REVIEW COMMENTS
7.B .1.
FARM STORES
Community Design Plan
~
PLANNING AND ZONING DEPARTMENT
MEMORANDUM NO. 95-323
TO:
Chairman and Members
Planning and Development Board
Tambri J. Heyden -=-'~'j2/ 0~ ~
Planning and Zoning Director 5/
THRU:
FROM:
Michael E. Haag
Zoning and Site Development Administrator
DATE:
July 7, 1995
SUBJECT:
Farm Stores - CDPA 95-004
(Drive-up window facing a public street)
NATURE OF REQUEST
A.M. Pascual, of EGN, Inc. Engineering, agent for REWJB Investments, d/b/a/
Farm Stores, is requesting approval of an appeal to Chapter 9 - Community
Design Plan, Section 11. H. of the land development regulations (see Exhibit
f1A" - letter of request). The appeal is requested to allow a drive-up window
facing a public street and is submitted in connection with a concurrent
request for conditional use approval for a convenience store with dl-ive-
through facilities.
BACKGROUND
The proposed 756 square foot convenience store is to be located on a vacant
parcel at the northwest corner of Boynton Beach Boulevard and N.W. 7th Court
(see attached location map). The front of the building is designed to face
Boynton Beach Boulevard with the sides of the bUilding facing east and west.
Two drive-up windows are planned; one on the east and one on the west sides
of the building. The appeal is required for the drive-up window located on
the east side of the building, since it faces N.H. 7th Court; a public
street.
ANALYSIS
The attached drawings show the location and configuration of the building and
the Pl"oposed dl.-ive-up features (see Exhibit "B" - east elevation of building
and site plan).
Chapter 9 - Community Design~Plan, Section 11.H. states the following:
"Drive-up or walk-up windows for commercial uses shall not be located on
a building facade that faces a public or private street."
This locational prohibition for drive-up windows was added to the most recent
Communi ty Design Plan as one of the ways to achieve a higher degree of
beautification along the city's thoroughfares. Drive-up windows were
identified as a type of service area that was not desirable to be visible
from the street and were considered more appropriately located to the rear of
a building. The interior building design along a wall whet'S a d1."ive...up
window is located is also service oriented (work areas and mechanical
equipment). This results in a "rear" design appearance (few or no
architectural features and a wall surface having little articulation) of this
wall as viewed from the outside. since most uses that have drive-up windows
indicate such facilities on their freestanding sign and mark their entrances
with signage also or are so customarily associated with having such
facilities, it was concluded that the window itself is not necessary to be
visible to the customer from the street.
The letter from the applicant indicates that the east drive-up window is to
be covered with Areca palms aligning the street buffer. The landscape plan
submitted with the conditional use application does not indicate any Areca
palms. The landscape plan does show a 48 inch high, 24 inch on center Ixora
"Nora Grant" landscape hedge along the east property line of the site, to
lnee t the city's vehicle use area screening requirements. The proposed height
exceeds the minimum 18 inch high hedge required along vehicle use areas and
may be an attempt by the applicant to screen the drive-up window.
Page 2
Memorandum No. 95-323
Farm stores - CDPA 95-004
RECOMMENDATION
A landscape hedge will not provide a reliable permanent screen of the drive-
up window, since landscaping takes time to reach the height that would be
necessary to fully screen the window and rarely succeeds in providing an
adequate, continuous, hedgerow. Success increases with optimum maintenance,
but maintenance is difficult to ensure. Also, as hedges mature they develop
bare spots. There is also more than 25 feet between the proposed screen and
the window and there are disruptions in the hedge in order to provide
driveways.
Even with the proposed hedge, the drive-up area will be partially visible
from Boynton Beach Boulevard as well. Boynton Beach Boulevard is a major
thoroughfare and entrance to the city as the main street to the city hall
complex and the downtown. Approval of this drive-through facility design
would be contrary to the work that has been over the past ten years with
median landscaping, phased implementation of redevelopment plans and
beautification corridor studies for Boynton Beach Boulevard. Therefore based
on these reasons, staff recommends denial of this appeal for a drive-up
window facing N.W. 7th Court; a publiC street.
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June 16, 1995
Tambri J. Heyden
Planning & Zoning Director
City of Dayton. Beach
100 E. Boyton Beach Blvd.
Boyton Bcac:h, Florida 334-25-0310
RE: APPEAL to the COMMUNITY DESIGN CODE
Farm Stores, Ioe.
Lot 12 and part of Lot 11 of "DeireJ Park"
Plat Book 23 I Page 236 of Palm Beach COWlty
NIW/C of Boyton Beach Blvd. and N.W. 7th Coon
Boyton Beach, Pahn Beacb County, Florida
:oe.r Ms. Hayden,
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.- '1\ ~NN\NG ~NO
. 'I:: litl"".
ENQIIEERIIG
IiICIDO .. 3D -.et ... ..
'*IIi. ... 31!1172
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IU ace 1,71-TrJIl
bNI:*' p~
The submitted plans for an appeaIID the Community Design Code fur the: ~fQ'entCd site are
being addressed as follows :
Appeals rcqueBd:
1. East Drive-up wiDdow ~ be covered with Areca palms aligning street buffer.
e. The applicants's mode of operation is the double -drive, easing local customers
OD-site time thune, in turn significandy rClducio& car lQckin!.
b. This approval will allow business to be conclucted, as the applicant and its
customer base is accustomed to.
e _ The appeal requested. DoubJe..drive thru, accesses on N. W. 7th Court. aisle
width (uaffic control - directional) work toaether. providing ease of access,
rc:ducini gar stlCkin&. busiocsa time frame and tbcrcfore reducing impact rbis
bvaGel. wiIlllave on tile city.
if you have any questions ~ this submittal. plase do not hesitate to COD1aCt me at 30j-
477-0880. 'I'Qnk you in Idvuce.
Sblcere1y I
A.M. PucuaI, P .B.
ce: File 94-:Z:U/2:S1C0V3.DOC
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LOCATION MAP
FARM STORE
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7. E. 2.
FARM STORES
Parking Lot Variance
,.
Planning and Zoning Department Memorandum No. 95-327
TO: Chairman and Members
Planning and Development Board
FROM: Tambri J. Heyden d~' C2 ~/)h__
Planning and Zoning Directo~. #
DATE: July 6, 1995
SUBJECT: Farm Stores - PKLV 95-002
(Variances for driveway distance from intersection and
parking space back-up distance)
INTRODUCTION
Chapter 23 - Parking Lots, Article I, Section 3.B.3.d. of the land
development regulations, requires that when a variance to the
parking lot regulations is requested, the Technical Review
Committee must forward to the city Commission, a recommendation
that is to be part of the public record. This change in procedure
for formal action on parking lot variances by just the City
Commission became effective with the recent adoption of the land
development regulations.
Although this function is no longer formally a part of the Flanning
and Development Board's duties, the Commission has indicated that
they would like the Board I s comments and recommendation on a
parking lot variance that is submitted concurrently and in
connection with a site plan or conditional use approval, since
parking lot design is a significant part of reviewing a site plan.
The information below has been prepared by staff to be made part of
the record for the public hearing proceedings befol"e the City
Commission on July 18, 1995 and serves to apprise the Board of the
variances that have been submitted in connection with the Farm
store's conditional use application that requires review by the
Board.
BACKGROUND
EGN, Inc. Engineering, agent for REWJB Investments, d/b/a Farm
Stores, is requesting a variance to Chapter 23 - Parking Lots,
Article II, Section H.3. and Section I.l. of the land development
regulations. The variance is requested in connection with a
conditional use approval for construction of a drive-through
convenience store at the northwest corner of Boynton Beach
Boulevard and N.W. 7th Court (see attached location map).
ANALYSIS
Chapter 23, Article II, section H.3. and Section 1.1. of the land
development regulations states the following:
lfH. Driveway.
3. Distance from streets. Parking lot driveways shall
be constructed at least thirty (30) feet from the
intersection of the right-of-way lines along local
streets and one hundred eighty (180) feet along
streets of a higher classification.
I. Parking lot layout
1. Dimensions. Parking lots shall be designed to meet
or exceed the dimensional requirements for stalls,
driveways and access aisles as prOVided for in the
city standards."
\
Page 2
Memorandum No. 95-327
Farm Stores, PKLV 95-002
The site plan submitted in connection with the two requested
parking lot variances (see Exhibit "A" - site plan) proposes a
driveway located on the north side of Boynton Beach Boulevard,
approximately fifty-three (53) feet west of the N. W. 7th Court
intersection and a nineteen (19) foot back-up space for the
required four (4) parking spaces located north of the building.
Twenty-seven (27) feet of back-up space is required for ninety (90)
degree parking and 180 feet is required between the intersecting
right-of-way lines of Boynton Beach Boulevard and N.W. 7th Court
for the driveway proposed on Boy ton Beach Boulevard. Please refer
to Exhibit liB" for the applicant I s description of the justification
for the variances requested.
Due to significant safety issues and problems with traffic flow
raised by staff during the review process of the original site plan
which reflected two, two-way driveways on N.W. 7th Court, the site
plan was revised. The revised site plan is the current proposal of
a two-way driveway on N.W. 7th Court, an ingress only driveway on
N.W. 7th Court - designed to prevent unsafe egress onto Boynton
Beach Boulevard and an egress only driveway onto Boynton Beach
Boulevard. It was realized that the driveway onto Boynton Beach
Boulevard would require a variance, however when the operation of
all the driveways were analyzed together, this traffic arrangement
was determined to be the safest.
RECOMMENDATION
On Tuesday, June 26, 1995 the Technical Review Committee (TRC)
reviewed the revised plans and documents submitted and formulated
a recommendation with regard to the variances requested. After
review and discussion, the TRC recommended approval of the driveway
located on Boynton Beach Boulevard as submitted, subject to closing
the one-way, east/west cross-over lane (access aisle) located south
of the building. staff felt the omission of the cross-over lane
would further keep traffic from trying to illegally exit the site
through the south ingress driveway located on N.W. 7th Court.
with respect to the variance request to reduce the back-up distance
from twenty-seven (27) feet to nineteen (19) feet, this request
was denied. Staff ~elieves there is room on the site to
accommodate the required twenty-seven (27) feet of back-up space
(see attached Engineering Division Memorandum No. 95-210 in Exhibit
"c" ) .
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CITY OF BOYNTON BEACH, FLORIDA
PLANNING & ZONING BOARD
APPLICATION FOR VARIANCES
TO PARKING LOT REGULATIONS
This application must be filled out completely and
accurately and submitted in two (2) copies to the Planning
Department. Incomplete applications will not be processed.
Please Print Legibly or Type All Information.
1. Project Name of Site Upon Which Parking Lot is Located:
o
2.
3.
Date This Application is Submitted:
t;/1J./96
I
Applicant's Name (person or
this application is made):
name
Address: GtgOt:J tWo 7~1H .AYE
~ g3't:?~
Phone: ~~~ ~"OCJ Fax:
(Zip Code)
4.
Agent's Name (person, if any, representing applicant):*
~
Address: ~~O t:J1l Z-0 ~
MJAM\ i ~ ~~l1:2-
Phone: t?oiJ):5rl~tYo6D Fax:(?f)IljM77~IJ:1tiP
Code)
* A letter fram the applicant or owner authorizing the agent
is required. "
5. Property OWner's (or Trustee's) Name: ~ ~ J l~
Phone:
I rJ ~ esT M EJJTS
,f;~E:>O AI, W 7411-r ~;;z-.
M(~, I R-.
6()')4.77-o~o
-
s3-1 G. "
(Zip Code)
Fax: ~o0 1-77.-./('1' 7
different than applicant or
Address:
6.
Correspondence Address (if
agent)**:
SeJ. b ~ A-t--::>l::> /l..e!SS / II ~TI F7 5Z:> I ~
# t/-.
** This is the address to which all agendas, letters, and
other materials will be mailed.
PLANNING DEPT. - January 1991
A:PkLotVar
\c..
(2)
7. What is applicant's interest in the premises affected?
~~
(owner, Buyer, Lessee, Builder, Developer, etc.)
8. street Address of Location of Site Upon Which Parking Lot is
Located:
o
~~. 7:uI G:oLlI2T
9. si te Upon Which Parking Lot is Located:
10. Intended Use(s) of Site Upon Which Parking Lot is Located:
11. Developer or Builder:
12. Architect:
13. Landscape Architect:
14. Site Planner:
15.
16.
17.
18.
19.
20.
21.
Engineer:
~~
Surveyor:
"
Traffic Engineer:
Copy of last recorded Warranty Deed included? (check)
Letter authorizing agent (if any) included? (check) V/
Site plan and survey (2 copies each) attached? (check) 7'
Number of variances requested on the following sheets: ~
NOTE: A separate sheet must be completed for each specific
design requirement (Sec. 5-141) or permit application
requirement (Sec. 5-142) to which a variance is
requested.
A:PkLotVar
\
(3)
The undersigned hereby petitions the Planning and Zoning Board to
grant to the petitioner a variance to Article X "Parking Lots",
of Chapter 5, "Building, Housing and Construction Regulations",
of the Code of Ordinances of the City of Boynton Beach, Florida,
as it Pertains to the property described in this application, and
for the reasons stated below:
Section, Subsection, and Paragraph number of specific requirement
to which variance is requested, and exact language contained in
the Code:
c..1-h4--P~ ~ .2. 3 A-1Z-77 GL~ Tl H.~
~ f)~ ~ ~ ~ ~-Y3 ~P"H~'\~I
.-== ~ Lf c...A-7- ~ . (~ W ___ ~__
~w (I) ~J2-1 t/G_
-
ItJ /~~scp~,
AN
Nature of Variance Requested:
W~ WI f'H-J4J /1301
Statement of Special Conditions, Hardships,
Justifying the Requested Variance (attached
necessary) :
;s~se IffS
I:>t,."., eNS/eNS A-/2-5
~ IT IS
1Ze?pU/~.b ~~
iE.tv ptEA NCeS .
or other reasons
additional sheets if
--
OVE7-'~ 1t:)/~ L.o T"
.
WIPtS X /73,,72-
70 4c::..-J:/- €J L/€ T~
~ VS'W ItLf
I
(I) (We) understand that this application and all paper. or plan.
.ubmi~eed h.r.wl~h become a par~ of the pe~.nt ~.eords ot the
Planning and Zoning Board.
(I) (We) hereby certify that the above statements and the
statements or showings made in any papers or p s submitted
herewith are true to the best of (my) (0 ledge. This
application will not be accepted ~JWs~ .1 Q.. R.A.t:J'ne~ PA-~tne~hl
Signature of applicant or agent:
Date:
June 12, 1995
A:PkLotVar
q
(3)
The undersigned hereby petitions the Planning and Zoning Board to
grant to the petitioner a variance to Article X "Parking Lots",
of Chapter 5, "Building, Housing and Construction Regulations",
of the Code of Ordinances of the City of Boynton Beach, Florida,
as it pertains to the property described in this application, and
for the reasons stated below:
Section, Subsection, and Paragraph number of specific requirement
to which variance is requested, and exact language contained in
the Code:
CrfA-p;-e~ .:L ~ ~ NLA-E IF
CIT'1 ~ LAND Oe:VeLLJ,Pme:rlT
.(% Aq~ U~ S~A<..G)
x. / Or=-
~?1 t./ t..-A7I ON5
Nature of Variance Requested:
-
10
I~ ~C-8
/9/
~u~
S,;P~ rtz.-o/l-1
2-71
-.
JD
.
Statement of Special Conditions, Hardships, or other reasons
Justifying the Requested Variance (attached additional sheets if
necessary) :
~e /0 /rI-E. /1<R~ul..-A/a. ,s"tTe .Qz..s
A-AlD /i-f.-e ~- THA-r ~
,.--..
O\f B - /;<.t A[ / tz-.Ar= ~/C- Ale ~e-
[I-f-(s 191 LA-Nt;; f=D~ BA<-.c V,47
~IAI~.
IS ~7'
As):::../ ,J L7
/gc;;-
(I) (We) understand that this application and all papers or plans
submitted herewith become a part of the permanent records of the
Planning and Zoning Board.
(1) (We) hereby certify that the above statements and the
statements or showings made in any papers or plans submitted
herewith are true to the best of (my) (0 wledge. This
application will not be accepted unless i ed bel oR.'^e.r.-lI"Nl.r+n~(Sh.i~")
~~, 'rH6, L.,;,r' I · ~ ,.,..- ,
Signature of applicant or agent:
Date:
June 12, 1995
r, Exec. Vice President
Inc. mana in eneral
A:PkLotVar
c_\
f,){1\1-B1-1' C
~
,0
DEVELOPMENT DEPARTMENT
ENGINEERING DIVISION MEMORANDUM NO.
TO:
Tambri J. Heyden
Planning & Zoning Director
FROM:
William Hukill, P.E. ~
City Engineer
DATE:
June 29, 1995
RE:
FARM STORE
We can accept the current one-way entrance road on 7th Court N.W.
providing there is no east-west drive of any nature south of the
store. Other previous comments still apply, specifically non-
complying backup.
WVH/ck
C:FARMSTOR
xc: Ken Hall, Engineering Aide
~
DEVELOPMENT DEPARTMENT
ENGINEERING DIVISION MEMORANDUM NO.
TO:
Tambri J. Heyden
Planning & zoning Director
FROM:
william Hukill, P.E. ~
City Engineer
DATE:
June 29, 1995
RE:
FARM STORE
We can accept the current one-way entrance road on 7th Court N.W.
providing there is no east-west drive of any nature south of the
store. Other previous comments still apply, specifically non-
complying backup.
WVH/ck
C:FARMSTOR
xc: Ken Hall, Engineering Aide
#
\\
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LOCATION MAP
FARM STORE
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