HOBE SOUND VILLAGE MAJOR FINAL SITE PLAN

Transcription

1 { MARTIN COUNTY, FLORIDA DEVELOPMENT REVIEW STAFF REPORT A. Application Information HOBE SOUND VILLAGE MAJOR FINAL SITE PLAN Applicant: Palm Beach Capital Consultants, LLC Property Owner: Palm Beach Capital Consultants, LLC Agent for the Applicant: Michael Houston, HJA Design Studio, LLC County Project Coordinator: Paul Schilling, Principal Planner Growth Management Director: Nicki van Vonno, AICP Project Number: H Application Type and Number: D Report Number: 2017_0106_H _DRT_Staff_FINAL Application Received: 07/15/2015 Transmitted: 07/17/2015 Date of Staff Report: 09/04/2015 Joint Workshop: 09/10/2015 Resubmittal Received: 12/07/2015 Transmitted: 12/08/2015 Date of Staff Report: 03/04/2016 Joint Workshop: 03/17/2016 Resubmittal Received: 10/31/2016 Transmitted: 11/01/2016 Date of Staff Report: 01/06/2017 B. Project description and analysis Request for major final site plan approval for a 90 unit residential townhome project within the Hobe Sound CRA Boundary. The undeveloped acre site is located along the west side of SE Federal Hwy and abuts the Banner Lake community to the west and the Pine School campus to the south. Included in this application is a request for a Certificate of Public Facilities Reservation. The future land use designation for the subject property is Commercial Office/Residential and Low Density Residential with COR-2 and RM-5 zoning districts. The parcel lies within the Hobe Sound Community Redevelopment Area (CRA). The adopted CRA regulations for the design of future development in the CRA and the construction of structures within the CRA are applicable to this proposed development. The gross residential density of the project is 6.05 units per acre. The property is located within the Primary Urban Service District. As such, there is an expectation and

2 a requirement that the full range of urban services are either in place or will be provided to support the future residents of the proposed subdivision. C. Staff recommendation The specific findings and conclusion of each review agency related to this request are identified in Sections F through T of this report. The current review status for each agency is as follows: Section Division or Department Reviewer Phone Assessment F Comprehensive Plan Paul Schilling Non-Comply F ARDP Samantha Lovelady Comply G Development Review Paul Schilling Non-Comply H Urban Design Paul Schilling N/A H Community Redevelopment Paul Schilling Non-Comply I Property Management Colleen Holmes N/A J Environmental Shawn McCarthy Non-Comply J Landscaping Karen Sjoholm Non-Comply K Transportation Stephanie Piche Non-Comply L County Surveyor Michael O Brien N/A M Engineering Lisa Wichser Non-Comply N Addressing Emily Kohler Non-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 Comply R Health Department Todd Reinhold N/A R School Board Kimberly Everman Review Pending S County Attorney Krista Storey N/A T Adequate Public Facilities Paul Schilling Review Pending D. Review Board action This application meets the threshold requirements for processing as a major development. As such, a review of this application is required by the Local Planning Agency (LPA) and final action by the Board of County Commissioners (BCC). Both the LPA and the BCC meetings must be public hearings. Pursuant to Section 10.1.F, Land Development Regulations, Martin County, Fla., it shall at all times be the applicant s responsibility to demonstrate compliance with the Comprehensive Growth Management Plan (CGMP), Land Development Regulations (LDR) and the Code. The applicant sought to address non-compliance findings from the initial staff report with its resubmittal dated December 7, Both the initial staff report and resubmittal are incorporated herein by reference. Page 2 of 25

3 The applicant sought to address non-compliance findings from the staff report dated March 4, 2016 with its resubmittal dated October 31, Both the previous staff report and resubmittal are incorporated herein by reference. The applicant is required to re-submit materials in response to the non-compliance findings within this report. Upon receipt, the re-submitted materials will be transmitted for review to the appropriate review agencies and individuals that participate in the County's review process. A revised staff report will be created once the next review cycle has been completed. E. Location and site information Parcel number(s) and address: SE Federal Hwy SE Neptune St Existing zoning: COR-2, Commercial Office/Residential Existing zoning: R-2B, Single Family Residential Future land use: Commercial Office/Residential Future land use: Low Density Residential Census tract: Not Applicable Commission district: 3 Community redevelopment area: Hobe Sound Municipal service taxing unit: Southern MSTU Planning area: South County Urban services district: Primary Urban Service District Taxing district: C Traffic analysis zone: 78 The undeveloped acre site is located along the west side of SE Federal Hwy and abuts the Banner Lake community to the west and the Pine School campus to the south. Page 3 of 25

4 LOCATION MAP Page 4 of 25

5 AERIAL MAP Page 5 of 25

6 ZONING MAP Page 6 of 25

7 FUTURE LAND USE MAP Page 7 of 25

8 HOBE SOUND CRA MAP Page 8 of 25

9 F. Determination of compliance with Comprehensive Growth Management Plan requirements - Growth Management Department 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: Site Plan A complete site plan is required as part of the application pursuant to Section 10.2.B., LDR, Martin County, Fla. 1. The applicant has indicated there will be a future plat application. As previously requested, all lots, tracts, common areas, etc. must be clearly identified on the final site plan. 2. The proposed Grading and Drainage Plan identifies a retention area on the north side of SE Neptune Street. This retention area is not shown on the Final Site Plan and is outside the limit of the proposed Final Site Plan. Revise the Final Site Plan and the accompanying legal description and boundary surveys accordingly. 3. Item #2: Plat The applicant has indicated there will be a future plat application. As previously requested, all lots, tracts, common areas, etc. must be clearly identified on the final site plan. In the resubmittal dated October 31, 2016, the applicant references a new exhibit titled Preliminary Plat. This reviewer is unable to locate said exhibit. Please explain. Item #3: Off-Street Parking 1. Required parking 2 spaces per unit. Proposed parking spaces 180, 90 in garage, 90 in driveway + 18 guest spaces Page 9 of 25

10 Tandem parking uses must be the subject of a parking agreement pursuant to Section B.1 LDR, Martin County, Fla. Please provide. Item #4: Disclosure Requirements Please submit a completed financial disclosure affidavit form. MARTIN COUNTY, FLA., LDR, 10.2.B.3. (2016) Additional Information: Information #1: 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 $2,282 elective resubmittal review fee with the resubmittal package. MARTIN COUNTY, FLA., LDR 10.2.D.4 Information #2: Required Permits The applicant has elected Option 2 regarding the submission of Agency permits. Prior to scheduling the mandatory pre-construction meeting for construction commencement authorization, all applicable local, state, and federal approved permits are to be submitted for review by the County Administrator with remittance of a $ review fee. If an application is made to any permitting agency for a modification to a permit that was required to be issued prior to final site plan approval, the application for the permit modification must be submitted concurrently to Martin County. MARTIN COUNTY, FLA., LDR, 10.9.A Information #3: Land Clearing No land clearing is authorized prior to the mandatory pre-construction meeting for the project. Property corners and preservation areas shall be located by a licensed land surveyor and clearly marked in the field prior to the pre-construction meeting. Authorization for clearing to install erosion control devices and preserve barricades will be granted at the pre-construction meeting. No additional land clearing shall commence until a satisfactory inspection of the required control structures and barricades has been obtained. Authorization for the relocation of gopher tortoises within the development, as provided for on state agency permits, may be granted by the Growth Management Department upon review of required permit materials. MARTIN COUNTY, FLA., LDR, 10.8.A (2016) H. Determination of compliance with the urban design and community redevelopment requirements Community Development Department Commercial Design N/A The proposed project is residential. Therefore, the Commercial Design reviewer was not required to Page 10 of 25

11 review this application for consistency with the Martin County Codes for the commercial design requirements of the Land Development Regulations. MARTIN COUNTY, FLA., LDR, B. (2016) Unresolved Issues: Community Redevelopment Item #1: Community Redevelopment Areas On April 15, 2015, the Community Development Department staff presented the community vision in the CRA Plan for the proposed site, consisting of approximately acre of undeveloped land, located along SE Federal Hwy and abuts the Banner Lake community to the west and the Pine School campus to the south. The property has the future land use designation of Commercial/Office/Residential (COR) and Low Density Residential. The current zoning is COR-2 and RM-5 (see Attached Maps). The property is located within the Hobe Sound CRA. The property does not fall within the Bridge Road or A-1-A Corridor Community Redevelopment Overlays or the Mixed-Use Overlay. Hobe Sound Community Redevelopment Design Standards for Landscaping, Streets Types, Signage, and Building Types, do apply to assist in implementing the community vision. In the resubmittal dated October 31, 2016, the applicant did not respond to item #2 and #3 below: The last edition of final site plan included a Sheet 2 with the building types (details). The current site plan only contains Sheet 1. Item #2: Setbacks: The minimum front setback requirement is 0 ft. to 10 ft. pursuant to the Hobe Sound Design Regulations. Several of the proposed building locations must be revised to demonstrate compliance. Item #3: Building types Front loaded garages are not permitted. Building types D and E must be removed. Is the applicant requesting alternative compliance? 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, Page 11 of 25

12 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 Unresolved Issues: Environmental Item #1: General Compliance-Environmental Items related to the final site plan or construction plans: 1. All preserve areas which are adjacent to multifamily lots shall be clearly marked with signs indicating that the area is a preserve area, subject to a recorded preserve area management plan on file in the Martin County Growth Management Department. As previously requested, please provide for specific locations of large preserve area signs and preserve area boundary markers on your final site plan and construction plans. Provide a construction detail for these permanent signs on the construction plans. 2. Large preserve area signs will be at least 11 x 14 inches in size and will be posted in conspicuous locations along the Preserve Area boundary, at a frequency of no less than one (1) sign per 500 feet. 3. Please provide cross-sectional details demonstrating that all proposed primary structures are setback 10 feet from the preserve boundary and all secondary structures (including dry detention areas, sidewalks, pools, etc..) are setback 5 feet from the preserve boundary. Item #2: General Compliance-Environmental The following comments are in response and review of the Florida Wildfire Risk Assessment Scoresheet provided with your application. The revised score of 62 on the scoresheet will require a defensible space to protect against wildland fires. Projects that score less than 75 on the scoresheet and can show the location of the 30 foot defensible space, if necessary, to be partially located in the preserve, shall provde a firewise protection plan to be part of the PAMP. The plan shall follow the firewise landscaping guidelines developed by the Florida Forest Service. The portion of preserve area within the defensible space shall be maintained in perpetuity in accordance with the firewise protection plan. Section C. - Building Construction. Proposed building construction methodology, as identified on the scoresheet, will need to be conveyed to requisite documents and plans for approval including the Development order, Final Site Plan, Declaration of Covenants and Restrictions approved with plat, and future building permits. The Final Site Plan shall have notes to document and convey this requirement. Page 12 of 25

13 Section D. - Fire Protection. Review to be confirmed by Fire Marshall. Section E. - Utilities. Section F. - Additional Rating Factors. Required Firewise setbacks shall be illustrated on the final site plan with other setback requirements. Landscape Unresolved Issues: Item #1: Landscape Material Standards-General Please demonstrate compliance with the following requirements (Section 4.664, LDR): a. At least 75 percent of all required landscaping, by category, in the form of trees and shrubs shall consist of native vegetation. Remedy/Suggestion/Clarification: Please specify that the proposed Pinus elliottii be the variety densa. Item #2: Landscaping Adjacent To Utilities Tree species and placement shall be selected so as to minimize conflicts with existing or proposed utilities. Remedy/Suggestion/Clarification: The construction plans do not appear to have been updated to reflect the revised site plan/building designs and the utility plan indicates a web of utilities throughout most of the landscape areas. How are potential conflicts between trees and underground utilities going to be addressed? K. Determination of compliance with transportation requirements - Engineering Department Item #1: Traffic Impact 1. The traffic impact analysis must be revised for consistency with the buildout year. L. Determination of compliance with county surveyor - Engineering Department N/A 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 Page 13 of 25

14 M. Determination of compliance with engineering, storm water and flood management requirements - Engineering Department Unresolved Issues: Item #1: Rights Of Way Improvements 1. Turning radius is measured from the outside wheel path / lane line. Clearly demonstrate that passenger vehicles can maneuver a U-turn from the guest lane with the proposed configuration along the entrance road. 2. Provide traffic signal modification plans for the intersection of SR-5 (SE Federal Highway) and SE Olympus Street West. The signal modification must include pedestrian phasing. Incorporate appropriate crosswalks. Pedestrians utilizing the sidewalk must have access to the push button. 3. Two existing streetlights will be in the clear zone of the southbound right the turn lane on SR-5 (SE Federal Highway). Provide construction details for the relocation of the streetlights. 4. Identify and detail the construction of a northbound left turn lane at SE Olympus Street West. 5. Identify and detail the construction of the channelization of the median opening at SE Neptune Street. 6. Access at SE Great Egret Lane should be egress only since there is not a provision for guests to maneuver a U-turn if denied access. Emergency ingress could be provided. 7. A sidewalk is required on one side of SE Blue Heron Court. Item #2: Off-Street Parking 1. The standard parking space must be 10 feet by 20 feet. As required under Section E.1.d(2)(e), 25% to 50% of the required parking spaces must meet the standard 10 feet by 20 feet dimension. Clearly identify how this requirement is being met on the Final Site Plan. 2. Provide crosswalks internally and externally. 3. Given the proposed vertical separation between the finished floor and the centerline of the internal roadways, provide internal roadway typical sections with cross slopes. 4. Add curbs to the east ends of SE Reed Way, SE Rush Street and SE Sterling Place to direct runoff into the proposed inlets. 5. Identify the limits of the 3-foot tall fence on the construction plans. 6. The applicant added a CURBING NOTE, " Type F curb to be used in all areas except at driveways." Given the driveway spacing and the pedestrian crossings, staff is asking again for details of the curb transitions and sidewalk curb ramps and detectable warning devices. Identify where the cast-in-place concrete curb is proposed. 7. Identify where the precast concrete wheel stops are proposed. Item #3: Consistency With Other Plans Page 14 of 25

15 1. The applicant has indicated that a plat application is forthcoming. The final site plan must include the limits of the internal roads, sidewalks, recreation and common areas, utility and drainage easements, etc. 2. The Final Site Plan identifies a proposed retaining wall along the proposed preserve area, which is not shown on the Grading and Drainage Plan. 3. The proposed Grading and Drainage Plan identifies a retention area on the north side of SE Neptune Street. This retention area is not shown on the Final Site Plan and is outside the limit of the proposed Final Site Plan. Revise the Final Site Plan and the accompanying legal description and boundary surveys accordingly. 4. The proposed street names are not identified on the proposed construction plans. Item #4: Stormwater Mgmt Pre-Development 1. Staff's data continues to support the assertion that the contributing basin area is closer to 45 acres. Staff performed another field review of the drainage along SE Bridge Road to make sure that the basin was correct because of the high frequency of flooding in this community. A significant area of SE Bridge Road flows into the undeveloped lot north of SE Mars Street, but there is no pipe under SE Mars Street, so it does not connect unless it stages up above the road level. Based on the field review the basin boundaries follow: SE Mars Street to the north; the ridgeline west of SE Florida Avenue to the west; the SE Federal Highway right-of-way to the east; and the ridgeline in the Pine School property to the south (although it is hard to tell how much goes into their retention and how much bypasses it). This neighborhood has a robust history of house flooding, so staff believes that it is prudent to use the larger basin boundary and err on the side of caution. An image of the area is included herein. 2. Using the applicant's topographic survey and the applicant's Geotechnical Report, staff determined that the water table (in NAVD88): at HA1 to be 14.0, at HA2 to be 9.0; at HA4 to be 12.6; at HA5 to be 10.8; at HA6 to be 10.5; and HA7 to be 12.0; at HA8 to be 12.0; and at HA9 to be The average is Furthermore, staff has confirmed that there was standing water in the in the linear retention east of SE Psyche Street and SE Aurora Street last year when it was inspected. There was also water in the low area south of SE Neptune Street where the 18-inch pipe crosses under the road. During the wet season the area south of SE Mars Street stays wet for extended periods. As with the contributing basin area, staff believes that it is prudent to use the higher water table and err on the side of caution. Page 15 of 25

16 Image of area referred to in Item #4.1. above Item #5: Stormwater Mgmt Post-Development 1. The areas used in the Stormwater Management Report (the table in Section 2.1) do not match the areas identified on the Final Site Plan. Check the areas for the buildings and the retention. Some of the discrepancy may come from the additional area north of SE Neptune Street. 2. Revise the stage-storage table to account for the wet season water table elevation being above 8.0 Page 16 of 25

17 NAVD. Also, it appears there is an off-site area being used for storage. This area is privately owned and parts are currently vacant. Should these parcels be developed or redeveloped, the storage area will be lost. This area cannot be relied upon for storage. 3. The proposed peak stage for the 100-year 3-day storm event is with 0.03 feet of the finished floor of an existing home. Given the robust history of house flooding in the neighborhood, staff encourages a larger freeboard. Item #6: Stormwater Mgmt Construction Plans 1. The roadway elevations cannot be confirmed as adequate until the 10-year 24-hour maximum storm stage has been provided. 2. The minimum finished floor elevations cannot be confirmed as adequate until the 100-year 72- hour storm event is verified. 3. If the patios on the backs of buildings are at a standard 4" lower than the finished floors, the grading to contour 18.0 is steeper than the allowable 4:1 slope. 4. The elevation of the top of the dry detention area (and / or the perimeter berm) must be set above the stage reached from the accumulation of runoff after the 100-year 72-hour storm event. If this elevation is higher than the adjacent properties, provisions must be made to allow the runoff from the adjacent site to enter the dry detention area (or pass through the perimeter berm). N. Determination of compliance with addressing and electronic file submittal requirements Growth Management and Information Technology Departments Unresolved Issues: Item #1: Street Naming Addressing Remedy/Suggestion/Clarification: New comment - Please change the street name SE Olympus Way to SE Olympus St. SE Olypmus St is the name that is in the Martin County Street Master List. Please also note that there appears to be an issue with the FDOT street name sign on the mast arm that crosses SE Federal Hwy at the fire station. It has the road name as Olympus "Ave". I am not sure how this can be fixed. Old Comment from In the last staff report I misspoke, I said that the main entry road into this development from SE Federal Hwy must be named SE Olympus WAY per section E of the addressing code, which states - Continuity of street names: New streets shall not change names at intersections except as authorized by the Board of County Commissioners at a public hearing held for the purpose of changing street names. The name of this street in the street master list is SE Olympus ST. There also appears to be an issue with the FDOT street name sign on the mast arm at the fire station. It has the road name as Olympus Ave. All other road names are acceptable. Page 17 of 25

18 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. 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. 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. Additional Information: Information #1: The project is located within a Wellfield Protection Zone and will be required to comply with the Wellfield Protection Ordinance [ref. Code, LDR, s.4.148, and s.4.151code, LDR, Art.4, Div.5]. The project is located in Zone2. The proposed use as a residential community is not affected by the Wellfield Protection Ordinance Requirements at this time. 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. Staff report responses indicate that the applicant shall abide by the code compliant recommendations. The multi-family structures consisting of three or more connected residential units will require automatic fire sprinkler protection in accordance with the requirements of NFPA 13R. Additional Information: Information #1: The AHJ shall have the authority to require an access box(es) to be installed in an accessible location Page 18 of 25

19 where access to or within a structure or area is difficult because of security. [NFPA ] Martin County utilizes and requires the Knox access system. You may contact to order the system. KNOX BOX / KNOX KEY SWITCHES / KNOX PAD LOCKS Access boxes for access to the structure, Key switches for electronic locking mechanisms and/or padlocks for vertical gates are required. Martin County Fire Rescue utilizes the Knox Access system. Contact the Fire Prevention office at (772) for information. 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 residential use: Buildings Other Than One- and Two-Family Dwellings. The minimum fire flow and flow duration for buildings other than one- and two-family dwellings shall be as specified in Table 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]. N/A Emergency Preparedness Q. Determination of compliance with Americans with Disability Act (ADA) requirements - General Services Department Findings of Compliance: The General Services Department staff has reviewed the application and finds it in compliance with the applicable Americans with Disability Act requirements. R. Determination of compliance with Martin County Health Department and Martin County School Board Martin County Health Department Page 19 of 25

20 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 Review pending S. Determination of compliance with legal requirements - County Attorney's Office N/A 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 - SMRU 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 - SMRU 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 review 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 Page 20 of 25

21 Roads facilities (Section 5.32.D.3.f, LDR) Findings review pending Source - Engineering Department Reference - see Section K of this staff report Mass transit facilities (Section 5.32.D.3.g, LDR) Findings - in place Source - Engineering Department Reference - see Section K of this staff report Public safety facilities (Section 5.32.D.3.h, LDR) Findings - in place Source - Growth Management Department Reference - see Section P of this staff report Public school facilities (Section 5.32.D.3.i, LDR) Findings - 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 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 Page 21 of 25

22 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 and one (1) reduced copy 8 1/2" x 11". 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 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: Page 22 of 25

23 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 South Martin Regional Utilities (SMRU) (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. MARTIN COUNTY, FLA., LDR, 10.9.A (2016) Item #1: ENVIRONMENTAL PERMITS The following permits must be submitted prior to scheduling the Pre-Construction meeting: 1. Florida Department of Environmental Protection (FDEP) Environmental Resource Permit (ERP) 2. Florida Fish and Wildlife Conservation Commission (FWC) listed species permit or plan Item #2: RIGHT-OF-WAY PERMITS The following permits must be submitted prior to scheduling a Pre-Construction meeting: FDOT General Use Permit Martin County Right-of-way Use Permit Item #3: STORMWATER MGMT PERMITS The following permits must be submitted prior to scheduling a Pre-Construction meeting: 1. South Florida Water Management District (SFWMD) Environmental Resource Permit (ERP) Page 23 of 25

24 2. Florida Department of Transportation (FDOT) Drainage Connection Permit 3. Florida Department of Environmental Protection (FDEP) Construction General Permit 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: $9, $9, $0.00 Resubmittal fees (1): $2, $2, $0.00 Resubmittal fees (2): $2, $0.00 $2, 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: Palm Beach Capital Consultants, LLC Jeff Gelman, Gelcorp Management 9508 Windy Ridge Road Windemere, FL Michael Houston HJA Design Studio, LLC 50 East Ocaen Blvd., Ste 101 Stuat, 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 Page 24 of 25

25 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 25 of 25