LEGAL APPROVAL
.,
The City of Boynton Beach
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DMSON
100 E. Boynton Beach Boulevard
P.O. Box 310
Boynton Beach, Florida 33425-0310
TEL: 561-742-6260
FAX: 561-742-6259
www.boynton-beach.org
August 3,2007
Ms. Arianne Nielsen
Land Design South
2101 Centrepark West Drive - Ste. 100
West Palm Beach, Florida 33409
RE:
File No.:
Location:
Lake Worth Christian School
CODS 07-003
7592 High Ridge Road
Dear Ms. Nielsen:
Enclosed is the Development Order granted by the City Commission on July 17, 2007. The conditional use/site plan approval
is valid for eighteen (18) months from the date of final approval. In order to maintain vested status, a building permit must be
secured or an extension granted within eighteen (18) months of final site plan approval.
To continue this project through the development process, please revise relevant pages of your approved site plan to
incorporate all conditions of approval as applicable. A copy of the Development Order, including these conditions, must
accompany the submission of the fully amended site plan set. The person managing your permit applications should be made
aware of any additional documents and third party letters listed in the conditions of approval that need to be submitted with
your permit package.
The Building Division is committed to speedy and efficient completion of the building permit process for your project.
However, please note that failure to meet all applicable Development Order conditions in the submitted plan set may produce
unnecessary delays in permit issuance. A thorough review will be conducted by the Plan Review Analyst and if the necessary
documentation is not attached and/or the plans are not amended to reflect all of the approval conditions, the plans will be
returned to the applicant for correction and re-submittal before the permit is further processed. Feel free to contact any TRC
member for additional clarification of comments.
Imoortant: If you plan to introduce any changes to your approved site plan beyond those required by conditions of approval,
please contact our staff for a review before submitting a permit package to the Building Division.
A copy of the complete Development Order and Amended Site Plans reflecting the "Conditions of Approval" must be
submitted to the Building Department along with the first permit request to avoid any delays in the processing of your
permit.
Should you have any questions regarding this matter, please feel free to contact this office at (561) 742-6260.
~
MIchael W. Rumpf
Director of Planning & Zoning
Ene. DO w/COA
S:\Planning\SHAREDlWP\PROJECTS\Lake Worth Christian School\MSPM 07-003 COUS 07-003\Approval Letter.doc
PROJECT NAME:
"
'~
DEVELOPMJ:'"~\T ORDER OF THE CITY COMMW~ION OF THE
',j"Y OF BOYNTON BEACH, FLOR....A
~Ml Ji
Development
P&Z
Building
Engineering
Occ. Licence
Deputy City Clerk
Lake Worth Christian School
APPLICANT'S AGENT:
, --_.~ ----
Arianne Nielsen - Land Design South..~ ~" -~, '-', ~
APPLICANT'S ADDRESS:
2101 Centrepark West Drive, Suite 100 West Palm Beach, FL 33409
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: July 17, 2007
TYPE OF RELIEF SOUGHT: Request approval for Conditional Use/Major Site Plan Modification
approval for building expansions in conjunction with a 19,555 square foot Early
Childhood Development Center/Elementary School, 15,000 square foot General Use
Building and 6,000 square foot Athletic/Locker Room Building.
LOCATION OF PROPERTY: 7592 High Ridge Road
DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO.
X THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above. The City Commission having considered the
relief sought by the applicant and heard testimony from the applicant, members of city administrative
staff and the public finds as follows:
DATED:
1.
Application for the relief sought was made by the Applicant in a manner consistent with
the requirements of the City's Land Development Regulations.
2.
The Applic~t
-.L HAS
HAS NOT
established by substantial competent evidence a basis for the relief requested.
3.
The conditions for development requested by the Applicant, administrative staff, or
suggested by the public and supported by substantial competent evidence are as set
forth on Exhibit "C" with notation "Included".
4.
The Applicapt's application for relief is hereby
~GRANTED subject to the conditions referenced in paragraph 3 hereof.
DENIED
5.
This Order shall take effect immediately upon issuance by the City Clerk.
6.
All further development on the property shall be made in accordance with the terms
and conditions of this order.
7.
Other
7-0<0-(97
S:\Planning\SHARED\WP\PROJECTS\Lake Worth Christian School\MSPM 07-003 COUS 07-003\DO.doc
EXHIBIT "D"
Conditions of Approval
Project name: Lake Worth Christian School
FIle number: COUS/MSPM 07-003
Reference: 2nd review plans identified as a Maior Site Plan Modification and Conditional Use with an June 5,
2007 Planning and Zoning DeJ2artment date stamp marking.
DEP ARTMENTS INCLUDE REJECT
PUBLIC WORKS - Solid Waste
Comments:
1. Prior to permit application contact the Public Works Department (561-742- X
6200) regarding the storage and handling of refuse per the CODE, Section
10-26 (a).
PUBLIC WORKS - Forestry
Comments: NONE X
PUBLIC WORKS-Traffic
Comments: NONE X
ENGINEERING
Comments:
2. All comments requiring changes and/or corrections to the plans shall be X
reflected on all appropriate sheets.
3. Please note that changes or revisions to these plans may generate additional X
comments. Acceptance of these plans during the Technical Advisory
Review Team (TART) process does not ensure that additional comments
may not be generated by the Commission and at permit review.
4. Full drainage plans, including drainage calculations, in accordance with the X
LDR, Chapter 6, Article IV, Section 5 will be required at the time of
permitting.
5. Paving, drainage and site details will not be reviewed for construction X
acceptability at this time. All engineering construction details shall be in
accordance with the applicable City of Boynton Beach Standard Drawings
and the "Engineering Design Handbook and Construction Standards"
and will be reviewed at the time of construction permit application.
COA
06/25/07
2
DEPARTMENTS INCLUDE REJECT
UTILITIES
Comments:
6. A building permit for this project shall not be issued until this Department X
has approved the plans for the water and/or sewer improvements required to
service this project, in accordance with the CODE, Section 26-15.
7. Appropriate backflow preventer(s) will be required on the domestic water X
service to the building, and the fire sprinkler line if there is one, in
accordance with the CODE, Section 26-207.
8. Utility construction details will not be reviewed for construction X
acceptability at this time. All utility construction details shall be in
accordance with the Utilities Department's "Utilities Engineering Design
Handbook and Construction Standards" manual (including any updates)
and will be reviewed at the time of construction permit application.
FIRE
Comments: NONE X
POLICE
Comments: NONE X
BUILDING DIVISION
Comments:
9. Buildings, structures and parts thereof shall be designed to withstand the X
minimum wind loads of 140 mph. Wind forces on every building or
structure shall be determined by the provisions of ASCE 7, Chapter 6, and
the provisions of 2004 FBC, Section 1609 (Wind Loads).
10. Every building and structure shall be of sufficient strength to support the X
loads and forces encountered per the 2004 FBC, Section 1607 and Table
1607.1.
11. At time of permit review, submit signed and sealed working drawings of the X
proposed construction.
12. If capital facility fees (water and sewer) are paid in advance to the City of X
Boynton Beach Utilities Department, the following information shall be
provided at the time of building permit application:
A The full name of the project as it appears on the Development Order and
the Commission-approved site plan.
B The total amount paid and itemized into how much is for water and how
COA
06/25/07
3
DEP ARTMENTS INCLUDE REJECT
much is for sewer.
(CBBCO, Chapter 26, Article II, Sections 26-34)
13. Pursuant to approval by the City Commission and all other outside agencies, X
the plans for this project must be submitted to the Building Division for
review at the time of permit application submittal. The plans must
incorporate all the conditions of approval as listed in the development order
and approved by the City Commission.
14. On Sheet EP-I, the light poles shall be designed and installed to comply X
with the 140 MPH wind requirements of Chapter 1609 of the Florida
Building Code.
PARKS AND RECREATION
Comments: NONE X
FORESTER/ENVIRONMENT ALIST
Comments:
15. The landscape improvements shown on the four (4) color elevations should X
be the actual heights of the proposed trees and vegetation to scale. This will
show the visual buffer proposed for these elevations at time of installation
and inspection.
PLANNING AND ZONING
Comments:
16. Building height in R-1-AA may only reach a maximum of 30 feet to the X
mid-point of any pitched roof. Approval of the COUS / MSPM is
contingent upon approval of the height exception (HTEX 07-004).
17. Phase II buildings (General Use Building and Athletic Complex Building) X
will require separate site plan approvals at a future date, since the necessary
drawings are not part of the approval package. The footprints of the
buildings and their location on the site would be approved for concurrency
purposes, as part of the MSPM/COUS approval.
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments:
1. None X
ADDITIONAL CITY COMMISSION CONDITIONS
COA
06/25/07
4
DEP ARTMENTS INCLUDE REJECT
Comments:
1. To be determined.
MWR/sc
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DESIGN .
SOUTH
Planning
Landscape Architecture
Environmental Services
Transportation
561-478-8501. FAX 561-478-5012.2101 Centrepark West Drive, Suite 100, West Palm Beach, Florida 33409
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Justification Statement
Lake Worth Christian School
Approval of a Major Site Plan Modification and Conditional Use
Submitted April 25, 2007
Resubmitted June 5, 2007
On behalf of the Petitioner, Land Design South of Florida, Inc. requests the following:
· Approval of a Maior Site Plan Modification to add a 10,300 square foot elementary school
(150 Children), 15,000 sQuare foot aeneral use buildinq, and a 6,000 square foot athletic
complex
· Conditional Use approval of a 9,255 square foot Early Childhood Development Center
that will include 140 children
Property History and Site Characteristics
The subject site is located on the east side of High Ridge Road, approximately one-half mile east of
Hypoluxo Road. The site is currently an existing private school that includes grades Pre-kindergarten
through 12. The development has previously gone through several amendments and site plan
modifications. The subject property is 16.23 acres (706,979 square feet) in size. Currently, the subject
site contains a Zoning designation of R1-M Residential and a Future Land Use designation of Public
and Private Governmentallinstitution (PPGI). Interstate 95 bounds the site to the east, and High Ridge
Road bounds the subject site to the west. To the north of the subject site is Unincorporated Palm Beach
County with a Zoning Designation of Single Family Residential (RS Palm Beach County) and a Future
Land Use designation of Low Residential 2 units per acre (LR2 Palm Beach County). To the south of
the subject property is Cedar Ridge PUD, a multifamily and single-family residential development.
Nature of Proposed Proiect
Site Plan Modification
As mentioned, there is an existing private school currently on the subject property. The applicant is
proposing a site plan modification to expand the existing school campus to include a two-story, 19,555
square foot building providing for an Early Childhood Development Center (ECDC) on the first floor and
elementary school on the second floor. In addition, the applicant is proposing the addition of a 15,000
square foot general use building, and a 6,000 square foot athletic complex. The general use building
and athletic complex will be accessory uses to the school complex. At this time the applicant is
requesting approval of the locations and square footages of the general use and athletic complex
buildings. As these two uses are proposed to be constructed during a later phase of the project, the
applicant will provide the architectural footprints and elevations for these two buildings with a separate
application to receive approval prior to their construction.
Boynton Beach Code of Ordinances - Chapter 4 - Site Plan Review
The existing school complex is requesting expansion to help better serve the ever-growing population.
Lake Worth Christian School
Page 1
June 5, 2007
EXHIBIT C
The proposed project features an abundance of landscape, which compliments the proposed building
and provides open space for the school complex. Some of the key design elements of the attached site
plan are as follows:
· 29 additional parking spaces have been provided to meet parking requirements;
· A total of 79 extra spaces provided on site;
· All other areas that are not in the proposed site plan modification area will not be maintained;
· Inclusion of playground areas for the Early Childhood Development and Elementary School;
· A 158' building setback is proposed from the north property line, as well as a 74' building
setback from the south property line;
· Existing landscape buffers will be maintained on site;
· A 5' wall is proposed on the east and north of the proposed Early Childhood Development
Center playground area with a lush landscape located on the exterior of the wall;
· 7 drop off spaces have been provided for the Early Childhood Development Center;
· A covered patio is located adjacent to the proposed elementary school/ECDC building providing
a shaded area adjacent to the proposed playground;
· A large open space to the north of the softball field.
· Handicap parking requirements are met for the entire site;
· Architectural footprints and elevations are included for the proposed elementary school and
ECDC building. Footprints and elevations for the athletic complex and general use building will
be provided with a later application submittal.
· The landscape around the building exceeds requirements to provide a lush landscape and
compliment the building and architectural features.
.
Chapter 4 Section 7 of the Boynton Beach Ordinance contains submission requirements for site plan
applications. The site plan for the proposed development has been prepared in accordance with these
requirements and satisfies the Code.
Chapter 4 Section 8 contains standards for review and evaluation of all required plans. These
standards and an assessment of the proposal are as follows:
A. Natural Environment - The subject site is sparsely vegetated other than what has been
approved by recent modifications, having partly been cleared for the development in the past.
As such the proposal will not result in the removal of any significant vegetation. The proposal
will incorporate a detailed landscape design that will enhance the built form on the site, create
an attractive outlook from existing and proposed buildings, and enhance functional recreation
spaces.
B. Open Space - The proposed development provided several areas of open space including two
playground areas, athletic fields including soccer, baseball, and softball as well as a track. In
addition, the area to the north of the softball field is designated as open space.
C. Circulation and Parking - The proposed development has been designed to comply with the
City's traffic circulation and vehicular parking requirements.
D. Community Services - The proposed modification does not prevent the proposed development
from being serviced by Boynton Beach police and fire department.
E. Buildings and Other Structures - The proposed development has been designed to incorporate
with the existing neighborhood while also providing a functional school campus and amenities to
future students and users. Internally, this has been achieved by providing play areas and
landscaping areas to buffer the surrounding developments, separating vehicular and pedestrian
Lake Worth Christian School
Page 2
June 5, 2007
EXHIBIT C
movement systems, and providing adequate separation between buildings. Externally,
appropriate privacy relationships with surrounding properties are maintained by limiting the
height of the proposed buildings to two stories, as well as through the provision of increased
building setbacks. The site consists of existing landscape buffers, which will adequately screen
the proposed building. In addition, the proposed signage is considered to be consistent with the
requirements of the Code. The signage located on the proposed building is accented by
landscaping.
F. Concurrency and Level of Service Standards - The proposal is complies with the level of
service standards under the Boynton Beach Comprehensive Plan.
Chapter 9 - Community DesiQn Plan
This Chapter applies to new construction and as such applies to the current proposal. In accordance
with Section 5, elevation drawings of all buildings have been submitted.
Section 10 contains design site criteria. The proposal's compliance with these criteria is summarized
below:
· Building Location - The proposal has been designed in an orderly manner to avoid unusable or
inaccessible space on the site. In particular, the site layout separates vehicular and pedestrian
movement systems on the site, thereby giving all spaces a distinctive function.
· Vehicular and Pedestrian Circulation - As indicated the pedestrian and vehicular movement
systems have been separated. Given the nature of existing development, cross-access to
adjoining sites is not practicable.
· Service Areas - Existing service areas will be utilized. All communal service facilities and
utilities are appropriately screened.
· Walls - All walls, fences and ancillary site elements will be designed in colors and materials to
match the dominant building form within the development
· Exterior Lighting - Exterior lighting will match existing lighting on site. A photometric plan has
been submitted with this application. The lighting will not be of an intensity that produces any
significant glare on surrounding properties. Existing lighting will be used with only a few lighting
elements added for proper lighting of the site.
· Landscape Features - The proposed landscape plan includes the required foundation planting
per Landscape requirements and includes parking lot trees for the additional 29 parking
spaces. The proposed landscape is compatible with existing and surrounding landscape on
site.
· Signs - Signage will be limited to a single entrance sign, as detailed on plans submitted with
this application. The proposed sign has been designed to relate to the architectural character
of the development and utilizes colors and materials that will complement the built form.
· Exterior Building Design - The proposed development has been designed to integrate various
buildings within an overall site plan that places emphasis on the communal areas of the site.
The proposed buildings convey a human scale and are consistent with the traditional suburban
characteristics of surrounding development.
Lake Worth Christian School
Page 3
June 5, 2007
Conditional Use Application
EXHIBIT C
As mentioned previously, the applicant is requesting approval for a 9,255 square foot Early Childhood
Development, which is a conditional use under the R1-AA zoning designation. The Early Childhood
Development Center will be located on the ground floor of the proposed two-story building. This would
allow the site to include an additional service that would benefit and serve the surrounding
communities.
Bovnton Beach Code of Ordinances
Chapter 2 - Zoning
Chapter 2.5.C of the Boynton Beach Code of Ordinances relates to the Single Family Residential
District (R1-AA). This section discusses the property development regulations for projects within the
R1-AA district. These requirements are consistent with the attached Major Site Plan Modification
Application and states that an early childhood development center is a conditional use.
Subsection 2.11.2.C of the Code outlines the materials that must be submitted with a conditional use
application. These materials are included with the major site plan modification submittal and are to be
reviewed concurrently.
Chapter 2.11.2.D of the Code outlines conditional use review standards. The proposed Early Childhood
Development Center meets all the following standards for a conditional use:
1) Egress and Ingress
The proposed project already has an existing entrance and existing parking areas, which create
functional traffic circulation and access for fire trucks and delivery vehicles.
2) Off-street Parking
All parking requirements are met on site and extra parking has been provided. Overall an additional
79 parking spaces in excess of code requirement are provided on site. Per the pre-application
meeting with the City of Boynton Beach it was determined that 29 parking spaces are required for
the proposed site plan amendment. Per the said meeting it was also determined that the general
use and athletic complex buildings did not require separate parking requirements as they are
accessory uses to the school. As such the proposed site plan exceeds all parking requirements.
3) Refuse and Service Areas
The proposed site plan proposed project will utilize existing refuse containers and service areas.
4) Utilities
The site has been previously designed to accommodate expansion such as the proposed
application. Therefore existing utilities will be utilized and are sufficient for the proposed
development.
5) Setbacks and Open Spaces
The proposed site plan modification maintains the existing landscape buffers and creates a large
open space north of the softball field.
6) Signage and lighting
The proposed project will utilize existing lighting and signage. The only additional proposed sign
will be located on the east fa9ade of the proposed elementary school/ECDC building as shown on
the architectural elevations. The existing lighting will also be utilized with the exception of the
addition of one new lighting fixture added to illuminate the proposed sidewalk that runs north and
Lake Worth Christian School
Page 4
June 5, 2007
south to connect the parking areas.
EXHIBIT C
7) Height of Buildings
The height of the proposed buildings are compatible with other buildings on site and are in harmony
with the surrounding community and adjacent nearby properties.
8) Compliance, Compatible, and Conformance
The proposed project complies with all Boynton Beach ordinances and Land Development
Regulations. The proposed project does not create any nuisances and hazards as outlined in
Section4.N of Chapter 2. The proposed development is compatible with surrounding communities
and will benefit and serve the community
A site plan has been prepared in accordance with these requirements.
Section 11 - Preliminary and Final Development Plans
The proposal's compliance with these regulations is included with this submittal.
· Building locations and architectural elevations
· Master landscape plan
· Engineering Plans
· Survey not more than 6 months old
· Tabulations of development data
· Site Development Plan
The above information has been submitted with this application for review.
Conclusion
The proposed site plan modification is considered to be consistent with the nature of surrounding
development and is suitable to the site context, being in close proximity to service infrastructure.
The proposed conditional use will be consistent with the Boynton Beach Ordinances and is compatible
with surrounding developments and will provide for and better the surrounding community.
Accordingly, it is considered that the proposal is in the public interest and the Petitioner
respectfully requests approval of the site plan modification and conditional use.
Lake Worth Christian School
Page 5
June 5, 2007