TO: Board of County Commissioners
THROUGH: John A. Titkanich, Jr., County Administrator
FROM: Patrick J. Murphy, Chief of Long Range Planning
DATE: April 8, 2025
SUBJECT: Pulte Home Company, LLC’s Request for Final Plat Approval for
Harbor Isle Phase 2 [SD-20-11-04 / 99070005-96349]
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BACKGROUND
Masteller, Moler & Taylor, Inc., on behalf of Pulte Home Company, LLC, is requesting final plat approval for the second/final phase of a residential development project to be known as Harbor Isle. The project site is located south of SR 510 and east of U.S. Highway 1 (see attachment 1). The subject site is zoned RM-6, Residential Multiple-Family (up to 6 units per acre) and OCR, Office, Commercial, Residential District (up to 6 units per acre). The property has M-1, Medium-Density Residential-1 (up to 8 units per acre); C/I, Commercial/Industrial; and C-2, Conservation-2 (up to 1 unit per 40 acres) future land use designations, respectively. The density for Phase 2 of Harbor Isle is 4.88 units per acre (180 single-family lots on 36.88 acres).
Harbor Isle, overall, is a 270-unit “plat-over” site plan project consisting of detached single-family units, whereby an individual lot will be established over each residential unit. Thus, each unit will be conveyed to a future owner on a fee-simple lot. On October 28, 2021, the Planning & Zoning Commission (PZC) granted major site plan and preliminary plat approval for Harbor Isle to develop upon 101.26 acres, at an overall density of 2.67 units per acre. Phase I of this project consists of 90 detached single-family units and was granted final plat approval by the BCC on January 9, 2024.
The remaining 180 single-family lots are shown on the attached final plat layout. As of this time, the developer has constructed almost all the required project improvements, including all life-safety items, and a temporary suspension of compliance for certificate of completion was issued by the County Administrator on March 31, 2025. The conditions of the temporary certificate of completion are as follows:
1. Install SR 510 final lift of asphalt pavement, permanent striping (Thermoplastic), and signage for the turn lanes into the project from SR 510;
2. Post the final lift, striping, and signage bond covering a minimum of 125% of the costs of the on-site roadway improvements; and
3. Execute the warranty and maintenance bond covering a minimum of 25% of the cost of construction of the on-site roadway and drainage improvements.
ANALYSIS
Most, but not all, of the required project improvements have been completed. As provided for under the LDR’s applicable to this final plat application, the applicant must either post a performance bond for up to a maximum of 25% of the remaining project improvements (drainage, landscaping, roadways, utilities), or obtain a certificate of completion for all project improvements. Per Section 913.10 of the county’s land development regulations (LDRs), the developer submitted a request for temporary suspension of compliance for certificate of completion on March 21, 2025. The Planning & Development Services and Public Works Departments reviewed the request, and the Public Works Director issued a conditional approval to address the remaining items.
All improvements within Harbor Isle Phase 2 will be private, except for certain utility facilities. Those utility facilities will be dedicated and guaranteed to Indian River County, as required by the Utility Services Department.
BUDGETARY IMPACT
N/A
PREVIOUS BOARD ACTIONS
N/A
POTENTIAL FUTURE BOARD ACTIONS
N/A
STRATEGIC PLAN ALIGNMENT
N/A
OTHER PLAN ALIGNMENT
N/A
STAFF RECOMMENDATION
Staff recommend that the Board of County Commissioners grant final plat approval for Harbor Isle Phase 2.
ATTACHMENTS
1. Location Map
2. Final Plat Layout