REVIEW COMMENTS
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 06-116
STAFF REPORT
FROM:
Chair and Members
communi~ent Agency Board and City Commission
Michael Rumpf
Planning and Zoning Director
Kathleen Zeitler ~Z
Planner
TO:
THRU:
DATE:
June 6, 2006
PROJECT NAME/NO:
Casa del Mar / NWSP 06-015
REQUEST:
New Site Plan
PROJECT DESCRIPTION
Property Owner: Ocean Boulevard Properties, LLC (Dirk Ziff, Managing Member)
Applicant: Lancore Nursery, LLC (Merv McDonald, Managing Member)
Agent: Bonnie Miskel, Esq., and Kim Glas-Castro, AICP of Ruden, McClosky,
Smith, Schuster & Russell, P.A.
Location: 2632 North Federal Highway (see Location Map - Exhibit "A")
Existing Land Use: Local Retail Commercial (LRC), High Density Residential (HDR), and Low
Density Residential (LOR)
Existing Zoning: Community Commercial (C-3), Multi-Family Residential (R-3), and Single-
Family Residential (R-1AA)
Proposed Land Use: Special High Density Residential (SHDR - max. 20 du/ac)
Proposed Zoning: Infill Planned Unit Development (IPUD)
Proposed Use: 42 fee-simple townhouse units and 40 condominiums (19.95 dwelling
units/acre)
Acreage: 4.11 acres (179,130 sf)
Adjacent Uses:
North:
To the north, property designated Special High Density Residential
(SHDR) and zoned Infill Planned Unit Development (IPUD), approved for
Staff Report - Casa del Mar (NWSP 06-015)
Memorandum No PZ 06-116
Page 2
South:
East:
West:
30 town homes and 40 condominiums at a density of 19.94 dwelling units
per acre (forthcoming Peninsula at Boynton Beach project);
Right-of-way for Dimick Road, and farther south at the intersection with
Federal Highway, a vacant parcel designated Local Retail Commercial
(LRC) and zoned Community Commercial (C-3), and several single-family
residences on the south side of Dimick Road that are designated Low
Density Residential (LDR) and zoned Single-Family Residential (R-1AA);
The Intracoastal Waterway (ICWW) to the northeast, and to the
southeast right-of-way for Lake Drive, and single-family residences on the
east side of Lake Drive that are designated Low Density Residential (LDR)
and zoned Single-Family Residential (R-1AA); and,
Right-of-way for Federal Highway, and farther west across Federal
Highway, the Crossings PUD designated High Density Residential (HDR)
and zoned Planned Unit Development (PUD).
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, which is part of Study Area I of the Federal Highway Corridor
Redevelopment Plan, is located on the east side of North Federal Highway, north of
Dimick Road. The property has approximately 161 feet of frontage on North
Federal Highway, approximately 425 feet of frontage on Dimick Road, and the
northern portion of the site extends to the Intracoastal Waterway. The property is
comprised of Lots 8 - 24, Lakeside Gardens (Plat Book 8, Page 57) and Lot 1, Hulls
Subdivision (Plat Book 2, Page 17). The previous use of the subject property was a
plant nursery. The only structure remaining on site from the previous use is a
shadehouse, which will be removed. An existing seawall located on the east
property line of Lot 1, Hulls Subdivision will be removed, and a new seawall is
planned near the mean high water line. Existing ground elevations indicated on
the survey vary from 4 to 8 feet.
BACKGROUND
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 agent, on behalf of the applicant, is proposing a new Site Plan for 42 fee-
simple townhouse units and 40 condominium 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 I of the Federal Highway Corridor
Staff Report - Casa del Mar (NWSP 06-015)
Memorandum No PZ 06-116
Page 3
Concurrency:
Traffic:
Utilities:
Police/Fire:
Drainage:
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. The proposed Site Plan includes or consists of a multi-family
development of 82 units (42 fee-simple townhouses and 40 condominiums) at a
gross density of 19.95 dwelling units per acre (du/ac).
Fee-simple townhouses and condominiums are permitted uses 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 82 dwelling units (20 units per acre). The project proposes a total of
82 dwelling units, which equals the maximum density allowed. Recreation
amenities for the proposed development would include a community swimming
pool and one-story clubhouse located on the Intracoastal Waterway, various usable
open space areas on site, a central fountain, and public artwork visible from
Federal Highway.
Approval of this project is contingent upon the approval of the corresponding
requests for a land use amendment and rezoning (LUAR 06-018).
ANALYSIS
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 is located
within the County-designated Coastal Residential Exception Area, and therefore
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 2008.
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
35,260 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 15,867 gallons per day, subject to
the applicant making a firm reservation of capacity, following approval of the site
plan (see Exhibit "CIf - Conditions of Approval).
Staff reviewed the site plan and determined that current staffing levels would be
sufficient to meet the expected demand for services.
Conceptual drainage information was provided for the City's review. The
Engineering Division has found the conceptual information to be adequate and is
Staff Report - Casa del Mar (NWSP 06-015)
Memorandum No PZ 06-116
Page 4
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 82 dwelling units.
Vehicular Access: Principal ingress/egress for the gated project is from North Federal Highway
located on the west side of the project. A secondary ingress/egress is located on
Dimick Road on the south side of the project approximately 150 feet east of 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. The
internal circulation streets form a grid-like pattern with garage access for the
townhouse residents opening onto these private roadways. Pedestrian circulation
is separated from the roadways, reducing potential conflicts with vehicular
circulation.
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 for the townhouse units 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 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". The proposed perimeter
setbacks of between 10 to 20 feet are consistent with other similar developments
along the Federal Highway Corridor. A 20 foot building setback is provided from
Federal Highway and Dimick Road. A 10 foot side setback is provided along the
north property line adjacent to the Peninsula project. A 10 foot side setback is also
provided for two (2) townhouse buildings adjacent to Lake Drive. The
condominium building has a 28 foot setback from the south property line, and an
additional building step-back of 17 feet from the second floor upward. These
building setbacks have been provided for compatibility purposes, as this project
Staff Report - Casa del Mar (NWSP 06-015)
Memorandum No PZ 06-116
Page 5
Parking:
Landscaping:
represents a transition from the detached single-family residences to the south and
east. These setbacks around the perimeter of the development are intended to
accommodate privacy fencing, landscape buffers, and outdoor air conditioning
equipment, as well as to provide some common area for the enjoyment of the
respective residents.
The 11 proposed townhouse buildings are three (3) stories and consist of three (3)
to four (4) units within each building, each unit having a two-car garage. The
condominium building, located east of the townhouse buildings, consists of four (4)
floors with a total of ten (10) units on each floor, and an under-story parking
garage with 63 parking spaces, including (2) spaces designated for handicap use.
A recreational amenity area consisting of a community pool and clubhouse on the
Intracoastal will require a total of five (5) parking spaces.
Two (2) parking spaces are required for each of the 82 units, plus five (5) parking
spaces are required for the amenity area, for a total of 169 required parking spaces
on site. Each of the 42 townhouse units will have a two-car garage (approximately
22' by 23') which will provide the required 84 townhouse parking spaces. The
under-story parking garage for the 40-unit condominium building will provide 63
parking spaces, including two (2) handicap spaces. The remaining 22 spaces
required for the condo units and the amenity area will be proVided immediately
adjacent to and west of the condo building. Additionally, a total of ten (10) visitor
spaces are planned throughout the townhouse areas, bringing the total parking
spaces proVided on site to 179 spaces, an excess of ten (10) spaces. The plan also
indicates a total of nine (9) off-site (on-street) parking spaces will be provided on
the north side of Dimick Road adjacent to the townhouse units.
The 90-degree parking stalls, excluding the handicap spaces, would be dimensioned
nine (9) feet 8-inches 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.
The landscape plan (sheet LP-1) indicates that 1.13 acre or 27% 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 LP-9) indicates the landscape plan
would provide a total of 162 canopy trees, of which 99 (or 61 %) would be native
species. The plant list indicates that 168 (or 61%) of the 275 palm trees would be
native species. Also, the landscape plan indicates a total of 4,223 shrubs, of which
2,128 (or 50%) would be native. The landscape plan notes indicate that non-
potable water will be used as the source of irrigation for the project. However, if
the non-potable water source proves to be too brackish, and potable water has to
be used for irrigation purposes, then the use of drought-tolerant species shall be
utilized, and water conserving irrigation techniques be applied such as a drip
system (see Exhibit "e" - conditions of approval).
The proposed landscaping exceeds minimum code requirements and provides a
Staff Report - Casa del Mar (NWSP 06-015)
Memorandum No PZ 06-116
Page 6
complimentary mix of canopy and palm trees such as Pigeon Plum, Geiger Tree,
Live Oak, Laurel Oak, Royal Palm, Coconut Palm, and Sabal Palm. All trees would
be the required minimum of 12 feet in height at time of planting. However, trees
proposed around the proposed buildings must be installed at one-half the height of
the building per the Land Development Regulations (see Exhibit "c" - Conditions of
Approval). All areas located outside the individual fee-simple townhouse lots
(building footprint only) and the condominium building would be under the control
of the Homeowners' and Condominium Associations to ensure proper maintenance
of the common landscaped areas.
The landscape plan shows that the ten (10) foot perimeter buffer would consist of
a six (6) foot masonry privacy wall along the north property line. The adjacent
Peninsula IPUD to the north is also required to have a privacy wall, and the
applicant will take measures to share their wall, rather than duplicate it. The 10
foot perimeter buffer along the north property line will have Geiger Tree, Yellow
Elder, and Thatch Palm trees, with Wild Coffer, Myrsine, and Silver Saw Palmetto
shrubs located on the interior of the wall. The trees would be installed
approximately every 10 to 20 feet. Also, a privacy wall is proposed along the
common property lines adjacent to the commercial parcel at the corner. Plantings
along the wall in this area will include Thatch Palm, Silver Saw Palmetto and Wild
Coffee installed approximately every ten (10) feet. In addition, a masonry privacy
wall is proposed along the property line south of the condo building adjacent to lots
on Lake Drive. This ten (10) foot perimeter buffer will include Sabal Palm, Thatch
Palm, and Wax Myrtle planted installed approximately every ten (10) feet. Other
areas such as between townhouse buildings fronting rights-of-way, will include a
white aluminum rail picket fence five (5) feet in height with decorative masonry
columns, similar to the entry gate and pool fence enclosure.
Pedestrian circulation is proposed by connecting sidewalks which loop along the
front elevation of each townhouse building, the rights-of-way, and lead to the
public artwork on North Federal Highway, a central open space area, and along the
north and south sides of the condominium building to the clubhouse and pool area.
Each unit adjacent to Federal Highway and Dimick Road would have pedestrian
access from the front door of each unit to sidewalks along the right-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 19.95 dwelling units per acre. The
maximum density allowed by the requested Special High Density Residential land
use classification is 20 dwelling units per acre. Proposed are a total of 82 units
consisting of 42 townhouse units and 40 condominium units on 4.11 acres
Townhouses: The 42 townhouse units are proposed within 11 separate buildings consisting of
three (3) to four (4) units each. All proposed townhouse buildings are three (3)
stories, and each unit includes three (3) bedrooms, three and one-half (3.5)
bathrooms, and a two-car garage. The floor plans propose several townhouse
models of various sizes as follows: Model "A" consists of 2,438 square feet under
air and a total of 2,984 square feet. Model "s" consists of 2,370 square feet under
Staff Report - Casa del Mar (NWSP 06-015)
Memorandum No PZ 06-116
Page 7
air, and a total of 2,902 square feet. Model "C" consists of 2,288 square feet under
air, and a total of 2,837 square feet. Model "0" consists of 2,223 square feet under
air, and a total of 2,758 square feet.
Residents of each townhouse unit would receive their mail at a mailbox kiosk
located at the east side of townhouse building 5 where parking spaces are
available. Trash collection for the townhouse units would be individual roll-out
curbside service.
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 IPUO zoning district allows buildings to reach a maximum height of 45 feet.
The elevations show the townhouse buildings would be three (3) stories in height,
and 41 feet 3-inches at the highest point.
Condominium: A four-story 40 unit condominium building with an under-story parking garage is
proposed on the east portion of the subject property. Each floor would have a total
of ten (10) condo units, and each unit would consist of two (2) bedrooms, two (2)
baths, plus a den. Condominium models "A" - "0" range from 1,521 square feet
under air to 1,738 square feet under air. Although the architecture of the condo
building is more modern in appearance than the townhouse buildings, the building
materials and colors will be complimentary to each other. The condo building
would be at the maximum height of 45 feet at the top of the fourth floor, and a
height exception has been requested for the additional height needed to screen
stairwells, elevator shafts, and other mechanical equipment (see HTEX 06-007).
Amenity: The IPUO 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
16,400 square feet (82 x 200) is required, and 46,060 square feet (or 562 square
feet per dwelling unit) of usable open space is provided.
The recreation amenity area would include a swimming pool and a clubhouse
building with restrooms, a kitchen, multi-use space, and lanai for the use of the
residents and their guests. The one-story pool clubhouse building of 1,348 square
feet is designed to match the architecture and building materials of the townhouse
buildings. A covered entry from the condo building will connect to the clubhouse
with a trellis. Sidewalks from the north and south of the condo building will lead
from the townhouses and the parking areas to the clubhouse. Bike racks would be
located on the south side of the clubhouse. The kidney-shaped pool and spa front
the Intracoastal Waterway and would have a decorative paver deck around it as
well as large planter areas. The fencing around the pool is consistent with the
white aluminum rail picket fencing proposed throughout the project.
Design:
The proposed townhouse buildings will resemble Spanish style architecture with
slate roof tiles, wooden outlookers, balconies, trellises, and arched doorways and
windows. Many of the same features are also proposed for the condo building.
Staff Report - Casa del Mar (NWSP 06-015)
Memorandum No PZ 06-116
Page 8
The project proposes a total of 11 townhouse buildings, with colors consisting of
the following Sherwin Williams paints:
Color code Paint Name Color Location
TH Bldg 1, 3, 4, 7, 8, 11
# SW 6344 Peach Fuzz Peach main body, body (relief)
#SW7119 Venetian Lace Cream upper body
# SW 7006 Extra White White trim banding, columns,
mullions, roof brackets
# SW 6345 Sumptuous
Peach Peach doors
# SW 6379 Jersey Cream Yellow TH Bldg 2, 5, 6, 9, 10
main body, body (relief)
#SW 7119 Venetian Lace Cream upper body
#SW 7006 Extra White White trim banding, columns,
mullions, roof brackets
#SW 6365 Cachet Cream Yellow doors
#SW 6379 Jersey Cream Yellow Condo Bldg main body
#SW 6344 Peach Fuzz Peach Condo Bldg body (relief)
#SW 7119 Venetian Lace Cream Condo Bldg column base
accents, pilasters
#SW 7006 Extra White White Condo Bldg trim
banding, columns,
mullions, roof brackets
#SW 6344 Peach Fuzz Peach Clubhouse main body
#SW 6379 Jersey Cream Yellow Clubhouse main and
upper body
#SW 7006 Extra White White Clubhouse trim banding,
columns, mullions, roof
brackets, and Bahama
shutters
Staff Report - Casa del Mar (NWSP 06-015)
Memorandum No PZ 06-116
Page 9
White Aluminum railing on all
balconies and fences
Monier Life Tile Saxony Slate Brown, Gray Roofs of all buildings
1 LSCS3903 Florida Blend
Lighting:
The photometric plan (sheet A-1.2) proposes freestanding lighting fixtures, as well
as wall mounted lighting fixtures. The freestanding pole fixtures would be 12 to 18
feet in height and would be located throughout the development at access points,
in parking areas, and around the amenity area. Other smaller freestanding fixtures
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.
Signage:
Per the landscape plan, one (1) project entry sign is proposed at the main entrance
on Federal Highway. The monument sign would be located in a landscaped median
which would separate the ingress / egress traffic at the main entrance drive. The
sign elevation indicates that the sign face area is 11 square feet which complies
with the maximum sign face area of 32 square feet. The sign face will have a
marble tile and border with arched design. The structure would be raised smooth
stucco base painted to match the nearest building.
Art:
An open space is proposed to exhibit public art along Federal Highway in
compliance with the newly adopted requirement for developments to provide public
art work. The artwork is proposed near a usable open space area and has
sidewalks leading to it. This artwork will enhance the ambiance of the proposed
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. If 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.
Staff Report - Casa del Mar (NWSP 06-015)
Memorandum No PZ 06-116
Page 10
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 06-018), request for height exception (HTEX 06-007), 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\Casa del Mar\NWSP\Staff Report.doc
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Cas a del Mar
PREPARED FOR LANCORE NURSERY
CITY OF BOYNTON BEACH, FL
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DESIGN
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EXHIBIT "C"
Conditions of Approval
Project name: Casa del Mar
File number: NWSP 06-015
Reference: 3rd review plans identified as a New Site Plan with a May 30,2006 Planning & Zoning date stamp
marking
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments: None
PUBLIC WORKS - Traffic
Comments:
1. The minimum right-of-way width for a PUD 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. Justification for any proposed
reduction in right-of-way width shall address the adequacy of the right-of-
way to handle solid waste storage and truck movement, utility maintenance,
and an evaluation of sight distance for backing out of garages. The
evaluation of sight distance for backing shall include an opinion, from the
Engineer-of-Record regarding the relative safety of this movement within
the reduced right-of-way.
2. The developer has proposed gating this community, providing only 95-feet
from Federal Hwy. to the gate. The minimum standard for stacking per
County standards is 150-feet. Please revise plans to provide this minimum
stacking distance.
ENGINEERING DIVISION
Comments:
3. 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.
4. All comments requiring changes and/or corrections to the plans shall be
reflected on all appropriate sheets.
5. 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.
6. The City already has a proposed subdivision in review at the present with a
similar name to Casa del Lago. The new name (Casa del Mar) is pending
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS INCLUDE REJECT
verification and will be further reviewed during the platting process.
7. Show proposed site lighting on the Site, Civil and Landscape plans (LDR,
Chapter 4, Section 7.BA.)
8. The medians on Federal Highway have existing irrigation and plant material
belonging to the City of Boynton Beach. Any damage to the irrigation
system and/or plant material as a result of the contractor's operations shall
be repaired or replaced to the equivalent or better grade, as approved by the
City of Boynton Beach, and shall be the sole responsibility of the developer.
The contractor shall notify and coordinate with the City of Boynton Beach
Forestry and Grounds Division of Public Works a minimum of six (6)
weeks in advance of any underground activities.
9. Site lighting has been provided in excess (number of lights and intensity) of
what is strictly required by Code. The City's standards are primarily set up
for parking lots, not residential developments. Site lighting does need to be
provided for the various parking spaces for guests, etc., however simple
coach lights should be sufficient for lighting along the roadways. Staff
recommends that the lighting design be re-evaluated with these factors in
mind.
10. Full drainage plans, including drainage calculations, in accordance with the
LDR, Chapter 6, Article IV, Section 5 will be required at the time of
permitting
11. Paving, Drainage and site details will not be reviewed for construction
acceptability at this time. All engineering construction details shall be in
accordance with the applicable City of Boynton Beach Standard Drawings
and the "Engineering Design Handbook and Construction Standards"
and will be reviewed at the time of construction permit application.
UTILITIES
Comments:
12. All utility easements and utility lines shall be shown on the site plan and
landscape plans (as well as the Water and Sewer Plans) so that we may
determine which appurtenances, trees or shrubbery may interfere with
utilities. In general, palm trees will be the only tree species allowed within
utility easements. Canopy trees may be planted outside of the easement so
that roots and branches will not impact those utilities within the easement in
the foreseeable future. The LDR, Chapter 7.5, Article I, Section 18.1 gives
public utilities the authority to remove any trees that interfere with utility
services, either in utility easements or public rights-of-way.
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS INCLUDE REJECT
13. Palm Beach County Health Department permits will be required for the
water and sewer systems serving this project (CODE, Section 26-12).
14. Fire flow calculations will be required demonstrating the City Code
requirement of 1,500 g.p.m. (500 g.p.m. some residential developments)
with 20 p.s.i. residual pressure as stated in the LDR, Chapter 6, Article IV,
Section 16, or the requirement imposed by Insurance underwriters,
whichever is greater (CODE, Section 26-16(b)).
15. The CODE, Section 26-34(E) requires that a capacity reservation fee be
paid for this project either upon the request for the Department's signature
on the Health Department application forms or within seven (7) days of site
plan approval, whichever occurs first. This fee will be determined based
upon final meter size, or expected demand.
16. 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).
17. This office will not require securety 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.
18. 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.
19. PVC material is generally not permitted on the City's water system.
However, since this project is located east of Federal Highway, we may
consider the use of PVC C900 pipe for water mains if it is shown that
corrosivity will be a problem. This determination will be made during the
detailed utility construction plan review.
20. The Utilities Department staff is requiring that each townhouse block (of
three or four units) have a master meter, which will become the point of
service for the department. Each townhouse will then be submetered.
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
"
DEPARTMENTS INCLUDE REJECT
21. 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.
FIRE
Comments:
22. All buildings require an NFPH 13R (townhouses) and an NFPH 13
(condominium).
23. All entry gates require a Knox override system.
24. All entry gates and streets shall be 12 feet wide if one-way and 20 feet wide
if two-way traffic.
25. Provide a turn around for the Fire Department engines at the Clubhouse.
26. Hydrant locations: no part of any building can be more than 200 feet from a
hydrant.
27. Flow test required is 1500 GPM (ii), 20 PSI.
28. All hydrants must be activated up to the point of any vertical construction.
POLICE
Comments:
29. All lighting shall be metal halide following IESNA Lighting standards.
30. Landscaping shall not conflict with lighting (to include long-term tree
canopy growth).
31. Timer clock or photocell lighting for nighttime use shall be above or near
entryways.
32. Numerical address:
. Shall be illuminated for nighttime visibility (dusk to dawn).
. Shall not be obstructed.
. Shall also be placed on the rear of the building if buildings are adjoined by a
common area.
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS INCLUDE REJECT
Residential Security:
. The door leading into a residential unit should be a solid core door and
equipped with a single cylinder dead bolt lock (including garage door).
. When placing the order for a front door that will have a side pane window it
should be placed on the opposite side of the door handle and lock making
them unreachable.
. If front door has zero visibility to front entryway are, it should be equipped
with a l80-degree peephole.
. Entry door should open outward versus inward.
. All exterior doors should be equipped with security hinges.
. Anti-lifting auxiliary locks should be installed on sliding doors and windows.
. Should be pre-wired for alarm system.
There should be strategically placed directories with arrow indicators for
buildings throughout the property at vehicle driver sight level. The directories
should be placed at the ingress points.
33. If benches in a park area are intended for nighttime use, adequate lighting
should be provided for the area in which they are located. They should also
be in open view to eliminate concealment areas.
34. Stairways and balconies should provide open views.
35. Building architecture should allow for enhanced natural surveillance of all
parking lots and provide a sense of security.
BUILDING DIVISION
Comments:
36. 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.
37. 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.
38. At time of permit review, submit signed and sealed working drawings of the
proposed construction.
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS
39.
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.
40.
Compliance with regulations specified m the FFHA, Design and
Construction Requirements, Title 24 CFR, Part 100.205, is required.
41.
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.
42.
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.
43.
The applicant shall provide the City with a copy of the letter that is sent to
the County impact fee coordinator. To properly determine the impact fees
that will be assessed for the one-story clubhouse, the letter shall answer the
following:
Will the clubhouse be restricted to the residents of the entire project only?
Will the residents have to cross any major roads or thoroughfares to get to the
clubhouse?
Will there be any additional deliveries to the site?
Will there be any additional employees to maintain and provide service to the
site?
.
.
.
.
To allow for an efficient permit review, the applicant should request that the
County send the City a copy of their determination of what impact fees are
required for the clubhouse building.
44. 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 permit from PBC Health will be required for a well.
45. 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.
46. 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:
INCLUDE
REJECT
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS
· 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)
47. 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.
48. 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))
49. 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.
50. 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.
INCLUDE REJECT
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS INCLUDE REJECT
51. The condo building structure meets the definition of a threshold building per
F.S. 553.71(7) and shall comply with the requirements of F.S. 553.79 and
the CBBA to the 2004 FBC, Sections 109.3.6.1 through 109.3.6.6.
. The following information must be submitted at the time of permit
application:
. The structural inspection plan must be submitted to the enforcing agency
prior to the issuance of a building permit for the construction of a threshold
building.
. All shoring and re-shoring procedures, plans and details shall be submitted.
. All plans for the building that are required to be signed and sealed by the
architect or engineers of record shall contain a statement that, to the best of
the architect's or engineer's knowledge, the plans and specifications comply
with the applicable fire safety standards as determined by the local authority
in accordance with this section and F.S. Section 633.
PARKS AND RECREATION
Comments:
52. Park Impact Fee: 42 single family attached @ $771.00 each = $32,382.00
plus 40 multi family @ $656.00 ea = $26,240.00 = TOTAL $58,622.00 to
be paid at the time of building permit.
FORESTER/ENVIRONMENTALIST
Comments:
53. Turf and landscape (bedding plants) areas should be designed on separate
zones and time duration for water conservation on the Irrigation Plan.
54. Trees should have separate irrigation bubblers to provide water directly to
the root ball. [Environmental Regulations, Chapter 7.5, Article II Sec. 5.
C.2.]
PLANNING AND ZONING
Comments:
55. Approval of this project IS contingent upon the approval of the
accompanying request for land use amendment / rezoning (LUAR 06-018)
and height exception (HTEX 06-007).
56. lt is the applicant's responsibility to ensure that the application requests are
publicly advertised in accordance with Ordinance 04-007.
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS INCLUDE REJECT
57. The applicant is responsible for compliance with Ordinance 05-060, the
"Art in Public Places" program.
58. The existing 10 foot sewer easement where the condo building is planned
will be required to be abandoned and relocated prior to approval of the
application requests.
59. In order to ensure proper maintenance of the buffer areas, staff recommends
converting them from private property to "buffer tracts" that would be
owned and maintained by the Home Owners' Association.
60. The dimension of the parking stalls, and vehicular back-up areas are subject
to the Engineering Division of Public Works' review and approval.
61. Removal of the existing seawall along the eastern property line adjacent to
the ICWW will require permits from additional agencies such as the Army
Corp of Engineers and Dept. of Environmental Protection.
62. If an IPUD is located with frontage on the Intracoastal Waterway,
conditions of approval shall include a deed restriction requiring that any
marina or dockage build will not exceed in width the boundaries of the
project's actual frontage on the water, regardless of what any other
governing or permitting entity may allow or permit per Ch 2. Sec.
5.L.4.g.(3).
63. At time of permitting, identify / label on the plan where all the required
usable open space is located and the boundaries and square footage
provided for each location. In addition, provide total usable open space area
required (200 square feet per unit) and total provided in the tabular site data.
64. Staff recommends sodding and irrigating those areas between existing /
proposed pavement on both Dimick Road and Lake Drive and the south and
east property lines of the subject property.
65. Staff recommends working with your neighbor to the north (Peninsula) to
utilize their perimeter wall rather than building one immediately adjacent to
it.
66. The trees proposed around the townhouse and condominium buildings must
be installed at Yz the building height of the building (Chapter 7.5, Article II,
Section 5 .M.).
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS
67. If potable water is used for irrigation purposes, 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.
68. Lighting shall not be of an intensity that produces glare on adjacent property
(Chapter 9, Section 10.F.2.).
69. Feature lighting emphasizing plants, trees, barriers, entrances, and exits is
encouraged (Chapter 9, Section IO.F.3.).
70. The location of the proposed monument sign in the entrance median is
subject to Engineering review (for safe sight distance) and approval. At a
minimum, it must be 10 feet from any property line and surrounded by two
colorful varieties of shrubs and two colorful varieties of groundcover.
71. Approval is conditioned on the applicant establishing ownership of the
easternmost triangular portion of the property, which applicant claims by
application of the doctrine of accretion. The applicant shall establish
ownership by accretion of the triangular parcel by submitting historic aerials
of the area, soil tests to eliminate the possibility that the triangular area was
created as the result of artificial improvements, affidavits of former or
adjacent property owners, or such other proof as may be appropriate.
Additionally, applicant shall submit a waiver letter from the State of Florida
indicating that the State does not assert claim to the triangular area. The
determination of ownership based on the proof submitted shall be by the
Development Director, subject to review (in the event of denial) by the City
Commission. Issuance of building permits (except clearing and grubbing)
will be conditioned on satisfactory proof of ownership of the easternmost
triangular section of the land by accretion. Failure to establish proof of
ownership of the easternmost triangular section of land within 90 days of
approval of the site plan will result in automatic revocation of this
development order.
72. The subject property to be developed lies within a hurricane evacuation
zone. The developer shall be required to apprise each purchaser within the
development of the fact that they are buying property in a hurricane
evacuation zone, and the developer shall provide a mechanism to
disseminate continuing information to residents concerning hurricane
evacuation and shelters, through the established homeowners' and
condominium associations.
73. Make the following corrections to plans submitted for permitting: (Sheets
A-O.l and A1.0: Site Data, Parking, TH 42 x 2 = 84 required, 94 provided
(42 2-car garages and 10 visitor spaces), Condo 40 x 2 = 80 (63 in parking
INCLUDE REJECT
CASA DEL MAR
CONDITIONS OF APPROVAL
NWSP 06-015
DEPARTMENTS INCLUDE REJECT
garage, 17 outside garage), Clubhouse = 5 spaces west of garage, Total
spaces required 169, Total spaces provided on site 179 (plus 9 on-street
spaces on north side of Dimick Road). Total Std Spaces = 93, Total HC = 2
74. Make the following corrections to plans submitted for permitting: (Sheet
A1.0) Area Calculations: Buildings 6-9 = 16 units (not 6), Building 1 = 4
units (not 16). Condo Floor Plans indicate a total of 30 units, revise to
include remaining 10 units (make 3rd/4th floor plans read 3-5 floor) and
revise condo data on sheet A1.0. to delete reference to units E-F. Sheet A-
1.1: Note entry gate to be white (to match aluminum rail fence). Sheet A-
1.3: Revise parking across from Building 1 to standard (not HIe) spaces to
match site plan. Delete striped area between spaces on all plans. Sheet LP-
3: provide continuous landscaping around 3 sides of dumpster.
CRA STAFF
Comments: None
ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY BOARD
CONDITIONS
Comments:
1. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
1. To be determined.
S:\Planning\SHARED\WP\PROJECTS\Casa del Mar\NWSP\COA.doc
Kathleen Zeitler
June 2, 2006
Page 5
~
DEPARTMENTS
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EJECT
14. Palm Beach County Health Department
the water and sewer systems serving thi:
12).
Comment noted.
15. Fire flow calculations will be required
requirement of 1,500 g.p.m. (500
developments) with 20 p.s.i. residual pJ
Chapter 6, Article IV, Section 16, or lOt: ft:4U1ft:IIlt:1lL III1PU:st;;U uy
insurance underwriters, whichever is greater (CODE, Section 26-
16(b )).
Comment noted.
16. 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.
Please provide the number and size(s) for all proposed meters at the
TART meeting so the reservation fee may be calculated.
The meter number and sizes have been added to the civil plans. Please see
revised civil plans.
17. 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).
All of the common areas on the site shall be usedfor roadway, ingress/egress,
drainage and utilities. As such, the City shall have the right to maintain it's
utilities located within the common areas. This use shall be dedicated to the
City via plat recordation.. The separation on the utilities has been revised to
8 ' as agreed upon by the City.
18. This office will not require securety 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.
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
June 2, 2006
Page 6
DEPARTMENTS
INCLUDE REJECT
Comment noted.
19. 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.
Comment noted.
20. PVC material is generally not permitted on the City's water system.
However, since this project is located east of Federal Highway, we
may consider the use of PVC C900 pipe for water mains if it is
shown that corrosivity will be a problem. This determination will be
made during the detailed utility construction plan review.
Comment noted. Civil plans have been revised to specify PVC C900. Soils
tests shall be conducted with results provided to the City to justify the use of
pvc C900 otherwise, DIP shall be used .Please see revised civil plans.
21. Per City Standard W -9 fire hydrants are installed on 6-in. laterals;
change all 8-in. x 8-in. tees to reflect 8-in. x 6-in. tees.
Civil plans have been revised accordingly. Please see revised civil plans.
22. Per City Standard W-14A, Note 6, meters shall not be placed in
sidewalks or driveways. The townhouses as shown on the drawings
do not appear to provide suitable areas for meter placement for
individually metering each residence. Additionally due to the
property line layout for the townhouses the meter would not be able
to be set on private property (City Standard W-lO.) The Utilities
Dept. Staffis therefore requiring that each townhouse block (of three
of four units) have a master meter, which will become the point of
service for the department. Each townhouse will then be sub-
metered.
The water meters have been relocated to the green areas..
23. Provide water meter supply characteristics to the four-story
condominium building located adjacent to the Lake Worth Maron.
A chart illustration the water meter supply characteristics has been added
accordingly. Please see the chart provided on the revised civil plans for the
number of meters, meter sizes, anticipated demand, and totals for this project.
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
I. r J 0:__.
~. Ruden
~II McClosky
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: I MAY 2 3 -
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222 LAKEVIEW AVENUE
SUITE 800
WEST PALM BEACH, FLORIDA 33401
(561) 838-4542
FAX (561) 514-3442
KIM.GLASCASTRO@RUDEN.COM
May 22, 2006
Kathleen Zeitler
City of Boynton Beach
Planning and Zoning Division
100 E. Boynton Beach Boulevard
Boynton Beach, Florida 33425-0310
Re: Casa del Lago, LUAR 06-018 and NWSP 06-015
Dear Kathleen:
Responding to your letter dated April 24th regarding the above referenced small-scale
land use amendment/rezoning petition, we offer the following information:
l. Provide proof of ownership pf triangular-shaped area where recreation is located. This
land does not show as a parcel in the tax map, and is not included with the adjacent parcel
(Lot 1, Hull's). Please submit the latest recorded warranty deed for this property,
including legal description. If proof of ownership cannot be provided, this land may not
be included in the application, and may not be included in the total acreage used for
calculating density.
Sam Navon, Esq. has provided ownership information to Jim Cherof as documentation of
ownership rights.
2. Legal description on survey does not include acreage of subject property to the nearest
1/1 Goth of an acre as required (see ILd.(2) on page 3 of application).
The survey has been revised to include the acreage.
3. Provide official recorded document for Ocean Boulevard Properties, LLC, which
authorizes Paul Stafford to represent and sign on behalf of the LLC (sunbiz.org's
Corporations Online notes name of manager/member for this LLC as Dirk Ziff). This is
an application submittal requirements (see II.c.(5) on page 3 0 f application).
Evidence of Paul Stafford's authority to execute the application form is enclosed.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 2
4. Revise attachment Property Control Numbers to correct PCN's (last 7 numbers should be
separated by a dash as follows 000-0010,000-0120,000-0140,000-160, etc.)
The peN sheet has been revised.
5. Please provide information detailing the form of ownership and form of organization to
maintain common spaces and recreation facilities (see h.(1 0)( d) on page 6 of application).
The ownership shall be condominium, in part, and fee simple townhome, in part. There
will be a declaration of covenants, conditions and restriction as the master PDA with all
of the fee simple owners and the condominium association(s) being the members of the
association. The condominium(s} with have their own declaration of condominium
governing its constituency. The master association will be responsible to maintain
common areas and recreation facilities.
6. Please provide written commitment to the provision of all necessary facilities for the
proposed development (see h.(10)(e) on page 6 of application). IPUD's are required to
be under common ownership or unified control.
The property is currently under unified ownership and control and the IPUD will be
under common ownership and unified control. All required facilities will be installed,
improved or paid for at the time of construction, as a condition of permit approvals, and
will be completed prior to issuance of certificates of occupancy.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 3
Additionally, TART comments have been addressed with revised plans, clarifying details
and supporting documentation. More specifically, the City's comments have been addressed as
outlined below:
1st REVIEW COMMENTS
New Site Plan
Project name: Casa del Lago
File number: NWSP 06-015
Reference: 1 st review plans identified as a New Site Plan with an April 5, 2006 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),.
We met with Larry Quinn from the Public Works Department. He reviewed
and approved the waste management plan for Casa del Lago.
2. Provide a minimum turning radius of 60 feet to approach dumpsters.
Provide a minimum backing clearance of 60 feet. (measured from the
front edge of the dumpster pad.) (LDR, Chapter 2, Section II.J.2.b.)
Turning radiuses and clearance distances have been met. See Site Plan sheet
A-J.O.
3. 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 callboxes, etc., allow
ingress and egress for Solid Waste and Fire/Rescue.
Turning radiuses and clearance distances have been met. See Site Plan sheet
A-J.O.
4. There appears to be a potential vertical conflict between the proposed
dumpster enclosure and the porte cochere at the four (4) story
condominium building. Relocate the dumpster enclosure to resolve the
conflict.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 4
DEP ARTMENTS
INCLUDE REJECT
The condominium building does not have a Porte Cochere. Instead, it is a
covered entry that does not project over the driveway. Consequently, there is
no "vertical conflict" between the dumpster and the covered entry. rendering
dumpster relocation unnecessary.
5. There is a potential vertical conflict between a Live Oak and the proposed
dumpster enclosure (southeast corner of enclosure.) Please resolve this
conflict by moving the Live Oak or using a non-canopy tree.
Live Oak will be replaced by a Royal Palm. See Landscape plan.
The Live Oak tree was replaced with a Royal Palm and place back
further away from the dumpsters front edge.
PUBLIC WORKS - Traffic
Comments:
6. Provide a traffic analysis and notice of concurrency (Traffic
Performance Standards Review) from Palm Beach County Traffic
Engineering.
Per our initial discussions with Mr. Atefi of the Palm Beach County Traffic
Engineering Division, this site lies within the Palm Beach Coun~v Residential
Coastal Exclusion Area, and as such, a notice of concurrency is not required.
We are currently working on the required driveway analysis.
7. On the Site and Civil plans, show and identify all necessary traffic
control devices such as stop bars, stop signs, double yellow lane
separators striping, directional arrows and "Do Not Enter" signage, etc.
See City Standard Drawings "K" Series for striping details.
Comment noted and civil plans revised per comment. Please see revised civil
plans.
8. The minimum right-of-way width for a PUD 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. Justification for any proposed
reduction in right-of-way width shall address the adequacy of the right-
of-way to handle solid waste storage and truck movement, utility
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 5
DEP ARTMENTS
INCLUDE REJECT
maintenance, and an evaluation of sight distance for backing out of
garages. The evaluation of sight distance for backing shall include an
opinion, from the Engineer-of-Record regarding the relative safety of
this movement within the reduced right-of-way.
The turning radii has been evaluated through out the site for both emergency
vehicles and garbage pickup. In addition, we have verified the turning
movements into the garages along the allies. In all cases, roadway width and
radii prove to be sufficient. Please see revised site plan for illustration of
turning movements.
9. The developer has proposed gating this community, providing only 95-
feet from Federal Hwy. to the gate. The minimum standard for stacking
per County standards is ISO-feet. Please revise plans to provide this
minimum stacking distance.
The minimum stacking distance issue has been resolved by modifying the
main entrance layout to have a 22 ft. wide two-lane entrance and an 11 ft.
wide one-lane exit. Thus, allowing for a total of 190 ft. stacking distance
from the edge of Federal Highway (the single lane strength is currently 95 ft.)
There is also a supplementary stacking distance created at the secondary
entrance on Dimmick Road of 33 ft. in length. See sheet A-1.0.
We are currently analyzing the proposed configuration and requirements at
the entrance off of Federal Highway.
ENGINEERING DIVISION
Comments:
10. Add a note to the Site Plan stating "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."
Parking spaces in front of the main entrance have been eliminated or
relocated. See sheet A-J.O.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 6
DEPARTMENTS
INCLUDE REJECT
Note added to civil plans. Please see revised civil plans.
11. All comments requiring changes and/or corrections to the plans shall be
reflected on all appropriate sheets.
These two parking spaces have been eliminated. See sheet A-I.O
Comment noted. Please see revised civil plans.
12. 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.
Comment noted.
13. 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.
Comment noted.
14. The City already has a proposed subdivision in review at the present
with a similar name (Vista Lago.) Please rename this subdivision.
The name is not that similar - the Applicant desires to maintain the Casa del
Lago name.
15. Provide written and graphic scales on all sheets.
Written and graphic scales are provided on all civil plan sheets. Please see
revised civil plan sheets.
16. The scale for the Site, Civil and Landscape plans shall be provided at
the same scale for each (LDR, Chapter 2, Section 7.) The Civil and
Landscape plans may be provided as a "master" plan with subsequent
sheets drawn at a scale that provides the needed level of detail.
Graphic scales included in all plans.
The landscape plans were updated to include a master plan sheet at the
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. fT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 7
DEPARTMENTS
INCLUDE REJECT
same scale of the site and civil plans.
A key sheet has been added to the civil plans to match the site plan scale.
Please see civil key sheet.
17. Show proposed site lighting on the Site, Civil and Landscape plans
(LDR, Chapter 4, Section 7.BA.)
The lighting plan will be shown on Site, Civil, and Landscape plans.
Site lighting has been added to the civil plans. Please see revised civil plans.
18. Site lighting has been provided in excess (number of lights and
intensity) of what is strictly required by Code. The City's standards are
primarily set up for parking lots, not residential developments. Site
lighting does need to be provided for the various parking spaces for
guests, etc., however simple coach lights should be sufficient for
lighting along the roadways. Staff recommends that the lighting design
be re-evaluated with these factors in mind.
Comment noted.
19. lt 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.l.b.)
The necessary adjustments will be done.
All landscape material will be placed at a safe distance away from the
light poles so not to create shadowing of the parking surface.
20. Show sight triangles on the Landscape plans (LDR, Chapter 7.5, Article
II, Section 5.H.) Reference FDOT Standard Index 546 for the sight
triangles along Federal Highway. Internal roadway intersections shall
be no less than 15 feet.
Safe sight triangles have been added to the landscape plans based on
FDOT index 546.
21. Indicate, by note on the Landscape Plan that within the sight triangles
there shall be an unobstructed cross-visibility at a level between 2.5 feet
and 8 feet. above the pavement (LDR, Chapter 7.5, Article II, Section
5.H.)
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A note exists on the landscape details sheet under plant schedule.
INCLUDE REJECT
22. Please check spelling and grammar on the Landscape Notes on Sheet
LP-7.
All spelling and grammar was checked on LP-7.
23. The medians on Federal Highway have existing irrigation and plant
material belonging to the City of Boynton Beach. Any damage to the
irrigation system and/or plant material as a result of the contractor's
operations shall be repaired or replaced to the equivalent or better grade,
as approved by the City of Boynton Beach, and shall be the sole
responsibility of the developer. The contractor shall notify and
coordinate with the City of Boynton Beach Forestry & Grounds
Division of Public Works a minimum of six (6) weeks in advance of
any underground activities. Please acknowledge this notice in your
comments response and add a note to the appropriate plan sheets
(including any plans sheets involving underground work) with the
above stated information.
The appropriate note was added to the landscape plans in reference to
the irrigation design.
24. Provide an engineer's certification on the Drainage Plan as specified in
LDR, Chapter 4, Section 7.F.2.
The appropriate note has been added to the revised civil plans to serve as the
engineers certification as required by the City of Boynton Beach LDR.
25. Indicate by note that catch basin and manhole covers shall be bicycle
proof (LDR, Chapter 6, Article IV, Section 5.A.2.g).
Appropriate note has been added to civil plans. Please see revised civil
plans.
26. Indicate material specifications for storm sewer.
All storm pipe have been labeled on the civil plans. Please see revised civil
plans.
27. 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
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Comment noted.
28. An existing 15-ft. drainage easement is shown running east to west
through the middle of the project. No structures or surfacing shall be
placed within drainage easements. Will that easement continued to be
used for that purpose or is abandonment being considered? If the
easement is to be retained the gazebos and sidewalk need to be removed
and/or relocated.
The site plan now shows notes indicating the gazebos are removable
structures referred to the details and the sidewalks use removable pavers. See
sheet A-I.O
29. The Site Data table on Sheet A1.0 incorrectly states the number of
townhouses as 11. There are 42 townhouses and 11 townhouse
buildings/blocks. Also the number of condominium units appears to be
incorrect. There are 10 units per floor. Only the top three floors of the
condo building are habitable, the ground (or 1st floor) is understory
parking. Therefore the correct number of condominium units should be
30, not the 40 stated in the table. Further, the number of parking spaces
for the townhouses would then be 84, not 82 (based on 2 parking spaces
per townhouse unit) and the number of parking spaces for the
condominiums would be 60, not the 80 stated (also based on 2 parking
spaces per unit.)
The number of town homes has been corrected. The condo building has four
stories with la-Dwelling Units each, for a total of 40. thus requiring 80
parking spaces. This is reflected in the Site Data chart. See sheet A-I.O
30. Monitoring wells are shown at various locations throughout the site, a
number of which will be covered over by paving, sidewalk or buildings.
Please indicate their purpose and what their disposition will be.
Water Spigots were incorrectly labeled on the civil plans as monitoring wells.
The spigots are to be removed from the site. Please see revised civil plans.
31. 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.
Comment noted. The appropriate details will be included in the plans when
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INCLUDE ""~
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appZvingfor the construction permit. At this time, the detail sheets have been
removed from the civil plans. Please see revised civil plans.
UTILITIES
Comments:
32. 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.
City Commission approval: July 5
Permit Application: 9 Months - March 2006
Commencement of Construction: July 2006
Project Completion: January 2008
33. All utility easements and utility lines shall be shown on the site plan and
landscape plans (as well as the Water and Sewer Plans) so that we may
determine which appurtenances, trees or shrubbery may interfere with
utilities. In general, palm trees will be the only tree species allowed
within utility easements. Canopy trees may be planted outside of the
easement so that roots and branches will not impact those utilities
within the easement in the foreseeable future. The LDR, Chapter 7.5,
Article I, Section 18.1 gives public utilities the authority to remove any
trees that interfere with utility services, either in utility easements or
public rights-of-way.
All easements are now shown on Site (sheet A-l.O), civil and landscape plans.
All easements have been added to the landscape plans. Palms are the only
large plant material in the easements.
All of the common areas on the site shall be used for roadway, ingress/egress,
drainage and utilities. As such, the City shall have the right to maintain it's
utilities located within the common areas. This use shall be dedicated to the
City via plat recordation.
34. Palm Beach County Health Department permits will be required for the
water and sewer systems serving this project (CODE, Section 26-12).
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Comment noted.
35. Fire flow calculations will be required demonstrating the City Code
requirement of 1,500 g.p.m. (500 g.p.m. some residential developments)
with 20 p.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)).
Comment noted.
36. 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. Please demonstrate that the plan meets this condition, by
showing all hydrants.
Plans have been revised accordingly. Please see revised civil plans.
37. The CODE, Section 26-34(E) requires that a capacity reservation fee be
paid for this project either upon the request for the Department's
signature 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. Please
provide the number and size(s) for all proposed meters at the TART
meeting so the reservation fee may be calculated.
The meter number and sizes have been added to the civil plans. Please see
revised civil plans.
38. Water and sewer lines to be owned and operated by the City shall be
included within utility easements. Please show all proposed easements
on the engineering drawings, using a minimum width of 12 feet. The
easements shall be dedicated via separate instrument to the City as
stated in CODE Sec. 26-33(a).
All of the common areas on the site shall be used for roadway, ingress/egress,
drainage and utilities. As such, the City shall have the right to maintain it's
utilities located within the common areas. This use shall be dedicated to the
City via plat recordation.
39. This office will not require securety 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.
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Comment noted.
40. A building permit for this project shall not be issued until this
Department has approved the plans for the water and/or sewer
improvements required to service this project, in accordance with the
CODE, Section 26-15.
Comment noted.
41. PVC material is generally not permitted on the City's water system.
However, since this project is located east of Federal Highway, we may
consider the use of PVC C900 pipe for water mains if it is shown that
corrosivity will be a problem. This determination will be made during
the detailed utility construction plan review.
Comment noted. Civil plans have been revised to specify PVC C900. Please
see revised civil plans.
42. Appropriate backflow preventer(s) will be required on the domestic
water service to the building, and the fire sprinkler line if there is one, in
accordance with the CODE, Section 26-207.
Comment noted.
43. Provide a minimum of 10-ft. separation between water main, sanitary
sewer, and storm sewer lines. Please note that City of Boynton Beach
separation standards are more stringent that FDEP standards.
Comment noted and civil plans have been revised accordingly. Please see
revised civil plans.
44. Three story buildings and higher are required to be sprinklered per the
Florida Building Code.
Comment noted. Town homes and condo building are to be sprinklered.
45. Per City Standard W -9 fire hydrants are installed on 6-in. laterals;
change all 8-in. x 8-in. tees to reflect 8-in. x 6-in. tees.
Civil plans have been revised accordingly. Please see revised civil plans.
46. Per City Standard W-14A, Note 6, meters shall not be placed in
sidewalks or driveways. The townhouses as shown on the drawings do
not appear to provide suitable areas for meter placement for individually
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metering each residence. Additionally due to the property line layout
for the townhouses the meter would not be able to be set on private
property (City Standard W -10.) The Utilities Dept. Staff is therefore
requiring that each townhouse block (of three of four units) have a
master meter, which will become the point of service for the
department. Each townhouse will then be sub-metered.
INCLUDE REJECT
So noted.
Respectfitlly we request that the proposed location of the water meters be
allowed. This layout leaves the islands open for landscaping which serves to
soften the appearance of the allies. Additionally, we propose to place the
meters in traffic rated boxes with traffic rated lids.
47. Provide water meter supply characteristics to the four-story
condominium building located adjacent to the Lake Worth Lagoon.
A chart illustration the water meter supply characteristics has been added
accordingly. Please see the chart provided on the revised civil plans for the
number of meters, meter sizes, anticipated demand, and totals for this project.
48. Clarify sanitary sewer main material call-out to reflect pressure-rated
pipe (C900.)
Comment noted and plans revised accordingly.
49. The LDR, Chapter 3, Article IV, Section 3(0) requires Master Plans to
show all utilities on or adjacent to the proposed tract. The plan must
therefore show the point of service for water and sewer, and the
proposed off-site utilities construction needed in order to service this
project.
Comment noted. Please see civil key sheet.
50. 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.
Letters of commitment shall be obtained. We do not anticipate any problems
in this regard.
51. 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
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Design Handbook and Construction Standards" manual (including
any updates) and will be reviewed at the time of construction permit
application.
Comment noted. The appropriate details will be included in the plans when
applying for the construction permit. At this time, the detail sheets have been
removed from the civil plans. Please see revised civil plans.
FIRE
Comments: FORTHCOMING
POLICE
Comments:
52. All lighting shall be metal halide following IESNA Lighting standards.
So noted. A note has been included on the Photometric Plan. See sheet A-l.2
53. Landscaping shall not conflict with lighting (to include long-term tree
canopy growth).
Placement of lighting poles has been done taking into account the location of
landscape of landscape items. See landscape drawings. See sheets A-l.O and
A-l.2.
The landscaping will not be a conflict for the lighting plans.
54. Timer clock or photocell lighting for nighttime use shall be above or
near entryways.
So noted. Note on Photometric Plan.
55. Pedestrian scale lighting shall be used for all street and pedestrian
walkways. lt is suggested that interactive or lighting on demand be
used in sensitive areas.
So noted. Pedestrian walkways are noted for lighting with photocells. Note
on Photometric Plan. Sheet A-l.2.
1. Numerical address:
a Shall be illuminated for nighttime visibility( dusk to
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da wn).
b Shall not be obstructed.
c Shall also be placed on the rear of the building if buildings
are adjoined by a common area.
Comment noted.
2. Residential Security:
a The door leading into a residential unit should be a solid
core door and equipped with a single cylinder dead bolt
lock (including garage door).
b When placing the order for a front door that will have a
side pane window it should be placed on the opposite side
of the door handle and lock making them unreachable.
c If front door has zero visibility to front entryway are, it
should be equipped with a 180-degree peephole.
d Entry door should open outward versus inward.
e All exterior doors should be equipped with security hinges.
f Anti lifting auxiliary locks should be installed on sliding
doors and windows.
g Should be pre-wired for alarm system.
Items under "Numerical Address" and "Residential Security" are noted in
sheet A-I.a and A-I.2.
56. There should be strategically placed directories with arrow indicators
for buildings throughout the property at vehicle driver sight level. The
directories should be placed at the ingress points.
So noted. Directories have been placed at or near entry gates in
architectural Site Plan. See sheet A-I.O.
57. Ifbenches in a park area are intended for nighttime use, adequate
lighting should be provided for the area in which they are located. They
should also be in open view to eliminate concealment areas.
Photometric study is provided so no areas are left "concealed" or without
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proper lighting. See Sheet A-I.2.
58. Stairways and balconies should provide open views.
INCLUDE REJECT
Stairways in condo building are fire-rated. therefore they are not open
stairwells. They have windows to the exterior, which provide sufficient views
of the surrounding areas. Balconies and terraces offer wide open views of the
complex and its surroundings, allowingfor an efficient register of site
activities at all times.
59. Building architecture should allow for enhanced natural surveillance of
all parking lots and provide a sense of security.
Every step has been taken to ensure a proper interaction of uses and a safe
environment for end users.
BUILDING DIVISION
Comments:
60. 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.
So noted. It is understood that there will be additional comments which will
be addressed on time.
61. The height and area for buildings or structures of the different types of
construction shall be governed by the intended use or occupancy of the
building, and shall not exceed the limits set forth in Table 503 of the
2004 FBC.
Heights and areas are in compliance with construction types and uses and do
not exceed height limits imposed by the Florida Building Code. Refer to
project information table on sheet A-O.I
62. 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.
So noted. See added tahle sheetsA-3.0 through A-3.3 and A5.I.
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63. General area modifications to buildings shall be in accordance with
2004 FBC, Section 506. Provide calculations verifying compliance with
the above code sections and the 2004 FBC, Table 503.
See sheet A-O.I
64. 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.
All stntctural calculations and provisions are taken to comply with current
code standards and are reflected on sheet A-I.a.
65. 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.
The three-story town homes and the condo building are to be sprinklered to
comply with the code requirements. See sheet A-O.I project information table
of construction "Type 3B" sprinklered.
66. 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.
A note has been added to the site plan indicating limits of constntction, which
are the same as the property line. See sheet A-I.a.
67. At time of permit review, submit signed and sealed working drawings
of the proposed construction
All project related documentation will be submitted in accordance to current
and city requirements.
68. 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.
All accessible parking is in compliance with the prescribed percentages and
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is convenient(v located throughout the site.
69. Compliance with regulations specified in the FFHA, Design and
Construction Requirements, Title 24 CFR, Part 100.205, is required.
Noted. Design is in compliance with the FFHA. Design and Construction
Requirements, Title 24 CFR. Part 100.205. See sheet A-1.0.
70. 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.
Noted. The FFHA, Title 24 CFR, Part 100.205. Section 3, Requirements #6
will be included in permit drawings.
71. 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.
Noted. The FFHA, Title 24 CFR 100.205 is been used and us noted on
plans. Construction documents will comply with design requirements. See
adds clear floor space on all unit plans. Bathroom types shall be clarified on
construction documents.
72. 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 III 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.
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Comment noted. See Sheet A-l.O.
73. 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.
Noted. All sidewalks and corridors are at least 60" wide. See sidewalk
dimensions in sheet A-l.O and civil drawings.
74. 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:
A The design professional-of-record for the project shall add the following
text to the site data. "The proposed finish floor elevation _' _ NGVD
is above the highest 100-year base flood elevation applicable to the
building site, as determined by the SFWMD's surface water management
construction development regulations."
B Prom 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).
The requested information has been added to the plans. Please see the
revised plans.
75. On the drawing titled site plan identify the property line.
Noted. Property line shows identification notes on every section. See Sheet
A-l.O.
76. 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 buildings.
The leading edge of the buildings 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.
Setback dimension lines have been added to the Site Plan, as well as In
between buildings.
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77. To properly determine the impact fees that will be assessed for the one-
story clubhouse, provide the following:
A Will the clubhouse be restricted to the residents of the entire project
only? Yes
B Will the residents have to cross any major roads or thoroughfares to
get to the clubhouse?
C Will there be any additional deliveries to the site?
D Will there be any additional employees to maintain and provide
service to the site?
Please have the applicant provide the City with a copy of the letter that
will be sent to the impact fee coordinator. To allow for an efficient permit
review, the applicant should request that the County send the City a copy
of their determination of what impact fees are required for the clubhouse
building.
In response to the above questions:
A - Yes
B-No
C-No
D-No
A draft of the letter to the County Impact Fee Coordinator is enclosed.
78. 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.
At the time of irrigation work to bring all irrigation comments will be
adhered to.
79. 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.
At the time of irrigation work to bring a water use permit will be obtained.
80. 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.
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RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE REJECT
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 21
DEPARTMENTS
INCLUDE REJECT
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)
So noted.
81. 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.
So noted.
82. At time of building permit application, submit verification that the City
of Boynton Beach Parks and Recreation Impact Fee requirements have
been satisfied by a paid fee or conveyance of property. The following
information shall be provided:
A A legal description of the land.
B The full name of the project as it appears on the Development Order
and the Commission-approved site plan.
C If the project is a multi-family project, the building number/s must be
provided. The building numbers must be the same as noted on the
Commission-approved site plans.
D The number of dwelling units in each building.
E The total amount being paid.
(CBBCO, Chapter 1, Article V, Section 3(f))
So noted.
83. 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.
Yes, plans submitted for the permit will incorporate all conditions of
approval.
84. 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
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 22
DEPARTMENTS
INCLUDE REJECT
application submittal.
Yes. the full address of the project shall be submitted with the construction
documents at the time of permit application submittal.
85. The condo building structure meets the definition of a threshold building
per F.S. 553.71(7) and shall comply with the requirements of F.S.
553.79 and the CBBA to the 2004 FBC, Sections 109.3.6.1 through
109.3.6.6.
The following information must be submitted at the time of permit
application:
A The structural inspection plan must be submitted to the enforcing
agency prior to the issuance of a building permit for the construction
of a threshold building.
B All shoring and re-shoring procedures, plans and details shall be
submitted.
C All plans for the building that are required to be signed and sealed by
the architect or engineers of record shall contain a statement that, to the best
of the architect's or engineer's knowledge, the plans and specifications
comply with the applicable fire safety standards as determined by the local
authority in accordance with this section and F.S. Section 633.
So noted. The project will comply with the requirements of FS. 553.79 and
the CBBA to the 2004 FBC, Sections 109.3.6.1 throuf{h 109.3.6.6.
86. Sheet A-O.l references Table 500 in the Project Information legend.
There is no such table in the 2004 FBC. Insert the correct table.
So noted. Table in sheet A-0.1 has been corrected to read and comply with
Table 503.
87. Sheet A-0.1 indicates the parking garage as Type V sprinklered. Parking
garages are not permitted to be of Type V construction. Comply with
Table 406.3.5 of the 2004 FBC.
Garage will be type IV and the use will be S2. See A-O.1/
88. Sheet A-O.l Project Information legend indicates the building
construction types as V(B) and Sheet Al.O notes Type VI. Clarify.
So noted. See sheet A-0.1 project information.
89. Sheet A2.4 shows the stairs labeled as an elevator and the elevator is
labeled as stairs. Correct the labeling.
So noted. Sheet A-2.4 has been corrected.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 23
DEPARTMENTS INCLUDE REJECT
PARKS AND RECREATION
Comments:
90. Park Impact Fee
42 single family attached @ $771.00 each = $32,382.00
40 multi family @ $656.00 ea = $26,240.00
TOTAL $58,622.00
The Park Impact Fees due are acknowledged and will be paid at time of
buildinK permit.
FORESTER/ENVIRONMENTALIST
Comments:
91. The Existinl! Trees and Landscape Plan
Show on Sheet LP-7
Landscape Architect should review the existing trees on the site and indicate
the trees to be preserved in place, relocated on site and removed / replaced in
accordance with the Tree Preservation Ordinance. This information should
be shown on the landscape plan by a separate symbol for each existing tree.
[Environmental Regulations, Chapter 7.5, Article I Sec. 7.D.p. 2.]
The environmental work will be forthcoming.
Plant Schedule Sheet LP-7
92. All shade and palm trees must be listed in the description as a minimum
of 12' -14' height, 3" DBH [Environmental Regulations, Chapter 7.5,
Article II Sec. 5.C. 2.]
All shade and palm trees will be listed to meet this spec.
93. All shrubs and groundcover plants should have a height and spread
dimension.
All shrubs and groundcovers have a height and spread dimension.
94. The applicant should show an elevation cross-section detail of the actual
heights of the proposed landscape trees and vegetation at the time of
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 24
DEPARTMENTS INCLUDE REJECT
planting to (proper scale) visually buffer the proposed buildings and
parking lot from the Federal Highway and Dimick Road rights-of-ways.
Both requested elevations have been provided.
Irri2ation Plan
95. Turf and landscape (bedding plants) areas should be designed on
separate zones and time duration for water conservation.
The in'igation will address recommended conservation needs.
96. Trees should have separate irrigation bubblers to provide water directly
to the root ball. [Environmental Regulations, Chapter 7.5, Article II Sec.
5. C.2.]
The irrigation plans shall address bubblers for each tree.
PLANNING AND ZONING
Comments:
97. Approval of this project is contingent upon the approval of the
accompanying request for land use amendment / rezoning (LUAR 06-
018) and height exception (HTEX 06-007).
So noted. It is understood that approval of this project is contingent with the 'V'"
above mentioned amendment and exception.
98. Clarify area of site (II.3. on application) 179,131/43560 = 4.11 acres.
This area should correspond with area to be stated on survey.
Please see revised application and revised survey for correct site area. V
99. Revise II.4.j. on application to match area stated in II.3. Provide
additional calculations for vehicular use areas, open space, etc. under
other (II.h. and i.). In addition, 4.a.-i. should add up to 100% (j.) and it
adds up to only 38.2%.
V--
Please see revised application.
100. Acreages on application (II.3 and 5.i.) do not match.
Please see revised application. \/
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 25
DEPARTMENTS
101. Complete application (7.c.) regarding number of bedrooms for each unit
proposed.
So noted.
Application # 7 c has been completed with the bedroom mix.
102. 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.
Per our initial discussions with Mr. Atefi of the Palm Beach Counzv Traffic
Engineering Division, this site lies within the Palm Beach County Residential
Coastal Exclusion Area, and as such, a notice of concurrency is not required.
103. 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.
So noted. 12 sets of revised plans are being submitted.
104. At the T ART meeting, also provide a full set of reduced drawings, sized
8~ inches by 11 inches of each plan. Save each plan to a compact disk
and submit that to staff as well.
So noted. Reduced copy of plans set and electronic files are being submitted.
105. lt is the applicant's responsibility to ensure that the application requests
are publicly advertised in accordance with Ordinance 04-007.
Acknowledged.
106. A height exception request has been received for the portions of the
condo building that exceed the maximum height of 45 feet. Revise
}?age 1 of the height exception letter submj_tte~_~ri119z..lQQiUQ.~
~tatement that "mansard roof measures 53 '6" at its highest point"
(should be re-worded to "53 '6" at mid-point of stair and elevatoTroof,
and midpoint of balcony roof').
So noted.
107. The applicant is responsible for compliance with Ordinance 05-060, the
"Art In Public Places" program and must demonstrate their
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE REJECT
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CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 26
DEPARTMENTS INCLUDE REJECT
participation.
So noted.
108. Plan revisions must be reflected on all appropriate sheets throughout the
plan set. V
So noted. All provisions have been taken to reflect revisions on plans.
109. Revise order of drawings in plan set as follows: Cover sheet (A-0.1),
Survey, Master Plan/Site Plan (A1.0), Townhouse Elevations (A-3.0
thruA-3.1), Townhouse Floor and Roof Plans (A-2.0 thru A-2.3), ~
Townhouse Unit Floor Plans (A-4.0 thru A-4.3), Condo Elevations (A-
3.2 thnl A-3.3), Condo Floor Plans (A-2.4 thru A-2.6), Condo Roof ~V
Plan (A-2.7), Condo Unit Floor Plans (A-4.4 thru A-4.1O), Clubhouse I~
Elevations (A-5.l), Clubhouse Floor Plan and Elevations (A-5.0), Site I
Details (A-l.l), Photometric Plan (A-1.2), Reduced Landscape Plan of
Entire Site, Landscape Plans (LP-l thru LP-8), and Civils (PLl-16).
So noted. Drawin~s order will comply with the above mentioned f!:Uidelines.
110. Revise project location on location map (A-O.l). lt appears that half the
property is located south of Dimick Road.
V-
On the location map. the lettering of Dimick Road is shown above the actual
road. Dimick Road is south of the site and not included in this project.
111. Correct fax # under Civil (extra digit) on sheet A-O.l.
V
Fax # has been corrected. Please see revised sheet A-O.I.
112. Provide fax # for Landscape Architect instead of xxx.xxxx on sheet A-
0.1.
V
Please see revisedfax #, sheet A-O.I
113. Correct spelling of Lakeview under Lawyer address and reVIse to
Agent/Lawyer on sheet A-O.1. V
Svellinf! has been corrected. Please see revised sheet A-O.I.
114. Provide complete Index of Drawings including survey, landscape plans,
and civil plans on sheet A-O.l.
~ V
Civil, landscape and survey drawings have been added to the sheet index.
Please see revised sheet A-D.I.
115. Correct spelling of roof under Project Information, Height of Building
for townhomes on sheet A-0.1.
'\..--
Spelling has been corrected. See revised sheet A-Dol.
116. Revise site data on sheet A-O.l (cover sheet) and A1.0 (site plan) as
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 27
DEP ARTMENTS
follows:
Move address of property closer to Address (delete 52 spaces between) v-"
Add zoning district Infill Planned Unit Develop~t (IPUD) V
Delete proposed land use category existing R3;
Revise from "proposed: Special High Density Residential" to "Future Land
Use Designation: Special High Density Residential (SHDR) V
Revise "units/acre" to "proposed density 20 units/acre (82 units)" and
"maximum density allowed in SHDR 20 units/acre" V
Revise "total impervious: paving, walks, patios, pool/spa, future pool/patios,
roads, etc." to "total impervIOUS: roads, sidewalks, paved area, pool, etc." V
Total pervious and impervious add up to 4.12 acres, site area is 4.11 acres V
Delete "required setbacks front (west) 40 feet, rear (east) 0 feet, side (south)
20 feet, SIde (north) 0 feet V
Scaled setbacks are 46-50 front (west), rear (east) 0 feet (from property line),
SIde (north) 15 feet and side east 11 feet Revise proposed setbacks (and
building locations on plans) to be more in keeping with the standard setbacks
for previously approved IPUD's and setbacks of adjacent property (prop9se
west 10-20 feet, east 10-20 feet, north 10-20 feet and south 20-25 feet). ~ /'
Delete setbacks for private pools (future), screen enclosures, and patios V
Correct community pool setbacks to correspond with revised location (if no
ownership obtained) or if not relocated, clarify why patio has a rear setback
of 0 feet and 5 feet. V
Correct parking proposed from 11 townhouses to 42 townhouses with 2
spa~es provided in each 2 car garage ~,
Correct parking to include an additional 5 spaces for recreation area per
Section l1.H.16.e. (12). V
Clarify trash collection for townhouses to note roll-out curbside service V
Clarify open air parking garage to note location under 4 story condo building
and hbte#-ofspaces " ."" " ""9-' . _ _ ..__.-...-....u..--..----.
Usable open space 200 square feet per unit required (provide total OS
required and total,OS provided on site. 1f.....
See revised site data, sheet A-O.l and sheet A-l.O.
117. 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 M
\ -+t +'[Q b L a t2~k-.. --f:r~ (5
Sheet A-l. 0 has been relabled. '----
118. Per master plan requirements, 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.
So noted. See Sheet A-l.O.
119. Add bearings and distances (which match survey) to perimeter property
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE REJECT
v
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CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 28
DEPARTMENTS
INCLUDE REJECT
lines on site plan.
So noted. See sheet A-1.0.
120. The existing 10 foot sewer easement where the condo building is
planned will be required to be abandoned and relocated prior to
approval of the application requests. V
Acknowled!{ed. An abandonment application will be filed by June tho
121. Several monitoring wells are depicted on the survey. What happens to
them in the development of the site?
Water Spigots were incorrectZv labeled on the civil plans as monitoring wells.
The spigots are to be removed from the site. Please see revised civil plans.
\f/
122. Consider overhead utility placement underground.
This proposed development only has (+/-)161 feet offrontage along Federal
Highway and burying that small amount of overhead utilities would not make
much of a difference since our site frontage is so small relative to the total
length of overhead wires along Federal Highway. Secondly, FPL would have
to be amendable to the idea of burying their lines along the frontage of our
proposed site, and they typically do not like to run their line above ground,
below ground, above ground...etc...in short runs
v
123. The existing pumphouse located near the northwest corner of the site
will remain (according to civils), but is not indicated on site or
landscape plans. Provide an elevation and indicate how it will be
screened, or confirm that it will be removed.
v
The pump-house will be removed. Please see revised civil plans.
124. Two gazebos are located within the existing 15 foot drainage easement
and will require Engineering approval.
@f
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So noted.
125. Artwork in front of Building 1 cannot be located in the right-of-way of
Federal Highway. The portion located in the right-of-way may be
grassed, but not landscaped. Provide details on site and landscape plans
of proposed materials, width of walkway, etc. for art area.
So noted. Once the art work piece dimensions and characteristics have been
determined, appropriate documentation will be added to the drawings.
v
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TAlLAHASSEE. TAMPA. WEST PALM BEACH
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126. Will townhomes be sold as fee simple? If so, indicate all townhouse lot
lines ~m plans. IVO-T- OUzeL,", ~
Yes, lot lines are shown. See sheet A-l.O. ck.!2t..-<5}kP9.Ff:f/),{:., I ~
127. Dimension and label typical building setbaCks 1lncr lancfscapF1mffer
widths along perimeter property lines. )/)/10 t. ~ B ?? if <I-! I
btA.ek-.+fOM d('~~,,; (:1:.
Yes, dimensions. setbacks and landscape btifJer widths are reflected on plans. .
See sheet A-loa and landscape plans. yYt 0 ~.,<-- I?:> I./! ~- c;...o /
-Pro ~t +::li(~ t~
128. In order to ensure proper maintenance of the buffer areas, staff
recommends converting them from private property to "buffer tracts"
that would be owned and maintained by the Home Owners' Association.
Kathleen Zeitler
May 22, 2006
Page 29
v
DEPARTMENTS
The area in question is called out to have sod only installed in both the
R.o. W section and the landscape tract section.
Refer to comment #5 on letter dated April 24th.
The buffer areas will be platted as btifJer tracts, dedicated to the POA for
their perpetual maintenance responsibility. See also response to #5. April
2lh letter, above.
129. The IPUD is required to minimize adverse impacts on surrounding
property. The IPUD project must be compatible with and preserve the
character of adjacent residential neighborhoods. The ingress/egress
proposed on Dimick Road is located too far into the residential
neighborhood, and should be relocated as close to the existing
commercial outparcel as possible. Although this is considered a
secondary ingress/egress, it will be used frequently by those heading
south on Federal Highway (no median at Dimick and Federal allows left
turns from Dimick Rd, but median in front of main entrance does not
allow left turns).
We have relocated this secondary drive as close to Federal Highway as
possible.
130. Dimension distance from west property line to gated entrance and
demonstrate sufficient area for stacking of vehicles on site and out of
Federal Highway.
T71e dimension from the west property line to the gated entrance has been
added to the revised civil plans and the stacking analysis is pending. Please
see revised civil plans for requested dimension.
131. The dimension of the parking stalls, and vehicular back-up areas are
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE REJECT
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CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 30
DEP ARTMENTS
subject to the Engineering Division of Public Works' reVIew and
approval
So noted.
132. Provide typical dimensions for parking space and H/C space in parking
garage (floor plan A-2.4), aisle width dimension, and arrows indic~.. ing
traffic circulation. a (JJJ-' I +, ,~ ci (
? '
So noted. These have been added to the plans. ~
133. Provide typical dimension for distance between townhouse buildings.
So noted. These dimensions have been added. See sheet A-l.O.
134. Revise title for drawings A-2.0 thru A-2.3 and A-3.0 thru A-3.1 to
delete reference to front loaded (garage shown on rear elevation).
Terminology 'front loaded" has been removed from drawings. Please see
revised sheets A-2.0 throuKh A-2.3 and A-3.0 throuKh A-3.1.
135. Clarify if streets interior to the project are public rights-of-way or
private streets to be maintained by the homeowners and condo
associations. Streets, regardless if public or private, are required to be
40 feet in PUD' s
~--"'~"-"'""--_.'--
,
Internal streets are private and maintained by the Homeowners Association.
See response to item #8
136. The width of interior streets is minimal and includes only 2 lanes of 11-
feet each for a total right-of-way width of 22 feet (no sidewalks
indicated). 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. 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.
See response to items #3 and #8.
A sufficient amount of sidewalks have been designed on the site to provide for
pedestrian traffic so that the use of the ally ways for pedestrian traffic is not
needed. The size of the proposed roadways in the allies is 22' and has been
analyzed for movements of vehicular traffic (fire, garbage, and entrance/exit
from town homes). Please see revised site plan.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE ~ 1-' 11-'(
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CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 31
DEPARTMENTS
137. Due to the minimal street width, there is limited area for utilities within
those streets. There are required distances that underground utilities
must be separated from other utilities and from structures. 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 garages from the private streets internal to
the development. Due to the limited street width (currently shown as 22
feet), sight distance may be compromised, leading to a safety issue for
residents backing out of the garages.
See response to items #8 and Auto study in site plan. Sheet A-l.O.
Comment noted. We do not be/zeve backing out of the garages creates a
safety issue. It is similar to and less hazardous than cars backing out of
parking spaces in a typical parking lot with a view that is obscured by other
vehicles (Vans, Pick-up Trucks, SUVs, etc.). The only differences are that the
proposed garages are set back from the drive isle in these plans, and the
parking spaces in a typical parking lot are not set back from the drive isle.
138. Add note to plans that solid waste disposal for townhouses will be
curbside garbage pickup in front of each unit, instead of a centralized
trash container or dumpster
So noted. Note has been added and issue has been discussed with Larry
Quinn at the Public Works Department.
139. Revise Area Calculations for residential units on Al.O to correct 2nd and
3rd floor sf for all TH buildings Unit A (does not correspond with sf on
.floor plan A-2.0 and A-2.2); correct total AlC and total covered if unit
A sf changed; provide building height of townhomes instead of xx' -xx";
----?>provide note that clarifies that #'s for unit A and unit B sf are totals
within buildings (not size of 1 unit).
Yes, revisions and amendments to sheets have been done.
140. Relocate parking space designated for handicapped so it is not next to
dumpster. This H/C space (and all other H/C spaces for condo
residents) should be located in the condo parking garage close to an
elevator.
Condo building is provided with 2 handicapped parking spaces, one onside
the garage and one in the parking are adjacent to the building. Current
location for exterior parkin!? space is due to proximity to the pedestrian !?rid.
141. The parking garage only provides 62 spaces plus 1 H/C space. 40 du x
2 = 80 spaces required. These 80 spaces should be located in the
parking garage, or immediately outside of it, not throughout the
townhome development. A total of 5 spaces is required at the
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE REJECT
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CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 32
DEP ARTMENTS
recreation area, but no parking is provided there. There appear to be no
spaces for guests to park (no driveways).
Number of parking units has been increased near the condo building. See
sheet A-l.a
142. Provide a note on plans that the established homeowner's association
and condo association will not allow individual pools or additions, and
will not allow the patios, porches, or balconies to be modified (i.e.
increased in size, enclosed, or screened).
See general notes on sheet A-l.O.
143. Relocate townhouse grouped mailboxes away from entrance and to a
more centralized location.
See new location between the south of the circle and the center parkway
runnin over the utility easement, as noted in sheet A-l.O.
144. Revise entry wall elevation (A-l.l) to delete color conflict on aluminum
fence (white or black not both, white is preferred) and to reduce wall
height from 8 feet to 6 feet per Art. II. Sec. 5.E. Also, submit color
schedule for proposed entry wall (Chestertown Buff, Hawthorne
Yellow).
So noted. See sheet A-l.l.
145. Revise dumpster details (A-I.l) to provide a six (6) foot wall (not eight
(8) foot wall) per Ch 9. Sec. 1O.C.3.
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So noted. See sheet A-l.l.
146. Equipment placed on the walls of the buildings shall be painted to
match the building color (Chapter 9, Section 10.CA.). Place a note on
the elevations indicating this requirement.
So noted. See sheet A-loa.
147. Provide additional architectural treatments (wooden shutters, trellises,
faux windows, etc.) to the side elevations visible from Federal
Highway, to alleviate large areas of blank wall.
So noted. See elevations sheets. A-3.0 and A-3.l
148. To enhance the rear building elevations consider providing white light
fixtures on each side of garage doors, rather than one large light
centered above doors.
So noted. See elevations sheets A-3.0 and A-3.l
149. To enhance the rear building elevations and provide required foundation
landscaping, consider providing pergolas above garage doors and large
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE
REJECT
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CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 33
DEP ARTMENTS
INCLUDE REJECT
potted bougainvillea or other climbing and/or flowering vines on each
side of garage door.
So noted. See elevations sheets A-3.0 and A-3.1
150. The colored elevations provided indicate various building colors on
each building unit which promote a multi-family look for the
development. To minimize the multi-family appearance, and to be
more compatible with adjacent single-family residences to the south and
east, staff recommends the buildings have one main color (with each
building having a complementary color, not necessarily the all the same
color buildings). Staff recommends the following revisions:
TH Buildings 1,3,4,7,8 and 11
Body I (Main): Floors 1-2 Peach Fuzz, floor 3 Venetian Lace
Body II (Relief): Peach Fuzz
Front doors: Sumptuous Peach (SW 6345)
Aluminum Railing: White
TH Building 2,5,6,9, and 10
Body I (Main): Floors 1-2 Jersey Cream, floor 3 Venetian Lace,
Body II (Relief): Jersey Cream
Front Doors: Cachet Cream (SW 6365)
Aluminum Railing: White
Condo Building
Roof: Florida Blend (to tie in condo with TH buildings)
So noted.
151. Please submit revised colored elevations accordingly. Include a color
rendering of all elevations prior to the TART meeting (Chapter 4,
Section 7.D.2.). These will be on display at the public meetings.
Comment noted, color elevations have been submitted.
152. Label elevations North, South, East, and West.
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Comment noted.
153. Revise Gazebo Elevation (A-1.1) to include proposed color of gazebos
(staff recommends a pale sage green called Sea Salt SW 6204 with
Extra White trim).
Comment noted.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
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CARACAS. fT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 34
DEPARTMENTS
INCLUDE REJECT
154. Provide pamt swatches for the revised elevations. Staff recommends
using a color schedule (Chapter 4, Section 7.D.).
Comment noted.
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155. Provide details on plans which indicate location and type of pavers in
streets and driveways, and type of pool deck material.
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Comment noted.
156. Project compatibility will be judged on how well the proposed
development fits within the context of the neighborhood and abutting
properties. For this purpose, elevations and cross-sections showing
adjacent structures shall be included with the site plan application.
Submit project elevations which include properties to south and east so
i~taff can determine compatibility, setbacks, buildin~_~~~~~! (Chapter 2,
Section, 5.L.4.g. (1).
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So noted. See cross-section studies on sheet A-6.0.
157. Provide a cross-section that illustrates the relationship between the
buildings within the subject project and the single-family homes to the
south and east. The cross-section should show the following: height of
the proposed buildings, the setback of the proposed townhouse and
condo buildings from the south and east property lines, the general
height of the existing single-family homes, the maximum allowable
height of a single-family home in the R-I-AA zoning district, and the
setback of said homes to the subject property.
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So noted. See cross-section studies on sheet A-6.0
158. In the past, the CRA Board has been very diligent in requesting that
developers provide a drawing that shows what the project would look
like when viewing the subject property from public rights-of-way.
Therefore, staff recommends providing a supplemental drawing that
shows the west elevations (along Federal Highway) and south least
elevations (along Dimick Road and Lake Drive) that depicts the
buildings with the plant material at time of planting.
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See Landscape plans for elevations with planting.
159. Townhouse buildings 8, 9, and 11 which front on Dimick Road are
directly across the street from a single-family residential neighborhood.
To minimize impacts of 3 story TH buildings on these SF properties,
similar building setbacks should be mirrored (20 to 25 feet minimum
from south property line). The IPUD zoning dIStrict perimeter setbaCKS
shall mirror setbacks of adjacent zoning district(s) but with a minimum
WPB:244393:1
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CARACAS' FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACstJ -,'
Kathleen Zeitler
May 22, 2006
Page 35
DEPARTMENTS
of the setback required for a single-family residence as determined by
the orientation of the structures in the IPUD (Chapter 2, Section 5.L.3.).
The properties to the south and east have been developed with single-
family detached homes and the IPUD regulations specifically addresses
compatibility requirements with these types of developments. The site
plan proposes a 12 foot front setback from Dimick Road and a 9 foot
setback from Lake Drive. This is unacceptable, given the proposed
building heights / massing and proximity to the adjacent single-family
homes. Staff recommends increasing the setbacks for compatibility.
From a design and planning point of view, minimal setbacks along the
perimeter of Dimick Road and Lake Drive allow the residents the ability to
engage and utilize the street. This not only gives residents the options of on-
street parking but. is also contributes an important element to a walkable
community. In addition, the surrounding residential neighborhoods are very
likely to be redeveloped in the near future to mirror the subject in density.
160. Demonstrate how the design submitted provides pedestrian
walks/access gates to the individual units which provide more
opportunity for residents in the buildings along Federal Highway and
Dimick Road to engage the street as denoted in the CRA design
guidelines.
The site plan depicts a continuous and unbroken pedestrian network
throughout the project. The walkway provides eacll resident the ability to
walk from their unit to all amenities within the community as well as safely
connecting them to Federal Highway and Dimick Road. Please see civil
plans for a more detailed pedestrian traffic pattern.
161. lt 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
(Chapter 2, Section 5.L.l.b.). The city is not obligated to automatically
approve the level of development intensity requested for the IPUD.
Instead, it is expected to approve only such level of intensity that is
appropriate for a particular location in terms of land use compatibilities
(Chapter 2, Section 5.L.1.c.). The proposed project contains no
provision for guest parking. There is no recreation area parking that
often times provides for guest or overflow parking. In addition, no
tandem parking (driveway parking) has been provided for these large-
size dwelling units that may very well possess two (2), three (3), four
(4) car households, not to mention storage within the garage that can
compromise necessary parking spaces. Therefore, staff recommends
providing surplus parking and the creation of a pedestrian walkway
system, including a connection to the public walkway (Chapter 2,
Section 5.LA.c.).
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE REJECT
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CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 36
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We have provided for more parking spaces.
A majority of the townhouse and condominium units are two-bedroom units ~
there are no four-bedroom units. There are two parking spaces per unit
provided. The Applicant desires to offer a marketable residential community
- one consideration of such is adequate parkingfor residents and guests. The
Applicant feels that the number of parking spaces is sufficient to meet the
needs of the residents and their f!Uests.
162. The proposed recreation area is not centrally located and appears to be
very small for the use of 82 units (approximately 188 residents plus
their guests).
The location of the clubhouse was chosen due to its proximity to the water.
It' e feel that this location, although riot located at the center of the
community. would be enjoyed by all residents. In addition, we feel that open
green space located at the center will better balance the site
163. If a fence is required around the pool/clubhouse area, provIde a detail
of the fence including the dimensions, material, and color (Chapter 4,
Section 7.D.). Staff recommends matching white rail fence used
elsewhere on site.
So noted. See detail #7 on sheet A-I.i.
164. Removal of the existing seawall along the eastern property line adjacent
to the ICWW will require permits from additional agencies such as the
Army Corp of Engineers and Dept. of Environmental Protection.
Comment noted.
165. Are there any existing mangroves located on the property east of the
seawall?
There are no existing mangroves located on the property east of the seawall.
INCLUDE
REJECT
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166. If an IPUD is located with frontage on the Intracoastal Waterway,
conditions of approval shall include a deed restriction requiring that any
marina or dockage build will not exceed in width the boundaries of the
project's actual frontage on the water, regardless of what any other
governing or permitting entity may allow or permit per Ch 2. Sec. V
5.L.4.g.(3).
Comment noted.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 37
DEP ARTMENTS
167. Include bike racks near the swimming pool area. Staff recommends that
they be covered or sheltered.
So l'oted, Bike racks have been added on the south side of the Club House.
168. The subject site is located along Palm Tran Bus Route 1. A bus stop
should be shown on the site plan, along Federal Highway. Staff
recommends installing an upgraded shelter. Coordinate with Palm Tran
and provide a written response at the TART meeting.
While the Applicant has no objection to providing a bus easement, if it is
provided. there will not be sufficient room for public art. The site plan
proposes public art in front of the project, but if the City Commission desires
a bus stop in lieu of on-site art, the plan could be modified.
The Applicant feels that public art will enhance the Federal Highway
corridor and the CRA 's objectives to redevelop it as the gateway into the
City's downtown.
169. Increase landscaping (trees and shrubs) along property line south of
main entrance to screen adjacent commercial building located on
property line). This area is within an existing 15' drainage easement.
The main entrance may need to shift north.
The landscape has been increased with the use of Palm trees 11l the
Landscape tract/ Drainage easement.
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170. Identify / label on plan where all the required usable open space IS
located and the boundaries and~provided for each location. V
See sheet A-l.O to locate open space areas and. revi~w chart for areas. :')
171. Provide a reduced landscape plan which indicates entire site as L-l.
Also provide a key (reduced landscape plan layout) to top right or
bottom right of each page of landscape drawings which indicates
location of applicable area on site.
A reduced landscape plan was provided as LP-l. Also a key was added to
each sheet.
172. Revise plant list (LP-7) to include spacing of perimeter trees (min. 40
feet). {:.QcY' ,') t F.'J'< c:.) -i lJ Joe S. () N ~t)
Spacing of perimeter trees and palms was added to the details sheet.
173. Add landscaping (tree, shrubs) to terminal landscape islands located
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
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CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 38
DEP ARTMENTS
I rJ
INCLUDE REJECT
south of roundabout. IV, Jd lQ. ~.:; ( tl-^--\ 0'
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Palm trees and shrubs have been added to the islands ~ the area south of the ~
roundabout. Palm trees were usea because of this 1!.'ea lJeing a draj-nage
easement. <: I elf ^-.
174. Staff recommends - , s~~_irrig~1!~ those areas
between existing/proposed pavemcn~bvttf15ImIck Road and Lake II /
Drive and your property line. V ~
The landscaped area is forthcoming.
175. What will be located inside.. roundab9ut? DeC?rative fountain?
Landscaping? I{ OltNddl:nuf 10 L'/!,Jr1J?/H. 'cd I-c} _
l)ro IJ /de, hit a47/ I TiON 1// tJlfI d-';J. R
The intersection of these two internal streets wtll have a Pfver design ~
covering the corner's entire circular area. l'f.p foundation or lanJscaped area
is located at its center.
176. Clearly indicate locations of perimeter wall / fence. lt appears to be
located only along the west and south property lines.
See Sheet A-l.O for locations and line es chart.
177. Staff recommends working with your neighbor to the north (Peninsula)
to utilize their perimeter wall rather than building one immediately
adjacent to it.
So noted.
178. Increase native species of palms to provide a minimum of 50% native.
Replace Washington Palms with another palm species that tend to
receive less storm damage
Native palm species have been increased to meet the 50% that is required.
Washington Palms were switched to Sabal Palms.
179. Label monument sign on landscape plan. Confirm that only one (1)
sign is proposed on site (at main entrance), and no other signage is
pr.oposed.
So noted. Only one monument is planned for this site, at the main entrance
on Federal Highway. gv.1...k d (Jr 1f'~O [,0
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180. The trees proposed around the townhouse and condominium buildings
must be installed at Yz the building hei ht of the building (Chapter 7.5,
WPB:244393: 1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
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Kathleen Zeitler
May 22, 2006
Page 39
DEPARTMENTS
Article II, Section 5.M.).
All trees and palms are installed at a height that is ~ the building height. ?
181. Staff recommends placement of more canopy trees in frolD yards along
Dimick Road. froNl-
A canopy tree was added to the overall planting scheme along Dimick Road.
Since this is an FPL easem nt canopy trees are limited.
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A signature tree (such as a Yellow Elder, Tibouchina Granulsola, or
Bouganvillea) is required at both sides of each project entrance / exit. The
signature trees must have six (6) feet of clear trunk if placed within the safe-
sight triangle (Chapter 7.5, Article 2, Section 5.N.). Alternative plant
material may be substituted if the above referenced plant material is not
available or undesired. Any substitution of plant material (for the signature
tree requirement) will be subject to the City Forester / Environmentalist
review and approval. <;,fi I ( A,,! \.1 +- 0 A.,.)
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A signature tree was added to the other entrance.
182. Provide notes on landscape plan regarding sf / percent of site that is
pervious and impervious, and how quantities of trees and shrubs were
calculated along perimeter property lines.
Notes added to landscape plans.
183. If potable water is used for lITIgation purposes, 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.
Drought tolerant plans were used in this design. The irrigation plans will
address the remaining recommendations as well.
184. Delete incomplete sign detail on sheet LP-6 (details provided on sheet
A-1.1).
Condo detail was deleted for now.
185. Revise Photometric Plan (A-1.2) to indicate at a larger scale so it is
more legible.
So noted.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
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Kathleen Zeitler
May 22, 2006
Page 40
DEP ARTMENTS INCLUDE REJECT
186. No photometrics have been provided for pool and clubhouse area, or
along paths on either side of condominium building, or in the parking V
garage W-
So noted. Adequate lighting is proposed for all these areas and they are to be
equipped with proper fixtures.
187. Provide an elevation drawing of a typical freestanding outdoor lighting
pole (indicating height from grade to top). The typical drawing of the
freestanding outdoor lighting poles must include the color and material
(staff recommends Sea Salt green for a verdigris look, rather than
black). The design, style, and illumination level shall be compatible
with the building design (height) and shall consider safety, function, and
aesthetic value (Chapter 9, Section 10.F.1.). A minimum average light
level of one (1) foot candle shall be provided, with no more than 10% of
the spot readings below one (1) foot candle and none below Y2 foot
candle (Chapter 23, Article II.A.l.a).
So noted. See detail on sheet A-I.2
188. Lighting shall not be of an intensity that produces glare on adjacent
property (Chapter 9, Section 10.F.2.).
So noted. See photometric plan, sheet A-I.2.
189 . Feature lighting emphasizing plants, trees, barriers, entrances, and exits
is encouraged (Chapter 9, Section 10.F.3.).
Site lighting levels will comply with Chapter 9. Section IO.F3.
190. The location of the proposed monument sign in the entrance median is
subject to Engineering review (for safe sight distance) and approval. At
a minimum, it must be 10 feet from any property line and surrounded by
two colorful varieties of shrubs and two colorful varieties of
groundcover.
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The monument has been moved in towards the east and more than ten feet V
from Federal Highway.
Landscape design will be created per recommendation.
191. Indicate total proposed sign face area (for one side) of Casa del Lago
monument sign on Sign Elevation (A-l.1). S 1 Uti. ,re 0 f {2
L/O~t- . r
So noted. See Sheet A -1.1 for signage area. V (! (l.l t it/At- .(.
192. Applicants who wish to utilize City electronic media equipment for
presentations at City Commission Public Hearings must notify the
Planning and Zoning Department representative at least one week prior
WPB:244393: 1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
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CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 41
DEPARTMENTS INCLUDE REJECT
to the scheduled meeting. Staff recommends using a PowerPoint
presentation at the Community Redevelopment Agency Board meeting.
Yes, we will have a power-point presentation.
CRA STAFF COMMENTS
CRA staff recommends that additional architectural details be included at the
north and south elevations and the rear elevation at the second floor of the
town home buildings. Recommended details include but are not limited to:
Columns with minimum 4' separation from wall.
Plinth at base of wall with minimum 6" separation from wall.
Belt courses with different colors and materials.
Horizontal banding at story breaks with minimum of 4" separation from wall.
Projecting cornice and canopy
Trellis
Medallions
Translucent glass
Artwork
Lighting fixtures
Arcade
Awnings
Comment noted.
Provide detail of fencing design and materials to be used at North Federal and
Dimick frontage, if any.
Several architectural details have been added to the elevations to comply with
theses requirements, in tune with the architectural style. See elevations.
Correct parking calculations.
Noted.
We look forward to discussing the proposed project at the May 23rd TART meeting.
Sincerely,
RUDEN, McCLOSKY, SMITH,
SCHUSTER & RUSSELL, P.A.
Kim Glas-Castro, AICP
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
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May 22, 2006
Page 41
DEP ARTMENTS INCLUDE REJECT
to the scheduled meeting. Staff recommends using a PowerPoint
presentation at the Community Redevelopment Agency Board meeting.
Yes, we will have a power-point presentation.
eRA STAFF COMMENTS
CRA staff recommends that additional architectural details be included at the
north and south elevations and the rear elevation at the second floor of the
town home buildings. Recommended details include but are not limited to:
Columns with minimum 4' separation from wall.
Plinth at base of wall with minimum 6" separation from wall.
Belt courses with different colors and materials.
Horizontal banding at story breaks with minimum of 4" separation from wall.
Projecting cornice and canopy
Trellis
Medallions
Translucent glass
Artwork
Lighting fixtures
Arcade
Awnings
Comment noted.
Provide detail offencing design and materials to be used at North Federal and
Dimick frontage, if any.
Several architectural details have been added to the elevations to comply with
theses requirements, in tune with the architectural style. See elevations.
Correct parking calculations.
Noted.
We look forward to discussing the proposed project at the May 23rd TART meeting.
Sincerely,
RUDEN, McCLOSKY, SMITH,
SCHUSTER & RUSSELL, P.A.
Kim Glas-Castro, AICP
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
1
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Kathleen Zeitler
May 22, 2006
Page 16
INCLUDE REJECT
DEP ARTMENTS
proper lighting. See Sheet A-i.2.
58. Stairways and balconies should provide open views.
Stairways in condo building are fire-rated, therefore they are not open
stairwells. They have windows to the exterior, which provide sufficient views
of the surrounding areas. Balconies and terraces offer wide open views of the
complex and its surroundings, allowing for an efficient register of site
activities at all times.
59. Building architecture should allow for enhanced natural surveillance of
all parking lots and provide a sense of security.
Every step has been taken to ensure a proper interaction of uses and a safe
environment for end users.
BUILDING DIVISION
Comments:
60. 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.
So noted. It is understood that there will be additional comments which will
be addressed on time.
61. The height and area for buildings or structures of the different types of
construction shall be governed by the intended use or occupancy of the
building, and shall not exceed the limits set forth in Table 503 of the
2004 FBC.
Heights and areas are in compliance with construction types and uses and do
not exceed height limits imposed by the Florida Building Code. Refer to
project information table on sheet A-O.I
62. 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.
So noted. See added table sheetsA-3.0 through A-3.3 and A5.I.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
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CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 17
DEP ARTMENTS
INCLUDE REJECT
63. General area modifications to buildings shall be in accordance with
2004 FBC, Section 506. Provide calculations verifying compliance with
the above code sections and the 2004 FBC, Table 503.
See sheet A-O.l
64. 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.
All structural calculations and provisions are taken to comply with current
code standards and are reflected on sheet A-l.O.
'1
65. 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.
The three-story town homes and the condo building are to be sprinklered to
comply with the c '.g!!}!!:ements. See sheet A-O.l project information table
of constructio "Type 3B " sprinklered.
66. 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.
A note has been added to the site plan indicating limits of construction, which
are the same as the property line. See sheet A-l.O.
67. At time of permit review, submit signed and sealed working drawings
of the proposed construction
All project related documentation will be submitted in accordance to current
and cit re uirements.
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.
All accessible
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
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CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 18
DEPARTMENTS
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is conveniently located throughout the site.
69. Compliance with regulations specified in the FFHA, Design and
Construction Requirements, Title 24 CFR, Part 100.205, is required.
Noted. Design is in compliance with the FFHA, Design and Construction
Re uirements, Title 24 CFR, Part 100.205. See sheet A-1.0.
70. 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.
Noted. The FFHA, Title 24 CFR, Part 100.205, Section 3, Requirements #6
will be included in permit drawings.
71. 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.
Noted. The FFHA, Title 24 CFR 100.205 is been used and us noted on
plans. Construction documents will comply with design requirements. See
adds clear floor space on all unit plans. Bathroom types shall be clarified on
construction documents.
72. 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.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE
t/
v
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE' SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
K~hleen Zeitler
May 22, 2006
Page 19
DEP ARTMENTS
Comment noted. See Sheet A-l.O.
73. 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 A.
Noted. All sidewalks and corridors are at least 60" wide. See sidewalk
dimensions in sheet A-l.O and civil drawings.
i1J\
74. 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:
A The design professional-of-record for the project shall add the following
text to the site data. "The proposed finish floor elevation _' _ NGVD
is above the highest 100-year base flood elevation applicable to the
building site, as determined by the 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).
The requested information has been added to the plans. Please see the
revised plans.
75. On the drawing titled site plan identify the property line.
Noted. Property line shows identification notes on every section. See Sheet
A-l.O.
76. 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 buildings.
The leading edge of the buildings 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.
Setback dimension lines have been added to the Site Plan, as well as in
between buildings.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE REJECT
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CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
\f;
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K!lthleen Zeitler
May 22, 2006
Page 20
DEP ARTMENTS INCLUDE REJECT
77. To properly determine the impact fees that will be assessed for the one-
story clubhouse, provide the following:
A Will the clubhouse be restricted to the residents of the entire project
only? Yes
B Will the residents have to cross any major roads or thoroughfares to
get to the clubhouse?
C Will there be any additional deliveries to the site?
D Will there be any additional employees to maintain and provide
service to the site?
Please have the applicant provide the City with a copy of the letter that
will be sent to the impact fee coordinator. To allow for an efficient permit V
review, the applicant should request that the County send the City a copy
of their determination of what impact fees are required for the clubhouse
building. .~) j(\~:
In response to the above questions: 1 "~) '\ (." l.e. ~rt:f'vv
A - Yes ~ Q ~ / ,j( \ ~U '~ (
B- No Lf5vYf6J\j\JV ~Q.;;.C tA-f'
C-No .. ''W' "\ 0
D-No ~ co~\
A draft of the letter to the County Impact Fee Coordinator is enclosed.
78. CBBCPP 3.C.3A requires the conservation of potable water. City water
may not, therefore, be used for landscape irrigation where otlJe;.':JIL
are readily available. - lJee1J-.e~">t(r~rjl!.tJvt-.... rec... - f" -' '"
T?-:i! F b- (,t-Lt'ef "V
At the time of irrigation w rk to bring all irrigation comments will be
adhered to.
79. 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 V
the permit shall be submitted at the time of permit application, F.S.
373.216.
At the time of irrigation work to bring a water use permit will be obtained.
80. 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.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
K:rthleen Zeitler
May 22, 2006
Page 21
DEP ARTMENTS INCLUDE REJECT
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 vi
how much is for sewer.
(CBBCO, Chapter 26, Article II, Sections 26-34)
So noted.
81. 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.
So noted.
82. 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: j
A A legal description of the land.
B The full name of the project as it appears on the Development Order
and the Commission-approved site plan.
C If the project is a multi-family project, the building number/s must be
provided. The building numbers must be the same as noted on the
Commission-approved site plans.
D The number of dwelling units in each building.
E The total amount being paid.
(CBBCO, Chapter 1, Article V, Section 3(f))
So noted.
83. 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 -J
plans must incorporate all the conditions of approval as listed in the
development order and approved by the City Commission.
Yes, plans submitted for the permit will incorporate all conditions of
approval.
:
84. 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
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
.
K<tthleen Zeitler
May 22, 2006
Page 22
DEP ARTMENTS
INCLUDE RE~~~ ~
application submittal.
Yes, the full address oj the project shall be submitted with the construction
documents at the time of permit application submittal.
85. The condo building structure meets the definition of a threshold building
per F.S. 553.71(7) and shall comply with the requirements of F.S.
553.79 and the CBBA to the 2004 FBC, Sections 109.3.6.1 through
109.3.6.6.
The following information must be submitted at the time of permit
application:
A The structural inspection plan must be submitted to the enforcing
agency prior to the issuance of a building permit for the construction
of a threshold building.
B All shoring and re-shoring procedures, plans and details shall be
submitted.
C All plans for the building that are required to be signed and sealed by
the architect or engineers of record shall contain a statement that, to the best
of the architect's or engineer's knowledge, the plans and specifications
comply with the applicable fire safety standards as determined by the local
authority in accordance with this section and F.S. Section 633.
So noted. The project will comply with the requirements of F.s. 553.79 and
the CBBA to the 2004 FBC, Sections 109.3.6.1 throuf{h 109.3.6.6.
86. Sheet A-O.l references Table 500 in the Project Information legend.
There is no such table in the 2004 FBC. Insert the correct table.
So noted. Table in sheet A-0.1 has been corrected to read and comply with
Table 503.
87. Sheet A-O.l indicates the parking garage as Type V sprinklered. Parking
garages are not permitted to be of Type V construction. Comply with
Table 406.3.5 of the 2004 FBC.
Garage will be type IV and the use will be S2. See A-O.1/
88. Sheet A-O.l Project Information legend indicates the building
construction types as V(B) and Sheet A1.0 notes Type VI. Clarify.
So noted. See sheet A-0.1 project information.
89. Sheet A2A shows the stairs labeled as an elevator and the elevator is
labeled as stairs. Correct the labeling.
So noted. Sheet A-2.4 has been corrected.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSElL, P.A.
tl
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CARACAS. fT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 23
I<~ rt
5" 2-'S -0 {;
DEPARTMENTS INCLUDE REJECT
PARKS AND RECREATION
Comments:
90. Park Impact Fee
42 single family attached @ $771.00 each = $32,382.00
40 multi family @ $656.00 ea = $26,240.00
TOTAL $58,622.00
The Park Impact Fees due are acknowledged and will be paid at time of
buildin~ permit.
FORESTER/ENVIRONMENT ALIST
Comments:
91. The Existin2 Trees and Landscape Plan
Show on Sheet LP-7
Landscape Architect should review the existing trees on the site and indicate / /'
the trees to be preserved in place, relocated on site and removed / replaced in
accordance with the Tree Preservation Ordinance. This information should
be shown on the landscape plan by a separate symbol for each existing tree.
[Environmental Regulations, Chapter 7.5, Article I Sec. 7.D.p. 2.]
The environmental work will be forthcoming.
Plant Schedule Sheet LP-7
92. All shade and palm trees must be listed in the description as a minimum
of 12'-14' height, 3" DBH [Environmental Regulations, Chapter 7.5, V
Article II Sec. 5.C. 2.] /
All shade and palm trees will be listed to meet this spec.
93. All shrubs and groundcover plants should have a height and spread V
dimension. /
All shrubs and groundcovers have a height and spread dimension.
/
94. The applicant should show an elevation cross-section detail of the actual ,,/'
heights of the proposed landscape trees and vegetation at the time of
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 24
DEPARTMENTS INCLUDE REJECT
planting to (proper scale) visually buffer the proposed buildings and ~~
parking lot from the Federal Highway and Dimick Road rights-of-ways.
Both requested elevations have been provided.
Irri2ation Plan V
95. Turf and landscape (bedding plants) areas should be designed on /
separate zones and time duration for water conservation.
The irrigation will address recommended conservation needs.
96. Trees should have separate irrigation bubblers to provide water directly
to the root ball. [Environmental Regulations, Chapter 7.5, Article II Sec. /
5. C.2.]
The irrigation plans shall address bubblers for each tree.
PLANNING AND ZONING
Comments:
97. Approval of this project is contingent upon the approval of the
accompanying request for land use amendment / rezoning (LUAR 06-
018) and height exception (HTEX 06-007).
So noted. It is understood that approval of this project is contingent with the
above mentioned amendment and exception.
98. Clarify area of site (I1.3. on application) 179,131/43560 = 4.11 acres.
This area should correspond with area to be stated on survey.
Please see revised application and revised survey for correct site area.
99. Revise IIA.j. on application to match area stated in II.3. Provide
additional calculations for vehicular use areas, open space, etc. under
other (I1.h. and i.). In addition, 4.a.-i. should add up to 100% (j.) and it
adds up to only 38.2%.
Please see revised application.
100. Acreages on application (II.3 and 5.i.) do not match.
Please see revised application.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 41
DEP ARTMENTS INCLUDE REJECT
to the scheduled meeting. Staff recommends using a PowerPoint
presentation at the Community Redevelopment Agency Board meeting.
Yes, we will have a power-point presentation.
CRA STAFF COMMENTS
CRA staff recommends that additional architectural details be included at the
north and south elevations and the rear elevation at the second floor of the
town home buildings. Recommended details include but are not limited to:
Columns with minimum 4' separation from wall.
Plinth at base of wall with minimum 6" separation from wall.
Belt courses with different colors and materials.
Horizontal banding at story breaks with minimum of 4" separation from wall.
Projecting cornice and canopy
Trellis
Medallions
Translucent glass
Artwork
Lighting fixtures
Arcade
Awnings
Comment noted.
Provide detail of fencing design and materials to be used at North Federal and
Dimick frontage, if any. /
,
'J
Several architectural details have been added to the elevations to comply with
theses requirements, in tune with the architectural style. See elevations.
Correct parking calculations.
. ,
/
Noted.
We look forward to discussing the proposed project at the May 23rd TART meeting.
Sincerely,
RUDEN, McCLOSKY, SMITH,
SCHUSTER & RUSSELL, P.A.
Kim Glas-Castro, AICP
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 23
DEPARTMENTS INCLUDE REJECT
PARKS AND RECREATION
Comments:
90. Park Impact Fee I
42 single family attached @ $771.00 each = $32,382.00
40 multi family @ $656.00 ea = $26,240.00
TOTAL $58,622.00
The Park Impact Fees due are acknowledged and will be paid at time of
buildin~ permit.
FORESTERlENVIRONMENT ALIST
Comments:
91. The Existinl! Trees and Landscape Plan
Show on Sheet LP-7
Landscape Architect should review the existing trees on the site and indicate
the trees to be preserved in place, relocated on site and removed / replaced in
accordance with the Tree Preservation Ordinance. This information should
be shown on the landscape plan by a separate symbol for each existing tree.
[Environmental Regulations, Chapter 7.5, Article I Sec. 7.D.p. 2.]
The environmental work will be forthcoming.
Plant Schedule Sheet LP-7
92. All shade and palm trees must be listed in the description as a minimum
of 12'-14' height, 3" DBH [Environmental Regulations, Chapter 7.5,
Article II Sec. 5.C. 2.]
All shade and palm trees will be listed to meet this spec.
93. All shrubs and groundcover plants should have a height and spread
dimension.
All shrubs and groundcovers have a height and spread dimension.
94. The applicant should show an elevation cross-section detail of the actual
heights of the proposed landscape trees and vegetation at the time of
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
..
~I Ruden
~I McClosky
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222 LAKEVIEW AVENUE
SUITE 800
WEST PALM BEACH, FLORIDA 33401
(561) 838-4542
FAX: (561) 514-3442
.----_ ~IM.GLASCASTRO@RUDEN.COM
.------::-.-,::------...
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May 23,2006
~!"'" 3 0
Kathleen Zeitler
City of Boynton Beach
Planning and Zoning Division
100 E. Boynton Beach Boulevard
Boynton Beach, Florida 33425-0310
Re: Casa del Mar, LUAR 06-018 and NWSP 06-015
Dear Kathleen:
In response to the TART's continuing comments, we have revised the plans and details to
address the remaining concerns, more specifically, the plans were adjusted by shifting buildings
to accommodate 20' setback and provide 36' separation between buildings.
We have modified the T ART Comments by eliminating those that were satisfied and
"rejected" at today's meeting - only the continuing comments or conditions are shown below:
2nd REVIEW COMMENTS
New Site Plan
Project name: Casa del Mar
File number: NWSP 06-015
Reference: 1 st review plans identified as a New Site Plan with an April 5. 2006 Planning & Zoning date
stamp marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments:
l.The minimum right-of-way width for a PUD 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. Justification for any proposed reduction in right-
of-way width shall address the adequacy of the right-of-way to handle solid
waste storage and truck movement, utility maintenance, and an evaluation of
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
. Kathleen Zeitler
May 23, 2006
Page 2
DEPARTMENTS
sight distance for backing out of garages. The evaluation of sight distance for
backing shall include an opinion, from the Engineer-of-Record regarding the
relative safety of this movement within the reduced right-of-way.
The turning radii has been evaluated through out the site for both emergency
vehicles and garbage pickup. In addition, we have verified the turning
movements into the garages along the allies. In all cases, roadway width and
radii prove to be sufficient. Please see revised site plan for illustration of
turning movements.
2. The developer has proposed gating this community, providing only
95-feet from Federal Hwy. to the gate. The minimum standard for
stacking per County standards is 150-feet. Please revise plans to
provide this minimum stacking distance.
The minimum stacking distance issue has been resolved by modifying the
main entrance layout to have a 22 ft. wide two-lane entrance and an 11 ft.
wide one-lane exit. Thus, allowing for a total of 190 ft. stacking distance
from the edge of Federal Highway (the single lane strength is currently 95ft.)
There is also a supplementary stacking distance created at the secondary
entrance on Dimmick Road of 33 ft. in length. See sheet A-I. O.
We are currently analyzing the proposed configuration and requirements at
the entrance off of Federal Highway.
ENGINEERING DIVISION
Comments:
3. Add a note to the Site Plan stating "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."
Note added to civilians. Please see revised civilians.
4. All comments requiring changes and/or corrections to the plans shall
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE REJECT
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CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page 3
DEPARTMENTS
be reflected on all appropriate sheets.
Acknowledged. Please see revised civil plans.
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.
Acknowled ed.
6. Upon satisfactory Commission approval ofthe 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.
Comment noted.
7. The City already has a proposed subdivision in review at the present
with a similar name (~Ti~tll 1-1(1[.) fllt:i:m:; I~Il(1Il1~ this ~nbdi. i~i6fl.
A "'LW MVY'v<.. wtlA be.. ~kd Glu.nt''''' pla!l~ .
The applicant has changed the project name to Casa del tJar. L"'3
8. Show proposed site lighting on the Site, Civil and Landscape plans
(LDR, Chapter 4, Section 7.BA.)
Site lighting has been added to the civil plans. Please see revised civil plans.
9. Site lighting has been provided in excess (number of lights and
intensity) of what is strictly required by Code. The City's standards
are primarily set up for parking lots, not residential developments.
Site lighting does need to be provided for the various parking spaces
for guests, etc., however simple coach lights should be sufficient for
lighting along the roadways. Staff recommends that the lighting
design be re-evaluated with these factors in mind.
Comment noted.
INCLUDE REJECT
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10. The medians on Federal Highway have existing irrigation and plant
material belonging to the City of Boynton Beach. Any damage to the
irrigation system and/or plant material as a result of the contractor's \ l \
operations shall be repaired or replaced to the equivalent or better 1"4
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
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
qq
Kathleen Zeitler
May 23, 2006
Page 4
DEPARTMENTS
any underground activities. Please acknowledge this notice in your
comments response and add a note to the appropriate plan sheets
(including any plans sheets involving underground work) with the
above stated information.
The appropriate note was added to the landscape and civil plans in
reference to the irrigation design.
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 permitting
Comment noted.
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.
Comment noted. The appropriate details will be included in the plans when
applyingfor the construction permit. At this time, the detail sheets have been
removedfrom the civil plans. Please see revised civil plans.
UTILITIES
Comments:
13. All utility easements and utility lines shall be shown on the site plan
and landscape plans (as well as the Water and Sewer Plans) so that
we may determine which appurtenances, trees or shrubbery may
interfere with utilities. In general, palm trees will be the only tree
species allowed within utility easements. Canopy trees may be
planted outside of the easement so that roots and branches will not
impact those utilities within the easement in the foreseeable future.
The LDR, Chapter 7.5, Article I, Section 18.1 gives public utilities
the authority to remove any trees that interfere with utility services,
either in utility easements or public rights-of-way.
All of the common areas on the site shall be usedfor roadway, ingress/egress,
drainage and utilities. As such, the City shall have the right to maintain it's
utilities located within the common areas. This use shall be dedicated to the
City via plat recordation.
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE REJECT
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CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page 5
DEPARTMENTS
14. Palm Beach County Health Department permits will be required for
the water and sewer systems serving this project (CODE, Section 26-
12).
Comment noted.
15. 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-
l6(b )).
Comment noted.
16. 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.
Please provide the number and size(s) for all proposed meters at the
TART meeting so the reservation fee may be calculated.
The meter number and sizes have been added to the civil plans. Please see
revised civil plans.
17. 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).
All of the common areas on the site shall be usedfor roadway, ingress/egress,
drainage and utilities. As such, the City shall have the right to maintain it's
utilities located within the common areas. This use shall be dedicated to the
City via plat recordation.
18. This office will not require securety 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.
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE R
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CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page 6
DEPARTMENTS
INCLUDE REJECT
Comment noted.
19. 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.
Comment noted.
20. PVC material is generally not permitted on the City's water system.
However, since this project is located east of Federal Highway, we
may consider the use of PVC C900 pipe for water mains if it is
shown that corrosivity will be a problem. This determination will be
made during the detailed utility construction plan review.
Comment noted. Civil plans have been revised to specify PVC C900. Please
see revised civil plans.
21. Per City Standard W -9 fire hydrants are installed on 6-in. laterals;
change all 8-in. x 8-in. tees to reflect 8-in. x 6-in. tees.
Civil plans have been revised accordingly. Please see revised civil plans.
22. P&I- City Standaid W-~ Not(:-~, w~ter3 shalt not be
sldewalks or driveways. he townh~n on the drawin
d~ not appear to provide ita.ble-- areas for meter placement fI r
iqdividually meterin re . ence. Additionally due to t
pI\operty line ut for the to~I!hQ._ } W
to~~on..~(City an ar . The Utilities
Dept. Staff is ~ t;; requiring that each townhouse block (of three
of four units) have a master meter, which will become the point of
service for the department. Each townhouse will then be sub-
metered.
The water meters have been relocated to the green areas..
23. Provide water meter supply characteristics to the four-story
condominium building located adjacent to the Lake Worth Maron.
A chart illustration the water meter supply characteristics has been added
accordingly. Please see the chart provided on the revised civil plans for the
number of meters, meter sizes, anticipated demand, and totals for this project.
24. Utili construction details will not be reviewed for construction
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
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Kathleen Zeitler
May 23, 2006
Page 7
DEPARTMENTS INCLUDE \REJECT
acceptability at this time. All utility construction details shall be in \
accordance with the Utilities Department's "Utilities Engineering 11\
Design Handbook and Construction Standards" manual (including
any updates) and will be reviewed at the time of construction permit A~
application.
Comment noted. The appropriate details will be included in the plans when
applyingfor the construction permit. At this time, the detail sheets have been
removedfrom the civil plans. Please see revised civil plans.
FIRE
Comments:
25. All buildings require an NFPH 13R (townhouses) and an NFPH 13
( condominium).
Noted
26. All entry gates require a Knox override system.
Noted. See site plan sheet A-1.0
27. All entry gates and streets shall be 12' wide if one way and 20' wide
if two-way traffic.
Noted.
28. Provide a turn around for Fire Department engines at the Club House.
A Fire Hose box will be provided from the Condominium Building to the
Club House and access to fire hydrant on Lake Drive is granted through an
exit door from the walkway running to the club house. See Site Data sheet for
walkway layout, sheet A -1.3
28. Hydrant locations: no part of any building can be more than 200'
from a hydrant.
Noted. All hydrants comply with required distances. See civil plans.
29. Flow test required is 1500 GPM @ 20 PSI.
Noted.
30. All hydrants must be activated up to the point of any vertical
construction.
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page 8
DEPARTMENTS INCLUDE REJECT
Noted
31. Stabilize all roads to 32 tons, even during construction.
Noted.
32. Engines shall have easy access to all areas.
Noted.
POLICE
Comments:
33. All lighting shall be metal halide following IESNA Lighting
standards.
So noted. A note has been included on the Photometric Plan. See sheet A-I.2
34. Landscaping shall not conflict with lighting (to include long-term tree
canopy growth).
Placement of lighting poles has been done taking into account the location of
landscape of landscape items. See landscape drawings. See sheets A-I.O and
A-I.2.
The landscaping will not be a conflict for the lighting plans.
35. Timer clock or photocell lighting for nighttime use shall be above or
near entryways.
So noted. Note on Photometric Plan.
36. Pedestrian scale lighting shall be used for all street and pedestrian
walkways. lt is suggested that interactive or lighting on demand be
used in sensitive areas.
So noted. Pedestrian walkways are notedfor lighting with photocells. Note
on Photometric Plan. Sheet A-I.2.
29. Numerical address:
a Shall be illuminated for nighttime visibility( dusk to
dawn).
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page 9
DEPARTMENTS
b Shall not be obstructed.
c Shall also be placed on the rear ofthe building if buildings
are adjoined by a common area.
Comment noted.
30. Residential Security:
d The door leading into a residential unit should be a solid
core door and equipped with a single cylinder dead bolt
lock (including garage door).
e When placing the order for a front door that will have a
side pane window it should be placed on the opposite side
of the door handle and lock making them unreachable.
f If front door has zero visibility to front entryway are, it
should be equipped with a 180-degree peephole.
g Entry door should open outward versus inward.
h All exterior doors should be equipped with security hinges.
Anti lifting auxiliary locks should be installed on sliding
doors and windows.
J Should be pre-wired for alarm system.
Items under "Numerical Address" and "Residential Security" are noted in
sheet A-i.O and A-i.2.
31. There should be strategically placed directories with arrow indicators
for buildings throughout the property at vehicle driver sight level.
The directories should be placed at the ingress points.
So noted. Directories have been placed at or near entry gates in
architectural Site Plan. See sheet A-i.O.
32. If benches in a park area are intended for nighttime use, adequate
lighting should be provided for the area in which they are located.
They should also be in open view to eliminate concealment areas.
Photometric study is provided so no areas are left "concealed" or without
proper lighting. See Sheet A-i.2.
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page 10
DEPARTMENTS INCLUDE REJECT
33. Stairways and balconies should provide open views.
Stairways in condo building are fire-rated, therefore they are not open
stairwells. They have windows to the exterior, which provide sufficient views
of the surrounding areas. Balconies and terraces offer wide open views of the
complex and its surroundings, allowing for an efficient register of site
activities at all times.
34. Building architecture should allow for enhanced natural surveillance
of all parking lots and provide a sense of security.
Every step has been taken to ensure a proper interaction of uses and a safe
environment for end users.
BUILDING DIVISION
Comments:
35. 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.
So noted. It is understood that there will be additional comments which will
be addressed on time.
36. The height and area for buildings or structures of the different types
of construction shall be governed by the intended use or occupancy of
the building, and shall not exceed the limits set forth in Table 503 of
the 2004 FBC.
Heights and areas are in compliance with construction types and uses and do
not exceed height limits imposed by the Florida Building Code. Refer to
project information table on sheet A-O.l
37. 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.
So noted. See added table sheetsA-3. 0 through A-3.3 and A5.l.
38. General area modifications to buildings shall be in accordance with
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page 11
DEPARTMENTS
2004 FBC, Section 506. Provide calculations verifying compliance
with the above code sections and the 2004 FBC, Table 503.
INCLUDE REJECT
See sheet A-O.I Calculations applying the equation shown in Section 506
were performed. Data reflects the results.
39. 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.
All structural calculations and provisions are taken to comply with current
code standards and are reflected on sheet A-I.O.
40. 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.
The three-story town homes and the condo building are to be sprinklered to
comply with the code requirements. See sheet A-O.I project information table
of construction "Type 3B" sprinklered.
41. 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.
A note has been added to the site plan indicating limits of construction, which
are the same as the property line. See sheet A-I.a.
42. At time of permit review, submit signed and sealed working drawings
of the proposed construction
All project related documentation will be submitted in accordance to current
and city requirements.
43. 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.
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page l2
DEPARTMENTS
All accessible parking is in compliance with the prescribed percentages and
is conveniently located throughout the site.
INCLUDE REJECT
44. Compliance with regulations specified in the FFHA, Design and
Construction Requirements, Title 24 CFR, Part 100.205, is required.
Noted. Design is in compliance with the FFHA, Design and Construction
Requirements, Title 24 CFR, Part 100.205. See sheet A-1.0.
45. 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.
Noted. The FFHA, Title 24 CFR, Part 100.205, Section 3, Requirements #6
will be included in permit drawings.
46. 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.
47. Noted. The FFHA, Title 24 CFR 100.205 is been used and us noted
on plans. Construction documents will comply with design
requirements. See adds clear floor space on all unit plans. See
condo unit plan for bathroom designations.
48. 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
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page 13
DEPARTMENTS
grade elevations along the path of travel.
INCLUDE REJECT
Comment noted. See Sheet A-l.O.
49. 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.
Noted. All sidewalks and corridors are at least 60" wide. See sidewalk
dimensions in sheet A-l.O and civil drawings.
50. 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:
A The design professional-of-record for the project shall add the following
text to the site data. "The proposed finish floor elevation _' _ NGYD
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).
The requested information has been added to the plans. Please see the
revised plans.
51. On the drawing titled site plan identify the property line.
Noted. Property line shows identification notes on every section. See Sheet
A-l.O.
52. 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
buildings. The leading edge of the buildings 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.
Setback dimension lines have been added to the Site Plan, as well as In
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page 14
DEPARTMENTS
between buildings.
53. To properly determine the impact fees that will be assessed for the
one-story clubhouse, provide the following:
A Will the clubhouse be restricted to the residents of the entire project
only? Yes
B Will the residents have to cross any major roads or thoroughfares to
get to the clubhouse?
C Will there be any additional deliveries to the site?
D Will there be any additional employees to maintain and provide
service to the site?
Please have the applicant provide the City with a copy of the letter that
will be sent to the impact fee coordinator. To allow for an efficient permit
review, the applicant should request that the County send the City a copy
of their determination of what impact fees are required for the clubhouse
building.
In response to the above questions:
A - Yes
B-No
C-No
D-No
A draft of the letter to the County Impact Fee Coordinator is enclosed.
54. CBBCPP 3.C.3A requires the conservation of potable water. City
water may not, therefore, be used for landscape irrigation where other
sources are readily available.
Irrigation water source will be a tap into the city water supply of potable
water. This is due to the other water sources would not be in the best interest
to the landscape material. (i.e. Brackish water and lack of reuse water from
surface water)
55. 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.
We will proceed with city water as our source and no permit will be obtained
for using well water or water from other sources.
56. 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 buildin ermit
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page 15
DEPARTMENTS
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)
So noted.
57. 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.
So noted.
58. At time of building permit application, submit verification that the
City of Boynton Beach Parks and Recreation Impact Fee
requirements have been satisfied by a paid fee or conveyance of
property. The following information shall be provided:
A A legal description of the land.
B The full name of the project as it appears on the Development Order
and the Commission-approved site plan.
C If the project is a multi-family project, the building number/s must be
provided. The building numbers must be the same as noted on the
Commission-approved site plans.
D The number of dwelling units in each building.
E The total amount being paid.
(CBBCO, Chapter 1, Article V, Section 3(f))
So noted.
59. 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.
Yes, plans submitted for the permit will incorporate all conditions of
approval.
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE REJECT
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page 16
DEPARTMENTS
60. 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.
Yes, the full address of the project shall be submitted with the construction
documents at the time of permit application submittal.
61. The condo building structure meets the definition of a threshold
building per F.S. 553.71(7) and shall comply with the requirements of
F.S. 553.79 and the CBBA to the 2004 FBC, Sections 109.3.6.1
through 109.3.6.6.
The following information must be submitted at the time of permit
application:
A The structural inspection plan must be submitted to the enforcing
agency prior to the issuance of a building permit for the construction
of a threshold building.
B All shoring and re-shoring procedures, plans and details shall be
submitted.
C All plans for the building that are required to be signed and sealed by
the architect or engineers of record shall contain a statement that, to the best
of the architect's or engineer's knowledge, the plans and specifications
comply with the applicable fire safety standards as determined by the local
authority in accordance with this section and F.S. Section 633.
So noted. The project will comply with the requirements of F.s. 553.79 and
the CBBA to the 2004 FBC, Sections 109.3.6.1 throuf{h 109.3.6.6.
62. Sheet A-O.l references Table 500 in the Project Information legend.
There is no such table in the 2004 FBC. Insert the correct table.
So noted. Table in sheet A-0.1 has been corrected to read and comply with
Table 503.
63. Sheet A-O.l indicates the parking garage as Type V sprinklered.
Parking garages are not permitted to be of Type V construction.
Comply with Table 406.3.5 of the 2004 FBC.
Town houses are listed as type 5A, the condominium is listed as type 2B and
the garage is listed as type S2.
64. Sheet A-O.l Project Information legend indicates the building
construction types as V(B) and Sheet Al.O notes Type VI. Clarify.
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE REJECT
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES' ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page 17
DEPARTMENTS INCLUDE REJECT
So noted. See sheet A-O.l project information.
65. Sheet A2.4 shows the stairs labeled as an elevator and the elevator is
labeled as stairs. Correct the labeling.
So noted. Sheet A-2.4 has been corrected.
PARKS AND RECREATION
Comments: Previously Addressed
FORESTER/ENVIRONMENTALIST
Comments:
66. The Existine Trees and Landscape Plan
Show on Sheet LP-7
Landscape Architect should review the existing trees on the site and indicate
the trees to be preserved in place, relocated on site and removed / replaced in
accordance with the Tree Preservation Ordinance. This information should
be shown on the landscape plan by a separate symbol for each existing tree.
[Environmental Regulations, Chapter 7.5, Article I Sec. 7.D.p. 2.]
Any trees found on site to be in a condition that is favorable will be relocated
to the area left open to the south of the club house.
Plant Schedule Sheet LP-7
67. All shade and palm trees must be listed in the description as a
minimum of 12' -14' height, 3" DBH [Environmental Regulations,
Chapter 7.5, Article II Sec. 5.C. 2.]
All shade and palm trees will be listed to meet this spec.
68. All shrubs and groundcover plants should have a height and spread
dimension.
All shrubs and ground covers have a height and spread dimension.
69. The applicant should show an elevation cross-section detail of the
actual heights of the proposed landscape trees and vegetation at the
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page 18
DEPARTMENTS INCLUDE REJECT
time of planting to (proper scale) visually buffer the proposed
buildings and parking lot from the Federal Highway and Dimick
Road rights-of-ways.
Both requested elevations have been provided.
Irrie:ation Plan
70. Turf and landscape (bedding plants) areas should be designed on
separate zones and time duration for water conservation.
The irrigation will address recommended conservation needs.
71. Trees should have separate irrigation bubblers to provide water
directly to the root ball. [Environmental Regulations, Chapter 7.5,
Article II Sec. 5. C.2.]
The irrigation plans shall address bubblers for each tree.
PLANNING AND ZONING
Comments:
72. Approval of this project is contingent upon the approval of the
accompanying request for land use amendment / rezoning (LUAR 06-
018) and height exception (HTEX 06-007).
So noted. It is understood that approval of this project is contingent with the
above mentioned amendment and exception.
73. Revise II.4.j. on application to match area stated in 11.3. Provide
additional calculations for vehicular use areas, open space, etc. under
other (II.h. and L). In addition, 4.a.-i. should add up to 100% (j.) and
it adds up to only 38.2%.
Please see revised application.
74. The applicant is responsible for compliance with Ordinance 05-060,
the "Art in Public Places" program and must demonstrate their
participation.
On-site art is proposed..... the art form had been submitted with the
original application and a copy is enclosed
75. Revise order of drawings in plan set as follows: Cover sheet (A-O.l),
Survey, Master Plan/Site Plan (A1.0), Townhouse Elevations (A-3.0
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23,2006
Page 19
DEPARTMENTS
thruA-3.l), Townhouse Floor and Roof Plans (A-2.0 thru A-2.3),
Townhouse Unit Floor Plans (A-4.0 thru A-4.3), Condo Elevations
(A-3.2 thru A-3.3), Condo Floor Plans (A-2.4 thru A-2.6), Condo
Roof Plan (A-2.7), Condo Unit Floor Plans (A-4A thru A-4.10),
Clubhouse Elevations (A-5.l), Clubhouse Floor Plan and Elevations
(A-5.0), Site Details (A-I. 1), Photometric Plan (A-1.2), Reduced
Landscape Plan of Entire Site, Landscape Plans (LP-I thru LP-8),
and Civils (PL 1-16).
INCLUDE REJECT
Cover Pa~e has been modified.
76. Revise site data on sheet A-O.I (cover sheet) and A1.0 (site plan) as
follows:
Usable open space 200 square feet per unit required (provide total OS
required and total OS provided on site).
See revised site data, sheet A-O.I and sheet A-I.O.
77. Per master plan requirements, 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.
PEDESTRIAN PLAN - See Sheet A-I.3
78. Add bearings and distances (which match survey) to perimeter
property lines on site plan.
So noted. See sheet A-I.O.
79. The existing 10 foot sewer easement where the condo building is
planned will be required to be abandoned and relocated prior to
approval of the application requests.
Acknowledged An abandonment application will be filed by June th.
80. Will townhomes be sold as fee simple? If so, indicate all townhouse
lot lines on plans.
Yes, lot lines are shown. See sheet A-I.3.
81. Clarify if streets interior to the project are public rights-of-way or
private streets to be maintained by the homeowners and condo
associations. Streets, regardless if public or private, are required to
be 40 feet in PUD's
Internal streets are private and maintained by the Homeowners
Association. See response to item #8
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23,2006
Page 20
DEPARTMENTS
INCLUDE REJECT
82. The width of interior streets is minimal and includes only 2 lanes of
11-feet each for a total right-of-way width of 22 feet (no sidewalks
indicated). 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.
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.
See response to items #3 and #8.
A sufficient amount of sidewalks have been designed on the site to
provide for pedestrian traffic so that the use of the ally ways for
pedestrian traffic is not needed. The size of the proposed roadways in the
allies is 22' and has been analyzed for movements of vehicular traffic
(fire, garbage, and entrance/exit from town homes). Additionally, the
minimum distance between the Buildings across the ally way has been
revised to at least 36 '. Please see revised site plan.
83. Due to the minimal street width, there is limited area for utilities
within those streets. There are required distances that underground
utilities must be separated from other utilities and from structures. 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 garages from the
private streets internal to the development. Due to the limited street
width (currently shown as 22 feet), sight distance may be
compromised, leading to a safety issue for residents backing out of
the garages.
Comment noted. We do not believe backing out of the garages creates a
safety issue. It is similar to and less hazardous than cars backing out of
parking spaces in a typical parking lot with a view that is obscured by
other vehicles (Vans, Pick-up Trucks, SUVs, etc.). The only differences
are that the proposed garages are set back from the drive isle in these
plans, and the parking spaces in a typical parking lot are not set back
from the drive isle. Additionally, the distance between the Buildings has
been revised to be at least 36" in the ally ways.
84. Relocate parking space designated for handicapped so it is not next to
dumpster. This HlC space (and all other HlC spaces for condo
residents) should be located in the condo parking garage close to an
elevator.
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page 21
DEPARTMENTS
INCLUDE REJECT
Condo building is provided with 2 handicapped parking spaces, one
onside the garage and one in the parking are adjacent to the building.
Current location for exterior parking space is due to proximity to the
pedestrian wid.
85. The parking garage only provides 62 spaces plus I H/C space. 40 du
x 2 = 80 spaces required. These 80 spaces should be located in the
parking garage, or immediately outside of it, not throughout the
townhome development. A total of 5 spaces is required at the
recreation area, but no parking is provided there. There appear to be
no spaces for guests to park (no driveways).
Number of parking units has been increased near the condo building.
See sheet A-J.O.
86. Townhouse buildings 8, 9, and II which front on Dimick Road are
directly across the street from a single-family residential
neighborhood. To minimize impacts of 3 story TH buildings on these
SF properties, similar building setbacks should be mirrored (20 to 25
feet minimum from south property line). The IPUD zoning district
perimeter setbacks shall mirror setbacks of adjacent zoning district(s)
but with a minimum of the setback required for a single-family
residence as determined by the orientation of the structures in the
IPUD (Chapter 2, Section 5.L.3.). The properties to the south and east
have been developed with single-family detached homes and the
IPUD regulations specifically addresses compatibility requirements
with these types of developments. The site plan proposes a 12 foot
front setback from Dimick Road and a 9 foot setback from Lake
Drive. This is unacceptable, given the proposed building heights /
massing and proximity to the adjacent single-family homes. Staff
recommends increasing the setbacks for compatibility.
From a design and planning point of view, minimal setbacks along the
perimeter of Dimick Road and Lake Drive allow the residents the ability
to engage and utilize the street. This not only gives residents the options
of on-street parking but, is also contributes an important element to a
walkable community. In addition, the surrounding residential
neighborhoods are very likely to be redeveloped in the near future to
mirror the subject in density.
87. 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 (Chapter 2, Section 5.L.1.b.). The city is not
obligated to automatically approve the level of development intensity
requested for the IPUD. Instead, it is expected to approve only such
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 23, 2006
Page 22
DEPARTMENTS
INCLUDE REJECT
level of intensity that is appropriate for a particular location in terms
of land use compatibilities (Chapter 2, Section 5.L.l.c.). The
proposed project contains no provision for guest parking. There is no
recreation area parking that often times provides for guest or
overflow parking. In addition, no tandem parking (driveway parking)
has been provided for these large-size dwelling units that may very
well possess two (2), three (3), four (4) car households, not to
mention storage within the garage that can compromise necessary
parking spaces. Therefore, staff recommends providing surplus
parking and the creation of a pedestrian walkway system, including a
connection to the public walkway (Chapter 2, Section 5.LA.c.).
We have provided for more parking spaces.
A majority of the townhouse and condominium units are two-bedroom
units - there are no four-bedroom units. There are two parking spaces
per unit provided. The Applicant desires to offer a marketable residential
community - one consideration of such is adequate parking for residents
and guests. The Applicant feels that the number of parking spaces is
sufficient to meet the needs of the residents and their guests.
88. Include bike racks near the swimming pool area. Staff recommends
that they be covered or sheltered.
So noted, Bike racks have been added on the south side of the Club House.
89. IdentifY / label on plan where all the required usable open space is
located and the boundaries and sf provided for each location.
See sheet A-i. 0 to locate open space areas and review chart for areas.
90. Staff recommends sodding and irrigating those areas between
existing/proposed pavement on both Dimick Road and Lake Drive
and your property line.
The landscaping area outside of the property along Dimick Road and Lake
Drive will be landscaped with only sod and new irrigation will be setup.
91. Clearly indicate locations of perimeter wall / fence. lt appears to be
located only along the west and south property lines.
See Sheet A -i. 0 for locations and line types chart.
92. Revise Photometric Plan (A-I.2) to indicate at a larger scale so it is
more legible.
So noted.
93. No photometrics have been provided for pool and clubhouse area, or
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
~ · Kathleen Zeitler
May 23, 2006
Page 23
DEPARTMENTS
INCLUDE REJECT
along paths on either side of condominium building, or in the parking
garage
So noted. Adequate lighting is proposed for all these areas and they are
to be e ui ed with ro er lxtures.
94. Applicants who wish to utilize City electronic media equipment for
presentations at City Commission Public Hearings must notify the
Planning and Zoning Department representative at least one week
prior to the scheduled meeting. Staff recommends using a
PowerPoint presentation at the Community Redevelopment Agency
Board meeting.
Yes, we will have a ower- oint resentation.
We look forward to discussing the proposed project at the May 30th TART meeting.
Sincerely,
RUDEN, McCLOSKY, SMITH,
SCHUSTER & RUSSELL, P.A.
Kim Glas-Castro, AICP
WPB:244393:2
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 3
Additionally, TART comments have been addressed with revised plans, clarifying details
and supporting documentation. More specifically, the City's comments have been addressed as
outlined below:
1st REVIEW COMMENTS ~~
New Site Plan,J;;;Z.~a,
Project name: Casa del Lago
File number: NWSP 06-015
Reference: 1st review plans identified as a New Site Plan with an April 5, 2006 Planning & Zoning date
stamQ 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),. /<-
We met with Larry Quinn from the Public Works Department. He reviewed
and approved the waste management plan for Casa del Lago.
2. Provide a minimum turning radius of 60 feet to approach dumpsters.
Provide a minimum backing clearance of 60 feet. (measured from the
front edge of the dumpster pad.) (LDR, Chapter 2, Section I1.J.2.b.)
)<
Turning radiuses and clearance distances have been met. See Site Plan sheet
A-l.O.
3. 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 X
given to the entryways/gates, and the associated callboxes, etc., allow
ingress and egress for Solid Waste and Fire/Rescue.
Turning radiuses and clearance distances have been met. See Site Plan sheet
A-l.O. H _ ------- -- -------- - -
4. There appears to be a potential vertical conflict between the proposed
dumpster enclosure and the porte cochere at the four (4) story
condominium building. Relocate the dumpster enclosure to resolve the
conflict.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
. Kathleen Zeitler
May 22, 2006
Page 4
DEP ARTMENTS
INCLUDE REJECT
171e condominium building does not have a Porte Cochere. Instead, it is a
covered ent,y that does not project over the driveway. Consequently, there is
no "vertical conflict" between the dumpster and the covered entry, rendering
dumpster relocation unnecessary.
'\./
/,/
5. There is a potential vertical conflict between a Live Oak and the proposed
dumpster enclosure (southeast corner of enclosure.) Please resolve this
conflict by moving the Live Oak or using a non-canopy tree.
)<
Live Oak will be replaced by a Royal Palm. See Landscape plan.
The Live Oak tree was replaced with a Royal Palm and place back
further away from the dumpsters front edge.
PUBLIC WORKS - Traffic
Comments:
6. Provide a traffic analysis and notice of concurrency (Traffic
Performance Standards Review) from Palm Beach County Traffic
Engineering.
Per our initial discussions with Mr. Ateft of the Palm Beach County Traffic
Engineering Division, this site lies within the Palm Beach County Residential
Coastal Exclusion Area, and as such, a notice of concurrency is not required.
We are currently working on the required driveway analysis.
)(
7.
On the Site and Civil plans, show and identify all necessary traffic
control devices such as stop bars, stop signs, double yellow lane
separators striping, directional arrows and "Do Not Enter" signage, etc.
See City Standard Drawings "K" Series for striping details.
x
Comment noted and civil plans revised per comment. Please see revised civil
plans.
8. The minimum right-of-way width for a PUD 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, X
including justification for the request. Justification for any proposed
reduction in right-of-way width shall address the adequacy of the right-
of-way to handle solid waste storage and truck movement, utility
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
..
. Kathleen Zeitler
May 22, 2006
Page 5
DEP ARTMENTS
INCLUDE REJECT
maintenance, and an evaluation of sight distance for backing out of
garages. The evaluation of sight distance for backing shall include an
opinion, from the Engineer-of-Record regarding the relative safety of
this movement within the reduced right-of-way.
The turning radii has been evaluated through out the site for both emergency
vehicles and garbage pickup. In addition, we have verified the turning
movements into the garages along the allies. In all cases, roadway width and
radii prove to be sufficient. Please see revised site plan for illustration of
turning movements.
We are currently analyzing the proposed configuration and requirements at
the entrance off of Federal Highway.
9.' The developer has proposed gating this community, providing only 95-
feet from Federal Hwy. to the gate. The minimum standard for stacking
per County standards is l50-feet. Please revise plans to provide this
minimum stacking distance.
The minimum stacking distance issue has been resolved by modifying the
main entrance layout to have a 22 ft. wide two-lane entrance and an 11 ft.
wide one-lane exit. Thus, allowing for a total of 190 ft. stacking distanc
from the edge of Federal Highway (the single lane strength is currently 95 ft.
There is also a supplementary stacking distance created at the seconda
entrance on Dimmick Road of 33 ft. in length. See sheet A-1.0.
ENGINEERING DIVISION
Comments:
10. Add a note to the Site Plan stating "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."
\/,
,.....;,
I
'? Parking spaces in front of the main entrance have been eliminated or
relocated. See sheet A-1.0.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
~
"Kathleen Zeitler
May 22, 2006
Page 6
DEPARTMENTS
INCLUDE REJECT
Note added to civil plans. Please see revised civil plans.
11. All comments requiring changes and/or corrections to the plans shall be
reflected on all appropriate sheets. )C
Xhes~ t.,1u parking ~pac;I::') hu VI:: bu" e:imiflwed S-ee~'Jt::t=tT.-
Comment noted. Please see revised civil plans.
12. 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 X
comments may not be generated by the Commission and at permit
reVIew.
Comment noted.
13. 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.
Comment noted.
14. The City already has a proposed subdivision in review at the present
with a similar name (Vista Lago.) Please rename this subdivision.
The name is not that similar - the Applicant desires to maintain the Casa del
Lago name.
~
15. Provide written and graphic scales on all sheets.
Written and graphic scales are provided on all civil plan sheets. Please see
revised civil plan sheets.
)<;
16. The scale for the Site, Civil and Landscape plans shall be provided at
the same scale for each (LDR, Chapter 2, Section 7.) The Civil and
Landscape plans may be provided as a "master" plan with subsequent
sheets drawn at a scale that provides the needed level of detail.
XI
Graphic scales included in all plans.
The landscape plans were updated to include a master plan sheet at the
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
Kathleen Zeitler
May 22, 2006
Page 7
INCLUDE REJECT
DEPARTMENTS
same scale of the site and civil plans.
A key sheet has been added to the civil plans to match the site plan scale.
Please see civil key sheet.
17. Show proposed site lighting on the Site, Civil and Landscape plans
(LDR, Chapter 4, Section 7.BA.)
The lighting plan will be shown on Site, Civil, and Landscape plans.
Site lighting has been added to the civil plans. Please see revised civil plans.
18. Site lighting has been provided in excess (number of lights and
intensity) of what is strictly required by Code. The City's standards are
primarily set up for parking lots, not residential developments. Site
lighting does need to be provided for the various parking spaces for
guests, etc., however simple coach lights should be sufficient for
lighting along the roadways. Staff recommends that the lighting design
be re-evaluated with these factors in mind.
Comment noted.
19. lt 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.l.b.)
The necessary adjustments will be done.
All landscape material will be placed at a safe distance away from the
light poles so not to create shadowing of the parking surface.
20. Show sight triangles on the Landscape plans (LDR, Chapter 7.5, Article
II, Section 5.H.) Reference FDOT Standard Index 546 for the sight
triangles along Federal Highway. Internal roadway intersections shall
be no less than 15 feet.
Safe sight triangles have been added to the landscape plans based on
FDOT index 546.
21. Indicate, by note on the Landscape Plan that within the sight triangles
there shall be an unobstructed cross-visibility at a level between 2.5 feet
and 8 feet. above the pavement (LDR, Chapter 7.5, Article II, Section
5.H.)
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
)(
)(
I
-
)<
y
x
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
. Kathleen Zeitler
May 22, 2006
Page 8
DEP ARTMENTS
A note exists on the landscape details sheet under plant schedule.
INCLUDE REJECT
22. Please check spelling and grammar on the Landscape Notes on Sheet
LP-7.
All spelling and grammar was checked on LP-7.
23. The medians on Federal Highway have existing irrigation and plant
material belonging to the City of Boynton Beach. Any damage to the
irrigation system and/or plant material as a result of the contractor's
operations shall be repaired or replaced to the equivalent or better grade,
as approved by the City of Boynton Beach, and shall be the sole
responsibility of the developer. The contractor shall notify and )<
coordinate with the City of Boynton Beach Forestry & Grounds
Division of Public Works a minimum of six (6) weeks in advance of
any underground activities. Please acknowledge this notice in your
comments response and add a note to the appropriate plan sheets
(including any plans sheets involving underground work) with the
above stated information.
The appropriate note was added to the landscape plans in reference to
the irrigation design.
24. Provide an engineer's certification on the Drainage Plan as specified in
LDR, Chapter 4, Section 7.F.2.
The appropriate note has been added to the revised civil plans to serve as the
engineers certification as required by the City of Boynton Beach LDR.
25. Indicate by note that catch basin and manhole covers shall be bicycle
proof (LDR, Chapter 6, Article IV, Section 5.A.2.g).
Appropriate note has been added to civil plans. Please see revised civil
plans.
26. Indicate material specifications for storm sewer.
All storm pipe have been labeled on the civil plans. Please see revised civil
plans~ .. ... .. .
\f>
27. 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
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
>t
x-
x
~
CARACAS. FT. LAUDERDALE' MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
. Kathleen Zeitler
May 22, 2006
Page 9
DEP ARTMENTS
Comment noted.
28. An existing 15-ft. drainage easement is shown running east to west
through the middle of the project. No structures or surfacing shall be
placed within drainage easements. Will that easement continued to be
used for that purpose or is abandonment being considered? If the
easement is to be retained the gazebos and sidewalk need to be removed
and/or relocated.
The site plan now shows notes indicating the gazebos are removable
structures referred to the details and the sidewalks use removable pavers. See
sheet A-1.0
29. The Site Data table on Sheet Al.O incorrectly states the number of
townhouses as 11. There are 42 townhouses and 11 townhouse
buildingslblocks. Also the number of condominium units appears to be
incorrect. There are 10 units per floor. Only the top three floors of the
condo building are habitable, the ground (or 1 st floor) is understory
parking. Therefore the correct number of condominium units should be
30, not the 40 stated in the table. Further, the number of parking spaces
for the townhouses would then be 84, not 82 (based on 2 parking spaces
per townhouse unit) and the number of parking spaces for the
condominiums would be 60, not the 80 stated (also based on 2 parking
spaces per unit.)
The number of town homes has been corrected. The condo building has four
stories with 10-Dwelling Units each, for a total of 40, thus requiring 80
parking spaces. This is reflected in the Site Data chart. See sheet A -1.0
30. Monitoring wells are shown at various locations throughout the site, a
number of which will be covered over by paving, sidewalk or buildings.
Please indicate their purpose and what their disposition will be.
Water Spigots were incorrectly labeled on the civil plans as monitoring wells.
The spigots are to be removed from the site. Please see revised civil plans.
31. 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.
Comment noted. The appropriate details will be included in the plans when
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE REJECT
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CARACAS. fT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
. Kathleen Zeitler
May 22, 2006
Page 10
DEPARTMENTS
INCLUDE REJECT
applying for the construction permit. At this time, the detail sheets have been
removedfrom the civil plans. Please see revised civil plans.
UTILITIES
Comments:
32. Please provide a timeline that clearly illustrates when water and sewer
services will be required to serve the proposed project. Your starting
date for the time line should be the date of City Commission approval.
Also provide milestone dates for permit application, the start of
construction, and the setting of the first water meter. This time line will
be used to determine the adequacy of water and wastewater treatment
capacity for your project upon the project's completion, so please be as
accurate as possible.
x
City Commission approval: July 5
Permit Application: 9 Months - March 2006
Commencement of Construction: July 2006
Project Completion: January 2008
33. All utility easements and utility lines shall be shown on the site plan and
landscape plans (as well as the Water and Sewer Plans) so that we may
determine which appurtenances, trees or shrubbery may interfere with
utilities. In general, palm trees will be the only tree species allowed
within utility easements. Canopy trees may be planted outside of the
easement so that roots and branches will not impact those utilities
within the easement in the foreseeable future. The LDR, Chapter 7.5,
Article I, Section 18.1 gives public utilities the authority to remove any
trees that interfere with utility services, either in utility easements or
public rights-of-way.
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All easements are now shown on Site (sheet A-I.O), civil and landscape plans.
All easements have been added to the landscape plans. Palms are the only
large plant material in the easements.
All oj the common areas on the site shall be used for roadway, ingress/egress,
drainage and utilities. As such, the City shall have the right to maintain it's
utilities located within the common areas. This use shall be dedicated to the
City via plat recordation.
34. Palm Beach County Health Department permits will be required for the
water and sewer systems serving this project (CODE, Section 26-12). )C
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
4
. Kathleen Zeitler
May 22, 2006
Page 11
DEP ARTMENTS
Comment noted.
35. Fire flow calculations will be required demonstrating the City Code
requirement of 1,500 g.p.m. (500 g.p.m. some residential developments)
with 20 p.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)).
Comment noted.
36. 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. Please demonstrate that the plan meets this condition, by
showing all hydrants.
Plans have been revised accordingly. Please see revised civil plans.
37. The CODE, Section 26-34(E) requires that a capacity reservation fee be
paid for this project either upon the request for the Department's
signature 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. Please
provide the number and size(s) for all proposed meters at the TART
meeting so the reservation fee may be calculated.
The meter number and sizes have been added to the civil plans. Please see
revised civil plans.
38. Water and sewer lines to be owned and operated by the City shall be
included within utility easements. Please show all proposed easements
on the engineering drawings, using a minimum width of 12 feet. The
easements shall be dedicated via separate instrument to the City as
stated in CODE Sec. 26-33(a).
All of the common areas on the site shall be used for roadway, ingress/egress,
drainage and utilities. As such, the City shall have the right to maintain it's
utilities located within the common areas. This use shall be dedicated to the
City via plat recordation.
39. This office will not require securety 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.
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
INCLUDE REJECT
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CARACAS' FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
"Kathleen Zeitler
May 22, 2006
Page 12
DEPARTMENTS
INCLUDE REJECT
Comment noted.
40. A building permit for this project shall not be issued until this
Department has approved the plans for the water and/or sewer
improvements required to service this project, in accordance with the
CODE, Section 26-15. )<
Comment noted.
."""'-
'41.') PVC material is generally not permitted on the City's water system.
~ However, since this project is located east of Federal Highway, we ,,!llay
consider the use of PVC C900 pipe for water mains if it is shown-mat'.
corrosivity will be a problem. This determination will be made during X
the detailed utility construction plan review.
Comment noted. Civil plans have been revised to specify PVC C900. Please
see revised civil plans.
42. Appropriate backflow preventer(s) will be required on the domestic
water service to the building, and the fire sprinkler line if there is one, in
accordance with the CODE, Section 26-207.
x
Comment noted.
43. Provide a minimum of 10-ft. separation between water main, sanitary
sewer, and storm sewer lines. Please note that City of Boynton Beach
separation standards are more stringent that FDEP standards.
x
Comment noted and civil plans have been revised accordingly. Please see
revised civil plans.
44. Three story buildings and higher are required to be sprinklered per the
Florida Building Code.
Comment noted. Town homes and condo building are to be sprinklered.
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45. Per City Standard W-9 fire hydrants are installed on 6-in. laterals;
change all 8-in. x 8-in. tees to reflect 8-in. x 6-in. tees.
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Civil plans have been revised accordingly. Please see revised civil plans.
46. Per City Standard W-14A, Note 6, meters shall not be placed in
sidewalks or driveways. The townhouses as shown on the drawings do ~
not appear to provide suitable areas for meter placement for individually
WPB:244393:1
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
. Kathleen Zeitler
May 22, 2006
Page 13
DEPARTMENTS
INCLUDE REJECT
metering each residence. Additionally due to the property line layout
for the townhouses the meter would not be able to be set on private
property (City Standard W -10.) The Utilities Dept. Staff is therefore
requiring that each townhouse block (of three of four units) have a
master meter, which will become the point of service for the
department. Each townhouse will then be sub-metered.
So noted.
Respectfully we request that the proposed location of the water meters be
allowed. This layout leaves the islands open Jar landscaping which serves to
soften the appearance of the allies. Additionally, we propose to place the
meters in traffic rated boxes with traffic rated lids.
",,"""-,
(47) Provide water meter supply characteristics to the four-story
'1::::-/ condominium building located adjacent to the Lake Worth Lagoon.
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A chart illustration the water meter supply characteristics has been added r<
accordingly. Please see the chart provided on the revised civil plans for the
number of meters, meter sizes, anticipated demand, and totals for this project.
48. Clarify sanitary sewer main material call-out to reflect pressure-rated
pipe (C900.)
)q
Comment noted and plans revised accordingly.
49. The LDR, Chapter 3, Article IV, Section 3(0) requires Master Plans to
show all utilities on or adjacent to the proposed tract. The plan must
therefore show the point of service for water and sewer, and the
proposed off-site utilities construction needed in order to service this
project.
'X
Comment noted. Please see civil key sheet.
50. 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.
x
Letters of commitment shall be obtained. We do not anticipate any problems
in this regard.
51. 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
WPB:244393:1
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RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
CARACAS. FT. LAUDERDALE . MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
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: 04-14-06
Re: Impacts of proposed site plan upon City facilities and services
Project: Casa del Lago
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\PROJECTS\Casa del L.ago\Impact Analysis.doc
~
DEPARTMENT OF PUBLIC WORKS
ENGINEERING DIVISION
MEMORANDUM NO. 06-051
TO:
Ed Breese, Principal Planner, Planning and Zoning
FROM:
Laurinda Logan, P.E., Senior Engineer
DATE:
May 5,2006
RE:
Review Comments
New Site Plan - 1 st Review
Casa del Lago
File No. NWSP 06-015
The above referenced Site Plans, received on April 17, 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
(LOR) referenced.
PUBLIC WORKS - GENERAL
1. Prior to permit application contact the Public Works Department (561-742-6200) regarding the
storage and handling of refuse per the CODE, Section 10-26 (a),.
2. Provide a minimum turning radius of 60 ft. to approach dumpsters. Provide a minimum backing
clearance of 60 ft. (measured from the front edge of the dumpster pad.) (LOR, Chapter 2, Section
11.J.2.b.)
3. 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 callboxes, etc., allow ingress and egress for Solid Waste and
Fire/Rescue.
4. There appears to be a potential vertical conflict between the proposed dumpster enclosure and the
porte cochere at the 4-story condominium building. Relocate the dumpster enclosure to resolve the
conflict.
5. There is a potential vertical conflict between a Live Oak and the proposed dumpster enclosure
(southeast corner of enclosure.) Please resolve this conflict by moving the Live Oak or using a non-
canopy tree.
PUBLIC WORKS - TRAFFIC
6. Provide a traffic analysis and notice of concurrency (Traffic Performance Standards Review) from
Palm Beach County Traffic Engineering.
7. On the Site and Civil plans, show and identify all necessary traffic control devices such as stop bars,
stop signs, double yellow lane separators striping, directional arrows and "Do Not Enter" signage, etc.
See City Standard Drawings "K" Series for striping details.
Dept. of Public Works, Engineering Division Memo No. 06-051
RE: Casa del Lago, New Site Plan - 1st Review, NWSP 06-015
May 5,2006
Page 2
8. The minimum right-of-way width for a PUD is 40-ft. (LOR, 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. Justification for any proposed reduction in right-of-way
width shall address the adequacy of the right-of-way to handle solid waste storage and truck
movement, utility maintenance, and an evaluation of sight distance for backing out of garages. The
evaluation of sight distance for backing shall include an opinion, from the Engineer-of-Record
regarding the relative safety of this movement within the reduced right-of-way.
9. The developer has proposed gating this community, providing only 95-ft. from Federal Hwy. to the
gate. The minimum standard for stacking per County standards is 150-ft. Please revise plans to
provide this minimum stacking distance.
10. Engineering Design Handbook Standard K-8 does not permit parking across from a major driveway
or ingress/egress point. Eliminate or relocate the designated parking spaces across from the primary
driveway off Federal Hwy.
11. Pull the two parking spaces in the southwest corner of the property north approximately 20-ft. to line
up with the back of curb.
ENGINEERING
12. Add a note to the Site Plan stating "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."
13. All comments requiring changes and/or corrections to the plans shall be reflected on all appropriate
sheets.
14. 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.
15. 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.
16. The City already has a proposed subdivision in review at the present with a similar name (Vista
Lago.) Please rename this subdivision.
17. Provide written and graphic scales on all sheets.
18. The scale for the Site, Civil and Landscape plans shall be provided at the same scale for each (LOR,
Chapter 2, Section 7.) The Civil and Landscape plans may be provided as a "master" plan with
subsequent sheets drawn at a scale that provides the needed level of detail.
19. Show proposed site lighting on the Site, Civil and Landscape plans (LOR, Chapter 4, Section 7.B.4.)
Dept. of Public Works, Engineering Division Memo No. 06-051
RE: Casa del Lago, New Site Plan -1st Review, NWSP 06-015
May 5, 2006
Page 3
20. Site lighting has been provided in excess (number of lights and intensity) of what is strictly required
by Code. The City's standards are primarily set up for parking lots, not residential developments.
Site lighting does need to be provided for the various parking spaces for guests, etc., however simple
coach lights should be sufficient for lighting along the roadways. Staff recommends that the lighting
design be re-evaluated with these factors in mind.
21. 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.)
22. Show sight triangles on the Landscape plans (LOR, Chapter 7.5, Article II, Section 5.H.) Reference
FOOT Standard Index 546 for the sight triangles along Federal Highway. Internal roadway
intersections shall be no less than 15-ft.
23. Indicate, by note on the Landscape Plan, that within the sight triangles there shall be an unobstructed
cross-visibility at a level between 2.5-ft. and 8-ft. above the pavement (LOR, Chapter 7.5, Article II,
Section 5.H.)
24. Please check spelling and grammar on the Landscape Notes on Sheet LP-7.
25. The medians on Federal Highway have existing irrigation and plant material belonging to the City of
Boynton Beach. Any damage to the irrigation system and/or plant material as a result of the
contractor's operations shall be repaired or replaced to the equivalent or better grade, as approved
by the City of Boynton Beach, and shall be the sole responsibility of the developer. The contractor
shall notify and coordinate with the City of Boynton Beach Forestry & Grounds Division of Public
Works a minimum of six (6) weeks in advance of any underground activities. Please acknowledge
this notice in your comments response and add a note to the appropriate plan sheets (including any
plans sheets involving underground work) with the above stated information.
26. Provide an engineer's certification on the Drainage Plan as specified in LOR, Chapter 4, Section
7.F.2.
27. Indicate by note that catch basin and manhole covers shall be bicycle proof (LOR, Chapter 6, Article
IV, Section 5.A.2.g).
28. Indicate material specifications for storm sewer.
29. Full drainage plans, including drainage calculations, in accordance with the LOR, Chapter 6, Article
IV, Section 5 will be required at the time of permitting.
30. An existing 15-ft. drainage easement is shown running east to west through the middle of the project.
No structures or surfacing shall be placed within drainage easements. Will that easement continued
to be used for that purpose or is abandonment being considered? If the easement is to be retained
the gazebos and sidewalk need to be removed and/or relocated.
31. The Site Data table on Sheet A 1.0 incorrectly states the number of townhouses as 11. There are 42
townhouses and 11 townhouse buildings/blocks. Also the number of condominium units appears to
be incorrect. There are 10 units per floor. Only the top three floors of the condo building are
habitable, the ground (or 1st floor) is understory parking. Therefore the correct number of
condominium units should be 30, not the 40 stated in the table. Further, the number of parking
spaces for the townhouses would then be 84, not 82 (based on 2 parking spaces per townhouse unit)
Dept. of Public Works, Engineering Division Memo No. 06-051
RE: Casa del Lago, New Site Plan -1st Review, NWSP 06-015
May 5,2006
Page 4
and the number of parking spaces for the condominiums would be 60, not the 80 stated (also based
on 2 parking spaces per unit.)
32. Monitoring wells are shown at various locations throughout the site, a number of which will be
covered over by paving, sidewalk or buildings. Please indicate their purpose and what their
disposition will be.
33. 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
34. 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.
35. All utility easements and utility lines shall be shown on the site plan and landscape plans (as well as
the Water and Sewer Plans) so that we may determine which appurtenances, trees or shrubbery may
interfere with utilities. In general, palm trees will be the only tree species allowed within utility
easements. Canopy trees may be planted outside of the easement so that roots and branches will
not impact those utilities within the easement in the foreseeable future. The LOR, Chapter 7.5,
Article I, Section 18.1 gives public utilities the authority to remove any trees that interfere with utility
services, either in utility easements or public rights-of-way.
36. Palm Beach County Health Department permits will be required for the water and sewer systems
serving this project (CODE, Section 26-12).
37. Fire flow calculations will be required demonstrating the City Code requirement of 1,500 g.p.m. (500
g.p.m. some residential developments) with 20 p.s.i. residual pressure as stated in the LOR, Chapter
6, Article IV, Section 16, or the requirement imposed by insurance underwriters, whichever is greater
(CODE, Section 26-16(b)).
38. The LOR, Chapter 6, Article IV, Section 16 requires that all points on each building will be within 200
feet of an existing or proposed fire hydrant. Please demonstrate that the plan meets this condition,
by showing all hydrants.
39. 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. Please provide the number and size(s) for all proposed
meters at the TART meeting so the reservation fee may be calculated.
40. 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).
Dept. of Public Works, Engineering Division Memo No. 06-051
RE: Casa del Lago, New Site Plan - 1st Review, NWSP 06-015
May 5, 2006
Page 5
41. 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.
42. 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.
43. PVC material is generally not permitted on the City's water system. However, since this project is
located east of Federal Highway, we may consider the use of PVC C900 pipe for water mains if it is
shown that corrosivity will be a problem. This determination will be made during the detailed utility
construction plan review.
44. 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.
45. Provide a minimum of 10-ft. separation between water main, sanitary sewer, and storm sewer lines.
Please note that City of Boynton Beach separation standards are more stringent that FDEP
standards.
46. Three story buildings and higher are required to be sprinklered per the Florida Building Code.
47. Per City Standard W-9 fire hydrants are installed on 6-in. laterals; change all 8-in. x 8-in. tees to
reflect 8-in. x 6-in. tees.
48. Per City Standard W-14A, Note 6, meters shall not be placed in sidewalks or driveways. The
townhouses as shown on the drawings do not appear to provide suitable areas for meter placement
for individually metering each residence. Additionally due to the property line layout for the
townhouses the meter would not be able to be set on private property (City Standard W-10.) The
Utilities Dept. Staff is therefore requiring that each townhouse block (of three of four units) have a
master meter, which will become the point of service for the department. Each townhouse will then
be sub-metered.
49. Provide water meter supply characteristics to the four-story condominium building located adjacent to
the Lake Worth Lagoon.
50. Clarify sanitary sewer main material call-out to reflect pressure-rated pipe (C900.)
51. The LOR, Chapter 3, Article IV, Section 3(0) requires Master Plans to show all utilities on or adjacent
to the proposed tract. The plan must therefore show the point of service for water and sewer, and
the proposed off-site utilities construction needed in order to service this project.
52. 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.
53. 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
Dept. of Public Works, Engineering Division Memo No. 06-051
RE: Casa del Lago, New Site Plan - 1st Review, NWSP 06-015
May 5,2006
Page 6
Design Handbook and Construction Standards" manual (including any updates) and will be
reviewed at the time of construction permit application.
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, Forestry & Grounds Manager, 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
Planning 1 st Review Comments
CASA DEL LAGO
NWSP 06-015:
Approval of this project is contingent upon the approval of the accompanying request for land use
amendment / rezoning (LUAR 06-018) and height exception (HTEX 06-007).
Clarify area of site (II.3. on application) 179,131/43560 = 4.11 acres. This area should correspond with
area to be stated on survey.
Revise 1I.4.j. on application to match area stated in 11.3. Provide additional calculations for vehicular use
areas, open space, etc. under other (II.h. and i.). In addition, 4.a.-i. should add up to 100% (j.) and it adds
up to only 38.2%.
Acreages on application (II.3 and 5.i.) do not match.
Complete application (7.c.) regarding number of bedrooms for each unit proposed.
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 8Y2 inches by 11 inches of each
plan. Save each plan to a compact disk and submit that to staff as well.
It is the applicant's responsibility to ensure that the application requests are publicly advertised in
accordance with Ordinance 04-007.
A height exception request has been received for the portions of the condo building that exceed the
maximum height of 45 feet. Revise page 1 of the height exception letter submitted April 19, 2006 to
correct statement that "mansard roof measures 53 '6" at its highest point" (should be re-worded to "53 '6"
at mid-point of stair and elevator roof, and midpoint of balcony roof').
The applicant is responsible for compliance with Ordinance 05-060, the "Art in Public Places" program
and must demonstrate their participation.
Plan revisions must be reflected on all appropriate sheets throughout the plan set.
Revise order of drawings in plan set as follows: Cover sheet (A-O.l), Survey, Master Plan/Site Plan
(A1.0), Townhouse Elevations (A-3.0 thruA-3.1), Townhouse Floor and Roof Plans (A-2.0 thru A-2.3),
Townhouse Unit Floor Plans (A-4.0 thru A-4.3), Condo Elevations (A-3.2 thru A-3.3), Condo Floor Plans
(A-2.4 thru A-2.6), Condo Roof Plan (A-2.7), Condo Unit Floor Plans (A-4.4 thru A-4.10), Clubhouse
Elevations (A-5.l), Clubhouse Floor Plan and Elevations (A-5.0), Site Details (A-l.l), Photometric Plan
(A-l.2), Reduced Landscape Plan of Entire Site, Landscape Plans (LP-l thru LP-8), and Civils (PLl-16).
Revise project location on location map (A-O.I). It appears that half the property is located south of
Dimick Road.
Correct fax # under Civil (extra digit) on sheet A-O.I.
Provide fax # for Landscape Architect instead of xxx.xxxx on sheet A-O.I.
Correct spelling of Lakeview under Lawyer address and revise to Agent/Lawyer on sheet A -0.1.
Provide complete Index of Drawings including survey, landscape plans, and civil plans on sheet A-O.I.
Correct spelling of roof. under Proj ect Information, Height of Building for townhomes on sheet A -0.1.
Revise site data on sheet A-O.I (cover sheet) and AI.O (site plan) as follows:
move address of property closer to Address (delete 52 spaces between);
add zoning district Infill Planned Unit Development (IPUD);
delete proposed land use category existing R3;
revise from "proposed: Special High Density Residential" to "Future Land Use Designation: Special
High Density Residential (SHDR)";
revise "units/acre" to "proposed density 20 units/acre (82 units)" and "maximum density allowed in
SHDR 20 units/acre";
revise "total impervious: paving, walks, patios, pool/spa, future pool/patios, roads, etc." to "total
impervious: roads, sidewalks, paved areas, pool, etc.";
total pervious and impervious add up to 4.12 acres, site area is 4.11 acres;
Delete "required setbacks front (west) 40 ft, rear (east) 0 ft, side (south) 20 ft, side (north) 0 ft";
Scaled setbacks are 46-50 ft front (west), rear (east) 0 ft (from property line), side (north) 15 ft, and side
(east) 11 ft. Revise proposed setbacks (and building locations on plans) to be more in keeping with the
standard setbacks for previously approved IPUD's and setbacks of adjacent property (propose west 10-
20', east 10-20', north 10-20', and south 20-25');
Delete setbacks for private pools (future), screen enclosures, and patios;
Correct community pool setbacks to correspond with revised location (if no ownership obtained) or if not
relocated, clarify why patio has a rear setback of 0 feet and 5 feet;
Correct parking proposed from 11 townhouses to 42 townhouses with 2 spaces provided in each 2 car
garage;
Correct parking to include an additional 5 spaces forrecreation area per Sec. lI.H.16.e.(12);
Clarify trash collection for townhomes to note roll-out curbside service;
Clarify open air parking garage to note location under 4 story condo building, and note # of spaces;
Usable open space 200 sf per unit required (provide total OS required and total OS provided on site).
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 / SITE PLAN.
Per master plan requirements, 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.
Add bearings and distances (which match survey) to perimeter property lines on site plan.
The existing 10 foot sewer easement where the condo building is planned will be required to be
abandoned and relocated prior to approval of the application requests.
Several monitoring wells are depicted on the survey. What happens to them in the development of the
site?
Consider overhead utility placement underground.
The existing pumphouse located near the northwest comer of the site will remain (according to civils), but
is not indicated on site or landscape plans. Provide an elevation and indicate how it will be screened, or
confirm that it will be removed.
Two gazebos are located within the existing 15 foot drainage easement and will require Engineering
approval.
Artwork in front of Building 1 can not be located in the right-of-way of Federal Highway. The portion
located in the right-of-way may be grassed, but not landscaped. Provide details on site and landscape
plans of proposed materials, width of walkway, etc. for art area.
Will townhomes be sold as fee simple? If so, indicate all townhouse lot lines on plans.
Dimension and label typical building setbacks and landscape buffer widths along perimeter property lines.
In order to ensure proper maintenance of the buffer areas, staff recommends converting them from private
property to "buffer tracts" that would be owned and maintained by the Home Owners' Association.
The IPUD is required to minimize adverse impacts on surrounding property. The IPUD project must be
compatible with and preserve the character of adjacent residential neighborhoods. The ingress/egress
proposed on Dimick Road is located too far into the residential neighborhood, and should be relocated as
close to the existing commercial outparcel as possible. Although this is considered a secondary
ingress/egress, it will be used frequently by those heading south on Federal Highway (no median at
Dimick and Federal allows left turns from Dimick Rd, but median in front of main entrance does not
allow left turns).
Dimension distance from west property line to gated entrance and demonstrate sufficient area for stacking
of vehicles on site and out of Federal Hwy.
The dimension of the parking stalls, and vehicular back-up areas are subject to the Engineering Division
of Public Works' review and approval.
Provide typical dimensions for parking space and H/C space in parking garage (floor plan A-2.4), aisle
width dimension, and arrows indicating traffic circulation.
Provide typical dimension for distance between townhouse buildings.
Revise title for drawings A-2.0 thru A-2.3 and A-3.0 thru A-3.I to delete reference to front loaded (garage
shown on rear elevation).
Clarify if streets interior to the project are public rights-of-way or private streets to be maintained by the
homeowners and condo associations. Streets, regardless if public or private, are required to be 40 feet in
PUD's.
The width of interior streets is minimal and includes only 2 lanes of II-feet each for a total right-of-way
width of 22 feet (no sidewalks indicated). 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 I 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.
Due to the minimal street width, there is limited area for utilities within those streets. There are required
distances that underground utilities must be separated from other utilities and from structures. 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 garages from the private
streets internal to the development. Due to the limited street width (currently shown as 22 feet), sight
distance may be compromised, leading to a safety issue for residents backing out of the garages.
Add note to plans that solid waste disposal for townhouses will be curbside garbage pickup in front of
each unit, instead of a centralized trash container or dumpster.
Revise Area Calculations for residential units on ALO to correct 2nd and 3rd floor sf for all TH buildings
Unit A (does not correspond with sf on floor plan A-2.0 and A-2.2); correct total AlC and total covered if
unit A sf changed; provide building height of townhomes instead of xx' -xx"; provide note that clarifies
that #'s for unit A and unit B sf are totals within buildings (not size of 1 unit);
Relocate parking space designated for handicapped so it is not next to dumpster. This H/C space (and all
other H/C spaces for condo residents) should be located in the condo parking garage close to an elevator.
The parking garage only provides 62 spaces plus 1 HlC space. 40 du x 2 = 80 spaces required. These 80
spaces should be located in the parking garage, or immediately outside of it, not throughout the townhome
development. A total of 5 spaces is required at the recreation area, but no parking is provided there.
There appear to be no spaces for guests to park (no driveways).
Provide a note on plans that the established homeowner's association and condo association will not
allow individual pools or additions, and will not allow the patios, porches, or balconies to be modified
(i.e. increased in size, enclosed, or screened).
Relocate townhouse grouped mailboxes away from entrance and to a more centralized location.
Revise entry wall elevation (A-L1) to delete color conflict on aluminum fence (white or black not both,
white is preferred) and to reduce wall height from 8 feet to 6 feet per Art. II. Sec. 5.E. Also, submit color
schedule for proposed entry wall (Chestertown Buff, Hawthorne Yellow).
Revise dumpster details (A-L1) to provide a 6 foot wall (not 8 foot wall) per Ch 9. Sec. 10.C.3.
Equipment placed on the walls of the buildings shall be painted to match the building color (Chapter 9,
Section 10.CA.). Place a note on the elevations indicating this requirement.
Provide additional architectural treatments (wooden shutters, trellises, faux windows, etc.) to the side
elevations visible from Federal Highway, to alleviate large areas of blank wall.
To enhance the rear building elevations consider providing white light fixtures on each side of garage
doors, rather than one large light centered above doors.
To enhance the rear building elevations and provide required foundation landscaping, consider providing
pergolas above garage doors and large potted bougainvillea or other climbing and/or flowering vines on
each side of garage door.
The colored elevations provided indicate various building colors on each building unit which promote a
multi-family look for the development. To minimize the multi-family appearance, and to be more
compatible with adjacent single-family residences to the south and east, staff recommends the buildings
have one main color (with each building having a complementary color, not necessarily the all the same
color buildings). Staff recommends the following revisions:
TH Buildings L 3,4, 7,8, and 11
Body I (Main): Floors 1-2 Peach Fuzz, floor 3 Venetian Lace
Body II (Relief): Peach Fuzz
Front doors: Sumptuous Peach (SW 6345)
Aluminum Railing: White
TH Buildings 2, 5, 6, 9, and 10
Body I (Main): Floors 1-2 Jersey Cream, floor 3 Venetian Lace,
Body II (Relief): Jersey Cream
Front doors: Cachet Cream (SW 6365)
Aluminum Railing: White
Condo Building
Roof: Florida Blend (to tie in condo with TH buildings)
Please submit revised colored elevations accordingly. Include a color rendering of all elevations prior to
the TART meeting (Chapter 4, Section 7.D.2.). These will be on display at the public meetings.
Label elevations North, South, East, and West.
Revise Gazebo Elevation (A-I.l) to include proposed color of gazebos (staff recommends a pale sage
green called Sea Salt SW 6204 with Extra White trim).
Provide paint swatches for the revised elevations. Staff recommends using a color schedule (Chapter 4,
Section 7.D.).
Provide details on plans which indicate location and type of pavers in streets and driveways, and type of
pool deck material.
Project compatibility will be judged on how well the proposed development fits within the context of the
neighborhood and abutting properties. For this purpose, elevations and cross-sections showing adjacent
structures shall be included with the site plan application. Submit project elevations which include
properties to south and east so staff can determine compatibility, setbacks, building height (Chapter 2,
Section, 5 .LA.g.( I).
Provide a cross-section that illustrates the relationship between the buildings within the subject project
and the single-family homes to the south and east. The cross-section should show the following: height
of the proposed buildings, the setback of the proposed townhouse and condo buildings from the south and
east property lines, the general height of the existing single-family homes, the maximum allowable height
of a single-family home in the R-l-AA zoning district, and the setback of said homes to the subject
property.
In the past, the CRA Board has been very diligent in requesting that developers provide a drawing that
shows what the project would look like when viewing the subject property from public rights-of-way.
Therefore, staff recommends providing a supplemental drawing that shows the west elevations (along
Federal Highway) and south least elevations (along Dimick Road and Lake Drive) that depicts the
buildings with the plant material at time of planting.
Townhouse buildings 8, 9, and 11 which front on Dimick Road are directly across the street from a
single-family residential neighborhood. To minimize impacts of 3 story TH buildings on these SF
properties, similar building setbacks should be mirrored (20 to 25 feet minimum from south property
line). The IPUD zoning district perimeter setbacks shall mirror setbacks of adjacent zoning district(s) but
with a minimum of the setback required for a single-family residence as determined by the orientation of
the structures in the IPUD (Chapter 2, Section 5.L.3.). The properties to the south and east have been
developed with single-family detached homes and the IPUD regulations specifically addresses
compatibility requirements with these types of developments. The site plan proposes a 12 foot front
setback from Dimick Road and a 9 foot setback from Lake Drive. This is unacceptable, given the
proposed building heights / massing and proximity to the adjacent single-family homes. Staff
recommends increasing the setbacks for compatibility.
Demonstrate how the design submitted provides pedestrian walks/access gates to the individual units
which provide more opportunity for residents in the buildings along Federal Highway and Dimick Road
to engage the street as denoted in the CRA design guidelines.
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 (Chapter 2, Section 5.L.I.b.).
The city is not obligated to automatically approve the level of development intensity requested for the
IPUD. Instead, it is expected to approve only such level of intensity that is appropriate for a particular
location in terms ofland use compatibilities (Chapter 2, Section 5.L.I.c.). The proposed project contains
no provision for guest parking. There is no recreation area parking that often times provides for guest or
overflow parking. In addition, no tandem parking (driveway parking) has been provided for these large-
size dwelling units that may very well possess two (2), three (3), four (4) car households, not to mention
storage within the garage that can compromise necessary parking spaces. Therefore, staff recommends
providing surplus parking and the creation of a pedestrian walkway system, including a connection to the
public walkway (Chapter 2, Section 5.L.4.c.).
The proposed recreation area is not centrally located and appears to be very small for the use of 82 units
(approximately 188 residents plus their guests).
If a fence is required around the pool/clubhouse area, provide a detail of the fence including the
dimensions, material, and color (Chapter 4, Section 7.D.). Staff recommends matching white rail fence
used elsewhere on site.
Removal of the existing seawall along the eastern property line adjacent to the ICWW will require
permits from additional agencies such as the Army Corp of Engineers and Dept. of Environmental
Protection.
Are there any existing mangroves located on the property east of the seawall?
If an IPUD is located with frontage on the Intracoastal Waterway, conditions of approval shall include a
deed restriction requiring that any marina or dockage build will not exceed in width the boundaries of the
project's actual frontage on the water, regardless of what any other governing or permitting entity may
allow or permit per Ch 2. Sec. S.L.4.g.(3).
Include bike racks near the swimming pool area. Staff recommends that they be covered or sheltered.
The subject site is located along Palm Tran Bus Route 1. A bus stop should be shown on the site plan,
along Federal Highway. Staff recommends installing an upgraded shelter. Coordinate with Palm Tran
and provide a written response at the TART meeting.
Increase landscaping (trees and shrubs) along property line south of main entrance to screen adjacent
commercial building located on property line). This area is within an existing 15' drainage easement.
The main entrance may need to shift north.
Identify / label on plan where all the required usable open space is located and the boundaries and sf
provided for each location.
Provide a reduced landscape plan which indicates entire site as L-l. Also provide a key (reduced
landscape plan layout) to top right or bottom right of each page of landscape drawings which indicates
location of applicable area on site.
Revise plant list (LP-7) to include spacing of perimeter trees (min. 40 feet).
Add landscaping (tree, shrubs) to terminal landscape islands located south of roundabout.
Consider landscaping, sodding and irrigating those areas between existing/proposed pavement on both
Dimick Road and Lake Drive and your property line.
What will be located inside roundabout? Decorative fountain? Landscaping?
Clearly indicate locations of perimeter wall / fence. It appears to be located only along the west and south
property lines.
Consider working with your neighbor to the north (Peninsula) to utilize their perimeter wall rather than
building one immediately adjacent to it.
Increase native species of palms to provide a minimum of 50% native. Replace Washington Palms with
another palm species that tend to receive less storm damage.
Label monument sign on landscape plan. Confirm that only one (1) sign is proposed on site (at main
entrance), and no other signage is proposed.
The trees proposed around the townhouse and condominium buildings must be installed at Y2 the building
height of the building (Chapter 7.5, Article II, Section S.M.).
Consider more canopy trees in from yards along Dimick Road.
A signature tree (such as a Yellow Elder, Tibouchina Granulsola, or Bouganvillea) is required at both
sides of each project entrance / exit. The signature trees must have six (6) feet of clear trunk if placed
within the safe-sight triangle (Chapter 7.5, Article 2, Section S.N.). Alternative plant material may be
substituted if the above referenced plant material is not available or undesired. Any substitution of plant
. .
material (for the signature tree requirement) will be subject to the City Forester / Environmentalist review
and approval.
Provide notes on landscape plan regarding sf / percent of site that is pervious and impervious, and how
quantities of trees and shrubs were calculated along perimeter property lines.
If potable water is used for irrigation purposes, 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.
Delete incomplete sign detail on sheet LP-6 (details provided on sheet A-I.I).
Revise Photometric Plan (A-I.2) to indicate at a larger scale so it is more legible.
No photometries have been provided for pool and clubhouse area, or along paths on either side of
condominium building, or in the parking garage.
Provide an elevation drawing of a typical freestanding outdoor lighting pole (indicating height from grade
to top). The typical drawing of the freestanding outdoor lighting poles must include the color and
material (staff recommends Sea Salt green for a verdigris look, rather than black). The design, style, and
illumination level shall be compatible with the building design (height) and shall consider safety,
function, and aesthetic value (Chapter 9, Section IO.F.I.). A minimum average light level of one (1) foot
candle shall be provided, with no more than 10% of the spot readings below one (1) foot candle and none
below 12 foot candle (Chapter 23, Article II.A.I.a).
Lighting shall not be of an intensity that produces glare on adjacent property (Chapter 9, Section IO.F.2.).
Feature lighting emphasizing plants, trees, barriers, entrances, and exits is encouraged (Chapter 9, Section
IO.F.3.).
The location of the proposed monument sign in the entrance median is subject to Engineering review (for
safe sight distance) and approval. At a minimum, it must be 10 feet from any property line and
surrounded by two colorful varieties of shrubs and two colorful varieties of groundcover.
Indicate total proposed sign face area (for one side) of Casa del Lago monument sign on Sign Elevation
(A-I. I)
Applicants who wish to utilize City electronic media equipment for presentations at City Commission
Public Hearings must notify the Planning and Zoning Department representative at least one week prior to
the scheduled meeting. Staff recommends using a PowerPoint presentation at the Community
Redevelopment Agency Board meeting.
Page 1 of 1
/
Rivers, Jody
To: Breese, Ed; Coale, Sherie
Subject: Site Plan Review - Casa del Lago
Project: Casa del Lago
File No.: NWSP 06-015
Park Impact Fee
42 single family attached @ $771.00 each = $32,382.00
40 multi family @ $656.00 ea = $26,240.00
TOTAL $58,622.00
)octtj Rtvers
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.
4/25/2006
Date:
Project No:
Name:
Location:
Planning Area:
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:
Architect:
CRA Comments:
- #
Boynton Beach Community Redevelopment Agency
Project Review
/
,-'
4/27/06
Casa del Lago
2632 N. Federal Highway
Federal Highway Corridor Planning Area I
Residential- Town homes & Condos.
4.11 acres
82 - 42 Townhomes and 40 condos
HDR
SHDR
C-3/R3
IPUD
No
No
164 + 3 HC
166 + 4 HC
45'
Lancor Nursery
Quincy Jones
1. CRA staff recommends that additional architectural details be included at the north
and south elevations and the rear elevation at the second floor of the town home
buildings. Recommended details include but are not limited to:
a. Columns with minimum 4' separation from wall.
b. Plinth at base of wall with minimum 6" separation from wall.
c. Belt courses with different colors and materials.
d. Horizontal banding at story breaks with minimum of 4" separation from wall
e. Projecting cornice
f. Projecting canopy
g. Trellis
h. Medallions
i. Translucent glass
j. Artwork
k. Lighting fixtures
I. Canopy
m. Arcade
n. Awnings
2. Provide detail of fencing design and materials to be used at N. Federal and Dimick
frontage, if any.
3. Correct parking calculations.
,;
---,'
CITY OF BOYNTON BEACH, FLORIDA
INTER-OFFICE MEMORANDUM
TO:
Ed Breese,
Principal Planner
DATE:
April 24, 2006
FILE: NWSP 06-015
FROM:
Off. John Huntington
Police Department
CPTED Practitioner
SUBJECT: Casa del Lago
REFERENCES: Site Plan
ENCLOSURES:
I have viewed the above building plans and have the following comments:
1. All lighting shall be metal halide following IESNA Lighting standards.
2. Landscaping shall not conflict with lighting (to include long-term tree canopy growth).
3. Timer clock or photocell lighting for nighttime use shall be above or near entryways.
4. Pedestrian scale lighting shall be used for all street and pedestrian walkways. It is suggested that
interactive or lighting on demand be used in sensitive areas.
5. Numerical address:
a Shall be illuminated for nighttime visibility( dusk to dawn).
b Shall not be obstructed.
c Shall also be placed on the rear of the building if buildings are adjoined by a common area.
6. Residential Security:
a The door leading into a residential unit should be a solid core door and equipped with a single
cylinder dead bolt lock (including garage door).
b When placing the order for a front door that will have a side pane window it should be placed
on the opposite side ofthe door handle and lock making them unreachable.
c If front door has zero visibility to front entryway are, it should be equipped with a l80-degree
peephole.
d Entry door should open outward versus inward.
e All exterior doors should be equipped with security hinges.
f Anti lifting auxiliary locks should be installed on sliding doors and windows.
g Should be pre-wired for alarm system.
7. There should be strategically placed directories with arrow indicators for buildings throughout the
property at vehicle driver sight level. The directories should be placed at the ingress points.
J>o
8. If benches in a park area are intended for nighttime use, adequate lighting should be provided for the
area in which they are located. They should also be in open view to eliminate concealment areas.
9. Stairways and balconies should provide open views.
10. Building architecture should allow for enhanced natural surveillance of all parking lots and provide a
sense of security.
TRC Memorandum
Page 1 of 1
~/
Coale, Sherie
From: Hallahan, Kevin
Sent: Wednesday, April 26, 2006 1 :43 PM
To: Coale, Sherie
Cc: Breese, Ed
Subject: Casa del Lago-TART review comments
Planning Memorandum: Forester / Environmentalist
To:
Ed Breese, Principal Planner
From:
Kevin J. Hallahan, Forester / Environmentalist
Subject:
Casa del Lago
New Site Plan - 1st Review
NWSP 06-015
Date:
April 26, 2006
Existing Trees and Landscape Plan
Show on Sheet LP-7
The Landscape Architect should review the existing trees on the site and indicate the trees to be
preserved in place, relocated on site and removed / replaced in accordance with the Tree
Preservation Ordinance. This information should be shown on the landscape plan by a separate
symbol for each existing tree. [Environmental Regulations, Chapter 7.5, Article I Sec. 7.D.p. 2.]
Plant Schedule Sheet LP-7
1. All shade and palm trees must be listed in the description as a minimum of 12' -14' height, 3"
DBH [Environmental Regulations, Chapter 7.5, Article II Sec. 5.C. 2.]
2. All shrubs and groundcover plants should have a height and spread dimension.
3. The applicant should show an elevation cross-section detail of the actual heights of the proposed
landscape trees and vegetation at the time of planting to (proper scale) visually buffer the
proposed buildings and parking lot from the Federal Highway and Dimick Road rights-of-ways.
.Irrigation Plan
4. Turf and landscape (bedding plants) areas should be designed on separate zones and time duration
for water conservation.
5. Trees should have separate irrigation bubblers to provide water directly to the root ball.
[Environmental Regulations, Chapter 7.5, Article II Sec. 5. Co2.]
Kjh
4/26/2006
Page 1 of 1
Breese, Ed
From: Lee, Rick
Sent: Wednesday, April 26, 2006 3:05 PM
To: Breese, Ed
Subject: Casa del Lago
Regarding the Casa del Lago project and its impact on City of Boynton Beach emergency services:
This project will have approximately 160 new residence. Although the overall impact of all the new
projects taxes the City of Boynton Beach's Fire Department services, this project by itself will not cause a
major impact. However, the townhouses will require a fire sprinkler system, which will increase the water
supply needs of the site.
4/26/2006
/'
DATE: April 27, 2006
List of 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
LOR - Land Development Regulations
NEC - National Electric Code
NFPA - National Fire Prevention Assn
NGVD - National Geodetic Vertical
Datum of 1929
SFWMD - South Florida Water
Management District
DEPARTMENT OF DEVELOPMENT
BUILDING DIVISION
MEMORANDUM NO. 06-078
TO: Ed Breese
Principal Planner
FROM: Timothy K. Large ~
TART Member/Bui~ision
SUBJECT: Project - Casa Del Lago
File No. - NWSP 06-015 - 1st 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 The height and area for buildings or structures of the different types of construction shall be
governed by the intended use or occupancy of the building, and shall not exceed the limits
set forth in Table 503 of the 2004 FBC.
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 General area modifications to buildings shall be in accordance with 2004 FBC, Section 506.
Provide calculations verifying compliance with the above code sections and the 2004 FBC,
Table 503.
5 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.
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.
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8 At time of permit review, submit signed and sealed working drawings of the proposed
construction.
9 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.
10 Compliance with regulations specified in the FFHA, Design and Construction
Requirements, Title 24 CFR, Part 100.205, is required.
11 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.
12 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.
13 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.
14 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.
15 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:
A The design professional-of-record for the project shall add the following text to the site
data. ''The proposed finish floor elevation _' _ NGVD is above the highest 100-year
base flood elevation applicable to the building site, as determined by the SFWMD's
surface water management construction development regulations."
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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).
16 On the drawing titled site plan identify the property line.
17 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 buildings. The leading edge of the buildings 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.
18 To properly determine the impact fees that will be assessed for the one-story clubhouse,
provide the following:
A Will the clubhouse be restricted to the residents of the entire project only?
B Will the residents have to cross any major roads or thoroughfares to get to the
clubhouse?
C Will there be any additional deliveries to the site?
D Will there be any additional employees to maintain and provide service to the site?
Please have the applicant provide the City with a copy of the letter that will be sent to the
impact fee coordinator. To allow for an efficient permit review, the applicant should request
that the County send the City a copy of their determination of what impact fees are required
for the clubhouse building.
19 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.
20 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.
21 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)
22 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
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deed for each lot, parcel, or tract. The recorded deed shall be submitted at time of permit
review.
23 At time of building permit application, submit verification that the City of Boynton Beach
Parks and Recreation Impact Fee requirements have been satisfied by a paid fee or
conveyance of property. The following information shall be provided:
A A legal description of the land.
B The full name of the project as it appears on the Development Order and the
Commission-approved site plan.
C If the project is a multi-family project, the building number/s must be provided. The
building numbers must be the same as noted on the Commission-approved site plans.
D The number of dwelling units in each building.
E The total amount being paid.
(CBBCO, Chapter 1, Article V, Section 3(f))
24 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.
25 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.
26 The condo building structure meets the definition of a threshold building per F.S. 553.71(7) and
shall comply with the requirements of F.S. 553.79 and the CBBA to the 2004 FBC, Sections
109.3.6.1 through 109.3.6.6.
The following information must be submitted at the time of permit application:
A The structural inspection plan must be submitted to the enforcing agency prior to the
issuance of a building permit for the construction of a threshold building.
B All shoring and re-shoring procedures, plans and details shall be submitted.
C All plans for the building that are required to be signed and sealed by the architect or
engineers of record shall contain a statement that, to the best of the architect's or
engineer's knowledge, the plans and specifications comply with the applicable fire safety
standards as determined by the local authority in accordance with this section and F.S.
Section 633.
27 Sheet A-0.1 references Table 500 in the Project Information legend. There is no such table in
the 2004 FBC. Insert the correct table.
28 Sheet A-0.1 indicates the parking garage as Type V sprinklered. Parking garages are not
permitted to be of Type V construction. Comply with Table 406.3.5 of the 2004 FBC.
29 Sheet A-0.1 Project Information legend indicates the building construction types as V(B) and
Sheet A 1.0 notes Type VI. Clarify.
30 Sheet A2.4 shows the stairs labeled as an elevator and the elevator is labeled as stairs. Correct
the labeling.
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