REVIEW COMMENTS
LJEPARTMENT OF DEVELOPMENi
MEMORANDUM NO PZ 01-174
STAFF REPORT
PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION
August23,2001
Project Name/File No
BOYNTON BEACH MEDICAL PAVILLlON I HTEX 01-001
Height Exception for entrance feature
Property Owner'
Bethesda Healthcare System
Applicant/Agent:
Chris Kerr, Kilday & Associates, Inc.
location
2815 South Seacrest Boulevard
land Use/Zoning
Office/C-1 (Office and Professional Commercial District)
Proposed Use.
Medical Office
Project Size
Site Area 2 05 acres (89,162 square feet)
Building Area 29,173 square feet
Adjacent Uses
(See Exhibit "A" - Location Map)
North - SE 2th Avenue right-of-way and farther north a medical
office building zoned C-1,
East -
Medical office building zoned C-1,
SE 151 Place right-of-way and farther east a church
located on a single-family residential development
zoned R-1-AA, and
South -
West-
Seacrest Boulevard right-of-way and farther west
Bethesda Memorial Hospital zoned C-1
Request:
Request for a height exception pursuant to the City's Land
Development Regulations, Chapter 2, Zoning, Section 4 F 2, to allow
a roof entrance feature to be constructed at 44 feet 4 inches (44'-4")
high, which is 19 feet 4 inches (19'-4') in excess of the maximum
twenty-five (25) foot height limit of the C-1 Office and Professional
Commercial zoning district.
BACKGROUND
The subject property is currently developed and used for medical offices, featuring a cluster of three
(3) buildings constructed in 1978 It is located along South Seacrest Boulevard facing west and
across from the Bethesda Hospital (see Exhibit "A" - location map) The applicant has concurrently
applied for site plan approval, a code review to increase maximum building height within the subject
zoning district and to exempt roof parapets from building height calculations, a parking lot variance
and this height exception application All applications are required for the processing of a request
for a new medical office building to be built on the subject parcel (see Exhibit "B" - site plan) One of
the main architectural elements of the proposed building is an enhanced entry feature to the fac;ade
Page 2
Boynton Beach Medical pavillion/ HTEX 01-001
Memorandum No PZ 01-174
of the building The triangular-shaped entry feature will have a finished height of 44 feet and 4
inches (444") as per proposed elevations (see Exhibit "C "- elevations) Such height exceeds by 19
feet and 4 inches (19'4") the current maximum height allowed within the C-1 zoning district of
twenty-five (25) feet. The applicant is requesting this height exception to allow the construction of
the proposed entry feature at 44'4 high
ANAL YSIS
Land Development Regulations, Chapter 2, Zoning, Section 4 F 3, Height Limitations and
Exceptions, states that in considering an application for exception to the district height regulation,
the City Commission shall make findings indicating the proposed exception has been studied and
considered in relation to minimum standards where applicable Exhibit "0" lists those standards and
how the applicant addressed them
According to the application, the overall building height will be 31 feet and 8 inches (31'8"), thereby
exceeding the maximum height allowed within the C-1 zoning district-twenty-five 25 feet (the
applicant is requesting a code review to make building parapets eligible for height exceptions, and
by increasing the maximum height for the C-1 district to 30 feet) The C-1 zoning district currently
allows a maximum height of 30 feet only for those buildings that include underground parking In
addition, the City recently amended the Zoning Regulations to increase the maximum height for a
single-family home from 25 feet to 30 feet. The additional height requested would correspond with
this previous increase in maximum heights for a single-family home In addition, the entrance
feature accents both the roof and the project entrance, which contributes to the overall quality of the
project. This design principal is promoted throughout the city and is consistent with design principles
recommended within the City's redevelopment plan
The proposed entrance is designed in scale with the entire project and is an integral part of the
architectural design of the project. The building design employs the use of a metal roof, and a mix of
triangular-shaped windows and decorative arches compatible with the newest office buildings in the
area such as the nearby Dr Verma Medical Office Lastly, the application represents the minimal
necessary to achieve the design intent of the project, and is not felt by staff to be excessive The
proposed project is compatible with other buildings in the area, which consists of a combination of
single- and two-story buildings and the adjacent Bethesda Hospital
RECOMMENDATION
Based on the analysis contained herein, and on the applicant's response to the minimum standards
required by code, staff recommends that this request for a height exception of 19 feet 4 inches
(19'4") be approved No conditions of approval are recommended, however, any conditions of
approval recommended by the Board or required by the City Commission will be placed in Exhibit
"E"
Attachments
JA:MR
EXCEPTION STAFF REPORT.doc
S.IPlanningISHARED\WPIPROJECTSIBoynton Beach Medical PavilionlHTEXlHEIGHT
LOCATION MAP
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ARTS PAVIUON
11
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EXHI BIT "0"
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
June 6, 2001
Ms. Lucia Galav, AICP
100 E. Boynton Beach Blvd.
PO Box 310
Boynton Beach, FL 33425-0310
RE. Request for height exception for East Boynton Medical Arts Pavilion
Ourfile 868.28
Dear Ms. Galav'
On behalf of the applIcant, Boynton East MedIcal Investors, LTD, please accept thIS
request for an exceptIon from the reqUIred buIldmg heIght lImItation on a medIcal office
buIldmg proposed at the southeast comer of Seacrest Blvd. and SE 27th Ave. ThIS
request IS to be revIewed concurrently WIth our applIcatIon for sIte plan approval.
The property IS m the C-1 Zonmg DIstnct, WhICh lImIts buIldmg heights to 25'
However, Chapter 2, SectIon 4(F) of the Land Development RegulatIons provIdes for
exceptIOns to the bUlldmg heIght limItation for certam architectural features.
SpecIfically, thIS Section of the LDR's allows domes, cupolas, mechamcal support
systems, and SImIlar structures to exceed the heIght lImItatIOn. ThIS proposal mcludes
two appurtenances on the office buIldmg that WIll exceed the heIght limItatIOn
(1) A single archItectural element IS proposed above the mam entry At ItS hIghest
point, the entry feature will extend 17 feet above the rooftop
(2) A parapet IS proposed for the roof that wIll screen the HV AC and related
equipment from view It wIll extend 46" above the rooftop
These two archItectural elements will not be utIlized for any commercial purposes or and
will not affect the overall square footage of the bUlldmg; they only serve as aesthetIc
enhancements to the facades of the buIldmg.
HeIght exceptIons are reqUIred to be consIstent WIth the standards of SectIon 4(F)3 as
follows
a. Whether the height exception will have an adverse effect on the existing and
proposed land uses.
The height exceptIon will not have any adverse Impacts on the eXIsting or proposed
land uses. The sIte currently houses several medIcal office bUlldmgs, up to two
(
Page 2
Ms. Galav
June 6, 2001
stories in heIght, WhICh were bUIlt In 1978 The recent constructIOn at the hospital
has hastened redevelopment In thIS area such that the eXIsting bUIldIngs have
become undesirable. As eVIdenced by the attached ExhIbIt 'A' & 'B', the current
office bUIldmgs on the site have fallen Into disrepaIr The redevelopment of thIS
site wIll allow for the contInued operation of medIcal offices on thIs property In a
modem, upgraded buildIng. Because the heIght waIver WIll allow the applIcant to
screen the unsIghtly rooftop eqUIpment from VIew as well as enhance the bUIldIngs
appearance from the Seacrest Blvd. frontage, It WIll have a posItive effect on the
current and surroundmg land uses in the area.
b Whether the height exception is necessary
This height exceptIOn is a neceSSIty in order to sufficiently screen the rooftop
eqUIpment from view and to augment the deSIred entry for the buIldIng. SInce the
current office bUIldIng was constructed, the City has Incorporated Into their Land
Development RegulatIOns reqUIrements to screen rooftop eqUIpment as well as
requirements to enhance all bUIldIng facades (Ch. 9, SectIon 11) ThIS SectIOn
reqUIres that, "rooftop equipment must be completely screened from view at a
minimum distance of 600 feet" It also requires that, "the buildmg fa~ade shall
have at least one offset having a pitched roof" ThIS heIght exceptIon is requested
for these exact purposes, WhICh will therefore further the CIty's established
Commumty DeSIgn GuidelInes.
c. Whether the height exceptlOn will severely reduce lcght and air m adjacent
areas.
The proposed heIght exceptIOn WIll not reduce or adversely affect lIght on adjacent
areas. The parapet that will extend along the pen meter of the bUIlding WIll only add
46" to the heIght of the structure. The entry feature, which is the more sIgmficant
structure in terms of potentIally effectIng lIght and aIr on adjacent areas, IS located
on the Seacrest Blvd. frontage. The property has a very Irregular shape WIth road
frontage on three SIdes. Therefore, the only properties abutting the subject SIte are
to the south. The subject property's southern property lIne IS 259' Of that, 226'
abuts an eXIsting medIcal office bUIldIng (see ExhIbit 'C') That office bUIldIng IS
28' In heIght, WhICh currently exceeds the City's bUIldIng height lImItatIOn, and WIll
therefore not be adversely affected by thIS proposal Along the remaInIng western
32' of the southern property lIne, IS a SIngle fanuly home The current office
bUIldIng is 22' in heIght and is setback 24 feet from the southern property hne ThIS
proposal WIll allow the constructIon of the new office bUIldIng to be over 80' from
the southern property lIne. In addItIon, because the subject property is on the north
SIde of thIS neIghbor, the proposed bUIldIng WIll not encroach Into the neIghbor's
sunlIght at any tIme of the day
Page 3
Ms. Galav
June 6,2001
d. Whether the height exception will be a deterrent to the improvements or
development of adjacent property in accord with existing regulatlOns.
The heIght exception wIll not deter, but WIll actually encourage the development of
adjacent properties In accordance wIth eXIstIng regulations. The majority of the
structures on the east side of Seacrest Blvd. were constructed before 1980 Many
are non-conforming and do not meet the current Code reqUIrements for setbacks,
access, landscapIng, parkIng, etc ThIS proposal WIll further the redevelopment of
thIS area, and WIll act as an exemplary model of desIgn for the adjacent properties.
Granting of thIS height exception will allow the developer of this SIte to construct a
product of supenor design that wIll set the tone for future redevelopment in the
area.
e. Whether the height exception will adversely affect property values in
adjacent areas.
ThIS heIght exception, in conjUnctIOn wIth the proposed redevelopment of the
property, WIll only serve to Increase the values of adjacent propertIes. As stated
earlier, many of the properties in thIS area are In dilapIdated condItion. This
redevelopment and the supenor design that the heIght exemptIOn allows will
enhance the value of thIS and the surroundIng propertIes. Currently, the site IS In
disrepaIr with poor access and few redeemIng architectural qualIties ThIS
exemptIOn WIll reverse these effects.
f Whether the height exception will adversely mfluence living condUlOns m
the neighborhood.
As descnbed above, thIS heIght exceptIOn wIll advance the quality of lIVIng
condItIOns In the neIghborhood. ThIS proposal IS for a high-qualIty buIldIng of
supenor deSIgn, the exemptions requested are part of that deSIgn and only serve to
Improve upon it. The current liVIng condItIOns In the neighborhood are JeopardIzed
by the eXIstIng lot layout and bUIldIng design. Not only IS the current access onto
Seacrest Blvd. dangerous, but the VIsual appearance of the eXIstIng bUIldIng only
serves to blIght the neIghborhood.
g Whether the height exception will constitute a grant of special pnvilege to
an individual owner as contrasted with the public welfare.
GrantIng of this exemptIon will benefit the publIc welfare and City In general The
indiVIdual owner of the property is requestIng thIS bUIlding exemptIOn to have the
opportumty to construct a bUIldIng of supenor deSIgn, far beyond what currently
eXIsts on thIS property or on the adjacent propertIes.
Items (h) and (i) are not standards for the appllcant to address
(
r
Page 4
Ms. Galav
June 6, 2001
Please accept this applIcatIOn for the heIght exceptIOn based on the above criteria.
Call me wIth any questions or comments.
----~--~--~---~---~--
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Exhibit 'A'
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Exhibit 'B'
Exhibit 'c'
Adjacent 28' office buildin
EXHIBIT "E"
CondItIons of Approval
Project name: Boynton Beach MedIcal Pavilhon
FIle number HTEX 01-001
Rfi A 1 dJ 3 1
e erence ~nnhcatlon receIve une 1 200
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments. NONE
UTILITIES
Comments. NONE
FIRE
Comments. NONE
POLICE
Comments NONE
ENGINEERING DIVISION
Comments NONE
BUILDING DIVISION
Comments. NONE
PARKS AND RECREATION
Comments NONE
FORESTER/ENVIRONMENTALIST
Comments. NONE
PLANNING AND ZONING
Comments NONE
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
Comments. To be detenmned.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments. To be detenmned.
S,\PlanningISHARED\WPIPROJECTS\Boynton Beach Medical P,,;lionIHTEX\CONDITIONS OF APPROV AL,doc