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REVIEW COMMENTS 7.A.l BERRY VEAL (COUS 03-005) CONDITIONAL USE DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 03-167 FROM: Chairman and Members Planning & Development Board Michael Rumpf \\~ Director of Planning and Zoning Ed Breese ~ Principal Planner TO: THRU: DATE: July 10, 2003 PROJECT: Berry Veal / COUS 03-005 REQUEST: Conditional Use approval for a 5,807 square foot addition to an existing business. Berry Veal Corporation. located at 1421 Neptune Drive. PROJECT DESCRIPTION Property Owner: R.A. Realty / Alan Gioia Applicant: Berry Veal Corporation Agent: Jaime M. Plana, Architect Location: 1421 Neptune Drive (see attached map) Existing Land Use/Zoning: Industrial (I) / Industrial (M-l) Proposed Land Use/Zoning: No change proposed Proposed Use: Expansion of existing Meat Processing Plant Acreage: 1.338 acres Adjacent Uses: North: L-29 Canal right-of-way, farther north undeveloped land, zoned M-l; South: Neptune Drive right-of-way, farther south Oceanview Limousine and Shutter Products International, zoned M-l; East: Sir Electric, Inc., zoned M-l; and West: Dixie Metal Products, Inc., zoned M-1. Berry Veal - COUS 03-005 Page 2 Memorandum No. PZ 03-167 BACKGROUND Jaime M. Plana, Architect and agent for Berry Veal Corporation is seeking conditional use approval for the construction of an addition of 5,807 square feet to their existing 12,503 square foot building. The subject lot is located in an industrial park on the east side of South Congress, a few blocks north of the city's southern limits. Berry Veal has operated from this site since 1985. The company, in 1999, considered expansion plans. At that time, the applicant, based on a recommendation from staff, requested a code amendment to better define their operational characteristics. The City Commission authorized the code amendment in the M-l zoning district regulations under conditional use (Chapter 2, Section 8, AA.e.), which reads, "Cutting of sub-primal portions of meat and pre-cut poultry into serving portions including packaging and shipping': Staff has previously toured the facilities and witnessed the process and the cleanliness of the operation. Berry Veal has a resident USDA inspector to monitor the operation daily. The expansion would enlarge the "deep freezer holding area", the "holding area" and the "storage area", as well as the creation of a "storage mezzanine". The parking lot would be re-striped, including the designation of a fire iane and ADA accessible route. A new dumpster enclosure would be created with the associated landscaping. All newly constructed portions of the building are designed to be compatible with the existing structure. The new portions are proposed at the rear of the building, not visible from the public street. STANDARDS FOR EVALUATING CONDmONAL USES AND ANALYSIS Section 11.2.D of the Land Development Regulations contains the following standards to which conditional uses are required to conform. Following each of these standards is the Planning and Zoning Division's evaluation of the application as it pertains to standards. The Planning and Development Board and City Commission shall consider only such conditional uses as are authorized under the terms of these zoning regulations and, in connection therewith, may grant conditional uses absolutely or subject to conditions including, but not limited to, the dedication of property for streets, alleys, recreation space and sidewalks, as shall be determined necessary for the protection of the surrounding area and the citizens' general welfare, or deny conditional uses when not in harmony with the intent and purpose of this section. In evaluating an application for conditional use approval, the Board and Commission shall consider the effect of the proposed use on the general health, safety and welfare of the community and make written findings certifying that satisfactory provisions have been made concerning the following standards, where applicable: 1. Ingress and egress to the subject property and proposed structures thereon, with particular reference to automobile and pedestrian safety and convenience, traffic flow and control, and access in case of fire or catastrophe. The subject property currently has two (2) points of ingress / egress located off of Neptune Drive. This proposed expansion of facilities would not involve changes in the number of ingress/egress points or significant changes in volumes of pedestrian and automobile traffic in the industrial development. On-site traffic circulation would meet the requirements for emergency access as proposed. Berry Veal - COUS 03-005 Page 3 Memorandum No. PZ 03-167 2. Off-street parking and loading areas where required, with particular attention to the items in subsection above, and the economic, glare, noise, and odor effects the conditional use will have on adjacent and nearby properties, and the city as a whole. Required parking is calculated to be twenty-nine (29) spaces total based on the square footage of the different components within the proposed use. The site plan would exceed this requirement with the provision of thirty (30) spaces, including two (2) designated as handicapped-accessible. The proposed project would not increase the intensity of parking or promote additional glare, noise or odors. 3. Refuse and service areas, with particular reference to the items in subsection 1 and 2 above. A new dumpster enclosure is being provided to replace the existing, complete with additional landscaping. Trash would be removed on a standard schedule and solid waste is not anticipated to increase significantly as a result of proposed expansion of facilities. 4. Utilities, with reference to locations, availability, and compatibility. The City Of Boynton Beach Utility Department comments have been incorporated; utilities would be available and provide4 consistent with Comprehensive Plan policies and city regulations. 5. Screening, buffering and landscaping with reference to type, dimensions, and character. The site is fully landscaped with mature landscape material including Coconut and Palmetto palm trees, Mahogany, Live Oak and Gumbo Limbo shade trees. The front landscape buffer (along Neptune Drive) is required to contain a combination of colorful groundcover plants and a minimum of two (2) colorful shrub species (see Exhibit "C" - Conditions of Approval). If approve4 the landscape revisions can be handled at the time of permitting. 6. Signs, and proposed exterior lighting, with reference to glare, traffic safety, economic effect, and compatibility and harmony with adjacent and nearby properties. No additional signs are proposed at this time. All site lighting is proposed to comply with city regulations. 7. Required setbacks and other open spaces. The proposed building addition would meet the setback requirements of the M-l zoning district. 8. General compatibility with adjacent property and other property in the zoning district. The proposed expansion of facilities would be in conformance with the code amendment in 1999 that would allow these types of operations within the M-l zoning district (as conditional use). This use is generally compatible with the surrounding industrial uses. Visually, the proposed addition has been Berry Veal - COUS 03-005 Page 4 Memorandum No. PZ 03-167 designed to be compatible with the existing structures, and would receive a gray stucco base and a white stucco finish to match the existing surface treatment. 9. Height of building and structures, with reference to compatibility and harmony to adjacent and nearby properties, and the city as a whole. The proposed height of the two-story building addition would be 25 feet - two (2) inches, well within the maximum height of 45 feet allowed in the M-l zoning district. 10. Economic effects on adjacent and nearby properties, and the city as a whole. Berry Veal has been in operation at the subject location since 1985. The addition of a large deep freeze and storage area would allow the business to better serve its customers and increase its efficiency, but overall economic effects of the proposed expansion on adjacent and nearby properties, and the city will be negligible. 11. Conformance to the standards and requirements which apply to site plans, as set forth in Chapter 19, Article II of the City of Boynton Beach Code of Ordinances. (Part III Chapter 4 Site Pian Review). With incorporation of staff comments, the proposed project would comply with all requirements of applicable sections of city code. 12. Compliance with, and abatement of nuisances and hazards in accordance with the performance standards within Section 4.N. of the Land Development Regulations, Chapter 2; also, conformance to the City of Boynton Beach noise Control Ordinance. With incorporation of all conditions and staff recommendations contained herein, the proposed use would operate in a manner that is in compliance with the above-referenced codes and ordinances of the city. RECOMMENDATION Based on the discussions contained herein, compliance with development regulations, and the consistency with the Comprehensive Plan, staff recommends that this request for conditional use / major site plan modification be approved subject to satisfying all comments contained in Exhibit "C" - Conditions of Approval. Furthermore, pursuant to Chapter 2 - Zoning, Section 11.2 Conditional Uses, a time limit is to be set within which the proposed project is to be developed. 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G '" 6 JC CD.'" ~ ~ .i5 " I ~, , ", n ~~ ;;; " r- ,n, h C ~-; : 'i I i ~ i ~ \' Co" '.' h C, "0 " c. '" ~II , , " . 0 ^ ~) ~ , ~ h <J <? " c, ~ " ~ -, Ii"" I ~ , , ~ 'j \r' ~ ; ~j (,)'\ -, -~ < ("'1 " U:J c.::: 1-":- ,-J ::::; ~- \ ' " , <~ ~I (~ " :! ~~ ,,;GIIT T~IAN(;Lf Neptune----{)riye- ," -, 25' SIGHT ~IA~CLE m;'li o c ! t"" 'I ,,' > > . !611'~ 0," '1> '" ]~ ~'" () "l '~I" I,'" ;~ --1u :1-' rl,-- '" -'! J>- ., , n _ ~~ ~ ,- ~XHIBIT I liB" " , , " ' '''1 " , , n , , ....C, cO ~A; " c, , > , ~; ^ ~ " b , " ~ ~ ~ , , ~ 1 .J ~ . o o o JAIME M. PLANA, Architect 0 0 0 July 1, 2003 Mr. Eric Johnson, AICP Planner City of Boynton Beach Planning & Zoning Division 100 East Boynton Beach Boulevard Boynton Beach, Florida 33425 Project: location: Addition & Alterations to Berrv Veal Corporation 1421 Neptune Drive. Bovnton Beach. Florida Client: address: owner: Berry Veal Corporation. Richard Adler. Pres. phone (561 )736-1993 1421 Neptune Drive. Bovnton Beach. Florida 33426 Berrv Veal Corporation fax: (561)369-8197 Dear Mr. Johnson: We have reviewed your First Review Comments for the above referenced project, and have revised our submittal accordingly, We have revised the drawings to meet your requirements, except for the following items which we have addressed below, The number coincides with your commentaries' reference number. 1. Understood and will discuss with Public Works 5. Traffic analysis is not required, this project has been operating for 15 years and the additions do not add trips to the project. 9, Utilities have been existing and operating for 15 years, addition does not I ncrease utility needs to the project. We have revised the drainage plan t o show known location of utilities. 10, All trees shown are existing, the few new trees requested by this comments a re added in places where no utilities exist. We have corrected the FPL easement location in all the site plans. 12. We have changed the hydrant extension line to 6", but it remains necessary to reach around the northeast corner of the building, unless your review concludes it is not necessary. We have shown the existing hydrant across the street. 16. The project is already built, no standards are required. 24, No concrete flumes are necessary, this is an existing condition. 1053 s.w, 12th street, boca raton, florida 33486 - (561) 447-9344 - (561) 447-4162 fux (561) 827-5841 . Mr. Eric Johnson, AICP Planner City of Boynton Beach Planning & Zoning Division July 1, 2003 Page 2 25. The surfacing section is unknown, has been existing for over 15 years, and all we are doing in this project is providing new cosmetic and maintenance asphalt resurfacing. 34. Refer to site plan and survey for elevations, addition is designed to match existing finish floor elevations. 36. Vertical accessibility to a second floor warehouse I storage space is not required by secion 11.4.1.6 (k), which exempts storage spaces under 3,000 square feet per floor, this second floor storage addition is only 1,757 square feet, and at 300 sf I per person, only 6 persons may occupy the space. 41. Provided in application for conditional approval previously submitted. 44. Traffic impact is not substantial because this addition is of storage space, not increasing trips or population of any significance. 45. Existing landscaping complies. 47. Will provide by Development Board Review meeting. Was provided in previous submittal in May 2000, and should be in the city file. Will provide new if old ones not found in the city file. We believe the above addresses all your concerns. If you have any further comments or questions, please contact me at your earliest convenience. Very truly yours, 1053 S.w. 12th street, boca raton, florida 33486 - (561) 447-9344 - (561) 447-4162 fax (561) 827-5841 ~ CITY OF BOYNTON BEACH Fire and Life Safety Division 100 East Boynton Beach Blvd, P,O, Box310 Boynton Beach, Florida 33425-0310 PLAN REVIEW COMMENTS For review of: COUS 03-005 151 review-fire Project Name and Address: Berry Veal 1421 Neptune Dr. Reviewed by: (k Rodqer Kemmer, Fire Protection Enqineer Departrnenl: Fire and Life Safety Phone: (561) 742-6753 Comments to: Sherie Coale bv email on 5/28/03 CODE REQUIREMENTS Design documents must demonstrate compliance with the requirements for fire lanes that are provided in Section 9-21 of the City Ordinances, Signing and marking are described in LDR Chapter 23 Section B2. A fire lane is required along the west side of the building. City Ordinance Section 9-6, 3. /7-11 requires approved automatic fire sprinkler systems throughout all buildings or structures regardless of the type of construction that are in excess of 12,000 square feet per floor. Revise occupant load calculations on drawin~ A-2 per Table 7,3.1,2 of the Life Safety Code, Offices (business) = 100 ft per person, industrial = 100 ft2, per person, and storage shall be no less than the maximum probable number of occupants present at any time. cc: Steve Gale Bob Borden . " hi' 'f Acronvms/Abbreviations: Ac -=. American Society of Civil Engineers CBB - City of Boynton Beach CBBCO - City of Boynton Beach Code of Ordinances CBBCPP - City of Boynton Beach Comprehensive Plan Policy CFR - Code of Federal Regula- tions FBC - Florida Building Code FIRM - Flood Insurance Rate Map F,S, - Florida Statutes LDR - Land Development Regula. tions NGVD.. National Geodetic Verti- cal Datum of 1929 SFWMD - South Florida Water Management District DEPARTMENT OF DEVELOPMENT BUILDING DIVISION MEMORANDUM NO. 03-107 TO: Michael W, Rumpf Director of Planning and Zoning FROM: Timothy K, Large ~ TRC Member/Buildi~n DATE: June 2, 2003 SUBJECT: Project - Berry Veal File No. - COUS 03-005 - 151 review We have reviewed the subject plans and recommend that the request be forwarded for Board review with the understanding that all remaining comments will be shown in compliance on the working drawings submitted for permits, Buildina Division (Site Specific and Permit Comments) - Timothv K. Larae (561) 742-6352 1 Indicate within the site data the type of construction of the building as defined in Chapter 6 of the 2001 FBC, 2 The height and area for buildings or structures of the different types of construction shall be governed by the intended use or occupancy of the building, and shall not exceed the limits set forth in Table 500 of the 2001 FBC, 3 General area modifications to buildings shall be in accordance with Sections 503,3, 503,3,2, and 503.3,3 of the 2001 FBC, Provide calculations verifying compliance with the above code sections and Table 500, 4 Buildings, structures and parts thereof shall be designed to withstand the rninimum wind loads of 140 mph. Wind forces on every building or structure shall be determined by the provisions of Chapter 6 of ASCE 7, and the provisions of Section 1606 (Wind Loads) of the 2001 FBC, Calculations that are signed and sealed by a design professional registered in the state of Florida shall be submitted for review at the time of permit application, 5 Every building and structure shall be of sufficient strength to support the loads and forces encountered per the 2001 FBC, Section 1601,2,1 and Table 1604,1, Indicate the live load (psf) on the plans for the building design. 6 Identify within the site data the finish floor elevation (lowest floor elevation) that is proposed for theleach building. Verify that the proposed elevation is in compliance with regulations of the code by adding specifications to the site data that address the following issues [Section 3107,1.2, Chapter 31 of the 2001 FBC]: S:IDevefopmentlBuildinglTRCITRC 20031Berry Veal Page 10'2 // / .' 1 . a) From the FIRM ma~,1dentify in the site data the title of thvflood zone that the building is located within, Where applicable, specify the base flood elevation, If there is no base flood elevation, indicate that on the plans, 7 The building plans are not being reviewed for compliance with the applicable building codes, Therefore, add the words "Floor plan layout is conceptual" below the drawing titled Floor Plan found on sheet A-2, 8 Vertical accessibility to the second floor/mezzanine area shall be required per the 2001 FBC, Sections 11-4.1,2, 11-4,1.3(5) for New Construction and Section 11-4,1,6 for Alterations. 9 At time of permit review, submit signed and sealed working drawings of the proposed construction. 10 Clearly show all plumbing fixtures (including any proposed) on the floor plan, Comply with Table 403.1 2001 FBC, Plumbing for minimum required fixtures, 11 Sanitary facilities shall be accessible frorn within the employee's regular work area, Section 403.4 2001 FBC, Plumbing. 12 Occupant load noted on sheet A-2 shall comply with Table 1003.1 of the 2001 FBC. bf S:IOevelopment\BuildingITRCITRC 20031Berry Veal Page 2 of 2 ./ Wildner, John From: Wildner, John Sent: Thursday, June 05, 2003 3:44 PM To: Coale, Sherie Subject: RE: Plans Sherrie - Sorry about that. The Recreation and Parks Department has no comments on Boynton Commerce 3b, Arby's and Berry Veal. We see no additional residential units at Club Meadows. Based on no additional residential units, we have no comments on Club Meadows as well. Thanks, John -----Original Message---n From: Coale, Sherie Sent: Thursday, June 05, 2003 10:54 AM To: Wildner, John Subject: Plans Good morning, I sent you a whole lotta plans and I know they are all commerciai sites. save one (Club Meadows), Could you send me a "no comment" note for:Boynton Commerce Ctr 3B, Arby's, & Berry Veal? Do you get to upgrade conditions for Club Meadows? Let me know, thanks for your help, Sherie , / &'1\'\~' / .... \ I .. \ .,,;!, . ........' ,', \ ' '<>.... k' j.,> .. .... ,'"):"i DEPARTMENT OF PUBLIC WORKS ENGINEERING DIVISION MEMORANDUM NO. 03-118 FROM: Michael W, Rumpf, Director, Planning and Zoning Laurinda Logan. P,E.. Senior Engineer [~_. June 9, 2003 , TO: DATE: RE: Review Comments Conditional Use -1st Review Berry Veal Addition File No. COUS 03-005 .-/J The above referenced Site Plans, forwarded on May 22. 2003, were reviewed by representatives from Public Works, Engineering and Utilities against the requirements outlined in the City of Boynton Beach Code of Ordinances. Following are our comments with the appropriate Code and Land Development Regulations (LDR) referenced, PUBLIC WORKS - GENERAL 1. Prior to permit application contact the Public Works Department (561-742-6200) regarding the storage and handling of refuse. 2, Indicate by note that the site dumpster enclosure shall be constructed in accordance with City Standard Drawing G-4. 3, The minimum interior size for a dumpster enclosure is 10 ft, x 10 ft, (inside dimension including gates), (LOR, Chapter 7,5, Article II, Section 5,J, and Article III, section 9.A.9,a). If two dumpsters are to be housed in the enclosure increase the width to a minimum of 20 feet. 4, The required gates for the dumpster shall contain long steel rods to drop into the pavement in order to secure the gates in the open and closed positions, Drilled holes (for concrete) or metal sleeves (for asphalt) shall be provided for the locking rods. PUBLIC WORKS - TRAFFIC 5. Provide a traffic analysis and notice of concurrency (Traffic Performance Standards Review) from Palm Beach County Traffic Engineering, 6, On the Site and Civil plans, show and identify all necessary traffic control devices such as stop bars, stop signs. double yellow lane separators striping. directional arrows and "Do Not Enter" signage, etc, Delineate and stripe the "Loading Area" (where applicable - LOR, Chapter 2, Section 11 ,J); include a pavement message in yellow indicating "No Parking - Loading Zone". See City Standard Drawings "K" Series for striping details, Department of Public Works/Engineering Division Memorandum No. 03-118 Re: Berry Veal Addition Conditional Use _1" Review June 9, 2003 Page 2 7, The fire lane signage and markings shall conform to LDR Chapter 23, Article II. Sections B. & M, The 3-foot high "Fire Lane" words shall be placed along both lanes and staggered, Please note this requirement is applicable to buildings with a gross area greater than 15,000 SF, 8. Correct the "Typical Striping for Handicap Parking" to reflect diagonal striping for the accessible aisles. ENGINEERING 9, All comments requiring changes and/or corrections to the plans shall be reflected on all appropriate sheets. 10. Please note that changes or revIsions to these plans may generate additional comments, Acceptance of these plans during the TRC process does not ensure that additional comments may not be generated by the Commission and at permit review, 11, Provide written and graphic scales on all sheets, The scales indicated on the plan sheets are not correct. 12. Indicate to what standard(s) the project is to be constructed; if the FOOT Standard Specifications for Road & Bridge Construction and Standard Index are to be used - the 2000 Specifications are recommended since they contain both English and Metric units. 13, Show all existing utilities and easements on Site Development plan (LDR, Chapter 4, Section 7.A.3), 14, Amend Note #4, Sheet LA-1, to reflect the City of Boynton Beach standard of one foot-candle (minimum), 15, Show sight triangles on the Landscape plans (LDR, Chapter 7.5, Article II. Section 5,H) using a 25 foot triangle, 16. Indicate, by note on the Landscape Plan, that within the sight triangles there shall be an unobstructed cross-visibility at a level between 2,5' and 6' above the pavement (LOR, Chapter 7.5, Article II, Section 5,H). 17. Differentiate between existing and proposed landscaping on the Landscape Plan (Sheet LA-1). 18, Provide a Utility plan which includes water, sanitary sewer. storm sewer, and all associated appurtenances, Indicate, on the plans. material, diameter, etc. for each, 19. Drainage plans, showing the existing conditions and any proposed modifications, shall be provided at the time of permitting, 20, Indicate concrete flumes to provide positive drainage into the front, landscaped area(s). 21. Provide a detail showing the existing and/or proposed surfacing section. Department of Public Works/EnYlneering Division Memorandum No, 03-118 Re: Berry Veal Addition Conditional Use - 1't Review June 9, 2003 Page 3 UTILITIES 22. No utility plan was included with this submittal, therefore, the Utilities Department considers this plan incomplete as submitted, HOWEVER, the proposed Site Plan is an existing site located as noted. where utility support is available, We are providing only a cursory review of the proposed site plan as submitted at this time. Additional comments may be required after a utility plan has been submitted, 23, All utility easements shall be shown on the site plan and landscape plan so that we may determine which trees may interfere with utilities. In general, palm trees will be the only tree species allowed within utility easements, Canopy trees may be planted outside of the easement so that roots and branches will not impact those utilities within the easement in the foreseeable future. The LDR, Chapter 7.5, Article I, Section 18,1 gives public utilities the authority to remove any trees that interfere with utility services, either in utility easements or public rights-of-way. The 10-foot FP&L easement shown on the Site Development Plan and the Landscape Plan is different than the same shown on the Property Survey, I would assume that the survey is correct, and all other plans need correction, 24. Palm Beach County Health Department permits may be required for the water system extension serving this project (CODE, Section 26-12), subject to the next paragraph. 25. Fire flow calculations will be required demonstrating the City Code requirement of 1,500 g,p.m, as stated in the LDR, Chapter 6, Article IV, Section 16, or the requirement imposed by insurance underwriters, whichever is greater (see CODE, Section 26-16(bll. As a rule, a single fire hydrant off of an 8-inch water main located in Neptune Drive is usually fed with a 6-inch lateral connection to the main. Therefore, a new 8-inch extension cannot supply any more water to a secondary hydrant than the original 6-inch line can furnish, In addition, and under ideal hydraulic conditions, a single fire hydrant can supply a maximum flow of 780 g,p,m, Obviously, this amount is insufficient. In addition, the LDR. Chapter 6, Article IV, Section 16 requires that all points on each buiiding will be within 200 feet of an existing or proposed fire hydrant. Please demonstrate that the plan meets this condition, by showing all hydrants, HOWEVER, please be advised that there is another fire hydrant directly across the roadway from the southeast corner of the property; the close proximity of the two (2) existing fire hydrants is sufficient to meet this Code requirement. Provide the test results as furnished by the City's Fire Department to verify the flow characteristics, If sufficient, there is no need for a new water main extension simply to add another fire hydrant; the existing hydrants will suffice. LUck Cc: Jeffrey R. Livergood, P.E., Director, Public Works (via e-mail) Peter V. Mazzella, Deputy Utility Director, Utilities H, David Kelley, Jr., PEl P,S,M., City Engineer, Public Works/Engineering (via e-mail) Glenda Hall, Maintenance Supervisor, Public Works/Forestry & Grounds Division Larry Quinn. Solid Waste Manager, Public Works/Solid Waste Ken Hall, Engineering Plans Analyst, Public Works/Engineering (via e-mail) File S:\Engineering\Kribs\Berry Veal Addition Conditional Use - 1st Review.doc Cl1'Y OF BOYNTON BEACH, FLORIDA INTER-OFFICE MEMORANDUM ----- TO: Michael W. Rumpf DATE: 6/2/03 Dir. of Planning & Zoning SUBJECT: Berry Veal FROM: Off. John Huntington REFERENCES: Site Plan Police Department CPTED Practitioner ENCLOSURES: FILE: COUS 03-005 I have viewed the above building plans and have the following comments: No Comments,