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
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PYLON IffER8TA 1E PlAZA
PHASE II
4> STEVEN L. CDHEN
AND ASSDCIATES, P.A.
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EXHIBIT "e"
CondItions of Approval
ProJect name
File number
RfI
Pylon Interstate Plaza
HTEX 03-009
EI t dr . h J
14 2004 d
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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
~
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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