REVIEW COMMENTS
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 06-102
FROM:
Chair and Members
Planning & Development Board
Michael Rumpf /__~V'
Director of Planning and Zoning
Ed Breese ~
Principal Planner
TO:
THRU:
DATE:
May 11, 2006
PROJECT:
Pylon Interstate Plaza / HTEX 06-003
REQUEST:
Height Exception
PROJECT DESCRIPTION
Property Owner:
Chambers Properties LLC
Applicant:
Neal G. Chambers
Agent:
Steven L. Cohen
Location:
1501 Corporate Drive (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:
Office building
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 property (retention pond for Boynton Commerce Center),
zoned Planned Industrial Development (PID);
East:
Two (2) story office building in Phase One, then farther east is right-of-way
for Corporate Drive, still farther east is developed commercial (Lowe's),
zoned Community Commercial (C-3);
West:
Right-of-way for Lake Worth Drainage District (LWDD) E-4 Canal, then
farther west is developed commercial (First Southern Bank). To the
southwest, a 60+/- foot portion of the subject property is adjacent (across
the canal) to developed residential property (Leisureville), zoned Single-
family residential (R-1AA).
Page 2
Memorandum No. PZ 06-102
BACKGROUND
The applicant submitted a request for conditional use / site plan (CGUS 06-004) approval for the
construction of a 29,419 square foot office building. This application for a height exception accompanies
the request for conditional use / site plan approval. The applicant previously applied for and received City
Commission approval for this very same Phase 2 building in February of 2004 (including the height
exception), however failed to submit timely for the necessary building permits or time extension.
Therefore the approvals have lapsed and a new application and approval are required. The subject
property is located approximately at the southwest corner of Woolbright Road and Corporate Drive. 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 but subject to conditional use approval. The elevation (see Exhibit
"B") shows that the building will be three (3) stories tall. The first "floor" would primarily consist of the
parking lot under the building, mechanical rooms, lobby, and elevator shaft. The traditional office space
would only occur on the second and third stories.
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), and Mixed-Use High (MU-H) zoning districts, the standard citywide maximum
building height is 45 feet. However, the maximum building height in the C-1 zoning district is 30 feet. In
the C-1 zoning district, when proposed structures are to be built above subterraneous or ground level
parking lots, projects are considered conditional uses rather than a use permitted by right. Additionally,
conditional uses are different from permitted uses in that they must comply with a separate set of
developmental/performance standards. Also, in the C-1 zoning district, when a building is proposed
above the parking lot (as in this case), the maximum allowable building height can be increased from 30
feet to 35 feet. The building as shown on Sheet A-3 (see Exhibit "B") is proposed at 35 feet in height.
Therefore, the proposed building complies with the maximum allowable building height in the C-1 zoning
district. The parapet wall (which screens the mechanical rooftop equipment) is proposed at 40 feet in
height. This parapet wall is not counted towards building height. However, the peak of the pitched
standing seam metal roof (proposed above the elevator shaft) would be 53 feet - six (6) inches in height.
The project therefore, would require an 18 feet - six (6) inch height exception,
Pitched roofs that conceal electrical and mechanical support systems are eligible to be considered for
height exceptions. In considering an application for exception to district height regulations, the City
Commission shall make findings indicating the proposed exception has been studied and considered in
relation to specific standards. The exception would not have an adverse effect on the existing and
proposed land uses, It is necessary to "hide" the elevator shaft and its mechanical equipment. It would
not severely reduce light and air in adjacent areas. The building would be setback over 56 feet from the
west property line and then further separated from other properties by the LWDD canal. The height
exception would not adversely effect property values in adjacent areas or adversely influence the living
conditions in neighboring communities. The pitched roof would provide an attractive feature to help
beautify what would ordinarily be a plain flat roof of an elevator shaft, According to the applicant, the
roof serves no other function aside from aesthetic value and appeal. The building could function without
the decorative roof, however, it would be a plain, flat, roofline. Granting of this height exception does
not constitute a special privilege to the current property owner, Staff feels that the standing seam metal
roof would enhance the overall project dynamic and its exclusion would be detrimental to the design.
Page 3
Memorandum No. PZ 06-102
Therefore, staff determined that the project meets the intent of all criteria itemized in Chapter 2, Section
4.F.3. of the Land Development Regulations.
RECOMMENDATION
Based on the analysis contained herein, staff recommends that this request for a height exception of 18
feet - seven (7) inches be approved for the standing seam metal roof over the elevator equipment shaft,
subject to the conditions of approval listed in Exhibit "(", Any conditions of approval recommended by
the Board or required by the City Commission will be placed in Exhibit "C" accordingly,
S:\Planning\SHARED\WP\PROJECTS\Pylon Interstate Plaza\HTEX 06-003\Staff Report.doc
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EXHIBIT "e"
Conditions of Approval
Project name: Pylon Interstate Plaza
File number: HTEX 06-003
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/ENVIRONMENT ALIST
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:
1. To be determined.
S:\Planning\SHARED\ WP\PROJECTS\Pylon Interstate Plaza\HTEX 06-003\COA.doc
S:\Planning\Planning Templates\Condition of Approval 2 page -P&D ORA 2003 form.doc