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REVIEW COMMENTS DEVELOPMENT DEPARTMENT SERVICES PLANNING AND ZONING DIVISION MEMORANDUM NO. 00-138 TO: Chairman and Members Planning and Development Board FROM Michael W. Rumpf Planning and Zoning Director DATE: May 17, 2000 SUBJECT: Stor-AII - Conditional Use Time Extension (CUTE 00-001) NATURE OF REQUEST Mr. Lindsey A. Walter, of Kilday and Associates, Inc" in representation of Stor-AII Ltd., property owner, is requesting an eight-month extension, of the conditional use approval originally granted on May 4, 1999. The property, zoned c-1, Office Professional, consists of 3.5 acres of vacant property located on the south-east corner of Old Boynton Road and Knuth Road. If approved, the request would extend the expiration date of this conditional use approval to January 4, 2001 (see Exhibit "A" - Location Map). BACKGROUND On May 4,1999, the City Commission granted conditional use approval for Stor-AII, an 86,400 square foot limited-access self storage facility with 750 storage units. The approval was subject to staff comments (see Exhibit "B" - Approved Plan). On March 15, 2000, Kilday & Associates, Inc., requested an eight-month time extension. Staff was informed that this extension was needed to finalize financial issues, securing a contractor for construction which is scheduled to commence in July of 2000, and prepare the corresponding building permit applications. ANALYSIS Regarding expiration of the conditional use approval, Chapter 2, Section 11.2.E.2.b.(2) of the Land Development Regulations (LDRs) indicates that when the land has not been substantially physically improved, consideration shall be given to the applicant's genuine desire to physically develop the land involved as evidenced by his diligence and good faith efforts to actually commence and complete construction of the project for which original approval was granted. As stated in the LDRs, "In determining good faith, some of the factors to be considered are: the extent to which construction has commenced; when construction has occurred and the extent to which there has been a bona fide continuous effort to develop, but because of circumstances beyond the control of the applicant, it was not possible to meet the time limit". The intent is to oppose permitting a land speculator to retain an approval to more readily sell the land. No construction has commenced on the subject property and no permit applications have been submitted to date. Staff spoke directly with a principal of Kilday and Associates, Inc., to determine the specific progress status of this project including current accomplishments, Staff was informed of the following: the applicant has incurred consulting expenses related to architectural, civil engineering, land surveying and landscape architectural services; 0% improvement has been done since the original Conditional Use approval by the City Commission; there is a written confirmation from Bank of America securing a loan for the project; and the property owner has secured Stor-A11 Management as the contractor for Memorandum No. 00-138 Stor-AII CUTE 00-001 Page 2 the project. The property owner is in the final stages of completing the construction plans and a development schedule is in place at this time with the applicant anticipating submitting for building permits in June 2000. Staff was told that the project delays are due to the untimely process of securing project financing. Furthermore, the extended time period should be sufficient to allow for closure on the current issues as well as to allow for the realization of the construction schedule. With respect to specifics of the approval, neither the property nor the general area are the subject of specific recommendations generated from the Vision 20/20 Planning Study, or to be generated from the Comprehensive Plan EAR-based amendments which would negatively affect the subject approval. Therefore, there are no existing changes, nor anticipated changes to circumstances on which the 1999 conditional use approval was based, RECOMMENDATION Despite the delays for developing this property, staff recognizes that this request is just the first extension for the current project (applicant), staff continues to acknowledge that the request is in compliance with current development regulations and also consistent with the Comprehensive Plan which allows such uses within this land use classification contingent upon neighborhood compatibility; that there remains a demand for the subject use; that the interest by the applicant to continue developing the property appears genuine given their pursuit and securing of a managing entity and project financing. Therefore, staff recommends that this request for an eight-month time extension be approved, which would extend project approval to January 4, 2001, from May 4,2000. All conditions on which the 1999 project received approval remain conditions of the project if this request for time extension is approved. If additional conditions of approval are required by the Board or City Commission, for the approval of this request, said conditions will be included on the attached Exhibit "C" - Conditions of Approval, Staff visited the site on May 16,2000, and observed the property in an acceptable condition. The same property condition shall be required to any subsequent extension approvals. DDC:dim Xc: Central File S:\PLANN1NG\SHARED\WP\PROJECTS\STOR ALL\COUSEEXT-2000\TIME EXTENSION STAFF .DOC t:.^rt ,...,. . ...OCAi\ON MAP S10R-ALL .,,___=" r-- ,I I IJ." .' I; i '-'ll'-'I , 'B : i .. \ $,rtf.~ '.~ r"\.,y \-~ ':J[~1 ~i'~ FlGC I / ! _ 11'i"1'\~' 'c,' :;.; j , 10.tJ ,+'- .J..-'o57 a' " !..;~ ~;tif\G! ,") riEHttlFrB! , ,IJ.,.L" ,,!r-~ll" 1-......., ,,-:~ f:::(\("~--'C:llf1LiiU' L\ " r ...."~. n 'l \~~t~.jf~,t,.~-' I- / :-J:..:0 "'.~l ~> 11o'.t'tt"i'r-'~:\ It' , "'" Cl' l' ' \: ,'( - \ ,'1--, I \ \ ' 1 ' .,,0:" .,~,,->=-~' ,,".J .~J LLl . ...:;: C il C' :=--12'\ i\r\1'\fDI~;;;J ell 0. ,.-''f~. C,' '~l9~ I v TDUs..eM t ' i i 1\1: [ ~(f j: \ \ ,~'\ril11-P ,,' ' liL J ::IJ}JIC.-- ' \1 i I! "'"1'1, U \ .\ ~ \ - ;--. , , c 'C= ,,= 1! II' ,CI', J '-- c_..--!:."'" ,,\ \: ''it II \l'l _._.=-_' L-- _ I ,I! . 1 . ., ' i\ Q.~' . '. . : \ \\:7-~ 3 ' '\ ;,:...,,; ~ \' ,.'-" ' :.\. \-- \ '\ \::!:', ~ I I'tij . :'t "l> . . _,. I' .' \. .); _ I I ~ - "'- '<{ . . ,..J . ' ~:~ . , , . 1~~1 'r , .-' r ~ 0" lr---/ ..---' f .. o. - . . , 3 ',~ , -' _ ill :::, < lq '" '<: ~\ iJ), "i ~ $ \ o , \ SIT a\PCO . 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JtL '., ,~i I ',........ - :1. Ii,...,.......: ; 's:: '1-\l.'I), >\-..... ~~ :, ~! ,I \' .' ' 4111 i I i!?i '~, -.- ~1;,u,;..tl - 't\ I il"II'1 1\~I~!11 .,. , ~1 oliO; '",_ _ I ~ I' .. ~r ~~ .;. } ~" I :1 ~ .' ',t". . ,,', ,'I:' I;j '&1 r-r"" . - +-- . ~ :..=_ j\ ~~: -, _-'''''",' ,..---.........' ::Z~:::::':;?!::: 1: Y..j- _~~_ __ , _I _..__.______ ~~, '1 - - - ...... :i 1 '. ," _ _ - - -.- :,,;.;::- _.;,.- ;iu ...7"'Y ~~if"o=Eff"':' ) _....-'--' __1_ _ - ., ~_. ~ -,~="' . _w.,.~ '. "'''''0:' .,.,... ~~-':-':"':' ~..~ - ',I! l~ ~Ii ~-~ - - - ~.. ,-""I.G.+- ..i...._ = =:,,-:;-'-'-~~~:--lf-.~''''''-;~'.~.-~~=::'- .H t'il ~ I :-.':! M NvlNAOa Q1Q -::.::' - 1 lit:' :\ "i \. --'--- '" \ '!_',_'~.,,--,,- . =-- -fffit \;;!.- - -~~~ - - iii.' ~ l r/ !i : ~.!t :.; I !' 'i. ,.' ", "I'" if.. '''i i~- t,' .. ~- i~?fl~!~ ~~:;j il~ '"i "h.~~ ~I- ': . ! ~!~~. i ,; ~_ -:'!: .~ i ! -~.-:I \ I !~ Hi~ lit-'- :1< .ll !~i ;: :;:;1 j I ~~~~ i Hi '" ... H~ 1~= = ! J I J I I"""'~-" L ! .,1 " ~ :~ ~ ~ ~ EXHIBIT "B'I ~~! iffl;j :~,r.' C~::~ :t';;"......t.:".'....... :':~ I ,....,-..... I ~ I ,_,"''<l "__r "f~,tJ{..,.., " i;1 :...."~ ',!, JI '."', .. >; ":;:i:'=-~' _-:-~);J[__ ;,:.:;,:"~;;~t;::;:~'ltL'~-r' "',' i ~L L_ a. I I l, I ,'. I:j" ! :, .. :1. ~ : 'I il i\_ __ ,___ .~~--.--,)j--- ,~l : . , +-t<l: :t::,,,:~ .del -" . ---=\-,., ~~\~:,-._.~._ ~ 1;'/" 'I I" , n, 0'1' 1:1 ~i ~ '1'1"'> " i . "'~ -~ I!l;::i ~i " :~ ; 'L:' -:-; II!; ;, !l~ ; I " II Iii. j . ' , 1'1" ".~I!l:i - ~i I ~"'. (, ""II:::;, ;ii ".- " \. "', , ;~ ! . ".; 11. =.. :i:{i1, 1 ~;~ I! ~ ; .~~:~; !~~1 H i ~ !~~~~ m!II"F ,. !I ,~ " , . !~ .I 'H~~ ;iiH H.lt .~~ ~~. { ,~ i --- '.. I" -'," i i ~ . !:ii ;, i _ I ~ -"-/1;--- ...-l _ _.r- 'f, r' , . I..:.. -- --- -.- -- :;. ';'.~ ..,.... I i,!,: I "h' :::! It.. 1'1" ,~ i ! )1'i:~EIII ;.:' !'i iI8FI! lij1is "; '" : II'j!li11l1iilh .lL ll~::t .: l~ I ,,~ .I!PJ'" ~ ,. - ,.. In I"F02 i 1 "p' I 'II T I ~'''"II 'il'lilli', ~glr,i~ ! i "'''-.-4 li~:liP 6 =~, .: "I I 1[. · .c~ i~ 'f!'C~.)IM_, I~ I; ~.',......-j v \ r-"i,. f1l" 'I~' . l.. ,,: u '": ..: '" I = r ,.' · I t!(!rr~(i Pi! r'l S1 .# ., D . ~(' . ,. . .. STOR ALL' Kaath Road aDd Old BOYDtOD Well Road City of Boynlon Belich. F'lond. Dny~wa,' Vananct' Plan :Site Plan Kilday a: .lIoclot.. l.ond.Cop. "'rchU.ctrlPIo..n..~ ~~~~ ~%Q"Am Piau Jd\.;.,) ':""'iJ::- w.., Po,,,, a.oclI, rlo"'do 1,.0101 (561) 611i-5522.ro.:(561) 6119-2592 EXHIBIT "e" Conditions of Approval Project name: STOR-ALL TIME EXTENSION (Limited-access self storage facility) File number: CUTE 00-001 Reference: Application letter dated March 15. 2000 DEPARTMENTS INCLUDE REJECT I PUBLIC WORKS I I I Comments: NONE UTILITIES Comments: NONE FIRE Comments: NONE POLICE Comments: NONE ENGINEERING DIVISION Comments: NONE BUILDING DIVISION Comments: NONE PARKS AND RECREATION Comments: NONE FORESTER/ENVIRONMENTALIST Comments: NONE PLANNING AND ZONING Comments: NONE ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS 1. To be determined. ADDITIONAL CITY COMMISSION CONDITIONS 2, To be determined. nSHRDATA\plannin \SHARED\WP\PROJECTS\Stor AIl\CoUseExl-2000\COND OF APPROVALP&D S-23-00.doc /bme g 7.8.1 STOR-ALL CONDITIONAL USE TIME EXTENSION DEVELOPMENT DEPARTMENT SERVICES PLANNING AND ZONING DIVISION MEMORANDUM NO. 00-138 TO: Chairman and Members Planning and Development Board FROM Michael W. Rumpf Planning and Zoning Director DATE: May 17,2000 SUBJECT: Stor-AII - Conditional Use Time Extension (CUTE 00-001) NATURE OF REQUEST Mr. Lindsey A. Walter, of Kilday and Associates, Inc., in representation of Stor-AII Ltd., property owner, is requesting an eight-month extension, of the conditional use approval originally granted on May 4, 1999. The property, zoned C-1, Office Professional, consists of 3.5 acres of vacant property located on the south-east corner of Old Boynton Road and Knuth Road. If approved, the request would extend the expiration date of this conditional use approval to January 4, 2001 (see Exhibit "A" - Location Map). BACKGROUND On May 4,1999, the City Commission granted conditional use approval for Stor-AII, an 86,400 square foot limited-access self storage facility with 750 storage units. The approval was subject to staff comments (see Exhibit "B" - Approved Plan), On March 15, 2000, Kilday & Associates, Inc., requested an eight-month time extension. Staff was informed that this extension was needed to finalize financial issues, securing a contractor for construction which is scheduled to commence in July of 2000, and prepare the corresponding building permit applications. ANALYSIS Regarding expiration of the conditional use approval, Chapter 2, Section 11.2.E.2.b.(2) of the Land Development Regulations (LDRs) indicates that when the land has not been substantially physically improved, consideration shall be given to the applicant's genuine desire to physically develop the land involved as evidenced by his diligence and good faith efforts to actually commence and complete construction of the project for which original approval was granted. As stated in the LDRs, "In determining good faith, some of the factors to be considered are: the extent to which construction has commenced; when construction has occurred and the extent to which there has been a bona fide continuous effort to develop, but because of circumstances beyond the control of the applicant, it was not possible to meet the time limit". The intent is to oppose permitting a land speculator to retain an approval to more readily sell the land. No construction has commenced on the subject property and no permit applications have been submitted to date. Staff spoke directly with a principal of Kilday and Associates, Inc., to determine the specific progress status of this project including current accomplishments. Staff was informed of the following: the applicant has incurred consulting expenses related to architectural, civil engineering, land surveying and landscape architectural services; 0% improvement has been done since the original Conditional Use approval by the City Commission; there is a written confirmation from Bank of America securing a loan for the project; and the property owner has secured Stor-AII Management as the contractor for Memorandum No. 00-138 Stor-AII CUTE 00-001 Page 2 the project. The property owner is in the final stages of completing the construction plans and a development schedule is in place at this time with the applicant anticipating submitting for building permits in June 2000. Staff was told that the project delays are due to the untimely process of securing project financing. Furthermore, the extended time period should be sufficient to allow for closure on the current issues as well as to allow for the realization of the construction schedule, With respect to specifics of the approval, neither the property nor the general area are the subject of specific recommendations generated from the Vision 20/20 Planning Study, or to be generated from the Comprehensive Plan EAR-based amendments which would negatively affect the subject approval. Therefore, there are no existing changes, nor anticipated changes to circumstances on which the 1999 conditional use approval was based. RECOMMENDATION Despite the delays for developing this property, staff recognizes that this request is just the first extension for the current project (applicant), staff continues to acknowledge that the request is in compliance with current development regulations and also consistent with the Comprehensive Plan which allows such uses within this land use classification contingent upon neighborhood compatibility; that there remains a demand for the subject use; that the interest by the applicant to continue developing the property appears genuine given their pursuit and securing of a managing entity and project financing. Therefore, staff recommends that this request for an eight-month time extension be approved, which would extend project approval to January 4, 2001, from May 4,2000. All conditions on which the 1999 project received approval remain conditions of the project if this request for time extension is approved. If additional conditions of approval are required by the Board or City Commission, for the approval of this request, said conditions will be included on the attached Exhibit "C" - Conditions of Approval. Staff visited the site on May 16,2000, and observed the property in an acceptable condition. The same property condition shall be required to any subsequent extension approvals. DDC:dim Xc: Central File S:\PLANNING\SHARED\WP\PROJECTS\STOR ALL\COUSEEXT.2000\TIME EXTENSION STAFF .DOC t:.^' 11-- - , I \J," ,', ,[/; 'i-lI'-' I '6 I ,.m~ r- ;'!;.\ l~r~'l'l;limr~:lEtnriTi ..~~~. L-~' ,,' f] = ! ~~' \.J.A'IIYlfl\..i I . ':~; rJ~~ltt!fu-;{~ n; ~.^ --...: i-l ~\ rJ.1 'nDI .' ' - t:I~' - rD -- L'''.''~ .. ~,~ ~"_ -'::~~t-' I' 'I n:'-' rl r" '--"-C- , : ,~. ~ T. I" U' L' " ' ," T..,F1>-'~~ .,,, : J ' - ' · r .... 4 titt~(.;\~.' ~-~~ :~~ ~ ",n"~\-~ ~:l If' ~ :3 u: \ -::, ..';:--'C':: '" ,..-I"~~w.......-:, \1 I ' i I.J LU ' \' .- ? 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Ill., ~ '.P, !j', ~'\:: I' .j' "i ._~-=~ ' ... ~ _ ':: u.': __~1:~_.__'...~_~~'....... :.. ::.~- t~!: 3 ,. ............... . ~... . .;iF...,. __z...j. i I' ~ !~ " ;;..;;.. _. _ _'~:~'~'- "'I' :.~;;.i::~;~;.,:"::;;;~:~~:~. ':: ..~. -_~~::.~ :- -'i~~~- - - . ~'=:I___--- I '.1-._'';_ ;.::.:-=-~.. I m>>I _-.::';t'.~-I._-.M-~...."',....... It -...- !ll"'_'_ \ l.... .s..._________._.....:;o€..+-..-;r..~-::--- _.J.-~--~..~-I..I'li-.~---"'"'.~ "'_T'...., ~ " -..-, lit t!l, ~ ~ I :-.':l M N61NAO'e 010 -.::t::-=--I'-I :1 ~~i, " ~ I --.---. \ 'I 1.".-.: .....- \ ~ ~.__..~. _ _...___ _.._"~.\-.._..-:~:::~~.._. --if'" I {i -- - ~. ~! ; ::\; \!~i ~,!~! '. :, ' · ~! !~.~~ ;~(; l~i~:.'I' 'l:!, .^ ~.. (\"~. ~- .. :i:i i d{~; . ~I '" ij' . ,_c!' ... :: - ie .~ ! ~~-I- " ~ ;. I .(~~. .~ :j, I', ',el! 'I '1" ' ~ :;"':'1~1' -', .: I: \-_,..t,' OM'-.', :\\\,\\\\\i\\\\\ lj~:!W~,j~~~H~ !:~'.' ,;::;: i~ : ~~i W\f ~;!\ljh ;1 .ii "'~!H!~~ t: 11 !y~=: ... . I ~ : i: .i.! ~ ii :; ,: ;' , ",-;; ..~ t: ';iir ~i .,' I, ,. :/ ,I !! I' H- .1 !~ ~~ ,. "~ I e~ , ,. . , j l - {fii;' '. " . -!i ;d ; ~I!: U in ia 'llJ' i ~:l I 'fl \ '.*: ~ ~; ~ ~ m !" ~ ;~ 5 ., ~ ~ r . Sc.t. , Dol. i ~ Df'._1I ,,1.14. lIr......Mo """....... ., ....,....j. ~ \ I , .1'= l ~ \\\\:;~\\~ "" .;,' \: '!~\ \~\; \; " :mi " ; ,I H;~ ~!j - l:j J 1 1- I ~~_... ~ L~""~ ~ " . ! ~ ~ EXHIBIT "B'I I..:... -- - - --- - - ,,,-,,,"'0" . I i~.~ I :'1\1 ~ j L" Ill;l I'" il"~~. !rBalllliI2~1]; ~,. l'I'~P.lllili~ ' J.L It-J.b, ." I I "II ,HI! '1_ 1Ii!1Il I '-1 onl!; I ,.!h'k T I m1~~ 'i I!. J!::L.-i' i~ ~m'~ =-- m'li! ~ .! i i': 'i' T J!. ,~ ..::::::I, jc- ,.!'C~ 1* ': - f:~ !I~ -Ll _.<~ ru ,;,' E I .,1 . :1 i: GI-/q:. ;," //1,.... '~)P!! (i s> ,# . , o . (' . c .. SToa ALL . hath aoad Illd Old BO,llloll W.1l aOld City Gf 9GflItO(l S....eh. nQrid... Or'Y".lIl' Varla"!:'p Pia" 'Sib Plan KUdGy k ....odal.. t,.......c"'.....,clll'"I.I.'IO.......' ~~.~ ~;r...... fOI..u l!cL.-~ ' . :"'<.I.'f~ W.'I POI... hoch. rI.,.;.O l3'"4D1 (5.1) '''-5522.",.:(561J ,"-25'2 -_..._~--_._-~- EXHIBIT "e" Conditions of Approval Project name: STOR-ALL TIME EXTENSION (Limited-access self storage facility) File number: CUTE 00-001 Reference: Application letter dated March 15. 2000 DEPARTMENTS INCLUDE REJECT PUBLIC WORKS Comments: NONE UTILITIES Comments: NONE FIRE Comments: NONE POLICE Comments: NONE ENGINEERING DIVISION Comments: NONE BUILDING DIVISION Comments: NONE PARKS AND RECREATION Comments: NONE FORESTER/ENVIRONMENTALIST Comments: NONE PLANNING AND ZONING Comments: NONE ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS 1. To be determined. ADDITIONAL CITY COMMISSION CONDITIONS 2. To be determined. J:\SHRDAT A\Plannmg\SHARED\WP\PROJECTS\Stor AlI\CoUseExI-2000\COND OF APPROV ALP&D S-23-OO.doc tbme DEVELOPMEN~,)RDER OF THE CITY COMMISS'~ OF THE CIT. JF BOYNTON BEACH, FLORIDA PROJECT NAME: STOR-ALL TIME EXTENSION (Limited-Access self storage facility) APPLICANT'S AGENT: Lindsey A. Walter, Kilday and Associates, Inc. APPLICANT'S ADDRESS: DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: June 6, 2000 TYPE OF RELIEF SOUGHT: Time Extension LOCATION OF PROPERTY: Southeast corner of Old Boynton Road and Knuth Road DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO. X THIS MATTER came before the City Commission of the City of Boynton Beach, Florida appearing on the Consent Agenda on the date above. The City Commission hereby adopts the findings and recommendation of the Planning and Development Board, which Board found as follows: OR THIS MATTER came on to be heard before the City Commission of the City of Boynton Beach, Florida on the date of hearing stated above. The City Commission having considered the relief sought by the applicant and heard testimony from the applicant, members of city administrative staff and the public finds as follows: 1. Application for the relief sought was made by the Applicant in a manner consistent with the requirements of the City's Land Development Regulations. 2. The Applicant -1L- HAS HAS NOT established by substantial competent evidence a basis for the relief requested. 3. The conditions for development requested by the Applicant, administrative staff, or suggested by the public and supported by substantial competent evidence are as set forth on Exhibit "C" with notation "Included". 4. The Applicant's application for relief is hereby -1L- GRANTED subject to the conditions referenced in paragraph 3 hereof, DENIED 5. This Order shall take effect immediately upon issuance by the City Clerk. 6. All further development on the property shall be made in accordance with the terms and conditions of this order. 7. Other DATED: City Clerk J:\SHRDA T A\Planning\SHAREO\1NP\PROJECTS\Stor A1l\CoUseExI-2000\Devetop. Order CC 6-6-OO.doc May 15,2000 Mr. Michael W. Rumpf Planning and Zoning Director City Of Boynton Beach P.O. Box 310 Boynton Beach, Florida 33425-0310 ST0R;4LI. .. I;' SELF.STORAGE RENTALS !Ii!.,' J < ,.~ :1 ;!rJ{ ~ :! 1 { ......J Re: Knuth Road and Old Boynton West Road Self-Storage Facility (Stor-All) This is to confirm that Stor-AlI Management will be the contractor for the project referenced above. Stor-All Ltd., is the owner of the property, 1375 West Hillsboro Boulevard' Deertleld Beach, Flonda 33442 . Phone 954 421 7888 . Fax 954.426.1108 . http://www.stor.all.com Dear Mr. Rumpf: Jeff Anderson Stor-All Management BankofAmerica ~ ~ Bank of America Real Estate Banking Group FL6-808-09-01 One Financial Plaza, 9th Floor Fort lauderdale, Fl 33394-0100 May 11, 2000 Fax 954.765.2164 Fax 954.765.2115 Mr. Michael W. Rumpf Planning and Zoning Director City of Boynton Beach P.O. Box 310 Boynton Beach, FL 33425-0310 Re: Knuth Road and Old Boynton West Road Self-Storage Facility (Stor All) Dear Mr. Rumpf: This is to confirm that the above referenced project currently has a loan accommodation with Bank of America, N.A. Sincerely, 'l.r.'J....G. "11,-' , I l i. i !;~ . " w . 1-....'-. _~h ./. ., " :, , ..j "jAY 1,7 . " j ./ n, i ','I .. j; !1l-;d;O ,\..0'... ~' . :'-'-" Eric J. Toth Vice President " ~" i "-'~>'-""" ~'~ ~.) C: Charlie Anderson; Stor-All ~- DEPARTMENT OF DEVELOPMENT MEMORANDUM NO. PZ 99-104 TO: Chairman and Members Planning and Development Board THROUGH: Michael Rumpf Director of Planning and Zoning FROM: Scott Barber Acting Senior Planner (Gee & Jensen) DATE: April 15, 1999 SUBJECT: Stor-All - COUS 99-001 Conditional Use - Limited-Access Self-Service Storage PROPOSAL SUMMARY Contained herein is a description of the subject project. The proposed Stor-All building is situated on a 3,5-acre parcel currently zoned PCD. The proposed development consists of an 86,400 square foot limited-access self- storage facility with 750 storage units. Applications for both rezoning and conditional use approval were submitted proposing this storage facility in a C-1 zoning district. Applicant! Agent Project name: Kieran J. Kilday / Kilday & Associates Stor-All General description: Conditional use approval for a limited-access self-storage facility on a parcel being rezoned to C-I from PCD. Property size: 152,561 square feet (3,5 acre) Land use: Office Commercial Zoning: Planned Commercial Development District (PCD) Proposed Zoning: C-I, Office/Professional Location: Southeast corner of Knuth Road and Old Boynton Road intersection (See Exhibit "A" - Location Map). Building area: 86,400 square feet (See Exhibit "B" - Proposed Site Plan). Surrounding land useslzoning: North - Old Boynton Road and farther north is Boynton Beach Mall, zoned C-3 East - Proposed Wal-Mart, zoned C-3 South - Palm Beach County - single family home, zoned AR r un_ m Stor-AII - COUS 99-001 Memorandum No. PZ 99-104 West - Knuth Road and farther west is a daycare center, zoned R-3 Page 2 STANDARDS FOR EVALUATING CONDITIONAL USES AND ANALYSIS Section 11.2.D of the Land Development Regulations contains the following standards to which conditional uses are required to conform. Following each of these standards is the Planning and Zoning Division's evaluation of the application as it pertains to standards, The Planning and Development 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 conditions including, but not limited to, the dedication of property for streets, alleys, recreation space and sidewalks, as shall be determined necessary for the protection of the surrounding area and the citizens' 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 findmgs certifying that satisfactory provisions have been made concerning the following standards, where applicable: I. 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. The subject property has one-two points of ingress/egress. A one way egress only access point at Knuth Road and the main entrance at Old Boynton Road. The Old Boynton Road entry did not originally meet the minimum driveway/intersection separation requirement. The applicant submitted for, and received approval of a variance to reduce the minimum distance to 102 '-9 "to allow the main entry drive to be located approximately mid-way between Knuth Road and the nearby mall entrance. No left-out turning movement will be allowed from this entrance. 2. Off-street parking and loading areas where required, with particular attention to the items in subsection I above, and the economic, glare, noise, and odor effects the conditional use will have on adjacent and nearby properties, and the city as a whole. The proposed self-storage use is designed so that all activity will be contained within the building. The building will be designed to reflect an office type structure with the intent of structural compatibility with surrounding developments. The building will have two adjacent 15 'x 60' loading spaces at the south side, and four 15'x 30' spaces on the east side of the building. To the south, a 125100t deep vegetative preserve area will screen views from the adjacent single family homes, and to the east, the loading spaces face a Local Retail land use. The proposed project will not increase the intensity of any glare or odors that already exist, 3. Refuse and service areas, with particular reference to the items in subsection 1 and 2 above. One refuse structure will be provided at the southeast corner of the proposed building, and waste will be removed on a standard schedule. 4. Utilities, with reference to locations, availability, and compatibility. With incorporation of Utility Department comments, utilities are available and consistent with Comprehensive Plan policies and city regulations. Star-All - COUS 99-001 Memorandum No. PZ 99-104 Page 3 5. Screening, buffering and landscaping with reference to type, dimensions, and character. With incorporation of Planning and Zoning Division comments, screening and buffering of adjoining properties will meet code. 6. Signs, and proposed exterior lighting, with reference to glare, traffic safety, economic effect, and compatibility and harmony with adjacent and nearby properties. At the time of permitting, security lighting levels will be evaluated for excessive glare. No increased conditions regarding glare are anticipated from the proposed development area. It is recommended that the site lighting poles not exceed 20 feet in height and that the light levels not exceed building code maximums. It is further recommended that the light fixtures required to illuminate the entrance access aisle be directed away from any buildings located adjacent to the site. A wall sign and a monument sign are proposed, and to be constructed at the maximum allowable dimensions (the wall sign slightly exceeds the maximum area allowed based on building frontage; the sign area must be reduced to comply with the sign code). 7. Required setbacks and other open spaces. The setback for a self-storage facility in a C- I zoning district is 30 feet from all residential districts and rights-of-way. The proposed building location meets or exceeds this minimum requirement. Open space code requirements will be met when staff comments are incorporated into permit drawings. 8. General compatibility with adjacent property and other property in the zoning district. The proposed facility is compatible, both visually and by use, with the commercial node existing in this area. The vegetative preserve area retained between the proposed building and the singlejamily homes to the south has provided a good amount of separation and buffering of the incompatible use. 9. Height of building and structures, with reference to compatibility and harmony to adjacent and nearby properties, and the city as a whole. The overall height of the proposed structure is 30 feet. As a use permitted in the C-] districts, the proposed development meets the City of Boynton Beach commercial development regulations. 10. Economic effects on adjacent and nearby properties, and the city as a whole. The proposed self-storage facility is to be located on the fringe of the city's commercial cores; and would generate fewer impacts than are generated by the existing retail uses in this vicinity. 11. Conformance to the standards and requirements which apply to site plans, as set forth in Chapter 19, Article II of the City of Boynton Beach Code of Ordinances. (Part III Chapter 4 Site Plan Review). With incorporation of staff comments, the proposed project will comply with all requirements of applicable sections of city code. --~-----T----- Stor-AII- COUS 99-001 Memorandum No. PZ 99-104 Page 4 12. Compliance with, and abatement of nuisances and hazards in accordance with the performance standards within Section 4 of the zoning regulations; also, conformance to the City of Boynton Beach Noise Control Ordinance. With incorporation of all conditions contained herein, the use would operate in a manner that is in compliance with the above-referenced codes and ordinances of the City of Boynton Beach. RECOMMENDATION Based, in part on the need for this facility as represented by the efforts of the current petitioners, compliance with development regulations, and the consistency with the Comprehensive Plan which allows such uses within this land use classification contingent upon compatibility with neighborhood character, staff recommends that this project be approved. This recommendation for approval is conditioned upon satisfying all conditions of approval as contained in Exhibit "C". Furthermore, pursuant to Chapter 2 - Zoning, Section 11.2 Conditional Uses, a time limit is to be set within which the proposed project is to be developed. Staff recommends that a period of one (1) year be allowed to develop this project. As long as 25 % or more of the total cost of the improvements are completed within one (1) year, this condition is met. SB:mr Attachments S:\Planning\SHARED\WP\PROJECTS\Stor-All\Staff Report CQUS99-001.doc EXHIBIT "e" CONDITIONS OF APPROVAL Project name: Stor-All File number: COUS 99-001 ~eferenCe' The olans consist of 14 sheets identified as 2nd Review Conditional Use File # COUS 99-00 I / . DEPARTMENTS INCLUDE REJECT PUBLIC WORKS Comments: 1. Waste Removal in connection with construction process must be services by the City of Boynton Beach. Please note on dumpster detail to indicate X same. 2. Relocate dumpster/enclosure south to the outside of the driveway curve X where the driveway is one-way. UTILITIES None X Comments: FIRE Comments: J. At time of permits, the engineering and/or architectural drawings shall be revised to show the location of the fire department connections for the X fire protection system. POLICE Comments: None X ENGINEERING DIVISION Comments: 4. All plans submitted for specific permits shall meet the city's code requirements at time of application. These permits include, but are not limited to the following: site lighting, paving, drainage, curbing, X landscaping and irrigation. Permits required from other permitting agencies, such as FOOT, PBC, SFWMD, OERM, L WOO, OEP and any others. shall be included with your permit request. 5. On a1l1pplicable plans, show a 6 inch thick sidewalk through both X drive\vays. , . , . 6. On the applicable plans, show a 5-foot high masonry wall Of equivalent X screen to buffer the residential use along tbe southern boundary. [LOR Chapter 6, Article III, Section 3] 7. Provide County approval to outfall into the Knuth Road drainage system. X - r / ~~~1I ;;;~~ No.: 1 DEPARTMENTS INCLUDE REJECT -. 8. On the parking stall detail, change the handicap sign from FTP 26 to a X FTP 25 to agree with the plan site. Change the City Drawing from B- , 90012 to B-9800 I, specify white, diagonal stripes within the 5 foot accessibility path and correct the plan view to agree with the handicap ramp detaiL 9. Specify by a general note that the exfiltration trenches and associated X inlets shall conform to City Standard Drawing B-91 007 and revise trench detail accordingly. 10. We recommend installing a 6 foot hedge along Knuth Road, south of the X driveway and not within the clear sight area, to screen the two loading zones to the southwest. 11. Indicate the proposed elevation of the top of weir plat in the control X structure. Indicate documentation on adjustability. Provide approval from the SFWMD for the proposed stormwater drainage system. 12. Coordinate section "C-C" with the Paving and Drainage Plan, X dimensions do not agree. 13. Show all proposed pavement markings, striping and signage on the X Paving and Drainage Plan. 13A. Provide revised grading and additional concrete flumes at the south side X of the drive at the south side of the building to prevent storrnwater from pounding against the curbing. lJB. The maximum width of any drive at the right-of-way line shall be 32 X feet. Revise the driveway distance measurement at the north side of the site accordingly (LDR Chapter 23, Sec. 7.H.1]. BUILDING DMSION Comments: . 14. Amend the ten-foot long I: 12 slope handicap ramp that is shown on the X plans to include handrails that comply with the Accessibility Code. Identify on the paving and drainage plan the fmish elevation of the below listed components of the accessible route that is required from the accessible parking spaces to the accessible entrance of the building. Finish elevation of the access aisle that is located between the accessible parking spaces, landing at the bottom of the ramp, landing at the top of the ramp and the entrance area at the exterior of the building. If the - - - -- elevation of the top landing of the ramp is not the same elevation as the exterior entrance area or the fmish floor of the building, identify and/or show on the plan how the transition in vertical elevation will be accomplished to comply with the Accessibility Code. COUS 99-001 --. - - - -- -----,---- - n I. ~.... 3 . :::-:'": . .. r-All ile No.: caus 99-001 f-DEPARTMENTS INCLUDE REJECT ... . - IS. Provide notes, measurements and computations on the site plan or floor X plan that verifies the proposed finish floor elevation is in compliance with the minimum standards. The finish floor shall meet the minimum elevation required by the flood zone that the project is located within and minimum elevation that is required by the South Florida Water Management District. Also, verify that the elevation of the finish floor is not less than six inches above the crown of the abutting rights-of-way. 16. The size of the wall sign illustrated on the north elevation view drawing X exceeds the maximum allowed by the regulations of the Sign Code. Amend the size of the sign accordingly. PARKS AND RECREATION Comments: None X FORESTERfENVlRONMENTALIST Comments: None X PLANNING AND ZONING Comments: \7. Rotate decorative square accent to coincide with that similar element X used on the Boynton Commons Shopping Center. 18. Provide color and material samples for project elements. X 19. Unless a time extension is granted, a minimum of25% of the total costs X of the improvements must be completed within I year of approval to maintain conditional use approval. ADDITIONAL PLANNING AND DEVELOPMENT BOARD COMMENTS 20. Incorporate architectural detail of area on the building (on monument X sign). 21- Delete comment #6. X 22. Delete comment #10. X " 23 Delete comment # I 3 B. X ADDITIONAL CITY COMMISSION COMMENTS 24. None X MWRfjma:dim ---------------r..------