HomeMy WebLinkAbout2006 06 15 Public Hearing 200 Starlight Baptist Church Conditional Use
Board of Adjustment
AGENDA
ITEM 200
Consent
Informational
Public Hearing X
Regular
June 15.2006
Meeting
Mgr. I Dept
Authorization
REQUEST: The Community Development Department requests the Board of Adjustment hold a
public hearing to review and provide the City Commission a recommendation for Starlight
Baptist Church's conditional use request, pursuant to Section 20-163 of the City Code, to allow
the church to expand on their 4.28 acre site at 190 East Bahama Road (N. W. comer of E.
Bahama and Hayes Road).
PURPOSE: The purpose of this agenda item is to consider a conditional use request, which
will allow the existing Starlight Baptist Church to expand on its 4.28 acre site, pursuant to the
regulations for the applicable R1-AA zoning district.
APPLICABLE CODE:
Chapter 166, Florida Statutes
Comprehensive Plan
Sec. 20-33. Conditional Uses.
Sec. 20-82. Duties and powers, general.
Sec. 20-163. Conditional Uses [in Rl-AA district].
CONSIDERATIONS:
The site is approximately 4.28 acres and contains the existing Starlight Baptist Church sanctuary
(nearly 6,000 SF), 2 unattached accessory buildings (totaling approximately 4,500 SF), and a
covered basketball court (approximately 5,000 SF). The site has Rl-AA zoning and a Rural
Residential Future Land Use (FLU) designation. It abuts other Rl-AA properties to the north,
east, and west; a portion of the Mount Greenwood [residential] PUD to the northwest; and RC-I
property to the south.
June 15,2006
Public Hearing Item 200
Page 2
The church has submitted a conditional use application (to expand the church within the Rl-AA
zorung district), a final engineering/site plan (for the expansion), and a variance request (to allow
grassed parking for those spaces that will be used only on Wednesday evenings and Sundays).
The plan is to construct a new 30,167 SF sanctuary (with 783 seats) and provide additional
parking for the expanded facility and generally bring the site into conformance with Code. The
existing structures are proposed to remain, with the covered basketball court eventually being
enclosed. A development agreement is proposed (not yet received) to address scheduling a
sidewalk along E. Bahama Road and other site issues, probably including, but not limited to bus
parking/screening, overnight accommodation of visiting pastors and/or visiting singing groups.
Subsection 20-163 (a) (1) lists churches and their attendant educational buildings and
recreational facilities as among the conditional uses in the Rl-AA zoning district. The
conditional use is necessary to increase the intensity of use (i.e. expand, by building a new and
much larger sanctuary) at the site, pursuant to Subsection 20-163 (c).
Subsection 20-163 (d) (see attachment) specifies the information that the conditional use for a
church must demonstrate to the Board of Adjustment. These include building setbacks, off-street
parking, sidewalks, and a complete description of any easements or restrictions affecting the title
to the proposed church site which may be inconsistent with the proposed use.
The proposed site plan depicts building setbacks that meet or exceed the setbacks set forth for
churches in the Rl-AA zoning district (35' front and 25' rear). Based on the Section 20-163
requirements for church parking, the church is proposing 119 spaces, 18 more (18%) than the
101 required (783 seats/8 = 98; 1 per resident church official = 0; 50% of the number of
permanent employees = 3). Pursuant to Code, parking is not depicted within the 35' front yard
building setback. Sidewalks must be installed along the Hayes Road ROWand to provide access
to and from the parking lot. Staff recommends the East Bahama Road sidewalk be delayed until
such time as plans are approved for improving that roadway (to be addressed through a
development agreement). '
Subsection 20-163 (b) states that any review of an application or plan shall consider the character
of the neighborhood in which the proposed use is to be located and its effects on the value of
surrounding lands, and further, the area of the site as it relates particularly to the required open
spaces and off-street parking facilities.
Comprehensive Plan Transportation Element Policy 1.5.12 requires new development to
construct sidewalks. Comprehensive plan policies cannot be waived. The applicant proposes to
construct a 4' wide sidewalk in the Hayes Road ROW, concurrently with the site work. East
Bahama Road is not paved and there are no plans to pave it. Due to the semi-rural nature ofthe
Ranchlands (where people often express the desire to remain semi-rural) and the fact that any
sidewalk along the adjacent portion of East Bahama would likely need to be tom out and
reconstructed when that roadway is improved, staff and the City Attorney believe it may be best
to delay construction of the East Bahama sidewalk until that roadway is paved - or at least until a
June 15,2006
Public Hearing Item 200
Page 3
design has been provided and accepted. This and other considerations would most efficiently be
addressed through a development agreement.
The church presently keeps about Y2 dozen busses on-site and occasionally has a visiting pastor
and/or singing group that will stay over night in large travel coaches or other vehicles of similar
function. The church wants to retain these practices. Staff supports both of these requests, but
wants the site plan to reflect acceptable means to accommodate and screen both. Busses should
be parked on paved or otherwise hard-surface parking spaces and visitor motor coach
accommodations should be paved or hard -surface spaces and include appropriate power, water,
and sanitary accommodations in a manner and location with the least negative impact to the
neighborhood.
As a separate but related item (PH 201), the applicant has requested a variance from the Section
9-278 requirement that parking spaces be either paved or hard-surfaced, pursuant to the variance
provisions of Section 9-5, to allow stabilized grass parking for those spaces that will only be used
on Wednesday evenings and Sundays. Staff supports this variance and notes that many local
codes have provisions to allow stabilized grass parking for those spaces not used on a daily basis
at a church.
CHRONOLOGY:
November 1,2005 - Conditional Use & site plan applications and fees received;
November 22, 2005- Staff review
March 16, 2006 - Revised plan and information submittal
April 4, 2006 - Staff review
May 12, 2006 - Variance application & fee received
FINDINGS: l.The site is located within the Rl-AA One Family Dwelling [zoning] District and
has a Rural Residential Future Land Use (FLU) designation.
2. Planning staff believes the conditional use request to expand/intensify the
existing church to be consistent with the general zoning requirements and in the
best interest of the public, subject to (a) clarification about the busses and
overnight visitors with motor coaches or similar vehicles, (b) adequately
accommodating and screening these busses and motor coaches, (c) approval and
execution of a development agreement addressing future provision of a sidewalk
along the adjacent portion of East Bahama Road, and (d) the stipulation of
reasonable hours of operation for activities that could be heard by the adjacent
residents.
3. The site plan and aesthetic review will address bringing the entire site into
compliance, not just the new construction.
June 15,2006
Public Hearing Item 200
Page 4
STAFF RECOMMENDATION:
Staff recommends that the BOA recommend approval for the conditional use to
allow the Starlight Baptist Church to expand on their 4.28 acre site, subject to the
conditions set forth in "Findings" number 2, above.
BOARD OF ADJUSTMENT ACTION:
ATT ACHMENTS:
A - Application Package
B - Location Map
C - Chapter 20, Division 4: sections 20-161 thru 20-169
~
ATTACHMENT A
~
AMERICAN CIVIL ENGINEERING CO.
207 NORTH MOSS ROAD, SUITE 211 · WINTER SPRINGS, FLORIDA 32708
Telephone: (407) 327-7700 · Fax: (407) 327-0227
March 16, 2006
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John C. Baker, AICP
City of Winter Springs
1126 East S.R. 434
Winter Springs, FL 32708
M~D 1 15 2006
CITY 01" 1.:< ,.,;'HINGS
Permltllng 6. Licensing ;j
Re: STARLIGHT BAPTIST CHURCH - WINTER SPRINGS, FLORIDA
NW CORNER OF HAYES ROAD & BAHAMA ROAD
CONDITIONAL USE APPLICA nON
Dear Mr. Baker:
Find enclosed the following items in response to the DRC's review of the Conditional
Use Application for the above mentioned project for your continuing review and
comment:
Two (2) copies of the Conditional Use Analysis
Two (2) 11" x 17" copies of the site plan
If there are any questions or comments regarding this response, please do not hesitate in
contacting us.
Sincerely,
American Civil Engineering Company
~ fi.~
Thomas H. Skelton, P.E.
Vice President
Cc: Dr. Glenn C. Riggs; Starlight Baptist Church
Greg Roebuck; Aagaard-Juergensen, Inc.
STARLIGHT BAPTIST CHURCH - WINTER SPRINGS, FLORIDA
NW CORNER OF HAYES ROAD & BAHAMA ROAD
CONDITIONAL USE ANALYSIS
.
I. Proposed Use:
Existing Use:
Proposed Use:
400 seat Church
783 seat Church
II. Traffic~ Compatibility:
Per the traffic analysis, there will be an increase of 586 daily trips and 241 peak hour
trips. These trips will occur on Sundays, when the roads are operating at the highest
levels. Therefore, the traffic impacts will not prevent the roads to function at acceptable
levels.
III. Access and Circulation~ Buffers:
This site is laid out utilizing the existing driveways. The new building is placed so that
the internal circulation is buffered from the adjacent residential parcel to the north. A 25
foot natural buffer and an additional 25 foot setback will be provided along the north
property line. The site plan exceeds all of the code requirements, especially off street
parking required and open space. There will be additional landscaping installed along
Hayes and Bahama Roads to provide additional buffering from the right of ways.
IV. Adverse Impacts:
This property is currently being used for a church. The proposed use will be for a church.
Therefore, the property values will not be impacted.
V. Easements:
There are no known easements or restrictions that are affecting the title to the proposed
church site.
VI. Parking:
The site plan provides more than the required amount of parking. All spaces proposed
will contain 10' x 20' or 200 SF plus ingress and egress to a public roadway. c. JA.. J~ eo. ,.J. r. /'
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VII. Sidewalks: pllV\ Ie ",.1;;
Since The Ranchlands do not contain any existing sidewalks, we are requesting the City
to waive the requirement of constructing sidewalks adjacent to the right of ways abutting
the property. There are internal sidewalks that will be constructed connecting the parking
areas to the existing and proposed buildings. ~ "'"'f "PI,..,
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VIII. Other:
The church currently utilizes grass parking and is requesting the City to continue
allowing grass parking. This gives the site more of an open space appearance when not
utilized by vehicles. This will occur about 95% of the time. The project will go through
the Aesthetic Review that will include the installation of the steeple, color and material of
the proposed building and maintenance of the existing structures.
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ATTACHMENT C
~ 20-161
WINTER SPRINGS CODE
DIVISION 4. R-lAAAND R-IAONE-FAMILY
DWELLING DISTRICTS
Sec. 20-161. Designation.
The lands included within R-lAA and R-IA
One-Family Dwelling Districts are developed pre-
dominantly as single-family dwellings on lots of
generous areas. The zone districts are designed to
preserve and protect the characteristics of single-
family use.
(Ord. No. 44, ~ 44.28, 1-8-68)
Sec. 20.162. Uses permitted.
Within any R-1AA and R-IA Single-Family
Dwelling District, no building, structure, land or
water shall be used except for the following use:
(1) Single-family dwellings and their custom-
ary accessory uses.
(Ord. No. 44, ~ 44.29, 1-8-68)
Sec. 20-163. Conditional uses.
(a) There shall be no conditional use within
R-1AA and R-IA One- Family Dwelling Districts
except the following:
--Y (1) Churches with their attendant educa-
tional buildings and recreational facili-
ties.
(2) Public utility and service structures.
(3) Schools.
(4) Public recreation areas and facilities.
(5) Stadiums, independently or in conjunc-
tion with existing school facilities, pro-
vided the seating capacity shall not ex-
ceed the student enrollment of the school
to be served plus ten (10) percent, and
provided there shall be no lights or night
use.
--;> (b) Any review of an application or plan shall
consider the character of the neighborhood in
which the proposed use is to be located and its
effects on the value of surrounding lands, and
further, the area of the site as it relates particu-
larl~ to the required open spaces and off-street
parking facilities.
Supp. No.6
(c) Any conditional use that may be granted is
limited to the use and intensity shown in the
application and plans submitted, and application
must receive approval in the same manner as the
original application.
.1f (d) Applicants for a conditional use for the
location of !i ~ in any residential zoning
district shall furnish the board of adjustment
with the following information and shall provide
the minimum setbacks, off-street parking and
sidewa14,s as set forth herein, as follows:
(1) Setbacks, minimum.
a. Front yard minimum of twenty-five
(25) feet in R-lASingle- Family Dwell-
ing Districts and thirty-five (35) feet
in R-lAASingle-Family Dwelling Dis-
tricts, from property line; arterial
streets to be treated individually.
b. Back yard minimum of twenty-five
(25) feet.
(2) Off-s~reet parking.
a. Provide ono (1) parking space for
each eight (8) seats in chapel and
nave, plus one (1) parking space for
each church official resident on the
premises, plus additional parking
spaces equal in number to fifty (50) '"
percent of the number of permanent
employees.
b. Space for one (1) car equals ten (10)
feet by twenty (20) feet or two hun-
dred (200) square feet plus ingress
and egress to a public roadway.
c. Parking area may not occupy any of
the front yard setback.
d. If sufficient parking area is not avail-
able on church lot, parking may be
provided within three hundred (300)
feet either through ownership or lease
but must be zoned or approved for
such use.
(3) Sidewalks.
a. Sidewalks shall be installed by the
church on all streets abutting the
church building and such sidewalks
1328
shall also be installed bordering park-
ing areas serving new or additional
church facilities.
(e) All applications shall contain complete de-
scriptions of any easements or restrictions affect-
ing the title to the proposed church site which
may be inconsistent with the proposed use.
(Ord. No. 44, ~ 44.30, 1-8-68; Ord. No. 240, ~ 5,
5-26-81; Ord. No. 2004-49, ~ 2, 12-13-04)
Sec. 20-164. Building height regulations.
In R-lAA and R-1A One-Family Dwelling Dis-
tricts, no building or structure shall exceed thirty-
five (35) feet in height, unless otherwise provided
herein, except that boathouses on the lake front-
ages shall not exceed twelve (12) feet in height
above the high waterline; roof decks may be used
as sun decks.
(Ord. No. 44, ~ 44.31, 1-8-68; Ord. No. 570, ~ I,
10-24-94)
Sec. 20-165. Building area regulation,s.
Each single-family dwelling shall be located on
a lot or parcel of land having an area of not less
than ten thousand (10,000) square feet in an
R-1AA Single-Family Dwelling District and eight
thousand (8,000) square feet in an R-1A Single-
Family Dwelling District and such lots or parcels
ofland shall have a minimum width of ninety (90)
feet and seventy-five (75) feet, respectively, at the
building line.
(Ord. No. 44, * 44.32, 1-8-68; Ord. No. 414, ~ II,
3-28-88)
Sec. 20-166. Front, rear and side yard regu-
lations.
The following yard regulations shall apply in
the R-1AA and R-lA One-Family Dwelling Dis-
tricts:
(1) Front yard. Front yards shall not be less
than thirty-five (35) feet in depth in the
R-lAA Single-Family Dwelling Districts
and twenty-five (25) feet in depth in the
R-lA Single-Family Dwelling Districts.
(2) Rear yard. Rear yards shall not be less
than thirty-five (35) feet in depth in the
Supp. No.6
ZONING
~ 20-169
R-lAA Single-Family Dwelling Districts
and twenty-five (25) feet in depth in R-IA
Single-Family Dwelling Districts.
(3) Side yards. Side yards shall be provided
on each side of every dwelling structure of
not less than seven and one-half(71h) feet
in R-lA Single-Family Dwelling Districts,
and ten (10) feet in R-lAA, including
utility easements.
(4) Corner lots. On corner lots, the {ront line
setback of twenty-five (25) feet or more
must be maintained, but a fifteen-foot
sideline setback will be permitt.Ad on the
street sideline, provided the corner lot
faces the same way as all other lots in the
olock. If the building faces the long dimen-
-
sian of the lot, or where corner lots face a
different thoroughfare than other lots in
the block, the twenty-five-foot or greater
setback must be maintained from both
thoroughfares.
(5) Setbacks. The existing platted R-lAAlots
have a side setback often (10) feet rather
than twenty (20) fe~t.
(Ord. No. 44, ~ 44.33, 1-8-68; Ord. No. 414, ~ III,
3-28-88)
Sec. 20-167. Lot coverage.
Forty (40) percent of the lot area is the maxi-
mum which may be covered by the principal and
accessory buildings or structures located thereon
in R-lAA and R-IA One-Family Dwelling Dis-
tricts.
(Ord. No. 44, ~ 44.34, 1-8-68)
Sec. 20-168. Use, area and yard exceptions.
Section 9-276 et seq. as to use, area and yard
exceptions in R-lAA and R-IA One-Family Dwell-
ing Districts shall apply.
(Ord. No. 44, ~ 44.35, 1-8-68)
Sec. 20-169. Off-street parking regulations.
Section 9-276 et seq. as to off-street parking
regulations in R-lAA and R-lA One-Family Dwell-
ing Districts shall apply.
(Ord. No. 44, ~ 44.36, 1-8-68)
1329