MARTIN COUNTY, FLORIDA

DEVELOPMENT REVIEW

STAFF REPORT

Page 1 Discovery PUD Phase 2A Final Site Plan H123-023

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A. Application Information

DISCOVERY PUD

(fka Hobe Sound Polo Club)

PHASE 2A FINAL SITE PLAN

Previous Title(s) of the Project: Hobe Sound Polo Club & Grove XXIII Golf Club Property Owner: Becker B-14 Grove, LTD & Hobe Sound Equestrian, LLC Applicant: Same as owner

Agent for the Applicant: Lucido & Associates, Morris A. Crady, AICP County Project Coordinator: Peter Walden, AICP Deputy Growth Management Director Growth Management Director: Paul Schilling

Project Number: H123-024

Record Number: DEV2022100003

File Name: 2023_0515_H123-024_Staff_Report_Final

Dev Review Application Received: 11/01/2022

Transmitted: 11/04/2022

Staff Report: 05/15/2023

This document may be reproduced upon request in an alternative format by contacting the County ADA Coordinator 772-***-****, the County Administration Office 772-***-****, Florida Relay 711, or by completing our accessibility feedback form at www.martin.fl.us/accessibility-feedback. B. Project Description

This is a Request by Lucido & Associates on behalf of Becker B-14 Grove, Ltd and Hobe Sound Equestrian, LLC for approval of Discovery PUD Phase 2A Final site plan. The Discovery project will consist of 317 residential units on 1,530 acres resulting in a net density of 1 unit per 5 acres. The site is located north of SW Bridge Rd and 1 mile east of I-95 Interchange in Hobe Sound. Phase 2A includes the construction of roads, utilities and drainage improvements that support 145 single family units and the public access road to the donated equestrian center. Included is a request for a Certificate of Public Facilities Reservation.

C. Reviewing Agency Findings

Development Review Staff Report

Page 2 Discovery PUD Phase 2A Final Site Plan H123-023 Development applications must demonstrate compliance with the Comprehensive Plan, the LDR and the Code prior to approval by the decision-maker. Various county departments/division participate in the development review process to ensure the applicable requirements and development review procedures have been met.

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 Pan

Pete Walden

219-4923

Non-Comply

G Dev. Review/Site Design Pete Walden 219-4923 Non-Comply H Commercial Design Pete Walden 219-4923 N/A

H Community Redevelopment Pete Walden 219-4923 N/A I Property Management Ellen MacArthur 288-5794 N/A J Environmental Shawn McCarthy 288-5508 Non-Comply J Landscaping Karen Sjoholm 288-5909 Non-Comply

K Transportation Lukas Lambert 221-2300 Comply

L County Surveyor Tom Walker 288-5928 N/A

M Engineering Michael Grzelka 288-5920 Non-Comply

N Addressing Emily Kohler 288-5692 Comply

N Electronic File Submission Emily Kohler 288-5692 Comply O Utilities/Water/Wastewater James Christ 320-3034 Comply O Wellfields James Christ 320-3034 Comply

P Fire Prevention Doug Killane 288-5633 Comply

P Emergency Management Sally Waite 219-4942 N/A

Q ADA Michael Grzelka 288-5920 Comply

R Health Department Nicholas Clifton 221-4090 N/A

R School Board Brian Allen 219-1200 Pending

S County Attorney Elysse Elder 288-5925 On-Going

T Adequate Public Facilities Pete Walden 219-4923 In-Progress D. Action Required for Approval

This application is classified as a major development. As such, final action on this request is required by the Board of County Commissioners at a public meeting. 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 E. Site Location and Information

PUD Master Site

Development Review Staff Report

Page 3 Discovery PUD Phase 2A Final Site Plan H123-023 Site Location: North of Bridge Road, 1 mile east of I-95 Hobe Sound, Martin County

Land Use: Proposed Rural Lifestyle and Rural Density Zoning: Proposed PUD

Gross Area of the Master Site: 1,531acres

Figure 1: Location Map (master/final site)

Major Roads: Bridge Road to the south, I-95 to the west Figure 2: Arial Map (master/final site)

Development Review Staff Report

Page 4 Discovery PUD Phase 2A Final Site Plan H123-023 Figure 3: Land Use (master/final site)

Surrounding Land Uses: Recreational, Agricuture

Figure 4: Zoning Map

Surrounding Zoning: PR, Public Recreational, A1, Small Farms District Development Review Staff Report

Page 5 Discovery PUD Phase 2A Final Site Plan H123-023 F. Compliance with Comprehensive Plan Requirements - Growth Management 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. Compliance with Development Review, Land Use, Zoning, and Site Design Requirements – Growth Management

Unresolved Issues

Data Tables:

1. Remove the net density from the 2A site data table. Density is determined site wide on the master plan.

2. Overall site area calculations are not consistent with the revised master and phase 1B final site plans.

SMRU Easement:

Provide the easement information regarding the water and wastewater service through the state park lands to the north.

Sidewalks:

Some sidewalks are called out as 5’ wide, all sidewalks must be 6’ wide. H. Compliance with Commercial Design Requirements (Article 20) and Community Redevelopment Design Standards – Growth Management and Community Redevelopment Authority Finding of Not Applicable (N/A) – Commercial Design Staff finds review for compliance with regulations and requirements of this section is not applicable to the project, as currently proposed.

No road, pavement, building or other hard improvements are being proposed. Finding of Not Applicable (N/A) - Community Redevelopment Staff finds review for compliance with regulations and requirements of this section is not applicable to the project, as currently proposed.

The site is not located within the CRD boundary and no road, pavement, building or other hard improvements are being proposed.

I. Compliance with Property Management Requirements - Engineering Finding of Not Applicable (N/A)

Development Review Staff Report

Page 6 Discovery PUD Phase 2A Final Site Plan H123-023 Staff finds review for compliance with regulations and requirements of this section is not applicable to the project, as currently proposed.

No dedication of right of way is required or proposed. J. Compliance with Environmental and Landscaping Requirements - Growth Management Findings of Compliance - Environmental

Finding of Compliance:

The Growth Management Department Environmental Division staff has reviewed the application and finds it in compliance with the applicable land development regulations. The Habitat Restoration Area

(HRA) will be constructed with Phase 1B and completed within the associated timeframes outlined in the PUD agreement.

Unresolved Issues – Landscaping

Unresolved Issues:

The masterplan phasing plan designates Phase 2A to include: Construction of eastern spine road loop from existing SE Polo Drive to SE BlackCat Way; Construction and donation of State Park access road and related facilities; Construction of residential pods C-1 through C-5 (69 lots), EQ-1 through EQ-3 (15 lots), E-1 through E-6 (49 lots) and E-17 (9 lots); Connection to regional water and wastewater treatment facilities and construction of supporting roads, sidewalks, trails, utilities and required landscaping. The narrative for this Phase 2A only mentions the roads. Please verify and clarify what is included in this phase. Plans do not include details for the 100’ buffers. In which phase are the perimeter 100’ buffers proposed to be established? Item #1

Scale shown on plans are not consistent. All sheets indicate the scale is 1”=50 ft but many of sheets appear to be 1”=100’

Sheet 101

• Road is labeled as a 100’ right of way but scales to be 45 feet. Sheet. 102

• SE Key Largo Court is labeled as a 60’ right of way but scales to be 30 feet.

• SE Atlantic Fields Road indicates scale varies but is assumed to be a minimum of 100’. Remedy/Suggestion/Clarification:

All sheets contain similar discrepancies. Review and verify scale shown on plans are correct. Item #2

Roadways

The PUD agreement discusses implementation of sustainable streets, and the Master Plan states that areas between the residential lots and roadways/sidewalks will consist of native landscape areas. The landscape roadway plans with this Phase 2A submittal only contains a mixture of native and non- native trees with an understory of only Bahia sod. No native understory is indicated in accordance with the masterplan documents. Are future supplemental and understory plantings proposed? If so, when? Development Review Staff Report

Page 7 Discovery PUD Phase 2A Final Site Plan H123-023 Remedy/Suggestion/Clarification:

Demonstrate compliance with requirements for sustainable streets.

• Clarify status of these plantings with reference to overall plantings, requirements, and spacing. Identify areas within this phase that will be planted with native species and provide a plant schedule that identifies species, size and spacing of proposed native plantings.

• At a minimum, provide details and dimension minimum widths of planting areas and setbacks to streets, curb & gutters, sidewalks, driveways, and utilities. Provide location of utilities in relation to ROW landscape treatments. Identify methods to be utilized to protect sustainability of trees if minimum separations cannot be maintained.

• Along portions of SE Atlantic Fields Road on Sheet LP-103, no landscaping is shown on south side of SE Atlantic Fields Road adjacent to SE Anclote Drive. Please explain why. Item #3

Utility Conflicts

There appear to be numerous conflicts between plantings and utilities on all sheets. For example:

• Sheet 11 Paving Grading and Drainage Plan indicate a 15” HPPP pipe along Anclote Drive. This plan also indicates a 5’ sidewalk within the right-of way. What is the dimension between this drainage pipe and the sidewalk that is available for the landscape plantings? The landscape plan indicates the area is 6.5 feet in width but does not provide enough detail to confirm if this is accurate? Are the curb and gutters located within this strip?

• Sheet 39 indicates that the main loop road (and other roadways) has similar conflicts. What methods are to be utilized to protect these structures and the trees?

• Sheet 23 indicates that there is a watermain and/or fire main within this planting area along SE Atlantic Fields Road.

• Sheet 15 of the Water and Sewer Plans indicates a waterline within the planting area. Remedy/Suggestion/Clarification:

• Provide typical cross-sections with dimensions that depict location of plantings in relation to the utilities and roadway structures.

Item #4

Native transitional Plantings - Development of Residential Lots The cross-section PB-1 (Sheet 6 of 9) included with the masterplan submittal indicates that the rear yard setback areas on the residential lots are to be planted with transitional native landscape, with the depth varying by lot type.

Remedy/Suggestion/Clarification:

• Provide a summary table that outlines the types of residential lots and depth of these required plantings.

• provide a plant schedule that identifies species, size and spacing of proposed native plantings.

• Explain how this requirement is to be coordinated and protected in the long-term. Item #5

Green Infrastructure

• The quality of life in any landscape depends on how the watershed is functioning. Development Review Staff Report

Page 8 Discovery PUD Phase 2A Final Site Plan H123-023

• Studies show the benefits of treatment trains that treat water as close to point where generated and provides additional treatment throughout the course of the system. These elements could be designed as habitat trails that not only provide benefits of additional stormwater treatment but also recreational, educational, and technical advantages.

• It has been previously suggested that design of the final site plan include roadway sections and other common area elements to incorporate bioswales, rain gardens, tree wells, or other stormwater structures.

The response letter for Phase 1B stated that Areas within the larger right-of-way tracts where we can provide treatment trains that are not directly connected to impervious areas of the roadway will be provided as such.

Remedy/Suggestion/Clarification:

• This response seems counterproductive and not in adherence with the purpose of green infrastructure and innovative stormwater technologies. These types of stormwater structures are specifically designed to treat runoff from impervious areas.

• At a minimum. rain gardens and bioswales need to be utilized within the larger road medians and cul-du-sac islands.

K. Compliance with Transportation Requirements - Engineering Finding of Compliance

Staff has reviewed the application and finds the development, as currently proposed, in compliance with the regulations and requirements applicable to this section. The Traffic Division of the Public Works Department has reviewed the Traffic Statement prepared by O’Rourke Engineering & Planning, dated July 2022. O’Rourke Engineering & Planning stated that the site's maximum PM peak hour impact was assumed to be 16 directional trips. Staff finds that SE Bridge Road is the recipient of a majority of the generated trips. The generalized service capacity of SE Bridge Road is 1200. SE Bridge Road is currently operating at a level of service C; it is anticipated to operate at level of service D at buildout (year 2029). L. Compliance with County Surveyor - Engineering

Finding of Not Applicable (N/A)

Staff finds review for compliance with regulations and requirements of this section is not applicable to the project, as currently proposed.

The applicant has provided a certified boundary and topographic survey for the proposed master site development; therefore, the Engineering Department was not required to review this earthwork and grading application for consistency with the Martin County Codes for survey requirements. Development Review Staff Report

Page 9 Discovery PUD Phase 2A Final Site Plan H123-023 M. Compliance with Engineering, Storm Water, and Flood Management Requirements - Engineering Unresolved Issues

1. Drainage Calculations don’t match drainage calculations submitted with Discovery Phase 1B final. Resolve

2. Provide calculations demonstrating the gutter spread from the 4”/hr rainfall does not exceed of the lane width per the FDOT drainage manual for the long gutter runs on SE Atlantic Fields Road. 3. Correct the match lines on sheets 18 through 25. 4. Section PB-7 does not match the plan sheet location. 5. Section PB-14 does not work with a 5% cross slope on the south bound lane, revise so that the cross slope is 2% with maximum swale slopes at 4:1.

6. Sections PB-8 & PB-9 shall have a maximum 4:1 slope. 7. Section TAR 1 & TAR 2 need the type and depth of materials called out. 8. All pipe located under roadways and/or residential parking areas shall be reinforced concrete pipe

(RCP) per Martin County Standard Detail R-70.

9. Revise both the Final Site Plan and the Construction plans to note that the finish floor elevations shown are the minimum and that they are in NAVD 88. 10. The configuration of the individual lots/tracts is unclear and insufficient for the review and approval of an eventual plat. Provide bearings and distances along each of the proposed lot lines within the boundary of the Final Site Plan.

11. The configuration of the drainage easements is unclear and insufficient for the review and approval of an eventual plat. Provide bearings and distances along each of the proposed drainage and roadway easements within the boundary of the Final Site Plan, unless the easement is parallel or concentric to a lot line.

12. All sidewalks shall be 6 feet wide.

N. Compliance with Addressing and Electronic Filing Requirements – Growth Management & Information Technology

Findings of Compliance

The application has been reviewed for compliance with Division 17, Addressing, of the Martin County Land Development Regulations. Staff finds that the proposed site plan / plat complies with applicable Development Review Staff Report

Page 10 Discovery PUD Phase 2A Final Site Plan H123-023 addressing regulations. All street names are in compliance. They meet all street naming regulations in Article 4, Division 17, Land Development Regulations. Martin County, Fla. (2022). Finding of Compliance – Electronic Filing

Staff has reviewed the application and finds the development, as currently proposed, in compliance with the regulations and requirements applicable to this section. Both AutoCAD site plan and boundary survey were received and found to follow Section 10.2.B.2., Land Development Regulations, Martin County, Fla. (2021). O. Compliance with Utilities, Water, Wastewater Wellfield and Groundwater Requirements - Utilities Unresolved Issues – Water and Wastewater

Findings of Compliance:

This development application has been reviewed for compliance with applicable statutes and ordinances and the reviewer finds it in compliance with Martin County's requirements for water and wastewater level of service. [Martin County, Fla., LDR, Article 4, Division 6 and 7, (2016)] Finding of Compliance – Wellfield AND Groundwater Protection Staff has reviewed the application and finds the development, as currently proposed, in compliance with the regulations and requirements applicable to this section. The application has been reviewed for compliance under the Wellfield Protection Program. The reviewer finds the application in compliance with the Wellfield Protection and Groundwater Protection Ordinances.

[Martin County, Fla., LDR, Article 4, Division 5] (2016) P. Compliance with Fire Rescue and Emergency Management Requirements – Fire Department Finding of Compliance – Fire Rescue

Staff has reviewed the application and finds the development, as currently proposed, in compliance with the regulations and requirements applicable to this section. Finding of Not Applicable (N/A)- Emergency Management Staff finds review for compliance with regulations and requirements of this section is not applicable to the project, as currently proposed.

Development Review Staff Report

Page 11 Discovery PUD Phase 2A Final Site Plan H123-023 Q. Compliance with Americans with Disability Act (ADA) Requirements - General Services Finding of Compliance

The Public Works Department staff has reviewed the application and finds it in compliance with the applicable Americans with Disability Act requirements. [2020 Florida Building Code, Accessibility, 7th Edition]

R. Compliance with Martin County Health Department and School Board Finding of Not Applicable (N/A)- Health Department Staff finds review for compliance with regulations and requirements of this section is not applicable to the project, as currently proposed.

Pending review by the School Board

S. Compliance with Legal Requirements - County Attorney's Office Review On-Going

T. Determination of Adequate Public Facilities & Development Competition – Growth Management Potable Water Facilities (Section 5.32.D.3.a, LDR) Service provider – Martin County Utilities

Finding: Pending

Reference: Section O of this staff report

Sanitary Sewer Facilities (Section 5.32.D.3.b, LDR) Service provider – Martin County Utilities

Finding: Pending

Reference: Section O of this staff report

Solid Waste/Garbage Facilities (Section 5.32.D.3.c, LDR) Service provider: Martin County Utilities

Finding: Positive Evaluation (in-place)

Reference: Section O of this staff report

Stormwater Management Facilities (Section 5.32.D.3.d, LDR) Service provider: Martin County Utilities

Finding: Pending

Reference: Section M of this staff report

Development Review Staff Report

Page 12 Discovery PUD Phase 2A Final Site Plan H123-023 Community Park Facilities (Section 5.32.D.3.e, LDR) Service Provider: Martin County Public Works

Finding: Positive Evaluation (in-place)

Reference: Section J of this staff report.

Roads Facilities (Section 5.32.D.3.f, LDR)

Service Provider: Martin County Public Works

Finding: Positive Evaluation (in-place)

Reference: Section K of this staff report

Mass Transit Facilities (Section 5.32.D.3.g, LDR)

Service Provider: Martin County Public Works

Finding: Positive Evaluation (in-place)

Reference: Section K of this staff report

Public Safety Facilities (Section 5.32.D.3.h, LDR) Service Provider: Martin County Sheriff and Fire Departments Finding: Positive Evaluation (in-place)

Reference: Section P of this staff report

Public School Facilities (Section 5.32.D.3.i, LDR) Service Provider: Martin County School District

Finding: Pending Evaluation (in-place)

Reference: Section R of this staff report

U. Post Approval Submittal Requirements

Approval of the development order is conditioned upon submittal of all required documents and unpaid fees to the Growth Management Department within 60 days of the final action granting project approval. Post Approval Submittal Requirements

Post Approval Submittal List. One 8” X 11” copy of the list you receive from Growth Management, along with any comments provided to explain document exclusions or adjustments included in your submittal, if applicable.

Post Approval Fees including Recording Costs. Growth Management Department will calculate and inform you of the recording costs. Checks are made payable to the Martin County Board of County Commissioners within 60 days from the date of the development order. A 60-day extension may be granted.

Warranty Deed 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. Development Review Staff Report

Page 13 Discovery PUD Phase 2A Final Site Plan H123-023 Engineer Certification. One 8” x 11” 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.

Water and Wastewater Agreement. One 8.5” x 11” copy of the executed and signed Water and Wastewater Service Agreement with South Martin County Regional Utilities. Final Site Plans. One 24" x 36" rolled, paper copy of each approved site plan -AND- one digital copy of each approved site plan, saved on a flash drive in AutoCAD (.dwg) format. Ensure the site plan includes a footnote identifying each alternative compliance measure that has been granted. Landscape Plan. One 24” x 36” rolled, paper copy of the approved Landscape Plan, signed and sealed by a landscape architect licensed in the State of Florida. Construction Plans and Schedule. Two 24” x 36” rolled, paper copies of approved construction plan(s) with the anticipated schedule for construction start and completion –AND- one digital copy of the approved construction plan(s), saved on a flash drive in AutoCAD (.dwg) format. Two (2) originals of the Cost Estimate, on the County format which is available on the Martin County website, signed and sealed by the Engineer of Record licensed in the State of Florida. USB/Flash Drive. One blank USB flash/thumb drive, which will later be used to provide the applicant with the approved signed and stamped plans. V. Local, State, and Federal Permits

Approved Development Order(s) are conditioned upon the applicant submitting approved permits for all applicable Local, State, and Federal Permits to Martin County, prior to scheduling the pre-construction meeting.

W. Fees and Recording Costs

Fees for this application are calculated as follows: Fee type: Fee amount: Fee payment: Balance:

Application $ $ $0

Advertising* TBD TBD TBD

Recording* TBD TBD TBD

Inspection $4,000 $0 $4000

* Advertising fees will be determined once the ads have been placed and billed.

* Recording fees are determined and remitted to the Cunty Clerk. X. Development Team Contact Information

Development Review Staff Report

Page 14 Discovery PUD Phase 2A Final Site Plan H123-023 Owner/Applicant

Becker B-14 LTD, Hobe Sound Equestrian LLC

Rick Melchiori

1701 Highway A1A, Suite 204

Vero Beach, Florida 32963

Agent

Lucido & Associates

Morris Crady

701 SE Ocean Boulevard

Stuart, Florida 34994

772-***-****

ad1de1@r.postjobfree.com

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/Wastewater Service Agreement

Z. Attachments

N/A

Contact this candidate