JUPITER POINTE MARINA AND RESORT Revised Major Master/Final Site Plan

Transcription

1 { MARTIN COUNTY, FLORIDA DEVELOPMENT REVIEW STAFF REPORT A. Application Information JUPITER POINTE MARINA AND RESORT Revised Major Master/Final Site Plan Applicant: Jupiter Pointe Marina Property Owner: Jupiter Pointe Marina Agent for the Applicant: John Yudin, Guy, Yudin & Foster, LLP County Project Coordinator: Catherine Riiska, MS, PWS, Principal Planner Growth Management Director: Nicki van Vonno, AICP Project Number: J Application Type and Number: D Report Number: 2017_1003_J _DRT_Staff_FINAL.docx Application Received: 10/14/2013 Transmitted: 10/16/2013 Staff Report Issued: 12/16/2013 Joint Workshop: 12/19/2014 Resubmittal Received: 05/15/2014 Transmitted: 05/19/2014 Staff Report Issued: 07/03/2014 Joint Workshop: 06/28/2014 Resubmittal Received: 02/03/2015 Transmitted: 02/09/2015 Staff Report Issued: 03/23/2015 Joint Workshop: 03/26/2015 Resubmittal Received: 05/18/2015 Transmitted: 05/20/2015 Staff Report Issued: 07/06/2015 Joint Workshop: 07/09/2015 Resubmittal Received: 09/08/2015 Transmitted: 09/09/2015 Staff Report Issued: 10/19/2015 Staff Report Revised: 04/20/2016 Resubmittal Received: 11/30/2016 Transmitted: 12/01/2016 Staff Report Issued: 02/02/2016 Joint Workshop: 02/09/2016 Resubmittal Received: 06/30/2017 Transmitted: 07/05/2017 Staff Report Issued: 10/03/2017 Joint Workshop: 10/12/2017

2 B. Project description and analysis This is an application for a revised commercial, major development master/final site plan with a request for a certificate of public facilities reservation. The project is located at SE Federal Highway in Hobe Sound between Federal Highway and the Intracoastal Waterway, as shown in Figure 1, Section E. The property owner is proposing to revise the previously approved master/final site plan to a revised master/final site plan to modify the previously approved and unbuilt Members Club building from a two-story 5,168 square-foot structure to a four-story, 4,667 square-foot 20-room hotel, and an addition of a 3,050 square-foot showroom to the existing boat storage building #2. Also proposed is modification to the existing valet parking. The currently approved marina site (approved February 21, 2011) consists of 161,107 square feet of boat storage within two one-story buildings, a 1,425 square-foot single-story Cabana Bar and a 5,168 square-foot Members Clubhouse. The current application was originally submitted on October 14, 2013, with a significantly different proposal to incorporate the 2.71-acre parcel adjacent to the north property boundary and develop a waterfront resort. After several rounds of review, the resubmittal received on November 30, 2016, included major revisions to the previous proposal, omitting the northern parcel and converting the approved clubhouse to a small hotel. The resubmittal received on June 30, 2017, proposed to change the application from requesting approval of a revised master plan only, to a request for approval of a revised master/final site plan authorizing construction of the project. The current project proposal must demonstrate compliance with all regulations in effect at the time of approval, pursuant to Sections 1.4A, 1.6, and 10.1.C., Land Development Regulations (LDR), Martin County, Fla. (2016); and Objective 4.1E., Comprehensive Growth Management Plan (CGMP), Martin County, Fla. (2016). 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 Santiago Abasolo Non-Comply 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 Non-Comply L County Surveyor Tom Walker Comply M Engineering Michelle Cullum Non-Comply N Addressing Emily Kohler Comply N Electronic File Submission Emily Kohler Non-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 Page 2 of 24

3 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 Review Ongoing T Adequate Public Facilities Catherine Riiska Review Pending D. Review Board action This application is classified as a major development. As such, final action on this request for approval is required by the Board of County Commissioners at a public meeting pursuant to Section 10.5.A.2., Land Development Regulations, Martin County, Fla., (2016). Pursuant to Section 10.4.A.1., Land Development Regulations, Martin County, Fla. (2016), a review of this application is not required by the Local Planning Agency (LPA). 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. E. Location and site information Parcel number(s) and address: SE Federal Hwy Existing Zoning: R-3A, Liberal Multi-Family Existing Zoning: WGC, Waterfront General Commercial Future land use: FLU-CW, Future Land Use Commercial Waterfront Nearest major road: SE Federal Highway Census tract: Not Applicable Commission district: 3 Community redevelopment area: Not Applicable Municipal service taxing unit: District 3 Planning area: South County Storm surge zone: Not Available Taxing district: District C Traffic analysis zone: Not Available Gross area of site: 13 Non-residential gross floor area: 117,842 square feet Pre-construction developed area: 10 Page 3 of 24

4 Figure 1: Location Map Adjacent existing or proposed development: To the north: Single Family Residential To the south: Single Family Residential To the east: Intracoastal Waterway To the west: Jupiter Hills Golf PUD (across SE Federal Highway) Figure 2: Subject Site 2016 Aerial Page 4 of 24

5 Figure 3: Local 2016 Aerial Zoning district designations of abutting properties: To the north: WGC, Commercial Waterfront To the south: R-3A, Liberal Multiple Family To the east: Intracoastal Waterway To the west: PUD-R, Residential Planned Unit Development (across SE Federal Highway) Figure 4: Zoning District Map Page 5 of 24

6 Future land use designations of abutting properties: To the north: Commercial Waterfront To the south: Commercial Waterfront To the east: Intracoastal Waterway To the west: Estate Density 2UPA (across SE Federal Highway) Figure 5: Future Land Use Designation Map F. Determination of compliance with Comprehensive Growth Management Plan requirements - Growth Management Department Unresolved Issues: Unresolved Issues: Item #1: Generic Comp Plan Compliance-GMD Pursuant to Section 10.2.D.7., LDR, Martin County, Fla. (2016), "When reviewing an application for a development permit that is certified by a professional listed in F.S , the County shall not request additional information from the applicant more than three times, unless the applicant waives the limitation in writing. If the applicant believes the request for additional information is not authorized by ordinance, rule, statute, or other legal authority, the County, at the applicant's request, shall proceed to process the application for approval or denial." The restrictions of a maximum of three requests for information from the licensed agent must be adhered to by the County process as required by the provisions of Section , Fla. Stat. (2016). Therefore, this application may not be subject to any additional resubmittals or review unless the applicant elects to waive these limitations in writing. Please verify in writing that the applicant waives the limitations of Florida Statute Page 6 of 24

7 G. Determination of compliance with land use, site design standards, zoning, and procedural requirements - Growth Management Department Unresolved Issues: Item #1: Application By Other Than Property Owner The agent acting for the property owner must provide as part of this application a power of attorney to do so. [Section 10.2.B.5, LDR] Please submit updated authorizations that identify that the authority of the Mr. Yudin and Mathers Engineering to represent the property owner. The authorizations on file for this application, attached as Exhibit 1 to this report, do not reflect the new application/authorization type (revised master/final site plan) and appear to have been automatically revoked in Item #2: Application Elective Submittal Fee An additional fee is required for the review of the elective resubmittal of documents for this development application. Please include the $3, elective resubmittal review fee (includes the GMD, ENG, and EMD fees). Item #3: Option 1 Other Agency Permits The applicant has elected 'Option 1' regarding Agency permit submittal for review for consistency. No final site plan shall be approved until all applicable local, state, and federal approved permits are submitted and reviewed by the County Administrator. 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) Please submit all applicable authorizations prior to final approval of this application. Additional Information: Information #1: 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 4.37 Page 7 of 24

8 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 (2017) H. Determination of compliance with the urban design and community redevelopment requirements Community Development Department Unresolved Issues: Commercial Design Item #1: Control Of Building Mass On the ground floor of any primary facade, no continuous wall plane shall exceed 100 linear feet, nor shall any single wall plane constitute more than 60% of a building total length. A wall plane shall be offset a minimum of 3 feet from the adjacent wall plane and a minimum of eight feet in length to be considered a separate wall plane. However, any portion of a wall plane having a pedestrian arcade extending a minimum of eight feet out from such wall, shall be considered a separate wall plane, provided that such arcade does not extend uninterrupted farther than 120 linear feet. MARTIN COUNTY, FLA., LDR, SECTION B. (2013) Please submit revised architectural elevations to correct the following design issues for the referenced façade: 1. Proposed Hotel: a. South façade: Non-comply, a continuous wall plane exceeds 60% of the building total length. 2. Proposed Showroom: a. South façade: Non-comply, a continuous wall plane exceeds 60% of the building total length. b. North façade: Non-comply, a continuous wall plane exceeds 60% of the building total length. Item #2: Min Design Elements, Primary Facade All primary facades on the ground floor shall have at least four of the approved design features along a minimum of 50 percent of their horizontal length. The list of approved design features is found in Section C, Land Development Regulations, Martin County, Fla. (2013). 1. Proposed Hotel: a. South façade: Please show on the South Elevation the column shown on the Ground Floor Plan. Please show on the Ground Floor Plan the roof overhang of the covered entry. 2. Proposed Showroom: a. South façade: 1) Peaked roof forms. Non-Comply. Please show the dimension of the overhanging eave. Page 8 of 24

9 b. North façade: 1) Peaked form roofs. Non-Comply. Please show the dimension of the overhanging eave. Item #3: Blank Walls Along Primary Facade Blank wall areas shall not exceed ten feet in vertical direction and 20 feet in horizontal direction on any primary facade. Control and expansion joints shall be considered blank wall area unless used as a decorative pattern. Wall areas that are adorned using at least one of the design features set forth in paragraph 2., above, shall not be considered blank wall areas. Walls that are adjacent to a pedestrian arcade shall not be considered blank wall areas. MARTIN COUNTY, FLA., LDR, C. (2013) Proposed Hotel: South façade: Non-comply, includes one blank wall area of approximately 20-3 by 20. Please submit revised architectural elevations that include design modifications to meet this requirement. Item #4: Customer Entrance Patio Commercial buildings of more than 10,000 square feet in gross floor area shall provide an outdoor patio area adjacent to the customer entryway of a minimum of 200 square feet in area which provides the following: a. Benches or other seating with structural or vegetative shading; b. Decorative landscape planters. This patio area may be incorporated into a pedestrian arcade that is otherwise in compliance with the requirements of this division 20. MARTIN COUNTY, FLA., LDR, G. (2013) Proposed Hotel: Please show the location and dimensions of the outdoor patio area. Item #5: Prohibited Wall Coverings And Colors The following shall not be used as a wall covering on a primary facade: 1. Reflective or back-lit panels made of plastic, vinyl, fiberglass or similar materials; 2. Unfinished concrete block (i.e., without stucco finish), specifically excepting split-faced block; 3. Corrugated metal panels where such material will cover more than 50 percent of the primary facade area. The following shall not be used on any primary facade: 1. Black or florescent colors; 2. Back-lit awnings; 3. Unshielded florescent lights applied so as to accent the architectural features of a building or structure. MARTIN COUNTY, FLA., LDR, H. (2013) Please show on all the elevation drawings the proposed colors for both the proposed hotel and the proposed showroom addition. Page 9 of 24

10 Item #6: Bicycle And Pedestrian Access All commercial development should be designed to provide safe opportunities for alternative modes of transportation by connecting with existing and future pedestrian and bicycle ways and to provide safe passage from public rights-of- way to the building(s) within the commercial development, between adjoining developments, and between alternative modes of transportation. Wherever possible, pedestrian ways should be constructed of paver blocks, stamped or colored concrete or similar materials that clearly distinguish them from vehicular use areas and promote traffic calming. Structural or vegetative shading shall be provided along pedestrian ways at intervals of no greater than 70 feet. MARTIN COUNTY, FLA., LDR, A. (2013) 1. Proposed Hotel: a. Please show on the Site Plan the required walkways connecting to the existing sidewalks. b. Please show on the site plan the structural or vegetative shading and on the architectural drawings a detail of the structural or vegetative shading on the architectural drawings. 2. Proposed Showroom: a. Please show on the site plan the structural or vegetative shading. Item #7: Bicycle And Pedestrian Amenities Bicycle and pedestrian amenities shall be provided as determined by the square footage of buildings on the site ,999 square feet of Gross Floor Area of Commercial Development [GFACD] requires 1 bike rack, 2. 10,000-50,000 sq ft of GFACD requires 1 bike rack and 1 bench, 3. 50, ,000 sq ft of GFACD requires 2 bike racks and 2 benches, ,001+ sq ft of GFACD requires 4 bike racks, 4 benches and an outdoor water fountain) These amenities may be incorporated into a pedestrian arcade or similar feature that otherwise meets the requirements of this division 20. Bicycle racks shall be provided within 50 feet of any customer entrance. The design of all amenities shall be of durable, long-lasting materials, consistent with the design of the principal structures on site and principles found in Bicycle Facilities Planning and Design Handbook (State of Florida, Department of Transportation, 1997). Benches shall not be less than six feet in length and shall have either structural or vegetative shading. Required bike racks shall be the inverted "U" type and shall be designed to store a minimum of six bicycles each. MARTIN COUNTY, FLA., LDR, B. (2013) Please show the following required elements to the site plan and architectural drawings: 1. Proposed Hotel: a. 1 bike rack and 1 bench shall be provided 2. Proposed Showroom a. 1 bike rack is required Item #8: Lighting Page 10 of 24

11 Lighting fixtures shall be a maximum of 30 feet in height within a parking lot and shall be a maximum of 20 feet in height within non-vehicular pedestrian areas. MARTIN COUNTY, FLA., LDR, C. (2013) Please show location and dimensions of light fixtures. Item #9: Screening Of Service Function Areas The required screening of roof mounted mechanical equipment including air conditioning units and ductwork shall be as follows: when located on a flat roof, roof shall provide full parapet coverage a minimum of four feet in height, or to the highest point of the mechanical equipment whichever is lower. All mechanical equipment shall comply with the provisions of Article XI, Noise, of Article 12, Environmental Control of the Code of Laws and Ordinances. MARTIN COUNTY, FLA., LDR, SECTION D. (2013) Please show on the elevations the location of mechanical equipment and the required screening of any roof mounted mechanical equipment on both the proposed hotel and the proposed showroom. Item #10: Generic Compliance Issue-Urban Planning Proposed Hotel: The South, West Elevation and North elevations are considered the primary facades. The cardinal direction of the North arrows shown on the floor plans on sheets A-1.01 and A-1.02 do not appear to coincide with the cardinal direction of the North arrow shown on the Site Plan. 1. Please show the North arrow on all the floor plans with the same geographic direction that is shown on the Site Plan. Please label the floor plans on sheets A-1.01 and A-1.02 with same geographic orientation as the buildings shown on the Site Plan. 2. Please label the elevations included on Sheets A-1.02 and A-2.01 with the same cardinal directions shown on the Site Plan. Proposed Showroom: The South, West and North elevations are considered the primary façades. The cardinal direction of the North arrow shown on the floor plan of sheet A-1.02 does not appear to coincide with the cardinal direction of the North arrow shown on the Site Plan. 1. Please show the North arrow on the floor plan with the same geographic direction that is shown on the Site Plan. 2. Please label the elevations and floor plan on sheet A-1.02 with same geographic orientation as the buildings shown on the Site Plan. 3. Please include on Sheet A-1.02 the South elevation of the proposed showroom. 4. Please label all the elevations included on Sheet A-1.02 with the same cardinal directions shown on the Site Plan. Page 11 of 24

12 Community Redevelopment Area The project is not located within a Community Redevelopment Area, as identified within Division 6, Article 3, LDR, Martin County, Fla (2017). Therefore, the Urban Design reviewer was not required to review this application for consistency with the CRA design criteria within the Land Development Regulations. I. Determination of compliance with the property management requirements Engineering Department There are no property management items, property transfers or right-of-way dedications proposed by the applicant or required by the County as part of the revisions to the existing master/final site plan. Therefore, the Engineering Department was not required to review this application for property management requirements of the Martin County Codes. J. Determination of compliance with environmental and landscaping requirements - Growth Management Department Unresolved Issues: Environmental Item #1: Check For Previous Violations Review of aerial photographs from the past few years show the planted vegetation within the preserve area along the shoreline has decreased in overall coverage and appears to have been replaced with sod. Original approval of this development under Resolution Number on September 4, 2007 included a PAMP and requirements to plant the preserve with native vegetation and maintain this area as a preserve in perpetuity. Preserve areas not currently in compliance with the approved PAMP shall be restored prior to county staff recommending approval for this application. Please contact the environmental reviewer so a plan of action can be developed to bring the preserve areas back into compliance. Failure to bring the preserve areas into compliance in a timely manner may result in a code enforcement violation. Item #2: General Compliance-Environmental The newly revised site plan shows a proposed stairway leading from the seawall in the north portion of the site and down into the established preserve and shoreline area. This area is managed and regulated under an approved PAMP with native plantings along the shoreline that exist below the seawall. It is unclear on the purpose of this stairway and if this use along the shoreline will negatively affect the preserve area. Please demonstrate the stairway and proposed use is in compliance with the approved PAMP. Page 12 of 24

13 Landscape Unresolved Issues: Item #1: Interior VUA Requirements-Non-Res Sites 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. 2. Interior landscape areas shall be no less than 12 feet in width, exclusive of curbing. Whenever linear medians at least 50 feet long having shade trees spaced no greater than 15 feet on center are used, the minimum width may be reduced to eight feet exclusive of curbing. 3. Terminal islands of not less than ten feet in width exclusive of curbing and 18 feet in length shall be provided at each end of a parking row. At least one tree shall be planted in every island. 4. Interior medians of at least six feet in width exclusive of curbing shall be provided between an interior row of parking spaces and an abutting interior driveway or between abutting rows of parking spaces. At least one tree shall be required for every 30 linear feet of interior median, planted singly or in clusters with tree locations not more than 60 feet apart. 5. Interior islands shall measure not less than five feet in width exclusive of curbing and 20 feet in length and may be reduced five feet less than the required parking space length. Such islands shall be placed within rows of parking spaces so that there is at least one interior island for every ten parking spaces or portion thereof. At least one tree shall be required per island with the remainder of the island landscaped with grass, ground cover, mulch, shrubs, or other treatment excluding pavement or sand. 6. All trees required within vehicular use areas shall be shade trees. [Section B.2.a., LDR] 7. For vehicular use areas not utilized for off-street parking, but serving the vehicular access or storage needs of the public (stacking lanes for drive-in banks and restaurants), ten percent of the total paved area of such vehicular use area shall be added to interior landscaping. 8. Divider medians, and Interior or Terminal islands shall not be used as stormwater management or conveyance facilities. 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." Page 13 of 24

14 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. Provide copies of recorded easements where landscaping is proposed, identifying the easement holder that is to provide the written permissions, as required above. 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 Susan E. O'Rourke, P.E. dated June 28, Susan E. O'Rourke, P.E. stated that the site's maximum impact was assumed to be 13 trips during the PM peak hour. The generalized service capacity of SR-5 (US-1) between Palm Beach County and CR- A1A is 3,110; 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 Findings of Compliance: This development application supporting survey has been reviewed by the County Survey Division (Engineering Department). The County Surveyor (or delegate) finds the survey in conformance with rules as they apply to this application lying within Martin County's Land Development Regulation Article 4, Florida Statutes Chapter 472 Land Surveying and Mapping or Florida Statutes Chapter 177 requirements. This division recommends approval of the application, subject to compliance with all other applicable standards for the submittal of all post-approval documents and field verification. M. Determination of compliance with engineering, storm water and flood management requirements - Engineering Department Unresolved Issues: Item #1: Stormwater Mgmt Construction Plans 1. Provide a cover sheet with an index of the sheets provided in the Construction Plans. 2. Provide a detail for the proposed swale. Swales shall have a maximum side slope of 4H:1V, a minimum shoulder width of 5-feet on one side to allow for maintenance, a minimum bottom width of 1-foot, and a minimum depth of 8-inches. 3. Based on the existing elevations provided on the Drainage Modifications Plan, the minimum Page 14 of 24

15 perimeter berm elevation is not met along the north property line. Provide a detail for how the perimeter berm will be regraded in that location. 4. The construction plans do not include all the areas of the proposed modifications as shown on the Revised Master and Final Site Plan. Include construction plans and details for the proposed 6- foot foot bridge. Provide details for the proposed loading space and valet parking pavement markings. 5. Label the minimum finished floor elevations for the proposed Hotel Building and Proposed Retail Showroom on the Revised Final Site Plan. Additional Information: Information #1: The development order shall be conditioned as follows: "Prior to the issuance of each Certificate of Occupancy, the builder shall be required to submit a valid National Flood Insurance Program Elevation Certificate to the County s Engineering Department. 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, Land Development Regulations, Martin County, Fla. ([2014]). Staff finds that the proposed site plan / plat complies with applicable addressing regulations. The street name SE Federal Hwy is existing and meets all addressing LDRs. An address will be assigned to this property upon approval of this site plan application in accordance with Section D. Unresolved Issues: Electronic File Submittal Item #1: Elec File Format A digital site plan is required to be submitted with the final site plan application. The required digital file format for the site plan is AutoCAD drawing format (.dwg). The digital version of the site plan must match the hardcopy version as submitted. Updated digital site plan files will be required to be submitted by the applicant during the development review process. All digital deliverables must be submitted on CD-ROM and labeled with project name, date, and applicant contact information. No new AutoCAD revised master site and final plan dwg file was submitted. Only an updated boundary survey dwg file was submitted. O. Determination of compliance with utilities requirements - Utilities Department Water and Wastewater Service Page 15 of 24

16 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. Potable water service to this parcel is currently provided by the Village of Tequesta. The service provider is the Village of Tequesta. Sanitary service to this parcel is currently provided by the Loxahatchee River District. The service provider is the Loxahatchee River District. 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. Potable water service to this parcel is to be provided by the Village of Tequesta. The service provider is the Village of Tequesta. The applicant has provided a letter from the Village of Tequesta confirming that potable water treatment plant capacity and water main capacity is available to service the proposed development. Water service capacity must be reserved through the execution of a service agreement with Village of Tequesta. The project is in compliance with the Martin County Code [ref. Code, LDR, s.5.32.d.1, 2, and 3.a.(1)(2)(3)(4)(5)(6) and i.(2) Code, LDR, Art.5, Div.2]. 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: 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 Page 16 of 24

17 approval. Information #2: The following fire suppression water flow is the minimum for residential 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. APPROVED WATER SUPPLY - HYDRANT FLOW TEST A hydrant flow test will be required to determine the available water supply to meet the needed fire flow for this project. Contact the Fire Prevention office at (772) to schedule the flow test. 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]. Emergency Management The applicant has indicated that the proposed revisions to the Jupiter Point Marina approved master site plan are for non-residential uses and do not result in a demand for shelter capacity and Emergency Management resources, pursuant to Section 10.1.F, LDR. Therefore, the Emergency Management Department was not required to review this application for consistency with the requirements contained in the Land Development Regulations, Comprehensive Growth Management Plan or Martin County Codes. Q. Determination of compliance with Americans with Disability Act (ADA) requirements - General Services Department Unresolved Issues: Item #1: ADA-Parking Shortest Route General. Designated accessible spaces shall be designed and marked for the exclusive use of those individuals who have a severe physical disability and have permanent or temporary mobility problems that substantially impair their ability to ambulate and who have been issued either a disabled parking permit under s or s or a license plate under s , s , s , or s Parking spaces complying with 502 that serve a particular building or facility shall be located on the shortest accessible route from parking to an entrance complying with All spaces must be located on an accessible route that is at least 44 inches (1118 mm) wide and so that users are not compelled to walk or wheel behind parked vehicles except behind his or her own vehicle. Where parking serves more than one accessible entrance, parking spaces complying with 502 shall be dispersed and located on the shortest accessible route to the accessible entrances. If there are multiple entrances Page 17 of 24

18 for multiple retail stores the parking spaces must be dispersed to provide parking at the nearest accessible entrance. In parking facilities that do not serve a particular building or facility, parking spaces complying with 502 shall be located on the shortest accessible route to an accessible pedestrian entrance of the parking facility. (2014 FBC, FIFTH EDITION\ACCESSIBILITY ) 7/11/ Need at least 2 ADA parking spaces in front of entrance for proposed retail. Item #2: ADA-Parking, Painted Boundary, Sign Identification. Parking space identification signs shall include the International Symbol of Accessibility complying with Signs identifying van parking spaces when required by shall contain the designation van accessible Each such parking space must be striped in a manner that is consistent with the standards of the controlling jurisdiction for other spaces and prominently outlined with blue paint, and must be repainted when necessary, to be clearly distinguishable as a parking space designated for persons who have disabilities. The space must be posted with a permanent above-grade sign of a color and design approved by the Department of Transportation, which is placed on or at least 60 inches (1525 mm) above the finished floor or ground surface measured to the bottom of the sign and which bears the international symbol of accessibility and the caption PARKING BY DISABLED PERMIT ONLY. Such a sign, erected after October 1, 1996, must indicate the penalty for illegal use of the space. Any provision of this section to the contrary notwithstanding, in a theme park or an entertainment complex as defined in Section in which accessible parking is located in designated lots or areas, the signage indicating the lot as reserved for accessible parking may be located at the entrances to the lot in lieu of a sign at each parking place. (2014 FBC, FIFTH EDITION\ACCESSIBILITY 502.6, ) 7/11/ Show parking dimensions, markings and signage. Item #3: ADA-Route, Site Minimum Stds Site Arrival Points. At least one accessible route shall be provided within the site from accessible parking spaces and accessible passenger loading zones; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve Within a Site. At least one accessible route shall connect accessible buildings, accessible facilities, accessible elements, and accessible spaces that are on the same site. (2014 FBC, FIFTH EDITION\ACCESSIBILITY ) Page 18 of 24

19 7/11/ Need to show connection of existing accessible route from ADA parking to sidewalk at proposed hotel. Item #4: ADA-Route, Width Stds Clear Width. Except as provided in and , the clear width of walking surfaces shall be 36 inches (915 mm) minimum. (2014 FBC, FIFTH EDITION\ACCESSIBILITY ) 7/11/ Show widths of accessible routes. Item #5: ADA-Loading Zone 503 PASSENGER LOADING ZONES General. Passenger loading zones shall comply with Vehicle Pull-Up Space. Passenger loading zones shall provide a vehicular pull-up space 96 inches (2440 mm) wide minimum and 20 feet (6100 mm) long minimum Access Aisle. Passenger loading zones shall provide access aisles complying with 503 adjacent to the vehicle pull-up space. Access aisles shall adjoin an accessible route and shall not overlap the vehicular way Width. Access aisles serving vehicle pull-up spaces shall be 60 inches (1525 mm) wide minimum Length. Access aisles shall extend the full length of the vehicle pull-up spaces they serve Marking. Access aisles shall be marked so as to discourage parking in them Floor and Ground Surfaces. Vehicle pull-up spaces and access aisles serving them shall comply with 302. Access aisles shall be at the same level as the vehicle pull-up space they serve. Changes in level are not permitted Vertical Clearance. Vehicle pull-up spaces, access aisles serving them, and a vehicular route from an entrance to the passenger loading zone, and from the passenger loading zone to a vehicular exit shall provide a vertical clearance of 114 inches (2895 mm) minimum. (2014 FBC, FIFTH EDITION\ACCESSIBILITY 503) Page 19 of 24

20 7/11/ Parking facilities that provide valet parking services shall provide at least one passenger loading zone complying with 503. (2015 FBC, Fifth Edition/Accessibility 209.4) **Also, Accessible spaces are required in parking facilities with valet parking because vehicles specially equipped for persons with disabilities may not be easily used by others. Further, valet parking may not be available at all hours a parking facility is open. *** (ADA Standards) R. Determination of compliance with Martin County Health Department and Martin County School Board Martin County Health Department Findings of Compliance: The Health Department staff has reviewed the application for this project and finds it in compliance with the applicable Land Development Regulations. We have reviewed the revised plans for this project and the site plan is in compliance with our requirements. Martin County School Board The applicant has indicated that the proposed revisions to the Jupiter Pointe Marina approved master site plan are for non-residential uses and do not result in a demand for school capacity and resources, pursuant to Section 10.1.F, LDR. Therefore, the Martin County School Board was not required to review this application for consistency with the Martin County Codes regarding school concurrency. 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 5.7.D of the Adequate Public Facilities LDR for a Certificate of Adequate Public Facilities Reservation. Potable water facilities service provider - Village of Tequesta Source - Environmental Services Department Reference - see Section O of this staff report Sanitary sewer facilities service provider - Loxahatchee River District Source -Environmental Services Department Reference - see Section O of this staff report Solid waste facilities Findings In Place Source - Growth Management Department Stormwater management facilities Page 20 of 24

21 Findings - Pending Source - Engineering Department Reference - see Section N of this staff report Community park facilities Findings In Place Source - Growth Management Department Roads facilities Findings - Comply Source - Engineering Department Reference - see Section M of this staff report Mass transit facilities Findings In Place Source - Engineering Department Reference - see Section L of this staff report Public safety facilities Findings N/A Source - Growth Management Department Reference - see Section P 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: 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. Page 21 of 24

22 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: 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: Page 22 of 24

23 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. V. Local, State, and Federal Permits The applicant has chosen Option 1 for other agency permit submittal and consistency review. The project is required to submit applicable other agency permits for review for consistency with the Martin County development order prior to final site plan approval. 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: $27, $27, $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: Agent: Jupiter Pointe Marina SE Federal Hwy Tequesta, FL John Yudin Guy, Yudin & Foster, LLP 55 East Ocean Blvd. 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 Page 23 of 24

24 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: Power Of Attorney Documents, Application File Page 24 of 24

25 Staff Report - Exhibit 1 - Page 1 of 2

26 Staff Report - Exhibit 1 - Page 2 of 2