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REVIEW COMMENTS DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 05-208 STAFF REPORT TO: Chair and Members Community Redevelopment Agency Board and City Commission FROM: Michael Rumpf Planning and Zoning Director Eric Lee Johnson, Ale? ~ Planner 0 November 2, 2005 THRU: DATE: PROJECT NAME/NO: Estancia at Boynton / NWSP 05-026 REQUEST: New Site Plan PROJECT DESCRIPTION Property Owner: HHC Boynton, LLC Applicant: HHC Boynton, LLC Agent: Mr. Carlos J. Ballbe / Keith & Ballbe, Incorporated Location: East side of South Federal Highway, approximately 400 feet south of Old Dixie Highway (3010 South Federal Highway / see Location Map - Exhibit "A") Existing Land Use: Low Density Residential (LDR), Moderate Density Residential (MoDR) and High Density Residential (HDR) Existing Zoning: R-1-AA Single Family Residential and PUD Planned Unit Development Proposed Land Use: Special High Density Residential (SHDR - 20 du/ac) Proposed Zoning: Infill Planned Unit Development (IPUD) Proposed Use: 30 townhouse units Acreage: :t2.643 acres Adjacent Uses: North: To the northeast, a developed single-family residence designated Moderate Density Residential (MoDR) and zoned R-1-AA Single Family Residential. To the northwest, a condominium development (Heritage Staff Report - Estancia (NWSP 05-026) Memorandum No PZ 05-208 Page 2 Club) designated High Density Residential (HDR) and zoned R-3 Multi- family Residential; South: To the southeast, two developed single family residences, the westernmost designated Low Density Residential (LDR) and zoned R-1-AA Single Family Residential, the easternmost lying in unincorporated Palm Beach County, designated MR-S Medium Density Residential and zoned RS Single Family Residential. To the southwest, the right-of-way of Bamboo Lane, then vacant property lying in Palm Beach County, designated CHIS Commercial High and zoned CG General Commercial; East: Developed single family residences designated Low Density Residential (LDR) and zoned R-1-AA Single Family Residential then the Intracoastal Waterway; and West: Right-of-way of Federal Highway, then developed property designated Local Retail Commercial (LRC) and zoned C-3 Community Commercial. PROPERTY OWNER NOTIFICATION Owners of properties within 400 feet of the subject site plan were mailed a notice of this request and its respective hearing dates. The applicant certifies that they posted signage and mailed notices in accordance with Ordinance No. 04-007. Site Characteristic: The subject property is comprised of three (3) irregular-shaped parcels all under the same ownership totaling approximately 2.6S acres. Parcels 1 and 2 are undeveloped and the easternmost portion, "Parcel 3", is primarily a finger canal of the Intracoastal Waterway. The developer intends to leave the canal intact and to utilize its square footage as a means to increase the allowable density. The subject property lies within Study Area V of the Federal Highway Corridor Redevelopment Plan. The survey shows that multiple easements have been dedicated throughout the site. The survey also shows the location of existing single-family detached homes (that once fronted on Virginia Gardens Drive) and new lot lines of previously platted lots of the "Dakota Lofts PUD". The project intent is to raze all buildings in order to construct townhouse buildings. However, one (1) existing single-family dwelling was not acquired by the developer and therefore, will not be within the scope of this project. However, access to the existing home would be preserved thereto via an easement through the subject project. Originally, the houses on Virginia Gardens Drive had direct access to Federal Highway. However, the developer acquired this private right-of-way and has it integrated into the design of the site plan. As a consequence, ingress I egress for the remaining single-family dwelling (located directly east of the subject property) will occur through the proposed site to Bamboo Lane. Additionally, it was learned that a water well previously served the single family dwellings at 2 Virginia Gardens Drive and 821 Bamboo Lane. This water well was considered a community well and unless there were underlying conditions or requirements such as deed restrictions granting water rights to the existing users, it was incumbent upon the Staff Report - Estancia (NWSP 05-026) Memorandum No PZ 05-208 Page 3 applicant to either install a new well to serve those residential dwellings or to connect the aforementioned dwellings to City water. Staff understands that 821 Bamboo Lane is in fact, connected to potable water and sanitary sewer. However, from a cursory review, it appears as though 2 Virginia Gardens Drive is still on well and septic tank. BACKGROUND Proposal: Mr. Carlos Ballbe, agent for HHC Boynton, LLC is proposing a new site plan for 30 townhouse units. The subject site was previously developed with the SunWah Chinese restaurant. On January 15, 2002 the City Commission approved the site for a residential townhouse project known as "Dakota Lofts". On February 28, 2002, the original owner applied for building permits but failed to submit actual permit drawings. Subsequently, the property was sold to a different developer who likewise, was unsuccessful in obtaining a building permit. The new developer proposed various changes to the floor plan and elevations drawings, necessitating a major site plan modification (MSPM 02-006). On January 21, 2003, the City Commission approved the developer's request for major site plan modification and accompanying Dakota Lofts Record Plat. Site plan approval is valid for one (1) year and it subsequently expired on January 21, 2004. No request for site plan time extension was ever submitted. It should be noted that any site improvements other than a single-family or duplex home on the subject property requires site plan approval. Now, the new property owner, HHC Boynton, LLC desires to develop the former "Dakota Lofts" project with additional units because they (as contract purchaser) were able to assemble additional lots along the former Virginia Gardens Drive. However, the newly assembled lots are classified and zoned for single family homes; not town homes. Additionally, subsequent to when the "Dakota Lofts" site plan was approved, the City created a more appropriate zoning district (the Infill Planned Unit Development - IPUD) in order to better accommodate infill development. The subject property is eligible for the IPUD zoning district because it is located within Study Area V of the Federal Highway Corridor Redevelopment Plan. Therefore, the developer is now requesting to rezone the entire property to IPUD. Therefore, approval of this project is contingent upon the approval of the corresponding request for land use change and rezoning (LUAR 05-009). Fee-simple townhouses are permitted uses in the IPUD zoning district. Under the Special High Density Residential land use category, the maximum allowable project density would consist of 52 dwelling units (density at 20 dwelling units per acre). The project proposes a total of 30 dwelling units, which equals a density of 11.35 dwelling units per acre. The entire project would be built in one (1) phase. 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 Palm Beach County Traffic Division has determined that the proposed residential project is located within the designated Coastal Residential Exception Areas of the county, Staff Report - Estancia (NWSP 05-026) Memorandum No PZ 05-208 Page 4 and therefore meets the Traffic Performance Standards of Palm Beach County. However, no building permits are to be issued by the City, after the 2007 build-out date (see Exhibit "C" - Conditions of Approval). The County traffic concurrency approval is subject to the Project Aggregation Rules set forth in the Traffic Performance Standards Ordinance. Utilities: The City's water capacity, as increased through the purchase of up to 5 million gallons of potable water per day from Palm Beach County Utilities, would meet the projected potable water for this project (project estimated to require a total of 13,560 gallons per day). Local piping and infrastructure improvements may be required, especially on the water delivery system for the project, depending upon the final project configuration and fire-flow demands. These local improvements would be the responsibility of the site developer and would be reviewed at the time of permitting. Sufficient sanitary sewer and wastewater treatment capacity is currently available to serve the projected total of 6,090 gallons per day, subject to the applicant making a firm reservation of capacity, following approval of the site plan (see Exhibit "C" - Conditions of Approval). Police I Fire: Staff reviewed the site plan and determined that current staffing levels would be sufficient to meet the expected demand for services. 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 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: An application for school concurrency has been submitted to the School District of Palm Beach County. No confirmation has yet been received. Therefore, no building permits may be issued until the School District of Palm Beach County confirms that adequate capacity exists to accommodate the proposed 30 dwelling units (see Exhibit "C" - Conditions of Approval). Driveways: The project proposes one main (1) point of ingress / egress to the subject site. This point would be located on Bamboo Lane. According to the survey, Bamboo Lane was previously dedicated as an ingress / egress easement (O.R.B. 14728, Page 512) for the surrounding neighborhood. The developer intends to improve the portion of Bamboo Lane that directly abuts the subject property. The site plan (sheet SP1 of 2) shows that the project entrance on Bamboo Lane would be located approximately 90 feet east from the paved portion of Federal Highway. Vehicles leaving the subject property would be allowed to make right (west) and left (east) traffic movements. However, Bamboo Lane is a dead end road and therefore, vehicles traveling east from the subject property would be minimal. The site plan proposes 22 to 24 foot wide drive aisles. The Typical Roadway sections show that the width of the travel lanes would vary between 11 feet to 12 feet, depending on their location. All internal roadways would accommodate two Staff Report - Estancia (NWSP 05-026) Memorandum No PZ 05-208 Page 5 (2) -way traffic movements. The site plan shows an emergency vehicle "T" Turn- around area, proposed north of the finger canal. This would allow fire trucks and service vehicles to successfully turn around at the project's dead-end street. These private streets, internal to the development, would conform to current engineering standards. Parking Facility: Two (2) and three (3) bedroom dwelling units require two (2) parking spaces per unit. The project proposes 30 three (3) bedroom units and a recreation facility. Therefore, based upon the above referenced number of units and the amenity, the project requires a total of 65 parking spaces. The site plan shows that each unit would have a two (2)-car garage, which would thus equate to providing 60 parking spaces. The first floor plan (sheet A6) shows that each garage would be dimensioned 22 feet - eight (8) inches in width and 21 feet in depth. The plan also proposes eight (8) off-street parking spaces. According to the Typical Parking Stall Detail, the 90-degree parking stalls would be dimensioned nine (9) feet in width by 18-feet in length. The handicap parking spaces would be dimensioned 12 feet in width (with extra 5-feet of striping) and 18 feet in length. Combining the garage spaces and the 90-degree spaces, the site plan would proVide for a total of 68 parking spaces or an excess of three (3) parking spaces. The applicant informed staff that it is their intent to provide an additional eight (8) parking spaces along Federal Highway. That proposition would be subject to Florida Department of Transportation (FDOT) review and approval. Landscaping: The site plan tabular data (sheet SP1 of 2) indicates that 0.77 acres or 29.06% of the site would be pervious surface. According to the Land Development Regulations, the IPUD zoning district requires 200 square feet of usable open space per dwelling unit. The plans propose 30 dwelling units and therefore, 6,000 square feet of usable open space would be required. The land earmarked for the recreation area in conjunction with eligible portions of the pervious surfaces brings the plans into compliance with this usable open space requirement. The recreation area alone constitutes over 87% of usable open space. The landscape plan would provide a total of 81 canopy trees, 127 palm trees, and 1,065 shrubs, 2,312 groundcover plants, and 147 accent plants. The Plant List (sheet L-2 of 3) indicates that 97% of the canopy trees, 60% of the palm trees, and 50% of the shrubs would be native species. The site plan (sheet SP1 of 3) shows that the western landscape buffer would be at least 20 feet in width at its narrowest point. This landscape buffer would be adjacent to Federal Highway. The landscape plan shows that this buffer would consist of Live Oak, Foxtail palm, Silver Buttonwood hedge, Evergreen Giant, Wax Jasmine, Crinum Lily, Simpson Stopper, Indian Hawthorne, and Dwarf Crown of Thorns. The landscape plan also shows that a six (6) foot high perimeter fence (with 6-foot high decorative columns) is proposed within this buffer, which would be installed close to and running parallel with the west property line. Each unit would have pedestrian access directly to Federal Highway. All pedestrians would pass through an entry gate. The gates would be iron and the decorative columns with their precast caps would have a smooth stucco finish. The Elevation Cross Section of Federal Highway Buffer (sheet L-3 of 3) illustrates a street level view of Staff Report - Estancia (NWSP 05-026) Memorandum No PZ 05-208 Page 6 Federal Highway. The cross section shows that Live Oak trees and Foxtail palm trees would be installed at 16 feet in height, Royal palm trees at 26 feet in height, and Cabbage palms at 20 to 30 feet in height. The plant material (and their specifications) proposed on the cross section supersedes the same on the landscape plan and a revised landscape plan will be required at the time of permitting as a result of the discrepancy between the two (see Exhibit "C" - Conditions of Approval). The site plan (sheet SP1 of 3) shows that the south landscape buffer, adjacent to Bamboo Lane would be approximately seven (7) feet in width. This buffer would contain a solid, six (6) foot tall wall with decorative columns and the following plant material: Highrise Live Oak, Palatka Holly, Purple Glory tree, Foxtail palm, Simpson Stopper, Crinum Lilly, Indian Hawthorne, and Dwarf Crown of Thorns. As part of the improvement proposed to Bamboo Lane, the existing landscape median would be enhanced with 23 Dwarf Schefflera, 25 Crown of Thorns, and 25 Indian Hawthorne installed within. The site plan (sheet SP1 of 3) shows that the north landscape buffer would be approximately six (6) feet in width at its narrowest point. It should be noted that Areca palm trees and a 10-foot tall Ficus hedge were previously installed along the south property line of the abutting property to the north. However, the following plant material is proposed within the north landscape buffer of the subject property: Royal palm, Buttonwood, Gumbo Limbo, Purple Glory tree, Cat palm, Red Ginger, Dwarf Schefflera, and Dwarf Firebush. A wall is proposed along the western half of the north property line. The site plan (sheet SP1 of 3) shows that the east landscape buffer would be 20 feet in width at its narrowest point. The landscape plan shows that Highrise Live Oak, Cabbage palm, Gumbo Limbo, Palatka Holly, Fahahatchee grass, Redtip Cocoplum, and Sword fern are proposed within this buffer. The main objective of this buffer is to serve as a barrier between the subject property and the adjacent single-family homes. Staff has concerns over the deciduous nature of the Gumbo Limbo and therefore recommends substituting them with another type of native, canopy tree such as a Paradise tree or Mahogany (see Exhibit "C" - Conditions of Approval). The Typical 4, 5, and 7 Unit Landscape Plans (sheet L2 of 3) depict the use of Indian Hawhthorne, Silver Buttonwood hedge, Wart Fern, Redtip Cocoplum, Crinum Lily, and Tibouchina. The pool area would have Coconut palms on each side. Building and Site: As previously mentioned, the applicant is requesting to rezone the property to the IPUD zoning district with a density of 11.32 dwelling units per acre. The maximum density allowed by the Special High Density Residential land use classification is 20 dwelling units per acre. The 30 dwelling units are proposed within six (6) separate buildings on the 2.65-acre site. Each building would contain a varying number of dwelling units, ranging from four (4) units to seven (7) units. The unit plans (sheet A.13.0 through sheet A.16.0) show the size of each unit, ranging from 1,931 square feet to 2,372 square feet of "under roof area". Staff Report - Estancia (NWSP 05-026) Memorandum No PZ 05-208 Page 7 The IPUD zoning district allows buildings to reach a maximum height of 45 feet, however, a lesser height could be imposed for better compatibility with adjacent properties. All buildings would be three (3) stories in height, the tallest of which, would be 36 feet - six (6) inches in height, measured at the mid-point of the pitched roof. The elevations do not indicate the height to the peak of the roof. The IPUD zoning district contains no specific minimum building setback requirements other than mirroring the setbacks of adjacent zoning districts. The required setbacks, most important to this project, would be those required along the east property line. The abutting property to the northeast is zoned R-1-AA and requires a side yard setback of 10 feet. The site plan is proposing a 20-foot building setback at the northeast corner of the property. The abutting property to the southeast is also zoned R-1-AA. Likewise, it has the same side setback requirement (10 feet). However, it appears as though the existing single-family detached home on the abutting property to the southeast is non-conforming because there is no side yard setback. This non-conforming status of the abutting neighbor to the east would not be an issue for the current developer because Building #3 would be setback 23 feet from the east property line; it needs to be setback only 10 feet from the east property line. The abutting multi-family development to the north is zoned R-3. The required setbacks along the north property line that are pertinent to the Estancia project would be as follows: Side- 20 feet and Rear - 40 feet. To comply, the site plan shows the buildings of the subject property would be setback between 20 feet at its narrowest point to nearly 40 feet at its widest point from the north property line. The site plan shows that the buildings would be setback 20 feet from the west property line (along Federal Highway). Buildings #1 and #3 would be setback 35 feet from the south property line (along Bamboo Lane). On the site plan tabular data, the setback table indicates that the parcel setbacks would be 20 feet from the west property line, 15 feet from the north property line, 30 feet from the south property line, and 10 feet from the east property line. This does not coincide with the aforementioned setback information and as a consequence, must be rectified to match each other at the time of permitting (see Exhibit "C" - Conditions of Approval). The unit setbacks within each parcel boundary are proposed as follows: Front, Rear, and Sides - five (5) feet. No individual swimming pools are proposed but a note on the site plan indicates that screen enclosures would be permitted, such as long as they do not go beyond the building envelop. The second story balconies would be approximately three (3) feet deep and extend into the front setback. This encroachment would only occur within the setback proposed along Federal Highway. The recreation area would be located at the eastern portion of the property abutting the finger canal and flanked by the townhouse buildings on the north and south sides. It would include a cabana and a swimming pool. The clubhouse elevation (sheet A-17) does not indicate the roof height but shows it as a one (l)-story structure. Staff Report - Estancia (NWSP 05-026) Memorandum No PZ 05-208 Page 8 Design: The proposed buildings and clubhouse resemble a modern Spanish-Mediterranean design with textured stucco finish, decorative shutters, outriggers, and S-tile roof. The elevations show that each building would have decorative garage doors, tile inlays, and wall mounted lighting fixtures. The project proposes multi-colored buildings consisting of the following Sherman Williams paint: Color code Color Location SW# 6686 Light yellow Main wall SW# 6339 Tan Main wall SW# 6673 Yellow Main wall SW# 6355 Light Brown Main wall SW # 6962 Purple Shutters The elevations of the clubhouse (sheet A17) show that it would have the same S- tile roof as the townhouse buildings. The clubhouse would be painted yellow and would have an aluminum gate with self closing and latching doors to meet requirements of the Florida Safe Pool Act. The plans propose one (1) type of outdoor freestanding lighting fixture. The Type "A" Light Pole detail on the photometric plan detail (sheet PH1 of 1) indicates it would be 18-feet in height and made of round aluminum. Each pole would be painted black and have a decorative lamp. The photometric plan demonstrates that lighting levels would be adequate and not "spill" over onto adjacent properties. Pursuant to Chapter 2, Section 5.L.4.g.(1) of the Land Development Regulations, project compatibility is judged on how well the proposed development fits within the context of the neighborhood and abutting properties. Attached is a letter-sized sheet that illustrates building heights, setbacks, and plant material. Staff determined that the original Dakota Lofts site plan met the intent of the code, and this generation of plans (Estancia) surpasses the quality of the former. Signage: The Landscape Feature detail on sheet AD.1 shows that an "Estancia" sign is proposed on the entry wall at the southwest corner of the property. The detail shows that it would be aluminum, black powder-coated lettering with uplighting. No dimensions or font types were indicated on the sign detail. The sign is limited to six (6) feet in height and 32 square feet in area pursuant to Chapter 21, Article IV, Section 1.D. of the Land Development Regulations (see Exhibit"C"- Conditions of Approval). RECOMMENDATION: Staff has reviewed this request for new site plan approval and is recommending approval, contingent upon the successful request for land use amendment / rezoning (LUAR 05-009) and subject to satisfying 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. S:\Planning\SHARED\WP\PROJECfS\Estancia @ Boynton Beach\NWSP 05-026\Staff Report.doc LOCATION MAP Estancia at Boynton Beach (f.k.a. Dakota Lofts) City Limits BAMsee~Ltr""",. 160 80 o Exhibit A N 160 Feet A EXHIBIT B @ ~ I ~ I ~ S1 .. j ~ -..-..-..-..7t /. ~~ i ~' .: I ~, ~~ \ t.o~ ,~ 1; i~ 1M i i .It,c,..~ j dJlf~-'fi . . jj!W~i I -~..,: . ! i ! i I i i i i i i i i i i r ... .~ 'i ,--.--\, , ~ {,~ 'i ~~~ !~ ; :~~ IN li~~~ .... ..- ~ ~~~~ ~ 8~~ .. ai !~ i i i i ! 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(23~) 262-1611 F'<HIBIT B ~ ~~ ~ . , ~~ ~I. g 2;0 .;~. m ~ ~ ~ n; ~~~ ~ ~ci ~- .~~ n i~~ Ii " [Q] " " !]J[][][][J] []][J][][J][J] E [][][J][][J In : [J][][J][] · [J][J][J][J] (p [J][J][] -I · [J]DlDl[] m I~~ ~l r il m IP.\ ~It> r' [ m -I; ,- ~ .'- ,'O~ n J .1, 'I' 'r ~Z; m~ 1 [ ~~~~ ~ l,'l . ~ . : .~~ ~I~~ ~ * p ~ " ~ ~ ~ RANDALL ~I ~ ~X2fE~I TI-I5 5~TANCiA 6o\jnton 6each, 1=1- H,C,C, 6o~nton, I-I-C 'Swinton Ave. Delra~ 6eacn, FL 33444 (:;61) 243-0''=l9 Naples, FL (23':lJ 262-1611 I.W.I_11Ii1lll...____.... ~VIe.[ON.;. 6'( DATE I .~ ,0 ~' . Q ., ~i; ~r 1 ~m "' (p o m DI r m \ (p~ o ~ -I [ m-Z -I{\=i ~V-1 ~Z~ GI(prn 1 ~m "' I I~ I ~ IhIrD I .~ l i i ! [IIIJD ~; .~ ~~ .. ;z ~~ ( ~m i~'l ~~ . h, i~'a iih \ ~ I~ ~I~ ~ ; ij ~!~ i ~ ~I~ ~; ;1; HH ~, i '61~ EXHIBIT B ~~~ a~~ ~~~ '.~. ~~~ t~ ~~~ a~~ ~~" ~J ~O. m8~ .~~ 3-{!; ..lll.._tMl_I_...II........I.1Ila1l11l..1I.1.1I_...IIIl......__.U1111l1.1I1_...!-.....II.___Il..__ltll...H........._llar__...II_III_'_...'.IIIIf......_.._._.r._:lll'lIIf_..(_'lI"lI_ft~."I.t. RE'/1510N5 Y DATE ~ RANDALL ~ ~X9fE~I TI-I5 50TANCIA 6o\:jnton 6ea ch, 1=.. ...,CC, 6o\:jnton, ....C 42 N. Swinton Ave, Pelra~ 6edCl'1, FL 3.3444 ('561) 243-01~<:i Napie6. FL (23-:) 202-1611 EXH\B\T B ~ NORTHBOUND 'I . j! I I i gg' , I ~ 'I~~.' '11111 ~ Il ~ J IIi in iii ill ~, I !Ii 1:1 h II ~ n m I "I ~ i m () > ~ '!; ~ z ~ > ~ l'{ ~ ~ ~ ~ ~~ i ~ ~ n p; " ~ !l l1! =i i !I!'l ;1 l ~ , 2 ~ I.d II ! .. lill I I Il ~ i;1 !' ~ i~ ~5! ~ . 2 ... EB .Ii r ffi ;h ll~ i~ 1;;0 OJ m ~ iih ""~> ro m ~ .~ o ' .q ll~~ l> ~:~ Uii ~2 "''''", r () ~ ! ~~S r-l> ,I ~~ \)J ~ .!-I n n~ ~n " .. ""'" r j:;: ~ ~ CD) EXHIBIT B E' I Ir--- , 'J .'! Ii , , I: ~ ~ r- (0 (p -11 Ill] 0 ~r [ ~o~ " ' "0 -j : I ~ E ~I~; _lIIM(_III..",,___..S. REvl$ION5 6"" ATE T!-I5 5&T toNe I to 6o~nton 6eac:h, FL ""C,C, 6o~nto..,. LLC 42 N. ';wlnton Ave, Delra~ Beach FL 33444 (!?0i) 243-01<::l9 Ndples, FL \ 23'3) 262.16i1 (p m o o z o (j\ () ~r [ mo~ - ~ .~o j . ' 11 ~I~; EXHIBIT B ~ n '0 ~ 'c IT ~ lEEEJJ i:rl rn. D ~--- OJ ( :;:'1'(: ) ;.. _ ' '=" '=" (0 ~ :.::.,~.::.,",.::.:: ~ ' , , '" . --- ~, r OJ W-~-,~, ;:'f, ..'( ) \ ''-_000.;(1,.. ", .-.. ,- - - (CTl '---' ' T--I ..__I!JI_I_.II...11H......I..11II1.I1HI.....U_.._IIIIl..f..__.....UIllll....1I,'..IIIIf...__III1JIIB..tfi_"-__III.._..eQf__..tl_IIIl_I_llalaIllUI...__._._.fll__Q1f.lll_(_CS....,..__,.,. ~v151ON5 'f ATE '" ~ ~ ~ ~ -L RANDALL ~ ~X9fE~I THE 50TANCiA 6o\!nton 6each, Fl.. ~,c,c, 6o\!nton, 1..1..C 42 N. Sulint.ol'1 Ave, Delrd~ eedch. FL 33444 [~61J :;!43.0'~~ Naples. Fl (23S) 262.1611 )> OJ ~ (n, ',-" -I I ~ o ~I 1J111 n ' ~r [ mo~ _ -1 >:0-1 , -( 1 ~m; f'l EXHIBIT B '"' l != 1~c::J~~ Irl eo \:7J-~ ~ ~ -1; ~ 1- .~.. 9 LJ::!-~ rXC7 ,-- , Il:014l~::~ - ~ ~ 1- fi) fi) '1 Iii CCJ I@ 06@ I r6?l ~c::J ~ I rl eo \:7 LfL .' ~ L (\ ~/11- lH - [~:,=J p ,~ =,~==~\' ,---- LJ' ~ D':= i '~.'l1Inf:i L~ lEi ': ! 1- nonnnn_mJ IUf (j)'" fi)' 1 eil CCJ I W CJJ;t@] .' t=J 'NC> ~__, ~ :=)~ I ~ B~ If ~ 8~' ~ ~ l~'\ ~,J I~ , c=J -t- I---- ---, === ~ =_,,6"'> ~" ~~~ 7 ~ '~1 011 ~i IYI~ -I ~ ~l Ii ~i ~, i I", I~ '~ P r 'mm'm____' fi) fi) '1 LJ.J CCJ I~CJCJ @l --<. - . ~ ~ 17 I~ CJCJI@1 I~CJCJ@)I ~ i:::,~ ! >------ ' ~I t;;) )> OJ O} me ~~~ ~ ~~ ~ ~ ~I g: .1 H.ii i _11.1_.11..11....._.....,. REVISIONS yr ATE ~ "-../ ~ RANDALL , ~X2fE~I Tl-le e&TANCiA 60"MtOM 6each, 1='- H ,C,C, 60"MtOM, ,-LC 42 !'>l, Swinton Ave, Deir.3'::j Sed en, FL 33444 (:'61) :;l....3-~1~~ Naples, FL (239) 262.1611 EXHIBIT "C" Conditions of Approval Project name: Estancia at Boynton File number: NWSP 05-026 Reference: 3rd review plans identified as a New Site Plan with a September 27,2005 Planning and Zoning Department date stamp marking. .. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: None I Comments PUBLIC WORKS - Traffic I I I ENGINEERING DIVISION Comments: 1. Upon satisfactory Commission approval of the site plan, the applicant shall enter the plat process through the City's Engineering Division. A preliminary plat application may be initiated during the site plan review to expedite issuance ofthe Land Development Permit. 2. The existing Boundary Survey is an augmented version of the Dakota Lofts record plat (recorded in P.B. 97, Pgs. 132-134, on 3/11103); a new record plat will be required to reflect the new Site Plan and additional land to be incorporated into the development. 3, Full drainage plans, including drainage calculations, in accordance with the LDR, Chapter 6, Article IV, Section 5 will be required at the time of permitting. 4. Paving, Drainage and site details will not be reviewed for construction acceptability at this time. All engineering construction details shall be in accordance with the applicable City of Boynton Beach Standard Drawings and the "Engineering Design Handbook and Construction Standards" and will be reviewed at the time of construction permit application. UTILITIES Comments: 5, All utility easements and utility lines shall be shown on the landscape plans (as well as the Water and Sewer Plans) so that we may determine which appurtenances, trees or shrubbery 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 COA.doc 10/21/05 2 DEPARTMENTS INCLUDE REJECT the authority to remove any trees that interfere with utility services, either in utility easements or public rights-of-way. 6. Palm Beach County Health Department permits will be required for the water and sewer systems serving this project (CODE, Section 26-12). 7. Fire flow calculations will be required demonstrating the City Code requirement of 1,500 g.p.m. (500 g.p.m. some residential developments) with 20 p,s.i. residual pressure 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)), 8. 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 seven (7) days of site plan approval, whichever occurs first. This fee will be determined based upon final meter size, or expected demand, 9. 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, 10. Utility construction details 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. FIRE Comments: None POLICE Comments: None BUILDING Comments: 11. Indicate within the site data the type of construction of each building as defined in 2004 FBC, Chapter 6. 12. Indicate within the site data the occupancy type of each building as defined in 2004 FBC, Chapter 3. COA.doc 10/21/05 3 DEPARTMENTS 13. Place a note on the elevation view drawings indicating that the exterior wall openings and exterior wall construction comply with 2004 FBC, Table 704.8, or 2004 FBC, Residential, Section R302.2. Submit calculations that clearly reflect the percentage of protected and unprotected wall openings permitted per 2004 FBC, Table 704.8 or 2004 FBC, Residential, Section R302.2. 14. 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 ASCE 7, Chapter 6, and the provisions of 2004 FBC, Section 1609 (Wind Loads). 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. 15. Every building and structure shall be of sufficient strength to support the loads and forces encountered per the 2004 FBC, Section 1607 and Table 1607.1. Indicate the live load (pst) on the plans for the building design. 16. Buildings three-stories or higher shall be equipped with an automatic sprinkler system per F.S. 553.895. Fire protection plans and hydraulic calculations shall be included with the building plans at the time of permit application. 17. At time of permit review, submit signed and sealed working drawings of the proposed construction. 18. CBBCPP 3.C.3.4 requires the conservation of potable water. City water may not, therefore, be used for landscape irrigation where other sources are readily available. 19, A water-use permit from SFWMD is required for an irrigation system that utilizes water from a well or body of water as its source. A copy of the permit shall be submitted at the time of permit application, F.S. 373.216. 20. If capital facility fees (water and sewer) are paid in advance to the City of Boynton Beach Utilities Department, the following information shall be provided at the time of building permit application: A The full name of the project as it appears on the Development Order and the Commission-approved site plan, B If the project is a multi-family project, the building number/s must be provided, The building numbers must be the same as noted on the Commission-approved site plans. C The number of dwelling units in each building, D The number of bedrooms in each dwelling unit. E The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article II, Sections 26-34) INCLUDE REJECT COA.doc 10/21/05 4 DEPARTMENTS INCLUDE REJECT 21. At time of building permit application, submit verification that the City of Boynton Beach Parks and Recreation Impact Fee requirements have been satisfied by a paid fee or conveyance of property. The following information shall be provided: A A legal description of the land, B The full name of the project as it appears on the Development Order and the Commission-approved site plan. C If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. D The number of dwelling units in each building. E The total amount being paid. (CBBCO, Chapter 1, Article V, Section 3(f)) PARKS AND RECREATION Comments: 22. Recreation and Parks Impact Fee is $23,130 and should be paid prior to the issuance of the first permit. FORESTER/ENVIRONMENTALIST Comments: 23. The plant material (and their specifications) proposed on the Cross Section of Federal Highway Buffer supersedes the same as shown on the landscape plan and therefore, a revised landscape plan will be required at the time of permitting. 24. Three (3) Gumbo Limbo trees are proposed at the northeast comer of the property, adjacent to the single-family home. While Gumbo Limbo trees provide a large canopy, staff still has concerns over the deciduous nature of them and their ability to effectively buffer year-round. Therefore, recommends substituting these three (3) particular trees with another type of native, canopy tree, such as a Paradise, Red Cedar, Hex, or Mahogany tree or a combination. PLANNING AND ZONING Comments: 25. Because there are multiple lots, a unity of title will be required to join the lots together, This shall be executed prior to the issuance of a building permit. 26. Approval of this project is contingent upon the approval of the accompanying request for land use amendment / rezoning (LUAR 05-009), COAdoc 10/21/05 5 DEPARTMENTS INCLUDE REJECT 27. The project must obtain approval from the School District of Palm Beach County regarding school concurrency prior to the issuance of a building permit. It would be preferable to have this approval prior to the Community Redevelopment Agency Board meeting. 28. On the site plan tabular data (sheet SPI of 2), indicate that the project requires 65 parking spaces rather than 62 parking spaces, Also, correct the tabular data on the on the site plan prepared by Randall Stofft Architects (sheet AO.I) so that it matches sheet SP 1 of 2. 29. On the site plan tabular data, the setback table indicates that the parcel setbacks lines would be setback 20 feet from the west property line, 15 feet from the north property line, 30 feet from the south property line, and 10 feet from the east property line. This does not coincide with the aforementioned setback information and as a consequence, must be rectified to match each other at the time of permitting. 30. All new docks would require approval from the U.S. Army Corps of Engineers. If an IPUD is located with frontage on the Intracoastal Waterway, conditions of approval shall include a deed restriction requiring that any marina or dockage built will not exceed in width, the boundaries of the project's actual frontage on the water, regardless of what any other governing or permitting entity may allow or permit (Chapter 2, Section 5,L.4.g.(3)). 31. The sign is limited to six (6) feet in height and 32 square feet in area pursuant to Chapter 21, Article IV, Section 1.D. of the Land Development Regulations. 32. A condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Provide formal agreements between the developer and the adjacent property owners regarding the current and proposed water service. This directly relates to those adjacent single family residences currently receiving water service from a well that is located on the subject property. 33. A condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Provide formal agreements between the developer and the adjacent property owners regarding the continued use of existing docks located on the finger canal of the subiect property. 34. All elevation pages shall indicate the paint color name and corresponding color codes. Staff recommends using a color schedule (Chapter 4, Section 7.D.), 35. In order to ensure proper maintenance of the buffer areas, staff recommends converting them from private property to "buffer tracts" that would be owned and maintained by the Home Owners' Association. COA.doc 10/21/05 6 DEPARTMENTS INCLUDE REJECT 36. Staff recommends enhancing the south fayade of the southernmost building proposed along Federal Highway with additional elements, such as faux windows, faux balcony, score lines, decorative shutters, awnings, and / or inlays. ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY BOARD COMMENTS: Comments: 37. To be determined. ADDITIONAL CITY COMMISSION COMMENTS: Comments: 38. To be determined, MWRlelj S:\Planning\SHARED\WP\PROJECTS\Estancia @ Boynton Beach\NWSP 05-026\COAdoc Johnson, Eric From: Sent: To: Subject: Mazzella, Pete Thursday, October 20, 2005 5:03 PM Johnson, Eric RE: Estancia (fka Dakota Lofts) Eric 2 Virginia Gardens Drive appears to still be on well and septic tank. I'm really not sure where their well is located. That parcel does not appear to abut the former Dakota Lofts site. Are we sure that their well is located on the subject site? The neighboring homes do have water and sewer service, so this may be a situation in which the owner just does not want to connect. Pete --mOriginal Messagenm From: Johnson, Eric Sent: Tuesday, October 18, 2005 1:26 PM To: Mazzella, Pete Subject: RE: Estancia (fka Dakota Lofts) Thanks, Eric nmOriginal Messagenm From: Mazzella, Pete Sent: Monday, October 17, 2005 3:40 PM To: Johnson, Eric Subject: RE: Estancia (fka Dakota Lofts) Eric I'll have to look into 2 Virginia Gardens Drive. l've already confirmed that 821 Bamboo Lane is on city water. Pete -----Original Messagenm From: Johnson, Eric Sent: Monday, October 17, 2005 1:55 PM To: Mazzella, Pete Subject: RE: Estancia (fka Dakota Lofts) The previous staff report indicated the water well served the houses at 2 Virginia Gardens Drive and 821 Bamboo Lane. What is status on those 2 homes? Have they been connected to city water? Thanks, Eric --mOriginal Messagenm From: Mazzella, Pete Sent: Friday, October 14, 2005 3:01 PM To: Johnson, Eric Cc: Breese, Ed Subject: RE: Estancia (fka Dakota Lofts) Eric The only homeowner I'm aware of that had a well on the SunWah property was Mrs, Fried, living at 821 Bamboo Lane, Her home has been connected to City Water. Mr. Jarvis at 810 Bamboo Lane has also connected to City water, but I don't believe his well was on the SunWah property. Do you have any other names or addresses I should look at? Pete 1 -----Original Message----- From: Johnson, Eric Sent: Friday, October 14, 2005 2:53 PM To: Mazzella, Pete Cc: Breese, Ed Subject: Estancia (fka Dakota Lofts) Pete, I'm just working on the conditions of approval for the Estancia site plan, As you can recall, the subject property was approved for 18 townhomes known as Dakota Lofts(formerly Sun Wah restaurant). During the public hearings when Dakota Lofts was reviewed, there was a real issue with the potable water situation. Some abutting homeowners claimed that they had water wells on the old Sun Wah property. I guess the intent was that the developer for Dakota Lofts was going to hook everyone up to potable water and sanitary sewer service. At the time, the CRA made the following condition of approval: A condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Provide formal agreements between the developer and the adjacent property owners regarding the current and proposed water service. This directly relates to those adjacent single family residences currently receiving water service from a well that is located on the subject property. Can you confirm that all these homeowners are connected or that these agreements are in place? Please advise. Thanks, Eric Johnson 2 Johnson, Eric From: Sent: To: Subject: Immler, Matt Thursday, October 20, 2005 4:49 PM Johnson, Eric RE: Estancia NWSP 05-026 Confirmed, From: Johnson, Eric Sent: Thursday, October 20, 2005 4:25 PM To: Immler, Matt Cc: Breese, Ed Subject: Estancia NWSP 05-026 As you know, the Estancia site plan (NWSP 05-026), which was the former Dakota Lofts site plan, is proposing 30 townhouse units. The subject property is located at 3010 South Federal Highway, Please confirm that police services are available for concurrency purposes. Thank you for your assistance in this matter. Sincerely, Eric Johnson, AICP Planner 1 ~ Johnson, Eric From: Sent: To: Cc: Subject: Mazzella, Pete Friday, October 14, 20053:01 PM Johnson, Eric Breese, Ed RE: Estancia (fka Dakota Lofts) Eric The only homeowner I'm aware of that had a well on the SunWah property was Mrs. Fried, living at 821 Bamboo Lane. Her home has been connected to City Water. Mr. Jarvis at 810 Bamboo Lane has also connected to City water, but I don't believe his well was on the SunWah property. Do you have any other names or addresses I should look at? Pete -----Original Message----- From: Johnson, Eric Sent: Friday, October 14, 2005 2:53 PM To: Mazzella, Pete Cc: Breese, Ed Subject: Estancia (fka Dakota Lofts) Pete, I'm just working on the conditions of approval for the Estancia site plan. As you can recall, the subject property was approved for 18 townhomes known as Dakota Lofts(formerly Sun Wah restaurant). During the public hearings when Dakota Lofts was reviewed, there was a real issue with the potable water situation. Some abutting homeowners claimed that they had water wells on the old Sun Wah property. I guess the intent was that the developer for Dakota Lofts was going to hook everyone up to potable water and sanitary sewer service. At the time, the CRA made the following condition of approval: A condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Provide formal agreements between the developer and the adjacent property owners regarding the current and proposed water service. This directly relates to those adjacent single family residences currently receiving water service from a well that is located on the subject property. Can you confirm that all these homeowners are connected or that these agreements are in place? Please advise. Thanks, Eric Johnson 1 K&B INC KEITH & BALLBE, INC. Consulting Engineers 2201 West Prospect Road, Suite 100 Fort Lauderdale, Florida 33309 Phone (954) 489-9801 Fax (954) 489-9802 >-;J 2 7~' .._\.', September 21,2005 Mrs. Sherie Coale Planning and Zoning Division CITY OF BOYNTON BEACH 100 East Boynton Beach Boulevard Boynton Beach, Florida 33425-0310 Re: ESTANCIA AT BOYNTON Project Number 25-06-17 Dear Mrs. Coale: Pursuant to the first review comments received for the above referenced project, following please find our response: PUBLIC WORKS - General 1. Buildings no. 4 & 5 has been relocated to increase the turn around area for Solid Waste access. The proposed configuration meets the City of Boynton "45' Shunt" turn around table 18.2.2.5.4. PUBLIC WORKS - Traffic 2. Traffic report has been previously submitted to your office. 3. Owner has agreed to pave Bamboo Lane. Improvements are shown on the plans. 4. Owner has purchase the additional land to build Virginia Gardens Drive. Plans have been revised accordingly. 5. See landscape comments. ENGINEERING DIVISION 6. Information statement. 7. Information statement. 8. Information statement. 9. Information statement. 10. Information statement. 11. Information statement. UTILITIES 12. Information statement. 13. Information statement. 14. Information statement. 15. Information statement. 16. Information statement. 17. Information statement. FIRE No comments. POLICE No comments. BUILDING DIVISION 18. See architect comments. 19. See architect comments. 20. See architect comments. 21. See architect comments. 22. See architect comments. 28. Information statement. 29. See landscape architect comments. 23. Information statement. PARKS AND RECREATION 24. See landscape architect comments. 25. See landscape architect comments. 26. See landscape architect comments. 27. Information statement. FORESTER/ENVIRONMENTALIST 28. See landscape architect comments. 29. See landscape architect comments. PLANNING AND ZONING 30. Information statement. 31. Information statement. 32. Information statement. 33. Adjacent properties zoning and land use has been added to the plans. 34. Information statement. 35. Information statement. KEITH & BALLBE, INC. 36. Concurrency review form has been submitted to the School District; approval will be provided as soon as it becomes available. 37. Traffic analysis has been submitted to the City for approval. 38. Ingress/egress easement on Bamboo Lane has been added to the plans. 39. Owner has acquired land to construct east-west drive. 40. Townhomes are fee simple. Plan has been prepared showing lot lines. Please refer to site geometry plan. 41. Information statement. 42. See architect comments. 43. Open area calculations are shown on the site data tables. We have added the open space areas to the Site Geometry plan and revise the site data tables accordingly (see bold numbers). 44. Information statement. 45. Water mains have already been installed by the previous owners of the property. It is our understanding that the adjacent property owner are already connected to the existing water mams. 46. Owner is in the process of obtaining an agreement with the adjacent property owners regarding the usage of the existing docks. Agreement will be submitted as soon as it becomes available. 47. Bamboo Lane has been identified on the drawings. 48. Segment of Bamboo Lane which will be improved by the Owner has been identified on the drawings. 49. Improvements made to the entryway of the development have been shown on the plans. 50. See landscape architect comments. 51. Maximum building height is shown on the site data table. 52. See architect comments. Also, air condition unit locations have been added to the site plan. 53. See architect comments. Also, mail kiosk location has been added to the site plan. 54. Detail of proposed light poles is shown on the photometric plans. 55. Color swatches will be provided by separate cover. 56. Enclosed please find a copy of the color renderings. 57. Exterior finishes have been added to the elevations. 58. Buffer areas have been converted to "common area" tracts which will be maintained by the Homeowners's Association. Please refer to the site geometry plan. 59. See landscape architect comments. 60. See architect comments. 61. See landscape architect comments. KEITH & BALLBE, INC. Attached please find the following information for your review and approval: 1. Twelve copies of the revised site plan (full sets including all pages originally submitted). 2. Seven copies of the written responses consisting of a list briefly summarizing how each comment has been addressed on the revised plans. 3. One reduction (8.5" x 11 ") of the proposed site plan package. 4. One disk with the site plan package in digital format (PDF). 5. Color elevations and renderings. If you have any questions or require any additional information, please do not hesitate to call our office. Sincerely, KEI-rE, INe. '. \ Carlos j\\Ballbe, P .E. ~ cc: Garrett Graue, HHC BOYNTON, LLC KEITH & BALLBE, INC. RA NO ALL STOFFT ARCHITECTS September 21, 2005 Re: The Estancia, Boynton Beach In response to the second review comments dated 09/2/05, we have addressed the architectural comments as follows: 18. Notes have been provided on sheets AO.l, A4, A5, A5.2, A9, A 10, All, and A15 19. A note has been provided on AO.I stating the 140 mph wind requirement. 20. A note has been provided on AO.l referencing section 1601.2.1 and table 1604.1 21, All buildings will be equipped with automatic sprinklers and a note has been provided on sheet AO.l referencing F.S. 553.895 42. A detail of the buffer wall and pool fence enclosure has been provided on sheet AO,l 52. Air condensing units have been located on the site plan sheet AO.l 53. Mailbox kiosks have been located at the covered entrance to the pool area. They can be found on sheet AO,l 60, The elevations have been addressed and now show more detail. We have provided tile inlays on the 3 floor and there has been another stucco band applied on the second level. Decorative shutters have been added to the elevations. On the first floor we have introduced arched windows similar to the elevation facing Federal Highway. Thank you, Brian Bullock 42 N, SWINTON AVENUE, SUITE 1 . DELRA Y BEACH, FLORIDA 33444 PHONE: 561.243,0799. FAX: 561.243.0299. EMAIL: STOFFT@BELLSOUTH.NET ... II A. GRANT THORNBROUGH & ASSOCIATES LANDSCAPE ARCHITECTURE and LAND PLANNING 132 NORTH SWINTON AVENUE, DELRA Y BEACH, FLORIDA 33444 9/20/05 RE: Estancia, Boynton Beach, Florida - 3rd Review Comments TO: Planning and Zoning, City of Boynton Beach Public Works - Traffic 5. The Live Oak trees along Bamboo Lane and the internal roadways have been changed to East Palatka Hollies or High Rise Oaks. Utilities 12. The utility easements have been shown on the landscape plan. Parks and Recreation 24. Simpson Stopper's botanical name has been changed to Myrcianthes fragrans. 25. The shrubs have been specified to 24" ht., 24" spr., at time of planting. 26. The irrigation notes indicate that the irrigation coverage will be 110% Forester /Environmentalist 28. An elevation cross section has been added to the plans. This elevation is from the south looking north. Another elevation is shown showing the front elevation of the building from Federal Highway. 29. A note has been added to the plans stating that all trees and palms should receive irrigation from a bubbler source. Planning and Zoning 38. The Bamboo Lane median has been enhanced with shrubbery and groundcover. A separate plant list is for this area is located on sheet L-2. ~ 4 50. The North landscape buffer consists of an existing Ficus Hedge and Areca Palms on the adjacent property. The Ficus Hedge is approximately 10'-12' ht. and the Areca Palms are,15' ht.. We have proposed a Dwarf Firebush Hedge along this existing buffer as well as Silver Buttonwood trees 30' on center for screening. 59. The plant quantities and tabular data match as well as the graphic illustration on the landscape plan. 61. A note has been added to the plan, stating that the asphalt between the Federal Highway edge of pavement and the West property line will be removed and replaced with landscape subject to D.O.T approval. A G T & Assoc. ".'~ DATE: October 3, 2005 List.. "....cro nvm sl Abbreviations: ANSI - American National Standards Institute ASCE - American Society of Civil Engineers CBB - City of Boynton Beach CBBA - Boynton Beach Amendments CBBCO - City of Boynton Beach Code of Ordinances CBBCPP - City of Boynton Beach Comprehensive Plan Policy CFR - Code of Federal Regulations EPA - Environment Protection Agency FBC - Florida Building Code FFHA - Federal Fair Housing Act FFPC - Florida Fire Prevention Code FIRM - Flood Insurance Rate Map F,S, - Florida Statutes LOR - Land Development Regulations NEC - National Electric Code NFPA - National Fire Prevention Assn NGVD - National Geodetic Vertical Datum of 1929 SFWMD - South Florida Water Management District DEPARTMENT OF DEVELOPMENT BUILDING DIVISION MEMORANDUM NO. 05-194 TO: Ed Breese Principal Planner FROM: Timothy K. Large ~ TART Member/Building Division SUBJECT: Project - Estencia File No. - NWSP 05-026 - 3rd review Buildina Division (Site Specific and Permit Comments) - Timothv K. Larae (561) 742-6352 1 Indicate within the site data the type of construction of each building as defined in 2004 FBC, Chapter 6. 2 Indicate within the site data the occupancy type of each building as defined in 2004 FBC, Chapter 3. 3 Place a note on the elevation view drawings indicating that the exterior wall openings and exterior wall construction comply with 2004 FBC, Table 704,8, or 2004 FBC, Residential, Section R302.2. Submit calculations that clearly reflect the percentage of protected and unprotected wall openings permitted per 2004 FBC, Table 704.8 or 2004 FBC, Residential, Section R302.2. 4 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 ASCE 7, Chapter 6, and the provisions of 2004 FBC, Section 1609 (Wind Loads). 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, 5 Every building and structure shall be of sufficient strength to support the loads and forces encountered per the 2004 FBC, Section 1607 and Table 1607,1. Indicate the live load (pst) on the plans for the building design. 6 Buildings three-stories or higher shall be equipped with an automatic sprinkler system per F.S. 553.895, Fire protection plans and hydraulic calculations shall be included with the building plans at the time of permit application. 7 At time of permit review, submit signed and sealed working drawings of the proposed construction. 8 CBBCPP 3.C.3.4 requires the conservation of potable water. City water may not, therefore, be used for landscape irrigation where other sources are readily available. S\Develapment\Building\TARnTART 2005\ Estancia 3'd review Page 1 of 2 r 9 A water-use permit from SFWMD is required for an irrigation system that utilizes water from a well or body of water as its source. A copy of the permit shall be submitted at the time of permit application, F.S. 373,216. 10 If capital facility fees (water and sewer) are paid in advance to the City of Boynton Beach Utilities Department, the following information shall be provided at the time of building permit application: A The full name of the project as it appears on the Development Order and the Commission-approved site plan, B If the project is a multi-family project, the building number/s must be provided, The building numbers must be the same as noted on the Commission-approved site plans. C The number of dwelling units in each building. D The number of bedrooms in each dwelling unit. E The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article II, Sections 26-34) 11 At time of building permit application, submit verification that the City of Boynton Beach Parks and Recreation Impact Fee requirements have been satisfied by a paid fee or conveyance of property. The following information shall be provided: A A legal description of the land. B The full name of the project as it appears on the Development Order and the Commission-approved site plan, C If the project is a multi-family project, the building number/s must be provided, The building numbers must be the same as noted on the Commission-approved site plans. D The number of dwelling units in each building, E The total amount being paid, (CBBCO, Chapter 1, Article V, Section 3(f)) bf S\Development\Building\ TARn TART 2005\ Estancia :fd review Page 2 of 2 3rd REVIEW COMMENTS New Site Plan Mtlskcz ~ Project name: Estancia File number: NWSP 05-026 Reference: 2nd review plans identified as a New Site Plan with a August 30, 2005 Planning and Zoning Department date stamp marking. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: 1. Make provision for an acceptable turnaround for Solid Waste on the two east- / west roadways. PUBLIC WORKS - Traffic Comments: 2. Provide a notice of concurrency (Traffic Performance Standards Review) /' from Palm Beach County Traffic Division. 3. Resurface Bamboo Lane from Federal Hwy, to the eastern property line of the V proiect. 4. Roadway improvements are shown along Virginia Gardens Dr, outside the V property line for this project. Indicate ownership of the affected properties and provide documentation that they are amenable to the proposed improvements. 5. Relocate Live Oaks proposed adjacent to the entrance on Bamboo Lane and v/ adjacent to the internal roadways. They may present a vertical conflict for high profile vehicles (Solid Waste) on an already narrow roadway. ENGINEERING DIVISION Comments: 6. All comments requiring changes and/or corrections to the plans shall be z/ reflected on all appropriate sheets. 7. Please note that changes or revisions to these plans may generate additional / comments. Acceptance of these plans during the Technical Advisory Review Team (TART) process does not ensure that additional comments may not be J;!;enerated by the Commission and at permit review. 8, Upon satisfactory Commission approval of the site plan, the applicant shall t/ enter the plat process through the City's Engineering Division. A preliminary plat application may be initiated during the site plan review to expedite issuance of the Land Development Permit. 3rd Review Comments.doc 09/02/05 2 DEPARTMENTS INCLUDE REJECT 9. The existing Boundary Survey is an augmented version of the Dakota Lofts record plat (recorded in P.B. 97, Pgs. 132-134, on 3/11/03); a new record plat /' will be required to reflect the new Site Plan and additional land to be incorporated into the development. 10. Full drainage plans, including drainage calculations, in accordance with the 1/ LDR, Chapter 6, Article IV, Section 5 will be required at the time of permittin~. 11, Paving, Drainage and site details will not be reviewed for construction / acceptability at this time. All engineering construction details shall be in accordance with the applicable City of Boynton Beach Standard Drawings and the "Engineering Design Handbook and Construction Standards" and will be reviewed at the time of construction permit application. UTILITIES Comments: 12. All utility easements and utility lines shall be shown on the landscape plans ,/ (as well as the Water and Sewer Plans) so that we may determine which appurtenances, trees or shrubbery 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, 13. Palm Beach County Health Department permits will be required for the water / and sewer systems servin~ this proiect (CODE, Section 26-12). 14. Fire flow calculations will be required demonstrating the City Code requirement of 1,500 g.p.m. (500 g.p,m. some residential developments) with V 20 p,s.i. residual pressure as stated in the LDR, Chapter 6, Article IV, Section 16, or the requirement imposed by insurance underwriters, whichever is m-eater (CODE, Section 26-16(b)). 15. 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 seven (7) days of site plan approval, whichever occurs first. This fee will be determined based upon final meter size, or expected demand. 16, 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, . 3rd Review Comments,doc 09/02/05 3 DEPARTMENTS INCLUDE REJECT 17. Utility construction details 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. FIRE Comments: None POLICE Comments: None BUILDING DIVISION Comments: 18. Place a note on the elevation view drawings indicating that the exterior wall L/ openings and exterior wall construction comply with 2001 FBC, Table 600. Submit calculations that clearly reflect the percentage of protected and unprotected wall openings permitted per 2001 FBC, Table 600. 19, 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 ASCE 7, Chapter 6, and the provisions of 2001 FBC, Section 1606 (Wind Loads). 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. 20. Every building and structure shall be of sufficient strength to support the ~ loads and forces encountered per the 2001 FBC, Section 1601.2.1 and Table 1604.1. Indicate the live load (pst) on the plans for the building design. 21. Buildings three-stories or higher shall be equipped with an automatic sprinkler system per F,S. 553,895. Fire protection plans and hydraulic V- calculations shall be included with the building plans at the time of permit application. 22. At time of permit review, submit signed and sealed working drawings of the V proposed construction. 28. CBBCPP 3,C.3.4 requires the conservation of potable water. City water may V- not, therefore, be used for landscape irrigation where other sources are readily available. 29. A water-use permit from SFWMD is required for an irrigation system that ~ utilizes water from a well or body of water as its source. A copy of the 3rd Review Conunents,doc 09/02/05 4 DEPARTMENTS INCLUDE REJECT permit shall be submitted at the time of permit application, F.S. 373.216. 23. If capital facility fees (water and sewer) are paid in advance to the City of Boynton Beach Utilities Department, the following information shall be V provided at the time of building permit application: . The full name of the project as it appears on the Development Order and the Commission-approved site plan, . If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. . The number of dwelling units in each building, . The number of bedrooms in each dwelling unit. . The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article II, Sections 26-34) PARKS AND RECREATION \ ~ ...--.\n(~ / \ Comments: \ 24. Simpson Stopper's botanical name is Myrcianthes fragrans not Eugenia sPP. 1_/ 25. Immediately after planting, shrubs and hedges shall be a minimum of twenty- / four (24) inches in height, twenty-four (24) inches in spread and planted L.' with tip-to-tip spacing measured to adequately cover the planted areas on the site. V 26, Irrigation coverage should be 110%. / 27. Recreation and Parks Impact Fee is $23,130 and should be paid prior to the 7'( ~ issuance of the first permit. J FORESTER/ENVIRONMENT ALIST Comments: 28, The applicant should show an elevation cross-section detail of the actual V heights of the proposed landscape trees and vegetation at the time of planting to (proper scale) visually buffer the proposed buildings from the Federal Highway right-of-way, 29, There is no irrigation system design included with the site plans. The t/ irrigation design should be low-flow for water conservation. All shade and palm trees should receive irrigation from a bubbler source, PLANNING AND ZONING Comments: 3rd Review Conunents.doc 09/02/05 5 DEPARTMENTS *t the technical review meeting, provide written responses to all staffs comments and questions. Submit 12 sets of revised plans. Each set should be folded and sta led. ~t the technical review meeting, provide a full set of drawings, sized 8Yz inches by 11 inches of each plan. Save each plan to a compact disk and submit that to staff as well. " ~ '~-". is the applicant's responsibility to ensure that the new site plan is publicly Xdvertised in accordance with Ordinance 04-007. .k-The overall site plan (sheet SPl of 2) should indicate the Future Land Use ~\. and Official zonin districts for the abuttin ro erties, Because there are multiple lots, a unity of title will be required to join the lots to ether. This shall be executed rior to the issuance of a buildin ermit. . Approval of this project is contingent upon the approval of the accompanying re uest for land use amendment / rezonin UAR 05-009 . 36. he project must obtain approval from the School District of Palm Beach County regarding school concurrency prior to the issuance of a building permit. It would be preferable to have this approval prior to the Community Redevelo ment A enc Board meetin , ? 37. The traffic impact analysis must be approved by the Palm Beach County Traffic Division rior to the issuance of an buildin ermits, =' 38. The survey shows Bamboo Lane as a 30-foot wide ingress / egress easement. Who owns Bamboo Lane? Does this project have consent from the property owners to access Bamboo Lane? Staff recommends coordinating efforts to improve Bamboo Lane with the property owner to the south of Bamboo Lane, as it currently does not appear to be constructed as depicted on surveys and plats, If the road is not relocated, provide landscape plans depicting the lantin of this vacant area between our ro e line and the street. . The site plan proposes an east-west drive aisle along the north property line, However, the northern third of this drive aisle is shown to be outside the subject property boundary. This is not permitted. Also, no north landscape buffer is ro osed, x'Are fee-simple townhouses proposed for this project? If so, on the overall site plan (sheet SPl of2), show the extent of their lot lines. 41. 11 new docks would require approval from the U.S. Army Corps of Engineers. If an IPUD is located with frontage on the Intracoastal Waterway, conditions of a roval shall include a deed restriction re uirin that an INCLUDE REJECT v / v t./ L/ v v v / t/ 1. 3rd Review Comments.doq 09/02/05 6 DEPARTMENTS 7 Provide a detail of the buffer wall proposed around the development and the fence proposed around the pool/clubhouse area, including their dimensions, material, exterior finish, and color Cha ter 4, Section 7,D, . . The IPUD zoning district requires 200 square feet of usable open space per dwelling unit. The plan proposes 30 dwelling units, and therefore, 6,000 square feet of usable open space is required (Chapter 2, Section 5.L.3.). On the overall site plan tabular data (sheet SPl of 2), please indicate that 6,000 square feet of usable open space is required. Please provide an additional sheet within this packet that graphically shows where the usable open space is proposed. Please note that private courtyards cannot be counted towards usable 0 en s ace. The 001 / clubhouse area ma be used. Z 44. Project compatibility will be judged on how well the proposed development fits within the context of the neighborhood and abutting properties, Provide elevations and cross-sections showing adjacent structures within this site plan a lication Cha ter 2, Section 5.LA. , 1). { - See ~ condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Provide formal agreements between the developer and the adjacent property owners regarding the current and proposed water service. This directly relates to those adjacent single family residences currently receiv~ng water service frOIl1 a well that is located on the sub' ect ro e 'r..e. - INCLUDE REJECT Z 46. A condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Provide formal agreements between the developer and the adjacent property owners regarding the continued use of existing docks located on the finger canal of the sub' ect ro e . A condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Identify the type of roadway and width of Bamboo Lane, The survey should accurately identify this roadway (i.e, public or private right-of-way, drive aisle, or easement . , A condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Indicate the s ecific se ent of Bamboo Lane that the develo er intends to im rove. . A condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Illustrate the im rovements made to the en a of the develo ment. ~ v ~ v v , -)c \~ --I I f/ --- ) , \- '>J loll 2 1:. ,t- ~I \J' .JI P- ~ ~ ~ e N l'0 . I L, l I r---- 1. --- j, 3rd Review Comments. doc 09/02/05 7 DEPARTMENTS . The IPUD zoning district requires appropriate screening and buffering. Such - screening must shield neighboring properties from any adverse effects of the proposed development. Screening and buffering must also be used to shield the proposed development from the negative impacts of adjacent uses Cha ter 2, Section 5,LA. . Where is the north landsca e buffer? . The code defines building height as follows: The vertical distance in feet measured from the lowest point at the property line of an adjacent property or from the minimum base flood elevation as established by FEMA, whichever is highest, to the highest point of the roof for flat roofs, to the deck line for mansard roofs and parapet roofs with parapets less than five (5) feet in height. Gable and hip roof heights shall be measured to the midpoint between the eaves and the ridge. On all elevation pages, indicate the proposed building heights and also include the dimension of the highest point of the structure. This should be reflected on the site Ian tabular data sheet SP1 of2 as well. , Where will the mail-box kiosk be laced? Indicate its location. . Provide a drawing of a typical freestanding outdoor lighting pole. The typical drawing of the freestanding outdoor lighting poles must include the color and material. 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 1O.F,1.). A minimum average light level of one (1) foot candle shall be provided, with no more than 10% of the pot readings below one (1) foot candle and none below Y2 foot candle (Chapter 23, Article II.A.I.a . . Provide color swatches of eve buildin Cha ter 4, Section 7,D. , (:1 Include a color rendering of all elevations at the TART meeting (Chapter 4, Section 7.D. . This will be on dis la at the ublic meetin . G All elevation pages shall indicate the exterior finishes, roof material, paint manufacturer's name, and color codes, Staff recommends using a color ~chedule Cha ter 4, Section 7.D, , n order to ensure proper maintenance of the buffer areas, staff recommends converting them from private property to "buffer tracts" that would be owned and maintained b the Home Owners' Association. . On the landscape plan, ensure that the plant quantities must match between the tabular data and the a hic illustration. , Provide enhanced north and south elevations of townhomes abutting Federal hi hwa . Ensure that these elevations contain man of the architectural INCLUDE REJECT v v v / ~ ~ /' v ~ J 3rd Review Comments. doc 09/02/05 8 DEPARTMENTS treatments of the fa~ade facing Federal. These elevations are extremely important in defining the streetscape. There is too much blank wall space, 'ndows should be arched and eater embellishment/detail desi rovided. INCLUDE REJECT 61. aff recommends increasing the size of pervious surface and quantity of plant material proposed along Federal Highway within the FDOT right-of- wa , / PRELIMINARY CRA STAFF COMMENTS Comments: 62. No wall at North Federal and the comer at Bamboo/N.Federal- wrought iron with ates to each townhome. MWR/elj S:\Planning\SHARED\WP\PROJECTS\Estancia @ Boynton Beach\NWSP 05-026\3rd Review Comments.doc ~ ~~ ""lll tt~ CZ~ ( (I ~H ~ J w( 'iq fa.- UC) /Juf 3rd Review Comments.doc 09/02/05 4 14 t+ /' ~ .}.1- 0 ) . DEPARTMENTS INCLUDE REJECT permit shall be submitted at the time of permit application, F,S. 373.216. 23. If capital facility fees (water and sewer) are paid in advance to the City of Boynton Beach Utilities Department, the following information shall be provided at the time of building permit application: . The full name of the project as it appears on the Development Order and the Commission-approved site plan. . If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. . The number of dwelling units in each building. . The number of bedrooms in each dwelling unit. . The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article II, Sections 26-34) PARKS AND RECREATION Comments: 24. Simpson Stopper's botanical name is Myrcianthes fragrans not Eugenia spp. 25, Immediately after planting, shrubs and hedges shall be a minimum of twenty- four (24) inches in height, twenty-four (24) inches in spread and planted with tip-to-tip spacing measured to adequately cover the planted areas on the site. 26, Irrigation coverage should be 110%, 27. Recreation and Parks Impact Fee is $23,130 and should be paid prior to the issuance of the first permit. FORESTERlENVIRONMENT ALIST Comments: 28. The applicant should show an elevation cross-section detail of the actual V ,.; heights of the proposed landscape trees and vegetation at the time of planting to (proper scale) visually buffer the proposed buildings from the Federal Highway right-of-way, 29, There is no irrigation system design included with the site plans. The V irrigation design should be low-flow for water conservation. All shade and palm trees should receive irrigation from a bubbler source. PLANNING AND ZONING Comments: " I' (7/27/t' ,;- () t j1J(;l" / .. I 3rd REVIEW COMMENTS :: [/,-&0 New Site Plan I,' Project name: Estancia File number: NWSP 05-026 Reference: 2nd review plans identified as a New Site Plan with a August 30, 2005 Planning and Zoning Department date stamp marking. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: 1. Make provision for an acceptable turnaround for Solid Waste on the two east- west roadways. PUBLIC WORKS - Traffic Comments: 2. Provide a notice of concurrency (Traffic Performance Standards Review) from Palm Beach County Traffic Division. 3. Resurface Bamboo Lane from Federal Hwy. to the eastern property line of the proiect. 4. Roadway improvements are shown along Virginia Gardens Dr. outside the property line for this project. Indicate ownership of the affected properties and provide documentation that they are amenable to the proposed improvements. 5. Relocate Live Oaks proposed adjacent to the entrance on Bamboo Lane and adjacent to the internal roadways. They may present a vertical conflict for high profile vehicles (Solid Waste) on an already narrow roadway. ENGINEERING DIVISION Comments: 6. All comments requiring changes and/or corrections to the plans shall be reflected on all appropriate sheets. 7. Please note that changes or revisions to these plans may generate additional comments. Acceptance of these plans during the Technical Advisory Review Team (TART) process does not ensure that additional comments may not be generated by the Commission and at permit review. 8. Upon satisfactory Commission approval of the site plan, the applicant shall enter the plat process through the City's Engineering Division. A preliminary plat application may be initiated during the site plan review to expedite issuance of the Land Development Permit. I' , ; -I: 'i. ~ 3rd REVIEW COMMENTS New Site Plan Project name: Estancia File number: NWSP 05-026 Reference: 2nd review plans identified as a New Site Plan with a August 30. 2005 Planning and Zoning Department date stamp marking, DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: 1. Make provision for an acceptable turnaround for Solid Waste on the two east- ," I ' west roadways. PUBLIC WORKS - Traffic Comments: 2. Provide a notice of concurrency (Traffic Performance Standards Review) from Palm Beach County Traffic Division, 3. Resurface Bamboo Lane from Federal Hwy, to the eastern property line of the . , project. 4. Roadway improvements are shown along Virginia Gardens Dr. outside the property line for this proj ect. Indicate ownership of the affected properties " ' and provide documentation that they are amenable to the proposed improvements. 5, Relocate Live Oaks proposed adjacent to the entrance on Bamboo Lane and " adjacent to the internal roadways. They may present a vertical conflict for ,. high profile vehicles (Solid Waste) on an already narrow roadway, ENGINEERING DIVISION Comments: 6. All comments requiring changes and/or corrections to the plans shall be ....<. reflected on all appropriate sheets. 7, Please note that changes or revisions to these plans may generate additional comments. Acceptance of these plans during the Technical Advisory Review " Team (TART) process does not ensure that additional comments may not be generated by the Commission and at permit review, 8. Upon satisfactory Commission approval of the site plan, the applicant shall enter the plat process through the City's Engineering Division. A preliminary '\.' plat application may be initiated during the site plan review to expedite issuance of the Land Development Permit. ,.. 3rd Review Conunents,doc 09/02/05 2 DEPARTMENTS INCLUDE REJECT 9, The existing Boundary Survey is an augmented version of the Dakota Lofts record plat (recorded in P.B. 97, Pgs. 132-134, on 3/11/03); a new record plat will be required to reflect the new Site Plan and additional land to be ,i,; incorporated into the development. 10. Full drainage plans, including drainage calculations, in accordance with the .. LDR, Chapter 6, Article IV, Section 5 will be required at the time of permitting. 11. Paving, Drainage and site details will not be reviewed for construction acceptability at this time. All engineering construction details shall be in ,. accordance with the applicable City of Boynton Beach Standard Drawings and the "Engineering Design Handbook and Construction Standards" and will be reviewed at the time of construction permit application. UTILITIES Comments: 12. All utility easements and utility lines shall be shown on the landscape plans (as well as the Water and Sewer Plans) so that we may determine which appurtenances, trees or shrubbery 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. 13. Palm Beach County Health Department permits will be required for the water . and sewer systems serving this project (CODE, Section 26-12). 14. Fire flow calculations will be required demonstrating the City Code requirement of 1,500 g.p.m. (500 g,p.m. some residential developments) with ' . 20 p.s.i. residual pressure 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)). 15. 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 seven (7) days of site plan approval, whichever occurs first. This fee will be determined based upon final meter size, or expected demand. 16. 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, ~ ~ 3rd Review Corrunents.doc 09/02/05 3 DEPARTMENTS INCLUDE REJECT 17. Utility construction details 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. FIRE Comments: None POLICE Comments: None BUILDING DIVISION Comments: 18. Place a note on the elevation view drawings indicating that the exterior wall openings and exterior wall construction comply with 2001 FBC, Table 600, Submit calculations that clearly reflect the percentage of protected and unprotected wall openings permitted per 2001 FBC, Table 600, 19. 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 ASCE 7, Chapter 6, and the provisions of 2001 FBC, Section 1606 (Wind Loads). 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, 20. Every building and structure shall be of sufficient strength to support the loads and forces encountered per the 2001 FBC, Section 1601.2.1 and Table 1604.1. Indicate the live load (pst) on the plans for the building design, 21. Buildings three-stories or higher shall be equipped with an automatic sprinkler system per F.S, 553,895, Fire protection plans and hydraulic calculations shall be included with the building plans at the time of permit application, 22, At time of permit review, submit signed and sealed working drawings of the proposed construction, 28. CBBCPP 3,C.3.4 requires the conservation of potable water. City water may not, therefore, be used for landscape irrigation where other sources are readily available. 29. A water-use permit from SFWMD is required for an irrigation system that utilizes water from a well or body of water as its source. A copy of the 1st REVIEW COMMENTS New Site Plan j~o\L,re \Z- .. Project name: Estancia File number: NWSP 05-026 Reference: 1 streview plans identified as a New Site Plan with a Julv 6. 2005 date stamp marking. AUG 3 0 2Ulb Plannfng and Zoning Department DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: 1. Prior to permit application contact the Public Works Department (561-742- 6200) regarding the storage and handling of refuse per the CODE, Section V 10-26 (a). 2. Make provision for an acceptable turnaround for Solid Waste on the two east- V west roadways. 3. Provide a minimum turning radius of 55 feet for Solid Waste trucks and a V minimum backing clearance of 60 feet. (LDR, Chapter 2, Section I1.J.2.b.) PUBLIC WORKS - Traffic Comments: ./ 4. Provide a traffic analysis and notice of concurrency (Traffic Performance / Standards Review) from Palm Beach County Traffic Engineering. 5. 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 "K" Series for striping details, 6. Extend curb and gutter from Federal Hwy. along Bamboo Lane to connect to c/ the entry driveway for Estancia, 7, Resurface Bamboo Lane from Federal Hwy. to the eastern property line of the t/ project. 8. Roadway improvements are shown along Virginia Gardens Dr. outside the ~ property line for this project. Indicate ownership of the affected properties and provide documentation that they are amenable to the proposed improvements, 9, Parallel parking is depicted on Federal Hwy. Provide documentation that the / FDOT is willing to allow this condition, 10. Relocate Live Oaks proposed adjacent to the entrance on Bamboo Lane and / adjacent to the internal roadways. They may present a vertical conflict for high profile vehicles (Solid Waste) on an already narrow roadway. / 11. Explain the purpose of the 16 feet x 55-feet parking stall between Units 25 V 1ST REVIEW COMMENTS 07/28/05 2 DEPARTMENTS INCLUDE REJECT and 26. /' 12. Off-site parking stalls may not be counted towards required project parking, V ENGINEERING DIVISION Comments: 13, 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, V 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 (L WDD), 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. 14. All comments requiring changes and/or corrections to the plans shall be / reflected on all appropriate sheets, 15. Please note that changes or revisions to these plans may generate additional / comments. Acceptance of these plans during the Technical Advisory Review Team (TART) process does not ensure that additional comments may not be generated by the Commission and at permit review. / 16, Upon satisfactory Commission approval of the site plan, the applicant shall tI enter the plat process through the City's Engineering Division. A preliminary plat application may be initiated during the site plan review to expedite issuance of the Land Development Permit. / 17, The existing Boundary Survey is an augmented version of the Dakota Lofts V record plat (recorded in P,B. 97, Pgs, 132-134, on 3/ll/03); a new record plat will be required to reflect the new Site Plan and additional land to be incorporated into the development. 18. Show proposed site lighting on the Landscape plans (LDR, Chapter 4, / Section 7,BA.) 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.l.a and Florida Building Code), Provide a note that the fixtures shall be operated by photoelectrical control and are to remain on until 2:00 a,m, (LDR, Chapter 23, Article II, Section A.l.a.) Include pole wind loading, and pole details in conformance with the LDR, Chapter 6, Article IV, Section 11, Chapter 23, Article I, Section 5.B,? and Chapter 23, Article II, Section A on the Lighting Plan. If possible please provide photometries as part of your 1ST REVIEW COMMENTS 07/28/05 3 DEPARTMENTS INCLUDE REJECT TART plan submittals - it is much easier to identify and correct any deficiencies now than while you are waiting on a permit! 19. It will 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.l.b). 20, Show sight triangles on the Landscape plans (LDR, Chapter 7.5, Article II, / Section 5.H.) 21. 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 feet and 8 feet above the pavement (LDR, Chapter 7.5, Article II, Section 5.H.). 22. The medians on Federal Highway have existing irrigation and plant material belonging to the City of Boynton Beach. Any damage to the irrigation system and/or plant material as a result of the contractor's operations shall be repaired / or replaced to the equivalent or better grade, as approved by the City of Boynton Beach, and shall be the sole responsibility of the developer. The contractor shall notify and coordinate with the City of Boynton Beach Forestry & Grounds Division of Public Works a minimum of six (6) weeks in advance of any underground activities. Please acknowledge this notice in your comments response and add a note to the appropriate plan sheets with the above stated information. 23. Crinum Lilies specified in the sight triangles may be too large (too tall) for / that area. Staff recommends specifying a lower growing plant. 24. Gumbo Limbos specified along the north property line should be placed a minimum of ten (10) feet from the property line to allow for maintenance at ./ maturity. 25. Provide an engineer's certification on the Drainage Plan as specified in LDR, Chapter 4, Section 7,F.2. V 26. Full drainage plans, including drainage calculations, in accordance with the ~ LDR, Chapter 6, Article IV, Section 5 will be required at the time of v' permitting. 28. Indicate by note that catch basin and manhole covers shall be bicycle proof V (LDR, Chapter 6, Article IV, Section 5.A.2.g). 29. Specify storm sewer diameters, inlets types, etc. on drainage plan. Indicate / grate, rim and invert elevations for all structures. Indicate grade of storm sewer segments. Indicate material specifications for storm sewer. 30. Paving, Drainage and site details will not be reviewed for construction ~ acceptability at this time. All engineering construction details shall be in accordance with the applicable City of Boynton Beach Standard Drawings 1ST REVIEW COMMENTS 07/28/05 4 DEPARTMENTS INCLUDE REJECT and the "Engineering Design Handbook and Construction Standards" and will be reviewed at the time of construction permit application. UTILITIES Comments: 31. Please provide a timeline that clearly illustrates when water and sewer services will be required to serve the proposed project. Your starting date l/ for the time line should be the date of City Commission approval. Also provide milestone dates for permit application, the start of construction, and the setting of the first water meter. This timeline will be used to determine the adequacy of water and wastewater treatment capacity for your project upon the project's completion, so please be as accurate as possible. 32. No utility plan was included with this submittal; therefore the Utilities Department considers this plan incomplete as submitted. However, the proposed Site Plan is an existing site located within the Utilities' service vi area, and is located where utility support is available. Weare providing only a cursory review of the proposed site plans as submitted at this time. Additional comments will be generated after a utility plan has been submitted. 33. All utility easements and utility lines shall be shown on the site plan and landscape plans (as well as the Water and Sewer Plans) so that we may determine which appurtenances, trees or shrubbery 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. 34. Palm Beach County Health Department permits will be required for the ~ water and sewer systems serving this project (CODE, Section 26-12). 35. Fire flow calculations will be required demonstrating the City Code V requirement of 1,500 g,p.m, (500 g.p,m. some residential developments) with 20 p.s.i. residual pressure as stated in the LDR, Chapter 6, Article N, Section 16, or the requirement imposed by insurance underwriters, whichever is greater (CODE, Section 26-16(b)). 36, The LDR, Chapter 6, Article N, Section 16 requires that all points on each / building will be within 200 feet of an existing or proposed fire hydrant. Please demonstrate that the plan meets this condition, by showing all hydrants. /' 37, The CODE, Section 26-34(E) requires that a capacity reservation fee be V paid for this project either upon the request for the Department's signature 1ST REVIEW COMMENTS 07/28/05 5 DEPARTMENTS INCLUDE REJECT on the Health Department application forms or within seven (7) days of site plan approval, whichever occurs first. This fee will be determined based upon final meter size, or expected demand. 38. Water and sewer lines to be owned and operated by the City shall be included within utility easements. Please show all proposed easements on V 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 Sec. 26-33(a). 39. 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. 40. 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. 41. PVC material not permitted on the City's water system. All lines shall be / DIP. 42. Appropriate backflow preventer(s) will be required on the domestic water / service to the building, and the fire sprinkler line if there is one, in accordance with the CODE, Section 26-207. 43. The LDR, Chapter 3, Article IV, Section 3(0) requires Master Plans to show all utilities on or adjacent to the tract/parcel. The utility 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. 44. The LDR, Chapter 3, Article IV, Section 3(P) requires a statement be v7 included that utilities are available and will be provided by all other appropriate agencies. This statement is lacking on the submitted plans. 45. Utility construction details 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. FIRE Comments: 46. All entrance gates to construction area shall have a Knox lock system that ~ will also open in case of electrical power failure. All gates shall be a 1ST REVIEW COMMENTS 07/28/05 6 DEPARTMENTS INCLUDE REJECT minimum of 20 feet wide if two lane, and 12 feet wide if single lane. Fire / Department apparatus shall be able to turn into the construction site in one turn. Turn around areas within the construction site shall be made available. 47. The construction site access roads shall be maintained free of obstructions at t/ all times. 48. All required fire hydrants, standpipes or sprinkler systems shall be in place before going vertical. Vertical construction shall be protected by standpipes and the sprinkler system to two levels below the highest level of V- construction throughout the building. 49. Any cost of damage to Fire Department vehicles because of improperly r/ stabilized roads or any towing fees if a vehicle becomes stuck will be the responsibility of the contractor. A minimum of 32 tons is required for ground stabilization. The pouring of the foundation pad is considered vertical construction. The roads must be acceptable before construction begins. 50. This building will require a full NFP A 13 fire sprinkle system. POLICE Comments: / 51. It is recommended that a photometric light study be completed to show that V standards are met and the site has safe lighting levels. BUILDING DIVISION Comments: 52. Please note that changes or revisions to these plans may generate additional comments. Acceptance of these plans during the TART (Technical ~ Advisory Review Team) process does not ensure that additional comments may not be generated by the commission and at permit review. 53. Place a note on the elevation view drawings indicating that the exterior wall openings and exterior wall construction comply with 2001 FBC, Table 600. V Submit calculations that clearly reflect the percentage of protected and unprotected wall openings permitted per 2001 FBC, Table 600, 54. Buildings, structures and parts thereof shall be designed to withstand the minimum wind loads of 140 mph. Wind forces on every building or V structure shall be determined by the provisions of ASCE 7, Chapter 6, and the provisions of 2001 FBC, Section 1606 (Wind Loads). 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. / 55. Every building and structure shall be of sufficient strength to support the V loads and forces encountered per the 2001 FBC, Section 1601.2.1 and Table 1ST REVIEW COMMENTS 07/28/05 7 DEPARTMENTS INCLUDE REJECT 1604.1. Indicate the live load (pst) on the plans for the building design. 56. Buildings three-stories or higher shall be equipped with an automatic sprinkler system per F.S. 553.895. Fire protection plans and hydraulic t/ calculations shall be included with the building plans at the time of permit application. 57. At time of permit review, submit signed and sealed working drawings of the / proposed construction. 58. If an accessible route has less than 60 inches clear width, then passing V spaces at least 60 inches by 60 inches shall be located at reasonable intervals not to exceed 200 feet. A "T" -intersection of two corridors or walks is an acceptable passing place. 2001 FBC, Section 11-4.3.4. 59. Add to the submittal a partial elevation view drawing of the proposed perimeter wall. Identify the type of wall material and the type of material t/ 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. 60. To properly determine the impact fees that will be assessed for the one-story clubhouse, provide the following: V . Will the pool building be restricted to the residents of the entire project only? . Will the residents have to cross any major roads or thoroughfares to get to the clubhouse building? . Will there be any additional deliveries to the site? . Will there be any additional employees to maintain and provide service to the site? Please have the applicant provide the City with a copy of the letter that will be sent to the impact fee coordinator. To allow for an efficient permit review, the applicant should request that the County send the City a copy of their determination of what impact fees are required for the clubhouse, 61. Add to the floor plan drawing of the clubhouse a breakdown of the floor ~ area. The area breakdown shall specify the total area of the building, covered area outside, covered area at the entrances, total floor area dedicated for the clubhouse/recreation building and other uses located within the building. Specify the total floor area that is air-conditioned. Label the use of all rooms and floor spaces. 62. CBBCPP 3.C.3.4 requires the conservation of potable water. City water may V not, therefore, be used for landscape irrigation where other sources are readily available. / 63. A water-use permit from SFWMD is required for an irrigation system that V utilizes water from a well or body of water as its source. A copy of the 1ST REVIEW COMMENTS 07/28/05 8 DEPARTMENTS INCLUDE REJECT permit shall be submitted at the time of permit application, F.S. 373.216. 64. If capital facility fees (water and sewer) are paid in advance to the City of Boynton Beach Utilities Department, the following information shall be l/ provided at the time of building permit application: . The full name of the project as it appears on the Development Order and the Commission-approved site plan. . If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. . The number of dwelling units in each building. . The number of bedrooms in each dwelling unit. . The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article IT, Sections 26-34) 65. At time of permit review, submit separate surveys of each lot, parcel, or tract. / For purposes of setting up property and ownership in the City computer, provide a copy of the recorded deed for each lot, parcel, or tract. The recorded deed shall be submitted at time of permit review. 66. At time of building permit application, submit verification that the City of Boynton Beach Parks and Recreation Impact Fee requirements have been satisfied by a paid fee or conveyance of property. The following information shall be provided: . A legal description of the land, V . The full name of the project as it appears on the Development Order and the Commission-approved site plan. . If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. . The number of dwelling units in each building, . The total amount being paid. (CBBCO, Chapter 1, Article V, Section 3(f)) 67. Add a general note to the site plan that all plans submitted for permitting shall meet the City's codes and the applicable building codes in effect at the V time of permit application. 68. Pursuant to approval by the City Commission and all other outside agencies, the plans for this project must be submitted to the Building Division for V review at the time of permit application submittal. The plans must incorporate all the conditions of approval as listed in the development order and approved by the City Commission. 69. The full address of the project shall be submitted with the construction / documents at the time of permit application submittal. If the project is multi- family, then all addresses for the particular building type shall be submitted. The name of the project as it appears on the Development Order must be 1ST REVIEW COMMENTS 07/28/05 9 DEPARTMENTS INCLUDE REJECT noted on the building permit application at the time of application submittal. V 70. Provide a floor plan for the clubhouse. t/', 71. Sheet A-15 refers to unity type "A". Submit floor plan for unit type "A". / PARKS AND RECREATION Comments: 72. Simpson Stopper's botanical name is Myrcianthes fragrans not Eugenia spp. 73. Immediately after planting, shrubs and hedges shall be a minimum of twenty-four (24) inches in height, twenty-four (24) inches in spread and planted with tip-to-tip spacing measured to adequately cover the planted areas on the site. 74, Irrigation coverage should be 110% 75. Recreation and Parks Impact Fee is $23,130 and should be paid prior to the issuance of the first permit. FORESTERlENVIRONMENTALIST Comments: Landscape Plan 76, The applicant should show an elevation cross-section detail of the actual heights of the proposed landscape trees and vegetation at the time of t/ planting to (proper scale) visually buffer the proposed buildings from the Federal Highway right-of-way. 77. Irrie:ationPlan There is no irrigation system design included with the site plans, The V irrigation design should be low-flow for water conservation. All shade and palm trees should receive irrigation from a bubbler source, [Environmental Regulations, Chapter 7,5, Article II Sec. 5A.] 78. Turf areas should be limited in size, Landscape (bedding plants) areas ~ should be designed on separate low-flow zones with proper time duration for water conservation, [Environmental Regulations, Chapter 7.5, Article II Sec. 5. C.2.1 PLANNING AND ZONING O>mments: ~~. At the technical review meeting, provide written responses to all staffs v' "~ 1ST REVIEW COMMENTS 07/28/05 10 DEPARTMENTS comments and questions. Submit 12 sets of revised plans. Each set should be folded and stapled. At the technical review meeting, provide a full set of drawings, sized 8Yz inches by 11 inches of each plan. Save each plan to a compact disk and submit that to staff as well. 2 81. It is the applicant's responsibility to ensure that the new site plan is publicly advertised in accordance with Ordinance 04-007. 82 The overall site plan (sheet SPI of 2) should indicate the Future Land Use and Offic!al zoning districts for the abutting properties, A+ t",,",( , On the overall site plan tabular data (sheet SPl of 2), indicate that the project lies within the Federal Highway Corridor Community Redevelopment Plan Study Area V. '7 Because there are multiple lots, a unity of title will be required to join the lots together. This shall be executed prior to the issuance of a building permit. Approval of this project is contingent upon the approval of the accompanying request for land use amendment / rezoning (LUAR 05-009). A drainage statement is required prior to the Technical Review Committee meeting (Chapter 4, Section 7.F.2.). The project must obtain approval from the School District of Palm Beach County regarding school concurrency prior to the issuance of a building permit. It would be preferable to have this approval prior to the Community Redevelopment Agency Board meeting (October 11, 2005), 4\ traffic impact analysis is J8E1Sifi8 fur r;..n.lIl1. 'lCy ptti1"Vli6b. It-must be approved by the Palm Beach County Traffic Division prior to the issuance of any building permits. ~mi.t the tlaffie statGmeut I ::>tudy prior to the l' <\B T meetiug. Abandonment and rededication of easements must be recorded prior to issuance of a building permit for the project. The survey shows Bamboo Lane as a 30-foot wide ingress / egress easement. Who owns Bamboo Lane? Does this project have consent from the property owners to access Bamboo Lane? Staff recommends coordinatin efforts to im rove Bamboo Lane with the ro e owner to INCLUDE REJECT v v v /' r./ ~ t/ ~ v L/' v 1ST REVIEW COMMENTS 07/28/05 11 x DEPARTMENTS the south of Bamboo Lane, as it currently does not appear to be constructed as depicted on surveys and plats. If the road is not relocated, provide landscape plans depicting the planting of this vacant area between your property line and the street. INCLUDE REJECT The site plan proposes an east-west drive aisle along the north property line. However, the northern third of this drive aisle is shown to be outside the / subject property boundary. This is not permitted. Also, no north landscape V buffer is proposed. The vehicular back-up distance, parking stall dimensions, and drive aisles are subject to the Engineering Division of Public Works' review and approval. Are fee-simple townhouses proposed for this project? If so, on the overall site plan (sheet SPI of2), show the extent of their lot lines. On the site plan (sheet SPI of 2), you may indicate that the project proposes seven (7) on-street parking spaces, but this number may not be included within the total number of provided parking spaces. Revise tabular data accordingly. All new docks would require approval from the U.S. Army Corps of Engineers. If an IPUD is located with frontage on the Intracoastal Waterway, conditions of approval shall include a deed restriction requiring that any marina or dockage built will not exceed in width, the boundaries of the project's actual frontage on the water, regardless of what any other governing or permitting entity may allow or permit (Chapter 2, Section 5.L.4. . 3 . ' Provide a detail of the buffi wall proposed around the development and the fence proposed around the pool/clubhouse area, including their dimensions, material, exterior finish, and color (Chapter 4, Section 7.D.). Will a lift station be required? If so, where would it be located? Will there be a mix of two (2) and three (3) bedroom units? If so, indicate the unit mix on the site plan tabular data (sheet SPl of2). The IPUD zoning district requires 200 square feet of usable open space per dwelling unit. The plan proposes 30 dwelling units, and therefore, 6,000 square feet of usable open space is required (Chapter 2, Section 5.L.3.). On the overall site plan tabular data (sheet SP I of 2), please indicate that 6,000 square feet of usable open space is required. Please provide an additional sheet within this packet that graphically shows where the usable open space is ro osed. Please note that rivate cou ards cannot be counted towards / v r/ t/ v v v v 1ST REVIEW COMMENTS 07/28/05 12 DEPARTMENTS ,usable open space. The pool/clubhouse area may be used. The IPUD zoning district perimeter setbacks shall mirror setbacks of adjacent zoning district(s) but with a minimum of the setback required for a single-family residence as determined by the orientation of the structures in the IPUD (Chapter 2, Section 5.L.3.). The property to the north is zoned R- 3. The side setback for a property zoned R-3 is 20 feet. The site plan proposes 20 feet. This is acceptable. The property to the east is zoned R-l- AA. The front setback of the R-l-AA zoning district is 25 feet. The site plan proposes 20 feet to 27 feet. This is acceptable. The property to the southwest is located in unincorporated Palm Beach County and zoned Commercial General (CG). The side setback of the CG zoning district is 15. The site plan proposes 35 feet. This is acceptable. The property to the southeast is located in unincorporated Palm Beach County and zoned Residential Multi-family (RM). The houses are oriented towards Bamboo Lane and therefore, their front setback would apply. The front setback of the RM zoning district is 25 feet. The site plan proposes 35 feet. This is acceptable, 1;1 of approval from the Community Redevelopment Agency Project compatibility will be judged on how well the proposed development fits within the context of the neighborhood and abutting properties. Provide elevations and cross-sections showing adjacent structures within this site plan application (Chapter 2, Section 5.L.4.g,(I)). A condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Provide formal agreements between the developer and the adjacent property owners regarding the current and proposed water service, This directly relates to those adjacent single family residences currently receiving water service from a well that is located on the sub' ect ro e A condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Provide formal agreements between the developer and the adjacent property owners regarding the continued use of existing docks located on the finger canal of the subject property. A condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Identify the type of roadway and width of Bamboo Lane. The survey should accurately identify this roadway (i.e. public or private right-of-way, drive aisle, or easement). A condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Access for Virginia Gardens Drive should be indicated more clearly on the proposed site plan (which area of the Drive will be removed or proposed). INCLUDE REJECT v v / v ~ 1ST REVIEW COMMENTS 07/28/05 13 DEPARTMENTS Board from the original site plan application stated the following: Indicate entry gates that the developer intends to use in order to minimize vehicular traffic from spilling into the adjacent neighborhoods. A condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Indicate the s ecific se ent of Bamboo Lane that the develo er intends to im rove. A condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Illustrate the improvements made to the entryway of the development. A condition of approval from the Community Redevelopment Agency Board from the original site plan application stated the following: Indicate the use of decorative outdoor freestanding lighting fixtures. The IPUD zoning district requires appropriate screening and buffering. Such screening must shield neighboring properties from any adverse effects of the proposed development. Screening and buffering must also be used to shield the proposed development from the negative impacts of adjacent uses (Chapter 2, Section 5.L.4.). Where is the north landscape buffer? Will there be a provision for outdoor patios, concrete patios, screen enclosures, or solid-roof enclosures? Please discuss these amenities with staff prior to the Technical Advisory Review Team (TART) meeting. The proposed setbacks for the aforementioned amenities need to be indicated within the overall site plan tabular data (sheet SP I of 2). ~ b 1 K On the floor plan of the townhouse buildings, graphically indicate the use of /~\ each room (i.e. garage, bedroom, and kitchen). In addition, indicate the square footage and the number of bedrooms for each unit. r< e code defines building height as follows: The vertical distance in feet measured from the lowest point at the property line of an adjacent property or from the minimum base flood elevation as established by FEMA, whichever is highest, to the highest point of the roof for flat roofs, to the deck line for mansard roofs and parapet roofs with parapets less than five (5) feet in height. Gable and hip roof heights shall be measured to the midpoint between the eaves and the ridge. On all elevation pages, indicate the proposed building heights and also include the dimension of the highest point of the structure. This should be reflected on the site plan tabular data (sheet SPI of2) as well. Provide a floor plan and elevations of the one (I)-story cabana building (Chapter 4, Section 7.D.). Staff recommends constructing a clubhouse building (w Ale) rather than a small cabana building in order to provide a lace where homeowner association meetin s can occur. INCLUDE REJECT v / V' I v v ~ V' 1ST REVIEW COMMENTS 07/28/05 14 DEPARTMENTS INCLUDE REJECT ere will the townhouse air-conditioners be placed? Will they be placed on the roof? Where will the mail-box kiosk be placed? Indicate its location. Provide a drawing of a typical freestanding outdoor lighting pole. The typical drawing of the freestanding outdoor lighting poles must include the color and material. 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 IO.F.1.). A minimum average light level of one (1) foot candle shall be provided, with no more than 10% of the pot readings below one (1) foot candle and none below Yz foot candle (Chapter 23, Article II.A.1.a). Provide color swatches of every building (Chapter 4, Section 7 .D.), . 11 elevation pages shall indicate the exterior finishes, roof material, paint manufacturer's name, and color codes. Staff recommends using a color schedule (Chapter 4, Section 7.D.). V,, The configuration of the on-street parking spaces (along Federal Highway) Y\ on the landscape plan should match the same on the site plan. _~s the buffer wall shown on the landscape plan? In order to ensure proper maintenance of the buffer areas, staff recommends converting them from private property to "buffer tracts" that would be owned and maintained by the Home Owners' Association. On the landscape plan, ensure that the plant quantities must match between the tabular data and the graphic illustration. The removal/relocation of landscape material is subject to review and a roval ofthe Ci Forester / Environmentalist. The landscape plan shall provide total plant material quantities using the following categories of plant material: Shade trees, palm trees, Shrubs / Groundcover, ~ / ~ / / / ~ 1/' l/ / 1ST REVIEW COMMENTS 07/28/05 15 DEPARTMENTS INCLUDE REJECT ~ Fifty percent (50"10) of all site landscape materials must be native species ~ (Chapter 7.5, Article II, Section 5.P). Please categorize as follows: 1. Shade trees, 2. Palm trees, 3. Shrubs & Groundcover. ~ All trees, ifproposed as trees, must be at least 12 feet in height and three (3) t,/' caliper inches at the time of their installation (Chapter 7.5, Article II, Section 5.C.2.). ~ All shrubs and hedges are required to be at mininrum 24 inches in height, ~ ' 24 inches in spread, and planted with tip-to-tip spacing measured immediately after planting to adequately cover the planted areas on the site (Chapter 7.5, Article II, Section 5.C.4.). ~ The trees proposed around the townhouse andcondgHriftinm.buildings must / be installed at Yz the building height of the building (Chapter 7.5, Article II, . Section 5.M.). ~~l signage is subject to review and approval of the Community Redevelopment Agency Board and City Commission. Provide a detail of / any proposed outdoor freestanding monument signs and indicate their setback from the property line (minimum 10 feet), and include the sign area, dimensions, exterior finish, and letter color(s) (Chapter 4, Section 7.D.). The subdivision sign(s) may not exceed 32 square feet in area (Chapter 21, Article IV, Section 1.D.). ~ Provide enhanced north and south elevations oftownhomes abutting F edural ~ highway. Ensure that these elevations contain many of the architectural treatments of the fa~ade facing Federal. These elevations are extremely important in defining the streetscape. There is too much blank wall space, windows should be arched and greater embellishment/detail design provided, X All site and landscape drawings should depict landscape island in Bamboo / R-O-W. PRELIMINARY CRA STAFF COMMENTS Good front elevations. No wall at North Federal and the comer at Bamboo/N.Federa1- wrought iron with gates to each townhome. Connect walkways of units on North Federal to public sidewalk. MWRJsc S:\Planning\SHARED\WP\PROJECTS\Estancia @ Boynton Beach\NWSP 05-026\1ST REVIEW COMMENTS.doc ~ ~) ~,~ 1U Qw~~(t~(1 l~~ -F~ ~1 'VJ \.~'<" \' ~O) {2o W K&B INC KEITH & BALLBE, INC. Consulting Engineers 2201 West Prospect Road, Suite 100 Fort Lauderdale, Florida 33309 Phone (954) 489-9801 Fax (954) 489-9802 August 26, 2005 Mrs. Sherie Coale Planning and Zoning Division CITY OF BOYNTON BEACH 100 East Boynton Beach Boulevard Boynton Beach, Florida 33425-0310 Re: EST ANCIA AT BOYNTON Project Number 25-06-17 Dear Mrs. Coale: Pursuant to the first review comments received for the above referenced project, following please find our response: PUBLIC WORKS - General 1. Refuse will be handled by curb-side pick up. Roadways have been designed for two way traffic. Clubhouse refuse will be handle also by curb-side pickup. Public Works Department will be contacted prior to permit application. 2. Turn around has been provided for Solid Waste between buildings 5 and 6. 3. Minimum 55 ft. outside radius shown throughout the site to allow for Solid Waste and Fire Department truck turning movements. PUBLIC WORKS - Traffic 4. Attached please find a copy ofthe traffic analysis. Notice of concurrency letter from Palm Beach County will be submitted as soon as it becomes available. 5. Traffic markings and signage has been shown on the site plan and civil plans. 6. Curb and gutter has been extended from Federal Hwy along Bamboo Lane to connect to the entry driveway from Estancia. 7. Owner has agreed to resurface Bamboo Lane. 8. H.H.C. will provide documentation of ownership of the affected properties. 9. Parallel parking has been eliminated. 10. Refer to landscape architect comments.. 11. It is not a parking space. We are providing a turnaround for Solid Waste and Fire Department trucks. 12. Off-site parking has been eliminated. ENGINEERING DIVISION 13. Information statement. 14. Information statement. 15. Information statement. 16. Information statement. 17. New record plat will be provided at the time of land development permit. 18. Existing utilities have been added to the site development plans (water, sewer, paving and drainage plans). 19. Location oflight poles has been added to the site plan and landscaping plan. 20. Please refer to landscape architect plans for location of mail kiosks. 21. Refer to landscape architect comments. 22. Site triangles have been added to the site plan and landscape plans. 23. Refer to landscape architect comments. 24. Refer to landscape architect comments. 25. Name of development has been corrected in the drainage plan (see PDl of2). 26. Drainage plan has been provided in accordance to City requirements (see sheet PD1 of2). 27. Information statement. 28. Information statement. 29. Information statement. 30. Information statement. UTILITIES 31. Project will be constructed within one year of the approved site plan date. 32. Water distribution system has been revised as per my meeting with Mr. Mazzella. Applicant proposes to provide an 8" water main looped system throughout the proj ect with connections to US 1 and Bamboo Lane. Please refer to the attached water distribution system plans. 33. Utility easement have been added to the site plan and landscaping plans (as well as the water and sewer plans. 34. Information statement. 35. Fire flow calculations will be provided at the time ofland development permit. Information statement. 36. Please refer to the plans for fire hydrant locations. 37. Information statement. 38. Information statement. 39. Information statement. 40. Information statement. 41. Information statement. 42. Information statement. 43. Information statement. 44. Please refer to the water and sewer plans. 45. Information statement. FIRE 46. Please refer to the general notes. 47. Information statement. 48. Information statement. KEITH & BALLBE, INC. 49. Information statement. 50. Fire sprinklers have been provided for all buildings. POLICE 51. Please refer to the attached photometric plan. BUILDING DIVISION 52. See architect comments. 53. See architect comments. 54. See architect comments. 55. See architect comments. 56. See architect comments. 57. See architect comments. 58. Information statement. 59. Information statement. 60. See architect comments. 61. See architect comments. 62. See landscape architect comments. 63. Information statement. 64. Information statement. 65. See architect comments. 66. See architect comments. 67. See architect comments. 68. See architect comments. 69. See architect comments. 70. See architect comments. 71. See architect comments. PARKS AND RECREATION 72. See landscape architect comments. 73. See landscape architect comments. 74. See landscape architect comments. 75. Information statement. FORESTER/ENVIRONMENTALIST 76. See landscape architect comments. 77. See landscape architect comments. 78. See landscape architect comments. PLANNING AND ZONING 79. Information statement. KEITH & BALLBE, INC. '!l, ... 80. Information statement. 81. Information statement. 82. Adjacent land use will be provided prior to CRA. 83. Statement has been added to the land use data table. 84. Information statement. 85. Information statement. 86. Drainage statement has been added to the plans. 87. Information statement. 88. Attached is a copy of the traffic study. 89. Information statement. 90. See landscape architect comments. 91. Boundary has been revised per applicants recent purchase of the subj ect property. 92. Fee simple townhomes. Lot lines have been shown. 93. Information statement. 94. Seven spaces have been removed. 95. Information statement. 96. See comments. 97. Gravity sewer system; no lift station required. 98. All 3 bedroom units. 99. See data table. 100. Information statement. 101. See revised survey. 102. Information statement. 103. Information statement. 104. Information statement. 105. Information statement. 106. Information statement. 107. Information statement. 108. Information statement. 109. Information statement. 110. Information statement. 111. Information statement. 112. See architect comments. 113. See architect comments. 114. See architect comments, 115. See architect comments. 116. Yes, Location to be determined. 117. See architect comments. 118. See architect comments. 119. See architect comments. 120. See architect comments. 121. See architect comments. 122. See architect comments. 123. See landscape architect comments. 124. See landscape architect comments. KEITH & BALLBE, INC. ~ 125. See landscape architect comments. 126. See landscape architect comments. 127. See landscape architect comments. 128. See landscape architect comments. 129. See landscape architect comments. 130. See landscape architect comments. 131. Information statement. 132. See landscape architect comments. 133. See landscape architect comments. Attached please find twelve copies of the revised plans and seven copies of the responses with the requested supplementary information. Reductions and JPEG files will be submitted by separate cover. If you have any questions or require any additional information, please do not hesitate to call our office. Sincerely, KEITH & BALLBE, INC. , , ~ePt 1st REVIEW COMMENTS, .J /. ~ LXX:. ' New Site Plan "--"Wfl ff)J Project name: Estancia File number: NWSP 05-026 Reference: 1 sl review plans identified as a New Site Plan with a July 6. 2005 Planning and Zoning Department date stamp marking, DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: 1. Prior to permit application contact the Public Works Department (561-742- 6200) regarding the storage and handling of refuse per the CODE, Section 10-26 (a), 2, Make provision for an acceptable turnaround for Solid Waste on the two east- west roadways, 3, Provide a minimum turning radius of 55 feet for Solid Waste trucks and a minimum backing clearance of60 feet. (LDR, Chapter 2, Section 11.J.2.b.) PUBLIC WORKS - Traffic Comments: 4. Provide a traffic analysis and notice of concurrency (Traffic Performance Standards Review) from Palm Beach County Traffic Engineering. 5, 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 "K" Series for striping details. 6. Extend curb and gutter from Federal Hwy. along Bamboo Lane to connect to the entry driveway for Estancia, 7. Resurface Bamboo Lane from Federal Hwy. to the eastern property line ofthe proj ect. 8. Roadway improvements are shown along Virginia Gardens Dr. outside the property line for this project. Indicate ownership of the affected properties and provide documentation that they are amenable to the proposed improvements. 9. Parallel parking is depicted on Federal Hwy. Provide documentation that the FDOT is willing to allow this condition, 10. Relocate Live Oaks proposed adjacent to the entrance on Bamboo Lane and adjacent to the internal roadways, They may present a vertical conflict for high profile vehicles (Solid Waste) on an already narrow roadway. 11. Explain the purpose of the 16 feet x 55-feet parking stall between Units 25 1ST REVIEW COMMENTS 07/28/05 15 DEPARTMENTS INCLUDE REJECT 127. Fifty percent (50%) of all site landscape materials must be native species (Chapter 7.5, Article II, Section S.P). Please categorize as follows: 1. Shade trees, 2. Palm trees, 3. Shrubs & Groundcover. 128. All trees, if proposed as trees, must be at least 12 feet in height and three (3) caliper inches at the time of their installation (Chapter 7.5, Article II, Section S.C.2.). 129. All shrubs and hedges are required to be at minimum 24 inches in height, 24 inches In spread, and planted with tip-to-tip spacing measured immediately after planting to adequately cover the planted areas on the site (Chapter 7.5, Article II, Section S.C.4.). 130. The trees proposed around the townhouse and condominium buildings must be installed at Y2 the building height of the building (Chapter 7.5, Article II, Section S.M.). 131. All signage IS subject to review and approval of the Community Redevelopment Agency Board and City Commission. Provide a detail of any proposed outdoor freestanding monument signs and indicate their setback from the property line (minimum 10 feet), and include the sign area, dimensions, exterior finish, and letter color(s) (Chapter 4, Section 7.D.). The subdivision sign(s) may not exceed 32 square feet in area (Chapter 21, Article IV, Section I.D.). 132. Provide enhanced north and south elevations oftownhomes abutting Federal highway. Ensure that these elevations contain many of the architectural treatments of the fayade facing Federal. These elevations are extremely important in defining the streetscape. There is too much blank wall space, windows should be arched and greater embellishment/detail design provided. 133. All site and landscape drawings should depict landscape island in Bamboo R-O-W, PRELIMINARY CRA STAFF COMMENTS / Good front elevations. V No wall at North Federal and the comer at BamboolN.Federal- wrought iron / with gates to each townhome. Connect walkways of units on North Federal to public sidewalk. \! MWRJsc S:\Planning\SHARED\WP\PROJECTS\Estancia @ Boynton Beach\NWSP 05-026\1 ST REVIEW COMMENTS.doc 1ST REVIEW COMMENTS 07/28/05 9 l<~l+ <b.30 r .t)) DEPARTMENTS INCLUDE REJECT noted on the building permit application at the time of application submittal. 70. Provide a floor plan for the clubhouse. 71. Sheet A-IS refers to unity type "A". Submit floor plan for unit type "A". PARKS AND RECREATION Comments: 72. Simpson Stopper's botanical name is Myrcianthes fragrans not Eugenia spp. 73. Immediately after planting, shrubs and hedges shall be a minimum of twenty-four (24) inches in height, twenty-four (24) inches in spread and planted with tip-to-tip spacing measured to adequately cover the planted areas on the site. 74. Irrigation coverage should be 110% 75. Recreation and Parks Impact Fee is $23,130 and should be paid prior to the issuance of the first permit. FORESTER/ENVIRONMENT ALIST Comments: Landscape Plan /' / 76. The applicant should show an elevation cross-section detail of the actual heights of the proposed landscape trees and vegetation at the time of planting to (proper scale) visually buffer the proposed buildings from the Federal Highway right-of-way, 77. IrrieationPlan There is no irrigation system design included with the site plans. The V irrigation design should be low-flow for water conservation. All shade and palm trees should receive irrigation from a bubbler source. [Environmental Regulations, Chapter 7.5, Article II Sec, SA.] 78. Turf areas should be limited in size. Landscape (bedding plants) areas l.--' should be designed on separate low-flow zones with proper time duration V for water conservation. [Environmental Regulations, Chapter 7,5, Article II Sec. 5. C.2,l PLANNING AND ZONING Comments: 79. At the technical review meeting, provide written responses to all staffs 1st REVIEW COMMENTS ~ L,''"D (; New Site Plan Project name: Estancia File number: NWSP 05-026 Reference: 1 sl review plans identified as a New Site Plan with a Julv 6. 2005 Planning and Zoning Department date stamp marking. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: 1. Prior to permit application contact the Public Works Department (561-742- 6200) regarding the storage and handling of refuse per the CODE, Section 10-26 (a). 2. Make provision for an acceptable turnaround for Solid Waste on the two east- west roadways. 3, Provide a minimum turning radius of 55 feet for Solid Waste trucks and a minimum backing clearance of60 feet. (LDR, Chapter 2, Section 11.J.2,b,) PUBLIC WORKS - Traffic Comments: 4. Provide a traffic analysis and notice of concurrency (Traffic Performance Standards Review) from Palm Beach County Traffic Engineering. 5. 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 "K" Series for striping details, 6. Extend curb and gutter from Federal Hwy. along Bamboo Lane to connect to the entry driveway for Estancia, 7. Resurface Bamboo Lane from Federal Hwy. to the eastern property line of the proj ect. 8. Roadway improvements are shown along Virginia Gardens Dr. outside the property line for this project. Indicate ownership of the affected properties and provide documentation that they are amenable to the proposed improvements, 9. Parallel parking is depicted on Federal Hwy, Provide documentation that the FDOT is willing to allow this condition, 10. Relocate Live Oaks proposed adjacent to the entrance on Bamboo Lane and adjacent to the internal roadways. They may present a vertical conflict for high profile vehicles (Solid Waste) on an already narrow roadway, 11. Explain the purpose of the 16 feet x 55-feet parking stall between Units 25 1ST REVIEW COMMENTS 07/28/05 6 DEPARTMENTS INCLUDE REJECT minimum of 20 feet wide if two lane, and 12 feet wide if single lane. Fire Department apparatus shall be able to turn into the construction site in one turn. Turn around areas within the construction site shall be made available. 47. The construction site access roads shall be maintained free of obstructions at all times. 48. All required fire hydrants, standpipes or sprinkler systems shall be in place before going vertical. Vertical construction shall be protected by standpipes and the sprinkler system to two levels below the highest level of construction throughout the building. 49. Any cost of damage to Fire Department vehicles because of improperly stabilized roads or any towing fees if a vehicle becomes stuck will be the responsibility of the contractor. A minimum of 32 tons is required for ground stabilization. The pouring of the foundation pad is considered vertical construction. The roads must be acceptable before construction begins. 50. This building will require a full NFP A 13 fire sprinkle system. POLICE Comments: 51. It is recommended that a photometric light study be completed to show that standards are met and the site has safe lighting levels. BUILDING DIVISION Comments: 52. Please note that changes or revisions to these plans may generate additional comments. Acceptance of these plans during the TART (Technical Advisory Review Team) process does not ensure that additional comments may not be generated by the commission and at permit review. 53. Place a note on the elevation view drawings indicating that the exterior wall openings and exterior wall construction comply with 2001 FBC, Table 600, Submit calculations that clearly reflect the percentage of protected and unprotected wall openings permitted per 2001 FBC, Table 600. 54. 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 ASCE 7, Chapter 6, and the provisions of 2001 FBC, Section 1606 (Wind Loads). 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. 55. Every building and structure shall be of sufficient strength to support the loads and forces encountered per the 200 I FBC, Section 1601.2.1 and Table 1ST REVIEW COMMENTS 07/28/05 7 DEPARTMENTS INCLUDE REJECT 1604.1. Indicate the live load (pst) on the plans for the building design. 56. Buildings three-stories or higher shall be equipped with an automatic sprinkler system per F.S. 553.895. Fire protection plans and hydraulic calculations shall be included with the building plans at the time of permit application. 57. At time of permit review, submit signed and sealed working drawings of the proposed construction. 58. If an accessible route has less than 60 inches clear width, then passing spaces at least 60 inches by 60 inches shall be located at reasonable /' intervals not to exceed 200 feet. A "T" -intersection of two corridors or walks is an acceptable passing place. 2001 FBC, Section 11-4.3.4. 59. Add to the submittal a partial elevation view drawing of the proposed perimeter wall. Identify the type of 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. 60. To properly determine the impact fees that will be assessed for the one-story clubhouse, provide the following: . Will the pool building be restricted to the residents of the entire project only? . Will the residents have to cross any major roads or thoroughfares to get to the clubhouse building? .".--- . Will there be any additional deliveries to the site? . Will there be any additional employees to maintain and provide service to the site? Please have the applicant provide the City with a copy of the letter that will be sent to the impact fee coordinator. To allow for an efficient permit review, the applicant should request that the County send the City a copy of their determination of what impact fees are required for the clubhouse. 61. Add to the floor plan drawing of the clubhouse a breakdown of the floor area. The area breakdown shall specify the total area of the building, ~ covered area outside, covered area at the entrances, total floor area dedicated for the clubhouse/recreation building and other uses located within the building, Specify the total floor area that is air-conditioned. Label the use of all rooms and floor spaces. 62. CBBCPP 3.C.3.4 requires the conservation of potable water. City water may ~_/ , not, therefore, be used for landscape irrigation where other sources are readily available. 63. A water-use permit from SFWMD is required for an irrigation system that ~ utilizes water from a well or body of water as its source. A copy of the 1ST REVIEW COMMENTS 07/28/05 8 DEPARTMENTS INCLUDE REJECT permit shall be submitted at the time of permit application, F.S. 373.216. ---- 64. If capital facility fees (water and sewer) are paid in advance to the City of Boynton Beach Utilities Department, the following information shall be provided at the time of building permit application: . The full name of the project as it appears on the Development Order and the Commission-approved site plan. . If the project is a multi-family project, the building number/s must be V provided. The building numbers must be the same as noted on the Commission-approved site plans. . The number of dwelling units in each building. . The number of bedrooms in each dwelling unit. . The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article II, Sections 26-34) 65. At time of permit review, submit separate surveys of each lot, parcel, or tract. For purposes of setting up property and ownership in the City computer, provide a copy of the recorded deed for each lot, parcel, or tract. The - recorded deed shall be submitted at time of permit review. 66. At time of building permit application, submit verification that the City of Boynton Beach Parks and Recreation Impact Fee requirements have been satisfied by a paid fee or conveyance of property. The following information shall be provided: . A legal description of the land. . The full name of the project as it appears on the Development Order and the Commission-approved site plan, . If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the "....r Commission-approved site plans. . The number of dwelling units in each building. . The total amount being paid. (CBBCO, Chapter 1, Article V, Section 3(f)) 67, Add a general note to the site plan that all plans submitted for permitting shall meet the City's codes and the applicable building codes in effect at the .........-- time of permit application. 68. Pursuant to approval by the City Commission and all other outside agencies, the plans for this project must be submitted to the Building Division for ---- review at the time of permit application submittal. The plans must incorporate all the conditions of approval as listed in the development order and approved by the City Commission, 69, The full address of the project shall be submitted with the construction ~ documents at the time of permit application submittal. If the project is multi- family, then all addresses for the particular building type shall be submitted. The name of the project as it appears on the Deve100ment Order must be . , 1ST REVIEW COMMENTS 07/28/05 9 DEPARTMENTS INCLUDE REJECT noted on the building permit application at the time of application submittal. ~ 70. Provide a floor plan for the clubhouse. ~ 71. Sheet A-15 refers to unity type "A". Submit floor plan for unit type "A", .....-- PARKS AND RECREATION Comments: 72. Simpson Stopper's botanical name is Myrcianthes fragrans not Eugenia spp. 73. Immediately after planting, shrubs and hedges shall be a minimum of twenty-four (24) inches in height, twenty-four (24) inches in spread and planted with tip-to-tip spacing measured to adequately cover the planted areas on the site. 74. Irrigation coverage should be 110% 75. Recreation and Parks Impact Fee is $23,130 and should be paid prior to the issuance of the first permit. FORESTER/ENVIRONMENT ALIST Comments: Landscape Plan 76, The applicant should show an elevation cross-section detail of the actual heights of the proposed landscape trees and vegetation at the time of planting to (proper scale) visually buffer the proposed buildings from the Federal Highway right-of-way. 77, IrrieationPlan There is no irrigation system design included with the site plans. The irrigation design should be low-flow for water conservation. All shade and palm trees should receive irrigation from a bubbler source. [Environmental Regulations, Chapter 7,5, Article II Sec. 5A.] 78, Turf areas should be limited in size. Landscape (bedding plants) areas should be designed on separate low-flow zones with proper time duration for water conservation. [Environmental Regulations, Chapter 7.5, Article II Sec. 5. C.2.1 PLANNING AND ZONING Comments: 79. At the technical review meeting, provide written responses to all staffs ... 1st REVIEW COMMENTS New Site Plan .. Project name: Estancia File number: NWSP 05-026 Reference: 1 slreview plans identified as a New Site Plan with a July 6.2005 Planning and Zoning Department date stamp marking DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: I. Prior to permit application contact the Public Works Department (561-742- 6200) regarding the storage and handling of refuse per the CODE, Section 10-26 (a). "- . ' . 2. Make provision for an acceptable turnaround for Solid Waste on the two east- west roadways. '. 3. Provide a minimum turning radius of 55 feet for Solid Waste trucks and a minimum backing clearance of 60 feet. (LDR, Chapter 2, Section II.J,2.b,) ~" X ; I"'" PUBLIC WORKS - Traffic . ..... Comments: 4. Provide a t@flic ~E.~~~ ';md'notice of concurrency (Traffic Performance Standards Review) from Palm Beach County Traffic Engineering. 5. 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 "K" Series for striping details. 6. Extend curb and gutter from Federal Hwy. along Bamboo Lane to connect to the entry driveway for Estancia. . .. 7. Resurface Bamboo Lane from Federal Hwy. to the eastern property line of the project. <, 8, Roadway improvements are shown along Virginia Gardens Dr, outside the property line for this project. Indicate ownership of the affected properties and provide documentation that they are amenable to the proposed improvements. 9, Parallel parking is depicted on Federal Hwy. Provide documentation that the FDOT is willing to allow this condition. " , 10. Relocate Live Oaks proposed adjacent to the entrance on Bamboo Lane and adjacent to the internal roadways. They may present a vertical conflict for high profile vehicles (Solid Waste) on an already narrow roadway. II. Explain the purpose of the 16 feet x 55-feet parking stall between Units 25 " .... 1 ST REVIEW COMMENTS 07/28/05 2 DEPARTMENTS INCLUDE REJECT and 26, " 12. Off-site parking stalls may not be counted towards required project parking. . , ia....:.. ENGINEERING DIVISION Comments: 13. 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 (L WDD), 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. 14. All comments requiring changes and/or corrections to the plans shall be reflected on all appropriate sheets. 15, Please note that changes or revisions to these plans may generate additional comments. Acceptance of these plans during the Technical Advisory Review , Team (TART) process does not ensure that additional comments may not be '., generated by the Commission and at permit review. 16, Upon satisfactory Commission approval of the site plan, the applicant shall enter the plat process through the City's Engineering Division. A preliminary " plat application may be initiated during the site plan review to expedite "', issuance of the Land Development Permit. 17. The existing Boundary Survey is an augmented version of the Dakota Lofts record plat (recorded in P,B. 97, Pgs. 132-134, on 3/11/03); a new record plat . will be required to reflect the new Site Plan and additional land to be " incorporated into the development. 18. Show proposed site lighting on the Landscape plans (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 and Florida Building Code). Provide a note that the fixtures shall be operated by photoelectrical 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 LDR, Chapter 6, Article IV, Section 11, Chapter 23, Article I, Section 5.8.7 and Chapter 23, Article II, Section A on the Lighting Plan, If Dossible Dlease provide photometries as Dart of your 1ST REVIEW COMMENTS 07/28/05 3 DEPARTMENTS INCLUDE REJECT TART plan submittals - it is much easier to identify and correct any deficiencies now than while you are waiting on a permit! 19. It will 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 n, Section A.1.b). 20, Show sight triangles on the Landscape plans (LDR, Chapter 7.5, Article n, Section 5.H,) 21. 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 feet and 8 feet above the pavement (LDR, Chapter 7.5, Article n, Section 5.H.). ", 22. The medians on Federal Highway have existing irrigation and plant material belonging to the City of Boynton Beach, Any damage to the irrigation system and/or plant material as a result of the contractor's operations shall be repaired or replaced to the equivalent or better grade, as approved by the City of Boynton Beach, and shall be the sole responsibility of the developer. The " contractor shall notify and coordinate with the City of Boynton Beach Forestry & Grounds Division of Public Works a minimum of six (6) weeks in advance of any underground activities. Please acknowledge this notice in your comments response and add a note to the appropriate plan sheets with the above stated information. 23. Crinum Lilies specified in the sight triangles may be too large (too tall) for that area. Staff recommends specifying a lower growing plant. \/ 24. Gumbo Limbos specified along the north property line should be placed a minimum of ten (10) feet from the property line to allow for maintenance at . maturity. \., 25. Provide an engineer's certification on the Drainage Plan as specified in LDR, . , Chapter 4, Section 7.F .2. \, 26. Full drainage plans, including drainage calculations, in accordance with the LDR, Chapter 6, Article IV, Section 5 will be required at the time of " permitting. 28. Indicate by note that catch basin and manhole covers shall be bicycle proof ; / (LDR, Chapter 6, Article IV, Section 5.A.2,g). ....' 29. Specify storm sewer diameters, inlets types, etc. on drainage plan, Indicate grate, rim and invert elevations for all structures. Indicate grade of storm " , sewer segments. Indicate material specifications for storm sewer. 30. Paving, Drainage and site details will not be reviewed for construction acceptability at this time. All engineering construction details shall be in , ~, accordance with the applicable City of Boynton Beach Standard Drawings 1ST REVIEW COMMENTS 07/28/05 4 DEPARTMENTS INCLUDE REJECT and the "Engineering Design Handbook and Construction Standards" and will be reviewed at the time of construction permit application. UTILITIES Comments: 31. Please provide a timeline that clearly illustrates when water and sewer services will be required to serve the proposed project. Your starting date for the time line should be the date of City Commission approval. Also " . provide milestone dates for permit application, the start of construction, and the setting of the first water meter, This time line will be used to determine the adequacy of water and wastewater treatment capacity for your project upon the project's completion, so please be as accurate as possible. 32. No utility plan was included with this submittal; therefore the Utilities Department considers this plan incomplete as submitted, However, the proposed Site Plan is an existing site located within the Utilities' service ",," area, and is located where utility support is available. Weare providing only a cursory review of the proposed site plans as submitted at this time. Additional comments will be generated after a utility plan has been submitted, ~ 33. All utility easements and utility lines shall be shown on the site pl&ft and landscape plans (as well as the Water and Sewer Plans) so that we may determine which appurtenances, trees or shrubbery 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. 34. Palm Beach County Health Department permits will be required for the water and sewer systems serving this project (CODE, Section 26-12), 35, Fire flow calculations will be required demonstrating the City Code requirement of 1,500 g,p.m. (500 g.p.m. some residential developments) with 20 p,sj, residual pressure as stated in the LDR, Chapter 6, Article N, . . Section 16, or the requirement imposed by insurance underwriters, whichever is greater (CODE, Section 26-16(b)), 36. The LDR, Chapter 6, Article N, Section 16 requires that all points on each building will be within 200 feet of an existing or proposed fire hydrant. Please demonstrate that the plan meets this condition, by showing all , hydrants. 37. 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 " 1ST REVIEW COMMENTS 07/28/05 5 DEPARTMENTS INCLUDE REJECT on the Health Department application forms or within seven (7) days of site plan approval, whichever occurs first. This fee will be determined based upon final meter size, or expected demand. 38. 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 Sec. 26-33(a). 39. 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. 40. 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. 41. PVC material not permitted on the City's water system. All lines shall be DIP. . 42. Appropriate backflow preventer(s) will be required on the domestic water service to the building, and the fire sprinkler line if there is one, in . . .'\, , accordance with the CODE, Section 26-207, 43. The LDR, Chapter 3, Article N, Section 3(0) requires Master Plans to show all utilities on or adjacent to the tract/parcel. The utility 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. 44. The LDR, Chapter 3, Article N, Section 3(P) requires a statement be included that utilities are available and will be provided by all other . . . appropriate agencies. This statement is lacking on the submitted plans. 45, Utility construction details 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. FIRE Comments: 46. All entrance gates to construction area shall have a Knox lock system that will also open in case of electrical power failure, All gates shall be a "- .~ '-.-Ct911Vl1"'W~ REVIEW COMMENTS rl3tJjoS New Site Plan Project name: Estancia File number: NWSP 05-026 Reference: 1 slreview plans identified as a New Site Plan with a July 6,2005 Planning and Zoning Department date stamp marking, DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: 1. Prior to permit application contact the Public Works Department (561-742- 6200) regarding the storage and handling of refuse per the CODE, Section 10-26 (a). 2. Make provision for an acceptable turnaround for Solid Waste on the two east- west roadways, 3. Provide a minimum turning radius of 55 feet for Solid Waste trucks and a minimum backing clearance of 60 feet. (LDR, Chapter 2, Section Il.J.2.b,) PUBLIC WORKS - Traffic Comments: 4, Provide a traffic analysis and notice of concurrency (Traffic Performance Standards Review) from Palm Beach County Traffic Engineering. 5, 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 "K" Series for striping details. 6. Extend curb and gutter from Federal Hwy. along Bamboo Lane to connect to the entry driveway for Estancia. 7. Resurface Bamboo Lane from Federal Hwy. to the eastern property line ofthe project. 8. Roadway improvements are shown along Virginia Gardens Dr. outside the property line for this project. Indicate ownership of the affected properties and provide documentation that they are amenable to the proposed improvements, 9. Parallel parking is depicted on Federal Hwy, Provide documentation that the FDOT is willing to allow this condition. 10. Relocate Live Oaks proposed adjacent to the entrance on Bamboo Lane and adjacent to the internal roadways. They may present a vertical conflict for high profile vehicles (Solid Waste) on an already narrow roadway, 11. Explain the purpose of the 16 feet x 55-feet parking stall between Units 25 1ST REVIEW COMMENTS 07/28/05 5 DEPARTMENTS INCLUDE REJECT on the Health Department application forms or within seven (7) days of site plan approval, whichever occurs first. This fee will be determined based upon final meter size, or expected demand. 38. 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 Sec. 26-33(a). 39. 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. 40. 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. 41. PVC material not permitted on the City's water system. All lines shall be DIP. 42. Appropriate backflow preventer(s) will be required on the domestic water service to the building, and the fire sprinkler line if there is one, in accordance with the CODE, Section 26-207. 43. The LDR, Chapter 3, Article N, Section 3(0) requires Master Plans to show all utilities on or adjacent to the tract/parcel. The utility 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. 44. The LDR, Chapter 3, Article N, Section 3(P) requires a statement be included that utilities are available and will be provided by all other appropriate agencies. This statement is lacking on the submitted plans. 45. Utility construction details 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. FIRE Comments: 46. All entrance gates to construction area shall have a Knox lock system that V will also open in case of electrical power failure. All gates shall be a , . 1ST REVIEW COMMENTS 07/28/05 6 DEPARTMENTS INCLUDE REJECT minimum of 20 feet wide if two lane, and 12 feet wide if single lane. Fire V Department apparatus shall be able to turn into the construction site in one turn. Tum around areas within the construction site shall be made available. 47. The construction site access roads shall be maintained free of obstructions at V all times. 48. All required fire hydrants, standpipes or sprinkler systems shall be in place before going vertical. Vertical construction shall be protected by standpipes V and the sprinkler system to two levels below the highest level of construction throughout the building. 49. Any cost of damage to Fire Department vehicles because of improperly stabilized roads or any towing fees if a vehicle becomes stuck will be the responsibility of the contractor. A minimum of 32 tons is required for ground stabilization. The pouring of the foundation pad is considered V vertical construction. The roads must be acceptable before construction begins. 50. This building will require a full NFP A 13 fire sprinkle system. V/ POLICE Comments: 51. It is recommended that a photometric light study be completed to show that standards are met and the site has safe lighting levels, BUILDING DIVISION Comments: 52. Please note that changes or revisions to these plans may generate additional comments. Acceptance of these plans during the TART (Technical Advisory Review Team) process does not ensure that additional comments may not be generated by the commission and at permit review. 53. Place a note on the elevation view drawings indicating that the exterior wall openings and exterior wall construction comply with 2001 FBC, Table 600. Submit calculations that clearly reflect the percentage of protected and unprotected wall openings permitted per 2001 FBC, Table 600, 54. 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 ASCE 7, Chapter 6, and the provisions of 2001 FBC, Section 1606 (Wind Loads), 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, 55. Every building and structure shall be of sufficient strength to support the loads and forces encountered per the 2001 FBC, Section 1601.2.1 and Table .... 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: Carlos Ballbe fax #: 954-489-9802 date: July 28, 2005 from: Sherie Coale re: 1 ST REVIEW COMMENTS FOR Estancia 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 Technical Application Review Team who will meet on Tuesday, August 30 , 2005. 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 12 copies to the TART 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 2n review by staff and your project representatives during the TART meeting );and 4. Submit reductions (8 Y2 X 11) and in digital format ( PDF or JPEG) 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 742-6260 Fax: 742-6259 ... --,' The applicant should not attend a second review meeting until all documents have been revised and copied for staff review. Ifplans will not be fully revised and brought to the scheduled meeting, contact Ed Breese 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 meeting that you desire to attend. The remainder ofthe review schedule will be adjusted accordingly. If you have questions on the attached comments, please contact the respective reviewer using the attached list of review representatives. If the plans are reasonably complete and all significant comments are addressed following 2nd review, the project is forwarded to the Planning & Development Board meeting that falls approximately 2 to 3 weeks following the TART 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 REPRESENTATIVE REPRESENTATIVES' PHONE FAX DESIGNEE Engineering Dave Kelley Laurinda Logan 742-6482 742-6485 Building Don Johnson Timothy Large 742-6352 742-6352 Fire Department Rodger Kemmer Rick Lee 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 Jody Rivers 742-6227 742-6233 Forester/Environmentalist Kevin Hallahan Kevin Hallahan 742-6267 742-6259 Planning & Zoning Michael Rumpf, Ed Breese 742-6262 742-6259 CHAIRMAN REVISED 4/12/05 S:\PlanningISHAREDlWPIPROJECTSIE5Iancia@ Boynlon BeachINWSP 05-026\151 Review comments FAX COVER.doc FIRE & LIFE SAFETY DIVISION TO: Ed Breese, Principal Planner FROM: Rodger W. Kemmer, Deputy Chief/Fire Marshal DATE: July 15, 2005 SUBJECT: MSPM 05-010 MSPM 05-009 NWSP 05-026 United Way of Palm Beach County Quantum Park Lots 16 + 16 (Coiltronics) Estancia Traffic Congestion and population density is a concern in this area. This situation will get worse as the density increases. Pursuit of traffic light pre- emption is essential as a remedy, To meet the increased demand additional resources are required such as personnel, apparatus, and equipment. It is imperative that Fire Station #5 be expedited to insure adequate service delivery levels and effective response times. This situation also increases the potential for mass causality events when large numbers of people occupy confined areas. This is becoming more prevalent in many areas of the city, Every added new commercial and multi-family occupancy increases the annual fire prevention inspection workload as required by ordinance, Although there have been a large number of these occupancies added in the past several years, our inspection staff has decreased. This situation has reached a point that may soon require changes in our inspection schedules that may negatively affect our future success. The past and current service level has prevented any significant fires in these occupancies for several years. New development projects involving multi-family or high-density commercial projects should be approved contingent upon consideration of future upgrades in emergency dispatch capability. These enhancements include new technology related to CAD, GIS, and AVL capability, as well as adequate staffing. All other factors (personnel, training, technology, fire station placement, building design features, etc) depend on a reliable and efficient method of getting the resources provided where they are needed in time to mitigate the consequences of an emergency, regardless of the type of response. The City of Boynton Beach DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISON 100 E. Boynton Beach Boulevard P.O. Box 310 Boynton Beach, Florida 33425-0310 TEL: 561-742-6260 FAX: 561-742-6259 www,boynton-beach.org To: Peter Mazzella, Assistant Director, Utilities Kofi Boatang, Director of Utilities Marshall Gage, Police Chief Rodger Kemmer, Deputy Chief / Fire Marshal Jody Rivers, Parks Superintendent Cc: William Bingham, Fire Chief Wally Majors, Parks Director Laurinda Logan, Civil Engineer Rick Lee, Fire Protection Analyst John Huntington, Police Officer Ed Breese, Principal Planner ~ From: Date: Re: 7/8/05 Impacts of proposed site plan upon City facilities and services Project: Estancia NWSP 05-026 MEMORANDUM As part of the City's concurrency requirements, the City Commission directed the Planning & Zoning Division to report whether or not the City could maintain an adequate level of service with current infrastructure and / or staffing levels in order to support the proposed development. Plans for the above-mentioned project have-been forwarded to your department's representative for their technical review and comment. We are requesting that you review the proposed project for anticipated impacts to your department's level of service (as requested by the City Commission) and provide us with your comments for direct insertion into our staff report. In the past, you have sent us something that indicates your current staff / infrastructure would either be able to support the proposed project or what would be required to meet the adopted level of service. Please respond no later than 2 weeks from today. Also, any recommendations that you believe that would enhance the project are certainly welcomed. I thank you for your assistance in this matter. Should you have any questions regarding the requested information, please do not hesitate to call me at 742-6260. S:\Planning\SHARED\WP\PROJECfS\Estancia @ Boynton Beach\NWSP OS-026\Impact Analysis,doc , If / DEPARTMENT OF PUBLIC WORKS ENGINEERING DIVISION MEMORANDUM NO. 05-090 FROM: Laurinda Logan, P.E., Senior Engineer I b" , L__,. f'f!'t- ( =~~~.r_" TO: Ed Breese, Principal Planner, Planning and Zoning DATE: July 25,2005 RE: Review Comments New Site Plan - 1 st Review Estancia File No. NWSP 05-026 The above referenced Site Plans, received on July 11, 2005, was reviewed for Public Works, Engineering, and 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 (LOR) referenced. PUBLIC WORKS - GENERAL 1. Prior to permit application contact the Public Works Department (561-742-6200) regarding the storage and handling of refuse per the CODE, Section 10-26 (a). 2. Make provision for an acceptable turnaround for Solid Waste on the two east-west roadways. 3. Provide a minimum turning radius of 55-ft. for Solid Waste trucks and a minimum backing clearance of 60 ft. (LOR, Chapter 2, Section 11.J.2.b.) PUBLIC WORKS - TRAFFIC 4. Provide a traffic analysis and notice of concurrency (Traffic Performance Standards Review) from Palm Beach County Traffic Engineering. 5. 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 "K" Series for striping details. 6. Extend curb and gutter from Federal Hwy. along Bamboo Lane to connect to the entry driveway for Estancia. 7. Resurface Bamboo Lane from Federal Hwy. to the eastern property line of the project. 8. Roadway improvements are shown along Virginia Gardens Dr. outside the property line for this project. Indicate ownership of the affected properties and provide documentation that they are amenable to the proposed improvements. 9. Parallel parking is depicted on Federal Hwy. Provide documentation that the FOOT is willing to allow this condition. Dept. of Public Works, Engineering Division Memo No. 05-090 RE: Estancia, New Site Plan - 1 st Review, NWSP 05-026 July 25,2005 Page 2 10. Relocate Live Oaks proposed adjacent to the entrance on Bamboo Lane and adjacent to the internal roadways. They may present a vertical conflict for high profile vehicles (Solid Waste) on an already narrow roadway. 11. Explain the purpose of the 16-ft. x 55-ft. parking stall between Units 25 and 26. 12. Off-site parking stalls may not be counted towards required project parking. ENGINEERING 13. 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 (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. 14. All comments requiring changes and/or corrections to the plans shall be reflected on all appropriate sheets. 15. Please note that changes or revisions to these plans may generate additional comments. Acceptance of these plans during the Technical Advisory Review Team (TART) process does not ensure that additional comments may not be generated by the Commission and at permit review. 16. Upon satisfactory Commission approval of the site plan, the applicant shall enter the plat process through the City's Engineering Division. A preliminary plat application may be initiated during the site plan review to expedite issuance of the Land Development Permit. 17. The existing Boundary Survey is an augmented version of the Dakota Lofts record plat (recorded in P.B. 97, Pgs. 132-134, on 3/11/03); a new record plat will be required to reflect the new Site Plan and additional land to be incorporated into the development. 18. Show proposed site lighting on the Landscape plans (LOR, Chapter 4, Section 7.BA.) 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 photoelectrical control and are to remain on until 2:00 a.m. (LOR, 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. If possible please provide photometrics as part of your TART plan submittals - it is much easier to identify and correct any deficiencies now than while you are waiting on a permit! 19. 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). Dept. of Public Works, Engineering Division Memo No. 05-090 RE: Estancia, New Site Plan - 1 st Review, NWSP 05-026 July 25, 2005 Page 3 20. Show sight triangles on the Landscape plans (LOR, Chapter 7.5, Article II, Section 5.H.) 21. 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 8' above the pavement (LOR, Chapter 7.5, Article II, Section 5.H.). 22. The medians on Federal Highway have existing irrigation and plant material belonging to the City of Boynton Beach. Any damage to the irrigation system and/or plant material as a result of the contractor's operations shall be repaired or replaced to the equivalent or better grade, as approved by the City of Boynton Beach, and shall be the sole responsibility of the developer. The contractor shall notify and coordinate with the City of Boynton Beach Forestry & Grounds Division of Public Works a minimum of six (6) weeks in advance of any underground activities. Please acknowledge this notice in your comments response and add a note to the appropriate plan sheets with the above stated information. 23. Crinum Lilies specified in the sight triangles may be too large (too tall) for that area. Staff recommends specifying a lower growing plant. 24. Gumbo Limbos specified along the north property line should be placed a minimum 25. Provide an engineer's certification on the Drainage Plan as specified in LOR, Chapter 4, Section 7.F.2. 26. Full drainage plans, including drainage calculations, in accordance with the LOR, Chapter 6, Article IV, Section 5 will be required at the time of permitting. 27. Indicate by note that catch basin and manhole covers shall be bicycle proof (LOR, Chapter 6, Article IV, Section 5.A.2.g). 28. Specify storm sewer diameters, inlets types, etc. on drainage plan. Indicate grate, rim and invert elevations for all structures. Indicate grade of storm sewer segments. Indicate material specifications for storm sewer. 29. Paving, Drainage and site details will not be reviewed for construction acceptability at this time. All engineering construction details shall be in accordance with the applicable City of Boynton Beach Standard Drawings and the "Engineering Design Handbook and Construction Standards" and will be reviewed at the time of construction permit application. UTILITIES 30. Please provide a timeline that clearly illustrates when water and sewer services will be required to serve the proposed project. Your starting date for the timeline should be the date of City Commission approval. Also provide milestone dates for permit application, the start of construction, and the setting of the first water meter. This timeline will be used to determine the adequacy of water and wastewater treatment capacity for your project upon the project's completion, so please be as accurate as possible. Dept. of Public Works, Engineering Division Memo No. 05-090 RE: Estancia, New Site Plan - 1 st Review, NWSP 05-026 July 25, 2005 Page 4 31. No utility plan was included with this submittal; therefore the Utilities Department considers this plan incomplete as submitted. However, the proposed Site Plan is an existing site located within the Utilities' service area, and is located where utility support is available. We are providing only a cursory review of the proposed site plans as submitted at this time. Additional comments will be generated after a utility plan has been submitted. 32. All utility easements and utility lines shall be shown on the site plan and landscape plans (as well as the Water and Sewer Plans) so that we may determine which appurtenances, trees or shrubbery 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. 33. Palm Beach County Health Department permits will be required for the water and sewer systems serving this project (CODE, Section 26-12). 34. Fire flow calculations will be required demonstrating the City Code requirement of 1,500 g.p.m. (500 g.p.m. some residential developments) with 20 p.s.i. residual pressure as stated in the LOR, Chapter 6, Article IV, Section 16, or the requirement imposed by insurance underwriters, whichever is greater (CODE, Section 26-16(b)). 35. The LOR, Chapter 6, Article IV, Section 16 requires that all points on each building will be within 200 feet of an existing or proposed fire hydrant. Please demonstrate that the plan meets this condition, by showing all hydrants. 36. 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 seven (7) days of site plan approval, whichever occurs first. This fee will be determined based upon final meter size, or expected demand. 37. 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 Sec. 26-33(a). 38. 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. 39. 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. 40. PVC material not permitted on the City's water system. All lines shall be DIP. .. Dept. of Public Works, Engineering Division Memo No. 05-090 RE: Estancia, New Site Plan - 1 st Review, NWSP 05-026 July 25, 2005 Page 5 41. Appropriate backflow preventer(s) will be required on the domestic water service to the building, and the fire sprinkler line if there is one, in accordance with the CODE, Section 26- 207. 42. The LOR, Chapter 3, Article IV, Section 3(0) requires Master Plans to show all utilities on or adjacent to the tract/parcel. The utility 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. 43. The LOR, Chapter 3, Article IV, Section 3(P) requires a statement be included that utilities are available and will be provided by all other appropriate agencies. This statement is lacking on the submitted plans. 44. Utility construction details 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. LL:jam 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./ 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 Kenneth Hall, Engineering Plans Analyst, Public Works/Engineering (via e-mail) File S:\Engineering\Office Associates File\Logan\05-090 Estancia - 1st Review.doc / DEPARTMENT OF DEVELOPMENT BUILDING DIVISION MEMORANDUM NO. 05-139 List of~onvms/Abbreviations: ASCE - American Society of Civil Engineers CBB - City of Boynton Beach CBBA - Boynton Beach Amendments CBBCO - City of Boynton Beach Code of Ordinances CBBCPP - City of Boynton Beach Comprehensive Plan Policy CFR - Code of Federal Regulations EPA - Environment Protection Agency FBC - Florida Building Code FFHA - Federal Fair Housing Act FFPC - Florida Fire Prevention Code FIRM - Flood Insurance Rate Map F.S. - Florida Statutes LDR - Land Development Regulations NEC - National Electric Code NFPA - National Fire Prevention Assn NGVD - National Geodetic Vertical Datum of 1929 SFWMD - South Florida Water Management District TO: Ed Breese Principal Planner FROM: Timothy K. Larg~ TART Member/l3~ion DATE: July 14, 2005 SUBJECT: Project - Estancia File No. - NWSP 05-026 - 1st review Buildina Division (Site Specific and Permit Comments) - Timothv K. Larae (561) 742-6352 1 Please note that changes or revisions to these plans may generate additional comments. Acceptance of these plans during the TART (Technical Advisory Review Team) process does not ensure that additional comments may not be generated by the commission and at permit review. 2 Place a note on the elevation view drawings indicating that the exterior wall openings and exterior wall construction comply with 2001 FBC, Table 600. Submit calculations that clearly reflect the percentage of protected and unprotected wall openings permitted per 2001 FBC, Table 600. 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 ASCE 7, Chapter 6, and the provisions of 2001 FBC, Section 1606 (Wind Loads). 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 Every building and structure shall be of sufficient strength to support the loads and forces encountered per the 2001 FBC, Section 1601.2.1 and Table 1604.1. Indicate the live load (pst) on the plans for the building design. 5 Buildings three-stories or higher shall be equipped with an automatic sprinkler system per F.S. 553.895. Fire protection plans and hydraulic calculations shall be included with the building plans at the time of permit application. 6 At time of permit review, submit signed and sealed working drawings of the proposed construction. 7 If an accessible route has less than 60 inches clear width, then passing spaces at least 60 inches by 60 inches shall be located at reasonable intervals not to exceed 200 feet. A "T"_ intersection of two corridors or walks is an acceptable passing place. 2001 FBC, Section 11-4.3.4. S:\Deve/opment\Building\ T ART\ TART 2005\Estancia Page 1 of 3 8 Add to the submittal a partial elevation view drawing of the proposed perimeter wall. Identify the type of 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 To properly determine the impact fees that will be assessed for the one-story clubhouse, provide the following: A Will the pool building be restricted to the residents of the entire project only? B Will the residents have to cross any major roads or thoroughfares to get to the clubhouse building? C Will there be any additional deliveries to the site? D Will there be any additional employees to maintain and provide service to the site? Please have the applicant provide the City with a copy of the letter that will be sent to the impact fee coordinator. To allow for an efficient permit review, the applicant should request that the County send the City a copy of their determination of what impact fees are required for the clubhouse. 10 Add to the floor plan drawing of the clubhouse a breakdown of the floor area. The area breakdown shall specify the total area of the building, covered area outside, covered area at the entrances, total floor area dedicated for the clubhouse/recreation building and other uses located within the building. Specify the total floor area that is air-conditioned. Label the use of all rooms and floor spaces. 11 CBBCPP 3.C.3.4 requires the conservation of potable water. City water may not, therefore, be used for landscape irrigation where other sources are readily available. 12 A water-use permit from SFWMD is required for an irrigation system that utilizes water from a well or body of water as its source. A copy of the permit shall be submitted at the time of permit application, F.S. 373.216. 13 If capital facility fees (water and sewer) are paid in advance to the City of Boynton Beach Utilities Department, the following information shall be provided at the time of building permit application: A The full name of the project as it appears on the Development Order and the Commission-approved site plan. B If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. C The number of dwelling units in each building. D The number of bedrooms in each dwelling unit. E The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article II, Sections 26-34) 14 At time of permit review, submit separate surveys of each lot, parcel, or tract. For purposes of setting up property and ownership in the City computer, provide a copy of the recorded deed for each lot, parcel, or tract. The recorded deed shall be submitted at time of permit review. S:\Development\Building\ T ART\ TART 2005\Estancia Page 2 of 3 15 At time of building permit application, submit verification that the City of Boynton Beach Parks and Recreation Impact Fee requirements have been satisfied by a paid fee or conveyance of property. The following information shall be provided: A A legal description of the land. B The full name of the project as it appears on the Development Order and the Commission-approved site plan. C If the project is a multi-family project, the building numberls must be provided. The building numbers must be the same as noted on the Commission-approved site plans. D The number of dwelling units in each building. E The total amount being paid. (CBBCO, Chapter 1, Article V, Section 3(f)) 16 Add a general note to the site plan that all plans submitted for permitting shall meet the City's codes and the applicable building codes in effect at the time of permit application. 17 Pursuant to approval by the City Commission and all other outside agencies, the plans for this project must be submitted to the Building Division for review at the time of permit application submittal. The plans must incorporate all the conditions of approval as listed in the development order and approved by the City Commission. 18 The full address of the project shall be submitted with the construction documents at the time of permit application submittal. If the project is multi-family, then all addresses for the particular building type shall be submitted. The name of the project as it appears on the Development Order must be noted on the building permit application at the time of application submittal. 19 Provide a floor plan for the clubhouse. 20 Sheet A-15 refers to unity type "A". Submit floor plan for unit type "A". bf S:\Deve/opment\Building\ T ART\ TART 2005\Estancia Page 3 of 3 ----/ CITY OF BOYNTON BEACH, FLORIDA INTER-OFFICE MEMORANDUM TO: Ed Breese, Principal Planner DATE: July 21,2005 FILE: NWSP 05-026 FROM: Off. John Huntington Police Department CPTED Practitioner SUBJECT: Estancia REFERENCES: Site Plan ENCLOSURES: I have viewed the above building plans and have the following comments: 1. It is recommended that a photometric light study be completed to show that standards are met and the site has safe lighting levels. ./ TRC COMMENTS PROJECT: EST ANCIA LOCATION: 3010 N. Federal Highway FILE# NWSP 05-026 TYPE OF PROJECT: Office Expansion CAPACITY: One Two Story (49,000sqft) Office Building COMMENTS 1. All entrance gates to construction area shall have a Knox lock system that will also open in case of electrical power failure. All gates shall be a minimum of 20' wide if two lane, and 12' wide if single lane. Fire Department apparatus shall be able to turn into the construction site in one turn. Turn around areas within the construction site shall be made available. 2. The construction site access roads shall be maintained free of obstructions at all times. 3. All required fire hydrants, standpipes or sprinkler systems shall be in place before going vertical. Vertical construction shall be protected by standpipes and the sprinkler system to two levels below the highest level of construction throughout the building. 4. Any cost of damage to Fire Department vehicles because of improperly stabilized roads or any towing fees if a vehicle becomes stuck will be the responsibility of the contractor. A minimum of 32 tons is required for ground stabilization. The pouring of the foundation pad is considered vertical construction. The roads must be acceptable before construction begins. 5. This building will require a full NFPA 13 fire sprinkle system. ~ Rivers, Jody To: Subject: Breese, Ed; Coale, Sherie Site Plan Review - Estancia Project: File #: Estancia NWSP 05-026 1. Simpson Stopper's botanical name is Myrcianthes fragrans not Eugenia spp. 2. Immediately aner planting, shrubs and hedges shall be a minimum of twenty-four (24) inches in height, twenty-four (24) inches in spread and planted with tip-to-tip spacing measured to adequately cover the planted areas on tIle site. 3. Irrigation covere~lge should be 110% 4. Recretion and Parks Impact Fee is $23,130 and should be paid prior to the issuance of the first permit. JodtJ RLvevs, Parks Superintenden t City of Boynton Beach 100 E. Boynton Beach BInI. Boynton Beach, FL 33425 (561) 742-6226 (561) 742-6233 (fax) 1 I DATE: iNAME VI"' LocA',IUN: , _TYPE OF DDn IcrT. , Name ' Dcn IcrT DETAILS C>,. 'Acres: iquare Feet: Ildg. Sq. Ft. 'AR' , Land Use 'I " of < , Parking _< 'Villi <<<<< Tota Project Information Sheet Boynton Beach Community Redevelopment Agency Report July 25, 2005 , 1 Size: Parking , -..- i Ga -age IIlIClI , "hl;~ ,=" ..~I, '" - 'Sub-Total - ,('\, c< I 101) rotal i Urillan lesign I..: 1 i iood II"J.~<<< H 2 10 wall at N. Federal and H :3 ,onneCI of units on N. , i i ,DCn :CT TIME T4RII=. c+~+, ,". 'UI J F ~<\J'<<'<;)." U"L1VII Start Date ~,<<<<<<< Date: I ' ' , I TnT41 DDn "::I"T VALUE <<< , <<<< ~"",.. 'v," .., (NWSP n<:: (v.,a, Bamboo Lane & S. Hwy. I VVVI II IVI I '''' HHC ....VY' "VI I, LLC _w 1000 E. ..:. ^, IIU'" Delray Beach, FL 33485 { 71 51 10 .336 8l 929 .7 R1AA1PUD tn IPlln LDRlMODRlHDR to HDR I '''''''IU''''ILlClI Retail Office IUI,'UJ"'''L , for Project << , Sq.Ft. 78.120 o o o i i I , No. Units 30 < No. C>_, ,-, ,- 62 o o 62 , <<<,"< 60 , 0 I Hf Ii , 78 i , 0 i 78 Ii / ,,' , ww, rw , at Federal - . 'W .w'w, , IIVII WYlLI gates to each ,,,'v,,,'" to public . , In for site _.- , . . , ~nMPI I=TlnN. --... TRC Memorandum Page 1 of 1 Coale, Sherie From: Hallahan, Kevin Sent: Monday, July 25, 2005 12:53 PM To: Breese, Ed Cc: Coale, Sherie Subject: TRC Review comments- Estancia Planning Memorandum: Forester / Environmentalist To: Ed Breese, Principal Planner From: Kevin J. Hallahan, Forester / Environmentalist Subject: Estancia New Site Plan - 1 st Review NWSP 05-026 Date: July 25,2005 Landscape Plan 1. The applicant should show an elevation cross-section detail of the actual heights of the proposed landscape trees and vegetation at the time of planting to (proper scale) visually buffer the proposed buildings from the Federal Highway right-of-way. Irrigation Plan 2. There is no irrigation system design included with the site plans. The irrigation design should be low-flow for water conservation. All shade and palm trees should receive irrigation from a bubbler source. [Environmental Regulations, Chapter 7.5, Article II Sec. SA.] 3. Turf areas should be limited in size. Landscape (bedding plants) areas should be designed on separate low-flow zones with proper time duration for water conservation. [Environmental Regulations, Chapter 7.5, Article II Sec. 5. C.2.] Kjh 7/27/2005 Page 1 of 1 Johnson, Eric From: Hudson, Dick (Orran) Sent: Thursday, August 04, 2005 10:30 AM To: 'Carlos Ballbe (carlos@kbeng.com)' Cc: Johnson, Eric; Coale, Sherie; Rumpf, Michael Subject: Estancia Land Use Amendment Carlos, We have tried several times to contact you regarding the application for land use amendment and rezoning for Estancia (fka Dakota Lofts). The application is only for the properties to be added to the original project; however, the future land use designation for the original project only allows a maximum of 10.8 du/ac and the proposed project is showing a gross density of 11.95 du/ac. This means that the land for the entire project must go through the land use amendment and rezoning process to take it to Special High Density Residential and IPUD zoning. Unfortunately, this means that all impacts to roadways, water and sewer systems and schools must be recalculated and submitted based on the total acreage and the submittal forms corrected. The application for the land use amendment and rezoning is on hold until the application forms are corrected. will be out of the office from August 8 to August 23, but in my absence, Eric can help you with any questions regarding the application. Dick Hudson 8/412005