HomeMy WebLinkAboutMinutes P&Z 121101•
CITY OF PALM BEACH GARDENS
PLANNING AND ZONING COMMISSION
December 11, 2001
MINUTES
The Regular Meeting of the Planning and Zoning Commission of the City of Palm Beach Gardens,
Florida, was called to order by Chair Dennis Solomon at 6:05 P.M. in the Council Chambers of the
Municipal Complex, 10500 North Military Trail, Palm Beach Gardens, Florida, and opened with the
Pledge of Allegiance to the Flag.
REPORT BY GROWTH MANAGEMENT DIRECTOR
Growth Management Director Charles Wu reported that since the last meeting the City Council had
approved Frenchman's Reserve, Gardens Corporate Center, and the public school concurrency
comprehensive plan amendment.
APPROVAL OF MINUTES
Mr. Ansay made a motion to approve the November 13, 2001 meeting minutes as submitted. Mr.
Glidden seconded the motion, which carried by unanimous 7 -0 vote.
Mr. Ansay made a motion to approve the November 27, 2001 meeting minutes with wording on page 12
changed from "how the project worked" to "how the project looked "; and wording on page 13 in the
second paragraph changed from "should be no reason given" to "there was no reason given ". Mr.
Kunkle seconded the motion, which carried by unanimous 6 -0 vote. Mr. Present abstained from voting
since he was not present at the meeting.
Rnll, CALL
Betty Laur, Secretary for the meeting, called the roll for Board of Zoning Appeals and Planning &
Zoning Commission.
Present
Dennis Solomon, Chairman
Craig Kunkle, Jr., Vice,Chairman
Chairman Pro Tern Barry Present
Joel Channing
John Glidden
Dick Ansay
Steven Tarr
Alternate Ernest Volonte
Alternate David Kendall
Absent
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Planning & Zoning Commission Minutes
December 11, 2001
Also present were Growth Management Director Charles Wu, Senior Planners Talal Benothman and
Edward Tombari, Planner Kara Irwin, and City Attorney Len Rubin.
The City Attorney swore in all those present who wished to speak. Growth Management Director Wu
announced that case 3 on the agenda, Batt School, would be heard first.
PLANNING AND ZONING COMMISSION
Public Hearing and Recommendation to City Council
Petition PUD- 01 -07: Batt Learning Center
A request by Mark Bradford of Cotleur- Hearing, agent for Robert A. Wilcox, for a re- zoning from
Planned DevelopmentArea (PDA) to Public /Institutional (P /I) with a Planned Unit Development
(PUD) overlay for a 9.42 acre site. The applicant is proposing to construct a 50,203 square foot
private school with gymnasium, football field, and track. The subject site is located on the north
side of Hood Road, west of Interstate 95 and east of the Ronald Reagan Turnpike. (35- 41S -42E)
• Growth Management Director Charles Wu explained that the last public hearing was not properly
advertised and therefore was being re- presented. Planner Kara Irwin presented the project . Chair
Solomon asked if any conditions of approval had been added since the last presentation, to which the
response was no. Mr. Tarr asked if questions asked at the prior hearing would still be of record. The
City Attorney responded they would still be in the minutes, and since the only thing that came out of this
Board was their recommendation, he saw no reason for the Board to ask questions to which they already
knew the answers. Mr. Present questioned regarding condition 5 regarding no outside activities if the
applicant would come back to ask for a change and asked if this was realistic. Ms. Irwin responded that
the applicant had said there would be no outdoor activities that would require lights. Mr. Present
commented he hoped this condition held, and expressed his opinion that conditions should last. Mr.
Present inquired how the fencing around the water bodies had been handled, to which Ms. Irwin
responded staff had called the School Board and learned that their regulations required fencing for water
bodies over 12" deep. Ms. Irwin explained the fencing would have to be done before permits would be
issued, and if the applicant returned to request lighting for outdoor activities they would have to appear
before this Commission in order to amend the PUD. Mr. Glidden asked if the City had a requirement
regarding fencing the water bodies, to which Ms. Irwin responded there was none, and that the
maintenance easement must be considered. Mr. Glidden asked if the School Board would provide
fencing since it was their requirement for a public school. Ms. Irwin explained that she had a call in to
the Building Department of the School Board to see if the requirement applied to private schools also.
Mr. Glidden commented there were lakes all over that were not fenced. Ms. Irwin explained that the
requirement was because this was a school. Brian Chekas of Cotleur Hearing spoke on behalf of the
. applicant, introduced the project team members present, described the school's background and history,
provided project information, reviewed waivers, reviewed recommendations from the September 25
workshop, and described changes which were made to meet those recommendations.
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Chair Solomon declared the public hearing open. Hearing no comments from the public, Chair Solomon
declared the public hearing closed.
Mr. Kunkle commented he could not locate a plant list with sizes, to which Mr. Hearing responded at
planting, live oaks would be 14' -16'; magnolias 14' -16'; and mahoganies 12' -14'. Mr. Hearing
explained that from the road the view would be of the buffer, and that laurel oaks were being moved into
the buffer area to complement the native plant materials. Mr. Hearing explained that the applicant would
do more planting in the lake area but the City Engineer would not allow it because of the maintenance of
the lake area. Mr. Kunkle asked if the applicant could provide additional plantings at the entry if there
were reasonable access to 3/a of the lake, to which Mr. Hearing responded that could be done if it were
made a condition of approval. Mr. Kunkle requested that Mr. Wu revisit this matter and help so that the
entry could be enhanced. During further discussion of fencing the lake, Mr. Hearing explained that HRS
would make the final decision and if required green or black chain -link fencing would be installed since
it would visually fade into the area; and noted the fence would be installed at the top of the bank and that
a hedge could be planted in front of the fence and that the smallest fence possible would be used. Ms.
Irwin noted that no landscaping could be approved within the lake maintenance easement but that
littorals could be added to the lake. Mr. Hearing suggested placing cypress along the edge. Mr. Kunkle
commented the purpose of the easements was to gain access to the lake and to be able to provide
reasonable maintenance on the lake and its surrounding bank and if there were ways to provide that
access on 3/a of it and the remaining 25% could be accessed from that, he believed that this request was
not unreasonable. Mr. Hearing requested that this be made a condition of approval. Mr. Present
commented he thought the School District went by State standards requiring water bodies to be fenced
and he would not support this petition without a fence for safety purposes because of the small children.
It was noted that HRS would govern the school board. Tim Messler, Civil Engineer for the project
indicated the lake depth would be approximately 10', and that this was not a dry retention area, but was a
full lake. Mr. Messler explained that it was a code requirement that 20' of area remain clear for
maintenance, so a code amendment would be needed to make a change. Mr. Tarr indicated he was in
favor of the lake at the last meeting but in light of the additional information that the lake would be 10'
deep, he believed some type of barrier was needed. Mr. Tarr suggested instead of waiting for HRS, that
this Commission address landscaping and specify size and specific location of a fence; and stated his
opinion that the fence should go completely around the lake. Mr. Hearing responded that the petitioner
could agree to a fence of black or green vinyl not less than 40" and not greater than 48" with landscaping
on the outside of the fence to blend in. Chair Solomon suggested something more decorative along the
frontage on Hood Road, and that the other three sides be chain link fencing. Mr. Hearing commented
that because of cost the petitioner would prefer not to do that but to address this with landscaping. Mr.
Hearing described the meandering berm height as 3' -4'.
. Mr. Ansay made a motion to recommend to City Council approval of Petition PUD -01 -07 with the
following conditions and waivers:
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December 11, 2001
Conditions of Approval
1. An exclusive right turn lane with minimum storage of 295 feet plus a fifty foot (50') taper
shall be provided along Hood Road at the eastern project driveway. This right turn lane
shall extend to the western project driveway.
2. Metal halide lighting in required.
3. Prior to review by City Council, a traffic management plan that reduces the waiting time
required for pick -up and drop -off shall be submitted for review by the Planning & Zoning
Division.
4. All classroom doors shall have windows 3" x 18" glass portals with wire mesh as
reinforcement.
5. There shall be no nighttime outdoor athletic activities on the site.
6. The total capacity for this site at completion shall be limited to a maximum of 225
Elementary - Middle School students and the 105 High School students. The total number
of students shall not exceed 330 as indicated in the traffic impact analysis. An annual
report indicating the number of students shall be submitted to the City on or before
December 31s` of each year, until the buildout date occurs. Any increase of enrollment
beyond the specified numbers contained herein shall require additional concurrency
review by the City and Palm Beach County.
7. Prior to issuance of the certification of completion for the athletic fields or certificate of
occupancy, whichever comes first, the applicant, successors or assigns shall install and
maintain in perpetuity, the Parkway System, including landscaping, irrigation, and related
amenities.
8. Prior to the issuance of Certificate of Occupancy, all exotic vegetation shall be removed
from the site.
9. Prior to review by City Council, the City shall review and approve site details for littoral
zones, including their location, slopes and vegetation. As a requirement, at least 50% of the
shoreline shall be planted with wetland trees and /or aquatic plants at ten square feet of
littoral zone for every one linear foot of shoreline. There shall be a minimum of one tree
for every 80 square feet and plants shall be on three -foot centers, minimum. A sum total of
area(s) constituting no less than 15% nor more than 25% of the total shoreline distance
shall be constructed as littoral shelf at the ratio of 10 square feet of shelf per running foot
of shoreline.
10. The buildout date of this project is December 31, 2003 as referenced in their August 13,
2001 Concurrency Traffic Impact Analysis. For the purposes of this condition, the project
shall be considered built out if the student enrollment has reached the level as indicated in
the traffic impact analysis.
11. Unless higher fencing is required, a 42 " -48" black or green vinyl chain link fence shall be
placed around both lakes with landscaping on the outside of the fence to blend in. The
location of the fence and the landscaping to screen the fence shall be left to the
recommendation of staff. The fence shall be covered with confederate jasmine.
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December 11, 2001
12. Landscaping shall conform to recommendations made by Mr. Kunkle, with sizes as
stipulated: at planting, live oaks shall be 14' -16'; magnolias 14' -16'; and mahoganies 12%
14'.
Waivers
1. Section 78- 319(a) — Minimum Landscape Buffer, to allow for a minimum 5 -foot rear
landscape buffer. The Land Development Regulations require a minimum of 8 feet.
2. Section 116(a)(3)(a), Minimum Dimension and Total Area of Preservation Areas, to allow
for a minimum 78 -foot width The Land Development Regulations require a minimum of
100 feet in width.
3. Section 78- 154(g)(7) — Minimum Development Area, to allow a maximum development
area of 9.42 acres. The Land Development Regulations require a minimum of 50 acres.
4. Section 78- 344(1), Parking Stall and Bay Dimensions, to allow for 9' x 18.5' standard
parking stalls. The Land Development Regulations require 10' x 18.5' parking stall
dimensions.
Mr. Glidden seconded the motion, which carried by unanimous 7 -0 vote.
BOARD OF ZONING APPEALS
Public Hearin
Petition VAR- 01 -06: Front Setback Variance Request for 11472 Kidd Lane
Elliott S. Perry, agent for Robert Franke, owner, is requesting a variance of five feet in order to
reduce the minimum 30 foot front setback requirement to 25 feet for a residential property located
within a Residential Medium (RM) zoning district at 11472 Kidd Lane in the Pirates Cove
residential subdivision.
Growth Management Director Charles Wu reviewed the request. Exparte communication was
reported by Mr. Ansay and Mr. Tarr who both indicated they had visited the site. Elliott Perry, agent
for the petitioner, stated he concurred with the recommendation of staff, and the present one -story
duplex was proposed to be demolished with a two -story duplex to be built in the same footprint at
the current 25' setback. Senior Planner Talal Benothman presented the project and explained that a
5' variance was needed because a 30' setback was required. Mr. Benothman explained that it would
be a hardship to comply with a 30' setback because some of the land was submerged.
Chair Solomon declared the public hearing open. Hearing no comments from the public, Chair
Solomon declared the public hearing closed. City Attorney Rubin advised that the variance should
be voted on before discussing the site plan.
Mr. Ansay made a motion to approve VAR -01 -06 with front setback as requested. Mr. Kunkle
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December 11, 2001
seconded the motion. Motion carried by unanimous 7 -0 vote.
PLANNING AND ZONING COMMISSION
Final Approval by the Planning and Zoning Commission
Petition SP- 01 -34: Minor Site Plan Review for 11472 Kidd Lane
A request by Elliot Perry, agent for Robert Franke, owner, to approve a minor site plan application
for a residential duplex located at 11472 Kidd Lane in the Pirates Cove residential subdivision.
Senior Planner Talal Benothman presented the staff report. Mr. Kunkle inquired about adjacent
properties, and was told they were residential medium - single family residences. Mr. Benothman
explained that the applicant was not required under the code to submit a landscape plan, but the
Commission could require one as a condition of approval so that when the applicant came in for building
approval staff would assure all conditions had been met. Chair Solomon questioned the low floor
elevation, to which Mr. Benothman responded that Building Official Jack Hanson had indicated the
• elevation should be 7.5' and the applicant had agreed to 7.5'. Mr. Kunkle questioned the use of the
driveways. The applicant explained there was only a one -car garage so room was needed to park two
cars outside and to access the garage, and the boat ramp for trailer boats on the north side would remain.
The applicant explained he also owned the property to the south and he would personally landscape the
north side.
Mr. Kunkle moved to approve Petition SP -01 -34 with the following conditions:
1. Prior to issuance of a building permit, the applicant shall adequately demonstrate to the
satisfaction of the City Forester that the minimum landscape requirement for single family
and duplex residences is met, in accordance with Section 155(d), of the City Code.
2. Prior to issuance of a building permit, the applicant shall adequately demonstrate to the
satisfaction of the City's Building Official that finished floor elevation for this property is
at least 7.5 feet.
Mr. Ansay seconded the motion, which carried by unanimous 7 -0 vote.
Public Hearing and Recommendations to City Council
Petition PUD- 01 -10: Westwood Gardens Planned Unit Development
A request by Julio Dumas of Gulf Coast Real Estate Consultants, LLC, agent for the Westwood
Gardens HomeownersAssociation, Inc., to amend the Westwood Gardens Westwood Lakes Planned
Unit Development to allow the construction of a 125 foot cellular telecommunication tower on -site.
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The Westwood Gardens /Westwood Lakes Planned Unit Development is located on the south side of
Hood Road, between Interstate 95 and the Florida Turnpike. (35- 41S -42E)
Growth Management Director Charles Wu introduced the application. Senior Planner Edward Tombari
presented the project, and described requested waivers for the flagpole tower. Staff recommended
denial, taking the position that this was incompatible with the surrounding area; however, provided
conditions of approval in the event the Planning and Zoning Commission wished to grant approval.
Chair Solomon declared the public hearing open. Julio Dumas, agent for the applicant, entered into the
record Westwood Gardens Homeowners Association, Inc. Certification of Tabulation, which has been
attached to and made a part of these minutes. Mr. Dumas indicated that 520 of the 699 unit owners had
responded as being in favor of this project. Mr. Dumas spoke on behalf of the applicant, and explained
that the flagpole design had been chosen to reduce the visual impact. Mr. Dumas indicated the applicant
believed they had complied with setbacks; however, staff had three issues with this project:
incompatibility, their determination of failure to comply with setbacks, and inconsistency with the plan.
Mr. Dumas explained code required the tower to be 110% from the tower lot line, however, "tower lot
line" was not defined in the code. Mr. Dumas indicated that the tower was within tract A of the PUD, a
recreational tract, and was well beyond 110% from the closest boundary of tract A, so the applicant
believed they had complied with the setback requirement. Regarding the staff issue of inconsistency as
a result of the setback, Mr. Dumas explained the tower was not close to any residential structure and
was well over 200' away. Mr. Dumas commented staff was concerned that a precedent would be set if
this were approved; however, the City code permitted telecommunications within a PUD over 50', and
the only precedent that might possibly be set would be for a flagpole at the proposed height, but specific
circumstances of any specific site must be dealt with individually. Applicant did not believe approval
would set a precedent for another site. Mr. Dumas commented with respect to the proposed conditions
of approval, the applicant did not know for a fact that the City did not rezone the property when it was
annexed, since there was no record of that and no record for others annexed during that time. Mr.
Dumas explained that the applicant was not taking possession of any property, therefore, there was
nothing to plat, and to require rezoning which would require 100% of the signatures of the owners would
be excessive and unreasonable. Mr. Dumas indicated there would be no way they could explain to the
owners that going through the zoning process would have no effect on them. Mr. Dumas explained that
the access easement referred to by staff was through a private lease and he did not believe any re- platting
or recording in the public record was required. Mr. Dumas also entered into the record a copy of the
survey, and distributed copies to the Commission members. Mr. Dumas explained the PUD was 100%
in favor of this, it was located within the PUD and would have no impact on adjacent properties, but
would benefit the PUD. One advantage to the PUD residents was they would use the tower for a
warning of impending flooding.
. Phyllis Mumford, President of the Westwood Gardens Homeowners Association, reported their 7-
member board had approved this project and had presented it to the members of the association, who all
agreed and approved it. Ms. Mumford explained that the Westwood Gardens section, containing 500
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December 11, 2001
homes, would be where the tower would be located; the Westwood Lakes area only had 199 homes. The
tower would provide $25,000 annually to the PUD. Hearing no further comments from the public, Chair
Solomon declared the public hearing closed.
Mr. Charming reported he had been telephoned by Mr. Dumas but he had told Mr. Dumas he was not
interested in discussing the matter except at tonight's meeting. Mr. Glidden expressed concern that if
this was approved every other multifamily project would also like to have this income. Mr. Charming
commented the flagpole was the same height as a 12 -story building. Mr. Kunkle asked when the
homeowners association would own the tower; Mr. Dumas explained they would own it upon
construction but Sprint was obligated to maintain it as long as it existed there. Mr. Kunkle asked if the
flag might draw too much attention, confirmed there was a flooding problem in that area and he was in
favor of helping with that, and that the area was a dead area for cell phones. Mr. Dumas explained that
no waiver would be needed on the height without the flag; and that on the same type flagpole
constructed at the City's golf course staff had conditioned the approval by prohibiting flying of the flag.
Mr. Dumas indicated the applicant was not adverse to not flying the flag, but the applicant did need to
fly a small red flag to warn of flooding, which could be a condition of approval. Mr. Kunkle asked if the
pole had to be white and if the pole outer sheathing was only aesthetic or a part of the structure and
• function of the pole. Mr. Dumas explained the pole could either be cylindrical curved shape or in panels
up to 16 -sided panels. Mr. Dumas reported his experience with a blue pole which looked terrible and
another that was chocolate brown which did not look good. Mr. Dumas explained that gray or white
blended in well; that green had been used successfully in a preserve area of a national park where there
were a lot of trees. Mr. Dumas indicated the applicant had no preference as to color. Mike Forrestal,
Property Manager for Westwood Gardens, verified for Chair Solomon that there were a total of 699 units
with two different product types and this was primarily an economic driven decision that would provide
relief of $35 annually for each owner, and that the agreement term was 5 years with 5 -year renewals for
a total of 30 years. The terms included dismantling the tower after five years. Chair Solomon expressed
his opinion it was not proper to locate this tower in a residential area and the amount of relief on a per
unit basis was minimal. Mr. Tombari verified that rezoning could take place as part of the amendment to
the PUD permitting the tower. Mr. Tombari explained that the HOA was the applicant, representing the
homeowners, and there was no condition that the applicant replat. Chair Solomon referred to pages 2
and 3 of the staff report which required replatting. Chair Solomon indicated he believed the tower would
be out of place and he would not be in favor of the petition. Mr. Present questioned how the tower
would fall, to which Mr. Dumas responded there were no guy wires and the tower would fold in half if it
fell; that there was no lighting at all; and this pole was designed to support three carriers with nothing
visible on the exterior of the pole. Mr. Dumas indicated the whole area was residential and the federal
government mandated a minimum level of coverage to all residents in the geographic area, and there
could not be a market barrier. Mr. Dumas expressed his opinion that one of the reasons the code allowed
these towers in PUD's of over 50 feet was the authors of the code considered how large a PUD must be
to deal with the visual impact and the 50 feet level had been set, which the applicant met. Mr. Dumas
stated his belief that there was a market barrier. Mr. Dumas indicated a condition not to fly the American
flag was acceptable to the applicant. Mr. Ansay questioned if the setback met code, since staff indicated
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the applicant did not meet setback requirements of Section 179.164, to which Mr. Dumas responded that
section of the code required 110% from the tower lot line but that was not defined in the code, that the
tower was located in Tract A, a very large tract. Chair Solomon asked how the site was described in the
site license agreement, to which Mr. Dumas responded they had been required to submit a set of
architectural drawings and to circle the site on the survey. Mr. Solomon expressed his opinion that the
position that the tower could be located anywhere within Tract A was a stretch. Mr. Tarr indicated he
had a problem with two items on the applicant's justification statement. Mr. Tarr explained that waivers
were not as strict as variances but still had strict thresholds they needed to meet, and were not a given,
and he was troubled by two of them. In one a statement was made that the waiver request was based
only on need and not predicated on economic, which he believed to be the contrary. The other point Mr.
Tarr made was there was a lot of undeveloped land and he was not sure Sprint had exhausted all sites.
Mr. Tarr commented he believed there was some cell phone service in the area. Mr. Tarr suggested there
might be a better location for this tower. Mr. Dumas responded that the Homeowners Association was
the one with the economic need, not Sprint; Sprint's real need was it was obligated by the federal
government to provide communication service and in order to do so must find a parcel of land with an
owner willing to allow access to his property, property that met technical requirements of the ordinance,
and a location where the tower would be able to function with surrounding towers. Mr. Dumas
• commented Sprint had spent 1 -1/2 years researching parcels of land and working with landowners, and
had found only one alternative parcel whose owner at the last minute had backed out. Mr. Dumas stated
Sprint's request for this approval was based entirely on the need to provide service to meet the
requirements of the federal government, and had brought Westward Gardens in to show their interest
was purely economic. Mr. Tarr asked if it was Mr. Dumas' position that Sprint would derive no
economic benefit from this tower. Mr. Dumas responded no, but the need for the site was based on
technical requirements. Mr. Glidden asked to what extent other locations had been looked at and what
had happened to a similar application some years ago. Mr. Tombari indicated that application had been
withdrawn. Mr. Dumas indicated they had exhausted the possibility of every parcel within a mile and
also in the County. Mr. Tombari clarified that a tower could not go in a residential area unless it was a
PUD. Mr. Dumas commented the applicant met all requirements of the code and the waivers were
triggered because the tower looked like a flagpole. Mr. Glidden commented he believed it would be
better without the flag. Chair Solomon commented it was not the Commission's job to find other
locations and suggested land along Beeline Highway.
Mr. Channing made a motion to recommend to City Council denial of Petition PUD- 01 -10. Mr.
Ansay seconded the motion, which carried by unanimous 7 -0 vote.
Recommendation to City Council
Petition SP- 01 -32: Bluffs Preschool at Mirasol
• A request by Steven A. Mickley, on behalf of Toll Brothers Communities Ltd., to approve a site plan
for a 10,000 square foot child day -care facility located on approximately 1. 15 acres within the Mirasol
Planned Community Development (PCD). The Mirasol PCD is located just west of the Florida's
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Turnpike, between PGA Boulevard and Hood Road. (3- 42S -42E)
Mr. Glidden stepped down due to conflict of interest, and Mr. Ernest Volonte was seated in his place.
Senior Planner Ed Tombari presented the project. Steve Mickley, agent for the petitioner, described the
site plan, the proposed parking stalls, the requested landscape waiver, and the proposed traffic
circulation. Guy DiVosta, contract purchaser, also provided a presentation. The requested waivers were
described. Mr. Tarr expressed concern regarding a drop -off in the requested location. Mr. Tarr indicated
he had young children and had consulted with moms of pre - schoolers, and that he was familiar with pre-
schoolers, and did not know any parents who dropped off pre - schoolers without walking with them to
the classroom. Mr. Tarr commented regarding the first waiver that making narrower parking places was
okay when there was not a lot of turnover in spaces such as at an office building, but that this was in and
out parking. Mr. Tarr commented the 9' spaces were granted too much, and in this case with children
getting out both sides of cars it was a great place to have 10' spaces. Mr. Tarr commented there were
240 students, and with one teacher for ten students, that would mean 24 employee parking spaces, plus a
tremendous number of spaces for dropping off; furthermore, staggering of the drop -offs worked for
parents of one child, but did not work when there were two. Mr. Tarr expressed his opinion the stacking
the grassy area in front of the building would eventually be two lanes of Jog Road, which would create a
problem stacking back onto Jog Road. Mr. Tarr recalled he had to wait for parking spaces in the
mornings. Mr. Tarr stated he was okay with the buffer, but disagreed with 3 of the 4 waivers staff had
supported for practical reasons. Mr. Tarr commented one needed to have a child and live through this to
know the situation completely. Mr. Tarr expressed his opinion that the building was too big for this
property unless it could be two stories. Mr. Tarr requested and received verification that one handicap
parking space met code. Mr. Tarr indicated he saw no canopy trees, which he wanted to see on main
roads. The applicant responded there were canopy trees but they had been left out of the drawing in
order to show the building; that regarding the parking stalls and stacking the applicant was working to
solve those problems. Mr. Tarr commented he had never seen a 2 or 3- year -old child placed on a bus;
and the engineering report stated there shall be no stacking. Guy DiVosta commented he had operated a
school at The Bluffs since 1993 with 117 students who were dropped off and described how that worked
at the existing school with no problems.. Mr. DiVosta indicated the ratio of teachers to students were
2- year -olds 1 teacher toll; 3- year -olds 1 teacher to 17; and 4- year -olds, 1 teacher to 20. Mr. DiVosta
indicated that with his experience he believed this site plan would work, and that this proposed school
had more stacking and drop off area than the school he now operated. Chair Solomon asked if the
playground could be smaller, to which Mr. DiVosta responded it met state HRS requirements. Mr.
DiVosta confirmed that the mechanical equipment would be located on the ground on the south side of
the building and would be screened by a hedge or fencing, and that fencing around the perimeter of the
property would be non - climbable, not chain -link. Chair Solomon commented the right side elevation
needed architectural features. Mr. Ansay asked if there was water adjacent to the site; Mr. DiVosta
explained that the property was surrounded on two sides by a water management tract, and the site had
been designated for a pre - school or for a church. Mr. DiVosta explained that a 5' high fence was
proposed for the perimeter, there would be very staggered drop -off times, that children were dropped off
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December 11, 2001
by a school bus for the after school program, that some only attended the morning program, and that
children were picked up from noon to 6 p.m. so that there was never a high concentration of cars at one
time. Mr. Present asked about signage, to which Mr. DiVosta responded only one small sign was
needed. Mr. Present asked about drop off times, and commented probably 6 -8 cars could park in front at
one time and the double lane in front was good. Mr. Kunkle indicated his experience in this matter had
been similar to Mr. Tarr's and indicated he needed to look at the operation because he thought this plan
was too optimistic. Mr. Charming commented he could not read the plan, was told there would be three
air conditioners, and commented the plan was commendable but he agreed with Mr. Tarr and stacking
could not extend out onto Jog Road. Mr. Charming commented the architecture was too plain, that he
was interested in how the landscaping worked with the building, that he would like to see a view from
the street, and that the present rendering was not correct. The applicant was advised of the truth in
landscaping concept. Chair Solomon advised the applicant to bring three drawings, one with
landscaping sizes at planting, one showing 3 -4 years of growth, and one of just the building. Chair
Solomon expressed two types of concerns: (1) site plan issues of parking, stacking, drop -off, etc., but
indicated he would be willing to defer to the applicant's experience; and (2) aesthetics —more
landscaping, and addition of a window or scoring on the south elevation. Chair Solomon advised that
the Board could vote now but the outcome might not be favorable to the applicant, and they had the
option of working with staff and coming back. Mr. Tarr commented if Jog Road was in there would be
very little stacking room, which he saw as a huge issue, and questioned where people would park for
school events. In response to the question regarding a meandering sidewalk, Mr. DiVosta explained that
the sidewalk was set by Mirasol; Mr. Tombari explained that it was a gradual meander. Mr. Tarr
requested more gates in the fence —one at each window. Mr. DiVosta explained that special events were
held at another location, and that additional parking would be available at the commercial site on the
south side of this property. Chair Solomon advised that adjacent parking could not be considered here
and advised the applicant to work with staff, and to improve the landscaping and building architecture.
The applicant agreed to postpone this petition and work to address the issues. Mr. Tarr suggested a 2-
story building. Mr. DiVosta explained that HRS and the insurance companies did not like 2 stories. Mr.
Wu advised that the Commission members could visit the site but not to go in a group of two or more
unless notice was provided and not to talk to each other about the project.
OLD BUSINESS
There was no old business to come before the Commission.
NEW BUSINESS
Mr. Tarr reported he had attended the City Council meeting last week and the Christ Fellowship Church
application had been considered. There was a question of whether this should be discussed since it was
coming back to the Commission. The City Attorney confirmed that the south campus was coming back
to this Commission. Mr. Tarr commented the south campus was coming back, in his opinion this was
not a north and south issue, and he believed this Board needed to know that the City Council was
11
•
•
Planning & Zoning Commission Minutes
December 11, 2001
considering it as one issue. Mr. Tarr said he had thought it was a north/south issue until he attended the
City Council meeting. The City Council had continued their hearing so that they would not vote until
the Planning and Zoning Commission had held a hearing on the south campus, because they were
treating it as one issue. Mr. Tarr stated that when this was brought to Planning and Zoning he believed it
was unclear to the Commission, the City Attorney, and staff of the legal aspects of lifting the restrictions
and who had put the restrictions on and why; but at the City Council meeting it was clear to Mr. Tarr that
City Council did not agree with that approach and they felt the reasons for the restrictions were
justifiable; and it appeared at that meeting that the attorney and staff had a better handle on the legal
aspects. Mr. Tarr stated it appeared it was not necessarily a legal issue that would preclude P &Z from
lifting the restrictions which was what he believed happened at P &Z level. Mr. Tarr indicated he
thought some P &Z members had changed their minds because of threat or intimidation of a lawsuit. Mr.
Tarr commented Mayor Russo had taken quite an exception to the church trying to intimidate the staff,
which in his opinion was what they did by the lawsuit, and he had not known the P &Z situation. Mr.
Tarr reported that Councilmember Sabatello had made a great point that the entire PUD process is a give
and take and it was not right to come back after the totality of the project and to pick and choose which
of those "give and takes" you now want to take back when there are no circumstances around it that
caused it to happen. Mr. Tarr stated he wanted it on record for P &Z that they could not properly have
reviewed that but they would have that chance next week and he believed P &Z should treat it as one
issue just as City Council was doing. City Attorney Rubin stated he had no issue with that but it
bothered him regarding the appropriateness of having this discussion now when it was not an agenda
item and was scheduled for a public hearing next week. Attorney Rubin encouraged Mr. Tarr to make
these statements during the public hearing next week. Mr. Tarr asked if his statements were on the
record. Attorney Rubin advised they were on the record but he was discussing an item that was going to
come before the Commission, which was fine at a public meeting, but the people should have the
opportunity to hear what he was basing his decision on and therefore he should repeat it next week. Mr.
Tarr stated he did not discuss the issue, and did not bring up any issues of the restrictions or the issue of
their permit or what they were trying to do in the petition, but just made a statement for the
Boardmembers of how their thinking could possibly be for next week. Attorney Rubin stated Mr. Tarr
should say his comments again next week. Mr. Charming commented he understood, but the
Commission was not bound by what City Council did. Chair Solomon ended the discussion on this
matter.
Mr. Channing commented John Glidden, who was responsible for the Commission meeting early, had
left early, and that should not be allowed in the future
12
•
Planning & Zoning Commission Minutes
December 11, 2001
ADJOURNMENT
There being no further business, the meeting was adjourned at 8:45 p.m. The next regular meeting will
be held January 8, 2001.
APPR(-IVFD-
Dennis
Alternate Ernest Volonte
Alternate David Kendall
Aetty Laur, ecretary for the Meeting
13
• WESTWOOD GARDENS HOMEOWNRS ASSOCIATION, INC.
CERTIFICATION OF TABULATION
COUNTY OF: PALM BEACH
STATE OF: FLORIDA
The undersigned, states, under oath, that the "Written Consent to Declaration and Sprint
Agreement" mailed to all Homeowners of the Association were counted and compared to
the Association roster by me and that there are a total of 502 written consent signatures.
DATED: August 29th, 2001
, waa)/M
u
The foregoing Affidavit was acknowledged before me by James Rowan, member of
Westwood Gardens Homeowners Association, Inc. and is personally known to me and did
take an oath this 27th day of August, 2001,
MICHAEL H. FORESTELL
AR o W Comm EXP. 11/24/04
No. CC 981069
1 Persawy w�ewe 110"W I.Ix
Notary Public Q
s
(Seal)
MY COMMISSION EXPIRES:
Westwood Gardens Homeowners Association, Inc.
5601 Golden Eagle Circle
Palm Beach Gardens, FL.33418
561- 627 -7240 Fax 561 - 627 -4536
August 21, 2001
RE: Installation of Sprint Tower
To Whom It May Concern:
This letter will serve to notify you that at the June 19th board meeting,. the Board of
Directors unanimously approved the installation of a Sprint Tower as planned. This vote
was subject to obtaining approval by written consent from two thirds (462) of the
owners.
As of this date we have certified written consents from 497 homeowners and the
amendment has passed allowing installation to proceed. These consent forms will be
filed with the amendment as soon as practicable by our attorney.
Should you have any questions or require additional information, please do not hesitate
to contact me.
Sincerely,
Phyllis Mumford, President
Westwood Gardens Homeowners Association, Inc.
•
Westwood Gardens Homeowners Association, Inc.
5601 Golden Eagle Circle
Palm Beach Gardens, FL 33418
561- 627 -7240 Fax 561 - 627 -4536
August 21, 2001
City of Palm Beach Gardens
Planning and Zoning Department
10500 North Military Trail
Palm Beach Gardens, FL 33410
RE: Submittal of Administrative Zoning Approval — M145xc003
To Whom It May Concern:
Please allow this letter to serve as authorization for Julio Dumas, Patricia Lentini and
Gulf Coast Real Estate Consultants, LLC to submit and represent an application for a
Waiver of the PUD requirements to allow a wireless telecommunications facility (125'
flagpole) at Westwood Gardens within the City of Palm Beach Gardens.
Should you have any questions or require additional information, please do not hesitate
to contact me.
Sin erely, ;
L'
Phv lis Mumford, President
Date: August 21, 2001 Dater f),c 0 i
Sworn to and subscribed before me this aid day of 2001.
(Notary Seal)
FOYMEHAR N. MRE' ML
o My Comm Exp. 11/24/04
LIC ' No. CC 981069
11 Pem —ally Ynown I 1 Chhta I.O.
State of Florida_.
Comalkslofi Number _
My Comission Expires
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