staff report the pineapple restaurant …...j environmental shawn mccarthy 288-5508 comply j...
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MARTIN COUNTY, FLORIDA
DEVELOPMENT REVIEW
STAFF REPORT
{
A. Application Information
THE PINEAPPLE RESTAURANT
Revised Minor Final Site Plan
Applicant: KNH, LLC
Property Owner: KNH, LLC
Agent for the Applicant: Lucido & Associates, Doug Fitzwater
County Project Coordinator: Catherine Riiska, MS, PWS, Principal Planner
Growth Management Director: Nicki van Vonno, AICP
Project Number: P170-002
Application Type and Number: D051 201700329
Report Number: 2017_1009_P170-002_DRT_Staff_DRAFT.docx
Application Received: 09/06/2017
Transmitted: 09/14/2017
Staff Report Issued: 10/09/2017
Joint Workshop: 10/19/2017
B. Project description and analysis
This is an expedited application for a commercial, revised minor development final site plan. This
application has been submitted to request approval for the redevelopment of an existing building and site
from a general retail to a restaurant use, with supporting parking and infrastructure. Included in this
application is a request for a Certificate of Public Facilities Reservation.
The subject site consists of approximately 0.28 of an acre located at 796 NE Dixie Highway in Jensen
Beach. The subject site has a designated future land use of Commercial Limited and is located within the
Rio Western Zoning Overlay of the Rio Community Redevelopment Area (CRA). The site is developed
containing an approximately 1,292 square-foot retail building, with a back fence and unimproved
parking area. The proposed site improvements consist of the addition of impervious and pervious
parking and pedestrian infrastructure to support the conversion of the existing building to a restaurant
use.
The project site is located within the primary urban services district and will continue to be serviced by
Martin County Utilities for water and wastewater services. Improvements to the site must demonstrate
compliance with the requirements of the Rio Western Zoning Overlay standards and other applicable
sections of the Martin County Land Development Regulations and Comprehensive Growth Management
Plan.
Development Review Staff Report
Page 2 of 19
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 Division or Department Reviewer Phone Assessment
F Comprehensive Plan Catherine Riiska 288-5667 Non-Comply
F ARDP Samantha Lovelady 288-5664 N/A
G Development Review Catherine Riiska 288-5667 Non-Comply
H Urban Design Santiago Abasolo 288-5485 Comply
H Community Redevelopment Santiago Abasolo 288-5485 Non-Comply
I Property Management Colleen Holmes 288-5794 N/A
J Environmental Shawn McCarthy 288-5508 Comply
J Landscaping Karen Sjoholm 288-5909 Non-Comply
K Transportation Lukas Lambert 221-2300 Comply
L County Surveyor Tom Walker 288-5928 N/A
M Engineering Stephanie Piche 223-4858 Non-Comply
N Addressing Emily Kohler 288-5692 Comply
N Electronic File Submission Emily Kohler 288-5692 Comply
O Water and Wastewater James Christ 320-3034 Non-Comply
O Wellfields James Christ 320-3034 Comply
P Fire Prevention Doug Killane 288-5633 Non-Comply
P Emergency Management Dan Wouters 219-4942 N/A
Q ADA Judy Lamb 221-1396 Non-Comply
R Health Department Todd Reinhold 221-4090 N/A
R School Board Kimberly Everman 223-3105 N/A
S County Attorney Krista Storey 288-5443 Review Ongoing
T Adequate Public Facilities Catherine Riiska 288-5667 Review Pending
D. Review Board action
This application meets the threshold of a minor development and, as such, shall be reviewed by the
Growth Management Director as designated by the County Administrator, pursuant to Sections
10.3.A.2. and 10.11.B., Land Development Regulations (LDR), Martin County, Fla. (2016).
Pursuant to Section 10.1.F, LDR, Martin County, Fla. (2016), it shall at all times be the applicant’s
responsibility to demonstrate compliance with the Comprehensive Growth Management Plan (CGMP),
LDR, and the Code.
Pursuant to Sections 10.4.A.1., LDR, Martin County, Fla. (2016), a review of this application is not
required by the Local Planning Agency (LPA).
Pursuant to Section 10.5.A., LDR, Martin County, Fla. (2016), a review of this application is not
required by the Board of County Commissioners (BCC).
E. Location and site information
Parcel number(s) and address:
33-37-41-004-002-0001.0-70000 NE Dixie Hwy
Development Review Staff Report
Page 3 of 19
33-37-41-004-002-0002.0-50000 796 NE Dixie Hwy
Existing Zoning: B-1, Business District
Future land use: FLU-CL, Future Land Use Commercial Limited
Census tract: Not Applicable
Commission district: 1
Community redevelopment area: Rio
Municipal service taxing unit: District 1
Planning area: North County
Storm surge zone: Not Available
Taxing district: Not Available
Traffic analysis zone: Not Available
Gross area of site: 12,132 square feet
Non-residential gross floor area: 1,292 square feet
Figure 1: Location Map
Figure 2: Subject Site 2017 Aerial
Development Review Staff Report
Page 4 of 19
Adjacent existing or proposed development:
To the north: Commercial (across NE Dixie Hwy)
To the south: Vacant
To the east: Commercial (across NE Kubin Ave)
To the west: Commercial
Figure 3: Local Area 2017 Aerial
Zoning district designations of abutting properties:
To the north: CRA Rio Industrial Zoning Overlay (across NE Dixie Hwy)
To the south: CRA Rio Western Zoning Overlay
To the east: CRA Rio Western Zoning Overlay (across NE Kubin Ave)
To the west: CRA Rio Western Zoning Overlay
Figure 4: Zoning Map
Development Review Staff Report
Page 5 of 19
Future land use designations of abutting properties:
To the north: Commercial General, (across NE Dixie Hwy)
To the south: Commercial Limited,
To the east: Commercial Limited, (across NE Kubin Ave)
To the west: Commercial Limited,
Figure 5: Future Land Use Map
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 POLICY 4.1A.1. (2016)
G. Determination of compliance with land use, site design standards, zoning, and procedural
requirements - Growth Management Department
Unresolved Issues:
Item #1:
Boundary & Topographic Surveys
Provide recent boundary and topographic surveys of all properties that are the subject of this application.
MARTIN COUNTY, FLA., LDR, § 10.2.B.5. (2016)
Remedy/Suggestion/Clarification: 1. Please provide a certified total site area in square feet and acres on the survey.
2. Please include the parcel control number(s) on the survey.
Development Review Staff Report
Page 6 of 19
Item #2:
Posted Property Notarized Certification
No later than ten (10) days after a complete application is filed (when a letter indicating the application
is sufficient has been released), the applicant is to post the property with a waterproofed sign entitled
'Notice of Development Application.' The applicant is to provide to the Growth Management
Department a signed, notarized certification that the property has been posted with the appropriate
notice and within the prescribed time period. MARTIN COUNTY, FLA., LDR, § 10.6.B
Item #3:
Zoning Development Standards
Development standards required for this project are provided in the Rio Community Redevelopment
Design Regulations and within Figure 1 for the Western SR707 District zoning overlay, pursuant to
Section 3.264., LDR, Martin County, Fla. (2002).
Remedy/Suggestion/Clarification:
A copy of the development requirements for the Western SR 707 District is attached as Exhibit 1 to this
report. Please address each development standard within the site plan data, citing both required and
provided values, to demonstrate compliance with the applicable zoning overlay development standards.
Item #4:
Structure Setbacks
Show existing and proposed structures and their required setbacks measured in feet from the closest
point of each to the nearest property line on the site plan. (Article 3; Article 10.2.B)
Remedy/Suggestion/Clarification:
Please dimension existing structure setbacks from property lines and list the required and provided
setbacks in the data table.
Item #5:
Parking Calculations
Show the calculation for parking on the site plan in the required table of existing and proposed uses.
(Section 4.6; Section 10.2.B, LDR)
Remedy/Suggestion/Clarification: 1. Please provide revised parking calculations that include the two on-street parking spaces within
the provided parking number.
2. Please depict the required three spaces of paved parking proposed on the site plan, pursuant to
Section 3.264.C., LDR, Martin County, Fla.
3. Section 3.264.C.1.e. requires that side yard parking include a street wall or opaque screen to be
provided at the right-of-way line or building setback line, whichever is further removed from the
roadway, not to exceed four feet in height. Please show and label on the site plan to demonstrate
compliance.
Additional Information:
Development Review Staff Report
Page 7 of 19
Information #1:
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 § 4.37
Information #2:
The applicant has elected Option 2, regarding Agency permit submittal for a consistency review after
project approval. 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)
H. Determination of compliance with the urban design and community redevelopment requirements
– Community Development Department
Urban Design
Findings of Compliance:
Staff has reviewed the application for compliance with the Land Development Regulations of the Martin
County Code (LDR), Article 4, Division 20 and has found the application to be in compliance. No
redevelopment of the primary structure is proposed and commercial design elements have been
incorporated where feasible pursuant to Section 10.14.A.2., LDR, Martin County, Fla. (2016). In
regards to the Commercial Design Regulations, staff recommends approval.
Community Redevelopment
Unresolved Issues:
Item #1:
CRA – Rio CRA
1. Please show on the Site Plan the required street wall or opaque screen at the right-of-way line.
Please include on the Site Plan a detail of the required street wall or opaque screen showing that
the height does not exceed four feet in height. (Martin Co., LDR, Art. 3, DIV. 6, Sec.
3.264.C.1.e)
2. Commercial development shall provide the required number of parking spaces on paved
surfaces. Please label on the Site Plan the paving surface. (Martin Co., LDR, Art. 3, DIV. 6, Sec.
3.264.C.6)
I. Determination of compliance with the property management requirements – Engineering
Department
Development Review Staff Report
Page 8 of 19
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 Real Property
Management.
J. Determination of compliance with environmental and landscaping requirements - Growth
Management Department
Environmental
Findings of Compliance:
The Growth Management Department Environmental Division staff has reviewed the application and
finds it in compliance with the applicable Land Development Regulations. The environmental
assessment submitted by the applicant shows that no wetlands or upland habitat exist on the property
and these findings have been verified by county environmental staff. In addition, the wildlife survey
shows that no listed species exist on the property. Therefore, the preservation requirements under Article
4, Division 1 and Article 4, Division 2 of the Land Development Regulations do not apply.
Landscape
Unresolved Issues:
Item #1:
CRA Overlay District Requirements
Where community redevelopment areas have specific landscape requirements as part of an overlay
zoning district those requirements shall supersede the requirements of Article 4, Division 15, Land
Development Regulations, Martin County Code (Standard Landscape Code). As such, please provide
for compliance with the following landscaping requirements of the Rio Community Redevelopment
overlay district:
3. Vehicular use area and requirements. The following landscaping requirements shall apply within
vehicular use areas and along roads:
a. Landscaping. The landscaping on SR 707 shall include native and non-native trees
with a minimum height of 16 feet, with a four-foot clear trunk, and three-inch caliper
diameter at breast height (dbh) at the time of planting, planted at a maximum of 30-foot
intervals. In the SR 707 Corridor, every other block shall be complemented with a bench
and a garbage container. The landscape islands shall have pervious open area sized
appropriately to the maximum growth of the tree.
b. Perimeter landscaping. Landscaping shall be provided along the perimeter of vehicular
use areas, except vehicular use areas fronting on SR 707, in accordance with the
following standards:
(1) Native trees shall constitute 75 percent of the trees used; and
(2) Trees shall be a minimum of 12 feet in height, four-foot clear trunk, and two
inches dbh at the time of planting, planted at a maximum of 50-foot intervals; and
Development Review Staff Report
Page 9 of 19
(3) If a parking area abuts a residential property, trees with a minimum height of
16 feet, a four-foot clear trunk, and three-inch caliper dbh at the time of planting,
planted at a maximum of 30-foot intervals, shall be required; and
(4) Opaque hedge material, three feet tall at time of planting, may be used in lieu
of an opaque wall or fence.
Remedy/Suggestion/Clarification:
The Rio landscape Code requires that when an opaque hedge is utilized in lieu of the opaque wall or
fence along the perimeter of vehicular use areas, the hedge material be 3 feet tall at time of planting.
Increase plant specifications to utilize 3 ft. height shrubs.
K. Determination of compliance with transportation requirements - Engineering Department
Findings of Compliance:
The Traffic Division of the Engineering Department finds this application in compliance.
Compliance with Adequate Public Facilities Ordinance:
This application satisfies the Adequate Public Facilities Standard; it has a De Minimis impact (an impact
that would not affect more than one percent of the maximum volume at the adopted level of service of
the accepted road facility) (Article 5, Division 1, Section 5.3).
L. Determination of compliance with county surveyor - Engineering Department
The applicant has provided a certified boundary and topographic survey for the proposed development,
pursuant to Section 10.1.F., LDR, Martin County, Fla. (2016). 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, LDR, Martin County, Fla.
M. Determination of compliance with engineering, storm water and flood management requirements
- Engineering Department
Unresolved Issues:
Item #1:
Rights Of Way Improvements
1. Pavement within right of way must meet Martin County Standard Detail R-10 for local roads.
Proposed detail does not meet standard detail requirements. [MARTIN COUNTY, FLA., LDR
SECTION 4.843.C (2010)] [MARTIN COUNTY STANDARD DETAILS FOR ROAD & SITE
CONSTRUCTION AND PUBLIC FACILITIES DETAIL R-10 (2017)]
2. NE Kubin street is a Local Road and requires a minimum intersection radii of 15 feet.
[MARTIN COUNTY, FLA., LDR
3. Provide sight triangles / Sight distances on the Landscape Plan. [MARTIN COUNTY, FLA.,
LDR SECTION 4.843.F (2010)] [FLORIDA DEPARTMENT OF TRANSPORTATION INDEX
#546 (2016)]
4. Align proposed sidewalk so that it does not jog at the driveway. [MARTIN COUNTY, FLA.,
LDR SECTION 4.843.G (2010)]
5. The proposed sidewalk within the Right of Way must meet detail R-41. Sheet 6 of the
Construction Plans references Sheet 8 for this sidewalk, but Sheet 8 does not include sidewalk
Development Review Staff Report
Page 10 of 19
details. [MARTIN COUNTY STANDARD DETAILS FOR ROAD & SITE CONSTRUCTION
AND PUBLIC FACILITIES DETAIL R-41 (2017)]
Item #2:
Off-Street Parking
Revise the following components to document conformance with the cited references:
1. Provide traffic control, signage, and pavement marking details within the Construction Plans.
[MARTIN COUNTY, FLA., LDR SECTION 4.843.H (2010) & MARTIN COUNTY
STANDARD DETAILS FOR ROAD & SITE CONSTRUCTION AND PUBLIC FACILITIES
DETAIL R-140 SERIES (2017)]
Item #3:
Stormwater Mgmt Submitted Materials
1. Provide a signed and sealed stormwater management certification [Martin County, Fla., LDR
Section 4.384.A.2 (2015)]
2. Provide an existing conditions map including water management facilities, drainage basin
boundaries, vegetated areas, wetlands, impervious areas, adjacent wetlands, adjacent
developments, all wells and septic systems within 100 feet of the perimeter of the excavation, the
FEMA flood zone(s), the location relative to the Coastal High Hazard Area. or any other
significant adjacent features [MARTIN COUNTY, FLA., LDR SECTIONS 4.343.A.4 &
4.384.A.3 (2015)] [MARTIN COUNTY STORMWATER MANAGEMENT AND FLOOD
PROTECTION STANDARDS FOR DESIGN AND REVIEW, SECTIONS 1.4.A.2.b &
1.4.A.3.c (2001)]
3. Provide a drainage map of the basin or basins within which the development lies shall be
submitted. All basins and the sizes of the basins in acres must be shown. The outlines and sizes
in acres of all existing and proposed drainage areas shall be shown and related to corresponding
points of flow concentration. Flow paths shall be indicated throughout, including final outfalls
from the development and basins. [MARTIN COUNTY STORMWATER MANAGEMENT
AND FLOOD PROTECTION STANDARDS FOR DESIGN AND REVIEW, SECTIONS
1.4.B.7.c (2001)]
Item #4:
Stormwater Mgmt Pre-Development
1. The narrative on Page #1 of the technical analysis section indicates the building is proposed.
This is inconsistent with the rest of the documentation.
2. The same wet season water table/control elevation must be used for both the soil storage and the
exfiltration pipe invert control elevation. (4.385.A):
3. The Land Use section of the Project Summary within the Stormwater Report lists project acreage
that is inconsistent with the site data table on the Final Site Plan.
Item #5:
Stormwater Mgmt Post-Development
Development Review Staff Report
Page 11 of 19
1. Demonstrate how the discharge from events with a return frequency greater than a 100-year 24-
hour storm shall be conveyed to the adjacent road right-of-way.
2. Demonstrate that the pervious parking areas are designed so the stormwater accumulated in a
five-year 24-hour storm event percolates into the ground without runoff. The runoff from storm
events exceeding a five-year 24-hour event shall be adequately directed to other components of
the stormwater management system in a way that prevents erosion and sedimentation.
[MARTIN COUNTY, FLA., LDR SECTION 4.627.D (2009)]
3. Parameters used in the exfiltration calculations are inconsistent with the proposed details on the
Construction Plans.
4. Utilize the SFWMD Soil Storage table (instead of void storage) for the compacted fill material
(sand) utilized within the calculation of the total storage for the pervious concrete
5. Demonstrate how water quality is being provided for the proposed additional impervious areas
on the Final Site Plan.
6. The total water quality treatment volume must be increased by a safety factor of 1.25 for dry
detention (4.386.I.)
7. Solely for stormwater management calculations, the parking area may be reduced by 50 percent
when pervious parking is used.
8. Provide stage storage calculations in order to demonstrate that the perimeter berm is sufficient to
retain the 100-year, 24-hour day storm event.
9. Provide an analysis for the 10-year, 24-hour storm event in order to determine the minimum
pavement elevations. (4.843.D.3)
10. Provide an analysis for the 100-year, 72-hour storm event in order to determine that the existing
finished floor elevation is adequate. (4.386.C.1.c & SFWMD ERP Manual, Volume IV and
4.386.B)
11. Provide a recovery analysis that demonstrates that the system recovers half of the runoff volume
within 24 hours and five days, and 90-percent of the entire volume within 12 days from the
cessation of the storm event.
Item #6:
Stormwater Mgmt Construction Plans
1. Section A/A on Sheet 5 shows 2 different existing elevations at the Property Line.
2. The clearing and erosion control plan should show existing site conditions and detail what is to
be removed and what is to remain. It is unclear on the plan if the one story building is proposed
or if it is the existing building to remain.
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. All street names are in compliance. They meet all street naming regulations in
Article 4, Division 17, Land Development Regulations. Martin County, Fla. (2017).
Development Review Staff Report
Page 12 of 19
Electronic File Submittal
Findings of Compliance:
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. (2017)
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. (2017)
The AutoCAD boundary survey was received and found to be in compliance with Section 10.2.B.5,
Land Development Regulations, Martin County, Fla. (2017)
O. Determination of compliance with utilities requirements - Utilities Department
Water and Wastewater Service
Unresolved Issues:
Item #1:
Drawings Must Be Approved
The construction drawings must be approved by the Utilities and Solid Waste Department prior to sign
off by the Department of permit applications and agreements. [ref. Code, LDR, s.10.2.B.5. Code, LDR,
Art.10]
Item #2:
Draft Agreement Submitted
The applicant has submitted a draft water and wastewater service agreement. The applicant must submit
a final, executable draft 'Water and Wastewater Service Agreement' to the Planning and Development
Services Department for review by the Legal Department prior to seeking final site plan approval.
Wellfield and Groundwater Protection
Findings of Compliance:
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, Article 4, Division 5] (2016)
P. Determination of compliance with fire prevention and emergency management requirements –
Fire Rescue Department
Fire Prevention
Development Review Staff Report
Page 13 of 19
Unresolved Issues:
Item #1:
Water Source
The project must demonstrate the following:
1. An approved water supply capable of supplying the required fire flow for fire protection shall be
provided to all premises upon which facilities, buildings, or portions of buildings are hereafter
constructed or moved into the jurisdiction [NFPA 1, Chapter 18, Section 3.1].
2. Fire hydrants are to be provided within 250 road-feet of each proposed non-residential and multi-
family structure, and 500 road-feet for single-family and duplex residential structures [NFPA 1].
3. Hydrants shall be located on the same side of the road as the building being protected unless
otherwise approved by the Fire Prevention Office [NFPA 1].
4. Plans and specifications for fire hydrant systems shall be submitted to the fire department for
review and approval prior to construction. [NFPA 1, Chapter 18, Section 1.1.2.]
Q. Determination of compliance with Americans with Disability Act (ADA) requirements - General
Services Department
Unresolved Issues:
Item #1:
ADA-Parking, Access Aisle Striping
502.3.3 Marking.
Access aisles shall be marked so as to discourage parking in them.
The access aisle must be striped diagonally to designate it as a no-parking zone.
502.3.4 Location.
Access aisles shall not overlap the vehicular way. Access aisles shall be permitted to be placed on either
side of the parking space except for angled van parking spaces which shall have access aisles located on
the passenger side of the parking spaces.
502.4 Floor or Ground Surfaces.
Parking spaces and access aisles serving them shall comply with 302. Access aisles shall be at the same
level as the parking spaces they serve. Changes in level are not permitted.
(2014 FBC, FIFTH EDITION\ACCESSIBILITY 502.3.3, 502.3.4, 502.4)
Remedy/Suggestion/Clarification:
9/18/2017 - Markings for access aisle to be white, not blue. Need to correct Standard & Handicap
Parking Space Detail on Site Plan.
Item #2:
ADA-Parking, Painted Boundary, Sign
502.6 Identification.
Parking space identification signs shall include the International Symbol of Accessibility complying
with 703.7.2.1. Signs identifying van parking spaces when required by 502.2 shall contain the
designation “van accessible.”
502.6.1
Development Review Staff Report
Page 14 of 19
Each such parking space must be striped in a manner that is consistent with the standards of the
controlling jurisdiction for other spaces and prominently outlined with blue paint, and must be repainted
when necessary, to be clearly distinguishable as a parking space designated for persons who have
disabilities. The space must be posted with a permanent above-grade sign of a color and design
approved by the Department of Transportation, which is placed on or at least 60 inches (1525 mm)
above the finished floor or ground surface measured to the bottom of the sign and which bears the
international symbol of accessibility and the caption “PARKING BY DISABLED PERMIT ONLY.”
Such a sign, erected after October 1, 1996, must indicate the penalty for illegal use of the space. Any
provision of this section to the contrary notwithstanding, in a theme park or an entertainment complex as
defined in Section 509.013 in which accessible parking is located in designated lots or areas, the signage
indicating the lot as reserved for accessible parking may be located at the entrances to the lot in lieu of a
sign at each parking place.
(2014 FBC, FIFTH EDITION\ACCESSIBILITY 502.6, 502.6.1)
Remedy/Suggestion/Clarification:
9/18/2017 - Markings for access aisle and symbol to be white, not blue. Need to correct Standard &
Handicap Parking Space Detail on Site Plan. (Please see Exhibit 2 attached to this report.)
R. Determination of compliance with Martin County Health Department and Martin County School
Board
Martin County Health Department
The applicant has indicated that the proposed final site plan contains no onsite potable wells or septic
disposal systems. Therefore, the Department of Health was not required to review this application for
consistency with the Martin County Code requirements within the Land Development Regulations or
Comprehensive Growth Management Plan. [Martin County, Fla., LDR Section 10.1.F. (2016)]
Martin County School Board
The applicant has indicated that the proposed final site plan is for a non-residential use. Therefore, the
Martin County School Board was not required to review this application for consistency with the Martin
County Code requirements for school concurrency purposes. MARTIN COUNTY, FLA., LDR
SECTION 10.1.F. (2016)
S. Determination of compliance with legal requirements - County Attorney's Office
Review Ongoing
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
5.7.D of the Adequate Public Facilities LDR for a Certificate of Adequate Public Facilities Reservation.
Potable water facilities service provider – Martin County Utilities
Source - Environmental Services Department
Reference - see Section O of this staff report
Development Review Staff Report
Page 15 of 19
Sanitary sewer facilities service provider – Martin County Utilities
Source -Environmental Services Department
Reference - see Section O of this staff report
Solid waste facilities
Findings – In Place
Source - Growth Management Department
Stormwater management facilities
Findings - Pending
Source - Engineering Department
Reference - see Section N of this staff report
Community park facilities
Findings – N/A
Source - Growth Management Department
Roads facilities
Findings - Comply
Source - Engineering Department
Reference - see Section M of this staff report
Mass transit facilities
Findings – In Place
Source - Engineering Department
Reference - see Section L of this staff report
Public safety facilities
Findings – N/A
Source - Growth Management Department
Reference - see Section P 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.
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.
Development Review Staff Report
Page 16 of 19
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:
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.
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.
Development Review Staff Report
Page 17 of 19
Item #11:
One (1) digital copy of site plan in AutoCAD 2010 - 2014 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:
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:
A hauling fee of $0.21 per cubic yard of material being hauled from the site in the amount of $__.__
shall be paid within sixty (60) calendar days of the project approval.
Item #17:
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.
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
3. Martin County Roadway Opening Permit
Development Review Staff Report
Page 18 of 19
Item #2: STORMWATER MGMT PERMITS
The following permits must be submitted prior to scheduling a Pre-Construction meeting:
1. South Florida Water Management District (SFWMD) Environmental Resource Permit (ERP)
Item #3: WATER AND WASTEWATER
The applicant must provide a copy of all required Department of Environmental Protection permits prior
to scheduling the Pre-Construction meeting.
Item #4: SFWMD REQUIRED IRRIG PERMITS
The applicant must provide a copy of all required South Florida Water Management District permits
prior to scheduling the Pre-Construction meeting.
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: $8,750.00 $8,750.00 $0.00
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: KNH, LLC
804 SE Riverside Dr
Stuart, FL 34994
Agent: Lucido & Associates
Doug Fitzwater
701 East Ocean Blvd
Stuart, FL 34994
772-220-2100
Landscape architect: Lucido & Associates
Morris Crady
701 East Ocean Blvd
Stuart, FL 34994
772-220-2100
Y. Acronyms
Development Review Staff Report
Page 19 of 19
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
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
Exhibit 1: Development Standards, Western SR 707 District [Figure 1., Section 3.264., LDR,
Martin County, Fla. (2002)]
Exhibit 2: ADA Parking Guidance
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