REVIEW COMMENTS
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LAKE WORTH CHRISTIAN SCHOOL
CONDITIONAL USE
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MEMORANDUM
14 March 1989
TO:
Chairman and Members
Planning and Zoning Board
FROM:
Carmen S. Annunziato
Planning Director
RE:
Lake Worth Christian High School Gymnasium Addition
Conditional Use Application
Summary: Timothy P. Dale, agent for the Lake Worth Christian
School Society, Inc., is requesting Conditional Use approval to
construct a 17,500 square foot gymnasium at the existing school,
site. The existing school, which occupies a 10.08 acre parcel,
is located on the east side of High Ridge Road, south of Hypoluxo
Road. The school is zoned R-1AA, Single-Family Residential.
Secondary schools are permitted subject to Conditional Use
approval in the R-1AAA zoning district.
Surrounding Land Uses and Zoning: Abutting the subject parcel to
the north is a single-family subdivision zoned RS, Single-Family
Residential, in Palm Beach County. Abutting the subject parcel
to the east is the right-of-way for the Seaboard Airline Railroad
and Interstate 95. Abutting the subject parcel to the south are
vacant single-family platted lots within the Cedar Ridge Estates
Planned Unit Development (PUD), with the exception of the lot
adjacent to High Ridge Road which is zoned RS in Palm Beach
County and is currently owned by the Lake Worth Christian School.
Abutting the subject parcel to the west is the right-of-way for
High Ridge Road. Further to the west across High Ridge Road, are
single-family homes on large platted lots zoned RS in Palm Beach
County.
Proposed Use (see attached copy of site plan): The applicant is
- proposing to construct a 17,500 square foot gymnasium to serve
the existing high school. The existing parking lot is proposed
to be renovated to meet the requirements of Article X, Parking
Lots. A new parking lot addition is also proposed on the north
side of the gymnasium. Included with this application is a
request for approval of a shared parking allocation (see attached
copy of the parking study).
Standards for Evaluating Conditional Uses: Section 11.2.D of the
Zoning Regulations contains the following standards to which
conditional uses are required to conform. Following each of
these standards is the Planning Department's evaluation of the
application as to whether it would comply with the particular
standard:
...
The Planning and Zoning Board and City Commission shall consider
only such conditional uses as are authorized under the terms of
these zoning regulations, and, in connection therewith, may grant
conditional uses absolutely or conditioned upon the faithful
adherence to and of fulfillment of such restrictions and
conditions including, but not limited to, the dedication of
property for streets, alleys, and recreation space, and
sidewalks, as shall be necessary for the protection of the
surrounding area and the citizen's general welfare, or deny
conditional uses when not in harmony with the intent and purpose
of this section. In evaluating an application for conditional
use, the Board and Commission shall consider the effect of the
proposed use on the general health, safety, and welfare of the
community, and make written findings certifying that satisfactory
provision has been made concerning the following standards, where
applicable:
1. Ingress and egress to the subject property and proposed
structures thereon, with particular reference to automobile
and pedestrian safety and convenience, traffic flow and
control, and access in case of fire or catastrophe.
Proposed access to the property would occur by way of the two
existing driveways onto High Ridge Road. These two driveways
provide sufficient access to the site. As required by the
Parking Lot Regulations, the applicant has submitted a
traffic control plan which provides for placement of traffic
signs and pavement striping. A stabilized fire lane has been
provided around the perimeter of the proposed gymnasium to
allow for emergency vehicle access in case of fire or
catastrophe.
2. Off-street parking and loading areas where required, with
particular attention to the items in subsection D.1 above,
and the economic, glare, noise and odor effects the
conditional use would have on adjacent nearby properties, and
the city as a whole.
The applicant has s'ubmitted a shared parking study which
indicates that sufficient parking has been provided to meet
the needs of the school when in operation and the gymnasium
during major athletic events (see attached report on shared
parking). It is not anticipated that the proposed use would
create a nuisance for the existing residences located to the
north and across High Ridge Road to the west, as the proposed
gymnasium will be located in the south/central portion of the
site, at least 200 feet from the nearest residence.
3. Refuse and service areas, with particular reference to the
items in subsection D.1 and D.2 above.
A dumpster is proposed to be located at the east end of the
new parking lot addition, north of the proposed gymnasium.
The Acting Public Works Director has indicated that this
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would be a suitable location for the dumpster.
4. Utilities with reference to locations, availability, and
compatibility.
The existing utility systems and the proposed extensions are
adequate to serve the proposed use. However, some additional
fire hydrant protection will be required, as noted in the
comments from the Utilities Director.
5. Screening, bUffering, and landscaping with reference to type,
dimensions and character.
Some additional landscaping is required for the renovated
parking lot and the new parking lot addition. The proposed
landscaping meets the requirements of the landscape code.
6. Signs and proposed exterior lighting, with reference to
glare, traffic safety, economic effect, and compatibility and
harmony with adjacent and nearby properties.
There are no additional signs proposed. With respect to
lighting, the applicant has hired the Florida Power and Light
Company to prepare a site lighting plan that meets the
minimum requirements of the Parking Lot Regulations. The
details of this plan will be reviewed by staff, prior to
permitting. It is not anticipated that the proposed lighting
plan will create a nuisance to surrounding land uses.
7. Required setbacks and other open spaces.
The proposed setbacks for the new gymnasium exceed the
requirements of the R-1AA zoning district regulations.
8. General compatibility with adjacent properties and other
properties in the zoning district.
The proposed gymnasium is consistent with the current use of
the property and it is not anticipated that there will be any
adverse impacts to adjacent properties. The closest existing
residence is located over 200 feet to the north of the
proposed gymnasium and the vacant single-family lots which
were platted as part of the Cedar Ridge Estates Planned Unit
Development lie over 70 feet to the south.
9. Height of buildings and structures, with reference to
compa.tibility and harmony with adjacent and nearly
properties, and the City as a whole.
The proposed building height is thirty and one-half feet. On
February 21, 1989 the City Commission approved a height
exception to allow for an additional six feet above the
twenty five feet permitted under the R-1AA zoning district
regulations. It is not anticipated that the proposed
....
building height would create a conflict with surrounding land
uses.
10. Economic effects on adjacent properties and the City as a
whole.
It is not anticipated that the proposed gymnasium addition
would have an adverse impact on property values in the
vicinity or would, impair the developability of these
properties.
Comprehensive Plan Policies
The following Comprehensive Plan policies are relevant to this
Conditional Use application.
"Provides a suitable living environment in all neighborhoods."
(p.G)
"Provide a range of land use types to accomodate a full range of
services and activities." (p.?)
"Eliminate existing and potential land use conflicts." (p.?)
"Encourage the development of complementary land uses." (p.?)
Conclusions/Recommendation
The proposed use and development of the property would be
compatible with the surrouding neighborhood and would be
consistent with Comprehensive Plan policies, therefore, the
Planning Department recommends that this Conditional Use
application be approved subject to the attached staff comments.
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CARMEN S. ANN IATO
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MEMORANDUM
TO: Carmen Annunziato, Planning Director
FROM: Don Jaeger, Site Development - Building Department
DATE: February 3, 1989
RE: CONDITIONAL USE APPROVAL - LAKE WORTH CHRISTIAN SCHOOL
Gymnasium Addition
As a requirement of conditional use approval, the following
comments should be incorporated into the related documents by
the applicant:
1. A total of five (5) handicapped stalls are required.
2. Hedges must be planted at three (3) foot height to buffer
the parking area from the right-of-way.
3. Striping details must be provided which comply with the
City's Code of Ordinances.
4. Specify on the plans the type of exterior materials to be
used for building construction,
5. Specify on the plans the type of sod to be used.
6. A automatic irrigation, system must be installed to provide
a minimum of 100% coverage,
7 . Dumpster enclosure details must be provided.
8. South Florida Water Management District approval is required.
9. Detail handicap accessibility to the proposed structure.
10. Health Department approval is required for the kitchen area
and lunch room.
The applicant's prompt compliance with the preceding comments
will insure a timely permitting process,
DJ:eaf
cc:E.E,Howell
......
MEMORANDUM
February 6, 1989
TO: Mr. Jim Golden
Senior City Planner
FROM: Tom Clark
City Engineer
RE: Lake Worth Christian School
COMMENTS:
1, City Ordinances requires sidewalk construction on the frontage with
High Ridge Road. A variance application may be submitted, if so
desired.
2, Refer to Bill Flushing's memo of January 27, 1989.
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Tom Clark
TAC/ck
attachment
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TRB MEMORANDUM
;4:1u..ry II ;~..;tq
To: Tom Clark
From: Bill Flushing
Re: Lake Worth Christian School,
1. More specific information is required on the proposed
lighting system by F,P,L, The system shall meet all of
the Parking Lot Ordinance lighting requirements,
2, An acceptable drainage plan is required, The plan should
show that ~he first hour of a three year storm will be
l-etained en site, It will include complete drainage
calculations, lncluding all peculatlcn data, The dralnage
plan shall provide for the entire slte, not just the new
construction,
3, A means shall be provided to mark the grass covered fire
lane, (provide details),
4 ,
A section detail should also be provided for tLe
lane.
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5, The west end of the fire lane shall not be blocked ~y
parking,
6, Radiuses shall be shown for all curves,
7, A sidewalk may be required along High Ridge Road,
8, A detail is required for the dumpster enclosure,
9. The handicap parking stall striping shall be blue,
Bill F III s h in 9
......-:
MEMORANDUM
Date:
Carmen Annunziato, Planning Director~
John A. Guidry, Director of Utiliti
February 6, 1989
To:
From:
Subject:
TRB Review - Lake Worth Christian School - Site
Plan Modification
We can approve this project subject to the following conditions:
The new meter will require a separate tap off of the water main,
2, Establish a permanent sampling point near the new meter.
3. Include additional hydrants as needed to provide hydrant
coverage to within 200 feet of all points on all buildings.
4. Provide fire flow calculations demonstrating 1500 gpm fire flow
with a 20 psi residual.
5, Provide details on the sanitary sewer,
cmd
bc: Peter Mazzella
.....
MEMORANDUM
TO
Mr. James Golden
DATil
02/03/89
,.It..
F"O" Lt. Dale S. Hammack
5U.JWCT
Lake Worth Christian School
As per our discussion at the Technical Review Board Meeting on February 2, 1989,
I am requestinq the following:
1. Review lighting details.
2. Comply with Construction Security Ordinance 88-25.
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M E M 0 RAN DUM
February 7, 1989
TO: CHAIRMAN AND MEMBERS
PLANNING AND ZONING BOARD
FROM: CARMEN S. ANNUNZIATO, PLANNING DIRECTOR
RE: LAKE WORTH CHRISTIAN SCHOOL-STAFF COMMENTS
Please be advised of the Planning Department's comments with
respect to the above-referenced application for Conditional Use
approval:
1. Additional right-of-way 40 feet from centerline for
High Ridge Road is to be dedicated to Palm Beach County
within 45 days of Conditional Use Approval.
2. Details on lighting plan prepared by Florida Power and
Light to be submitted for review prior to permitting.
Ca-_- ~ /~-
CARMEN S. ANNUNZ 0
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MEMORANDUM
9 February 1989
TO:
Chairman and Members
Planning and Zoning Board
FROM:
Carmen S. Annunziato
Planning Director
RE:
Lake Worth Christian School
Shared Parking Allocation
Section 11-H(13) of Appendix A, Zoning, contains the following
provision for shared parking:
Parking spaces required in this ordinance for one use or
structure may be allocated in part or in whole for the required
parking spaces of another use or structure if quantitative
evidence is provided showing that parking demand for the
different uses or structures would occur on different days of the
week or at different hours. Quantitative evidence shall include
estimates for peak hour/peak season parking demand based on
statistical data furnished by the Urban Land Institute or an
equivalent traffic engineering or land planning and design
organization. Quantitative evidence may also include, where
appropriate, field studies and traffic counts prepared by a
traffic consultant experienced in the preparation of parking
studies. In addition, a minimum buffer of ten (10) percent shall
be provided to ensure that a sufficient number of parking spaces
are available at the peak hour/peak season of parking demand.
Calculation of said buffer shall be based on the total number of
parking spaces determined to be required at the peak hour/peak
season of parking demand. Evidence for joint allocation of
required parking space shall be submitted to the Technical Review
Board, and approval of joint allocation of required parking
spaces shall be made by the City Commission, after review and
recommendations by the Planning and Zoning Board.
With respect to the above, Timothy P. Dale of Dale Construction
Corporation, agent for the Lake Worth Christian School Society,
Inc., is requesting approval of a shared parking allocation in
connection with Conditional Use approval to allow for the
addition of a 17,500 square foot gymnasium. The school is
located on the east side of High Ridge Road, south of Hypoluxo
Road.
The City's Parking Lot Regulations require that "in the instance
of a parking lot serving an existing building or group of
buildings where said building or group of buildings is/are to be
enlarged, the entire parking lot shall be modified to meet the
requirements of this article." In connection with the request
for approval of the gymnasium, the applicant is also requesting
approval of a revised parking lot plan in order to meet the
design and landscape requirements specified by the City's
development regulations. Also included is a new addition at the
east end of the parking lot.
As indicated in the attached parking study, the City's zoning
regulations would require 145 spaces for the existing school
facilities and 48 spaces for the proposed gymnasium (193 spaces
total). The proposed site plan would provide a total of 102
parking spaces. The peak hour parking demand for the school
facilities occurs on Monday - Friday between 2:00 p.m. and 3:00
p.m. with a demand for 68 of the 102 parking spaces that would be
provided. The peak hour parking demand for major events at the
gymnasium would occur after 5:00 p.m. weekdays and on weekends
when classes are not in session. The parking required for the
gymnasium (48 spaces) plus the parking demand for after-school
activities (20 spaces) would generate a combined demand for 68 of
the 102 parking spaces provided. The buffer in either situation
would be 68 + 7 = 75 parking spaces which allows for an
additional surplus of 27 parking spaces beyond that required by
Section 11-H(13) of the zoning regulations. The applicant is
seeking to quantify, in this particular instance, that the
"parking demand for different uses occurs on different days of
the week or at different hours."
On Thursday, February 2, 1989 the Technical Review Board met and
recommended approval of the shared parking allocation based on
the documentation submitted. It was the consensus of the
Technical Review Board that there is sufficient on-site parking
proposed to accomodate the school during the weekday morning and
afternoon hours and the athletic events held in the gymnasium
during the weekday evening hours and on weekends.
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CARMEN S. ANNUN ATO
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LAKE WORTH CHRISTIAN SCHOOL
GYMNASIUM PARKING STUDY
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Prepared by:
David Plummer & Associates, Inc.
901 Northpoint Parkway
Suite 108
West Palm Beach, Florida 33407
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INTRODUCTION
David Plummer and Associates has been retained to determine ~he
potential parking impacts of a proposed gymnasium at the Lake
Worth Christian School. The school is located in the City of
Boynton Beach on High Ridge Road, west of 1-95 and south of
Hypoluxo.Road (Exhibit 1).
This parking study will examine ,the parking code requirements of
Boyn~on Beach as ~hey pertain to this project.
Existing and
projected parking demand will be analyzed to determine ~he
parking utilization of ~he existing school and the needs of the
proposed gymnasium.
EXISTING CONDITIONS '
Lake Worth Christian School consists of a 13,200 square foot High
School and a 6,480 square foot Junior High School. The parking
code indicates that 145 pa~king spaces are needed for the High
SchOOl and Junior High School (Exhibit 2).
A weekday parking demand survey was conducted, which show that
only 68 parking spaces are utilized during the peak demand period
of the school day (Exhibit 3).
However, there is a parking
demand for the schools that also continues into the early evening
hours. After conversations with the school principal, a list of
these evening events was compiled:
Event
Finance Meetin~
Fall Play
Spring Forensics
Months
Sept. - June
Sept. - Oct.
March - April
Day
Mon.
3 days
3 days
Time
7:00 - 9:30
7:00 - 9:00
7:00 - 9:00
Nwnber
of Cars
PM 15
PM 20
PM 20
- 1 -
...
The existing 83 parking spaces meets and exceeds the peak period
demand of the schools, therefore, meeting the intent of the code
(Exhibit 4).
PROPOSED GYMNASIUM
The proposed gymnasium consists of 4,200 SF of court area with
13,300 SF of remaining (predominately seating) area. An addition
of 32 parking spaces is also proposed, bringing the total number
of spaces to 102 spaces. A number of spaces in the. existing
fa~ility were deleted in order to meet the City's new l~nQs~~pe
code.
The parking code shows that an additional 48 parking
spaces are required for the gymnasium (Exhibit 5).
PARKING ANALYSIS
''T''tH:'i schoolR' pei=1k hour pArking demand of 68 Ocr:lll"l=i from 2:00 to
3:00 PM which is adequately handled by the proposed 102 available
spaces. Any activities in t.he proposed gymnasium during this
time frame will be by st.udents, teachers and/or employees already
at. school.
Never-t:.heless, there is a projected excess of 34
spaces.
The Boynton Beach Zoning Code Sec. 11.H-13 states that
"parking spaces required in this ordinance for one use or
structure may be allocated in part or in whole for the
required parking spaces of another use or structure if
quantitative evidence is provided showing ~ha~ the parking
demand for ~he different uses would occur on different days
of the week or at different hours."
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The peak parking demand for the school is from 2:00 - 3:00 PM,
while the gymnasium will not generate any parking demand until
after 5:00 PM.
The 48 spaces required for the proposed Gymnasium plus the School
usage (23 spaces at 5:00 PM including the 10\ buffer) indicate a
total demand for only 71 spaces. The total 102 spaces being
provided will satisfy this demand.
Therefore, the proposed 102 parking spaces for the Lake Worth
Christian School and proposed Gymnasium can be used by both the
school and gymnasium for different hours of parking demand and
meet the intent of the Boynton Beach Zoning Code.
CONCLUSIONS
Shared parking can be maximized when land uses with different
demand patterns can be combined. Since the parking requirements
of the gymnasium uses do not coincide with the school's peak hour
parking demand, the sharing of parking spaces is a reasonable
solution.
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EXHIBITS
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Land Use
High School * -
(13,200 S.F.)
Jr. High School -
(6,480 S.F.)
EXHIBIT 2
LAKE WORTH CHRISTIAN SCHOOL
EXISTING LAND USE
PARKING CODE REQUIREMENTS
Parking Code,
1 Space/100 S.F.
1 Space/500 S.F.
* Assumed High School is made up only of
classrooms with no shops.
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Spaces Required
132
13
145 Spaces
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EXHIBIT 3
LAKE WORTH CHRISTIAN SCHOOL
PARKING DEMAND SURVEY
Time No. of Cars No. of Spaces Available
2:00 p.m. 68 15
2:30 p.m. 65 18
3:00 p.m. 42 41
3:30 p.m. 31 52
4:00 p.m. 24 59
4:30 p.m. 23 60
5:00 p.m. 21 62
5:30 p.m. 20 63
6:00 p.m. 14 69
6:30 p.m. 14 69
Peak Hour Demand (2:00 p.m. - 3:00 p.m.) - 68 Cars
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Land Use
GYMNASIUM:
Athletic Courts -
(4,200 S.F.)
Remaining Area -
(13,300 S.F.)
Total 17,500 S.F.
EXHIBIT 5
LAKE WORTH CHRISTIAN SCHOOL
PROPOSED GYMNASIUM
PARKING CODE REQUIREMENTS
Parking Code
1 Space/1,800 S.F.
1 Space/300 S.F. '
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Spaces Required
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48 Spaces
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MEMORANDUM
February 6, 1989
TO: Mr. Jim Golden
Senior City Planner
FROM: Tom Clark
City Engineer
RE: Lake Worth Christian School
COMMENTS:
1. City Ordinances requires sidewalk construction on the frontage with
High Ridge Road, A variance application may be submitted, if so
desired.
2. Refer to Bill Flushing's memo of January 27, 1989.
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Tom Clark
TAC/ck
attachment
TRB MEMORANDUM
;anu~rv lJ. 1~B9
To: Tom Clark
From: Bill Flushing
Re: Lake worth Christian school,
1, More specific information is required on the proposed
lighting system by F,P,L, The system shall meet all of
the Parking Lot Ordinance lighting requirements,
2. An acceptable drainage plan is required, The plan should
show that the first hour of a three year storm will be
retained on site, It will include complete drainage
calculations, including all peculation data. The drainage
plan shall provide for the entire slte, not just the new
construction,
3, A means shall be provided to mark the grass covered fire
lane. (provide details),
4, A section detail should also be provided for the fire
lane,
5, The west end of the fire lane shall not be blocked by
parking,
60 Radiuses shall be shown for all curves,
7. A sidewalk may be required along High Ridge Road.
8, A detail is required for the dumpster enclosure,
9, The handicap parking stall striping shall be blue.
Bill Flushing
MEMORANDUM
Date:
Carmen Annunziato, Planning DirectOf-r
John A, Guidry, Director of Utiliti
February 6, 1989
To:
From:
Subject:
TRB Review - Lake Worth Christian School - Site
Plan Modification
We can approve this project subject to the following conditions:
1. The new meter will require a separate tap off of the water main,
2, Establish a permanent sampling point near the new meter,
3. Include additional hydrants as needed to provide hydrant
coverage to within 200 feet of all points on all buildings.
4. Provide fire flow calculations demonstrating 1500 gpm fire flow
with a 20 psi residual,
5. Provide details on the sanitary sewer.
cmd
bc: Peter Mazzella
MEMORA'NDUM
TO
Mr. James Golden
DATE
02/03/89
FILII
F"OM Lt. Dale S. Hammack
SU8JlrCT
Lake Worth Christian School
As per our discussion at the Technical Review Board Meeting on February 2, 1989,
I am requestinq the following:
1. Review lighting details.
2. Corrply with Construction Security Ordinance 88-25.
'i/Dab ~-
Lt. Dale S. Hamnack
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M E M 0 RAN DUM
February 7, 1989
TO: CHAIRMAN AND MEMBERS
PLANNING AND ZONING BOARD
FROM: CARMEN S. ANNUNZIATO, PLANNING DIRECTOR
RE: LAKE WORTH CHRISTIAN SCHOOL-STAFF COMMENTS
Please be advised of the Planning Department's comments with
respect to the above-referenced application for Conditional Use
approval:
1. Additional right-of-way 40 feet from centerline for
High Ridge Road is to be dedicated to Palm Beach County
within 45 days of Conditional Use Approval.
2. Details on lighting plan prepared by Florida Power and
Light to be submitted for review prior to permitting.
c~-- ~ /~-
CARMEN S. ANNUNZ 0
CSA:ro
cc Central File
M E M 0 RAN DUM
TO: Carmen Annunziato, Planning Director
FROM: Don Jaeger, Site Development - Building Department
DATE: February 3, 1989
RE: CONDITIONAL USE APPROVAL - LAKE WORTH CHRISTIAN SCHOOL
Gymnasium Addition
As a requirement of conditional use approval, the following
comments should be incorporated into the related documents by
the applicant:
1. A total of five (5) handicapped stalls are required.
2. Hedges must be planted at three (3) foot height to buffer
the parking area from the right-of-way,
3. Striping details must be provided which comply with the
City's Code of Ordinances,
4, Specify on the plans the type of exterior materials to be
used for building construction.
5, Specify on the plans the type of sod to be used.
6. A automatic irrigation, system must be installed to provide
a minimum of 100% coverage.
7. Dumpster enclosure details must be provided,
8. South Florida Water Management District approval is required,
9. Detail handicap accessibility to the proposed structure.
10, Health Department approval is required for the kitchen area
and lunch room.
The applicant's prompt compliance with the preceding comments
will insure a timely permitting process.
DJ:eaf
cc:E.E,Howell
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