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A development plan, for the purposes of this section, shall include, but not necessarily be limited to, the following requirements. With the exception of Subsections 4-18.5 (A) (1-3), the City Planner may waive or modify requirements, information and specific performance criteria for development plan review after rendering a finding in writing that such requirements:

(1) are not necessary prior to development plan approval in order to protect the public interest or adjacent properties; 

(2) bears no relationship to the proposed project or its impacts; and 

(3) is found to be impractical based on the characteristics of the use, including the proposed scale, density/intensity, and anticipated impacts on the environment, public facilities and adjacent land uses.

A. General Information

     1. Title Block

        a. Name of Development 
        b. Name of Owner/Developer 
        c. Scale 
        d. North Arrow 
        e. Preparation and Revision Date 
        f. Location/Street Address of Development

     2. Identification of Key Persons.

        a. Owner 
        b. Owner's Authorized Agent 
        c. Engineer and Architect 
        d. Surveyor 
        e. Landscape Architect and/or Environmental Consultant 
        f. Others involved in the application 
        g. Verified statement showing each and every individual person having a legal and/or equitable ownership interest in the subject property, except publicly held corporations whose stock is traded on a nationally recognized stock exchange, in which case the names and addresses of the corporation and principal executive officers together with any majority stockholders will be sufficient.

     3. Project Description - should be included on site plan sheet.

        a. Zoning (include any special districts) 
        b. Project Site Size (Acreage and/or square footage) 
        c. Legal Description 
        d. Building Size 
        e. Floor Area Ratio - permitted and proposed 
        f. Lot Coverage - permitted and proposed 
        g. Impervious surface 
        h. Pervious surface 
        i. Landscape areas 
        j. Parking spaces - permitted and proposed 
        k. Delineate location of existing and proposed structures 
        l. Denote existing and proposed development type by land use including density/intensity 
        m. Setbacks

     4. Other Project Information. A general outline of the proposed development shall include the following criteria where applicable:

        a. Proposed stages (or phases) of development or operation and facility utilization 
        b. Target dates for each phase 
        c. Expected date of completion 
        d. Proposed development plan for the site 
        e. A written description of characteristics of the proposed development (i.e., number and type of residential units, floor area by land use, number of tourist accommodations units, seating or parking capacities, number of hospital beds, any proposed outside facilities or areas to be used for storage, display, outside sales, waste disposal or similar use, and any other proposed uses). 
        f. For planned unit developments, indicate design techniques (i.e., clustering, zero lot line, or other techniques) used to reduce public facility costs, reduce disturbance of natural resources, and preserve scenic quality of site. 
        g. Buildings and siting specifications which shall be utilized to reduce damage potential and to comply with federal flood insurance regulations. 
        h. Protection against encroachment together with proposed mitigation measures to be employed within environmentally sensitive areas.

      5. Residential Developments. If the development includes residential units, the following characteristics shall be discussed in the written description: a breakdown of the proposed residential units by number of bedrooms; tenure (i.e., owner occupied or rental); and structure type (such as single-family, duplex, multiple-family, mobile home). Refer to 2-7.24 for information and legal instruments needed to satisfy the City's affordable housing requirements.

      6. Intergovernmental Coordination.

        a. Provide proof of coordination with applicable local, regional, state and federal agencies, including but not limited to those agencies cited below, that will be involved in the project:

South Florida Regional Planning Council (SFRPC) City Electric System (CES) Florida Department of Environmental Protection (DEP) Army Corps of Engineers (ACOE) South Florida Water Management District (SFWMD) Department of Transportation (DOT) Florida Department of Community Affairs (DCA) Florida Keys Aqueduct Authority (FKAA) Florida Freshwater Fish and Game Commission (F&GC) Monroe County

        b. Provide evidence that any necessary permit, lease or other permission from applicable local, regional, state and federal agencies have been obtained for any activity that will impact wetland communities or submerged land.

        c. In cases where intergovernmental coordination efforts are incomplete the applicant shall provide evidence of good faith efforts towards resolving intergovernmental coordination issues.

B. Concurrency Facilities and Other Utilities or Services. Development Plans shall satisfy concurrency management regulations cited in Article IX. This component of the plan shall identify demands on concurrency facilities generated by the proposed development and identify how the demands shall be accommodated through improvements. The development plan shall also list the utility providers currently serving the site together with a description of the existing infrastructure serving the site. Include the location, design and character of all concurrency facilities and other utilities, such as underground or overhead electric lines, gas transmission lines, or other similar facilities or services, on the development plan. Concurrency facilities shall include the following:

     1. Potable Water Supply

        a. Identify projected average daily potable water demands at the end of each development phase and specify the consumption rates which have been assumed for the projection.

        b. Provide proof of coordination with the Florida Key Aqueduct Authority. Assess the present and projected capacity of the water supply system and the ability of such system to provide adequate water for the proposed development.

        c. Describe measures taken to ensure the water pressure and flow will be adequate for fire protection for the type of construction proposed.

        d. Denote both planned system improvements required to establish and/or maintain adopted level of service and proposed funding resources to provide these improvements.

     2. Wastewater Management

        a. Provide projection of the average daily flows of waste water generated by the development at the end of each development phase. Describe proposed treatment system, method and degree of treatment, quality of effluent, and location of effluent and sludge disposal areas. Identify method and responsibilities for operation and maintenance of facilities.

         b. If public facilities are to be utilized, provide proof of coordination with the Key West Public Service Department. Assess the present and projected capacity of the treatment and transmission facilities.

         c. If applicable, provide a description of the volume and characteristics of any industrial or other effluent.

         d. Denote both planned system improvements required to establish and/or maintain adopted level of service and proposed funding resources to provide these improvements.

     3. Water Quality. Discuss disposal areas, septic tank drain field, urban runoff areas impervious surfaces, and construction related runoff. Describe anticipated volume and characteristics. Indicate measures taken to minimize the adverse impacts of potential pollution sources upon the quality of the receiving waters prior to, during and after construction.

        a. Identify any wastewater disposal areas, septic tank drain field, urban runoff areas impervious surfaces, and construction related runoff. Describe anticipated volume and characteristics. Indicate measures taken to minimize the adverse impacts of these potential pollution sources upon the quality of the receiving waters prior to, during and after construction.

        b. Describe plans for re-vegetation and landscaping of cleared sites including a completion schedule for such work.

     4. Stormwater Management. A stormwater management plan for the site shall be provided, including:

        a. Retention of runoff or discharge of such runoff into adequately sized natural vegetative filtration areas in manner approximating the natural runoff regime;

        b. Permanent drainage systems which make maximum use of natural drainage patterns, vegetative retention and filtration; and

        c. Evidence that the proposed drainage improvements shall accommodate stormwater run-off without adversely impacting natural systems or the City's adopted level of service for drainage.

     5. Solid Waste. Identify projected average daily volumes of solid waste generated by the development at the end of each phase. Indicate proposed methods of treatment and disposal. Provide proof of coordination with Key West Technical Service Department. Assess the present and projected capacity of the solid waste treatment and disposal system and the ability of such facilities to provide adequate service to the proposed development.

     6. Roadway. Provide a projection of the expected vehicle trip generation at the completion of each development phase. Describe in terms of external trip generation and average daily as well as peak hour traffic. Evaluate the capacity of the existing roadway network serving the development. Provide recommendations for any required improvements to the existing network required by the proposed development including additional R/W, roadway improvements, additional paved lanes, traffic signalization, access and egress controls , and other similar improvements.

     7. Recreation. Identify projected demand generated by the development and cite land and facility improvements provided to ensure the City's level of service is not adversely impacted.

     8. Fire Protection. Identify existing and proposed hydrant locations in relationship to building(s) and other fire protection systems. The applicant may be required by the Fire Department to provide fire wells to augment the available water supply.

     9. Reclaimed Water System. Include the amount of any reclaimed water to be utilized and method of application on the site.

     10. Other Public Facilities: Discuss provisions included in the proposed development to minimize adverse affects upon the following facilities: educational, police, fire protection, recreational, electric power, health care and disaster preparedness. Include map of the service areas of all existing and proposed public facilities (such as sewage, water supplies, fire protection, health care) which serve the site, and a map of the highway and transportation network map of the site and surrounding area. A letter of coordination with City Electric System (CES) shall be include in the development plan.

C. Appearance, Design, and Compatibility. The development plan shall satisfy the criteria established in Article X.

     1. Site Location and Character of Use. The development plan submitted for review should be in compliance with all applicable performance criteria set forth in Chapter III of this code.

        a. Vicinity Map. Provide a vicinity map with project's location noted together with a general written description of the proposed development. Show relationship of site to surrounding streets and public facilities at a scale of approximately 1":200'.

        b. Land Use Compatibility. Identify adjacent land uses including current zoning designation, conditional uses and/or special districts within fifty (50) feet of the boundaries for a minor development, and one-hundred (100) feet of the boundaries for a major development. If applicable, assess the impact of the proposed development upon unincorporated Monroe County.

        c. Historic and Archeological Resource Protection. Include a review of the project's impact on archaeological and historic resources. In addition to compliance with development plan review procedures of Article XVIII, developments within the historic district shall be consistent with the U.S. Secretary of the Interior's "Standards for Rehabilitation" and the City's Historic Architectural Review Commission's (HARC) "Design Guidelines in Key West's Historic District" (Cross reference 3-10.3). Include the written record of the HARC review of the project's impacts in the development plan.

        d. Subdivision of Land. Any subdivision of land shall comply with Article XI, "Subdivision Review Procedures" and Article XIX, "Subdivision" regulations.

     2. Appearance of Site and Structures. The applicant shall submit a development plan that exhibits harmonious overall design characteristics in compliance with the performance standards stipulated in 3-10.2.

        a. Site plan. Development plans shall be drawn at a scale of one inch to 100 feet or larger. The maximum sheet size for development plans shall not exceed 24 inches by 36 inches. Multiple sheets may be used provided each sheet is numbered and the total number of sheets is indicated on each sheet. Cross referencing between sheets shall be required. Necessary notes and symbol legends shall be included. Abbreviations should be avoided but if used they shall be defined in the notes. The development plan shall address the following issues:

          i. Existing (where appropriate) and proposed building layout. 
          ii. Lot configuration. 
          iii. Finished floor elevations. 
          iv. Proposed topographic contours showing proposed drainage patterns and stormwater retention measures. 
          v. Building coverage/open space ratio for the proposed development. 
          vi. Size and Dimensions in compliance with zoning district regulations. 
          vii. Type, quantity and density of dwelling units. 
          viii. Floor area ratios.

        b. Architectural Drawings. All architecture or engineering designs must be prepared and sealed by a professional architect or engineer registered in the State of Florida pursuant to Florida Statutes 471 and 481 respectively. Drawings submitted for development plan approval shall include the following minimum information:

          i. A scaled drawing of the side, front and rear facades of the building or structure, including roof pitch, fenestration including treatment of roof line, windows, and doors.
          ii. Description of materials to be used.
          iii. Generalized floor plan indicating uses and square footage of each proposed use within each building or structure, building exterior construction material, and building height.
          iv. Location, height and general character of perimeter or ornamental walls, fences, landscaping, including berms and other required screening devices and other plans for protecting adjacent property owners.

        c. Site Amenities. The site plan shall include amenities required to comply with appearance, design and compatibility regulations outlined in Article X.

           i. Existing. All existing site amenities (i.e., signs, lighting fixtures, water features, etc.) shall be indicated as to location, character, color, and dimension.
           ii. Proposed. State the location, size, character, color, height and design of all newly proposed site amenities in the form of working drawings and/or photographs.

     3. Site Survey. A site survey prepared by a certified land surveyor illustrating the following:

        a. Existing Conditions.

          i. A site survey at a scale of 100 feet to one inch showing topographic contours at five (5) foot intervals and extending 25 feet beyond the property boundaries.
          ii. High water elevation or boundaries of coastal shoreline and/or other waterbodies and canals, both on site and within 50 feet of site.
          iii. Existing surface drainage characteristics of site including relationship to adjacent land areas. The site survey shall include all existing structures. Any existing structures on-site which do not comply with Federal Emergency Management Agency (FEMA) flood hazard regulations shall be identified on the survey.
          iv. Federal Emergency Management Agency (FEMA) flood hazard zone or limits of 100-year flood.
          v. Boundaries of environmentally sensitive areas, including an environmental survey and audit as needed. Management plans must be submitted and approved by state and/or federal regulatory agencies for areas recognized as a habitat for species listed by the Florida Game and Freshwater Fish Commission as endangered, threatened, or species of special concern.

         b. Proposed Development. The City shall require plans prepared by a Florida registered engineer and other competent professionals as may be required which shall demonstrate compliance with the City's stormwater management performance criteria in Article XII. In addition, the plans for land excavation or fill shall demonstrate that the proposed site alterations shall include mitigation techniques designed to comply with performance criteria addressed in Article XII.

     4. Soil Survey. As identified in the Soil Survey, Monroe County, Florida, U.S.D.A. Soil Conservation Service or other competent expert evaluation. When soil suitability limitations are indicated for the proposed development, the City Engineer may require a preliminary soil analysis by a qualified soils engineer. The development plan shall comply with environmental protection criteria in Article XI.

D. Environmentally Sensitive Areas. Using maps from the Comprehensive Plan: Future Land Use Map Series (FLUM), indicate whether or not the parcel is located within a floodplain, floodway or drainageway, wetland, open water, upland wildlife habitat, or coastal high hazard area. Site specific surveys may be required.

     1. Proposed Impact. Illustrate how any activity or structure that will impact environmentally sensitive areas will be performed, located, constructed and/or maintained to prevent or mitigate any adverse impacts to wetland and endangered upland vegetative communities, wildlife habitats, floodplain, and other environmentally sensitive areas.

     2. Shoreline Protection. If the project fronts a shoreline, indicate measures to allow public access to the shoreline, such as easements or rights-of-way; and illustrate any structure that may impede movement along the shoreline below the mean high water line, and demonstrate measures being taken to mitigate any such impediment. The development plans shall comply with 2-7.12 and applicable provisions of Sec. 3-11.4..

     3. General Requirement. If environmentally sensitive areas are found in or adjacent to the site the following information is necessary:

         a. Existing Conditions. Developers shall provide an existing vegetation map identifying boundaries of environmentally sensitive areas and indicating alterations in these areas including dredging, filling, spoil sites, canals and channels.

         b. Preservation. Developers shall preserve the functions of these environmentally sensitive areas and shall comply with restrictions and interpretations for development in wetlands found in Article XI. Management plans must be submitted and approved by state and/or federal regulatory agencies for areas recognized as a habitat for species listed by the Florida Game and Freshwater Fish Commission as endangered, threatened, or species of special concern.

E. Land Clearing, Excavation and Fill, Tree Protection, Landscaping, and Irrigation Plan

     1. Land Clearing, Excavation and Fill. The development plan and all development activity shall comply with 3-10.6. The development plan shall include a statement of procedures which the developer shall carry out in order to ensure compliance with all applicable performance criteria in Article XI governing: 1) native habitat preservation (Cross reference 3-11.1, 3-11.4, and 3-11.5); 2) soil erosion control and sedimentation. (Cross reference 3-11.2); 3) freshwater lens protection (Cross reference 3-11.3); flood damage prevention (Cross reference 3-11.7); and 4) protection of native vegetation (Cross reference 3-11.5).

     2. Tree Protection. The development plan shall satisfy performance criteria of Article XIV. The plan shall indicate location, size and type of existing trees as required, including all proposed tree removals requiring a tree removal permit pursuant to 3-14.6. The plan shall also, identify existing trees to be protected and explain or illustrate method to preserve such trees during and after construction.

     3. Landscaping Plan. The development plan shall satisfy the performance criteria of Article XIII as well as the open space and land use screening requirements of 3-10.7 and 3-10.8. The landscaping plan shall include a scaled working drawing indicating planting specifications for landscaping, buffers, open spaces, recreation areas and other required landscaped areas which shall comply with those performance criteria included in Article XIII. The plan shall also show any environmentally sensitive areas and preservation areas, as well as those areas involving aquatic plantings.

     4. Irrigation Plan. The development plan shall satisfy the performance criteria of 3-11.11 and 3-13.12(C). The irrigation plan shall be prepared by a registered landscape architect, engineer or an irrigation contractor working under the supervision of a registered landscape architect or engineer and shall utilize the current techniques emphasizing design efficiency and water conservation, as well as public health, safety, and welfare as discussed in Article XIII. The minimum requirements for plan approval shall include:

        a. Location and specifications for irrigation equipment; 

        b. Design which promotes water conservation and efficient relationship of plant types to water demanded; 

        c. Source of water for irrigation system.

F. On- and Off-site Vehicular Circulation, Parking and Pedestrian Circulation. Development Plans shall satisfy on- and off-site vehicular and bicycle circulation and parking requirements, parking, and pedestrian circulation requirements of 3-10.5 and Article XV. Development Plans shall include location, dimensions and typical construction specifications for:

     1. Existing and proposed driveways, approaches and curb cuts;

     2. Vehicular access points, accessways and common multi-modal access points with pavement markings or other improvements to achieve safe internal circulation without conflict among modes of travel;

     3. Existing and proposed vehicle and bicycle off-street parking spaces, loading, unloading and service area space requirements:

        a. Number of employees and number and type of vehicles owned by the establishment.

        b. Any combined off-street parking facilities shall be submitted with an agreement specifying the nature of the arrangement, its anticipated duration, and signatures of all concerned property owners.

     4. Other vehicular use areas.

     5. Bicycle ways, sidewalks and other pedestrian use areas.

     6. Typical cross-sections, by type of improvement.

     7. Traffic control devices.

     8. Proposed parking surface material, pavement markings, and other related improvements; and.

     9. Dedicated easements including cross easements, indicating their purpose, design, location, alignment, dimensions, and maintenance responsibilities.

G. Housing.

     1. If the project includes residential development, provide a breakdown of the proposed residential units by price or rental range and type of unit (such as single-family, duplex, townhouse, mobile home).

     2. If lots are to be sold without constructed dwelling units, indicate the number and percentage of such lots and the extent of improvements to be made prior to sale.

     3. Assess the potential of the proposed development to meet local or regional housing needs. In particular, indicate any measures taken to provide low and moderate income housing.

     4. Describe hurricane evacuation considerations which acknowledge the current evacuation and emergency operations plans, how project residents will be informed about these plans, and any developer responsibilities identified in such plans.

H. Economic Resources.

     1. Provide an analysis of the estimated average ad valorem tax yield from the proposed project during each phase of development. Indicate assumptions and standards utilized including but not limited to assessed value, exemption, millage rate.

     2. For each development phase, estimate the average annual construction expenditure by type (labor, materials) and the percentage of this expenditure which will occur within the City.

     3. For nonresidential developments, project the number of permanent employees using appropriate standard industry classifications.

I. Special Considerations.

     1. Describe the relationship of the proposed development to city land use plans, objectives and policies. Also, indicate relationship to existing or proposed public facilities plans (such as wastewater treatment, transportation). Identify any conflicts.

     2. Indicate any relationship of the project to special zoning districts (such as airport noise and hazard zones, solid or liquid waste treatment or disposal areas).

     3. If applicable, assess the proposed development's impact on unincorporated Monroe County.

     4. If the project fronts a shoreline, indicate measures to allow public access to the shoreline, such as easements or rights-of-way; and illustrate any structure that may impede movement along the shoreline below the mean high water line, and demonstrate measures being taken to mitigate any such impediment.

     5. Indicate any special facilities that will be provided to accommodate bus ridership, i.e., bus stop, bus access lane, or other similar facilities.

     6. Describe any special design features that will be utilized to reduce energy consumption. Further, describe any measures that will be taken to utilize solar energy or other alternative energy sources.

     7. If the building is to be elevated, indicate by square footage the uses for the area between the bottom floor and the grade.

     8. Indicate the size and nature of private and public recreation facilities provided on the site.

     9. Provide proof of coordination with applicable local, regional, state and federal agencies (including Florida Department of Environmental Resources and Army Corps of Engineers) that will be involved in the project.

     10. Provide evidence that any necessary permit, lease or other permission from the Florida Departments of Environmental Regulation and Natural Resources has been obtained for any activity that will impact wetland communities or submerged land.

J. Construction Management Plan and Inspection Schedule. In cases where the proposed development contains two or more phases and\or the project's proposed construction schedule is anticipated to exceed a period of one (1) year, the applicant shall be required to submit a construction management plan and inspection schedule as part of the development plan.

      1. Content of Construction Management Plan and Inspection Schedule. The construction management plan shall specify the following:

        a. The timing and phasing of construction activities, including specific benchmarks for the completion of structures accommodating the principal use(s);

        b. A schedule of inspections which complies with the City's adopted building codes, including a program of improvements anticipated to be completed prior to each scheduled inspection;

        c. The building permit shall not be valid for a period exceeding two (2) years and no single phase of development shall extend for a period longer than two (2) years;

        d. The schedule shall acknowledge in writing that a new building permit must be obtained whenever:

          i. Construction is not commenced within 90 days from the time the permit was released; 
          ii. Construction activity is dormant for a period of six (6) months or more; 
          iii. The developer fails to call for and achieve approved inspections within planned 120 day intervals as shall be evidenced in the construction schedule; and 
          iv. A new phase of a phased development is commenced.

        e. The applicant shall acknowledge in writing that the applicant shall bear the burden of demonstrating that the construction activity is consistent with the development plan and has occurred in a timely manner consistent with the approved construction management plan and inspection schedule. The applicant shall further acknowledge that upon failure to meet the inspection schedule, the building permit shall expire. A new building permit shall be required in order to undertake construction activity on a site where a building permit has expired.

     2. Timing of Adjustments to the Construction Management Plan and Schedule. A building permit holder shall bear the burden of keeping a construction management plan current. Any event which may cause a delay in the permittee's compliance with the terms of a construction management plan and schedule shall brought to the attention of the Chief Building Official. The burden shall be on the applicant to successfully negotiate and effectuate an adjustment to the construction management plan and schedule prior to a lapse in any scheduled inspection. Such lapse shall be defined as a failure to complete improvements consistent with the agreed upon construction and inspection schedule.


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