HomeMy WebLinkAboutMinutes P&Z 112696CITY OF PALM BEACH GARDENS
PLANNING AND ZONING COMMISSION
November 26, 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 Jackie Holloman:
Present
Carl Sabatello
Diane Carlino
Chris Jones
William Mignogna
Tom Paganini
Thomas Pastore
IS John Nedvins
Jeff Ornstein
Absent
John Glidden
Also present at the meeting were Assistant City Attorney Paul Golis,
Assistant City Manager Greg Dunham, Principal Planner Marty Minor, and
Planner Edward Tombari.
Mr. Ornstein left the meeting as Mr. Nedvins sat in for Mr. Glidden.
ITEMS BY PLANNING AND ZONING DIRECTOR
In the absence of Planning and Zoning Director Walton, Principal
Planner Marty Minor requested a vote on canceling the meeting of
December 24.
Vice Chair Carlin made a motion to cancel the meeting of December 24,
1996. The motion was seconded by Mr. Mignogna and carried by
unanimous vote of 7 -0.
ITEMS BY CITY COUNCIL LIAISON
City Council Liaison introduced the newest member of his family.
• Minutes of November 12.1996 - Vice Chair Carlino made a motion to
• Planning & Zoning Commission Minutes
November 26, 1996
approve the minutes as submitted. Mr. Paganini seconded the motion,
which carried by unanimous 7 -0 vote.
PLANNING AND ZONING COMMISSION
Workshog: Petition PDD -95 -04 - PGA Shell Service Station, by Jeff
Palkanger, agent for Shell oil Company, requesting to rezone a 0.52
acre site from CG -1, General Commercial District, to a Planned Unit
Development, with an underlying zoning of CG -1, to convert the
existing gasoline station with two service bays into a ®foodmarta and
in stall five (5) new gas dispensers under a new canopy. The site is
located on the northeast corner of Military Trail and PGA Boulevard
(1-42S-43E)
Principal Planner Marty Minor reviewed the staff report dated November
22, 1996, gave background information regarding Resolution 35, 1994,
explained that this petition had been discussed on April 9, 1996 at
a workshop meeting, and distributed a memo dated 11/22/96 from Police
• Chief FitzGerald.
Mr. Doug Snyder announced that he was a principal in the firm of Jeff
Falkanger & Associates, agent for the petitioner; and introduced other
members of his firm who were present, as well as Mr. Jim Donnini,
operator of the existing facility. Mr. Snyder explained changes which
had been made in the building design since the last meeting, including
addition of a hip roof and a change in exterior materials; as well as
improvements to landscaping.
Mr. Pastore expressed concern that the large building on a small site
would create a problem with circulation on the -site, and that the
intensity would be 'too great. Mr. Pastore indicated that any
improvements to the landscaping would be desirable. Mr. Snyder
explained that tankers delivered during off -peak hours, which had
worked well at the existing facility since 1979; and described changes
in dimensions to allow for better circulation. Mr. Paganini explained
that he had visited the site and observed that the cars being worked
on had been there for quite a long time; and requested further
explanation as to how conversion to a convenience store would create
a less intense use. Mr. Snyder explained that a convenience store as
an accessory in terms of traffic generation was not normally the point
of destination, and capture traffic was the main type of traffic
0 2
• Planning & Zoning Commission Minutes
November 26, 1996
created. A full - service station was usually a point of destination;
and was not normally a highly desirable use within a retail corridor.
Mr. Snyder explained that the increased retail would provide a softer
use. Mr. Paganini questioned why the applicant could not stay within
the Code requirements by eliminating the additional 500 square feet.
Mr. Snyder explained that the additional space was necessary for this
type of operation at this site. Smaller prototypes were discussed.
Chairman Sabatello questioned whether if the existing building were
demolished and a smaller building erected that would help the
circulation. During ensuing discussion, Mr. Snyder explained that a
specified number of fuel stations were needed to attract customers to
the site; that the typical 1800 square -foot building was typically
placed on a one -acre site; and that circulation would be better with
that size building on this site; however, it was more practical to use
the existing building footprint than to demolish the facility and
construct a new building. Mr. Nedvins questioned the amount of
traffic trips per day generated by one fuel pump and whether the
number was expected to increase in the future, which Mr. Snyder could
not answer since that was not addressed in the traffic study. Mr.
Nedvins suggested that removing one bay could provide more room for
site circulation. Discussion regarding traffic ensued. Vice Chair
• Carlin requested traffic study information regarding trips generated
by a convenience store versus those for the existing facility.
Chairman Sabatello pointed out that it would behoove the applicant to
obtain.the traffic impact figures for present and proposed, and the
amount of traffic generated per pump. Mr. Nedvins expressed concern
regarding stacking, to which Mr. Snyder responded that moving the
canopy had provided more room for stacking. Mr. Donnini explained
that the six existing fuel dispensers were being reduced to four, two
of which would be diesel. Mr. Donnini commented that a small
convenience store already existed on the site, that the fuel price was
what generated traffic to the site rather than the number of fuel
dispensers, and compared the traffic flow and site configuration to
that of the Hess station at Military and Northlake which had the same
number of pumps. Mr. Donnini explained that no fast food restaurant
was currently planned in conjunction with the convenience store. Mr.
Donnini commented that the current 10 -12 total employees would be
reduced to six, and that a verbal cross - parking agreement for employee
parking existed with Holiday Inn and Publix. Mr. Jones commented that
he did not have a problem with the size of the convenience store but
would like to know traffic generation figures for the different size
prototypes. Mr. Jones expressed concern with the yellow tile and
requested that building color samples be presented at the next
meeting. Mr. Jones also expressed concern that there were too many
0 3
• Planning & zoning Commission Minutes
November 26, 1996
signs and signage should abide by Code. Mr. Jones expressed his
opinion that the hip roof was too shallow. Mr. Snyder explained there
would be an internal gutter, and that slopes must be matched, and
promised to bring photographs of other sites with the proposed roof
configuration to the next meeting. Mr. Jones requested that
landscaping be enhanced but not so much that the building was hidden
or internal traffic problems created. Mr. Nedvins agreed that trip
generation information was needed., Mr. Mignogna agreed with Mr. Jones
that the building looked too squatty and suggested the canopy and
building be joined. Chairman Sabatello commented that he did not like
the yellow tile or the roof pitch and wanted the building to be pretty
and generic rather than using the design of a specific gasoline
company's station, in case Shell sold the property in the future and
the operation changed. Staff verified that the previous landscaping
requirements had been finished. Chairman Sabatello commented that
changing the operation to a convenience store would improve the
appearance of that corner. Chairman Sabatello explained that the site
existed before the 55' greenbelt requirement. The applicant explained
that preliminary discussions with DOT had been held regarding planting
in the right -of -way, however, no permit had been obtained. Chairman
Sabatello pointed out that the landscape plan indicated a large amount
• of the landscaping in the right -of -way, which might not be approved.
City Forester Hendrickson had requested a 15' landscape buffer, which
the applicant explained would eliminate the off - loading area and any
type of bypass along the outside perimeters. Chairman Sabatello
indicated that he could be more flexible regarding other issues if the
right -of -way planting was allowed. Chairman Sabatello questioned
whether the dumpster could be relocated to the rear so that its space
could be utilized in other ways, for example, additional parking. Mr.
Donnini commented that on another site they did roll out the dumpster
for pickup. Mr Snyder explained that there was a total of 15 parking
spaces on the site. Signage was discussed. Mr. Snyder explained that
one wall sign had a Shell logo and another had a different
designation, only one of which could remain. Requested changes were
reviewed in order to understand the use of the square footage.
Restrooms would be larger and the utility area would contain sinks to
comply,with state standards. No food would be prepared on the site.
Mr. Donnini commented that a 5 -foot variance to the required 15 -foot
landscape buffer had been granted in the past and was still in
existence. The site would be brighter at night with increased
lighting.
Principal Planner Minor explained that if a food franchise was added
in the future, that would be a part of the retail use allowed and
0 4
• Planning a Zoning Commission Minutes
November 26, 1996
would not need Planning and Zoning Commission approval, but that some
type of review would be triggered, and was asked by Chairman Sabatello
to find out what that review would be. Chairman Sabatello requested
a condition of approval, if possible, to require that the City review
any such food operation.
Mr. Jones commented that availability to place landscaping in the
right -of -way was a big issue and the cross parking agreement was also
an issue. Chairman Sabatello commented that if the cross parking
agreement was to be made a part of the record then the agreement would
have to be studied; and that having such an agreement would benefit
the applicant. Assistant City Attorney Golis commented that the City
had recently been involved in a cross parking agreement for Sports
Authority and therefore was familiar with the requirements. Mr.
Snyder commented that the applicant would immediately make application
to DOT for right -of -way planting. Mr. Jones expressed his preference
for off -white rather than the dark gray. The other Commission members
agreed.
In summary, individual Commissioners expressed the following concerns
and /or comments:
• The site seemed too small for the building size.
Traffic circulation on the site could be a problem.
Whether landscaping would be allowed on the right -of -way was
questioned. The Commission would like to see an agreement with
D.O.T. which would allow planting.
whether a convenience store would be a more or less intensive
use was questioned.
Future use of this site if this project was not approved was
questioned.
A traffic study showing existing traffic versus what is proposed
was requested. Questions which should be answered were would
there be an increase in trips if it were converted to a
convenience store with gas pumps; and what actually determines
trip generation -- number of pumps, price of gas, or items sold in
convenience store portion.
Concern was expressed regarding cars stacking and waiting to use
. 5
Planning & Zoning Commission Minutes
November 26, 1996
pumps.
It was noted that a lot of cars are now parked and waiting to be
serviced in the bay area, which would be eliminated.
Commissioners wanted to see written agreements allowing
employees to park at Publix across the street and in the Holiday
Inn parking lot.
Commissioners wanted information regarding what would happen if
the station should decide to ,prepare and sell fast food under a
franchise such as Blimpie's.
The number of signs needed to be brought into compliance with
Code.
The hip roof was too shallow and the building seemed "squatty ".
The building and canopy should be physically joined.
Photographs of actual stations were requested.
• Landscaping should be enhanced but not to the point that it hid
the building.
All colors and architecture should be generic and not
trademarked, in case the use of the site changed in the future.
Off -white was preferred rather than the present gray. One
Commissioner stated he liked red.
The applicant was requested to bring colors to the next meeting.
The yellow tile was considered unattractive.
An opinion was expressed that removing the service bays would
make the corner more attractive.
Concern was expressed that the 55 -foot greenbelt was not
observed since it was in the PGA Overlay Zone.
The applicant was requested to consider moving the dumpster to
a different location toward the back or side.
• 6
Planning & Zoning Commission Minutes
November 26, 1996
OLD BUSINESS
There was no old business to come before the Commission.
NEW BUSINESS
There was no new business to come before the Commission.
•
• 7
•
Planning & Zoning Commission Minutes
November 26, 1996
"10 • s -vi
There being no further business, upon motion by Vice Chair Carlino,
seconded by Mr. Mignogna, and unanimously carried, the meeting was
adjourned at 8:50 P.M. The next meeting will be held December 10,
1996.
APPROVED:
Carl Sabatello, Chairman
Diane Carlino, Vice Chair
(Absent)
John Glidden
William Mignogna
✓'I/VV6W," / - - r 1
lrbnmac Uact-nra
Tom Paganini
Christopher(/Jone
(Absent)
Jeff QOstein, Alternate
John ljAdvins, Alternate
ackie Holloman, secretary
0 8