COSTCO MAJOR FINAL SITE PLAN - Martin County, Florida...The entire subject property is zoned LI,...

MARTIN COUNTY, FLORIDA

DEVELOPMENT REVIEW

STAFF REPORT

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A. Application Information

COSTCO MAJOR FINAL SITE PLAN

Applicant and Property Owner: Nemec Limited Partnership

Agent for the Applicant: Brandon Ulmer, P.E. Thomas Engineering Group

Contract Purchaser: Costco Wholesale Corporation

County Project Coordinator: Paul Schilling, Principal Planner

Growth Management Director: Nicki van Vonno, AICP

Project Number: C149-003

Application Type and Number: D006 201500318

Report Number: 2017_0221_C149-003_DRT_Staff_FINAL

Application Received: 10/19/2015

Transmitted: 10/20/2015

Date of Staff Report: 12/15/2015

Joint Workshop: 01/21/2016

Resubmittal Received: 04/07/2016



Joint Workshop: 08/04/2016

Resubmittal Received: 11/29/2016



B. Project description and analysis

This application is a request for Major Final Site Plan approval for a new Costco store with gas station

and associated infrastructure on approximately 27.47 acres. The undeveloped subject property is located

south of Martin Highway (CR 714) between the Turnpike and High Meadow Avenue (CR 713) in Palm

City. Included in this application is a request for a Certificate of Public Facilities Reservation.

The entire subject property is zoned LI, Limited Industrial district with a future land use designation of

Industrial. The current LI zoning district allows for the proposed retail and gas station uses.

As part of the resubmittal dated April 7, 2016, the applicant chose to eliminate the Phase 2 outparcel

from the current application. As such, the entire site is to be developed in one phase comprised of the

Development Review Staff Report

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Costco store, gas station and the required infrastructure to support the operation. The proposed main

building is approximately 152,661 sq. ft. in size with the gas station located at the northwest corner

comprised of 18 fueling positions and a 129 sq. ft. attendant building.

The property is located within the Primary Urban Service District. As such, there is an expectation and

a requirement that the full range of urban services are either in place or will be provided to the site at

adopted levels of service.

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 Paul Schilling 288-5473 Non-Comply

F ARDP Samantha Lovelady 288-5664 Comply

G Development Review Paul Schilling 288-5473 Non-Comply

H Urban Design Paul Schilling 288-5473 Comply

H Community Redevelopment Paul Schilling 288-5473 N/A

I Property Management Colleen Holmes 288-5794 Comply

J Environmental Shawn McCarthy 288-5508 Non-Comply

J Landscaping Karen Sjoholm 288-5909 Non-Comply

K Transportation Stephanie Piche 223-4858 Non-Comply

L County Surveyor Michael O’Brien 288-5418 N/A

M Engineering Michelle Cullum 288-5512 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 Comply

P Emergency Management Dan Wouters 219-4942 N/A

Q ADA Judy Lamb 221-1396 Comply

R Health Department Todd Reinhold 221-4090 N/A

R School Board Kimberly Everman 219-1200 N/A

S County Attorney Legal Department 288-5444 On-going

T Adequate Public Facilities Paul Schilling 288-5473 Review Pending

D. Review Board action

This application meets the threshold requirements for processing as a major development. As such, a

review of this application is required by the Local Planning Agency (LPA) and final action by the Board

of County Commissioners (BCC). Both the LPA and the BCC meetings must be public hearings.

MARTIN COUNTY, FLA., LDR §10.1.B. (2016)

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.


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The applicant sought to address non-compliance findings from staff report dated July 28, 2016 with its

resubmittal dated November 29, 2016. Both the previous staff reports and resubmittals are incorporated

herein by reference.

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.

Section 10.2.D.4. Land Development Regulations, Martin County, Fla., (2016) pertaining to review

cycles states,

4. Planned Unit Developments and Developments of Regional Impact shall be allowed three

(3) resubmittals without payment of a resubmittal fee. All other development applications

noted in Section 10.1.D are allowed a single resubmittal of application materials, without

payment of additional review fees. Up to two (2) additional submittals (hereinafter

referred to as "elective submittals") shall be allowed with payment of a resubmittal fee.

The resubmittal fee for elective submittals shall be established by resolution, taking into

consideration the non-substantial or substantial nature of the elective resubmittal and the

magnitude of the review required of any revised portion of the application. The applicant

shall have ninety (90) days from the issuance date of the report to resubmit. The County

Administrator may grant one (1) extension not to exceed 60 days upon a showing of good

cause.

If the applicant fails to meet the resubmittal deadline including any approved extension

period, the application shall be terminated, unless the applicant gives notice that an

elective resubmittal will be made. The elective resubmittal shall be made within 90 days

from the date the prior resubmittal was due, and shall include the resubmittal fee

established by resolution. All traffic studies, surveys and other documents that have

expired must be updated by the applicant.

The applicant's resubmittal may include a request that disputed items be transmitted to the

final decision maker for resolution.

E. Location and site information

The undeveloped subject property is approximately 28 acres and located south of Martin Highway (CR

714) between the Turnpike and High Meadow Avenue (CR 713) in Palm City.

Parcel number(s):

24-38-40-000-007-0000.0-10000

24-38-40-000-010-0000.0-50000

24-38-40-000-011-0000.0-30000

Zoning: LI, Limited Industrial

Future land use: Industrial

Commission district: 5

Municipal service taxing unit: Western MSTU Two

Planning area: Palm City

Taxing district: D


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Traffic analysis zone: 48

Urban services district: Primary

LOCATION MAP


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ZONING MAP


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FUTURE LAND USE 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

G. Determination of compliance with land use, site design standards, zoning, and procedural

requirements - Growth Management Department

Unresolved Issues:

Item #1:

Site Plan

A complete site plan is required as part of the application pursuant to Section 10.2.B.5., LDR, Martin

County, Fla.

1. There is a duplicate (CR 714) label on sheet 1 of the Final Site Plan. Please remove duplicate.

2. Site note #1 on the Final Site Plan is shown twice on each page. Please remove one of these to

avoid duplication.

3. The acreages shown on the final site plan for wetlands are inconsistent between the legend and

site plan data. Please correct accordingly and make sure all preserve data is consistent on all

documents (final site plan, construction plans, PAMP, waiver documents).

Item #2:

Lighting Plan

Lighting plan Sheet SE-1, title block is labeled as “NWC J YOUNG PARKWAY & MILLENIA

BOULEVARD PALM CITY, FL”. These streets are not located within Martin County. Please revise

accordingly.

The lighting plan (Sheet SE-1) submitted does not demonstrate compliance with Section 3.208.B. Where

outdoor lighting is provided on a nonresidential parcel or on a street, the maximum incidental light

spillage onto a nearby residential parcel shall be 0.2 footcandles as measured at eight feet above average

grade at the property line of the receiving parcel.

The applicant must add a note to the plan indicating the calculations are provided in footcandles.

The applicant must show the calculation along the north side of SW Martin Hwy (CR 714) which is the


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South boundary of Sunset Trace at Martin Downs, a residential townhome community.

Additional, the applicant must show the calculation along the east side of SW High Meadow Ave (CR

713) at the intersection of southeast access. There are a couple of residences located east of the proposed

intersection.

Additional Information:

Information #1:

Required Permits

In its application materials received on October 19, 2015, the applicant 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 #2:

The next resubmittal will be the fourth submittal for this application. The fourth submittal requires a

resubmittal review fee in the amount of $2,282. MARTIN COUNTY, FLA., LDR, §10.2.D.4 (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

Urban Design

Findings of Compliance:

Community Redevelopment Area

The proposed project is not located within a Community Redevelopment Area. Therefore, the

Community Redevelopment Area reviewer was not required to review this application. MARTIN

COUNTY, FLA., LDR, Division 6


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I. Determination of compliance with the property management requirements – Engineering

Department


Property Management

S.W. High Meadow Avenue has been classified as a major arterial and S.W. 39th Street has been

classified as a local road under Sec. 4.843, Roadway Classification. The minimum right of way width

requirements for each roadway classification are set forth in Section. 4.843.B., Land Development

Regulations, Martin County, Fla. (2001) and Table 4.19.1., Right of Way Requirements.

Sec. 4.843.B. also provides that additional width may be necessary as determined by the County

Engineer, depending upon the approved roadway cross section, design elements within the right of way

and the drainage requirements for the area. Also, right of way requirements may be adjusted by the

County Engineer for specific roadways involving intersection right of way improvements or restrictions

of Martin County or the Florida Department of Transportation.

1. It has been determined that a dedication of 15 feet of right of way is required on S.W. High Meadow

Avenue.

2. It has been determined that a 25 foot corner clip at the corner of S.W. High Meadow Avenue and

S.W. 39th Street is required pursuant to Section 4.843.B.4, Land Development Regulations, Martin

County, Fla. (2010).

3. The applicant is also proposing to dedicate 25 feet of additional right of way along S.W. 39th Street

for a length of 340 feet to accommodate the entrance off of S.W. High Meadow Avenue.

4. Additionally, the dedication of 10 feet of right-of-way is required for the remaining length of 304.23

feet on SW 39th Street to meet the right-of-way requirements for a local road.

5. It has been determined that the applicant must provide the right of way for a turn lane on Martin

Highway (CR714).

A Condition of Approval requiring the conveyance of the dedicated property to Martin County during

the post approval process will be included in the Development Order. If the dedication is part of a Plat

approval application, the dedication will be included on the plat and the conveyance of the dedicated

property will take place simultaneously with the recording of the Plat.

The following due diligence materials are required:

Item #2:

Title Commitment

The following is required:

1. An original title commitment for the proposed dedication site(s).

2. The proposed insured is: Martin County, a political subdivision of the State of Florida.


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3. The amount of title insurance is subject to approval by the Martin County Real Property

Division.

4. Legible copies of all documents listed as Schedule B-II Exceptions must be provided.

The applicant is providing a separate title commitment for each parcel. The amount of insurance for

each title commitment should be $17,250.

Parcel A. The standard B-II Exceptions must be deleted at closing. In addition Exception B-II,

Paragraph 12 regarding unrecorded leases must also be deleted at closing.

Parcel B. The standard B-II Exceptions must be deleted at closing. In addition Exception B-II,

Paragraph 11 regarding unrecorded leases must also be deleted at closing.

The applicant has complied with the Title Commitment requirement.

Item #3:

Survey

The following are required:

1. Two (2) original signed and sealed surveys of the dedication site(s).

2. The survey must state that it was - Prepared with the benefit of a Title Commitment - and include

the Commitment Number, Name of Title Company and Date and Time of the Commitment.

Also include the subject parcel ID number(s).

3. All title exceptions that can be plotted must be shown on the survey.

4. The legal description for the dedication site(s) on the survey must match the legal description on

the proposed Plat or Planned Unit Development (PUD) if applicable.

5. The survey must be certified to Martin County, a political subdivision of the State of Florida and

to the Title Company.

The Survey Division has confirmed that the site plan and survey are now consistent.

The Applicant has complied with the Survey requirements for the right-of-way dedication.

Item #4:

Environmental Site Assessment Phase I

The following is required:

1. A Phase I report stating that there are No Recognized Environmental Conditions in accordance

with the current standards of the American Society for Testing Materials (ASTM15271).

2. The Phase I report must be dated within 180 days of submission, or include a current updated

letter from the ESA firm.

3. The Phase I report or update letter must include a statement that Martin County can rely on the

results of the report.

The Applicant has complied with the Environmental Site Assessment Phase I requirements


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J. Determination of compliance with environmental and landscaping requirements - Growth

Management Department

Environmental

Unresolved Issues:

Item #1:

General Compliance-Environmental

Final Site Plan and Construction Plans

Please provide or make corrections to the following:

1. The acreages shown on the final site plan for wetlands are inconsistent between the legend and

site plan data. Please correct accordingly and make sure all preserve data is consistent on all

documents (final site plan, construction plans, PAMP, waiver documents).

2. Please verify existing landuse data (wetlands, uplands, surface waters, etc.) on the property is

correct for all documents. Figure A in the PAMP shows total existing wetlands, prior to proposed

impacts, is 3.8 acres. However, the final site plan and other figures in the PAMP state wetland

acreage is 3.6 acres. The PAMP and final site plan should clearly provide this data in tabular

format to show existing landuse acreages (prior to impacts) and proposed preserve area acreages

(after impacts and upland buffer/wetland creation). Preserve area acreages shall show final

upland buffer and wetlands acreages after accounting for all upland buffer/wetland impacts and

wetland creation. Please clarify and correct accordingly.

3. Site note #1 on the Final Site Plan is shown twice on each page. Please remove one of these to

avoid duplication.

4. Thank you labeling the preserve boundary in Section L-L as previously requested. However this

cross-section shows fill material, as part of the 4:1 backslope from the sidewalk, within the five

foot construction setback to preserves. Pursuant to Section 4.2.E, Land Development

Regulations, Martin County Fla. (2011), no fill material shall be within this construction setback.

Please revise this cross-section accordingly.

Landscape

Unresolved Issues:

Item #1:

Interior Vua Requirements-Non-Res Sites

Please demonstrate compliance with the following criteria for interior vehicular use areas [Section

4.663.A. 4.b., LDR].


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In vehicular use areas within the interior of a site, one 500 square foot planting area shall be required for

every 5,000 square feet of vehicular use area, or major portion thereof, and at least three two-inch, or

two three-inch caliper shade trees together with other landscape material shall be planted within each

such planting area.

Interior landscape areas shall be no less than 12 feet in width, exclusive of curbing. Whenever linear

medians at least 50 feet long having shade trees spaced no greater than 15 feet on center are used, the

minimum width may be reduced to eight feet exclusive of curbing.

Remedy/Suggestion/Clarification:

Response letter states that width of landscape islands are provided on the Master and Final Site Plan;

however I do not see this information provided, only radii and size of parking spaces and drive aisles.

Provide dimensions of islands and medians exclusive of parking overhang and curbs. It would be helpful

to provide an exhibit documenting location and sq. footage of specific areas provided to demonstrate

compliance with this code requirement.

Item #2:

Landscape Native Tree Protect & Survey

A tree survey is required to identify specific native trees required to be protected from development

[Section 4.666, LDR]. Please note that trees in proposed preservation areas, palm trees and non-native

species need not be identified on this survey. Existing native vegetation shall be retained to act as

buffers between adjacent land uses, and to minimize nuisance dust noise and air pollution during

construction. The following information shall be provided for trees in the developed area:

1. A tree survey including approximate position of protected trees, protected tree clusters,

landscaping and other vegetation to be preserved or removed. Trees required to be protected

include any native hardwood tree four (4) inches DBH or greater, or any native softwood tree

including pine trees (8) inches DBH or greater which is located in the perimeter area of any

development site. Clearly identify the specific tree species required to be protected on the

survey; these trees should be flagged in the field for staff verification.


Trees within the outparcel cannot be guaranteed to be protected when that parcel is developed, therefore

they cannot be claimed as protected trees. Also the sabal palms that are located within the wetland buffer

cannot be claimed for tree credit.

Item #3:

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 [Section 4.666.B., LDR].

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.


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All barricades must be maintained intact for the duration of construction.


The construction plans are not consistent with the tree disposition plans, the construction plans indicate

2 additional pines in the west retention area to be protected. Are these trees to be protexcted or

removed? Tree barricades detail must be shown on the Construction and landscape plans; add detail to

the construction plans.

Item #4:

Preserve Area Interface Requirements

Please provide for the following planting requirements, pursuant to Sec 4.663.E., LDR:

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

littoral and upland transition zone areas (preserve area interface) and connected to preserve areas

pursuant to Article 4, Division 8, LDR, MCC.


The narrative response states that Paspalum notatum is a native species. This species does not meet the

definition of a native species.

Martin County Section 4.661.C Glossary. LDR 2013

Native: A species that occurred in Florida at the time of European contact or 1500s or as identified as a

native plant in the Guide to the Vascular Plants of Florida by R. Wunderlin and B. Hansen.

K. Determination of compliance with transportation requirements - Engineering Department

Unresolved Issues:

Item #1:

Traffic Impact

**PENDING LEGAL REVIEW OF PROP SHARE AGREEMENT**

1. The traffic impact analysis must be revised for consistency with the buildout year (2019).


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MARTIN COUNTY, FLA., LDR §5.64 (2009)

2. Revise the local Traffic Assignment (Figure 2B) as follows:

a. Eliminate southbound right turn movement at CR-713 (SW High Meadow Avenue) onto

CR-714 (SW Martin Highway).

b. Reduce the number of u-turning movements on CR-714 (SW Martin Highway) to 5%.

3. Revise the intersection analyses as follows:

a. The intersection analyses must be revised for consistency with the buildout year (2019).

MARTIN COUNTY, FLA., LDR §5.64 (2009)

b. The project trips within the intersection analyses are inconsistent with the proposed

driveway volumes and distribution.

c. Adjust storage lengths to match existing.

i. Turn lane storage lengths must be measured from the point of curvature of the

turning radii and cannot include the taper.

ii. Turn lane taper lengths can be adjusted to 50’ (single) or 100’ (dual).

d. As advised in staff report dated July 28, 2016, two northbound left turn lanes will be

required to accommodate the proposed traffic volumes on CR-713 (SW High Meadow

Avenue) at CR-714 (SW Martin Highway). FHWA guidelines indicate that double left-

turn lanes are appropriate at intersections with significantly high left-turn volumes that

cannot be adequately served in a single lane. As a rule of thumb, dual left-turn lanes are

generally considered when left-turn volumes exceed 300 vehicles per hour. The

proposed northbound left turn volume at this intersection exceeds 400 vehicles per hour.

Staff predicts that the intersection will exceed its level of service capacity without the

second left turn lane.

4. The final evaluation of the mitigation strategies is being deferred until acceptance of the final

traffic impact analysis; however, the estimated cost of the proposed improvements of Martin

Highway must be revised to be consistent with the most reliable information available, which is

the FDOTs Tentative Five Year Work Program. This program identified the project cost at

$21,973,310.

L. Determination of compliance with county surveyor - Engineering Department

N/A

The applicant has indicated that there are no proposed changes other than right of way dedications 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

Item #1:

Rights Of Way Improvements

1. On January 10, 2017 the Martin County Board of County Commissioners adopted revised Martin

County Standard Details for Road & Site Construction and Public Facilities. Revise standard

details to reflect revision. [MARTIN COUNTY STANDARD DETAILS FOR ROAD & SITE


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CONSTRUCTION AND PUBLIC FACILITIES DETAIL (2017)]

2. As previously stated, the cross section provided for the turn lane on CR-714 (SW Martin

Highway) shows a cross slope of 2%; however, a minimum 3% cross slope is required for the

third travel lane. [FDOT "Florida Greenbook" C.7.b.2 (2013)]

3. Label the utilities shown on Sheet C5.2 of the Construction Plans.

4. Revise the driveway median at the entrance on SW Martin Hwy to include stations, offsets and

elevations. Include a raised median south of the crosswalk. [Martin County, Fla. LDR TABLE

4.19.8 (2001)]

5. The appropriate cross slope for a paved shoulder is 6%. Revise the shoulder cross slope (see

Station 106+50.00 SW at SW High Meadow Avenue) on Sheet C-6.1. [MARTIN COUNTY

STANDARD DETAILS FOR ROAD & SITE CONSTRUCTION AND PUBLIC FACILITIES

DETAIL R-10 (2017)]

6. To avoid confusion, remove the lane direction arrows from the cross sections.

7. The final evaluation of the traffic congestion mitigation strategies is being deferred until

acceptance of the final traffic impact analysis.

8. As advised in staff report dated July 28, 2016, two northbound left turn lanes will be required to

accommodate the proposed traffic volumes on CR-713 (SW High Meadow Avenue) at CR-714

(SW Martin Highway). FHWA guidelines indicate that double left-turn lanes are appropriate at

intersections with significantly high left-turn volumes that cannot be adequately served in a

single lane. As a rule of thumb, dual left-turn lanes are generally considered when left-turn

volumes exceed 300 vehicles per hour. The proposed northbound left turn volume at this

intersection exceeds 400 vehicles per hour. Staff predicts that the intersection will exceed its

level of service capacity without the second left turn lane.

9. At Driveway #2 (SW High Meadow Ave entrance):

a. Show existing guardrail.

b. Show access for field maintenance vehicles to gain access to Danforth Creek.

c. Relocate crosswalk to south side to eliminate pedestrian conflict with eastbound left

exiting traffic.

d. Provide specific details for proposed guardrail end treatment.

e. It is unclear if this is where the gravity wall detail on Sheet C-5.8 applies.

f. Provide detail for connection of straight concrete end wall to gravity wall (if gravity wall

is being utilized at this location)

g. Provide guardrail and determination of the retaining (gravity?) wall limits.

h. Relocate the proposed power pole outside of the clear zone.

i. Remove all references to SW 39th Street

j. Remove STOP sign at intersection with SW High Meadow Avenue.

10. Remove pavement markings from CR-714 (SW Martin Highway) and CR-713 (SW High

Meadow Avenue) Improvement Plans (C-5.2 and C-5.5).

11. Show and label all existing and proposed right-of-way dedications on the Final Site Plan. [Martin

County Fla LDR Section 4.843.B (2010)]

12. The proposed 25 foot corner clip dedication at the intersection of SW High Meadow Ave and the

proposed entrance to the property must be labeled as such (Public right-of-way per Plat of Palm

City Farms Plat Book 6, Page 42) [Martin County, Fla LDR Section 4.843.B (2010)].

13. On the Edge of Pavement Profile view (sheet C-5.5) extend the profile to include stations

102+21.77 and 101+71.75 and provide proposed elevations.

14. It is the owner's responsibility to compensate for the relocation of all utilities required for the

construction of this project. Remove "by others" notations for pole relocation.

15. Signalization plans for CR-713:

a. Sheet 2:


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i. Pursuant to Martin County's Technical Specifications for fiber optic

communication lines (Standard Detail R-150D item #6), the plans must include

splicing diagrams / schematics and associated quantities. PCS Fiber is the

County's Continuing Services contractor for fiber optic network splicing. The

contact at PCS Fiber is Bobby Sanford. He can be reached at 561-743-9737.

ii. Add specifications from R-150D to the construction plans, specifically item #5.

b. Sheet 3:

i. General Note #11: The correct phone number for Damian Bono is 772-288-5528

ii. General Note #12: Revise to include "Contractor to verify traffic signal

equipment with Martin County prior to ordering".

iii. General Note #13: Revise to include "Contractor to coordinate with Martin

County Traffic for Video detector installation locations and for final programming

of cameras".

c. Sheet 4:

i. Relocate crosswalk to south side to eliminate pedestrian conflict with eastbound

left exiting traffic.

ii. Clearly show that the conduit for the pedestrian signals are routed to the traffic

control cabinet and not the mast arm upright.

iii. Provide a 5-section (protected / permissive) head for the northbound left turn

movement.

iv. Specify the quantity of conduit (for signal cables, video cables, etc.) that stub into

the pole's foundation.

v. Provide verification that the signal heads can be mounted vertically across the

amber bucket and within FDOT mounting height requirements.

vi. Install #14 awg wire in all conduits that do not have wire conductors.

vii. Provide more than one pull box with conduit stubs for cables to be routed from

cabinet to mast arm upright.

viii. Provide dedicated video and traffic signal pull boxes.

ix. Cabinet must be parallel to roadway.

x. Remove the arrow from the bottom of the R1-3E sign. The arrow does not point

to the button.

d. On January 10, 2017 the Martin County Board of County Commissioners adopted revised

Martin County Standard Details for Road & Site Construction and Public Facilities.

Revise standard details to reflect revision. [MARTIN COUNTY STANDARD

DETAILS FOR ROAD & SITE CONSTRUCTION AND PUBLIC FACILITIES

DETAIL (2017)]

Item #2:

Stormwater Mgmt Concept Plan

1. Provide a sidewalk connection to the adjacent parcel at the cross access connection. Add Case II

End of Road Markers at the end of the proposed cross access connection [FDOT STANDARDS

INDEX 17349 (2016)]

2. Label proposed grades at future cross access connection to demonstrate the perimeter berm is

met.

3. As previously requested, provide calculations that document the appropriate size and invert are

being used for the three pipes under the project entrance at SW High Meadow Avenue. The

Cascade model is not an acceptable method for pipe sizing.


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4. As previously stated, Sheet C-1.0, the Sheet Index indicates the Major Final Site Plan are sheets

within the construction plan set; however, the sheets were not provided. Provide the sheets in the

construction plan set or remove them from the sheet index.

Item #3:

Development Order Requirement

The OWNER agrees to dedicate to Martin County 10 feet of land, 25 feet of land, and a corner clip (as

depicted on the Final Site Plan) as right-of-way for future public right-of-way use. MARTIN COUNTY,

FLA., LDR, §4.843.B (2010)

N. Determination of compliance with addressing and electronic file submittal requirements – Growth

Management and Information Technology Departments

Addressing


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 complies with applicable

addressing regulations. The street name SW High Meadow Ave is existing and meets all addressing

Land Development Regulations. 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. (2016).

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)

O. Determination of compliance with utilities requirements - Utilities Department

Water and Wastewater Service

Unresolved Issues:

Item #1:

Drawings Must Be Approved


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The construction drawings must be approved by the Utilities and Solid Waste Department prior to sign

off by the Department of Final Site Plan permit applications and agreements. MARTIN COUNTY,

FLA., LDR, §10.2.B.5 (2016)

Item #2:

Must Submit Agreement

The applicant must submit an executable, final draft water and wastewater service agreement to the

Growth Management Department for review by the Legal and Utilities departments prior to approval of

the final site plan. The 'Water and Wastewater Service Agreement' must be executed and the applicable

fees paid within sixty 60 days of final Martin County approval of the request.


The final draft water and wastewater service agreement must be reviewed and approved by the Legal

and Utilities departments prior to approval of the final site plan. The 'Water and Wastewater Service

Agreement' must be executed and the applicable fees paid within sixty 60 days of final Martin County

approval of the request. The applicant must have an executable, final draft Water and Wastewater

Service Agreement with Martin County Utilities and Solid Waste Department prior to approval of the

Final Development Plan and execute said Water and Wastewater Service Agreement and pay the

resultant fees within sixty 60 days of final Martin County approval of the request. MARTIN COUNTY,

FLA., LDR, §5.32.D.1, 2.(a)(b) and (c), (2016).

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.

Additional Information:

Information #1:

Martin County Code of Laws and Ordinances, Section 79.121, adopts NFPA 1 and NFPA 101 as the

county's fire prevention code. The Code is to prescribe minimum requirements necessary to establish a

reasonable level of fire and life safety and property protection from the hazards created by fire,

explosion, and dangerous conditions. This is in accordance with Chapter 633, F.S. All construction,

including, but not limited to, fire sprinklers, fire alarms and fire suppression systems, shall be subject to

these codes. All documents including specifications and hydraulic calculations are required at the time


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of the application for a building permit for the property that is the subject of this application for site plan

approval.

Fire Protection Systems documents shall be prepared in accordance with the rules set forth in F.S.

61G15-32.

Information #2:

Plans and specifications for fire hydrant systems shall be submitted to the fire department for review and

approval prior to construction. [NFPA 1 18.1.1.2.]

PRIVATE FIRE SERVICE MAINS CONNECTION FROM WATERWORKS SYSTEMS

By P.I.V. [24:5.5] or Underground Gate Valve [24:6.1.5]

POST INDICATING VALVES TO BE LOCATED MIN. 40 FT. FROM BLDGS.

Post indicating valves shall be located not less than 40 ft. from buildings [24:6.3.3.1

DISTRIBUTION SYSTEMS TO BE LOOPED

All distribution systems shall be designed to reduce the dead-end mains and provide a loop for new and

existing mains.

MINIMUM SIZE FOR PRIVATE FIRE SERVICE MAINS

Private Fire Service Mains. Pipe smaller than 8 inches in diameter shall not be installed as a private

service main supplying hydrants. [24:5.2.1]

Information #3:

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 #4:

The following fire suppression water flow is the minimum for industrial/warehouse/storage use:

WATER SUPPLY

NEEDED FIRE FLOW REQUIREMENT FOR BUILDINGS

Identify the Needed Fire Flow Requirements for all buildings / structures. Fire flow calculations shall be

prepared by a professional engineer currently licensed in the state of Florida for each newly constructed

building. The Needed Fire Flow Requirement must be in accordance with Florida Fire Prevention Code,

N.F.P.A. 1, Chapter 18.4.5 (latest adopted edition). The Guide for Determination of Needed Fire Flow,

latest edition, as published by the Insurance Service Office (ISO). All calculations must be demonstrated

and provided.

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].

Q. Determination of compliance with Americans with Disability Act (ADA) requirements - General

Services Department


The General Services Department staff has reviewed the application and finds it in compliance with the

applicable Americans with Disability Act requirements.

4/7/2016 - Previous non-compliant conditions (number of ADA Parking Spaces, Accessible Route

connecting gas station to main building and showing Egress Doors on Site Plan) have been corrected.


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R. Determination of compliance with Martin County Health Department and Martin County School

Board

Martin County Health Department

N/A

There are no onsite potable wells or septic disposal systems, pursuant to Section 10.1.F, Land

Development Regulations, Martin County, Fla. Therefore, the Department of Health was not required to

review this application for consistency with the Martin County Codes.

Martin County School Board

N/A

The applicant has indicated that this application is for non-residential uses only. Therefore, the Martin

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

On-going.

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 – Martin County

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 – Martin County


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


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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

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 – N/A


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


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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 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.


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Item #12:

Original of the construction schedule.

Item #13:

Two (2) originals of the Cost Estimate for the improvements within the County's right-of-way, 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:

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.

Item #17:

Three (3) 24" x 36" copies of the complete approved architectural plans signed and sealed by an

Architect licensed in the State of Florida.

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:

ENVIRONMENTAL PERMITS

The following permits must be submitted prior to scheduling the Pre-Construction meeting:

1. Florida Department of Environmental Protection (FDEP) Environmental Resource Permit (ERP)

2. Florida Fish and Wildlife Conservation Commission (FWC) listed species permit or plan


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Item #2:

RIGHT-OF-WAY PERMITS

A Right-of-way Use Permit must be submitted prior to scheduling a Pre-Construction meeting.

Item #3:

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)

2. South Florida Water Management District (SFWMD) Dewatering Permit

Item #4:

WATER AND WASTEWATER

The applicant must provide a copy of all required Department of Environmental Protection 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: $12,000.00 $12,000.00 $0.00

Site inspection fees: $4,000.00 $0.00 $4,000.00

Resubmittal fee (1): $2,282.00 $2,282.00 $0.00

Resubmittal fee (2): $2,282.00 $0.00 $2,282.00

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 and Property Owner: Nemec Limited Partnership

608 Harbour Pointe Way

Greenacres, FL 33413

Contract Purchaser: Costco Wholesale Corporation

999 Lake Drive

Issaquah, WA 98027


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Agent: Thomas Engineering Group

Brandon Ulmer, P.E.

125 W. Indiantown Rd, Suite 206

Jupiter, FL 33458

561-203-7503

Attorney: Gunster, Yoakley & Stewart, P.A.

Robert S. Raynes, Jr., Esq

800 S.E. Monterey Commons Blvd, Suite 200

Stuart, FL 34996

772-288-1980

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

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

COSTCO MAJOR FINAL SITE PLAN - Martin County, Florida...The entire subject property is zoned LI,...

Documents

Transcript of COSTCO MAJOR FINAL SITE PLAN - Martin County, Florida...The entire subject property is zoned LI,...