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AGENDA DOCUMENTS Requested City Commission Meetinl! Dates o November 21, 2000 o December 5, 2000 o December 19,2000 o January 2, 2001 NATURE OF AGENDA ITEM CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Date Final Form Must be Turned in to Citv Clerk's Office Requested City Commission Meetinl! Dates Date Final Form Must be Turned in to City Clerk's Office November 9, 2000 (5:00 p.m.) [gI January 16, 2001 November 22, 2000 (5:00 p.rn.) 0 February 6, 2001 December 6. 2000 (5:00 p.rn.) 0 February 20, 2001 December 20, 2000 (5:00 p.m.) 0 March 6, 2001 January J, 2001 (5,00 p,m,) January 17, 2001 (5:00 p.m.) February 7, 2001 (5,00 p,m,) February 21, 2001 (5,00 p,m,) o Administrative o Consent Agenda o Public Hearing o Bids o Announcement o Development Plans o New Business ~ Legal o Unfmished Business o Presentation RECOMMENDATION: Please place this request on the January 16, 2001 City Commission Agenda under Legal, Ordinances-2"' Reading, This ordinance was approved on I" Reading by the City Commission on January 2, 2001. The Planning and Development Board with a 6,0 vote recommended that the subject request be approved (there are no conditions recommended by staff nor the Planning and Development Board), For further details pertaining to this request see Department of Development Memorandum No, PZ 00-273, EXPLANATION: PROJECT NAME: AGENT: OWNER: LOCATION: DESCRIPTION: BOYNTON SHOPPES PCD (HEISE PCD) Robert E, Basehart, Basehart Consulting, Inc, Boynton Shoppes, LLC 1620 S, Congress Avenue Request for Major Master Plan Modification/Rezoning to allow for the construction of an additional 3,000 square foot retail building located on a 0,727 acre outparcel in the Boynton Shoppes PCD, FISCAL IMPACT: N/A PROGRAM IMPACT: N/A ~.I~~ C!:kfrfL'D-. ALTERNATIVES: N/A City Manager's Signature City Attorney / Finance / Human Resources \\CH\MAIN\SHRDATA\PLANNING\SHAREDlWP\PROlECTS\BOYNTON SHOPPES (RE.ZONING)\CC 1-16-01 AGENDA REQUEST DOT Requested City Commission Meetinll Dates o November 21, 2000 o December 5, 2000 o December 19,2000 r3J January 2, 2001 NATURE OF AGENDA ITEM ~w 00, f)f) ( CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Date Fina] Form Must be Tumed in to City Clerk's Office Requested City Commission Meetinll Dates Date Final Form Must be Tumed in to City Clerk's Office November 9, 2000 (5:00 p.m.) D January 16, 2001 November 22,2000 (5:00 p.m.) 0 February 6, 2001 December 6, 2000 (5,00 p,m.) D February 20, 2001 December 20, 2000 (5:00 p.rn.) D March 6, 200] January 3, 2001 (5,00 p,m.) January 17,2001 (5,00 p,m.) February 7, 2001 (5:00 p.m.) February 21, 2001 (5,00 p,m,) D Administrative D Consent Agenda D Public Hearing D Bids D Announcement D Development Plans D New Business I3l Legal D Unfmished Business D Presentation RECOMMENDATION: Please place this request on the January 2,2000 City Commission Agenda under Ordinances,First Reading, The City Commission approved this request on December 5, 2000 and the Planning and Development Board with a 6-0 vote recommended that the subject request be approved (there are no conditions recommended by staff nor the Planning and Development Board), For further details pertaining to this request see Department of Development Memorandum No, PZ 00,273, EXPLANATION: PROJECT NAME: AGENT: OWNER: LOCATION: DESCRIPTION: FISCAL IMPACT: N/A PROGRAM IMPACT: N/A /L(J~~ Planning and Zoni g irector D~L-f!!.,~""o-, ALTERNATIVES: N/A BOYNTON SHOPPES PCD (HEISE PCD) Robert E. Basehart, Basehart Consulting, Inc, Boynton Shoppes, LLC 1620 S, Congress Avenue Request for Major Master Plan ModificationlRezoning to allow for the construction of an additional 3.000 square foot retail building located on a 0,727 acre OUlparcel in the Boynton Shoppes PCD, City Manager's Signature City Attorney I Finance I Human Resources I\CH\MAIN\SHRDATAIPLANNING'lSHAREDlWPIPROIECTS\BOYNTON SHOPPES (RE.ZONrNG)\CC l-2.0t AGENDA REQUEST DOT kl=. 1-~ OO,OC CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Form Must be Turned Meetine Dates in to City Clerk's Office D November 21, 2000 D December 5, 2000 D December 19, 2000 l'8J January 2, 2001 NATURE OF AGENDA ITEM Requested City Commission Meetinl! Dates Date Final Fonn Must be Turned in to City Clerk's Office November 9, 2000 (5:00 p.rn.) 0 January 16, 2001 November 22, 2000 (5:00 p.m.) 0 February 6. 2001 December 6, 2000 (5:00 p,m,) D February 20, 2001 December 20, 2000 (5:00 p.rn.) 0 March 6, 2001 January 3, 2001 (5:00 p.m.) January 17, 2001 (5:00 p,m.) February 7, 2001 (5:00 p,m,) February 21, 2001 (5:00 p,m.) D Administrative D Consent Agenda D Public Hearing D Bids D Announcement D Development Plans D New Business l'8J Legal D Unfmished Business D Presentation RECOMMENDATION: Please place this request on the January 2.2000 City Conunission Agenda under Ordinances-First Reading, The City Conunission approved this request on December 5, 2000 and the Plaruting and Development Board with a 6-0 vote recommended that the subject request be approved (there are no conditions recommended by staff nor the Plamting and Development Board), For further details pertaining to this request see Department of Development Memorandum No, PZ 00-273, EXPLANATION: PROJECT NAME: AGENT: OWNER: LOCATION: DESCRIPTION: BOYNTON SHOPPES PCD (HEISE PCD) Robert E. Basehart, Basehart Consulting, Inc, Boynton Shoppes, LLC 1620 S, Congress Avenue Request for Major Master Plan ModificationlRezoning to allow for the construction of an additional 3,000 square foot retail building located on a 0,727 acre outparcel in the Boynton Shoppes PCD, FISCAL IMPACT: N/A PROGRAM IMPACT: NM 7L()-Z:~ Plamting and Zo 'g irector D.tiit.~,~_, ALTERNATIVES: N/A City Manager's Signature City Attorney / Finance / Human Resources \\CH\MAIN\SHRDA TA\PLANNINGISHAREDlWP\PROJECTSIBOYNTON SHOPPES (RE-ZONlNG)\CC 1-2-01 AGENDA REQUESTOOT K&-2-N - 00 - 00 ( CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Fann Must be Turned Meeting: Dates in to City Clerk's Office o November 21,2000 ~ December 5. 2000 o December 19, 2000 o January 2, 2001 NATURE OF AGENDA ITEM Requested City Commission MeetiM Dates Date Final Form Must be Turned in to City Clerk's Office November 9, 2000 (5:00 p.rn.) 0 January 16,2001 November 22,2000 (5:00 p.rn.) 0 February 6, 2001 December 6, 2000 (5:00 p.rn.) 0 February 20,2001 December 20,2000 (5:00 p.m.) 0 March 6, 2001 January 3, 2001 (5:00 p.m.) January t 7, 2001 (5:00 p.m.) February 7, 2001 (5:00 p.m.) February 21, 2001 (5,00 p,m,) o Administrative o Consent Agenda !2l Public Hearing o Bids o Announcement o Development Plans o New Business o Legal o UnfInished Business o Presentation RECOMMENDATION: Please place this request on the December 5,2000 City Commission Agenda under Public Hearing, The Planning and Development Board with a 6,0 vote recommended that the subject request be approved (there are no conditions recommended by staff nor the Planning and Development Board), For further details pertaining to this request see attached Department of DevelOpment Memorandum No, PZ 00,316, EXPLANATION: PROJECT NAME: AGENT: OWNER: LOCATION: DESCRIPTION: PROGRAM IMPACT: NIA FISCAL IM'PACT: NIA ALTERNATIVES: NIA BOYNTON SHOPPES PCD (HEISE PCD) Robert E, Basehart, Basehart Consulting, Inc. Boynton Shoppes. LLC 1620 S, Congress Avenue Request for Major Master Plan ModifIcation to allow for the construction of an additional 3,000 square foot retail building located on a 0,727 acre oulparcel in the Boynton Shoppes PCD, Iv~~~ Planning and Z . Director City Manager's Signature Development Department Director City Attorney I Finance / Human Resources ]:\SHRDATA\PLANNlNG\SHAREDlWP\PROJECTS\BOYNTON SHOPPES (RE-ZONrNG}\CC 12-5-00 AGE:".'DA REQUEST DOT CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Rfuv- oo~Q)1 Requested City Commission Date Final Fonn Must be Turned Meeting Dales in to City Clerk's Office Requested City CommISSIon Mcetin!!Oates Date Final Form Must be TUlTlcu in to City C'lcrk's Office o July 18,2000 o August 1,2000 o August 15, 2000 o September 6, 2000 July 6, 2000 (5:00 pm.) o September 19, lOO() [8J October -t, 20uO o Octoht:;r 17, 2(1)0 o ;./ovember S, 20UO September 7. 2000 (5-00 p_m_! July 19,2000 (5:00 p.m,) September 20, :2000 (5:00 p_m.) August 2, 2000 (5:00 p.m.) October 5, 2000 \5:00 p.m.! August 16,2000 (5:00 p.m.) October 18, 2000 (5.00 p.m.) NATURE OF AGENDA ITEM o Administrative o Consent Agenda IZI Public Hearing o Bids o Announcement o Development Plans o I\ew Business o Legal o Unfinished Business o Presentation RECOMMENDATION: Please place this request on the October 4, 2000 City Commission Agenda under Public Hearing, The Planning and Development Board with a unanimous vote recommended postponement at the request of the applicJnt (additional time was requested to consider and incorporate final recommendations from staft). For further details pertaining to this request see attached Department of Development Memorandum 1\0, PZ 00,273 EXPLANATION: PROJECT NAME: AGENT. OWNER: LOCATION: DESCRIPTION: BOYNTON SHOPPES PCD (HEISE PCD) Robert E, Basehart. Basehart Consulting, Inc, Boynton Shoppes, LLC 1620 S, Congress Avenue Request for Major Master Plan ModificationfRezoning to allow for the construction of an additional 3,000 square foot building consisting of a 1,500 square foot fast food restaurant with drive-through and 1,500 square feet of retail space, PROG~IIMPACT: N/A FISCAL IMPACT: N/A ALTER1'fATIVES: N/A Director of Development City Manager's Signature /'Ld ) -X~ Director o(Planning n Zoning City, Attorney / Finance / Human Resources J ',SIfRDA TA",PLANNING',SffARED,WP'PROJECTSI1l0Y,\;TO:,>/ SHOPPES I RE-ZO~I!"Cil CC I" ~ '"I -\(J[:-'O\ ITE:>1 REQt'EST RfZN OUT Oct 17 00 03:161" Ba!u!!j:art (561)833-3253 1'" 1 t Basehart Consulting, Inc. Planners 333 Southern Boulevard, Suite 200 West Palm Beach. FL 33405 Phone: ()6 1)833,3 I 14 Fax; (50 I }B33,3293 E.Mail: baseplan@aol.com Facsimile TRANS M ITIAL TIME: FROM: REGARDING: : ( REFERENCE II: COMMENTS: ~N~:~l~~~~ ~~:-:e;;: L -f'bl!eH..uc; :.J..i", ,OVI2f ;o,hQ,,-1-. ORIGINAL: o Wll.L o Wll.L NOT BE MAILED, lHE INFORMATION CONTAINED IN TIllS FACSJMILE IS PRIVD.EOED AND CONFIDENTIAL lNFORMA TION INTENDED ONLY FOR THE USE OF THE ADDRESSEE_ IF THE READER of THIS MESSAGE IS NOT THE INTENDED RECIPIENT. YOU ARE HEREBY NOTIFIED THAT ANY DISSEMINATION, DISTRIBUTION OR COpy OF THIS COMMUNICATION IS STIUCTLY PROHIBITED, IF YOU HAVE RECEIVED THIS COMMUNICATIoN IN ERROR, PLEASE lMMEDlATEL Y NOTIFY US BY TELEPHONE, Oct 17 00 03:18p Basehart. (581)833-3293 p.2 Basehart Consulting. Inc. Planners 333 Southern Boulevard, Suite 200 West Palm Beach, Florida 33405 Phone: (561) 833-3114 fax: (561) 833-3293 October 17, 2000 Mr. Michael Rwnpf, AlCP, Director Planning & Zoning Department City of Boynton Beach 100 East Boynton Beach Boulevard Boynton Beach, Florida 33425 SUBJECT: BOYNTON SHOPPES- REQUEST FOR POSTPONEMENT FROM NOVEMBER 14, 2000 MEETING TO NOVEMBER 28, 2000 MEETING. Dear Mr: Rumpf: Please accept this letter as our request to postpone the above reterenced application from the November 14.2000 meeting of the Planning & Development Board to their meeting scheduled for November 28, 2000. It is our understanding that this postponement is necessary bereuse it was not possible for approval of the hearing notices (for the rezoning and the variance) to be obtained from the City Attorney's office in time for them to be mailed 30 days in advance of the scheduled meeting date. It is my understanding that the applications will be heard by the City Council on December 5th. Very truly yours..:.. ~ "" ~~t,~ R2b~ E. Basehart, AICP President co: Marty Heise Robert Kleinhans Jon Schmidt I3~~ ~~ R~"Z- fJ ~oOrO{J1 Facsimile TAANSMJIT AL CITY OF BOYNTON BEACH 100 E. BOYNTON BEACH BOULEVARD P.O. BOX 310 BOYNTON BEACH, flORIDA 33425-0310 FAX: (561) 742-6259 PLANNING AND ZONING DIVISION To: Fax#: Date: From: Re: f5fJ?~~~, .~(~ - 4~W Pages: 'J Planning and Zoning DivIsion City of Boynton Beach Boynton Beach, Florida 33425 742-6260 Fax: 742-6259 Oct 02 00 04:47F B~5eh!trt (561)833-3253 p.2 Basehart Consulting, Inc. Planners 333 Southern Boulevard, Suite 200 West Palm Beach, Florida 33405 Phone: (561) 833-3114 Fax: (56J) 833-3293 October 2, 2000 Mr, Michael Rumpf, AIC?, Director Planning & Zoning Department City of Boynton Beach 100 East Boynton Beach Boulevard Boynton Beach, Florida 33425 SUBJECT: BOYNTON SHOPPES- REQUEST TO REMAND PROJECT BACK TO TECHNICAL REVIEW COMMITTEE (TRC) FOR OCTOBER 10, 2000 MEETING. Dear Mr: Rwnpf: This lener i. to request that the Boynton Shoppes applications be remanded back to the TRC for their meeting scheduled for October 10,2000, We understand that this will also require that the PllllUling & Development Board hearing(s) on this project, scheduled for that same day, will have to be postponed and re-advertised for their November 14, 2000 meeting. The project will then proceed to the City Council for approval of the variance and first reading on the rezoning on November 21st and final adoption on December Sth. The reason for this revised hearing schedule is that the applicant has agreed to make substantial revisions to the proposed site plan and the proposed use of the building, to reduce 6e number of variances that we are requesting from 4 tc I, As we discussed at our meetir.g on September 28th, the applicant has dedded to drop the fast food restaurant use. This will allow us to eliminate the drive-through window and lane, and therefore eliminate OUI need for a variance from the east side landscape buffer width, We will also be able to slightly relocate the building easterly, thereby eliminating the west side perimeter landscape buffer variance Further, this change will result in the reduction of the driveway uaffic volume sutliciently to reduce the driveway throat requirement to 50 feet, which can be accorr.modated by our plan, This will eliminate the need for a'1other variance. We we will submit our revised plans at the October lOth TRC meeting. Very truly yo~ ~ h c:;Ul->l+('~ ;x:~ ~. Basehart, AlC? President 08/10/2000 02:35 5515824534 BASEHART PAGE 01 t Basehart Consulting, Inc. Planners 333 Southern Boulevard, Suite 200 Wesr Palm Beach, FL 33405 Phone: (561)833.3114 Fa><: (561)833-3293 Fao.lmll. TRANSMITTAL S-\()- QC) t>\ <..l<-, \-\Ot:>:5.\ N MPANY: ~\17 o~ ~,.:noN FROM: ~b~~ ~ ~7~~ ~(:)~ES PA.GES (INCLUDING COVER): .3 FAXNI( ) l.75-t.'2S\ DA. TEl TIME: COMMENTS: b\<..\~ - ~E~ "UR.. <"..\)~ "S\ ~ ~R ~~ _ :..= ~~ S~W~ R~2l:>~It-\~ . ~ ~€U\.~ 'IOU ~\Ie <=':\L}..~ INCi- g.'<.J:... N~ ~ ORIGINAL. WILL o WILL NOT o B~M....n.RJ) lHE INFORMATION CONTAINED IN lHlS PACSlMll.E IS PRIVD..EGEO AND CONFIDEN'J1AL INFORMATION INTENDED ONL Y POR 1lIE USE OF THE ADDRESSEE. IF THE READER OF nus MESSAGE IS NOT THE INTENDED RECIPIENT. YOU ARE HEREBY NOTIFIED niAT ANY DISSEMINATION. DISTlUBUTION OR COpy 01' THIS COMMtlNICATION IS STRlCTI.Y PkOHIBITED. IF YOU HAVE R1!CElVED lHIS COMMUNICATION IN ERROIt.,PLEASE lMMEDlATEL Y NOTIFY US BY l'ELBPHONE. DEPARTMENT OF DEVELOPMENT Division of Planning and Zoning Building Planning & Zoning Engineering Occupational License Community Redevelopment July 26, 2000 Mr. Robert E. Basehart Basehart Consulting, Inc. 333 Southern Boulevard-Suite 200 West Palm Beach, Florida 33405 Re: Heise PCD (aka Boynton Shoppes PCD) REZN 00-001 Dear Bob: Staff has checked the application you submitted for rezoning of the above mentioned property and has found the following information was not included in the submittal package: . Property owners mailing list for all properties within 400' of the subject property, postage and labels or envelopes; . Copy of Property Appraiser's map showing properties referenced above; . Justification statement for the requested rezoning; . Statements of additional impacts, i.e. water, sewer, drainage and traffic, that are to be expected as a result of the requested rezoning. You were probably aware that these were not included with the original submittal and are planning to provide them at a later date; however, staff canna! begin analysis of the project until the application is complete. If you have any questions, please do not hesitate to call me at 742-6264. Sincerely, ~tI Dick Hudson, AICP Senior Planner J:\SHRDA TA\PLANNING\HUDSON\BOYNTONSHOPPESREZMADOmONALINFO.DOC America's Gateway to the Gulfstream 100 East Boynton Beach Blvd., P.O. Box 310 Boynton Beach, Florida 33425-0310 Phone: (561) 375-6260 FAX: (561) 375-6259 " DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO, 00-316 TO: Chairman and Members Planning and Development Board IIJr..f.= Michael W. Rumpf - Planning and Zoning Director Dick Hudson -l~-- Senior Planner THRU: FROM: DATE: November 13, 2000 SUBJECT: Boynton Shoppes PCD (fka Heise PCD) (REZN 00-001) Major Master Plan Modification/Rezoning (addition of restaurant and retail space) INTRODUCTION Robert Basehart of Basehart Consulting, Inc., agent for Boynton Shoppes PCD (f.k.a. Heise PCD), is proposing a major modification to this PCD which occupies 3.63 acres of property located approximately 220 feet east of the southeast comer of Congress Avenue and Woolbright Road (see attached location map in Exhibit nAn). The proposed modification is for the addition of 3,000 square feet of tetail space/fast food restaurant. The original master plan includes an 8,085 square foot building designated for retail use, and a 10,446 square foot automotive repair center comprised of three bays; 1,612 square feet for oil changes, 1,818 square feet for a detail shop, and 7,015 square feet for tire sales and installation. The future land use classification will remain LRC (Local Retail Commercial). BACKGROUND The Boynton Shoppes PCD master plan was approved in 1997, which was preceded (accompanied) by an amendment to the code that was required to reduce the minimum acreage of a PCD from 5 acres to 3 acres. This amendment was required to allow for the subject 3.63-acre property to be rezoned accordingly. The property was developable under the then C-3 zoning, but not for the automobile care uses desired by the applicant. The repair of automobiles or tire sales and service are not allowed on sites less than 5 acres in size within the C-3 district, and as indicated above, the minimum size of a PCD was 5 acres. To minimize the city-wide impacts ofa code change, the peD regulations were the target of their amendment request. Page 2 Boynton Shoppes PCD File No. REZN 00-00 I PROCEDURE Pursuant to the City of Boynton Beach Land Development Regulations, Chapter 2, Section 6.F. (Planned Commercial Developments), when modifications to approved plans for a PCD result in an increase of ten (10) percent or more in measurable impacts such as traffic created, water used, sewage or stormwater generated, or some other comparable measure, the request must be processed as a new application for zoning to PCD. Furthermore, according to Chapter 2, Section 9 (Administration and Enforcement), when a rezoning request does not require an amendment to the future land use map, staff analysis is not required to include an evaluation of the project using the eight criteria under Section 9.C.7. Since this request is only for rezoning (and major master plan modification), the above-described analysis is not required. The analysis contained herein evaluates the changes to the proposed master plan, issues of particular concern, and includes selected portions of the above-described criteria that pertain to impacts upon municipal services, and compatibility with adjacent properties. The emphasis of this analysis is on the intent of the peD regulations compared to the proposed amendment. ADJACENT LAND USES AND ZONING The land uses and zoning in the surrounding area vary and are presented in the table that follows: North Right-of-way of vi oolbright Road then farther north, office commercial under development including a bank and medical office buildings zoned Office Professional (C-!) East Bank; zoned Community Commercial (C-3) then farther east multi-story office building; zoned Community Commercial (C-3) South Multi-family residential; zoned Multi-family (R-3) West' Service Station and fast food restaurant; zoned Community Commercial (C-3) then farther west, Congress Avenue right-of-way PROPOSED DEVELOPMENT The applicant is proposing this major modification to the Boynton Shoppes PCD in order to add additional retaiVrestaurant square footage to the existing master plan. The addition will be made on that portion of the property fronting on Woolbright Road (see Proposed Master Plan - Exhibit "B"). The applicant estimates that upon completion, the facility will employ approximately 35 people (full and part-time). Compatibility of the proposed use with the surrounding land uses is discussed below. Page 3 Boynton Shoppes PCD File No. REZN 00-001 The Land Development Regulations, Chapter 2, Section "F"-Planned Commercial Development District, contains the following site regulations with which this proposal must comply: Minimum perimeter setbacks..................................... front side 40 feet 30 feet (a separate request for a variance is being submitted to reduce the side yard setback by 17.5 feet to 12.5 feet) 40 feet rear Minimum land area....................................................3 acres Maximum lot coverage ..............................................40 percent Minimum peripheral greenbelt width ........................10 feet; 25 feet when abutting residential use Maximum structure height.........................................45 feet ISSUESIDISCUSSION A) CONSISTENCY OF REZONING WITH ESTABLISHED LAND USE PATTERN In general, the proposed uses are compatible with the established land use pattern, as the surrounding uses are of a commercial nature. The additions to the master plan are to be located between the service station/fast food restaurant to the west and the bank to the east. B) COMPATIBILITY OF PROPOSED REZONING WITH PUBLIC FACILITIES At the time of master plan approval, a review for concurrency certification was conducted for drainage and traffic facilities. Concurrency certification was issued after the determination that adopted levels-of-service standards would be met. The impacts on facilities of the additions to the site plan as a result of the rezoning are as follows: WATER AND SEWER DEMANDS: Impacts to the water and sewer systems are estimated to increase potable water demand by 2,650 gallons/day and to increase sanitary sewer demand by 2,650 gallons/day. DRAINAGE: The project applicant has submitted a drainage statement and preliminary drainage plan to demonstrate that the project meets the City's drainage standards. Page 4 Boynton Shoppes PCD File No. REZN 00-001 ROADWAY CAPACITY ANALYSIS: A traffic analysis has been submitted for the proposed modification to supplement the traffic analysis submitted at the time of initial approval. These and other site impacts are further addressed in the staff reports on the corresponding site plan and variance applications that are being requested concurrently with this request for master plan modification. C) ANTICIPATED ISSUES RELATED TO PROJECT DESIGN According to the PCD regulations, the intent and purpose of the PCD district is "to provide a zoning classification for commercial developments that will better satisfy current demands for commercially zoned land by encouraging development .which will reflect changes in the concepts and technology of land development and relate the land development to the specific site..." Approval of the PCD in 1997 would indicate that the site plan and range of uses satisfied the intent and purpose of the PCD district. The question that must be answered now is, "do the additions to the master plan continue to provide for efficient and harmonious design, arranged so as to create an attractive project readily integrated with and having no adverse effect on adjoining or surrounding areas and developments?" A site plan application for' this project has been submitted, which contains detailed information regarding layout and architecture of proposed buildings, landscaping, drainage and vehicular circulation on the site. The addition to the PCD would be a single building containing 3,000 square feet fronting on Woolbright Road. The proposed design of the structure is of the same style and employs the same colors used for the buildings that have been constructed on the site. This is consistent with the Community Design Plan which requires that "buildings or stn/ctures which are part of a present or fitture multi-building complex, shall achieve visual unity of character and design concepts through the relationship of building style, use, texture, color, materials, form, scale, proportion and location". According to the PCD regulations, the intent and purpose of the PCD district is "to provide a zoning classification for commercial developments that will better satisfy current demands for commercially zoned land by encouraging development which will reflect changes in the concepts and technology of land development and relate the land development to the specific site..." With the approval of the amendment to the code that reduced the minimum size of a PCD to three acres, the original master plan generally satisfied the intent and purpose of the PCD regulations. Project quality, in part, is a factor of all site design requirements working in unison. It is difficult to compromise anyone of those requirements without jeopardizing the overall quality of the development, which in turn impacts the quality of adjacent developments. The ultimate layout and circulation within a master plan should be optimal given the intent of the Page 5 Boynton Shoppes PCD File No. REZN 00-001 system to facilitate comprehensive reviews at time of initial submittal. The applicant was aware of all site constraints and applicable regulations when PCD zoning, and the text amendment, were originally pursued, which was likely the reason that the original master plan did not propose useslbuildings within the subject location on the master plan. In working with the applicant through the rezoning process, staff was able to reduce the total variances requested to one, retain the full perimeter buffer, eliminate a proposed drive-thru feature and reduce parking spaces to minimize possible on-site congestion at the entrance. Therefore staff has determined that the current proposal may well be the minimum compromise in development standards that will be necessary in order for the practicable development of the vacant portion of the site. CONCLUSIONS/RECOMMENDA TrONS Relative to architectural style and use, the subject projec-t would be compatible with the various styles and commercial uses of adjacent properties, and therefore satisfies one intent of the city's PCD regulations. As indicated herein, the proposed variance request would be the minimum necessary to satisfy the intent of the regulations "to accomplish a more desirable environment for commercial development in relation to existing and/or future city development", to "promote the public health, safety, convenience, welfare", and to provide efficient and harmonious design so as to create an attractive project", Based on the analysis and discussions contained herein, staff recommends that the subject request for a major master plan modification be approved. If the Planning and Development Board and the City Commission approve the requested rezoning and master plan modification subject to conditions those conditions will be listed within Exhibit "C"-Conditions of Approval. Enclosures \\CH\MAfN\SHRDAT A\Planning\sHARED\WP\PROJECTS\BoyTlIOn Shoppcs (Re-Zoning)\m.ff repo"~.BoynlonShoppes,doc I. 1..: :; I ' I I , , -93 ......' 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I '. .1~~'.', I --- : , I 1~ r , !U' " "" I . ,W :> ,< J . en en w c: C) z o C.l -, -- ~ ..., io.. ..:J;;::K'.... :~U..':_,,-_ :c1,') ':""-, . , .:('- - - _.- - - . -. ----- ... :', ,'~ .::..oc:H.''':::::':X''' ~ ;--.';: ~ ~ ! \'~ , ' ---. ---- -. . , ''". ~ . - -Ti~ '-"---~-G-"-:--- C1 ! ~3 .. SITE- __~OOLBRIGHT ROAD.. J ,"', 1 I ~~{:. "i' I, ~\_-J,~~ ~r- it. :~~j"', " '.' \ ~ ' " J -1~J--+- -~ \ \ 1- Q-. _'l. " - ..{''\ I 1 . ....-( \ )~__.' - . .( ,......-0' ~ L -Lr . 11 --. . ~ .1 '''1..... -KD ,.,..Jr -dV ' .' J ~~< .. . ---- I, I n """1 "1 ,~ T ,,) I : L' ~ . _ _..;' ....; -L.- ( "1(' -". - , ".! ' .' , J L"l . ,\ -j'. ~~-~~^-< \~ R ' f ]'~ Q} --':~fj~:---' _:.~\ '. ' , L..-, _ per I ' ' ;>'j^-.." . 7: L_....... I F - --- 7 ..... ~ ,~'-~', - ---, - - . -, 1;- , '-; --l r- __v L- 4- -..... /- ... i 'y/ -- f .,......, -,---.J '. f2 9t ...,. -- /' ~~.J- ...-'1-1"'" ., 'J I ----/.. 1---7' ... , l.., f r.. ... - -- .-.../ ~ _ - I'---""'l.. t ..- f1. \' " I :... ,~ , ,,' _____ ' --," ......r {J . '1- ' U . .r--<,,::, ~_;....... '1 ' ,. , a " , , - - - -'- " I" ,.ll~ H .. . - J \ ""7'"~- . ~ ----.-J '".......- '1, '1' I -- '--' ----r--~ 'I I, , I Ii ~ I ! i i , . t~KE\~' I'll J \' l i \p. If! J, I II I J I , ,~ ~I j I, " I ....... ..... ................ ................. ................ I i :J3 .:.:.:.:.:.:.:.:.:.:.:.:.:........ ................. ..11......0.....',........ " . . .., . . . . ... ...... . .... . .. . .. . . .. . ..... . . ...... . ............. ................ ................. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ................ ................ ................. ................ ................. ................ ................. ................ ................. . . . . . . . . . . . . . . . . . I r- ...., EXHIBIT "C" Conditions of Approval Project name; BOYNTON SHOPPES pcn (fka Heise pcno File number: REZN 00-00 I Reference; Maior Master Plan Modification/Rezoning (addition of 3000 so.ft. restaurant and retail snace) DEPARTMENTS INCLUDE REJECT PUBLIC WORKS Comments: NONE X UTILITIES Comments: NONE X FIRE Comments: NONE X POLICE Comments: NONE X ENGINEERING DMSION Comments: NONE X BUILDING DMSION Comments: NONE X PARKS AND RECREATION Comments; NONE X FORESTERJENVJRONMENTALIST Comments: NONE X PLANNING AND ZONING Comments: NONE X ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS 1. None. X ADDITIONAL CITY COMMISSION CONDITIONS 2. To be determined. J:\SHRDATA\PlanningISHARED\WP\PROJECTS\Boynlon Shoppes (Re-Zoning)\ 11_28.00 P&D COND OF APPROV ALdoc,doJ dim -i . 8. OTHER BOYNTON SHOPPES 2):OVc P~.'\ -- .----.,.--. ~.."-"~..,_._--------------- DEVELOPMENT DEPARTMENT MEMORANDUM NO. PZ 98-249 . FROM: Chairman and Members Planning and Development Board (11,,/2'- Michael W. Rumpf Acting Director of Planning & Zoning TO: DATE: August 20, 1998 SUBJECT: Boynton Shoppes - Approval history and status Issue: Conditions of approval relative to project phasing and service bay doors Notes on Project Approval and Conditions Relative to Phasing and Service Bay Doors Rezoned C-3 to Planned Commercial Development PCD) Staff proposes comment #21 which references the Community Design Plan in prohibiting overhead doors from facin the street (see Exhibit" A" ) Staff ro oses comment #32 r uirin that the buildin s be connected with archwa . Comment #21 ultimately approved prohibiting bay doors from facing the street (see Exhibit "B") Comment #32 ultimatel a roved re uirin an archwa between buildin s No comments made relative to phasing, however, the minutes recorded the statement made by Board Member Rosenstock indicating that the retail building would block views of the bay doors from the south, Site Ian a roved Se ember 2, 1997 Staff proposes comment #61 that repeats the original rezoning condition relative to connection of buildin s with an archwa (see Exhibit "CO). The site plan shows service bay doors oriented south, therefore avoiding similar comments generated during rezoning review relative to the facing of bay doors to the street (see Exhibit "C" . Pursuant to a recommendation by the Planning & Development Board. comment #61 was omitted in the fmal approval, therefore. archways connecting the buildings would not be re u~.ed. A ain, there is no indication of it. July 1, 1997 (ordinance approved on September 2, 1997) Current Status The service buildings have been permitted and work has commenced. With respect to the retail building. permit plans for this portion of the project have been submitted to the city and are currently being reviewed. However, coincidentally, the developer has recently submitted a request to place the retail building in a second phase. Although it is our understanding that the developer is now prepared to construct the retail portion of the project (based on his current request for building permits), given the progress to date on the service buildings, the service buildings will be completed prior to completion of the retail building, and therefore. this request for phasing is to allow the developer to receive a separate certificate of occupancy / Page 2 Boynton Shoppes - Approved history and status Memorandum No. Planning and Zoning Department 98-249 (C.O.) for the service buildings prior to completion of the retail building (as the preject was not approved with a phasing plan, the city requires that all portions of the project be approved simultaneously). Staff is not opposed to allowing the completion of,the service buildings prior to the retail building, as long as efforts proceed in "good faith" to construct the retail building. In the past, staff has utilized a "temporary" C.O, to allow the use of a completed portion of a project while the remainder of the project is completed, If the remaining obligations are not addressed prior to the expiration of the "temporary" C.O., the city commits to halting the use of such property until the remaining portions of the property are completed. The city may be more wi11ing to issue a temporary approval in this case once the developer starts construction on the retail portion of the project. Attachments S:\Plannilll\SHARED\WP\PROJECTS\AulO Care updaIe 10 PkD.doc ..... ~ EXHIBIT A Page 4 Heise, PCD File No. REZN 97-001 REZONING CONDITIONS - PROPOSED attorney designated by the city attorney, b) Exhibit "A" shall include the recorded deed or deeds of all properties included within the subject request and the deeds shall include the legal description of each property. c) Exhibit "B", shall include a separate. legal description of the entire property included in the subject' request Where applicable. the legal description shall combine all individual properties that are part of the request into one legal description, The legal description shall indicate the total acres and be signed and sealed by the surveyor of record for the project, The surveyor shall certify that the legal description is a correct representation of the property identified in Exhibit" A" and is the same property identified for the _ PCD property request to rezone the subject property from Community Commercial, C-3 to a Planned Commercial Development (PCD) zoning district, as identified in the application submitted to the City of Boynton Beach on March 5,1997. d) The original executed and notarized document shall be submitted to the city for review by the citv attornev. :::;> 21. The building design shall meet the Community Design Plan, including the location of overhead doors so they are not facing the ~re~. . 22. Provide consistency regarding depictions of setback requirements for the site, The required front yard (facing Congress) setback in a PCD is 40 feet Dimension all building setbacks. 23. On the master plan, show required s~back along Woolbright Road, 24. Provide consistency with regard to the name of the project. Master plan shows Boynton Shoppes, PCD and shows Heise PCD, 25. Provide a unity of title document for Tract "A" and Tract "B". , 26. It is recommended, that the south perimeter landscape buffer contain, at minimum. ground cover, a three foot high berm. a six foot high concrete' block wall, clusters of three shrubs or palm trees every 30 feet, a 36 inch high hedge and canopy trees 12 feet tall with a maximum spacing of 30 feet on center. The north, east and west buffer shall be the same as the north buffer, but without the wall. Fifty (50) percent of all the landscape material in each of the above buffers shall be native Florida species. I? .;;c; _____n_.____" _ ~_.'n_.____._ , Page 5 Heise, PCD File No. REZN 97-001 . :;> , 27. Include a vicinity sketch, as required by the code, showing existing development on adjacent properties in the immediate vicinity of the' subject site and existing natural features. 28. Provide statement of the subsurface conditions. .. 29. Indicate location of all proposed easements. 30. Eliminate conflict between proposed utility and access easement and the proposed 25 feet wide peripheral greenbelt at the southern end of the property by abandoning and relocating the easement. If the easement can't be abandoned and relocated. separate the buffer location from the easement. 31. Indicate the use of the portion of the property immediately east of the Woolbright Road egresslingress driveway. If this area is to be an open space it is recommended, that the egresslingress driveway location be moved approximately 22 feet east to a more central location of this part of the parcel. Also, it is recommended that this entrance be appropriately landscaped to beautify the entrance from Woolbright Road to the development. 32. Connect the retail and service buildings with a decorative archway that would allow vehicle passage, Archway may exceed 23 feet in height. 33. It is recommended that continuous (except where vehicular and pedestrian connections) foundation landscaping be provided along the north. south and west building elevations, 34. It is recommended that the front of the building(s) be moved back (approximately 10 feet) from Congress Avenue to align with the McDonald's1Amoco building and that the ...dditional distance gained be located along Congress Avenue to increase the width of the west buffer. 35. It is recommended that Spanish .S. tiles (terracotta blend), comparahle to those used on McDonald's/Amoco be added to the building.. 36. It is recommended that a stucco wall finish painted beige, antique white or another close-matching color combination similar to McDonald's/Amoco be used.. 37. It is recommended that trim or accent colors be changed to match the blue used on McDonald's Amoco. q.. EXHIBIT B Page 4 Heise. pce File No. REZN 97-001 REZONING CONDITIONS - EXECUTED . ;> attorney designated by the city attorney. .. b) Exhibit "A" shall include the recorded deed o~ deeds of all properties included within the subject request and the deeds shall include the legal description of each property. c) Exhibit "B", shall include a separate legal description of the entire property included in the s~bject request. Where applicable, the legal description shall combine all individual properties that are part of the request into one legal description. The legal description shall indicate the total acres and be signed and sealed by the surveyor of record for the project. The surveyor shall certify that the legal description is a correct representation of the property identified in Exhibit" A" and is the same property identified for the _ PCD property request to rezone the subject property from Community Commercial, C-3 to a Planned Commercial Development (PCD) zoning district, as identified in the application submitted to the City of Boynton Beach on March 5,1997, d) The original executed and notarized document shall be submitted to the city for review bv the citY attorney. 21. The building design shall meet the Community Design Plan, \/ including the location of overhead doors so they are not facing the street. 22, Provide consistency regarding depictions of setback requirements / for the site. The required front yard (facing Congress) setback in a PCD is 40 feet. Dimension all buildina setbacks. 23. On the master plan, show required setback along Woolbright -I Road, 24. Provide consistency with regard to the name of the projuct, Master ./ plan shows Boynton Shoppell, PCD and shows Heise PCD. 25. Provide a unitY of title document for Tract" A" and Tract "S'. ./ . - 26. It is recommended. that the south perimeter landscape buffer contain, at minimum, ground cover, a three foot high berm, a six j foot high concrete block wall, clusters of three shrubs or palm trees every 30 feet, a 36 inch high hedge and canopy trees 12 feet tall with a maximum spacing of 30 feet on center, The north, east and west buffer shall be the same as the north buffer, but without the wall. Fifty (50) percent of all the landscape material in each of the above buffers shall be native Florida species. ~ Page 5 Heise, PCD File No. REIN 97-001 . =;> , 27. Include a vicinity sketch, as required by the code, showing existing vi development on adjacent properties in the immediate vicinity of the subiect site and existino natural features. 28. Provide statement of the subsurface conditions. /' . - vi' 29. Indicate location of all oroposed easements, 30. Eliminate conflict between proposed utility and access easement and the proposed 25 feet wiele peripheral greenbelt at the southern vi' end of tile property by abandoning and relocating the easement. If the easement can't be abandoned and relocated. separate the buffer location from the easement, 31. Indicate the use of the portion of the property immediately east of the Woolbright Road egresslingress driveway. If this area is to be an open space it is recommended, that the egresslingress ~ driveway location be moved approximately 22 feet east to a more central location of this part of the parcel. Also, it is recommended that this entrance be appropriately landscaped to beautify the entrance from Woolbriaht Road to the development. 32, Connect the retail and seNice buildings with a decorative archway V that would allow vehide passage, Archway may exceed 23 feet in heiaht. 33. It is recommended that continuous (except where vehicular and -I pedestrian connections) foundation landscaping be provided along the north, south and west buildina elevations, 34. It is recommended that the front of the building(s) be moved back (approximately 10 feet) from Congress Avenue to align with the vi McDonald'slAmoco building and that the additional distance gained be located along Congress Avenue to increase the width of the west buffer. 35. It is recommended that Spanish 'S' tiles (terracotta blend), vi comparabl", to those used on McDonald'slAmoco be added to the buildina" 36. It is recommended that a stucco wall finish pain led beige, antique I white or another close-matching color combination similar to McDonald'slAmoco be used" 37. It is recommended that trim or accent colors be changed to match ( the blue used on McDonald's Amoco. !/> EXHIBIT B MA::sTER PlAN PROPOSED AT REZONIN~ypical Parking Detail _ Land Use Office II I_ ~~ Zoning .i __ ~ C,\ Woolbllghf Road c; ~ 6. 6. t- _::::::....... saTcarw 117.:r .- ",-wf - ~\... - ~_' _u _.:... ~~ _"~C''- ~~I' - 'j - .- -' - -1 l fr-~~ I II: I 'I' , I , ~ 1'1 : f ~ ll~ , 9_ I I' !a Ii, I I .:-~r' ! 1: I _"'-0 -=- , I ~. 11:_ I ,. - ..,.~ 22'''' =:=I )_ ' Ii ! :-11 II;; I -t ,': \.. 5 I -' -, .1- " ,. ." ( ..---. I ~ I...:..b---~ ~='~) -- ". - - iI SI! ::.:= ----n.~.~-- l r~~ 1 I I:i L, f.!': 1"'~~5.'l~"~ -j:P- -!I~ l~ l-. E ---- ... I I :::i;: .. =- ':',-' -'I GO __\_h.\ __.;;-'~ "I I __ ~ :~...::: -:f~ .:::; .~ ~ (- -., ~. 1__ ~..- I ~1lI ( '! n J,- <( -....---... I... J_ .g (y....- -- ,I L-3 ~ -.. . --, J- U . / ~ ,- . " j.- --;: " -,-"/ o 1.... -/ - -.... -l _ u .':, . ~ "'.. _ 5 I' J !., ~ - .... '0",.. ....... ........."" """'" Amoco/"~ " .. o u ~ = Ol C C,., .J C ' .: C U tJ _, a; '" ;; u o -' .~ - .It.. 1.... L-'~ , i 9" 9" J. . I"i ! I. -- 0>6- L - - &!; - -I Il---T ;-i---- --/ "=-.J ,J PJ! [_I - - HlTIDOI""i 'OJ',,,, Land Use High Densrty Restdermol 02.B Du.J Ac.) Zoning R1AA-PUD ~ .....-- - 5" 12:' / ~ N g' .. urn - -~~ , _ _ _.-J: J-"=- :g \! ~ iE ~ 02... 6~~u ~~ c g ~ ~. N EXHIBIT C Page 8 Heise PCD NWSP 97-006 Sm:: PLAN CONDITIONS - PROPOSED .. ~ 56, There is an existing buffer wall located on the Chri~stian Villas property south of the proposed development. If the existing buffer wall meets, or can be upgraded to meet, the proposed buffer design guidelines with respect to the height, exterior finish and the required setback, the proposed buffer wall on the Auto Care Center of America property can be omitted, subject to providing an appropriate upgrade and perpetual maintenance agreement between Christian Villas and Auto Care Center of America prior to a certificate'of occupancy being issued for the first buildina on the PCD proDertv. 57. Exterior utility boxes, meters, transformers, etc. shall be screened from public view by a buffer wall or continuous vegetative buffer as required by the Landscape Code (Land Development Regulations, Chapter 9, Section 10,C). 58. Although required by the code, signage information was not submitted as a part of the site plan application. Another formal submittal containing signage will have to be made and presented to the Planning and Development Board and City Commission for approval. 59. In order to eliminate potential vehicular conflicts between vehicles backing-up from service bays of the tire store and oil change building onto a main driveway of the complex, it is recommended that the configuration of the detail shop and tire store will be reversed. Move the tire store to the north and install mirrors to allow access to bays from the secondary driveway, 60, Increase the width of the sidewalk in front of all buildings to a minimum of 7 feet and provide a two foot wide planting area as required by Planning and Development Board at the time of rezonina approval. 61, In order to enhance uniformity of the complex, it is recommended that all three buildings be connected by an arcade placed over the sidewalk located in front of the structOres, (see attached sketch of proposed building connections) ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS , 62. To be determined, ADDITIONAL CITY COMMISSION CONDITIONS 63. To be determined. /7 <7 Fage 8 Heise PCD NWSP 97-006 EXHIBIT D s~ PLAN CONDITIONS - EXECUTED =;> I .. :1 56. There is an existing buffer wall located on the Christian Villas , I : property south of the proposed development. -If the existing , buffer wall meets, or can be upgraded to meet, the proposed I , buffer design guidelines with respect to the height, exterior finish ' 1/ , ! , and the required setback, the proposed buffer wall on the Auto I \ Care Center of America property can be omitted. subject to : providing an appropriate upgrade and perpetual maintenance I I agreement between Christian Villas and Auto Care Center of I America prior to a certificate of occupancy being issued for the I I first buildinQ on the PCD property. I 57. Exterior utility boxes. meters, transformers. etc. shall be screened / from publiC view by a buffer wall or continuous vegetative buffer as required by the landScape Code (Land Development I ReQulations, Chapter 9. Section 10.C). , 58. Although required by the code. signage information was not I ~ i submitted as a part of the site plan application. Another formal I submittal containing signage will have to be made and presented to the Planning and Development Board and City Commission for I approval. I 59. In order to eliminate potential vehicular conflicts between vehicles ~ l backing-up from service bays of the tire store and oil change building onto a main driveway of the complex, it is recommended that the configuration of the detail shop and tire store will be .., , ,. reversed, Move the tire store to the north and install mirrors to \..1'. " /.;... allow access to bays from the secondary driveway, 60. Increase the width of the sidewalk in front of all buildings to a ./ minimum of 7 feet and provide a two foot wide planting area as required by Planning and Development Board at the time of ',,_/~:'! .~/'" rezoninQ oval. , 61. In order to enhance uniformity of the complex. it is recommended i/ that all three buildings be connected by an arcade placed over the sidewalk located in front of the structures. (see attached '..L "'78 sketch of proposed building connections) ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS 62. Delete comment no. 12. V 63. Reword comment no, 14 to read as follows: Change "Typical V' Parl<ing Detail" to be consistent with revised comment 60. 64. Delete comment no. 19, i/ /NaL4:lt!: ~""t:c::r '. q Page 9 Heise PCD NWSP 97-006 /N'~ ~~ 65. Delete comment no. 20. .. iI ~ V 66. Delete comment no, 21. 67. Delete comment no. 22. V- 68. Delete comment no. 34. V .' 69. Reword comment no. 35 to read as follows: It is recommended, that the south perimeter landscape buffer contain, at minimum, Jround cover, an average 18 inch high berm, a six foot high concrete block wall, clusters of three shrubs or palm trees every // 30 feet, a 24 inch high hedge and canopy trees 12 feet tall with a maximum spacing of 30 feet on center, The north, east and west buffer shall be the same as the south buffer, but without the wall, At minimum, 50 percent of the landscape material in each of the above buffers shall be Florida native species, 70. Delete comment no. 37. I/' 71. Delete comment no. 40. V 72. Delete comment no. 42. i/ 73. Delete comment no. 43. V 74. Reword comment no. 46 to read as follows: It is recommended t/ that the trim and scoring proposed on the west elevations be extended to all other elevations and that the front arch and pillar theme be carried to the side and rear locations. 75. Delete comment no, 51. //' V , 76. Delete comm1nt no, 59, 77. Reword comment no. 60 to read as follows: Increase the width of the sidewalk in front of all buildings to a minimum of 5 feet and V provide a two foot wide planting area as required by the Planning and Development Board at the time of rezoning approval. 78. Delete comment no. 61. V ADDITIONAL CITY COMMISSION CONDITIONS 79. To be determined. => Ibme s:projectslautocar\cond of appr 10 I blot"';! .......- I Lanu use Oftlce Zontng c-! EXHIBIT 0 SITE PLAN TypiC:JI Parking Detoil_ .- Ilw. - /i'" . 11(l~ >tt>(H; b 11- Sf1 6. --.. '- woo:-.::: ,,1 1 0.. .cD ........ ,,_, ___.... .. _,. ___ , _, . _ sarl1r1lfW 117.3' ,... - - I ,:.-' :='-""-"=-'=" =-'- "'~ ~-. -,"-. -i-'~'-'---77--'-"'- ---"" ;.., " ' ______ ~~ Nl . I - '-' -' l -" g' , ~ '- I -=" I I WJj"-- i . I, I I" . I [' I I - l ~ I I I , - - - ~ -.- oJ , I : I II i \ I, ! I . '!~. ~~ t!<"? UJJ i. \~1 \ 17 I'S! I ~"'~\ __~ I ~"~ 1lD.0000SF'o:.II q AQIl2f1~;ll' \O'~,I =::.~~~/II :.;-r-. Lr "ISJ /" ,,,"" , :"0:- \ i i" f1 ._--Y il'/ II; : .. I I =-, ! '. ~ . , I ~ ~;.- ""I 'v," --.. ~.... "";'-'" i:; ,< t- '- ''''- . "-) II' .0.01 ~'. "I1~1 .( n"::=-..' ur<<Q '\ ,J; I _1_ I ! I I 'V-"'- ,'< - f.;n - t;t g1 I I 8 I i i I~ .. 1 I~ I i ~ RrAIL Rt/)C I i I - I J I I it' -,-, ill l_:~ wi ...- , , I I I I 9tf'~ 3'1-tl- -(~ *,;; 1~- J<-(i 5/'r~ - -6 C-..J ) ...// 'If'l * .....:~.::.:- \ \_- --- N8r""08~ .351,dlr Lond Use High Density Residenliol (128 Du,IAc.) Zoning R 1 AA-PUD g /1 ~ ; ~u ~'" ~:2~U ~ '0 S Site Plan