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REVIEW COMMENTS 6.D.l QUANTUM PARK LOTS 73 A & B, 74, 75, 76 (CDPA 02-001) COMMUNITY DESIGN PLAN APPEAL 6.D.l QUANTUM PARK LOTS 73 A & B, 74, 75, 76 (CDPA 02-001) COMMUNITY DESIGN PLAN APPEAL DEVELOPMENT DEPARTMENT MEMORANDUM NO PZ 02-218 SITE PLAN REVIEW STAFF REPORT PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION TO Chairman and Members Planning and Development Board FROM Michael W Rumpf Planning and Zoning Director DATE October 10, 2002 SUBJECT Quantum Park Lots 73A-B 74 75 76 -CDPA 02-001 Appeal of Chapter 9 - Community Design Plan (Overhead Doors) NATURE OF REQUEST Winston Lee of Winston Lee & Associates Inc., agent for Premier Gateway Center at Quantum LLP (see Exhibit "A" - Location Map) is requesting approval of a Community Design Plan Appeal to allow overhead bay doors, to face High Ridge Road (see Exhibit "B" - Proposed Elevations) This appeal is being submitted in conjunction with a site plan application (NWSP 02-016) BACKGROUND The applicant proposes to construct a one-story 195 143 square-foot office / commercial/warehouse building on a 13 75-acre parcel in Quantum Park. On August 7,2001, the City Commission approved this site for a 196,486 square-foot office / industrial building That site plan approval expired on August 7,2002. This project is a near duplicate of the building approved in 2001 except that the building is reversed so that the overhead bay doors will face High Ridge Road instead of 1-95 According to Chapter 9 - Community Design Plan of the City's Land Development Regulations High Ridge Road is listed as a roadway where building elevations shall not display overhead bay doors Due to their high degree of visibility these major roadways within the City are subject to higher standards related to building appearance ANAL YSIS This subject property is located south of Gateway Boulevard in between High Ridge Road and 1-95 The restriction of not allowing the bay doors to face High Ridge Road is predicated on the concept that the roadway is very visible and overhead bay doors are unsightly High Ridge Road as well as the other roadways listed in Chapter 9 Section 11 J 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 This portion of the High Ridge Road right-of-way was formerly a loop road that connected back to Gateway Boulevard to the west near the E-4 Canal The Palm Beach County School Board purchased a large site west of the north / south portion of the subject property subsequent to approval of the original master plan for Quantum Park. That portion of High Ridge Road (Park Ridge Road), adjacent to the High School has since been vacated and is currently a dead-end" road As a consequence High Ridge Road in this area Page 2 Memorandum No PZ02-218 Quantum Park Lots 73-A, 74-8 -76 CDPA 02-001 would not be considered highly visible or as an entranceway into the City More motorists will view the subject site from 1-95 than High Ridge Road In fact, the City Commission discussed this design issue when the site plan was approved in 2001 The "dead-end street characteristic creates a unique situation where full compliance with Code would actually be contrary with its intent. The Design Appeal process is appropriate in this instance because the unique design proposed is directly related and affected by the characteristics of the roadway rather than with the property In this project, the sheer number of vehicles (volume of traffic) traveling on 1-95 in conjunction with the "dead-end" nature of this portion of High Ridge Road provides sufficient justification to allow the overhead bay doors to face High Ridge Road Simply put, at this location the overhead bay doors are more visible from 1-95 than from High Ridge Road Therefore, allowing the overhead bay doors to face High Ridge Road in conjunction with the landscaping proposed within the west landscape buffer would meet the intent of the Community Design Chapter of the Land Development Regulations RECOMMENDATION Staff recommends approval of this request to locate the overhead bay doors on the west building fac;:ade contingent upon the comment included in the Conditions of Approval Any additional conditions recommended by the Board or City Commission shall be included in Exhibit "C" Conditions of Approval xc: Central File S:IPlanningISHARED\WPIPROJECTSIQuanlum park 101 73a-761CDPA 02-0011staff report.doc LOCATION MAP Quantum Park Lots 73A-76 "'~lIr' ~'I . 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'.. 26 ~\,r.)I;I'" ~c:;";liB~ ~~~~ ~~m ;t~"~ :~8 ~~ " I'-~ j"g :-i!; ~~;ii Wf "';c-;] ~?;~ ~~= ; J) ~ - .. :!j ~~ EXHIBIT "C" Conditions of Approval Project name' Quantum Park Lots 73A+73B-76 File number CDPA 02-001 Reference' 2nd reVIew plans IdentIfied as a New SIte Plan wIth an October 8, 2002 Plannmg and Zomng Department date stamp markmg. . II 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 BillLDING DIVISION Comments. None PARKS AND RECREATION Comments. None FORESTER/ENVIRONMENT ALIST Comments. None PLANNING AND ZONING Comments. Coa 10/15/02 2 DEPARTMENTS INCLUDE REJECT I The overhead bay doors shall be adequately screened m accordance WIth the landscape matenal proposed wIthm the west landscape buffer (NWSP 02- 016) ADDITIONAL PLANNING & DEVELOPMENT BOARD COMMENTS Comments. 2. To be determmed. ADDITIONAL CITY COMMISSION COMMENTS Comments. 3 To be determmed. MWRIe1J S:\Planning\SHARED\WP\PROJECTS\Quantum park lot 73a-76\CDPA 02-001\COA.doc