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
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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 &
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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.