REVIEW COMMENTS
7.G.l
BETHESDA MEMORIAL HOSPITAL
PARKING GARAGE (HTEX 03-008)
HEIGHT EXCEPTION
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 03-264
TO:
Chairman and Members
Planning & Development Board and City Commission
Michael RumPf\f\~
Director of Planning and Zoning
THRU:
FROM:
Ed Breese t:k3-,
Principal Planner
DATE:
November 4, 2003
PROJECT:
Bethesda Memorial Hospital Parking Garage / HTEX 03 - 008
REQUEST:
Height Exception
PROJECT DESCRIPTION
Property Owner:
Bethesda Memorial Hospital, Inc.
Applicant:
Ms. Shayne Conover, Kilday & Associates, Inc.
Agent:
Ms. Shayne Conover, Kilday & Associates, 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 an 82,500 square foot / 4 level parking garage for
employees and visitors.
Acreage:
24.22 acres (total hospital site)
Adjacent Uses:
North:
SW 23rd Avenue right-of-way, and then farther north Ridgepointe Woods
residential development;
South:
The 4 story Hospital complex, and then farther south Boulevard Manor
Nursing Center;
East:
Single-family residential and a medical office building; and
West:
Bethesda Memorial Hospital parking, and then farther west single-family
residential.
Page 2
Memorandum No. PZ 03-264
BACKGROUND
The consultants for Bethesda Memorial Hospital have submitted a request for Major Site Plan Modification
approval for the construction of an 82,500 square foot / 4 level parking garage for the existing 530,542
square foot hospital. This application for a height exception accompanies the above-mentioned site plan
request (MSPM 03-010). The subject property is located at 2815 South Seacrest Boulevard, on the west
side, south of SW 23'd Avenue/Golf Road (see Exhibit "A" - Location Map). The maximum building height
in the PU zoning district is 45 feet. The site plan (see Exhibit "B" - Sheet 5-1.1) shows that the parking
structure would be constructed to the north of the Early Learning Center @ Bethesda, on top of an
existing, large parking lot. According to Sheet A-3.1, the only portion of the parking structure that would
exceed the 45 foot height limitation is mechanical space for the elevator and stair towers, which extend
to a height of approximately 56 feet. According to the site plan (Sheet 5-1.1), there are stair towers at
the northwest corner of the structure, on the east side around the midpoint and at the southeast corner
in conjunction with the elevator tower. The elevations on Sheet A-3.1 depict the square footage of these
towers as approximately 12 foot x 20 foot. These mechanical spaces exceed the maximum allowable
height of the PU zoning district by approximately 11 feet 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 for approval by the City Commission on a case - by - case basis.
According to the elevations (see Exhibit "B" - Sheet A-3.1), the elevator and stair towers are proposed at
a height of 55.25 feet and 49.5 feet respectively, approximately 11 feet above the maximum building
height of 45 feet 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 parking garage would appear to dwarf these towers on the roof and create
minimal adverse visual impact, while architecturally enhancing the look of an otherwise square box. The
closest residential structure is approximately 215 feet away from the nearest stair tower, in an easterly
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 towers 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 03-264
RECOMMENDATION
Based on the analysis contained herein, staff recommends that this request for a height exception of
approximately 11 feet be approved for the elevator and stair towers for the Bethesda Memorial Hospital
parking garage 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:\Planning\SharedIWp\ProJects\Bethesda Memorial Hospital\HTEX 03-006\Staff Report.doc
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EXHIBIT "e"
Conditions of Approval
Project name: Bethesda Memorial Hospital Parking Garage
File number: HTEX 03-008
Reference: Application received October 28, 2003
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS- Genera'
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
Conunents: None
FORESTER/ENVIRONMENTALIST
Comments: None
PLANNING AND ZONING
Comments: None
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Conditions of Approval
2
I DEPARTMENTS I INCLUDE I REJECT I
Comments:
I. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
I. To be determined.
S:\Plannmg\Planning Templates\Condition of Approval 2 page revised 2003 form.doc
S:\Planning\Planning Templates\Condition of Approval 2 page -P&D ORA 2003 form.doc