REVIEW COMMENTS
7.C.3
SUBDIVISION MASTER PLAN
ORCHARD LANDING
PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. 96-644
TO:
Chairman and Members
Planning and Development Board
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C ,I. ,fU..j. ~/h (ALU,l.U
Tambri J. Heyden, AI p~. it /I
Planning and Zoning Dire torfJ
THROUGH:
FROM:
Jerzy Lewicki - \ ~
Assistant Plannerd ~
DATE:
December 4, 1996
SUBJECT: Orchard Landing (SBMP 96-002)
Subdivision Master Plan
INTRODUCTION
Daniel Diamond, agent for Diamond Realty, Inc., property owner, is proposing a subdivision of a
2.0 acre parcel of land, having Intracoastal Waterway frontage and located on the east side of
U.S. Highway No.1, approximately 190 feet south of S.W. 23rd Avenue (Golf Road) into three
single family lots and two tracts of land dedicated as ingress/egress and drainage easements (see
attached location map in Exhibit "A").
BACKGROUND
The subject property is zoned R-3 (Multi-family residential). It is nonconforming as its 25 foot wide
frontage on U.S. Highway NO.1 does not meet the 60 foot minimum lot frontage requirement for
properties in R-3 developed for single family.
The property is flag-shaped. The portion of the property that fronts the Intracoastal is connected
with U.S. Highway NO.1 by a narrow, 25 feet wide by 330 feet long strip of land.
The parcel is relatively flat and contains no vegetation other than mangroves located in its
northeast corner. Due to the presence of mangroves, the property is identified in the
comprehensive plan (the Conservation and Coastal Management Elements) with special
development limitations for multi-family buildings. The property is adjacent to the former
Gentleman Jim's restaurant which was to be razed in connection with a 1995 rezoning from C-3
to R-3 to combine the restaurant property with the subject property for construction of
condominiums. That development proposal of multi-family (the use anticipated in the
comprehensive plan) has been abandoned for the current single family use.
ADJACENT LAND USES AND ZONING
The land uses and zoning in the surrounding area varies and are presented in the table that
follows:
Direction Zoning Land Use
North R-3 A restaurant and undeveloped land
East REC Intracoastal Waterway and farther east is a
golf course.
South R-3 Condominiums
West R-3 A restaurant and US Highway No. 1 right-of-
way
.I
Page 2
Planning and Development Board Memorandum
December 4, 1996
Orchard Landing - SBMP 96-002
PROPOSED DEVELOPMENT (see proposed master plan - Attachment "B")
The applicant is proposing a conventional, three lot subdivision for three single family units. The
lots to be developed are located in the eastern part of the parcel (facing Intracoastal Waterway)
and will have a minimum width of 60 feet, as required by the zoning code. The northernmost lot
is the widest (80 feet) as its buildable area is limited by a 40 foot wide drainage easement located
within the lot area. The western part of the parcel (the connection to Federal Highway) will be
dedicated as a utility, drainage, ingress/egress easement. The access will contain a 90 foot wide
cul-de-sac and a 20 foot wide access road. The access road will be privately maintained by the
lot owners as specified in the Homeowners Association Documents.
ANAL YSIS
As previously mentioned, the comprehensive plan anticipated this property would be developed
for multi-family uses given the surrounding uses. A conservation overlay district is designated on
a portion of this parcel and the undeveloped nine acres to the north, as well as a special high
density residential land use (allowing 20 units per acre vs. 10.8 units per acre of the high density
residential land use category). The reason that this was established was to encourage all the
property to be developed together and to set forth an incentive to balance the comparatively large
comprehensive plan setback and buffer requirements necessary to preserve the mangroves on
the property. Although the comprehensive plan anticipated and promotes this type of
development, it does not preclude single family development. However, since the comprehensive
plan sets forth no special criteria for single family development on the subject parcel, the proposal
meets the criteria for single family development within the R-3 (Multiple Family Residential) zoning
district of the Land Development Regulations (Section 5.E - R-1 Single-Family Residential
District). Furthermore, during the May 1996 city-wide visioning exercise, encouragement of more
upscale single family homes was identified as an objective, as was possible changes in land use
along Federal Highway to encourage upscale residential uses along the Intracoastal.
The 25 feet wide, western portion of the parcel is insufficient to meet the minimum width
requirement for rights-of-way. Therefore, an application for an exception from the land
development regulations (Chapter 6 - Required Improvements) has to be submitted to the
Development Department at the time of platting. This master plan is contingent upon that
approval.
RECOMMENDA TION
The Technical Review Committee discussed the master plan ofthis development at its November
14, 1996 meeting and unanimously recommended the project to be forwarded to the Planning and
Development Board meeting. Therefore, staff recommends approval of this master plan, subject
to the conditions of approval contained in Exhibit "C".
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EXHIBIT "C"
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EXHIBIT" C "
Conditions of Approval
Project name: Orchard Landing
File number: SBMP 96-002
Reference: The plans consist of 3 sheets identified as 2nd Review. New Site Plan. File # with a November 7.
1996 Planning and Zonina Deoartment date stamp marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
("', . Nr IN....
UTILITIES
. NONF
FIRE
- . NONI=
POLICE
DEVELOPMENT DEPARTMENT
Comments:
1. All plans submitted for specific permits shall meet the city's code requirements
at time of application. These permits include, but are not limited to the
following; site lighting, paving, drainage, curbing, landscaping, irrigation and
traffic control devices. Permits required from agencies such as the FDOT,
PBC, SFWMD and any other permitting agency shall be included with a
request for permit.
2. Revise documents to reflect all comments.
3. Project shall have underground facilities to residential units. Chap.2.5, Sec.9E,
pg.2.5-7.
4. Provide a statement that all utilities are available and will be provided by
appropriate agencies. Chap.3, Art.IV, Sec.3R, pg. 3-5.
5. Plat review and approval required. Chap.5, Art. II , Sec.1, pg.5-1.
6. Provide certification by developer's engineer that drainage plan complies with
all city codes and standards. Chap.6, Art.V, Sec.5A, pg. 6-7 and Chap.23,
Art. II F, pg.23-8.
7. All appropriate agency approvals must be submitted prior to issuance of any
city dredge, fill, or excavation permit for waterfront properties. Chap.6, Art.VII,
SecA, pg.6-24.
8. County and/or state permits required for construction in R.O.W. Chap.6, Art.VII,
SecAB, pg.6-24.
9. All landscaped areas shall be provided with an automatic water supply
system. Chap.7.5, Art. II, Sec.5B, pg.7.5-14.
10. Areas subject to erosion to receive sod. Chap.7.5, Art.II, Sec.5C6, pg.7.5-15.
11. Excavation and/or fill permits will be required. Chap.8, Art.I, Sec.2, pg.8-1.
12. Provide a reclamation plan. Chap.8, Art.llI, A1a,pg.8-2.
13. Provide stop signs and stop bars in accordance with the "Manual on
Uniform Traffic Control Devices". Chap.23, Art.IIB2, pg.23-7.
14. Combine Tracts A and B and indicate they will serve as ingress/egress,
drainage and utility easements.
PARKS AND RECREATION
Comments:
15. There are no plans to provide private recreation facilities or apply for half credit.
Therefore, based on three single family residences, the recreation dedication
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Page 2
Orchard Landings
File No. SBMP 96-002
I DEPARTMENTS I INCLUDE I REJECT I
FORESTER/ENVIRONMENTALIST
Comments:
16. Secure the proper environmental permits for the mangroves which are on the
site. Permits must be submitted prior to requesting a clearingl grubbing permit
from the city.
PLANNING AND ZONING
Comments:
17. A homeowners' association will be required to be established to control and
operate the common area.
18. Label on the master plan both tracts designated for vehicular use as Tract A.
19. Minimum width of a right-of-way is 50 feet. File an exception request from this
requirement with the Development Department to reduce the right-of-way width
to 25 feet.
20. On the master plan, list the required setbacks for buildings and swimming
pools for every lot.
21. The footprints of residential structures on the master plan and on the drainage
plan are different. Also, a discrepancy exists in regard to the entry gate to the
development between the master plan and the drainage plan. Eliminate these
discrepancies by providing a new, corrected drainage plan.
22. On the master plan indicate location of all proposed utility lines.
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
23. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
24. To be determined.
MEH/bme
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