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REVIEW COMMENTS DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 04-075 TO: Chair and Members Community Redevelopment Agency Board FROM: Michael Rumpf Director of Planning and Zoning Eric Lee Johnson, AICP ~ Planner () April 7, 2004 THRU: DATE: PROJECT: Dunkin Donuts - Baskin Robbins / COUS 04-001 REQUEST: Conditional Use approval for a drive-through facility PROJECT DESCRIPTION Property Owner: Mr. Roderick H. Cushman Applicant: Mr. Sam Desai Agent: Mr. Ronald L. Uphoff Location: 1317 South Federal Highway (see Exhibit "A" - Location Map) Existing Land Use/Zoning: Local Retail Commercial (LRC) / Community Commercial (C-3) Proposed Land Use/Zoning: No change proposed Proposed Use: Restaurant with drive-through facility Acreage: 18,762 square feet / 0.43-acres Adjacent Uses: North: Existing commercial classified Local Retail Commercial (LRC) and zoned Community Commercial (C-3); South: Existing vacant commercial classified Mixed Use (MX) and zoned Mixed Use - Light (MU-L); East: Right-of-way for South Federal Highway, then farther east are developed condominiums classified High Density Residential (HDR) and zoned Multi-family Residential (R-3); and West: Developed residential classified Local Retail Commercial (LRC) and zoned Community Commercial (C-3). Southwest is classified Mixed Use (MX) and zoned Mixed Use - Light (MU-L). Dunkin Donuts I Baskin Robbins - COUS 04-001 Page 2 Memorandum No. PZ 04-075 BACKGROUND Mr. Ron Uphoff, agent, is seeking conditional use / major site plan modification approval for a fast-food restaurant with a drive-through facility. The applicant proposes to demolish the existing 1,550 square foot donut shop and replace it with a one-story 2,192 square foot building with a drive-through window. According to the traffic impact analysis, the existing restaurant generates 769 average daily trips. The proposed building with the drive-through facility would generate 1,277 new average daily trips. The Palm Beach County Traffic Division approved the project for traffic concurrency purposes. A fast-food restaurant is a permitted use in the C-3 zoning district but the drive-through feature requires conditional use approval (see Exhibit "D" - Justification). The drive-through facility would be located on the south building fa<;ade and would require one drive-through lane, running the entire length of the west fa<;ade. If approved, the construction of the new building and drive-through facility as well as all other site improvements would occur in one (1) phase. STANDARDS FOR EVALUATING CONDITIONAL 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 each of the standards. The Community Redevelopment Agency 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 conditioned upon the 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 survey shows that there are two (2) existing curb cuts along South Federal Highway. The width of the entrance and exits would be slightly modified in order to comply with current regulations and design standards. The northernmost curb cut would allow for both vehicular ingress and egress while the southernmost curb cut would only allow for vehicular egress. Both points would allow for right-turn only egress. A pedestrian walkway five (5) feet in width would connect the front entrance of the building to the sidewalk along South Federal Highway. 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 for a restaurant use is based on the following methodologies: one (1) space per two and one-half (2.5) seats or one (1) space per 100 square feet of gross floor area, whichever is more stringent In this case, the required parking is tabulated on the proposed building area (2,192 square feet) rather than the number of seats (20 seats). The site plan (sheet SP1) shows that 22 parking spaces Dunkin Donuts I Baskin Robbins - COUS 04-001 Page 3 Memorandum No. PZ 04-075 are required and 22 spaces are provided. One space is designated for handicap use. This handicap space would be situated in the most appropriate on-site location, closest to the building's front entrance. 3. Refuse and service areas, with particular reference to the items in subsection 1 and 2 above. The survey does not show an existing dumpster enclosure location. However, as shown on the site plan (sheet SP1), the dumpster enclosure is proposed at the southwest corner of the property. City trucks would enter the site at the northernmost entrance, proceed westward, eventually circulating around the building, and then travel due south. This would result in a direct in-line access to the enclosure. The depth of the travel lane behind the dumpster is sufficient enough for the trucks to back up and maneuver away from the site. Staff does not anticipate interference from the trucks and the use of the loading zone. The dumpster location is positioned in such a way as to facilitate the efficient removal of trash. 4. Utilities, with reference to locations, availability, and compatibility. Consistent with Comprehensive Plan policies and city regulations, all utilities, including potable water and sanitary sewer are available for this project. 5. Screening, buffering and landscaping with reference to type, dimensions, and character. The proposed pervious or ''green'' area is 3,510 square feet or 18.7% of the total site. The landscape plan (sheet LP2 of 3) shows that all landscape buffers would comply with code requirements. The front (east) landscape buffer would be seven (7) feet in width and contain a Live Oak and four (4) Purple Glory trees. The buffer would also have a row of Silver Buttonwood hedges and various low-growing groundcover plants. A Podocarpus shade tree is currently located within the southern landscape buffer. The landscape plan proposes to remove this tree from its current location, create new parking spaces in its place, and then relocate the tree to the front landscape buffer. Although this transplantation would be allowed by code, staff recommends preserving the tree in its current location and creating the parallel spaces on either side of the tree. The applicant agrees that this can be accomplished and promises to preserve the tree in its current location by designing a landscaped island around the tree while still being able to create the three (3) parallel parking spaces along the south property line. These modifications to the plans can occur at the time of permitting. If successful in preserving the tree, staff also recommends adding a cluster of palm trees to the portion of the front landscape buffer where the Podocarpus was originally proposed for relocation (see Exhibit "C" - Conditions of Approval). The south landscape buffer would be at least two and one-half (2-1/2) feet wide. It would contain the Podocarpus and Live Oak shade trees. A continuous row of Redtip Cocoplum and Silver Buttonwood hedges are proposed within this buffer. The Silver Buttonwood hedges would be installed at 36 inches in height (rather than the minimum of 24 inches in height) in order to further screen vehicles using the drive-through window from South Federal Highway. The landscape plan (sheet LP2 of 2) shows that the west landscape buffer would be five (5) feet in width. This landscape buffer would separate the subject property, which is zoned commercial, from a non- conforming residential use to the west. The code requires a buffer wall only when a commercial district abuts a residential district. In this case, no buffer wall would be required by code because the property to the west is zoned commercial. However, as previously mentioned, the proposed project would generate additional vehicular traffic. Officially and under the City's traffic concurrency guidelines, the local roads would be able to accommodate the additional trips (generated by the expansion and drive- through facility), but as a practical matter, without the wall, this auto-intensive use could have a negative impact on the non-conforming residential use directly to the west and the future mixed-use project to the Dunkin Donuts I Baskin Robbins - COUS 04-001 Page 4 Memorandum No. PZ 04-075 south and southwest, which permits a residential component Therefore, for these reasons, staff recommends incorporating a six (6) foot high buffer wall into the design of the west landscape buffer. Also, as normally associated with buffer walls, staff further recommends installing a row of Redtip Cocoplum hedges on the outside of the wall (see Exhibit "C" - Conditions of Approval). At the time of permitting, the developer would be required to submit plans that show the buffer wall within the west landscape buffer. The landscape plan also shows that five (5) Dahoon Holly trees are proposed within this landscape buffer as well. The shade trees should be replaced with palm trees since the landscape buffer coincides with a five (5) foot wide utility easement (see Exhibit "C" - Conditions of Approval). The wall would provide a low-to-mid level barrier while the canopy of the palm trees would provide an upper- level barrier. The north landscape buffer would be similar to the south landscape buffer in that it would be two and one-half (2-1/2) feet in width and contain a row of Redtip Cocoplum hedges and seven (7) Silver Buttonwood trees. 6. Signs, and proposed exterior lighting, with reference to glare, traffic safety, economic effect, and compatibility and harmony with adjacent and nearby properties. This conditional use application proposes two (2) internally lit wall signs for the new Dunkin Donuts / Baskin Robbins donut shop. The elevation (Sheet A2) shows that both signs are proposed on the front (east) fa~ade, facing South Federal Highway. The "Dunkin Donuts" wall sign proposed above the Baskin Robbins sign, would be 16.79 square feet in area. The "Baskin Robbins" wall sign would be slightly larger at 25.47 square feet in area. Collectively, both signs would be 42 square feet in area. This would comply with Chapter 21, Article IV, Section 3.C of the Land Development Regulations. The monument sign detail as shown on sheet SP2 indicates that the freestanding monument sign would be seven (7) feet - six (6) inches in height and be located 10 feet away from the front property line. The detail shows that the sign would be internally lit and be 42 square feet in area. The base of the monument sign shall be painted the same color and one of the building's colors (see Exhibit "c" - Conditions of Approval). The photometric plan (sheet IPCP14382A) illustrates the proposed lighting levels for the subject site. It shows that lighting levels would not spill onto the adjacent properties or create excessive glare or lighting levels. 7. Required setbacks and other open spaces. The proposed building, awnings, and drive-through lane would meet all setback requirements of the C-3 zoning district. No open spaces are being diminished as a result of the drive-through lane. 8. General compatibility with adjacent property and other property in the zoning district. In general, the proposed use is compatible with the commercial uses along South Federal Highway and the C-3 zoning district. There would be minimal on-site impact and no adverse effects would occur from the drive-through facility. According to the applicant, "it will serve the high density and medium density residential properties to the east and west sides well at the same time providing the necessary buffering and screening. 9. Height of building and structures, with reference to compatibility and harmony to adjacent and nearby properties, and the city as a whole. Dunkin Donuts I Baskin Robbins - COUS 04-001 Page 5 Memorandum No. PZ 04-075 The maximum allowable building height in the C-3 zoning district is 45 feet The proposed building height (17.5 feet), measured at the top of the parapet wall would comply with code. The top of the monolith would be 21 feet in height. The height would be compatible in comparison with the neighboring commercial properties. 10. Economic effects on adjacent and nearby properties, and the city as a whole. The new building would be modern and updated compared with the existing structure. The drive-through facility would constitute additional convenience and choice for the City residents. The City is witnessing a new generation of fast-food restaurants focusing on inexpensive products and morning peak-hour traffic. This new strategy and marketing ploy among donut shops is to create a drive-through feature and offer additional convenience to morning and afternoon commuters. 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 Plan 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. Staff recommends that the audio component of the menu board (related to the drive-through facility) should project its sound in any direction other than west so as to not create a potential disturbance to the residential neighborhood (see Exhibit "c" - Conditions of Approval). With incorporation of all conditions and staff recommendations contained herein, the proposed fast-food restaurant with the drive-through facility would operate in a manner that is in compliance with the above-referenced codes and ordinances of the City of Boynton Beach. RECOMMENDATION It should be noted that while the intent of the Federal Highway Corridor Redevelopment Plan discourages auto-intensive uses such as this drive-through facility, nothing in the Land Development Regulations would necessarily prohibit or justify recommending denial of this simple redevelopment project at this time. Therefore, based on the discussions contained herein, compliance with development regulations, and consistency with the Comprehensive Plan, staff recommends that this request for conditional use be approved subject to satisfying all conditions of approval as 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 initiate this project. S: IPlanninglSHAREDI WPIPROJECTSlDunkin Donuts-Baskin RobbinslCOUS 04-001 IStaff Report,doc 0490 ... 1 in. = 100.0 feet 0090 0080 0010 0111 0121 0130 5090 (, ~J.2 I I 0180 C-1 0170 0021 0030 SN R-3 MX-L LOCATION MAP DUNKIN DONUTS EXHIBIT "A" 10 U. 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'..'.'...'....".-.';;=.'.............,..,'.....'....... :1 r- ~ J 'D I f' l~l t .f;;;>i>.E,,~"',i'":::,.:-:; I " ~, II' .. s ...... ....... ...... "".j I IN ~! l!!lll [m ........ , : II -------\ I I ! i LANDSCAPE PLAN PROPOSED DUNKIN' DONUTS ')" S '(0(..... _. OfT f1' lO""tON leACH ~ ~-~:~~!I ! mm ~o '!: s'!:ss,>s . ~ .~ ",'" , EXHIBIT-"B" ~'" ~lD ~. ... ... . k ~ ~II ~ liS ~~ ~Ii .,sl ! Jj!~ '~H !! U~ 11~I'fA ...., f.!f 1 h~ "~8' ~J.aii -. sl a S ~~i . ~~ P a i~ ~ !a'i il~' l ~,r 11~!i i !~! I~ i ~; !I!~ J;I( f;:1 ii!~ H I: c:: !:; T ... '" c:: z ; I k liS "PI I "I '"i I!' ,!.~ ! ~l! ! 1'* I' IJ~ : ~ 'i!ttllPli il!b!l; I h R~, . I I hil. I .lfl '11: ll~ ~;l g'"' .... II... .:.~ !I!~ z C'l t:I !:iP .!I~ S .. ~'i <I · II i !l H !I n I I~ .!I · !I.I lie P ;o~~I; !ll!fh~' h8'~ .~. ~~- ~p~.~ ~ R ,. !.I~: ~i I~ e d R ~f i61 -~gll~ I h'! i~ all !.. ~ . . ~ Uf J he . 6....._. f~> Ii: " ~f ~ \: " ~ V> ;oj RJH Richard Hedlund In 'lIlll(JiQIl, ltQt.O .(Sf ......11I llOCM. "t_ ));00' 10. rJ (~') aJ,l-ul7 IIIOItt(OlUlC) I.,.IIH05C.U'( MCM1(CfUlt( S1r(~ --.......... lil(tu.At()lr'\' cowP\.wc( EXHIBIT "C" Conditions of Approval Project name: Dunkin DonutslBaskin Robbins File number: COUS 04-001 Reference: 2nd review plans identified as a Conditional Use with a March 23, 2004 Planning: and Zoning Department date stamp marking. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: None PUBLIC WORKS - Traffic Comments: 1. At the time of permitting, provide additional information on the plans regarding the locations of the turn lanes on Federal Hwy. in front of Dunkin Donuts. ENGINEERING DIVISION Comments: 2. All comments requiring changes and/or corrections to the plans shall be reflected on all appropriate sheets. 3. Permit(s) from the Florida DOT will be required for any work within the Federal Hwy. right-of-way. 4. Full drainage plans, including drainage calculations, in accordance with the LDR, Chapter 6, Article IV, Section 5 of the Land Development Regulations will be required at the time of permitting. 5. All engineering construction details shall be in accordance with the applicable City of Boynton Beach Standard Drawings and the "Engineering Design Handbook and Construction Standards" and will be reviewed at the time of construction permit application. UTILITIES Comments: 6. Provide a Utility plan showing the location of water and sanitary sewer service laterals. 7. All utility easements shall be shown on the site plan and landscape plans (as well as the Water and Sewer Plans) so that we may determine which appurtenances, trees or shrubbery may interfere with utilities. In general, palm trees will be the only tree species allowed within utility easements. COA 04/06/04 2 DEPARTMENTS INCLUDE REJECT 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 8. 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 (CODE, Section 26-l6(b)). 9. A building permit for this project shall not be issued until this Department has approved the plans for the water and/or sewer improvements required to service this project, in accordance with the CODE, Section 26-15. 10. Utility construction details will not be reviewed for construction acceptability at this time. All utility construction details shall be in accordance with the Utilities Department's "Utilities Engineering Design Handbook and Construction Standards" manual (including any updates); they will be reviewed at the time of construction permit application. FIRE Comments: None POLICE Comments: None BUILDING DIVISION Comments: 11. Buildings, structures (such as light poles), and parts thereof shall be designed to withstand the minimum wind loads of 140 mph. Wind forces on every building or structure shall be determined by the provisions of ASCE 7, Chapter 6, and the provisions of 2001 FBC, Section 1606 (Wind Loads). 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. 12. At time of permit review, submit signed and sealed working drawings of the proposed construction. 13. Identify within the site data the finish floor elevation (lowest floor elevation) that is proposed for the building. Verify that the proposed elevation is in compliance with regulations of the code by adding specifications to the site COA 04/06/04 3 DEPARTMENTS data that address the following issues: . The design professional-of-record for the project shall add the following text to the site data. "The proposed finish floor elevation _' _ NGVD is above the highest lOO-year base flood elevation applicable to the building site, as determined by the SFWMD's surface water management construction development regulations." . From the FIRM map, identify in the site data the title of the flood 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; · Identify the floor elevation that the design professional has established for the building within the footprint of the building that is shown on the drawings titled site plan, floor plan and paving! drainage (civil plans). 14. A water-use permit from SFWMD is required for an irrigation system that utilizes water from a well or body of water as its source. A copy of the permit shall be submitted at the time of permit application, F.S. 373.216. 15. If capital facility fees (water and sewer) are paid in advance to the City of Boynton Beach Utilities Department, the following information shall be provided at the time of building permit application: · The full name of the project as it appears on the Development Order and the Commission-approved site plan; · The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article II, Sections 26-34) 16. Pursuant to approval by the City Commission and all other outside agencies, the plans for this project must be submitted to the Building Division for review at the time of permit application submittal. The plans must incorporate all the conditions of approval as listed in the development order and approved by the City Commission. 17. The full address of the project shall be submitted with the construction documents at the time of permit application submittal. If the project is multi- family, then all addresses for the particular building type shall be submitted. 18. 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. INCLUDE REJECT COA 04/06/04 4 DEPARTMENTS INCLUDE REJECT 19. Department of Business and Professional Regulation shall reVIew and approve the plans prior to submittal for a building permit. 20. The outdoor freestanding lighting poles shall be designed to withstand 140- m.p.h. wind-load capacity (Section 1606, Florida Building Code). PARKS AND RECREATION Comments: None FORESTERJENVIRONMENT ALIST Comments: 21. If possible, staff recommends preserving the existing Podocarpus tree, which is currently located along the southern property line. This would involve incorporating a landscaped island around the tree and reconfiguring the parallel parking spaces and outdoor freestanding lighting fixture around the landscaped island. A modified landscape plan would be required at the time of permitting. Also, staff recommends adding a cluster of palm trees to the portion of the front landscape buffer where the Podocarpus tree was originally proposed for relocation. PLANNING AND ZONING Comments: 22. Staff recommends that a period of one (1) year be allowed to initiate this project (obtain a building permit). 23. Install clusters of palm trees (preferably native) rather than shade trees within the remaining portion of the west landscape buffer. 24. On the elevation "exterior finish materal schedule" on sheet A2, correctly identify the following color: EIFS-3: SW #6385 Dover White (white). 25. On the landscape plan, ensure that the plant quantities must match between the tabular data and the graphic illustration. 26. The base of the freestanding monument sign shall be painted the same color as one of the building's colors. 27. At the time of permitting, provide a detail of the proposed internally lit menu board. It must comply with Chapter 21, Article IV, Section 2.D. of the Land Development Regulations. 28. Staff recommends that the audio component of the menu board (related to the drive-through facility) should project its sound in any direction other than COA 04/07/04 5 DEPARTMENTS INCLUDE REJECT west so as to not create a potential disturbance to the residential neighborhood 29. Staff recommends incorporating a buffer wall into the design of the west landscape buffer because the subject property abuts an existing non- conforming residential use. The wall shall be at least six (6) feet in height, stucco, and painted on both sides (Chapter 2, Section 4.L.). The row of Redtip Cocoplum shall be planted on the outside of the buffer wall. This can be accomplished at the time of permitting. All plans must match this modification. ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY COMMENTS: Comments: 30. To be determined. ADDITIONAL CITY COMMISSION COMMENTS: Comments: 3 1. To be determined. MWR/elj S:\Planning\SHARED\WP\PROJECTS\Dunkin Donuts-Baskin Robbins\COUS 04-001\3RD REVIEW COMMENTS,doc EXHIBIT "0" RONALD L UPHOFF PLANNER INSPECTOR 4483-0 WILLOW POND ROAD WEST PALM BEACH FLORIDA 33417 MARCH 6, 2004 ~' r,' i.. L:; , II" ,',-_~,c b ,. \' ! '1 'If LlUL./oWl - 8 :ml ',,~,~~ i J! ~ ,;! i 'Ii TO: THE PLANNING & ZONING DIVISION, CITY OF BOYNTON BEACH, 100 E BOYNTON BEACH BOULEVARD. P.O.BOX 310 BOYNTON BEACH FLORIDA 33425-0310 RE: PROPOSED SITE PLAN FOR DUNKIN DONUTS 1317 S FEDERAL HIGHWAY- BOYNTON BEACH- CONDITIONAL USE JUSTIFCA TION '_C'.~'_""",. .., A- PROJECT OVERVIEW: The overall purpose and intent of this request to demolish and replace the existing Dunkin Donuts building located at 1317 South Federal Highway. It is based on two primary reasons: 1) The existing Dunkin Donuts store is over thirty years old, undergone several improvements, and is currently nearing the end of its life cycle. So that any further improvements would be economically meaningless and would not resolve the problems created by changing demographics and different customer needs over the past years. 2) Due to changing demographics resulting in a different traffic pattern and customer needs have generated the need, more than ever, for a drive thru, pick up window. Business, over the years, has transformed from a traditional' sit down 'coffee shop to a 'take out' high volume coffee shop. Currently approximately sixty percent of the overall business is " take out". The approval of this request will better serve the welfare safety and the general health of the community now and into the future B-JUSTIFICA TION: 1) Current site parking and access configuration creates congestion, conflicting traffic flow and virtually no pedestrian circulation, which is an endangerment to the safety of the customers, visiting the store, and general public travelling along Federal Highway. The proposed site plan will alleviate these problems by providing direct pedestrian access from the publiC side walk on Federal Highway, improve traffic flow and circulation significantly by allowing a two way traffic on the north side, but at the same time allowing full access around the entire building by providing a by pass lane. It will also alleviate the congestion currently caused by 'take out" customers who have currently to park their vehicles for pick up of their orders, by providing a drive thru pick up window. It will also allow easier and quicker pick up of refuse collection, with separate ingress and egress, currently unavailable and additionally full access and circulation to emergency vehicles around the entire building. 2) The proposed improvements will provide improved buffering to the West Side of the property, by a providing a 6' high solid concrete wall and 4' high hedge. To adjacent properties to the north and south by adding landscaping to soften the noise and activity within the site. The site lighting is shielded on both the west and south property lines to minimize glare and over spill at nighttime. Improvements will add a loading area, currently unavailable, better landscaping, improved night EXH IBIT "0" time lighting, better shielding and buffering to adjacent properties resulting in a new facility that will be suited to serve the community better and at the same time promoting the welfare, safety and general health of the community at large. 3) Proposed location and configuration of refuse containment will provide safer and quicker refuse collection. Enclosure, along with proposed landscaping, will shield the refuse container. (Currently there is no enclosure). It is also proposed to use the dumpster access lane also as a loading zone. Although this may raise concerns, typically deliveries occur between 12.00 midnight to 2.00 am whereas refuse pick up is between 6 and 7 am twice a week, and is expected to take only a few minutes with the proposed configuration. Also customer traffic is minimal at this time, and proposed north entrance will allow both ingress and egress for this particular reason, should both the by pass lane and the drive thru lane be blocked at the same time, customers may exit through the north entrance. Specifically parking spaces on the south side, of the building, will be designated for the exclusive use of employees only thereby ensuring free access for customers to the building at all times. 4) Currently all the utilities, required for the proposed improvement, including water, sewer, electricity and natural gas are existing, and should be adequate for the proposed improvements. 5) Proposed landscaping, a vast improvement from what is existing will provide better screening buffering, appearance and soften the activity within the site from adjacent properties. The proposed landscaping will comply with the city's latest standards. Irrigation, currently non- existent, will also be provided. 6) Proposed signage will comply with current city codes. Signage will only be provided on the west side of the building, facing federal highway, thereby shielding the south and north properties. A monument sign on the north east corner of the property will replace the current non-compliant pylon sign. Overall square footage will be less than the maximum allowed by the city sign code. The proposed signage will minimize the impact on the adjacent properties. 7) The proposed set backs exceed the minimum required by the city's codes and additional landscaping along Federal Highway, currently non-existent, will be provided. 8) The proposed use will remain unchanged from its current use. Use is consistent with the current and future zoning designations for the site (Community Commercial- C3) and use of Local Retain Commercial (LRC) and also with the properties located to the north and south. It will serve the high density and medium densities residential properties to the east and west sides well at the same time providing the necessary buffering and screening. 9) The proposed height of 21 feet ,measured at the highest point of the monolith, is well below the code allowed height of 45', thereby providing a building that is in harmony with the adjacent buildings 10) The proposed improvements will benefit the community and the city in providing a better and renewed economic stature and tax revenue base. 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Q.. ~ ...' ::r ~ ::t, ~ ::;: 0.0 .... ~ = = (') 0 t:t>e. g.~ o 0" i:.'!'j 3 = ~ e. ." g.~ ~ ~ > 3 ~' 0.3 ~ ~ 3 ~ ~ ~ o = = e. .... ..... i:.'!'j = 0 ~ ~ Z --= o g. ~OQ = l>> ~ ~g. g...... rI:J ~~ ~ ~. ~ - ~ ~ = - .... ~ ::t,g- ~ ~ ..... @-S 't:l ~ a .... ;>Er -gg. ~ l>> ~ 0 Q...~ ~ ""'l Q...g. ~ g. a ~ ~ g."Sl 0' ~ 0 (') ....'t:l = &~ ~ ~ o ..... ~ ""'l0 Z --< (') tTl t"'" ~ c::: 0 tTl :::0 -< tTl tTl '-< tTl \/l (') >-l 6 0 - ::r::>-l ~>o > _~z '" ~tTlf: '" t"'" >-ltTlt"'" - n ::r::Z> > ->z Z \/loo >-l :::Oo~ :::0 ~tTln tTl c:::O> \/l ->-l'" '" :::ootTl 0 tTl(')~ Z ~o> ~ tTl3:>-l tTl Z",tTl >-It"'''~ --<f: -ow Wi5~ ~~ ~;:; tTJ :E (') o ~ z ...., C/l ~ .... DEPARTMENT OF PUBLIC WORKS ENGINEERING DIVISION MEMORANDUM NO. 04-010 TO: Michael W. Rumpf, Director, Planning and Zoning FROM: Laurinda Logan, P.E., Senior Engineer DATE: January 16, 2004 RE: Review Comments Conditional Use - 1 st Review Dunkin Donuts File No. COUS 04-001 The above referenced Site Plans, received on January 2, 2004, was reviewed for 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. The minimum dumpster pad is required measuring 10ft. x 10ft. (inside dimension including gates). (LDR, Chapter 7.5, Article II, Section 5.J. and Article III, section 9.A.9.a.) 2. Placement of the Live Oak and Dahoon Holly adjacent to the dumpster enclosure will impact vertical clearance for solid waste pickup. Relocate proposed trees away from the dumpster enclosure or substitute with a non-canopied tree variety. PUBLIC WORKS - TRAFFIC 3. Provide a notice of concurrency (Traffic Performance Standards Review) from Palm Beach County Traffic Engineering. 4. 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. 5. Delineate and stripe the "Loading Area" (LDR, 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. 6, Specify and detail a 5' x 5' handicap pavement symbol (City Standard Drawing K-3). 7. The minimum stall dimension for parallel parking is 9 ft. x 25 ft. (City Standard Drawing K-2.) Revise parallel parking accordingly. 8. Provide additional information on the plans regarding the locations of the turn lanes on Federal Hwy. in front of Dunkin Donuts. 9, Staff recommends making the north driveway one-way in and the south driveway one-way out. " Department of Public Works, Engineering Division Memo No 04-010 Dunkin Donuts, Conditional Use 1 st Review January 16, 2004 Page 2 ENGINEERING 10. Add a general note to the Site Plan that all plans submitted for specific permits shall meet the City's Code requirements at time of application. These permits include, but are not limited to, the following: paving, drainage, curbing, site lighting, landscaping and irrigation. Permits required from other permitting agencies such as Florida Department of Transportation (FOOT), South Florida Water Management District (SFWMD), Lake Worth Drainage District (LWDD), Florida Department of Environmental Protection (FDEP), Palm Beach County Health Department (PBCHD), Palm Beach County Engineering Department (PBCED), Palm Beach County Department of Environmental Resource Management (PBCDERM) and any others, shall be included with the permit request. 11. All comments requiring changes and/or corrections to the plans shall be reflected on all appropriate sheets. 12. 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. 13. Permit(s) from the Florida DOT will be required for any work within the Federal Hwy. right-of-way. 14. Show all existing utilities on Site Development plan (LOR, Chapter 4, Section 7.A.3). 15. Show proposed site lighting on the Site and Landscape plans (LOR, Chapter 4, Section 7.B.4., Chapter 23, Article II, Section A, and the Florida Building Code). Lighting shall not be used as a form of advertising in a manner that draws more attention to the building or grounds at night than in the day (LOR, Chapter 9, Section 10.F.5). If possible please provide photometries as part of your TRC plan submittals - it is much easier to identify and correct any deficiencies now than while you are waiting on a permit! 16. It may be necessary to replace or relocate large canopy trees adjacent to light fixtures to eliminate future shadowing on the parking surface (LOR, Chapter 23, Article II, Section A.1.b). 17. Show sight triangles on the Landscape plans (LOR, Chapter 7.5, Article II, Section 5.H.). Reference FOOT Standard Index 546 for the sight triangles along Federal Hwy. 18. 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 8' above the pavement (LOR, Chapter 7.5, Article II, Section 5.H.). 19. Landscaped areas shall be protected from vehicular encroachment by a continuous, raised curb (LOR, Chapter 7.5, Article II, Section 5.A. and Chapter 22, Article II, Section E.) 20. The medians on Federal Highway adjacent to this project have existing irrigation and plant material belonging to the City of Boynton Beach. Any damage to the irrigation system and/or plant material as a result of the contractor's operations shall be repaired or replaced to the equivalent or better grade, as approved by the City of Boynton Beach, and shall be the sole responsibility of the developer. Please acknowledge this notice in your comments response and add a note to the plans with the above stated information. Department of Public Works, E'ngineering Division Memo No 04-010 Dunkin Donuts, Conditional Use 1 sl Review January 16, 2004 Page 3 21. Sidewalks adjacent to parking lots shall be continuous through all driveways and shall be 6 in. thick within driveways (LOR, Chapter 23, Article II, Section P). 22. Provide a drainage plan as specified in the LOR, Chapter 4, Section 7.F. 23. Full drainage plans, including drainage calculations, in accordance with the LOR, Chapter 6, Article IV, Section 5 will be required at the time of permitting. 24. Indicate by note that catch basin and manhole covers shall be bicycle proof (LOR, Chapter 6, Article IV, Section 5.A.2.g). 25. All engineering construction details shall be in accordance with the applicable City of Boynton Beach Standard Drawings and the "Engineering Design Handbook and Construction Standards" and will be reviewed at the time of construction permit application. UTILITIES 26. Provide a Utility plan showing the location of water and sanitary sewer service laterals. 27. All utility easements shall be shown on the site plan and landscape plans (as well as the Water and Sewer Plans) so that we may determine which appurtenances, trees or shrubbery 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 LOR, 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. 28. Palm Beach County Health Department permits may be required for the water and sewer systems serving this project (CODE, Section 26-12). 29. Fire flow calculations will be required demonstrating the City Code requirement of 1,500 g.p.m. as stated in the LOR, Chapter 6, Article IV, Section 16, or the requirement imposed by insurance underwriters, whichever is greater (CODE, Section 26-16(b)). 30. A building permit for this project shall not be issued until this Department has approved the plans for the water and/or sewer improvements required to service this project, in accordance with the CODE, Section 26-15. 31. The LOR, Chapter 6, Article IV, Section 16 requires that all points on each building be within 200 feet of an existing or proposed fire hydrant. Please demonstrate that the plan meets this condition. 32. PVC material not permitted on the City's water system. All lines shall be DIP. 33. Appropriate backflow prevention will be required on the domestic water service to the building, and the fire sprinkler line if there is one, in accordance with CODE Sec. 26-207. Department of Public Works, Engineering Division Memo No 04-010 Dunkin Donuts, Conditional Use 15t Review January 16, 2004 Page 4 34. Utility construction details will not be reviewed for construction acceptability at this time. All utility construction details shall be in accordance with the Utilities Department's "Utilities Engineering Design Handbook and Construction Standards" manual (including any updates); they will be reviewed at the time of construction permit application. LUck Cc: Jeffrey R. Livergood, P.E., Director, Public Works (via e-mail) Peter V. Mazzella, Deputy Utility Director, Utilities H. David Kelley, Jr., P.E.! 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 WorkslSolid Waste Kenneth Hall, Engineering Plans Analyst, Public WorkslEngineering (via e-mail) File S:\Engineering\Kribs\Dunkin Donuts, Conditional Use 1st review.doc CITY OF BOYNTON BEACH Fire and Life Safety Division 100 East Boynton Beach Blvd. P.O. Box 310 Boynton Beach, Florida 33425-0310 PLAN REVIEW COMMENTS For review of: COUS 04-001 15t review-fire Reviewed by: Dunkin Donuts 1317 S. Federal Hwy. -~~ Rodqer Kemmer, Fire Protection Enqineer Project Name and Address: Department: Fire and Life Safety Phone: (561) 742-6753 Comments to: Sherie Coale by email on 1/5/04 CODE REQUIREMENTS Design documents shall demonstrate compliance with LOR Chapter 6, Section 16, which provides requirements for hydrants. Hydrants in commercial applications shall be no more than 300 ft. apart and the remotest part of any structure shall be no more than 200 ft. from a hydrant. Connections shall be to mains no less than 6 inches in diameter. In addition to domestic requirements at a residual pressure of not less than 20 psi, a fire flow of at least 1500 gpm is required. 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 ft. of the facility. cc: Steve Gale Bob Borden ~ CITY OF BOYNTON BEACH, FLORIDA INTER-OFFICE MEMORANDUM ~- TO: Michael W. Rumpf DATE: Dir. of Planning & Zoning 1/20104 FILE: COUS 04-00 I FROM: Off. John Huntington Police Department CPTED Practitioner SUBJECT: Dunkin Donuts REFERENCES: Site Plan ENCLOSURES: I have viewed the above building plans and have the following comments: No Comments DEPARTMENT OF DEVELOPMENT BUILDING DIVISION MEMORANDUM NO. 04-006 TO: Michael W. Rumpf Director of Planning and Zoning Timothy K. Large ~ TRC Member/Building Divis~ FROM: DATE: January 8, 2003 SUBJECT: Project - Dunkin Donuts File No. - COUS 04-001 - 151 review ~ List of Acronvms/Abbreviations: ASCE - American Society of Civil Engineers BBA - Boynton Beach Amendments eBB - City of Boynton Beach CBBCO - City of Boynton Beach Code of Ordinances CBBCPP - City of Boynton Beach Comprehensive Plan Policy CFR - Code of Federal Regulations EPA - Environment Protection Agency FBC - Florida Building Code FIRM - Flood Insurance Rate Map F ,S. - Florida Statutes LDR - Land Development Regulations NEC - National Electric Code NFPA - National Fire Prevention Assn NGVD - National Geodetic Vertical Datum of 1929 SFWMD - South Florida Water Management District 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. BuildinQ Division (Site Specific and Permit Comments) - Timothy K. Laroe (561) 742-6352 1 Indicate within the site data the type of construction of the building as defined in 2001 FBC, Chapter 6. 2 Indicate within the site data the occupancy type of the building as defined in 2001 FBC, Chapter 3. 3 Place a note on the elevation view drawings indicating that the exterior wall openings and exterior wall construction comply with 2001 FBC, Table 600. Submit calculations that clearly reflect the percentage of protected and unprotected wall openings permitted per 2001 FBC, Table 600. 4 Buildings, structures and parts thereof shall be designed to withstand the minimum wind loads of 140 mph. Wind forces on every building or structure shall be determined by the provisions of ASCE 7, Chapter 6, and the provisions of 2001 FBC, Section 1606 (Wind Loads). 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 Add to all plan view drawings of the site a labeled symbol that represents the location and perimeter of the limits of construction proposed with the subject request. 6 At time of permit review, submit signed and sealed working drawings of the proposed construction. 7 Add to the building that is depicted on the drawing titled site plan and floor plan a labeled symbol that identifies the location of the handicap accessible entrance doors to the building. 2001 FBC, Sections 11-4.1.2, 11-4.1.3, and 11-4.3. S:IDevelopmentlBuildingl TRCI TRC 2003\Name of Project Page 1 of 4 8 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. However, add to the floor space drawing a labeled symbol that identifies the location of the handicap accessible entrance door to the building. The location of the door shall match the location of the accessible entrance door that is depicted on the site plan drawing. 9 Add a labeled symbol to the site plan drawing that represents and delineates the path of travel for the accessible route that is required between the accessible parking space and the accessible entrance door to the building. The installed symbol, required along the path, shall start at the accessible parking space and terminate at the accessible entrance door/to the building. The symbol shall represent the location of the path of travel, not the location of the detectable warning or other pavement markings. The location of the accessible path shall not compel the user to travel in a drivellane area that is located behind parked vehicles. Identify on the plan the width of the accessible route. (Note: The minimum clear width of an accessible route shall be 36 inches, except at curb ramps that are part of a required means of egress shall not be less than 44 inches). Add text to the drawing that would indicate that the symbol represents the accessible route and the route is designed in compliance with 2001 FBC, Section 11-4.3. (Accessible Route) and 11-4.6 (Parking and Passenger Loading Zones). Please note that at time of permit review, the applicant shall provide detailed documentation on the plans that will verify that the accessible route is in compliance with the regulations specified in the 2001 FBC. This documentation shall include, but not be limited to, providing finish grade elevations along the path of travel. 10 Identify within the site data the finish floor elevation (lowest floor elevation) that is proposed for the 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: a) The design professional-of-record for the project shall add the following text to the site data. "The proposed finish floor elevation _' _ NGVD is above the highest 100- year base flood elevation applicable to the building site, as determined by the SFWMD's surface water management construction development regulations." b) From the FIRM map, identify in the site data the title of the flood 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. c) Identify the floor elevation that the design professional has established for the building within the footprint of the building that is shown on the drawings titled site plan, floor plan and pavingl drainage (civil plans). 11 On the drawing titled site plan, identify and label the symbol that represents the property line. 12 As required by the CBBCO, Part III titled "Land Development Regulations", submit a site plan that clearly depicts the setback dimensions from each property line to the leading edge of the building. The leading edge of the buildingls begins at the closest point of the overhang or canopy to the property line. In addition, show the distance between all the buildings on all sides. S:IDevelopmentlBuildingl TRCI TRC 2003\Name of Project Page 2 of 4 13 Indicate on the floor plan drawing within the footprint of the building the primary use of the building. 14 To properly determine the impact fees that will be assessed for the project, identify on the site plan if the restaurant is a high quality, eat-in high turn over, or fast food with drive- through type of restaurant. 15 CBBCPP 3.C.3.4 requires the conservation of potable water. City water may not, therefore, be used for landscape irrigation where other sources are readily available. Revise Note #19 on Irrigation Plan. 16 A water-use permit from SFWMD is required for an irrigation system that utilizes water from a well or body of water as its source. A copy of the permit shall be submitted at the time of permit application, F.S. 373.216. 17 If capital facility fees (water and sewer) are paid in advance to the City of Boynton Beach Utilities Department, the following information shall be provided at the time of building permit application: a) The full name of the project as it appears on the Development Order and the Commission-approved site plan. b) The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article II, Sections 26-34) 18 At time of permit review, provide a completed and executed CBB Unity of Title form. The form shall describe all lots, parcels or tracts combined as one lot. A copy of the recorded deed with legal descriptions, of each property that is being unified, is required to be submitted to process the form. The property owner that is identified on each deed shall match. 19 Add a general note to the site plan that all plans submitted for permitting shall meet the City's codes and the applicable building codes in effect at the time of permit application. 20 Pursuant to approval by the City Commission and all other outside agencies, the plans for this project must be submitted to the Building Division for review at the time of permit application submittal. The plans must incorporate all the conditions of approval as listed in the development order and approved by the City Commission. 21 The full address of the project shall be submitted with the construction documents at the time of permit application submittal. If the project is multi-family, then all addresses for the particular building type shall be submitted. 22 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. 23 Show the proposed site lighting on the site and landscape plans. (LDR, Chapter 4, Section 7.8.4) If possible, provide photo metrics as part of your TRC plan submittals. S:IDevelopmentlBuildingl TRCI TRC 2003\Name of Project Page 3 of 4 24 Sheet SP-1 - Dumpster Plan - Show inside clear dimensions excluding the post. A minimum of 10 feet is required per the City of Boynton Beach Engineering Division Standard Drawing #G-4. 25 Department of Business and Professional Regulation shall review and approve the plans prior to submittal for a building permit. 26 Sheet A-8 & A-9 - the exterior finish table calls out "stucco on CMU" and the elevation plans note "EIFS". Clarify as to the type of exterior finish on the structure. 27 Identify the elevations on the plans by point of compass (e.g., north, south, east, west). bf S:IDevelopmentlBuildingl TRCI TRC 2003\Name of Project Page 4 of 4 . ... Page 1 Of2/ TRC Memorandum Coale, Sherie From: Hallahan, Kevin Sent: Tuesday, January 20, 2004 11 :58 AM To: Breese, Ed Cc: Coale, Sherie Subject: Dunkin Donuts -1317 S. FEderal Hwy- TRC Review comments Planning Memorandum: Forester I Environmentalist To: Ed Breese, Principal Planner From: Kevin J. Hallahan, Forester I Environmentalist Subject: Dunkin Donuts-1317 S. Federal Hwy Conditional Use - 1st Review caus 04-001 Date: January 20,2004 Existing Trees Management Plan Sheet LPl The Landscape Architect should review the tabular mitigation for the 1 74-caliper inches of existing trees proposed to be relocated on site, or removed / replaced on site. All existing trees must be relocated rather than removed if the trees are in good health. These trees should total the 17 4-caliper inches of existing trees and should be shown as a separate symbol on the plan. Landscape Plan Sheet LPl 1. All shade and palm trees on the Plant and Materials list must be listed in the specifications as a minimum of 12'-14' height, 3" caliper at DBH (4.5' off the ground), and Florida #1 (Florida Grades and Standards manual). The height of the trees may be larger than 12'-14' to meet the 3" caliper requirement. [Environmental Regulations, Chapter 7.5, Article II Sec. S.C. 2.] 2. All of the shrubs, hedges and groundcover plants should include the height and spread at time of planting. [Environnemental. Regulations, Chapter. 7.5, Article II Sec. 5.C.3, N.] 3. The details section for the Small Tree Detail should include a line indicating where the height of the tree and the caliper @ dbh (4.5' off the ground) will be measured at time of planting and inspection. 4. The details section for the Multi-Trunk Palm Detail should include a line indicating where the height of the Palm and the ct (clear trunk) will be measured at time of planting and inspection. 5. The details section for the Shrub and Groundcover Planting Detail should include a line indicating where the height and spread of the plant will be measured at time planting and inspection. 6. The applicant should show an elevation cross-section detail indicating how the height of the proposed landscape material drawn to scale will visually buffer the proposed parking lot automobiles from the Dixie Highway road right-of-way. 7. The applicant should add a note that all utility boxes or structures (not currently known or shown on the plan) should be screened with Coco plum hedge plants on three sides. 112012004 TRC Memorandum Page 2 of2 ;. 8. The mulch note should be changed to say that no Cypress mulch may be used on the site. Irrigation Plan-No Irrigation plan included in the submittal 1. The irrigation system design (not included in the plans) should be low volume water conservation using non-portable water. 2. Turf and landscape (bedding plants) areas should be designed on separate zones and time duration for water conservation. 3. Trees should have separate irrigation bubblers to provide water directly to the root ball. [Environmental Regulations, Chapter 7.5, Article II Sec. 5. C.2.] Kjh 1/2012004 ..... DUNKIN DONUTS COUS 04-001 1st Review Planning January 21, 2004 Provide written justification for the project on the standards for evaluating conditional uses found in Chapter 2, Section 11.2.D, of the City of Boynton Beach Land Development Regulations. Provide a drainage plan that shows elevations, flow arrows, and proposed drainage structures (Chapter 4, Section 7.F.). The traffic impact statement must be approved by the Palm Beach County Traffic Division for concurrency purposes prior to the issuance of any building permits (Chapter 4, Section 7,F.2). The site plan tabular data should accurately indicate the maximum allowed and the proposed height of the building (Chapter 4, Section 7.E.5), The dimensions should correspond with the dimension shown on the elevations. The site plan tabular data should indicate the Future Land Use (FLU) and the Official zoning districts for the abutting properties to the north and south, The vehicular back-up distance, parking stall dimensions, and dumpster enclosure location are subject to the Engineering Division of Public Works' review and approval. The detail of a typical parallel and 90 degree parking stall does not include the dimensions. On the site plan (SPI), show the limits (and supporting columns, if any) of all proposed canopies. Staff recommends using a different style of line or different line thickness to depict the edge of the canopies. Also, provide the proposed setbacks for the canopies. The site plan tabular data should indicate the correct Future Land Use (FLU) for the subject property, which is Local Retail Commercial (LRC). The site plan tabular data should indicate the zoning district of the properties to the north and south (Community Commercial- C3), Include a color rendering of all elevations prior to the Technical Review Committee meeting (Chapter 4, Section 7.D.2,). Include color swatches, On the landscape plan, ensure that the plant quantities must match between the tabular data and the graphic illustration. The landscape buffer adjacent to Federal Highway shall be seven (7) feet in width and contain two layers of plant material. The first layer shall be a combination of colorful groundcover plants and a minimum of two colorful shrub species planted in a continuous row. The next layer shall consist of a continuous hedge or decorative site wall. The continuous hedge (2nd layer) shall be a minimum of24 inches in height, 24 inches in spread and planted with tip-to-tip spacing immediately after planting, This hedge shall be maintained at four (4) feet. Also, within these buffers, the proposed trees shall be spaced at maximum 30 feet apart from each other (Chapter 7.5, Article II, Section 5.D.). All trees, if proposed as trees, must be at least 12 feet in height and three (3) caliper inches at the time of their installation (Chapter 7.5, Article II, Section 5.C.2.). This would apply to the Alexander palm trees. Place a note on the landscape plan indicating that mulch other than Cypress shall be used and maintained for landscape purposes (Chapter 7.5, Article II, Section 5,C.8.), The landscape buffer along the south property line must be at least two and one-half (2 Y2) feet wide (Chapter 7,5, Article II, Section 5.E.), The landscaped portion of the interior landscape island must be at least five (5) feet wide, measured from the interior of the island, not its exterior (Chapter 7,5, Article II, Section 5.G.). Please increase the width of the island. Fifty percent (50%) of all site landscape materials must be native species (Chapter 7.5, Article II, Section 5.P). On the landscape plan provide the overall percentage of native plant material by the following categories: canopy trees, palm trees, shrubs / accents, and groundcover to ensure compliance with this code requirement. Staff recommends using an asterisk to identify the native plant material. The signature trees (Tibouchina granulsola) must have eight (8) feet of clear trunk if placed within the safe- sight triangle (Chapter 7.5, Article 2, Section 5,N.). Alternative plant material may be substituted if the above referenced plant material is not available or undesired. Any substitution of plant material (for the signature tree requirement) will be subject to the City Forester / Environmentalist review and approval. Provide a typical drawing that includes the height and color / material of all proposed freestanding outdoor lighting poles. The design, style, and illumination level shall be compatible with the building design (height) and shall consider safety, function, and aesthetic value (Chapter 9, Section 10.F.l.). They should match the structures that were used in Phase One. Show the location of these freestanding outdoor lighting poles on both the site plan and landscape plan. All above ground mechanical equipment such as exterior utility boxes, meters, transformers, and back-flow preventers shall be visually screened with appropriate landscaping / hedge material. Place a note on either the site plan (sheet SP-l) or landscape plan (sheet - 1) indicating this requirement (Chapter 9, Section 10.CA.). Place a note on the site plan that all above ground mechanical equipment such as exterior utility boxes, meters, transformers, and back-flow preventers shall be visually screened (Chapter 9, Section 1O.CA.). The proposed monument sign shall be setback 10 feet from the front property line (Chapter 21, Article III, Section 5.). The detail should include the colors of the entire sign, including the monument portion and sign type (i.e. backlit). The total proposed wall signage area is based on the front facing Federal Highway. The maximum area for this signage shall be one and one-half (1 - Y2) square feet of area for each one (1) linear building frontage (Chapter 21, Article 4, Section 2.C.). In this case, the linear building frontage is 29 feet so therefore, the maximum wall signage area shall be 43.5 square feet. It appears as though the site plan tabular data is incorrect. The width of the driveway openings is subject to the Engineering Division of Public Works' review and approval. Driveway openings shall be at minimum 25 feet in width (for 2-way traffic) and no more than 36 feet in width (Chapter 23, Article I1,H.). On the site plan, indicate the width of all driveway openings. It is staffs intent to have the drive-through window (proposed on the south building fac;ade) to be as inconspicuous as possible, It should not be noticeable from Federal Highway. The building fac;ade shall be modulated and divided into smaller identifiable pieces to articulate the plan of the fac;ade (Chapter 9, Section Il.H.2.). Staff recommends incorporating additional windows (faux), scorelines, pitched roofs, or any other architectural elements that will help draw the focus away from the drive-through window and more on the entire fac;ade. Staff recommends planting thin (small canopy) palm trees (single or double trunked and at least 12 feet in height) within the north side of the building. The applicant may choose from the following species of palm trees (Carpenter, Areca, Alexander, or Macarthur).