HomeMy WebLinkAboutMinutes P&Z 041498CITY OF PALM BEACH GARDENS
PLANNING AND ZONING COMMISSION
April 14, 1998
MINUTES
The Regular Meeting of the Planning and zoning Commission of the City
of Palm Beach Gardens, Florida, was called to order by Vice Chair Joel
Channing 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.
ITEMS BY GROWTH MANAGE EW DIRECTOR
There were no items by the Growth Management Director.
ITEMS BY CITY COUNCIL LIAISON
There were no comments by the City Council Liaison.
APPROVAL OF MINUTES
Minutes of March 24. 1998 - Mr. Solomon made a motion to approve the
minutes of the March 24, 1998 meeting as amended with correction of
the spelling of the name Bascom Palmer on page 2. Mr. Nedvins
seconded the motion. Motion carried by unanimous 5 -0 vote.
SITE PLAN AND APPEARANCE REVIEW COMMITTEE
The roll was called by Planner Bahareh Keshavarz, Secretary for the
meeting.
Present Absent
Joel Channing, Vice Chair Chair Diane Carlino
John Glidden, Chair Pro Tem Christopher Jones
John Nedvins Thomas Pastore
Alternate Richard Masters Thomas Paganini
Alternate Dennis Solomon
It was noted that the resignation of Thomas Paganini had been
submitted and that his name should be deleted from the roll call.
Also present at the meeting were Growth Management Director Roxanne
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April 14, 1998
Manning, City Attorney Carole Wallace Post, City Council Liaison Carl
Sabatello, Assistant City Manager Greg Dunham, Principal Planner Marty
Minor, Planner Bahareh Keshavarz, and Planner Ed Tombari.
Recommendation to City Council: Petition SP -97 -19 Northcorn Lots
10/11, South Park Plaza
Sauk Skokowski, agent for Northcorp Development, Inc., is requesting
site plan approval for a 69,208 s. f. 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 April
14, 1998. Mr. Minor and Attorney Carole Post answered questions from
the Committee regarding proposed conditions of approval, traffic flow,
unity of title, and size of parking stalls.
• Henry Skokowski, agent for the petitioner, presented the project, and
explained that open space was increased by reducing the size of the
parking stalls. Mr. Skokowski questioned the proposed language for
condition one, to which Attorney Post responded the conditional
language would be that the petition would not proceed to City Council
until the abandonment issue was resolved. Mr. Skokowski requested
that the process be allowed to continue but that a building permit not
be issued until the abandonment issue was resolved. Discussion
ensued. Mr. Skokowski stated there were no problems with proposed
conditions two and three. Mr. Skokowski expressed concern that
condition four requiring that the southern entrance /exit be moved 100
feet was not warranted at this location. Mr. Skokowski discussed the
condition five replatting requirements versus the unity of title, and
requested the applicant be allowed to take a course of action
technically acceptable to staff. Mr. Skokowski indicated the
petitioner was comfortable with condition six with the understanding
they would work with the City Forester under guidelines they had
discussed.
Mr. Masters questioned the cost to extend East Park Drive to RCA
Boulevard, to which Mr. Skokowski responded the issue to the
petitioner was not cost as much as configuration. Attorney Post
estimated two months to complete the abandonment process. Growth
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April 14, 1998
Management Director stated staff was ready to expedite since they were
aware this would delay certain petitions. Attorney Post advised she
was not opposed to the site plan proceeding but had made the
suggestion in the interest of having a cleaner petition in final form
to present to City Council. Mr. Glidden requested changes to the roof
plan to accommodate water runoff. Mr. Glidden requested a larger tree
than presently proposed at the front of the building, and suggested
a slight reconfiguration of the southern entrance /exit be moved north
along East Park Drive 701, relocating the present loading space and
two parking spaces. Growth Management Director Manning indicated
staff would like to check back with the engineer who had recommended
100' to verify the reason that length had been chosen. Mr. Nedvins
questioned whether the petitioner would continue with this project
regardless of the outcome of the abandonment issue, to which Mr.
Skokowski responded that they would proceed and would not change the
plans. Mr. Nedvins expressed his opinion that the two could move
forward simultaneously, which Mr. Skokowski stated was agreeable with
the condition that a building permit could not be obtained until the
abandonment issue was resolved. Discussion ensued. Mr. Solomon agreed
with this petition moving forward to City Council, and expressed his
opinion it was not necessary to do a replat if a unity of title would
serve the purpose at less cost. vice Chair Channing questioned why the
extension of East Park Drive was tied into this petition, to which
Attorney Post responded it was an original condition of the
development order. vice Chair Channing expressed his opinion that it
was not necessary to move the southern entrance /exit as much as 1001.
Discussion ensued regarding this criteria. vice Chair Channing
suggested a traffic engineer for the applicant could suggest the
proper length for a specific project, to be approved by the City
Engineer. In response to a question by vice Chair Channing, Mr.
Skokowski reviewed landscaping which would provide screening. Mr.
Minor requested direction regarding requested waivers for loading
space width and signage color. A poll revealed that all members
favored one color signage except Mr. Glidden.
bir. Glidden made a motion to recommend approval of Petition SP -97 -19
as submitted with the following conditions:
1. Prior to the issuance of any building permit for
on lots 4, 5, 8, 9, 10, 11, 12, or 13, the contract
for construction of East Park Drive in a two lane
Burns Road north to RCA Boulevard or the portion
question shall be abandoned or otherwise resolved.
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any land uses
shall be let
section from
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April 14, 1998
2. The applicant shall submit, prior to site plan approval, a
letter of authorization from the RCA Drainage Association, Inc.,
stating the Association does not object to the drainage easement
being encumbered by landscaping, pavement, sidewalks and
lighting.
3. Prior to site plan approval, the applicant shall include
internal drive aisle pavement directional arrows and a "Do Not
Enter "or "Keep Left "sign at the north entrance along East Park
Drive.
4. Reconfigure entrance to account for 70 foot distance subject to
approval of City Engineer.
S. Prior to construction plan approval, the applicant shall replat
Lot 11 and Lot 10. It is also recommended that the applicant
replat Lot 9 and the remainder of Lot 10 should it be the
applicants intent to combine them for a future project.
6. The City Forester, with the assistance of the Landscape
Architect of Record, shall have the ability to eliminate up to
10 parking spaces, if needed, to provide more open space around
the existing Oak trees indicated on the landscape plan to be
saved and protected.
7. Ligustrum trees to the north and east of the building shall be
increased to 141.
8. The petitioner shall provide a specific solution to eliminate
the possibilities of water draining down the face of the
building on the secondary level roofs to the west and south of
the office wings as well as over the lobby of the northeast
corner.
9. The signage shall be limited to one color to be selected from
the four offered in the elevation.
Mr. Solomon seconded the motion. During discussion of the motion, Mr.
Nedvins proposed that the color of the monument sign and the building
lettering be consistent. Mr. Glidden amended condition 9 as follows:
9. The signage shall be limited to one color to be selected from
the four offered in the elevation and the single lettering color
shall be consistent. Condition applies to ground sign and wall
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April 14, 1998
sign.
A suggested modification regarding delay of a certificate of occupancy
was withdrawn after discussion. Attorney Post clarified condition one
as stated by Mr. Glidden.
Condition 2 was changed to add the word "driveway":
2. The applicant shall submit, prior to site plan approval, a
letter of authorization from the RCA Drainage Association, Inc.,
stating the Association does not object to the drainage easement
being encumbered by landscaping, pavement, sidewalks, lighting,
and driveway.
Motion carried by unanimous 5 -0 vote.
Recommendation to City Council: Petition SP -98 -02 - Ballenlsles
Parcel 10
Seery Skokowski, agent for Ballenlsles Development Company, is seeking
• site plan approval for 31 custom single - family home lots on Parcel 10
within Ballenlsles Planned Community District (PCD), Ballenlsles
Parcel 10 is located at the terminus of Fairwinds Avenue approximately
M mile from Ballenlsles Drive. (12 -42S -42S)
Principal Planner Marty Minor reviewed the staff report dated April
14, 1998, and answered questions from the Committee.
Henry Skokowski, agent for the petitioner, presented the project. Mr.
Skokowski explained that landscaping plans would be directly reviewed
by the City Council.
Mr. Masters made a motion to recommend approval of Petition SP -98 -02
to the City Council with the following condition:
1. The approval of this petition is contingent upon the approval of
the following waivers:
A. waiver of Section 114 -202, Roadway resurfacing and
improvement.
B. waiver of Section 118- 200(g)(1), minimum front building
setback.
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April 14, 1998
Mr. Glidden seconded the motion, which carried by unanimous 5 -0 vote.
Recommendation to City Council: Petition SP -97 -20 - Northcorp Lot 13,
Burns Road Self - Storage
A request by George T. belly, owner, for site plan approval of a mini -
storage facility consisting of four buildings (4) totaling 80,600
square feet. The 3 -acre site is located on Lot 13 of the South Park
Center within Northcorp Planned Community District (P®). (7- 42S-43B)
Principal Planner Marty Minor reviewed the staff report dated April
3, 1998 and answered questions from the Committee members. Mr.
Solomon expressed his opinion that condition three should state the
buildings and the site should be used for interior storage only and
there should be no outside storage of vehicles or trailers.
Jeff Iravani, consultant for the project, introduced Architect Richard
Sun, and Landscape Architect David Lockman.
Mr. Glidden commented that he did not believe the section of driveway
north of the building met Code operating as two -way, however, one -way
would be acceptable. Mr. Glidden expressed concern that there would
be a long wall with no landscaping; the Landscape Architect explained
additional landscaping which had been added and areas which could not
contain plantings because of drainage; Mr. Glidden recommended that
plantings be added in the easement to break up the wall, which could
be removed at the owner's expense if they interfered with drainage,
and for which the petitioner would not receive landscape credit. The
roof was discussed. Mr. Nedvins requested the tile detail be carried
around the building, that more awnings be added, and the number of
trees along Burns Road should be doubled. Discussion ensued. Mr.
Solomon requested something be added to the north elevation to soften
the building. Vice Chair Channing recommended that the corner
element on East Park Drive be carried around all four corners. Vice
Chair Channing questioned the location of the drainage easement.
Architect Sun commented that with the owner's approval he would not
be opposed to adding additional towers; however, did not feel two more
towers were necessary to the building design.
Vice Chair Channing passed the gavel and made a motion to recommend
approval of Petition SP -97 -20 to the City Council with the following
conditions:
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April 14, 1998
1. Prior to the issuance of any building permit for any land uses
on lots 4, 5, 8, 9, 10, 11, 12, or 13, the contract shall be let
for construction of East Park Drive in a two lane section from
Burns road north to RCA Boulevard or the portion of roadway in
question be abandoned, or the issue otherwise resolved.
2. Outdoor storage or outside work shall not be allowed on site.
3. Buildings and site shall be used for interior self- storage only
and the developer shall not sell, rent or allow the outside
storage of vehicles, including watercraft.
4. The approval of this petition is contingent upon the approval of
a waiver of the sign side setback requirement of Section 110-
36 (c) .
5. Prior to scheduling this petition for a City Council meeting,
the petitioner is required to submit revised landscape plan
consistent with the site plan, and to eliminate the tree
conflict with the drainage easement, which will include
additional foundation landscaping next to the east side of
• building "D".
6. Prior to the issuance of .the first building permit, the
following data of the Traffic Impact Report needs to be revised:
a. RCA -1 is vacant and should not be in the analysis
b. SPC -1 with 121,229 square feet should be WPC -1.
C. The church is no longer part of the development.
7. Prior to the issuance of the first building permit, a site
lighting plan showing the photometric levels satisfying the
requirements of LDR Section 118 -474 shall be submitted.
8. Prior to the issuance of any Certificates of Occupancy for any
land uses in undeveloped lots of the plat of South Park Center,
the traffic signal at the intersection of Burns Road and
Riverside Drive /West Park Drive shall be fully operational, if
warranted.
9. Prior to scheduling this petition for a City Council meeting, a
revised Conceptual Drainage Plan that is representative of the
revised Site Plan shall be submitted.
10. Prior to scheduling this petition for a City Council meeting,
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• April 14, 1998
the applicant needs to adjust the location of the proposed
NorthCorp Center Streetscape plantings adjacent to the west
property line of Lot 13. The landscape plans indicate plantings
directly over the existing four inch force main.
11. The following mitigation plan shall apply if any protected
(existing or relocated) tree dies due to construction practices
or relocation work:
a) If one or two protected trees die, the tree replacement of
three caliper inches for every one lost shall apply. The
petitioner shall replace the dead tree with a minimum 20'
tell Live Oak tree in the same location. The remaining
trees shall be located on site to the satisfaction of the
Landscape Architect of Record and the City Forester. If
the site cannot support a portion of the mitigation, the
petitioner shall donate (delivered and planted) the
remaining trees to the City.
b) If more than two protected trees die, the petitioner shall
return to City Council for further review of the landscape
• plan and for any further need for mitigation.
12. The tower treatment that currently wraps around two corners
shall wrap around all four corners of the building, some of the
wall treatments in between the corners shall be re- spaced, the
corner columns shall have a 161, inch projection from the
building up to the first projection near the roof, and from
there up shall be an 81, projection.
13. A landscaping buffer shall be added across the south end of the
easement subject to approval of the City Engineer and to the
satisfaction of the City Forester.
Mr. Solomon seconded the motion. During discussion of the motion,
Vice Chair Channing indicated he did not feel it necessary for the
petitioner to return before this Board to show the building changes.
Mr. Masters questioned the architect whether he had any objection to
adding two additional towers; Architect Sun responded indicated no
objection. Mr. Nedvins stated he did not believe this petition should
proceed to City Council with so many architectural changes on the
assumption that the architect was going to do the right thing, since
he believed the message from City Council had been not to send
petitions with so many contingencies which would necessitate their
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April 14, 1998
having to review it all over again. Mr. Nedvins stated he could not
support the motion. Mr. Solomon commented he believed the petition
should come back and that on the north elevation something should be
done to further tie the design together. Vice Chair Channing
recommended that the spacing of the columns and panels be
redistributed uniformly. Mr. Glidden recommended that the petition
come back since there were too many undefined elements. Vice Chair
Channing amended the motion to come back before the Site Plan &
Appearance Review Committee. After further discussion, vice Chair
Channing withdrew his motion. Mr. Iravani objected to coming back
before the Committee.
Mr. Glidden made a motion to continue the project. Attorney Post
advised that if the Committee was not ready to send the petition
forward to City Council they could simply send it back to staff with
consensus and did not need to vote on that matter.
Mr. Glidden stated he would like to make the following specific
recommendation: That the Committee take the motion as drafted and
state that, as well as providing additional information relating to
the exterior materials, roadwork, and depth of the reveals, and also
• to have the City Engineer address the drainage issue but to have the
petitioner propose a specific landscape buffer to be placed largely
about the southeast corner, and that appropriate floor plans and roof
plans be provided. Mr. Channing stated he withdrew his motion. Mr.
Solomon withdrew his second.
It was the consensus of the Committee that direction to the applicant
be:
1. Two additional tower elements shall be added at the remaining
corners of Building A;
2. Landscaping shall be added at the southeast corner of Burns Road
and near the railroad;
3. Additional information shall be provided regarding exterior
elements, i.e., grillwork, sconce lights, decorative lights.
Vice Chair Channing suggested a two -color scheme for the tower
elements.
Workshop: Petition SP -97 -10 - Trinity United Methodist Church
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April 14, 1998
Mr. Glidden stepped down because of conflict of interest.
A request by Anthony S. Oliver, agent for Trinity United Methodist
Church, for the approval of an amendment to the approved site plan for
Trinity United Methodist Church located at 9625 North Military Trail.
The petitioner is requesting to modify the shape of the driveway
adjacent to the Chapel and eliminate a single story building. The
request is also for a modification to the phasing plan. In addition,
the applicant is requesting a seven year time extension for the
completion of the project. With this petition, the applicant is also
requesting the site plan approval for a multi- purpose building choir
room, memorial garden, and main sign.
Principal Planner Marty Minor reviewed the staff report dated April
3, 1998 and answered questions from the Committee members.
Ed Oliver, agent for the petitioner, presented the project. Mr.
Oliver explained that the petitioner planned to request an extension
of time to the year 2007 to complete buildout. Mr. Oliver commented
that all changes proposed by the City Engineer's office would be
made; however, the petitioner had requested that the drainage plan
submittal be delayed until the petitioner presented their plans for
building permit, and the City Engineer had agreed. All exterior
materials would be matched, so there were no changes to materials or
colors. Mr. Oliver compared the new master plan to the old master
plan. Additional signage information had been provided. Mr. Oliver
reviewed changes in the new plan, which included a multi - purpose
building, choir room, a covered roof area for drop off at entry to the
founders' chapel, a memorial garden for privacy, reconfigured access
to the rear, a volleyball court. Mr. Oliver explained the proposed
phasing plan.
Mr. Oliver responded to questions from Mr. Nedvins. Mr. Nedvins
concluded that the petitioner was not asking for anything major.
Attorney Post explained the time extension process. Mr. Nedvins
questioned what would be the possible pros and cons of a 7 -year
extension. Attorney Post explained that enforcement provisions were
built into the Code. Mr. Oliver commented that a two -year time
extension would not be sufficient. Mr. Nedvins questioned whether if
the church sold this property to another church the approval would
apply, to which Attorney Post responded development order approval
runs with the land and not with a specific owner, and explained that
with a 7 -year time extension that staff had the ability to apply new
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April 14, 1998
code regulations as they currently exist. Further discussion of the
time extension ensued. Mr. Oliver presented reasons the church needed
a 7 -year time extension instead of a 2 -year extension. Growth
Management Director Manning explained that the City had had no
experience with such a long -term extension since this was the first
project which had requested a 7 -year extension. Ms. Manning explained
that this section of Military Trail between Northlake Boulevard and
PGA Boulevard was a constrained facility, so the applicants concern
was valid about the ability to capture trips for this approval which
now existed but might not exist in two years; and also that possible
code changes might come about which might not allow a future request
for another time extension. In response to Vice Chair Channing, Mr.
Oliver indicated that the only advantage to being granted the extra
years was for concurrency. During discussion of applicable codes, Ms.
Manning explained that an application was subject to codes in effect
at the time of submittal of their application. A phasing plan granted
for another project was discussed by Mr. Oliver. Mr. Nedvins
questioned the radius parishioners came to attend services, which Mr.
Oliver estimated at 15 miles. Mr. Nedvins questioned how many were
residents of Palm Beach Gardens, to answer the question of how many
residents would be impacted if the church were granted a two -year
. extension and could not obtain another after that. Mr. Oliver stated
he would get that information. Vice Chair Channing expressed his
opinion that the entry drive was better defined in the old plan. Mr.
Solomon stated he had no problems with the plan; his only concern was
the length of the time extension, and questioned the impact of setting
a precedent and the possibility of tying the extension to some kind
of physical performance. Mr. Nedvins commented he had no problem with
the additional components, that brick pavers should be added back in
the entry drive, and that there was no easy answer to the time
extension and whether the City would lose or gain should be
considered. Growth Management Director Manning indicated that the
next staff report would go into more detail concerning the time
extension and staff was recommending that the Committee consider the
time extension and staff did not oppose it. Mr. Masters questioned
whether there was any way legally the time extension could be tied to
this owner; Attorney Post explained it ran to the site plan so that
if a subsequent owner adopted this site plan they would have to build
within the time frame granted. Mr. Masters commented he was not
disturbed granting a time extension to a church but was not sure seven
years was the right number, and wanted that to be discussed further.
Vice Chair Channing commented his only design concern was the entry
and that he needed more information as to why an extension should be
granted, under what circumstances, and was unsure whether the City
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April 14, 1998
should distinguish between different kinds of petitioners for time
extensions.
OLD BUSINESS
There was no old business to come before the Board.
NEW BUSINESS
Mr. Nedvins reported the City of Boca Raton had decided to review
parking ratios relating to office space, with the basic premise being
that in today's office market, hiring more employees meant staying in
the same building and reconfiguring the space. Mr. Nedvins
recommended looking at parking ratios in the Code to see if changes
were warranted. Vice Chair Channing expressed his opinion that the
City should not deal with restricting details to such a degree, to
which City Council Liaison Sabatello expressed disagreement,
commenting that scrutiny to detail made the City an example for
others. Mr. Sabatello commented the Commission had a lot of talent
and was getting better and better the more they worked on projects,
• and they should be prepared to deal with details. Mr. Sabatello
complimented staff on their work while being understaffed. Vice Chair
Channing responded that although he was prepared to deal with details,
he believed there were too many small details that took too much of
the Commission's time. Mr. Sabatello requested that Commission
members jot down their feelings on this and other subjects so that
staff would know their opinions. Vice Chair Channing stated he wanted
the City to be beautiful, and took his job on this Commission
seriously. Growth Management Director Manning commented that the City
was changing and more workshops between the Commission and City
Council would be held. Ms. Manning stated she was confident that
staff, the Commission, and the City Council could work together to
solidify direction.
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•
There being no further business, upon motion by Mr. Nedvins, seconded
by Mr. Masters, and unanimously carried, the meeting was adjourned at
11:00 p.m. The next meeting will be held April 28, 1998.
APPROVED:
Diane arlino, Chair
Joh Gl' den
(Absent)
Thomas Pastore
xicnara masuers, aiuernare
Dennis Solomon, Alternate
Bahareh Kes•- Pvarz, Secretary
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