REVIEW COMMENTS
7.F .1
SURVIVORS CHARTER SCHOOL
(USAP 02-003)
USE APPROVAL
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO PZ 03-021
FROM
Chairman and Members
Planning and Development Board
Michael Rumpfn DIl-
Director of Planning and Zoning
Lusia Galav, AICP.. .~}t;
Principal Planner (J(J
January 20, 003
TO
THROUGH
DATE
SUBJECT
Survivors Charter School (USAP 02-003)
Use Approval for a Charter High School in Quantum Park PID
NATURE OF REQUEST
Mr Douglas B MacDonald is requesting use approval for a "Survivors Charter School", a charter high
school 0 n Lots 1 8, 1 8A, 1 9 and 1 9B in the Quantum P ark Planned Industrial Development (PID) (see
attached location map - Exhibit "A") The applicant is proposing to construct two buildings on the site One
building will contain 18,461 square feet of office/warehouse flex space The second building will be leased
to the Survivors Charter School, Inc. for use as a charter high school This two-story building will contain
33,376 square feet of floor area that could be converted back to office space (see Exhibit "B" - proposed
site plan) The site plan application (NWSP 02-020) is being processed concurrently with this request for
use approval According to the current Master Site Development Plan (Amendment No 13) for the
Quantum Park PID, the subject parcels (18 & 19) are classified as '01", thereby allowing office and
industrial use alternatives
According to the application, the Survivors Charter School, Inc. was organized on October 20, 2000 and
obtained State of Florida approval for its Articles of Incorporation four days later The school received its
charter from the Palm Beach County School District on June 21, 2001, opening for classes at its current
location at 1310 North Congress Avenue, West Palm Beach, Florida, 33409, on August 15 2002. The
target population is 17 - 19 year olds who have acquired minimum credits toward traditional high school
graduation, have a cumulative G P.A. of less than 2.0 and meet eligibility for Drop Out Prevention The
Survivors School provides innovative programs designed to help students earn a regular high school
diploma and develop meaningful workforce skills The school has outgrown their current facility and
proposes to enter into a long term lease for the two-story building being developed by the applicant, Mr
MacDonald The anticipated enrollment is 700 students
BACKGROUND
The following is a description of the zoning district and land use classifications of properties surrounding
the subject parcels indicated in Exhibit "A"
North Detention area for the Water Management tract on the Quantum Park DRI Master Plan,
South Gateway Boulevard right-of-way and farther south is vacant Lot 39, zoned PID and classified
Governmental and Institutional (G&I) on the Quantum Park DRI Master Plan and vacant Lot
52, zoned PID and classified Office/Industrial (01) on the Quantum Park DRI Master Plan
East: Detention area for the Water Management Tract on the Quantum Park DRI Master Plan,
and
Page 2
Memorandum No PZ 03-021
West: Lot 20, Allstate, zoned PID and classified as Office (0) on the Quantum Park DRI Master
Plan
Unlike other conventional zoning districts, the zoning code does not set forth specific uses permitted in a
PID Pursuant to Chapter 2 - Zoning, Section 7 E , in a PID, a building and its customary, ancillary
structures and land uses may be erected, altered and occupied for any office, professional, business
(wholesale and retail), educational institution adult entertainment (consistent with Section 11 M of the
zoning code) or industrial uses provided that such use or uses is/are approved by the Planning and
Development Board In approving a particular use, the Planning and Development Board must make
findings that the proposed use will not be in conflict with the performance standards listed in Section 4 N
of the zoning regulations, and that the use proposed is consistent with the intent and purposes of the
Planned Industrial Development District.
ANAL YSIS
The P 10 district permits educational institutions subject to approval of the Planning and Development
Board The Quantum Park DRI Master Plan permits development of the subject parcels as office and/or
industrial The City's C-1 Office and Professional Commercial district permits a school The proposed
charter high school would be consistent with the PID and C-1 zoning district permitted uses
The applicant is required to address the Performance Standards listed in Chapter 2, Section 4 N of the
Land Development Regulations as they relate to the proposed use of a charter high school The purpose
of the Performance Standards are to ensure that uses will not be a nuisance or hazard to persons,
animals, vegetation or property located on adjacent or nearby properties or right-of-way; or to interfere with
the reasonable use or enjoyment of adjacent or nearby property by reason of noise, vibration, smoke, dust,
or other particulate matter; toxic or noxious matter; odor, glare, heat or humidity; radiation, electromagnetic
interference, fire or explosive hazard, liquid waste discharge, or solid waste accumulation
The applicant's responses are listed below'
1) Noise No sound will be created that violates the sound standards found in Section 15-8 of
the City Code
2) Vibrations The proposed use will generate no discernable ground vibrations
3) Smoke, dust, dirt, or other particular matter' The proposed use will generate no smoke,
dust or other particulates that exceed the standards for such emissions found in federal,
state, county or city law
4) Odors and fumes The proposed use will generate no objectionable or offensive odors or
fumes of any nature
5) Toxic or noxious matter' The proposed use will discharge no toxic or noxious matter, and
will cause no damage to property or vegetation or discomfort or harm to persons or animals,
or otherwise prevent the reasonable use and enjoyment of property or rights-of-way at or
beyond the proposed charter high school's property lines, nor will any contamination of the
public waters or groundwater result from the proposed use
6) Fire and Explosion The proposed charter high school use will create no fire or explosion
hazard No flammable materials shall be stored, used or proposed except in conformance
with Chapter 9 of the City code
Page 3
Memorandum No PZ 03-021
7) Heat, Humidity or Glare The proposed use will produce no heat, humidity or glare readily
perceptible beyond the charter high school's property lines All lighting will conform to City
standards and will create no nuisance to adjoining residential uses (there are no adjoining
residential uses)
8) Liquid Waste No liquid waste of any type, quantity or manner not in conformance with
Chapter 26 of the City code will be used or disposed of by the proposed charter high school
use
9) Solid Waste. All solid waste materials generated by the proposed use will be collected and
disposed of in conformance with Chapter 10 of the City code
10) Electromagnetic Interference The proposed use will create no electromagnetic radiation
that causes abnormal degradation of performance of any electromagnetic receptor or
interferes with normal radio or television reception in the City
11) Hazardous Materials and Hazardous Waste The proposed use will not create, use, store or
handle hazardous materials or hazardous wastes
It is the opinion of staff that the proposed charter high school is consistent with the intent and purpose of
the Quantum Park PID The Quantum Park DRI is currently approved for a very diverse group of uses
Amendments 10, 12 and 13 to the Quantum Park DRI Master Plan introduced Mixed Use including
residential to the PID The PID also includes the Boynton Beach High School and the Tri-county Commuter
Rail station The charter high school will provide a public education service to the community in Boynton
Beach and beyond
As for impacts to both the adjacent properties and the Quantum Park PID, the charter high school would
be compatible with the adjacent office uses to the west. A Water Management Tract buffers the site on the
north and east. Gateway Boulevard provides a buffer to the south as well as providing access to the site
Directly across Gateway Boulevard is the new Boynton Beach High School
RECOMMENDATION
Use approvals for the Quantum Park PID typically apply to lots with selected use options, rather than only
specified lots However, contrary to past practice, staff would recommend that for the unique use of a
charter high school approval be granted only for Lots 18 and 19 This will facilitate the future case-by-case
review of similar and other uses potentially qualifying as a school Additional conditions recommended by
the Planning and Development Board or the City Commission will be placed in Exhibit "C" - Conditions of
Approval
LG
Attachments
G:\Slaff Report -USAP 02-003.doc;
Location Map
LOTS 18-19 QUANTUM PARK
EXHIBIT "A"
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KENNETH R. CARLSON - ARCHITECT. P.A.
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1325 CA.TErAY BLVD.
a.AT'EW4YaLlIC. QIJAtrol1U'1 UWCI!' D'"
!IO'T'NToo.& eI!~, !lL.~D.A
EXHIBIT "e"
CondItIOns of Approval
PrOject name' Quantum Park SUrVIvors Charter School
FIle number USAP 02-003
Reference'
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS- General
Comments: None
PUBLIC WORKS- Traffic
Comments: None
UTILITIES
Comments: None
FIRE
Comments. None
POLICE
Comments. None
ENGINEERING DIVISION
Comments. None
BIDLDING DIVISION
Comments: None
PARKS AND RECREATION
Comments. None
FORESTER/ENVIRONMENT ALIST
Comments: None
PLANNING AND WNING
Comments: None
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Conditions of Approval
2
DEPARTMENTS INCLUDE REJECT
Comments:
1 To be deterrmned.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
1 To be determmed.
S:\Planning\SHARED\\NP\PROJECTS\Q.Jantum Park Survivors School\USAP 02-003\CO\.doc