boardname
PLANNING AND ZONING BOARD
Meeting Date: APRIL 26, 2023
title
PHOENIX GOLF CAR
projectinfo
Request: Major Site Plan
P&Z# 22-12000035
Owner: BBA Property Holdings LLC
Project Location: 140-160 NW 31st Ave
Folio Number: 484233054120 & 484233054110
Land Use Designation: C (Commercial)
Zoning District: B-3 (General Business)
Commission District: 5 (Barry Moss)
Agent: Corey Sprusansky (954-785-6062)
Project Planner: Saul Umana (954-786-4662 / saul.umana@copbfl.com)
otherinfo
Summary:
The following is a summary of information on the subject property. The applicant is requesting Major Site Plan approval in order to construct a one-story new golf cart dealership with the repair and service of golf carts with associated parking and landscaping known as Phoenix Golf Cart. The proposal includes a one-story 9,660 square feet building on a 73,218 square foot (1.68 acres) site, a total lot coverage of 13.2%. The site has a Unity of Use with the adjacent development to the south (Popeyes) for lot unification for the use of the existing parking between the two properties along with the newly constructed access easements. The Development Review Committee reviewed the subject site plan on December 7, 2022, and February 1, 2023. In addition, the subject site plan received Major Design approval on March 7th, 2023 by the Architectural Appearance Committee.
The proposed business includes repair and servicing of golf carts, which required approval of a Special Exception in this zoning district (B-3), pursuant to Section 155.4219.E. The Zoning Board of Appeals approved the Special Exception on February 16, 2023.
The property is generally located at the northeast corner of Atlantic Boulevard and NW 31 Avenue, just north of the existing drive-thru restaurant (Popeyes).
SITE PLAN REVIEW STANDARDS
An application for a Major Site Plan or Minor Site Plan shall be approved only on a finding that there is competent substantial evidence in the record that the development, as proposed:
1. Is consistent with the land use designation in the comprehensive plan;
The property has a land use designation of C (Commercial). The proposed golf cart dealership is a compatible use for this land use category. The site plan proposes use in excess of standard landscaping code requirements, in order to comply with the following policies in the City’s adopted comprehensive Plan as part of the Special Exception approval:
Policy 01.04.04
Special exception uses on major corridors including the city’s gateway streets (Atlantic Boulevard, Dr. Martin Luther King, Jr. Boulevard and NW 31st Avenue) will be required to provide landscaping and beautification in excess of standard code requirements along all major street frontages.
Policy 01.07.21
Amend the Land Development Code to require special exception uses on major corridors including the
city’s gateway streets (Atlantic Boulevard, Dr. Martin Luther King, Jr. Boulevard and NW 31st Avenue) to
provide landscaping and beautification in excess of standard code requirements along all major street
frontages.
In addition, the Development is consistent with the City of Pompano Beach Comprehensive Plan, and the Future Land Use Element Goals, Objectives and Policies contained therein:
Policy 01.08.03
Continue the construction of facilities such as roadway, drainage, water and sewer facilities and enhanced medians and other street section beautification efforts in the northwest Dr. Martin Luther King Jr. Blvd, NW 31st Avenue and Atlantic Boulevard corridors. Encourage auto-oriented and industrial development along these gateway corridor to provide an enhanced roadway frontage for both the building facades and the landscaping visible from the roadway to beautify the corridor.
Policy 01.08.04
All streetscape design associated with the redevelopment efforts in the Northwest CRA area will be implemented consistent with city-wide design, construction and performance standards for street lighting, paved public roadways, sidewalks, landscaping and bus stop shelters.
Policy 01.08.05
The City, in coordination with the NWCRA, will identify areas that have developed without the benefit of platting to establish property lines and dedicated right-of-way for access and will work with existing property owners to ensure that public street right-of-way is delineated and public streets are constructed consistent with citywide design standards and that the Future Land Use Map and Zoning Map are consistent and appropriate for these areas.
Policy 01.14.01
The City shall emphasize re-development and infill, which concentrates the growth and
intensifies the land uses consistent with the availability of existing urban services and infrastructure in order to conserve natural and manmade resources.
Policy 01.14.07
All site plans will be reviewed for Crime Prevention Through Environmental Design (CPTED) design principles such as lighting, street design, natural surveillance, natural access control, and territorial reinforcement. CPTED infrastructure such as security lighting, security cameras, bollards and other access control methods will be required based on the specific needs of the project
2. Complies with the applicable district, use, and intensity and dimensional standards of this Code (Articles 3, 4, and 5);
Article 3: Zoning Districts
The proposed development complies with the standards for development within the B-3 (General Business) zoning district.
Article 4: Use Standards
The development proposes a commercial use that complies with the use -specific standards in Article 4; Use Standards and is consistent with section §155.4219. Commercial: Motor Vehicle Sales And Service Uses
Article 5: Development Standards
See section 3 below.
3. Complies with the applicable development standards of this Code (Article 5);
The DRC and project applicant have worked together to present a project that satisfies the requirements of Article 5 for new development requiring Major Site Plan approval, with the exception of the conditions listed for approval.
As part of the Major Site Plan and Building Design application, the applicant has provided a narrative addressing how the project will achieve the required sustainability points. The project has met the required 12 sustainability points for nonresidential development.
4. Complies with all other applicable standards in this Code;
The proposed site plan is in compliance with all other applicable standards of this Code including the approval of a Special Exception for the use of repair and maintenance of golf carts.
5. Complies with all requirements or conditions of any prior applicable development orders or prior applicable approved plans on record.
The leased area of the site for this project complies with prior applicable development orders or plans of record for the recently constructed internal driveway.
6. The concurrency review has been completed in accordance with Chapter 154 (Planning) of the Code of Ordinances;
Based on the calculations below, the proposed project complies with concurrency requirements.
Based on the calculations below, the proposed project complies with concurrency requirements.
Wastewater Treatment Demand 900 gallons per day *
Water Treatment Demand 1,067.40 gallons per day *
Raw Water Demand 1,152.79 gallons per day *
Park Acreage Required N/A
School Impacts N/A
Transportation Transit fees paid to the Broward County to meet
Concurrency
Solid Waste Generation 193.2 lbs. per day (City has a contract with the Waste
Management for disposal of all solid waste through
2033)
* The City has adequate capacity to serve the proposed project.
7. Is designed to provide safe, adequate, paved vehicular access between buildings within the development and streets as identified on the Broward County Trafficways Plan;
The development is located on NW 31St Avenue Andrew, a street identified on the Broward County Trafficways Plan. The project is designed to provide safe, adequate, and paved vehicular access from both NW 31st Avenue Ave and Atlantic Boulevard
8. Complies with any applicable hazardous material licensing requirements in the Broward County Wellfield Protection Ordinance;
The property is not located within a wellfield protection area as identified on the Broward County Wellfield Protection Zones map.
9. Complies with crime prevention security strengthening and CPTED standards for natural surveillance, natural access control, territorial reinforcement, maintenance and activity support;
As part of the Major Site plan and Building Design application, the applicant has developed a separate CPTED security plan, which addresses the CPTED standards for natural surveillance, natural access control, territorial reinforcement, maintenance and activity support.
10. Complies with adopted Fire Codes and Standards per City Code Section 95.02
The proposed site plan was reviewed by a Fire Plans Examiner during DRC and will be required to meet all applicable standards before building permits are approved.
11. Considers and mitigates any potential adverse impacts on environmentally sensitive lands identified by the City Comprehensive Plan or Broward County Land Use Plan.
The proposed development is not within an area that will have impact on environmentally sensitive lands as defined in the Broward County Land Use Plan.
12. Complies with the approved Transportation Corridor Study, unless in direct conflict with another Zoning code provision.
The proposed development is not located in any of the subject areas of the approved Transportation Corridor Study.
DEPARTMENT RECOMMENDATION
Pursuant to §155.2304.C, Applications Subject to Staff Recommendation, the Development Services Director has compiled the department reports from the Development Review Committee (DRC) meeting which are recorded on file with the Department of Development Services. Should the Board find that the application has provided competent, substantial evidence to satisfy the review standards for Major Site Plan approval, the Development Services Department recommends approval of the Major Site Plan subject to the following
comments and conditions:
1. All mechanical equipment mounted on the roof must be screened by a parapet wall of height equal to or exceeding the height of the mechanical equipment. Provide note that on roof plan that all roof surfaces will include a white high efficiency TPO roof.
2. The Outdoor Golf Cart display area on the east side of the parcel must be striped and clearly designated for Cart Parking Spaces only.
3. Substantial conformance with superior and enhanced landscaping consistent with the Comprehensive Plan policies 01.04.04, 01.07.21, and 01.08.03, subject to approval of the City’s Urban Forestry Division.
4. Prior to building permit approval, provide a Unity of Title for the unification of two parcels owned by BBA Property Holdings.
5. Standard conditions of approval and/or specifications required prior to Building Permit/Zoning Compliance Permit issuance:
a. Provide a photometric plan illustrating compliance with all applicable Exterior Lightning Standards.
b. A Plat must be approved and recorded with Broward County, prior to building permit approval.
c. Provide evidence that the development achieves at least 12 sustainable development points (TABLE 155.5802, Sustainable Development Options and Points).
d. Plans are subject to compliance with all applicable Code requirements, including but not limited to DRC comments issued for this site plan.
e. All overhead utilities located on the development site and/or along the public right-of-way fronting the development site must be placed underground, pursuant to Section 155.5509.
d. Include a copy of the approved CPTED plan, approved by the Broward Sheriff’s Office.
f. Landscape and Irrigation Plans must comply with all Zoning Code requirements as verified by the City’s Urban Forestry Division.