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
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2004 Prelil
Market'
Assessed'
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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
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THE CENTRE
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AOENT FOR BOCA RA7VN HOWINa8, LLe
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2315 MiST WOOLBRlaHT RD, BOYNTON BCH, FL
PALM BRACH COUNTY, FLORIDA
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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
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KCA Design Group, Inc.
An:IJiteo:turo, Dc:sigD. .t ~ CkpDJzodoa . Lie. No. MOOlllliO
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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