HomeMy WebLinkAboutDRC McDonald's on Northlake 053012CITY OF PALM BEACH GARDENS
MEMORANDUM
TO: Brian Terry, Land Design South
CC: Bahareh Wolfs, AICP, Development Compliance and Zoning Manager
DATE: May 25, 2012
FROM: Kathryn DeWitt, AICP, Senior Planner
SUBJECT: PPUD- 12 -04- 000027 Staff Comments — McDonald's at 3805 Northlake
The following comments are based on the Administrative Application submitted on April 9,
2012, and found sufficient on May 9, 2012.
Fire Department
No comments at this time.
Building and Community Services Departments
No comments at this time.
Police Department
No comments at this time.
Seacoast Utility Authority
1. The site plan, landscape plan, and survey need to be revised to show existing easement and
utilities on the site.
Traffic Consultant — McMahon and Associates
2. Please correct the street labels on the location map included with the traffic evaluation.
Northlake Boulevard is listed as Indiantown Road.
Planning and Zoning Department
4. Please make the following changes to the site data table on Sheet C -100:
a. Reflect the Existing Zoning to be CG -1 and the Proposed Zoning to be PUD /CG -1
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Staff Comments
05.25.12
b. The manner in which the lot coverage is listed in the table makes it seem as though the
proposed lot coverage is 100 percent, when it is actually approximately 10 percent.
Please revise this section of the table to read more clearly and include both the proposed
and permitted lot coverages.
c. The correct required setbacks are as follows: front setback = 50' feet, side setback = 15',
and side street setback = 40', rear setback = 90'.
d. The distance measurement for "provided side street setback" in the data table does not the
distance measurment shown on the site plan.
e. The Site Plan reflects a total of 39 parking spaces; however, 38 spaces are listed in the
data table.
5. The graphic scale on Sheet C -100 does not seem to match the plan, specifically for regarding
the parking stall widths. Please verify and revise accordingly.
6. Revise the site legend on Sheet C -100 to indicate whether each item is proposed or existing.
7. Please revise Sheet C -100 to more clearly identify the difference between proposed and
existing elements of the site. For example, the existing parking spaces on site that are not
being affected could be "grayed" while the new parking areas could be darkened on the plan.
8. It seems that a parking space has been eliminated from the row of parking along the west
property line. Please clarify.
9. Provide a detail for the new dumpster enclosure in accordance with Section 78 -378 of the
LDR's.
10. Please indicate the height of the "raised concrete median" shown as Note X on Sheet C -100.
The curb should be of sufficient height to prevent vehicles from driving over it to circumvent
the circulation on site.
11. Please extend the "raised concrete median" south to prevent drivers entering off of Sunrise
Drive from cutting into the drive- through lane to circumvent the circulation on site.
12. Staff has concerns with the proposed solid white striping between the three (3) parallel
spaces and single parking space located at the northeast corner of the site. The striping will
not be a sufficient method of preventing patrons from utilizing this area as an additional
parking space. This area would better serve as a landscape island.
13. The paving legend on Sheet C -100 indicates that pavers are proposed for the outdoor seating
area; however, the note states that "pavers or tile" are proposed. Please revise the note on
Sheet C -100 needs to reflect pavers being proposed.
14. In accordance with Section 78- 191(b)(1) of the LDR's, please submit an outdoor seating
diagram showing the number of tables /chairs, any fencing, screening, or materials proposed
to separate the seating area from the parking lot.
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Staff Comments
05.25.12
15. Renderings /photographs /samples of the proposed outdoor seating furniture need to be
submitted in accordance with Section 78- 191(b)(4) of the LDR's.
16. An indemnification form needs to be submitted to the City in accordance with Section 78-
191(b)(3) of the LDR's (see attached form).
17. Per Section 78- 191(a)(5), parking for the outdoor seating area is required in accordance with
the City's parking regulations contained in Section 78 -345. Please include this additional
parking in the site data table.
18. Revise Sheets A2.0 and A2.1 to use directional indicators (north, south, east, and west) to
identify each elevation.
19. From the color elevations submitted with the petition, it seems that the "Log Cabin" color
scheme is proposed. However, at the Informational Meeting, staff indicated that the "Khaki"
color scheme would be most compatible with the Northlake Boulevard Overlay Zone
(NBOZ). Please submit revised elevations reflecting the "Khaki" color scheme.
20. Please submit samples of the colors /materials proposed for the exterior building
modifications.
21. Sheets A2.0 and A2.1 illustrate five (5) walls signs. One (1) wall sign is permitted by
Section 78 -285, Table 24 of the LDR's. Please revise Sheets A2.0 and A2.1 to remove the
additional wall signs.
22. Please include a separate exhibit that includes details for the proposed menu board signs,
signage associated with the drive - through, and all other entrance and exit signs on the site.
All signage dimensions must be included in the exhibit.
23. The parking waiver justification provided in the Project Narrative is not sufficient and needs
to include further supporting data. This data could show the number of parking spaces a
McDonald's restaurant of similar size warrants versus the number of cars that utilize the
drive - through facility. Additional data could also include the percentage of daily business
that is conducted through the drive - through compared to indoor service.
24. Since the building is increasing size, a new Major Conditional Use approval is needed.
Please submit a narrative addressing the conditional use criteria listed in Section 78 -52 of the
LDR's. the project narrative needs to be revised accordingly.
25. Please submit an exhibit that demonstrates how stacking and queuing will operate with the
new drive- through configuration in accordance with Section 78 -373 of the LDR's.
Corresponding information about the drive- through technology being use on the site should
be included as part of the project narrative.
26. There are dotted rectangular shapes at a number of locations on the site plan that appear to be
canopies. Please label them as such on Sheet C -100.
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Staff Comments
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27. Please submit a plan describing the construction operations as discussed in the Informational
Meeting. This plan should demonstrate how business operations will operate during the
construction process and ensure customer safety.
28. Please provide an electronic copy of your resubmtital.
GIS Division
No comments at this time.
Forestry Division
29. Please submit open space CAD files and printed sheet of files in accordance with Section 78-
305 of the LDR's. Landscape plans should clearly delineate and key landscape areas,
landscape materials, and square footage of open space and impervious areas. The applicant
shall clarify what areas were used in the calculation of required open space. The applicant
shall provide documentation showing what areas were designated as open space. The Open
Space plans shall be submitted in CAD format on CD ROM at the time of initial application
submittal and subsequent resubmittal, the CAD file will contain the DWG, DXF, DGN file
extensions in version 2008 or earlier. The CAD files shall contain drawings of the following:
Property boundary, Impervious Areas, Pervious Areas, Total Open Space, Open space for
landscape points, and Sod Areas. Each layer shall be clearly labeled using the drawing names
outlined above. If a different naming convention is utilized, the applicant shall provide a list
that describes what layers pertain to each drawing. The drawings shall be defined as closed
polygons and accurately reflect scale, area and include text and annotation clearly labeled
and legible. Please note that a GIS review fee will be applicable.
30. Please revise the landscape plan to include the points per plant and points totals for the site in
accordance with Section 78- 313(c), as required by Section 78 -305 of the LDR's.
31. Please show FPL transformer location and water and sewer connections on the landscape and
site plans to avoid conflicts with landscaping. All proposed or existing utility locations and
easements need to be shown on the landscape and site plans in accordance with Section 78-
305 of the LDR's.
32. Please label the landscape buffer widths on the landscape and site plans. Below are the
required buffer widths listed in Section 78 -319:
a. Minimum 8 -foot landscape buffer 78- 319(a) for the west and north landscape buffers
b. Minimum 15 -foot landscape buffer for the east landscape buffer
c. Minimum 20 -foot landscape buffer for the south landscape buffer
33. Please show that the requirement has been met for at least 50 percent of all required hedges
and shrubs shall be classified as native or drought tolerant by SFWMD, in accordance with
Section 78- 228(h)(12) of the LDR's.
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34. Please provide a landscape plan for roadway beautification along the Northlake Boulevard
and Sunrise Drive rights -of -way in accordance with Section 78 -324 the LDR's.
35. Please revise the landscape plan to meet Section 78- 228(h)(8) requiring canopy trees every
30 feet for the west property line and south property line buffers.
Engineering Department
36. Provide all dimensions for the parallel parking on the north side of the property.
37. Provide a stop bar at the south exit of property onto Northlake Boulevard.
38. Per section 72 -344 of the City's LDR's, the minimum allowable drive aisle width for a 60
degree parking stall under the general land use is 16 feet. The current site plan only allows
for 13 feet with the inclusion of the drive thru stacking. Please revise Sheet C -100 to provide
a minimum of 16 -foot drive aisle width for the east parking spaces.
39. All pavement marking and striping, excluding parking stall striping, shall be installed with
thermoplastic materials for conformance with Section 78 -344 of the City's LDR's.
40. Per section 78 -362 of the City's LDR's, please provide a minimum of 12 feet wide and 35
feet long maneuvering apron. The maneuvering apron shall be located directly behind the
proposed loading space.
41. Provide a cross walk at the southwest side of the drive thru lane for pedestrian access from
the building to the west parking area.
42. Please provide a photometric plan, as per Section 78 -182 of the LDR's.
DRAFT Conditions of Approval
1. Prior to construction plan approval and issuance of the first land alteration permit, the
Applicant shall schedule a pre - permit meeting with the Planning & Zoning Department.
(Planning and Zoning)
2. All on -site lighting shall be cast downward and shielded from adjacent properties. (Planning
and Zoning)
3. Prior to the issuance of the final Certificate issued by the Building Department, all ground -
mounted and roof top mechanical equipment shall be screened from view in accordance with
City Code Section 78 -377, entitled Mechanical and Service Equipment Screening. (Planning
and Zoning)
4. Prior to the issuance of the final Certificate issued by the Building Department, digital copies
of the approved civil design and architectural drawings, including floor plans, shall be
submitted to the GIS Manager. (GIS Manager)
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5. Prior to the issuance of the infrastructure permit, the Applicant shall provide construction
plans, including, but not limited to, paving, grading, stripping, signage and drainage plans
along with surface water management calculations and hydraulic pipe calculations for City
review and approval. The paving, grading, and drainage plan and calculations shall be
signed and sealed by an engineer licensed in the State of Florida. (City Engineer)
6. The Applicant shall comply with all Federal Environmental Protection Agency and State of
Florida Department of Environmental Protection permit requirements for construction
activities. (City Engineer)
7. The construction, operation and /or maintenance of any elements of the subject project shall
not have any negative impacts on the existing drainage of surrounding areas. If, at any time
during the project development, it is determined by the City that any of the surrounding areas
are experiencing negative drainage impacts caused by the project, it shall be the Applicant's
responsibility to resolve said impacts in a period of time and a manner acceptable to the City
prior to additional construction activities. The City may cease issuing building permits
and /or Certificates of Occupancy until all drainage concerns are resolved. (City Engineer)
8. Prior to construction plan approval or the issuance of the demolition permit, whichever
occurs first, the Applicant shall provide a cost estimate and surety in accordance with the
LDR's, and a cost estimate for on -site project improvements, not including public
infrastructure (please see the definition of public infrastructure within the City code) and
landscaping and irrigation cost estimates for review and approval by the City. The cost
estimates shall be signed and sealed by a registered engineer in the State of Florida. The
landscaping and irrigation cost estimates may be signed and sealed by a landscape architect
licensed in the State of Florida in lieu of a registered engineer. (City Engineer)
Additional conditions are forthcoming pending resubmittal.
The Applicant shall provide a written response to all comments, indicating how each
comment has been addressed and /or acknowledgement of each comment. Compliance will
expedite the subsequent review. It is suggested that the applicant clearly identify all changes
to the plans by either "clouding ", or highlighting, the location of all changes to further
expedite the review.
City staff reserves the right to make additional comments throughout the review process.
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