REVIEW COMMENTS
7.C.l
RENAISSANCE COMMONS PHASE I
(HTEX 04-001)
HEIGHT EXCEPTION
ufVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 04-069
TO:
Chairman and Members
Planning & Development Board and City Commission
""'- \IQ,-
Michael Rumpf ~-
Director of Planning and Zoning
THRU:
FROM:
Ed Breese
Principal Planner
DATE:
March 11, 2004
PROJECT:
Renaissance Commons Phase 1/ HTEX 04 - 001
REQUEST:
Height Exception
PROJECT DESCRIPTION
Property Owner:
Compson Associates of Boynton Beach, LLC
Applicant:
Compson Associates of Boynton Beach, LLC
Agent:
Mr. Carl Klepper, Jr. of Compson Associates
Location:
1500 Gateway Boulevard (see Exhibit "A" - Location Map)
Existing Land Use / Zoning: Industrial (I) & Local Retail Commercial (LRC) / Planned Industrial District
(PID) & Community Commercial (C-3)
Proposed Land Use/Zoning: No change proposed
Proposed Use:
Construction of a mixed-use project, consisting of a 10,662 square foot
commercial building, 250 multi-family units and 250 townhouse units.
Acreage:
28.36-acres
Adjacent Uses:
North:
Developed Motorola site, zoned Planned Industrial District (PID);
South:
Right-of-way for the Boynton Canal (C-16), then farther south is vacant
property zoned Single-family residential (R-1AA);
East:
Right-of-way for Lake Worth Drainage District (LWDD) E-4 Canal, then
farther east is the Boynton Beach Community High School, zoned PID; and
West:
Right-of-way for Congress Avenue, then farther west are developed
commercial properties, zoned Community Commercial (C-3).
Page 2
Memorandum No. PZ 04-069
BACKGROUND
On July 15, 2003, Compson Associates of Boynton, LLC, owner of the 28.36-acre parcel was approved for
a large-scale mixed-use project known as Renaissance Commons (NWSP 03-007). The project consisted
of a 10,662 square foot commercial building combined with eight (8) townhouse units, a 4,338 square
foot stand-alone commercial building, 250 multi-family (apartment) units and 242 fee-simple townhouse
units. The Applicant has submitted a request for Height Exception approval for decorative roofs over non-
habitable spaces / access to mechanical appurtenances, such as stairs, elevators and AlC equipment. The
maximum building height in the PID & C-3 zoning districts is 45 feet. The elevations (see Exhibit "B" -
Sheets A3.1.1 - A3.4.1) show that the buildings would be constructed utilizing a hip type roofing system.
The code indicates hip and gable style roofs shall be measured at the midpoint between the eaves and
the ridge. Utilizing this method of measurement places the typical roof height on the four (4) building
types at 43 feet - 10 inches, just below the maximum allowable height of 45 feet. However, the roofs
covering the various mechanical spaces exceed the maximum allowable height of the zoning districts, thus
the application for 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.
The applicant has submitted a letter dated January 15, 2004 which details the roofs on each building that
covers a mechanical appurtenance and exceeds the height limitation (see Exhibit "0" - Letter of
Explanation). According to the elevations (see Exhibit "B" - Sheets A3.1.1 - A 3.4.1), the roofs over the
stair towers on each building are proposed to be 50 feet - four (4) inches in height to the midpoint
between the eaves and the ridge, or five (5) feet - four (4) inches above the maximum building height.
Similarly, the roof over the elevator mechanical rooms on each building is 47 feet - four (4) inches in
height, or two (2) feet - four (4) inches above the maximum allowable without a Height Exception from
the City Commission. The distances from the closest of these roofs to adjacent property lines are
approximately 290 feet to the west and Congress Avenue, 900 feet to the east and the E-4 Canal, and
310 feet to the south and the C-16 Canal.
Staff has determined that the project meets the intent of all criteria itemized in Chapter 2, Section 4.F.3.
These roof structures provide dimension and interest along the roofline, and enhance the appearance of
the buildings, while providing the necessary mechanical and access spaces. When reviewing the
elevations provided herein, these structures are barely perceptible from the average roofline, since they
do not protrude as far above the roof deck as they would if the roofs were flat in nature, with a minimal
parapet wall. In considering the standards for granting approval, staff agrees 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
Page 3
Memorandum No. PZ 04-069
notes that there are no occupied spaces within the proposed mechanical rooms 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 applicant. Finally, the request is in accordance with the pending
Suburban Mixed Use (SMU) zoning district regulations proposed for the entire Renaissance Commons
DRI, which would allow a maximum height of 55 feet by right.
RECOMMENDATION
Based on the analysis contained herein, staff recommends that this request for a height exception of five
(5) feet - four (4) inches be approved for the various mechanical rooms of the Renaissance Commons
Phase 1 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\Shared\Wp\Projects\Renaissance Commons Phase 1\HTEX 04-00 1 \Staff Report.doc
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EXHIBIT "e"
Conditions of Approval
Project name: Renaissance Commons Phase I
File number: HTEX 04-001
R fi A r . d J 21 2004
e erence: ~ppl1CatlOn receIve anuary ,
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
FORESTERJENVIRONMENT 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\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
EXHIBIT "0"
Compson Associates of Boynton, LLC
VIA FACSIMILE (561) 742-6259 8 pages
January 15, 2004
City of Boynton Beach
100 E. Boynton Beach Blvd.
Boynton Beach, Florida 33425
Attn: Mr. Michael Rumpf, Director of Planning and Zoning
Re: Request for exception to height
San Raphael at Renaissance Commons previous site plan approval #NWSP
03-007
Dear Mike,
On July 15, 2003 we received approval from City Commission for the above referenced
site plan. According to chapter 2 (zoning) section 4 (F12) we would like to ask Staff,
Planning and the Development Board and City Commission to consider an exception to
the 45' height limitation. Enclosed please find ten (10) sets of drawings for submission
to the Board.
As set forth in the attach drawing there are approximately twelve (12) areas which exceed
the present heights limitations. However, this exception is being requested for non
habitable architectural elements for access to mechanical appurtenances (i,e. stairs, AlC
Equipment and Elevator). Attached is a breakdown of the areas requesting an exception
in Exhibit "A".
Accordingly, we would ask that our request for a height exception be submitted to the
Planning & Development Board hearing on March 23, 2004 or sooner.
Thank you in advance for your attention to this matter.
Sincerely,
pson Associates of Boynton, LLC
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Member
CEK/crd
Enclosures
City of Boynton Beach
100 East Boynton Beach Blvd.
Boynton Beach, Florida 33425
EXHIBIT "0"
Compson Associates of Boynton, LLC
January 15, 2004
AUn: Mr. Michael Rumpf, Director of Planning and Zoning
RE: San Raphael at Renaissance Commons
Dear Mike,
Please be advised that pursuant to the plan review approval given to us by your department on
July 15th, 2003 there are twelve (12) roofs which for design, function and or safety reasons exceed the height
allowed in the current zoning district. They are denoted on the attached drawings as follows:
Building 1
Building 2
Building 3
Building 4
A Roof over stair # 1
B Roof over stair #2
C Roof over elevator # 1
D Roof over elevator #2
E Roof over stair # 1
F Roof over stair #2
G Roof over elevator # 1
H Roof over elevator #2
J Roof over stair # I
K Roof over elevator # 1
L Roof over stair # I
M Roof over elevator # 1
All of these roofs are otherwise code compliant with respect to height
Thank you in advance for your cooperation in this matter.
CEK/crd
Enclosures