REVIEW COMMENTS
8.8.1
MIAMI SUBS
COMMUNITY DESIGN PLAN APPEAL
DEVELOPMENT DEARTMENT SERVICES
PLANNING AND ZONING DIVISION
MEMORANDUM NO. 97-432
Staff Report
for
Planning and Development Board Meeting
and
City Commission Meeting
TO: Chairman and Members
Planning and Development Board
THRU: Tambri J. Heyden, AICP
Planning and Zoning Director
FROM: Jerzy Lewicki
Acting Senior Planner
DATE: August 22, 1997
SUBJECT: Miami Subs - CDPA 97-004
(back-lit awnings)
NATURE OF REQUEST
Anthony Cimaglia of Awning and Sign Engineering Corporation, agent for Joe
Muroff, owner of the Miami Subs restaurant located at 1920 S. Federal Highway
(see Exhibit "A" - Location Map), is requesting approval of a Community Design
Plan appeal to allow back-lit awnings, located on the north, south and west
elevations of the existing restaurant building (see Exhibit "B" - Letter of Request).
This appeal has been submitted as a result of a permit application to replace
three small, existing back-lit awnings located above the entry openings to the
building, with three large back-lit awnings wrapping the west and north elevations
and part of the south elevations of the building (see Exhibit "C" - Site Plan). The
application was denied on the grounds that it does not meet the Community
Design Plan.
BACKGROUND
Staff conducted a site visit to determine the extent of the existing awnings and
lighting:
/
Page 2
Miami Subs
File No. CDPA 97-004
A summary is as follows:
-the eastern, southern and western elevations contain back-lit awnings and
-the western and northern elevations of the building contain exposed neon lights.
Both back-lit awnings and neon lights are architectural features prohibited by the
Land Development Regulations, Chapter 9 - Community Design Plan, Section
1 0.F.5 and 6. However, neon lights were placed on the elevations as a result of
a 1995 Community Design Plan appeal (CDPA 95-003). The back-lit awnings
were placed on the building prior to the enactment of the above code.
ANALYSIS
Chapter 9 - Community Design Plan, Section 10.F states:
"5. Lighting shall not be used as a form of advertising in a manner that
draws more attention to the building or grounds at night than in the
day.
6. Lighting attached to the form of the exterior of the building or part of
the building exterior or visible from the exterior of the building shall not
be permitted if it is contrary to the architectural style of the building. "
The existing back-lit awnings are grandfathered and can be replaced, but not
enlarged or altered. The applicant's justification for the backlighting is that more
security (via lighting) is needed for the parking lot and the sidewalk. If this is the
case, then this concern can be addressed by increasing the illumination level of
the existing pole mounted lights. The brightness of such lights are known to
decrease with age. This solution would prevent the appearance of the building
from being detracted with and cluttered by additional fixtures and appurtenances.
The existing neon serves to advertise and draw attention to the building.
Furthermore, a standard for the Miami Subs prototype was set by the city with
the Boynton Lakes Plaza Miami Subs in 1994. This building has the referenced
features, but their use is minimized, yet effective.
RECOMMENDATIONS
Based on the above, staff recommends denial of the enlarged awnings with
backlighting (see Exhibit "D").
xc: Central File
S:\Planning\SHARED\WP\PROJECTS\Miami Subs\staff report-backlit awnings miami subs.doc
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EXHIBIT "A"
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EXHIBIT IIBII
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DDD A,^,NIN~ &. SIGN
DDD E~GI~EERII'IG
CClRPClRP.TIClN
DDD EXTERIOR IMAGE CONSULTANTS
DDD
DDD
July 10, 1997
Tambri Heyden
D~pt. of Development Planning and Zoning
City of Boynton Beach
100 E. Bo)nton Beach Blvd.
Boynton Beach, FL 33425
1\ls Heyden.
I am writing you this letter to state that we are appealing Chapter 9 of the dty code
section 10.F4. A check for $400.00 was previously sent for this appeal. A customer of
mine, Joe :tv'1uroff ofIvIiami Subs, is interested in installing backlit a\vnings on his
restaurant. The a"nings he wishes to install on the building are ah'eady there. The new
frames are just merely a more improved metal (aluminum) as well as a clean material. A
building / structural permit was issued but an electrical permit can not be obtained. Once
again, these backlit awnings are currently existing and we would just like to r\:'place them.
A couple years ago my customer was turned down for some neon: but after three appeals
he was permitted for this. All we ask is that we can be issued an electrical pennit to
replace the existing with ne\-v a,,,nings. The lights that shine down out of these 3"vnings
are a major factor in his parking lot and sidewalk security.
If you should have any questions or just need to inform me of anything my phone =- is
J -800-970-9792.
In closing if there is an)1hing you can do to help us it would greatly be appreciated.
Thank you in advanc for any help you can provide.
~OTE: Structural Building Permit #9700002475
1900 N.W. 40th Court, Building 1, Pompano Beach, Rorida 33064 h
954-970-8906 . Fax 954-970-9964 · 1 -800-970-9792
EXHIBIT "C"
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EXHIBIT "D"
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EXHIBIT "D"
Conditions of Approval
Project name: Miami Subs at 1920 South Federal Highway
File number: CDPA 97-004
Reference: Letter of request dated Julv 10. 1997. File #CDPA 97-004 with a Julv I L 1997 Planning and
Zoninl! Deoartment date stamp marking
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments: N/ A
UTILITIES
Comments: N/ A
FIRE
Comments: N/A
POLICE
Comments: N/ A
ENGINEERING DIVISION
Comments: N/A
BUILDING DIVISION
Comments: N/ A
PARKS AND RECREATION
Comments: N/A
FORESTER/ENVIRONMENT ALIST
Comments: N/A
PLANNING AND ZONING
Comments:
1. Approval of the enlarged back-lit awnings is not recommended.
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
2. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
3. To be determinbed.
/bme
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