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REVIEW COMMENTS 7.C.l PYLON INTERSTATE PLAZA (PHASE II) (HTEX 03-009) HEIGHT EXCEPTION OEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO PZ 04-013 TO Chairman and Members Planning & Development Board THRU Michael Rumpf Director of Planning and Zoning FROM Eric Lee Johnson, AICP Planner ~ DATE January 15, 2004 PROJECT Pylon Interstate Plaza / HTEX 03-009 REQUEST Height Exception PROJECT DESCRIPTION Property Owner' Chambers Properties LLC Applicant: Neal G. Chambers Agent: Steven L. Cohen Location 1501 Corporate Drive (see Exhibit "A" - Location Map) Existing Land Use / Zoning Office Commercial (OC) / Office Professional (C-l) Proposed Land Use/Zoning No change proposed Proposed Use Office building Acreage 124,581 square feet / (2.86 acres) Adjacent Uses North Right-of-way for Woolbright Road, then farther north is developed commercial property (Racetrac gas station), zoned Community Commercial (C-3), South Vacant industrial (retention pond for Boynton Commerce Center) property, zoned Planned Industrial Development (PID), East: Two (2) story office building in Phase One, then farther east is right-of-way for Southwest 7th Court, still farther east is developed commercial (Lowe's), zoned Community Commercial (C-3), West: Right-of-way for Lake Worth Drainage District (LWDD) E-4 Canal, then farther west is developed commercial (First Southern Bank) A 60+/- foot portion of the subject property abuts developed residential property (Leisureville), zoned Single-family residential (R-1AA). Page 2 Memorandum No PZ 04-013 BACKGROUND The applicant submitted a request for conditional use / site plan (COUS 03-009) approval for the construction of a 29,419 square foot office building This application for a height exception accompanies the request for conditional use / site plan approval The subject property is located at the southwest corner of Woolbright Road and Southwest ih Court. The maximum building height in the C-1 zoning district is 30 feet and the building cannot exceed two (2) stories. However, according to Chapter 2, Section 6.A.3, two (2) floors over under-story parking is allowed up to a maximum of 35 feet but subject to conditional use approval The elevation (see Exhibit "B") shows that the building will be three (3) stories tall The first "floor" would primarily consist of the parking lot under the building, mechanical rooms, lobby, and elevator shaft. The traditional office space would only occur on the second and third stories. ANALYSIS 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. Except for within the Central Business District (CBD), Mixed-Use Low (MU-L), and Mixed-Use High (MU-H) zoning districts, the standard citywide maximum building height is 45 feet. However, the maximum building height in the C-1 zoning district is 30 feet. In the C-1 zoning district, when proposed structures are to be built above subterraneous or ground level parking lots, projects are considered not as permitted uses but rather as conditional uses. Subterraneous parking areas are preferred over surface parking areas, however, they are only feasible if the property has adequate ground elevation and soil type for drainage solutions. Additionally, conditional uses are different from permitted uses in that they must comply with a separate set of developmental / performance standards as well as be the subject of public noticing Also, in the C-1 zoning district, when a building is proposed above the parking lot (as in this case), the maximum allowable building height can be increased from 30 feet to 35 feet. The building as shown on the sheet A-3 (see Exhibit "B") is proposed at 35 feet in height. Therefore, the proposed building complies with the maximum allowable building height in the C-1 zoning district. The parapet wall (which screens the mechanical rooftop equipment) is proposed at 40 feet in height. This parapet wall is not counted towards building height. However, the peak of the pitched standing seam metal roof (proposed above the elevator shaft) would be 53 feet - seven (7) inches in height. The project therefore, would require an 18 feet - seven (7) inch height exception. Pitched roofs that conceal electrical and mechanical support systems are eligible to be considered for height exceptions. In considering an application for exception to district height regulations, the City Commission shall make findings indicating the proposed exception has been studied and considered in relation to specific standards. The exception would not have an adverse effect on the existing and proposed land uses. It is necessary to "hide" the elevator shaft and its mechanical equipment. It would not severely reduce light and air in adjacent areas. The building would be setback over 56 feet from the west property line. The height exception would not adversely effect property values in adjacent areas or adversely influence the living conditions in neighboring communities. The pitched roof would provide an attractive feature to help beautify what would ordinarily be a plain flat roof of an elevator shaft. According to the applicant, the roof serves no other function aside from aesthetic value and appeal The building could function without the decorative roof, however, it would be a plain, flat, roofline. Granting of this height exception does not constitute a special privilege to the current property owner Staff feels that the standing seam metal roof would enhance the overall project dynamic and its exclusion would be Page 3 Memorandum No PZ 04-013 detrimental to the design Therefore, staff determined that the project meets the intent of all criteria itemized in Chapter 2, Section 4 F 3 of the Land Development Regulations. RECOMMENDATION Based on the analysis contained herein, staff recommends that this request for a height exception of 18 feet - seven (7) inches be approved for the standing seam metal roof over the elevator equipment shaft, subject to the conditions of approval listed in Exhibit "C" Any conditions of approval recommended by the Board or required by the City Commission will be placed in Exhibit "C" accordingly S:\Planning\SHARED\WP\PROJECTS\Pylon Interstate Plaza\HTEX 03-009\Staff Report.doc .. 1 in = 300 0 feet Skr""" ' . " f/ '\ I ; \\ ~/ ,/ >....", ",.----,-" , . .....~. .. , EXHIBIT "A" PCD PCD Home Dep t C3 LOCATION MAP PYLON INTERSTATE PLAZA Phase II LOCATION MAP ~ II e~ I( y ~; 1==;... = I I i i I i I-~' b~ i ! -I I I i ~ i 1 = II ~~i = I ! i = I ~ I ~ I II I I 1==:... i l- I- I- f <f~ I II ~ =- i_I I 1f>1- I a 1 I i to- 1 = 1 I!I= ! J ~ IS L...- r- -<Ii ill j~ iJ 13 ~ L.-- - 31 ~! I i i i 1Q)'.f/')' i 12'.6 L 12'.6 '.~' ! &3"'! -, i i !11.... ~~~ ~dll; ll~ "1 lJ: ~ I-- Ii 1= i I ~~, ~~5 r ~'-I'- ~-f lJ -: I I i ~ - I~~ ~ IE:: --ae=:lI I IE3I ~ ~ ~ II r == == == == i = ~ ii' '10 i 1\'" ! i I i ~ ! ; UrG I ... 1 I ~ E: ~ I ~ i== ! ~ = I I i i i I i i i (; ; ! i !! i ~ i ~ i L... I i i i i i i i i 13'" ! ! ! ! I i i II I ! I E3 =i r/Q I i ib 1. i!b! ~'~ i"! . PYlON NTERSTATE PLAZA PHASE II 1lilII COII'OIlA 1E DlIVE IO'tIffllN lEAQI R. 8843 l( i i "') l- ~ I I I II I I-- 1=1 I I I i = ! I JI ~ U ~i 1-1 I I-- i I .... ~ - 8tJi I--- I I 1-1 I:-:=-CJ! ~ ~ I , I I- 1 i ~ I Ui -ft5 id jE -<~ ~i I~ ~ J = I I r--i- I - ! II - I ! -I F I ! I 1'"'- '"' I-- I i ~~ ~ r ..l F= ~~ ~l!j i i n i i ~~ i !&3' " ~~ ' I ~z IQ)'-f/')i. 12'-6 , 12'-& ~ 1 1, r~ \'I ~' l! ~ ~ ~~ &(.- ~. -f ~ & STEVEN L. COHEN ~ ~~~~~II~~~~. aDO HaW. ..ND Ave. .UITC 40e PLANTATION. F'L.cHuOA :saaa-4- PHa~.!~~:~.!~~~ -, ~ 13 ~ EXHIBIT "B" - 1= == ... ~[h () ~~ ~ CP.... ~ -<z ~~ " ~. ~I Ii....! -<.... ! ..~ I ~!i21 ~g~l ~ ill~~! ,= .......:l~i :::::= ~ I i!ii == : i i i i i i i i i i i i ~.. ~ I ~! ~i ~ II I? U~l i i i i i i I i i ii i i '4f 13'-" ! !li~ I~ ~~ II!.... ~ -f+ ~ , I I I ! ..--', , I I to Ii II ! 1= '0 ! '= ~ ~ lIE i!:: i- i= ifFiil 12 h ; t l ~i3Ei ~~ II ~ i! ! ~ I t~ I I ~r I ~ 2 % . , I f ~ . .. . t u 11111 !liil ~I'~l I , !i~ B~ I ~ if !>> ll;!l 'I : e i 13 ~ g I J l~ . l( ltD'-/2l,1 12'-6 ' 12'-6' ~ ~ f!! i~ 5.'~ EXHt8lT Y -'1l''' I 3 I o Ii ~~E !i ... II ~~I !~ II III ~I I~ ~ .. I .. II ... . ~~ I ~l I ~ ,~ G'" I ~ 1& It f!! ~i 53'-;' !:i ~ ~ l;~ 5.'- 5.'- ~-f ~ . I PYLON IffER8TA 1E PlAZA PHASE II 4> STEVEN L. CDHEN AND ASSDCIATES, P.A. ~~ 1MfttMIIa__ aao N..W.. .aND A'VIE. ~ 4De ............-rATI~ F"L.CROA ....... ~.!.~~~~~ -----=:~ .. COII'GRAlE_ ID'/IIlUI EACH R." EXHIBIT "e" CondItions of Approval ProJect name File number RfI Pylon Interstate Plaza HTEX 03-009 EI t dr . h J 14 2004 d t ki e erence. evaIon aWInlZS WIt a anuarv ate s amD mar nlZ 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: 1 If approved, Indicate by note on the elevation pages, "Building height approved per HTEX 03-009" ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS Comments. 2. None ADDITIONAL CITY COMMISSION CONDITIONS Comments: 3 To be determined. S:\PlanningISHAREDlWP\PROJECTSlPylon Interstate PIazaIHTEX 03-009\COAdoc - ~. STEVEN l LOHEN .eIATES P A , AlA ARCHITECTS . ,~ DESIGNERS ~ .. January 15, 2004 CIty of Boynton Beach 100 East Boynton Beach Blvd, POBox 310 Boynton Beach, FL 33425-0310 Attn. Mr Enc Johnson, Planner Planmng and ZonIng DIVISIon MJEg ,wr Re Pylon Interstate HTEX 03-009 ConditIonal Use for Height ExceptIon Dear Mr Johnson. Per the ZonIng Code, when a buildIng has parkIng beneath the structure, you are allowed to request a condItIonal use to raIse the maxImum buIldIng heIght to 35' above the flood zone In heu of the 30' maXImum bUIldIng heIght allowed Without parktng below The Standards for CondItIOnal Use are met In all Instances by thIS bUIldIng. Ingress and egress as well as off-street parktng and loading zones have not vaned by modIfYIng the heIght of the bUIldIng to comply With the condItIOnal use. We meet all the zomng requIrements that are necessary as to setbacks and conformance as to standards. There IS no adverse econonnc effect on any adjacent propertIes and, In fact, the bUIldIng IS an asset to all the surroundIng propertIes as It IS addIng new landscapIng and an aesthetIcally InVItIng structure to a now vacant and baron portIOn of land which IS on one of the maIn entrances to the City The addItIonal 5' of heIght IS for the screenIng of the mechamcal eqUIpment on the roof of the bUIldIng. We have provided an exceptIonal landscape plan that exceeds all the standards per your landscape code and, In fact, we are provIdIng an attractive and functIonal landscape buffer along the west property line We, therefore, have provided an exceptIOnally well designed and VIsually pleaSIng bUIldIng whIch will be an asset to the City and ItS resIdents. As before, thank you for all the tIme you and your staff have gIVen us to bnng thiS bUlldmg to ItlOn. , STEVEN L N AND ASSOCIATES, P.A. JtI I 6 2004 Very truly y Tel 300 NW 82 Avenue 954 452 9004 . Fax Registration No Suite 406 · Plantation Florida 33324 9544520201 · Email slcarch@bellsouth net 6819 · Corporation No AA0003149 Johnson, Eric From Sent: To Subject: Dominique Denis [dominiqued@slcarch.com] Tuesday, January 06 2004 3.25 PM Johnson, Eric RE. Pylon Interstate Plaza2 The height from the ground floor to the top of parapet is 40' from the top of the parapet to the top of the main entrance roof ridge we have another 13'-7" making a total of 53'-7" Thank You, Dominique Denis SIC Architects -----Original Message----- From Johnson, Eric [mailto JohnsonE@ci boynton-beach fl us] Sent Tuesday, January 06, 2004 3 06 PM To 'dominiqued@slcarch com' Subject RE Pylon Interstate Plaza2 Dominique, Are you sure it's that tall? When scaled, it seems to be in the 45 to 50 foot range Thanks, Eric Johnson City of Boynton Beach -----Original Message----- From Dominique Denis [mailto dominiqued@slcarch com] Sent Tuesday, January 06, 2004 2 44 PM To Johnson, Eric Subject Pylon Interstate Plaza Regading the above mentioned project, please be advised that the maximum height at the ridge of the building's main entrance is 53'-7" Thank You Dominique Denis SLC Architects 1 Johnson, Eric From Sent: To' Subject: Dominique Denis [dominiqued@slcarch.com] Tuesday January 06 2004 2:44 PM Johnson, Eric Pylon Interstate Plaza Regading the above mentioned project, please be advised that the maximum height at the ridge of the building's main entrance is 53'-7" Thank You Dominique Denis SLC Architects 1