REVIEW COMMENTS
7.B.2
CHILDREN'S SERVICES COUNCIL
(CDPA 07-002)
COMMUNITY DESIGN PLAN APPEAL
DEVELOPMENT DEPARTMENT
MEMORANDUM NO. PZ 07-071
PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION
FROM:
Chair and Members
Planning and DeveloP~ Board
Michael W. Rump:J)f1
Planning and Zoning Director
Ed Breese, Principal Planner ~
July 13, 2007
TO:
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 of the 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.
ANAL YSIS
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 PID 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:\Planning\SHARED\WP\PROJECTS\Children's Services Council\CDPA 07-002\staff report.doc
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Children's Services Council
EXHIBIT "D"
Conditions of Approval
Project name: Children's Services Council
File number: CDPA 07-002
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
DEPARTMENTS INCLUDE REJECT
PLANNING AND ZONING
Comments:
1. The rooftop equipment shall be maintained free of dirt and rust, in order to
provide a clean, new painted appearance at all times.
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments:
To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
To be determined.
S:\Planning\SHARED\ WP\PROJECTS\Quanlum wI 91 \Children's Services Council\CDP A 07 -002\COA.doc
EXHIBIT C
~~ IP+OO ~..
RE: Children's Services Council
File No: NWSP-05- 018
,m ~ ~ ~ n \fl ~ m Jeff Peal
President
I!! i
JUL t 2 2007 I l; I ~ Pete Daltner
L)\
\ Vice President
PLANNIW:; Ai1D I
ZONiNG om J Chris Miller
Associate
City of Boynton Beach
Mr. Ed Breese, Principal Planner
Planning and Zoning Department
100 East Boynton Beach Blvd.
Boynton Beach, FL 33425
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 :rECTURE 64~
\children services council\planning dept Itr05.17 .07
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