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boardname
ARCHITECTURAL APPEARANCE COMMITTEE
Meeting Date: AUGUST 2, 2022
title
NW RETAIL DEVELOPMENT SITE PLAN
projectinfo
Request: 21-12000045
P&Z# Major Building Design
Owner: Pompano Park JV
Project Location: S Powerline Road
Folio Number: 494203220010
Land Use Designation: RAC (Regional Activity Center)
Zoning District: PCD (Planned Commercial / Industrial District)
Commission District: 5 (Cyndy Floyd)
Agent: Michael Vonder Meulen (954-788-3400)
Project Planner: Max Wemyss (954-786-4671/ max.wemyss@copbfl.com)
otherinfo
Summary:
The applicant is requesting Building Design approval in order to construct a standalone one-story grocery store consisting of 55,454 gross square feet, an attached liquor store, and inline retail store. The remaining portion of the parcel features 10 additional stand-alone retail buildings for a total of 154,374 gross retail square footage. The site area (11 acres) is part of a 222-acre Planned Development that is partially developed. The total lot coverage of the site is 11.8%. The property has a Regional Activity Center (RAC) land use designation and a Zoning designation of Planned Commercial Development (PCD), which permits the Commercial Uses. The site plan was most recently reviewed by the Development Review Committee on April 6, 2022 and was approved by the Planning and Zoning Board on June 22, 2022. The Architectural Appearance Committee heard the project on June 7, 2022 and requested the plans be revised and resubmitted.
The applicant has oriented Building 1 toward the interior of the site (rather than toward an abutting public street) by providing a plaza along the length of the frontage of the Building 1. The applicant has provided screening (walls and landscaping) to permit the loading and service areas of Building 1 to abut the internal roadway Lucky Lane. Additionally, Buildings 2, 3, 4, 5, 6, 7, and 8 will not be constructed in the initial development phase and must return to AAC for Building Design Approval. All site features will be constructed in the initial development phase.
The applicant is requesting approval for Vernacular or Superior Design Alternative for modifications of the following Commercial Design Standards:
1. §155.5602.C.7.b: Fenestration Transparency:
“All ground-level windows on street-facing facades shall be transparent. Mirrored or heavily tinted glass that prevents views into the building is prohibited on street-facing front building facades.”
2. §155.5602.C.9.b: Location of Off-Street Parking:
“No more than two bays of off-street surface parking may be located between the front building facade and the street it faces.”
The applicant is request relief for the north façade of Building 1 (Grocery Store) which does not meet the minimum fenestration requirement. Additionally, the proposed site design situates more than two bays of off-street surface parking between Building 1 (Grocery Store) and the street it faces (Powerline Road). The applicant has chosen Criteria #1 and #3 of the Vernacular or Superior Design Alternative Criteria in order to justify this request.
• Criteria #1 states: The proposed features or elements contribute to the overall design and helps the project achieve excellence by creating a project of distinction, and thus exceeds the deviation from the Code requirement in terms of aesthetic quality.
As provided in the applicant’s design narrative: “The Services District has been designed to invite the broader surrounding community into this commercial development by creating heavily landscaped (hardscape and softscape) entry roadways that invite vehicles and pedestrians into the District and provide active commercial uses at a relative low scale along all three adjacent roadways (including the Powerline Road frontage). Once in the Services District, all patrons encounter a commercial development which provides a series of "urban plazas" connected by a series of pedestrian pathways to create an "urban village" atmosphere within the Services District.”
• Criteria #3 states: Materials of exceptional or extraordinary quality are applied in a manner that is pronounced and visible from public areas.
As provided in the applicant’s design narrative: “Materials utilized in the NW corner Services District grocery store and associated retail buildings mimic the same color and materials utilized at the LIVE! Resort Pompano development to the south.” Specific examples are provided within the narrative.
At the June 7, 2022 Architectural Appearance Committee Meeting, the Committee provided feedback related to the design of the intended plaza space located in front of the grocery building (Building 1) in addition to the following recommendations for a resubmittal:
1. The 8-foot wall abutting the short portion of Racetrack Road turning and running along Lucky Lane will run to the first driveway, which provides access to the rear of the building. The wall will maintain the same design and fenestration as indicated on elevations within the presentation at the AAC meeting, as indicated by the applicant.
2. The applicant shall enhance the north elevation of the grocery building to incorporate into the design and same elements as realized in the south elevation of Building 12, with the exception of the glazing, to include:
a. 1 tower on each end, 2 towers total, to a similar scale as building 12;
b. The incorporation of synthetic wood louvers;
c. Raised pilasters clad with synthetic coral;
d. Pilaster relief, articulation to match the palm detail at Building 12;
e. Crown molding to unify the parapet cap. Pilasters will be no less than 40 ft apart.
The minutes for the meeting, inclusive of the Committee members’ comments, are attached to this staff report. The applicant has provided revised elevations and site plan for the Committee’s consideration. The changes to the site plan have resulted in an additional 7 feet of width for the plaza space and a reduction of 11 parking spaces.
Pursuant to Section 155.2205, Code of Ordinances, the Architectural Appearance Committee may require such changes in plans and specifications as, in its judgment may be requisite and appropriate to ensure that the exterior appearance of buildings and structures enhances the aesthetic character of the surrounding development by complying with the architectural appearance standards of this Code and approved design guidelines.
Location | Zoning District | Existing Uses
The subject property is located on the northwest corner of the Live! Resorts PCD framed by Lucky Lane, Race Track Road, Powerline Road, and Palm Aire Drive.
Subject property:
Planned Commercial Development (PCD) | Vacant Land
Surrounding Properties:
North: B-3/PCI | Walmart Supercenter
South: PCD | Isle Casino Building and Parking Lot
East: PCD | Vacant Land / Pending Application for “Future Golf Facility”
West: B-3/RM-45 | Chevron Gas Station / Palm-Aire Hotels
Staff Conditions:
If approved by the Architectural Appearance Committee, staff recommends including the following conditions:
1. Obtain approval from the Architectural Appearance Committee for Vernacular or Superior Design Alternative for the request detailed above in the staff report.
2. Obtain approval from Development Services Director for Minor Amendments to the PCD Parking Requirements.
3. Buildings 2, 3, 4, 5, 6, 7, and 8 must return to the Architectural Appearance Committee for Building Design Approval.
4. Pursuant to Section §155.2416 [Master Sign Program] and Section §155.51002 [Sign Structure Design Standards], the proposed development shall obtain approval for signs and free standing sign structures from the AAC, prior to approval of a Sign Code Compliance Permit.
5. Provide evidence that the Plaza abutting Building 1 is distinctly a plaza, unique from typical grocery store frontages, for the purpose of maintaining the proposed building orientation.
6. The PCD requires a 10’ minimum buffer along Racetrack Rd and Powerline Road. This site plan proposes development within “Development Area A” identified in the PCD. The buffer within Development Area A shall be installed prior to issuance of the first Certificate of Occupancy for new development not related to the casino expansion.
7. Plans are subject to compliance with all applicable Code requirements, including but not limited to DRC comments issued for this site plan.