Approve request for Riverwalk Plaza (HTEX 16-002) Height Exception to allow the stair towers and decorative architectural features of the Riverwalk Plaza mixed use project to be constructed at 105 feet, 5 feet above the maximum allowable height of 100 feet in the MU-4 (Mixed Use-4) zoning district. Applicant: Shaul Rikman, Isram Riverwalk, LLC . (TABLED TO JANUARY 17, 2017 SO THAT FINAL ACTION OCCURS ON THE SAME DATE AS ACTION IS TO BE TAKEN ON THE CORRESPONDING APPLICATION FOR LAND USE AMENDMENT AND REZONING)

The subject property covers most of the land within the Riverwalk Plaza shopping center, which contains the Wendy’s Restaurant, Wells Fargo Bank, a multitenant building with Walgreens and Joann’s Fabrics, the Prime Catch Restaurant and a large vacant “big box” formerly occupied by Winn Dixie.

The application submitted for Height Exception approval is for non-habitable space that includes rooftop access to the stairwells and decorative architectural elements. The maximum building height in the new MU-4 zoning district is 100 feet. The elevations (see Exhibit “B” – Sheets AS-201 & AS-202) show that the building would be constructed utilizing a parapet wall, with the actual roof deck at a height of 95 feet. The code indicates building height for structures with flat roofs shall be measured at the roof deck, and the surrounding parapet may be up to five (5) feet higher. However, as noted above, the stair towers and decorative architectural elements exceed the maximum allowable height of the zoning district, thus the application for a Height Exception of five (5) feet has been submitted for those specific features, in conjunction with the other previously noted applications for development approval.

Staff finds that the portion of the roof that deviates from the maximum height is minimal, and would not represent habitable space. Also, the tallest elements on the project are over 290 feet from the nearest residential land uses, over 230 feet from the Intracoastal Waterway, over 400 feet from Federal Highway, and approximately 580 feet from the residential properties in Ocean Ridge thereby allowing staff to confidently opine that the proposed height exception would have no negative impact on surrounding properties.

The Land Use and Rezoning application (LUAR 16-003), Major Site Plan Modification (MSPM 16-002), and Community Design Appeal (CDPA 16-002) are being processed concurrently.

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