REVIEW COMMENTS
7.D .1
BETHESDA MEMORIAL HOSPITAL
(HTEX 03-006)
HEIGHT EXCEPTION
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 03.217
FROM:
Chairman and Members
Planning & Development Board and City Commission
Michael Rumpf 1\ v~
Director of Planning and Zoning
Ed Breese ~
Principal Planner
TO:
THRU:
DATE:
September 12, 2003
PROJECT:
Bethesda Memorial Hospital / HTEX 03 - 006
REQUEST:
Height Exception
PROJECT DESCRIPTION
Property Owner:
Bethesda Memorial Hospital, Inc.
Applicant:
Ms. Sheila Elijah, AlA with HDR Architecture, Inc.
Agent:
Ms. Sheila Elijah, AlA with HDR Architecture, Inc.
Location:
2815 South Seacrest Boulevard (see Exhibit "Au - Location Map)
Existing Land Use / Zoning: Public-Private, Government, Institutional (PPGI) / Public Use (PU)
Proposed Land Use/Zoning: No change proposed
Proposed Use:
Construction of a 56,277 square foot addition within the current footprint of
the hospital to accommodate a Comprehensive Inpatient Rehabilitation
Center
Acreage:
24.22 acres (total hospital site)
Adjacent Uses:
North:
Bethesda Medical Plaza, Early Learning Center @ Bethesda, and then farther
north single-family residential;
South:
Boulevard Manor Nursing Center and then farther south High Ridge
Apartments;
East:
Sea crest Boulevard, then farther east various medical offices/buildings and
then farther east single-family residential; and
West:
Bethesda Memorial Hospital parking and then farther west single-family
residential.
Page 2
Memorandum No, PZ 03-217
BACKGROUND
The consultants for Bethesda Memorial Hospital have submitted a request for Major Site Plan Modification
approval for a 56,277 square foot addition to the existing 530,542 square foot hospital. This application
for a height exception accompanies the above-mentioned site plan request (MSPM 03-008). The subject
property is located at 2815 South Sea crest Boulevard, on the west side, south of SW 23rd Avenue/Golf
Road (see Exhibit "A" - Location Map). The maximum building height in the PU zoning district is 45 feet.
The elevation (see Exhibit "B" - Sheet A201) shows that the building would be constructed within the
footprint of the existing hospital structure, and would add a 2nd, 3cd and 4th level to the northwest wing
(Radiology Department). According to Sheets A105 and A201, the 4th level, which is simply mechanical
space for the elevator and stair tower, extends to a height of 55 feet - five (5) inches. This mechanical
space exceeds the maximum allowable height of the PU zoning district by 10 feet - five (5) inches and
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 Land Development Regulations, Chapter 2, Zoning, Section 4.F.3,
Height Limitations and Exceptions, also 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. According to Chapter 2,
Section 4.F.2, electrical and mechanical support systems and their necessary mechanical appurtenances
may be erected within a structure or on top of a structure, above the district height limitations, and are
eligible for consideration of approval by the City Commission on a case - by - case basis.
According to the elevations (see Exhibit "B" - Sheet A201), the mechanical room (elevator and stair
tower) is proposed at 55 feet - five (5) inches in height, 10 feet - five (5) inches above the maximum
building height allowed in the PU zoning district.
Staff has determined that the project meets the intent of all criteria itemized in Chapter 2, Section 4.F.3.
The large footprint of the existing hospital on its sprawling campus-like setting would appear to dwarf the
mechanical room on the roof and create minimal visual impact. The closest residential structure is
approximately 300 feet away from the proposed mechanical room, in a northeasterly direction. In
reviewing the standards for granting approval, staff agreed with the applicant that the exception is
necessary to provide the required access to the roof, that there should be no adverse effect and that the
requested waiver would not severely reduce light and air in adjacent areas. The applicant notes that
there are no occupied spaces within the proposed mechanical room and that there should be no
perception of the project as a deterrent to the improvement or development of adjacent property or as a
special privilege granted to the hospital.
Page 3
Memorandum No. PZ 03-217
RECOMMENDATION
Based on the analysis contained herein, staff recommends that this request for a height exception of 10
feet - five (5) inches be approved for the mechanical room portion of the Bethesda Memorial Hospital
expansion project. 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" - Conditions
of Approval.
S:\Plannlng\Shared\Wp\Projecls\Bethesda Memorial Hospital\HTEX 03-006lSlaff Report.doc
Location Map
BETHESDA HOSPITAL
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EXHIBIT "C"
Conditions of Approval
Project name: Bethesda Memorial Hospital
File number: HTEX 03.006
Reference'
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/ENVIRONMENT ALIST
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\SHARED\ WP\PROJEC'TS\Bethesda\HTEX 03-006\COA.doc
S:\Planning\Planning Templates\Condition of Approval 2 page -P&D ORA 2003 form.doc