HomeMy WebLinkAboutMinutes P&Z 041304CITY OF PALM BEACH GARDENS
PLANNING AND ZONING COMMISSION
REGULAR MEETING
April 13, 2004
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 6:30 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
There was no report by the Growth Management Administrator.
APPROVAL OF MINUTES
Mr. Hansen made a motion to approve the minutes of the March 22, 2004 meeting as submitted. Mr.
Pennell seconded the motion, which carried by unanimous 7 -0 vote.
ROLL CALL
Betty Laur, Secretary for the meeting called the roll for the Planning & Zoning Commission:
Present Absent
Chairman Craig Kunkle
Vice Chairman Barry Present
Joel Channing
Dennis Solomon
Douglas Pennell
Randolph Hansen
Michael Panczak
Also in attendance were Growth Management Administrator Charles Wu, Principal Planner Talal
Benothman, Senior Planners Kara Irwin and Michael Sanchez, Planner Brad Wiseman, City Forester
Mark Hendrickson, City Engineer Dan Clark, and City Attorney Christine Tatum.
The City Attorney swore in all those intending to testify in any of the public hearings presented at this
meeting.
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Public Hearing and Recommendation to City Council
Petition CU- 03 -05: Conditional Use Approval — Banyan Tree PUD — Phase III
A request by Ms Lynn M. Dore, owner of Monark Monograms, for approval of a Conditional Use to
allow for a monogramming /embroidery business to locate within Phase III of the Banyan Tree
Planned Unit Development (PUD). The approximately five (5) acre site is generally located at the
northeast corner of Northlake and MacArthur Boulevards
Senior Planner Michael Sanchez presented the project. Mr. Hansen asked if the sewing machinery was
in operation at the time Mr. Sanchez visited the site, to which the response was yes, and that the noise
level was unobtrusive.
Lynn Dore, applicant, was present to answer questions.
Chair Kunkle declared the public hearing open. Hearing no comments from the public, Chair Kunkle
declared the public hearing closed.
MOTION:
Mr. Channing made a motion to recommend to City Council approval of Petition CU -03 -05 as
presented by staff. Mr. Pennell seconded the motion, which carried by unanimous 7 -0 vote.
Consideration ofAnproval
Petition SP- 03 -24: Temple Judea Minor Site Plan Review
A request by Ms Anne Booth, Urban Design Studio, on behalf of Temple Judea of Palm Beach
County, Inc., for approval of a Minor Site Plan Review to allow the construction of a covered
walkway, porte- cochere, new access drive, and other minor site improvements at the existing 3.0 -acre
Temple Judea site (formerly the Church of Jesus Christ of Latter Day Saints) generally located on the
north side of Hood Road, approximately 650 feet east of Military Trail
Senior Planner Michael Sanchez presented the project and explained that approval tonight would
constitute site plan approval of this minor site plan approval application and this petition would not be
heard before City Council. City Forester Mark Hendrickson confirmed he was okay with landscaping
being 60 days in arrears and that a certificate of occupancy would be issued prior to the landscape
installation except for the Hood Road landscaping which would be installed following the Hood Road
improvements. Staff confirmed that the light poles would be replaced.
Anne Booth, Urban Design Studio, indicated the applicant was in agreement with all conditions of
approval but would like a modification to Condition No. 1 to allow them an additional 60 days to
negotiate with WCI to get help with bringing all landscaping and lighting up to code, since that item had
not been budgeted. Discussion ensued regarding the shared median landscaping improvements. Ms.
Booth explained the applicant would agree to complete the work within 120 days with or without the
help of Evergrene/WCI.
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Mr. Hansen asked about rooftop mechanical equipment, to which Ms. Booth responded the equipment
would only be visible from the parking lot on the east, and not visible from Hood Road. Ultimately the
mechanical equipment would be fully screened with material compatible to the building; and the
applicant would agree to a condition of approval that it had to be screened, with staff to determine if the
screening was architecturally compatible.
Mr. Solomon commented this was a very impressive upgrade. Mr. Solomon asked if WCI had been
obligated to do this work if this project had not come about, to which Ms. Booth responded they had not
been obligated until this project came about; and The Isles had entered into a shared agreement with
WCI for landscaping and maintenance of that median as it abutted their property. The WCI design for
the median would require staff approval.
Mr. Hansen asked if the storage shed would remain. Ms. Booth explained it would remain but would be
screened by a hedge, and would have a roof that matched the building.
Chair Kunkle thanked the applicant for not requesting any waivers, and for the huge improvement to this
property.
MOTION:
Mr. Solomon moved approval of Petition SP- 03 -24, Temple Judea Minor Site Plan Review, with
staff recommendations except Condition No. 1 which shall be modified with respect to median
design and installation of landscaping, changing 60 days to 120 days, to give applicant time to
work out an agreement with WCI that may be brought back for staff approval. Mr. Panczak
seconded the motion, which carried by unanimous 7 -0 vote.
Public Hearins and Recommendation to City Council
Petition PUD- 03 -07: The Weiss School
A request by Nexus Design Group, on behalf of the Weiss School, for site plan approval and a
rezoning from Research and Light Industrial Park (M -1) to Planned Unit Development (PUD)
Overlay with an underlying zoning designation of Public Institutional (P /I) and a Conditional Use
(C" Overlay for a private school The 7.76 -acre site is located on the south side of Burns Road,
approximately 112 mile east of Military Trail
Planner Brad Wiseman presented the project. Chair Kunkle asked who owned the lake, to which the
response was the City —it was the Thompson River. Mr. Solomon questioned the number of waivers
and learned there were five.
Greg Haung, Nexus Group, spoke on behalf of the applicant. Owner Elizabeth Weiss and Dr. Rosemary
Daniels presented a brief history of the Weiss School. Mr. Haung reviewed the project and reported
John Glidden had made suggestions on how they could resolve the 4 -sided architecture. Mr. Haung
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explained how other recommendations made by the Commission had been addressed, including adding
landscaping and enclosing the dumpsters. The 15 -ft. buffer waiver had been withdrawn, and screening
rooftop equipment had been agreed to and dropped. The remaining requested waivers were reviewed.
Mr. Channing requested the screening material on the roof not be bright white. Mr. Channing requested
a 2' berm to screen cars from view where parking was close to the road. Stuart Cunningham, engineer,
explained that a berm would have to be sculptured, and Mr. Channing agreed to a sculptured berm.
Mr. Solomon thanked the applicant for implementing suggestions made at the workshop.
Mr. Present commented the project looked good.
Mr. Pennell thanked the applicant for addressing concerns of the Commission.
Mr. Hansen commended the applicant for turning a difficult building into a tremendously improved
building.
Mr. Panczak commented the applicant had done a great job.
Chair Kunkle declared the public hearing open. Randy Lumbart, parent of two children attending Weiss
School, spoke in favor of the school. Hearing no further comments from the public, Chair Kunkle
declared the public hearing closed.
MOTION:
Mr. Hansen made a motion to recommend to City Council approval of Petition PUD -03 -07 with
the conditions of approval recommended by staff and with the addition of a sculpted berm as
recommended by Mr. Channing. Mr. Panczak seconded the motion, which carried by unanimous
7 -0 vote.
Workshop:
Petition PUD- 04 -05: Paloma Planned Unit Development (aka Parcel 31B)
A request by Urban Design Studio, agent for MI Homes of West Palm Beach, LLC, for a property
rezoningfrom Planned Developm ent A rea (PDA) to a Planned Unit Developm en t (PUD) Overlay with
an underlying Residential Low zoning designation to allow for the development of 200 single-family
dwelling units and 196 multi family town homes on 156.47 acres of land The site is located south of
Hood Road, west of Military Trail, east of Central Boulevard, Parcel 31.04 (MXD) and Interstate
Highway 95 and north of the Sabal Ridge Planned Unit Development (PUD).
Senior Planner Kara Irwin presented the project. Mr. Panczak asked the status of zero lot line
guidelines, which Mr. Irwin explained would be coming back to the Commission for action, and that the
requested setbacks were consistent with the proposed guidelines. Mr. Channing asked who would build
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the north/south road, to which staff response was right -of -way would be provided by the applicant and
was shown on the thoroughfare plan, but the applicant's traffic study showed they did not need that
roadway. The road would be built with roadway impact fees. Mr. Benothman announced the Elm
Avenue had been officially transferred to the City by DOT about two weeks ago. Staff confirmed there
was only half the right -of -way except through the preserve where it was 100 %.
Mr. Present requested the locations of the proposed 11' widths and if 11' road width had ever been
granted before, to which Mr. Clark responded it had been done but the City had received something in
return, such as a bicycle path or turn lane.
Anne Booth, Urban Design Studio, presented the project on behalf of the applicant.
Chair Kunkle noted this was not a public hearing but two residents had requested to speak. Carolyn
Chaplak indicated The Isles residents were concerned because there was only one ingress /egress and
asked the Commission to consider adding a traffic light or median cut. Linda Monroe indicated she
wanted to make the same comment, and she had spoken to County officials who believed a traffic light
would be warranted, and requested that be a condition of approval and that the applicant pay for the
light. Ms. Monroe commented the vegetation on the west side of Military Trail across from The Isles
blocked the sun and was an amenity to The Isles residents, and encouraged that the vegetation be
supplemented with oaks instead of all being bulldozed.
Mr. Charming commented if this project met the new ordinance for zero lot line setbacks he believed the
ordinance should be changed, and he had never seen so many waiver requests. Mr. Charming
commented this would be a sea of garage doors and homes not up to the level of architecture he would
like to see. Mr. Channing expressed his opinion this was purely a high- density subdivision, and felt
signage should be reduced to just entrance signs. Mr. Channing agreed with a traffic light on Military
trail. Mr. Charming commented there would only be 5' between houses in some cases and no room for
mechanical equipment. Drainage was discussed. Ms. Booth explained that Hood Road drained onto the
property, which Mr. Clark explained was a requirement of both Northern and South Florida. Mr.
Channing stated he did not agree with 11' roadway width.
Mr. Solomon commented the project was more dense than necessary, the roadways were too straight, and
expressed concern there was not sufficient turn radius for large vehicles in some dead end areas. The
applicant advised there would be one master property owners association and two sub associations. Mr.
Solomon commented there were a lot of garage doors on streets and requested glass panels be offered as
an option, using hurricane -rated glass. Ms. Booth confirmed that required littorals were provided, but
they were clustered because potential buyers did not want snakes, etc. coming onto their property, and it
was more aesthetically pleasing to have them clustered. Ms. Irwin confirmed there was 10' between the
single family homes of which 6' was clear zone. The applicant was requested to alternate plantings on
single- family lots so that lots with all palms would not be next to each other. Mr. Solomon favored
using 9 -1/2' parking spaces in the pool area rather than the proposed 9' spaces. Mail collection areas
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were described by Ms. Booth.
Mr. Present commented that The Isles plan originally had an opening into Garden Woods and one over
the FEC railroad, but those had not come about, and he had brought up the necessity of a second entrance
on Hood Road, but the developer had convinced everyone there would be other entries. Traffic flow was
discussed. Ms. Booth commented that combination of two developments would support a traffic signal
at the intersection. Mr. Present did not support the 11' road width. Ms. Booth confirmed there would be
stop signs at the intersection in the middle of the project, and requested traffic calming be designed so
that people would not cut through from Central to Military. Ms. Booth confirmed paver blocks and other
elements would be used to reduce traffic. Mr. Present commented there were a lot of good things in the
plan, but focus at this workshop should be on items that could be improved. Mr. Present recommended
lots 23 and 24 be sacrificed for another entry to provide another way for the people in the back to get out,
which might justify going from 65' to 50' lots. Ms. Booth explained the City was getting consolidation
of open space to create a viable preserve area and preservation of the wetland in return for going to
smaller lots. Ms. Booth commented in this design every parcel had frontage either on a lake or a buffer,
which was a benefit to the whole development.
Mr. Pennell commented the project was acceptable because the City wanted density, and hopefully it
would be affordable. Mr. Pennell commented in The Isles and even one section in Mirasol there were
garages like this, and asked for a better look for the single family homes. Mr. Pennell expressed his
opinion that the 11' road should be 12% that there should be a median in the north -south road; and agreed
with staff strongly on signage; and 9 -1/2' parking spaces in areas where guests and residents would
congregate to use the amenities.
Mr. Hansen favored 10' parking spaces. Mr. Hansen concurred with Mr. Channing's comments. The
townhouses were not inspired architecture and creativity was needed there and in the single - family
homes. Mr. Hansen also commented he did not see what the City was getting in return for the requested
waivers, and inspiration and new ideas were needed in the product design. Mr. Hansen agreed with Mr.
Pennell's request for a median in the north -south road. Mr. Hansen agreed 11' roadway width would
help calm traffic but there could be a potential conflict with roadway vehicles and bicycles, so 12' was
preferable unless there was good separation between vehicles and bicycles. Mr. Hansen encouraged
innovation rather than humdrum developments.
Mr. Panczak asked the prices of the homes, to which Ms. Booth responded the townhomes would sell in
the high $200,000 range and the single - family homes up into the $400,000 range. Mr. Panczak indicated
he generally agreed with the other comments, and thought an 11' wide road would have a calming effect.
Mr. Panczak suggested on the two small single - family elevations that a single garage door be used, to
help aesthetically. Mr. Panczak recommended for marketing to consider the aging population and offer
one floor plan all on the ground floor so as not to limit options. Mr. Panczak commented this was a very
average - looking community and it seemed to use some of the same floor plans as in Bent Tree, and the
best looking product was the one with the side loading garage.
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Mr. Channing pointed out it was not the Commission's responsibility to help the seller get density in
single family homes.
Chair Kunkle commented the Central Boulevard buffer landscaping standard had been set by Old Palm
and San Michele, and the difference here was there was no wall, which would require greater green
density.
Following a short recess, the meeting reconvened at 9:10 p.m.
Workshop:
Petition PCD- 99 -04: Parcel SA — Rezoning and Master Plan Approval
A request by Mr. Ryan Johnston of Catalfumo Construction and Development, Inc., for approval of a
rezoning from Research and Light Industrial Park (MI) and Planned Development Area (PDA)
zoning designation to a Planned Community District Overlay (PCD) zoning designation with an MI
underlying zoning designation. The proposed PCD will consist of 240,000 square feet of office use
and 600,000 square feet of industrial use including a maximum of 42,000 square feet of commercial
use. The approximately 86.34 -acre subject site, referred to as "Parcel 5A" is generally bounded by
Interstate 95 right -of -way to the west and south, the Garden Woods and Winchester Courts residential
developments to the north, and the Florida East Coast Railway (FEC) right -of -way and Alternate
A 1 to the east.
Senior Planner Michael Sanchez presented the project and requested comment and direction. Chair
Kunkle commented it appeared the Commission was forced to process an incomplete application; Mr.
Benothman explained that staff was looking for the level of detail such as design guidelines. Staff
wanted more detail because they did not want the same experience with this applicant as with the La -Z-
Boy building.
Ryan Johnston, Catalfumo Construction and Development, reviewed the seven outstanding issues and
provided an alternative viewpoint. Six of them had been requested by staff but were not DRC
certification issues. The 50' right -of -way requested on the north -south linkage road was based on the
roadway being a local or tertiary roadway. Traffic information requested from staff had not been
received. Mr. Johnston advised the developer was working on alternative lot layouts, which would be
submitted to staff. Legal access to each lot within the PCD would be provided with the alternative lot
layouts. The applicant felt design guidelines would limit architectural creativity and impose an
unnecessary hardship on the developer, and each parcel would be reviewed by the City review process at
which time architectural styles could be considered. The 15' landscape buffer along the FEC tracks had
been overlooked and the applicant would make it 20'on their next submittal. The required median for
Koyoto Gardens would be installed. The other roadways were extensions of roadways which did not
have medians. Mr. Johnston indicated the applicant did not know who the users would be and requested
the list of uses not be narrowed at this time, since that could limit their ability to bring new businesses to
the City.
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Applicant was requested to bring back the plan after it had been worked out with staff, providing a clear
picture. Mr. Present requested everyone work together without animosity. Mr. Present commented he
was not getting the feeling of the PGA Boulevard overlay and this was a key parcel. This parcel could
support high end businesses and could be another showcase piece, which would most benefit the
applicant. Mr. Present wanted a comfort level that the thoroughfare would be good to bring people
through and make this a showcase parcel.
Mr. Channing agreed this was a key piece of the City puzzle and agreed with an 80 -foot right -of -way,
agreed there must be a list of uses to start, there must be design guidelines, and he would like to work out
something with the applicant to have some way to come up with a beginning road system that could
quickly be changed in a short process to meet tenant needs.
Mr. Solomon commented the City had a right to want reasonable development in an organized way
consistent with other development that had taken place, and it was normally applicants who provided
information at the City's request, not the other way around. Mr. Solomon commented this reminded him
of the PGA Commerce Park where nobody knew the lot configurations, tenants, or anything else; and the
applicant would just have to take a guess and lay out some lots in reasonable sizes and configurations
with platted roads to get to each of those lots. Roads might have to be replatted later according to what
was sold. Lots could not be sold by metes and bounds descriptions not approved by the City. Mr.
Solomon commented design guidelines had been adopted for non - residential property, which gave a
good idea of what was to be done. What the applicant placed on the property and sold in the beginning
would have a profound effect on the rest of the property, so the applicant should be sure the project was
of high quality —that was only in their best interests —and normally the applicant wanted guidelines for
the property purchasers and also to have some architectural control. Regarding the roadway width,
those were not determined by primary, secondary and tertiary designations, but by whether the road was
a neighborhood collector. Mr. Solomon advised the list of uses should not be a problem, and that in
another application tonight an amendment had been passed to expand the list of uses, which was no
problem. Mr. Solomon expressed his opinion that no one should be adversarial and everyone should
work together.
Old Business
Mr. Present asked if the City Council had voted on the Borland Center, to which staff response was not
yet.
New Business
Mr. Channing complimented the staff and Mr. Wu, commenting that every presentation was great.
Mr. Pennell thanked staff for responding to the Blood Bank question by e -mail. Mr. Wu advised it was
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April 13, 2004
his understanding that their operation was based on money contributed by donors, so when a donor
provided money then they would proceed.
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ADJOURNMENT
There being no further business, the meet
be held April 27, 2004.
APPROVED:
was adjourned at 9:52 p.m. The next regular meeting will
Craig Kunkle, Jr., Chair
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Barry Present, e hair
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