REVIEW COMMENTS
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 06-092
STAFF REPORT
TO:
Chair and Members
Community Redevelopment Agency Board and City Commission
Michael Rump~
Planning and Zoning Director
THRU:
FROM:
Kathleen Zeitler fCZ-
Planner
DATE:
June 6, 2006
PROJECT NAME/NO:
Hemingway Square / NWSP 06-007
REQUEST:
New Site Plan
PROJECT DESCRIPTION
Property Owner: 2319 South Federal Partners, LLC
Applicant: Robert Vitale, 2319 South Federal Partners, LLC
Agent: Garcia Stromberg Architecture, Inc. / Mark Cohen, Associate
Location: At the northwest corner of the intersection of South Federal Highway and
SE 23rd Avenue (see Location Map - Exhibit "A'')
Existing Land Use: Local Retail Commercial (LRC)
Existing Zoning: Neighborhood Commercial (C-2) and Community Commercial (C-3)
Proposed Land Use: Special High Density Residential (SHDR - max. 20 du/ac)
Proposed Zoning: Infill Planned Unit Development (IPUD)
Proposed Use: 21 fee-simple townhouse units at 16.8 dwelling units/acre
Acreage: 1.25 acre (54,526 sf)
Adjacent Uses:
North:
To the north, property designated Local Retail Commercial (LRC) and
zoned Community Commercial (C-3) but occupied by a single-family
residence. To the northwest, property designated High Density
Residential (HDR max. 10.8 du/ac) and zoned Multi-Family Residential (R-
3) but occupied by a single-family residence on SE 4th Street;
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-092
Page 2
South:
East:
West:
Right-of-way for SE 23rd Avenue, and farther south property designated
Local Retail Commercial (LRC) and zoned Community Commercial (C-3)
currently occupied by a Sunoco gas station. To the southwest, property
designated Special High Density Residential (SHDR) and zoned Infill
Planned Unit Development (IPUD) currently being developed as Coastal
Bay Colony, a 64 unit townhouse development;
The right-of-way of Federal Highway, then property designated Special
High Density Residential (SHDR) and zoned Multi-Family Residential (R-3)
developed as Tuscany on the Intracoastal, a condominium complex; and,
Property designated as Local Retail Commercial (LRC) and zoned
Neighborhood Commercial (C-2), currently occupied by a single-family
residence with frontage on SE 23rd Avenue.
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 has certified that they posted signage and mailed notices in
accordance with Ordinance No. 04-007.
Site Features:
Proposal:
The subject property, located in Study Area V of the Federal Highway Corridor
Redevelopment Plan, currently has 140 feet of frontage on South Federal Highway
and 360 feet of frontage on SW 23rd Avenue. The property is comprised of Lots 1-
5, Robinson's Addition (Plat Book 23, Page 144) which total 1.25 acre. Previous
land uses on these parcels included a furniture store (Baker's Furniture), a medical
office, and a single-family home. All structures on site from the previous uses have
been demolished. Several utilities are located near the intersection at the
southeast corner of the site.
BACKGROUND
Garcia Stromberg Architecture, Inc., agent for the applicant, is proposing a new
master plan / site plan for 21 fee-simple townhouse units. The applicant is
simultaneously requesting a land use plan amendment to Special High Density
Residential (SHDR) and rezoning to Infill Planned Unit Development (IPUD). The
property is part of Study Area V of the Federal Highway Corridor Redevelopment
Plan and, as such, would be eligible for the Special High Density Residential (SHDR)
land use classification, which allows a maximum of 20 dwelling units per acre. Fee-
simple townhouses are a permitted use in the IPUD zoning district. Under the
Special High Density Residential land use category, the allowable project density,
based on the acreage of the subject property, would be a maximum of 25 dwelling
units (20 units per acre). The project proposes a total of 21 dwelling units, which
equals a lesser density of 16.8 dwelling units per acre. The entire project would be
built in one (1) phase. Approval of this project is contingent upon the approval of
the corresponding requests for a land use amendment and rezoning (LUAR 06-
006).
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-092
Page 3
ANALYSIS
Concurrency:
Traffic: A traffic study 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 determined that the proposed redevelopment project meets the
Traffic Performance Standards. However, the approval stipulates that no building
permits for the project are to be issued by the City after the project's build-out date
of 2009.
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 (projected water demand is estimated to be
9,030 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 4,064 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/Fire: Staff has 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: The applicant has obtained school concurrency approval from the School District of
Palm Beach County confirming that adequate capacity exists to accommodate
student residents of the proposed 21 dwelling units.
Vehicular Access: The project proposes access only from SE 23rd Avenue: one (1) main point of
ingress / egress, and an alternate point of ingress / egress for emergencies only.
Only the alternate emergency access would be gated. No vehicular access is
proposed from South Federal Highway.
Circulation: The two-way streets internal to the development will be privately-owned streets
which proVide primary vehicular circulation internal to the development.
Dedication: The applicant is required to dedicate to Palm Beach County a five (5) foot strip of
land along the south property line adjacent to SE 23rd Avenue for future right-of-
way and a 25 foot by 25 foot corner clip at the intersection (see Exhibit "C" -
Conditions of Approval). The plans presented have been revised to reflect this,
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-092
Page 4
resulting in a reduced internal street width of 36 feet (of which 22 feet is paved).
Street Width:
Per the IPUD zoning district regulations, privately-owned streets providing
secondary vehicular circulation internal to the IPUD may be considered for approval
with right-of-way and pavement widths less than the minimum PUD requirement of
40 feet, however in no case shall health, safety, and / or welfare be jeopardized.
These roads are for the use by residents and service providers alike. Solid waste
pickup would be roll-out curbside service for each unit, rather than a centralized
trash dumpster, therefore large garbage trucks will be required to maneuver and
circulate throughout the proposed development.
The proposed plans have been reviewed by the Engineering Division for compliance
with City standards for IPUD zoning, including internal street width, utilities within
those streets, and safe sight distances. The Engineering Division has determined
that the 36 foot street width is acceptable and the plan is in compliance with the
City's requirements.
Setbacks:
The proposed plan indicates a 10 foot building setback around the perimeter of the
proposed project. The IPUD zoning district has no speCific minimum building
setback requirements, except that "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 structures in the IPUD".
Coastal Bay Colony, a townhouse development to the south, has a 10 foot setback
from the SE 23rd Avenue right-of-way. The proposed setbacks of 10 feet are
consistent with other townhouse developments along the Federal Highway
Corridor. Generally, a ten (10) foot setback is provided around the perimeter of
the development to accommodate privacy fencing, landscape buffers, and outdoor
air conditioning equipment, as well as to provide some open yard for the benefit of
the respective residents. The rear yards of these units would contain a patio slab
and air conditioning equipment within the setback area.
Parking:
The project proposes a total of 21 townhouse units (all 3 bedrooms) with a
community pool and cabana. Three (3) bedroom dwelling units require two (2)
parking spaces per unit. The project provides a total of 47 parking spaces,
including five (5) off-street parking spaces near the pool with one (1) of the spaces
designated for handicapped use.
The site plan shows that 18 units would have a two (2)-car garage (Models "A", "c"
and "D"), and the remaining 3 units would have a one (l)-car garage (Model "B").
The first floor plans show that each one (l)-car garage would be dimensioned 10
feet in width and 20 feet in depth, and each two (2)-car garage would be
dimensioned 18 feet in width and 20 feet in depth. The driveway for each one (1)-
car garage will provide the additional parking space required for those units.
Combining the garage spaces and driveway spaces, each unit will have the
minimum requirement of two (2) parking spaces per unit.
The 90-degree parking stalls, excluding the handicap spaces, would be dimensioned
nine (9) feet in width and 18 feet in length and include wheelstops. All proposed
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-092
Page 5
parking stalls, including the size and location of the handicap space, were reviewed
and approved by both the Engineering Division and Building Division. In addition,
all necessary traffic control signage and pavement markings will be provided on site
to clearly delineate areas on site and direction of circulation.
Landscaping:
The tree survey (sheet TS-1) indicates the site currently contains 5 trees. The
species of existing trees are as follows: Mahogany, Sabal Palm, Sabal Palm with
Strangler Fig, and Mango. However, none of the trees would be preserved in
place. Out of the 5 total trees, 4 of them would be relocated elsewhere on-site.
The mango tree (total of 24 caliper inches) will be removed and mitigated by
planting 3 additional Sabal Palms of the same caliper inches. All relocated trees
and mitigation trees will be located along the north property line.
The site plan indicates that 37.2% of the site would be pervious consisting of
landscaped and open space areas. The landscape code requires that 50% or more
of the plant material be native species. The plant list (sheet L-1) indicates the
landscape plan would provide a total of 45 canopy trees, of which 26 (or 58%)
would be native species. The plant list indicates that 56 (or 64%) of the 87 palm
trees would be native species. Also, the landscape plan indicates a total of 1,363
shrubs, of which 701 (or 51 %) would be native. The landscape plan notes indicate
that non-potable water will be used as the source of irrigation for the project. If
potable water is used, the use of drought-tolerant species shall be utilized, and
water conserving irrigation techniques be applied such as a drip system (see Exhibit
"C" - conditions of approval).
The amount of landscaping provided will slightly exceed the minimum requirements
to achieve the tropical Key West theme. The landscaping provides a
complimentary mix of canopy and palm trees such as Mahogany, Live Oak,
Glaucous Cassia, Florida Royal Palm, Green Malayan Coconut Palm, Sabal Palm,
and Winin Palm. All trees would be the required minimum of 12 feet in height at
time of planting. All common areas located outside individual fee-simple lots would
be under the control of the Homeowner's Association to ensure proper
maintenance of the landscaped areas.
The landscape plan presented indicates a five (5) foot perimeter buffer. The
perimeter landscape buffer, including the fencing located along the boundaries of
the project will be separate from the fee-simple townhouse lots, and will be platted
as a separate tract to be maintained by the Homeowner's Association.
The landscape plan shows that this buffer would consist of a 6 foot concrete
privacy fence/wall along the property line, with Live Oak, Sabal Palm, and
Mahogany trees and a hedge of Silver buttonwood located on the interior. The
trees would be installed approximately every 20 feet. Also, a perimeter white
aluminum rail picket fence five (5) feet in height with decorative stone columns is
proposed along the south and east property lines adjacent to the rights-of-way.
Pedestrian circulation is proposed by sidewalks along the internal street system,
Federal Highway, and SE 23rd Avenue. Each unit adjacent to Federal Highway or
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-092
Page 6
SE 23rd Avenue would have pedestrian access from the back yard through
individual rear gates opening onto the sidewalks within those rights-of-way, to
allow for pedestrians to engage the street.
Building and Site: As previously mentioned, the applicant is requesting to rezone the property to the
IPUD zoning district and develop at a density of less than 17 dwelling units per
acre. The maximum density allowed by the requested Special High Density
Residential land use classification is 20 dwelling units per acre. The 21 dwelling
units are proposed within 4 separate buildings on the 1. 25-acre site. Each building
would contain a varying number of dwelling units, ranging from four (4) units to
seven (7) units per building.
The floor plans propose several townhouse models of various sizes. Typically,
models are three (3) stories and include three (3) bedrooms and a two-car garage.
Only three units located at the northwest corner of the project will be two (2)
stories, with a one-car garage.
Models A, C, and D consist of 18 units, and Model B consists of 3 units. Each of
the models A, C, and D are three (3) stories with 3 bedrooms and a two-car
garage. Models C and D also include an optional floor plan with options such as an
elevator and fireplace. Model A will have 2,177 square feet of air conditioned living
space, and a total unit area of 2,607 square feet. Model C will have 2,483 square
feet of air conditioned living space, and a total unit area of 3,000 square feet.
Model D will have 2,544 square feet of air conditioned living space, and a total unit
area of 3,130 square feet. Model B is 2 stories with 3 bedrooms and a one-car
garage and will have 1,412 square feet of air conditioned living space, and a total
unit area of 1,786 square feet.
No individual swimming pools or screened enclosures of patios or balconies are
proposed (or allowed) and would be noted as such on final plans and within the
Home Owners Association documents (see Exhibit "C" - Conditions of Approval).
The IPUD zoning district allows buildings to reach a maximum height of 45 feet.
The elevations show the buildings would be two (2) to three (3) stories in height,
the tallest of which would be 45 feet at mean roof height, and 48 feet 8-inches at
the highest point of the proposed chimneys. The applicant has requested a
concurrent height exception of four (4) feet to allow the chimneys (see HTEX 06-
006).
The IPUD zoning district requires a minimum of 200 square feet per dwelling unit
to be provided for usable open space areas. The site plan indicates a total of 4,200
square feet (21 x 200) is required, and 4,316 square feet of usable open space is
provided.
The main recreation area would include a swimming pool and a cabana building
with a restroom, and covered bar area for the use of the residents and their guests.
The white one-story pool cabana building of 394 square feet is designed to match
the architecture and building materials of the residential buildings. A vine-covered
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-092
Page 7
trellis with benches would be located at the edge of the coquina paver pool deck.
The fencing around the pool is consistent with the white aluminum rail picket
fencing proposed throughout the project. Residents of each unit would receive
their mail at a mailbox kiosk located at the pool cabana building.
Design:
All proposed structures on site will resemble the Key West style architecture with
textured stucco finish, covered porches, siding with trim, decorative cupolas and
wooden outlookers, Bahama shutters, balconies, and standing seam metal roofs.
The elevations indicate the use of natural stone veneer, decorative carriage-style
garage doors, and trellises above many of the entry doors, rear balconies, and
garage doors. The project proposes four (4) residential buildings, each with a
separate pastel color consisting of the following Pittsburg paints:
Color code
# 406-3 LRV 59
Paint Name
Lime Light
Color
Light Green
Location
Building 1 walls / siding
# 151-2 LRV 74
Fond Farewell
Light Blue
Building 2 walls / siding
# 115-3 LRV 82
Shiny Silk
Light Yellow
Building 3 walls / siding
# SW 6632
Neighborly
Peach
Light Peach
Building 4 walls / siding
# SW 700-5 LRV Pure White
80
White
Pool cabana building,
trim on all buildings, all
patio and balcony metal
railings, picket fences
and privacy walls
# R 60-E 78
N/A
Silver Metallic Standing seam metal
roof on all buildings
Natural
N/A
Light Brown Stone veneer on front,
sides of Buildings 1-4,
and rear of Buildings 3-4
lighting:
The photometric plans (sheet A-1.10) proposes two (2) types of outdoor
freestanding lighting fixtures, as well as two (2) types of outdoor wall mounted
lighting fixtures. All the decorative lighting proposed would be made of aluminum
to match the standing seam metal roofs, and would also match the Key West style
architectural features of the buildings. The freestanding pole fixture would be 15-
feet in height and located at both the main entrance and the emergency-only exit
and near the pool and recreation parking area. The other type of freestanding
fixture is approximately two (2) feet in height and would light walkways, common
areas and landscaped areas throughout the development. All proposed lighting will
be shielded to direct light down / away from adjacent properties and rights-of-way.
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-092
Page 8
Signage:
Per the site plan (Sheet A-1.01) and landscape details (Sheet LP-5), two project
entry signs are proposed: one sign located to the west of the main entrance on SE
23rd Avenue, and one sign near the intersection. Both signs will be one-sided wall
signs which will be incorporated into the design of the 5 foot perimeter fencing with
stone veneer columns. The sign elevations indicate that each sign face will comply
with the maximum sign face area of 32 square feet per sign. The sign will have a
script font in brass letters which identify Hemingway Square.
Art:
The newly adopted requirement for development to provide public art work is
proposed on site in a creative way. The artwork is a bench which includes a
bronze statue of Ernest Hemingway sitting with a cat. The art is located near the
intersection in a heavily landscaped area with a paver walkway that is one of the
usable open space areas provided for the residents to enjoy. This charming
artwork will enhance the Key West ambiance of the proposed townhouse
development. Ultimate review and approval of the artist and sculpture is still
pending by the Arts Commission.
SUMMARY:
The Infill Planned Unit Development district standards and regulations were created for the purpose of
allowing flexibility to accommodate infill and redevelopment on parcels less than five (5) acres in size. The
IPUD zoning district regulations state the following: "It is a basic public expectation that landowners
requesting the use of the IPUD district will develop design standards that exceed the standards of the
basic development standards in terms of site design, building architecture and construction materials,
amenities and landscape design. The extent of variance or exception to basic design standards, including
but not limited to requirements for parking spaces, parking lot and circulation design, and setbacks, will be
dependent on how well the above stated planning expectations are expressed in the proposed
development plan." The site/master plan design standards exceed the basic development standards for
conventional residential zoning districts in terms of site design, building architecture, amenities, and
landscape design.
RECOMMENDATION:
Staff has reviewed this request for New Site Plan and is recommending approval of the plans presented.
If this request is approved, it is contingent upon the approval of the request for land use amendment /
rezoning (LUAR 06-006), 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\PROJECTS\Hemingway Square\NWSP 06-007\Staff Report.doc
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EXHIBIT "C"
Conditions of Approval
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 4th review plans identified as a New Site Plan with a Mav 26.2006 Planning & Zoning date
stamp marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - Traffic
Comments:
1. Dedicate five (5) feet of right-of-way along the south property line (north right-
of-way ofSE 23rd Ave) to Palm Beach County (to be finalized at the time of
platting).
2. Dedicate a twenty-five (25) foot by twenty-five (25) foot right-of-way "comer
clip" at the intersection of Federal Hwy (US I) and SE 23rd Ave to the Florida
Department of Transportation (FDOT) (to be finalized at the time of platting).
3. Provide written documentation from the FDOT that no additional right-of-way
will be required to be dedicated along Federal Hwy (east property line of
Hemingway Square).
4. The minimum right-of-way width for a PUD (as designated on the plan Cover
Sheet) is 40-ft. (LDR, Chapter 2.5, Section 9.F.) Please provide appropriate
right-of-way widths for all internal roadways and/or make a written request for
reduced width, including justification for the request.
5. Provide an evaluation of sight distance for backing out of garages and provide
an opinion from the Engineer-of-Record regarding the relative safety of this
movement within the limited right-of-way available.
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.
DEPARTMENTS INCLUDE REJECT
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 ofthe Land Development Permit.
9. 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.
10. 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:
11. Palm Beach County Health Department permits will be required for the water
and sewer systems serving this proiect (CODE, Section 26-12).
12. Fire flow calculations will be required at the time of permitting 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)).
13. 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.
14. 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).
15. 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.
.
DEPARTMENTS INCLUDE REJECT
16. 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) and will be reviewed
at the time of construction permit application.
17. Provide water main modeling/calculations demonstrating the adequacy of the
proposed 6-inch water main to handle domestic demand, sprinklering
demands, and hydrant demands for the project.
18. Correct easements to reflect the boundaries to the point of service (water
meter or sewer cleanout).
19. Provide a minimum ten (10) foot separation between water main and storm
sewer and between sanitary sewer and storm sewer in accordance with City of
Boynton Beach Utility Standards.
FIRE DEPARTMENT
Comments:
20. Add fire hydrant to center lane of development (in addition to existing
hydrants). Provide hydraulic calculations using a flow test of not less than
1500 gpm@20 psi. Buildings shall not be more than 200 feet from a hydrant.
All hydrants shall be operable prior to vertical construction.
PARKS AND RECREATION
Comments:
21. Park Impact Fee - 21 single-family attached units @ $771.00 per unit =
$16,191 to be paid prior to issuance of first permit.
BUILDING DIVISION
Comments:
22. Please note that changes or revisions to these plans may generate additional
comments. Acceptance ofthese 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.
..,
DEPARTMENTS INCLUDE REJECT
23. 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.
24. 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.
25. 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 (psf) on the plans for the building design.
26. 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.
27. At time of permit review, submit signed and sealed working drawings of the
proposed construction.
28. At the time of permit review, submit details of reinforcement of walls for the
future installation of grab bars as required by the FFHA, Title 24 CFR, Part
100.205, Section 3, Requirement #6. All bathrooms within the covered
dwelling unit shall comply.
29. Bathrooms and kitchens in the covered dwelling units shall comply with the
FFHA, Title 24 CFR 100.205. Indicate on the plans which design
specification ("A" or "B") of the FFHA is being used. The clear floor space
at fixtures and appliances and turning diameters shall be clearly shown on the
plans.
30. 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. 2004 FBC, Section 11-4.3.4.
31. 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
DEPARTMENTS INCLUDE REJECT
32. 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 proj ect, 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)
33. 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.
34. 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 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))
35. 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.
36. 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.
37. The individual elevators within the units now classify the units as "covered
dwelling units" and shall comply with the requirements ofthe FFHA Act. See
attachment regarding installation of elevators.
DEPARTMENTS INCLUDE REJECT
PLANNING AND ZONING
Comments:
38. All project utilities along the rights-of-way of Federal Highway and SE 23rd
A venue are required to be located underground or screened.
39. To enhance the Key West theme, provide pergolas above some garage doors
and large potted bougainvillea or other climbing and/or flowering vines on
each side of garage door of units where space is available for this decorative
feature.
40. No individual swimming pools, screened enclosures, or modifications to
patios or balconies are allowed. This restriction shall be required to be
specified as such within the Home Owners Association documents.
41. The development as an IPUD shall be under common ownership or unified
control, so as to ensure unified development.
42. The applicant shall be required to provide minimum building setbacks often
(10) feet from all perimeter property lines, consistent with previous IPUD
developments.
43. Revise plans to remove perimeter landscaping from the fee-simple lots, and
plat as a separate buffer tract which is common area to be maintained by the
Homeowner's Association.
44. If potable water is used, the use of drought tolerant plant species (per the
South Florida Water Management District Manual) shall be maximized and
the irrigation system should have water conserving designs (such as a drip
system), where possible.
45. The subject property to be developed lies within just outside a hurricane
evacuation zone. The developer shall provide a mechanism to disseminate
continuing information to residents concerning hurricane evacuation and
shelters, through the established Homeowner's Association.
46. The applicant is responsible for compliance with Ordinance 05-060, the "Art
in Public Places" program and must demonstrate their participation.
CRASTAFF
Comments: None
COMMUNITY REDEVELOPMENT AGENCY COMMENTS:
DEPARTMENTS INCLUDE REJECT
Comments:
1. To be determined.
CITY COMMISSION COMMENTS:
Comments:
1. To be determined.
S :IPlanningISHARED\ WPIPROJECTSIHemingway SquareINWSPICOA.doc
EXHIBIT "C"
Conditions of Approval
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 3rd review plans identified as a New Site Plan with a February 28. 2006 Planning & Zoning
date stamp marking
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - Traffic
Comments:
1. Dedicate five (5) feet of right-of-way along the south property line (north right-
of-way of SE 23rd Ave) to Palm Beach County.
2. Dedicate a twenty-five (25) foot by twenty-five (25) foot right-of-way "corner
clip" at the intersection of Federal H wy (US 1) and SE 23 rd Ave to the Florida
Department of Transportation (FDOT).
3. Provide written documentation from the FDOT that no additional right-of-way
will be required to be dedicated along Federal Hwy (east property line of
Hemingway Square).
4. The minimum right-of-way width for a PUD (as designated on the plan Cover
Sheet) is 40-ft. (LDR, Chapter 2.5, Section 9.F.) Please provide appropriate
right-of-way widths for all internal roadways and/or make a written request for
reduced width, including justification for the request.
5. Provide an evaluation of sight distance for backing out of garages and provide
an opinion from the Engineer-of-Record regarding the relative safety of this
movement within the limited right-of-way available.
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.
.
DEPARTMENTS INCLUDE REJECT
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.
9. 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.
10. 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:
11. Palm Beach County Health Department permits will be required for the water
and sewer systems serving this project (CODE, Section 26-12).
12. Fire flow calculations will be required at the time of permitting 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)).
13. 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.
14. 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).
15. 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.
-'
DEPARTMENTS INCLUDE REJECT
16. 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) and will be reviewed
at the time of construction permit application.
17. No service laterals have been shown for the north block of townhouses in the
middle ofthe project. Please correct plans accordingly, ensuring there are no
conflicts between the service laterals and storm sewer and water mains.
18. Provide water main modeling/calculations demonstrating the adequacy of the
proposed 6-inch water main to handle domestic demand, sprinklering
demands, and hydrant demands for the project.
19. Correct easements to reflect the boundaries to the point of service (water
meter or sewer c1eanout).
20. Provide a minimum ten (10) foot separation between water main and storm
sewer and between sanitary sewer and storm sewer in accordance with City of
Boynton Beach Utility Standards.
21. Provide a minimum ten (10) foot separation from the face of the buildings to
the centerline of the water main (or any force main) in accordance with City of
Boynton Beach Utility Standards.
PARKS AND RECREATION
Comments:
22. Park Impact Fee - 21 single-family attached units @ $771.00 per unit =
$16,191 to be paid prior to issuance of first permit.
BUILDING DIVISION
Comments:
23. 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.
"'.
.
DEPARTMENTS INCLUDE REJECT
24. 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.
25. 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.
26. 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.
27. 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.
28. At time of permit review, submit signed and sealed working drawings of the
proposed construction.
29. At the time of permit review, submit details of reinforcement of walls for the
future installation of grab bars as required by the FFHA, Title 24 CFR, Part
100.205, Section 3, Requirement #6. All bathrooms within the covered
dwelling unit shall comply.
30. Bathrooms and kitchens in the covered dwelling units shall comply with the
FFHA, Title 24 CFR 100.205. Indicate on the plans which design
specification ("A" or "B") of the FFHA is being used. The clear floor space
at fixtures and appliances and turning diameters shall be clearly shown on the
plans.
31. 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. 2004 FBC, Section 11-4.3.4.
32. 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
J
-
DEPARTMENTS INCLUDE REJECT
submitted at the time of permit application, F.S. 373.216
33. 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)
34. 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.
35. 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 proj ect is a multi-family proj ect, 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 Y, Section 3(f))
36. 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.
'"
-
DEP ARTMENTS INCLUDE REJECT
37. 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.
38. The individual elevators within the units now classify the units as "covered
dwelling units" and shall comply with the requirements of the FFHA Act. See
attachment regarding installation of elevators.
PLANNING AND ZONING
Comments:
39. All project utilities along the rights-of-way of Federal Highway and SE 23rd
A venue are required to be located underground or screened.
40. To enhance the Key West theme, provide pergolas above some garage doors
and large potted bougainvillea or other climbing and/or flowering vines on
each side of garage door of units where space is available for this decorative
feature.
41. Provide a notice of concurrency for the project from the School Board of Palm
Beach County prior to the issuance of a building permit.
42. Revise plans prior to permitting to note that no individual swimming pools or
screened enclosures of patios or balconies are allowed. This restriction shall
be required to be specified as such within the Home Owners Association
documents.
43. The development as an IPUD shall be under common ownership or unified
control, so as to ensure unified development.
44. The applicant shall provide minimum building setbacks often (10) feet from
all perimeter property lines, consistent with previous IPUD developments.
45. Revise plans to remove perimeter landscaping from the fee-simple lots, and
require as common area to be maintained by the Homeowner's Association.
46. If potable water is used, the use of drought tolerant plant species (per the
South Florida Water Management District Manual) shall be maximized and
the irrigation system should have water conserving designs (such as a drip
system), where possible.
47. Submit a completed Art in Public Places form prior to Board hearings.
'"
"-
DEPARTMENTS INCLUDE REJECT
COMMUNITY REDEVELOPMENT AGENCY COMMENTS:
Comments:
1. To be determined.
CITY COMMISSION COMMENTS:
Comments:
1. To be determined.
S :\Planning\SHARED\ WP\PROJECTS\Hemingway Square\NWSP\COA.doc
EXHIBIT "C"
Conditions of Approval
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 3rd review plans identified as a New Site Plan with a February 28.2006 Planning & Zoning
date stamp marking
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - Traffic
Comments:
\. Provide a notice of concurrency (Traffic Performance Standards Review) V
from Palm Beach County Traffic Engineering.
2. .. {)~di~l~te.~ ~ ftj .<?f. ~tgh! ~<?r~~.~Y. al()ng the s()uth rr9Jll':I:tx] illc (north. rig.ht ~o[-.. umV..m.
....--- -
wav of SE 23r Ave. to Palm Beach County.
Dedicate a 25-ft. x 25-ft. light-of-way "comer clip" at the intersection of Federal
Hwv. (US I) and SE 23:dAVl':.t9theflorid(ipepartmento.fIransQort(ition. ... .. ..
Provide written documentation from the FDOT that no additional right-of-wav
will be required to be dedicated along Federal Hwv. (east property line of
Hemingway Square.)
3. The minimum right-of-way width for a PUD (as designated on the plan
Cover Sheet) is 40-ft. (LDR, Chapter 2.5, Section 9.F.) .]Ieasepr.ovicle.. ---- ..----..------ ----
appropriate right-of-way widths for all internal roadways and/or make a
written request for reduced width, including justification for the request.
Deleted: Contact Pahn Beach County to
determine the "ultimate sectiou" desired
by the County for SE 23'" Avenue.
Provide an additional IS feet of right- of-
way along the south boundary of the
development, to be deeded to Pahn Beach
County for future improvements to SE
23'" Ave.
\, '( Formatted
\( Formatted
Deleted: Staff may consider right-of-
way widths less than 40- ft.
DEPARTMENTS INCLUDE REJECT
Provide an evaluation of sight distance for backing out of garages and provide an
opinion. from the Engineer-of-Record regarding the relative safety of this
movement within the limited right-of-way available.
ENGINEERING DIVISION
Comments:
4. All comments requiring changes and/or corrections to the plans shall be
reflected on all appropriate sheets.
5. 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.
6. 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.
7. 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.
8. 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:
9. Palm Beach County Health Department permits will be required for the water
and sewer systems serving this project (CODE, Section 26-12).
.
DEPARTMENTS INCLUDE REJECT
10. Fire flow calculations will be required at the time of permitting
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)).
II. 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.
12. 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).
13. 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.
14. 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) and will be
reviewed at the time of construction permit application.
IS. No service laterals have been shown for the north block oftownhouses in the
middle ofthe project. Please correct plans accordingly ~suring there are no
conflicts between the service laterals and storm sewer and water mains.
16. Provide water main modeling/calculations demonstrating the adequacy of the
proposed 6-ineh water main to handle domestic demand, sprinklering
demands, and hydrant demands for the project.
17. Correct easements to reflect the boundaries to the point of service (water
meter or sewer cleanout).
Provide a minimum 10-ft. separation between water main and storm sewer and
between sanitary sewer and storm sewer in accordance with City of Bovnton
Beach Utility Standards.
Provide a minimum of 10-ft. separation from the face of the building(s) to the
centerline of the water main (or any force main) in accordance with City of
Bovnton Beach Utilitv Standards.
il'"
DEPARTMENTS INCLUDE REJECT
Provide no less than 7-ft. separation from the face of the building(s) to all other
underground mains (other than force mains) to allow room for equipment to set
up to perform any needed maintenance.
Provide a typical section ofthe building plumbing to sanitary main wye showing
that adequate space is provided to allow for a sloped sanitary service lateral and
to allow for connection of building plumbing to sanitary main wye.
18. .
PARKS AND RECREATION
Comments:
19. Park Impact Fee - 22 single-family attached units @ $771.00 per unit =
$16,962 to be paid prior to issuance of first permit.
BUILDING DIVISION
Comments:
20. 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.
21. 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.
22. 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.
23. 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.
24. 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
Deleted: Place sanitary sewer within a
utility easement.
"
DEPARTMENTS INCLUDE REJECT
application.
25. At time of permit review, submit signed and sealed working drawings of the
proposed construction.
26. At the time of permit review, submit details of reinforcement of walls for the
future installation of grab bars as required by the FFHA, Title 24 CFR, Part
100.205, Section 3, Requirement #6. All bathrooms within the covered
dwelling unit shall comply.
27. Bathrooms and kitchens in the covered dwelling units shall comply with the
FFHA, Title 24 CFR 100.205. Indicate on the plans which design
specification ("A" or "B") of the FFHA is being used. The clear floor space
at fixtures and appliances and turning diameters shall be clearly shown on the
plans.
28. 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. 2004 FBC, Section 11-4.3.4.
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 permit shall be
submitted at the time of permit application, F.S. 373.216
30. 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:
0 The full name of the project as it appears on the Development Order and the
Commission-approved site plan.
0 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.
0 The number of dwelling units in each building.
0 The number of bedrooms in each dwelling unit.
0 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)
.
DEPARTMENTS INCLUDE REJECT
31. 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.
32. 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:
0 A legal description of the land.
0 The full name of the project as it appears on the Development Order and the
Commission-approved site plan.
0 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.
0 The number of dwelling units in each building.
0 The total amount being paid.
(CBBCO, Chapter 1, Article V, Section 3(t))
33. 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.
34. The full address of the project shall be submitted with the construction
documents at the time of permit application submittal. Ifthe 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.
35. The individual elevators within the units now classify the units as "covered
dwelling units" and shall comply with the requirements of the FFHA Act.
See attachment regarding installation of elevators.
PLANNING AND ZONING
Comments:
36. Provide a notice of concurrency (Traffic Performance Standards Review)
from Palm Beach County Traffic Engineering. The traffic impact analysis
must be approved by the Palm Beach County Traffic Division for
concurrency purposes prior to the issuance of any building permits.
r
DEPARTMENTS INCLUDE REJECT
37. It is the applicant's responsibility to ensure that the new site plan is publicly
advertised in accordance with Ordinance 04-007.
38. All project utilities along the rights-of-way of Federal Highway and SE 23rd
A venue are required to be located underground. Clarify on plans what will
happen to the sign, signal panel, signal box, control panel, and tower which
exist at the SE comer of the site, and the off-site lift station and well. Ifnot
located underground, or removed, what will remain on site, and how will it
be screened?
39. Revise color of white building to another (pastel) color, and provide paint
manufacturer, paint name/code on elevations, and submit a revised color
palette, revised color renderings, and a revised materials exhibit board.
40. The colored elevations provided indicate some degree of conflicting detail on
buildings to the point where it looks too busy in some areas and too repetitive
in other areas. Replace garage doors with carriage-style white plank garage
doors, add a decorative window to building walls that lack details, and
consider replacing the natural (brown) stone with a veneer that appears to be
of natural coral rock (light gray) stone that is more compatible with the Key
West architecture, metal roof, and building colors used.
41. To enhance the Key West theme, provide pergolas above some garage doors
and large potted bougainvillea or other climbing and/or flowering vines on
each side of garage door of units where space is available for this decorative
feature.
42. Provide a notice of concurrency for the project from the School Board of
Palm Beach County prior to the issuance of a building oermit.
S:IPlanningISHAREDI WPIPROJECTSIHemingway SquareINWSPICOA.doc
Page 5
File Number: LUAR 06-006
Name: Hemingway Square
3) and west (C-2). The parcels to the north and west are zoned commercial, however, the
present uses are at densities of 2.94 and 6.25 dwelling units per acre. It should be noted that
the single-family residential uses on the two adjacent parcels to the north and west are
nonconforming based on their commercial zoning, and they may eventually convert to
commercial uses.
However, the proposed reclassification and rezoning is consistent with densities of other new
and old developments in the immediate area which include: Coastal Bay Colony, Los Mangos,
Hampshire Gardens, Tuscany on the Intracoastal, Seagate of Gulfstream, Fairfield Apartments
Condo, Palmway Condo, and Crestview Gardens Condo.
c. Whether changed or changing conditions make the proposed rezoning desirable.
The request for conversion of parcels designated for commercial uses and single-family
residential to multi-family residential for condominium and townhouse development has become
more prevalent in the Federal Highway corridor in the last four years. Often the conversion
serves to remove marginal, and sometimes undesirable, commercial uses. Additionally,
adoption of the IPUD regulations in June, 2002 provided an attractive incentive for
redevelopment and infill projects on smaller parcels in the Federal Highway corridor. These two
changes in conditions serve to make the proposed rezoning desirable.
d. Whether the proposed use would be compatible with utility systems, roadways, and
other public facilities.
The Palm Beach County Traffic Division has determined that the proposed residential
redevelopment project will result in a reduction of traffic trips compared with the previous
commercial uses on site. The Division has approved the project for concurrency with a build-
out date of 2009 and determined that the project meets the Traffic Performance Standards of
Palm Beach County.
The project is estimated to require a total of 9,500 gallons of potable water per day. 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 demand for this project.
Additionally, sufficient sanitary sewer and wastewater treatment capacity is currently available
to serve the projected total of 4,500 gallons per day.
With respect to solid waste, the Palm Beach County Solid Waste Authority has stated that
adequate capacity exists to accommodate the county's municipalities throughout the 10-year
planning period. Prior to the issuance of building permits for the project, the applicant is
required to provide concurrency approval from the School District of Palm Beach County
indicating that adequate school capacity exists to accommodate the resident population of the
21 proposed townhouse units. The applicant has not yet obtained school concurrency approval
for the proposed development. The City's Fire Rescue and Police Departments have reviewed
the application and determined that current staffing levels would be sufficient to meet the
expected demand for services. Lastly, drainage will also be reviewed in detail as part of the
review of the site plan approval, and must satisfy all requirements of the city and local drainage
permitting authorities.
Page 6
File Number: LUAR 06-006
Name: Hemingway Square
e. Whether the proposed rezoning would be compatible with the current and future
use of adjacent and nearby properties, or would affect the property values of
adjacent or nearby properties.
The current use of the adjacent property to the north is single-family residential on a 0.34 acre
parcel zoned C-3, and the current use of the adjacent property to the west is single-family
residential on a 0.16 acre parcel zoned C-2. The existing residents there will be negatively
impacted by the development due to the differences in densities (2.94 and 6.25 compared with
16.8 du/ac for the proposed development) and massing (one-story residential compared with 3-
story residential exceeding the maximum height limit of 45 feet for the proposed development).
However, the current residential use of these parcels is nonconforming based on the
commercial zoning, and they may convert to commercial uses in the future.
The Master Plan/Site Plan presented is not supported by staff at this time due to site planning
issues that require plan revisions and further review by staff (see NWSP 06-007). In addition,
the Master Plan/Site Plan proposed an IPUD development which is not compatible with other
nearby IPUD development because it is not consistent with the standards used for previous
IPUD development. Since the New Site Plan is taking the place of the Master Plan required for
the IPUD zoning district, and staff does not support the New Site Plan, then staff can not
support the rezoning of the subject property to the IPUD zoning district at this time. The IPUD
rezoning cannot be approved without a corresponding Master Plan/Site Plan.
f. Whether the property is physically and economically developable under the existing
zoning.
The property is currently adjacent to a variety of uses, including commercial (gas station across
SE 23rd Avenue) and nonconforming single-family residential on commercially-zoned parcels.
The economic viability of these uses is questionable, considering the transition to high density
residential uses that is occurring with redevelopment of the corridor under the guidelines of the
Federal Highwav Corridor Community RedeveloDment Plan.
g. Whether the proposed rezoning is of a scale which is reasonably related to the
needs of the neighborhood and the city as a whole.
The requested land use amendment and rezoning present the opportunity for redevelopment in
a highly visible entrance corridor to the City and will also support the current trend toward
greater residential uses in this area, economic revitalization, and downtown redevelopment.
However, the land use amendment and rezoning are premature, given that the Master Plan/Site
Plan as presented can not be supported by staff. Staff concerns are due to road width issues
that are not in compliance with the Land Development Regulations and in turn present safety
(sight distance) and welfare hazards (utility placement and separation). These site planning
issues require plan revisions and further review by staff to ensure proper perimeter setbacks,
buffering, etc. It is likely that the required plan revisions will result in a lesser density than
currently proposed due to the small size of the subject property.
Page 7
File Number: LUAR 06-006
Name: Hemingway Square
h. Whether there are adequate sites elsewhere in the city for the proposed use, in
districts where such use is already allowed.
Residential densities up to 20 dwelling units per acre are permitted in the Federal Highway
corridor to encourage infill development and redevelopment. There are a limited number of
sites elsewhere in the city where residential development could occur at a density of 10.8
dwelling units per acre; however, those sites do not offer the opportunity for redevelopment
and infill development that this location affords. Nor would development of those available
sites serve to promote the goals of the Community Redevelopment Agency and the Federal
Highwav Corridor Community Redevelooment Plan.
CONCLUSIONS/RECOMMENDATIONS
As indicated herein, this request is consistent with the intent of the Comprehensive Plan; will
not create additional impacts on infrastructure that cannot be accommodated by existing
capacities, and will contribute to the overall economic development of the City. However, staff
finds and recommends:
1. That the requested land use amendment and rezoning are considered premature until
such a time as there is a viable development plan for the subject property. Staff does
not support the concurrent request for New Site Plan approval due to noncompliance
with the Land Development Regulations (see NWSP 06-007). Therefore, it is premature
to amend the land use and zoning of the subject property until there is a staff-supported
development plan for the subject property which is in compliance with City standards
and codes.
2. Due to the Master Plan/Site Plan deficiencies regarding internal road width, and the
applicant's proposal to further reduce the building setbacks to compensate for road
width, the project is not consistent with development standards used for previously
approved IPUD developments.
3. The requested land use amendment and rezoning be DENIED at this time, or tabled to
facilitate the redesign and review without the one-year time restriction that would apply
if the request is denied.
If the Community Redevelopment Agency Board or the City Commission recommends
conditions, they will be included as Exhibit "B".
AlTACHMENTS
5: \Planning\SHARED\ WP\PRDJECTS\Hemingway Square\LUAR\Staff Report.doc
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 06-049
TO: Chair and Members
Community Redevelopment Agency Board and City Commission
THRU: Michael Rumpf
Director of Planning and Zoning
FROM: Kathleen Zeitler
Planner
DATE: April 3, 2006
PROJECT: Hemingway Square f HTEX 06-006
REQUEST: Height Exception
Property Owner: 2319 South Federal Partners, LLC
Applicant: Robert Vitale, 2319 South Federal Partners, LLC
Agent: Garcia Stromberg Architecture, Inc.
Location: At the northwest corner of the intersection of South Federal Highway and SE 23rc
Avenue (see Location Map - Exhibit "A")
Existing Land Use: Local Retail Commercial (LRC)
Existing Zoning: Neighborhood Commercial (C-2) and Community Commercial (C-3)
Proposed Land Use: Special High Density Residential (SHDR - max. 20 dufac)
Proposed Zoning: Infill Planned Unit Development (IPUD)
Proposed Use: 21 fee-simple townhouse units
Acreage: 1.25 acre (54,526 square feet)
Adjacent Uses:
North:
To the north, property designated Local Retail Commercial (LRC) and zoned
Community Commercial (C-3) currently occupied by a single-family residence
with frontage on South Federal Highway. To the northeast, property
designated High Density Residential (HDR max. 10.8 dufac) and zoned Multi-
Family Residential (R-3) currently occupied by a single-family residence on SE
4th Street;
South:
Right-of-way for SE 23rd Avenue, and farther south property designated Loca
Retail Commercial (LRC) and zoned Community Commercial (C-3) currentl~
occupied by a Sunoco gas station. To the southwest, property designatec
Special High Density Residential (SHDR) and zoned Infill Planned Unil
Development (IPUD) currently being developed as Coastal Bay Colony, a 64 unil
Page 2
Hemingway Square HTEX 06-006
Memorandum No. PZ 06-049
townhouse development;
East:
The right-of-way of Federal Highway, then property designated Special High
Density Residential (SHDR) and zoned Multi-Family Residential (R-3) developed
as Tuscany on the Intracoastal, a condominium complex; and,
West:
Property designated as Local Retail Commercial (LRC) and zoned Neighborhooc
Commercial (C-2), currently occupied by a single-family residence with frontage
on SE 23rd Avenue.
BACKGROUND
The applicant is proposing a fee-simple townhouse project consisting of 21 units at the northwest corner of
South Federal Highway and SE 23rd Avenue. The project is currently pending a land use amendment
request (LUAR 06-006) from Local Retail Commercial (LRC) to Special High Density Residential (SHDR) land
use classification, and a rezoning request (LUAR 06-006) from the Neighborhood Commercial (C-2) and
Community Commercial (C-3) zoning districts to the Infill Planned Unit Development (IPUD) zoning district.
In addition, the subject property is also pending approval of a new site plan (NWSP 06-007) for the
townhouse project. Approval of the site plan will be contingent upon the approval of the accompanying
request for land use amendment / rezoning (LUAR 06-006).
The Hemingway Square site plan indicates a combination of two-story and three-story townhouse buildings
to be constructed. The proposed townhouse buildings will be 45 feet in height which will comply with the
maximum height permitted under the IPUD zoning district. However, there is a certain building element
proposed that exceeds the 45-foot threshold. That element is the subject of this request for height
exception. The floor plans for the 3-story Model "A" indicate an optional fireplace. Therefore, the exterior
elevations for these buildings reveal chimneys, which extend above the rooflines and will exceed the
maximum height of 45 feet. The exterior building elevations indicate that the elevation from finished floor
to the highest point of the chimney is 48 feet 8-inches. The applicant therefore is requesting a height
exception of four (4) feet above the maximum building height of 45 feet allowed in the IPUD zoning
district. The requested height exception is applicable to all four of the proposed buildings (see Exhibit "8").
ANALYSIS
The objective of the CRA, in part, is to support and stimulate revitalization efforts in the heart of the City.
Staff recognizes that infill residential development along Federal Highway is desirable. The architecture
for the proposed townhouse project is a Key West theme with standing-seam metal roofs, balconies,
picket fencing, natural stone veneer on the first floors, and a mix of siding and stucco on the upper
floors. The proposed chimneys will be of the same stone veneer to match the stone veneer at the front
and rear of the first floor of each building. The chimneys will raise the building height slightly above the
maximum height allowed, but they are necessary for the units that choose to have the optional fireplace.
Land Development Regulations, Chapter 2, Zoning, Section 4.F.3, Height Limitations and Exceptions,
limits all portions of structures to a maximum height of forty-five (45) feet above the minimum finished
floor. Noted exceptions to the maximum building height include noncommercial towers, church spires,
domes, cupolas, flagpoles, electrical and mechanical support systems, parapets, and similar structures.
However, the noted exceptions are allowed only through obtaining approval from the City Commission.
In considering an application for exception to the district height regulation, the City Commission shall
make findings indicating the proposed exception has been studied and considered in relation to minimum
standards, where applicable.
Page 3
Hemingway Square HTEX 06-006
Memorandum No. PZ 06-049
The City Commission approved a new method for measuring building height based on roof type
(Ordinance 02-010, adopted on March 19, 2002). The goal of the new definition was to be consistent
with current standards and to allow more flexibility in building design. Plans indicate the proposed
townhouses will have a gable or hip roof. Building height for gable or hip roofs is measured from the
finished grade to the midpoint between the eaves and the ridge. The building elevations indicate the
two-story and three-story townhouses will have a mean roof height of 45 feet, which will comply with the
IPUD zoning district height limitation of 45 feet. However, the maximum height as measured from the
top of the proposed chimneys is 48 feet 8-inches, which exceeds the maximum building height by almost
four (4) feet.
As evidenced by previous approvals, this request for height exception would not constitute a grant of
special privilege.
RECOMMENDATION
As previously mentioned, staff generally supports the redevelopment efforts proposed in the accompanying
requests for land use amendment and rezoning (LUAR 06-006) and the new site plan (NWSP 06-007) for
the Hemingway Square project. However, the Master Plan/Site Plan does not comply with Development
Regulations or City standards for previously approved IPUD developments, and will require further
revisions and staff review. Therefore, staff is recommending denial of the new site plan (NWSP 06-007) as
well as the corresponding land use amendment and rezoning request (LUAR 06-006). Therefore, staff
recommends DENIAL of the request for a 4-foot height exception, or tabled in conjunction with the tabling
of the land use amendment and rezoning (LUAR 06-06-006) and new site plan (NWSP 06-007)
applications.
Should this request be approved, it should be approved contingent upon satisfying all comments noted in
Exhibit "c" - Conditions of Approval (see NWSP 06-007). Should the Board or City Commission have any
additional comments, they will be placed accordingly within Exhibit "C".
S:IPlanningISHAREDlWPIPROJECTSIHemingway SquarelHTEX 06-0061Slall Report.doc
EXHIBIT "C"
Conditions of Approval
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 3rd review plans identified as a New Site Plan with a February 28, 2006 Planning & Zoning
date stamp marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - Traffic
Comments:
l. Dedicate five (5) feet of right-of-way along the south property line (north right-
of-way of SE 23 rd Ave) to Palm Beach County.
2. Dedicate a twenty-five (25) foot by twenty-five (25) foot right-of-way "comer
clip" at the intersection of Federal Hwy (US 1) and SE 23rd Ave to the Florida
Department of Transportation (FDOT).
3. Provide written documentation from the FDOT that no additional right-of-way
will be required to be dedicated along Federal Hwy (east property line of
Hemingway Square).
4. The minimum right-of-way width for a PUD (as designated on the plan Cover
Sheet) is 40-ft. (LDR, Chapter 2.5, Section 9.F.) Please provide appropriate
right-of-way widths for all internal roadways and/or make a written request for
reduced width, including justification for the request.
5. Provide an evaluation of sight distance for backing out of garages and provide
an opinion from the Engineer-of-Record regarding the relative safety of this
movement within the limited right-of-way available.
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.
--
DEPARTMENTS INCLUDE REJECT
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.
9. 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.
10. 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:
11. Palm Beach County Health Department permits will be required for the water
and sewer systems serving this project (CODE, Section 26-12).
12. Fire flow calculations will be required at the time of permitting 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)).
13. 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.
14. 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).
15. 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.
DEPARTMENTS INCLUDE REJECT
16. 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) and will be reviewed
at the time of construction permit application.
17. No service laterals have been shown for the north block of townhouses in the
middle of the project. Please correct plans accordingly, ensuring there are no
conflicts between the service laterals and storm sewer and water mains.
18. Provide water main modeling/calculations demonstrating the adequacy of the
proposed 6-inch water main to handle domestic demand, sprinklering
demands, and hydrant demands for the project.
19. Correct easements to reflect the boundaries to the point of service (water
meter or sewer cleanout).
20. Provide a minimum ten (10) foot separation between water main and storm
sewer and between sanitary sewer and storm sewer in accordance with City of
Boynton Beach Utility Standards.
21. Provide a minimum ten (10) foot separation from the face of the buildings to
the centerline of the water main (or any force main) in accordance with City of
Boynton Beach Utility Standards.
PARKS AND RECREATION
Comments:
22. Park Impact Fee - 21 single-family attached units @ $771.00 per unit =
$16,191 to be paid prior to issuance of first permit.
BUILDING DIVISION
Comments:
23. 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.
DEPARTMENTS INCLUDE REJECT
24. 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.
25. 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.
26. 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.
27. 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.
28. At time of permit review, submit signed and sealed working drawings of the
proposed construction.
29. At the time of permit review, submit details of reinforcement of walls for the
future installation of grab bars as required by the FFHA, Title 24 CFR, Part
100.205, Section 3, Requirement #6. All bathrooms within the covered
dwelling unit shall comply.
30. Bathrooms and kitchens in the covered dwelling units shall comply with the
FFHA, Title 24 CFR 100.205. Indicate on the plans which design
specification ("A" or "B") of the FFHA is being used. The clear floor space
at fixtures and appliances and turning diameters shall be clearly shown on the
plans.
31. 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. 2004 FBC, Section 11-4.3.4.
32. A water-use pennit from SFWMD is required for an inigation system that utilizes
water from a well or body of water as its source. A copy of the permit shall be
DEPARTMENTS INCLUDE REJECT
submitted at the time of permit application, F.S. 373.216
33. 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)
34. 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.
35. 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 buildingnumber/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 Y, Section 3(f))
36. 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.
DEPARTMENTS INCLUDE REJECT
37. 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.
38. The individual elevators within the units now classify the units as "covered
dwelling units" and shall comply with the requirements of the FFHA Act. See
attachment regarding installation of elevators.
PLANNING AND ZONING
Comments:
39. All project utilities along the rights-of-way of Federal Highway and SE 23Td
A venue are required to be located underground or screened.
40. To enhance the Key West theme, provide pergolas above some garage doors
and large potted bougainvillea or other climbing and/or flowering vines on
each side of garage door of units where space is available for this decorative
feature.
41. Provide a notice of concurrency for the project from the School Board of Palm
Beach County prior to the issuance of a building permit.
42. Revise plans prior to permitting to note that no individual swimming pools or
screened enclosures of patios or balconies are allowed. This restriction shall
be required to be specified as such within the Home Owners Association
documents.
43. The development as an IPUD shall be under common ownership or unified
control, so as to ensure unified development.
44. The applicant shall provide minimum building setbacks often (10) feet from
all perimeter property lines, consistent with previous IPUD developments.
45. Revise plans to remove perimeter landscaping from the fee-simple lots, and
require as common area to be maintained by the Homeowner's Association.
46. If potable water is used, the use of drought tolerant plant species (per the
South Florida Water Management District Manual) shall be maximized and
the irrigation system should have water conserving designs (such as a drip
system), where possible.
DEPARTMENTS INCLUDE REJECT
COMMUNITY REDEVELOPMENT AGENCY COMMENTS:
Comments:
1. To be determined.
CITY COMMISSION COMMENTS:
Comments:
1. To be determined.
S:IPlanningISHAREDI WPIPROJECTSIHemingway SquareINWSPICOA.doc
TRANSMISSION VERIFICATION REPORT
TIME
NAME
FAX
TEI_
SER.#
02/07/2002 23:14
PLANNING
5617426259
BROL3J876851
DATE, TIME
FAX NO./NAME
DURATION
PAGE(S)
RESULT
MODE
02/07 23:05
918009802449
00:09:04
28
OK
STANDARD
ECM
GARCIA STROMBERG
. \ I( (. if I T l.' l I C' g I
May 26, 2006
The City of Boynton Beach
Planning and Zoning Division
100 E. Boynton Beach Boulevard
Boynton Beach, Florida 33424
Re: Hemingway Square Townhomes- Exhibit "C" Conditions of Approval 4th Review Responses
Dear Sir and Madam:
Attached are the responses to the comments from the May 02, 2006 Technical Advisory Review
Team (TART) meeting.
EXHIBIT "C"
Conditions of Approval
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 4th review plans identified as a New Site Plan with a May 2,2006 Planning & Zoning date
stamp marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - Traffic
Comments:
1. Dedicate five (5) feet of right-of-way along the south property line (north right- X
of-way ofSE 23rd Ave) to Palm Beach County.
2. Dedicate a twenty-five (25) foot by twenty-five (25) foot right-of-way "comer
clip" at the intersection ofF ederal Hwy (US I) and SE 23rd Ave to the Florida X
Department of Transportation (FDOT).
BOO North Fed ral HtDhway Su t 300 Boca Raton, FL 33487 TEL 561995.5012 FAX 56'1.995.5032
1001 SF rv10nterey Cornmons Blvd Suih3 100 Stuart FL ~1996 TEL 772.2209501 FAX 772 220 9516
garc~astromherg C()!Y)
Cnrpnrate License # AACOO 1655
May 26, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
3. Provide written documentation from the FDOT that no additional right-of-way
will be required to be dedicated along Federal Hwy (east property line of X
Hemingway Square). Acknowledged.
4. The minimum right-of-way width for a PUD (as designated on the plan Cover
Sheet) is 40-ft. (LDR, Chapter 2.5, Section 9.F.) Please provide appropriate X
right-of-way widths for all internal roadways and/or make a written request for
reduced width, including justification for the request. See revised site plan,
sheet A-l.Ol.
5. Provide an evaluation of sight distance for backing out of garages and provide
an opinion from the Engineer-of-Record regarding the relative safety of this X
movement within the limited right-of-way available. DUE PRIOR TO CRA
ENGINEERING DIVISION
Comments:
6. All comments requiring changes and/or corrections to the plans shall be X
reflected on all appropriate sheets. Acknowledged.
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 X
generated by the Commission and at permit review. Acknowledged.
8. Upon satisfactory Commission approval of the Site plan, the applicant shall
enter the plat process through the City's Engineering Division. A preliminary X
plat application may be initiated during the site plan review to expedite
issuance of the Land Development Permit. Acknowledged.
9. Full Drainage plans, including drainage calculations, in accordance with the
LDR, Chapter 6, Article IV, Section 5 will be required at the time of X
permitting. Acknowledged.
10. 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 X
and the "Engineering Design Handbook and Construction Standards" and will
be reviewed at the time of construction permit application. Acknowledged.
UTILITIES
Comments:
May 26, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
II. Palm Beach County Health Department permits will be required for the water X
and sewer systems servmg this project (CODE, Section 26-12).
Acknowledged.
12. Fire flow calculations will be required at the time of permitting 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 X
6, Article IV, Section 16, or the requirement imposed by insurance
underwriters, whichever is greater (CODE, Section 26-l6(b )). Calculations
were submitted earlier.
13. 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 X
approval, whichever occurs first. This fee will be determined based upon
final meter size, or expected demand. Acknowledged.
14. 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 X
shall be dedicated via separate instrument to the City as stated in CODE Sec.
26-33(a). Easements are shown to be 12' min. except at NE corner.
This was discussed with Engineering and Public Works Departments
15. 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 X
service this project, in accordance with the CODE, Section 26-15.
Acknowledged.
16. 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 X
Construction Standards" manual (including any updates) and will be reviewed
at the time of construction permit application. Acknowledged.
17. No service laterals have been shown for the north block of townhouses in the
middle of the project. Please correct plans accordingly, ensuring there are no X
conflicts between the service laterals and storm sewer and water mains.
18. Provide water main modeling/calculations demonstrating the adequacy of the
proposed 6-inch water main to handle domestic demand, sprinklering X
demands, and hydrant demands for the project. Was provided in earlier
submittal.
19. Correct easements to reflect the boundaries to the point of service (water X
meter or sewer cleanout). Call cleanouts are with the easements.
May 26, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
20. Provide a minimum ten (10) foot separation between water main and storm
sewer and between sanitary sewer and storm sewer in accordance with City of X
Boynton Beach Utility Standards. Separations are 8 ft. as requested by
Engineering Dept.
21. Provide a minimum ten (10) foot separation from the face of the buildings to
the centerline of the water main (or any force main) in accordance with City of X
Boynton Beach Utility Standards.
FIRE DEPARTMENT
Comments:
22. Add fire hydrant to center lane of development (in addition to existing
hydrants). Provide hydraulic calculations using a flow test of not less than X
1500 gpm@20 psi. Buildings shall not be more than 200 feet from a hydrant.
All hydrants shall be operable prior to vertical construction. Fire hydrant
was added and calculations were provided with previous submittal.
23. Relocate fire hydrant internal to development to Fire Department's
predetermined location. Fire hydrant was relocated near pool area. X
PARKS AND RECREATION
Comments:
24. Park Impact Fee - 21 single-family attached units @ $771.00 per unit = X
$16,191 to be paid prior to issuance of first permit. Acknowledged.
BUILDING DIVISION
Comments:
25. Please note that changes or revisions to these plans may generate additional
comments. Acceptance of these plans during the TART (Technical Advisory X
Review Team) process does not ensure that additional comments may not be
generated by the commission and at. permit review. Acknowledged.
26. 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, X
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.
May 26, 2006
Hemingway Square
INCLUDE REJECT
DEPARTMENTS
per 2004 FBC, Table 704.8 or 2004 FBC, Residential, Section R302.2.
Acknowledged.
27. 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 X
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.
Acknowledged.
28. 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. X
Indicate the live load (pst) on the plans for the building design.
Acknowledged.
29. 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 X
be included with the building plans at the time of permit application.
Acknowledged.
30. At time of permit review, submit signed and sealed working drawings of the X
proposed construction. Acknowledged.
31. At the time of permit review, submit details of reinforcement of walls for the
future installation of grab bars as required by the FFHA, Title 24 CFR, Part
100.205, Section 3, Requirement #6. All bathrooms within the covered
dwelling unit shall comply. Acknowledged.
X
32. Bathrooms and kitchens in the covered dwelling units shall comply with the
FFHA, Title 24 CFR 100.205. Indicate on the plans which design
specification ("A" or "B") of the FFHA is being used. The clear floor space
at fixtures and appliances and turning diameters shall be clearly shown on the
plans. Acknowledged.
X
33. Ifan 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. 2004 FBC, Section 11-4.3.4.
X
May 26, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
34. 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 X
submitted at the time of permit application, F.S. 373.216 Acknowledged.
35. 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 X
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) Acknowledged.
36. 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, X
provide a copy of the recorded deed for each lot, parcel, or tract. The recorded
deed shall be submitted at time of permit review. Acknowledged.
37. 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. X
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)) Acknowledged.
38. 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 X
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
May 26,2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
by the City Commission. Acknowledged.
39. 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. X
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.
Acknowledged.
40. The individual elevators within the units now classifY the units as "covered X
dwelling units" and shall comply with the requirements of the FFHA Act. See
attachment regarding installation of elevators. Acknowledged.
PLANNING AND ZONING
Comments:
41. All project utilities along the rights-of-way of Federal Highway and SE 23rd X
A venue are required to be located underground or screened. FP&L
concurred that underground utilities are not feasible.
42. To enhance the Key West theme, provide pergolas above some garage doors
and large potted bougainvillea or other climbing and/or flowering vines on X
each side of garage door of units where space is available for this decorative
feature. See sheets L-l, L-2 and L-3.
43. Provide a notice of concurrency for the project from the School Board of Palm X
Beach County prior to the issuance of a building permit.
44. Revise plans prior to permitting to note that no individual swimming pools or
screened enclosures of patios or balconies are allowed. This restriction shall X
be required to be specified as such within the Home Owners Association
documents. Acknowledged.
45. The development as an IPUD shall be under common ownership or unified X
control, so as to ensure unified development. Acknowledged.
46. The applicant shall provide minimum building setbacks often (10) feet from X
all perimeter property lines, consistent with previous IPUD development
standards. Setbacks of ten (lO) feet from all perimeter property lines
have been provided. See sheet A-l.Ol.
May 26,2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
47. Revise plans (prior to platting) to remove perimeter landscaping from the fee-
simple lots, and require as common area to be maintained by the Homeowner's X
Association. Revise lot plan accordingly. There is no need to revise lot
line because all landscape areas will be maintained by H.O.A. See
sheets L-l, L-2 and L-3.
48. If potable water is used, the use of drought tolerant plant species (per the
South Florida Water Management District Manual) shall be maximized and
the irrigation system should have water conserving designs (such as a drip X
system), where possible. No potable water is used.
49. Submit a completed Art in Public Places form prior to Board hearings. X
50. Label Hemingway statue on landscape plan. See sheet L-1. X
51. Revise TH Unit A square footage (A-1.0l) to reflect two (2) different sizes X
available for Unit A. Square-footages have been revised. See sheets
A-1.02A, A-l.02B, A-1.02C and A-l.02D.
52. On sheet A-l.02A identifY floor plans for the reduced Unit A as Buildings 2 X
and 4 and full size Unit A as Buildings land 3. Floor plans have been
identified. See sheets A-l.02A, A-l.02C and A-1.02D.
53. Revise lot plan (A-l.09) to match reduced lots and increased width of internal X
RIW. Plan has been revised. See sheet A-l.09.
54. Revise plans to eliminate overlap between right-of-way line and lot lines. X
Plans have been revised. See sheet A-1.01 and A-1.09.
55. Revise plans to provide a front setback from the right-of-way line so there is
no encroachment into the right-of-way by overhang of structures (balconies, X
roof, etc.) Plans have been revised so that there is no encroachment
into the R.O.W. by overhanging balconies and roof overhangs. See
sheets A-1.01 & A-l.09.
56. Payment of all Planning and Zoning fees (including re-advertisement) is X
required prior to application proceeding to public hearings. All fees are paid
in full.
COMMUNITY REDEVELOPMENT AGENCY COMMENTS:
Comments:
1. To be determined.
. I
May 26, 2006
Hemingway Square
DEPARTMENTS INCLUDE I< 1-<:,1 1-<(
CITY COMMISSION COMMENTS:
Comments:
1. To be determined.
S:\Planning\SHARED\ WP\PROJECTS\Hemingway Square\NWSP\COA.doc
X in INCLUDE column indicates comment is outstanding and needs to be addressed through plan revision
(preferably prior to public hearings) or if related to building permit plans, prior to permitting.
X in REJECT column indicates previous comment has been addressed through submittal of additional
items or through plan revision, and is no longer an issue.
,\ H CHI T " II L H I
~> 5/o2jOh
\
\
\
-._~)
GARCIA STROMBERG
,-
,c
May 02, 2006
The City of Boynton Beach
Planning and Zoning Division
100 E. Boynton Beach Boulevard
Boynton Beach, Florida 33424
Re: Hemingway Square Townhomes- 4th Review Responses
Dear Sir and Madam:
Attached are the responses to the comments from the April 10, 2006 Technical Advisory Review
Team (TART) meeting.
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 3rd review plans identified as a New Site Plan with a February 28, 2006 Planning & Zoning
date stamo marking
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - Traffic
Comments:
1. Dedicate five (5).!eet of right-of-way along the south property line (north right X 11
of-way of SE 23 Ave) to Palm Beach County. (t r\ b.e .(:. i AJ aJ, t: C (..
See revised site plan, sheet A-i.0L A-+ f::.i-t,( -t(n 1(. 0+:. p l 1).#'- ^J ,~\ ' .
2. Dedicate a twenty-five (25) foot by twenty- five (25) foot right-of-way "comer
clip" at the intersection of Federal Hwy (US 1) and SE 23rd Ave to the Florida >( ~
Department of Transportation (FDOT). (+-o 10 {~ ..p. ( ,...i it l i (' ,{
See revised site plan, sheet A-LOi. OJ.. t~'/A-L r; I t (Go- \,J "~ {) f "ff; ^ '.,
.; \
. ..
3. Provide written documentation from the FDOT that no additional right-of-way
will be required to be dedicated along Federal Hwy (east property line of ^
Hemingway Square).
Acknowledaed.
8000 North Federal Highway Suite 300 Boca Raton, FL 33487 TEL 561995 5012 FAX 56t 9955032
100't SE Monterey Commons Blvd Suit" 100 Stuart, FL 34996 rEL 1'12 220 9501 FAX 772 220 851<1
~J(1rClastromberq corn
Corporate License # Af\C001655
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
4. The minimum right-of-way width for a PUD (as designated on the plan Cover
Sheet) is 40-ft. (LDR, Chapter 2.5, Section 9.F.) Please provide appropriate /'
right-of-way widths for all internal roadways and/or make a written request for N
i
reduced width, including justification for the request.
See revised site plan, sheet A-L01.
5. Provide an evaluation of sight distance for backing out of garages and provide j
an opinion from the Engineer-of-Record regarding the relative safety of this
movement within the limited right-of-way available. Due p r1 (::rr
Acknowledoed. t--o (A2..A .
ENGINEERING DIVISION
Comments:
6. All comments requiring changes and/or corrections to the plans shall be
reflected on all appropriate sheets. )<
Acknowledoed.
7. Please note that changes or revisions to these plans may generate additional
comments. Acceptance ofthese plans during the Technical Advisory Review
Team (TART) process does not ensure that additional comments may not be X
generated by the Commission and at permit review.
Acknowledged.
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.
Acknowledoed.
9. 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.
Acknowledqed.
10. 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.
Acknowledqed.
UTILITIES
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
Comments:
11. Palm Beach County Health Department permits will be required for the water y
and sewer systems serving this project (CODE, Section 26-12).
AcknowledQed.
12. Fire flow calculations will be required at the time of permitting 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 'i<
6, Article N, Section 16, or the requirement imposed by insurance
underwriters, whichever is greater (CODE, Section 26-16(b )).
AcknowledQed.
13. 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.
AcknowledQed.
14. 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 y
shall be dedicated via separate instrument to the City as stated in CODE Sec.
26-33(a).
See civil drawinas. sheets 3 and 4.
15. 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 )(
I
service this project, in accordance with the CODE, Section 26-15.
AcknowledQed.
16. Utility construction details will not be reviewed for construction acceptability
at this time. All utility construction details shall be in accordance with the ,x..
Utilities Department's "Utilities Engineering Design Handbook and
Construction Standards" manual (including any updates) and will be reviewed
at the time of construction permit application.
AcknowledQed.
17. No service laterals have been shown for the north block of townhouses in the
middle of the project. Please correct plans accordingly, ensuring there are no X
conflicts between the service laterals and storm sewer and water mains.
See civil drawinQs.
f ~
18. J Provide water main modeling/calculations demonstrating the adequacy of the X
\ _/ proposed 6-inch water main to handle domestic demand, sprinklering
demands, and hydrant demands for the project.
See civil drawinQs.
. ...
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
19. Correct easements to reflect the boundaries to the point of service (water
meter or sewer cleanout). )<
See civil drawinQs.
20. Provide a minimum ten (10) foot separation between water main and stonn ~
sewer and between sanitary sewer and stonn sewer in accordance with City of
Boynton Beach Utility Standards.
See civil drawinQs.
21. Provide a minimum ten (10) foot separation from the face of the buildings to
the centerline of the water main (or any force main) in accordance with City of /<
Boynton Beach Utility Standards.
See civil drawings.
PARKS AND RECREATION
Comments:
22. Park Impact Fee - 21 single-family attached units @ $771.00 per unit =
$16,191 to be paid prior to issuance of first pennit.
Acknowledged.
BUILDING DIVISION
Comments:
23. 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 pennit review.
Acknowledged.
GARCIA STROMBERG
,\ R (' " I T [ (I II R I'
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.....
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May 02, 2006 ~f/~~~
0&
5/ ~/CJb
The City of Boynton Beach
Planning and Zoning Division
100 E. Boynton Beach Boulevard
Boynton Beach, Florida 33424
Re: Hemingway Square Townhomes- 4th Review Responses
Dear Sir and Madam:
Attached are the responses to the comments from the April 10, 2006 Technical Advisory Review
Team (TART) meeting.
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 3rd review plans identified as a New Site Plan with a February 28,2006 Planning & Zoning
date stamo marking
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - Traffic
Comments:
1. Dedicate five (5) feet of right-of-way along the south property line (north right-
of-way ofSE 23rd Ave) to Palm Beach County.
See revised site plan. sheet A-l.OL
2. Dedicate a twenty-five (25) foot by twenty-five (25) foot right-of-way "comer
clip" at the intersection of Federal Hwy (US 1) and SE 23rd Ave to the Florida
Department of Transportation (FDOT).
See revised site plan. sheet A-L01.
3. Provide written documentation from the FDOT that no additional right-of-way
will be required to be dedicated along Federal Hwy (east property line of
Hemingway Square).
Acknowledaed.
8000 North Federal Highway Suile 300 f30ca Raton FL 3348T TEL 56199,,5012 FAX 561 995503;
100'! SE Monterey Commons Blvd Slide 100 SIUBr! FL 34996 TEL i72 220 9501 FAX in.220 9516
Y.?Irciastrornberg corn
Corporate License it AACOO 1655
May.02, 2006
Hemingway Square
"
DEPARTMENTS INCLUDE REJECT
19. Correct easements to reflect the boundaries to the point of service (water
meter or sewer cleanout).
See civil drawinas.
20. Provide a minimum ten (10) foot separation between water main and storm
sewer and between sanitary sewer and storm sewer in accordance with City of
Boynton Beach Utility Standards.
See civil drawinas.
21. Provide a minimum ten (10) foot separation from the face of the buildings to
the centerline of the water main (or any force main) in accordance with City of
Boynton Beach Utility Standards.
See civil drawings.
PARKS AND RECREATION
Comments:
22. Park Impact Fee - 21 single-family attached units @ $771.00 per unit =
$16,191 to be paid prior to issuance of first permit.
Acknowledaed.
BUILDING DIVISION
Comments:
23. 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.
Acknowledged.
May'02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
24. Place a note on the elevation view drawings indicating that the exterior wall
openings and exterior wall cOn~O~IY with 2004 FBC, Table 704.8, ~
or 2004 FBC, Residential, Sec on R302.2. ubmit 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.
Acknowledged.
25. 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 t/
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.
AcknowledQed.
26. 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. V
Indicate the live load (pst) on the plans for the building design.
AcknowledQed.
27. 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 t/
be included with the building plans at the time of permit application.
Acknowledqed.
28. At time of permit review, submit signed and sealed working drawings of the V
proposed construction.
AcknowledQed.
29. At the time of permit review, submit details of reinforcement of walls for the
future installation of grab bars as required by the FFHA, Title 24 CFR, Part /
100.205, Section 3, Requirement #6. All bathrooms within the covered
dwelling unit shall comply.
Acknowledged.
30. Bathrooms and kitchens in the covered dwelling units shall comply with the
FFHA, Title 24 CFR 100.205. Indicate on the plans which design V
specification ("A" or "BOO) ofthe FFHA is being used. The clear floor space
at fixtures and appliances and turning diameters shall be clearly shown on the
plans.
See revised site plan, sheet A-l.01.
Ma102,2006
Hemingway Square
(
DEPARTMENTS INCLUDE REJECT
31. If an accessible route has less than 60 inches clear width, then passing spaces t/
at least 60 inches by 60 inches shall be located at reasonable intervals not to
exceed 200 feet. A "Too -intersection of two corridors or walks is an
acceptable passing place. 2004 FBC, Section 11-4.3.4.
See revised site plan, sheet A-l.Ol.
32. 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 f..-/"/
submitted at the time of permit application, F.S. 373.216
Acknowledged.
33. 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 V
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)
Acknowledged.
34. At time of permit review, submit separate surveys of each lot, parcel, or tract. t/
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.
Acknowledged.
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
35. 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 Commission-approved
site plans.
. The number of dwelling units in each building.
. The total amount being paid.
(CBBCO, Chapter 1, Article V, Section 3(t))
Acknowledged.
36. Pursuant to approval by the City Commission and all other outside agencies, V
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.
Acknowledged.
37. The full address of the project shall be submitted with the construction t/
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.
Acknowledged.
38. The individual elevators within the units now classifY the units as "covered ~
dwelling units" and shall comply with the requirements of the FFHA Act. See
attachment regarding installation of elevators.
Acknowledged.
PLANNING AND ZONING
Comments:
39. All project utilities along the rights-of-way of Federal Highway and SE 23rd
Avenue are required to be located underground or screened.
Acknowledged.
'-~) 0---\
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GARCIA STROMBERG
,\ Hell I I I rl I' I{ I
'I' - 2'
'Ii
May 02, 2006
The City of Boynton Beach
Planning and Zoning Division
100 E. Boynton Beach Boulevard
Boynton Beach, Florida 33424
Re: Hemingway Square Townhomes- 4th Review Responses
Dear Sir and Madam:
Attached are the responses to the comments from the April 10, 2006 Technical Advisory Review
Team (TART) meeting.
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 3rd review plans identified as a New Site Plan with a February 28,2006 Planning & Zoning
date stamo marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - Traffic
Comments:
1. Dedicate five (5) feet of right-of-way along the south property line (north right-
of-way of SE 23rd Ave) to Palm Beach County.
See revised site plan, sheet A-l.01.
2. Dedicate a twenty-five (25) foot by twenty-five (25) foot right-of-way "comer
clip" at the intersection of Federal Hwy (US 1) and SE 23rd Ave to the Florida
Department of Transportation (FDOT).
See revised site olan. sheet A-1.01.
3. Provide written documentation from the FDOT that no additional right-of-way
will be required to be dedicated along Federal Hwy (east property line of
Hemingway Square).
Acknowledqed.
8000 Norlll Federal Highway Surle 300 Bocn R,lIol1 FL 33487 TEL 561995,5012 FAX 561 9g5 5032
100'1 SE Monterey Commons Blvd Sulle 100 Sluart, FL 349911 TEL 7T2 220 9501 FAX 7722209516
garciastrornbero com
Corporate LIcense # Aj\C0016~111
. ~
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
19. Correct easements to reflect the boundaries to the point of service (water
meter or sewer cleanout).
See civil drawinas.
20. Provide a minimum ten (10) foot separation between water main and storm
sewer and between sanitary sewer and storm sewer in accordance with City of
Boynton Beach Utility Standards.
See civil drawinas.
21. Provide a minimum ten (10) foot separation from the face of the buildings to
the centerline of the water main (or any force main) in accordance with City of
Boynton Beach Utility Standards.
See civil drawings.
PARKS AND RECREATION
Comments:
22. Park Impact Fee - 21 single-family attached units @ $771.00 per unit = -/
$16,191 to be paid prior to issuance of first permit.
Acknowledged.
BUILDING DIVISION
Comments:
23. 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.
Acknowledged.
GARCIA STROMBERG
I ~. \ !. \ t~" -': <., ,,'~'
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illY - 2
" II
May 02, 2006
The City of Boynton Beach
Planning and Zoning Division
100 E. Boynton Beach Boulevard
Boynton Beach, Florida 33424
Re: Hemingway Square Townhomes- 4th Review Responses
Dear Sir and Madam:
Attached are the responses to the comments from the April 10, 2006 Technical Advisory Review
Team (TART) meeting.
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 3rd review plans identified as a New Site Plan with a February 28. 2006 Planning & Zoning
date stamp marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - Traffic
Comments:
1. Dedicate five (5) feet of right-of-way along the south property line (north right-
of-way of SE 23rd Ave) to Palm Beach County.
See revised site plan, sheet A-1.01.
2. Dedicate a twenty-five (25) foot by twenty-five (25) foot right-of-way "comer
clip" at the intersection of Federal Hwy (US 1) and SE 23rd Ave to the Florida
Department of Transportation (FDOT).
See revised site plan, sheet A-1.01.
3. Provide written documentation from the FDOT that no additional right-of-way
will be required to be dedicated along Federal Hwy (east property line of
Hemingway Square).
Acknowledged.
8000 North Federal Highway Suite 300 Boca Raton FL 33487 TEL 561 995 5012 FAX 55 I 995 5032
100'[ SE Monterey Commons Blvd SlIllo 100 Stuart. FL 34996 TEL /72 220 9501 FAX 772 220 9516
q8 rei a stromberq. com
Corporate License # Al\C001655
GARCIA STROMBERG
\ R ( IJ I T Ie (J Ii I< I'
("~:::::
I
MAY - 2
May 02, 2006
el fA) ~o. swcred f-ra ~ ' ~
~ ()..r~.L -+"C:> ~o.-r-cc Ll:}_ (2J.P 3!~
~ o\I""Uk~ ~ \ ,J et fA)
The City of Boynton Beach
Planning and Zoning Division
100 E. Boynton Beach Boulevard
Boynton Beach, Florida 33424
Re: Hemingway Square Townhomes- 4th Review Responses
Dear Sir and Madam:
Attached are the responses to the comments from the April 10, 2006 Technical Advisory Review
Team (TART) meeting.
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 3rd review plans identified as a New Site Plan with a February 28.2006 Planning & Zoning
date stamD markinl!.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - Traffic
Comments:
1. Dedicate five (5) feet of right-of-way along the south property line (north right-
of-way of SE 23rd Ave) to Palm Beach County.
See revised site plan, sheet A-l.Ol.
2. Dedicate a twenty-five (25) foot by twenty-five (25) foot right-of-way "comer
clip" at the intersection of Federal Hwy (US I) and SE 23rd Ave to the Florida
Department of Transportation (FDOT).
See revised site plan, sheet A-LOl.
3. Provide written documentation from the FDOT that no additional right-of-way
will be required to be dedicated along Federal Hwy (east property line of
Hemingway Square).
AcknowledQed.
8000 North Federal Highway Suite 300 Boca RAton, FL 33487 TEL 561995 5012 FAX 561995 5032
100'1 SE Monterey C(JrnrnlHls Blvd Suite 100 Stuart. FL 34996 TEL 7"12.220 9501 FAX 7722209516
98rciastromberq com
Corporate license # AACOO 165rj
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
4. The minimum right-of-way width for a PUD (as designated on the plan Cover
Sheet) is 40-ft. (LDR, Chapter 2.5, Section 9.F.) Please provide appropriate
right-of-way widths for all internal roadways and/or make a written request for
reduced width, including justification for the request.
See revised site plan, sheet A-1.01.
5. Provide an evaluation of sight distance for backing out of garages and provide
an opinion from the Engineer-of-Record regarding the relative safety of this
movement within the limited right-of-way available.
Acknowledged.
ENGINEERING DIVISION
Comments:
6. All comments requiring changes and/or corrections to the plans shall be
reflected on all appropriate sheets.
AcknowledQed.
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.
Acknowledged.
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.
Acknowledged.
9. 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.
Acknowledaed.
10. 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.
AcknowledQed.
UTILITIES
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
Comments:
11. Palm Beach County Health Department permits will be required for the water
and sewer systems serving this project (CODE, Section 26-12).
Acknowledoed.
12. Fire flow calculations will be required at the time of permitting 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)).
Acknowledoed.
13. 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.
Acknowledged.
14. 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).
See civil drawinQs sheets 3 and 4.
15. 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.
Acknowledged.
16. 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) and will be reviewed
at the time of construction permit application.
Acknowledged.
17. No service laterals have been shown for the north block of townhouses in the
middle of the project. Please correct plans accordingly, ensuring there are no
conflicts between the service laterals and storm sewer and water mains.
See civil drawings.
18. Provide water main modeling/calculations demonstrating the adequacy of the
proposed 6-inch water main to handle domestic demand, sprinklering
demands, and hydrant demands for the project.
See civil drawinQs.
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
19. Correct easements to reflect the boundaries to the point of service (water
meter or sewer cleanout).
See civil drawings.
20. Provide a minimum ten (10) foot separation between water main and storm
sewer and between sanitary sewer and storm sewer in accordance with City of
Boynton Beach Utility Standards.
See civil drawings.
21. Provide a minimum ten (10) foot separation from the face of the buildings to
the centerline of the water main (or any force main) in accordance with City of
Boynton Beach Utility Standards.
See civil drawings.
PARKS AND RECREATION
Comments:
22. Park Impact Fee - 21 single-family attached units @ $771.00 per unit =
$16,191 to be paid prior to issuance of first permit.
Acknowledaed.
BUILDING DIVISION
Comments:
23. 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.
Acknowledged.
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
24. 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.
Acknowledged.
25. 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.
Acknowledged.
26. 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.
Acknowledged.
27. 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.
Acknowledged.
28. At time of permit review, submit signed and sealed working drawings of the
proposed construction.
AcknowledQed.
29. At the time of permit review, submit details of reinforcement ofwalJs for the
future installation of grab bars as required by the FFHA, Title 24 CFR, Part
100.205, Section 3, Requirement #6. All bathrooms within the covered
dwelling unit shall comply.
Acknowledged.
30. Bathrooms and kitchens in the covered dwelling units shall comply with the
FFHA, Title 24 CFR 100.205. Indicate on the plans which design
specification ("A" or "B") of the FFHA is being used. The clear floor space
at fixtures and appliances and turning diameters shall be clearly shown on the
plans.
See revised site plan, sheet A-1.01.
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
31. 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. 2004 FBC, Section 11-4.3.4.
See revised site plan, sheet A-1.01.
32. 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
Acknowledged.
33. 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)
Acknowledged.
34. 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.
Acknowledged.
May 02, 2006
Hemingway Square
~ v~t/~~ TH /A.JJddof1 f'Sf1 H- (It - L 101) I J I 'f /I
("6 ~ f:.u--tl- ;). d~ L~N. S/~~ 0+ VLN I Ii:
DEPARTMENTS INCLUDE ""~
35. 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 Commission-approved
site plans.
. The number of dwelling units in each building.
. The total amount being paid.
(CBBCO, Chapter 1, Article V, Section 3(t))
Acknowledged.
36. 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.
Acknowledged.
37. 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.
Acknowledged.
38. The individual elevators within the units now classifY the units as "covered
dwelling units" and shall comply with the requirements of the FFHA Act. See
attachment regarding installation of elevators.
Acknowledged.
PLANNING AND ZONING
Comments:
39. All project utilities along the rights-of-way of Federal Highway and SE 23rd .{
A venue are required to be located underground or screened.
Acknowledged.
a.
-Lt> + La ~-a f> lJLN ~ 0Uv ~-t-,4 !2-.uLu- tt-d (t c 0') (i S B- 2. c{... '+
'-f- -f-ul I -s.:ZJL tuV ~-t- Ii (Loo+f-c-vYl Yi-I. a~J a ~ fS- , <>I- ~
T<:~~~;::; I~+ rF/~~-1\A-I.;:~ ).~s.::::-,~tU;;-,,'J: rLuttd La is 4-
10:>
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
40. To enhance the Key West theme, provide pergolas above some garage doors
and large potted bougainvillea or other climbing and/or flowering vines on )(
each side of garage door of units where space is available for this decorative
feature.
See landscape plans and revised building elevations, sheets A-L03 thru
A-I.OG.
41. Provide a notice of concurrency for the project from the School Board of Palm X
Beach County prior to the issuance of a building permit.
Acknowledged.
42. Revise plans prior to permitting to note that no individual swimming pools or
screened enclosures of patios or balconies are allowed. This restriction shall
be required to be specified as such within the Home Owners Association )(
documents.
AcknowledQed.
43. The development as an IPUD shall be under common ownership or unified
control, so as to ensure unified development. {'
AcknowledQed.
44. The applicant shall provide minimum building setbacks often (10) feet from
all perimeter property lines, consistent with previous IPUD developments. X'
See revised site plan sheet A-LOI.
'@ Revise plans to remove perimeter landscaping from the fee-simple lots, and y
require as common area to be maintained by the Homeowner's Association. tk.e-~CJ( (~
"f,ioY" +0 ~l(,ttt~~~ +- I~V~s.e. LO-t pl 0vU
AcknowledQed. )
46. If potable water is used, the use of drought tolerant plant species (per the
South Florida Water Management District Manual) shall be maximized and X
the irrigation system should have water conserving designs (such as a drip
system), where possible.
Acknowledged.
47. Submit a completed Art in Public Places form prior to Board hearings.
See Exhibit 'A'. ~r
COMMUNITY REDEVELOPMENT AGENCY COMMENTS:
Comments:
.~ ~G--
l tWo~1
~i T0~W~ sta.t~
oN
L! s p (yvv {
, .
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
l. To be determined.
CITY COMMISSION COMMENTS:
Comments:
l. To be determined.
S :\Planning\SHARED\ WP\PROJECTS\Hemingway Square\NWSP\COA.doc
W dd b- Ff ~ '-I I"JS :-LJ
S/:J/()6 ~ARCIA STROMBERG
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~l) .; ~j ~ ?
May 02, 2006
The City of Boynton Beach
Planning and Zoning Division
100 E. Boynton Beach Boulevard
Boynton Beach, Florida 33424
Re: Hemingway Square Townhomes- 4th Review Responses
Dear Sir and Madam:
Attached are the responses to the comments from the April 10, 2006 Technical Advisory Review
Team (TART) meeting.
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 3rd review plans identified as a New Site Plan with a February 28, 2006 Planning & Zoning
date stamp marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - Traffic
Comments:
1. Dedicate five (5) feet of right-of-way along the south property line (north right-
of-way ofSE 23Td Ave) to Palm Beach County.
See revised site olan, sheet A-l.Ol.
2. Dedicate a twenty-five (25) foot by twenty-five (25) foot right-of-way "comer
clip" at the intersection of Federal Hwy (US 1) and SE 23Td Ave to the Florida
Department of Transportation (FDOT).
See revised site olan, sheet A-LOl.
3. Provide written documentation from the FDOT that no additional right-of-way
will be required to be dedicated along Federal Hwy (east property line of
Hemingway Square).
Acknowledqed.
8000 Nurlh Federal Highway Suile 300 8eciI Relon, FL 33481 TEL 561,995,5012 FlIX 5019955032
10(J'1 SE Monterey Commons Blvd SUlle 100 Sluarl FL 34996 TEL 772 220 9501 FAX II? 220 9516
9arciastrolnberg corn
Corporate License # AACn()1n5~)
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
4. The minimum right-of-way width for a PUD (as designated on the plan Cover
Sheet) is 40-ft. (LDR, Chapter 2.5, Section 9.F.) Please provide appropriate
right-of-way widths for all internal roadways and/or make a written request for
reduced width, including justification for the request.
See revised site plan, sheet A-LOL
5. Provide an evaluation of sight distance for backing out of garages and provide
an opinion from the Engineer-of-Record regarding the relative safety of this
movement within the limited right-of-way available.
AcknowledQed.
ENGINEERING DIVISION
Comments:
6. All comments requiring changes and/or corrections to the plans shall be
reflected on all appropriate sheets.
Acknowledged.
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.
Acknowledged.
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.
Acknowledged.
9. 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.
Acknowledged.
10. 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.
AcknowledQed.
UTILITIES
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
Comments:
11. Palm Beach County Health Department permits will be required for the water
and sewer systems serving this project (CODE, Section 26-12).
Acknowledged.
12. Fire flow calculations will be required at the time of permitting 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)).
Acknowledged.
13. 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.
Acknowledged.
14. 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).
See civil drawings, sheets 3 and 4.
15. 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.
Acknowledged.
16. 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) and will be reviewed
at the time of construction permit application.
Acknowledged.
17. No service laterals have been shown for the north block of townhouses in the
middle of the project. Please correct plans accordingly, ensuring there are no
conflicts between the service laterals and storm sewer and water mains.
See civil drawings.
18. Provide water main modeling/calculations demonstrating the adequacy of the
proposed 6-inch water main to handle domestic demand, sprinklering
demands, and hydrant demands for the project.
See civil drawings.
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
19. Correct easements to reflect the boundaries to the point of service (water
meter or sewer cleanout).
See civil drawinas.
20. Provide a minimum ten (10) foot separation between water main and storm
sewer and between sanitary sewer and storm sewer in accordance with City of
Boynton Beach Utility Standards.
See civil drawings.
21. Provide a minimum ten (10) foot separation from the face of the buildings to
the centerline of the water main (or any force main) in accordance with City of
Boynton Beach Utility Standards.
See civil drawings.
PARKS AND RECREATION
Comments:
22. Park Impact Fee - 21 single-family attached units @ $771.00 per unit =
$16,191 to be paid prior to issuance of first permit.
Acknowledged.
BUILDING DIVISION
Comments:
23. 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.
Acknowledged.
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
24. 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.
Acknowledged.
25. 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.
Acknowledged.
26. 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.
Acknowledged.
27. 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.
Acknowledged.
28. At time of permit review, submit signed and sealed working drawings of the
proposed construction.
Acknowledged.
29. At the time of permit review, submit details of reinforcement of walls for the
future installation of grab bars as required by the FFHA, Title 24 CFR, Part
100.205, Section 3, Requirement #6. All bathrooms within the covered
dwelling unit shall comply.
Acknowledged.
30. Bathrooms and kitchens in the covered dwelling units shall comply with the
FFHA, Title 24 CFR 100.205. Indicate on the plans which design
specification ("A" or "BOO) of the FFHA is being used. The clear floor space
at fixtures and appliances and turning diameters shall be clearly shown on the
plans.
See revised site plan, sheet A-1.01.
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
31. 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 "TOO -intersection of two corridors or walks is an
acceptable passing place. 2004 FBC, Section 11-4.3.4.
See revised site plan, sheet A-l.01.
32. 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
Acknowledged.
33. 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)
Acknowledged.
34. 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.
Acknowledged.
.
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
35. 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 Commission-approved
site plans.
. The number of dwelling units in each building.
. The total amount being paid.
(CBBCO, Chapter 1, Article V, Section 3(t))
Acknowledged.
36. 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.
Acknowledged.
37. 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.
Acknowledged.
38. The individual elevators within the units now classifY the units as "covered
dwelling units" and shall comply with the requirements of the FFHA Act. See
attachment regarding installation of elevators.
Acknowledged.
PLANNING AND ZONING
Comments:
39. All project utilities along the rights-of-way of Federal Highway and SE 23rd
A venue are required to be located underground or screened.
Acknowledged.
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
40. To enhance the Key West theme, provide pergolas above some garage doors
and large potted bougainvillea or other climbing and/or flowering vines on
each side of garage door of units where space is available for this decorative
feature.
See landscape plans and revised building elevations, sheets A-l.03 thru
A-1.0G.
41. Provide a notice of concurrency for the project from the School Board of Palm
Beach County prior to the issuance of a building permit.
Acknowledged.
42. Revise plans prior to permitting to note that no individual swimming pools or
screened enclosures of patios or balconies are allowed. This restriction shall
be required to be specified as such within the Home Owners Association
documents.
Acknowledged.
43. The development as an IPUD shall be under common ownership or unified
control, so as to ensure unified development.
AcknowledQed.
44. The applicant shall provide minimum building setbacks often (10) feet from
all perimeter property lines, consistent with previous IPUD developments.
See revised site Dlan, sheet A-1.01.
45. Revise plans to remove perimeter landscaping from the fee-simple lots, and
require as common area to be maintained by the Homeowner's Association.
AcknowledQed.
46. If potable water is used, the use of drought tolerant plant species (per the
South Florida Water Management District Manual) shall be maximized and
the irrigation system should have water conserving designs (such as a drip
system), where possible.
Acknowledged.
47. Submit a completed Art in Public Places form prior to Board hearings.
See Exhibit 'A'.
COMMUNITY REDEVELOPMENT AGENCY COMMENTS:
Comments:
May 02, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
1. To be determined.
CITY COMMISSION COMMENTS:
Comments:
1. To be determined.
S:\Planning\SHARED\ WP\PROJECTS\Hemingway Square\NWSP\COA.doc
,
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:
Fax #:
Date:
From:
Re:
Pages:
Robert Vitale, 2319 S Federal Hwy LLC
800-980-2449
April 7, 2006
Kathleen Zeitler, Planner
Staff Reports for Hemingway Square
and Possible Postponement Details
28
AFTER FURTHER REVIEW OF YOUR OPTIONS REGARDING THE POSSIBLE
POSTPONEMENT:
YOU WILL NOT NEED TO SEND OUT PUBLIC NOTICES AGAIN IF YOUR LETTER
REQUESTING POSTPONEMENT STATES A CERTAIN DATE (NEXT CRA HEARING IS
FOR MAY 9TH). WE WILL SIMPLY HAVE THE CRA MAKE THE ANNOUNCEMENT AT
THE APRIL 11TH MEETING THAT THE APPLICANT HAS REQUESTED TO POSTPONE
ONE MONTH TO THE MAY 9TH eRA MEETING.
THIS WOULD BE THE QUICKEST WAY.
THE APPLICANT OR AGENT WILL NOT HAVE TO ATTEND THE APRIL 11TH CRA
MEETING.
YOU CAN IMMEDIATELY START PLAN REVISIONS TO ADDRESS THE SITE
PLANNING ISSUES.
WHEN THE PLANS ARE READY FOR REVIEW, GIVE US A CALL TO SCHEDULE
ANOTHER TART MEETING (HELD EVERY
TUESDAY).
IF YOU HAVE ANY QUESTIONS, PLEASE GIVE
ME A CALL AT 561-742-6260.
Planning and Zoning Division
City of Boynton Beach
Boynton Beach, Florida 33425
742-6260
Fax: 742-6259
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 06-033
STAFF REPORT
TO:
Chair and Members
Community Redevelopment Agency Board and City Commission
THRU:
Michael Rumpf
Planning and Zoning Director
FROM:
Kathleen Zeitler
Planner
DATE:
April 3, 2006
PROJECT NAME/NO:
Hemingway Square / NWSP 06-007
REQUEST:
New Site Plan
PROJECT DESCRIPTION
Property Owner: 2319 South Federal Partners, LLC
Applicant: Robert Vitale, 2319 South Federal Partners, LLC
Agent: Garcia Stromberg Architecture, Inc.
Location: At the northwest corner of the intersection of South Federal Highway and
SE 23rd Avenue (see Location Map - Exhibit "A")
Existing Land Use: Local Retail Commercial (LRC)
Existing Zoning: Neighborhood Commercial (C-2) and Community Commercial (C-3)
Proposed Land Use: Special High Density Residential (SHDR - max. 20 du/ac)
Proposed Zoning: Infill Planned Unit Development (IPUD)
Proposed Use: 21 fee-simple townhouse units at 16.8 dwelling units/acre
Acreage: 1.25 acre (54,526 sf)
Adjacent Uses:
North:
To the north, property designated Local Retail Commercial (LRC) and
zoned Community Commercial (C-3) but occupied by a single-family
residence. To the northeast, property designated High Density Residential
(HDR max. 10.8 du/ac) and zoned Multi-Family Residential (R-3) but
occupied by a single-family residence on SE 4th Street;
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-033
Page 2
South:
East:
West:
Right-of-way for SE 23rd Avenue, and farther south property designated
Local Retail Commercial (LRC) and zoned Community Commercial (C-3)
currently occupied by a Sunoco gas station. To the southwest, property
designated Special High Density Residential (SHDR) and zoned Infill
Planned Unit Development (IPUD) currently being developed as Coastal
Bay Colony, a 64 unit townhouse development;
The right-of-way of Federal Highway, then property designated Special
High Density Residential (SHDR) and zoned Multi-Family Residential (R-3)
developed as Tuscany on the Intracoastal, a condominium complex; and,
Property designated as Local Retail Commercial (LRC) and zoned
Neighborhood Commercial (C-2), currently occupied by a single-family
residence with frontage on SE 23rd Avenue.
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 Features:
Proposal:
The subject property, located in Study Area V of the Federal Highway Corridor
Redevelopment Plan, currently has 140 feet of frontage on South Federal Highway
and 382 feet of frontage on SW 23rd Avenue. The property is comprised of Lots 1-
5, Robinson's Addition (Plat Book 23, Page 144) which total 1.25 acre. Previous
land uses on these parcels include a furniture store (Baker's Furniture), a medical
office, and a single-family home. All structures on site from the previous uses have
been demolished. Several utilities are located near the intersection at the
southeast corner of the site. Ground elevations indicated on the survey vary from
7 to 11 feet.
BACKGROUND
Garcia Stromberg Architecture, Inc., agent for the applicant, is proposing a new
master plan / site plan for 21 fee-simple townhouse units. The applicant is
simultaneously requesting a land use plan amendment to Special High Density
Residential (SHDR) and rezoning to Infill Planned Unit Development (IPUD). The
property is located within Study Area V of the Federal Highway Corridor
Redevelopment Plan and, as such, would be eligible for the Special High Density
Residential (SHDR) land use classification, which allows a maximum of 20 dwelling
units per acre. Fee-simple townhouses are a permitted use in the IPUD zoning
district. Under the Special High Density Residential land use category, the
allowable project density, based on the acreage of the subject property, would be a
maximum of 25 dwelling units (20 units per acre). The project proposes a total of
21 dwelling units, which equals a lesser density of 16.8 dwelling units per acre.
The entire project would be built in one (1) phase. Approval of this project is
contingent upon the approval of the corresponding requests for a land use
amendment and rezoning (LUAR 06-006).
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-033
Page 3
ANALYSIS
Concurrency:
Traffic: A traffic study 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 determined that the proposed redevelopment project meets the
Traffic Performance Standards. However, the approval stipulates that no building
permits for the project are to be issued by the City after the project's build-out date
of 2009.
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 9,500 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 4,500 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/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: To date, the applicant has not obtained school concurrency approval from the
School District of Palm Beach County confirming that adequate capacity exists to
accommodate student residents of the proposed 21 dwelling units. If this request
is approved, the applicant will be required to provide school concurrency approval
prior to the issuance of a building permit for the project (see Exhibit "C" -
Conditions of Approval).
Vehicular Access: The project proposes access only from SE 23rd Avenue: one (1) main point of
ingress / egress, and an alternate point of ingress / egress for emergencies only.
Only the alternate emergency access would be gated. No vehicular access is
proposed from South Federal Highway.
Circulation: The two-way streets internal to the development will be privately-owned streets
which provide primary vehicular circulation internal to the development.
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-033
Page 4
Dedication:
Street Width:
Setbacks:
The applicant is required to dedicate to Palm Beach County a five (5) foot strip of
land along the south property line adjacent to SE 23rd Avenue for future right-of-
way and a 25 foot by 25 foot corner clip at the intersection (see Exhibit "C" -
Conditions of Approval). The plans presented have been revised to reflect this,
resulting in a reduced and deficient internal street width of 30 feet (22 feet paved)
or less, as well as reduced building setbacks.
Per the IPUD zoning district regulations, privately-owned streets providing
secondarv vehicular circulation internal to the IPUD may be considered for approval
with right-of-way and pavement widths less than the minimum PUD requirement of
40 feet, however in no case shall health, safety, and / or welfare be jeopardized.
However, these roads are primary circulation roadways for use by residents and
service providers alike. Solid waste pickup would be roll-out curbside service for
each unit, rather than a centralized trash dumpster, therefore large garbage trucks
will be required to maneuver and circulate throughout the proposed development.
The proposed plans have been reviewed by the Engineering Division for compliance
with City standards. The Engineering Division does not support the plans as
presented, due to the minimal street width and limited area for utilities within those
streets. There are required distances that underground utilities must be separated
from other utilities and from structures, and the plan presented does not comply
with these standards. In addition, the reduced internal street width poses a
potential sight distance hazard. All proposed buildings are oriented toward the
interior of the site, and residents would access their front-loaded garages from the
private streets internal to the development. Due to the limited street width
(currently shown as 30 feet), the Engineering Division considers sight distance may
be compromised, leading to a safety issue for residents backing out of the garages.
Therefore, staff does not recommend approval of this request for a new site plan.
To satisfy Engineering conditions related to the internal street width deficiency, the
applicant is proposing to revise the plans prior to permitting to increase the street
width by a minimum of 8 feet. Staff does not support the approval prior to
reviewing the revised site plan. It is apparent that when the internal street width is
increased from 30 feet to 38 feet to satisfy Engineering standards, that the building
setbacks will be further reduced. It is not known at this time which setbacks will
be reduced and to what extent they will be reduced. Therefore, an approval of this
request will result in a revised plan with unknown setbacks that may not comply
with the City's Zoning or Building Codes, and speCifically the intent of the IPUD
zoning district.
The proposed plan indicates a 10 foot building setback from SE 23rd Avenue, and a
9 foot rear building setback from the north property line adjacent to a single-family
home. The IPUD zoning district has no specific minimum building setback
requirements, except that "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 structures in the IPUD". Coastal Bay
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-033
Page 5
Colony to the south has a 10.5 foot setback from the SE 23rd Avenue right-of-way.
Across South Federal Highway, Tuscany on the Intracoastal has an even greater
setback. The proposed setbacks of less than 10 feet are not consistent with other
townhouse developments along the Federal Highway Corridor. Generally, a ten
(10) foot setback is provided around the perimeter of the development to
accommodate privacy fencing, landscape buffers, and outdoor air conditioning
equipment, as well as to provide some open yard for the benefit of the respective
residents. The applicant proposes further revisions to the plans to add a minimum
of 8 feet to the street width which will result in reduced building setbacks of
between 4 and 6 feet from the north and south property lines (rear of Buildings 2
and 4). The rear yards of these units would contain a patio slab and air
conditioning equipment within the setback area, as well as the perimeter landscape
buffer and the concrete privacy fence. An area 4 to 6 feet in width is clearly
insufficient to accommodate all of the above.
Staff does not support further setback reductions and if approved, recommends
that the setbacks be established as 10 feet from all perimeter property lines which
is consistent with previous IPUD developments (see Exhibit "c" - Conditions of
Approval). The properties to the north and west of the subject property currently
contain single-family residences which are nonconforming to the commercial zoning
of those parcels. In the future these parcels could be assembled with other parcels
and also request to be rezoned to IPUD. The setbacks of future IPUD's in the area
will be allowed to mirror the setbacks of Hemingway Square, which could result in
a small canyon of only 8 to 10 feet between adjacent 3 story IPUD developments.
Staff opines that it is very unlikely that the plan can comply without deleting units
and redesigning the layout. Therefore, the plan presented should not be approved
with an unknown project layout that has no final review by staff. Even with the
increased street width from 30 feet to 38 feet, the internal street width would still
be less than the minimum required street width of 40 feet. If the applicant
increases the street width by 8 feet on a future plan, the setbacks from the north
and south property lines would be reduced by a total of 8 feet, which would result
in the buildings being between 4 and 6 feet from those property lines. Staff has
explained this to the applicant and attempted to resolve these issues, to no avail.
The applicant informed staff to proceed to public hearings with the plans
presented, with full knowledge that the plans presented are not in compliance with
the Land Development Regulations, and with knowledge of staff's recommendation
of denial.
Parking:
The project proposes 21 (3)-bedroom units and a pool with cabana. Two (2) and
three (3) bedroom dwelling units require two (2) parking spaces per unit. The
project provides a total of 47 parking spaces, including five (5) off-street parking
spaces near the pool with one (1) of the spaces designated for handicapped use.
The site plan shows that 18 units would have a two (2)-car garage (Model "A"), and
the remaining 3 units would have a one (l)-car garage (Model "B"). The first floor
plans show that each one (l)-car garage would be dimensioned 10 feet in width
and 20 feet in depth, and each two (2)-car garage would be dimensioned 18 feet in
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-033
Page 6
width and 20 feet in depth. The driveway for each one (l)-car garage will provide
the additional parking space required for those units. Combining the garage spaces
and driveway spaces, each unit will have the minimum requirement of two (2)
parking spaces per unit.
The 90-degree parking stalls, excluding the handicap spaces, would be dimensioned
nine (9) feet in width and 18 feet in length and include wheelstops. All proposed
parking stalls, including the size and location of the handicap space, were reviewed
and approved by both the Engineering Division and Building Division. In addition,
all necessary traffic control signage and pavement markings will be provided on site
to clearly delineate areas on site and direction of circulation.
Landscaping:
The tree survey (sheet TS-1) indicates the site currently contains 5 trees. The
species of existing trees are as follows: Mahogany, Sabal Palm, Sabal Palm with
Strangler Fig, and Mango. However, none of the trees would be preserved in
place. Out of the 5 total trees, 4 of them would be relocated elsewhere on-site.
The mango tree (total of 24 caliper inches) will be removed and mitigated by
planting 3 additional Sabal Palms of the same caliper inches. All relocated trees
and mitigation trees will be located along the north property line (which will have
an unknown reduced building setback prior to permitting if approved).
The landscape plan indicates that 0.32 acre or 25% of the site would be pervious
surface. The landscape code requires that 50% or more of the plant material be
native species. The plant list (sheet L -1) indicates the landscape plan would provide
a total of 45 canopy trees, of which 26 (or 58%) would be native species. The
plant list indicates that 56 (or 64%) of the 87 palm trees would be native species.
Also, the landscape plan indicates a total of 1,254 shrubs / groundcover plants, of
which 693 (or 55%) would be native. The landscape plan (notes on L-3) indicates
that non-potable water will be used as the source of irrigation for the project. If
potable water is used, the use of drought-tolerant species shall be used, and water
conserving irrigation techniques be applied such as a drip system (see Exhibit "C" -
conditions of approval).
The amount of landscaping provided will slightly exceed the minimum requirements
to achieve the tropical Key West theme. The landscaping provides a
complimentary mix of canopy and palm trees such as Mahogany, Live Oak,
Glaucous Cassia, Florida Royal Palm, Green Malayan Coconut Palm, Sabal Palm,
and Winin Palm. All trees would be the required minimum of 12 feet in height at
time of planting. The common landscaped areas located outside individual fee-
simple lots would be under the control of the Homeowner's Association to ensure
proper maintenance of the common landscaped areas.
The landscape plan presented indicates a five (5) foot perimeter buffer. However,
the perimeter landscape buffer is included within the area of each fee-simple lot.
Staff recommends that the perimeter landscaping, including fencing located along
the boundaries of the project, be removed from the fee-simple lots and made as
common area to be maintained by the Homeowner's Association.
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-033
Page 7
The landscape plan shows that this buffer would consist of a 6 foot concrete
privacy fence/wall along the property line, with Live Oak, Sabal Palm, and
Mahogany trees and a hedge of Silver buttonwood located on the interior. The
trees would be installed approximately every 20 feet. Also, a perimeter white
aluminum rail picket fence five (5) feet in height with decorative stone columns is
proposed along the south and east property lines adjacent to the rights-of-way.
Pedestrian circulation is proposed by sidewalks along the internal street system,
Federal Highway, and SE 23rd Avenue. Each unit adjacent to Federal Highway or
SE 23rd Avenue would have pedestrian access from the back yard through
individual rear gates which will match the fence. The gates will open onto the
sidewalks within those rights-of-way, to allow for pedestrians to engage the street.
Building and Site: As previously mentioned, the applicant is requesting to rezone the property to the
IPUD zoning district and develop at a density of less than 17 dwelling units per
acre. The maximum density allowed by the requested Special High Density
Residential land use classification is 20 dwelling units per acre. The 21 dwelling
units are proposed within 4 separate buildings on the 1. 25-acre site. Each building
would contain a varying number of dwelling units, ranging from four (4) units to
seven (7) units per building.
The floor plans (Sheets A-1.02A and A-1.02B) propose two (2) model types (Model
"A" consists of 18 units, and Model "B" consists of 3 units). Model "A" is three
stories with 3 bedrooms and a two-car garage and includes an optional floor plan
with a flipped layout with optional elevator and fireplace features (2,715 square
feet of air conditioned living space, and 2,995 square feet of total area per unit).
Model "B" is 2 stories with 3 bedrooms and a one-car garage (1,543 square feet of
air conditioned living space, and 1,801 square feet of total area per unit).
No individual swimming pools or screened enclosures of patios or balconies are
proposed (or allowed) and would be noted as such on final plans and within the
Home Owners Association documents (see Exhibit "C" - Conditions of Approval).
The IPUD zoning district allows buildings to reach a maximum height of 45 feet.
The elevations show the buildings would be two (2) to three (3) stories in height,
the tallest of which would be 45 feet at mean roof height, and 48 feet 8-inches at
the highest point of the proposed chimneys. The applicant has requested a
concurrent height exception of four (4) feet (see HTEX 06-006).
The IPUD zoning district requires a minimum of 200 square feet per dwelling unit
to be provided for usable open space areas. The site plan indicates a total of 4,200
square feet (21 x 200) is required, and 4,414 square feet of usable open space is
provided.
The main recreation area would include a swimming pool and a cabana building
with a restroom, and covered bar area for the use of the residents and their guests.
The white one-story pool cabana building of 394 square feet is designed to match
the architecture and building materials of the residential buildings. A vine-covered
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-033
Page 8
trellis with benches would be located at the edge of the coquina paver pool deck.
The fencing around the pool is consistent with the white aluminum rail picket
fencing proposed throughout the project. Residents of each unit would receive
their mail at a mailbox kiosk located at the pool cabana building.
Design:
All proposed structures on site will resemble the Key West style architecture with
textured stucco finish, covered porches, siding with trim, decorative cupolas and
wooden outlookers, Bahama shutters, balconies, and standing seam metal roofs.
The elevations indicate the use of natural stone veneer, decorative carriage-style
garage doors, and trellises above many entry doors, rear balconies, and garage
doors. The project proposes four (4) residential buildings, each with a separate
pastel color consisting of the following Pittsburg paints:
Color code
# 406-3 LRV 59
Paint Name
Lime Light
Color
Light Green
Location
Building 1 walls / siding
# 151-2 LRV 74
Fond Farewell
Light Blue
Building 2 walls / siding
# 115-3 LRV 82
Shiny Silk
Light Yellow
Building 3 walls / siding
# SW 6632
Neighborly
Peach
Light Peach
Building 4 walls / siding
# SW 700-5 LRV Pure White
80
White
Pool cabana building,
trim on all buildings, all
patio and balcony metal
railings, picket fences
and privacy walls
N/A
Silver Metallic Standing seam metal
roof on all buildings
# R 60-E 78
Natural
N/A
Light Brown Stone veneer on front,
sides of Buildings 1-4,
and rear of Buildings 3-4
Lighting:
The photometric plans (sheet A-1.10) proposes two (2) types of outdoor
freestanding lighting fixtures, as well as two (2) types of outdoor wall mounted
lighting fixtures. All the decorative lighting proposed would be made of aluminum
to match the standing seam metal roofs, and would also match the Key West style
architectural features of the buildings. The freestanding pole fixture would be 15-
feet in height and located at both the main entrance and the emergency-only exit
and near the pool and recreation parking area. The other type of freestanding
fixture is approximately two (2) feet in height and would light walkways, common
areas and landscaped areas throughout the development. All proposed lighting will
be shielded to direct light down / away from adjacent properties and rights-of-way.
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-033
Page 9
Signage:
Per the landscape plans (Ll-3), two project entry signs are proposed: one sign
located to the west of the main entrance on SE 23rd Avenue, and one sign near the
intersection. Both signs will be one-sided wall signs which will be incorporated
into the design of the 5 foot perimeter fencing with stone veneer columns. The
sign elevations (L-5) indicate that each sign face will comply with the maximum
sign face area of 32 square feet per sign. The sign will have a script font in brass
letters which identify Hemingway Square.
Art:
The newly adopted requirement for development to provide public art work is
proposed on site in a creative way. The artwork is a bench which includes a
bronze statue of Ernest Hemingway sitting with a cat. The art is located near the
intersection in a heavily landscaped area with a paver walkway that is one of the
usable open space areas provided for the residents to enjoy. This charming
artwork will enhance the Key West ambiance of the proposed townhouse
development. Ultimate review and approval of the artist and sculpture is still
pending by the Arts Commission.
SUMMARY:
The Infill Planned Unit Development district standards and regulations were created for the purpose of
allowing flexibility to accommodate infill and redevelopment on parcels less than five (5) acres in size.
However, the Land Development Regulations specifically state that "the IPUD shall minimize adverse
impacts on surrounding property, and that the City is not obligated to automatically approve the level of
development intensity requested for the IPUD". Based on the noted deficiencies of the proposed plan, and
the applicant's proposal to further reduce perimeter setbacks to compensate for street width, the ability to
comply with City standards and regulations is uncertain. It is apparent to staff that the plan should be
redesigned with less units, however the applicant is unwilling to reduce units and wants to proceed with
the plan presented.
RECOMMENDATION:
Staff has reviewed this request for New Site Plan and is recommending DENIAL of the plans presented
due to the very limited width of proposed streets within the development, which will result in a limited
area for proper utility placement and potential safety hazards to motorists. The applicant is proposing to
revise the plans prior to permitting to increase the internal street width from 30 feet to the 38 feet needed
for proper utility placement and safety. The 8 feet needed for widening street width would be subtracted
from the rear building setbacks of Building 2 (presently 9 feet) adjacent to the north property line and
Building 4 (presently 10 feet) adjacent to SE 23rd Avenue. The reduced setbacks will result in insufficient
area for back yard patios, air conditioning equipment, perimeter landscaping, and fencing. The reduced
setbacks are much less than existing IPUD developments, and will set a precedent that can be mirrored by
future IPUD developments in the area. And lastly, the plan revised prior to permitting will not have a final
review and approval by the Technical Advisory Review Team, with too many unknown factors at the time
of publiC hearings, and resulting in the construction of an unspecified final project along Federal Highway.
Alternatively, and ideally, the project should be tabled to facilitate the redesign and review without the
one-year time restriction that would apply if the request is denied.
Staff Report - Hemingway Square (NWSP 06-007)
Memorandum No PZ 06-033
Page 10
If this request is approved, it is contingent upon the approval of the request for land use amendment /
rezoning (LUAR 06-006), 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\Hemingway Square\NWSP 06-007\Staff Report.doc
TO:
FROM:
THROUGH:
DATE:
PROJECT NAME/NUMBER:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING &. ZONING DIVISION
MEMORANDUM NO. PZ 06-036
Chair and Members
Community Redevelopment Agency Board and
Mayor and City Commission
Kathleen Zeitler
Planner
Michael W. Rumpf
Director of Planning and Zoning
April 3, 2006
Hemingway Square/LUAR 06-006
Amend the Future Land Use designation from Local Retail
Commercial (LRC) to Special High Density Residential (SHDR);
and Rezone the property from Neighborhood Commercial (C-2)
and Community Commercial (C-3) to Infill Planned Unit
Development (IPUD).
Property Owner:
Applicant/Agent:
Location:
Parcel Size:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
Proposed Use:
Adjacent Uses:
North:
PROJECT DESCRIPTION
2319 South Federal Partners, LLC / Robert Vitale (Managing
Member)
Garcia Stromberg Architecture, Inc.
Northwest corner of South Federal Highway and SE 23rd Avenue
(see Exhibit "A'')
1.25 acre (54,526 sf)
Local Retail Commercial (LRC)
Neighborhood Commercial (C-2), Community Commercial (C-3)
Special High Density Residential (SHDR) (max. 20 units/acre)
Infill Planned Unit Development (IPUD)
21 Unit Townhouse Development at 16.8 units/acre
To the north, property designated Local Retail Commercial (LRC)
Page 2
File Number: LUAR 06-006
Name: Hemingway Square
and zoned Community Commercial (C-3) currently occupied by a
single-family residence with frontage on South Federal Highway.
To the northeast, property designated High Density Residential
(HDR max. 10.8 dujac) and zoned Multi-Family Residential (R-3)
currently occupied by a single-family residence on SE 4th Street.
South:
Right-of-way for SE 23rd Avenue, and farther south property
designated Local Retail Commercial (LRC) and zoned Community
Commercial (C-3) currently occupied by a Sunoco gas station. To
the southwest, property designated Special High Density
Residential (SHDR) and zoned Infill Planned Unit Development
(IPUD) currently being developed as Coastal Bay Colony, a 64 unit
townhouse development.
East:
The right-of-way of Federal Highway, then property designated
Special High Density Residential (SHDR) and zoned Multi-Family
Residential (R-3) developed as Tuscany on the Intracoastal, a
condominium complex.
West:
Property designated as Local Retail Commercial (LRC) and zoned
Neighborhood Commercial (C-2), currently occupied by a single-
family residence with frontage on SE 23rd Avenue.
EXECUTIVE SUMMARY
Staff recommends that the requested land use amendment and rezoning be DENIED for the
following reason:
1. Staff does not support the concurrent request for New Site Plan approval due to present
site plan issues, the requirement for further plan revisions, and the improbability of
those plan revisions fully addressing all issues without a reduction in density and a
redesigned project layout that will require further staff review (see NWSP 06-007).
Therefore, it is premature to amend the land use and zoning of the subject property
until there is a staff-supported development plan for the subject property which is in
compliance with City standards and codes. Alternatively, the project could be tabled to
facilitate the redesign and review without the one-year time restriction that would apply
if the request is denied.
PROJECT ANALYSIS
The parcels, which are the subject of this land use amendment, total 1.25 acre. Because of the
size of the property under consideration, the Florida Department of Community Affairs classifies
this amendment as a "small scale" amendment. A "small-scale" amendment is adopted prior to
Page 3
File Number: LUAR 06-006
Name: Hemingway Square
forwarding to the Florida Department of Community Affairs, and is not reviewed for compliance
with the state, regional and local comprehensive plans prior to adoption.
Master Plan/Site Plan Analvsis
The Land Development Regulations require approval of a master plan concurrent with approval
of a rezoning to the Infill Planned Unit Development (IPUD) district. If the project is to be
constructed in one (1) phase, a site plan may take the place of the master plan, as is requested
in this case.
The site plan proposes a 21-unit fee-simple townhouse development at a gross density of 16.8
dwelling units per acre (du/ac). The four (4) proposed buildings consist of four (4) to seven (7)
units each and are three (3) stories, with one building being a combination of two (2) and three
(3) stories. Principal ingress/egress for the project is from SE 23rd Avenue located on the south
side of the project. A secondary ingress/egress for emergencies only is located on SE 23rd
Avenue near the east side of the project. The internal circulation streets form a grid-like
pattern with garage access for the residents opening onto these private roadways. Pedestrian
circulation is separated from the roadways, reducing potential conflicts with vehicular
circulation. Recreation amenities for the proposed development include a swimming pool and
one-story pool cabana, various small open space areas on site, and a gazebo, trellis, benches,
and statue artwork.
Each unit is provided with two required parking spaces. These 42 spaces are located in two-car
garages as well as external driveways for the three (3) units with a one-car garage.
Additionally, parking is provided for the recreation area, bringing the total parking spaces
provided to 47 spaces.
Since a site plan is substituting for a master plan, as allowed for rezoning to the IPUD district, a
more comprehensive discussion of the details and site plan issues is provided by staff as a part
of the review of the corresponding site plan (see NWSP 06-007).
Review Based On Criteria
The criteria used to review Comprehensive Plan amendments and rezonings are listed in the
Land Development Regulations, Chapter 2, Section 9, Administration and Enforcement, Item C.
Comprehensive Plan Amendments: Rezonings. These criteria are required to be part of a staff
analysis when the proposed change includes an amendment to the Comprehensive Plan Future
Land Use Map.
a. Whether the proposed rezoning would be consistent with applicable comprehensive
plan policies including but not limited to, a prohibition against any increase in
dwelling unit density exceeding 50 in the hurricane evacuation zone without written
approval of the Palm Beach County Emergency Planning Division and the City's risk
manager. The planning department shall also recommend limitations or
requirements, which would have to be imposed on subsequent development of the
property, in order to comply with policies contained in the comprehensive plan.
Page 4
File Number: LUAR 06-006
Name: Hemingway Square
Over the past several years, the City has seen a shift from the perpetuation of small commercial
uses along the corridor to residential uses, particularly those with densities greater than 10.8
units per acre. Higher density development was facilitated by the City's Comprehensive Plan
through the establishment of the Special High Density Residential classification, intended to
support redevelopment in the coastal area. Land use amendments and rezonings which change
designations from commercial to residential uses are particularly consistent with two policies in
the Comprehensive Plan:
''Policy 1.17.1 The City shall continue to discourage additional commercial and industrial
uses beyond those which are currently shown on the Future Land Use Map, except where
access is greatest and impacts on residential land uses are least"; and
''Policy 1.19.7 The City shall continue to change the land use and zoning to permit only
residential or other non-commercial uses in areas where the demand for commercial uses
will not increase, particularly in the Coastal Area. "
The subject property is located in Planning Area V in the Federal Highwav Corridor Community
Redevelooment Plan, which was adopted by the City on May 16, 2001. The plan's
recommendations for this planning area, which has the role of being an entrance into the City,
include the following:
"Encourage a variety of housing. Develop intensity standards that allow for a
variety of housing styles and types at intensities that will assist in supporting the
downtown area and general economic expansion." (p. 80); and
"Require a transition to the adjacent gateway neighborhoods. Create
development standards in the city entrance communities that establish a logical
transition to the gateway communities. Building scale, massing and placement should
be less intense than that of the adjacent planning areas, but substantial enough to
announce an arrival in the City." (p. 81)
In concert with the recommendations cited, the residential density of the proposed
development will help to support the downtown commercial core, as well as the recognized
commercial nodes in the corridor. In addition, it is proposed at a scale and massing that will
provide a transition into the downtown area, where development standards allow greater
densities and more intense massing of buildings.
b. Whether the proposed rezoning would be contrary to the established land use
pattern, or would create an isolated district unrelated to adjacent and nearby
districts, or would constitute a grant of special privilege to an individual property
owner as contrasted with the protection of the public welfare.
The subject property is located at the northwest corner of the intersection of South Federal
Highway and SE 23rd Avenue, therefore the only abutting properties are located to the north
and west of the subject property. Relative to existing uses, the proposed rezoning could be
construed as an isolated district, in relation to the adjacent commercial zoning to the north (C-
GARCIA STROMBERG
ARCHJfllTI RL
March 28, 2006
The City of Boynton Beach
Planning and Zoning Division
100 E. Boynton Beach Boulevard
Boynton Beach, Florida 33424
Re: Hemingway Square Townhomes- 3rd Review Responses
Dear Sir and Madam:
Attached are the responses to the comments from the February 28, 2006 Technical Advisory
Review Team (TART) meeting.
Tabular Data on Sheet A-1.01 Master Plan/Site Plan:
Under gross building areas - Building 2 consists of 5 Model "A" (not B). Please correct.
Building number two consists of5 model "A". See sheet A-t.Ot.
In middle column under total building sf proposed - where or how do you get 65,515 sf (when I
add gross building area from Column 1 I get 65,613 sf). Please clarify.
Gross building area has been revised. See sheet A-t.Ot.
Also, Column 1 gross building areas for each building do not coincide with Column 3 total area
under roof. Please clarify.
Total area under roof has been revised. See sheet A-t.Ot.
Pool and cabana building have been reconfigured. It appears that the overhang of the cabana
roof projects more than the maximum of 3 feet into the setback. Please clarify.
Cabana roof overhang is 3'-0" typical and the cabana building does not sit on the setback line. See sheet A-1.09.
Garbage pickup consists of rollout curbside receptacles. How will garbage truck maneuver/ turn
around if streets are narrow and there is no turnaround area.
Refer to Sheets Movements t and 2.
Provide a conceptual detail of the Hemingway statue on the plans with material, dimensions,
location, etc. a disclaimer note that the detail is subject to change pending review and approval
by the Art Commission.
See Exhibit "A".
Provide dimensions/sf and detail for gazebo.
Dimensions and square-footage added. See sheet A-t.07.
8000 North Foderal Highway Suite 300 Boca Raton FL 33487 TEL 561995.5012 FAX 561.995.5032
1001 SE Monterey Commons Bivd Suitt; 100 Stuart FL 34996 TEL 772 220 9501 FAX 7722209516
garc\astrornberg com
Corporate License # AAC001655
March 14,2006
Hemingway Square
3rd REVIEW COMMENTS
New Site Plan
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 3rd review plans identified as a New Site Plan with a February 28, 2006 Planning &
Zonina date stamo markina.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - Traffic
Comments:
1. Provide a notice of concurrency (Traffic Performance Standards
Review) from Palm Beach County Traffic Engineering.
Acknowledge.
2. Contact Palm Beach County to determine the "ultimate section" desired
by the County for SE 23rd Avenue. Provide an additional 15 feet of
right-of-way along the south boundary of the development, to be
deeded to Palm Beach County for future improvements to SE 23rd Ave.
Per Palm Beach County Traffic Division, a 5' additional right of way will be dedicated north of
the existing right of way for 23rd Avenue and a 25'x25' right of way corner clip will be
dedicated at the intersection with U.S. Hwv. 1.
3. The minimum right-of-way width for a PUD (as designated on the plan
Cover Sheet) is 40-ft. (LDR, Chapter 2.5, Section 9.F.) Staff may
consider right-of-way widths less than 40-ft. Please provide
appropriate right-of-way widths for all internal roadways and/or make
a written request for reduced width, including justification for the
request.
Acknowledge.
ENGINEERING DIVISION
Comments:
4. All comments requiring changes and/or corrections to the plans shall
be reflected on all appropriate sheets. Acknowledge.
5. 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. Acknowledge.
March 14, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
6. 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. Acknowledge.
7. Full Drainage plans, including drainage calculations, in accordance with
the LDR, Chapter 6, Article IV, Section 5 will be required at the time of
permittinq. Acknowledge.
8. 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. Acknowledge.
UTILITIES
Comments:
9. Palm Beach County Health Department permits will be required for the
water and sewer systems serving this project (CODE, Section 26-12).
Acknowledge.
10. Fire flow calculations will be required at the time of permitting
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)). Acknowledge.
11. 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. Acknowledge.
12. 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 See. 26-33(a). See revised civil drawings.
March 14, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
13. 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. Acknowledge.
14. 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)
and will be reviewed at the time of construction permit application.
Acknowledge.
15. No service laterals have been shown for the north block of townhouses
in the middle of the project. Please correct plans accordingly.
See revised civil sheets C-3 and C-4.
16. Provide water main modeling/calculations demonstrating the adequacy
of the proposed 6-inch water main to handle domestic demand,
sprinklering demands, and hydrant demands for the project.
Acknowledged and see attached calculations for water flow through the 6" main.
17. Correct easements to reflect the boundaries to the point of service
(water meter or sewer c1eanout). See revised civil sheets C-3 and C-4 .
18. Place sanitary sewer within a utility easement. See revised civil sheets C-3 and
C-4.
PARKS AND RECREATION
Comments:
19. Park Impact Fee - 22 single-family attached units @ $771.00 per unit
= $16,962 to be paid prior to issuance of first permit. Acknowledge.
BUILDING DIVISION
Comments:
20. 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. Acknowledge.
March 14,2006
Hemingway Square
DEPARTMENTS
21. 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. Acknowledge. See sheets A-1.03, A-
1.04, A-LOS and A-1.07.
22. 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. Acknowledge.
23. 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. Acknowledge.
24. Buildings three-stories or higher shall be equipped with an automatic
sprinkler system per F.5. 553.895. Fire protection plans and hydraulic
calculations shall be included with the building plans at the time of
permit application. Acknowledge.
25. At time of permit review, submit signed and sealed working drawings
of the proposed construction. Acknowledge.
26. At the time of permit review, submit details of reinforcement of walls
for the future installation of grab bars as required by the FFHA, 1itle 24
CFR, Part 100.205, Section 3, Requirement #6. All bathrooms within
the covered dwelling unit shall comply. Acknowledge.
27. Bathrooms and kitchens in the covered dwelling units shall comply with
the FFHA, 1itle 24 CFR 100.205. Indicate on the plans which design
specification C'A" or "B") of the FFHA is being used. The clear floor
space at fixtures and appliances and turning diameters shall be clearly
shown on the plans. Refer to sheet A-LOt for FFHA design specification.
INCLUDE REJECT
March 14, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
28. 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. 2004 FBC, Section 11-4.3.4.
Acknowledge.
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
permit shall be submitted at the time of permit application, F.5. 373.216
Acknowledge.
30. 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 numberjs 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) Acknowledge.
31. 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.
Acknowledge.
March 14,2006
Hemingway Square
DEPARTMENTS
32. 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 numberjs 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)) Acknowledge.
33. 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. Acknowledge.
34. 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. Acknowledge.
35. The individual elevators within the units now classify the units as
"covered dwelling units" and shall comply with the requirements of the
FFHA Act. See attachment regarding installation of elevators.
Acknowledge.
PLANNING AND ZONING
Comments:
36. Provide a notice of concurrency (Traffic Performance Standards
Review) from Palm Beach County Traffic Engineering. The traffic
impact analysis must be approved by the Palm Beach County Traffic
Division for concurrency purposes prior to the issuance of any building
permits. Acknowledge.
INCLUDE REJECT
March 14,2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
37. It is the applicant's responsibility to ensure that the new site plan is publicly
advertised in accordance with Ordinance 04-007. Acknowledge.
38. All project utilities along the rights-of-way of Federal Highway and SE
23rd Avenue are required to be located underground. Clarify on plans
what will happen to the sign, signal panel, signal box, control panel,
and tower which exist at the SE corner of the site, and the off-site lift
station and well. If not located underground, or removed, what will
remain on site, and how will it be screened? Acknowledge.
39. Revise color of white building to another (pastel) color, and provide
paint manufacturer, paint name/code on elevations, and submit a
revised color palette, revised color renderings, and a revised materials
exhibit board. See exhibit "B" and sheet A-1.06A.
40. The colored elevations provided indicate some degree of conflicting
detail on buildings to the point where it looks too busy in some areas
and too repetitive in other areas. Replace garage doors with carriage-
style white plank garage doors, add a decorative window to building
walls that lack details, and consider replacing the natural (brown)
stone with a veneer that appears to be of natural coral rock (light gray)
stone that is more compatible with the Key West architecture, metal
roof, and building colors used. Garage doors and windows have been replaced and
added. See sheets A-1.03 thru A-1.06.
41. Provide pergolas above garage doors and large potted bougainvillea or
other climbing and/or flowering vines on each side of garage door of
units that have some space in front of garage for the potted plants.
Pergolas have been added above garage doors. See sheets A-1.03 thru 1.06 and sheets L-2 and
L-3.
42. Provide on plans a typical lot detail with lot dimensions and label as
typical fee-simple townhouse lot.
Typical lot detail with dimensions provided. See sheet A-1.09.
February 28, 2006
Hemingway Square
2nd REVIEW COMMENTS
New Site Plan
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 2nd review plans identified as a New Site Plan with a FebruC'
Zonina date stamp markina.
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DEPARTMENTS cQ.
y~
PUBLIC WORKS - Traffic O~
Comments: ,..><
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1. Provide a traffic analysis and notice of concurrency (Traffic
Performance Standards Review) from Palm Beach County Traffic
Engineering.
A traffic statement prepared by Yvonne Ziel Traffic Consultants was sent to Palm
Beach Countv Traffic EO!!:ineerinl!, see attached.
2. Contact Palm Beach County to determine the "ultimate section" desired
by the County for SE 23rd Avenue If required, provide additional right-
of-way along SE 23rd Ave. for future widening of this roadway.
We have contacted the County and ascertained information stating the "Ultimate
Section" is 80 feet. However, there is conflicting information related to ownership of
SE 23rd
3. The minimum right-of-way width for a PUD (as designated on the plan
Cover Sheet) is 40-ft. (LDR, Chapter 2.5, Section 9.F.) If the correct
designation is IPUD staff may consider right-of-way widths less than
40-ft. Please clarify the correct development designation and as
applicable provide appropriate right-of-way widths for all internal
roadways.
Correct designation (IPUD) was provided. See revised Title Block on all sheets and
see Tabular Site Data on Sheet A-1.0t and Sheet A-1.09.
4. Sheet C-5: Add verbiage to Note 3 to refer to MUTCD. Acknowledged.
ENGINEERING DIVISION
Comments:
5. All comments requiring changes and/or corrections to the plans shall
be reflected on all appropriate sheets.
All changes and corrections have been made to the Plans and are reflected on all
appropriate sheets.
February 28, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
6. 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.
Acknowledged.
7. 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.
Acknowled2:ed.
8. Irrigation well location (all civil sheets) does not match A1.01.
Correct this discrepancy. Acknowledged.
9. Sheet C-2 call out new 6-ft sidewalk tying into 5-ft sidewalk on SE
23rd Ave. Correct discrepancy. Acknowledged.
10. Show sight triangles on the Landscape plans (LDR, Chapter 7.5,
Article II, Section 5.H.) Reference County standards for the
driveway(s) on SE 23rd Ave., and Standard Index 546 for the
intersection of SE 23rd Ave. and Federal Hwy. Use minimum 10-ft sight
triangles for internal roadway intersections.
Sight lines per County standards for driveway on 23rd Ave. has been added to
Landscape Plans. Sight lines per Standard FDOT Index 546 for intersection of SE
23rd Ave. and Federal Highway has been checked and revised on the landscape plans
for posted 35 mph speed limit. Ten foot sight triangles were previously indicated on
Landscape plans.
11. Full Drainage plans, including drainage calculations, in accordance
with the LDR, Chapter 6, Article IV, Section 5 will be required at the
time of permittinq. Acknowledged.
12. 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. Acknowledged.
UTILITIES
Comments:
February 28, 2006
Hemingway Square
DEPARTMENTS
13. 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. Acknowledged.
14. All utility easements and utility lines shall be shown on the site and
landscape plans (as well as the Water & 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.
Utility easements have been added, see Sheet A-1.01.
Utility easements and utility lines as provided by Engineer have been inserted into
the landscape plans. Canopy trees have been shifted out of utility easements.
15. Palm Beach County Health Department permits will be required for the
water and sewer systems serving this project (CODE, Section 26-12).
Applications will be prepared after plans approval and permits will be obtained prior
to construction permits.
16. 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)).
Copy of Flow Test and calculations were provided earlier.
17. 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. Acknowledged.
18. 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
INCLUDE REJECT
February 28,2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
stated in CODE Sec. 26-33(a).
12 ft. wide utility easement is shown on the plans in dashed lines for water and sewer
lines to be owned by the City.
19. 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
obtaininq the Certificate of Occupancy. Acknowled2:ed.
20. 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. Acknowled2:ed.
21. The Boundary Survey indicates a Lift Station in the southeast corner of
the property to be demolished per the Demolition Plan (Sheet A-1.13.)
Provide additional information regarding whether it is public or private
and what property(s) it serves, and how those flows will be addressed
after decommissioning of the lift station.
Lift station facilities on private property are shown to remain on the civil plans and
the demolition plans excluded the demolition of lift station facilities.
Lift Station on Sheet A-I.I3 was not called out to be demolished. Please see Sheet
A-I. 13. Landscape screening will be provided, see Sheet L-3.
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22. 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)
and will be reviewed at the time of construction permit application.
Acknowledged.
23. The proposed sewer lateral configuration for the block of units on the
east and west ends of the project is not acceptable. Extend sanitary
main as necessary to allow laterals to serve no more than 2 units per
lateral.
We have revised the sewer lateral confi2:uration, see sheet C-3 & C-4 Civil Plans.
24. No service laterals have been shown for the two blocks of townhouses
in the middle of the project. Please correct plans accordingly.
We have revised the Civil Plans, sheet C-4, showing new sewer laterals for the middle
town home units.
25. Complete a loop of the proposed water main from the dead-end at the
northeast corner of the project east to the main in Federal Hwy.
We have changed the proposed 4-inch water main to 6-inch and shown it to
February 28,2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
reconnect to the exist 6-inch at US-I, see sheet C-4.
26. Provide water main modeling/calculations demonstrating the adequacy
of the proposed 4-inch water main to handle domestic demand,
sprinklering demands, and hydrant demands for the project.
We have changed the proposed 4-inch water main to 6-inch and shown it to
reconnect to the exist 6-inch at US-I, see sheet C-4.
27. Correct easements to reflect the boundaries to the point of service
(water meter or sewer c1eanout).
Easement as shown on the plans include c1eanouts and water meters.
28. Place sanitary sewer within a utility easement.
All sanitary sewer mains and laterals up 5 ft. from the building (first c1eanout) are
with 12 ft. easement.
BUILDING DIVISION
Comments:
29. 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. Acknowledged.
30. 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.
Note added to Elevation Sheets. See Sheets A-1.03, 1.04, 1.05 and 1.06.
31. 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.
Si<Jned and sealed calculations will be submitted at the time of permit application.
February 28, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
reconnect to the exist 6-inch at US-I, see sheet C-4.
26. Provide water main modeling/calculations demonstrating the adequacy
of the proposed 4-inch water main to handle domestic demand,
sprinklering demands, and hydrant demands for the project.
We have changed the proposed 4-inch water main to 6-inch and shown it to
reconnect to the exist 6-inch at US-I, see sheet C-4.
27. Correct easements to reflect the boundaries to the point of service
(water meter or sewer c1eanout).
Easement as shown on the plans include c1eanouts and water meters.
28. Place sanitary sewer within a utility easement.
All sanitary sewer mains and laterals up 5 ft. from the building (first c1eanout) are
with 12 ft. easement.
BUI~I?ING DIVISION
Comments: 17, C/~ j,,/t r I (J G'
29. Please note that changes or revisions to these plans may generate
additional comments. Acceptance of these plans during the TART V
(Technical Advisory Review Team) process does not ensure that
additional comments may not be generated by the commission and at
permit review. Acknowledged.
30. 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.
Note added to Elevation Sheets. See Sheets A-1.03, 1.04, 1.05 and 1.06.
31. 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.
Signed and sealed calculations will be submitted at the time of permit application.
February 28, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
32. 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 (psf) on the plans for the building
design.
Shrned and sealed calculations will be submitted at the time of permit application.
33. 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.
Fire protection plans and hydraulic calculations will be submitted at the time of
permit application.
34. At time of permit review, submit signed and sealed working drawings ./
of the proposed construction.
Signed and sealed working drawings will be submitted at the time of permit review.
35. Add to each building that is depicted on the drawing titled site plan and V
floor plan a labeled symbol that identifies the location of the handicap-
accessible entrance doors to each building. 2004 FBC, Sections 11-
4.1.2, 11-4.1.3 and 11-4.3. Labeled symbol added. See sheet A-l.Ol.
36. Add a labeled symbol to the site plan drawing that represents and
delineates the path of travel for the accessible route that is required
between the accessible parking space/s and the accessible entrance
doors to each building. The installed symbol, required along the path,
shall start at the accessible parking spaces and terminate at the
accessible entrance doors to each building. The symbol shall represent
the location of the path of travel, not the location of the detectable
warning or other pavement markings. The location of the accessible
path shall not compel the user to travel in a drive/lane area that is
located behind parked vehicles. Identify on the plan the width of the
accessible route. (Note: The minimum clear width of an accessible
route shall be 36 inches, except at curb ramps that are part of a
required means of egress shall not be less than 44 inches). Add text to
the drawing that would indicate that the symbol represents the /
accessible route and the route is designed in compliance with 2004
FBC, Section 11-4.3 (Accessible Route) and 11-4.6 (Parking and
Passenger Loading Zones). Please note that at time of permit review,
the applicant shall provide detailed documentation on the plans that
will verify that the accessible route is in compliance with the
regulations specified in the 2004 FBC. This documentation shall
include, but not be limited to, providing finish grade elevations along
the path of travel. Added symbol and note. See sheet A-l.Ot.
February 28, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
37. A minimum of 2% of the total parking spaces provided for the dwelling
units covered under the FFHA shall be accessible and comply with the
requirements of the act. Accessible parking spaces shall be equally ~
distributed for each type of parking provided, e.g. surface parking,
parking structures, etc. per Title 24 CFR, Part 100.205.
Accessible parkin\! provided, see Sheet A-1.01.
38. Add to each building that is depicted on the site plan drawing a labeled
symbol that identifies the location of the proposed handicap-accessible
units. Add to the drawing the calculations that were used to identify
the minimum number of required units. Also, state the code section
that is applicable to the computations. Show and label the same unit/s
on the applicable floor plan drawings. Compliance with regulations ~
specified in the FFHA, Design and Construction Requirements, Title 24
CFR, Part 100.205, is required.
Note added. See sheet A-1.01.
39. At the time of permit review, submit details of reinforcement of walls
for the future installation of grab bars as required by the FFHA, Title 24 ~
CFR, Part 100.205, Section 3, Requirement #6. All bathrooms within
the covered dwelling unit shall comply.
Acknowledged.
40. Bathrooms and kitchens in the covered dwelling units shall comply with
the FFHA, Title 24 CFR 100.205. Indicate on the plans which design v/
specification C'A" or "B") of the FFHA is being used. The clear floor
space at fixtures and appliances and turning diameters shall be clearly
shown on the plans.
Acknowledged. Will be submitted at the time of permit review.
41. 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 V
intervals not to exceed 200 feet. A "T" -intersection of two corridors
or walks is an acceptable passing place. 2004 FBC, Section 11-4.3.4.
Acknowledged. See sheet A-1.01.
As required by the CBBCO, Part III titled "Land Development Regulations", I
submit a site plan that clearly depicts the setback dimensions from each
property line to the leading edge of the building/s. The leading edge of the
building/s begins at the closest point of the overhang or canopy to the property
line. In additions, show the distance between all the buildings on all sides. Site
February 28, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
submitted that clearly depicts the setback dimensions. See Sheet A-1.09. V
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 Water use vi
permit will be obtained from SFWMD prior to construction. A copy of the water-use
permit for irrigation from SFWMD will be submitted at the time of building permit
application. Acknowledged.
42. 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 numberjs must be
provided. The building numbers must be the same as noted on the vi
Commission-approved site plans.
e. 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)
Acknowledged.
43. 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.
Water use permit will be obtained from SFWMD prior to construction.
44. 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.
e. If the project is a multi-family project, the building numberjs 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))
February 28,2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
Acknowledged.
/
45. 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.
Acknowledged.
46. 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.
Acknowledged.
47. The individual elevators within the units now classify the units as /
"covered dwelling units" and shall comply with the requirements of the
FFHA Act. See attachment regarding installation of elevators.
Acknowledged. Have not received attachment regarding installation of elevators.
48. Show all required clear floor spaces at fixtures per the FFHA, 24 CFR /
100.205.
Acknowledged.
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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
February 16, 2006
Garcia Stromberg Architecture, Inc.
6413 Congress Avenue
Suite 130 Boca Raton, FL 33487
Re: Hemingway Square
Dear Sirs:
Following your February 14, 2006 Technical Advisory Review Team (TART) meeting, staff has noted
the following outstanding application deficiencies and plan review comments. These are listed
below, as well as attached hereto, and must be addressed prior to moving your application forward
in the process.
Land Use & Rezoning:
1. Submit the required comparisons of impacts as required by the LUAR application (page 4,
Section II.h.1-8).
2. Submit information referenced by the LUAR application (page 6, #10.d-e) regarding the
form of ownership and form of organization to maintain common spaces and recreation
facilities, and a written commitment to the provision of all necessary facilities.
3. In addition to the general requirements of a LUAR application, rezoning to the IPUD zoning
district requires the same procedures as those for rezoning to the PUD district as stated in
Chapter 2.5, Section 10, of the Land Development Regulations (1) legal documents assuring
unified control and agreements required under Section 6; (2) master plan/site plan locations
of the different uses proposed by dwelling types, open space designations, recreational
facilities, off-street parking; and (3) master plan/site plan showing access and traffic flow
and how vehicular traffic will be separated from pedestrian and other types of traffic). See
LUAR application page 6, #11).
4. Provide an Attachment "A" to the Applicant's Ownership Affidavit and the Agent Consent
Form which legally describes all subject property.
Please direct any questions or response you may have to me at (561) 742-6260.
Sincerely,
cK~ ?L---t-U-
Kathleen Zeitler, Planner
February 16, 2006
Hemingway Square
2nd REVIEW COMMENTS
New Site Plan
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 2nd review plans identified as a New Site Plan with a Februarv 14, 2006 Plannina &
Zonina date stamp markina
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - Traffic
Comments:
1. Provide a traffic analysis and notice of concurrency (Traffic
Performance Standards Review) from Palm Beach County Traffic
Enaineerina.
2. Contact Palm Beach County to determine the "ultimate section" desired
by the County for SE 23rd Avenue If required, provide additional right-
of-way along SE 23rd Ave. for future widening of this roadwav.
3. The minimum right-of-way width for a PUD (as designated on the plan
Cover Sheet) is 40-ft. (LDR, Chapter 2.5, Section 9.F.) If the correct
designation is IPUD staff may consider right-of-way widths less than
40-ft. Please clarify the correct development designation and as
applicable provide appropriate right-of-way widths for all internal
roadwavs.
4. Sheet C-5: Add verbiaae to Note 3 to refer to MUTCD.
ENGINEERING DIVISION
Comments:
5. All comments requiring changes and/or corrections to the plans shall
be reflected on all appropriate sheets.
6. 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.
February 16, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
7. 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.
8. Irrigation well location (all civil sheets) does not match A1.01. Correct
this discrepancY.
9. Sheet C-2 call out new 6-ft sidewalk tying into 5-ft sidewalk on SE 23rd
Ave. Correct discrepancy.
10. Show sight triangles on the Landscape plans (LDR, Chapter 7.5, Article
II, Section 5.H.) Reference County standards for the driveway(s) on
SE 23rd Ave., and Standard Index 546 for the intersection of SE 23rd
Ave. and Federal Hwy. Use minimum 10-ft sight triangles for internal
roadway intersections.
11. Full Drainage plans, including drainage calculations, in accordance with
the LDR, Chapter 6, Article IV, Section 5 will be required at the time of
permittinQ.
12. 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.
UTILmES
Comments:
13. 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.
14. All utility easements and utility lines shall be shown on the site and
landscape plans (as well as the Water & Sewer Plans) so that we
may determine which appurtenances trees or shrubbery may interfere
February 16, 2006
Hemingway Square
DEPARTMENTS
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.
15. Palm Beach County Health Department permits will be required for the
water and sewer systems serving this project (CODE, Section 26-12).
16. 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)).
17. 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.
18. 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).
19. 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.
20. 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.
INCLUDE REJECT
February 16, 2006
Hemingway Square
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DEPARTMENTS INCLUDE REJECT
21. The Boundary Survey indicates a Lift Station in the southeast corner of
the property to be demolished per the Demolition Plan (Sheet A-1.13.)
Provide additional information regarding whether it is public or private
and what property(s) it serves, and how those flows will be addressed
after decommissioning of the lift station.
22. 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)
and will be reviewed at the time of construction oermit aoolication.
23. The proposed sewer lateral configuration for the block of units on the
east and west ends of the project is not acceptable. Extend sanitary
main as necessary to allow laterals to serve no more than 2 units per
lateral.
24. No service laterals have been shown for the two blocks of townhouses
in the middle of the project. Please correct clans accordingly.
25. Complete a loop of the proposed water main from the dead-end at the
northeast corner of the proiect east to the main in Federal Hwy.
26. Provide water main modeling/calculations demonstrating the adequacy
of the proposed 4-inch water main to handle domestic demand,
sorinklering demands, and hydrant demands for the oroiect.
27. Correct easements to reflect the boundaries to the point of service
(water meter or sewer c1eanout).
28. Place sanitary sewer within a utility easement.
BUILDING DIVISION
Comments:
29. 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
oermit review.
30. 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
February 16,2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
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.
31. 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.
32. 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.
33. Buildings three-stories or higher shall be equipped with an automatic
sprinkler system per F.5. 553.895. Fire protection plans and hydraulic
calculations shall be included with the building plans at the time of
permit application.
34. At time of permit review, submit signed and sealed working drawings
of the proposed construction.
35. Add to each building that is depicted on the drawing titled site plan and
floor plan a labeled symbol that identifies the location of the handicap-
accessible entrance doors to each building. 2004 FBC, Sections 11-
4.1.2, 11-4.1.3, and 11-4.3.
36. Add a labeled symbol to the site plan drawing that represents and
delineates the path of travel for the accessible route that is required
between the accessible parking space/s and the accessible entrance
doors to each building. The installed symbol, required along the path,
shall start at the accessible parking spaces and terminate at the
accessible entrance doors to each building. The symbol shall represent
the location of the path of travel, not the location of the detectable
warning or other pavement markings. The location of the accessible
path shall not compel the user to travel in a drive/lane area that is
located behind parked vehicles. Identify on the plan the width of the
accessible route. (Note: The minimum clear width of an accessible
route shall be 36 inches, except at curb ramps that are part of a
required means of egress shall not be less than 44 inches). Add text to
the drawing that would indicate that the symbol represents the
accessible route and the route is designed in compliance with 2004
FBC, Section 11-4.3 (Accessible Route) and 11-4.6 (Parking and
February 16, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
Passenger Loading Zones). Please note that at time of permit review,
the applicant shall provide detailed documentation on the plans that
will verify that the accessible route is in compliance with the
regulations specified in the 2004 FBC. This documentation shall
include, but not be limited to, providing finish grade elevations along
the path of travel.
37. A minimum of 2% of the total parking spaces provided for the dwelling
units covered under the FFHA shall be accessible and comply with the
requirements of the act. Accessible parking spaces shall be equally
distributed for each type of parking provided, e.g. surface parking,
oarkinQ structures, etc. oer Title 24 CFR, Part 100.205.
38. Add to each building that is depicted on the site plan drawing a labeled
symbol that identifies the location of the proposed handicap-accessible
units. Add to the drawing the calculations that were used to identify
the minimum number of required units. Also, state the code section
that is applicable to the computations. Show and label the same unit/s
on the applicable floor plan drawings. Compliance with regulations
specified in the FFHA, Design and Construction Requirements, Title 24
CFR, Part 100.205, is required.
39. At the time of permit review, submit details of reinforcement of walls
for the future installation of grab bars as required by the FFHA, Title 24
CFR, Part 100.205, Section 3, Requirement #6. All bathrooms within
the covered dwelling unit shall comply.
40. Bathrooms and kitchens in the covered dwelling units shall comply with
the FFHA, Title 24 CFR 100.205. Indicate on the plans which design
specification C'A" or "B'') of the FFHA is being used. The clear floor
space at fixtures and appliances and turning diameters shall be clearly
shown on the plans.
41. 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. 2004 FBC, Section 11-4.3.4.
42. As required by the CBBCD, Part III titled "Land Development Regulations",
submit a site plan that clearly depicts the setback dimensions from each
property line to the leading edge of the building/s. The leading edge of
the building/s begins at the closest point of the overhang or canopy to the
oroperty line. In additions, show the distance between all the buildings on
February 16, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECf
all sides.
43. 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
44. 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.
e. 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)
45. 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.
46. 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.
e. 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))
47. 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.
February 16, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
48. 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.
49. The individual elevators within the units now classify the units as
"covered dwelling units" and shall comply with the requirements of the
FFHA Act. See attachment regarding installation of elevators.
50. Show all required clear floor spaces at fixtures per the FFHA, 24 CFR
100.205.
PLANNING AND ZONING
Comments:
51. Provide a notice of concurrency (Traffic Performance Standards
Review) from Palm Beach County Traffic Engineering. The traffic V
impact analysis must be approved by the Palm Beach County Traffic
Division for concurrency purposes prior to the issuance of any building
permits.
52. At the technical advisory review team (TART) meeting, provide written
responses to all staff's comments and questions. Submit 12 sets of V-
revised plans. Each set should be folded and stapled.
53. At the TART meeting, also provide a full set of revised drawings, V
reduced size 81/2 inches by 11 inches of each plan. Save each plan to a
compact disk and submit that to staff as well.
54. It is the applicant's responsibility to ensure that the new site plan is publicly ~V ~
advertised in accordance with Ordinance 04-007.
55. In addition to square feet, provide percentages for pervious (25%) and V
impervious (75%) that will total 100% of site.
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February 16, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
56. Revise lot coverage to include Lot Coverage proposed (building
footprints only, does not include paved areas) in square feet (around V
23,885 not 70,351) and % of site (around 43%), and Maximum Lot
Coveraae Allowed (Buildinas only) of 50% in IPUD zoning district.
57. Identify {label on plan where all the required usable open space is
located, the dimensions and sf provided for each location, and the total V
provided (min 4400 sf).
58. Update tabular site data with the following:
Minimum usable open space required (200 sf per unit = 22 x 200 = V
4400 sf)
Usable Open Space Provided: sf
59. All project utilities along the rights-of-way of Federal Highway and SE
23rd Avenue are required to be located underground. Clarify on plans V
what will happen to the sign, signal panel, signal box, control panel,
and tower which exist at the SE corner of the site, and the off-site lift
station and well. If not located underground, or removed, what will
remain on site, and how will it be screened?
60. Equipment placed on the walls of the buildings shall be painted to V
match the building color (Chapter 9, Section 1O.C.4.). Place a note on
the elevations indicatina this requirement.
61. Add note to site plan that the established Homeowners Association will V
not allow the patios, porches, or balconies to be modified (i.e.
increased in size, enclosed or screened).
62. On the elevations, indicate the materials and colors of the shutters, L/
aaraQe doors, trim, fencinq, rails, etc.
63. Indicate proposed project development signs on both site plan and
landscape plan, and include materials and colors to be used. The V
subdivision wall sign(s) may not exceed 32 square feet in area
(Chapter 21, Article IV, Section 1.D.).
64. Be sure that revisions made to plans are reflected on all appropriate V
sheets.
65. Consider other building colors (why white building with white trim)? lI"\ V
66. The colored elevations provided indicate some degree of conflicting /
detail on buildings to the point where it looks too busy in some areas
and too repetitive in other areas. Consider replacing the natural stone
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Hemingway Square
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DEPARTMENTS
with another element that is less textured (stucco, siding) and more
com atible with the Ke West architecture and buildin colors used.
INCLUDE REJECT 5~
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67. Consider using some randomly placed porthole windows on upper
floors for visual interest and Bahama shutters on the decorative
cupolas.
68. The use of simple Key West style architectural features such as
additional moldin s s indled orches and icket fences is encoura ed
69. Consider revising second floor rear balconies to extend projection of
columns down to first floor for more of a vertical presence to lower
level. Also consider adding the wood trellis feature above second floor
rear balcon windows for more visual interest.
~
70. Revise lans to indicate material of fencin and
v
71. Clarify / label a typical cupola as decorative, non-inhabitable and non-
accessible s ace.
73. Remove 3D-inch separations between buildings. These narrow strips of
sod between buildin s detract from the uali of the develo ment.
72r Note on plans that townhouses will be sold fee-simple. Indicate on all V
, lans the boundaries of each townhouse lot.
74. If not fee-simple townhouses, then a recorded Unity of Title to combine
all arcels into one lot will be re uired rior to the issuance of ermits.
v-
75. Site townhouse locations on lot line plan (sheet A-1.09).
v
After you have addressed ALL of the above comments, please contact Sherie Coale at (561)742-
6260 to schedule another TART meeting. Please submit the information and documents described
to us at the TART meeting, along with 12 sets of revised plans for our review.
MWR/kz
S:\Planning\SHARED\WP\PROJECfS\Hemingway Square\NWSP\2nd REVIEW COMMENTS.doc
1ST REVIEW COMMENTS
01/24/06
13
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DEPARTMENTS INCLUDE REJECT
103. SpecifY sod type. ~ /'
Sod
FORESTER/ENVIRONMENT ALIST (2l
Comments:
104. Landscape Plan Sheet L-l --
The applicant should show an elevation detail of the actual heights of the V
proposed landscape trees and vegetation at the time of planting to (proper
scale) visually buffer the proposed buildings from the Golf Road (SE 23rd
Ave.) and the Federal Highway road rights-of-way.
PLANNING AND ZONING
Comments:
105. Revise site plan applications (page 1, #8) to provide all the following PCN's
for subject property:
08-43-45-33-06-000-0010 (2319 S Federal Hwy, Lots 1 and 2)
08-43-45-33-06-000-0030 (515 SE 23rd Ave, Lot 3)
08-43-45-33-06-000-0041 (no address available, Lot 4 less the west 4
feet)
08-43-45-33-06-000-0042 (505 SE 23rd Ave, Lot 5 and the west 4 feet of
Lot 4)
106. Revise site plan applications (page 2, #9) to provide legal description
consistent with survey (lot 5?).
107. Revise site plan applications (page 2, #16) to provide name and company of
traffic engineer.
108. Revise site plan applications (page 2, #4.a.) to include residential area in
acres and % of site.
109. Revise site plan applications (page 3, #4.j.) to include total of a. and b.
(should add up to total acreage and 100% of site).
110. Revise site plan applications (page 3, #5.c.) to include all impervious areas
on site other than building footprints, in acres and % of site.
111. Revise site plan applications (page 3, #5.i.) to include total of d. and h.
(should add up to total acreage and 100% of site).
112. Revise site plan applications (page 3, #6.a.) to correct total residential floor
area proposed for project (according to site plan, totals for buildings 1-4 is
69,989 square feet, not 28,251 square feet).
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1st REVIEW C~-~ENTS
New Site Plan (February 14~ 2006)
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Project name: Hemingway Square "
File number: NWSP 06-007______ _
Reference: 1 st review plans identified as a New Site Plan with a December 28. 2005 Planning & Zoning 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). Spoke with Larry Quinn and there is only right hand side pick
up only for City garbage truck.
2. Provide a minimum outside turning radius of 55 feet to allow turning
movements for Solid Waste (and Fire/Rescue) inside the proposed
community. Using AutoTurn (or similar), show on the plans that the required
turning movements are provided. Particular attention should be given to the
entryways/gates, and the associated call boxes, etc., to allow ingress and
egress for Solid Waste and/or Fire/Rescue. Minimum turning radi called
out. See sheets C-5 and C-6 and Movement 1 and Movement 2.
3. Provide space at each driveway to place the rollout cart for pickup and still
allow backing from both bays of the garage. Provided location for curbside
rollout garbage receptacle. See sheet A-1.01.
PUBLIC WORKS - Traffic
Comments:
4. Provide a traffic analysis and notice of concurrency (Traffic Performance
Standards Review) from Palm Beach County Traffic Engineering. See
revised site plan and land use amendment applications.
5. On the Site 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. Has been added see sheets C-5
and C-6.
6. Contact Palm Beach County to determine the "ultimate section" desired by
the County for SE 23rd Avenue If required, provide additional right-of-way
along SE 23rd Ave. for future widening of this roadway. The builder has
talked with the County and they will comment at our formal submittal
for permit.
7. The minimum right-of-way width for a PUD (as designated on the plan Cover
Sheet) is 40-ft. (LDR, Chapter 2.5, Section 9.F.) If the correct designation is
IPUD staff may consider right-of-way widths less than 40-ft. Please clarifY
~ IST'!{ffiVIEW COMMENTS 02.06.06.doc
02/14/06
10
DEPARTMENTS INCLUDE REJECT
Comments:
70. Please note that changes or revisions to these plans may generate additional
comments. Acceptance of these plans during the TART (Technical j
Advisory Review Team) process does not ensure that additional comments
may not be generated by the commISSIOn and at permit reVIew.
Acknowledged
71. Indicate within the site data the type of construction of each building as
defined in 2004 FBC, Chapter 6. Is the type of construction (V)A or (V)B? O~
Construction type (V)A was added to the site data. See sheet CV.
72. Place a note on the elevation view drawings indicating that the exterior wall
openings and exterior wall construction comply with 2004 FBC, Table j
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. Acknowledged
73. 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 J
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.
Acknowledged
74. Every building and structure shall be of sufficient strength to support the
loads and forces encountered per the 2004 FBC, Section 1607 and Table j
1607.1. Indicate the live load (pst) on the plans for the building design.
Acknowledged
75. Buildings three-stories or higher shall be equipped with an automatic
sprinkler system per F.S. 553.895. Fire protection plans and hydraulic j
calculations shall be included with the building plans at the time of permit
application. Acknowledged
76. Add to all plan view drawings of the site a labeled symbol that represents
the location and perimeter of the limits of construction proposed with the o Ii--
subject request. Limits of Construction and label hasAeen added to the
Landscape Plan, sheet L-l ft~ {}.../.oi {,.:.iiv ~
77. At time of permit review, submit signed and sealed working drawings of the /
proposed construction. Acknowledged
1 SPREVIEW COMMENTS 02.06.06.doc
02/14/06
11
DEPARTMENTS INCLUDE REJECT
78. Add to each building that is depicted on the drawing titled site plan and
floor plan a labeled symbol that identifies the location of the handicap- j
accessible entrance doors to each building. 2004 FBC, Sections 11-4.1.2,
11-4.1.3, and 11-4.3. Acknowledged
-
~ Add a labeled symbol to the site plan drawing that represents and delineates the
path of travel for the accessible route that is required between the accessible
parking space/s and the accessible entrance doors to each building. The installed
symbol, required along the path, shall start at the accessible parking spaces and
terminate at the accessible entrance doors to each building. The symbol shall
represent the location of the path of travel, not the location of the detectable
warning or other pavement markings. The location of the accessible path shall not /
compel the user to travel in a drive/lane area that is located behind parked vehicles.
IdentitY on the plan the width of the accessible route. (Note: The minimum clear
width of an accessible route shall be 36 inches, except at curb ramps that are part of
a required means of egress shall not be less than 44 inches). Add text to the
drawing that would indicate that the symbol represents the accessible route and the
route is designed in compliance with 2004 FBC, Section 11-4.3 (Accessible Route)
and 11-4.6 (Parking and Passenger Loading Zones). Please note that at time of
permit review, the applicant shall provide detailed documentation on the plans that
will veritY that the accessible route is in compliance with the regulations specified
in the 2004 FBC. This documentation shall include, but not be limited to, providing
fmish grade elevations along the path of travel. Acknowledged
!o. A minimum of 2% of the total parking spaces provided for the dwelling units
covered under the FFHA shall be accessible and comply with the requirements of
. the act. Accessible parking spaces shall be equally distributed for each type of /
parking provided, e.g. surface parking, parking structures, etc. per Title 24 CFR,
Part 100.205. Acknowledged
~ Add to each building that is depicted on the site plan drawing a labeled symbol that
identifies the location of the proposed handicap-accessible units. Add to the J
drawing the calculations that were used to identitY the minimum number of
required units. Also, state the code section that is applicable to the computations.
Show and label the same unitls on the applicable floor plan drawings. Compliance
with regulations specified in the FFHA, Design and Construction Requirements,
Title 24 CFR, Part 100.205, is required. Acknowledged
82. At the time of permit review, submit details of reinforcement of walls for the future I
installation of grab bars as required by the FFHA, Title 24 CFR, Part 100.205,
Section 3, Requirement #6. All bathrooms within the covered dwelling unit shall
comply. Acknowledged
1 s'l'" REVIEW COMMENTS 02.06.06.doc
02/14/06
12
DEPARTMENTS
INCLUDE REJECT
83. Bathrooms and kitchens in the covered dwelling units shall comply with the FFHA,
Title 24 CFR 100.205. Indicate on the plans which design specification ("A" or
"B") of the FFHA is being used. The clear floor space at fixtures and appliances j
and turning diameters shall be clearly shown on the plans. Acknowledged
84. 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 I
intervals not to exceed 200 feet. A "TOO-intersection of two corridors or
walks IS an acceptable passing place. 2004 FBC, Section 11-4.3.4.
Acknowledged
85. IdentifY within the site data the finish floor elevation (lowest floor elevation)
V that is proposed for the building. VerifY that the proposed elevation is in
C compliance with regulations of the code by adding specifications to the site
data that address the following issues:
A The design professional-of-record for the project shall add the following
",U.;text to the site data. "The proposed finish floor elevation _' _ NGVD is
If above the highest 100-year base flood elevation applicable to the building
site, as determined by the SFWMD's surface water management construction
development regulations."
B From the FIRM map, identifY in the site data the title of the flood zone
~tt/'that the building is located within. Where applicable, specifY the base flood
elevation. If there is no base flood elevation, indicate that on the plans.
C IdentifY the floor elevation that the design professional has established for
~the building within the footprint of the building that is shown on the
't) drawings titled site plan, floor plan and paving/drainage (civil plans).
Acknowledged
86. Add to the submittal a partial elevation view drawing of the proposed
perimeter waWfence. IdentifY the type of waWfence material and the type of
material that supports the waWfence, including the typical distance between
supports. Also, provide a typical section view drawing of the waWfence that
includes the depth that the wall/fence supports are below finish grade and
the height that the wall/fence is above finish grade. The location and height
of the wall/fence shall comply with j11e waWfence regulations specified in
the Zoning Code. See sheets A- ~
I. () t?
87. On the drawing titled site plan identifY the property line. Added note that
points to property line on site plan. See sheet A-1.01.
88. As required by the CBBCO, Part III titled "Land Development
Regulations", submit a site plan that clearly depicts the setback dimensions
from each property line to the leading edge of the building/so The leading
edge of the building/s begins at the closest point of the overhang or canopy
to the property line. In addition, show the distance between all the buildings
on all sides. See sheets A-1.01.
89. Add to the floor plan drawing of the pool building a breakdown of the floor
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, 1 Sl- REVIEW COMMENTS _ 02.06.06.doc
02/14/06
13
DEPARTMENTS INCLUDE REJECT
area. The area breakdown shall specifY the total area of the building, 1,/
covered area outside, covered area at the entrances, total floor area
dedicated for the pool 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. See sheets A-1.07.
90. 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. A well has been added, See sheets C-3 and A-1.0t and
L-2. "( , De-
,
91. 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 vi
permit shall be submitted at the time of permit application, F.S. 373.216. A
water-use permit from SFWMD will be applied for and a copy of the
permit will be submitted at the time of permit application.
~. 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 numberls 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) Acknowledged
93. 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.
Acknowledged
94. 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(t)) Acknowledged
.
~
1 S".... REVIEW COMMENTS 02.06.06.doc
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DEPARTMENTS INCLUDE REJECT
95. Add a general note to the site plan that all plans submitted for permitting J
shall meet the City's codes and the applicable building codes in effect at the
time of permit application. General not added to the plan. See sheet A- DiL-
1.01.
96. Pursuant to approval by the City Commission and all other outside agencies, I
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. Acknowledged
97. 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- J
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.
Acknowledged
98. Add to the site data the total area under roof of each residential building.
Provide tabular area data for each floor of each building. The breakdown
shall include the following areas and each area shall be labeled on the
applicable floor plan drawing:
A Common area covered walkways;
B Covered stairways;
C Common area balconies; I
D Entrance area outside of a unit;
E Storage areas (not part of a unit); Dt--
F Garages (not part of a unit);
G Elevator room;
H Electrical room;
I Mechanical room;
J Trash room;
K Mailbox pickup and delivery area; and
L Any other area under roof.
(Chapter 4 - Site Plan Review, Section 7.E.2 and 3) Added total area under
roof for each residential building, storage, entrance area and mailbox
pick-up and delivery area to the site data information. See sheet A-1.01.
99. The individual elevators within the units now classifY the units as "covered j
dwelling units" and shall comply with the requirements of the FFHA Act.
See attachment regarding installation of elevators. Acknowledged
100. Indicate on the plan which design option "A" or "Boo of the FFHA is being v/
utilized for the units. Not applicable.
101. Show all required clear floor spaces at fixtures per the FFHA, 24 CFR /
100.205. Acknowledged
",,'
I~
1st REVIEW COMMENTS
New Site Plan (February 14~ 2006)
I 4
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 151 review plans identified as a New Site Plan with a December 28. 2005 Planning & Zoning 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). Spoke with Larry Quinn and there is only right hand side pick
up only for City garbage truck.
2. Provide a minimum outside turning radius of 55 feet to allow turning
movements for Solid Waste (and FirelRescue) inside the proposed
community. Using AutoTurn (or similar), show on the plans that the required
turning movements are provided. Particular attention should be given to the
entryways/gates, and the associated call boxes, etc., to allow ingress and
egress for Solid Waste andlor FirelRescue. Minimum turning radi called
out. See sheets C-5 and C-6 and Movement 1 and Movement 2.
3. Provide space at each driveway to place the rollout cart for pickup and still
allow backing from both bays of the garage. Provided location for curbside
rollout garbage receptacle. See sheet A-1.01.
PUBLIC WORKS - Traffic
Comments: "
4. Provide a traffic analysis and notice of concurrency (Traffic Performance
Standards Review) from Palm Beach County Traffic Engineering. See
revised site plan and land use amendment applications.
5. On the Site 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. Has been added see sheets C-5
and C-6.
6. Contact Palm Beach County to determine the "ultimate section" desired by
the County for SE 23rd Avenue If required, provide additional right-of-way
along SE 23rd Ave. for future widening of this roadway. The builder has
talked with the County and they will comment at our formal submittal
for permit.
7. The minimum right-of-way width for a PUD (as designated on the plan Cover
Sheet) is 40-ft. (LDR, Chapter 2.5, Section 9.F.) If the correct designation is
IPUD staff may consider right-of-way widths less than 40-ft. Please clarifY
~ ST REVIEW COMMENTS 02.06.06.doc
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2
DEPARTMENTS INCLUDE REJECT
the correct development designation and as applicable provide appropriate
right-of-way widths for all internal roadways. Revised development
designation from PUD to IPUD. See sheet CV (cover sheet).
8. All roads internal to the project shall be private. Added note, see sheet C-1.
"-
9. Add Type F Curb & Gutter to the typical section for SE 23rd Ave. from
Federal Highway west to the project limits. Added type F curb and gutter,
see sheets C-l and C-2.
10. Per City Standards P-1 and P-20, place minimum four feet wide sidewalks on
both sides of roadways within the development and a minimum five feet
sidewalk along SE 23rd Ave. adjacent to the development. Sidewalks shall be
placed one foot off the right-of-way line in the public (or private internally)
right-of-way. Additional paving or widening on SE 23rd Ave. may be
required to provide an "urban/traditional neighborhood feel" for this project.
Per City Standards, 4'-0" sidewalks were added to both sides of the
internal streets. See sheet A-1.01.
11. Add a driveway cut (minimum width 12-ft.) on SE 23rd Ave. at the
pedestrian/emergency access area in the southeast corner of the development
for Fire/Rescue emergency use. Per conversation with Stealth . .
Construction Inc., who was advised by The City of Boynton Beach Rick
Lee and Lorinda Logan that the Fire/Rescue access gate was not
required. See sheet A-1.01.
12. The paver walkway at the southeast corner of the development should be a
minimum of 12-ft. wide with stabilized base underneath to allow for
Fire/Rescue use. Use of paver blocks, or other decorative surfacing is
acceptable. Emergency access has been eliminated at southeast corner of
the development per review by the City of Boynton Beach Fire/Rescue.
13. Add signage on the gates in the southeast corner of the development
indicating "Emergency Vehicle Use Only." Signs should be added to both
sides of the gate. Emergency access has been eliminated at southeast
corner of the development per review by the City of Boynton Beach
Fire/Rescue.
14. Consider adding a separate Signing and Striping Plan sheet, turning off
unneeded layers, for increased clarity and readability. Added new sheets, see
sheets C-5 and C-6.
15. Show all "off-site" improvements required for this project. This includes all
work outside the property lines for the subject development, including but not
limited to closing off or constructing driveway cuts, curb & gutter, paving,
electrical under grounding, etc. Added notes, see sheets C-l and C-2.
16. Check existing handicap ramps (such as northwest corner of SE 23rd Ave. and -
Federal Hwy.) for ADA accessibility and bring into current compliance if
! ST REVIEW COMMENTS _ 02.06.06.doc
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3
DEPARTMENTS INCLUDE REJECT
necessary. Added note, see sheet C-l.
ENGINEERING DIVISION .'
Comments:
17. 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 Added a general note to the site plan.
See sheet A-l.Ol. This note has been added to the Landscape Plan sheet
L-3 and Civil Plan sheet C-l.
18. All comments requiring changes andlor corrections to the plans shall be
reflected on all appropriate sheets. All required changes and corrections
have been made to all plans and are reflected on all sheets.
19. 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.
Acknowledged
20. Numerous spelling errors are noted throughout the provided plan set. Please
proof-read plans and correct as appropriate. Plans have been proof read
and the appropriate spelling corrections were made to the respective
sheets.
21. Correct project designation from PUD to IPUD on Cover Sheet and
throughout plans (title boxes, etc.) Revised zoning designation from pun
to IPun. See sheet CV and the title block for all sheets.
22. 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 Acknowledged
23. Provide written and graphic scales on all sheets. Written scales are
provided on all Architectural sheets. Written and graphic scales are
provided on all Landscape sheets and Civil sheets.
24. Show proposed site lighting on the Landscape plans (LDR, Chapter 4,
~ ST REVIEW COMMENTS 02.06.06.doc
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4
DEPARTMENTS
Section 7.B.4.) Site lighting was shown on Landscape Plans, we have
enlarged the symbols to make them more visible.
25. It may be necessary to replace or relocate large canopy trees adjacent to light
fixtures to eliminate future shadowing on the parking surface (LDR,
Chapter 23, Article II, Section A.1.b.) Large canopy trees have been
relocated further away from light fixtures.
26. Show sight triangles on the Landscape plans (LDR, Chapter 7.5, Article II,
Section 5.H.) R~ference County standards for the driveway(s) on SE 23rd
Ave., and Standard Index 546 for the intersection of SE 23rd Ave. and
Federal Hwy. Use minimum 10-ft sight triangles for internal roadway
intersections. Sight triangles for SE 23rd and Federal Hwy were
indicated on previous submittal. We have added to the Landscape
Plan sheet L-1, 10 ft. sight triangles for internal roadway intersections.
27. The medians and sidewalks on Federal Highway have existing irrigation and
plant material belonging to the City of Boynton Beach. Any damage to the
irrigation system andlor 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. The above
required note has been added to the Landscape Plan sheet L-3 and
Civil Plan sheet C-l.
28. FPL has overhead lines along Federal Hwy. and SE 23rd Ave. The applicant
has indicated by note that these lines will be located underground. Provide
written concurrence from FPL that they are in agreement with this proposal.
Builder submitted a formal request in writing to FP&L, see attached.
29. Live Oaks and Mahogany's along the north and west property lines should
be placed a minimum of 10-ft. in from the property line(s) to better allow
for maintenance at maturity. There is 10' between the property line and
the buildings. We specified High Rise Oaks because of there upright
growing pattern. We have located them half way between the property
line and buildings (5' from property line). Mahogany trees that grow
with a wider spread then the High Rise Oaks have been specified in
areas between ends of buildings and adjacent to pool/parking lot where
they have adequate room to grow.
30. Staff recommends the use of icons with the Plant Schedule to better evaluate
the Landscape Plan. Icons and plant initials are both included in the
plant list.
31. Staff recommends the use of gray scales, turning off of unnecessary layers,
and use of different line types/weights, on the Landscape Plan to allow for
better evaluation of the landscape plan. The plant symbol line width has
INCLUDE REJECT
1ST REVIEW COMMENTS_02.06.06.doc
02/14/06
5
DEPARTMENTS INCLUDE REJECT
been darkened and background base has been screened for clarity on
the Landscape Plans.
32. The pedestrian entry in the southeast corner of the project is blocked by
landscaping on the south side of the gate. Please correct. The pedestrian
gate faces east and the landscape does not block the gate as proposed.
33. Provide an engineer's certification on the Drainage Plan as specified in
LDR, Chapter 4, Section 7.F.2. Engineer's certification was added, see
sheet C-l.
34. Indicate by note that catch basin and manhole covers shall be bicycle proof
(LDR, Chapter 6, Article IV, Section 5.A.2.g). Added note, see sheet C-l.
35. 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. Added
note, see sheet C-l.
36. Show any required drainage structures for the pooVcabana area. Per civil
engineer's response, a drainage structure is not required.
37. 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. Acknowledged
38. 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.
Acknowledged
UTILITIES
Comments: . - . '",
;
39. Please provide a time line 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.
Included in submittal package, see attached.
,
40. All utility easements and utility lines shall be shown on the ~.i~and
landscape el~s (as well as the Water & Sewer Plans) so that we may ~,
determine which appurtenances, trees or shrubbery may interfere with
i ST REVIEW COMMENTS _ 02.06.06.doc
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6
DEPARTMENTS n
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. Utility
easements have been added, see sheet C-l thru C-4.
41. Palm Beach County Health Department permits will be required for the
water and sewer systems serving this project (CODE, Section 26-12).
Acknowledged
42. 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)). See attached package.
43. The LDR, 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. The
proposed plan meets this condition, however, several units are only covered
by one hydrant (either existing or proposed). Those units not covered by
fire hydrant overlap (for the yield of 1,500 gpm) are: 1 through 6, 11
through 15, and 20 through 22. It is suggested that the proposed fire
hydrant as shown on the north side of SE 23rd Avenue be relocated
approximately 70 feet eastward, and a second fire hydrant be inserted near
the southwest corner of the property. This will provide the overlap coverage
in support of the required fire protection. We have relocated the proposed
F.H. 70 feet eastward, and added a second F.H. Southwest corner of
property, See sheets 3 & 4, Civil Plans.
44.
The CODE, Section 26-34(E) requires that a capacity reservation fee be
paid for this project either upon the request for the Department's signature
on the Health Department application forms or within seven (7) days of site
plan approval, whichever occurs first. This fee will be determined based
upon final meter size, or expected demand. Acknowledged
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. Acknowledged
Comprehensive Plan Policy 3.C.3.4. requires the conservation of potable
water. As other sources are readily available City water shall not be allowed
for irrigation. A well placed on the west end of the project will likely
provide acceptable irrigation water. If brackish or otherwise unacceptable
water for irrigation is not located the Utilities Dept. will reassess the use of
potable water as a source for irrigation. A well water source for an
45.
46.
-J0J/
I S --r--- ---:--. ~
/ /<? 12;
ON d-.//!.f/
lOb
~ i '.,
... .i. ~
,,:
1 ST REVIEW COMMENTS 02.06.06.doc
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7
DEPARTMENTS INCLUDE REJECT
automatic irrigation system is proposed at the N.E. corner of the site at
end of turn around between buildings B-4 and building B-5. See
Irrigation note on sheet L-3.
47. 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). We have added all required utility easements, See
sheet 1-4, Civil Plans.
48. 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. Acknowledged
49. A building permit for this project shall not be issued until this Department
has approved the plans for the water andlor sewer improvements required to
servIce this project, III accordance with the CODE, Section 26-15.
Acknowledged
50. PVC material not permitted on the City's water system. All lines shall be
DIP. PVC material not used for City's water lines, only for private, See ,
sheets 3 & 4, Civil Plans.
51. 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. We have added backflow
preventer(s), See sheet 3, Civil Plans.
52. At a minimum, three story townhomes will be required to be sprinklered.
Acknowledged
53. Meter banks as proposed along SE 23rd Ave. will not be acceptable.
Likewise one sanitary lateral off the main and branched internally in the site
to serve 17 units will not be allowed (as well as the second primary lateral
off the main in SE 23rd Ave. to serve five units.) Bring both water and .....
sewer mains into the site and provide taps off the mains to serve no more
than two units per tap (Le.: one water main or sanitary sewer tap may wye at
the property lines to serve two units.) We have added Water & Sewer
main to the property, See sheets 3 & 4, Civil Plans.
54. It is recommended that two services be provided for the pooVcabana area,
one I-in. service for the pool, and one-%-in. x %-in. meter for the cabana.
We have added 5/8" x %" water meter at poollcaban, See sheet 3, Civil
Plans
01 ST RE'fIEW COMMENTS 02.06.06.doc
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8
DEPARTMENTS INCLUDE REJECT
55. Unless otherwise needed to provide adequate pressure in upper floors for
the 3-story townhomes it is recommended that Ys-in. x %-in. meters be used
for the residences. This will result in a cost savings for the developer and
the prospective homeowners. Acknowledge, although a I" may be
required to sprinkler the 3 story-townhomes
56. Maintain a minimum lO-ft. separation between water and sanitary and/or
storm sewer mains. Please note that City of Boynton Beach standards are
more stringent than the recently revised state standards and will take
precedence. We have added a note, "10' Min." , See sheet 3, Civil Plans.
57. Please note and correct as necessary that the required spacing for cleanouts
is one every 75-ft. on longer runs, at a minimum. We have added sewer
clean-outs at 75-ft, See sheet 3 & 4, Civil Plans.
58. Water services under pavement shall be Copper K (City of Boynton Beach
Standard Drawing W-14A.) We have added, K - copper under
pavement, See sheets 3 & 4, Civil Plans
59. The Boundary Survey indicates a Lift Station in the southeast corner of the
property to be demolished per the Demolition Plan (Sheet A-1.l3.) Provide
additional information regarding whether it is public or private and what
property( s ) it serves, and how those flows will be addressed after . .
decommissioning of the lift station. The lift station is currently active
and will not be demolished, See sheet, 1-4 Civil Plans.
60. The LDR, 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.
Added general note to the site plan. See sheet A-1.01.
61. 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) \
and will be reviewed at the time of construction permit application.
Acknowledged
FIRE
Comments:
62. During construction all roads shall be compacted to 32 tons to accommodate
Fire Department apparatus. These roads shall be maintained from the
finished road to the site of vertical construction. The pouring of the slab is
considered vertical construction. See FDOT Standard Specifications for
c:za a~v4t ~;td
9-l!t-//Oh ~
1st REVIEW COMMENTS
New Site Plan
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 1 st review "lans identified as a New Site Plan with a December 28. 2005 Planning & Zoning date
stamD marking
DEPARTMENTS
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. Provide a minimum outside turning radius of 55 feet to allow turning
movements for Solid Waste (and Fire/Rescue) inside the proposed
community. Using AutoTurn (or similar), show on the plans that the required
turning movements are provided. Particular attention should be given to the
entryways/gates, and the associated call boxes, etc., to allow ingress and
egress for Solid Waste and/or Fire/Rescue.
3. Provide space at each driveway to place the rollout cart for pickup and still
allow backing from both bays of the garage.
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 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. Contact Palm Beach County to determine the "ultimate section" desired by
the County for SE 23rd Avenue If required, provide additional right-of-way
along SE 23rd Ave. for future widening of this roadway.
7. The minimum right-of-way width for a POD (as designated on the plan Cover
Sheet) is 40-ft. (LDR, Chapter 2.5, Section 9.F.) If the correct designation is
IPUD staff may consider right-of-way widths less than 40-ft. Please clarifY
the correct development designation and as applicable provide appropriate
right-of-way widths for all internal roadways.
8. All roads internal to the project shall be private.
9. Add Type F Curb & Gutter to the typical section for SE 23rd Ave. from
Federal Highway west to the project limits.
INCLUDE REJECT
JST RI:VIEW COMMENTS 02.06.06.doc
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8
DEPARTMENTS INCLUDE REJECT
55. Unless otherwise needed to provide adequate pressure in upper floors for
the 3-story townhomes it is recommended that %-in. x %-in. meters be used
for the residences. This will result in a cost savings for the developer and
the prospective homeowners. Acknowledge, although a 1" may be
required to sprinkler the 3 story-townhomes
56. Maintain a minimum lO-ft. separation between water and sanitary andlor
storm sewer mains. Please note that City of Boynton Beach standards are
more stringent than the recently revised state standards and will take
precedence. We have added a note, "10' Min." , See sheet 3, Civil Plans.
57. Please note and correct as necessary that the required spacing for cleanouts
is one every 75-ft. on longer runs, at a minimum. We have added sewer
clean-outs at 75-ft, See sheet 3 & 4, Civil Plans.
58. Water services under pavement shall be Copper K (City of Boynton Beach
Standard Drawing W-14A.) We have added, K - copper under
pavement, See sheets 3 & 4, Civil Plans
59. The Boundary Survey indicates a Lift Station in the southeast corner of the
property to be demolished per the Demolition Plan (Sheet A-1.l3.) Provide
additional information regarding whether it is public or private and what
property( s ) it serves, and how those flows will be addressed after
decommissioning of the lift station. The lift station is currently active
and will not be demolished, See sheet, 1-4 Civil Plans.
60. The LDR, 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.
Added general note to the site plan. See sheet A-1.01.
61. 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)
and will be reviewed at the time of construction permit application.
Acknowledged
FIRE
Comments:
62. During construction all roads shall be compacted to 32 tons to accommodate
Fire Department apparatus. These roads shall be maintained from the
finished road to the site of vertical construction. The pouring of the slab is
considered vertical construction. See FDOT Standard Specifications for
~ ST RL'oJ'IEW COMMENTS 02.06.06.doc
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DEPARTMENTS INCLUDE REJECT
Road and Bridge Construction (2000) Division II, Section 160, Stabilizing.
Adequate Fire Department vehicle turn around shall be provided throughout
construction. Should any Fire Department vehicle become stuck due to
poor roads or turn around, the developer shall be liable for any cost
incurred. All gates and turn around systems will be tested with a Fire
Department engine before construction begins and before a CO is issued. If
an inspection is called for and the roads are blocked for any reason, the
inspection will be cancelled. We have added a note, See sheet 1, Civil
Plans.
63. All gates shall have a KNOX padlock or entry system. Gates shall have a
width of 12' in the clear if they are one way and 20' in the clear if two way.
Not required per meeting with Laurinda Logan and Rick Lee
64. Provide a sheet that clearly shows the location of the fire hydrants and the
size of the mains feeding these hydrants. Provide hydraulic calculations V
using a flow test conducted by the Boynton Beach Fire Department that
show fire flow of not less than 1500 gpm @ 20 psi. Buildings shall not be
more that 200 feet from a hydrant. All hydrants shall be operable before
vertical construction can begin. See sheets 3 & 4, Civil Plans and
attached calculations
65. Site address shall be posted before construction begins and maintained
throughout the project. This address shall be visible from the main road, in
numbers not less than 6" high that contrast with their background.
Acknowledged
66. All buildings, regardless of their purpose, that are 30' high or taller, shall
have an approved NFP A 13R fire sprinkler system. This distance is
measured to the underside of the highest point of the building from the point
of lowest entry. See Chapter 9, Section 7-2-2Al of the Boynton Beach
Ordinances. An external signaling device shall be installed to alert passers
by and dwellers that a sprinkler head has activated. The tamper switch shall
be tied into this device also. A horn/strobe is preferred. Acknowledged
67. Any living unit with an attached parking garage shall have a carbon
monoxide detector installed within the living unit and tied into the smoke
detectors. They shall be installed ill accordance with NFP A 720.
Acknowledged
POLICE
Comments:
68. Show all necessary traffic control devices such as stop bars, stop signs and
Do Not Enter signage on site plans. All traffic control devices are shown,
See sheet 5 & 6, Civil Plans.
69. If gated community, please show locations of location of visitors call box.
Community not gated.
BUILDING DIVISION
Feb.21. 2006 3:54PM
No. 1205 P. 1
GARCIA STROMBERG
ARCKI1SCTUlUl
FACSIMILE TRANSMITTAL SHEET
TO;
Kathleen Zeitler
FROM OffICE:
Boca Raton
COMPANY:
DATE:
City of Boynton Beach
FAX NUMBElt:
561.742.6259
FEBRUARY 21,2006
TOTAL NO. OF PACiES INCLUDING COVER:
Three
RE:
Revised Site Plan with Gazebo for
Useable Open 'Space Requirement
PROJECT NAME:
Hemingway Square Townhomes
PROJECT NUMBER: .
25477
PHONE NUMBER:
561.742.6265
o URGENT 0 FOR REVIEW X PLEASE COMMENT X PLEASE REPLY 0 ORIGINAL IN MAIL
Hi Kathleen.,
Attached is an area of the revised site plan showing the location of the new gazebo. It
current sits in the setback. We are trying to add the gazebo as an amenity for the
recreational space that will used to count as part of the useable open space requirement.
Can the gazebo sit in the setback as it is shown? I will call you to discuss.
Thanks,
Mark Cohen
641a CQ"gress Avenue Sulle 130 hOB Ralon. FL 3:.1487 'fH Se1995.5012 FAX 561.SS5.$O~a
1001 SE MO:'1tOf~Y Commons Blvd. SIG, 100 Stuart, FL 34996 TEL 772,220,~~Ol FAX 772.220.9516
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Zeitler, Kathleen
From: Zeitler, Kathleen
Sent: Friday, March 03, 2006 3:01 PM
To: Mark Cohen (mcohen@garciastromberg.com)
Cc: Breese, Ed
Subject: 3rd Review Comments & Conditions of Approval for Hemingway Square
Attachments: 3rd REVIEW COMMENTSCOA.doc
Mark,
Attached are the remaining comments for Hemingway Square based on staff's review of the revised plans at
the 2/28/06 TART meeting.
In addition to the attached comments today I found the following errors/discrepancies in the tabular data on
Sheet A-1.01 Master Plan/Site Plan:
Under gross building areas - Building 2 consists of 5 Model "A" (not B). Please correct.
In middle column under total building sf proposed - where or how do you get 65,515 sf (when I add gross
building area from Column 1 I get 65,613 sf). Please clarify.
Also, Column 1 gross building areas for each building do not coincide with Column 3 total area under roof.
Please clarify.
Pool and cabana building have been reconfigured. It appears that the overhang of the cabana roof projects
more than the maximum of 3 feet into the setback. Please clarify.
Garbage pickup consists of rollout curbside receptacles. How will garbage truck maneuver/ turn around if
streets are narrow and there is no turnaround area.
Provide a conceptual detail of the Hemingway statue on the plans with material, dimensions, location, etc. a
disclaimer note that the detail is subject to change pending review and approval by the Art Commission.
Provide dimensions/sf and detail for gazebo.
I just received the revised notice of public hearing and cover letter. These are good to go - need to be in
mail by March 11 th!
Please make whatever revisions you can make now to the plans, and then call Sherie Coale at 742-6265 to
schedule a time when you can come in to replace what sheets have been revised. All other comments will
be recommended as conditions of approval, which means those can wait until just prior to permitting.
Should you have any questions regarding the remaining comments, please give me a call at 742-6260,
Thank you.
Sincerely,
1(f1tlifeen Zeitfer, City iJ?[anner
Office: (561)742-6263
q;a.x:; (561)742-6259
zeitferk..@ci.6oynton-6eacli.f[us
3/3/2006
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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
March 3, 2006
Garcia Stromberg Architecture, Inc.
6413 Congress Avenue
Suite 130 Boca Raton, FL 33487
Re: Hemingway Square
Dear Sirs:
Following your February 28,2006 Technical Advisory Review Team (TART) meeting, staff has noted
the following outstanding deficiencies and plan review comments. These are listed below, and will
require revisions to the 12 sets of plans. Those remaining will be recommended as conditions of
approval, which must be addressed prior to the issuance of the first building permit for this project.
3rd REVIEW COMMENTS
New Site Plan
Project name: Hemingway Square
File number: NWSP 06-007
Reference: 3rd review plans identified as a New Site Plan with a February 28, 2006 Planninq &
Zoninq date stamp markinq.
DEPARTMENTS INCLUDE REJ ECT
PUBLIC WORKS - Traffic
Comments:
1. Provide a notice of concurrency (Traffic Performance Standards
Review) from Palm Beach County Traffic Engineering.
2. Contact Palm Beach County to determine the "ultimate section" desired
by the County for SE 23rd Avenue. Provide an additional 15 feet of
right-of-way along the south boundary of the development, to be
deeded to Palm Beach County for future improvements to SE 23rd Ave.
March 3, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
3. The minimum right-of-way width for a PUD (as designated on the plan
Cover Sheet) is 40-ft. (LDR, Chapter 2.5, Section 9.F.) Staff may
consider right-of-way widths less than 40-ft. Please provide
appropriate right-of-way widths for all internal roadways and/or make
a written request for reduced width, including justification for the
request.
ENGINEERING DIVISION
Comments:
4. All comments requiring changes and/or corrections to the plans shall
be reflected on all appropriate sheets.
5. 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.
6. 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.
7. 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.
8. 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.
UTlLmES
Comments:
9. Palm Beach County Health Department permits will be required for the
water and sewer systems serving this project (CODE, Section 26-12).
March 3, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
10. Fire flow calculations will be required at the time of permitting
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)).
11. 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.
12. 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).
13. 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.
14. 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)
and will be reviewed at the time of construction permit application.
15. No service laterals have been shown for the north block of townhouses
in the middle of the project. Please correct plans accordingly.
16. Provide water main modeling/calculations demonstrating the adequacy
of the proposed 6-inch water main to handle domestic demand,
sprinklering demands, and hydrant demands for the proiect.
17. Correct easements to reflect the boundaries to the point of service
(water meter or sewer c1eanout).
18. Place sanitary sewer within a utility easement.
March 3, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
PARKS AND RECREATION
Comments:
19. Park Impact Fee - 22 single-family attached units @ $771.00 per unit
= $16,962 to be paid prior to issuance of first permit.
BUILDING DIVISION
Comments:
20. 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.
21. 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.
22. 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.
23. 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 (psf) on the plans for the building
desicln.
24. 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.
25. At time of permit review, submit signed and sealed working drawings
of the proposed construction.
March 3, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECT
26. At the time of permit review, submit details of reinforcement of walls
for the future installation of grab bars as required by the FFHA, Title 24
CFR, Part 100.205, Section 3, Requirement #6. All bathrooms within
the covered dwelling unit shall comply.
27. Bathrooms and kitchens in the covered dwelling units shall comply with
the FFHA, Title 24 CFR 100.205. Indicate on the plans which design
specification C'A" or "B") of the FFHA is being used. The clear floor
space at fixtures and appliances and turning diameters shall be clearly
shown on the plans.
28. 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. 2004 FBC, Section 11-4.3.4.
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
permit shall be submitted at the time of permit application, F.S. 373.216
30. 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 numberjs 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)
31. 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.
March 3, 2006
Hemingway Square
DEPARTMENTS
32. 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 numberjs 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 3et))
33. 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.
34. 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.
35. The individual elevators within the units now classify the units as
"covered dwelling units" and shall comply with the requirements of the
FFHA Act. See attachment regarding installation of elevators.
PLANNING AND ZONING
Comments:
36. Provide a notice of concurrency (Traffic Performance Standards
Review) from Palm Beach County Traffic Engineering. The traffic
impact analysis must be approved by the Palm Beach County Traffic
Division for concurrency purposes prior to the issuance of any building
permits.
INCLUDE REJEcr
March 3, 2006
Hemingway Square
DEPARTMENTS INCLUDE REJECf
37. It is the applicant's responsibility to ensure that the new site plan is publicly
advertised in accordance with Ordinance 04-007.
38. All project utilities along the rights-of-way of Federal Highway and SE
23rd Avenue are required to be located underground. Clarify on plans
what will happen to the sign, signal panel, signal box, control panel,
and tower which exist at the SE corner of the site, and the off-site lift
station and well. If not located underground, or removed, what will
remain on site, and how will it be screened?
39. Revise color of white building to another (pastel) color, and proVide
paint manufacturer, paint name/code on elevations, and submit a
revised color palette, revised color renderings, and a revised materials
exhibit board.
40. The colored elevations provided indicate some degree of conflicting
detail on buildings to the point where it looks too busy in some areas
and too repetitive in other areas. Replace garage doors with carriage-
style white plank garage doors, add a decorative window to building
walls that lack details, and consider replacing the natural (brown)
stone with a veneer that appears to be of natural coral rock (light gray)
stone that is more compatible with the Key West architecture, metal
roof, and building colors used.
41. Provide pergolas above garage doors and large potted bougainvillea or
other climbing and/or flowering vines on each side of garage door of
units that have some space in front of garage for the potted plants.
42. Provide on plans a typical lot detail with lot dimensions and label as
typical fee-simple townhouse lot.
Please direct any questions or response you may have to me at (561) 742-6260.
Sincerely,
Kathleen Zeitler, Planner
S:\Planning\SHARED\WP\PROJEcrS\Hemingway Square\NWSP\3rd REVIEW COMMENTSCOA.doc
DEVELOPMENT DEPARTMENT
PLANNING & ZONING DIVISION
TO:
TART MEMBERS
Rick Lee, Fire Plans Review Analyst
Kevin Hallahan, Forester/Environmentalist
John Huntington, Police
H. David Kelley, Utilities
Timothy Large, Building
Jeff Livergood, Public Works, Traffic
Laurinda Logan, Engineering
Ed Breese, Principal Planner
Jody Rivers, Parks
FROM:
Ed Breese
Principal Planner
DATE:
February 28, 2006
SUBJECT:
3rd Review- New Site Plan
Project- Hemingway Square
Location: Federal Highway and 23rd Avenue
Agent: Mark Cohen - Garcia Stromberg Architecture, Inc.
File No.- NWSP 06-007
Please document your review time and calculated cost based on your hourly
rate plus benefits, for the 3rd review on the above referenced project. Please
provide me with this documentation no later than 5:00 pm today.
EB: SCS:IPlanningISHAREDlWPIPROJECISlHemingway SquareINWSP\3rd Review Memo.doc
.(?AY1fL( k c.( 6 ( ':) / 0 ~
The City of Boynton Beach
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DMSON
100 E. Boynton Beach Boulevard
P.O. Box 310
Boynton Beach, Florida 33425-0310
TEL: 561-742-6260
FAX: 561-742-6259
tjf
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www.boynton-beach.org
May 2,2006
M. Harner
Garcia Stromberg Architecture Inc.
8000 N. Federal Hwy.
Suite 300 Boca Raton, FL 33487
RE: Hemingway Square
Dear Ms Harner,
The charges incurred for the above referenced project include 2 additional TART reviews
with City staff, and the cost of the legal notices published in the Palm Beach Post. The
breakdown is as follows:
. 3rd Review TART = $142.43
. 4th Review TART = $279.47
. Legal notice with 2 dates of publication = $1304.40
Please forward a check in the amount of $1,726.30
Payable to the City Of Boynton Beach.
The mailing address is City of 100 E. Boynton Beach Blvd. Boynton Beach, FL 33435
Attention: Planning & Zoning (Sherie Coale).
Your prompt attention to this is appreciated. If you need further clarification, I can be reached
at 561-742-6265.
Thank you,
Sherie Coale
Application Technician
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01
FIRE & LIFE SAFETY DIVISION
TO: Ed Breese, Principal Planner
FROM: Rodger W. Kemmer, Deputy Chief/Fire Marshal
DATE: January 10, 2006
SUBJECT: Hemmingway Square
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.
Page 1 of 1
Breese, Ed
From: Immler, Matt
Sent: Friday, January 06, 2006 2:22 PM
To: Breese, Ed
Subject: Hemmingway Square
Ed,
Approval of the above captioned project will not negatively impact police department operations.
El
G. Matthew Immler
Chief of Police
City of Boynton Beach
561-742-6101
immlerm@ci.boynton-beach.fl.us
1/612006
Water Main Friction Loss
Hemingway IPUD, BOYNTON B~H, FLORIDA
"orida Consulting Engineers, Inc.
" 02/13/06
FIRE DEPARTMENT TEST RESULTS (SEE ATTACHED)
FLOW RATE =
STATIC PRESSURE =
RESIDUAL PRESSURE =
CHANGE IN PRESSURE =
922.00 gpm
56.00 psi
47.00 psi
9.00 psi
CALCULATE EQUIVALENT PIPE LENGTH FOR FLOW AT: o gpm
AND PRESSURE LOSS AT: 26.00 psi
Item Pipe Dia. Equivalent C Flow Velocity Friction Loss Friction Loss
(in) lenoth (ft) (oom) (fos) (ft) psi
Water Main 6 141.40 130 922.00 1 0.46 9.00 3.90
EQUIVALENT PIPE LENGTH = 141 .40 ft,
MAXIMUM AVAILABLE GPM AT 20 PSI - 1948.53 GPM
Item Pipe Dia. Eauivalent C Flow Velocity Friction Loss Friction Loss
(in) length (ft) (a om) (fos) (ft) psi
Water Main 6 141.40 130 1948.53 22.11 36.00 15.58
ADDITIONAL FITTINGS ADDED (6" diameter)
ONE 6" TEE EQUIVALENT LENGTH =
PIPE LENGTH (6" DIP) =
TOTAL ADD (EQUIVALENT)=
TOTAL EQUIVALENT LENGTH OF PIPE =
28 FT.
26 FT.
54.00 FT.
195.40 FT.
AVAILABLE FLOW RATE AT EACH OF THE NEW FIRE HYDRANTS
AFTER MODIFICATIONS (ONE FIRE HYDRANT IN USE)
Item Pipe Dia. Equivalent C Flow Velocity Friction Loss Friction Loss
(in) lenoth (ft) (oom) (fos) (ft) psi
Water Main 6 195.40 130 1636.22 18.57 36.00 15.58
AVAILABLE FLOW RATE AT EACH NEW FIRE HYDRANT = 1636.22 GPM AT 20 PSI RESIDUAL
AVAILABLE FLOW RATE AT EACH OF THE NEW FIRE HYDRANTS
AFTER MODIFICATIONS (ONE FIRE HYDRANT IN USE)
Item Pipe Dia. Equivalent C Flow Velocity Friction Loss Friction Loss
(in) lenoth (ft) (oom) (fos) (ft) psi
Water Main 6 168.40 130 1773.03 20.12 36.00 15.58
AVAILABLE FLOW RATE AT TWO NEW FIRE HYDRANT (opened simultaneously):
Flow Rate at Eastern Fire Hydant =
Flow Rate at Western Fire Hydant =
Total =
886.52 GPM AT 20 PSI RESIDUAL
886.52 GPM AT 20 PSI RESIDUAL
1773.03 GPM AT 20 PSI RESIDUAL
BY: ZUHAIR JALLOUL, P.E.
FL. REGISTRATION NO. 354
Pressure Pipe Friction.xls
MAV I 6 2006
1 OF 1
MARCH 28, 2006
HEMINGWAY S~UARE
INFILL PLANNED UNIT DEVELOPMENT TOWNHOMES
BOYNTON BEACH, FLORIDA
1P1l'@~cIDll'@@] OOWg I?O@Il'~@]cID @@Illl@{!I]On~llll(ID ~1lll(ID~Illl@@Il'@~ Ollll@o
Date:
WATER AND SEWER DEMAND
PRE-DEVELOPMENT:
Retail Store: 5000 sq. ft. at 0.10 gpd per sq. ft.=
Homes: 2 homes with 2 bedrooms each and 1200 sq. ft. each at 200 gpd per each =
TOTAL PRE-DEVELOPMENT (EXISTING) DEMAND FOR WATER AND SEWER:
POST DEVELOPMENT:
Homes: 18 homes with 3 bedrooms each and 2574 sq. ft. each at 400 gpd per each =
Homes: 3 homes with 3 bedrooms each and 1482 sq. ft. each at 300 gpd per each =
TOTAL POST DEVELOPMENT (FUTURE) DEMAND FOR WATER AND SEWER:
NET CHANGE:
TOTAL PRE-DEVELOPMENT (EXISTING) DEMAND FOR WATER AND SEWER:
TOTAL POST DEVELOPMENT (FUTURE) DEMAND FOR WATER AND SEWER:
NET INCREASE DEMAND FOR WATER AND SEWER:
500 gpd
400 gpd
900 gpd
7200 gpd
900 gpd
8100 gpd
900 gpd
8100 gpd
7200 gpd
THE ABOVE WATER/SEWER DEMAND WAS BASED UPON:
STATE OF FLORIDA
DEPARTMENT OF HEALTH
CHAPTER 64E-6, FLORIDA ADMINISTRA TIVE CODE
STANDARDS FOR ONSITE SEWAGE TREATMENT AND DISPOSAL SYSTEMS
EFFECTIVE APRIL 21, 2002
THE FOLLOWING DATA WAS EXTRACTED FROM:
TABLE I
For System Design
ESTIMATED SEWAGE FLOWS
Shopping centers without food or laundry
per square foot of floor space ................................................................................................. 0.1 gpd
RESIDENTIAL:
Residences
(a) Single or multiple family per dwelling
unit
1 bedroom with 750 sq. ft. or less
of building area........................................................................................................................1 00 gpd
2 bedrooms with 751-1200 sq. ft.
of building area....................................................................................................................... .200 gpd
3 bedrooms with 1201-2250 sq. ft.
of building area....................................................................................................................... .300 gpd
4 bedrooms with 2251-3300 sq. ft.
of building area....................................................................................................................... .400 gpd
for each additional bedroom or each additional 750 square feet of building area or fraction
thereof in a dwelling unit, system sizing shall be increased by 100 gallons per dwelling unit.
(b) Other per occupant ............................................................................................................50 gpd
HEMINGWAY SI:\IUARE
INFILL PLANNED UNIT DEVELOPMENT TOWNHOMES
BOYNTON BEACH, FLORIDA
Date:
FEBRUARY 27, 2006
(p1l'@~IIDIJ'@@] [IDWg [?O@Il'~@]1ID @@IJi)~(Y]O{k~IJi)@ [g1Ji)@~IJi)@@Il'~g OIJi)@D
WATER AND SEWER DEMAND
PRE-DEVELOPMENT:
Retail Store: 5000 sq. ft. at 0.10 gpd per sq. ft.=
Homes: 2 homes with 2 bedrooms each and 1200 sq. ft. each at 200 gpd per each =
TOTAL PRE-DEVELOPMENT (EXISTING) DEMAND FOR WATER AND SEWER:
500 gpd
400 gpd
900 gpd
POST DEVELOPMENT:
Homes: 14 homes with 3 bedrooms each and 2574 sq. ft. each at 400 gpd per each =
Homes: 8 homes with 3 bedrooms each and 1482 sq. ft. each at 300 gpd per each =
TOTAL POST DEVELOPMENT (FUTURE) DEMAND FOR WATER AND SEWER:
5600 gpd
2400 gpd
8000 gpd
NET CHANGE:
TOTAL PRE-DEVELOPMENT (EXISTING) DEMAND FOR WATER AND SEWER:
TOTAL POST DEVELOPMENT (FUTURE) DEMAND FOR WATER AND SEWER:
NET INCREASE DEMAND FOR WATER AND SEWER:
900 gpd
8000 gpd
7100 gpd
THE ABOVE WATER/SEWER DEMAND WAS BASED UPON:
STATE OF FLORIDA
DEPARTMENT OF HEAL TH
CHAPTER 64E-6, FLORIDA ADMINISTRA TIVE CODE
STANDARDS FOR ONSITE SEWAGE TREATMENT AND DISPOSAL SYSTEMS
EFFECTIVE APRIL 21, 2002
THE FOLLOWING DATA WAS EXTRACTED FROM:
TABLE I
For System Design
ESTIMATED SEWAGE FLOWS
Shopping centers without food or laundry
per square foot of floor space ................................................................................................. 0.1 gpd
RESIDENTIAL:
Residences
(a) Single or multiple family per dwelling
unit
1 bedroom with 750 sq. ft. or less
of building area........................................................................................................................1 00 gpd
2 bedrooms with 751-1200 sq. ft.
of building area....................................................................................................................... .200 gpd
3 bedrooms with 1201-2250 sq. ft.
~~~~a~........................................................................................................................WOg~
4 bedrooms with 2251-3300 sq. ft.
of building area....................................................................................................................... .400 gpd
for each additional bedroom or each additional 750 square feet of building area or fraction
thereof in a dwelling unit, system sizing shall be increased by 100 gallons per dwelling unit.
(b) Other per occupant ............................................................................................................50 gpd
MAY 252006
Water Main Friction Loss Florida .' lsulting Engineers, Inc.
Hemingway IPUD, BOYNTON BEACr,,~FLORIDA 03/28/06
DOMESTIC FLOW CALCULATIONS & FRICTION LOSSES
FIRE DEPARTMENT TEST RESULTS (SEE ATTACHED)
FLOW RATE =
STATIC PRESSURE =
RESIDUAL PRESSURE =
CHANGE IN PRESSURE =
922.00 gpm
56.00 psi
47.00 psi
9.00 psi
CALCULATE EQUIVALENT PIPE LENGTH FOR FLOW AT: o gpm
AND PRESSURE LOSS AT 26 00 psi
Item Pipe Dia. Ecluivalent C Flow Velocity Friction Loss Friction Loss
(in) lenath (ft) (aom) (fps) (ft) osi
Water Main 6 141.40 130 922.00 10.46 9.00 3.90
EQUIVALENT PIPE LENGTH = 141.40 ft,
MAXIMUM AVAILABLE GPM AT 20 PSI = 1948.53 GPM
Item Pipe Dia. Eauivalent C Flow Velocity Friction Loss Friction Loss
(in) lenath (ft) (aom) (fps) (ft) psi
Water Main 6 141 .40 130 1948.53 22.11 36.00 15.58
ADDITIONAL FITTINGS ADDED (6" diameter)
ONE 6" TEE EQUIVALENT LENGTH:
PIPE LENGTH (6" DIP) =
Longest run compared to existing:
TOTAL ADD (EQUIVALENT):
TOTAL EQUIVALENT LENGTH OF PIPE =
28 FT
26 FT.
55 FT.
109.00 FT.
250.40 FT.
POST DEVELOPMENT WATER DEMAND:
Homes: 18 homes with 3 bedrooms each and 2574 sq. ft. each at 400 gpd per each (gpd)=
Homes: 3 homes with 3 bedrooms each and 1482 sq. ft. each at 300 gpd per each(gpd) :
TOTAL POST DEVELOPMENT (FUTURE) DEMAND FOR WATER AND SEWER (gpd):
AVERAGE gallons per minute: 5.63
7200
900
8100
Fire flow for sprinklers (Estimated maximum) gpm=
MAXIMUM TOTAL DOMESTIC FLOW DEMAND gpm:
500
505.63
Domestic Water Flow Analysis
Item Pipe Dia. Eouivalent C Flow Velocity Friction Loss Friction Loss
(in) lerwth (ft) (apm) (fos) (ft) psi
Water Main 6 250.40 130 505.63 5.74 5.24 2.27
Additional length of 6" water main 55 ft 195.40 + 55 = 250.40 ft.
Friction loss = 2.27 psi
Available pressure during test:
Residual pressure at
56 psi
505.63 gpm flow rate:
53.73 psi
BY: ZUHAIR JALLOUL, P.E.
FL REGISTRATION NO. 35416
~
<....
J!2-t/~ (.
Pressure Pipe Domestic use.xls
1 OF 1
FROM : STEALTH CONSTRUCT ION USA ,K
FAX NO. :9546989963
,,<.Ig. 12 2003 09:41AM P2
(~/~
~-
~ ~,tu jE'e4eW
FLOW TEST
Request Date: 1/10/06
Company: Stealth Construction USA. Inc,
Requested From: Randy Harris
1919 NE 1&1 Street
Telephone Number: 561-305-5401
Deerfield Beach. FL 33441
Facsimile Number: 954-698-9963
,t~)~c. ,'(/<-
,
Location: 2319 S Federal Highway
* DIAG RAM ·
i s
N E H#@ F
4111 E
0
s E
T R
A
L
H#<D I
H
SE 23RD AVENUE W
y
1
(Include direction, street nemes, hydranllocations, intersections and main SiZeS)
Hydrant 1 :
Hydrant 2:
Static Reading:
Flow Reading:
56 psi
30 psi = 922 gpm
Residual Reading:
47 psi
Assign Date: 1/10/06
Tested By: FF III Aaron
Test Date: 1/12/06
Time Tested: 10:00 hrs
AVAILABLE GPM AT 20 PSI RESIDUAL: 1,948 gpm
HEMINGWAY SQUARE, BOYNTO~' --EACH, FL Page 1 of 6
12/27/2005
\0} ~"--~ llj~~-- i ~i ~~ '
lrJ~c 2 ~~uu: :' I
\__~'~,c;~::C~~i,i,-; J
HEMINGWAY SQUARE
BOYNTON BEACH, FLORIDA
DRAINAGE CALCULATIONS
AND
STATEMENTS
Prepared By:
nOR.. co...a.1t1atr 1ID.gI,a_.., laG.
December 27,2005
-~~
.' /,,>'-;.'>::':~ -~
L~-<' -
. I
/l//z7/~)j
HEMINGWAY SQUARE, BOYNTOI" ""'r:ACH, FL
Page 2 of 6
Date:
December 27, 2005
HEMINGWAY SQUARE
BOYNTON BEACH, FLORIDA
!?1]'(Y!W&l1rold] mW8 l?O@m'ldJ&l @@IlilIllQ/JOlb'lIlilGl ~IlilGlfillil<WIll'l!lo Ollil@lo
J
12/27/2005
Site Data
A.
Existing Proposed Net
Acreaaes Site Site Difference
Total Area- Acres 1.2850 1.2850 1.1185
BuildinQs (Roof)=- Acres 0.1830 0.5540 0.3710
Roads and ParkinQ= Acres 0.4600 0.4950 o 0350
Lakes- Acres 0.0000 o 0000 0.0000
Pervious- Acres 0.6420 0.2360 -004060
B.
Existing Proposed
Water Level Elevations Site Site
Wet Season Water Table - 6.00 6.00 Ft. NGVD
AveraQe Water Table Elevation= 5.00 5.00 Ft. NGVD
Averaae Site Elevation= 920 ~J 90 Ft. NGVD
Averaae death of Water Table- 420 490 Ft.
Soil Storage = 818 818 inches
c.
Rainfall
10-year i-day
25-year i-day
100-year i-day =
10.00
12.00
1600
1 O-year 3-day =
25-year 3-day =
1 OO-year 3-day =
Inches
Inches
Inches .
Design Criteria for Water Quality
Quality
1 Minimum required detention volume is the greater of:
a. The first one inch of runoff from the entire site
b. The amount of 2.5 inches times the percentage of impervious
Computations
Quality
1. The first one inch of runoff from site:
1.00 Inch X 1.29 Acres X
1 ft /12 inches =
2. The 2.5 inches times the percent of impervious:
a. Site area for Water Quality (W.Q.) perviouslimpervious calculations only:
Site Area ( Water Area + Roof)=
1.29 ( 0.00 + 0.55) =
13.59
16.31
21.74
0.11 Ac.-Ft.
0.73 Acres
Site W.Q. Per/lmper.
b. Impervious area for water quality pervious/impervious calculations only
Site W.Q. Per/lmper Area - Pervious
0.73
0.24
0.50 Acres Impervious
W.Q. Per.llmper.
c. Percent of Impervious for W.Q.:
(Impervious W.Q. / Site W.Q.) x100%=
0.50 / 0.73 x 100 =
68
% Impervious
d. For 2.5 inches times the percentage impervious:
2.5 inches x 0.68 1.69
Inches to be treated
e. Volume required for W.Q. detention=
Inches to be treated x (Site Area- Lake Area)
1.69 x (1.29 0046 ) /12 =
3. The required volume for water quality detention is =
0.12
Inches
Inches
Inches
0.12
AC.-Ft.
HEMINGWAY SQUARE, BOYNTm' ....~ACH, FL
Page 3 of 6
12/27/2005
HEMINGWAY SQUARE
BOYNTON BEACH, FLORIDA
Date:
DecentJer 27,2005
!P[l'@IWiliRWJ mW3 [PO@Il'lI@]1ll @@IIDIll(1l]O~lIDrn [glIDrnnlID~ll'lllo OlJi)@o
PROPOSED FRENCH DRAIN CALCULATIONS
SEE ATTACHED TEST RESULTS BY EASTCOAST TESTING &ENGINEERING, INC.
K= Hydraulic Conductivity (CFS/FT^2-FT.HEAD)
TEST LOCATION #1
TEST LOCATION #2
AVERAGE =
5.2363E-05
8.1763E-05
6.7063E-05
L= V/[K(H2W+2H2Du-Du^2+2H2Ds )+(0.000139WDu)]
Formula is per South Florida Water Management District Manual Volume IV
L= Length of Trench (feet) = 399.0
V= Volume Treated (Ac.-In.) 3.240
OR (Ac.-ft.) 0.27
W= Width ifTrench (feet) 9.000
K= Hydraulic Conductivity (CFS/FT^2-FT.HEAD) 6.7063E-05
H2= Depth to the Water Table (feet) 4.500
Du= Non-saturated Trench Depth (feet) = 2.500
Ds= Saturated Trench Depth (feet) = 2.000
VOLUME TRAETED IN THE PROPOSED FRENCH DRAIN EXCEEDS THE REQUIRED VOLUME FOR WATER QUALln
SCS Curve Number for Existing Site Condition
The Average depth to the water table=
Average Site Grade - Av. Water Table =
9.20 5.00
Maximum 4 Ft. of Storage is assumed
4:20 Ft.
4.00 Ft. of storage Depth
Available Soil Storage:
Soil Storage x Pervious Area x1 Ft/12 Inches
8.18 x 0.64x1/12=
0.44 Ac.Ft. Available soil storage onsite
Convert available soil storage onsite per site area
0.44 I 1.29 x12in/Ft=
4.09 in. of site wide soil storage, S
(EXISTING)
SCS Curve Number, CN
CN 1000/(S + 10)
1000 I (
4.09 +10) =
71
SCS Curve Number
SCS Curve Number for Proposed Site Condition
The Average depth to the water table=
Average Site Grade - Av. Water Table =
9.90 5.00 =
Maximum 4 Ft. of Storage is assumed =
4.90 Ft.
4.00 Ft. of storage Depth
Available Soil Storage:
Soil Storage x Pervious Area x1 Ft/12 Inches
8.18 x 0.24 x 1/12 =
0.16 AC.Ft. Available soil storage onsite
Convert available soil storage onsite per site area
0.16 I 1.29 x12in/Ft=
1.50 in. of site wide soil storage, S
SCS Curve Number, CN
CN 1000/(S + 10)
1000 I (
1.50 +10) =
87
SCS Curve Number
HEMINGWAY SQUARE, BOYNTm' ~C:ACH, FL
Page 4 of 6
12/27/2005
HEMINGWAY SQUARE
BOYNTON BEACH, FLORIDA
Date:
December 27.2005
[?[J'@!Wffll!'COOJ mW8 IJIO@IJ'ij(j]ffl @@IJ'i)\!lQl]O(a'jIJ'i)~ ~1J'i)~~IJ'i)<lI@Il'\!l. OlJi)@o
Calculate Storm Runoff:
SOIL STORAGE
Q = Runoff in Inches
P = Rainfall in Inches
S = Soil Storage (site wide) in Inches =
Q1 = Runoff from entire site in Ac.Ft.
Existing Proposed
Site Site
Inches Inches
4.09 1.50
Calculated Above
Q = (P - (0.2x S))^2 / (P + (0.8 xS))
Q1 = Q x Site Area (Ac.)x 1 FU12 in.
RUNOFF TABULATION FOR EXISTING AND PROPOSED CONDITIONS
Existina Site Proposed Site Runoff Differnce
P Q exist Q1exist Qprop Q1 prop Q1orao - Q1 exist
RAINFALL EVENT Inches Inches Ac.Ft. Inches AC.Ft. Ac.Ft.
10-vear 1-dav - 10.00 6.35 0.68 8.40 0.90 0.22
10-vear 3-dav = 13.59 9.68 1.04 11.94 1.28 0.24
25-vear 1-dav - 12.00 8.19 0.88 10.37 1.11 0.23
25-year 3-dav - 16.31 12.26 1.31 14.63 1.57 0.25
100-year 1-day = 16.00 11.96 1.28 14.33 1.53 0.25
1 OO-year 3-day = 21.74 17.51 1.87 20.04 2.15 0.27
VOLUME TREATED IN THE PROPOSED FRENCH DRAIN EQUALS THE DIFFERENCE BETWEEN EXISTING AND POST IMPROVEMENT
CONDITIONS FOR 100-YEAR 3-DAY RUNOFF
DRAINAGE STATEMENTS:
1. THE SITE DRAINAGE WAS ANALYZED BASED UPON THE EXISTING VS. THE POST IMPROVEMENT CONDITIONS
2. THE SITE DRAINAGE WAS DESIGNED TO TREAT AND RETAIN THE ADDITIONAL SITE RUNOFF FROM A 100-YEAR 3-DAY
EVENT. THE ADDITIONAL RUNOFF FROM A 100-YEAR 3-DAY STORM EVENT EQUALS 0.27 ACRE-FEET. THE PROPOSED
FRENCH DRAIN CAPACITY EQUALS 0.27 ACRE-FEET.
3 THE DRAINAGE SYSTEM WILL CONFORM WILL ALL RULES, REGULATIONS, CODES, ETC. INCLUDING BUT NOT LIMITED TO
CHAPTER 6, ARTICLE IV, SECTION 5 OF THE LAND USE DEVELOPMENT REGULATIONS.
HEMINGWAY SQUARE, BOYNTC'''I BEACH, FL Page 5 of 6
FROM :STEALTH CONSTRUCT10N USA . ~ FAX NO. :9545989953
12/27/2005
~ .', 21 213133 113: 27AM P2
~
EASTCOAST TESTING & ENGINEERING, INC.
4100 NORTH POWERLlNE ROAD. SUITE G.1 43~1 OKEECHOBE7E BLVD.,. SUITE A.5
POMPANO BEACH, FLORIDA 33073 WEST PALM BEACH, FLORIDA 33409
8ROWARD (954) 9727645 (SOIL) . DADE ($05) 9474768 1.800-3297645 (SOIL) - (561) 4718220
FACSIMILE I (954) 971.8872
ESTABLISHED 1981
DECEMBER 02, 2005
Lab No. 2505170EX1
TESTED 8 Y :
S. F. W. M, 0, Exfiltration
(FDOT Usual Open Hole)
STEAL TH CONSTRUCTION
STEAL TH CONSTRUCTION
PROPOSED DRAINAGE @ 2319 SOUTH FEDERAL HIGHWA Y
BOYNTON BEACH, FLORIDA
RALSTON M. & W.L. ON NOVEMBER 23, 2005
TEST REPORT OF :
CLIENT:
CONTRACTOR:
PROJECT:
RESUL TS OF TEST
TEST LOCA TION:
Solis Descriptions:
DEPTHS
0.0- 1.0'
1.0.. 4.0'
4.0-10.0'
~)(FIL TRA T/ON ",; APPROXJNlA TEL Y 10' NORTH & go' EAST OF THe sw PROPERTY CORNfR
DARK GRAY FINE.MEDIUM GRAINED SAND TRACE OF ROOTS & SILT
UGHT TAN FINE-MEDIUM GRAINED SAND
8ROWN FINE-MEDIUM GRAINED SAND
Depth of Test Hole
Water Table
10.0 ft.
4.0 ft.
TIME
10 MINUTES
A VERAGE CUBIC FEET/ SECOND
HYDRAULIC CONDUCTIVITY:
TOTAL FLow GALL.ONS
12 Gallons
G.P.M.
1.2
Q= 0.0026735
K= 5.2363E-05
K= 5.23815 X 10".5 CFSlFT^Z1FT.HEAD
Respectfully Submitted By:
EASTCOAST TESTING ENGINEERING, INC.
. ~. - ....
......'-.: '...9,l., .~,A.
~~~--::'~.
ETIENNE PFl.OP~it. P.E.
State-ot Flo;rtiA~J44JfG
- '''-
'C"~TH. PRESIDENT
"~
F\QBW\t.AS\2~i1HDElr'.C!1 .
THBliliOL~l!'tl 'NSPE.G~ 8Q.8..lMJ.$,.QJ;J:{QI~~9M2Bfl.~~O~1~E;STING.l.MQRAraBY
. ..
12/27/2005
HEMINGWAY SQUARE, BOYNTO"I BEACH, FL Page 6 of 6
FROM :ST~ALTH CONSTRUCTION USh .C FAX NO. :9545989963
~. 21 2003 10:27AM P3
~
EASTCOAST TESTING & ENGINEERING, INC.
4361 OKEECH08EE 8LVD., - SUITE A.5
WEST PALM BEACH, FLORIDA 33409
1.800-3297645 (SOIL) . (561) 4718220
4100 NORTH POWERLlNE ROAD - SUITE G.1
POMPANO BEACH, FLORIDA 33073
BROWARD (954) 9727645 (SOIL) . DADE (305) 9474768
FACSIMILE' (954) 971-8872
ESTABLISHED 1981
DECEMBER 02, 2005
TEST REPORT OF :
CLIENT:
CONTRACTOR:
PROJECT:
TESTED BY:
RESUL TS OF TEST
TEST LOeA TION:
Solis Descriptions:
DEPTHS
0.0- 1.0'
1.0- 2.5'
2.5- 4.5'
4.5-10.0'
Depth of Test Hole
Water Table
Lab No. 2505170EX2
S. F. W. M. D. ExfUtrat/on
(FDOT Usual Open Hole)
STEAL TH CONSTRUCTION
STEAL TH CONSTRUCTION
PROPOSED DRAINAGE @ 2319 SOUTH FEDERAL HIGHWA V
BOYNTON BEACH, FLORIDA
RALSTON M. & W.L ON NOVEMBER 23, 2005
EXF/~ TRA nON #12; APPROXIMA TEL Y 70' NORTH & to' WEST OF THE SW PROPERTY CORNER
GRA Y FINE.MEDIUM GRAINEO SAND LITTLE LlMEROCK TRACE OF ASPHALT
BLACK ORGANIC STAINED SAND TRACE OF SIL T
BROWN FINE-MEDIUM GRAINED SAND
DARK BROWN FINE-MEDIUM GRAINED SAND TRAC"E OF SIL T
10,0 ft.
3.5 ft.
TIME
10 MINUTES
TOTAL FLOW GALLONS
16.9 Gallons
G.P,M.
1.69
A VERAGE CUBIC FEET! SECOND
HYDRAULIC CONDUCTIVITY:
Q- 0.00316518
K~ 8.1763E-05
K- 8.17821 X 10"-5 CFSlFT"2/FT.Hf!AD
Respectfully Submitted By :
EASTCOAST TESTING ENGINEERING, INC.
ET/~\~f;f;;;/ltE, P.E.
Sta~ Off!olfda--1Uif3-f 6
. "...
.' .
F1QSWlLAIl\2S0517~EJ(2.:~ .
C~~"'TH, PRESIDENT
Lf-j~ SHQLf)ISPECIA L UYEE..rrIlONS.,.F3.Qfi!lJ.~E N.S.lIT.,,~~Qf'&BfTu.::~~c~mlG.AJ.:I.ESIili.GJ..M..oB&QR,(
DEPARTMENT OF PUBLIC WORKS
ENGINEERING DIVISION
MEMORANDUM NO. 06-013
t("-.
FROM:
Michael Rumpf, Director, Planning and Zoning
Laurinda Logan, P.E., Senior Engineer '~\ .~/ \
.. \/ ~,
( .. t\ r N
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RE:
Review Comments
New Site Plan - 1 st Review
Hemingway Square IPUD
File No. NWSP 06-007
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----.J (
DEPARTMENT OF DEVELO" I
"MUn I
DATE:
The above referenced Site Plans, received on January 8, 2006, 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
(LDR) referenced.
PUBLIC WORKS - GENERAL
1. Prior to permit application contact the Public Works Department (561-742-6200) regarding the
storage and handling of refuse per the CODE, Section 10-26 (a).
2. Provide a minimum outside turning radius of 55 ft. to allow turning movements for Solid Waste (and
Fire/Rescue) inside the proposed community. Using AutoTurn (or similar), show on the plans that
the required turning movements are provided. Particular attention should be given to the
entryways/gates, and the associated call boxes, etc., to allow ingress and egress for Solid Waste
and/or Fire/Rescue.
3. Provide space at each driveway to place the rollout cart for pickup and still allow backing from both
bays of the garage.
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 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. Contact Palm Beach County to determine the "ultimate section" desired by the County for SE 23rd
Ave. If required, provide additional right-of-way along SE 23rd Ave. for future widening of this
roadway.
7. The minimum right-of-way width for a PUD (as designated on the plan Cover Sheet) is 40-ft. (LDR,
Chapter 2.5, Section 9.F.) If the correct designation is IPUD staff may consider right-of-way widths
less than 40-ft. Please clarify the correct development designation and as applicable provide
appropriate right-of-way widths for all internal roadways.
Dept. of Public Works, Engineering Division Memo No. 06-013
RE: Hemingway Square PUD, New Site Plan - 1 st Review, NWSP 06-007
January 20, 2006
Page 2
8. All roads internal to the project shall be private.
9. Add Type F Curb & Gutter to the typical section for SE 23rd Ave. from Federal Highway west to the
project limits.
10. Per City Standards P-1 and P-20, place minimum four feet wide sidewalks on both sides of roadways
within the development and a minimum five feet sidewalk along SE 23rd Ave. adjacent to the
development. Sidewalks shall be placed one foot off the right-of-way line in the public (or private
internally) right-of-way. Additional paving or widening on SE 23rd Ave. may be required to provide an
"urban/traditional neighborhood feel" for this project.
11. Add a driveway cut (minimum width 12-ft.) on SE 23rd Ave. at the pedestrian/emergency access area
in the southeast corner of the development for Fire/Rescue emergency use.
12. The paver walkway at the southeast corner of the development should be a minimum of 12-ft. wide
with stabilized base underneath to allow for Fire/Rescue use. Use of paver blocks, or other
decorative surfacing is acceptable.
13. Add signage on the gates in the southeast corner of the development indicating "Emergency Vehicle
Use Only." Signs should be added to both sides of the gate.
14. Consider adding a separate Signing and Striping Plan sheet, turning off unneeded layers, for
increased clarity and readability.
15. Show all "off-site" improvements required for this project. This includes all work outside the property
lines for the subject development, including but not limited to closing off or constructing driveway
cuts, curb & gutter, paving, electrical under grounding, etc.
16. Check existing handicap ramps (such as northwest corner of SE 23rd Ave. and Federal Hwy.) for
ADA accessibility and bring into current compliance if necessary.
ENGINEERING
17. 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.
18. All comments requiring changes and/or corrections to the plans shall be reflected on all appropriate
sheets.
19. 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.
Dept. of Public Works, Engineering Division Memo No. 06-013
RE: Hemingway Square PUD, New Site Plan -1st Review, NWSP 06-007
January 20, 2006
Page 3
20. Numerous spelling errors are noted throughout the provided plan set. Please proof-read plans and
correct as appropriate.
21. Correct project designation from PUD to IPUD on Cover Sheet and throughout plans (title boxes,
etc.)
22. 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.
23. Provide written and graphic scales on all sheets.
24. Show proposed site lighting on the Landscape plans (LOR, Chapter 4, Section 7.B.4.)
25. It may 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.)
26. Show sight triangles on the Landscape plans (LOR, Chapter 7.5, Article II, Section 5.H.) Reference
County standards for the driveway(s) on SE 23rd Ave., and Standard Index 546 for the intersection of
SE 23rd Ave. and Federal Hwy. Use minimum 10-ft sight triangles for internal roadway intersections.
27. The medians and sidewalks 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.
28. FPL has overhead lines along Federal Hwy. and SE 23rd Ave. The applicant has indicated by note
that these lines will be located underground. Provide written concurrence from FPL that they are in
agreement with this proposal.
29. Live Oaks and Mahogany's along the north and west property lines should be placed a minimum of
10-ft. in from the property line(s) to better allow for maintenance at maturity.
30. Staff recommends the use of icons with the Plant Schedule to better evaluate the Landscape Plan.
31. Staff recommends the use of gray scales, turning off of unnecessary layers, and use of different line
types/weights, on the Landscape Plan to allow for better evaluation of the landscape plan.
32. The pedestrian entry in the southeast corner of the project is blocked by landscaping on the south
side of the gate. Please correct.
33. Provide an engineer's certification on the Drainage Plan as specified in LOR, Chapter 4, Section
7.F2
34. Indicate by note that catch basin and manhole covers shall be bicycle proof (LOR, Chapter 6, Article
IV, Section 5.A.2.g).
Dept. of Public Works, Engineering Division Memo No. 06-013
RE: Hemingway Square PUD, New Site Plan - 1 st Review, NWSP 06-007
January 20, 2006
Page 4
35. 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.
36. Show any required drainage structures for the pool/cabana area.
37. 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.
38. 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
39. 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.
40. All utility easements and utility lines shall be shown on the site and landscape plans (as well as the
Water & 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.
41. Palm Beach County Health Department permits will be required for the water and sewer systems
serving this project (CODE, Section 26-12).
42. Fire flow calculations will be required demonstrating the City Code requirement of 1,500 g.p.m. (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)).
43. The LDR, 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. The proposed plan meets this condition, however,
several units are only covered by one hydrant (either existing or proposed). Those units not covered
by fire hydrant overlap (for the yield of 1,500 gpm) are: 1 through 6, 11 through 15, and 20 through
22. It is suggested that the proposed fire hydrant as shown on the north side of SE 23rd Avenue be
relocated approximately 70 feet eastward, and a second fire hydrant be inserted near the southwest
corner of the property. This will provide the overlap coverage in support of the required fire
protection.
44. The CODE, Section 26-34(E) requires that a capacity reservation fee be paid for this project either
upon the request for the Department's signature on the Health Department application forms or within
Dept. of Public Works, Engineering Division Memo No. 06-013
RE: Hemingway Square PUD, New Site Plan - 1 st Review, NWSP 06-007
January 20, 2006
Page 5
seven (7) days of site plan approval, whichever occurs first. This fee will be determined based upon
final meter size, or expected demand.
45. Comprehensive Plan Policy 3.C.3.4. requires the conservation of potable water. As other sources
are readily available City water shall not be allowed for irrigation. A well placed on the west end of
the project will likely provide acceptable irrigation water. If brackish or otherwise unacceptable water
for irrigation is not located the Utilities Dept. will reassess the use of potable water as a source for
irrigation.
46. Water and sewer lines to be owned and operated by the City shall be included within utility
easements. Please show all proposed easements on the engineering drawings, using a minimum
width of 12 feet. The easements shall be dedicated via separate instrument to the City as stated in
CODE Sec. 26-33(a).
47. This office will not require surety for installation of the water and sewer utilities, on condition that the
systems be fully completed, and given to the City Utilities Department before the first permanent
meter is set. Note that setting of a permanent water meter is a prerequisite to obtaining the
Certificate of Occupancy.
48. A building permit for this project shall not be issued until this Department has approved the plans for
the water and/or sewer improvements required to service this project, in accordance with the CODE,
Section 26-15.
49. PVC material not permitted on the City's water system. All lines shall be DIP.
50. 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.
51. At a minimum, three story townhomes will be required to be sprinklered.
52. Meter banks as proposed along SE 23rd Ave. will not be acceptable. Likewise one sanitary lateral off
the main and branched internally in the site to serve 17 units will not be allowed (as well as the
second primary lateral off the main in SE 23rd Ave. to serve five units.) Bring both water and sewer
mains into the site and provide taps off the mains to serve no more than two units per tap (Le.: one
water main or sanitary sewer tap may wye at the property lines to serve two units.)
53. It is recommended that two services be provided for the poollcabana area, one 1-in. service for the
pool, and one-%-in. x %-in. meter for the cabana.
54. Unless otherwise needed to provide adequate pressure in upper floors for the 3-story townhomes it is
recommended that %-in. x %-in. meters be used for the residences. This will result in a cost savings
for the developer and the prospective homeowners.
55. Maintain a minimum 10-ft. separation between water and sanitary and/or storm sewer mains. Please
note that City of Boynton Beach standards are more stringent than the recently revised state
standards and will take precedence.
56. Please note and correct as necessary that the required spacing for c1eanouts is one every 75-ft. on
longer runs, at a minimum.
Dept. of Public Works, Engineering Division Memo No. 06-013
RE: Hemingway Square PUD, New Site Plan -1st Review, NWSP 06-007
January 20, 2006
Page 6
57. Water services under pavement shall be Copper K (City of Boynton Beach Standard Drawing W-
14A. )
58. The Boundary Survey indicates a Lift Station in the southeast corner of the property to be demolished
per the Demolition Plan (Sheet A-1.13.) Provide additional information regarding whether it is public
or private and what property(s) it serves, and how those flows will be addressed after
decommissioning of the lift station.
59. 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.
60. 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) and will be
reviewed at the time of construction permit application.
LUck
Cc: Jeffrey R. Livergood, P.E., Director, Public Works (via e-mail)
Peter V. Mazzella, Deputy Utility Director, Utilities
H. David Kelley, Jr., P.E.! 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\Kribs\Hemingway Square PUD, New Site Plan 1st Review.doc
.jI...
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
Matthew Immler, 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
From: Ed Breese, Principal Planner ~
Date: 01/03/06
Re: Impacts of proposed site plan upon City facilities and services
Project: Hemmingway Square (formerly Baker Furniture)
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\Hemmingway Square\NWSP\Impact AnalYSiS,docd h utch239@aol.com
---
TRC COMMENTS
PROJECT: HEMMINGWAY SQUARE
LOCATION: N.W. Corner of Federal Hwy and S.E. 23 Avenue
FILE# NWSP 06-007
TYPE OF PROJECT: TOWNHOUSES
CAPACITY: 17 UNITS/43,666sqft on a 70,351sqft lot
COMMENTS
1. During construction all roads shall be compacted to 32 tons to accommodate Fire
Department apparatus. These roads shall be maintained from the finished road to
the site of vertical construction. The pouring of the slab is considered vertical
construction. See FDOT Standard Specifications for Road and Bridge
Construction (2000) Division II, Section 160, Stabilizing. Adequate Fire
Department vehicle turn around shall be provided throughout construction.
Should any Fire Department vehicle become stuck due to poor roads or turn
around, the developer shall be liable for any cost incurred. All gates and turn
around systems will be tested with a Fire Department engine before construction
begins and before a CO is issued. If an inspection is called for and the roads are
blocked for any reason, the inspection will be cancelled.
2. All gates shall have a KNOX padlock or entry system. Gates shall have a width of
12' in the clear if they are one way and 20' in the clear if two way.
3. Provide a sheet that clearly shows the location of the fire hydrants and the size of
the mains feeding these hydrants. Provide hydraulic calculations using a flow test
conducted by the Boynton Beach Fire Department that show fire flow of not less
than 1500 gpm @ 20 psi. Buildings shall not be more that 200 feet from a hydrant.
All hydrants shall be operable before vertical construction can begin.
4. Site address shall be posted before construction begins and maintained
throughout the project. This address shall be visible from the main road, in
numbers not less than 6" high that contrast with their background.
5. All buildings, regardless of their purpose, that are 30' high or taller, shall have an
approved NFPA 13R fire sprinkler system. This distance is measured to the
underside of the highest point of the building from the point of lowest entry. See
Chapter 9, Section 7-2-2A1 of the Boynton Beach Ordinances. An external
signaling device shall be installed to alert passers by and dwellers that a sprinkler
head has activated. The tamper switch shall be tied into this device also. A
horn/strobe is preferred.
6. Any living unit with an attached parking garage shall have a carbon monoxide
detector installed within the living unit and tied into the smoke detectors. They
shall be installed in accordance with NFPA 720.
-=--=~
.:<.
C1TY OF BOYNTON BEACH, FLORIDA
INTER-OFFICE MEMORANDUM
TO:
Ed Breese,
Principal Planner
DATE:
January 17, 2006
FILE: NWSP 06-007
FROM:
Off. John Huntington
Police Department
CPTED Practitioner
SUBJECT: Hemmingway Square
REFERENCES: Impacts of proposed site plan upon City
Services
ENCLOSURES:
I have reviewed the impacts of proposed site plan for Hemmingway Square with 22 town homes. A statistical
analysis was completed to show the percentage of increase of police calls for service for the selected
development and area.
This study showed that 11.5 % of all police calls for service were within this zone. This is an increase of 2.3%
over a one year period. Currently, there are numerous site plans for future residential/office and retail projects
along the 2000 - 3600 block of S. Federal Highway.
1. Moreno Bay
2. Coastal Bay
3. Colony Club
4. Oceanside
5. Watershed
6. Waterside
7. Gulfstream Gardens I and II
The projected growth along S. Federal Highway will have a direct impact on future public safety issues, to
include calls for service. Additional officers and equipment will be needed to balance the increase in
population and non residential traffic into our city.
CITY OF BOYNTON BEACH, FLORIDA
INTER-OFFICE MEMORANDUM
TO:
Ed Breese,
Principal Planner
DATE:
January 17, 2006
FILE: NWSP 06-007
FROM:
Off. John Huntington
Police Department
CPTED Practitioner
SUBJECT: Hemmingway Square
REFERENCES: Site Plan
ENCLOSURES:
I have viewed the above building plans and have the following comments:
1. Show all necessary traffic control devices such as stop bars, stop signs and Do Not Enter signage on
site plans.
2. If gated community, please show location of visitors call box.
Page 1 of 1
/
Rivers, Jody
To: Breese, Ed; Coale, Sherie
Subject: Site Plan Review - Hemmingway Square
Project: Hemmingway Square
File No.: NWSP 06-007
1. Park IMpact Fee - 22 single family attached units @ $771.00 per unit = $16,962 to be paid prior to issuance
of first permit
2. Specity sod type.
)oc{tj Rivers'
Parks Superintendent
City of Boynton Beach
100 E. Boynton Beach Blvd.
Boynton Beach, FL 33425
(561) 742-6226
(561) 742-6233 (fax)
A sense of COMMUNITY...lt Starts in Parks
What transforms a crowd into a community? Parks provide that chance, Boynton Beach's parks are where
lifetime friendships are formed, where generations can come together, where people discover what they have in
common, It starts in parks,
1/13/2006
TO:
Ed Breese
Principal Planner
~f Acronvms/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
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
DEPARTMENT OF DEVELCtfS'MENT
BUILDING DIVISION
MEMORANDUM NO. 06-008
FROM:
DATE: January 6, 2006
SUBJECT: Project - Hemingway Square
File No. - NWSP 06-007 - 151 review
Buildino Division (Site Specific and Permit Comments) - Timothv K. Laroe (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 Indicate within the site data the type of construction of each building as defined in 2004 FBC,
Chapter 6. Is the type of construction (V)A or (V)B?
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 Add to all plan view drawings of the site a labeled symbol that represents the location and perimeter
of the limits of construction proposed with the subject request.
8 At time of permit review, submit signed and sealed working drawings of the proposed construction.
9 Add to each building that is depicted on the drawing titled site plan and floor plan a labeled symbol
that identifies the location of the handicap-accessible entrance doors to each building. 2004 FBC,
Sections 11-4.1.2, 11-4.1.3, and 11-4.3.
10 Add a labeled symbol to the site plan drawing that represents and delineates the path of travel for
the accessible route that is required between the accessible parking space/s and the accessible
S\Development\Building\TARnTART 2006\ Name of Project Page 1 of 4
entrance doors to each buiT"d'ing. The installed symbol, required al~g the path, shall start at the
accessible parking spaces and terminate at the accessible entrance doors to each building. The
symbol shall represent the location of the path of travel, not the location of the detectable warning
or other pavement markings. The location of the accessible path shall not compel the user to travel
in a drive/lane area that is located behind parked vehicles. Identify on the plan the width of the
accessible route. (Note: The minimum clear width of an accessible route shall be 36 inches, except
at curb ramps that are part of a required means of egress shall not be less than 44 inches). Add text
to the drawing that would indicate that the symbol represents the accessible route and the route is
designed in compliance with 2004 FBC, Section 11-4.3 (Accessible Route) and 11-4.6 (Parking and
Passenger Loading Zones). Please note that at time of permit review, the applicant shall provide
detailed documentation on the plans that will verify that the accessible route is in compliance with
the regulations specified in the 2004 FBC. This documentation shall include, but not be limited to,
providing finish grade elevations along the path of travel.
11 A minimum of 2% of the total parking spaces provided for the dwelling units covered under the
FFHA shall be accessible and comply with the requirements of the act. Accessible parking spaces
shall be equally distributed for each type of parking provided, e.g. surface parking, parking
structures, etc. per Title 24 CFR, Part 100.205.
12 Add to each building that is depicted on the site plan drawing a labeled symbol that identifies the
location of the proposed handicap-accessible units. Add to the drawing the calculations that were
used to identify the minimum number of required units. Also, state the code section that is
applicable to the computations. Show and label the same unitls on the applicable floor plan
drawings. Compliance with regulations specified in the FFHA, Design and Construction
Requirements, Title 24 CFR, Part 100.205, is required.
13 At the time of permit review, submit details of reinforcement of walls for the future installation of
grab bars as required by the FFHA, Title 24 CFR, Part 100.205, Section 3, Requirement #6. All
bathrooms within the covered dwelling unit shall comply.
14 Bathrooms and kitchens in the covered dwelling units shall comply with the FFHA, Title 24 CFR
100.205. Indicate on the plans which design specification ("A" or "B") of the FFHA is being used.
The clear floor space at fixtures and appliances and turning diameters shall be clearly shown on the
plans.
15 Add a labeled symbol to the site plan drawing that represents and delineates the path of travel for
the accessible route that is required between the accessible units and the recreational amenities
that are provided for the project and other common area elements located at the site. The symbol
shall represent the location of the path of travel, not the location of the detectable warning or other
pavement markings required to be installed along the path. The location of the accessible path shall
not compel the user to travel in a drive/lane area that is located behind parking vehicles. Identify on
the plan the width of the accessible route. (Note: The minimum width required by the Code is 36
inches). Add text that would indicate that the symbol represents the accessible route and the route
is designed in compliance with regulations specified in the FFHA. Please note that at time of permit
review, the applicant shall provide detailed documentation on the plans that will verify that the
accessible route is in compliance with the regulations specified in the 2004 FBC. This
documentation shall include, but not be limited to, providing finish grade elevations along the path
of travel.
16 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. 2004 FBC, Section 11-4.3.4.
17 Identify within the site data the finish floor elevation (lowest floor elevation) that is proposed for the
building. Verify that the proposed elevation is in compliance with regulations of the code by adding
specifications to the site data that address the following issues:
SIDevelopmentlBuildinglTARnTART 20061 Name of Project Page 2 of 4
A The design professionar-of-record for the project shall add the ~lIowing text to the site data.
"The proposed finish floor elevation _' _ NGVD is above the highest 100-year base flood
elevation applicable to the building site, as determined by the SFWMD's surface water
management construction development regulations."
B From the FIRM map, identify in the site data the title of the flood zone that the building is located
within. Where applicable, specify the base flood elevation. If there is no base flood elevation,
indicate that on the plans.
C Identify the floor elevation that the design professional has established for the building within the
footprint of the building that is shown on the drawings titled site plan, floor plan and
paving/drainage (civil plans).
18 Add to the submittal a partial elevation view drawing of the proposed perimeter wall/fence. Identify
the type of wall/fence material and the type of material that supports the wall/fence, including the
typical distance between supports. Also, provide a typical section view drawing of the wall/fence
that includes the depth that the wall/fence supports are below finish grade and the height that the
wall/fence is above finish grade. The location and height of the wall/fence shall comply with the
wall/fence regulations specified in the Zoning Code.
19 On the drawing titled site plan identify the property line.
20 As required by the CBBCO, Part III titled "Land Development Regulations", submit a site plan that
clearly depicts the setback dimensions from each property line to the leading edge of the building/s.
The leading edge of the building/s begins at the closest point of the overhang or canopy to the
property line. In addition, show the distance between all the buildings on all sides.
21 Add to the floor plan drawing of the pool building 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 pool 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.
22 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.
23 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.
24 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)
25 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.
26 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.
S\Development\Building\TART\TART 2006\ Name of Project Page 3 of 4
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.
(CBBCD, Chapter 1, Article V, Section 3(f))
27 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.
28 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.
29 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.
30 Add to the site data the total area under roof of each residential building. Provide tabular area data
for each floor of each building. The breakdown shall include the following areas and each area shall
be labeled on the applicable floor plan drawing:
A Common area covered walkways;
B Covered stairways;
C Common area balconies;
D Entrance area outside of a unit;
E Storage areas (not part of a unit);
F Garages (not part of a unit);
G Elevator room;
H Electrical room;
I Mechanical room;
J Trash room;
K Mailbox pickup and delivery area; and
L Any other area under roof.
(Chapter 4 - Site Plan Review, Section 7.E.2 and 3)
31 The individual elevators within the units now classify the units as "covered dwelling units" and shall
comply with the requirements of the FFHA Act. See attachment regarding installation of elevators.
32 Indicate on the plan which design option "A" or "B" of the FFHA is being utilized for the units.
33 Show all required clear floor spaces at fixtures per the FFHA, 24 CFR 100.205.
Attachment
bf
S\Development\Building\TART\TART 2006\ Name of Project
Page 4 of 4
Plannin2: Memorandum: Forester / Environmentalist
To:
Ed Breese, Principal Planner
From:
Kevin J. Hallahan, Forester / Environmentalist
Subject:
Hemmingway Square
New Site Plan - 1st Review
NWSP 06-007
Date:
January 17, 2006
Landscape Plan Sheet L-l
The applicant should show an elevation 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 Golf Road (SE 23rd Ave.) and the Federal Highway road rights-of-way.
Kjh
Date:
Project No:
Name:
Location:
Type of Project:
Size of Site:
Number of Units:
Existing Land Use:
Proposed Land Use:
Existing Zoning:
Proposed Zoning:
Annexation:
Abandonment:
Parking Required:
Parking Provided:
Height:
Developer:
CRA Comments:
Boynton Beach Community Redevelopment Agency
Project Review
1/8/05
NWSP06-0007 1 st Review
Hemmingway Square
NW Comer of South Federal/23Td Avenue
Fee Simple Townhomes
1.28 acres
22 (17.19 du/ac)
Commercial
SHDR
C3
IPUD
No
No
44 (2 per unit)
49
44.6" at decorative cupola
2319 S. Federal Partners LLC
3691 S. W. 124th Avenue
Coral Springs, FL 33065
1. At Building 4, provide access to the public sidewalk for each unit.
2. Verify on plans that fencing on 23Td frontage is same or similar as Federal frontage.
. ..
Planning 1 sf Review
Hemin2Wav Square
LUAR 06-006:
Submit the following documents and letters of consent as required by the LUAR application (page 3,
Section n.c.(5): written proof that Robert Vitale has authority to represent the business entity of 2319
South Federal Partners, LLC.
Submit the required justification statement as required by the LUAR application (page 4, Section n.g.1-
8). Rezoning statement dated December 28, 2005 from Alex Zalez is not acceptable because it does not
address required criteria g.1-8 which staff utilizes in evaluating the application requests.
Submit the required comparisons of impacts as required by the LUAR application (page 4, Section n.h.1-
8).
Submit information referenced by the LUAR application (page 6, #10.d-e) regarding the form of
ownership and form of organization to maintain common spaces and recreation facilities, and a written
commitment to the provision of all necessary facilities.
Revise LUAR applications (Page 2, #9) to correct addresses of subject property (2319 S Federal Hwy,
515 SE 23rd Ave, 505 SE 23rd Ave), and to delete reference to Robinson Street.
Revise LUAR applications (Page 2, #9) to provide all PCN's for subject property (Exhibit "A" not
found/labeled, PCN's on deed submitted are incomplete. All PCN's are as follows:
08-43-45-33-06-000-00 1 0
08-43 -45 -3 3 -06-000-0030
08-43-45-33-06-000-0041
08-43 -45 -3 3 -06-000-0042
(2319 S Federal Hwy, Lots 1 and 2)
(515 SE 23rd Ave, Lot 3)
(no address available, Lot 41ess the west 4 feet)
(505 SE 23rd Ave, Lot 5 and the west 4 feet of Lot 4)
Revise LUAR applications (page 2, #12) to correct current land use category (from Commercial to Local
Retail Commercial).
Revise LUAR applications (page 2, #14) to include all current zoning districts of subject property (our
records indicate Lots 1-2 are C-3, and Lots 3-5 are C-l).
Revise LUAR applications (page 2, #16) from residential multi-family dwelling to townhouse
development.
As application requires, submit 2 copies of latest recorded Warranty Deed for subject property. Only one
copy of deed has been submitted. Deed indicates ownership of Lots 1-4, less the west 4 feet of Lot 4. No
deeds have been submitted for the west 4 feet of Lot 4 and Lot 5.
In addition to the general requirements of a LUAR application, rezoning to the IPUD zoning district
requires the same procedures as those for rezoning to the PUD district as stated in Chapter 2.5, Section
10, of the Land Development Regulations (1) legal documents assuring unified control and agreements
required under Section 6; (2) master plan/site plan locations of the different uses proposed by dwelling
types, open space designations, recreational facilities, off-street parking; and (3) master plan/site plan
showing access and traffic flow and how vehicular traffic will be separated from pedestrian and other
types of traffic). See LUAR application page 6, #11).
Provide an Attachment "A" to the Applicant's Ownership Affidavit and the Agent Consent Form which
legally describes all subject property.
Revise Notice of Rezoning (page 16 of application) to correct land use request (LRC - Local Retail
Commercial to SHDR - Special High Density Residential) and rezoning request (C-1 - Office
Professional and C-3 - Community Commercial to IPUD - Infill Planned Unit Development).
NWSP 06-007
Revise site plan applications (page 1, #8) to provide all the following PCN's for subject property:
08-43-45-33-06-000-0010
08-43 -45 -3 3 -06-000-0030
08-43-45-33-06-000-0041
08-43-45 - 33 -06-000-0042
(2319 S Federal Hwy, Lots 1 and 2)
(515 SE 23rd Ave, Lot 3)
(no address available, Lot 4 less the west 4 feet)
(505 SE 23rd Ave, Lot 5 and the west 4 feet of Lot 4)
Revise site plan applications (page 2, #9) to provide legal description consistent with survey (lot 5?).
Revise site plan applications (page 2, #16) to provide name and company of traffic engineer.
Revise site plan applications (page 2, #4.a.) to include residential area in acres and % of site.
Revise site plan applications (page 3, #4.j.) to include total of a. and b. (should add up to total acreage and
100% of site).
Revise site plan applications (page 3, #5.c.) to include all impervious areas on site other than building
footprints, in acres and % of site.
Revise site plan applications (page 3, #5.i.) to include total of d. and h. (should add up to total acreage and
100% of site).
Revise site plan applications (page 3, #6.a.) to correct total residential floor area proposed for project
(according to site plan, totals for buildings 1-4 is 69,989 square feet, not 28,251 square feet).
Revise site plan applications (page 3, #6.d.) to correct total recreational floor area for project (according
to site plan, total gross floor area of pool cabana is 362 square feet, not 3,225 square feet).
Revise site plan applications (page 3, #6.h.) to provide total floor area proposed (6.a. + 6.d.).
Revise site plan applications (page 4, #7.e.) to provide total number of residential dwelling units
proposed.
Revise site plan applications (page 4, #8) to provide density proposed (dwelling units per acre).
Revise site plan applications (page 4, #9) to height of structures 44 feet 6 inches, and 3 stories.
Revise site plan applications (page 4, #lO.a.) to the following:
2 spaces per 3 bedroom unit = 2 x 22 = 44 spaces required,
44 spaces provided by either 2 car garages or 1 car garage and driveway for each unit.
5 spaces required for housing development recreation building, 5 spaces provided at recreation building.
Revise site plan applications (page 4, #lO.b.) to provide calculation of required handicap spaces (1 per 25
spaces).
Revise site plan applications (page 5, IV.) to provide signature of owner and date under authorization of
agent.
Submit two (2) copies of the Traffic Statement for the proposed project to us, one for our file, and one for
us to send to the Palm Beach County Traffic Engineering Division for their review and traffic
concurrency approval.
Provide a notice of concurrency (Traffic Performance Standards Review) from Palm Beach County
Traffic Engineering. The traffic impact analysis must be approved by the Palm Beach County Traffic
Division for concurrency purposes prior to the issuance of any building permits.
At the technical advisory review team (TART) meeting, provide written responses to all staffs comments
and questions. Submit 12 sets of revised plans. Each set should be folded and stapled.
At the TART meeting, also provide a full set of reduced drawings, sized 812 inches by 11 inches of each
plan. Save each plan to a compact disk and submit that to staff as well.
Staff considers these plans to be at the final stage of site plan review, the last stage prior to permit review.
As such, all comments need to be addressed and shown on the plans prior to the TART meeting. Any
information not shown on the plans at the TART meeting would be required to be shown at the time of
permitting.
It is the applicant's responsibility to ensure that the new site plan is publicly advertised in accordance
with Ordinance 04-007.
Revise cover sheet as follows: under consultants, revise Survey to Surveyor and add name of surveyor
(Jeffrey R. Wagner, P.L.S.); add name of Landscape Architect (Les F. Urban, R.L.A.); and, move Site
Data, Model A, Model B, and Gross Building Areas tabular data to site plan (A-1.01).
Move location map on site plan to the cover sheet.
In Title Block and on rights-of-ways indicated on plans: Reference South Federal Highway and delete
reference to Robinson Street. Indicate address on plans as 2319 South Federal Highway.
Correct site plan data as follows:
Revise zoning designation IPUD to:
Existing Land Use Classification: Local Retail Commercial (LRC)
Proposed Land Use Classification: Special High Density Residential (SHDR)
Maximum Density Allowed in SHDR: 20 dwelling units per acre
Maximum Density Proposed: 17.18 dwelling units per acre
Existing Zoning Districts: C-l (Office Professional) and C-3 (Community Commercial)
Proposed Zoning District: IPUD (illfill Planned Unit Development)
Proposed Use: Townhouse Development (22 Units)
Total Building SF Proposed: 70,351 sf?
Building Height Proposed: 45 Feet
Maximum Building Height Allowed: 45 feet
Minimum Usable Open Space Required in IPUD: 200 square feet per dwelling unit (22 x 200 = 4400 sf)
Minimum Usable Open Space Provided: sf
Minimum Parking Required: 2 parking spaces per dwelling unit (2 x 22 = 44) plus a mix of 5 parking
spaces for housing development recreation building (1 x 5 = 5). 44 + 5 = 49 min. parking spaces
required.
Parking Provided: total of
spaces, including 1 space designated for handicapped use.
2 car garage counts as 2 spaces, and 1 car garage and driveway count as 2 spaces. Building B-3 does
not provide 2 spaces per unit (in units 12-15 which have 1 car garages) because driveway is not of
sufficient length. Total parking provided is actually 45 spaces (deficient by 4 spaces from meeting the
MINIMUM parking). REVISE LAYOUT TO PROVIDE ENOUGH PARKING for all units and their
guests. (proposed revisions faxed will provide more parking, but are still 2 spaces deficient)
Parcel size in square feet is not consistent between legal description (55,955), site area (55,954), and total
of pervious area and impervious area (55,956).
ill addition to square feet, provide percentages for pervious (25%) and impervious (75%) that will total
100% of site.
Revise lot coverage to include Lot Coverage proposed (building footprints only, does not include paved
areas) in square feet (around 23,885 not 70,351) and % of site (around 43%), and Maximum Lot
Coverage Allowed (Buildings only) of 50% in IPUD zoning district.
Revise plans (including elevations) to minimize adverse impacts on surrounding properties (which are
used as single family residential). B-2 consists of 5 units which are all 3 stories and are located adjacent
to a one-story residence to the north (make these 2 story units), and B-3 consists of 2 story units on
Federal Highway (make these 3 story). The 2 story units (Model B) would be more compatible in B-2
location, and the 3 story units (Model A) would be less intrusive if placed along Federal Highway.
Identify I label on plan where all the required usable open space is located and the sf provided for each
location, and the total provided (min 4,400 sf).
The removal I relocation of landscape material is subject to review and approval of the City Forester I
Environmentalist.
All project utilities along the rights-of-way of Federal Highway and SE 23rd Avenue are required to be
located underground. Clarify on plans what will happen to the sign, signal panel, signal box, control
panel, and tower which exist at the SE comer of the site, and the off-site lift station and well. If not
located underground, or removed, what will remain on site, and how will it be screened?
When the IPUD is to be developed in a single phase, the site plan may also represent the master plan.
Since there is not a separate master plan submitted, label site plan as MASTER PLAN I SITE PLAN.
Per master plan, indicate pedestrian circulation which should be planned to prevent pedestrian use of
vehicular ways and parking spaces. Note on plans the sidewalks interior to the development, continuous
perimeter sidewalks, and widths of sidewalks.
Note that solid waste disposal for project will be curbside garbage pickup in front of each unit, instead of
a centralized trash container or dumpster
Equipment placed on the walls of the buildings shall be painted to match the building color (Chapter 9,
Section lO.CA.). Place a note on the elevations indicating this requirement.
Is there a centralized mailbox kiosk location, or will individual mailboxes be located on each unit's front
porch or near driveway curb?
Indicate the source of water for the irrigation system.
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 TART meeting.
The dimension of the parking stalls, and vehicular back-up areas is subject to the Engineering Division of
Public Works' review and approval.
The building height / roof elevation depicted on all elevation drawings (44'6") should directly correspond
to the proposed building height in the site plan tabular data.
On the clubhouse elevations (sheet A-1.07), provide the dimension between the "Top of Beam" and the
unlabeled peak of the pitched roof (Chapter 4, Section 7.B).
Include a color rendering of all elevations prior to the TART meeting (Chapter 4, Section 7.D.2.). Include
color swatches including, but not limited to, wall color and entry feature.
On the elevations, indicate the materials and colors of the shutters, garage doors, trim, fencing, rails, etc.
Place a note on the site plan that all above ground mechanical equipment such as exterior utility boxes,
meters, transformers, and back-flow preventers shall be visually screened (Chapter 9, Section lO.CA.).
Indicate proposed project development signs on both site plan and landscape plan, and include materials
and colors to be used. The subdivision wall sign(s) may not exceed 32 square feet in area (Chapter 21,
Article IV, Section l.D.).
Be sure that revisions made to plans are reflected on all appropriate sheets.
Correctly label left and right building elevation for Building 1 (switch).
On colored elevations label side elevations as left and right side.
Please put landscape plans after the architectural plans.
Provide a key (reduced site plan layout) to top right or bottom right of each page of elevation drawings
that highlights building location / orientation on site for that particular elevation.
Consider several colors for each building (different color for each unit).
~
The colored elevations provided indicate some degree of conflicting detail on buildings to the point where
it looks too busy in some areas and too repetitive in other areas. Consider replacing the natural stone with
another element that is less textured (stucco, siding) and more compatible with the colors used.
Consider using some randomly placed porthole windows on upper floors for visual interest and Bahama
shutters on the decorative cupolas.
The use of simple Key West style architectural features such as gingerbread moldings, spindled porches,
and picket fences is encouraged.
Buildings 2 and 4: Consider revising second floor rear balconies to extend projection of columns down to
first floor for more of a vertical presence to lower level. Also consider adding the wood trellis feature
above second floor rear balcony windows for more visual interest.
The horizontal picket fences are undesirable and do not match the Key West style of the buildings.
Delete all horizontal picket fences on site, including porch railings. Substitute fences and railings with a
more simple type that is typical of Key West style architecture.
Only the rear elevation for the building on Federal Highway indicates the privacy fence.
Revise pool fencing to either white picket or white wrought iron with or without columns.
Clarify / label a typical cupola as decorative, non-inhabitable and non-accessible space.
Provide more opportunity for residents in the building that backs up to Federal Highway to engage the
street as denoted in the CRA design guidelines. Revise rear elevation from Federal Highway to enhance
sidewalk view and individual walkways to rear entry of these units by providing a Key West style picket
fence with gates and ornamentation, or use columns with white wrought iron fencing and decorative Key
West style detailing. This same concept should be repeated for the units located along SE 23rd Avenue.
The design submitted does not provide pedestrian walks/ access gates to the individual units along 23rd.
S:IPlanning\SHAREDlWP\PROJECTS\Heminway SquareINWSP 06-00IPlanning 1st review. doc