R06-097
II
1 RESOLUTION NO. R06- oQ7
2
3 A RESOLUTION OF THE CITY OF BOYNTON
4 BEACH, FLORIDA, APPROVING A NEW SITE PLAN
5 FOR PROPERTY LOCATED AT THE EAST SIDE OF
6 FEDERAL HIGHWAY APPROXIMATELY 160 FEET
7 NORTH OF GATEWAY BOULEVARD; AND
8 PROVIDING AN EFFECTIVE DATE.
9
10 WHEREAS, the City Commission has reviewed an application for site plan
11 approval submitted by Harbor Cay LLC, for property located on the east side of Federal
12 Highway, approximately 160 feet north of Gateway Boulevard and finds that all conditions
13 precedent for consideration of the site plan have occurred; and
14 WHEREAS, following a quasi-judicial hearing the City Commission finds that the
15 site plan complies with the City's land development regulations, subject to the conditions of
16 approval set forth in the Development Order attached hereto as Exhibit "A"; and
17 NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF
18 THE CITY OF BOYNTON BEACH, FLORIDA, THAT:
Section 1.
The foregoing "WHEREAS" clauses are true and correct and
19
20 hereby ratified and confirmed by the City Commission.
Section 2.
The City Commission of the City of Boynton Beach hereby
21
22 approves the site plan presented to the City Commission on the date shown below,
23 subject to the Conditions of Approval set forth in the Development Order attached hereto
24 as Exhibit "A".
25
Section 3.
This Resolution will become effective immediately upon passage.
S:\CA \RESO\Site plan Approval - Habor Cay.doc
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PASSED AND ADOPTED this 1M day of May, 2006.
CITY OF BOYNTON BEACH, FLORIDA
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ATTEST:
(Corporate Seal)
S:\CA\RESO\Site plan Approval - Habor Cay.doc
DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA
Oevelopmenl
paz
Building
Engineering
Dec. Llcenle
Deputy City Clerk
Mr. Richard K. Brooks Jr., AlA, NCARB I RKB Architects Planne"'- 1M.
PROJECT NAME:
Harbor Cay
APPLICANT'S AGENT:
APPLICANT: Harbor Cay, LLC
APPLICANT'S ADDRESS: 2633 Lantana Road, Suite 44 Lake Worth, Florida 33462
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION:
May 2, 2006
TYPE OF RELIEF SOUGHT: Request new site plan approval to construct 23 fee-simple townhouse
units on a 1.429-acre parcel in the IPUD Infill Planned Unit Development
zoning district.
LOCATION OF PROPERTY: On the east side of Federal Highway, approximately 160 feet north of
Gateway Boulevard (see Exhibit "A" - Location Map)
DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO.
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
A.. 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
..2L 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: .5 //4/tJ~
, /
S:\PlanninglSHA1t.ED\WP\PROJECTS\Harbor Cay.NWSP 06.0111DO.doc
EXHBIIT"C"
Conditions of Approval
Project name: Harbor Cay
File number: NWSP 06-011
Reference: 2'. review plans identified as a New Site Plan with a March 14.2006 Planning & Zoning date
stamo marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments:
1. Provide a minimum outside turning radius of 55 feet to allow turning X
movements for Solid Waste (and Fire/Rescue) inside the proposed
community. Using AutoTum (or similar), show on the plans that the required
turning movements are provided. Particular attention should be given to the
entryways and interior intersections to allow ingress and egress for Solid
Waste and Fire/Rescue.
2. Define "Limited Times Trash Control Pickup Area". More information/detail X
is needed on the plans regarding corralling the roll-out carts for pickup at the
two indicated locations for the dead-end roadways on the north side of
Lakeside Harbour Drive.
3. One (I) of the parallel parking spaces proposed along the north side of X
Lakeside Harbor Drive is eannarked as the location for trash-pick up for roll-
out containers for Building 2, Building 3, and Building 4. It should be noted
that this area may be designated for the roll-out containers but cannot
simultaneously be eannarked for the parking spaces as well; they cannot co-
exist. Furthermore, the plans lack detail when it comes to the removal of
trash. Therefore, the applicant would be required to designate this area
specifically for the roll-out containers. Another deficiency with the design is
that the designation of this space for the roll'<lUt containers causes the
elimination of at least two (2) and possibly three (3) guest parking spaces. At
the time of permitting, the roll-out container location shown on the site plan
would have to be modified and reconfigured to meet the appropriate space
needed to accommodate 12 roll-out trash containers.
PUBLIC WORKS - Traffic
Comments:
4. The minimum right-of-way width for an IPUD is 40 feet., with two (2) 12- X
feet paved travel lanes, but in no case less than two (2) 10- feet travel lanes
are to be provided. A waiver request has been made and approved to reduce
the right-of-way width from 40 feet to 35 feet. This revision has only been
made on Lakeside Harbor Drive. If the applicant wishes a further reduction
in right-of-way width on the remaining secondary roadways a second waiver
request needs to be made, so stating, with the required justification, for
review and response.
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5. The main point of ingress / egress (at Lakeside Harbor Drive and Federal X
Highway) shall be widened to provide two (2) 12-foot lanes at the intersection
tapering to two (2) 10 foot lanes east of the intersection to provide a safer
entry for vehicles turning into the development from Federal Highway.
ENGINEERING DIVISION
Comments:
6. Please note that changes or revisions to these plans may generate additional X
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.
7. 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.
8. Show sight triangles on the Landscape plans (LDR, Chapter 7.5, Article II, X
Section 5 .H.) Reference FDOT Standard Index 546 for the sight triangles
along Federal Highway.
9. Provide an engineer's certification on the Drainage Plan as specified in LDR, X
Chapter 4, Section 7.F.2.
10. Indicate by note that catch basin and manhole covers shall be bicycle proof X
(LDR, Chapter 6, Article lV, Section 5.A.2.g).
II. Insufficient elevation information was provided outside the property lines to X
establish historic flow patterns and how they will be accommodated by the
drainage design for this project. This information shall be provided so that an
evaluation may be properly conducted.
12. Full drainage plans, including drainage calculations, in accordance with the X
LDR, Chapter 6, Article lV, 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:
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14. Please provide a timeline that clearly illustrates when water and sewer X
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.
15. 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 utilitv easements or public rights-of-way.
16. Palm Beach County Health Department permits will be required for the water X
and sewer svsteffiS serving this project (CODE, Section 26-12).
17. 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
!!Teater (CODE, Section 26-16(b)).
18. 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.
Please demonstrate that the plan meets this condition, by showing all hydrants
existing and/or proposed for this proiect.
19. 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.
20. Comprehensive Plan Policy 3.C.3.4. requires the conservation of potable X
water, Due to the proximity of this project to the Intracoastal Waterway the
use of potable water may considered and will be evaluated at the time of
nermittin~.
21. 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.
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26-3lli)
22. This office will not require surety for installation of the water and sewer X
utilities, on condition that the systems be fully completed, and giyen 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.
23. 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~okct, in accordance with the CODE, Section 26-15.
24. Service laterals can onlybe a maximum of tOO-feet in length. X
25. Utility construction details will not be reviewed for construction acceptability X
at this time. An 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 ~ication.
FIRE
Comments:
26. The NFP A 13R sprinklers are required inside an buildings that are three (3) X
or more stories.
POLICE
Comments:
27. It is recommended that a photometric light study be completed to show that X
standards are met and the site has safe lighting levels.
28. Show an necessary traffic control devices such as stop bars, stop signs and Do X
Not Enter signage on site plans.
29. If gated access, show location of visitor can box. X
BUILDING DIVISION
Comments:
30. The height and area for buildings or structures of the different types of X
construction shan 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.
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31. 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.
32. General area modifications to buildings shall be in accordance with 2004 X
FBC, Section 506. Provide calculations verifYing compliance with the above
code sections and the 2004 FBc, Table 503.
33. Buildings, structures and parts thereof shall be designed to withstand the X
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.
34. 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 (o~[) on the olans for the building design.
35. 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
annlication.
36. Add to all plan view drawings of the site a labeled symbol that represents the X
location and perimeter of the limits of construction proposed with the subject
reauest.
37. At time of permit review, submit signed and sealed working drawings of the X
nronosed construction.
38. Indicate the overall height of the/each building. X
39. At the time of permit review, submit details ofreinforcement of walls for the X
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
dwellin" unit shall comolv.
40. Bathrooms and kitchens in the covered dwelling units shall comply with the X
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
nlans.
4 I. If an accessible route has less than 60 inches clear width, then passing spaces X
at least 60 inches bv 60 inches shall be located at reasonable intervals not to
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exceed 200 feet. A "T"-intersection of two corridors or walks is an acceptable
oassing place. 2004 FBC, Section 11-4.3.4.
42. Add to the submittal a partial elevation view drawing of the proposed X
perimeter screen wall. IdentifY the type of screen wall material and the type
of material that supports the screen wall, including the typical distance
between supports. Also, provide a typical section view drawing of the screen
wall that includes the depth that the screen wall supports are below finish
grade and the height that the screen wall is above fmish grade. The location
and height of the screen wall shall comply with the screen wall regulations
specified in the Zoning Code.
43. 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, A water-use permit from SFWMD is required for an irrigation
system that utilizes water from a well or body of water as its source. A copy
of the permit shall be submitted at the time of permit application, F.S.
373.216.
44. If capital facility fees (water and sewer) are paid in advance to the City of X
Boynton Beach Utilities Department, the following infonnation 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 ofbedroorns in each dwelling unit.
E The total amount paid and itemized into how much is for water and how
much is for sewer.
(CBBCO, Chapter 26, Article II, Sections 26-34)
45. At time of permit review, 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.
46. At time of permit review, submit separate surveys of each lot, parcel, or tract. X
For purposes of seeing 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 oermit review.
47. At time of building permit application, submit verification that the City of X
Boynton Beach Parks and Recreation Impact Pee requirements have been
satisfied by a paid fee or conyeyance of property. The following infonnation
shall be orovided:
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A A legal description ofthe 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 I, Article V, Section 3(1))
48. 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 pennit application submittal. The plans must incorporate
all the conditions of approval as listed in the development order and approved
by the City Commission.
49. The full address of the project shall be submitted with the construction X
documents at the time of pennit 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 pennit application at the time of application submittal.
-~
50. Show the proposed site lighting on the site and landscape plans (LDR, X
Chapter 4, Section 7.BA). If possible, provide photo metrics as part of your
TART plan submittals.
51. Add to the site data the total area under roof of each residential building. X
Provide tabular area data for each floor of each building. The breakdown shall
include the following areas and each area shall be labeled on the applicable
floor plan drawing:
A Common area covered walkways;
B Covered stairways;
C Common area balconies;
D Entrance area outside of a unit;
E Storage areas (not part of a unit);
F Garages (not part of a unit);
G Elevator room;
H Electrical room;
I Mechanical room;
J Trash room;
K Mailbox pickup and delivery area; and
L Any other area under roof.
(Chapter 4 - Site Plan Review, Section 7.E.2 and 3)
52. If this project is located within the Downtown Stormwater hnprovement X
Watershed, appropriate fees must be paid to the City of Boynton Beach
Utilities Deoartment prior to the issuance of a building pennit per the
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CBBCO, Chapter 26, Section 26-406. Proof of payment shall be submitted to
the Building Division at the time of Permit application submittal.
PARKS AND RECREATION
Comments:
53. Park Impact Fee - 23 single family, attached units @ $771.00/unit = X
$17,733.00 to be paid prior to initial permit
54. Please be advised that the planting of oak trees in small spaces is not X
recommended due to the large amount of damage received during Hurricane
Wilma.
55. Separate the plant list into trees, palms, shrubs and groundcover. X
FORESTER/ENVIRONMENT ALIST
.
Comments:
56. 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 I of I (Chapter 7.5, Article I Sec. 7.D.p. 2.).
57. If potable water is used, the use of drought tolerant plant species (per the X
South Florida Water Management District Manual) shaH be maximized and
the irrigation system should have water conserving designs (such as a drip
sYstem)~ where possible. .
58. Trees with roots known to cause damage to public roadways or other public X
works, such as Ficus species, shaH not be planted (Chapter 7.5, Article II,
Section 5.C.2.).
PLANNING AND WNING
Comments:
59. Approval of this project is contingent upon the approval of the accompanying X
request for land use amendment / rezoning (LUAR 06-009).
60. On the site plan (sheet AO.O), eliminate the note "Future Phase II" because X
this property is not a part of the subiec! proiect.
61. In addition to the elevation pages that have been submitted, provide X
sUPDlemental drawings of the east and south elevations of Building 5 that
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depicts the townhouse buildings in the background with plant material (trees)
proposed in the foreground proposed at the specifications at the time of their
installation. In addition, provide another drawing that shows same but with
the nlant material at maturity.
62. Provide a scaled, cross-section drawing of "Building 5" that depicts the X
building height, proposed setbacks, buffer walls, trees, and adjacent
structures. If no adjacent structures are present, please graphically show the
required setbacks and maximum height of a home that could be built in the
future.
63. The traffic concurrency approval is subject to the Project Aggregation Rules X
set forth in the Traffic Performance Standards Ordinance and no building
nermits are to be issued after the build-out date of 2009.
64. The IPUD zoning district perimeter setbacks shall mirror setbacks of adjacent X
zoning district(s) but with a minimum of the setback required for a single-
family residence as determined by the orientation of the structures in the
IPUD (Chapter 2, Section 5.L.3.). The property to the southeast is zoned
Single-family Residential (R-l-AA) and developed with a home. The rear
setback of the R-I-AA zoning district is 20 feet. The site plan proposes a
setback of 10 feet, which is not compatible with the adjacent zoning district
and property. Building 5 must be setback a minimum of 20 feet from the
south property line prior to the issuance of any setbacks. Approval of the site
plan as currently designed would necessitate the approval of a zoning code
vanance
65. The city is not obligated to automatically approve the level of development X
intensity request 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.J.c.). Therefore, staff strongly
recommends limiting Building #5 to 2-stories rather than 3-stories,
eliminating the eastern portion of the 3m story of Building #5, or increasing
the width of the east landscape buffer so that the setback of Building #5 is
eQuivalent to Building #3, Units 16 through 19.
66. The IPUD zoning district requires 200 square feet of usable open space per X
dwelling unit. The plan proposes 23 dwelling units, and therefore, 4,600
square feet of usable open space is required (Chapter 2, Section 5.L.3.). On
the site plan tabular data (sheet 101), please indicate that 4,600 square feet of
usable open space is required. The pool/clubhouse area may be used to meet
this requirement. It should be noted that the site plan in conjunction with the
Patio Wall with Trellis Detail show that three (3)-foot tall knee walls are
proposed within the usable open space areas between "Building 3" and
"Building 4". While these are attractive amenities, they give the appearance
that each unit would have a private courtyard. They function as barriers
between private and public space and therefore, these private courtyards are
contrary to the intent of the usable open space requirement of the IPUD
zoninl! district. Staff recommends eliminatinl! the small knee walls from the
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design of the usable open space areas.
67. On the site plan tabular data, indicate proposed lot coverage per Chapter 4, X
Section 7. Note that lot coverage cannot exceed more than 50 percent
(Chapter 2, Section 5.L.).
68. All building elevations should graphically indicate the paint manufacturer's X
name and color codes on each drawing. Staff recommends using a color
schedule (Chapter 4, Section 7.D.).
69. The site plan proposes several driveway spaces in front of the garages. The X
plans show that they would be at least 18 feet in length and the same width as
the garage. However, the back-up distance is less than 24 feet and therefore,
not meeting current engineering standards. Therefore, these areas cannot be
counted as extra parking spaces. The site plan would have to be modified to
eliminate the designation of "driveway space" for those driveway spaces that
do not have at least 24 feet of back-up space. Staff will not consider these
tandem spaces as legal parking spaces (for site plan purposes).
70. 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.
71. On the landscape plan, ensure that the plant quantities match between the X
tabular data and the graphic illustration. Also, please indicate the proposed
species and quantity on the landscape plan (sheet L2). This makes it much
easier to determine compliance with applicable codes.
72. All trees, if proposed as trees, must be at least 12 feet in height and three (3) X
caliper inches at the time of their installation (Chapter 7.5, Article II, Section
5.C.2.). This applies to the Green Malayan Coconut palm, Yellow Geiger
tree, and Ligstrum tree.
73. Fifty percent (50%) of all site landscape materials must be native species X
(Chapter 7.5, Article II, Section 5,P). Please categorize as follows: 1. Shade
trees, 2. Palm trees, 3. Shrubs & Groundcover. On the landscape plan,
indicate the total quantities within each category and their native percentages.
Also, staff recommends increasing the plant palette to provide for greater
variety of native material.
74. At the time of permitting, provide a drawing ofa typical freestanding outdoor X
lighting pole. The typical drawing of the freestanding outdoor lighting poles
must include the color and material. The design, style, and illumination level
shall be compatible with the buildling design (height) and shall consider
safety, function, and aesthetic value (Chapter 9, Section IO.F.1.). A
minimum average light level of one (I) foot candle shall be provided, with no
more than t 0% of the spot readings below one (I) foot candIe and none
below Y, foot candle (Chapter 23, Article n.A.1.a). The site plan shows the
location of the light Doles but no photometric plans were included within this
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submittal. The photometric plan must demonstrate that lighting levels will be
adequate and not "spill" over onto adiacent properties.
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75. The applicant is responsible for compliance with Ordinance 05-060, the "Art X
in Public Places" program and must demonstrate their participation. As of
today, nothing has been submitted to the City. The Art Information Form
must still be completed prior to approval to indicate the preliminary
construction valuation, and whether the developer will provide on-site art, or
opt to pay the fee-in-lieu of providing proiect art.
76. The double-trunk Montgomery palm trees do not provide enough canopy X
spread to function as an upper level buffer between the subject property and
the east property line. Staff recommends substituting them with a native
canopy tree.
77. Overhead wires are located approximately four (4) feet west of the entire X
property line along Federal Highway so the choice and quantity of landscape
material proposed within this landscape buffer is limited. However, staff
recommends incorporating additional small growing palm or canopy trees
into the west landscape buffer in order to further breakup the impact of a
three (3)-story building proposed five (5) feet from the west property line or
install the overhead power line underground so that there would be no
conflict with the landscaping.
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78. The width of the east landscape buffer varies between five (5) feet and 10 X
feet. The narrower portion is proposed north of Lakeside Harbor Drive. Four
(4) "High Rise" Live Oak trees, spaced 20 feet on center are proposed within
the east landscape buffer, north of Lakeside Harbor Drive and east "Building
4", Staff recommends inserting a Dahoon Holly tree between each of these
"High Rise" Live Oak trees to lessen the impact of the three (3)-story building
which is proposed adiacent to the single-family neighborhood.
79. 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 proiect.
80. At the time of permitting, staff wants to ensure that the applicant has an X
explanation to or a formal agreement in place with the adjacent property
owners regarding the maintenance of the "outside" of the wall, since the wall
is proposed so close to the property lines. However, if the developer can
demonstrate to staff that location of the wall is such that it does not require
traversing an adjacent property in order to maintain the "outside" of the wall,
then no formal agreement will be required.
81. No buffer wall color(s) were indicated on the Perimeter Fence Detail. X
Therefore, staff recommends that the color of the masonry wall be compatible
with the colorCs) proposed for the townhouse buildings.
82. Community Redevelopment Agency (CRA) staff recommends increasing the X
COA
04/12/06
12
DEPARTMENTS INCLUDE REJECT
size of the two (2) bougainvillea at both sides of the Federal Highway trellis
from eight (8) feet to 16 feet at time of installation.
83. Community Redevelopment Agency (eRA) staff recommends adding X
openings and architectural elements to north elevations of Units I and 5 and
south elevations of Units 4 and 8.
ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY
COMMENTS:
Comments:
84. All buildings shall have similar roof designs. X
85. Applicant agreed to reduce the height of the southern unit in building #5 to X
two (2) stories.
ADDITIONAL CITY COMMISSION COMMENTS:
Comments:
85. To be detennined.
MWR/elj
S:\planningISHAREDIWPIPROJECTSIHarbor CaylNWSP 06-011ICOA.doc
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