REVIEW COMMENTS
DEVELOPMENT DEPARTMENT
MEMORANDUM NO. PZ 03-285
STAFF REPORT
COMMUNITY REDEVELOPMENT AGENCY BOARD AND CITY COMMISSION
TO:
FROM:
Chairman and Members
Community Redevelopment Agency Board
d'l,tZ/
Michael W, Rumpf" '\',
:~~::~neg J:h:::~,g ~~:cto~y
Planner (j
THRU:
DATE:
November 21, 2003
SUBJECT:
All Brite Car Wash - CDPA 03-001
Appeal of Chapter 9 - Community Design Plan (Overhead Door)
NATURE OF REQUEST
Mr, Don Arpin, P,E" agent for the owner is requesting approval of a Community Design Plan Appeal to allow
an overhead bay door (car wash tunnel) to face South Federal Highway (see Exhibit "B" - Proposed
Elevations), This appeal is being submitted in conjunction with a request for major site plan modification
(MSPM 03-009),
BACKGROUND
The applicant proposes to build a 1,397 square foot addition to an existing building on a 0.79-acre parcel in
the C-3 zoning district, Arby's Restaurant and more recently, Blu's Original Bar-B-Que Restaurant,
previously occupied the existing building, A car wash is a permitted use in the C-3 zoning district,
However, according to Chapter 9 - Community Design Plan of the City's Land Development Regulations,
Federal Highway is listed as a roadway where building elevations shall not display overhead bay doors, Due
to their high degree of visibility, this major roadway within the City is subject to higher standards related to
building appearance, In this scenario, the car wash's "tunnel" would have the same effect as an overhead
bay door facing a major right-of-way, which is not in keeping with the Community Design Plan,
ANALYSIS
This subject property is located at 2015 South Federal Highway, which is located on the west side of Federal
Highway, generally north of Southeast 23'd Avenue and south of Woolbright Road, The restriction of not
allowing the bay doors to face South Federal Highway is predicated on the concept that the roadway is very
visible and that the tunnel is unsightly, South Federal Highway, as well as the other roadways listed in
Chapter 9, Section 11,], of the Land Development Regulations, are considered entrances into the City,
Buildings located on these roadways should be held to a higher level of architectural standards, The
neighboring properties on the east and west sides of South Federal Highway are either zoned High Density
Residential (HDR) or Community Commercial (C-3),
Sonny's Enterprises, a company based at 5605 Hiatus Road in Tamarac, Broward County, would provide the
applicant with the car wash machinery and internal structure, According to the applicant, Sonny's
Enterprises asserts that the proposed dimensions of the subject tunnel as shown on the floor plan would be
Memorandum No, PZ03-285
All Brite Car Wash
CDPA 03-001
the absolute minimal size needed for the car wash to operate efficiently, The floor plan (see Exhibit "B"-
Floor Plan) shows that the car wash would be 21 feet wide and 66 feet in depth, Staff's initial choice of
design would have been for the tunnel to face north and / or south rather than its currently proposed
configuration (east), However, during the site plan review process, the applicant maintained that according
to the minimum dimensions required by Sonny's Enterprises, the best place to construct the tunnel would be
along the sides of the building (in part for the queuing areas), After reviewing the plans, staff determined
that the proposed design (with the tunnel facing South Federal Highway) although not the optimum choice,
would work with regards to anticipated vehicular movement and related traffic concerns, The current
configuration is safe and effective,
In deference to staff's concerns of the tunnel facing east and being visible from South Federal Highway, the
applicant revised the plans and moved the structure (tunnel) to the west by five (5) feet from its originally
proposed location, The proposed placement of the building addition is setback from South Federal Highway
as much as possible and would still allow for safe vehicular movement. To mitigate visibility from South
Federal Highway, the plan proposes a landscape island that would screen the tunnel opening from South
Federal Highway, To screen the tunnel opening, the applicant proposes to install a row of Green
Buttonwood hedges within this landscape island, These hedges would grow to six (6) feet in height,
effectively screening the lower portion of the opening, However, staff further recommends installing a
cluster of Areca palm trees in addition to the hedges within this landscape island to screen the upper
portions of the opening (see Exhibit "C" - Conditions of Approval),
The Land Development Regulations do not specify the types of trees required in landscape buffers adjacent
to rights-of-way, However, the Regulations do specify that a "signature tree" is required at project
entrances, A Purple Glory tree, which is a city signature tree, is proposed within the front landscape buffer
directly in-line with the tunnel opening, Coincidently, this portion of the property is the safe-sight triangle
area because of its proximity to the existing curb-cut on South Federal Highway, Therefore, lush
landscaping, such as the species and specifications needed to screen a tunnel opening would not be allowed
within the safe-sight triangle, The accompanying request for major site plan modification (MSPM 03-009)
proposes to eliminate the pervious area that currently exists between the building and the front landscape
buffer along South Federal Highway, The applicant wants to replace the perviOUS area with an impervious
surface for vehicle stacking areas, Staff is not in favor of the vehicular stacking and recommends preserving
this pervious area in its current condition and installing additional landscape material (trees and shrubs) to
enhance the overall appearance of the site and provide further screening of the tunnel. The species and
quantity of plant material would be subject to review and approval of the Planning & Zoning Division at the
time of permitting (see Exhibit "C" - Conditions of Approval),
RECOMMENDATION
Initially, staff preferred to locate the car wash addition so that the tunnel opening would not be visible from
South Federal Highway, However, staff learned from the applicant's parts and supplier (Sonny's
Enterprises) that the size of the proposed car wash structure represents the minimum area needed to satisfy
the requirements of the car wash operation, The building addition is setback an additional five (5) feet to
help mitigate views from the right-of-way, Staff reviewed the plans and determined that the shrubs
proposed within the landscape island in front of the tunnel would help screen the lower portion of the tunnel
opening, Staff has made additional recommendations regarding landscape material in critical areas to help
satisfy the design criteria of Chapter 9 of the Land Development Regulations, Therefore, staff recommends
approval of this request to locate the car wash tunnel opening on the east building fa~ade with the attached
Memorandum No, PZ03-285
All Brite Car Wash
CDPA 03-001
conditions (see Exhibit "c" - Conditions of Approval), Any conditions recommended by the Board or City
Commission shall be included in Exhibit "c" Conditions of Approval.
S:\Planning\SHARED\WP\PROJECTS\A1I Brite Car Wash\CDPA 03-001\5taff Report,doc
...
1 In, = 126.7 feet
3
((7
\~!
1(-.
LOCATION MAP
ALL BRITE CAR WASH
EXHIBIT "A"
R3
---
... '" '" -
~ 8 :r <J'
0 C
.--< z "
.~ ~ ~ "
'"
~ ,.
13 <; c
\!' " S
n
o
5
,.
~
~g
fj:/
-nl
'hi
~<
~'";
6
z
I
Q
~Afl\'''',~~~M'~'..J.,..:.:~=-,-:;..
~
d8
"z
,0
g~
QR
~i
5!{
~
E
~
o
~
~
~Th""
J
I ~ ~ ~cMw"," . .
~ ., f~~~':::
EXHIBIT "B"
0> ~
~~t ----1-~~~
t
o
2
;~.
~~
;3:0;;'\
og
S
,
!
z
~8 z
.:r: ~
_nl ~
'hi 0
3
~< 0
~'"; z
is
z !~S8
..
~H "
oiig!
u,:rg
~~^
s::::!~
~~~
< ~
,
c
~
~
g'
S~
"
ocm_
"""""""'-
-tS20N.!llllEI1WY.
rr_~.1'I-33334
('95'11772-e3~'5
('954J772-74.7&/f1-JfJ
t
J
'~
~
~
!
"
"\~
""'-
o
m2o'l511'5
~
~
$
~
llli\ \
11'11
- -
I \1\'\\1 \\
t il I I-
II
\
~
j
\
EX\-\\8\1 "~
l-- ~ \ h~-\~~-~-1 '!l ~
, , -.~ ~ -----1
NI:'
CP
~~
0
~
" -,
" '"
" \
1'\ '- J
~
~ " ~ f'i
I ~l;
. g~
\ L ~"
0 l\1~~
8 ~ " ~.
~ i~ ~ ~
~~ , &
, ~~ I
'z ~t
%i
,
~ ~
~ '!J,
"
N ~
C
~" ... ~
~~ "
J
~~ . ...
of;; " r
1:<
~~ :'Il
In> 1,0
~~ z
!.~
1,6
z
z i~
\1 g
~ i N
n
z ~~
~t
I N
0~
S~ " ,
\5~ 4 I,~~-l i
~j i
~~ N
."
" '" N -
~ 8 '" u>
0 c
" l'
i 0 Q l'
'" <) \1l
it'
m z C
z m ~
~~3\\"
~ ~ 1% ~ ~
~ ~ !~ ~ t
~~ lJto~ r1l
~~ ~\H
0~', <JIe.N
?~~"! ~ ~
)>;<1' U1
~: '
*~ .
z ~
~ "
,
jl
"
o
(,
",\
sl
"""".
o
"",-
"""""",...-
"~2!:HI.~tw<".
rr,~.fL3~
(:'l~"1172-l>1l45
~"1T/~7"7&'11/A
!'CIlt!6o">~
~~ CARWA5H
~:~~~~^i---- -_."'-
[,:::::: :::-:.:-:::::::-:,::-
-------~~_.__.-
_......_____0_....' '.
"--"'---
\-- -~j~~___:> t
if
"
J,",'
..... *
S
f'l
.p.Z
XOC
U'-VJ
G)
Z
1, "
l [:' - ~_,"') ;-
fIS<il'fAd
II
11--- I
I
I
I
rn~
DO
.C
~~
0<
~
~Z
~~
.~
o
o
<
EXHIBIT "B"
-.'----~
"
Il ~..
jl
"
" ,,\:~--
['[Ojj
,-;oj. .
go
""
~"
~\,
~
0\
(~i
'''=''''''-'''''''';~:
"
I ~
.
~
-
.-.-""
-', ", l'/OilJf/S JI;OZ
""-.\.- 3oId.z(GC
I ~ eN
U
.' I Y.
Y. :;D ,
Z ^
0 Z.
G'J
n
y. VJ
U 'D
Y.
VJ (')
U fTl
Y. VJ
n
fTl
11 " .\r
(j) r- 0
~ 0 0
0 z 8g0r
0 -.--J ~ z
~
" ~ .
'$ 70 g " ~ar~
J ~ 0" h:
" \J ll'!
- s: ~~ -II
Q ox
~ ~0 "l
,
Z " <" "
t};)>"., ~
z~ ~
G';'-
lS ~
~n ~ ~
,. "
> >
Rl,
>
,.'....."
('
,
fT
IL
b
~
~
z
o
>
"
>
~~
D~
~~
.....-,.~-_. ~-~.,,"
r
I
i' g' I' ~' I 'ALLB ITE.CA~WA5H
c ~ ~ 0 15.50UTH 'fEDRAL lilGflWAY
n ~ " BOYNTONBEACIl, FL.
[
1(0
T
,
~,
! ,~i~--
~~..l--.-J
"
~
~
~
._"---~_.4--
------------.d.)
c 1-~1t-
'7...>:: 1'G?t,
-'?- ' 0'-,?- '
~<S
:r
.~..--....,.,.--
---'--"'~'C
I
i
DONAAi'IN
~~~GI~~~
-4g2(l ~ OOCI!:I1WV.
rr. LOIJDEWAll',I'i. 3333-4
~';4)772~-4~
~~4J 77~-7-476 [~A>:J
OONAAf'lN
o
.
M:126~6~
EXHIBIT "C"
Conditions of Approval
Project name: All Brite Car Wash
File number: CDPA 03-001
Reference: 4th review plans identified as a Maior Site Plan Modification with a November 13, 2003 Planning
and Zoning Department date stamp marking,
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments: None
PUBLIC WORKS - Traffic
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/ENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Comments:
COA
11/24/03
2
DEPARTMENTS INCLUDE REJECT
1. The accompanying request for major site plan modification (MSPM 03-009)
proposes to eliminate the pervious area that currently exists in front of the
building canopy and replace it with an impervious surface for vehicle stacking
areas, Staff recommends preserving this pervious area in its current condition
and installing additional landscape material (trees and shrubs) to enhance the
overall appearance of the site, The species and quantity of plant material
would be subject to review and approval of the Planning & Zoning Division
at the time of permitting,
2. Staff recommends installing a cluster of Areca palm trees in the landscape
island proposed in front of the exit of the carwash tunnel.
ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY BOARD
COMMENTS:
Comments:
3, None
ADDITIONAL CITY COMMISSION COMMENTS:
Comments:
4, To be determined.
MWR/elj
S:IPlanningISHAREDlWPIPROJECTS\A1I Brite Car WashlCDPA 03-0011COAdoc