HomeMy WebLinkAboutMinutes P&Z 032498• CITY OF PALM BEACH GARDENS
PLANNING AND ZONING COMMISSION
March 24, 1998
MINUTES
The Regular Meeting of the Planning and Zoning Commission of the City
of Palm Beach Gardens, Florida, was called to order by Chair Diane
Carlino at 7:30 P.M. in the Assembly Room at the Municipal Complex,
10500 North Military Trail, Palm Beach Gardens, Florida, and opened
with the Pledge of Allegiance to the Flag.
Growth Management Director Roxanne Manning announced that new City
Council member Carl Sabatello had been appointed as City Council
Liaison.
Growth Management Director Manning introduced Principal Planner Marty
Minor, who provided an update regarding floor area ratios. Mr. Glidden
requested the site area also be provided so that by dividing the two,
a FAR could be calculated. Mr. Nedvins requested information to show
where the projects were in the approval process.
ITEMS BY CITY COUNCIL LIAISON
• City Council Liaison Carl Sabatello announced that he planned to
provide feedback to the Commission regarding any problems the City
Council had with projects, and stressed that more detail on sites and
landscaping was needed. Mr. Sabatello reported that Council members
had been concerned with introducing metal roof material on an office
building along the PGA corridor and with the appearance of covered
parking for that project.
APPROVAL OF MINUTES
Chair Carlino announced that Tom Paganini had submitted his
resignation due to health reasons. During discussion of a replacement
for Mr. Paganini, Mr. Glidden requested consideration of a qualified
landscape architect. Chair Carlino announced that she would need to
leave the meeting by 10:00 p.m.
Minutes of March 10, 1998 - Mr. Channing made a motion to approve the
minutes of the March 10, 1998 meeting as submitted. Mr. Solomon
seconded the motion. Motion carried by 5 -0 vote.
• Planning & Zoning Commission Minutes
March 24, 1998
The roll was called by Planner Bahareh Keshavarz, Secretary for the
meeting.
Chair Diane Carlino, Chair
Joel Channing, Vice Chair
John Glidden, Chair Pro Tem
John Nedvins
Alternate Dennis Solomon
Christopher Jones
Thomas Pastore
Alternate Richard Masters
Also present at the meeting were Growth Management Director Roxanne
Manning, City Attorney Carole Wallace, City Council Liaison Carl
Sabatello, Assistant City Manager Greg Dunham, Principal Planner Marty
Minor, and Planner Bahareh Keshavarz.
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A request by Jay Grossman, agent for Seavest, Inc., for site plan
approval of two office buildings totaling 176,618 square feet. The
• 12 -acre site is located within the PGA National Planned Community
District (PCD), at the southeast corner of PGA Boulevard and Avenue
of Champions. (10- 42S -42E)
Principal Planner Marty Minor reviewed the staff report dated March
18, 1998 and answered questions from the Board.
Neil Merrin, agent for the petitioner, presented the project, which
had been changed to a new five -story elevation, reducing the overall
height by approximately 14 feet. A drawing was included showing
height comparison with the proposed neighbor, Bascom Palmer. A
rendering was included based on the new site plan.
Comments by the Board indicated they considered the building too tall,
and did not want the building taller than the 4 -story Bascom Palmer
building. Mr. Glidden compared the FAR to the Bascom Palmer building,
which he stated was the most conclusive indicator of any project.
After comments were made regarding deleting the lake from the far
calculation, Ray Royce, Attorney for the petitioner, spoke in favor
of including the lake in the FAR figure, and having as much landscape
area as possible. Mr. Glidden explained he was looking for a
comparative number for intensity and height. Mr. Merrin explained
that the lake was 1.85 acres and was a feature of this property. Mr.
Solomon objected to the height rather than the intensity, and the
possibility that others would want to equal or exceed the height
granted to this applicant. Mr. Channing expressed his opinion that
discussing FAR and intensities was subjective and he believed the
Committee should be objective, and stated he only had a problem with
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March 24, 1998
the height. Mr. Channing suggested building on top of the parking.
Mr. Glidden suggested expanding the buildings into the parking areas;
and explained that the penthouse expansion to the edges of the
building added to the impression of height, which was working against
the height problem. Bill Tracy, Architect, commented on the
elevations. Mr. Nedvins commented that whether the building was four
or five stories was not an issue to him, and requested proposed colors
and materials. Mr. Merrin described the colors and proposed
materials. Mr. Solomon requested ingress /egress information, which
was provided by Mr. Merrin.
Direction to the applicant was clarified that the height should not
higher than Bascom Palmer. Mr. Glidden requested correct FAR figures.
Hank Skokowski, agent for Northcorp Development, Inc., is requesting
site plan approval for a 69,208 square foot office building within the
South Park Center plat of the Northcorp Corporate Park, to be called
South Park Plaza. The petitioner is proposing to utilize both
existing lots 10 and 11 for the building site area. The site area is
approximately 4.68 acres in area. South Park Plaza is located on East
Park Drive, approximately 114 mile north of Burns Road. (7- 42S -43E)
• Principal Planner Marty Minor reviewed the staff report dated March
18, 1998 and answered questions from the Board, which included lot
locations, ingress /egress locations and ease of use, explanation of
the FAR ratio, parking stall size reductions to create open space, a
condition of a previous approval to extend East Park Drive as a public
right -of -way between Northcorp Parkway and RCA Boulevard prior to
issuance of a building permit. Mr. Channing pointed out there were
no sizes of landscaping shown on the plans.
Henry Skokowski, agent for the petitioner, presented the project, and
reviewed drainage, preservation of oak trees, and signage. Mr.
Skokowski reported 28% open space was required, and this project had
over 10,000 additional square feet of open space. Mr. Skokowski
described loading spaces, and explained that waivers requested were
reduction of parking space size and loading space size. Mr. Skokowski
provided photographs of past projects where the petitioner had been
able to preserve oak trees when placing parking areas nearby; and
confirmed that in this project every effort would be made to keep
parking areas and sidewalks as far as possible from oak trees to be
preserved. Mr. Skokowski reviewed materials and design of the
proposed monument sign, and reported that no signs were proposed on
the building at the present time. Accessibility to handicap parking
spaces was reviewed.
Mr. Glidden complimented the petitioner on their site plan, and
suggested signage to let drivers know there was only one lane going
in and two going out, and also reducing the front drop -off area radius
to gain width for two vehicles at the front of the building. Mr.
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Planning & Zoning Commission Minutes
March 24, 1998
Glidden questioned that the rear sidewalk came right up against the
glass of the building, and suggested pulling the sidewalk out to
provide landscaping against the building. Mr. Skokowski responded to
Mr. Nedvins that air conditioning equipment would be on the roof and
would be fully screened with the same materials used for the building
and the parapet. Mr. Minor verified that the lighting plan met code
requirements. Mr. Solomon questioned access from the rear parking,
to which Mr. Skokowski responded a walkway was provided. Mr. Nedvins
suggested walkways toward the center and near the south entry. Mr.
Glidden requested height of equipment be shown on the roof plan and
suggested building signage be requested even though the names of
tenants were not yet known, in order not to have to come back at a
later date.
In response to Mr. Nedvins' question regarding how the remainder of
Lot 10 would be maintained, Mr. Skokowski explained that it would be
the same as the other undeveloped lots which were not landscaped but
were maintained as undeveloped land with grass and existing trees and
shrubs.
Jay Bridge, Landscape Architect, explained the placement of
landscaping intended to show off the architecture of the building, and
gave approximate tree heights. Mr. Bridge reviewed the landscaping
for the parking areas. Mr. Channing objected that trees against the
building were too small, although according to the City Forester they
met code requirements. Discussion ensued regarding using pervious
concrete near the oak trees.
Chair Carlino reviewed comments which had been made to provide
direction to the petitioner: Widening the area around the turn - around
at the front of the building; adding additional sidewalks in areas
where parking was far from the building; pulling sidewalks away from
the building to provide landscaping space; showing roof - mounted
equipment with screening and providing additional plans if required;
providing signage at inc4resslegress because of single and double
lanes; requesting generic signage on the building; and showing
additional landscaping.
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Chair Carlino called. the roll:
Chair Diane Carlino, Chair
Joel Channing, Vice Chair
John Glidden, Chair Pro Tem
John Nedvins
Alternate Dennis Solomon
Christopher Jones
Thomas Pastore
Alternate Richard Masters
Planning & Zoning Commission Minutes
March 24, 1998
Land Design South, agent, is requesting a rezoning of a site from
Planned Development Area to Planned Unit Development for the
construction of 65 zero -lot -line homes. The 14.47 -acre site is
located at the northeast corner of Lone Pine Road and Easterly Avenue,
I mile west of Prosperity Farms Road. (32- 41S -43E)
Principal Planner Marty Minor explained that this was a continuation
of the meeting held March 10, 1998 for this petition and reviewed the
staff report dated March 17, 1998.
Chair Carlino inquired since Lone Pine Road is a private road with a
public easement on the northern half but none on the southern half,
what was to stop people from using that road. City Attorney Wallace
responded that although no official conclusion had been reached, the
situation was that on the easterly portion of the road there was a
very convoluted ownership chain and each property along the southern
half easterly from approximately the entrance to this parcel to
Prosperity Farms Road had ownership of their own property and out to
the center line of the road; and each of the owners has access for
ingress and egress over the adjoining one so that each one could
access their own home. In effect, a fence could be erected on the
west, but not on the east, since the westernmost property owner had
• access across all his neighbors to the east. Taking this into
consideration, traffic concurrency had been met; therefore this was
a non -issue in consideration of this project. Mr. Minor confirmed
there was no depth requirement for lot size in a zero -lot -line
development. Mr. Solomon suggested that in the future total square
footage of lots be shown. Mr. Solomon recommended that the homeowners
association documents should contain a condition that the three lot
owners who were to use the dumpster so that the garbage truck would
not have to back down their road must continue to do so unless
approved otherwise by the City, so that the homeowners association
could not change that at their whim.
Joe Leolonek, agent for the petitioner, was present to answer
questions. In response to Mr. Channing's question of who did the
traffic study, Mr. Leolonek explained that Yvonne Ziel had done the
study and was present to answer any questions. Yvonne Ziel stated her
name for the record and that her company was Yvonne Ziel Traffic
Consultants. Mr. Channing inquired what criteria were required to be
met, to which Ms. Ziel responded the criteria was Palm Beach County's
traffic performance standards and the road in front of this
development was designed to carry the local neighborhood traffic as
well as that of the development site, and explained how her
conclusions were reached. Mr. Minor explained that Cindy DiFilippo
from Commissioner Marcus' office had informed him that the County had
taken another traffic count on Lone Pine Road, which was 3500. Ms.
Ziel confirmed that would make no difference in her report.
Discussion ensued, and Ms. Ziel explained how her conclusions had been
reached. Mr. Glidden questioned why all setbacks were not 8 feet, to
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March 24, 1998
which Mr. Leolonek responded that with 5 -foot setbacks the developer
was trying to provide as much room as possible for pools, screen
enclosures, etc. Mr. Nedvins discussed proposed lot size, which he
stated was' approximately 21% less than any others approved in the
City, and stated he could not support the density of 65 homes on 14.4
acres.
Bob Bentz, agent for the petitioner, stated this was an inf ill
development, a small parcel with a vast amount of open space to the
north, and was located in an area of similar development density as
their neighbors to the west. Mr. Bentz stated the petitioner believed
with the compromises they had made to setbacks and other development
regulations were very consistent with other developments in the City,
and the open spaces around the development acted as additions to the
lots. Discussion ensued regarding lot size.
Mr. Glidden made a motion to recommend approval of Petition PUD -97 -02
to the City Council with the following conditions:
1. Prior to the issuance of the first Building Permit, the entry
road and cul -de -sac cross - section details shall be revised to
show the proposed type "D" curbing is included within the 22' and
401 median respectively.
2. Prior to the plat approval, the 10 -foot utility easement will
• need to be shown at the truncated roadway and other internal
roadways for utility service.
3. Prior to the Site Plan approval, a letter of authorization from
the appropriate entity allowing the applicant to relocate the
existing 20 -foot drainage easement and to pave and landscape
within the relocated 20 -foot drainage easement shall be
provided.
4. Prior to the Site Plan approval, the Topographic survey will
need to be revised to show existing spot elevations at and
around the preserve area.
S. Prior to the issuance of the first Building Permit, the
applicant will need to provide grading /swale details and water
quantity /quality calculations.
6. Prior to the issuance of the first Certificate of Occupancy, a
crosswalk /pedestrian signalization shall be provided to assist
students who will attend D. D. Eisenhower school crossing over
Lone Pine Road.
7. Prior to the issuance of the first Certificate of Occupancy, a
bus stop pull off completely out of the right -of -way or bus stop
turn around in front of any access control points or gated
communities shall be provided. These bus stops shall be
sufficient enough in size to accommodate a school bus. The size
and location of all such school bus stops shall be coordinated
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March 24, 1998
with the Palm Beach County Planning, Zoning, and Engineering
Departments, as well as the School District Planning Department.
S. Prior to the issuance of the first Certificate of Occupancy, a
11 11x 17" sign provided by the School District shall be posted in
a clear and visible location in all sales offices and models
with the following:
"School age children in this development may not be assigned to
the public school closest to their residence. School District
policies regarding overcrowding, racial balancing or other
boundary policy decisions affect school boundaries. Please
contact the Palm Beach County School District Boundary Office at
(561)434 -8100 to verify the most current school assignment(s)
for the house addresses in this development."
9. A developer /applicant claiming a School Impact Fee Exemption
must file a School Impact Fee Exemption Application with the
impact fee Coordinator's Office. The Impact Fee Coordinator has
the sole responsibility for approving School Impact 'Fee
Exemptions. All School Fee Exemptions not claimed and approval
prior to the issuance of the Building Permit are deemed waived
by the developer /applicant. The developer/ applicant has the
sole responsibility for filing an application claiming a School
Impact Fee Exemption.
• 10. The approval of this petition is contingent with the approval of
the following waivers:
a. Minimum Building Setbacks - Sec.118- 200(g).
b. Building Site Area - Sec. 118- 200(c).
c. Building Site Width - Sec. 118- 200(d).
d. Building Lot Coverage - Sec. 118- 200(e)
e. Pavers - Sec. 114 -206
11. Identical models, elevations, and color packages cannot be next
to each other or directly across the street from each other.
12. The number of trees along the streetscape on the interior
roadway shall be double the number shown on the landscape plan.
Mr. Channing seconded the motion. During discussion of the motion,
Mr. Channing stated the objectors to this project were the people
living next door where density was almost the same, and the objectors
did not give up any common areas for lakes and preserves, which he
believed to be the proper comparison. Motion carried by vote of 3 -2.
There was no old business to come before the Board.
There was no new business to come before the Board.
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Planning & Zoning Commission Minutes
March 24, 1998
ADJOURNMENT
There being no further business, upon motion by Mr. Glidden, seconded
by Mr. Nedvins, and unanimously carried, the meeting was adjourned at
9:50 p.m. The next meeting will be held April 14, 1998.
APPROVED:
Diane Carlino, Chair
J I hq n Glidden
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(Absent)
Thomas Pastore
(Absent)
Thomas Paganini
(Absent)
Richard Masters, Alternate
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IRV44100
Bahareh Keshavarz, Secretary
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