HomeMy WebLinkAboutMinutes P&Z 05149640
CITY OF PALM BEACH GARDENS
PLANNING AND ZONING COMMISSION
May 14, 1996
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 Melissa Prindiville:
Present
Carl Sabatello, Chairman
Christopher Jones
William Mignogna
Tom Paganini
Thomas Pastore
Jeff Ornstein, Alternate
Absent
Diane Carlino, Vice Chair
John Glidden
Also present at the meeting were City Council Liaison David
Clark, Assistant City Manager Greg Dunham, Assistant City
Attorney Paul Golis, Planning and Zoning Director Richard Walton,
Principal Planner Bristol Ellington, and Planner Mark Johnson.
ITEMS BY PLANNING AND ZONING DIRECTOR
Planning and Zoning Director Richard Walton announced that agenda
item VIII, Workshop: Petition SP -95 -08 and agenda item IX, Public
Hearing: Petition -95 -05 regarding Palm Beach Communications
Company, had been postponed to May 28, 1996 and the public
hearing would be readvertised for that date.
ITEMS BY CITY COUNCIL LIAISON
There were no items by the City Council Liaison.
• Planning a Zoning Commission Minutes
May 14, 1996
SPECIAL RECOGNITION
Robert Greer introduced three Star Scouts from Boy Scout Troop
132 who had attended the meeting in order to meet their
requirement to attend a public meeting, observe the types of
communication used, and to then write a report on the subject.
Minutes of April 23, 1996 - Mr. Jeff Ornstein made a motion to
approve the minutes as submitted. The motion was seconded by Mr.
William Mignogna. Mr. Jones abstained. The motion carried by
unanimous 5 -0 vote.
SITE PLAN & APPEARANCE REVIEW CODWITTEE
Recommendation to City Council: Petition SP-96-02, by Frank
Palen, agent for Creative Trust Inc. and Devonshire Venture
Limited Partnership, to request an amendment to the site plan for
• Parcel M -22 within PGA National Resort Community. (16 -42S -428)
Mr. Ellington reviewed the staff report dated May 9, 1996. Mr.
Ornstein questioned whether the City Engineer was satisfied that
the lakes would maintain water, to which Planning and Zoning
Director Walton responded that there were concerns regarding the
methodology.
Mr. Frank Palen, Agent for the Petitioner, discussed the view
from The Island and from Dunbar Woods, and commented that
converting open parking spaces into garages had been suggested by
The Island to shield the view. Steve Tendritch indicated that
the Petitioner was willing to replace the parking spaces with
garages if that was the desire of the Site Plan and Appearance
Committee. Chairman Sabatello emphasized that both The Island
and Dunbar Woods Condominium Associations must be satisfied
before this petition proceeded to City Council. A poll was taken
of the Committee to determine whether they preferred garages or
heavy landscaping and a berm to block the view, as already
approved. The poll was unanimous in favor of the landscaping.
Mr. Ornstein suggested a 3 -foot high garden wall with landscaping
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May 14, 1996
to assure that the view of cars would be blocked. During ensuing
discussion of the landscaping, Mr. Mignogna recommended that
mature landscaping be provided.
Mr. Palen described the lakes as hydrologically connected to the
main PGA canal system and commented that the same water level
would be maintained in these lakes as throughout the entire PGA
National community. Mr. Palen commented that the one -foot
seasonal elevation shift was standard throughout PGA National,
and that since the lakes were an amenity for the residents as
well as functioning as drainage utilities, that littoral
plantings as approved by SFWMD would be installed around the
edges of the lakes. Chairman Sabatello expressed his opinion
that some type of equipment was needed to maintain a constant
water elevation, since some waterways were being deleted by the
applicant, and the water features in this community were a major
factor. Mr. Tendritch expressed concern that such a permit might
be unobtainable, and clarified that the water level east of the
pump station was the level throughout PGA National. During
discussion, Mr. Tendritch explained the proposed system.
Chairman Sabatello expressed his opinion that a weir could be
installed since The Island had installed a check valve, weir and
recharge pump approved by SFWMD. Mr. Tendritch indicated he
would check into the matter. Chairman Sabatello stated that a
condition would be written which would provide the flexibility
for the Petitioner to design a system to maintain the elevation
of the waterways and the lakes, to which the Petitioner was in
agreement so long as it was permittable.
Mr. Ellington discussed signage and requested the plans be
revised before presentation to City Council. Comments by the
Committee members included recommendations for mature landscaping
and maintenance of the water level.
Mr. Palen stated the following language to be used in a condition
regarding water level maintenance: Water elevations in on -site
lakes shall be constantly maintained at a level using a
methodology approved by the City Engineer. In response to
discussion regarding whether to require addition of a clause
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May 14, 1996
stating that the level would be no less than a specified height,
Architect Gabriel Salazar indicated that this might limit
flexibility to the extent that a proper system could not be
designed.
Mr. Jeff Ornstein made a motion to recommend approval of Petition
SP -96 -02 with all six of staff's recommendations and with an
amendment to condition 5 which shall read that all reference to
all signage both on -site and off -site shall be removed from the
plan prior to going to City Council, and a condition shall be
added that the Petitioner shall heavily landscape the north and
south portions of his property to shield the parking areas from
The Island and Dunbar Woods apartments that are existing, and an
additional condition that water in the lakes shall be maintained
by a methodology to do so that would be satisfactory to the City
staff and City Engineer. Therefore, approval was subject to the
following conditions:
1. If the grass parking reserve is going to be utilized prior
to being paved, the applicant shall comply with Section
159.110 entitled, Grass Parking, subsection (H) , of th e
City's Land Development Regulations.
2. Prior to the issuance of the first building permit, a
lighting plan for the parking lot, which meets the criteria
set forth in Section 159.110(D) (4) entitled, Lighting, of
the City's Land Development Regulations.
3. The new covered entry on the southwest corner of the
building and the gatehouse shall provide a clearance height
of 13' -611, the same as all other entryways.
4. The security gates shall provide a clear opening width of 14
feet and shall be equipped with a KNOX key switch for
emergency access.
5. Project signage shall return for review and approval by the
City.
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May 14, 1996
6. The fourteen conditions of development as set forth in
Resolution 42, 1991, attached hereto shall remain in full
force and effect.
7. Petitioner shall heavily landscape the north and south
portions of his property to shield the parking areas from
The Island and Dunbar Woods apartments that are existing.
8. Water level in the lakes shall be maintained by a
methodology satisfactory to the City staff and City
Engineer.
Motion was seconded by Mr. Tom Pastore, and carried by unanimous
6 -0 vote.
PLANNING AND ZONING COMMISSION
•
Workshop: Petition PUD - 9 6 - 02, by Anthony S. Oliver, agent for John
Hancock Mutual Life Insurance, P.G. Partners and Oakbrook Corporate
Center Property Owners, Association, Inc., is requesting to amend the
Oakbrook Center PVV and the Flame Building PUD to seek site plan
approval for 142,000 square feet of office space, 48,000 square feet
of retail space and a 5,700 square foot drive -in bank. The two
developments, totaling 13.58 acres, are located at the southwest
corner of PGA Boulevard and G.S. Highway One. (4-42S-43B)
Principal Planner Ellington reviewed the staff report dated May 8,
1996. Chairman Sabatello complimented staff on their excellent
review of this petition, but expressed disappointment in the long list
of problems.
Ed Oliver, Oliver & Glidden Architects, agent for the Petitioner,
commented that the developers were Andrew and Peter Brock, who had
turned around the Publix shopping center on Northlake Boulevard; and
John Preston, who represented a substantial development interest with
multiple ownerships throughout the country and in Florida, and had
purchased and turned around the Harbor Shops. Mr. Oliver commented
on the prior owner's foreclosure problems, to which Chairman Sabatello
requested that focus stay directed on the site plan, City Council
direction, and the importance of the corner. Mr. Oliver introduced
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May 14, 1996
other team members: Tim Messier, Civil Engineer; Joe Pollock of
Kimley -Horn; Hank Skokowski and Jay Bridge, Urban Design Studio; and
Mr. Walen, Project Engineer from Oliver & Glidden.
Chairman Sabatello explained that the Commission could either consider
a new project, or an amendment to the original approval in which the
original approval would be constantly referenced. Mr. Oliver
explained that his team was aware of the requirement to install
arches, a water feature, fountain, etc., before a certificate of
occupancy would be granted for a building; however, would request a
waiver of that condition because the new project was not the same as
the old project.
Developer Andrew Brock explained that an important point to realize
was that this project was not a retail shopping center, but a
financial services center for national corporate financial services
tenants. Mr. Brock explained that the 1980's high -rise concept had
been changed to reflect a 1990's campus style development of lower,
smaller buildings with many amenities. Mr. Brock commented that the
• development team believed that although the corner was important, the
emphasis of the project should be on PGA Boulevard since that was the
overlay district; and explained that many amenities between the
buildings would bring people outside to experience a park -like
setting. Mr. Brock explained that the originally approved plan was
not economically viable and would not work in today's environment, and
the development team had worked to design a plan which would meet both
City requirements and John Hancock's requests. Mr. Brock explained
that many of the failures and problems of the approved plan had been
eliminated and requested that the comparison between the approved plan
and the new plan compare bad points of the original plan as well as
good points. Mr. Oliver compared the two plans, and pointed out that
the lot coverage on the original was 36W and only 22% on the proposed
plan, and that there had been 31.4% open space on the original and 29%
was now proposed. Mr. Oliver clarified that the numbers and graphics
presented were based on the proposed plan. Mr. Oliver reviewed the
new plan, referring to renderings. Mr. Brock explained that the
design was intended to draw people out of the office buildings to
utilize the outdoor areas. Discussion ensued regarding specialty
retail uses, during which Mr. Brock explained that the project was
intended to attract an upscale clientele tenant base, and presented
a rendering of the one -story retail bank. Mr. Oliver explained the
emphasis on PGA Boulevard.
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May 14, 1996
Henry Skokowski provided a brief overview of the project, and
described the landscaping. 50% of the trees were Palms, including
several Medual Palms, Royal Palms lining the entrance and around the
rotary feature, a significant number of Washingtonian Palms clustered
in groups of seven, several Coconut Palms. The balance of the trees
were shade trees. Mr. Skokowski described special treatment areas
utilizing classic design features which would be incorporated at US
1 and PGA Boulevard, a gateway element at the entrance to the project,
paver blocks, a trellis element, and a hand - carved Italian fountain
visible from PGA Boulevard. Mr. Skokowski described the PGA landscape
strip. Discussion ensued regarding the retaining wall. During
discussion of the sidewalk patterns, Mr. Skokowski verified that the
sidewalks had not been designed to connect since parking pavement was
also utilized as walkways. Chairman Sabatello requested that areas
for people to enjoy the outside space be pointed out. Mr. Skokowski
responded that one such area was the area in front of the large
building, and explained that the intent behind the design of the area
around the fountain was for use by pedestrians, but not as an area to
relax or to eat lunch. Mr. Ornstein described the fountain area as
• an attractive nuisance which he believed would be hazardous because
of traffic.
Mr. Skokowski described the signage, which consisted of four sign
types. Principal Planner Ellington requested that existing ground
signs be identified on the plan and incorporated into the signage
theme, and questioned whether existing tenant wall- mounted signs would
be incorporated into the new signage theme.
Joe Pollock addressed external and internal traffic concerns.
Chairman Sabatello questioned whether the configuration of buildings
would be retained if the curb cut closest to U.S. 1 was not approved,
to which Mr. Oliver responded that the applicant was confident
approval would be received; however, if it were not received, the
building would still be retained on the corner. Mr. Pollock
described the access from PGA Boulevard and how it met DOT standards,
and the access from Ellison Wilson Road. Mr. Pastore expressed his
opinion that the proposed configuration to get to the bank drive -
through was not ideal. During further discussion, Mr. Pollock
described four access points on the rotary, explained that existing
median openings on PGA Boulevard would be closed by DOT, described
utilization of the Ellison Wilson Road access, and commented that he
would have statistics available for the next meeting regarding the
reduction in footage and reduction in traffic.
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May 14, 1996
Comments by Commission members included concerns by Mr. Jones
regarding the internal circulation problems, the entrance off PGA
Boulevard to the bank, the existing Flame Building's dead -end parking,
the rotary which could be more people oriented, the rear views of
buildings fronting on PGA, the ability of the Ellison Wilson Road
entrance to handle heavy traffic, and requested that the parking
garage elevation be expanded. Mr. Ornstein expressed concern that
the plan was not pedestrian friendly, that the PGA Boulevard frontage
needed improvement, that the corner needed something much better than
a bank building, and that the curb cut on Ellison Wilson from the
parking garage would be a problem. Mr. Ornstein requested that a
definite building plan be provided at the next meeting, stated that
selling off parcels must adhere to a Unity of Control, stated he was
opposed to the east curb cut on PGA Boulevard, commented that the plan
must meet the 40 -foot setback from Ellison Wilson Road, stated that
the Ellison Wilson Road entrance needed improvement similar to the PGA
entrance, suggested that buildings could be moved so that parking
could be south of the buildings, and expressed concern that
pedestrians would not use the rotary and trellis areas. Mr. Paganini
requested clarification of the pedestrian circulation, expressed
concern with the east entrance, and questioned water drainage, to
which Mr. Messler responded that there would be underground storage.
Mr. Pastore requested fewer waivers, expansion of landscaping to
include more shade trees, and expressed concern with the eastern curb
cut off PGA Boulevard, as well as the safety of the Ellison Wilson
Road access. Chairman Sabatello's requests included clarification of
the 4 -lane roadway, clarification of compensation proposed in some
areas to offset requests in other areas, improvement of the
circulation in regard to the rotary, and improvements to the corner.
In summary, the Planning and Zoning Commission made the following
comments and requests:
GENERAL DESIGN:
1. Pavers are used at only two of the four four -way
intersections. To provide better symmetry, each four -way
intersection should be treated similarly.
2. Expand the feature at the intersection of PGA Boulevard and
U.S. Highway One.
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3. Consider moving buildings closer together and placing
parking in rear of property.
4. Expand entrance feature at main entrance on Ellison Wilson
Road.
S. Treat all building elevations equally with architecture and
landscape, particularly those on Parcels "D" and "E".
6. Concerns were raised that the project did not have a
"campus" design.
INTERNAL CIRCULATION:
1. Provide more pedestrian interconectivity within and out of
the site.
2. Eliminate the curbcut on parcel "C" or provide greater
justification for its necessity.
3. Internal intersections and the roundabout are too close to
each other for smooth traffic flow and could create a
dangerous situation.
4. Reevaluate the design along Ellison Wilson Road. Consider
the high volume of traffic that will be generated.
5. Consider an entrance from Ellison Wilson Road to the
proposed parking garage rather than an exit.
6. Reorient buildings so entrances are better aligned to other
buildings.
7. Connect deadend parking of the Flame Building to the
project.
8. The plaza should be more of a pedestrian space as opposed to
a vehicular space.
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LANDSCAPING:
1. Landscaping along the building frontages of U.S. Highway One
and PGA Boulevard should be enhanced.
2. The area between the sidewalk and road along PGA Boulevard
should be landscaped according to the requirements of the
PGA Boulevard Overlay. In general, landscaping along PGA
Boulevard should be much more intense.
3. Provide more shade trees in the landscaping pallet.
WAIVERS:
1. Redesign project to eliminate the need for waivers.
40 2. Meet the required 40 -foot setback on Ellison Wilson Road for
the parking garage.
MISCELLANEOUS COMIENTS:
1. Choose one site plan. A site plan option for the building
on Parcel "F" will not be considered.
2. The inner radius of the island in the circular drive feature
should not exceed 20 -feet.
3. Show existing ground signs on the site plan. Incorporate
them into the sign package.
4. Existing wall- mounted signs should conform to the wall -
mounted sign details proposed for the project.
5. List positives of the proposed plan.
6. A Commissioner indicated that fee simple lots would not be
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• May 14, 1996
acceptable and requested a Unity of Title and Unity of Control
for the development.
7. The City does not diferentiate between retail and "Specialty
retail ". If you so choose, please provide a list of
restrictive uses.
The petitioner was requested to provide a narrative describing
the changes to the project with all plan revision submittals.
Workshop: Petitioa PUD- 96 -01, by Donaldson S. Searing, agent for Mr.
Steven Lovas, for an amendment to the Comfort Inn POD for the
demolition of an existing one -story 1,880 square -foot commercial
building and construction of a two -story 7,688 square -foot ancillary
building and other site changes. The 1.85 acre site is
located east of U.S. Highway One, approximately one -tenth mile south
of PGA Boulevard. (4-42S-43S)
Principal Planner Ellington reviewed the staff report dated May
9, 1996. Mr. Ellington clarified that a condition would be
• required that no restaurant would be allowed.
Attorney Rick Saper provided a presentation which included a
brief history of the project, which was originally approved in
1988. Mr. Saper explained that Mr. Lovas had purchased the hotel
in January, 1996, and planned to increase occupancy by adding the
proposed improvements. Mr. Saper commented that the kitchen was
a small prep kitchen for Continental breakfasts, and briefly
described the proposed plan.
Donaldson Hearing, agent for the petitioner, presented an aerial
to illustrate the original PUD which had been designed around the
bank building which had existed at the time. Mr. Hearing
reviewed the site plan for the project improvements, which would
remedy flaws in the original plan. Comments by Mr. Hearing in
describing the new plan included re- grading so that the new
building elevation would be at the same level as the existing
hotel, moving check -in to the new building, improved parking, a
courtyard, a swimming pool, a 730 square -foot office, a kitchen
prep area with associated breakfast eating area, relocation of
the generator building to the rear, a covered patio area and
restrooms ancillary to the pool, second floor multi - purpose
meeting space, improved directional signage, and improved
landscaping. Mr. Hearing stated Petitioner's agreement with
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• May 14, 1996
comments made by the City Engineer and stated that those would be
addressed. A landscaping waiver to the 90% native requirement
was requested around the pool area only, in order to utilize more
tropical plants. Mr. Hearing explained that there was sufficient
parking for the increased meeting space, and a parking study by
Kimley -Horn during a one -month peak season had shown that there
had been in excess of 50 cars in the parking lot at 9 P.M. on
only one day. In response to Mr. Ornstein's questions, Mr.
Hearing described the signage bollards and the rear lighting.
Mr. Ornstein requested that the lighting be located on the site
plan.
Architect Jose Obeso described the architecture as complimentary
to the existing building. Mr. Ornstein requested that details be
provided on the plans for screening, walls, and landscaping. Mr.
Jones requested that the proper plans be provided to match
elevations, and that handicap parking be improved and clarified
on the plans.
• After discussion, Chairman Sabatello clarified that any equipment
outside the building must be properly screened, landscaped and
detailed with enough space provided for the equipment. Mr.
Ornstein requested that signage better conform to the project.
In response to Mr. Mignogna's concerns, Mr. Hearing explained
that the parking lot elevation on the south side of the building
would be lowered and that more detail would be provided for the
berming at the 6 -foot retaining wall on the south end of the
property line. Mr. Ellington requested clarification of square
footage on the plans. Chairman Sabatello requested that at the
next meeting duplicate presentations be avoided.
In summary, the Planning and Zoning Commission made the following
comments and requests:
1. Provide a comprehensive lighting plan that illustrate
proposed as well as existing lighting in compliance with
Section 159.110(D) (4) entitled, "Lighting ", of the City's
Land Development Regulations.
2. Design project with 10 -foot wide parking spaces and provide
the appropriate landscape plan.
• 3. Move handicapped parking spaces closer to entrance.
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® May 14, 1996
4. Provide updated floor plan and confirm consistency with
elevation drawings.
5. Provide accurate square footage numbers.
6. Appropriately screen and landscape all outdoor machinery
(a /c, generator, pool equipment).
7. Provide detail drawings of the signage bollards at the
entrance.
8. A public hearing will be held before the Commission on June
11, 1996. Provide notarized confirmation that the applicant
has given ten day notification of the public hearing to all
property owners within 500 feet of the site.
The petitioner was requested to include a narrative describing
the changes to the project with all plan revision submittals.
• OLD BUSINESS
Assistant City Attorney Golis reported the status of the Westwood
Gardens situation was that the requested letter had not been
provided.
NEW BUSINESS
There was no new business to come before the Commission.
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ADJOURNMENT
There being no further business, upon motion by Mr. Ornstein,
seconded by Mr. Pastore, and unanimously carried, the meeting was
adjourned at 11:20 P.M. next meeting will be held May 28,
1996.
APPROVED:
CarlPabatello, Chairman
(Absent)
Diane Carlino, Vice Chair
(Absent)
John Glidden
v
William Mignogna
Thomas Pastore
Tom Paganini
"I=
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