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
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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
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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
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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
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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.
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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.
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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
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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
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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
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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.
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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
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Thomas Pastore
(Absent)
Tom Paganini
Christopher Jones
Jeff OknApNn, Alternate
, Alternate
J ie xolloman, secretary
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