CORRESPONDENCE
@
McDonald's Corporation
5200 Town Center Circle
Suite 600
Boca Raton, Florida 33486
(407)391-8003
Telex: 823258
McDonald's
June 27, 1988
Tambri Heyden, Assistant City Planner
City Of Boynton Beach
200 N. Seacrest Blvd.
Boynton Beach, Fl 33425-0310
RE: McDonald's Restaurant
1799 N. Congress Avenue
Boynton Beach, Fl
Conditional Use Application
Dear Ms. Heyden:
Attached is a resubmittal for the subject project. The original
submittal was April 25, 1988.
The staff comments and responses are attached as part of this
submittal. As you had mentioned, we would like to be on the
City Co~nission meeting agenda for 8/16/88.
Should you need any additional submittal materials, please advise.
Sincerely,
~~s,
P.E.
Construction Engineer
McDonald's Corporation
cc: Tom McMurrian
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Mr. Roland Yates, P.E.
McDonalds Restaurants of Florida,
5200 Town Center Circle #600
Boca Raton, Florida 33432
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\'-. f'A~ 1,;.: Kermit Dell
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. L '\ ,~. ' Richard S. Wheellhan
0r. (.' Attorney
AU9USt 24. '1988 )\~~ 1 ""'m,& P'''Y,P.A
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LAKE WORTH DRAINAGE DISTRICT
13081 MILITARY TRAIL
DELRAY BEACH, FLORIDA 33484
Re: McDonalds Restaurant at Catalina Center (f.k.a. Congress Lakes)
Dear Mr. Yates:
On June 22, 1988 a letter wa~ sent to your attention advising
that the above referenced project was located within the Lake
Worth Drainage District's boundaries. This letter also advised
that your drainage design would require a review by this office.
To date the L.W.D.D. has received no such submittal.
Please be advised that if information needed to conduct
a' review is not received immediately we will seek help from
Palm Beach County and/or the necessary municiple agencies to
assure compliance.
Very truly yours,
d-~~~E DISTRICT
~i~~~n, P.E.
District Engineer
PAM:jma
cc: Tom Clark, Eng., City of Boynton Beach
Med Kopczynski, Dep. Building Official
Bob Pryor, P.B.Co. Health Dept.
Kevin Dickson, S.F.W.M.D., Resource Control Dept.
James E. Neuhaus, Neuhaus Engineers
'Shaughn Webb, L.W.D.D.
Jerry Gauger, L.W.D.D.
ltECEIVED
HJ6 29 1988
PLANiiL,.\.~ LHi..iL
Delray Beach & Boca Raton 498.5363 ' Boynton Beach & West Palm Beach 737.3835
,/ ~EFLe:er5 Ue ~DJJ4-L-D~
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f:t;.)(!. 1=UPr fJo. I -?kT1Sp{ j U ~ Qe;'t< LCLA-t Ii 1<e
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fiLeo l4IT~~ Atfl2-rvEV t--kz:;b~LD5 <f&tkj 5-.
K,m/ey-Horn and Assoc,afes, Inc. 4431 Embarcadero Drive, West Palm Beach,FL33407 -(407)845-0665
Raleigh. Charlotte. Nashville, Virginia Beach. Washington. Dallas. Phoenix,
West Palm Beach, Tampe, Orlando. Fl Lauderdale, Vero Beach, Fl Myers
May 16, 1988
Revised ::)'ulv 28, 1988
4677 .10(07)P87-55
Ms. Tambri Heyden
City of Boynton Beach
120 NE Boynton Beach Boulevard
Boynton Beach, Florida 33435
Re: Catalina Centre Parking Study
Revised to Include Gerulaitis Resort and McDonald's Site
Dear Ms. Heyden:
As requested, we have revised the parking analysis for Catalina Centre
located in Boynton Beach, Florida. This revision is a comprehensive document
which includes a reduction of the amount of office square footage, the addition of
a Gerulaitis Resort (health club/tennis center), and the McDonald's site, along with
all previous changes to the site. As a result of the difference in parking peak
characteristics of the exchanged land uses (office to health club), the demand at
the Catalina Centre peaks at 1 :00 PM and 8:00 PM. These peaking characteristics
are reflected in the tables and buffer ca1cula tions.
The analysis was based on the City of Boynton Beach parking code; parking
generation rates recommended by the Urban Land Institute (ULI), ULI--the Urban
Land Institute Shared Parking, 1983; parking generation rates recommended by the
Institute of Transportation Engineers (ITE), Parking Generation--An Interim
Report, Institute of Transportation Engineers, 1985; and the shared parking
recommendations of the Urban Land Institute, ULI-- The Urban Land Institute
Shared Parking, 1983. All rates used in this analysis represent peak season demand.
Differences in seasonal peaks which exist among the land uses proposed were
conservatively ignored.
Shared parking is an integral part of the Catalina Centre analysis. Shared
,parking is defined as parking space which can be used by two or more land uses
without conflict or encroachment. In order for shared parking to be utilized, the
peak accumulation of parked vehicles generated by different but adjacent land uses
must not be concurrent.
Building client relationships since 1967
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Ms. Tambri Heyden
-2-
May 16, 1988
Revised July 28, 1988
~ttJ
Catalina Centre will consist of 4ettr land uses: office, retail, health club with
ancillary facilities, and hotel with restaurant, lounge, and conference facilities
contained within the hotel. Considering the land use mix, maximum parking
accumulation will occur on weekdays.
An analysis has been made of the northern parcel, which contains 144,620
square feet of retail space, and the southern parcel, which contains 33,338 square
feet of office, 24,608 square feet of health facilities, and a 166-room hotel with its
auxiliary uses including 18 suites. The north and south parcels were analyzed
separately and combined. The analysis was based on information provided by
Ocean Properties, on the January 21, 1985, site plan of the total development, the
August 27, 1986, site plan of the retail parcel, information provided verbally in
August, 1987, the outparcel site plan of December 28, 1987, and supplemental
information provided in 1988.
Our analysis demonstrates that the proposed parking will be sufficient to
accommoda te the parking demands of both the northern and southern parcels,
whether they are considered individually or together.
Northern Parcel
ULI and ITE are the most widely recognized sources of parking generation data.
For a retail development of the size of Catalina Centre, ULI recommends a rate of
four spaces per 1,000 square feet of gross leasable area. This would indicate that
579 spaces should be provided for the northern parcel. ITE recommends a weekday
parking rate for peak season (Thanksgiving to Christmas) of 3.25 spaces per 1000
square feet of gross leasable area, which would require Catalina Centre to provide
470 spaces for the retail parcel. As per the approved retail site plan, a total of
688 spaces are proposed for the retail parcel, 109 (18.8%) more than required by
ULI rates and 218 (46.4%) more than indicated by the ITE peak season rates.
The Boynton Beach parking code, for retail use, is generalized to accommodate all
shopping center sizes. The code requires five parking spaces per 1,000 square feet
of gross leasable area. According to ULI, this is a rate appropriately applied to
retail developments greater than 600,000 square feet, over four times the size of
the proposed Catalina Centre retail parcel. Under the Boynton Beach parking
code, the Catalina Centre retail parcel would be required to provide 724 parking
spaces.
4677.oHonp87-55
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Ms.
May 16, 1988
Revised July 28, 1988
Southern Parcel
Given the hotel/office/health club/restaurant land use mix proposed for the
southern parcel, it is reasonable to assume that shared parking will occur within
the parcel itself. Analysis of the site plan shows that numerous parking spaces
within the parcel are convenient to the four land uses which will allow shared
parking to occur.
The nature and location of the health club suggests that many of the patrons of the
club will be office employees, hotel guests, residents of the adjacent Catalina Club
~' and users of more th~ use in the club. These factors permit a reduction in the
~ ......- parkmgpruvidea. I he paces internal to the health club at the peak demand
represent under 2% of the vehicles using a parking space on site. These vehicles
have a primary trip purpose at one of the other uses on site (hotel, office, retail).
A 25% reduction was applied to the health club facility, as per previous
correspondence with the City, to account for the secondary characteristics of trips
to this type of facility. The swimming pool and outdoor courts are ancillary uses
which require no additional parking.
Table 1 (attached) outlines the parking demand which can be expected for the
southern parcel using ITE and/or ULI generation rates. As shown in Table 1,
without considering shared parking, 597 parking spaces are required under ITE/ULI
recom menda tions.
Compared to ITE and ULI, the Boynton Beach parking,code is more conservative
for office, hotel, and restaurant/lounge land use, but requires fewer spaces for
conference facilities. Parking demand for the southern parcel generated using the
Boynton Beach parking code is shown in Table 2 (attached). As shown, without
considering shared parking, the Boynton Beach code would require 683 spaces to be
provided for the southern parcel.
As previously stated, the physical layout and mixed-use character of the southern
parcel lends itself to shared parking. Table 3 (attached) shows the peak parking
demand projected for Catalina Centre's southern parcel using the generation rates
recommended by ITE/ULI, and considering the shared parking recommendations of
ULI. As seen, 508 spaces are required to meet the peak parking demand, well
below the 82 proposed for the site. Table 4 (attached) shows the peak parking
and for e southern parcel using Boynton Beach rates for parking generation,
and ULI recommendations for shared parking. As seen, under these criteria, peak
parking demand will be 563 spaces. The 582 spaces proposed represents a projected
surplus of 19 spaces.
Ms. Tambri Heyden
-4-
May 16, 1988
Revised July 28, 1988
Based on the above analysis, parking proposed for the southern parcel of Catalina
Centre should prove sufficient to handling its parking needs.
Total Development
Given the mixed-use character and physical layout of the Catalina Centre site, the
most reasonable approach for analysis of the total development is through use of ,
ULI shared parking recommendations. A total of 1,270 parking spaces are proposed- b8'f ~
for the development. q3~
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4?o~
6'1 1.l1f1l/.
Projected parking demand for the total site using ULI's shared parking
recommendations are shown in Tables 5, 6, and 7 (attached). Tables 5 and 6 use the
ITE/ULI parking generation rates applied in Table 2 for land uses other than retail.
Table 5 uses the peak season rates for retail generation, and Table 6 uses ULI rates
for retail generation. Based on discussions with Boynton Beach City staff, as the
various hotel components are being evaluated separately, the ULI rate of 1.0 space
per hotel room and the ULI residential rate of 1.6 for the hotel suites is the
appropriate parking generation rate to be used in the analysis. Table 7 reflects this
ra te for the hotel room and sui te generation and Boynton Beach code rates for all
other uses.
/3..10
-=-
As shown, considering shared parking, the number of parking spaces recommended
for Catalina Centre ranges from 898 to 1,147 depending on the generation rate
selected. It should be noted that in all the above scenarios, except where the
Boynton codes are applied to each land use, sufficient parking space is provided on
site even without considering shared parking. For the remainder of this analysis,
the more conservative Boynton Beach rates reflected in Table 7 will be applied.
The City of Boynton Beach requires that a 10% buffer be provided to ensure that a
sufficient number of parking spaces are available at the time of peak use. Based
on consultation with City of Boynton Beach staff, and analysis of the layout of the
total site plan, it will be conservatively assumed that the retail and the office uses
share only from the available hotel parking of 430 spaces. The restaurant
outparcel may share from the hotel or retail. Also, due to the layout of the site
which is not especially conducive to shared parking between the retail or
restaurant and office uses, buffer calculations have been performed separately for
retail, restaurant outparcel and office uses.
By Boynton Beach code, the buffer is calculated as follows:
Buffer = Surplus Shared Parking
On-Site + Shared Parking Provided
4677.01 (07)P87 -55
[I c:iUrMJU:b5'}oC{WOiJ I]
Ms. Tambri Heyden
-5-
May 16, 1988
Revised July 28, 1988
The peak hours of parking demand for the site are 1:00 PM and 8:00 PM as shown
on Table 7. A~ 8:00, the hotel usage will require 359 spaces of the 430 provided
leaving 71 spaces available for sharing with the other uses. Neither the retail or
the office/health club will require any shared parking at this time. The
office/health club will use 71 of its 93 spaces, leaving 22 available spaces. The
Marie Callenders restaurant outparcel will need to share 28 spaces to
accommodate its parking code requirement of 87. A surplus of spaces of 71 - 28 =
43 spaces therefore exists for the hotel site, leaving a surplus of 43 + 22 = 65
spaces for the office/health club. The buffer for the office/health club (to three
significant figures) is therefore: .' ---.
65
95 + 80 x 100 = 37.1%
As calculated above, during th~k hour of parking demand~ p.m., 71 spaces
of the 430 provided for the hote are available for shared parking. Also as shown,
28 spaces will be shared at this time by the Marie Callenders outparcel leaving
71 - 28 = 43 spaces available to be shared with the retail. The peak demand of 637
spaces for the retail has been met by the 688 spaces provided. This leaves a
surplus of 688 - 637 = 51 spaces on the retail site. Overall, the surplus for the
retail portion is 51 + 43 = 94. The buffer for the retail. (to three significant figures)
is therefore:
94
688 + 36 x 100 = 13.0%
The buffers critical to meeting the City of Boynton Beach's code are provided in
the following calculations. During the peak hour of parking demand of the site, the
demand,for spaces at theMflrie Callenders res.taurant outparcel will be 100% of its
total requirements ~spcfces). Since 59 spaces have been provided for the
restaurant, 28 spaces will need to be shared with the hotel. The buffer for the
restaurant outparcel is:
~
5:: 28 = 49.4%
At 1:00 PM the buffers are also met. The hotel will require 215 of the 430 spaces
provided leaving 215 to share with the other uses on site. The office/health club
will require 133 spaces, therefore needing to share 40 spaces from the hotel. The
retail center will demand 724 spaces, therefore needing to share 36 spaces from
the hotel. Marie Callenders will not require any sharing at 1:00 PM. Considering
these demands, the surplus shared parking is 215 - 40 - 36 = 139 spaces. The buffer
for the Office/health club is:
1<
139
95 + 80 x 100 = 79.4%
~~~
4677 .OI(07)P87-55
WUwuO@Jj'o[){J@fl(]D
Ms. Tambri Heyden
-6-
May 16, 1988
Revised July 28, 1988
The buffer for the retail is:
*
139
688 + 36 x 100 = 19.2%
The buffer for Marie Callenders is:
139
59 + 28 x 100 = 159.8%
Although the site demand is similar at 1:00 PM and 8:00 PM, the buffers are
greater at 1:00 since the surplus comes from the hotel. In other words, the entire
surplus is available for the health club and retail.
It is seen that using the Boynton Beach generation rates, both the office and retail
parcels meet the Boynton Beach buffer requirement of 10%.
Based on the above analysis, the 1,270 spaces provided for the total development
should prove sufficient in handling the parking cfemands of the development.
If you have any questions regarding this analysis, please do not hesitate to
contact us.
Very truly yours,
JBP/KC/mec
Attachments
4677.01 (07)P87 -55
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Kim/ey-Horn and Associaf8S,lnc. 4431 Embarcadero Drive, West Palm Beach,FL33407 .(407)845-0665
Raleigh, Charlotte, Nashville. Virginia Beach, Washington, Dallas, Phoenix,
West Palm Beach, Tampa, Orlando, Fllauderdale, Vero Beach, Fl Myers
May 16, 1988
Revised July 28, 1988
4677 .10(07)P87-55
Ms. Tambri Heyden
City of Boynton Beach
120 NE Boynton Beach Boulevard
Boynton Beach, Florida 33435
Re: Catalina Centre Parking Study
Revised to Include Gerulaitis Resort and McDonald's Site
Dear Ms. Heyden:
As requested, we have revised the parking analysis for Catalina Centre
located in Boynton Beach, Florida. This revision is a comprehensive document
which includes a reduction of the amount of office square footage, the addition of
a Gerulaitis Resort (health club/tennis center), and the McDonald's site, along with
all previous changes to the site. As a result of the difference in parking peak
characteristics of the exchanged land uses (office to health club), the demand at
the Catalina Centre peaks at 1:00 PM and 8:00 PM. These peaking characteristics
are reflected in the tables and buffer calculations.
The analysis was based on the City of Boynton Beach parking code; parking
generation rates recommended by the Urban Land Institute (ULI), ULI--the Urban
Land Institute Shared Parking, 1983; parking generation rates recommended by the
Institute of Transportation Engineers (ITE), Parking Generation--An Interim
Report, Institute of Transportation Engineers, 1985; and the shared parking
recommendations of the Urban Land Institute, ULI-- The Urban Land Institute
Shared Parking, 1983. All rates used in this analysis represent peak season demand.
Differences in seasonal peaks which exist among the land uses proposed were
conservatively ignored.
Shared parking is an integral part of the Catalina Centre analysis. Shared
parking is defined as parking space which can be used by two or more land uses
without conflict or encroachment. In order for shared parking to be utilized, the
peak accumulation of parked vehicles generated by different but adjacent land uses
must not be concurrent.
Building client relationships since 1967
. , '
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Ms. Tambri Heyden
-2-
May 16, 1988
Revised July 28, 1988
Q;vut-Z
Catalina Centre will consist of~ land uses: office, retail, health club with
ancillary facilities, and hotel with restaurant, lounge, and conference facilities
contained within the hotel. Considering the land use mix, maximum parking
accumulation will occur on weekdays.
An analysis has been made of the northern parcel, which contains 144,620
square feet of retail space, and the southern parcel, which contains 33,338 square
feet of office, 24,608 square feet of health facilities, and a 166-room hotel with its
auxiliary uses including 18 suites. The north and south parcels were analyzed
separately and combined. The analysis was based on information provided by
Ocean Properties, on the January 21, 1985, site plan of the total development, the
August 27, 1986, site plan of the retail parcel, information provided verbally in
August, 1987, the outparcel site plan of December 28, 1987, and supplemental
information provided in 1988.
Our analysis demonstrates that the proposed parking will be sufficient to
accommodate the parking demands of both the northern and southern parcels,
whether they are considered individually or together.
Northern Parcel
ULI and ITE are the most widely recognized sources of parking generation data.
For a retail development of the size of Catalina Centre, ULI recommends a rate of
four spaces per 1,000 square feet of gross leasable area. This would indicate that
579 spaces should be provided for the northern parcel. ITE recommends a weekday
parking rate for peak season (Thanksgiving to Christmas) of 3.25 spaces per 1000
square feet of gross leasable area, which would require Catalina Centre to provide
470 spaces for the retail parcel. As per the approved retail site plan, a total of
688 spaces are proposed for the retail parcel, 109 (18.8%) more than required by
ULI rates and 218 (46.4%) more than indicated by the ITE peak season rates.
The Boynton Beach parking code, for retail use, is generalized to accommodate all
shopping center sizes. The code requires five parking spaces per 1,000 square feet
of gross leasable area. According to ULI, this is a rate appropriately applied to
retail developments greater than 600,000 square feet, over four times the size of
the proposed Catalina Centre retail parcel. Under the Boynton Beach parking
code, the Catalina Centre retail parcel would be required to provide 724 parking
spaces.
4677.oH07)P87-55
"
.~ ~?70~ ~(IC'~~uJ i
Ms.
May 16, 1988
Revised July 28, 1988
Southern Parcel
Given the hotel/office/health club/restaurant land use mix proposed for the
southern parcel, it is reasonable to assume that shared parking will occur within
the parcel itself. Analysis of the site plan shows that numerous parking spaces
wi thin the parcel are convenient to the four land uses which will allow shared
parking to occur.
The nature and location of the health club suggests tha t many of the patrons of the
club will be office employees, hotel guests, residents of the adjacent Catalina Club
and users of more than one use in the club. These factors permit a reduction in the
parking provided. The 20 spaces internal to the health club at the peak demand
represent under 2% of the vehicles using a parking space on site. These vehicles
have a primary trip purpose at one of the other uses on site (hotel, office, retail).
A 25% reduction was applied to the health club facility, as per previous
correspondence with the City, to account for the secondary characteristics of trips
to this type of facility. The swimming pool and outdoor courts are ancillary uses
which require no additional parking.
Table 1 (attached) outlines the parking demand which can be expected for the
southern parcel using ITE and/or ULI generation rates. As shown in Table 1,
wi thout considering shared parking, 597 parking spaces are required under ITEfuLI
recom menda tions.
Compared to ITE and ULI, the Boynton Beach parking code is more conservative
for office, hotel, and restaurant/lounge land use, but requires fewer spaces for
conference facilities. Parking demand for the southern parcel generated using the
Boynton Beach parking code is shown in Table 2 (attached). As shown, without
considering shared parking, the Boynton Beach code would require 683 spaces to be
provided for the southern parcel.
As previously stated, the physical layout and mixed-use character of the southern
parcel lends itself to shared parking. Table 3 (attached) shows the peak parking
demand projected for Catalina Centre's southern parcel using the generation rates
recommended by ITE/ULI, and considering the shared parking recommendations of
ULI. As seen, 508 spaces are required to meet the peak parking demand, well
below the 582 proposed for the site. Table 4 (attached) shows the peak parking
demand for the southern parcel using Boynton Beach rates for parking generation,
and ULI recommendations for shared parking. As seen, under these criteria, peak
parking demand will be 563 spaces. The 582 spaces proposed represents a projected
surplus of 19 spaces.
,
/
4677.oH07)P87-55
~:~:_~.~.>fFV7wi...'--'~r ~r:;--
Ms. Tambri Heyden
-4-
May 16, 1988
Revised July 28, 1988
Based on the above analysis, parking proposed for the southern parcel of Catalina
Centre should prove sufficient to handling its parking needs.
T otaI Development
Given the mixed-use character and physical layout of the Catalina Centre site, the
most reasonable approach for analysis of the total development is through use of
ULI shared parking recommendations. A total of 1,270 parking spaces are proposed
for the development.
Projected parking demand for the total site using ULI's shared parking
recommendations are shown in Tables 5, 6, and 7 (attached). Tables 5 and 6 use the
ITEfULI parking generation rates applied in Table 2 for land uses other than retail.
Table 5 uses the peak season rates for retail generation, and Table 6 uses ULI rates
for retail generation. Based on discussions with Boynton Beach City staff, as the
various hotel components are being evaluated separately, the ULI rate of 1.0 space
per hotel room and the ULI residential rate of 1.6 for the hotel suites is the
appropriate parking generation rate to be used in the analysis. Table 7 reflects this
rate for the hotel room and suite generation and Boynton Beach code rates for all
other uses.
As shown, considering shared parking, the number of parking spaces recommended
for Catalina Centre ranges from 898 to 1,147 depending on the generation rate
selected. It should be noted that in all the above scenarios, except where the
Boynton codes are applied to each land use, sufficient parking space is provided on
site even without considering shared parking. For the remainder of this analysis,
the more conservative Boynton Beach rates reflected in Table 7 will be applied.
The City of Boynton Beach requires that a 10% buffer be provided to ensure that a
sufficient number of parking spaces are available at the time of peak use. Based
on consultation with City of Boynton Beach staff, and analysis of the layout of the
total site plan, it will be conservatively assumed that the retail and the office uses
share only from the available hotel parking of 430 spaces. The restaurant
outparcel may share from the hotel or retail. Also, due to the layout of the site
which is not especially conducive to shared parking between the retail or
restaurant and office uses, buffer calculations have been performed separa +ely for
retail, restaurant outparcel and office uses.
By Boynton Beach code, the buffer is calculated as follows:
Buffer = Surplus Shared Parking
On-Site + Shared Parking Provided
4677.0H07)P87-55
Ms. Tambri Heyden
-5-
May 16, 1988
Revised July 28, 1988
The peak hours of parking demand for the site are 1:00 PM and 8:00 PM as shown
on Table 7. At 8:00, the hotel usage will require 359 spaces of the 430 provided
leaving 71 spaces available for sharing with the other uses. Neither the retail or
the office/health club will require any shared parking at this time. The
office/health club will use 71 of its 93 spaces, leaving 22 available spaces. The
Marie Callenders restaurant outparcel will need to share 28 spaces to
accommodate its parking code requirement of 87. A surplus of spaces of 71 - 28 =
43 spaces therefore exists for the hotel site, leaving a surplus of 43 + 22 = 65
spaces for the office/health club. The buffer for the office/health club (to three
significant figures) is therefore:
65
95 + 80 x 100 = 37.1 %
As calculated above, during th*eak hour o!...E.arking demand~ p.m., 71 spaces
of the 430 provided for the hote"rareavailable for shared parking. Also as shown,
28 spaces will be shared at this time by the Marie Callenders outparcel leaving
71 - 28 = 43 spaces available to be shared with the retail. The peak demand of~(p ~
spaces for the retail has been met by the 688 spaces provided. This leaves a
surplus of 688 -~= 51 spaces on the retail site. Overall, the surplus for the
retail portion is 51 + 43 = 94. The buffer for the retail (to three significant figures)
is therefore:
68~4 + 36 x 100 = 13.0%
The buffers critical to meeting the City of Boynton Beach's code are provided in
the following calculations. During the peak hour of parking demand of the site, the
demand for spaces at the.J\:\prie Callenders restaurant outparcel will be 100% of its
total requirements ~spaces). Since 59 spaces have been provided for the
restaurant, 28 spaces will need to be shared with the hotel. The buffer for the
restaurant outparcelis:
5;: 28 = 49.4%
At 1:00 PM the buffers are also met. The hotel will require 215 of the 430 spaces
provided leaving 215 to share with the other uses on site. The office/health club
will require 133 spaces, therefore needing to share 40 spaces from the hotel. The
retail center will demand 724 spaces, therefore needing to share 36 spaces from
the hotel. Marie Callenders will not require any sharing at 1:00 PM. Considering
these demands, the surplus shared parking is 215 - 40 - 36 = 139 spaces. The buffer
for the office/health club is:
139
95 + 80 x 100 = 79.4%
4677 .OH07)P87-55
w!JrJiJDO@'i!lo[J{]@!l{JfJ
1
Ms. Tambri Heyden
-6-
May 16, 1988
Revised July 28, 1988
The buffer for the retail is:
68i:936 x 100 = 19.2%
The buffer for Marie Callenders is:
5J~ 28 x 100 = 159.8%
Although the site demand is similar at 1:00 PM and 8:00 PM, the buffers are
grea ter at 1 :00 since the surplus comes from the hotel. In other words, the entire
surplus is available for the health club and retail.
It is seen that using the Boynton Beach generation rates, both the office and retail
parcels meet the Boynton Beach buffer requirement of 10%.
Based on the above analysis, the 1,270 spaces provided for the total development
should prove sufficient in handling the parking demands of the development.
If you have any questions regarding this analysis, please do not hesitate to
contact us.
Very truly yours,
JBP/KC/mec
Attachments
4677 .OH07)P87-55
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MEMORANDUM
1 August 1988
TO:
Chairman and Members
Planning and Zoning Board
FROM:
Carmen S. Annunziato
Planning Director
RE:
McDonald's Restaurant at Catalina Centre Plat No.2
Revised Conditional Use Application
SUMMARY: The following is a reevaluation of the McDonald's
restaurant with drive-through facilities to be located within
Catalina Centre, plat no. 2, in light of the revised site plan
which was submitted to the Technical Review Board. The Planning
and Zoning Board requested resubmission of the site plan at the
June 14, 1988 meeting. Roland Yates, agent for McDonald's
Corporation, is requesting conditional use approval for the
McDonald's restaurant with drive-through facilities proposed to
be located at the leased outparcel at the southeast corner of the
northern shopping center driveway and Congress Avenue. The
shopping center, which occupies a 12.96 acre parcel on the west
side of Congress Avenue, south of N.W. 22nd Avenue, has an 840
foot frontage on Congress Avenue, and is zoned C-3, Community
Commercial. Restaurants with drive-through facilities are
permitted in the C-3 zoning district subject to Conditional Use
approval.
SURROUNDING LAND USES AND ZONING (see attached location map):
Abutting the subject parcel to the north and northwest is the
proposed Gerulaitis Multifamily Development approved for 466
rental units. North of the subject parcel is the remaining
undeveloped portion of the Congress Lakes Planned Unit
Development which was allocated 59 residential units through a
recent Master Plan Modification. Further north is the N.W. 22nd
Avenue right-of-way and Mahogany Bay, a developed portion of
Congress Lakes Planned Unit Development. Abutting the subject
parcel to the east is the Congress Avenue right-of-way. Further
east across Congress Avenue is Motorola. South of the subject
parcel is Catalina Centre plat no. 1 (hotel site). Further south
is the Boynton C-16 Canal.
PROPOSED USE (see attached revised site plan): With respect to
the approved site plan for the Catalina Centre shopping center,
the applicant is proposing to decrease the size and configuration
of the building footprint within the leased outparcel from 6,000
square feet to 4,295 square feet. The applicant is also
proposing to change the surrounding parking lot to accomodate the
1
McDonald's Restaurant and drive-through facility. Under the
proposed layout and design of the outparcel, two drive-through
windows would be located on the east side of the building, facing
Congress Avenue. The drive-through entrance would be located at
the southwest corner of the building, circulating drive-through
traffic counter-clockwise around the building with stacking lanes
visible from Congress Avenue on the south and east sides of the
building. The drive-through exit is located at the northwest
corner of the building. The main entrance to the building would
be located on the west side, away from or opposite Congress
Avenue. A menu board with a speaker is to be located on the
south side of the building.
STANDARDS FOR EVALUATING CONDITIONAL USES: Section 11.2.D of the
Zoning Regulations contains the following standards to which
conditional uses are required to conform. Following each of
these standards is the Planning Department's evaluation of the
application as to whether it would comply with the particular
standard:
The Planning and Zoning Board and City Commission shall consider
only such conditional uses as are authorized under the terms of
these zoning regulations, and, in connection therewith, may grant
conditional uses absolutely or conditioned upon the faithful
adherence to and of fulfillment of such restrictions and
conditions including, but not limited to, the dedication of
property for streets, alleys, and recreation space, and
sidewalks, as shall be necessary for the protection of the
surrounding area and the citizen's general welfare, or deny
conditional uses when not in harmony with the intent and purpose
of this section. In evaluating an application for conditional
use, the Board and Commission shall consider the effect of the
proposed use on the general health, safety, and welfare of the
community, and make written findings certifying that satisfactory
provision has been made concerning the following standards, where
applicable:
1. 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.
Proposed access to the restaurant outparcel would occur by
way of the shopping center driveways onto Congress Avenue.
These driveways would allow for sufficient access to the
proposed use. As noted in the original staff report, several
circulation problems resulted when the shopping center
parking lot was modified to accomodate the McDonald's
restaurant and drive-through facility. The revised site plan
has attempted to address these problems. First, the angled
drive-through entrance still exists, however, the north/south
access lane has been "dead-ended" at the drive-through
entrance with the addition of four parking spaces and a
landscaped island. This redesign eliminates the original
2
concern, but creates a new concern.
Dead-ending the access lane will result in the use of the
access lane primarily by McDonald's customers only, improving
the shopping center traffic in this area by forcing shopping
center patrons to use the access lane at the northeast corner
of the shopping center building to exit the site, rather than
using the McDonald's access lane to exit. At the same time,
the likelihood is greater, with the new design, that
drive-through traffic will block exit or entry from the six
(6) parking spaces on the west side of the McDonald's
building and/or block access to other lanes and spaces to the
west. The capacity of the drive-through lane from the menu
board is only seven (7) cars beyond which the above situation
would result. Incidentally, McDonald's peaks during the
shopping center peak.
The other traffic problem noted in the original staff report
occurs at the drive-through exit located at the northwest
corner of the building. This problem has been alleviated by
increasing the turning radius between the drive-through exit
and the Catalina Centre north drive. However, the potential
still exists for congestion in this area and a bottleneck
situation created due to the close proximity of this exit and
the intersection of the access lane with the Catalina Centre
north drive. Right and left turn movements from the
drive-through exit are made difficult due to the lack of
stacking space between the exit and the intersection. In
addition, with the redesigned drive-through exit, a vehicle
would have to make a wide right-hand turn into oncoming
traffic to enter the Catalina Centre north drive.
2. Off-street parking and loading areas where required, with
particular attention to the items in subsection D.l. above,
and the economic, glare, noise, and odor effects the
conditional use would have on adjacent and nearby properties,
and the city as a whole.
The design of the drive-through facility does not make any
provisions, due to tightness of the site, for reserved
parking that could be utilized when a drive-through customer
waiting in line at the window cannot be served immediately,
and is asked to park and pick up his order so as not to
impede the efficient flow of traffic through the
drive-through. On this same note, the drive-through lane on
the south side of the building does not accomodate a customer
waiting in line if he should need to exit the drive-through.
He would have to wait until he reached the drive-through
window on the east side where there is an area to pullout of
line.
With respect to off-street parking, since the leased
outparcel is under the same ownership as the shopping center,
the parking requirement for the outparcel is included in the
parking calculation for the shopping center. In addition, a
3
shared parking study was originally approved for Catalina
Centre plats 1 and 2 to meet off-street parking requirements.
This study included the future construction of 20 parking
spaces for a maximum 6,000 square feet of retail floor space
to be built with the development of the leased outparcel.
A revised shared parking study was required by the applicant
to reflect the proposed changes in square footage from 6,000
to 4,295 and a decrease from twenty (20) to seventeen (17)
(four more spaces were added with this resubmittal) in the
number of parking spaces to be provided on the leased
outparcel. Section 11-H(13) of the Zoning Code contains the
provision for shared parking, including a minimum buffer of
10% to be provided to ensure that a sufficient number of
parking spaces is available at times of peak hour use.
Evidence for joint allocation of required parking spaces
shall be submitted to the Technical Review Board, and
approval of joint allocation of required parking spaces shall
be made by the Commission, after review and recommendations
by the Planning and Zoning Board.
The proposed changes to the original shared parking
allocation to accomodate McDonald's are minor in scope and
the original methodology remains unchanged. Although the
applicant is proposing to decrease the number of parking
spaces from twenty (20) to seventeen (17) on the leased
outparcel, three (3) parking spaces are proposed to be added
to the leased outparcel within plat no. 2 at the northwest
corner of Congress Avenue and the main shopping center
entrance. This brings the total number of parking spaces
provided for plat no. 2 to 688 on-site parking spaces vs. 724
spaces required by code (144,620 sq. ft. i 200 = 724). The
remaining thirty-six (36) parking spaces required by code
would be parking spaces shared from the hotel site within
plat no. 1.
The peak hour of parking demand for all five (5) uses
combined (office/health club, retail, hotel and restaurant)
is 1:00 p.m. and 8:00 p.m. weekdays. At the 1:00 p.m. peak
hour, assuming the worst case scenario (peak season) and
utilizing conservative estimates, the hotel will only require
215 of the 430 parking spaces provided, leaving a statistical
surplus of 215 spaces to be shared by the office/health club
and retail developments. The retail development, as
previously mentioned, requires thirty-six (36) of the hotel's
surplus spaces to meet code, while the office/health club
building requires forty (40) of the hotel's surplus spaces to
meet code, leaving the remaining 139 surplus spaces to be
allocated toward the calculation of the required ten percent
(10%) buffer as follows:
139
688 + 36
x
100%
=
19.1%
4
Therefore, given the worst case scenario of total parking
accumulation (weekdays at 1:00 p.m. and 8:00 p.m.), the
shared parking allocation for the Catalina Centre would still
allow for a statistical surplus of at least 139 parking
spaces.
Incidentally, at the 8:00 p.m. peak of the overall site, the
retail development will only require 630 of the 688 parking
spaces provided, therefore, no sharing is occuring at the
retail development at the 8:00 p.m. peak. Also, the revised
shared parking study submitted reflects not only McDonald's,
but the Gerulaitis tennis resort shared parking conditions
that were part of the City Commission approval of July 19,
1988. It should also be noted that should the McDonald's
conditional use application be denied, the parking study
should be revised again to exclude McDonald's prior to any
future final sign-offs for the Catalina Centre development.
3. Refuse and service areas, with particular reference to the
items in subsection D.1 and D.2 above.
A dumpster is proposed to be located near the southeast
corner of the building. The Public Works Director has
indicated that this would be a serviceable location for the
dumpster. However, concerns were raised by the Technical
Review Board regarding whether this location is suitable,
since the dumpster opening is directed toward the shopping
center, leaving trash visible to the shopping center patrons,
but screened from McDonalds' patrons. The Public Works
Department also expressed a serious concern with the
liability of locating dumpsters in areas where sidewalks are
not provided and pedestrians must cross within parking lots
where vehicles must back out.
There has been a concern in the past (e.g. Marie Callender's)
with dumpsters proposed to be located on a Congress Avenue
frontage. In an attempt to address this concern, the
applicant is proposing to construct an eight foot (8') CBS
wall on three sides of the dumpster (the code requires a
six foot (6') high CBS wall) to minimize visibility of the
trash corral from Congress Avenue.
With regard to fire service, the applicant met with the Fire
Department to discuss the serious problems that were inherent
with the original site plan. The Fire Department has agreed
to retract their comments regarding access (see Fire
Department memo). It should still be noted that due to the
location of the kitchen on the east side where emergency
vehicles cannot pull up and park, customers would have to be
evacuated and the operation shut down in the event of a fire.
4. Utilities, with reference to locations, availability, and
compatibility.
5
The site is served with water and sewer lines which are
adequate to serve the proposed use. The sewage air release
valves have been relocated with the resubmission to alleviate
the concern with unpleasant odors released during normal
operation of the sewer force main along the front of the
proposed building. The Utilities Department is recommending
that McDonald's enter into a hold harmless agreement in order
to locate at this site.
5. Screening, buffering, and landscaping with reference to type,
dimensions and character.
The proposed landscaping and buffering for the shopping
center meets or exceeds the requirements of the landscape and
zoning regulations respectively.
6. Signs and proposed exterior lighting, with reference to
glare, traffic safety, economic effect, and compatibility and
harmony with adjacent and nearby properties.
Building signage is permitted separately through the Building
Department. Briefly, the applicant has eliminated one of the
two drive-through menu boards with this resubmission. This
has not affected the applicant's request for two
drive-through windows on Congress Avenue. In addition, the
new sign code would allow flat signs on the east side of the
building only.
The parking lot lighting in the vicinity of this outparcel
was not previously approved as a part of the original site
plan for the Catalina Centre shopping center. The existing
lighting is high pressure sodium and the proposed lighting
for the outparcel is metal halide. Although both are
efficient sources of illumination, high pressure sodium emits
an orange hue of light whereas the metal halide emits a
bright, white light. It is felt that the type of lighting
proposed for the McDonald's outparcel should be compatible
with the existing lighting scheme.
7. Required setbacks and other open spaces.
In all cases, the proposed building setbacks meet or exceed
the requirements of the C-3 zoning regulations.
8. General compatibility with adjacent properties, and other
properties in the zoning district.
The proposed use of the outparcel would be compatible with
other uses in the shopping center and other properties in the
vicinity. At this time, it is not certain whether the
proposed drive-through restaurant will result in the creation
of any adverse impacts to the nearest residentially zoned
property in the vicinity, the undeveloped portion of the
Congress Lakes PUD, lying directly north of the Catalina
6
Centre. Noise associated with drive-through
speakers, and cooking odors will be generated by the proposed
drive-through facility. Therefore, at this time, it cannot
be concluded whether the proposed drive-through restaurant is
generally compatible with adjacent properties, as the
property to the north is currently undeveloped.
9. Height of buildings and structures, with reference to
compatibility and harmony with adjacent and nearby
properties, and the City as a whole.
The proposed building is a one-story structure which is
compatible with surrounding land uses.
10. Economic effects on adjacent properties and the City as a
whole.
It is not anticipated that the proposed drive-through
facility would have an adverse impact on property values in
the vicinity, or would impair the developability of these
properties.
COMPREHENSIVE PLAN POLICIES: The following Comprehensive Plan
policies are relevant to this Conditional Use application:
"Provide a suitable living environment in all neighborhoods."
(p.?)
"Provide a range of land use types to accomodate a full range
of services and activities." (p.?)
"Eliminate existing and potential land use conflicts." (p.?)
"Encourage the development of complementary land uses." (p.?)
"Encourage the development of commercial land uses where
accessibility is the greatest and where impacts to
residential uses are minimized." (p.?)
CONCLUSIONS/RECOMMENDATIONS: The Planning Department recommends
that this revised Conditional Use application be denied as
resubmitted, due primarily to the problems with ingress and
egress, lack of a reserved parking area adjacent to the
drive-through window, lack of room to pullout of the
drive-through lane on the south side of the building, pedestrian
?
safety concerns, insufficient parcel size to accomodate a
drive-through facility and the City Commission's desire not to
locate drive-through facilities in a manner whereby they are
highly visible from a public thoroughfare. This policy has been
upheld by the Commission with the approval of the Arby's
drive-through on North Congress Avenue, the McDonald's on South
Federal Highway and Wendy's on West Boynton Beach Blvd. In
addition, the Community Appearance Board and City Commission have
not looked favorably in the past to buildings designed with their
rear facade facing a public thoroughfare, such as McDonald's is
proposing.
Co-. . ~~
CARMEN S. ANN IATO
/bks
8
M E M 0 RAN DUM
TO:
Mr. Carmen Annunziato
Planning Director
FROM:
Bety S. Boroni
City Clerk
DATE:
July 18, 1988
RE:
Planning & zoning Board Meeting
of August 9, 1988
Forwarded herewith please find the notice covering the
application for a CONDITIONAL USE to construct a
freestanding MCDONALD'S RESTAURANT AND DRIVE THRU FACILITY.
This notice is scheduled to be advertised in THE POST on
JULY 24, 1988.
Bet1~L~
pc
Attachment
cc: City Manager
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