REVIEW COMMENTS
7.F .1
SEACREST MEDICAL TOWER
(HTEX 03-004)
HEIGHT EXCEPTION
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 03-145
TO:
Chairman and Members
Planning & Development Board
THRU:
Michael Rumpf
Director of Planning and Zoning
FROM:
Eric Lee Johnson, AICP
Planner
DATE:
June 13, 2003
PROJECT:
Seacrest Medical Tower / HTEX 03-004
REQUEST:
Height Exception
PROJECT DESCRIPTION
Property Owner:
Francisco A. Solis
Applicant:
Francisco A. Solis
Agent:
Lawrence Kramer with South East Services, Inc.
Location:
Northeast corner of Seacrest Boulevard and Southeast 23rd Avenue; Lot 67,
Crest View Subdivision (see Exhibit "A" - Location Map)
Existing Land Use / Zoning: Office Commercial (OC) / Office Professional (C-1)
Proposed Land Use/Zoning: No change proposed
Proposed Use:
Medical office building
Acreage:
26,076 square feet (0.60-acre)
Adjacent Uses:
North:
Developed commercial (medical offices), zoned Office Professional (C-1);
Right-of-way for Southeast 23rd Avenue, then farther south is developed
commercial (Seacrest Open MRI), zoned Office Professional (C-1);
South:
East:
Developed commercial property, zoned Office Professional (C-1); and
West:
Right-of-way for Sea crest Boulevard, then farther west is developed
commercial (The Outpatient Center of Boynton Beach), zoned Office
Professional (C-1).
Page 2
Memorandum No PZ 03-145
BACKGROUND
The applicant submitted a request for conditional use / site plan (COUS 03-006) approval for the
construction of a 9,746 square foot medical office building. This application for a height exception
accompanies the request for conditional use / site plan approval. The subject lot is located at the
northeast corner of Seacrest Boulevard and Southeast 23rd Avenue. 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, conditional use approval would be required when projects are designed with under
building parking areas. If designed with under building parking areas, the maximum building height could
be 35 feet. 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, storage area, 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. Also, 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 South Elevation on sheet A-4 (see Exhibit "B'') is
proposed at 29 feet - eight (8) inches. 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 to be 33 feet - eight (8) inches in height and would also comply with the
maximum building height of the C-1 zoning district. However, the peak of the pitched roof for the
decorative cupola above the elevator shaft is proposed at 35 feet - eight (8) inches. The project
therefore, would require an eight (8) inch height exception.
Pitched roofs of 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 cupola (pitched roof) would provide an attractive feature to help beautify
what would ordinarily be a plain flat roof of an elevator shaft. The cupola serves no other function aside
from aesthetic value and appeal. The cupola 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 cupola would enhance the overall project dynamic and its
exclusion would be detrimental to the design. It should be noted that the applicant diligently worked with
staff to design a building that would be both architecturally compatible with this predominately
professional/medical office district yet still function as a private autonomous unit. It should also be
Page 3
Memorandum No. PZ 03-145
noted that the pitch of the roof is designed "Iow" to minimize the magnitude of the requested height
exception. However, any further reduction would reduce its aesthetic benefit.
RECOMMENDATION
Based on the analysis contained herein, staff recommends that this request for a height exception of
eight (8) inches be approved for the decorative cupola 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.
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Location Map
SEACREST MEDICAL TOWER
EXHIBIT "A"
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EXHIBIT "e"
CondItIOns of Approval
Project name:
File number
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Seacrest MedIcal Tower
HTEX 03-004
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6 2003 d
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e erence evatlOn rawme:s WIt a une ate s amn mar me:
I DEPARTMENTS I INCLUDE I REJECT I
I PUBLIC WORKS I I I
Comments' None
I Comments None UTILITIES I I I
FIRE
Comments. None
POLICE
Comments. None
ENGINEERING DIVISION
Comments. None
BUILDING DIVISION
Comments None
PARKS AND RECREATION
Comments. None
FORESTER/ENVIRONMENTALIST
Comments. None
PLANNING AND ZONING
Comments:
1 The elevation drawings should indicate the heIght of the peak of the roof over
both the elevator shaft and the stairwell.
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
Comments
2. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments
3. To be determmed.
S:\PlanningISharedIWplProjectsISeacrest Medical TowerIHTEXlCOA.doc
DEVELOP~., NT ORDER OF THE CITY COMM,-.)ION OF THE
CITY OF BOYNTON BEACH, FLORfDA
PROJECT NAME Seacrest Medical Tower
APPLICANT'S AGENT Larry Kramer- Southeast Architect Services, Inc.
APPLICANT'S ADDRESS 2298 NW 2nd Avenue Suite 21 Boca Raton, FL 33431
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: July 15, 2003
TYPE OF RELIEF SOUGHT' Height exception of eight (8) inches
LOCATION OF PROPERTY Northeast corner of Seacrest Boulevard and Southeast 23rd Avenue
DRAWING(S). SEE EXHIBIT "B" ATTACHED HERETO
THIS MATTER came before the City Commission of the City of Boynton Beach, Florida
appearing on the Consent Agenda on the date above The City Commission hereby adopts the
findings and recommendation of the Planning and Development Board, which Board found as follows
OR
THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above. The City Commission having considered the
relief sought by the applicant and heard testimony from the applicant, members of city administrative
staff and the public finds as follows
1. Application for the relief sought was made by the Applicant in a manner consistent with
the requirements of the City's Land Development Regulations
2. The Applicant
HAS
HAS NOT
established by substantial competent evidence a basis for the relief requested
3 The conditions for development requested by the Applicant, administrative staff, or
suggested by the public and supported by substantial competent evidence are as set
forth on Exhibit "C" with notation "Included"
4. The Applicant's application for relief is hereby
_ GRANTED subject to the conditions referenced in paragraph 3 hereof
DENIED
5. This Order shall take effect immediately upon issuance by the City Clerk.
6 All further development on the property shall be made in accordance with the terms
and conditions of this order
7 Other
DATED
S'\Planning\SHARED\WP\PROJECTS\Seacres! Medical Tower\HTEX\DO.doc
City Clerk