AGENDA DOCUMENTS
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission Date Final Fonn Must be Tumed Requested City Commission Date Final Fonn Must be Turned
Meeting Dates in to Citv Clerk's Office Meeting Dates in to City Clerk's Office
D August 21, 2007 August 6, 2007 (Noon.) D October 16, 2007 October I, 2007 (Noon
D September 4, 2007 August 20, 2007 (Noon) D November 7. 2007 October 15,2007 (Noon)
D September 18, 2007 September 3, 2007 (Noon) [2J November 20, 2007 November 5, 2007 (Noon)
D October 2, 2007 September 17. 2007 (Noon) D December 5, 2007 November 19,2007 (Noon)
D Announcements/Presentations 0 City Manager's Report
NATURE OF 0 Admmistrative 0 New Business
AGENDA ITEM 0 Consent Agenda 0 Legal
0 Code Compliance & Legal Settlements D Unfinished Business
~ Public Hearing D
RECOMMENDATION: Please place this request on the November 20, 2007 City Commission Agenda under
Public Hearing. The Plmming and Development Board on October 23, 2007. recommended that the request be approved.
For further details pertaining to this request, see attached Department Memorandum No. 07-098.
EXPLANATION:
PROJECT:
AGENT:
OWNER:
LOCATION:
DESCRIPTION:
Pylon Interstate Plaza Phase II (COVS 07-004)
Ray Balassiano, A.LA
Peter Debs, Woolbright Executive Center LLC
1501 Corporate Drive
Request for conditional use / major site plan modification approval for a 29, 1 99 square
foot office building and related site improvements on 2.86 acres in a C-l zoning district.
PROGRAM IMPACT: N/A
FISCAL IMPACT: N/A
ALTERNATIVES: N/A
D'V'lopment~
City Manager's Signature
Assistant to City Manager
~ - t"M.L
, Planning and Zoning Dir tor City Attorney / Finance
S:\Planning\SHARED\WP\PROJECTS\Pyloll Interstate Plaza\MSPM 07-007 COOS 07-004\Agenda Request Pylon Interstate Plaza PH ]] CO US 07-004 11-
20-07.doe
S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 07-098
TO:
Chair and Members
Planning & Developut Board
Michael Rump~J. -
Director of Planning and Zoning
Ed Breese ~
Principal Pla~~r)
THRU:
FROM:
DATE:
October 10, 2007
PROJECT:
Pylon Interstate Plaza / COUS 07-004
REQUEST:
Conditional Use approval for a 29,199 square foot office building
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:
Offices
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);
Pylon Interstate Plaza - COUS 07-004
Page 2
Memorandum No. PZ 07-098
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).
BACKGROUND
Mr. Raymond Balassiano, agent for Woolbright Executive Center LLC, is seeking conditional use / major
site plan modification approval for the construction of a 29,199 square foot office building. The site
previously received City Commission approval for the Phase 2 building in 2006, however the property
was subsequently sold and the approvals expired before the new owner submitted for building permits.
The subject site plan is practically identical to the previously approved project, with noted modifications
including a reduction in the height exception request, which has been decreased by approximately ten
(10) feet, the first floor parking and lobby area were slightly modified to create three (3) new parking
spaces and the building facades were slightly changed to be more compatible with the Phase 1 building.
The property is located approximately at the southwest corner of Woolbright Road and Corporate Drive.
Offices are permitted uses in the C-1 zoning district. 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 but subject
to conditional use approval. The elevations (see Exhibit "B") show that the building will be three (3)
stories tall. The first "floor" would primarily consist of the parking lot under the building, lobby area, and
elevator shaft. The traditional office space would only occur on the second and third stories. It must be
noted that approval of this project is contingent upon the approval of the accompanying request for
height exception (HTEX 07-005). This is the second phase of a two (2)-phase project. The first phase
was approved in 1984, and subsequently constructed. The original plan showed two (2) buildings for a
total of 58,000 square feet of gross floor area.
STANDARDS FOR EVALUATING CONDITIONAL USES AND ANALYSIS
Section 11.2.D of the Land Development Regulations contains the following standards to which
conditional uses are required to conform. Following each of these standards is the Planning and Zoning
Division's evaluation of the application as it pertains to standards.
The Planning and Development Board and City Commission shall consider only such conditional uses as
are authorized under the terms of these zoning regulations and, in connection therewith, may grant
conditional uses absolutely or subject to conditions including, but not limited to, the dedication of
property for streets, alleys, recreation space and sidewalks, as shall be determined necessary for the
protection of the surrounding area and the citizens' general welfare, or deny conditional uses when not
in harmony with the intent and purpose of this section. In evaluating an application for conditional use
approval, the Board and Commission shall consider the effect of the proposed use on the general health,
safety and welfare of the community and make written findings certifying that satisfactory provisions
have been made concerning the following standards, where applicable:
1. Ingress and egress to the subject property and proposed structures thereon, with particular
reference to automobile and pedestrian safety and convenience, traffic flow and control, and access
in case of fire or catastrophe.
Pylon Interstate Plaza - COUS 07-004
Page 3
Memorandum No. PZ 07-098
The survey shows three (3) existing driveway openings to the subject property. The only driveway
opening, located on Woolbright Road allows for vehicular ingress / egress. The other two (2)
driveway openings are located on Corporate Drive. The opening located closest to the intersection of
Corporate Drive and Woolbright Road allows for both vehicular ingress / egress while the other one
only allows for vehicular egress. No openings would be altered as a result of this development, other
than the installation of brick pavers. No new driveways are proposed. Direct access to the second
phase from the first would occur by driving on one of the existing drive aisles that were developed as
part of Phase One construction.
2. Off-street parking and loading areas where required, with particular attention to the items in
subsection above, and the economic, glare, noise, and odor effects the conditional use will have on
adjacent and nearby properties, and the city as a whole.
Required parking for general office is calculated at one (1) space per 300 square feet of gross floor
area, inciuding the mechanical rooms, lobbies, and restrooms. The project proposes 29,199 square
feet of floor area; therefore, a total of 98 parking spaces would be required for Phase Two. The site
plan shows that 34 new parking spaces are proposed under the building and 34 surface parking
spaces are proposed for a total of 68 new parking spaces. The project would comply with the
parking requirements due to the excess parking developed during Phase One. According to the site
plan (Sheet A1.1) tabular data, the area of the existing Phase One building plus the proposed Phase
Two building would equal 59,387 square feet. Both buildings would therefore, require 199 parking
spaces. The plan provides for 201 parking spaces. In December of 2006, the previous owner
received a parking variance (ZNCV 06-010) for 49 parking spaces in order to allow 50% of the office
space to be utilized for medical office purposes, which requires one (1) parking space for each 200
square feet of office space. Additionally, the applicant requested and the Engineering Division
approved an administrative waiver to allow the parking stalls to be dimensioned nine (9) feet in
width by 18 feet in length when the project received approvals in 2006. The applicant has requested
and received a renewal the waiver request approval with this re-submittal. The dimensions would be
consistent with the dimensions of the existing parking stalls constructed in Phase One. The handicap
stalls would be 12 feet in width (with five (5) feet of striping) and 18 feet in length. The Building
Division has determined that additional handicap parking will be required as a result of the medical
type uses that could occupy the space. The developer is aware of the condition of approval
associated with this situation and will provide the additional two (2) handicap parking spaces at time
of permit. No new loading areas are required or proposed. The office use should have no impact on
glare, noise, and odor on the adjacent or neighboring properties or as the city as a whole.
3. Refuse and service areas, with particular reference to the items in subsection 1 and 2 above.
The site plan (sheet A1.1) shows a new dumpster enclosure is proposed at the southwest corner of
the subject parcel. The location and angle of the proposed trash enclosure would efficiently facilitate
the removal of its contents due to the anticipated traffic flow and design of the garbage trucks. Its
location (on this proposed plan) is consistent with the originally approved site plan. Also, the
proposed landscape plan (sheet LP-l of 2) shows that the new shrubs (Redtip Cocoplum) and palm
trees (Sabal Palm) would surround the enclosure.
Pylon Interstate Plaza - COUS 07-004
Page 4
Memorandum No. PZ 07-098
4. Utilities, with reference to locations, availability, and compatibility.
Consistent with Comprehensive Plan policies and city regulations, all utilities, including potable water
and sanitary sewer are available for this project.
5. Screening, buffering and landscaping with reference to type, dimensions, and character.
The landscape plan (sheet LP-1 of 2) shows that the project would contain 100 shade trees and 34
palm trees. The west landscape buffer is proposed at 10 feet in width. However, this portion of the
subject property currently contains an existing Florida Power & Light (FP&L) utility easement. No
modification or rerouting of the FP&L easement is proposed in conjunction with this Phase Two
development. Therefore, the applicant must be cognizant of the plant material that FP&L would
allow within the easement. According to Chapter 2, Section 4.L. of the Land Development
Regulations, a buffer wall (6) feet in height or a solid row of hedges six (6) feet in height is required
where commercial property (in this case, the C-l zoning district) abuts a 60-foot long stretch of
residential property (Boynton Leisureville) across the canal. The landscape plan shows that a row of
Sliver Buttonwood trees, Spanish Stopper and Cocoplum hedges would be installed within this buffer
and easement area. The 60-foot stretch of the subject property that is adjacent to residential
property across the canal would have the Spanish Stopper hedges installed at six (6) feet in height.
These hedges (at six feet in height) are designed to provide an immediate, substantial buffer. The
proposed plant material and their specifications appear to be compliant with the FP&L ''Right Tree _
Right Place" publication designed for planting in and around FP&L easements, and will have to be
reviewed and approved by FP&L (see Exhibit "C" - Conditions of Approval). Regardless, the Silver
Buttonwood trees are proposed at approximately 10 feet apart, which places the trees closer
together than the code required minimum spacing of 30 feet on center.
A planting strip that would contain a mixture of trees, shrubs, and ground cover would surround the
entire building. More importantly, according to the landscape plan (sheet LP-1 of 2), the planting
strip on the west side of the building would contain a row of Paurotis and Carpentaria palm trees,
installed at varying heights between eight (8) feet to 20 feet tall.
6. Signs, and proposed exterior lighting, with reference to glare, traffic safety, economic effect, and
compatibility and harmony with adjacent and nearby properties.
This project proposes a wall sign as shown on the west elevation (Sheet A 5.. 1) and one on the north
elevation (Sheet A5..2). A note on the elevation page indicates that the signs would be backlit with
12-inch black channel letters on the west elevation and 18-inch black channel letters on the north
elevation. No additional monument signs are allowed since Phase Two is a portion of the entire
parce~ and a freestanding sign already exists.
The applicant agrees that the light fixture will be baffled/shielded to ensure there is no light spillage
onto adjacent properties and that the lighting element itself not be visible to the residents to the
southwest. The Photometries plan (Sheet E-O) indicates proposed pole heights of 20 feet in the
parking lot and that no light is projected beyond the property lines.
Pylon Interstate Plaza - COUS 07-004
Page 5
Memorandum No. PZ 07-098
7. Required setbacks and other open spaces.
The proposed building would meet all setback requirements of the C-l zoning district. The building
is proposed above the parking areas due to the limited area of the Phase Two portion of the site.
8. General compatibility with adjacent property and other property in the zoning district.
The proposed office is a permitted use in the C-l zoning district, but because the parking area is
proposed underneath the building, it would only be allowed as a conditional use. In general, the
project is compatible with the existing uses in the surrounding area within the C-l zoning district.
The building is designed comparable to the other office buildings along Woolbright Road relative
style, massing and materials. The building is proposed to have two base colors: a tan color - "Cedar
Key" and beige - ''Baby Fawn'~ An off-white accent color - "White Dove'; is proposed around the
base of the parking garage and central band at the top of t17e first floor, wrapping tIJe building. The
trim color is proposed as darker tan - ''Smoked Oyster'~ The frame around the green glass would be
green in color - ''Lafayette Green'~ The proposed building would be located within an area
historically characterized by professional and medical offices. There will be minimal on-site impact
and no adverse effects are anticipated to occur from the proposed office use. The use and site
design should not have any adverse impact on the adjacent properties or area in general.
9. Height of building and structures, with reference to compatibility and harmony to adjacent and
nearby properties, and the city as a whole.
The proposed project is considered a conditional use because the parking is proposed underneath
the building, allowing a greater height than would typically be allowed by right. The building as
shown on Sheet A-5.l (see Exhibit ''8'') is proposed at 35 feet in height. The typical parapet wall
(which helps screen the mechanical rooftop equipment) is proposed at 40 feet in height. By code,
this parapet wall is not counted towards building height, because it does not exceed the roof deck
height 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. This portion 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 applicant has submitted calculations indicating that combined
parapet and mechanical equipment square footage equates to only 1.5% of the total roof area,
almost negligible in the volume of roof area. 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. Additionally, the building would be setback over 56 feet from the
west property line and then further separated from the nearest residential property by the L WDD
canal. The height exception would not adversely effect property values in adjacent areas or
adversely influence the living conditions in neighboring communities. However, as a result of the
added height, approval of this project is contingent upon the approval of the accompanying request
for height exception (HTEX 07-005). Although not identical in appearance to the existing Phase One
building, the applicant states that the proposed building has been designed with green glass, in part,
to ''soften'' the appearance of the building. The green glass in conjunction with the planting strip
around the building would soften the effect of the building as it relates to the residential
neighborhood directly across the canal, to the southwest.
Pylon Interstate Plaza - COUS 07-004
Page 6
Memorandum No. PZ 07-098
10. Economic effects on adjacent and nearby properties, and the city as a whole.
The proposed use will constitute additional convenience and choice for the members of the office
community, as well as providing additional convenience to residents who may patronize the
businesses. It is anticipated that Woolbright Road will continue to develop, redevelop, and intensify
as a professional office and medical district corridor. The proposed office would be an appropriate
use and welcomed addition for this site.
11. Conformance to the standards and requirements, which apply to site plans, as set forth in Chapter
19, Article II of the City of Boynton Beach Code of Ordinances. (Part III Chapter 4 Site Plan Review).
With incorporation of staff comments, the proposed project would comply with all requirements of
applicable sections of city code.
12. Compliance with, and abatement of nuisances and hazards in accordance with the performance
standards within Section 4.N. of the Land Development Regulations, Chapter 2; also, conformance to
the City of Boynton Beach Noise Control Ordinance.
With incorporation of all conditions and staff recommendations contained herein, the proposed office
building would operate in a manner that is in compliance with the above-referenced codes and
ordinances of the City of Boynton Beach.
RECOMMENDATION
Based on the discussions contained herein, compliance with development regulations, and consistency
with the Comprehensive Plan, staff recommends that this request be approved, subject to satisfying all
conditions of approval contained in Exhibit "C". Furthermore, pursuant to Chapter 2 - Zoning, Section
11.2 Conditional Uses, a time limit is to be set within which the proposed project is to be developed.
Staff recommends that a period of one (1) year be allowed to obtain a building permit for this project.
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PYLON INTERSTATE PLAZA.PHASE 2
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EXHIBIT "C"
Conditions of Approval
Project name: Pylon Interstate Plaza
File number: COUS 07-004
Reference: 2nd review plans identified as a Conditional Use with an October 2,2007 Planning & Zoning date
stamp marking.
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:
1. Fire flow calculations will be required demonstrating the City Code X
requirement of 1,500 g.p.m. with 20 p.s.i. residual pressure as stated in the
LDR, Chapter 6, Article IV, Section 16, or the requirement imposed by
insurance underwriters, whichever is greater (CODE, Section 26-l6(b)).
2. The CODE, Section 26-34(E) requires that a capacity reservation fee be paid X
for this project either upon the request for the Department's signature on the
Health Department application forms or within seven (7) days of site plan
approval, whichever occurs first. This fee will be determined based upon
final meter size, or expected demand.
3. A building permit for this project shall not be issued until this Department has X
approved the plans for the water and/or sewer improvements required to
service this project, in accordance with the CODE, Section 26-15.
4. Utility construction details will not be reviewed for construction acceptability X
at this time. All utility construction details shall be in accordance with the
Utilities Department's "Utilities Engineering Design Handbook and
Construction Standards" manual (including any updates) and will be
reviewed at the time of construction permit application.
FIRE
Comments: None X
Conditions of Approval
2
DEPARTMENTS INCLUDE REJECT
POLICE
Comments: None X
ENGINEERING DIVISION
Comments:
5. Full drainage plans, including drainage calculations, in accordance with the X
LDR, Chapter 6, Article IV, Section 5 and Section 10.2 will be required at
the time of permitting.
6. Paving, drainage and site details will not be reviewed for construction X
acceptability at this time. All engineering construction details shall be in
accordance with the applicable City of Boynton Beach Standard Drawings
and the "Engineering Design Handbook and Construction Standards"
and will be reviewed at the time of construction permit application.
BUILDING DIVISION
Comments:
7. At time of permit review, submit signed and sealed working drawings of the X
proposed construction.
8. A water-use permit from SFWMD is required for an irrigation system that X
utilizes water from a well or body of water as its source. A copy of the permit
shall be submitted at the time of permit application, F.S. 373.216.
9. If capital facility fees (water and sewer) are paid in advance to the City of X
Boynton Beach Utilities Department, the following information shall be
provided at the time of building permit application:
A) The full name of the project as it appears on the Development Order and
the Commission-approved site plan.
B) The total amount paid and itemized into how much is for water and how
much is for sewer.
(CBBCO, Chapter 26, Article II, Sections 26-34)
10. Pursuant to approval by the City Commission and all other outside agencies, X
the plans for this project must be submitted to the Building Division for
review at the time of permit application submittal. The plans must incorporate
all the conditions of approval as listed in the development order and approved
by the City Commission.
11. The full address of the project shall be submitted with the construction X
documents at the time of permit application submittal. If the project is multi-
family, then all addresses for the particular building type shall be submitted.
The name of the project as it appears on the Development Order must be
noted on the building permit application at the time of application submittal.
12. At facilities providing medical care and other services for persons with X
DEPARTMENTS INCLUDE REJECT
mobility impairments, parking spaces complying with 2004 FBC, Section 11-
4.6 shall be provided in accordance with Section 11-4.1.2 (5)(a) except as
follows:
A) Outpatient units and facilities: 10% of the total number of parking
spaces provided serving each such outpatient unit or facility.
B) Units and facilities that specialize in treatment or services for persons
with mobility impairments: 20% of the total number of parking spaces
provided serving each such unit or facility.
At time of permit, the parking should be designed accordingly.
13. One of the handicap accessible parking spaces in the parking garage shall be X
van accessible per the FBC Section 11-4.1.2 (5)(b).
PARKS AND RECREATION
Comments: None X
FORESTER/ENVIRONMENT ALIST
Comments:
14. The Carpenteria Palm height specification should be shown on the plan. X
PLANNING AND ZONING
Comments:
15. The applicant is responsible for compliance with Ordinance 05-060, the "Art X
in Public Places" program. Preliminary discussions have been conducted
between the Applicant and the Public Art Administrator regarding the
placement of art on the premises, possibly on the windows on the North side
of the building. Applicant to follow protocol and comply with regulations.
16. Approval of this project is contingent upon the approval of the corresponding X
request for a Height Exception (HTEX 07-005)
17. It is the applicants' responsibility to ensure that the COUSIMSPM is publicly X
advertised in accordance with Ordinance 04-007.
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments:
None X
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
I To be determined. I I I
S:\Planning\SHAREDlWP\PROJECTS\Pylon Interstate Plaza\ COUS 07-004\COA.doc