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 &
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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
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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
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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.
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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.
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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
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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.
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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