REVIEW COMMENTS
7.F .1
QUANTUM PARK LOT 1
(USAP 07-001)
USE APPROVAL
TO:
THRU:
FROM:
DATE:
PROJECT NAME/NO:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 06-221
STAFF REPORT
Chair and Members
Planning and Development Board and City Commission
Michael Rumpf
Director of Planning & Zoning
Gabriel Wuebben
Planner
December 29, 2006
OPH Bank / (USAP 07-001)
Use Approval - Bank
PROJECT DESCRIPTION
Property Owner/ Applicant:
OPH Boynton Realty, L.c.
Agent:
Location:
Jared Weiner, OPH Boynton Realty, L.c.
1485 Gateway Blvd. (see Exhibit "A" - Location Map)
Existing Land Use/Zoning:
Industrial (I) / Planned Industrial District (PID)
Proposed Land Use/Zoning:
No change proposed
PID Use Options:
Proposed Use:
Acreage:
Adjacent Uses:
North:
South:
East:
Lot 1 - Office, Industrial, & Commercial (OIC)
Request for use approval to allow a bank as an approved use in the
Quantum Park PID.
1. 15-acres (50,285 sq. ft.)
Vacant industrial property (Lot 2) zoned PID with a use designation of Office,
Industrial, and hotel (OIH);
Right-of-way for Gateway Boulevard, then farther south vacant property currently
under construction as part of the Renaissance Commons development zoned SMU;
Lake Worth Drainage District Canal E-4, then farther east Olin Office Building zoned
PID; and
Staff Report OPH Bank (USAP 07-001)
Memorandum No PZ-06-221
Page 2
West: Hampton Inn and Suites zoned PID, then farther west water management tract.
BACKGROUND
Jared Weiner, the owner of the property, has submitted an application for use approval in the Quantum
Park Planned Industrial Development (PID) (see attached location map - Exhibit "A"). The proposed
change to the list of permitted uses is being requested only to apply to Lot #1 and be worded as follows:
. Bank (Lot 1 only)
The approval of a list of permitted uses is required for all Planned Industrial Developments. The original
Quantum Park PID Master Plan has been established incrementally and lacks the above-referenced use.
In approving a particular use, the Planning and Development Board must make findings that the proposed
use will not be in conflict with the performance standards listed in Section 4.N. of the zoning regulations,
and that the uses proposed are consistent with the intent and purposes of the Planned Industrial
Development District.
ANALYSIS
The applicant is required to address the Performance Standards listed in Chapter 2, Section 4.N of the Land
Development Regulations as they relate to the proposed list of permitted uses. The purpose of the
Performance Standards are to ensure that uses will not be a nuisance or hazard to persons, animals,
vegetation or property located on adjacent or nearby properties or right-of-way; or to interfere with the
reasonable use or enjoyment of adjacent or nearby property by reason of noise, vibration, smoke, dust, or
other particulate matter; toxic or noxious matter; odor, glare, heat or humidity; radiation, electromagnetic
interference, fire or explosive hazard, liquid waste discharge, or solid waste accumulation. The applicant
has been asked to provide a description of their request relative to the performance standards within
Chapter 2, Section 4.N of the Land Development Regulations to evaluate the impact and appropriateness of
this use within the PID district. These responses are listed as follows:
1. Noise: No use shall be carried out on the property so as to create sound which is in violation of
Section 15-8 of the City Ordinances. The applicant certifies that the above requested use shall be
conducted entirely within the building and shall not produce sound in violation of Section 15-8.
2. Vibrations: No use shall be carried out on the property so as to create inherently and recurrently
generated ground vibrations, which are perceptible without instruments at any point at or beyond
the property line. The applicant certifies that the above requested use shall not create ground
vibrations, which would be perceptible beyond the property lines of the subject lot.
3. Smoke, dust, dirt, or other particulate matter: No use shall be carried out on the property so
as to allow the emission of smoke, dust, dirt, or other particulate matter, which may cause damage
to property or vegetation, discomfort or harm to persons or animals, or prevent the reasonable use
and enjoyment of property and rights-of-way beyond the property line. Furthermore, no use will be
carried out on the property so as to allow the emission of any substances in violation of any federal,
state, county, or city law or permit governing the emission of such substances. The applicant
certifies that the proposed use does not produce smoke, dust, dirt, or other particulate matter and
shall comply with all federal, state, county or city laws or permits pertaining to same.
Staff Report OPH Bank (USAP 07-001)
Memorandum No PZ-06-221
Page 3
4. Odors and fumes: No use shall be carried out on the property so as to allow the emission of
objectionable or offensive odors or fumes in such concentration as to be readily perceptible at any
point at or beyond the boundary of the property. The applicant certifies that the proposed use does
not produce any objectionable or offensive odors or fumes.
5. Toxic or noxious matter: No use shall be carried out on the property so as to allow the emission
of toxic or noxious matter in such concentration as to cause damage to property, vegetation,
discomfort, or harm to persons or animals, or otherwise prevent the reasonable use and enjoyment
of property or rights-of-way at or beyond the proposed property boundary; or to contaminate any
public waters or any groundwater. The applicant certifies that the proposed use will not produce
toxic or noxious matter so as to cause damage to property or vegetation, discomfort or harm to
persons or animals, or prevent the reasonable use and enjoyment of property or rights-of-way, at or
beyond the property line of the property on which the use is located; or to contaminate any public
waters or any groundwater.
6. Fire and Explosion: No use shall be carried out on the property so as to create a fire or explosion
hazard to adjacent or nearby property or rights-of-way or any persons or property thereon.
Furthermore, the storage, use, or production of flammable or explosive materials shall be in
conformance with the provision in Chapter 9 of the City of Boynton Beach Code or Ordinances. The
proposed use does not create a fire or explosive hazard. There will be no storage of flammable or
explosive materials unless in conformance with Chapter 9.
7. Heat, Humidity or Glare: No use shall be carried out on the property so as produce heat,
humidity or glare readily perceptible at any point at or beyond the property line of the property on
which the use is located. Artificial lighting, which is used to illuminate any property or use, shall be
directed away from any residential use, which is a conforming use according to these regulations, so
as not to create a nuisance to such residential uses. The proposed use does not produce heat,
humidity or glare. Additional lighting is being proposed for the buildings, particularly near walk-up
automated teller machines. However, the site complies with the City approved site plan, which
required that lighting be directed away from any residential use.
8. liquid Waste: No use shall be carried out on the property so as to dispose of liquid waste of any
type, quantity, or manner, which is not in conformance with the provisions of Chapter 26 or the City
of Boynton Beach Code or Ordinances, or any applicable federal, state, or county laws or permits.
Any applicable provisions of Chapter 26 of the City of Boynton Beach Code of Ordinances, or any
applicable federal, state, or county laws or permits shall be complied with.
9. Solid Waste: No use shall be carried out on the property so as to allow the accumulation or
disposal of solid waste which is not in conformance with Chapter 10 of the City Ordinances, or which
would cause solid waste to be transferred in any manner to adjacent or nearby property or rights-of-
way. The proposed use shall be in compliance with Chapter 10 of the City of Boynton Beach Code
of Ordinances and shall utilize the solid waste receptacles as depicted on the approved site plan.
10. Electromagnetic Interference: No use shall be carried out on the property so as to create
electromagnetic radiation, which causes abnormal degradation of performance of any
electromagnetic receptor of quality and proper design as defined, by the principles and standards
adopted by the Institute of Electrical and Electronics Engineers, or the Electronic Industries
Association. Furthermore, no use shall be carried out on the property so as to cause
Staff Report OPH Bank (USAP 07-001)
Memorandum No PZ-06-221
Page 4
electromagnetic radiation, which does not comply with the Federal Communications Commission
Regulations, or which causes objectionable electromagnetic interference with normal radio or
television reception in any zoning district. The proposed use shall not create electromagnetic
radiation.
11. Hazardous Materials and Hazardous Waste: The operator of any use on the property that
uses, handles, stores, or displays hazardous materials or that handles hazardous waste, as defined
in 40 Code of Federal Regulations, Part 261 shall be required to obtain a permit in accordance with
Section 11.3, Environmental Review Permits of the City Ordinances. The proposed use does not
use, handle, store or display hazardous, or generate hazardous waste.
The above-referenced testimony by the applicant certifies that the proposed uses would not violate any of
the performance standards listed in Chapter 2, Section 4.N of the Land Development Regulations.
The approved site plan shows that the principal building was approved as a restaurant (Original Pancake
House) with a total of 4,710 square feet. The parking methodology was based upon the following:
. 4,710 square feet of restaurant area at a rate of one (1) space per 200 square feet
The approved site plan showed that the required 63 parking spaces (including 3 handicapped) were
provided based upon the number of seats and the number of employees at peak hours.
As previously mentioned, the subject property currently contains an Office - Industrial - Commercial (OIC)
land use option. This request for use approval, in part, is to allow for a bank under the "Office" land use
option on Lot 1 in the Quantum Park PID. Staff opinion has not wavered from the original position that the
"office" land use originated in anticipation of developing industrial uses with accessory offices. However,
since "office" uses are already permitted as principal uses within this land use option (the parking and traffic
as the performance related factor), then the subject request would be consistent with the intent and
purpose of the Quantum Park PID. Over the last few years, the city has witnessed an infusion of residential
uses within the PID. This request exemplifies the demand for resident and business supportive services
such as banking. It is more efficient to process use approval applications "categorically" rather than as "lot
specific" in order to avoid repeated applications for similar uses. However, given the prevalence of "OIC"
categorized parcels throughout the Quantum PID, and the incompatibility of banking locations on all such
parcels, staff recommends that the use be permitted on a case by case basis. The majority of "OIC" parcels
is located both on smaller collector streets within the Quantum Park development and near strictly industrial
properties, and thus cater themselves more to their intended purpose as supportive office space. This
particular lot lends itself to a banking purpose primarily due to its location on a major thoroughfare
(Gateway Blvd.) and its proximity to a major commercial center at Congress Avenue.
RECOMMENDATION
It is the determination of staff that the requested "bank" use would be consistent with the intent and
purpose of the Office - Industrial - Commercial (OIC) land use options on Lot 1 in the Quantum Park PID.
Therefore, staff recommends approval. Comments recommended by the Board or Commission would be
included in Exhibit "C" - Conditions of Approval.
S:\Planning\SHARED\WP\PROJECTS\Original Pancake House\USAP 07-001 \OPH Bank USAP Staff Report,doc
o
Z'
<l:
(9
::l
-J
-,--..----- /
PUD
p.,N'{
Nlp.,\-IOG
(f)
(f)
w
0::
(9
Z
o
o
E~..,jibit "A" - OPH Ba_4k
Location Map
GATEWAY
SMU
Suburban Mixed Use
165 0
330
660
N
1,320 +
I Feet W E
990
5
Ili:-" ,III I
~i~ "1111; III J ; III II II
. f ~ Ji!i/ l' ! I ! 1111: II IlIl i mill! ,i ! ,I :
~ :!! II~! I I "II ;,:1 ~ll: ! I I
: F ~: . I. ~,I t 1 h
.. . .. : ~ ;,;2' I I i r.l ~ 1 /I
" . ........: g *f.' i T :l ~',l tJ11!
II Pi!! ~! I I f::H Ii" @ ~ UDOIUo.H I
c~ l! ~ I I, "I t Ii '
I I ,,', t :1 I
j'..l ., :!
Ii
.
I
i
:=
Il:i:ii
,"I-
1~I'i
I ;
---,=,-----------------------'='----
L"l<E WORTH OR"IN...GE DISTRICT C...N...L E-4
(1'" 1l10NT.O,...Yl
loOT " "....n
fI'tNI(1UAL. pQ.U$lv(. CMM- ~
lOAA. .!l4 ....on ,. f/IIG 1111)
, .....".". ,.. .. ....1'
I
o ,
. ~
, ~
. 0 ,
. 0
---
l-
II
I
-
r :j
I =
, .
~
~i Z
. I ~
u
I ..
I
,Z
1<
I~
;..
'!II
:J!
. '"'
.Q
I : Cl: I
i . < I
i : >
. W ,
I : oJ
.::>
: 0 .
_: i:
. I:
. < I'
:, ~ ~
.. .
: I'
I
I
tI
I
I
\l"ClQl6O""W 'H':rv'M HO~
'G\~ ....'P"rdl'V'O'III H?t
,
:6N'I'r BrJrn NOIIU.I)(I
~n u i~; IB,aiH f I!!i g~~. ~ ;
ii5itl~lgSi ~q.i! I~ ~ I;~~ nn ~Ig
! i ~ h~ '~f ~p €o=t '1 ~~
I !lllIIIII! 111111 i ill ill!lll!1 III
.~dh~~~!lbhw 0 'I~ ~w~ I~II ~t
h~li~iill 'li!~{I~, ~~ ~ 5i~~: ,* *~~
H~fri;~l " "WO'ft;e 9 !P~ I!G' h~
t~{.~~O~5'5 ~'~~i'lhl ..~~, "51; .'~
!i.~i!H!!lm::ili8~i I ~ iiii~ fUr m~
· ~,t' '8~1~~ i: ~I'~ o~ii~~ ~~. rll!
Il!mllllll 1!1!11!!!l !ffi!inl !iiI !lll
"LL9 . .ft (1ft) X'V':ll ALL . e9C (1ft) "tW
eL9I<<O Y'f' yaltllO"'Ll 'NOL"P"a.I ~
tit ilJJn9 ..."... 0NI101t''::) L,an iHO
"
-,
-oQ
-'1:00{.3 v
................-wa V
-
,
TlI '~.uIr.1Ilr - NOtmtr:1 V HMNND
"'l
· fi)
t ;;
:., /-~,
~ .
.
H )
, ~ i U
~ ~ . ," /
.~E ! ~! <...
j l ~ I!
~ e ~l .
'l~ I~: ,i
.; ~ ~.
<<]
\.OT ""'l"\.~TI
'f)(a.~ c"v.&A\. :,:-:::
PE~:~: ..~". P.A6f." 0* __
- -/
_ -'oP'(;JftllHl'
~......,~
---""---10 .=--w
~~
~"'f'O
~.--..o
--'--'~~
NOSW,., ." Hj~~
.~ !~~ ill~
e~i .~~~. it~
Ui giilh;~ ~
~,~ ~Ud5,,~ I <<
UI~ ~~~li~'I.i s I
tit ~ !~i~ .f B ~ i
~~fltl ~h~I.~rb! ft !
;!; ~~ ,Ulft I ;
~ !h nihil!! I
~ ~i!i !!J!i~lhb I
~ ~91~ '~ir~gl~!~~ I
~ 1M lidi~ in! ~
-----
I
I
I
~
0I'.~"'1..-E
~~-~~~~
D~
d"
:~
~3
! I' ~ 'I
~ i l
~
~ "'I
- r
~ (i\ j
1 g . g!
j ~ 1 ~~v
u(: !~~1
J ( ~ Si~
~ ~ i h.~
l I g f
" . . 11'
l: ~ I~~
v. .. 2
( j~'
1 l ~ ;~~
L ~ 9 999
\~
~ I
~~i~
~ 1</
U
. '"
\
"'l
If
~L i ~
.t; .
a~
,- ~
"8 ~ I
~ ~ I, ~
ll; '0
OJ
~ I J:
I
I tI:l
j+ i I
I I
0
I I
Ji=._- Eo; I
.--
, .
HNNIDI ~HD:rnAdOJ 'wv Sf:8v:9 LOOl/S/I '8M.P'9SI 0
.;
J
B
~ ~~
~
S
Goi
~
~
iil
~ I ~ ( is
~ ~ t~ hi
; ht ~; ~: t
~ ~ll W
~ Ii I ~ ~~ . ' ~ .
'ol fa:
!
g
~~
~
~
S
Goi
~
~
iil
~
~
~~ H
. i; ~ :,"
I ~ ~ It n !I
STIIV:::>'1{ HJ.HNN3)I J.HDnIAdO:::> 'wv vI:OS:9 LOO'l/S/I '8M.P'LSI9 O'SV\Jttm~rq;)tJ~g UOl
.,.aAl6O,.
."c:JAl'O'1II ~ NO.l..H.J.OG
.
_ Ir.1rH NQUlJ./NI
S
t
!
~
~
i' I ,
. ~ t
H t ~ I~
~S t H
~. ." <:;i
.. ..
~"
I'
..
JW
9U.9 . eft' (I'M) XY:I ftoU .. 9<K (I'") .......
'L~ yy "'C1R11O"W 'NO!..... 9"":)OCI
., au", ',.,,:aw ONIW\!":) J.9an iINO
-,.. ~.,..-.a...,
- ---....-..~
- 'if .,,1' ---..mo--......
-\1 ~'M"G
.....^:~W
-
.
.,." '.I.:IW.ur.lliI" - NOS"1Ilr.1 Y BJlNND
i ~
II~ :1 ii
~ !!l1
t~~
.~!!
Uh
<:l
~
J81
Hd
I;)
t~
i~
0",
.~
!"
h
!ii
I- ~ -I
I I
~S1lJY:J '1/ HJ.3NNi
i
~
i
H! I i .~ I
II t i I
I ! ~ I
!! II
~PI i
-. ;. ;. ~ t
~( ~n( L "r
II un jl L
I~
!I !I !I H~ ~ '
b ; ; :~
n~ h ~~ r ~ ~ H
J t t
~h hh ~l
I ~ ~ ~ !!E ~!
~, ~ '
~ ,~ ~~ ~~ h~ ~ "
.~ ! ;i
i ~ I ! i I
~ ~ i i H - I I
~ .: .
UI ! ~ Pi in ~
I . n
! ; . 5 ! ; ~
8 . = I 3 .
~ I i i I ! i € i
3 ; ~
; ; { t ~
r - - . ~ , tr:J
hi il !I i r I il ~
: . i ~ :J
i Ii ~
~ ~
! ! ! i L tl::
~ ~ ~ . c
r ! ~ o~ .....
~ ~ ~ ~ ~ p. tl::
\ . ~
[ f f f q I ~ u
H ~ I ~
~ . . ! h
I@ @I;) <:II;) ~I;l ~ (fI1~
1<iI
rim
( I; ~i ~
( ~~ ~t
ill'
~~~ .~
~~~ ~i i~
Ool ~"
i~; ~~
.~ r
~ ih j
~ ~
f E:::
Ji ~
Goi
~
.',t .' ~
~
~
----------- ~
~ ~
t f i ~ ~
D
2 'I J ... ~
. ii ~I ~ ~
"
~~
uAOg 9S190\900Z\SP~~P.
ld\:d
III -~=~
_w._, ..,___._
I)' _, AI __
-
.l.NVdKOO 0HV'1 lY8
.!
~
Z
-<
0:3
::r::
~j
t:JJQ.
0:3 tJJ !t I
Ii .
Z ~ I
o I I
~
~
o
a:t
C-@
I
1VNYJ
II Ii, I I
E; i i I ; II II I f~.r I .. I
::3 "'''': L ~ I t t t " dliqlL. II ;,L 1= I. .
qq. Iii it jjj 'l:IqClf~:t 'IN !lJ. I
! laa' d 5illll~a:!d~1I Jail!! I
J · I ft. I ·
h~. .h~dlaftiM~'~~ 11!ll !
gl ............. It. ... . t .... \~I.I II
I d i i : i: : i i i i i i i : : i i : : : · i: i i =Ii ~
~ I · 1111. II 1111 111111 II. J d I !! II:
~Il - -
I
I
d
;""'~,,'C
, ~"~,,-.~,,,
~",' .,',
^ '
'r ""-,' '
, "
~r
,J~r
.1"
..'
~ .'
,~F .
'I.r
q'
I~
I!
EXHIBIT "C"
Conditions of Approval
Project name: Quantum Park DRI Lot 1
File number: USAP 07-001
Reference: Quantum Park DRI Use List Revision Request for a Bank (Lot 1)
DEP ARTMENTS 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/ENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Comments: None
Conditions of Approval
2
DEPARTMENTS INCLUDE REJECT
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments:
1. To be determined,
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
2, To be determined.
S:\Planning\SHARED\WP\PROJECTS\Original Pancake House\USAP 07-001 \COA.doc