Boynton Beach Medical Pavillion DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
~TY OF BOYNTON BEACH, FLOF A
PROJECT NAME: Boynton Beach Medical Pavilion (HTEX 01-002)
APPLICANT'S AGENT: Chris Kerr, Kilday & Associates, Inc.
APPLICANT'S ADDRESS: 1551 Forum Place, Suite 100A West Palm Beach, FI
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: C~ptc~,,bcr 4, 2001
TYPE OF RELIEF SOUGHT:
LOCATION OF PROPERTY:
DRAWING(S):
Height Exception for a parapet wall.
2815 South Seacrest Boulevard
SEE EXHIBITS "A", "B", "C" ATTACHED HERETO.
X THIS MATTER came before the City Commission of the City of Boynton Beach, Florida
appearing on the Consent Agenda on the date above. The City Commission hereby adopts the
findings and recommendation of the Planning and Development Board, which Board found as follows:
OR
THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above. The City Commission having considered the
relief sought by the applicant and heard testimony from the applicant, members of city administrative
staff and the public finds as follows:
Application for the relief sought was made by the Applicant in a manner consistent with
the requirements of the City's Land Development Regulations.
The Appli .c~nt
~' HAS
HAS NOT
established by substantial competent evidence a basis for the relief requested.
The conditions for development requested by the Applicant, administrative staff, or
suggested by the public and supported by substantial competent evidence are as set
forth on Exhibit "E" with notation "Included".
The Applicant's application for relief is hereby
X' GRANTED subject to the conditions referenced in paragraph 3 hereof.
DENIED
5. This Order shall take effect immediately upon issuance by the City Clerk.
All further development on the property shall be made in accordance with the terms
and conditions of this order.
Other ',-¢~ ~
DATED:
..... Clerk ' IIIlJlJ:ilt',, ,',V,;
S:\Planning\SHARED\WP~PROJECTS~Boynton Beach Medical PavilionVrtTEX-Para~et V~JIf'~eveto~ment Order. doc
EXHIBIT "E"
Conditions of Approval
Project name: Boynton Beach Medical Pavilion
File number: HTEX 01-002
Reference: Application received Se ~tember 6, 2001
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments: NONE X
UTII.ITIES
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
PLANNING AND ZONING
Comments: NONE X
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
Comments: NONE X
ADDITIONAL CITY COMMISSION CONDITIONS
Comments: To be determined.
S:LPlanning~SHARED\WP~ROJECTSXBoymon Beach Medical Pavilion~HTEX-Parapet WalI~COND1TIONS CI
DEPARTMENT OF DEVELOPME,~T
MEMORANDUM NO. PZ 01-216
STAFF REPORT
PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION
October 5, 2001
Project Name/File No:
BOYNTON BEACH MEDICAL PAVILLION / HTEX 01-002
Height Exception for parapet wall
Property Owner:
Bethesda Healthcare System
Applicant/Agent:
Chris Kerr, Kilday & Associates, Inc.
Location:
2815 South Seacrest Boulevard
Land Use/Zoning:
Office/C-1 (Office and Professional Commercial District)
Proposed Use:
Medical Office
Project Size:
Site Area: 2.05 acres (89,162 square feet)
Building Area: 29,173 square feet
Adjacent Uses:
(See Exhibit "A" - Location Map)
North - SE 27th Avenue right-of-way and farther north a medical
office building zoned C-1;
South -
Medical office building zoned C-1;
East -
SE 1st Place right-of-way and farther east a church
located on a single-family residential development
zoned R-l-AA; and
West -
Seacrest Boulevard right-of-way and farther west
Bethesda Memorial Hospital zoned C-1.
Request:
Request for a height exception pursuant to the City's Land
Development Regulations, Chapter 2, Zoning, Section 4. F.2, to allow
a parapet wall feature to be constructed at 31 feet 8 inches (31'-8")
high, which is 1 foot 8 inches (1'-8") in excess of the maximum thirty
(30) foot height limit in the C-1 Office and Professional Commercial
zoning district.
BACKGROUND
The subject property is currently developed and used for medical offices, featuring a cluster of three
(3) buildings constructed in 1978. It is located along South Seacrest Boulevard facing west and
across from the Bethesda Hospital (see Exhibit "A" - location map). On September 4, 2001, the City
Commission approved a site plan for a new 29,173 square-foot building at the site subject to City
approval of code modifications and approval of height exception applications (see Exhibit "B" - site
plan). The proposed building features a 44 feet 4 inches (44'-4") high entrance which was the
subject of a height exemption application approved by the City Commission on September 4, 2001.
Page 2
Boynton Beach Medical Pavilion/HTEX 01-002
Memorandum No. PZ 01-216
Furthermore, at their October 4, 2001 meeting, the'City Commission approved the second reading
of an ordinance to:
a) include parapet walls in the list of structures eligible for exemption from height limitations;
and
b) increase the maximum structure height in the C-1 zoning district from twenty-five (25) to
thirty (30) feet.
The proposed new building at the subject site includes a parapet wall that will exceed the new
height limit for the C-1 zoning district by one foot eight inches (1'-8") (see Exhibit "C" - elevations).
The applicant is requesting this height exception to allow the construction of the proposed parapet
wall at 31 '8" high. This height exception application is submitted in compliance with the conditions of
approval for the above-mentioned site plan.
ANALYSIS
Land Development Regulations, Chapter 2, Zoning, Section 4.F. 3, Height Limitations and
Exceptions, states that 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. Exhibit "D" lists those standards and
how the applicant addressed them.
According to the application, the overall building height will be 31 feet and 8 inches (31'8"), thereby
exceeding the maximum height allowed within the C-1 zoning district. In addition, the parapet wall
will accent the entire facade when considered together with the recently approved entrance feature
at forty-four (44) feet, contributing to the overall quality of the project. This design principal is
promoted throughout the city and is consistent with design principles recommended within the City's
redevelopment plan, and other architectural designs recently approved or constructed in the area
such as the nearby Dr. Verma Medical Office, and the Bethesda Hospital expansion.
Lastly, staff feels that the requested exception will not impact the area in a negative way because:
a) a recent approval of a height exception of 44 feet for the main entrance feature for the same
project;
b) the subject parapet wall would provide the required screening for the roof top equipment; and
c) the application represents the minimal necessary to achieve the design intent of the project.
RECOMMENDATION
Based on the analysis contained herein, and on the applicant's response to the minimum standards
required by code, staff recommends that this request for a height exception for a parapet wall of one
foot eight inches (1 '8") be approved. No conditions of approval are recommended; however, any
condition of approval recommended by the Planning and Development Board or required by the City
Commission will be placed in Exhibit "E".
Attachments
JA:MR
S:\Planning\SHARED\WP\PROJECTS\Boynton Beach Medical Pavilion\HTEX-Parapet Wail\HEIGHT EXCEPTtON-STAFF REPORT.doc
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LOCATION MAP
Boynton Beach Medical Pavilion
REC
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EXHIBIT "A"
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SITE
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Kilday & Associates
Landscape Architects / Planners
155.1 Forum Place, Suite 100A
West Palm Beach, Florida 33401
(561) 689-5522 · Fax (561) 689-2592
www.kildayinc.com
EXHIBIT"D"
(as amended October 11, 2001)
Ms. Lucia Galav, AICP
100 E. Boynton Beach Blvd.
PO Box 310
Boynton Beach, FL 33425-0310
RE: Request for height exception for East Boynton Medical Arts Pavilion
Om-file 868.28 · -
On behalf of the applicant, Boynton East Medical Investors, LTD, please accept this
request for an exception from the required building height limitation on a medical office
building proposed at the southeast comer of Seacrest Blvd. and SE 27th Ave. The City
Commission recently amended the Land Development Regulations to include parapet
screening to the list of items that can extend above the district's building height
limitations. This site plan, with parapet, was the basis for this chang~ to the LDR's. This
request is to allow a portion of the parapet screening of the proposed Boynton Beach
Medical Pavilion to be exempt from the height requirements of the C-1 Zoning District.
The proposed parapet will screen the HVAC and related equipment from view. It will
extend 20" above the maximum building height limitation of 30' in the C-1 District. The
top of the parapet will be 31' 8" from the finished floor elevation. Please see the attached
cross section detail of the building height and parapet. It should be noted that this is the
identical site plan, architectural elevations, and parapet screening that was recently
reviewed and approved by the TRC, Planning & Zoning Board, and City Commission.
No changes have been made to the plans.
Height exceptions are required to be consistent with the standards of Section 4(F)3. as
follows:
a. Whether the height exception will have an adverse effect on the existing and
proposed land uses.
The height exception will not have any adverse impacts on the existing or proposed
land uses. The site currently houses several medical office buildings, up to two
stories in height, which were built in 1978. The recent construction at the hospital
has hastened redevelopment in this area such that the existing buildings have
become undesirable. The redevelopment of this site will allow for the continued
operation of medical offices on this property in a modem, upgraded building.
Height exception request
Page l of 3
Because the height waiver will allow the__ applicant to screen the unsightly rooftop
equipment from view as well as enhance the buildings appearance from the Seacrest
Blvd. frontage, it will have a positive effect on the current and surrounding land
uses in the area.
b. Whether the height exception is necessary.
This height exception is a necessity in order to sufficiently screen the rooftop
equipment from view and to enhance the appearance of the building. Since the
current office building was constructed, the City has incorporated into their Land
Development Regulations requirements to screen rooftop equipment as well as
requirements to enhance all building facades (Ch. 9, Section 11). This Section
requires that, "rooftop equipment must be completely screened from view at a
minimum distance of 6OOfeet". The proposed parapet will make this possible.
c. Whether the height exception will severely reduce light and air in adjacent
areas.
The proposed height exception will not reduce or adversely affect light on adjacent
areas. The parapet will only exceed the district's height limitation along the
perimeter of the building by 20". There is a residential home along a portion of the
southern property line. The existing office building is setback 24 feet from this
property line. The Boynton Beach Medical Pavilion building will increase this
separation to over 80'. In addition, because the subject property is on the north side
of this neighbor, the proposed building will not encroach into this neighbor's
sunlight at any time of the day.
d. Whether the height exception will be a deterrent to the improvements or
development of adjacent property in accord with existing regulations.
The height exception will not deter, but will actually encourage the development of
adjacent properties in accordance with existing regulations. The majority of the
structures on the east side of Seacrest Blvd. were constructed before 1980. Many
are non-conforming and do not meet the current Code requirements for setbacks,
access, landscaping, parking, etc. This proposal will further the redevelopment of
this area, and will act as an exemplary model of design for the adjacent properties.
e. Whether the height exception will adversely affect property values in
adjacent areas.
This height exception, in conjunction with the proposed redevelopment of the
property, will only serve to increase the values of adjacent properties. As stated
earlier, many of the properties in this area are in dilapidated condition. This
redevelopment and the superior design that the height exemption allows will
enhance the value of this and the surrounding properties. Currently, the site is in
disrepair with poor access and few redeeming architectural qualities. This
exemption will reverse these effects.
Whether the height exception will adversely influence living conditions in
the neighborhood.
[-[eight exception request
Page 2 of 3
As described above, this height exception will advance the quality of the living
conditions in the neighborhood. This proposal is for a high-quality building of
superior design, and exemption requested is part of that design and will only serve
to improve upon it. The current living conditions in the neighborhood are
jeopardized by the existing lot layout and building design. Not only is the current
access onto Seacrest Blvd. dangerous, but the visual appearance of the existing
building only serves to blight the neighborhood. This proposal will significantly
improve upon the quality of living in the neighborhood.
g. l~'hether the height exception will constitute a grant of special privilege to
an individual owner as contrasted with the public welfare.
Granting of this exemption will benefit the public welfare and City in general. The
individual owner of the property is requesting this building exemption to have the
opportunity to construct a building of superior design, far beyond what currently
exists on this property or on the adjacent properties.
Items (h) and (i) are not standards for the applicant to address.
Please accept this application for the height exception based on the above criteria.
Call me W~th any questions or comments.
Since i
Kilday & Associates, Inc.
Enclosures
Height exception request
Page 3 of 3