HomeMy WebLinkAboutMinutes P&Z 082702CITY OF PALM BEACH GARDENS
PLANNING AND ZONING COMMISSION
REGULAR MEETING
August 27, 2002
MINUTES
The Regular Meeting of the Planning and Zoning Commission 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.
APPROVAL OF MINUTES
Meeting minutes of August 6, 2002, and August 13, 2002: Mr. Ansay made a motion to approve the
minutes of the August 6, 2002 meeting as submitted. Mr. Solomon seconded the motion, which
carried by unanimous 7 -0 vote.
Mr. Channing made a motion to approve the minutes of the August 13, 2002 meeting as submitted.
Mr. Solomon seconded the motion, which carried by unanimous 7 -0 vote.
ROLL CALL
Betty Laur, Secretary for the meeting, called the roll for the Planning and Zoning Commission and Local
Planning Agency:
Present
Craig Kunkle, Jr., Chairman
Vice Chairman Barry Present
Chairman Pro Tem John Glidden
Dick Ansay
Joel Channing
Dennis Solomon
Steven Tarr
Alternate Ernest Volonte
Alternate Douglas Pennell
Absent
Also present were Principal Planner Talal Benothman, Senior Planner Kara Irwin, Planner Jackie
Holloman„ City Forester Mark Hendrickson, and City Attorney Len Rubin.
Planning & Zoning Commission Minutes
August 27, 2002
PLANNING AND ZONING COMMISSION
Public Hearing and Recommendation to City Council
Petition PUD- 02 -09: PUD Amendment for Shell Gas Station at 4445 PGA Blvd
A request by Jason Perry of MDM Services, on behalf of Henry Miller, for approval of color
changes to building elevations and signage at an existing gas station. The applicant is proposing
to paint the canopy, building, and trash receptacles a new color; to install a new face on the
existing monument sign; and to install anew canopy sign. The 0.52 -acre site is located at the
northeast corner of PGA Boulevard and Military Trail.
Chair Kunkle declared the public hearing open.
MOTION:
Mr. Ansay made a motion continue the public hearing for Petition PCD -02 -09 to September
24, 2002. Mr. Solomon seconded the motion, which carried by unanimous 7 -0 vote.
Public Hearing and Recommendation to City Council
Petition PUD- 02 -03: Oakbrook Square Planned Unit Development Amendment
A request by Bruce A. Arthur of William Hamilton Arth ur Architects, Inc., agent for Doron Valero
and Equity One Realty & Management, Inc., for an amendment to a planned unit development (PUD)
for renovation of the Oakbrook Square Shopping Center site, including demolishing an existing
10,008 square foot retail building, creating a new 35-car parking pocket, and adding a new 6,000
square foot retail building that will result in a 4,008 square foot net reduction. The 20.8 -acre site is
located at the northeast corner of PGA Boulevard and U.S. Highway One.
Planner Jackie Holloman presented the project changes since the last presentation. Bruce Arthur, agent,
and his associate, Marta Arrera, were present on behalf of the petitioner and described the proposed site
plan. Substantial landscaping had been added since the last application, including one landscape island
every 9 spaces along U.S. Highway One. New landscaping had been added at the Jacobsen's building
and the landscaping in the courtyard had been enhanced. Other items described were enhanced
architecture, parapet screens for rooftop equipment, a more balanced south tower on the new outparcel
building, and the new building colors which would match the existing buildings. 35 parking places had
been added in the space where one building was to be removed. Mr. Arthur advised that there would be
30 spaces above the amount required by code. The architecture for the proposed new 6,000 square -foot
outparcel building was reviewed. One sign per tenant was proposed, as well as a barrel tile roof. Mr.
Arthur noted that all awnings in the shopping center would be burgundy and that more foundation
landscaping had been added.
2
Planning & Zoning Commission Minutes
August 27, 2002
Mr. Tarr agreed that this was a substantial improvement and the applicant had done most of the things
requested by the Commission. Mr. Tarr indicated he did not care for the block style of lettering shown
for signage above each tenant space, to which Mr. Arthur responded that the signage would be consistent
with the existing lettering. Ms. Holloman advised that a signage package would be presented to the
Commission, and that there would be a condition of approval that all buildings throughout the shopping
center must be painted the same. Mr. Tarr questioned the use of both round and square columns, to
which Mr. Arthur responded that the square columns were appropriate for the more massive tower
features. Mr. Ansay asked if a tenant had been secured for the outparcel building. Mr. Arthur indicated
there was not yet a tenant for that space and pointed out on the plans the spaces that were available. Mr.
Ansay suggested moving the outparcel building to the north of the shopping center. Mr. Arthur
commented that the proposed location would enhance the shopping center. Mr. Present indicated the
plan looked good, and questioned if the second story of the Jacobsen's building had been converted to
office space. Mr. Arthur explained that as soon as Jacobsen's vacated the building the space would be
divided. Ms. Holloman confirmed that the uses would be balanced. Mr. Solomon commented the new
plan was a great step forward but a lot of people would see the back of the east elevation, which was very
stark. Mr. Arthur explained that there was additional landscaping on the landscape plan that was not
shown in the elevation, including three palms and an oak tree in the islands. Mr. Solomon suggested an
architectural detail on each rear corner that would mirror detail from the front of the building. The
applicant indicated that the rooftop air conditioning units on the old building would be screened as
required by code. Mr. Solomon expressed concern if the air conditioning screens were box screens for
each unit. Mr. Pennell asked if the Commission was satisfied with the connectivity between the
outparcel building and the existing center or if there should be a pedestrian walkway. Mr. Arthur
responded that had been discussed at the last meeting and it had been concluded not many people would
walk to and from the outparcel building. Mr. Channing commented this plan was a great improvement,
but the landscaping seemed skimpy on the outparcel building, and questioned the covered walkway
shown attached to the old portion of the building. Mr. Arthur explained that covered walkway was
existing. Mr. Arthur confirmed there was a drive through at First Union and on the new outparcel
building. Ms. Holloman advised that the applicant had received a traffic concurrency statement. Mr.
Glidden disclosed he had had a discussion with the petitioner about a month ago, and complimented the
petitioner on the redesign of the outparcel building. Mr. Glidden noted he had a problem with build to
lines, and the Commission needed to work with City Council on that issue, but the applicant had done
what the Commission had asked. Mr. Glidden expressed his opinion that the southwest corner of the old
building needed a piece of architecture to anchor that corner, and suggested the petitioner be allowed to
proceed but come back at City Council level with an architectural anchor for that building, which he
indicated in his opinion was more important than screening the air conditioning units on the existing
building, and recommended that some of those funds could be used to add a small tower element of the
same scale of the outparcel building towers at that corner. Discussion ensued regarding the height of
the air conditioning screening. Mr. Glidden indicated he would prefer a glass storefront and signage on
the back of the outparcel building but the tower element on the corner was his main concern. Mr.
Glidden agreed people probably would not walk from the outparcel building to the main center but
connectivity was a big issue in Palm Beach Gardens, and recommended the paver brick walkway be
3
Planning & Zoning Commission Minutes
August 27, 2002
extended. Mr. Arthur responded that could easily be accomplished. Mr. Glidden asked if the drive
through would be for a bank or food, to which the response was a financial institution. Mr. Glidden
requested the roof tile for the new building match one of the existing tile roofs and asked that in the
future photographs of the existing roofs be included. Mr. Arthur indicated he would talk to the owner
about a tower on the southeast corner. Chair Kunkle asked if the outparcel would always be under the
same ownership as the rest of the center, to which Mr. Arthur responded yes, to the best of his
knowledge.
Chair Kunkle declared the public hearing open. Peggy Carroll, business owner of Optical Showcase
located at the southeast corner, asked how the front of the center would match the new outparcel, and
commented that they were no longer on the front since the outparcel would become the front of the
building. Ms. Carroll asked if the existing building would have awnings, if the roofline would be raised,
if there would be new landscaping, if new doors would face the street, if the existing doorways would
stay, and if the old landscaping would be kept, which was potted plants that had been moved around.
Mr. Arthur responded that everything possible was being done to make this a viable center, and that the
signage for Optical Showcase was proposed to face Duffy's because they were getting a lot of traffic, but
that could be changed, if desired, when the signage package was presented. Chair Kunkle requested that
Ms. Holloman respond to Ms. Carroll with specific answers to each of her comments. Hearing no
further comments from the public, Chair Kunkle declared the public hearing closed.
MOTION•
Mr. Glidden made a motion to recommend to City Council approval of Petition PUD -02 -03
with all staff comments in the staff report and the following additional conditions:
1. The screening on the new building and on the west wall of the existing retail building
that remains in the front of the project shall be sized to be as tall as any mechanical
equipment on the roof and not necessarily 416" as noted on the plan.
2. Any new roof tile in the project shall be as depicted on the rendering but also selected in
final form and presented to City Council and shall match at least one other major roof
in the project, i.e., Publix, Jacobsen's, or Duffy's building, but as close to the rendering
as possible.
3. The brick paver pedestrian path currently connecting the U.S. One sidewalk with the
northwest corner of the new retail building be continued due east all the way across the
main driveway of the existing new retail and handicap spaces be relocated to line up
with the walkway to provide pedestrian access from U.S. One into the project.
4. An architectural tower element very similar to any of those on the corners of the new
retail building shall be added to the southwest corner of Optical Showcase, having a
similar style and scale, to anchor that portion of the newly refaced retail building.
4
Planning & Zoning Commission Minutes
August 27, 2002
Further, that the signage package to follow will allow for some tenant signage of
limited scale on that tower element.
5. The existing freestanding wraparound metal equipment screen proposed for the east
retail wing be waived if staff can confirm that the existing air conditioning units are not
readily visible from U.S. One.
6. Petitioner shall provide a more detailed overall master paint color scheme for approval
at City Council level using the colors shown on the rendering and marrying them with
any existing colors on the existing retail.
Mr. Channing seconded the motion. Chair Kunkle indicated he was comfortable with the
landscaping on the new outparcel building. Mr. Tarr expressed concern that the outparcel
pedestrian walkway went through two lanes of traffic of the drive through and suggested it be
moved to the south side of the building rather than be on the south side of the driveway. Mr.
Tarr asked for staff comments and suggested in the future things like this be considered, and
stated he wanted his concern on the record that it was for safety. Mr. Solomon indicated he
was in favor of the tower element but was still uncomfortable with the east elevation of the
outparcel; otherwise he felt on the whole this was a good improvement. Mr. Pennell indicated
he was comfortable with the sidewalk, and felt all of the proposed elements would help Optical
Showcase's business. The applicant indicated all conditions were acceptable. The vote on the
motion was unanimous 7 -0.
Recommendation to City Council
Petition SP- 01 -04: Gables Parcel A Site Plan for the Single Family Portion
A request by Urban Design Studio, agent for Gables East Construction, Inc., and Northlake
Boulevard, LL. C., for approval of a Site Plan within a Planned Community District (PCD) to
construct 200 single family units. The 90.1 -acre site is located on the northeastern corner of the
west side of the Ronald Reagan Turnpike, south of Northlake Boulevard, and north and east of
Beeline Highway.
Senior Planner Kara Irwin presented the project, and indicated the intensity of waivers had been
reduced. Mr. Present observed that every time a new project was proposed it was smaller sites with
more setbacks, to which Ms. Irwin responded the projects she had handled all had similar waivers
and that all projects from all planners would need to be considered. Mr. Present commented there
was only a pocket that could be developed and the rest was preserved wetlands. Mr. Solomon
recommended a condition that the applicant would have to pay for a traffic signal on Northlake
Boulevard if one was warranted. Ms. Irwin indicated warrant studies were required with the PCD
approval. Henry Skokowski, agent for the applicant, commented the number of waivers requested
was necessary because the City still did not have guidelines for zero lot line developments. Mr.
Skokowski reviewed the proposed sidewalk locations, described the units, the proposed landscape
5
Planning & Zoning Commission Minutes
August 27, 2002
screening along Jog Road, and the park locations. Mr. Skokowski requested reconsideration of
conditions 21 and 22, since the applicant felt that no further architectural elements were needed on
the rear of the buildings other than the addition of banding around the windows. Chair Kunkle noted
that landscape sizes at installation was missing from the elevations. Mr. Skokowski requested that
condition 6 be changed from requiring the recreation center to be completed before the first home,
and that condition 16 require bronze screen room structures on the exterior homes and white on the
interior homes. Mr. Tarr noted very little had been done to the plans since the workshop for this
project.
Mr. Channing left the meeting at this point at 8:20 p.m., and Mr. Volonte was seated in his place.
Mr. Tarr commented that the Jog Road buffer was not adequate. Mr. Skokowski responded that the
30' buffer had been approved in the PCD. Mr. Tarr stated that he was against the waiver allowing
homes to be this close to Jog Road, asked for two sidewalks on each road, agreed with the applicant
regarding condition 16, indicated he did not like parallel parking and alleyways, and asked if there
was any justification for the waivers other than 69% open space. Ms. Irwin responded that staff felt
the large preserve was justification. Mr. Benothman advised that this applicant was allowed to have
more units than they had proposed. Mr. Tarr commented his point was the applicant was not
necessarily entitled to waivers. Mr. Ansay requested a condition of approval that applicant work
with the Audubon Society or similar organizations to provide walkways so that people could enjoy
the preserve. Mr. Skokowski confirmed that the developer remained the same, but that MI Homes
was doing the single family portion of the site. Mr. Solomon questioned if there were berms along
the exterior roadways, which was confirmed. Ms. Irwin confirmed that a conservation easement for
the preserve had been approved in the PCD. Mr. Solomon expressed his opinion that the developer
had given up a lot of land to provide the preserve, that a nature walk was a good idea but could open
up an issue of whether there should be parking there, that all sidewalks should be on both sides of the
roads, that he agreed with condition 6 but there should be relief from the way it was written and
recommended the clubhouse be required upon completion of 60 homes, which would be close to
30 %. Mr. Solomon commented he agreed with the applicant's proposed language for condition 16,
and with deletion of conditions 21 and 22. Mr. Pennell felt this development was very dense and
stated he favored two sidewalks for each roadway. Mr. Volonte asked what the situation was
regarding Jog Road, to which the response was it was the same. Mr. Glidden commented he was
concerned with the proximity of lots to Northlake Boulevard and Jog Road, that he would defer to
Chair Kunkle regarding whether landscaping was sufficient, that he did not feel strongly about the
sidewalk issue, and that he preferred screen enclosure structures to be bronze throughout the project.
Chair Kunkle commented the buffer had already been approved as a part of the PCD, and he felt the
landscaping for the individual units was very good, but street tree sizes needed to be added to the
plans. Chair Kunkle asked if the applicant had addressed the utilities proximity if sidewalks were
required on both sides of the streets, to which the response was some landscaping could be lost. Mr.
Kunkle stated he supported the request for a sidewalk wavier in order to get the streetscape as
proposed. Mr. Tarr requested a condition that the tree in the rear of the 60' lots along Northlake
T
Planning & Zoning Commission Minutes
August 27, 2002
Boulevard and Jog Road be a canopy tree. Mr. Tarr stated he thought safety was more important
than a tree when on a non - public right -of -way. The City Attorney recommended polls on the major
issues. The sidewalk issue poll was 4 -4; majority favored bronze for all screen room structures;
consensus was to require completion of the clubhouse upon completion of 60 homes; and that the
requirements for additional landscaping and architectural details on the rear of buildings would be
deleted.
Mr. Skokowski requested a substitute condition 22 that all rear trees along Jog Road trees be shade
trees within the proposed palette —either mahogany or oak. Mr. Solomon recommended that the
sidewalk issue on both sides of the road be only for perimeter lots along Jog Road, which was agreed
to by a poll of the Commission, and Mr. Skokowski agreed to look at that issue and offer a response
to City Council. Mr. Skokowski agreed to talk to the City Forester regarding working with the
Audubon Society to establish nature walks in the preserve area.
MOTION:
Mr. Solomon made a motion to recommend to City Council approval of Petition SP -01 -04 with
all conditions and waivers presented by staff with the following modifications:
1. Condition 6 shall be modified to require that the main recreation area be completed
when certificates of occupancy had been issued for 60 homes.
2. Condition 16 shall remain as is.
3. Condition 21 shall be deleted.
4. Condition 22 shall be deleted and replaced with the requirement that the tree at the
rear of lots along Jog Road and Northlake Boulevard be shade trees.
5. That the petitioner's request for wavier to sidewalks on both sides of the street is
granted except for the lots on Tekesta Way so that there will be sidewalks on all single
family lots on Tekesta Way up to the rotary where it meets the smaller lots.
6. Petitioner shall try to implement a nature walk feature on the west side of Jog Road
right -of -way consistent with conservation and still offer it as an amenity to the
residents.
Motion was seconded by Mr. Volonte and carried by 6 -1 vote with Mr. Tarr opposed.
Following a 5- minute recess, the meeting reconvened at 9:05 p.m.
7
Planning & Zoning Commission Minutes
August 27, 2002
Recommendation to City Council
Petition SP- 01 -04a: Gables Parcel A Site Plan for the Multi - Family Portion
A request by Urban Design Studio, agent for Gables East Construction, Inc., and Northlake
Boulevard, L.L.C., for approval of a Site Plan within a Planned Community District (PCD) to
construct 450 multi family units. The 90.1 -acre site is located on the northeastern corner of the
west side of the Ronald Reagan Turnpike, south of Northlake Boulevard, and north and east of
Beeline Highway.
Senior Planner Kara. Irwin presented the project. Henry Skokowski, agent for the petitioner,
described the architecture and landscaping, and presented graphics regarding housing types to show
density. Mr. Skokowski discussed condition 7 regarding handicap parking, and expressed an opinion
that handicap law only applied to accessible units which were first floor only since this project had
no elevators. The City attorney indicated he would look into the law. Mr. Skokowski indicated the
petitioner would comply with Florida law, and that the number of required handicap spaces would be
confirmed. Mr. Skokowski stated the petitioner agreed to all other issues. Mr. Glidden commented
this was an interesting plan, requested the gable ends be changed from white to the color of the trim
or a closely compatible color, noted the roof plans did not match the elevations and that the
Commission was approving the elevation versions and asked that this be corrected before
presentation to City Council. Mr. Glidden requested that the horizontal banding be carried around
the end walls, and that landscaping be clustered against the blank walls, with which the applicant
agreed. Mr. Glidden requested a condition to help City Council in their review, requiring the
applicant to submit at least one perspective of every building type. Mr. Pennell commented the
project was dense and indicated he favored a second entrance. The applicant confirmed that the roof
material was concrete tile. Mr. Solomon suggested that a scale model of the whole project would
help City Council. Mr. Present expressed concern regarding stacking on Northlake Boulevard at the
entry and requested this be revisited with the traffic engineer to address safety, considering peak
times and a second entry. Mr. Skokowski responded that it was a condition of approval that if Jog
Road were developed there would be a second access. Mr. Tarr commented he had the same issues
as before, requested canopy trees along the turnpike for buildings 4, 5, and 18. Mr. Skokowski
advised those buildings would not be visible because they would be behind the landscape buffer.
Mr. Skokowski agreed to swap out 50% of the palms to canopy trees and add 4 additional canopy
trees behind each building on the east side of the sidewalk. Ms. Irwin advised the City Engineer
would not allow trees in the lake maintenance area, so this condition should be made subject to
engineering approval.
MOTION:
Mr. Glidden made a motion to recommend to City Council approval of Petition SP- 01 -04a with
Staff recommendations and including the following additional conditions:
1. Revise drawings to show the continuation of horizontal stucco reveals as on the front
elevations (all to be at least 1 -1/2" tall) around the front, sides, and rear of all typical
Planning & Zoning Commission Minutes
August 27, 2002
buildings.
2. All gable pediments shall be painted with a color close in hue and compatible with
adjacent fascia trim color.
3. All roof plans shall be corrected prior to City Council review to match the elevations as
shown on the submitted plans and colored elevations.
4. Perspectives shall be provided of at least 3 multi- family buildings prior to City Council
review each showing a portion of the end wall and short vanishing.
5. Buildings 4 and 5 shall be reviewed for additional canopy tree switch out and /or
addition, subject to City Engineer approval.
6. Wavier for parking overhang shall be limited to 1 -1/2 foot less than code.
Motion was seconded by Mr. Volonte. It was clarified that the wavier for parking overhang
would be 17' pavement, 6" curb, and one foot of green. It was clarified that the reveals were
to be carried around the buildings rather than banding. Motion carried by 6 -1 vote with Mr.
Tarr opposed. Mr. Tarr stated his objections were the same as for the single family portion of
this project and he was doing his best not to turn the City into Broward County with projects
like this one.
LOCAL PLANNING AGENCY
Public Hearing and Recommendation to City Council
Petition DRLINOPC- 02 -01: Regional Center NOPC Time Extension
A request by Catalfumo Construction and Development, Inc., to amend the Development Order of
the Regional Center Development of Regional Impact (DRI) by extending the build -out date from
February 16, 2004, to January 16, 2009. The petitioner is requesting a four year and eleven -
month extension. The Regional Center DRI is located at the northeast corner of PGA Boulevard
(Blvd) and Alternate AlA and extends westward to the intersection of PGA Blvd and Prosperity
Farms Road
Mr. Glidden stepped down because of conflict of interest, and Mr. Pennell was seated in his place.
Principal Planner Talal Benothman presented the request.
Chair Kunkle declared the public hearing open. Hearing no comments from the public, Chair
0
Planning & Zoning Commission Minutes
August 27, 2002
Kunkle declared the public hearing closed. Mr. Present asked if 4 years eleven months was
sufficient time to complete what was left to be done. Mr. Ken Blair of Catalfumo Construction
advised the Commission of the various properties that were still to be developed, and that 4 years
eleven months should be enough time depending on the economy.
MOTION:
Mr. Ansay made a motion to recommend to City Council approval of Petition DRI/NOPC -02-
01. Mr. Present seconded he motion, which carried by unanimous 7 -0 vote.
OLD BUSINESS
Mr. Ansay asked for a status report regarding the open lands at Mirasol. City Forester Mark
Hendrickson responded that the Mirasol conservation areas of preserves and lakes were deeded to
Northern rather than being privately owned by the homeowners association. Mr. Hendrickson
reported there had been a problem with the City Police Department policing trails through private
conservation areas. Mr. Hendrickson expressed concern that if the preserve at Gables was to be
deeded to Northern or some other public agency that it might not be possible to put nature trails
there, because of safety concerns. Chair Kunkle commented that he had always understood the
preserve areas at Mirasol would be deeded to Northern at some point and were their ongoing
responsibility, and the improvements would be paid by the Mirasol residents only. Mr. Hendrickson
commented this might also happen in Evergrene. Chair Kunkle commented this had happened in
Old Marsh, and had worked well. Mr. Hendrickson commented anyone could walk through the back
yards.
NEW BUSINESS
Joint Review Process with Lake Park — Mr. Benothman reported that City Council had approved an
interlocal agreement with Lake Park authorizing joint review for the property at the southwest corner
of Northlake Boulevard and Congress Avenue, which the applicant wished to develop as a PUD with
part of the development lying in Palm Beach Gardens and part in Lake Park.
Chair Kunkle requested the ability to pick up applicants' power point reviews the Friday before the
meeting in order to review those before the meetings.
A recent newspaper article expressing concern regarding the County stalling developments was
discussed. Mr. Benothman advised that the County was not stalling anything and in fact was
continuing to issue concurrency certificates.
10
Planning & Zoning Commission Minutes
August 27, 2002
ADJOURNMENT
There being no further business, the meeting was adjourned at 10:05 p.m. The next regular meeting will
be held September 10, 2002.
APPROVED:
Kunkle, Jr., Chair
ice air
l�
John (Hidden rChair Pro Tern
Joel Channing
D ennis Solomon
i
Stev
etty Laur, ecretary for the Meeting
11