2019-10-09 Updated NarrativeIV
KEITH
October 9, 2019
Edgar Breese
Planning & Zoning Administrator
City of Boynton Beach
3301 quantum Blvd, Suite 101
Boynton Beach, FL 33426
RE: 7 -Eleven at Hypoluxo Rd and Congress Ave Minor Site Plan Modification Narrative
7 -Eleven Project #34785 /KEITH Project Number 09725.27
On behalf of 7 -Eleven, Inc. ("Applicant'), KEITH is pleased to submit a request for a minor site
plan modification.
The Site Plan (MSPM19-006/COUS19-001) was granted a Development Order by the City
Commission on June 18, 2019. The approved site plan consists of a new 2,540 SF convenience
store, a 3,096 SF gasoline pump island canopy consisting of 12 fueling positions, and related site
improvements.
The applicant proposes the following amendments:
1. The addition of a vehicle turnaround
2. The addition of an emergency exit door
3. Light enhancements under the canopy
1: The addition of a vehicle turnaround
The applicant proposes to add a vehicle turnaround complete with a "No Parking" sign and yellow
striping for use by the adjacent property.
2: The addition of an emergency exit door
The applicant proposes to change the interior floor plan to add an emergency door at the
northeast corner of the building as well as a connecting sidewalk to the main pedestrian path.
3: Light enhancements under the canopy
To improve the safety of the site, the applicant proposes lighting enhancements under the fueling
canopy to deter foreseeable threats. The photometric plan that was approved by the City
Commission on June 20th, 2019 adheres to the City code requirements listed below. We believe
that these requirements are too dark and could lead to unsafe conditions.
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Boynton Beach J-Eleven
Justilation Narrative
Code Section Chapter 4, Article VII, Section 4, C provides the City's rules for lighting:
Maximum Footcandle and Illumination Levels. Permanent off-street lighting levels for all
multiple-family residential and non-residential uses shall not exceed five and nine-tenths
(5.9) footcandles for any spot location reading, excluding those areas where higher
lighting levels are required for automated teller machines (ATM) or as identified in Crime
Prevention Through Environmental Design (OPTED).
This code section allows brighter lighting for OPTED and safety purposes.
Article III, Section 12, B. provides information about the City's OPTED requirements. In particular,
the subsection 111.12.B.2.a outlines lighting standards that should be included in new
developments, which include:
(1) Exterior lighting should be placed above or near entryways and garages.
(2) Landscaping should be designed and maintained to reduce conflicts with exterior
lighting, taking into account long-term tree canopy growth.
(3) Landscaping should be designed and maintained to minimize obstruction of view of
windows, address numbers, and walkways.
(4) Pedestrian-scale lighting (maximum 12-foot tall, metal halide light poles) should be
used for all street and pedestrian walkways.
(5) On non-residential projects, non-glare lighting should be located around the perimeter
or placed on building walls.
(6) In parking garages, all lighting should be vandal resistant. Enhanced lighting should be
used at entrance/exits to reduce transition (from daylight) when entering structure,
while not drawing additional attention at night.
The proposed photometric plan is consistent with each applicable CPTED requirement; However,
the City's standards do not specifically connect the brightness of lighting with CPTED codes.
Since lighting brightness for CPTED does not have specific guidelines in the City's code, the
Applicant provided a photometric plan that is consistent with Automated Teller Machine (ATM)
lighting, which does have lighting standards in the Florida Statutes. ATM and CPTED lighting are
linked in the lighting section of the City's Land Development Code (Chapter 4, Article VII, Section
4, C), but the City's Land Development code does not provide specific standards for CPTED
lighting or ATM lighting. The Florida Statues do provide minimum lighting requirements for ATMs
for safety and crime prevention. Section Si Florida Statutes indicates that there shall be
a minimum of 10 candlefoot power at the face of the ATM and extending in an unobstructed
direction outward 5 feet. The photometric plan submitted by the Applicant does not exceed 10
foot-candles at the edge of the pump island canopy, which is consistent with the state rules for
ATMs and is generally consistent with the City's Land Development Code.
Since the store will continue to operate 24-hours a day, it is important to maintain safe lighting
r/^llevels during all operating hours to deter crimes and maintain a safe environment. The proposed
1V Engineering Inspired Design.
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Boynton Beach J -Eleven
Juctiliation Narrative
brighter canopy lighting will ensure consistency with the City's OPTED guidelines and will be
consistent with similar, guiding Florida Statutes.
The remainder of the site will continue to adhere to the code's lighting requirements. We are
confident that the proposed plan promotes the safety of the customers visiting the property.
On behalf of the applicant, we look forward to working with the City
Respectfully Submitted,
; " V
Michael yonder Meulen, AICP
Z1Engineering Inspired Design.