CORRESPONDENCE
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September 6 ,2002
Lusia Galav
City of Boynton Beach
100 E. Boynton Beach Blvd.
Boynton Beach, Fla. 33425-0310
Re: Victoria's Closet - Drainage Certification
Project No. 02-1157
City File Number COUS 02-004
Dear Ms. Galav,
I hereby certify that all components of the drainage and surface water management
system for the above referenced project are designed in accordance with the the
City of Boynton Beach Code LOR ,Chapter 4, Section 7.F.2 . and South Florida
Water Management District Volume IV Manual.
I hereby affix my seal this 6' day of
S~fen'\ \ ~, ,2002.
4
Jo n J. H~ .E. - President
L.EY--ENGINEERING, INC.
Florida Registration # 40023
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ill
PLANNiNG AND
ZONING OEPT
08/22/2002 THU 16:52 FAX 954 761 1818 COKER & FEINER
~OOl/002
CLaw Offices
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COKER & FEINER
644 Southeast 5th Avclllle
Fort Lauderdale, FL 33301.3104
PLANNiNG AND
ZONING DEPT
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Telc:pl1on c: (954) 761-36%
Facsimile: (954)761-1818
Richard G. Coker, Jr" P.A,
Rod A, FeinCT
DATE:
August 22, 2002
TO:
Lusia Galav. Principal Planner
City of Boynton Beach
Fax: (561) 742-6259
cc;
James Cherof
City Attorney
Fax: (954) 771-4923
FROM:
RICHARD Q, COKER, JR.
E-mail:rgcokcr@cokcr-fciner.com
RE:
Victoria's Closet Revicw Comments
I represent the applicant for the above referenced self storage facility. I have been asked to address
comment No. 73, In this comment you indicate that the maxim urn height fur a self storage facility is two
stories or 30 feet and you reference Chapter 2, Sec- 4F. I have reviewed this section along with Chapter
2, Section 11 which contains the supplemental regulations relating to self storage facilities and T find no such
restriction. In my opinion a self storage facility in aB-3 district must conform to the height restrictions of
the B-3 district without any further restrictlon.
Chapter 2, See 4[0 (as published 011 the illtemet) contains certain height limitations but these limitations do
not address self storage fadlities. Accordingly, Sec. 4F does not limit height in this case.
Chapter 2, Sec. 11 contains the Supplemental Regulations and subparagraph 0 addresses Self Storage
facilities. Subsection 1 K reads in pertinent part as follows:
The maximum height tor limited access storage facilities within the C-l district, shall not exceed 30
feet. . ,
Victoria's Closet is in the C-3 zoning district and accordingly this provision does not appLy. TIle underlying
height restriction in the C-3 district of 45 feet would apply, I understand that n selfstoTage facility is
pennittcd in C-3 only as a result of it being a fIrst permitted use in C-l. All uses permitted in C-l are also
pemritted in C-2 andC--3. However, this code provisIon limits the height ofalimited access storage facility
in the C-l district only. In interpreting codes, we fustmust laokat the plain meaning of the language in the
code, If the drafters ofthe code meant to limit the height oflimi led access storage facilities in C-l , C- 2
08/22/2002 THU 16:52 FAX 954 761 1818 COKER & FEINER
IlIOO2/002
August 22, 2002
Page -2-
and C-3 the code could have been drafted to clearly establish such restriction. It was not.
Please review and respond to this letter as soon as you call indicating the City's concuTTencewithmy
interpretation of the code. The applicant is under significant time constraints in order to stay on the current
review schedule.
Thank YOu for your consideration of these cOllunents,
Very truly yours~
!d~~h~
F or the Finn
cc: Tom McComlack (561) 241-8545
RGC :yt
....
...
....
Telephone: (954) 761-3636
Facsimile: (954) 761-1818
DATE:
TO:
FROM:
RE:
Law Offices
COKER & FEINER
644 Southeast 5th A venue
Fort Lauderdale, FL 33301-3104
Richard G. Coker, Jr., P.A.
Rod A. Feiner
September 13, 2002
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Lusia Galav, City Planner
City of Boynton Beach
PLANNi~IG AND
7O!"1~iG QlPT
RICHARD G. COKER, JR.
E-mail:rgcoker@coker-feiner.com
Victoria's Closet - Responses to Staff Review Comments
I have been asked to respond to Staff Comments Nos. 69 and 73. With respect to No. 69, please find
enclosed ajustification statement for the Victoria's Closet conditional use application addressing all of the
criteria and standards in the code.
With respect to No. 73 relating to the maximum height permitted for Victoria's Closet, it has been
determined that the maximwn height limitation within the C-3 district of 45 feet applies to this project and
that the Victoria's Closet building does not exceed this height limitation.
Very truly yours,
.-b 'cK CC'Ut-
RICHARD G. COKER, JR.
For the Firm
RGC:yt
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Law Offices
COKER & FEINER
644 Southeast 5th A venue
Fort Lauderdale, FL 33301-3104
Telephone: (954) 761-3636
Facsimile: (954) 76 I -18 I 8
Richard G. Coker, Jr" P.A.
Rod A, Feiner
CRITERIA AND JUSTIFICATION FOR CONDITIONAL USE
VICTORIA'S CLOSET
Request and General Statement:
The applicant is requesting a Conditional Use approval to permit a self-storage facility called "Victoria's
Closet"on the property which is the subject of this application, Victoria's Closet is an 103,392 square foot
fully enclosed and air conditioned three (3) storyselfstorage facility on a two acre parcel ofland located
on South Federal Highway. The property is zoned C-3. The City code requires a Conditional Use
approval for a self storage facility. A Conditional Use is a permitted use within a zoning district subject to
compliance with certain enumerated standards and conditions as set forth in Sec. 11,2 D. of the City's
zoning code which will be addressed below.
The building design has been substantially upgraded to give the appearance of an office building and upon
completion will be a substantial improvement to a neighborhood that has declined in appearance and
viability. The specific location of Victoria's Closet is on the west side of Federal Highway and east of Dixie
Highway. The applicant has worked with the City staff and the Florida Department of Transportation to
provide a safe and efficient means of ingress and egress to the site. Further, a self storage facility is one
of the lowest traffic generators of any commercial use as demonstrated in the traffic study performed by
Tinter Associates which has been submitted in conjunction with this application.
There will be no outside storage with all storage to occur within the fully enclosed, single building with
controlled access. In the design process, particular attention was given to the preservation of an existing
large Strangler Fig tree adjacent to Federal Highway.
Criteria and Justification for Conditional Use:
1. Ingress and egress to the subject property:
Ingress and egress to Victoria's Closet will be solely from Federal Highway in a manner approved by
FDOT. There will be one inbound lane and one out bound lane separated by a median. There is sufficient
1
.'
"throat" distance so that cars entering the facilitywill not be impeded by any vehicles that are exiting parking
spaces. Internal circulation is provided by a one way, 15 foot wide drive isle which is also the fire lane as
required by the fire department. The internal circulation provides easy access to the loading zone and
dumpster area.
It is unlikely that Victoria's Closet will have any walk-in traffic because ofthe nature of the business.
However, there is a five (5) foot sidewalk along Federal Highway to accommodate off site pedestrian
traffic. A fire lane has been provided around the building in accordance with the City's requirements for
all emergency services.
2. Off-street parking and loading areas where required and the economic, glare, noise,
and odor effects the conditional use will have on adjacent and nearby properties,
and the City as a whole.
As previously mentioned, Victoria's Closet will be a very low traffic generator. This is evidenced by the
traffic study performed by Tinter Associates which has been submitted with this application and is also
evidenced by the very low parking requirements. The City code only requires 9 parking spaces and the
site plan a total of1? There will be one loading zone located at the rear of the building not facing Federal
Highway. Because ofthe nature ofthe business, there will be virtually no impact on adjacent and nearby
properties, or the City as a whole, with respect to glare, noise or odor. The low level of activity and the
nature ofthe activity result in minimal impacts especially as compared to uses which are permitted as a
matter of right in the C- 3 zoning district such as liquor stores, department stores, lumber yards and building
materials, hotels and motels, bowling alley, automobile service stations, bus tenninals, boat sales, carwashs,
etc...
All of the storage bays being proposed by this use occur inside a wholly enclosed space with no storage
bay door having direct access to the outside ofthe building. There will, therefore, be adequate buffering
to eliminate any concern about adverse noise or light emanating from the use. Similarly, since the use will
be primarily occurring indoors, but for the site lighting, which is consistent with Code, no additional outside
lighting will be necessmywhich could create excessive light. Finally, no hazardous materials or other similar
type of material or equipment are allowed to be stored in a bay at the facility. This will eliminate any other
possibility of a nuisance originating from the facility.
The economic impact of Victoria's Closet will be overwhelmingly positive. The Victoria's Closet building
will contain upgraded architectural features and will have an office building look. It will be the nicest
looking and newest building in the area and has the potential of spawning additional redevelopment of this
generally depressed area.
2
3. Refuse and service areas:
The loading zone is located in the rear ofthe building at the rear entrance. Access to the loading area is
provided by a one-way, 15 foot wide drive isle that provides easy access around the building to the loading
zone and the dumpster area. The dumpster is to be enclosed within a 6 foot high CBS wall with a wooden
gate in accordance with City requirements. The dumpster location is easily accessible to trash hauler.
4. Utilities, with reference to locations, availability and compatibility,
The City has indicated that there is no issue with respect to the availability of utilities to serve Victoria's
Closet. Further, because of the nature ofthe use, the demand for water and sewer capacity will be very
limited.
5. Screening, buffering and landscaping with reference to type, dimensions and
character.
The landscaping to be installed at Victoria's Closet is planned to be that of a lush Florida Hammock. The
material being used is over 50% native specimens; the plan also incorporates the Strangler Fig currently
located on the Property. Native Green Buttonwoods are to be planted on both sides of the property line
to increase the desired ambiance. The Strangler Fig located adjacent to Federal Highway and the planned
installation of the two (2) Yellow Tabs will create a very attractive front buffer for the Property. The
landscaping has been planned to be both functional and appealing.
6. Signs and proposed exterior lighiing with reference to glare, traffic safety, economic
effect and compatibility and harmony with adjacent and nearby properties.
The proposed signs are consistent with the City code without any requested variances. The signs will meet
all standards with respect to glare, compatibility, traffic safety etc..
7. Required setbacks and other open spaces.
The Victoria's Closet site plan complies with all setback and open space requirements. 23.3% of the site
will be in landscaping.
8. General compatibility with adjacent properties and other property in the zoning
district.
Victoria's Closet is to be developed in an economically depressed area and its development will hopefully
act as a catalyst for future redevelopment in the area. To the north ofthe property is a tattoo pallor and
truck rental facility. To the east is a printing company, statute sales company and auto repair facility. To
3
the south is vacant land followed by a mobile home park. To the west is a dirt road followed by a few
single family homes between the property and Dixie Highway. These single family homes will likely be
removed in any redevelopment effort. Victoria's Closet is a very low impact use which will greatly enhance
the area.
9. Height of buildings and structures, with reference to compatibility and harmony to
adjacent and nearby properties, and the City as a whole.
The C-3 zoning district contains a height limitation of 45 feet and Victoria's Closet does not exceed this
requirement. The C-3 district is a commercial district and the surrounding uses will not be adversely
. impacted by the height of the Victoria's Closet structure.
10. Economic effects on adjacent and nearby properties, and the City as a whole.
As discussed previously, the development of Victoria's Closet will be the only new development in the area
in many years and hopefully will act as a catalyst for future redevelopment.
11. Conformance with the City's site plan standards and requirements.
The Victoria's Closet site plan conforms in all respect to the City's codes and ordinances.
12. Compliance with, and abatement of nuisances and hazards in accordance with the
standards in the City Code.
Victoria's Closet will conform to the ordinances ofthe City with respect to nuisances and hazards. Further,
Victoria's Closet is not the type of use which would generate hazards or create nuisances.
4
Department of Engineering
and Public Works
P.O. Box 21229
West Palm Beach, FL 33416-1229
(561) 684-4000
www.pbcgov.com
.
Palm Beach County
Board of County
Commissioners
Warren H. Newell, Chairman
Carol A. Roberts, Vice Chair
Karen T. Marcus
Mary McCarty
Burt Aaronson
Tony Masilotti
Addie L. Greene
County Administrator
Robert Weisman
"An Equal Opportunity
Affirmative Action Employer"
@ printed on recycled paper
August19,2002
Mr. Michael W, Rumpf
Director of Planning & Zoning
Department of Development
City of Boynton Beach
P.O. Box 310
Boynton Beach, FL 34425-0310
RE:
'I=~,,:toria's Ct':ls-et
Dear Michael:
TRAFFIC PERFORMANCE STANDARDS REVIEW
The Palm Beach County Traffic Division has reviewed the traffic study for the project
entitled; Victoria's Closet, pursuant to the Traffic Performance Standards in Article 15 of
the Palm Beach County Land Development Code. The project is summarized as follows:
Location:
Municipality:
Existing Uses:
Proposed Uses:
New Daily Trips:
Build-out:
West of Federal Highway, South of Dixie Highway Intersection
Boynton Beach
None
100,000 SF Mini Warehouses
237 @ 5% pass-by
n/a
Based on our review, the Traffic Division has determined that the project meets the
Traffic Performance Standards of Palm Beach County.
Sincerely,
If you have any questions regarding this determination, please contact me at 684-4030.
OFFICE OF THE COUNTY
j/V).
EER
Masoud Atefi, MS E
Sr. Engineer - Traffic Division
CC: Tinter Associates Inc.
File: General - TPS - Mun - Traffic Study Review
F :\TRAFF I C\ma\Admin\Approvals\020804.doc
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fLAk
DEPARTMENT OF DEVELOPMENT
Planning and Zoning Division
. Building . Planning & Zoning . Occupational Ucenses . Community Redevelopment
July 25, 2002
Mr. Masoud Atefi MSCE, Senior Traffic Engineer
Palm Beach County Traffic Division
Department of Engineering and Public Works
P.O. Box 21229
West Palm Beach, Florida 33416
Re: Traffic Study: Victoria's Closet
COUS 02-004
Dear Mr. Atefi:
The enclosed traffic generation statement, prepared by Tinter Associates, Inc. was recently
received by Planning and Zoning for the above-referenced application. Please review the
enclosed information for conformance with the County's Traffic Performance Standards
Ordinance, and provide Tim Large, Building Code Administrator and I with your written
response.
If you have questions regarding this matter, please call me at (561) 742-6260.
Sincerely,
d~ ~v r~
Michael W. Rumpf
Director of Planning and Zoning
MWRlsc
S:\PlamingISHAREDlWP\PROJECTSlVicloria's ClosetlTraffic letter to Palm Beach County.doc
City of Boynton Beach. 100 East Boynton Beach Blvd., P.O. Box 310 . Boynton Beach, Florida 33425-0310
Phone: (561) 742-6350 . www.cLboynton-beach.f1.us
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Tinter Associates, Inc. . Transportation Engineers
:r1m W~st COI1lI1l~rclall3l\"lJ.' Sk 20 l' Ft. Laud~rdal~, FL 33309' (954) 484-3633' Fa\: 19541484-9612 · \\w\\"lint~rwm
July 17, 2002
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Mr. Charles Highley
56 Construction & Developers, Inc.
P.O. Box 5744
Fort Lauderdale, Florida 33310-5744
RE: BOYNTON BEACH MINI-WAREHOUSE
CITY OF BOYNTON BEACH, FLORIDA
TINTER ASSOCIATES PROJECT NO. 02-2064
Dear Mr. Highley:
This letter will serve as a Traffic Impact Statement for the above-referenced project in
the City of Boynton Beach, Florida. The findings of this Statement indicate that the
proposed project will generate 237 net new daily trips, In accordance with the City of
Boynton Beach and Article 15 of the Palm Beach County Unified Land Development
Code. the Traffic Performance Standard, the project is subject to analysis under Test
One and Test Two of the Standard.
DEVELOPMENT PLAN
The proposed mini-warehouse site is planned to be located west of Federal Highway
(US 1) south of the Dixie Highway/Federal Highway intersection towards the City of
Boynton Beach's south city limits. Access to and from the site will be made via Federal
Highway.
The planned development is expected to house a total of 100,000 gross square feet of
mini-storage area and ancillary facilities.
TRIP GENERATION
In order to assess the potential trip generation activity for the proposed site, Palm Beach
County provides trip generation rates for various land uses as part of their Fair Share
Road Impact Fee Schedule effective October 01, 2001. The Schedule is based on the
Institute of Transportation Engineers (ITE) Trip Generation Manual, 6th Edition.
In accordance with the Schedule, a development of this type is projected to generate a
total daily trip rate of 2.50 trips per 1,000 square feet of building area. Further, the
County criteria offers a reduction in the total trip generation based on a pass-by capture
rate of 5 percent. Considering the rate of 2.50 trips per 1,000 square feet and the
reduction of 5 percent due to pass-by capture, the project consisting of 100,000 gross
56 Construction and 08velopers, Inc
July 17, 2002
Page 2
square feet is projected to generate a total of 237 net new daily trips. Both AM and PM
peak hour trip generation data were taken directly from the ITE manual and are also
found on Table 1. The AM peak hour indicates that the proposed site is expected to
generate a total of 14 net new trips while the PM peak hour is expected to generate a
total of 25 net new trips.
TEST ONE ANALYSIS
Test One of the Standard provides an assessment of traffic conditions at the buildout of
the project along the first accessed thoroughfare roadway, which in this case would be
Federal Highway. The Radius of Development Influence (RDI) is designated as a
maximum of one-half mile as a result of the trip generation. As such the study link is
identified as Federal Highway immediately north and south of the proposed project.
As this section of roadway is designated as a four-Ianed divided arterial, the daily
carrying capacity of this facility is 32,500 vehicles per day. The peak hour capacity for
this section of roadway is 3,020 vehicles per hour. The latest Average Daily Traffic
(ADT) map, as furnished by Palm Beach County, indicates that this section of Federal
Highway in the area of the proposed site provides for a total of 24,062 vehicles. As
such, there is ample capacity along this section of Federal Highway, as the recorded
data of 24.062 vehicles per day does not approach the carrying capacity of 32,500
vehicles per day. Even if the all of the traffic generated by the proposed mini-warehouse
site of 237 trips were assigned to this section of Federal Highway, acceptable operating
conditions will still be maintained with ample capacity available for future background
growth. The same holds true for the most active peak hour, which in this case would be
the PM peak hour. Applying an approved 9.3% 'K' factor to the existing daily volume
count of 24,062 develops the existing PM peak hour volume. This would yield a peak
hour volume of 2,238 vehicles per hour. As noted previously, the carrying capacity on a
peak hour basis for a four-Ianed divided section is 3,020 per hour. If all of the proposed
trips associated with the heaviest peak hour from the site (PM peak hour) were assigned
to this particular section of Federal Highway, again, ample capacity would be realized.
Therefore. the proposed project is in compliance with Test One of the Standard.
TEST TWO ANALYSIS
Test Two of the Standard involves an examination of the County's transportation model.
As noted previously from Table 1, the project is expected to generate a total of 237 daily
trips. Under Test Two of the Standard, the maximum RDI provides for an area
designated as the directly accessed link on the first accessed major thoroughfare
roadway, which in this case is Federal Highway. Palm Beach County provides a map of
the Test Two network projected to be overcapacity with existing and committed
development traffic. The latest map revision is dated July 2001. A review of this map
has indicated that there would be no expected deficiencies under the County's model
along the directly accessed link of Federal Highway. As such, the project is in
compliance with Test 2 of the Standard.
CONCLUSION
This Statement has demonstrated that the project will generate a total of 237 net new
trips. The Statement also demonstrates that the highest peak hour period, the PM peak
hour, generates only 25 net new trips. Further, according to the latest criteria furnished
by Palm Beach County, there is ample capacity available along the thoroughfare
roadway of Federal Highway to accommodate project traffic from the proposed mini-
Tinter Associates, Inc. · Transportation Engineers
J
56 Construction and D:S'\ielopers, Inc
July 17, 2002
Page 3
warehouse site on a daily, AM and PM peak hour basis, satisfying the criteria of Test
One. The analysis further demonstrates that according to the County's long-range
model. there is no expected deficiencies along this section of Federal Highway and that
the project is also in compliance with Test Two of the Standard.
I trust that this data will assist you in processing your application with the City of Boynton
Beach, Florida. Should you have any questions regarding this matter or need further
information, please feel free to contact me directly.
Dennis J. Miller
Senior Associate
Traffic Engineering
AMte{;;t1
P.E. No. 28405
DJM:djm:kmr
W 02flles/02-2064/02-2064 001
Tinter Associates, Inc. . Transportation Engineers
~.
TABLE 1
BOYNTON BEACH MINI-WAREHOUSE
TRAFFIC GENERATION
))'
DAILY TRIPS
CATEGORY
Mini-Warehouse (LUC 151)
Pass By Reduction (5%)
SIZE
100 ksf
DAILY TRIP
GENERATION RATE
T = 2.5 (X)
SITE
TRAFFIC
(VPD)
250
13
SITE
TRAFFIC
IN OUT
125 125
7 7
NET NEW DAILY TRIPS 237 118 118
AM PEAK HOUR TRIPS
CATEGORY
Mini-Warehouse (LUC 151)
Pass By Reduction (5%)
SIZE
100 ksf
PEAK HOUR TRIP
GENERATION RATE
T = 0.15 (X)
SITE
TRAFFIC
(VPH)
15
1
SITE
TRAFFIC
IN OUT
9 6
1 0
NET NEW AM PEAK HOUR TRIPS 14 8 6
PM PEAK HOUR TRIPS
CATEGORY
Mini-Warehouse (LUC 151)
Pass B~ Reduction (5%)
I~I=*.~I 'i'l:Jl'4'~::t~'~t1:[.1'J;.:..:~I:J.;
SIZE
100 ksf
PEAK HOUR TRIP
GENERATION RATE
T = 0.26 (X)
SITE
TRAFFIC
(VPH)
26
1
SITE
TRAFFIC
IN OUT
13 13
1 1
25 12 12
Tinter Associates, Inc.
~pley, Judith
From:
Sent:
To:
Cc:
Subject:
Copley, Judith
Monday, June 10, 2002 9:29 AM
Rumpf, Michael; Ducoste-Amedee, Maxime
Tucker, Patricia; Coale, Sherie; Duncan, Arlette
Tom McCormack - Mini Storage
A pre-app has been set up and confirmed for Monday, June 17 at 2:30 pm. Mr. McCormack would
like to be called on his cell phone (954-651-0500) when the letter you are preparing, Mike, is faxed to
him at 954-941-2505. The letter should be sent to the following address:
Mr. Tom McCormack
One E Broward Blvd
Fort Lauderdale, FL 33308
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1