HomeMy WebLinkAboutDRC - 022207 - Los Arbors AnnexationAttendance:
Development Review Committee
February 22, 2007 2:00 PM
Petition ADMN -07-01-01
Los Arbors Comp Plan Map Amendment
Brad Wiseman, Planning Manager
Stephen Mayer, Senior Planner
Ray Carnaci, Forestery Technician
Tara Headman, Police Officer
Mike Morrow, Public Works Operation Director
Judy Dye, City Engineer
Scott Fetterman -Deputy Chief
Marty Minor -Urban Design Studio
Brian Witta -Owner
Stephen Mayer opened the meeting at 2:00 p.m. The Committee discussed the proposed
annexation of the site which is a 12-3/4 acre site located at Hood Road and the Florida
Turnpike. The proposed land use Residential High is for ten units per acre. The proposed
comments from LBFH, the City Planner and City Forester were discussed. Steven Mayer
stated the City is recommending a Residential Medium or Residential Low land use due
to the location of the property which abuts Eastpointe, a Residential Low community.
Brad Wiseman stated the land site is being looked at for straight land use for Residential
High only and staff is concerned about the density and height allowed with the proposed
land use.
The Committee reviewed the comments submitted from Ray Carnaci, Forestry
Technician. In reference to access to the property the owner presented draft plans for
review. Access into the facility will be a right-in to the facility and a left-out of the
facility. Staff expressed concerns about the safety of the draft access and requested the
draft plans. Mike Morrow of Public Works suggested that the owner consider mechanical
compactors instead of garbage dumpsters.
Seacoast Utility is requesting that the applicant submit a conceptual water and sewer
engineering plan for the project but it was suggested by Staff that the applicant wait until
a later date to do this. Seacoast has two wells on site and the applicant has no problems
with relocating these and one is abandoned already.
Judy Dye addressed comments from LBFH. The applicant will revise documents to agree
with the boundary survey indicating that the parcel is 12.388 acres which is what should
be used in the survey per the City. There was a question on the use of 2.35 persons per
unit. This has never been used by the City before, as the standard is 2. 4 persons per unit,
and this will be reviewed. The City is recommending spot elevations on a grid of I 00 ft.
The applicant needs to submit an authorization letter for long-term traffic analysis for
review by the County. The rest of the comments were reviewed with the applicant and the
1
appropriate changes will be made. The City is requesting the applicant have all of these
plans back for certification by March 9, 2007.
The meeting ended at 2:45 p.m.
Submitted by:
Annette Tucci
Municipal Services Coordinator
2
CONSULTING CIVIL ENGINEERS,
SURVEYORS &MAPPERS
CIVIL
AGRICULTURAL
WATER RESOURCES
WATER & WASTEWATER
TRANSPORTATION
SURVEY & MAPPING
GIS
"Partners For Results
Value By Design"
FEB 14 200?
r ,
3550 S.W. Corporate Pkwy:
Palm City, FL 34990
(772) 286 -3883
Fax (772) 286 -3925
unuw.lbfh.com
DATE: February 13, 2007
FILE NO. 16449
SUBJECT: Los Arbors
Comp Plan Map Amendment
CPMA- 07 -01 -06 M
Annexation
ANNX- 07 -01 -01
We have reviewed the following plans and.information for the referenced project
received January 23, 2007:
• Annexation Development Application dated December 22, 2006 prepared by
UDS
• Amendment to Comprehensive Plan Development Application dated December
22, 2006 prepared by UDS
• Comprehensive Land Use Plan Amendment and Level of Service Study dated
December 22, 2006 prepared by UDS
• Statement of Ownership and Designation of Authorized Agent dated December
22, 2006 prepared by. Power Play Sports .& Entertainment, LTD & American
Heritage Enterprises. -
• Special Warranty Deed dated December 21, 2001
• Copy of Title Insurance dated April 21, 2004 prepared by First American. Title
Insurance Company
• Copy of Environmental Assessment for Parcel 18.A.07 dated May 2004,
prepared by Environmental Services, Inc.
• Location Map prepared by UDS
• Aerial Photo of Site
• Copy of Current City Future Land Use Map
• Copy of Map with Proposed Amendment to City Future Land Use Map
• Enlarged Copy of Map with Proposed Amendment to City Future Land Use
Map
Copy of City Zoning Map
• Drainage Statement
• Boundary Survey and Tree Survey updated survey March 10, 2006 prepared by
Traffic Analysis for Comprehensive Plan Amendment dated December 22,
2006 prepared by Kimley Horn & Associates, Inc.
• Copy of Letter from Seacoast Utility Authority dated December 19, 2006.
• Copy of Letter from the Solid Waste Authority dated January 19, 2006.
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Los Arbors
LBFH File No. 16449.00
We have the following comments:
Page 2 of 10
• We have forwarded the Traffic Analysis - to the City's traffic consultant,
McMahon & Associates, and to Palm Beach County Traffic Department
(PBCTD) for review and comment. We forwarded the McMahon's February 6,
2007 review comments on February 7, 2007. We will forward PBCTD
comments when they are received.
1. The applicant shall revise the documents to agree with the boundary survey,
wbLc,b indicates the parcel is 12.388 acres, whereas the LOS report shows both
12.388 nd.12.39 acres and the drainage statement shows 12.40 acres.
-finis tYt 4A-e SUV Pmt
2. The applicant shall revise the draihge statement for consistency with the other
documents, as to the name of the development. The drainage statement
identifies the proposed development as West Oaks Development; whereas the
other support documents refer to the parcel as Los Arbors.
3. We note that the applicant =use 2.35 persons per unit in their calculations;
whereas the City's standard s 2.4 , ersons per unit. We have based our review,
to evaluate t required capac y for utility demand for the roject, on the City's
standard 2.4 ersons per unit.-°' �C . 6 -U4/t� < C- �s /WLU In
4. While the applicant does, not propose to develop the maximum density, they
note that the maximum permitted density, is 12 units /acre for the requested
Residential High, zoning. However, it is noted that the applicant has not
requested a PUD overlay. It is also noted that while the City Council may grant
up to 12 units per acre within a PUD this is not guaranteed. The Comprehensive
Plan (Section 1 Page 2) .permits 10 units per acre based on Residential High
(RH). Therefore, we have used the 10 units per acre to evaluate the maximum
allowed for utility capacityfor the project.
5. The applicant shall provide ya topographic map, which is signed and sealed by a
surveyor who is licensed in the State of Florida, conforming to Section 78 -46 of
the LDR.
Annexation — ANNX- 07 -01- 000001
The existing site is adjacent to the City of Palm Beach Gardens. Therefore; we have
no engineering concerns with the proposed annexation.
Comp Plan Map Amendment - CPMA- 07 -01 -06
� -epvrt
5. The following information must be provided:
a. Soils /Mineral Types
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Los Arbors Page 3 of 10
LBFH File No. 16449.00
Soils map included in Environmental Assessment report notes the site
contains Myakka sand and Pinellas fine -sand.
b. Wellfield Zones /Cones of Influence
The applicant indicates that the site is located within Zone 4, with a small
portion within Zone 3.
e. Drainage Basins & Features
The site is located within NPBCID Unit 14/26 drainage basin.
f. Major Topographic Features
The applicant shall provide a topographic map, which is signed and sealed t
by a surveyor who is licensed in the State of Florida, conforming to Section
78 -46 of the LDR.
The site is vacant and wooded.
g. Ecological Communities/Wetlands
The applicant provided an Environmental Assessment dated May 2004,
which indicates that the site is heavily wooded and has no wetlands.
Reports
3. Site area is 12.388 acres.
4. Existing Land Use
Of Proposed Parcel - Vacant
North — Eastpointe Community
South — Hood Road and Mirasol PCD (School construction site)
West — Eastpointe;Community
East — Florida Turnpike (Turnpike) and Briger Track (Vacant)
3. Narrative which summarizes :.
a. The existing Palm Beach, County Future Land Use Plan designation for the
12.388 acre site is LR =2, which allows two (2) units :per acre'. Thus. the
maximum permitted under the existing land use is 24 dwelling units (DU).
b. The maximum allowable,development under the proposed designation for.
the site.
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Los Arbors
LBFH File No. 16449.00
Page 4 of 10
The proposed Future Land Use Plan designation for the 12.388 acre site is
Palm Beach Gardens Residential High, which allows up to 10 dwelling
units per acre (DU /ac). The maximum allowable development under this
proposed designation is 124 DU.
The applicant indicates that they are proposing a probable maximum of 120
DU for the site, for a density of 9.69 DU /ac.
The following information may be found in the Palm Beach Gardens
Comprehensive Plan, Policy 1.1.1.3, B
Land Use
Land .
Lot
Height
Allocation
Coverage
Open Space
Min 15%
Neighborhood
Min 2%
Max 70%
Max 4
Commercial
Max 30%
Floors
Residential High
Min 20%
Max 50%
Max 4
Max 60%
Floors
Residential. Low.
„Min 0%
Max 50%
Max 3
Max 60% .
Floors
Employment
Min 2%
Max 70%
Max 4
Center
Max 30%
Floors
Residential Hil4h
The applicant indicates that they are proposing a probable maximum of 120
DU for the 12.388 acre site, or a density of 9.69 DU /ac.
c. A description of the proposed use and information on its compatibility with
the surrounding area.
The applicant is seeking to develop a multi - family project at approximately
9.6 DU /ac. Therefore they are seeking annexation into the City of Palm
Beach Gardens and a redesignation of the site to a Residential High Future '
Land Use Plan designation, which the applicant indicates allows up to 12
DU /ac.
However, it is noted that the applicant has not requested a PUD overlay. It
is also noted that while the City Council may grant up to 12 units per acre,
within a PUD, this is not guaranteed. The Comprehensive Plan (Section 1
Page 2) permits 10 units per acre, based on Residential High (RH).
Therefore, the maximum allowed under the proposed zoning designation is;
12.388 acres x 10 units per acre = 124 units (Max)
4. Statement of justification or reason for the proposed land use amendment.
The proposed project is located at the intersection of the Turnpike and Hood
Road. The site is long (north /south) and narrow (east /west) being approximately
1,500 feet long,.along the Turnpike right -of -way, and 362 feet wide.
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Los Arbors Page 5 of 10
LBFH File No. 16449.00
The applicant notes that the parcel is close to Westwood Gardens, a multi-
family development zoned Residential Medium on the southeast corner of
Hood Road and the Turnpike. The parcel at the southwest corner of Hood Road
and the Turnpike is the Mirasol PCD. An elementary school, which is currently
under construction, is located at the southwest corner. A future middle school is
also approved for the intersection. Just west-of the school construction is
Marbella at Mir "asol, which is a single - family home development with a density
of 6.7 DU /ac. The Briger /Scripps site is located at the northeast corner of the
intersection.
5. Availability of and demand on public facilities:
Traffic Circulation:
We have forwarded the Traffic Analysis to the City's traffic consultant,
McMahon & Associates, and to Palm Beach County Traffic Department
( PBCTD) for review and comment. We forwarded the McMahon's February 6,
2007 review comments on February 7, 2007. We will forward PBCTD
comments when they are received.
Sanitary Sewer:
The applicant indicates that sewer service will be provided by Seacoast Utility
Authority (SUA). The applicant has provided a letter of current capacity from
SUA dated December, 19, 2006.
The City's Comprehensive Plan provides for the following standards:
Sanitary Sewer LOS - Comprehensive Plan
107 gallons per day per capita
1. Level of service required for Existing Palm Beach County Land ' Use
designation of LR -2 on 12.388 acres is based on the following:
Maximum Density (Existing)
12.388 ac. x 2 DU /ac = 24 DU
24 units x 2.4 persons /unit x 107 gal /day /capita = 6,163 gal/day.
2. Level of service required for proposed Palm Beach Gardens Future Land
use— R-e�si- lential— High —D-e- ity— (RTIron-12 -3 -8-8 acres is ased on the
following:
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Los Arbors
LBFH File No. 16449.00
Maximum Density (Future)
12.388 ac. X 10 DU /ac = 124 DU
Page 6 of 10
124 units x 2.4 persons /unit x 107 gal /day /capita = 31,843 gal/day.
Density (Proposed)
120 units x 2.4 persons /unit x 107 gal /day /capita = 30,816 gal/day.
Public Water
The applicant indicates that water service will be provided by Seacoast Utility
Authority (SUA). The applicant :has provided a letter of current capacity from
SUA dated December 19, 2006.
The City's Comprehensive Plan provides for the following standards:
Potable Water LOS — Comprehensive Plan
191 gallons per day per capita
1. Level of service required for Existing Palm Beach County Land Use
designation of LR 2 on 12.39 acres is based on the following:
Maximum Density (Existing)
12.388 ac. x 2 DU /ac = 24 DU
24 units x 2.4 persons /unit x 191 gal /day /capita = 11,002 gal /day.
2. Level of service required for proposed Palm Beach Gardens Future Land
use Residential 'High Density (RH) one 12.388 acres is based on the
following:
Maximum Density (Future)
12.388 ac. X 12 DU /ac = 124 DU
124 units x 2.4 persons /unit x;191 gal /day /capita = 56, 842 gal /day.
Density (Proposed)
120 units x 2.4' persons /unit x 107 gal /day /capita = 55,008 gal/day.
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Los Arbors
LBFH File No. 16449.00
Drainame
Page 7 of 10 - ,
The City's Comprehensive Plan provides for the following standards:
Drainage LOS — Comprehensive Plan
Existing Development — 1- day /100 -year storm
New Development greater than 10 acres — 3- day /25 -year storm
New Development less than 10 acres- 1- day /25 7year storm
The subject property will be required to meet the development standard of a 3-,
day/25-year storm event during the development review; process.
The applicant has provided a drainage statement prepared by Messler &
Associates, which is signed and sealed by an engineer who is licensed in the
state of Florida. The drainage statement indicates the proposed 12.40 (12.388)
acre development will comply with the City of Palm Beach Gardens and South
Florida Water Management District. However, the applicant shall revise the
drainage statement to indicate that they will comply with the requirements of
the City of Palm Beach Gardens LDR and Comp plan requirements.
Solid Waste
The applicant indicates Waste Management, Inc will provide solid waste.
disposal and has provided "a letter of service availability from the Solid Waste
Authority dated January 19, 2006. The applicant shall provide a current
letter of service availability for 2007.
1. Level of service required for Existing Palm Beach County Land Use
designation of LR -2 on 12.388 acres is based on thOollowing:
Maximum Density (Existing)
12.388 ac. x 2 DU /ac = 24 DU
24 units x 2.4 persons /unit,x 7.13 lbs /day /capita'= 410 lbs /day.
2. Level of service required for proposed Palm Beach Gardens Future Land
use Residential High (RH) on 12.388 acres is based on the following:
Residential High (RH)
The solid waste demand estimate for the proposed) land use designation of
Residential High (RH) equals;
124 units x 2.4 persons /unit x 7.13 lbs /day /capita = 2121.89 ibs /day
Proposed Density
120 units x 2.4-persons /unit x 7.13 lbs /day /capita = 2053.44-1bs /day.
t
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Los Arbors
LBFH File No. 16449.00
Recreation and Open Space
Page 8 of 10
The City of Palm Beach Gardens Comprehensive Plan provides for the
following standards:
Recreation and Open Space LOS. — 3.7 acres per 1,000 residents.
1. Level of service required for Existing Palm Beach County Land Use
designation of LR -2 on 12.388 acres is based on the following:
Maximum Density (Existing)
12.388 ac. x 2 DU /ac = 24 DU
24 units x 2.4 persons /unit x 3.7 acres /1000 residents = 0.213 acres of
park within the City.
{
2. Proposed City - of - Palm Beach Gardens Future Land Use Designation —
Residential High (RH) - 12.388 acres
Maximum Density (Future)
124 units x 2.4,persons /unit x 3.7 acres /1000 residents = 1.101 acres of
park within the City.
Proposed Density
120 units x 2.4 persons /unit x 3.7 acres /1000 residents = 1.066 acres of
park within the City.
The applicant indicates that the amount of improved park area is currently -
available to address the recreation and open space Ineeds for the subject site. ,
No revision to the Comprehensive Plan's Recreation and Open' Space
element is required with -this requested annexation and Future Land Use
Plan amendment.
6. Analysis of the character of any vacant lands in order to determine suitability of
use, including:
a. Soils:
The applicant provided an Environmental Assessment dated May 2004,
which identifies sod types.
b. Topography, including flood prone areas:
The applicant shall provide a topographic map, which is signed and sealed
by a surveyor who'is licensed in' the State of Florida, conforming to Section
78 -46 of the LDR.
w.
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LBFH File No. 16449.00
Page 9 of 10
The applicant indicates that the subject site is not in a floodprone area as
identified in the Flood zone map identified in the City's Comprehensive
Plan.
c. Natural Resources
The applicant provided an Environmental Assessment dated May 2004,
which identifies natural resource issues.
d. Historic Resources
The applicant indicates that there are no historic resources on the subject
property.
7. Relationship of amendment to population projections:
The applicant. indicates a total population of -the site with the proposed land use
of Residential High (RH) - 12.388 acres;
Maximum Density_ (Future)
124 units x 2.4 persons /unit = 297.6 residents
Proposed Density
120 units x 2.4 persons /unit 288 residents
16. Future Land Use Element Goals, Objectives and Policies.
Goal 1.1. Objective 1.1.3. Policy 1.1.3.1.: All proposed development of other
than individual residences shall include a soils analysis prepared by a:
professional licensed to prepare such an analysis which shall include the ability
of the soil structure to support the proposed development.
The applicant has ._provided an Environmental Assessment report, dated
May 2004, for- the subject parcel. The applicant further indicates that -
documentation will be provided which demonstrates that the soil and the
topography are capable of supporting the proposed) project.
Goal I.I. Objective 1.1.3. Policy 1.1.3.2: All proposed development shall be
located in a manner, such that the natural topographic features of a site are not
adversely altered so as to negatively affect the drainage of neighboring
- properties- orvisual aest- hetics- of -t-he -area.
The applicant shall provide a topographic plan conforming to Section 78 -46
of the LDR prior to development approval.
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Los Arbors Page 10 of 10
LBFH File No. 16449.00
Traffic Circulation Element Goals, Objectives and Policies:
Goal 2.1. Objective 2.1.1. Policy 2.1.1.3: The City shall review all
development proposals for consistency with the Goals, Objectives, and.
Policies of this element including consistency with traffic circulation plans
and the level of service standards.
We have forwarded the Traffic Analysis to the City's traffic consultant,
McMahon & Associates, and to Palm' Beach County Traffic Department
( PBCTD.) for review and comment. We forwarded the McMahon's .
February 6, 2007 review comments on February 7, 2007. We will forward
PBCTD comments when they are received.
Goal 4.A.1. Objective 4.A.1.1. Policy 4.A.1.1 thru 4.A.1.1.5: requires all
submittals for development to obtain a statement of available capacity
form Seacoast Utility Authority prior to site -plan approval.
The applicant has provided #a letter of current capacity from SUA dated
December 19, 2006.
Goal 4.D.1. Objective 4.D.1.1. Policy 4.D.1.1.6, states "The City shall not
approve development permits, _which approved, would cause potable water
facilities servicing the City to operate at levels below the levels of service
standards established in Policy 4.D.i.1.1 through 4.D.1.1.5."
The applicant has provided a letter of current capacity from SUA dated
December 19, 2006.
The applicant shall provide a written response to all comments, indicating
acknowledgement of each comment and how each comment has been
addressed. Compliance. will expedite the subsequent review.
The applicant is reminded that all submittals are to be made to the City of
Palm Beach Gardens Growth.Management Department.
JATD /mef
cc: Talal Benothman — PBG (.tenothman @pbgfl.com)
J�
a� 3r
CITY OF PALM BEACH GARDENS
MEMORANDUM
TO:
Marty Minor, Urban Design Studio
DATE:
February 22, 2007
FROM:
Stephen Mayer, Sr. Planner
SUBJECT:
DRC Comments: Los Arbors
Petition ANNX 07 -01- 000001 and CPMA 07- 01- 000006: at 2:00 p.m.
7
1.) Staff finds that the proposed land use of Residential High (RE) is not compatible
as a transitional use, especially considering it abuts a Residential Low community
(Eastpointe). Staff suggests a lower density land use is for this property, such as
Residential Medium or Residential Low, is more suitable,
Memo to File
To: Stephen Mayer, Senior Planner
Through: Mark Hendrickson, City Forester
From: Ray Caranci, Forestry Technician
Subject: ANNX-07-01 -0 1, CPMA- 07 -01 -06 Los Arbors
Date: February 15, 2007
Staff has not received a site plan, landscape plan, or, engineering plan to review as of this
date. Staff offers these general comments, on the review of the information provided:
1. The proposed land use of Residential High (RH) does not appear to be compatible
with the adjacent property consisting of single family homes. This property to the
west has several homes that are very close, and it would be difficult to provide an
adequate landscape buffer to separate them from development at this density,
while also providing adequate buffers from the Turnpike. If this parcel had not
been reserved from the original development as future space for a turnpike
interchange, it would have been part of the single family home development.
2. The access to this property is a- major ;concern. Given the restraints on width
available, and having a 180 degree turn required to access from westbound Hood
Road, it will be difficult to design any access that will allow passage of vehicles
larger than a car. This would hinder the access of fire and rescue safety vehicles,
garbage trucks, moving vans, utility service trucks, and delivery trucks, thereby
restricting the ability to provide nonnal services expected by residents.
Also, please understand that additional information may be requested, and staff may have
additional comments as the review process continues.
BfcT4A11UN ASSOCIA'FLS, INC:.
6360 NW 5 "1 Way I Suite 301 1 -Fort Lauderdale: FL 33309
p 954- 771 -0776 1 1 954 -771 -1754
www.mcmtrans.com
PRINCIPALS
Joseph W. McMahon, P.E.
TECHNICAL MEMORANDUM' Joseph J. DeSantis. P.EI., PTOE-
John S. DePalma
William T. Steffens
TO: Judy Dye, P.E., Assistant City Engineer
City of Palm Beach Gardens
FROM: Trent Ebersole, P.E., Senior Project Manager
Alex Correa, Project Engineer
McMahon Associates, Inc.
ASSOC'IATE,S
Ca5ey A. Moore, P.E.
Gary R. McNaughton, P.E., PI OE
John J. Mitchell P.E.
Cliristopher J. Williams, P.E.
John F. Yacapsin, P.E.
SUBJECT: Los Arbors (aka PPS Hood Road, Site) Traffic Analysis for Comprehensive
Plan Amendment
McMahon Project No. M0515932
DATE: February 6, 2007
McMahon Associates, Inc. (McMahon) has reviewed-Traffic Analysis for Comprehensive Plan
Amendment submitted by Kimley Horn & Associates, Inc., dated December 22, 2006. Based on
the information provided, McMahon has the following comments:
1. The location of site access to the public roadway network has not been identified.
2. For 2011, background traffic should be calculated as existing plus historic growth.
3. The radius of influence was not illustrated. It appears that Jog Road west of Hood Road
should be included.
4. Historic count data and FDOT 2005 Peak Season Factor should be provided.
McMahon recommends that approval be contingent upon these issues, being addressed in the
traffic statement and a review of the revised statement:
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January 24, 2007
Mr. Stephen Mayer
Planning and Zoning Department
City of Pahrri Beach Gardens
10500 North Military Trail
Palm Beach Gardens, FL 33410
RE: Los Arbors Annexation
Dear Mr. Mayer: c
We offer the following comments on your transmittal dated Januaiy 22, 2007 concerning the referenced
project.
1. The applicant needs to provide written confirtnati on. that the Florida Turnpike Authority will allow
use of the Turnpike ROW for access purposes.
2. The applicant did not submit a preliminary site plan for'consideration. Seacoast currently has,a 50'. x
50' monitor well easement in the Southwest corner of the property that will hinder the limited access,
options available to the property. The applicant needs to address this matter together with the
response to comment No. 1 above.
3. The applicant needs to submit a conceptual water and sewer engineering plan for the project.
Please call if you require additional information.
Sincerely,
SEACOAST UTILITY AUTHORITY
Bruce Gregg
Director of Operations
dp
cc: Rim Bishop
John Callaghan
Judy Dye
Tim Lance
Pagel of 1
Annette Tucci
From: Stephen Mayer
Sent: Thursday, February 22, 2007 4:28 PM
To: Annette Tucci
Subject: DRC: Los Arbors @ 2:00pm
Re: those in attendence.
The applicant is Marty Minor, from Urban Design Studio and the owner is Brian Witta.
Stephen E. -Mq yer
Senior Planner
City of Palm Beach Gardens, Florida
(561) 799 -4217 office
(561) 662 -3346 cell
(561) 799 -4281 fax