HomeMy WebLinkAboutMinutes P&Z 051298CITY OF PALM BEACH GARDENS
• PLANNING AND ZONING COMMISSION
May 12, 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.
ITEMS BY GROWTH MANAGEMENT DIRECTOR
Growth Management Director Roxanne Manning introduceda new Planner
John Lindgren, and announced that another planner, Angela Csinsi,
would start work the next week. The Growth Management Director
commented that Golf Digest was resuming the approval process.
ITEMS BY CITY COUNCIL LIAISON
There were no items by the City Council.
APPROVAL OF MINUTES
Minutes of April 28. 1998 - Mr. Solomon requested a name change on
page 9, line 15: to change Mr. Solomon to Mr. Masters. Mr. Pisani
made a motion to approve the minutes as amended. Mr. Nedvins seconded
the motion, which carried by 4 -0 vote with one abstention by Chair
Carlino.
SITE PLAN & APPEARANCE REVIEW COMMITTEE
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
a
Tom Pastore
- arrived at 7:35 p.m.
Planning & Zoning Commission Minutes
• May 12, 1998
Dennis Solomon
Alternate Richard Masters - arrived at 7:35 p.m.
Also present at the meeting were Growth Management Director Roxanne
Manning, City Attorney David Acton, City Council Liaison Carl
Sabatello, Principal Planner Marty Minor, Planner Bahareh Keshavarz,
and Planner John Lindgren.
Recommendation to City Council: Petition SP -98 -01 PGA National - Fairway
Center Office Bui l ding
A request by Jay Grossman, agent for Seavest, Inc., for site plan
approval of two office buildings totaling 176,600 square -feet. The
12-acre site is located within the PGA National Planned Cammuni ty
District (PCD), at the southeast corner of PGA Boulevard and Avenue
of Champions (10-42S-42H)
Principal Planner Marty Minor reviewed the staff 'report dated May 12,
1998.
• Mr. Pisano questioned whether there was a report from the City
Forester and was told Mr. Hendrickson had had no comments. Heights of
buildings surrounding Fairway office building were discussed.
Attorney Ray Royce presented the project on behalf of the applicant,
and indicated the POA had preferred a taller building.
In response to Mr. Solomon's question, he was advised the sidewalk had
been changed from the previous plan. Discussion ensued regarding the
front elevations. Neil Tracey, M. J. Anderson, answered questions
concerning elevations. The distance between the two offices was
discussed, and Mr. Nedvins indicated that the old plan was more
uniform. Neil Merin made clarifications regarding the original
proposal and the changes recommended by Planning and Zoning. There
were concerns by Mr. Glidden and other Committee members regarding the
optional parking lot. They wanted to know what would go there and
what the circulation pattern would be if the optional parking lot was
not built. Neil Merin indicated the land would remain as it was.
Committee members were not clear regarding what was existing on the
land. Chair Carlino suggested that a condition be added that this
project must come back before the Planning and Zoning Commission if
the optional parking lot was not going to be built.
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Planning & Zoning Commission Minutes
• May 12, 1998
Mr. Channing began to make a motion to approve the project subject to
the landscaping to be as shown for the optional parking area; however,
Mr. Glidden and other members had questions about wall signage and the
fact that the petitioner did not present a detail of the sign. Neil
Merin indicated that the petitioner was willing to come back with a
full signage package.
Mr. Channing made a motion to approve SP -98 -01 for recommendation to
the City Council with the following conditions:
1. The approval of this petition is contingent upon the approval of
the following waivers:
a. Waiver of Section 118 -569. Number of Loading Spaces.
b. Waiver of Section 118- 204(f) Building Height Limit.
2. Prior to scheduling this petition for a City Council Meeting,
the applicant shall obtain letters of authorization from the
appropriate entities allowing the applicant to landscape and
pave within the existing 15' and 10' FPL easement and 12,
utility easement.
• 3. prior to the issuance of the Building Permit, the applicant
shall provide handicap access ramps wherever an accessible route
crosses a curb or raised sidewalk.
4. Delete signage and continue the facade and comae back with a full
signage package.
Mr. Solomon seconded the motion. Mr. Glidden amended the motion to
include another condition, that the petitioner was to provide a plan
for the landscaping and circulation east of the Phase 11 building if
the optional parking lot is not being built. Chair Carlino indicated
that there were some errors on the site plan and the drawings would
have to be amended for the City Council to reflect reality. The
applicant must also provide full color samples and roof plan material.
City Attorney Acton clarified the motion and the amendments. Mr.
Solomon seconded the amended motion. Mr. Nedvins indicated a
preference for the 5 -story plan. The vote on the motion was 6 -1 with
Mr. Nedvins opposed. Mr. Pisani wished to abstain; however, was
advised by the City Attorney he did not have the right to abstain.
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Planning & Zoning Commission Minutes
• May 12, 1998
Workshop: Petition SP -98 -05 - PGA Storage, PGA Commerce Perk. Lot 8
A request by Steven McCraney, agent, for site plan approval of a
mixed -use office /self- storage facility consisting of six (6) buildings
constructed in two phases, and totaling 134,445 square feet. The
8,059-acre site is located on lot 8 of PGA National Commerce Perk
within PGA National Planned Community District (PCD). (15 -425 -4210
Principal Planner Marty Minor reviewed the staff report dated May 12,
1998.
Chair Carlino questioned engineering comment number four regarding
bicycle parking, and was advised that bicycle parking must be provided
for the office. Mr. Pisani wanted to make sure that recreational
vehicles would not be stored in the facility, to which Mr. Minor
responded that would be taken care of with a condition of approval
which would not allow storage in the facility. Mr. Masters commented
that the distance between buildings A and B was not clear, to which
Mr. Minor responded he would request a check by the engineer. Richard
Sun, architect for the petitioner, indicated the distance was 341.
A number of the members were concerned about the visibility of the
• facility to the north and northwest from residential areas and from
the park. Chair Carlino questioned whether the HOA had seen the
plans, to which Mr. Sun responded the HOA had approved the plans for
which he would provide a letter of documentation. The requirements
for Seacoast Utilities and other departments had also been satisfied.
Mr. Glidden questioned how much of the metal roof would be visible.
Discussion ensued regarding whether the building would have a gutter
system. Mr. McCraney advised there would be a gutter system and that
it would be indicated on any newly submitted elevation plans. Mr.
Glidden questioned the building signage, to which Mr. Sun responded,
indicating the office building sign would be on the glass. Mr.
Solomon questioned whether Building B was the only improvement in
Phase II, to which Mr. Sun responded affirmatively. Chair Carlino
questioned Art in Public Places, and Mr. Glidden responded that those
requirements would have to be satisfied. Mr. Glidden expressed
concern regarding landscaping the southwest corner of Building C, and
the northwest corner of Building D, and requested that landscaping be
shown on the elevation. In response to Mr. Glidden's question
regarding the location and screening of air conditioning equipment,
the petitioner advised the equipment would be well screened. Mr. Sun
clarified that the buffer to the west contained easements which did
not allow landscaping. Mr. Channing requested rendered elevations to
clarify the view from the baseball field. In response to Mr.
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Planning & Zoning Commission Minutes
May 12, 1998
Glidden's question whether adjacent property owners had been
contacted, Mr. McCraney advised that Jim Martini from LRP had been
pleased about the project. In response to a suggestion that
additional landscaping be added on the other side of the canal, Growth
Management Director Manning advised that off -site conditions could not
be made. Mr. Solomon suggested small supplemental landscaping be
added on the west side where there was room. Chair Carlino expressed
her opinion that landscaping was needed to soften the long building
walls. The applicant reported the POA had approved the project with
no problems. Chair Carlino requested documentation of the POA
approval. No further architectural enhancements were desired on the
northwest corner of Building D and the southwest corner of Building
D. For the next meeting, a west elevation of Building C was
requested. Mr. Glidden commented a decision must be made whether the
roof would slope to the inside or outside, and if to the outside then
downspouts must be added to the gutter system. Mr. Masters requested
as much additional landscaping as Seacoast Utilities would authorize.
The petitioner commented that as much planting as possible was already
shown on the plans, and discussed the size of the plants. Chair
Carlino requested that the petitioner make sure the planting was
substantial in size at time of planting, and that the City Forester
• inspect the plantings. Mr. Glidden commented that this application
was in lieu of apartments the Commission had turned down a couple of
years previously. Mr. Channing withdrew his request for an elevation
for the west side of Building C.
The roll was called by Planner Bahareh Keshavarz, Secretary for the
meeting.
Present
Absent
Chair Diane Carlino Tom Pastore
Joel Channing, vice Chair
John Glidden, Chair Pro Tem.
John Nedvins
Ralph Pisani
Dennis Solomon
Alternate Richard Masters
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Planning & Zoning Commission Minutes
• May 12, 1998
Public Searing: Petition SP -97 -10 & CU -98 -01 Trinity United Methodist
hur h
A request by Anthony S. Oliver, agent for Trinity United Methodist
Church, for the approval of an amendment to the approved site plan and
conditional use for Trinity United Methodist Church located at 9625
N. 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 by amending condition 10 of
Ordinance 2, 1992. with this petition, the applicant is also
requesting the site plan approval for a .Multi- purpose Building, Choir
Room, Memorial Garden, and Main Sign.
Mr. Glidden stepped down due to conflict of interest.
Principal Planner Marty Minor reviewed the staff report dated May 6,
1998. In response to questions from Commission members, Mr. Minor
commented that a 7 -year extension was unusual, that there were no
parts of the new construction which were not consistent with the
existing structures, that the church would be grandfathered in until
• end of buildout so that future changes in codes or land usage before
buildout would not apply. City Attorney Acton explained that the
Commission could consider changes to the original project as well as
the proposed new improvements at this time. Mr. Minor clarified that
traffic trips would be reserved until the end of the buildout. Chair
Carlino commented she was not inclined to favor such a long time
extension because it would put other things on hold. Mr. Pisani
suggested allowing the applicant to renew annually or on another
periodic basis, and questioned what factors would determine when the
applicant would or would not start each improvement. During
discussion regarding the adjacent land, Mr. Minor described the
process used in identifying adjacent property owners, and stated that
no comments had been received. Mr. Minor explained the future land
use map indicated maximum buildout of land uses. During discussion
of the time extension, City Attorney Acton advised it would not be
possible under Code requirements to grant a series of two year
extensions if certain established criteria had been met. Chair
Carlino questioned whether more parking was necessary, to which the
response was that current parking was sufficient. After further
discussion of the proposed time extensions, Mr. Oliver advised that
Gardens hospital had been granted an extension of five years.
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Planning & Zoning Commission Minutes
. May 12, 1998
Ed Oliver, agent, introduced Glen Fetter, President of the church, who
commented the church had existed since 1962 and continued to grow, and
by 2007 approximate Sunday attendance was estimated at 2,000. Mr.
Fetter emphasized the difference between churches and commercial
businesses; and the importance of a 7 -year extension. Chair Carlino
commented that one of the things this 7 -year extension would do was
to set a precedent. Mr. Pisani commented on another application by
a church to which Ballenlsles had objected and which had been
withdrawn, and expressed his opinion that this project should not be
approved when no one at Ballenlsles had been heard from yet. City
Attorney Acton stated for the record that if the application Mr.
Pisani referred to was Christ Church on Northlake Boulevard, that
application had not been withdrawn, but had been approved by the City
Council. It was not clear whether that was the application Mr. Pisani
was thinking of. Mr. Oliver discussed the church's history and how
closely they had worked with BallenIsles, and how important the time
extension was to secure the traffic counts for the church, and to have
a successful contribution program from the churchgoers in order to
obtain sufficient funds for buildout.
Chair Carlino declared the public hearing open at 9:55 p.m.
• Joan Altwater, resident of Cypress Hollow, referred to studies she had
undertaken as a result of a church project near her home, and
expressed concerns regarding traffic counts generated by a project
such as the one proposed, the impact on Military Trail traffic, and
commented that the current Code called for one parking space for every
4 people, but that one space for every 2 people would be more
realistic. Ms. Altwater requested that the Commission take these
issues into consideration before granting a long -term time extension.
Hearing no other comments from the public, Chair Carlino declared the
public hearing closed at 10:00 p.m.
Mr. Solomon questioned whether at the end of any extension the
applicant would be faced with a brand new look at concurrency, to
which Mr. Oliver responded that was a critical concern.
Site plan concerns were addressed by Mr. Oliver, who explained that
a parking breakdown by phase was provided to staff, the brick pavers
were not replaced because of safety concerns, and additional entry
landscaping had been considered.
Chair Carlino stated she was not inclined to approve a 7 -year time
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Planning & Zoning Commission Minutes
• May 12, 1998
extension; but would consider a two or five -year extension. During
ensuing discussion, Mr. Oliver explained that the problem of a 2 -year
versus a 7 -year extension was the traffic issue. After the time
extension which was granted for the hospital was discussed, the City
Attorney advised that was only a prior example but was not a legally
binding precedent, and that every time extension request needed to be
considered on its own. City Attorney Acton advised that concurrency
had been in effect when the time extension for the hospital was
granted. Mr. Solomon commented regarding the extension and suggested
a possible extension to December 31, 2003. Mr. Channing expressed his
opinion that the time extension was really a matter of City policy and
that guidelines should be discussed. Mr. Nedvins addressed the
parking space ratio raised by Ms. Altwater during the public hearing
that this was the type of thing the church was trying to protect
itself against if in the future the ratio was changed. Mr. Nedvins
expressed his opinion that the church had made a commitment to the
City, and the City owed it back to them, and stated he had no problem
with the 7 -year extension. Mr. Masters agreed with Mr. Nedvins and
stated he had no problem with the 7 -year extension. City Attorney
Acton advised that if two year extensions were proposed, that each one
must be approved on its own, and that re- writing the date in the
• development order provided the opportunity to update the whole
project. Mr. Oliver commented the church was closer to a 1:3 parking
ratio, stated that this project met Code, and suggested staff and the
petitioner sit down and talk.
Mr. Pisani made a motion to postpone to the next meeting on May 26,
1998. Mr. Nedvins seconded the motion. During discussion of the
motion, Mr. Nedvins commented he believed the Commission would be
doing a terrible injustice to the petitioner if they made a decision
based on the fact that they felt at some future point in time someone
might come in to ask for this again, and believed that would not be
fair. Mr. Nedvins stated he believed the decision must be based on
this individual request, site plan, and all its issues and components.
Mr. Pisani commented he was wavering and could be persuaded to change
his position. The vote on the motion was 5 -1, with Chair Carlino
opposed.
OLD BUSINESS
There was no old business to come before the Board.
NEW BUSINESS
City Council Liaison Carl Sabatello commented that in the past the
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Planning & Zoning Commission Minutes
• May 12, 1998
Planning and Zoning Commission had not reviewed signage, and if the
Commission felt that was wrong, they could advise staff and the City
Council and request that signage plans come before the Commission
first for recommendation. Councilman Sabatello expressed his opinion
this was an aesthetic issue.
Councilman Sabatello advised that during discussion of a motion if
something new was brought up that was to be an amendment to the
motion, the person that made the motion should state that they
accepted or rejected the amendment to the motion.
Councilman Sabatello advised that recommendations to the City Council
were more formal than workshop petitions, and it was best to ask
questions at the workshops.
Councilman Sabatello commented that in the past it had been the
consensus of the Planning and Zoning Commission that landscaping
should be elevated on the buildings, by which he meant that the
landscaping plan should be mirrored on the building elevation to show
what that landscaping would look like, and then to clarify whether the
size shown was at planting or in five years, etc. Chairman Sabatello
• asked the Commission to consider making it a standard that landscaping
must be elevated on the buildings. Growth Management Director Manning
stated staff encouraged this but it was not a written requirement at
this time.
Councilman Sabatello advised against getting caught in a situation
where there was a setback and no more landscaping could be added
because it was only 10W back, since that was not the Commission's
problem. Councilman Sabatello explained that the building might be
too large for the parcel of land or it might need to be shifted, and
there were other ways to do things that should be considered.
Councilman Sabatello proposed that he take a few minutes at the end
of each meeting to bring up items that he noted during the meeting for
which he could offer help and guidance.
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Planning & Zoning Commission Minutes
May 12, 1998
ADJOURNMENT
There being no further business, upon motion by Mr. Pisano, seconded
by Mr. Masters, and unanimously carried, the meeting was adjourned at
10:30 p.m. The next meeting will be held May 26, 1998.
APPROVED:
Diane Carl,,ino, Chair
-Ace Chair
John-Olidden, Chair Pro Tem
John Nedvins
•
(Absent)
Thomas P tore
Ralph Pi ani
Dennis Solomon
Richard Masters,
;144 r
ahareh Kes arz, Secretary
0 10
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