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.
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PROPOSED DUNKIN' DONUTS
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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
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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. We believe the proposed improvements are
consistent with the city's redevelopment plans for this district and changing demographics.
11) The proposed improvements are in compliance with the city's standards as set forth in Chapter 4
of the Land Development Regulations.
12) The proposed improvements are in full compliance with the city's Noise Control Ordinance
specifically chapter 15, section 15.8 of the Boynton Beach Code of Ordinances.
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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).