic survey for the proposed development, pursuant to Section 10.1.F., LDR, Martin County, Fla. (2016). 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, LDR, Martin County, Fla. (2016). M. Determination of compliance with engineering, storm water and flood management requirements - Engineering Department Compliance with Adequate Public Facilities Ordinance: This project will provide the proposed development sufficient services based upon the adopted LOS for stormwater management facilities, and assurance has been received demonstrating that sufficient capacity will be available prior to issuance of a certificate of occupancy. Page 10 of of 28

13 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. SE Federal Hwy is an existing street in the Martin County Street Master List and meets all addressing requirements in Article 4, Division 17, Land Development Regulations, Martin County, Fla. (2016). 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 the Final Site Plan 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 Final Site Plan 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 Page 11 of of 28

14 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. Site plan indicates 6" supply for fire sprinkler protection. Protection requirements will be determined at building permit submittal. Additional hydrant may be required. Additional Information: Information #1: Plans and specifications for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. [NFPA ] Information #2: The AHJ shall have the authority to: Require fire department access be provided to gated subdivisions or developments through the use of an approved device or system [NFPA 1, Chapter 18, Section 2.2.2]. Requires an access box(es) to be installed in an accessible location where access to or within a structure or area is difficult because of security. [NFPA 1, Chapter 18, Section 2.2.1]. Martin County Fire Rescue utilizes and required the Knox access system. to order the Knox system. You may contact Information #3: The following fire suppression water flow is the minimum for industrial/warehouse/storage use: 750 gpm for 7,000 square feet or less 1,500 gpm for greater than 7,000 square feet 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 and 2]. Q. Determination of compliance with Americans with Disability Act (ADA) requirements - General Services Department Unresolved Issues: Page 12 of of 28

15 Item #1: Wheelchair Accessibility Demonstrate that proposed shared restrooms within the neighboring building are ADA accessible per Sections 213, , and 609 of the 2014 Florida Building Code\Accessibility (Fifth Edition). R. Determination of compliance with Martin County Health Department and Martin County School Board Martin County Health Department Findings of Conditional Compliance: The applicant has indicated that the proposed final site plan contains no onsite potable wells or septic disposal systems. Structures used or intended for human occupancy, employment or service to the public and locations where people congregate, such as construction sites, fairs, and field locations for agricultural workers shall provide approved wastewater treatment and disposal systems. The finding of compliance with regard to required sanitary facilities is contingent upon the County approval and the applicant s successful execution and recordation of the proposed Easement Agreement. Please see Item #4, Section G of this report. [Fla. Admin. Code R. 64#-6.001] Martin County School Board The applicant has indicated that the proposed final site plan is for a non-residential use. Therefore, the Martin County School Board was not required to review this application for consistency with the Martin County Code requirements for school concurrency purposes. [Martin County, Fla., LDR, Section 10.1.F. (2016)] S. Determination of compliance with legal requirements - County Attorney's Office 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 Findings - Comply 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 Comply Source - Utilities and Solid Waste Department Page 13 of of 28

16 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 - Comply Source - Engineering Department Reference - see Section M of this staff report Community park facilities (Section 5.32.D.3.e, LDR) Findings N/A 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 Public safety facilities (Section 5.32.D.3.h, LDR) Findings N/A 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. 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 14 of of 28

17 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. Item #11: Page 15 of of 28

18 One (1) digital copy of site plan in AutoCAD 2006 or 2007 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: 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 #14: 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. 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. U.S. Fish and Wildlife Service (USFWS) listed species permit or plan 3. Florida Fish and Wildlife Conservation Commission (FWC) listed species permit or plan Item #2: 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) ior modification to an existing permit. 2. Florida Department of Transportation (FDOT) Drainage Connection Permit 3. Florida Department of Environmental Protection (FDEP) NPDES Generic Permit for Stormwater Discharge from Large and Small Construction Activities Page 16 of of 28

19 Item #3: 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: $8, $8, $0.00 Site Inspection fees: $4, $0.00 $4, 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: Agent: Engineer: Stuart South Self Storage II, LLP Gerald Bashant 6301 SE Federal Highway Stuart, FL C. Calvert Montgomery & Associates Scott Montgomery, P.E. P. O. Box 92 Stuart, FL C. Calvert Montgomery & Associates Scott T Montgomery, PE 959 S. Federal Hwy. 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 Page 17 of of 28

20 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 Exhibit 1 Proposed Easement Agreement with Staff Comments Page 18 of of 28

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