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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. S:IPlanninglSharedlWplProjectslThe Watershed Act II, InclHTEXIStaff Report.doc Location Map SEACREST MEDICAL TOWER EXHIBIT "A" C1 \ Icn ~ p : ! ! '[ \ " i \ i \ I ! 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EXHIBIT "e" CondItIOns of Approval Project name: File number Rfi Seacrest MedIcal Tower HTEX 03-004 El d h J 6 2003 d t k' 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