Casa del Mar NWSP
DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA
Development
P&Z
Building
Engineering
Oce. Licenu
Deputy City Clerk
PROJECT NAME:
Casa del Mar
APPLICANT:
Lancore Nursery, LLC (Merv McDonald, Managing Member)
APPLICANT'S AGENT:
Ruden, McClosky, Smith, Schuster & Russell, P.A./ Bonnie Miskel, Esq.,
and Kim Glas-Castro, AICP
AGENT'S ADDRESS: 222 Lakeview Avenue, #800, West Palm Beach, FL 33401
18
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: JulYA 2006
TYPE OF RELIEF SOUGHT: Request new site plan approval to construct 42 fee-simple townhouse
units and 40 condominium units on a 4.11-acre parcel in the Infill
Planned Unit Development (IPUD) zoning district.
LOCATION OF PROPERTY: 2632 North Federal Highway (see Exhibit "A" - Location Map)
DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO.
X THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above. The City Commission having considered the
relief sought by the applicant and heard testimony from the applicant, members of city administrative
staff and the public finds as follows:
DATED:
1.
Application for the relief sought was made by the Applicant in a manner consistent with
the requirements of the City's Land Development Regulations.
2.
The Applic9J1t
~HAS
HAS NOT
established by substantial competent evidence a basis for the relief requested.
3.
The conditions for development requested by the Applicant, administrative staff, or
suggested by the public and supported by substantial competent evidence are as set
forth on Exhibit "C" with notation "Included".
4.
The Applical)t's application for relief is hereby
~GRANTED subject to the conditions referenced in paragraph 3 hereof.
DENIED
5.
This Order shall take effect immediately upon issuance by the City Clerk.
6.
All further development on the property shall be made in accordance with the terms
and conditions of this order.
7.
Other
S:IPlanningISHAREDlWPIPROJECTS\Casa del Mar\NWSP 06-015\OO.ooc
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a
1 In. = 164.8 feet 01 010
f;j
0290
0080
0050 0060
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EXHIBIT "Alf - CASA DEL MAR LOCATION MAP
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(40' RIGHT-OT-"AY)
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Casa del Mar
PREPARED FOR LANCORE NURSERY
CITY Of BOYNTON BEACH, FL
XHIBIT I
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LAND.
DESIGN
SOUTH
~~~~
EXHIBIT "C"
Conditions of Approval
Project name: Casa del Mar
File number: NWSP 06-015
Reference: 3rd review plans identified as a New Site Plan with a May 30 , 2006 Planning & Zoning date stamp
ki
mar 'ns:!.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments: None X
PUBLIC WORKS - Traffic
Comments:
1. The minimum right-of-way width for a PUD is 40-ft. (LDR, Chapter 2.5, X
Section 9.F.) Please provide appropriate right-of-way widths for all
internal roadways and/or make a written request for reduced width,
including justification for the request. Justification for any proposed
reduction in right-of-way width shall address the adequacy of the right-of-
way to handle solid waste storage and truck movement, utility maintenance,
and an evaluation of sight distance for backing out of garages. The
evaluation of sight distance for backing shall include an opinion, from the
Engineer-of-Record regarding the relative safety of this movement within
the reduced right-of-way.
2. The developer has proposed gating this community, providing only 95-feet X
from Federal Hwy. to the gate. The minimum standard for stacking per
County standards is ISO-feet. Please revise plans to provide this minimum
stacking distance.
ENGINEERING DIVISION
Comments:
3. Please note that changes or revisions to these plans may generate additional X
comments. Acceptance of these plans during the Technical Advisory
Review Team (TART) process docs not ensure that additional comments
may not be generated by the Commission and at permit review.
4. All comments requiring changes and/or corrections to the plans shall be X
reflected on all appropriate sheets.
5. Upon satisfactory Commission approval of the site plan, the applicant shall X
enter the plat process through the City's Engineering Division. A
preliminary plat application may be initiated during the site plan review to
expedite issuance of the Land Development Permit.
6. The City already has a proposed subdivision in review at the present with a X
similar name to Casa del Lago. The new name (Casa del Mar) is pending
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS INCLUDE REJECT
verification and will be further reviewed during the platting process.
7. Show proposed site lighting on the Site, Civil and Landscape plans (LDR, X
Chapter 4, Section 7.B.4.)
8. The medians on Federal Highway have existing irrigation and plant material X
belonging to the City of Boynton Beach. Any damage to the irrigation
system and/or plant material as a result of the contractor's operations shall
be repaired or replaced to the equivalent or better grade, as approved by the
City of Boynton Beach, and shan be the sole responsibility of the developer.
The contractor shall notify and coordinate with the City of Boynton Beach
Forestry and Grounds Division of Public Works a minimum of six (6)
weeks in advance of any undenrround activities.
9. Site lighting has been provided in excess (number of lights and intensity) of X
what is strictly required by Code. The City's standards are primarily set up
for parking lots, not residential developments. Site lighting does need to be
provided for the various parking spaces for guests, etc., however simple
coach lights should be sufficient for lighting along the roadways. Staff
recommends that the lighting design be re-evaluated with these factors in
mind.
10. Full drainage plans, including drainage calculations, in accordance with the X
LDR, Chapter 6, Article IV, Section 5 will be required at the time of
permitting
11. Paving, Drainage and site details wilJ not be reviewed for construction X
acceptability at this time. All engineering construction details shall be in
accordance with the applicable City of Boynton Beach Standard Drawings
and the "Engineering Design Handbook and Construction Standards"
and wi]] be reviewed at the time of construction permit application.
UTILITIES
Comments:
12. AlJ utility easements and utility lines shalJ be shown on the site plan and X
landscape plans (as welJ as the Water and Sewer Plans) so that we may
determine which appurtenances, trees or shrubbery may interfere with
utilities. In general, palm trees wi]] be the only tree species alJowed within
utility easements. Canopy trees may be planted outside of the easement so
that roots and branches will not impact those utilities within the easement in
the foreseeable future. The LDR, Chapter 7.5, Article I, Section 18.1 gives
public utilities the authority to remove any trees that interfere with utility
services, either in utility easements or public rights-of-way.
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS INCLUDE REJECT
13. Palm Beach County Health Department permits will be required for the X
water and sewer systems serving this project (CODE, Section 26-12).
14. Fire flow calculations will be required demonstrating the City Code X
requirement of 1,500 g.p.m. (500 g.p.m. some residential developments)
with 20 p.sj. residual pressure as stated in the LDR, Chapter 6, Article IV,
Section 16, or the requirement imposed by Insurance underwriters,
whichever is greater (CODE, Section 26-16(b)).
15. The CODE, Section 26-34(E) requires that a capacity reservation fee be X
paid for this project either upon the request for the Department's signature
on the Health Department application forms or within seven (7) days of site
plan approval, whichever occurs first. This fee will be determined based
upon final meter size, or expected demand.
16. Water and sewer lines to be owned and operated by the City shall be X
included within utility easements. Please show all proposed easements on
the engineering drawings, using a minimum width of 12 feet. The
easements shall be dedicated via separate instrument to the City as stated in
CODE Sec. 26-33 (a).
17. This office will not require securety for installation of the water and sewer X
utilities, on condition that the systems be fully completed, and given to the
City Utilities Department before the first permanent meter is set. Note that
setting of a permanent water meter is a prerequisite to obtaining the
Certificate of Occupancy.
18. A building permit for this project shall not be issued until this Department X
has approved the plans for the water and/or sewer improvements required to
service this project, in accordance with the CODE, Section 26-15.
19. PYC material is generally not permitted on the City's water system. X
However, since this project is located east of Federal Highway, we may
consider the use of PYC C900 pipe for water mains if it is shown tbat
corrosivity will be a problem. This determination will be made during the
detailed utility construction plan review.
20. The Utilities Department staff is requiring that each townhouse block (of X
three or four units) have a master meter, which will become the point of
service for the department. Each townhouse will then be submetered.
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS INCLUDE REJECT
21. Utility construction details will not be reviewed for construction X
acceptability at this time. All utility construction details shall be in
accordance with the Utilities Department's "Utilities Engineering Design
Handbook and Construction Standards" manual (including any updates) and
will be reviewed at the time of construction permit application.
FIRE
Comments:
22. All buildings require an NFPH 13R (townhouses) and an NFPH 13 X
(condominium).
23. All entry gates require a Knox override system. X
24. All entry gates and streets shall be 12 feet wide if one-way and 20 feet wide X
if two-way traffic.
25. Provide a turn around for the Fire Department engines at the Clubhouse. X
26. Hydrant locations: no part of any building can be more than 200 feet from a X
hydrant.
27. Flow test required is 1500 GPM (@, 20 PSI. X
28. All hydrants must be activated up to the point of any vertical construction. X
POLICE
Comments:
29. All lighting shall be metal halide following IESNA Lighting standards. X
30. Landscaping shall not conflict with lighting (to include long-term tree X
canopy gro\\1h).
31. Timer clock or photocell lighting for nighttime use shall be above or near X
entryways.
32. Numerical address: X
. Shall be illuminated for nighttime visibility (dusk to dawn).
. Shall not be obstructed.
. Shall also be placed on the rear of the building if buildings are adjoined by a
common area.
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS INCLUDE REJECT
Residential Security:
. The door leading into a residential unit should be a solid core door and
equipped with a single cylinder dead bolt lock (including garage door).
. When placing the order for a front door that will have a side pane window it
should be placed on the opposite side of the door handle and lock making
them unreachable.
. If front door has zero visibility to front entryway are, it should be equipped
with a 180-degree peephole.
. Entry door should open outward versus inward.
. All exterior doors should be equipped with security hinges.
. Anti-lifting auxiliary locks should be installed on sliding doors and windows.
. Should be pre-wired for alarm system.
There should be strategically placed directories with arrow indicators for
buildings throughout the property at vehicle driver sight level. The directories
should be placed at the inro-ess points.
33. If benches in a park area are intended for nighttime use, adequate lighting X
should be provided for the area in which they are located. They should also
be in open view to eliminate concealment areas.
34. Stairways and balconies should provide open views. X
35. Building architecture should allow for enhanced natural surveillance of all X
parking lots and provide a sense of security.
BUILDING DIVISION
Comments:
36. Please note that changes or revisions to these plans may generate additional X
comments. Acceptance of these plans during the TART (Technical
Advisory Review Team) process does not ensure that additional comments
may not be generated by the commission and at permit review.
37. Buildings, structures and parts thereof shall be designed to withstand the X
minimum wind loads of 140 mph. Wind forces on every building or
structure shall be determined by the provisions of ASCE 7, Chapter 6, and
the provisions of 2004 FBC, Section 1609 (Wind Loads). Calculations that
are signed and sealed by a design professional registered in the state of
Florida shall be submitted for review at the time of permit application.
38. At time of permit review, submit signed and sealed working drawings of the X
proposed construction.
CASA DEL MAR
CONDITIONS OF AFPROV AL
NWSP 06-015
DEPARTMENTS
INCLUDE REJECT
39. A minimum of 2% of the total parking spaces provided for the dwelling X
units covered under the FFHA shall be accessible and comply with the
requirements of the act. Accessible parking spaces shall be equally
distributed for each type of parking provided, e.g. surface parking, parking
structures, etc. per Title 24 CFR, Part 100.205.
40. Compliance with regulations specified In the FFHA, Design and X
Construction Requirements, Title 24 CFR, Part 100.205, is reauired.
41. At the time of permit review, submit details of reinforcement of walls for X
the future installation of grab bars as required by the FFHA, Title 24 CFR,
Part 100.205, Section 3, Requirement #6. All bathrooms within the covered
dwelling unit shall comply.
42. Bathrooms and kitchens in the covered dwelling units shall comply with the X
FFHA, Title 24 CFR 100.205. Indicate on the plans which design
specification ("A" or "B") of the FFHA is being used. The clear floor space
at fixtures and appliances and turning diameters shall be clearly shown on
the plans.
43. The applicant shall provide the City with a copy of the letter that is sent to X
the County impact fee coordinator. To properly deternline the impact fees
that will be assessed for the one-story clubhouse, the letter shall answer the
following:
· Will the clubhouse be restricted to the residents of the entire project only?
· Will the residents have to cross any major roads or thoroughfares to get to the
clubhouse?
· Will there be any additional deliveries to the site?
· Will there be any additional employees to maintain and provide service to the
site?
To allow for an efficient permit review, the applicant should request that the
County send the City a copy of their determination of what impact fees are
required for the clubhouse building.
44. CBBCPP 3.C.3.4 requires the conservation of po tab Ie water. City water may X
not, therefore, be used for landscape irrigation where other sources are
readily available. A permit from PBC Health will be required for a well.
45. A water-use permit from SFWMD is required for an irrigation system that X
utilizes water from a well or body of water as its source. A copy of the
permit shall be submitted at the time of permit application, F.S. 373.216.
46. If capital facility fees (water and sewer) are paid in advance to the City of X
Boynton Beach Utilities Department, the following information shall be
provided at the time of building permit application:
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS
· The full name of the project as it appears on the Development Order and the
Commission-approved site plan.
· If the project is a multi-family project, the building number/s must be
provided. The building numbers must be the same as noted on the
Commission-approved site plans.
· The number of dwelling units in each building.
· The number of bedrooms in each dwelling unit.
· The total amount paid and itemized into how much is for water and how
much is for sewer.
(CBBCO, Chapter 26, Article II, Sections 26-34)
INCLUDE REJECT
47. At time of permit review, submit separate surveys of each lot, parcel, or X
tract. For purposes of setting up property and ownership in the City
computer, provide a copy of the recorded deed for each lot, parcel, or tract.
The recorded deed shall be submitted at time of permit review.
48. At time of building permit application, submit verification that the City of X
Boynton Beach Parks and Recreation Impact Fee requirements have been
satisfied by a paid fee or conveyance of property. The following information
shall be provided:
· A legal description of the land.
· The full name of the project as it appears on the Development Order and the
Commission-approved site plan.
· If the project is a multi-family project, the building number/s must be
provided. The building numbers must be the same as noted on the
Commission-approved site plans.
· The number of dwelling units in each building.
· The total amount being paid.
(CBBCO, Chapter 1, Article V, Section 3(f))
49. Pursuant to approval by the City Commission and all other outside agencies, X
the plans for this project must be submitted to the Building Division for
review at the time of permit application submittal. The plans must
incorporate all the conditions of approval as listed in the development order
and approved by the City Commission.
50. The full address of the project shall be submitted with the construction X
documents at the time of permit application submittal. If the project is multi-
family, then all addresses for the particular building type shall be submitted.
The name of the project as it appears on the Development Order must be
noted on the building permit application at the time of application submittal.
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS INCLUDE REJECT
51. The condo building structure meets the definition of a threshold building per X
F.S. 553.71(7) and shall comply with the requirements of F.s. 553.79 and
the CBBA to the 2004 FBC, Sections 109.3.6.1 through 109.3.6.6.
. The following information must be submitted at the time of permit
application:
. The structural inspection plan must be submitted to the enforcing agency
prior to the issuance of a building permit for the construction of a threshold
building.
. All shoring and re-shoring procedures, plans and details shall be submitted.
. All plans for the building that are required to be signed and sealed by the
architect or engineers of record shall contain a statement that, to the best of
the architect's or engineer's knowledge, the plans and specifications comply
with the applicable fire safety standards as determined by the local authority
in accordance with this section and F.S. Section 633.
PARKS AND RECREATION
Comments:
52. Park Impact Fee: 42 single family attached @ $771.00 each = $32,382.00 X
plus 40 multi family @ $656.00 ea = $26,240.00 = TOTAL $58,622.00 to
be paid at the time of building permit.
FORESTERlENVIRONMENT ALIST
Comments:
53. Turf and landscape (bedding plants) areas should be designed on separate X
zones and time duration for water conservation on the Irrigation Plan.
54. Trees should have separate irrigation bubblers to provide water directly to X
the root ball. [Environmental Regulations, Chapter 7.5, Article II Sec. 5.
C.2.]
PLANNING AND ZONING
Comments:
55. Approval of this project IS contingent upon the approval of the X
accompanying request for land use amendment / rezoning (LUAR 06-018)
and height exception (l-ITEX 06-007).
56. It is the applicant's responsibility to ensure that the application requests are X
publicly advertised in accordance with Ordinance 04-007.
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS INCLUDE REJECT
57. The applicant is responsible for compliance with Ordinance 05-060, the X
"Art in Public Places" program.
58. The existing 10 foot sewer easement where the condo building is planned X
will be required to be abandoned and relocated prior to approval of the
application requests.
59. In order to ensure proper maintenance of the buffer areas, staff recommends X
converting them from private property to "buffer tracts" that would be
owned and maintained by the Home Owners' Association.
60. The dimension of the parking stalls, and vehicular back-up areas are subject X
to the Engineering Division of Public Works' review and approval.
6l. Removal of the existing seawall along the eastern property line adjacent to X
the ICWW will require permits from additional agencies such as the Army
Corp of Engineers and Dept. of Environmental Protection.
62. If an IPUD is located with frontage on the Intracoastal Waterway, X
conditions of approval shall include a deed restriction requiring that any
marina or dockage build will not exceed in \vidth the boundaries of the
project's actual frontage on the water, regardless of what any other
governing or permitting entity may allow or permit per Ch 2. Sec.
5.L.4.g.(3 ).
63. At time of pennitting, identify / label on the plan where all the required X
usable open space is located and the boundaries and square footage
provided for each location. In addition, provide total usable open space area
required (200 square feet per unit) and total provided in the tabular site data.
64. Staff rccommends sodding and irrigating thosc areas bctween existing I X
proposed pavement on both Dimick Road and Lake Drive and the south and
east property lines of the subject property.
65. Staff recommends working with your neighbor to the north (peninsula) to X
utilize their perimeter wall rather than building one immediately adjacent to
it.
66. The trees proposed around the townhouse and condominium buildings must X
be installed at Y2 the building height of the building (Chapter 7.5, Article II,
Section 5.M.).
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS
INCLUDE REJECT
67. If potable water is used for irrigation purposes, the use of drought tolerant X
plant species (per the South Florida Water Management District Manual)
shall be maximized, and the irrigation system should have water conserving
designs (such as a drip system), where possible.
68. Lighting shall not be of an intensity that produces glare on adjacent property X
(Chapter 9, Section 10.F.2.).
69. Feature lighting emphasizing plants, trees, barriers, entrances, and exits is X
encouraged (Chapter 9, Section 1O.F.3.).
70. The location of the proposed monument sign in the entrance median is X
subject to Engineering review (for safe sight distance) and approval. At a
minimum, it must be 10 feet from any property line and surrounded by two
colorful varieties of shrubs and two colorful varieties of groundcover.
71. Approval is conditioned on the applicant establishing ownership of the X
easternmost triangular portion of the property, which applicant claims by
application of the doctrine of accretion. The applicant shall establish
ownership by accretion of the triangular parcel by submitting historic aerials
of the area, soil tests to eliminate the possibility that the triangular area was
created as the result of artificial improvements, affidavits of former or
adjacent property owners, or such other proof as may be appropriate.
Additionally, applicant shall submit a waiver letter from the State of Florida
indicating that the State does not assert claim to the triangular area. The
determination of ownership based on the proof submitted shall be by the
Development Director, subject to review (in the event of denial) by the City
Commission. Issuance of building permits (except clearing and grubbing)
will be conditioned on satisfactory proof of ownership of the easternmost
triangular section of the land by accretion. Failure to establish proof of
ownership of the easternmost triangular section of land within 90 days of
approval of the site plan will result in automatic revocation of this
development order.
72. The subject property to be developed lies within a hurricane evacuation X
zone. The developer shall be required to apprise each purchaser within the
development of the fact that they are buying property in a hurricane
evacuation zone, and the developer shall provide a mechanism to
disseminate continuing information to residents concerning hurricane
evacuation and shelters, through the established homeowners' and
condominium associations.
73. Make the following corrections to plans submitted for permitting: (Sheets X
A-O.l and A 1.0: Site Data, Parking, TH 42 x 2 = 84 required, 94 provided
(42 2-car garages and 10 visitor spaces), Condo 40 x 2 = 80 (63 in parking
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS INCLUDE REJECT
garage, 17 outside garage), Clubhouse = 5 spaces west of garage, Total
spaces required 169, Total spaces provided on site 179 (plus 9 on-street
spaces on north side of Dimick Road). Total Std Spaces = 93, Total HC = 2
74. Make the following corrections to plans submitted for permitting: (Sheet X
A1.0) Area Calculations: Buildings 6-9 = 16 units (not 6), Building 1 = 4
units (not 16). Condo Floor Plans indicate a total of 30 units, revise to
include remaining 10 units (make 3rd/4th floor plans read 3-5 floor) and
revise condo data on sheet A1.0. to delete reference to units E-F. Sheet A-
1.1: Note entry gate to be white (to match aluminum rail fence). Sheet A-
1.3: Revise parking across from Building 1 to standard (not Hie) spaces to
match site plan. Delete striped area between spaces on all plans. Sheet LP-
3: provide continuous landscaping around 3 sides of dumpster.
CRASTAFF
Comments: None X
ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY BOARD
CONDITIONS
Comments:
1. None X
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
1. To be detenmned. ~
S:\Planning\SHARED\WP\PROJECTS\Casa del Mar\NWSP\COA.doc