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HomeMy WebLinkAboutMinutes P&Z 021197CITY OF PALM BEACH GARDENS PLANNING AND ZONING COMMISSION February 11, 1997 MINUTES The Regular Meeting of the Planning and Zoning Commission of the City of Palm Beach Gardens, Florida, was called to order by Chairman Carl Sabatello 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. The roll was called by Secretary Jackie Holloman: Present Carl Sabatello Diane Carlino John Glidden William Mignogna Chris Jones Tom Pastore John Nedvins Jeff Ornstein _•- - Tom Paganini Also present at the meeting were City Council Liaison David Clark, City Attorney Paul Golis, Principal Planner Marty Minor, and Planner Edward Tombari. Planning and Zoning Director Richard Walton arrived at 8:05 P.M. ITEMS BY PLANNING AND ZONING DIRECTOR There were no items by the Planning and Zoning Director or his representative. ITEMS BY CITY COUNCIL LIAISON There were no items by the City Council Liaison, however, Mr. Clark stated that he was available to answer any questions. Minutes of January 28,1997 - Mr. Ornstein made a motion to approve the minutes as amended by deletion of Planning and Zoning Director Richard Walton from those present at the meeting, since Mr. Walton had been absent. Mr. Glidden seconded the motion, which carried by 5 -0 vote. • Ms. Carlino and Mr. Jones abstained from voting on the motion, as they Planning & Zoning Commission Minutes February 11, 1997 were not present at the January 28 meeting. Public Hearin : Petition PUD- 96 -06, by Joseph W. Porten, for the development of a Planned Unit Development (PUD) for the construction of 13 zero lot line townhomes. The 1.45 -acre site is located on the west side of Military Trail, north of Holly Drive. (12- 42S -42H Principal Planner Marty Minor requested postponement until the next meeting after comments had been heard from any members of the public present at this meeting. Chairman Sabatello declared the Public Hearing open for Petition PUD- 96 -06. Bill Smidt, 4599 Holly Drive, expressed concern that this seemed to be a lot of construction for a small area, whether the thirteen new owners would have canal access; and whether or not the units would be rentals. Chairman Sabatello explained that some answers would be provided by the applicant's presentation at the next meeting, that • impacts to neighbors would be considered, and that plans were available for review at the Planning and Zoning Department. Chairman Sabatello declared the Public Hearing postponed to February 25, 1997. Mr. Ornstein made a motion to postpone the Public Hearing to February 25, 1997. The motion was seconded by Vice Chair Carlino. Mr. Smidt expressed his opinion that it was unfair that neighbors would receive no further notification. The motion carried by unanimous 7 -0 vote. Public Hearing: Petition POD- 96 -O7, by Henry Skokowski, agent for Amstar Texas Pool, Ltd., is requesting a Planned Unit Development approval for the expansion and renovation of the Holiday Inn /Mar-Arthur's vineyard hotel complex. The Holiday Inn is located at the northwest corner of the PGA Boulevard /Interstate 95 interchange. (1-42S-42B) Principal Planner Marty Minor reviewed the staff report dated February 5, 1997, noting changes made by the petitioner since the last meeting. Concern had been expressed by Police Sergeant Jay Spencer regarding closing off one driveway and a recommendation was made to make the i ® Planning a Zoning Commission Minutes February 11, 1997 driveway two -way around the traffic island. Questions were asked regarding the number of parking spaces. Henry Skokowski, agent for the Petitioner, introduced others present at the meeting on behalf of the Petitioner, and explained that a number of changes had been made since the last meeting and efforts had been made to respond to concerns expressed by the City. Landscaping had been upgraded, and waivers had been eliminated. Mr Skokowski offered to restripe the entire parking lot to make all spaces 10' except those spaces in the northern area, where 91 stalls were requested. Mr. Skokowski discussed proposed signage and explained that only one sign would remain on PGA Boulevard and the only monument signs would be small directional signs. The petitioner requested that the existing variance allowing four signs on the top of the building remain in place. The only two other major signs requested would be on the porte cochere and one to identify the name of the restaurant. Planning and Zoning Director Walton arrived at this point in the meeting. Mr. Skokowski requested that the City Engineer's requirement to • provide a revised site plan indicating two -way traffic around the traffic island at the hotel entrance prior to presentation to the City Council be eliminated. Tim Fish, Architect for the project, displayed proposed signage and elevations. Mr. Skokowski further reviewed all proposed signage. Traffic circulation was discussed. Mr. Skokowski reviewed changes made by the applicant since the last presentation. Mr. Skokowski explained that the two -way traffic around the traffic island would create additional traffic problems. A lengthy discussion ensued. Chairman Sabatello commented that the City Engineer believed this to be an unsafe condition, and although the Commission must provide comments, he did not feel qualified in this matter, and requested during further discussions on the subject that any helpful items be indicated. Mr. Skokowski commented that with the Commission's agreement the Petitioner could request a final decision at City Council level. Mr. Glidden requested that the site plan be replotted at a 1" to 40' scale. Mr. Skokowski commented that the Petitioner would comply with proposed • 3 Planning a Zoning Commission Minutes February 11, 1997 condition #2. Regarding proposed condition #3, Mr. Skokowski explained that the only lighting improvements planned were for the front of the building and to meet the requirements of the referenced Section 118- 474(4) a full retrofit of all lighting on the property would be required. Mr. Skokowski offered to make that improvement in a second phase of development and suggest a condition of approval requiring compliance prior to any future phases of development, and would be agreeable to tying the condition to a future date, possibly three years. Mr. Ornstein expressed his opinion that the lighting upgrade should be done now. Mr. Skokowski explained that the request for delay was due to budget restrictions. Architect Tim Fish explained that the proposed mechanical equipment units would be the lowest designs possible and explained the difficulty of providing screening. The Commission members did not agree that screening should be eliminated. Chairman Sabatello declared the Public Hearing open for Petition PUD- 96-07. Hearing no comments from the public, Chairman Sabatello declared the Public Hearing closed. The Commission made comments regarding the four proposed conditions of approval. Mr. Glidden commented that screening of the roof mounted equipment was absolutely necessary. and that he concurred with one -way traffic on condition 4, but felt that the way the entrance was currently configured would cause momentary confusion and contribute to stacking, so that reconfiguration of the entrance would be helpful. Mr. Skokowski clarified for Mr. Glidden that the rooftop antenna had been eliminated but not yet removed from the plan, and commented that the site plan should be enlarged. Mr. Jones, Vice Chair Carlino, and Mr. Ornstein agreed with Mr. Glidden that the entrance could be improved. Mr. Ornstein questioned why parking could not be added on the north, to which Mr. Skokowski responded that there were budgetary limitations. Mr Ornstein questioned whether if the front entrance were reworked and seven parking spaces removed, parking requirements would still be met. It was agreed that it was much more important to fix the entry than to have the number of spaces required. Mr. Ornstein expressed his opinion that two -way traffic circulation would work. Mr. Pastore commented that the entry way and internal circulation problems should be resolved, the mechanical equipment should be screened, that he would support a parking waiver, that he favored three roof -top signs rather than four, and that landscape screening on the east elevation should be upgraded. The Petitioner was asked to clarify that they agreed to removing all non - native 0 4 Planning a Zoning Commission Minutes February 11, 1997 exotic plants from the hotel site. Chairman Sabatello polled the Commission regarding requested signage: one free - standing with three tenant signs, one on the porte cochere, and four on top of the building. An objection was made to the signage on one side where there appeared to be crowding. A poll in regard to lighting resulted in two members of the Commission who objected to postponement of the lighting improvement. Chairman Sabatello asked whether the frames of the sliders on the east side would be changed, to which the Petitioner responded they would stay as they were. Chairman Sabatello expressed surprise that the improvement to the southwest corner had been to make it more narrow. The pedestrian walkway was discussed. The new coco- plum hedge would be installed on both sides of the fence. Chairman Sabatello commented that cocoplum was a poor choice and would prefer a dense hedge which was more cold hardy. Mr. Skokowski was requested to find out if the Petitioner would agreed to maintain the area from the property line to the roadway. Mr. Skokowski stated for the record that the Petitioner would agree if that were a matter of policy. Discussion ensued whether this project was ready to move forward with recommendations to be made by staff and the City Engineer regarding the driveway. Mr. Ornstein was opposed to moving forward. After further discussion, Chairman Sabatello reviewed the proposed conditions as changed to which Mr. Skokowski expressed agreement. Attorney Golis advised that a driveway sketch not be a part of the recommendation since it was not the duty of the Commission to design projects. Mr. Pastore recommended approval to the City Council of Petition PUD- 96-07 with the following conditions: 1. All mechanical equipment shall be 100 percent screened. 2. Painted directional arrows, striping and stop bars should be installed at on -site intersections, and entrances /exits, and should also indicate all one -way and two -way traffic driveway segments. 3. Eighteen months after receipt of Certificate of Occupancy, the petitioner shall provide engineering verification that the "Proposed Lighting Plan" meets Section 118 - 474(4) requirements. 4. Prior to a City Council meeting, the petitioner shall provide an entrance and internal circulation flow meeting the approval of the City Engineer and the City Council. 5 Planning & Zoning Commission Minutes February 11, 1997 5. The petitioner agrees to maintain all landscaping on the PGA right -of -way between the roadway and the property line including irrigation. 6. The upper wall signs in the tower shall be reduced from four to three with the west face having no sign, there shall be one sign over the porte cochere as shown on the rendering, one mounted on the building over the restaurant area, one free - standing monument sign with three tenants, and directional signs as shown on the site plan. The motion was seconded by Mr. Ornstein. During discussion of the motion, vice Chair Carlino requested an amendment to the sign package to have four signs on the tower instead of three. Mr. Glidden suggested that the amendment be changed to have a logo on the west side. The vote on the motion with the amendment did not carry. Mr. Glidden then made a motion with the same conditions as made by Mr. Pastore except to have the tower signage as shown on the rendering with the sign on the south face be moved further east so that it would not be right next to the sign on the southwest face. Mr. Pastore seconded the motion. It was clarified that no logo was included. The motion carried by vote of 6/1, with Mr. Ornstein voting against the motion. Mr. Pastore left the meeting at 9:35 P.M. workshop- Petition PUD- 96 -04, by Glenn Pate, agent for Palm Beach Gardens Christ Fellowship Church, seeking PUD approval for the construction of an 80,760 square -foot church which would accommodate approximately 2,500 people for worship services. The proposed Christ Fellowship Church is located on the north side of Northlake Boulevard and east of Gibson Road. (14- 42S-42S) A conceptual floor plan was distributed. Principal Planner Marty Minor reviewed the staff report dated February 3, 1997. Pastor Tom Mullins introduced others present at the meeting on behalf of the Petitioner. Pastor Mullins reviewed the changes made by the Petitioner since the last meeting: lowered eve heights, reduced roof mass by 33W, downsized building, changed colors, added paved parking, moved handicapped spaces closer to the building, increased landscaping over 1,000 points. 9 Planning a Zoning Commission Minutes _ February 11, 1997 Mr. Ornstein commented that he could not support a project requiring as much parking as this one with so few paved parking spaces. Mr. Ornstein expressed his opinion that approximately 450 of the 625 spaces must be properly paved and striped, and the remaining spaces could be grass parking. Principal Planner Minor clarified that the City Code allowed grass parking as a part of approval of a PCD, a PUD or a conditional use, and for the amount of paving to be provided for peak demand. Maximum anticipated staff over the next five years was 30 and 80 paved spaces had been provided. Pastor Mullins explained that most of the site would not be parked on except for a maximum of three hours per week at current project use, with some exceptions. Mr. Ornstein expressed his opinion that the normal daily use would be the Sunday use, with peaks at Christmas or Easter. Discussion of grass parking ensued. One member of the commission was in favor of grass parking, another expressed concern only if the grass parking caused the grass to become unsightly. Pastor Mullins commented that additional areas would be paved if they became unsightly. Vice Chair Carlino expressed that her major concern was that a 2500 - seat auditorium was too intense for the surrounding neighborhood, and should not be in a residential area. Chairman Sabatello mentioned that Vice Chair Carlino and Commission member Mignogna both lived in the area near this project. Attorney Golis expressed his legal opinion that there would not be a conflict of interest since neither Ms. Carlino or Mr. Mignogna would realize a financial gain, however, recommended an announcement before each meeting on this petition for clarification purposes. Two members of the Commission reported discussions with the Petitioner. Chairman Sabatello requested that in the future such disclosures be made before discussion of a petition. Pastor Mullins commented that he wanted the project to be an asset, that churches were traditionally in residential areas, and three of the largest Palm Beach County churches were located in Palm Beach Gardens. Pastor Mullins reported that the Petitioner had met with the Hunt Club HOA on four occasions and had the full support of their leadership. The Hunt Club's only concern had been the use of Gibson Road by the church, so the church had agreed not to use Gibson Road until the City Engineer had required access from that road. The church had then placed the access as close to Northlake Boulevard as possible to lessen the impact to the Hunt Club. The church had also kept the President of Cypress Hollow homeowners association advised of their plans. Pastor Mullins explained that the location of the building would lessen the impact to surrounding neighbors since 7 Planning & zoning commission Minutes February 11, 1997 landscaping would be used extensively to block view of the building. Vice Chair Carlino requested a letter from the Hunt Club to verify their position. Vice Chair Carlino commented that this was not a traditional church because of its size and magnitude. Capacity and seating for the two existing large churches was discussed for comparison purposes. Pastor Mullins explained that it was very important to his parishioners that they worship together, which was why the large facility was planned. Chairman Sabatello requested that the petitioner provide seating capacity, size to the main roof, massing, and lot coverage of the three largest worship buildings in the City so that the Commission would have as much information for comparison as possible. Pastor Mullins explained that landscaping would be used to block view and break up the massiveness of the building. Vice Chair Carlino commented that she was concerned that if the building was filled to capacity that the traffic would be a problem. Pastor Mullins explained that there would be a full median break at Northlake Boulevard and the site was designed to empty out onto Northlake boulevard not onto Gibson and then out onto Northlake. A stacking area was also provided for turning into the property. Mr. Jones commented that he felt the size was too large for the site. Pastor Mullins explained that the original building had been • downsized. Pastor Mullins commented that everything was in place for both construction and maintenance and that the facility was expected to be debt -free within a few years. Mr. Glidden's comments were that the lot coverage was under the amount allowed by code, and that the changes made had helped, however, he felt the height was an issue. Mr. Glidden suggested that a section of the building might show why the height was necessary. Mr. Glidden also commented that the landscaping would diminish the mass and suggested that there could be other ways to show that to the Commission. Mr. Glidden suggested that the Gibson Road access might be revisited if it would create more problems than it solved. Mr. Glidden suggested possibly having more services on Sunday so that the impact to Northlake Boulevard traffic could be dealt with on one day; and also that traffic could be controlled by the church by letting a certain number leave at once. Pastor Mullins reported that in a letter to the Police Department they had asked that the impact be borne by the church. Pastor Mullins expressed his opinion that when six lanes were completed and with the cooperation of the Police Department to be impartial that traffic should not be a problem. Mr. Mignogna commented that he liked the color changes, the landscaping, and the grass parking, but expressed concern that the massing was too large, crossing Northlake to go north would be a XI • Planning & Zoning Commission Minutes February 11, 1997 problem, and that building a large building for once -a week use did not make sense. Mr. Mignogna commented that the largest church in the area was St. Jude in Tequesta, which was comparable in size but probably had 1/3 of the seating area proposed with this project. Response was made to Mr. Ornstein's questions regarding the cascade seating and grade level. Chairman Sabatello expressed concern with technical traffic questions, with building massing, and the need for comparison information for further study. Attendance versus seating capacity was discussed. The portables on the present site were discussed. Pastor Mullins explained that they would be painted and were set far back on the property, so that they would hardly be seen. Mr. Ornstein left the meeting at 10:30 P.M. Joe Pollock, traffic consultant with Kimley Horn Associates, responded to traffic questions. In regard to a deceleration lane, Mr. Pollock responded that inbound traffic was not a serious problem because inbound was spread out. Mr. Pollock indicated that he was not aware of any circumstance by which a traffic signal could be installed to only be used for peak times, and advised that the County would be the agency who would review such a request. Mr. Glidden suggested that the question be asked. Mr. Pollock suggested that off -duty police officers could operate within established criteria for the amount of time established for the church and for the other traffic on Northlake Boulevard. Mr. Pollock suggested that traffic could be managed with criteria developed by staff and made a condition of approval. Further discussion regarding traffic ensued. Pastor Mullins commented that he liked Mr. Pollock's suggestion that an agreement be developed with the Police Department through staff suggestions which would place the impact upon the church site, not on Northlake Boulevard so that interruptions to Northlake traffic would be held to a very minimal amount of time. Chairman Sabatello polled the Commission, which resulted in concerns with massing of the building. Chairman Sabatello summarized points which needed further consideration: 1. Elevation changes of interior to lower the building 2. Make the large roof more interesting and soften it to be more architecturally appealing 3. Review size and massing and total aesthetics of the building 0 � • Planning a Zoning Commission minutes February 11, 1997 4. Return with responses to traffic 5. Comparison to other churches 6. An actual traffic control plan and 7. Aesthetics control how it could be enforced Pastor Mullins commented that the building met Code requirements. A response was made that aesthetics and other issues must also be considered. Possible reconfiguration of the other buildings on the site was discussed. Pastor Mullins reported it had been very helpful to have individual discussions with Commission members and that he had confirmed with staff that was proper. OLD BUSINESS Attorney Golis reported that the City adopted an ordinance in 1995 regarding ex -parte communication. After the original Supreme Court ruling against such communication, Florida legislature and the City had adopted procedure that allowed ex -parte communication as long as that communication was disclosed on the record. Attorney Golis advised that ex -parte communication was not mandatory, and that disclosure should identify on the record the subject of discussion. Attorney Golis, response regarding the Newsrack Ordinance was provided to the Commission members for review. The subject of off -duty policemen being hired to direct traffic and wearing uniforms and using police cars while off -duty was discussed. Chairman Sabatello requested that the approval for Radisson Hotel be checked since their roof mounted equipment was exposed to PGA Boulevard. A special meeting was announced for February 18, 1997 to hear the request from LRP Publishing. 10 Planning a Zoning Commission Kinutes February 11, 1997 ADJOURN ENT There being no further business, upon motion by Mr. Glidden, seconded by Vice Chair Carlino, arA unanimously carried, the meeting was adjourned at 11:15 P.M. T e next meeting will be held March 11, 1997. APPROVED: Carl,Sabatello, Chairman Diane Carlino, Vice Chair William Mignogna 10 Thomas Pastore (Absent) Tom Paganini Christopher Jones Jeff OknApNn, Alternate , Alternate J ie xolloman, secretary • 11