REVIEW COMMENTS
8.D.I
LARGO POINTE (NWSP 03-005)
NEW SITE PLAN
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 03-115
STAFF REPORT
TO:
Chairman and Members
Planning and Development Board and City Commission
FROM:
Michael Rumpf
Planning and Zoning Director
Eric Lee Johnson, AICP C&
Planner
May 13, 2003
THRU:
DATE:
PROJECT NAME/NO:
Largo Pointe / NWSP 03-005
REQUEST:
New Site Plan
PROJECT DESCRIPTION
Property Owner:
Phegley Corporation
Applicant:
Phegley Corporation
Agent:
James R. Williams - Quincy Johnson Associates
Architects, Inc.
Location:
North side of Southwest 19th Avenue, east of Congress
Avenue (see Exhibit "A" - Location Map)
Existing Land Use/Zoning:
High Density Residential (HDR) / Multi-family Residential
(R-3)
Proposed Land Use/Zoning:
No change proposed
Proposed Use:
Request site plan approval for 20 fee-simple townhouse
units
Acreage:
1.97 acres (85,747 square feet)
Adjacent Uses:
North:
Developed commercial property, zoned Community Commercial (C-3);
South:
Developed residential property, zoned Single-family Residential (R-1M);
East:
Developed residential property, zoned Single-family Residential (R-1M); and
Staff Report - Largo Pointe (NWSP 03-005)
Memorandum No PZ 03-115
Page 2
West: Developed residential property, zoned Multi-family Residential (R-3).
Project size:
Dwelling Units:
20 Three-bedroom townhouse units
Site Characteristic: According to the survey, the subject site is currently vacant and contains two (2)
Ficus trees, a lift station, a 25-foot wide Road & Utility Easement, two (2) 3D-foot
wide Road & Utility Easements, a sanitary manhole cover, catch basin, and a fire
hydrant.
BACKGROUND
Proposal:
James R. Williams, agent for Phegley Corporation has assembled the remaining
adjacent undeveloped lots in this location in order to construct 20 fee-simple
townhouse units. The project would consist of three (3) separate buildings, all two
(2) stories in height. Two (2) of the buildings would contain six (6) units and the
largest would contain eight (8) units (see Exhibit "B" - Site Plan). As previously
mentioned, the property is zoned Multi-family Residential (R-3) with an underlying
Land Use of High Density Residential (HDR). Townhomes are permitted uses
within the R-3 zoning district. The High Density Residential Land Use allows a
residential density of up to 10.8 dwelling units per acre. This project proposes a
residential density of 10.15 dwelling units per acre, which complies with the
limitations of the Land Use category. The project would be built in one (1) phase.
Previous site plan approvals were granted for the subject property, all for Adult
Congregate Living Facilities type of projects. Although numerous time extensions
were granted for two separate applicants, the most recent approval (Palm Walk
A.eL.F.) expired in October of 2000. Well before these approvals, the property
was platted and intended to be developed as a subsequent phase of Christian
Villas.
ANALYSIS
Concurrency:
Traffic: A traffic statement was sent to the Palm Beach County Traffic Division for
concurrency review in order to ensure an adequate level of service. The Traffic
Division reviewed the project proposal and commented that, "although the project
generates less than 200 daily trips, it's impact on the first directly accessed links,
which are part of the County Major Thoroughfare Network, must be evaluated.
The build-out date must be provided". The applicant's traffic engineer is in the
process of working toward achieving a study that would be acceptable to the
Traffic Division. Therefore, no building permits can be issued until the Palm Beach
Country Traffic Division approves the project for traffic concurrency (see Exhibit "C"
- Conditions of Approval).
Drainage: Conceptual drainage information was provided for the City's review. The
Engineering Division has found the conceptual information to be adequate and is
recommending that the review of specific drainage solutions be deferred until time
Staff Report - Largo Pointe (NWSP 03-005)
Memorandum No PZ 03-115
Page 3
of permit review. All South Florida Water Management District permits and other
drainage related permits must be submitted at time of building permit (see Exhibit
"C" - Conditions of Approval).
School: The project has not yet met the school concurrency requirements of Palm Beach
County. A Concurrency Determination will be required from the School District of
Palm Beach County prior to the issuance of a building permit (see Exhibit "C" -
Conditions of Approval). Staff understands that the applicant has approached the
District and is waiting for the Determination (government delay).
Driveways: The plans show that two (2) points of ingress / egress are proposed along
Southwest 19th Avenue. Both of these entrances / exits would be 24 feet in width
and allow for right-left turn egress onto Southwest 19th Avenue. The width of the
proposed driveway internal to the development would range from 24 feet to 30 feet
and this driveway would serve as the "back up" area from each unit's driveway /
garage.
Parking Facility: Two and three bedroom apartment units require two (2) parking spaces each. The
project proposes 20 residential units (three bedrooms) and therefore, would require
40 parking spaces. Each townhouse unit would have a one (i)-car garage.
According to the floor plan (sheet A-2.0), the garage would be dimensioned 10 feet
in width by 20 feet in depth, large enough to accommodate a large size vehicle.
The driveways in front of each unit would also accommodate one (1) parked car.
These provisions equal the required parking. The site plan (sheet A-1.0) shows the
driveways would be 10 feet in width by 18 feet in depth. In addition, the plan
would provide four (4) parallel guest parking spaces. One (1) of the four spaces
would be for handicap use. This space is proposed as close to the pool/recreation
area as possible.
Landscaping: The proposed pervious area would total 1.03 acres or 52% of the site. The
landscape plan tabular data (sheet L-2) indicates that 76 new trees will be
installed. These trees, of which most are native, will consist of the following
species: Alexander palm, Areca palm, Satin Leaf, Anderson Crepe Hibiscus, Live
Oak, Mahogany, Gold Trumpet, and booted Sabal palm trees. The shrub / hedge
material will consist of Silver Buttonwood, Redtip Cocoplum, Wax Jasmine, Indian
Hawthorne, and Awabuki. Half of all plant material is required to be native species,
therefore, the quantities of the plants may be modified to achieve the 50% native
requirement (see Exhibit "C" - Conditions of Approval). The landscape plan (sheet
L-1) shows that Live Oak trees are proposed at the rear of the buildings along the
perimeter of the property. The front landscape buffer (along Southwest 19th
Avenue) would have Live Oak trees, Viburnum shrubs, and Indian Hawthorne.
Signature trees are required at the project entrances (see Exhibit "C" - Conditions
of Approval). Redtip Cocoplum hedges would screen all the air conditioner units
(proposed at the rear of each unit). Landscaping proposed in front of each unit
would consist of a cluster of Alexander palms, Liriope, and Dwarf Crown of Thorns.
This landscaped island would effectively break up the building expanse.
Staff Report - Largo Pointe (NWSP 03-005)
Memorandum No PZ 03-115
Page 4
Building and Site: Building and site design as proposed would generally meet code requirements
when staff comments are incorporated into the permit drawings. The buildings
have been designed as two (2)-story structures. The maximum height allowed in
the R-3 zoning district is 45 feet. These buildings would comply with the district
maximum because building height is measured at the mean height of the hipped
roof, not the peak of the roof. No dimensions for the mean height were shown on
the elevations. However, the peak of the hipped roof is proposed at 28 feet - eight
(8) inches, well below the district maximum. The proposed buildings would comply
with the building setbacks required by the R-3 zoning district. The site plan shows
that each fee-simple lot would have a provision for a back porch, back yard,
fencing, and a screened-roof enclosure. Future owners would have the option of
erecting a six (6) foot high white aluminum fence in between and around their rear
yard. Hold-harmless agreements would be required and incorporated into the
Homeowner Association documents (see Exhibit "C" - Conditions of Approval). To
maintain consistency, all homeowners that elect to have screen-roof enclosures
would be required to use the same type of framing material (white aluminum
metal). Unlike screen enclosures, solid-roof enclosures would have to meet the
district's building setback requirements. Therefore, no solid-roofed enclosures are
proposed because they would encroach into the required building setbacks.
Concrete patios are proposed at the rear of each unit. On the site plan, a dashed
line, which extends beyond the limits of the current concrete patios, represents the
anticipated total build-out of each patio should the homeowner elect to erect a
screen-roof enclosure. In fact, a portion of the site's total impervious area of 48%
was calculated to account for the eventual expansion of individual patios to the
maximum limits of the development plan. Any future increase to the buildable area
or change in the type of material used for the enclosure beyond what is proposed
now would constitute a major site plan modification, subject to Planning &
Development Board and City Commission approval. The common areas will include
most of the buffer areas and the recreation area.
Design: Recently, the City has reviewed and approved many different townhouse and
apartment projects over the past two years (i.e. The Harbors, Villas at Quantum
Lakes, Arbolata, Jefferson at Boynton Beach, Kensington Place). Associated with
this type of residential development are a wide variety of possible building designs
(i.e. contemporary, traditional, Spanish-Mediterranean, etc.). This project would
be considered as more of a "traditional" architectural style, similar to the Arbolata
and Kensington Place projects that were recently approved by the City Commission.
The proposed roofing material for this project would be made of concrete split
shake tiles with a weathered ash finish made by "Monier". The building colors
would be a variation of yellows (see Exhibit"B" - Elevations). Front porches would
be incorporated into the design of the interior units of each building. All units
would have black decorative shutters and black wall mounted lighting fixtures. All
outdoor freestanding lighting fixtures would be seven (7) feet - eight (8) inches tall
and painted black as well. All windows shown on each elevation would be
accented with smooth cementitious finish, outlined by score lines painted "acadia
white". All garage doors would be "acadia white" as well.
Staff Report - Largo Pointe (NWSP 03-005)
Memorandum No PZ 03-115
Page 5
Signage:
The project proposes two (2) project development signs (see Exhibit "B" - Site
Plan". The detail of the project sign indicates that the sign dimensions will meet
the maximum sign area allowed by the Sign Code - Chapter 21 of the Land
Development Regulations. These development signs are proposed on the walls
located at the easternmost entrance. Decorative foam trim work would frame each
"Largo Pointe" sign. The letter colors were not indicated on the detail.
RECOMMENDATION:
The Technical Review Committee (TRC) has reviewed this request for new site plan approval. Staff
recommends approval, contingent upon all comments indicated in Exhibit "C" - Conditions of Approval.
Any additional conditions recommended by the Board or City Commission shall be documented accordingly
in the Conditions of Approval.
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()UINCY
.loftNSON
ARCHITECTS
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May 6, 2003
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Eric Johnson
Princi pal Planner
City of Boynton Beach
Planning and Zoning Division
100 E. Boynton Beach Blvd
P.O. Box 310
Boynton Beach, Florida 33425-0310
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Re: 1st Review Comments for Largo Pointe
(~(T,ll R.I'lIl'.\ll\, III.
Dear Eric:
Please find below our response to your first review comments for the above
project:
1. vVe will contact the Public Works Department prior to permit applIcation
regarding the storage and handling of refuse.
2. We are working on the notice of traffic concurrency with our traffic
engineer and the Palm Beach County Traffic Engineering Dept. (Mr.
Massoud Atefi).
3. Traffic Control markings and signage have been added to the site plan
and civil plan.
4. One handicap parking space has been added, using the space closest to
the pool.
5. All other parking spaces measure 9 feet by 25 feet.
6. A meeting was held on April 21, 2003 with H. David Kelley, Jr., Kevin
Hallahan (City of Boynton Beach), Charles A. Love (LACC) and James R.
Williams (Quincy Johnson Architects) to discuss these items. As a result
of that meeting the oak trees on the east side of the project were relocated
five feet to the east to be out of the utility easement, the trees on the south
side along S. W. 19th Ave were deemed to be OK as shown and a 12 feet
wide paved driveway is to be added to the east of the lift station with a
break in the hedge for access.
7. Palm Beach County Health Department permits will be applied for after
City's approval.
8. Flow tests have been ordered and the water main loop has been shown
relocated and reconnected.
9. Water meters have been relocated per discussion with the City Engineer,
Mr. David Kelley, P.E. on April 29, 2003.
. (( ),\\,\\11((1\1 . IZI \11 \1 '.J i III . IZi 1 III .11\ \\1'11 '\111,
949 Clint Moore Road Boca Raton, Florida 33487 Ph(561 )9979997 Fax (561)9971610 #AAC002193 www.quincyjohnson.com #IB-OOOI142
10. The capacity reservation fee will be paid.
11. The potable water supply will not be utilized for irrigation.
12. Easements are now shown and dimensioned.
13. Water and sewer utilities will be given given to the City Utilities
Department before the first permanent meter is set.
14. Acknowledged, building permit will not be issued until plans for water
and sewer improvements are approved.
15. No existing utilities are to be impacted other than what is shown on the
plans. This item was agreed with City Engineer Mr. David Kelley, r.E. on
April 29, 2003.
16. Service to the pool has been added.
17. The statement, all other utilities are available and will be provided by the
appropriate agencies, has been added to sheet C-1 as note 16.
18. There are two fire hydrants to serve the project. One is on the site (to be
relocated) and one is existing on S.W. 19th Ave. There are no buildings
outside the 200' limits from a fire hydrant.
19. OK, see note 12 on sheet C-1.
20. OK, see note 11 on sheet C-1
21. All comments requiring changes and/ or corrections to the plans will be
shown on the appropriate sheets.
22. Written and graphic scales have been added to all drawings.
23. Location map has been added to cover sheet.
24. At the April 21, 2003 meeting with David Kelley and Kevin Hallahan, it
was agreed that the scale of the landscape plan was OK.
25. OK, see note 17 on sheet C-1.
26. Zoning and land use designations are shown on the site plan in the Land
Use Table.
27. Utility easements have been shown on the site plan and the landscape
plan.
28. Light fixtures have been shown on the landscape plan. It was agreed in
discussions with David Kelley, Kevin Hallahan and Eric Johnson that this
site will not be treated as a parking lot and that the proposed convenience
lighting as shown on 6 feet tall decorative poles will be acceptable. This
will not require photometrics or wind loading data for the fixtures and
poles.
29. Canopy trees will not be shadowing the convenience lighting since the
lights will be lower than the trees.
30. Site triangles have been shown on the landscape plans. The entry wall
and trees have been relocated accordingly.
31. A note has been added to the landscape plan indicating ground cover
shall not be higher than 2.5 feet above the pavement. There are no trees in
the sight triangle.
32. It was agreed with David Kelley and Kevin Hallahan that 5 feet off the
property line is OK.
33. Landscaping has been revised to reflect the 12 feet driveway.
34. Screening of the lift station has been shown per the discussion with David
Kelley and Kevin Hallahan on April 21, 2003.
35. OK, radius for northeast interior road turn has been changed to 25 feet.
36. OK, Interior sidewalk dimensions have been changed to 48 inches.
37. OK, see note 18 on sheet C-1.
38. OK, see note 19 on sheet C-1.
39. OK, mean, low and high water elevations have been added to sheet C-1.
40. OK, elevations have been added and flow lines have been added.
41. OK, corrections have been made to the rim elevation as appropriate.
42. OK, note added to show the outfall (30") going to canal. The control
elevation of the site at 12.50 is controlled by the weir inside the control
structure. The control weir elevation is 12.50. The only discharge allowed
will be through the bleeder. See the drainage calculations.
43. The existing 24" drainage outfall to the canal serves the property
immediately to the west and will remain.
44. OK, pipe size has been changed to 15".
45. Full drainage plans will be provided prior to permitting. Current plans
are 95%.
46. OK, see detail on sheet C-5.
47. OK, typical detail has been changed accordingly.
48. OK, detail added on sheet C-2.
49. OK, detail added on sheet C-2
50. Discussion with Skip Milor on May 2, 2003 determined the 4' high
aluminum fences will be allowed if a hold harmless clause for their
removal is included in the deed restrictions for the project.
51. OK, we will respond to future comments.
52. OK, correction to spelling of gravity made.
53. OK, the owner and surveyor will schedule a meeting with the
Engineering Department to begin the plat process.
54. The site plan and master plan documents adhere to Chapter 9 of the Code
of ordinances of the City of Boynton Beach.
55. OK, see flow test by fire department.
56. OK, see note 13 on sheet C-1.
57. OK, see note 14 on sheet C-1.
58. OK, construction type of each building has been added.
59. OK, occupancy type of each building has been added.
60. OK, wind loads and calculations will be included with final permit set.
61. OK, see note 15 on sheet C-1.
62. OK, symbol for property line has been added to site plan.
63. OK, a note will be added to the elevations indicating that the wall
openings and wall construction will comply with Table 600 of the 2001
Florida Building Code.
64. OK, at the time of permit review, signed and sealed working drawings
will be submitted.
65. No detail required per our discussion with David Kelley. This wall is
existing and is located on the property north of our site.
66. OK, this has been noted on the site plan as the property line.
67. OK, the Parks and Recreation Facilities Impact Fee of $15,420.00 is
acknowledged.
68. The existing ficus trees have been indicated to be removed.
69. OK, all trees have been indicated to be 12 feet high and 3 inch caliper.
70. OK, no invasive plants have been used in this plan.
71. OK, the native percentage has been indicated on the schedule.
72. Agreed signature trees have been added to each of the two driveways.
73. OK, irrigation plan will be submitted at the time of permitting.
74. OK, replat will be done by Owner and surveyor.
75. OK, survey is signed and sealed and less than 6 months old.
76. OK, note has been added to the elevation sheet that colors are by
Benjamin Moore.
77. OK, the traffic evaluation is underway per discussions with Mr. Masoud
Atefi.
78. OK, the water area has been deleted from the table.
79. OK, site location plan has been added to the cover sheet.
80. OK, the screen enclosure detail has been added to sheet A-1.0.
81. The area of the future screened enclosure slabs has already been included
in the impervious area calculation.
82. OK, column height has been added.
83. OK, the easement arrow has been corrected.
84. OK, the color note has been added to the entry wall.
85. OK, see comment 1 and response.
86. OK, the entry wall has been moved out of the site triangle.
87. The proposed fence is between all units of all buildings and will be
limited to a 4 feet high white aluminum picket fence as shown on detail on
sheet A-1.0.
88. OK, door swing has been changed to swing into unit, not garage.
89. OK, this information has been added to the detail.
90. OK, quantities on sheet L-1 and L-2 correspond.
91. OK, a note has been, "Cypress mulch shall not be used".
92. OK, 12 Tabebuia Chrysotricha Gold Trumpet trees have been added per
agreement with Kevin Hallahan.
93. OK, have indicated the percentages of native material and separated the
plant list as requested.
"
94. OK, we have placed a note indicating that all above ground utilities shall
be screened.
95. OK, we have extended the Silver Buttonwoods for the entire perimeter of
the pool and have added 64 L.F. of Areca Palms to the west of the eight
unit building.
Thank you for your assistance in reviewing our site submittal.
Sincerely, ..
~~i;I~=
Quincy Johnson & Associates Architects, Inc.
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: James R. Williams - Quincy Johnson Architects
fax #: 561-997-1610
date: April 7, 2003
from: Lusia Galav, Principal Planner
re: 1 ST REVIEW COMMENTS FOR LARGO POINTE
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, May 6,2003.
1. Revise your plans incorporating all comments listed herein, including the addition of
notes on plans to confirm response to general statements/ comments, and bring 10 copies
to the TRC review meeting (full sets including all pages originally submitted);
2. Submit the additional information as requested within the attached comments; ( i.e. traffic
analysis, engineering certification, etc.)
3. Prepare a written response (7 copies) consisting of a list briefly summarizing how each
comment has been addressed on the revised plans or with the supplemental information
including location on the plans ( this promotes an expeditious 2nd review by staff and
your project representatives during the TRC meeting );and
4.
Submit reductions (8 Yz X 11) for the proposed site plans, elevations and landscaping 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 meeting, contact
Lusia Galav in this office by the Thursday prior to the scheduled meeting date. Projects
deviating from the original schedule are eligible for review at subsequent meetings, which are
held every Tuesday. To reschedule, contact Sherie Coale, by the Thursday prior to the Tuesday
TRC meeting that you desire to attend. The remainder of the review schedule will be adjusted
accordingly. 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 significant comments are addressed following TRC
(2nd review), the project is forwarded to the Planning and Development Board Meeting that falls
approximately 2 to 3 weeks following the TRC meeting. An "*,, by any comment identifies a
comment that must be addressed prior to moving forward to the Planning and Development
board.
Note: Items recognized by staff as typically outstanding at this point include a traffic report
and/or confirmation of the traffic concurrency approval from the Palm Beach County
drainage certification by a licensed engineer, signed "Rider to Site Plan Application"
form and colored elevations of the proposed project. This information is necessary for
the project to proceed. If you have submitted this information, please disregard this note.
DEPARTMENT REPRESENT A TIVE REPRESENTATIVES' PHONE FAX
DESIGNEE
Engineering Dave Kelley Laurinda Logan 742-6482 742-6485
Building Don Johnson Timothy Large 742-6352 742-6352
Fire Department Steve Gale Bob Borden 742-6602 364-7382
Rodger Kemmer 742-6753 742-6357
Police Department Marshall Gage John Huntington 737-6167 737-3136
Utilities Pete Mazzella H. David Kelley Jr. 742-6401 742-6485
Public Works-General Larry Quinn Laurinda Logan 742-6482 742-6485
Public W orks- Traffic Jeffrey Livergood Laurinda Logan 742-6482 742-6485
Parks & Recreation John Wildner 742-6227 742-6233
Forester/Environmentalist Kevin Hallahan Kevin Hallahan 742-6267 742-6259
Planning & Zoning Michael Rumpf, Lusia Galav 742-6262 742-6259
CHAIRMAN
Revised 01114/02
S:lPlanningISHAREDlWPIPROJECTSILargo Pointellst Review comments FAX COVER.doc
DEPARTMENT OF DEVELOPMENT
MEMORANDUM NO. PZ 03-068
TO:
TRC MEMBERS
Rodgcr I(el,ll"el, rire Protection ERgil,ccr
Kevin Hallahan, Forester/Environmentalist
Jot'lIl IlulllillytUll, Policc Department
--H:-Davtcl Kelley Jr., utilities Dep8rtm8nt
Tii'iTutllY K. Large, BUilding Division
-Ken flail, (engineering) t"'ublic.; Viol ks-Gel,er81
~ I 'vVildllt::I, ral1<3 Divisjen
baurinEl8 Logan, Engineering DopartmoFlt
bt:tsiG Galav, PlaFlFling Dopartment
FROM:
('\v-v:-
Michael W. Rumpf
Director of Planning and Zoning
DATE:
March 20, 2003
RE:
SITE PLAN REVIEW PROCEDURES
1 ST Review - New Site Plan
Project Largo Pointe
Location - 2400 SW 19th Avenue
Agent James R. Williams-Quincy Johnson Architects
File No. - NWSP 03-005
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 Thursdav. April 3. 2003. 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 improvements.
Pa-ge 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.
MWR:lg
Attachment
XC: Steve Gale, Fire Marshal
Bob Borden, Deputy Fire Marshal
Marshall Gage, Police Department
Pete Mazzella, Assistant Dir. Of Utilities
Jeffrey Livergood, Public Works Director
Don Johnson, Building Division
S:\Planning\SHARED\WP\PROJECTS\Largo Pointe\TRC Memo for 1 st Plans Review .doc
Revised 1/14/02
.,'
DEPARTMENT OF PUBLIC WORKS
ENGINEERING DIVISION
MEMORANDUM NO. 03-062
TO:
FROM:
Michael W. Rumpf, Director, Planning and Zoning
Laurinda Logan, P.E., Senior Engineer ~
"
April 3, 2003 ~, '\
Standard Review Comments _________)
New Site Plan - 1 st Review
Largo Pointe
File No. NWSP 03-005
DATE:
RE:
The above referenced Site Plans, forwarded on March 20, 2003, were reviewed by representatives from
Public Works, Engineering, Utilities against the requirements outlined in the City of Boynton Beach Code
of Ordinances. Following are our comments with the appropriate Code and Land Development
Regulations (LDR) referenced.
PUBLIC WORKS - GENERAL
1. Prior to permit application contact the Public Works Department (561-742-6200) regarding the
storage and handling of refuse.
PUBLIC WORKS - TRAFFIC
2. Provide a notice of concurrency (Traffic Performance Standards Review) from Palm Beach County
Traffic Engineering.
3. 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.
See City Standard Drawings B-98001 and 8-90013 for striping details.
4. Provide one handicap parking space, using the space closest to the pool area. Provide a curb cut
from the space to the sidewalk. Sign and stripe the handicap space appropriately.
5. Parallel parking spaces are required to be 9 ft. x 25 ft.. The two parallel spaces shown on the east
side of the development appear to be 9 ft. x 24 ft. by scaling. Please correct.
ENGINEERING
6. 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
Department of Public Works, Engineering Division Memo No. 03-062
Re: Largo Pointe, New Site Plan - 1 st Review
April 3, 2003
Page 2
permitting agencies such as Florida Department of Transportation (FOOT), 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.
7. All comments requiring changes and/or corrections to the plans shall be reflected on all appropriate
sheets.
8. Provide written and graphic scales on all sheets, including architectural drawings.
9. Provide a location map on the cover (or first) sheet of the plans.
10. The Landscape plan scale shall match that of the Site plan, which is 1 "=20' (LDR, Chapter 4, Section
7.C.1).
11. 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.
12. Show zoning and land use on Site Characteristics Map (Survey) (LOR, Chapter 4, Section 7.A.)
13. Show and label all existing utilities on Site Development plan (LOR, Chapter 4, Section 7.A.3). Show
and label all existing utilities and easements on the Landscape plans (LOR, Chapter 4, Section
7.A.3.) Show all existing and proposed easements, including the lift station, on the plat.
14. Show proposed site lighting on the Landscape plans (LOR, Chapter 4, Section 7.B.4.) 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 (LOR, Chapter 23, Article II, Section A.1.a
and Florida Building Code). Provide a note that the fixtures shall be operated by photo-electrical
control and are to remain on until 2:00 a.m. (LDR, Chapter 23, Article II, Section A.1.a.) Include pole
wind loading, and pole details in conformance with the LOR, Chapter 6, Article IV, Section 11,
Chapter 23, Article I, Section 5.B.7 and Chapter 23, Article II, Section A on the Lighting Plan. Glare
which is readily perceptible at any point at or beyond the property on which the use is located is
prohibited (LOR, Chapter 2, Section 4.N.7). Lighting shall be directed away from any residential uses
(LOR, Chapter 2, Section 4. N. 7.) Please provide photometries 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!
15. It will be necessary to replace or relocate large canopy trees adjacent to light fixtures to eliminate
future shadowing on the parking surface (LOR, Chapter 23, Article II, Section A.1.b.)
16. Show sight triangles (using 25 ft.) on the Landscape plans (LOR, Chapter 7.5, Article II, Section 5.H.)
It appears there will be a conflict between the sign walls, Live Oak, Queen palms and other
landscaping at development entrances.
17. Indicate, by note on 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.)
Department of Public Works, Engineering Division Memo No. 03-062
Re: Largo Pointe, New Site Plan - 151 Review
April 3, 2003
Page 3
18. Place Live Oaks approximately 10 feet off the property line(s) to allow for maintenance at maturity.
19. Proposed landscaping in the southeast corner of the development conflicts with access to the
existing lift station. Place a 12 foot wide drive from SW 19th Ave. to the southeast side of the lift
station. This will require relocation of the proposed Live Oak. The driveway shall be 6 in. thick
concrete, on an 8 in. thick limerock or shell rock base and a 12 in. thick stabilized subgrade (see
Utilities Engineering Design Handbook, Typical Lift Station Site Plan Drawing S-20 and S-21) and
shall include a turn-around/street termination complying (City Standard Drawing B-98003.)
20. Screen the lift station in accordance with the LOR, Chapter 9, Section 10.C.3.
21. Provide a minimum 25 ft. (30 ft. preferred) radius for the northeast interior road turn to allow for solid
waste and fire/rescue truck movements.
22. Show interior sidewalk dimensions, a minimum of 44 inches is required for handicap accessibility
(Florida Accessibility Code, 4.1.2(1) and (2)).
23. Provide an engineer's certification on the Drainage Plan as specified in LOR, Chapter 4, Section
7.F.2.
24. Indicate by note the ownership of the off-site drainage system and provide approval to tie into said
system.
25. Provide elevations (mean, low and high) for edge of water in the canal.
26. Provide elevations for surrounding property(s) so that matching of grades can be verified. Also
provide flow arrows as required in the LDR, Chapter 4, Section 7.F.
27. Correct the discrepancy between the CB #5 rim callout (10.50) and the CB #5 Drainage Structure
Data (10.90).
28. Indicate by note, or show in a detail, where the 30 in. existing drainage pipe in SW 19th Ave. goes. If
this pipe outfalls into the canal raise CB #5 to elevation 12.50; set an overland overflow elevation for
the east end of Detention Area #1 to 12.50; and provide a swale from the overflow point to the canal.
29. Clarify whether the 24 in. drainage pipe in the northeast corner of the development is part of an
operating drainage system. If operational to whom does it belong and what area does it serve?
30. Per the LOR, Chapter 6, Article IV, Section 5.A.2.a., minimum pipe size is 15 inches in diameter.
Accordingly revise storm sewer pipe size listed as 12 inches (west side of site) to 15 inch diameter.
31. Full drainage plans in accordance with the LOR, Chapter 6, Article IV, Section 5 will be required at
the time of permitting.
32. Indicate by note that catch basin and manhole covers shall be bicycle proof (LOR, Chapter 6, Article
IV, Section 5.A.2.g).
Department of Public Works, Eligineering Division Memo No. 03-062
Re: Largo Pointe, New Site Plan - 1 st Review
April 3, 2003
Page 4
33. Correct the Typical Pavement Section detail to meet City standards. Pavement thickness shall be 1
Y:z inches S-I or S-II PMP, base course shall be 8 inches of Iimerock or shell rock (LOR, Chapter 6,
Article IV, Section 10.F.)
34. Provide a detail showing the transition between the header curb in the right-of-way to the Type "0"
curb on site.
35. Provide a typical section for the concrete parking spaces.
36. Six foot privacy fences at the back of the units will not be allowed due to conflicts between the
designated utility and drainage easements.
37. Paving, Drainage and Site details as shown on Sheet C-2 will be reviewed for constructability at the
time of construction permit application. All engineering construction details shall be in accordance
with the Land Development Regulations and applicable City of Boynton Beach Standard Drawings
and will be reviewed for constructability at the time of construction permit application.
38. Correct spelling of "GARVITY" to "GRAVITY", Sheet C-1, Sanitary Sewer Manholes Data.
39. Upon Commission approval of the site plan schedule a pre-application meeting with the Engineering
Division to begin the plat process.
UTILITIES
40. All utility easements shall be shown on the site plan and landscape plans (as well as the Water and
Sewer Plans) so that we may determine which trees may interfere with utilities. In general, palm
trees will be the only tree species allowed within utility easements. Canopy trees may be planted
outside of the easement so that roots and branches will not impact those utilities within the easement
in the foreseeable future. The LOR, Chapter 7.5, Article I, Section 18.1 gives public utilities the
authority to remove any trees that interfere with utility services, either in utility easements or public
rights-of-way.
41. Palm Beach County Health Department permits will be required for the water and sewer systems
serving this project (CODE, Section 26-12).
42. 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 (CODE, Section 26-16(b)). The removal of a 6-inch water main
loop connection to create a "dead-end" condition will not meet this requirement. The spur 6-inch
water main will be required to re-connect to the 10-inch water main located along the south side of
S.W. 19th Avenue via the entrance/exit driveway.
43. Relocate meter banks to come off of the water main shown in the interior loop road (west island of
the southwest building; middle island of the north building; and south island for the southeast
building.
Department of Public Works, Engineering Division Memo No. 03-062
Re: Largo Pointe, New Site Plan - 15t Review
April 3, 2003
Page 5
44. The 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.
45. Comprehensive Plan Policy 3.C.3.4. requires the conservation of potable water. As other sources
are readily available City water shall not be allowed for irrigation.
46. Water and sewer lines to be owned and operated by the City shall be included within utility
easements. Please show all proposed easements on the engineering drawings, using a minimum
width of 12 feet. This includes the tie-back to the water main on S.W. 19th Avenue. The easements
shall be dedicated via separate instrument to the City as stated in CODE Sec. 26-33(a).
47. This office will not require surety for installation of the water and sewer utilities, on condition that the
systems be fully completed, and given to the City Utilities Department before the first permanent
meter is set. Note that setting of a permanent water meter is a prerequisite to obtaining the
Certificate of Occupancy.
48. A building permit for this project shall not be issued until this Department has approved the plans for
the water and/or sewer improvements required to service this project, in accordance with the CODE,
Section 26-15.
49. The LOR, Chapter 3, Article IV, Section 3.0 requires Master Plans to show all utilities on or adjacent
to the tract. The plan must therefore show the point of service for water and sewer, and the
proposed off-site utilities construction needed in order to service this project.
50. Show the service point for water for the pool/recreation area.
51. The LDR, Chapter 3, Article IV, Section 3.P requires a statement be included that (all other) utilities
are available and will be provided by the appropriate agencies. This statement is lacking on the
submitted plans.
52. The LDR, Chapter 6, Article IV, Section 16 requires that all points on each building be within 200 feet
of an existing or proposed fire hydrant. Please demonstrate that the plan meets this condition.
53. Utility construction details as shown on Sheets C-3 thru C-5 will not be reviewed for construction
acceptability at this time. All utility construction details shall be in accordance with the Utilities
Department's "Utilities Engineering Design Handbook and Construction Standards" manual
(including any updates); they will be reviewed at the time of construction permit application.
LUck
Cc: Jeffrey R. Livergood, P.E., Director, Public Works (via e-mail)
Peter V. Mazzella, Deputy Utility Director, Utilities
H. David Kelley, Jr., P.E.I P.S.M., City Engineer, Public Works/Engineering (via e-mail)
Glenda Hall, Maintenance Supervisor, Public Works/Forestry & Grounds Division
Larry Quinn, Solid Waste Manager, Public Works/Solid Waste
Ken Hall, Engineering Plans Analyst, Public Works/Engineering (via e-mail)
File
S:\Engineering\Kribs\Largo Painte, 1st Review.doc
.,
--~--
CITY OF BOYNTON BEACH
Fire and Life Safety Division
100 East Boynton Beach Blvd.
P.O. Box 310
Boynton Beach, Florida 33425-0310
PLAN REVIEW COMMENTS
For review of:
NWSP 03-005 1 st review-fire
Project Name and Address:
Larqo Pointe
2400 SW 19th Avenue
Reviewed by:
4
Rodqer Kemmer, Fire Protection Enqineer
Department:
Fire and Life Safety
Phone:
(561) 742-6753
Comments to:
Sherie Coale by email on 3/21/03
CODE REQUIREMENTS
The site plan and master plan design documents shall adhere to Chapter 9 of the
Code of Ordinances of the City of Boynton Beach entitled "Fire Protection and
Prevention." This ordinance adopts NFPA 1, Fire Prevention Code, 2000 edition,
and NFPA 101, Life Safety Code, 2000 edition. (These codes, as amended are
identified as the Florida Fire Prevention Code)
In addition to domestic requirements at a residual pressure of not less than 20
psi, a fire flow of at least 1500 gpm is required.
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.
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. Emergency access roadways must be firm and
unyielding, having a bearing value of not less than 40 (i.e. LBR 40), compacted
to 98% of the maximum density as determined by AASHTO T180, in accordance
with the FOOT Standard Specifications for Road and Bridge Construction (2000)
~
Division II, Section 160, STABILIZING. A copy of the test results shall be
provided and accepted prior to above grade construction. Testing frequency
shall not be less than that specified in the FOOT Sampling, Testing and
Reporting Guide, or as required by the Fire Marshal. The roadway shall be
maintained free from ruts, depressions, and damage, and at the required bearing
value for the duration of it's intended use.
cc: Steve Gale
Bob Borden
~
DEPARTMENT OF DEVELOPMENT
BUILDING DIVISION
MEMORANDUM NO. 03-058
TO: Michael W. Rumpf
Director of Planning and Zoning
FROM: Timothy K. Large ~
TRC Member/Building Divis~
DATE: March 28, 2003
SUBJECT: Project - Largo Pointe
File No. - NWSP 03-005 - 1st review
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.
Buildinq Division (Site Specific and Permit Comments) - Timothv K. Larqe (561)
742-6352
1. Indicate within the site data the type of construction of each building as defined in
Chapter 6 of the 2001 Florida Building Code.
2. Indicate within the site data the occupancy type of the/each building as defined in
Chapter 3 of the 2001 Florida Building Code.
3. Buildings, structures and parts thereof shall be designed to withstand the minimum
wind loads of 140 mph. Wind forces on every building or structure shall be
determined by the provisions of Chapter 6 of ASCE 7, and the provisions of
Section 1606 (Wind Loads) of the 2001 edition of the Florida Building Code.
Calculations that are signed and sealed by a design professional registered in the
state of Florida shall be submitted for review at the time of permit application.
4. Identify within the site data the finish floor elevation (lowest floor elevation) that is
proposed for the/each building. 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 1 DO-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."
S:\DevelopmentIBuildingl TRC\ TRC 2003\Largo Pointe
Page 1 of 2
..
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).
5. On the drawing titled site plan, identify and label the symbol that represents the
property line.
6. 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.
7. At time of permit review, submit signed and sealed working drawings of the
proposed construction.
8. 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.
9. 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:\DevelapmentIBuildingITRC\TRC 20031Larga Painte
Page 2 of 2
,,'"
(;1 fV OF BOVNTON BEACH, FLORIDA
INTER-OFFICE MEMORANDUM
~
TO: Michael W. Rumpf DATE: 3/25/03
Dir. of Planning & Zoning
SUBJECT: Largo Point
FROM: Off. John Huntington REFERENCES: Site Plan
Police Department
CPTED Practitioner
ENCLOSURES:
FILE: NWSP 03-005
I have viewed the above building plans and have the following comments:
No Comment
Coale, Sherie
From:
Sent:
To:
Subject:
Wildner, John
Friday, April 04, 2003 3:38 PM
Coale, Sherie
RE: Largo Pointe Plans
Sherie -
The Recreation and Parks Department has reviewed the new site plan for Largo Point. Based on 20
single -family attached units, the Park and Recreation Facilities Impact Fee is calculated as follows:
20 single-family attached units X $771 ea. = $15,420.
Fee is due at the time of the first applicable building permit.
John
-----Original Message-----
From: Coale, Sherie
Sent: Friday, April 04, 2003 11:14 AM
To: Wildner, John
Subject: Largo Pointe Plans
Now, I know you must have comments for this plan! There must be some sort of recreating going on there even if
it is shuffleboard, cards and darts.
Let me know, Thanks Sherie
1
Wildner, John ~)
From: Wildner, John I. '
Sent: Friday, April 04, 2 3 3:38 PM
To: Coale, Sherie
Subject: RE: Largo Pointe Plans
Sherie -
The Recreation and Parks Department has reviewed the new site plan for Largo
Point. Based on 20 single -family attached units, the Park and Recreation
Facilities Impact Fee is calculated as follows:
20 single-family attached units X $771 ea. = $15,420.
Fee is due at the time of the first applicable building permit.
John
-----Original Message-----
From: Coale, Sherie
Sent: Friday, April 04, 2003 11:14 AM
To: Wildner, John
Subject: Largo Pointe Plans
Now, I know you must have comments for this plan! There must be some sort of
recreating going on there even if it is shuffleboard, cards and darts.
Let me know, Thanks Sherie
\,
APR 1 'iu03
;' j' _,[LC\~-'~ ..".
TRC Memorandum
Page 1 of2
Coale, Sherie
From: Hallahan, Kevin
Sent: Monday, April 07, 20032:18 PM
To: Coale, Sherie
Cc: Galav, Lusia; Johnson, Eric
Subject: 03-Plan.doc
Plannin2 Memorandum: Forester / Environmentalist
To:
Lusia Galav, Principal Planner
From:
Kevin J. Hallahan, Forester / Environmentalist
Subject:
Largo Point
New Site Plan - 1 st Review
NWSP 03-005
Date:
April 3, 2003
Landscape Plan L-l. L-2 -Existin2 Trees
1. The applicant should indicate the two (2) existing Ficus trees that will be preserved,
relocated or removed / replaced on the site. This should be tabulated and included on
the landscape sheets L-1 & L-2. An additional symbol (s) should be used on the
landscape sheets to delineate these trees. [Environmental. Regulations, Chapter. 7.5,
Article II Sec. 7.C.]
Landscape Plan
2. All trees noted on the Plant List must be a minimum of 12' in height, 3" DBH, Florida
#1 quality. [Environnemental. Regulations, Chapter. 7.5, Article II Sec. 5.C.2.]
3. Trees on the Palm Beach county "prohibited plant species" and "invasive non-native
plant" listing should not be included in the landscape design. [Environnemental.
Regulations, Chapter. 7.5, Article I Sec. 19.A.5.]
4. The applicant should indicate 50% native species usage on the landscape plan.
[Environnemental. Regulations, Chapter. 7.5, Article II Sec. 5.P.]
5. The landscape design does not include the City signature trees at the project
ingress/egress locations. [Environnemental. Regulations, Chapter. 7.5, Article II Sec.
5.C.3, N.]
Irri2ation System
6. There is no irrigation system design included in the site plans. [Environnemental.
Regulations, Chapter. 7.5, Article II Sec. 5,A.]
4/712003
----
,/
LARGO POINTE
NWSP 03-005
1st Review Planning
April 4, 2003
A re-plat will be required. Abandonment and rededication of any easements can occur during the platting
process.
The survey shall be signed and sealed and not older than 6 months (Chapter 4, Section 7.A.).
On the elevations keynotes (sheet A-4.0 and A-5.0), indicate that Benjamin Moore paints will be used
(Chapter 4, Section 7.D.).
Regarding the traffic statement, Mr. Masoud Atefi from the Palm Beach County Traffic Division reports
that "although the project generates less than 200 daily trips, it's impact on the first directly accessed links,
which are part of the County Major Thoroughfare Network, must be evaluated. Also, the build-out date
must be provided". Please respond.
Delete the "water area" of entry #5 on the site plan (sheet A-I.O) tabular data.
On the site plan (sheet A-l.O), provide a site location map.
On the site plan (sheet A-l.O), provide a detail of the anticipated typical screen enclosure, including its
height, exterior finish, and color(s). Indicate the roof (solid-roof or screen-roof). Solid-roof enclosures
must meet the R-3 zoning districts setback requirements.
According to Chapter 16 of the 2001 Florida Building Code, a concrete slab is required at the base of
screen enclosures. Indicate the impervious area should all townhouse owners choose to build a screen
enclosure at the rear of their unit.
On the site plan (sheet A-l.O), include the height of the concrete columns that support both the four (4)-foot
high aluminum picket fence and front entrance walls.
On the site plan (sheet A-l.O), the arrow of the "12-foot Utility Easement" incorrectly points to the "Six
Unit Building". Clarify the boundaries of this proposed easement (proposed on Tract "A").
Place a note on the site plan (sheet A-l.O) that the Entrance Wall color(s) will match the proposed building
color(s).
The method of trash removal (roll-out containers) is subject to the Division of Public Works' review and
approval.
The location of the Entry Signage Wall, which is proposed within the 25-foot wide Road & Utility
Easement, is subject to the Engineering Division review and approval.
Is a fence, six (6) feet in height, proposed between each fee-simple lot or just between the lots for the
"Eight Unit Building"? Please clarify. What will this fence look like?
On the floor plan (sheet A-2.0), staffrecommends revaluating the swing of the interior garage door (for all
end-units). The interior garage door (from the foyer into the garage) should swing in the opposite direction
so that it swings into the house rather it swinging into the garage. As proposed, it appears as though the
door may swing into a parked car inside the garage.
~
The detail of the typical freestanding outdoor lighting fixture should include the overall height, exterior
finish and color(s).
Ensure that all the proposed plant quantities correspond between what is shown on sheet L-I and the plant
list on sheet L-2.
Place a note on the landscape plan indicating that mulch other than Cypress shall be used and maintained
for landscape purposes (Chapter 7.5, Article II, Section 5.C.8.).
A signature tree (such as a Yellow Elder, Tibouchina Granulsola, or Bouganvillea) is required at both sides
of each project entrance / exit. The signature trees must have 6 feet of clear trunk if placed within the safe-
sight triangle (Chapter 7.5, Article 2, Section 5.N.). Alternative plant material may be substituted if the
above referenced plant material is not available or undesired. Any substitution of plant material (for the
signature tree requirement) will be subject to the City Landscaper / Environmentalist review and approval.
Fifty percent (50%) of all site landscape materials must be native species (Chapter 7.5, Article II, Section
5.P). On the landscape plan plant list (sheet LP-l), indicate by asterisk, the native species to ensure that at
least 50% of landscape material is native. Separate and indicate the proposed plant material into the
following categories: Shade Trees, Palm Trees, Shrubs / Hedges, and Groundcover. Please tabulate the
amount of native material in each plant category.
Place a note on the landscape 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.CA.).
Staff recommends continuing the row of green buttonwood hedges around the entire perimeter of the pool
area. Please contact Eric Johnson @ 742-6256 for additional landscaping recommendations.