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7-Eleven 101 Woolbright Rd (MSPM 20-002/COUS 20-001)DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE CITY OF BOYNTON BEACH, FLORIDA PROJECT NAME: 7 -Eleven 101 - W Woolbright Rd (MSPM 20-002 / COUS 20-001) APPLICANT: Shane Laakso, Creighton Development APPLICANT'S ADDRESS: 120 N. Federal Highway, Suite 101, Lake Worth, FL 33460 DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: May 19, 2020 APPROVAL SOUGHT: Request for approval of Conditional Use and associated Major Site Plan Modification for the construction of a gas station to include a 3,454 sq. ft. convenience store, a 3,096 sq. ft. gas station canopy composed of six (6) pump stations, and related site amenities and improvements. LOCATION OF PROPERTY: 101 W. Woolbright Road DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO. THIS MATTER was presented to the City Commission of the City of Boynton Beach, Florida on the date of hearing stated above. The City Commission having considered the approval sought by the applicant and heard testimony from the applicant, members of city administrative staff and the public finds as follows: 1. Application for the approval sought was made by the Applicant in a manner consistent with the requirements of the City's Land Development Regulations. 2. The Applicant X HAS HAS NOT established by substantial competent evidence a basis for the approval requested. 3. The conditions for development requested by the Applicant, administrative staff, or suggested by the public and supported by substantial competent evidence are as set forth on Exhibit "D" with notation "Included." 4. The Applicant's request is hereby X GRANTED subject to the conditions referenced in paragraph 3 above. DENIED 5. This Order shall take effect immediately upon issuance by the City Clerk. 6. All further development on the property shall be made in accordance with the terms and conditions of this order. 7. Other: 4 DATED: S_1 i� bl ,-242o City Clerk S:\Planning\SHARED\WP\PROJECTS\7-Eleven 101 W. Woolbright\MSPM20-002 COUS 20-001 DO.doc EXHIBIT A LOCATION MAP l SW 14th Ave'i' SE 'I 4th Ave ALL- -rte {af '71 fix ` SITE �� & �; f �►, h L E , ry 7T.� _rte 41. W Wool bright R 5 ; Pal AL.fr EA,bi+- J� _ e 1 . 1!a 1F x' a1 gins foo ey p� boa m m =21 R p"fig o gs� g^➢' 9z €m i'i_H°f Rlriwf= fico a= maoo oo =$gym m e sm Mme o m�g� ��cm <m y a P. ss� aimo - " Vis= a im 9W :4 -� g mm = s m�;� mg o8 0 �o �nA� PNR�o�Emg� �4; E�a m gs zy�S0v' " IN-Wa-09 PH 2Z- D a5 O m �c .emu 5 �oe=F�= ;�� �s,8 ogu n m 8 m a g. 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I zza v?� noc'� _ 24 OA N Wz i� � e I 237/8 CVT r z3 JO m r: m1 .. !? m: 3x nmm2 i % z z A 0 2N T WZ j ()b A cyip i ymIOD A'~z-C..; f I zza v?� noc'� _ 24 OA 00 mm Wz i� m�yn I 237/8 CVT r z3 JO O =gym .. !? s m-Zy 3x nmm2 i % A 0 2N T WZ j ()b A cyip 3 ymIOD A'~z-C..; rgm� mm A r Z >in Z=n. . 0Nmo � O r n U n Y y N b x N r D m m zrn x wLm W U t 9. K November 27, 2019 Edgar Breese Planning & Zoning Administrator Development, Planning & Zoning 3301 Quantum Blvd., Suite 101 Boynton Beach, Florida 33426 RE: 7 -ELEVEN (#10391) CONDITIONAL USE PERMIT — STANDARDS FOR EVALUATING CONDITIONAL USES Mr. Breese, On behalf of the 7 -Eleven, Inc. ("Applicant"), KEITH is pleased to submit this letter as part of the conditional use application for a property located at 101 W. Woolbright Road (the "Subject Property"), which is being filed concurrently with a Land Use Plan Amendment/Rezoning Application and a Site Plan Application. The Subject Property consists of (3) folios: • 08434528130120210— 101 W. Woolbright Road 0 08434528130120010 - 104 SW 14th Avenue 0 08434528130120030 — 112 SW 14th Avenue Site Information The Subject Property totals approximately 45,741.51 gross square feet (1.05 +/- acres) located on the northwest corner of W. Woolbright Road and S. Seacrest Boulevard in the City of Boynton Beach, FI. The commercial parcel currently contains a 2,786 sq. ft. convenience store without gasoline sales, associated parking, and minimal landscaping. The residentially zoned properties are each developed with a single-family home or duplex. From Woolbright Road, the site is accessible through an existing 55 -foot wide driveway and an additional 25 -foot driveway, approximately 17 feet west of the 55 -foot driveway. Both driveways along Woolbright allow right-in/right-out traffic movements. On Seacrest Boulevard, the site is accessible from an existing, right-in/right-out 66 -foot wide driveway. An existing pylon sign is located at the intersection. Future Land Use and Zonin• The Subject Property contains multiple zoning and land use designations - Neighborhood Commercial (C-2) and R-2 Single and Two -Family Residential (R-2) zoning and Local Retail Commercial (LRC) and Medium Density Residential (MEDR) land use. The applicant has submitted a separate, concurrent Land Use Plan Amendment/Rezoning Application to amend the residential properties' land use and zoning to a land use and zoning that will allow for the proposed conditional use. Proposed Development The Applicant proposes to redevelop the Subject Property with a new 3,454 square foot convenience store and a gas canopy with six fuel pumps, a total of 12 fueling positions. To buffer adjacent Corporate Office Miami -Dade County Broward County Palm Beach County Orange County 301 E Atlantic Blvd 2160 NW 82 Ave 2312 S Andrews Ave 120 N Federal Hwy 321 N Crystal Lake Drive Pompano Beach Doral Fort Lauderdale Suite 208 Suite 208 FL 33060 FL 33122 FL 33316 Lake Worth, FL 33460 Orlando, FL 32803 954.788.3400 305.667.5474 954.788.3400 561.469.0992 954.788.3400 November 27, 2019 / Page 2 of 6 7 -Eleven (#10391) Conditional Use Permit Standards for Evaluating Conditional Uses residential uses, the Applicant proposes a six foot masonry wall with tiered landscaping along the north and west property lines. This creates an aesthetically pleasing, significant buffer for properties along Harding Avenue. The project will reduce the number of driveway access points along Woolbright Road and reduce the width of the driveway along Seacrest Boulevard. The driveway improvements will provide a safer traffic pattern for motorist and pedestrians. Conditional Use Standards The City of Boynton Beach's Land Development Code allows gasoline stations as conditional uses within the C-2 zoning district. The proposed use complies with all of the Conditional Use criteria found in Chapter 3, Article IV, Section 4.0 of the Boynton Beach Land Development Regulations ("Section 4.0"). A summary of each standard, followed by a discussion of how it is met, is set forth below: Standard 9. 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. Finding 1: The Subject Property is currently developed with a convenience store, associated parking, and minimal landscaping. Large existing curb -cuts (two along Woolbright and one along Seacrest) are located close to the intersection of Woolbright Road and Seacrest Boulevard. This creates increased opportunity for both vehicle/vehicle conflict and vehicle/pedestrian conflict. Existing perimeter landscaping separating vehicle use areas from the pedestrian network is essentially non-existent due to the existing driveway widths accounting for the majority of both site frontages. The Subject Property does not accommodate Palm Beach County's ultimate Right -of -Way for Woolbright Road. When the full ROW is provided, the County will be able to enhance traffic flow adjacent to the site. The proposed redevelopment of the site includes the demolition of the existing convenience store structure and the construction of a new convenience store with a fuel pump canopy and 12 fueling positions. As required by Palm Beach County, the Applicant is dedicating 30 feet of ROW along the Woolbright Avenue frontage to accommodate the arterial's ultimate ROW width. This dedication significantly reduces the width of the convenience store parcel to only 92' and dramatically limits the ability to utilize the Subject Property. To increase the size of the site and enhance automobile and pedestrian safety, and traffic flow and control, the Applicant acquired the two contiguous residential properties to the north. The combination of the three lots allowed for improved automobile maneuvering, pedestrian safety and improves traffic flow as part of the redevelopment. The proposed redevelopment will reduce the number of existing driveways along Woolbright from two to one. In addition to the reduction in the number of driveway openings, the width of the driveways will be reduced from approximately 50 feet to 35 feet. The new curb cut will be shifted away from the intersection by an additional 80 feet. Where the existing driveway is 40 feet away from the intersection, the proposed driveway will be 120 feet away. Further, the width of the existing driveway to Seacrest Boulevard will be reduced from approximately 66 feet to 25 feet. The proposed driveway location will be located further from the intersection (approximately 100 -feet compared to the existing 40 feet). The proposed reduction in the number of driveway openings, the reduced width of the driveways, the increased distance of the proposed driveway locations from the intersection, the Id oginee ing Inspirad Design. November 27, 2019 / Page 3 of 6 7 -Eleven (#10391) Conditional Use Permit Standards for Evaluating Conditional Uses longer throat distance, and the larger site entrance vehicle circulation all significantly reduce the opportunity for potential vehicle/vehicle and vehicle/pedestrian conflict as well as provide for better traffic flow and control and access in case of fire or catastrophe. Standard 2: 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; Finding 2: The proposed site plan improves the site's off-street parking and loading configuration in conjunction with the enhanced traffic safety as described in C-1, above. The new parking spaces are located further from the egress/ingress points of both rights-of-way, providing safer vehicular access and circulation within the site. Proposed loading areas are located away from parking areas to limit conflict with proposed business operations. Additionally, the loading zone is located as far as possible from adjacent residential uses and is significantly buffered with a wall and landscaping. The site is developed with a 6 -foot wall and substantial tiered landscaping, providing a substantial buffer for adjacent properties which further minimizes glare and noise. This limits any adverse impact of proposed site operations. Lighting associated with the parking and loading areas is both sensitive to adjacent properties and is also intended to provide a safe, CPTED-supportive condition for customers fueling vehicles and walking between the pumps and convenience store. The lighting plan accomplishes this by utilizing full -cutoff, baffled light fixtures, that are angled as necessary to direct light to the desired locations while minimizing undesirable light externalities. The project proposes a modern state-of-the-art underground storage tank to safeguard against any potential environmental impact or and odor. The conditional use as proposed provides no additional impact beyond any use allowed by right within the C-2 zoning district, and in many cases limit impacts due to the enhanced design and buffering. Uses allowed within C-2 by -right include: restaurants, coin-operated laundry, repair/rental/maintenance of home garden tools, Auto/Car Detailing, Automotive Minor Repair, Automotive Stereo/Alarm Installation. Standard 3. Refuse and service areas, with particular reference to the items in subsection C.1. and C.2. above; Finding 3: The refuse area is located behind the proposed building which facilitates access for refuse trucks without creating conflicts or onsite safety concerns. The proposed refuse area will limit impacts on adjacent properties as compared to existing conditions. The Applicant proposes a six-foot wall and tiered landscaping to provide an opaque buffer between the properties which will offset any potential impact caused by the refuse container. Standard 4. Utilities, with reference to locations, availability, and compatibility; Finding 4: Utilities are available and provide sufficient capacity for the proposed development. Water Service - The existing 2 -inch water main that presently services the site is proposed to be used to service the proposed site, with the existing water meters being relocated to the east property line. Sewer Service - A proposed 6 -inch gravity sewer lateral is proposed to be connected to the existing 8 -inch gravity sewer main along the south side of SW 14th Avenue. Engineering Inspired Design. November 27, 20191 Page 4 of 6 7 -Eleven (#10391) Conditional Use Permit Standards for Evaluating Conditional Uses Drainage - Storm water runoff shall be collected in an on-site dry retention area, which will provide storm water storage and water quality treatment. No off-site discharges are proposed. Standard 5. Screening, buffering and landscaping with reference to type, dimensions, and character; Finding 5: The proposed use will provide significantly enhanced screening. bufferincl and landsca pina as compared to existing conditions, and beyond that required for a use by ri__ght. North and West Propel Buffering The Applicant is providing a substantial buffer to minimize potential impacts to the residential properties to the north and west of the site. This includes a buffer system comprised of a wall and tiered vegetation that exceeds code requirements. The vegetation includes native canopy trees of varying heights and other vegetation to create a dense, tiered landscape screen along the edge of the Subject Property. The tree portion of the buffer will provide a dense shield above the wall. Along SW 14th Avenue, at the rear of the Subject Property, a continuous native hedge and drought tolerant groundcover will be planted in front of the wall to improve its aesthetics as well as provide for sound absorption. The wall and vegetation system is also extended along the interior property line to the south end of the fuel canopy. This extension provides the maximum buffer for adjacent properties and provides significantly more shielding and buffering than the existing conditions on the site. The plant material will be installed at larger than code required specifications to ensure that adequate screening occurs at installation. East and South Property Landscaping The ingress and egress of the Subject Property is marked by signature flowering shrubs and plants that support butterfly ecology. The south buffer along Woolbright Road consists of existing native trees and proposed canopy trees. A continuous hedge with groundcover completes the landscape. Florida Privet hedges will screen the dumpster enclosure and layered shrubs are used to soften the foundation area of the building. This provides an enhanced aesthetic along this significant roadway. Standard 6. Signs, and proposed exterior lighting, with reference to glare, traffic safety, economic effect, and compatibility and harmony with adjacent and nearby properties; Findin❑ 6: The signs and exterior lighting have been designed to provide safe and clear wayfinding and site safety while limiting any potential impacts to nearby properties. Signs The proposed signage will be sited appropriately to minimize impacts to the surrounding neighborhood and will be designed consistent with the City's land development code. All proposed signage and lighting will comply with the City's requirements as outlined in the Land Development Regulations. Lighting The Applicant has designed lighting, as shown by a photometric plan, such that no light trespass at the property line exists, particularly along the north and west property lines. The lighting will be full cut-off style directing light in a downward direction, rather than outward, minimizing light spillage to adjacent properties. Pole mounted lighting was sited to allow Engineering inspired resign. 4 November 27, 2019 / Page 5 of 6 7 -Eleven (#10391) Conditional Use Permit Standards for Evaluating Conditional Uses adequate lighting of the site while minimizing impacts to adjacent properties through angled fixtures and by using fixtures with baffles that limit the direction of the light. Further, the buffer wall and vegetation block light between the site and adjacent properties. The building and the buffer wall with vegetation are sited between the canopy and residential properties to the north and block all visual impact of canopy and its minimal lighting. Standard 7. Required setbacks and other open spaces; Findinq 7_ The proposed building and gasoline canopy is setback from the right-of-way and from adjacent property lines as required by the City's Land Development Code requirements. The proposed landscape design exceeds the amount of required interior landscape required. Standard 8. General compatibility with adjacent properties, and other property in the zoning district; Findincl 8: The Woolbright Road corridor is an arterial roadway that is primarily developed with commercial buildings. Seacrest Boulevard is a collector roadway and is generally developed with residential development, except at key intersections within the city that are commonly developed with commercial and institutional establishments. The intersection of Woolbright and Seacrest is one of these key intersections and it is currently developed with commercial and institutional development. The property directly to the east of the Subject Property is developed with a service station, which demonstrates that service stations are appropriate for the area. Woolbright Road has direct accessibility to and from 1-95. Therefore, a service station serves the demand generated by the high traffic along this arterial roadway. The proposed convenience store use is consistent with the existing use on the Subject Property which has been a fixture within the neighborhood for nearly 60 years. Convenience store and gas station uses are common and complimentary to each other. The project proposes landscape compatibility buffers that exceed minimum code requirements by providing an Urban Landscape Barrier between 15' and 20' with tree plantings installed at mature size. Gasoline Stations are permitted as a conditional use in the C-2 zoning district, subject to further use restrictions set forth by Article IV, Section 3, C(46). This section provides location requirements limiting Gasoline Stations to properties located at three-way or four-way intersections involving arterial and collector road rights-of-way. The intersection of Woolbright and Seacrest is one of these intersections. According to the Palm Beach County 2010 Federal Functional Classification and Urban Area Boundaries Map, Woolbright Rd is classified as a Minor Arterial and Seacrest Blvd is classified as a Minor Collector Roadway. Given the designated classification and current development patterns along Woolbright Rd and Seacrest Blvd, this property is an appropriate location for the proposed use. Standard 9. Height of buildings and structures, with reference to compatibility and harmony to adjacent and nearby properties, and the city as a whole; Findinq 9_ The proposed building is one-story, and it is replacing a one-story building. The surrounding commercial and residential area is comprised of low -elevation single -story commercial and residential structures. The proposed building and structures are consistent with the surrounding area. Standard 90. Economic effects on adjacent and nearby properties, and the city as a whole; Engineering inspired Design. November 27, 2019 / Page 6 of 6 7 -Eleven (#10391) Conditional Use Permit Standards for Evaluating Conditional Uses Finding 10: The proposed uses (Gasoline Station with accessory convenience store) provide services that support the neighborhood and area tourism. The service support of this proposed development therefore will be likely more valuable than the existing development, which would increase tax revenues for the City. Further, given the design and development plan, there are no negative impacts to surrounding properties as discussed elsewhere in this letter. Standard 11. Where applicable, the proposed use furthers the purpose and intent of a corresponding mixed-use zoning district or redevelopment plan; and Finding 11: Not applicable. The Subject Property is proposed to be developed in a commercial zoning district. Standard 12. 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 ll, Chapter 15, Section 15-8. �l Finding 12: The proposed development is compliant with the operational performance standards in Chapter 3, Article IV, Section 1. The proposed development will be constructed, maintained and operated so as not to be a nuisance or hazard to persons, animals, vegetation or property located on adjacent or nearby properties or rights-of-way; or to interfere with the reasonable use or enjoyment of adjacent or nearby property. The proposed development will comply with all federal and state regulations for gas stations and convenience stores, which shall ensure that all nuisance and potential hazards shall be avoided. Engineering hisph-ed Design. EXHIBIT D Conditions of Approval Project Name: 7 -Eleven 101 W Woolbright Rd File number: COOS 20-001 / MSPM 20-002 Reference: 3rd review plans identified as a Major Site Plan Modification with a January 14th, 2020 Planning and Zoning Department date stamp marking. ENGINEERING / PUBLIC WORKS / FORESTRY / UTILITIES 1. No Lantana plants will be used as it is a perennial and will not survive. Please replace with another type of butterfly attracting plants such as Dwarf Porterweed, Pentas, or a plant not considered a perennial. City will accept Purple Lantana. No other Lantana X substitutions will be allowed. 2. Provide a maintenance plan for the maintenance of the hedge outside the wall to the west that ensures the adjacent property owner will not be responsible for maintaining the proposed plantings. Provide agreement with adjacent property owners to either provide access for landscaping maintenance purposes or their agreement to X place the wall on the property line with no landscaping along the exterior of the wall. The footer of wall cannot encroach into adjacent properties. A thickened edge footer shall be included in the details. 3. Provide an example of Florida Privet being used as a hedge since it is not typically used as a hedge and will not be dense enough to obtain the objective. Please provide an example. X 4. Please note that Jasmine and Hawthorne are shrubs not groundcovers. Please revise the plant list accordingly. X FIRE Comments: None. All previous comments addressed at DART meeting. POLICE Comments: None. All previous comments addressed at DART meeting. BUILDING DIVISION Comments: None. All previous comments addressed at DART meeting. PARKS AND RECREATION Comments: None 7 -Eleven 101 W Woolbright Rd (COUS 20-001 / MSPM 20-002) Conditions of Approval Page 2 of Comments: 5 PLANNING AND ZONING / LANDSCAPE It is the applicant's responsibility to ensure that the application requests are publicly advertised in accordance with Ordinance 04-007 and Ordinance 05-004, and an affidavit with attachments (ownership list, radius map, and copy of mailing labels) is required to be provided to the City Clerk and Planning & Zoning one (1) week prior to the first public hearing. 6. The length of the east property line is incorrect on the site plan. Please correct. X 7. Faux windows glass shall have the same appearance as vision glass. At time of permit submittal, please provide samples for staff review X and approval. 8. The property on the northwest side (112 SW 14th Avenue) has two zoning district designations: R2 (Single and Two Family) and R1A (Single -Family). Please, include R1A as one of the existing zoning X district designations. 9. Abandonment of existing 4 feet easements depicted on the survey isj X required prior to issuance of any building permits. 10. Revise the canopy elevation to correct the orientation (north, south, east, west), as they appear to be labeled incorrectly on sheet A 203 X and sign elevations. 11. Please shift the vent stack slightly further west so additional landscape screening can be placed between it and the curb. I I X 12. Please correct sign drawings to indicate a total of 115 sq. ft. of wall signage is allowed, and two (2) 52.5 sq. ft. signs area proposed, one X (1) on the south and east building facades. 13. Per code requirements, the numerical address proposed at the bottom of the monument sign should be located above the 7 -Eleven X logo and digital gas price faces. 14. The monument sign should be designed with similar architectural features and colors as the principal structure. Please provide columns on each side of the structure, as well as EIFS banding and split -face block below the 7 -Eleven logo and digital gas price faces. X Please revise the sign construction information on the sign elevations. 7 -Eleven 101 W Woolbright Rd (COUS 20-001 / MSPM 20-002) Conditions of Approval Pa e3of4 15. The northerly monument sign should be placed closer to the entry drive, further from residential property. I X 16. Please label the existing legal -nonconforming pole sign on the site plan to be removed. X 17. At time of final inspection of the installed landscaping between the store/ gas station and the residential structures, the applicant shall provide a dense barrier restricting the view between the two. If not, X additional landscaping will be required to be installed. 18. At time of final inspection of the installed landscaping at the corner of the property designed to screen the three (3) parking spaces from the X rights-of-way shall provide a dense barrier. If not, additional landscaping will be required. 19. Add a note to all of the Photometric Plans that all lighting shall utilize warm white LED lighting. X 20. Please provide irrigation to all sodded areas and only install St. Augustine Grass. X COMMUNITY REDEVELOPMENT AGENCY Comments: Not applicable. PLANNING & DEVELOPMENT BOARD CONDITIONS Comments: None CITY COMMISSION CONDITIONS Comments: 21. Remove Condition #11, and replace with a new Condition that requires, prior to permit submittal, the relocation of the gas vent stacks further away from residential properties, and densely X landscaped, in accordance with staff approval. 22. At the time of permit submittal, please remove the pedestrian access point from the SW 14th Avenue sidewalk, while maintaining access to X the fire hydrant. 23. Please revise the Seacrest Boulevard driveway to a right -in / right -out only function, with the installation of traffic control measures approved X by Palm Beach County Traffic Engineering and City staff. 7 -Eleven 101 W Woolbright Rd (COUS 20-001 / MSPM 20-002) Conditions of Approval Page 4 of 4 ADDITIONAL REPRESENTATIONS / COMMITMENTS The applicant or applicant's representatives made the following representations and commitments during the quasi-judicial and/or public hearings that now constitute binding obligations of the applicant. The obligations have the same weight as other conditions of approval. S:\Planning\SHARED\WP\PROJECTS\7-Eleven 101 W. Woolbright\MSPM 20-002 COUS 20-001 COA - Post CC.doc