AGENDA DOCUMENTS
VIII. DEVELOPMENT PLANS
D.1
cc: Bldg, Plan
Eng, Util
PLANNING AND ZONING DEPARTMENT MEMORANDUM #93-321
FROM:
J. Scott Miller
city Manager r-.
Tambri J. Heyden ___./{'--nJ!vu.. Or;} /~LJh",-
Acting Planning and Zoning ~~
TO:
RE:
December 16, 1993
Agape Cleaners and Laundry - File No. 780
Major Site Plan Modification (Addition)
DATE:
Please place the above-referenced item on the City Commission
(sitting' as the Community Redevelopment Agency) agenda for
December 21, 1993 under Development Plans, Non-Consent Agenda
( CRA) .
DESCRIPTION: Jim Hudson, agent and contract purchaser of the
property located within the CBD at 521 North Federal Highway
(southwest corner of North Federal Highway and N.E. 5th Avenue)
is requesting approval of a major site plan modification to allow
construction of a 176 square addition to the existing commercial
building on site. Other improvements include construction of a
four space parking lot, landscaping and building modifications
including a color change from white to gray; the addition of egg
shell colored shutters, diagonal wood board panels, lattice, and
picket fencing; the addition of exterior building-mounted lamps
and multi-pane glass windows; and the addition of pale yellow
awning/roof structures. The building modifications are proposed
to meet the Coastal Village Design district.
RECOMMENDATION: The Community Redevelopment Advisory Board
(CRAB) unanimously recommended approval of this request subject
to all staff comments (Building Department Memorandum #93-237 and
Planning and Zoning Department Memorandum #93-315) with the
exception of comment #7, #12 and #13 of Planning and Zoning
Department Memorandum #93-315. The consensus of the CRAB was
that the utility lines should not have to be relocated
underground, since the buildings are existing (comment #7).
Also, they felt that any architectural features the applicant is
proposing to beautify the bUilding should be allowed, despite the
fact that they may encroach setbacks and increase the degree of
nonconformity of the commercial structure (comment #12 and #13).
The CRAB's motion included a finding of fact that the recommended
waivers to codes relative to underground utilities and setback
encroachments and to lot size, side yards and living area, will
not be detrimental to the health, safety, and welfare of persons
working or rp~irlinn within the eRn and will r~~lllt in additional
business activity that is harmonious with the general intent and
purpose of the CBD.
TJH/jm
Att.
A:AGAPE.JM
PLANNING AIID ZONING DEPARTMENT MEMORANDUM NO. 93-316
TO: Chairman and Members
CommunIty Redevelopment AdvIsory Board (CRAB)
FROH:
Dottie Moore
Zoning and Slte Plan Reviewer
Tambri J. Heyden ~
Acting PlannIng and Zoning Director
THRU:
DATE:
December 9, 1993
SUBJECT: Agape Cleaners and Laundry - Major Site Plan Modification
File No. 780
STAFF REPORT
Project Name: Agape Cleaners and Laundry
J
Applicant: James R. Hudson
Agent: N/A
Location: 521 North Federal Highway
Land Use Plan Designation: Local Retail Commercial
Zoning Designatlon: Central Business Dlstrict
Type of Use: Dry Cleaners (cleaning done on premises) and laundry
Number of Units: N/A
Total Building Gross Floor Area:
Existing CommercIal BUilding
EXisting Residential BU11ding
Addition to Commercial BUilding
Total
1187 sq. ft.
707 ~q. ft.
176 Sq, ft.
2070 sq. ft.
Description of ProJect: James R. Hudson, contract purchaser of the
property at 521 North Federal Highway, is requesting approval of a
major site plan modification. There are two existing structures on
the 0.16 acre property, tot~lling 1,894 square feet. The proposed
modifications include a 116 square foot addition to the southwest
side of the existing commercial building, installation of a parking
lot and lal1dscaping. The number of parking spaces to be provided
is six; four within the new parking lot and two for the existing
residential building, as per code.
Relati\'e tc' landscaping, if the attached staff comments related to
landscaping are addressed, the landscape plan will be consist~nt
with city codes and regulations. It should be n()l.~u However, that
the proposed number of trees and the foundation hedges shown along
the n'Ji'th side of the existing commercial building are beyond the
requirements of the landscape code.
The property is located within the Coastal Village design district
and since it is zoned CBD, proposed lmprovements are subject to the
CBO Guidelines. In an attempt to comply with the Coastal Village
design district architectural standards, the app11c~nt is proposing
to cllange the color ot the bUilding and add architectural features
and tr('atments (shutters, lattice, p1cket fencing, exterior l~l1lp~:;
and mu} ti-pane glaE',s "llndows). Howevel'.' unless the staff comments
l'o? 1 :ited tc' 1'00 f and tla 11 e 1 emen ts are addres sed, the Pl:oposed
imprOVEII'<f?litr. l1cJ not meet tile coa:=tal Village deslgn dIstrict
/
TO: Community Redevelopment Advisory 3d.
-2-
December 9, 1~~3
architectural standards.
As discussed in the attached Planning and Zoning Department
Hemorandum No. 93 -315, comment 6 regarding enl argement 0 f the
nonconforming structure, the nonconformities that remaln, despite
the proposed improvements, include lot size, side yard setbacks and
living area. All other zoning and development regulations
(assuming staff comments are imposed and complied with) will be
met. Side yard setbacks cannot be made conforming without removal
of a portion of both the residential and the commercial building.
If the living area were to be increased, there would not be enough
land area to meet the drainage, landscaping and parking
improvements proposed. The degree of nonconformity of the lot size
will be reduced with the applicant's intention to purchase,
improve, and unify the title of all the lots on which the
residential and commercial buildings are located. Therefore, it is
the Planning and Zoning Department's opinion that the applicant
will have complied with the zoning and development regulations, to
the maximum extent possible, and that this request is harmonious
with the intent and purpose of the CBD, does not adversely affect
the public interest and is not a detriment to the health, safety,
and general welfare of residents and workers within the CBD.
Review of Departmental Concerns: Attached are the comments from
the reviewing departments. The Technical Review Committee
recommends that the proJect proceed forward through the approval
process, subj ect to the comments from the Building Department
(Memorandum No. 93-237) and the Planning and Zoning Department
(Memorandum No. 93-315).
Recommendation: The Planning and Zoning Department recommends that
the Community Redevelopment Advisory Board recommend approval of
Mr. Hudson I s request and forward same to the Communi ty
Redevelopment Agency. Staff's recommendation is subject to the
attached staff comments and to the applicant submltting worklng
drawings to the Building Department that depict the project in
compl iance wi th the applicable City codes. A motion to approve
should include findings of fact that the waivers (nonconformities
regarding lot area, Ilving area and side yard setbacks) will not be
detrimental to the health, safety, and general welfare of persons
working or residing within the CBD and the waivers will resltlt in
additional business actlvity that is harmonious with the general
intent and purpose of the CBD.
tjh
Attachments
A:AgapeRep
xc: Central File
2
FROM:
PLANNING AND ZONING DEPARTMENT
MEMORANDUM NO. 93-315
Tambr i J. HeYden;g;J-
Acting Planning and Zoning Director
Dorotl.y Moore ~
Zoning and Site Plans Reviewer
TO:
DATE:
December 9, 1993
RE:
Site Plan Review - 2nd review
Major Site Plan Modification
Project: Agape Cleaners and Laundry
LOCATION:
521 North Federal Highway
APPLICANT: James Hudson
FILE NO.: 780
The amended plans for the above referenced project have been
submitted and reviewed. The following comments are either comments
that were not satisfactorily corrected on the amended plans or that
were generated as a result of the review of amended plans. All
comments shall be corrected. However, it is acceptable to show
compliance with the outstanding comments on the plans that are
required to be submitted to the Building Department for permit
review. The applicant must understand that the following comments
are comments generated for site plan review and that a~ditional
comments may be forthcoming as a result of the review of the
working drawings and documents submitted to the Building Department
for permits. All permit documents are reviewed for compliance with
the requirements specified in the Boynton Beach Code of Ordinances.
j
1. Identify on the plans the existing and proposed use of the on-
site building structures.
2. Provide the dimensions and total square footage for all the
buildings/structures on the site.
3. Provide elevation view drawings for the building on lots 2 and
3.
4. Indicate on the plans the vehicular access to the carport and
the "open" concrete pad to be used for parking.
5. Please identify and show on the plans the site furnishings/
pedestrian amenities (e.g. bench, trash container) referenced
in the CBD landscape code, Section 7.5-57 (I). j.
6. The existing building on lots 1 and 4 that encroaches the
Federal Highway right-of-way is a nonconforming structure.
Nonconforming structures may be enlarged, as proposed, subject
to CRAB and eRA approval of the addition. Approval shall be
reviewed agaiust the criteria in Section 6.E.7.c. (1) - (4) and
Section 6.E.7.e.(2) as follows:
( 1) That granting the application will not adversely affect ~"O
public interest.
(2) Expansion will not be detrimental to the health, safety,
and general welfare of persons working or residing within
the Central Business District.
(3) Approval will to the maximum extent possible bring the
building and the site upon which it is located into
compliance with city regulations and will improve the
physical appearance of the structure.
(4) That the expansion will be in harmony with the general
intent and purpose of the central business district.
3
-2-
To: Tambri J. Heyden
December 10, 1993
(2) All sites will be brought into compliance with the zoning
and development regulations of the city to the maximum
extent possible. The communi ty redevelopment agency may grant
relief from provisions of requirements of the zoning and
development regulations of the city provided that they make
specific findings of fact that the waiver will not be
detrimental to the health, safety, and general welfare of
persons wor~lng or residing within the central business
district and that the waiver will result in additional
business activity that is harmonious with the general
intent and purpose of the central business district.
Since the criteria include bringing the building and site into
compliance with the zoning and development regulations' to the
maximum extent possible, attached is an outline of the
nonconformities of the structures, including which regulations are
complied with based on the site plan proposed and staff comments.
7. Pursuant to Section 6.E.3 of the Zoning Code, provide a note on
the plans that all utility lines will be underground and any
service equipment required above ground shall be effectively
screened.
8. Provide on the plans the dimension of the height of the fixed
canopy over the main entrance door on the north side of the
building. Note: Tha minimum required height is 9.0'.
9. There is an inconsistency on the sectional view drawings and
the colored elevation view drawings concerning. the entry
canopy. One plan identifies "asphalt shingles". The colored
elevations show "wood shake" finished materials. Either
material is ~cceptable within the Community Design Plan.
10. To show compliance with the Community Design Plan,
Coastal Village District, roof material, extend the canopy
shown on the north elevations of the plans to include the
west, south and more of the north elevations. Note: The
configuration and shape of what is presently shown is
acceptable but needs to cover more of the structure to
constitute a roof material.
11. To show compliance with the Community Design Plan wall
element, add the diagonal wood board design shown on the
north elevation of the plans to the south and west walls
including the new addition.
12. Provide a detail sectional drawing showing the shutters
on the east side of the building. Since the structure is
nonconforming and building alterations cannot increase the
extent to which a structure is nonconforming, the shutters will
not be allowed to encroach any farther into the side setbacks.
13. Provide a detail sectional drawing showing the diagonal
wood board on the east side of the building. It the board
is encroachinq into the setbacks it will have to be removed
from the draling for the reason stated in comment 12 above.
14. Provide a note on the landscape plans that the trees and
groundcover will comply with the Community Design Plan
landscape requirements.
.I./.
-3-
To: Tambri J. Heyden
December 10, 1993
15. Provide and identify on the landscape plans the.
required 3.0' hedge on the west side of the accessway,
between the parking space and N.E. 5th Avenue. Provide
curbing at this location.
16. It is recommended that a 2.0' landscaped strip planted with a
Coco Plum hedge be installed along the east side of the
accessway ih front (east side) of the parking space. Curbing
and a wheel stop will be required if the landscaping is
installed.
17. Revise the note on the landscape legend to read:
"Hedges to be planted eighteen 18" on center, 24"
high with an 18" spread".
J
Add note that trees shall have a seven foot (7.0') spread with
a three (3") inch caliper at six (6") inches above grade and
have six (6.0') feet of clear wood.
18. Please provide near -the pedestrian entrance\.ay on N. E. 5th
Avenue a flowering tree, selected from the Community Design
Plan Landscape Standards list of trees for the Coastal
Village district. The caD landscape code and caD Guidelines
refer to special entrance treatment and flowering trees.
19. To further the intent of special entrance treatments, it is
recommended that groundcover be planted on the east side of
the driveway. Groundcover species shall be selected from
the Coastal Village species list of the community Design Plan
landscape standards.
20. Indicate on the landscape plans the limits of the
pervious/impervious areas on the west side of the property.
21. Revise lighting note on landscape plans to reflect the
following:
a. Site/Parking lot lighting shall provide an
average of one (I) foot candle at ground level and be
energy efficient, high pressure sodium.
b. Pedestrian Lighting shall provide an average
of three quarters (3/4) foot candles at ground level and be
energy efficient, metal halide.
22. Provide and identify on the plans the "safe corner"
int~r~~~tion at N. E. 5th Avenue and North Federal Highway.
Cross visibility within the safe corner shall be maintained at
both sides at twenty (20.0') feet with landscaping maintained
at a height: between three (3.0) feet and six (6.0') feet.
23. Provide a note on the landscape planting specifications
that "plant materials shall be Florida No. 1 or better as
specified in the current "Grades and Standards for Nursery
Plants".
5