LEGAL APPROVAL
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DEPARTMENT OF DEVELOPMENT
BUILDING DIVISION
MEMORANDUM NO. 05-056
TO: Technical Review Committee Members
Marshall Gage, PolIce ChIef
Jeff Livergood, PublIc Works Director
Wally Majors, Recreation & Parks DIrector
Pete Mazzella, Utilities Department Director
Mike Rumpf, Planning & Zoning DIrector
Rick Lee, Fire Protection EngIneer
FROM
Don Johnson, Building OffiCl~
March 30, 2005
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RE:
ISSUANCE OF CERTIFICATE OF OCCUPANCY
PROJECT NAME: The Harbors (Ent!!~site)
ADDRESS: 2280 N. Federal Hwy.
PERMIT #: Various
CONTRACTOR: Centex Homes
The above referenced project IS neanng completIOn. Pnor to the BuildIng DiVIsion IssUIng the
Certificate of Occupancy, I would like to ensure that you do not have any outstandIng or pendmg
conditions concerning this site that must be rectified (excludIng issues that are covered entirely
with a City approved surety).
If any outstanding conditions are related to permits Issued by the BUIldIng Division, please
provide this division a memorandum containing a description of the unresolved conditIOns. If
the unresolved conditions are not permit related, please notIfy the owner or the owner's agent to
ensure that the matters are rectified.
Please respond to me, within ten (10) days, in order that we may proceed m a timely manner to
issue the Certificate of Occupancy. No response is necessary If your department is satisfied with
the current state of the above referenced site. Thank you for your cooperation.
DJ:rs
xc: Timothy K. Large, BUIlding Code Admimstrator
Bud Gall, Senior Building Inspector
Kevin Hallahan, Forester/Environmentalist
Frantz LaFontant, Engineering Inspector II
Rodger W. Kemmer, Deputy Chief and Fire Marshal
S:\Development\BUILDING\TRC 10 Day Memos\2005\The Harbors (entire site).doc
DEPARTMENT OF DEVELOPMENT
PLANNING AND ZONING DIVISION
. Building . Planning & Zoning . Occupational Licenses . Community Redevelopment
October 23, 2002
Ms. Jenmfer Morton
Land DesIgn South
1280 North Congress Ave #214
West Palm Beach, Flonda 33409
RE
FIle No
LocatIOn.
The Harbors
NWSP 02-012
2300 North Federal HIghway
Dear Ms Morton.
Enclosed IS the CIty of Boynton Beach Development Order for sIte plan approval granted
on October 15,2002, by the CIty CommIsSIOn. ThIS sIte plan approval to construct fifty-one (51)
three-story townhouse umts on a 3 .208-acre parcells valId for one year from the date of final
approval. In order to mamtam vested status, a bUIldmg permIt must be secured or an extenSIOn
granted wlthm one year of final SIte plan approval
To contmue thiS project through the development process, please reVIse relevant pages of your
approved SIte plan to mcorporate all condItIOns of approval as applIcable The full-rectIfied SIte
plan set IS to be submItted as part of your permIt plan package to the BUIldmg DIVISIon. The
person managmg your permIt applIcatIOns should be made aware of any addItIonal documents
and thIrd party letters lIsted m the condItIOns of approval that need to be submItted WIth your
permIt package Lastly, please recall that the Development Order reqUIres that the archItectural
changes reqUIred to the project be submItted to staff, to forward to the Commumty
Redevelopment Agency Board for further reVIew pnor to Issuance of a buildmg permIt.
The Buildmg DIVISIOn IS commItted to speedy and effiCIent completIOn of the bUIldmg permIt
process for your proJect. However, please note that failure to meet all applIcable development
order condItIons m the submItted rectIfied plan set may produce unnecessary delays m permIt
Issuance Feel free to contact any TRC member for addItIonal clanficatIon of comments(s)
Importallt: If you plan to introduce any changes to your approved site plan over and above those
required by conditions of approval. please contact our staff before submitting a permit package
to the Building Division. All modifications to the site plan must be evaluated by our staff and
processed according~v
Should you have any questIons regardmg thIS matter, please feel free to contact thIS office at
(561) 742-6260
Smcerely,
~c:-
MIchael W Rumpf
DIrector of Plannmg & Zonmg
MWR/ad
s \Planning\SHAREDlWPIPROJECTS\The HarborslNWSP 02-012' Site plan approval letter after CC.doc
City of Boynton Beach. 100 East Boynton Beach Blvd., PO. Box 310 . Boynton Beach, Florida 33425-0310
Phone' (561) 742-6260 . wwwcLboynton-beach.f1.us
PROJECT NAME.
The Harbors
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DEVELOPMF r ORDER OF THE CITY COMMIS"'.,)N OF THE
CI'o { OF BOYNTON BEACH, FLORIL
APPLICANTS AGENT'
Jennifer Morton - land Design South
APPLICANTS ADDRESS 8198 Jog Road, Suite 200 Boynton Beach, Fl 33437
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION October 15, 2002
TYPE OF RELIEF SOUGHT New Site Plan Approval to construct 51, three (3)-story townhouse units
on a 3.208-acre parcel
lOCATION OF PROPERTY' 2300 North Federal Highway
DRAWING(S)' SEE EXHIBIT "B" ATTACHED HERETO.
X
THIS MATTER came before the City Commission of the City of Boynton Beach, Florida
appearing on the Consent Agenda on the date above The City Commission hereby adopts the
findings and recommendation of the Community Redevelopment Agency, which Agency found as
follows'
OR
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:
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 Applicant
LHAS
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 AP~ant's application for relief is hereby
GRANTED subject to the conditions referenced in paragraph 3 hereof
DENIED
6
This Order shall take effect immediately upon issuance by the City Clerk.
All further development on the pr~f~HM4Vb~ made in accordance with the terms
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EXHIBIT "C"
Conditions of Approval
ProJect name The Harbors
File number' NWSP 02-012
Reference 3rd revIew plans Identified J.S J. Nev, Site Pl,lO \\ Ith J September 2'+,2002 PbnOln2: and Zonm(!
Department date stamp mJ.rkmg,
..
, ,
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
, Comments None X
PUBLIC WORKS - Traffic
!
Comments
1 In accordance with Chapter 6, Article III, SectIOns 11, 12 14, and 16, X
widen Las Palm as PJ.rk from FedefJ.I High\vJ.Y (U S 1) J.pproxlmately
240 feet east (to the mtersectIOn of the roadway centerlme with the
extensIOn of the subJect parcel property lme Roadway configurJ.tlOn will
consist of 3 lanes, of wIdth as determmed by the DIrector of Public
Works (one eastbound lane, one dedicated left turn lJ.ne, and one
westbound through lane), Type "F" curb and gutter and two - four (4)
foot wIde sidewalks (one on each side of the roadway)
2. Reconfigure SIgnalIzation at the mtersectIOn of Las Palmas Park and X
Federal Highway to add a left turn arrow to the sIgnal head(s) for
westbound Las Palmas Park traffic (Chapter 6, Article III, Section 16)
The developer has coord mated with Palm Beach County Traffic
DIVISIOn. The rephasmg of the Signal shall be completed pnor to the
Issuance of a Certificate of Occupancy
3 Detail slgnmg and stnpmg as necessary (Chapter 6, Article III, SectIOn X
16)
4 At the time of permIttmg, coordmate with the FDOT and Palm Beach X
County Traffic for roadway and signalizatIOn Improvements.
UTIL ITIES
Comments' None X
FIRE
Comments,
5 Design documents where underground water mams and hydrants are to X
be proVided. must demonstrate that they wtll be mstalled. completed,
COA-2
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.,
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DEPARTME~TS INCLl:DE REJECT
and In service pno~ to construction work per the Flonda Fire PreventIOn
Code. (2000) Section 29-2 3 2
6 Pursuant to City Ordinance 9-3F. the Fire Marshal has developed an X
Administrative Order dated May 9, 2001 that provides the minimum
perfonnance for all secunty gates and emergency access (Copy
attached)
7 Emergency access shall be proVided at the start of a proJect and be X
maintained throughout construction per the Flonda Fire PreventIOn
Code, Section 3-5, and NFPA 241, (1996) Safeguardmg ConstructIOn.
Alteration. and Demohtion Operations. Section 5-4 3
POLICE
Comments. None X
ENGINEERING DIVISION
8 A lightmg plan including photometncs, pole Wind loading, and pole X
detaIls In confonnance WIth the LDR, Chapter 6. Article IV, SectIOn 11,
Chapter 23, Article I, Section 5 B 7 and Chapter 23. Article II, Section
A WIll be requIred at the tIme of pennIttlng The lightmg deSign shall
provide a rrummum average lIght level of one foot-candle. On the
lIghting plan, speCIfy that the lIght poles shall WIthstand a 140 MPH
wmd load (LDR, Chapter 23, ArtIcle II, SectIOn A.l a.) Add a note that
the fixtures shall be operated by photo-electncal control and to remain
on untIl 200 a,m. (LDR, Chapter 23, ArtIcle II. SectIOn A.l a.)
ArtIfiCIal lighting used to lllummate any property shall be directed away
from all reSIdentIal districts.
9 A plat shall be submItted With constructIOn draWings for fee SImple X
hOUSing, The plat must be recorded pnor to the Issuance of a building
permIt for the project.
10 A copy of the proposed POA documents shall be submitted for review X
and approval concurrent With the plat process,
11 ProVIde venficatlOn that the Improvements Within the submerged land X
lease shall be transferable to the new owner
12 At the time of pennlttmg, indicate by note to what standard the proJect IS X
to be constructed, If the FDOT Standard SpeCificatIOns for Road &
Bndge Construction and Standard Index are to be used - the 2000
SpecificatIOns are recommended since they contain both EnglIsh and
Metnc umts,
COA2
10/09/02
3
DEPART;\;IENTS INCLlTDE REJECT
13 An excavation and fill permIt will be requIred for thIS development. X
14 Provide wntten and graphIC scales on all sheets. X
BUILDING DIVISION
Comments
lS At time of permit reView, submIt sIgned and sealed workmg drawIngs of X
the proposed constructIon
16 At time of permit reView, submIt a copy of the recorded resolution that X
venfies the abandonment of the allev. rIf!ht-of-wav or easement. I
17 Add to the subffilttal a partial elevatIOn view drawmg of the proposed X
penmeter wall. IdentIfy the type of the wall matenal and the type of
matenal that supports the wall, mcludmg the typical distance between
supports. Also, prOVide a typical section view drawmg of the wall that
Includes the depth that the wall supports are below finIsh grade and the
height that the wall IS above finIsh grade. The locatIOn and height of the
wall shall comply with the wall regulatIOns speCIfied In the Zonmg
Code.
18. At time of permIt reView, submit for review an addressmg plan for the X
project.
P ARKS AND RECREA nON
Comments'
19 Since It has been determined that there are S4 sIngle-fanuly attached X
umts In this development, the Park and Recreation FacIlIties Impact Fee
IS computed as follows. 54 single-famIly attached units multiplIed by
$771 per UnIt equals $41,634 (Chapter 1, Article V)
20 The fee IS due pnor to the Issuance of the first applIcable buildmg X
permit.
21 Submit detailed IrogatlOn plans for nght-of-way landscape and lrogatlon X
Improvements dunng the constructIOn document permIttmg stage, for
review and approval by Parks Department and PublIc Works Department
staff. Include on the plan locatIOn of any eXlstmg Irogatlon In the right- I
of-way.
FORESTERlENVIRONMENTALIST
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DEPARTMENTS INCLUDE REJECT
Comments
...,..., The applicant must Identify and quantify the eXisting trees on the site as X
--
shown on the survey sheet # 1
, ...,~ The landscape sheets should indicate the eXisting trees that will be X
_J
preserved. relocated or removed and replaced on each portion of the
entire site These trees should be shown with an approprIate symbol on
each of the landscape sheets.
24 Any of the eXisting hedge plants noted on the sheets that are not of X
acceptable quahty dunng the landscape inspections must be replaced
throughout the site.
25 All trees noted on the plant hst must be a minimum of 12 feet In height X
and three (3) Inches In diameter at tIme of plantmg
26 The plan does not show the City "sIgnature trees" reqUIred at the X
mgress/egress sites.
27 The plan does not show the seven (7) foot wide landscape buffer stnp X
along the adJacent publIc right-of-way Revise the hst to mclude 50%
native shrub material.
28 Sheet LP4 of 6 The shrubs, and accents list meets the 50% native X
species reqUIrement, the palms hst does not meet this requirement.
ReVIse the plan accordingly
29 Sheet LP5 of 6. The palms, shrubs, accents, and ground covers list does X
not meet the 50% native species requirement. Revise the plan
accordmgly
30 There IS no Imgation system plan lllcluded or noted on the landscape X
sheet. Provide an irrIgatIOn plan at the time of bUlldlllg permIt
submIttal.
PLANNING AND ZONING
Comments
31 Place a note on all the pnmary landscape plan Indlcatmg that mulch X
other than Cypress shall be used and main tamed for landscape purposes
(Chapter 7 5. Article II. SectIon 5 C 8 )
32 The site data on sheet "SP 1 of 2" indicates that IlO parkmg spaces are X
COA2
10/09/02
5
DEPARTMENTS INCLUDE REJECT
required, Revise the data to mdlcate the correct number of required
parkmg spaces ( 107)
33 The eXlstmg SIX (6) foot high wall. located along the north property Ime X
shall be refurbIshed to match the color and style of the new wall.
34 On the landscape plan sheet labeled "LP 1 of 6" and "LP 2 of 6", X
i Identify the row of hedges proposed along the southern property Ime
Also. staff recommends mstallmg palm trees (smgle or double trunk
Alexander. Montgomery, or SolItaire) along the southern facades of the
four (4) Unit buIldmgs
35 On the floor plan, the total area for "Model 1601" IS mcorrect. Any X
change to the floor area on the floor plan wIll need to correspond to the
tabular data of the SIte plan sheet "SP 1 of 2"
36 The buffer wall may not exceed SIX (6) feet m height (Chapter 2, SectIOn X
4.1 1) Pnor to the CIty CommISSIOn meetmg, provIde a detaIl of the
entry gates, mcludmg the dimenSIOns, matenal. and color(s) used.
37 ProvIde an elevatIOn of the "exlstmg covered tikI bar" to be a "cabana" X
Ensure that the colors of the cabana wIll be compatible WIth the color
palette of the proposed townhouse bUIldings.
38 A fence IS reqUIred around the pool area. ProvIde a detaIl of the fence. X
On the site plan, show the pomts of access to the deck area currently
outsIde the propertv Ime.
39 Provide a cross access agreement or wntten venficatlOn that access is X
allowed between the subJect property and the property to the east (wIth
the wood deck and boat moonng area)
40 The plan shows that public "green" area will be provided 10 the form of X
the 0.2 acre recreatIOn area and the 32-foot Wide front paseos Staff
recommends creatmg additIOnal public "green" space equipped WIth
amenItIes such as benches, a gazebo. and/or BBQ Pit area.
41 The buffer wall along the north property Ime acts as a "termmatmg X
vista" from each paseo area. Staff recommends mcorporatmg additIOnal
decorative features such as fountams. statuary. or wall score lInes to
break the mundane wall expanse
42. Staff endorses the concept of havmg a "focal pomt" to be located at the X
northwest comer of the property In addition to the landscaping, staff
recommends that the "focal pomt" as shown as an astensk (*) should be
a fountain. statuary. gazebo or some other attractive public amenities.
COAl
10/09/02
6
, .
DEP ARTME~TS INCLUDE REJECT
43 Provide an elevatIo.n of the "eXISting covered "tIki" bar to be a cabana" X
Ensure that the colors of the cabana wIll be compatible wIth the color
palette of the proposed townhouse buIldmgs
44 The entryway to the recreatIOnal area appears as though It IS an amenIty X
for Just the five (5) easternmost townhouse UnIts Staff recommends
redesIgnmg the entryway so that It IS more welcomIng to the entIre
development. Create an entrance pavIlIon to the recreatIOnal area that IS
on aXIS with the sIdewalk.
45 Off-street parkmg for the development WIll be lImIted to two (2) car X
garages 10 each UnIt and guest parallel parkIng spaces. Because there IS
no alternatIve parking prOVIsIon, staff recommends that the garage area
10 each UnIt be mcreased 10 size 10 order to maXImIze the storage space
for both vehIcles and vanous Items and to prevent / mmmuze the
haphazard parkIng of cars throughout the development.
46 The 3rd floor plan does not show the SIde "bump-outs" and therefore, the X
plan does not correspond to the reVIsed elevations. The plans must be
corrected to correspond WIth each other
47 The plant I1st of landscape plan "sheet LP 5 of 6" does not mdicate 34 X
"YOA" plants. Correct the plan's tabular data.
48 Staff recommends configunng or angling the buildmgs m such a way X
that WIll allow for more units to have direct vIsual access to the future
Intracoastal Park.
49 Staff recommends mcorporating a second or thIrd story porch (or on X
both stories) mto the design of the townhouse UnIts that face (front
and/or SIde fa~ades) eIther the Intracoastal Waterway or the Intracoastal
Park,
50 The main east-west SIdewalk is four (4) feet m Width, Staff recommends X
mcreasmg the WIdth to at least five (5) feet.
51 Staff recommends further increasmg the distance between buIldmgs X
(paseo areas) to allow for additIonal amenIties and landscape matenal.
52 Staff endorses the concept of a pedestnan connectIon from the subJect X
property to the Intracoastal Park as shown on the southeast portIon on
the property However, staff recommends that the entranceway be
enhanced WIth addltIOnallandscapmg, decoratIve I1ghtmg. and park-l1ke
benches,
COMMUNITY REDEVELOPMENT AGENCY COMMENTS:
Comments.
COA2
10/ 16/02
7
DEPARTMENTS INCLUDE REJECT
53 Smce It has been determIned that there are 51 smgle-famIly attached X
units m this development, the Park and Recreation FacIlities Impact Fee
IS computed as follows 51 smgle-famIly attached umts multiplIed by
$771 per umt equals $39,321 (Chapter 1. ArtIcle V)
54 The opemng of the garage doors shall be 18 feet In width X
I
55 Additional 90 degree parkmg (extra) spaces shall be provided along the X
western property lme. Dnveway widths shall not be reduced to
accommodate the additional parkIng
56 Enhance the bUlldmg facades of BUlldmg #1 and BUIlding #2 by addmg X
architectural elements such as faux wmdows, shutters, raised bandlngs,
and balcomes to Improve the appearance of the bUlldmgs that face US 1
57 ProVide landscapmg nodes along the northern buffer opposite each dnve X
aIsle. The northern penmeter hedge shall be mamtained at SIX (6) feet m
height.
58 ProvIde floor plans / details of the "cabana" The cabana shall be X
compatible of the proposed townhouses.
59 ProvIde more specific detaIls of dumpster enclosure Includmg gates, X
60 The proposed first floor color (Sherwm WillIams # 1335 - ThaI Tan) of X
the bUlldmgs shall be softened two (2) shades.
61 The proposed freestanding outdoor lightmg fixtures shall be type "A" X
rather than type "B"
62 The buffer shall be C.B.S rather than pre-cast. X
<53 Architectural changes In response to these conditiOns shall be X
re-reviewed by the CRA pnor to issuance of permits.
COA2
10/16/02
8
DEPARTMENTS INCLUDE REJECT
ADDITIONAL CITY COMMISSION COMl\IE:'\'TS:
,
Comments
,
64 Omit #54 and #62 X I
NfWR/elJ
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