HomeMy WebLinkAboutMinutes P&Z 080800• CITY OF PALM BEACH GARDENS
PLANNING AND ZONING CO1VIl MSION
August 8, 2000
NUNMES
The Regular Meeting of the Planning and Zoning Commission of the City of Palm Beach Gardens,
Florida, was called to order by Chair John Nedvins at 6:30 P.M. in the Lobby ofthe Municipal Complex,
10500 North Military Trail, Pahn Beach Gardens, Florida, and opened with the Pledge of Allegiance to
the Flag.
ANNOUNCEMENTS
There were no announcements.
ITEMS BY GROWTH MANAGEMENT DIRECTOR
There were no items by the Growth Management Director
APP�tOVAL OF MINUTES
• Mr. Solomon made a motion to approve the July 25, 2000 meeting minutes as amended by adding the
name of the person who seconded the motion for Petition SP -99 -23 and the vote on that motion. Mr.
Kunkle seconded the motion. Motion carried by unanimous 5 -0 vote.
PLANNING AND ZONING COMMISSION
The roll was called by Jackie Holloman, Secretary for the meeting.
Present Absent
John Nedvins, Chair
John Glidden, Vice Chair - arrived at 6:32 p.m.
Dennis Solomon, Chair Pro Tem.
Joel Charming
Craig Kunkle, Jr.
Barry Present
Ted Rauch, Alternate - arrived at 6 :40 p.m.
Also present were Senior Planners Talal Benothman and Ed Tombari, Principal Planners Jim Norquest
and Steve Cramer, Planners John Lindgren and Debra Northsea, City Attorney Leonard Rubin, and
Assistant City Engineer Sean Donahue.
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August 8, 2000
Recommendation to City Council:
Petition SR99 -18: La Posada Assisted Living Facility on Gardens Parkway at the Regional Center
DR[
A request by Urban Design Studio, agent, for site plan approval of a senior retirement community
with 301 living units and a-two -story community center. Ths site is approximately 22.5 acres in size
and is located on Gardens Parkway within the Regional Center Development of Regional Impact
(DR[), immediately north of the Gardens Malk (06-42S-43E)
Senior Planner Talal Benothman reviewed the staff report, including requested waivers, outlined the
Planning and Zoning Commission's comments from the last meeting, noted changes, and responded to
questions from the Commission members. Mr. Benothman explained that parking was no longer an issue
with staff because since the last meeting the new City code had been adopted and under it the petitioner
had an excess of 23 spaces. Requested landscape buffers had been provided; however, only a T buffer
had been provided where the Commission had requested a 3' buffer. Other requested items had been
provided. Mr. Benothman noted the applicant needed to label the parking space at the end of each motor
court as being for pullback. The petitioner was working on the request to provide written authorizations
from utility companies regarding locations of certain structures, and the pathway at the water's edge had
been moved slightly but was still a requested waiver. Information obtained on two other retirement
communities within the City, Prosperity Oaks and Devonshire, indicated the average emergency calls
• from those communities totaled .38 per day, with approximately 80% ofthe calls requesting emergency
medical services. The applicant proposed to provide an on -site emergency response communication
system which should reduce the number of calls to which the City would need to respond. It was noted
that colors and materials needed to be indicated on elevation sheets.
Dodi Glas, Urban Design Studios, agent for the petitioner, noted concerns expressed by the Commission
at the last meeting, and advised that work was continuing on outstanding issues. Ms. Glas pointed out
that colors and materials had been provided on a separate sheet. Ms. Glas commented that the T berm
had been due to sloping and landscape concerns on the south side ofthe north loop road and there was
a 3' berm around the rest of the site. The lake easement issue was discussed. Trees located within the
easement were not allowed by the new code; however, Northern Palm Beach County Improvement
District was agreeable to leave the trees in place, which was also the desire of the petitioner. The
plantings were also a part ofthe SFWMD permit requirements. Ms. Glas discussed parking, perimeter
landscaping, design, and signage proposed to match the architectural style rather than the MacArthur
Center signage guidelines. Ms. Glas noted that the signage at Mira Flores matched their architectural style
rather than the MacArthur Center guidelines. Mr. Benothman explained that staff did not support the
two large signs because they were not consistent with the MacArthur Center guidelines established in
Ordinance 64, 1998, and that the Mira Flores Development had been built before that Ordinance had been
passed. Staff did not object to the smaller directional signs since they did not fall under the Ordinance.
Ms. Glas further explained the 20' lake maintenance tract around the lake, and that under the new code
large trees and sidewalks would not be allowed„ however, NPBCID and SFWMD did not object.
• Attorney John Gary commented on the easement and that he did not think the city should be so strict,
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August 8, 2000
and that Northern did not object. Access to the lake was discussed. Mr. Benothman explained that the
applicant needed to clearly indicate the easement so that a waiver could be considered, and there was no
problem so long as access was provided for the City to enter structures encroaching within the tract so
that the City could service areas around and between the encroachments. Discussion ensued. Petitioner
indicated willingness to accept a condition of approval requiring a maintenance agreement and to work
with the City Council regarding a waiver. Sean Donahue, Assistant City Engineer, explained that the
purpose ofthe lake maintenance tracts was to provide both maintenance and drainage and that access was
critical to maintain the system during storms. Mr. Donahue explained that the City was willing to work
with the petitioner. Mr. Nedvins indicated he could not vote for approval without the City Engineer's
approval ofthe lake maintenance tract situation and that this issue needed to be worked out between the
petitioner and the City Engineer. Discussion ensued. Attorney John Gary stressed that the lakes were
owned by NPBCID, who had no problem with the landscaping. Comments by the Commissioners
included a request that the City Forester should be included in the negotiations, and that the lakes should
be kept as they were and the City should not be a third party to the agreement. The City Attorney
advised the City should be a part ofthe negotiations to assure access. Chair Nedvins reviewed the five
requested waivers. Mr. Glidden questioned the quantity ofparking spaces. Ms. Glas commented parking
spaces would be eliminated after this meeting on the north loop road side. Mr. Glidden requested parking
spaces be identified so that if more spaces were needed later they could be paved. Ms. Glas explained
337 spaces were required and 433 were provided, so that there were enough to eliminate some spaces
• to provide stacking. Mr. Glidden expressed his opinion that there should be some logical differentiation
provided in the code rather than requiring 100' stacking on both main and secondary roads and requested
this be revisited when considering changes to the code. Discussion ensued. Setbacks for covered parking
were discussed. Ms. Glas commented petitioner had agreed to make the roadway consistent with the
Mira Flores roadway and had used the landscape buffer areas as a part of the right -of -way. Mr.
Channing requested either a 3' berm or a wall to avoid maintenance problems. Petitioner agreed to
provide a 3' berm. Mr. Glidden requested heavy landscaping in the 15' between the parking lot and new
loop road. Mr. Channing suggested petitioner move everything south a couple of feet. Ms. Glas
commented the streetscaping program for the Regional Center had been followed but additional
landscaping could be added, and agreed to add landscaping. Mr. Present indicated his support for the
stacking waiver. Mr. Channing expressed his opinion that stacking should be for a more appropriate
distance. Mr Solomon expressed his opinion that signage should comply with the original signage
package, to which Mr. Present expressed agreement. Mr. Rauch disagreed, stating that signage should
be on a case -by -case basis. Mr. Charming stated his opinion that signage should stay consistent; Mr.
Glidden stated no problem with signage being consistent with the building architecture. Mr. Craig
commented signage should reflect the architecture ofthe project. It was decided to hold off on signage
until later. Mr. Glidden commented there must be some relationship between the number of cars that
must be distributed through multiple access points and how busy the roadway to determine an appropriate
stacking distance. Assistant City Engineer Donahue pointed out that stacking must be considered for
future, but felt the City could work with staffto provide a more appropriate distance for stacking. Craig
Davis, Architect, presented a materials board and described the materials, colors, and architectural
• features of the project. A Commissioner noted materials and colors were not defined on the elevations,
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which staff commented must be indicated. Creating interest and variety by using subtle color variations
to break up the continuous building facades was suggested. Mr. Channing commented to the other
members ofthe Commission that there was a clear precedent for denying the dead -end parking, and that
the Commission should be consistent. Discussion ensued. One member noted that ifthe parking spaces
were all assigned that would eliminate the concern of possibly stacking up in the dead end areas. Mr.
Glidden recommended significant vignettes ofvarious important intersections and materials be blown up
to show materials and presented at the next meeting. The other Commission agreed. Mr. Charming stated
he would not vote for the project without a Y berm or a wall. The landscaping plan for the setback area
ofthe parking structure on the northeast comer was also requested to be presented at the next meeting.
Mr. Glidden requested equipment wells be dropped in order to effectively screen the equipment, and that
additional room be provided so that cars could turn around at the entry to re -enter the project without
going out onto the roadway. Petitioner was requested to come back for one more meeting.
Workshop
Petition SP- 00-08: Northcorp South Park Center Lot 10/11 Parking Lot
A request by Urban Design Studio, agent, for a site plan amendment for Lots 10 and 11 in the RCA
Plat of the Northcorp Planned Community District The applicant requests the approval of an
additional 11 S parking spaces, including two covered parking areas consisting of six spaces in each
• area. The site is located south of Northcorp Parkway on the west side of Bast Park Drive (7 -42S-
42B)
Planner Debra Northsea reviewed the staffreport and requested waivers. Applicant requested 57% over
the requirement for parking spaces, or 109 additional parking spaces. Parking comparison of several
municipalities was distributed, and Ms. Northsea reported that Marty Hodgkins of Duncan Associates
recommended one space per 250 s.£ as a standard rather than the current City requirement of one space
per 300 s.£ The applicant had also submitted data for several recently approved projects within the City
which averaged one space per 250 s.£ A sample of the vinyl proposed for covered parking was
submitted and discussion was requested for the parking overage and the covered parking.
Anne Booth, Urban Design Studio, agent for the petitioner, spoke on behalf of the petitioner, and
indicated the petitioner needed the extra parking because it was desired by his tenants. Ms. Booth noted
that with the extra parking spaces requested the ratio would be one space per 200 s.£, or 5.2 spaces per
thousand, which was within the comparable range ofthe other municipalities which had been researched.
Ms. Booth explained that research into the cost ofa concrete block structure with a roofto accommodate
covered parking had shown that the cost per space would be $3,000 to $4,000, versus $1,800 per space
for a vinyl - covered canopy which would meet 75 mph wind load or 120 mph wind load with the vinyl
covering removed.. A permanent structure for parking would also cause encroachment of the footers
into landscape open space. Ms. Booth noted that only twelve spaces were requested to be covered, a
very small percentage ofthe total spaces, and the proposed covered parking did meet code. Tim Griffin,
representative for the developer, explained that existing tenants requested additional parking spaces and
all prospective tenants had also wanted 4-5 spaces per thousand. Mr. Griffm explained that more density
in office buildings as a result of use of modular furnishings had created a need for more parking spaces.
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Mr. Griffin commented that some other communities were ahead of Palm Beach Gardens in addressing
this situation, for example Boca Raton, and 4 -6 spaces per thousand had become the norm. Discussion
ensued. Mr. Griffin had no problem with the extra parking Mr. Present commented he had no problem
with the extra parking but was not in favor of the covered parking. Mr. Rauch expressed no problem
with the extra parking. Mr. Kunkle was not in favor of the vinyl covered parking. Mr. Charming
commented he was changing his opinion regarding the vinyl covered parking because parking was not
a work of art; Mr. Glidden commented the covered parking could be moved to the rear and he could live
with the vinyl covering if it were moved a minimum of 100'. Mr. Solomon indicated he had no problems
with the issues being discussed. Mr. Glidden noted the vinyl should be replaced timely when wom out,
to which Mr. Griffin responded that would be a problem for Code Enforcement. The City Attorney
advised that language to the effect that the vinyl should be kept in good repair should be added, and if
not then it would be referred to Code Enforcement. Another comment was made that after a storm the
vinyl covering must be replaced in a timely manner. Mr. Griffin responded to a comment from Mr.
Present regarding who would get the covered spaces that the covered spaces were a marketing tool to
attract the kinds of tenants they desired. Mr. Present expressed concern that providing some covered
parking would cause others to want covered parking. Mr. Griffin responded that could be controlled by
charging extra. Chair Nedvins summarized the comments from the Commission that there was no
objection to the extra parking, and that the vinyl covered structures could be used by moving one of the
• parking structures on the south elevation to the west so that it would not be visible from the right -of -way,
and that a minimum of 100' would satisfy Mr. Glidden. Mr. Glidden suggested instead of moving it that
far to move the structure around the corner and break it into two structures -one with 2 spaces and one
with 4 spaces.
Mr. Channing left the meeting at 8:50 p.m.
Workshop
Petition PUD -00.01: Beryamin Private Kgh School
Urban Design Studio, agent, is requesting a rezoning from PDA: Planned DevelopmentArea to PIV
Public or Institutional with a PUD: Planned Unit Development overlay distrid to develop a private
high school campus with 187,671 square feet of floor space, athletic fields and other amenities on
50 acres of land The site is located approximately 112 mile north of Hood Road, adjacent to the
western side of Central Boulevard (7- 42S -43E)
Senior Planner Ed Tombari reviewed the staffreport and highlighted requested waivers. In response to
Mr. Present's question whether the single sidewalk would place a burden on a future applicant to close
the gap, Mr. Tombari explained that a future project might need to extend their sidewalk to meet the
existing sidewalk, and that this might not be the best time to install the sidewalk because the school did
not want students to be able to have access from the south.
Anne Booth, Urban Design Studio, agent, commented there had been two outstanding issues from the
• last meeting which were budding architecture and landscape architecture. Littoral plantings had been
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August 8, 2000
added since the last meeting. Mike Rossin, Architect, explained that he had met with Mr. Glidden that
day and reviewed Mr. Glidden's comments from that meeting. The roof the color had been changed to
a more subdued slate green. Floor plans were reviewed as related to the site plan. Additional
landscaping was proposed, and the landscaping plan had been updated. Ms. Booth commented the
petitioner would work with staff to resolve outstanding issues with Seacoast Utilities before the
scheduled public hearing on this project in two weeks. In response to Mr. Kunkle's questions, Mr.
Rossin explained the location of restrooms in the performing arts building and that locker rooms in the
physical education building would be used by both boys and girls. Mr. Glidden commented this was an
outstanding design, requested more definition at the main entry, requested blow -ups of some areas of
elevations, requested that the bracket size be increased, requested that the two buildings close to the
street have landscaping added and that the garage doors on the field house should blend in better,
requested that there be sufficient netting and screening between ball fields for safety, and commented that
fencing around the entire project should allow for backup for temporary stacking. Mr. Rossin explained
that the existing canal would be widened rather than building a lake on the property, which would meet
the Northern Palm Beach County Improvement District minimum requirements for lake area. Petitioner
agreed to provide blow-ups at the next meeting.
Workshop
Petition PUD 99 -08: Parcel 4.05 The Isles
• Cotleur & Hearing, agent is requesting a rezoning from Planned Development Area (PDA) to
Residential - Low Density 3 (RL-3) with a Planned Unit Development (PUD overlay district to
construct 379 residential units. The 180 -acre site is located on the southeast corner of Military Trail
and Hood Road, on the west side of Alternate AIA. The site will also contain a 5,300 square foot
town center, a 1, 600 square foot swimming poo4 4 tennis courts, and a 400 square -foot maintenance
building.
Planner John Lindgren reviewed the staff report. Since the last meeting the petitioner had provided
revised plans reflecting that they had reduced the number ofunits by 44, removed all commercial aspects
from the town center, and had greatly increased the number of lakes on the site. Outstanding issues were
reviewed. The Seacoast well sites were discussed. The preserve set aside issues were discussed. Mr.
Lindgren explained that the road was a public roadway and therefore could not be gated
Rick Greene, Vice President of DiVosta & Company, provided a power point presentation which
reflected the changes made to the plans since the last meeting as reviewed earlier in the meeting by Mr.
Lindgren. In response to a question, Mr. Green indicated that the purpose of the well sites was to
provide more water. Discussion took place regarding having only one entry for the development, which
was the preference of the applicant. A traffic study would be done to determine what would be done
regarding turning out onto Military Trail. The easements were discussed Mr. Lindgren commented staff
favored a second egress point. Mr. Greene explained that WCI owned property across Military Trail
from the project and might have enough warrants for a traffic light. Staffnoted that the link between the
• project and the adjacent development would be removed from the thoroughfare plan. Mr. Green
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Planning & Zoning Commission Minutes
August 8, 2000
commented Solid Waste Authority had no problems with the plan. Parks were discussed Atraffic signal
at Military Trail was considered beneficiaL Mr. Greene noted that Hood Road improvements were the
responsibility of WCI and that the petitioner would work with WCI. Outstanding issues of the traffic
light situation and the well sites were discussed. Mr. Greene advised that he expected a report from Rim
Bishop by the end of the week so that the well site issue could be resolved.
OLD BUSINESS
A handout update on items referred to City Council was provided to the Commissioners by Principal
Planner Jim Norquest.
NEW BUSINESS
Principal Planner Norquest announced that as a result of suggestions by Mr. Kunkle, a reduced copy of
the zoning map and a copy ofthe thoroughfare map which laid out thoroughfare roads would be included
in the Commissioners' booklets in the fidure. Mr. Norquest requested clear direction after discussion of
an agenda item as to whether the Commission wished another workshop or ifthey believed the item was
ready for recommendation to City Council.
• ITEMS BY CITY COUNCIL LIAISON
There were no items by the City Council Liaison.
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ADJOURNMENT
There being no further business, the meeting was adjourned at 10:15 p.m. The next regular meeting will
be held September 5, 2000.
APPROVED:
•
la 'e o onan, Planning Technician
Se et for the Meeting
n
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