REVIEW COMMENTS
7.B.l
ST. JOHNS ARMENIAN CHURCH
(fka St. Gregory Armenian Church)
(SPTE 05-006))
SITE PLAN TIME EXTENSION
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 05-217
TO:
Chairman and Members
Planning & Development Board
FROM:
Michael Rumpf
Director of Planning and Zoning
Eric Lee Johnson, AICP ~
Planner (J
THRU:
DATE:
January 17, 2006
PROJECT:
St. John's Armenian Church (fka St. Gregory's) / SPTE 05-006
REQUEST:
Site Plan Time Extension
PROJECT DESCRIPTION
Property Owner:
The Armenian Cultural Association of America
Applicant/Agent:
Mr. Dale Meaux / API Group, Incorporated
Location:
South side of Boynton Beach Boulevard, approximately 300 feet west of
Northwest 8th Street (see Exhibit "A" - Location Map)
Existing Land Use / Zoning: Moderate Density Residential (MDR) / Single-family Residential (R-1-AA)
Proposed Land Use/Zoning: No change proposed
Proposed Use:
23,475 square foot church (162 seats)
Acreage:
108,900 square feet (2.5 acres)
Adjacent Uses:
North:
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);
South:
City-owned vacant property with a Moderate Density Residential (MoOR) land
use designation, zoned Single-family Residential (R-1-AA);
East:
Dual-zoning districts: Developed commercial with a Local Retail Commercial
(LRC) land use designation, zoned Neighborhood Commercial (C-2); and Low
Density Residential (LOR) land use designation, zoned Single-family
Residential (R-1-A); and
West:
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 05-217
BACKGROUND
The subject parcel is comprised of two (2) rectangular-shaped lots located on the south side of Boynton
Beach Boulevard. According to public records, the Armenian Cultural Association of America has owned
the property since July of 1997. On September 2, 2003, the site plan (NWSP 03-013) was approved for
the construction of a one-story church with 162 seats, to be completed within three (3) phases. The first
and second phases included the initial construction and expansion of the church while the third phase
included the indoor recreation courts. At the time of approval, the applicant informed staff that the timing
of construction of the third phase would be connected with the anticipated expansion of the church's
membership. The floor plan showed that the Phase I portion of the building footprint was 6,164 square
feet and the Phase II portion was 8,159 square feet for a total of 14,323 square feet. Also, it should be
noted that the project included a height exception (HTEX 03-005) request to allow the church steeple to
exceed the maximum height allowed by the zoning district.
A site plan is valid for only one (1) year after a development order has been issued. In order to maintain
vested status, a building permit must be secured or an extension granted within this extension approval.
On August 4, 2004, Mr. Dale Meaux of API Group, Incorporated, submitted a request for a one (l)-year
site plan time extension (SPTE 04-011) due to failure to secure a building permit. The time extension
request was narrowly approved (by a 4-3 vote) at the November 24, 2004 Planning & Development Board
meeting. On December 16, 2004, an informal meeting was held, involving the applicant, city officials, and
the abutting Palm Beach Leisureville community to discuss several of the unresolved issues revealed at the
CRA Board meeting. As a resolution, the applicant agreed to make minor modifications to the site plan.
These modifications include but are not limited the following: Relocation of the irrigation pump, relocation
of lift station, inclusion of a six (6)-foot high wall along the south property line, and submission of a
photometric plan that shows lighting levels on adjacent Leisureville lots. The applicant would also
coordinate with Leisureville on the possibility of relocating the dumpster and informing Leisureville prior to
the commencement of Phase Three (gymnasium) of the church's site plan.
The request for site plan extension was ultimately approved by the City Commission on January 18, 2005.
The site plan was valid until September 2, 2005. Now, Mr. Dale Meaux is requesting an additional one (1)-
year time extension. If this time extension request is approved, the new expiration date, including
concurrency certification, would be extended to September 2, 2006. The site plan would still be subject to
the original 22 conditions of approval.
ANALYSIS
According to Chapter 4, Section 5 of the Land Development Regulations, "the applicant shall have one (1)
year to secure a building permit from the Development Department". Examples of building permits
include but are not limited to the following: Plumbing, electrical, mechanical, foundation, and structural.
The Regulations authorize the City Commission to approve one (l)-year time extensions, provided that
the applicant files the request prior to the expiration date of the development order. In this case, the
applicant has met that requirement. The Planning & Zoning Division received the application for time
extension on September 2, 2005.
According to the time extension application, Mr. Meaux states "an extension is necessary, as the project
had been delayed due to lack of funding. At this time, funding is in place and we are ready to go
forward". One informal criterion that staff methodically utilizes in the evaluation of a request for time
extensions is the applicants' demonstration or willingness to complete the project in "good faith". The
applicant can submit detailed plans to the Building Division in anticipation of eventually securing a
Page 3
Memorandum No. PZ 05-217
building permit. Submitting building permit plans demonstrates "good faith" to the City that the
developer is attempting to complete the project. The applicant submitted plans for Building Permit #05-
5190 on September 2, 2005. Staff comments were generated and then forwarded to the applicant on
September 27, 2005. However, as of the today, no response has yet been received from the applicant
and no plans have been resubmitted for further review.
Another criterion for evaluating requests for time extensions is a project's compliance with (traffic)
concurrency requirements. On July 16, 2003, the Palm Beach County Traffic Division approved the traffic
study for a 14,405 square foot church with a build-out year of 2004. As of today, the project does not
have traffic concurrency and would be subject to the Traffic Performance Standards of Palm Beach
County. Therefore, the applicant would be required to submit a revised traffic impact statement with a
build-out date of 2006 or 2007 (see Exhibit "C" - Conditions of Approval). It should be noted that on
February 16, 2004, the applicant paid for the water reservation fee. However, the applicant would be
required to pay additional fees to retain the water reservation due to the lack of securing a building
permit (see Exhibit "C" - Conditions of Approval). Mr. Peter V. Mazzella, Deputy Director of Utilities,
approved the underground Utilities piping plan for the church on June 3, 2004.
Finally, there have been no changes to the Land Development Regulations that would impact the
configuration of buildings or proposed use of the project.
RECOMMENDATION
Staff recommends approval of this request for site plan time extension (NWSP 03-013) and its
accompanying request for height exception (HTEX 03-005). If this request were approved, the expiration
of the site plan would occur on September 2, 2006. All conditions of approval from the original project
must still be satisfactorily addressed during the building permit process. However, one new condition of
approval (regarding traffic concurrency) is recommended in conjunction with this request for site plan
extension. Any additional conditions of approval recommended by the Board or City Commission would
be placed in Exhibit "C" - Conditions of Approval.
S:\Planning\SHARED\WP\PROJECTS\St. Gregory's Armenian Church\SPTE 05-006\Staff Report.doc
'_OCATION MAP
81. John's Armenian Church
Exhibit "A"
200 100 0
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200
400
600
800
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EXHIBIT B
September 1 , 2005
Mr. Mike Rumpf
Director, Planning and Zoning Division
City of Boynton Beach
110 East Boynton Beach Boulevard
Boynton Beach, FL 33425
Re: St. John Armenian Church
Dear Mr. Rumpf:
We have requested an extension of the site plan approval for the above project, which
expires September 2,2005. An extension is necessary, as the project had been delayed
due to lack of funding. At this time, funding is in place and we are ready to go forward.
Please inform me of any information you might require in order to process this request.
With kindest regards,
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API Group, Inc.
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Cc: Bishop Choloyan, Vahram Danielian and Zohrab Tazian
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API GROUp, INC. -111 EAST PALMETTO PARK ROAD-BOCA RATON, FLORIDA 33432 PHONE: (561) 392-7120 FAX: (561) 392-7502 - AAC001990
EXHIBIT "e"
Conditions of Approval
Project name: St. John's Armenian Church
File number: SPTE 05-006
Reference:
I DEPARTMENTS I INCLUDE I REJECT I
PUBLIC WORKS- General
Comments: None
PUBLIC WORKS- Traffic
Comments: None
UTILITIES
Comments:
1. The applicant paid for the water reservation fee on February 16, 2004.
However, the applicant would be required to pay additional fees to retain the
water reservation due to the lack of securing a building permit.
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Comments: None
BUILDING DIVISION
Comments: None
PARKS AND RECREATION
Comments: None
FORESTER / ENVIRONMENTALIST
Comments: None
PLANNING AND ZONING
Conditions of Approval
2
DEPARTMENTS INCLUDE REJECT
Comments:
2. Submit an updated traffic analysis. The traffic impact analysis must be
approved by the Palm Beach County Traffic Division for concurrency
purposes prior to the issuance of any building permits.
3. All previous conditions of approval must stilI be complied with.
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments:
4. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
5. To be determined.
S:\Planning\SHARED\WP\PROJECTS\St. Gregory's Armenian Church\SPTE 05-006\COA.doc
EXHIBIT "C"
Conditions of Approval
Project name: St. John's Armenian Church
File number: SPTE 05-006 D.... n
Reference' ,~
DEPAR ~~ INCLUDE REJECT
PUBLIC W(
Comments: None X
PUBLIC WORKS- Traffic
Comments: None X
UTILITIES
Comments:
1. The applicant paid for the water reservation fee on February 16, 2004. X
However, the applicant would be required to pay additional fees to retain the
water reservation due to the lack of securing a building permit.
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
Conditions of Approval
2
DEPARTMENTS INCLUDE REJECT
Comments:
2. Submit an updated traffic analysis. The traffic impact analysis must be X
approved by the Palm Beach County Traffic Division for concurrency
purposes prior to the issuance of any building permits.
3. All previous conditions of approval must still be complied with. X
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments:
4. None X
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
5. Per understanding between adjacent residents and applicant, pump station X
and lift station shall be relocated to a central, acceptable location away from
adjacent properties
6. Per understanding between adjacent residents and applicant, perimeter buffer X
wall shall be 6 feet high.
7. Per understanding between adjacent residents and applicant, permit drawings X
shall include photometic details for adjacent residential properties to verify
that project lighting will not have off-site impacts, and light fixtures will
include shields to prevent glare.
8. Per understanding between adjacent residents and applicant, consider X
relocating dumpster or use alternative containers kept central/away from
adjacent properties.
S:\Planning\SHARED\WP\PROJECTS\St. Gregory's Armenian Church\SPTE 05-006\COA.doc
I
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Johnson, Eric
From:
Sent:
To:
Subject:
Main, Karen
Thursday, November 03,200512:21 PM
Johnson, Eric
RE: St. John's Armenian Church (fka St. Gregory's)
Plans submitted on 9/2/05, have not yet responded to 1 st round of comments
From:
Sent:
To:
Cc:
Subject:
Karen,
Johnson, Eric
Thursday, November 03,2005 11:30 AM
Main, Karen
Jahnke,Jo
St. John's Armenian Church (fka St. Gregory's)
The St. Gregory's site plan was originally approved in September of 2003 per NWSP 03-013. Last year, Mr. Dale Meaux
of API Group, Incorporated requested and was approved for a one (1) year site plan time extension. The vacant site is
located at the south side of Boynton Beach Boulevard, approximately 300 feet west of NW 8th Street. The PCN's are as
follows:
08-43-45-29-00-000-1030
08-43-45-29-00-000-1050
I understand that Pete Mazzella approved the underground Utilities piping plan on June 3, 2004. However, the applicant
still hasn't secured a building permit. As such, the site plan expired and he is requesting another one (1 )-year time
extension.
Has he (Mr. Meaux) at least submitted for a building permit? When was it submitted? What type of permit application?
Thanks for your help!
Eric
BV{ILD~ YegM\ t
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