Loading...
AGENDA DOCUMENTS CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Tumed Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office D August 3, 2004 (Noon.) July 19,2004 D October 5, 2004 (Noon) September 20, 2004 cgJ August 17, 2004 (Noon) August 2, 2004 D October 19,2004 (Noon) October 4, 2004 D September 7, 2004 (Noon) August 16,2004 D November 3, 2004 (Noon) October 18,2004 D September 21, 2004 (Noon) September 7,2004 D November 16, 2004 (Noon) November 1,2004 D Administrative D Development Plans NATURE OF cgJ Consent Agenda D New Business AGENDA ITEM D Public Hearing D Legal D Bids D UnfInished Business D Announcement D Presentation D City Manager's Report RECOMMENDATION: Please place this request on the August 17, 2004 City Commission Agenda under Consent Agenda. The Community Redevelopment Agency Board with a unanimous vote (6 to 0), recommended that the subject be approved. For further details pertaining to the request, see attached Department of Development Memorandum No. PZ 04-191. EXPLANATION: PROJECT: AGENT: OWNER: LOCATION: DESCRIPTION: Waterside (HTEX 04-003) Charles Robertson, Southern Homes Southern Homes of Palm Beach, LLC 3655 North Federal Highway Request for a height exception of seven (7) feet - fIve (5) inches to allow a decorative cupola to extend above the 45-foot maximum height provision in the IOOll Planned Unit Development (IPUD) zoning district. PROGRAM IMPACT: FISCAL IMPACT: ALTERNATIVES: N/A N/A N/A ^5~,'S+.uct-=Devel men Department Director City Manager's Signature ~ranUor City Atromey / Finance / Hwnan Resources S:\Planning\SHARED\WP\PROJECTS\Southern Homes of Palm Beach\ Waterside\HTEX 04-003\Agenda Item Request Waterside HTEX 04-003 - 8-17- 04.doc S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC TO: THRU: FROM: DATE: PROJECT: REQUEST: DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 04-191 Chairman and Members Community Redevelopment Agency Michael Rumpf Director of Planning and Zoning Eric Lee Johnson, AICP Planner rr August 4, 2004 Waterside I HTEX 04-003 Height Exception of Seven (7) feet - five (S) Inches PROJECT DESCRIPTION Property Owner: Southern Homes of Palm Beach, LLC Applicant: Mr. Charles Robertson I Southern Homes Location: East side of Federal Highway, south of Palmer Road and north of Chukker Road (see Location Map - Exhibit "A") Existing Land Use: Special High Density Residential (SHDR - 20 dufac) Existing Zoning: Infi" Planned Unit Development (IPUD - 20 dufac) Proposed Use: 113 fee-simple townhouses Acreage: 317,676 square feet (7.2928 acres) Adjacent Uses: North: South: Beginning at Federal Highway extending easterly 1S0 feet is developed commercial property, with an unincorporated Palm Beach County Commercial High (CHIS) land use classification and unincorporated Palm Beach County General Commercial (CG) zoning. The majority of the use to the north is comprised of the Palmer Road right- of-way, then farther north Is developed residential property with an unincorporated Palm Beach County Medium Density Residential (MR-S) land use classification, and unincorporated Palm Beach County Residential Multi-family (RM) zoning. Right-of-way for Chukker Road, then farther south beginning at Federal Highway extending easterly 1S0 feet is vacant commercial, with an unincorporated Palm Beach County Commercial High (CHIS) land use classification, and unincorporated Palm Beach County General Commercial (CG) zoning. The majority of the use to the south Is developed residential with an unincorporated Palm Beach County Medium Residential (MR-S) land use classification, and unincorporated Palm Beach County Residential Multi-family (RM) zoning. Page 2 Memorandum No. PZ 04-191 East: A majority of the use to the east is right-of-way for the Intracoastal Waterway. However, a portion of the use Is comprised of a finger canal of the Intracoastal Waterway as well as developed residential with an unincorporated Palm Beach County Medium Density Residential (MR-5) land use classification, and unincorporated Palm Beach County Residential Multi-family (RM) zoning. West: Right-of-way for Federal Highway, then further west is undeveloped residential (approved for Oceanside NWSP 04-004) with a Special High Density Residential (SHDR) land use classification, zoned Infill Planned Unit Development (IPUD) BACKGROUND The applicant submitted a request for new site plan (NWSP 04-003) approval for the construction of 113 townhouses. The City Commission approved the site plan on July 20, 2004, contingent upon the review and approval of a height exception for the clubhouse. This application represents the request for height exception. The maximum building height in the IPUD zoning district is 45 feet and the building cannot exceed four (4) stories. All the townhouse buildings proposed within the Waterside development were under four (4) stories tall and less than 45 feet In height, and therefore, met the district's height limitation. likewise, the mean building height of the three (3)-story clubhouse building was proposed at 39 feet - four (4) inches and also met the district's height limitation. However, the decorative cupola proposed on top of the clubhouse exceeds 45 feet and therefore, would require the approval of a height exception. The elevations (see - Exhibit "B'') show that the most prominent feature of the first floor of the clubhouse would be its hollow cavity, which would allow an unobstructed view from Federal Highway to the Intracoastal Waterway. The actual air- conditioned areas of the building would occur only on the second and third floors. ANALYSIS Except for within the Central Business District (C8D), Mixed-Use Low (MU-L), and Mixed-Use High (MU-H) zoning districts, the standard citywide maximum building height is 45 feet. The subject property lies within the IPUD zoning district and therefore, the maximum building height is 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. The building as shown on the elevations (see Exhibit "B'') is proposed at 39 feet - four (4) inches in height. Therefore, the proposed building complies with the maximum allowable building height in the IPUD zoning district. However, the peak of the pitched roof (of the decorative cupola) would be 52 feet - five (5) inches in height and therefore, would require a height exception of seven (7) feet - five (5)-inches. Typically, roofs and parapet walls that conceal electrical and mechanical support systems are eligible to be considered for height exceptions. likewise, decorative cupolas are structures eligible for height exceptions. In considering an application for exception to district height regulations, the City Commission shall make findings indicating that the proposed exception has been studied and considered in relation to specific standards. One of these standards is measuring the effect or perceived impact, if any, the structure would have on neighboring properties. The exception would not have an adverse effect on the existing and proposed land uses. When evaluating potential negative impacts, among other criteria, staff is concerned with the distance of the spire to the nearest Single-family zoning district. However, this is not an issue with this project. The subject property borders Federal Highway to the west and the Intracoastal Waterway to the east. Also, the properties to the Page 3 Memorandum No. PZ 04-191 north and south are zoned Palm Beach County Residential Multi-family (RM). The site plan (see Exhibit "B" - sheet SP1 of 2) shows that the clubhouse building would be approximately 115 feet away from the north property line and nearly 160 feet from the south property line. Therefore, the decorative cupola would not negatively Impact adjacent properties In terms of reducing light or air. The height exception would not adversely effect property values in adjacent areas or adversely Influence the living conditions in neighboring communities. The decorative cupola would serve no other purpose aside from aesthetic value and appeal. The building could function without the cupola, however, It would be more plain and not In keeping with the high quality of the Waterside development. Granting of this height exception does not constitute a special privilege to the current property owner. Staff feels that the decorative cupola would enhance the overall project dynamic and its exclusion would be detrimental to the clubhouse design. Therefore, staff determined that the project meets the intent of all criteria itemized In Chapter 2, Section 4.F.3. of the Land Development Regulations. RECOMMENDAnON Based on the analysis contained herein, staff recommends that this request for a height exception of seven (7) feet - (5) inches be approved for the proposed cupola. 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 accordingly. S:\Planning\SHARED\WP\PROJEcrs\SOuthem Homes of Palm Beach\Waterslde\HTEX 04-003\Staff Report.doc WATERSIDE: LOCATION MAP EXHIBIT A LEGEND ..... Ole, Bou....., Puture Land V"'I . LRC · Local Retail Commercial · n · 'II I:.. ,,+. . ., . ii;i,1 1111,1 I II ~ ~ C1U8HOUSE EXHlalT -8" i ~ ~ !r ~ II ~ U , It I I ' ~ ( _ 0 'W ,~ . !r iii TI:I~ID'D' ~iill' WATERSIDE ... 1,"1' all 'Ot ~. IIllf ; SOUTHUN HOMES Ilt:- .... '0 nOUAl IIl0llWAY IIftIF I. ! .: 10Y'Oll IIACII. nOlleA 1..11 "- EXHIBIT -9- s ~~~~ i IJ:-~ ~~ ---- "" --.:: "N~~'~"~'__ II ~_J/_~ -- tPcl~RAI. ~.. II - -HJJ~,...,:;:' ---~ _/_ f~ (J J __ ----~.. ..~ ... (7"/. .. ~~ -- ~ , V "f:: ' --/'"1-)' '11r~ '\ " " '. r - ~7'IUJ) ~ r r 1ft j~ . f _ · - · · 1I ~ . , , III' ii i ii I~! ~ ~ ~ _ ' _ '-'- _ . , . ,'1 Ie d I . ,~ J I I I r .... ..-., -......;J ~ I . il" · I I'll L L L f-.:[ ~ "" l=~u ,I I' Ii II II II _ I I. · t ".~- . :=' i' G I. II I .11 , · :.:::,~~ =- . II' ill , ril;i.. f-..1 . ~ J ..L I" I fir; (~=I I 1'$ :: ' ,-+- : -. '- I 1;- ~J ~.: !-' 9 ~:: : !;IT": r ifE I' ~ '-4, I', -- "' R.' " I ~~_~~\.. ~L L ~8" ~~~:' li.~ .~~ I!ffi ""I" ""q" · ii'.L ~:. ,m I r ~ jl , 'II III i:.Ii .} ~ · - '" JI:i.. E ~ il.1! p! illi 'I - Ifi ~ .' Of JIr · all t !U" II I 411';11 ~ .1 --. Sf "1 f,.. )"- II -II 'I IE' ~ II t~.. ... · · '"'l.. If. !, i III I I' J I I I- \ I. · I r I Pi! ~ i I j,! i-I ~1 ~ , I~: ~' I ~ ~ I' ~Ir l I i h ~ ! III, I I I I 11ft e.' r--~_-L ;:p I I I tfl1f ]-:- ( ;t ~ ~ _' '-_ I I .. f J I' . 'i . _ -LL- I L irf;.' :r; · I .1 I:: . "I ;j ~ @,,,It""""",lj". i ~ 0 ~~ I=C! ~ ! irA ,.1 - - ~~I .1111 l/}- ~: '. i- ,::;~-.-~~ ~ " "I II t " ..,...CD_ I ~ ~ l..L..J.)LJ.-l.J..... _. \1 ,.,.. ,.,.. ~ lIj' d~! ~ @II i..l._-r 1~ .l-A I 11l:\ 'I 5. Ut.:f- I ImIACOASTAI. I I' I ~ I WATER"AY j EXHIBIT "e" Conditions of Approval Project name: File number: RfI Waterside HTEX 04-003 EI t' dr "th J 18 2004 d t t ki e erence: evalon aWlllQ"S WI a une a e s amn mar nQ". I DEPARTMENTS I INCLUDE I REJECT I I Comments: None PUBLIC WORKS I I I X UTILITIES Comments: None X FIRE Comments: None X POLICE Comments: None X ENGINEERING DIVISION Comments: None X BUILDING DIVISION Comments: None X PARKS AND RECREATION Comments: None X FORESTERlENVIRONMENT ALIST Comments: None X PLANNING AND ZONING Comments: None X ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY BOARD CONDITIONS Comments: 1. None. X ADDITIONAL CITY COMMISSION CONDITIONS Comments: 2. To be determined. S:IPlanningISHARED\WPIPROJECrSlSouthcm Homes ofPahn BeachlWatcnidclHTEX 04-003ICOA.doc CITY OF BOYNTON BEACH AGENDA ITEM COVER SHEET AND CHECKLIST This completed cover sheet must accompany all agenda item requests. Please place check marks in the boxes as indicated. Initiating department must prepare Agenda Item Request Form. Submit original agenda request (with back up) and one CODY of aaenda reauest (with back up) to the City Clerk's office. Items must be submitted by the deadlines indicated below. Incomplete or late items will be returned to originating department. Deadline for Submittal to City P & D/CRA Requests Deadline Clerk's Office Departments are responsible for securing the following si natures on attached A enda Ruest Form: De artment Head 0 Wilfred Hawkins for de artments under Administrative Services 0 Finance De artment for items that involve ex enditure of funds 0 All back u material is attached [8J All exhibits are attached & marked e. . Exhibit "A' [8J Department Head's initials:ttll'V-' 'frJ Waterside (HTEX 04-003) Please do not write in the shaded area below. o Missed deadline Other Reason: Person cpntacted to!Jiekuprejecteqrequest by bg - 7/19/02 S:\Planning\Planning Templates\Agenda Item Cover Sheet Checklist Aug 3 - Nov 16, 2004.doc on (Date)