Loading...
REVIEW COMMENTS DEPARTMENT OF DEVELOPMEN I MEMORANDUM NO PZ 01-216 STAFF REPORT PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION October 5,2001 Project Name/File No BOYNTON BEACH MEDICAL PAVILLlON / HTEX 01-002 Height Exception for parapet wall 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, South - Medical office building zoned C-1, East- SE 1st Place right-of-way and farther east a church located on a single-family residential development zoned R-1-AA, and 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 "B" - 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 fayade 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 JA:MR S:\Planning\SHAREDlWP\PROJECTSIBoynton Beach Medical PavilionlHTEX-Parapet Wall\HEIGHT EXCEPTION-STAFF REPORT.doc LOCATION MAP Boynton Beach Medical Pavilion EXHIBIT "A" ~~- ! U - , i ' C3,: -----, . , , , ~_.... I I [ r r r " I I . i I ! I 'I I ~ ! I I 10 400 r ~ 18 I J I ! I : I i I 80'] FEET P~J'-uYIN 6 PEP'" tr::[- (JB/Q! , \\\\\ \\1\\\ __llt~\\ ~\ t ~ ( E.~r\\6\1 "6"-- ~l ,," 1\ \, I \' t \\\ ,r- ~~~ ~- \i\\ \\1\\\ ~ ~~\\ \\ \\\ ~\ i\l\ \i .. \'l JJ '\ · \t \' ~. . ''" .;:! .-"-' - .....i\\ ,\ \~\\\ \ ...--------- ~ \~\\ ~ \\ ~ \ \\ \\\ \\ ,r- \ · t\ , - . 0 ~ t , \\\~\ \:.\l\ · \~\\ . . \ ill." \ ~}r\ ~,~ \~ii ~ ,~i M " ,,'Q.}Y " <- , ',' . J ' , \, 1 ~ " '.....~ ~ ... ~~,~,.. 'i~~i ~. ,<"'tt e;.~; :' ~ nil ~ '/ / / " e. r; \ W.... .. /i ~ 'ii ' ;t11 .Q.. ,,' /' ,/ ~ \ii~ iU ..... v ' '.' ~~\\ \\\ ,/ i\' "\~ ~ ~\ Q\\\l?l"\\ ~\ \~\\\'t\\\~~\\'\\\\\\\ ~ / / \ t~.~~~\~ \~'\\ \ll\t\\\\\\"~ll~' ~' \ ~\~~\;\ \ \\ \ 1\~\\~\i \ \ 1> \ .I\~\\\\\i\ I \a \\\ A ,~ · \10& u fi) \\\\\\\\\\i\i \ ~\ ~~ i -.J\ . ~ t t~t.~\\\ i t- it' hl.~\ I 1\ ~ 1\M \ t f dt~ ~... .~ ...~~F~f~ .. - ~ \ ~ ~\ ~~~~~~ ~ \,~\W\~C1L1 otBo1oll'" B"'cb.~, \~\\~\~\~ \ \ ~ ..... \ U"'il BO"Y1'1'fO~ Bf.A.CIi I \ \ \\ 'Mf.DICA.L A.KfS l'A~------~ ,- ~~ ===--5= ::.-::-::-f EXHIBIl"::.G~J.. ~~ J~ - :~ . I --@ il --0 '" ---<0 I~ I' ~ 1 I If ~ . ~ =. I ~ a ~ lo...~ r:O~ ;;1. ;A r.. .... UTlS 0 STOIIS I COLLUOllTITL pc. 1 I C lolorol-coro, _ _._~..'"" _~~ ~ ...J..,...,......,.. r! ~ ~ ~~ = ~ ~ ~b ~rl 11 ~I . II II I .; , [W i ll' II I I o 2: ~ ~ I t ~ -e.t ~ ~ f ~ [~ ~ II --@ z ~" ! <i ~; f f~ i I- I I . II 'I · ; [@} I t:! . I II:, II _r lAS1' BOYNTON llIDIC!L ARTS PAVIUON 11 o ,~~, NOnIAVd lV.JIa:iIK H.JV:!lH NOJ,NA-Of{ ! .. g ~ ~ Ii I il l> i 2 ! 'T~ i I ~ -lij s a , I I ,,&-,1 S\ EXHlBlT n.O'" 'NOJ.N},Oll .) ~-9:{-;19 'XYj wcn-ro"I*IUl3:-11I "'lMI] ~~ IP-.....//lI1N""'" !lIOO.tlt-C;I' '11 LZOlC Jl'iSJHNlI 'OC04l.1HUll .~.'llI &awO$SC1O ~t1{ S 1 ~ 3 1 I H ~ H Y 'J d ';i ^ I ! V H 0 II V 1 1 0 J saJIO!S SIno ! i i ~ i t ill ~ s t~~l! ig! ~ ~ . ! i i ; : ; ~ i ~!i t ) ,I) ! i i j ,j f: I' I I / f 1 i ,,' ," } ---fz---*------i-:;---''Jf 51 I lJ I. [ /. I .. _ L '" - ' . g ~ ~,I ~ , _.----..!.._~ ! I z o (; ~ 00 ~~ EXHIBIT"D" 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 ! 0" r--- -------- !'r' (DII. I L,. f -~_-l ~8pt8me8r 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 L' . _l_-I'f" \f 11\/ DearMs.G~' ~ /'.~ On behalf of the applIcant, Boynton East MedIcal Investors, L TD, please accept tills 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 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 bUIldmg heIght lImItatIOns. Tills sIte plan, WIth parapet, was the baSIS for thIS change to the LDR's. ThIS request IS to allow a portIOn of the parapet screemng of the proposed Boynton Beach MedIcal PaVIlIon to be exempt from the heIght reqUIrements of the C-1 Zomng DIstnct. The proposed parapet WIll screen the HV AC and related eqUIpment from VIew It WIll extend 20" above the maXImum bUIldmg heIght lImItatIon of 30' m the C-l Dlstnct. The top of the parapet WIll be 31' 8" from the timshed floor elevatIOn. Please see the attached cross sectIon detaIl of the bUIldmg heIght and parapet. It should be noted that tills IS the IdentIcal SIte plan, archItectural elevatIOns, and parapet screemng that was recently reVIewed and approved by the TRC, Plannmg & Zomng Board, and CIty CommISSIon. No changes have been made to the plans. 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 eXIstmg or proposed land uses. The SIte currently houses several medIcal office bUIldmgs, up to two stones m heIght, willch were bUIlt m 1978 The recent constructIOn at the hospItal has hastened redevelopment m tills area such that the eXIstmg bUIldmgs have become undeSIrable. The redevelopment of thIS SIte WIll allow for the contmued operatIOn of medIcal offices on tills property m a modem, upgraded bUl1dmg. Height exception request Page I of3 Because 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 m the area. b Whether the height exception is necessary ThIS heIght exceptIOn IS a neceSSIty m order to sufficIently screen the rooftop eqUIpment from VIew and to enhance the appearance of the bUIldmg. Smce the current office buIldmg was constructed, the CIty has mcorporated mto then Land Development RegulatIOns reqUIrements to screen rooftop eqUIpment as well as reqUIrements to enhance all buildmg facades (Ch. 9, SectIOn 11) ThIS SectIOn reqUIres 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 adJ acent areas. The parapet Will only exceed the dIStnCt'S heIght lImItatIOn along the penmeter of the buildmg by 20" There IS a reSIdential home along a portIOn of the southern property lme. The eXIstmg office buildmg IS setback 24 feet from thIS property lIne. The Boynton Beach Memcal PaVIlIon buildmg will mcrease thIS separation to over 80' In addItion, because the subject property IS on the north sIde of tills neIghbor, the proposed bUIldmg wIll not encroach mto tills 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 reqUIrements for setbacks, access, landscapmg, parkmg, etc. ThIS proposal wIll further the redevelopment of thIS area, and WIll act as an exemplary model of deSIgn for the adjacent propertIes. e. Whether the height exception will adversely affect property values in adjacent areas ThIS heIght exceptIOn, m conjunction WIth the proposed redevelopment of the property, wIll only serve to mcrease the values of adjacent propertIes. As stated earlIer, many of the propertIes m thIS area are m dIlapIdated condItion. ThIS redevelopment and the supenor deSIgn that the heIght exemptIOn allows WIll enhance the value of tills and the surroundmg propertIes. Currently, the SIte IS m dIsrepaIr WIth poor access and few redeemmg archItectural 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 of3 As described above, tills heIght exceptIOn will advance the quahty of the hvmg condItIons m the neIghborhood. ThIS proposal IS for a hIgh-quahty bUlldmg of supenor deSIgn, and exemptIon requested IS part of that deSIgn and WIll only serve to Improve upon It. The current hvmg condItIons m the neIghborhood are JeopardIzed by the eXIstmg lot layout and bUlldmg deSIgn. Not only IS the current access onto Seacrest Blvd. dangerous, but the VIsual appearance of the eXIstmg bUlldmg only serves to blIght the neIghborhood. Tills proposal WIll sIgmficantly Improve upon the qualIty of hvmg m the neIghborhood. g Whether the height exception will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. Grantmg of thIS exemptIOn WIll benefit the publIc welfare and CIty m general. The mdIvIdual owner of the property IS requestmg thIS buildmg exemptIOn to have the opportumty to construct a bUlldmg 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 applicant to address Please accept thIS applIcatIOn for the heIght exceptIOn based on the above cntena. .... Call me WIth any questIons or comments. ,/ smceiy, ; I: i I' cUe~' KIlday & ASSOCIates, Inc Enclosures Height exception request Page 3 of3 EXHIBIT "E" CondItIons of Approval PrOject name' Boynton Beach MedIcal Pavihon File number HTEX 01-002 R fi A IdS b 6 2001 e erence \OOllcatlOn receIve eotem er DEPARTMENTS INCLUDE REJECT PUBLIC WORKS Comments. NONE UTILITIES Comments NONE I FffiE NONE I I I Comments. 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 determined. ADDITIONAL CITY COMMISSION CONDITIONS Comments. To be detenmned. S:\PlanningISHAREDI \'.'P\PROJECTS\Boynton Beach Medical Pavilion\HTEX-Parapel WaIl\COKDITIO~S OF APPROY ALdoc ~1Il B 2: lZ! ,'-to I I I "4' ! I i . I ~ ! I , i .. I II Ii II I . , I DAVIS'STOKES C 0 L LAB 0 RAT I V E, P C. A'R,C'H'I'T'IIC'T'S m.1 atOIIJtM)S kllt. _~, rtNNESSEt nav JIL lis.. m"CIOMI 1lllD/l.......ccOlc.... (NI4L .'~UDl"", 'AI.- Ut-l2t-2OIQ . --...... ~...- ~IJE BOYNTON BEACH MEDICAL .... ... PAVIUON ;Y a;;'" &OI..:.:'....L- ==r:-.:~.. .... BOYNTON, FLORIDA "'"