HomeMy WebLinkAbout052322 - DRC 5560 PGA Boulevard - Veterinary Emergency GroupPA�.M BEACH
MEMORANDUM
CITY OF PALM BEACH GARDENS
TO: Mark Hendrickson, City Forester
Ross Gilmore, GIS Manager
Todd Engle, City Engineer / Kathy Gilbert, Deputy City Engineer
Scott Danielski, Building Official
Jennifer Nelli, Community Services Operations Manager
Jeneve Labossiere, Police Sergeant / Robert Seay, Police Officer
Neil Rosenberger, Fire Marshal
Bruce Gregg, Seacoast Utility Authority
Andrea Troutman, Pinder Troutman Consulting
Via PBG Email:
Patty Snider, City Clerk
Renata Schwedhelm, Agenda Coordinator
Stephen Stepp, Deputy City Manager
John Boehm, Assistant to the City Manager
David Reyes, Community Services Administrator
Angela Brown, Deputy Community Services Administrator
Mike Morrow, Engineering Operations Director
JR Evans, Neighborhood Services Director
Bahareh Wolfs, Development Compliance and Zoning Manager
Charlotte Presensky, Leisure Services Administrator
Jamie Cobb, Administrative Services Manager
R. Max Lohman, City Attorney
Janice Massie, Legal Administration Manager
Barbara Chabre, Executive Legal Assistant
Via Email:
Daniel Turbet, Florida Power and Light
Nicholas Ramos, Florida Power and Light
Anthony Lozano, Florida Power and Light
Vaughn Moncrieffe, Florida Power and Light
Rick Kania, Waste Management
Fred Harmon Jr., Waste Management
Anna Bielawska, Palm Tran
Michael Owens, School District of Palm Beach County
Ken Roundtree, Northern Palm Beach County Improvement District
DATE: April 22, 2022
FROM: Dawn Sonneborn, Senior Planner, dsonneborn@pbgfl.com, 561-799-4219 DC,S
SUBJECT: PPUD-22-03-000067/LDRA-22-03-000085/CUMJ-22-03-000070 -
556o PGA Boulevard - Veterinary Emergency Group requesting a
PUD Rezoning, LDR Text Amendment, and Major Conditional Use on
1.55 acres for a 24-hour veterinary clinic in the PGA Boulevard
Corridor Overlay
DRC Transmittal Memo
PPUD-22-03-00oo67/LDRA-22-03-000085/CUMJ-22-03-000070
April 22, 2022
Please provide your comments on the subject petitions no later than Tuesday, May 3, 2022.
Your comments must be forwarded to my attention by that date and time so that written
comments can be given to the Applicant in accordance with the timeframes established in the
City's Land Development Code. Should you have no comments, please indicate so in a memo.
Additional copies of the complete application are available in the Planning & Zoning
Department.
MEETING DATE AND TIME: May 23, 2022, 2:00 P.M. in City Council Chambers
PETITIONS: PPUD-22-03-00oo67/LDRA-22-03-00oo85/CUMJ-22-03-000070
DESCRIPTION: Veterinary Emergency Group (VEG) requesting a Rezoning to Planned Unit
Development (PUD) with an underlying Neighborhood Commercial (CN) zoning district; a Land
Development Regulation (LDR) Text Amendment to add Veterinary Clinic, including 24-hour
service to the permitted uses in the PGA Boulevard Corridor Overlay; and a Major Conditional
Use for veterinary clinic on 1.55 acres for a 24-hour veterinary clinic. The parcel is the existing
abandoned bank building at the southwest corner of PGA Boulevard and Central
Boulevard/Avenue of the PGA. The existing building is proposed to remain with building
elevation improvements, removal of the rear covered bank drive -through area, enhanced
landscaping, and interior renovations for the proposed use. The parcel is currently zoned CN.
Thank you for your ongoing cooperation and assistance. Please contact me at (561) 799-4219 or
dsonneborn@pbgfl.com should you have any questions or comments.
cc: Natalie M. Crowley, AICP, Director of Planning and Zoning
Peter S. Hofheinz, AICP, Assistant Director of Planning and Zoning
Marty Minor, Urban Design Studio
Page 2 of 2
PALM BEACH
MEMORANDUM
CITY OF PALM BEACH GARDENS
TO: Marty R.A. Minor, Senior Planner, Urban Design Studio
DATE: May 16, 2022
CC: Natalie Crowley, AICP, Director of Planning and Zoning
Peter Hofheinz, AICP, Assistant Director of Planning and Zoning
FROM: Dawn C. Sonneborn, AICP, Seni
Martin L. Fitts, AICP, Principal
SUBJECT: PPUD-22-o3-00oo6�/LDRA-22-o3-00oo85/CUMJ-22-o3-
000070 — 556o PGA Boulevard — Veterinary Emergency Group
requesting a PUD Rezoning, LDR Text Amendment, and Major
Conditional Use on 1.55 acres for a 24-hour veterinary clinic in
the PGA Boulevard Corridor Overlay
The following comments are based on plans submitted to the City on March �, 2022, found
insufficiency on March 17, 2o22, resubmitted to the City on April 18, 2o22, and found
sufficient on April 21, 2022.
Planning and Zoning
LDRA-22-o3-00008,E
1. The Applicant's narrative is not clear on exactly what is being requested for the LDR text
amendment. Please provide recommended amendments to the Code for Staff review.
The revised note (48) under 78-159 should reference a veterinary clinic may be
permitted within the PGA Overlay as a Major Conditional Use based upon meeting
specific criteria, including restrictions on locations near restaurants, food service
establishments, or residential uses, minimum separation distances, etc. New additional
standards are also needed to address the potential nuisances that could be associated
with this use. At a minimum, these include, but are not limited to, noise, odor, waste
disposal, visual impact, adverse impact, and compatibility. Additionally, please take
special care to note any impacts that may arise from the 24-hour nature of the business.
Staff Comments
PPUD-22-o3-00oo6�/LDRA-22-o3-00oo85/CUMJ-22-o3-0000�0
5/16/22
2. The Veterinary Clinic use ��ill need to be added as a Major Conditional Use in the PGA
Corridor.
3. Please provide research from comparable jurisdictions to Palm Beach Gardens that have
a similar use and the development standards used to regulate and review the use for
Staff review.
PPUD-22-og-00006z
4. The proposed site plan does not adequately address the requirements of the PGA overlay
contained in Sec. �8-221 of the City's Code. Please address the requirements of Section
�8-221 regarding the PGA Boulevard Overlay. The Applicant needs to address the
following:
• The proposed site plan design does not meet the intent of Sec. �8-221(b)(2) by
providing adequate landscape buffering or redevelopment that preserve and
enhance the existing visual character of the corridor.
• Consistent with Sec. �8-221(c)(1)c., existing non -conformities on site should be
reduced to the amount possible. There are a number of non -conformities on the site
plan, such as more than nine parking spaces without a landscape island and the 55-
footlandscape buffer along PGA Boulevard that have not been corrected or reduced.
• Sec. �8-221(d)(1)(e), Nonresidential development shall blend into the landscape,
deferring to open spaces, existing natural features, and vegetation.
• Sec. 78-221(d)(1)(g), Pedestrian amenities. The plan does not provide pedestrian-
friendlyfocal spaces such as pedestrian spaces with furnishing, generous plantings,
public art, marked crosswalks, and vehicular parking and circulation areas clearly
separated from such pedestrian amenities.
• Sec. �8-221(d)(3), The site is within the Parkway Overlay District and is subject to
the requirements of Sec. �8-231.
• Sec. �8-221(d)(4), Special front setback requirements. The site is subject to the PGA
Boulevard 55-foot special front setback requirement to building and paved areas for
motor vehicles.
• Sec. 78-221(g), Landscaping theme. The landscape theme for the PGA Boulevard is
intended to be a free form design with multiuse pathways and sidewalks, berms,
pedestrian and bicycle amenities, shade trees, and street furniture.
5. The Applicant's proposed site design does not adequately account for the proximity of
nor mitigate the potential impacts on the existing residential uses. Please redesign the
proposed outdoor dog walls and generator away from the residential use on the south.
6. The south landscape buffer needs to be revised to be a dense, multi -tiered landscape
design with a variety of species with varying heights that are low, medium, and high,
along with a berm and opaque fence or wall to fully screen and buffer the proposed use
from the existing residential property. Please revise.
Page 2 of 11
Staff Comments
PPUD-22-o3-00oo6�/LDRA-22-o3-00oo85/CUMJ-22-o3-0000�0
5/16/22
�. The Project Narrative needs to be corrected/modified as follows:
a. Correct the analysis chart to be consistent with LDR Section �8-154, Note (5). The
required rear setback is l05 (30' +additional 75' when abutting a residential zoning
district).
b. Correct the open space on Page 15. It's noted as 510.2%.
c. Please add a section on other applicable agencies, such as the Palm Beach County
Health Department that apply to the proposed use.
8. The proposed elevations for the site are not consistent with the design intent of the PGA
Overlay, specifically Sec. �8-221 (b)(2)d., Sec. �8-221(h)(1) and (4). The proposed
architecture does not adequately provide four-sided architecture, compatible materials
and color palettes, or a general design that provides a positive impact on the
surrounding environment. The large amount of red on the canopy clashes with the
adjoining facades, especially with the unique building design.
9. On the Site Plan, please correct the Palm Beach County parking code reference in the
Site Data Table.
10. On the Site Plan, please add the Proposed Zoning, and correct the misspelled word
"catgories" in the Site Data table.
11. On the Site Plan, there are double property lines along the south property line. Please
clarify.
12. The Site Plan detail sheet has an uncoated proposed chain link fence around the dog
walk area. Per LDR Section �8-186(b)(�)d., chain link fences shall be vinyl coated,
utilizing black or green color. Please correct.
13. The generator enclosure detail on the Site Plan needs to include architectural details
that enhance the front and side elevations as well as screening the top pursuant to Sec.
�8-221 (h)(6). Please revise.
14. For the Photometric Plan, Staff strongly recommends a maximum height of 12' for poles
along the south side of the site instead of 25' due to the abutting residential
development. Please revise.
15. For the Sign Plan, please demonstrate that the proposed window signs meet City LDR
�8-285. For LDR Section �8-285 compliance determination, the plan needs to show the
dimensions for each glass area with proposed window graphics, meeting the maximum
sign coverage of not more than 20%, and not more than 50% of any single window.
Please revise.
16. For the Sign Plan, the two proposed tenant wall signs do not meet City LDR Section �8-
285. The requirement for no more than �o% of the immediate vertical and horizontal
surface area has not been calculated properly.
Page 3 of 11
Staff Comments
PPUD-22-o3-00oo6�/LDRA-22-o3-00oo85/CUMJ-22-o3-0000�0
5/16/22
l�. The Applicant's waiver requests shall be divided into multiple waiver charts, based on:
1) new waiver requests, 2) existing non -conformities that are being improved upon and
still do not meet code, and 3) non -conformities that are remaining. Staff can provide an
example.
18. Please be advised that any waiver request shall be consistent with LDR Section �8-158.
19. Per LDR Section �8-285, the site does not meet the minimum 300 lineal feet of right-
of-way for a Ground Sign. A waiver request has not been provided for the proposed
ground sign.
20. The existing sidewalks at 4' wide are an existing non -conformity. Please provide 5'
sidewalks onsite, or provide a waiver request based on the existing non -conformity. Any
new sidewalks proposed shall be a minimum of 5' wide.
21. Staff does not support the Applicant's waiver from City LDR Section �8-315 for to
parking spaces in a row without a landscape island. The site design provides 8
additional parking spaces over the LDR parking requirement. This will allow for the
landscape island to be designed into the Applicant's site modifications, along with the
relocation of the dog walls and generator to the west side.
22. Staff strongly recommends adding electrical vehicle charger spaces.
CUMJ-22-o�-0000�0 -Major Conditional Use
23. LDR Section �8-52(d) requires the Applicant to demonstrate compliance with the
following criteria for a Major Conditional Use application:
(1) Comprehensive plan. The proposed use is consistent with the comprehensive plan.
Staff Comment: Until the Applicant addresses Staff concerns for compatibility with the
abutting residential use and the site modifications, further comments will be provided
by Staff.
(2) Chapter requirements. The proposed use is consistent with all applicable
requirements of this chapter.
Staff Comment: There are outstanding comments pertaining to areas that do not meet
the City's code. Until the plans are revised accordingly and all waiver requests are
addressed, further comments will be provided by Staff.
(g) Standards. The proposed use is consistent with the standards for such use as provided
in section �8-159•
Staff Comment: The Applicant needs to clarify exactly what is proposed for the new use
and address Staff s related comments. Therefore, this remains under review.
Page 4 of 11
Staff Comments
PPUD-22-o3-00oo6�/LDRA-22-og-000085/CUMJ-22-o3-0000�0
5/16/22
(4) Public welfare. The p�•oposed use provides for the public health, safety, and welfare
by:
a. Providing for a safe and effective means of pedestrian access;
Staff Comment: There are Staff comments to be addressed related to the site
modifications. Therefore, this remains under review.
b. Providing for a safe and effective means of vehicular ingress and egress;
Staff Comment: There are Staff comments to be addressed related to the site
modifications. Therefore, this remains under review.
c. Providing for an adequate roadway system adjacent to and in front of the site;
Staff Comment: The existing site contains PGA Boulevard along the north, and Avenue
of the PGA to the east for access.
d. Providing for safe and efficient onsite traffic circulation, parking, and overall
control;
Staff Comment: There are Staff comments to be addressed related to the site
modifications. Therefore, this remains under review.
e. Providing adequate access for public safety purposes, including fire and police
protection.
Staff Comment: There are Staff comments to be addressed related to the site
modifications. Therefore, this remains under review.
(5) Screening and buffering. The proposed use utilizes such techniques as landscaping,
screening, buffering, site or building design, or business operation procedures to
mitigate impacts on surrounding properties, including such impacts as:
a. Noise;
b. Glare;
c. Odor;
d. Ground-, wall-, orroof-mounted mechanical equipment;
e. Perimeter, interior, and security lighting;
f. Signs;
g. Waste disposal and recycling;
h. Outdoor storage of merchandise and vehicles;
i. Visual impact; and
j. Hours of operation.
Page 5 of 11
Staff Comments
PPUD-22-o3-00oo6�/LDRA-22-o3-00oo85/CUMJ-22-o3-0000�0
5/16/22
Staff Comment: The Applicant needs to address Staff concerns and comments on project
landscaping and buffering, screening, site modifications, and Major Conditional Use
standards for the proposed use. Therefore, this remains under review.
(6) Utilities. The proposed use minimizes or eliminates the impact of utility installation,
including underground and overhead utilities, on adjacent properties.
Staff Comment: The Applicant needs to address the related utility easement Staff comments.
Therefore, this remains under review.
(�) Dimensional standards. The proposed use meets or exceeds all dimensional
requirements required by the chapter.
Staff Comment: The Applicant needs to address Staff comments related to setbacks.
Therefore, this remains under review.
(8) Neighborhood plans. The proposed use is consistent with the goals, objectives,
policies, and standards of neighborhood plans.
Staff Comment: There are no neighborhood plans associated with this property.
(g) Compatibility. The overall compatibility of the proposed development with adjacent
and area uses, and character of area development.
Staff Comment: Until the Applicant clarifies the new use and the Major Conditional Use
standards and criteria, and also addresses Staff concerns for compatibility with the abutting
residential use and the site modifications, further comments will be provided by Staff.
(so) Patterns of development. The proposed use will result in logical, timely, and orderly
development patterns.
Staff Comment: The Applicant needs to address Staff comments and concerns on site
modifications. Therefore, this will remain under review.
(11) Purpose and intent. The proposed use will be in harmony with the general purpose
and intent of this chapter and the goals, objectives, and policies of the city.
Staff Comment: The Applicant needs to address Staff comments and concerns on site
modifications and compatibility. Therefore, this will remain under review.
(Y2) Adverse impact. The design of the proposed use and structu�°es will minimize any
adverse visual impacts or impacts caused by the intensity of the use.
Staff Comment: The Applicant needs to address Staff comments and
modifications and compatibility. Therefore, this will remain under review.
concerns on site
Page 6 of 11
(13) Environmental impact. The
impacts that may be created,
resources including air, water,
wetlands.
Staff Comments
PPUD-22-o3-00oo6�/LDRA-22-o3-00oo85/CUMJ-22-o3-0000�0
5/i6/22
design of the proposed use minimizes any adverse
including impacts on environmental and natural
stormwater management, wildlife, vegetation, and
Staff Comment: The site is an existing developed parcel proposed for site modifications.
There are no environmental impacts, other than the regulations of any other agency for the
proposed type of use.
Forestry
24. Based on the site modifications addressed under the Planning and Zoning section,
please provide a hedge around the proposed generator wall enclosure.
25. On Sheet LA-3, there are lines on both sides of the front entry door in the location of the
existing plant beds, however the area inside the lines appear to indicate concrete. Please
clarify.
26. Pursuant to Section �8-324(a), Forestry recommends meandering the proposed Avenue
of PGA sidewalk to allow for planting beds within the road shoulder.
2']. Pursuant to Section �8-324(e), via a Condition of Approval, the Applicant shall
coordinate with the City for their fair share of the maintenance of the PGA Boulevard
median, which is existing bull -nose stamped concrete.
28. Pursuant to Section �8-324(e), via a Condition of Approval, the Applicant shall
coordinate with the City for their fair share of the maintenance of the PGA of America
landscaped median.
29. Pursuant to Section �8-324(a), the Applicant shall be required to landscape, irrigate,
and maintain improvements within the PGA of America road shoulder abutting the
project boundary. Please add to the landscape plans.
30. There are no easements indicated on the Boundary Survey, site plan or landscape plan.
Please be aware that the 198o Site &Utility Plan for the subject property indicates a 12'
utility easement along the northern and eastern property lines and a 6' utility easement
along the southern property line. Please verify all existing and proposed easements on
the site plan and landscape plan. (Forestry and Planning and Zoning)
31. On the survey and landscape plan, please explain what appears to be a drainage pipe
line encumbrance across the southwest corner.
GIS
32. The Applicant shall submit an Open Space Plan with the associated CAD drawing for
review. The CAD files shall contain drawings of the following: Property boundary,
Page 7 of 11
Staff Comments
PPUD-22-o3-00oo6�/LDRA-22-o3-00oo85/CUMJ-22-o3-000070
5/lfi/22
Impervious Areas, Pervious Areas, Total Open Space, Open space for landscape points,
and Sod Areas. Each layer shall be clearly labeled using the drawing names outlined
above. If a different naming convention is utilized, the applicant shall provide a list that
describes what layers pertain to each drawing. The drawings shall be defined as closed
polygons and accurately reflect scale, area and include text and annotation clearly
labeled and legible.
33 • The monument sign shall include the address numerals assigned to the building. The
heights of the numerals shall not be less than eight (8) inches or exceed twelve (12)
inches in height.
34• The north elevation of the building shall include a proposed location for the building
address. The size of the address numerals shall not be less than eight (8) inches or
exceed twelve (12) inches in height and be a contrasting color from the background to
which they are affixed. The final location for the address numerals shall be determined
by the City's Life Safety Service, prior to the Certificate of Occupancy, to avoid conflicts
with landscaping and other elements.
Engineering; Department
35• This project will be required to plat.
36. Please provide a minimum of 5-foot-wide sidewalks for any proposed new sidewalks
onsite.
37. The proposed new sidewalk along Avenue of the PGA is not shown as new on the
conceptual engineering plan, and this sidewalk must be a minimum of 8 feet. Please
correct.
38. The sidewalk along Avenue of the PGA will require a Public Pedestrian Access Easement
(PPAE) to be recorded on the plat.
39• Please provide standard ADA parking spaces of minimum of 12 feet wide with 5-foot
access area.
40. Please dimension the loading zone and maneuverability area. (Engineering and
Planning and Zoning)
41. Please add public sidewalks to the summary Statistics table on sheet EP1.1
Fire DeFartment
42. A NFPA ']2 Fire Alarm System will be required on the premises and shall be monitored
by a licensed central station monitoring service. Please address.
Page 8 of 11
Staff Comments
PPUD-22-o3-00oo6�/LDRA-22-og-000085/CUMJ-22-o3-0000�0
5/i6/22
43• A NFPA 13 Fire Sprinkler System is highly recommended for these premises. Although
it is not required for an existing commercial building of less than �,000 square feet. It
is very desirable to ensure the protection of the Veterinary Emergency Group's staff,
assets, and customers/clients at the medical facility. Please address.
44• Demolition and remodeling shall comply with NFPA 241, Standard for Safeguarding
Construction, Alteration, and Demolition Operations. Please address.
Police Department
45• Exterior deadbolt locks should be protected with the following or a combination there
of the following: spinning collar, flush mount design, latch guard, escutcheon plate,
mortise cylinder guard, or otherwise designed to resist tampering. Please address.
46. Solid rear doors and interior office doors which lead to common areas should be
equipped with a peephole or door scope door viewer. Please address.
4�. Double doors controlled by magnetic locks should have the gap between doors covered
with astragal or other means to prevent unauthorized access by sliding a tool between
the doors. Please address.
48. Exit motion sensors should be installed far enough away from entrances to prevent
unauthorized access from common areas. Please address.
49• Landscaping placement with consideration of maturation shall not obstruct lighting
fixtures, the view through windows, or building addresses. Please address.
50. Landscaping of the lower canopy of trees should be trimmed up to a minimum height of
6' through maturation to increase natural surveillance. Please address.
51. Landscaping of shrubbery should be trimmed to a maximum height of 36" and
maintained through maturation to increase natural surveillance. Please address.
52. Consider implementing a tow contract with a local company to have the ability to
remove vehicles from the parking lot. It is common for disabled/abandoned vehicles to
be parked on private property for extended periods of time, which can lead to costly
code violations and attract other nuisance crimes. Without a tow contract and the
required signage, you cannot legally tow a vehicle from the parking lot without consent
from the owner of the vehicle. Please refer to FSS �15.0� for a list of requirements. The
Police Department also recommends warning the owner by posting notice on the
vehicle, giving a time frame for removal. We understand this is a preemptive comment,
however this issue can occur during construction. Please address.
53• If medications are to be stored on site, ensure they are secured out of sight to deter
burglaries. Please address.
Page 9 of 11
Staff Comments
PPUD-22-o3-00oo6�/LDRA-22-o3-00oo85/CUMJ-22-o3-0000�0
5/i6/22
Public Services
54• Staff recommends replacement of the dumpster gates. Please provide.
Building Department
55• ADVISORY COMMENT. If applicable, a demolition permit is required.
56. ADVISORY COMMENT. Two sets of signed and sealed plans will be required for
building permit application.
57. ADVISORY COMMENT. Sub -permits for all trades will be required at building permit
stage.
58. ADVISORY COMMENT. Gas to service the building will be required by a separate
building permit.
59• ADVISORY COMMENT. Product approvals shall be included in the building permit
plan submittal package.
Seacoast Utility Authority (SUA)
60. The Applicant needs to submit a property Questionnaire to SUA.
61. The Applicant needs to provide a 6' easement on the south side of the property to cover
the existing sewer main.
62. The Applicant needs to revise all the plans (Site Plan, Landscaping, Civil) to show the
existing sanitary sewer main on the south side of the property; the existing sewer service
from the sewer main to the building; the existing SUA easement on the North side of the
property (ORB 3o18/PG 1��8) and the 12" DIP WM and the water meters and water
service line to the building; and the proposed 6' SUA easement on the south side of the
property. The landscaping will need to be adjusted accordingly to meet SUA setbacks
from the public and private water and sewer facilities. (SUA and Engineering)
Pinder Troutman -Transportation Consultant
63. According to the City's documentation, the bank building closed their business in 2015.
Therefore, trip credit cannot be taken for the existing use. Please revise the Site
Assessment Study accordingly, and provide the required LOS and QOS analyses.
64. For the proposed use, please use ITE Code 64o Animal Hospital/Veterinary Clinic for
trip generation rates.
65. There is a slight discrepancy in the building square footage between the Site Plan and
the traffic statement. Please correct so that they match.
Page 10 of 11
Staff Comments
PPUD-22-o3-00oo6�/LDRA-22-o3-00oo85/CUMJ-22-o3-0000�0
5/i6/22
The Applicant shall provide a written response to all comments, indicating
acknowledgement of each comment and how each comment has been
addressed. Compliance will expedite the subsequent review. It is suggested
that the applicant clearly identify all changes to the plans by either
"clouding'; or highlighting, the location of all changes to further expedite the
review.
City staff reserves the right to make additional comments throughout the
review process.
Page 11 of 11