Document Descriptions & Requirements
Not older than six months, prepared and digitally sealed by a licensed surveyor showing all adjacent rights-of-way, including alleys and driveways. The surveys shall also illustrate the following:
- Total gross project acreage and square footage
- North arrow, scale, and legend
- Property boundaries, legal description, and property control number(s)
- Existing natural features, including but not limited to lakes, trees and other vegetation, soils, and topography
- Existing buildings and structures, including dimensions, height, and use
- Existing utility lines and easements
- Existing ground elevations (street and finished floor)
- Permanent reference monuments and permanent control points as required by Chapter 4, Article VIII, Section 4 of the Land Development Regulations.
Prepared and digitally sealed by a professional architect, engineer, or landscape architect, which shall clearly illustrate the following:
- Total gross project acreage and square footage
- North arrow, scale, and legend
- Future Land Use Map Classification (FLUM) and Zoning District (from Official Zoning Map)
- Tabular summary indicating the total building area expressed in square footage, including nonresidential floor area (if applicable) and intended use of such floor area. Include proposed density and FAR versus a maximum allowed in existing (proposed) zoning district
- Tabular summary indicating the total number of dwelling units (if applicable), including characteristics such as number of bedrooms, bathrooms, and size of each typical unit
- Tabular summary indicating square footage and percentage distribution of the total project site, including areas proposed for landscaped open space, vehicular use areas and other paved surfaces, building coverage, and pervious and impervious surfaces and usable open space (if required)
- Tabular summary indicating number and ratio (methodology) of required and provided off-street parking spaces and loading zones
- Existing buildings and structures which are to remain, and any that are proposed, including their dimensions, height, setbacks, and use
- Proposed off-street parking spaces, loading zones, and vehicular use areas (e.g., driveways), including dimensions, setbacks, traffic control markings, and signage
- Proposed sidewalks and pedestrian areas, including dimensions and setbacks
- Proposed fences and walls, including dimensions, setbacks, height, and material
- Proposed location of exterior freestanding lighting fixtures
- Proposed dumpster or trash receptacle location(s), benches, and covered bike rack(s)
Prepared and digitally sealed by a professional landscape architect. The landscape plan shall illustrate the same general information as that shown on the site plan, in addition to containing the following:
- Proposed vegetation (trees and shrubs), including species, height, spread and size, and any which are to remain
- Locations of protected or specimen trees
- Tabular summary of plant list by type (i.e., shade tree, palm tree, shrub, or ground cover) and quantities of all plant material. The plant list shall indicate the common and botanical name of each plant, including a denotation of native species and their respective percentages, drought tolerance, and indication of butterfly attracting species and percentage
- Proposed berms, watercourses, and other topographic features
- A notation on the method of irrigation
- Locations of exterior freestanding lighting fixtures, to ensure the proposed plant material will not conflict with their placement
Shall clearly contain and depict the following information:
- General Information
- Project Name
- Location (Address and/ or Legal Description)
- Property Owner, Applicant, Architect and/ or Engineer
- Intensity and Density
- Site area in acres and square footage
- Existing and proposed Land Use Classifications
- Existing and proposed Zoning District designations
- Maximum allowed density and FAR and proposed density and FAR
- Proposed residential (dwelling units) and non-residential (square footage) uses
- Vehicular Access
- Existing and proposed public and private streets
- Proposed access points to internal and peripheral streets
- Pedestrian and Bicycle Pathways
- Building Massing and Height
- Provide buildings location including minimum setbacks/ build-to-lines, step-backs, and minimum and maximum height allowed and proposed.
- Landscape and Open space Areas
- Proposed locations of landscape areas
- Minimum percentage and locations of usable Open Space, which are areas designated for active or passive activities and designed as: 1) public spaces for the purpose of gathering/socialization, such as plazas, public squares, gardens, outdoor dining courtyards, enhanced pedestrian areas, etc. This area may also include public art easements; and/or 2) private space for the use primarily of the residents/occupants of the property, such as park space, gardens, courtyards, enhanced pathways with seating and shade structures, etc. This space does not include areas such as private/fenced courtyards, patios, or the like, of individual unit owners. Provide minimum percentage of usable open space.
- Master Plan Phasing Plan including the following information for each phase: boundary lines, maximum and minimum densities, Floor Area Ratio, general building location, massing and height.
Prepared and digitally sealed by a professional engineer. The civil engineering drawings shall illustrate the same general information as that shown on the site plan, in addition to the following:
- Proposed drainage plan(s) indicating ground elevations, flow arrows, drainage structures. Include cross-section drawings at all property lines with existing proposed elevations, demonstrating all water run-off will be maintained on-site
- Certification by engineer of record that drainage will conform with all rules, regulations, and codes, including but not limited to the Chapter 4, Article VIII of the Land Development Regulations
- Traffic control markings and informational signs
- Locations of all water and sewer mainlines, services structures and lift stations
- Locations of fire hydrants
Prepared and digitally sealed by a professional architect or engineer. The floor plan shall clearly illustrate the building floor plan, including height, number of stories, interior and exterior dimensions, doorways and other openings, and use for each space proposed within the building.
Prepared and digitally sealed by a professional architect or engineer registered in the State of Florida. The drawings shall clearly illustrate all proposed building and structure elevations, including the exterior surface, finish, paint manufacturer's name, and color code. Colored elevation drawings or renderings shall be submitted to the Planning and Zoning Division during staff review. In instances when all sides of a building or structure are consistent in color(s) and material(s) with each other, only the front elevation shall be required; however, the colored elevation drawings or renderings must identify the exterior finish and material, in conjunction with the color name, manufacturer, and color code. A color sample (swatch) shall be submitted to the Planning and Zoning Division to ensure that the project and color represented at the time of site plan approval is the same as during the inspection process. This submittal, however, may be waived at the discretion of the Planning and Zoning Administrator or designee.
Prepared and digitally sealed by a professional engineer. The photometric plans shall illustrate the same general information as that shown on the site plan, in addition to the following:
- Detail of each type of exterior freestanding lighting fixtures, including material, color(s), height, and sizes
- Illumination levels (in foot-candles), including a summary table indicating the average, minimum, and maximum foot-candle levels
- Certification of compliance with the latest edition of the Florida Building Code and the capacity to withstand 140 mile-per-hour wind load
- Proposed conduit routing
- Utilization of Warm White LED Lighting
Two Traffic Impact Analyses (statement or study), prepared and digitally sealed by a professional traffic engineer. The analysis must demonstrate compliance with the Traffic Performance Standards (TPS) of Palm Beach County, and address anticipated impacts to local, county, and state roads. The applicant shall submit a copy directly to Palm Beach County Traffic Engineering and request a Concurrency Approval Letter.
Prepared and digitally sealed by a licensed surveyor. The tree survey shall include all tree species, approximate number of species in a group, and the age, condition, function, position, and landscape value of each tree. Good individual specimens, rare species, and trees of historic interest shall also be noted.
Prepared and digitally sealed by a professional landscape architect. A detailed tree management plan shall only be required for those permit applications associated with the removal of plant material as regulated under Chapter 4, Article I (Environmental Protection Standards). The tree management plan shall illustrate the same general information as that shown on the site plan. The plan shall illustrate the trees that are to remain in place, as well as those which are to be relocated elsewhere on-site, including a notation regarding the reason for relocation. The plans shall also indicate the trees that are proposed to be removed and the reason for such removal.
Prepared and digitally sealed by a professional architect, engineer, or landscape architect in instances when a development is proposed and abutting an arterial or collector roadway, or to a property zoned for residential purposes. The Planning and Zoning Administrator may waive the VIA requirement when deemed unnecessary. The VIA shall include the following:
- Line-of-Site Analysis, which may be accomplished by submitting a two-dimensional cross-section of the site illustrating the proposed building elevations in relation to the aforementioned abutting rights-of-way or adjacent properties zoned for residential purposes; and
- Landscape Elevation Plan, which illustrates the landscape material that is proposed against the building or structure elevation, or off-street parking areas abutting to all public rights-of-way, at both the time of planting and at maturity.
All applications for site plan approval where proposed alterations of environmentally sensitive lands occur shall include two copies of a Native Florida Ecosystem Survey or inventory. The evaluation of any proposed alteration of lands which are found to be environmentally sensitive shall be prepared by a professional biologist and contain the following information:
- Site location map with the specific property clearly indicated
- Aerial photograph with the specific property clearly indicated (scale: one inch equals 600 feet or less)
- Detailed map of existing terrestrial and aquatic vegetation, including exotic species within the jurisdictional limits of wetland jurisdiction of the U.S. Army Corps of Engineers and the Florida Department of Environmental Regulation
- Soil types and conditions
- List of endangered, threatened and rare species and species of special concern found on the site
- Areas or sites where colonies of birds are nesting or roosting or where migratory species are known to concentrate
- Archaeologically and / or historically significant features as identified or recognized by State or Federal regulations
- Geologically significant features
- Areas of previous disturbance or degradation, including present and past human uses of site
- Surrounding land uses
- Conceptual footprint of site development, including buildings, roadways, parking areas, utilities, water features, flood control structures, stormwater systems, wellfield locations, landscaped areas, buffer areas, preserve areas, and other open space areas, as an overlay to vegetation mapping
- Status of development approvals, including permit applications
- Project Operation
- Description of proposed operations to be performed on the site including use, storage, handling or production of substances known to be harmful to humans, plants and/or animals
- Identification of any pollutants expected to be emitted during project operation
- Identification of timing and source of noise and / or vibration impacts on resident and adjacent human and animal life
- Project Alternatives
- Discussion of project alternatives should be provided, including options considered and rejected and the rationale for rejection of each option considered
- Mitigation considerations should be discussed in detail as they relate to possible loss of habitat or impact on endangered, threatened or rare animal and plant species, or species of special concern
- Project Alternatives
In instances where proposed construction, alteration, modification, or demolition is proposed to an individually designated historic building or structure or that which possesses historical significance, all applications for site plan approval shall include a statement and justification indicating that preservation significantly interferes with reasonable use of property. In the case of demolition, the applicant shall provide a Building Condition Analysis of the structure(s) to be demolished prepared by a licensed contractor and certified by a registered architect.
Rezoning Review Criteria
Except for city-initiated rezonings, which shall at a minimum meet criterion 2 for "consistency" approval of an amendment to the official zoning map processed with or without the FLUM amendment shall be reviewed based on one or more of the following factors:
- Demonstration of Need: A demonstration of need for the proposed zoning district and the land use classification. Appropriate data must be provided within the application.
- Consistency: Whether the proposed FLUM amendment and rezoning would be consistent with the purpose and intent of, and promote, the applicable Comprehensive Plan policies, Redevelopment Plans, and Land Development Regulations. Approvals of a request to rezone to a planned zoning district may include limitations or requirements imposed on the master plan in order to maintain such consistency.
- Land Use Pattern: Whether the proposed rezoning/FLUM amendment would be contrary to the established land use pattern, or would create an isolated zoning district or land use classification unrelated to adjacent and nearby classifications, or would constitute a grant of special privilege to an individual property owner as contrasted with the protection of the public welfare. This factor is not intended to exclude rezonings and FLUM amendments that would result in more desirable and sustainable growth for the community.
- Sustainability: Whether the proposed rezoning/FLUM amendment would support the integration of a mix of land uses consistent with smart growth or sustainability initiatives, with an emphasis on 1) complementary land uses; 2) access to alternative modes of transportation; and 3) interconnectivity within the project and between adjacent properties.
- Availability of Public Services/ Infrastructure: Requests for rezoning to planned zoning districts and FLUM amendments shall be subject to review pursuant to Chapter 1, Article VI Concurrency.
- Compatibility: The application shall consider the following compatibility factors:
- Whether the proposed rezoning and FLUM amendment, if submitted concurrently, would be compatible with the current and future use of adjacent and nearby properties, or would negatively affect the property values of adjacent and nearby properties.
- Whether the proposed rezoning and FLUM amendment, if submitted concurrently, is of a scale which is reasonably related to the needs of the neighborhood and the city as a whole.
- Direct Economic Development Benefits for Rezoning/ FLUM amendments Involving Rezoning to a Planned Zoning District: The review shall consider the economic benefits of the proposed amendment, specifically, whether the proposal would:
- Further implementation of the Economic Development (ED) Program
- Contribute to the enhancement and diversification of the city's tax base
- Respond to the current market demand or community needs or provide services or retail choices not locally available
- Create new employment opportunities for the residents, with pay at or above the county average hourly wage
- Represent innovative methods/technologies, especially those promoting sustainability
- Be complementary to existing uses, thus fostering synergy effects
- Alleviate blight/economic obsolescence of the subject area
- Direct Economic Benefits for Rezoning/ FLUM Amendments Involving Conventional Zoning District: For rezoning/FLUM amendments involving rezoning to a conventional zoning district, the review shall consider whether the proposal would further Economic Development Program, but also determine whether the proposal would:
- Represent a potential decrease in the possible intensity of development, given the uses permitted in the proposed land use category and/or zoning district
- Represent a potential decrease in the number of uses with high probable economic development benefits.
- Commercial and Industrial Land Supply: The review shall consider whether the proposed rezoning/FLUM amendment would reduce the amount of land available for commercial/industrial development. If such determination is made, the approval can be recommended under the following conditions:
- The size, shape, and/or location of the property makes it unsuitable for commercial/industrial development; or
- The proposed rezoning/FLUM amendment provides substantiated evidence of satisfying at least four of the Direct Economic Development Benefits listed in subparagraph "7" above; and
- The proposed rezoning/FLUM amendment would result in comparable or higher employment numbers, building size and valuation than the potential of existing land use designation and/or zoning.
- Alternative Sites: Whether there are sites available elsewhere in the city in zoning districts which already allow the desired use.
- Master Plan and Site Plan Compliance with Land Development Regulations: When master plan and site plan review are required pursuant to Section 2.D.1.e. above, both shall comply with the requirements of the respective zoning district regulations of Chapter 3, Article III and the site development standards of Chapter 4.
Master Plan Review Criteria
The master plan shall comply with the requirements of the respective zoning district regulations of Chapter 3, Article iii and site development standards described in Chapter 4. In addition, the site plan shall be consistent with the master plan.
Review Criteria for Conditional Uses
In evaluation an application for conditional use, the Planning and Development Board and City Commission shall consider the effect of the proposed use on the general health, safety, and welfare of the community and make written findings certifying that satisfactory provisions have been made concerning all of the following standards, where applicable:
- Ingress and egress to the subject property and proposed structures thereon, with particular reference to automobile and pedestrian safety and convenience, traffic flow and control, and access in case of fire or catastrophe
- Off-street parking and loading areas where required, with particular attention to the items in subsection C.1. above, and the economic, glare, noise, and odor effects the conditional use will have on adjacent and nearby properties, and the city as a whole
- Refuse and service areas, with particular reference to the items in subsection C.1. and C.2. above
- Utilities, with reference to locations, availability, and compatibility
- Screening, buffering and landscaping with reference to type, dimensions, and character
- Signs, and proposed exterior lighting, with reference to glare, traffic safety, economic effect, and compatibility and harmony with adjacent and nearby properties
- Required setbacks and other open spaces
- General compatibility with adjacent properties, and other property in the zoning district
- Height of buildings and structures, with reference to compatibility and harmony to adjacent and nearby properties, and the city as a whole
- Economic effects on adjacent and nearby properties, and the city as a whole
- Where applicable, the proposed use furthers the purpose and intent of a corresponding mixed use zoning district or redevelopment plan
- Compliance with and abatement of nuisances and hazards in accordance with the operational performance standards as indicated in Chapter 3, Article IV, Section 1 and the Noise Control Ordinance, and City Code of Ordinances Part II, Chapter 15, Section 15-8.
- A sound impact analysis shall be required for new or expanding bar, nightclub or similar uses when involving property within 300 feet of a residential district. The analysis shall include mitigating solutions that would reduce or eliminate any potential for off-site nuisance conditions. Depending on the size of the proposed use, the distances to and level of compatibility with adjacent land uses, the sound analysis may be required to include information, diagrams and sketches indicating the types and locations of proposed sound emitting equipment, speaker orientations, maximum output, building or site design intended to mitigate sound impacts, and any operational standards including an affidavit documenting maximum sound limits to be maintained based on the findings of the analysis.
A live entertainment permit shall be required for a bar/nightclub use pursuant to the requirements of Chapter 3, Article IV, Section l.a, and Part II (Code of Ordinances). Chapter 13, Article IV, Section 13-80.
Please be advised that all applications contained herein are subject to the city's Concurrency Management Ordinance and cannot be approved unless public facilities (potable water, sanitary sewer, drainage, solid waste, park, and road facilities) would be available to serve the project, consistent with the levels of service adopted in the city's Comprehensive Plan.