REVIEW COMMENTS
8.F.l
THE WATERSHED (HTEX 03-003)
HEIGHT EXCEPTION
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO PZ 03-120
TO
Chairman and Members
Planning & Development Board
PROJECT
Michael Rumpf
Director of Planning and Zoning
Eric Lee Johnson, AICP at
Planner
May 19, 2003
The Watershed / HTEX 03-003
THRU
FROM
DATE
REQUEST
Height Exception
PROJECT DESCRIPTION
Property Owner' Watershed Treatment
Applicant/Agent: Richard Jones, AlA with Quincy Johnson Architects
Location 4905 Park Ridge Road (see Exhibit "A" - Location Map)
Existing Land Use / Zoning Industrial with the Quantum Park DRI Master Plan designation of Office-
Industrial (01) / Planned Industrial Development (PlO)
Proposed Land Use/Zoning No change proposed
Proposed Use Substance abuse rehabilitative hospital
Acreage N/ A
Adjacent Uses
North
Right-of-way for Park Ridge Boulevard and farther north is the Publix
Distribution Facility, zoned PlO,
South
Right-of-way for the South Florida Water Management District C-16 Canal
and father south is Pioneer Canal Park zoned Recreation (REe) and Single-
family Residential zoned R1-AA,
East:
Canada Dry Distribution facility, zoned PlO, and
West:
Right-of-way for Beta Drive and father west PJM & Associates manufacturing
facility zoned PlO
Page 2
Memorandum No PZ 03-120
BACKGROUND
The City Commission approved a request for Use Approval for a Substance Abuse Rehabilitative Hospital on
June 4, 2002. The applicant submitted a site plan (NWSP 02-005) shortly thereafter and the City
Commission subsequently approved it on November 6, 2002. At the time, the Commission never formally
took action to approve a request for a height exception, it was only a project condition of approval This
request for a height exception therefore, will represent the formal request for approval of the decorative
cupolas that were previously shown on the elevations approved by the City Commission
According to the approved site plan, the project will be constructed in three (3) phases using a campus-
type site layout. The first phase includes a four (4)-story main building which will contain offices, meeting
rooms, a kitchen, a dining room, and 120 patient rooms. Phase One will also include the following A one
(i)-story 174 seat auditorium, a pavilion, one (i)-story fitness room / cabana, and a swimming pool Both
Phases Two and Three will include two identical three (3)-story buildings, which will accommodate an
additional 106 patient rooms. The four (4)-story building, which is earmarked for Phase One, was
approved to be 45 feet in height. The elevations showed decorative cupolas on top of the roof that
appeared to exceed the district's maximum height of 45 feet (their dimensions were not shown on the site
plan) The height exception would only be required for the Phase One four (4)-story building (see Exhibit
"B If)
ANALYSIS
Except for within the Central Business District (CBD), Mixed-Use Low (MU-L), and Mixed-Use High (MU-H)
zoning districts, the citywide maximum building height is 45 feet. Approved in November of 2002, the
four (4)-story building proposed a maximum building height of 45 feet. The tallest portion of the roof was
the peak of the decorative cupola The dimension of the peak of the cupola was omitted from the
elevations but appeared to exceed 45 feet. The applicant is now formally requesting a height exception of
10 feet to allow the peak of the decorative cupolas to be 55 feet in height. Land Development
Regulations, Chapter 2, Zoning, Section 4 F 3, Height Limitations and Exceptions, states that in
considering an application for an 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. Decorative cupolas are architectural elements that are eligible to be
considered for height exceptions. Staff determined that the project meets the intent of all criteria
itemized in Chapter 2, Section 4 F 3 The decorative cupolas provide an attractive feature to help
interrupt the great expanse of roofline, while representing only a small portion of the entire roofline. The
cupolas serve no other project function aside from aesthetic value and appeal The cupolas will not
negatively impact adjacent properties in terms of reducing light or air Granting of this height exception
does not constitute a special privilege to the current property owner Staff feels that the cupolas, which
were already approved on the November 2002 plan, will enhance the overall project dynamic and their
exclusion would be detrimental to the design Staff's only criticism is that this request for height
exception should have been processed simultaneously with the site plan and not after the fact.
RECOMMENDATION
Based on the analysis contained herein, staff recommends that this request for a height exception of 10
feet be approved for the decorative cupolas. 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 "C"
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EXHIBIT "e"
CondItIons of Approval
Project name
FIle number
Reference
The Watershed
HTEX 03-003
Elevation drawings wIth a Mav 19.2003 date stamp marking
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/ENVIRONMENT ALIST
Comments. None
PLANNING AND ZONING
Comments None
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
Comments.
I To be determmed.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments.
2. To be determmed.
S,\Planning\Shared\Wp\Projects\The Watershed Act II, Inc\HTEX\COA doc