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REVIEW COMMENTS 7.E.2 GROVE PLAZA SUBDIVISION MASTER PLAN (MPMD 03-003) MASTER PLAN MODIFICATION DEVELOPMENT DEPARTMENT MEMORANDUM NO. PZ 04-031 TO: FROM: Eric Lee Johnson, AICP Planner Chairman and Members Planning and Development Board Michael W. Rumpf ~.y:lL/ Director of Planning & Zoning y--' .J, " THROUGH: DATE: February 12, 2004 SUBJECT: Grove Plaza - File No. MPMD 03-003 Master Plan Modification (Change of use on Parcel "F') PROJECT NAME: Grove Plaza - MPMD 03-003 LOCATION: Grove Plaza, southeast corner of Lawrence Road and Hypoluxo Road LAND USE/ZONING: Local Retail Commercial (LRC) / Community Commercial (C-3) NATURE OF REQUEST Mr. Michael Weiner, agent for the owner, KMA Investments, is requesting to modify the Subdivision Master Plan for Grove Plaza. This development is located on the south side of Hypoluxo Road, just east of Lawrence Road (see Exhibit "A" - Location Map). The specific request is to construct a one-story 7,180 square foot auto supply retail store (NWSP 03-027) on Parcel "F". Parcel "F" was originally approved for a 3,600 square foot restaurant. This master plan modification is required for the development of the auto supply retail store instead of a restaurant on Parcel "F". BACKGROUND/ ANALYSIS The subject property was formerly the location of a landscaping and nursery business until it was annexed and rezoned. On September 19, 1995, the subdivision master plan was approved with six (6) separate parcels, each of which would require separate site plan review and approval. In 1999, a major modification to the master plan was approved for the development of the first parcel (Parcel "A') and several changes to the remaining parcels. Parcel "A" was approved for a gas station (7-Eleven convenience store with gas sales). The remaining parcels consisted of the following: 3,800 square-foot bank on Parcel "B", 6,540 square feet of retail on Parcel "C", 9,000 square feet of retail on Parcel "D", a 3,600 square foot restaurant on Parcel "E", and another 3,600 square foot restaurant on Parcel "F". In July of 2002, the City Commission approved a master plan modification (MPMD 02-001) for a change in Parcel "E", from a restaurant to a one-story car-wash facility (Motor City Car Wash). The accompanying site plan (NWSP 02-007) for the car wash was approved as well. Tract "G" is the common area, which accommodates the access drives, drainage and buffer wall and landscaping for the Grove Plaza master plan. Tract "G" allows for vehicular ingress/egress from Hypoluxo Road to all parcels within the master plan. The points of ingress / egress from Tract "G" to Parcel "F" would occur only along it's west property line (of Parcel "F'). This project does not propose any new direct Memorandum No. PZ 03-031 Grove Plaza (Grove Plaza AutoZone), MPMD 03-003 Page 2 connections onto Hypoluxo Road. The AutoZone project would share and utilize Tract "G" along with the other parcels. Tract "G" would not be affected as a result of the proposed development. Each parcel is required to provide the minimum parking for their respective use as designated on the plan. The following summary indicates the required and provided parking for each parcel: Parcel Name Required Parkina Provided Parkina Parcel A 12 28 Parcel B 16 28 Parcel C 33 35 Parcel D 45 45 Parcel E 04 09 Parcel F 36 38 According to the applicant, the proposed change would represent a minimal difference in traffic impacts. On December 10, 2003, Mr. Jay M. Huebner, P.E., prepared a traffic impact statement indicating that the proposed auto parts store would generate less traffic than the originally approved restaurant. The statement was sent to the Traffic Division of Palm Beach County for their review and approval. The Traffic Division had the following comment: "A complete traffic study needs to be prepared and submitted to the City of Boynton Beach and Palm Beach County Traffic Division. The study must address all requirements of Palm Beach County Traffic Performance Standards". On January 16, 2004, the applicant submitted a revised statement. At this time, the project is still under review and staff has not yet received confirmation from the Traffic Division that it meets the Traffic Performance Standards of Palm Beach County. Therefore, no building permits would be issued until such time of confirmation (see Exhibit "C" - Conditions of Approval). RECOMMENDATION The Technical Review Committee (TRC) has reviewed this master plan modification request. Staff recommends approval, contingent upon the comments indicated in Exhibit "C" - Conditions of Approval. Any additional conditions recommended by the Board or City Commission shall be documented accordingly in the Conditions of Approval. MR/ej Xc: Central File S:\PlanningISHAREDlWP\PROJECTS\grove plaza\Grove Plaza MPMDlAuto Zone MPMD 03-Q03\Staff Report.doc . EXHIBIT "A" .. , 1 in. = 313.0 feet COUNTY PO IIIIII111 r f-- ~ . '"" . MTl""uLUXO RD 7fr r - I- - -- r--- ~ -- - I--. CO I AR t I YI ...... .- --. ...I.. .... '- \.. ~ I- ] - )- '--- ~ ~ Q - I- = LAWRENCE. RD ---------- r--- I I '\ ./ .- .,. "'"' I J - I \ .-,-. !loI ~\ - I' I ~ I- =ffr \ \ r I "- "J..--" ~ "- ~,~~ l- I- t--- t-- I- \ ~ t-- LOCATION MAP 1"1 ". .~ PROPQSED MASTER PLAN EXHIBIT "B" ~ ~!I'i Iii!; III; mSii;; ; ; I' . ii' IJ'I 11"11-' III! : 1"'11:111". :.11, I; M ......... 'I'lq'~p'" 1!I'fl. I: i;f: f.ID !iil =,;iM ~ i i II;; elm ;i': lii,'!li q f 1:1; ;,'II~ .d; li!I' liij I Illi ~ I I ul. -i' . . : .i. if JH;' 1':1111 :: II I. ;.1 'i -.- ..-..- 'Oftc. 1: t () n )> q~ ! ~ )> h~ ji II~ z HI -u 51 ill ::0 , 0 i . 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I C! $z EXHIBIT "C" Conditions of Approval Project name: Auto Zone File number: MPMD 03-003 Reference: 2nd review plans identified as a Master Plan Modification with a January 27. 2004 Planning and Zoning Department date stamp marking. , DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: None PUBLIC WORKS - Traffic Comments: None ENGINEERING DIVISION Comments: None UTILITIES Comments: None FIRE Comments: None POLICE Comments: None BUILDING DIVISION Comments: None PARKS AND RECREATION Comments: None FORESTER/ENVIRONMENTALIST Comments: None PLANNING AND ZONING Comments: COA 02/12/04 2 , DEPARTMENTS INCLUDE REJECT 1. A revised traffic impact statement, prepared by Carnahan, Proctor, and Cross, Incorporated was sent to the Palm Beach County Traffic Division for their review and approval. This statement must be approved prior to the issuance of any building permits for the corresponding site plan for AutoZone (NWSP 03-028). PLANNING & DEVELOPMENT BOARD COMMENTS: Comments: 2. To be determined. CITY COMMISSION COMMENTS: Comments: 3. To be determined. elj S:IPlanningISHAREDIWPIPROJECTSlgrove plazalGrove Plaza MPMDlAuto Zone MPMD 03-003ICOA.doc 1 st REVIEW COMMENTS Master Plan Modification hci.:=""/'/-e R Project name: Auto Zone File number: MPMD 03-003 Reference: I "review plans identified as a Master Plan Modification with a December 10. 2003 Planninl! and Z'D d kin omnl! . Jenartment ate stamp mar 1l!. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: I. Prior to permit application contact the Public Works Department (561-742- j/ 6200) regarding the storage and handling of refuse (CODE, Chapter 10). 2. The location depicted for the dumpster enclosure is not accessible for Solid / Waste pick up. Relocate enclosure to the south end of the parking area to allow direct pickup across from the south driveway. PUBLIC WORKS - Traffic Comments: 3. Provide a statement verifying that the proposed use does not impact previously established traffic concurrency. !/' 4. The proposed site depicts parking stalls at 9 ft. x 18 ft. Current City standards require a minimum stall size of 9 Y, ft. x 18 Y, ft. The applicant t.../ must meet the new standard at the time of site plan submittal for approval. 5. Provide a current survey accurately depicting the adjacent outparcels and driveway locations to allow for evaluation ofintemal site traffic flow. / ENGINEERING DIVISION Comments: 6. Provide a generalized statement of subsurface conditions as required in the c./"' LDR, Chapter 3, Article IV, Section 3.M. 7. Provide a copy of the Master Storm Water Management plan and the effect of this site on the master plan as required in the LDR, Chapter 3, Article IV, l/"" Section 3.T. 8. Provide a minimum of one handicap accessible guest parking space. V UTILITIES Comments: 9. Show all required utilities and utility easements for the proposed site, / including sanitary sewer (as required in the LDR, Chapter 3, Article IV, Section 3.0.) 1ST REVIEW COMMENTS 01/07/04 2 z DEPARTMENTS INCLUDE REJECT FIRE Comments: 10. Prior to Fire Department approval of a building permit, new construction / projects must provide the results of a hydrant flow test indicating a fire flow not less than 1500 gpm@20psi above domestic use. This applies to new or existing hydrants within the required 200 feet of the facility. POLICE Comments: NONE BUILDING DIVISION Comments: NONE PARKS AND RECREATION Comments: NONE FORESTER/ENVIRONMENT ALIST Comments: NONE PLANNING AND ZONING Comments: II. The master plan should be modified to show the updated information regarding Parcel "E". The Motor City Carwash project developed Parcel "E" and this information cannot be excluded from this master plan. - R. <? L h ~c'?-- ~ The Palm Beach County Traffic Division reviewed the traffic generation statement and has the following comment: A complete traffic study needs / to be prepared and submitted to the City of Boynton Beach and Palm Beach County Traffic Division. The study must address all requirements of Palm Beach County Traffic Performance Standards. MWRIsc S:\PlannlngISHAREDlWPIPROJECTSlAuto ZonelAuto Zone HypoluxolMPMO 03-00311ST REVIEW COMMENTS.doc 1 st REVIEW COMMENTS Master Plan Modification 13~ bc:: Project name: Auto Zone File number: MPMD 03-003 Reference: 1 "review plans identified as a Master Plan Modification with a December 10. 2003 PlanniPl! and Z'D d kin omn!! . Jeoartment ate stamn mar l!!. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: 1. Prior to pennit application contact the Public Works Department (561-742- 6200) regarding the storage and handling of refuse (CODE, Chapter 10). 2. The location depicted for the dumpster enclosure is not accessible for Solid Waste pick up. Relocate enclosure to the south end of the parking area to allow direct pickup across from the south driveway. PUBLIC WORKS - Traffic Comments: 3. Provide a statement verifying that the proposed use does not impact previously established traffic concurrency. 4. The proposed site depicts parking stalls at 9 ft. x 18 ft. Current City standards require a minimum stall size of 9 Y, ft. x 18 Y. ft. The applicant must meet the new standard at the time of site plan submittal for approval. 5. Provide a current survey accurately depicting the adjacent outparcels and driveway locations to allow for evaluation of internal site traffic flow. ENGINEERING DIVISION Comments: 6. Provide a generalized statement of subsurface conditions as required in the LDR, Chapter 3, Article IV, Section 3.M. 7. Provide a copy of the Master Storm Water Management plan and the effect of this site on the master plan as required in the LDR, Chapter 3, Article IV, Section 3.T. 8. Provide a minimum of one handicap accessible guest parking space. UTILITIES Comments: 9. Show all required utilities and utility easements for the proposed site, including sanitary sewer (as required in the LDR, Chapter 3, Article IV, Section 3.0.) 1ST REVIEW COMMENTS 01107/04 2 DEPARTMENTS INCLUDE REJECT FIRE Comments: 10. Prior to Fire Department approval of a building permit, new construction projects must provide the results of a hydrant flow test indicating a fire flow not less than 1500 gpm @ 20 psi above domestic use. This applies to new or existing hydrants within the required 200 feet of the facility. POLICE Comments: NONE BillLDING DIVISION Comments: NONE PARKS AND RECREATION Comments: NONE FORESTER/ENVIRONMENT ALIST Comments: NONE PLANNING AND ZONING Comments: 11. The master plan should be modified to show the updated information regarding Parcel "E". The Motor City Carwash project developed Parcel "E" and this information cannot be excluded from this master plan. 12. The Palm Beach County Traffic Division reviewed the traffic generation statement and has the following comment: A complete traffic study needs to be prepared and submitted to the City of Boynton Beach and Palm Beach County Traffic Division. The study must address all requirements of Palm Beach County Traffic Performance Standards. MWR/sc S:\planningISHAREDlWPlPROJECTSlAulo ZonelAulo Zone HypoluxolMPMD 03-00311ST REVIEW COMMENTS.doc K& ~-\ \ .2 f/ .0"1 1 st REVIEW COMMENTS Master Plan Modification Project name: Auto Zone File number: MPMD 03-003 Reference: I "review olans identified as a Master Plan Modification with a December 10. 2003 Planninl!: and Zonin" DPnartment date st.rnn marldn". DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: 1. Prior to permit application contact the Public Works Department (561-742- 6200) regarding the storage and handling of refuse (CODE, Chapter 10). 2. The location depicted for the dumpster enclosure is not accessible for Solid Waste pick up. Relocate enclosure to the south end of the parking area to allow direct pickup across from the south driveway. PUBLIC WORKS - Traffic Comments: 3. Provide a statement verifying that the proposed use does not impact previously established traffic concurrency. 4. The proposed site depicts parking stalls at 9 ft. x 18 ft. Current City standards require a minimum stall size of 9 Yz ft. x 18 Yz ft. The applicant must meet the new standard at the time of site plan submittal for approval. 5. Provide a current survey accurately depicting the adjacent outparcels and driveway locations to allow for evaluation of internal site traffic flow. ENGINEERING DIVISION Comments: 6. Provide a generalized statement of subsurface conditions as required in the LDR, Chapter 3, Article N, Section 3.M. 7. Provide a copy of the Master Storm Water Management plan and the effect of this site on the master plan as required in the LDR, Chapter 3, Article N, Section 3.T. 8. Provide a minimum of one handicao accessible l!lIest oarkinl!: soace. UTILITIES Comments: 9. Show all required utilities and utility easements for the proposed site, including sanitary sewer (as required in the LDR, Chapter 3, Article N, Section 3.0.) 1ST REVIEW COMMENTS 01/07/04 2 DEPARTMENTS INCLUDE REJECT FIRE Comments: 10. Prior to Fire Department approval of a building permit, new construction projects must provide the results of a hydrant flow test indicating a fire flow not less than 1500 gpm @ 20 psi above domestic use. This applies to new or existing hydrants within the required 200 feet of the facility. POLICE Comments: NONE BUILDING DIVISION Comments: NONE PARKS AND RECREATION Comments: NONE FORESTER/ENVIRONMENTALIST Comments: NONE PLANNING AND ZONING Comments: 11. The master plan should be modified to show the updated information regarding Parcel "E". The Motor City Carwash project developed Parcel "E" and this information cannot be excluded from this master plan. 12. The Palm Beach County Traffic Division reviewed the traffic generation statement and has the following comment: A complete traffic study needs to be prepared and submitted to the City of Boynton Beach and Palm Beach County Traffic Division. The study must address all requirements of Palm Beach County Traffic Performance Standards. MWRIsc S:\PlanningISHAREDlWPIPROJECTSlAuto ZonelAulo Zone HypoluxolMPMD 03-o0311ST REVIEW COMMENTS.doc 1/~11avi / V" (L-17 l~ !2k( 1 st REVIEW COMMENTS Master Plan Modification Project name: Auto Zone File number: MPMD 03-003 Reference: 1 "review olans identified as a Master Plan Modification with a December 10. 2003 Planninl! and d ki Zoninl! Deoartment ate stamo mar nl!. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: 1. Prior to permit application contact the Public Works Department (561-742- 6200) regarding the storage and handling of refuse (CODE, Chapter 10). 2. The location depicted for the dumpster enclosure is not accessible for Solid Waste pick up. Relocate enclosure to the south end of the parking area to allow direct pickup across from the south driveway. PUBLIC WORKS - Traffic Comments: 3. Provide a statement verifying that the proposed use does not impact previously established traffic concurrency. 4. The proposed site depicts parking stalls at 9 ft. x 18 ft. Current City standards require a minimum stall size of 9 Yz ft. x 18 \12 ft. The applicant must meet the new standard at the time of site plan submittal for approval. 5. Provide a current survey accurately depicting the adjacent outparcels and driveway locations to allow for evaluation of internal site traffic flow. ENGINEERING DIVISION Comments: 6. Provide a generalized statement of subsurface conditions as required in the LOR, Chapter 3, Article IV, Section 3.M. 7. Provide a copy of the Master Storm Water Management plan and the effect of this site on the master plan as required in the LOR, Chapter 3, Article IV, Section 3.T. 8. Provide a minimum of one handicao accessible l!IIest oarkinl! soace. UTILITIES Comments: 9. Show all required utilities and utility easements for the proposed site, including sanitary sewer (as required in the LOR, Chapter 3, Article IV, Section 3.0.) 1ST REVIEW COMMENTS 01/07/04 2 DEPARTMENTS INCLUDE REJECT FIRE Comments: 10. Prior to Fire Department approval of a building permit, new construction // projects must provide the results of a hydrant flow test indicating a fire flow not less than 1500 gpm @ 20 psi above domestic use. This applies to new or existing hydrants within the required 200 feet of the facility. POLICE Comments: NONE BUILDING DMSION Comments: NONE PARKS AND RECREATION Comments: NONE FORESTER/ENVIRONMENTALIST Comments: NONE PLANNING AND ZONING Comments: II. The master plan should be modified to show the updated information regarding Parcel "E". The Motor City Carwash project developed Parcel "E" and this information cannot be excluded from this master plan. 12. The Palm Beach County Traffic Division reviewed the traffic generation statement and has the following comment: A complete traffic study needs to be prepared and submitted to the City of Boynton Beach and Palm Beach County Traffic Division. The study must address all requirements of Palm Beach County Traffic Performance Standards. MWRJsc S:IPlanningISHAREDlWPIPROJECTSlAuto ZonelAuto Zone HypoluxolMPMD 03-Q0311ST REVIEW COMMENTS.doc 1 st REVIEW COMMENTS Master Plan Modification Project name: Auto Zone File number: MPMD 03-003 Reference: l"review plans identified as a Master Plan Modification with a December 10.2003 Planning and Z . d kin omn" D""artment ate starnn mar ~g. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: 1. Prior to permit application contact the Public Works Department (561-742- q 6200) regarding the storage and handling of refuse (CODE, Chapter 10). ., I" 2. The location depicted for the dumpster enclosure is not accessible for Solid \ Waste pick up. Relocate enclosure to the south end of the parking area to i allow direct pickup across from the south driveway. , - PUBLIC WORKS - Traffic Comments: 3. Provide a statement verifYing that the proposed use does not impact {,-, previously established traffic concurrency. " ' " , , 4. The proposed site depicts parking stalls at 9 ft. x 18 ft. Current City standards require a minimum stall size of 9 Y, ft. x 18 Y, ft. The applicant , must meet the new standard at the time of site plan submittal for approval. : 5. Provide a current survey accurately depicting the adjacent outparcels and ..... driveway locations to allow for evaluation of internal site traffic flow. ,~ ENGINEERING DIVISION Comments: 6. Provide a generalized statement of subsurface conditions as required in the k~~ - LDR, Chapter 3, Article IV, Section 3.M. \ ., , I ,\ 7. Provide a copy of the Master Storm Water Management plan and the effect I of this site on the master plan as required in the LDR, Chapter 3, Article IV, , Section 3.T. " 8. Provide a minimum of one handicao accessible guest parking space. '\, UTILITIES Comments: 9. Show all required utilities and utility easements for the proposed site, \"' including sanitary sewer (as required in the LDR, Chapter 3, Article IV, . ,c ~ Section 3.0.) : " ,