AGENDA DOCUMENTS
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission Date Final Form Must be Turned Requested City Commission Date Fina] FOlTn Must be Turned
Meeting Dates in to City Clerk's Office Meeting D.;ili;,~ in to City Clerk's Office
0 August 21, 2007 August 6,2007 (Noon.) D October 16, 2007 October 1, 2007 (Noon
0 September 4, 2007 August 20, 2007 (Noon) 0 November 7, 2007 October 15, 2007 (Noon)
0 September 18, 2007 Septembel' 3, 2007 (Noon) D November 20, 2007 November 5, 2007 (Noon)
D October 2, 2007 September] 7, 2007 (Noon) D December 4, 2007 November] 9,2007 (Noon)
D Announcements/Presentations D City Manager's Report
NATURE OF D Administrative D New Business
AGENDA ITEM D Consent Agenda D Legal
D Code Compliance & Legal Settlements D Unfinished Busmess
rgJ Public Hearing 0
RECOMMENDATION: Please place this request on the September 18, 2007 City Commission Agenda under
Public Hearing. The Planning and Development Board on August 28, 2007, recommended that the request be approved.
For further details pertaining to this request, see attached Department Memorandum No. 07-049.
EXPLANATION:
PROJECf:
St. Therese of Liseux Early Learning Center (COnS 07-002)
Dr. Ka Hock Go
Everett H. Jenner
Dr. Ka Hock Go
3452 W. Boynton Beach Boulevard
Request conditional use / major site plan modification approval to allow conversion of
7,098 square feet of an existing 13,170 square foot office building for a daycare use, on a
2.04-acre parcel in the C-I zoning district.
AGENT:
OWNERS:
LOCATION:
DESCRIPTION:
PROGRAM IMPACT: N/A
FISCAL IMPACT: N/A
ALTERNATIVES: N/A
Development De
City Manager's Signature
Assistant to City Manager ____
Planning and 20nin ector City Attorney / Finance
S:\PJanning\SHARED\WP\PROJECTS r. Ka Hock Dy Go Office\St Therese of Liseux Early Lrng, etr MSJ>M-COU5 07\Agcnda Item Request 5t.Therese
of Liseux early Iming COUS 07-002 9-18-07.doc
S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 07-049
TO:
FROM:
Chair and Members
Planning & Development Board
Michael Rumpf
Director of Planning and Zoning
Gabriel Wuebben
Planner
THRU:
DATE:
PROJECT:
REQUEST:
May 17, 2007
St. Therese of Liseux Early Learning Center (COUS/MSMP 07-002)
Conditional Use/Major Site Plan Modification approval to allow conversion
of 7,098 square feet of an existing 13,170 square foot office building for
daycare use
PROJECT DESCRIPTION
Property Owner: Dr. Ka Hock Go
Applicant: Dr. Ka Hock Go
Agent: Everett H. Jenner
Location: 3452 West Boynton Beach Boulevard / SE corner of Knuth Road and
Boynton Beach Boulevard (see attached map)
Existing Land Use/Zoning: Office Commercial (OC) / Office Professional (C-l)
Proposed Land Use/Zoning: No change proposed
Proposed Use:
Conversion of 7,098 square feet of an existing 13,170 square foot
professional office building to daycare use
2.037 acres
Acreage:
Adjacent Uses:
North:
Boynton Beach Boulevard right-of-way, farther north Greentree Plaza II
retail center, zoned C-3;
South:
East:
200 Knuth Road Professional Office Building, zoned C-l;
Stonehaven residential development (single-family residential), zoned PUD;
and
West:
Knuth Road right-of-way, farther west BP Gasoline Station/Convenience
Store, zoned PCD.
St. Therese Daycare - COUS/MSMF 002
Page 2
Memorandum No. PZ 07-049
BACKGROUND
Everett H. Jenner, agent for Dr. Ka Hock Go, is seeking conditional use/major site plan modification
approval for the conversion of 7,098 square feet of an existing 13,170 square foot professional office
building to daycare use. The subject property is located at the southeast corner of Knuth Road and
Boynton Beach Boulevard. Dr. Go has been in practice from this site since 2001. The doctor's office has
become aware of the need for daycare among its patients and has decided to convert some of the
existing office space in the building to accommodate this need.
STANDARDS FOR EVALUATING CONDITIONAL USES AND ANALYSIS
Section 11.2.0 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 subject to 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 subject property currently has one (1) point of ingress and one (1) point of egress, both located
off of Knuth Road (see Sheet A-i). This proposed conversion in uses would involve changing the
southern ingress point to accommodate both ingress and egress movement. The proposed change
in use for 7,098 square feet from medical office to day care has been reviewed by the Palm Beach
County Traffic Division and found to meet the Traffic Performance Standards of Palm Beach County.
As proposed, on-site traffic circulation would meet the requirements for general motorists,
emergency access and waste removal operations.
2. Off-street parking and loading areas where requirecl, 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.
The minimum parking required for daycare uses is calculated at one (1) parking space per 300
square foot of gross floor area. This is the same formula used for determining the minimum parking
for office use. Required parking is calculated to be sixty-three (63) spaces total, based on the
square footage of the building. The site plan would exceed this requirement by thirty-nine (39)
parking spaces, with the provision of one hundred four (104) spaces, including four (4) designated
as handicapped-accessible. The proposed day care requires outdoor play areas. A slight modification
St. Therese Daycare - COUS/MSMP02
Page 3
Memorandum No. PZ 07-049
to the parking layout to accommodate the play areas and new entrance to the east building will
result in a decrease of nine (9) parking spaces. The proposed project would not increase the
intensity of parking or promote additional glare, noise or odors.
3. Refuse and service areas/ with particular reference to the items in subsection 1 and 2 above.
A new dumpster enclosure is being provided to replace the existing structure, complete with
additional landscaping. The location of the dumpster at the termination of the entry drive, allows for
ease of solid waste removal. Trash would be removed on a standard schedule and solid waste is not
anticipated to increase significantly as a result of this application.
4. Utilities/ with reference to locations/ availabilit}i, and compatibility.
The City of Boynton Beach Utility Department currently serves the site, and utilities would continue
to be available and provided, consistent with Comprehensive Plan policies and city regulations. No
additional impacts are anticipated with this application.
5. Screening/ buffering and landscaping with reference to type/ dimensions/ and character.
The site is landscaped with mature shade trees, mostly Mahogany. The applicant states, in his
responses to the standards for evaluating conditional uses, that "The landscaping has been brought
up to code". Upon review, staff has found this to be the case.
Additionally, there is a six (6) foot high wooden fence and landscaping along the east property
boundary, abutting the single-family residential development (Stonehaven). The fencing and
landscaping will provide some noise buffering to the east (residential), and the building itself will
provide noise buffering to the properties to the north (commercial). A four (4) foot high wooden
fence around the outdoor play area and landscaping along the south and west property lines will
provide some noise buffering to the south, toward the office building at 200 Knuth Road, and west,
facing Knuth Road and the neighboring gas station.
6. Signs/ and proposed exterior lighting/ with reference to glare/ traffic safet}i, economic effect and
compatibIlity and harmony with adjacent and nearby properties.
Copy on the existing northern sign will be revised to include the day care use, and the sign will be
painted and reconditioned to match the building. A new concrete monument sign will be constructed
at the southern entrance, 5'8" in height and 8' 3" in width. The sign will be finished to match the
existing sign, with a stucco finish, and painted to match the building. All site lighting is existing.
7. Required setbacks and other open spaces.
The existing building exceeds the setback requirements of the C-1 zoning district. District setbacks
are: front (north) required 30' - provided 108', rear (south) required 20' - provided 136', side (west)
required 10' - provided 24', and side abutting residential (east) required 30' - provided 76'.
8. General compatibility with adjacent property and other property in the zoning district.
St. Therese Daycare - COUS/MSMP )02
Page 4
Memorandum No. PZ 07-049
The daycare use is generally compatible with the office use within the remainder of the building and
with the surrounding commercial and office uses on adjacent properties. With the building's large
side setback against the neighborhood to the east (76 feet), and appropriate buffering between the
outdoor play area and the residential area to the east, any perceived negative impacts should be
minimal. Overall, the proposed development should improve its position with the surrounding area
due to site improvements. The entire building will receive a fresh coat of stucco, and will be painted
more consistently with surrounding buildings, from an uncommon light blue to a beige color. The
building will also benefit from added entrance canopies and fencing throughout, as well as new doors
and improved windows.
9. Height of bUIlding and structures, with reference to compatibility and harmony to adjacent and
nearby properties, and the city as a whole.
The existing height of the one-story building would not change with this application, and is
compatible with the structures on the adjacent commercial and residential properties.
10. Economic effects on adjacent and nearby properties, and the city as a whole.
The overall economic effects of the proposed use on adjacent and nearby properties, and the city as
a whole, will be negligible.
11. Conformance to the standards and requirements which 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.
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 proposed use
would operate in a manner that is in compliance with the above-referenced codes and ordinances of
the city.
RECOMMENDATION
Based on the discussions contained herein, compliance with development regulations, and the
consistency with the Comprehensive Plan, staff recommends that this request for conditional use / major
site plan modification be approved subject to satisfying all comments contained in Exhibit "c" -
Conditions of Approval. Furthermore, pursuant to Chapter 2 - Zoning, Section 11.2 Conditional Uses, a
time limit is to be set within which the proposed project is to be developed. Staff recommends that a
period of one (1) year be allowed to obtain a building permit for this project.
5 d'lann;ngISIiAREDIWP\PROJECTSIDr K, Hock Dy Go OfficelS! Therese orLiseux Early Lrng Ctr MSPM-COUS 07\St Therese COUS_MSPM Staff Repon.doc
Exhibit "A" - St. Therese Day Care
Location Map
.... :..: :::-:-:::::>. . ::::::.: : :::::::. ..: ::..:::::......:::: 0::
., . .,.. .... ....... ...... , .... ...... ,. .........
.. . .', ., . . . .....,. ... ... .. ... ... .........
, :;;.... . ..... ,........ ....., ..... ...... '....
_..:~~.r:~.:.::::::: ':::: :::..~:::: :::::::: :'::"::~:.>::::::::::.':I:
, .,. .. ..... ...... ........, ." ,- .. ". -,. ........ ,-
~~~~Hn~
~.. " NOT.. IN CITY.., ....' ......' .
. ::.', .... .:.:." .: .: :':"'::'::.: ~
. ..., . .. . .. ...... ..... ".
~.:: :....:......:.:.,:,::..:...::..:: "':':::::".:.:::::
, . . .. . . . . . . . ... , ,..... .. , . . .. ... . . .. .
. . .. ..... ... ... . . . . . . . .. ... ... . . . . , . . . . . ... . . . . .
, ... .. ......,... ........... ". ,....... ., - .... ...
.. ........ . .,., ". ...... .. .......... . .... ..,
. ... ... .., " .. ,. . .....'. .,."...... . .. ..
.... ......... . .., .. ., . .... ,....... .... - .... ...
--]ilil~""""'7" , ::.::::
. ".... . ... , . ,. ....... .. . , , .. ,
. .,.". .., - " . , , . . . ,
... . . .. . ... .,. , .. . ,
. .".. ,. "'" .... ,. .,..,
. .. . ..". ,. ...... . ,..
.. ......... .. .,.,. ." "'"
, ..... .,.... '....,.. ... ..,. ,.
,. . .. . . , , . . , ,. . , .,
,. .... .... ... ,.,... .
."............, ..........." ,. ,.......
. , .. . .. ,. ". . .. . . . " ... . .
... .. "... ...... "'"
......,.....,... ---------
~~~,'~~^~-'-_.. I
i
. ". "NOT' IN 'CITY . , ..... .....
.. ...., . . ., .. . ... ..
. . . . . . .. .. " .. .. . . .. . .
. " . , . .... . .
. ... . . , " .,. .. ... ...
" . '" .,.. ,..... .....
240 120 0
I
240
480
720
N
9f~~et~- "
5
---
:2C'Ift..,.~
'~
~
'"
~
"Z
~
i"
'"
~
'I
:~nY.lllLAvy.:.m'll.
-~---- ~- --.- ..._~........ .-....-.
trCHe~'uoaey-oos ......S~I-..MNl...~ I]
UB,.eo J~.IUI 6utuueld. ...nl:ll81l\pJY
"'0' T'O' 'Jlauuar 'H naJaA3
; .
I"
3=
o~
!i
II
-!~
::
~
I,
I
j
~
!
...
.0. ~
... I ,~ ~,...
/ 1 e ~""~ .
or-- ' '''>0 I
of I, ,....
~ ai' , ;;
~ ~'--t ~ '"
... I . ~ . J
I ~; -! !i ~
: h:;q :~: II
ill ; i~~
! , . , ~
.~ '
\t
o
~
o
@.
~~ 'f
, .',/ ,r ~ it
if~' ."~
1~ ~o ~J~
~ '," nw:u '""" ,"",,1bur~"li .
t ~
"!.1
t
; '!;i
~ ;B1
1 ~ ~~ci
~ ' ~ ~f~
:l
Ii
i
~i
1::1 l'hI_y=!C!..~~~_a
CtiVA3"1n08. H0V38 'N(llNAqa ,L~,3M. ~S'M:
SlN3113A01:!-"' I::IOIH3J.N1
~
!..
I"
..I
l~
iii~ l'iii
I" . t . o' at
ijfH :Ijl;
f.a.. si"
dm~ ~~~~~
..
,
:s
. . ~
- ~~ .
~~ ;,i:! .,
lid ;
I~;I
,,;'1;
,,,~
:' r!o~
-: u.
! '~!U
,,...
8
,8
W'n'i"UID&_'1J,....~-
...: ~*' 1MWII .a.u:.:....~_
,<NY1\"~M::H?:\f~<L.:.NO.ll<A"q .
~'t...,,,. -
I '
I "i ,,! .J .111ii
iil! ~~$ 1 )ri. i'o;t
...~ J51 ~ ~.~ j3:~I"
~~ ~~ ~ i;~ ~~)l
;,,~. f; ..af:.;
~~! ~~~ ~. il! .i.!f~
~!f HI ~i jl~ n!u,'
'..(!'t' ~4j ~)' .....~ "'''rt~
:.Iiij,;'" ,.;~..
:. g'.:
! . .
I' ;
<-I"
~
n"
I':a.
j9'fi
~ ffi ". i
115 :~!
;lijiH
I~' ',~~
I . ~~
: .!i
I_j-" II
~! ~~~
co
.. r-
..
~ CO
-
~ I
~ ><
~ ~ W
il
~ S!
'.
0,
~
....
,~.
a.
!~
,U)
1.!,!ll1dll.11
J il. II III'II!I
It I1I1 It I ~ d
I ~ 11;11; ~niU
~,
! UIBel; iliU",
!lllli;i(~I((I;1
II!IU ~
~ ind
I ~H .;
I !'Mb
.. !lIIIOlll
I IIIlInllll
'" I~
m ~ ~
Us I =~ 1~~3 I",. u 1.=
~a~ i
~U ~ I :
In I .= ~~.f. I:.. MI.-
o "~ I ~; ;~~
~ II! ~ ;~ i ~ lil~I!!~ I
I In h I hg I m!m I
S~
~~~
-Ca #.'#.#. '#
i3:1 m ~
~~~ ~~~ ~
_8~g ~E~ a
"liO' 0" If
! i i
~Ui Id
~ ~!II ~~~
Ii B~~ ib
EXHIBIT "e"
Conditions of Approval
Project name: St. Therese ofLiseux Early Learning Center
File number: MSPM 07-002 COUS 07-002
Reference: 2nd review plans identified as a Maior Site Plan Modification and Conditional Use with a June
26 2007 Planning and Zoning Department date stamp marking
,
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - Solid Waste
Comments:
1. There is an existing Mahogany adjacent to the proposed dumpster X
enclosure that will present a vertical conflict with solid waste pickup
equipment. Please relocate this tree appropriately.
PUBLIC WORKS - Forestry
Comments:
2. Indicate, by note on the Landscape Plan, that within the sight triangles X
there shall be an unobstructed cross-visibility at a level between 2.5-feet and
8-feet above the pavement (LDR, Chapter 7.5, Article II, Section 5.H.).
3. Per the LDR, Chapter 7.5, Article II, Section 5.C.8. Cypress mulch is not X
permitted.
4. Staff strongly recommends placing canopy trees far enough back from X
drive aisles to minimize the potential for vertical conflicts with high profile
vehicles.
PUBLIC WORKS-Traffic
Comments: NONE X
ENGINEERING
Comments:
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.
UTILITIES
Comments: NONE X
FIRE
Comments: NONE X
POLICE
COA
08/24/07
2
DEPARTMENTS
INCLUDE
Comments: NONE
x
BUILDING DIVISION
Comments:
6. Please note that changes or revisions to these plans may generate X
additional comments. Acceptance of these plans during the TART (Technical
Advisory Review Team) process does not ensure that additional comments
may not be generated by the commission and at permit review.
7. At time of permit review, submit signed and sealed working drawings of X
the proposed construction.
8. On the drawing titled site plan identify the property line. X
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 much is for sewer. (CBBCO, Chapter 26, Art. II, Sections 26-34)
9. At time of permit review, submit separate surveys of each lot, parcel, or X
tract. For purposes of setting up property and ownership in the City computer
provide a copy of the recorded deed for each lot, parcel, or tract. The
recorded deed shall be submitted at time of permit review.
10. Pursuant to approval by the City Commission and all other outside X
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.
11. Toilet rooms, sinks, etc. shall comply with Chapter II for Handicap X
Accessibility. Water closets, lavatories and sinks for children's use may be
designed using the Americans With Disability Act Accessibility Guidelines
for Buildings and Facilities: Building Elements Designed for Children's Use.
Refer to 36 CFR Part 1191.
PARKS AND RECREATION
Comments: NONE
X
FORESTER/ENVIRONMENT ALIST
Comments:
12. The applicant should provide landscape and irrigation design X
improvements along the elevations shown on sheet A-3.
13. All existing trees / vegetation in the improved portion of the site should X
be relocated to other locations (shown on the plan) along the perimeter of the
property.
REJECT
COA
08/24/07
3
DEP ARTMENTS INCLUDE REJECT
14. All of the existing landscape and irrigation improvements on the entire X
site will be inspected for acceptable quality as part of the project final
inspections. This note should be added to the landscape sheet LS-I.
PLANNING AND ZONING
Comments:
15. Landscaping at project entrances shall contain a minimum of two (2) X
colorful shrub species on both sides of the entrance and a signature tree. Note
that signature trees do not contribute toward the total number of required
perimeter trees or parking area interior landscaping. (Chapter 7.5, Article II,
Section 5.0.). Provide a signature tree, such as Yellow Elder, Tibouchina
granulosa, or Bougainvillea at each side of the project entrance. These
signature trees shall have a minimum of six (6) feet of clear trunk to preserve
the clear sight area (Chapter 7.5, Article II, Section 5.N.).
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments:
None X
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
To be determined.
S:\Planning\SHARED\WP\PROJECTS\Dr. Ka Hock Dy Go Office\S! Therese of Liseux Early Lrng. C!r MSPM-COUS 07\COA.doc