REVIEW COMMENTS
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 05-119
TO:
Chair and Members
Community Redevelopment Agency Board
THROUGH:
Michael Rumpf
Director of Planning and Zoning
FROM:
Eric Lee Johnson, AICP
Planner
7f
DATE:
July 6, 2005
PROJECT:
Heritage Club / HTEX 05-004
REQUEST:
Height Exception of 15 feet for decorative tower features on the mixed-use
buildings
PROJECT DESCRIPTION
Property Owner:
Thirty Six Hundred Holdings, LLC
Applicant:
New Century Companies, LLC and Thirty Six Hundred Holdings, LLC
Agent:
Mr. Jason S. Mankoff / Weiner & Aronson, P.A.
Location:
Northwest corner of the intersection of Federal Highway and Gulfstream
Boulevard (Exhibit "A")
Existing Land Use:
Local Retail Commercial (LRC)
Existing Zoning:
Community Commercial (C-3)
Proposed Land Use:
Special High Density Residential
Proposed Zoning:
PUD Planned Unit Development
Proposed Uses:
Office:
Retail:
Restaurant:
Residential:
6,544 square feet
9,494 square feet
3,500 square feet
70 townhouse units
96 multi-family units
Acreage:
:t8.302 acres
Adjacent Uses:
North: Developed property (self-service storage) designated Local Retail Commercial and
zoned C-3 Community Commercial;
Page 2
Memorandum No. PZ 05-119
South: Developed outparcel (adult entertainment) designated Local Retail Commercial
and zoned C-3 Community Commercial, then the right-of-way of Gulfstream
Boulevard, then developed commercial (fast-food and office building) designated
Local Retail Commercial and zoned C-3 Community Commercial;
East: Right-of-way of Federal Highway then undeveloped property in the Town of
Gulfstream designated Recreation and zoned OR Outdoor Recreation; and
West: Rights-of-way of Old Dixie Highway and the Florida East Coast Railroad, then
vacant property in Palm Beach County designated MR-5 (5 dufac) and zoned RS-
Single-family Residential.
BACKGROUND
Mr. Jason S. Mankoff, agent for the property owner (Thirty Six Hundred Holdings, LLC) is requesting to
develop a mixed-use project. The survey shows that the subject property is currently developed with a
one (l)-story shopping center and related parking areas. The intent is to raze the existing shopping
center and redevelop the site with 13 townhouse buildings and two (2) mixed-use buildings, including
their interior parking garages. Approval of this project is contingent upon the approval of the
accompanying request to amend the Future Land Use Map and rezone (LUAR 05-005) the property from
Community Commercial (C-3) to Planned Unit Development (PUD). The PUD zoning district allows a
maximum height of 45 feet. The townhouse buildings would be three (3) stories tall and would both
require approval of a height exception. However, the mixed-use buildings (Buildings 1 and 2) would have
portions of their structures that exceed the district's maximum height threshold of 45 feet. The
elevations show that several decorative towers would reach as high as 60 feet in height. Therefore,
approval of the accompanying site plan (NWSP 05-014) is contingent upon approval of this request for
height exception.
ANALYSIS
The property is currently zoned C-3. The C-3 zoning district allows for a maximum building height of 45
feet. As previously mentioned, the applicant is concurrently requesting to rezone the property to PUD.
Part of the justification to rezone to PUD is to support and stimulate revitalization efforts in the city's
Community Redevelopment Agency area. Staff recognizes that a viable downtown and surrounding areas
would have a mixture of uses with higher residential densities. The proposed mixed use project will serve
to revitalize the southern "gateway" to the City. The project proposes 166 residential units in a variety of
sizes and styles, while the commercial portion is designed to provide a year-round customer and
employment base.
Land Development Regulations, Chapter 2, Zoning, Section 4.F.3, Height Limitations and Exceptions,
states that in considering an application for 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. The citywide maximum height of 45 feet would
generally limit a typical building to four (4) stories. The PUD zoning district allows for a maximum
building height of 45 feet. It should be noted that both mixed-use buildings meet code as it relates to
building height because their roof level would be 41 feet in height and the top of the parapet wall would
be 46 feet in height. The parapet wall may exceed the 45-foot threshold only if the wall itself is five (5)
feet or less in height. The elevations of the mixed-use buildings (Building 1 and Building 2) show that
Page 3
Memorandum No. PZ 05-119
portions of both buildings exceed the 45-foot threshold. However, these appurtenances are eligible to be
considered for the height exception request.
Decorative towers (cupolas) are the types of building appurtenances that may exceed the zoning district's
height limitation and be eligible for height exception review. In this case, the top of several decorative
towers are proposed at 60 feet in height. However, the aforementioned structures would account for
only a small percentage of the entire roofline. In fact, according to the applicant, the decorative towers
would account for approximately :1:10% of the entire roof area of the mixed-use buildings. This figure
becomes significantly lower when the roof areas of the townhouse buildings are factored into the
equation. According to the applicant, the height exception is necessary, as a means of breaking up the
horizontal massing of the buildings with minor (uninhabitable) vertical elements. The enhanced quality of
these buildings is achieved by the inclusion of these elements. Allowance of these heights would not
severely reduce light and f or air in the adjacent areas. The applicant claims that the height exception
would not adversely effect property values in adjacent areas or adversely influence the living conditions in
neighboring communities. Staff concurs. Granting of this height exception does not constitute a special
privilege to the current property owner.
RECOMMENDATION
In the accompanying reports, staff is recommending approval of the site plan and request to rezone to the
PUD zoning district. As to the issue of height, staff recommends approval of the height exception request
of 15 feet. This would allow the top of the decorative towers to be designed at 60 feet in height. Any
conditions recommended by the Board or City Commission would be placed in Exhibit "C" - Conditions of
Approval.
S:\Planning\SHAREDlWP\PROJECTS\Heritage Club @ Boynton Beach\HTEX OS-004\Staff Report.doc
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Conditions of Approval
Project name: Heritage Club
File number: HTEX 05-004
Reference: Elevations dated June 14,2005
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
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/ENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Comments: None
ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY
COMMENTS:
Comments:
1. To be determined.
Page 2
Heritage Club
File No.: HTEX 05-004
DEPARTMENTS INCLUDE REJECT
ADDITIONAL CITY COMMISSION COMMENTS:
Comments:
2. To be determined.
S. IPlanning\SHAREDI WPIPROJECTSIBoynton Lofts\HTEX 05-001 \COA.doc