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AGENDA DOCUMENTS CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commissioll Date Final Form Must be Tumed Requested City Commission Datc Final Form Must be Turned Meeting Dates in to City Clerk's Oft1e~ Meeting Dates in to City Clerk's Office 0 April 17, 2007 April 2, 2007 (Noon.) 0 June 19, 2007 J unc 4, 2007 (Noon) 0 May I, 2007 April 16, 2007 (Noon) 0 July 3, 2007 JUlle 18, 2007 (Noon) 0 May 15, 2007 April 30, 2007 (Noon) ~ July 17,2007 July 2, 2007 (Noon) 0 June 5, 2007 May 14,2007 (Noon) 0 August 7, 2007 July 16, 2007 (Noon) 0 Announcements/Presentations 0 City Manager's Report NATURE OF 0 Administrative 0 New Business AGENDA ITEM 0 Consent Agenda 0 Legal 0 Code Compliance & Legal Settlements 0 Unfinished Business ~ Public Hearing 0 RECOMMENDATION: Please place this request on the July 17, 2007 City Commission Agenda under Public Hearing. The Planning and Development Board on June 26, 2007, recommended that the request be approved. For further details pertaining to this request, see attached Department Memorandum No. 07-059. EXPLANA TION: PROJECT: AGENT: OWNERS: LOCATION: Lake Worth Christian School (COUS/MSPM 07-003) 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 conditional use/ major site plan modification approval to add a two-story, 19,555 square foot Early Childhood Development Center, a 15,000 square foot General Use Building and a 6,000 square foot Athletic /Locker Room Building on a 16.23 acre site of the existing high school campus. DESCRIPTION: PROGRAM IMP ACT: FISCAL IMP ACT: ALTERNATIVES: City Manager's Signature Assistant to City Manager Planning and Z I g Director City Attomey I Finance S:\Planning\Sl-IARED\WP\PROJECTS\Lake WOIih Christian School\MSPM 07-003 caus 07-003\Agenda Item Rcquest Lake Worth Christian School CDUS.MSPM 07-003 7-17-07.doc S:\I3ULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 07 - 059 TO: FROM: Chair and Members Planning & Development Board Michael Rump;W0 Director of Planning and Zoning Ed Breese /4!}) Principal Planner THRU: DATE: June 11, 2007 PROJECT: Lake Worth Christian School - COUS/MSPM 07-003 REQUEST: 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. PROJECT DESCRIPTION Property Owner: Lake Worth Christian School, Inc. Applicant/Agent: Ms. Arianne Nielsen, Land Design South Location: East side of High Ridge Road, approximately one-half mile north of Miner Road (see Exhibit "A" - Location Map) Existing Land Use/Zoning: Public/Private, Government, Institution (PPGI)/ R-1-AA, Single family Residential Proposed Land Use/Zoning: No change proposed Proposed Use: Expansion of school facilities Acreage: 16.24 acres Adjacent Uses: North: Single-family homes, zoned AR (County); South: Single-family homes (Cedar Ridge Estates PUD), zoned PUD; East: Rights-of-way for CSX Railroad and 1-95; and West: High Ridge Road, and farther west, Single-family homes zoned AR (County). LW Christian School- COUS/MSPM 07-' Page 2 Memorandum No. PZ 07-059 BACKGROUND Ms. Arianne Nielsen, agent, is requesting Conditional Use / Major Site Plan Modification approval for a 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. The subject parcel is currently developed with a 13,952 square foot high school building, a 6,500 square foot middle school building, a 10,797 square foot elementary school building, a 15,160 square foot gymnasium, and outdoor recreation facilities. The proposed building additions will allow for 290 additional children. The Early Childhood Development Center (ECDC) requires Conditional Use review and approval in order to locate on the site. STANDARDS FOR EVALUATING CONDmONAL USES AND ANALYSIS Section 11.2.D of the Land Development Regulations contains the following standards to which conditional uses are required to conform. Following each of these standards is the Planning and Zoning Division's evaluation of the application as it pertains to standards. The Planning and Development 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 conditions including, but not limited to, the dedication of property for streets, alleys, recreation space and sidewalks, as shall be determined necessary for the protection of the surrounding area and the citizens' 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 approval, 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 provisions have 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. The survey shows two (2) existing driveway openings to the subject proper!:fj both located on High Ridge Road, consisting of one-way pairs providing ingress and egress. No openings would be altered as a result of this site plan modification, and no new driveways are proposed. These drives provide access completely around the existing and proposed buildings, for ease of waste removal, provision of emergency selVice, and student delivery and pickup. 2. Off-street parking and loading areas where required, with particular attention to the items in subsection above, and the economic, glare, noise, and odor effects the conditional use will have on adjacent and nearby properties, and the city as a whole. LW Christian School- COUS/MSPM 07-( Page 3 Memorandum No. PZ 07-059 Parking for schools val)l, based upon the type or school. The site currently consists of elemental)l, middle and high school students. At the time of the addition of the gymnasium, a shared parking analysis was conducted and it was determined that adequate parking was provided on-site, considering the use of the gymnasium was slated for after school hours and/or weekends. The approval of the shared parking analysis indicated a peak demand of 71 parking spaces, while 102 parking spaces were provided. Thus, according to the analysis there was a surplus of 31 parking spaces at times of peak demand. Subsequently in 1998, a 10,797 square foot elementary school addition was approved, requiring an additional 22 parking spaces, and 28 spaces were added to the east side of the project during construction, increasing the total on-site parking to 130 spaces. The addition of parking spaces as part of the playfield project currently under construction, will increase the parking on-site from 130 to 197 spaces. With the proposed major site plan modification, the site plan (Sheet SP-1) indicates the parking has been increased by an additional 19 spaces, bringing the total parking count to 216 spaces, plus the addition of a loading zone space. The proposed Early Childhood Development Center (ECDC) will require 31 parking spaces and the expanded elementary school will require 20 spaces. The General Use building and Athletic/Locker Room building are proposed to be constructed in Phase II of the project, which will require formal site plan approval before they can be constructed. These two buildings are intended to be utilized for after school activities, like the gymnasium. Any use of the General Use building for other than general assembly purposes during regular school hours, such as additional classroom space or for accommodation of an increased student population, will require the parking to be recalculated, and additional parking to be provided if required by code (see Exhibit "0" - Conditions of Approvalj. With the addition of the new buildings discussed above, the total required parking for all buildings to be used during peak periods, is 152 spaces, and as noted earlier, there are 216 parking spaces being provided with the major site plan modification, an excess of 64 spaces. 3. Refuse and service areas, with particular reference to the items in subsection 1 and 2 above. An additional dumpster enclosure is proposed to be located at the southeast corner of the area designated for expansion of the Elementary School and Early Childhood Development Center. The refuse and service area would be located such that it would be unobtrusive to pedestrian and vehicular traffic and in line with the other existing dumpsters in such a way to facilitate efficient removal of trash. 4. Utilities, with reference to locations, availability, and compatibility. Consistent with Comprehensive Plan policies and city regulations, all utilities, including potable water and sanitary sewer are available for this project. 5. Screening, buffering and landscaping with reference to type, dimensions, and character. The landscape plan (sheet LP-3) shows the utilization of the type of landscape material already existing on the school property, including Live Oak trees, Royal and Sabal Palm trees and Cocoplum shrub material, and the use of a water source other than potable water. With the proposed design, the applicant has met all of the minimum landscaping requirements. In addition to the approximately LW Christian School- COUS/MSPM 07 i Page 4 Memorandum No. PZ 07-059 17 foot wide existing landscape buffer along the south property line, the applicant proposes to place Silver Buttonwood trees in the newly created parking spaces on the south side of the new buildings, as well as plant Live Oak trees and Royal and Sabal palms along the south fa~ade of the structures. On the north side of the new ECDC building is the fenced outdoor playground, which is proposed to be screened with East Palatka Holley and Live Oak trees, along with Lady palms, and Wild Coffee and Scheff/era Arboricola shrubs. According to the Landscape Schedule on Sheet LP-4, of the 31 new trees and palms to be planted, 100% are native. Approximately 62% of the proposed accent plants, shrubs and groundcover plants are proposed to be native. Relative to the public art requirement, the applicant has indicated that they envision creating a bronze statue of children at play on site, to fulfill the regulations within the ordinance. According to their Public Art Information Form, the preliminary construction value is estimated at $3.5 million, which would equate to a 1 % Public Art Fee of $3~ 000, and a budget of $24,500 for the art element itself, based upon the 70% calculation. No location on site has been chosen at this time. The Arts Commission, subsequent to approval of this development application, will conduct the review and approval of the actual art and location. 6. Signs, and proposed exterior lighting, with reference to glare, traffic safety, economic effect, and compatibility and harmony with adjacent and nearby properties. This conditional use/major site plan modification application proposes two (2) new signs, both wall signs, proposed on the south and the rear (east) sides of the ECDC building. On the elevations (Sheet A-4) the sign proposed for the south elevation utilizes approximately 14 inch blue, non- illuminated plastic letters and reads "Child Care'~ The signage proposed for the east elevation facing 1-95,. also depicted on Sheet A-4, shows the use of 24 inch blue, non-illuminated plastic letters, which state "Lake Worth Christian Schoor~ The wall signage area would easily comply with Chapter 21, Article IV, Section 3.C of the Land Development Regulations. The applicant proposes the use of 20-foot tall parking lot lighting fixtures, consisting of standard concrete poles with cutoff shoebox fixtures and flat glass lens. The photometric plan (Sheet EP-l) depicts lighting levels at the property lines at 0.0 and 0.1, which indicates no light spillage onto neighboring properties. The plan also indicates the use of 11 wall mounted light fixtures, white in color, to enhance the visibility and safety around the building and pedestrian areas. 7. Required setbacks and other open spaces. The proposed building would meet all setback requirements of the R-I-M zoning district, with the building being setback 74 feet from the south property line abutting Cedar Ridge Estates, and 158 feet from the north property line abutting a single family residence located in unincorporated Palm Beach County. A rear setback of nearly 490 feet is maintained from the CSX railroad and 1-95 right- of-way for the new ECDC building. In Phase II, setbacks for the proposed General Use Building and the Athletic/Locker Room Building will be more precisely determined. As part of this submittal, the tracts of land on which these buildings will be located are outlined to provide an approximate location for each. The proposed Athletic/Locker Room Building would be, at a minimum 25 feet from the east property line of Cedar Ridge Estates. When a site plan is submitted for Phase II at some future date, for formal approval of this building and the General Use Building, staff will scrutinize the LW Christian School - COUS/MSPM 07. Page 5 Memorandum No. PZ 07-059 plans to ensure that maximum separation from, and compatibility with, the Cedar Ridge subdivision is achieved. According to the Site Data listed on the Site Plan (Sheet SP-l), the total proposed pervious area of the site is 11.15 acres or 68.65% of the site. This area consists mostly of the athletic fields, open areas, landscape buffers and areas around the buildings. Currently, a softball field, baseball field and soccer field are being constructed on the site, at the east and southeast end of the property, near the CSX Railroad and 1-95 end of the property. 8. General compatibility with adjacent property and other property in the zoning district. In general, the proposed use is compatible with the residential uses that surround it Schools are a permitted use in residential zoning districts, like in this case, R-l-AA Single-family. Other than peak drop-off and pick-up hours for traffic, vel}' few vehicular trips occur during the course of the day, other than for special events after school hours. Palm Beach County Traffic Division has determined that the schools expansion plans meet the Traffic Performance Standards (TPS) of Palm Beach County. Palm Beach County does note that the southbound left turn movement at Gateway Boulevard and High Ridge Road remains a concern, but is not at a level to warrant improvements under TPS requirements. However, the City commissioned an intersection analysis to determine the best alternatives for the southbound geometries at this intersection, designed to fit within the existing pavement. Pinder Troutman Consulting, Inc., transportation consultants, recommended the southbound High Ridge Road approach to Gateway Boulevard be re-striped from a left turn lane, through lane, and right turn lane, to a left turn lane, shared left turn lane/southbound through lane, and right turn lane. The second left turn (eastbound) movement from High Ridge Road onto Gateway Boulevard should lessen the stacking of vehicles waiting to make a left turn. Public Works has discuss the recommendations with the Palm Beach County Traffic Division, and the City has agreed to make the striping/pavement marking modifications at the intersection and the County will adjust the signal timing to improve the movement of vehicles through this intersection and hopefully decrease the intersection delays. The proposed bUIlding colors for the ECDC Building are compatible with the surrounding built environment. The body of the building is proposed to be painted a cream color: "Roycroft Vellum" (SW 2833). The trim is proposed as a white: "White Mist" (Porter 6943-1) and the building base is indicated a split face block in a buff color. Lastly, the roof is proposed as blue standing seam metal: Firestone UC3 - 'f1ward Blue'~ When the Phase II buildings are submitted for approval, staff will look for the same or complimental}' materials and colors in the design of those buildings. As noted earlier, the building setbacks exceed those of adjacent residential properties, with no setback less than 74 feet in width, with three (3) levels of landscape; at the perimeter buffer, in the parking areas and against the building. 9. Height of building and structures, with reference to compatibility and harmony to adjacent and nearby properties, and the city as a whole. The maximum allowable height for the R-l-AA zoning district is 30 feet. The ECDC Building is designed as a two-stOI}' structure, with the child care operation on the first floor and the elemental}' school on the second. The top of the principal parapet wall would be 26 feet - 6 inches tall. The LW Christian School- COUS/MSPM 07J Page 6 Memorandum No. PZ 07-059 stair/elevator tower 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 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. As such, the applicant has made application to the City Commission for Height Exception approval (HTEX 07-004), and any approval of this COUS/MSPM application will be contingent upon approval of the Height Exception. The plans for the Early Childhood Development Center/Elementary School Building indicate the requested height exception is not applicable to the entire roof of the proposed structure, 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 applicants request for a one (1) foot- 10 inch height exception for the hip roof amounts to approximately 600 square feet of the total of the 10,300 square foot second story of the building, or approximately six (6) percent of the total roof area of the building. As noted earlier, 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, staff believes the impact associated with the one (1) foot-10 inches exception request has been significantly mitigated. 10. Economic effects on adjacent and nearby properties, and the city as a whole. The proposed addition to the school should have little effect on the economy of the City. 11. Conformance to the standards and requirements that apply to site plans, as set forth in Chapter 19, Article II of the City of Boynton Beach Code of Ordinances. (Part III Chapter 4 Site Plan Review). With incorporation of staff comments, the proposed project would comply with all requirements of applicable sections of city code. LW Christian School- COUS/MSPM 07_r Page 7 Memorandum No. PZ 07-059 12. Compliance with, and abatement of nuisances and hazards in accordance with the performance standards within Section 4.N. of the Land Development Regulations, Chapter 2; also, conformance to the City of Boynton Beach noise Control Ordinance. With incorporation of all conditions and staff recommendations contained herein, the school would operate in a manner that is in compliance with the above-referenced codes and ordinances of the City of Boynton Beach. RECOMMENDATION Based on the analysis and findings contained herein, compliance with development regulations, and consistency with the Comprehensive Plan, staff recommends that this request for Conditional Use / Major Site Plan Modification be approved subject to satisfying all conditions of approval as contained in Exhibit "0" - Conditions of Approval. S:IPlanninglSharedlWplProjectslLW Christian School COUS/MSPM 07-003IStaffReport.doc ~ .u~,-, ~.l '<VJVVJ"T.l '1v.lc,U\.JUUYU"T "" _ VVVkV..J .'p~1 S(~N 'iL.-.-/ Ii:!,-; ,~.....'- - ~~~::,jl (C) Copyright 2006, Pictometry International LAKE WORTH CHRISTIAN SCHOOL EXHIBIT A , I" EXHIBIT B .."", . , "......., "~~ ',~ 7' "" '; ~~ ;? ~.", :;il , , II' , ~.;' ,t~ ii"~ 'I'}, ,. '~~'\, ~ ~' :-~"-=='~-:_:n ~ , ,. m ~.;; Fi! : iI . a ' I " I ----~--______ L_____________________________________~ MA TCHlINE. 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FAX 561-478-5012.2101 Centrepark West Drive, Suite 100, West Palm Beach, Florida 33409 ...~......~ OOli::~~. 5_~S-XH~T C , " PLANNINC, n ;\ ZONING D~:_ 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 e/ementarv school (150 Children), 15,000 SQuare foot aeneral use buildina, and a 6,000 SQuare foot athletic complex · Conditional Use approval of a 9,255 SQuare foot Earlv Childhood Development Center that will include 140 children Property Historv 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-AA Residential and a Future Land Use designation of Public and Private Governmental/Institution (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-M). 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 fayade 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 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 Department 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 DEP ARTMENTS 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 of2004 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 DEPARTMENTS 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-l, 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-l-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 DEPARTMENTS INCLUDE REJECT Comments: 1. To be determined. MWR/sc S:\Planning\SHARED\WP\PROJECTS\Lake Worth Christian School\MSPM 07-003 COUS 07-003\COA.doc . To the City Clerk - City Of Boynton Beach AFFIDA VIT Property Address: 7592 High Ridge Road, Boynton Beach, FL 33426 Project Name: Lake Worth Christian School I/We, the undersigned do certify that to the best of my knowledge, the attached ownership list, 400' radius map and mailing labels are a complete and accurate representation of the real estate property and property owners within at least 400 feet of the above-referenced subject property. This reflects the most current records on file in the Palm Beach County Property Appraiser's Office. The notifications were postmarked a minimum of 10 days in advance of the public hearing. Site signs were posted on the premises 10 days in advance of the public hearing in accordance with City Ordinance 04-007. Attached are photographs of the signs showing their placement on the property. Sincerely, f;{f/AjljI f/ j()dwo icant/Agent NOTARY PUBLIC INFORMATION: STATE OF FLORIDA, COUNTY OF PALM BEACH ~ foregoing instrur:nent ,!"as acknowledged before me this I ~ t L- (DAY) of , l'rH'. , 20Q]. by. - Ar-,o.:.1V/C t0te {( el" (Name of person acknowledging). He/she is personally knQWJ1 to me or has produced -- (Type of identification) as identification and did!~ not take an oath (circle correct response). c c.Q~ it-iLk (Name - type, stamp or print clear. (Signature) My Commission Expires on: NOTARY'S SEAL OR STAMP ~~ LUCINDAL. MAY <p, MY COMMISSION # DD499435 ~ EXPIRES. March 21. 2010 I-llOO.3.NOTARY Fl. Notary Discount Assoc. Co. cc: Planning & Zoning Department ~ ~ 0> lD~s;:a: (lJ-JrO OJ-...jC/)r~ OJ-...jC/)I~ <:> OJ--..JC/)rg gs~~s;:~ 0 0 '-" lD "', ,"', lD -U lD i'3 00.)>00 O~O~. 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