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REVIEW COMMENTS DEVELOPMENT DEPARTMENT MEMORANDUM NO. PZ 05-003 TO: Chair and Members Planning and Development Board THROUGH: Michael W. Rumpl~~ Director of Planning & Zoning FROM: Ed Breese ~ Principal Planner DATE: January 4, 2005 SUBJECT: Grove Plaza - File No. MPMD 05-003 Master Plan Modification (Change on Parcel "c'') PROJECT NAME: Grove Plaza - MPMD 05-003 LOCATION: Grove Plaza, southeast corner of Lawrence Road and Hypoluxo Road APPLICANT: Jason S. Mankoff of Weiner & Aronson, P .A. LAND USE/ZONING: Local Retail Commercial (LRC) / Community Commercial (C-3) NATURE OF REQUEST Mr. Jason S. Mankoff, agent for the owner, Grove Plaza "C" LLC, is requesting to modify the Subdivision Master Plan for Grove Plaza. This development is located on the south side of Hypoluxo Road, just east of Lawrence Road (see Exhibit "A" - Location Map). The specific request is to modify the square footage of the retail building originally approved on Parcel "C" of the Grove Plaza Master Plan (see Exhibit "B" - Proposed Master Plan). Parcel "C" was initially approved for a 6,540 square foot retail building. This master plan modification is required for the development of a 6,832 square foot minor automotive repair facility on Parcel "C". BACKGROUND/ ANALYSIS The subject property was formerly the location of a landscaping and nursery business until it was annexed and rezoned. On September 19, 1995, the subdivision master plan was approved with six (6) separate parcels, each of which would require separate site plan review and approval. In 1999, a major modification to the master plan was approved for the development of the first parcel (Parcel "A'') and several changes to the remaining parcels. Parcel "A" was approved for a gas station (7-Eleven convenience store with gas sales). The remaining parcels consisted of the following: 3,800 square-foot bank on Parcel "B", 6,540 square feet of retail on Parcel "C", 9,000 square feet of retail on Parcel "D", a 3,600 square foot restaurant on Parcel "E", and another 3,600 square foot restaurant on Parcel "F". In July of 2002, the City Commission approved a master plan modification (MPMD 02-001) for a change in Parcel "E", from a restaurant to a one-story car-wash facility (Motor City Car Wash). The accompanying site plan (NWSP 02-007) for the car wash was approved as well. Then, in March of 2004, the City Commission approved another master plan modification (MPMD 03-003) for Parcel "F" to allow a 7,180 square foot retail building in place of a 3,600 square foot restaurant. The accompanying site plan (NWSP 03-027) for the project (Auto Zone) was approved as well. On June 1, 2004, Memorandum No. PZ 05-003 Grove Plaza (Grove Plaza Parcel "en), MPMD 05-003 Page 2 the City Commission approved the most recent modification to the master plan, amending Parcel "D" from the previously approved 9,000 square foot retail building, to an 11,972 square foot retail building, and the companion site plan at the same time. Each parcel is required to provide the minimum parking for their respective use as designated on the plan. The following summary indicates the required and provided parking for each parcel: Parcel Name Reauired parkina Provided Parking Parcel A 12 28 Parcel B 16 28 Parcel C 28 33 Parcel D 60 60 Parcel E 04 09 Parcel F 36 38 Throughout the master plan modification proposals, the applicant has continued to provide additional parking to accommodate the changes in use or intensity. In addressing the impacts associated with the master plan modification relative to Palm Beach County Traffic Performance Standards, the applicant's consultant, Kimley-Horn and Associates, concluded that the change would represent a minimal difference in traffic impacts to the daily a.m. peak or p.m. peak hour trip generation over that previously approved. The statement was sent to the Traffic Division of Palm Beach County for their review and approval. Palm Beach County Traffic Division, on November 15, 2004, issued a letter of determination that the project is in conformance with said standards. No other changes affecting the overall master plan are contemplated in this request by the applicant. RECOMMENDATION The Technical Review Committee (TRC) has reviewed this master plan modification request and recommends approval. Staff recommends approval, contingent upon successfully satisfying all comments indicated in Exhibit "c" - Conditions of Approval. Any additional conditions recommended by the Board or City Commission shall be documented accordingly in the Conditions of Approval. MRjeb Xc: Central File S:IPlanningISHAREDIWPIPROJECTSlgrove plazalGrove Plaza Parcel 'C' MPMD 05-0031Staff Report.doc ~.. J ,:,"iilil.i.~M;.i'"'' 1:':\1,1_11.::)[ . '.tt" 1 In. = 313.0 feet COUNTY PO II . III I lIYD'" IIV^ ..... II '/ ~ . . .'. . n IHO RiD , ., .; ~.." >, .'. .' '" , '.. -. -, ' .;; '" ,.,J..,. ". .. ..". ~ L ..u ,,,'....,-..,..,,. ..., -i" ",. L....... 10- COU~! ~, ~R II IJ '. I 1111= -, 10:..:0.', ~..- ~,.".. ,,. ~..., ..............""'-.;, -.~ ""- :-... - - '~ - ~,~,~~- ~'.;",;.;~ .. .. p...... ~ L..:..,::J1J ~ -- ....,.~ I"- ~ '-- - ..! I ---- - --(. -- j '-l LAWRENCE.RD -------- .... I-- I .,.':',. ,.. I, " .. '.'.';,11'; .., ...,-....-",:.....-:. J'I 1 'g)' '. \ :..".,.,,\:.../2 ,.::~ I." ,.. ;.1. '.. ,..,.1."1 T. ,: ,..: ,j;, .':". .:'".::.. iii.:/':"A;. ",';'.~ ........,'",."".."""..,...,..."".:... ~ " . 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">c:~ ''''. .. ~ ~ ~ ~:~~~ ~!:~ ~2<. :;;~:;; . ~""'~ ~::z~ i~!~8 ~~e..l 8i~~ s;:g~s 1!i~:5~ ! ~ ~ ~ i~~~~ ~:;;i'g ffii~~ _u~l;:i!' ~~~: &~~~ ~Ei~~ ~;~~ ~ i ~ ~ ~~~~~ ~;~~ ; ~ ~::l ~~!i~~ i~~i ;IU,.VO ::!~i~!: ,i~g... 2~~; ~~~:: ~~~~~ ~~~~ S~~~~ ~d~~ ~~h ~il.,;;" ""~~~ :!~3 ~~~f~ ~;~g3 ,,~h ~~~?g s;;!~~ . . c~u~1' ~ ~ i ~ ! : ~ '" ii ~"~. ~ ~ ;, ~ ,.; .; EXHIBIT B o o " o ~ ~2 ~: ~ M1N3aS3iJ ~~ Al01 (3Sfl ...~ .~z ......~7 ~ w w ~ ~ g [! J ,I ~5 a.. c. w ffi > I- o~ c::::::E C> ~ ~ ~ ::: "'1m ~ ..I;;:~ 0'" .:g -' ~~~ ~ g~~ o <(Na.. a ~ I o ~ o ~ o ~ m g w ;;: N o o o o g ~ ~ u ~ u SI IE ;is 3B ~ >- '" fJ1 a: ui'Z! CJJ ~ ] o a:"t c:: .~! u fJ1q . gj ~ i c:: c;; ~! o 1;: ~~ I- ~!! U .B o fJ1 j~ 0::: 5 ~! a.. ~~: <:> !;(.... z~ UJ ~ ~ ~ ~ ~ ; ~ ~ ~ () , ""'1NJ(1tS:R/ ~.~ ~ '3Sfl (}MIl EXHIBIT "e" Conditions of Approval Project name: Grove Plaza Parcel C File number: MPMD 05-003 Reference: 2nd review plans identified as a Master Plan Modification with a December 14,2004 Planning & Z . d k' omng ate stamp mar mg. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS- General Comments: None PUBLIC WORKS- Traffic Comments: None UTILITIES Comments: None FIRE Comments: None POLICE Comments: None ENGINEERING DIVISION Comments: None BUILDING DIVISION Comments: None PARKS AND RECREATION Comments: None FORESTER/ENVIRONMENTALIST Comments: 1. Item 6. Tract "G" has not been completed in accordance with the details noted in this item. PLANNING AND ZONING Comments: Conditions of Approval 2 DEPARTMENTS INCLUDE REJECT 2. The Parking Data table should be amended to correctly total the required parking (156 not 162) and the provided parking (196 not 200) for the entire master plan. ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS Comments: 1. To be determined. ADDITIONAL CITY COMMISSION CONDITIONS Comments: I 1. To be determined. I I I S:\Planning\SHARED\WP\PROJECTS\grove plaza\Grove Plaza Parcel C\MPMD 05-003\COA.doc PLANNING AND ZONING MEMORANDUM TO: Sherie Coale, Senior Office Assistant FROM: Ed Breese, Principal Planner ~ DATE: November 23, 2004 SUBJECT: Grove Plaza Parcel C (MPMD 05-003) Please include the following comments in the TRC review of the above-mentioned project: 1. The Parking Data table depicts the proposed building for Parcel C as being 6,798 square feet, while the building footprint on Parcel C is depicted on the Master Plan as being 6,832 square feet. Please amend the plan to reflect identical figures. 2. The Parking Data table depicts the proposed building for Parcel C as being calculated at 1 parking space for each 200 square foot of building. The calculation for auto repair is 1 parking space for each 250 square foot of building. Please amend the plan to reflect this calculation and the revised number of required parking spaces. Additionally, update the total number of required parking spaces for the entire Master Plan to accurately reflect this change.