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HomeMy WebLinkAboutAgenda PZAB 032806City of Palm Beach Gardens � ► I I �I�' I,I �If' I I I .r � � I' Narch 28, 2oo6 Randolph Hansen Joy Hecht (P Aft.) Dennis Solomon Amir XaneC(z" Att.) Craig XunkCe MichaeCPanczak Douglas Pennell Barry Present Jonathan D. Rubins (cAY I�C�d1U CITY OF PALM BEACH GARDENS 10500 N. MILITARY TRAIL • PALM BEACH GARDENS, FLORIDA 33410 -4698 MEMORANDUM DATE: March 28, 2006 TO: Planning, Zoning and Appeals Board Members FROM: Growth Management Department SUBJECT: Planning, Zoning and Appeals Board Meeting Tuesday, March 28, 2006 - 6:30 P.M. Enclosed is the agenda containing the items to be presented on Tuesday, March 28, 2006. This meeting will be held in the Council Chambers, Palm Beach Gardens Municipal Building, 10500 North Military Trail, beginning at 6:30 p.m. Enclosed with this memorandum are the following items: 1. An agenda for the meeting; and 2. A Growth Management Department staff report for the items to be heard. As always, the respective Project Manager's telephone number and e -mail address have been provided in case you have any questions or require additional information on any petition. This will help us offer better staff support in the review of these applications. Jeneve Labossiere, Planning Technician, will call to confirm your attendance. %��t's�tbef" p��1 ✓ Daniel P. ark Interim Growth Management Administrator rwhr. CITY OF PALM BEACH GARDENS 10500 N. MILITARY TRAIL • PALM BEACH GARDENS, FLORIDA 33410 -4698 AGENDA CITY OF PALM BEACH GARDENS PLANNING, ZONING AND APPEALS BOARD TUESDAY, MARCH 28, 2006, AT 6:30 P.M. COUNCIL CHAMBERS • CALL TO ORDER • PLEDGE OF ALLEGIANCE • REPORT BY THE INTERIM GROWTH MANAGEMENT ADMINISTRATOR: DAN CLARK • APPROVAL OF MINUTES: FEBURARY 28, 2006 & MARCH 14, 2006 PLANNING, ZONING AND APPEALS BOARD Regular Members: Craig Kunkle (Chair) Barry Present (Vice Chair) Randolph Hansen Dennis Solomon Michael Panczak Douglas Pennell Jonathan D. Rubins • SWEARING IN OF ALL PARTIES A ltPrnntPC- Joy Hecht (1St Alt.) Amir Kanel (2nd Alt.) Planning, Zoning and Appeals Board March 28, 2006 Recommendation to City Council: Ex Parte Communication (Quasi Judicial) 1. Petition CU- 03 -01: Vavrus Ranch Major Conditional Use Public Hearing and Recommendation to City Council: A request by David Abrams, of Tech Village Partners II, on behalf of Charles Vavrus, to approve only the proposed Conditional Uses, including one residential dwelling unit, on the Vavrus Ranch, as outlined in the " Vavrus Property Agricultural Use Summary," prepared by EW Consultants, Inc., and associated "Agricultural Use Zone" aerial map. The Vavrus Ranch is located approximately five miles west of S.R.710 (Beeline Highway) on the north side of Northlake Boulevard and east of Grapeview Boulevard Project Manager: Mark Hendrickson, City Forester mhendrichson(a)ybgfl.com (7994259) Workshop: 2. Petition: MISC- 04 -43: Borland Center Master Signage Program Workshop: A request by Brian Cheguis of Cotleur & Hearing, on behalf of RAM Development Company and Palm Beach Community Church, for approval of the Borland Center Master Signage Program. The Borland Center is located along the north side of PGA Boulevard between Gardens Square Boulevard and Shady Lakes Drive and is approximately 45 acres. Project Manager: Richard Marrero, Planner rmarrerona.nbgfl.com (799 -4219) 3. OLD BUSINESS 4. NEW BUSINESS 5. ADJOURNMENT In accordance with the Americans with Disabilities Act and Florida Statute 28626, persons with disabilities needing special accommodations to participate in this proceeding should contact the City Clerk's Office, no later than five days prior to the proceeding, at telephone number (561) 799 -4120 for assistance; if hearing impaired, telephone the Florida Relay Service Numbers (800) 955 -8771 (TDD) or (800) 955 -8770 (VOICE), for assistance. If a person decides to appeal any decision made by the Planning and Zoning Commission, Local Planning Agency, Board of Zoning Appeals, or Land Development Regulations Commission, with respect to any matter considered at such meeting or hearing, they will need a record of the proceedings; and for such, they may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. Exact legal description and /or survey for the cases may be obtained from the files in the Growth Management Department. Common /pz agenda 3- 28- 06.doc 2 13 V J cQ Cl- N �%' j o, O) 0 0 0 0 0 0 0 C) C) ° X 0 (D (D 0 6 0 0 0 0 W M M M M Cl) co M M M rn rn rn rn rn rn rn rn rn �t LO d V V V � O O O C) o O O o O Q Q O O O O o O O O O M V V (D �- U O O N N f� LO M co N O CD I-- O I- O M O co O O O 00 r X I� O 00 00 V LL I� O o0 LO (D (D V' (D (D N N (D I' (D (D 00 (D M . LO O 00 r-- - O (D 1� (D N 'I V O (D T- (D CD (D (D (D (D (D (D Lo co m �# V ccoo (D co (D O c0 O r � N r- N O LO O M 00 I� t` .- CO T M O I� N LD O V t7 V I� m O r- (D co W LO co (D V (D (D m m N E m O E Q i E OU Q U u i C Q Q) .a E CD L (0 C C (p O U C n a 70 U cl O L CY c E U 0. 2 0 O C O 7 W N Y N U c - L (D C c N C C C ^ U 7 N C Q) O (n C _ L O Y �_ C X a N C C O (0 C -_ O O (d (0 U E .O Q) a U a o c M M > M co U a C p U O O m >? C Q) (0 a) Q (p L O J O (0 M CO O M (0 U C (Z M C m C a O co CD c- (V �- r 0 0) It co V U V 00 V _(D (D i N V V IT I- V U-) co M M I- co V co I- M O m M O M M 00 co N co .- M co co co M N M C (p D Q Q O d 0 m cm a) U _ (N U > ~_ 2 L QI to @ _d O L C Q) c C6 U C E m c a o m c o Z E � U m C N U N (n L (L) (0 Q) (D C N Q) C O 2 = Y Y Cj- W d (n �%' j o, O) PLANNING, ZONING AND APPEALS BOARD REGULAR MEETING March 14, 2006 MINUTES The Regular Meeting of the Planning, Zoning and Appeals Board of the City of Palm Beach Gardens, Florida, was called to order by Chair Craig Kunkle at 6:30 P.M. in the Council Chambers of the Municipal Complex, 10500 North Military Trail, Palm Beach Gardens, Florida, and opened with the Pledge of Allegiance to the Flag. REPORT BY INTERIM GROWTH MANAGEMENT ADMINISTRATOR: Interim Growth Management Administrator Dan Clark reported two items had been approved by City Council since the last meeting: Anspach expansion, which was the first expedited permitted project; and the Borland project, with a change that the completion deadline for the east and west buffers be a date certain of June 15 and the other buffers remain as approved by PZA, to be done by the first CO. APPROVAL OF MINUTES: FEBURARY 14, 2006 A motion was made and seconded to approve the minutes of the February 14, 2006 PZA meeting. ROLL CALL Debbie Andrea, Secretary for the meeting, called the roll for the Planning, Zoning and Appeals Board: Present Absent Chair Craig Kunkle Vice Chair Barry Present Dennis Solomon Michael Panczak Douglas Pennell Randolph Hansen Jonathan D. Rubins Joy Hecht (1St Alt.) Amir Kanel (2nd Alt.) All those present intending to offer testimony in tonight's cases were sworn in. Exparte communication was reported: Mr. Solomon reported a brief conversation with Steve Mathison. Mr. Hansen reported a brief phone conversation with Steve Mathison regarding the workshop and that he had met with the applicant on this project several times. Mr. Panczak reported speaking briefly to Steve Mathison by cell phone. Mr. Pennell reported he had spoken with Anne Delgado and Steve Mathison. Mr. Present Planning, Zoning, and Appeals Board Meeting Minutes March 14, 2006 Page 2 reported he had spoken with Steve Mathison. Chair Kunkle reported he had had a brief meeting with Steve Mathison. Recommendation to City Council: Ex Parte Communication (Quasi Judicial) Petition: SP- 05 -01: Parcel 27.09 — Gardens Pointe Recommendation to City Council: A request by Dodi Glas of Gentile, Holloway, and O'Mahoney, agent for Gardens Pointe LLC, for site plan approval of 214 residential condominium high -rise units within two twelve -story towers, and 26 townhouses. The 6.6 -acre subject site is located at the northwest corner of Kyoto Gardens Drive and Fairchild Gardens Avenue (adjacent to the Landmark), which is within the Regional Center Development of Regional Impact (DRI). Dodi Glas provided a presentation on behalf of the applicant and answered questions from the members of the board. A graphic of the whole project was requested. Michael Gotwald described the exterior materials and presented a color board, and also reviewed major architectural changes since the last meeting. Chair Kunkle recommended this project not be held up for lack of the graphic, and suggested that be requested of applicants in the beginning of the approval process in the future. Chair Kunkle advised that according to his tally, members of the board preferred an overlook rather than a bridge. Payment split for the traffic signal was to be worked out by staff. Staff was to work with the applicant refining some of the conditions. MOTION: Mr. Solomon made a motion to recommend approval to City Council of Petition SP- 05 -01: Parcel 27.09 — Gardens Pointe, with all terms and conditions and staff recommendations. The motion was seconded and carried by unanimous 7 -0 vote. Workshop: Petition: PUD- 04 -03: Legends at the Gardens MXD PUD Amendment A request by Stephen Mathison, on behalf of Joel Prince, to allow for an amendment to the Legends at the Gardens Mined -Use Planned Unit Development (PUD), which was approved by Ordinance 7, 2003 on March 6, 2003. The applicant is proposing to amend the master site plat: to allow a 14,820 square foot retail building (Walgreens) and an 11,200 square foot general office building. The 21.72 acre subject site is located at the southwest corner of the intersection of Central Boulevard and Donald Ross Road. Steve Mathison provided a presentation on behalf of the applicant, reported issues from the last meeting had been addressed, and described the improvements that had been made. Architect Mark Weiner and Engineer Jeff Iravani answered questions. Suggestions by the board were that traffic at the south end of Walgreens should be one - way going east; that the downspout on the east elevation of Walgreens be treated internally; that Walgreens customers not be allowed to take shopping carts outside or if Planning, Zoning, and Appeals Board Meeting Minutes March 14, 2006 Page 3 they were allowed to do so that there be a location to collect the carts; that one -way traffic be encouraged by angled parking on the west and one -way signage on the south side of Walgreens; that the roof line over the drive through be a hip roof, and that lightening rods be required as a condition of approval. Concern was expressed that traffic circulation at both ingress /egress locations could cross over itself. OLD BUSINESS The tight drive widths in the Harbor Oaks Townhouse project were discussed. NEW BUSINESS There was no new business to come before the board. Planning, Zoning, and Appeals Board Meeting Minutes March 14, 2006 Page 4 ADJOURNMENT There being no further business, the meeting was adjourned. The next regular meeting will be held March 28, 2006. APPROVED: Craig Kunkle, Jr., Chair Barry Present, Vice Chair Dennis Solomon Randolph Hansen Douglas Pennell Michael Panczak Jonathan Rubins Joy Hecht Amir Kanel Debbie Andrea, Secretary for the Meeting CITY OF PALM BEACH GARDENS PLANNING, ZONING, AND APPEALS BOARD • Agenda Cover Memorandum • is Date Prepared: March 17, 2006 Meeting Date: March 28, 2006 Petition CU -03 -01 Subject /Agenda Item: Petition CU- 03 -01: Vavrus Ranch Major Conditional Use Public Hearing and Recommendation to City Council: A request by David Abrams, of Tech Village Partners II, on behalf of Charles Vavrus, to approve only the proposed Conditional Uses, including one residential dwelling unit, on the Vavrus Ranch, as outlined in the " Vavrus Property Agricultural Use Summary," prepared by EW Consultants, Inc., and associated "Agricultural Use Zone" aerial map. The Vavrus Ranch is located approximately five miles west of S.R.710 (Beeline Highway) on the north side of Northlake Boulevard and east of Grapeview Boulevard. [X] Recommendation to APPROVE [ ] Recommendation to Deny Reviewed by: Originating Dept.: Finance Dept.: PZAB Action: Planning Manager: Growth Management: [ ] Approved ,X0 Allan Owens Administrator [ ] App, w/ conditions [ ] Denied Brad Wiseman mot! Mark Hendrickson [ ] Rec. approval Assistant Cit Atto y: City Forester Buildin ntant: [ ] Rec. app. w/ conds. By, [ ] Rec. Denial [ ] Continued to: [ X ] Quasi — Judicial [ ] Legislative K. Labossi e Nancy Str [ X ] Public Hearing Fees Paid [Yes] Development [ ] Workshop As of 3/20/06 Co'7'' liance Manager: 6' Attachments: 21 4% Advertised: [ X ]Date: March 17, • Vavrus Property Bahareh Wolfs, AICP 2006 i Fundn g Source: Agricultural Use g Summary Paper: PB Post • Agricultural Use Growth Management [ ] Operating Zones aerial map Director (Interim) [X] Other NA Budget Acct. #: Daniel P. Clark, P.E. Approved By: Affected Parties: City Manager: N/A [ X ] Notified Ronald M. Ferris [ ] Not Required Date Prepared: March 20, 2006 Meeting Date: March 28, 2006 Petition CU -03 -01 • BACKGROUND The approximate 4,760 acre Vavrus Ranch was annexed into the City in 1991. At that time, the uses existing on the property were cropland and pastureland, grassland, shrub and brush land, mixed rangeland, coniferous forest, wetland -mixed forest, wetland- vegetated non - forest, and farm pond, according to the previously filed " Vavrus Ranch" application for Development of Regional Impact. In 1999, timber harvesting was observed on the ranch without a permit from the City. The City sought code compliance through its Code Enforcement Board. After the Code Enforcement Board entered its Order finding violations and imposing fines, Mr. Vavrus sought review, in the Circuit Court and District Court of Appeal. The Code Enforcement Board's Order was affirmed finally in November 2002. Other lawsuits were filed, which included claims of Vavrus against the City. As of this date, all claims of Vavrus have been resolved by judgments in favor of the City. However, one appeal remains pending. On February 16, 2006, the City received payment of the fines that had been accumulating on the Code Enforcement violations, which enabled the applicant to proceed forward with consideration of the petition for Conditional Use Approval filed in July 2003. Development of Regional Impact petitions have been proposed on the property. LAND -USE & ZONING isThe existing Future Land Use is Rural Residential, RR 10 and RR 20. The current Zoning is Planned Development Area District (PDA). No changes to the Land Use or Zoning are proposed with this petition. • DISCUSSION The applicant has amended the original 2003 petition to include a " Vavrus Property Agricultural Use Summary" and aerial map depicting agricultural use zones. Zone 1 is approximately 262 acres. The conditional uses proposed in Zone 1 are field crops, row crops, sod, improved pasture, rangeland, cattle, grove, nursery, agricultural operation facilities, and apiary. Zone 2 is approximately 1,552 acres. The conditional uses proposed in Zone 2 are field crops, row crops, sod, improved pasture, rangeland, cattle, nursery, agricultural operation facilities, and apiary. The only existing residential unit for the ranch manager lies within Zone 2. Zone 3 is approximately 780 acres. The conditional uses proposed in Zone 3 are field crops, improved pasture, rangeland, cattle, and apiary. Zone 4 is approximately 2,166 acres. The conditional uses proposed in Zone 4 are native pasture and cattle. According to the applicant, mechanized agricultural operations and land clearing activities are not proposed in Zone 4 due to the existing native upland and wetland habitats. Normal maintenance activities associated with the aforementioned uses are included in the summary in order to ensure that the proposed conditional uses are functional and do not have a negative impact on surrounding properties. Other than the proposed grove and nursery uses, to the knowledge of City staff, all other proposed uses have existed previously on the property. W Date Prepared: March 20, 2006 Meeting Date: March 28, 2006 Petition CU -03 -01 •PLANNING & ZONING STAFF'S CONDITIONAL USE ANALYSIS FOR VAVRUS RANCH Criteria for Conditional Use (1) Comprehensive plan. The proposed use is consistent with the Comprehensive Plan. The proposed uses are consistent with the future land use plan designation of RR10 and RR20 in the Comprehensive Plan. The proposed limited agricultural uses are compatible with the environmental characteristics and natural resources of the site, and historically have co- existed with the surrounding residents' lifestyle. The proposed uses are consistent with Policy 1.1.5.4.(a) in the Comprehensive Plan, which permits agriculture in rural areas west of the eastern boundary of the Loxahatchee Slough, except in environmentally sensitive preservation areas. (2) Chapter requirements. The proposed use is consistent with all applicable requirements of this chapter. •The proposed uses are consistent with all applicable requirements of Chapter 78. The project is consistent with the Land Development Regulations, Section 78 -133, entitled "RR 10/20 — Rural residential districts." The proposed uses are limited to uses that will coexist with the surrounding residential uses, and compatible with the natural resources. No new residential development is proposed with this petition that would present a compatibility problem. The two new proposed uses (groves and nursery) also are long standing uses in the immediate area. (3) Standards. The proposed use is consistent with the standards for such use as provided in section 78 -159. The proposed uses do not include commercial feed lots, raising or sale of fur - bearing animals, riding academies, livery or boarding stables, or dog kennels, as they are prohibited in the standards of Section 78 -159. (4) Public welfare. The proposed use provides for the public health, safety, and welfare by: a.) Providing for a safe and effective means of pedestrian access; b.) Providing for a safe and effective means of vehicular ingress and egress; c.) Providing for a adequate roadway system adjacent to and in front of the site; d.) Providing for a safe and efficient onsite traffic circulation, parking, and overall • control; and 3 Date Prepared: March 20, 2006 Meeting Date: March 28, 2006 Petition CU -03 -01 0 e.) Providing adequate access for public safety purposes, including fire and police protection The proposed uses do not in of themselves present any public health, safety or welfare issues with minimum best management practices. This property has continued to be a rural property since annexation. The City continues to provide an adequate level of service. Due to the existence of a residential dwelling, City staff is recommending a condition of approval to allow for an inspection by the City Police and Fire Departments to coordinate and resolve any safety issues. (5) Screening and buffering. The proposed use utilizes such techniques as landscaping, screening, buffering, site or building design, or business operation procedures to mitigate impacts on surrounding properties, including such impacts as: a.) Noise; Glare, Odor, Ground, wall, or roof - mounted mechanical equipment; perimeter, interior, and security lighting; Signs; Waste disposal and recycling; Outdoor storage of merchandise and vehicles; Visual impact, and Hours of operation. The proposed uses have been limited to very low - impact uses, which historically have been compatible with the lifestyle of the rural residential district. No additional screening or • buffering is proposed at this time. (6) Utilities. The proposed use minimizes or eliminates the impact of utility installation, including underground and overhead utilities, on adjacent properties. No additional utilities are proposed at this time. (7) Dimensional standards. The proposed use meets or exceeds all dimensional requirements required by this chapter. These standards are not applicable for the proposed uses. (8) Neighborhood Plans. The proposed use is consistent with the goals, objectives, policies, and standards of neighborhood plans. These plans are not applicable for the proposed uses. 0(9) Compatibility. The overall compatibility of the proposed development with adjacent and area uses, and character of development. Date Prepared: March 20, 2006 Meeting Date: March 28, 2006 Petition CU -03 -01 • The proposed uses have been limited to very low- impact uses, which historically have been compatible with the lifestyle of the surrounding rural residential neighborhoods of the Acreage, and Bay Hill Estates. Other surrounding uses include conservation, similar agricultural uses as proposed, and the City's Golf Course. (10) Patterns of development. The proposed use will result in logical, timely, and orderly development patterns. The proposed low- impact uses are appropriate until future development is approved, which is consistent with its PDA zoning designation. Currently, the applicant has submitted an application for Development of Regional Impact. (11) Purpose and intent. The proposed use will be in harmony with the general purpose and intent of this chapter and the goals, objectives, and policies of the city. The proposed uses will be in harmony with the general purpose and intent of the Land Development Regulations and the goals, objectives, and policies of the City. Similar • conditional use petitions have been approved previously on other properties. (12) Adverse impact. The design of the proposed use and structures will minimize any adverse visual impacts or impacts caused by the intensity of the use. The location of the proposed uses and the large size of the Vavrus Ranch will minimize any adverse visual impacts. (13) Environmental impact. The design of the proposed use minimizes any adverse impacts that may be created, including impacts on environmental and natural resources including air, water, storm water management, wildlife, vegetation, and wetlands. All proposed uses will be conducted in accordance with federal, state, and city regulations. Currently, the proposed zone containing the native upland and wetland habitats is not proposed to be altered by any more intense activity than what already exists with the passive grazing of cattle and horses. No timber harvesting is being proposed with this petition. STAFF RECOMMENDATION is Staff recommends approval of Petition CU -03 -01 with the following conditions of approval: 5 Date Prepared: March 20, 2006 Meeting Date: March 28, 2006 Petition CU -03 -01 • 1. Only the specified agricultural uses, including one residential dwelling unit, on the subject site, set forth in Attachment 1, entitled " Vavrus Property Agricultural Use Summary," prepared by EW Consultants, Inc., dated February 2006, and aerial map, entitled "Agricultural Use Zones, Vavrus Parcel, Palm Beach Gardens, Florida, dated February 2006, are permitted. (Planning and Zoning) • • 2. The applicant may remove exotic, invasive non - native vegetation without a permit, except in Zone 4. (City Forester) 3. This Conditional Use Approval does not authorize the alteration of native habitat, tree harvesting or land clearing within Zone 4. Any such alteration of native habitat, tree harvesting or land clearing within Zone 4 will require an amendment to this Conditional Use approval by the City Council, except that selected exotic, invasive non - native vegetation removal may be authorized by separate permit from the City. (City Forester) 4. The applicant shall allow access to the property to the City Police and Fire Departments, for the inspection of the property and coordination regarding any safety issues. (Planning and Zoning) 5. Copies of any permits applications made to State and/or Federal agencies, and any correspondence regarding the permit applications, shall be provided to the City, along with copies of any permits issued. (Planning and Zoning) C ATTACHMENT 1 VAVRUS PROPERTY AGRICULTURAL USE SUMMARY Prepared for: Charles Vavrus Prepared by: EW Consultants, Inc. February 2006 _ E F � A 'Lk i# r , �w k �i, ) 5 . FEB' 14 2006 N NN.'NG i 2081 SE OCEAN BLVD., SUITE 2B • STUART, FL 34996 772- 287-8771 • FAX 772 - 287 -2988 www.ewconsultants.com Introduction - The Vavrus Ranch property has a long history of agricultural use. The current Owner made application (dated July 7„ 2003) for agricultural use for continuation of these"uses. The following agricultural use summary has been developed as an amendment to that July 7, 2003 application to quantify the areas and associated agricultural uses requested for the property. Figure 1 provided with this summary report depicts the property boundary and each of the proposed agricultural use -zones on an aerial photo base map. The zones and associated proposed uses have been developed based on current conditions observed on the property during field reconnaissance beginning in April 2004 and completed as recently as January 31, 2006. Each of the proposed use zones as depicted in Figure 1 are described below with specific descriptions of the,agricultural uses proposed in each zone. Finally, a description of uses that would require an independent approval as may be required by the City's Comprehensive Plan and Land Development Regulations, is provided in.order to clarify the applicant's intent., - Zone I — • This zone includes 262 +/- acres of areas that have been previously used for row crop production. There is a defined, perimeter and lateral ditch system in place for drainage and irrigation. This zone is subject to the broadest group of potential agricultural uses as it has been the most-intensely altered in the past. There is no native upland habitat present in these areas. The following agricultural land uses are proposed for Zone 1: Agricultural Use Description _ Field crops Includes hay and similar feed or forage crops Row Crops, Includes vegetables and similar truck crop production Sod Includes production and harvest of grassing Improved Pasture, Includes culture of specific forage grasses for cattle and horse grazing Rangeland Includes management of forage grasses for cattle and horse grazing Cattle Includes cows, bulls, steer, calves, and horses Grove Includes citrus and /or other fruits Nursery Includes landscape and ornamental plant production Agricultural Operations Includes on site trailers or temporary facilities for farm Facilities , management,, subject to building permit requirements_ • Apiary Includes beekeeping ki u 9 Zone 2 This zone includes 1,552 +/- acres of areas that have been.previously used as improved pasture. These areas have varying degrees of existing lateral ditches for drainage that are connected to the existing "backbone'; canal system on the property. There are no intact native upland habitat associations present in these areas. The following agricultural land uses are proposed for Zone 2, Agricultural Use _ Description Field,crops Includes hay and similar feed or forage crops Row Crops Includes vegetables and similar truck crop production Sod Includes production and harvest of grassing Improved Pasture Includes culture of specific forage grasses for cattle and horse'grazing ' . Rangeland Includes management of forage grasses for cattle and horse,grazing Cattle Includes cows, bulls, steer, calves; and horses Nursery Includes landscape and ornamental plant production Agricultural Operations Includes on site trailers or temporary facilities for farm • Faciliiies , management, subject to building permit requirements.. Apiary Includes beekeeping Zone 3 — ° This zone includes 780 +/- acres of areas that have been used in the,past as improved pasture. ,There are generally existing lateral ditches connected to the main backbone canal system on the site. However, due to lack of recent management this zone includes some areas of native vegetation. The uplands, however, have not undergone sufficient succession to be considered an intact native habitat association. The following agricultural land uses are proposed for Zone 3: Agricultural Use Description _ Field crops Includes hay and similar feed or forage crops Improved Pasture Includes culture of specific forage grasses for cattle and horse grazing Rangeland Includes management of forage grasses for cattle and horse grazing Cattle Includes cows, bulls; steer, calves, and horses Apiary Includes beekeeping ` , • Zone 4 — This zone includes 2,166 +/- acres that does not include geometric lateral ditches or other constructed improvements for drainage. There are some areas of existing native upland and wetland habitats as well as areas in re- growth after timber harvest. The following agricultural,land uses are proposed for Zone 4: . Agricultural Use Description Y Native Pasture Includes passive grazing for cattle Cattle Includes-cows, bulls, steer,'calves, and hotses Included Uses and Potential Future Uses_Subiect to Independent Approval - In order to ensure that the proposed agricultural uses are functional and do riot have a - negative impact on surrounding properties; there are several agricultural activities and ancillary uses.that require specific explanation as to whether,they are included in this conditional use approval or which may require independent ;approval in' accordance with the City's Comprehensive Plan and Land Development Regulations. Normal agricultural maintenance activities as specified below are explicitly included as part of this conditional use. The'agricultural maintenance activities allowed in all zones except where indicated below, include the following • Canal and Ditch Maintenance — Removal of debris, vegetation, and accumulated silt in existing canals and,ditches in order to re- establish their previous cross section. No new canals or enlarging of canals is authorized without independent approval in accordance with the City's Comprehensive Plan and Land Development Regulations. • Farm Road Maintenance — Removal of encroaching vegetation, re- grading/leveling, and stabilizing with per6ous materials in order to make existing farm roads passable within their existing footprint. No new roads or trails are authorized without independent approval in accordance with the City's Comprehensive Plan and Land Development Regulations. • Improved Pasture Management — Within Zones 1, 2, and 3 normal mechanized agricultural activities including discirig, roller chopping, mowing, and related activities are authorized. No such mechanized agricultural activity or land clearing activity is authorized id Zone 4. • •I Fence Installation, Repair, and Maintenance —.Existing fences and fence lines a're authorized to be repaired and maintained and new fencing installed as necessary' to support agricultural uses as set forth above. In the event that new fencing is required in Zone 4, a swath of no mere than twelve feet is allowed for fence installation. By virtue of the use of cattle and horse grazing, stable buildings are necessary to shelter horses, that may be on the site and cow pens are necessary for branding 'and veterinary care of cattle. As. such, stable buildings and cow pens (not "habitable structures ") are included as part of this conditional use. However, this specifically excludes commercial or "for rent" boarding stables. There are several agricultural uses that the applicant acknowledges may require an independent approval in accordance with the City's Comprehensive Plan and Land Development Regulations. Included in this group are concentrated feeding operations such as dairy'farms, swine, and poultry. _Additionally,'the conditional use is not proposed to include retail sales of agricultural products from the property. There are no "residential" agricultural uses included in this conditional use other than residential trailers associated with the agricultural operations set forth above. . CITY OF PALM BEACH GARDENS MEMORANDUM TO: Planning, Zoning, and Appeals Board Members DATE: Tuesday, March 28, 2006 THROUGH: Brad Wiseman, Planning Manager FROM: Richard Marrero, Planner SUBJECT: Petition MISC- 04 -43: Borland Center Master S Please be advised that there is no staff report associated with the Borland Master Signage Program at this time. However, the Borland Master Signage Program petition will be presented by the applicant at a workshop during the March 28, 2006, PZAB meeting. On August 5, 2004, the Borland Center was approved by City Council for the master plan approval and conditional use approvals to allow for the development of 64,533 square feet (500 -seat small theater, and 300 -seat banquet hall, Sunday School and accessory facilities) for a cultural center and church facilities, 64,025 square feet for retail space, 19,950 square feet for restaurant space, 10,900 square feet for office space, and 225 rental units on an approximately 45 -acre site, through the adoption of Resolution 92, 2004. The subject site is currently being developed in accordance with the development plans approved by said resolution. The subject petition requests five (5) waivers that would allow for signs to be located above the second floor line on two retail buildings, elevated signage above the first floor line on the Palm Beach Community Church building, an additional sign on the Palm Beach Community Church building, one additional sign for tenants with frontage along PGA Boulevard and Main Street, and a waiver to exceed the maximum dimensions for a ground sign. The Borland Center is located along the north side of PGA Boulevard between Gardens Square Boulevard and Shady Lakes Drive. Staff will be present to answer any questions that the PZAB may have. Please contact Richard Marrero, Planner, at 799 -4219 if you have any questions or require additional information. DC:bw c: Cotleur & Hearing February 07, 2006 Ms. Kara Irwin, Planning Manager City of Palm Beach Gardens Planning and Zoning Division 10500 North Military Trail Palm Beach Gardens, FL 33410 -4698 Re: Midtown (Borland) Master Signage Program Petition No. MISC 04 -43 Dear Ms. Irwin: On behalf of the Applicant, we are pleased to provide you with eighteen (it) copies of the revised Master Signage Program for the Midtown project (aka The Borland Center). You will see from the enclosed package that a great deal of time and thought went into the design of the signage, for all areas of the proposed development. Like the development itself, the signage will be of the highest quality and standards. • Every element of the signage package has been carefully reviewed to ensure that all details, from pedestrian and street signage, to building signage, to major monument elements have been perfected. The Palm Beach Gardens Signage Code has been reviewed to ensure the proposed signage package is consistent with the requirements of the Code. The Applicant is requesting three (3) waivers for signage to be located above the first floor (multiple buildings) and additional signage on Building "G" which is internal to the project. We thank the City for their patience in allowing us additional time to finalize our application, and look forward to continuing to work with the City on this project. Should you have any questions, or need any additional information at this time, please feel free to contact me at (561) 747 -6336, ext. 113. Kindest Regards, Cotleur & Hearing, c. Brian Cheguis, Se for Land Planner BC /nt cc: Mr. Don Hearing, Mr. Bob Skinner, Mr. Glen Welden, Dr. Raymond Underwood OF PALM BCH GDNS Enclosures: 12 resubmittal packets CITY • FEB 0 8 2006 PLANNING & ZONING DIV ile Cotleur & Hearing February 07, 2006 Midtown (a.k.a. The Borland Center) Miscellaneous Application for a Master Signage Program Narrative and Waiver Justification INTRODUCTION RAM Development and Palm Beach Community Church (the "Applicants ") are requesting approval of their Preliminary Master Signage Program for The Midtown (aka Borland Center) Mixed Use Planned Unit Development, which was approved by City Council on April 8, 2004 by way of Resolution 92, 2004. Midtown includes a mix of uses, including commercial, restaurant, office, multi - family residential and a church. As a condition of approval, the Applicant is required to submit a Master Signage Program for review and approval by the Planning, Zoning & Appeals Board and City Council. The Preliminary Signage Package includes "typical" signage details for each of the various types of signs which will ultimately be proposed and identified within the Borland Center Planned Unit Development. Typical sign details have been included for all • building, monument and directional signage, as prescribed in Division 6, Section 78 -271 through 78 -291 of the City of Palm Beach Gardens Land Development Regulations. The conceptual signage plan, which details the proposed signage throughout the site, is included herein. All aspects of signage for the site, including building signage, pedestrian signage, monument signs, directional signs, street signs and structural signage have been carefully considered and modified to ensure it is of the highest quality and design standard. This final signage package identifies and details every sign proposed within the PUD, and includes specific details such as location, size, color, material, illumination, landscaping (as appropriate) and how it will be attached to the structure (as appropriate). The Applicant has worked feverishly to create an appropriate theme and character for the site, which is exemplified by the creative design and development of the proposed Signage Program. The Applicant is aware of all applicable Code requirements and is prepared to request waivers for signage that does not meet the specific provisions of the Land Development Regulations. • Cotleur Hearing 1934 Commerce lore. Su4e I Jtplter, Flalda 33458 561 747 6336 Fax 147 1377 F: \Project Doc==ts \PALM BEACH COMMUNITY CHURCH\SIGNAGE\OCTOBER 2005\Rmsed Nar rwe2- 7 -6.doc PRELIMINARY Master Signage Program Midtown (aka The Borland Center) DESCRIPTION OF SIGNAGE REQUEST General Signage Sheets A -1 thru A -5 identify general criteria associated with the design and implementation of the proposed signage program. Details include font style and font size, colors, installation and materials details. Sheet A -1 identifies specific criteria from the City's Sign Regulations. Sheet A -3 identifies how the size of specific signs will be calculated throughout the site, based on building area, as well as any restrictions per the City's Land Development Regulations. Sheet T -1 identifies vehicular traffic signs, which will be incorporated at appropriate locations throughout the site. Sheet T -2 shows the specific locations where signage, will be located throughout the site, identifying traffic control solutions. Non - Residential Signage There are a variety of sign classifications that have been developed to identify the signage needs of the commercial components of the development. These sign categories, as outlined below, result in a comprehensive signage program that benefits and improves the overall Midtown /Borland Center site. Monument Signs Both Sheets labeled as S -1 identify the proposed monument signs identifying the primary access points into the Midtown project, from PGA Boulevard. The primary corner monument incorporates a tower element which identifies the name of the development, as well as the various entities within the overall PUD. The monument • feature is consistent with the architectural character of the project and has been designed to ensure that it is compatible with the site and landscaping of the project. The sign has been designed to be a prominent site feature identifying the entrance into the entire PUD. • The smaller version of the monument sign, proposed at the corners of the entry to Buildings E and F, does not have the tower element, but maintains the same style and detail of the larger monument sign. Again, these signs have intentionally been designed as dramatic elements to identify entry into this significant Planned Unit Development. Building Signage The applicant has proposed building signage on all non - residential structures, as permitted by the Code. Non - residential structures include tenant identification signage at the first floor level, as well as projecting /walkway tenant identification along the pedestrian arcades. These signs are permitted by Code. The applicant understands that the flat wall signs cannot exceed 5% of the elevation in which they are located, can not be greater than 24 inches in height, and are limited to two lines of copy. Each tenant will be limited to one sign of each type, to ensure visibility of all businesses from the roadway, as well as by pedestrians within the covered arcades. Where businesses have frontages on two (2) roadways, the Applicant expects that they will be allowed to have two (2) signs, one on each frontage. This is necessary in order for the business to have visibility from all roadways and is critical to the sustainability of such businesses. Details of the proposed projecting arcade signs are included on Sheet B -1. Cot] eur Hearing 1934 Commerce Lane, Sune 1 Juptter, Floilda 33458 561 747 6336 Fax 747 1377 2 PRELIMINARY Master Signage Program Midtown (aka The Borland Center) Sheets A -7 thru A -10 identify the location of potential future tenant signs on Retail . Buildings H, B, D and J. Sheet A -10 (Building J) also identifies a larger sign on the second floor level, which will function as a Principal tenant identification sign. Although a waiver is required to allow this Principal tenant identification sign above the first floor level, it is the understanding of the applicant that waivers for Principal Tenant Identification signs at the second floor level typically receive a positive recommendation from staff. The sign will meet all related Code requirements, ie. it will not exceed 36" in height and will not take up more than 70% of the surface area to which it is proposed in. Sheets A -11 thru A -16 identify building signage on Buildings K, E, C, F, M, O and N. With the exception of Building C and K, all other buildings are being targeted for restaurant uses, which the proposed signage reflects. The tenant signage on Buildings C and K has also been depicted, with proposed locations shown in the signage package. Building C shows some proposed tenant signage above the first floor line, on the tower elements. A waiver has been requested for this. Sheet A -6 provides a conceptual graphic example of how the proposed commercial signage will ultimately be integrated into the site development, including all aspects of the building signage program: flat wall identity signs, projecting identity signs, directional signs and decorative lighting. Please refer to conceptual graphic to understand the overall character and flavor of the non - residential areas. Directory Signs The proposed wall- mounted directory sign detailed on pages E -1 of the enclosed signage package, identifies signs which will be incorporated in both the residential and • non - residential areas of the site, for purposes of identification. The directory signs have been attractively designed to fit in with the architectural style of the buildings and are consistent with the overall design and theme of the signage package. • Freestanding directory signs and post mounted directional signs, as identified on Sheet F-1, are similar in design and style to the wall mounted signs. The freestanding signs are intended to assist pedestrians meandering the site to find the way to their final destination. A freestanding sign has also been designed to assist vehicles in identifying the location, and route to, major site amenities. This detail may also be found in the enclosed signage package. All of the freestanding signs meet the Code requirements, as outlined in Table 24. Address Signs Sheet D -1 identifies the proposed building address signage which will be incorporated into the site. The design of the address signage is consistent with the overall flavor of the signage program and will be lit for visibility during the evening. Additional details of the signage can be found in the enclosed Master Signage Package. "otleur Hearing 1934 Commerce Lane, Sine 1 Jupiter, Flotlda 33458 561 747 6336 Fax 747 1377 PRELIMINARY Master Signage Program Midtown (aka The Borland Center) Residential Signage is There are a variety of sign classifications that have been developed to identify the signage needs of the residential components of the development. These signs are detailed further below: • Monument Sign Sheet S -3 identifies the proposed Residential Identity sign, which will be located at primary entry points into the residential areas of the PUD. Although impressive in design, the sign has maintained a pedestrian feel through the inclusion of a trellis feature in which flowers and landscaping can be incorporated. The details and character of the Identity sign are consistent with the overall development theme. Directory Signs Wall mounted directory signs which will be incorporated into the residential areas of the development are identified on Sheets E -1 and E -2. The residential directory signs will be located at access points to the residential communities to locate and identify residential units. Borland Center Signage Sheet A -19 identifies the signage proposed for the Palm Beach Community Church / Borland Center structure. The Principal Tenant Identification signs have been requested above the first floor level, and a waiver has been requested to allow this for both the Church use, and the Banquet Hall. Both uses are principal within the area of the building in which they are located. A waiver has thus been requested to allow for two (2) principal building identification signs, on the same structure. Additional tenant identification sign is proposed and has been shown to be in compliance with the City's Land Development Regulations. The Principal Tenant signs — for the Church and Banquet Hall, will comply with the Code to ensure they do not exceed 36" in height. All other tenant signs will be under 24" in height and will not exceed the maximum area, as identified in Table 24. Sheets PB -1 also identify conceptual designs which identify the main entry into the site for the Palm Beach Community Church. Two concepts have been included, one which identifies the monument sign with a tower element, and one without the tower element. Parking Garage Signage Sheets G -1 thru G -6 identify the various signs that will be used at the on -site parking garage. Signage details included within this Master Signage Package include traffic signs, parking signs, directional signs and entry identification signs. Sheets G -1 thru G -4 specifically identify the directional and locator signs proposed for each of the access points and levels within the parking garage. Please refer to graphic supplement for additional information relative to the parking garage sign program. �otleur Hearing 1934 Commerce Lane, State 1 Jupiter, Fbrldo 33458 561 747 6336 Fax 747 1377 4 PRELIMINARY Master Signage Program Midtown (aka The Borland Center) • Building Signage By Way of Waiver Request is • The Applicant has provided a Master Signage Program that meets the general intent of the City's Land Development Regulations, as it applies to signage. The applicant is seeking three (3) waivers from the Code, for relief from various Sign Code requirements. The waivers are minor in nature, and are detailed below: Waiver 1— Section 78 -285, Table 24: Permanent Signs To allow for a Principal Tenant Identification Sign above the first floor level on Retail Buildings "C" and "J" Although the Code does not specifically state that Principal Tenant ID signs are not allowed above the first floor level, it is a general policy that is enforced by the Growth Management staff. The Applicant is requesting a waiver to allow for the Principal Tenant ID sign to be located above the second floor line. The City typically allows building identification signs more flexibility than tenant id signs, with respect to location on the building fagade. The Applicant feels that this waiver is justified as Principal Identification signs throughout the City have historically been approved at locations above the first floor line. In situations such as this, with a multi -story building, it is not always reasonable to restrict the primary identification to that building to be located at the first floor level in line with all other first floor flat/wall signs. A more prominent location for the Principal Tenant sign is desired to ensure maximum visibility to the structure. Waiver 2 — Section 78 -285, Table 24: Permanent Signs To allow for a Principal Tenant Identification Sign above the first floor level on the Palm Beach Community Church Building (Building "G ") Although the Code does not specifically state that Principal Tenant ID signs are not allowed above the first floor level, it is a general policy that is enforced by the Growth Management staff. The Applicant is requesting a waiver to allow for the Principal Tenant ID sign to be located above the second floor line, on the Palm Beach Community Church building. The City typically allows building identification signs more flexibility than tenant identification signs, with respect to location on the building fagade. The Applicant feels that this waiver is justified and necessary due to the architectural design of the building, which naturally dictates, for instance, that the Palm Beach Community Church be located, as shown, just under the roofline. Furthermore, the Banquet Hall Principal Tenant ID sign is also shown above the first floor line to differentiate the use from the smaller uses which are identified as ground floor tenant users. The location of the Principal Tenant Identification Signs on this building increases visibility to these prominent and important uses. Furthermore, the elevated signage proposed for Building "G" is internal to the site and will not be visible from PGA Boulevard. �otleur Hearing 1934 Commerce Lane, Suite 1 Jupiter, Fbddo 33458 561 747 6336 Fmc 747 1377 5 PRELIMINARY Master Signage Program Midtown (aka The Borland Center) Waiver 3 — Section 78 -285, Table 24: Permanent Signs To allow for a Principal Tenant Identification Sign on the Palm Beach Community Church Building (South Elevation) Table 24 of the Sign Code states that buildings are limited to one (1) Principal Tenant Identification Sign. The applicant is requesting to be allowed to have one (1) Building Identification Sign and one (1) Principal Tenant Identification Sign on the Palm Beach Community Church building (south side). This is justified because of the prominence of the two uses which will be located within the building, and due to the fact that the building essentially has more than one front, with each of the signs fronting onto different locations within the PUD. Marketing is important to both uses, and the scale of the building is appropriate for signage at both proposed locations. The building has been designed to appear as two separate structures with a common main floor and the additional signage shall represent donor identification. Both uses are equally important to the sustainability and viability of the Palm Beach Community Church and the Banquet Hall, and both require optimal visibility within the site. Both Principal Identity signs will meet all Code requirements relative to size and dimensions. Furthermore, the elevated signage proposed for Building "G" is internal to the site and due to the angle of repose will not be visible from PGA Boulevard. Conclusion The Applicant is anxious for staff approval and comment relative to of the Master Signage Program for Midtown PUD. The Applicant is looking forward to working with is Staff to address any questions and /or information requests in association with this application. • It is the Applicant's intention to introduce well- designed, attractive and appropriate signage to each building, consistent with the site design and architecture already identified and approved for the PUD. The Applicant respectfully requests that this preliminary submittal be reviewed and approved by staff, as quickly as possible, so they can move forward with their final plans, which will ultimately be reviewed by the PZ&A Board and the City Council. �otleur Hearing 1934 Commerce Lane, SuBe 1 Juptter, Florida 33458 561 747 6336 Fax 747 1377 N Cr1 cn Cr1 d 0 N O O O� • cf/ d CT7 d n "d CI Z � T O z m o cn c Ro O N or-) O N _ n O_ o = Z Cr) O Z 1 • o x n� o� z r' H �d z �n z� y • l J ►r- 0 GD o cn N ca, n CA 1--1 c O N r CA l J N N N �' f, r- a N �-' V Ul rP W N rD lot rD T ~ ~ O � ~' • � U) � rD � rD N rD rr L� rD ,fir rt _, O 7Cr rD e o ¢., I %TJ r, o b 2L CL � � O rt rt � ',..5• '" '40 1! 1! 1! X11 X11 rD CJQ rD crq � � ►fit O f'*D rD fD C rD rD CJD on r� ' .O Ctq fi cm r rt O � 'A- >d CD c) 0 (� CD O.O o � w fi CD n �tla w V a w.wy o 0u, n � O w V w o O n n ii K ir a A e�f R �- mr Nma �?Zn �yc �0 t c c ^F Mai �_ fF � m /Yr•\ �"ti Fib f O tai C a � K. 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O �. 7 � G O C O V W O W O rP �p O F+ n n �w �CA =w W W W _ _ N �J- V � N' a� o � G G D z o o rD n' F-� f""f1 d 40( The Borland Center FOR COMMUNITY ENRICHMENT PALM BEACH GARDENS, FLORIDA • III! M:31 rn r v r N m a v cn r-t O b O M-i C .• C N CD M^ l J w N� l i 95� I n� I� AGENDA CITY OF PALM BEACH GARDENS PLANNING, ZONING AND APPEALS BOARD TUESDAY, MARCH 28, 20069 AT 6 :30 P.M. COUNCIL CHAMBERS • CALL TO ORDER • PLEDGE OF ALLEGIANCE • REPORT BY THE INTERIM GROWTH MANAGEMENT ADMINISTRATOR: DAN CLARK • APPROVAL OF MINUTES: FEBURARY 28, 2006 & MARCH 14, 2006 PLANNING, ZONING AND APPEALS BOARD Regular Members: Craig Kunkle (Chair) Barry Present (Vice Chair) Randolph Hansen Dennis Solomon Michael Panczak Douglas Pennell Jonathan D. Rubins • SWEARING IN OF ALL PARTIES Alternates: Joy Hecht (1'` Alt.) Amir Kanel (2°d Alt.) Planning, Zoning and Appeals Board March 28, 2006 Recommendation to City Council: Ex Parte Communication (Quasi Judicial) 1. Petition CU -03-01: Vavrus Ranch Major Conditional Use Public Hearing and Recommendation to City Council: A request by David Abrams, of Tech Village Partners H, on behalf of Charles Vavrus, to approve only the proposed Conditional Uses, including one residential dwelling unit, on the Vavrus Ranch, as outlined in the " Vavrus Property Agricultural Use Summary," prepared by EW Consultants, Inc., and associated "Agricultural Use Zone" aerial map. The Vavrus Ranch is located approximately five miles west of S.R.710 (Beeline Highway) on the north side of Northlake Boulevard and east of Grapeview Boulevard Project Manager: Mark Hendrickson, City Forester mhendrichson(&pb4.com (799 -4259) Workshop: 2. Petition: MISC - 0443: Borland Center Master Signage Program Workshop: A request by Brian Cheguis of Cotleur & Hearing, on behalf of RAM Development Company and Palm Beach Community Church, for approval of the Borland Center Master Signage Program. The Borland Center is located along the north side of PGA Boulevard between Gardens Square Boulevard and Shady Lakes Drive and is approximately 45 acres. Project Manager: Richard Marrero, Planner rmarrcro(d0zfl.com (799 -4219) 3. OLD BUSINESS 4. NEW BUSINESS 5. ADJOURNMENT In accordance with theAmericans with Disabilities Act and Florida Statute 28626, persons with disabilities needing special accommodations to participate in this proceeding should contact the City Clerk's Office, no later than five days prior to the proceeding, at telephone number (561) 799 -4120 for assistance; if hearing impaired, telephone the Florida Relay Service Numbers (800) 955 -8771 (TDD) or (800) 955 -8770 (VOICE), for assistance. If a person decides to appeal any decision made by the Planning and Zoning Commission, Local Planning Agency, Board of Zoning Appeals, or Land Development Regulations Commission, with respect to any matter considered at such meeting or hearing, they will need a record of the proceeding; and for such they may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. Exact legal description and/or survey for the cases may be obtained from the files in the Growth Management Department Common/pz agenda 3- 28- 06.doc 2