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AGENDA DOCUMENTS CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office ~ August 21, 2007 August 6, 2007 (Noon.) 0 October 16, 2007 October I, 2007 (Noon 0 September 4, 2007 August 20, 2007 (Noon) 0 November 7, 2007 October 15,2007 (Noon) D September 18, 2007 September 3,2007 (Noon) 0 November 20, 2007 November 5, 2007 (Noon) D October 2, 2007 September 17, 2007 (Noon) 0 December 4, 2007 November 19,2007 (Noon) D Announcements/Presentations D City Manager's Report NATURE OF D Administrative 0 New Business AGENDA ITEM 0 Consent Agenda 0 Legal 0 Code Compliance & Legal Settlements D Unfinished Business ~ Public Hearing 0 RECOMMENDATION: Please place this request on the August 21, 2007 City Commission Agenda under Public Hearing. The Planning and Development Board on July 24, 2007, recommended that the request be approved. For further details pertaining to this request, see attached Department Memorandum No. 07-071. EXPLANATION: PROJECT: AGENT: OWNERS: LOCATION: DESCRIPTION: Children's Services Council (CDPA 07-002) Christopher H. Miller, Architecture 6400, Inc. Children's Services Council of Palm Beach County Lot 91 of Quantum Park, northeast comer of Gateway Boulevard and High Ridge Road Request for approval of a Community Design Plan Appeal against the requirement for screening of rooftop equipment. PROGRAM IMPACT: N/A FISCAL IMPACT: N/A ALTERNATIVES: N/A City Manager's Signature Assistant to City Manager ~~<~~ --;;;',ector City Attorney I Finan" S:\Planning\SHARED\WP\PR JECTS\Quantum Lot 91\Children's Services Council\CDPA 07-002\Agenda Item Request Children's Serv Council CDPA 07 -002 8-21-07.doc S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC DEVELOPMENT DEPARTMENT MEMORANDUM NO. PZ 07-071 PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION TO: FROM: Chair and Members Planning and DeveloP5Z/ Board Michael W. RumpW.. Planning and Zoning Director Ed Breese, Principal Planner ~ July 13, 2007 THRU: DATE: SUBJECT: Children's Services Council - CDPA 07-002 Appeal of Chapter 9 - Community Design Plan (screening of rooftop equipment) NATURE OF REQUEST Mr. Christopher Miller, Project Architect, representing the Children's Services Council, is requesting approval of a Community Design Plan Appeal to allow the atrium exhaust fan to be installed without being screened (see Exhibit "B"). This appeal is being submitted in conjunction with a concurrent request for Height Exception (HTEX 07-003). BACKGROUND The site is Lot 91 of Quantum Park, which is the northeast corner of Gateway Boulevard and High Ridge Road (see Location Map - Exhibit "A"). 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. According to the applicant, the fact that the parapet wall will not adequately screen the rooftop equipment is due to the increase in size of the equipment as a result of a code change in the Florida Mechanical Code, mandating an increase in the atrium smoke evacuation volume by four (4) times. According to Chapter 9 - Community Design Plan ofthe City's Land Development Regulations, rooftops are to be treated as part of the building elevation. All rooftop equipment must be screened from view at a minimum distance of 600 feet. ANALYSIS The requirement for screening of rooftop equipment is predicated on the concept that the entire envelop of a building is taken into consideration when evaluating the aesthetic quality of a building and it's relationship with surrounding properties. Rooftop/mechanical equipment tends to be less pleasing and more of a detraction from the typical architectural features on a building, degrading the overall aesthetic quality, hence the requirement for screening. In discussions held between the owner and the architect, the owner requested the architect paint the exhaust fan white to blend with other architectural treatments on the building, rather than screening it, due Page 2 Memorandum No. PZ 07-071 Children's Services Council CDPA 07-002 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. The architect for Children's Services Council also notes in his appeal request that there are some unique site characteristics, which render the screening of the rooftop equipment ineffective and that the leaving of the equipment unscreened is actually less visually obtrusive. According to the architect, the building is located on very low-lying property, surrounded on the east by the elevated southbound 1-95 off ramp, on the south by the elevated Gateway Boulevard overpass of 1-95, and on the west by High Ridge Road, which is substantially elevated above the finished floor level of the building. The architect has provided copies of photographs of the building from various angles, depicting the exhaust fan painted white. In contrast, the architect has provided enhanced copies of photographs from the same angles depicting what the enclosure would look like if placed on the roof, in an effort to provide a sense of scale (see Exhibit "C" - photographs). Per the applicant's companion request for height exception, the area of the screen enclosure contemplated rises to a height of eight (8) foot - six (6) inches above the 45 foot height limitation in the PIO zoning district and would encompass approximately 1,600 square feet of roof area of the building. According to the architect, the screening material would envelop approximately four (4) times the roof area of the exhaust fan itself, due to structural requirements and limitations. The justification statement prepared by the architect also notes the distance the rooftop equipment is located from residential property. The nearest residential structure is located to the northwest of the building in Canterbury Townhomes, approximately 725 feet away. He further states that, "When standing on the nearest residential property the only visible element is an upper corner of the building, no mechanical equipment". The Design Appeal process would appear appropriate in this instance, given the unique nature of the property and the associated terrain changes, combined with the style of building and elements that make up the structure. Staff concurs with the applicant that the leaving of the equipment unscreened may actually be less obtrusive than a separate screening element erected after design and construction of the building. This position is based on the fact that screening material is typically less substantial and durable than original building material, and the sheer size of the proposed screening system. Staff does however recommend the placement of a condition of approval that the condition of the rooftop equipment be well maintained for visual appearance, including cleaning and painting as necessary, to ensure the white appearance of the equipment is preserved, without dirt or rust staining. RECOMMENDATION Based on the analysis contained herein, and the unique site/terrain characteristics, staff recommends approval of this request to allow the rooftop equipment to be unscreened. One condition of approval is recommended for maintenance of the visual appearance of the equipment. Any conditions of approval recommended by the Board or City Commission will be placed in Exhibit "0" - Conditions of Approval. S:\PlanningISHARED\WP\PROJECTS\Children's Services Council\CDPA 07 -002\staff report.doc ... 1 in. = 307.2 feet I II 10 0, IDO~ te'i> /!! ... ~ ~ .. ~ Children's Services Council __0 ( ( EXHIBIT C A~Tii1~~ b+"" ~~ City of Boynton Beach Mr. Ed Breese, Principal Planner Planning and Zoning Department 100 East Boynton Beach Blvd. Boynton Beach, FL 33425 Jeff Peal President Pete Daltner Vice President RE: Children's Services Council File No: NWSP-05- 018 PLANNING AND ZONING OEPT Chris Miller Associate To Whom It May Concern: This letter is to request a "Community Design Plan Appeal" for the above referenced project. The subject involves not installing the required screen enclosure for the exhaust fan equipment on the roof. This appeal is being made with four primary reasons in mind. First, the mechanical equipment on the roof to be screened is all associated with an atrium smoke evacuation system required per the Florida Building code. At the time of the Site Plan Approval process the equipment had not yet been specified. It was not anticipated to be an issue or exceed allowable heights. A few months prior to building permit submittal (and after Site Plan Approval was granted) the Florida Mechanical Code issued a code change that increased the requirements of the atrium smoke evacuation volume by four times, thus increasing the size of the equipment. Second, we feel the massive size of this screen enclosure would draw more attention to the unit area rather that the unit itself. The screen would be almost 4 times the size (in plan) of the mechanical equipment because of structural requirements and limitations. The height would be only a few inches higher than the unit. Thirdly, the mechanical equipment has been painted white to blend with the other architectural elements on the building. The overall building design is uniquely high-tech and industrial in appearance. Finally, the intent of the Land Development Code is to protect residential neighborhoods from the visibility of this type of equipment. The CSC building is roughly +700 feet from the nearest group of town homes. It actually sits in a valley created by High Ridge Road to the west, Interstate (1-95) to the east, and Gateway Boulevard to the south. When standing on the nearest residential property the only visible element is an upper corner of the building, no mechanical equipment. Please refer to attached photos, taken from across the street, roughly +400 feet from the building. On behalf of the Owner, we request your review and approval of this appeal not to install a very large screen. Thank you in advance for your time and consideration. Should you have any questions or comments, please do not hesitate to contact the undersigned. Yours Sincerely ARC J'ECTURE6~ \children services council\planning dept Itr05.17.07 300 S.E. 2nd Street, Fort Lauderdale, Florida 33301-1907 (954) 627-9180 · FAX: (954) 627-9189 · EMAIL: arch@stiles.com A Division of Stiles Corporation / A Fuli Service Real Estate Development Company EXHIBIT "D" Conditions of Approval Project name: Children's Services Council File number: COP A 07-002 Reference: DEPARTMENTS INCLUDE REJECT PUBLIC WORKS- Solid Waste Comments: None X PUBLIC WORKS - Forestry & Grounds Comments: None X PUBLIC WORKS- Traffic Comments: None X UTILITIES Comments: None X FIRE Comments: None X POLICE Comments: None X ENGINEERING DIVISION Comments: None X BUILDING DIVISION Comments: None X PARKS AND RECREATION Comments: None X FORESTER/ENVIRONMENTALIST Comments: None X Conditions of Approval 2 DEPARTMENTS INCLUDE REJECT PLANNING AND ZONING Comments: 1. The rooftop equipment shall be maintained free of dirt and rust, in order to X provide a clean, new painted appearance at all times. ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS Comments: None X ADDITIONAL CITY COMMISSION CONDITIONS Comments: I To be determined. I I I S:\Planning\SHARED\WP\PROJECTS\Quantum Lot 91\Children's Services Council\CDPA 07-002\COA.doc