REVIEW COMMENTS
TO:
THRU:
FROM:
DATE:
PROJECT:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 06-093
Chair and Members
Community Redevelopment Agency Board and City Commission
. ~~
Michael Rumpf
Director of Planning and Zoning
Kathleen Zeitler r-z.
Planner
June 6, 2006
Hemingway Square / HTEX 06-006
Height Exception
Property Owner:
Applicant:
Agent:
Location:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
Proposed Use:
Acreage:
Adjacent Uses:
North:
South:
2319 South Federal Partners, LLC
Robert Vitale, 2319 South Federal Partners, LLC
Garcia Stromberg Architecture, Inc.
At the northwest corner of the intersection of South Federal Highway and SE 23rc
Avenue (see Location Map - Exhibit "A")
Local Retail Commercial (LRC)
Neighborhood Commercial (C-2) and Community Commercial (C-3)
Special High Density Residential (SHDR - max. 20 du/ac)
Infill Planned Unit Development (IPUD)
21 fee-simple townhouse units
1.25 acre (54,526 square feet)
To the north, property designated Local Retail Commercial (LRC) and zoned
Community Commercial (C-3) currently occupied by a single-family residence
with frontage on South Federal Highway. To the northeast, property
designated High Density Residential (HDR max. 10.8 du/ac) and zoned Multi-
Family Residential (R-3) currently occupied by a single-family residence on SE
4th Street"
,
Right-of-way for SE 23rd Avenue, and farther south property designated Loca
Retail Commercial (LRC) and zoned Community Commercial (C-3) currentl~
occupied by a Sunoco gas station. To the southwest, property designatec
Special High Density Residential (SHDR) and zoned Infill Planned Uni1
Development (IPUD) currently being developed as Coastal Bay Colony, a 64 unit
Page 2
Hemingway Square HTEX 06-006
Memorandum No. PZ 06-093
townhouse development;
East:
The right-of-way of Federal Highway, then property designated Special High
Density Residential (SHDR) and zoned Multi-Family Residential (R-3) developed
as Tuscany on the Intracoastal, a condominium complex; and,
West:
Property designated as Local Retail Commercial (LRC) and zoned Neighborhooc
Commercial (C-2), currently occupied by a single-family residence with frontage
on SE 23rd Avenue.
BACKGROUND
The applicant is proposing a fee-simple townhouse project consisting of 21 units at the northwest corner of
South Federal Highway and SE 23rd Avenue. The project is currently pending a land use amendment
request (LUAR 06-006) from Local Retail Commercial (LRC) to Special High Density Residential (SHDR) land
use classification, and a rezoning request (LUAR 06-006) from the Neighborhood Commercial (C-2) and
Community Commercial (C-3) zoning districts to the Infill Planned Unit Development (IPUD) zoning district.
In addition, the subject property is also pending approval of a new site plan (NWSP 06-007) for the
townhouse project. Approval of the site plan will be contingent upon the approval of the accompanying
request for land use amendment / rezoning (LUAR 06-006).
The Hemingway Square site plan indicates a combination of two-story and three-story townhouse buildings
to be constructed. The proposed townhouse buildings will be 45 feet in height which will comply with the
maximum height permitted under the IPUD zoning district. However, there is a certain building element
proposed that exceeds the 45-foot threshold. That element is the subject of this request for height
exception. The floor plans for the 3-story Models "c" and "D" indicate an optional fireplace. Therefore, the
exterior elevations for Buildings 1 and 3 reveal chimneys, which extend above the rooflines and will exceed
the maximum height of 45 feet. The exterior building elevations indicate that the elevation from finished
floor to the highest point of the chimney is 46 feet 2-inches for Building 1 and 48 feet 8-inches for Building
3. The applicant therefore is requesting a height exception of four (4) feet above the maximum building
height of 45 feet allowed in the IPUD zoning district. The requested height exception is applicable only to
Building 1 and Building 3 (see Exhibit "B").
ANALYSIS
The objective of the CRA, in part, is to support and stimulate revitalization efforts in the heart of the City.
Staff recognizes that infill residential development along Federal Highway is desirable. The architecture
for the proposed townhouse project is a Key West theme with standing-seam metal roofs, balconies,
picket fencing, natural stone veneer on the first floor walls, and a mix of siding and stucco on the upper
building walls. The proposed chimneys will be of the same stone veneer to match the stone veneer at the
front and rear of the first floor of each building. The chimneys will raise the building height slightly above
the maximum height allowed, but they are necessary for the units that choose to have the optional
fireplace.
Land Development Regulations, Chapter 2, Zoning, Section 4.F.3, Height Limitations and Exceptions,
limits all portions of structures to a maximum height of forty-five (45) feet above the minimum finished
floor. Noted exceptions to the maximum building height include noncommercial towers, church spires,
domes, cupolas, flagpoles, electrical and mechanical support systems, parapets, and similar structures.
However, the noted exceptions are allowed only through obtaining approval from the City Commission.
In considering an application for exception to the district height regulation, the City Commission shall
Page 3
Hemingway Square HTEX 06-006
Memorandum No. PZ 06-093
make findings indicating the proposed exception has been studied and considered in relation to minimum
standards, where applicable.
The City Commission approved a new method for measuring building height based on roof type
(Ordinance 02-010, adopted on March 19, 2002). The goal of the new definition was to be consistent
with current standards and to allow more flexibility in building design. Plans indicate the proposed
townhouses will have a gable or hip roof. Building height for gable or hip roofs is measured from the
finished grade to the midpoint between the eaves and the ridge. The building elevations indicate the
two-story and three-story townhouses will have a mean roof height of 45 feet, which will comply with the
IPUD zoning district height limitation of 45 feet. However, the maximum height as measured from the
top of the proposed chimneys is 48 feet 8-inches, which exceeds the maximum building height by almost
four (4) feet.
As evidenced by previous approvals, this request for height exception would not constitute a grant of
special privilege.
RECOMMENDATION
As previously mentioned, staff generally supports the redevelopment efforts proposed in the accompanying
requests for land use amendment and rezoning (LUAR 06-006) and the new site plan (NWSP 06-007) for
the Hemingway Square project. Staff is recommending approval of these application requests and
recommends approval of the request for a 4-foot height exception.
Should this request be approved, it should be approved contingent upon satisfying all comments noted in
Exhibit "C" - Conditions of Approval (see NWSP 06-007). Should the Board or City Commission have any
additional comments, they will be placed accordingly within Exhibit "C".
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EXHIBIT "C"
Conditions of Approval
Project name: Hemingway Square
File number: HTEX 06-006
Reference: 4th review plans identified as a New Site Plan with a May 26,2006 Planning & Zoning date stamp
marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments: None
PUBLIC WORKS - Traffic
Comments: None
ENGINEERING DIVISION
Comments: None
UTILITIES
Comments: None
FIRE
Comments: None
POLICE
Comments: None
BUILDING DIVISION
Comments: None
PARKS AND RECREATION
Comments: None
FORESTER/ENVIRONMENTALIST
Comments: None
PLANNING AND ZONING
Comments: None
CRA STAFF
CONDITIONS OF APPROVAL
Hemingway Square (HTEX 06-006)
PAGE 2
DEPARTMENTS INCLUDE REJECT
Comments: None
COMMUNITY REDEVELOPMENT AGENCY COMMENTS:
Comments:
To be determined.
CITY COMMISSION COMMENTS:
Comments:
To be determined.
MWR/kz
S :\Planning\Shared\ WP\PROJECTS\Hemingway Square\HTEX 06-006\COA.doc