HomeMy WebLinkAboutMinutes P&Z 072898• CITY OF PALM BEACH GARDENS
PLANNING AND ZONING COMMISSION
July 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 Vice Chair Joel
Channing at 6:30 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
There were no comments by the Growth Management Director.
There were no comments by the City Council Liaison.
• APPROVAL OF MINUTES
Minutes of June 23, 1998 - Mr. Solomon made a motion to approve the
minutes of the June 23, 1998 meeting as submitted. Mr. Masters
seconded the motion, which carried by unanimous 4 -0 vote.
Minutes of June 30, 1998 - Mr. Solomon made a motion to approve the
minutes of the June 23, 1998 meeting as submitted. Mr. Channing
seconded the motion, which carried by unanimous 4 -0 vote.
Minutes of July 14, 1998 - Mr. Masters made a motion to approve the
minutes of the July 141 1998 meeting. Mr. Solomon seconded the
motion. Mr. Solomon requested that on page 6 southern location. be
changed to northern location. Motion carried by unanimous 4 -0 vote
to approve the minutes as amended.
SITE PLAN AND APPEARANCE REVIEW COMMITTEE
The roll was called by Jackie Holloman, Secretary for the meeting.
Present
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Joel Channing, Vice Chair Chair Diane Carlino
John Glidden, Chair Pro Tem (arrived at 6:40 p.m.)
Alternate Richard Masters John Nedvins
Ralph Pisani
Dennis Solomon
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July 28, 1998
Also present at the meeting were Growth Management Director Roxanne
Manning, City Attorney Carole Post, City Council Liaison Carl
Sabatello, Principal Planner Marty Minor, and Planner Angela Csinsi.
Recommendation for Approval: Petition SP -98 -09 - Plastridge Insurance
Center
Tom Lynch, agent for PBG Commercial Ltd., is seeking site plan
approval for 4 professional /medical office buildings with a total of
24,366 square feet. The total land area consists of 2.38 acres and
is located on the west side of Military Trail south of Burns Road.
(12- 42S -42E)
Principal Planner Marty Minor reviewed the staff report dated July 28,
1998.
Chair Pro Tem John Glidden arrived at 6:40 p.m.
Traffic stacking was discussed.
Tom Lynch, Owner and Petitioner, described the project, which he
• explained would have the appearance of houses rather than a large
office building. Mr. Lynch explained that the petitioner had met all
the codes and had never heard about the 100' stacking requirement
until ten days ago. Mr. Lynch pointed out parking spaces which had
been removed in order to comply with the stacking requirement, which
would allow approximately 70' stacking space. Mr. Lynch explained
that the project would have low traffic impact, since one tenant would
be an insurance wholesaler who would not have customer traffic and one
would possibly be a plastic surgeon.
Mr. Channing questioned whether he would have a conflict of interest
since Plastridge had been his insurance agent approximately five years
ago. Mr. Channing verified he had no financial interest in the
project; therefore, Attorney Post indicated that he had no conflict
of interest.
Mr. Lynch explained how a 100' stacking area would impact the project,
and that additional parking spaces in the front would have to be
removed. Mr. Pisani commented that this low- impact project could
become a high- impact project trafficwise at some time in the future.
Mr. Lynch explained that this project would remain a professional
office category. Mr. Masters expressed his opinion that at least
three parking spaces should be eliminated for safety. Mr. Solomon
suggested reducing the size of the buildings in order to revise the
parking plan to provide 100' stacking for safety.
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July 28, 1998
Howard Ostrout, Landscape Architect, described landscape materials and
locations of plantings used in the landscape plan, explained that an
Art in Public Places sculpture would be located between Buildings 2
and 3, and that the project sign would be accented with a Royal palm
on each side. Mr. Ostrout explained where PVC root barriers would be
used within the 12' utility easement and to accommodate a water main,
and described the PVC root barriers. Mr. Ostrout displayed an
architectural elevation rendering. Mr. Lynch explained that the
property owners to the west had approved the plan two years ago and
had requested a deed restriction for one -story buildings.
During further discussion of the parking plan, Principal Planner Minor
stated that an alternative would be to move this petition to City
Council for consideration of a variance from 10' to 9' parking spaces.
In response to Mr. Glidden's question of why there were two buildings,
Mr. Lynch explained he had changed the plan from one building after
consulting with Jeff Ornstein, and explained the reasoning which was
used to limit the number of people employed at the project. Mr.
Glidden explained how eliminating dead -end parking areas could allow
sufficient parking and meet stacking requirements. Mr. Lynch commented
that the previous plan had been one building, to which he had no
. objection. Staff advised applicants usually first heard about the 100'
stacking requirement in the DRC meeting. After further discussion,
Mr. Glidden commented that the Committee had been strongly advised not
to go against recommendations by the City Engineer in matters of
safety. Mr. Glidden suggested pushing the rear building covered
canopy eastward 16 ". Mr. Glidden also suggested considering one
building in order to get 12 extra parking spaces, two of which would
have to be enlarged for use as loading spaces. After further
discussion, it was clarified that the 100' stacking requirement was
not a code requirement, and that 70' stacking had been achieved.
Growth Management Director Roxanne Manning explained that the
recommendation was an engineering recommendation, not a code
recommendation, and the City Engineer's opinion was that on a busy
road such as Military Trail that kind of ingress depth was needed to
avoid conflict situations when cars were pulling in at rather high
speeds. Ms. Manning explained that staff would be satisfied with the
70' in this situation. Mr. Solomon stated he was not comfortable with
70' and that he did not understand the staff's position. Mr. Masters
expressed his opinion that since this was a small project he believed
70' stacking distance was reasonable. Vice Chair Channing stated he
was not inclined to give in to a reduction in the 100' stacking
distance and personally would rather see the petitioner go to City
Council to request smaller parking spaces. Mr. Lynch explained that
time was an issue. Discussion ensued regarding approval with a
condition regarding stacking. Growth Management Director Manning
explained that the project could be approved as presented with a
• recommendation that the petitioner go to City Council for a variance
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July 28, 1998
on the parking space size, which would allow the petitioner to go
ahead with work that would not be subject to change.
Vice Chair Channing expressed his opinion that the Art in Public
Places sculpture should be relocated to be more visible, and that the
parking lot should be screened from the street. Mr. Ostrout explained
there was a hedge with layered plantings along the roadway. Mr.
Channing recommended a wall behind the hedge. After discussion, a 2'
or 2 -1/2' berm was proposed around the east side of the parking lot
with the hedge planted on top.
Mr. Lynch commented that reducing each parking space on the east side
by 6" would not gain as many parking spaces as originally thought.
Vice Chair Channing suggested going to 9' parking spaces. Growth
Management Director Manning explained that staff rationale for 70'
stacking was that this was a project which would not generate a lot
of traffic. Mr. Lynch explained that removing a handicap space would
make 80' available for stacking. Mr. Solomon expressed his opinion
that this Committee could not make assumptions about traffic since the
types of tenants would determine the amount of traffic. Mr. Lynch
explained that the zoning was Professional Office. Discussion ensued.
Mr. Glidden commented this was only a 24,000 square foot project; Vice
Chair Channing stated the 100' stacking requirement applied to the
largest projects in the City and that this was certainly not one of
the largest. Mr. Glidden stated his disagreement with dead -end
parking, that a redesign would gain 12 parking spaces, and suggested
a 5- minute recess to work with the petitioner to show him how a
redesign could work. Attorney Post advised that a recess could be
taken with consensus of the Board.
Mr. Pisani made a motion to approve Petition SP -98 -09 with the
following conditions:
1. Prior to the issuance of the first building permit, the Traffic
Impact Analysis Report shall be revised according to City
Traffic Consultant comments dated July 6, 1998 and PBC Traffic
Division comments dated July 1, 1998.
2. The applicant agrees that prior to the issuance of the first
building permit, the applicant shall, at the applicant's
expense, prepare and record in a form acceptable to the City, an
easement agreement providing the City reasonable access to
maintain the canals located adjacent to the subject property.
The easement shall be for no less than 16 feet of property
running east -west along the existing 12 -foot utility easement.
3. Prior to the issuance of the first building permit, the
• applicant shall revise the development plan in order to achieve
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Planning & Zoning Commission Minutes
July 28, 1998
an 80 -foot separation between Military Trail and the first
parking space by removing one parking space directly in front of
the proposed Art in Public Places.
4. Prior to the issuance of the first building permit, the
applicant shall submit a revised landscape plan to include a
staggered 2 -1/2 to 2 foot berm along Military Trail, subject to
approval by the City Forester.
5. Prior to the issuance of the first building permit, the
applicant will submit revised elevations which show the storage
element link between buildings 2 and 3 recessed by 18 inches.
6. Prior to construction plan approval, the applicant shall submit
to the City a letter of authorization from the utility allowing
landscaping, paving and vertical construction within the
existing 12 foot utility easements.
7. Prior to construction plan approval, the applicant will need to
submit water quality, water quantity, hydraulic conductivity
soil tests and design calculations for the exfiltration trench
for review and approval.
Mr. Masters seconded the motion. During discussion of the motion, Mr.
Glidden stated he believed this was a good project, but in his opinion
the parking could have been improved by resolving the dead -end
situation. Mr. Solomon stated he believed this was a good project
other than the stacking distance, and for that reason would not vote
in favor of approval. Motion carried by 3 -2 vote with Mr. Glidden and
Mr. Solomon opposed.
OLD BUSINESS
There was no old business to come before the Commission.
NEW BUSINESS
Mr. Solomon stated it was hard to read the handouts included in the
staff report.
Mr. Solomon commented that it was hard to understand why staff
recommended approval subject to certain things and when there was
resistance they suggested compromise. Mr. Solomon expressed his
opinion that every effort should be made to let applicants know all
requirements at the earliest possible time. After further discussion,
Growth Management Director Manning explained that staff would have had
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Planning 4 mm & Zoning Commission Minutes
July 28, 1998
no latitude to recommend less than 100' stacking except that in this
case the engineer had stated there was latitude. Mr. Masters stated
that as an engineer, engineers must apply judgement, and that better
guidelines were needed in regard to stacking for various kinds of
projects, various kinds of occupancy, and various kinds of traffic
patterns. Mr. Masters expressed his opinion that using 100' stacking
for every project was not a satisfactory evaluation. Growth
Management Director Manning explained that staff was looking at a code
revision based on the type of the road and the traffic on the road.
A suggestion was made to look at the code used by Boynton Beach. City
Council Liaison Carl Sabatello. commented the City was moving away from
being consistent, and that a project located on a side street in
NorthCorp had been approved by this Commission with less than 1001;
however, the City Council would not go against the opinion of any
professional or consultant on a safety issue. Mr. Sabatello commented
that in making recommendations, staff was trying to equip the
Commission members with as much information as possible and the
Commission did not have to abide by their recommendations. Mr.
Sabatello commented that the roadway being accessed and the type of
traffic were very important, and that the Growth Management Director,
staff, and the City Engineer could work on guidelines; and that staff
could notify applicants early on that this had been an issue in the
past and although it was not code, 100' was strongly recommended and
had only been waived in very unique situations. Suggestions by the
Commission were that this be made a code requirement and that an
engineering formula be worked out which could allow variances.
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Planning 4 & Zoning Commission Minutes
July 28, 1998
ADJOURNMENT
There being no further business, upon motion by Mr. Pisani, seconded
by Mr. Masters, and unanimously carried, the meeting was adjourned at
7:55 p.m. The next meeting will be held August 11, 1998.
APPROVED: (Absent)
Diane rlino, Chair
Joe/ Chann }'fig,; Vice_ Chair
Joh G1' den, Chair Pro Tem
(Absent)
John Nedvins
9 Ralph Pisani
Denn' Solomon
Richard Masters, Alternate
a e Holloman, Secretary
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