APPLICATION
J
ROGER FRY & ASSOCIATES
ARCHITECTS, P.A.
2791 BIRD AVENUE
COCONUT GROVE, FL
33133
T: 305.446.7787
F: 305.443,5755
March 17, 2003
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Mr. Mike Rumph
Director of Planning and Zoning
City of Boynton Beach
100 E. Boynton Beach Blvd.
Boynton Beach, Florida 33425-0310
PLANNING AND
ZONING OEPT
RE: Marina Village at Boynton Beach Height Exception Request
Dear Mike:
As per your request this letter is to describe in greater detail the areas requiring height
exceptions for Building No.1 and Building No.2 at the above project. Both buildings
are the same and require the same height exception.
The attached drawing titled "Partial Elevation at Building No.1" shows the required
exceptions in detail along with a roof plan delineating the locations ofthe raised
elements. The building has a flat roof. The elevation to the top ofthe flat roofis 144' -0"
from grade which is below the maximum of 150' -0" allowed by code.
The areas of the building which require a height exception consist of:
a.) A decorative pitched mansard on top of a raised parapet designed to provide
screening of rooftop AC equipment and to provide and architectural element with
traditional roofmg shapes appropriate to the scale of building. The top ofthis
"typical" mansard is 158'-0" from grade requiring a height exception of 8' -0".
b.) An additional raised parapet and mansard at the east end of the building to
provide variety in the roof shape to prevent the roof mansard from becoming
boring and repetitive on this important fa~ade facing the marina, the bridge at
Ocean Avenue and the Intracoastal Waterway. The top of this "mid-height"
mansard is 163' -0" from grade requiring a height exception of 13' -0".
c.) An elevator machine room projects above the main roof approximately 16'-0"
(near the center of the building) with a height of 160' above grade. On top of the
machine room roof a mansard is proposed to connect the architecture of the raised
machine room roof with the main roof mansard. This projection above the roof
Page 1 of2
. 1
creates a centerpiece for the main fayade of the building at both the street
elevation and the pool elevation and it centers above the main lobby entrance.
The mansard travels across the center of the roof from north to south to create a
distinctive architectural element when the building is seen from a distance. The
top ofthis "high" mansard is 168'-0" from grade requiring a height exception of
18'-0".
If you have any questions or need additional information please contact me.
Sincerely,
r./ /If
Roger Fry
Architect
Page 2 of2
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The Related Group of Florida
2828 Coral Way, Penthouse Suite
Miami, Florida 33145
Tel. (305) 460-9900, Fax (305) 460-9911
Mr. Mike Rumph
Director of Planning and Zoning
City of Boynton Beach
100 E. Boynton Beach Blvd.
Boynton Beach, Florida 33425-0310
March 3, 2003
RE: Marina Villa2e at Boynton Beach Hei2ht Exception ReQuest
Dear Mr. Rumph:
Pursuant to Chapter 2, Section 4 (F) of the City Code, we are applying for Height
Exceptions for two IS-story buildings as depicted in our site plan submission to the City
on February 5, 2003.
Two of our proposed buildings are 15 stories, which normally would not be over 150 feet
in height. However, so that the buildings remain esthetically attractive there are certain
mechanical functions and design elements and that need to exceed the 150 foot height.
These include the elevator machine rooms, and roof-top air conditioning equipment
(which is screened from view through the use of perimeter mansard type roofing which
exceeds the 150 foot height to the top of the mansard).
Section 4 (F) (3) states several questions to be answered by an applicant for a height
exception, as follows:
(a) Whether the hei2ht exception will have an adverse effect on the
existin2 and proposed land use.
Answer: The requested height exceptions will not have an adverse
effect on the existing and proposed land uses since the proposed
buildings are consistent with the Mixed Use (High Intensity) Zoning
District, which allows for a height of 150 feet.
(b) Whether the hei2ht exception is necessary.
Answer: The height exception is necessary to hide roof top air
conditioning equipment and to provide for rooftop elevator machine
rooms. In addition, the roof treatment provides articulation to give
the buildings a more desirable aesthetic appearance - not horizontal
flat parapets.
Page I of3
[d
(c) Whether the hei2:ht exception will severely reduce li2:ht and air in
adjacent areas.
Answer: The requested height exceptions will not severely reduce
the light and air in adjacent areas. Marina Village is bordered by
Boynton Beach Blvd. on the North and Ocean Avenue on the South,
and therefore will not impact any properties to the North and South.
The marina and the Intracoastal waterway is on the East side, and the
Financial Tower building is on the West side. The closest part
Marina Village to the Financial Tower is the parking garage and the
seven story element of the site plan.
(d) Whether the hei2:ht exception will be a deterrent to the
improvement or development of adjacent property in accord with
existin2: re2:ulations.
Answer: The requested height exceptions will not be a deterrent to
the improvement or development of adjacent property within the
Mixed Use (High Intensity) Zoning District. To the contrary, we
believe that the Marina Village project will act as a catalyst for the
redevelopment of other properties in the adjacent Mixed Use (High
Intensity) area.
( e) Whether the hei2:ht exceptions will adversely affect property
values in adjacent areas.
Answer: The requested height exceptions will not adversely affect
property values in adjacent areas, but will make for more interesting
architecture that will only increase surrounding property values, and
act as a catalyst to improving property values in the area.
(f) Whether the hei2:ht exception will adversely influence livin2:
conditions in the nei2:hborhood.
Answer: The requested height exceptions will not adversely
influence the living conditions in the neighborhood, but we believe
will provide for a more aesthetically pleasing view and neighborhood.
(g) Whether the hei2:ht exception will constitute a 2:rant of a special
privile2:e to an individual owner as contrasted with the public
welfare.
Answer: The requested height exceptions will not constitute a
grant of special privilege as contrasted with the public welfare,
particularly since without the height exceptions for the mechanical
and functional elements of our buildings (e.g., elevator machine
rooms, rooftop air conditioning equipment) and the enhanced
architectural features that will be the public "identity" for the project,
the appearance would not provide for as much "architectural" variety.
Future developments within the Mixed Use (High Intensity) District
will have the right to apply for such exceptions. The architectural
uniqueness which this allows will enhance the esthetics of Marina
Village and the public welfare.
Page 2 of3
[d
(h) Whether sufficient evidence has been presented to justify the
need for a heie:ht exception.
Answer: We believe that for all the reasons set forth herein,
sufficient evidence has been presented to justify the need for the
requested height exceptions for the functional, mechanical, and
architectural features of the Marina Village project.
Please let me know if you would like us to provide any other additional information.
Sincerely,
THE RELATED GROUP OF FLORIDA
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LBJ:eb
Page 3 of3
...
PROJECT NAME: Boynton Beach Marina
LOCATION: 743 NE 1st Avenue
PCN: 08-43-45-27-01-000-0370 & 08-43-45-27-01-000-0391
I FILE NO.: HTEX 03-002 II TYPE OF APPLICATION: )-\~IGfn .!
AGENT/CONTACT PERSON: OWNER: TRG-Boynton Beach, Ltd. ff.~tlfn
Lawrence Justiz, TRG-Boynton Beach, Ltd. PHONE:
PHONE: 305-460-9900 ext 139 FAX:
FAX: 305-460-9911 ADDRESS:
ADDRESS: 2828 Coral Way
Penthouse One Miami, FL 33145
Date of submittal/Proiected meetin2: dates:
SUBMITT AL / RESUBMITT AL 3/6/03
1 ST REVIEW COMMENTS DUE: N/A
PUBLIC NOTICE: N/A
TRC MEETING: N/A
PROJECTED RESUBMITTAL DATE: N/A
ACTUAL RESUBMITTAL DATE: N/A
2ND REVIEW COMMENTS DUE: N/A
LAND DEVELOPMENT SIGNS POSTED N/A
(SITE PLANS):
PLANNING & DEVELOPMENT BOARD N/A
MEETING:
COMMUNITY REDEVELOPMENT 4/8/03
AGENCY BOARD
CITY COMMISSION MEETING: 4/15/03
COMMENTS:
I
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S:\PlanningISHARED\WP\PROJECTS\MARINA\HTEX 03-002\2003 PROJECT TRACKING INFO.doc