REVIEW COMMENTS
6.A.3
BOYNTON BEACH MEDICAL
PAVILION
VARIANCE
Meeting
Date
File No
Location
Owner'
Project:
Request:
DEVELOPMENT SERVICES DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM #01-175
Staff Report for
Planning and Development Board and City Commission
August 28, 2001
ZNCV 01-017 Parking variance
2815 South Seacrest Boulevard
Bethesda Healthcare System
Medical Office Building
Request for a variance from the City of Boynton Beach Land Development Regulations,
Chapter 2, Zoning, Section 11 ,H 16 d (19), to allow one (1) parking space per 210 square
feet of gross floor area instead of the required ratio of one (1) parking space per 200
square feet of gross floor area, resulting in 139 spaces in lieu of the 146 spaces a
reduction of seven (7) spaces for a medical office building on a parcel zoned C-1
BACKGROUND
The subject property was developed in 1978 with a cluster of three (3) buildings, which are currently
used for medical offices The site is located along South Seacrest Boulevard immediately opposite
Bethesda Memorial Hospital (see Exhibit "A -location map) The applicant has concurrently applied for
site plan approval, a code review to increase building height and add parapets to the list of elements
eligible for a height exception, along with this parking lot variance application all in preparation for the
development of a new medical office building (see Exhibit "B - site plan)
The subject site plan shows project square footage would total 29 173 square feet which generates the
need for a total of 146 parking spaces at the minimum required ratio of one (1) parking space per 200
square feet of gross floor area, however the applicant proposes 139 spaces Therefore, a variance is
necessary to obtain relief from the zoning regulations to reduce the parking requirement from one (1)
space per 200 square feet of gross floor area to one (1) space per 210 square feet of gross floor area
The proposed reduction, and variance request, represents a difference of seven (7) parking spaces
The following is a description of the zoning districts and land uses surrounding the subject property'
North
South
East:
West.
SE 2th Avenue right-of-way and farther north a medical office building zoned C-1,
Medical office building zoned C-1,
SE 1 sl Place right-of-way; and farther east a church located within a single-family
neighborhood zoned R-1-AA, and
Seacrest Boulevard right-of-way and farther west Bethesda Memorial Hospital zoned C-1
ANAL YSIS
The code states that the zoning code variance cannot be approved unless the board finds the following
Page 2
File No ZNCV 01-017
a That special- conditions and circumstances exist which are peculiar to the land, structure, or
building involved and which are not applicable to other lands, structures or buildings in the same
zoning district.
b That the special conditions and circumstances do not result from the actions of the applicant.
c. That granting the variance requested will not confer on the applicant any special privilege that is
denied by this ordinance to other lands, buildings, or structures in the same zoning district.
d That literal interpretation of the provisions of this ordinance would deprive the applicant of rights
commonly enjoyed by other properties in the same zoning district under the terms of the ordinance
and would work unnecessary and undue hardship on the applicant.
e That the variance granted is the minimum variance that will make possible the reasonable use of
the land, building, or structure
f That the grant of the variance will be in harmony with the general intent and purpose of this chapter
[ordinance] and that such variance will not be injurious to the area involved or otherwise detrimental
to the public welfare
(Exhibit "C" contains the applicant's response to the above criteria)
Staff focused the analysis of this variance request on criteria "a" and "f" above As indicated in the
application and acknowledged by staff the parcel is irregularly shaped which affects site layout.
Furthermore, the applicant has indicated that project design, which is a factor of the needs of the
planned medical uses, has been tailored to best balance site constraints and project needs
The existing project consists of (3) buildings totaling 23 149 square feet of medical office space, and 108
parking spaces provided at a ratio of one (1) space per 214 square feet of gross floor area. The
applicant believes that the current deficiency in parking is also attributed, in part, to lot configuration
This deficiency along with other site deficiencies and non-conformities such as lack of curbing and
landscaping, and number and location of driveways makes the development of the subject parcel in
accordance with all codes a challenging task. Staff understands that project size has been reduced to
the minimal necessary to support the proposed uses, and space has been provided to exceed current
landscape regulations and maximize parking spaces Staff concurs with the applicant's statement that
the proposed site layout will offer a more functional and safe use than the existing parking area, while
complying with the code requirements for landscaping and site access, among other elements with the
exception of the total number of spaces Although the project could fully comply with the parking
requirements through the reduction of 1,400 square feet of building area, the following should be
considered
1) The proposed improvement would occupy only 14% of the site compared to 40% allowed by
code,
2) The open space or pervious area of the site is 24%, or 10% greater than the proposed lot
coverage of the improvement;
3) The proposed improvement represents an improvement in the parking ratio from 1 space per 214
square feet to 1 space per 210 square feet which still exceeds that provided at conventional
offices (1 space per 300 square feet), and
4) All other regulations are to be met on site including the provision of a full loading zone separate
from the parking areas (occasionally the loading zone is placed over parking spaces and
reserved for off-hour use thereby providing more room for parking spaces
Page 3
File No ZNCV 01-017
RECOMMENDATION
Based on the analysis contained herein, staff recommends that the request for relief from Chapter 2,
Zoning, Section 11 ,H 16 d (19), to allow one (1) parking space per 210 square feet of gross floor area
instead of the required ratio of one (1) space per 200 square feet of gross floor area, which represents a
variance of seven (7) spaces be approved No conditions of approval are recommended, however, any
conditions of approval added by the Planning and Development Board or City Commission will be placed
in Exhibit "0"
MR/JA
Attachments
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LOCA1'\ON MAP
Boynton Beach Medical pav\Uon
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EXHIBIT C
Kilday & Associates
Landscape Architects / Planners
1551 Forum Place, Suite 100A
West Palm Beach, Florida 33401
(561) 689-5522 Fax (561) 689-2592
www.kildayinc.com
Variance Request for Bethesda Medical Arts Pavilion
Prepared by Kilday & Associates, Inc.
June 13,2001
On behalf of the petitioner, Boynton East MedIcal Investors, L TD , please accept thIS
variance application for relief from two sections of the City's Land Development
Regulations
1 Chapter 2, Section 11 H. 16.d (19) requires medIcal offices to park at 1
space per 200 sf of gross floor area. Our SIte plan will park the medIcal
office at a rate of 1 space per 210 sf of gross floor area. A variance of
5 %, or 7 spaces, is requested.
2. Chapter 2, SectIOn 16 A.3 Includes bUIlding heIght limitatIOn of 25' on
structures in the C-1 Zonmg DIstnct. Our proposed office building IS 28'
in height. A variance of 12 %, or 3 feet is requested.
ThIS request wIll be revIewed concurrently wIth our application for SIte plan approval
which was subffiltted on June 6, 2001 The property IS m the C-1 Zoning Distnct, whIch
lunits bmldmg heIghts to 25' The proposed height vanance WIll not affect the overall
square footage, a two story bUIldmg IS proposed. ThIS proposal IS necessary to
accommodate the hIgher ceIlmgs and additIOnal equipment that IS reqUIred by the state
for the uses proposed in the mechcal offices The parking vanance IS necessary due to the
unusual dimenSIOns of the property
The SIte plan approval IS for a 29,173 sf medIcal office buIlding. Part of the amenity
package offered to the future tenants of the building WIll be unusually high ceIlmgs
within the offices. This amenity, while visually appealing, is also a functional neceSSIty
Because of the unusual nature of many the medIcal uses proposed for this buildmg,
mcludmg ambulatory surgery, hIgher ceIlmgs are reqUIred by state law In addItIon,
technological advances in surgical procedure have made It possible for more outpatIent
surgenes to be possible at speCIalIzed offices, such as those that will be located m thIS
building. The need for supenor arr CIrculatIOn and ventIlation is required when even
minor surgeries are performed. In order to prOVIde thIS augmented level of air CIrculatIon
and ventilatIOn, a mmimum of 4 feet is required for each floor Combmed with the
higher ceiling heIghts, a total of 28 feet WIll be reqUIred for the two story bmlding.
The subject property IS located at the southeast comer of Seacrest Blvd. and SE 27th Ave
This area of the City is predominately medical, hospital and ancillary uses. ThIS stretch
of Seacrest Blvd. mcludes vanous types of medical office bUIlchngs, most of whIch were
constructed over 30 years ago and whIch have subsequently began to fall mto dIsrepaIr
However, the redevelopment of the Bethesda Memorial HospItal, whIch IS located
directly across the street from the subject property, has acted as an Impetus for the
redevelopment of the surrounding properties. These new medical bUlldmgs are more
modern and include a greater level of amenities for the customer, both practical and
aesthetic ConsIstent with thIS renaissance to the area, the petitIOner is proposmg to
redevelop the subject property to these same modem standards. As a raze and
redevelopment project and as is typIcally the case WIth mfill redevelopments, there are
various inherent problems for the developer to overcome.
Attachment 'A' includes pictures of the current development on the property Please note
the decrepit condition of the buildmgs, the madequate/nonexistent perimeter and parkmg
lot landscapmg, as well as the extremely dangerous direct access that currently eXIsts into
the site from Seacrest Blvd. The petitioner IS attemptmg to redevelop a property that, as
It'S currently used, fails to meet the current LDR reqUlrements for setbacks, landscapmg,
parkIng, handicap accessibilIty, buffers, and numerous other Code reqUlrements. Also,
from the survey, note the unusual dimenSIOns of the site and the current parking layout on
the property The shape IS approxImately a narrow rectangle with a sharp angled triangle
to the rear Among other problems, thIS makes It partIcularly rufficult to prOVIde ingress
and egress onto the site. The current use on the SIte was able to overcame this obstacle
by not providing any curbmg or landscaping along half of ItS Seacrest frontage, and
penmtting cars to park along the property frontage Tlus has created a SItuation whereby
cars must back onto Seacrest Blvd. to eXIt theIr parkIng spaces. In additIOn, the eXIsting
use on the property provides 108 spaces for 23,149 sf of medIcal office. Tlus is a rate of
one space per 214 square feet. The current LDR's reqUIre one space per 200 sf The
proposed plan, even with the additional burden of providing all of the landscaping Islands
withm the parkIng area, provIdmg all of the setbacks and landscape buffers of the LDR's,
and elimmating the hazardous parking along Seacrest Blvd. provides more parking per
square foot than currently exists on the SIte.
The eXIsting bUlldings on the SIte are defiCIent m terms of the current Code reqUlrements
and m terms of what the CIty would enVlSlon for thIS property In spIte of these problems,
the petitioner has created a SIte plan whIch meets all of the current requirements except
for the two minor variances requested WIth thIS applIcatIOn. Whether reVIewed
individually or in conjunction with the entire plan, the proposed vanances WIll rarucally
Improve upon the current situatIOn and WIll have only a positive effect on the surroundmg
community As further described below, the reasons that have made these variances
necessary are not the fault of the petitIOner, but rather they are the result of the unusual
lot configuratIon and the peculIar uses proposed for the medIcal bUIlding.
a. That special conditions and circumstances exist whzch are peculiar to the
land, structure or building involved and which are not applicable to other
lands, structures, or buildings in the same zoning district.
There are special circumstances that are the peculIar to the land and buildmg
involved. The land is of a peculiar shape that significantly effects the way the
building and parking lot must be designed. ThIS unusual site configuratIOn has
effectively lImited the land available for parking. The current buildmg parks the
site at a rate of 1 space per 214 sf, this proposal wIll park the site at a rate of 1 space
per 210 sf The unusual nature of the uses wIthin the bUIlding, as described above,
make the additional 3 feet m heIght necessary
b That the special conditions and circumstances do not result from the
actions of the applicant.
The circumstances described above do not result from the actIOns of the applIcant.
There are no changes proposed to the eXIstmg property dImenSIOns. The uses
proposed for the medical center are unique with special reqUIrements that have
created the need for the building heIght vanance.
c. That granting the variance requested will to confer on the applicant any
special privilege that is denied by this Ordinance to other lands, buildings,
or structures in the same zoning district.
Granting of these variances wIll not confer speCIal privIleges to applIcant denIed to
others. In fact, the current medical office use on this property proVIdes less parking
than what is proposed. In addItIon, because the property has a very Irregular shape
with road frontage on three sides, the only propertIes abuttmg the subject SIte are to
the south. The southern property lIne IS 259', 226' of this which abuts an eXIstmg
mechcal office building. It IS two story mechcal office wIth a bUIldmg heIght of 28',
which is the same building heIght requested for this proposal. Therefore, there wIll
be no special privilege provided to the applicant that is denied to others in thIS
dIstnct by this variance. Along the remaInIng western 32' of the southern property
lme, IS a smgle famIly home. The current office bUIldmg IS 22' in heIght and is
setback 24 feet from the southern property lme This proposal WIll construct the
new office building over 80' from the southern property line, yet the buildmg height
WIll be only 6 feet hIgher Combmed WIth the proposed upgraded landscapmg, any
negative impacts on this neIghbor wIll be mInImal.
d. That literal interpretation of the provision of this chapter would deprive
the applicant of rights commonly enjoyed by other properties in the same
zoning district under the tenns of the Ordinance and would work
unnecessary and undue hardshlP on the applzcant.
LIteral interpretation of these prOVISIOns would depnve the applIcant of nghts
commonly enjoyed by other propertIes m the same dIStriCt. As preVIOusly stated,
the current mechcal office use on thIS SIte only parks the SIte at a rate of 1 space per
214 sf, our proposal will lesson this shortfall whIle proVIding all of the other
landscaping and access reqUIrements of the LDR's Also, the adjacent medIcal
bUIldmg to the south has an eXIsting bUIldmg heIght of 28', so ObVIOusly these
nghts are commonly enjoyed by other users in the dIStriCt.
e. That the variance granted is the mznimum variance that will make possible
the reasonable use of the land, buildzng or structure.
The requested variances are the mInimum possible to make reasonable use of the
land. Both of the vanance requests are minor and will not adversely affect the
surrounding propertIes. The heIght vanance of three (3) feet is exactly the
(-
ATTACHMENT 'A
Adjacent buildin2 is 28' inhei2bt ~
EXHIBIT "D"
CondItIOns of Approval
Project name Boynton Beach MedIcal Pavillion
File number ZNCV 01-017
R tI AId J 13 2001
e erence ,nnllcatlOn receIve une
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments. NONE
UTILITIES
Comments. NONE
FIRE
Comments NONE
POLICE
Comments. NONE
ENGINEERING DIVISION
Comments. NONE
BUILDING DIVISION
Comments NONE
P ARKS AND RECREATION
Comments. NONE
FORESTERlENVIRONMENT ALIST
Comments NONE
PLANNING AND ZONING
Comments. NONE
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
Comments. To be detemuned.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments To be determmed.
S:IPlanningISHARED\WPIPROJECTS\Boynton Beach Medical P."homZI\CV\CONDITIONS OF APPROVAL-doc
minimum required for the use proposed. Any less will not permit the apphcant to
provide adequate room and ventilation for the offices. A vanance of seven (7)
parking spaces is the mmimum necessary to make redevelopment of this site
possible.
f That the granting of the variance will be in hannony with the general
intent and purpose of this chapter and that such variance will not be
injurious to the area involved or othe1Wise detrimental to the public
welfare.
The variances requested are consIstent with the general mtent and purpose of each
chapter of the LDR and will not be detrimental to the public welfare. It IS not
uncommon for minor vanances such as these to be necessary m order to redevelop
infill sites such as this one. The ultimate redevelopment of the site is contingent
upon the approval of these vanances and WIll result in a vast Improvement for the
community as a whole. The Code estabhshes buIldmg height hffiltatlOns m each
zoning dIstrict for two primary purposes. First, hffiltatlOns on buIldmg heights
ensure VISUal compatibIlity between bUlldmgs. Second, heIght lImitatlOns restnct
the mtenslty of square footage that can be attained on a property This proposal WIll
not compromise either of these purposes. The proposed 28 foot buildIng height is
the same as the adjacent office building, and the overall square footage IS not
affected by the grantmg of thIS vanance As for the parlang vanance, smce the
current office buildmg use on the SIte provIdes less parlang than IS proposed,
granting the variance WIll not be detrimental to the pubhc welfare, but rather, It WIll
beneficial to It.
Considenng the benefit to the pubhc welfare, the speCIal circumstances that exist on the
site and with the proposed uses, as well as the lack of any negative Impacts to the
surroundmgs, we respectfully request that you grant the requested vanances.