LEGAL APPROVAL
The City of Boyntun Beach
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING O:VISON
100 E. Boynton Beach Boulevard
P.O. Box 310
Boynton Beach, Florida 33425-0310
TEL: 561-742-6260
FAX: 561-742-6259
www.boynton-beach.org
March 28, 2006
Atlantis Environmental Engineering
1311 W. Newport Center Drive - Suite "C"
Deerfield Beach, FL 33442
RE:
File No.:
Location:
Yachtsmans Cove
NWSP 06-003
1550 N. Federal Hwy.
Gentlemen:
Enclosed is the Development Order granted by the City Commission on March 21, 2006. The site plan approval is valid for
one year from the date of final approval. In order to maintain vested status, a building permit must be secured or an extension
granted within one year of final site plan approval.
To continue this project through the development process, please revise relevant pages of your approved site plan to
incorporate all conditions of approval as applicable. A copy of the Development Order, including these conditions, must
accompany the submission of the fully amended site plan set. The person managing your permit applications should be made
aware of any additional documents and third party letters listed in the conditions of approval that need to be submitted with
your permit package.
The Building Division is committed to speedy and efficient completion of the building permit process for your project.
However, please note that failure to meet all applicable Development Order conditions in the submitted plan set may produce
unnecessary delays in permit issuance. A thorough review will be conducted by the Plan Review Analyst and if the necessary
documentation is not attached and/or the plans are not amended to reflect all of the approval conditions, the plans will be
returned to the applicant for correction and re-submittal before the permit is further processed. Feel free to contact any TART
member for additional clarification of comments.
ImDortant: If you plan to introduce any changes to your approved site plan beyond those required by conditions of approval,
please contact our staff for a review before submitting a permit package to the Building Division.
A copy of the complete Development Order and Amended Site Plans reflecting the "Conditions of Approval" must be
submitted to the Building Department along with the first permit request to avoid any delays in the processing of your
permit.
Should you have any questions regarding this matter, please feel free to contact this office at (561) 742-6260.
Sincerely,
~(j~
Michael W. Rumpf
Director of Planning & Zoning
Cc: Yachtsman's Property LLC
S:\Planning\SHARED\WP\PROJECTSWachtsmans Cove\NWSP 06-D03\Approvalletter after CC.doc
DEVELOPMF..... ORDER OF THE CITY COMMISf 'N OF THE
Ch { OF BOYNTON BEACH, FLORIDA""
PROJECT NAME:
Yachtsman's Cove
Development
p &z .
Building
Engineering
Occ. LIcense
Deputy City Clerk
I -I
APPLICANT'S AGENT:
Atlantis Environmental Engineering, Inc.
APPLICANT: Yachtsman Properties, LLC
APPLICANT'S ADDRESS: 3135 South Federal Highway, suite 315 Delray Beach, FL 33483
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION:
March 21,2006
TYPE OF RELIEF SOUGHT: Request new site plan approval to construct 61 fee-simple townhouses
on a 3.35-acre parcel in the IPUD Infill Planned Unit Development
zoning district
LOCATION OF PROPERTY: On the east side of Federal Highway, approximately 375 feet north of
the Boynton (C-16) Canal (see Exhibit "A" - Location Map)
DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO.
X THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above. The City Commission having considered the
relief sought by the applicant and heard testimony from the applicant, members of city administrative
staff and the public finds as follows:
1. Application for the relief sought was made by the Applicant in a manner consistent with
the requirements of the City's Land Development Regulations.
2. The Applicant
c/" HAS
HAS NOT
established by substantial competent evidence a basis for the relief requested.
3. The conditions for development requested by the Applicant, administrative staff, or
suggested by the public and supported by substantial competent evidence are as set
forth on Exhibit "C" with notation "Included".
4. The Applicant's application for relief is hereby
v GRANTED subject to the conditions referenced in paragraph 3 hereof.
DENIED
5. This Order shall take effect immediately upon issuance by the City Clerk.
6. All further development on the property shall be made in accordance with the terms
and conditions of this order.
7. Other
DATED:
02>-a4-Db
tn.
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EXHIBIT "C"
Conditions of Approval
Project name: Yachtsman's Cove
File number: NWSP 06-003
Reference: 2nd review plans identified as a New Site Plan with a January 10. 2006 Planning and Zoning date
stamp marking.
I
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments: None X
PUBLIC WORKS - Traffic
Comments:
1. Provide a traffic analysis and notice of concurrency (Traffic Performance X
Standards Review) from Palm Beach County Traffic Engineering.
2. Incorporate a second handicap visitor parking space in the northwest corner X
of the project.
ENGINEERING DIVISION
Conunents:
3. The applicant shall proceed through the abandonment process (through the X
P&Z Department) for road relocation and accompanying abandonment for
NE 15th Place.
4. Upon satisfactory Commission approval of the site plan, the applicant shall X
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.
5. Show proposed site lighting on the Site and Landscape plans (LDR, Chapter X
4, Section 7.B.4.) Please provide photometrics as part of your TART plan
submittals.
6, It may be necessary to replace or relocate large canopy trees adjacent to light X
fixtures to eliminate future shadowing on the parking surface (LDR, Chapter
23, Article IT, Section A.1.b.).
7. Indicate, by note on the Landscape Plan, that within the sight triangles there X
shall be an unobstructed cross-visibility at a level between 2.5-feet and 8 feet
above the pavement (LDR, Chapter 7.5, Article IT, Section S.H.).
8. The medians on Federal Hwy. and Ocean Inlet Dr., along the south side of X
NE 15th PI., and the pocket park on the east side of the Yachtsman Cover
plaza have existing irrigation and plant material belonging to the City of
Boynton Beach. Any damage to the irrigation system and/or plant material as
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02/08/06
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DEPARTMENTS INCLUDE REJECT
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
revise Note #7 (Sheet L2) to include all the above stated information.
9. Staff strongly recommends placing canopy trees far enough back from drive X
aisles to minimize the potential for vertical conflicts with high-profile
vehicles,
10. Ensure tree species specified along Federal Hwy will not conflict with the X
overhead power lines. Add a note to the plan requiring the landscape
architect and contractor to use FPL's "Right Tree / Right Place" publication
for plantings near power lines.
11. Staff recommends the use of cultivars such as "High-Rise" or "Cathedral" for X
the Live Oaks to minimize the potential for vertical conflicts with high-profile
vehicles.
12. Full drainage plans, including drainage calculations, in accordance with the X
LDR, Chapter 6, Article N, Section 5 will be required at the time of
permitting.
13. Paving, Drainage and Site details will not be reviewed for construction X
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:
14. All utility easements and utility lines shall be shown on the site plan and X
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.
15. Palm Beach County Health Department permits will be required for the water X
and sewer systems serving this project (CODE, Section 26-12).
.'
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DEPARTMENTS INCLUDE REJECT
16. Fire flow calculations will be required demonstrating the City Code X
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)).
17. The LDR, Chapter 6, Article IV, Section 16 requires that all points on each X
building will be within 200 feet of an existing or proposed fire hydrant. The
submitted plan does (per se) meet this requirement, however, it does not
reflect an existing fire hydrant along the east side of Federal Highway (at the
existing intersection of NE 15th Place), and in addition, will require an
additional fire hydrant along Ocean Inlet Drive just southwest of the
recreational swimming pool area.
18. The CODE, Section 26-34(E) requires that a capacity reservation fee be paid X
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.
19. Water and sewer lines to be owned and operated by the City shall be included X
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),
20. This office will not require surety for installation of the water and sewer X
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.
21. A building permit for this project shall not be issued until this Department has X
approved the plans for the water and/or sewer improvements required to
service this project, in accordance with the CODE, Section 26-15.
22. Please provide engineering calculations supporting the proposed water main X
design, including documentation that required fire flows will be met.
23. Utility construction details will not be reviewed for construction acceptability X
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: None X
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DEPARTMENTS INCLUDE REJECT
POLICE
Comments: None X
BUILDING DIVISION
Comments:
24. Indicate within the site data the type of construction of each building as X
defined in 2004 FBC, Chapter 6.
25. Place a note on the elevation view drawings indicating that the exterior wall X
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.
26. Every building and structure shall be of sufficient strength to support the X
loads and forces encountered per the 2004 FBC, Section 1607 and Table
1607.1, Indicate the live load (pst) on the plans for the building design.
27. Buildings three-stories or higher shall be equipped with an automatic X
sprinkler system per F.S. 553.895. Fire protection plans and hydraulic
calculations shall be included with the building plans at the time of permit
application.
28. At time of permit review, submit signed and sealed working drawings of the X
proposed construction.
29. Identify within the site data the finish floor elevation (lowest floor elevation) X
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:
. 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."
. 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.
. 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).
30. On the drawing titled site plan identify the property line. X
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DEPARTMENTS
INCLUDE REJECT
31. Add to the submittal a partial elevation view drawing of the proposed X
perimeter wall. Identify the type of wall material and the type of material that
supports the wall, including the typical distance between supports. Also,
provide a typical section view drawing of th~ wall that includes the depth that
the wall supports are below finish grade and the height that the wall is above
finish grade. The location and height of the wall shall comply with the wall
regulations specified in the Zoning Code.
32. To properly determine the impact fees that will be assessed for the one-story X
pool building, provide the following:
· Will the pool building be restricted to the residents of the entire project
only?
· Will the residents have to cross any major roads or thoroughfares to get to
the pool building?
· Will there be any additional deliveries to the site?
· Will there be any additional employees to maintain and provide service
to the site?
Please have the applicant provide the City with a copy of the letter that will be
sent to the impact fee coordinator. To allow for an efficient permit review, the
applicant should request that the County send the City a copy of their
determination of what impact fees are required for the pool building.
33. CBBCPP 3.C.3.4 requires the conservation of potable water. City water may X
not, therefore, be used for landscape irrigation where other sources are readily
available.
34. A water-use permit from SFWMD is required for an irrigation system that X
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.
35. If capital facility fees (water and sewer) are paid in advance to the City of X
Boynton Beach Utilities Department, the following information shall be
provided at the time of building permit application:
· The full name of the project as it appears on the Development Order and
the Commission-approved site plan.
· If the project is a multi-family project, the building number/s must be
provided. The building numbers must be the same as noted on the
Commission-approved site plans.
· The number of dwelling units in each building.
· The number of bedrooms in each dwelling unit.
· The total amount paid and itemized into how much is for water and how
much is for sewer.
(CBBCO, Chapter 26, Article II, Sections 26-34)
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I
DEPARTMENTS INCLUDE REJECT
36. At time of permit review, provide a completed and executed CBB Unity of X
Title form. The form shall describe all lots, parcels, or tracts combined as one
lot. A copy of the recorded deed with legal descriptions, of each property that
is being unified, is required to be submitted to process the form. The property
owner that is identified on each deed shall match.
37. At time of permit review, submit separate surveys of each lot, parcel, or tract. X
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.
38. At time of building permit application, submit verification that the City of X
Boynton Beach Parks and Recreation Impact Fee requirements have been
satisfied by a paid fee or conveyance of property. The following information
shall be provided:
· A legal description of the land.
· The full name of the project as it appears on the Development Order and
the Commission-approved site plan.
· If the project is a multi-family project, the building number/s must be
provided. The building numbers must be the same as noted on the
Commission-approved site plans.
· The number of dwelling units in each building.
· The total amount being paid.
(CBBCO, Chapter 1, Article V, Section 3(t))
39. Add a general note to the site plan that all plans submitted for permitting shall X
meet the City's codes and the applicable building codes in effect at the time
of permit aoolication,
40, Pursuant to approval by the City Commission and all other outside agencies, X
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.
41, The full address of the project shall be submitted with the construction X
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.
42. Show the proposed site lighting on the site and landscape plans (Chapter 4, X
Section 7.B.4) If possible, provide photo metrics as part of your TART plan
submittals.
"
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DEPARTMENTS INCLUDE REJECT
43. Any dwelling unit that has the optional elevator installed shall comply with X
the requirements of the Federal Fair Housing Act. Additional requirements of
the Fair Housing Act may he applicable, such as parking and accessible
routes.
PARKS AND RECREATION
Comments:
44. Park Impact Fee - 61 Single-family Attached DU's @ $771.00 each = X
$47,031.00, Payment to be made prior to issuance of first permit.
FORESTERJENVIRONMENTALIST
Comments:
45. The Landscape Architect should tabulate the total diameter inches of existing X
trees on the site. The tabular data should show the individual species of trees
proposed to be preserved in place, relocated or removed and replaced on site.
The replacement trees should be shown by a separate symbol on the
landscape plan sheet L2. [Environmental Regulations, Chapter 7.5, Article I
Sec. 7.D.p. 2.1.
46. All shade and palm trees on the Trees and Palms List must be listed in the X
description as a minimum of 12'-14' height, 3" DBH (4.5' off the ground), and
Florida #1 (Florida Grades and Standards manual). The height of the trees
may be larger than 12'-14' to meet the 3" diameter requirement; or any gray
wood (gw) or clear trunk (c.t.) specifications. [Environmental Regulations,
Chapter 7.5, Article II Sec. 5.C. 2.1.
47. The landscape plan proposes four (4) Brazilian Beautyleaf trees along the X
north property line. Staff recommends substituting these trees with a native
canopy tree.
PLANNING AND ZONING
Connnents:
48. Approval of this project is contingent upon the approval of the accompanying X
request for abandonment of Northeast 15th Place (ABAN 06-001) and land
use amendment / rezoning (LUAR 06-003).
49. A traffic study was sent to the Palm Beach County Traffic Division for X
concurrency review in order to ensure an adequate level of service. The Palm
Beach County Traffic Division determined that the proposed redevelopment
project meets the Traffic Performance Standards of Palm Beach County.
Furthermore, the County would support the re-alignment of the eastern
COA
02/08/06
8
DEPARTMENTS
segment of Northeast 15th Place, to align with the segment west of Federal
Highway, to eliminate the 110 feet offset. The Division suggests the
developer conduct a "traffic signal warrant analysis" at the re-aligned
intersection, as suggested by the developer's traffic engineer. The traffic
concurrency approval is subject to the Project Aggregation Rules set forth in
the Traffic Performance Standards Ordinance. No building permits are to be
issued after the build-out date of2008.
INCLUDE REJECT
50. Although not dimensioned on the elevations, the peak of the decorative X
cupolas would be 46 feet - nine (9) inches height. At the time of permitting,
the elevation pages would have to be revised to indicate the height dimension
of the decorative cupolas. Furthermore, the peak of the cupolas cannot
exceed 45 feet in height or the developer would have to request and be
approved for a height exception.
51. With regards to the east property line, staff commends the developer for X
substituting the three (3)-story models with the two (2)-story townhouse
models / recreation area where it abuts the single-family neighborhood.
However, the building at the northeast comer of the project is still proposed at
three (3) stories. Staff anticipates that the proposed height and proximity of
Building 1 (to the adjacent lot to the east) would negatively impact said lot.
Therefore, staff is recommending one (1) of the following two (2) solutions:
Either eliminate the easternmost unit of Building 1 (depicted as Model "A" of
Building 1 on the site plan) or reduce the height of Model "A" from three (3)-
stories to two (2)-stories. This modification will help the project comply with
the compatibility requirement of the IPUD zonin~ district.
52. At the time of permitting, on the site plan tabular data, indicate the square X
footage and percentage distribution of pervious surface and also indicate the
proposed lot coverage per Chapter 4, Section 7. Note that lot coverage cannot
exceed more than 50 percent (Chapter 2, Section 5.L.).
53. At the time of permitting, provide a detail of the fountain / sculpture proposed X
on the landscape plan (sheet Ll). Include its dimensions, material, and color
(Chapter 4, Section 7.D.).
54. All building elevations, including the cabana, should indicate paint X
manufacturer's name and color codes (Chapter 4, Section 7.D.).
55. In order to ensure proper maintenance of the buffer areas, staff recommends X
converting them from private property to "buffer tracts" that would be owned
and maintained by the Home Owners' Association.
56. A signature tree (such as a Yellow Elder, Tibouchina Granulsola, or X
Bougainvillea) 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.
,c
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9
DEPARTMENTS INCLUDE REJECT
57. The subject site is located along Palm Tran Bus Route 1. Staff recommends X
installing an upgraded shelter if a Palm Tran stop is located along Federal
Highway, abutting the subiect project.
58. As proposed in the new site plan, southbound egress (onto Federal Highway) X
will occur from the re-aligned Northeast 15th Place, However, the
Community Redevelopment Agency (CRA) staff in discussions with I.N.C.A.
recommends that the developer create a new left-hand stacking lane (on the
northbound side of Federal Highway) approximately 550 feet north of the
proposed intersection of Northeast 15th Place and Federal Highway, This new
left-hand stacking lane would allow for U-turn traffic movements onto
southbound Federal Highway. This would allow for an alternative and safer
method for southbound egress onto Federal Highway from the subject project.
The developer would be responsible for the cost of said improvements
should the Florida Department of Transportation approve the concept.
59. Community Redevelopment Agency (CRA) staff is requiring a detail on site X
plan of how overhead utilities along Federal Highway will be installed
underground.
60. No individual swimming pools or screened enclosures are proposed (or X
requested by the developer) and would be noted as such within the Home
Owners Association documents. Likewise, the developer does not intend to
screen-in the balconies either.
61. A six (6)-foot high wall is proposed along the entire perimeter of the north X
property line of the subject property. This may conflict with the six (6)-foot
high pre-cast concrete wall that was already approved along the south
property line for the Seaview Park Club project. This could be a potential
conflict because it would create a situation where there would be a narrow
gap between the subject property's proposed buffer wall and the approved
buffer wall (on the abutting property to the north). Therefore, staff
recommends that the applicant works with the abutting property owner to the
north to see if there may be mutual interest in eliminating one (1) of the walls
where two (2) are proposed. Also, staff recommends extending the wall
along the entire perimeter of the east property line of the subject property.
This will help buffer the subject property from the residential neighborhood
to the east as well as to help screen the intrusion of automobile headlights on
neighboring properties from parking areas and driveways.
COMMUNITY REDEVELOPMENT AGENCY COMMENTS:
Comments:
62. None X
CITY COMMISSION COMMENTS:
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02/08/06
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DEPARTMENTS INCLUDE REJECT
Comments:
63. To be determined, ~
MWRlelj
S:\Planning\SHARED\ WP\PROJECTS\Yachlsmans Cove\NW SP 06-003\COA.doc