S225-009 Palms at Hobe Sound Phases I, II, III

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MARTIN COUNTY, FLORIDA
DEVELOPMENT REVIEW
STAFF REPORT
A. Application Information
THE PALMS AT HOBE SOUND PUD PHASE I, II, III
FINAL SITE PLAN
Applicant:
Property Owner:
Agent for the Applicant:
County Project Coordinator:
Growth Management Director:
Project Number:
Application Type and Number:
Report Number:
Application Received:
Transmitted:
Date of Report:
Greenland Palms LLC
Greenland Palms LLC
Donald J. Couzzo, Cuozzo Planning Solutions, LLC
Paul Schilling, Principal Planner
Nicki van Vonno, AICP
S225-009
D007 201600106
2016_0801_S225-009_DRT_Staff_FINAL
04/18/2016
04/20/2016
08/01/2016
B. Project description and analysis
Request for PUD Final Site Plan approval for Phases I, II and III of the approved Palms at Hobe Sound
Master Site Plan. The vacant subject property is approximately 12.3 acres located on the west side of
Federal Hwy (US-1) approximately 1700 feet north of Bridge Road in Hobe Sound. Included in this
application is a request for a Certificate of Public Facilities Reservation.
The property has a current PUD (Planned Unit Development) zoning and is designated for High Density
(Residential) use on the Future Land Use Map (FLUM) of the Comprehensive Growth Management
Plan (CGMP). The current land use designation was applied to the property as a result of a CGMP
amendment filed in 2008 to change the land use from a Mobile Home designation to the High Density
designation. The amendment was approved by the Board of County Commissioners (BCC) on August
12, 2009.
Subsequent to the land use change action the BCC acted to change the previous mobile home zoning on
the property to the PUD district and to approve a PUD Master Site Plan for a 120-unit multiple family
development for the site. The approvals were granted on August 12, 2009. The northerly two thirds of
the parcel lies within the Hobe Sound Community Redevelopment Area (CRA). The adopted CRA
regulations for the design and the construction of structures within the CRA are applicable to this
development.
For several decades the subject property was the site of a mobile home park. The mobile homes were
removed prior to 2009 and the site is currently vacant and undeveloped with very little vegetation. A
Development Review Staff Report
wetland approximately 0.3 acres in size, 0.63 acres of native upland habitat, and 0.13 acres of native
xeric area are part of a preserve area management plan (PAMP) which was approved on September 7,
2012.
On October 23, 2012, the BCC approved the Second Amendment to the PUD Zoning Agreement. The
amendment revised the Master Site Plan from the previously approved 120 multi-family unit
condominium project to a 270 Bed Residential Care Facility. The plan contains one to three story
Residential Care Facility buildings with a one story common area wing containing common dining and
food preparation areas, a pool areas as well as service and loading area.
The construction timetable for this approved project included 4 phases. Phase I, II and III would include
118 beds, 120 beds and 10 beds respectively. Phase IV would include an additional 22 beds. Phase I
was required to be completed within two (2) years of approval of the PUD amendment and Phases II, III
and IV were required be completed three (3), four (4) and five (5) years from the date of approval,
respectively.
On April 29, 2016, the applicant’s request for a statutory timetable extension was acknowledged. This
extended the timetable to obtain final site plan approval for Phase I from October, 2016 to June,
2017 and Phase IV from October, 2017 to June, 2018.
The current request is for PUD Final Site Plan approval for Phases I, II and III.
The proposed development is located within the Primary Urban Service District of Hobe Sound. Water
and wastewater services will be provided to the site by the South Martin Regional Utilities Company.
C. Staff recommendation
The specific findings and conclusion of each review agency related to this request are identified in
Sections F through T of this report. The current review status for each agency is as follows:
Section
F
F
G
H
H
I
J
J
K
L
M
N
N
O
O
P
P
Q
Division or Department
Comprehensive Plan
ARDP
Development Review
Urban Design
Community Redevelopment
Property Management
Environmental
Landscaping
Transportation
County Surveyor
Engineering
Addressing
Electronic File Submission
Water and Wastewater
Wellfields
Fire Prevention
Emergency Management
ADA
Reviewer
Paul Schilling
Samantha Lovelady
Paul Schilling
Paul Schilling
Paul Schilling
Colleen Holmes
Shawn McCarthy
Karen Sjoholm
Stephanie Piche
Michael O’Brien
Michelle Cullum
Emily Kohler
Emily Kohler
James Christ
James Christ
Doug Killane
Debra McCaughey
Judy Lamb
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Phone
288-5473
288-5664
288-5473
288-5473
288-5473
288-5794
288-5508
221-1317
223-4858
288-5418
288-5512
288-5692
288-5692
320-3034
320-3034
288-5633
219-4941
221-1396
Assessment
Non-Comply
Comply
Non-Comply
N/A
Pending
N/A
Non-Comply
Non-Comply
Non-Comply
N/A
Non-Comply
Comply
Comply
Comply
Comply
Comply
N/A
Non-Comply
R
R
S
T
Health Department
School Board
County Attorney
Adequate Public Facilities
Todd Reinhold
Kimberly Everman
Legal Department
Paul Schilling
221-4090
219-1200
288-5444
288-5473
Comply
N/A
Pending
Review Pending
D. Review Board action
This application is classified as a major development. As such, final action on this request for Final Site
Plan approval is required by the Board of County Commissioners at a public meeting.
Pursuant to Section 10.1.F, Land Development Regulations, Martin County, Fla., (2016) it shall at all
times be the applicant’s responsibility to demonstrate compliance with the Comprehensive Growth
Management Plan (CGMP), Land Development Regulations (LDR) and the Code.
The applicant is required to re-submit materials in response to the non-compliance findings within this
report. Upon receipt, the re-submitted materials will be transmitted for review to the appropriate review
agencies and individuals that participate in the County's review process. A revised staff report will be
created once the next review cycle has been completed.
E. Location and site information
Location:
West side of Federal Hwy (US-1) approximately 1700 feet north of
Bridge Road in Hobe Sound
Parcel number(s) and address:
Existing Zoning:
Future land use:
Community redevelopment area:
Commission district:
Municipal service taxing unit:
Planning area:
Storm surge zone:
Taxing district:
3438420002600001090000 11500 SE Federal Hwy
PUD, Planned Unit Development
High Density Residential
Hobe Sound
3
Southern MSTU
South County
N/A
C
General features of The Palms at Hobe Sound development:
Area:
12.34 acres
Proposed uses:
248 residential care facility beds
22 residential care facility beds (future expansion)
Wetland and upland preserves:
1.06 acres
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LOCATION MAP
Adjacent existing or proposed development:
To the north:
Single family and duplex residential
To the south:
Multiple family residential, commercial
To the east:
US 1
To the west:
Golf course, vacant and undeveloped
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ZONING MAP
Zoning district: PUD, Planned Unit Development
Page 5 of 31
FUTURE LAND USE MAP
Future land use designation: High Density Residential
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HOBE SOUND CRA MAP
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F. Determination of compliance with Comprehensive Growth Management Plan requirements Growth Management Department
Unresolved Issues:
Item #1:
Generic Comp Plan Compliance-GMD
This application cannot be deemed to be in compliance with the Martin County Comprehensive Growth
Management Plan (CGMP) until the issues identified in this report have been satisfactorily resolved.
MARTIN COUNTY, FLA., CGMP, §1.3
Item #2:
The 2009 land use change from a Mobile Home use to High Density use, the approval of the zoning
change to the PUD zoning district and the approval of the PUD Master Site Plan were predicated on the
CGMP Chapter 6, Housing Element policy which states,
POLICY IN PLACE IN 2009
6.4.A.6.b.: Policy: Martin County shall implement a no net loss policy for lands designated as
Mobile Home Density on the Future Land Use Map. Lands designated Mobile Home Density
shall be changed to another designation only where other suitable lands can be redesignated as
Mobile Home Density or where the proposal to change the designation is accompanied by a
planned unit development application that will, at a minimum, ensure that there is no involuntary
displacement of mobile home residents and that any site-built units which replace mobile home
units qualify as affordable housing for at least thirty years after initial occupancy.
CURRENT POLICY
Policy 6.1D.8. No net loss of mobile home lands. Lands designated Mobile Home Density on the
Future Land Use Map shall be changed to another designation only where (1) other suitable
lands can be redesignated as Mobile Home Density or (2) where the proposal to change the
designation is accompanied by a planned unit development application that will, at a minimum,
ensure (1) no involuntary displacement of mobile home residents and (2) any site-built units that
replace mobile home units qualify as affordable housing for at least 30 years after initial
occupancy. The affordable units proposed in the PUD must contain a combination of very low,
low, and moderate and workforce housing as determined by the BCC.
The current PUD zoning agreement special affordable housing condition provides a set-aside of 34
residential units (25 one bedroom and 9 two bedroom units) to meet the stated CGMP housing policy.
The policy applies to the residential care facility use of the property and compliance with the policy
must be documented with comparable affordable units. An equivalent set-aside of 43 beds was
incorporated into the revised master plan for the residential care facilities approved on October 23, 2012.
The applicant must demonstrate compliance with the 43 bed affordable unit requirement.
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Item #3:
Goal 2.1. Martin County shall broaden, enhance, and protect the quality of life of Martin County residents.
Objective 2.1A. Text amendments to the CGMP and amendments to the FLUM shall allocate land use so as to
provide for compatibility with existing development and long term planning goals.
Policy 2.1A.1: No land uses or development shall:
(1) exceed 15 units per acre.
(2) have more than four stories including those unenclosed lower floors used for storage, parking or
other purposes. Rebuilding of oceanfront structures on Hutchinson Island to the original building
configuration shall not be considered inconsistent with this policy.
(3) be more than 40 feet high. Building height shall be measured from the average finished grade at the
perimeter of the building, except in flood hazard areas. In flood hazard areas building height shall be
measured from the base flood elevation requirement for the lowest floor as shown on the flood
insurance rate map published by the Federal Emergency Management Agency (FEMA). Building
height shall be the difference between the finished grade or the base flood elevation described above
and either the highest point of the coping of a flat roof, the deck line of a mansard roof, or the mean
height level between eaves and ridge of gable, hip, and gambrel roofs. The mean height level between
the ridge and the eaves shall be determined on the highest section of roof. Limited exceptions shall be
allowed for structures such as church steeples, roof structures, utility poles, park lighting, emergency
structures, agricultural and industrial structures, and communications facilities as detailed in Article 3,
Section 3.14., Land Development Regulations, Martin County Code on August 13, 2013.
The applicant must demonstrate compliance with building height measurement requirements.
Item #4:
Density Allocation & Intensity Standards
Compliance with the CGMP density allocations and intensity performance standards must be
documented. MARTIN COUNTY, FLA., CGMP, §4.1.F.1 and 2 (2016)
The applicant provided a density transition analysis as part of the previously approved Master Site Plan
application. Please provide a copy of the of the density transition analysis.
The applicant must document compliance.
G. Determination of compliance with land use, site design standards, zoning, and procedural
requirements - Growth Management Department
Unresolved Issues:
Item #1:
Posting Of Signs
Not more than ten days after a development application has been determined to be complete, the
applicant shall post the property that is the subject of the application. [Martin County, Fla., LDR,
Section 10.6.B. (2016)]
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Must submit the required affidavit of sign posting along with photo documentation.
Item #2:
Site Plan
A complete site plan is required as part of the application pursuant to Section 10.2.B.5, LDR, Martin
County, Fla. (2016)
1. Revise the name in title block to The Palms at Hobe Sound, PUD Phase I, II, III Final Site Plan
2. Please remove the two proposed project signs. The proposed signage will be reviewed as part of
your future building permit applications. Add the following note to the site plan: “All signs shall
be in accordance with Martin County applicable codes and ordinances in effect at the time of
permit application.”
3. Indicate the height measured in feet and number of stories for each structure.
4. The project boundary lines must be clearly depicted and dimensioned. Please add the boundary
dimensions.
5. Remove all references to future phases.
6. Please add the graphical representation of the “100 foot Density Transition Tier Dimension” to
the site plan as shown on the approved master site plan.
7. Show typical stall dimensions (accessible spaces and standard spaces) on the Final Site Plan.
Item #3:
The applicant must demonstrate compliance with residential care facility standards pursuant to Section
3.93., LDR. Martin County, Fla. (2016)
Item #4:
The applicant must demonstrate compliance with building height standards. Please provide architectural
elevations indicating the height in feet of the buildings.
Item #5:
Timetable of Development
This is now a single phased project. The entire project is to be constructed in one phase.
The timetable of development for final site plans require all permits to be obtained within one year of
approval and require all construction to be completed within two years of approval. MARTIN
COUNTY, FLA., LDR, § 10.1 and 5.32 (2016)
Item #6:
PUD Zoning Agreement
The applicant must clearly demonstrate that they are currently in compliance with all conditions and
requirements of the Palms at Hobe Sound PUD Zoning Agreement and the Two Amendments thereto.
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Exhibit E “Timetable of Development” must be revised to accurately reflect the currently proposed
single phase project.
Additional revisions to the PUD Zoning Agreement may be required.
Additional Information:
Information #1:
Required Permits
The applicant has elected ‘Option 2’ regarding the submission of Agency permits. Prior to scheduling
the mandatory pre-construction meeting for construction commencement authorization, all applicable
local, state, and federal approved permits are to be submitted for review by the County Administrator
with remittance of a $600.00 review fee. If an application is made to any permitting agency for a
modification to a permit that was required to be issued prior to final site plan approval, the application
for the permit modification must be submitted concurrently to Martin County. MARTIN COUNTY,
FLA., LDR, §10.9.A (2016)
Information #3:
Land Clearing
No land clearing is authorized prior to the mandatory pre-construction meeting for the project. Property
corners and preservation areas shall be located by a licensed land surveyor and clearly marked in the
field prior to the pre-construction meeting. Authorization for clearing to install erosion control devices
and preserve barricades will be granted at the pre-construction meeting. No additional land clearing
shall commence until a satisfactory inspection of the required control structures and barricades has been
obtained. Authorization for the relocation of gopher tortoises within the development, as provided for on
state agency permits, may be granted by the Growth Management Department upon review of required
permit materials. MARTIN COUNTY, FLA., LDR, § 10.8.A (2016)
H. Determination of compliance with the urban design and community redevelopment requirements
– Community Development Department
Commercial Design
N/A
The proposed project is not located within the General Commercial, Limited Commercial, Commercial
Office/Residential or Waterfront Commercial Future Land Use Designations. Therefore, the
Commercial Design reviewer was not required to review this application for consistency with the
Martin County Codes for the commercial design requirements of the Land Development Regulations.
MARTIN COUNTY, FLA., LDR, § 4.871.B. (2016)
Community Redevelopment Area
Pending
The northerly two thirds of the parcel lies within the Hobe Sound Community Redevelopment Area
(CRA). The adopted CRA regulations for the design and the construction of structures within the CRA
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are applicable to this development.
I. Determination of compliance with the property management requirements – Engineering
Department
N/A
No dedication of additional right of way is required or proposed by the Applicant pursuant to the
Roadway Classifications set forth in Section 4.843.B, Land Development Regulations, Martin County,
Fla. [2001] which includes Table 4.19.1 that lists the minimum right of way requirements. Therefore,
the Applicant is not required to submit due diligence materials for review by the Martin County Real
Property Division.
J. Determination of compliance with environmental and landscaping requirements - Growth
Management Department
Environmental
Unresolved Issues:
Item #1:
Environmental Assessment
There are inconsistencies between the acreage numbers shown on the FLUCCS map within the
environmental assessment and the FLUCCS habitat descriptions. Please correct accordingly.
It is unclear from the environmental assessment if the South Florida Water Management District has reverified the jurisdictional wetland line that is more than five years old. Paragraph 4.04 states that staff
from SFWMD visited the site in March 2016 to verify the wetland line, but then states later in the
paragraph and in the conclusion section that the last wetland jurisdictional determination was conducted
in 2009. Please clarify and revise this document accordingly.
The cross-sectional detail shown on the Upland Preserve Re-planting plan for replanting of native
vegetation depicts a dimentional measurement of a 9 square foot area although it appears the area should
be 900 square feet. Please correct.
Please add a note to the re-planting plans that states any area within the preserve that is devoid of natural
associations of native vegetation immediately after exotic plant removal will require re-planting
pursuant to Section 4.2.G.2., LDR, Martin County, Fla. (2016)
Item #2:
Upland Rare Habitat
Please revise the proposed final site plan and construction plans to show the property boundary of the
native xeric preserve area with straight lines so this permanent preserve area can be correctly located by
survey in the field.
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Item #3:
Land Clearing Plan
Please remove the overlay of the project from the land clearing page as this page is to only show land
clearing and erosion control activities. In addition, the following shall be included on the land-clearing,
grubbing, and erosion control page:
1. Location and limits of areas to be cleared.
2. Locations of perimeter native vegetation to be retained as un-cleared during construction.
3. Locations of erosion control devices (silt fence).
4. Locations of preserve area/construction barricades (orange mesh safety fence) to be located
along the perimeter of the preserve area boundaries, including the native xeric preserve area.
5. Erosion control devices (silt fence) offset at least 5' from preserve area boundaries.
6. Location of tree protection barricades, where warranted.
7. Location of on-site posted land clearing permit and permit box (to retain approved plan).
8. Locations of any materials to be temporarily stockpiled to include land clearing debris or
excavated materials.
9. Construction details for the installation of erosion control devices and preserve area barricades.
10. Proposed method for soil stabilization following land clearing.
11. Include the text: 'Property corners shall be located by a licensed land surveyor and clearly
marked in the field prior to the Engineering Department's pre-construction meeting for site
development.'
12. Include the text: 'Authorization to install erosion control devices and preserve barricades will be
granted at the pre-construction meeting.'
13. Include the text: 'No additional land clearing shall commence until a satisfactory inspection of
the required control structures and barricades has been obtained.'
14. Include the text: 'A site preparation permit may be obtained subsequent to the satisfactory
inspection of the erosion control devices. This permit shall be posted in the permit box, its
location shown elsewhere on this page.'
15. Include the text: 'All construction barricades and silt fences will remain in place and be
monitored for compliance by the permit holder during the permitted development activities.'
16. Include the text: 'Following certification of occupancy for the development, all barricades and
erosion control devices shall be removed and disposed of by the contractor.'
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Item #4:
Construction Grading To Preserves
Please clarify or revise cross-sectional detail B-B in the construction plans to clearly show no
construction activities are proposed within the wetland buffer. Please also demonstrate that all proposed
structures meet this section of code. Pursuant to Section 4.2.E., LDR, Martin County Fla., the following
shall apply:
4.2.E. Setbacks for construction and building maintenance activities. Wetland buffers shall be protected
from encroachment during construction and building maintenance activities as follows:
1.
New construction (including fill proposed adjacent to wetland buffer zones and upland preserve
areas) shall be set back a minimum of ten feet for primary structures;
2.
Setbacks for accessory structures, such as, but not limited to, pool decks, screen enclosures and
driveways, shall be five feet.
3.
Graded areas landward of these required buffer protection areas shall not exceed a slope of one
foot vertical to four feet horizontal. All slopes shall be properly stabilized upon completion of
construction to the satisfaction of the County Administrator.
Item #5:
Firewise Protection Standards
The following comments are in response and review of the Florida Wildfire Risk Assessment Scoresheet
provided with your application.
Please provide analysis and justification for the scores provided in the follow sections of the scoresheet
and response to the following:
Section A. Access.
Section B. Vegetation. Information in this section is to be corroborated by an on-site field
inspection. Habitat management criteria may need to be established in the PAMP to maintain vegetation
in the hazard category provided on scoresheet and to improve or maintain the overall health of the
preserve.
Projects that score less than 75 on the scoresheet and are showing the location of the defensible space to
be partially located in the preserve, shall provide a firewise protection plan to be part of the PAMP. The
plan shall follow the firewise landscaping guidelines developed by the Florida Forest Service. The
portion of preserve area within the defensible space shall be maintained in perpetuity in accordance with
the firewise protection plan.
Section C. Building Construction. Proposed building construction methodology, as identified
on the scoresheet, will need to be conveyed to requisite documents and plans for approval including the
Development order, Final Site Plan, Declaration of Covenants and Restrictions approved with plat, and
future building permits. The Final Site Plan shall have notes to document and convey this requirement.
Section D. Fire Protection. Review to be confirmed by Fire Marshall.
Section E. Utilities.
Section F. Additional Rating Factors.
Required Firewise setbacks shall be illustrated on the final site plan with other setback requirements.
Provide for compliance with the following on the plans provided for review:
If the proposed residential development scores a 75 or more on the Florida Wildfire Risk Assessment
Scoresheet, a 30-foot defensible space between proposed primary or attached secondary structures and
native habitat areas managed for conservation or preservation on adjoining properties shall be required.
MARTIN COUNTY, FLA., LDR, § 4.35.E.2., (2016)
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New residential development requiring a minor or major site plan approval for future land use
designations shall incorporate a 30-foot defensible space between proposed primary or attached
secondary structures and native habitat areas managed for conservation or preservation on adjoining
properties outside the development. A 30-foot defensible space shall also be incorporated between
proposed primary or attached secondary structures and proposed preserve areas within the development.
However a maximum of 25 feet of the defensible space can be within the proposed upland preserve or
wetland buffer area for the development. Maintenance of the defensible space shall adhere to the
firewise landscaping guidelines developed by the Florida Forest Service and all other requirements in
this section and be part of the Firewise Protection Plan incorporated into the PAMP. MARTIN
COUNTY, FLA., LDR, § 4.35.E.3., (2016)
New development requiring a minor or major site plan approval on lands designated as agricultural or
agricultural ranchette on the future land use map shall incorporate a 30-foot defensible space between
the primary or attached secondary structure and proposed preserve areas within the development. In
addition such developments shall require a 30-foot defensible space between proposed primary or
attached secondary structures and native habitat areas managed for conservation or preservation on
adjoining properties. MARTIN COUNTY, FLA., LDR, § 4.35.E.1., (2016)
Item #6:
Wetlands Within 200 Feet
Please show on the site plan all wetlands within 200 feet of the excavation or filling. If a wetland is
found within 200 feet of the proposed excavation, an alternative plan utilizing an impermeable barrier is
to be submitted for approval pursuant to Section 4.2.G.3., Land Development Regulations, Martin
County Fla.
Landscape
Unresolved Issues:
Item #1:
Standard Application Requirements
The deficiencies noted in this section need to be addressed by the applicant with revised plans and
documentation. To ensure a successful review, the following shall be provided with your resubmittal
information:
Revision dates/notes on all affected plans.
Plans should be provided with "call-out" revision clouds/notes to identify areas that have been modified
from the original submittal.
A summary of changes that are provided with your resubmittal information, the staff report may be used
as a template for your responses. It is important that you be specific as to what has been changed and
where the changes may be found in the resubmitted materials. Resubmittal comments provided to
address deficiencies such as "see the revised plans" should be replaced with more specific language such
as "refer to the revised 30' dimension to the NE buffer provided on sheet 3/4 and revised landscape note
3 on sheet 2/4".
A landscape plan is required with this application. The landscape plans must be prepared and sealed by
Page 15 of 31
a registered landscape architect and include all information required for submittal as specified in Section
4.662.A, LDR., Martin County, Fla. Indicate the location and type of all the following, both existing
and proposed:
a. Property boundaries, land use, rights-of-way and easements.
b. On-site and abutting land use features, including adjacent sidewalks, existing vegetation,
natural features and site improvements within 50 feet of the property.
c. Buildings, structures, paving, and adjacent buildings within 50 feet of the property.
d. All overhead, above and underground utilities, including septic tanks, drainfields and
RPZ valves.
Remedy/Suggestion/Clarification:
Provide dimensions of property lines. All preserves and site improvements including retention areas
should be shown on the landscape plans; while faintly visible, please address light line weights.
Item #2:
Construction Standards - Tree Protection
Please provide for the locations, construction and maintenance requirements of tree protection
barricades on the appropriate pages of the landscape and construction plans. MARTIN COUNTY, FLA.,
LDR, § 4.666.B., (2016) The following shall be included on the land-clearing page:
1. Location of protected trees with tree protection barricades, where warranted. Barricades must be
constructed around the critical protection zone of each tree or cluster of trees.
2. Construction details for the installation of erosion control devices and tree protection barricades.
All barricades must be maintained intact for the duration of construction.
3. Construction standards/criteria that states: During periods of development and construction, the
areas within the drip-line of preserved trees shall be maintained at their original grade with
pervious landscape material. Within these areas, there shall be no trenching or cutting of roots;
no fill, compaction or removal of soil; and , no use of concrete, paint, chemicals or other foreign
substances.
4. These barricades must be constructed of a minimum of one-fourth-inch diameter rope which is
yellow or orange in color and made of nylon or poly. The rope is to be attached to a minimum of
2 × 2 wooden poles, iron rebar, two inches or greater PVC pipe or other material with prior
approval of the Growth Management Department. The rope must be a minimum of four feet off
the ground and may not be attached to any vegetation.
Trees to be protected must be shown on the construction plans with tree barricade indicated.
Item #3:
Landscape Material Standards-General
Please demonstrate compliance with the following requirements pursuant to Section 4.664, LDR, Martin
County, Fla.:
a. At least 75 percent of all required landscaping, by category, in the form of trees and
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shrubs shall consist of native vegetation.
b. Shrubs shall be a minimum height of 24 inches at the time of planting. In addition, shrubs
shall at a minimum be in a three-gallon container or be an equivalent ball and burlapped
plant- identify compliance with this requirement for required shrubs.
c. Identify the spread and proposed plant spacing for required shrubs. Shrubs with 15 to 23
inches of spread shall be planted on three-foot centers; shrubs with greater than 23 inches
of spread shall be planted on five-foot centers. In no event shall spacing exceed five feet
on center, nor shall plants be closer than two feet to the edge of any pavement.
d. The ground area within required landscaped areas which is not dedicated to trees,
vegetation or landscape barriers shall be appropriately landscaped and present a finished
appearance and reasonably complete coverage upon planting. Ground covers shall be
spaced so as to present a finished appearance and complete coverage within six months
after planting. Ground covers required by this division shall consist of at least 50 percent
native species.
e. Irrigated turfgrass areas shall be consolidated and limited to those areas on the site that
receive pedestrian traffic, provide for recreation use, provide cover for on-site sewage
disposal systems, or provide soil erosion control such as on slopes or in swales; and
where turfgrass is used as a design unifier or other similar practical use. Turf areas shall
be quantified and identified on the landscape plan.
Please identify tree and shrub locations and species. Please clarify bedlines and area of sod.
Specify that the Slash pine shall be the variety 'densa'.
Item #4:
Additional Landscape Condition
Item #5:
Preserve Area Interface Requirements
Please provide for the following planting requirements, pursuant to Section 4.663.E., LDR, Martin
County, Fla., (2016):
A preserve area interface shall be established between required landscaping and stormwater treatment
areas and preservation areas when preservation areas exist on a development site and when preserve
areas abut a development site. The preserve area interface shall include a consolidation and connection
of landscaping and stormwater treatment areas with preservation areas. Where more than one
preservation area exists on a development site or abutting a development site multiple preserve area
interfaces shall be created. Within the preserve area interface the use of plant materials shall be
restricted to native species.
The following preserve area interface criteria shall be documented and met for all development sites
where preservation areas are identified and where preserve areas have been identified adjacent to a
development site:
1. Stormwater management systems. Plantings within dry retention and detention stormwater
areas abutting preserve areas shall be restricted to native trees, native shrubs and native groundcovers.
Wet retention and detention stormwater areas abutting preserve areas shall be designed and planted as
Page 17 of 31
littoral and upland transition zone areas (preserve area interface) and connected to preserve areas
pursuant to Article 4, Division 8, LDR, Martin County, Fla., (2016).
2. Perimeter landscaping. Plantings within perimeter vehicular use landscape areas abutting
preserve areas shall be restricted to native trees, native shrubs and native groundcovers pursuant to
quantity, size and dimension requirements of Section 4.663.A.4., LDR, Martin County, Fla., (2016).
Retention areas adjacent to preserve areas shall be planted in native species, please specify proposed
plantings.
K. Determination of compliance with transportation requirements - Engineering Department
Unresolved Issues:
Item #1:
Traffic Impact
1. The new trips factor in Article 6 for Assisted Care Living Facilities is 100%. Pass-by capture
rates shall be computed using the percent new trips factor in article 6, Impact Fees. The pass-by
capture rate shall be equal to one minus the percent new trips factor for each proposed land use
of the development project. MARTIN COUNTY, FLA., LDR § 5.63.B. (2009)
2. Remove all references to future phases.
3. Include trip distribution map. MARTIN COUNTY, FLA., LDR § 5.64.C. (2009)
4. Table 2: The Annual Growth Rate listed in the table is inconsistent with the growth rate being
used to calculate the 2018 background volume. MARTIN COUNTY, FLA., LDR § 5.64.C.
(2009)
5. Table 2: Only the PM peak direction (exiting the proposed project site) should be shown.
MARTIN COUNTY, FLA., LDR § 5.64.C. (2009)
L. Determination of compliance with county surveyor - Engineering Department
N/A
The applicant has indicated that there are no proposed changes to the approved project boundary as part
of the current application. Therefore, The Engineering Department was not required to review this
application for consistency with the Martin County Codes for survey requirements contained in Article 4
of the Land Development Regulations. MARTIN COUNTY, FLA., LDR § 10.1.F
M. Determination of compliance with engineering, storm water and flood management requirements
- Engineering Department
Unresolved Issues:
Item #1:
Rights Of Way Improvements
Page 18 of 31
1. Remove the stabilized lift station access to US-1.
2. An existing streetlight is identified within five feet of the edge of the driveway pavement on SR5 (US-1) on the final site plan. It is necessary to relocate this streetlight out of the clear zone;
provide details for such relocation.
3. Pavement must meet Martin County standard detail R-10 for flexible pavement and have a
minimum surface course of 2.5 inches. MARTIN COUNTY FLA STANDARD DETAILS FOR
ROAD & SITE CONSTRUCTION AND PUBLIC FACILITIES (2015)
4. Show turning radii at the entrance to (SR-5) US-1 on the Final Site Plan and Construction Plans.
MARTIN COUNTY, FLA., LDR § 4.843.E (2010)
5. Provide sight triangles for the entrance on (SR-5) US-1 on the Civil Site Plan (sheet 2).
MARTIN COUNTY, FLA., LDR § 4.843.F (2010)
6. The pedestrian crosswalk for the sidewalk along (SR-5) US-1 is for crosswalks at stop
conditions. Provide a stop sign and stop bar per Martin County's Standard detail R-120C or
change the crosswalk pavement marking to the mid-block crosswalk. MARTIN COUNTY FLA
STANDARD DETAILS FOR ROAD & SITE CONSTRUCTION AND PUBLIC FACILITIES
(2015)
7. Label the proposed pavement marking for the lane delineation at the entrance. MARTIN
COUNTY, FLA., LDR § 4.843.H (2010)
Item #2:
Off-Street Parking
1. Show typical stall dimensions (accessible spaces and standard spaces) on the Final Site Plan.
MARTIN COUNTY, FLA., LDR § 4.627.A & B (2009)
2. Provide additional directional arrows at the drop off location for the center 1 story building to
clearly mark the circulation of the drive aisle. MARTIN COUNTY, FLA., LDR § 4.843.H
(2010)
Item #3:
Consistency With Other Plans
1. The location of the lift station on the Final Site Plan is inconsistent with the location on the
Revised PUD Master Final Site Plan. There shall only be one access to the site from US-1.
2. As stated in the Special Conditions #2 of the Amended PUD Agreement, provide a recorded
easement that provides ingress and egress to the property south of this project that is currently
occupied by three (3) mobile homes and the adjoining "Catfish House."
3. Are the 10' AT&T Easements along the north and south property line to be vacated? Remove the
easements from the Final Site Plan if it is proposed to be vacated.
4. The project name is inconsistent on each plan. The Final Site Plan and Construction plans
should match the Revised PUD Master Site Plan: "The Palms at Hobe Sound"
5. As stated in a previous comment, access to the lift station and future parcel should be internal to
the project site. Only one access shall be provided to (SR-5) US-1 per the Revised PUD Master
Site Plan.
6. The pervious and impervious areas within the Drainage Report are inconsistent with the areas on
the Final Site Plan.
Page 19 of 31
Item #4:
Stormwater Mgmt Submitted Materials
Provide the FEMA FIRM Map that shows the map panel number and date. MARTIN COUNTY FL
STORMWATER MANAGEMENT AND FLOOD PROTECTION STANDARDS FOR DESIGN AND
REVIEW (2015)
Item #5:
Stormwater Mgmt Pre-Development
1. Some text in the PDF of the Drainage Report is missing. It seems a text error occurred when
converting to PDF.
2. Include in the narrative a description of the surrounding conditions and if any off-site flows pass
through site. MARTIN COUNTY, FLA., LDR § 4.385.B (2015)
3. Describe how the wet season water table was determined. MARTIN COUNTY, FLA., LDR §
4.385.A (2015)
Item #6:
Stormwater Mgmt Post-Development
1. The post-development runoff (flood routing) calculations are not acceptable because the:
a. Impervious and pervious areas do not match site plan
b. Available soil storage area does not match the site plan
c. Off-site flows are not adequately addressed. MARTIN COUNTY FLA STORMWATER
AND FLOOD PROTECTION STANDARDS FOR DESIGN AND REVIEW (2015)
2. For full on-site retention, developments must be designed to retain a 100-year, 3-day storm
event. The perimeter berm must be set at or above the maximum stage of the 100-year 3-day
storm event.
3. The water quality calculation is not acceptable because:
a. It does not provide for 3-inches of rainfall over the percent of impervious project area
(4.386.I) (total impervious area less lakes, preserves, and wetlands; roof areas are
included); [% imperv = (Roof + Pavt) / (Total - Lakes - Preserves - Wetlands)]
MARTIN COUNTY, FLA., LDR § 4.385.F.4.a (2015)
4. The available soil storage is inconsistent with Environmental Resource Permit Applicant's
Handbook Volume II.
5. Provide corresponding documents supporting the hydraulic conductivity used for the recovery
analysis.
Item #7:
Stormwater Mgmt Construction Plans
1. The following construction plan components are inconsistent with the stormwater management
report as required by the referenced sections of Article 4, Division 9 or the Stormwater and
Flood Protection Standards for Design and Review because:
a. The impervious and pervious areas do not agree
b. The water quality volume areas are not adequate
Page 20 of 31
2.
3.
4.
5.
6.
7.
c. The minimum perimeter berm (100-year, 72-hour stage) elevation has not been met for
full on site retention. MARTIN COUNTY, FLA., LDR § 4.385.C & D (2015) AND
SFWMD ERP manual Volume IV(2016 )
d. The off-site flows entering property boundary are not identified. MARTIN COUNTY,
FLA., LDR § 4.385.B(2015)
Section B-B is inconsistent with the plan view on sheet 3. The spreader swale is not shown in
the section view.
Location of the key ditch in the northwest corner retention area starts at the top of bank. Relocate
the 17.30' elevation label to where the key ditch line work is located.
Provide cross sections from the buildings with stem walls to the wetland area to demonstrate the
side slopes of the proposed spreader swale meet the maximum 4-foot horizontal to 1-foot vertical
(4:1) slope.
Provide cross sections of the driveways for the existing "Catfish House" and mobile homes.
Construction is proposed on the Future Phase parcel. Remove the labels for the perimeter berm
and drainage structures within the Future Phase parcel. Each phase must be self-sufficient.
Construction of the stabilized pedestrian access is proposed on the neighboring property.
Provide authorization from Island Crossing permitting construction on their property.
N. Determination of compliance with addressing and electronic file submittal requirements – Growth
Management and Information Technology Departments
Addressing
Findings of Compliance:
The application has been reviewed for compliance with Division 17, Addressing, of the Martin County
Land Development Regulations. Staff finds that the proposed site plan / plat complies with applicable
addressing regulations. The street name SE Federal Hwy is existing and meets all addressing LDRs.
An address will be assigned to this property upon approval of this site plan application in accordance
with Section 4.770.D., Land Development Regulations, Martin County Fla. (2014).
Electronic File Submittal
The Information Services Department staff has reviewed the electronic file submittal and finds it in
compliance with the applicable county requirements.
Both AutoCAD site plan and boundary survey were received and found to be in compliance with
Section 10.2.B.5, Land Development Regulations, Martin County, Fla. (2016)
Both AutoCAD site plan and boundary survey were in State Plane coordinates and found to be in
compliance with Section 10.2.B.5, Land Development Regulations, Martin County, Fla. (2016)
The AutoCAD boundary survey was received and found to be in compliance with Section 10.2.B.5,
Land Development Regulations, Martin County, Fla. (2016)
Page 21 of 31
O. Determination of compliance with utilities requirements - Utilities Department
Water and Wastewater Service
This development application has been reviewed for compliance with applicable statutes and ordinances
and the reviewer finds it in compliance with Martin County's requirements for water and wastewater
level of service. MARTIN COUNTY, FLA., LDR, DIVISION 6 AND 7
Wellfield and Groundwater Protection
The application has been reviewed for compliance under the Wellfield Protection Program. The
reviewer finds the application in compliance with the Wellfield Protection and Groundwater Protection
Ordinances. MARTIN COUNTY, FLA., LDR, DIVISION 5
P. Determination of compliance with fire prevention and emergency management requirements –
Fire Rescue Department
Fire Prevention
The Fire Prevention Bureau finds this submittal to be in compliance with the applicable provisions
governing construction and life safety standards. This occupancy shall comply with all applicable
provisions of governing codes whether implied or not in this review, in addition to all previous
requirements of prior reviews.
Emergency access noted on the south side of the property adjoining theshopping plaza parking area.
Additional Information:
Information #1:
The AHJ shall have the authority to require an access box(es) to be installed in an accessible location
where access to or within a structure or area is difficult because of security. [NFPA 118.2.2.1] Martin
County utilizes and requires the Knox access system. You may contact www.knoxbox.com to order the
system.
Information #2:
New and existing buildings shall have approved address numbers placed in a position to be plainly
legible and visible from the street or road fronting the property. [NFPA 1, 10.12.1.1] Martin County
requires a minimum of 6 inch numbers visible from the road and contrasting from the structure.
Information #3:
The AHJ shall have the authority to:
Require fire department access be provided to gated subdivisions or developments through the use of an
approved device or system [NFPA 1, Chapter 18, Section 2.2.2].
Requires an access box(es) to be installed in an accessible location where access to or within a structure
or area is difficult because of security. [NFPA 1, Chapter 18, Section 2.2.1].
Martin County Fire Rescue utilizes and required the Knox access system.
Page 22 of 31
You may contact
www.knoxbox.com to order the Knox system.
Information #4:
The following fire suppression water flow is the minimum for Buildings Other than One and -two family
dwellings:
The minimum fire flow and flow duration for buildings other than one-two family dwellings shall be
specified in Table 18.4.5.1.2 [NFPA 1].
These are the minimum requirements. Additional water flow may be required to supplement fire
sprinkler systems or to support other hazardous uses. The developer is responsible to meet any
additional flow requirements beyond that which is within the capacity of the utility provider [NFPA 1].
SPRINKLER SYSTEM REQUIRED
Buildings 3 or more stories in height and 3 or more units attached shall be equipped with a complete
automatic fire sprinkler system. Completed engineered fire sprinkler drawings are required with
construction document submittal in accordance with the rules set forth in F.S. 61G15-32.
Q. Determination of compliance with Americans with Disability Act (ADA) requirements - General
Services Department
Unresolved Issues:
Item #1:
ADA-Parking Shortest Route
Accessible parking spaces serving a particular building shall be located on the shortest safely accessible
route of travel from adjacent parking to an accessible entrance. In parking facilities that do not serve a
particular building, accessible parking shall be located on the shortest accessible route of travel to an
accessible pedestrian entrance of the parking facility. In buildings with multiple accessible entrances
with adjacent parking, accessible parking spaces shall be dispersed and located closest to the accessible
entrances. [Section 11-4.6.2, FACBC]
The safest route may not coincide with the shortest route. The site plan must consider this in placement
of the accessible spaces; a space may be located at a greater distance when safety would be
compromised.
ADA Accessible parking space with Access Aisle to be at the entrance to the pool.
Item #2:
ADA-Parking, Route Width
All spaces must be located on an accessible route no less than 44 inches wide so that users will not be
compelled to walk or wheel behind parked vehicles. [Section 11-4.6.2, FACBC]
Page 23 of 31
Item #3:
ADA-Parking, Aisle, Space Width
The following are required for the space and width of aisles:
1. Parking access aisles must be no less than 5 feet wide and must be part of an accessible route to
the building or facility entrance.
2. Two accessible spaces may share a common access aisle.
3. Each parking space must be no less than 12 feet wide. [Section 11-4.6.2, FACBC]
Item #4:
ADA-Parking, Access Aisle Striping
The following are required:
1. The parking area access aisle shall be striped diagonally to designate it as a no-parking zone.
2. Parked vehicle overhangs shall not reduce the clear width of an accessible route.
3. Parking spaces and access aisles shall be level with surface slopes not exceeding 1:50 (2%) in all
directions.
4. Parallel parking spaces must be even with surface slopes, may match the grade of the adjacent
travel lane, and must not exceed a cross slope of 1:50, where feasible. Access aisles are not
required. (See Section 11-4.6.3 through 11-4.6.5 FACBC for their design.) [Section 11-4.6.3,
FACBC]
Item #5:
ADA-Parking, Shortest/Safest Location
Accessible parking spaces serving a particular building shall be located on the shortest safely accessible
route of travel from adjacent parking to an accessible entrance. In parking facilities that do not serve a
particular building, accessible parking shall be located on the shortest accessible route of travel to an
accessible pedestrian entrance of the parking facility. In buildings with multiple accessible entrances
with adjacent parking, accessible parking spaces shall be dispersed and located closest to the accessible
entrances. [Section 11-4.6.2, FACBC]
Item #6:
Page 24 of 31
ADA-Loading Zone
The following are required for loading zones:
1. If passenger loading zones are provided, then at least one passenger loading zone shall comply
with Section 4.6.6. [Section 11-4.1.2, FACBC]
2. A minimum vertical clearance of 114 inches is to be provided at accessible passenger loading
zones and along at least one vehicle access route to such areas from site entrance(s) and exit(s).
[Section 11-4.6.5, FACBC]
3. Passenger loading zones shall provide an access aisle at least 60 inches wide and 20 feet (240
inches) long adjacent and parallel to the vehicle pull-up space (see Fig. 10). If there are curbs
between the access aisle and the vehicle pull-up space, then a curb ramp shall be provided.
Vehicle standing spaces and access aisles shall be level, with the surface slope not exceeding
1:50 (2%) in all directions. [Section 11-4.6.6, FACBC]
Need to show passenger loading zone Access Aisle at front entrance.
R. Determination of compliance with Martin County Health Department and Martin County School
Board
Martin County Health Department
INTER-COUNTY MEMORANDUM
To: Paul Schilling
Growth Management
Date: July 20, 2016
From: Todd Reinhold, R.S.
Environmental Health Director
Subject: S225-009 Palms at Hobe Sound PUD
PUD Final Site Plan Approval
We have reviewed the site plans for this project and the site plan is in compliance with our requirements.
No potable water wells or septic systems are proposed with these services being provided through
Municipal Utilities. Compliance with the DOH requirements for the following shall be established prior
to building permit review; community pool per CHAPTER 64E-9 FAC, biomedical waste permitting per
CHAPTER 64E-16 FAC, kitchen and/or food operations plan review per CHAPTER 64E-11 FAC.
Approval of this application will not result in any inconsistencies with requirements of the Department
of Health.
If you have any questions please call Todd Reinhold or Nick Clifton with this office at (772) 221-4090.
Martin County School Board
N/A
The applicant has indicated that this application is for a residential care facility. Therefore the Martin
Page 25 of 31
County School Board was not required to review this application for school concurrency evaluation.
MARTIN COUNTY, FLA., LDR, § 10.1.F.
S. Determination of compliance with legal requirements - County Attorney's Office
Review pending
T. Determination of compliance with the adequate public facilities requirements - responsible
departments
The following is a summary of the review for compliance with the standards contained in Article 5.32.D
of the Adequate Public Facilities, Land Development Regulations (LDR's), Martin County Code for a
Certificate of Adequate Public Facilities Reservation.
Potable water facilities (Section 5.32.D.3.a, LDR)
Service provider - SMRU
Findings – in place
Source - Utilities and Solid Waste Department
Reference - see Section O of this staff report
Sanitary sewer facilities (Section 5.32.D.3.b, LDR)
Service provider - SMRU
Source - Utilities and Solid Waste Department
Reference - see Section O of this staff report
Solid waste facilities (Section 5.32.D.3.c, LDR)
Source - Growth Management Department
Stormwater management facilities (Section 5.32.D.3.d, LDR)
Findings – review pending
Source - Engineering Department
Reference - see Section M of this staff report
Community park facilities (Section 5.32.D.3.e, LDR)
Roads facilities (Section 5.32.D.3.f, LDR)
Findings – review pending
Reference - see Section K of this staff report
Mass transit facilities (Section 5.32.D.3.g, LDR)
Findings - in place
Reference - see Section K of this staff report
Page 26 of 31
Public safety facilities (Section 5.32.D.3.h, LDR)
Findings - in place
Reference - see Section P of this staff report
Public school facilities (Section 5.32.D.3.i, LDR)
Findings - in place
Reference - see Section R of this staff report
A timetable for completion consistent with the valid duration of the development is to be included in the
Certificate of Public Facilities Reservation. The development encompassed by Reservation Certificate
must be completed within the timetable specified for the type of development
U. Post-approval requirements
Approval of the development order is conditioned upon the applicant’s submittal of all required
documents, executed where appropriate, to the Growth Management Department (GMD), including
unpaid fees, within sixty (60) days of the final action granting approval. MARTIN COUNTY, FLA.,
LDR §10.9 (2012)
Item #1:
Post Approval Requirements List: After approval the applicant will receive a letter and a Post Approval
Requirements List that identifies the documents and fees required. The applicant will return the Post
Approval Requirements List along with the required documents in a packet with the documents arranged
in the order shown on the list.
Item #2:
Post Approval Fees: The applicant is required to pay all remaining fees when submitting the post
approval packet. If an extension is granted, the fees must be paid within 60 days from the date of the
development order. Checks should be made payable to Martin County Board of County Commissioners.
Item #3:
Post Approval Impact Fees: Impact fees must be paid after the development order has been approved.
Submit a check made payable to Martin County Board of County Commissioners within 60 days of
project approval.
Item #4:
Recording Costs: The applicant is responsible for all recording costs. The Growth Management
Department will calculate the recording costs and contact the applicant with the payment amount
required. Checks should be made payable to the Martin County Clerk of Court.
Item #5:
Page 27 of 31
One (1) copy of the recorded warranty deed if a property title transfer has occurred since the site plan
approval. If there has not been a property title transfer since the approval, provide a letter stating that no
title transfer has occurred.
Item #6:
Original and one (1) copy of the current Unity of Title in standard County format if a property title
transfer has occurred since the site plan approval. If there has not been a property title transfer since the
approval, provide a letter stating so that no transfer has occurred.
Item #7:
Ten (10) 24" x 36" copies of the approved construction plans signed and sealed by the Engineer of
Record licensed in the State of Florida. Fold to 8 by 12 inches.
Item #8:
Ten (10) copies 24" x 36" of the approved site plan and one (1) reduced copy 8 1/2" x 11".
Item #9:
Original approved site plan on Mylar or other plastic, stable material.
Item #10:
Ten (10) 24" x 36" copies of the approved landscape plan signed and sealed by a landscape architect
licensed in the State of Florida.
Item #11:
One (1) digital copy of site plan in AutoCAD 2006 or 2007 drawing format (.dwg). The digital version
of the site plan must match the hardcopy version as submitted.
Item #12:
Original of the construction schedule.
Item #13:
Two (2) originals of the Cost Estimate, on the County format which is available on the Martin County
website, signed and sealed by the Engineer of Record licensed in the State of Florida.
Item #14:
Original of the Engineer's Design Certification, on the County format which is available on the Martin
County website, signed and sealed by the Engineer of Record licensed in the State of Florida.
Item #15:
Page 28 of 31
Two (2) copies of the documents verifying that the right-of-way, property, or easements have been
adequately dedicated to the Board of County Commissioners and recorded in the public records of
Martin County.
Item #16:
Pursuant to Section 4.843.G., LDR, Martin County Code, in lieu of constructing a sidewalk, the
applicant shall pay the cost of construction within sixty (60) calendar days of the project approval.
Item #17:
A hauling fee of $0.21 per cubic yard of materail being hauled from the site in the amount of $__.__
shall be paid within sixty (60) calendar days of the project approval.
Item #18:
Original and one (1) copy or two (2) copies of the executed and signed Water and Wastewater Service
Agreement with Martin County Regional Utilities and one (1) copy of the payment receipt for Capital
Facility Charge (CFC) and engineering and recording fees.
V. Local, State, and Federal Permits
Approval of the development order is conditioned upon the applicant's submittal of all required
applicable Local, State, and Federal Permits, to the Growth Management Department (GMD), prior
to the commencement of any construction. An additional review fee will be required for Martin County
to verify that the permits are consistent with the approved development order. MARTIN COUNTY,
FLA., LDR §10.9 (2012)
Item #1:
RIGHT-OF-WAY PERMITS
The following permits must be submitted prior to scheduling a Pre-Construction meeting:
1. FDOT General Use Permits
2. FDOT Driveway / Connection Permit
Item #2:
STORMWATER MGMT PERMITS
The following permits must be obtained prior to scheduling a Pre-Construction meeting:
1.
2.
3.
4.
South Florida Water Management District (SFWMD) Environmental Resource Permit (ERP)
South Florida Water Management District (SFWMD) Dewatering Permit
Florida Department of Transportation (FDOT) Drainage Connection Permit
Florida Department of Environmental Protection (FDEP) NPDES Generic Permit for Stormwater
Page 29 of 31
Discharge from Large and Small Construction Activities
W. Fees
Public advertising fees for the development order will be determined and billed subsequent to the public
hearing. Fees for this application are calculated as follows:
Fee type:
Fee amount:
Fee payment:
Balance:
Application review fees:
$9,127.00
$9,127.00
$0.00
Site inspection fees:
$4,000.00
$0.00
$4,000.00
Advertising fees*:
TBD
Recording fees**:
TBD
Mandatory impact fees:
TBD
Non-mandatory impact fees:
TBD
* Advertising fees will be determined once the ads have been placed and billed to the County.
** Recording fees will be identified on the post approval checklist.
X. General application information
Applicant:
Greenland Palms LLC
David Arzumanian
210-174 St #1812
Sunny Isles Beach, FL 33160
305-710-1488
Agent:
Cuozzo Planning Solutions, LLC
Donald J. Couzzo
P. O. Box 338
Palm City, FL 34991
772-221-2128
Y. Acronyms
ADA ............. Americans with Disability Act
AHJ .............. Authority Having Jurisdiction
ARDP ........... Active Residential Development Preference
BCC.............. Board of County Commissioners
CGMP .......... Comprehensive Growth Management Plan
CIE ............... Capital Improvements Element
CIP ............... Capital Improvements Plan
FACBC ........ Florida Accessibility Code for Building Construction
FDEP ............ Florida Department of Environmental Protection
FDOT ........... Florida Department of Transportation
LDR.............. Land Development Regulations
LPA .............. Local Planning Agency
MCC............. Martin County Code
Page 30 of 31
MCHD.......... Martin County Health Department
NFPA ........... National Fire Protection Association
SFWMD ....... South Florida Water Management District
W/WWSA .... Water/Waste Water Service Agreement
Z. Attachments
Page 31 of 31

S225-009 Palms at Hobe Sound Phases I, II, III

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