HomeMy WebLinkAboutMinutes P&Z 121096•
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CITY OF PALM BEACH GARDENS
PLANNING AND ZONING COMMISSION
December 10, 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 Chairman
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 Melissa Prindiville:
Present
Diane Carlino
John Glidden
Chris Jones
Tom Paganini
Thomas Pastore
John Nedvins
Jeff Ornstein
Absent
Carl Sabatello
William Mignogna
Also present at the meeting were Planning and Zoning Director Richard
Walton, Assistant City Attorney Paul Golis, Assistant City Manager
Greg Dunham, Principal Planner Marty Minor, and Planner Edward
Tombari.
ITEMS BY PLANNING AND ZONING DIRECTOR
Director Walton wished those present Happy Holidays.
ITEMS BY CITY COUNCIL LIAISON
There were no items by the City Council Liaison.
Minutes of November 26.1996 - Mr. Pastore made a motion to approve the
minutes as submitted. Mr. Jones seconded the motion, which carried
by vote of 5 -0, with abstentions by Mr. Ornstein and Mr. Glidden.
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December 10, 1996
SITE PLAN AND APPEARANCE BOARD
Morkshop: Petition SP- 96 -14, by Henry Skokowski, agent for
BallenIsles Development Corporation, is requesting site plan approval
for the construction of 34 single- family detached custom built units
on 11.76 acres on Parcel 7 in the BaZlenlsles Planned Community
District (PCD). (11- 42S-42H)
Principal Planner Marty Minor reviewed the staff report dated December
6, 1996.
Mr. Henry Skokowski, agent for the petitioner, commented that at the
time custom zero lot line homes were first introduced, that the City
had suggested that architectural guidelines be established, and that
no special standards had been required to become a part of the City's
records for traditional custom single - family detached homes. Planning
and Zoning Director Walton commented that the petitioner had been
requested to provide minimum design guidelines, which had not been
forthcoming. Mr. Skokowski explained the BallenIsles architectural
review process and commented that Mr. Salour had indicated he had
is never had any complaints regarding the quality of homes in
BallenIsles. Mr. Walton explained that the current Code did not
address design standards, which was why it was felt that the
petitioner should provide them. Discussion ensued regarding past
single family projects and whether they had been required to provide
design standards. Since such projects within BallenIsles and PGA
National had not been required to provide design standards,
Commissioners questioned at what point others should be required to
provide them. Mr. Skokowski commented that this was BallenIsles's
eighth custom home project to date. Nadir Salour explained the
process followed by BallenIsles in reaching a final design for a home,
which included compliance with BallenIsles design guidelines.
Mr. Skokowski commented that the plan for this project was fairly
simple, that there might or might not be a connection to parcel 19 and
that if access were provided that it would be aligned, that there
would be a pedestrian connection to BallenIsles Drive, and that the
signage package would be submitted to City Council. Mr. Skokowski
referred to the chart within the staff report which compared the
project requirements to those of conventional zoning, and requested
that the Commission remember that this project was not an ordinary
subdivision. Building height was not listed, however, Mr. Skokowski
explained that the homes would meet the 36, height requirement for
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December 10, 1996
single family homes. Open space was indicated to be 655, compared to
the requirement of 35 %. Mr. Skokowski stated that the applicant had
no problem accepting the 36' building height and the 35%- open space
requirements. Mr. Ornstein questioned whether Gopher Tortoises were
present on the site, to which the response was that there were none.
In response to Mr. Paganini's question regarding Fairwinds Avenue
construction, Mr. Salour explained that the core infrastructure had
been installed, as well as 99% of the landscaping. Vice Chair Carlino
referred to staff comments regarding the sales center, to which Mr.
Salour responded that the building was planned to be demolished within
120 days, and a letter of credit had been filed with the City to
guarantee that it would be demolished.
Vice Chair Carlino questioned the staff's comfort level of moving
projects forward when there were very little comments by the
Commission, such as in this petition, and how the Commission would
know that staff was comfortable with proceeding. Director Walton
responded that information would be included in the staff report.
WorkshQv: Petition SP- 96 -15, by Henry Skokowski, agent for
is Ball enlsl es Development Corporation, is requesting site plan approval
for the construction of 23 single - family detached custom built units
on 9.25 acres on Parcel 25-B in the Ballenlsles Planned Community
District (PCD). (13- 42S -42B)
Principal Planner Marty Minor reviewed the staff report dated December
6, 1996. The issue of how to approve a wall within the PCD buffer was
discussed, and was to be further researched by staff. The location
of the sidewalk was clarified.
Mr. Henry Skokowski, agent for the petitioner, explained that the site
plan provided a loop road around the perimeter of the site and
oriented all the single family homes onto a common open space area.
The graphics indicating the PCD buffer were reviewed. Mr. Skokowski
commented that enough additional landscaping composed of a native
vegetative palette was proposed along the buffer to completely block
the view of the wall or fence from Military Trail. Mr. Skokowski
agreed to location of the gate to access landscape maintenance
equipment at the south end, and explained that view of the gate from
Military Trail would be blocked completely by curving the entrance
access and installing additional landscaping materials. Mr. Skokowski
stated the petitioner would be happy to provide written agreement to
36' building height, and the open space requirement of 3596; and
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December 10, 1996
indicated that open space was noted on the plan to be 60$. Mr.
Skokowski mentioned that the Seacoast issue was new to him, and that
Mr. Salour would address that issue. Mr. Skokowski commented
regarding the waiver request and treatment of lots 1 through 5 that
those lots were shorter and similar to lots in Parcel 25A, and the
applicant wished to use the same standards for setbacks as were used
in Parcel 25A. Mr. Skokowski described the setbacks, the road right -
of -way, and the landscape buffer in that area. Discussion ensued
regarding the requested setbacks versus Code requirements. The double
gate was discussed, and Mr. Salour explained that the gate was
proposed to be green chain link with a wind screen. In response to
a question from Mr. Pastore, Mr. Skokowski clarified that if two one -
story homes or if two two -story homes were constructed on lots 6 and
23 then the guidelines regarding setbacks were clear; however, he was
not sure of the setbacks required if one one -story and one two -story
home was constructed on those lots. Mr. Ornstein's suggestion was to
split the difference. Director Walton commented that that situation
had never previously existed. The issue of a wall versus a fence was
discussed; and Mr. Skokowski explained that if the interpretation was
in favor of a fence then the petitioner would plant additional
landscaping.
• Mr. Salour explained that Seacoast had requested a well site and that
numerous discussions had ensued. Ground water was an extremely
sensitive issue to BallenIsles because of past problems. Seacoast's
position was that although they did not know if the well would ever
be needed, they wanted it now. 251 x 251 would be needed for the
well, which would be in the Military Trail buffer area. Mr. Salour
explained that he had requested that Seacoast get a permit for the
well before asking for it and they were not willing to do so. Mr.
Salour requested that Seacoast be required to conduct a professional
study that the well was needed and would not cause problems. Director
Walton explained that since the City was part owner of Seacoast
Utility that he was not sure what their position would be after
considering the applicant's position regarding the well. Mr. Salour
explained that the well was intended to produce one million gallons
per day.
PLANNING AND ZONING COMMISSION
workshop: 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
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Planning a Zoning Commission Minutes
December 10, 1996
west side of Military Trail, north of Holly Drive. (12 -42S -425)
Principal Planner Marty Minor reviewed the staff report dated December
5, 1996. In regard to the unbuilt lot, Assistant Attorney Paul Golis
advised that in order to achieve consistency, a replat should be done
prior to issuance of the building permit, and that technically the
replat would need to be done before final City Council action.
Joseph Porten, agent for the petitioner, explained that 15 tracts
presently existed, one of which would be deeded to the Homeowners
Association to be used as common area. Attorney Golis stated that his
recommendation for replat still stood. Mr. Porten explained that the
petitioner would like to break ground on this project on March 1,
1997; and that the colors proposed would be apricot with white trim
and red barrel tile roofs. Mr. Ornstein suggested that the north
elevation be enhanced architecturally in conjunction with the proposed
landscaping to be similar to the south elevation. Mr. Ornstein
requested that the applicant provide a floor plan. vice Chair Carlin
requested a sample of the red terra cotta roof tile. Concern was
expressed that the roof color might need to be changed since the roof
expanse was so great. Mr. Jones explained that the roof material
needed to be noted on the plans as well as colors for each piece of
40, trim or door, shutters, banding, etc. Architectural enhancement was
requested on the blank wall facing both north and south by Mr.
Paganini. Mr. Ornstein stated that the rear elevation lacked
character and should be changed, with which Mr. Nedvins expressed
agreement. Mr. Nedvins suggested that a privacy wall be provided
along Military Trail, and requested a color rendering of the project.
Mr. Glidden expressed concern that the side elevations should have
more windows; that the rear elevation needed a break in the roof line,
and that the red proposed for the roof would be too prominent. Mr.
Jones expressed concern that all of the building character was in the
front, and the back and sides had been neglected. Mr. Jones also
expressed disappointment that the petitioner had not provided more
driveway between the back of the parking and the front of the
buildings; to which Mr. Porten responded that there had not been
sufficient room considering the old approval, and that the petitioner
would probably have done a totally different type of building if they
had known that a replat would have to be done. The units would be for
sale, and would not be rental units. Mr. Jones commented that the
handicap parking space needed a 51 aisle alongside to accommodate a
wheel chair. Mr. Jones agreed that the red roof would not be
desirable, and commented that landscaping could be enhanced. The
applicant clarified that there would be no roof - mounted equipment, and
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Planning & zoning Commission Minutes
December 10, 1996
commented that the streetscape along Military Trail could be enhanced.
Vice Chair Carlino advised the applicant that they needed to provide
the following items:
1. Roof sample.
2. Architectural enhancement.
3. Show the proper location of the canal.
4. Provide an accurate site plan.
5. Replat.
6. Provide a floor plan.
7. Provide color renderings.
Mr. Ornstein suggested that if units 1, 2 and 3 were rotated 90
degrees that a much more interesting project from an architectural
• elevation standpoint might be realized. Units 4, 5 and 6 could be
moved to the west, and the open area could be made more useful. Mr.
Ornstein suggested that these changes might help the project sell out
faster.
OLD BUSINESS
There was no old business to come before the Commission.
NEW BUSINESS
Mr. Jones commented that the church article provided was quite timely.
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Planning & Zoning Commission Minutes
December 10, 1996
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There being no further business, upon motion by Mr. Ornstein, seconded
by Mr. Nedvins, and unanimously carried, the meeting was adjourned at
9:15 P.M. The next meeting will be held January 14, 1997.
APPROVED: (Absent)
Carl Sabatello, Chairman
Diane Carlino, Vice Chair
(Absent)
william Mignogna
Tom Pa anlnl
Christoph Jone
Jeff Ornstein, Alternate
John Nedvins, Alternate
Melissa Prindiville, Secretary
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