Ord 07-03ORDINANCE NO. 7-03
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF
DELRAY BEACH, FLORIDA, AMENDING THE LAND
DEVELOPMENT REGULATIONS OF THE CODE OF
ORDINANCES OF THE CITY OF DELRAY BEACH, FLORIDA, BY
AMENDING CHAPTER FOUR, "ZONING REGULATIONS",
ARTICLE 4.4, "BASE ZONING DISTRICT", SECTION 4.4.9,
"GENERAL COMMERCIAL (GC) DISTRICT", SUBSECTION (G)(2),
"NORTH FEDERAL HIGHWAY OVERLAY DISTRICT", TO ADD
SELF SERVICE STORAGE FACILITIES AND ADDING
SUBSECTION (c) PROVIDING SUPPLEMENTAL REGULATIONS
FOR SELF SERVICE STORAGE FACILITIES; PROVIDING A
SAVING CLAUSE, A GENERAL REPEALER CLAUSE, AND AN
EFFECTIVE DATE.
WHEREAS, pursuant to LDR Section 1.1.6, the Planning and Zoning Board reviewed the
proposed text amendment at a public hearing held on March 17, 2003 and voted to recommend that
the changes be approved; and
WHEREAS, pursuant to Florida Statute 163.3174(4)(c), the Planning and Zoning Board,
sitting as the Local Planning Agency, has determined that the change is consistent with and furthers
the goals, objectives and policies of the Comprehensive Plan.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF DELRAY BEACH, FLORIDA, AS FOLLOWS:
Section 1. That Chapter Four, "Zoning Regulations", Article 4.4, "Base Zoning District",
Section 4.4.9, "General Commercial (GC) District", Subsection (G), "Supplemental Distrtrct
Regulations", Paragraph (2), "North Federal Highway Overlay District", of the Land Development
Regulations of the Code of Ordinances of the City of Dekay Beach, Florida, be and the same is
hereby amended to read as follows:
(2) North Federal Highway Overlay District: The following supplemental district
regulations apply to the North Federal Highway Overlay District, as defined in Section 4.5.7.
In addition to the uses listed in 4.4.9(D), the following light industrial uses are
allowed as conditional uses:
(1)
Fabrication and/or assembly of manufactured materials or parts for
distribution or sale, such as sheet metal, sign shops, glass shops,
electronics, cabinet and furniture making.
(2)
The wholesaling, storage and distribution of products and materials;
Sdf service storage facilities that comply with subsection (c) below.
(b) All uses listed under subsection (a) above must:
(1)
Operate in coniuncfion with a permitted service or retail use that is
located on the premises;
(2)
Maintain a commercial facade along North Federal Highway, with the
light industrial aspect of the business oriented toward Dixie Highway;
(3) Operate within an enclosed building, with no outside storage;
(4)
Orient overhead doors away from adjacent rights-of-way, except
where existing, or where the approving body determines that it is not
feasible to comply; and,
Along the property line adjacent to Dixie Highway, provide a
landscape buffer consisting of a 4' high hedge, and trees planted 25
feet on center to form a solid tree line.
In addition to subsection (b) above, any self service storage facility shall
comply with the following. The following regulations supersede Section
4.3.3(A):
lm
Lot Area: The minimum lot area is 1.5 acres and the maximum lot
area is 3 acres.
Facilities and Requirements:
Outdoor bay type access to individual self-storage units that
face a street is prohibited. The exterior loading access points
shall be des'~ned in such a way to minimize s~ht lines from
adjacent roads.
~_~ No building shall exceed forty-eight feet (48) in height.
2 ORD. NO. 7-03
Parking shall be provided at the rates set forth in Section 4.6.9
for the permitted service and retail uses, plus a minimum of
two (2) loading spaces for the self service storage facility, that
must be striped and signed to limit the time for loading and
unloading to one (1) hour.
At least 2,500 square feet of ~ound floor area shall be devoted
to at least one additional principal retail or service use without
limiting the foregoing. The additional principal uses may be
eating and drinking establishments, retail or personal service.
Limitation of Uses:
Activities not related to the rental or lease of self-storage units
shall not be conducted within the self service storage facility
area. unless specifically permitted through the conditional use
process.
Except as otherwise provided in subsection (c), no business or
activity other than self storage shall be conducted from any
self-storage unit in the facility. Examples of prohibited uses
include, but are not limited to the following: the servicing.
repair and/or restoration of automobiles, boats, recreational
vehicles, lawnmowers and the like: moving and self-storage
companies; cabinet making and wood working (whether
personal or professional); personal hobbies and arts and crafts:
and any other activity unless specifically permitted through the
conditional use process.
Except as otherwise provided in this subsection (c). there shall
be no electrical power provided to, or accessible from. any
individual self-storage units. This includes the provision of
lighting fixtures to the interior of a sdf-stor~e unit, unless
specifically addressed in the conditional use approval. The use
of portable generators is also prohibited.
The use or storage of any hazardous materials is prohibited.
..The terms and conditions of this section shall be dearly
expressed in all self-st0rage rental or leasing contracts, as well
as conspicuously displayed in plain view on a s'~mn no smaller
3 ORD. NO. 7-03
than one foot (1) by two feet (2) in the leasing office at the
facility.
On-Site Mana~r: An on-site manager shall be employed at the
facili .ty during all hours of operation.
Hours of Operation: Customers of the sdf service storage facility may
not access individual self-storage units before 5:00 a.m. or any later
than 9:00 p.m. Hours of operation may be further restricted when it is
deemed that morning and evening traffic into and out of the facility
may negatively impact the character of an adjacent residential area. In
nQ circumstance shall customers of any self service storage facility
have 24 hour access to their self-storage unit(s).
Landscape Requirements: In addition to all applicable landscape
requirements and other special provisions pursuant to the individual
zone district, a minimum ten foot (10) landscape buffer shall be
required adjacent to Federal Highway and Dixie H~hway and a
minimum five foot (53 landscape buffer shall be required along all
property, lines that do not abut a roadway.
Outdoor Storage of Vehicles, Boats & Truck Rental: Outdoor
storage of boats and vehicles and truck rental is prohibited.
Architecture: All self service storage facility, buildin~ must comply
with the followine architectural standards.
Building facades visible from the public right-of-way shall
have the appearance of a service and/or retail building
through the use of doors, windows, awnings, and other
appropriate building elements.
Exterior building material shall be stucco or a similar material.
Buildings that can accommodate two or more stories sh~ll be
d.esi~ed where facing a street to have the appearance of a multi-
story building through the use of windows, doors, awnings,
canopies or other appropriate building elements.
Building facades facing a public right-of-way must have a 15%
minimum transparency consisting of windows that provide
visibility from the public right-of-way from the interior.
4 ORD. NO. 7-03
Detailed building elevations shall be submitted prior to the
Conditional Use public hearing.
Location: A self service storage facility, shall not be located within a
radius of 1,000 feet of another existing self service storage facility..
Section 2. That should any section or provision of this ordinance or any portion thereof,
any paragraph, sentence, or word be declared by a court of competent jurisdiction to be invalid, such
decision shall not affect the validity of the remainder hereof as a whole or part thereof other than the
part declared to be invalid.
Section 3. That all ordinances or parts of ordinances in conflict herewith be, and the
same are hereby repealed.
Section 4. That this ordinance shall become effective immediately upon its passage on
second and final reading.
PAS~SED AND ADOPTED in reg~flur session on second and final reading on this the
day of g/~_.ag~.,a~ ,2003.
ATYEST/
City Clerk ~.~
First Reading ~/~
Second Reading'~ /..4",
5 ORD. NO. 7-03
MEMORANDUM
TO:
FROM:
SUBJECT:
MAYOR AND CITY COMMISSIONERS
CITY MANAGER ~
AGENDA ITEM # \(J~-~ - REGUIJ~R MEETING OF APRIL 15, 2003
ORDINANCE NO. 7-03 (ALLOW SELF-SERVICE STORAGE FACILITIES
AS A CONDITIONAL USE IN THE GENERAL COMMERCIAL (GC)
ZONING DISTRIqrr)
DATE: APRIL 11, 2003
This is second reading and second public hearing for Ordinance No. 7-03 which mends the Land
Development Regulations (I_.DR), Section 4.4.9 (G)(2), "Conditional Uses and Structures Allowed" to
allow self-service storage facilities as a conditional use in the North Federal Highway Overlay District.
The amendment will allow the Pugliese Company to operate a self-service storage facility and
accessory retail at 2512 North Federal Highway.
The Planning and Zoning Board held a public hearing in conjunction with the request. There were
three (3) people who spoke in opposition to the proposed amendment. After discussing this
amendment, the Board voted 6-0 to recommend the request be denied, based upon a failure to make
positive findings with LDR Section 2.4.5(M)(5) due to the request being inconsistent with both the
Comprehensive Plan and North Federal Highway Redevelopment Plan.
At first reading and first public hearing on April 1, 2003, the City Commission passed Ordinance No.
7-03.
Recommend denial of Ordinance No. 7-03 on second and final reading for the reasons stated above.
S:\C~ty Clerk\chevelle folde~\agenda memo~\Ord.7.03.4.15.03
TO:
THRU:
FROM:
SUBJECT:
SCOTT PAPE, SENIOR PLAN N ER ,/,-~c,,Z~ t-"--r,~-
MEETING OF APRIL 1, 2003
CONSIDERATION OF A PRIVATELY INITIATED LAND DEVELOPMENT
REGULATION AMENDMENT TO SECTION 4.4.9(G)(2) TO ALLOW SELF SERVICE
STORAGE FACILITIES AS A CONDITIONAL USE IN THE GC (GENERAL
COMMERCIAL) ZONING DISTRICT [NORTH FEDERAL HIGHWAY OVERLAY
DISTRICT] AND TO INCLUDE SPECIFIC REQUIREMENTS PER SECTION
4.4.9(G)(2)(c).
The City has received a privately initiated LDR text amendment from The Pugliese Company to allow self
service storage facilities (SSSF) in the North Federal Highway Overlay District as a conditional use. An
additional LDR text amendment is accompanying the request, which proposes specific regulations for
Self Service Storage Facilities for the GC (General Commercial - North Federal Highway Overlay)
district that will differ in several respects from the existing specific regulations that apply to Self Service
Storage Facilities in the MIC (Mixed Industrial and Commercial) and the LI (Light Industrial) zoning
districts. The applicant seeks to operate a SSSF and accessory retail or service uses at 2512 North
Federal Highway. This property contains two parcels, one vacant and the other contains a structure that
was built in 1948 as a hotel and is currently a retail landscape nursery.
Self Service Storage Facilities are currently allowed only in the MIC and the LI zoning districts. This
proposed amendment involves an area which is subject to the North Federal Highway Redevelopment
Plan, which specifically identified Self Service Storage Facilities as a use that was not allowed. Among
other issues, the focus of the North Federal Highway Redevelopment Plan was to promote economic
stimulation and investment in the area and to create jobs. Given these goals, the SSSF use was not
identified as a desirable use as they are not a catalyst for economic stimulation since they are destination
oriented businesses and they are Iow employment generators. Under the current redevelopment plan,
the North Federal Highway Redevelopment Area has experienced a steady influx of development activity
such as Borton Volkswagen, Old Palm Grove, The Estuary, The Estuary II, Badcock Furniture, Delray
Cycle, Delray Lost Drive-in renovation, Antique Pine, Jennings industrial, Powersports, and Autobahn
Motors. Given this degree of investment it would appear the Redevelopment Plan is providing
appropriate development direction.
The accompanying amendment includes development regulations for Self Service Storage Facilities that
are specific to the North Federal Highway Overlay district. These proposed specific regulations differ
from the City's existing regulations for the MIC and LI districts in several significant ways. These
differences include raising the height limit from 15' to 48', modify the minimum/maximum lot area from a
minimum of 2 acres and maximum of 5 acres to a minimum of 1.5 acres and a maximum of 3 acres,
reducing the parking requirements from 1 space per 5,000 square feet to no parking required, and
eliminating the required 24-hour on-site manager. A full comparison is identified in the attached Planning
and Zoning Board Staff Memorandum.
Finally, there are currently six self service storage facilities within the City that contain a total of 371,886
square feet of gross floor area. The vacancy rates of these facilities are between 5% to 15%. The City's
most recent facility (Storage America) is approximately 50% vacant. In addition to these facilities, the
~on . C o~strict (,North Fedem~ Highway overlay D~s~dCt~
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page~ ,_ ~ an extSt~p~. '. ~/. mile no, u,
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RegOff
rdinance No. 7-03
A~achment O _ ~,~ Zodm9 ~oard Memorandum Staff
p~ann~n9 o,,-
ORDINANCE NO. 7-03
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF
DELRAY BEACH, FLORIDA, AMENDING THE LAND
DEVELOPMENT REGULATIONS OF THE CODE OF
ORDINANCES OF THE CITY OF DELRAY BEACH, FLORIDA, BY
AMENDING CHAPTER FOUR, "ZONING REGULATIONS",
ARTICLE 4.4, "BASE ZONING DISTRICT", SECTION 4.4.9,
"GENERAL COMMERCIAL (GC) DISTRICT", SUBSECTION (G)(2),
"NORTH FEDERAL HIGHWAY OVERLAY DISTRICT", TO ADD
SELF SERVICE STORAGE FACILITIES AND ADDING
SUBSECTION (c) PROVIDING SUPPLEMENTAL REGULATIONS
FOR SELF SERVICE STORAGE FACILITIES; PROVIDING A
SAVING CLAUSE, A GENERAL REPEALER CLAUSE, AND AN
EFFECTIVE DATE.
WHEREAS, pursuant to LDR Section 1.1.6, the Planning and Zoning Board reviewed the
proposed text amendment at a public heating held on March 17, 2003 and voted 6 to 0 to
recommend that the changes be denied; and
WHEREAS, pursuant to Florida Statute 163.3174(4)(c), the Planning and Zoning Board,
sitting as the Local Planning Agency, has determined that the change is consistent with and
furthers the goals, objectives and policies of the Comprehensive Plan.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY
OF DELRAY BEACH, FLORIDA, AS FOLLOWS:
Section 1. That Chapter Four, "Zoning Regulations", Article 4.4, "Base Zoning District",
Section 4.4.9, "General Commercial (GC) District", Subsection (G), "Supplemental District
Regulations", Paragraph (2), "North Federal Highway Overlay District", of the Land Development
Regulations of the Code of Ordinances of the City of Delray Beach, Florida, be and the same is
hereby amended to read as follows:
(2) North Federal Highway Overlay District: The following supplemental district
regulations apply to the North Federal Highway Overlay District, as defined in Section
4.5.7.
(a)
In addition to the uses listed in 4.4.9(D), the following light industrial uses
are allowed as conditional uses:
(1)
Fabrication and/or assembly of manufactured materials or parts for
distribution or sale, such as sheet metal, sign shops, glass shops,
electronics, cabinet and furniture making.
(2)
The wholesaling, self-storage and distribution of products and
(3) Self service storage facilities that comply with subsection (c) below.
(b) All uses listed under subsection (a) above must:
(1)
Operate in conjunction with a permitted service or retail use that is
located on the premises;
(2)
Maintain a commercial faqade along North Federal Highway, with
the light industrial aspect of the business oriented toward Dixie
Highway;
(3) Operate within an enclosed building, with no outside storage;
(4)
Orient overhead doors away from adjacent rights-of-way, except
where existing, or where the approving body determines that it is
not feasible to comply; and,
(5)
Along the property line adjacent to Dixie Highway, provide a
landscape buffer consisting of a 4' high hedge, and trees planted 25
feet on center to form a solid tree line.
In addition to subsection (b) above, any self service storage facili _ty shall
comply with the following. The following regulations supersede Section
4.3.3(A):
(1) Lot Area: The minimum lot area is 1.5 acres and the maximum lot
area is 3 acres.
(2) Facilities and Requirements:
Outdoor bay type access to individual self-storage units that
face a street is prohibited. The exterior loading access
2 ORD. NO. 7-03
points shall be designed in such a way to minimize sight
lines from adjacent roads.
(b) No building shall exceed forty-eight feet (48') in height.
(c)
Parking shall be provided at the rates set forth in Section
4.6.9 for the permitted service and retail uses, plus a
minimum of two (2) loading spaces for the self service
storage facility that must be striped and signed to limit the
time for loading and unloading to one (1) hour.
At least 2,500 square feet of ground floor area shall be
devoted to at least one additional principal retail or service
use without limiting the foregoing. The additional principal
uses may be eating and drinking establishments, retail or
personal service.
(3) Limitation of Uses:
(a) Activities not related to the rental or lease of self-storage
units shall not be conducted within the self service storage
facility area, unless specifically permitted through the
conditional use process.
Except as otherwise provided in subsection (c), no business
or activity other than self storage shall be conducted from
any self-storage unit in the facility. Examples of prohibited
uses include, but are not limited to the following: the
servicing, repair and/or restoration of automobiles, boats,
recreational vehicles, lawnmowers and the like; moving and
self-storage companies; cabinet making and wood working
(whether personal or professional); personal hobbies and arts
and crafts; and any other activity unless specifically
permitted through the conditional use process.
Except as otherwise provided in this subsection (c), there
shall be no electrical power provided to, or accessible fi.om,
any individual self-storage units. This includes the
provision of lighting fixtures to the interior of a self-storage
unit, unless specifically addressed in the conditional use
approval. The use of portable generators is also prohibited.
3 ORD. NO. 7-03
The use or storage of any hazardous materials is prohibited.
[.9_) The terms and conditions of this section shall be clearly
expressed in all self-storage rental or leasing contracts, as
well as conspicuously displayed in plain view on a sign no
smaller than one foot (1') by two feet (2') in the leasing
office at the facility.
On-Site Manager: An on-site manager shall be employed at the
facility during all hours of operation.
(5)
Hours of Operation: Customers of the self service storage facility
may not access individual self-storage units before 5:00 a.m. or any
later than 9:00 p.m. Hours of operation may be further restricted
when it is deemed that morning and evening traffic into and out of
the facility may negatively impact the character of an adjacent
residential area. In no circumstance shall customers of any self
service storage facility have 24 hour access to their self-storage
unit(s).
(6)
Landscape Requirements: In addition to all applicable landscape
requirements and other special provisions pursuant to the individual
zone district, a minimum ten foot (10') landscape buffer shall be
required adjacent to Federal Highway and Dixie Highway and a
minimum five foot (5') landscape buffer shall be required along all
property lines that do not abut a roadway.
(?)
Outdoor Storage of Vehicles, Boats & Truck Rental: Outdoor
storage of boats and vehicles and track rental is prohibited.
(8)
Architecture: All self service storage facility buildings must comply
with the following architectural standards.
(a)
Building facades visible from the public right-of-way shall
have the appearance of a service and/or retail building
through the use of doors, windows, awnings, and other
appropriate building elements.
(b) Exterior building material shall be stucco or a similar material.
4 ORD. NO. 7-03
Buildings that can accommodate two or more stories shall be
designed where facing a street to have the appearance of a
multi-story building through the use of windows, doors,
awnings, canopies or other appropriate building elements.
Building facades facing a public right-of-way must have a
15% minimum transparency consisting of windows that
provide visibility fi.om the public right-of-way from the
interior.
Detailed building elevations shall be submitted prior to the
Conditional Use public heating.
Location: A self service storage facility shall not be located within
a radius of 1,000 feet of another existing self service storage facility.
Section 2. That should any section or provision of this ordinance or any portion
thereof, any paragraph, sentence, or word be declared by a court of competent jurisdiction to be
invalid, such decision shall not affect the validity of the remainder hereof as a whole or part
thereof other than the part declared to be invalid.
Section 3. That all ordinances or parts of ordinances in conflict herewith be, and the
same are hereby repealed.
Section 4. That this ordinance shall become effective immediately upon its passage on
second and final reading.
PASSED AND ADOPTED in regular session on second and final reading on this the
day of ,2003.
ATTEST
MAYOR
City Clerk
First Reading
Second Reading
5 ORD. NO. 7-03
MEETING DATE:
MARCH 17, 2003
AGENDA ITEM:
IV.B. - AMENDMENT TO LDR SECTION 4.4.9(G)(2) TO
ADD "SELF SERVICE STORAGE FACILITIES" AS A
CONDITIONAL USE IN THE NORTH FEDERAL HIGHWAY
OVERLAY DISTRICT OF THE GC (GENERAL
COMMERCIAL) ZONING DISTRICT AND PROVIDING
SPECIAL REQUIREMENTS.
The item before the Board is that of making a recommendation to the City Commission
regarding an LDR amendment to Section 4.4.9(G)(2) General Commercial (GC) zoning
district, North Federal Hi,qhway Overlay District, to add "Self Service Storage Facilities"
as a conditional use, pursuant to LDR Section 2.4.5(M) and provide special regulations
in LDR Section 4.4.9(G)(2)(c).
Pursuant to Section 1.1.6(A), an amendment to the Land Development Regulations may
not be made until a recommendation is obtained from the Planning and Zoning Board.
BACKGROUND
The City has received a privately initiated LDR text amendment from The Pugliese
Company to allow self service storage facilities (SSSF) in the NoAh Federal Highway
Overlay District. The applicant seeks to operate a SSSF and accessory retail or service
uses at 2512 North Federal Highway. This property contains a vacant parcel and a
parcel containing a structure that was built in 1948 as a hotel and is currently operating
as a retail landscape nursery.
The proposed SSSF is not currently an allowed use in the GC (General Commercial)
zoning district. Since the use is not specifically listed, the applicant has requested a
LDR text amendment to add SSSF's to the Federal Highway Overlay District (GC
zoning district) as a conditional use. At its meeting of January 6, 1998, the City
Commission approved a Land Development Regulation (LDR) text amendment
concerning SSSF's. This amendment allowed SSSF's in the MIC (Mixed Industrial and
Commerce) and LI (Light Industrial) zoning districts as a conditional use. Prior to that
time, SSSF's were not specifically allowed within the City of Delray Beach. It is noted
that while not allowed by City code, the City contains several SSSF that were developed
in the County and subsequently annexed into the City.
As noted, the proposed text amendment affects the North Federal Highway Overlay
District, which is located in the North Federal Highway Redevelopment Plan area. The
North Federal Highway Redevelopment Plan was adopted by the City Commission on
March 16, 1999. The City and CRA entered into partnership with the Treasure Coast
Regional Planning Council (TCRPC) to prepare a new redevelopment plan. TCRPC in
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page 2
turn hired the private consulting firm of Dover, Kohl & Partners to conduct an intensive
planning workshop called a "charrette", and prepare final recommendations for the
redevelopment of the area. In November, 1997, a group of residents and property
owners gathered together with public officials, City staff, CRA staff, and professional
planners from Dover, Kohl and Partners and the Treasure Coast Planning Council to
voice their opinions and propose specific courses of action for the area's future growth
and development.
The purpose of the workshop was to gather citizen input and then meld all of the
proposed ideas into one development plan. This was accomplished in a two step
process. First, the participants were divided into five groups. Working with a
professional planner, each group expressed their ideas with drawings on a map of the
area. Next came the presentation by each group of their proposed plan. As each plan
was presented, it became apparent that many of the ideas, while slightly different, had
common themes. The groups' suggestions included extensive landscape
improvements; placing buildings closer to the street; and better utilization of Dixie
Highway. Other ideas included traffic calming in neighborhoods south of the Swap
Shop; revitalizing the Swap Shop and the Delray Shopping Center; developing
waterfront parks; and promoting mixed use development. The participants also agreed
that North Federal Highway should not compete with Atlantic Avenue, but should
compliment it by becoming a "workplace" with office buildings as opposed to boutiques
and specialty shops.
Immediately following the charrette, the joint team of planners from the Treasure Coast
Regional Planning Council and the private consulting firm of Dover, Kohl & Partners
began to develop their professional interpretation of the plan based on the extensive
public input.
The charrette participants gathered again in February, 1998 for a formal presentation of
an overall illustrative plan and redevelopment concepts by the consultants. A final
report including all the consultant's recommendations was presented to the City in
August, 1998. Many of the elements included in the report were incorporated into the
"Redevelopment Plan." As part of the Overlay District, the redevelopment plan
identified uses which were felt to be appropriate to be included and also specifically
identified self service storage facilities as an inappropriate use in this area.
The applicant proposes a text amendment to add "Self Service Storage Facilities" as a
conditional use in the GC zoning district limited to the North Federal Highway Overlay
District. The applicant has submitted the following narrative (excerpts) that outlines the
justification for the proposed amendment:
"...This application proposes to amend Section 4.4.9(G)(2) of the LDR's to add self-
service storage facilities as a conditional use subject to specific standards that will
further promote and implement the goals and objectives of the Comprehensive Plan and
Redevelopment Plan and to Revitalize the North Federal Highway corridor.
Based on the information included with this application provided, in part, by the Self-
Storage Association (See Exhibit "A" attached), the trend for the self-service storage
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page 3
industry is away from commercial warehousing and towards a "third generation" type of
facility that is more accessible and compatible to residential neighborhoods and
businesses. Self-service storage facilities are no longer considered industrial
operations. They provide a community service for both residential and commercial
renters that need an additional "closet" for storage of personal goods and valuables.
These "third generation" facilities are designed with modem aesthetics, create little
traffic, do not require or allow the use of heavy equipment, are designed to be
compatible with the neighborhood, and pose none of the code enforcement difficulties
associated with eadier designs.
The Overlay Zone is a perfect location for self-service storage. This area has been
identified in the Redevelopment Plan as a difficult area to develop for typical retail
commercial uses because the properties are relatively small in size, are located
adjacent to the FEC Railroad, have double frontage between Federal Highway and
Dixie Highway and there is little traffic which comes through the area. The proposed
amendment will continue to encourage retail uses along Federal Highway and service
uses along Dixie Highway, while also allowing for self-service Storage.
The amendment proposes that self-service storage be permitted only if approved as a
conditional use and in accordance with specific development standards. The
conditional use requirement will allow the City to maintain control of these types of
facilities by ensuring that they conform to the aesthetics of the adjacent properties and
the entire surrounding area..."
In summary, the amendment proposed for Section 4.4.9(G)(2) of the LDR's continues to
promote the visions for the redevelopment and revitalization of this specific area of the
City as described by the City's Comprehensive Plan, and Redevelopment Plan.
Additionally, the amendment provides the City with the necessary controls to properly
review and evaluate a proposal for a self-service storage facility within the Overlay
District."
The applicant's entire narrative is attached as Exhibit "B."
LDR,,,, TEXT,,, AMENDMENT, , , ,,,,, ,,, , I
As noted in the background section of this report, the North Federal Highway
Redevelopment Plan has been in place since March 1999. This plan provides a vision
for the redevelopment of the North Federal Highway Overlay District. Since
implementation, the City has experienced steady redevelopment and reinvestment
within the North Federal Highway Redevelopment Area. Based on building permit
records, there has been approximately $16,848,661 worth of improvements associated
with new commercial and residential development and reinvestment in commercial
properties since adoption of the plan. Examples of these projects include Borton
Volkswagen, The Estuary, Delray Kawasaki, Powersports, Autobahn Motors, Delray
Lost Drive-in, Old Palm Grove (approved), Badcock Furniture, and the Goodwill Store.
There has been substantial evidence that the North Federal Highway Redevelopment
Plan has been successful. Given this significant investment, it is clear the current
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page 4
regulations for the North Federal Highway Redevelopment area have proved effective.
As will be discussed later in this report, the Plan specifically prohibits self service
storage facilities. Therefore, the proposed modifications to these regulations are
unnecessary and inconsistent with the Redevelopment Plan. Furthermore, as the North
Federal Highway Redevelopment Plan was implemented based on public involvement
through the charrette process and the Redevelopment Plan specifically prohibited self
service storage facility, amendments of this nature should only be considered after
significant public input of residents and other parties involved in the original plan
development.
In January 1998, the City researched the appropriate zoning districts to place this type
of use. As a result the City approved self service storage facilities in the MIC and LI
zoning districts as conditional uses. The City approved this use subject to specific
requirements that controlled the development and functioning of these facilities. These
requirements essentially required a "compound" concept where the facility would be
enclosed by a wall with defined vehicular access to the interior of the storage units. The
purpose of this requirement was to screen the facility so that it could not be identified as
a storage facility from the exterior. The City also requires that an on-site manager be
provided together with living quarters and that the storage portion of the structures is
limited to 15' in height. The City decided that these facilities needed to be limited to the
two industrial zoning districts. It was found that the Industrial zoning district allowed for
more intense uses and that the MIC and LI zoning district were located in closer
proximity to residential areas (which are the primary users of these facilities) and
allowed for warehouse type uses. The proposed text amendment will change the
fundamental concept from the compound to an "open" facility with no living facilities for
on-site managers. Further, it will allow the facilities in zoning districts and locations
there were previously determined as inappropriate.
The applicant has indicated that there is a need for self service storage facilities in the
eastern areas of the City. Citywide, there are currently six self service storage facilities.
These facilities contain a total of 371,886 square feet of gross floor area and cover
25.61 acres. These facilities are located in the south and west portions of the City. The
City of Boynton Beach has an existing self service storage facility (Public Storage)
located on the west side of Federal Highway approximately ¼ mile north of Gulfstream
Boulevard that contains approximately 75,000 square feet. Furthermore, the City of
Boynton Beach approved a site plan for a 103,392 square foot self service storage
facility (Victoria's Closet), which is also located on the west side of Federal Highway
approximately ~ mile north of Public Storage. Given these additional facilities in excess
of half a million square-feet of storage area is available in or near the City limits.
Similar Facilities In Other Jurisdictions:
The following comparison of SSSF regulations of other jurisdictions was conducted:
Palm Beach County:
Self service storage facilities are allowed as conditional uses in the Limited Office and
Commercial High Office zoning districts and allowed per Development Review
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page 5
Committee in the Light Industrial and General Industrial zoning districts. The County
allows this use subject to several specific requirements that include a 1,000' separation
requirement, no businesses within the storage uses, landscape requirements and
architectural standards.
City of Orlando:
The City of Odando allows self service storage facilities in their Mixed Use Corridor-
Medium Intensity and Mixed Use Corridor - High Intensity zoning districts. The City of
Orlando allows these uses subject to specific requirements that include at least 1,000
square feet of ground floor area be devoted to at least one additional principal use. The
first 1,500 square feet of additional principal use shall be exempt from the minimum and
maximum parking space requirements. Building facades that face a right-of-way must
have the appearance of an office or retail building. Multi-story buildings have the
appearance of an office or retail building and minimum window requirements.
City of Palm Beach Gardens:
Permitted use within the M1A and M2 zoning districts. Self service storage facilities
shall comply with the standards listed below:
(a)
(b)
(c)
Individual storage areas shall not exceed 400 square feet.
Security or caretakers quarters may be established as an accessory use, shall not
exceed 1,000 square feet, and shall be utilized only by an employee of the facility.
Storage of boats and recreational vehicles may be allowed, subject to the
following:
1. Storage shall occur only within a designated area, approved as part of the
overall site plan;
2. Storage area shall not exceed 25 percent of the lot area of the site;
3. Boats shall be stored on trailers with wheels; and,
4. Storage areas shall be completely screened from public rights-of-way or
adjacent residential zoning districts, utilizing either the buildings associated
with the storage facility or by an opaque masonry wall, or equivalent
approved by the city, at least six feet in height.
City of Boca Raton:
Permitted uses within the C-1 (commercial), M-1 (manufacturing), M-2, M-3, W-1
(warehouse), and IG/Sl.
City of Coral S~)rings:
Conditional use within the Commercial/Corporate Park district. Cannot be located along
perimeter, must have high aesthetic value.
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page 6
City of West Palm Beach:
Permitted use within the GC (General Commercial), I (Industrial), and 2nd floor of Mixed-
use zoned buildings.
Deerfield Beach:
Allowed as a conditional use in the B-2 (Highway Business) zoning district, subject to
the following:
A. Minimum of a 2,500 foot separation from any other self service storage facility.
B. The facility may only be used for self service storage.
C. Outside storage is prohibited.
D. The maximum building height is 35' and 65% maximum lot coverage with a 0.80
FAR.
E. Storage of hazardous material is prohibited.
F. Storage bay doors on any perimeter building shall not face any abutting property
located in a residentially zoned district, nor shall they be visible from ay public
road.
G. Site arrangement, landscaping, signage, building size and architectural design
elements such as roof pitch, material, colors, elevation details (doors, windows,
trim) shall be designed so as to ensure that the property does not appear as an
industrial warehouse development or facility.
LDR Section 2.4.5(M)(5) (Findin_~s}: Pursuant to LDR Section 2.4.5(M)(5)
(Findings), in addition to LDR Section 1.1.6(A), the City Commission must make a
finding that the text amendment is consistent with and furthers the Goals,
Objectives and Policies of the Comprehensive Plan.
The following is the Purpose and Intent of the GC zoning district:
'q'he General Commercial (GC) District provides basic regulations for small parcels
which are best suited for general retail and office uses but which are not of sufficient
size to be designed in a planned sense. The GC designation is applied to small
parcels, most of which are developed, where adherence to standard regulations is most
appropriate. The GC designation is to be applied primarily along the arterial and
collector streets. Uses may be conducted singularly or in combination within the same
structure."
As noted in the applicant's narrative, the traditional self service storage facilities typically
are lower row buildings. This design generally needs larger tracts of land to
accommodate the sprawl of buildings and vehicular use areas. This design standard is
inconsistent with the GC zoning district which recognizes the needs for uses that utilize
less lot area. The applicant indicates that a new design concept is being developed that
allows storage facilities within commercial, light industrial and multiple family districts.
The LDR text amendment includes specific requirements that attempt to make the
proposed use consistent with the intent of the GC zoning district. The following table
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page 7
compares the proposed self service storage facility regulations to the City's existing
regulations.
PropoSed Requirements (North Existing Requirements (LI
Federal Highway Overlay & MIC District)
District)
Lot Area 1.5 acres minimum' 2 acres minimum
3 acres maximum 5 acres maximum
Building Height 48' 15' for storage units
35' for manager's apt.
Design Outdoor bay access allowed Compound
except when they face a street.
Extedor loading permitted.
Parking None for SSSF li.5,000 sq. ft.
Loading Two per facility N/A (Compound)
Additional Uses 2,500 sq. ft. minimum retail or N/A
service use
On-site Manger During hours of operation 24-hour on-site manager
Living quarters required
~Se'rimeter Landscape 10' along Federal & Dixie Hwys. 10' Perimeter
5' along adjacent property lines
It was identified that certain light industrial uses are appropriate within the North Federal
Highway Overlay District pursuant to LDR Section 4.4.9(G)(2). These uses were to be
operated in conjunction with a service or retail use. The light industrial uses were to be
oriented toward Old Dixie Highway. However, self service storage facilities are
specifically prohibited in this overlay district. There is a concern that the 2,500 square
feet of retail or service area is minimal and does not provide sufficient floor area to
maintain consistency with the district's intent. The proposed text amendment will allow
self service storage facilities as the overwhelming principal use of property in the
overlay district. The proposed mix of uses will result in the principal use of the property
being a self service storage facility with the appearance of a service or retail use. The
proposed text amendment fails the intent of the GC zoning district since it will allow self
service storage facilities with retail and service uses as secondary uses. If the text
amendment is supported, it is recommended that a maximum ratio of 50% of gross floor
area be allowed for self service storage facilities. This will ensure that the intent of the
overlay district to provide general retail and offices is maintained.
Among the stated purposes of the North Federal Highway Redevelopment Plan,
creation of jobs was to be stressed. Self service storage facilities are Iow generators to
an employment base. Furthermore, they are a destination use wherein patrons visit the
site generally for a single purpose and depart. There will be little patronage of adjacent
uses. Therefore, the inclusion of self service storage facilities in the North Federal
Highway Overlay District is inconsistent with this goal.
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page 8
COMPREHENSIVE PLAN POLICIES:
The applicant indicates that the proposed rezoning would further the following goals,
objectives and policies of the Comprehensive Plan:
Future Land Use Element Policy C-1.4:
The following pertains to the North Federal Highway Corridor:
The North Federal Highway Corridor is defined as the area bounded by the FEC
railroad right-of-way to the west, the easterly boundary of the CRA to the east, George
Bush Boulevard to the south, and the north City limits to the north.
Properties in the corridor that front on Federal Highway primarily contain small-scale,
strip commercial development. Many parcels in the area contain vacant or dilapidated
structures, substandard parking, and substandard landscaping. The area also contains
residential areas identified as "Stabilization" and "Revitalization" on the Residential
Neighborhood Categorization Map contained in the Housing Element. Many of the
remaining parcels in the area are currently vacant.
Due to those conditions, the North Federal Highway Corridor is hereby identified as a
blighted area. The North Federal Redevelopment Plan was approved by City
Commission on March 16, 1999. The Plan identified the need for limited rezonings and
LDR amendments, along with improvements necessary to accomplish certain
redevelopment goals. Future development in the area must be in accordance with the
provisions of the Redevelopment Plan.
North Federal Highway Redevelopment Plan
The North Federal Highway Redevelopment Plan is the guide by which the North
Federal Highway Corridor is to be revitalized. Development proposals including LDR
text amendments must be consistent with this Plan. As noted in the background section
of this report, the North Federal Highway Redevelopment Plan was approved as part of
a community involvement process known as a "charrette." The Redevelopment Plan
addresses the following issues:
Improvement of the appearance of the area;
Identification of appropriate uses for parcels adjacent to Dixie Highway and the FEC
railroad tracks;
Identification of and strategies for the elimination of inappropriate and marginal
uses;
Provision for increases in permitted residential densities adjacent to the Intracoastal
Waterway;
Directing smaller business operations to more concentrated areas;
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page 9
Providing economic stimulation and investment in the area;
Creation of jobs;
Stabilization and preservation of residential neighborhoods through new
development, redevelopment and the elimination of blight.
The proposed self service storage facilities are Iow generators of jobs. A typical self
service storage facility will employ one on-site manager. Therefore, the proposed text
amendment will not further the fundamental goal of creating jobs in the North Federal
Highway Overlay Area.
As noted previously, self service storage facilities are specifically prohibited within the
North Federal Highway Overlay District. The identification of appropriate uses along
Dixie Highway and Federal Highway were addressed as part of the North Federal
Highway Redevelopment Plan. Therefore, the proposed text amendment directly
conflicts with the Redevelopment Plan. Furthermore, the proposed use is a Iow traffic
generator and does not stimulate commerce to businesses in the area. The proposed
use does not encourage patrons to '?low" from one business to the next along Federal
Highway. Furthermore, the proposed use does not have an economic relationship with
other businesses along North Federal Highway, thus other businesses will not
experience an economic enrichment from a self service storage facility. Therefore, the
proposed use will not provide economic stimulation and investment to the North Federal
Highway area and fails this goal.
Market Demand Analysis:
The Community Redevelopment Agency and the City of Delray Beach Planning and
Zoning Department envision the redevelopment of the North Federal Highway are to
include a mix of uses, particularly retail, office, office-light industrial, and residential.
Consequently, the Agency commissioned a market demand analysis for retail and office
uses for the purpose of quantifying the long-term demand. The market demand
analysis indicated that the North Federal Highway corridor could absorb an additional
245,000 square feet of retail and 250,000 of office and industrial space over a 15-year
period. As noted previously, the North Federal Highway Corridor has experienced
redevelopment since the adoption of the Redevelopment Plan. The North Federal
Highway Corridor contains a significant supply of available land that can be redeveloped
as retail, office and light industrial. The proposed text amendment is not consistent with
generating the target uses.
Land Development Regulations:
The proposed text amendment proposes a 10' minimum landscape buffer along North
Federal Highway and Old Dixie Highway. Pursuant to LDR Section 4.4.9(F)(3)(a) and
the North Federal Highway Redevelopment Plan, parcels shall have a minimum front
building setback of 5' from the ultimate right-of-way and a maximum setback of 15' from
Federal Highway. The proposed 10' landscape buffer is not consistent with the
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page l0
redevelopment plan and will cause a different development pattern than the remainder
of the redevelopment area.
The development pattern that will likely result from the text amendment will be small
commercial tenant or one larger tenant space and the associated parking located
adjacent to Federal Highway. The self service storage facilities will be located above
and behind these commercial uses. The remainder of the parking will be located to the
rear or sides of these facilities. This development pattern is inconsistent with the North
Federal Highway Redevelopment Plan which indicates that the neo-traditional design
method is to be utilized wherein the buildings are placed along the road and parking is
placed to the rear.
Federal Highway Overlay District:
The overlay district was approved to allow certain light industrial uses to stimulate
redevelopment of this area. These light industrial uses are conditional uses and are
required to operate as part or in conjunction with a permitted service, retail or business
use. Essentially, these industrial uses such as fabrication, assembly of manufactured
materials, cabinet and furniture making etc. were to be oriented along Dixie Highway
with the retail, service, or office located along Federal Highway. The proposed text
amendment would allow self service storage facilities to locate adjacent to Federal
Highway. Self service storage facilities were specifically prohibited in the overlay
district. This was at the direction obtained from the public input process. As this
amendment is contrary to a specific condition endorsed by the community in the
development of the plan, it should be incumbent on the applicant to justify how this
amendment is now appropriate. Further, the applicant should indicate what conditions
since the adoption of the Plan have changed to now make this use appropriate.
Community Redevelopment A.qency:
At its meeting of February 13, 2003 the CRA (Community Redevelopment Agency)
recommended approval and that the applicant work with staff to address concerns
related to minimum dimensions for the service, office and retail uses and architectural
requirements.
Courtesy Notices:
Special courtesy notices were provided to the following homeowners and civic
associations:
Kokomo Key
La Hacienda
North Palm Trail
Seacrest
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page ! !
Letters of objection and support, if any, will be presented at the Planning and Zoning
Board meeting.
The North Federal Highway Redevelopment Area has experienced redevelopment
along this corridor. There has been significant reinvestment associated with new
development (i.e. Autobahn Motors, The Estuary, and Borton Volkswagen) and
improvements to existing commercial property such as Delray Lost Drive-in,
Powersports, and Badcock. The redevelopment of this corridor has been dynamic since
the implementation of the Redevelopment Plan. The inclusion of self service storage
facilities is inconsistent with the North Federal Highway Plan, is unnecessary and in fact
is counterproductive to the potential employment base for this parcel along North
Federal Highway. The text amendment should not be considered until adequate
documentation is provided to justify why a specifically prohibited use endorsed through
the public charrette process is now appropriate. The proposed LDR text amendment is
inconsistent with the Comprehensive Plan and the North Federal Highway
Redevelopment Plan together with LDR Section 2.4.5(M)(5).
ALTERNATIVE ACTIONs
A. Continue with direction.
Recommend approval of the text amendment as modified by staff (See
Exhibit "A") to LDR Section 4.4.9(G)(2) to allow "Self service storage facilities"
as a conditional use and add LDR Section 4.4.9(G)(2)(c) to provide special
requirements for this use based upon positive findings with respect to LDR
Section 2.4.5(M)(5).
Recommend approval of the text amendment as proposed by the applicant
(See Exhibit "B") to LDR Section 4.4.9(G)(2) to allow "Self service storage
facilities" as a conditional use and add LDR Section 4.4.9(G)(2)(c) to provide
special requirements for this use based upon positive findings with respect to
LDR Section 2.4.5(M)(5).
Recommend denial of the text amendment to LDR Sections 4.4.9(G)(2) and
4.4.9(G)(2)(c), based upon failure to make positive findings with the respect
to LDR Section 2.4.5(M)(5), the Comprehensive Plan and the North Federal
Highway Redevelopment Plan.
By motion, recommend to the City Commission denial of the request to amend LDR
Section 4.4.9(G)(2) (Conditional Uses and Structures Allowed) to allow "Self service
storage facilities" as a conditional use and add LDR Section 4.4.9(G)(2)(c), based upon
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page 12
a failure to make a positive finding with LDR Section 2.4.5(M)(5), consistency with the
Comprehensive Plan and the North Federal Highway Redevelopment Plan.
Attachments:
· Exhibit "A"- Proposed Ordinance (Staff)
· Exhibit "B" - Proposed Ordinance (Applicant)
· Exhibit "C" - Self Storage Association Narrative
· Exhibit UD"- Applicant's Narrative
· North Federal Highway Overlay District Map
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page ]3
,'~?;... . . .. .; ......... PROPOSED* ...... :~HiBITsTAFF,~A"-"" ~ '~*::?~"ORDINANCE. . ., ., :'7:*'?'~**:***T*~*~*" ?*
The Planning and Zoning Department recommends denial of the LDR text amendment.
If the Planning and Zoning Board recommends approval of the amendment to allow self
service storage facilities in the North Federal Highway Oveday District, the following
ordinance is recommended:
(2) North Federal Highway Overlay District: The following supplemental
district regulations apply to the North Federal Highway Overlay District, as defined in
Section 4.5.7. [Amd. Ord. 53-96 11/19/96]
(a) In addition to the uses listed in 4.4.9(D), the following light industrial
uses are allowed as conditional uses: [Amd. Ord. 53-96 11/19/96]
Fabrication and/or assembly of manufactured materials or parts for
distribution or sale, such as sheet metal, sign shops, glass shops,
electronics, cabinet and furniture making. [Amd. Ord. 53-96
11/19/96]
(2)
The wholesaling, storage and distribution of products and materials.
,,~,~r~l~. . .... . H:_~ ..... ~,',ili~i~,~,. · [Amd Ord 53-96 11119/96]
(3) Self service stora,qe facilities that comply with subsection (c) below.
(b) All uses listed under subsection (a) above must:
11119196]
[Amd. Ord. 53-96
(1) Operate in conjunction with a permitted service or retail use that is
located on the premises; [Amd. Ord. 53-96 11119/96]
(2)
Maintain a commercial facade along North Federal Highway, with
the light industrial aspect of the business oriented toward Dixie
Highway; [Amd. Ord. 53-96 11119/96]
(3) Operate within an enclosed building, with no outside storage;
[Amd. Ord. 53-96 11119/96]
(4)
Orient overhead doors away from adjacent fights-of-way, except
where existing, or where the approving body determines that it is
not feasible to comply; and, [Amd. Ord. 53-96 11/19/96]
(5)Along the property line adjacent to Dixie Highway, provide a
landscape buffer consisting of a 4' high hedge, and trees planted 25
feet on center to form a solid tree line. [Amd. Ord. 53-96
11119196]
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page 14
(c) In addition to subsection (b) above, any self service storage facility shall
comply with the followinq. The following regulations supercede Section
4.3.3(A):
(1) Lot Area: The minimum lot area is 1.5 acres and the maximum lot
area is 3 acres.
(2) Facilities and Requirements:
(a)
Outdoor bay type access to individual self-storage units.
The exterior loading access points shall be designed in
such a way to minimize siqht lines from adjacent roads.
(b) No building shall exceed forty-eight feet (48') in height.
(c)
Parking shall be provided at the rates set forth in Section
4.6.9 for the permitted service and retail uses, plus a
minimum of two (2) loading spaces for the self service
storage facility that must be striped and signed to limit the
time for loading and unloading to one (1) hour. Parkinq
shall be provided at the rate of one space per 5,000
square feet of building floor area devoted to self-storaqe
and accessory management/administration uses.
(d) At least 50% of the total floor area shall be devoted to at
least ,one additional principal use as currently allowed in
the district.
(3) Limitation of Uses:
(a)
Activities not related to the rental or lease of self-storage
units shall not be conducted within the self service storage
(b)
facility area, unless specifically permitted through the
conditional use process.
Except as otherwise provided in subsection (C), ~no
business or activity other than self-storaqe shall be
conducted from any self-storage unit in the facility.
Examples of prohibited uses include, but are not limited to
the following: the servicing, repair and/or restoration of
automobiles, boats, recreational vehicles, lawnmowers
and the like; movin.q and self-storaqe companies; cabinet
makinq and wood workinq (whether personal or
professional); personal hobbies and arts and crafts; and
any other activity unless specifically permitted through the
conditional use process.
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page !5
(c)
Except as otherwise provided in this subsection (c), there
shall be no electrical power provided to, or accessible
from, any individual self-storage units. This includes the
provision of lighting fixtures to the interior of a self-storage
unit, unless specifically addressed in the conditional use
approval. The use of portable generators is also
prohibited.
(d)
The use or storage of any hazardous materials is
prohibited.
(e)
The terms and conditions of this section shall be cleady
expressed in all self-storage rental or leasing contracts, as
well as conspicuously displayed in plain view on a sign no
smaller than one foot (1') by two feet (2') in the leasinq
office at the facility.
(4)
On-site Manager: All SSSF are required to have, and continuously
maintain, ..an on-site manager, and provide on-site living quarters for
such.
(5)
Hours of Operation: Customers of the self service storaqe facility
may not access individual self-storaqe units before 5:00 a.m. or any
later than 9:00 p.m. Hours of operation may be further restricted
when it is deemed that morning and evening traffic into and out of
the facility may negatively impact the character of an adjacent
residential area. In no circumstance shall customers of any self
service storaqe facility have 24 hour access to their self-storage
units(s).
(6) Outdoor Storage of Vehicles, Boats & Truck Rental: Outdoor
storage of boats and vehicles and truck rental is prohibited.
(7) Architecture: All self service storaqe facility buildings must comply
with the following architectural standards.
(a)
Buildinq facades visible from the public right-of-way shall
have the appearance of a service and/or retail building
through the use of doors, windows., awnings, and other
appropriate building elements.
(b)
The pdmary exterior buildinq material shall not be metal.
The use of metal as an exterior material shall only be as
an architectural appurtenance.
(c)
Buildings that can accommodate two or more stories shall
be designed where facing a street to have the appearance
of a multi-story buildinq through the use of windows,
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page 16
doors, awnings, canopies or other appropriate building
elements.
(d)
Building facades facinq a public right-of-way must have a
50% minimum transparency consisting of windows that
provide visibility from the public right-of-way from the
interior.
(e)
Detailed buildinq, elevations shall be submitted prior to the
Conditional Use public hearinq.
(9) Location: A self service storaqe facility shall not be located within a
radius of 1,000 feet of another existinq self service storaqe facility.
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page ]7
...... PROPOSED APPLICANT ORDINANCE~' ............
The following is the applicant's amendment to allow self service storage facilities in the
North Federal Highway Oveday District:
(2) North Federal Hic~hwav Overlay District: The following supplemental
district regulations apply to the North Federal Highway Overlay District, as defined in
Section 4.5.7. [Amd. Ord. 53-96 11/19/96]
(a) In addition to the uses listed in 4.4.9(D), the following light industrial
uses are allowed as conditional uses: [Amd. Ord. 53-96 11/19/96]
Fabrication and/or assembly of manufactured materials or parts for
distribution or sale, such as sheet metal, sign shops, glass shops,
electronics, cabinet and furniture making. [Amd. Ord. 53-96
11/19~96]
(2)
The wholesaling, self-storage and distribution of products and
materials, '-~"'~- ~" .... ['~'"* ..... '~""~'"~*~'° [Amd Ord 53-96
11/19/96]
(3) Self service storage facilities that comply with subsection (c) below.
(b) All uses listed under subsection (a) above must:
11/19196]
[Amd, Ord. 53-96
(1) Operate in conjunction with a permitted service or retail use that is
located on the premises; [Amd. Ord. 53-96 11/19/96]
(2)
Maintain a commercial facade along North Federal Highway, with
the light industrial aspect of the business oriented toward Dixie
Highway; [Amd. Ord. 53-96 11119196]
(3) Operate within an enclosed building, with no outside storage;
[Amd, Ord. 53-96 11/19/96]
(4)
Orient overhead doom away from adjacent rights-of-way, except
where existing, or where the approving body determines that it is
not feasible to comply; and, [Amd. Ord. 53-96 11119196]
(6) Along the property line adjacent to Dixie Highway, provide a
landscape buffer consisting of a 4' high hedge, and trees planted 25
feet on center to form a solid tree line. [Amd. Ord. 53-96
11/19/96]
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page ]8
(d) In addition to subsection (b) above, any self service storage facility shall
comply with the following. The following regulations supercede Section
4.3.3(A):
(1) Lot Area: The minimum lot area is 1.5 acres and the maximum lot
area is 3 acres.
(2) Facilities and Requirements:
(a)
Outdoor bay type access to individual self-storage units
that face a street is prohibited. The exterior loading
access points shall be desiqned in such a way to minimize
sight lines from adjacent roads.
(b) No buildinq shall exceed forty-eight feet (48') in height.
(c)
Parking shall be provided at the rates set forth in Section
4.6.9 for the permitted service and retail uses,, plus a
minimum of two (2) loading spaces for the self service
storage facility that must be striped and signed to limit the
time for loading and unloading to one (1) hour.
(d)
At least 2,500 square feet of ground floor area shall be
devoted to at least one additional principal retail or service
use without limiting the foregoing. The additional principal
uses may be eating and drinkinq establishments, retail or
personal service.
(3) Limitation of Uses:
(f) Activities not related to the rental or lease of self-storage
units shall not be conducted within the self service storage
facility area, unless specifically permitted through the
conditional use process.
(g)
Except as otherwise provided in subsection (c), no
business or activity other than self-storage shall be
conducted from any self-storage unit in the facility.
Examples of prohibited uses include, but are not limited to
the followinq: the servicing, repair and/or restoration of
automobiles, boats, recreational vehicles, lawnmowers
and the like; moving and self-storaqe companies; cabinet
making and wood working (whether personal or
professional); personal hobbies and arts and crafts; and
any other activity unless specifically permitted through the
conditional use process.
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page ]9
(h)
Except as otherwise provided in this subsection (c), there
shall be no electrical power provided, to, or accessible
from, any individual self-stora.qe units. This includes the
provision of lighting fixtures to the interior of a self-storaqe
unit, unless specifically addressed in the conditional use
approval. The use of portable .qenerators is also
prohibited.
(i)
The use or stora.qe of any hazardous materials is
prohibited.
(J)
The terms and conditions of this section shall be clearly
expressed in all self-storaqe rental or leasing contracts, as
well as conspicuously displayed in plain view on a sign no
smaller than one foot (1') by two feet (2') in the leasing
office at the facility.
(4) On-site Manager: An on-site mana,qer shall be employed at the
facility dudng all hours of operation.
(5) Hours of Operation: Customers of the self service storage facility
may not access individual self-storage units before 5:00 a.m. or any
later than 9:00 p.m. Hours of operation may be further restricted
when it is deemed that morninq and eveninq traffic into and out of
the facility may negatively impact the character of an adiacent
residential area. In no circumstance shall customers of any self
service storaqe facility have 24 hour access to their self-storage
units(s).
(6)
Landscape Requirements: In addition to all applicable landscape
requirements and other special provisions pursuant to the individual
zone district, a minimum ten foot (10') landscape buffer shall be
required adjacent to Federal Highway and Dixie Highway and a
minimum five foot (5') landscape buffer shall be required along all
property lines that do not abut a roadway.
(7) Outdoor Storage of Vehicles, Boats & Truck Rental: Outdoor
storage of boats and vehicles and truck rental is prohibited.
(8) Architecture: All self service storaqe facility buildings must comply
with the following architectural standards.
(f)
Building facades visible from the public d.qht-of-way shall
have the appearance of a service and/or retail buildinq
through the use of doors, windows,, awnings, and other
appropriate building elements.
Planning and Zoning Board Staff Report
LDR Amendment to Add Self Service Storage Facilities in the GC Zoning District (North Federal Highway
Overlay Area)
Page ~.0
(g) Exterior buildinq material shall be stucco or a similar
material.
(h)
Buildings that can accommodate two or more stodes shall
be designed where facing a street to have the appearance
of a multi-story building through the. use. of wind0..ws,
doors, awnings, canopies or other, a[3propdate b.uilding
elements.
(i)
Buildin.q facades facing a public d.qht-of-way must have a
15% minimum transparency consistinR of windows that
provide visibility from the public n'ght-of-way from the
interior.
Detailed buildinq elevations shall be submitted prior to the
Conditional Use public hearing.
(9) Location: A self service storage facility shall not be located within a radius of
1,000 feet of another existing self service storage facility.
Is~avier oommerdal areas). These newa' fadlities emphasize aesthctics in constm~on, designed to blend in with ~!~
natt~ of the neigh~ they s~rvo. Lsndscapi~ las fdso become · prime considaefioe, as well as dr,~l~ of
ska'age in oenjunolion with a planned traot of ~i~es, retail stores, or bnsiness park-developn~nt, e~nblnlng
seoure, t~ imq~e that develops a stron~ pe~ of trust an~mg 1~ ~.
The fi.rst projects which, in 1969, were r~nting fe~ 15 emts p~ square foot pe~m~tth in 19~, were renfin$ fer 60 Gmt~ per
square foot per month, and now in the late 90's, ~n easily be in e0wesz orS1 per square foot
Investors we~ ~ to ml-i storage eady on because of the return on ~ents sad thc peex~ved ability to ~
that l~rn withe 'small dollar' rent inwe~se that yields a oonsiderably larg~ peronntagc of return.
which were poorly or cheaply built) have suffered, with an interning sh~re of the market dollar ~oin~ to the mor~
sophistioated and aesthetioally pleasing faoflities that meet the maxkets demnnd for upseale, high tech prodnot
These newer faotlities will be oonsiderably m~ e~m.qive to oonstn~t than the faoih'ty of th~ past. The val~ of tho land in a
f~red looaiion oan now be as much as 50 percent of the project, with debt servio~ a si~ifieant faotor intlm cost, All tlms~
faotora must be considered by the ~ inve~tor or lender prior to entering the mini storage _mndcet as it endst~ today.~
W/~,als in th~ real estate industry th~ past few y~rs hav~ left self stora~ in a muoh mo~ favorable poaitioa vis-t-vis oth~
older faolT~'es, ~ faood with heavy ~'oa from modem fsoirm'ea, ff we. Il
m=k~ ~ addle a hiih fimmd~ pgfomaa~.
Proposed Amendments to LDR Section 4.4.9(G)(2)
City of Delray Beach Summary & Justification Statement
The City of Delray Beach ("City") has designated the area between Federal Highway and Dixie
Highway north of NE 14~h Street to the City's north limits as the North Federal Highway Overlay
Zone ("Overlay Zone"). The Oveday Zone is a portion of the North Federal Highway
Redevelopment Plan ("Redevelopment Plan") that was adopted by the City in 1999 to promote
the redevelopment and revitalization of the area. Special standards are identified in the City's
Comprehensive Plan and Land Development Regulations (LDR's) to implement the findings and
objectives of the Redevelopment Plan.
The definition of the General Commercial land use category in the Comprehensive Plan has been
expanded to allow for light industrial type uses only within the Oveday Zone. Broadening the
definition increases the possibilities for economic activity in the area. Section 4.4.9(G)(2) of the
LDR's provides regulations and standards for the development of these light industrial type uses,
but it excludes s elf-service storage facilities. T his application proposes t o a mend Section
4.4.9(G)(2) of the LDR's to add self-service storage facilities as a conditional use subject to
specific standards that will further promote and implement the goals and objectives of the
Comprehensive Plan and Redevelopment Plan and to revitalize the North Federal Highway
corridor.
Based on the information included with this application provided, in part, by the Self-Storage
Association, the trend for the self-service storage industry is away from commercial warehousing
and towards a "third generation" type of facility that is more accessible and compatible to
residential neighborhoods and businesses. Self-service storage facilities are no longer
considered industrial operations. They provide a community service for both residential and
commercial renters that need an additional "closet" for storage of personal goods and valuables.
These "third generation" facilities are designed with modem aesthetics, create little traffic, do not
require or allow the use of heavy equipment, are designed to be compatible with the
neighborhood, and pose none of the code enforcement difficulties associated with earlier
designs.
The Overlay Zone is a perfect location for self-service storage. This area has been identified in
the Redevelopment Plan as a difficult area to develop for typical retail commercial uses because
the properties are relatively small in size, are located adjacent to the FEC Railroad, have double
frontage between Federal Highway and Dixie Highway and there is little traffic which comes
through the area. The proposed amendment will continue to encourage retail uses along Federal
Highway and service uses along Dixie Highway, while also allowing for self-service storage.
The amendment proposes that self-service storage be permitted only if approved as a conditional
use and in accordance with specific development standards. The conditional use requirement
will allow the City to maintain control of these types of facilities by ensudng that they conform to
the aesthetics of the adjacent properties and the entire surrounding area.
Over the last several years, the eastern areas of the City have grown tremendously with hundreds
of multi-family homes and new businesses. Studies conducted show that the users of these types
of facilities include:
· Homeowners and businesses in need of temporary space for overflow of property and/or
inventory;
· Those in the process of relocating;
· Property stored in relation to an estate in transition due to death, litigation, restoration, etc.;
· Businesses in need of space for inventory, records, supplies and equipment;
· Businesses or homeowners storing seasonal displays; and
· Seasonal residents or visitors with household items, clothing, sports equipment, etc.
As the City continues to grow, the need for additional storage space will also continue to grow.
With proper innovative design and management, self-service storage facilities can be
aesthetically compatible with the neighborhood and provide a community service by making
efficient use of land that has already been identified as being difficult to develop.
The proposed amendment and standards maintain the goals and objectives already adopted by
the City's Comprehensive Plan, LDR's and Redevelopment Plan. They also provide the
necessary controls for the City to propedy evaluate the use, design and location of a project
through the conditional use procedure. In order to assure a first class project, aggressive
architectural and use standards for the design of the building, orientation of overhead doors,
prohibition of outdoor storage, landscaping, restricted hours of accessibility, control over the
number of facilities, location, size, etc. are included in the amendment. These standards are
based on research of many different municipalities around the state and country.
Since this "third generation" of self-service storage is relatively new, most municipalities have not
yet written regulations that differentiate between commercial warehouses in industrial areas and
the self-service storage that will serve a surrounding residential or business community. The
newer facilities provide climate controlled space that have a central loading area with intedor
access to the individual storage units; motion censored lighting, secudty cameras, a retail
component for necessary supplies, an on-site manager, carts for loading, etc. Palm Beach
County recognizes two different types of storage - multi-access and limited access. The multi-
access storage includes exterior overhead bay doors for access to each individual storage unit.
Limited access facilities are more closely related to the "third generation" self-service storage
facility as is being proposed. The City of Orlando has taken their regulations another step by
adapting specific regulations that address the aesthetics of the building in addition to the use.
The regulations for Palm Beach County, the City of Orlando and a copy of the "Self-Storage
Standards and the Modem Community" booklet published by the Self-Storage Association are
attached for reference.
In summary, the amendment proposed for Section 4.4.9(G)(2) of the LDR's continues to promote
the visions for the redevelopment and revitalization of this specific area of the City as described
by the City's Comprehensive Plan, and Redevelopment Plan. Additionally, the amendment
provides the City with the necessary controls to properly review and evaluate a proposal for a self-
service storage facility within the Overlay District.
O ',PUGAiX)4~Text Amendment JustJfication.wlxl
2
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LOST DRIVE-IN
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BLVD
TANGERINE
M.S.A T~ACT
THE
ESTUARY
SAFE & SECURE
SELF STORAGE
L.D.R. TEX~I'
AMENDMENT
NORTH FEDERAL HWY.
SUBJECT AREA
SUPPLEMENTAL INFORMATION
PCN# 12-43-464)4-08-000-0141 I
12-43-46-044)8~00-0130
APPROXIMATE ACREAGE 2 '~5
ABRIDGED LEGAL DESCRIPTION
REFERENCE PLAT BOOK21. PAGE
13 OF PALM BEACH COUNTY
ZONING GC (GENERAL
COMMERCIAL)
FLUM GC (GENERAL
COMMERCIAL)
EXISTING LAND USAGE VACANT
WITHIN TRAFFIC ANALYSIS
ZONE #531
WITHIN CENSUS
~ TRACT ~o4 01 j
~ ~ONING ~EPAI~TMENT
S
.OICI~I, ~A$1~-MAPPIN~, SYE~'.EW
~ R~'ER~NCg~: ME~90
~ ,W~RC, E ,ZOOS --
,,._ j
CITY OF DELRAY BEACH
NOTICE OF PROPOSED AMENDMENT
TO THE-LAND DEVELOPMENT
REGULATIONS SECTION 4.4.9(G)(2)
"NORTH FEDERAL HIGHWAY
OVERLAY DISTRICT" TO ADD SELF
SERVICE STORAGE FACIUTIES AS A
CONDmONAL USE .~:
AN ~ Of 1HE CITY COMMISSK~ OF 1HE C~ OF DELRAY BEACH,
RORIDA, AMENOING THE LAND OEVELOPMENT I~-CAJLATIONS OF 1HE COOE
Of C)~INANCES Of: THE CI1Y Of 0EI~Y BEACH, RORIDA, BY AMENOING
CHAPTER FOUR, 'ZONING REGULATIONS', ARTICLE 4.4, 'BASE ZONING
DIS11JlCT", SECTION 4.4.9, "GENERAL COMMERCIAL 'JGCJ DISTRICT",
SUBSEC1K)N (GJJ2J, 'NOffil'l FEDERAL HIGHWAY OVERLAY DISTRICT', TO ADD
SELF SERVICE STORAGE FAaLmES AND ADDING SUBSECIK)N (cJ PROVIDING
SUPPLEMENTAL REGULATIONS FOR SELF SERVICE STORAGE FAClLmES;
~OVIDING A SAVING CLAUSE, A GENERAL ~ CLAUSE, AND AN
The Ci~ Commission w~l conduct ~o 121 Public Hearings for ~ purpose d
Hearing will be held on 11JESUAY, APRIL 1, 2003, AT 7.'00 P.M. in dm
Commission Chambers a~ City I-kdl, 100 N.W. 1st Avenue, Ddmy Beac:h, FlmJda.
ff the ~ ordinance is ~_~__,ed o~ first reading, a second Public Hearing will
be held on 1UESDAY, APRIL 15, 2003, AT 7:00 P.M. (or al any continuation d
olc~oin a oop~ d I~e ~ ordinonce, pleme ~:nY,~ct Ihe Phnni~ and ZoninG
Dqxldmeflt, ~ Hca, 100 ~W. ld Ayenue, Ddroy L3eoeh__, Fkxido 33~.~~. lem~l
ot ~.mm) or !~, odling 561/243~70dO), behvmen ~e hours
d 8:00 a.m. md 5:0(] p.m., Mothy. dvx~gh r-.ddoy, excluding holidoys.
PtEASE BE ADVISED THAT F A PERSON [~-C:IDES TO ~ ~ ~
~LA~E BY THE cr~ co~JssK:~ wrrH RESPECT TO ANY ~TTER
COHSU)ERED AT THESE 8EAJU~K~S, SUCH PERSON ~Y NEED TO ENSURE
TI-P,T A VERBATL~ RECORD II~K:I.UDES THE TE~ AND EVDENCE ~
WHK:H THE ~ iS TO BE 8;A~SED. THE C~Y DOES NOT P~OVI~E NOR
PREPARE SUCH RECORD PUrSUANT TO F.S. 28~.0~05.
~ Ralon News
AdlNS030261
Page 1 of 1
Anthony V. Pugliese 3 (apugliese3~puglieseco.com)
From: sheffer [Imsheff~bellsouth.net]
Sent: Sunday, June 15, 2003 4:39 PM
To: Anthony V. Pugliese 3 (apugliese3~puglieseco.com)
Subject: north fed project
TO THE DELRAY BEACH CITY COMMISSION, I AM SORRY I COULD NOT ATTEND YOUR MEETING
TONIGHT BUT A PREVIOUS FAMILY COMMITMENT HAS TAKEN PRESIDENCE. I HAVE REVIEVVED THIS
PROJECT WITH GREAT INTEREST AND WAS PREP^R3ED TO SEND YOU A NOTE TELLING YOU THAT
WE OPPOSED IT. UPON SEEING THE SITE PLAN AND THE ARTIST RENDERING WE WERE VERY
FAVORABLY IMPRESSED. WE THINK IT LOOKS A LOT MORE LIKE A OFFICE BUILDING OR TOWNHOUSE
THAN A SELF STORAGE. AT THIS POINT WE SUPPORT THE PROJECT. WE KNOW IN DELRAY WE HAVE
A GREAT BUILDING DEOPT, BUT IN THIS CASE THE PROJECT DESERVES ANOTHER LOOK. ALL THE
BEST, LOREN.
4/15/2003
2003 TUE 07:23 FAX
PORTEN
COMPANIES
April 14.2003
The Honorable Jeffery Perlman
Mayor - CiD' of Dclray Beach
100 N.W. l't Avenue
Delray Beach, FL 33444
Re.'
Salk &Securc Self Storage
2512 North Federal Highway
Delray Beach, Florida
Dear Mr. Perhnan:
I have recently had the opportmfity to learn about the above referenced project. I would like to
voice my support lbr the project and urge you to approve it as improvcmcnts to the Nc{rth
Federal Highway corridor, This facility has an aesthetically pleasing fagade m~d will bring a
welcome Ihce-lift to the area.
regret that I cmmot be thcrc h~ pcrson to express my support.
Sincerely,
Lemfie F. Smith
Director of Operations
666 South Military T~ail, Deerfield Beach, Florida 33442' (954)422-1883 · Fax (954)4224887
Badcock's Corp. 561 833 5940 P-g
PALM BEACH COUNTY
D~lray Beaoh
North FederM H~
Delr~y Reach, FL 33483
Lake ParX
1409 10th Street
Lake Pa~k, FL 33403
(50]) 8~-6200
Lake Wo~Ih
1630 SourJ~ Dixie HWy
Lake Worth, FI. 33460
Palm Beach west
4423 Cherry Road
',t/e~l Pa,*m ~eafh, FL 33q-09
($6 i~ 68'~- 1604
West P~lm Beach
512 CleftlatJ5 Street
West Palm Beach, FL 3340]
BROWARD COUNTY
Ft Lauderdale
7 )0 W Sunrtse Boulevard
F~ Lauderdale FL 3331 I
1954} 462-6577
Hollywood
2147 Pembroke Road
f~ollywood FL 33020
(954) 9;. ~-2884
Plantation
382} W erowmd Boulevard
Plantation, FL 33312
/954} 79 ~
Pompano Beach
3051 North Powerhnc Road
Pompano Beach, FL 33069
1954J 977-4884.
DADE COUNTY
Carol
2820 N~ 183rd Street
Carol O~y. FL 33056
130Si 625-8234
Fi0ncla
2~0 North Kronle Avenue
Flor~a C~t¥, F~ 3303~
{3051 245-061 I
11247 SW 1S2n0 Street
Miami, FL 331 S7
{305J 232-0359
.Bo
CORPORATE OFF]CE · 512 Clemata Street · ~est Palm 8each. FL 33401 * (5611 65%1370
April 9, 2003
J¢ffery Perlman, Mayor
Ci~j of Delray Beach
100 NW 1 s~ Avenue
Delray Beach, FL 33444
Re: North Federal Highway Redevdopment
Dear Mayor:
Badcock Furniture has been a property owner and business owner at 2400
North Federal Highway for many ye~s We have recognized the positive
growth of Delray and have recently improved our property by renovating the
building fac,~cte and parking lot
We understand that there is a new project proposed for the area that would
consist of a mix of retail, office and self ~orage uses. We consider this type
of development to be an assot to the revitalization of the area and I encourage
you to approve it. Thanks for your consideration.
J{
P
Baber
~iclent
Monday, April 07, 2003 9.14 AM MLPC (581)272-1042
D~:L~A.Y
2455 N, Di;~ie Hwy.
Delray Beach, FL 33483
(561} 272-2812
l=a,~: (561) 272-g5§~
Paul Dorling AICP
CITY OF DELRAY BEACH
100 NW 1 st Av~nue
Delta), Bcach, FL 33444
D~ ~. Dorl~g:
I have recently seen ~o~fion on a new proj~t on Feder~ ~way ~ re~, self ~o~e
and other b~esses. I r~enfly relo~ted my b~ess m ~s ~ ~d f=l ~t ~s VopoN
p~qicct Mll o~y ~prove ~e ~ea. I enco~e ~e CiW to approve iL
SNcerely,
Ed Rosen
PALM BEACH COUNTY
Delray Beach
2400 North Federal Hwy,
Delray Beach, FL 33483
(561 ) 243-8393
Lake Park
1409 10th Street
Lake Park, FL 33403
(561 ) 848-6200
Lake Worn
1630 South D)xle Hwy
Lake Worth, FL 33460
(561) 588-2717
Palm Beach West
4423 Cherry Road
West Palm Beach, FL 33409
(561 ) 684-1604
West Palm Beach
512 Clematis Street
West Palm Beach, FL 33401
(561) 659-1170
BROWARD COUNTY
Ft. Lauderdale
770 W Sunnse Boulevard
Ft Lauderdale FL 33311
1954J 462-6577
Hollywood
2147 Pembroke Road
Hollywood, FL 33020
(954) 921-2884
Plantation
3821 W Broward Boulevard
Plantation, FL 33312
(954) 791-8400
Pompano Beach
3051 North Powerl~ne Road
Pompano Beach, FL 33069
1954) 977-4884
DADE COUNTY
Carol City
2820 NW 183rd Street
Carol City, FL 33056
(305) 625-8234
Florida City
210 North Krome Avenue
FIonda C~ty, FL 33034
(305) 245-061 I
Miami
11247 SW 152nd Street
Miami, FL 33157
(305) 232-0359
CORPORATE OFFICE · 512 Clematis Street · West Palm Beach, FL 33401
April 9, 2003
Jeffery Perlmart, Mayor
City of Delray Beach
100 NW 1't Avenue
Delray Beach, FL 33444
· (561) 65%1370
Re: North Federal Highway Redevelopment
Dear Mayor:
Badcock Furniture has been a property owner and business owner at 2400
North Federal Highway for many years. We have recognized the positive
growth of Dekay and have recently improved our property by renovating the
building facade and parking lot.
We understand that there is a new project proposed for the area that would
consist of a mix of retail, office and self storage uses. We consider this type
of development to be an asset to the revitalization of the area and I encourage
you to approve it. Thanks for your consideration.
Pi esident