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REVIEW COMMENTS DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 05-009 TO: Chair and Members Community Redevelopment Agency Board THRU: Michael Rumpf Director of Planning and Zoning FROM: Eric Lee Johnson, AICP Planner {f DATE: February 2, 2005 PROJECT: Boynton Beach Lofts / HTEX 05-001 REQUEST: Height Exception of three (3) feet - two (2) inches PROJECT DESCRIPTION Property Owner: Mr. Louis F. Mascia / Boynton Motel, LLC Applicant: Mr. James A. Seifert / Addison Properties of South Florida, Incorporated Agent: Mr. Bradley D. Miller, AICP / Miller Land Planning Consultants, Incorporated Location: 623 South Federal Highway Existing Land Use: Local Retail Commercial (LRC) Existing Zoning: Community Commercial (C-3) Proposed Land Use: Mixed Use (MX) Proposed Zoning: Mixed Use-Low Intensity (MU-L) Proposed Use: Office Retail Residential 13,354 square feet 5,364 square feet 48 condominium units Acreage: 52,542 square feet (1.21 acres) Adjacent Uses: North: Vacant commercial property classified Local Retail Commercial (LRC) land use and zoned Community Commercial (C-3); South: Developed commercial properties (offices) classified Local Retail Commercial (LRC) land use and zoned Community Commercial (C-3); East: Right-of-way for Federal Highway, then further east is developed multi-family residential (Sterling Village) classified High Density Residential (HDR) land use and zoned Multi-family Residential (R-3); Page 2 Memorandum No. PZ 05-009 West: Right-of-way for Southeast 4th Street, then further west is an active park (Pence Park) classified Recreational (R) land use and zoned Recreation (REC). BACKGROUND Mr. Bradley Miller, AICP, agent for the property owner (Boynton Motel, LLC) is requesting to develop a mixed-use project. The survey shows that the subject property is currently developed with a one (1)- story motel building and related parking areas. The intent is to raze the existing building and redevelop the site with a single mixed-use building consisting of two (2) towers and an interior parking garage. At the roofline, the parking garage would be two (2) stories at 24 feet in height, the west tower would be five (5) stories at 58 feet in height, and the east tower, proposed along Federal Highway, would be six (6) stories at 68 feet - eight (8) inches in height. Approval of the site plan, as proposed, is contingent upon the approval of this request for height exception and accompanying request to rezone (LUAR 05- 003) the property from Community Commercial (C-3) to Mixed-Use Low Intensity (MU-L). The district allows a maximum height of 75 feet (as a permitted use) and a residential density of 40 dwelling units per acre for mixed-use projects. The applicant submitted a request for height exception (HTEX 05-001) because as proposed, a portion of the building would exceed the 75-foot height threshold. The project is to be built within one (1) phase with an anticipated completion date of January of 2007. 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 MU-L. Part of the justification to rezone to MU-L is to proVide developers with greater options for development and redevelopment projects in and around the downtown area. The objective of the mixed-use zoning districts, in part, 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 MU-L zoning district is appropriate for low to mid-rise development that provides for medium density residential uses. The MU-L zoning district allows for a maximum building height of 75 feet, by right. Except as described herein, building heights may exceed that threshold but only as approved via conditional use. The standards for evaluating a conditional use are different from the standards for evaluating a height exception. 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 MU-L zoning district allows for a maximum building height by right at 75 feet. The elevations show that a portion of the building exceeds the 75-foot threshold. However, this project will not be reviewed as a conditional use because the height of the building (according to the definition of building height) would actually range between 68 feet - eight (8) inches and 75 feet, which is below the 75-foot threshold. Only the top portion of the stairwell would be higher than 75 feet. An emergency stairwell and elevator shaft 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 the stairwell is proposed at 78 feet - two (2) inches in height. The top of the elevator core would be 76 feet in height. Approval of the height exception request for the stairwell would cover Page 3 Memorandum No. PZ 05-009 the elevator tower, both of which occur on the east tower. The aforementioned structures would account for only a small percentage of the entire roof. In fact, the roof plan (sheet A216) shows that the roof area of the east tower would be 11,416 square feet in area. The size of the roof of the stairwell would be 207 square feet in area. Likewise, the roof of the elevator core would be 86 square feet in area. Both appurtenances would be a combined total of 293 square feet or 2.5% of the entire roof of the east tower. The stairwell would be necessary to provide access to the roof. The elevator core is necessary for the operation of the elevator. Allowance of these heights would not severely reduce light and / 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 MU-L zoning district. The City has made every effort to change and create zoning districts (CBD, MU-L, MU-H) that will accommodate a mix of uses, innovative and attractive building designs, and viable residential densities (as determined by the market) to act as a catalyst for downtown redevelopment. As to the issue of height, staff recommends approval of the height exception request of three (3) feet - two (2) inches. This would allow the top of the stairwell to be designed at 78 feet - two (2) inches in height. Any conditions recommended by the Board or City Commission would be placed in Exhibit "c" - Conditions of Approval. S:\Planning\SHAREDlWP\PROJECTS\Boynton Lofts\HTEX 05-001\Staff Report.doc Exhl,Jit IAI - Location I\Jldp 200 100 0 I 200 400 600 800 I Feet '.' s :> ~ 0> f " f. . , , in ~iU I ~~ , f ~ m ~~ ~ ~ f alia ~i &: .""" EXHIBIT "B" ';"~ , ~ v 10 {~ ~ I-;-"-":-"r:';-'F..-..-..-..t..-..-,---..-.,-..-..-..-..-.._..,~:.L"_"-"-r:-'-"- i.. ~i .tH. HH j,,\; i I~ i .. j + i ~ I , I I . [ ! I~'; ! Iv. i j j ! ~ I ~ I~ I I ':/ i I i ! ~ i i ," i j v" i i i I ~ I . ! j i i (- i ! i i i ! ,'.., \~ 1 \ ~ \ \ I \ " I "2> J ~ i ,,' :,,; ~ i ~ I : i .j..-:- i i . i ' j v," i 0" "/" r..,/ ,~ /~ ( .., ~ i ; \ I '.", G>j J J CJ +.' ~ ~D ~ J ,-,-..; ,,~ ;.; ",("" 4>- j!!'" ~8 z.. l1-rl~1 ;1111 'I' iii~ ill!! 623 SOUTH FEDERt,L HIGHWAY BOYNTON 8EACH - Fl. 3343!:,-49.3S BOYNTON BEACH LOFTS Ah W Iff : I' : I'I~ ., ,'ill; . h' . 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' , , .I1.ooJ_ __ ._________. _CII__ c:J c:J o r r r : !~ i~ ~ i~ r r r o :~ o o : J I i1tflN ~O~ l! ...- _.(1) OQN ::J BOYNTON BEACH LOFTS 623 SOUTH FEDERAL HIGHWAY BOYNTON BEACH - Fl 33435-4935 EXHIBIT "e" Conditions of Approval Project name: Boynton Beach Lofts File number: HTEX 05-001 Reference: Elevations dated January 18, 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/ENVIRONMENTALIST Comments: None PLANNING AND ZONING Comments: None ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY COMMENTS: Comments: 1. To be determined. Page 2 Boynton Beach Lofts File No.: HTEX 05-001 DEPARTMENTS INCLUDE REJECT ADDITIONAL CITY COMMISSION COMMENTS: Comments: 2. To be determined. S: IPlanninglSHAREDI WPIPROJECTSIBoynton LoftslHTEX 05-001 ICOA doc