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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" S:IPlanninglSharedlWplProjectslThe Watershed Act II, InclHTEXlStaff Report.doc ( ( Location Map The Watershed .------- ._~=--====. -- ~ ii 5 I- ~ 5 0- ----- . ED II -Qu.;: ~N....." . 'Uif~-~ '''fl.='-' ~ R1 - ..--' ---- -- -------. PUD~ --~-, i-~ ~y~ -:~ -~~ <:)Q:- <v0 .:f ~~ ~----/~ ~ - -----.-----:~~ ~O:' -----------.. o __________ cr: LJ.J ~ o i'f .l: ~ ~ J: ------- ~ ~- \ i~~ ~ C3 \ en ' ~ r/) ---===: '---"' o--=~~ z ~ ~ - o o -z -;:'" ./ - \ _QUANWJ\A-e-ABK- ----- PIO PIO LWOD E-4 CA AL --- )- I ~NTON (,;~L R1AA ---) - ..- - <8 EXHIBIT "A" ~ -~ I i ,-- i 'I ~ ~ '~ ;i-' ['I( N -4' 5 ----- "',. rg '~ U Hi~H~iii~Pi~ ~! ~!! 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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