REVIEW COMMENTS
Project Name/File No:
Property Owner:
Applicant/Agent:
Location:
Land Use/Zoning:
Type of Use:
Project Size:
Adjacent Uses:
North-
East -
South -
West-
Request:
DEPARTMENT OF DEVELOPMENT
MEMORANDUM NO. PZ 02- 039
STAFF REPORT
PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION
February 22, 2002
Woolbright Plaza/HTEX 01-003
Veronica Motiram
Isaac Mizrahi / H.P. Tomkins Jr. of H.P.T. Consultants, Inc.
Southwest corner of Congress Avenue and Woolbright Road
Local Retail Commercial (LRC) / Community Commercial (C-3)
Four-story building - Office / Retail
One-story building - Drug Store / Retail
Site Area:
Building Area:
Four-story building:
One-story building:
Total building area:
215,393 square feet (4.945 acres)
40,000 square feet
19,290 square feet
59,290 square feet
(See Exhibit "A" - Location Map)
Right-of-way of Woolbright Road, then property classified Local Retail Commercial
(LRC), zoned Community Commercial (C-3), and developed with a Mobil service station;
Right-of-way of Congress Avenue, then property classified Local Retail Commercial
(LRC), zoned Community Commercial (C-3) developed with an Amoco service station,
farther southeast is property classified Local Retail Commercial (LRC), zoned Planned
Commercial Development (PCD) developed as Boynton Shoppes;
Developed property classified Local Retail Commercial (LRC), zoned Community
Commercial (C-3) and occupied by Woolbright Corporate Center; and
Quail Run water detention area, farther west is developed property classified Low
Density Residential (LDR), zoned Planned Unit Development (PUD) and occupied by
Quail Run Villas.
Request for a height exception from the City's Land Development Regulations, Chapter
2, Zoning, Section 4. F.1, to allow a five (5) foot increase from the maximum forty-five
(45) foot height limit required within the C-3 Community Commercial zoning district; and
Request for a height exception from the City's Land Development Regulations, Chapter
2, Zoning, Section 4.F.1, to allow an increase of sixteen (16) feet - six (6) inches from
Page 2
Woolbright Plaza/ HTEX 01-003
Memorandum No. PZ 02-039
the maximum forty-five (45) foot height limit required within the C-3 Community
Commercial zoning district.
BACKGROUND
The project intent is to raze the existing 5,645 square-foot (vacant) bank building, which is approximately
located in the center of the 4.945 acre parcel and to replace it with a four-story office / commercial building
and a one (1) story drug store / commercial building. The four-story building will be a total of 40,000 square
feet in area. The first floor (10,000 square feet) will have commercial/ retail uses while floors two through four
(30,000 square feet) will be used solely for offices purposes. The one-story building will be a total of 19,290
square feet in area. The building will be comprised of the Walgreen's Drug Store (14,490 square feet) and
4,800 square feet of commercial/ retail area. No particular tenant is assigned to any of the bays.
The proposed four-story office building will have a false mansard style roof, with the top of the parapet to be
50 feet in height, which is five (5) feet higher than the district regulation of 45 feet. In addition, the building will
also have a peaked gable style roof that will house the elevator facility. This elevator facility will be located at
the north end of the building (see Exhibit "B" - Elevations). The top of this peaked roof for the elevator shaft
will be 61 feet-6 inches in height, or 16 Y:z feet above the maximum allowable height for the C-3 zoning district.
ANAL YSIS
Land Development Regulations, Chapter 2, Zoning, Section 4.F. 3, Height Limitations and Exceptions, states
that in considering an application for 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. Exhibit "C" lists those standards and how the applicant addressed them.
According to the elevation, the roofline for the four-story building will be at the zoning district maximum 45 feet
in height. In an effort to conceal rooftop equipment such as air-conditioner units or vents, the elevations show
that a false mansard roof will rise above the roofline by five (5) feet. According to Ordinance 01-52, parapet
walls are included under Chapter 2, Section 4.F.2 to be eligible for consideration for a height exception.
Pursuant to Chapter 9, Section 11.E., all rooftop equipment must be completely screened from view at a
minimum distance of 600 feet. This segment of the roof would be necessary to conceal the rooftop
equipment. To compare the two proposed buildings within the same property, the tallest point of the decorative
tower on the Walgreen's Drug Store building is 31 feet - 4 inches. The majority of the top of the parapet on
the four-story building is 50 feet in height. The difference between the tallest point of the decorative tower for
the Walgreen's Drug Store building and the majority of the parapet for the four-story building is 18 feet - 8
inches.
An elevator must be incorporated into the design of all commercial buildings with three (3) or more stories,
pursuant to Florida Accessibility Code for Building Construction, Section 4.1.3. The top of the roof for the
elevator shaft will be 61 feet - 6 inches in height, or 16 Y:z feet above the zoning district's maximum allowable
height. Although the top of the elevator facility proposed on the four-story building is larger than the tallest
point of the one-story building, it is not out of scale with the overall design of the building with which it is
proposed. The elevator facility is designed in scale with the entire building and the pitched roof at the top is an
integral part of the architectural design. Both the false mansard roof and the pitched gable roof styles are
compatible with each other. The roof style will be compatible with the one-story building on the same property
and also with the newer commercial buildings on adjacent commercial properties. This building design
employs the use of a S-tile roof, earth-tone colors and decorative arches that are compatible with recently
approved projects, such as Corina Collin Center, LLC and Mobil Gas Station, and also with the existing Fidelity
Federal bank building. According to the elevations, it appears that the second and third stories will have
oversized glass windows. These windows, in conjunction with the absence of score lines or anything else that
Page 3
Woolbright Plaza/ HTEX 01-003
Memorandum No. PZ 02-039
resembles an interruption between second and third floors lends itself a building design with the appearance
of only three floors. The height exception will not have an adverse effect on the proposed land uses. The top
of the roof will not reduce the sunlight of neighboring properties. The building is setback over 90 feet from the
south property line and over 120 feet from the west property line. Lastly, the application represents the
minimal necessary to achieve the design intent of the project, and is not felt by staff to be excessive.
RECOMMENDATION
Based on the analysis contained herein, staff recommends that this request for a height exception of five (5)
feet be approved for the mansard style roof. Staff also recommends the approval of the 16 ~ foot height
exception for the gable roof which will cover the elevator facility. 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".
Attachments
MR: EJ
J:\SHRDA T A\Planning\SHARED\WP\PROJECTS\Woolbrighl Plaza\HTEX 01-003\slaff report. doc
Location Map
Woolbright Plaza
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Conditions of Approval
Project name: Woolbright Professional Plaza
File number: HTEX 01-003
Reference: Application received December 20, 2001
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments: None
UTILITIES
Comments: None
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Comments: None
BUILDING DIVISION
Comments: None
I PARKS AND RECREATION I I I
Comments: None
FORESTER/ENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Comments: None
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
Comments: None
ADDITIONAL CITY COMMISSION CONDITIONS
Comments: None
J\SHRDA T A IPlanning\SHAREDI WP\PROJECTS\ Woolbright Plaza\HTEX OI-003\COAdoc