REVIEW COMMENTS
7.F.l
BETHESDA COMPREHENSIVE
HEART CENTER (HTEX 05-005)
HEIGHT EXCEPTION
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 05-102
FROM:
Chair and Members
Planning & Development Board
Michael RumPf\\.~~
Director of Planning and Zoning
Ed Breese ~
Principal Planner
TO:
THRU:
DATE:
June 17/ 2005
PROJECT:
Bethesda Memorial Hospital Heart Center / HTEX 05 - 005
REQUEST:
Height Exception
PROJECT DESCRIPTION
Property Owner:
Bethesda Memorial Hospital, Inc.
Applicant:
Shayne Conover, Kilday & Associates, Inc.
Agent:
Shayne Conover, Kilday & Associates, Inc.
Location:
2815 South Sea crest Boulevard (see Exhibit "A" - Location Map)
Existing Land Use / Zoning: Public-Private, Government, Institutional (PPGI) / Public Usage (PU)
Proposed Land Use/Zoning: No change proposed
Proposed Use:
Construction of a four-story, 86/167 square foot addition to the hospital to
accommodate a Comprehensive Heart Center
Acreage:
25.45 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 05-102
BACKGROUND
The consultants for Bethesda Memorial Hospital have submitted a request for Major Site Plan Modification
approval for an 86,167 square foot addition to the existing 586,819 square foot hospital. This application
for a height exception accompanies the above-mentioned site plan request (MSPM 05-005) and
associated code review request (CDRV 05-012). 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 currently allowed in the (Public Usage) PU zoning district is 45 feet. The code
review (CDRV 05-012) amendment, as proposed by staff, would retain the four (4) story limitation, but
increase the allowable height in the PU district to 60 feet, for hospitals only. The elevation (see Exhibit
"8" - Sheet A201) shows that the building would be four (4) levels, extending to a height of 55 feet - 10
inches to the roof deck, with the top of the parapet wall at 59 feet - 9 inches. This would place the
proposed addition within the limits of the code review amendment. However, the stair tower is depicted
at a height of 68 feet - 11 inches, which would exceed the proposed maximum allowable height of the
PU zoning district for hospitals by 8 feet - 11 inches and would require approval as a height exception.
ANALYSIS
Except for within the Central Business District (C8D), 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 code review (CDRV 05-012), as proposed by staff, would in the case of hospitals, raise the height
limitation from 45 feet to 60 feet in the PU district. According to the elevations (see Exhibit "B" - Sheet
A201), the stair tower is proposed at 68 feet - 11 inches in height, or 8 feet - 11 inches above the
maximum building height allowed in the PU zoning district, for hospitals not exceeding four (4) stories.
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
stair tower on the roof and create minimal adverse visual impact, since the stair tower has been
incorporated into the architectural design of the building and actually anchors the most prominent corner
of the hospital, as depicted on the color elevations. The applicant has indicated that the proposed stair
tower is 414 square feet or 4% of the roof area of the new addition, and 0.15% of the entire hospital
roof area. The closest residential structure is approximately 220 feet away from the proposed tower, 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 tower and that there should be no perception of the
Page 3
Memorandum No. PZ 05-102
project as a deterrent to the improvement or development of adjacent property or as a special privilege
granted to the hospital.
RECOMMENDATION
Based on the analysis contained herein, staff recommends that this request for a height exception of 8
feet - 11 inches be approved for the stair tower portion of the Bethesda Memorial Hospital expansion
project, subject to the recommended conditions of approval; 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:IPlanninglSharedlWplProjectslBethesda Memorial HospitallHTEX 05-0051Staff Report.doc
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EXHIBIT "e"
Conditions of Approval
Projeet name: Bethesda Memorial Hospital Heart Center
File number: HTEX 05-005
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/ENVIRONMENTALIST
Comments: None
PLANNING AND ZONING
Comments:
1. Height Exception approval is contingent upon the approval of Code Review
(CDRV 05-012) by the City Commission.
Conditions of Approval
2
I DEPARTMENTS I INCLUDE I REJECT I
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments:
1. None
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
11. To be determined. I I I
S:\Planning\SHARED\ WP\PROJECTS\Bethesda\HTEX 05-005\COA.doc
,r
Kilday & Associates
Landscape Architects / Planners
1551 Forum Place, Suite 100A
West Palm Beach, Florida 33401
(561) 689-5522 . Fax (561) 689-2592
E-Mail: info@kildayine.com
June 10, 2005
Mr. Ed Breese, Principal Planner
Planning Division 2nd Floor
City of Boynton Beach
100 E. Boynton Beach Blvd.
P.O. Box 310
Boynton Beach, Florida 33425
Re: Exception of Height Limit
Dear Mr. Ed Breese:
We are the representatives for Bethesda Memorial Hospital, Inc. and we would
like to request a height exception for the proposed expansion of the existing main
Hospital building to include a four (4) story Comprehensive Heart Center. A code
amendment has been requested for this project due to the fact that this
expansion will be approximately 69 feet high. This proposed code amendment
requested to deviate from the City's Land Development Regulations, Chapter
2.5.J.5. to increase the maximum building height from 45 feet to 75 feet, not to
exceed four (4) stories. However, staff has recommended that the maximum
height of the building be lowered to the top of the proposed addition, which is +
60 feet high. Meanwhile the top of the stairwell is + 69 feet high and therefore a
height exception will be requested for one stair tower that is 414 square feet and
an elevator. This stair tower roof is 4% of the new addition roof area, and .15%
of the total roof area. These calculations have been illustrated on the
architectural plans provided by HDR Architecture, Inc.
We understand the standards under the Land Development Regulations in Chapter 2,
section 4.F.2.3.(a -i) and that only certain items may exceed the forty-five (45) feet
height requirement. We feel that the stair tower and an elevator are a major necessity
because it is a four level structure that must have available access between each floor.
The entire site is owned by Bethesda Memorial Hospital and is zoned Public Use (PU)
and possesses' a Land Use designation of Public-Private Government/Institutional
(PPGI). Therefore, the Comprehensive Heart Center should not have an adverse effect
on the existing land use.
?
iJr. Ed Bresse
June 10, 2005
Page 2 of 2
"
The stair tower and elevator will have minimal impact on light and air quality to the
adjacent areas. Development and improvements of the properties adjacent to the site
can continue and the site's proposed project will not have a negative affect on the
adjacent properties. The stair tower and elevator are small in relation to the overall
Comprehensive Heart Center, which will not have an adverse affect on the property
values of the adjacent areas. The site is not a special privilege granted to an individual
owner because it will help the adjacent property owners and the hospital to facilitate the
needs of the entire community.
The hospital must have the necessary clearance between each floor to be able to add
more clinical space otherwise the facility would be limited to build only office space.
With this construction project, the hospital is trying to maximize clinical space to not
disrupt the hospital functions in the future. There is no opportunity for the hospital to
secure adjacent property for expansion so they are forced to build vertically to be able
to continue to provide medical services to a growing population. They must work within
the constraints of their existing site and within the parameters of the existing building.
For these reasons, we would like to be considered for a height exception.
Thank you for your continued assistance.
Sincerely,
s~nO:S:v~
cc: Bob Broadway (Bethesda Hospital)
Tom Porter (Bethesda Hospital)
H:/Client/352.23/Correspondence/Breese Memo.6-2-05.doc
PROJECT NAME: Bethesda Comprehensive Heart Center
LOCATION: 2815 S. Seacrest Blvd.
PCN:
I FILE NO.: HTEX 05-005 II TYPE OF APPLICATION: I
AGENT/CONTACT PERSON: OWNER:
Shayne Conover ADDRESS:
Kilday & Associates
ADDRESS: FAX:
1551 Forum Place, Suite 100A PHONE:
West Palm Beach, FL 33401
FAX: - 561-689-2592
PHONE: 561-689-5522
SUBMITTAL / RESUBMITTAL 617/05
1 ST REVIEW COMMENTS DUE:
PUBLIC lIP ARC NOTICE:
TART MEETING:
LAND DEVELOPMENT SIGNS POSTED
(SITE PLANS):
LEGAL AD:
PLANNING & DEVELOPMENT BOARD 6/28/05
MEETING:
COMMUNITY REDEVELOPMENT
AGENCY BOARD
CITY COMMISSION MEETING: 7/19/05
COMMENTS:
S:\Planning\SHARED\WP\PROJECTS\Bethesda\Bethesda Open Heart MSPM 05-005\HTEX\2005 PROJECT TRACKING INFO.doc