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REVIEW COMMENTS DEPARTMENT OF DEVELOPMENT MEMORANDUM NO. PZ 02-207 TO: Chairman and Members Community Redevelopment Agency Board THROUGH: Michael Rumpf Planning and Zoning Director FROM Lusia Galav, AICP Principal Planner DATE: October 1 , 2002 SUBJECT: The Harbors - NWSP 02-012 Addendum to Staff Report ADDENDUM This report is the addendum to the Department of Development Memorandum No. PZ 02-136 to the Community Redevelopment Agency dated August 16, 2002. Refer to the previous staff report for all previous information such as site characteristics, concurrency status, driveways, and other site plan matters. Updated information regarding plan revisions is provided in the paragraphs below. At the September 10, 2002 CRA meeting the Board tabled The Harbors site plan to allow additional time for plan modifications. Subsequent to the CRA meeting, the applicant resubmitted plans with changes that partially satisfied staff conditions. The Technical Review Committee conducted a third review. The previous staff report remains unaltered and applicable to this project as noted above. The Conditions of Approval have been modified to reflect satisfied comments but still reports on the plan's deficiencies. The original staff report has not been modified. All correspondence referenced are included with this addendum as attachments. In addition, the revised site plan (3rd review) dated September 24,2002 is included with this packet. DESIGN ANALYSIS & CRITIQUE: When originally submitted, the overall proposed density was 16.82 dwelling units per acre. With the most recent revisions, the overall density has been reduced to 15.89 units per acre. The site plan has a total number of 51 dwelling units. The plans currently show 12 buildings (one less 4-unit building). The building proposed nearest to the Intracoastal Waterway, however, has been converted from a four (4) unit building to a five (5) unit building. Again, staff is in favor of converting the existing commercial use to a residential use and allowing an increase in the overall allowable density. However, staff comments are not related to project density but rather to project design. Despite reducing the overall allowable density, the specific issues (i e. building configuration, separation distance, drive aisles, and the allocation of guest and overflow parking) have still not been adequately addressed to attain the premium quality expected in the IPUD, and to optimally utilize site attributes such as the adjacent park (planned) and the Intracoastal Waterway. At the CRA meeting, staff questioned the accuracy of the proposed pervious area (45.2%). At the time, the plans showed a 25-foot building separation. It was later discovered that the amount of pervious area indicated in the tabular data was inaccurate. Subsequently, the plans have been revised to show one less building. The deletion of a four (4) unit building allows for the courtyard areas to be wider. The plans have now been revised to show a 32-foot building separation, or an increase of 8 feet from the previous submittal. The proposed pervious area (which staff presumes is correct) is still only 29% of the site. Although the entire site would be upgraded from its current condition, the proposed design indicates significant pavement levels for a residential development. The revised landscape plan shows no substantial increase in landscape material within the courtyard area despite the increase in building separation. Staff still recommends increasing the width of the courtyard areas to further separate the three (3)-story structures, thereby increasing potential views to the park and waterway, and to increase the number of trees, shrubs, and on-site amenities. This proposed building layout also limits access to the recreation area. In the last report, staff recommended that the recreational area should have a decorative entranceway that welcomes all residents to the pool area. Building 12 is now proposed to have five (5) units, which will reduce the width of the entranceway to only a four (4) foot wide path. This will further isolate the rest of the community from the recreation area. This recreational area is the only community amenity on-site and has not been enlarged despite the elimination of a building; no benches, shade trees, or other pedestrian amenities are proposed. As indicated in the original staff report, the proposed design fails to fully capitalize on the site's proximity to the invaluable amenity represented by the adjacent public park. The future Intracoastal Park will provide the subject property with added open space and attractive vistas. Consequently, more units could sell at premium rates. An observed deficiency in the plan is that only a handful of units will have direct visual access to both the Intracoastal Waterway and the Intracoastal Park, and only the end units will have views of the Intracoastal Park. Therefore, staff recommends configuring and angling the buildings to increase their relationship with these amenities. The intent of this recommendation is to not limit the number of allowable units but rather to endorse a design that takes full advantage of the two aforementioned amenities. Furthermore, staff would also recommend revising the front building design (second floor or third floor) to incorporate a porch or "sitting" area on building sides that face the Intracoastal Park. The plans show that "bump-outs" have been provided on the sides of the four (4) unit buildings but no additional porches or outside "usuable" space have been incorporated into the design It is also staff's opinion that the proposed development lacks overflow and / or visitor parking. Based on the standard parking formula, the development requires two (2) parking spaces per unit. Each unit will have a two (2)-car garage. The recreation area will require five (5) parking spaces, leaving only seven (7) extra parking spaces for 2 guests. The plan provides one (1) guest parking space for every 7 townhouses. Furthermore, although not required, the provision for a handicap space has been eliminated from the drawings. Staff recommends that the driveway behind each unit should be long enough to accommodate a parked vehicle without compromising the function of the 18-foot wide back-up area. The 18-foot wide back-up area in conjunction with the space between the garage door and the asphalt is wide enough for a vehicle to back up and exit. This increase in space is better for maneuverability but not wide enough should a vehicle be parked in front of the garage door if all guest parking spaces are used. Staff wants to eliminate the likelihood of residents and / or guests parking their vehicles within the main access drive or at the exterior of the garages. In conclusion, the proposed site plan does not meet the intent of the Comprehensive Plan regarding the Special High Density Residential land use designation. As previously stated, the subject property would be eligible for 10.8 units / acre or 34 total units if converted to a residential use under the existing commercial zoning. The plan proposes 51 total units or 17 additional units over the current maximum allowable number of units. Again, the plan and its configuration of the townhouses buildings appear to only satisfy a density objective while forfeiting optimal design objectives. The City supports an increase in the maximum allowable number of units but not with a plan that is less than exemplary. RECOMMENDATION: Staff recommends that the request for site plan approval be approved, subject to adequately addressing all issues presented herein which are itemized within the staff comments and included in Exhibit "C" - Conditions of Approval. This reverse in the staff recommendation is based on the new position and belief that it is feasible for the conditions of approval to be met, thereby creating a desirable and beneficial project warranted by this valuable location at the City's waterfront and along an entrance into the downtown. xc: Central File S:\Planning\SHARED\WP\PROJECTS\The Harbors\NWSP 02-012\StaffReport AD 9-30-02.doc 3 DEVELOPMENT DEPARTMENT MEMORANDUM NO. PZ 02-136 SITE PLAN REVIEW STAFF REPORT COMMUNITY REDEVELOPMENT AGENCY AND CITY COMMISSION August 16, 2002 DESCRIPTION OF PROJECT Project Name/No.: The Harbors / NWSP 02-012 Property Owner: SCHGAI, Inc Agent: Jennifer Morton with Land Design South Location: 2300 North Federal Highway Current Land Use: Local Retail Commercial (LRC) Proposed Land Use: Special High Density Residential (SHD-20 du/ac) Current Zoning: Community Commercial (C-3) Proposed Zoning: Infill Planned Unit Development (IPUD) Project size: Site Area: Pervious Area: Lot Coverage Area: Number of units: Gross Density: 3.2089 acres (139,778 square feet) 1.45 acres (45.2%) 42,824 square feet (16.6%) 54 dwelling units 16 82 dwelling units per acre Adjacent Uses: (see Exhibit "A" - Location Map) North: To the northeast, developed (Las Palmas) single family homes classified Low Density Residential (LOR - 4.84 du/ac) and zoned R-1-AA Single Family Residential and to the northwest, developed commercial (gas station) classified Local Retail Commercial (LRC) and zoned C-3 Community Commercial. South: Vacant land, currently being developed as the Intracoastal Park, designated Recreational (R) and zoned REC Recreation. East: Right-of-way of the Intracoastal Waterway West: Rights-of-way of U.S. 1 and the Florida East Coast Railroad, farther west developed commercial property classified Local Retail Commercial (LRC) and zoned C-2 Neighborhood Commercial. Proposal: Centex Homes proposes to construct 54 fee-simple townhouse units on 3.21 acres. All site development is proposed to occur in one phase. This request for site plan approval will be contingent upon the approval of the land use amendment / rezoning application (LUAR 02- 005) and corresponding master plan, which is being processed simultaneously. Site Characteristics: The subject property is a long rectangular-shaped lot located on the east side of U.S 1, perpendicular to Gateway Boulevard. The parcel is currently developed with a restaurant / Page 2 The Harbors Site Plan Review Staff Report Memorandum No PZ 02-136 nightclub (Cafe La Notte) and its respective parking areas The restaurant includes a "tiki" bar and swimming pool located on the eastern portion of the property near the Intracoastal Waterway. According to the survey, an existing wood deck and a portion of a "covered dining area" are located outside the subject property line. This covered dining area overhangs onto the subject parcel. It is staff's understanding that this covered dining area will be demolished during the construction of the townhomes. Concurrency: a. Traffic - A traffic statement for this project was submitted and sent to the Palm Beach County Traffic Division for their review and approval. The Palm Beach County Traffic Division determined that the project meets the Traffic Performance Standards of Palm Beach County b. Drainage - Conceptual drainage information was provided for the City's review. The City's concurrency ordinance requires drainage certification at time of site plan approval. The on-site drainage system will consist of a series of catch basins and exfiltration trenches, which will direct runoff to the Intracoastal Waterway via an existing 24-inch wide reinforced concrete pipe. The Engineering Division is recommending that the review of specific drainage solutions be deferred until time of permit review, when more complete engineering documents are required. Driveways: One point of ingress / egress is proposed along Las Palmas / Vista Hermosa rights-of-way At this point, two (2) lanes would provide for project ingress and one (1) lane for project egress. The ingress lane designated for the use by the residents will be 12 feet in width. The other entrance lane, designated for guests and delivery vehicles will be 15 feet in width. The one exit lane will be 15 feet in width. Each of the three (3) lanes will be separated by landscaped medians. This entire area will have brick pavers to provide a more desirable appearance. Parking Facility: Parking required for the three (3) bedroom townhouse units is based on a ratio of two (2) spaces per unit. In addition, the recreation area requires five (5) spaces. Since 54 townhouse units and a recreation area are proposed, a total of 113 parking spaces are required. The proposed site plan provides a total of 122 parking spaces. Each unit will have a two (2)-car garage dimensioned 20 feet in width by 17 feet - 3 inches in length. The garage door opening will be 16 feet in width. All other parking spaces, except the one handicapped space, will be parallel to the proposed main drive aisle. These ten (10) spaces will be dimensioned nine (9) feet in width by 25 feet in length. The one handicap space will be 12 feet in width (with 5 feet of striping) by 18 feet - 5 inches in length. A total of 18 feet of asphalt will be provided for vehicular backup area behind each garage. As proposed, vehicles will exit the garage, and if backing out of the garage, make a "3-point turn" within this 18-foot wide backup area and then exit the site via the 24-foot wide main access drive. Landscaping: The proposed pervious area of the parcel equals 1.45 acres or 45.2% of the total site. The overall landscape plan shows at least 104 trees, most of which will be native. In fact, the majority of all landscape material will be native. The west landscape buffer (along U.S. 1) will be at least 15 feet in width (which includes a 10-foot wide utility easement). The landscape plan (sheet LP 1 of 6) proposes six (6) Laurel Oak trees and Ixora Nora Grant / Redtip Cocoplum hedges. In the northwest corner of the site, the plan proposes two (2) Maypan Coconut Palm and Florida Royal Palm trees, and Page 3 The Harbors Site Plan Review Staff Report Memorandum No PZ 02-136 three (3) Purple Glory trees. Dwarf Alamander and some annuals are proposed there as well. The northern landscape buffer will be 10 feet in width in the area from U.S. 1 east to the project entrance. The landscape material proposed within this buffer would include the following: four (4) Live Oak trees, Redtip Cocoplum hedges, Wax Jasmine, Fakahatchee grass, Dwarf Yaupon, and assorted annuals. The remaining portion of the north landscape buffer (from the entrance east to the Intracoastal) would have 14 Live Oak trees and a row of Redtip Cocloplum hedges. If the existing ficus hedge is not disturbed during the construction of the drive aisle, the applicant would prefer to leave the hedge in its current condition and not have to plant new hedges (Redtip Cocoplum). The existing mature ficus hedge screens the subject property from the abutting single-family residential neighborhood to the north. According to Sheet LP 3 of 6, the entrance to the site would have two (2) Yellow Elder trees and a row of Redtip Cocoplum on each side. Both sides would also have Saba I Palm trees. The landscaped medians (at the entrance / exit way) between the resident lane and the exit lane would be lined with Florida Royal Palm trees, Geiger trees, Redtip Cocoplum hedges, Allamanda shrubs, and Variegated Loriope. The landscape material proposed within the courtyard areas in the front of each building would be centered around a Paurotis Palm tree. Other courtyard landscaping will consist of three (3) Coconut Palm trees, six (6) Alexander Palm trees, Dwarf Yaupon, Wild Coffee, Dwarf Arboricola, Variegated Lirope, Orange Bird of Paradise, and various annuals. Staff recommends installing more tall growing palm trees such as Washingtonia palms within the courtyard area in order to soften the upper level views of the building fronts (see Exhibit "C" - Conditions of Approval). The existing pool area, located at the eastern portion of the property, would have new brick pavers installed. According to sheet "LP 4 of 6", 16 Maypan Coconut Palm trees are proposed throughout the pool and "tiki" bar area. The plans also propose Dwarf Allamanda, Fakahatchee Grass, Simpson's Stopper, and Orange Bird of Paradise. The southern landscape buffer (adjacent to the Intracoastal Park) would be 6 feet in width. The landscape plan proposes 20 Dahoon Holly trees and a row of unidentified hedge material (see Exhibit "C" - Conditions of Approval). The building facades (facing south) are shown with no landscaping. Building / Site: The IPUD zoning district allows buildings to reach as high as 45 feet, however, a lesser height could be imposed if compatibility with adjacent properties becomes an issue. The proposed three (3)-story fee-simple townhouses will be 42 feet at the peak of the roof (see Exhibit "C" - Conditions of Approval). According to site plan (sheet "SP 1 of 2"), a C.B.S. wall, six (6) feet in height would surround the entire property. The new wall would be setback at least 10 feet from the west property line (facing U.S. 1) but would be constructed along the southern property line. The existing six (6) -foot high concrete wall currently located along the north property line will remain in its current location (see Exhibit "C" - Conditions of Approval). A fence would be required around the pool area (see Exhibit "C" - Conditions of Approval). The 54 dwelling units are proposed to be contained within 13 separate buildings on the 3.21-acre site. The proposed density is 16.82 dwelling units per acre. Each of the 13 buildings will contain one (1) of four (4) types of units. The unit styles all have three (3) bedrooms but vary slightly in terms of their overall area. The units are as follows: Unit 1601 Page 4 The Harbors Site Plan Review Staff Report Memorandum No PZ 02-136 (2,042 square feet), Unit 1935 (2,370 square feet), Unit 1538 (1,972 square feet), and Unit 2008 (2,538 square feet) (see Exhibit "C" - Conditions of Approval). All buildings will have these four unit types except for Building #1, which would have an extra Unit 1601 and Unit 2008 for a total of six (6) units. The IPUD zoning district has no actual building setback requirements, however, the buildings should be arranged in such a way that they will exceed the basic development standards. Building #1 (the only six (6)-unit building) would be setback 25 feet from the west property line and 26 feet from the north property line. Building #2 would be 40 feet from the west property line. All of the four (4)-unit buildings are proposed to be setback six (6) feet from the south property line. Building #13 would be setback over 110 feet from the east property line due to the existing location of the recreational area (the recreation area is located between proposed Building #13 and the east property line). As previously mentioned, the 0.2 acre recreation area currently has a swimming pool and a "tiki" bar hut. The "tiki" bar hut is located along in the southeast corner of the site, along the south and east property lines (see Exhibit "C" - Conditions of Approval). Community Design: According to the applicant, the design of the site is described as Traditional Neighborhood Development (TND) because the pedestrian entryways are proposed on the front fayade while the vehicular entryways will be to the rear of the building. The proposed townhouses will be three (3) stories tall and 42 feet high. The front courtyards will allow for only pedestrian access and eliminate the presence of automobiles. The front courtyard or "pas eo" will be 25 feet in width. The distance between each building is approximately 25 feet. The proposed buildings would be multi-colored ranging from light yellow to brown. The colors are proposed as follows: First floor (Sherwin Williams #1335- Thai tan), Second floor (Sherwin Williams #2337-Beacon Yellow), Third floor (Sherwin Williams #1366-Harvest Moon). All accents such as shutters, entry doors, railings would be painted Sherwin Williams #2942-Liberty Blue All architectural enhancements such as smooth stucco banding will be Sherwin Williams #1900-Pure White. The proposed development would have a buffer wall at least six (6) feet in height (see Exhibit "C" - Conditions of Approval). According to sheet "SP 2 of 2", the wall would be painted the same color as the third story of the townhouses (Sherwin Williams #1366 - Harvest Moon). The cross section of the wall sign indicates that the wall would have smooth stucco finish and cast stone caps. Sheet "SP 1 of 2" shows that the development would have two points of pedestrian ingress / egress. One point would be located at the front entry gate on the sidewalk just west of the vehicular driveways. The other point of pedestrian access would be located along the southern property line near the recreation area. This pedestrian walkway would connect to the futu re I ntracoastal Park. The plans propose two (2) types of freestanding outdoor lighting fixtures, namely, the Type "A" light post and the Type "B" light post. The Type "A" light post will be 12 feet - 6 inches tall. The material and color of the Type "A" post is unknown. The Type "B" light post will be an aluminum pole, slightly taller than 12 feet in height. The color of the Type "B" post is unknown. Signage: The elevations show that no building signs are proposed. An "entry wall" sign is proposed along the western buffer wall. According to sheet "SP 2 of 2", the wall detail illustrates that Page 5 The Harbors Site Plan Review Staff Report Memorandum No. PZ 02-136 the monument sign would be at total of 64 square feet in area. The background color of the sign will be blue and the letters will be gold. DESIGN ANALYSIS & CRITIQUE: A master plan is required for all requests to rezone to Planned Unit Development (PUD) or Infill Planned Unit Development (IPUD). For this project, the plan labeled "site plan" will also function as the master plan. Generally speaking, staff is in favor of converting the existing commercial use to a residential use and to increase the overall allowable density to 16.82 dwelling units per acre. However, staff's objection with the plan is not the project density but rather with the proposed design. Specific issues include the proposed building configuration and separation distance, drive aisles, and the allocation of guest and overflow parking. The following paragraphs address staff's concerns. Under the current land use and zoning designations, the property could be redeveloped to a residential use at a density of 10.8 dwelling units per acre for a total of 34 units. The developer is proposing to increase the maximum allowable density by changing the underlying land use to Special High Density Residential, a land use category only available to coastal area properties. The Special High Density Residential (SHDR) land use designation allows for the following zoning districts: Multi-Family Residential (R-3), PUD, and the IPUD zoning district. The R- 3 zoning district contains restrictions on minimum lot size (4,000 square feet) and building setbacks. The setbacks for the R-3 zoning district are as follows: Front - 40 feet, Side - 20 feet, and Rear - 40 feet. The lot size and building setback standards of the R-3 zoning district are much more stringent than the self-imposed restrictions of the IPUD zoning district. As previously stated, the SHDR land use designation also allows for the PUD zoning district. The intent of the PUD is to promote and encourage development in tracts that are suitable in size, location and in character for the intended uses and structures proposed within them. The development shall be planned and developed as unified and coordinated units. However, the minimum recommended land area necessary for the PUD designation is five (5) acres. The subject property is less than five (5) acres and therefore would be ineligible to rezone from the C-3 zoning district to the PUD zoning district. On May 15, 2001, the City Commission adopted the Federal Highway Corridor Redevelopment Plan to allow for a variety of housing styles at intensities that will assist in supporting the downtown. It also served as a catalyst to encourage redevelopment and infill development of the eastern portion of the City along Federal Highway and to promote the overall general economic expansion of the City. Implementation of the Plan included an amendment to the Land Development Regulations to create the IPUD zoning district. This new zoning district allows for a greater variety of housing types in order to redevelop infill parcels, specifically along the Federal Highway corridor. This new zoning district allows for greater flexibility in terms of lot size and setback restrictions. As promulgated in the Comprehensive Plan, all development proposed within the IPUD should exceed the basic development standards of the conventional residential zoning districts. This characteristic should be evident in terms of a project's site design and site amenities. This project represents the first request for the IPUD zoning district designation. Staff recognizes this circumstance and expects the best possible development, in particular, because this first project that will set the standard for future IPUD developments. Staff determined that the layout of the buildings, the allocation of back-up space, and the distance between each building are not in the optimal configuration and therefore, fails to exceed the basic development standards. Generally speaking, the proposed plan contains conflicting design elements regarding the allocation of space dedicated to pedestrians and the automobile. According to the Congress of New Urbanism, one of the main principles separating the new urbanism development or the Traditional Neighborhood Development (TND) from typical post-WWII suburban, auto-oriented development is that the design of the TND is to primarily accommodate the needs of the pedestrian. A true TND community would not be a "gated". However, the plan endorses the TND concept by designating human space to the front of each home (in the form of patio and courtyard areas) while assigning the less desirable use (automobile space) to a subordinate role by placing it to the rear of each unit. Due to the arrangement and number of buildings, the front courtyard area will be roughly 25 feet in width, a dimension very similar to the space dedicated to vehicular back-up areas at the rear of the building. Page 6 The Harbors Site Plan Review Staff Report Memorandum No PZ 02-136 Staff recommends increasing the width of the courtyard areas to further separate the three (3)-story structures and to increase the number of trees, shrubs, and on-site amenities. The proposed development may be marketed to a particular segment of the population; however, it is staff's opinion that the inherent design of this project becomes awkward due to the overcrowding of units and the internal separation, resulting in a compromise between progressive design principles and inefficient movement of vehicles. Staff has major concerns regarding the angl.e of the proposed townhouse buildings and the allotment of parking spaces. Only the four (4) units in Building 13 would have direct view of the Intracoastal Waterway. Visual access to the Intracoastal Waterway affords these units an additional amenity resulting in a premium sales price. Perhaps only five (5) other units (namely Units 14, 22, 30, 38, and 46) would have direct views of the Intracoastal Waterway. The remaining units would not have visual access to the Intracoastal Waterway, and consequently would most likely sell at lower prices. The proposed design fails to fully capitalize on the site's proximity to the invaluable amenity represented by the adjacent public park. The future Intracoastal Park will provide the subject property with added open space and scenic vistas. Consequently, more units could sell at premium rates. A major shortcoming with the plan is that only a handful of units will have direct visual access to both the Intracoastal Waterway and the Intracoastal Park, and only the end units will have views of the Intracoastal Park. Therefore, staff recommends configuring and angling the buildings to increase their relationship with these amenities. The intent of this recommendation is to not limit the number of allowable units but rather to endorse a design that takes full advantage of the two aforementioned amenities. Furthermore, staff would also recommend revising the front building design (second floor or third floor) to incorporate a porch or "sitting" area on building sides that face the Intracoastal Park. Another design flaw is that the fronts of Building 1 and Building 2 face only a six foot tall buffer wall (empty space). It is also staff's opinion that the proposed development lacks overflow and / or visitor parking. Based on the standard parking formula, the development requires two (2) parking spaces per unit. Each unit will have a two (2)- car garage. The recreation area will require five (5) parking spaces, leaving only six (6) extra parking spaces. Guest parking for Building 1 (Unit #6) and Building 2 (Unit #10) becomes nonexistent because of the distance to the nearest parallel parking space. Another parking related element of the plan that appears inadequate is the narrow opening width of the garage. The floor plan proposes a 16-foot wide opening with a total interior width of 20 feet. No conflict would occur if each household owned only one (1) automobile. However, a problem arises when one car is parked inside the garage and there is not enough room in the garage to accommodate a second vehicle (storage, large vehicle sizes). Staff recognizes that not all townhouse owners possess large vehicles (sports utility, sedans, and trucks). However, when considering the potential negative impact(s) of the development, this analysis evaluates various scenarios that would cause inefficient, unsafe, or unpleasant living conditions. For example, in typical suburban developments, residential dwelling units usually contain a parking provision for up to three (3) cars in the front driveways. Again, staff recognizes that this proposed development is unique and appeals to a specific group of progressive thinking homebuyers. However, the problem arises when no alternative parking provision is provided if two (2) vehicles are unable to fit together inside the garage. The current design only allows for overflow parking to be designated to the parallel parking spaces. In the current scenario, if two-car households are unable to park in the garage, there are no other provisions for parking other than the five (5) overflow parallel parking spaces proposed along the main access drive (not including the handicap space). If this same limited-garage space scenario occurs in four (4) other households, then no extra parking spaces will be available for the remaining residents or their guests. This could present unsafe driving conditions as well as an unattractive living environment (i e cars parked in the street, behind the garages, near the dumpsters). Staff recommends that the driveway behind each unit should be long enough to accommodate a parked vehicle without compromising the function of the 18-foot wide back-up space. The 18-foot wide back-up space in conjunction with the space between the garage door and the asphalt is wide enough for a vehicle to back-up and exit but would not wide enough should a vehicle be parked in front of the garage door. In conclusion, the proposed site plan does not meet the intent of the Comprehensive Plan regarding the Special High Density Residential land use designation. As previously stated, the subject property would be eligible for 10.8 units / acre or 34 total units if converted to a residential use under the existing commercial zoning. The plan Page 7 The Harbors Site Plan Review Staff Report Memorandum No PZ 02-136 proposes 54 total units or 20 additional units over the current maximum allowable number of units. The plan and its configuration of the townhouses buildings appears to only satisfy a density objective while forfeiting optimal design objectives. The City supports increasing the maximum allowable number of units but not with a plan that is less than exemplary. RECOMMENDATION: Staff recommends that the request for site plan approval be denied based upon the design issues identified in the "Design & Critique Section" as well as the remaining unresolved comments included in Exhibit "C" - Conditions of Approval. It is the position of staff that the magnitude of changes represented by the Conditions of Approval would significantly modify the project and therefore would warrant additional review from staff and the Community Redevelopment Agency. xc: Central File S:\Planning\SHARED\WP\PROJECTS\The Harbors\NWSP 02-012\Staff Report. doc -"- -\ I ~-I Ii t -i'l I II -tl\~ \ Ilr~II-:\ J. 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IT "8" ~ f ~~! · il-! !I : Q . i~iii .1 ,hi I ~ ~ '1;11 z III I .1 I II i iAIdd BII JI LAND. DESIGN SOUTH \aDqIe~/LcI'ld I'Iln'a'G ~n, ~II · f ~~i~ ~!I ~ ~I l! ~~~tJ ~ n · ill Pi!i nil ~ "! R ~ I~ i R ~ ~ '1'P 0 ... m In i Un J f~eia E ef~~~sg 6 l,in ... ; ii ~ ~ ~ ~ ~ j;: (p ~ g B~ ~ ~ t r t, ~ ~ " ~ o ~ ~ ~~ .: m L~~ g ~ ! ~ ,Ii~ 2 ill I ~il~ -I I! ~i~. ~ 'It Iii; ~ iR i ~I ,I II! I ! .11111111 ~I THE HARBORS l I ' I I fR PREPARED FOR CENTEX HOMES ~ i I I ~ " CITY OF BOYNTON BEACH, FLORIDA ~ ~ ~ lAND. DESIGN SOUTH 1IInlIIllllpe~/1aId~ I . .. . . . ~ ~Jil~ii;~ III 1l~ld~~ IIII-II~~; :1 . ~i 11~~a ~ ;I~~ !l! ! Illi ill I t ad I ~ ~ III ~ ~ A ~ Ii I ~ j 11ft I ~ fill ~ P I rid -..-- -. --.. r ~ ': I 1(0 1 11 ~ I :I ~ - I - MATCHL.INE A - SEE SHEET 2 ; ~ ~I m ~, ~;~ THE HARBORS PREPARED FOR CENTEX HOMES CITY OF BOYNTON BEACH, FLORIDA LAND. DESIGN SOUTH LadIaIpe "1''111' 1lIIalI...... -\ ~ (j\ .,. r {) {) ~ 11 r )> z {j\ (\ {) z (\ m 11 (! )> r lIllll'l · hfll In I .., I h~ II II ~ U\ -\ II r {) {) ~ 11 r )> Z UIIIII'I · hfh I" ~ I ..' ~ Ihll !I 111111' I · hfl. IU I .., I I.! II , , , , UIIII'I · hell ... ~ , " i 3 I t III ,.' ,I lIIsI111 · hfll In I '" ~ h l ~ I 111111111 · i~~h ... ~ .., ~ il,t: I,! ,,,, 1 "1 D.... ~~.-o~o~... : ....! i... - ,~ Ql!.1 Co ~. 1~i5,1 g, :-! ~ ~ :. ~>5. ! z > > ,::1 "'1&~~ 6(1l~o .-' i. ~ - 1 1 -d ~ ~ d ~ I ~ ~ m \ll I -d ~ ~ .~ 'I ~ ; 'r ~.~ H l FLOOR PLANS 6-UNIT BLDG. ::r:~,,==:=:=-':'-=='::'II.::e--=t.:_ =-.::"=':.":=~=':'-==--lIao_..-===- BLDG. # THE HARBORS BOYNTON BEACH, FLORIDA EXHIBIT "B" - ~ ~ ~ CENTEX HDME5 SouthEast Flonda P'lOne551-536.1COC Fax 561.536_106Co I B19B Jco R08:J SUrle20C Boynton Beacn, F~ 33437 EXHIBIT "B" Uhll'l II I · h~l! ~ 121 I ... ~ I! l ! i . . UIIII1'1 It I I ., I' G: · i~~h ~ 1ft I ., . . . ! II . . liP . , . . II h 11'11 - ~ · h~11 ~ U\ I!I I Il m ... ~ (\ 0 Z I!l II Q . . . . 11 lIhll'li r 0 0 · h~li ~ ~ ~ ~ 11 I" II .,. r !; I Iii )> I z Uhll'l I II · h~h I 121 I . . . ~ I I!l Ii . . . ~ "11I1I'l ~ · h~h U\ ., "11 .u I r . . . I 00 I 8 0 ! I' . 0 GJ '" ~ II P 11 . , . . r )> z U\ (\ 0 z (\ m 11 c! )> r . O''! D "" ~ ~ 6-UNIT BLDG. !"'~ ,i m .~~~ ! FLOOR PLANS CENTEX HOMES :: ~ m "- C" . 5. ~i1i~ ~ ".' ' , BLDG. # SouthEast Florida -=. r>?'" .. 'f Z' I B19BJogRoao I~l :~.J If'~~ ~~s~ajS:r~~-::~{if&'::: THE HARBORS Phone 561-536-1000 Suae2GC BOYNTON BEACH, FLORIDA Fax 561-535-1060 BoynlO<\ B..llet" FL 33~~i - ill- ~ " EXHIBIT "B" IlIl. 11111 ~ ~ I' I ~ ,~ 'I ~ I n t ~ . "II :j) I ~ l . . "II IIlllj Ii , >- h~, I ~ 1ft I ... ! I ,I ! Ii g It t ~ ~ . , . . .11. II' J -------- ~ I , . I ~ ~ I. " II ~ I !I I ~ -l . .. ~ I ~ I il Q I J ~ l ! i :j) II . . . r () III '1111 Ii I () ~ ~ , Ii. 11 h~ '1 " ~ r .ll I ~ )> "'11 z Ii :i 00 ~ ht l- . , . I HI 11111 Ii :j) ~ I . I h~. ~ HI I ... ~ II I ~ l ! i . . ~ Jill III' JI Ii .- . h~h ~ (J\ 11 1ft I r . . . ! () ! I oc II I~ " () jQ I.p 11 . , . . r b >- l> z (J\ (\ () z (\ m 11 c! l> r Dl~ 10 'HI It FLOOR PLANS 6-UNIT BLDG. CENTEX HOMES ~ III R. .. ~ . ~ ! BLDG. # SouthEast FKlrida I 81E18 Jog Read -; ;'" : ~ ;00 ~ !Sam:.if~~~~-r~~it THE HARBORS PhDncl:SIl1-53ll-1000 Suilll:lOD : ii- &",. . BOYNTON BEACH, FLORIDA Fax; 561-53li-101ll1 ~n\l)l1BelCh.FL3301 ~ (j\ m r ~ ::! () z (j\ (\ () ~ m '1J c! ~ ~ m )> ~ m X n11 ~ () ~ m r m < )> :::! () z ;O~8- D Hit = .. It if I ~ ;Jii ~ .. ~.~. -I E~I !~~~ ~ ~. .'0. - Ii ~ · '" ~1 Ii @ Ii Ii . i j ! ! i ! ! ! i ~ q I ~ ~ i 'I i.vs:a:.&i.!i:."i5!i"=V&:it II ~ () Z -I rn X -I m ~ () ~ m r m < )> -I () Z EXHIBIT "B" ! ! G i. : i : I : i i i I. I I: ~n ~n ~ !I 'p In ~ h ~ I ~ It I 4-UNIT BLDG. BLDG.. THE HARBORS BOYNTON BEACH, FLORIDA CENTEX HaMES ScuttlEaatFlorida I a1l1llJog~ ~:5111-538-100ll S......2OO Fu:: 58~TOlSO BoyntgnBeKh,FL 33437 ~ (J\ m r ~ )> ::! o z ij\ () o ~ m ~ )> r ;~Ol!j J. ._1 =1 .~I : iiJ D Jm ~ ~ i~~s , t I < r m "ll -I m :x -I m ~ o ~ m r m < )> :j o z ! I i ! gJ ! ! i Ii ~ ! ! ! . , ill i L i ~ J ; ~n hl' rH ii! ! ! ! i' , I I.. Ii! i L i ~! :1 ~In J i, r ~ ! !i! !i! j . ~ (j\ I -I m :x -I m ~ o ~ m r m < )> :j o z e @) i! i i -'Si._~-"~."''' --.- ".'U =:...'!:!!l..._;;;ii\-:.':'-.........y :.... ~..=J=.:.-=- ........=_ 5-UNIT BLDG. .LDG. . THE HARBORS BOYNTON BEACH, FLORIDA EXHIBIT "B" CENTEX HaMES SouthEast Florida I Phane:561../538-10l10 a191~~ Fu: 561-536-1080 IJl7inIon a-cn, FL 33C37 I -.. ~IiIIBI "B" . . I . . . ~ 6 ~i il~ ii;~ , ~ ill i~lql~! ~ 0 Ili~i~~ il g ~ . i III a ~ I ~ 6 ;I~l !l! 2 ~ l-SI ~.B m I ~ I .Ill II! ~ ~ ~ IP Ii ~ ~It I1111 ~ ~I I Ii ~ i ~ i .; p I fl d .~ r ~r ~j il .. nB ~!f ~I ! ~~ i ll2 ~ ~~:Im~' 1J'O '~~ ~~~ l>, ;lI Q~ i THE HARBORS PREPARED FOR CENTEX HOMES CITY OF BOYNTON BEACH, FLORIDA , ~ -n , - ~ ~ N 0 ~ .. ~ ~ ~ (J> _ j; ~ ~ l> m ~ (J> 0 u ~ ~ -I ~ LAND. DESIGN SOUTH ........ AlI'- " ""-'....... I . . . 6 ~i II~ ii;~ III i~I~H! HI~I'~~;:I .. ~i II!h i! ;I~! !I; ~ 'i Sll ~-l ! Ullll! q= ! I i hUll ~ ~2 ~ ~i ~ pa L I I ~ i ~ ~~:lm~ ~ "' ~ . .... ... - EXHIBIT "B" I In a I IIR ..... I i fll IIBI III D I I II Inl n ~ 5 () Illll n I~!I 1 IiI 1111 I 1111 h. II II ~~~~ · m~ III J II ... · .... 1. .. .. JiJi' Ji J~JJ ,I It - ... 1 ,." li .. ~I ."'s .... I'.' ; f .., I II ,li. ~I 1 II III flJ f'r!2 ~~-f ~~ ~ THE HARBORS PREPARED FOR CENTEX HOMES CITY OF BOYNTON BEACH, FLORIDA LAND. DESIGN SOUTH Laallope ~.... I . " . ~ ~iii~i~;~ l~i~I~H~ Ib~;ilCU .. ~illll~if ~ ;~~l il; ! m; I~II i t ~d if \J lif 11 ~ ~ II~ A I ~ III 5 18 I 9 ddp I rid EXHIBIT "B" m lJX ()(J) (); rz . u. ; ~ r;~ I I In I I l> -0 ();m t!~ 1t:::I Z l>~X l>r j I III I I' UJ-(J) OE l>UJ; mr I t II i 5 (p Zl>Z ~!:f 0 l>~~ II J ~ r ;() (J) ()() m l> II 1111 UJ~ E ~m l> r Ii' tJ r n I --- I n' . . i &I ~ H, I (J 1 n. . I: HI I I I J I . I : ~ III r ~ ! r I ~i~ ~ : ~111111~' ~M l> THE HARBORS PREPARED FOR CENTEX HOMES CITY OF BOYNTON BEACH, FLORIDA LAND. DESIGN SOUTH ~,., 1.1 1 li\.liiii..... I EXH\B\T "B" ) J ~ J \)J ~ I ~ '1 - .... ..- . ~ ) ~ ail I" .. '. I'- . t 1> , !II I~' . I~ m . I ; J I~. Iff H II m I J ili h tl I (p ) Ip I 0, Iii II ~~ ~Ii~ ~ 5 I ~ ,n . !~ c:~ II Iii Y , l~ f I ~ 'n p J = r 5 I , (I.. " 'III J~J I ) ntt tt ~ f" , D - ~~ Ri ~ l~;' , i ~ ; .. U fll . nu tlf f it II I~ ~ I J t3 j 1 I - :::: \ r-- : ~ III ~ ~ ~ ~ " ~ i ~ n ~ ~"$~I~t' P ~~ ~~ _ i' I . 11_... . r1l" I I~ Qi tJ~ ~~ ~~ ~ Ii I;i I ~ i ~ I ~12~id h III ~ !l ~; i! t li~li~l~ I ~~I!~f~1I ~ 1I~1t: ~g! 2 , i II ~...~ ! ~ I~! Ilij I k ~ it! ij ~ ~ a; ~~ i i l I !~j j i i Ii i I ~ I l~ ~ i ~ I rid :f THE HARBORS PREPARED FOR CENTEX HOMES CITY OF BOYNTON BEACH. FLORIDA LAND. DESIGN SOUTH lMdIeIpe 0\1II1II11"""'" ........ I ~ ~. - ail I" as !II lU . I . @!I Iff D I~; Ii II llll !, I ~I III ~ 'n p . EXHIBIT "B" ) J ) J ..! ) .... ..- ~) 'I I'. I t 1> , RIm 'I~J II"' II(I)J Ip II! tlo! 'It Inll II r i c:~ {I; III II J;~ r ! I, - n~~ .. -. J~J Uu It ~ r.' == D~ P Ii; Jf.. ~ 'J~ " I: ~i . f , 1 ! I ~ , . i I ~ ; .. ~ J I - :::: \ r--- ~ I . I I . I t~ ~iltJ~;~~~ i Ii ;i~~i~ ~~IUlm~1 I. UI1llla ~ = ~ ~~ ! ~ i 2 , il" ~ "'t ! 91 ~III ij I t ~ 5~ ~ il ~ U~~ II nd I a ~ Ii ~ I ~ Irid ~ ~: I~I ~ ~ ~ ~ I ~i~i~~ THE HARBORS I ~i ~ () z ~ PREPARED FOR CENTEX HOMES !: Ii Ill. If ~ ~ ~ 0 CITY OF BOYNTON BEACH, FLORIDA LAND. DESIGN SOUTH L.IIdIaIpe'" . k . 4lA-.I....... ~ (J\ m r m ~ ::! Q z (J\ (\ Q ~ m 11 c! )> r ~ m }> ~ m X ~ m ~ Q ~ m r m < }> ~ Q z ~~O. *M 10: ~; :~U 9, ~ ~. -~~J -" ii ~ "~ ! B~ B~ I' "~ I .; .1 . '1 I II ~ ~ ~ [I] ! I ~ e- g. e- ~ 'Hi i ~ i .:.z)o)> ; m [;) ~ a:.5~iij.$!.f~~-::'-i=.fifa:ir. " EXHIBIT "B" II ~ Q z ~ m X ~ m ~ Q ~ m r m < }> ~ Q z I' · II DOC' III ClClO I ! i i I. i i i i . . . I ~q U~ ~ ~ i i! i i I ~ ~ 'I . ~ !I jn ~ ~ i' I i i i i ;q ~ !i j II ~ il 6-UNIT BLDG. CENTEX HOMES BLDG. # THE HARBORS BOYNTON BEACH, FLORIDA SouthEast Florida I 219b Jog ROl!C Phblle:561.536.1000 Suile2Ct F~x 5S1{i3ti-lo&: Boy~lo~ Beeet' rL ~343' EXHIBIT "B" ~ (J\ m r m < )> r m eJ -n -\ m ! :x i -\ i m 1'1 I! C) 1'1 m r m ~ < )> -\ ! C) ! z ! . . i . i! ! ii! i ~ i ~H ~. ~ ~ ~ ~ ~n Ip h II )I.. :'" ~!l i' r ~ ! ! ! ! !! . i i i ! ! i' ! I 1'1 (i\ I -\ m :x -\ m 1'1 C) B 1'1 m r m < )> @ ::! C) z ! ! ! ! i i i i i i i i i ::! C) z (J\ , (\ C) , Z i (\ m "lI c! )> r I I ~O;M IDr Ii I l t 6-UNIT BLDG. CENTEX HOMES ~ ~ ~~} ! ~. ~~u BLDG. # SouthEast Flonda I ~1!lB Jog ROlle j THE HARBORS PtlOne,56'-536.100u S",leZDC .1 :~.I .:. z)> )- l!.$~Ej.!f~f~-r~~.:~ Fo> 551.536-105e Boynton Beech, F~ 33~37 ~ m ~ ~ BOYNTON BEACH, FLORIDA :> ii. ~ I -.-.-... ( I I!lt 1 ) 11 I It 1 I 11 b ~ 11 ~ -.---.- dj ~ ~ I 10-03-2002 10:35 i! iji i .~ iii CENTEX HOMES WP ~ CIDI_II~~J EXHIBIT "B" 5-UNIT 8LDG. I C:.NTIIX HaM.. n:=:- ::--= I 1111". __NIIUJ;M,_ ... - --...- 111111'1 · h'l ~ IU I ... ~ II! II .' . lIhll'l · h'll ,.. I .,. ~ I. ~ ! II . , I U\ 111111'1 m (\ · h'll 0 z U III I II ... ~ r- 0 0 II! II ~ '., . 11 lIllll'l r- ID> · h'll ""z [I g: III I ~ ... ~ ~ II! 'I .., . nlhll'll , it'll g IU I ... U\ II 11 1.1' r 0 .,.' 0 ~ II r l> z U\ (\ 0 ~ m ~ l> r ~!O~ r P! ~! E~_ " · > > _I II P · · II I ~ II I II ~ . I I : ~ II II It ~ P I : II I'i OJ II II OJ I 00 '" ~ . 'i I f igm:iJJi!.t~;:-=:~~it ~ ~ c;: ~ FLOOR PLANS 5-UNIT BLDG. BLDG. . THE HARBORS BOYNTON BEACH, FLORIDA EXHIBIT "B" CENTEX HOMES =~-= I a1.~~ Fu; 561-63&-1080 6oymon BMCh, R. 33431 EXHIBIT "B" lIhll'l 1) t tJ · h'l~ 'e I III I :lJ ... ~I II h~ ! i :il -------- lIllll'l II ~ , h'll ~ I'- I ... ~ ~ 'I II I.t II oc ~ ., . . 111111'1 -------- tJ I , 1) -l ' h'll 'I ~ I IU I 1> ~ ... ~ U II r- II! Ii 0 . . . . 0 ~ 111111'1 11 r- , h'll I )> Z IU I . . . II! II t tJ I . . . . -------- nihil' I II · it'll g IU I . . . II ~ U\ ,I II ~ 11 I. . * r 0 . , . . 0 ~ II r l> z iji (\ 0 ~ m ~ l> r ~O~. D 'll! 'II FLOOR PLANS 5-UNIT BLDG. CENTEX HOMES ~. .ii " .. ~. ~ i ...... _._.~_* _~.. .. BLDG./I SouthEast Florida -I .E~ !;r:)o,. THE HARBORS PtIonll:5lI1-53ll-1000 I I'.~~ :: li-~ p.. { .......==-::&.....a=_.=-'E.---~~.:.. BOYNTON BEACH, FLORIDA Fa: 5lI1-53l1-101l0 Boynlon IMKh, A.. 33431 ='.-=-_,,_.:=.:&::~ __II ==- EXHIBIT "B" !! !! ! i . 0 ~l @ ! i ! i ! j ~ II m ~ )> 0 ~ ~ Z -l m m X X -l m -l II m ~ ~ 0 0 ~ ~ m m r- II m r- m < < )> )> :::! -l 0 0 z Ei z ! ! G I I g I , , I II ~n i i : ! i U\ Ip , , I m M I ~ M ~ II " II ~ ~ r :\:. :1 B r .; ~ I ~ I' m If' ~n < ~ \ I ~ Il l> \ ::! 0 z iji (\ 0 z (\ m II ~ l> r ~~O~M ID: ~; ~~U 9, ~ -I ~~.! :' iii' ~ ~til "'-~ 1. ~"$ II 4-UNIT BLDG. ! z). )> ~ m (;1 " iS~a$iijar.t~r-::'~~~it BLDG. # THE HARBORS BOYNTON BEACH, FLORIDA CENTEX HOMES ~:~~h~~~.~~~~,n: I B196 f~l:~~~' Fa>: S6'-536-106C I Boynlon Bear~ FL 3343' g U\ m r m < l> ::! o z U\ (\ o z (\ m 11 ~ )> r ~~O~U IDol n u = ~,!:;!I (tl ~~i !.,.. Ij.ll ~ ~ ~.1 ~. .-, ! . > > :~ ii~~, ,~,m,' ,0 , m ~ II -I m ! x ! -I i m ~ Ii 0 ~ m r m mI < )> -I 0 Z I ! , , i . ! i! ! ii! i ~H i ~ i I ~n = ~ = I ., ~ h~ I II ~ )' "I: rH ! r il i i ! i i ! i ! j ! i i i i i I i' , i . I I ~ (j\ I -I m X -I m ~ 0 0 ~ m p:' ~m ....< ~)> @ "-1 ..- dO ~Iz i i i I ! . i i i i i i H i 4-UNIT BLDG. iS~E$iJj?.5?~=:-~~'::::: BLDG." THE HARBORS BOYNTON BEACH, FLORIDA EXHIBIT "B" CENTEX HOMES SoulhEastFlorida I a1gpJ<>gl'load Pt'oOne SEl-536.100c' S..de2C[ Fax 561.53fi.-l06C BovnlDf\ Beacr F~ 33437 g U\ -n r o o ~ II r l> z U\ (\ o z (\ m 11 ~ l> r "III,'I , h'l~ III I ... ~ II! ! I . . II lIllIl I ~ U\ J h~hl -I II IU I , .,. ~ 0 0 ~ I.t II 11 . . . . , )> 'I1s1I'1 z J h~11 II I I II! ''',i . . . t d ~ ~~o;~.J,I[J~ I~!'I FLOOR PLANS ~. Il~'l S', ~ ,< i . :- ;;"i ! , >> ! :I ill ~ ~ m Q ~ s is..$e:iJjg:~r-L-v.a=-~i:: 'S ~ d ~ .' I ~ ~ ~ 4-UNIT BLDG. BLDG. # THE HARBORS BOYNTON BEACH, FLORIDA EXHIBIT liB" CENTEX HOMES SoulhEast FlOrida I 8198 Jog Roac ProoneSE1_S35.100C SJ,m20C Fa.. SE ",-535 106(' Boynlon B"ac~' rl 3343: lIllIl'l · h~l~ Ii ~ 131 I ... ~ Is! Ii . . . U\ lIltll'l m (\ · h~h ~ () z U ... I I 11 '''11 r ~ ~ () () h. ~ . . . -0 UIIII'I r l> · h~11 ~ z IU I ... ~I It j as! ! i . . . lIlhll'l Ii ~ I '"' I' Ii: · h~h ~ i! If. I <il . . . I 00 ]I U\ ! I Ii i- Ii 8 ,. . r liP G ll> () . , . . () ~ "lI r )> z U\ (\ () z (\ III "lI 2 )> r 'O~~I D ~,~. , ~ ,~- ", " '.,' "= ~~~ ~ [;, :. ii;i '?, " ~ < ; :1 ;~~i ~ 4 p. )> _I "'lt~_il\ 6'" e:, Cl - i- ~ - , i FLOOR PLANS 4-UNIT BLDG. is=''::-=:~':'-=:~lI.::e--=-.r:-.:_ ...r:--=-:.=.::r..:=.:.a::.:all"-"-===- BLDG.. THE HARBORS BOYNTON BEACH, FLORIDA EXHIBIT "B" CENTEX HDMES SouthEast Florida I 819EJogRoBd Poone. 561-536.1000 SUlle20Q Fax 561-536-1060 6oynlo:"l6eatl1 FL 33437 IIhll'l l' I , · hd! 'I II ~ Ul I 1> ... Ii II! il 11 . . .11111'1 I~ 1: -I · h~11 ~ I ... I ~ .,. u II . II !~ , ... oc ~ 0 . , . 0 ~ !~ 11 11 ~ , )> z t II I~ ~ ~ ~ iji !I II g II 0:' r 1.1* 0 . , . . 0 ~ II r )> z U\ (\ 0 Z (\ m 11 ~ )> r '~O"I D Iii' ~ ~ 4-UNIT BLDG. = ~.h =. .1 , FLOOR PLANS C:ENTEX HOMES ,:-1 ~'il "- ~ < < ;; 1:1 ;= i ! . > > II BLDG. # SouthEast Florida I B19BJoe R08C .1 "~JF' 6!" Cl i;) ege:iJjiT.5Sr-::~~~i:: THE HARBORS Pnone561.536-1000 SUIte 200 - ii. ~ ' " BOYNTON BEACH, FLORIDA I F.. 561.536-1060 Boynton 8e8c~. FL 33~]7 EXHIBIT "8" p'" ~ f i ~ ~[: d: I ~; ." <> 0 " ~ .. 0 " ~ ~.~ ~~ ~ ;;;; 0 n~ 0 . 15 j I i I' """'"""- i' t i &; (') I ~ m I'll III z !: ..... '- I- j m 0 >< I~ ;~ ;z: ... ::z: ~ .. 5 '" 0 !i! r '" c: Ii: ~ iil m " ii! U> ~ bll i. . , I Ii. ~ i ~ III !: 0 :lI: ..... ::z: I~ m ~ ~ ::Ill !i! lD o! 0 ~ ... ~ ~ ~.~~-~~ ~ ~ ~ i\l ~ ~ !rl ; I ~ ! ~ I "II .'Hil _Hi f~t i ,i II ;a " I I; l' !' ! ---" I 1 , Ii ! ---, . ~" ~ l I !! II I ~ II bll ! [ ~ ~ j I "II ::Ill m r- i: z 50 ~ m Z (;) Z m m ::Ill Z (;) ~ z ~i~ !!! Iii! I~! i~~: ~i ~~~I ;Um illl V: tr,:J' , '. (..~: '-' i"W '1l:l; 100 ~S~ ,/ -./ ~~T~ ~~ ,.tl' EXHIBIT "B" ~ >-,.,--=-~- _~---~~~::,:: =--t~'->{:;'>,_. "" ~-~. _.~"'- -,,-. -- eMal L,! -r-:- - --=.........t.. '~)3'~~~c..-:i'~-:,;\~~4~~-~~_ _____ '::.-'~~ 1 ~ ~ ~clf~ ~l, I" -- J I :-.. I.~ ':(~:_ ~~~ ~~I! iii! , .1! 8$tlB".... ",!'l@ ~ 'll ; D I ~ tflEl!:l ~ iiiiiS55 a i a a & i i a i i i a a HHUHiii ii i iiiii! H im:mm ~!!p~m!i, .-~~,,~....:t !:o~% ~,$,= ::: Ull!; '! "q , i ~ ~ ~ I ~ 1~~1I1 [~ Ir i, '".', ' ~ I i l ' ~:::f _ ': '::: "i l' , -. I. ' ..... ~ '-'~.. .-.J I -'--\, !~ ~~! ~ !!;;~ . ., 'i(j) -----1 I -1- - -I I : ! I a ! , I' ! I ! -1- -I- I 1 1 I ---1 I I 1 i 1; , !i ,I , --...... \ ~ . N ~ ~ . :~~i~ ,.. , ~:~~ ~~Ui ~~ ~~ ~l~ l!l~ l~ !~. .. ~ ..,Oi llli'" 2 i~;n 9~ ! ~~ ~ ~~ ,; ~ 'if;i~ ::lllli ~! 8O~ ~. "~-h ~i;;:: !..-<~ >" ~ ~ ~i~ i~ ~~;'i~ 0'2 :~l~ ;~,., .' u! - '"1'. ~i~ ~~ ~ ~i . um i~:~ ~;i~~ ;i i I ,. ~~ id~ ~! ~ - sU " '!:~ >" ~: ~ " ;!l O"~'O ~ !l ~~i I; ~~~ ~ ,!~;; ;. ~~ ~ - .!~ ~ "':>:';; " I. - mi~ iii !~~j o' .> o' ~;~ !! ~ . 5! ~ 20 ~ !i ~/j;..~ " ., ~j ~~ ~~ '!~! ~... ~! i!;g , ~m I I ." ~2 , ~ ~,,. , 2~~i III lin ',ll00 q , · j 11 T 1.1.. ~ I I 0 '1 ! ! I, I I, I I ~] I . I I' EXHIBIT "C" Conditions of Approval Project name: The Harbors File number NWSP 02-012 Reference: 3rd review plans Identified as a New Site Plan wIth a September 24,2002 Planning and Zoning Department date stamp marking. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments. None PUBLIC WORKS - Traffic Comments: 1 In accordance WIth Chapter 6, ArtIcle III, SectiOns 11, 12 14, and 16, widen Las Palmas Park from Federal Highway (U S 1) approximately 240 feet east (to the intersection of the roadway centerline with the extension of the subject parcel property hne. Roadway configuration will consist of 3 lanes, of width as determined by the Director of Pubhc Works (one eastbound lane, one dedicated left turn lane, 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 intersection of Las Palmas Park and 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 coordinated WIth Palm Beach County Traffic DiviSIon. The rephasmg of the signal shall be completed prior to the Issuance of a CertIficate of Occupancy 3 Detail signing and stnpmg as necessary (Chapter 6, Article III, Section 16). 4 At the time of permitting, coordmate with the FDOT and Palm Beach County Traffic for roadway and signalization improvements. UTILITIES Comments: None FIRE Comments 5 Design documents where underground water mams and hydrants are to be provided, must demonstrate that they will be installed, completed, COA2 10/03/02 2 DEPARTMENTS INCLUDE REJECT and in service prior to construction work per the Florida Fire Prevention Code, (2000) Section 29-2.3.2. 6. Pursuant to City Ordinance 9-3F, the Fire Marshal has developed an Administrative Order dated May 9, 2001 that provides the minimum performance for all security gates and emergency access. ( Copy attached) 7 Emergency access shall be provIded at the start of a project and be maintained throughout constructIon per the Florida Fire Prevention Code, Section 3-5, and NFPA 241, (1996) Safeguarding Construction, Alteration, and Demolition Overations, Section 5-4 3 POLICE Comments. None ENGINEERING DIVISION 8 A lightIng plan including photometncs, pole WInd loading, and pole detaIls In conformance 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 permitting The lIghting design shall provide a mInImUm average light level of one foot-candle. On the lighting plan, specIfy that the light poles shall wIthstand a 140 MPH wind load (LDR, Chapter 23, Article II, Section A.1.a.) Add a note that the fixtures shall be operated by photo-electrical control and to remaIn on until 2:00 a.m. (LDR, Chapter 23, ArtIcle II, Section A.1.a.) Artificial lighting used to illuminate any property shall be directed away from all reSIdential districts. 9. A plat shall be submitted with construction drawings for fee SImple 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 and approval concurrent wIth the plat process. 11 Provide verification that the improvements wIthIn the submerged land lease shall be transferable to the new owner 12. At the time of permitting, indicate by note to what standard the project IS to be constructed, if the FDOT Standard Specifications for Road & Bridge Construction and Standard Index are to be used - the 2000 SpeCIficatIons are recommended SInce they contaIn both English and Metric units. COA2 10/03/02 3 DEPARTMENTS INCLUDE REJECT 13 An excavatIon and fill permIt will be reqUIred for this development. 14 Provide written and graphic scales on all sheets. BUILDING DIVISION Comments: 15. At time of permit review, submit signed and sealed working drawmgs of the proposed construction. 16 At tIme of permIt reVIew, submit a copy of the recorded resolution that verifies the abandonment of the alley. rif!ht-of-wav or easement. 17 Add to the submittal a partial elevation view drawing of the proposed perimeter wall. Identify the type of the wall material and the type of material that supports the wall, including the typical distance between supports. Also, provide a typical section view drawing of the wall that includes the depth that the wall supports are below finish grade and the height that the wallIs above fimsh grade. The locatIon and height of the wall shall comply with the wall regulatIons specified in the Zoning Code. 18. At time of permIt review, submit for review an addressing plan for the project. PARKS AND RECREATION Comments: 19 Smce it has been determmed that there are 54 single-family attached units in thIS development, the Park and RecreatIOn FaCIlIties Impact Fee is computed as follows. 54 single-family attached umts multiplied by $771 per unit equals $41,634 (Chapter 1, Article V) 20 The fee IS due prior to the issuance of the first applicable building permit. 21 SubmIt detaIled irrigation plans for nght-of-way landscape and lITIgatIon improvements during the construction document permitting stage, for review and approval by Parks Department and Public Works Department staff Include on the plan location of any existing irrigation m the nght- of-way FORESTER/ENVIRONMENT ALIST Comments' COA2 10/03/02 4 DEPARTMENTS INCLUDE REJECT 22. The applIcant must identIfy and quantify the existing trees on the site as shown on the survey sheet #1. 23. The landscape sheets should indicate the existing trees that will be preserved, relocated or removed and replaced on each portion of the entIre sIte. These trees should be shown with an appropnate symbol on each of the landscape sheets. 24. Any of the existing hedge plants noted on the sheets that are not of acceptable quality during the landscape inspectIons must be replaced throughout the site. 25. All trees noted on the plant list must be a minimum of 12 feet m heIght and three (3) inches in diameter at time of planting. 26 The plan does not show the City "sIgnature trees" required at the ingress/egress sites. 27 The plan does not show the seven (7) foot wide landscape buffer strip along the adjacent public right-of-way Revise the list to include 50% natIve shrub material. 28 Sheet LP4 of 6 The shrubs, and accents list meets the 50% native species requirement, the palms list does not meet this requirement. Revise the plan accordingly 29 Sheet LP5 of 6: The palms, shrubs, accents, and ground covers list does not meet the 50% native species requirement. Revise the plan accordingly 30. There is no irrigation system plan included or noted on the landscape sheet. ProvIde an irrigation plan at the time of buildmg permIt submittal. PLANNING AND ZONING Comments. 31 Place a note on all the primary landscape plan mdicating that mulch other than Cypress shall be used and maintained for landscape purposes (Chapter 7.5, ArtIcle II, SectIon 5.C.8 ) 32. The SIte data on sheet "SP 1 of 2" mdlcates that 110 parking spaces are required. RevIse the data to indIcate the correct number of required parking spaces (107) COA2 10/03/02 5 DEPARTMENTS INCLUDE REJECT 33 The existmg SIX (6) foot high wall, located along the north property hne 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", identify the row of hedges proposed along the southern property hne. Also, staff recommends installing palm trees (single or double trunk Alexander, Montgomery, or SohtaIre) along the southern facades of the four (4) unit buildings. 35 On the floor plan, the total area for "Model 1601" IS incorrect. Any 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 in height (Chapter 2, SectIon 4.J 1) Pnor to the City CommIssion meetmg, provIde a detaIl of the entry gates, including the dimensions, material, and color(s) used. 37 Provide an elevation of the "existmg covered tikI bar" to be a "cabana" 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. On the site plan, show the points of access to the deck area currently outsIde the property line. 39 Provide a cross access agreement or written venficatIon that access IS allowed between the subject property and the property to the east (wIth the wood deck and boat mooring area). 40 The plan shows that public "green" area will be provided m the form of the 0.2 acre recreation area and the 32-foot wide front paseos. Staff recommends creating additional public "green" space eqUIpped WIth amemtIes such as benches, a gazebo, and/or BBQ pIt area. 41 The buffer wall along the north property hne acts as a "terminating vista" from each paseo area. Staff recommends incorporating additional decorative features such as fountains, statuary, or wall score hnes to break the mundane wall expanse. 42. Staff endorses the concept of having a "focal point" to be located at the northwest comer of the property In addition to the landscaping, staff recommends that the "focal point" as shown as an asterisk (*) should be a fountam, statuary, gazebo or some other attractive pubhc amenities. 43 Provide an elevation of the "existmg covered "tiki" bar to be a cabana" Ensure that the colors of the cabana wIll be compatible with the color COA2 10/03/02 6 DEPARTMENTS INCLUDE REJECT palette of the proposed townhouse buildings. 44 The entryway to the recreational area appears as though it is an amemty for just the five (5) easternmost townhouse units. Staff recommends redesigning 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 garages m each unit and guest parallel parking spaces. Because there IS no alternative parking provision, staff recommends that the garage area m each unit be mcreased m SIze m order to maxnlllze the storage space for both vehicles and various items and to prevent / minimIze the haphazard parking of cars throughout the development. 46 The 3rd floor plan does not show the sIde "bump-outs" and therefore, the plan does not correspond to the revIsed elevations. The plans must be corrected to correspond with each other 47. The plant lIst of landscape plan "sheet LP 5 of 6" does not mdIcate 34 "VOA" plants. Correct the plan's tabular data. 48. Staff recommends configuring or anglmg the buildmgs m such a way that will allow for more units to have dIrect visual access to the future Intracoastal Park. 49. Staff recommends mcorporatmg a second or third story porch (or on both stones) into the design of the townhouse units that face (front and/or side fac;ades) either the Intracoastal Waterway or the Intracoastal Park. 50 The main east-west sidewalk is four (4) feet in width. Staff recommends increasmg the width to at least five (5) feet. 51. Staff recommends further increasmg the distance between buildmgs (paseo areas) to allow for additional amenities and landscape material. 52 Staff endorses the concept of a pedestrian connectIOn from the subject property to the Intracoastal Park as shown on the southeast portion on the property However, staff recommends that the entranceway be enhanced wIth additional landscaping, decoratIve lighting, and park-like benches. COMMUNITY REDEVELOPMENT AGENCY COMMENTS: Comments. 53 None COA2 10/03/02 7 DEPARTMENTS INCLUDE REJECT ADDITIONAL CITY COMMISSION COMMENTS: Comments. 54 To be determmed. MWR/elj S:IPlanningISHAREDlWPIPROJECTSI The HarborslNWSP 02.012IC0A2,docS:IPlanningISHAR EDlW PlPROJECTSI The HarborslNW SP 02.012ICOA. doc The (",y of Boynton Beach G'mG~ '.1 _ . , (,'C r:, ,:.~ '~I . :-rJfki ~ '.~~. DO!J11101l Denclt l'ln.! I\\:;j(,lle Fire ('V, rlJl! Su!dlj I )IlIISIIJ/t JO() J~. jJc.Jljlltoll U('(/(/llJ()UIt'I'(lId I' (), Uox J /() 110t/JlrOIl 11('0('11, F/Olltlll l,j'L.", t! 11 () - /l/uJ/H!" (56J) 7,1 !.UIJ(}() ",.\X, (56/ J 3')'1 7/.',3 f'vlay D, 2001 nE Security Gates and Emeroency f\ccess To Whom It May Concern Boynton Beach Fire ~escue continues to fllJintJin the position that security gatt.:s Jre potentially c1etrimentJI to fire Jnd rescue operations The proliferJtion of security gated communities has resulted in many problems for responding emeroency JppJratus trying 10 gain entry The minimum performance for all security ~)Jtes shilll be ilS follo'/</s All security/entrance gates musl have an electronic key number pad 3 All gates must hJve a security entry cocle approved in Jdvance by the Fire tvlarshJI 2 The keypad will allow entrance by the simple Jct of pushing four (4) or five (5) buttons 4 Gates may be operable by telephone from our dispatch office A phone call from our dispJtchers will open the gate and a second call will be required to close the gate 6 An exception will be where a 24.hour security guard is stationed Jt the gate 5 In case of power failure, the gate shall open automatically and remain open 7 A bJck-up device such as an authorized security box or key SWitch is required to operate the gate in [he event the number pad entry does not work. 8 A key box shall be installed for such areas or buildings when the Fire Marshal determines that access is necessary for all life-saving or fire-fighting purposes The type and location of the key box shall be approved by the Fire Marshal and shall contain I\eys to locked points of egress, whether in common areas or on the interior or exterior o[ such buildings, I<eys to locked mechanical equipment rooms, J<eys to locked electrical rooms, I<eys to elevator controls 9 No other code numbers, operating methods, or key systems will be kept on file by the Fire Rescue Department. 10 In the evenlthat Our units are unable to gain rapid entry with the above methods. it will require the use of rapid forcible entry methods to gain entry The City of Boynton Beach and/or the Fire Rescue Department shall not be responsible for, or incur any costs JS a result of gaining access to a specific area 11 Information on where authorized key security boxes can be purchased is available from Boynton Beach Fire Rescue, Fire and Life Safety Division by calling (561) 742-6600 during normal business hours Failure to comply will result in the violation of Boynton Beach Code of Ordinances Section 9-3F and Section 9-15 The liability of delayed Fire Rescue response to an emergency in your community should be a serious concern <::::/7 ,-- : (~r)C-- Steve Gate Fire Marshal /\n'e,,(,(/'~-; (;/11"/1'(1/1 '(I 1/11 r I( I,. DEVELOPM.....,jT ORDER OF THE CITY COMMI~...ON OF THE CITY OF BOYNTON BEACH, FLORIDA PROJECT NAME: The Harbors APPLICANT'S AGENT' Jennifer Morton - Land Design South APPLICANT'S 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 /J.~~~ I~ LOCATION OF PROPERTY: 2700.01001< of 8'N 4th StrQ8tV ~ -lJ DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO. 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 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 Applicant'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 DATED: S:IPlanningISHAREDlWPIPROJECTSIThe HarborslNWSP 02-012IDO.doc City Clerk DEVELOPMENT DEPARTMENT MEMORANDUM NO. PZ 02-136 SITE PLAN REVIEW STAFF REPORT COMMUNITY REDEVELOPMENT AGENCY AND CITY COMMISSION August 16, 2002 DESCRIPTION OF PROJECT Project Name/No.: The Harbors / NWSP 02-012 Property Owner: SCHGAI, Inc. Agent: Jennifer Morton with Land Design South location: 2300 North Federal Highway Current land Use: Local Retail Commercial (LRC) Proposed land Use: Special High Density Residential (SHD-20 du/ac) Current Zoning: Community Commercial (C-3) Proposed Zoning: Infill Planned Unit Development (IPUD) Project size: Site Area: PeNious Area: Lot Coverage Area: Number of units: Gross Density: 3.2089 acres (139,778 square feet) 1.45 acres (45.2%) 42,824 square feet (16.6%) 54 dwelling units 16.82 dwelling units per acre Adjacent Uses: (see Exhibit "A" - Location Map) North: To the northeast, developed (Las Palmas) single family homes classified Low Density Residential (LOR - 4.84 du/ac) and zoned R-1-AA Single Family Residential and to the northwest, developed commercial (gas station) classified Local Retail Commercial (LRC) and zoned C-3 Community Commercial. South: Vacant land, currently being developed as the Intracoastal Park, designated Recreational (R) and zoned REC Recreation East: Right-of-way of the Intracoastal Waterway West: Rights-of-way of U.S. 1 and the Florida East Coast Railroad, farther west developed commercial property classified Local Retail Commercial (LRC) and zoned C-2 Neighborhood Commercial. Proposal: Centex Homes proposes to construct 54 fee-simple townhouse units on 3.21 acres All site development is proposed to occur in one phase This request for site plan approval will be contingent upon the approval of the land use amendment I rezoning application (LUAR 02- 005) and corresponding master plan, which is being processed simultaneously Site Characteristics: The subject property is a long rectangular-shaped lot located on the east side of U.S 1, perpendicular to Gateway Boulevard. The parcel is currently developed with a restaurant I Page 2 The Harbors Site Plan Review Staff Report Memorandum No PZ 02-136 nightclub (Cafe La Notte) and its respective parking areas. The restaurant includes a "tiki" bar and swimming pool located on the eastern portion of the property near the Intracoastal Waterway According to the survey, an existing wood deck and a portion of a "covered dining area" are located outside the subject property line. This covered dining area overhangs onto the subject parcel It is staff's understanding that this covered dining area will be demolished during the construction of the townhomes. Concurrency: a. Traffic - A traffic statement for this project was submitted and sent to the Palm Beach County Traffic Division for their review and approval. The Palm Beach County Traffic Division determined that the project meets the Traffic Performance Standards of Palm Beach County. b. Drainage - Conceptual drainage information was provided for the City's review. The City's concurrency ordinance requires drainage certification at time of site plan approval. The on-site drainage system will consist of a series of catch basins and exfiltration trenches, which will direct runoff to the Intracoastal Waterway via an existing 24-inch wide reinforced concrete pipe. The Engineering Division is recommending that the review of specific drainage solutions be deferred until time of permit review, when more complete engineering documents are required. Driveways: One point of ingress / egress is proposed along Las Palmas / Vista Hermosa rights-of-way. At this point, two (2) lanes would provide for project ingress and one (1) lane for project egress. The ingress lane designated for the use by the residents will be 12 feet in width. The other entrance lane, designated for guests and delivery vehicles will be 15 feet in width. The one exit lane will be 15 feet in width Each of the three (3) lanes will be separated by landscaped medians. This entire area will have brick pavers to provide a more desirable appearance. Parking Facility: Parking required for the three (3) bedroom townhouse units is based on a ratio of two (2) spaces per unit. In addition, the recreation area requires five (5) spaces. Since 54 townhouse units and a recreation area are proposed, a total of 113 parking spaces are required. The proposed site plan provides a total of 122 parking spaces. Each unit will have a two (2)-car garage dimensioned 20 feet in width by 17 feet - 3 inches in length. The garage door opening will be 16 feet in width All other parking spaces, except the one handicapped space, will be parallel to the proposed main drive aisle. These ten (10) spaces will be dimensioned nine (9) feet in width by 25 feet in length. The one handicap space will be 12 feet in width (with 5 feet of striping) by 18 feet - 5 inches in length. A total of 18 feet of asphalt will be provided for vehicular backup area behind each garage As proposed, vehicles will exit the garage, and if backing out of the garage, make a "3-point turn" within this 18-foot wide backup area and then exit the site via the 24-foot wide main access drive. Landscaping: The proposed pervious area of the parcel equals 1.45 acres or 45.2% of the total site. The overall landscape plan shows at least 104 trees, most of which will be native. In fact, the majority of all landscape material will be native The west landscape buffer (along U.S. 1) will be at least 15 feet in width (which includes a 1 a-foot wide utility easement). The landscape plan (sheet LP 1 of 6) proposes six (6) Laurel Oak trees and Ixora Nora Grant / Redtip Cocoplum hedges. In the northwest corner of the site, the plan proposes two (2) Maypan Coconut Palm and Florida Royal Palm trees, and Page 3 The Harbors Site Plan Review Staff Report Memorandum No PZ 02-136 three (3) Purple Glory trees. Dwarf Alamander and some annuals are proposed there as well. The northern landscape buffer will be 10 feet in width in the area from U S. 1 east to the project entrance. The landscape material proposed within this buffer would include the following: four (4) Live Oak trees, Redtip Cocoplum hedges, Wax Jasmine, Fakahatchee grass, Dwarf Yaupon, and assorted annuals. The remaining portion of the north landscape buffer (from the entrance east to the Intracoastal) would have 14 Live Oak trees and a row of Redtip Cocloplum hedges. If the existing ficus hedge is not disturbed during the construction of the drive aisle, the applicant would prefer to leave the hedge in its current condition and not have to plant new hedges (Redtip Cocoplum). The existing mature ficus hedge screens the subject property from the abutting single-family residential neighborhood to the north. According to Sheet LP 3 of 6, the entrance to the site would have two (2) Yellow Elder trees and a row of Redtip Cocoplum on each side. Both sides would also have Saba I Palm trees The landscaped medians (at the entrance / exit way) between the resident lane and the exit lane would be lined with Florida Royal Palm trees, Geiger trees, Redtip Cocoplum hedges, Allamanda shrubs, and Variegated Loriope. The landscape material proposed within the courtyard areas in the front of each building would be centered around a Paurotis Palm tree. Other courtyard landscaping will consist of three (3) Coconut Palm trees, six (6) Alexander Palm trees, Dwarf Yaupon, Wild Coffee, Dwarf Arboricola, Variegated Lirope, Orange Bird of Paradise, and various annuals. Staff recommends installing more tall growing palm trees such as Washingtonia palms within the courtyard area in order to soften the upper level views of the building fronts (see Exhibit "c" - Conditions of Approval). The existing pool area, located at the eastern portion of the property, would have new brick pavers installed. According to sheet "LP 4 of 6", 16 Maypan Coconut Palm trees are proposed throughout the pool and "tiki" bar area. The plans also propose Dwarf Allamanda, Fakahatchee Grass, Simpson's Stopper, and Orange Bird of Paradise. The southern landscape buffer (adjacent to the Intracoastal Park) would be 6 feet in width. The landscape plan proposes 20 Dahoon Holly trees and a row of unidentified hedge material (see Exhibit "c" - Conditions of Approval). The building facades (facing south) are shown with no landscaping Building I Site: The IPUD zoning district allows buildings to reach as high as 45 feet, however, a lesser height could be imposed if compatibility with adjacent properties becomes an issue. The proposed three (3)-story fee-simple townhouses will be 42 feet at the peak of the roof (see Exhibit "c" - Conditions of Approval). According to site plan (sheet "SP 1 of 2"), a C.B.S. wall, six (6) feet in height would surround the entire property. The new wall would be setback at least 10 feet from the west property line (facing U.S. 1) but would be constructed along the southern property line. The existing six (6) -foot high concrete wall currently located along the north property line will remain in its current location (see Exhibit "c" - Conditions of Approval). A fence would be required around the pool area (see Exhibit "c" - Conditions of Approval). The 54 dwelling units are proposed to be contained within 13 separate buildings on the 3.21-acre site. The proposed density is 16.82 dwelling units per acre. Each of the 13 buildings will contain one (1) of four (4) types of units. The unit styles all have three (3) bedrooms but vary slightly in terms of their overall area. The units are as follows: Unit 1601 Page 4 The Harbors Site Plan Review Staff Report Memorandum No PZ 02-136 (2,042 square feet), Unit 1935 (2,370 square feet), Unit 1538 (1,972 square feet), and Unit 2008 (2,538 square feet) (see Exhibit "c" - Conditions of Approval). All buildings will have these four unit types except for Building #1, which would have an extra Unit 1601 and Unit 2008 for a total of six (6) units. The IPUD zoning district has no actual building setback requirements, however, the buildings should be arranged in such a way that they will exceed the basic development standards Building #1 (the only six (6)-unit building) would be setback 25 feet from the west property line and 26 feet from the north property line. Building #2 would be 40 feet from the west property line. All of the four (4)-unit buildings are proposed to be setback six (6) feet from the south property line. Building #13 would be setback over 110 feet from the east property line due to the existing location of the recreational area (the recreation area is located between proposed Building #13 and the east property line). As previously mentioned, the 0.2 acre recreation area currently has a swimming pool and a ''tiki'' bar hut. The ''tiki'' bar hut is located along in the southeast corner of the site, along the south and east property lines (see Exhibit "c" - Conditions of Approval). Community Design: According to the applicant, the design of the site is described as Traditional Neighborhood Development (TND) because the pedestrian entryways are proposed on the front fayade while the vehicular entryways will be to the rear of the building. The proposed townhouses will be three (3) stories tall and 42 feet high. The front courtyards will allow for only pedestrian access and eliminate the presence of automobiles. The front courtyard or "pas eo" will be 25 feet in width. The distance between each building is approximately 25 feet. The proposed buildings would be multi-colored ranging from light yellow to brown. The colors are proposed as follows: First floor (Sherwin Williams #1335- Thai tan), Second floor (Sherwin Williams #2337-Beacon Yellow), Third floor (Sherwin Williams #1366-Harvest Moon). All accents such as shutters, entry doors, railings would be painted Sherwin Williams #2942-Liberty Blue. All architectural enhancements such as smooth stucco banding will be Sherwin Williams #1900-Pure White. The proposed development would have a buffer wall at least six (6) feet in height (see Exhibit "c" - Conditions of Approval). According to sheet "SP 2 of 2", the wall would be painted the same color as the third story of the townhouses (Sherwin Williams #1366 - Harvest Moon). The cross section of the wall sign indicates that the wall would have smooth stucco finish and cast stone caps. Sheet "SP 1 of 2" shows that the development would have two points of pedestrian ingress / egress. One point would be located at the front entry gate on the sidewalk just west of the vehicular driveways. The other point of pedestrian access would be located along the southern property line near the recreation area. This pedestrian walkway would connect to the future Intracoastal Park. The plans propose two (2) types of freestanding outdoor lighting fixtures, namely, the Type "A" light post and the Type "B" light post. The Type "A" light post will be 12 feet - 6 inches tall. The material and color of the Type "A" post is unknown. The Type "B" light post will be an aluminum pole, slightly taller than 12 feet in height. The color of the Type "B" post is unknown. Signage: The elevations show that no building signs are proposed. An "entry wall" sign is proposed along the western buffer wall. According to sheet "SP 2 of 2", the wall detail illustrates that Page 5 The Harbors Site Plan Review Staff Report Memorandum No PZ 02-136 the monument sign would be at total of 64 square feet in area. The background color of the sign will be blue and the letters will be gold. DESIGN ANALYSIS & CRITIQUE: A master plan is required for all requests to rezone to Planned Unit Development (PUD) or Infill Planned Unit Development (IPUD). For this project, the plan labeled "site plan" will also function as the master plan Generally speaking, staff is in favor of converting the existing commercial use to a residential use and to increase the overall allowable density to 16.82 dwelling units per acre. However, staff's objection with the plan is not the project density but rather with the proposed design. Specific issues include the proposed building configuration and separation distance, drive aisles, and the allocation of guest and overflow parking. The following paragraphs address staff's concerns. Under the current land use and zoning designations, the property could be redeveloped to a residential use at a density of 10.8 dwelling units per acre for a total of 34 units. The developer is proposing to increase the maximum allowable density by changing the underlying land use to Special High Density Residential, a land use category only available to coastal area properties. The Special High Density Residential (SHDR) land use designation allows for the following zoning districts. Multi-Family Residential (R-3), PUD, and the IPUD zoning district. The R- 3 zoning district contains restrictions on minimum lot size (4,000 square feet) and building setbacks. The setbacks for the R-3 zoning district are as follows: Front - 40 feet, Side - 20 feet, and Rear - 40 feet. The lot size and building setback standards of the R-3 zoning district are much more stringent than the self-imposed restrictions of the IPUD zoning district. As previously stated, the SHDR land use designation also allows for the PUD zoning district. The intent of the PUD is to promote and encourage development in tracts that are suitable in size, location and in character for the intended uses and structures proposed within them. The development shall be planned and developed as unified and coordinated units. However, the minimum recommended land area necessary for the PUD designation is five (5) acres. The subject property is less than five (5) acres and therefore would be ineligible to rezone from the C-3 zoning district to the PUD zoning district. On May 15, 2001, the City Commission adopted the Federal Highway Corridor Redevelopment Plan to allow for a variety of housing styles at intensities that will assist in supporting the downtown. It also served as a catalyst to encourage redevelopment and infill development of the eastern portion of the City along Federal Highway and to promote the overall general economic expansion of the City. Implementation of the Plan included an amendment to the Land Development Regulations to create the IPUD zoning district. This new zoning district allows for a greater variety of housing types in order to redevelop infill parcels, specifically along the Federal Highway corridor This new zoning district allows for greater flexibility in terms of lot size and setback restrictions. As promulgated in the Comprehensive Plan, all development proposed within the IPUD should exceed the basic development standards of the conventional residential zoning districts. This characteristic should be evident in terms of a project's site design and site amenities. This project represents the first request for the IPUD zoning district designation. Staff recognizes this circumstance and expects the best possible development, in particular, because this first project that will set the standard for future IPUD developments. Staff determined that the layout of the buildings, the allocation of back-up space, and the distance between each building are not in the optimal configuration and therefore, fails to exceed the basic development standards. Generally speaking, the proposed plan contains conflicting design elements regarding the allocation of space dedicated to pedestrians and the automobile. According to the Congress of New Urbanism, one of the main principles separating the new urbanism development or the Traditional Neighborhood Development (TND) from typical post-WWII suburban, auto-oriented development is that the design of the TND is to primarily accommodate the needs of the pedestrian. A true TND community would not be a "gated". However, the plan endorses the TND concept by designating human space to the front of each home (in the form of patio and courtyard areas) while assigning the less desirable use (automobile space) to a subordinate role by placing it to the rear of each unit. Due to the arrangement and number of buildings, the front courtyard area will be roughly 25 feet in width, a dimension very similar to the space dedicated to vehicular back-up areas at the rear of the building. Page 6 The Harbors Site Plan Review Staff Report Memorandum No. PZ 02-136 Staff recommends increasing the width of the courtyard areas to further separate the three (3)-story structures and to increase the number of trees, shrubs, and on-site amenities. The proposed development may be marketed to a particular segment of the population; however, it is staff's opinion that the inherent design of this project becomes awkward due to the overcrowding of units and the internal separation, resulting in a compromise between progressive design principles and inefficient movement of vehicles. Staff has major concerns regarding the angle of the proposed townhouse buildings and the allotment of parking spaces. Only the four (4) units in Building 13 would have direct view of the Intracoastal Waterway. Visual access to the Intracoastal Waterway affords these units an additional amenity resulting in a premium sales price. Perhaps only five (5) other units (namely Units 14, 22, 30, 38, and 46) would have direct views of the Intracoastal Waterway. The remaining units would not have visual access to the Intracoastal Waterway, and consequently would most likely sell at lower prices. The proposed design fails to fully capitalize on the site's proximity to the invaluable amenity represented by the adjacent public park. The future Intracoastal Park will provide the subject property with added open space and scenic vistas. Consequently, more units could sell at premium rates. A major shortcoming with the plan is that only a handful of units will have direct visual access to both the Intracoastal Waterway and the Intracoastal Park, and only the end units will have views of the Intracoastal Park. Therefore, staff recommends configuring and angling the buildings to increase their relationship with these amenities. The intent of this recommendation is to not limit the number of allowable units but rather to endorse a design that takes full advantage of the two aforementioned amenities Furthermore, staff would also recommend revising the front building design (second floor or third floor) to incorporate a porch or "sitting" area on building sides that face the Intracoastal Park. Another design flaw is that the fronts of Building 1 and Building 2 face only a six foot tall buffer wall (empty space). It is also staff's opinion that the proposed development lacks overflow and / or visitor parking. Based on the standard parking formula, the development requires two (2) parking spaces per unit. Each unit will have a two (2)- car garage. The recreation area will require five (5) parking spaces, leaving only six (6) extra parking spaces Guest parking for Building 1 (Unit #6) and Building 2 (Unit #10) becomes nonexistent because of the distance to the nearest parallel parking space. Another parking related element of the plan that appears inadequate is the narrow opening width of the garage. The floor plan proposes a 16-foot wide opening with a total interior width of 20 feet. No conflict would occur if each household owned only one (1) automobile. However, a problem arises when one car is parked inside the garage and there is not enough room in the garage to accommodate a second vehicle (storage, large vehicle sizes). Staff recognizes that not all townhouse owners possess large vehicles (sports utility, sedans, and trucks). However, when considering the potential negative impact(s) of the development, this analysis evaluates various scenarios that would cause inefficient, unsafe, or unpleasant living conditions. For example, in typical suburban developments, residential dwelling units usually contain a parking provision for up to three (3) cars in the front driveways. Again, staff recognizes that this proposed development is unique and appeals to a specific group of progressive thinking homebuyers. However, the problem arises when no alternative parking provision is provided if two (2) vehicles are unable to fit together inside the garage. The current design only allows for overflow parking to be designated to the parallel parking spaces. In the current scenario, if two-car households are unable to park in the garage, there are no other provisions for parking other than the five (5) overflow parallel parking spaces proposed along the main access drive (not including the handicap space). If this same limited-garage space scenario occurs in four (4) other households, then no extra parking spaces will be available for the remaining residents or their guests. This could present unsafe driving conditions as well as an unattractive living environment (i.e. cars parked in the street, behind the garages, near the dumpsters). Staff recommends that the driveway behind each unit should be long enough to accommodate a parked vehicle without compromising the function of the 18-foot wide back-up space. The 18-foot wide back-up space in conjunction with the space between the garage door and the asphalt is wide enough for a vehicle to back-up and exit but would not wide enough should a vehicle be parked in front of the garage door. In conclusion, the proposed site plan does not meet the intent of the Comprehensive Plan regarding the Special High Density Residential land use designation. As previously stated, the subject property would be eligible for 10 8 units / acre or 34 total units if converted to a residential use under the existing commercial zoning. The plan Page 7 The Harbors Site Plan Review Staff Report Memorandum No PZ 02-136 proposes 54 total units or 20 additional units over the current maximum allowable number of units The plan and its configuration of the townhouses buildings appears to only satisfy a density objective while forfeiting optimal design objectives. The City supports increasing the maximum allowable number of units but not with a plan that is less than exemplary. RECOMMENDATION: Staff recommends that the request for site plan approval be denied based upon the design issues identified in the "Design & Critique Section" as well as the remaining unresolved comments included in Exhibit "C" - Conditions of Approval It is the position of staff that the magnitude of changes represented by the Conditions of Approval would significantly modify the project and therefore would warrant additional review from staff and the Community Redevelopment Agency. xc. 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'0 ii! \) o aa II 0 I> ~ ~II ~ ~ ~ i! ~~ ~ ~ R ! ~~ i i ~ ; fRii! ~ ~ c: i ~~ ~ ~ ~ r- 2~ ~ ~ ~ ~ ~ ~ ~ I ;J ~ ~ ~ ~ I ~ i ... 1II ~ ~ I~ ~ , ~~ " I ~.. !'"iII t. wi ~ . ~ EXHIBIT 'B" -- a!1 III ,~ Ih -oro ~~~ ZO~ ~r )>r -0 m THE HARBORS PREPARED FOR CENTEX HOMES CITY OF BOYNTON BEACH. FLORIDA LAND. DESIGN SOUTH ........... AnlIIIlIGIlnIUI ....... I tl, ~ . ., I ~ 'ili ~ !~ ~ ~ ~ ~ ~i i ~~ I a ~ ~ 'I ~ ~I ~ h 11~~I~'il Iii n iil.. ~iil i! i ~ I ~~ ~ I~ I ~ ~ ~ II ~ ~~ gi!! 2 iIIiil II ..0 I ;I ~ Ii ~ ~ .. ~iilg~ i!.... 1ft O!l~~ ~11l~ ~ ; ~ '!I ..'" so ~ ~ ,1ft ~ ~ l ~~ ~ ~ ! l~ 2 n iC ill ~ ~ iiI i ~~ ~ 1ft ~ 11"1 P .. ~ I ~~ I~~'~,~, I ~.. ,. i Ii . . d.. MATCI-lLlNE A . SEE SI-lEET I ~ ii lilI II I I z ~.. ~~ I~ ~.. )> ,... 1)ro r)>~ ~~~ ~, )>r 1) m HIBIT '8" ,... ~ : ,... :I ~ : Jl 3: I.~ ~~~ ;;~ ... iii I: m ~ ~ CJi ,... ~ o ~ THE HARBORS PREPARED FOR CENTEX HOMES CITY OF BOYNTON BEACH, FLORIDA LAND. DESIGN SOUTH ~~1'IIIIIIIlg :1 I . ~ ~J !-~ .; " ~ . .. . . :llil~ ~"'Il:~Il:!:i1l: ~~il;iliii ~~12~5~ld III ;Illil", Iii i Ii i ~II i I ~ 1& ~~b~fJII ~ II ~ ~~ ~ g ~ 2 lIIiil II ~...o I ;till ~~l .. ~iil22 Ii:!... II alili: illl\1l 1ft ~ ~ 1t~ ~ II' ~ a iIi Q II a ~ ~ ill ~ ~ ~ l ~~ ;a M ~ ~ l~ ~ i ~ ~ Iii! ~ ~ iil a aO ~ ~ ~ ~ (lj2 .. II i! ~ i~ ~ ~ I ~!i ~ ~ ~ I ~ i! .. " r:'~~'lf'~ 1.. ,J f .. .. 9-< i I ~ ill . . ~ I ~ lIrm rl>Z ~g~ o I> 11 m II. ~ . un ,.... ~~~ 11 I in. I lilt ..... 1 i {IP r 'Oliff r III ~ I Ia I I Ull II I ~ I~ -t I liP I n i i I or I r illl III A 1'1 i1. · s i- 'ff if !I~ I I" II'" II I !I~ ~.~ 0 Iii c !!r EXHIBIT '8" II ~~;i' J n.L'f 55 ~ If '~ ~:"[f I. ...'i II if · ~;~~ m n , .... .! ~ " ~~H !h It 1 .... . 5' .. ,." .', .. .....~ .. c n ~II " I II IJ'I '" I \ ! THE HARBORS PREPARED FOR CENTEX HOMES CITY OF BOYNTON BEACH, FLORIDA LAND. DESIGN SOUTH ........... AniIlI8alInIUIo ......... a I I' I I . ~ ~i i ~~ ; ~ ~ ~ IIi ~ Ii ~ m i ~ II ~ Ii ~ I ~ ~ 11~!l~;i~ .. ~ !1!1! ~= ~ II ~ ~t: i1i 8! 2 , i III ~" ~ ~ !UIII~ ~ I: ~ I ~ 1111 II ~ ~~ ~ I ~ I rid 0;11 ~~ ....0> ~~ ij~ :n ~2 EXHIBIT "B" ~ "" e, tl ~ b . II' ; 1!1 ~ ~ eet...4tl'W _.1M' I I In I II E~~ ~ III - [ID , I In I 111l> -fm -0 ~ ~x 211>- ~ ii~ II 11': II ~ ~~ ~ III J ~ II it III (P 0 II III 1 III ~ z I i J E-t 1.1 l>~ n ~ --- I -tl> u~ 1.1 m{) Hi III ~O ., ~ . . ~ I I' 1 n, El> , al I lie I~ I I I l>CP I r -<-t I I l> r I : ~ II!~!~" ~~~ !: I illll ~, U THE HARBORS PREPARED FOR CENTEX HOMES CITY OF BOYNTON BEACH. FLORIDA LAND. DESIGN SOUTH ......... "'"- I. ~..... . U . 'IR .-. '1. 11 . . I I r i Ie I I.~ m 111> i II I ~ III I! ~ I n 1ft IfJ II fUI~ - .. ~ 311 i <p Illl~ !!Il, ~ 10 (I; ~ ~;= ~JI ;~ (d ~ ~~; ;: I i~ c ..-1 ~ i ~~: I~ I i~,.: r Ie 1'.; !! I; I 1m r: I~I ! II ~ If 1 . ., ~I .,. "~ ~: IIP;.I t lIrll '}>1> ~~m ~o 1> 11 m EXHIBIT "B" I .. . . . I~ Qi~~~~~~~ 2 ~; i!r- h ~;I all:llt...a~ii1la~ la ~ ~I ~ i~ ~ I ~ ~ 11~~~~~l:ill n Ii;! r-Iiiill>, ~e j ,.~ ~ i?~ ~~ h I ~ ~ I, ~ f III ~ II ~ B~ ~ ~ ~ 2 /lliiI ill ~ la t I ;llalil i~li r- ~~~~ Ii!" II Ole" ..,.", M ~ ~ lr~ ~,.. ~ o ~ ~ J~ ~ l> ~ i 112~ ~ ~ ~ ~ ~ i1I;t M B ! ~ ~ 'II ~ ~ III ~ ." ~ iiI i ~2 ~ II ~ Ir- 2~ ~ I ~ i ~ ~ I ~ ~ ~ ~ ~ THE HARBORS PREPARED FOR CENTEX HOMES CITY OF BOYNTON BEACH. FLORIDA LAND. DESIGN SOUTH ........... AnlIIIIIcIIInII PlIIlIlIIlg ,. I ! II ~ II ",' ,. 91 P I pmillll'lll nil nmll JH Ii IIU~ d II o! I t.,fi, i!a ,. !d' Ii .nn ~N 1r.lIJ tl ~ ~\lll ~!~ ~1,' iqllf 11 II iDe' I D.IH II fritH I' i , Jl lbil ~ JU"; I - . . . . ," EXHIBIT "B" " tHl" tlllll'le J, I- -I !I;I 'J' I I ,I ftl G "'iil mil H IIiD 'lli,j I;~ 1 tl ,!II i n" 1~'Ci iqlmll II' r de I I ~ IJ J · J ' II .. .. I ... ~ .. ... ,. .' .. II .. ,. I .. ~11I. Ii '1IiUIt:." Ip sm I U III J qUI fJlOl1 flIt '=ii f11!111 tii II f"~ f;1~ ~ I~II 1 III ~; iiDl lID Hili; fd ~I~ III~ Iii i I ~ ~ ~ ~ I' \~t i ~i I ~! Hw D 'il · ! '-I; 'I;. ~Q Irtl' n I. 1~~~I~I,'1i 11't~i Ji I 'l~~',i Ii 110li lJ~~~~~!i ~:1~~~ ~ ~ b.1!I W I~ jL1 ~ ,., '~!ll' H~ ~ M ml~1 n r'l!! ~II ~~ i~i I I~!! '!dd WI 'fii pl~!h~!' .. II ,.1 ....I... ,... .. ....I II .,.1 II ...1"11 II II... l~~ll ~ll ~!~ I r"~ ~ I ~ ~ ~ ijl ~ il~]II~ll' ~ ~~~ I! ~~llll~~~ I ~i i '~ij w.!llij~lll~ i ~ Gt,~IIJ J fJ I ~!J~! ! ij ~I t~ ~ I H,I~,,~~ J ~I~ jl!lffii,,:i~Ji m ll~~ il~Ji~ij,~l iij~ i r I -J " 'sq t I ~ I · t I "I I' I · 1'1 .11 ,'!' I I f S"ill. i.. Ju,.n .... ..n. j~[ 11 II Hli I ;.11 I .,; ..;;;;, ;,~ -... 'i' ~ nptiiHt'i,", I In, I'Hffflll flIRt fmll ~I~ ~ tEl ~U I 11 lH I If( 111 t ~ lInt I I ~ II II II '!! ~ ~!!!i PH! 119 1I11'P1'U! ~P.! I ~ ~ii~! II if I Ii If II( ~,~ ~]I t ~ J11 ! Ii! IlIm;JI ::: mm~ i~t! ~! !I~! m~ 1 I' ~~~" 1 ~~~H~, .sf- a:~~ JI f=;~.;Jf if ~~.m~ !II~;; m ,i II f. tt fr ra .1' -' ,; ;1 I (i) I 1\) :~I~I~~!~" ~.. II~t iIi . . I . ~ THE HARBORS PREPARED FOR CENTEX HOMES CITY OF BOYNTON BEACH, FLORIDA a -I ~..-'ill- 11,11 =- ~ ~ -I ~ ! 1 '_i~ Ii I II f I ~ r I (II. ~ iH i ~ In' ~ ",. ill UI' " I L./ II [~~ J 1"1 r<11 E:J ~ J)tJ ft r; II." I I; IJI .11 r I I I .. .,. 1 1m .,; HilI'; !Wllll'I!~~II'I' ,:;' iii "i/Ill I;: I !;'\ll~ I IIJII~ Jrr,I,1 ~!I HIll!P!': ' Jhllll II li/I.,l Ji~I"I:p, I If III II ,i,ll lit dillll.' I Iii (, I~nl !illll lthl! lot il ilt!l ! !l'~~~illli ( , IH' ~mufi H ijl ~in!11 H f f II 1i Ii I I ~ II iiP~ ~i 1m tif H - I I~ II IH' I!' I i! 'I I, Ii Inl III I I I LAND. DESIGN SOUTH ........ ~ I'lIIlIlIng nil Ii ~ ~ J i ~~ L J ~ E n ~ . .. ~ ~ ~ ~ ~ n . ~ .--- ~ ~ L Ii I · I l__=-- ) ~!j i111ii" - ~ ~ 11 ~.~ iI!Ui Ii, 1 i t. !I , g .~ ,~' .~. H .~' f"'ii~' t It ~ !l . ~ m 1;111 111 == Ill'll '!l [[ ~ \ \ ~ =-Ii ~ . ~ . J:-' 11'111 '~I ~ ~ ,~\ ~ - /.111; - ~ III ~:i { - ill~!I - _ l TT ~:I '1--~ ~ ~ (l '~Ii 'u_ l ~ j :~ I'i :'.-,-=== :WII ~it l!~ .-.. ~:,. ill! ! :11 "Ill - h!:~i ,!Iii~ II t I~ ,.i' Illl::! ~ \ '/ill I~ l III I. \1 ~ ji ~ =-- \,~i~ '" ij \ P .1 1~ ~ II g ~ -~ l ij p! '~ \ IJ ~ ! 8 \l> nUl pI ~ J i ~~ h In ~ ~ . . ~ I.q l ~ It ~ if . ~ n I I P I ~ J i ~ ~ L J ~ II E n ~ ~ .. ~ ~ lf\ -\ ~ ~ ~ I ~ 11 ~ ~ ~ . ~ r () nil p I ~ () ~ J i ~~ L II J ~ r An ~ )> ~ ~ ~ z ~ ~ ~ ~ ~ j ~ . ~ ~ . ~ n I I Ii ~ ~ J i ~~ L P E H ~ ~ .. ~ ~ I ~ ~ ~ ~ . . f-- ~J ~ I I . ~) '--------- - ~ I' I .. =--1 I 11'1 !~ 41: Iii!!!! l~ '1 J ~ ~~ ~1 ""'j' ~ill it I. t.!i 8 ~ .'~ ,~~. ...' .~. f-'II . I!i ~ ~l q m \ ---I. , 'II '\ \ r \ I; III ,'., 111::::31 m'll !~, ~ I ill =-Ii j;; _ 4 ~= 1- ~IIII!! II \l> .1 ?' I" ~i HII. 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[I 0 Ii i I [I i i i Iii Ii ~H :111 II ~ II ~II rl ~ p i~ ~ il , !j II Hi ,:1 :: ~ il 1\1, I i i j i i i i \ ;, ~ m )> ~ m X -\ m ~ Cl ~ m r m < )> -\ () Z dl iH ~H i i i ~ ~ I 'I ~ ,I h II ~!t I: I i I ! ! ! i ii @ i i II mil II [1]1 ! ! Ii II Ii II i I i I ~ II ~ :, H B ii Il,~k(H"'\r."l:J I I u!!~~hnl~i~:I~ ~l\; Ih~~!H.~I~i,,1 ~, e!ll~~GgH, i!!;,'~,i ~, i j~G!~g~W'~! " .~ ',I; ! ,!!J~ y ~I~ ~"i!!I\' ~ li~ ~~ !! ~l ~ j . ij ~ '[I 11 ~ () Z --I m X -i m ,.u Cl ,c m r m < )> -I () Z EXHIBIT "B" ! I ! I I II - ! i I CENTEX HDME J*M, D II, il i~iJ !l. ~~~ ~;J !: z l' ~~~ li;'.~ ~ ~Ii ~ 'I I << =-::-..=.. .-.;:==r.=.. ~'::'Io~C--::-::--=fOIlt ~.,,;,~':.==-..;'=.:.c:.:-.Io""".-==~=- I I ."...-. 6-UNIT BLDG. BLDG." THE HARBORS BOYNTON BliAeN, FLORIDA SouIhEut Florida PhonI: 681-631.1000 Fax: 151'-63&-1010 .,.=: BopllDna-d\, fI\. 3 -l I U\ m r m < )> -l () Z U\ (\ () z (\ m 11 -I c )> , r m II -t m X -t m ~ () ~ m 1- m < }> -t () Z I ! !! ! II i I Iii i i I I ! [8[D I I I ~ EXHIBIT "B" CENTEX HDMI v~)*M DIIIH '\ ;~ill ~ " f ~ 1 I::;'J~ !:& 1- ~~~ ;.. ~ ~. ~ E I , i i I I i qH Iq ~ I, I F. I. II ~ ii I~ ~ :1' :~ III! I ~ h l' " ,lit i' it j i i Iii ! ! i! ! i ~f ~ ~] ~ G\ I . I -t . m ~ x -l m - ~ () 0 )1 m r- @ @ III < i }> @ -l i () i z j i i ! I I I, i i i i i i i 'll~ - -.. [6-UNIT BLDG. ._, I-~;..:.::;~,-::-..:;..~-:;-.;;.-~;;;-~~.::' TH:~~RS J :':':..-==:=:='::c:...-==-i.-:,~"':,':.:=':':,r"..:' I BOYNTON BEACH, FLORIDA ...."._....l..................__ .2OCIIIc...._. - , ~_._~~---- SouthEul Floride I 'UII~, PhoN: 581-538.1000 Fax' 561-536-1060 ~BMdI.F n hp ~ ~ f . i ~ ~ L p En ~ . . . ~ I ~ ~ ~ ~ . . -n J(l tfl -\ II ,- C) () J(l II r )> z nlip~~ ~ i~~I; ~ n ~ . ., ~ '> ~~. I~ . . . . <) nil p I ~ , i ~ ~ h I H ~ " 'I II ~ ~ '> l~~ I.~ '. . nnlp~~ ~ i ~ d ... ~ ~ H! ~ II II II ~ ~ ..1' U.5 . . . · 3 ., [ f\ n J J () o I> (, f\ \ J r \ n II :! - I> O;M D IUt I i~;1 ~ ~ ( , ~""~ ,. ~~~ i~a jii ~ ~ l . ~ \ L ~ ~ n ~ n." ( '11"1 ill/ll I, t, IiI Ii !1111! ! i Ilil 11 /I~illll<'l' l ~ /1 !} .~ I 'j! , n ~ ( I d ".:..Ii. ,~ 'll \~) ~~ . ~ ~8 ;, r ijj Ul \l> 3: () \J ,~ P' ;; \J () () \l> "/1 ; ,i allf1l li<ihl ! Icll' t<P lHll '1 ~ ~ ~IJ I~ Iii :i~ II': ~i · 1111 '" h~lh FLOOR PLANS 4-UNIT BLDG. BLDG.. THE HARBORS BOYNTON BlEACH, FLORIDA 'I I -----------.-- f i?..~a.:.~:a:j~~~-::.~~~a:=: EXHIBIT "B" CENTEX HDMI SouIhEalt Fbrida I It.., P'I'IoM: 5CU-538-tOOO FIIX: 581-535-1080 8oynaDIl8Mc:h. F HI ill i ~ ~ i~~~~ I H e ~ ~ ~ ~ ~ i ~ ~ ~ ~ . ~ (J\ Hlq ~ ~ ~ 111 (\ () ~ ~ ~ ~h z Q fin ~ ~ ~ ~ 11 ~ r () () ~ w t I ~ J(I . . ~ ~ ~ IJ H II II ~ ~ r )> ~ ~ ~ ~ L z ~ ~ In ~ l ~ . ~ ~ ! l ~ ~ I ~ . . . ~ ~ nnl II ~ ~ ~ i ~ ~ h -I Ut ~ r: ~ . ~ JI ~ .!! . ~ p I ~ J . . ~ . . ~ J (J 11 I>- ~ - f\ .\ J ~ .\ n n :! I>- - 'olMIDrm , gil p, ~ << l ("1~ '/' z , :~~ ;" ~ ~ , I ~ ~ l \ J: I.) IJ III r :ii III \J1 ,--",- --- ,"""'.....v......, -- ~ {I~ f~ ~ ...'-.... l~' e! 1< ~2'-Q!l. Iii FLOOR PLANS C4.UNIT BLDG. I ~_....., .. ...,...._ .....__... _.... - THEBL~RS << ~':.-==:'=::::I::'::o::..::::::':.':.."'=':':;--'" I BOYNTON BEACH, fLORIDA ......_.....IIIoIlH.-l...~....__ _c........... ._~ - --- 1 EXHIBIT liB" CENTEX HqM SauIhE81t Florida I : 'U" PhonI: 581-538-1000 Fa: 5I1-53B-1080 ~8Iectl, -----~ nhp~~ , i~dg , - I n ~ ~ n ~ ~ ~ ~ ~ ~ ! , ~ ~ -l I ~ \J II r () () ~ o 1- )> Z nhp~~ , ,~~h ~ n ~ ." ~ ~ ~ij! d ~ ~ ~ ~ Oi ~q i P ~ ~ f I ~ d - , ~ I H ~ ~ . . ~ l ~ ! ! ~ . . . nlhp~~ , i ~ d " , ~ UI ~ " .." ~ ~ '; I ~ , ~ W, q , , , ~ Iii i 4 ~ ~ \ .\ , . \ ~ q ~ . ~ , ~ ~ . 4 , l l ~ , ~ @ ~ ~ !~ ; t '1 OJ - 11) ~ ~ !~ '" t J: \) IJ rn r IoJ !~ \) (i) \) ~ \)> EXHIBIT "B" ~);M C liB ~:il ~ ~ ~ pi !;r:)o ,. i~~~ lOPp '( ! -;;;,;--_._--~--_._- --- :':J:'5.=.:s:.:?~':::'-:''=:=~-:: FLOOR P~NS r~UNIT BL.DG~ J BLDG. " , THE HARBORS ~ BOYNTON BEACH, FLORIDA CENTEX HDME SouIhEaatF_ I I'..... Phone: 511-538-1000 Ic.il fax: 511-538-1060 Boynloo 8Nl:fI. F\. I! ! ! II i i - I I @ ! j ! ~ .~ -11 m ~ )> () ~ 7 m -~ X m -I X m -I ~ III m () ~ ~ () ~ m r I I, m m r < rTl )> < -I )> () ~I Z () ! z i i _i ! ! ! i i i i I n~ U !i ' '. I . ! . , . I ~ Ii ii' ! ! il ~ !: I ~ i~ ~ 1: . . I ~' ~H ~ il ~ , j' ~ i' III ~p · :1 \ t ~ !I ILl ~ Il \ =);M DI'HI ;~~I ~ ' {{ ;i!l~ ! Z l" -~~ p. ~ Iii ~ . EXHIBIT "B" 'I I . 4-UNIT BLDG. BLDG.' THE HARBORS BOYNTON BEACH, FLORIDA CENTEX HDME SoulhEalt Florida PhcN: 581-5311-1000 Fa: ae1-538-10ll0 It.=: Bott*ln 8Mch. Fl 3 ::::-..:::......".....-!II =::r.::.. -:.::='.:::.".:;:- -::::-.W'.... =-..~=':.:~:=":'C:=-"k_"-==':=- EXHIBIT "B" ! I ! ! ! I! i i i i I- I ! ! m mI ,I -i m ! x i -l m i ~ . () ~ i m I- i m i < [E] )> ! -i ! () i z ! i, ! ! j I I I i ~ ~ I ~ ~ i , :1 :/ , ~ I- ~ ~ II ~ h ~ :~ ~ ~ ~ II : ~ ~ : il " ! ! I i i i I I i i i i Ii i i ! I ~ (i\ I -i m X -l m ~ () 0 ~ m r @ 10 111 < )> @ -i () z ! i ! I i i i i :)iM 10 'II! Ii [[ 4-UNIT BLDG. I CENTEX HDME .~il I BLDG." SoothEut Florida I ....~ i~H ~---~-- THE HARBORS F'tlonll: lie1.531HOOO . i~~ ~ f ::: =-..=r= ."':;:::: =r.=.. --:.c..1r=:'~':::- ...:::".:':'"..:.... BOYNTON BEACH, FLORIDA Fax: 581.536.1060 aovnun s.:ft, R. 3 =,.~=':.'::'==-..:'=..::..r.:=-"lM_fl-==,:=- ,I : I !i .~ : 'I ~~ I " Ict ,~ , iIT!!!: ! :~;~ ~ I ?~~~ , ~J ;H~ r-i ',d" ;: '~$: ~ C!1 ~ ~:Q I ~i~ I ~1:. t'i ,I ~ ~l ; ~I! ~' i I ~J",'""ll' li"''-'~f {f ; '--, , I~ l :.'1,:'; 1 ~, () ~II it, ;'" ::j '--, ~ ~ ! ,I I~,; ;'('1 J ~ ~..: t I 1:: -"--=r i~ t C~" I' " (~1' ;".".1 i i II '1 ,. ~~E ~~~ ;:;~ ~~~ '~ I~ t' II Ii ! q ~.:u.)-' 100 I ( \; l I I J~~i ~~i~ ~~ ~~,\ ["'-; -'~(~i3g ~;?~i~rJ !d i~~~ ~~i~ I r'~l,'~ ',{ ], 'li ' . 1'1 I- ",',1" ' r L" ')' t '. I ~'{ ,\ ," , 'L,_-, i i ,~ I ~-,: ... --.. :::" !( ..1.. :~~: u ",,;,,[ -: 0 ; ~ ~'; ; i ;~ ~-~ ~ i i ~ hi i i i ~ ~ i~ii~~i:~~:;;~2 i HP!!!~ HF"'~"""i'H'1 ;i-,~ !'~l<IF~;~.,..,\, I,! " ^;o~L,.., ""',. , Fi fiB '~ >, E ~ ' p I~ Bi1 '" ~ ~ ~~ . Ie < ,,~~ ~Es: '.~ ;~~ ~~:u 'r ~ o I, j] I T 1.1-. o!llfJl!\lj\ I '! JGIIJ i' 1- , "q'l! ---t.~." I" ~llii!j,:;;~o.!~;;,;...~~...,. \q~Hi!~'"nq, _ E':l'~~~i~~;:~~_ ~~'~~~'iqll,~ ::. " ~ ~!;t ~ ~ . -.. .. '"" 0" ~~ ; g~)!j, ~~ ; '-'"i ~~o 5 , <"i~ "',<: 'i2 ~ -'"~' v,. ~ ~ .e,~ ~~,~~ .~ 51 '~F" ~ilo , ! !."~ "M~ "" Z ,~;>e~ ~';; ~ ~ ~f'~ 3~~.. ~~ " ~';'~~ ~~i > "f.. -.~ iig l'i .gR', '~, ~ i .~~, ~~'~i ^! n1 oP5;~ ~~~ ~, '!. i~~;~ ~!i " ~~'S~ ~~, . ~ ~"" ;~o, ~o ;op 8~~: ~~f- ~~~~ ~~ mii ~~ 8 ~~~ ~~~~ " ~ o~ ~~ ~; ~ B f ~ II Ii ii ~. ~ ,. I ~H I ~ , -~--il :1 ~ 1 i I : I Ii II II -~ 1 1 L I I 1 'I ! I ~I : I : I ! ! il I ~~if ..;. I I I , , i i ! ! ~- l ~- ~ > . ~! ~ ~l , ~ , , I I , I. I , , , ~i \ : ij . , , I' "" '~ ~~ "; ~~~ ~ ~~ ! ~~; t I ; ~~; ~ , ~ iR. ;! ~ '" '3:l/l !I ~ ~ ~a ~ ~ III "'c; 1111 ; i ~~ " EXHIBIT "B" -.---or i .-'-0_._-._0._.._. ~~Jl.JllLLlli11;; , ~~-li:111rt]:~lillf'{' ,,:rY]', ,I 'II II fJ ' tl j I j ~\ ' 1" ~ r,., _'-:, ]:, ~-, , " '1' , ~~~ ~~~ 10. ;~~ ~~~ T I I' I I , " ... - C) ~~ ~r ~ ~!~ :~ ~ ~E ~; ~ ~~~ n ~ :~ ~j : ;~; ;~ ~ u ~I ~ .~~ 'i " i ~i ~ a~l !~ ~ h < ~"~ h ~ ~! ~ ;"i!l! ~~ , !~; ~J~! ~ Oil' r":"- ~~> EXHIBIT "C" Conditions of Approval Project name: The Harbors File number NWSP 02-012 Reference. 2nd review plans identified as a New Site Plan with a August 9,2002 Planmng and Zoning Department date stamp markin~. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments. 1. A minimum dumpster pad is requIred measuring 10 feet x 10 feet (inside dimension mcluding gates). (LDR, Chapter 7.5, Article II, Section 5.J and Article III, Section 9.A.9.a). 2. Wall for the enclosure shall be CBS construction wIth a finish matching that of the adjacent building(s) (LDR, Chapter 9, Section 10 C.3). PUBLIC WORKS - Traffic Comments: 3. In accordance with Chapter 6, Article III, Sections 11, 12 14, and 16, widen Las Palmas Park from Federal Highway (U S. 1) approximately 240 feet east (to the intersection of the roadway centerline wIth the extension of the subject parcel property lme. Roadway configuration will consIst of 3 lanes, of width as determined by the Director of Public Works (one eastbound lane, one dedicated left turn lane, and one westbound through lane), Type "F" curb and gutter and two - four (4) foot wide SIdewalks (one on each side of the roadway) 4. Reconfigure signalization at the intersection of Las Palmas Park and 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 coordinated wIth Palm Beach County Traffic DIVIsIon. The rephasing of the signal shall be completed prior to the issuance of a Certificate of Occupancy. 5 Detail signing and striping as necessary (Chapter 6, Article III, Section 16) 6 At the time of permitting, coordinate with the FDOT and Palm Beach County Traffic for roadway and signalIzatIOn Improvements. UTILITIES Comments. Coa 09/04/02 2 DEPARTMENTS INCLUDE REJECT 7 Fire flow calculatIOns will be required demonstrating the City Code requirement of 1,500 g.p.m. as stated in the LDR Chapter 6, Article IV, Section 16, or the reqUIrement imposed by insurance underwriters, whichever IS greater (see CODE Section 26-16(a)). In addition, the LDR Chapter 6, Article IV, Section 16 requires that all points on each building to be withm 200 feet of an existing or proposed fire hydrant. Although the Preliminary Engineering Plan reflects three (3) new internal fire hydrants there appears to be insufficient coverage for Buildings #1 & #2. Add another fire hydrant somewhere between these two buildings and place along North Federal Highway. FIRE ( 8 DeSIgn documents where underground water mains and hydrants are to be provided, must demonstrate that they will be installed, completed, and in service prior to construction work per the Florida Fire Prevention Code, (2000) Section 29-2.3.2. 9 Pursuant to CIty Ordinance 9-3F, the Fire Marshal has developed an AdministratIve Order dated May 9, 2001 that provides the minimum performance for all security gates and emergency access. (Copy attached) 10. Emergency access shall be provided at the start of a project and be maintained throughout construction per the Florida Fire Prevention Code, SectIOn 3-5, and NFPA 241, (1996) Safeguarding Construction, Alteration, and Demolition Operations, Section 5-4 3 POLICE Comments: None ENGINEERING DIVISION Comments. 11 A lighting plan mcluding photometries, pole wind loading, and pole details in conformance 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 permitting. The lIghting design shall provide a minimum average light level of one foot-candle. On the lighting plan, specify that the light poles shall withstand a 140 MPH wind load (LDR, Chapter 23, Article II, Section A.1.a.) Add a note that Coa 09/04/02 3 . DEPARTMENTS INCLUDE REJECT the fixtures shall be operated by photo-electrical control and to remain on until 2:00 a.m. (LDR, Chapter 23, Article II, Section A.1.a.) ArtIficial lighting used to illuminate any property shall be dIrected away from all residential districts. 12. Sidewalks shall generally parallel the roadway and shall be four (4) inches thICk. Accordmgly adjust sIdewalk locatIOn along Las Palmas Park. 13. A plat shall be submitted with construction drawings for fee simple housing The plat must be recorded prior to the issuance of a buildmg permit for the project. 14 A copy of the proposed POA documents shall be submitted for reVIew and approval concurrent with the olat orocess. 15 Provide verification that the improvements withm the submerged land lease shall be transferable to the new owner. 16. At the time of permitting, indicate by note to what standard the project is to be constructed, if the FDOT Standard Specifications for Road & Bridge ConstructIOn and Standard Index are to be used - the 2000 Specifications are recommended since they contain both English and Metric umts. 17 The "Site Plan" (Sheet SP 1 of 1) indicates a "15 foot utility easement to be abandoned and relocated" while the "Preliminary Engineering Plan" (Sheet 1 of 1) shows the northern portion of this easement being used for existing utilities. Please correct notation on the "Site Plan" (Sheet SP 1 of 1) at the time of permitting. 18 An excavation & fill permit will be required for this development. 19 Provide written and graphic scales on all sheets. BUILDING DIVISION Comments. 20 At time of penmt reVIew, submIt sIgned and sealed working drawmgs of the proposed construction. 21. At time of permit review, submit a copy of the recorded resolution that verifies the abandonment of the alley. rif!ht-of-wav or easement. 22. Add to the submittal a partial elevation view drawing of the proposed perimeter wall. Identify the type of the wall matenal and the type of material that supports the wall, including the typical distance between supports. Also, provide a typical section view drawing of the wall that Coa 09/04/02 4 DEPARTMENTS INCLUDE REJECT 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 Zoning Code. 23. At time of permit review, submit for review an addressing plan for the project. PARKS AND RECREATION Comments: 24 Since it has been determined that there are 54 single-family attached units 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) 25. The fee IS due prior to the Issuance of the first applicable building permit. 26 Submit detailed irrigatiOn plans for right-of-way landscape and lITigation improvements during the construction document permitting stage, for reVIew and approval by Parks Department and Public Works Department staff. Include on the plan location of any existing irrigation in the right- of-way FORESTERlENVIRONMENT ALIST Comments 27. The applicant must identIfy and quantify the existing trees on the site as shown on the survey sheet #1 28 The landscape sheets should indicate the eXIsting trees that will be 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. 29 Any of the eXIsting hedge plants noted on the sheets that are not acceptable during the landscape inspections must be replaced throughout the site. 30. All trees noted on the plant list must be a minimum of 12 feet in height and three (3) inches in diameter at time of planting. 31. The plan does not show the City "signature trees" required at the Coa 09/04/02 5 DEPARTMENTS INCLUDE REJECT ingress/egress sItes. 32. The plan does not show the seven (7) foot wide landscape buffer strip along the adjacent publIc right-of-way. Revise the list to include 50% native shrub material. 33. Sheet LP4 of 6: The shrubs, and accents lIst meets the 50% native species requirement, the palms list does not meet this requirement. Revise the plan accordingly. 34 Sheet LP5 of 6 The palms, shrubs, accents, and ground covers lIst does not meet the 50% native species requirement. Revise the plan accordingly. 35. There IS no irrigation system plan mcluded or noted on the landscape sheet. ProVIde an lITigation plan at the time of buildmg permit submittal. PLANNING AND ZONING Comments: 36. On the landscape plan, label vegetatIOn to be preserved. 37. On the landscape plan labeled "Overall Landscape Plan", the plant schedule indicates that 110 trees are provided but when counted, it adds up to 104 trees. Correct the plant schedule so that It matches the graphic representation. 38 Place a note on sheet "LP 6 of 6" indicating that mulch other than Cypress shall be used and maintained for landscape purposes (Chapter 7.5, Article II, Section 5.C.8 ) 39. Fifty percent (50%) of site landscape materials must be natIve species. Indicate the native matenal on the landscape plan labeled "LP 6 of 6" (Chapter 7.5, Article 2, Section 5.N) 40 On the elevations, measure and indicate the proposed building height as defined by City of Boynton Beach's Land Development Regulations (Chapter 1, Article II). 41 Place a note on the site plan that all above ground mechanical equipment such as exterior utility boxes, meters, transformers, and back-flow preventers shall be visually screened (Chapter 9, Section 10 C.4 ). 42. On the elevations, ensure that the front door entrances directly connect Coa 09/04/02 6 DEPARTMENTS INCLUDE REJECT to the sidewalks shown on the site plan. It appears as though the sidewalk leading to Model "1601" will not connect to the unit's front door. 43. The existing six (6) foot high wall, located along the north property line shall be refurbished to match the color and style of the new wall. 44 In the tabular data of the sheet labled "SP 1 of 2", correct the total number of provided parking spaces from 122 to 119 45 On the landscape plan sheet labeled "LP 1 of 6" and "LP 2 of 6", identify the row of hedges proposed along the southern property lIne. Also, staff recommends installing palm trees (smgle or double trunk Alexander, Montgomery, or Solitaire) along the southern facades of the four (4) unit buildings. 46 On the floor plan, the total area for "Model 1601" is incorrect. Any 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" 47 The buffer wall may not exceed six (6) feet m height (Chapter 2, Section 4.J 1) Pnor to the City Commission meeting, provide a detail of the entry gates, mcluding the dimensions, material, and color(s) used. 48. Provide an elevation of the "existing covered tiki bar" to be a "cabana". Ensure that the colors of the cabana will be compatible with the color palette of the proposed townhouse buildings. 49. A fence is required around the pool area. ProVIde a detail of the fence. On the SIte plan, show the points of access to the deck area currently outside the property line. 50 Provide a cross access agreement or written verification that access is allowed between the subject property and the property to the east (with the wood deck and boat mooring area). 51 Staff recommends mcluding the site address at the wall sign. 52. The plan shows that public "green" area will be provided in the form of the 0.2 acre recreation area and the 25-foot wide front paseos. Staff recommends creating additional public "green" space eqUIpped wIth amenities such as benches, a gazebo, and/or BBQ pit area. 53. The buffer wall along the north property line acts as a "terminating VIsta" from each paseo area. Staff recommends incorporating additional decorative features such as fountains, statuary, or wall score lines to break the mundane wall expanse. Coa 09/04/02 7 DEPARTMENTS INCLUDE REJECT 54. Staff endorses the concept of having a "focal point" to be located at the northwest corner of the property. In addition to the landscaping, staff recommends that the "focal point" as shown as an asterisk (*) should be a fountain, statuary, gazebo or some other attractive publIc amenities. 55 Staff recommends aligning the main point of ingress / egress with a paseo area rather than with the rear of Building 4 and Building 5. 56. Provide an elevation of the "existing covered "tiki" bar to be a cabana" Ensure that the colors of the cabana will be compatible WIth the color palette of the proposed townhouse buildings. 57 The entryway to the recreational area appears as though it is an amenity for just the four (4) easternmost townhouse units. Staff recommends redesigning 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. 58. Off-street parking for the development WIll be limited to two (2) car garages in each unit and guest parallel parking spaces. Because there is no alternative parkIng provision, staff recommends that the garage area In each unit be increased in size in order to maximize the storage space for both vehicles and various Items and to prevent / minlllllze the haphazard parking of cars throughout the development. 59. Staff recommends configuring the buildings in such a way that will allow for more units to have direct visual access to the future Intracoastal Park. 60 Staff recommends incorporating a second or third story porch (or on both stories) into the design of the townhouse umts that face (front and/or side fa~ades) either the Intracoastal Waterway or the Intracoastal Park. 61 Staff recommends installing more tall growing palm trees such as Washingtonia Palms in the courtyard (paseo) areas in order to be more in scale and soften the height of the 3-story buildings. 62. The maIn east-west sidewalk is four (4) feet in width. Staff recommends increaSIng the width to at least five (5) feet. 63 Staff recommends increasing the distance between buildings (paseo areas) to allow for additional amenities and landscape material. 64 Staff endorses the concept of a pedestrian connection from the subject property to the Intracoastal Park as shown on the southeast portion on the property However, staff recommends that the entranceway be enhanced with addItional landscaping, decorative lIghting, and park-like Coa 09/04/02 8 DEPARTMENTS INCLUDE REJECT benches. COMMUNITY REDEVELOPMENT AGENCY COMMENTS: Comments: 65 To be detenruned. ADDITIONAL CITY COMMISSION COMMENTS: Comments. 66 To be determined. MWR/el] S:\Planning\SHAAED\WP\PROJECTS\The Harbors\NWSP 02.012\COA.doc The C ",y of Boynton Beach BOYlltoll Beach Fire /?CSCIIl! Fire {\. Life S(JJd!J f)llJlSW/I 1 no E. BOljlltOIl H('(jch UtJlllellwd J> 0. U"x 3 }() BClIl/lloll Belich, "'lone/II ,U'J.!:-; (U J() - 1'/lOlIe: (561) 7-/ !.(,(,()() FI\X. 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(C,'" r~... ~ v May 9, 2001 ~E Security Gates and Emergency Access To Wllom It May Concern Boynton Beach Fire Rescue continues 10 maintain the position that security gate~ are potentially detrimental to fire and rescue operations Tile proliferJtion of security gJted communities has resulted in many problems for responding emergency ilpparatus trying to gilin entry Tile minimum performance for all security gales shall be as follows All security/entrilnce gates must Iwve an electronic key number pild 2 The keypad will allow entrance by the simple ilCt of pushing four (4) or five (5) buttons 3 All gates must hilve a security entry code approved in advance by the Fire Marshal 4 Gates may be operable by telephone from our dispatch office A phone call from our dispiltchers will open the gate and a second call will be required to close the gale 5 In case of power failure, the gate shall open automatically and remain open 6 An exception will be where a 24-hour security guard is stationed at the gate 7 A back-up device such as an authorized security box or key switch is required to operate the gate in the event the number pad enlry does not work. 8 A key box shall be installed for such areas or buildings when the Fire Marshal determines that access is necessary for all life-saving or fire-fighting purposes The type and location of the key box shall be approved by the Fire Marshal and shall contain. I\eys to locked points of egress, whether in common areas or on the interior or exterior of such buildings, I<:eys to locked mechanical equipment rooms, I<eys to locked electrical rooms, I\eys to elevator conlrols 9 No other code numbers, operating methods, or key systems will be kept on file by the Fire Rescue Department. 10 In Ihe event that our units are unable to gain rapid entry with Ihe above methods, it will require the use of rapid forcible entry methods to gain entry The City of Boynton Beach and/or the Fire Rescue Department shall not be responsible for, or incur any costs as a result of gaining access to a specific area 11 Information on where authorized key security boxes can be purchased is aV;Jilable from Boynton Beach Fire Rescue, Fire and Life Safety Division by calling (561) 742-6600 during normal business hours Failure to comply will result in the violation of Boynton Beach COde of Ordinances Section 9-3F and Section 9-15 The liability of delayed Fire Rescue response to an emergency in your community should be a serious concern c:/; ,..- :' (~rf-~ Steve Gale Fire Marshal Ampn('o'<; nl/f"/I'o/llo fhr r;"f(; In""" DEVELOPM... .., T ORDER OF THE CITY COMMI~...,ON OF THE CITY OF BOYNTON BEACH, FLORIDA PROJECT NAME: The Harbors APPLICANT'S AGENT: Jennifer Morton - Land Design South APPLICANT'S ADDRESS. 8198 Jog Road, Suite 200 Boynton Beach, FL 33437 DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: September 17, 2002 TYPE OF RELIEF SOUGHT: New Site Plan Approval to construct 54, three (3)-story townhouse units on a 3.208-acre parcel. LOCATION OF PROPERTY: 2700 block of SW 4th Street DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO. 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 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 Applicant'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 DATED: City Clerk S:IPlanningISHAREDlWPIPROJECTSIThe HarborslNWSP 02-012IDO.doc PARKS DEPARTMENT MEMORANDUM #02-60 FROM: Michael Rumpf, Director of Planning & Zoning John Wildner, Parks DirecID~ Barbara J Meacham, Parks & Landscape Planner Eric Johnson, Planner TO: cc: RE: The Harbors - New site Plan - Additionnel Comments Date: August 14,2002 Based on a follow up review of the developer's responses the following additional comments are submitted. 1. Since it has been determined that there are 54 single family attached units in this development the Park and Recreation Facilities Impact Fee is computed as follows. 54 single-family attached units x $771 per unit = $41,634. (Land Development Regulations, Chapter 1, Article V. Impact Fees and Dedications) 2. Fee is due prior to the issuance of the first applicable building permit. 3. Comment #70 may be deleted (Per the Planning Division, there is no minimum side setback requirement in an IPUD) 4. Comment # 71 may be deleted (the applicant has indicated that the proposed wall will be constructed within the boundary of the subject property) 5. Comment # 72 may be deleted. 6. Comment # 73 should remain JW DEPA RTM EN T 0 F DEV ELO R\/I EN T Aanning and Zoning Divison _ Building - Planning & Zoning - Occupational Ucenses - Community Redevelopment August 9,2002 Mr Masoud Atefi MSCE, Senior Traffic Engineer Palm Beach County Traffic Division Department of Engineering and Public Works POBox 21229 West Palm Beach, Florida 33416 Re Traffic Study. The Harbors NWSP 02-012 Dear Mr Atefi. The enclosed revised traffic generation statement, prepared by Yvonne Ziel Traffic Consultants, Inc. was recently received by Planning and Zoning for the above-referenced application. Please review the enclosed information for conformance with the County's Traffic Performance Standards Ordinance, and provide Tim Large, Building Code Administrator and I with your written response If you have questions regarding this matter, please call me at (561) 742-6260 Sincerely, It 6.J~ Michael W Rumpf Director of Planning and Zoning MWRlsc S:\PlamingISHAREDIWPlPROJECTSIThe HarbarsINWSP 02-012\Traffic letter to Palm Beach County2,doc City of Boynton Beach - 100 East Boynton Beach Blvd., P.O. Box 310 - Boynton Beach, Florida 33425-0310 Phone: (561) 742-6350 - www.ci.boynton-beach.f1.us ~ ~ YVONNE ZIEL TRAFFIC CONSULTANTS, INC. 11440 86th St. North, West Palm Beach, Florida 33412 Telephone (561) 624-7262. Facsimile (561) 624-9578 August 6, 2002 Mr MIchael W Rumpf DIrector of Planning and Zon:1ig City of Boynton Beach 100 East Boynton Beach Boulevard Boynton Beach, Florida 33425 --- ----:: ~ I ~_ __ '..,! "':, II --, _.- ~ J " I _.... .L:J1 ~ '.-'1- L- 0\ ;"il~,!G ~'iD li=\~GQE?\ RE. The Harbors - City of Boyn:on Beach Comments Dear Mr Rumpf Yvonne ZIel Traffic Consultants, Inc was retamed to provIde a response to comments from the CIty of Boynton Beach for the above-referenced proJect. The proposed facility is located on the southeast comer of Gateway Boulevard and US Highway One/Federal Highway m the City of Boynton Beach, as shown in Figure 1. The proposed project involves the constructIOn of 54 multI-famIly UnIts The vested used on the sIte consIsts of 11,400 square feet (SF) of quality restaurant and 11,400 SF of a dnnkmg establIshment (nIghtclub), formerly known as Shooters. We understand that you are requesting the developer to realign Las PaImas Drive to the south to alIgn wIth Gateway Boulevard as part of this project. Based on the enclosed tnp generation, there IS a decrease of 1,437 average daily tnps and a decrease m the overall traffic travelmg through the mtersection as compared to the previous use. There is a mmor increase of 21 total AM peak hour tnps and a decrease of 136 total PM peak hour trips. The propp sed project turnmg movements are very low, and therefore the impact of thIS project on the mtersectIOn of Las Palmas Dnve and Federal Highway IS very mmimal. We feel that the constructIOn of thIS project does not warrant the requirement to realign the intersection. There may be a more equitable solution to the "nonalignment" of the eXIstmg mtersectIOn of Las Palmas Drive and Federal Highway whIch may Improve the overall operatIOn of the mtersectIOn. The ImplementatIOn of a split phase signal wIll Improve the conflIcts between the westbound and the eastbound left turnmg movements Sincerely, PEL~ CO~~ANTS' lNC mda RICCa.-di, PE ~,? n ProJ~ct Ma.i1c.ger r&;(1~ ENCLOSURES Traffic Engineering and Planning ~-~ YVONNE ZIEL TRAFFIC CONSULTANTS, INC ffiAFFIC ENGINEERING & PLANNING 1144086 Street North, West Palm Beach, Florida 33412 r."phone561.624.7262 F..S61-1524.957l!1 Hypoluxo Rd. Q) > <( en en Q) '- C') c o () Miner Rd. Gateway Blvd. "'0: 0:: Q) C1 "'01 C2' .d Cl '-1 II ! ~ I---------~ I ~ I ro .... i Q) , "C Q)' l.L. 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U) U) <t: 0.. in 0.. 0:: l- I- W Z 0:: W I- Z W ~....J w<t: ~Zl- <t: 0 W I- 0.. I- ::E X o..>-w O?o:: U)W U)I- <t:z o..w ....J <t: I- o l- I- X W 0:: W I- Z W ~....J w<t: ZI- ~ 0 <t: I- ~ t: 2 X <t:>-W CO chffi U)I- <t:z o..w ....J <t: I- o I- I- o <t: ~ l.()~,.... Ii) ~ (")N,.... ~ COMN <OvN Ci) ~ v I!) ("') O<OC') ~ <0 C') ~ <OVO NCOO ~ CO~O ~~ O~v N <{ z O<Ov <t: Z Ol'-CO N <t: Z 000 o ~o O~O ~ W Z >- CO ch U) <t: 0.. >-1- O?dJ U)U U)O:: <t:W 0..0.. ~VCO C') CO I'- 0.1'- C') r::- M ":. :s NCOO CO C') ~ ~ I!) I!) 0 W U) ::) o Z ~ >- t:1- ....Jo.. <t:<t: w::JLi: U0::E ~~:::J o..z<t: l?~f= Z::)Z -<t:w ~I-O ~U)ii5 O::WW 00::0:: [jJ U) <t: W 0:: U W e. i] U) <t: W 0:: U Z U) 0.. 0:: l- I- W Z LAND. DESIGN SOUTH Land Planning Landscape Architecture Environmental Consultation 561-478-8501 FAX 561-478-5012 Congress Business Center 1280 N, Congress Avenue Suite 215 West Palm Beach, Florida 33409 August 6, 2002 '1 ! ! U I r".' I ~ i n i i AI.,.. II Ii iUO :l'l LUSIa Galav PnncIpal Planner CIty of Boynton Beach 100 E Boynton Beach Boulevard POBox 310 Boynton Beach, Flonda 33425-0310 RE: TRC Comments for The Harbors Dear Ms. Galav. The purpose of thIS letter IS to provIde a wntten response to comments our office receIved m a Memo dated June 28,2002 Each of the 127 comments IS addressed m thIS letter PUBLIC WORKS - General Comments 1 CIty Ordmance (CODE, Chapter 10) reqUIres that arrangements be made WIth the PublIc Works Department for any waste dIsposal assocIated WIth thIS sIte plan, Pnor to permIt applIcatIon, contact the PublIc Works Department (561-742-6200) regardmg the storage and handlmg of refuse. Only one dumpster enclosure has been provIded for the entIre development, over 750 feet from the most easterly umts. The Developer should place at least one addItIonal dumpster m the eastern portIOn of the sIte The applicant provided an additional dumpster located on the eastern portion of the property The applicant is also researching the possibility of the Home Owners Association providing curbside pickup for the residents This would be the responsibility of the HOA and not be the responsibility of the City 2 The sIte dumpster enclosure IS to be constructed m accordance WIth CIty Standard A-8807 The dumpster will be supplIed by PublIc Works (561-742-6200) The dumpster enclosures have been modified so that it reflects City Standard A-8807 Our office contacted the Public Works Department to obtain the correct specifications for the dumpsters 3 A mmImum dumpster pad IS reqUIred measunng 10 feet x 10 feet (msIde dImensIOn mcludmg gates) (LDR, Chapter 75, ArtIcle II, SectIon 5.J and ArtIcle III, SectIon 9,A.9.a) The proposed dumpster pads have been modified to measure 10 feet by 10 feet, 4 Wall for the enclosure shall be CBS constructIon WIth a fimsh matchmg that of the adjacent bUIldmg(s) (LDR, Chapter 9, SectIOn 10 C 3) The proposed enclosure will be CBS and the finish will match the adjacent residential buildings 5 The reqUIred gates for the dumpster shall contam long steel rods to drop mto the pavement m order to secure the gates m the open and closed pOSItIons Drilled holes (for concrete) or metal sleeves (for asphalt) shall be provIded for the lockmg rods IndIcate thIS by note or graphIcally on your TYPIcal Dumpster Detail The typical dumpster detail shows the required steel rods and the required holes in the concrete, A note has been added to plan to identifY this 6 In accordance wIth Chapter 6, ArtIcle III, SectIOns 11, 12 14, and 16, wIden Las Palmas Park from Federal HIghway (D S 1) approxImately 240 feet east (to the mtersectIOn of the roadway centerlme wIth the extenSIOn of the subject parcel property lIne Roadway configuratIOn will conSIst of 3 lanes, of wIdth as detenmned by the engmeer (one eastbound lane, one dedIcated left turn lane, and one westbound through lane), Type "F" curb and gutter and two - four (4) foot wIde sIdewalks (one on each sIde of the roadway) The applicant is working with Palm Beach County and FDOT to provide a three phase signalized intersection to eliminate the turning confusion. If a left turn lane can be configured within the existing RW, the applicant would be amenable to building turn lane. 7 Reconfigure SIgnalIzatIOn at the mtersectIon of Las Palmas Park and 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 applicant is working with Palm Beach County and FDOT to provide a three phase signalized intersection to eliminate the turning confusion. If a left turn lane can be configured within the existing RW, the applicant would be amenable to building turn lane 8 Detail sIgnmg and stnpmg as necessary (Chapter 6, ArtIcle III, SectIOn 16) The applicant is working with Palm Beach County and FDOT to provide a three phase signalized intersection to eliminate the turning confusion. If a left turn lane can be configured within the existing RW, the applicant would be amenable to building turn lane. 9 Coordmate penmttmg WIth the FDOT and Palm Beach County Traffic for roadway and SIgnalIzatIon Improvements. The applicant is working with Palm Beach County and FDOT to provide a three phase signalized intersection to eliminate the turning confilsion. 10 The Developer shall realIgn/relocate Las Palmas Park to the south to alIgn WIth Gateway Boulevard to the west. The Developer shall make all necessary mtersectIOn Improvements and shall dedIcate all reqUIred nght-of-way for the work prescribed. The realign/relocate of Las Palmas would substantially impact the project. The applicant is working with Palm Beach County and FDOT to provide a three phase signalized intersection to eliminate the turning confusion. If a left turn lane can be configured within the existing RW, the applicant would be amenable to building this 11 Place a "No RIght Turn" SIgn and/or other traffic control markmgs at the development eXIt to dIscourage vehIcular traffic from gomg through the reSIdentIal neIghborhood to the north and east The attached site plan has been amended to show a "No Right Turn Lane" at the entrance of the site. 12 All utilIty easements shall be shown on the SIte plan and landscape drawmgs so that we may determme WhICh trees may mterfere WIth utIhtIes. They are shown on the Preliminary Engineering Plan only All easements that will remain in place are shown on the revised site plan and landscape plans attached to this letter 13 Palm Beach County Health Department permIts will be reqUIred for the water and sewer systems servmg thIS project (CODE Sec 26-12) The applicant will obtain all required permits from the Palm Beach County Health Department. 14 FIre flow calculatIons will be reqUIred demonstratmg the CIty Code reqUIrement of 1,500 g.p.m. as stated m the LDR Chapter 6, ArtIcle N, SectIOn 16, or the reqUIrement Imposed by msurance underwrIters, whIchever IS greater (see CODE SectIOn 26-l6(a)) In addItIon, the LDR Chapter 6, ArtIcle N, SectIOn 16 reqUIres that all pomts on each bUIldmg to be wlthm 200 feet of an eXlstmg or proposed fire hydrant. Although the Prehmmary Engmeenng Plan reflects three (3) new mternal fire hydrants there appears to be The Harbors TRC Response Page 2 of 16 August 6, 2002 msufficlent coverage for Buildmgs #1 & #2 Add another fire hydrant somewhere between these two bUIldmg and place along North Federal HIghway The site plan and engineering plans attached to this letter have been amended to show an additional fire hydrant between building 1 and 2 along the east side of Federal Highway 15 CODE SectIon 26-34(E) reqUIres that a capacIty reservatIOn fee be paId for thIS project eIther upon the request for the Department's sIgnature on the Health Department applIcatIOn forms or wlthm 30 days of sIte plan approval, whIchever occurs first. ThIS fee will be determmed based upon final meter SIze, or expected demand. The applicant agrees to pay the fees as outlined in Code Section 26-34(E) 16 ComprehensIve Plan PolIcy 3 C.3 4 reqUIres the conservatIon of potable water CIty water may not, therefore, be used for lITIgatIOn where other sources are readily aVaIlable Please mdlcate your lITIgatIon source The applicant will propose the use of a well, but would need to determine if salt water intrusion is present since the property is so close to the Intracoastal Waterway 17 ThIS office will not reqUIre surety for mstallatIon of the water and sewer utilItIes, on condItIons that the systems be fully completed, and gIven to the CIty UtilItIes Department before the first permanent meter IS set. Note that settmg of a permanent water meter IS a prereqUIsIte to obtammg the CertIficate of Occupancy The applicant agrees that the water and sewer utilities will be given to the City Utilities Department before the first permanent meter is set. 18 DeSIgn documents where underground water mams and hydrants are to be provIded, must demonstrate that they wIll be mstalled, completed, and m servIce pnor to constructIOn work per the Florida Fire Prevention Code, (2000) SectIOn 29-2.3.2. The design documents for the underground water mains and hydrants will be provided prior to the commencement of construction. 19 Pursuant to CIty Ordmance 9-3F, the FIre Marshal has developed an AdmmlstratIve Order dated May 9, 2001 that provIdes the mInImUm performance for all secunty gates and emergency access. (Copy attached) The applicant has provided a knox box located on the north side of the proposed gates The applicant contacted the Fire Marshall and this has determined that the knox box is required as part of the Administrative Order 20 Emergency access shall be provIded at the start of a project and be mamtamed throughout constructIon per the Florida Fire Prevention Code, SectIon 3-5, and NFPA 241, (1996) Safeguarding Construction, Alteration, and Demolition Operations, SectIon 5-4.3 The proposed construction entrance will also act as the required emergency access for the project during the construction process ENGINEERING DIVISION 21 Add a general note to the SIte plan that all plans submItted for specIfic permIts shall meet the CIty'S Code reqUIrements at tIme of applIcatIon. These permIts mclude, but are not lImIted to, the followmg: pavmg, dramage, curbmg, SIte lIghtmg, landscapmg and lITIgatIOn. PermIts reqUIred from other permlttmg agencIes such as Flonda Department of TransportatIon (FDOT), South Flonda Water Management DIStrICt (SFWMD), Lake Worth Dramage Dlstnct (LWDD), Flonda Department of EnVIronmental ProtectIon (FDEP), Palm Beach County Health Department (PBCHD), Palm Beach County Engmeenng Department (PBCED), Palm Beach County Department of EnVIronmental Resource Management (PBCDERM) and any others, shall be mcluded WIth the permIt request. The Harbors TRC Response Page 3 of 16 August 6, 2002 The note has been added to the revised site plan attached to this letter 22. A lIghtmg plan mcludmg photometncs, pole wmd loadmg, and pole details m conformance 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 permIttmg. The lIghtmg desIgn shall provIde a mInImUm average lIght level of one foot-candle On the lIghtmg plan, specIfy that the lIght poles shall wIthstand a 110 MPH wmd load (LDR, Chapter 23, ArtIcle II, SectIon A.I.a.) Add a note that the fixtures shall be operated by photo- electncal control and to remam on until 2.00 a.ill. (LDR, Chapter 23, ArtIcle II, SectIon A.1.a.) ArtIfiCIal lIghtmg used to Illummate any property shall be dIrected away from all reSIdentIal dIStrICtS If possible please provIde thIS mformatIon as part of your TRC plan submIttals - It IS much eaSIer to IdentIfy and correct any defiCIencIes now than whIle you are waItmg on a permIt! The photometric plan will be submitted at the time of permitting 23 ProVIde suffiCIent handIcap parkmg wlthm the development m accordance WIth the LDR, Flonda Buildmg Code and amendments, and Flonda AccessibilIty Code IndIcate guest and handIcap parkmg on the SIte plan. The site plan has been amended to show one (1) handicap parking space on the eastern portion of the property The Buildings are three stories in height and have no restroom on the first floor, therefore are not handicapped accessible. The applicant researched the accessibility code and determined that the proposed housing does not have to comply with the handicap accessibility requirements 24 MInImUm parkmg stall length for parallel parkmg IS 25 feet (CIty Standard Drawmg B-900 13) The site plan attached to this letter has been amended to show a parking stall length of twenty five (25) feet. 25 PrOVIde landscape plan at the same scale as the SIte and engmeermg plans (LDR, Chapter 4, SectIOn 7 C 1) Please find attached a landscape plan plotted at the same scale as the engineering and site plan. 26 ProVIde a notatIon on method of lITIgatIon (LDR, Chapter 4, SectIon 7 C.I) All landscaped areas shall be prOVIded WIth an automatIc lITIgatIOn water supply system (LDR, Chapter 7.5, ArtIcle II, SectIOn 5.A). At this time the applicant is proposing to use a well system to irrigate the subject property 27 PrOVIde an engmeer's certIficatIOn on the dramage plan as speCIfied m LDR, Chapter 4, SectIOn 7.F.2 An engineer's certification is shown on the revised engineering plans 28 IndIcate, by note, that all catch basm and manhole covers shall be bIcycle proof (LDR, Chapter 6, ArtIcle IV, SectIon 5.A.2.f) A note has been added to that engineering plans that states all catch basins and manhole covers shall be bicycle proof 29 SIdewalks shall generally parallel the roadway and shall be four (4) mches thICk. Accordmgly adjust SIdewalk locatIOn along Las Palmas Park. SIdewalks shall be contmuous through all drIveways and shall be SIX (6) mches thICk wIthm dnveways (LDR, Chapter 23, ArtIcle II, SectIOn P) A SIX (6) mch thICk concrete SIdewalk WIll need to be speCIfied through the entrance dnveway The applicant is only providing the sidewalk on Las Palmas on the south side of the street and stopping at the projects eastern boundary 30 A "Hold-Harmless" agreement will be reqUIred for the paver bnck dnvewaylroadway at the entrance (wlthm the publIc nght-of-way) The developer WIll also have to make a wntten request for approval to use paver The paver bricks have been removedfrom the public ROW The Harbors TRC Response Page 4 of 16 August 6, 2002 31 Add a note to the landscape plan that wIthm the sIght trIangles there shall be an unobstructed cross-vIsibihty at a level between 2.5 feet and 6 feet above the pavement (LDR, Chapter 7.5, ArtIcle II, SectIOn 5.H.) A note has been added to the landscape plan stating that within the sight triangles there shall be an unobstructed cross-visibility at a level between 2 5 and 6 feet above the pavement. 32. On the sIte and CIVIl plans, show and IdentIfy all necessary traffic control deVIces such as stop bars, stop SIgnS, double yellow lane separators stnpmg, dIrectIonal arrows and "Do Not Enter" sIgnage, etc All of the necessary traffic control devices have been added to the revised site plan and engineering plans 33 A plat shall be submItted WIth constructIon drawmgs for fee SImple housmg. The plat must be recorded pnor to the Issuance of a bUIldmg permIt for the project. The applicant understands that the project must be platted prior to the issuance of a building permit. 34 A copy of the proposed POA documents shall be submItted for reVIew and approval concurrent WIth the plat process. The applicant will submit the POA documents along with the required plat. 35 PrOVIde venficatIOn that the Improvements wIthm the submerged land lease shall be transferable to the new owner The applicant will make this request to the State after the land use and zoning approval. 36 IndIcate to what standard the project IS to be constructed, If the FDOT Standard SpeCIficatIons for Road & Bndge ConstructIOn and Standard Index are to be used - the 2000 SpeCIficatIons are recommended smce they contam both Enghsh and Metnc umts. The project will be constructed at the 2000 FDOT Standard Specifications for Road & Bridge Construction. 37 PrOVIde WrItten and graphIC scales on all sheets. Written and graphic scales have been provided on all sheets 38 The plans mdIcate that the ficus hedges along the north and south property hnes are on "The Harbors" property, while the survey (and VIsual observatIOn) mdIcate the hedges to be on the adjacent property Please clanfy The hedge along the northern property line is located on the subject property The survey shows the 6-foot concrete wall on the south side of the northern property line. There is a large 6 to 8 foot hedge located south of the wall, on the subject property The hedge along the southern property line may indeed be on the adjacent property The site plan and landscape plans have been revised to omit any reference to the existing hedge to be used in the southern buffer 39 The "SIte Plan" (Sheet SP 1 of 1) mdIcates an eIghteen (18) foot typIcal umt access dnveway WIdth while the "Prehmmary Engmeenng Plan" (Sheet 1 of 1) depIcts a 20-foot roadway m SectIon "B" Correct dIscrepancy The plans have been amended to reflect an 18' unit access driveway 40 The "SIte Plan" (Sheet SP 1 of 1) mdIcates a "15 foot utihty easement to be abandoned and relocated" while the "Prehmmary Engmeenng Plan" (Sheet 1 of 1) shows the northern portIOn of thIS easement bemg used for eXIstmg utihtIes. Please correct notatIOn on the "SIte Plan" (Sheet SP 1 of 1) The notation on the site plan has been revised to show that only the southern portion of this easement will be abandoned. The Harbors TRC Response Page 5 of 16 August 6, 2002 41 Nearly half of the proposed umts have only a four (4) foot apron between the access dnve and garage ThIS IS msufficlent for vehIcles to access theIr garage umts. Demonstrate vehIcle maneuverabIlIty for garage mgress and egress. The revised site plan submitted with this letter shows a detail identifYing how the future residents of the subject property can access the 2-car garage. 42. The "SIte Plan" (Sheet SP 1 of 1) mdlcates five (5) spaces provIded for the recreatIOn area. Accordmg to the SIte layout a total of thIrteen (13) spaces have been provIded. Correct dIscrepancy (also see note regardmg parkmg stall dImensIOns) The site plan has been revised to now show a total of ten (10) parking spaces The requirements of the IPUD are for a total of five (5) spaces for the recreation area. The proposed plan meets these requirements 43 An excavatIon & fill permIt will be reqUIred for thIS development. The applicant will complete all required excavation and fill permits for the subject property 44 It IS not necessary to provIde a detail for 900 parkmg smce none are proposed on thIS proJect. This detail has been removed from the revised site plan. 45 Along the south property lIne, SIX (6) feet IS madequate space for the proposed lIve oak at ItS mature SIze and to perform tnmmmg and mamtenance The material along the southern property line will be adjusted in order to minimize conflicts with the proposed buildings 46 Add to the buildmgs that are depIcted on the drawmg tItled SIte plan a labeled symbol that IdentIfies the locatIon of the handIcap accessible entrance doors to each buildmg. Flonda AccessibilIty Code for Buildmg ConstructIon, SectIOn 4 1.2, 4.3 Buildings are three stories in height and have no restroom on the first floor, therefore are not handicapped accessible. 47 On the floor plan drawmgs, add a labeled symbol that IdentIfies the locatIon of the handIcap accessible entrance doors to each bUIldmg. The locatIOn of the doors shall match the locatIon of the accessible entrance doors that are depIcted on the SIte plan drawmg. Flonda AccessibilIty Code for Buildmg ConstructIOn, SectIOn 4 1.2, 4.3 Buildings are three stories in height and have no restroom on the first floor, therefore are not handicapped accessible. 48 Add a labeled symbol to the SIte plan drawmg that IdentIfies the locatIon of the handIcap accessible parkmg spaces. The quantIty of the spaces shall be conSIstent WIth the regulatIOns specIfied m the Flonda AccessibIlIty Code for BUIldmg ConstructIon. The accessible parkmg spaces that serve a use shall be located on the shortest safely accessible route of travel from adjacent parkmg to an accessible entrance The Flonda AccessibilIty Code for Buildmg ConstructIon states that buildmgs WIth multIple accessible entrances shall have accessible parkmg spaces dIspersed and located closest to the accessible entrance Flonda AccessibilIty Code for Buildmg ConstructIOn, SectIon 4 1.2(5), 4.3, 46 and the FaIr Housmg Act. Buildings are three stories in height and have no restroom on the first floor, therefore are not handicapped accessible 49 Add a labeled symbol to the SIte plan drawmg that represents and delmeates the path of travel for the accessible route that IS reqUIred between the accessible parkmg space(s) and the accessible entrance doors to each buildmg. The symbol, reqUIred to be mstalled along the path, shall start at the accessible parkmg The Harbors TRC Response Page 6 of 16 August 6, 2002 spaces and termmate at the accessible entrance doors to each buildmg. The symbol shall represent the locatIOn of the path of travel, not the locatIon of the detectable warnIng or other pavement markmgs. The locatIon of the accessible path shall not compel the user to travel m a dnve/lane area that IS located behInd parked vehIcles. IdentIfy on the plan the wIdth of the accessible route (Note. The mlmmum wIdth reqUIred by the code IS forty-four (44) mches) Add text to the drawmg that would IndIcate that the symbol represents the accessible route and the route IS desIgned m complIance WIth SectIon 4.3 (Accessible Route) and 46 (Parkmg and Passenger Loadmg Zones) of the Flonda AccessibIlIty Code for BUIldmg ConstructIon. Please note that at tIme of permIt reVIew, the applIcant shall provIde detailed documentatIon on the plans that wIll venfy that the accessible route IS m complIance WIth the regulatIons specIfied In the Flonda AccessibilIty Code for Buildmg ConstructIOn. ThIs documentatIOn shall mclude, but not be lImIted to, provldmg fimsh grade elevatIons along the path of travel Buildings are three stories in height and have no restroom on the first floor, therefore are not handicapped accessible. 50 IdentIfy wlthm the sIte data the fimsh floor elevatIon (lowest floor elevatIon) that IS proposed for the bUIldmgs. Venfy that the proposed elevatIon IS m complIance WIth regulatIOns of the code by addmg speCIficatIOns to the sIte data that address the followmg Issues [SectIOn 3107 1.2, Chapter 31 of the 2001 Flonda BUIldIng Code] a) The deSIgn professIOnal-of-record for the project shall add the followmg text to the sIte data. "The proposed fimsh floor elevatIon _ _ NGVD IS above the hIghest lOO-year base flood elevatIon applIcable to the buildmg sIte, as determIned by the South Flonda Water Management DIStrICt'S surface water management constructIon development regulatIons." b) From the FIRM map, IdentIfy In the SIte data the tItle of the flood zone that the bUIldmg IS located wlthm. Where applIcable, speCIfy the base flood elevatIOn. If there IS no base flood elevatIOn, IndIcate that on the plans. c) IdentIfy the floor elevatIOn that the deSIgn profeSSIOnal has establIshed for the buildIng wlthm the footpnnt of the buildmg that IS shown on the draWIngs tItled SIte plan, floor plan and pavmg/dramage (CIvil plans) The plans have been revised to show all of the above-required notes 51. As reqUIred by Chapter 4, sectIon 7 of the Land Development RegulatIOns, submIt a floor plan draWIng. The buildmg plans are not bemg revIewed for complIance WIth the applIcable bUIldIng codes. Therefore, add the words "Floor plan layout IS conceptual" below the drawmg tItled Floor Plan. However, add to the floor plan drawmg a labeled symbol that IdentIfies the locatIOn of the handIcap accessible entrance doors to each buildmg. The locatIon of the doors shall match the locatIon of the accessible entrance doors that are depIcted on the SIte plan drawmg. The building plans have been revised to include a note that states the Floor Plan Layout is Conceptual. The units are three (3) stories in height and have not restroom facilities on the first floor These units are not handicap accessible by definition, and therefore there are no references to the handicap accessible entrance doors 52. As reqUIred by Chapter 4, sectIOn 7 of the Land Development RegulatIons, submIt elevatIon VIew draWIngs of the buildmgs. DImenSIOn on the drawmg the overall heIght of the buildmgs. The overall heIght of a bUIldIng shall be measured from fimsh grade to the hIghest pomt of the roof or parapet wall. The overall heIght of the buildmgs shall not exceed the heIght lImItatIons of the Zomng Code Attached to this letter are the required elevation view drawings of the proposed buildings The Zoning Code allows a maximum height of 45 feet. The proposed buildings are a total of 42-feet in height The Harbors TRC Response Page 7 of 16 August 6, 2002 53 Add to the sIte plan drawmg all eXlstmg easements that are shown on the survey Also, add all proposed easements. The locatIOn, type and SIze of the easements shall be shown and IdentIfied on the sIte plan. Where apphcable, amend the plans so that structures do not encroach mto an easement. All easements shown on the survey have been added to the site plan. All proposed easements have also been added to site plan. At this time there are no structures which encroach into any of the proposed on existing easement that are not to be abandoned. 54 Place a note on the elevatIon VIew drawmgs mdlcatmg that the wall opemngs and wall constructIOn comply wIth Table 600 of the 2001 Flonda Buildmg Code A note has been added to the elevation view drawings that all wall openings and wall construction will comply with Table 600 of the 2001 Florida Building Code. 55 On the SIte plan, mdlcate wlthm the footpnnt of the bmldmgs the number of stones that are m the bmldmg. Also, add to the SIte data the number of stones m each buildmg. IndIcate the overall heIght of the buildmgs wlthm the SIte data. The overall heIght of the bmldmgs shall not exceed the heIght lImItatIOns of the Zonmg Code Attached to this letter are the required elevation view drawings of the proposed buildings The Zoning Code allows a maximum height of 45 feet. The proposed buildings are a total of 42-feet in height. Within each of the building a note has been added identifying the height and number of stores 56 On all floor plan drawmgs, mdlcate wlthm the footpnnt of the buildmg the number of stones that are m the bmldmg. Within each of the buildingfootprints the number of stories has been added on the revised site plan. 57 At tIme ofpemllt reVIew, submIt SIgned and sealed workmg drawmgs of the proposed constructIOn. The applicant will provide signed and sealed working drawings at the time of permit review 58 At tIme of permIt reVIew, submIt a copy of the recorded resolutIOn that venfies the abandonment of the allev. right-of-wav or easement. A the time of permit review the applicant will provide all documentation in regards to the abandonment of the easements 59 Add to the submIttal a partIal elevatIOn VIew drawmg of the proposed 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 mcludes the depth that the wall supports are below finish grade and the height that the wall is above fimsh grade The locatIon and heIght of the wall shall comply WIth the wall regulatIOns specIfied m the Zomng Code The applicant is proposing a precise wall system with "Rn piles 60 Add to the buildmgs that are depIcted on the SIte plan drawmg a labeled symbol that IdentIfies the locatIon of the proposed handIcap accessible umts. Add to the drawmg the calculatIons that were used to IdentIfy the mmlmum number of reqmred umts. Also, state the code sectIon that IS apphcable to the computatIons. Show and label the same umts on the apphcable floor plan drawmgs. Comphance WIth regulatIons specIfied m the Fair Housmg Act IS reqmred (Fair Housmg Act DeSIgn and ConstructIOn Reqmrements, 24 CFR 100.205) Buildings are three stories in height and have no restroom on the first floor, therefore are not handicapped accessible 61 Add to the buildmgs that are depIcted on the SIte plan drawmg a labeled symbol that IdentIfies the locatIOn of the handICap accessible entrance doors to each of the reqmred handIcap accessible umts. Show and label The Harbors TRC Response Page 8 of 16 August 6, 2002 the same handIcap accessible entrance doors on the appropnate floor plan drawmg. ComplIance wIth regulatIOns specIfied m the FaIr Housmg Act IS reqUIred. Buildings are three stories in height and have no restroom on the first floor, therefore are not handicapped accessible. 62 Add to the drawmg the calculatIOns that were used to IdentIfy the mImmum number of reqUIred handIcap accessible parkmg spaces. Also, state the code sectIOn that IS applIcable to the computatIOns. Since the project will not be an accessible community, there are no code requirements for handicap parking The applicant did provide one (1) space near the proposed recreation area for guest. 63 Add a labeled symbol to the SIte plan drawmg that represents and delmeates the path of travel for the accessible route that IS reqUIred between the accessible parkmg spaces and the accessible entrance doors to the buildmgs. The symbol shall start at the accessible parkmg spaces and termmate at the accessible entrance door to the bUIldmgs The symbol shall represent the locatIon of the path of travel, not the locatIOn of the detectable warnmg or other pavement markmgs reqUIred to be mstalled along the path. The locatIon of the accessible path shall not compel the user to travel m a dnve/lane area that IS located behmd parked vehIcles IdentIfy on the plan the wIdth of the accessible route (Note The mImmum wIdth reqUIred by the Code IS 44 mches) Add text that would mdIcate that the symbol represents the accessible route and the route IS desIgned m complIance WIth regulatIOns specIfied m the FaIr Housmg Act. Please note that at tIme of permIt reVIew, the applIcant shall provIde detailed documentatIOn on the plans that will venfy that the accessible route IS m complIance WIth the regulatIOns specIfied m the Flonda AccessibilIty Code for BUIldmg ConstructIOn. ThIS documentatIOn shall mclude, but not be lImIted to, provIdmg fimsh grade elevatIons along the path of travel. Buildings are three stories in height and have no restroom on the first floor, therefore are not handicapped accessible. 64 Add a labeled symbol to the SIte plan drawmg that represents and delmeates the path of travel for the accessible route that IS reqUIred between the accessible umts and the recreatIonal amemtIes that are provIded for the project and other common area elements located at the SIte The symbol shall represent the locatIon of the path of travel, not the locatIon of the detectable warnmg or other pavement markmgs reqUIred to be mstalled along the path. The locatIOn of the accessible path shall not compel the user to travel m a dnve/lane area that IS located behmd parked vehIcles. IdentIfy on the plan the wIdth of the accessible route (Note The mmImum wIdth reqUIred by the Code IS 44 mches) Add text that would mdIcate that the symbol represents the accessible route and the route IS deSIgned m complIance WIth regulatIOns specIfied m the FaIr Housmg Act. Please note that at tIme of permIt reVIew, the applIcant shall proVIde detailed documentation on the plans that will venfy that the accessible route IS m compliance WIth the regulatIons specIfied m the Flonda AccessibilIty Code for Buildmg ConstructIon. ThIS documentatIon shall mclude, but not be lImIted to, provIdmg fimsh grade elevatIons along the path of travel. Buildings are three stories in height and have no restroom on the first floor, therefore are not handicapped accessible. 65 Add to the floor plan drawmgs of the mdIvIdual umts a breakdown of the area wIthm the umt. The area breakdowns for each umt shall speCIfy the total area of the umt, area of the balcony, total area that IS aIr- condItIoned and, where applIcable, total area of storage and garage space If the garage and storage areas are not part of a speCIfic umt, the area shall be mcluded and IdentIfied wIthm the area of the buildmg. IndIcate how many of each type of umt WIll be on each floor and wIthm the buildmg. The floor plan drawings have been revised to show the breakdown of square footage for each units 66 Add to the SIte data the total area under roof of each reSIdentIal bUIldmg. PrOVIde tabular area data for each bUIldmg. The data shall mclude a breakdown of area for each floor of each buildmg. The breakdown shall mclude the followmg areas and each area shall be labeled on the applIcable floor plan drawmg: The Harbors TRC Response Page 9 of 16 August 6, 2002 a) Common area covered walkways, b) Covered staIrways, c) Common area balcomes, d) Entrance area outsIde of a umt; e) Storage areas (not part of a umt); f) Garages (not part of a umt), g) Elevator room, h) ElectrIcal room, i) Mechamcal room, j) Trash room, k) Mailbox pIckup and dehvery area, and 1) Any other area under roof. [Chapter 4 - SIte Plan RevIew, SectIon 7 E. 2 And 3 ] It seems as if staff is reviewing these plans as if they were multi-family stacked flats As the building plans show, these are three story town home units There are no common area covered walkways, no covered stairways, to common area balconies, no storage units, no elevator room, no electrical room, no mechanical room, no trash room, and no mailbox pickup and delivery area. All other areas are detailed on the revised building plans attached to this letter 67 At tIme of permIt reVIew, submIt for reVIew an addressmg plan for the proJect. The applicant will submit an addressing plan for the project at the time of building permit 68 Add to all plan VIew drawmgs of the SIte a labeled symbol that represents the locatIOn and penmeter of the hmIts of constructIon proposed wIth the subject request. The limits of construction for the subject property will be the projects property line. There will be no area on the property that will not be affected by construction. 69 The park Impact fee for the 54 umts would be $35,424. Smce thIS development would be classIfied as most sImilar to a multI-family development, the City should charge the apphcant an Impact fee of $656 per dwelhng umt. The applicant agrees to pay the park impact fee as determined by City of Boynton Beach. 70 ReSIdentIal umts are only 6'-0" from the southern property hne Accordmg to the code, m multIfamily developments, umts should be a mmImum of20'-0" from the SIde of the property The Infill PUD zoning codes states that setback should be determined by analyzing the negative impact of the proposed project on the surrounding uses In previous meetings with staff, it was determined that the applicant could prose a zero foot setback along the southern property line. This is due to that fact that there is a proposed park the south of the subject property The applicant wanted to provide some buffering form the use to south so there is a six (6) setback proposed. 71 The apphcant needs to separate the reSIdential development from the adjacent uses wIth five-foot hIgh masonry wall, landscaped chamhnk fences, or some other eqUIvalent buffer that should also be at least five (5) feet m heIght. Accordmg to the City's survey, the ficus hedge shown as a buffer IS on the adjacent property owner's property (the CIty'S), and does not quahfy Furthermore, It appears that past the ficus hedge, the apphcant IS proposmg a wall that It plans to buIld on City's property ThIS IS not acceptable The proposed wall along the southern property line will be constructed within the boundary of the subject property The applicant is not counting the existing hedge as part of the required buffer 72 LIve Oaks wIll not survIVe m the 6'-0" of space prOVIded, and wIth buildmgs overhangmg them. Suggest some other plant matenal m thIS space The Harbors TRC Response Page 10 of 16 August 6, 2002 Dahoon Holly trees have replaced the live oaks 73. SubmIt detailed Imgatton plans for nght-of-way landscape and Imgatton Improvements dunng the constructton document pemllttmg stage, for reVIew and approval by Parks Department and PublIc Works Department staff. Include on the plan locatton of any eXIstmg ImgatlOn m the nght-of-way The applicant will provide irrigation plans at time of permitting 74 Survey sheet #1 The applIcant must Identtfy and quanttfy the eXIstmg trees on the SIte as shown on the survey sheet #1 The revised landscape plans identifj; the existing trees on site 75 Landscape Sheet #1-6 The landscape sheets should mdIcate the eXIstmg trees that will be preserved, relocated or removed and replaced on each portIOn of the enttre SIte These trees should be shown WIth an appropnate symbol on each of the landscape sheets. Each of the preserve trees has been identified on the revised landscaping plans 76 Any of the eXIstmg hedge plants noted on the sheets that are not acceptable dunng the landscape mspecttons must be replaced throughout the SIte The applicant agrees to replace any species not acceptable during landscape inspections 77 All trees noted on the plant lIst must be a mmImum of 12 feet m heIght and three (3) mches m dIameter at ttme of plantmg. The trees located on the plant list are a minimum of 12 feet in height and three inches in diameter at the time of planting 78 The plan does not show the CIty "SIgnature trees" reqUIred at the mgress/egress SItes. The landscape plans have been modified to show the City "signature trees. " 79 The plan does not show the seven (7) foot WIde landscape buffer StrIp along the adjacent publIc nght-of- way The originally submitted plans did show the required seven (7) foot buffer along Las Palmas and Federal Highway 80 Sheet LP6 of 6 (shows sheets 1-3) The trees, palms and ground covers lIst meets the 50% nattve speCIes reqUIrement; the shrubs lIst does not meet thIS reqUIrement. Although the 50% native requirement may not be met on a sheet by sheet basis, the project does meet the 50% native species as a whole 81 Sheet LP4 of 6 The shrubs, and accents lIst meets the 50% nattve speCIes reqUIrement, the palms lIst does not meet thIS reqUIrement. Although the 50% native requirement may not be met on a sheet by sheet basis, the project does meet the 50% native species as a whole. 82 Sheet LP5 of 6 The palms, shrubs, accents, and ground covers lIst does not meet the 50% nattve speCIes reqUIrement. Although the 50% native requirement may not be met on a sheet by sheet basis, the project does meet the 50% native species as a whole. 83. There IS no ImgatlOn system plan mcluded or noted on the landscape sheet. Irrigation plans will be submitted at time of permit. The Harbors TRC Response Page 11 of 16 August 6, 2002 84 A traffic Impact statement IS reqmred pnor to the Techmcal ReVlew CommIttee meetmg. As part of the original submittal to the City of Boynton Beach, the applicant provided a Trip Equivalency letter This letter stated that since there was a decrease in the total number of trips for the project, that a traffic impact statement is not required. Therefore the applicant has not provided a Traffic Impact Statement. A copy of the originally submitted Trip Equivalency letter is attached to this letter 85 Are the proposed mail klOSk 10catlOns convement for the resIdents? Where IS the temporary parkmg for the mail carner and resIdents? The applicant is proposing a total of two mail kiosks for the subject property One is located in the western portion and the other is located on the eastern portion of the property Themail carrier will park adjacent to each of the kiosk. Residents will walk to the kiosk or temporarily park adjacent to the mail facilities 86 Parallel parkmg spaces are reqmred to be dlmenslOned mne (9) feet by 25 feet. The site plan has been revised to show the required nine (9) by twenty-five (25) feet. 87 The sIte plan tabular data must mc1ude the followmg mformatlOn. Total bmldmg area, lot coverage (mc1ude the tikI bar), buildmg heIght, and correct parkmg. In addItIon, express each element (If apphcable) m terms of square feet, acres, and percentages. The site plan tabular data has been revised to show the requested information. 88 ProVIde a detail of the proposed wall SIgn, mc1udmg the total slgnage area and matenals / colors whIch accurately show the appearance m order to confirm archItectural compatibihty WIth the buildmg. Attached to this letter please find attached a copy of the proposed signage. The sign will be blue with gold trim and will be located on a beige wall. 89 The sIte plan must show the 10catlOn of fire hydrants The site plan attached to this letter has been revised to show all proposed fire hydrants 90 The sIte plan must mc1ude traffic control markmgs and locatIon of slgnage The site plan attached to this letter has been revised to show the required traffic control markings and the location of signage. 91 ProvIde a typIcal drawmg that mc1udes the heIght and color/matenal of all proposed freestandmg outdoor hghtmg poles. The deSIgn, style, and illummatIon level shall be compatible WIth the buildmg deSIgn (heIght) and shall consIder safety, functlOn, and aesthetIc value (Chapter 9, SectIon 1O.F 1 ) The proposed lighting for the subject property will be the Traditional FPL light fixture. A detail showing the height and look of the fixture has been added to the revised site plan attached to this letter 92 The floor plans must mdlcate the first, second, and thIrd floor labels. The floor plans have been revised to show the first, second, and third floor labels 93 On the landscape plan, label vegetatIon to be preserved. The landscape plan has been revised to show the landscape material that is being preserve on site. This material will be moved form its existing location on the site to the proposed location. 94 On the landscape plan labeled "LPl of 6", the note "proposed wall" label located at the southwest comer of the plan does no pomt to the wall. The landscape plans have been revised so that the label now connects to the proposed wall 95 On the landscape plan labeled "LP6 of 6", the plant schedule mdlcates that 31 CO are provIded but when counted, It adds up to 41 CO Correct the plant schedule so that It matches the graphIC representatlOn. The Harbors TRC Response Page 12 of 16 August 6, 2002 Quantities have been modified to match graphic representation. 96 On the landscape plan labeled "LP6 of 6", the plant schedule mdlCates that 60 QV are provIded but when counted It adds up to only 58 QV Correct the plant schedule so that It matches the graphIc representatIOn. Quantities have been modified to match graphic representation. 97 On the landscape plan labeled "LP 6 of 6", the plant schedule mdIcates that 48 PE are provIded but when counted, It adds up to only 46 PE Correct the plant schedule so that It matches the graphIc representation. Quantities have been modified to match graphic representation. 98 On the landscape plan labeled "LP 6 of 6", the plant schedule mdIcates that 140 IL V are provIded but when counted, It adds up to only 126 IL V Correct the plant schedule so that It matches the graphIc representatIOn. Quantities have been modified to match graphic representation. 99 On the landscape plan labeled "LP 6 of 6", the plant schedule mdIcates that 124 WAX are provIded but when counted, It adds up to 132 WAX. Correct the plant schedule so that It matches the graphIc representation. Quantities have been modified to match graphic representation. 100 On the landscape plan labeled "LP 6 of 6", the plant schedule mdIcates that 14 STN are provIded but when counted, It adds up to only 12 STN Correct the plant schedule so that It matches the graphIc representation. Quantities have been modified to match graphic representation. 101 On the landscape plan labeled "LP 6 of 6", ensure that the plant schedule mdIcates the correct IdentificatIOn of each plant speCIes. For example "WB" should be "WR", (on LP 4 of 6, "VIA should be VOA") What IS "STR"? STR is identified on the previously submitted landscape plans as Orange Bird of Paradise. The plans have been modified to correct discrepancies 102 Place a note on the landscape plan mdIcatmg that mulch other than Cypress shall be used and mamtamed for landscape purposes (Chapter 7.5, ArtIcle II, Section 5 C 8 ) The requested note has been added to the revised landscape plans 103 FIfty percent (50%) of sIte landscape matenals must be native speCIes. IndIcate the native matenal on the landscape plan labeled "LP 6 of 6" (Chapter 7.5, ArtIcle 2, Section 5.N ) Although the 50% native requirement may not be met on a sheet by sheet basis, the project does meet the 50% native species as a whole. 104 Landscapmg at project entrances shall contam a mInImUm of two (2) colorful shrub speCIes on both sIdes of the entrance and a sIgnature tree (Chapter 7.5, ArtIcle II, Section 5.N) A sIgnature tree IS a tree WIth blossoms or natural color other than green mtended to beautify project entrances and contribute to the CIty'S Image WIth thIS element of aesthetic conformIty SIgnatures trees mclude Yellow Elder, Tibouchma Granulosa, and Bougamvillea. Note that sIgnature trees do not contribute toward the total number of reqUIred penmeter trees. SIgnature trees must have 6 feet of clear trunk If placed wIthm the safe-sIght tnangle (Chapter 7.5, ArtIcle 2, Section 5.N.) The applicant is in compliance with this Chapter by the addition Yellow Elder at the entrance to the community 105 The elevations must show all four (4) SIdes of the buildmg. The elevations attached to this letter have been revised to show all four sides The Harbors TRC Response Page 13 of 16 August 6, 2002 106 ProvIde a scale for the elevatIOns. A scale has been provided on the proposed elevations 107 On the elevatIOns, mdIcate the correct heIghts of each bmldmg element. The elevations have been revised to indicate the correct heights of each building element. 108 On the elevatIOns and floor plan, the model labels "1935" and "1535" do not correspond to the sIte plan model numbers. All plans must match. ThIs dIscrepancy must be recttfied. The site plan has been modified to match the building plans 109 Include a color rendenng of all elevatIOns pnor to the Techmcal ReVIew CommIttee meetmg. Attached to this letter please find an example of the color rendering for The Harbors Property This rendering is actually for another Centex community currently being built in the Town of Hypoluxo This community is using the same housing type and the same colors as the Harbors A full size rendering will be provided to staff prior to the first Public Hearing 110 SubmIt a color sample / swatch of all major extenor fimshes The elevatIOn drawmgs shall mclude the manufacturer's name and color code The applicant is still in the process of compiling the required color chips The following represents the colors and manufactures names of the exterior facade of the proposed buildings First Floor Body - Sherwin Williams SWi335, Thai Tan Second Floor Body - Sherwin Williams SW2337, Beacon Yellow Third Floor Body - Sherwin Williams SWi366. Harvest Moon Stucco Bands - Sherwin Williams SWi900. Pure white Accents (shutters,front door) - Sherwin Williams SWOiOi, Cloisome Roof - Vanguard Roll Roof Tile, Ariyo Clay 111 Smce off-street parkmg for the development will be proVIded VIa two (2) car garages wIthm each umt, staff recommends that the garage area be mcreased to 18 feet m WIdth by 20 feet m order to be comparable to two (2) standard off-street parkmg spaces. Located on the revised site plan submitted with this justification statement is a detail showing how vehicles will fit into the proposed garages. The applicant is building this same product in the City of Delray Beach and in the Town of Hypoluxo The buyer of this type of unit does not have the large SUV typically associated with a family These buyers understand that the larger vehicles will not fit into the proposed garages 112 Place a note on the SIte plan that all above ground mechamcal eqmpment such as extenor utthty boxes, meters, transformers, and back-flow preventers shall be VIsually screened (Chapter 9, SectIOn 10 C 4 ) The note has been added to the revised site plan submitted with this letter 113 On the elevatIOns, ensure that the front door entrances dIrectly connect to the SIdewalks shown on the SIte plan. The elevations have been revised to ensure that the front door entrances connect directly to the sidewalks shown on the site plan. 114 Staff recommends screemng the AlC umts WIth eIther landscapmg or a knee wall. The revised landscape plans show landscaping located around the proposed AIC units 115 PrOVIde a dumpster enclosure detaIl. The dumpster enclosure shall resemble WIth respect to the color and matenals, the deSIgn of the pnncIpal bmldmgs and shall be mtegrated WIth other SIte elements (Chapter 9, Sectton lO.E.3) On the SIte plan, place a note mdIcatmg thIS reqmrement. A note has been added to the site plan requiring the dumpster to be similar architectural treatment as the The Harbors TRC Response Page 14 of 16 August 6, 2002 other residential buildings Design Recommendations: 116 ProvIde better connectton between umts front and back (besIdes the mtenor) Due to the narrowness of the site and requirements for the access road and landscaping there is no rooms to provide an additional accces form the front to back of the proposed units These units are town home units, not single-family units Buyers understand that the access to the back of the unit is limited due to attached housing type. The applicant has provided one access along the north side of the proposed buildings 117 Entry way to sIte should have archItectural character (perhaps a focal pomt or mterestmg entry pIece) The applicant has provided two landscape focal points to provide for an interesting entry into the property The first is located along the western most portion of the site along Federal Highway This will provide a focal point for vehicles as they move eastward along Gateway Boulevard. In addition the applicant has provided a landscape focal point along the north side of building 4 in order to provide a focal point for vehicles entering the community 118 RedeSIgn entryway, VIew from entryway IS that ofthe rear facades ofumts 15-22 The applicant has increased the proposed landscaping in this area in order to minimize any potential negative views 119 ProvIde green space (area that could be used as an amemty by all owners) The appltcant has provIded a large .20-acre recreatIOn area dIrectly on the Intracoastal Waterway WhICh can provIde for green/open space for every resIdent of the commumty 120 ProVIde pedestnan walkway, besIdes eXIstmg 4-foot SIdewalk (safety Issue) The proposed four (4) foot sidewalk will provide for a safe and efficient flow of pedestrian circulation form the eastern part of the site to the western. Due to the narrowness of the site and the required drive isle and landscaping, there is limited room to provide for additional pedestrian pathways The four (4) foot sidewalk will provide safe access for the pedestrian, as the drive isle is not a major vehicular transportation corridor 121 ProvIde several connecttons to proposed recreatIOnal area. Due to the narrowness of the site and the required drive isle and landscaping, there is limited room to provide for additional pedestrian pathways The four (4) foot sidewalk will provide safe access for the pedestrian, as the drive isle is not a major vehicular transportation corridor 122 RedeSIgn recreattonal area. Potenttal for makmg It very aesthettcally pleasmg. The applicant feels that the proposed recreation area is maximizing the views and enjoyment of the Intracoastal Waterway for every resident of the community In many Intracoastal communities the view are limited to a select view of residents who can afford the premiums associated with living on the Intracoastal The applicant has chosen to allow all residents to enjoy the Intracoastal. 123 RedeSIgn front common area of town homes (add fountams or other archItectural elements) Fountains would reduce the amount of opens space for each of the units The applicant is providing abundant landscaping in this area. 124 RedeSIgn paved pathway from town homes common area (does not take you anywhere) The applicant has provided a gated secured entrance into the proposed park for the residents of the Harbors community The Harbors TRC Response Page 15 of 16 August 6, 2002 125 SIte has potentIal for a TND desIgn (WIth same number of town homes) The applicant met with Planning and Zoning staff on numerous occasions Several different designs were shown to the staff Staff has not shown the applicant a plan which shows the TND design discusses in this comment. Of all of the designs, the proposed minimizes the impact on the residents to the north, and minimizes the impact of the large parking lot to the south on the subject property 126 RedesIgn plan, configunng VIews of water for most town homes and access to adjacent park sIte The applicant has provided a gated secured entrance into the proposed park for the residents of the Harbors community 127 RedesIgn plans's connectIOn to Boynton Intracoastal Waterway Park (pedestnan paths) DesIgn of both sItes should consIder the potentIal of connectIng wIth each other The applicant has provided a gated secured entrance into the proposed park for the residents of the Harbors community We hope that these responses suffiCIently address all of your concerns regardIng The Harbors project. We look forward to workIng WIth you on the remaInder of the approval process for thIS project. If you have any questIOns regardIng the responses, please contact our office SIncerely, LX47vH Bradley J Cume Project Manager cC. Bob Bentz KevIn Borkenhagen James W Mahannah \\Cindy\C\Cindy\Letters\Brad C\L Galav The Harbors TRC Response Letter.doc File #' 389.53A The Harbors TRC Response Page 16 of 16 August 6, 2002 ~ ~ YVONNE ZIEL TRAFFIC CONSULTANTS, INC. 11440 86th St. North, West Palm Beach, Florida 33412 Telephone (561) 624-7262. Facsimile (561) 624-9578 June 3, 2002 Mr. Michael W. Rumpf Director of Planning and Zoning City of Boynton Beach 100 East Boynton Beach Boulevard Boynton Beach, Florida 33425 RE. The Harbors - Trip Equivalency Dear Mr. Rumpf: Yvonne Ziel Traffic Consultants, Inc was retained to prepare a trip generation analYSIS for the above- referenced project. The proposed facility is located on the southeast comer of Gateway Boulevard and US Highway OneIFederal Highway in the City of Boynton Beach, as shown in Figure 1 The proposed project involves the construction of 54 mq,tti-family units. The vested used on the site consIsts of 11,400 square feet (SF) of quality restaur~nt and 11,400 SF of a drinking establishment (nightclub), formerly known as Shooters. Based on the ITE Trip Generation Rate (peak hour) and consultation with the Palm Beach County Traffic Division for a drinkmg establishment, the use generates 115.4 trips per day/lOOO SF. The ITE Rate for quality restaurant is 89.95 daily trips/l,OOO SF. The ITE rate for multi-family units is 7 trips per unit per day. The vested used generates 1,815 daily trips. The trip generation calculation for the proposed project equates to 378 trips per day. Refer to Tables 1, 2, 3 and 4 for traffic generation information used to develop this data. Since there is a decrease in the total average daily traffic generation expected from the proposed project, a traffic study j.s not required. Si1fi~relY~.~' ., #' ~>;,:;> " ENeWSURES /~} Traffic Engineering and Planning ~ NTS Hypoluxo Rd. Q) '0 l.() > a::: C>> ~ ~ I III Q) III :c Q) (ij .... C) '- c: Q) 0 "0 U J: Q) u.. Miner Rd. '0 > 00 u; -~ Q) ts <<l Q) en Gateway Blvd. . YVONNE ZIEL TRAFFIC CONSULTANTS. INC, 1RAFFIC ENGtlEERlNG & PlANNING 1144018____-._ 33412 '.......1II-G4-1XI ,.....~ F Boynton Beach;Blvd. SITE FIGURE 1 THE HARBORS SITE LOCATION (/) w ~ <( (/)0:: O::z ....00 wco- -IO::~ co <(a:: <(J:w ~WZ IW ~0 0. ir ~ ~ NO. 90 >0,.... III ' ~~ m.n NO ~ ~~ W UO:: o::W W~ Q.Z W 0. ir ~ ::.:(/) ~W Q.~ ~~ 0. ~ ~~ Z W UO:: o::W W~ Q.Z W 0. ir ~ ::.:(/) <(W W~ ~~ <( w ~ <( 0:: ~Q. 0- <(0:: ~ w o WO t:U .....,.., ..,..,.., <0"" <0<0<0 ",OIN Ill...<o -=,....,0 ..... -I <( ~ o ~ ~<O:i <("'<0 ZOI.... <(........ 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W -::.:~ o::<(z ~uJw -10.-1 <(~~ Z<(O ffi ~ ~ ~ ~ o <( ~ ~ 0:: W ~ ::.:Z ~w Q.<i! 5:6 ~ ~ ~ 0:: W ~ ~::.:ffi ~~-I 0.<( -I~~ <(<(0 ~ ~ w ~ ~ --10 <(<( Z O::w w~ ~~ ~ ~ .....Ill..... ...N..... 0:: W ~ ~ffi 0.-1 <( ~~ 0.0 ~ O....N COIllN N<OM N"'" ..... 0....... N 0"... o coco N MNCO ""'N" ~OIM "'MO "<00 0010 ..... 000 0.....0 0.....0 MMO 00 .... .... COOO ..... w (/) :J o ~ ~~ -10. <(<( w:JU: uo~ :5":'::J Q.~~ <!l~~ Z:JZ _<(w ::.:~o ~(/)Ci) o::ww 00::0:: iO ~ Cl o .... iO <D ::. ~ <( z <( Z r:::- III "': ::. (/) 0. ir (/)~ o::~ ...Ow wcoz -10::0 co<(z <(J:<( ~w J:>- ~C? (/) (/) <( 0. en 0. ir ~ ~ w Z 0:: W ~ Z W ~~ ZI- ~ ~ 0. ~ ~>-~ C?o:: (/)W (/)1- <(z Q.w -I <( ~ o ~ ~ x W 0:: W ~ Z W ~-I w<( Z~ ::.: 0 ~ ~ 0. ~ ~>-~ co chffi (/)~ <(z Q.w -I <( ~ o ~ ~ o <( ~ ~ III ,.... ,.... MN,.... <l) "f COMN <O"'N en en "'IllM O<OM ..... Ii) C"1 :: <0...0 NCOO ..... CO.....O .... ..... 0........ N <( Z 0<0'" <( Z O"CO N <( Z 000 0.....0 0.....0 ~ w Z >- co en (/) <( 0. >-~ C?ffi (/)u (/)0:: <(w 0.0. ........CO MCO..... O."M r:::- M .... ::. NCOO co M ..... ..... ll)ll)0 .... .... w (/) :J o Z :5 ~~ ~~ w:Ju: uo~ :5":'::J Q.Z<( 0~i= Z:JZ _<(w ::.:~o ~(/)Ci) o::ww 00::0:: w (/) <( W 0:: U W e. iJ:J (/) ~ 0:: U Z (/) 0. ir ~ ~ w Z !> Facsimile TRANSMITTAL CITY OF BOYNTON BEACH 100 E. BOYNTON BEACH BOULEVARD P.O. BOX 310 BOYNTON BEACH, FLORIDA 33425-0310 FAX: (561) 742-6259 PLANNING AND ZONING DIVISION to: Brad Cume, Land DesIgn South fax #: 478-5012 date: June 28,2002 from: LUSla Galav, Pnnclpal Planner re: 1 ~T REVIEW COMMENTS FOR The Harbors Please find attached the first review comments for your project. To stay on the current review schedule, please do the following steps listed below, and bring all documents to the TRC scheduled for Tuesday, July 23,2002. 1. Revise your plans mcorporatmg all comments lIsted herem, mcludmg the addItIon of notes on plans to confirm response to general statements/ comments, and bnng 10 copIes to the TRC reVIew meetmg (full sets mcludmg all pages ongmally submItted), 2. SubmIt the addItIOnal mformatIon as requested wIthm the attached comments; ( I.e. traffic analysIs, engmeenng certIficatIOn, etc ) 3. Prepare a wntten response (7 copIes) conslstmg of a lIst bnefly summanzmg how each comment has been addressed on the revIsed plans or wIth the supplemental mformatIOn mcludmg locatIOn on the plans ( thIS promotes an expedItIOus 2nd reVIew by staff and your project representatIves during the TRC meetmg );and 4. Submit reductIOns (8 Y2 X 11) for the proposed SIte plans, elevatIOns and landscapmg plan (thIS IS requIred for the final report and publIc presentatIOn). Planning and Zoning Division City of Boynton Beach Boynton Beach. Florida 33425 The applIcant should not attend a TRC (2nd review) untIl all documents have been revIsed and copIed for staff 742-6260 Fax: 742-6259 ., review. If plans will not be fully revised and brought to the scheduled TRC meetmg, contact LUSIa Galav m this office by the Thursday pnor to the scheduled meetmg date. Projects devIatmg from the ongmal schedule are elIgible for review at subsequent meetmgs, which are held every Tuesday. To reschedule, contact Shene Coale, by the Thursday pnor to the Tuesday TRC meetmg that you desire to attend. The remamder of the review schedule wIll be adjusted accordmgly. If you have questIons on the attached comments, please contact the respectIve reviewer using the attached lIst of TRC representatIves. If the plans are reasonably complete and all sIgmficant comments are addressed followmg TRC (2nd reView), the project IS forwarded to the Planmng and Development Board Meetmg that falls approximately 2 to 3 weeks followmg the TRC meetmg. An "*,, by any comment IdentIfies a comment that must be addressed pnor to movmg forward to the Planmng and Development board. Note: Items recogmzed by staff as typically outstandmg at thiS pomt mclude a traffic report and/or confirmatIOn of the traffic concurrency approval from the Palm Beach County drainage certificatIOn by a lIcensed engmeer, signed "Rider to Site Plan ApplIcation" form and colored elevations of the proposed project. ThiS mformatIon IS necessary for the project to proceed. If you have submitted thiS mformatIOn, please disregard thiS note. Engmeenng John GUIdry Launnda Logan 742-6482 742-6285 BuIldmg Don Johnson Timothy Large 742-6352 742-6357 Fire Department Steve Gale Bob Borden 742-6602 364-7382 Rodger Kemmer 742-6753 742-6357 PolIce Department Marshall Gage John Huntmgton 737-6167 UtIlItIes John GUIdry H. David Kelley Jr. 742-6488 742-6285 PublIc Works-General Larry Quinn Ken Hall 742-6283 742-6285 Parks & RecreatlOn John WIldner 742-6227 742-6233 Forester/En vIronmentalIst Kevm Hallahan Kevm Hallahan 742-6267 742-6259 Planmng & Zomng Michael Rumpf, LUSla Galav 742-6262 742-6259 CHAIRMAN Revised 01/14/02 S:IPlaIUlingISHAREDlWPIPROJECTSIThe HarborslNWSP 02-01211st Review connnents FAX COVER.doc ; I ~~~ANSMISSION VERIFICATION REPORT I T TIME 06/28/2002 10:28 NAME BOYNTON BEACH P & Z FAX 5613756259 TEL 5613756260 DATE, TIME FAX NO./NAME DURATION PAGE(S) RESULT MODE OS/28 10:18 94785012 00:10:09 17 OK ST At~DARD ECM . -< THE HARBORS NWSP 02-012 1 st Review Planning June 24, 2002 A traffic impact statement is reqUIred pnor to the TechnIcal Review Committee meetmg Are the proposed mail kiosk locatIOns convenient for the residents? Where is the temporary parlang for the mail carner and resIdents? Parallel parlang spaces are required to be dImensioned nine (9) feet by 25 feet. The sIte plan tabular data must include the followmg mformation: Total building area, lot coverage (include the tila bar), building heIght, and correct parking. In addItion, express each element (if apphcable) in terms of square feet, acres, and percentages. Provide a detail of the proposed wall sIgn, includmg the total signage area and matenals / colors whIch accurately show the appearance in order to confirm archItectural compatibihty with the buildmg. The site plan must show the locatIOn of fire hydrants. The sIte plan must mclude traffic control markings and location of signage. ProvIde a typIcal drawmg that includes the heIght and color / material of all proposed freestanding outdoor lightmg poles. The design, style, and Illumination level shall be compatible wIth the bUIldmg desIgn (height) and shall consIder safety, function, and aesthetic value (Chapter 9, Section 1O.F.l ) The floor plans must mdIcate the first, second, and thIrd floor labels. On the landscape plan, label vegetatIOn to be preserved. On the landscape plan labeled "LP 1 of 6", the note "proposed wall" label located at the southwest comer of the plan does not point to the wall. On the landscape plan labeled "LP 6 of 6", the plant schedule indicates that 31 CO are provIded but when counted, it adds up to 41 CO Correct the plant schedule so that it matches the graphic representatIOn. On the landscape plan labeled "LP 6 of 6", the plant schedule mdicates that 60 QV are provided but when counted, It adds up to only 58 QV Correct the plant schedule so that It matches the graphIc representation. On the landscape plan labeled "LP 6 of 6", the plant schedule indIcates that 48 PE are provIded but when counted, it adds up to only 46 PE. Correct the plant schedule so that it matches the graphIc representation. On the landscape plan labeled "LP 6 of 6", the plant schedule indIcates that 140 IL V are provided but when counted, it adds up to only 126 IL V Correct the plant schedule so that It matches the graphic representatIOn. On the landscape plan labeled "LP 6 of 6", the plant schedule mdicates that 124 WAX are provIded but when counted, it adds up to 132 WAX. Correct the plant schedule so that It matches the graphic representatIOn. On the landscape plan labeled "LP 6 of 6", the plant schedule indicates that 14 STN are provided but when counted, It adds up to only 12 STN Correct the plant schedule so that It matches the graphic representation. On the landscape plan labeled "LP 6 of 6", ensure that the plant schedule indicates the correct IdentificatIOn of each plant specIes For example "WB" should be "WR", (on LP 4 of 6, "VIA should be VOA") What IS "STR"? Place a note on the landscape plan indIcatmg that mulch other than Cypress shall be used and mamtamed for landscape purposes (Chapter 7.5, Article II, Section 5 e.8.). Fifty percent (50%) of sIte landscape materials must be native specIes. IndIcate the native matenal on the landscape plan labeled "LP 6 of 6" (Chapter 7.5, Article 2, Section 5.N). Landscapmg at project entrances shall contain a mmimum of two (2) colorful shrub specIes on both sides of the entrance and a signature tree (Chapter 7.5, ArtIcle II, Section 5.N) A signature tree IS a tree WIth blossoms or natural color other than green mtended to beautify project entrances and contribute to the CIty'S image wIth this element of aesthetic conforrmty Signatures trees mclude Yellow Elder, Tibouchma Granulosa, and Bougainvillea. Note that signature trees do not contribute toward the total number of reqUired pen meter trees. SIgnature trees must have 6 feet of clear trunk if placed within the safe-sight tnangle (Chapter 7 5, ArtIcle 2, Section 5.N ). The elevations must show all four (4) SIdes of the building. ProvIde a scale for the elevatIOns On the elevations, mdIcate the correct heIghts of each buildmg element. On the elevations and floor plan, the model labels "1935" and "1535" do not correspond to the sIte plan model numbers. All plans must match. This discrepancy must be rectified. Include a color rendenng of all elevations pnor to the Techmcal Review COlllilllttee meetmg. Submit a color sample / swatch of all major exterior fimshes. The elevation drawmgs shall include the manufacturer's name and color code Since off-street parking for the development will be provided via two (2) car garages wIthm each umt, staff recommends that the garage area be increased to 18 feet m width by 20 feet in order to be comparable to two (2) standard off-street parking spaces. Place a note on the sIte plan that all above ground mechamcal equipment such as exterior utihty boxes, meters, transformers, and back-flow pre venters shall be visually screened (Chapter 9, SectIOn 10 CA.). On the elevatIOns, ensure that the front door entrances directly connect to the sIdewalks shown on the site plan. Staff recommends screening the AlC units wIth either landscapmg or a knee wall. ProvIde a dumpster enclosure detaIl. The dumpster enclosure shall resemble with respect to the color and materials, the deSIgn of the pnncipal bUIldmgs and shall be mtegrated with other site elements (Chapter 9, Section lO.E.3). On the SIte plan, place a note mdicating this requirement. G:\Site Plans\Major\lst Review\TheHarbors.doc 4) , l~~ ~~w./t'~~5 DesIgn RecommendatIOns for The Harbors . ProvIde better connectIOn between units front and back (besIdes the mtenor) . Entry way to sIte should have archItectural character (perhaps a focal pomt or interestmg entry pIece) · RedesIgn entryway, VIew from entryway IS that of the rear facades of units (15- 22). . ProvIde green space (area that could be used as an amenity by all owners) · Provide new locatIOn to dumpster (more accessible to all owners) · ProvIde pedestnan walkway, besides eXIstmg 4' sIdewalk (safety Issue) . ProvIde several connectIOns to proposed recreatIOnal area · RedesIgn recreatIonal area. PotentIal for makIng it very aesthetically pleasmg. · Redesign front common area of town homes (add fountams or other archItectural elements). · RedesIgn paved pathway form town homes common area (does not take you anywhere) . SIte has potential for a TND desIgn (wIth same number of town homes) · Redesign plan, configunng VIews of water for most town homes and access to adjacent park SIte · RedesIgn plan's connectIOn to Boynton Intracoastal Waterway Park (pedestnan paths). Both sites should consider the potential of connectmg both SItes. ~ kh I~~ Q~G r0 / /\Il \ L-} }?: 1:1' iJ DfJet (E0MJ 130 01?e wt ~ f f . DEPARTMENT OF PUBLIC WORKS ENGINEERING DIVISION MEMORANDUM NO. 02-128 TO: Michael W. Rumpf, Director of Planning and Zoning FROM: Laurinda Logan, P E., Civil Engineer DATE: June 20,2002 RE: Standard Review Comments New Site Plan - 1 st Review The Harbors File No. NWSP 02-012 The above referenced Site Plans, forwarded on June 5, 2002, were reviewed against the appropriate requirements outlined in the City of Boynton Beach Code of Ordinances (available on-line at www.ci.bovnton-beach.fl.us). Following are the comments with the appropriate Code and Land Development Regulations (LDR) referenced. PUBLIC WORKS - GENERAL Code Requirements 1. City Ordinance (CODE, Chapter 10) requires that arrangements be made with the Public Works Department for any waste disposal associated with this site plan. Prior to permit application contact the Public Works Department (561-742-6200) regarding the storage and handling of refuse. Only one dumpster enclosure has been provided for the entire development, over 750 ft. from the most easterly units. The Developer should place at least one additional dumpster in the eastern portion of the site. 2. The site dumpster enclosure is to be constructed in accordance with City Standard A-BB07. The dumpster will be supplied by Public Works (561-742-6200). 3. A minimum dumpster pad is required measuring 10ft x 10ft (inside dimension including gates). (LDR, Chapter 7.5, Article II, Section 5.J and Article III, Section 9.A.9.a) 4. Wall for the enclosure shall be CBS construction with a finish matching that of the adjacent building(s). (LDR, Chapter 9, Section 10 C 3) 5. The required gates for the dumpster shall contain long steel rods to drop into the pavement in order to secure the gates in the open and closed positions. Drilled holes (for concrete) or metal sleeves (for asphalt) shall be provided for the locking rods. Indicate this by note or graphically on your Typical Dumpster Detail. '. """ Dept of Public Works, Engineering Division Memo No. 02-128 RE: The Harbors, New Site Plan - 1st review, NWSP 02-012 June 20, 2002 Page 2 PUBLIC WORKS - TRAFFIC Code Requirements 1. In accordance with Chapter 6, Article III, Sections 11, 12 14, andA6, widen Las Palmas Park from Federal Highway (U.S. 1) approximately 240 feet ~ (to the intersection of the roadway centerline with the extension of the subject parcel property line. Roadway configuration will consist of 3 lanes, of width as determined by the engineer (one eastbound lane, one dedicated left turn lane, and one westbound through lane), Type "F" curb and gutter and two - four (4) foot wide sidewalk (one on each side of the roadway). 2. Reconfigure signalization at the intersection of Las Palmas Park and 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). 3. Detail signing and striping as necessary (Chapter 6, Article III, Section 16). 4. Coordinate permitting with the FDOT and Palm Beach County Traffic for roadway and signalization improvements. 5. The Developer shall realign/relocate Las Palmas Park to the south to align with Gateway Boulevard to the west. The Developer shall make all necessary intersection improvements and shall dedicate all required right-of-way for the work prescribed. 6. Place a "No Right Turn" sign and or other traffic control markings at the development exit to discourage vehicular traffic from going through the residential neighborhood to the north and east. ENGINEERING Code Requirements 1. Add a general note to the Site Plan that 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: paving, drainage, curbing, site lighting, landscaping and irrigation. Permits required from other permitting agencies such as Florida Department of Transportation (FDOT), South Florida Water Management District (SFWMD), Lake Worth Drainage District (LWDD), Florida Department of Environmental Protection (FDEP), Palm Beach County Health Department (PBCHD), Palm Beach County Engineering Department (PBCED), Palm Beach County Department of Environmental Resource Management (PBCDERM) and any others, shall be included with the permit request. 2. A Lighting Plan including photometrics, pole wind loading, and pole details in conformance 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 permitting. The lighting design shall provide a minimum average light level of one foot-candle. On the Lighting Plan, specify '- Oept of Public Works, Engineering Division Memo No. 02-128 RE: The Harbors, New Site Plan _1st review, NWSP 02-012 June 20, 2002 Page 3 that the light poles shall withstand a 110M PH wind load (LOR, Chapter 23, Article II, Section A.1.a.) Add a note that the fixtures shall be operated by photo-electrical control and to remain on until 2:00 a.m. (LOR, Chapter 23, Article II, Section A.1.a.) Artificial lighting used to illuminate any property shall be directed away from all residential districts. If possible please provide this information as part of your TRC plan submittals - it is much easier to identify and correct any deficiencies now than while you are waiting on a permit! 3. Provide sufficient handicap parking within the development in accordance with the LOR, Florida Building Code and amendments, and Florida Accessibility Code. Indicate guest and handicap parking on the site plan. 4. Minimum parking stall length for parallel parking is 25 ft. (City Standard Drawing B-90013) 5. Provide Landscape plan at the same scale as the Site and Engineering plans (LOR, Chapter 4, Section 7.C.1). 6. Provide a notation on method of irrigation (LOR, Chapter 4, Section 7 .C.1). All landscaped areas shall be provided with an automatic irrigation water supply system (LOR, Chapter 7.5, Article II, Section 5.A). 7. Provide an engineer's certification on the Drainage Plan as specified in LOR, Chapter 4, Section 7.F.2. 8. Indicate, by note, that all catch basin and manhole covers shall be bicycle proof (LOR, Chapter 6, Article IV, Section 5.A.2.f). 9. Sidewalks shall generally parallel the roadway and shall be four (4) inches thick. Accordingly adjust sidewalk location along Las Palmas Park. Sidewalks shall be continuous through all driveways and shall be six (6) inches thick within driveways (LOR, Chapter 23, Article II, Section P). A six (6) inch thick concrete sidewalk will need to be specified through the entrance driveway. 10.A "Hold-Harmless" agreement will be required for the paver brick driveway/roadway at the entrance (within the public right-of-way) The developer will also have to make a written request for approval to use paver bricks in lieu of asphalt or concrete as specified in the LOR. 11. Add a note to the Landscape Plan that within the sight triangles there shall be an unobstructed cross-visibility at a level between 2.5' and 6' above the pavement (LOR, Chapter 7 5, Article II, Section 5.H.). 12. On the Site and Civil plans, show and identify all necessary traffic control devices such as stop bars, stop signs, double yellow lane separators striping, directional arrows and "Do Not Enter" signage, etc. ~.,.. Dept of Public Works, Engineering Division Memo No. 02-128 RE: The Harbors, New Site Plan - 1st review, NWSP 02-012 June 20, 2002 Page 4 13.A plat shall be submitted with construction drawings for fee simple housing. 14.A copy of the proposed POA documents shall be submitted for review and approval concurrent with the plat process. 15. Provide verification that the improvements within the submerged land lease shall be transferable to the new owner. Recommendations/Corrections 1. Indicate to what standard the project is to be constructed; if the FOOT Standard Specifications for Road & Bridge Construction and Standard Index are to be used - the 2000 Specifications are recommended since they contain both English and Metric units. 2. Provide written and graphic scales on all sheets. 3. The plans indicate that the ficus hedges along the north and south property lines are on "The Harbors" property, while the survey (and visual observation) indicate the hedges to be on the adjacent property. Please clarify. 4. The "Site Plan" (Sheet SP 1 of 1) indicates an eighteen (18) foot typical unit access driveway width while the "Preliminary Engineering Plan" (Sheet 1 of 1) depicts a 20-foot roadway in Section "B". Correct discrepancy. 5. The "Site Plan" (Sheet SP 1 of 1) indicates a "15' U.E. to be abandoned and relocated" while the "Preliminary Engineering Plan" (Sheet 1 of 1) shows the northern portion of this easement being used for existing utilities. Please correct notation on the "Site Plan" (Sheet SP 1 of 1 ). 6. Nearly half of the proposed units have only a four (4) foot apron between the access drive and garage. This is insufficient for vehicles to access their garage units. Demonstrate vehicle maneuverability for garage ingress and egress. 7. The "Site Plan" (Sheet SP 1 of 1) indicates five (5) spaces provided for the recreation area. According to the site layout a total of thirteen (13) spaces have been provided. Correct discrepancy (also see note regarding parking stall dimensions). 8. An Excavation & Fill permit will be required for this development. 9 It is not necessary to provide a detail for 900 parking since none are proposed on this project. 10.Along the south property line, six (6) feet is inadequate space for the proposed live oak at its mature size and to perform trimming and maintenance. ,; ~'" ',...> Dept of Public Works, Engineering Division Memo No. 02-128 RE: The Harbors, New Site Plan - 1st review, NWSP 02-012 June 20,2002 Page 5 UTILITIES Code Requirements 1. All utility easements shall be shown on the site plan and landscape drawings so that we may determine which trees may interfere with utilities. They are shown on the Preliminary Engineering Plan only 2. Palm Beach County Health Department permits will be required for the water and sewer systems serving this project (CODE Sec. 26-12). 3. Fire flow calculations will be required demonstrating the City Code requirement of 1,500 g.p.m. as stated in the LOR Chapter 6, Article IV, Section 16, or the requirement imposed by insurance underwriters, whichever is greater (see CODE Section 26-16(a)). In addition, the LOR Chapter 6, Article IV, Section 16 requires that all points on each building to be within 200 feet of an existing or proposed fire hydrant. Although the Preliminary Engineering Plan reflects three (3) new internal fire hydrants there appears to be insufficient coverage for Buildings #1 & #2. Add another fire hydrant somewhere between these two building and place along North Federal Highway 4. CODE Section 26-34(E) requires that a capacity reservation fee be paid for this project either upon the request for the Department's signature on the Health Department application forms or within 30 days of site plan approval, whichever occurs first. This fee will be determined based upon final meter size, or expected demand. 5. Comprehensive Plan Policy 3 C.3.4. requires the conservation of potable water. City water may not, therefore, be used for irrigation where other sources are readily available. Please indicate your irrigation source 6. This office will not require surety for installation of the water and sewer utilities, on conditions 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. LUck Cc: Jeff Livergood, P.E., Director, Public Works Pete Mazzella, Assistant to Director, Utilities H. David Kelley, Jr., P.E./ P.S.M., Utility Engineer, Engineering Glenda Hall, Maintenance Supervisor, Parks Larry Quinn, Solid Waste Manager, Public Works Ken Hall, Engineering Plans Analyst, Engineering (via e-mail) File C \My Documents\The Harbors - NWSP 1st Review.doc -----/ CITY OF BOYNTON BEACH, FLORIDA INTER-OFFICE MEMORANDUM TO: Michael W. Rumpf DATE: 6120/02 DIf. of Plannmg & Zoning SUBJECT. The Harbors FROM: Off. John Huntmgton REFERENCES. SIte Plan Police Department CPTED PractItIoner ENCLOSURES: FILE. NWSP 02-012 I have VIewed the above bUIldmg plans and have the followmg comments: No Comment TRC Memorandum Page lof2 / Coale, Sherie From: Hallahan, Kevin Sent: Tuesday, June 18, 2002 1.00 PM To: Coale, Sherie Cc: Galav, Lusia, Johnson, Eric Subject: 02-Plan doc Planning Memorandum: Forester / Environmentalist To: LusIa Galav, PnncIpal Planner From: Kevm J. Hallahan, Forester / EnvIronmentalIst Subject: The Harbors New SIte Plan, 1 st RevIew NWSP 02-012 Date' June 18,2002 Existing trees SURVEY SHEET #1 The applicant must IdentIfy and quantify the eXIsting trees on the site as shown on the survey sheet #1. LANDSCAPE SHEET #1-#6 The landscape sheets should mdIcate the eXIstmg trees that WIll be preserved, relocated or removed and replaced on each portIOn of the entIre sIte. These trees should be shown wIth an appropnate symbol on each of the landscape sheets. Any of the eXIsting hedge plants noted on the sheets that are not acceptable dunng the landscape mspectIOns must be replaced throughout the sIte. Landscape Plan . All trees noted on the plant lIst must be a mInImUm of 12' height and 3-inches in dIameter at tIme of plantmg. . The plan does not show the CIty "SIgnature trees" reqmred at the mgress / egress SItes. . The plan does not show the 7-foot WIde landscape buffer stnp along the adjacent publIc nght- of-way · Sheet LP6 OF 6 (shows sheets 1-3): The trees, palms and ground covers lIst meets the 50% natIve species reqmrement, the shrubs lIst does not meet thIS reqmrement. . Sheet LP4 OF 6: The shrubs, and accents list meets the 50% natIve specIes reqmrement, the palms lIst does not meet thIS requIrement. · Sheet LP5 OF 6: The palms, shrubs, accents, and ground covers lIst does not meet the 50% natIve speCIes reqmrement. 6/1812002 TRC Memorandum Page 2 of 2 Irrigation There IS no IrrigatIon system plan included or note on the landscape sheet. The project should contInue In the normal review process. Xc; Enc Johnson, Planner KJh file 6/1812002 /' PARKS DEPARTMENT MEMORANDUM #02-37 TO: THRU: Michael Rumpf, Director of Planning & Zoning John Wildner, Parks Director ()f) Barbara J. Meacham, Parks 8Il~ndscape Planner 13~ RE: The Harbors FROM: Date: June 14, 2002 1 The park impact fee for the 54 units would be $35,424. Since this development would be classified as most similar to a multi-family development, the City should charge the applicant an impact fee of $656 per dwelling unit. 2. Residential units are only 6'-0" from the southern property line According to the code, in multifamily developments, units should be a minimum of 20'-0" from the side of the property 3. The applicant needs to separate the residential development from the adjacent uses with five-foot high masonry wall, landscaped chainlink fences, or some other equivalent buffer that should also be at least five (5) feet in height. According to the City's survey, the ficus hedge shown as a buffer is on the adjacent property owner's property (the City's), and does not qualify. Furthermore, it appears that past the ficus hedge, the applicant is proposing a wall that it plans to build on City's property. This is not acceptable. 4. Live Oaks will not survive in the 6'-0" of space provided, and with buildings overhanging them. Suggest some other plant material in this space. 5. Submit detailed irrigation plans for right-of-way landscape and irrigation improvements during the construction document permitting stage, for review and approval by Parks Department and Public Works Department staff. Include on the plan location of any existing irrigation in the right-of- way ~/ DEPARTMENT OF DEVELOPMENT BUILDING DIVISION MEMORANDUM NO. 02-140 TO Michael W Rumpf Director of Planning and Zoning FROM. Timothy K. Large ~"0~ TRC Member/Building Divisiori-~~- DATE: June 14,2002 SUBJECT. Project - The Harbors File No. - NWSP 02-012 We have reviewed the subject plans and recommend that the request be forwarded for Board review with the understanding that all remaining comments will be shown in compliance on the working drawings submitted for permits Buildina Division (Site Specific and Permit Comments) - Timothv K. Larae (561) 742-6352 1 Add to the buildings that are depicted on the drawing titled site plan a labeled symbol that identifies the location of the handicap accessible entrance doors to each building Florida Accessibility Code for Building Construction, Section 4 1 2,43 2. On the floor plan drawings, add a labeled symbol that identifies the location of the handicap accessible entrance doors to each building The location of the doors shall match the location of the accessible entrance doors that are depicted on the site plan drawing Florida Accessibility Code for Building Construction, Section 4 1 2,43 3 Add a labeled symbol to the site plan drawing that identifies the location of the handicap accessible parking spaces The quantity of the spaces shall be consistent with the regulations specified in the Florida Accessibility Code for Building Construction The accessible parking spaces that serve a use shall be located on the shortest safely accessible route of travel from adjacent parking to an accessible entrance The Florida Accessibility Code for Building Construction states that buildings with multiple accessible entrances shall have accessible parking spaces dispersed and located closest to the accessible entrance Florida Accessibility Code for Building Construction, Section 4 1 2(5), 4 3, 4 6 and the Fair Housing Act. 4 Add a labeled symbol to the site plan drawing that represents and delineates the path of travel for the accessible route that is required between the accessible parking space(s) and the accessible entrance doors to each building The symbol, required to be installed along the path, shall start at the accessible parking spaces and terminate at the accessible entrance doors to each building The symbol shall represent the location of the path of travel, not the location of the detectable warning or other pavement markings The location of the accessible path shall not compel the user to travel in a drive/lane area that is located behind parked vehicles Identify on the plan the width of the accessible route (Note. The minimum width required by the code is forty-four (44) inches). Add text to the S/Development/Building Code Administrator/TRC/02/The Harbours Page 1 of 4 drawing that would indicate that the symbol represents the accessible route and the route is designed in compliance with Section 43 (Accessible Route) and 4.6 (Parking and Passenger Loading Zones) of the Florida Accessibility Code for Building Construction Please note that at time of permit review, the applicant shall provide detailed documentation on the plans that will verify that the accessible route is in compliance with the regulations specified in the Florida Accessibility Code for Building Construction This documentation shall include, but not be limited to, providing finish grade elevations along the path of travel 5 Identify within the site data the finish floor elevation (lowest floor elevation) that is proposed for the buildings Verify that the proposed elevation is in compliance with regulations of the code by adding specifications to the site data that address the following issues [Section 3107 1 2, Chapter 31 of the 2001 Florida Building Code] a) The design professional-of-record for the project shall add the following text to the site data "The proposed finish floor elevation _ _ NGVD is above the highest 100- year base flood elevation applicable to the building site, as determined by the South Florida Water Management District's surface water management construction development regulations" b) From the FIRM map, identify in the site data the title of the flood zone that the building is located within Where applicable, specify the base flood elevation If there is no base flood elevation, indicate that on the plans c) Identify the floor elevation that the design professional has established for the building within the footprint of the building that is shown on the drawings titled site plan, floor plan and paving/ drainage (civil plans) 6 As required by Chapter 4, section 7 of the Land Development Regulations, submit a floor plan drawing The building plans are not being reviewed for compliance with the applicable building codes Therefore, add the words "Floor plan layout is conceptual" below the drawing titled Floor Plan However, add to the floor plan drawing a labeled symbol that identifies the location of the handicap accessible entrance doors to each building The location of the doors shall match the location of the accessible entrance doors that are depicted on the site plan drawing 7 As required by Chapter 4, section 7 of the Land Development Regulations, submit elevation view drawings of the buildings Dimension on the drawing the overall height of the buildings The overall height of a building shall be measured from finish grade to the highest point of the roof or parapet wall The overall height of the buildings shall not exceed the height limitations of the Zoning Code 8 Add to the site plan drawing all existing easements that are shown on the survey Also, add all proposed easements The location, type and size of the easements shall be shown and identified on the site plan Where applicable, amend the plans so that structures do not encroach into an easement. 9 Place a note on the elevation view drawings indicating that the wall openings and wall construction comply with Table 600 of the 2001 Florida Building Code 10 On the site plan, indicate within the footprint of the buildings the number of stories that are in the building Also, add to the site data the number of stories in each building. Indicate the overall height of the buildings within the site data The overall height of the buildings shall not exceed the height limitations of the Zoning Code. 11. On all floor plan drawings, indicate within the footprint of the building the number of stories that are in the building S/Development/Building Code Administrator/TRC/02/The Harbours Page 2 of 4 12. At time of permit review, submit signed and sealed working drawings of the proposed construction 13 At time of permit review, submit a copy of the recorded resolution that verifies the abandonment of the allev. riaht-or-wav or easement. 14 Add to the submittal a partial elevation view drawing of the proposed perimeter wall Identify the type of the wall material and the type of material that supports the wall, including the typical distance between supports Also, provide a typical section view drawing 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 Zoning Code 15 Add to the buildings that are depicted on the site plan drawing a labeled symbol that identifies the location of the proposed handicap accessible units Add to the drawing the calculations that were used to identify the minimum number of required units Also, state the code section that is applicable to the computations Show and label the same units on the applicable floor plan drawings Compliance with regulations specified in the Fair Housing Act is required (Fair Housing Act Design and Construction Requirements, 24 CFR 100205) 16 Add to the buildings that are depicted on the site plan drawing a labeled symbol that identifies the location of the handicap accessible entrance doors to each of the required handicap accessible units Show and label the same handicap accessible entrance doors on the appropriate floor plan drawing Compliance with regulations specified in the Fair Housing Act is required 17 Add to the drawing the calculations that were used to identify the minimum number of required handicap accessible parking spaces Also, state the code section that is applicable to the computations 18 Add a labeled symbol to the site plan drawing that represents and delineates the path of travel for the accessible route that is required between the accessible parking spaces and the accessible entrance doors to the buildings The symbol shall start at the accessible parking spaces and terminate at the accessible entrance door to the buildings The symbol shall represent the location of the path of travel, not the location of the detectable warning or other pavement markings required to be installed along the path. The location of the accessible path shall not compel the user to travel in a drive/lane area that is located behind parked vehicles Identify on the plan the width of the accessible route (Note The minimum width required by the Code is 44 inches) Add text that would indicate that the symbol represents the accessible route and the route is designed in compliance with regulations specified in the Fair Housing Act. Please note that at time of permit review, the applicant shall provide detailed documentation on the plans that will verify that the accessible route is in compliance with the regulations specified in the Florida Accessibility Code for Building Construction This documentation shall include, but not be limited to, providing finish grade elevations along the path of travel 19 Add a labeled symbol to the site plan drawing that represents and delineates the path of travel for the accessible route that is required between the accessible units and the recreational amenities that are provided for the project and other common area elements located at the site The symbol shall represent the location of the path of travel, not the location of the detectable warning or other pavement markings required to be installed along the path The location of the accessible path shall not compel the user to travel in a S/Development/Building Code Administrator/TRC/02/The Harbours Page 3 of 4 drive/lane area that is located behind parked vehicles Identify on the plan the width of the accessible route (Note The minimum width required by the Code is 44 inches) Add text that would indicate that the symbol represents the accessible route and the route is designed in compliance with regulations specified in the Fair Housing Act. Please note that at time of permit review, the applicant shall provide detailed documentation on the plans that will verify that the accessible route is in compliance with the regulations specified in the Florida Accessibility Code for Building Construction. This documentation shall include, but not be limited to, providing finish grade elevations along the path of travel 20 Add to the floor plan drawings of the individual units a breakdown of the area within the unit. The area breakdowns for each unit shall specify the total area of the unit, area of the balcony, total area that is air-conditioned and, where applicable, total area of storage and garage space If the garage and storage areas are not part of a specific unit, the area shall be included and identified within the area of the building Indicate how many of each type of unit will be on each floor and within the building 21 Add to the site data the total area under roof of each residential building Provide tabular area data for each building The data shall include a breakdown of area for each floor of each building The breakdown shall include the following areas and each area shall be labeled on the applicable floor plan drawing. a) Common area covered walkways, b) Covered stairways, c) Common area balconies, d) Entrance area outside of a unit; e) Storage areas (not part of a unit), f) Garages (not part of a unit), g) Elevator room, h) Electrical room, i) Mechanical room, j) Trash room, k) Mailbox pickup and delivery area, and I) Any other area under roof [Chapter 4 - Site Plan Review, Section 7 E 2 And 3] 22 At time of permit review, submit for review an addressing plan for the project. 23 Add to all plan view drawings of the site a labeled symbol that represents the location and perimeter of the limits of construction proposed with the subject request. bf S/Development/Building Code Administrator/TRC/02/The Harbours Page 4 of 4 ti ~/ CITY OF BOYNTON BEACH Fire and Life Safety Division 100 East Boynton Beach Blvd POBox 310 Boynton Beach, Florida 33425-0310 SITE PLAN REVIEW COMMENTS For review of: NWSP 02-012 1st review-fire Project Name or Address: The Harbor 2300 N. Federal Hwy Reviewed by: Rodger Kerllf1er. Fire Plans Examiner/Fire I nsoector ('~ Fire and Life Safety Department: Phone: (561) 742-6753 Comments to: Sherie Coale by email on 06/13/02 CODE REQUIREMENTS Design documents where underground water mains and hydrants are to be provided, must demonstrate that they will be installed, completed, and in service prior to construction work per the Florida Fire Prevention Code, (2000) Section 29-2.3.2 Pursuant to City Ordinance 9-3F, the Fire Marshal has developed an Administrative Order dated May 9, 2001 that provides the minimum performance for all security gates and emergency access (Copy attached) Emergency access shall be provided at the start of a project and be maintained throughout construction per the Florida Fire Prevention Code, Section 3-5, and NFPA 241, (1996) Safeguarding Construction, Alteration, and Demolition Operations, Section 5-4.3. cc: S. Gale, Fire Marshal B Borden, Deputy Fire Marshal .' The City of Boynton Beach Boynton Beach FIre Rescue Fire & Life Snfel!} DlUlSlOtt 100 g BO!}llloll Bench BOII/culml l' 0 Box 310 BO!}1I1011 Bench, Florlcla 33-125-03/0 PI lOll e. (561) 7'/2-6GOO FAX (561) 36'1-7382 May 9, 2001 RE Security Gates and Emergency Access To Whom It May Concern Boynton Beach Fire Rescue continues to maintain the positIon that security gates are potentially detrimental to fire and rescue operations The proliferation of security gated communities has resulted in many problems for responding emergency apparatus trYing to gain entry The minimum performance for all security gates shall be as follows All security/entrance gates must have an electronic key number pad 2 The keypad will allow entrance by the simple act of pushing four (4) or five (5) buttons 3 All gates must have a security entry code approved in advance by the Fire Marshal 4 Gates may be operable by telephone from our dispatch office A phone call from our dispatchers will open the gate and a second call will be required to close the gate 5 In case of power failure, the gate shall open automatically and remain open 6 An exception will be where a 24-hour security guard is stationed at the gate 7 ^ '-__I . '''''DEPARTMENT OF DEVELOPMENT MEMORANDUM NO. PZ 02-116 TO FROM. TRC MEMBERS Rodger Kemmer, Fire Plan Rev;ew Analyst Kevin Hallahan, Forester/Environmentalist John Huntington, Police Department H. David Kelley Jr , Utilities Department Timothy K. Large, Building Division Ken Hall, (Engineering) Public Works-General Jeffrey Livergood, Public Works Director- Traffic John Wildner, Parks Division Laurinda Logan, Engineering Department Lusia Galav, Planning Department Michael W. Rum ,Al-t- Director of Plann(5t1nd Zoning DATE June 7,2002 RE SITE PLAN REVIEW PROCEDURES 1 ST Review - New Site Plan Project - The Harbors Location - 2300 N Federal Highway Agent Brad Currie, Land Design South File No NWSP 02-012 Find attached for your review the plans and exhibits for the above-referenced project. Please review the plans and exhibits and transmit formal written comments. Comments should be made available via e-mail to Sherie Coale and I no later than 5:00 P.M. on June 21. 2002. When preparing your comments, please separate them into two categories; code deficiencies with code sections referenced and recommendations that you believe will enhance the project. Adhering to the following review guidelines will promote a comprehensive review and enable the applicant to efficiently obtain Technical Review Committee approval 1 Use the review standards specified in Part IV, Land Development Regulations, Site Plan Review and the applicable code sections of the Code of Ordinances to review and formulate comments 2. The documents submitted for the project were determined to be substantially complete with the exception of traffic data, however, if the data provided to meet the submittal requirements is insufficient to properly evaluate and process the project based on the review standards or the documents show code deficiencies, additional data and/or corrections should be requested by the reviewer by contacting Lusia Galav, or myself 3 Each comment shall reference the section of the code that is incorrectly depicted on the documents. 4 Technical Review Committee member(s) shall identify in their comments when the plans depict or when the location and installation of their departmental required improvements may conflict with other departmental impro\ements r Page 2 5 When a TRC Member finds a code deficiency that is outside of his/her review responsibility, the comment and the specific code section may be included in their review comments with the name of the appropriate TRC Member that is responsible for the review specified. 6 If a TRC member finds the plans acceptable, he/she shall forward a memorandum, within the time frame stated above, to me The memorandum shall state that the plans are approved and that they do not have any comments on the plans submitted for review and that they recommend the project be forwarded through the approval process All comments shall be typed, addressed and transmitted or e-mailed to Sherie Coale and I for distribution to the applicant. Please include the name and phone number of the reviewer on this memorandum or e- mail Lusia Galav will be the Planning and Zoning staff member coordinating the review of the project. First review comments will be transmitted to the applicant along with a list of Technical Review Committee (TRC) members. MWRlg Attachment XC Steve Gale, Fire Marshal Bob Borden, Deputy Fire Marshal Marshall Gage, Police Department John Guidry, Utilities Director To Be Determined, Director of Engineering Don Johnson, Building Division Central File S:IPlanningISHAREDlWPIPROJECTSIThe HarborslTRC Memo for 1st Plans Review ,doc RevIsed 1/14/02