HomeMy WebLinkAboutMinutes P&Z 042898CITY OF PALM BEACH GARDENS
PLANNING AND ZONING COMMISSION
April 28, 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 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.
Chair Carlino welcomed new member Ralph Pisani.
ITEKS BY GROWTH MANAGENMNT DIRECTOR
There were no items by the Growth Management Director.
ITEKS BY CITY COIINCIL LIAISON
City Council Liaison Carl Sabatello welcomed new Commission member
Ralph Pisani. It was clarified that Dennis Solomon had been moved
from alternate to a permanent member of the Commission.
•
APPROVAL OF MINUTES
Minutes of April 14. 1998 - Attorney Carole Post requested the
following corrections to the minutes: On page 2: change 9 months to
2 months; On page 3: add to condition one or the portion of roadway
in question shall be abandoned; On page 4, condition 4, to delete the
condition and replace with the following language: The site plan shall
be reconfigured to reflect an entrance to account for a 701 distance
subject to approval by the City Engineer; On page 5, condition 9, add
language to the effect that this condition would apply to the ground
sign and to the wall sign; on page 7, condition one, make the same
correction as on page 3 that the condition is only valid to the extent
that the roadway is not abandoned or the issue is not otherwise
resolved; on page 7, condition 3, to expand that condition to include
watercraft; on page 11, to change the language code regulations as
they came into being to read code regulations as they currently exist;
and on page 13 change members present to include Richard Masters and
show Chair Diane Carlino as absent. Mr. Masters made a motion to
approve the minutes of the April 14, 1998 meeting as amended by
Attorney Post. Mr. Channing seconded the motion, which carried by 6 -0
vote and one abstention by Chair Carlino.
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April 28, 1998
ZONING BOARD OF APPEALS
The roll was called by Planner Bahareh Keshavarz, Secretary for the
meeting.
Present
Chair Diane Carlino
Joel Channing, Vice Chair
John Glidden, Chair Pro Tem
John Nedvins
Ralph Pisani
Dennis Solomon
Alternate Richard Masters
Absent
Thomas Pastore
Also present at the meeting were Growth Management Director Roxanne
Manning, City Attorney Carole Post, City Council Liaison Carl
Sabatello, Principal Planner Kim Glas, Principal Planner Marty Minor,
Planner Bahareh Keshavarz, and Planner Ed Tombari.
• Diocussion of the Procedure for Boats and Recreational and Cammerclal
vehicles
Principal Planner Kim Glas presented a new type of variance that the
Board would be considering in the future, which would involve waiver
requests for parking of commercial vehicle, boats, and recreational
vehicles. Ms. Glas explained that residents who had hardships would
be able to seek a waiver to be considered by the ZBA to provide them
with relief from the code requirements. Ms. Glas first reviewed code
requirements for parking and storage of boats, RVs and commercial
vehicles located on page 4 of the new corrected version of Ordinance
42, 1997, under Section 118 -510. RV and /or watercraft were to be
parked on the side or rear yard and were to be screened of all sides
except the ingress /egress side. They could not be taller than the
house, could not extend beyond the front of the house, could not be
in the swale, right -of -way, or street. A 24 -hour period was allowed
for the unit to be in the driveway for cleaning, etc. Section 118 -509
referenced commercial vehicles which basically were subject to the
same provisions as boats and RVs if they could not be parked within
a garage. People cited by Code Enforcement or those who knew they
could not meet the requirements would be seeking waivers. Ms. Glas
explained that the waiver procedure did not provide much guidance to
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April 28, 1998
the ZBA as to how to consider this type of hardship, but did state
that consideration was to be given to whether it was consistent with
the general character of the neighborhood and was a detriment to the
use, enjoyment, or property values of the neighbors. Staff would
review all cases, provide petition forms, and require a fee of $100.
In response to a question regarding zero -lot line situations, Ms. Glas
explained that those would typically be within planned communities
whose homeowners' documents would restrict these types of vehicles;
therefore, these waiver requests would just apply to the older
sections of the City that did not have those types of regulations.
In sections not within planned communities, access to the rear could
not be completely blocked but must allow room for a person with a hose
to get through, and the vehicle must be entirely on the resident's
property. Ms. Glas explained the petition required the applicants to
state their hardship, explain their circumstance of why they could not
meet code requirements, called for a sketch of their property,
requested they provide photographs, and explain how they would like
to park their vehicle or boat. Staff would review the completed
petitions to see if they could see a hardship and recommend approval.
Not many were expected to be recommended for approval. The ZBA would
sit as a quasi judicial body in considering the cases and determining
• whether a hardship existed that deserved a waiver. Ms. Glas explained
that this code was enforced by Code Enforcement in their regular
course of activities and also from complaints received from
neighbors,and by officers driving by at different times of the day and
night. Growth Management Director Manning reported 76 cases had been
cited since the beginning of the Ordinance, which most residents had
handled by getting rid of the vehicle or storing it elsewhere, and one
was coming for a variance. Determining a hardship was discussed,
especially for commercial vehicles. The definition of commercial
vehicles was reviewed. Mr. Glidden recommended that access to a side
setback be defined as to a specific number of feet; and recommended
that direct view be defined as that the screen must be as high as the
highest part of the vehicle, and stated he would like to see the code
regarding equipment screening changed in the same manner. Mr. Glidden
suggested certain things did not have to be screened from the front
(access side), but other things might need to be screened from the
front. Ms. Glas explained that the Boat and RV Task Force had held
a lot of discussion on this issue which originally required screening
all four sides, and it had evolved into screening three sides only.
Mr. Glidden questioned whether a yard maintenance trailer was
addressed, to which Ms. Glas responded it would be considered as a
trailer. Mr. Glidden recommended the statement regarding allowing an
RV to be in the driveway for a 24 -hour period be further defined as
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April 28, 1998
to how often that could be done. Mr. Glidden questioned whether a
pickup truck was allowed. Ms. Glas explained that one -ton or less
could be parked in the driveway. Growth Management Director Manning
explained this ordinance had already been adopted. vice Chair
Channing questioned whether staff would help the ZBA with whether a
hardship existed. Ms. Glas responded staff would give the ZBA the
petitioner's hardship story but it was up to the ZBA to determine if
there was a hardship. Mr. Pisani received clarification that City
vehicles were exempt. Ms. Glas commented that this item had been
presented so that the Board would have a little information when they
got the first waiver request.
SITS PLAN & APPEARANCE REVIEW CODMITTEE
The roll was called by Planner Bahareh Keshavarz, Secretary for the
meeting.
Present Absent
• Chair Diane Carlino Thomas Pastore
Joel Channing, vice Chair
John Glidden, Chair Pro Tem.
John Nedvins
Ralph Pisani
Dennis Solomon
Alternate Richard Masters
Recommendation to City Council: Petition SP -97 -20 fibz thcorp Lot 23.
Burns Road Self Storage
A request by George T. Kelly, owner, for site plan approval of a mini -
storage facility consisting of four (4) buildings totaling 80,600
square feet. The 3 -acre site is located on lot 13 of the South Park
Center within Northcorp Planned Community District (PCD) (7-42S-43B)
Principal Planner Marty Minor reviewed the staff report dated April
23, 1998.
Mr. Nedvins questioned whether the 50 -foot strip of land on the south
side of Burns Road between the existing roadway and canal was a
drainage easement, to which Mr. Minor responded it was land owned by
the City. Mr. Pisani questioned whether there was a separate outdoor
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storage ordinance. Mr. Minor explained there was not, but that was
one of the things desired to be accomplished in the future. Mr.
Pisani inquired where non - conforming vehicles could be stored outdoors
within the City, to which the response was that there were facilities
in nearby communities. Mr. Minor explained that if an applicant
specifically requested an area be designated as vehicle storage then
screening, location, and security issues would be considered. Mr.
Channing inquired about the visual block for the drainage area and
expressed his opinion that larger plants were needed. Mr. Solomon
requested that the agreement discussed in condition 8 be required to
be recordable and run with the land. Replacing any dead trees with
trees three times the size was discussed. Mr. Solomon stated it would
be helpful to have color elevations for all views. Growth Management
Director Manning explained that this was an older petition which was
not required to meet the new rules for color elevations.
Richard Sun, Sungroup Architects, answered questions from the
Committee. Air conditioning units had been placed on the ground on
east side of the building and were screened by the building on one
side and by a decorative fence, with bollards to protect them,
although the bollards were not shown on the drawing presented. The
• color of the towers was discussed. Mr. Nedvins suggested barrel tile
on the south elevation of Building D and a larger cap flashing as on
another building. Mr. Solomon expressed his opinion there should be
more architectural features. Mr. Sun explained there would be a fully
monitored alarm system with code access and complete fencing. Mr.
Pisani expressed no opinion regarding the barrel tile. Mr. Channing
discussed landscaping and commented the existing hedge was weak and
something more needed to be done on the south side of the building.
Mr. Nedvins stated the wall was 198' long and did not necessarily need
barrel tile running the entire length, but needed something to break
it up and give it more character. Applicant George Kelly pointed out
there was a very substantial group of large oak trees which would be
relocated to the south border along Burns Road. Mr. Glidden
recommended more extensive landscape screening along the southern end
of the east drainage easement than proposed, and screening extending
farther south. Mr. Glidden expressed concern with the lack of
landscaping along the base of the long wall along Burns Road. Mr.
Glidden did not feel barrel tile was needed on the long wall. Mr.
Glidden requested and received clarified that the roof did not pitch
towards Burns Road but was pitched into the project and the roof would
not be seen from Burns Road. Mr. Glidden suggested that the 241, coco
plum hedge be moved back against the building to provide screening for
the long wall, and requested-more landscaping to visually screen the
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April 28, 1998
wall in addition to the three oaks added by the applicant. Mr.
Glidden stated the two parts of the building visible to the public did
not have light fixtures and requested 4 light fixtures be added to the
two frontages that people would see. Both Mr. Masters and Chair
Carlino expressed agreement with Mr. Glidden's recommendations. After
discussion regarding the light fixtures, Mr. Glidden recommended that
any substitution to the light fixture be the same color and size and
be approved by staff. Mr. Glidden requested the wax myrtles be moved
to the south and be doubled in size.
Mr. Glidden made a motion to recommend approval of Petition SP -97 -20
to the City Council with the following conditions:
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 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)to 451.
5. Prior to scheduling this petition for a City Council meeting,
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.
6. 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.
7. 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
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April 28, 1998
warranted.
8. Prior to the issuance of the first Building Permit, the
applicant will need to enter into an agreement with the City
whereby:
a) The applicant agrees to maintain the landscaping within the
50 -foot drainage easement in perpetuity.
b) The applicant agrees to replace and /or relocate
landscaping, at the applicant's expense, if the City ever
requires a storm drain system within the 50 -foot drainage
easement in the future. Landscaping plans will need to be
submitted to the City for review and approval prior to
replacing and /or relocating landscaping.
9. The City Forester and Landscape Architect of Record shall be
involved in all aspects of the Oak tree relocation process,
including but not limited to the root and canopy pruning,
placement, and irrigation of said trees.
• 10. 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,
tall 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.
11. The decorative light fixtures shall be provided on the stucco
joints at the towers facing the public right -of -way, of the
same color and size to be approved by staff.
12. The 48" wax myrtles and 24" Wax Myrtles located within the 50'
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Planning & Zoning Commission Minutes
April 28, 1998
drainage easement shall be relocated about 30' to the south and
be doubled in quantity and size.
13. The Coco Plum hedge shall be moved up to the base of the
building where it runs along Building D.
14. Concrete filled steel bollards shall be provided east of
Building A at each air conditioner unit.
Mr. Charming seconded the motion, which carried by vote of 5 -2.
Mr. Nedvins left at this point in the meeting at 8:45 p.m.
Workshop: Petition SP- 98 -03: Northcorp Lot 1. Hampton Inn
George P. White, agent for Patrick M. Guarini, is requesting site plan
approval for a 117 -unit Hampton Ian Hotel on Lot I of the Plat of RCA
Boulevard Center. The four -story hotel will be approximately 73,480
square feet in size. The site area is approximately 2. 75 acres in
• urea. RCA Center Lot I is located at the northeast corner of State
Access Road (RCA Blvd.) (Northcorp Parkway and RCA Blvd.) (1-42S-43B,
6- 42S -43B)
Planner II Edward Tombari reviewed the staff report dated April 28,
1998.
John Vaughn of George White's office, reported the road shown on the
east side of the property was not owned by the applicant; however,
they had moved landscaping to accommodate the right -of -way in case it --
should come into being in the future. Mr. Vaughn explained that
Hampton Inn was not an economy hotel, but had room rates comparable
to Embassy Suites. Mr. Vaughn reviewed the Hampton operation, which
did not include bar or restaurant facilities. Mr. Vaughn explained
the project, including curb cuts, circulation pattern, and
landscaping. Mr. Vaughn agreed to bring photographs depicting
landscaping at Hampton Inn facilities in Boca Raton and Boynton Beach
to the next meeting, which he explained would show that Hampton Inn
landscaping standards were not minimum. Pavers had been used under
the porte cochere, which the applicant was assured were fine. Mr.
Vaughn described the pool and reflecting pond areas and landscaping,
and the view from the main lobby. Mr. Vaughn explained that three
loading zones were shown; however, the applicant only needed one and
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April 28, 1998
would prefer to landscape the other spaces, but did not want to
request any waivers that might slow the approval process since there
was a time constraint with the owner that the project must receive
approval by a specific date. Mr. Vaughn described the hotel colors,
and stated that color renderings and photographs as well as material
samples and colors would be presented at the next meeting. Mr. Vaughn
commented the roof mounted equipment would be totally screened; and
the roof over the porte cochere would be Spanish tile. Mr. Vaughn was
requested to bring photographs of as many hotels as possible.
Following discussion of the parapet wall, Mr. Glidden requested
photographs of the parapet wall, since he believed it was not
screening anything, and questioned what equipment would be mounted on
the roof. Mr. Vaughn explained that all louvers were totally hidden.
Mr. Vaughn gave directions to the Hampton Inns in Boca Raton and
Boynton Beach. Mr. Solomon requested a floor plan for safety issues.
Growth Management Director Manning explained that a floor plan was not
presented at this stage in the process. Mr. Vaughn described the
floor plan and stated he would bring a floor plan. Mr. Vaughn
explained the air conditioning system to the rooms. Mr. Vaughn
explained that this building was a prototype building for Hampton Inn,
and that more stories had not been considered. Mr. Minor commented
• that Northcorp limited hotels to 120 rooms. Mr. Solomon discussed
easements, and Mr. Vaughn described where easements were located. Mr.
Vaughn explained the state access road would link to the shopping
center. Mr. Vaughn explained there was one handicap accessible room
for every room type, making a total of five in the facility, which was
one over the required number. Mr. Channing expressed his opinion that
this hotel was ugly with a big parking lot and nothing but a hedge,
and would like to see a lot more. Mr. Channing requested a rendered
elevation, photographs of other hotels, and that the landscape
architect be present at the next meeting. Chair Carlino advised the
applicant that this Committee preferred heavy landscaping. Mr.
Glidden questioned whether the sun would shine on the lap pool in the
winter, to which Mr. Vaughn responded no and that was the 'reason for
the other pool. Mr. Glidden suggested that photographs be provided
in time for distribution with the staff report before the next
meeting. Mr. Glidden stated the Committee would be looking for a very
strong landscaping provision. Direction to the applicant was to bring
a floor plan, the landscape architect, samples, and provide
photographs ahead of time. A reduced version handout of the floor
plan for each member of the committee was requested of staff.
Growth Management Director Manning explained that while most of the
review concerned the exterior, frequently there was a relationship to
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April 28, 1998
the interior design; however, internal function of the building was
not the purview of the Planning and Zoning Commission. Ms. Manning
invited calls to staff if there was any confusion. Mr. Minor
requested the members to call staff with any questions that arose
during their review of packets before meetings.
There was no old business to come before the Board.
NEW BUSINESS
Mr. Solomon commented that the 8 -1/2" x 11" plans included in the
packets were very hard to read and suggested those be 11" x 17" and
folded.
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April 28, 1998
ADJOUMWENT
There being no further business, upon motion by Chair Pro Tem Glidden,
seconded by Mr. Masters, and unanimously carried, the meeting was
adjourned at 9:25 p.m. The next meeting will be held May 12, 1998.
APPROVED:
Diane arlino, Chair
_ Z/
J r harming, ice air
P
Jahn,G dden, Chair Pro Tem
'---fohn /gedvins
• (Absent)
Thomas store
Ralph Pisani
f
Dennis olomon
chard Masters, Alternate
Bahareh Keshavarz, Secretary
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