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REVIEW COMMENTS DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 04-288 TO: FROM: Chair and Members Planning & Development Board Michael RumPfq'l vt/ Director of Planning and Zoning Ed Breese ~ Principal Planner THRU: DATE: December 17, 2004 PROJECT: Centre @ Woolbright / HTEX 05-002 REQUEST: Height Exception PROJECT DESCRIPTION Property Owner: Boca Raton Holdings, LLC Applicant: Keith D. Chambers, KCA Design Group, Inc. Agent: Anthony Polera, Vitcar Consulting Co. Location: 2315 W. Woolbright Road (see Exhibit "A" - Location Map) Existing Land Use/Zoning: Office Commercial (OC) / Office Professional (C -1) Proposed Land Use/Zoning: No change proposed Proposed Use: Two-story, 12,790 square foot office building on a 1.12 acre parcel. Acreage: 1.12 acres Adjacent Uses: North: Right-of-way for the Lake Worth Drainage District (LWDD) L-26 Canal, then farther north developed residential (Leisureville) zoned R1-AA (PUD); and South: Right-of-way for Woolbright Road, then farther south is developed commercial property (SunTrust Bank) zoned Community Commercial (C-3); and East: Developed commercial property (Woolbright Professional Plaza) zoned Office Commercial (C-1); and West: Developed commercial property (Fidelity Federal Bank) zoned Office Commercial (C- 1), and farther west Congress Avenue right-of-way. Page 2 Memorandum No. PZ 04-288 BACKGROUND The applicant submitted a request for New Site Plan (NWSP 05-002) approval for the construction of a two- story, 12,790 square foot medical office building. This application for a height exception accompanies the request for New Site Plan approval. The subject lot is located on the north side of Woolbright Road, approximately 300 feet east of the centerline of Congress Avenue (see Exhibit "A"). The maximum building height in the C-l zoning district is 30 feet and the building cannot exceed two (2) stories. The elevation (see Exhibit "B") shows that the building will be two (2) stories tall, with a decorative roof over the center of the building to assist in screening of the rooftop mechanical equipment. ANALYSIS 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. Except for within the Central Business District (CBD), Mixed-Use Low (MU-L), Mixed-Use High (MU-H) and the Suburban Mixed Use (SMU) zoning districts, the standard citywide maximum building height is 45 feet. However, the maximum building height in the C-l zoning district is 30 feet. The building as shown on the South Elevation (Front) on sheet A4 (see Exhibit "B") is proposed at 27 feet - three and one-half inches, or nearly three (3) feet under the height limitation, measured to the top of the parapet wall, all the way around the building. Therefore, the proposed building complies with the maximum allowable building height in the C-l zoning district. However, the decorative hip roof (which assists with the screening of the mechanical rooftop equipment) is proposed to be 32 feet in height as measured to the mean height between the fascia and top of the pitched roof. This portion of the roof is located in the center of the building and accounts for only about one-third (1/3) of the total roof area. As a result, the project would require a two (2) foot height exception. The buildings on either side of this proposed office building are comparable in scale. The Fidelity Federal Bank to the west was constructed with the roof height of 28 feet, while the Woolbright Professional Plaza to the east has roof elements at 30 feet. Pitched roofs screening mechanical equipment are architectural elements that are eligible to be considered for height exceptions. Staff determined that the project meets the intent of all criteria itemized in Chapter 2, Section 4.F.3. The decorative roof would provide an attractive feature to help beautify what would ordinarily be a plain flat roof, while assisting in the screening of the rooftop mechanical equipment. The decorative hip roof will not negatively impact adjacent properties in terms of reducing light or air. Granting of this height exception does not constitute a special privilege to the current property owner. Staff feels that the decorative roof would enhance the overall project dynamic and its exclusion would be detrimental to the design. It should be noted that the applicant diligently worked with staff to design a building that would be both architecturally compatible with this predominately professional office district yet still be compatible with the adjacent residential. It should also be noted that the pitch of the roof is designed "low" to minimize the magnitude of the requested height exception. However, any further reduction would reduce its aesthetic benefit. RECOMMENDATION Based on the analysis contained herein, staff recommends that this request for a height exception of two (2) feet be approved for the decorative roof, subject to the conditions of approval listed in Exhibit "C". Any conditions of approval recommended by the Board or required by the City Commission will be placed in Exhibit "C" accordingly. S:IPlanninglSharedlWplProjectslCentre @ WoolbrightlHTEX 05-0021Staff Report.doc EXHIBIT A Gary R. Nikolits, CFA Palm Beach County Property Appraiser Property Mapping System Legend I Parcel B oUldary I 0120 I Lot nurrber Owner In peN: 08 BO Name: & Location: S\I\ Mailing: 10 BO 2004 Prelil Market' Assessed' Exempt Ta 2004 Estin Ad Val Non ad val Sales Info. Sales Da' Feb-2004 Nov-2001 Oct-1998 Oct-1998 Jul-1996 May-199~ Oct-1984 Jan-1979 Palm Beach County Property M~ Map Scale 1:3251 All Rights R( r---....... ~I il ~ '--- H- )) e, 1-- I) · ~.II~R:; e ,,~) III~~,} @ q L . If @ ~ 51 ~ II I : Ie I I I I I I I I I II "'----J \ 51 W i I ~ II .J i I I I e'\; I i ~ I Eli} ~ I i III' I II' e[/ I oj I\; I i I I I II "'----J @ HH liP If' d I~Pi !,!. . I · '€r' I I I I Ii I If ~ ~l Il ! II ~~ !I "- Ii ~ < G ~) I ':1 r---....... I II @ i I "'----J I E{ I ( II I I I :~ I I I . i I i} I ;~ I I I I I !t! ~. I j- ir i ill ill @ I ~ ~ II f nPHI II Ha IIJ !""fU ~! 'II'~II Ii Ii hi I~ II r::: ~ n : f'll-iiiU~ I I ~ ~ii; 1 iq....,! ~ I f1 PJ ~,: I ~ ~,~ ~II ~ I =R1 " i ~i~ .i~ FRONT & REAR ELEVATIONS 8~ ! ~i ~ : ~= ~ @ KCA Desi~n Group, Inc, ~~~~QP/JiZIIim -uc.No. MIW1330 ~J?ARC1~~bers, R.A. ~~BO-FU:(56I)9!J9.(J(}{)7 Bof1Mil: _ . Oill: (561 2B9-2015 1900 Cbq>oIo/< " N. Iv. - SuI1e 1112 ~ - _ Rotoo, FL 33431 THE CENTRE AT WOOLBRIGHT AOENT FOR BOCA RA7VN HOWINa8, LLe .t CRA VlT HOlDINaS, LLe 2315 MiST WOOLBRlaHT RD, BOYNTON BCH, FL PALM BRACH COUNTY, FLORIDA '1-- )) II- >- )) -- I) -~I\,I) ~ ~ 1-- I) 1-- I) @ -l- I) -f-- I) i---..---, I' P5 ~'i I n,. 11,1 ~~ P @ ~I '@l Ii J I I II I ,. "" @) ""'- mi fl~~ ~ . ,~ ~ ~II EXHIBIT B B :g 9 I j i N I i Gl II I " / " e // ~ t ~ e ~~ e :---.. r-- -l ~ I i 1 \ l I tv) .j.- r ~I ~ v Ef' e II i PH ; III I II I I I .. ;~iH Ii is l?\\ IV) ~ 7\\ rY) /"" Ii ~ I..--"""'" t t'i e H-I )) f-- I) ~- I) -- I) -....!! I) 8 e -I-- ~I 1-1- I) 1-1- l) LEFT & RIGHT ELEVATIONS O~ ~ i ~I y ~ ~ >+r ,.....,...., €I a:: ,l....L. .L,l-/ ,L..., ~ :l<; i / f'....... ~ II '-.....l r:- ~ ~~) .,... - f- ~ ~ I ~I I I l...--. -L- I :---.... I ,/I~ I-- - l) * I ~ I ')l) I-- - I) III ~ I lIIi I ~ I Q; U~~ is €I e III I ~ I - - If r::... I Q~~ f- - I) 5 .. ...... Is ~ I"- - I) ~ 5 I ~ I ~ ~ 5 I N ~ I ~ 5 I ~ I g; 5 I ~) I-- I-- I I I - I-- I I I ~ I El I ~ I ------. I f- I- , I l- II I l- t- ~ El i I ~ ~I :,c "i ,.' I I ,1 I ~ ~ 11 I~ ~ 9: ~ ~ ~ :r ~ ~ ~~ >:g II ~:;;;! ~! ~ ~ ;;r Ii ~ ~ !~~ .1 fl II - - I~ THE CENTRE AT WOOLBRIGJ-IT AGENT FOR BOC.4 R.4 TON HOLDINGS, LLC .t CRA VlT HOLDINGS, LLC 23/5 w.KYt WOOLllRIOHTllD, BOYNTON BCH, F1. PALM BEACH rollNTY, F1.OR1IlA ~ KCA Design Group, Inc. An:IJiteo:turo, Dc:sigD. .t ~ CkpDJzodoa . Lie. No. MOOlllliO ~P.tfll,~bers> R.A. T~(56/)997-13f1()- P.. (56/)999-<<107 li-IDaiI:~.... - CdI: (561)289-20/5 /900C<<pomt)JlI'd.:N.lY. -SvI1# 11J2"W.Boc:.rR.ttoo, FL. J.U31 EXHIBIT B EXHIBIT "e" Conditions of Approval Project name: Centre @ Woolbright Pile number: HTEX 05-002 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: None ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS Conditions of Approval 2 DEPARTMENTS INCLUDE REJECT Comments: 1. None ADDITIONAL CITY COMMISSION CONDITIONS Comments: 1. To be determined. S:\Planning\SHARED\WP\PROJECTS\Centre @ Woolbright\HTEX 05-002\COA.doc S:\Planning\Planning Templates\Condition of Approval 2 page -P&D ORA 2003 form.doc