REVIEW COMMENTS
7.A.2
PYLON INTERSTATE PLAZA PHASE II
(HTEX 07-005)
HEIGHT EXCEPTION
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 07-099
FROM:
Chair and Members
Planning & Developm Board
Michael RumPf~CJ
Director of Planning and Zoning
Ed Breese ~
Principal Planner
TO:
THRU:
DATE:
October 3, 2007
PROJECT:
Pylon Interstate Plaza / HTEX 07-005
REQUEST:
Height Exception
PROJECT DESCRIPTION
Property Owner:
Woolbright Executive Center LLC
Applicant:
Peter Debs of Woolbright Executive Center LLC
Agent:
Raymond Balassiano, A.LA.
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 07-099
BACKGROUND
The applicant previously submitted a request for conditional use / major site plan modification (COUS 06-
004) and height exception (HTEX 06-003) approval for the construction of a 29,199 square foot office
building in 2006. The owner subsequently sold the property and the approvals expired before the new
owner submitted for building permits. Therefore, the new owner has now re-submitted applications for
conditional use / major site plan modification (CGUS 07-004) and this particular application for height
exception (HTEX 07-005) approval. 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, 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-5.1 (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 typical parapet wall (which screens the mechanical rooftop equipment) is proposed at 40
feet in height. Parapet walls are not counted towards building height if they do not exceed the roofline
by more than five (5) feet. However, a small segment of the parapet is raised at the building entrance on
the west side of the building, and mirrored on the east elevation. These segments of the parapet would
be 43 feet in height, thus requiring an eight (8) foot height exception. Additionally, mechanical equipment
on the roof is proposed at height of 43 feet, and therefore is subject to the same height exception
request.
The height exception previously approved in 2006 (HTEX 06-003) was for a height of 53 feet - 6 inches.
The new owner has redesigned the rooftop mechanical equipment and is asking for a much less
exception. 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. Per the Community Design Plan, rooftop equipment shall not be visible for a minimum
distance of 600 feet. The increased parapet height would not have an adverse effect on the existing and
proposed land uses and the mechanical equipment will be screened in accordance with City code. The
request for additional height would not severely reduce light and air in adjacent areas. The applicant has
submitted calculations indicating that combined parapet and mechanical equipment square footage
equates to only 1.5% of the total roof area. Additionally, 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
Page 3
Memorandum No. PZ 07-099
conditions in neighboring communities. The short segment of elevated parapet would provide an
attractive feature to help beautify what would ordinarily be a plain flat roof and further accentuates the
building entry. The building could function without the decorative parapet, however, it would be a plain,
flat, roofline. Granting of this height exception does not constitute a special privilege to the current
property owner. Therefore, staff has 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
eight (8) feet be approved, subject to the conditions of approval listed in Exhibit "C". 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\PROJECfS\Pylon Interstate Plaza\HTEX 07-005\Staff Report.doc
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EXHIBIT "A"
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LOCATION MAP PYLON INTERSTATE PLAZA Phase II LOCATION MAP
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WOOLBRIGHT EXECUTIVE CENTER
pnON INTERSTATE PLAZA.PHASE 2
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BOYNTON BEACH, FL. 33426
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ARCHITECf
800 GLOUCHfSTER STREET
BOCA RATON, FLORIDA 33487
Lie NO, AROOI6040 Tel. (561) 706-1809
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EXHIBIT "C"
Conditions of Approval
Project name: Pylon Interstate Plaza
File number: HTEX 07-005
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: None
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments:
To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
To be determined.
S'\Planning\SHARED\WP\PROJECTS\Pylon Interstate Plaza\ HTEX 07-005\COA.doc