HomeMy WebLinkAboutMinutes P&Z 082796• CITY OF PALM BEACH GARDENS
PLANNING AND ZONING COMMISSION
August 27, 1996
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
Diane Carlino 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 Absent
Diane Carlino William Mignogna
John Glidden Thomas Pastore
Chris Jones Jeff Ornstein
Tom Paganini
John Nedvins, Alternate
_ Carl Sabatello, Chair, arrived at 7:35 P.M.
• Also present at the meeting were Assistant City Attorney Paul Golis,
Planning & Zoning Director Richard Walton, and Planner Mark Johnson.
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Planning and Zoning Director Walton reported that this would be
Planner Mark Johnson's last meeting, as he would be moving to Boston.
ITEMS BY CITY COUNCIL LIAISON
There were no items by the City Council Liaison David Clark.
Minutes of August 13. 1996 - Mr. Paganini made a motion to approve the
minutes as submitted. There being no second to the motion, approval
of the minutes was postponed.
SITE PLAN & APPEARANCE REVIEW COMffTTEE
. Workshog Meeting: Petition SP- 96 -12, by Sara Lockhart, agent for
• Planning a Zoning Commission Minutes
August 27, 1996
Apple South, Inc., seeking to amend the approved site plan for
Northlake Square. The amendment would allow the construction of one
restaurant in place of a restaurant with drive-through and an office
building. Northlake Square is located on the northwest corner of
Northlake Boulevard and Shadberry Street. (18- 42S -43S)
Planner Mark Johnson reviewed the staff report dated August 22, 1996.
Chairman Carl Sabatello arrived at this point in the meeting.
Planning and Zoning Chairman Walton commented that the northern
extension of Congress Avenue was as yet unplanned and that it would
be quite some time before it was constructed, since the southern
portion would be completed first. In response to Mr. Jones' concern
that there was no sidewalk connection to the adjacent mobile home
community, Mr. Walton explained that since the present road was not
aligned properly, that a temporary asphalt sidewalk could be installed
until the road construction took place.
Sara Lockhart, Urban Design Studio, introduced others present on
behalf of the petitioner, and explained that this application would
• allow a decrease in intensity from the originally approved plans. Ms.
Lockhart explained that there was presently a sidewalk along Northlake
Boulevard and that Palm Beach County was expected to install sidewalks
along with the Congress Avenue extension. In response to concerns
that a road would divide the parking lot, Ms. Lockhart explained that
this was not actually a road but an access aisle which came to a dead
end, and that in the originally approved plan people would have been
walking across that aisle from the office building to Boston Market.
In the new plan, employees of Applebee's would park in the lot
located farther from the restaurant. Ms. Lockhart reported that the
applicant proposed to redesign the rear elevation to provide a 6' wide
landscape median which would extend approximately three - quarters of
the length of the building; and to increase the foundation planting
to a 3' wide strip adjacent to the building by reducing the drive
aisle from 26' to 25' and reducing the proposed walkway by one foot.
Ms. Lockhart explained that the bike rack would be relocated, and that
compliance with the sign code would be met. Ms. Lockhart explained
that the code violations associated with the landscaping at this site
had been due to the irrigation system not being operated for some time
after Pep Boys was completed, which was not discovered immediately
because there had been a lot of rain, and that during the ensuing dry
period the plants had begun to die. The owner of the property had
been contacted regarding this situation since Pep Boys had not lived
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August 27, 1996
up to their responsibility. Mr. Walton explained that the City tried
to work with people to get them to cooperate voluntarily in such
situations before issuing a citation. Ms. Lockhart commented that Pep
Boys was responsible for landscape maintenance on the westerly portion
of the property and that if approval of this application was granted
that Apple South would be responsible for maintenance on the eastern
portion. Mr. Walton commented that landscape maintenance by a single
entity would be preferable, to which Ms. Lockhart responded that Apple
South would contract with the same maintenance service as Pep Boys so
that the work would be uniform.
Ms. Lockhart commented that Applebee's building would be painted the
same color as the Pep Boys building, however, would use the Applebee's
trademark green, red, and beige on the signage, awnings, and trim.
Discussion of striped awnings ensued. Mr. Walton commented that
better pictures would be provided at the next meeting. Chairman
Sabatello expressed concern that historically the City Council had not
favored striped awnings. The contrasting banding was also discussed.
Chairman Sabatello explained that the banding could not be traded for
the striped awnings. Ms. Lockhart reported that the overall open
space was 1% less than on the originally approved plan, and would be
• increased before the next meeting.
The access drive was discussed in light of the future Congress Avenue
extension, and Engineer Tim Messler explained that the existing
location for the access drive had been determined by the three
separate parcels in the original approval. Mr. Messler explained that
the existing easement had been brought into that location because the
road was there to provide access. During ensuing discussion regarding
possibly relocation, Mr. Messler explained that drainage improvements
had been made to conform with the present roadway location. vice
Chair Carlino suggested a stop sign or other deterrent to increase
safety for pedestrians without moving the road. Mr. Jones suggested
striping. Mr. Glidden recommended a condition of approval requiring
a crosswalk and a stop sign. Chairman Sabatello expressed his opinion
that this was a problem and that the Committee should try to make the
best intersection possible.
Chairman Sabatello discussed the rear elevation and the foundation
planting and questioned whether more than a 3 -foot wide planting strip
could be placed next to the building. Ms. Lockhart stated that
discussion had taken place regarding possible removal of the sidewalk,
to which Mr. Glidden responded that could be done in conjunction with
a crosswalk on the west side. Mr. Glidden expressed his opinion that
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• Planning a Zoning Commission Minutes
August 27, 1996
he was not concerned with the easterly sidewalk and would not
eliminate it, but did recommend a crosswalk on the west side. Mr.
Glidden requested that a complete rear elevation be drawn to include
all items, such as the dumpster and coolers. Mr. Glidden recommended
that architectural elements be wrapped around the back of the
building; that the fascia be toned down possibly to match the Pep Boys
accent color; that the radius band light below the fascia would be
objectionable to the City Council and suggested a white raised stucco
band. The applicant agreed to remove the light band. Mr. Glidden
suggested addition of a couple of windows in back, and a drawing
showing the cooler. It was pointed out that the coolers were enclosed
behind a masonry wall. Mr. Jones commented that the rear elevation
needed a lot of work, that the suggested landscape island would help
as long as it did not interfere with loading, that the eastern
sidewalk was warranted, that he would prefer to have both landscaping
and the sidewalk, that he personally would prefer solid color awnings
and that the building should have more subdued accents in gradations
of the building color and be compatible with Pep Boys. Mr. Nedvins
expressed his preference for both the sidewalk and adjacent
landscaping in a 12" to 18" hedge, and that a combination of a small
berm and landscaping along the eastern property line would soften the
• look of the building. Mr. Nedvins agreed that the rear elevation
should be improved. Mr. Paganini commented that the rear elevation
needed to look as good as the other elevations. Vice Chair Carlino
concurred. Chairman Sabatello expressed concern with the existing
hedge, and questioned what plans the applicant had for the
landscaping. Ms. Lockhart responded that the original plan contained
quite lush landscaping and the problem was that lack of maintenance
had allowed the landscaping to deteriorate, so that the applicant
faced a large task in bringing the landscaping back to its original
condition. Chairman Sabatello stated that unfortunately the applicant
had been affected by this problem and that clear conditions must be
in place to prevent further similar problems.
Chairman Sabatello summarized the comments by the Committee that
everyone would like to see both a sidewalk and hedge along the
building, that more landscaping be added to the rear, that striped
awnings were not desirable, that more subdued accent colors be used,
and that the light strip be eliminated. Mr. Glidden commented that
he would prefer the whole top accent be painted off white, that he had
no problem with striped awnings, and questioned whether this was a
prototype building. The applicant responded that this was one of the
first three new state -of- the -art prototypes in the Apple South
franchise system which covered 21 states. Discussion ensued regarding
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Planning & zoning Commission Minutes
• August 27, 1996
matching the colors of the Pep Boys building. Mr. Jones cautioned
that the applicant should anticipate requirements to bring their
building more into conformance with the theme for Palm Beach Gardens
and tying it in with existing buildings possibly by addition of barrel
tile. Chairman Sabatello advised the applicant that although the
Committee could not design buildings, that most approvals within the
past two years had contained entry features and more imaginative
design than just a boxy building, and that massing and balance should
be considered. Chairman Sabatello requested that the lighting over
the awnings be required to be white as a condition of approval.
Further discussion of the building exterior ensued. The window frame
color was indicated to be anodized bronze. Chairman Sabatello advised
that any louvers, mechanical vents, etc., should be the same color as
the building. Doors were identified, which would be painted Tritan
green. Visibility of roof - mounted equipment was discussed. Mr.
Glidden explained that the height of the top of the equipment could
not be taller than the parapet wall. Mr. Nedvins suggested that
Tritan green window frames would blend better, to which the applicant
responded that some items were signature items. The applicant was
requested to clarify the split -face block size. The consensus of the
Committee was that bronze window frames were acceptable.
• Chairman Sabatello reviewed the concerns raised in the staff report.
Further discussion of the first item regarding the sidewalk ensued.
Chairman Sabatello requested that the applicant's engineer come to
agreement with the City Engineer and explained that whatever was
previously required in the original approval would have to be included
in the applicant's plan. Chairman Sabatello stated that the Committee
had said to leave the roadway where it was; the Committee's
preferences had been made clear regarding the rear elevation; the
landscaping would be improved; the bike rack would be relocated; the
signage would be in conformance with Code, and the sprinklers would
be turned on. Mr. Messler commented that he believed the proper
instruments were in place for proper landscape maintenance and that
the owner, Mr. McPhail, had indicated he would straighten out the
problem with Pep Boys, who had not known this was their
responsibility. Chairman Sabatello requested a letter from Mr.
McPhail guaranteeing proper compliance. Mr. Paganini and Mr. Glidden
both stated they had no problem with striped awnings.
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Planning & Zoning Commission Minutes
ff August 27, 1996
PLANNING AND ZONING COMKISSION
Recommendation to City Council: Petition PDD -96- 01, by Donaldson R.
Searing, agent for Mr. Steven Loves, for an amendment to the Comfort
Ina Planned Unit Development (PUTD) for the demolition of an existing
one -story commercial building and construction of a two -story
ancillary building with underground parking. The 1.85 acre site is
located east of U.S. Highway One, approximately one -tenth mile south
of PGA Boulevard. (4-42S-43S)
City Planner Mark Johnson reviewed the staff report dated August 22,
1996.
Donaldson E. Hearing, agent for the petitioner, explained that 15
parking spaces had been added under the building, providing a net
increase of 11 spaces, and which met both existing and previous Code
requirements.
Mr. Jones inquired how the garage would be ventilated to which Jose
Obera responded by explaining the openings and piping system planned
• for mechanical ventilation. During discussion, Mr. Glidden pointed
out that there must be louvers and grills for ventilation which were
not shown. Chairman Sabatello suggested that the specifics be covered
in a condition of approval.
Vice Chair Carlino made a motion to recommend Petition PUD -96 -01 to
the City Council for approval with the following recommendations:
1. A revised "Conceptual Drainage Plan" shall be submitted and
approved by the City prior to final approval of this petition at
City Council. The revised "Conceptual Drainage Plan" must show
the proposed parking lot elevations with drainage provisions,
elevations of retaining walls, and elevations of the neighboring
grade of the professional office building along the southern
property line. The previous "Conceptual Drainage Plan" did not
indicate a positive outfall. As a result, we will require
detailed computations that verify the adequacy of the previously
proposed exfiltration trench system that is to percolate the
runoff of a 25 year - 3 day storm event without the need for a
positive outfall.
2. A Boundary Plat shall be prepared, approved by City Council, and
recorded prior to the issuance of the first building permit.
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Planning & Zoning Commission Minutes
August 27, 1996
3. Mechanical louvers shall be painted to match the surrounding
wall.
Mr. Nedvins seconded the motion, which carried by unanimous 6/0 vote.
OLD BUSINESS
There was no old business to come before the Commission.
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Assistant City Attorney Golis read the language contained in the code
regarding mechanical equipment: mechanical equipment such as backflow
preventors, meters and valves for public utility operations, satellite
antennas, or other utility hardware on roofs, ground, or buildings
shall be screened line of sight from view using materials compatible
with the building. This equipment shall be located so as not to be
visible from any street or adjoining property. Landscape screening
must include dense planting or earth berming or both as established
40 in Chapter 98. Discussion ensued. Mr. Glidden explained that the
line of sight angle went down as one proceeded farther from the
building, and recommended that line of sight be defined, and that
roof- mounted equipment should not be higher than the parapet wall.
Chairman Sabatello favored definition that the equipment chould not
be seen from any location. After further discussion, Chairman
Sabatello suggested that the Commission continue to define line of
sight as a condition of approval, which the City Council could omit
if they wished.
Mr. Paganini asked whether the Capitol Lighting building at Northlake
and I -95, which he considered very unattractive, was in the City, to
which the response was that it was in the County.
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Planning & Zoning Commission Minutes
August 27, 1996
There being
seconded by
adjourned at
1996.
APPROVED:
no further business, upon motion by Vice Chair Carlino,
Mr. Jones, and unanimously carried, the meeting was
9:00 P.M. Thq!�n t meeting will be held September 10,
Carl Mello, Chairman
/ L) ,4" 6a-'�
Diane Carlino, Vice Chair
(Av� -'I
ohn id den
(Absent)
William Mignogna
(Absent)
Thomas Pastore
Christopher /Jong
(Absent)
Jeff Ornstein, Alternate
John Nedvins, Alternate
Ja t e Holloman, Secretary
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