AGENDA DOCUMENTS
7.C.l
COMMUNITY DESIGN PLAN APPEAL
RIVERW ALK SHOPPING CENTER
a.k.a. CAUSEWAY SQUARE
PLANNING AND ZONING DEPARTMENT
MEMORANDUM NO. 96-451
TO:
Chairman and Members
Planning and Development Board
J1v~ u. 7L-- h
Tambri J, Heyden, AICP
Planning and Zoning Director
THRU:
FROM:
Michael E. Haag
Current Planning Coordinator
DATE:
September 5, 1996
SUBJECT:
Riverwalk Shopping Center a.k.a. Causeway Square - Community Design
Plan appeal
File No, CDPA 96-002
NATURE OF REQUEST
Lee Starky of the Lee Starky Group, agent for Mike Carey, contract purchaser of Riverwalk
Shopping Center (a,k.a. Causeway Square), is requesting an appeal to the Community
Design Plan regulations regarding architectural definition and percent of window openings
required on the facade of a building containing a drive-up window that faces a right-of-way,
The Riverwalk Shopping Center is a 124,190 +/- square foot multi-building shopping center
that is located at the southeast corner of US #1 and Woolbright Road (See Exhibit "A" -
location map and Exhibit "B" - letter of request),
BACKGROUND
On July 16, 1996 the City Commission granted conditional use approval for a drive-up
window at the Walgreens unit within this shopping center, The Walgreens tenant space
is located at the west end of the center, and has an entrance on its north facade. The
drive-up window was approved for the west end of the building, The conditional use
approval included major improvements to the parking area, site landscaping, and
renovations to the building facade (see Exhibit "C" - existing and approved building
elevations). The conditional use approval was granted subject to the applicant redesigning
the west facade of the building to meet the community design regulations regarding drive-
up windows,
ANALYSIS
The improvements to the center, including the addition of the drive-up window, activated
the Community Design Plan regulations for which the applicant is seeking relief. Section
11. H, 1, through 7. of Chapter 9 - Community Design Plan of the city's land development
regulations states:
"H, Drive-up or walk-up windows for commercial uses shall not be located on a
building facade that faces a public or private street, unless the following
requirements are met:
1, The building facade shall have windows that occupy no less than 25%
of the facade and that are located at the pedestrian level. A
maximum of 1 0% of this 25% may be simulated windows.
/
Page 2
Memorandum No. 96-451
Riverwalk Shopping Center
a.k,a. Causeway Square
CDPA 96-002
2, The building facade shall be modulated and divided into smaller
identifiable pieces to articulate the plane of the facade.
4, A minimum ten (10) foot wide buffer strip shall be installed between
the street right-of-way and the drive-through lane, along the entire
length of the drive-through lane facing the street, and shall be
provided in lieu of any landscaping required by the landscape code for
vehicular use areas adjacent to a public right-of-way. The width of the
buffer strip shall exclude utility easements.
5. The landscape buffer strip referenced above shall contain a minimum
two (2) foot tall earth berm along the entire length of the drive-through
lane facing the street and shall have a slope not to exceed a ratio of
three-to-one (3: 1),
6. The landscape buffer strip referenced above shall be planted with a
minimum of one (1) tree, a minimum of twelve (12) feet tall, for each
thirty (30) linear feet, or fraction thereof, of drive-through laneage
facing the street. In addition, there shall be planted within this buffer
strip a continuous solid visual screen at least three (3) feet in height
within one year of installation. This screen shall be comprised of at
least two different species of shrubs planted in groupings or
undulating rows, The shrubs shall be a minimum of three (3) gallons
in size with an 18-24 inch spread, full to base, at time of planting.
Ground cover shall be planted within 25% of the required area of the
landscape buffer strip.
7. The landscape buffer strip referenced above shall use plant materials
that meet the quality requirements of the City's landscape code."
The applicant proposed a window feature along the west elevation of the building, which
represents approximately 8,7 percent of this facade, As previously stated, in this situation,
the code regulations require a minimum of 25 percent of the facade to be occupied by
window elements. The community design plan also requires that the building facade be
divided into identifiable pieces to articulate the facade rather than a flat wall. The proposed
plan depicts an undefined arched wall feature above two sections of windows along the
west wall. The drive-up window structure is the same design and configuration as shown
on the approved drawings, but does not include a pitched roof as required by the design
code. The applicant did not submit landscape plans depicting the landscaping required,
as indicated above, in association with a drive-up window, therefore, it is assumed that site
landscaping will be tailored to comply with those regulations, and reflected in the revised
plan and submitted for permits.
RECOMMENDATION
Staff recommends approval of this request; however, in order to maintain compatibility of
the proposed building facade with the other building facades of the center, staff
recommends the following conditions which are also listed in Exhibit "E" - Conditions of
Approval:
1, Considering the approved design of the center does not include a pitched
roof, staff recommends that the design of the southwest corner of the
building, including the drive-up structure, display a canopy that matches the
design of the canopy approved above the entrance to the Walgreens store,
2..
Page 3
Memorandum No, 96-451
Riverwalk Shopping Center
a.k.a, Causeway Square
CDPA 96-002
rather than incorporating into the design the required pitched roof.
2, To articulate compatibility of design along the street frontage of the center,
it is further recommended that an arched canopy, matching the design of the
canopy approved for the front of the building occupied by Winn Dixie, be
added above the proposed windows, The arched canopy should connect the
northwest corner of the building to the recommend new canopy that starts at
the north side of the drive-up structure and terminates at the southwest
corner of the building.
3, It is recommended that the color of the frames proposed for the spandrel
glass, service window and other storefront frames match the storefront
frames of the other tenant spaces.
4. Submission of landscape plans designed in accordance with the landscape
regulations identified in the Community Design Plan in Section 11, H, 4, 5,
6,7,
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THE LEE STARKEY GROUP
PLANNING AND ZONING CONSULTANTS
11214 Ma~oram Drive
Palm Beach Gardens, FI 33418
August 15, 1996
Tel: (407) 775-0671
Fax: (407) 625-9364
Tambry Haden, Director
Department of Development
100 E. Boynton Beach Blvd,
Boynton Beach, FL 33425-0310
RE:
RIVERWALK SHOPPING CENTER
COMMUNITY DESIGN CODE VARIANCE
ATTN:
Michael E. Haag
Dear Ms. Haden:
We are herewith submitting this variance request for Riverwalk Plaza, formally known
as Causeway Square.
The amended community appearance standards now provide for the opportunity to
offer the convenience of a drive-in window in building facades facing on public streets.
At Riverwalk Plaza, it is our intent to install a drive-in or drive-up window in the western
elevation of the existing Walgreens Drug Store, the elevation facing U.S. Highway #1.
This window will serve the people in the community in need of prescription drugs at
anytime of the day or night. Because this window will face a public street, the
standards require certain architectural features among them being the requirement for
pedestrian level windows.
This element has caused serious security concerns for the tenant who has requested
that we seek relief from this provision, Accordingly, we request a variance which will
allow for the approval of the elevations as submitted herewith.
We are sensitive to the community's concern for the appearance of this and other
commercial properties. As an expression of this concern, the plan provides for a
significant increase in the landscape area along this building elevation both adjacent to
the building and next to the right of way,
'1
Ms. Tambry Haden
August 15, 1996
Page 2
Attached you will find a check for the processing fee and two copies of the proposed
elevation and two copies of the approved site plan. If you require additional copies or
additional information, please give me a call.
We thank you and your fine staff for your continued cooperation,
Sincerely,
cc: Mika Carey
c:", \easement. 08
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EXHIBIT "E"
Conditions of Approval
Project name: Riverwalk Shopping Center a.k,a, Causeway Square
File number: CDPA 96-002
Reference: Community Design Plan appeal. File #CDPA 96-002
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
r .-..-
Il~. N( IN!-
UTILITIES
r .-..-
ll~' N( IN!-
FIRE
. NONE
POLICE
.~
DEVELOPMENT DEPARTMENT
e . : NONE
PARKS AND RECREATION
e . . NONE
FORESTER/ENVIRONMENTALIST
Comments: NONE
PLANNING AND ZONING
Comments:
1. Considering the approved design of the center does
not include a pitched roof, staff recommends that
the design of the southwest corner of the building,
including the drive-up structure, display a canopy
that matches the design of the canopy approved
above the entrance to the Walgreens store, rather
than incorporating into the design the required
pitched roof.
2. To articulate compatibility of design along the street
frontage of the center, it is further recommended
that an arched canopy, matching the design of the
canopy approved for the front of the building
occupied by Winn Dixie, be added above the
proposed windows, The arched canopy should
connect the northwest corner of the building to the
recommended new canopy that starts at the north
side of the drive-up structure and terminates at the
southwest corner of the building.
3, It is recommended that the color of the frames
proposed for the spandrel glass, service window
and other storefront frames match the storefront
frames of the other tenant spaces.
(e:,
Page 2
Riverwalk Shopping Center
a.k.a. Causeway Square
COPA 96-002
DEPARTMENTS INCLUDE REJECT
4. Submission of landscape plans designed in
accordance with the landscape regulations
identified in the Community Development Plans in
Section 11.H.4,5,6,7,
ADDITIONAL PLANNING AND DEVELOPMENT BOARD
CONDITIONS
5. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
6. To be determined,
MEH/dim
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