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HomeMy WebLinkAboutMinutes P&Z 052802CITY OF PALM BEACH GARDENS PLANNING AND ZONING COMMISSION REGULAR MEETING Mav 28.2002 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 Barry Present 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 GROWTYH MANAGEMENT DMEC:l'OR Growth Management Director Charles Wu reported that there was not a quorum at the last the City Council meeting and a makeup meeting had been scheduled for May 30. Mr. Wu introduced the attorney present on behalf of the City, Marjorie Binder. APPROVAL OF MINUTES Meeting minutes of May 14, 2002: Mr. Volonte made a motion to approve the minutes of the May 14, 2002 meeting as submitted. Mr. Tarr seconded the motion, which carried by 5 -2 vote_, with Mr. Solomon and Mr. Ansay abstaining since they had not been present for that meeting. ROLL CALL Betty Laur, Secretary for the meeting, called the roll for Planning and Zoning Commission, Local Planning Agency, and Land Development Regulations Commission: Present Abcient Vice Chairman Barry Present Craig Kunkle, Jr., Chairman Chairman Pro Tern John Glidden Dick Ansay Joel Channing Dennis Solomon Steven Tarr Alternate Ernest Volonte Also present were Growth Management Director Charles Wu, Principal Planners Talal Benothman and Steve Cramer, Senior Planner Edward Tombari, Planners Kara Irwin and Jackie Holloman, and City Attorney Marjorie Binder. Planning & Zoning Commission Minutes May 28, 2002 PLANNING AND ZONING COMMISSION Recommendation to City Council Petition SP- 02 -03: Site Plan Review for a Clubhouse at Mirabella within Mirasol A request by Anne Booth of Urban Design Studio on behalf of Kenco Homes, to approve a site plan for a 9.062 square foot clubhouse facility on a 287 -acre parcel within the Mirasol Planned community District (PCD). The Mirasol PCD is bounded by PGA Boulevard to the south, Hood Road to the north, Florida's Turnpike to the east, and the C -18 Canal to the west (01- 42S -42E) Senior Planner Ed Tombari presented the project and explained that the outstanding issue was a request from staff to have the Seacoast Utility lift station screened. Anne Booth, agent for the petitioner, described the site plan and the proposed facilities. Ms. Booth proposed vibernum or Chinese Fan Palm for screerl:ng material since both .:'ere available at a 6' heA .. The clubhouse architecture : :'as reviewed. Ms. Booth stated the applicant agreed with all conditions of approval. Mr. Glidden inquired whether there was a dumpster. Ms. Booth responded there were no cooking facilities and trash would be taken to the street. Mr. Glidden noted a circular drive relieved the dead end parking and suggested adding 8' at the end past the porte cochere drop -off and another 6' -8' in width, moving parkins spaces closer to the buildina. Mr. Glidden suaaested a T- turnaround could be provided in the stabilized area to alleviate the parking problem. It was reported that Mr. Kunkle had been provided ...th plans b'at staff did not kno .�' his comments. Mr. Solomon Verified u.th the 04j' Forester that vibernum or Chinese Fan Palm would be satisfactory to screen the lift station. Mr. Ansay asked if 17' parking stalls would be a problem. Ms. Booth responded that the stalls were 18 -1I2' but only i 7' was paved. Mr. Glidden questioned 9' wide parking stalls, to which Mr. Tombari responded City Council supported 9' wide spaces for commercial and office uses. Mr. Tarr commented regarding the dead end that there should be a second access so there would be one way in and one way out, and he thought the spaces should be 9' -6" wide because there would be constant in and out traffic during the day. Ms. Booth indicated a clubhouse like this one in another development had had very low traffic volume, which was why no second access was provided. Mr. Tarr expressed his opinion there should be a second access but a t rnaro nrl ix»a better than not -bing Ms Bnntlh ;.. dlCatAr1 cignagP Marl not yat been UVVVl LAVVVU L LL L1411 L111LA YY LAJ L Vl Lll 1 Llllll 1 1 VVLll 111 K VLA Ul 11N V h- n- VL designed for the entrance. MOTION• Mr. Ansay made a motion to recommend to City Council approval of Petition SP -02 -03 with the following conditions and with the waiver requests as shown in the chart on page 4 of the staff report: 1. All tennis court fencing shall be vinyl coated in black or dark green, in accordance with LDR section 78 -186. Planning & Zoning Commission Minutes May 28, 2002 2. Prior to scheduling for City Council, the applicant shall revise the landscape plan to indicate cocoplum, vibernum, or Chinese fan palm hedge or similar material surrounding the lift station at a minimum of six -feet or height at time of planting. 3. The applicant, successor, or assigns, shall implement the following Crime Prevention Through Environmental Design (CPTED) guidelines: • Lighting locations shall not conflict with landscaping (to include long -term canopy growth). • Metal halide lighting shall be used for parking lot and pedestrian walkways. • Building lighting (non - glare) shall be around perimeter of all sides and on pedestrian sidewalk. • Entry signage shall be lighted. • Landscaping shall not obstruct view from windows or walkways Mr. Solomon seconded the motion. During discussion of the motion Mr. Glidden requested addition of a condition that paving be added to the southwest corner of the south parking lot to effect a 10' x 20' additional turnout for car maneuvering, with sufficient signage and markings to prohibit vehicular parking. Mr. Ansay accepted the addition; Mr. Solomon seconded. Motion carried 6 -1 with Mr. Tarr opposed. Recommendation to City Council Petition SP- 02 -09: Site Plan Review for Mirasol Parcel 13 A request by Anne Booth of Urban Design Studio, on behalf of Taylor Woodrow Communities, to approve a site plan for 40 semi - custom, zero lot line homes on a 10.48 -acre parcel within the Mirasol Planned Community District (PCD). The Mirasol PCD is bounded by PGA Boulevard to the south, Hood Road to the north, Florida's Turnpike to the east and the C -18 canal to the west. (01- 42S -42E) Senior Planner Edward Tombari presented the project and reported staff was working with the applicant to make condition 2 more up -to -date by including access by additional entities such as Northern Palm Beach Improvement District. Mr. Tarr indicated there was no drawing of this parcel in his package. Ms. Booth provided a plan. Mr. Tarr asked in the future that a drawing of the whole project be included so the location of the parcel within the project could be seen. Mr. Ansay expressed his opinion that with all the waivers requested, the City should have some type of zoning for this type of housing. Arnie Booth, agent for the petitioner, explained that this was a continuation of Parcel 3, which was previously approved, that density would be much lower than allowed by the master plan, and the design guidelines were submitted as part of the package. Ms. Booth offered proposed language for condition 2. Mr. Tarr asked how large the homes would be. Ms. Booth 3 Planning & Zoning Commission Minutes May 28, 2002 indicated less than 3,000 square feet and verified a 3' setback from the golf course for the screen enclosures. Mr. Tarr commented if one lived in units 8, 9, 10, 11, or 12 they would need a helmet if sitting by the pool, which was why he did not approve this project. Mr. Ansay requested an explanation of the Mirasol Residential Parcel Comparison, which Ms. Booth responded compared all parcels within Mirasol, showed those approved, and explained the other comparisons. Mr. Solomon commented the reason there were so many waivers was there was no applicable code and asked if landscaping plan was similar to another project, which was confirmed by Ms. Booth. Mr. Volonte agreed with Mr. Tarr on the rear setbacks for screen rooms, commenting that the residents would be bombarded with golf balls. Mr. Channing commented the only way to avoid this was not to build houses on golf courses, and discussion on reasonable distances from golf courses was needed. Mr. Glidden commented on the architecture and requested that molding and the stucco cornice below the molding on garage units on right elevations be returned back at least to the air conditioning units. Ms. Booth clarified this would be for the side entry garages. Ms. Booth commented these units were consistent with previously approved units and wanted to confirm that would not create a marketing problem. Mr. Glidden commented he would not have a problem with the applicant doing the same thing on those units. Mr. Solomon stated agreement with Mr. Glidden, and confirmed that the proposed language for condition 2 covered adding Northern by stating "governmental entities ". Vice Chair Present asked if Mirasol specified where the driveways would be in the cul -de -sac, to which Mr. Booth responded that was controlled by the model chosen. Vice Chair Present asked how Mr. Glidden's proposal would affect the previously approved parcel. Ms. Booth expressed concern because research was needed as to how many had already been constructed. Mr. Present suggested the change from this product forward; Ms. Booth responded the architecture would change on future units. MOTION: Mr. Solomon made a motion to recommend to City Council approval of Petition SP -02 -09 with the waivers requested in the staff report and with the following conditions with the language in condition 2 to be changed to the most recently approved language: 1. Prior to the issuance of the first Certificate of Occupancy, the petitioner shall provide all homeowners association documents language for review and approval by the City attorney and City Forester, including language designed to protect a designated shade tree on each lot for a formal street tree community program. 2. At no such time shall access be restricted from common areas, road rights -of -way or any other non - fee - simple properties owned or maintained by the Mirasol Property Owners Association or Homeowners Associations to the rear of fee - simple lots. Free and clear access shall be provided on golf courses, lake easements and common areas adjacent to preserves with the written consent of the Mirasol Property Owners Association and/or relevant Homeowners Associations. 3. The Applicant, successor, or assigns shall consider the following Crime Prevention 0 Planning & Zoning Commission Minutes May 28, 2002 Through Environmental Design (OPTED) guidelines: a) If the front entry door is a solid door and has a side panel window, the side window should be located on the opposite side of the door handle and door lock. b) All sides of the house, including porch areas, are to be equipped with electrical outlets to help facilitate motion sensor security lighting. C) Entry doors that swing inward are to be equipped with metal frames or other protective measures to "target harden" the doorway and discourage forced entry. (Double doors, glass doors or specialty doors are exempt from this provision.) d) Out - swinging exterior doors are to be equipped with security hinges. e) Alarm panels are to be kept out of view from windows. 4. Prior to the issuance of the first Certificate of Occupancy, street trees and street lights shall be field located to avoid conflicts between lights and landscaping, including long term tree canopy growth. 5. The return of the overhang molding detail and matching stucco trim below it on the zero lot line side of the units on right elevations shall extend back approximately to the point where the roof element vertical height of the roof changes. Mr. Glidden seconded the motion. Motion carried 5 -2 with Mr. Tarr and Mr. Volonte opposed because the rear setbacks were so close to the golf course. Vice Chair Present requested Ms. Booth leave the names of Planning & Zoning Commissioners at the gate so they could tour the project. Workshop Petition PUD- 02 -01: PUD Rezoning & Master Plan for Magnolia Bay Parcel (4.07A) A request by Cotleur Hearing, agent for DiVosta & Company, for a rezoning from Planned Development Area (PDA) to Residential -Low Density 3 (RL -3) with a Planned Unit Development (PUD) overlay district to construct a 159 single-family dwelling unit community with an overall density of 1.9 dwelling units per acre. The 83.84 -acre site is located on the northwest corner of the intersection of Military Trail and Hood Road (25, 26- 41S -42E) Planner Kara Irwin presented the project, described as a sister project to The Isles and which would contain the same models and lot sizes as The Isles. Rick Green, Vice President with DiVosta & Company, provided a description of the project. Mr. Green Planning & Zoning Commission Minutes May 28, 2002 explained that The Isles and this project combined had saved approximately 1,100 trips that had been approved. Stone and marble would be used in the entry features. Mr. Green compared pricing for units in this project with nearby projects and provided justification for requested waivers. Mr. Solomon asked if there was any parking room behind the guardhouse, which Mr. Green indicated would be addressed. Mr. Solomon questioned having one street tree instead of two per lot. Mr. Green responded there was not room on some lots for more than one but overall the average on the street was three trees per lot. Mr. Solomon commented the Homeowners documents should be checked by legal counsel. Mr. Green stated they would be the same as for The Isles. Mr. Solomon asked if assessments were the same for all lots. Mr. Green advised they varied only slightly but there was not a great variety between the high and low. Mr. Channing questioned if there was 10' separation between homes, which was confirmed by Mr. Green. Mr. Glidden reported he had met with the petitioner and reviewed the project and requested more landscaping around the lake. Mr. Green responded that Seacoast would not allow landscaping and clarified there was only 5' available for landscaping in the worst case. Mr. Glidden requested staff work with the applicant to see if there was any opportunity for more landscaping in the rear. Mr. Channing agreed with Mr. Glidden and requested detailed landscape plans at the next meeting. Mr. Channing commented he wanted all big, open areas landscaped. Mr. Green indicated there would probably be an agreement with Northern Palm Beach Improvement District to help with infrastructure; Mr. Ansay commented it should be indicated in the by -laws there would be an additional assessment. Mr. Tarr commented he liked the entrance buffer and hoped they would landscape Military Trail better than they had for The Isles. Mr. Tarr commented The Isles was the poorest landscaped new project in the city from the standpoint of canopy trees to line the thoroughfare. Mr. Tarr discussed sidewalks in the hammerheads that did not meet and asked if there would be a ramp for connectivity within the cul -de- sac. Mr. Tarr received verification there was enough room for emergency vehicles to turn around in the cul -de -sac. Mr. Tarr indicated he did not like garbage trucks having to pull into the "T" and then back out in areas where families with children lived. Discussion ensued. Mr. Tarr expressed his opinion he felt it would be a safer project with another access. Mr. Channing commented the turnaround was full size and trucks should not have to back up at all. Vice Chair Present received verification the commercial would be neighborhood serving. Vice Chair Present agreed with Mr. Tarr on a second access even if it was limited access. Mr. Green indicated that would jeopardize the integrity of the preserve and they were trying to keep costs down. Mr. Ansay indicated he felt residents would feel more secure with only one entry. Mr. Tarr commented he believed the garbage truck would back up to collect garbage on the ends of the "T" on every single cul -de -sac, and he believed a second entrance was important for traffic safety and emergency exit. Vice Chair Present stated for the record Mr. Glidden and Mr. Channing had met with the applicant. Workshop Petition PUD- 02 -03: PUD Amendment for Oakbrook Square Shopping Center A request by Bruce A. Arthur, agent for Doron Valero and Equity One Realty & Management, Inc., to amend the PUD master plan for the 20.8 -acre Oakbrook Square shopping center. The amendment includes demolishing an existing outer 27,402 square foot retail building, opening up the existing courtyard, and creating a new 12,000 square foot retail building within the parking lot, resulting in a Planning & Zoning Commission Minutes May 28, 2002 1 S, 000 square foot reduction to the overall square footage. The site is at the northeast corner ofPGA Boulevard and U.S. Highway One. (4- 42S -43E) Planner Jackie Holloman presented the project. Bruce Arthur, agent for the applicant and his associate, Marta. Arrera, were present to present the request. Mr. Arthur described changes in Oakbrook Square over the years and indicated the proposed demolition would open up the courtyard and a new free - standing building with architecture matching the existing center would be built closer to the road. Additional landscaping being proposed was described. Mr. Arthur indicated the applicant would like to start construction in July, demolition in August, have all tenants relocated by October, and complete construction of the new building in November. Mr. Arthur indicated Jacobsen's planned to stay and was discussing remodeling their exterior to be consistent with the rest of the center. Mr. Ansay asked for clarification of the landscaping. Mr. Arthur described the landscaping islands and indicated new parking would comply with the new codes. Mr. Tarr requested a description of traffic flow and noted that in the new building there were entrances on both sides. Mr. Tarr expressed his opinion no one would park along U.S. One. Mr. Tarr requested a lot more green along U.S. One, with canopy trees and less palms. Mr. Tarr expressed his opinion that the architecture was not high quality for the location and it should be something that would be highly visible. Mr. Solomon agreed, stating there should be some way to enhance the architecture of the new building to give it more eye appeal, possibly by adding barrel the like on the Jacobsen's building. Mr. Solomon indicated another problem was signage, and the request was more than code allowed. Mr. Solomon indicated there should be one type of signage on each site.. Mr. Glidden indicated he sympathized with the agent's position and it was hard to come up with a solution for this site. Mr. Glidden recommended sliding the outparcel building farther north to afford maximum view into the rear area, and to center the building on the void created. Mr. Glidden suggested setting the building a little farther back with more parking in the front and having 2 -way parking in the front. Mr. Arthur clarified the awning at Roly's would be removed. Mr. Glidden advised the applicant would have to screen the rooftop equipment. Mr. Glidden indicated he was not concerned with the front building matching the architecture in the back, and would like the front new building to be treated as a 4 -sided piece of architecture with high visibility from every angle. Mr. Glidden recommended taking a fresh look at this building with more pitched roofs and more asymmetrical massing, and advised that the air conditioning units would have to be screened. Mr. Glidden suggested creating 30% pitched roof masses balanced off with parapet wall in an asymmetrical fashion. Mr. Glidden commented if that were done he could go along with signs on both sides in recognition of the fact they were trying to satisfy everybody. Mr. Arthur indicated Jacobsen's was the driving force for where the building was to be located. Mr. Glidden responded it might be best for Jacobsen's but not for the rest of the center. Mr. Glidden recommended matching the colors and taking a whole different approach on the freestanding building. Mr. Channing agreed the new building should be treated as a focal point. Mr. Channing commented opening up the courtyard should work with more landscaping and the applicant should think about how the parking area would relate to the existing courtyard. Mr. Channing suggested keeping the main arch, not following the architecture in the back, having better pedestrian connection to extend the feeling of the courtyard, and requested the applicant 7 Planning & Zoning Commission Minutes May 28, 2002 bring a lot of details to the next meeting. The applicant expressed concern because their schedule was tight, which Vice Chair Present advised was not the concern of this Commission. Mr. Glidden and Mr. Channing offered to meet with the applicant. Mr. Wu advised they could not meet together. Mr. Ansay asked if the applicant had considered keeping the courtyard and improving the building frontage. Vice Chair Present indicated from a marketing viewpoint there was appeal to open it up but to keep the softness. Vice Chair Present commented he did not like that there was no connectivity and agreed the new building should be more centered and closer to the courtyard to invite people to go from it to the courtyard, and suggested the bank could be freestanding which would create a smaller outparcel building that could be moved closer. That would provide three center points and with the right kind of architecture where people could see through the buildings it could welcome them into the other buildings. Mr. Present indicated the applicant should think connectivity when doing the parking lot. Mr. Glidden commented the applicant wanted to keep all previously approved waivers, and requested the applicant state those so that the Commission could evaluate them. Mr. Glidden commented if the building was out away from the center, the only thing to connect was the walkway and the applicant was now providing more walkway than previously. LOCAL PLANNING AGENCY Public Hearin- and Recommendation to City Council Petition CP- 02- 06.Comprehensive Plan Text Amendment re- ardin- School Concurrence A City- initiated request to revise the level of service (LOS) tables to include interim LOS standards for countywide school concurrency. Principal Planner Talal Benothman presented the request, which was a housekeeping matter done on an annual basis. Vice Chair Present declared the public hearing open. Hearing no comments from the public, Vice Chair Present declared the public hearing closed. Mr. Benothman explained level of service and that 110% was considered good, that this increased capacity and that LOS did not include any modules. MOTION: Mr. Ansay made a motion to recommend to City Council approval of Petition CP -02 -06 to amend Tables 11A and 11B of the Public School Facilities Element of the City's Comprehensive Plan. Mr. Glidden seconded the motion, which carried by unanimous 7 -0 vote. LAND DEVELOPMENT REGULATIONS COMMITTEE Workshop Petition LDR- 00 -03: City Code Amendment to adopt a Citywide Roadway Beautification Plan A City- initiated request to amend City code chapter 62 entitled "Streets, Sidewalks and Certain other Public Places," and Article V, Division 7, in City Code Section 78 -324, entitled "Landscaping in Planning & Zoning Commission Minutes May 28, 2002 public road right -of- way," and Part III, entitled "Streets," in City Code Sections 78- 488(b) and 78- 498(b) in order to adopt a citywide Roadway Beautification Plan. City Forester Mark Hendrickson presented the request, and indicated this would create a new Section 62- 215 for standards in landscaping in public road rights -of -way. New roads dedicated after May 1, 2002 would follow County standards and therefore the State standards. Mr. Hendrickson advised that the Beautification and Environmental Committee recommended approval since they felt some standards were needed. Mr. Hendrickson indicated their concerns were reflected in the staff report. Mr. Kunkle had provided a letter in which he indicated too much sod was utilized in the plan, that Floratam was the highest maintenance, highest water consuming plant presently used and using less would result in lower initial installation costs, lower maintenance costs, lower water consumption, lower levels of noise pollution, improved road traffic safety conditions. Mr. Hendrickson noted at one time the City Council wanted Floratam in the medians on PGA Boulevard, but he had no problem changing to less sod. In response to Mr. Channing's questions, Mr. Hendrickson indicated that Hood Road was being developed without medians so landscaping would only be along road sides, that developers would still be responsible for landscaping adjacent to their projects, and that existing landscaping on the other side of the roads could be re- evaluated, but there would be some gaps, which might lie on the shoulders of the City and that could mean a significant cost factor. Mr. Hendrickson indicated he wanted it all to match and no to have to go back and re -do sections. Mr. Tarr asked what could be done to have developers put in larger trees along the roadways. Mr. Hendrickson responded that based on State and County standards, trees placed in medians must meet criteria to clear visual triangles and also there must be sufficient room in the median for larger trees, and a larger tree standard could be requested. Mr. Tarr indicated he was also talking about along the roadways, not just in medians. Mr. Hendrickson noted developers would object to changing the minimum requirement from 12' to 14' since 14' trees were field grown and therefore more expensive. Mr. Solomon asked if this would provide a specific plan for each section of the City or just a palette. Mr. Hendrickson confirmed it was just a palette and would not stifle creativity. Mr. Solomon indicated it would not be bad to raise the initial size but normally within a couple of years there was good growth, with which Mr. Hendrickson agreed. Mr. Glidden commented Mr. Hendrickson was going a good job, that he thought the City Council would go along with recommendations by Mr. Hendrickson and Mr. Kunkle, and that it was a good idea to use less grass in medians. Mr. Present commented that creative sculpturing of the grass added maintenance, that oak trees needed trimming more often than not, so as not to become obstacles to driving, and regarding gaps asked if there was a way to get a pool of money from developers that had no median or minimal frontage. Mr. Wu indicated there was a legal issue involved and staff was thinking of other options, possibly assuming some of the maintenance for which developers could pay the City, to take care of the maintenance and possibly create a pool of money that could be used for a long -range plan to fix gaps and fix medians if that was found to be legal. Mr. Hendrickson commented there were also grants that might be obtained to fix gaps with both landscaping and sidewalks. Mr. Solomon commented there was consensus that Mr. Hendrickson's proposal was on the right track. Mr. Wu indicated this would be sent to developers for their feedback, and it was up to the Board whether it would be presented as another workshop. M Planning & Zoning Commission Minutes May 28, 2002 OLD BUSINESS Mr. Glidden clarified a lot of his comments had been picked up and he had met with Planner Jackie Holloman and an assistant and they were finalizing the document, so this would be coming back to the Commission for comments. Mr. Glidden asked if the Design Review Standards were still in word processing phase. Mr. Wu indicated by the end of this week it would be sent out to the development community. Mr. Ansay commented regarding the shopping strip on Military just north of NorthMil it appeared they had not painted inside so that when viewed from Albertson's it would appear to be the same color as the building. Mr. Channing indicated all the work had not yet been done. Mr. Tarr commented he would like to be able to drive in all gated projects in order to compare projects and requested an ID badge or a way to assure city -wide access without a hassle. 10 Planning & Zoning Commission Minutes May 28, 2002 ADJOURNMENT There being no further business, the meeting was adjourned at 9:55 p.m. The next regular meeting will be held June 11, 2002. APPROVED: Craig Kunkle, Jr., Chair Barry Present, Vlce Chair Ae sear' John Glidden. Joel Dennis Solomon 2 L Alternate E01st Volonte etty La Secretary for the Meeting 11