REVIEW COMMENTS
7.C.l
ST. GREGORY'S ARMENIAN
CHURCH (HTEX 03-005)
HEIGHT EXCEPTION
TO:
THRU:
FROM:
DATE:
PROJECT:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 03-201
Chairman and Members
Planning & Development Board
Michael Rumpf
Director of Planning and Zoning
Eric Lee Johnson, AICP ~
Planner 0
August 19, 2003
St. Gregory Armenian Apostolic Church / HTEX 03-005
Height Exception
Property Owner:
Applicant:
Agent:
Location:
Existing Land Use / Zoning:
Proposed Land Use/Zoning:
Proposed Use:
Acreage:
Adjacent Uses:
North:
South:
East:
West:
PROJECT DESCRIPTION
The Armenian Cultural Association
Mr. Dale Meaux with API Group, Incorporated
Mr. Dale Meaux with API Group, Incorporated
South side of Boynton Beach Boulevard, west of Northwest 8th Street (see
Exhibit "A" - Location Map)
Moderate Density Residential (MoDR) / Single-family Residential (R-1-AA)
No change proposed
A one-story 23,475 square foot church, which includes ancillary facilities
and an indoor recreation court
108,900 square feet (2.5 acres)
Right-of-way for Boynton Beach Boulevard, farther north is an apartment
complex with a High Density Residential (HDR) land use designation, zoned
Multi-family Residential (R-3);
Vacant property with a Moderate Density Residential (MoDR) land use
designation, zoned Single-family Residential (R-1-AA);
Dual-zoning districts: Developed commercial with a Local Retail Commercial
(LRC) land use designation, zoned Neighborhood Commercial (C-2). Also,
developed single-family homes with a Low Density Residential (LOR) land use
designation, zoned Single-family Residential (R-1-A); and
Developed single-family residential homes (Palm Beach Leisureville) with a
Moderate Density Residential (MoOR) land use designation, zoned Single
Family Residential (R-1-AA).
Page 2
Memorandum No. PZ 03-201
BACKGROUND
The applicant, Mr. Dale Meaux, submitted a request for new site plan approval for the construction of a
three (3)-phase 23,475 square foot (162 seats) church. The total building area would include all ancillary
facilities. This application for a height exception accompanies the request for site plan approval (NWSP
03-013). The subject lot is located on the south side of Boynton Beach Boulevard, west of Northwest 8th
Street (see Exhibit "A" - Location Map). The maximum building height in the R-l-AA zoning district is 30
feet. The elevation (see Exhibit "B" - sheet SPA-3) shows that the building would be designed as a one
(1) story structure and that the height would be 25 feet - six (6) inches, except for the spire and top of
the cross, which would be 52 feet - eight (8) inches in height. The decorative cupola (steeple) and any
eligible part of the church that exceeds the maximum allowable height of the R:-l-AA zoning district would
require approval as a height exception.
ANALYSIS
Except for within the Central Business District (CBD), Mixed-Use Low (MU-L), and Mixed-Use High (MU-H)
zoning districts, the citywide maximum building height is 45 feet. According to Chapter 2, Section 4.F.l
of the Land Development Regulations, 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 45 feet. However, the maximum building height in the R-l-AA zoning district is 30
feet. The Land Development Regulations, Chapter 2, Zoning, Section 4.F.3, Height Limitations and
Exceptions, also states that in considering an application for an 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. Places of assembly, church spires,
domes, and decorative cupolas are architectural elements that are eligible to be considered for height
exceptions. Basically, an entire church (place of assembly) could be eligible for a height exception.
However, each project is reviewed on a case-by-case basis.
According to the elevations (see Exhibit "B" - sheet SPA-3), the church (place of assembly) is proposed at
25 feet - six (6) inches in height. In other words, the building is actually proposed to be four (4) feet-
six (6) inches below the maximum building height allowed in the R-l-AA zoning district. However, the
mean height of the church spire is proposed at 42 feet - one (1) inch; the peak, is proposed at 48 feet-
six (6) inches in height. Also, the top of the cross is proposed at 52 feet - eight (8) inches in height or
22 feet - eight (8) inches above the maximum allowed in the zoning district.
Staff determined that the project meets the intent of all criteria itemized in Chapter 2, Section 4.F.3. The
decorative cupola / church spire provides an attractive feature to help interrupt the great expanse of
roofline, while representing only a small portion of the entire roofline. The cupola / church spire serves
no other project function aside from aesthetic value and appeal. A church spire is a traditional
component in the design of most places of worship. When evaluating potential negative impacts, staff is
concerned with the distance of the spire to the nearest residentially-zoned property. However, this is not
an issue with this project. The site plan (see Exhibit"B" - sheet SPA-i) shows that the building would be
approximately 54 feet away from the west property line (closest residentially-zoned property). The base
of the spire / cupola (proposed on the roof) would be an additional 26 feet away from the west property
line for a total of approximately 80 feet. Therefore, the spire / cupola would not negatively impact
adjacent properties in terms of reducing light or air. The property directly to the east is zoned
Neighborhood Commercial (C-2). Granting of this height exception does not constitute a special privilege
to the current property owner. Staff feels that the decorative cupola / church spire would enhance the
overall project dynamic and its exclusion would be detrimental to the design.
Page 3
Memorandum No. PZ 03-201
RECOMMENDATION
Based on the analysis contained herein, staff recommends that this request for a height exception of 22
feet - eight (8) inches be approved for the church spire / decorative cupola. 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"- Conditions of Approval.
S:IPlanningISharedIWpIProjectsISt. Gregory's Armenian ChurchlHTEX 03-0051Staff Report,doc
Location Map
Saint Gregory Armenian Church
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EXHIBIT "e"
Conditions of Approval
Project name:
File number:
RfI
St. Gregory's Armenian Apostolic Church
HTEX 03-005
I d 'h J IS 2003 d
k'
e erence: E evatlOn raWlllQ:s WIt a une ate stamD mar lllQ:.
DEPARTMENTS 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 RECREATION
Comments: None
FORESTER/ENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Comments: None
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
Comments:
1. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
2. To be determined.
S:\Planning\Shared\Wp\Projects\St. Gregory's Armenian Church\HTEX 03-005\COA.doc