AGENDA DOCUMENTS
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Tumed
Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office
0 April 17, 2007 April 2. 2007 (Noon.) 0 June 19,2007 June 4, 2007 (Noon)
0 May 1, 2007 April 16,2007 (Noon) 0 July 3,2007 June 18,2007 (Noon)
D May 15,2007 April 30, 2007 (Noon) [2J July 17,2007 July 2, 2007 (Noon)
0 June 5, 2007 May 14, 2007 (Noon) 0 August 7, 2007 July 16,2007 (Noon)
0 AnnOIDleements/Presentations 0 City Manager's Report
NATURE OF 0 Administrative D New Business
AGENDA ITEM 0 Consent Agenda D Legal
0 Code Compliance & Legal Settlements D Untinished Business
[gJ Publie Hearing D
RECOMMENDA TION: Please plaee this request on the July 17, 2007 City Commission Agenda tUlder Pubhe
Hearing. The Planning and Development Board on June 26,2007, recommended that the request be approved. For fmther
details pertaining to this request, see attaehed Department Memorandum No. 07-060,
EXPLANATION:
PROJECT:
AGENT:
OWNERS:
LOCATION:
Lake Worth Christian School (HTEX 07-004)
Arianne Neilsen, Land Design South
Lake Worth Christian School Society, Inc.
7592 High Ridge Road, east side of High Ridge Road approximately
one-half mile north of Miner Road
Request for height exeeption approval to allow a pitehed roof for the stair tower at a
height of 31 feet - 10 inehes, an exeeption of one foot - ten inehes (1' -10") above
the 30 foot height limit in the RI-AA zoning district.
DESCRIPTION:
PROGRAM IMP ACT:
FISCAL IMPACT:
ALTERNATIVES:
City Manager's Signature
)/7
. .~
Planning a ~oning Direetor City Attorney / Finanee
S:\Planning\SHAREmWP\P OJECTS\Lake Worth Christian School\MSPM 07-003 COLTS 07-003\HTEX 07-004\Agenda Item Request Lake Worth
Christian School HTEX 07-004 7-17-07.doc
Assistant to City Manager
S:\BULLETIN\FORMS\AGENDA 1TEM REQUEST FORM,DOC
TO:
THRU:
FROM:
DATE:
PROJECT:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 07- 060
Chair and Members
Planning & Devel~t Board
Michael Rumpf 7l
Director of Planning and Zoning
Ed Breese ;;-a
Principal Planner
June 14, 2007
Lake Worth Christian School / HTEX 07-004
Height Exception
Property Owner:
Applicant:
Agent:
Location:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
Proposed Use:
Acreage:
Adjacent Uses:
North:
South:
East:
West:
Lake Worth Christian School, Inc
Ms. Arianne Nielsen, Land Design South
Ms. Arianne Nielsen, Land Design South
East side of High Ridge Road, approximately one-half mile north of Miner Roac
(see Location Map - Exhibit "A")
Public/Private, Government, Institution (PPGI)
Single-family Residential (R-l-AA)
No Change
No Change
19,555 square foot Early Childhood Development Center/Elementary School
addition, 15,000 square foot General Use Building and 6,000 square foot
Athletic/Locker Room Building on a 16.24 acre site
16.24 acres
Single-family homes, zoned AR (County);
Single-family homes (Cedar Ridge Estates PUD), zoned PUD;
Rights-of-way for CSX Railroad and 1-95; and
High Ridge Road, and farther west, Single-family homes zoned AR (County).
Page 2
Lake Worth Christian School H-II:::X 07-004
Memorandum No. PZ 07-060
BACKGROUND
The applicant is proposing to expand the existing school, located on the east side of High Ridge Road,
approximately one-half mile north of Miner Road. The project, which entails the addition of a 19,555
square foot Early Childhood Development Center/Elementary School Building, a 15,000 square foot
General Use Building and 6,000 square foot Athletic/Locker Room Building, is currently pending approval
of a Conditional Use/Major Site Plan Modification (COUS/MSPM 07-003). Approval of the COUS/MSPM will
be contingent upon the approval of this accompanying request for height exception for architectural
building features (HTEX 07-004).
The Early Childhood Development Center/Elementary School Building is proposed immediately east of the
existing elementary school building (the easternmost building on the campus), and is proposed as a two
(2) story building, with the child care operation on the first floor and the elementary school on the
second. The maximum allowable height for the R-1-AA zoning district is 30 feet. The top of the principal
parapet wall would be 26 feet - 6 inches in height. The stair/elevator tower at the southwest corner of
the building has a hip roof to coordinate with the other standing seam metal roofs on the structure and
provide architectural character to a rather unadorned corner of the building. Staff agrees the hip roof
does provide the design characteristics desirable in a structure of this nature.
The methodology utilized in measuring building height according to the Land Development Regulations, is
to measure to the midpoint of the sloped roof, between the eave and the peak of the roof. In this
instance that measurement equals a height of 31 feet - 10 inches, or one (1) foot - 10 inches above the
maximum allowable height in the R-1-AA zoning district. The applicant therefore is requesting a height
exception of one (1) foot - 10 inches above the maximum building height of 30 feet allowed in the R-1-
AA zoning district.
ANALYSIS
The Land Development Regulations, Chapter 2, Zoning, Section 4.F.3, Height Limitations and Exceptions,
limits all portions of structures in the City to a maximum height of forty-five (45) feet above the minimum
finished floor, or to the maximum allowable height of the specific zoning district in which the structure is
located. Noted exceptions to the maximum building height include provisions for architectural
enhancements such as church spires, domes, cupolas and other similar structures. However, the noted
exceptions are allowed only through obtaining approval from the City Commission. In considering an
application for exception to the district height regulation, the City Commission shall make findings
indicating the proposed exception has been studied and considered in relation to minimum standards,
where applicable.
The City Commission approved a new method for measuring building height based on roof type, with the
goal of allowing greater flexibility in building design. Building height for pitched gable or hip roofs is
measured from the finished grade to the midpoint between the eaves and the ridge. The plans for the
Early Childhood Development Center/Elementary School Building indicate the requested height exception
is not necessary for the entire roof of the proposed structure, but only the southwest corner of the
building, where the stair tower/elevator is proposed. The south building elevation (Sheet A-4) indicates
the hip roof profile over the stair tower/elevator will have a height of 31 feet - 10 inches at the midpoint
of the pitched roof. The applicant's request for a one (1) foot - 10 inch height exception for the hip roof
Page 3
Lake Worth Christian School HTEX 07-004
Memorandum No. PZ 07-060
amounts to approximately 600 square feet of the entire 10,300 square foot second story, or
approximately six (6) percent of the total roof area of the building.
The stair tower/elevator portion of the building is approximately 74 feet from the nearest property line,
the south property line, abutting the single-family residential homes within Cedar Ridge PUD. There
appears to be an existing six (6) foot tall hedge along the property line separating the homes from the
school property, as well as the existing trees depicted in the 17 foot wide landscape buffer along the
south property line on the Landscape Plan (Sheet LP-3). Additionally, the applicant proposes to place
Silver Buttonwood trees in the newly created parking spaces on the south side of the new building, and
plant Live Oak trees and Royal and Sabal palms along the south fa~ade of the structure. Lastly, the school
property elevation is approximately five (5) feet lower than most of homes (some of which are two-story)
along this area of the project, causing a retaining wall to have been installed. As such, the impact
associated with the one (1) foot - 10 inches exception request has been significantly mitigated.
As evidenced by previous approvals, this request for height exception would not constitute a granting of
special privilege, nor would it impact adjacent properties, due to the small percentage of the overall roof
area that is subject to the height exception. In addition, the ground elevation differences moderate any
potential incompatibilities associated with the minimal request on the part of the applicant.
RECOMMENDATION
Staff generally supports the redevelopment and expansion efforts of schools within the City to further the
provision of educational facilities and opportunities for the children. Staff is recommending approval of
the application for the Conditional Use/Major Site Plan Modification and recommends for the approval of
this request for a one (1) foot - 10 inch height exception based upon the mitigation of any potential
impacts.
Should this request be approved, approval should be contingent upon satisfying all staff comments noted
in Exhibit "D" - Conditions of Approval. Should the Board or City Commission have any additional
comments, they will be placed accordingly within Exhibit "D".
S:IPlanningISHAREDIWPIPROJECTSILW Christran SchoollHTEX 07-0041Staff Report.doc
r LDU r 1'\lU-'UU),+r\lelgnUbllq~4 W _ UbULUYpSl
S~~N
'_t...-/
E
._. !~\&i'
(c) Copyright 2006, Pictometry International
LAKE WORTH CHRISTIAN SCHOOL EXHIBIT A
......
;;
,
--------..1--'--0
m ~m
---t--'------I~:..--
m ;- 0
I
I
~~I
1~1
ell
.il
. '
m~
III'
,~
'.
IIISI
UlI
ifi~'!
~i'UI
. II
n B~
.~
iPJ i~
~ ~
~
~
"
-I
I
l~_
EXHIBIT B
(0)'
~---~: F
i ~i~ 0
I =Ifiiil
--, ~,
----?'-~-~
igjl~' Wi @
:,1 I (0) " 20
Ilq ~~=lI__
~-,---~
@:
F: 0
m
'I
;
f ;
1I11111l1111l1a111~~
UlllllplllD
IlnllldP;
Ilq~llqfi~
= Iii ; i i ~I I ~ , s
i i ! I I 8 f I
~ I i I - I ; I ~ I
~ ~1118~IB
Id L f i
S~! II I J
~ I !
I
o CDP'iItUitlT. nlls IlDCUIC.NT IS M PIlIPEIIITY tF IC_Ll' A. IltU.ASrATID.IS, P...., AU. RIGIlTlIllEIEllVOI MD 1M" PDtSEISllJt. IID'RDDUCTD DIl OlleR USE" OF THIS I'IlDDl.CT \lfTtO.JT THE WlIlITt[N c:DNStHT or ICbOtJt.'( A. IltLLAS,...TIlIUI:, PA IS I'IltlNllrttll.
..>
I- I
01"
lEi "
---:--'-- I
aI
'~
~
aI
n i r:
- , I
MICI~.-"'+~
... --. .. ....... UICE ...... ft-... __
----- ,..---- ...--
LAICE WCRIH CHIIIlAN 8CHClOL
.. IIIIIIIITARY SCHOOL a
EARLY CHLD DEY. Cob I r:.R
---
---
e.
"! I
I-
i"
~
.g i
01 ~ t "--BlLY A-
I- 'r bl"II~~1 DI!LLA8TATIOU8. P.A.
01 01 '1 ~ ~~~~.'t.~...
..., ___ 1M..., ___ "IM__
Ilml
Q!~d!
III !II
. - r
a~
;m
~~
~
EXHIBIT B
; i
~
83-
EJ"
I
'D
83
l---Jf~
IlEa
I
o
~I
I~
~~I
~~I
i .Ii
! .'i
~ -" ~I I
~ri-- - i
I Em "
o
EJ
o
I
---+-
[I-
I i
mllll
I!i ~I,I
U !:II'
uli d
.. . II
-'~
'Ig ~ pll m * I!~I
~Il rz 151 t ~i;
· II S~l :1'
.
am HI ~'RI
1 ~ ~ III ~; 1
I Ie; ~ii ; ; ~ I
1c ~ ~.~
(0 COPYIIIGlT. THIS llDClM:Hl IS TK f'lltFElITT IF I(IMKRlY ~ IlElJ..AnAfUIJl:. PA ALL II[[",HT$ IlE:ttRVE:D MolD "'''Y Mll:$rssu.... REPRIltlUCTtDN tR Dfl€lI USE:D IT THts PftlIIUCf ...fT1OJ1 filE VRITTEN COGENT Of" l(IMIEJCl.Y A. DELUSUT\DJS, PA IS l'ImKIIlTED
~! -
I- I
~i ~
.! t
LAIC!! WDRIH aII5IIAN 8CHOOL
.. .....-rARY SCHOOL .
EARLY CHLD DEV. CENTER
---
---
, ..
'r-------------I i
, It-"
-~: !.' i
',;';_ :.~;11 ir,
; /). ~~li1 j:
'~' , ; !:\ j~!'l+ .1
t, 'b :" '"fl'~
<l.-..
t~
1 . , I
l;:~;:j j~,
"I~'~ .....,.:.l~
I,:(.~_'- I::
-fJ
1,1,
Il
5.1 "
<lq;
1
1 >
"I .i.
'1 ~nS
1:00
1 ~
1
1
'I
1
Oil
';~J
III ~ 1
! ,I I i'
rL '"1
~l~7
..,-
li
:!
ii
~~~T'~
z
I
,m
""'C-<
I
W"
~, f
" ;:~
~ :;! ,;"
011 Tl... NNll
"''''''"'''''"
~ ~~d~~~~
~ ~i::J!Ill~;::Ci
~ ~ 0 :6S~~~g
r- ~ ~8~6~C~
G5 ~ ~el~~~~6
; ~ ~~Fri1gQ6
@ 2 ~lll :::~:!i<:
~ ~ ~ ~ ~ ~l ~
-io mozZ
:jO ;i:>>C'l~
~~ ~~~~
~~ o~~~
"V:!!j Zo> <
5~ l:~;II~
5~ :;E:m
z~ mal)
~ Ci::lo!ii
~ O~6~
~ ;i ..~
:I ~ :;0
~ ill ~~
~ ~ ~~
;ID ~ 00
~ ~ ~~
." ;:; ~ ~
o q ;~
~ " ~i.1
-0 g ~
~
! PPg>
,'P B
b , ~ (I
. ~m';;
~ I
I ~ ~ ~
~ ~j"~
j
f
Oli!IIUU
~~i,~lh
~UUha
In nIl
,
LAKE WOR.TH CHRISTIAN SCHOOL
PREPARED FOR LAKE WORTH CHRISTIAN SCHOOL
CITY OF BOYNTON BEACH, FLORIDA
EXHIBIT B
~!~
;,
,"
~~,
~Z~~~~~'tiii~:;l"tl-~~~~ ~
r-O-<mnr--z2!!r-m:;~::o r--t
~~p~g~~l<~~~~"<iliHi:;! g:
e~~C'lCo~Q::Io~w~~~m
~el;ii:i~D~$gD::j2~o~CIl
~E~~Q~>~~~~gg~~~
~h~;~~~~~~~rn~~~~
o:tVlm:t>>~Z -l-l "*'o~~
E~~;~~~~ ~~~i~~~
"1>>-<" ~'" "":r-l mZtn
Bm~~~~JRCi omffi~g{j)-l
2"g~o,"z'i m!!l,":rj!::;~
iiie~,"~ll::;;I !:'2~j!:~. ~z
"'~' ~~~~~ ~ ~~ ~~
g~ z~o~~ ~ ~~ ~~
5g ~~~i\;% ~ ~~ !:~
~o ;~~~~ ~ m~ ~~
Q~ d~m~~ ; ~~ ~$
~Q )o5~;iii~ ~ ~p d~
e~ ~'iF~~ ~ ~~ ~~
~~ ~~~~~ ~ c~ ~~
~~ ~;~ ;;l ~ i~ g~
o;r l'-l~ ~ ;:!! nrtl !B;oo
n J:J:O i==:I:;;O:::c
~ "';z ~ gd g~
<: ~31 Q ~ n;! -0 ~
::I o~ DOC: m ;0
~ "~ ~ 5! ~ffl ~
~ ~ ~ z ;ZJ
LAND.
DESIGN
SOUTH
Planning jlandscape ArchItecture
Envronmentc! Services I Transportation
2101 c.nt..DarkW..lDoWe.$uII. lOO.W..tP........ocnfl. :l3olO9
1~;UI..ol7B4501.Fat:S.l..ol7"SDI'
KlMBERL Y A.
DELLASTATIOUS, P.A.
Architecture and Planning... ...AAC001716
422 North Dixie Highway
Lake Worth, Florida 33460
(561) 582-5622 (561) 582-5623 FAX
EXHIBIT C
roJ ~@~UW~~)
,I~ll JUN-52007 I!I!
1'--1-./ i '-
! L .."_~ I
I r)! ~.ll'l,t I( .\ "D I
1_ !ji';;i::;tb~r'T J
June 2, 2007
Mr. Ed Breese
Planning and Zoning Department
City of Boynton Beach
Boynton Beach, Fl.
RE: LAKE WORTH CHRISTIAN SCHOOL ELEMENTARY SCHOOL AND EARLY CHILD
DEVELOPMENT CENTER
Dear Mr. Breese,
Weare requesting a height variance for the South West portion of the proposed Elementary School and Early Child
Development Center. We feel that the request is a reasonable request based upon the following circumstances:
1. The request is only for the stair/elevator tower located at the SW corner of the building.
2. Due to the fact that this portion of the building is on a hill, the West side of this area does meet the height
restrictions of30' or less. The midpoint of the small tower sloped roofis +29'-2" above the stair/elevator
fmish floor. Only when you turn the corner to the South side of the tower elevation does it measure +31'-
10" due to the downward slope of the hill along the South side of the site. This only occurs for first 17' of
the entire 138' South Elevation. All other portions of the building on all four sides measure below the
required +30'-0" height limit.
3. Technically I could make the stair/elevator tower with a flat roof to resolve the height issue, but visually
the tower looks more architecturally pleasing with the sloped roof.
Please take this variance request into consideration for a increase in the height limit of the tower area.
If you have any questions, please feel free to call me.
Sincerely,
KIMBERLY A.
DELLASTATIOUS, P.A.
KJ~~~i~
President
EXHIBIT "D"
Conditions of Approval
Project name: Lake Worth Christian School
File number: HTEX 07-004
Reference:
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS- Solid Waste
Comments: None X
PUBLIC WORKS - Forestry & Grounds
Comments: None X
PUBLIC WORKS- Traffic
Comments: None X
UTILITIES
Comments: None X
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/ENVIRONMENT ALIST
Comments: None X
Conditions of Approval
2
DEP ARTMENTS INCLUDE REJECT
PLANNING AND ZONING
Comments: None X
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments:
1. None X
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
I 1. To be determined. I I I
S:\Planning\SHARED\WP\PROJECTS\Lake Worth Christian School\MSPM 07-003 COUS 07-003\HTEX 07-004\COA,doc