AGENDA DOCUMENTS
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PLANNING AND ZONING DEPARTMENT
MEMORANDUM NO 96-609
Agenda Memorandum for
November 19, 1996 City Commission Meeting
TO
FROM
Carrie Parker Hill
City Manager
~;J
Tambri J Heyden, AICP f 9
Planning and Zoning Director
DATE
November 14,1996
SUBJECT
Carmax at Quantum Park PID - NWSP 96-010
New Site Plan
Please place the above-referenced item on the November 19, 1996 City Commission
agenda under Development Plans
DESCRIPTION James G Willard, of Shutts and Bowen, agent for Quantum Associates,
Inc, property owner of the undeveloped parcels within the Quantum Park PID, is
requesting site plan approval to construct a 53,072 square foot auto sales facility on 13 678
acres in Quantum Park. For further details pertaining to this request, please see attached
Planning and Zoning Department Memorandum No 96-585
RECOMMENDATION The Planning and Development Board, with a 7-0 vote,
recommends approval subject to all staff comments in Exhibit "C" - Conditions of Approval,
with deletion of comments 42 and 60 (both regarding the size of the staging/storage area
exceeding code), 43 (regarding fencing and screening), 47 (regarding relocating existing
trees to areas along 1-95), 55 (regarding hedges behind the existing 1-95 sign) and 68
(regarding filing a Community Design Plan appeal for the overhead doors facing High
Ridge Road) The Board also recommends rewording comment 51 to not require the back
sides of the dumpster and service area to be screened Finally, the Board recommends
four additional comments regarding providing wheelstops, redesigning the Carmax sign
along High Ridge Road to match the proposed wall sign at the intersection of Gateway
Boulevard and High Ridge Road, and disallowing the Carmax 1-95 sign ifthe large 1-95 sign
is approved
Two points of information are worth noting First the hedge referenced in comment 55 is
existing as noted during a field visit, therefore this comment does not need to be deleted
Regarding comment 67 and the need for a parking lot variance If this application turned
in by November 20th at 900 A.M , this application could be before the Commission on
December 3, 1996
Lastly, a new comment #69 has been added to recommend that the size of the site
Carmax sign along High Ridge Road be the same size as the existing lot signs in
Quantum
T JH bme
Attachments
xc' Central File
c:\ccmemos\CMAX1119 wpd
781
NEW SITE PLAN
CARMAX AT QUANTUM PARK PID
I
PLANNING AND ZONING DEPARTMENT
MEMORANDUM #96-585
SITE PLAN REVIEW
STAFF REPORT
FOR
PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION
NOVEMBER 4, 1996
DESCRIPTION OF PROJECT
Project Name
Carmax
Applicant:
Circuit City Stores, Inc.
Agent:
James Thorton, Esq
Location
Quantum Corporate Park, east side of the High Ridge Road,
approximately 800 feet south of Gateway Boulevard (lots 77,78,79
and 80)
File No
NWSP 96-010
land Use Plan
Designation
Industrial (I)
Zoning
Designation
Planned Industrial Development (PID)
Type of Use
Car dealership with an ancillary service center
Number of
Units
Not applicable
Square
Footage
Site Area
Building Area
137 acres
53,072 square feet
Surrounding land
uses and Zoning
(see Exhibit "A" -location map)
North -
undeveloped lots zoned PID
South -
undeveloped lots zoned PID
East -
Interstate 95 right-of-way and father east are
residences and recreational facilities zoned R 1, R2
and REC
West -
Right-of-way of High Ridge Road, and farther west
are undeveloped lots zoned PID
Existing Site
Characteristics
The site is undeveloped and contains mature vegetation (several
pine trees) It also contains sub-standard, unpaved driveways and
deteriorated fences There is a Quantum Corporate Park sign and
associated landscaping located on the eastern side of the parcel,
facing 1-95
..:2
Page 2
Site Plan Review Staff Report
Memorandum #96-585
Carmax
Proposed
Development:
The developer is proposing construction of a 53,072 square feet,
pre-owned (used) car dealership to be located on lots 77,78,79
and 80 in Quantum Corporate Park The site will contain
. dealership and service center in main building - 47,399
square feet
. carwash - 4,498 square feet
. customer employee parking - 187 parking spaces
. display lot - 529 display spaces
. staging area - 423 inventory spaces
The northeastern corner of the parcel - approximately 1 2 acres,
will not developed at this time It is planned for a future expansion
area of the display lot and will accommodate an additional 131
display spaces (see Exhibit "B" - proposed site plan)
Concurrency
a Traffic
Traffic was last addressed, with a DRI amendment approved
this year One of the conditions of the development order
for the DRI amendment requires that with the submittal of a
site plan application traffic information indicating the
anticipated number of p m peak hour trips generated by the
proposed use and the aggregate peak hour trip generation
for all lots served by Park Ridge Boulevard be provided
Also, the original DRI conditions require monitoring total PID
trips per day This was requested, but not received
b Drainage-
Insufficient drainage information has been submitted by the
applicant, thus precluding the Engineering Division from
certifying compliance with the City's drainage levels of
service Although required to be certified at the site plan
stage, the Engineering Division is recommending that this
review requirement be postponed to time of permit review
Driveways There are two driveways proposed to the property from High Ridge
Road The northern, 45 foot wide access drive will serve mainly
large commercial delivery vehicles A 29 foot wide driveway is to be
used by dealership employees and clients As indicated in the
conditions of approval, the proposed vehicular system poses
problems for city service vehicles Although not shown on the site
plan submitted, an additional 12 feet wide driveway - exit only,
connecting the dumpster and service area with High Ridge Road
will be proposed by the applicant to address this problem A third
driveway will require a future zoning variance through the Board of
Zoning Appeals
Parking Facility There are 187 on-site parking spaces to be provided With
anticipated employment of 150 persons, the Land Development
Regulations, Chapter 2 - Zoning require 113 parking spaces in
addition to parking spaces for visitors (the number of visitor spaces
is not regulated by code, but is proposed by the petitioner and
approved by the Board) To date, the amount of parking spaces for
visitors has not been specified, however, the surplus of 65 parking
spaces is, arguably, a reasonable number for visitor parking
Therefore, it is recommended that the total of 187 parking spaces
be set as the required parking number for this use
5
Page 3
Site Plan Review Staff Report
Memorandum #96-585
Carmax
Landscaping
Landscaping will fully meet the code requirements when staff
comments are incorporated
Building and Site
Regulations Building and site regulations will fully meet the code requirements
when staff comments are incorporated
Community
Design Plan
The proposed structure has the character of a typical industrial
building Nine overhead doors face High Ridge Road Since
overhead doors facing Park Ridge Road are prohibited by Section
11 J 1 of the Community Design Plan a waiver from the above
quoted code provision is required to be submitted Due to the
minimal development in the Quantum Industrial Park in the recent
years, no architectural pattern has been established to which this
project would be compared
Signage
An application to modify the approved Quantum Park sign program
is being processed concurrently by the City However, neither
application addresses the Carmax wall signs Therefore, staff
recommends that the wall sign plans be approved administratively
at time of permit review, if the sign plans comply with both the
Community Design Plan and Sign Code and two complete sets of
Carmax signs are submitted to the Planning and Zoning
Department to be added to the Quantum sign program
As a point of information, Chapter 2 - Zoning, Section 4 L of the Land Development
Regulations requires that:
"For new construction or major modification to existing developments,
where an industrial district abuts a residential district, a solid, stucco
masonry wall painted on both sides at least six (6) feet in height shall be
located within the required side and/or rear yards except with respect to
comer lots, said buffer walls shall be required only on interior lot lines.
Said buffer walls shall not abridge any easement rights or be constructed
over any existing utilities in any easement area and shall be set back two
(2) feet from adjoining property lines. "
At the time of the Southeast Atlantic Distribution Center review, a determination was
made by the previous Planning and Zoning Director that this provision will not apply to
the properties within Quantum Corporate Park. Safety Kleen is the only use that
constructed a wall Therefore, a wall is not being required for Carmax.
RECOMMENDA TION.
The Planning and Zoning Department recommends approval of this site plan request,
subject to the comments included in Exhibit C - Conditions of Approval The Technical
Review Committee (TRC) recommends that the deficiencies identified in this exhibit be
corrected on the set of plans submitted for building permit.
JL.dim
xc. Central File
D:\SHARE\WP\PROJECTS\CARMAX\NWSP\STFRPT WPD
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EXHIBIT "A"
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EXHIBIT liCIt
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EXHIBIT "e"
Conditions of Approval
Project name: Carmax
File number' NWSP 96-010
Reference: The clans consist of 27 sheets identified as 2nd Review. New Site Plan. File #NWSP 96-010 with an
October 8.1996 Planning and Zoning Deoartment date stamp marking.
I DEPARTMENTS I INCLUDE I REJECT I
PUBLIC WORKS
Comments.
1 The site plan, as submitted cannot be approved because the Sanitation Division
would not have a clear safe access to the solid waste container Move the
dumpster enclosure approximately 30 feet to the north and provide an exit only
onto Hiah Rirlnl'> Rn::lrl
UTILITIES
Comments:
2. No trees, except Palm trees, will be allowed within utilities easements (Sec. 7 5-
18.1 )
3 Dept. of HRS permits will be required for the water and sewer systems serving this
project.
4 Fire hydrants shall be located within 200 feet of any point on all buildings (Chap
6, Art. III, Sect. 16 - Land Development Regulations)
FIRE
Comments.
5 At the time of permit issuance the applicant needs to provide appropriate
specification for the following issues:
a. Gate clearance
b Turning radii
c. Fire lanes
d Egress from service court, west side (i.e. new exit only gate)
I'> of ;:mrl fllp.1 .
POLICE
Comments.
6 Provide drawings clarifying the proposed median cuts and turn lanes on High Ridge
Road.
ENGINEERING DIVISION
Comments:
7 Revise documents to reflect all comments.
8 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 landscaping, irrigation and traffic control
devices. Permits required from agencies such as the FOOT PBC SFWMD and
any other permitting agency shall be included with the permit request.
9 No building, structure, screen enclosure, pool, or portion thereof is allowed within
setbacks, either now or in the future. Chap 1, Art.lI, pg. 1-30
10 Vehicle wash drain and floor drain must be pretreated prior to discharge Chap 2,
Sec.4N11b, pg.2-14
11 Car wash shall be fully automatic and recycle all water used. Chap.2,
Sec.11L3e(4)(c) 1 & 2, pg. 2-113
12. Drawing statement must address the effects of the anticipated design discharges
on the existing drainage system. Chap 6, Art.IV, Sec.5A, pg.6-7
13 Provide certification by developer's engineer that drainage plan complies with all
city codes and standards. Chap 6, Art.V Sec.5A, pg 6-7 and Chap.23 Art.IIF
PQ.23-8
Page 2
Carmax
File No NWSP 96-010
DEPARTMENTS INCLUDE REJECT
14 Minimum 15" pipe must be used in storm sewer Chap 6, Art/V, Sec.5A, pg.6-7
15 Inlets must be in grassy areas. Chap.6 Art.IV Sec.5B, pg.6-8 and Chap.23,
Art.IIF, pg.23-8.
16 Parking lot section must conform to city code. Chap.6, Art.IV, Sec.10F, pg.6-12.
17 Provide details for pavement, grates, pipes, catch basins, etc. Chap.6, Art.V,
Sec.4B2e, pg.6-20
18. Top of drainage pipes must not interfere with subgrade. Chap.6 Art.v, Sec.4B2i(6),
pg6-20
19 Comply with Chap. 7, pg 7-1 regarding surety requirements.
20 All landscaped areas shall be provided with an automatic water supply system.
Chap.7 5, Art. II , Sec.58, pg.7 5-14
21 Specify clear sight triangles at all driveways and adjust landscape plan if needed.
Chap.7 5, Art. II , Sec.5H2, pg 7 5-17
22. Excavation and/or fill permits will be required. Chap 8, Art.l, Sec.2,pg.8-1
23 Not more than two free standing signs are allowed. Chap.21 Art.IV, Sec.3B, pg.21-
17
24 Permits must be obtained for work within R.O W Chap.22, Art.lI, Sec.7A, pg.22-3
25 Location of proposed curbs is not clearly defined on the drawing Chap.23, Art.1
Sec.5B15, pg.23-5
26 Parking lot dimensions, striping aisles, stalls radii, signs landscaping, etc. must
conform with city codes and standards. Chap.23, Art. II , pg.23-6
27 Provide a satisfactory lighting plan. Chap.23, Art.IIA, pg.23-6
28. Photometries must be approved for both pedestrian and parking lot lighting before
permit can be issued Chap.23, Art.IIA1a, pg 23-6
29 Certify that light poles are in compliance with Standard Building Code and
withstand a 110 mph wind load Chap.23 Art.IIA1a, pg.23-6
30 Provide stop signs and stop bars in accordance with the "Manual on Uniform Traffic
Control Devices" Chap.23 Art.IIB2, pg.23-7
31 No trees shall be planted so as to interfere with lighting fixtures. Chap.23, Art.IIAb,
pg.23-7
32 Landscaped areas in parking lots must be protected by wheel stops or curbs.
Chap.23, Art.IIE, pg.23-7
33 Concrete curb must conform to city standards. Chap.23, Art.IIE, pg.23-7
34 Major driveway must have 100' clear to 1 st access aisle unless variance granted
prior to permit. Chap.23 Art.IIH5, pg.23-9
35 Provide 27' backup area, all stalls. Chap.23, Art. 11,1 1 , pg.23-9
36 Parking stall minimum 18' long Chap.23, Art.II,11, pg.23-9
37 Provide required fire lane markings and sign age. Chap.23, Art.IIM, pg.23-9
38. Provide location and details of fire lanes. Chap.23, Art.IIM, pg.23-9
39 Provide continuation of sidewalk thru all driveways to mark pedestrian paths.
Chap.23, Art. II , Sec.P pg.23-10
40 Paint handicap pavement symbols white. Sheet 9 of FOOT Index 17346
41 Signs must be consistent with Quantum Park sign program. LOR Chap.21, Art.IV
Sec.7, pg.21-20
42. Submittal is in violation of Conditional Use Development Order issued July 16,
1996, in that vehicle storage area exceeds 15% of the site.
43. Submittal is in violation of Conditional Use Development Order Planning and
Zoning comments and Planning and Development Board comments with respect
tn r. . and .
Page 3
Carmax
File No NWSP 96-010
I DEPARTMENTS I INCLUDE I REJECT I
PARKS AND RECREATION
.............
FORESTER/ENVIRONMENTALIST
44 The trees which can be relocated shall be moved to the greens paces on the site.
45 The trees which must be removed due to site constraints shall be replaced and
shown on the landscape plan.
*Items 48 and 49 are in accordance with Environmental Regulations 7 5, Section
13 page 3
46 Submit a letter to the city stating whether the site will be a micro-site on behalf of
the Quantum Corporate Park. (Treasure Coast Regional Planning Council
requirement of the original Development of Regional Impact document).
47 The applicant shall landscape the site adjacent to the 1-95 Interstate roadway in
accordance with the City Commission comments of their July 2, 1996 meeting. The
relocation of existing trees may assist in creating the visual buffer as discussed at
thic::. -
PLANNING AND ZONING
Comments.
48 Off-street parking requirement for PID zoned properties is one and one-half
(1 1/2) parking spaces for each two (2) employees on a maximum shift. In addition,
visitor parking adequate to serve the needs of the dealership operation needs to
be provided. The submitted site plan contains calculation based on square footage
of the building. Amend the parking calculations appropriately
49 Modify all site signs to comply with the approved master sign program or the results
of the modified sign program approval being processed concurrently
50 Provide elevations of the building showing the roof top equipment and the required
screening (all reduced to a small scale) and draw in on these elevations the Iines-
of-sight connecting the highest point of the equipment with eye level from a
distance of 600 hundred feet from the building
51 Dumpster and service areas shall meet the design standards as described in
Chapter 7 5 Article II Section 5 J and Chapter 9 Section 10 C of the land
Development Regulations. Amend the drawings to meet the requirements.
Specifically show the required landscaping along the back and sides of the service
area and dumpster enclosure.
52. Provide a unity of title combining the lots proposed to be developed under the
Carmax site plan for staff review, prior to recording.
53 On the Landscape Plan Sheet LA-1, amend the tabular summary of the planting
material to include calculations for "shrubs required by the code" category These
calculations shall be based on the 24" 0 c spacing requirement of the perimeter
distances of the parcel.
54 Indicate the spacing proposed for required perimeter trees. Note that the required
trees in landscape buffers adjacent to right-of-ways shall be spaced a maximum of
40 feet 0 c. This requirement is not met at several locations.
55 A continuous hedge shall be provided in all landscape buffers adjacent to rights-of
way A part of the buffer along the eastern property line just behind the Quantum
Corporate Park sign, is missing. If there is an existing continuous hedge meeting
the city's landscape code specifications, incorporate this hedge, as an existing
landscape material, into the landscaping plan.
56 It is recommended that, in order to better screen the vehicular use area, a
perimeter hedge be planted north of the display lot.
57 Establish an access easement from the Carmax property to the existing Quantum
Corporate Park sign and a maintenance easement around the sign. Both
easements shall be dedicated in perpetuity to the Quantum Park Property Owners
Association or Quantum Community Development District (CDD)
58 It is recommended that an easement be established recorded and dedicated in
perpetuity to the Quantum Park Property Owners Association or CDD for the
oerioheral Qreenbelt.
Page 4
Carmax
File No NWSP 96-010
I DEPARTMENTS I INCLUDE I REJECT I
59 Submit to the Planning and Zoning Department a presentation board containing
samples of all exterior building materials to be used for construction.
60 According to the development order for Quantum Park PID dated July 2, 1996,
comment number 6, the loading/unloading area and the staging area combined
together are considered to be an exterior storage area and limited to no more than
15 percent of the total size of the site. (This area is estimated to be approximately
60 percent of the site.)
61 Provide a more detailed drawing of the vinyl clad woven mesh fence proposed
The information submitted is inadequate to determine whether it meets the intent
of the Planning and Development Board's/Commission's condition regarding
screening.
62. Lot 77 is abutting a residential district to the east. Increase the width of the
peripheral greenbelt to 40 feet, as required by the code if the pending Board of
Zoning Appeals variance from this requirement for a reduction to 25 feet is not
approved. Proposed landscape material within the peripheral greenbelt, shown on
the Landscape Plan, Sheet LA-1 shall comply with the approval of the greenbelt
design standards application in progress.
63 Submit traffic information indicating the number of PM peak hour trips generated
by the proposed use, the aggregate peak hour trip generation for all lots served by
Park Ridge Boulevard and the total (to date) of the trips per day generated by the
PID
64 The minimum width of parking aisles is 27 feet. On the Site Plan, sheet SP-1
the dimension of the southernmost parking aisle is 25 feet. Amend the site plan
to include appropriate width of the aisle or submit a parking variance application
to the Planning and Zoning Department.
65 Wall signs are not a part of the Master Sign Program for Quantum Park PID It
is recommended that the proposed waif signs for Carmax be approved
administratively if at permit time, the signage complies with the Sign Code and
Community Design Plan regulations stated in the LOR.
66 The site plan approval is subject to compliance with the Environmental Review
Committee conditions. An environmental review permit is required.
67 The third access to the property as requested by the Public Works Department,
requires a Board of Zoning Appeals variance to be filed with the Planning and
Zoning Department. Issuance of a building permit will be conditioned upon the
variance being granted.
68. Chapter 9 - Community Design Plan, Section 11 J requires that no overhead doors
shall be located on an elevation of the building that faces certain public road or
private roads (such as High Ridge Road) Amend the west elevation drawings of
the Carmax building and the carwash structure to eliminate the overhead doors
from these elevations or submit an administrative appeal request from this
requirement to the Planning and Zoning Department.
69 The Carmax monument sign at the southwest corner of the Carmax site shall be
redesigned to match the wall sign proposed at High Ridge Road and Gateway
~ with ~ !;i7P. not to thp. lot ",inn", ~ P~rk
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
70 The Planning and Development Board supports the approval of the Board of Zoning
Appeals variance referenced in comment 67
71 Provide wheelstops in customer parking area.
72. The Carmax monument sign at the southwest corner of the Carmax site shall be
redesigned to match the wall sign proposed at High Ridge Road and Gateway
Boulevard.
73 The Carmax sign facing 1-95 shall be deleted if the Commission approves a
Quantum Park multi-tenant pylon siqn afonq 1-95
74 Delete comment 42.
75 Delete comment 43
76 Delete comment 47
77 Delete comment 55
Page 5
Carmax
File No NWSP 96-010
DEPARTMENTS INCLUDE REJECT
78 Delete comment 60
79 Delete comment 68.
80 Reword comment 51 as follows: Dumpster and service areas shall meet the
design standards as described in Chapter 75 Article II, Section 5 J and
Chapter 9, Section 10 C of the land Development Regulations. Amend the
drawings to meet the requirements. Specifically, show the required landscaping
alona the sides of the service area and dumpster enclosure.
ADDITIONAL CITY COMMISSION CONDITIONS
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