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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. s Planning & Zoning Commission Minutes April 13, 2004 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. 2 Planning & Zoning Commission Minutes April 13, 2004 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 W, Planning & Zoning Commission Minutes April 13, 2004 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 M Planning & Zoning Commission Minutes April 13, 2004 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 5 s Planning & Zoning Commission Minutes April 13, 2004 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. IN Planning & Zoning Commission Minutes April 13, 2004 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. 7 0 Planning & Zoning Commission Minutes April 13, 2004 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 Planning & Zoning Commission Minutes 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. X Planning & Zoning Commission Minutes April 13, 2004 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 AA 0 Barry Present, e hair 10