REVIEW COMMENTS
7A.l
LAKE WORTH CHRISTIAN SCHOOL
(COUS/MSPM 07-003)
CONDITIONAL USE/
MASTER SITE PLAN MODIFICATION
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 07- 059
FROM:
Chair and Members
Planning & Development Board
'0
Michael Rumpf ~
Director of Planning and Zoning
Ed Breese ~
Principal Planner
TO:
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-M, 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 07-003
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 CONDITIONAL USES AND ANALYSIS
Section 1l.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 property, both located on High
Ridge Roact 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 service, 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 07-003
Page 3
Memorandum No. PZ 07-059
Parking for schools val)/, based upon the type of school. The site currently consists of elemental)/,
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 Approval).
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 07-003
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 playgrouncf, 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 plantecf, 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 $35;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-l-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 n 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 07-003
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-1), 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-1-M Single-family. Other than peak
drop-off and pick-up hours for traffic, very 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 geometrics 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 complimentary 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-1-M zoning district is 30 feet. The ECDC Building is
designed as a two-story structure, with the child care operation on the first floor and the elementary
school on the second. The top of the principal parapet wall would be 26 feet - 6 inches tall. The
LW Christian School- COUS/MSPM 07-003
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-M 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 07-003
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 "D" - Conditions of Approval.
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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 Major Site Plan Modification to add a 10.300 sQuare foot elementary 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 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 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 Project
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.
Bovnton 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 Desion 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 fa<;ade 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.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - Solid Waste
Comments:
1. Prior to permit application contact the Public Works Department (561-742-
6200) regardmg the storage and handling of refuse per the CODE, Section
10-26 (a).
PUBLIC WORKS - Forestry
Comments: NONE
PUBLIC WORKS-Traffic
Comments: NONE
ENGINEERING
Comments:
2. All comments requiring changes andlor corrections to the plans shall be
reflected on all appropriate sheets.
3. Please note that changes or revisions to these plans may generate additional
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
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
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
06/15/07
2
DEPARTMENTS INCLUDE REJECT
UTILITIES
Comments:
6. A building permit for this project shall not be issued until this Department
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
service to the building, and the fire sprinkler line if there is one, m
accordance with the CODE, Section 26-207.
8. Utility construction details will not be reviewed for construction
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
POLICE
BUILDING DIVISION
Comments:
9. Buildings, structures and parts thereof shall be designed to withstand the
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
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
proposed construction.
12. If capital facilIty fees (water and sewer) are paid in advance to the City of
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
06/15/07
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,
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
with the 140 MPH wind requirements of Chapter 1609 of the Florida
Building Code.
PARKS AND RECREATION
Comments: NONE
FORESTER/ENVIRONMENTALIST
Comments:
15. The landscape improvements shown on the four (4) color elevations should
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-I-AA may only reach a maximum of 30 feet to the
mid-point of any pitched roof. Approval of the COUS I MSPM is
contingent upon approval of the height exception (HTEX 07-004).
17. Phase II buildings (General Use Building and Athletic Complex Building)
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.
18. The General Use Building is intended to be utilized for general assembly
purposes during school hours and for extra-curricular activities after school
hours, when parking would not be impacted. Should the use of the building
be modified for additional classroom space or to accommodate a larger
student population, any necessary additional parking would need to be
constructed.
MWR/sc
S:\Planning\SHARED\WP\PROJECTS\Lake Worth Christian School\MSPM 07-003 COUS 07-003\COA.doc