LEGAL APPROVAL
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DEPARTMENT OF DEVELOPMENT
PLANNING AND ZONING DIVISION
. Building . Planning & Zoning . Occupational Licenses . Community Redevelopment
November 13, 2001
Mr Coos Kerr
KIlday & AssocIates, Inc
1551 Forum Place, SUIte 100 A
West Palm Beach, Flonda 33401
Re
For
File No
LocatIOn.
Boynton Beach MedIcal PavIlIon
HeIght ExceptIon for a parapet wall
FIle No HTEX 01-002
2800 Seacrest Boulevard
Dear Mr Kerr.
Enclosed IS the CIty of Boynton Beach Development Order for applIcatIOn Item HTEX
01-002 WhICh represents approval for a heIght exceptIOn for a parapet wall for the
Boynton Beach MedIcal PavIlIon.
Should you have any questIons regardmg thIS matter, please feel free to contact thIS
office at (561) 742-6260
Smcerely,
i1-UI!<-
MIchael W Rumpf
DIrector of Plannmg & Zorung
MRW.AD
Attachment: Development Order
CondItIons of Approval
J \SHRDA T A \Plannmg\SHARED\\\lP\PROJECTS\Boynton Beach Medical Pavihon\HTEX-Parapet Wall\Approval
fonn letter after CC.doc
City of Boynton Beach. 100 East Boynton Beach Blvd., P.O. Box 310 . Boynton Beach, Florida 33425-0310
Phone: (561) 742-6260 . www.cLboynton-beach.f1.us
DEVELOPME~ 'JRDER OF THE CITY COMMISS ~ OF THE
CITY OF BOYNTON BEACH, FLORIDA
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PROJECT NAME Boynton Beach Medical Pavilion (HTEX 01-002)
APPLICANT'S AGENT Chris Kerr, Kilday & Associates, Inc.
APPLICANT'S ADDRESS 1551 Forum Place, Suite 100A West Palm Beach, FI
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION Se~fI"\bcr 4,2001
Nol/em bee Co .9.00(
.
TYPE OF RELIEF SOUGHT Height Exception for a parapet wall
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DRAWING(S) SEE EXHIBITS "A", "B", "C" ATTACHED HERETO ,JG INOV - 9 2001
X THIS MA TIER came before the City Commission of the City of Blv";~~B~~~h" FI~rida
appearing on the Consent Agenda on the date above The City Commission hereby adopts the
findings and recommendation of the Planning and Development Board, which Board found as follows
LOCATION OF PROPERTY 2815 South Seacrest Boulevard
OR
THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above The City Commission having considered the
relief sought by the applicant and heard testimony from the applicant, members of city administrative
staff and the public finds as follows
1 Application for the relief sought was made by the Applicant in a manner consistent with
the requirements of the City's Land Development Regulations
2. The Applicant
X HAS
HAS NOT
established by substantial competent evidence a basis for the relief requested"
3 The conditions for development requested by the Applicant, administrative staff, or
suggested by the public and supported by substantial competent evidence are as set
forth on Exhibit "E" with notation "Included"
4 The Applicant's application for relief is hereby
X GRANTED subject to the conditions referenced in paragraph 3 hereof
DENIED
5 This Order shall take effect immediately upon issuance by the City Clerk.
6 All further development on the property shall be made in accordance with the terms
and conditions of this order
DATED
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S:IPlannongISHAREDIWPlPROJECTSIBoynlon Beach Medical Pa\lllionlHTEX.Parapel
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EXHIBIT "E"
CondItions of Approval
Project name Boynton Beach MedIcal PavIlIOn
File number HTEX 01-002
R fi A I' d S b 6 2001
."
e erence' lnnlIcatIOn receIve eotem er
I DEPARTMENTS I INCLUDE ! REJECT !
PUBLIC WORKS
Comments. NONE X
UTILITIES
Comments NONE X
FIRE
Comments NONE X
POLICE
Comments. NONE X
ENGINEERING DIVISION
Comments NONE X
BUILDING DIVISION
Comments, NONE X
P ARKS AND RECREATION
Comments. NONE X
FORESTERlENVIRONMENT ALIST
Comments. NONE X
PLANNING AND ZONING
Comments NONE X
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
Comments NONE X
ADDITIONAL CITY COMMISSION CONDITIONS
Comments. To be detenmned. ~~
S.\Planning\SHARED\\\'P\PROJECTSlBoynlon Beach Medical PavilioOlHTEX-Parapcl WaIJ\CONDITlONS OF APPROVAL. doc
DEPARTMENT OF DEVELOPMENT
MEMORANDUM NO PZ 01-216
STAFF REPORT
PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION
October 5,2001
Project Name/File No
BOYNTON BEACH MEDICAL PAVllLlON I HTEX 01-002
Height Exception for parapet wall
Property Owner'
Bethesda Healthcare System
Applicant/Agent:
Chris Kerr, Kilday & Associates Inc.
Location
2815 South Sea crest 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 2ih 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-M, 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 parapet wall feature to be constructed at 31 feet 8 inches (31 '-8")
high, which is 1 foot 8 inches (1 '-8") in excess of the maximum thirty
(30) foot height limit in 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) On September 4 2001, the City
Commission approved a site plan for a new 29,173 square-foot building at the site subject to City
approval of code modifications and approval of height exception applications (see Exhibit "8" - site
plan) The proposed building features a 44 feet 4 inches (44'-4") high entrance which was the
subject of a height exemption application approved by the City Commission on September 4, 2001
.,
-'
Page 2
Boynton Beach Medical Pavilion! HTEX 01-002
Memorandum No PZ 01-216
...
Furthermore, at their October 4, 2001 meeting, the City Commission approved the second reading
of an ordinance to
a) include parapet walls in the list of structures eligible for exemption from height limitations,
and
b) increase the maximum structure height in the C-1 zoning district from twenty-five (25) to
thirty (30) feet.
The proposed new building at the subject site includes a parapet wall that will exceed the new
height limit for the C-1 zoning district by one foot eight inches (1 -8") (see Exhibit "C" - elevations)
The applicant is requesting this height exception to allow the construction of the proposed parapet
wall at 31'8" high This height exception application is submitted in compliance with the conditions of
approval for the above-mentioned site plan
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. In addition, the parapet wall
will accent the entire fal(ade when considered together with the recently approved entrance feature
at forty-four (44) feet, contributing 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, and other architectural designs recently approved or constructed in the area
such as the nearby Dr Verma Medical Office, and the Bethesda Hospital expansion
Lastly, staff feels that the requested exception will not impact the area in a negative way because
a) a recent approval of a height exception of 44 feet for the main entrance feature for the same
project;
b) the subject parapet wall would provide the required screening for the roof top equipment; and
c) the application represents the minimal necessary to achieve the design intent of the project.
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 for a parapet wall of one
foot eight inches (1 '8") be approved No conditions of approval are recommended, however, any
condition of approval recommended by the Planning and Development Board or required by the City
Commission will be placed in Exhibit "E"
Attachments
JAMR
S\PlanningISHAREO\WP\PROJECTSIBoynton Beach Medical PavilionlHTEX-Parapet WalllHEiGHT EXCEPTION-ST AFF REPORT doc
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('
LOCATION- MAP
Boynton Beach Medical Pavilion
EXHIBIT "A"
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Kilday & Associates
Landscape Architects / Planners
15~1 Forum Place, Suite 100A
West Palm Beach, Florida 33401
(561) 689-5522 Fax (561) 689-2592
www.kildayinc.com
EXHIBIT"D"
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~efltim.Ber 9, 2QQl
(as amended October 11,2001)
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 G' .
.'\
DearMs~ ~
On behalf of the applIcant, Boynton East MedIcal Investors, L TD, please accept tlus
request for an exceptIOn from the reqUIred bUIldmg heIght lIrmtatIOn on a medIcal office
bUIldmg proposed at the southeast comer of Seacrest Blvd. and SE 27th Ave The CIty
COmmISSIOn recently amended the Land Development RegulatIOns to mclude parapet
screenmg to the lIst of Items that can extend above the dIStnCt'S bwldmg heIght
lIrmtatIons. Tills SIte plan, WIth parapet, was the baSIS for tills change to the LDR's. Tills
request IS to allow a portIon of the parapet screemng of the proposed Boynton Beach
MedIcal PaVIlIon to be exempt from the heIght requrrements of the C-l Zomng DIstnCt.
The proposed parapet wIll screen the HV AC and related eqUIpment from VIew It WIll
extend 20" above the maxrmum buildmg heIght lmutatIon of30' m the C~1 DIStnCt. The
top of the parapet Will be 31' 8" from the fimshed floor elevatIon. Please see the attached
cross sectIOn detaIl of the bwldmg heIght and parapet. It should be noted that thIs IS the
IdentIcal SIte plan, archItectural elevatIOns, and parapet screemng that was recently
reVIewed and approved by the TRC, Planmng & Zomng Board, and CIty ComnussIOn.
No changes have been made to the plans.
HeIght exceptIons are requrred 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 ex.isting and
proposed land uses
The heIght exceptIon WIll not have any adverse Impacts on the eXIstmg or proposed
land uses. The SIte currently houses several medIcal office bwldmgs, up to two
stones m heIght, willch were bUIlt m 1978 The recent constructIOn at the hospital
has hastened redevelopment In tills area such that the eXIstmg bUIldmgs have
become undeSirable. The redevelopment of thIs SIte WIll allow for the contmued
operatIOn of mechcal offices on this property m a modem, upgraded bUIldmg.
Height exception request
Page 1 of3
..,
...,
Be.cause the height waIver WIll allow the applIcant to screen the unSIghtly rooftop
equIpment from VIew as well as enhance the bUIldmgs 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
TIns heIght exception IS a neceSSIty In order to sufficIently screen the rooftop
eqUipment from VIew and to enhance the appearance of the bwldmg Smce the
current office bUlldmg was constructed, the CIty has mcorporated mto theIr Land
Development RegulatIOns reqUirements to screen rooftop eqUlpment as well as
requIrements to enhance all bUIldmg facades (Ch. 9, Section 11) Tlus SectIOn
reqUlres that, "rooftop equipment must be completely screened from view at a
minimum distance of 600 feet The proposed parapet wIll make thIS possible.
c. Whether the height exception will severely reduce light and air in adjacent
areas
The proposed heIght exceptIon WIll not reduce or adversely affect lIght on adjacent
areas. The parapet Will only exceed the dIstrIct's heIght 11lmtatIOn along the
penmeter of the bUlldmg by 20" There IS a resIdential home along a portIOn of the
southern property hne. The eXIstmg office buildmg IS setback 24 feet from thIS
property lme. The Boynton Beach MedIcal PavilIon buildmg will mcrease thts
separation to over 80' In addItion, because the subject property IS on the north SIde
of tlus neIghbor, the proposed bUIldmg Will not encroach mto tlus neIghbor's
sunlIght at any time of the day
d. Whether the height exception will be a deterrent to the improvements or
development of adjacent property in accord with existing regulations
The heIght exception will not deter, but will actually encourage the development of
adjacent propertIes m accordance With eXIstmg regulations. The maJonty of the
structures on the east SIde of Seacrest Blvd. were constructed before 1980 Many
are non-conformmg and do not meet the current Code requrrements for setbacks,
access, landscapmg, parkIng, etc Tlns proposal Will further the redevelopment of
thIS area, and w1l1 act as an exemplary model of deSIgn for the adjacent propertIes.
e. Whether the height exception will adversely affect property values in
adjacent areas
Tlus heIght exceptIon, m cOnjunctIOn WIth the proposed redevelopment of the
property, WIll only serve to Increase the values of adjacent propertIes As stated
earher, many of the propertIes m tlus area are m dilapIdated condItIOn. Tlus
redevelopment and the supenor deSIgn that the heIght exemptIOn allows WIll
enhance the value of tlus and the surroundmg propertIes. Currently, the SIte IS m
dISrepaIr With poor access and few redeemmg arclutectural qualItIes. ThIS
exemption WIll reverse these effects
f Whether the height exception will adversely influence living conditions in
the neighborhood.
Height exception request
Page 2 of 3
r~
ORDINANCE NO 01- So...
~. ~ @ ~ n \fl ~ ~
~i OCT 8 i OO~~i
L- ';
,-~ -PJFNT C,-: :6
AN ORDINANCE OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA AMENDING
LAND DEVELOPMENT REGULATIONS, CHAPTER 2
ZONING, SECTION 6.A.3 PROVIDING FOR AN
INCREASE IN THE MAXIMUM STRUCTURE HEIGHT IN
THE C-l ZONING DISTRICT FROM 25 TO 30 FEET,
~G
IN'
As described above, thIs heIght exceptI9n will advance the quahty of the hvmg
condItIons m the neIghborhood. ThIS proposal IS for a lngh-quahty bUIldmg of
supenor desIgn, and exemptIon requested IS part of that desIgn and WIll only serve
to rmprove upon It. The current hvmg condItIons m the neIghborhood are
Jeopardlzed by the eXlstmg lot layout and bulldmg desIgn. Not only IS the current
access onto Seacrest Blvd. dangerous, but the vIsual appearance of the eXIstmg
bUIldmg only serves to bhght the neIghborhood. Tlns proposal WIll sIgmficantly
rmprove upon the quahty of hvmg m the neIghborhood.
g Whether the height exception will constitute a grant of speczal privilege to
an individual owner as contrasted with the public welfare.
Grantmg of thIS exemptIon WIll benefit the pubhc welfare and CIty m general. The
mdIvIdual owner of the property IS requestmg thIS bUIldmg exemptIon to have the
opportumty to construct a bUIldmg of supenor desIgn, far beyond what currently
eXIsts on tlns property or on the adjacent propertIes
Items (h) and (i) are not standards for the applicant to address
Please accept thIs apphcatIon for the heIght exceptIon based on the above cntena.
Call me wIth any questIOns or comments
smcerefy,
U
cwL
KIlday & AssocIates, Inc
Enclosures
Height exception request
Page 3 of3
Code to (1) Increase the maxImum structure heIght m the C-1 zomng dIStnCt from 25 feet to
30 feet, and (2) to add parapets to the hst of potential exemptions from the bulldmg heIght
hmItatIOn,
NOW THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF
I THE CITY OF BOYNTON BEACH, FLORIDA, THAT
Section 1.
The foregomg whereas clauses are true and correct and are now ratified
and confirmed by the City COl11lIllssIOn.
Section 2 That Chapter 2 Zonmg, Section 2, Section 6.A.3 IS hereby amended
by addmg the words and figures m underlmed type and by deletmg the words and figures m
struck-through type, as follows
Sec 6 CommercIal dIStnCt regulations and use provIsIons.
A. C-l OFFICE AND PROFESSIONAL COMMERCIAL DISTRICT
3 BUIldmg and sIte regulations. No bUIldmg or portion thereof shall be erected,
constructed, converted, estabhshed, altered, enlarged or used unless the premIses and
bUIldmgs shall comply WIth the followmg regulatIOns
MaXImum structure heIght
R ~ feet, not to exceed two stones**
**ExceptIons.
1 MaxImum heIght for hospItal shall be forty-five (45) feet not to exceed four
(4) stones.
2. BUIldmg deSIgned for under bUIldmg parkmg shall be ~ (35) feet
maxImum. *(CondItional use approval required)
Section 3. That Chapter 2. Zomng, Section 4 General provisIOns. F.2 IS hereby
amended by addmg the words and figures m underhned type and by deletmg the words and
.
figures m struck-through type, as follows
-Sec 4 General PrOVISIons.
F HEIGHT LIMITATIONS AND EXCEPTIONS
2. Water, coolmg and fire towers, radIO and televlSlon towers of commercIal
nature, church spIres, domes, cupolas, flagpoles, electrical and mechanIcal support systems,
parapets. and SImIlar structures, and theIr necessary mechanIcal appurtenances may be
erected wIthm a structure or on top of the structure, above the dIStnCt heIght hmItatIOns
provIded herein, after obtammg approval of the CIty CommIssIOn base don theIr
consIderation of the standards for evaluatmg exceptIOns to dIstnct heIght regulations set forth
m paragraph 3 below
SectIOn 4.
Each and every other provlSlon of the Land Development RegulatIons
not herem specIfically amended, shall remam m full force and effect as ongmally adopted.
SectIOn 5. All laws and ordmances appl)'lng to the CIty of Boynton Beach m
conflIct WIth any provIsIons of tlus ordmance are hereby repealed.
SectIOn 6. Should any sectIOn or provIsIOn of thIS Ordmance or any portIOn
thereof be declared by a court of competent JunsdICtIon to be mvahd, such declSlon shall not
affect the remamder of tlus Ordmance.
Section 7.
SectIOn 8.
Authonty IS hereby gIVen to COdIfy thIS Ordmance
Tlus Ordmance shall become effective ImmedIately
FIRST READING thIS,q day of September, 2001
'I
SECOND, FINAL READING AND PASSAGE thIS L day of
October, 2001
V Ice Mayor
r---
\ ~ J
Conulllssloner
ConUlllSSlOner
ComrlllSSlOner
ATTEST
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