STAFF REPORT THE GROVE GOLF CLUB … COUNTY, FLORIDA DEVELOPMENT REVIEW STAFF REPORT {A. Application Information THE GROVE GOLF CLUB MAJOR FINAL SITE PLAN Applicant: Becker B-14 Grove,

MARTIN COUNTY, FLORIDA DEVELOPMENT REVIEW

STAFF REPORT

{

A. Application Information

THE GROVE GOLF CLUB MAJOR FINAL SITE PLAN

Applicant: Becker B-14 Grove, Ltd Property Owner: Becker B-14 Grove, Ltd Agent for the Applicant: Lucido & Associates Morris A. Crady, AICP County Project Coordinator: Peter Walden, Senior Planner Growth Management Director: Nicki van Vonno, AICP Project Number: C161-002 Application Type and Number: D009 201600201 Report Number: 2017_0419_C161-002_Staff_Report_Drft Application Received: 07/25/2016 Transmitted: 07/27/2016 Staff Report Issued: 10/18/2016 Joint Workshop: 10/27/2016 Resubmittal Received: 02/14/2017 Transmitted: 02/14/2017 Staff Report Issued 04/20/2017 B. Project description and analysis This is an application for a commercial, major development final site plan. The Grove Golf Club, LLC, requests a major final site plan approval to construct an 18-hole private golf course with driving range, clubhouse and maintenance facilities on approximately 226 acres of agricultural land located at the northern end of SE Polo Drive, approximately two miles north-northeast of the I-95 and Bridge Road interchange in Martin County. Included in this application is a request for a Certificate of Public Facilities Reservation. The proposed development site consists of approximately 227 acres contained in the west half of an approximately 444 acre parcel which consists of agricultural pasture land that was formerly citrus grove. Access to the site is provided from SE Bridge Road by way of SE Polo Drive and SE Southhampton Way, which are private streets within the Hobe Sound Polo Club recorded plat. The majority of the site has a designated future land use of Agricultural and a zoning district of AG-20A, General Agricultural. Approximately 37 acres along the north property boundary for a depth of approximately 600 feet have a future land use designation of Rural Density and a zoning district of RE-2A, Rural Estate. Golf course is a permitted use in both land use designations and zoning districts. Proposed is a 9,800 square foot clubhouse, a 8,200 square foot maintenance building and various accessory buildings to support the facility. Multimodal paths are proposed to connect the various

Development Review Staff Report

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structures, driving range and golf course. A groundwater well is proposed to provide the project's potable water and wastewater treatment is proposed via installation of two septic systems. Irrigation water is proposed to be sourced from the proposed lakes and augmented by the Hobe-St. Lucie Conservancy District via the existing adjacent western canal and existing onsite irrigation wells. The clubhouse includes the typical golf club amenities including kitchen and lounge areas, locker rooms, pro shop, shoe and bag repair service areas and cart repair and staging areas. The project is proposed to be constructed in a single phase of development and is required to demonstrate compliance with the Land Development Regulations and Comprehensive Growth Management Plan. C. Staff recommendation The specific findings and conclusion of each review agency related to this request are identified in Sections F through T of this report. The current review status for each agency is as follows:

Section Division or Department Reviewer Phone Assessment F Comprehensive Plan Peter Walden 219-4923 Non-Comply F ARDP Samantha Lovelady 288-5664 N/A G Development Review Peter Walden 219-4923 Non-Comply H Urban Design Santiago Abasolo 288-5485 N/A H Community Redevelopment Santiago Abasolo 288-5485 N/A I Property Management Colleen Holmes 288-5794 N/A J Environmental Shawn McCarthy 288-5508 Non-Comply J Landscaping Karen Sjoholm 288-5909 Non-Comply K Transportation Stephanie Piche 223-4858 Comply L County Surveyor Michael O’Brien 288-5418 N/A M Engineering Michelle Cullum 288-5512 Non-Comply N Addressing Emily Kohler 288-5692 Comply N Electronic File Submission Emily Kohler 288-5692 Comply O Water and Wastewater James Christ 320-3034 Non-Comply O Wellfields James Christ 320-3034 Comply P Fire Prevention Doug Killane 288-5633 Comply P Emergency Management Dan Wouters 219-4942 N/A Q ADA Judy Lamb 221-1396 Non-Comply R Health Department Todd Reinhold 221-4090 Comply R School Board Kimberly Everman 223-3105 N/A S County Attorney Krista Storey 288-5443 Review Ongoing T Adequate Public Facilities Peter Walden 219-4923 Review Pending

D. Review Board action This application requests new development of a golf course, which is classified as a major development as set forth in Section 10.11.B.1., LDR, Martin County, Fla. (2016). Pursuant to Sections 10.1.D., 10.4.A.1., and 10.5.A.1., LDR, Martin County, Fla. (2016), applications for a major development which has not received master site plan approval shall be subject to a review and recommendation of the Local Planning Agency (LPA) with final action to be determined by the Board of County Commissioners (BCC). Both the LPA and BCC meetings shall be public hearings in accordance with Section 10.7., LDR, Martin County, Fla. (2016).


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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. Location and site information Parcel number(s) and address: 14-39-41-000-002-0000.0-90000 No Address Existing Zoning: A-1, Small Farms Future land use: FLU-AG, Future Land Use Agricultural Future land use: FLU-RR, Future Land Use Rural Res Nearest major road: Bridge Road (2 miles north on SE Polo Dr.) Census tract: Not Applicable Commission district: 3 Community redevelopment area: Not Applicable Municipal service taxing unit: District 3 Planning area: South County Storm surge zone: Not Available Taxing district: Not Available Traffic analysis zone: Not Available Gross area of site: 228 acres Non-residential gross floor area: 30,000 square feet

Figure 1: Location Map


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Figure 2: Subject Site 2016 Aerial with Site Plan Overlay

Adjacent existing or proposed development: To the north: State Park To the south: Agricultural To the east: Agricultural To the west: Undeveloped and Agricultural

Figure 3: Zoning Map

Zoning district designations of abutting properties: To the north: PR, Public Recreation To the south: AG-20A, General Agricultural To the east: AG-20A and RE-2A, General Agricultural and Rural Density To the west: A-1, Small Farms

Project Location


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Figure 5: Future Land Use Map

Future land use designations of abutting properties: To the north: Recreational To the south: Agricultural To the east: Agricultural and Rural Density To the west: Agricultural F. Determination of compliance with Comprehensive Growth Management Plan requirements -

Growth Management Department Unresolved Issues: Item #1:

Policy 10.2A.8. The following standards shall apply to all on-site sewage treatment and disposal system installations:

1. No onsite sewage treatment and disposal system shall exceed a total site buildout flow of 2,000 gpd. For single family residences in agriculturally designated areas, the flow from the single family residence shall not be counted against the total 2,000 gpd limit.

2. All on-site sewage treatment and disposal systems shall be designed, located and installed in accordance with the "Standards for On-Site Sewage Treatment and Disposal Systems," State of Florida Department of Health, Chapter 64E-6, Florida Administrative Code or as required the goals, objectives and policies of this element, whichever is the more restrictive.

Item #2: Generic Comp Plan Compliance-Gmd Building height shall be measured from the average finished grade at the perimeter of the building, except in flood hazard areas. In flood hazard areas building height shall be measured from the base flood


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elevation requirement for the lowest floor as shown on the flood insurance rate map published by the Federal Emergency Management Agency (FEMA). Building height shall be the difference between the finished grade or the base flood elevation described above and either the highest point of the coping of a flat roof, the deck line of a mansard roof, or the mean height level between eaves and ridge of gable, hip, and gambrel roofs. The mean height level between the ridge and the eaves shall be determined on the highest section of roof. Limited exceptions shall be allowed for structures such as church steeples, roof structures, utility poles, park lighting, emergency structures, agricultural and industrial structures, and communications facilities as detailed in Article 3, Section 3.14., Land Development Regulations, Martin County Code on August 13, 2013. MARTIN COUNTY, FLA., CGMP POLICY 2.1A.1.(3) (2016) The maximum allowable structure height is thirty (30) feet for the AG-20A zoning district. MARTIN COUNTY, FLA., LDR SECTION 3.12 (2013) Remedy/Suggestion/Clarification:

1. The rendering on sheet A3, elevations, appears to show that the clubhouse building meets the height requirement of the A-20A Zoning District. Please verify average finish grade by showing a minimum of 4 elevation points around the perimiter of the clubhouse.

G. Determination of compliance with land use, site design standards, zoning, and procedural requirements - Growth Management Department

Unresolved Issues: Item#1: It is understood that the project will utilize the onsite lake system for the primary source of water for the project. Please clarify how the secondary (western boundary HSLCD canal) and third water sources (wells on eastern boundary) will be utilized. Remedy/Suggestion/Clarification:

1. Please show and label all structures associated with the irrigation of the project (e.g. pump house(s)intake locations) and include the design parameters within the site data as appropriate.

2. Show the existing well locations on the site plan and construction drawings. 3. Show the pump house and transfer pump station on the construction drawings. 4. Please Provide basic information on how the second and third irrigation sources are connected to

the irrigation system. The information does not need to include consumption data only a brief explanation of the system.

Item #2: The Resubmittal Response states that the project does not require a land clearing permit to maintain agricultural property. The development application is for a golf course which is a commercial use. Remedy/Suggestion/Clarification:

1. Please provide the land clearing methodology requested. 2. Address exotic vegetation removal, including along the HSLCD easements in plan. 3. Provide dewatering criteria information if it is determined that the threshold described in Section

4.343.A.11. Land Development Regulations, Martin County, Fla. is exceeded.


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Item #3: The contour lines in details A, B and C provided for the tee boxes are not consistent.

4.347.B. Maximum side slopes. Side slopes shall not exceed one foot vertical to four feet horizontal except for landscaped berms, golf courses and other special cases as approved by the PSD Director who must be satisfied that maintenance and safety concerns are addressed and that adjacent properties will not be adversely impacted. Examples of special cases include, but are not limited to: dry retention areas, fill areas where retaining walls are used, and rock revetments. All slopes shall be properly stabilized to the satisfaction of the PSD Director consistent with County engineering standards and good engineering practices.

Remedy/Suggestion/Clarification

1. Please revise.

Item #4: The Project lies within Unit#1 of the Hobe St. Lucie Conservancy District. The HSLCD canals within unit one have been reported to be in poor condition with serious erosion issues. Remedy/Suggestion/Clarification

1. Incorporate the canals into the site development plans and demonstrate that erosion and stormwater conveyance will be addressed for the canals as well as the golf course in conjunction with comments in Sections J and M of this report.

Additional Information: Information #1: No land clearing is authorized prior to the mandatory pre-construction meeting for the project. Property corners and preservation areas shall be located by a licensed land surveyor and clearly marked in the field prior to the pre-construction meeting. Authorization for clearing to install erosion control devices and preserve barricades will be granted at the pre-construction meeting. No additional land clearing shall commence until a satisfactory inspection of the required control structures and barricades has been obtained. Authorization for the relocation of gopher tortoises within the development, as provided for on state agency permits, may be granted by the Growth Management Department upon review of required permit materials. [Section 4.3.7., LDR, MCC] Information #2: The applicant has elected `Option 2, regarding Agency permit submittal for a consistency review after project approval. Prior to scheduling the mandatory pre-construction meeting for construction commencement authorization, all applicable local, state, and federal approved permits are to be submitted for review by the County Administrator with remittance of a $600.00 review fee. If an application is made to any permitting agency for a modification to a permit that was required to be issued prior to final site plan approval, the application for the permit modification must be submitted concurrently to Martin County. [Section 10.9.A., LDR, MCC]


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H. Determination of compliance with the urban design and community redevelopment requirements

– Community Development Department

Commercial Design

The proposed project is not located within the General Commercial, Limited Commercial, Commercial Office/Residential or Waterfront Commercial Future Land Use Designations. Therefore, the Commercial Design reviewer was not required to review this application. MARTIN COUNTY, FLA., LDR SECTION 4.871.B. (2016)

Community Redevelopment Area

The proposed project is not located within a Community Redevelopment Area. Therefore, the Community Redevelopment Area reviewer was not required to review this application. MARTIN COUNTY, FLA., LDR ARTICLE 3, DIVISION 6 (2016) I. Determination of compliance with the property management requirements – Engineering

Department No dedication of additional right of way is required or proposed by the Applicant pursuant to the Roadway Classifications set forth in Section 4.843.B, Land Development Regulations, Martin County, Fla. (2001) which includes Table 4.19.1 that lists the minimum right-of-way requirements. Therefore, the Applicant is not required to submit due diligence materials for review by Real Property Management. J. Determination of compliance with environmental and landscaping requirements - Growth

Management Department Environmental Unresolved Issues: Item #1: Land Clearing Page Please address and include the following on the erosion control and land clearing pages:

1. Location and limits of areas to be cleared. 2. Locations of perimeter native vegetation to be retained as un-cleared during construction. 3. Location of tree protection barricades around the protected trees on the landscape plan. 4. Location of on-site posted land clearing permit and permit box (to retain approved plan). 5. Proposed method for soil stabilization following land clearing.

Item #2: Land Clearing Methodology


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The response letter states that a land clearing page isn't required becuase there are no protected trees nor is there a requirement to show land clearing since the property is maintained for agricultural purposes. However, the landscaping plans show trees to be protected to meet the tree credit requirements. In addition, extensive clearing and grading appears necessary to excavate lakes and contour golf holes. As a result, pursuant to Section 4.37.B, LDR, Martin County Fla. (2013), for land clearing permits issued in conjunction with a final site plan approval of a subdivision (standard, minor or major) pursuant to Article 10 of the Martin County Land Development Regulations, ensure that the plans provided document the construction practices to be employed to demonstrate compliance with the following land clearing requirements: Applications for land clearing shall require a land clearing plan that includes, at a minimum, proposed dates for clearing, the proposed method of erosion and sediment control, the proposed method of debris disposal and soil stabilization procedures to be implemented after land clearing. A statement may be provided on the land clearing plans to confirm that these criteria and dates for clearing will be confirmed and documented by the Engineer of Record prior to the pre-construction meeting. Where off-site siltation becomes a problem, work on the project shall stop until an amended plan is approved and implemented. During construction activities, existing native vegetation shall be retained to act as buffers between adjacent land uses, and to minimize nuisance dust, noise and air pollution. This requirement shall be a condition of all development approvals. Please provide for phased land clearing plans, where feasible, to comply with this requirement. Soil stabilization. Soil stabilization such as seeding, wetting and mulching which minimize airborne dust and particulate emission generated by construction activity shall be completed progressively as vegetation removal occurs within a given area of a site. Excavation, fill placement, vertical construction or soil stabilization shall begin within 15 days, and shall be completed within 30 days of vegetation removal within a given area of a site. The method chosen for soil stabilization must be appropriate for the particular situation. Disposal of land clearing debris. Open burning of land clearing debris in the Urban Service District, as defined in the Future Land Use Element of the Comprehensive Plan, by any method other than the oxygenated or pit burning technique that does not add particulate matter or smoke to the air, shall be prohibited. Land clearing debris shall be disposed of in the following manner: 1. Chipped on-site or at a legal chipping facility and delivered for composting to a facility approved for composting; or 2. Delivered to the chipper at the Martin County Landfill and chipped for mulch; or 3. Burned as described above. Nonvegetative debris including construction and demolition debris shall be disposed of at an approved landfill site. Item #3: Littoral Planting Requirements Please demonstrate compliance with the following requirements for any application for excavating and/or filling: Pursuant to Section 4.348.B, LDR, Martin County Fla. (2001), the planting plan should include: 1. Please add a native tree to the littoral zone plant list as a tree at least eight feet in height is required every 500 square feet. 2. It appears the plan is showing only half of the required littoral plantings. County code requires littoral planting quantities to be calculated based on 2 foot centers. It appears the quantities are based on 4 foot centers. Please revise accordingly.


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3. The upland transitition zones (UTZ) shown around each lake comprises about half of the lake bank which, according to code, would require a minimum 20 foot wide UTZ. The final site plan shows a 10 foot wide UTZ and the construction plans states the width varies. If only half of the lake bank will be planted with a UTZ, then a 20 foot minimum wide zone is required. Please revise accordingly and ensure that all plans are consistent. Performance Standards Please add the following statement to the landscape plan. "It shall be unlawful to alter the approved slopes, contours, or cross sections or to chemically mechanically, or manually remove, damage, or destroy any plants in the littoral or upland transition zone buffer areas of constructed lakes except upon the written approval of the Planning and Development Services Director, as applicable. It is the responsibility of the owner or property owners association, its successors or assigns to maintain the required survivorship and coverage of the reclaimed upland and planted littoral and upland transition areas and to ensure ongoing removal of prohibited and invasive non-native plant species from these areas." Item #4: Environmental Waivers Your project is being reviewed to determine if it qualifies for a waiver or exception to the Martin County Growth Management Plan and Land Development Regulations. Pursuant to Section 4.3, LDR, Martin County Fla. (2013), all wetland alteration allowed under these waivers and exceptions shall be sufficiently mitigated to ensure that there is no net loss of functions or the spatial extent of wetlands in Martin County. If waivers or exceptions are allowed under this division, the use of heavy equipment shall be minimized, and there shall be no temporary filling of any wetland area or buffer zone. Based on the information provided, your project does not qualify for a waiver or exception under county code as there is no applicable waiver for the proposed activity. The submitted documentation establishes that offsite wetlands would require wetland buffers that extend onto the subject parcel. The documents also show the wetland buffers would be located within a drainage easement that is part of the Hobe St. Lucie Conservancy District (HSLCD). The HSLCD is a Chapter 298 special taxing district under Florida Statutes and is required to provide irrigation and drainage as part of its legislative obligations. The county, in 2008, issued a development order for the Hobe Sound Polo Club which is located adjacent to the south this proposed development. At that time, the county determined that the county's wetland buffer regulations were not applicable for areas within easements held by HSLCD. Therefore, wetland buffers to the offsite wetlands will not be required as they would exist within the HSLCD easements. Landscape Unresolved Issues: Item #1: Standard Application Requirements The deficiencies noted in this section need to be addressed by the applicant with revised plans and documentation. To ensure a successful review, the following shall be provided with your resubmittal information:


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Revision dates/notes on all affected plans. Plans should be provided with "call-out" revision clouds/notes to identify areas that have been modified from the original submittal. A summary of changes that are provided with your resubmittal information, the staff report may be used as a template for your responses. It is important that you be specific as to what has been changed and where the changes may be found in the resubmitted materials. Resubmittal comments provided to address deficiencies such as "see the revised plans" should be replaced with more specific language such as "refer to the revised 30' dimension to the NE buffer provided on sheet 3/4 and revised landscape note 3 on sheet 2/4". A landscape plan is required with this application. The landscape plans must be prepared and sealed by a registered landscape architect and include all information required for submittal as specified in Section 4.662.A, LDR. Indicate the location and type of all the following, both existing and proposed:

a. Property boundaries, land use, rights-of-way and easements. Remedy/Suggestion/Clarification: Provide dimensions of development area. 4.6.17. Dimensions have not been provided on landscape plans or the site plan. Item #2: Landscape Tabular Data Landscape plans shall include a table which lists the gross and net acreage, acreage of development and preservation areas, number of trees and tree clusters to be protected within the developed area and within perimeter areas, and square footage of vehicular use areas (Ref. Section 4.662.A.10, LDR). Interior and perimeter vehicular use areas should be quantified separately in the table. Tabular data shall also indicate a calculation of the minimum total number of trees and shrubs required to be planted based upon the proposed developed area and separately based upon quantities required to meet the vehicular use area planting requirements and any required bufferyard requirements. Please also include the following:

a. Document compliance with the requirement that twenty (20) percent of the total developed area shall be landscaped.

b. Document that nonresidential developments provide at least one tree per 2,500 square feet of site area.

c. Identify each species intended to meet the required trees, shrubs, and ground cover separately in the tabular data. Tabular data shall also indicate calculations of the minimum total number of trees and shrubs to be planted based upon the proposed developed area and separately based upon quantities required to meet vehicular use planting requirements and bufferyard requirements.

d. Identify proposed FL native plant species in the Landscape Tabular Data and demonstrate that at least 75% of required trees and shrubs, and at least 50% of required groundcover species provided are native.


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Remedy/Suggestion/Clarification: In accordance with Section 4.661C. Glossary, Land Development Regulations, Martin County, FL (2013) Developed area is that portion of a site upon which any building, structure, pavement, landscape material, stormwater facility, excavated lake, or other improvement has been or will be placed or on which a development activity occurs or has occurred. Landscape areas and tree quantities should reflect development of the total site. The landscape data has been broken out as separate areas around the clubhouse, maintenance and entry drive, and the golf course. This review will adress each area separately. Item #3: Landscape Material Standards-General Please demonstrate compliance with the following requirements (Section 4.664, LDR):

a. At least 75 percent of all required landscaping, by category, in the form of trees and shrubs shall consist of native vegetation.

Remedy/Suggestion/Clarification: Maintenance Facility - Please note that percentage of native trees and shrubs is required to be 75% not 50% as indicated on the plant schedule. In addition Andropogon, Spartina, and Fakahatchee should be listed as groundcovers not as shrubs and that Hamelia patens 'compacta' should be included in the shrub category when calculating percentages of native plants provided. Due to the utilization of the category "Large Flowering Shrub" and "Evergreen Flowing Shrub" without providing species/quantities of the native and non-native shrubs, compliance with required percentages cannot be documented. Are the plantings within the Entry Easement included in plant quantities? What mechanism will be utilized for protection of these plantings? Clubhouse & Entry Drive - Same comment regarding percentage of required native shrubs. Buffer Landscape - Same comment regarding percentage of required native shrubs. The buffer plan proposes to include Stachytarpheta urticifolia - Blue Porterweed; this is a FLEPPC Category II Invasive species, it is recommended that this be changed to Stachytarpheta jamaicensis, the native Porterweed. Item #4: Additional Landscape Condition The landscape tree count for the golf course states that 1,450 tree credits have been provided on the golf course, the count actually appears to correctly be 1,098 tree credits. The 1,450 credits calculation appears to claim 691 tree credits for the 691 inches of preserved trees, a tree credit equals a 2-inch tree so only provides 346 credits.While preservation of these trees may be voluntary, they are required trees that will need to be maintained as part of the landscape requirements. The justification statement for Alternative Compliance states that trees wil not be planted to save irrigation and fertilizer. However, utilization of native vegetation would not require irrigation and fertilizer once established. Interference with golf play may warrant some relief from the required tree quantity and establishment of large expanses of native grasses may provide some compensation for this


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reduction. Is there going to be any attempt to create or re-establish native herbaceous communities or ecotones? Is grading to be managed to facilitate establishment of such habitats? Are these areas going to work with the lake plantings to expand habitat funtionality and benefits? Are there any existing areas that may contain seedbank material that could be utilized to increase the vegetative diversity? Remedy/Suggestion/Clarification: Provide more detail with the justification statement to demonstrate what benefit is achieved rather than strict adherence to the Code. K. Determination of compliance with transportation requirements - Engineering Department Findings of Compliance: The Traffic Division of the Engineering Department finds this application in compliance. Compliance with Adequate Public Facilities Ordinance: Staff has reviewed the Traffic Statement prepared by Susan E. O'Rourke, P.E., dated February 2017. Susan E. O'Rourke, P.E. stated that the site's maximum impact was assumed to be 29 directional trips during the peak hour. Although the buildout year within the impact analysis was considered to be 2018, staff has analyzed the level of service for a buildout year of 2019. Staff finds that CR-708 (Bridge Rd) is the recipient of a majority of the generated trips. CR-708 (Bridge Rd) is currently operating at a level of service C; it is anticipated to operate at level of service C at buildout (year 2019). L. Determination of compliance with county surveyor - Engineering Department N/A The applicant has indicated that there are no proposed changes to the approved project boundary as part of the current application. Therefore, The Engineering Department was not required to review this application for consistency with the Martin County Codes for survey requirements contained in Article 4 of the Land Development Regulations. [MARTIN COUNTY, FLA., LDR §10.1.F (2016)] M. Determination of compliance with engineering, storm water and flood management requirements

- Engineering Department Unresolved Issues: Item #1: Off-Street Parking As previously stated, sidewalks should not terminate at the edge of pavement directing pedestrians to walk into vehicular traffic without a cross walk and landing destination. Remove sidewalks that end at the edge of pavement without cross walks or provide a cross walk and landing. On Sheet 14, there are 2 locations with ADA ramps that do not include a cross walk or landing. Remove ADA ramps in these locations. [MARTIN COUNTY FLA LDR SECTION 4.843.G.2 (2010)] Item #2: Consistency With Other Plans


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As previously stated, the lake numbers on the Final Site Plan are inconsistent with the lake numbers on the Construction Plans (ie Lake 1 on the Final Site Plan is labeled as Lake 5 on the construction plans) Item #3: Stormwater Mgmt Pre-Development As previously stated, provide documentation from the referenced SFWMD Permit No. 43-00057-S supporting the WSWT and the discharge rate used for the site. Item #4: Stormwater Mgmt Post-Development

1. Staff was unable to find the stage storage calculations as mentioned in the response to comments letter. Provide stage storage calculations broken down by land use (i.e. lakes, pavement, golf course, etc.) that supports the input data used in the Cascade model and that demonstrates consistent areas with the proposed FInal Site Plan table.

2. The narrative in section 2 describes the water management system as five separate basins. The single basin Cascade Model was used. Please clarify.

Item #5: Stormwater Mgmt Construction Plans

1. Provide the Golf Course Construction Plans. 2. Label the material of the 12-foot wide multimodal path. 3. Label the proposed contour lines on the Paving, Grading and Drainage Plans. 4. As previsouly stated, the side slopes for the wet detention / retention must not be steeper than 4-

foot horizontal to 1-foot vertical (4:1) to a point 3 feet below the control elevation. The typical lake sections on sheet 7 show a 4H:1V slope extending only two feet below the control elevation. (4.348.B)

5. A Typical Timber Bridge and Abutment Detail was provided without any references to the location on the plan sheets.

Item #6: Development Order Requirement The Owner is not authorized to haul fill off of the site and must coordinate with the County Engineer regarding the routes and timing of any fill to be hauled to the site. The Owner must comply with all County excavation and fill regulations. Contact the Engineering Development Review Division at 772-288-5462 for further clarification. N. Determination of compliance with addressing and electronic file submittal requirements – Growth

Management and Information Technology Departments Addressing Findings of Compliance:


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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 addressing regulations. SE Polo Dr and SE Southhampton Way are existing streets in the Martin County Street Master List and meet all addressing requirements in Article 4, Division 17, Land Development Regulations, Martin County, Fla. (2016). Electronic File Submittal Findings of Compliance: The Information Services Department staff has reviewed the electronic file submittal and finds it in compliance with the applicable county requirements. Both AutoCAD site plan and boundary survey were received and found to be in compliance with Section 10.2.B.5, Land Development Regulations, Martin County, Fla. (2016) Both AutoCAD site plan and boundary survey were in State Plane coordinates and found to be in compliance with Section 10.2.B.5, Land Development Regulations, Martin County, Fla. (2016) The AutoCAD boundary survey was received and found to be in compliance with Section 10.2.B.5, Land Development Regulations, Martin County, Fla. (2016) O. Determination of compliance with utilities requirements - Utilities Department Water and Wastewater Service Unresolved Issues: Item #1: Submit Mchd Permit-Septic Sys The applicant must submit a copy of the Martin County Health Department Permit for the onsite sewage disposal system prior any final approval. Item #2: Utilities Compliance Water and wastewater is limited to 2,000 gallons per day of wastewater per [Martin County,Fla. Comp Plan, Section 10.2.B(2)(2016)] and 2000 gallons of water per [Martin County, Fla. LDR , Article 4, Division 6, Subdivision2, 4.228.B (2016): 10.2.B(2) Nonresidential use of on-site sewage treatment and disposal systems. On-site sewage treatment and disposal systems can serve nonresidential uses on existing lots when a regional sewage system is not available. All systems shall be consistent with the policies in Section 10.4. No on-site sewage treatment and disposal system shall exceed a flow of 2,000 gpd per lot. A use must be deemed by the Health Department not to constitute a high expected failure rate. On-site sewage treatment and disposal systems shall not be allowed for the treatment and disposal of industrial, toxic or hazardous wastes. Martin County Land Development Code:


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4.228.B. The use of individual potable water treatment systems shall be limited to the following: 1.Nonresidential uses outside the primary urban service district, provided that such use generates a potable water demand at total site build-out of no more than 2,000 gallons per day and water treatment is mandated by governing agencies. The nonresidential potable water demand shall be calculated in accordance with the following: a.Standards for on-site sewage disposal systems, section 10D-6.048, table II, of the State of Florida Department of Health and Rehabilitative Services, F.A.C. ch. 10D-6, as may be amended from time to time; or b.Documented potable water consumption volumes generated by similar development(s). Wellfield and Groundwater Protection Findings of Compliance: The application has been reviewed for compliance under the Wellfield Protection Program. The reviewer finds the application in compliance with the Wellfield Protection and Groundwater Protection Ordinances. [Martin County, Fla., LDR, Division 5] P. Determination of compliance with fire prevention and emergency management requirements –

Fire Rescue Department Fire Prevention Findings of Compliance: The Fire Prevention Bureau finds this submittal to be in compliance with the applicable provisions governing construction and life safety standards. This occupancy shall comply with all applicable provisions of governing codes whether implied or not in this review, in addition to all previous requirements of prior reviews. Additional Information: Information #1: The AHJ shall have the authority to: Require fire department access be provided to gated subdivisions or developments through the use of an approved device or system [NFPA 1, Chapter 18, Section 2.2.2]. Requires an access box(es) to be installed in an accessible location where access to or within a structure or area is difficult because of security. [NFPA 1, Chapter 18, Section 2.2.1]. Martin County Fire Rescue utilizes and required the Knox access system. You may contact www.knoxbox.com to order the Knox system. Information #2: The following fire suppression water flow is the minimum for Buildings Other than One and -two family dwellings: The minimum fire flow and flow duration for buildings other than one-two family dwellings shall be specified in Table 18.4.5.1.2 [NFPA 1].


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These are the minimum requirements. Additional water flow may be required to supplement fire sprinkler systems or to support other hazardous uses. The developer is responsible to meet any additional flow requirements beyond that which is within the capacity of the utility provider [NFPA 1]. Q. Determination of compliance with Americans with Disability Act (ADA) requirements - General

Services Department Unresolved Issues: Item #1: ADA-Parking Shortest Route Accessible parking spaces serving a particular building shall be located on the shortest safely accessible route of travel from adjacent parking to an accessible entrance. In parking facilities that do not serve a particular building, accessible parking shall be located on the shortest accessible route of travel to an accessible pedestrian entrance of the parking facility. In buildings with multiple accessible entrances with adjacent parking, accessible parking spaces shall be dispersed and located closest to the accessible entrances. [Section 11-4.6.2, FACBC] The safest route may not coincide with the shortest route. The site plan must consider this in placement of the accessible spaces; a space may be located at a greater distance when safety would be compromised. Remedy/Suggestion/Clarification: 7/27/2016 - ADA parking at Administrative Building does not appear to be located at the closest point to the building entrance. 2/14/2017 - It appears the shortest route at the Driving Range parking for the ADA parking space would be at the opposite end from where it is now. Also, it is recommended all Access Aisles be on the passenger side of the space. Item #2: ADA-Parking, Painted Boundary, Sign Each accessible parking space must be prominently outlined with blue paint to be clearly distinguishable as a parking space designated for persons who have disabilities and must be posted with a permanent above-grade sign bearing the international symbol of accessibility, meeting the requirements of color and design approved by the Department of Transportation, of 4.30.7 and the caption "PARKING BY DISABLED PERMIT ONLY." The sign must indicate the penalty for illegal use of the space which is $250.00. [Section 11-4.6.4, FACBC] Remedy/Suggestion/Clarification: 7/27/2016 - Fine for ADA parking sign to be $250.00 not $125.00 per 2014 FBC (Fifth Edition)\Accessibility 502.6.1 and Code of Oridance Section 115.27.B 2/14/2017 - Construction Drawing (page 15 of 19) still shows $125 fine not required $250.


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

Board Martin County Health Department Unresolved Issues: Item #1: Public Health Must meet all Public Health: General Provision requirements as stated in Chapter 381 of the Florida Statutes. Septic system permits, septic system operating permits and well approvals are required per 64E-6.001(2) FAC 2013 and 62-532.200 FAC 2012 respectively. Remedy/Suggestion/Clarification: The proposed well would be classified as a Public Well per 64E-8.001 FAC 2008, and will need to adhere to said standards of 64E-8.002 FAC 2008 and setbacks per 52-653.400(7) FAC 2012. Additional Information: Information #1: A septic system permit is required prior to a Building Deparmtent permit being issued. The total calculated wastewater flows of 4,280 gallons per day (gpd) for the Clubhouse and 715 gpd for the Maintenance and all other buildings yields a total of 4,995 gpd. While this meets FL-DOH requirements in 64E-6.002 for commercial wastewater flows being less than 5,000 gpd, this exceeds Martin County¿s limit of 2,000 gpd. Please see Item # 2, Section F. S. Determination of compliance with legal requirements - County Attorney's Office Review ongoing T. Determination of compliance with the adequate public facilities requirements - responsible

departments The following is a summary of the review for compliance with the standards contained in Article 5.32.D of the Adequate Public Facilities, Land Development Regulations (LDR's), Martin County Code for a Certificate of Adequate Public Facilities Reservation. Potable water facilities (Section 5.32.D.3.a, LDR) Service provider - Martin County Findings - Pending Source - Utilities and Solid Waste Department Reference - see Section O of this staff report Sanitary sewer facilities (Section 5.32.D.3.b, LDR)


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Service provider - Martin County Findings – Non-Comply Source - Utilities and Solid Waste Department Reference - see Section O of this staff report Solid waste facilities (Section 5.32.D.3.c, LDR) Findings – In Place Source - Growth Management Department Stormwater management facilities (Section 5.32.D.3.d, LDR) Findings - Pending Source - Engineering Department Reference - see Section M of this staff report Community park facilities (Section 5.32.D.3.e, LDR) Findings – N/A Source - Growth Management Department Roads facilities (Section 5.32.D.3.f, LDR) Findings - Pending Source - Engineering Department Reference - see Section K of this staff report Public safety facilities (Section 5.32.D.3.h, LDR) Findings – N/A Source - Growth Management Department Reference - see Section P of this staff report Public school facilities (Section 5.32.D.3.i, LDR) Findings – N/A Source - Growth Management Department Reference - see Section R of this staff report A timetable for completion consistent with the valid duration of the development is to be included in the Certificate of Public Facilities Reservation. The development encompassed by Reservation Certificate must be completed within the timetable specified for the type of development. U. Post-approval requirements Approval of the development order is conditioned upon the applicant’s submittal of all required documents, executed where appropriate, to the Growth Management Department (GMD), including unpaid fees, within sixty (60) days of the final action granting approval. Item #1: Post Approval Requirements List: After approval the applicant will receive a letter and a Post Approval Requirements List that identifies the documents and fees required. The applicant will return the Post Approval Requirements List along with the required documents in a packet with the documents arranged


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in the order shown on the list. Item #2: Post Approval Fees: The applicant is required to pay all remaining fees when submitting the post approval packet. If an extension is granted, the fees must be paid within 60 days from the date of the development order. Checks should be made payable to Martin County Board of County Commissioners. Item #3: Post Approval Impact Fees: Impact fees must be paid after the development order has been approved. Submit a check made payable to Martin County Board of County Commissioners within 60 days of project approval. Item #4: Recording Costs: The applicant is responsible for all recording costs. The Growth Management Department will calculate the recording costs and contact the applicant with the payment amount required. Checks should be made payable to the Martin County Clerk of Court. Item #5: One (1) copy of the recorded warranty deed if a property title transfer has occurred since the site plan approval. If there has not been a property title transfer since the approval, provide a letter stating that no title transfer has occurred. Item #6: Original and one (1) copy of the current Unity of Title in standard County format if a property title transfer has occurred since the site plan approval. If there has not been a property title transfer since the approval, provide a letter stating so that no transfer has occurred. Item #7: Ten (10) 24" x 36" copies of the approved construction plans signed and sealed by the Engineer of Record licensed in the State of Florida. Fold to 8 by 12 inches. Item #8: Ten (10) copies 24" x 36" of the approved site plan and one (1) reduced copy 8 1/2" x 11". Item #9: Original approved site plan on Mylar or other plastic, stable material. Item #10: Ten (10) 24" x 36" copies of the approved landscape plan signed and sealed by a landscape architect licensed in the State of Florida.


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Item #11: One (1) digital copy of site plan in AutoCAD 2006 or 2007 drawing format (.dwg). The digital version of the site plan must match the hardcopy version as submitted. Item #12: Original of the construction schedule. Item #13: Original of the Engineer's Design Certification, on the County format which is available on the Martin County website, signed and sealed by the Engineer of Record licensed in the State of Florida. Item #14: Original and one (1) copy or two (2) copies of the executed and signed Water and Wastewater Service Agreement with Martin County Regional Utilities and one (1) copy of the payment receipt for Capital Facility Charge (CFC) and engineering and recording fees. V. Local, State, and Federal Permits Approval of the development order is conditioned upon the applicant's submittal of all required applicable Local, State, and Federal Permits, to the Growth Management Department (GMD), prior to the commencement of any construction. An additional review fee will be required for Martin County to verify that the permits are consistent with the approved development order. Item #1: ENVIRONMENTAL PERMITS The following permits must be submitted prior to scheduling the Pre-Construction meeting:

1. Florida Department of Environmental Protection (FDEP) Environmental Resource Permit (ERP) 2. U.S. Fish and Wildlife Service (USFWS) listed species permit or plan 3. Florida Fish and Wildlife Conservation Commission (FWC) listed species permit or plan

Item #2: STORMWATER MGMT PERMITS The following permits must be submitted prior to scheduling a Pre-Construction meeting:

1. South Florida Water Management District (SFWMD) Environmental Resource Permit (ERP) 2. South Florida Water Management District (SFWMD) Dewatering Permit 3. Army Corps of Engineers (ACOE) Nationwide 4. Florida Department of Transportation (FDOT) Drainage Connection Permit


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Item #3: SFWMD REQUIRED IRRIG PERMITS The applicant must provide a copy of all required South Florida Water Management District permits prior to scheduling the Pre-Construction meeting. W. Fees Public advertising fees for the development order will be determined and billed subsequent to the public hearing. Fees for this application are calculated as follows: Fee type: Fee amount: Fee payment: Balance: Application review fees: $9,127.00 $9,127.00 $0.00 Advertising fees*: TBD Recording fees**: TBD Mandatory impact fees: TBD Non-mandatory impact fees: TBD * Advertising fees will be determined once the ads have been placed and billed to the County. ** Recording fees will be identified on the post approval checklist. X. General application information Applicant: Becker B-14 Grove, Ltd Rich Melchiori 1701 Highway A1a Ste 204 Vero Beach, FL 32963 Agent: Lucido & Associates Morris A. Crady, Aicp 701 East Ocean Blvd Stuart, FL 34994 772-220-2100 Landscape architect: Lucido & Associates Morris Crady 701 East Ocean Blvd Stuart, FL 34994 772-220-2100 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


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FACBC ........ Florida Accessibility Code for Building Construction FDEP ............ Florida Department of Environmental Protection FDOT ........... Florida Department of Transportation LDR.............. Land Development Regulations LPA .............. Local Planning Agency MCC ............. Martin County Code MCHD.......... Martin County Health Department NFPA ........... National Fire Protection Association SFWMD ....... South Florida Water Management District W/WWSA .... Water/Waste Water Service Agreement Z. Attachments

STAFF REPORT THE GROVE GOLF CLUB … COUNTY, FLORIDA DEVELOPMENT REVIEW STAFF REPORT {A. Application Information THE GROVE GOLF CLUB MAJOR FINAL SITE PLAN Applicant: Becker B-14 Grove,

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