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HomeMy WebLinkAboutResponse Letter 1551 N Flagler Drive, Suite 102, West Palm Beach, FL 33401 | T: 561.684.6141 | www.snlandplan.com Lake Worth Christian School Cycle 2 Comment Responses 2026.03.1662 Resubmittal 07.06.26 ENGINEERING 1. [LWCS-ARCH Plans.pdf, Page 4 – Cloud+] Adjust plan so proposed columns are outside of the existing easement. Response: The architectural plans have been revised so that all proposed columns are located outside of the existing easement. Please refer to the updated LWCS-ARCH Plans submitted with this resubmittal on July 6, 2026. 2. [SP-2.pdf, Page SP-2 – Cloud+] Adjust plan so proposed columns are outside of the existing easement. Response: SP-2 has been revised accordingly to reflect that all proposed columns are outside of the existing easement. Please refer to the updated SP -2 submitted with this resubmittal on July 6, 2026. PLANNING AND ZONING 1. [Comment Responses.pdf, Page 4] The submitted survey is dated June 2015 and shows a covered entryway for the west facade of the existing high school. However, an approval was granted in 2018 (MMSP 18-091) for enclosing that space which Apple Street View confirms. Response: Acknowledged. The updated survey submitted with this resubmittal reflects the enclosed west entryway as approved under MMSP 18 -091. 2. [Comment Responses.pdf, Page 5] It was 16 not 19. (Referring to previously approved ECDC parking spaces.) Response: Acknowledged. 3. [Justification Statement.pdf, Page 3] Incorrect minimum rear setback requirements as per Chapter 3, Article III, Section 1.B. Table 3-1. When rear yard abuts I-95 it is 50% less. Response: Acknowledged. 4. [Justification Statement.pdf, Page 3 – Highlight] 20 feet. (Noted as the correct rear setback.) Response: Acknowledged. 1551 N Flagler Drive, Suite 102, West Palm Beach, FL 33401 ■ T: 561.684.6141 ext. 108 | E: stodd@snlandplan.com 5. [Justification Statement.pdf, Page 3] Top of parapet of highest structure is 34'-4". Response: Acknowledged. The building height has been confirmed at 32'-8" to the top of the parapet, with the clock tower, which is exempt from building height requirements . The Justification Statement and site plans have been updated accordingly. Please see the response to the maximum height comment below regarding the R1AA height limit. 6. [Justification Statement.pdf, Page 5] Demonstrate how. (Sustainability requirements of Chapter 4, Article XIII.) Response: Comment Addressed; further information has been provided upon the Preliminary Site Plan (SP-1 and SP-2) and within the Justification Statement submitted on July 6, 2026. 7. [Landscape Plans LP-1, Page 2] Add this information to LP-1. Response: The requested information has been added to Tree Disposition Plan LP -1. Please refer to the updated Landscape Plans submitted with this resubmittal on July 6, 2026. 8. [LWCS-ARCH Plans.pdf, Page 11] Sheet A4.2 also shows south façade. Response: The architectural plan set has been revised accordingly. 9. [SP-1.pdf, Page SP-1] Incorrect number of parking spaces. Response: SP-1 has been revised to reflect the correct number of parking spaces. Please refer to the updated SP-1 submitted with this resubmittal on July 6, 2026. 10. [SP-2.pdf, Page SP-2] Incorrect number of parking spaces. Response: SP-2 has been revised to reflect the correct number of parking spaces. Please refer to the updated SP-2 submitted with this resubmittal on July 6, 2026. 11. Second request: The submitted survey is outdated. Covered west entry for the high school was enclosed with application #MMSP 18-091. Apple Street View confirms this as well. Also, on the second page, incorrect number of parking spaces was labeled. Response: The survey has been updated to reflect the enclosed west entry approved under MMSP 18-091, and the parking space count on the second page has been corrected. Please refer to the updated survey submitted with this resubmittal on July 6, 2026. 12. Second request: Two different Site Plans are submitted: SP1.1 (Steve Siebert Architecture) and SP-1/SP-2 (Schmidt Nichols). They are inconsistent. Submit only one showing all improvements. The application will not be approved with multiple plans. Response: The SP1.1 architectural site plan drawing has been removed from the submission. Schmidt Nichols' SP-1 and SP-2 are the sole site plans submitted and reflect all existing and proposed improvements. 13. On the north side of the property, provide a continuous solid, opaque, visual screen of at least 1551 N Flagler Drive, Suite 102, West Palm Beach, FL 33401 ■ T: 561.684.6141 ext. 108 | E: stodd@snlandplan.com six (6) feet in height comprised of a variety of densely planted trees, hedges and shrubs, in combination with an optional buffer wall and/or berm. Requirements: (1) Buffer mulched; (2) One tree spaced every 20 linear feet; (3) Two staggered rows of shrubs ; (4) Optional 6-foot masonry buffer wall and/or berm. (Chapter 4, Article II, Section 4.C.3.b.(2) Table 4 -9, Suburban Landscape Buffer, Type 4). Response: Comment acknowledged and discussed with project reviewer, Yazan Bata; the existing 6’ chain link fence will remain. 14. Show on Landscape Plan LP-2 how wide the foundation landscaping strip is. It shall be no less than 5 feet on the rear facade and either 15 feet or 50% of the building's height on the side and front facade, whichever is greater (Chapter 4, Article II, Secti on 6.B.3.b). Response: Comment addressed; LP-2 has been revised and resubmitted on July 6, 2026. 15. Trees shall be no less than one -half (1/2) the building height (Chapter 4, Article II, Section 6.B.3.c). Plant Schedule in Landscape Plan LP-2 indicates trees are 12 feet in height. The proposed building is 34'-4" high. Response: Comment addressed; LP-2 has been revised and resubmitted on July 6, 2026. 16. Disposition table in Tree Disposition Plan LP-1 shows 8 palms to be removed. However, Plant Schedule in Landscape Plan LP-2 shows 7 new palms to be planted. Disposition table should say "replace" instead of "remove" for 7 of those palms. Also, the 7 replaced palms should not be included in "payment in-lieu of replacement" calculations. Add payment in-lieu information to LP- 1. Response: Comment addressed within Landscape Plan set submitted on July 6, 2026. 17. Disposition table in Tree Disposition Plan LP-1 shows palm #6 but it does not correspond to anything on the drawing. Response: Comment addressed within Landscape Plan set submitted on July 6, 2026. 18. All landscape islands shall be entirely planted with shrub species (Chapter 4, Article II, Section 4.A.12.e). Response: Comment acknowledged. 19. Provide the 1989 Development Agreement which is being referenced in Site Tabular Data. Response: A copy of the 1989 Development Agreement is included with this resubmittal on July 6, 2026. 20. Response letter states the proposed building will be used for secondary school students. Pursuant to Chapter 4, Article V, Section 2.F., required parking is 1 parking space per 100 square feet. Include that in parking calculations and label on the Site Pla n. 1551 N Flagler Drive, Suite 102, West Palm Beach, FL 33401 ■ T: 561.684.6141 ext. 108 | E: stodd@snlandplan.com Response: The preliminary site plan (SP-1 and SP-2) parking calculations have been revised and updated in accordance with the direction provided by the project reviewer, Yazan Bata. Please refer to the site plan submitted on July 6, 2026. 21. Proposed parking calculations are inconsistent with the approved plans (#MSPM 15-006). Parking calculations should be broken down as follows: 1989 Development Agreement (High School, Middle School, Gymnasium): 75; West Elementary School (1/500 SF @ 10,609 SF): 22; Maintenance Building (1/800 SF @ 2,327 SF): 3; East Elementary School (1/500 SF @ 13,087 SF): 17; Required Secondary Students General Use Building (1/100 SF @ 23,824 SF): 239; Total Required: 356. Update drawings and Justification Statement accord ingly. This is the second such request. Response: The preliminary site plan (SP-1 and SP-2) parking calculations have been revised and updated in accordance with the direction provided by the project reviewer, Yazan Bata. Please refer to the site plan submitted on July 6, 2026. 22. Second request: The proposed parking layout needs correction. Some spaces are labeled with a number different than what the drawing shows (e.g., drawing shows 8 spaces but labeled 10). This is true for SP-1, SP-2, and the survey. Staff cannot verify number of parking spaces. Also ensure ADA parking spaces are demonstrated on the Survey and Site Plan. Response: The parking layout has been corrected on SP-1, SP-2, and the updated survey so that labeled counts match the drawn spaces. ADA parking spaces are now clearly demonstrated on all applicable sheets. Please refer to the updated documents submitted with this resubmittal. 23. Second request: Standard parking spaces shall be 18.5 feet by 9.5 feet and ADA parking spaces shall be 12.5 feet by 9.5 feet (per today's standards and approved plans COUS 07 -003 & MMSP 18-091). Please rectify on drawings. Response: The parking space dimensions have been verified and labeled on the updated Site Plan SP-1 and SP-2. All spaces are shown per the required standards of 18.5' x 9.5' for standard and 12.5' x 9.5' for ADA. Please refer to the updated site plans submitted wit h this resubmittal on July 6, 2026. 24. Second request: All structures on the Site Plan shall be clearly identified. On SP -2, the existing basketball court and playground are surrounded by a chain -link fence – please call it and provide dimensions. There is also an unlabeled structure west of th e existing playground. Response: All structures on SP-2 have been labeled and called out. The chain -link fence surrounding the basketball court and playground has been identified with dimensions. The structure west of the playground has been labeled as the existing elementary playground. Please refer to the updated SP-2 submitted with this resubmittal on July 6, 2026. 25. Second request: Provide three (3) bicycle racks and three (3) trash receptacles. Where are the trash receptacles on the plan? Staff was able to identify only one bike rack to the east of the proposed building. Response: The site plan has been updated to clearly show all three (3) bicycle racks and three (3) trash receptacles. Bicycle racks are located in covered/enclosed areas in close proximity to 1551 N Flagler Drive, Suite 102, West Palm Beach, FL 33401 ■ T: 561.684.6141 ext. 108 | E: stodd@snlandplan.com the building entrance per Chapter 4, Article III, Section 9. Please refer to the updated Site Plan submitted with this resubmittal on July 6, 2026. 26. Add all 3 PCNs to the Site Tabular Data in Site Plan and wherever else applicable. Response: All three (3) Parcel Control Numbers (PCNs) have been added to the Site Tabular Data on SP-1 and SP-2 and wherever else applicable. Please refer to the updated site plans submitted with this resubmittal on July 6, 2026. 27. Second request: Site Tabular Data shall demonstrate the gross floor area for existing and gross floor area for proposed buildings only. No "previously approved." Approval for any unbuilt structures has since expired. You may propose the same structures on this application, but call them as such. Also, the square footage totals in Site Tabular Data shall match the square footage totals on the drawings. Response: The Site Tabular Data has been revised to show only "existing" and "proposed" gross floor areas. Previously approved but unbuilt structures have been relabeled as "proposed." Square footage totals in the Site Tabular Data now match those reflected on the drawings. Please refer to the updated SP-1 and SP-2 submitted with this resubmittal on July 6, 2026. 28. The maximum height allowed within R1AA is 30 ft (Chapter 3, Article III, Section 1.B). Sheet A4.1 shows 34'-4". Ensure the Tabular Site Data in SP-1 & SP-2 are consistent with elevation drawings. Also, update Justification Statement. Response: Per Part III land development regulations-article II. Definitions ROOFLINE - The overall ridge line of the structure which does not include cupolas, elevator towers, clock towers or other features that are permitted to exceed the maximum height of the building. The Justification Statement and Tabular Site Data have been updated to accurately reflect the building height. Please refer to the updated documents submitted with this resubmittal on July 6, 2026. 29. Architectural elevations drawings on sheet A4.1 and A4.2 show more than one south facade and no west facade. Please rectify. Response: updated sheet to show correct elevation label . The architectural elevation drawings on sheets A4.1 and A4.2 have been revised to correctly show each building facade. The west facade is now included, and duplicate south facade representations have been corrected. Please refer to the updated LWCS-ARCH Plans submitted with this resubmittal on July 6, 2026. 30. Second request: Buildings shall have an appropriate and fully integrated rooftop architectural treatment which substantially screens all mechanical equipment at a minimum distance of 600 feet. The submitted line-of-sight detail shows that the mechanical equipment are going to be visible. Response: Added TRU screening to be same height as units. See sheet A1.5 & A4.3. The line- of-sight detail has been revised to demonstrate that all rooftop mechanical equipment is fully screened from view at a minimum distance of 600 linear feet. Parapet heights and/or equipment locations have been modified accordingly. Please refer t o the updated architectural plans and line-of-sight detail submitted with this resubmittal on July 6, 2026. 1551 N Flagler Drive, Suite 102, West Palm Beach, FL 33401 ■ T: 561.684.6141 ext. 108 | E: stodd@snlandplan.com 31. For safety and security (Chapter 4, Article II): Security vision doors shall be utilized at all entrances to stairwells on each floor. Convex mirrors shall be installed in stairwell and elevator areas. You may notate the Site Plan that this provision will be satisfied. Response: Updated elevation to show the small door window to view inside the stairwell. Added note to the proposed first & second floor plan A notation has been added to the Site Plan confirming that security vision doors will be installed at all stairwell entrances on each floor and that convex mirrors will be installed in stairwell and elevator areas, in compliance with Chapter 4, Article II. Please refer to the updated site plans submitted with this resubmittal on July 6, 2026. 32. For safety and security (Chapter 4, Article II): Benches should have adequate lighting if they are intended for nighttime use. If benches will not be used during nighttime, notate that on the plan. Otherwise, submit a photometric plan. Response: A notation has been added to the Site Plan indicating whether benches are intended for nighttime use. 33. Submit photometric plan (Chapter 4, Article VII). At minimum, the plan should cover the area where improvements are proposed. (Also communicated via email on 4/24/2026.) Response: Not applicable; denoted on site plan submitted on July 6, 2026, proposed benches will only be used during the daytime. 34. Second request: Demonstrate how you meet sustainability requirements of Chapter 4, Article XIII. Response: Comment Addressed; further information has been provided upon the Preliminary Site Plan (SP-1 and SP-2) and within the Justification Statement submitted on July 6, 2026. 35. Cleanup your submission. Relevant drawings should be submitted in the same file. Plans should be saved/named appropriately. No duplicates or outdated documents will be accepted (e.g., A1.3 & A1.5). Combine all relative improvements in one plan. The applica tion will not be reviewed or approved with duplicate/outdated documents. Response: The submission has been reorganized and cleaned up. All architectural drawings are consolidated in a single file, landscape plans are in a single file, and all files are named appropriately. Duplicate and outdated documents (including A1.3) have been remo ved. 36. Fees paid cover two review cycles only. Additional reviews will be billed to the applicant based on hourly rate of salary of $75. Response: Comment Acknowledged. 37. P&Z Reviewer Contact: Additional comments may be generated upon subsequent review cycles. Contact Yazan Bata, Planner I, at BataY@bbfl.us or 561 -742-6264. Response: Comment Acknowledged.