REVIEW COMMENTS
DEPARTMENT OF DEVELOPMENT
MEMORANDUM NO. PZ 02- 087
STAFF REPORT
COMMUNITY REDEVELOPMENT AGENCY AND CITY COMMISSION
May 8, 2002
Project Name/File No:
First Baptist Church / HTEX 02-001
Property Owner:
First Baptist Church
Applicant/Agent:
First Baptist Church / Bradley Miller of Miller Land Planning Consultants, Inc.
Location:
301 North Seacrest Boulevard
Land Use:
Local Retail (LRC) / Low Density Residential (LDR)
Zoning
Neighborhood Commercial (C-2) / Single-family Residential (R-1-A)
Type of Use:
House of Worship (church)
Project Size:
Site area' 3 84 acres / 167,193 sq uare feet
Existing building' 23,040 square feet
Proposed expansion. 31.192 sq uare feet
Total building area 54,230 square feet
Adjacent Uses:
(See Exhibit "A" - Location Map)
North: Northwest 3rd Avenue right-of-way; farther north are single-family homes, zoned R-1-A,
South: Boynton Beach Boulevard right-of-way, farther south is the United States Post Office, zoned C-
2 and still farther south are single-family homes, zoned R-1-A,
East: Seacrest Boulevard right-of-way; farther east commercial uses, zoned C-3, and northeast are
multi-family and single-family homes, zoned R-2,
West: Northwest 151 Street right-of-way; farther west are commercial uses, zoned C-2 and northwest
are developed single-family homes, zoned R-1-A.
Request(s): Request a height exception as defined by the City's Land Development Regulations, Chapter 2,
Zoning, Section 4 F 1, to allow for an increase in the building height for a place of assembly to
exceed the maximum height limits allowed within the R-1-A Single-family Residential zoning
district; and
Request a height exception as defined by the City's Land Development Regulations, Chapter 2,
Zoning, Section 4 F 1, to allow a church spire to exceed the maximum height limits allowed
within the R-1-A Single-family Residential zoning district.
BACKGROUND
The First Baptist Church proposes to construct a two-story 31,192 square foot expansion to the existing
Page 2
First Baptist Church
Memorandum No. PZ 02-087
church facility for a total of 54,230 square feet. Built in 1948, the church is located at the northwest corner of
Boynton Beach Boulevard and Seacrest Boulevard The subject property is comprised of a number of lots
assembled as one (1) parcel under single ownership for a total of 3 84 acres The parcel falls within two (2)
zoning districts; the northern half is zoned R-1-A and the southern half is zoned C-2. The project intent is to
raze one (1) commercial building (a structure on the subject property) in order to accommodate the proposed
building and parking lot expansion Following the expansion, the sanctuary of the "old" church will be
converted into classroom space. The number of seats in the new sanctuary will total 600 seats Both the
building addition and parking lot improvements will be developed in one phase A church is a permitted use in
both the R-1-A and C-2 zoning districts The maximum allowed height in the C-2 zoning district is 25 feet.
The maximum allowed height in the R-1-A zoning district is 30 feet. Since the majority of the subject property
lies within the R-1-A zoning district, the maximum allowed height for this project will be based on the R-1-A
zoning district (30 feet maximum)
ANAL YSIS
On March 19, 2002, per Ordinance 02-010, the City Commission approved a new method for measuring
building height. According to this new definition, building height is now measured (in feet) from the finished
grade to the average height between eaves and the ridge of gable, hip, and gambrel roofs According to the
drawing for the proposed church, the top of the fascia (greater portion of the wall) will be 32 feet in height and
the peak of the new sloped roof will be 55 feet in height. Prior to the code revision, the height of the proposed
building expansion would have been measured from the peak of the sloped roof, or in this case at 55 feet.
However, by the current definition, the proposed building height is measured from what the elevations identify
as the "mid point of the sloped roof', which will be forty-two (42) feet - two (2) inches.
For this project, the proposed building height will exceed the R-1-A zoning district height by 12 feet - 6 inches.
Under normal circumstances, staff would recommend denial of a project if it did not comply with the zoning
regulations, such as exceeding the district's maximum allowable building height. However, on March 19,
2002, the City Commission also approved Ordinance 02-011, which modified Chapter 2, Section 4 F.2 (Height
Exceptions) This new language in the code explicitly allows for places of assembly, such as churches, to be
eligible for consideration for height exceptions This is critical because it allows the project more flexibility on
how it can meet height requirements by comparing it with a set of performance standards.
The midpoint of the roof (the point at which the building height is now derived) will be 12 feet - 6 inches above
the R-1-A zoning district's maximum allowed height but two (2) feet - 6 inches below the City's standard
maximum allowable height (of 45 feet)
Although the building height would exceed the R-1-A zoning district's maximum allowable building height, the
greater portion of the project walls (or at the top of fascia) will be only two (2) feet above the zoning district's
maximum allowed height. This characteristic is analyzed in depth due to the prominence of the proposed
building sides as being one of the more visible elements of the structure when viewed from ground level.
Furthermore, the top of the fascia will be 13 feet below the City's standard maximum allowed height of 45 feet.
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 The proposed building expansion will be located near the center of the site,
which would minimize any adverse effect on existing or proposed land uses. The distance of the proposed
building from adjacent uses to the west will be over 200 feet. According to the applicant, the proposed height
is necessary in order to achieve the span and mass required for the proposed building expansion. The
proposed height will not reduce light and air for the adjacent areas. The application represents the minimal
necessary to achieve the design intent of the project, and is not considered to be excessive.
Page 3
First Baptist Church
Memorandum No PZ 02-087
The top of the cross for the church spire will stand over 72 feet in height. A church spire, a popular
characteristic of houses of worship, is eligible for a height exception as long as it complies with Chapter 2,
Section 4.F 3 As stated earlier, the citywide maximum building height is 45 feet. The proposed spire will be
27 feet above the conventional citywide maximum allowable building height.
The proposed building (and church spire) would be located near the center of the 3 84-acre site, over 200 feet
away from the adjacent residential properties to the west. According to the applicant, the height of the church
spire is to provide a proportionate identification feature unique to the church. As the height increases, the
building and spire "step back" away from the property line The top of the spire contains little mass relative to
the lower, principal structure This important characteristic of the spire will not cause light and/or air reduction
in the adjacent areas and will not adversely influence living conditions in the immediate neighborhood. The
First Baptist Church purchased the abutting lots in anticipation of these proposed site improvements This
project will not adversely affect the property values of the adjacent uses It will enhance the neighborhood
and surrounding area, and serve as a focal point for entry into the "Heart of Boynton" and the City's
redevelopment and downtown areas
RECOMMENDATION
Based on the analysis contained herein, staff recommends that this request for a height exception of 12 feet-
6 inches be approved for the standing seam metal style roof Staff also recommends the approval of the 42-
foot - 6 inch height exception for the church spire No conditions of approval are recommended; however, any
conditions of approval recommended by the Board or required by the City Commission will be placed in Exhibit
"C".
Attachments
MR EJ
S:\Planning\SHARED\WP\PROJECTS\First Baptist Church of BB\HTEX 02-001\staff report. doc
Location Map
EXHIBIT "A"
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EXHIBIT "e"
Conditions of Approval
Project name. First Baptist Church
File number- HTEX 02-001
Reference' ApphcatlOn receIved April 5. 2002
vcr r NTS INCLUDE REJECT
PUBLIC WORKS
Comments' None
UTILITIES
Comments. None
FIRE
Comments. None
POLICE
Comments. None
ENGINEERING DIVISION
Comments None
BUILDING DIVISION
Comments: None
PARKS AND RECREA TUN
Comments. None
FORESTER/ENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Comments. None
ADDITIONAL COMMUNITY REDEVEIDPMENT AGENCY CONDITIONS
Comments.
1. To be determmed.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
2 To be determined.
S:IPlanningISHAREDlWP\PROJECTSlFirst Baptist Church ofBBIHTEX 02.0011COAdoc