HomeMy WebLinkAbout07-012
"\ ( , '
,I, '
EDWIN M FRY J
SAI~'T LUCIE C'O~N~~ERK OF THE CIRCUIT COURT
FILE # 3018153 :);;'!28.'2007 at 0422 PM
OR BOCK 27f:·g FJAGF ~734 .
RECORDING $:'300 - '- - 2742 Doc Type: RESO
"
.,~ I...
';1
I
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
RESOLUTION NO. 07-012
FILE NO.: MJSP-06-004
A RESOLUTION GRANTING MAJOR SITE PLAN
APPROVAL FOR THE PROJECT TO BE KNOWN AS THE
MERIDIAN AT NORTH HUTCHINSON ISLAND.
WHEREAS, the Board of County Commissioners of 51. Lucie County, Florida, based on the
testimony and evidence, including but not limited to the staff report, has made the following
determinations:
1. Greenwood Development Corporation of Florida. Inc. , has applied for major site plan
approval for the project to be known as The Meridian at North Hutchinson Island
located on the northeast corner of the intersection of North A-1-A and 5horewinds
Drive consisting of 104 residential condominium units located in the HIRD (Hutchinson
Island Residential District) and described in Part B.
2. The Development Review Committee has reviewed the site plan for the proposed
project and found it to meet minimum technical requirements of the 51. Lucie County
Land Development Code and to be consistent with the future land use maps from the
51. Lucie County Comprehensive Plan.
3. The proposed project is consistent with the general purpose, goals, objectives and
standards of review of the 51. Lucie County Land Development Code, the 51. Lucie
County Comprehensive Plan, and the Code of Ordinances of 51. Lucie County.
4. The proposed project will not have an undue adverse effect on adjacent property, the
character of the neighborhood, traffic conditions, parking, utility facilities, or other
matters affecting the public health, safety and general welfare.
5. All reasonable steps have been taken to minimize any adverse effect of the proposed
project on the immediate vicinity through building design, site design, landscaping, and
screening.
6. The proposed project will be constructed, arranged and operated so as not to interfere
with the development and use of neighboring property, in accordance with applicable
district regulations.
7. The proposed project will be served by adequate public facilities and services.
8. The applicant has applied for and received a certificate of capacity, a copy of which is
attached to this order as Exhibit A, as required under Chapter V, 51. Lucie County Land
Development Code.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of 51. Lucie
County, Florida:
File No.: MJSP-06-004
February 14, 2007
Resolution No. 07-012
Page 1
I A.
2
3
4
5
6
7
8
9
10
II
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
Pursuant to 5ection 11.02.05 of the 51. Lucie County Land Development Code, the site
plan for the project to be known as The Meridian at North Hutchinson Island, is hereby
approved as depicted on the site plan drawings for the project prepared by Culpepper
and Terpening, Inc., dated May 3, 2006, and date stamped received by the 51. Lucie
County Growth Management Director on November 6, 2006, for the following described
property below, subject to the following conditions:
1. Prior to the issuance of any buildings permits for the proposed Meridian at North
Hutchinson Island, the developer, his successors or assigns, has agreed to pay,
and the County has agreed to accept, $100,000.00 in lieu of any Road Impact
Fees and the Alternate Development Fee, such funds to be used by the County
for improvements on North Hutchinson Island. The developer, his successors or
assigns, shall not be responsible for any additional Road Impact Fee payments
to 51. Lucie County. All 104 units will be subject to all other required impact fees
and any other fee or assessment that 51. Lucie County may lawfully assess.
2. No construction Development Permits shall be issued by the County until
complete sets of sealed constructible final engineering plans, supporting
calculations and survey data for all site work and offsite improvements are
submitted to the County and approved by the Public Works Department, Utilities
Department, Environmental Resources Department, Growth Management
Department, 51. Lucie County Fire District, and any other agency or County
Department that may be determined by the Director of Growth Management to
be necessarily involved in the review and approval of the constructible final
engineering plans for the site work and offsite improvements. The determination
of whether or not pians submitted by the applicant constitute a complete set of
constructible plans shall be made by the departments involved in the plan review
within five business days of the date the plans are received in the Department of
Growth Management.
3. Prior to approval of a Notice of Vegetation Removal, ERD must be provided with
the final Beach and Dune Restoration Plan and documentation showing that
FDEP has approved of the plan.
4. Prior to approval of a Notice of Vegetation Removal, the applicant shall provide
finai copies of the Preserve Area Monitoring and Management Plan (PAMP), 5ea
Turtle Protection Plan (5TPP), site plan, and landscape plan, showing the final
alignment of the proposed dune walkover. It is important that these documents
show the correct, final alignment, so that contractors and future residents are
aware of what exactly has been permitted to be constructed on the dune and
through the dune scrub habitat.
5. Prior to approval of a Notice of Vegetation Removal, a revised Preserve Area
Monitoring and Management Plan (PAMP) shall be provided to 5LC. The
revised PAMP shall include typical drawings of the dune crossovers, including a
cross-sectional view of the structure in relation to the dune elevation and
vegetation. 5LC and FDEP must approve of the proposed crossovers prior to
Vegetation Removal Permit issuance.
File No.: MJSP-06-004
February 14, 2007
Resolution No. 07-012
Page 2
I
2
3
4
5
6
7
8
9
10
II
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
6.
Prior to approval of a Notice of Vegetation Removal, the developers, their
successor or assigns, shall submit to SLC a revised PAMP, including the
following revisions:
a. On page 2, the revised PAMP still refers to Figure 4 for a map of the site's
proposed preserve areas; figure 4 shows the site plan and does not delineate
the site's preserve areas. Please correct the PAMP such that it refers to the
final, correct maps of the site's preserve areas.
b. The dune crosswalks shown in the Landscape Plan and Lighting Plans still
differ from those shown on the PAMP, Sea Turtle Protection Plan, and Site
Plan. Please make these plans consistent, as we've been requesting since
our original comments were submitted in April 2006.
c. Additionally, the PAMP has now been revised such that portions of the Dune
Preservation Zone previously shown as being protected by silt fences during
construction would now be unprotected. It appears from the Landscape
Plans that the applicant does still intend to enhance areas of existing
vegetation and to re-plant un-vegetated areas within the Dune Preservation
Zone. Therefore, the PAMP should just be corrected such that the entirety of
the Dune Preservation Zone is shown as being protected by silt barriers.
7.
Prior to approval of a Notice of Vegetation Removal, the developers, their
successor or assigns, shall submit to SLC a copy of the Conservation Easement
document, dedicated in favor of SLC, covering the site's Dune Preservation Area.
At a minimum, the documents shall include: 1) signed draft conservation
easement, 2) site plans or map of conservation easement areas, and 3) legal
description and number of acres of conservation easement. Within 60 days of
issuance of a permit a recorded copy of the easement document will be required
to be submitted.
8.
Prior to approval of a Notice of Vegetation Removal, the developers, their
successor or assigns, shall submit to SLC a copy of the Homeowners
Association Guidelines. The guidelines, at a minimum, should specify
restrictions on any encroachment into the Dune Preserve Area as well as
restrictions on vegetation removal outside the building pad areas. The
documents should specifically identify all responsible parties associated with the
long-term maintenance of the common open space areas, including the Dune
Preservation Area. At a minimum the documents shall include:
a. Language which notifies prospective property owners that the association
property includes preservation areas which are protected under conservation
easements; and
b. Language which informs the prospective property owners that the
preservation areas may not be altered from their natural{ permitted condition
with the exception of: exotic vegetation removal, or restoration in accordance
with the restoration plan that shall be referenced in the conservation
easement.
9.
Prior to approval of a Notice of Vegetation Removal, the developers, their
successor or assigns, shall conduct a pre-clearing meeting with the applicant's
environmental consultant, the land clearing contractors, and Environmental
Resources Department (ERD) staff to discuss listed species and habitat
File No.: MJSP-06-004
February 14, 2007
Resolution No. 07-012
Page 3
I
2
3
4
5
6
7
8
9
10
II
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
12.
13.
14.
15.
16.
protection guidelines during construction. ERD shall also be contacted for a site
inspection to be certain that the silt fencing is at least 25 feet west of all gopher
tortoise burrows.
10.
Prior to approval of a Notice of Vegetation Removal, the developers, their
successor or assigns, shall provide ERD with a revised Sea Turtle Protection
Plan (STPP) and Lighting Plan, clearly demonstrating that all proposed lighting
shall be of a type that is not disruptive to sea turtles and not directly visible from
the beach. Lighting shown in the STPP shall include not only exterior lighting,
but also any proposed balcony or stairway lighting.
11.
Prior to approval of a Notice of Vegetation Removal, the developers, their
successor or assigns, shall provide ERD with a revised Sea Turtle Protection
Plan (STPP) and Lighting Plan, clearly demonstrating that all proposed lighting
shall be of a type that is not disruptive to sea turtles and not directly visible from
the beach. Specifically, the Lighting Plan shall be revised such that the wall-
mounted incandescent luminaries currently proposed shall be moved on the
plans to locations where they would not be directly visible from the beach.
Instead of incandescent bulbs, these fixtures should use small 10 and 18-watt
low pressure sodium fixtures.
Prior to approval of a Notice of Vegetation Removal, the developers, their
successor or assigns, shall provide ERD with a revised Sea Turtle Protection
Plan (STPP), including a specific schedule of the proposed development periods.
Please be sure the schedule concentrates construction to the greatest extent
possible to the non-nesting/hatching season (Nov. 16 thru Feb. 29). Coastal
development occurring during any portion of the nesting season (March 1 thru
Nov. 15) shall be conducted during daylight hours only.
Prior to approval of a Notice of Vegetation Removal, the developers, their
successor or assigns, shall provide ERD with a revised Sea Turtle Protection
Plan (STPP), wherein the proposed dune crosswalks are shown consistent with
the approved site plans.
Prior to approval of a Notice of Vegetation Removal, the developers, their
successor or assigns, shall provide ERD with a copy of the Homeowners
Association documents. The STPP requirements shall be incorporated into the
Association's "Declaration of Covenants, Conditions, and Restrictions".
Prior to approval of a Notice of Vegetation Removal, the developers, their
successor or assigns, shall provide ERD with a revised STPP, including a plan
view depicting all structures proposed for construction and a schedule of the
proposed development periods.
Prior to approval of a Notice of Vegetation Removal, the developers, their
successor or assigns, shall provide ERD with a revised PAMP, including the
following revisions to the proposed Sea Turtle Information signs:
File No.: MJSP-06-004
February 14, 2007
Resolution No. 07-012
Page 4
I
2
3
4
5
6
7
8
9
10
II
12
13
14
15
16
17
18
19 B.
20
21
22
23
24
25
26
27
28 C.
29
30
31
32
33
34 D.
35
36
37
38
39
40
41
42
43 E.
44
45
46
47
a. Signs should provide contact numbers for the SI. Lucie County ERD (772-
462-2526) and Florida Fish and Wildlife Conservation Commission (561-575-
5408), instead of the Environmental Consultant's contact information.
b. Signs should give the correct dates for sea turtle nesting/hatching season,
which are March 1 through November 15, per SI. Lucie County code.
17. Prior to the issuance of a Certificate of Occupancy, the developers,
successor or assigns shall demonstrate that damages to Shorewinds
Drive have been repaired to County standards and overlayed.
18. The hours of operation for construction activities shall be limited to the time
period from 7:00 A.M. to 5:30 P.M., Monday through Friday, 7:00 A.M. to 1 :00
P.M. Saturday and no work on Sundays. No construction shall take place on
Federal Holidays. The hours of operation restrictions do not apply to sales
activities. In the event the County adopts uniform hours of operation for
construction activities that apply county wide, then such hours of operation shall
supersede the hours of operation set forth herein.
The property on which this Major Site Plan is being approved is described as follows:
CORAL COVE BEACH-SECTION ONE- TRACTS C, D, E AND F AND THAT PART
OF TRACT G L YG S OF LlI/ TO AND 500 FT N OF S LI OF SID (10.15 AC) (OR 2282-
2858; 2282-2861)) Property Tax I.D. # 1425-701-0206-000-4
(Location: Northeast corner of the intersection of North A-1-A and Shorewinds
Drive)
The approvals and authorizations granted by this Resolution are for the purpose of
obtaining building permits on this property, shall expire on February 20, 2009, unless the
developer has obtained building permits for the site plan described in Part A or an
extension has been granted in accordance with Section 11.02.06, SI. Lucie County Land
Development Code.
The Major Site Plan approval granted under this Resolution is specifically conditioned to
the requirement that the petitioners, Greenwood Development Corporation of Florida,
Inc., including any successors in interest, shall obtain all necessary development permits
and construction authorizations form the appropriate State and Federal regulatory
authorities, including but not limited to: the United States Army Corps of Engineers, the
Florida Department of Environmental Protection, and the South Florida Water
Management District, prior to the issuance of any local building permits of authorizations
to commence development activities on the property described in Part B.
The Certificate of Capacity, a copy of which is attached to this resolution, shall remain
valid for the period of Site Plan approval. Should the Site Plan approval granted by this
resolution expire or an extension be sought pursuant to Section 11.07.05(F) of the SI.
Lucie County Land Development Code, a new certificate of capacity shall be required.
File No.: MJSP-06-004
February 14. 2007
Resolution No. 07-012
Page 5
I
2
3
4
5
6
7
8
9
10
II
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
F. A copy of this resolution shall be attached to the site plan drawings described in Section
A, which plan shall be placed on file with the SI. Lucie County Growth Management
Director.
G. The SI. Lucie County Growth Management Director is hereby authorized and directed to
cause the notation of this resolution to be made on the Official Zoning Map of SI. Lucie
County, Florida, and to make notation of reference to the date of adoption of this
resolution.
H. The Director of Growth Management shall coordinate the issuance of further site
Development Permits. No final site construction authorizations or site Development
Permits shall be issued until all requirements for such permits are met.
I. A copy of this resolution shall be mailed, return receipt requested to the developer and
agent of record. This resolution shall be recorded in the Public Records of SI. Lucie
County. The recording of this resolution does not authorize the commencement of any
on-site development activities without obtaining such further development permits as
may be required. All applicable conditions of approval as set forth above, and all
applicable code requirements must be met to satisfaction of the County before final site
construction permits are issued.
After motion and second, the vote on this resolution was as follows:
Chairman Chris Craft
AYE
Vice-Chairman Joseph E. Smith
AYE
Commissioner Doug Coward
AYE
Commissioner Charles Grande
AYE
Commissioner Paula A. Lewis
AYE
PASSED AND DULY ADOPTED this 20th day of February 2007.
File No.: MJSP-06-004
February 14, 2007
Resolution No. 07-012
Page 6
I
2
3
4
5
6
7
8
9
10
II
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
.-
./
",
~\
,
,
ATTEST
.'\ \
'.. \ß!" íj \i
, ,
, /,', "
'-.......---------" ;'/'
". ^",
'.: ~ ~'-',,~>'
~duh~¿
Deputy Clerk
we
File: H:/ RES06004 Meridian MJSP.doe
File No.: MJSP-06-004
February 14, 2007
BOARD OF COUNTY COMMI~$JQNERS
ST. LUCIE COUNTY, F¡¿,()Ri])~
.. ,:"'", <\" t,"
'.::, .-,1 . /;':\
...- '\:>;.
BY
~'\~
~¡\
I
APPROVED AS TO FORM
AND CORRECTNESS
/
)
'. ~;.> /
~ ~.-'~
4, ì /
//~~-
"
"
County Attorne~
Resolution No. 07-012
Page 7
I
Exhibit A
2
3
4
Certificate of Capacity
5
6
7
8
9
10
II
12
13
14
15
16
17
18
File No.: MJSP-06-004
February 14, 2007
Resolution No. 07-012
Page 8
,,- -. J:' _
COUNTY .
F LOR I D A - . ,.
CERTIFICATE OF CAPACITY
2300 Virginia Avenue
Ft. Pieree, FL 34982
(772)-462-2822
Date: 12/22/2006
Certificate No. 2570
,This document certifies that concurrency wiD be met and that adequate public facility capacity exists to maintain the
standards for levels of service as adopted in the St Lucie County Comprehensive Plan for:
1. Type of development 104 multi-family condominium
Number of units 104
Number of square feet
2. Property legal description & Tax ID no.
142570102060004
NE corner of N A1A & Shorewinds Dr.
Meridian @ North Hutchinson Island
3. Approval: Building Permit
4. Subject to the following conditions for concurrency:
See 17 conditions in Res. No, 07-012.
,
,
Resolution No. 07-012
Letter
Owner's name
Greenwood Development Corp
Address
104 Maxwell St
Greenwood
SC 29646
6. Certificate Expiration Date 2/20/2009
This Certificate of Capacity is transferable only to subsequent owners of the same parcel, and is subject to the same
terms, conditions and expiration date listed herein. The expiration date can be extended only under the same terms
and conditions as the underlying development orderissued with this certificate, or for subsequent development
order(s) issued for the same property, use and size as described herein.
IH'~ ~ c.-,! ~b...~~Signed r;al'~
-1 Growth Management Director:
St Lucie County, Florida
Date: 2/21/2007
IlIll000ÆJ.{ j2¡Q//t.£'
Concurrency Review by:
Signed ø~-
~
Date: 2/21/2007
Wednesday, February 21, 2007
Page 1 of 1