REVIEW COMMENTS
7.B.l
CHILDREN'S SERVICES COUNCIL
(HTEX 07-003)
HEIGHT EXCEPTION
TO:
THRU:
FROM:
DATE:
PROJECT:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 07- 070
Chair and Members
Planning & Development Board
Michael RumpL!-
Director of Planning and Zoning
Ed Breese ~
Principal PI-a~~~
July 3, 2007
Children's Services Council / HTEX 07-003
Height Exception
Property Owner:
Applicant:
Agent:
Location:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
Proposed Use:
Acreage:
Adjacent Uses:
North:
South:
East:
Children's Services Council of Palm Beach County
Mr. Christopher H. Miller, Architecture 6400, Inc.
Mr. Christopher H. Miller, Architecture 6400, Inc.
Lot 91 of Quantum Park, NE corner of Gateway Boulevard and High Ridge
Road (see Location Map - Exhibit "A")
Industrial (I)
Planned Industrial District (PID)
No Change
No Change
Height exception associated with the construction of a three (3) story, 100,000
square foot office building
6.53 acres
Gateway Professional Center to the northwest and to the northeast, the Tri-Rail
station, both with an Industrial (I) land use designation, and zoned Planned
Industrial Development (PID);
Right-of-way for Gateway Boulevard, then farther south vacant Lots 81 & 82 in
Quantum Park, owned by the City Of Boynton Beach, with an Industrial (I) land
use designation, and zoned Planned Industrial Development (PID);
Right-of-way for the CSX Railroad, then farther east right-of-way for Interstate
95; and
Page 2
Children's Services Council HTEX 07-003
Memorandum No. PZ 07-070
West:
Right-of-way of High Ridge Road, then farther west Quantum Park and Village
North mixed use project with an Industrial (I) land use designation, and zoned
Planned Industrial Development (PID).
BACKGROUND
The Children's Services Council received approval to construct a three (3) story, 100,000 square foot
office building on August 16, 2005. The building measures 46 feet in height to the top of the parapet
wall, which is within code maximum of 45 feet plus 5 additional feet for parapet walls. However, after
approval and the start of construction, the project manager realized that the rooftop equipment, not
depicted on the approved drawings, would not be concealed by the parapet and would exceed the
maximum allowed height. According to the applicant, the increase in size of the equipment was the result
of a code change in the Florida Mechanical Code, mandating an increase in the atrium smoke evacuation
volume by four (4) times.
The atrium exhaust fan extends to a height slightly in excess of 53 feet. The maximum allowable height
for the PID zoning district is 45 feet. With the top of the parapet wall at 46 feet, the equipment will not
be adequately screened. The applicant originally proposed an enclosure designed to screen the exhaust
fan, which would have brought the total height to 53 feet - 6 inches. The applicant therefore requested a
height exception of eight (8) feet - six (6) inches above the maximum building height of 45 feet allowed
in the PID zoning district. Subsequently, in discussions held between the owner and the architect, the
owner requested the architect paint the exhaust fan white rather than screening it, due to the massive
nature of the enclosure detracting from the look of the building. According to the architect, the owner
believes the building design characteristics of a high tech industrial theme are furthered by the view of
the equipment, as opposed to the boxy screening material. As a result, the architect has applied for a
Community Design Plan Appeal (CDPA 07-002), requesting to leave the equipment unscreened. The
CDPA application is being considered separately, but in conjunction with this Height Exception application.
ANALYSIS
The Land Development Regulations, Chapter 2, Zoning, Section 4.F.3, Height Limitations and Exceptions,
limits all portions of structures in the City to a maximum height of forty-five (45) feet above the minimum
finished floor, or to the maximum allowable height of the specific zoning district in which the structure is
located. Noted exceptions to the maximum building height include provisions for architectural
enhancements such as church spires, domes, cupolas and rooftop equipment. 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 make findings
indicating the proposed exception has been studied and considered in relation to minimum standards,
where applicable.
The plans for the Children's Services Council Building indicate the requested height exception is not
necessary for the entire roof of the proposed structure, but only a relatively small area near the center of
the building. The north building elevation (Sheet A-6.1) depicts the proposed enclosure in relationship
with the building fa<;ade. The area of the applicant's request for a eight (8) foot - six (6) inch height
exception, if screened, amounts to approximately 1,600 square feet of the entire 33,000 square foot third
story, or approximately five (5) percent of the total roof area of the building. According to the architect,
Page 3
Children's Services Council HTEX 07-003
Memorandum No. PZ 07-070
the screening material would encompass approximately four (4) times the roof area of the exhaust fan
itself, due to structural requirements and limitations.
The rooftop equipment is located approximately 130 feet from the nearest property line, the north
property line, abutting the Tri-Rail Station property. The nearest residential structure is located to the
northwest in Canterbury Townhomes, approximately 725 feet away. As such, the impact associated with
the eight (8) foot - six (6) inch exception request is significantly mitigated.
As evidenced by previous approvals, this request for height exception would not constitute a granting of
special privilege, nor would it impact the air or light of adjacent properties, due to the small percentage of
the overall roof area that is subject to the height exception and the distance separation from other
commercial or industrial structures. The sizeable distance to the nearest residential structure further
diminishes any potential incompatibilities associated with this request.
RECOMMENDATION
Staff recommends approval of this application for an eight (8) foot - six (6) inch Height Exception based
upon the mitigation of any potential impacts. Should this request be approved, approval should be
contingent upon satisfying all staff comments noted in Exhibit "c" - Conditions of Approval. Should the
Board or City Commission have any additional comments, they will be placed accordingly within Exhibit
"(If.
S:IPlanningISHAREDlWPIPROJECTSILW Christian SchoollHTEX 07-0041Staff Report.doc
EXHIBIT "e"
Conditions of Approval
Project name: Children's Services Council
File number: HTEX 07-003
Reference:
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS- Solid Waste
Comments: None
PUBLIC WORKS - Forestry & Grounds
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
Conditions of Approval
2
I DEPARTMENTS I INCLUDE I REJECT I
I PLANNING AND ZONING I I I
Comments: None
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments:
1. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
1. To be determined.
S:\Planning\SHARED\WP\PROJECTS\Quantum Lot 91\Children's Services Council\HTEX 07-003\COA.doc