REVIEW COMMENTS
DEVELOPMENT DEPARTMENT
MEMORANDUM NO. PZ 02-209
SITE PLAN REVIEW STAFF REPORT
COMMUNITY REDEVELOPMENT AGENCY AND CITY COMMISSION
October 3, 2002
DESCRIPTION OF PROJECT
Project Name/No.:
Merano Bay / NWSP 02- 014
Property Owner:
AutoZone, Inc.
Agent:
Carlos Ballbe, Woodside Land Development Corp.
Location:
Southeast corner of North Federal Highway and Shore Drive
Current Land Use/
Zoning:
Local Retail Commercial (LRC)/ Community Commercial (C-3)
Proposed Land Use/
Zoning:
Unchanged (see analysis)/Infill Planned Unit Development (IPUD)
Type of Use:
Fee-simple Townhouses
Project size:
Site Area:
Number of units:
Lot Coverage Area:
Gross Density:
1.75 acres (76,025 square feet)
20 dwelling units
0.52 acres (29.5%)
11.46 dwelling units per acre
Adjacent Uses:
(see Exhibit "A" - Location Map)
North: Right-of-way for Shore Drive, farther north developed commercial (Yachtsman's Plaza)
classified Local Retail Commercial (LRC) and 2Dned C-3 Community Commercial;
South: Right-of-way for Boynton (C-16) Canal, farther south developed single-family residential
(Harbor Estates) classified Mixed Use (MX) and zoned R-1-AA Single Family Residential;
East: Right-of-way for Shore Drive, farther east developed single-family residential (Coquina Cove)
classified Low Density Residential (LDR) and zoned R-1-AA Single Family Residential;
West: Rights-of-way for Federal Highway and the Florida East Coast (FEC) Railroad, farther west
undeveloped property classified Local Retail Commercial (LRC) and zoned C-3 Community
Commercial.
Proposal:
Carlos Ballbe, agent for Woodside Land Development Corporation, proposes to construct
20 fee-simple townhouse units in four (4) separate buildings on a 1.75-acre parcel (see
Exhibit "B" - Proposed Site Plan). The plan also includes a recreation area with a pool. Each
of the proposed buildings is composed of five units. The buildings are proposed to be
located around a circular driveway. The first two (2) buildings (Building 1 and 2) will be
located along the south property line. Building 3 will be located along the northeastern
portion of the site while the last building (Building 4) will be located at the north property line
of the project abutting Shore Drive. Each building would be two (2) stories high and include
three (3) to four (4)-bedrooms, and three (3) bathroom units. In addition, a land-use
Page 2
Merano Bay Site Plan Review Staff Report
Memorandum No. PZ 02-209
amendment / rezoning application (LUAR 02-006) is being processed concurrently with this
site plan. It should be noted that in 1998 a request for site plan approval was submitted to
construct a 7,234 sq. ft. retail commercial building for auto parts sales. The applicant
withdrew the application prior to rel.iew by the City Commission.
Site Characteristics: The subject property is one (1) irregularly-shaped parcel totaling 1.75 acres located at the
southeast corner of North Federal Highway (U.S. Highway No.1) and Shore Drive. The
vacant lot is undeveloped, relatively flat, and vegetated with a variety of field grasses. The
site contains a tropical almond tree, a Banyan tree, Phoenix Reclinata and several Ficus
trees and Cabbage palms.
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 has 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 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: The entrance would be comprised of a 12-foot wide ingress driveway and a 12-foot wide
egress driveway at North Federal Highway. This point of ingress / egress will have a median
in the center of the opening to direct vehicular traffic in and out of the subject property. This
entrance will have brick pavers to provide a more desirable appearance. The applicant is
proposing one interior driveway measuring 20 feet in width providing circulation around the
recreation area and within the project.
Parking Facility. A total of 40 parking spaces are required for the proposed residential use based on the ratio
of two (2) spaces per dwelling unit. The applicant is providing 43 spaces. Each townhouse
unit will contain a one (1)-car garage with a one (1)-car driveway space with addition
driveway width capable of accommodating a third vehicie. The garages are dimensioned a
minimum 10 feet in width by 19 feet in length. The actual garage opening will be 8 feet in
width, which appears narrow, but there is no applicable code regulation. A total of three (3)
additional parking spaces including one (1) handicapped space are proposed at the
swimming pool area, which is a requirement of the American with Disabilities Act. However,
the plan contains no other provision for overflow or guest parking. All additional parking
spaces excluding the handicap space will be dimensioned at least nine (9) feet by eighteen
feet (9' x 18'). The backup distance for these parking spaces will be 24 feet with exception
to units 1 and 20 where the vehicular backup area will be respectively 18 feet and 19 feet.
As proposed, vehicles backing out of these garages, will make a "3-point maneuver within
this 18 or 19-foot area and then exit the site via the 20-foot wide main circular access
driveway. Therefore, staff is recommending that the applicant request a waiver for the
backup requirement for units 1 and 20 (see Exhibit "C"- Conditions of Approval). The plan
does not provide for any on street parking because the interior roadways function as drive
aisles and will be only 20 feet in width to meet the Fire Safety Code.
Landscaping: The proposed pervious area of the parcel equals 0.74 acres or 42.47% of the total site. The
overall landscape plan shows at least 54 trees, most of which will be native. In fact, the
majority of all landscape material will be native. Along the north and west property line, a
Page 3
Merano Bay Site Plan Review Staff Report
Memorandum No, PZ 02-209
six-foot high concrete wall setback three (3) feet from the property line is proposed. This
wall will end near Building 3 (northeastern portion of the property) where extensive trees are
located, and screens the subject propertyfrom Shore Drive.
The north (adjacent to Shore Drive) and west (along N. Federal Highway) buffers will be at
least five (5) feet in width. The landscape plan (Sheet "L2") proposes fifteen (15) Green
Buttonwood trees, twenty-three (23) Foxtail Palm trees, six (6) Hibicus, Redtip Cocoplum
hedges, Evergreen Giant Liriope, Aztec Grass, Dwarf Mexican Bluebell and assorted
annuals. At the northwest corner of the site, the plan proposes a cluster of four (4) Foxtail
Palm Trees and a Silver Bismarck Palm tree supplemented with some colorful annuals. The
southern buffer will include ten (10) Green Buttonwood trees spaced at a minimum of 30
feet apart with two (2) Yellow Trumpet trees.
According to Sheet "L2", the entrance to the site lMluld have a Purple Glory tree (Tibouchina
Granulosa) and a row of Redtip Cocoplum on each side and assorted annuals. Both sides
would have Royal Palm trees. The landscaped median at the entrance between the entry
and the exit lane would also be lined with Royal Palm trees, Hibiscus, Wax Jasmine, Dwarf
Mexican Bluebell, Purple Queen, lxora, Variegated Liriope, and assorted annuals.
The landscape material proposed in the front of each building will consist of a cluster of
three (3) Montgomery Palm trees, Wax Jasmine, Variegated Schefflera, Evergreen Giant
Lirope, and Red Pentas while at the end of the buildings, a row of Redtip Cocoplum is
proposed. Additional tall grass (i.e. Royal Palms) should be added to the side of unit #10 to
soften the fa<;:ade exposed to the adjacent homes.
The proposed recreation area (cabana and pool), centrally located on the property, would
include, six (6) Royal Palm trees, six (6) Green Malayan Coconut Palm trees. The
landscape plans also propose Glossy Privet, Ixora, Aztec Grass, Hibiscus, Variegated
Schefflera, Dwarf Mexican Bluebell, Purple Queen, and some annuals.
Building / Site:
The IPUD zoning district allows buildings to reach a maximum height of 45 feet, however, a
lesser height could be imposed if compatibility with adjacent properties becomes an issue.
The proposed two (2)-story fee-simple townhouses will be 25.5 feet at the bond beam of the
roof. According to site plan (sheet SP 1) a C.B.S. wall, six (6) feet in height would be placed
along most of the west property line and the entire north property line. The new wall would
be setback at least four (4) feet from the north and west property line (facing U.S. 1 and
Shore Drive).
The 20 dwelling units are proposed to be contained within 4 separate buildings on the 1.75-
acre site. The proposed density is 11.46 dwelling units per acre. Each of the 4 buildings
will contain one (1) of two (2) types of units. The model styles range from three (3) to four
(4) bedrooms with three (3) bathrooms but vary slightly in terms of their overall area. The
models are as follows: three (3) bedroom/3 bath units (1,944 square feet), and four (4)
bedroom/3 bath units (2,234 square feet) which are located at the end of each proposed
building.
The IPUD zoning district has no actual building setback requirements, however, the
buildings are arranged in such a way that they will exceed the basic development standards.
All of the five (5)-unit buildings are proposed to be setback between 7.5 feet to 16 feet from
any property lines. The building separation is proposed at a minimum of20 feet.
Page 4
Merano Bay Site Plan Review Staff Report
Memorandum No. PZ 02-209
Community Design: The proposed buildings and clubhouse resemble a Neo-Mediterranean design. The majority
of exterior walls of the buildings will have a stucco finish with two (2) options of color, but
one (1) option per building. The color options are proposed as follows: Benjamin Moore
#2153-40 Cork and Benjamin Moore Chester Town Buff #HC9. However, at the level of the
second story the wall will be accentuated with a pattern of diagonal stucco score lines on
the front and sides of the buildings while the remainder of the walls at the end of the
buildings will show a series of vertical and horizontal score lines. All accent features such as
entry doors, pre-cast concrete balustrades and caps, pre-cast columns, and all architectural
enhancements such as raised trim and smooth stucco banding will be painted Lancaster
White or Navajo White. The overhangs will be painted Benjamin Moore Rich Clay Brown
#2164-30. The roof is proposed to be constructed of Spanish roof tiles, terra-cotta in color.
The proposed development would have a buffer wall six (6) feet in height mainly along the
west and north property lines. The color of the wall is unknown. However, staff is
recommending that the wall be painted to match the color ofthe buildings.
The plans propose one (1) type of freestanding outdoor lighting fixture, namely, the Type "A"
light post. The light post will be 18 feet tall. The material will be a round concrete pole, white
in color.
Signage:
No project signs are proposed at this time. Any future signage will require separate review
and approval by the CRA Board (see Exhibit "C"- Conditions of Approval).
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 site plan also functions as the master plan. Generally, staff is in favor of
converting the existing vacant commercial property to a residential use and to increase the overall allowable
density to 11.46 dwelling units per acre. However, this exceeds the maximum density of the High Density Land
Use Classification.
Under its present land use and zoning the property could be developed for the range of commercial uses
permitted within the C-3 Community Commercial zoning district and existing Local Retail Commercial designation,
which includes residential multi-family use at a density of 10.8 dwelling units per acre for a total of 18.9 units. This
land use designation also allows rezoning to the IPUD zoning district at a density of 10.8 dwelling units per acre for
a total of 18.9 units. The developer requested a change of land use to High Density Residential, which also has a
maximum density of 10.8 dwelling units per acre, while a change to Special High Density Residential land use
would allow the necessary 20 dwelling units per acre. The High Density Residential (HDR) land use designation
allows for the following zoning districts: Multi-Family Residential (R-3), PUD, and the IPUD. 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 districts are as follows: Front - 40 feet, Side - 20 feet, and Rear - 40 feet. The lot size and building
setback requirements of the R-3 zoning district are much more stringent than the self-imposed restrictions of the
IPUD zoning district. As previously stated, the HDR 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 is not ideally
suitable for to the PUD zoning district.
The City Commission adopted the Federal Highway Corridor Redevelopment Plan on May 15, 2001 to allow for a
variety of housing styles at intensities that will assist in supporting the downtown redevelopment. It also served as
a catalyst to encourage redevelopment and infill development of the eastern portion of the City along Federal
Page 5
Merano Bay Site Plan Review Staff Report
Memorandum No. PZ 02-209
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 one of the first requests for the IPUD
zoning district designation. Staff recognizes this circumstance and expects the best possible development, in
particular, that this project 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 in the optimal
configuration and therefore, exceed the basic development standards.
In conclusion, the proposed site plan does not meet the intent of the Comprehensive Plan regarding the High
Density Residential land use designation and the IPUD zoning district due to it exceeding the maximum density by
two (2) units. As previously stated, the subject property would be eligible for 10.8 units I acre or 18.9 total units if
converted to a residential use under the existing commercial zoning or reclassified to the High Density Residential
land use classification. The plan proposes 20 total units or two (2) additional units over the current maximum
allowable number of units. Therefore, the project must be reduced by two (2) units or the land use reclassified to
Special High Density Residential Density classification.
RECOMMENDATION:
Staff recommends that this site plan request be approved contingent upon the approval of the concurrent
land/use rezoning requests and all other comments included in Exhibit "C" - Conditions of Approval. The
Technical Review Committee (TRC) recommends that the dekiencies identified in this exhibit be corrected
on the set of plans submitted for building permit.
xc: Central File
S:\PlannlngISHAREDlWP\PROJECTSIMERANO BA Y\NWSP-02-014\ST AFF REPORT,doc
Location Map
Merano Bay
EXHIBIT "A"
',I
Ilbl
- '
I ,I ---,--- i
: ~ ! i ! I I i I I
III --'.
--II" t- 1'1 -+- _IL '
__~"_!I! -- -;1 +- I,!I! ~
I ,I . I, .__L
I, --TU- II,: ___!__ ~ 'I i l-
i tiE 1SIrtt_Aitcl- __ ! L -r-
:' 1 ,'---1-'" i
1,!,b1-AI '
L-~!_lIJ II
II
~e--gEAVt
"
I
L __j
-J
/1
,
,
i~l__i---L
I!i I
___II
Iii I I
__ :r-- I II
1,-,.-,
I,' I Ii
:I!
,ffi c "
~ ' "
i CEI r 'I
_ ~----"----J
o
P
R:f
C2;
,.$
I '
, ,
NE 15lrH PL
_--+----___.".__1,
I~~
'r.' UJ
... Cl
I rl-i ' UJ
cr: .' ,'""
, , " ;
, ' ,
- ,'.,'!
--7 -, I' ~ T ---
,IO'~~oS I ~
I
LAKE WORTH
ICWW
I I I , i I I
, I ------,. r t--+-
IINE\~E:.I
I I
! ,
I J SHORE--l;tR ! r- ~_ r- - ]
,-.0' ~ ,--
-~1
BOYNTON CANAL C-16 "
,
,
I ,
, 'I I' r'T-~, I TT'-: ,', I ~.
~ i I ! ! jl~'
N!i: HrHAltEI ,I I I I
'1' TTT'"31' 'T~[ "" I '!!;i
ITi-m;-;--1 ~---, 2: 'I "I,,' I --:1
-N~'.'.I ,,1 ,'-"
.... '~ ' "_"',' ,_' I ,! I! I ,:s:!
, 'I' ' I I-I' i- -===-------,-- 0 '
I I I II I ,i~-i'~'
I I lr_ _---.----L-~ -----L II r ~
I I I II, I I I I ,'I T - '$
~__ NEl11'l1H AVE I, 'I' "_; I, 1;'--,
','III ,,',I,' "T-c~I' I" .-
'i I I I 1',"_--1i': i I I I ,I, ---' ' "I,'
gj:"; ,', J, ., '!~ .'.i,li! I I I I II' I I
',I', III I'~ ,'II
---- '~ I I Nl~;.JS
C4
--: I ,-
I~,'
(j),
...",{_L
j)[
.J J .1
WI' 'I I
. .u.souTJIRD
. I T I
iT
"I I I~
~(j)
.,'>--~-,-~ ,~
U I Co
,
I
,
I
i
800
o
,
~~o Feet w~,
,
-<
Q 0..
......
~
0 ~
...:i 0
~ u
>-<
E-< E---
z
;:J Z
0 ~
u
~ ::r:: ~
u ~
--< -< 0
i:il
~ a:l ....::l
~
::::; ,
0 ...:i .>
-< ~
z p.. Q
--< ::r::
0:: u Q
-< Z
~ i:il
a:l <r:
:;
z ....::l
0
E-< ~
Z
>-< Q
0 -
a:l r.IJ
~ Q
0 0
>-< 0
E-< ~
......
u
g
~ ~ - " "
"
" " ~
~ ~~ ~
": ~.Q: ~
" j'"
~~ ~,~ ~
~S ~ S
~~ ';~ ~
~< i;: ~
!! ~i !
:;"1 '
:ii! !~
'~111 ii
~'. 11el!!'!
'IIII!I:'
.. ~ . ~;i
~ !~i ~fd
~ ~ ~
",..,,.., -'
. ~ -:
- '" - " ~ - -
..-, 0.....,,- 0.
. '<" 00 C
'" '" ~ ~ ~ ~
i
~
"
"
t;
~
:c
o
"
:$
~
"
"
'"
"
..
o
.
,
~
<
.
<
!
1
8
, "w"I""" '!I'
'" 8"1'1 ,< ,,", ,
~ ~ ~!>.j" "~<~~ Iil ~
~ ~ ~i~;~"~~~ ~~: ~ ~~
i , :,!"i'" 'l"~l"
~ J ;o~ .~~~~H ~~~~~~~~
~~a hh~~~I!- ~~~U~~i
"I ,!,,1!8, "'j"";'
..~ ~ C~~d ~~. ~~"~~
'i "Ii;,,!,,!, hilll
~ ~~; ~~~;~~ ~~ ~~ ~ ~I ~ hh ~
i!!';il"!'ll!ii' ill!'!
i~~~~'~~~~~ ~~j ~~~~ ~
Ud!!!lulliillin>i!
111!'!1j,llll1!""!.,I'l
~;@~ ~SfO~~"~;[!~ ~~I'l'
~~2~~~~~1~~%~~~~~~~~ ~~
i ""','''lh'''I''1 Ii
~ ;~j~~~~~~ait~g~w~a~ ~e~
i
"
:>:", '" '"
...:'" c OJ <:
~ g "''' "
'" ':( ~ j ~ ~
8" "'0.00
~~!l;q~iljlj~
~ ~ " < <: '"
~ !i 0. .. Z '" 1i S2
~ g 8 8 i ~ ~ ~
~ "' ;: .: ~ i Ii E
~ ~ ~ !> g <: " "
''''r;jol~~~15
~~~~~~~;
,
,
~
i
8
z
<r:
....::l
0-;
1;\
"
fE:i:
g
~
;
o
, ,
> ,
S B
~
-------- -'1 ~
--~
NY3.JO E--
z .1/.INV /1 V I
. rJ)
<r:
0. ~
<
'"
Z
0
"
< ~
g
~
z
<r:
" ....::l
0
0 0...
~ G~I
~ - :i!iilllJ.X ~
~I ~o ~
E---
-
rJ)
!' > '! ,.. .c<. > "I!',
;: ~ , -s ~~~ ~ '" ~ ~,~
8 ~ ~ ~ ~~ ~ ~~ ~F ~ ~ ~~~~ ~~g
, , >" < < ., ,. . r '"
i I 0 ! I ~ ~ ! ~ ~~ ~~ ~~ ~~~ ~~ _ I U ~ ! i
! < ~ ~ ~~ ~ I ~ ~ ~~ ~~ h ~~;zi~~ ~ ~~~Sf;~
0
~ , , 0;"'_ ~ ~~~jlc~~~~r~ "-~~~E~
i ~~ ," j i!!!! jlll lhli!!l! 1:'11:11
00
~ '. ~ .,
'~.E: '.
, , ~. , "< I ';! II"!'!!! Ii!! II r';" III
j ! '. ".
~:! I ~~ ~~ j '11' i, ill'" I,!,!,! "iili', 1
~ , ! . " ~ ~ !! , ~ ~. ~I ~~ ~~~~ ~~; E ~ ~~~.~~
, " I " j
, o. .. ,. ~ ! ~ ~ -~ ~~~~~ j! UJ;g~~gU~~!~!h~~
I ! , ~i ~ ,. < !!
~~ , ill 1 h~!!i!il ji l'i;,l~gl!l!*'ji
~I . ~ ~"'~ ~:j~~~ ,~~~~~h~~li~i~~l!t:;~~~
'1' "',W'!"'!" 'iTT
31 ~ ~c~~i~e~;,~~~~~ ~~~r ... ~~ ~~ ~f
I ~ tH~~~~I'~,,-HL~.t~ ~t'~~ ;..~ ~
ili , . ,- .
EXHIBIT "B"
0. N~
~ ON
o ~d.,
u 0 .0'7
E- Z I~"
~.... ~I><P:!
~~'~r.j:~~
o..o::l",p-.iJl .::a
3 ...J!~ ,~~
'" ...Jl'l-' Jl E-<Z
> <"'~ ,:! <E-<
'" o::ltcl'" 1"0
Q 1:1'" Iil
Q ~E 3 I (;
z ~ = I =
< ~ g ~1 0.
..:l E-<u" _
- "
'" ~ " -
8;( ~
" "
g~~
'"
o
<D
U 00;
Z om
M<D
"
"""""' Q) --
-"
"' 00':3 \()
~ ~U)_92
I:Q Q) ill
'.5 ~ OJ
"""""' bl).... n
...:i l'i en M
<w:S~
I:Q bIl~
l'i-m
...... ~ u
0(3'::: ~ 0
='::::LL
~ 0 (lJ'
~ 07 ~
~ug QJ
- ~D
i:il ~
~ '
o
u.
[~~J
!
g ".."
~ J~ ~
~ 3~~ :l
~~~e~ ~
~~~.,~ ~
~~~~ i3
c";!<'" ~
~~~~~ z
'5",,.; Ji1 ~
B~tt:", ~
,,:"l:iJi: lil
~~8~< ~
8ilit5"~i\t "'
~~~~~ :
~:>! ,< ~
8~:;l~oi ~
~~~fit ~
~oo..."'o ~
~~~K;~: ~
~;~~~~ ~
~
1
~ t;~
! ! Ii
,I ..
~ ~ ~ 2 Ii ~
;, pi"
i~~~H~~~
~iU~~~~~
o C" oi ~
i ~~ ; L !.. ~
i 0""" II' ,.
o i1 ilH, Iii! \' ! il
~ 1> ~ ~~ ~ i ~~ ~ n
~ ~ 'f~ ~~ i~ l'; ~I ~ o~
~ i ~ ~~ ~~ i ~~ ! !~
= III ~
~ ~i~ ~
l';~l';~ ;
~ ~ ~~ l!
.
C'
~~ ~
U i
I,
u
"
I"
,!
~ ~ ~ ~
, ,
i'
g ~
~ " ~
..nO'
;~ ~~ !:'
~i ..~ ~~ 'J.
~ ~~!:; !:'
;;:;\1
~:7.1
;;; ~ ~
~-~
!
~
,
d
i ~
ji
"
ii
~~
~~
l!
"'
"
I
;
! ii i
. u.~
,! ~ ~ ~~
~~~3
"j
~.~
j~i
~~I\-
. ~. \
I i~ ~~
;~ r
I l~ l
lit':
I - ~!!
.
!; g
~~ ,. /
......--'" 'r" '
/.:/ ~,~i __,_ J
~ ~~~ -\" ' \ - ~ --------- - :~:
, -" ,-' " . -." ~ ~~I
. ,.,' . ,,-,'
I :1" . / "~,"~ \.., . ," "-I'
c. :.s~O~~. ,11 il
- . ~--~
,
;
'J
'"
"
".
,:
"
"
rid, ,I l\+~
~ ",I
,JI ~ ii:
r;i Ii '!
o ii tir ,i
.' I'
" \\
I .1 >
[) :1 ~
i
, :1
,~
w
>
"
o
;
1
,t
II
I
I
I
I
i
I
~:r
. 'I-~ I'
----,I" :b
n1!i
!lJ-
I
I ~ i
"
nl
"
:!
~ :
1
I
,
,
,
,
,
I
,
i!
~~g I
itl I ~
~ - I ~
1 - i l
l1c-~1
.......'. I-
. "-,-,. ~ _ J- ,
l
~l
,
oj'
o
w
~
o
I
,
~
~ .
,
. ,.
s~~ ~~
~ ~ ~~
,
\-- J
, --II-
~ / .
- ! . .
, I !,l' r
~;/ ~ _ ~~ ~~ _~ L
._.._.f- . ,.' "-".
cu ,""'. ,-- - "...:.;---~~~:::;-:--=
!~Ug ~ .
l'il
i~"~
.,~.,
. .~
EXHIBIT "B"
! ~
i7
,"
!
,-
,,"-
l~
.
!
z 0
, 8
d z
O! )-~
W "
tn dl~
<( o~
~ z
~ d
a<
z "~
, ~"
li ~
o
~ ~
0;
.'
~ i I
~ . -I
~n
~
.
!
.'1
1 ~ Ii:
! H
~ ~
"
p
. ~
r
"'e
o .
~
"0
~
~
z
~
u
~~,~~
t:Q ~ 0;
...:l.~r~
~Q<'l~,
<>.r.1=~
.cc~:1
gi'J-3 ~~
~t~
::c ~ooi
<::.._ 0"'''
I:"""U",;:,
:::; "
- ~,
;:.:
z
o
~
z
>
o
rn
/
"
.'
,-
"
"
, ~
~
~
i.'>.
II ~I I
j ~ j
,I,ll
,
1 ~ E
1,1
j d
,
!
~~
--J I '"
H
H
__i '
1___ .._..C__.
J
~,~>-.;.,.
,,'
"
,.
-f-
.
31V'1$ ~
!I 'ON
^'VMH~IH SnJ
g. a.....OH
!i
~ ..
,"
!
."
~ ~
"
EXHIBIT "B"
"~
!
01'
;i
~~~
0.,
111
'I
,
~
iii h
~~~\,i
=1<" ,
!I~i~ !
. ~~;\ 6-
i!l!:l
:l~ 00
B ';
~ .!
I,
bl
~:i:"f~.
ij~~ ~
'/;wl"F ~~
~" s~
Jili !:
o ~~I~W ~;
~ .~ R ,,:'
o ~~~~ ~g
[: ,J51!o<i ~~
~ ~!~i~ ~~
~ =len'i. ~~
i~
~;!
j~~
<g'i
'i~~
>
~
>
"
,
.
Q
.
.
'"
"
~
o
.
. ~
o
z
'"
>
"
'"
o
z
,
o
.
n'E?
~g~~
$~e~
~;~;
~~H
-~~~
2: ~1;~8
o :;,'t~:j:'-
[: ~"'~~~
~~si*
i ~:!~!
"
~ n~~;
,
,
~f,
:~
'i
,.
~~~
,
'0 ,
'" ;~'f" i~
~~~~ ~ ~'Ij
~:~~,j
~~~;~~
riJ ~~~~8'"
I!! ~'j~;!:;'~
@ <0"'"
,
;
~ii
",
~'"
Ii"
5~
~:o
!~
~~
~~
i~
~~5
h
';""",, .l.
m'iil~
F'~
':i~
a
~~
8~
~~
,,'
;~
'"
~~
;!
,"
,!;<t1"
!!i""'~
l!~i
~OJ6~
)"'~'"
:'ij!~0l
~\'5~~
~~'i!~
;~~~
~2 o;~
~~~e;
~~~M
!i
~!.,;
lM:i~
n~
- ;'
!!I\ .,
~-E.;L~ II
,
~\z~
,
------------...... nUl ~I ! 1
-'''''"':JS'~J>':J ;
I i
I. g !
II ,,~ ,
.' ,96'VBJ. 3.00,~OOS , " !
i I
,~ " ,
I, ~
~'-':O "
05 ,
~f?_ ~
Q r'0l(\j , i
o~'" , !
N -
~.f "
"'u ~~ i
>-"
b~_ ;<<d'" ., ,
" .
,I ~~g 0
~r;-~ .....
'"'~ *' '1 '"
51-' :0 ,
",-' . Ol
"i'! ~~ (}
~" I 13
~~ .... i 11 '"
<: i."' ~
(} ,1
&1;' *" 'J \ as
'*' &1 . ;:
h ,n r.i_
~
~~ ~
~
b
b!!;! 0
8
~~lxl l:7Ic... ~
."r;::; <3:::t~ '" .'.
~<t6 m~r-- 0 ! H
o~a: ~ ~ !'J i~
;<w"' clJ1r7
0 ~>-u w I,",
" ~Lrl~ b
- ~~ .' 0 sm
"/ / "0 '~
.. !~g~
' '. 0 ".l"~
/ h z
,
,
I'!
."~
~f,
iH
,l~
"
, Ii
'"
!!;~
,'"
;~~i
im
.~:,~
,
1;;
ill
~~~
,,~~
!
h
I'
II
l
,~
..
.,
I'
~;
~o
<
I
II
, I
HIJ,
"
EXHIBIT "B"
~ ; H n
~~ ~ j"L I ~ '"' "' "-
2 , "'I
8~ ~ ~H .
2~ ~ ~H2
~,l "~"I
'1'1/ ~ I
I 8 _ _ )",1
\i-t if~'
I! ~ t/
Ii 11-
, ~'
/---- _ !11 'I,
"" ''';''',L '~f~,' ~:P-~I.' ~~'d :1' 10,:"
"'1. 0;- g,! I I ~i
"' C<. I H
' +",' 11 ~"II ;'11, ;-1 ~.- -=1.-.. .. j
,,;1" , " 'I, "
/., s~W i::T1 J c' :ii
'I, ~( ~'. ~.II-!- I, ~ ~0
II~II! '. ' ~. ;: i ~:! i i_Ill ~Ii
I ' 'v~ 0 0, '.. " _, 1 :{I
i I ;'" " " : . ; -, :' 1 "T '__ J
'!. ';,,;; i, ',~ ~:I eD _-=-~
II1I1 tll, ' ,1: UIi, ( J 11 n:t. (_ I ;;:
,I , ,I 1,: 'I, I; ':+r 'I c~- l
Ii ~'1 i- ~~!,; ~: ~li ~ { ~;\ Ii: ::: Lei I' : __ ~i
'I, t Ii . :'; , I, r J ti c' '., r- L _ :"1
'11 " 'I \' ~ 0i~. I' 4.1~ I, ,. ~'i I -' I ~
I I' '~ 1..-"", ;~0_ ! '. '''i""l.~-i-- :'
'I ~ 't · ." -. " ", "',
I iL~ ;-F~I ~: :f~,: t ~0~ ;U~l ~.: ;i'l ~t i;
II 'I, : ~11 tLU Htt !'I ~II~. 'I . '11 J I I~, I
1 I - L ' I ,r=,l'l II. II I ,,__ _ ~
I - I ;t:, .,,:' ,,,"," I _ ____~
~-~-'-"~~~"'~ ~ ~", -~-"~''''::'h;,.t:._i'",~~"='\",,, S;~<;'
"". " "V,,, "~....",\_~ ~'C '" ~"'~ .. .
"" "'"," C":""'''''''''_~''''' _ _ ,~~"' _
--1_ _
,
~~
'1
I"~
'l'
i'I'
" ~~~
hi!!
w ; ~
~ Q ~
t : ~
, i ~ ~
, ',j
!
6--
. !
~;; !',
-l3 c~~
'"
~ii
"'~~
".
,! 0"
~ ~ l:i '
.. ~!'l >_
,!: !;
~ l< ~~
O'!
. -
I to
~~ ~~~
;! I
\ , ~.
"Illt- " 1\
~--_.
! ~
"_
.
,
~~8
: i<
;~ ):'
~ i i:~
; ! ;~;
~ ~ ~ ~
g ~~ I ~;;
:'::ld
\'jW;tZ
:il :e p, ~i
!i -.; a ~~
; : ~G
~~i ~~
g i~.. '"~
~ l'i~'5_~~~
! ~~5~h
;. ;~~~~I;
~ ~e~1:J ':/
~ Ii"!:
e!~~:~r
~
!J'i! h
~ 8 H
~ ~ ti
"',
5 ~:
i ~~e
. ,
,
11\
z
.
1>-,-, ~
<to'
c:lt;r ~
c ~
0_-, I--
Z _. w
<tLJ L
IYil:'o
w, ~
::;:", 0
I
~
; ~ ~
i'~'l
! '~
, ,
Ii; '~'!
-,\ "
~'-- 1;;
ro
0'
u ~~
25 !<.7,
'~~
'"" -
o.:l~~~
~<ov,,.-,
~""r;;j
<T.ew:;
co 5"'"
'~~l,~
:r::8~~'
E---< ~n
~ ~~
~ -.:;
riD <:';1
:<:z
:.:.:::>---<;
!II !I
i i j
11111
. ,
. ,
Q j
,
.
'I
"
",
~~
i~
.,
'I
.to
~ ~~
~ ~~
!L
I,;
Iii
:~! 1
H
"
~jJ:
T
l,f
~~i
,
.'
,
'''' O.OH",.,-",.~~,."",,,,,..\,,,,,,.o
~
,
~
~ ~ ~ ~
! ~ ; ~ ~ ; ; j . i i f
H d" n~~"-n 0,'
-~. ".P~PP p~ ~-
~ 1~~q~li__~ : -~~ ~.
OJ .sP~I" n,i'!nl;ini~!l
.. IQL~I~ I! ~:to ~
.. _ nd ~
.
,
,
~~
;;
~~
, . il
:~ tu ~;
~~ In :~ :
l"
'11 i'14\",;~m
!d.''''O~ B
I'll'" ~ I
,
,I
~~a
:g~
_ ~ _ __J,----
I '
-J'
,
~~ ~
i(, ~ ,--
iH ., ....
.~!i /- - \~t. /
~ __ ~~o~t.- <:J'?- ~<K/
" ..../ /
'~. .
" "
, ~ !
. \ ~
_,,/ \, t,
,
~il
'~""",,", 'i'.
~~~
~
,
,
~\ ]
'\.. ~ ~
" .
!, h
I: I
i:-I-:::-----t=--~""F'
~,I
~I'
~I'
-,','
,
"
"
"
"
!:
,.
~t
~
"
"':' ~'.- .,..,.
~
4
Z
4
U
Z
o
~
z
>
o
m
(, :
:! !
,
r , ,
~ ;
. i
"
"
"
"
"
"
I~
!
\
-'
W
>
"
o
W
~
o
I
~
~ "
,
I
,
: ~
"
,
"
"
"
Ii
"
"
"
"
( 1,1,
I Ii
~ ::
. "
"
"
"
"
"
"
"
"
"
"
!\
!
G
,
d
~~~
I
I
,1
\
i
j~ .....-
,
,
- ~-
i
,
1
,j
-.- /-
t
(I "ON
A\fMH9IH S())
EXHIBIT
"B"
!
~::J
~~
,
!
a
t~
~ ,.
~
OW
z~
4~
>
ZUl \;;
o >w
~Q ~~
III!-" d
a::~5 0;;;
1-....1"- :in
~6 5~
e::o.::!:..J
~~ ~
<(4 g
~~ ~
~
'1
:1
"I
~~ijj
, 'I'
, I'
~ I Ii
~
~ ~~
~~~~
CQ ~ --
.....:l-= ~'"
.....:l~;:.:;g
<Iil:O-~
c:QblJ:6
\::;:;'"
<lCS~ ~~
" e-
:c ~ 1:
~8;~
w ;:'~
>:: '
~u
-'lz
>::-
:I:i I
~ ! ~
,1,11
>
1 ~ ~
! I !
- I
p:A3
,~~
"
"
,
n .
" .
. "
u .2
~ ~~~
...l .'~
~ ~:i!
~ ~~;!~
~ ~';:~
<i l-'
!
,
,
E j:
h H .: ~
~~:i ~~~ ~,' I
, , ,~ ; . ,. u ~. ~ ,I
o f ~:" ,> . ~ > , ~ ~
~ .!;!'~~IP: ~ ~~; ;"
g j~niPnif:p;pn~ ~
fK ~[' ~!H iH I
.
.
!
J~
~~ ~
L' j
; t.
~ ~
~"
~~
,~~
;1
"
11;;
1;1 1,"'-)
"
~ ;1
;~ ~t
~~ [. ,;~
!' i~! ~g i
.l i!~ ~~ ~
"' ~
'" '" ...]0:
E; ~ <<'"
L' ~ 'Z~
~"- t;~
0" 0:
~ ;," ~~
~ ~! ~!
~ ~.~ ~:
~ ~ ;~ =,~
"r- ~ '"
!~~
:i~i
~~j ~:
(""'1
lli,
.'~ -Is
~:!I~E
-'''J.e
i~1
~:h~
,'ll' i 'II'" (~i~
I u "b"':
, '11
0.1'" ,l"
" .. '0 e]'" ! I
\, ~ ~.- j
,~r. ';F'
/~~ f ---'--/ ~ - ~
.,#~ ,'\ '-
W .,- ~\'>Jt\ / ~
_+- -~......o'?-t Q _ >-'
"I' ~
1',L,r.,'[ - ; Ii: 1 ii:
~ -1., "
r ';$1,:1, Ii ~ II
! ,e, li f. ii
I "
! 1
i
o 'i
i
!
'i !
i
'~J J
JJ"
II.
i ~.)
~~-
(Ii,
~~a
.~~
___1"-,,
~;
1"
~
>
~
o
i'l
"
"
"
"
"
"
"
"
,..: 1\
"
, "
, "
"
"
"
"
"
"
"
"
"
"
"
"
,
,
~
~
o
.
,
,
1;1 I'
11;-1,
:.I]}. ,
, ....,.~..: _ l '
,
il
:
,
"
'\';--
1t",: i,l. t !' I, ,~:~"
, ;' r ~d~! ;i-"~-i:~~
'-;i--';'.' .. ._';-'~~ "-~r-'
~1 L
~ - ,','
(I"ON ~
^VMH~IH .S"n) f
SII' avo~ ~
31"11S
,
~
~~
". ~
'.' !~
):~r-0-""" {
--1
- I
I
j
J
<
c
<
~
,
> ~
~~ ~,;g
m:i;
;.-Wf-f-'"
i~~~~5
~ mil!
:=<~~~~
~, ~~~~;;
~9
<c
d
~ ~
.'
~i
I,"
~
~
z
~
o
z
o
~
z
>
o
m
"
"
,
;.
,,__"",i!
7",,,,,,,~
I
H
;:i
EXHIBIT "B"
I" IN
. N !
~~ l:i
3 f.i ~:r
, '
~
w
~
~
>
~
~
o
~
z
~<
~<
on'
o
z
~
~
>W
~~
003
o~
ZW
~o
~.
~<
~J
"
~
.
o
z
"
~
~
~II
2 jf
, I'
j 1;
r~!l
. I'
i ;
< ,
c
cj ~
2:: ~~~
~~l~
lXI ~ iD
.J .... ~~,
.J ~c:.;~:
<W-'-~
lXIUJ:i.
..bIE~~
......- ~~,
;:ltoLL
:c~~~
E-<8~~
~ 2!l
:.: -i
~u
ollz
:.:-
,111 1
j ~ j
;1 ell
~ .
} ~ l
,
!.
Ii!
"
.
,
.,
j ~
DD
d ~O.J
V()"OlJ '~JV" NO' '0'
INJV'ldOll^l{] ONl'l J(II'OO(JM
AV'8 ONV1BW
!
r~:
.
1
.'1"
t~~
t" ~
z
~Q
~c-
::><
02:;
J:cr:i
O~I
0:51
~'"
z
o
;::
<
2:;
w
~O
::>-
O~
I~
~<
0"1
O~
~i=
vi
e:
Z
;L:.:IC:..O"-
I~
,
~
~~,~ f' ~~!;
,~ H'~"
Sd~~
::~n B~~
, I I
H~ ~ -j1r
f- 'l
I~:n~_ _~~
wi
u:
z
:;:
~
o
0,
~
'_',N
;d
H
~ ~
~~
:' ~
II
~ ~
~ ~
"l
I"~
"
h
~ ~
; 1 ~ ~
rJ=:cC~ .
i \
I
I
)
,\
n.::.h..]
Il~m!
I,', ,I
~---'"
, ,
,
~
~ ~ ! 11
II!
~~ '~
~b
sin
~: ~: ~
~";:;.""'''o..''''
..", '0"0" 'w.,.
""""...."""."
o. (",,,
""'"'"
\>N''',V,' NI10,NV
--..?-.p-:tfr
?~?L.
f
EXHIBIT "B"
'[J~
, ; <i:
.. .
,. .
'UOnEAaI3 pue UEld aml-ea~ A1lU3
'suoq E^<m JO!JalX3 pUP UEld asnoH IOOd
I
IJ I
il nJr- '
!
>- ~!
u ;00'
<",
!Il ~w
"'~
~:'S
I ~-
<~
u~
-~
~<
i=~
I
"
~~,i
>~t,
~t'e
~H
,,~~
; it- ']
, I
;~
~; I
h
z
:'S
~
!
H
~ ~
g~
"
~~
!~,
"
D
I,:
z
1.. :'S
~
z
<
~
~
'-~F-'
"',' ',r
~L],.
liiiE'j,l-l]
'llL.'::;;:C7'"--;
Lnnn
z
o
~
2:;
oj
w'"
ui='
~~ w
~c;: ~
Zw c-
wO! ~
~~ ~
<< >-
L:~ ~
3
.f~-'
,.
,
I
I
I ~
""J';-Ljt;.,lill
. ~0
~ ,-,
~{ _n____ ~.---.,.L::J:::_~
,
~
0, z
:'S
~
'"
: 0
f'1,! ~
w
~
::>
'i'1
~I
~I
<
! "I
...""""' '''d ""8> 'Q =',~," '&.,> ..n," ""'''''~S()~~":J''','p"I">J-,",,"'''''.f''"' r<
.
llll :
- i
~
" !i
"
.
~i
I ~:
~i
i
\
\I(I)dO"\lH:;>\l311NOl>IlOl3.;<JUO
\' '" 1 'I
" I;:
~ ' , ~
J D; i
,lilll;I.I..I..
~ c u,', '
V0180,d 'H::JV38 NOlNA08 ~ V ^ V8 ONV831'1
EXHIBIT "B"
I, 'r~ I'~"';',' 0 I
~ . r; ~~ 'f ~
, ; ,;;, <! :
: ~ i
NOl1dO) .8. JJNn
:~:E72'~~::&~i~~~~'~Z:g:2~~~~sf~~~~:~,~;g~I~['S~~;it~~~i~~}~:::&-:~~E'~~~~3~~;JZS1:;~~~~if~~?~~~~]tiitaj;i
~
"';==--Lj I
Ii,' i ~!:;
I !
~~ :,
~I
~~
~t
,...., 01'-'
I--l VI.
Z .'.
05'>
~!~~
I!
;l
s:
i:
~I.
L" I
:.>.,,' ----------------
Lt"L t
~ ~ 2:t 1I
~,:U ;
-.1------- ------------------ - ----------.--.,--..----
------+--;o-rr-
l
~ I, Ii ,
~ ~ ,d! ,
i
I II'~I > QD
"iL , . ,~, '. ".
--- I ~" ,/' ,",Y" '<'~ >': '): ,~
i'll'" / ,,', "'~'"
; .' "X '-~i', '0:",',-..
: '," ''0'' Jt/ ~,~ " i
i r, 'Z:/' I 8, i
i . ~\ _>,,' ,..,~..~,=,.- ,.... ,
I'~'= >'),-
11
'I
I
,
+---- ,
I
~!
~l
3'
i",:,1 ~I
: 'I ~:~
Q ~ ~
I! i!3 ~I~
i~- ~ ~ ~
,
-------1
~.
i~
~l
u'
H
"
~t
"
"
,
,
c
"
"
ai
.--:..
, .
~.
ill! !
H~ !
\
vo';:on.'H"I'38I1O.lNAOS,jOJJ.I<l
\z
~', '
,
~I ~,
,I,!!,
"
,
-. '. ~ I
~l
~!
8111
"h)
~-,.~
o '
~I~~
~I
~I,I
~:~I~
,~.
i~' ~
~i,~ ~
(j~ ~
EXHIBIT "B"
!.~. I ~I::'I-'" I
I~,.~~,?~
I 'I ;i'l <( ~
\. ,I
.v. - 1300~
~ ~ I; ~
~ ~ \l \l
; ~ ~ !
~ ;"
! ~ H ~
~:~~3~~:c~~:~i~Zf?Z~~}~:~i~f3:~s~f€f.:eg~~~~~t2~~~~;~?j::f:~:~:~';~:fi;;::~,' ~;;g:~:~~~:e~~~~:?~~;~~~:~;'r~~~::~f:S::i~~t~l]~lfl~'iit~~3i
VOIf:lO';;/ 'H8V::38 NOl.NAOS.LV AVE ONVl:l3~
1
I
r---
--~.._--
------+.r-- ...... ~
+1-:
, ,! ;:
~ ; I
~!'l' I '
, --,~,
, -r
~
.,
I
'II U
,
I~
i:
f
II
\
,
'--
1-
I
,
1 .. I~~I
;":t'
:,:...
I-'
! I"
. :1
"
,I
:!!:
:"
~,':
,i,
1:'
"
:~:
-rr
J.'
~l
~l
~.
~~
'c
,
:L:=_
,:.:
"'I
I:
, I
-I'
d ' ,+-+~
~~_~_ri'l_' 1'1'1
"""'J!ti 1-;
"'~. ,- 'I
'Ill : I "1
I I : :
_: -~
_I __..__I--_~m__ ---(
~.
.'
ii
~(~
-c
I
~,
ii
,
--F'-;-~ ),.."._.~. -j l
~""~
I~IV "(~-'~ Q
h[)~~~t;<i~. >
+) J - gm~) If /_L~_ 'L~ 0
--------~-
."~:.
'.
H~ i
- ~i
r
]iIOJ
I II
, "
\
\' j
:', ,.ill'
., 8 ~- ,
'HI,.,.....
"ul'" I
EXHIBIT "B"
11~~ll!~;1
.8. ,300Yi
H
, ,
"
!
~'
~I
~II,
;e;!
~~:
0- ~
uil~
~I~~
.(JljO,,~O\f3El~1IlA.0ll.lO!.J.P
vaI80-'~ 'H"V38 NOlNA08 ~V AV8 ONV83Y1
_._--~'""'-
r'
I
,
:!
~ >-'1'
'!', ii
,
.
!"l
V
" , ,
~ ~ ~ ,
~ ~ ~ ,
~ J~ ;
~
. d !
~i
0.1
",'
~II
sip
:;!- ~
QIS:=:-
~I~~
"~"'''''_ "" ,,_~,,_ ,_~_~ ~ ~ ~,~:..,::,~~.~:~:1;..; :~'~~"';'~_".'.;;":~;.'Z:~;:'~-:;~;;;~;;;~':':. t' .'"':;~;-c~';,\';';:'::_':"::':':';;:'7,; ;;", \.,;7.';.:~,-':;::'~"':;-,:'~';::^~:::': :::.'::::'-";;:'::. :~;;" _-'.:L-:,0'~~_:;;;':':.--:";;:::;'';-' :::';~;:,;::;:::;;.;;
~ ~~-;,,,,:, ";"'~,,~ -:;_:: :::: ,;;.;,;,,"'.;.:;:::.' .:.~ ~~:. -::~:':;, ;'~:," ;. '..,':;~_~':: ::~':':;:-:.;':;~";.~-;;.+..:;:;,~ '';;~;:O-~--:',;;''~_::;~~~ ~~'.:'::'. ;";::: ;r;''::~;;./o:..;;::,.:.,: ;:::.;' J;"' ;:~::~::,~;.t~.;-,:::e.:.,;:::,:::-:~',;~ ,;;,.;.~;~~::;:;, ~:;:;:;:;~~.:::. ',';.;: .:6
!~
" ----,.,-.#
"
,-
Ii
ji-."
~ +
,-, ! 'N:
!
Ii
,
~,
.'
~l
I
~.
o.
il
.
";"g~ /j
,. i. .
~g , .
".~
QQ ,m/\ iil
L
~!
31
,
~---+
EXHIBIT "B"
ii~1 }!hll ~ : I
01 >,2 I 0
", ("'I <(
~ ' r I
\~: . I;
ill I!
.. S' ~ '
,ll"I' -
o n,u d
\
.
,HII!
; ~~!
~~:n= lnl'38 NOlNAOEI,;o).J.JO
'1aI80l~ 'H:)'138 NOINA08 1'1 A'I8 ON'I83ri
i l!
~ ~ n
It I! Jl!
!1I I IUI
Ii!! !Ill
" Ii
i.
" t
I
I !
~ !In
I
j h l I
, , '! I .
, ~ ali UH
, r I
Ii I
II! Ii ~
mil ~
= p u ~
:11
~
1,1.
"
"
"
"
"
"
:: I ;,
]8'1
" 1_._~,
',. ".4,",',
i """"""".'
11m!,,'
, '
I'
! :
, ,
B
B
I
,
..
"
'i
m
~~_ 1
,m
!
..
'.
'I
~l
~i~
,.
u.l;1<f!
81"
"'~
!
'1~
"
,
"-,:
,
Im,
,
I~-
B
f
i
,
,
,
:,
mJ
81
l-~~r ~i
~i
~!~
~I~
;~
I,
e:
., ~i
, ~i~
!il~
~I~
:,:D
:Il~
"~; ! Ll~
:~':;~~:'~..~::0t~~=:t~~:Ei~:2;;'?;;3:?~~:~?~~~~~~i~I~~~1~~~r;;#~~~?c;:.~~~~~Egffi::~:~fd:~f=1~gi;:~If~~~
.-:.'
.
..
!!! !
-~ i
\
~aI801~ 'H::>~38 NOINW8 1~ ^~8 ON~83V1
\! ! 11.1 I'
'.' ~ i ..
" , '" I
c; ~ ~,~ " ~
EXHIBIT "B"
',~: !~'I I
Ilil'. ~!l ~ ~
r ~!': <t '
! i
~(JljO'lJl1o~;J8!<<).lN.l.08dO IJJO
>; ~
~ Cl
~!~~
~ii~
~ii~!
~1~J;;1
zi (3
<;, "
'"I Cl
",I "
~i~5
~I!~,
~I~tl
II
" ~
II
"
,
-----~
:i
'II
,
i',
il
1!
.1!
i I
1.1
,!
!
~
",
!"
,
I:
!
,
,
-'"
!
!
1
]
-7
",~,~, -, I-I,
I.'. B> ';. i I'L____.
,,/. =-~
~.. J.....,
" ~ ,<'
I
I
,
,
t':
,--<----.,-----1 00, 1
L
,
,
~~
~r
~;
'j
J
'I
---r-
I
.
!
I
!
~
II
r: ! ! I
I 1
I , 1
I ,
1
1.
! I
i I
I , i ()
I
!
,
'"
~
!
I
~I
I ,I
+
i
'::-~,~~*
----Il!:1 _I
"'I~i:
" ~
. '
,
!
I
~
!
!
.f.---J
1
-;0-., ....'i
'\ '
I:
, ~
I. i
~
,iK-, :'J
::~~~.~;~~"~:::~;~~?ii0l~1i.i;~_~::;E~i;.~~~~;~1~::g~.:~~g,..~'~~~~l;:~~?;~ii:~~-:.:~;E~~:: :~~:~~~~7i~~~~~~??~~t;E,~~~~~:~ff~~~\q;g12;.~1;t:itt~
""''',>!.> ,
r--~
I
,
~':
5"
~~.;
.~!;
~~~
t:
H
\f
'I
~,
,
,
;1 :;UI~fi
!l;i!iti!
1 H~ i~
,
,,'
';;~'lh't'!:i
:!~ 'n
"
'~I:
~j~
.;~
~!
!'; ~~
~~" j ~~
m . .
--:<~~l<I\ 3
~,.'~
:l~
~~~
-"
:1:
~,~
~~
"
"
i,
~#
!~ H~,!~
~" ~,- ~
~~! ,~ ~:
: ~~ : ~
~~i i ~
."
i~l
,h
.,"
~i~~'~~i
: P~,"
.,lS:
!
"ci:;'~Ej
I ~:- -,- j-, -'-'
':1 : t: .1
.:c-'~1~~:JrI' ,"-t--
,~ ,
" ""ti:: .,+.
"<'
!i
~~ ~ ~
[; ~. "
., ,I r ',.
,:\,I~"':,'.'
. - ".....
:=~,-' "
.' T ~
I, I'
-.~~~~;:;'-"
r
~1! :'
I ,\II'!
"',-'~"'"
<--.,,--~. .
\,...".
i,orr,' r (
,d,
1'.1
~:~!
d;;
,.~
I"c!
i~~
~~I~a:: ~
~ 4 4 I_ 1 +
H~~ '!!
ili; Ijl
...
~ ~J"
.. ~t!
"<"
~ :;'
~ ~~
: i
: ~
"
;
,"
I. h
",";\;'U,I',ii
-- ,i:-17{>':1 F
,,~J:) 7\::,
",:--;:t. l~' I"; \. "III
'1]~im'~:3lii '
rl!~ n_~
~ ~
~i~j
.'ii
~:~:
i;j~
'"
~ 'i
~
"
'" .~!
~{ ,i;
;.' ;~i
;~"
~"
ti~
~~~i
:i;!
{l~
h.
e !~~
" <'~~
~ ~h
~ ;
"
I
/\'/t,,.-
\1.~1'!t;=
\~-;~~~~ ~,
"~~\~~~ ,:
. t. i ' '- ' !~";
"I' I""
'~f i ~ fl Jill!
~ c, ,'~. ~~ ~i
~~
;:
,
i
,..C2
Z~ II "nUll
S2~ !II j.ill I !!Hi
!::~;liill i IIi!!
:1:~ II" i ili!i
t'I",
!dh
II:! I'll ii
jll " "
',II ill !
'I'!l '" i!
illt Ill, I,
HI I . h
1I1i -I: II
'l~' H f
i,lI :~ I i:
ill:: II' 11
'HIII:!ll!1
I d..i.l, ,I
EXHIBIT "B"
1. 1
I II ,! I ! jll'!
I 1'11,1, 1.111 ,
: II 11'1 it : i! 'II
II bl i i:i II I I; ! n ;"
I! nl. ; II 'il I: l':HI,
1'/ llil',' I:, .: I !II"
,', III i ": 'I! ," ! '1'111
I Ii Iilll \'1 II ,( oj , I:! I
" P' l!::!' Ii I';:' i I! 111'/1 :,11
Ill! I'; 'II,! . II 1'1' "'I' ""1
. i. I i I III. ~. I 1-1
: l. i llllll ,Ill, 'Ill! Jil!! lhi
~ 0
" r;!Jl~',1
.~ I ~~~'
"j,y'
~; ~i Id!~
.~ :~ I.!!:
,,\;(4 r~ll:-
\~.L,.4;~-
\, ,,\1(1- ,
'''-',~
(ii'~~~I;~ I-
\. .\:--- ~ : "
L ' ",
~)
EXHIBIT "B"
~
"
iZ~ ili
~~ i1 i.ili !
3:lljil'! I
I
~t~L~
,t--,--~
,~"i,-'- H~C
< ~
- ~ ..,
7 ~,' ~ -
] ~ ~, I" 1;' ~, ~:
;j ~ ~. ~ 0;' !!l."
~
~ ~
~~, ;,~' ].
~ I
'",
I H ,
1.- , OJ~ I
:i; n S~ lc ,
. "I
'! " 0 '"
-' Fir -'5", ~~ " " w
1" , ~l
---I 5;z ~~ , "
~ ~~ ,~ " ~~ ~'t "'
~ ~~ !h
:; ~ i" l' II ,I " ~'
c;t~ {hi " ~! '" H I~
-u .,
'" '-J:: ,," u '" "
z
~ j ",
~ c, , '"
" ~
L "
I 0
" ~ ,
, ~ ~~ 1 , .,
'"
GLI\
,~. ~1
'.>
;~-cr.:o '_'O:X CfJ
':ow
(0--1
,
,
.,
~
h;!
~~
~, <l
-;rr
'w
~~
l:j>-
~ffi
IHlY
w~
"(
$g-.:.:J.~~l-.u x f. i J::O U!...!. JiLL'=:
----~
: 1P
"
"IU
,f.'--,
~
u
,\
~ ?- ~
,
l\ ~ [I
l
.~
EXHIBIT "B"
~i'
"
z. IIii'll
i ~illli!I'!111111
I I'll
1.,1"
. .-'-',- , ,t-i~
U1:1~rrr
T i '
iii_
~-:a~-t;
------.-
i
,
'M
~~...
!! 2' ~.f! ~ +' i1 ~
I ! .~.~ ~ ,~ ~!. i ~ ..>. ! '.> · ~
1! .. '" .., -"5-: :t ...:t!o "': !o;: ...
E,.. " ! .. ~ , .. ~ ;E ~ ,~'j" >( :IS' x :; ciJ!! ~,,~:; >< ,,::!! ';: ,,~I
.;~.. -""~-""fi l! .E~g1j,~ tOE,' "~:E1Ii E1i..~.f.i o-...,.J!!'lIl D.........O...
" ",'" N. '" .,.... "'. ":" '" '0- . "'. " ..'" !O~"' :" loa:.-", "''''''''",,,,
...~ _-' _~ _'"' "'_ _.., <eN _I <G' <'!OM ",:;ii ",M _."'__ "'!__ _'" "-" __r<>> __~
. t
~ .
, I
,
I
~~~l~o ~lli t! hI Jil!}l
:hiiljill~ IdUi!~ !!Uu tiiith~lllijIJl~t II
mu .IH~h.!~hh~lii.~h~~~hihud~~!1
. . !.
=,; .C"".., c) $00illh n . , , ~ , > . < . . . ~o
~~
,~-
,-"
, ~ is d
!~I i'lI~
21 ~,
,~! ,.
I~i
~' ,
~I!<'
~ ~ '"
IH
LJ~.~
i ~
"I. ~ ),
-I i
" , ,'.' . ,.
~I ~ _ j, ' !J
,. ! ~ .' I, >I l'
,,", '! ~ ~
"~l . . . I .
~ I~ ::l1 "- ,,-=, ,;,! i;! I3w ,0
,1.'1'; ,I' " H. I"
~ ~ilil iil! ~I.ii ii,',! 1'61 ;il
i !I~II !I~II il~lllllllli' I nil!!
uJ.
~~<<>N:(llfl~:t_~~ ~~
~ :;0 6 1:1 {
i
"
Ii
II
"
0,
I'
ii
1! I
"
~~
,
I! !
[ill I,
ill '+[
It
III
II
'II
Ill!
L'I
! ,
! /-,-
\~ ~
ii, .,
m ~Q~\..J~ ",' .c;y_____' ~
lsy..o~// .1 '\
I
I
lii"~l. !!
--- ~~~ II!i ::/ ~j
""': 4 !~-__EJ-''_EJ
, W ------ lJ II Zl;:
~I I ,,'
J,",~ "
I" '"o:,'I
~:~
o I
. -;r'j
o C'i!
1~'~1::, }
-~!
~~:D"t'~-.
..'
I,
l\Ji
;; i ,).1
~ '" I 1'7:,:1,_,.7
-~__--__11---'.0f:t;
'" '}5
I,
!
9 .
,
.
,)\~
)"" ,
, ,
!
9 ,
~
,
'1
I
,
!
..
~ii;
~i
.
~
,11111"'
i!ill!ii
"II'.'
~, : b
dl.
'il!
li"1
-~~
ill
~ i ~
III
II.!
,
Ii!
0:
.
- _ l
EXHIBIT "B"
!l!i : :~4:; L
z~ I
~Ii!.lll
lEi"j!I"
,
" ~
.E~ !,.,
'! !~
h So<
---, ~~
~T l~
~ I. ;El )!",\' /1'
, I i~~ ~'/,/' \
" i\!""
~ )l'\'- -,
I ,II Idll.' ~l~g
_J' I '
.:"', ! i g
if ~I'!8
,.. ! I n
id I I c'
. \'
. I~i ~ ,-c'
;,- Je.
, )' 1\ !
~, I' I \~
a ::11,1,,+, !ll i~
l~ l 8
~tr! ~l ~
:iliytT1
!~ :,1~ ,~ I
!~ 'at < 1
I
j
i
!
, ! I
i !
: . g g
\ ...
,
,
L
~'r
i
.'
jl
;::~
,
Ii
8~-
~~g
.~!l
~ . ,
15~~
~w~
a.:o !'
"
,
.,
"
f!
,.
~~
.;,
8l'>~
"':ljm
;;;,~
2~U
~ill~
"0
~~
,i'
, f l~
~ H
I.'
~ .~ }'
,
il
C'J ~~
E ~ "~i
'! W l
~<3 S
n ~ ,1
{.'"' '" ~~.~!
~~ ~; '.:. "-~ ~~~li~ v
\ -- '!" ,
,~' ~"'===
'.1'1'
i
,I '.:'''~h'11
~jttt:,~~TI
i ~-f-,--t:1.:':.J-.-i-";tt
-'-, ,'i-'j+-T '-'-<~
'T~~-+H
,
,
!~
1~
ill?
.
l-
II
I' "'.
:',' <j'~v ,;t
.if'~J.l /
if' . 4{~ I!
'''{:,;
'.
!~
c:.-i 111\'
1 "'1
Ililll
i 111\1'
II.'
i'I'I\
I Ill,
il '
/.<,.-;-1.
~ Ii
!i
II
I'
II
t
~ i
:1
,
"
,
<-
"!g
f!
'"
€~
Ii I!
i-"
I \
,n-jkL
'm
~
o
~
, ~
. b
L
1
~ \--
I~ -... \,
" '" ~
. '" """"""oo,j - -~-- . ~J
_'~~Z~:~ti=~-_:~-~;;~~~== ~~ l--~- - j"
- _ _-': ~~ (t~'?A~j1H;~ ~(I) ~# a!~.;::~s -~~-- ~~- 1: -:C1~
: / - -- ~- -- - - -$- -
~ ;
I!! I;!
!,! !~!
!u ,~~
i" "~.
'MJilJ1'>JN"".;-----r----
/
.96"vet 3,OQ,QODOS
_.~ -"
'i:-, ,<
,,\,;,~ "I"
~~~ -
~~~
~';lf
1l~"
~~~
,,~
,
,,~
~~
h
j'
.g
~'
\ '~) ,
" J ~~
'i !g
h ~~ '0
u ,,~ >--- .~
<: ,"
~" G €~
i';t -(-~)
\"" g ;;:
~~
~~
~!I~
~~r-:
~o~
~,N
:J~~
~m<(
,,0
Ii
i.
.!
Ii
I, j.
~ "R ~~ ~
\
~
.~.
,~
'g
~~
~~
..
-~i
-J
~
G
<:
~
@
;
"
~~
~~
!"i
!'i,
,I"
,,,h..
Ii
"
, ~i
j'"
a~B
~m
"i~.
EXHIBIT "e"
Conditions of Approval
Project name: Merano Bay
File number: NWSP 02-014
d
b
2
Reference: 2" Review plans with a Planning & Zonin" date stamo marking of Septem er 24, 200
I DEPARTMENTS I INCLUDE I REJECT I
PUBLIC WORKS- General
Comments: None
PUBLIC WORKS- Traffic
Comments:
1. Minimum backup distance for 900 parking is 24 feet. Revise roadway width
accordingly.
2. Reference FDOT Standard Index 546 for the sight triangles along all collector
and arterial roadways. A 10 feet x 10 feet sight triangle is inadequate for
Federal Highway. It is also necessary to check sight distances at the
intersection of Shore Drive and Federal Highway to ensure there is no conflict
with sight distances and the new orivacy wall on the north property line
UTILITIES
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 N,
Section 16, or the requirement imposed by insurance underwriters, whichever
is greater (see CODE, Section 26-16(b)). In addition, the LOR, 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, by showing all hydrants, both existing and/or proposed.
4. A "Hold-Harmless" agreement with the Utilities Department, for maintenance
and repairs, will be required where paverblock is placed within the utility
easements.
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Conditions of Approval
2
II DEPARTMENTS I INCLUDE I REJECT I
Comments:
5. All work done within the Federal Highway right-of-way shall require FDOT
approval and permitting.
6. Sheet SP-l of 1 refers to the relocation of several signs and power poles along
Federal Highway. Indicate where the signs will be relocated to and who will
perform the work. All work done within the Federal Highway right-of-way
will require FDOT approval and permitting.
7. Indicate 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.
8. Provide written and graphic scales on all sheets.
9. Sections A-A, B-B, and C-C are indicated on Sheet Dl of 1 but no typical
sections were found in the plan set.
10. Provide a detail for the paverblock driveways.
BUILDING DIVISION
Comments:
11. Sheet A-I - Pool House Front Elevation - shows a water feature and floor
plan shows a drinking fountain. Clarify. Drinking Fountain shall comply with
2001 Florida Building Code, Section 11-4.1.3 (lO)(A).
PARKS AND RECREATION
Comments:
12. The Park and Recreation Facilities Impact Fee requirement for Single Family
Attached Homes is based on $771 per unit. Since there are 20 single family
attached homes shown on the plan, the fee is computed to be $15,420 ($ 771
x 20 units). Fee is due at the time of the first applicable building permit.
FORESTER/ENVIRONMENTALlST
Comments:
13. The applicant should provide a tabular summary on sheet L-l showing that
the site contains a minimum of 50% native species. All trees must be
minimum of 12 feet in height. Revise plans.
DEPARTMENTS INCLUDE REJECT
PLANNING AND ZONING
Comments:
14. Approval of this site plan is contingent upon the approval of rezoning to Infill
Planned Unit Development (IPUD) and the removal of two (2) units or a
subsequent reclassification to the Special High Density land use classification
which allows the proposed density.
15. The site plan tabular data indicates that the total pervious area is 0.74 acres or
42.7% of the total site. Likewise, the tabular data indicates the setbacks for
concrete patios for each townhouse, which can be built out in the future. In
the tabular data, provide the pervious area if all townhouses built concrete
patios pursuant to the PUD's self-imposed restrictions. In addition, on the
site plan, outline the area (in a soft dashed line) of the patio area if developed
according to the maximum allowable restrictions.
16. Ifa fence is required around the pool/ clubhouse area, provide a detail of the
fence including the dimensions, material, and color (Chapter 4, Section 7.D.).
17. Fifty percent (50%) of site landscape materials must be native species.
Indicate the percentage amount of native material in the plant list of the
landscape plan (Chapter 7.5, Article II, Section 5.P).
18. Coordinate with the City Forester / Environmentalist regarding the installation
of brick pavers and palm trees within the U.S. 1 right-of-way.
19. Staff recommends placing a Palm Tran bus shelter along Federal Highway.
The shelter dimensions are typically six (6) feet in width by nine (9) feet in
length. If a bus shelter is located nearby, staff would also recommend
collaborating with Palm Tran and the affected property owner (FDOT) in
order to upgrade the facility.
20. No signage was submitted with these plans. Any proposed sign will require
separate review and approval by the CRA Board.
21. Provide a note on the plan stating that the proposed buffer wall will be
painted to match the color of the buildings.
22. On the elevation sheet label all major exterior finishes to include the
manufacturer's name and color code.
23. A 24-foot backup is required for units 1 and 20. A waiver is required.
24. Staff recommends additional landscaping consistent with the overall
landscape plan at the end of the buildings to enhance the buildings fayade as
seen from adjacent residential properties to the east.
25. To fully maximize the two (2) spaces provided in front of the buildings, staff
recommends adjusting the landscape material to allow a two (2) foot
overhang.
Conditions of Approval
4
DEPARTMENTS INCLUDE REJECT
ADDITIONAL COMMUNITY REDEVELOPMENT BOARD AGENCY
CONDITIONS
Comments:
1. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
I 1. To be determined. I I I
S:IPlanningISHAREDI'M'IPROJECTSIMERANO SA YlNWSPICOA.doc
DEPARTMENT OF PUBLIC WORKS
ENGINEERING DIVISION
MEMORANDUM NO. 02-173
TO:
Michael W. Rumpf, Director of Planning and Zoning
DATE:
August 9, 2002
Laurinda Logan, P.E., Civil Engineer ~,
~'
\
,
.
FROM:
RE:
Standard Review Comments
New Site Plan - 1 st Review
Merano Bay
File No. NWSP 02-014
The above referenced Site Plans, forwarded on July 24, 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
/
1. City Ordinance (CODE, Chapter 10) requires that arrangements be made with the Public Works
Department (561-742-6200) for any waste disposal associated with this site plan. Method of trash
handling needs to be indicated, by note, on the Site Plan.
2. If trash will be collected in a dumpster the following notes shall be applicable.
Q The site dumpster enclosure is to be constructed in accordance with City Standard A-8807. The
dumpster will be supplied by Public Works (561-742-6200).
Q A minimum dumpster pad is required measuring 10 ft x 10 ft (inside dimension including gates).
(LDR, Chapter 7.5, Article II, Section 5.J and Article III, Section 9A9.a)
Q 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.
Q Walls for the enclosure shall be provided on three sides and are to be a minimum of 6 ft high and
shall be CBS construction with a finish matching that of the adjacent building(s). Accent shrubs shall
be provided along the screen wall(s) (LDR, Chapter 7.5, Article II, Section 5.J, Section 5.J and Article
III, Section 9A9.a, and Chapter 9, Section 10.C.3)
3. Provide a minimum turning radius of 60 ft to approach the dumpster. Provide a minimum backing
clearance of 60 ft (measured from the front edge of the dumpster pad). (LDR, Chapter 2, Section
11.J.2.b) These requirements are also applicable to emergency vehicle access to and within the
development.
PUBLIC WORKS - TRAFFIC /
1. PUD developments require a minimum 40 foot right-of-way width (LDR, Chapter 2.5, Section 9.F).
Department of Public Works, EnYlneering Division Memo No. 02-173
Re: Merano Bay, New Site Plan - 1st Review
August 9, 2002
Page Two
2. A 20 foot paved roadway is insufficient. Provide 2 - 12 foot lanes within the development.
3. Minimum backup distance for 900 parking is 24 foot. Revise roadway width accordingly. Consider
relocating or removing the two guest spaces on the east boundary of the property.
4. Staff has significant concerns regarding the availability of adequate stacking space at the entrance
into the development off of Federal Highway. This provides the potential for rear-end collisions within
in the queue and on Federal Highway, which carries high-volume, high-speed traffic throughout this
corridor. Additionally there is inadequate lateral space to allow passing in the entrance throat.
5. Reference FDOT Standard Index 546 for the sight triangles along all collector and arterial roadways.
A 10ft. x 10ft. sight triangle is inadequate for Federal Highway. It is also necessary to check sight
distances at the intersection of Shore Drive and Federal Highway to ensure there is no conflict with
sight distances and the new privacy wall on the north property line.
6. Turning radii do not appear to be adequate to allow free access and movement by garbage and fire
trucks. Reconfigure entrance and internal roads to properly handle their movement. Check radii at
the entrance to ensure traffic can make a u-turn maneuver to exit without passing the gates.
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. Provide the materials specified in the LDR, Chapter 2.5, Section 10.A for the PUD re-zoning
procedure.
3. All work done within the Federal Highway right-of-way shall require FDOT approval and permitting.
4. Show zoning and land use on Site Characteristics Map (Survey) (LDR, Chapter 4, Section 7.A.)
5. Identify all existing utilities on Site Development plan (LDR, Chapter 4, Section 7.A.3).
6. Show on the Site and Preliminary Site Engineering plans the proposed site lighting (LDR, 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 (LDR, Chapter 23.
Article II, Section A.1.a.) Add a note that the fixtures shall be operated by photo-electrical control and
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. Lighting shall not be used
as a form of advertising (LDR, Chapter 2, Section 4.N.7. & Chapter 9, Section 10.F.5.).
Department of Public Works, Engineering Division Memo No. 02-173
Re: Merano Bay, New Site Plan _1st Review
August 9, 2002
Page Three
7. A Lighting Plan including 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. 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!
8. It may be necessary to replace or relocate large canopy trees adjacent to light fixtures to eliminate
future shadowing on the parking surface (LDR, Chapter 23, Article II, Section A.1.b).
9. Indicate by note that catch basin and manhole covers shall be bicycle proof (LDR, Chapter 6, Article
IV, Section 5.A.2.f).
10. Sidewalks adjacent to parking lots shall be continuous through all driveways and shall be 6 in. thick
within driveways (LDR, Chapter 23, Article II, Section Pl. Indicate so by note.
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 (LDR, Chapter 7.5, Article II, Section
5.H.).
12. The City irrigates the medians west (Federal Highway) and north (Shore Drive) of the proposed
development. Indicate, by note, that any construction activity which causes an interruption of
irrigation or damages median plantings shall be the sole responsibility of the contractor to repair or
replace.
13. Indicate by note that all necessary traffic control shall be placed in accordance with City Standard
Drawings B-98001 and B-90013.
14. Sheet SP-1 of 1 refers to the relocation of several signs along Federal Highway. Indicate where the
signs will be relocated to and who will perform the work. All work done within the Federal Highway
right-of-way will require FDOT approval and permitting.
15. Add a "One,Way" arrow sign to the Federal Highway median for traffic exiting the development.
Recommendations/Corrections
1. Indicate how the rear of Units 1-15 will be secured. This is a gated community and the rear of these
town homes are not fenced.
2. Indicate 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.
3. Provide written and graphic scales on all sheets.
4. This development is referred to as "Merano Bay" and "Merano Bay" on various sheets within the plan
set. Which is the preferred spelling? Make corrections accordingly.
5. On sheet SP-1 of 1 please change designation of "Cabana" to "Pool House" to match the terminology
on Sheet A-1.
Department of Public Works, Engineering Division Memo No. 02-173
Re: Merano Bay, New Site Plan _151 Review
August 9, 2002
Page Four
6. Sections A-A, B-B, and C-C are indicated on Sheet D1 of 1 but no typical sections were found in the
plan set.
7. Grate elevations in the "Drainage Inlet Schedule" do not match existing and/or proposed elevations
on Sheet D1 of 1.
8. Indicate that the landscape areas and paverblock parking areas are typical. Provide a detail for the
paverblock driveways.
9. Manhole #5 does not appear to be within a utility easement. Additionally, on the Drainage Plan
(Sheet D1 of 1) it appears this manhole is tying into an existing drainage line which is not indicated
on the Surveyor Site Plan. Please clarify and correct if necessary.
UTILITIES /'
1. No utility plan was included with this submittal, therefore the Utilities Department considers this plan
incomplete as submitted. However, since this proposed development is located where utility support
is available, we are providing only a cursory review of the plan as submittal at this time.
2. All utility easements shall be shown on the site plan, preliminary engineering (including the Drainage
Plan) drawings and landscape drawings 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 LDR, Chapter 7.5, Article I, Section 18.1
gives public utilities the authority to remove any trees that interfere with utility services, either in utility
easements or public rights-of-way.
3. The LDR, Chapter 3, Article IV, Section 3(0) requires Master Pians 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.
4. LDR, Chapter 3, Article IV, Section 3(P) requires a statement be included that other support utilities
are available and will be provided by appropriate agencies. Include this statement on the plans.
5. Palm Beach County Health Department permits will be required for the water and sewer systems
serving this project (CODE, Section 26-12).
6. 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(b)). In addition, 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, by showing all
hydrants, both existing and/or proposed.
7. 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. Indicate on the plans the
irrigation water source.
Department of Public Works, Engineering Division Memo No. 02-173
Re: Merano Bay, New Site Plan - 151 Review
August 9, 2002
Page Five
8. 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. The easements shall be dedicated via separate instrument to the City as stated in
CODE, Section 26-33(a).
9. A "Hold-Harmless" agreement with the Utilities Department, for maintenance and repairs, will be
required where paverblock is placed within the utility easements.
10. A surety for installation of the water and sewer utilities will not be required, 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.
11. 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(s), or expected demand.
12. Appropriate backflow preventers will be required on the domestic water service to the building, and
the fire sprinkler line if there is one, in accordance with CODE, Section 26-207.
LUck
Cc: Jeff Livergood, P.E., Director, Public Works (via e-mail)
Pete Mazzella, Assistant to Director, Utilities
H. David Kelley, Jr., PEl P.S.M., Utility Engineer, Engineering (via e-mail)
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\Merano Bay 1st Review.doc
~
DEPARTMENT OF DEVELOPMENT
BUILDING DIVISION
MEMORANDUM NO. 02-161
FROM:
Michael W. Rumpf
Director of Planning and Zoning
Timothy K. Large /~7J
TRC MemberlBuilding Di~'6"n~.-----/
TO:
DATE:
July 25, 2002
SUBJECT:
Project - Marano Bay
File No. - NWSP 02-014 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.
Buildina 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 each building as defined in Chapter 3
of the 2001 Florida Building Code.
3. Identify within the site data the finish floor elevation (lowest floor elevation) that is
proposed for theleach 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
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 pavingl drainage (civil plans).
4. On the drawing titled site plan, identify and label the symbol that represents the property
line.
S/Development/Building Code Administrator/TRC/02/Marano Bay
Page 1 of 2
~
5. 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 found on sheets A-1.0, A-3.1, A-3.2, A-1.
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. On the site plan and floor plan, indicate the number of stories that are in each building
including, where applicable, mezzanines. Indicate the overall height of each building.
8. At time of permit review, submit signed and sealed working drawings of the proposed
construction.
9. Add to the submittal a partial elevation view drawing of the proposed perimeter
wall/fence. Identify the type of the wall/fence material and the type of material that
supports the walllfence, including the typical distance between supports. Also, provide a
typical section view drawing of the walllfence that includes the depth that the walllfence
supports are below finish grade and the height that the walllfence is above finish grade.
The location and height of the walllfence shall comply with the walllfence regulations
specified in the Zoning Code.
10. 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 drivellane 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.
11. At time of permit review, submit for review an addressing plan for the project.
12. 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 AdministratorlTRC/02/Marano Bay
Page 2 of 2
. .
/'
CITY OF BOYNTON BEACH
Fire and Life Safety Division
100 East Boynton Beach Blvd.
P.O. Box 310
Boynton Beach, Florida 33425-0310
SITE PLAN REVIEW COMMENTS
For review of:
NWSP 02-014 1st review-fire
Project Name or Address:
Merano Bay
Shore Dr.. East of US1. South of Gateway
Reviewed by:
Rodaer Ken-er. Fire Plans ExaminerlFire
Inspector' .
Department:
Fire and Life Safety
Phone:
(561) 742-6753
Comments to:
Sherie Coale by email on 07/24/02
CODE REQUIREMENTS
Design documents shall demonstrate compliance with LOR Chapter 6,
Section 16, which provides requirements for hydrants. Hydrants in
commercial applications shall be no more than 300 ft. apart and the
remotest part of any structure shall be no more than 200 ft. from a
hydrant. Connections shall be to mains no less than 6 inches in diameter.
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.
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
rO
The City of
Boynton Beach
Boynton Beach Fire Rescue
Fi,-e & Life Sufcl!) lJilllSioll
100 E. BOUIl/OIl Beadl Uuulellunl
P.Q. Box 310
BOUillon Deadl, Flondu :l:H2.'l-()3 /()
PllOne: (561) 7'12.0(i(J()
FAX: (561) 3,i'l~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 10 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:
1, All security/entrance gates must have an electronic key number pad
2, The keypad will allow entrance by the simple 3Ct 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 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 entry does not work.
8. A key box shall be installed for such areas or buildings when the Fire M3rshal 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:
. Keys 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;
. Keys to locked electrical rooms;
. Keys 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 event that 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 C05tS as 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 viola lion 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.
,5?- %
Steve Gale -
Fire Marshal
America's Gnfelfmu fn the n",rc::t,-enn1
/".
CITY OF BOYNTON BEACH, FLORIDA
INTER, OFFICE MEMORANDUM
TO:
Michae] W. Rumpf DATE:
Dir. of Planning & Zoning
8/1/02
FILE: NWSP 02-0]4
FROM:
Off. John Huntington
Police Department
CPTED Practitioner
SUBJECT:
REFERENCES:
Merano Bay
Site Plan
ENCLOSURES:
I have viewed the above building plans and have the following comments:
No Comments
~
PARKS DEPARTMENT MEMORANDUM #02-58
FROM:
Michael Rumpf, Director of Planning & Zoning
John Wildner, Parks Directo~
Barbara J. Meacham, Parks & Landscape Planner
TO:
cc:
RE:
Merano Bay - New Site Plan: 1 st Review
Date:
August 9, 2002
The Parks Department has reviewed New Site Plan Submittal for the Merano
Bay Project. The Following comments are submitted:
1. The Park and Recreation Facilities Impact Fee requirement for Single
Family Attached Homes is based on $771 per unit. Since there are 20
single family attached homes shown on the plan, the fee is computed to
be $15,420 ($ 771 x 20 units).
2. Fee is due at the time of the first applicable building permit.
JW
TRC Memorandum
Page I of I
~
Coale, Sherie
From:
Hallahan, Kevin
Sent: Thursday, August 08,20024:11 PM
To: Coale, Sherie
Cc: Galav, Lusia; Johnson, Eric
Subject: 02-Plan.doc
Planning Memorandum: Forester I Environmentalist
To:
Lusia Galav, Principal Planner
From:
Kevin J. Hallahan, Forester I Environmentalist
Subject:
Merano Bay
New Site Plan, I st Review
NWSP 02-014
Date:
August 8, 2002
1. The applicant should identify the species of the 13 existing trees shown on the tree
boundary and topographic survey sheet.
2. The 13 existing trees should be preserved on site, relocated or due to the conditions of the
specific trees may be removed and replaced on the site.
3. The applicant should indicate on the landscape sheet L-l the replacement trees for those
trees being removed from the site.
4. The applicant should provide a tabular summary on sheet L-I showing that the site
contains a minimum of 50% native species.
5. The city signature tree(s) are not indicated on the landscape plans.
6. There is not an irrigation system design included in the plans, however there is a comment
on the Planting Details sheet.
7. The applicant should indicate the trees and landscape materials along the North property
that are the same or similar to the vegetation existing in the Shore Drive median.
The project should continue in the normal review process.
Xc Eric Johnson, Planner
Kjh
File
8/1212002
----
,
MARANO BAY
NWSP 02-014
1st Review Planning
July 25, 2002
Approval of this site plan is contingent upon the approval of rezoning to Infill Planned Unit
Development (!PUD).
Since the site plan functions as the master plan for the Planned Unit Development (PUD), sheet
"SPl of I" shall be labeled as both as a "Site Plan" and "Master Plan".
The site plan tabular data indicates that the total pervious area is 0.74 acres or 42.7% of the total
site. Likewise, the tabular data indicates the setbacks for concrete patios for each townhouse,
which can be built out in the future. In the tabular data, provide the pervious area if all
townhouses built out concrete patios pursuant to the PUD's self-imposed restrictions. In addition,
on the site plan, outline the area (in a soft dashed line) of the patio area if developed according to
the maximum allowable restrictions.
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).
A traffic impact statement is required prior to the Technical Review Committee meeting (Chapter
4. Section 8.F.).
A drainage statement is required prior to the Technical Review Committee meeting (Chapter 4,
Section 7,F.2.).
On the site plan, by note, indicate the exterior finish and color of the existing four (4) foot high
wall located along the east property line (Chapter 4, Section 7.A,).
Show the location of the mail kiosk. Is/are the proposed mail kiosk locations convenient for the
residents? Where is the temporary parking for the mail carrier and residents?
The site plan must show the location of fire hydrants.
The project must obtain approval from the School District of Palm Beach County regarding
school concurrency prior to the issuance of a building permit.
Provide a detail of the screen enclosures, including the dimensions, material, and color (Chapter
4, Section 7.D.).
If a fence is required around the pool/ clubhouse area, provide a detail of the fence including the
dimensions, material, and color (Chapter 4, Section 7.0.).
Include a color rendering of all four (4) elevations prior to the Technical Review Committee
meeting (Chapter 4, Section 7.D.).
The elevations of the privacy wall shall include the exterior finish and proposed colors. If a sign
is proposed on the wall, show its location, dimensions, sign type, lettering style, and colors.
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.).
Landscaping at project entrances shall contain a signature tree at both sides of the entrance
(Chapter 7.5, Article II, Section 5.N.). A signature tree is a tree with blossoms or natural color
other than green intended to beautify project entrances and contribute to the city's image with this
element of aesthetic conformity. Signatures trees include Yellow Elder, Tibouchina Granulosa,
and Bougainvillea. Note that signature trees do not contribute toward the total number of
required perimeter trees. Signature trees must have 6 feet of clear trunk if placed within the safe-
sight triangle (Chapter 7.5, Article 2, Section 5.N.).
Fifty percent (50%) of site landscape materials must be native species. Indicate the amount of
native material in the plant list of the landscape plan (Chapter 7.5, Article II, Section 5.P).
On the landscape plan labeled "LP-l", provide a note indicating that the asterisk · represents
native species.
Provide a typical drawing that includes the height and color / material of all proposed
freestanding outdoor lighting poles. The design, style, and illumination level shall be compatible
with the building design (height) and shall consider safety, function, and aesthetic value (Chapter
9, Section 10.F.!.).
A Ford Mustang, an Acura 3.2 CL, and a Ford Explorer are all over 15 feet in length and over
five (5) feet in width. The proposed dimensions of the one (1) car garage are adequate to have a
car parked inside, however, the door that leads into the "Foyer" area would conflict with a parked
car. Staff recommends making the garage larger in area (increased to 18 feet in width by 20 feet
in order to be comparable to two (2) standard off-street parking spaces). Or, staff would
recommend relocating the door that leads into the "Foyer" so that the egress doesn't conflict with
a parked car.
Since off-stre king for the de
unit, staffJ:ec<mnnenQs
_, ' Hre-pl'llVilIed via two (2) car garages within each
,
------
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 lO.CA.).
Staff recommends screening the AlC units with either landscaping or a knee wall. Show the
location of the AlC pads on the site plan.
Coordinate with the Public Works Department on the requirement / use of a dumpster enclosure.
If required, show the location of the dumpster and provide a dumpster enclosure detail. The
dumpster enclosure shall resemble with respect to the color and materials, the design of the
principal buildings and shall be integrated with other site elements (Chapter 9, Section lO.E.3.).
On the site plan, place a note indicating this requirement.
Coordinate with the City Forester / Environmentalist regarding the installation of brick pavers
and palm trees within the U.S. 1 right-of-way.
Staff recommends creating a point of ingress / egress and a separate gate for pedestrian access
only, which connects to the sidewalk along Federal Highway.
Staff recommends continuing the y, inch diagonal stucco scorelines around the entire building.
Staff recommends installing a Bismarck palm tree at the northwest comer of the subject property
in order to match the existing landscaping in the median of Shore Drive. Staff also recommends
substituting the Montgomery palm trees with Foxtail palm trees.
If possible and allowed by the Florida Department of Transportation, staff recommends creating
on-street parking along Federal Highway.
Staff recommends placing a Palm Tran bus shelter along Federal Highway. The shelter
dimensions are typically six (6) feet in width by nine (9) feet in length. If a bus shelter is located
nearby, staff would also recommend collaborating with Palm Tran and the affected property
owner (FDOT) in order to upgrade the facility.
S:\PlanningISHAREDIWP\PROJECTSIMERANO BA YlNWSP\Planning 1st review.doc
MARANO SAY
NWSP 02-014
1st Review Planning
July 25,2002
T, ) I
J (' " t '( _' i'l
(,"';:l..., C
,
'! -,
,> I
~
Since the site plan functions as the master plan for the Planned Unit Development (PUD). sheet "SPl of I"
shall be labeled as both as a "Site Plan" and "Master Plan".
The site plan tabular data indicates that the total pervious area is 0.74 acres or 42,7% of the total site,
Likewise, the tabular data indicates the setbacks for concrete patios for each townhouse, which can be built
out in the future. In the tabular data, provide the pervious area if all townhouses built out concrete patios
pursuant to the PUD's self-imposed restrictions. In addition, on the site plan, outline the area (in a soft
dashed line) of the patio area if developed according to the maximum allowable restrictions.
On the elevations, measure and indicate the proposed building height as defined by City of Boynton
Beach's Land Development Regulations (Chapter 1, Article ll).
A traffic impact statement is required prior to the Technical Review Committee meeting (Chapter 4.
Section 8.F.).
A drainage statement is required prior to the Technical Review Committee meeting (Chapter 4, Section
7.F.2.).
On the site plan, by note, indicate the exterior finish and color of the existing four (4) foot high wall located
along the east property line (Chapter 4. Section 7.A.).
',N1lI .J1r,,- 1,,- I, L.ff,-" null b,-,L~l1d UH~C~ 11 ~lllvu~11 1.5?
Show the location of the mail kiosk. Is I are the proposed mail kiosk locations convenient for the residents?
Where is the temporary parking for the mail carrier and residents?
The site plan must show the location of fire hydrants.
The project must obtain approval from the School District of Palm Beach County regarding school
concurrency prior to the issuance of a building permit.
Pro";oJe ... """,-Ie:. f.._Jl tIll:: elevadulI:S \Chapler 4, .3CLliuli '7.D.).
/ Provide a detail of the screen enclosures, including the dimensions, material, and color (Chapter 4, Section
7.0.).
/
If a fence is required around the pool/clubhouse area, provide a detail of the fence including the
dimensions, material, and color (Chapter 4, Section 7.D.),
Include a color rendering of all four (4) elevations prior to the Technical Review Committee meeting
(Chapter 4, Section 7.D.),
~/ The elevations of the privacy wall shall include the exterior finish and proposed colors. If a sign is
proposed on the wall, show its location, dimensions, sign type, lettering style, and colors.
/Place a note on the landscape plan indicating that mulch other than Cypress shall be used and maintained
for landscape purposes (Chapter 75, Article II, Section 5.C.8.).
/
Landscaping at project entrances shall contain a signature tree at both sides of the entrance (Chapter 7.5,
Article II, Section S.N.). A signature tree is a tree with blossoms or natural color other than green intended
to beautify project entrances and contribute to the city's image with this element of aesthetic conformity.
Signatures trees include Yellow Elder, Tibouchina Granulosa, and Bougainvillea. Note that signature trees
do not contribute toward the total number of required perimeter trees. Signature trees must have 6 feet of
clear trunk if placed within the safe-sight triangle (Chapter 7.5, Article 2. Section 5.N.).
/
Fifty percent (50%) of site landscape materials must be native species. Indicate the amount of native
material in the plant list of the landscape plan (Chapter 7.5, Article II, Section 5.P).
(L-2-1
On the landscape plan, provitle a note indicating that the asterisk * represents native species.
I
./
Provide a typical drawing that includes the height and color I material of all proposed freestanding outdoor
lighting poles. The design, style, and illumination level shall be compatible with the building design
(height) and shall consider safety, function, and aesthetic value (Chapter 9, Section lO.F,L),
Since off-street parking for the development will be provided via two (2) car garages within each unit. staff
recommends that the garage area be increased to 18 feet in width by 20 feet in order to be comparable to
two (2) standard off-street parking spaces.
J
-I
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 lO,CA.).
Staff recommends screening the NC units with either landscaping or a knee wall. Show the location of the
NC pads on the site plan.
j Coordinate with the Public Works Department on the requirement I use of a dumpster enclosure. If
required, show the location of the dumpster and provide a dumpster enclosure detail. The dumpster
enclosure shall resemble with respect to the color and materials, the design of the principal buildings and
shall be integrated with other site elements (Chapter 9. Section lO.E.3.). On the site plan, place a note
indicating this requirement.
j Coordinate with the City Forester I Environmentalist regarding the installation of brick pavers and palm
trees within the D,S. I right-of-way,
/ Staff recommends creating a point of ingress I egress and a separate gate for pedestrian access only, which
connects to the sidewalk along Federal Highway.
J Staff recommends continuing the Y1: inch diagonal stucco scorelines around the entire building.
j Staff recommends installing a Bismarck palm tree at the northwest corner of the subject property in order to
match the existing landscaping in the median of Shore Drive. Staff also recommends substituting the
Montgomery palm trees with Foxtail palm trees.
A Ford Mustang, an Acura 3.2 CL, and a Ford Explorer are all over 15 feet in length and over five (5) feet
in width. The proposed dimensions of the one (1) car garage are adequate to have a car parked inside,
however, the placement and egress of the door that leads into the "Foyer" area would conflict with a parked
car. Staff recommends either making the garage larger in order to accommodate the space required for a
parked vehicle and the egress of the door or relocating the door so that the egress doesn't conflict the
parked car.
j
If possible and allowed by the Florida Department of Transportation, staff recommends creating on-street
parking along Federal Highway.
Staff recommends placing a Palm Tran bus shelter along Federal Highway. The shelter dimensions are
typically six (6) feet in width by nine (9) feet in length. A bus shelter can be incorporated into the design of
the privacy walL It the bus shelter is incorporated into the design of the privacy wall, the wall may be
larger than six (6) feet tall (similar to the lighted entry feature).
C:\My Docum",mslSite Plan_\Majnr\lst Revlew\MarU110Bay.doc
'k'e-",-,,~ ILe ISSv~,
/
DEPARTMENT OF DEVELOPMENT
BUILDING DIVISION
MEMORANDUM NO. 02-209
TO: Michael W. Rumpf
Director of Planning and Zoning
FROM: Timothy K. Large n~
TRC MemberlBuilding Division
DATE: September 30,2002
SUBJECT: Project - Merano Bay
File No. - NWSP 02-014 - 2nd 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.
Buildina Division (Site Specific and Permit Comments) - Timothv K. Larqe (561)
742-6352
1. Sheet A-1 - Pool House Front Elevation - shows a water feature and floor plan
shows a drinking fountain. Clarify. Drinking Fountain shall comply with 2001 Florida
Building Code, Section 11-4.1.3 (10)(A).
S/Development/Building Code Administrator/TRC/02/Meran Bay Z'd review
Page 10f1