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HomeMy WebLinkAboutDocumentation_Regular_Tab 10A_06/10/1999 ~~ ~~ ~.: MEMORANDUM To: Thomas G. Bradford, Village Manager From: Scott D. Ladd, Director of Community Development ~ ~~ Kara L. Irwin, Plapnerl,i,Vjr Date: June 4, 1999 Subject:. Consideration of Request for Village Council approval of allowing ingressl ress over the property proposed for purchase by McCarthy's Restaurant & Pub, 195 Tequesta Drive, to the Dorner Trust for their property located_on the_nort~east corner of Old Dixie Highway and Tequesta Drive. The following Traffic Impact Analysis was created to provide information omthe impact of development on the Dorner Trust Property located on the northeast corner of Tequesta Drive and Old Dixie Highway.. The information can boused so that a decision may he made- conce~'ning whether or not to grant access to the ingress/egress point at 195 Tequesta Drive, the property the McCarthy's Restaurant & Pub desires to purchase- from the Dorner Trust for additional par~Cing, to the Dorner Trust Property once the sale is complete. Tom,.. attached is an original and- eighteen. ~ 18~ sets of packets for the above. referenced- supject, please place on the agenda of the upcoming June 10, 1999 Village Council Meeting. Thank you. /kli Deparbme~rtt oaf Colr~nlunity DeMeloprr~'rYt Traffic Impact Analysis Dorner Trust Property Northwest Comer Old Dixie/Tequesta Drive 0 Dorner Trust Property Traffic Impact Analysis This traffic statement will assess the traffic impacts associated with the potential development of the 10.68-acre lot situated on the northeast corner of Tequesta Drive and Old Dixie Highway. The Dorner Trust currently owns the parcel and no formal application has been submitted for potential development on this site. The purpose of this report is to analyze the possible development potential. allowed.on~ this parcel and the probable impact it will have on the adjacent roadways. The parcel is located in the Villages Mixed-Use District and the allowable uses include Residential,, Commercial, Public, General Office and Recreation/Open Space. This traffic analysis will cover a possible residential or commercial development. The models for this traffic generation report are Lighthouse Cove, a 252-unit apartment complex, and Tequesta Oaks, a 158-unit residential and commercial development. Lighthouse Cove is situated on 13.96 acres, which is comparable in size to the 10.68 acres of the Dorner Trust property. The Tequesta Oaks development is comprised of 13.60 acres of which 1.53 acres are devoted to commercial and 12.07 acres are devoted to residential use. The maximum number of dwelling units per acre, as stated in the Village of Tequesta Code of Ordinances, is 18 du/acre. The maximum number of units generated from this density requirement is ± 192 units for a residential development. This number represents the maximum number of dwelling units and consideration must take into account the required parking and landscape/open area allocation for all development. For the purpose of this report, the maximum number of dwelling units will be used to determine the potential impact of a residential development on the 10.68-acre site. Traffic Generation Palm Beach County has published official Daily Trip Generation Rates for single family attached residential facilities in the Impact Fees Section of the Unified Land Development Code. The single family attached unit generates approximately seven (7) trips per dwelling per day. The total trips generated for a proposed 192 dwelling unit project would be 1,344 trips/day. Trip Distribution In order to determine the impact of the proposed development's traffic on the surrounding roadway network, a directional distribution was developed to be used in assigning traffic volumes associated with the project. The assignment of the proposed land use was undertaken to determine the maximum impact on this site. The traffic volumes do not take into account the current development in the Village Mixed-Use District, the impact of these developments will not be seen until the developments are fully complete. REFERENCE THE EXHIBTFS FOR TRIP DISTRIBUTION NUMBERS The model for this traffic generation is the Tequesta Shoppes Plaza. on the corner of U.S. Highway One and Tequesta Drive. The 9.17 acres is comparable in size to the 10.68 acres of the Dorner Trust property. The total lot coverage for the Tequesta Shoppes is 64.8%, including all impervious surfaces. The allowable maximum lot coverage for the Mixed-Use District is 70°r6. This allows the Dorner Trust 325,737. SF of total lot coverage. Allocations must be made for setbacks, parking and landscaped/open space. requirements, which leaves a maximum of 100,000 to 150,000 SF for structures. The maximum. number 150,000 SF will be used for the purposes of this analysis. Traffic Generation Palm .Beach County has published official daily trip .generation rates for General. Commercial Retail according to the square footage in the Impact Fees section 10.8 (Fair Share Road Impact Fee) of the Land Development Code. The General Commercial Retail Total Daily Trip Generation for Dorner Trust Property is determined in the following way: Total Daily Trips: Ln (T) = 0.625 Ln(X) + 5.985 = 0.625 Ln(150) + 5.985 = 9106 Daily Trips Pass by % = 45.1 - .0225 (X) = 45.1 - .0225 (150) = 41.7% pass by traffic The pass by traffic constitutes 3797.0 trips of the 9106 Daily Trips; the new traffic count generated by the commercial development would be 5309 Daily Trips. The traffic generation rate used for the purpose of this report will be 5309 Daily Trips. Trip Distribution In order to determine the impact of the proposed development's traffic on the surrounding roadway network, a directional distribution was developed to be used in assigning traffic volumes associated with the project. 2 REFERENCE THE EXHIBTfS FOR THE TRIP DISTRIBUTION NUMBERS Residential Development TABLE 1-Capacity Analysis LOCATION Los D 1998 PROJECT TOTAL LOS AVAILABLE cAPACirr COUNT CAPACITY US-1 County Line - Teq Dr. 47,500 21,142 269 21,411 A 26,089 Teq Dr. - Alt. A1A 47,500 22,000 349 22,349 A 25,151 OLD DIXIE HWY County Line- Teq Dr. 14,300 6672 81 6753 A 7547 Teq Dr. - Aft. Al A 31,100 12,267 470 12,737 A 18,363 TEQUESTA DRIVE Country Club -Old 15,300 13,502 175 13,677 B 1623 Dude Old Dude- US 1 32,500 11,107 618 11,725 A 20,775 General Commercial Development TABLE 2 -Capacity Analysis LOCATION LOS D 1998 PROJECT TOTAL LOS AVAILABLE CAPACITY COUNT CAPACITY US-1 County Line-Teq Dr. 47,500 21,142 1062 22,204 A 25,296 Teq Dr. -Alt. A1A 47,500 22,000 1380 23,380 A 24,120 OLD DIXIE HWY County Line- Teq Dr. 14,300 6672 319 6991 A 7309 Teq Dr. -Aft. Al A 31,100 12,267 1858 14,125 A 16,975 TEQUESTA DRIVE Country Club -Old 15,300 13,502 690 14,192 C 1108 D'ode Old Dude - US 1 32,500 11,107 2442 13,549 A 18,951 Based on the Palm Beach County Trip Generation Rates, a residential development on the Dorner property will not adversely affect the adjacent roadways. The generated trips per day do not adversely affect the LOS Standards for US Highway One, Tequesta Drive and Old Dixie Highway. This analysis allows for two access points for the project site, adding a second access point on Tequesta Drive does not seem necessary due to the fact that the traffic ingression/egression along Tequesta Drive can only travel west. The General Commercial Development generates more traffic than the residential and has an effect on the levels of service for Tequesta Drive. A General Commercial Development would have a greater impact on the area than a residential development. A proposal from the applicant for a commercial development may not meet the LOS Standards because this analysis does not represent the development presently under construction in this area, which will affect the traffic counts in the near future. The Village Council must approve any future development in the Mixed-Use District. Any large-scale commercial development would need a special exception from the Village Council. These facts should be taken into consideration while reading this report. In conclusion, the most intense use of this site, whether residential or commercial, the impact would not adversely affect the surrounding area. 4 ~ ~ - DORNER TRUST PROPERTY - DRIVEWAY CUT -ADDITIONAL PARKING FOR McCARTHYS RESTAURANT FIGURE 1 LOCATION MAP c7~ v 0 ~ ASSUME EASTERN TRAFFIC U-TURNS ~` ~ ~ l~ . * ~ ~ ~ ~~a~o ~~~ ,~ ~~,e G ~ \\~ l\l FIGURE 2 RESIDENTIAL USE DISTRIBUTION oNE ao% ~~ ~ * ~ ~ ~~~ * Lp ~~~\ 0 DAILY GENERATED TRIPS \~ G ~r * * ~~y.~a 1 / ~~~~ b PR ~f~ m i \~~ (rEi'W ~YY 0 N E ASSUME EASTERN TRAFFIC U-TURNS a~s.~ FIGURE 3 RESIDENTIAL DAILY TRIP GENERATION DISTRIBUTION lT~ _~ ~ ~ ~*~ ~~~~ ~ o,~~ _ ~ ~Lp ASSUME EASTERN TRAFFIC U-TURNS ~ ~ ~ _ FIGURE 4 GENERAL COMMERCIAL DISTRIBUTION I M • O AG ~s * __ ~ ~ ~ ~ ~ ~ * ~ ,~w ~ Opp p~~\ Igy$.~S ~ o, 3'~ IitS~ 1-f 1(r * ASSUME EASTERN TRAFFIC U-TURNS ~c ~ ~ 3' ~ * 3a G' "°N~ a~~ ST-~ 1P~~ ~1~ FIGURE 5 GENERAL COMMERCIAL DAILY TRIP GENRATION DISTRIBUTION ONE IOb1,8 ~M E M O R A N D U M o .'y O To: Village Council ~~ From: Thomas G. Bradford, Village Manager ~ ~~j2~ Date: January 8, 1999 // Subject: Consideration of Request for Installation of Parking Lot Curb Cut/Driveway Entrance to Existing Paved Parking Area at 195 Tequesta Drive; Agenda Item This development matter request is somewhat unique. Therefore, I felt I should provide a statement regarding the same for your consideration. Between the former Alex Webster's Restaurant and the new McCarthy's Restaurant and Pub, is a finger of land owned by the Dorner Trust which is a part of the larger undeveloped parcel from Tequesta Drive to the new Post Office currently under construction. It is our understanding that McCarthy's has reached an agreement with the Dorner Trust to purchase this finger of land in order to expand its parking area. The current parking area available to McCarthy's exceeds the Tequesta Parking Code requirements. However, the McCarthy's desire to provide for additional parking to serve their thriving business. The parking lot that exists on this finger of land formerly served as overflow parking to Alex Webster's Restaurant. However, according to Scott Ladd, there are no records of this parking lot ever having been reviewed by the Village Council in the past. Tequesta does not allow stand-alone parking lots as a permitted use. Nevertheless, the reason this matter is before you is that the McCarthy's wish to have access to the parking lot during this winter season by allowing them to have a curb cut/driveway installed at this time. This is acceptable to the Village Staff provided that 1. Approval of modification of the McCarthy's site plan is received from the Village Council within four months' time. Therefore, the revised site plan must be submitted to the Village in a timely fashion. 2. No rights of access inure to the benefit of the Dorner Trust by virtue of the temporary approval of a curb cut/driveway or approval of the site plan modification for McCarthy's. 3. In the event that the sale between the Dorner Trust and the McCarthy's falls through or a site plan is not submitted in four months, Tequesta maintains the right to re-install the curb and eliminate the driveway. 4. Other conditions referenced in the attached staff report. The primary concern of the Village Staff is that the Dorner Trust wishes to have ingress and egress from this finger of land to Tequesta Drive. The problem is that at this time, no one knows what type of facilities will be proposed for the current vacant Dorner Trust land. The Village Council needs to reserve the right to deny or control ingress and egress over the McCarthy's newly purchased parking lot, depending upon what type of land use is proposed for the current Dorner Trust vacant land in the future. Hopefully, if these conditions are imposed, the McCarthy's can purchase their property now, use it as a parking lot this winter season, come back within four months for site plan modification to address such things as Ordinance No. 377, and ingress and egress over this property to Tequesta Drive by future projects to be developed on the Dorner Trust land can stand on its own merits based upon the specifics of a future development proposal and the traffic generated therefrom. Should you have any questions relative to this matter, please feel free to contact me at your convenience. TGB~ecr \MyFiles\VillageCouncil\Council 1-8-99 2 n I:\224\Owg\224Xbase.dwg Tue Jan 05 14:41:30 1999 KOP :: •/ ° it#L [! ~~ F ~q ~~jy; !s ~PF~ R ' 7 ~P~ e~ ~ P S F P q g ¢s ~~! ~ ;~3 } 1~ it3l~ ~: ~P~r9 '= ~riP 1' ~ s Trr s- #r ~ ~ ~ i P ~~ ~~ ~ 6 ~P! :P t f S P ~ CPF~ ~i i ~~ ;~I ~ } 66~ ~ ;~ 'y to =~r i ~Pi ~ i~~ r ~ P# ~ t ~~~i ~ ~~lP P~ P 7 sP P o.~P ~ ~.i s ~ r ~. Q '. 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