REVIEW COMMENTS
7.F.l
PLYONINTERSTATEPLAZA
(SPTE 05-002)
SITE PLAN TIME EXTENSION
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 05-058
TO:
Chair and Members
Planning & Development Board and City Commission
THRU:
Michael Rumpf
Director of Planning and Zoning
FROM:
Eric Lee Johnson, AICP
Planner
DATE:
May 6, 2005
PROJECT:
Pylon Interstate Plaza / SPTE 05-002
REQUEST:
Site Plan Time Extension
PROJECT DESCRIPTION
Property Owner:
Chambers Properties, LLC
Applicant/Agent:
Steven L. Cohen, President / Steven L. Cohen and Associates
Location:
1501 Corporate Drive (see Exhibit "Aft - Location Map)
Existing Land Use / Zoning: Office Commercial (OC) / Office Professional (C-1)
Proposed Land Use/Zoning: No change proposed
Proposed Use:
Offices
Acreage:
124,581 square feet (2.86 acres)
Adjacent Uses:
North:
Right-of-way for Woolbright Road, then farther north is developed
commercial property (Racetrac gas station), zoned Community Commercial
(C-3);
South:
Vacant industrial (retention pond for Boynton Commerce Center) property
zoned Planned Industrial Development (PID);
East:
Two (2) story office building in Phase One, then father east is right-of-way
for Southwest ih Court, still farther east is developed commercial (Lowe's
Home Improvement Center), zoned Community Commercial (C-3); and
West:
Right-of-way for Lake Worth Drainage District (LWDD) E-4 Canal, then
farther west is developed commercial (First Southern Bank). A 60+/- foot
portion of the subject property abuts developed residential property
(Leisureville), zoned Single-family residential (R-1AA).
Page 2
Memorandum No. PZ 05-058
BACKGROUND
The subject property is located at the southwest corner of Woolbright Road and Southwest 7th Court.
According to pubic records, Chambers Properties, LLC has owned the property since September of 2003.
On February 3, 2004, the conditional use / site plan (COUS 03-009) was approved for the construction of a
29,419 square foot, two (2) story office building. Offices are permitted uses in the C-1 zoning district. The
maximum building height in the C-1 zoning district is 30 feet and the building cannot exceed two (2)
stories. However, according to Chapter 2, Section 6.A.3., two (2) floors over under-story parking is
allowed up to a maximum of 35 feet in height, but only via conditional use approval. Therefore, the
ground "floor" would primarily consist of the parking lot under the building, storage area, and elevator
shaft. The traditional office space would only occur on the second and third stories. It must be noted that
the project was approved for a height exception (HTEX 03-009) of 18 feet - seven (7) inches. The parapet
wall (which would screen the mechanical rooftop equipment) is proposed at 40 feet in height. The peak of
the pitched standing seam metal roof (proposed above the elevator shaft) would be 53 feet - seven (7)
inches in height and was the subject of the approved height exception. This is the second phase of a two
(2) phase project. The first phase was approved in 1984. That site plan showed two (2) buildings for a
total of 58,000 square feet of gross floor area.
A site plan is valid for only one (1) year after a development order has been issued. The developer is
required to secure a building permit within that year. Mr. Steven Cohen, agent for the applicant, is now
requesting a nine (9)-month time extension, for the site plan (COUS 03-009), which was approved on
February 3, 2004. If this time extension request is approved, the expiration date of the site plan, including
concurrency certification, would be extended to November 3, 2005. The site plan would still be subject to
the original 28 conditions of approval.
ANALYSIS
According to Chapter 4, Section 5 of the Land Development Regulations, "the applicant shall have one (1)
year to secure a building permit from the Development Department". Examples of building permits
include but are not limited to the following: Plumbing, electrical, mechanical, foundation, and structural.
The Regulations authorize the City Commission to approve one (1) year time extensions, provided that
the applicant files the request prior to the expiration date of the development order. In this case, the
applicant has met that requirement. The Planning & Zoning Division received both the application and
the payment for site plan time extension on February 1, 2005. They were received prior to the expiration
date of the site plan.
According to the time extension application, Mr. Cohen states "the reason for the extension is that the
financing of the project is just being finalized. Due to this time constraint, I am requesting a nine (9)
month time extension".
One informal criterion that staff methodically utilizes in the evaluation of a request for time extensions is
the applicants' demonstration or willingness to complete the project in "good faith". The applicant can
submit detailed plans to the Building Division in anticipation of eventually securing a building permit.
Submitting building permit plans demonstrates "good faith" to the City that the developer is attempting to
complete the project. As of today, the applicant has not submitted any plans for any type of building
permit.
A more formal criterion for evaluating requests for time extensions is a project's compliance with (traffic)
concurrency requirements. On January 23, 2004, the Palm Beach County Traffic Division approved the
traffic generation statement for 29,419 square foot of office build-out year of 2006. As of this date, the
project currently has traffic concurrency which would expire after the anticipated build-out date. Lastly,
staff considers if any applicable amendments to the Land Development Regulations have occurred, which
Page 3
Memorandum No. PZ 05-058
should now apply to the subject project. No such amendments have been processed since the subject site
plan was approved.
RECOMMENDATION
Staff recommends approval of this request for a nine (9) month site plan time extension and its
accompanying request for height exception (HTEX 03-009). No new conditions of approval are
recommended by staff with this request. The project would be subject to the same 28 conditions of
approval from the conditional use / new site plan (COUS 03-009) request. However, any additional
conditions of approval recommended by the Board or City Commission with reference to this request for
site plan time extension would be placed accordingly in Exhibit "c" - Conditions of Approval.
S:\Planning\SHARED\WP\PROJECTS\Pylon Interstate Plaza\SPTE 05-002\Staff Report.doc
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EXHIBIT "e"
Conditions of Approval
Project name: Pylon Interstate Plaza
File number: SPTE 05-002
Reference:
I DEPARTMENTS I INCLUDE I REJECT I
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
I DEPARTMENTS I INCLUDE I REJECT I
Comments:
1. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
2. To be determined.
S:\Planning\SHARED\WP\PROJECTS\Pylon Interstate Plaza\SPTE 05-002\COA.doc
Johnson, Eric
From:
Sent:
To:
Subject:
Main, Karen
Tuesday, April 19, 20053:14 PM
Johnson, Eric
RE: 1501 Corporate Drive
nada
From:
Sent:
To:
Subject:
Johnson, Eric
Tuesday, April 19, 2005 2:56 PM
Main, Karen
1501 Corporate Drive
Karen
Has anyone applied for or successfully pulled a permit for the above referenced property? The project, known as Pylon
Interstate Plaza, is currently under review for a site plan time extension. The project was approved for a 29,419 square
feet office building at 08-43-45-32-14-002-000. If so, what dates? I need to include any information that I can in my staff
report.
Thanks,
Eric
1