05-14-2002 - Majestic Oaks SubdivisionMajestic Oaks Subdivision
TRC MEETING 05/14/02
PLANNING DEPARTMENT
• Per Section 21.36.01(a&d), the Developer shall be required to provide a traffic
impact analysis.
• A DOT Permit will be required for access to U.S. 1.
• A SJRWMD Permit will be required prior to final plat approval.
• All required utility easements must be shown on revised site plan.
• Section 21-60.02(e) states all signs permitted after 2/1/97 shall permanently affix a
weather resistant label that includes the date of erection, the permit number, the
name of installer and the voltage of any electrical apparatus.
• Section 21-163.03(m) requires a tree survey that locates and identifies all trees 12”
or greater, DBH identifying those to be removed.
• Section 21-163.03(o) requires a street tree plan.
• Section 21.169.03(b)(5) requires a “minimum of two points of access shall be
provided into each subdivision with 25 lots or more.” The ingress/egress at
Glenwood Drive is precluded due to the 5’ planted buffer that surrounds Florida
Shores unless the planted buffer area is abandoned.
• Label the Southwestern corner (between Lots 92 and 97) as common area and
address all applicable requirements.
• Section 21-169.04(9)(o) Prior to preliminary plat approval the subdivider shall
submit in writing a landscaping plan, including the overall proposed landscaping
and treatment of open and common areas. The subdivider shall demonstrate that to
the greatest extent practical, existing trees shall be protected and/or new tress
planted to establish the maximum percent of lot crown cover.
• Revised site plan must show new street names in compliance with Section
21.163.03(b).
BUILDING DEPARTMENT
• The proposed side set back of five (5’) feet will establish a ten (10’) foot separation
between dwellings. The overhangs on each dwelling will be approximately two
(2’) feet in length, leaving only six (6’) feet between combustible materials. The
building code allows set backs to be less than six (6’) feet with the fire rated
exteriors. Masonry walls located at less than ten (10’) feet to a property line shall
have two (2) hour fire rating with only twenty (20%) percent openings in the wall
per Table 600 of the Florida Building Code 2001 edition.
• The five (5’) foot set backs between each dwelling will create problems when
installing air conditioning equipment or sidewalks. The storage of boats and
recreational vehicles will be in the front yards unless a defined storage lot is
provided.
• Setbacks should be a combination of fifteen (15’) feet with one side not less than
five (5’) feet. This will allow air conditioning equipment installation and the
possibility of vehicle or boat storage in the side yard. The side corner setback
should be 15 (15’) feet.
• The rear exit to Glenwood Drive will create a “short-cut” to Florida Shores. This
extra amount of traffic entering and leaving this subdivision will result in numerous
complaints from the residences. No traffic light is proposed on U.S. 1, leaving the
possibility of serious injury. I would recommend a reinforced sub base with a grass
cover instead of a paved roadway for emergency vehicles only.
ENVIRONMENTAL SERVICES
WATER
• The existing 6” water main shown on the plans to be abandoned is currently the
only means of providing water availability to the lots east of Majestic Oaks fronting
U.S. Highway #1. I am requesting the developer provide an 8” water line along
Majestic Oaks Drive to U.S. #1 and to tee the line off so it extends past the
entranceway on both sides parallel to U.S. #1 so the City can extend the water line
and loop the distribution system with the existing 8” water line on the west side of
U.S. #1 at the Medical Arts Building. This will allow the City to service the
reference lots on U.S. #1 with water as well as providing an 8” feed to Majestic
Oaks which will currently be supplied by two 6” water mains.
SEWER
• The developer is responsible for upgrading, to City Standards and specifications,
the two City lift stations, which will receive flow from this project.
• The developer has proposed installing four (4) new sewer laterals on the existing
vetrified clay sewer line running along the existing ditch on the east side of the
project. I would propose the developer consider replacing the run of line between
the existing manholes where the new services are to go with a new PVC sewer
main. A large section will need to be wellpointed either way and the PVC pipe
would be easier to work with and provide for better system infiltration integrity.
STORMWATER
• At the northwest area of the project is a ditch, which drains Silver Circle. On page
4 of the plans this area is depicted as remaining natural. There needs to be a
positive outfall going to the ditch along Glenwood Drive.
• In conversation with Mr. Grant, it has been indicated a revision for the west side
drainage area is forthcoming. Staff wishes to review and comment on that new
design/configuration as well.
• Is it a St. Johns Requirement all the retention ponds are at the same level? If these
are to be dry ponds that does not create a problem, but with wet ponds the City has
experienced issues with maintainability and mosquito breeding.
GENERAL
• Attached is a copy of the EASTMENT DEED (ATTACHMENT #1) for the
existing water, sewer, and drainage facilities along the eastern boundary of this
project. It is unclear at this point if there will be two overlapping easements, or if
the one shown on the plans is to become the sole easement, or even if the shown
easement is the same as the legal description of the attached easement. Some
clarification would be appreciated.
The Environmental Service Department reserves the right to add additional
requirements to ensure compliance with City, State and Federal codes as well as to
safeguard the health and welfare of the general public.
PARKS AND RECREATION DEPARTMENT
• What is the legal status of 30-foot drainage easement on east property line? Who
maintains ditch?
• Development Agreement should include that Homeowners Association will be
responsible for maintaining and /or operation of landscaped areas at entrance into
development, all signage, streetlights and all common areas. Plans should include
layout of all signage and streetlights.
• Homeowners Association should be responsible for maintenance of all retention
and drainage areas.
• The Conservation Easement is dedicated to the City. Homeowners Association
should be responsible for and all maintenance of area.
• Per Caldwell judgment, lots adjoining Silver Ridge Subdivision are to be no less
than 150 foot in depth (north-south). Said lots shall include a combined 45-foot
buffer with the first 25 feet adjoining Silver Ridge to be a buffer of natural
vegetation not included as part of the rear yard and the next 20 feet will be a utility
easement, which is to be considered part of the rear yard. It appears that Tract A
and Tract D along with Lots 16 and Lots 1 through 7 do not meet this requirement.
FIRE DEPARTMENT
• No comments at this time
POLICE DEPARTMENT
• No comments
LEGAL DEPARTMENT
• No comments
CITY ENGINEER
• Need road grades and drainage method on the two southern road stubs to Phase 2.
Cross road valley gutters are not recommended.
• Drainage spread is excessive on Majestic Oaks Drive between Station 11+00 to
12+20. Recommend an additional inlet at Station 11+00 left.
• Drainage spread is excessive on Water Oak drive between Station 7+00 and Station
9+50. Ten feet of roadway must be dry. Also, on Bluejack Oak Drive between
Stations 0+00 to Station 4+00 is excessive.
• Need drainage flow arrows on Diamond Leaf Oak Drive. Also need stationing
from Station 3+00 and to the south.
• Flow arrow at Station 12+75 on Water Oak Drive needs to be reversed. Also, the
flow arrow on Bluejack Oak Drive at Station 5+50 needs to be reversed.
• More information is required and should be shown on the plans about the outfall
canal system to the east and the existing canal on the west. Critical water
elevations in these existing systems are required also.
• A permeability Test is required (a Percolation Test does not qualify for this test)
• Retention Area(s) must be designated on the plans by volume retained.
• Critical water table information must be provided.
• The stormwater runoff is not allowed to drain on any adjacent property owners.
• All storm inlets must be constructed with 18-inch sump.
• Crossroad swales are not permitted.
• Need computations on all pipe designs.
Written response to these comments are required with submittal of seven (7) sets of revised
Site Plans.
While every effort is made to assure that projects reviewed by this office comply with all
applicable codes and standards, we do not certify or guarantee that they do. It is the
responsibility of the applicant to assure compliance with all applicable codes and standards
prior to the project being issued a certificate of occupancy.
Attachments: Easement Deed