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HomeMy WebLinkAboutMinutes P&Z 052703CITY OF PALM BEACH GARDENS PLANNING AND ZONING COMMISSION REGULAR MEETING May 27, 2003 MINUTES The Regular Meeting of the Planning and Zoning Commission of the City of Palm Beach Gardens, Florida, was called to order by Chair Craig Kunkle at 7:00 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 ADMINISTRATOR Principal Planner Talal Benothman provided an update on projects which had been approved by City Council: Banyan Tree PUD Phase III Amendment to Blood Bank approved 5 -0 with applicant agreeing to provide right turn lanes along Northlake Boulevard in two locations; Evergrene PUD Parcel 6 was approved 5 -0 with no changes; Downtown at the Gardens was continued to the next meeting because of the late hour but the lake plan was approved 4 -1; Old Palm Golf Club Parcel C1 and C2 were approved 5 -0 with applicant withdrawing three of the original requested waivers for side setbacks; Parcel H, Frenchman's Reserve was approved 3 -2 to approve the one -way in and out with Vice Mayor Sabatello and Councilmember Russo opposed. ROLL CALL Betty Laur, Secretary for the meeting called the roll for Planning & Zoning Commission and Local Planning Agency: Present Absent Chairman Craig Kunkle Chairman Pro Tem John Glidden Vice Chairman Barry Present Joel Channing Dennis Solomon Douglas Pennell Randolph Hansen Alternate Michael Panczak Also in attendance were Principal Planner Talal Benothman, Planners Natalie Wong and Brad Wiseman, City Forester Mark Hendrickson, and City Attorney Christine Tatum. Public Hearing and Recommendation to City Council (P &Z) Petition PUD- 01 -11: Mirasol Walk Planned Unit Development A request by Audrey Huggins of Gee & Jenson, Inc., on behalf of North American Properties & Planning & Zoning Commission Minutes May 27, 2003 Investors Inc., to develop a Commercial Planned Unit Development (PUD) on an approximately 24- acre site. The site is located at the northwest corner of PGA Boulevard and the Ronald Reagan Turnpike. Planner Brad Wiseman presented the project and reviewed changes since the last presentation. Mr. Channing asked what trees in the turnpike buffer were not deciduous. Shawn MacIntyre, North American Properties & Investors, Inc., introduced others present on behalf of the applicant, and stated the applicant was in general agreement with the staff report and recommendations and had made substantial changes since the last presentation. A site plan with the changed highlighted was distributed to the members of the commission. Each of the changes was reviewed by Mr. MacIntyre. Mr. MacIntyre reported the applicant had a new letter from Mirasol stating this project was in character with their development. Mr. MacIntyre explained that regarding Condition No. 1, uses would comply with the uses allowed in underlying CG -1 and Parkway Overlay District. Dale Hafley, President of North American Properties Florida Division, commented renderings had been prepared by the architects which were more accurate than those prepared by the engineers and presented at the previous presentation. Mr. Hafley described the architectural features along the turnpike side of their building, showed a sample of the proposed roof tiles to be used for the shopping center, gas convenience store and all outparcel buildings, and indicated the tile was the same as on the adjacent firehouse and on the Mirasol Sales Centers. Mr. Hafley displayed painted stretched canvas panels showing the building colors, and it was pointed out that Sheet L -1 of the landscape plan contained the plant palette. Chair Kunkle declared the public hearing open. Hearing no comments from the public, Chair Kunkle declared the public hearing closed. Mr. Glidden disclosed he had met with the applicant approximately 1 -1/2 months ago to review the commission's architectural comments after the first meeting. Mr. Glidden questioned what the buffer consisted of to screen the side of the building opposite the turnpike toll booth. Petitioner indicated the building was screened only by landscaping and that the parking area up to the Mobile station was screened by a berm and landscaping, and that at most the upper 1/3 of the building would be seen. Mr. MacIntyre confirmed that a berm would be difficult across from the building due to an existing easement. Mr. Glidden expressed his opinion the berm was really important to the better part of that property line and where there was no berm he wanted to be sure landscaping was dense enough to do the job of screening, and commented that the building was the weakest spot. Mr. Maclntyre reported that the relief on the building columns was 8" and on the tower was 16 ". Mr. Glidden noted that at the canopy for the gas pumps a fascia needed to be set up or the outlookers needed to be eliminated, to which the applicant agreed to put the same fascia and ouriggers as on the building. Mr. Glidden advised that the fascia would need to be raised up 8 ". Mr. Glidden pointed out that in correlating the roof plan and elevation of the front of the convenience store that there was a hip roof element that stuck out and recommended dropping a column down on each side; and the hip roof element on the car wash building looked overscaled to the building and suggested reducing the gable element by 30 %. Mr. Glidden cautioned the petitioner not to try to put more signage on a wall than would look good and suggested text P) Planning & Zoning Commission Minutes May 27, 2003 be limited to 70% of the width and 70% of the height; and using a 60% cap of the average rectangular stucco area behind the lettering. The applicant confirmed that sign colors would be white with bronze letters unless there was a logo. Mr. Glidden requested one or two typefaces be selected to be used unless a tenant requested a different one. Mr. Benothman noted that most of the applicant's sign package was not consistent with code. Mr. MacIntyre advised they intended to use the design guidelines as a starting point for the outparcels. Mr. Glidden commented increasing the roof pitch in the area of the rear parapet wall would not affect drainage. Mr. Glidden requested that Chair Kunkle look at the view into the rear of Mirasol to see if effectively screened until outparcels were introduced into the project. Chair Kunkle expressed his opinion that in 3 -5 years one would not see the buildings on the northeast corner and he felt the west exposure of the retail was not an issue since everything on Jog Road drew one's eye to other elements. Mr. Channing suggested dealing with the berm by starting from the west side of the buffer and going into the buffer a couple of feet and installing a retaining wall, and recommended the commission consider that. Mr. Channing commented the 35' highlight poles would be visible from the turnpike and recommended 25' light poles. Mr. Maclntyre indicated the 35' high poles were consistent with those along Jog Road. Mr. Channing asked what type of trees were along the north property line, north of the building, to which the applicant responded they were silver buttonwood, which would grow to 22' to 25' at maturity, sabal palms, and green buttonwood which the City Forester noted would be a little thicker than silver buttonwood and grow to 20' to 30'. Mr. Channing expressed his opinion that the building was a large box not properly adorned and he did not like to depend on landscaping to solve an architectural problem, and he felt the applicant had not solved the problem, which was easy to solve. The applicant indicated they believed the problem had been solved; Mr. Channing stated he would not vote for this. Mr. Solomon complimented the applicant on changes that had been made which were an improvement over the last presentation. Mr. Solomon expressed concern regarding the west side of the large building and indicated he shared Mr. Glidden's concern with the signs and believed Mr. Glidden's solution was a good one. Buffering was discussed. Mr. MacIntyre indicated the buffering was consistent with the parkway buffer along Jog Road. Mr. Solomon noted parcels 1 and 2 shared cross parking as did parcels 3 and 4. The applicant indicated there would be a boundary plat and there would be uniform control within that boundary plat. Mr. Solomon suggested showing a note on the plat that there was shared access. Mr. Benothman clarified that the minimum setback required along Jog Road was a minimum of 40' and adding a 35' buffer would make 75', which would apply to outparcels 1, 2, and 3. The applicant clarified for Mr. Present how the right turn and right turn out before the main entrance would work. Mr. Pennell noted the commission had asked the applicant to enhance the architecture and then to hide it with landscaping, and they had done a good job of that, but suggested one architectural improvement, to enhance the northwest corner of retail A and the northwest corner of retail B but not to have too big a statement. Mr. Hansen expressed his opinion a lot had been done to address the issues but also agreed with comments by Mr. Glidden and Mr. Channing, particularly on the box question, and noted there were no architectural drawings for the west side of the building. Mr. Hansen noted the that the covered walkway, instead of building up to the center, dropped down; stated he was was not sure the fake windows were effective, suggested increasing height of the parapet, suggested adding tall palms next to the building up until the emergency generator area, and agreed with all comments made by the other commissioners. Discussion ensued. Mr. Hansen commented that without 9 J Planning & Zoning Commission Minutes May 27, 2003 seeing the west side of the building he could not get a feel for it. Chair Kunkle commented that overall, the project looked good and the only landscape weakness he saw was on the north boundary line directly behind retail A. Chair Kunkle agreed with Mr. Channing on the light poles since they would be above the royal palms and would cast shadows, and asked how many more poles would be needed if reduced to 25' height. Response was that 50% more would be needed, but Mr. Benothman advised that there was room for negotiation since the applicant was requesting a waiver from code. MOTION: Mr. Solomon made a motion to approve Petition PUD -0 1 -11 with the conditions of approval in the staff report, the 7 requested waivers, and the specific comments made by Mr. Glidden about the signage and the gas station canopy as agreed to by the applicant. Mr. Present seconded the motion. During discussion of the motion, Mr. Channing presented a sketch done by Mr. Glidden which he stated he would accept as a compromise to improve the architecture. The applicant and the commission agreed. Mr. Glidden reviewed the changes —to eliminate the fake windows, raise the roof element on the rear of the grocery store, add a tower to the northwest corner, infill mansard or sloped roof, raise the roof element a few feet in front on either side of the towers. Mr. Hansen agreed these items would go a long way towards improving the rear of the building although it still would not be great; suggested two rather than one of the fake window elements on the side, and recommended that the lower roof elements on either side of the entrance should be higher than the roof of the retail on either side to make a progression of stepping up to the center of the big box. Mr. Channing requested this be drawn. Mr. Solomon indicated he would accept Mr. Glidden's drawing as an amendment to the motion if that was what was being offered. Mr. Channing responded he had offered it as an amendment to the motion but it needed to be brought back to the board. Mr. Pennell agreed with Mr. Channing and stated it was important to be specific. Mr. Channing commented the commission only had one shot and this was the calling card of the City, and he would like to delay two weeks so the petitioner could bring something back. Mr. Hansen agreed the board needed to see this plus the west elevation Mr. Glidden recapped his requests and noted there was no sidewalk linking with the north, to which Mr. MacIntyre explained the turnpike authority did not want a sidewalk and the applicant would install a sidewalk at their cost if in the future it would be allowed. Mr. Solomon accepted that as an amendment to the motion but recommended the applicant come back, that the public hearing be re- opened and continued to a date certain. Chair Kunkle clarified that Mr. Channing's amendment to the motion included the applicant bringing the petition back. Mr. MacIntyre indicated the applicant would bring the project back. Mr. Solomon withdrew his motion and Mr. Present accepted the withdrawal. Mr. Panczak requested a rendering as viewed from the off ramp coming off the turnpike and from the overpass, from 40' in the air. Mr. Benothman indicated plans would need to be submitted by June 10 for the June 24 meeting. Chair Kunkle re- opened the public hearing. Mr. Solomon made a motion to continue the public hearing to the June 249 2003 regular agenda. Mr. Present seconded the motion, which carried by unanimous 7 -0 vote. Mr. Hansen noted revised elevations were needed and asked if the perspectives would be updated for City Council, to which the response was yes. M Planning & Zoning Commission Minutes May 27, 2003 Mr. Channing left the meeting at 9:05 a.m. and Mr. Panczak was seated in his place. Following a short break, the meeting was reconvened at 9:15 p.m. Agenda Items 2 through 11: Workshop: (LPA) Petition CP- 03 -01: Large -Scale Land -Use Amendment for Garden Oaks A City- initiated request for a large -scale land use map amendment to change the current land -use designation of an approximately 111.78 -acre parcel from Palm Beach County Residential High 8 (RH8) to Palm Beach Gardens Residential Low (RL). The site is located approximately 1,250 feet south of Northlake Boulevard on the east side of Military Trail. Workshop: (P &Z) Petition ZON- 03 -01: Garden Oaks Rezoning A City- initiated request for the re- zoning of a newly annexed 111.78 -acre residential community known as Garden Oaks, from a Palm Beach County zoning designation Residential Medium (RM) to City Planned Unit Developm ent (PUD) Overlay with an underlying zoning of Residential Lso -3 (RL- 3). The site is located approximately 1,250 feet south of Northlake Boulevard on the east side of Military Trail. Workshop: (LPA) Petition CP- 03 -03: Large -Scale Land -Use Amendment for Sunset Drive Residential Development A City- initiated request for a large -scale land use map amendment to change the current land -use designation of an approximately 23 -acre parcel from Palm Beach County Residential High 8 (RH8) to Palm Beach Gardens Residential Medium (RM). The site is located on the south side of Northlake Boulevard just west of Interstate 95. Workshop: (P &Z) Petition ZON- 03 -03: Sunset Drive Residential Development Rezoning A City- initiated request for the re- zoning of a newly annexed area known as Sunset Drive from a Palm Beach County zoning designation Residential Medium (RM) to City Residential Medium (RM). The 23 -acre site is located on the west side of Interstate 95, south of Northlake Boulevard. Workshop: (LPA) Petition CP -03 -04 Small -Scale Land -Use Amendment for Sunset Drive Commercial Development A City- initiated request for a small -scale land use map amendment to change the current land -use designation of an approximately 2.13 -acre parcel from Palm Beach County Commercial High 8 (CH8) to Palm Beach Gardens Commercial (C). The subject parcel is located on the south side of Northlake Boulevard, on both sides of Sunset Drive. 5 Planning & Zoning Commission Minutes May 27, 2003 Workshop: (P &Z) Petition ZON- 03 -04: Sunset Commercial Development Rezoning A City- initiated request for the re- zoning of two newly annexed parcels of land totaling 2.14 acres from a Palm Beach County zoning designation Residential Medium (RM) to City General Commercial (CG -1). The subjectparcel is located on the south side of Northlake Boulevard, on both sides of Sunset Drive. Workshop: (LPA) Petition CP- 03 -02: Small -Scale Land -Use Amendment for Mary Circle Residential Development A City - initiated request for a small -scale land use map amendment to change the current land -use designation of an approximately 5.93- acreparcel from Palm Beach County Residential High 8 (RH8) to Palm Beach Gardens Residential Low (RL). The site is located on the east side of Military Trail, immediately north of Garden Oaks Residential Community. Workshop: (P &Z) Petition ZON- 03 -02: Mary Circle Residential Development Rezoning A City - initiated request for the re- zoning of a newly annexed area known as Mary Circle from a Palm Beach County zoning designation of Residential High18 (RH8) to City Residential Low 3 (AL-3). The 5.93 -acre site is located on the east side of Military Trail, immediately north of Garden Oaks Residential Community. Workshop: (LPA) Petition CP- 03 -05: Small -Scale Land -Use Amendment for Mary Circle Commercial Development A City- initiated request for a small -scale land use map amendment to change the current land -use designation of an approximately 1.543 -acre parcel from Palm Beach County Commercial High 8 (RH8) to Palm Beach Gardens Commercial (C). The site is located on the east side of Military Trail, approximately 1,100 feet south of Northlake Boulevard. Workshop: (P &Z) Petition ZON- 03 -05: Mary Circle Commercial Rezoninjz A City- initiated request for the re- zoning of a newly annexed]. 54 -acre site from a Palm Beach County zoning designation of Residential Medium (RM) to City General Commercial (CG -1). The site is located on the east side of Military Trail, approximately 1,100 feet south of Northlake Boulevard. Chair Kunkle commented that items 2 through 11 were all workshops and what was being done was taking areas that the City had recently annexed in and labeling those areas according to the City's code. Mr. Benothman indicated the City was required by law to go through this process and individual public hearings would be held on each parcel. Mr. Benothman indicated the level of service analysis for each parcel would reduce some impacts and would not increase any impacts. Planner Natalie Wong indicated she had combined all of the workshops into one presentation. Mr. Present questioned if trips were reduced for Garden Oaks if another developer could use them, and commented someone else should not benefit. Mr. Benothman indicated that because Garden Oaks was built out their density could not 0 Planning & Zoning Commission Minutes May 27, 2003 increase over 4 dwelling units per acre. Discussion ensued. Mr. Hansen expressed concern that another developer could bulldoze Garden Oaks in the future and build 8 units per acre, to which Mr. Benothman responded that would not be allowed under the comp plan. Ms. Wong commented that at the public hearing the issue of non - conforming structures would be brought up. In general, the county's codes were more restrictive so the number of non - conforming structures would be reduced, blanket non - conforming language would be presented at the public hearing, and information was currently being obtained from the county on this matter, also, individual mailings had been sent to all property owners. Buildings would be adopted as legal non - conforming structures if a building permit or other legal document could be found. Ms. Wong reported that every lot was not platted, some were on septic and well, and one road was not paved. Garden Oaks had full infrastructure. It was confirmed there were no substantial drainage problems. Mr. Benothman indicated the city did not have enough money to pave the road and it had been prioritized to be done in the future. Grants were being sought to change those on septic and well to city water and sewer. OLD BUSINESS There was no old business to come before the Commission. NEW BUSINESS Mr. Solomon requested since there had been a problem with the recording machine at the beginning of the meeting if the City Attorney would research if the meeting could proceed with manual minutes if it happened again. Chair Kunkle commented that all the signs were wrong where the road work was being done on Central associated with Old Palm. Mr. Benothman indicated staff would take care of it. 7 Planning & Zoning Commission Minutes May 27, 2003 ADJOURNMENT There being no further business, the meeting was adjourned at 9:37 p.m. The next regular meeting will be held June 10, 2003. APPROVED: Craig Kunkle_ Jr._ Chaii \ Alternate Michael Panczak 13 tty Laur, 9fecretary Tor the Meeting