HomeMy WebLinkAbout071822 - DRC Vintage CrossingsPALM BEACH
MEMORANDUM
CITY OF PALM BEACH GARDENS
TO: Mark Hendrickson, City Forester
Ross Gilmore, GIS Manager
Todd Engle, City Engineer / Kathy Gilbert, Deputy City Engineer
Scott Danielski, Building Official
Jennifer Nelli, Community Services Operations Manager
Jeneve Labossiere, Police Sergeant / Robert Seay, Police Officer
Neil Rosenberger, Fire Marshal
Bruce Gregg, Seacoast Utility Authority
Andrea Troutman, Pinder Troutman Consulting
James S. Bassett, Resource Environmental Solutions
Via PBG Email:
Patty Snider, City Clerk
Renata Schwedhelm, Agenda Coordinator
Stephen Stepp, Deputy City Manager
John Boehm, Assistant to the City Manager
David Reyes, Community Services Administrator
Angela Brown, Deputy Community Services Administrator
Mike Morrow, Engineering Operations Director
JR Evans, Neighborhood Services Director
Bahareh Wolfs, Development Compliance and Zoning Manager
Charlotte Presensky, Leisure Services Administrator
R. Max Lohman, City Attorney
Janice Massie, Legal Administration Manager
Barbara Chabre, Executive Legal Assistant
Via Email:
Daniel Turbet, Florida Power and Light
Nicholas Ramos, Florida Power and Light
Anthony Lozano, Florida Power and Light
Vaughn Moncrieffe, Florida Power and Light
Rick Kania, Waste Management
Fred Harmon Jr., Waste Management
Anna Bielawska, Palm Tran
Michael Owens, School District of Palm Beach County
Ken Roundtree, Northern Palm Beach County Improvement District
DATE: June 14, 2022
FROM: Olivia Ellison, Senior Planner
oellison@pbgfl.com
561-799-4235 (direct line)
SUBJECT: PPUD-21-09-000066/CPSS-21-09-000020/CONC-21-09-000044 -
W & W IX, LLC and Lake Wellington Professional Center requesting a rezoning
and site plan approval, comprehensive plan map amendment, and concurrency
for 65 townhomes within the 112th Terrace and Northlake Boulevard Planned
Unit Development (PUD).
DRC Transmittal Memo
PPUD-21-09-000066/CPSS-21-09-000020/CONC-21-09-000044
June 14, 2022
Please provide your comments on the subject petitions no later than Tuesday, June 28, 2022.
Your comments must be forwarded to my attention by that date and time so that written
comments can be given to the applicant in accordance with the timeframes established in the
City's Land Development Code. Should you have no comments, please indicate so in a memo.
Additional copies of the complete application are available in the Planning & Zoning
Department.
MEETING DATE AND TIME: A Development Review Committee meeting will be held in the
Council Chambers at 3:oo PM on Monday, July 18, 2022.
PETITION: PPUD-21-o9-000066/CPSS-21-o9-00002o/CONC-21-09-000044
DESCRIPTION: W & W IX, LLC and Lake Wellington Professional Center requesting a
rezoning and site plan approval, comprehensive plan map amendment, and concurrency for 65
townhomes within the 112th Terrace and Northlake Boulevard PUD.
Thank you for your ongoing cooperation and assistance. Please contact me at (561) 799-4235 or
oellison@pbgfl.com should you have any questions or comments.
Cc: Natalie M. Crowley, AICP, Director of Planning and Zoning
Peter S. Hofheinz, AICP, Assistant Director of Planning and Zoning
Joann Skaria, AICP, Planning Manager
Matthew Barnes, WGI, Inc.
Brian Seymour, Gunster Law Firm
Page 2 of 2
PA�.M BEACH
MEMORANDUM
CITY OF PALM BEACH GARDENS
TO: Matthew Barnes, WGI, Inc.
Brian Seymour, Gunster Law Firm
CC: Natalie Crowley, AICP, Director of Planning and Zoning
Peter Hofheinz, AICP, Assistant Director of Planning and Zoning
Joann Skaria, AICP, Planning Manager
FROM: Olivia Ellison, Senior Planner`'
DATE: July 12, 2022
SUBJECT: PPUD-21-09-000066/CPSS-21-09-00002o/CONC-21-09-000044 — W
& W IX, LLC and Lake Wellington Professional Center requesting a
rezoning and site plan approval, comprehensive plan map amendment,
and concurrency for 65 townhomes.
The following comments are based on the above -referenced applications submitted to the
City on September 24, 2021, found insufficient on October 11, 2021, resubmitted on June
10, 2022, and found sufficient on June 13, 2022.
Planning and Zoning
1. Please provide a park and recreation level of service statement from the City's
Director of Leisure Services, pursuant to Section 78-46(e)(7)(c).
2. Please provide clarification regarding the "affordability" of the proposed
townhome units, as stated in the project's justification statement. Please be
advised that City Staff strongly encourages and supports commitments to provide
workforce housing units.
3. Please address each waiver request individually with justification, pursuant to
Section 78-158 of the City code.
4. Please advise if any of the existing power poles along Northlake Boulevard are
being reconstructed or relocated to accommodate the proposed deceleration lane.
Please note that all power poles shall be placed underground if installed within a
subdivision, pursuant to Section 78-510 of the City code.
Staff Comments
PPUD-21-o9-000066/CPSS-21-09-00002o/CONC-21-09-000044
July 12, 2022
5. As stated at the pre -application meeting and in the insufficiency memo, Staff
continues to encourage the Applicant to provide a secondary point of access from
112th Terrace or 89th Street North.
6. The Open Space plan is the only plan that labels the south area of the site as
"Disputed Property". The Applicant does not address this area in the justification
statement or provide any explanation on why it is designated as disputed on the
Open Space plan. Please advise.
7. Please provide documentation on the 4o-foot road easement on the south side of
the site that is labeled Kramer Subdivision. The Official Records Book and Page
number is only provided for the 3o-foot easement.
8. There are existing light poles shown on the south area of the site that are located
outside of the 3o-foot easement. Please include this area in the photometric plans.
9. Staff encourages the Applicant to re-evaluate the design of the internal road in lieu
of providing a cul-de-sac. There are design opportunities to provide more open
space and street trees and increase connectivity.
1o. Please widen the width of the corner unit lots to allow the private pedestrian access
to be located on the applicable residential lots.
11. Based on the previous comment, please add a Side Corner Building Setback to the
property development regulation chart for corner units that allows for separation
between the home and the side lot line.
12. Pursuant to Section 78-343 of the City code, parking spaces for all residential uses
shall be located on the same lot as the principal use. Please revise to provide the
required parking for the four -bedroom units on the same residential lot.
13. Please update the light pole height to be between 12 and 16 feet, rather than 21 feet
to provide pedestrian scale lighting.
14. Staff encourages the Applicant to provide bollard lighting along the pedestrian
paths.
15. It can be assumed that the dashed -line around the tot -lot is a fence and gate. Please
provide specifications of the fence, including height, material, and color. (Police)
16. Please advise who will be responsible for maintaining the light poles, due to the
poles being provided on private property.
17. Please indicate if there will be a sales -model center provided onsite.
18. Please relocate the lift station to a less visible area of the site.
Page 2 of 14
Staff Comments
PPUD-21-o9-000066/CPSS-21-09-00002o/CONC-21-09-000044
July 12, 2022
19. Please revise the height of the entry aluminum fence to be 6-feet tall, rather than
4-feet tall.
20. Please provide specifications for the proposed fountain within the lake.
21. The maximum building height for Residential Medium zoning is 36 feet. Please
correct on Sheet SP-1.
22. Will the homeowners be permitted to install fences, generators, pool/spa, or a
screen enclosure? If so, please provide setback requirements for each item in the
Property Development Regulation Chart. If not, please include a note on the site
plan stating that none of the listed items will be permitted.
23. Will the homeowners be able to extend the patio? If so, please provide setback
requirements for patios in the Property Development Regulation Chart.
24. Please advise how the corner townhome air conditioning WC) units screening will
be addressed. The A/C units need to be screened from view and owners may choose
to have a fence installed, however, the landscaping wraps the A/C unit on the two
sides. If the fence is installed, the A/C will not be accessible.
25. Please indicate the locations of all transformers and/or other utility boxes and how
they will be screened, pursuant to Section 78-195 of the City code.
26. The Northlake Boulevard landscape buffer could be designed to have the berm
immediately adjacent to the wall with landscaping planted on the berm to provide
a tall and opaque landscape buffer.
27. Please revise the Northlake Boulevard landscape buffer to have the meandering
sidewalk fully encumbered by the utility easement in order to provide more
planting area where the sidewalk is now proposed. This new open space gives the
Applicant an opportunity to provide a more dense and multi -tiered buffer that
includes low, mid, and high-level plantings.
28. Please provide a denser and tiered buffer that includes low, mid, and high-level
plantings within the east and west landscape buffers. The landscape buffers may
need to be widened to accomplish acceptable buffers.
29. Please provide a tree in the landscape island between the two rows of parking
spaces adjacent to the tot -lot.
30. Please provide a detailed plant schedule on every landscaping plan sheet with
symbols and common names.
Page 3 of 14
Staff Comments
PPUD-21-o9-000066/CPSS-21-09-00002o/CONC-21-09-000044
July 12, 2022
31. Due to the site constraints, Staff encourages the Applicant to take advantage of
every open space to provide landscaping that is multi -tiered and provides shade.
For example, there is an opportunity to provide more landscaping north of
Building 11, west of the Cabana building, and within the southwest corner
recreation area.
32. Please revise the palm species along the entrance to be more prominent. Staff
recommends a Royal Palm and to continue the rows of palms to Buildings 1 and 11.
(Forestry)
33• The Orange Geiger tree is only provided as a front tree once in the typical landscape
layouts. Please provide more Orange Geiger trees to alternate between the
Montgomery Palms.
34• There is an opportunity to provide a landscape island within the proposed round -
a -bout while maintaining the required life -safety access if the Applicant decides to
maintain this site design.
35• Cross Section 4 on Sheet LP-202 and Cross Section F-F on Sheet C-10 includes a
6-foot-wide sidewalk and brick pavers that are not indicated on the plans. Please
address.
36. Please revise the North Buffer Section on Sheet LP-202 and Section C-C on Sheet
C-9 to include the 3o-feet wide utility easement.
37. Please label the sidewalk that is shown in Cross Section D-D on Sheet C-1o.
38. Please provide grasses and groundcover to soften the drainage outfall structures.
39• Please provide an alternate species to replace the Artillery Fern groundcover and
Crape Myrtle trees.
40. Please identify the drainage easements on the site plan.
41. Please provide a line of delineation between private property and the 20-feet wide
Lake Maintenance Tract (LMT) to prevent homeowners from assuming ownership
of the open area.
42. Please provide the bus shelter detail on another sheet other than the Fire Access
Plan for reference purposes.
43• Please provide colors for the proposed bus shelter and shade structure.
44• Please provide accurate artist renderings of views from Northlake Boulevard.
Page 4 of 14
Staff Comments
PPUD-21-o9-000066/CPSS-21-09-00002o/CONC-21-09-000044
July 12, 2022
45• Please provide color elevations and renderings as part as the architectural packet
for review. These can be submitted as reduced -size (11" x 17") plans.
46. The schemes shown on Sheet RP-3 are Coastal and Contemporary, however the
elevations label the types as Coastal and Classical. Please address.
47. To avoid monotony within the City, please propose unique architecture from the
submitted adjacent townhome project. This can be accomplished by providing the
same floorplan and theme, but with different colors, materials, finishings, and
window and door types.
48.There are significant opportunities to enhance the proposed architecture of the
buildings. These enhancements should include variety in color, exterior materials,
and roofline variation.
49• Staff encourages the Applicant to fully embrace the proposed architecture scheme
of each building and incorporate features that will enhance the theme. For
example, Coastal theme can incorporate decorative brackets along the roof line and
Contemporary theme can incorporate roof overhangs.
50. Please provide a detail of the proposed pavers of the driveways and pool deck area.
51. There are numbered notes located on the elevations for each opening. Please
provide an explanation for each number on the elevations sheets.
52. The proposed themes shown on Sheet RP-3 should be located within the
architectural plans for reference.
53• Please indicate the location of the wall sconces on the Cabana elevations on Sheet
RP-4.
54• Please label the front door details on Sheet RP-3.
55• Please update the shutter, garage door, and front door details to include color,
material, and dimensions on Sheet RP-3.
56. Please provide the gutters and downspouts on the elevations.
57. Staff encourages the Applicant to provide another option in addition to the opaque
PVC fence to allow homeowners to have a view from their rear yard.
58. Please indicate the location of the individual water meters for the townhome units.
59• There is a 6-unit building included in the architectural packet, however, there are
no 6-unit buildings on the site plan. Please address.
Page 5 of 14
Staff Comments
PPUD-21-o9-000066/CPSS-21-09-00002o/CONC-21-09-000044
July 12, 2022
Forestry
6o.Based on the Environmental Assessment (EA) Report, page 3 and FLUCCS Map,
the site contains 1.88 acres of Pine Flatwoods. Pursuant to Section 78-246(a)(11)
of the City code, the site contains environmentally significant lands which requires
25% or 0.47 acres to be protected. Pursuant to Section 78-252, the Applicant has
an option to mitigate the 25 % set -aside through off -site preservation or payment
in lieu of preservation. Please revise the site plan to indicate the location of the 0.47
upland preserve set -aside or propose the desired mitigation.
61. Pursuant to Section 78-324 of the City code, please provide a roadway
beautification (landscaping and irrigation) plan for the Northlake Boulevard
median and road shoulder.
62. Please provide street trees in accordance with Section 78-314 (d) of the City code.
63. Please provide littoral plantings around the lake.
64.On Sheets LP-1o1 and LP-103, please add clusters of palms between the proposed
trees to screen the second -floor vista of the 112th Terrace N.
65.On Sheets LP-1o1 through LP-104, please add trees or palms at all end units on the
outside of sidewalk/hedge design.
66.On Sheets LP-105 through LP-107, please screen the A/C units located on the end
units from the adjacent property. Forestry suggests the end units need the flange
wall like the internal units to screen the A/C and the patios.
67.On Sheet LP-202, #1, 2 and 6 of the west, east and south buffer sections
respectively, the yard drains are on the private property lot line. This drainage
system should be dedicated to the homeowner's association via an easement for
maintenance. The location of the yard drain should not conflict with potential
fencing and these potential drainage easements for buffer drainage should not
encumber private property. Please locate all yard drains in the buffer.
68.On Sheet LP-202, #1 and 2 of the west and east buffer sections respectively, please
explain why the 7.5' patio is "BY OTHERS".
69.On Sheets LP-105 through LP-107, please revise the plans to show a typical
townhouse lot with private fencing, expanded patio, pool/spa and/or screen
enclosure, if applicable.
70.On Sheets LP-105 through LP-107, please revise the plans to show the
underground utilities proposed within the lots. Forestry recommends the utilities
be repositioned under the driveways as to not conflict with the proposed
Page 6 of 14
Staff Comments
PPUD-21-o9-000066/CPSS-21-09-00002o/CONC-21-09-000044
July 12, 2022
landscaping. Please provide written verification that Palm Beach County WUD
agrees with the proposed landscaping in the open spaces between the driveways.
71. Please indicate the location of the lake fountain electrical panel location and
provide screening.
Engineering Department
72. Please be advised that County approval will be required for the eastbound right
turn and westbound left turn lane into the site.
73. Please be advised that County approval will be required for the drainage outfall
connection to the Northlake stormwater system.
74. Please provide a secondary resident point of access into the site.
75. Please revise all LME to Lake Maintenance Tract LMT as required by City code on
Sheet C-6.
76. Please provide a drainage plan for the southeast and southwest corners of the site.
77. Please provide a drainage plan for the stormwater runoff on the west side of the
wall on cross section B-B directed towards 112th Terrace North.
78. Please provide a drainage plan for the stormwater runoff on the south side of the
wall on cross section H-H directed towards 89th Street North.
79. Please provide a typical parking stall detail including length and width and revise
all plans to be consistent.
80.Please provide a detail for the stabilized surface for emergency vehicles.
81. Please provide documentation of coordination with the County for the location of
the emergency stabilized access from Northlake Blvd into the site.
82.On the photometric plan, please label the location of the sidewalks and streets, as
shown in the calculation summary table.
83. Please provide average footcandles for all parking areas and add to the calculation
summary table.
84. Please provide a detail for the directional median opening on Northlake Blvd to
restrict left turns out from the project driveway as required by the County.
85. Cross section B-B, please dimension the height on both sides of the wall.
Page 7 of 14
Staff Comments
PPUD-21-o9-000066/CPSS-21-09-00002o/CONC-21-09-000044
July 12, 2022
86. Cross section E-E, please revise the 18-foot parking stall length to 18.5 feet to meet
City code.
87. Cross section F-F shows type D curb for the median, but sheet C-5 shows F curb
for the median.
88.Please provide a turnaround space for the truncated street next to Building 2 for
vehicles.
89. Please provide a cul-de-sac detail.
go. Please provide a right turn only sign and arrow for the egress from the site.
91. Please revise the "typical parking stall" adjacent to the Handicap parking stall on
sheet C-11 to reflect the 10' x 18.5' stalls shown on the site plan.
92. Please revise the 19-foot stall length on sheet C-7 to match the 18.5400t length on
the site plan.
93• Please provide a second water connection to the Northlake water main at the
northeast corner of the site. (Fire, PBCWUD)
Fire -Rescue Department
94•The Auto -turn analysis that was submitted (page FAP-1) was not performed to the
Palm Beach Gardens Fire Apparatus Specification, 46.75' that requires R20
turning radius. Subsequently, there are numerous pinch points throughout the
drive aisles and particularly difficult in exiting the property onto Northlake
Boulevard.
95• Please provide a mountable curb within the Northlake Boulevard median to
provide life -safety access to the project without requiring a U-Turn.
96. The design provides only one-sided emergency responder access to the most of the
townhome buildings. Due to the lack of access, the Fire -Rescue Department
encourages the Applicant to install NFPA Residential Fire Sprinklers within the
buildings or create multiple -sided access for emergency responders.
97. Prior to commencing construction, adequate water supply availability must be
demonstrated, fire lines must be striped, and fire hydrant installations must be
fully functional.
98. Reflective blue fire hydrant pavement markers installation shall be required, 5 feet
from the curb, directly adjacent to each fire hydrant.
Page 8 of 14
Staff Comments
PPUD-21-o9-000066/CPSS-21-09-00002o/CONC-21-09-000044
July 12, 2022
99• C1ick2Enter and Knox Key Switch devices are required at the gate access points
for emergency responder access and must be maintained 24 hours a day, 7 days a
week. (Police)
too. Please provide details on the "NO PARKING FIRE LANE" signs shown on page
C-7.
1o1. Please be advised of the following:
a. All construction, demolition, and renovation shall comply with NFPA 241.
b. Lightweight truss floor and or truss roof signage shall be required on access
points to each building, dependent on construction methods utilized.
c. Egress windows shown on the floorplan for each bedroom shall meet the
building and fire code requirements.
d. Smoke detection and carbon monoxide detection shall be adequately
provided to each of the individual living units as required by the building
and fire codes.
e. Each building shall have its address posted at agreed upon locations, using
8" -12" tall numbers on a contrasting background.
Police Department
102. Please ensure residents have the ability to see out of their front doors. This can be
accomplished with a peep hole, glass panel, or other design feautures to provide
visibility.
103. Criminal cases involving stolen packages, residential burglaries, and vehicle
burglaries have a better chance of being solved if evidentiary surveillance footage
can be provided. The Police Department strongly recommends allowing residents
to install (or have installed) doorbell style cameras. The brand, color, or style
could be governed by the community for consistency.
104. Please provide the gate for the tot -lot fence to include auto -closing hinges.
105. The mail kiosk shall be illuminated with its own light source, or from parking lot
light in close proximity to increase natural surveillance.
1o6. The Police Department strongly suggests installing a playground that supports
several children at once or a more amenity -driven feature for families. (Planning
and Zoning)
107. In order to reduce calls for light trespass, please consider the placement of guest
parking and how it will affect residents within their homes, or back patios.
Strategic screening with landscaping could suffice.
Page 9 of 14
Staff Comments
PPUD-21-o9-000066/CPSS-21-09-00002o/CONC-21-09-000044
July 12, 2022
1o8. Landscaping, including hostile vegetation, should be utilized in conjunction with
the 4400t fencing to create a more substantial barrier.
log. Due to the school bus shelter location in close proximity to Northlake Blvd, please
ensure there are substantial vehicle barricades or natural barriers between the
roadway and the students. These features should be able to deflect or stop a
vehicle traveling 6o-miles-per-hour.
GIS Division
11o. The Applicant shall submit to the Addressing Committee a request for a
Residential Addressing Plan. There is a $200.00 fee associated with this request.
The request shall include a copy of the site plan, along with proposed floor plans
for each building. The Addressing Committee will not approve any request until
the site plan for the associated petition has received approval.
111. The amount of Open Space could not be verified. The CAD files shall contain
separate drawings for each of the following: Property boundary, Impervious
Areas, Pervious Areas, Total Open Space, and Open space for landscape points.
Each layer shall be clearly labeled using the drawing names outlined above. If a
different naming convention is utilized, the applicant shall provide a list that
describes what layers pertain to each drawing. The drawings shall be defined as
closed polygons and accurately reflect scale, area and include text and annotation
clearly labeled and legible.
112. Please be advised that prior to the issuance of the first Building Permit for vertical
construction, digital files of the City Council approved plat shall be submitted to
the Planning and Zoning Division.
113. Please be advised that prior to the issuance of the Certificate of Occupancy for the
building, digital files of the recorded plat shall be submitted to the Planning and
Zoning Division.
114. Please be advised that prior to the issuance of the first Building Permit for vertical
construction, Addressing Plan and Subdivision name approval are required.
Building Division
115. Please be advised of the following:
a. Permits will be required for the scope of work
b. Two sets of signed and sealed plans will be required.
c. Sub permits for all trades are required.
d. Product approvals will be required for windows, roofs, doors, etc.
e. A meeting with Building Division prior to plan submittal is strongly
encouraged.
Page 10 of 14
Staff Comments
PPUD-21-o9-000066/CPSS-21-09-00002o/CONC-21-09-000044
July 12, 2022
Palm Beach County Water Utilities Department (PBCWUD)
116. Please confirm that the watermain will meet fire flow requirements.
117. Please obtain fire flow test on closest fire hydrant and verify that the project can
meet fire flow requirements.
118. Please identify the existing water main and force main that runs along Northlake
Blvd adjacent to this project should be labeled CWPB.
119. The watermain and force main extension along Northlake Boulevard is within the
proposed berm. The watermain and force main must have a minimum 3- feet of
cover and maximum of 5-feet of cover.
120. The light poles appear to conflict with the location of the meters and fire hydrants.
Please address.
121. Please verify the location of fire hydrants, cleanouts and fire hydrants meet to
PBCWUD minimum design standards.
122. Will the buildings have fire protection? PBCWUD has concerns regarding space
for a fire line.
123. All onsite sanitary sewer is private, valve on the force main at the property line
will be PBCWUD point of service.
124. There are concerns regarding one point of connection for entire project for fire
flow and no second connection. If there is a break, the entire community is
without water.
Pinder-Troutman — Traffic
125. Please provide a copy of the Concurrency traffic impact analysis that was
submitted to Palm Beach County.
126. Please note that the County standard for stacking distances is 150 feet to the call
box. A driveway permit from the County will be required and waiver approval for
the 2-foot difference.
RES Florida Consulting, LLC — Environmental
127. Under Section 78-248(b)(15), the Report should include future land use
designation and zoning designation. These elements were not included in the
Report.
Page 11 of 14
Staff Comments
PPUD-21-o9-000066/CPSS-21-09-00002o/CONC-21-09-000044
July 12, 2022
128.Per Section 78-248(b)(16), the Applicant shall be responsible for obtaining
information and submit written verification regarding the appropriate written
sign -offs, permits, consents, or similar authorizations from other agencies that
may be required. We note that the Report does not include any documentation of
communication with wetland and wildlife regulatory agencies or detailed
mitigation plans. Specifically, the Report makes a determination regarding the
need for mitigation for wood stork habitat, however no documentation of
communication or concurrence with USFWS for the proposed mitigation
approach was provided in the Report.
129.The Report does not reference Florida's Official Endangered and Threatened
Species List. Eastern indigo snake, red -cockaded woodpecker, Audubon's crested
caracara discussed in the Report are also species listed by the State and should be
identified under FWC Designated State in the table. The State also lists certain
wading birds and sandhill crane, which are omitted in the Report. Additionally,
Everglade snail kite and Florida bonneted bat are Federal and State listed species
that are not included in the Report. If confirmed, the presence of these species
may require agency consultation and specific construction protocols for wildlife
protection. These omissions warrant the Report incomplete under required
compliance with Code Section 78-248(b)(6) which requires a complete list of
endangered and threatened species known or likely to be present on the site.
130.This project is within the USFWS Consultation Area for the Florida bonneted bat
(Eumopsfloridanus). This species was not included or discussed in the Report and
specific requirements, including a species -specific survey, were not performed as
part of the assessment. This omission warrants the Report incomplete under
required compliance with Code Section 78-248(b)(6) which requires a complete
list of endangered and threatened species known or likely to be present on the site.
131. The USFWS Information for Planning and Consultation (IPaC) tool is the
standard tool utilized to identify federally listed threatened and endangered
species but was not included as part of the evaluation documented in the Report.
Omitting this consultation tool causes the Report to oversee species and habitat
potentially present that will influence the determination of the site conditions and
environmentally significant lands. Based on this, we consider the Report
incomplete to support code compliance under Code Section 78-248(b)(6) which
requires a complete list of endangered and threatened species known or likely to
be present on the site.
132.This project is within the USFWS Consultation Area for Everglade snail kite
(Rostrhamussociabilis plumbeus). This species was not included in the table or
discussed in the Report. The site is in close proximity to Grassy Waters Preserve
which is known to have a population of breeding snail kites. If confirmed, the
presence of these species may require agency consultation and specific
construction protocols for wildlife protection. These omissions warrant the
Report incomplete under required compliance with Code Section 78-248(b)(6)
Page 12 of 14
Staff Comments
PPUD-21-o9-000066/CPSS-21-09-00002o/CONC-21-09-000044
July 12, 2022
which requires a complete list of endangered and threatened species known or
likely to be present on the site.
133. The path provided for the wood stork key should be verified. Based on our cursory
review, the path should be A>B>C>E. The path outcome is critical to the
conclusions presented in the Report. Additionally, no calculations identifying the
type and acreage of Suitable Foraging Habitat (SFH) to be impacted or
identification of a mitigation bank that qualifies for wood stork mitigation were
provided in the Report. Later in the Report, it states that the wet detention area
will offset impacts to SFH but no acreages or calculations are provided to
determine if there will be sufficient compensatory mitigation. Therefore,
sufficient information is not provided to confirm the adequacy of the mitigation
plan proposed to replace the functions and values of the ecological community
and communities lost as a result of the proposed land alteration as required per
Section 78-248(b)(13).
134.The following technical errors, discrepancies and omissions were noted in the
Report that does not affect the Code compliance determination, but should be
noted for accuracy and consistency:
a. Multiple acronyms are not defined within the Report. The exhibits included
in the Report are not labeled and they are not referenced in order of mention
throughout the Report (e.g., maps and historical aerials). Some exhibits
included in the Report are not mentioned within the report text (e.g., photos
and historical aerials).
b. 411 Pine Flatwood and 439 Other Hardwood (Earleaf Acacia) Sections (Page
3 and Page 4) — The species listed under each of these sections are the same
and are listed in the same order. Percent cover of each species is not
presented, and we cannot confirm that species are listed in order of
dominance (i.e., highest to lowest percent cover) as is typically done for
these types of reports to support the FLUCCS determination. For example,
given the different FLUCCS classifications of these two areas, it must be
assumed that ear leaf acacia is more dominant in the 439 FLUCCS Code
(Other Hardwood) area than in the 411 Pine Flatwood area, yet the evidence
for this is not presented. However, we note that the site is mainly occupied
by non-native species which supports the Report conclusion regarding the
site conditions.
c.In the individual sections for the different FLUCCS Codes, the average
diameter at breast height (DBH) of slash pines under FLUCCS codes 411
and 439 is 10 inches, whereas in the Vegetation Inventory section of the
Report, slash pines average 12 inches DBH based on information provided
for Communities 1 and 4.
d. The photos presented in Exhibit F should be referenced in the Report. The
description of each photo should include the habitat or community type.
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Staff Comments
PPUD-21-o9-000066/CPSS-21-09-00002o/CONC-21-09-000044
July 12, 2022
e. Nesting and Roosting Areas Section— The Core Foraging Area (CFA) for
wood stork in the south Florida region is 18.6 miles, not 15. The site is
located within two CFAs.
f. References were cited in the Report, but a References section was not
provided.
g. Environmental Damages Section — The number of dwelling units stated (79)
does not match the plans provided to us by the City, which depict 65
dwelling units. This information should be updated in the Report to reflect
actual proposed development for the site.
Community Services
No comments at this time.
DRAFT Conditions of Approvals:
Conditions forthcoming.
The Applicant shall provide a written response to all comments, indicating
how each comment has been addressed and/or acknowledgement of each
comment. Compliance with expedite subsequent review.
It is suggested that the Applicant clearly identify all changes to the plans by
either "clouding", or otherwise highlighting, the location of all changes to
further expedite the review.
City staff reserves the right to make additional comments throughout the
review process.
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