HomeMy WebLinkAboutCity of Tamarac Resolution R-2010-138Temp Reso #11942
October 18, 2010
Page 1
CITY OF TAMARAC, FLORIDA
RESOLUTION NO. R-2010- / 3 9
A RESOLUTION OF THE CITY COMMISSION OF
THE CITY OF TAMARAC, FLORIDA, GRANTING
LIMITED PARKING WAIVER APPROVAL TO
ALLOW FOR THE PROVISION OF ONE
HUNDRED AND EIGHT (108) PARKING SPACES
WHERE ONE HUNDRED AND FORTY-FOUR
(144) PARKING SPACES ARE REQUIRED BY
THE CODE OF ORDINANCES FOR THE
GALLERY EAST PROJECT FOR THE
PROPERTY LOCATED AT 3876-3900 W
COMMERCIAL BOULEVARD, (CASE NO. 6-Z-
10); PROVIDING FOR CONDITIONS OF
APPROVAL; PROVIDING FOR CONFLICTS;
PROVIDING FOR SEVERABILITY• AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, pursuant to the instructions of the City Commission of the City of
Tamarac, Florida, a public meeting has been advertised in accordance with applicable law
of the date, time and place of the meeting regarding the review of the application for a
Limited Parking Waiver; and
WHEREAS, Chapter 24 of the City of Tamarac Code of Ordinances provides that
the City Commission may grant a Limited Parking Waiver of the off street parking and
loading requirements whenever a hardship would exist by adhering to strict application
thereof, and further provides that the waiver would not be detrimental to public safety,
health and welfare of the citizens of the City; and
WHEREAS, Richard Berrie, Designated Agent for the property owner, Investments
Limited has filed an application for Limited Parking Waiver approval to allow for the
provision of one hundred and eight (108) parking spaces where one hundred and forty-four
(144) are
required due to a proposed
site
plan modification
request to address ADA
(American
Disability Act) deficiencies
and
to accommodate
parking for future use in
existing vacant spaces for the property located at 3876-3900 W. Commercial Boulevard;
and
Temp Reso #11942
October 18, 2010
Page 2
WHEREAS, the Director of Community Development recommends approval; and
WHEREAS, the Planning Board recommended approval on October 6, 2010; and
WHEREAS, the City Commission has examined the application, the staff and
Planning Board recommendations; and
WHEREAS, the City Commission has determined that the application is in
compliance with all elements of the Comprehensive Plan, or will be in compliance with all
elements of the Comprehensive Plan prior to the issuance of a Certificate of Occupancy for
the development; and
WHEREAS, the City Commission of the City of Tamarac, Florida deems it to be in
the best interests of the citizens and residents of the City of Tamarac to issue Limited
Parking Waiver approval to allow for the provision of one hundred and eight (108) parking
spaces where one hundred and forty-four (144) are required due to a proposed site plan
modification request to address ADA (American Disability Act) deficiencies and to
accommodate parking for future use in existing vacant spaces for the property located at
3876-3900 W. Commercial Boulevard for the property located at 3876-3900 W.
Commercial Boulevard; and
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF TAMARAC, FLORIDA:
SECTION 1: The foregoing "WHEREAS" clauses are hereby ratified and
confirmed as being true and correct and are hereby made a specific part of this Resolution.
All exhibits attached hereto are incorporated herein and made a specific part of this
resolution.
Temp Reso #11942
October 18, 2010
Page 3
SECTION 2: That the application for a Limited Parking Waiver of one
hundred and eight (108) parking spaces where one hundred and forty-four (144) are
required due to a proposed site plan modification request to address ADA (American
Disability Act) deficiencies and to accommodate parking for future use in existing vacant
spaces, located at 3876-3900 W. Commercial Boulevard is hereby approved subject to the
following conditions:
A. Construct a dumpster enclosure at the southwest corner of the site to
eliminate unscreened dumpster containers throughout the parking lot
within one hundred and twenty (120) days of the approval of this
petition. This application may require a variance for the required
setback to the southern and western property lines.
B. Eliminate two (2) parking spaces at the northeast corner of the site to
accommodate proper stacking at the egress of this property onto
Commercial Boulevard within one hundred and twenty (120) days -of the
approval of this petition.
C. Correct accessible parking spaces within one hundred and twenty
(120) days of the approval of this petition.
D. Install two (2) signs placed at each end of the front parking lot that state:
"Parking in Rear Available" within one hundred and twenty (120) days of
the approval of this petition.
SECTION 3: All resolutions or parts of resolutions in conflict herewith are
hereby repealed to the extent of such conflict.
Temp Reso #11942
October 18, 2010
Page 4
SECTION 4: If any clause, section, other part or application of this Resolution
is held by any court of competent jurisdiction to be unconstitutional or invalid, in part or in
application, it shall not affect the validity of the remaining portions or applications of this
Resolution.
SECTION 5: This Resolution shall become effective immediately upon its
adoption.
PASSED, ADOPTED AND APPROVED this 7 day of �w , 2010.
I .,
BETH TALABist6,
MAYOR
ATTEST:
PETER M. J' IC RDSON, CRM, CMC
CITY. CLERK -
RECORD OF COMMISSION VOTE:
MAYOR TALABISCO l
DIST 1:
COMM. BUSH LL—�Z,��'
DIST 2:
COMM. GOMEZ
DIST 3:
COMM. GLASSER
DIST 4:
VM. DRESSLER �--�
c.
I HEREBY CERTIFY THAT I HAVE
APPROVED THIS RESOLUTION
AS TO FORM.
1
A UEL S. GOREN
CITY ATTORNEY
wHANKS
.J consulting
(D engineers, inc.
August 20, 2010
Frank 2ickar
Senior Planner — City of Tamarac
7525 NW 88" Ave.
Tamarac, FL 33321
RE: Gallery East —Justification for Limited Parking Waiver
GMCF Job No. 100501
Dear Mr. Zickar:
Please find below the justification for requested limited parking waiver. Each of the City's
criteria is followed by an explanation as to how this site complies. The city's criteria are
repeated below in italics.
The uses of the . site are limited, by note on the site plan, to uses which can be
accommodated by the available parking;
Of this 13,682 SF shopping center, 1428 is proposed to be medical office or other intense
parking demand generator and the remainder parked at 3poo.
Granting of the limited waiver is the minimum waiver that will make possible the
reasonable use of the land, building or structure;
The waiver request of 25 spaces will allow for the beneficial use of the. facility, and the
owner to lease presently vacant space to a variety of tenants.
Granting of the limited waiver will be in harmony with the general intent and purpose of
this chapter and other ordinances and such limited waiver will not be injurious to. the area
involved or otherwise detrimental to the public welfare;
Granting of this parking waiver will allow for the continued economic growth of the area
while allowing for ADA modifications to the site.
Hardship exists as follows;
Special conditions and circumstances exist which are peculiar to the land and building
involved and which are not applicable to other lands, or buildings in the some zoning
district;
This building was built in 1975 (per BCPA); prior to the adoption of current parking codes
and Americans with Disabilities Act. This commercial building is unique in that it faces 57th
Street, formerly a gateway to the city. Other, more recent developments within this zoning.
district were built with additional parking.
7522 wiles rd., ate 203-6, coral springs, fl. 33067
Dhone:954-752-BBBO fax:954-752-SS69 EB#2BO34
Justification Statement - Limited Parking Waiver for Tamarac Plaza
August 20, 2010
Page 2
That the special conditions and circumstances do not result from the actions of the
applicant;
These conditions are the result of changes to the Tamarac Code with respect to parking
requirements and the implementation of the Americans with Disability Act.
That granting the variance required will not confer on the applicant any special privilege
that is denied by any law or ordinance to other lands or buildings in the same zoning
district;
Granting of this variance would not violate any known. law, but would allow the owner's to
make beneficial use (by leasing vacant tenant space) of the existing structure.
That literal interpretation of the provisions of this chapter or other ordinances would
deprive the applicant of rights commonly enjoyed by other properties in the some zoning
district under the term of such provisions and would work unnecessary and undue hardship
on the applicant.
The literal interpretation of the parking requirements would require the owner of this
property to leave tenant space unoccupied to comply with the. City's parking requirements.
I trust that you agree that approval of this limited parking waiver is justified based on the
parking study presented and this justification statement. If you should have any questions
on this matter please feel free to contact this office.
Sincerely,
Glen A. Hanks, P.E., PTOE
Senior Professional
wHANKS
J consulting
Q) engineers, inc.
B-2
B-1
Gallery East
Case No. 6-Z-10
Commercial Boulevard
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City Conwrimn
October 27 , 2010
Limited Parking Waiver
Subject Property
B-s
Jennifer Bramley, Director
Community Development
7525 NW 88 Avenue
Tamarac, FL 33321.
Telephone (954) 597-3530
wHANKS
_j consulting
(7 engineers, inc.
September 17, 2010
Frank Zickar
Senior Planner — City of Tamarac
7525 NW 88th Ave.
Tamarac, FL 33321
RE: Gallery East -- Application for Limited Parking Waiver
Parking Study - Revised
GHCE Job No. 100501
Dear Mr. Zickar:
This revised report was prepared to support the application for a limited parking waiver for
the Gallery East shopping plaza. A literature review as well as site specific data were
collected to support this proposed limited parking waiver.
BACKGROUND
Gallery East is a 25,687 SF office complex located at 3860-39A0 Commercial Blvd., just east
of State Road 7 in Tamarac, FL. This site was constructed in 1975. The site development
predated the widening of Commercial Boulevard and the enactment of the American with
Disabilities Act. At present, this office observed 113 parking spaces on this site. The
current tenants of this building are mainly professional offices, with a barber shop, tutoring
center, and 2 medical offices. A complete listing of the tenants and the occupied area is
provided. Of the 25,687 SF building, 5,928 SF is vacant, leasable space.
REASON FOR REQUEST
This limited parking waiver is being sought to allow the owners of this office complex to
fully lease their building and provide accessible parking spaces where none existed before.
Applying City of Tamarac code required parking rates to Gallery East results in 103 spaces
required for the currently leased area. One -hundred thirty five are required if all vacant
space is leased as office (31200 SF) and 144 are required if current vacancies are leased as
medical office (for a total of 9293 SF at a rate of 1 Space / 150 SF). These results are shown
on Table 1. To allow the owner flexibility in leasing this building and accommodate ADA
upgrades the applicant is requesting a waiver for 36 parking spaces.
METHODOLOGY
To assess the available supply of parking spaces for this site, this office utilized data from
the Institute of Transportation Engineers (ITE), Urban Land Institute (ULI) and the City of
Tamarac parking code, in conjunction with site specific data. A review of published parking
data for Office Building indicates there are two peaks for office utilization from 9:00 am to
7522 wiles rd., ate 203-B, coral springs, fl. 33OB7
phone:954-752-BB50 fax:254-752-8989 EB#2E034
Gallery East Parking Study - Revised
September 17, 2010
Page 2
noon and 2:00 pm to 4:00 pm. This office counted the number of utilized parking spaces
10:00 am to 4:00 pm.
The site specific parking demand observations captured the apparent peak parking
demands and were conducted on a Wednesday and Thursday in July. Maps depicting the
parking zones are attached.
DATA ADJUSTMENT
The data collected for this site is specific to the month of July. To account seasonal
differences in vacation habits, this office adjusted the raw counts using seasonal factors
published by the Urban Land Institute. The adjusted values are shown in Tables 2 and 3.
ANALYSIS
Presently this site has 113 parking spaces. The peak parking demand for this shopping
center (adjusted for monthly variation) was 56 parking spaces and occurred at 3pm. Fifty
seven spaces are available to fulfill parking needs for future tenants of the vacant spaces
and to accommodate uses with higher parking rates. Assuming all of the 5,928 SF vacant
tenant space is leased as medical/dental office, and these uses will occupy parking at the
code rate, 40 of the 57 spaces will be utilized. The total predicted peak utilization is about
97 parking spaces. This results in a predicted peak parking utilization of 86%. To facilitate
vehicle circulation and limit congestion this office recommends providing approximately
10% more spaces than the peak observed parking utilization rate.
LIMITED PARKING WAIVER
For the uses listed on Table 1, the City of Tamarac requires 144 spaces. This site was
observed to have 113 spaces. Data collected by this office indicates a peak utilization
(seasonally adjusted) of 56 spaces. If vacant spaces are leased to tenants with similar
parking demands (as the existing tenants) we project the maximum utilization to be 73
spaces._ If the 5,928 SF of vacant space is leased as medical office and the parking
utilization corresponds to the city's rate, then 97 spaces are expected to be utilized during
peak periods. To .fully lease the building as office a waiver of 22 spaces is required. To
allow the owner flexibility in leasing up to 9293 SF as medical office a waiver of 31 spaces is
required. The requested limited parking waiver, of 36 spaces will allow the owner to lease
up to 9293 SF as medical office while providing for handicapped accessible parking spaces
where none exist.
CONCLUSION
The parking analysis conducted by this office for Gallery East, using site specific data
collected on 7/14/2010 and 7/15,=O indicates the peak parking demand for the fully leased
site to be approximately 96 spaces. The City of Tamarac's code requires 144 spaces.
Presently 113 spaces exist. We are requesting a waiver of 36 spaces. Granting of this
WHANKS
I consulting
(D engineers, inc.
Gallery East Parking Study - Revised
September 17, 2010
Page 3
waiver will allow the owner flexibility in leasing and allow the owner to make
improvements to ADA accessibility. and select improvements to the site.
I certify that the data collected under my supervision is accurate and that the analysis
indicates the supply of parking is sufficient to support the proposed and existing uses at
this site.
Sincerely,
Glen A. Hanks, P.E., PiOE
Senior Professional
FL P.E. No. 53852
W HANKS
,J consulting
0 engineers, inc.
c-�
Table 1, GALLERY EAST WILDING
230 Al Se4ur1 Securit 202 office 1 00
1.01
Z13
Alma 6lnated Transit Union
Trensit
585
office
200
2.93
Z28
Amal mated Credit
Credit.Cbunselin
167
office
1/200
0.84
3888
Bruce Le er & L & 8 Barber
Barber Sho
1050
retail
1/200
5.25
234
Comtel Networks
CammunicaWons
297
office
1/200
1.49
246
David Musson Insurance
129
office
1/200
0.65
3899
EddyDalus
Massage Thera
1165
medical/dental
1/150
7.77
222
Eugenia Hankerson
Headstones Admin Office
148
office
1/200
0.74
218
FlrstChoiceTax.
Tax & Multi Services
560
office
1/200
2.80
3900/101
Florida No -Fault Insurance
Auto Insurance
1790
office
1/200
8,95
3896
Furvis Learning Center
Tutoring
1100
school
1/150
7.33
244
Glad Tidings
Long Distance Learning
133
office
1/200
0.67
229
Global Realty
Realtor
374
office
1/200
1.87
3876-3884
Hanger Ortho edic
Prosthetic & Orthotics
5320
office
1/200
26,60
227
Herick Williams
Tax & Multi Services
214
office
1/200
1.12
3900/1018
Janitorial One
Janitorial Admin Office
400
office
1/200
2,00
232
M & D Services Plus, Inc.
Tax & Multi Services 1 200
office
1/200
1.00
226
New. Covenant
Counseling227
office
1/200.
1.14
211
Night Hawk
Security_
800
office
1/200
4.00
215
Nurse Staffin& LLC
Nurse Staffing
575
office
11200
2.88
233
Promotional Printers
Printers/Marketln
369
office
1/200
1.85
220
Real X osure
Marketing
885
office
1120D
4.43
238
REVG Construction
Contractor's office
367
office
1/200
1,84
242
RMACK
Insurance
135
office
1/200
1 0.69
225
The Credit Group
Credit Repair
317
office
1/2001
1.59
224
Thomas Prope
Proper Management
147
office
1/200
0.74
214
Triple Care
Home Health
630
office
1/200
3.15
217
United Health. Medical
Chiropractor
1100
medical/dental
1/150
7.33
231
Universal Property
Realtor
363
office
1/200
1.82
203
Vacant
Vacant
170
office
1/200
0.85
209
Vacant
Vacant
190
office
1/200
0.95
210
lVacant
Vacant
1005
office
1/200
1 5.03
212
Ivacant
Vacant
1208
office
200
6.04
219
Ivacant
Vacant
380
office
1/200
1.90
221
Vacant
Vacant
546
office
1/200
2.73
223
Ivacant
Vacant
323
office
1/200
1.62
235
Vacant
Vacant
460
office
1/200
2.30
236--1
Vacant
Vacant
304
office
1/200
1.52
240
Vacant
lVacant
307
office
1/200
1.54
3888
Vacant
jV2Cant
1035 •
office
1/200
5.18
TOTALS
Total Bulldin SF
= 25,687
134.04
spaces
Total occupied SF - 19,759 104.40 spaces
Total vacant SF - 5,923
Additional parking required due to vacant leasable area (office): 29.64 spaces
Additional parking required due to vacant leasable area (medical/dental); 39.52 spaces
Assuming all vacancies leased as office:
Total Parking Required . 135 spaces
Assuming all vacancies leased as medical/dental:
Total Parking Required ■ 144 spaces
Table 2. Counting Tally Sheet - Day 1
Project: Gallery East
Location: Commercial Boulevard, East of 441
Date: Wednesday, July 14, 2010
Counter's Name: Kevin Alvarez
Weather/Other notes:
Region 1 Region 2 Region 3 Region 4 TOTAL
walkthrough &
parking spot 39 21 45 8 113 Season -ally
verification Adiusted
8-9ama
8-9amb
9-10ama
9-10amB
10 -11'am A
14
9
2
0
25
26
10-11amB
16
9
3
1
29
31
11-12 pM A
20
8
4
1
33
35
11=12pro
17
B
3
1
29
31
12-1pmA
16
9
5
1
31
33
12-1pm6
-
-
-
1- 2 pm A
16
8
7.
1
32
34
1-2pmB
16
7
7
1
31
33
2- 3 pm A
18.
8
7
1
34
36
2- 3 pm B
15
8
8
1
32
34
3-4pmA
22
9
7
1
39
41
3- 4 pm B
17
8
7
1
33
35 .
4-5A
16
8
7
1
32
34
4-5 B
5-6A
5-68
6-7A
6-78
7-8A
7-8B
Maximum 39 41
Utilization
Table 3. Counting Tally Sheet - Day 2
Project: Gallery East
Location: Commercial Boulevard, East of 441
Date: Thursday, July 15, 2010
Counter's Name: Kevin Alvarez
Weather/Other notes:
Region 1
walkthrough &
parking spot 39
Region 2 Region 3 Region 4
21 45 8
TOTAL
113 Season -ally
Adlusted
8-9ama
8-9amb
9-10ama
9-10amB
10-11amA
15
10
5
0
30
32
10-11amB
17
10
6
2
35
37
11-12pmA
21
10
11
1
43
45
11-12 pm B
22
11
12
1
46
48
12-1pmA
21
12
11
2
46
48
12-1pm8
-
-
-
-
1-2 mA
18
8
8
1
35
37
1-. 2 pm B
17
9
9
2
37
39
2-3pmA
18
9
8
3
38
40
2- 3 pm B.
22
9
9
3
43
45
3 - 4 pm A
30
9.
11
3
53
56
3 - 4 pm B
22
10
11
3
46
48
4- 5 A
24
8
14
4
50
53
4-5B
5-6A
5-6B
6-7A
6-7B
7-8A
7-8B
Maximum 53 56
Utilization
.l�►►;�COBS
September 23, 2010
Mr. Frank Zickar
Planning and Zoning Manager
City of Tamarac
7525 NW 88'h Avenue
Tamarac, Florida 33321-2401
Re: Gallery East Office Complex
Limited Parking Waiver
Dear Frank:
800 Fairway Drive
Suite 190
Deerfield Beach, FL 33441 U.S.A.
1.954.246.1234 Fax: 1.954.246.1235
Jacobs Engineering Group Inc. has reviewed the limited parking waiver analysis in connection with the
Gallery East Office Complex located at 3860 to 3900 Commercial Boulevard in the City of Tamarac.
This parking waiver involves potential medical office use (5,928 square feet) to be located in vacant
portions of this office complex. Our review focused on parking supply, current parking demand, and
projected parking demand with the medical office use. A parking analysis report was prepared by
Glen Hanks Consulting Engineers, Inc. and is dated September 17, 2010. A corresponding boundary
survey prepared by Keri Land Surveying was also provided. The following is a summary of our
findings:
❑ The total number of existing parking spaces provided on site is 113.
❑ The parking calculations (i.e. parking required by code) contained in the report indicate that this
site is required to provide 103 parking spaces for the currently leased area.
❑ Should the currently vacant space (5,928 square feet) be leased as medical office, an additional
41 parking spaces would be required to meet code. As a result, a total of 144 parking spaces
would be required on site to meet code.
❑ Required site plan modifications will eliminate approximately five (5) existing parking spaces.
Therefore, the resulting parking waiver is 36 parking spaces (144 required parking spaces
minus 108 available parking spaces less 5 parking spaces eliminated due to site plan changes).
❑ Field observations were conducted on a typical Wednesday and Thursday during the month of
July. The hours of observation on both days were between 10:00 AM and 5:00 PM.
❑ The peak parking demand observed on Wednesday occurred between 3:00 PM and 4:00 PM
(39 occupied parking spaces). The peak parking demand observed on Thursday occurred
between 3:00 PM and 4:00 PM (53 occupied parking spaces).
❑ In order to reflect peak season conditions, the ,parking counts were adjusted by a factor of
1.06 (+/-). The seasonally adjusted peak parking demand is 56 parking spaces.
ct At the time of the parking counts / field observations 5,928 square feet of the office complex
space was vacant (i.e. 23.1 % vacancy rate).
Jacobs Engineering Group Inc. Page 1 of 2
❑ The predicted number of available (unoccupied) parking spaces during the peak period and
peak season of a typical weekday is 57 (113 parking spaces provided minus a demand of 56
parking spaces not including the proposed tenant).
❑ The analyst concludes that, if the subject vacant space is leased for medical office, the, peak
parking demand would yield 97 occupied parking spaces. As a result, there would be an
additional 16 available parking spaces. (With the required site modifications, the actual
number of available parking spaces will be 11.)
As part of this review, 1 personally visited the site on Tuesday, September 20, 2010 to observe the
reported parking demand. The parking demand and the corresponding amount of available parking
were consistent with the observations documented by the Applicant's parking consultant.
The subject parking analysis indicates that, during the peak periods, the supply will exceed the
projected demand by approximately 11% (i.e. 11 parking spaces).
Based upon the data collected and the analysis performed relative to the parking supply and demand at
the Gallery East Office Complex, it appears that the overall parking supply will be adequate with the
inclusion of the proposed medical office use. Please contact me if you have any questions or
comments.
Sincerely,
JACOBS ENGINEERING GROUP INC.
Karl B. Peterson, P.E.
Senior Project Manager
Jacobs Engineering Group Inc.
G:%productloMobMEAXA36001Gallery East Parking WalverT Zickar - Gallery East - Parking Review 09-23.10.dodc
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