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AGENDA DOCUMENTS CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office [8J March 19,2002 March 6, 2002 (5.00 p.m.) 0 May 21, 2002 May 8, 2002 (5:00 p.rn.) 0 April 2, 2002 March 20, 2002 (5:00 p.m.) 0 June 4, 2002 May 22, 2002 (5:00 p.rn.) 0 Apri I 16, 2002 April 3, 2002 (5:00 p.m.) 0 June 18,2002 June 5, 2002 (5:00 p.rn.) 0 May 7, 2002 April 17, 2002 (5:00 p.rn.) 0 July 2, 2002 June 19,2002 (5:00 p.m.) 0 AclnumstratIve 0 Development Plans NATURE OF 0 Consent Agenda 0 New Busmess AGENDA ITEM 0 PublIc Heanng [8J Legal 0 BIds 0 UnfInished Business 0 Announcement 0 Presentation 0 City Manager's Report RECOMMENDATION: Please place this request on the March 19,2002 City Comnussion Agenda under Legal, Ordmance - Second Reading. This item was approved by the City CommissIOn under Legal- Other on February 19, 2002 and under FIrst Readmg on March 5,2002 For further details pertaining to the request, see Department of Development Memorandum No PZ 01-274 and addendum PZ 02-015 EXPLANATION: PROJECT NAME CODE REVIEW CDRV 01-005 Height Exception - Church Height AGENT OWNER. LOCA nON DESCRIPTION Bradley Miller, AICP N/A City Wide Request to amend code to add "places of assembly" to the lIst of exceptions to the maxunum building height found in Land Development Regulations Chapter 2, Section 4.F.2. PROGRAM IMPACT: N/A FISCAL IMPACT: N/A ALTERNATIVES: N/A ~ Development Department DIrector City Manager's Signature di4 hdav t "'jut il.0mfF Planmng and Zomng ector CIty Attorney / Fmance / Human Resources S:\Planning\SHARED\ WP\PROJECTS\First Baptist Church of BB\CDR V 0 1-005\Agenda Item Request definition Assembly height code 3-19-02.dot S.\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC DEPARTMENT OF DEVELOPMENT MEMORANDUM NO PZ 02-015 FROM Chairman and Members Planning and Development Board ,.~t ole- Michael Rumpf Planning and Zoning Director Lusia Galav, AICP O\~ Principal Planner Jl5 January 16. 2002 TO THROUGH DATE SUBJECT. First Baptist Church - Height CDRV 01-005 Addendum to Staff Report ADDENDUM This report is the addendum to the Department of Development Memorandum No. PZ 01-274 to the Planning and Development Board dated December 13. 2001. Updated information is provided regarding the above referenced project. At the December 26, 2001 meeting the Board voted (4-3) to approve the two code amendments regarding building height. Upon further review by planning and legal staff, substitute language is proposed regarding the height exception portion of the code review. The term "places of assembly" replaces the originally proposed "church height" in the height exception list. This language is being brought before the Board for a recommendation It will proceed to the CRA Board then to the City Commission for final approval. The substitute language is proposed below, Amend Chapter 2 - Zoning Section 4, F, 2. As follows: "Water, cooling and fire towers, radio and television towers of commercial nature. church spires, places of assemblv. domes, cupolas. flagpoles, electrical and mechanical support systems, and similar structures, and their necessary mechanical appurtenances may be erected within a structure or on top of a structure. above the district height limitations provided herein, after obtaining approval of the city commission based on their consideration of the standards for evaluating exceptions to district height regulations set forth in paragraph 3 below.' In conjunction with this revision, "Places of Assembly" will be added to Chapter 1, Article II - Definitions as follows: Places of Assembly - Buildings and facilities on a lot or carcel of land scecifically designed for assembly which may include churches. temcles, and other claces of worship, theatres. auditoriums. conference centers. clubs. lodoes, and fraternal orqanizations." Attached is a copy of Chapter 2, Section 4, F Height Limitations and Exceptions Please note the procedure for granting an exception and the criteria that must be addressed before the City Commission grants approval of the request. Attached is the original staff report, Memorandum No PZ 01-274, containing documentation for the first code revision proposal to change the definition of Building Height. No change is being made to that request. Staff continues to recommend approval of both proposed code revisions ., Boynton Beach Code vhere the buildIng is to be located, provided. lOwever: 1 All accessory buildIngs shall be located mly in the side or reJ.r yard at least twelve (12) feet rom the principal buildIng, and 2. Detached storage structures of any type :onstruction not exceeding one hundred (100) square 'eet in floor area and seven (7) feet in height may be ;rected to a point at least three (3) feet from the side )roperty lIne and/or at least three (3) feet from the ear property line providIng no easement rights are lbridged, C. BUILDING FRONT AGE. Every principal Juilding shall be located on a lot or a publicly kdlcated, accepted and maintained street or private jtreet which confonns to a'ccepted street standards of hiS city, D THROUGH LOTS (DOUBLE =RONTAGE). On through lots, the required front ard shall be provided on each street. E. VISUAL OBSTRUCTIONS, No fence, ,Ign, planting, hedge, shrubbery, wall or other visual Jbstruction shall be created or maintained with a 1eight greater than two feet six inches above the 'treet level, within twenty-five (25) feet of the mersection of the rIght-of-way lines of two (2) treets, in any zone, except that open chain-link type 'ences may be a maximum of four (4) feet and kept lisually clear. F. HEIGHT LIMIT A TION SAND ::X CEPTI 0 N S 1 No portion of any structure intended to Je utilized for residential, commercial or industrial Jurposes wIthin the municipal limits of the City of 30ynton Beach, Florida, shall exceed the height of 'arty-five (45) feet above the final grade level of such tructure, except as noted below, 2. Water, cooling and fire towers, radio md television towers of commercial nature, church ipires, domes, cupolas, flagpoles, electrical and nechanical support systems, and similar structures, md their necessary mechanical appurtenances may be 997 S~5 erected wlthm a structure or on top of the structure. above the district height linutations provided herein. after obtaining approval of the City CorrurusslOn based on their consideratIon of the standards for evaluating exceptIOns to dIstrict height regulations set forth in paragraph 3 below. ~ - /' i 3, In considering an application for exception to the dIstrict height regulation, the City Comrnission shall make findings indicating the proposed exceptIon has been studied and considered In relation to the following standards, where applicable' a Whether the height exception will have an adverse effect on the existing and proposed land uses. b. Whether the height exception is necessary . c, Whether the height exception will severely reduce light and air in adjacent areas. d. Whether the height exception will be a deterrent to the improvement or development of adjacent property in accord with existing regulations. :---... , ( . , ...... ......~.~ e Whether the he'ight exception will adversely affect property values in adjacent areas. f. Whether the height exception will adversely influence living conditions in the neighborhood. g. Whether the height exception will constitute a grant of a special privilege to an individual owner as contrasted with the public welfare. h. Whether sufficient evidence has been presented to justify the need for a height exception. i. The City Corrurussion may, in connection with processing of application for exception hereunder, refer same to the planning and development board for recommendation. 4. In residential zones, freestanding television and citizens' band broadcasting anteruue (- .\ --' 4. In residential zones, freestandmg televisIOn and cItizens' band broadcasting antennae may not exceed twenty-five (25) feet m height, and no freestanding antenna may be constructed within the buildmg setback lines. Roof-mounted or wall- supported antennae may exceed the maximum distrIct height regulation by ten (10) feet; but in no instance, may an antennae exceed the roof line height by more than fifteen (15) feet. a. With respect to private community antenna systems as defmed in this code, the aforesaid twenty-five (25) feet height regulation shall not apply, In the instance of private community antenna systems, a receiving antenna may not exceed forty-five (45) feet in height unless an exception is granted by the City Commission, - and no part of any receiving antenna may encroach in any setback, 5 In reSIdential zones, freestanding transmittmg antennae are subject to the following limitations a, No freestanding base tower and antenna shall exceed forty-five (45) feet in height. b, No freestanding base tower with or WIthOut an antenna shall be constructed within the building setback lines. c. No freestanding base tower shall be constructed WIthout having first secured a permit from the city development director. Roof-mounted transmitting antennae shall not exceed the roof line height by more than twenty (20) feet. 6. An application fee shall be payable to the city as adopted by resolution of the City Commission. 7, Notwithstanding any other provision of the Land Development Regulations, including the provisions of this section, telecommunication towers shall only be permitted as a conditional use in the PU Public Usage District and REC Recreation District. 2600 S-14 Zoning 5 G CUL-DE-SAC. The allowed frontage of a lot when shaped by a cul-de-sac or the frontage of any other irregular shaped lot, shall be measured at the setback or building line, and shall be not less than seventy-five percent (75 %) of the required lot frontage in the applicable zoning dIStnCt. H. TEMPORA.RY BUILDINGS. Temporary buildings such as models, offices and tool sheds used in conjunction with construction work only, may be permitted in any district after approval of the buildmg inspection deparonent and the removal of which is accomplished within thirty (30) days after construction ceases or is completed. 1. PUBLIC BUILDINGS. All buildings and properties city owned and operated and engaged in the performance of a public function may be permitted in any district as defmed herein, J. OTHER STRUCTURES, To further clarify the defmition of structure as applied to all districts and boundaries, the following shall apply except that corner lots shall be regulated by other partS of this ordmance. The following structures shall be permitted in front, rear or side setbacks as provided in this ordinance, in any zone, except where so noted; taking into consideration existing easements. 1. Fences, hedges and walls shall not exceed six (6) feet in height, above fmished grade, in residential zones, except that from the building line to the front line the maximum height shall be four (4) feet. In Multi-family zones, the maximum height within the front yard setback shall be sLx (6) feet (chain link fences shall be used only in combination with hedge that shall be maintained at height of fence). Hedges situated adjacent to golf courses, golf driving ranges, interstate highways or parcels supporting railroad tracks shall not exceed ten (10) feet in height, above finished grade. When walls or fences are cons~cted as a part of a subdivision or site plan approval adjacent to a public right-of-way, consistent with this section, a setback of a minimum of eighteen (18) inches must be maintained for landscaping purposes, DEVELOPMENT DEPARTMENT PLAi'l"NING Ai~D ZONING DIVISION MElYIOR~~DUl\I NO. PZ 01-274 TO ChalI1nan and Members Plannmg and Development Board (Ylu..C Michael \V. Rumpf DIrector ofPlanrung and Zonmg Lusia Galav, AICP Dt ~ Principal Planner ~ December 13, 2001 THROUGH. FROM. DATE: SUBJECT: CODE REVIE\V CDRV Ol-005 1) Definition of Building Height 2} "Height Exception - Church Building Height NATURE OFREOUEST Mr. Bradley Miller, AICP, of Miller Land Consultants, Inc. representing the First Baptist Church of Boynton Beach is requesting a code review regarding changing the definition of building height and allowing a height exception for church height. The request was presented as follows: . Amend Chapter l- General Provisions, Article II - Definitions as follows. "Building Height means the vertical dIstance in feet from finished grade to the hi!2:hest point of the roof for flat roofs: to the deck line for mansard roofs: and to the average hei!2:ht between eaves and the ridQ;e of gable, hip and gambrel roofs, measured from the lSfade." . Amend Chapter 2- Zoning, Section 4, F. 2. as follows: "\Vater, cooling and fire towers, radIo and television towers of commercial nature, church spires and church height, domes, cupolas, flagpoles, electrical and mechanical support systems, and similar structures, and their necessary mechanical appurtenances may be erected within a structure or on top of a structure, above the district height limitations provided herem, after obtairung approval of the city commission based on their consideration of the standards for evaluating exceptions to dIStrict height regulations set forth in paragraph 3 below." Page 2 Buddmg Height - CDR V 01-003 Memorandum No PZ 01-171 BACKGROUND In conjunction with this code review, the appl1cant has submitted a site plan applicatIOn. The sIte plan proposal is for the expansion of the First Baptist church at the northwest comer of Boynton Beach Boulevard and Seacrest Boulevard. The church intends to build a new 600-seat sanctuary. The new sanctuary will have a mean height (between eave and peak) of 44 feet. A structural component known as "the fly" is 52 feet high. The church steeple will reach a maximum height of 72 feet. The First Baptist Church property is located in C-3 and R-l-A zoning districts. The new building will be located in the C-3 zoned portion of the site allowing a ma..'(imum height of 45 feet. This request for code review regarding height affects development citywide There are two advisory boards providing recommendations to the Commission regarding development in the City of Boynton Beach. The Planning and Development Board and the Conununity Redevelopment Agency will both review thIS request. ANAL YSIS Definition of Building Height The current definition of building height is as follows: BUILDING HEIGHT - The vertical distance between a point on the minimum finished floor as required by the building code, or that prevailing minimwn elevation established by FEMA and other agencies, such as the South Florida Water Management District, and the apex of the highest roof. The city's definition of buildmg height has been questioned by several applicants/developers in the past. The complaint is that the measurement of height to the peak of roof is far too restrictive asserting that the type or style of roof should be taken into consideration. Staff reviewed the definition of building height used by three municipalities: City of Delray Beach, City of West Palm Beach and City of Pompano Beach and for Palm Beach County. All four definitions use finished grade as the starting point but they all differentiate between roof style to determine the highest point of measurement. Table 1, provides the text for these definitions. The text of the definition as proposed by the applicant is identical to the Palm Beach County version. Staff is amenable to amending the definition of building height to acconunodate differences in roof type. The research verifies that this is a more practical approach and accepted standard practice. Page 3 Buildmg HeIght - COR V 01-003 Memorandum No PZ 01-171 TABLE 1 Definitions of Building Height Jurisdiction I Definition The verncal dIstance from grade to the hIghest fimshed roof surface of a flat roof or to the mean level bet\Veen eaves and ndge for gable, hIp, or gambrel roofs. The verncal dIstance from the mean grade of a lot at the frontage of the buildmg to the hIghest point of the top of structure of a flat roof, or to the deck lme of a mansard roof, or to the mId-height level bet\Veen eaves and ridge for gable, hip and gambrel roofs. The vertIcal distance measured from the average elevation of the proposed fmished grade at the front of the buildmg, to the highest pomt of the roof for flat roofs; to the deck lme of mansard roofs; and to the mean height between eaves and ndge for gable, hip and gambrel roofs. However, the permissible buildmg dimenSIon shall be decreased or increased one foot for each foot or fraction thereof in excess of five feet that the average elevation of the proposed fmished grade IS higher or lower respectively, than the curb level of the established grade of the street upon which the proposed building fronts. The vertical distance m feet from fmished grade to the highest point of roof for flat roofs; to the deck lme for mansard roofs; and to the average height bet\Veen eaves and the ndge for gable, hIp and gambrel roofs, measured from the grade. CIty of Delray Beach CIty of West Palm Beach CIty of Pompano Beach Palm Beach County Church Height The current regulations for height limitations and exceptions include church spires in the list of items considered for an exception. There is an application procedure and list of criteria that must be considered in order for the City Commission to grant a height exception. Applications are reviewed on a case by case basis in determining the appropriateness of allowing additional height beyond the district regulations. In the case of the First Baptist Church, the proposed expansion will include an application for a height exception for the 72-foot church spire feature. The building design also includes provisions for a "fly" or space over a theater stage where scenery and equipment can be hung. To accommodate the fly a portion of the roof must be designed at a height of 57 feet. This prompted Page 4 BuIldmg Hc:tght - COR V 01-003 Mc:morandum No PZ 01-171 the request for "church height" to be added to the list of items \VhlCh may be considered for a heIght exception. \-\!hen reVlev.ilng the code, staff must not only consider the CIrcumstances of the specific request but how a change in the code will affect development throughout the city. Churches are unique structures having archItectural features specific to that type of use, namely to worship. These architectural features can be symbolic or specific to the type of activities going on in the buildmg, hke dramatic or mUSical presentatlOns and pageants. Churches are a permitted use in all residential and commercial zoning districts in the City of Boynton Beach. One of the purposes of height controls is to encourage development that is harmonious in scale and compatible with existing development. The height exception review process outlmed m Chapter 2, Section 4. F.3. provides eight (8) criteria that must be satisfactorily addressed before approval is considered. As written, these criteria provIde a reasonable basis with which to review church heights on a case by case basis for necessity and neighborhood compatibIlIty. : RECOMlVIENDA TION Based on the prevlOus analysis, staff supports both code review requests submitted by the apphcant. Staff recommends that the City of Boynton Beach Land Development Regulations be amended as requested. It should be noted that staff support of this code amendment does not represent automatic support of the proposed site plan as submitted. The site plan and height exception for the First Baptist Church will be consIdered for approval as separate applications at a later date. I" ~ Exhibits S:\PL-\:-INrNG\SHAREDlWP\PR01ECTS\FIRST BAPTIST CHURCH OF BB\CDRV Ol-005\CDRV OI-005.STAFF REPORT.DOC CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office ~ March 19,2002 March 6, 2002 (5.00 p.m.) 0 May 21, 2002 May 8, 2002 (5:00 p.m.) 0 April 2,2002 March 20, 2002 (5:00 p.m.) 0 June 4, 2002 May 22, 2002 (5:00 p.m.) 0 April 16,2002 April 3, 2002 (5:00 p.m.) 0 June 18, 2002 June 5, 2002 (5:00 p.m.) 0 May 7, 2002 April 17,2002 (5'00 p.m.) 0 July 2, 2002 June 19,2002 (5.00 p.m.) 0 Administratlve 0 Development Plans NATURE OF 0 Consent Agenda 0 New Business AGENDA ITEM 0 Public Hearing ~ Legal 0 BIds 0 Unfinished Business 0 Announcement 0 Presentation 0 City Manager's Report RECOMMENDATION: Please place tlus request on the March 19, 2002 CIty CommissIOn Agenda under Legal, Ordmance - Second Reading. Tlus Item was approved by the CIty ComrmssIOn under Legal- Other on February 19, 2002 and under First Reading on March 5,2002. For further details pertainIng to the request, see Department of Development Memorandum No PZ 01-274 and addendum PZ 02-015 EXPLANATION: PROJECT NAME. CODE REVIEW CDRV 01-005 Definition of Building Height AGENT OWNER. LOCATION DESCRIPTION Bradley Miller, AICP N/A CIty WIde Request to amend code to revise the defimtlon of "building height" found m Land Development Regulations Chapter 1, Article II. PROGRAM IMPACT: N/A FISCAL IMPACT: N/A ALTERNATIVES: N/A DeVelo~!P!.f"o, /' ~rA dJc.v t m/i<-~ t2Vmf'P Planning and Zonmg Irector CIty Attorney / Fmance / Human Resources S:\Planning\SHARED\ WP\PROJECTS\First Baptist Church of BB\CDRV 01-005\Agenda Item Request definition height code 3-1 9-02.dot CIty Manager's Signature S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC DEPARTMENT OF DEVELOPMENT MEMORANDUM NO PZ 02-015 FROM Chairman and Members Planning and Development Board -'Y6-'c. Michael Rumpf Planning and Zoning Director Lusia Galav, AICP D\~ Principal Planner (jl5 January 16, 2002 TO THROUGH DATE SUBJECT First Baptist Church - Height CDRV 01-005 Addendum to Staff Report ADDENDUM This report is the addendum to the Department of Development Memorandum No. PZ 01-274 to the Planning and Development Board dated December 13, 2001. Updated information is provided regarding the above referenced project. At the December 26, 2001 meeting the Board voted (4.3) to approve the two code amendments regarding building height. Upon further review by planning and legal staff, substitute language is proposed regarding the height exception portion of the code review. The term "places of assembly" replaces the originally proposed "church height" in the height exception list. This language is being brought before the Board for a recommendation. It will proceed to the CRA Board then to the City Commission for final approval. The substitute language is proposed below, Amend Chapter 2 - Zoning Section 4, F, 2 As follows: "Water, cooling and fire towers, radio and television towers of commercial nature, church spires, places of assemblv, domes, cupolas, flagpoles, electrical and mechanical support systems, and similar structures, and their necessary mechanical appurtenances may be erected within a structure or on top of a structure, above the district height limitations provided herein, after obtaining approval of the city commission based on their consideration of the standards for evaluating exceptions to district height regulations set forth in paragraph 3 below.' In conjunction with this revision, "Places of Assembly" will be added to Chapter 1, Article II - Definitions as follows' Places of Assembly - Buildings and facilities on a lot or parcel of land specifically designed for assembly which may include churches, temples. and other places of worship, theatres, auditoriums, conference centers, clubs. lodaes, and fraternal orqanizations." Attached is a copy of Chapter 2, Section 4, F. Height limitations and Exceptions Please note the procedure for granting an exception and the criteria that must be addressed before the City Commission grants approval of the request. Attached is the original staff report, Memorandum No PZ 01-274, containing documentation for the first code revision proposal to change the definition of Building Height. No change is being made to that request. Staff continues to recommend approval of both proposed code revisions 2 .:+ Boynton Beach Code where the buildIng is to be located, provIded, however' 1 All accessory bUIldings shall be located only in the sIde or rear yard at least twelve (12) feet from the pnncipal buildIng; and 2, Detached storage structures of any type constructIOn not exceeding one hundred (100) square feet in floor area and seven (7) feet in height may be erected to a point at least three (3) feet from the side property lIne and/or at least three (3) feet from the rear property lme providIng no easement rights are abridged C. BUILDING FRONTAGE Every principal buildIng shall be located on a lot or a publicly dedicated, accepted and maintained street or private street which conforms to accepted street standards of this city. D. THROUGH LOTS (DOUBLE FRONTAGE). On through lots, the required front yard shall be provided on each street. E. VISUAL OBSTRUCTIONS, No fence, SIgn, planting, hedge, shrubbery, wall or other visual obstruction shall be created or maintained with a height greater than two feet six inches above the street level, within twenty-five (25) feet of the Intersection of the right-of-way lines of two (2) streets, in any zone, except that open chain-Imk type fences may be a maximum of four (4) feet and kept visually clear F. HEIGHT LIMIT A TION SAND EXCEPTIONS 1. No portion of any structure intended to be utIlized for residential, commercial or industrial purposes within the mUnICIpal limits of the CIty of Boynton Beach, Florida, shall exceed the height of forty-five (45) feet above the final grade level of such structure, except as noted below. 2. Water, cooling and fire towers, radio and television towers of commercial nature, church spires, domes, cupolas, flagpoles, electrical and mechanical support systems, and similar structures, and their necessary mechanical appurtenances may be 1997 S-5 erected within a structure or on top of the structure, above the district height limitatIOns provided herein, after obtaming approval of the City CommiSSIOn based on their consideration of the standards for evaluatIng exceptIOns to dIstrict heIght regulations set forth In paragraph 3 below. ~ - I' i 3. 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 the following standards, where applIcable. a. Whether the height exception will have an adverse effect on the existing and proposed land uses. b Whether the height exception is necessary. c. Whether the height exception will severely reduce light and air in adjacent areas. d, Whether the height exception will be a deterrent to the improvement or development of adjacent property in accord with existing regulations. =---.~ ( , '\__ - r"'/ e. Whether the he'ight exception will adversely affect property values in adjacent areas. f. Whether the height exception will adversely influence living conditions in the neighborhood g. Whether the height exception will constitute a grant of a special privilege to an individual owner as contrasted with the public welfare. h Whether sufficient evidence has been presented to justify the need for a height exceptIOn i. The City Commission may, in connection with processing of application for exception hereunder, refer same to the planning and development board for recommendation. 4. In residential zones, freestanding television and citizens' band broadcasting antennae (- --' '\ 4. In residential zones, freestandmg televIsIon and cItIZens' band broadcastmg antennae may not exceed tv.'enty-five (25) feet in heIght, and no freestanding antenna may be constructed withm the building setback lines. Roof-mounted or wall- supported antennae may exceed the maximum district height regulation by ten (10) feet; but in no instance, may an antennae exceed the roof lme height by more than fifteen (15) feet. a, With respect to pnvate community antenna systems as defmed in this code, the aforesaId tv.'enty-five (25) feet height regulation shall not apply, In the instance of private community antenna systems, a receiving antenna may not exceed forty-five (45) feet in height unless an exception is granted by the City Commission, and no part of any receiving antenna may encroach in any setback, 5 In residential zones, freestanding transnuttmg antennae are subject to the following limitations: a. No freestanding base tower and antenna shall exceed forty-five (45) feet in height. b. No freestanding base tower with or without an antenna shall be constructed within the bUIlding setback lmes. c No freestanding base tower shall be constructed without having first secured a permit from the city development director. Roof-mounted transmitting antennae shall not exceed the roof line heIght by more than twenty (20) feet. 6. An application fee shall be payable to the city as adopted by resolution of the City Commission. 7, Notv.'ithstanding any other provision of the Land Development Regulations, including the provisions of this section, telecommunication towers shall only be permitted as a conditional use in the PU Public Usage District and REC Recreation District. ?-ooo S-14 Zoning 5 G CUL-DE-SAC. The allowed frontage of a lot when shaped by a cul-de-sac or the frontage of any other irregular shaped lot, shall be measured at the setback or building line, and shall be not less than seventy-five percent (75 %) of the required lot frontage in the applicable zoning district. H. TEMPORARY BUILDINGS Temporary buildings such as models, offices and tool sheds used in conjunction with construction work only, may be permitted in any district after approval of the buildmg inspectlOn deparunent and the removal of whIch is accomplished within thirty (30) days after constructlOn ceases or is completed. 1. PUBLIC BUILDINGS, All buildings and properties city owned and operated and engaged in the performance of a public functlon may be permitted m any district as defmed herein J. OTHER STRUCTURES, To further clarify the de[mition of structure as applied to all districts and boundaries, the following shall apply except that corner lots shall be regulated by other parts of this ordinance. The following structures shall be permitted in front, rear or side setbacks as provided in this ordinance, in any zone, except where so noted; taking into consideration existing easements: 1. Fences, hedges and walls shall not exceed six (6) feet in height, above [mished grade, in residential zones, except that from the building line to the front line the maximum height shall be four (4) feet. In Multi-family zones, the maximum height within the front yard setback shall be six (6) feet (chain link fences shall be used only in combination with hedge that shall be maintained at height offence). Hedges situated adjacent to golf courses, golf driving ranges, interstate highways or parcels supporting railroad tracks shall not exceed ten (10) feet in height, above [mished grade. When walls or fences are constructed as a part of a subdivision or site plan approval adjacent to a public right-of-way, consistent with this section, a setback of a minimum of eighteen (18) inches must be maintained for landscaping purposes, DEVELOPMENT DEPARTi\lENT PLAi'iNING Ai~D ZONING DIVISION MEI\JORANDUIVl NO. PZ 01-274 TO Chairman and Members Planmng and Development Board (Y/(),C Michael vV. Rumpf Director of Planning and Zomng LUSla Galav, AICP bt Pnncipal Planner ~ December 13,2001 THROUGH. FROM: DATE. SUBJECT: CODE REVIEvV CDRV 01-005 1) Definition of Building Height 2} Height Exception - Church Building Height NATURE OFREOUEST Mr. Bradley Miller, AICP, of Miller Land Consultants, Inc. representing the First Baptist Church of Boynton Beach is requesting a code review regarding changing the defInition of building height and allowing a height exception for church height. The request was presented as follows: . Amend Chapter 1- General ProvislOns, Article II - Definitions as follows: "Building Height means the vertIcal distance in feet from finished grade to the hilZhest point of the roof for flat roofs: to the deck line for mansard roofs: and to the average hei~ht between eaves and the rid~e of gable. hip and l?ambrel roofs. measured from the grade." . Amend Chapter 2- Zoning, Section 4, F. 2. as follows: "v Vater, cooling and fIre towers, radlO and television towers of commercial nature, church spires and church height, domes, cupolas, flagpoles, electrical and mechanical support systems, and similar structures, and their necessary mechanical appurtenances may be erected WIthin a structure or on top of a structure, above the district height limitations provided herein, after obtaining approval of the city commission based on their consideration of the standards for evaluating exceptions to district height regulations set forth in paragraph 3 below." Page 2 BuIldmg HeIght - CDR V 01-003 Memorandum No PZ 01-171 BACKGROUND In conjUnctlOn with this code review, the applicant has submitted a site plan appl1catlOn. The sIte plan proposal IS for the expansion of the FIrst BaptIst church at the northwest comer of Boynton Beach Boulevard and Seacrest Boulevard. The church mtends to build a new 600-seat sanctuary. The new sanctuary will have a mean height (between eave and peak) of 44 feet. A structural component known as "the fly" is 52 feet high, The church steeple will reach a maximum height of 72 feet. The First Baptist Church property is located in C-3 and R-l-A zonmg districts, The new buildmg will be located in the C-3 zoned portion of the site allowing a ma'<:imum heIght of 45 feet. This request for code reVIew regarding height affects development citywide. There are two advisory boards providing recommendations to the Commission regarding development in the CIty of Boynton Beach. The Planning and Development Board and the Community Redevelopment Agency will both review this request. ANALYSIS Definition of Building Height The current definition ofbuildmg height is as follows: BUILDING HEIGHT - The vertical distance between a point on the minimum finished floor as required by the building code, or that prevailing minimum elevation established by FEMA and other agencies, such as the South Florida Water Management District, and the apex of the highest roof. The city's definition of building height has been questioned by several applicants/developers in the past. The complaint is that the measurement of height to the peak of roof is far too restrictive assertmg that the type or style of roof should be taken into consideration. Staff reviewed the definition of building height used by three municipalities: City of Delray Beach, City of West Palm Beach and City of Pompano Beach and for Palm Beach County. All four definitions use finished grade as the starting point but they all differentiate between roof style to determine the highest point of measurement. Table 1, provides the text for these definitions. The text of the definition as proposed by the appl1cant is identical to the Palm Beach County version, Staff is amenable to amendmg the definition of building height to accommodate dIfferences in roof type. The research verifies that this is a more practical approach and accepted standard practice. Page 3 Buildmg HeIght - CDR V 01-003 Memorandum No. PZ 01-171 TABLE 1 Definitions of Building Height Jurisdiction Definition The vertIcal dIstance from grade to the hIghest fimshed roof surface of a flat roof or to the mean level between eaves and ndge for gable, hIp, or gambrel roofs, The vertIcal dIstance from the mean grade of a lot at the frontage of the buildmg to the highest pomt of the top of structure of a flat roof, or to the deck lme of a mansard roof, or to the mId-heIght level between eaves and ndge for gable, hIp and gambrel roofs. The vertIcal dIstance measured from the average elevation of the proposed [mished grade at the front of the building, to the highest pomt of the roof for flat roofs; to the deck lme of mansard roofs; and to the mean height between eaves and ridge for gable, hIp and gambrel roofs. However, the permissible buildmg dimension shaII be decreased or increased one foot for each foot or fraction thereof in excess of five feet that the average elevation of the proposed [mished grade IS hIgher or lower respectIvely, than the curb level of the establIshed grade of the street upon which the proposed building fronts. The vertIcal dIstance in feet from [mished grade to the highest point of roof for flat roofs; to the deck lme for mansard roofs; and to the average heIght between eaves and the ridge for gable, hIp and gambrel roofs, measured from the grade CIty of Del ray Beach CIty onVest Palm Beach CIty of Pompano Beat;:h Palm Beach County Church Height The current regulations for height limitations and exceptions include church spires in the list of items considered for an exception. There is an application procedure and list of criteria that must be considered in order for the City Commission to grant a height exception. Applications are reviewed on a case by case basis in determining the appropriateness of allowing additional height beyond the dIStrict regulations. In the case of the First Baptist Church, the proposed expansion will include an application for a height exception for the 72-foot church spire feature. The building design also includes provisions for a "fly" or space over a theater stage where scenery and equipment can be hung. To accommodate the fly a portion of the roof must be designed at a height of 57 feet. This prompted Page 4 Building Height - CDRV 01-003 MemorandumNo PZ 01-171 the request for "church heIght" to be added to the lIst of Items WhIch may be consIdered for a heIght exception. When reVIeWIng the code, staff must not only consider the circumstances of the specific request but how a change In the code will affect development throughout the city, Churches are uruque structures having archItectural features specific to that type of use, namely to worship. These architectural features can be symbolrc or specIfic to the type of actlvIties going on in the buildIng, lIke dramatIc or musIcal presentations and pageants Churches are a permItted use in all residential and commercIal zoning dIStriCtS in the City of Boynton Beach, One of the purposes of height controls is to encourage development that IS harmonious In scale and compatible with existIng development. The height exception review process outlIned in Chapter 2, Section 4. F,3. provides eight (8) criteria that must be satIsfactonly addressed before approval is considered. As written, these criteria provIde a reasonable basis WIth WhICh to review church heights on a case by case basis for necessIty and neIghborhood compatibilrty. _ RECOMMENDATION Based on the prevIOUS analYSIS, staff supports both code review requests submltted by the applIcant. Staff recommends that the City of Boynton Beach Land Development Regulations be amended as requested. It should be noted that staff support of this code amendment does not represent automatic support of the proposed site plan as submitted. The site plan and height exception for the FIrst Baptist Church will be consIdered for approval as separate applications at a later date. I" ~ Exhibits S:\PLANNING\SHAREO\WP\PROJECTS\FIRST BAPTIST CHURCH OF BB\CDRV Ol-005\CDRV OI-005.STAFF REPORT.DOC Requested City Commission Meeting Dates o November 20, 200 I o December 4, 200 I o December 18,2001 o January 2, 2002 NATURE OF AGENDA ITEM CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Date Final Form Must be Turned Requested City Commission in to City Clerk's Office Meeting Dates Date Final Form Must be Turned in to City Clerk's Office November 7, 2001 (5:00 p.m.) 0 January 15, 2002 November 21, 2001 (5:00p.m.) 0 February5,2002 December 5, 2001 (5:00 p.m.) 0 February 19,2002 December 19,2001 (5:00 p.m.) [8] March 5, 2002 January 3, 2002 (5:00 p.m.) January 16,2002 (5:00 p.m.) February 6, 2002 (5:00 p.m.) February 20, 2002 (5:00 p.m.) o Administrative o Consent Agenda o PublIc Hearing o Bids o Announcement o City Manager's Report o Development Plans o New Business [8] Legal o Unfimshed Business o Presentation RECOMMENDATION: Please place tlus request on the March 5,2002 City Commission Agenda under Legal, Ordinance - FIrSt Readmg. This item was approved by the CIty Comnussion under Legal- Other on February 19, 2002 For further details pertaining to the request, see Department of Development Memorandum No PZ 01-274 and addendum PZ 02-015 PROGRAM IMPACT: N/A FISCAL IMPACT: N/A ALTERNATIV~_ nf1.u~/A Deve~rtmenlfDIrector EXPLANATION: PROJECT NAME AGENT OWNER. LOCA nON DESCRIPTION CODE REVIEW CDRV 01-005 Definition of Building Height Bradley Miller, AICP N/A City Wide Request to amend code to reVIse the defimtIon of "buildmg height" found in Land Development Regulations Chapter 1, ArtIcle II. City Manager's Signature }rL'ejJ ~6~ Planmng and Zonmg . ~tor CIty Attorney / Fmance / Human Resources S \Planning\SHARED\WP\PROJECTS\First Baptist Church of BB\CDRV 01-005\Agenda Item Request definition height code 3-5-02.dot S'\BULLETlN\FORMS\AGENDA ITEM REQUEST FORM.DOC CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office D November 20, 2001 November 7, 2001 (5:00 p.m.) D January 15,2002 January 3, 2002 (5:00 p.m.) D December 4, 2001 November21,2001 (5:00p.m.) D February 5, 2002 January 16,2002 (5:00 p.rn.) D December 18,2001 December 5, 2001 (5:00 p.rn.) D February 19,2002 February 6, 2002 (5:00 p.m.) D January 2, 2002 December 19,2001 (5:00 p.rn.) [2] March 5, 2002 February 20, 2002 (5:00 p.m.) D Adnumstrative D Development Plans NATURE OF D Consent Agenda D New Business AGENDA ITEM D Public Heanng [2] Legal D Bids D UnfInished Busmess D Announcement D Presentation D City Manager's Report RECOMMENDATION: Please place this request on the March 5,2002 City Cornnussion Agenda under Legal, Ordmance - First Reading. This item was approved by the City CommissIOn under Legal- Other on February 19, 2002. For further details pertaining to the request, see Department of Development Memorandum No. PZ 01-274 and addendum PZ 02-015 EXPLANATION: PROJECT NAME CODE REVIEW CDRV 01-005 Height Exception - Church Height AGENT' OWNER. LOCATION DESCRIPTION Bradley Miller, AICP N/A CIty Wide Request to amend code to add "places of assembly" to the list of exceptions to the maximum building heIght found in Land Development Regulations Chapter 2, SectIOn 4.F.2. PROGRAM IMPACT: N/A FISCAL IMPACT: N/A ALTERNATIVES: N/A -~dla~ Develop~artment DIrector City Manager's Signature 7L&J .~ Planning and Zonmg ector CIty Attorney / Fmance / Human Resources S.IPlanningISHARED\WP\PROJECTSIFirst Baptist Church of BB\CDRV 01-005IAgenda Item Request definition Assembly height code 3-5-02.dot S.IBULLET1N\FORMSIAGENDA ITEM REQUEST FORM.DOC Requested City Commission Meeting Dates D November 20, 2001 D December 4, 200 I D December 18, 200 I D January 2,2002 NATURE OF AGENDA ITEM CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Date Final Form Must be Tumed in to City Clerk's Office Requested City Commission Meeting Dates Date Final Form Must be Tumed in to City Clerk's Oftiee No\ember 7, 2001 (5.00 p.m.) D January 15,2002 No\ember 21,2001 (5.00 p.m.) D February 5, 2002 December 5,2001 (5.00 p.m.) 0 February 19,2002 December 19,2001 (5:00 p.m.) D Mareh 5, 2002 January 3,2002 (5:00 p.m,) January 16,2002 (5.00 p.m.) February 6, 2002 (500 p.m.) February 20, 2002 (5:00 p.m.) D Adnumstratlve [2J Consent Agenda D Pubhc Heanng D BIds D Announcement D CIty Manager's Report D Development Plans D New Busmess D Legal D Unfimshed Business D PresentatIOn RECOMMENDATION: Please place thIS request on the February 19, 2002 CIty ComnusslOn Agenda under Consent Agenda, The Commumty Redevelopment Agency Board WIth a unammous vote recommended that thIS request be approved, For further details penainmg to the request, see attached Department of Development Memorandum No PZ 01- 274 and addendum PZ 02-015 PROGRAM IMPACT: N/ A FISCAL IMPACT: N/A ALTERNATIVES: N/A D,vo~rr"tot EXPLANATION: PROJECT NAME AGENT OWNER, LOCATION DESCRIPTION CODE REVIEW CDRV 01-005 1) Definition of Building Height 2) Height Exception - Church Height Bradley Miller, AICP N/A CIty WIde Request for a code review to revise the defimtlOn of "building height" found in Land Development Regulations Chapter 1, Article II and to add "places of assembly" to the hst of exceptIOns to the maximum buildmg height found m Land Development Regulations Chapter 2, Section 4,F,2 CIty Manager's SIgnature ?L,(J ~ Plannmg and Zon DIrector CIty Attorney / Fmance / Human Resources S IPlanningISHARED\WPIPROJECTSIFirst Baptist Church of BBICDRV 01-0051Agenda Item Request definition height height exception code review 2- 19-02,dot S.IBULLETINIFORMSIAGENDA ITEM REQUEST FORM DOC DEPARTMENT OF DEVELOPMENT MEMORANDUM NO PZ 02-015 FROM Chairman and Members Planning and Development Board ,-~( ofe- Michael Rumpf Planning and Zoning Director Lusia Galav, AICP D\~ Principal Planner (3J5 January 16, 2002 TO THROUGH DATE: SUBJECT First Baptist Church - Height CDRV 01-005 Addendum to Staff Report ADDENDUM This report is the addendum to the Department of Development Memorandum No PZ 01-274 to the Planning and Development Board dated December 13, 2001. Updated information is provided regarding the above referenced project. At the December 26, 2001 meeting the Board voted (4-3) to approve the two code amendments regarding building height. Upon further review by planning and legal staff, substitute language is proposed regarding the height exception portion of the code review. The term "places of assembly" replaces the originally proposed "church height" in the height exception list. This language is being brought before the Board for a recommendation It will proceed to the CRA Board then to the City Commission for final approval. The substitute language is proposed below, Amend Chapter 2 - Zoning Section 4, F. 2 As follows: "Water, cooling and fire towers, radio and television towers of commercial nature, church spires, places of assembly, domes, cupolas, flagpoles, electrical and mechanical support systems, and similar structures, and their necessary mechanical appurtenances may be erected within a structure or on top of a structure, above the district height limitations provided herein, after obtaining approval of the city commission based on their consideration of the standards for evaluating exceptions to district height regulations set forth in paragraph 3 below.' In conjunction with this revision, "Places of Assembly" will be added to Chapter 1, Article II - Definitions as follows: Places of Assembly - Buildings and facilities on a lot or parcel of land specifically desiqned for assembly which may include churches, temples. and other places of worship. theatres. auditoriums. conference centers. clubs. lodqes. and fraternal organizations." Attached is a copy of Chapter 2, Section 4, F Height Limitations and Exceptions Please note the procedure for granting an exception and the criteria that must be addressed before the City Commission grants approval of the request. Attached is the original staff report, Memorandum No PZ 01-274, containing documentation for the first code revision proposal to change the definition of Building Height. No change is being made to that request. Staff continues to recommend approval of both proposed code revisions ? 4. Boynton Beach Code where the buildmg is to be located, provided, however: 1 All accessory buildmgs shall be located only m the side or rear yard at least twelve (12) feet from the pnncipal buIldmg; and 2. Detached storage structures of any type construction not exceeding one hundred (100) square feet in floor area and seven (7) feet in height may be erected to a point at least three (3) feet from the side property Ime and/or at least three (3) feet from the rear property lme providmg no easement rights are abridged C. BUILDING FRONTAGE, Every principal buildmg shall be located on a lot or a publicly dedicated, accepted and maintained street or private street which confonns to accepted street standards of thIS city. D THROUGH LOTS (DOUBLE FRONTAGE). On through lots, the required front yard shall be provided on each street. E VISUAL OBSTRUCTIONS, No fence, sign, planting, hedge, shrubbery, wall or other visual obstruction shall be created or maintained with a height greater than two feet six inches above the street level, within twenty-five (25) feet of the mtersectlon of the right-of-way lines of two (2) streets, in any zone, except that open chain-Imk type fences may be a maximum of four (4) feet and kept visually clear. F, HEIGHT LIMIT A TION SAND EXCEPTIONS 1 No portion of any structure intended to be utilized for residential, commercial or industrial purposes within the municipal limits of the City of Boynton Beach, Florida, shall exceed the height of forty-five (45) feet above the final grade level of such structure, except as noted below. 2. Water, cooling and fire towers, radio and television towers of commercial nature, church spires, domes, cupolas, flagpoles, electrical and mechanical support systems, and similar structures, and their necessary mechanical appurtenances may be 1997 $-5 erected within a structure or on top of the structure, above the dIstrict heIght limitations provided herein, after obtaming approval of the City Comnussion based on their consideration of the standards for evaluating exceptions to dIstrict height regulations set forth in paragraph 3 below, ~ - ,.r i 3 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 the following standards, where applicable: a. Whether the height exception will have an adverse effect on the existing and proposed land uses. b. Whether the height exception is necessary. c. Whether the height exception will severely reduce light and air in adjacent areas. d. Whether the height exception will be a deterrent to the improvement or development of adjacent property in accord with existing regulations. :<P""-... ( : ..........,#."" e, Whether the he"ight exception will adversely affect property values in adjacent areas. f. Whether the height exception will adversely influence living conditions in the neighborhood. g, Whether the height exception will constitute a grant of a special privilege to an individual owner as contrasted with the public welfare, h. Whether sufficient evidence has been presented to justify the need for a height exception, 1. The City Commission may, in connection with processing of application for exception hereunder, refer same to the planning and development board for recommendation. 4. In residential zones, freestanding television and citizens' band broadcasting antennae (- --' ., 4 In resIdential zones, freestandmg teleVIsIon and citizens' band broadcasting antennae may not exceed t\lIenty-five (25) feet in height, and no freestanding antenna may be constructed within the building setback lines. Roof-mounted or wall- supported antennae may exceed the maximum district height regulation by ten (10) feet; but in no instance, may an antennae exceed the roof line height by more than fifteen (15) feet. a. With respect to private community antenna systems as defmed in this code, the aforesaid twenty-five (25) feet height regulation shall not apply. In the instance of private community antenna systems, a receiving antenna may not exceed forty-five (45) feet in height unless an exception is granted by the CIty Commission, - and no part of any receiving antenna may encroach in any setback. 5 In residential zones, freestanding transrrutting antennae are subject to the following limitations: a. No freestanding base tower and antenna shall exceed forty-five (45) feet in height. b, No freestanding base tower with or WIthOut an antenna shall be constructed within the building setback lines. c. No freestanding base tower shall be constructed without having first secured a permit from the city development dIrector. Roof-mounted transmitting antennae shall not exceed the roof line height by more than twenty (20) feet. 6. An application fee shall be payable to the city as adopted by resolution of the City Conunission 7. Not\llithstanding any other provision of the Land Development Regulations, including the provisions of this section, telecommunication towers shall only be permitted as a conditional use in the PU Public Usage District and REC Recreation District. 2000 S-14 Zoning 5 G CUL-DE-SAC. The allowed frontage of a lot when shaped by a cul-de-sac or the frontage of any other irregular shaped lot, shall be measured at the setback or building line, and shall be not less than seventy-five percent (75 %) of the required lot frontage in the applicable zoning distrICt. H. TEMPORARY BUILDINGS Temporary buildings such as models, offices and tool sheds used in conjunction with construction work only, may be permitted in any district after approval of the building inspection department and the removal of whIch is accomplished within thirty (30) days after construction ceases or is completed. 1. PUBLIC BUILDINGS. All buildings and properties city owned and operated and engaged in the performance of a public function may be permitted in any district as defmed herein. J. OTHER STRUCTURES. To further clarify the defmition of structure as applied to all districts and boundaries, the following shall apply except that corner lots shall be regulated by other parts of this ordinance. The following structures shall be permitted in front, rear or side setbacks as provided in this ordinance, in any zone, except where so noted; taking into consideration existing easements: 1 Fences, hedges and walls shall not exceed six (6) feet in height, above fmished grade, in residential zones, except that from the building line to the front line the maximum height shall be four (4) feet. In Multi-family zones, the maximum height within the front yard setback shall be sLx (6) feet (chain link fences shall be used only in combination with hedge that shall be maintained at height of fence), Hedges situated adjacent to golf courses, golf driving ranges, interstate highways or parcels supporting railroad tracks shall not exceed ten (10) feet in height, above fmished grade. When walls or fences are constructed as a part of a subdivision or site plan approval adjacent to a public right-of-way, consistent with this section, a setback of a minimum of eighteen (18) inches must be maintained for landscaping purposes, DEVELOPMENT DEPARTMENT PLAi'iNING AND ZONING DIVISION MEMORANDUl\1 NO. PZ 01-274 TO ChaIrman and Members Planning and Development Board ('1(J.~ MIchael \V. Rumpf DIrector of Planning and Zomng LUSla Galav, AICP bt Pnncipal Planner cfD December 13, 200l THROUGH: FROM: DATE. SUBJECT: CODE REVIEW CDRV Ol-005 l) Definition of Building Height 2} -Height ExceptIon - Church Building Height NATURE OF REQUEST Mr. Bradley Miller, AICP, of Miller Land Consultants, Inc. representing the First Baptist Church of Boynton Beach is requesting a code review regarding changing the definition of building height and allowing a height exception for church height. The request was presented as follows: . Amend Chapter l- General Provisions, Article II - Definitions as follows: "Building Height means the vertical distance in feet from finished grade to the highest point of the roof for flat roofs: to the deck line for mansard roofs: and to the average height between eaves and the ridge of gable. hip and gambrel roofs. measured from the ~ade." . Amend Chapter 2- Zoning, SectlOn 4, F. 2. as follows' "\Vater, cooling and fire towers, radio and television towers of commercial nature, church spires and church height, domes, cupolas, flagpoles, electrical and mechanical support systems, and similar structures, and their necessary mechanical appurtenances may be erected within a structure or on top of a structure, above the district height limitations provided herein, after obtaining approval of the city commission based on their consideration of the standards for evaluating exceptions to diStriCt height regulations set forth in paragraph 3 below." Page 2 Buildmg HeIght - CDRV 01-003 Memorandum No PZ 01-171 BACKGROUND In conjunction with this code reVIew, the applIcant has submitted a site plan applIcatIOn. The sIte plan proposal is for the expansion of the First BaptIst church at the northwest comer of Boynton Beach Boulevard and Seacrest Boulevard. The church intends to bUIld a new 600-seat sanctuary. The new sanctuary will have a mean height (between eave and peak) of 44 feet. A structural component known as "the fly" is 52 feet high. The church steeple will reach a maximum height of 72 feet. The First BaptIst Church property is located in C-3 and R-1-A zoning districts. The new buildmg will be located in the C-3 zoned portion of the site allowing a ma,<:imum height of 45 feet. This request for code review regarding height affects development citywide. There are two adVISOry boards providing recommendations to the Commission regarding development in the CIty of Boynton Beach. The Planning and Development Board and the Community Redevelopment Agency will both review this request. ANAL YSIS Definition of Building Height The current definition of building height is as follows: BUILDING HEIGHT - The vertical distance between a point on the minimum finished floor as required by the building code, or that prevailing minimum elevation established by FEMA and other agencies, such as the South Florida Water Management District, and the apex ofthe highest roof. The city's definition of building height has been questioned by several applicants/developers in the past. The complaint is that the measurement of height to the peak of roof is far too restrictive asserting that the type or style of roof should be taken into consideration. Staff reviewed the definition of building height used by three municipalities: City of Delray Beach, City of West Palm Beach and City of Pompano Beach and for Palm Beach County. All four definitions use finished grade as the starting point but they all differentiate between roof style to determine the highest point of measurement. Table 1, provides the text for these definitions. The text of the definition as proposed by the applicant is identical to the Palm Beach County version. Staff is amenable to amending the definition of building height to accommodate differences in roof type. The research verifies that this is a more practical approach and accepted standard practice. Page 3 Buildmg HeIght - CDRV 01-003 Memorandum No PZ 01-171 TABLE 1 Definitions of Building Height Jurisdiction Definition The vertlcal dIstance from grade to the hIghest fimshed roof surface of a flat roof or to the mean level between eaves and ridge for gable, hIp, or gambrel roofs. The verTIcal dIstance from the mean grade of a lot at the frontage of the buildmg to the hIghest pomt of the top of structure of a flat roof, or to the deck lme of a mansard roof, or to the mId-heIght level between eaves and ridge for gable, hIp and gambrel roofs The vertIcal dIstance measured from the average elevation of the proposed fmished grade at the front of the buildmg, to the highest pomt of the roof for flat roofs; to the deck lme of mansard roofs; and to the mean heIght between eaves and ndge for gable, hIp and gambrel roofs. However, the permissible buildmg dimenslOn shall be decreased or increased one foot for each foot or fraction thereof in excess of five feet that the average elevatIon of the proposed fmished grade IS higher or lower respectively, than the curb level of the establIshed grade of the street upon which the proposed building fronts. The vertical dIstance in feet from fmished grade to the hIghest point of roof for flat roofs; to the deck line for mansard roofs; and to the average heIght between eaves and the ridge for gable, hip and gambrel roofs, measured from the grade. City of Delray Beach CIty onVest Palm Beach CIty of Pompano Beal;h Palm Beach County Church Height The current regulations for height limitations and exceptions include church spires in the list of items considered for an exception. There is an application procedure and list of criteria that must be considered in order for the City Commission to grant a height exception. Applications are reviewed on a case by case basis in determining the appropriateness of allowing additional height beyond the dlstrict regulations. In the case of the First Baptist Church, the proposed expansion will include an application for a height exception for the 72-foot church spire feature. The building design also includes provisions for a "fly" or space over a theater stage where scenery and equipment can be hung. To accommodate the fly a portion of the roof must be designed at a height of 57 feet. This prompted Page 4 BuIldmg Height - CDR V 01-003 Memorandum No PZ 01-171 the request for "church height" to be added to the list of items WhICh may be considered for a heIght exception. 'When revlewmg the code, staff must not only consider the CIrcumstances of the specific request but how a change in the code will affect development throughout the city, Churches are unique structures having architectural features specific to that type of use, namely to worship. These architectural features can be symbolic or specific to the type of activities going on in the buildmg, lIke dramatic or musical presentations and pageants, Churches are a permitted use in all residential and commercial zoning districts in the City of Boynton Beach. One of the purposes of height controls is to encourage development that is harmonious in scale and compatible wIth existing development. The height exception review process outlined in Chapter 2, Section 4, F.3. provides eight (8) criteria that must be satisfactorily addressed before approval is considered. As 'Nritten, these critena provide a reasonable basis WIth whIch to reVIew church heights on a case by case baSIS for necessity and neighborhood compatibilIty. _ RECOMlVlENDATION Based on the previous analysis, staff supports both code review requests submitted by the applIcant. Staff recommends that the City of Boynton Beach Land Development Regulations be amended as requested. It should be noted that staff support of this code amendment does not represent automatic support of the proposed site plan as submitted. The site plan and height exception for the First Baptist Church will be considered for approval as separate applications at a later date. 19 Exhibits S:\PLANNfNG\SHARED\WP\PROJECTS\FIRST BAPTIST CHURCH OF BB\CDRV Ol-005\CDRV Oi-005,STAFF REPORT.DOC