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. Staff recommends that a
period of one (1) year be allowed to obtain a building permit for this project.
MWR/eb
S:\Planning\SHAREDI WPIPROJECTSIBERRY VEAL\COUS 03-OO5\Staff R~port.doc
LOCATION MAP
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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
,
/
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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,