Agenda 02-25-14
CITY OF BOYNTON BEACH
PLANNING & DEVELOPMENT BOARD
MEETING AGENDA
DATE: Tuesday, February 25, 2014 TIME: 6:30 P.M.
PLACE:Commission Chambers, 100 E. Boynton Beach Boulevard, Boynton Beach, Florida
___________________________________________ __________________________ ___________
1. Pledge of Allegiance
2. Introduction of the Board
3. Agenda Approval
4. Approval of Minutes from January 28, 2014 meeting
5. Communications and Announcements: Report from Staff
6. New Business:
iStorage Center (NWSP 14-001)
A.– Approve request for new site plan approval to construct
a one-story, 6,200 square foot retail/office building and related site improvements, located at
3008 South Congress Avenue, and zoned M1 (Light Industrial). Applicant: Bradley Miller,
Miller Land Planning, Inc.
B.Boynton Old School Commercial Center (LUAR 14-001)
– Approve the Boynton Old
School Commercial Center (LUAR 14-001) reverting the land use classification on the subject
property from Mixed Use (MX) to Public and Private Governmental/Institutional (PPGI) through
the rescission of Ordinance 13-014 to return the Future Land Use classification to that which
coincides with the current zoning of the property, Public Usage (PU). Applicant: City-initiated.
7. Other
8. Comments by members
9. Adjournment
The Board (Committee) may only conduct public business after a quorum has been established. If no
quorum is established within twenty minutes of the noticed start time of the meeting the City Clerk or
her designee will so note the failure to establish a quorum and the meeting shall be concluded. Board
members may not participate further even when purportedly acting in an informal capacity.
NOTICE
ANY PERSON WHO DECIDES TO APPEAL ANY DECISION OF THE PLANNING AND DEVELOPMENT
BOARD WITH RESPECT TO ANY MATTER CONSIDERED AT THIS MEETING WILL NEED A RECORD OF
THE PROCEEDINGS AND FOR SUCH PURPOSE MAY NEED TO ENSURE THAT A VERBATIM RECORD
OF THE PROCEEDING IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON
WHICH THE APPEAL IS TO BE BASED. (F.S. 286.0105) THE CITY SHALL FURNISH APPROPRIATE
AUXILIARY AIDS AND SERVICES WHERE NECESSARY TO AFFORD AN INDIVIDUAL WITH A
DISABILITY AN EQUAL OPPORTUNITY TO PARTICIPATE IN AND ENJOY THE BENEFITS OF A
SERVICE, PROGRAM, OR ACTIVITY CONDUCTED BY THE CITY. PLEASE CONTACT THE CITY
CLERK’S OFFICE, (561) 742-6060 AT LEAST TWENTY (24) HOURS PRIOR TO THE PROGRAM OR
ACTIVITY IN ORDER FOR THE CITY TO REASONABLY ACCOMMODATE YOUR REQUEST.
(SGYQIRX
NEW BUSINESS
6.A
iStorage Center
(NWSP 14-001)
New Site Plan
Staff Report – iStorage Center (NWSP 14-001)
Memorandum No PZ 14-004
Page 2
East:
Developed property consisting of a self-storage facility, with an Industrial (I) future
land use classification, and zoned Light Industrial (M1); and
West:
Right-of-way for Congress Avenue, and farther west is a developed property
consisting of a physical therapy rehabilitation facility (Manor Care), with a Local
Retail Commercial (LRC) future land use classification, and zoned Community
Commercial (C-3).
Site Details:
The subject site is vacant and is located on the east side of Congress Avenue,
th
approximately 500 feet north of SW 30 Avenue. The property is owned by the
same company that owns the storage facility directly east of the parcel, and they
desire to connect the two properties through an ingress/egress point from
Congress Avenue for purposes of improved access and greater visibility. As part of
the project, the property owner proposes to move their business office into the new
building for greater exposure and ease of access.
BACKGROUND
Proposal:
Bradley Miller, of Miller Land Planning, Inc., representing Storage Quest Boynton
Beach LLLP, is requesting site plan approval to construct a one-story, 6,200
square foot retail/office building and related site improvements. Certain retail and
office uses are permitted by right on parcels zoned M1 (Industrial), provided they
are 1) located in a multi-tenant building situated on a parcel fronting an arterial or
collector roadway (such as Congress Avenue); 2) individual tenant space does not
exceed 5,000 square feet in size; 3) the use excludes a drive-through component;
and lastly, the use must be able to comply with the off-street parking requirements.
These regulations were adopted as a result of the M1 Corridor Study, in an effort
to create a more attractive streetscape along our larger thoroughfares, as opposed
to industrial operations with outside storage and open overhead bay doors.
Additionally, the revised regulations make provisions for convenience type office
and retail uses on the fringe of employment and residential areas to reduce the
amount of traffic and length of vehicular trips.
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This parcel is the last of the vacant land between SW 30 Avenue and the
L.W.D.D. L-28 canal to be developed. The parcels immediately south of this site
were developed as part of a phased project, beginning with the approval of a three
(3) story limited-access self-storage building at the south end of the parcel in 2003.
Phase II, a carwash facility situated between the storage facility and the applicant’s
parcel, was approved in 2006. The carwash was approved as a Conditional Use,
after preparing a sound study and providing additional landscape buffering to
ensure compliance with the City’s noise ordinance. Finally, in 2008, the third
phase, a contractors office with storage (not fronting on Congress Avenue) was
approved immediately west of the carwash parcel.
ANALYSIS
Concurrency:
Traffic:
A traffic statement for the proposed project was sent to the Palm Beach County
Traffic Division for concurrency review in order to ensure an adequate level of
Staff Report – iStorage Center (NWSP 14-001)
Memorandum No PZ 14-004
Page 3
service. A traffic concurrency approval letter was received from Palm Beach
County indicating that two (2) AM peak hour trips and 32 PM peak hour trips would
be generated as a result of this project and that no permits are to be issued after
the build-out date of 2016.
School:
School concurrency is not required for this type of project.
Utilities:
The City’s water capacity, as increased through the purchase of up to 5 million
gallons of potable water per day from Palm Beach County Utilities, would meet the
projected potable water for this project. Sufficient sanitary sewer and wastewater
treatment capacity is also currently available to serve the project, subject to
the applicant making a firm reservation of capacity, following site plan approval.
Police / Fire:
Staff reviewed the site plan and determined that current staffing levels would be
sufficient to meet the expected demand for services.
Drainage:
Conceptual drainage information was provided for the City’s review. The
Engineering Division has found the conceptual information to be adequate and is
recommending that the review of specific drainage solutions be deferred until time
of permit review. Lake Worth Drainage District (L.W.D.D.) has also reviewed the
plans and requested the applicant provide a five (5) foot easement immediately
abutting their canal right-of-way. The applicant has depicted the proposed five (5)
foot easement on the site plan per L.W.D.D. request. Prior to issuance of a
L.W.D.D. permit, the applicant will be required to record the easement in County
records.
Vehicular Access:
The site plan (Sheet SP-1) shows that two (2) primary points of ingress/egress are
proposed for the new building. The first, a right-in/right-out driveway opening from
Congress Avenue, would occur at the southwest corner of the parcel within a 25
foot wide ingress/egress easement located between this parcel and the carwash to
the south. This easement was required at the time of approval of the carwash
project. A second point of ingress/egress is an existing full driveway opening along
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SW 30
Avenue, south of the parcel. This access was required during the approval
of the three (3) story limited-access self-storage building to the south and extended
to this site during approval of the carwash property. A point of inter-parcel access is
proposed between the existing single story self-storage facility to the east and the
subject site, both under same ownership, as part of a Minor Site Plan Modification
subsequent to approval of this proposed site plan. Prior to the construction of the
proposed bridge and culvert within the drainage easement, the property owner will
be required to record a hold harmless agreement in the County records, once
approved by the City Attorney (see Exhibit “C” – Conditions of Approval). The
requirements for a dumpster and truck loading zone have been reviewed and
approved by the Engineering Division with the submittal of truck turning radius
diagrams by the applicant.
Circulation:
Vehicular circulation from each driveway would include two-way circulation that
continues throughout the parking lot. Pedestrian connectivity would be provided on
site via a walkway that would extend from the east and south sides of the building,
where tenant entries would be, and connect with the sidewalk along South
Congress Avenue. A covered bike rack is proposed on the south side of the
building, between tenant entrances.
Staff Report – iStorage Center (NWSP 14-001)
Memorandum No PZ 14-004
Page 4
Parking:
The site plan (Sheet SP-1) proposes a 6,200 square foot office/retail building,
which would require 31 parking spaces maximum if the entire 6,200 square feet
was devoted to retail. The required number of parking spaces is based upon the
standard of one (1) parking space per 200 square feet of building, as opposed to
one (1) space per 300 square feet for office use. The site plan depicts 31 parking
spaces, including two (2) designated for handicap use. All proposed parking stalls,
including the size and location of the handicap space, were reviewed and approved
by both the Engineering Division and Building Division. In addition, all necessary
traffic control signage and pavement markings will be provided to clearly delineate
areas on site and direction of circulation.
Landscaping:
The landscape plan (Sheet L-1) indicates compliance with the required minimum
buffers around the perimeter of the site. A seven (7)-foot wide buffer is proposed
adjacent to South Congress Avenue and a five (5)-foot wide buffer along the south
and east property lines. Along the north property line, adjacent to the L.W.D.D.
canal and residential development farther north, the landscape plan indicates a 12-
foot wide buffer that includes a six (6)-foot high buffer wall. The wall will have
decorative columns, cap, and offsets to comply with the monotony restrictions, as
well as a Marlberry hedge at 36” in height and Jamaican Caper shrubs 48” in
height planted in the offsets along the exterior of the wall. On the interior of the
wall, the north buffer will consist of Live Oak, Green Buttonwood, and Sabal Palm
trees. These canopy trees would be planted at 16 feet in height and the Sabal
palms would be 20 feet in height, in an effort to provide a substantial screen as
part of the required Type II Buffer. The landscaping scheme provides the
aforementioned canopy and palm trees, as well as Silver Buttonwood, East
Palatka Holly and Alexander Palm trees. Typical shrubs would include Horizontal
and Red Tip Cocoplum, Copperleaf, Florida Privet, Podocarpus, and Firebush.
The pervious area would total 44% of the entire site and consists of landscaped
and open space areas. The landscape code requires that 50% or more of the
plant material be native species or low to medium water demand varieties. The
plant list (Sheet L-1) indicates that 75% of the trees would be native species. Also,
the landscape plan indicates that a total of 99% of shrubs would be categorized as
low to medium water demand. The code also limits the use of sod to larger open
spaces for passive or active recreation purposes, as well as swales, water
detention and retention areas, in an effort to reduce water consumption. The
applicant has reduced the amount of sodded areas from the original submittal,
limiting placement to the canal banks and the sloped area between the building
and the Congress Avenue sidewalk. As the landscape area between the building
and the sidewalk along Congress Avenue does not fit one of these categories, staff
is recommending a condition of approval to replace the proposed sod with a hearty
groundcover or variety of shrub material (see Exhibit “C” – Conditions of Approval).
Building and Site:
The proposed building is designed as a one (1)-story structure with parapet walls
at two (2) varying heights to provide architectural character to the structure. The
proposed building placement complies with the minimum setbacks of the M1
zoning district, which are 15 feet for the front and sides and 20 feet for the rear
yard setback. The proposed building would be setback 37 feet from the north
property line, with the additional 80 foot wide L.W.D.D. canal right-of-way further
separating it from residentially zoned property. There is also a six (6) foot tall wall
Staff Report – iStorage Center (NWSP 14-001)
Memorandum No PZ 14-004
Page 5
with landscaping on both sides providing further buffering. As noted previously, the
applicant proposes to bridge the drainage easement to the east and provide a
driveway connection to their existing storage property.
The floor plan (Sheet A2.01) indicates the proposed building is designed to be
utilized by up to five (5) tenants, with tenant spaces proposed between
approximately 1,000 and 1,400 square feet. One of the tenants proposed for the
space includes the business office for the single story self-storage facility to the
east (iStorage), since a connection is proposed between the two (2) properties.
The floor plan, as designed, would allow for the combination of proposed tenant
spaces, thereby reducing the total number of tenants.
Building Height:
The building elevations (Sheet A3.01) indicate the highest point of the structure
would be 24 feet – 8 inches in height, with the typical parapet wall at 20 feet – 8
inches, and the roof deck at a height of 16 feet – 8 inches, well below the
maximum of 45 feet allowed in the M1 zoning district, and below the maximum 45
feet allowable height of the residential district to the north, across the canal.
Design:
The proposed building utilizes many similar design features as other area
retail/office buildings, including neutral colors. According to the “Materials
Schedule” shown on Sheet A3.01, the main body paint colors of the building would
be a light cream and light tan “Modest White” – SW 6084 and “Sand Dollar” – SW
6099 respectively. The base color for the building is proposed as a medium tan
“Dapper Tan” – SW 6144. The accent color of the cornice and trim above would be
white “Extra White” – SW 7006. The elevations show that the parapet roof would
vary in height to give architectural character to the building and help define tenant
spaces. Storefront glass is proposed on the east, south and north sides of the
building, with glass doors and sidelights on most of the west building façade. All
facades depict red standing seam metal canopies over the windows and doors.
Public Art:
The applicant has indicated they have not selected the proposed artwork or artist
at this time. The proposed development of the site is anticipated to cost $700,000,
which places the value of any artwork for the site at approximately $4,900.
Ultimate review and approval of the artist and artwork would be under the purview
of the Arts Commission.
Site Lighting:
The photometric plan (Sheet PP-1) proposes a total of six (6) freestanding lights in
the parking lot. The freestanding lights would be fiberglass pole light fixtures
painted black and 15 feet in height. Additional exterior lighting would be building
mounted at a height not to exceed 15 feet. Per Chapter 4, Article VII., Section 3.C.
of the Land Development Regulations, all proposed lighting shall be shielded to
direct light down and away from adjacent properties and rights-of-way. The height
of the pole and wall fixtures was chosen to mitigate any light trespass onto the
residential properties over 100 feet away, and in conjunction with the landscape
buffer on the north property line, there should be no adverse impacts.
Signage:
Wall signage would consist of non-internally illuminated aluminum sign faces with
3M vinyl graphics. iStorage signage would be red and black background with
white letters. All other tenants would have the same type and material sign, with
red background and white letters, each utilizing the Arial font. The signs will be
externally illuminated by a light bar installed beneath the sign panel. Staff
Staff Report – iStorage Center (NWSP 14-001)
Memorandum No PZ 14-004
Page 6
recommends the light bar proposed to be placed underneath the tenant signs for
external illumination be designed in such a manner as to obscure the light source
from view from off the premises (see Exhibit “C” – Conditions of Approval).
Tenant sign square footage will be calculated based upon one (1) square foot of
sign per one (1) lineal foot of tenant frontage. There is no monument sign planned
for the site at this time.
RECOMMENDATION
The Development Application Review Team (DART) has reviewed this request for new site plan approval
and recommends approval contingent upon satisfying all comments indicated in Exhibit “C” – Conditions
of Approval. Any additional conditions recommended by the Board or City Commission shall be
documented accordingly in the Conditions of Approval.
S:\Planning\SHARED\WP\PROJECTS\iStorage Center\NWSP 14-001\Staff Report.doc
EXHIBIT "A" - SITE LOCATION MAP
iStorage Center (NWSP 14-001)
PUD
R-1AA
R-3
PU
SITE
C-3
R-3
M-1
REC
5
27002705408101,080135
Feet
%6',-8)'896)-2'%6 6%
,%630(89880))08898(036%,
%(-630*,'%)&2382=3&):%77)6+23'
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6)82)'0-%8)6)+%6387-
&3=2832&)%',*036-(%
7398,*)()6%0,;=79-8)
NEW BUSINESS
6.B
Boynton Old School
Commercial Center
(LUAR 14-001)
Land Use and Rezoning
Page 2
The Boynton Old School Commerical Center
LUAR 14-001
East: Schoolhouse Children’s Museum and Learning Center, and Kids
Kingdom park, classified Public and Private Governmental/
Institutional (PPGI) and zoned Public Usage (PU);
West: Right-of-way for Seacrest Boulevard; and farther west First United
Methodist Church, classified Low Density Residential (LDR) and
High Density Residential (HDR) and zoned R-3 (Multi-Family
Residential) and R-1A (Single-Family Residential).
BACKGROUND AND RECOMMENDATION
On June 18, 2013 the City Commission adopted Ordinance No. 13-014, which
reclassified the land use of the property from Public and Private
Governmental/Institutional (PPGI) to Mixed Use (MX). However, the City Commission
did not approve the city-initiated request for rezoning of the property from Public Usage
(PU) to Mixed Use Low Intensity 1 zoning district or the applicant’s request for a Major
Site Plan Modification.
The adoption of subject ordinance contemplated a public/private partnership and
transfer of real property that did not occur. Therefore, staff supports rescinding of
Ordinance No. 13-014 to revert the site to the original Public and Private
Governmental/Institutional future land use classification.
S:\Planning\SHARED\WP\PROJECTS\Boynton Old School Commercial Center\LUAR 14-002\Staff Report.doc
2
EXHIBIT "A" - SITE LOCATION MAP (LUAR 13-002)
BOYNTON OLD SCHOOL COMMERCIAL CENTER
R-1A
NE 3RD AVE
R-2
R-2
C-2
C-3
E BOYNTON BEACH BLVD
C-2C-3
CITY HALL
PU
NE 1ST AVE
R-1A
SITE
R-3
PU
W OCEAN AVEE OCEAN AVE
REC
R-3
R-2
SE 1ST AVE
PU
R-1A
7507515022530037.5
Feet