REVIEW COMMENTS
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 03-289
FROM:
Chairman and Members
Community Redevelopment Agency
Michael Rumpf C1 ~
Director of Planning and Zoning
Ed Breese ~
Principal Planner
TO:
THRU:
DATE:
December 2, 2003
PROJECT:
City Library / HTEX 03-007
REQUEST:
Height Exception
PROJECT DESCRIPTION
Property Owner: City of Boynton Beach
Applicant: Ms. Virginia Farace, Library Director
Agent: Ms. Choli Lightfoot, Schenekel Schultz Architecture
Location: 208 South Seacrest Boulevard (see Exhibit "A" - Location Map)
Existing Land Use/Zoning: Public & Private Governmental/Institutional (PPGI) / Public Use (PU)
Proposed Land Use/Zoning: No change proposed
Proposed Use:
A 35,166 square foot expansion of the existing 27,698 square foot City
Library.
Acreage:
214,413 square feet (4.92 acres)
Adjacent Uses:
North:
The City's Civic Center, then farther north right-of-way for Ocean Avenue;
South:
Right-of-way for SE 2nd Avenue, then farther south a mix of developed
residential structures with a Medium Density Residential (MEDR) land use
designation, zoned Duplex (R-2);
East:
The City's Arts Center, then farther east the City's Senior Center; and
West:
Right-of-way for Seacreast Boulevard, then farther west a mix of developed
residential structures with a High Density Residential (HDR) land use
designation, zoned Multi Family (R-3).
Page 2
Memorandum No. PZ 03-289
BACKGROUND
The applicant, Ms. Virginia Farace, Library Director, submitted a Major Site Plan Modification application
for the proposed 35,166 square foot expansion of the existing 27,698 square foot City Library. The new
construction would allow the expansion of various sections within the library that are currently cramped
for space (ie. youth reference, adult reference, computer areas, program rooms, etc.). This application
for a height exception accompanies the request for Major Site Plan Modification (MSPM 03-011). The
subject property is part of the municipal complex located between Boynton Beach Boulevard and SE 2nd
Avenue, and between Sea crest Boulevard and SE 1st Street (see Exhibit "A" - Location Map). The
maximum building height in the Public Use (PU) zoning district is 45 feet. The elevation (see Exhibit "B"
- sheets A005-A006) shows that the addition would be designed as a two (2) story structure and that the
typical height would be 40 feet - four (4) inches. The decorative entrance (Atrium Tower) however,
would have a height of 53 feet - eight (8) inches, which would require approval as a height exception.
ANALYSIS
Except for within the Central Business District (CBD), Mixed-Use Low (MU-L), and Mixed-Use High (MU-H)
zoning districts, the citywide maximum building height is 45 feet. According to Chapter 2, Section 4.F.1
of the Land Development Regulations, no portion of any structure intended to be utilized for residential,
commercial, or industrial purposes within the municipal limits of the City of Boynton Beach, Florida, shall
exceed the height of 45 feet. The maximum building height in the Public Use (PU) zoning district is also
designated at 45 feet. The 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. Places of assembly, church spires,
domes, decorative cupolas and similar type structures are architectural elements that are eligible to be
considered for height exceptions.
According to the elevations (see Exhibit "B" - sheets A005-A006), the addition to the City Library is
proposed at 40 feet - four (4) inches in height, except for the new decorative entry (Atrium Tower),
which will have a height of 53 feet - eight (8) inches. In other words, the building is actually proposed to
be four (4) feet - eight (8) inches below the maximum building height allowed in the Public Use (PU)
zoning district. However, the height of the decorative entry is proposed at 53 feet - eight (8) inches, or 8
feet - eight (8) inches above the maximum allowed in the zoning district.
Staff determined that the project meets the intent of all criteria itemized in Chapter 2, Section 4.F.3. The
decorative entry (Atrium Tower) provides a focal point for the entrance to this important civic structure as
well as an attractive feature to help interrupt the great expanse of roofline, while representing only a
small portion of the entire roofline. The site plan (see Exhibit "B" - sheet A002) show that the Atrium
Tower would be approximately 140 feet away from the west property line and further separated from the
closest residentially-zoned property by Seacrest Boulevard. Therefore, the Atrium Tower would not
negatively impact adjacent properties in terms of reducing light or air. The properties to the north and
east are city-owned. Granting of this height exception does not constitute a special privilege to the
current property owner. Staff feels that the decorative entry feature would enhance the overall project
dynamic and its exclusion would be detrimental to the design.
Page 3
Memorandum No. PZ 03-289
RECOMMENDATION
Based on the analysis contained herein, staff recommends that this request for a height exception of
approximately nine (9) feet be approved for the decorative entry (Atrium Tower). No conditions of
approval are recommended; however, any conditions of approval recommended by the CRA or required
by the City Commission will be placed in Exhibit "C" - Conditions of Approval.
S:\Planning\Shared\Wp\Projects\City Library\HTEX 03-007\Staff Report.doc
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EXHIBIT "e"
Conditions of Approval
Project name: City Library Expansion
File number: HTEX 03-007
fi H'hE R
Re erence: elgl t xceptlOn equest
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS- General
Comments: None
PUBLIC WORKS- Traffic
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/ENVIRONMENTALIST
Comments: None
PLANNING AND ZONING
Comments: None
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Conditions of Approval
2
DEPARTMENTS INCLUDE REJECT
Comments:
1. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
1. To be determined.
S:\Planning\Planning Templates\Condition of Approval ICity Library Expansion HTEX 03-007,doc
S:\Planning\Planning Templates\Condition of Approval 2 page -P&D ORA 2003 form,doc