HomeMy WebLinkAboutAgenda P&Z 062408CITY OF PALM BEACH GARDENS
10500 N. MILITARY TRAIL PALM BEACH GARDENS, FLORIDA 33410-4698
MEMORANDUM
DATE: June 24,2008
TO: Planning, Zoning and Appeals Board Members
FROM: Growth Management Department
SUBJECT Planning, Zoning and Appeals Board Meeting
Tuesday, June 24,2008 - 6:30 P.M.
Enclosed is the agenda containing the items to be presented on Tuesday, June 24, 2008.
This meeting will be held in the Council Chambers, Palm Beach Gardens Municipal
Building, 10500 North Military Trail, beginning at 630 p.m.
Enclosed with this memorandum are the following items:
1. An agenda for the meeting; and
2. A Growth Management Department staff report for the items to be heard.
0
As always, the respective Project Managers’ telephone numbers and e-mail addresses
have been provided in case you have any questions or require additional information on
any petition. This will help us offer better staff support in the review of these
applications.
Nina Sorenson, Administrative Specialist 11, Will call to confirm your attendance.
Kara L. Irwin, AICP
Growth Management Administrator
CITY OF PALM BEACH GARDENS
MEMORANDUM
DATE: June 13,2008
TO: Planning, Zoning, and Appeals Board Members
Jackie Holloman, AICP,
Kara Irwin, AICP, Growth Management Administrator
FROM:
THRU:
SUBJECT: PZAB Public Workshop Meeting - June 24,2008,6:30 p.m.
Petition CUMJ-07-08-000011: Palm Beach Community Church Daycarel Preschool
Public Workshop: A request by Cotleur €4 Hearing, agent, on behalf of Palm Beach
Community Church for approval of a request to allow a Major Conditional Use and site
plan approval for a preschoolldaycare for a maximum of 85 students within Building G
of the Borland Center at Midtown. The approximately 47-acre Planned Unit Development
(PUD) is located on the north side of PGA Boulevard between Garden Square Boulevard
and Shady Lakes Drive.
Please be advised there is no staff report submitted for the subject Palm Beach Community
Church Daycare/Preschool petition at this time. The petition will be presented by the applicant
at a Public Workshop during the June 24, 2008, Planning, Zoning, and Appeals Board (PZAB)
meeting.
All certification issues previously noted by the Development Review Committee (DRC)
members have been addressed. Any revisions required to the plans will be made following the
Public Workshop. Attached are memos from the DRC members, which include their proposed
conditions of approval.
Staff will be present to answer any questions regarding the petition. Please contact Jackie
Holloman, Planner, at 799-4237, if you have any questions or require additional information
prior to the meeting.
Attachments: Applicant's Narrative
Location Map
Development Review Committee (DRC) Comments
Reduced Plans
Case fileslMidtownlStaff cover Memo Public Workshop PB Community Church daycare.doc
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LardLcrjpe Architecture 1 Land ?lam ultants
piter, FL . 33458 . Ph 561.747.6336 . Fax 561.747.1377 . www.cotIeurhearing.com . Lic # LC-COO0239
PALM BEACH COMMUNITY CHURCH DAY-CARE
AT THE BORLAND CENTER
Major Conditional Use
Statement of Use
REQUEST
Palm Beach Community Church, the applicant, is requesting a conditional use for the
Borland Center site plan. The subject petition is a request to allow a conditional use
within the Borland Center by adding a preschool (daycare) use to Building G for a
temporary amount of time. When the applicant receives site plan approval for the
remaining church/Borland Center PBC traffic concurrency approved SF, the preschool
will be eliminated. The proposed daycare will be open Monday thru Friday and will
use five of the Sunday school classrooms for operation. A maximum of 85 students
will attend the preschool.
PROJECT CONTACT 0
All correspondence for these requests should be directed to the Agent for the
applicant:
Cotleur & Hearing Inc.
Donaldson Hearing, ASLA /Alesandria Kalfin
1934 Commerce Lane, Suite I
Jupiter, Florida 33458
Phone: (561) 747-6336 Ext. 128
Email: akalfin@cot leu r-hea ri ng. co m
Fax: (561) 747- 1377
SPECIFIC REQUEST AND FEES
Conditional Use Request (Base Fee)
Legal Escrow
Engineering Escrow
Total Fees
$3,000.00
$1,000.00
$2~000.00
$6,000.00
f
BACKGROUND
On August 5th, 2004, the City Council adopted Resolution 92, 2004 approving 64,533
square feet for a cultural center and church facility and granted conditional use
approval for a church to be located within the master development plan for the
property known as the Borland Center / Palm Beach Community Church.
On April 2iSt, 2006, Staff approved an administrative amendment which amended the
site plan approved by Resolution 92, 2004. The amendment officially approved a
minor site plan amendment to the Borland Center PUD to allow for a reduction in size
of Building G by 14,480 square feet. The amendment also allowed the addition of a
play area adjacent to Building C and the addition of a utility easement.
LAND USE & ZONING
The subject site has a future land-use designation of Mixed Use (MXD), and it is
zoned Planned Unit Development (PUD) Overlay with an underlying zoning of Mixed
Use (MXD).
TRAFFIC a
The traffic consultant of record for the Borland Center has issued a new traffic
statement for the proposed modifications to the site and has determined that these
changes do not have a significant impact on the adjacent roadway network. This
County traffic concurrency request is contingent on a build-out date of December 31,
2007.
PARKING
As required by Section 78-345, 1 parking space is required for every io students and
an additional drop-off/pick-up space is required for every IO students, for a total of 17
required parking spaces with the addition of 1 van or bus parking space. The required
parking spaces have been provided by using the Sunday school parking spaces when
the Sunday school is not operating. The preschool will be open Monday thru Friday
and the Sunday school will only be open on Sunday. A total of 33 parking spaces have
been provided for the Sunday school. The 33 spaces include drop-off/pick-up spaces
directly in front of the building.
LANDSCAPING
As required, the landscape plan has previously been revised to reflect the required a
shade trees per section 78-159. The code requires one (I) shade tree for every 1,500
square feet of playground area. The applicant has provided a minimum of four (4)
shade trees within the +/-6,000 square foot playground area.
CRITERIA
Per section 78-52 (d) the applicant is required to meet the application requirements
listed below for a major conditional use approval.
(I) Comprehensive plan. The proposed use is consistent with the comprehensive
plan.
The application request is consistent with the comprehensive plan. The day care will be
located within the previously approved Sunday school classrooms. The classrooms are
located in Building C, also previously approved and in mid-construction. There will not
be an increase in overall trips to the site because this use is temporary in nature and will
not exceed the overall approved number of trips for the site.
(2) Chapter requirements. The proposed use is consistent with all applicable
requirements of this chapter.
The application request is consistent with all applicable requirements of this chapter.
As required, the landscape plan has previously been revised to reflect the required
shade trees per section 78-159. The code requires one (I) shade tree for every 1,500
square feet of playground area. The applicant has provided a minimum of four (4)
shade trees within the +/-6,000 square foot playground area. Minor landscape
changes have been made around the perimeter of the playground area due to the
relocation of the handicap parking spaces.
(3) Standards. The proposed use is consistent with the standards for such use as
provided in section 78-159.
78-159 j (&I Day care, child or adult. Child or adult day care facilities shall
conform with the applicable standards listed below.
a. Shall be licensed by and comply with all requirements of the Palm Beach
County Health Department, including Chapter 59-1698, Special Acts, Laws of
Florida, as amended by Chapter 77-620, Special Acts, Laws of Florida.
The applicant will obtain a license and comply with all requirements of the
County Health Department upon approval by the City.
b. The minimum lot area shall be not less than 8,000 square feet.
The lot area exceeds the 8,000 square foot minimum.
c. If required, a fenced outdoor recreation area of not less than 800 square
feet shall be provided. The outdoor area shall be located in the rear yard in all
day care centers located in residential zoning districts.
A fenced outdoor recreation area has been provided that exceeds the minimum
800 square feet. The area is located in the rear year of Building C.
d. A day care center shall not exceed the maximum number of children or
adults approved by the city council.
The applicant will comply with this requirement.
e. Shall operate not more than 18 hours per day.
The day care will not operate more then 18 hours per day. The day care will be
open during regular business hours.
f. Shall provide a pickup and drop-off facility, including queuing, circulation,
and parking spaces, acceptable to the city engineer and the growth
management director.
The day care will be located in BuildingC within the Borland Center. Building C is
located at the street, providing a prime location for pick-up and drop-off. A total
of 13 parking spaces are located on both the west and south perimeters of the
building that may be used for pick-up and drop-off ofstudents.
g. A four feet high fence or wall shall be installed along the perimeter of the
outdoor play or activity area.
The applicant is proposing a fence, four feet or higher, along the entire
perimeter of the outdoor playground area.
h. Outdoor activity areas shall be landscaped as required by Section 78-313 of
this chapter. In addition, one shade tree per 1,500 square feet of outdoor play
or activity area shall be installed.
The applicant is proposing a minimum of4 shade trees for the proposed t/-
6,000 square foot playground area.
i. All stationary play equipment, dumpsters, garbage cans or recycling bins,
and similar equipment shall be located at least 50 feet from any abutting
residential property line.
The playground is located over 50-feet from any residential property line.
(4) Public welfare. The proposed use provides for the public health, safety, and
welfare by:
a. Providing for a safe and effective means of pedestrian access;
The proposed use is proposed to be located within a Council approved site plan.
The applicant has complied with these criteria.
b. Providing for a safe and effective means of vehicular ingress and egress;
The proposed use is proposed to be located within a Council approved site plan.
The applicant has complied with these criteria.
c. Providing for an adequate roadway system adjacent to and in front of the
site;
The proposed use is proposed to be located within a Council approved site plan.
The applicant has complied with these criteria.
d. Providing for safe and efficient onsite traffic circulation, parking, and
overall control; and
The proposed use is proposed to be located within a Council approved site plan.
The applicant has complied with these criteria.
e. Providing adequate access for public safety purposes, including fire and
police protection.
The proposed use is proposed to be located within a Council approved site plan.
The applicant has complied with these criteria.
(5) Screening and buffering. The proposed use utilizes such techniques as
landscaping, screening, buffering, site or building design, or business operation
procedures to mitigate impacts on surrounding properties, including such impacts as:
a. Noise;
The day care will be operated inside BuildingG for the most part. The students
will be outside in the playground for short periods of time but during regular
business hours. The playground was previously approved in this location and
provided the required buffering and screening by staff.
b. Glare;
This is not applicable.
c. Odor;
This is not applicable.
d. Ground-, wall-, or roof-mounted mechanical equipment;
This is not applicable.
e. Perimeter, interior, and security lighting;
The lighting for the site has been previously approved and is not changing due to
this request.
f. Signs;
This is not applicable.
g. Waste disposal and recycling;
The waste disposal area for the Building has previously been approved in its
location and is not changing due to this request.
h. Outdoor storage of merchandise and vehicles;
This is not applicable.
i. Visual impact; and
This is not applicable.
j. Hours of operation.
The day care facility will be open during regular business hours only, Monday
through Friday and closed on weekends.
(6) Utilities. The proposed use minimizes or eliminates the impact of utility
installation, including underground and overhead utilities, on adjacent properties.
The proposed request will not affect the approved utilities for the site.
(7) Dimensional standards. The proposed use meets or exceeds all dimensional
requirements required by the chapter.
The proposed use will be located within a Council approved building within a Council
approved PUD. The use meets all dimensional requirements.
(8) Neighborhood plans. The proposed use is consistent with the goals, objectives,
policies, and standards of neighborhood plans.
The Borland Center neighborhood plan promotes the mix of uses within the community.
The proposed use is consistent with this plan. e
(9) Compatibility. The overall compatibility of the proposed development with
adjacent and area uses, and character of area development,
The building in which the proposed use will be located is a church. Church and day care
use is compatible and is consistent with the character of the Borland Center.
(io) Patterns of development. The proposed use will result in logical, timely, and
orderly development patterns.
The Borland Center has been approved and the majority of the development has been
built.
(11) Purpose and intent. The proposed use will be in harmony with the general
purpose and intent of this chapter and the goals, objectives, and policies of the city.
The proposed day care use will be in harmony with the general purpose and intent of
this chapter and the goals of the city. The Borland Center contains a mix of uses but
lacks a day care use. This use will provide a new and needed service of the project.
(12) Adverse impact. The design of the proposed use and structures will minimize
any adverse visual impacts or impacts caused by the intensity of the use.
The building in which the use will be located has been approved and constructed. No a
8
e
adverse visual impacts will be caused due to this request.
(13) Environmental impact. The design of the proposed use minimizes any adverse
impacts that may be created, including impacts on environmental and natural
resources including air, water, stormwater management, wildlife, vegetation, and
wetlands.
The proposed use will not have adverse impacts on the environmental and natural
resources within the Borland Center or the city.
@
CONCLUSION
The applicant is seeking a conditional use for a day care use within the Borland Center
in the City of Palm Beach Gardens. The day care will have a total of 85 students and
will utilize five of the Sunday school classrooms between Monday and Friday. When
the applicant receives site plan approval for the remaining church/Borland Center
PBC traffic concurrency approved SF, the preschool will be eliminated. The day care
use is consistent with the Comprehensive Growth Management Plan and the Land
Development Code of Palm Beach Gardens. The applicant is anxious to work closely
with Staff throughout the approval process to ensure successful development is
achieved in the City of Palm Beach Gardens.
Cotleurk Hearing Land si ape A t c Ii it ec t II r E I La id PI an iers I Eiiv i roi? tmei-~ ta I Co ti su It a 13 t s
W
Commerce Lane Suite 1 Jupiter, FL. 33458. Ph 561.747.6336 Fax 561.747.1377 . www.cotleurhearing.com . Lic # LC-COO0239
Date: June 13,2008
To: Jackie Holloman, City of Palm Beach Gardens
cc: Leo Giangrande P.E., Boyle Engineering
Jim Brown, Building Department
From: Alessandria Kalfin, Cotleur & Hearing, Inc.
Subject: Borland Center & Palm Beach Community Church
Responses to Boyle Memorandum dated 1.7.08 and
Building Department Comments dated 09.25.07
CU MJ-07-08-11
ENGINEERING
1. The applicant indicates that they have shown stacking distances for the drop off
locations on the site plan. However, it is not clearly identified on the plans
received. The applicant shall clarify (show, label and dimension) the anticipated
stacking distances in the area of the drop off stalls for conformance with Section
78-46 of the LDR.
'+" *
Response: We have added stacking distances to the site plan per your request.
2. The applicant shall show and label the proposed pavement marking and signage
for the drop off parking stalls. The signage shall designate any restrictions on
parking by the general public and the hours of enforcement of said restrictions, or
shall totally prohibit non drop off use for conformance with Section 78-46 of the
LDR.
Response: Signage for drop off parking stalls has been shown and labeled on the site
plan.
3. The applicant shall provide a detail of the drop off spaces which shows, labels and
dimensions all elements, including but not limited to proposed pavement marking
and signage for conformance with Section 78-46 of the LDR.
Response: A detail of the drop off space has been added.
4. The applicant shall identify (label) what appears to be existing/proposed utilities
within the proposed playground area for conformance with Section 78-46 of the
LDR.
Response: The utilities can be identified by referring to the as-built plans previously
provided to the city, Please use these plans for future reference.
5. The applicant shall identify the means of vehicular maintenance access, as it is
noted by the applicant that no offsite access will be provided to the playground.
While we understand the issue of security, we would recommend that some form
of secure vehicular access be provided, to allow the potential maintenance of all
onsite utilities by standard vehicular maintenance equipment, as may be required
far tonformam with fection-78-46 of the LDR.
Response: The applicant intends to create an access point into the playground area; a
4-foot wide gate on the southwest corner of the playground to provide equipment
access for all utility maintenance. Access will be provided to utility companies at any
time, however the gates will remain locked and monitored at all times.
6. Should the applicant not wish to provide offsite access for maintenance, due to
security issues, the applicant shall clarify how they propose to provide future
maintenance should the utility require major repairs for conformance with Section
78-46 of the LDR.
Response: See response to comment number 5, above.
7. The applicant shall clarify the design as to the inlet shown under the playground
equipment for conformance with Section 78-46 of the LDR. The applicant shall
clarify if it is intended to maintain serviceability of the inlet and if not, how the
runoff will be accommodated. We have concerns with the fact that the applicant
proposes a mulch bed, under the apparatus, which will impact the inlets function.
Response: The applicant intends to maintain serviceability of the inlet by placing a
"grategaurd" around the drainage grate inlet to avoid the .mulch from entering the
inlet and causing impacts to drainage. Specifications and photographs of the
grategaurd have been provided. The applicant would also like to note that the mulch
will be engineered (not natural) and allows a significantly higher rate of water flow.
8. The applicant shall provide a topographic survey of the proposed playground area,
extending a minimum 50 feet outside the fence boundary, showing existing and
proposed grades, along with drainage patterns, for conformance with Section 78-
80 of the LDR, to allow for the verification of proposed drainage. The topographic
survey shall include the labeling of the pipe sizes along with existing and proposed
grades for the drainage structures within the 50 foot boundary area.
Response: The applicant has provided the city with as-built plans that include all of the
requested information. Please refer to the as-built plans.
9. The applicant shall review the location of the planting pots and other elements
shown in close proximity to the drop off parking stalls, on the south side of the
building, as to their minimum clearance for vehicle access for conformance with
Section 78-46 of the LDR. It appears that some of the stalls will have restrictive
access for door swings and vehicle ingress/egress as shown.
Response: The planting pots in the sidewalk area south of Building G have been
eliminated in the Administrative Amendment that coincides with this request to
ensure adequate accessfoidijoi swings and vehicle Zgress/egress is provided. ~
1O.k is noted that the PBCTD review comments indicate a December 31, 2007 Build
Out date. The applicant has provided a separate build out extension request which
is currently being reviewed.
Response: Comment acknowledged.
BUILDING
1. Insufficient information has been provided to accurately determine the e
applicability of the Florida code to this project and the suitability of the
structure for the intended use. Please provide the following information:
a. Intended hours of use of the daycare occupancy and the intended hours
of services for the church (assembly) occupancy.
Response: The hours of the use of the daycare occupancy will be from 7 A.M. to 6
P.M. Monday through Friday. The hours of the services for the church are at 9:30AM
and 11 :30 AM on Sundays only.
b. If the daycare is intended to be operated when the church is not holding
services, additional information will be required. This information should
include:
i. Complete floor plans for the areas intended to be utilized for the
daycare occupancy including egress and life-safety plans with
exiting strategies.
Response: Please see sheet 13101
ii. Partition and barrier construction details (for smoke partitions
and smoke barriers).
Response: Please see sheet A802
iii. Type and of construction within which the daycare occupancy is
to be located. Type and area of the entire structure.
Response: Please see sheet LSlO1
iv. Hazard protection methodologies utilized for: laundry,
equipment, storage, janitorial, and maintenance areas.
Response: There is no laundry. Storage janitorial and maintenance are all separated
from the Daycare with CMU rated firewalls meeting the requirements of FBC 436.6.1
and 436.6.2.
v. Fire alarm smoke detection, visual notification, and enunciation
~ ~ TkVkErb~csampa~twrentfor wmne
daycare occupancy.
.. ~~ ~ ~
Response: Please see sheet E-000, E-201 AND E-202
vi. Folding doors if utilized as part of a flexible floor plan must be
reflected on the plans provided.
Response: No folding doors are used in the daycare occupancy.
The following general comments are also applicable to this project should be noted by
the applicant:
1. Separate permits and applications may be required for fire alarm, fire sprinkler,
smoke barrier and smoke partition construction as dictated by FBC Chapter 4,
Section 436 (2004 FBC).
Response: So noted.
Cotleur & Hearing Landscape Archttects I Land Planners I Environmental Consultants
1934 Commerce Lane . Suite 1 Jupiter, Florida * 33458 . Ph 561.747.6336 . Fax 561.747.1377 . Lic.#LC-C000239
Date: November 12, 2007
To: Jackie Holloman, City of Palm Beach Gardens
Cc: Dr. Ray Underwood
Hank Gonzalez
Don Hearing
From: Alessandria Kalfin, Phw
Re: Borland Center, Petition CUMJ-07-08-000011
Daycare/Preschool at Palm Beach Community Church
After reviewing the subject project DRC comments, we have the following responses:
PLAN N I NG
1. An advertised and noticed public workshop meeting will be required at a Planning,
Zoning, and Appeals Board meeting prior to the public hearing and recommendation
to City Council. The applicant is required to send public notices via first class mail for
both the workshop meeting and the public hearing to all property owners within 500
feet.
Response: The applicant agrees to send ,public notice for both the workshop meeting and the
public hearing to all property owners within 500feet.
0
2. A certified list of property owners within 500 feet of the site shall be submitted to this
office along with an affidavit stating the date the notices were mailed.
Response: A certified list of property owners within 500 feet of the site has been included
within this resubmittal. An affidavit stating the date the notices are mailed will be provided
after the mail out is complete.
3. A CD of the applicant’s PowerPoint presentation and 18 sets of all reduced plans and
attachments shall be submitted one week prior to the PZAB meetings.
Response: A CD of the PowerPoint presentation and 18 sets of all reduced plans and
attachments will be provided one week prior to the PZAB meeting.
i
4. A legal description of the entire site in Microsoft Word format is required via e-mail or
disk.
Ms. Jackie Holloman
Borland Center
Preschool Request
November 12, 2007
Page 2 of 5
Response: The legal description for the entire site in word format has been included with this
resubmittal.
5. Prior to scheduling for the first Planning, Zoning, and Appeals Board public workshop,
please provide the following:
0 Traffic circulation plan indicating pick-up and drop-off areas;
Response: A traffic circulation plan has been included within this resubmittal. Pick-up and
drop-off areas have been indicated on the plan.
0 Please explain it parents/guardians will park and escort students to and from
the building.
Response: It is difficult for the applicant to determine whether parents will find it necessary to
escort students to and from the building. However, it is probable that parents will escort the
students since they are in pre-school.
0 Indicate location of parking spaces to be utilized by the daycare/preschool;
Response: The parking spaces to be used by the preschool have been indicated on the traffic
circulotion plan.
0 Show stacking distance for cars waiting to drop off and pick up students;
Response: The stacking distance for cars waiting to drop off or pick up students has been
indicated on the traffic circulation plan.
0 Verify that the traffic generated by the preschool/daycare will not interfere
with the approved uses within Midtown.
Response: Per the PBC traffic approval letter included herein, 3,557 5F of daycare/preschool
can be accommodated within the Midtown development without interference with the other
approved uses on site.
6. Please provide a time schedule of students’ arrivals and dismissals; i.e., the time the
school opens and closes.
Response: The preschool/daycare facility will open at 7 AM and will close at 6 PM. Most
children will be dropped off at 7 AM and pick up at 6 PM.
BUILDING
1. Insufficient information has been provided to accurately determine the applicability of
the Florida code to this project and the suitability of the structure for the intended
use. Please provide the following information:
F:\Projecl Documenls\PALM BEACH COMMUNIW CHURCH\2007-07-Cond1lional Use\CORRESPONDENCE OUn981205-CU-1 st response doc
Ms. Jackie Hollornan
Borland Center
Preschool Request
November 12,2007
Page 3 of 5
a. Intended hours of use of the daycare occupancy and the intended hours of
services for the church (assembly) occupancy.
Response: The preschool/daycare facility will be open from Monday to Friday from 7 AM to 6
PM. The largest assembly church service will be on Sunday in the morning.
b. If the daycare is intended to be operated when the church is not holding
services, additional information will be required. This information should
include:
i.
ii.
iii.
iv.
V.
vi.
Complete floor plans for the areas intended to be utilized for the
aaycare occupancy rnauchg egress mcthkmfery plans wirpl mtmg
strategies.
Partition and barrier construction details (for smoke partitions and
smoke b a r ri e rs).
Type and of construction within which the daycare occupancy is to be
located. Type and area of the entire structure.
Hazard protection methodologies utilized for: laundry, equipment,
storage, janitorial, and maintenance areas.
Fire alarm smoke detection, visual notification, and enunciation devices
by compartment for every compartment utilized for the daycare
occupancy.
Folding doors if utilized as part of a flexible floor plan must be reflected
on the plans provided.
..
Response: Items i - vi have been responded to by direct contact with the building official. A
letter from the architect of record regarding their correspondence has been included within
this resubmittal.
General comments
1. Separate permits and applications may be required for fire alarm, fire sprinkler, smoke
barrier and smoke partition construction as dictated by FBC Chapter 4, Section 436
(2004 FBC).
Response: The applicant will continue to provide the building department with the required
permits and applications.
CITY FORESTER
The parking area to the west has been modified from the previous approval and now
exceeds the number of parking spaces without a landscape island. Please revise to
meet code.
Response: The site plan has been changed to decrease the number of parking spaces in the
west row of parking. One parking space has been relocated to the very north row of the
same parking lot. 0
F \Project Docurnenls\PALM BEACH COMMUNITY CHURCH\2007-07_Cond1l1onaI Use\CORRESPONDENCE OUn98 1205_CU-1 st response doc
Ms. Jackie Holloman
Borland Center
Preschool Request
November 12. 2007
0 The playground has been enlarged to the point that the previously approved handicap
parking and landscaping has been eliminated. Please explain were the handicap
parking was relocated to, and please revise the landscape plan to not eliminate
landscaping, especially to screen the playground from the service area and streets.
Response: The previously approved handicap parking has been relocated to the parking
garage. The spaces are conveniently located to the east and north of the garage entry into
the church. The applicant found this location to be more convenient for its disabled
members. The landscape plan has been revised. All of the landscape that was on the
approved plan has been relocated, not eliminated. The landscape can be found in the
P’aYgrouna ana sourn of rne modified row 01 parking.
0
Response: A typical of the proposed fence has been provided on the site plan.
Please provide a typical of the proposed fence.
0 I believe a gate leading out to the service area is a really bad idea (CEPTED). In fact,
that side should have an eight-foot tall opaque barrier between the two non-
compatible uses.
Response: At your advisory, the gate leading out to the service area has been removed.
However, the applicant cannot place an 8-foot opaque barrier between the playground
and service area. Per Police comments, they have requested that all sides of the
playground remain visible. Please note that the service area is for a church and will not be
intensely used.
0 Please provide all anticipated playground equipment at this time for review. Please
understand that the City has recently worked with severai ”Daycare” operators ana
sod, as proposed, is not the recommended groundcover around playground
equipment.
Response: The proposed playground equipment has been provided in plan view and a
detail of the equipment has been provided on the site plan. The applicant has changed the
note on the landscape plan to read “mulch” instead of sod. The mulch proposed is
“Sof’Fall” Engineered Wood Fiber specifically created for playground areas.
POLICE
0 Children’s play areas should be prominently located in relation to a public road, This
close proximity provides reasonable level of activity or at least the opportunity for a
car to drive by and observe what is happening.
Response: The applicant has ensured that the playground is located on a major driveway
within the project. Three of the four sides of the playground are visible from a drive.
F:\Projecl Documents\PALM BEACH COMMUNITY CHURCH\2007_O?-Condilional Use\CORRESPONDENCE OUTl981205-CU-1 st response.doc
Ms. Jackie Hollornan
Borland Center
Preschool Request
November 12, 2007
Page 5 of 5
0 The lack of natural surveillance is a common problem and can be avoided by using low e
planting around the playground.
Response: The applicant has carefully chosen low-lying shrubs and high-growing canopy
trees to allow visibility in the significant zone (3 to 6feet).
0 A low transparent boundary fence should be erected around the playground with a
single gated entry point. Seating and litter collection should be positioned close to the
gate to control egress and observe access to the playground.
Response: A boundary fence with high visibility has been used around the entire
playground. One point of entry is provided into the playground from the church building.
I his access point will be used by anyone entering or exiang tne pmygrouna.
0 Raised play areas on a platform define boundaries and aid in safety as access control is
clear and defined.
Response: The applicant does not have the ability to raise the elevation in the area of the
playground.
0 Artificial lighting is undesirable in that it encourages inappropriate use. Playgrounds
are not designed to be used after dark and could encourage unwanted users.
Response: The city required lighting will be provided within proximity to the playground.
However, the playground will be secured after dark and will not be accessible to the public. e
F \Project Docurnents\PALM BEACH COMMUNITY CHURCH\2007~07~Cond1l1onal Use\CORRESPONDENCE OU'1\981205_CU-1~1 response doc
To:
From:
CITY OF PALM BEACH GARDENS
BUILDING DIVISION
10500 N. MILITARY TRAIL 0 PALM BEACH GARDENS FLORIDA 33410-4698
(561) 799 - 4201
Memorandum
Jackie Holloman
James Brown
Regarding: CUMJ-07-08-000011 - Palm Beach Community Church /
D a yc a re
Uate: January 1 l, 2008
Based upon a review of the submitted documents Building Division staff has the
following certification comments:
Please provide a Building Life Safety Analysis for the DaycarelPreschool
include Complete floor plans for the areas intended to be utilized for the
daycare occupancy including egress and life-safety plans with exiting
strategies, Partition and barrier locations and construction details (for
smoke partitions and smoke barriers), Type of construction within which
the daycare occupancy is to be located. Type and area of the entire
structure, Fire alarm smoke detection, visual notification, and enunciation
devices by compartment for every compartment utilized for the daycare
occupancy.
The following general comments are also applicable to this project should be
noted by the applicant:
1. Separate permits and applications may be required for fire alarm, fire
sprinkler, smoke barrier and smoke partition construction as dictated by
FBC Chapter 4, Section 436 (2004 FBC).
Please feel free to contact me if I can assist you further in this, or any other
matter. Staff is available and willing to meet with the applicant as needed to
resolve any outstanding issues.
i
i
BOWL€ Engheering Excellence Since 1942
3550 SW Corporate Parkway Palm City, Florida 34990 Employee Owned
772.286.3883 Fax 772.286.3925 www.bovleenqineerinq.com
Memorandum
File # 99-4072 / 27230
TO: Jackie Holloman
FROM: Jim Orth, P.E.
e
a
__ DATE: January 7,2008
SUBJECT: Midtown (flca Borland Center)
CUMJ-07-08-11
We have reviewed the following plans and information for the referenced project received December 11,
2007:
Response to Prior Comments dated November 12,2007 prepared by Cotleur Hearing
Site Plan (Sheet 1 thru 4 of 4) dated August 18, 2007 prepared by Cotleur Hearing.
PBCTD Review dated October 3, 2007
Forwarded email fiom Architect Regarding Building Issues dated November 19, 2007 prepared by PB
Community Church
We have the following comments:
The applicant proposes the utilization of five (5) Sunday school classrooms for day care facilities.
Additionally, based on materials received for this review, the applicant has provided information on
parking and playground modifications.
1. The applicant indicates that they have shown stacking distances for the drop off locations on the site
plan. However, it is not clearly identified on the plans received. The applicant shall clarify (show, label
and dimension) the anticipated stacking distances in the area of the drop off stalls for conformance with
Section 78-46 of the LDR.
2. The applicant shall show and label the proposed pavement marking and signage for the drop off parking
stalls. The signage shall designate any restrictions on parking by the general public and the hours of
enforcement of said restrictions, or shall totally prohibit non drop off use for conformance with Section
78-46 of the LDR.
3. The applicant shall provide a detail of the drop off spaces which shows, labels and dimensions all
elements, including but not limited to proposed pavement marking and signage for conformance with
Section 78-46 of the LDR.
4. The applicant shall identify (label) what appears to be existinglproposed utilities within the proposed
playground area fgr conformance with Section 78-46 of the LDR.
\\Pbgvfile\Growth_Management\Planning_and_Zoning\jholloman\CASE FILESWid town Palm Beach Community Church\CUMJ-07-08-0000 1 1 Day Care
at Palm Beach Community Church at MidtownBoyle comments I 07 O8.doc
Page 2 of 2
Midtown (ka Borland Center)
File # 99-4072 I27230
0
5. The applicant shall identify the means of vehicular maintenance access, as it is noted by the applicant
that no offsite access will be provided to the playground. While we understand the issue of security, we
would recommend that some form of secure vehicular access be provided, to allow the potential
maintenance of all onsite utilities by standard vehicular maintenance equipment, as may be required for
conformance with Section 78-46 of the LDR.
6. Should the applicant not wish to provide offsite access for maintenance, due to security issues, the
applicant shall clarify how they propose to provide future maintenance should the utility require major
repairs for conformance with Section 78-46 of the LDR.
7. The applicant shall clarify the design as to the inlet shown under the playground equipment for
conformance with Section 78-46 of the LDR. The applicant shall clarify if it is intended to maintain
serviceability of the inlet and if not, how the runoff will be accommodated. We have concerns with the
fact that the applicant proposes a mulch bed, under the apparatus, which will impact the inlets function.
8. The applicant shall provide a topographic survey of the proposed playground area, extending a minimum
50 feet outside the fence boundary, showing existing and proposed grades, along with drainage patterns,
for conformance with Section 78-80 of the LDR, to allow for the verification of proposed drainage. The
topographic survey shall include the labeling of the pipe sizes along with existing and proposed grades
for the drainage structures within the 50 foot boundary area.
9. The applicant shall review the location of the planting pots and other elements shown in close proximity
to the drop off parking stalls, on the south side of the building, as to their minimum clearance for vehicle
access for conformance with Section 78-46 of the LDR. It appears that some of the stalls will have
restrictive access for door swings and vehicle ingresdegress as shown,
10. It is noted that the PBCTD review comments indicate a December 31, 2007 Build Out date. The
applicant has provided a separate build out extension request which is currently being reviewed.
The applicant shall provide a written response to all comments, indicating acknowledgement of each
comment and how each comment has been addressed. It is suggested that the applicant clearly identify
all changes to the plans by either “clouding”, or highlighting, the location of all changes. Compliance
will expedite the subsequent review.
The applicant is reminded that all submittals are to be made to the City of Palm Beach Gardens
Growth Management Department.
JRO/mef
cc: Jeffrey Johnson - Palm Beach Gardens Cijohiison@pbgfl.com)
Kara Irwin - Palm Beach Gardens (kinvin@pbgfl.com)
Bahareh Wolfs - Palm Beach Gardens (bwolfs@,pbgfl.com)
\\Pbgvfile\Growth_Management\Planning_and_Zon~ng~~hn~~nman~CA~E FILESMidtown Palm Beach Community Cht1rch\CUMJ-07-08-00001 1 Day Care
at Palm Beach Community Church at Midtnwn\Boyle comments I 07 O8.doc
]PALM BEACH GARDENS POLICE DEPARTMENT
SPECIAL OPERATIONS BUREAU
INTEROFFICE MEM 0 RAND UM
JACKIE HOLLOMAN, A PLANNER Q TO:
FROM: OFFICER JULES BARONE
SUBJECT: PETITION ADMN-0708-000 1 2- PALM BEACH COMMUNITY CHURCH AT
MIDTOWN- DRC RESPONSES
DATE: DECEMBER 6,2007
The police department has reviewed the applicant’s responses to the DRC comments and no
hrther comment or concerns at this. Please feel free to contact me with any concerns or if any
changes are planned for the future.
0 CC: Chief Stepp
Files
Memo to File
To: Jackie Holloman, City Planner *
From: Mark Hendrickson, City Forester B[&$-
Subject: CUMJ-07-08-000011, PBCC Daycare
Date: December 5, 2007
I have reviewed the above-referenced petition and submit the following comments on the
response from the App-c 27,-2flnmmmmg:
Satisfied. The parking area to the west has been modified from the previous approval
and now exceeds the number of parking spaces without a landscape island. Please
revise to meet code.
Satisfied. The playground has been enlarged to the point that previously approved
handicap parking and landscaping has been eliminated. Please explain were the
handicap parking was relocated to, and please revise the landscape plan to not
eliminate landscaping, especially to screen the playground from the service area and
streets.
Satisfied , Please provide a typical of the proposed fence.
Satisfied. I believe a gate leading out to the service area is a really bad idea
(CEPTED). In fact, that side should have an eight-foot tall opaque barrier between the
two non-compatible uses.
Satisfied. Please provide all anticipated playground equipment at this time for review,
Please understand that the City has recently worked with several "Daycare" operators
and sod, as proposed, is not the recommended groundcover around playground
equipment.
0
0
i
e
Department 01 Einglnoerlng
nnd Public Work8
P.0. Box 21229
Wtsr Mrn Beach, Pl. 33416,1229
.- (560 684-4000
w.pbcgov.com
Addle L Grams. Chalrpemon
Jon Koonb Vlce Chalr
October 3, 2007
Mr, James Orth, P.E.
Asslstant Clty Engineer
Clty of Palm Beach Gardens
10500 North Mllltary Treil
Palm Beach Gerdene, FL 33410
RE; Midtown (fka Borlend Center) - Td Plan Revision
TRAFFIC PERFORMANCE STANDARDS REVIEW
The Palm Beach Co2nty Traffic Divlslon he8 revlewed the revised Trofflc Equivalency
Statement for the 3 development plan revlsfon of the prevlously approved proled
entitled Mldtown (fke Barland Center), pursuant to the Traffic Performance Standards
in Artlcle 12 of the Palm Beach County Land Oevelopment Coda. The proled Is summarized a8 rollows:
Locatlon:
Mu nlcl pa li ty :
PCN #:
Exlotlng U6Qs:
Previoua Approval:
New Dally Trlpr: New PH frlpr:
Bulld-Out!
Along the North Slde ot PQA Boulevard, East of Shady
Lakes Road.
Palm Beach Garden8
52-4242-0 1-00-000-7030
52-42-4241 1 -OO*OOO-7020
None
218,500 SF ChurchlE3arlend Canter, 225 Multi Fsmlly
Resldential Unlte, 63,200 SF Retail, 20,221 SF Quallty Restaurant, and 11,038 SF General Offlm.
45,496 SF ChumhlBoriand Center, 225 Multi Femlly
Resldentlal Unlts, 63,200 SF Retall, 20,221 Sf Quality
Restaurant, 11,039 SF General Office, and 3,557 SF Day
Care Center.
231 AM end 575 PM
December 31 , 2007
13,221
Baaed on our revlew, the bM0 olvlslon has determined that the 3' revision of the
development plan for the prmlously approved pmJect meets the Traffic Petforrnanw
Standards of Palm Beach County. No bulldlng pemlts are to be lssutsd by the OW, efter the build-out date, epeclfled 8bwe. The County trafflc concurrenGy approval IS
subject to the ProJect Aggregation Rules set forth In the Trafflc Perfamance Sbndards
Ordinance.
If you have any questlons regardlng this determlnatlon, pleess contact me at 684-1030.
Masoud Atefi, MSCE ...I '
TPS Administrsto~~~~cj~~litl~ - Traffic Divislon
MA:sf
cc: Pinder Trouhana Codting, Inc.
Flle: General - TPS - Mun - Trafflc Study Revlew
N:\TRAFFIC\ms\4dmln~pprovela\20DT\070808,doo
7
. .. . .. . .. . . . . . . .... .. . .. . .. . . . . .. . .. . . ...... .. .. .., .......... ... .. ...... .... -. .. . ... . . ... .... .. . - -. . .. . .......... . . . .. . .
*.. .
c I \ ! $2 rn
i
?he Bor/and Center
CITY OF PALM BEACH GARDENS
PLANNING, ZONING AND APPEALS BOARD
Agenda Cover Memorandum
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUMJ-08-06-000012
SUBJECT/AGENDA ITEM
CUMJ-08-06-000012: Bright Futures Academy Riverside Drive Campus - Major Conditional
Use and Site Plan Approval to Allow a Public School
Public Hearing & Recommendation to City Council: A request by Anne Booth of Urban Design
Studio, on behalf of Riverside Storage, LLC, for a Major Conditional Use to allow a public school,
and a site plan approval to provide for the renovation of existing structures and improvements to the
site for a charter school to be known as “Bright Futures Academy.” The approximately 2-acre site is
located on two parcels of land at 10300 and 10350 Riverside Drive, approximately one-quarter mile
south of the intersection of Riverside Drive and Burns Road.
[ X ] Recommendation to APPROVE
] Recommendation to DENY
Reviewed by:
Interim City Attorney:
Max Lohman
Development Compliance:
A
&J
Bahareh K. Wolfs, AICP
Growth Management
Administrator:
Kara Irwin, AICP
Approved By:
City Manager:
Ronald M. Ferris
Originating Dept.:
Growth Management:
Project
Manager s/c,
Stephen Mayer
Senior Planner
[XI Quasi - Judicial
[ 3 Legislative
[XI Public Hearing
Advertised:
Date: June 13, 2008
Paper: Palm Beach Post
[XI Required
[ ] Not Required
Affected Parties:
[XI Notified
[ ] Not Required
FINANCE:
Finance
Administrator:
N/A
Allan Owens
Senior Accountant:
Tresha Thomas
Fees Paid: [ ]
Date:
Budget Acct.#:
NIA
PZAB Action:
[ ] Rec. approval
[ 3 Rec. app. wl conds.
[ ] Recommended Denial
[XI Public Workshop
~ Attachments:
Applicant’s Narrative
Major Conditional Use
Criteria & Analysis
Traffic equivalency
statement
Water Management
Summary
Letter of Endorsement
from Business
Development Board
Applicant’s response
letter to DRC
comments
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUMJ-08-06-000012
BACKGROUND
This is a request for a Major Conditional Use to allow a public charter school (public school use) on
the property located at 10350 and 10300 Riverside Drive. The proposed public school, “The Bright
Futures Academy”, is an A rated charter school currently located in North Palm Beach. They
would like to relocate their middle school students, 6th, 7‘h and 8‘h grade, to this location. The site
currently consists of three individual lots; however, the property owner is binding the lots in a unity
of title for the purposes of this application with the understanding that the conditional use is
dependent upon the whole site.
Currently the 10350 building is un-occupied and the 10300 building is partially occupied by the
custom cabinet division of the Keating and Moore construction company. The cabinet construction
shop is exclusive to Keating and Moore and is associated with the main office which is located just
south of the site. Use of the shop is limited to construction of custom cabinetry for homes being
built by Keating and Moore. The proposed site plan shows fencing and screening which will secure
access to the shop from the students. Discussion is on-going with the school regarding the possible
use of the shop in the schools curriculum.
Section 78-1 59, Permitted uses, minor and major conditional uses, and prohibited uses, allows a
school, public or private within M-IA zoning districts, as a Major Conditional Use. In addition to
meeting the criteria of a Major Conditional Use, a school must meet the criteria of Note 54 of Table
2 1 , the Chart of Uses.
TARGETTED EXPIDETED PERMITTING PROGRAM (TEPP)
City staff reviewed the project as part of the Targeted Expedited Permitting Program (TEPP) on
June 5, 2008, in accordance with Section 78-57 of the City Code. This project has been included in
the TEPP because it meets the criteria. Specifically, the company has been endorsed by the City’s
Economic Development Director on May 23, 2008. The Business Development Board (BDB) has
authorized this project and has pledged that they will work hand-in-hand with the developer to
retain the company within Palm Beach County. The expansion of the Bright Futures Charter School
to Palm Beach Gardens is expected to create 21 new jobs with an average salary of $42,500, which
is higher than average wage in Palm Beach County ($41,007). The school will approximately
double their current capacity for students and anticipates operation of the expansion for the 2008-
2009 school year. The expedited review is critical to a smooth transition regarding the timely
acquisition of new facility, accepting addition students and making the necessary renovations for
the 2008-2009 school year.
LAND-USE & ZONING
The land-use designation of the site as shown on the City’s Future Land Use Map is Industrial (I).
The site currently has a zoning designation of Light Industrial (M-1A). The land-use and zoning
designations of adjacent properties are indicated in the following chart (see the following page):
2
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUMJ-08-06-000012
Subject Property
Two Vacant 20,650 s.f. total Light Industrial
Buildings
North
Divosta Construction - Industrial Building
South
Keating Moore Construction - Industrial
Buj lding
--
-- East
SCP Distributors, LLC - Industrial Building
The Esther Center - Industrial Building
__- West
Riverside Drive (R.O.W. Width - 60 feet),
then
City Linear Park (Approx. Width - 24 feet),
then
Thompson River/Canal (R.O.W. Width 100
feet), then Plat 5 Single Family Residential
Neighborhood
Light Industrial (M-1 A)
Light Industrial (M-1 A)
Light Industrial (M- 1 A)
Light Industrial (M-1 A)
Light Industrial (M- 1 A)
and
Residential Low
Density- 3 (RL-3)
Industrial (I)
Industrial (I)
Industrial (I)
Industrial (I)
Industrial (I)
and
Residential Low
(RL)
CONDITIONAL USE ANALYSIS
Attached is a Conditional Use Analysis provided by the applicant in accordance with Section 78-52,
Conditional Uses, (d) Criteria, of the Land Development Regulations.
In accordance with Section 78-52, Conditional Uses, the ,following is an analysis based on tlze
criteria as set.fnrtlz in Part (d):
Comprehensive Plan. The proposed use is consistent with the comprehensive plan.
The comprehensive plan designation for this site is Industrial. The zoning designation is
MIA which is consistent with the comprehensive plan designation. The proposed use is an
approved conditional use within the MIA zoning district.
Chapter requirements. The proposed use is consistent with all applicable
requirements of this chapter.
The proposed use will occupy two existing buildings. Several site amendments are proposed
including parking, access, and landscaping that will bring the site into compliance with
current code requirements and standards.
Standards. The proposed use is consistent with the standards for such use as provided
3
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUMJ-08-06-000012
in Section 78-159.
Section 78-159 Permitted uses, conditional, and prohibited, Table 21: Permitted uses,
Conditional, and Prohibited Use Chart, (54) - Schools, public or private.
Public or private schools are public or private elementary or secondary schools
conducting regular classes with a course of study approved by the Florida Department
of Education. All schools shall comply with the standards listed below:
a.
b.
C.
d.
e.
f.
Shall conform to all city concurrency requirements.
The proposed use will occupy two existing structures which have been in existence
since the adoption of the city charter. The proposed use is consistent with the use of
the building prior to the adoption of the city concurrency requirements. No
additional impacts to the existing public facilities or services are anticipated.
Included in this application is a trafic equivalency analysis which addresses the
trafic impacts of the proposed use.
Shall connect to public water and sewer treatment systems, or other systems
approved by the city and the county health department.
The structures on the site are currently connected to the public water and sewer
sys tem .
Shall be approved as a major conditional use.
Attached to this analysis is an application requesting approval of a major
conditional use.
Shall conform to all applicable environmental standards and requirements.
Included in this application is a proposed landscape plan which repvesents
compliance with current landscape codes and standards. Viable existing vegetation
will be preserved or relocated on site. Due to the size, age and nature of the existing
,facility, there are no upland preserve areas.
Shall conform to all city landscaping requirements.
Attached to this application is a proposed landscape plan.
intention to request approval for a phased installation of the landscape plan.
It is the applicant’s
Shall dedicate, at no cost, any necessary rights-of-way or easements for roads,
canals, drainage or public or private utilities.
It is not anticipated that any additional right-of-way or easements will be necessmy
for this project.
4
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUMJ-08-06-000012
g. Shall install such road improvements as may be required by the city.
It is not anticipated that any additional roadway improvements will be required as a
result of this project.
(4) Public welfare. The proposed use provides for the public health, safety, and welfare
by:
(a) Providing for a safe and effective means of pedestrian access;
(b) Providing for a safe and effective means of vehicular ingress and egress;
(c) Providing for an adequate roadway system adjacent to and in front of the site;
(d) Providing for a safe and efficient onsite traffic circulation, parking, and overall
control; and
(e) Providing adequate access for public safety purposes, including fire and police
protection.
a) The proposed site plan provides for pedestrian access between the buildings and is
proposed to be extended to the existing public sidewalk located on the west side of Riverside
Drive.
b) Vehicular access is being modi$ed to close the southern curb-cut, and add a new
centrally located curb-cut which meets current code separation requirements. Access into
and out of the site accommodates the required stacking distance for students drop of and
pick up.
c) Riverside Drive is existing and adequate to provide access to andfvom the site.
d) The site plan attached to this application includes proposed modijkations to the parking
lot and circulation of the site. The proposed changes provide for complete circulation,
adequate parking and a circulation pattern that will allow for convenient drop off and pick
up of students.
e) The existing porte-cochere on the 10350 building is proposed to be removed which will
allow .full circulation through the site .for $re trucks. Due to the size of the site, .fire
protection can be provided from various locations. An alarm system is being added to the
interiors of the building as an improvement and to provide additional protection.
(5) Screening and buffering. The proposed use utilizes such techniques as landscaping,
screening, buffering, site or building design, or business operation procedures to
mitigate impacts on surrounding properties, including such impacts as:
(a) Noise;
(b) Glare;
(c) Odor;
(d) Ground, wall, or roof-mounted mechanical equipment;
(e) Perimeter, interior, and security lighting;
(f) Signs;
(g) Waste disposal and recycling;
(h) Outdoor storage of merchandise and vehicles;
5
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUMJ-08-06-000012
(i) Visual impact;
(j) Hours of operation;
a) The site is located within an existing industrial area and includes a wall and fencing on
the north and eastern sides. The property to the south is owned by the applicant. Th.e
proposed site plan provides for fencing between the cabinet shop use, and the property to
the south.
b) The proposed parking lot lights will be designed to provide cut-off luminaries and house
side shields to direct light away from any adjacent properties.
c) There is no odor anticipated which will be generated as a result of the proposed use.
d) Existing ground mounted equipment will be screened from public view, roof mounted
equipment will be painted to match the building.
e) The proposed use is not intended to operate at night therefore it is not anticipated that
there will be any impacts from the project lighting to the surrounding properties.
J The project is proposing one ground sign which will meet all current code requirements.
g) The existing dumpsters will be enclosed, and the school intends to include recycling
containers within the dumpster enclosure area.
h) The proposed use will reduce the incidents of outdoor storage due to the nature of its use.
The school bus will be stored on site, in a secure location behind the fence.
i) The proposed improvements to the site will be an esthetic improvement to the overall site.
j) Hours of operation are in accordance with public school policy and are generally 7:30
AM to 6:OO PM (School hours and aftercare hours).
Utilities. The proposed use minimizes or eliminates the impact of utility installation,
including underground and overhead utilities, on adjacent properties.
The proposed use will have no impact with regard to utilities on or off the site, all utilities
are existing and are not impacted by the proposed use.
Dimensional standards. The proposed use meets or exceeds all dimensional
requirement required by the chapter.
All dimensional requirements were met when the project was originally approved.
Neighborhood Plans. The proposed use is consistent with the goals, objectives, policies,
and standards of neighborhood plans.
Although there is no neighborhood plan for this area, the proposed improvements to the site
will be a substantial investment in the site and will serve to enhance the neighborhood.
Compatibility. The overall compatibility of the proposed development with adjacent
and area uses, and character or area development.
The proposed use will occupy the existing structures on the site. The proposed
modifications to the site to bring the site into compliance with the code will enhance the
area and improve the character of the development.
0
0
6
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUMJ-08-06-000012
(10) Patterns of development. The proposed use will result in logical, timely, and orderly
development patterns.
The site is currently developed. The proposed use is consistent with the approved uses for
the MIA district, consistent with the previous use of the site and will help to revitalize the
area.
(11) Purpose and intent. The proposed use will be in harmony with the general purpose
and intent of this chapter and the goals, objectives, and policies of the City.
The proposed use will bring an A rated Charter school to the city which will serve to
enhance the goals and objectives of the city by enhancing the city’s economic base, as well
as providing viable and attractive educational options to existing and future residents.
(12) Adverse impact. The design of the proposed use and structures will minimize any
adverse visual impacts or impacts caused by the intensity of the use.
The proposed use will utilize the existing structures on the site. Alternative plans to replace
the existing structures with a use that is more industrial in nature will no longer be pursued
should this request be approved. The proposed improvements to the site will also serve to
improve the visual esthetics of the project by bringing the site into compliance with the code.
Environmental impact. The design of the proposed use minimizes any adverse impacts
that may be created, including impact on environmental and natural resources
including air, water, storm water management, wildlife, vegetation, and wetlands.
(13)
The proposed site plan associated with the Conditional Use approval request will utilize the
existing facilities while making improvements to the site to impi-ove circulation, parking,
and drainage. The proposed landscape improvements will enhance the site, as well as the
community.
-- TRAFFIC
The proposed use is consistent with the previous occupancy of the site. The reestablishment of the
school use and the elimination of the office space will result in a reduction of trips. The site
modifications include the relocation of the southerly driveway which will improve circulation and
increase the on-site stacking and cueing distances.
The student drop-off and pick up system is designed to allow traffic to enter the site from the south,
with the northern most access point an exit only drive. Circulation through the parking lot allows
for student drop off in front of either of the two buildings. Because of the number of students in the
after-care program, the pick up schedule in the afternoons is spread over an extended time frame.
The school has established a system for pick up that provides teachers with two-way
communication devices in the parking lot to call ahead for individual students to come forward for
pick up as their parents arrive. This allows the cueing line to move smoothly and continue flowing.
7
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUMJ-08-06-000012
Occasionally, parents may need to park and enter the school, so parking spaces have been provided
for that purpose. The addition of pedestrian walkways between the buildings and to and from the
public sidewalk on the west side of Riverside Drive will allow students to move across the campus
easily. Bicycle and scooter parking is provided within the gated and fenced campus.
PROJECT DETAILS
The current petition consists of minor site plan modifications to the two existing buildings at 10300
and 10350 Riverside Drive. The building located at 10300 Riverside Drive is a single-story, 6,347
square-foot building of which 2,209 square feet will remain as manufacturing for the Keating and
More cabinet shop. The building located at 10350 Riverside Drive is a single-story, 7,514 square-
foot building and will be renovated for public school use. The subject site consists of the
combination of properties (including
Architecture
The proposed use will occupy the existing structures. Modifications to the exterior of the buildings
will include the addition of windows and doors for emergency access. The existing screen wall and
overhang on the 10350 building will be removed to provide adequate room for drop off and pick up
of students.
Landscapinn
The landscaping is dominated by Live Oaks, Silver Buttonwoods, and Washingtonian Palms. The
landscape plans exceed the minimum required landscape points. Specifically, the project is required
to have 1,837 points, and the applicant has provided a total of 3,242 points throughout the site. In
addition, the applicant has provided 32% open space which exceeds 15% as required by Code. Also,
Section 78-3 19 of the City Code requires 8-foot landscape buffers around the perimeter of a parcel
and 15-foot landscape buffers on lands located adjacent to public street rights-of-way. The proposed
site plan meets these requirements.
The applicant is requesting a waiver from Section 78-320(a)(4)b. 1 ., which states the foundation
planting area for a building of two (2) or more stories shall be not less than 30 percent of the height
of the adjacent wall. The adjacent wall is 44 feet in height; therefore, the foundation landscaping is
required to be 13.2 feet wide. The applicant has provided an average foundation landscaping width
of 12.6 feet and is requesting a waiver of 7 inches (0.6 foot). The amount of open space and
landscaping on the site has been substantially increased beyond Code requirement.
Drainaze
The site is part of the SFWMD C-17 Drainage Basin. Drainage outfall has historically sheet flowed
to the existing swale system in Riverside Drive which discharges to the existing canal along the
west side of Riverside Drive. Proposed run-off from the additional impervious area is to be directed
to an on-site dry detention area by means of paved and/or grass swales. Legal positive outfall exists
for the site via sheet flow connection to Riverside Drive right-of-way.
8
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUM J-08-06-0000 12
Site Lighting
The applicant is proposing to bring the site into compliance with current lighting standards. Light
pole and fixture details include 20' concrete poles with shoe-box fixtures, full cut-off luminaries and
house side shields for protection of the surrounding properties.
-- Site Access
The roadway access to the site via Riverside Drive is existing. Approval is being requested to allow
the relocation of the existing southern entrance. The relocation of the southern entrance will
comply with current subdivision codes for minimum separations and will also allow for greater
stacking and cueing within the site.
Access to the cabinet shop will be through the main entrance and exit.
coordinated to avoid conflicts with school drop off and pick up times.
Deliveries will be
Parking
Required parking is calculated based on one space per classroom, one space per 250 sf of office
space, and one space per 10 students for drop/off and pick up. The manufacturing use requires one
space per 1000 sf.
Per City Code, the proposed school facility use requires 21 spaces plus 25 pickup/drop off spaces.
The applicant is providing more than the required number of parking on the site plan. The applicant
proposes to provide 2 additional parking spaces, which is less than the 10% allowed through the
addition of open space, and 6 additional pick-up/drop off spaces due to Bright Futures Academy
having an much lower percentage of local students that typically arrive by bus, bicycle or by
walking than in the typical public school. Specifically, the approved uses require:
Plus 1 per 10
Signage
12 classrooms, 2,140 2 1 spaces
s.f. office, 250 plus 25 pickup/
students, drop off spaces
2,209 s.f. of
manufacturing 3 spaces
23 spaces
plus 31 pick/up
drop off spaces
3 spaces
The applicant is requesting approval for one ground sign. The proposed design includes the name
of the school and the school logo. The sign will be concrete with recessed translucent plexiglass 0
9
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUMJ-08-06-000012
bands which will be illuminated at night. Lighting will be external from ground lighting. The
design, signage area and dimension of the monument sign meet the requirements of the code.
Phasing
The project will be completed in two phases. The site and building improvements will be completed
in one phase to allow school operations to begin August 18'h, 2008. Installation of landscaping and
the completion of the sidewalk system is proposed for the summer of 2009. This phasing schedule
is necessary due to budgetary constraints. The charter school system is funded through State
funding and the majority of the funds received are allocated to the students. It will be necessary to
find additional funding for the site and landscape improvements, so the applicant is requesting that
additional time be allowed for the installation of the landscaping and provision of a interconnected
sidewalk system to the adjacent properties.
CPTED Compliance
Crime Prevention through Environmental Design (CPTED) is a branch of situational crime
prevention that maintains the basic premise that the physical environment can be designed or
managed to produce behavioral effects that will reduce the incident and fear of crime. The Police
Department has reviewed the site plan for the subject property, and has provided staff with several
comments pertaining to security on site and adherence to the CPTED principles. These comments
will be included in the development order as conditions of approval.
STAFF RECOMMENDATION
Staff recommends APPROVAL of Petition CUMJ-08-06-000012 with the following conditions:
Planning and Zoning
1.
2.
3.
4.
5.
Prior to scheduling the petition for City Council the applicant shall revise the site plan to
indicate the setbacks for the dumpster location. (Planning & Zoning)
Prior to scheduling the petition for City Council the applicant shall revise the site plan and
landscape plan to demonstrate the required open space at a ratio of 1.5 square feet for the additional
parking spaces provided. (Planning & Zoning)
Prior to scheduling the petition for City Council the applicant shall revise the site plan to show the
driveway distances to ensure the proper distance requirement is met. (Planning & Zoning)
Prior to scheduling the petition for City Council the applicant shall revise the site plan to provide
details of the proposed 6' chain link fence and change the materials to be black or green vinyl
coated. (Planning & Zoning)
Prior to scheduling the petition for City Council the applicant shall submit the required concurrency
statements from Seacoast Utility Authority (SUA), Fire Department and Solid Waste indicating
sufficient capacity is available for this development. (Planning & Zoning)
0
0
0
10
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUMJ-OS-06-000012
6. Prior to scheduling the petition for City Council the applicant shall revise the site plan to move the
loading zone from the 100’ buffer distance from the residential zoning district. The applicant shall
provide one designated loading zone for each building, outside the 100’ buffer. (Planning &
Zoning)
7. Prior to the issuance of the first building permit, the applicant shall provide a cost estimate for the
all costs associated with the extension of the sidewalk for review and approval by the City in
order to establish surety. Surety will be based on 110% of the total combined approved cost
estimates and shall be posted with the City, prior to the issuance of the first building permit.
Within one year of the approval of this development order, the applicant shall schedule the
permitting and installation of additional sidewalk within the right-of-way to connect the existing
sidewalk system to the southern property terminus and the northern property terminus. The
permitting and installation shall minimize disturbance of landscaping and replace any landscaping
damaged by the construction of the sidewalks, to the satisfaction of the City Forester. The Growth
Management Administrator may approve a one-time six month extension for extenuating
circumstances and in order to complete on-going permitting and installation of the sidewalks.
(Planning & Zoning)
8. Prior to the issuance of the first Certificate of Occupancy, all on-site lighting shall be installed,
approved by the Police Department and consist of metal halide or equivalent lighting for all
street and pedestrian walkways. (Planning & Zoning)
9. Prior to the issuance of the first Certificate of Occupancy for each building, the applicant shall
provide a bond for the provision of roof top screening or all roof top mechanical equipment
shall be screened from view to the satisfaction of Growth Management. (Planning & Zoning)
10. At no time shall staging of construction vehicles and/or service vehicles occur within a public
right-of-way. All vehicular construction activities shall use a construction access off of
Riverside Drive. (Planning & Zoning)
11. The applicant shall submit a tabular summary that includes each tenant and the square footage
for all uses on the site. This summary shall be submitted and updated each time an interior
tenant renovation permit and occupational license are submitted to the City for review and
approval. (Planning & Zoning)
12. The applicant shall coordinate and receive approval from the Growth Management
Administrator prior to the closing of any public sidewalk. (Planning and Zoning)
Landscaping
13. Prior to scheduling the petition for City Council the applicant shall provide a disc containing
digital CAD files which verify the final open space and sod percentages. (City Forester)
11
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUMJ-08-06-000012
14. Prior to scheduling the petition for City Council the applicant shall revise both the site plan and
landscape plans to clearly indicate that the sewer line is located so as not to disrupt foundation
landscaping. (City Forester)
15. Prior to scheduling the petition for City Council the applicant shall revise the landscape plans to
include a landscape buffer along the back property line adjacent to the parking area. (City
Forester)
16. Prior to scheduling the petition for City Council the applicant shall revise the landscape, site
plan and engineering plans to include a berm of at least two feet and a continuous hedge of at
least 30 inches separating the vehicular use areas fi-om the Riverside Drive right-of-way. The
applicant shall also include a cross section of the landscape buffer of the berm area showing
engineering details and landscaping. (City Forester)
17. Prior to scheduling the petition for City Council the applicant shall revise the landscape and site
plan to provide at least 6 feet between the sign and the sidewalk. (City Forester)
18. Prior to the issuance of the Certificate of Occupancy, the Applicant, successors and assigns shall
install landscaping and irrigation according to the approved plan along the Riverside Drive road
shoulder. (City Forester)
19. The Applicant, successors and assigns shall maintain the landscaping and irrigation along the
Riverside Drive road shoulder from the northern property terminus to the southern property
terminus. (City Forester)
20. Prior to the issuance of the first building permit, the applicant shall provide a cost estimate for the
all costs associated with the second phase of landscaping for review and approval by the City in
order to establish surety. Surety will be based on 110% of the total combined approved cost
estimates and shall be posted with the City, prior to the issuance of the first building permit.
Within one year of the approved development order, the applicant shall schedule the permitting
and installation of the remaining landscaping, indentified as second phase of the landscape plan.
The Growth Management Administrator may approve a one-time six month extension for
extenuating circumstances and in order to complete on-going permitting and installation of the
remaining landscaping. (City Forester)
21. Prior to issuance of Certificate of Occupancy, the Applicant shall preserve and relocate a
minimum of 10 out of the 29 Sabal Palms identified on the landscape plan as being removed.
These 10 may be used on site for the 10 called for on the plan, or donated to the City to be
relocated to a public area at no expense to the City. This is in addition to the 12 Sabal Palms to
be maintained along the eastern property line. (City Forester)
22. All utilities on site, including SUA valves and FP&L equipment, shall be screened from public
view with landscaping. (City Forester)
0
0
I
I
0:
12
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUMJ-08-06-000012
23. Applicant shall copy to the City all permit applications, permits, certifications and approvals.
(City Engineer)
13. Prior to construction plan approval and the issuance of the first land alteration permit applicant
shall provide a cost estimate for the project, including public infrastructure and all landscaping
and irrigation costs for review and approval by the City in order to establish surety. The cost
estimate shall be signed and sealed by an engineer and landscape architect registered in the state
of Florida. Surety will be based on 110% of the total combined approved cost estimates and
shall be posted with the City, prior to the issuance of the first building permit. In accordance
with Section 78-309 & 78-461 of the LDR. (City Engineer)
14. Prior to issuance of the first land alteration permit, the applicant shall submit a unity of title,
which shall be approved by the City and recorded. (City Engineer)
15. Prior to construction plan approval and the issuance of the first land alteration permit, applicant
shall provide cost estimates in accordance with LDR Section 78-309 and 78-461 and for on-site
project improvements, not including public infrastructure, or landscaping and irrigation costs for
review and approval by the City. The cost estimates shall be signed and sealed by an engineer
and landscape architect registered in the state of Florida and shall be posted with the City, prior
to the issuance of the first land alteration permit. (City Engineer)
16. The construction, operation and/or maintenance of any elements of the subject project shall not
have any negative impacts on the existing drainage of surrounding areas. If, at any time during
the project development, it is determined by the City that any of the surrounding areas are
experiencing negative drainage impacts caused by the project, it shall be the applicant’s
responsibility to cure said impacts in a period of time and a manner acceptable to the City prior
to additional construction activities. (City Engineer)
17. Prior to issuance of the first land alteration permit, applicant shall submit signed/sealed/dated
construction plans (paving/grading/drainage and waterlsewer) and all pertinent calculations for
review and comment. (City Engineer)
19. Prior to construction plan approval and the issuance of the first land alteration permit, applicant
shall schedule a pre-permit meeting with City staff. (City Engineer)
20. Prior to the issuance of the first land alteration permit the applicant shall provide to the City
letters of authorization from the applicable utility companies allowing landscaping and light
poles to be placed within the utility easements. (City Engineer)
21. Applicant shall notify the City’s Public Works Division at least 10 working days prior to the
commencement of any worWconstruction activity within any public right-of-way within the City
of Palin Beach Gardens. In the case of a city right-of-way, the applicant has at least five
working days to obtain a right-of-way permit. Right-of-way permits may be obtained at the
Building Division. Failure to comply with this condition could result in a Stop Work Order of
15
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUMJ-08-06-000012
all worWconstruction activity within the public right-of-way and the subject development site.
(Public Works)
Police
22. Prior to the issuance of the first Certificate of Occupancy, all on-site lighting shall be installed. All
exterior pedestrian walkway lighting shall utilize 12-foot pedestrian scale light poles, and all on-
site lighting shall consist of metal halide or equivalent lighting approved by the Police Department
and, shall not conflict with planted landscaping. The luminaire type should optimize light
distribution and minimize glare and up lighting. (Police Department)
23. Landscaping shall not obstruct the view from windows or walkways. Ground cover should
not exceed 24” in height, and high branched trees should be trimmed to seven feet. (Police
Department)
24. Prior to the issuance of the first building permit, the Applicant shall submit a construction
site security and management plan for review and approval by the Police Department. Non-
compliance with the approved security and management plan may result in a stop-work
order. (Police Department)
a. The developer/project manager after site clearing and placement of construction
trailers shall institute security measures to reduce or eliminate opportunities for theft.
The management plan shall include, but not be limited to, temporary lighting,
security personnel, vehicle barriers, constructionhisitor pass, reduce/minimize
entry/exit points, encourage sub contractors to secure machinery, tools at end of
work day and/or any other measure deemed appropriate to provide a safe and secure
working environment.
b. The security management plan shall be maintained throughout the construction
phase of the project. Non-compliance with the approved plan shall result in a stop-
work order for the entire planned unit development.
25. Prior to the issuance of the first Certificate of Occupancy for the building, all numerical
addresses shall be placed at the front and rear of each building. Each numerical address
shall be illuminated for nighttime visibility, with an unintenuptible A.C. power source, shall
consist of twelve (12) inch high numbers, and shall be a different color than the color of the
surface to which it is attached. The rear door(s) of the building shall have an illuminated 6
inch number on or along side the door. (Police Department)
Miscellaneous
0
0
26. Required digital files of the approved plat shall be submitted to the Planning and Zoning
Division prior to the issuance of the first Certificate of Occupancy, and approved civil
design and architectural drawings shall be submitted prior to the issuance of the first
Certificate of Occupancy. (GIs Manager, Development Compliance Office).
14
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUMJ-08-06-000012
27. Prior to scheduling the petition for City Council the applicant shall provide a Building Life
Safety Analysis to include height and area. Including limitations per Table 503 Florida
Building Code, interior exiting strategies and distances as well as exit capacity tabulations,
to the satisfaction of the Building Department (Building)
0
28. Prior to scheduling the petition for City Council the applicant shall reevaluate and revise if
necessary the “northwest drop off area” on the site plan for compliance with Florida
Building Code 11-4.6.6 and 11-4.7.1. to the satisfaction of the Building Department
(Building)
29. Prior to scheduling the petition for City Council the applicant shall revise the site plan and
landscape plan to clearly depict all existing and proposed water and sewer lines. (Seacoast
Utilities)
Comparison (per Allowed Prop os e d
code unless
otherwise noted)
Open Space 15% 54.7% (1.16 ac)
Miniinum Site Area 5 acres 2.1 acres
Miniinum Lot Width 100’ 452.58’
Miniinurn Building 15,000 sf 13,861 sf
Site Area
C o m pli an ce W aive r
Requested
Exist. Non- E:! Conf. Lot
no Existing
non- conf.
Structures
Yes
15
Comparison (per
code unless
otherwise noted)
Required
Stall Dimensions
Number Allowed
Setbacks
Dimensions
Points
Allowed
1 sp per classrooin
1 sp/250 sf office
1 PU/DO space/l 0
students
2 accessible
1 loading
5% bicycle( 13)
1 sp/lOOO sf
maufact .
10 feet x 18.5 feet
1 for 300 feet of
ROW frontage, + 1
per additional 700
feet ROW frontage)
15 feet-from ROW
line
50 feet-side
property line
15 ft lengtWl0 ft
height
maximum, 60
square feet face
area maxiinuin
Proposed
12 classrooms (12
2140 sf office (11
250 students (25
PU/DO)
SPS)
2 accessible
1 loading
22 bike
2209 sf (3 sps)
1O'x 18.5'
I
15' from ROW line,
125' from side
property line
11 ft length
6 ft height, 28sf
2,445.2 1742
16
Date Prepared: June 17,2008
Meeting Date: June 24,2008
Petition: CUMJ-08-06-000012
Compliance Waiver
Requested
Yes
Yes
yes
PROJECT NARRATIVE urban Bright Futures Academy
June 6,2008
Request/location
Urban Design
Urban Planning
Land
Landscape Architecture
This is a request for a Major Conditional Use to allow a “Public School”
on the property located at 10350 and 10300 Riverside Drive. The
proposed school, The Bright Futures Academy, is an A rated charter
school currently located in North Palm Beach. They would like to move
their middle school students, 6‘h, 7‘h and 81h grade, to this location. The
site currently consists of three individual lots, however, the property owner is willing to bind the lots
in a unity of title for the purposes of this application with the understanding that any future uses of
the site may require the release of the unity of title.
This location fits the needs of the school in a number of ways, first, the site was previously used for a
school so the primary building already includes many of the requirements to meet the needs of the
children. Second, the site has ample play area, parking and good circulation. And finally, the site is
centrally located to provide convenient access. The PBC School District has already reviewed and
approved the site and because of the personnel practices of Keating and Moore, the employees
working in the cabinet shop have already been through the background checks required by the
School Board. It is the intention of the school to be open for business by the start of school on
0 August l8lh.
The relocation of the middle school students to this campus will allow the number of elementary
school students to also expand within the current NPB facilities. This expansion is supported by the
School District and the Business Development Board and will be a positive addition to both cities.
Bright Futures Charter schools have an A rating and have consistently been used as an example of
how the District would like charter schools to be operated. Because of the commitment to classroom
size and the high teacher to student ratio the maximum number of students in the program will be
limited to 250.
The property is zoned MIA- Light Industrial with a Future Land Use Plan designation of Industrial.
The proposed Public School use is a Conditional Use allowed in the M1A district. Currently the
10350 building is un-occupied and the 10300 building is partially occupied by the custom cabinet
division of the Keating and Moore construction company. The cabinet construction shop is exclusive
to Keating and Moore and is associated with the main office which is located just south of the site.
Use of the shop is limited to construction of custom cabinetry for homes being built by Keating and
Moore. The proposed site plan shows fencing and screening which will secure access to the shop
from the students. Discussion is on-going with the school regarding the possible use of the shop in
the schools curriculum.
The Palm Beach County School District Building Department and the
Palm Beach Gardens Fire Department have inspected the site and the
facilities and have recommended several modifications to bring the site
into compliance with current building codes. The proposed changes 66.1 100 561.366.1taT’fax
.UDSonIine.com .-’
Project Narrative
Bright Futures Academy
Page 2
include the addition of windows, doors, alarm systems, and fire protection measures. Additional site
improvements are also proposed which will allow for additionalparking, better pedestrian and
vehicular circulation, lighting and landscape improvements.
History
The buildings on this property were in existence and were operating as a school when the City
Charter was adopted. Various schools and training facilities have occupied the buildings for many
years. Most recently the buildings have been used as offices and industrial facilities. Recently the
property owner submitted an application to request approval for a multi-story self storage facility
where the 10300 building currently stands. Should this Conditional Use application be approved,
that request will be withdrawn.
ComplianceLand Use
The proposed use is an allowable Conditional Use within the M1A District. The Future Land Use
Plan designation for the site is Industrial which is consistent with the zoning of the site.
Traffic
The proposed use is consistent with the previous occupancy of the site. The reestablishment of the
school use and the elimination of the office space will result in a reduction of trips. The site
modifications include the relocation of the southerly driveway which will improve circulation and
increase the on-site stacking and cueing distances.
0
The student drop-off and pick up system is designed to allow traffic to enter the site from the south,
with the northern most access point an exit only drive. Circulation through the parking lot allows
for student drop off in front of either of the two buildings. Because of the number of students in the
after-care program, the pick up schedule in the afternoons is spread over an extended time frame.
The school has established a system for pick up that provides teachers with two-way communication
devices in the parking lot to call ahead for individual students to come forward for pick up as their
parents arrive. This allows the cueing line to move smoothly and continue flowing. Occasionally,
parents may need to park and enter the school, so parking spaces have been provided for that
purpose. The addition of pedestrian walkways between the buildings and to and from the public
sidewalk on the west side of Riverside Drive will allow students to move across the campus easily.
Bicycle and scooter parking is provided within the gated and fenced campus.
Phasing
The project will be completed in two phases. The site and building improvements will be completed
in one phase to allow school operations to begin August 1 Ph, 2008. Installation of landscaping is
proposed for the summer of 2009. This phasing schedule is necessary due to budgetary constraints.
The charter school system is funded through State fimding and the majority of the funds received are
Prqject Narrative
Bright Futures Academy
Page 3 0 ’ allocated to the students. It will be necessary to find additional funding for the site and landscape
improvements, so the applicant is requesting that additional time be allowed for the installation of
the landscaping.
SUBJECT PROPERTY:
Two structures
Access
MIA - Light Industrial I - Industrial
Roadway access to the site, via Riverside Drive is existing. Approval is being requested to allow the
relocation of the existing southern entrance. The relocation of the southern entrance will comply
with current subdivision codes for minimum separations and will also allow for greater stacking and
cueing within the site.
TO THE EAST:
Various businesses
Access to the cabinet shop will be through the main entrance and exit. Deliveries will be
coordinated to avoid conflicts with school drop off and pick up times.
M 1 A - Light Industrial I - Industrial
Existing Zoning and Land Use Designations & Site Comparison
Mini.mum Site Area
EXISTING USE I ZONING I FUTURE LAND USE
5 acres 2.1 acres Exist. Non-
Conf. Lot
TO THE NORTH
Trendex Bldg Systems M 1 A - Light Industrial I - Industrial
TO THE SOUTH
Keating and Moore
Construction
M 1 A - Light Industrial I- Industrial
TO THE WEST:
Riverside Drive, Canal and
Plat 5 (Single Family Homes)
RL3 - Residential Low RL - Residential Low
Requested
Coniparison (per code Allowed Proposed
unless otherwise noted)
15% I 54.7%(1.16ac) I yes I Open Space I
Project Narrative
Bright Futures Academy
Page 4
I I
Allowed Proposed Compliance Waiver
Requested
Comparison (per code
unless otherwise noted)
~~
binirnum Lot Width 1 100' 452.58' Yes I -~~
Minimum Building Site 15,000 sf
Maximum Building Lot 60%
Cowrage
13,861 sf Existing
Structures
14.65%
yes I
1 story existing Maximum Building 50 feet
Height
I F.vont I 25 feet 49 feet I 15 feet 77.9 feet I Side
Rear r- 20 feet 15.2 feet Exist. Non-
Conf.
Structure
Required 1 sp per classroom
1 sp/250 sf office
1 PU/DO space/ 10
students
2 accessible
1 loading
5% bicycle( 13)
1 sp/lOOO sf maufact.
12 classrooms (1 2 sps)
2140 sf office (1 1 sps)
250 students (25 PU/DO)
Yes
Yes
2 accessible
1 loading
22 bike
2209 sf (3 sps)
I Stall Dimensions I 10 feet x 18.5 feet 1O'x 18.5'
1 Number Allowed 1 for 300 feet of ROW
frontage, + 1 per
additional 700 feet
ROW frontage)
- ~~~~
Setbacks 15 feet-from ROW line
50 feet-side property
line
15 ft length/lO ft height
maximum, 60 square
feet face area maximum
Diinensions
15' from ROW line, 125'
from side property line
1 I ft length
6 ft height, 28sf
Prqject Narrative
Bright Futures Academy
Pap,e 5
Coniparison (per code Allowed Proposed
unless otherwise noted)
1742 2606 I Points
Architectural Style and Special Features
The proposed use will occupy the existing structures. Modifications to the exterior of the buildings
will include the addition of windows and doors for emergency access. The existing screen wall and
overhang on the 10350 building will be removed to provide adequate room for drop off and pick up
of students.
Lighting
Inclulded in this package is a proposed lighting plan which will bring the site into compliance with
current lighting standards. Light pole and fixture details are included on the lighting plan and
include 20' concrete poles with shoe-box fixtures, full cut-off luminaries and house side shields for
protection of the surrounding properties. e
Landscape Plans
The landscape plan proposed will bring the site into compliance with current landscape codes. In
accordance with 78-320(4), foundation landscaping has been provided to be consistent with the form
and function of the use of the building and the surrounding play areas. Fencing and gates are being
provided to secure the campus. Landscape screening and buffer planting has been provided along
the fence lines along Riverside Drive using plant material that is conducive to providing visibility
for children walking, or riding bikes on the sidewalk, and for clear visibility of drop off and pick up
zones. Landscape hedges are to be maintained at 3' or less to maximize visibility of the campus.
Existing trees along the north side of the 10350 building and in areas of conflict with the new drive
aisles are to be relocated to the Riverside Drive buffer. The existing trees located to the east of the
10300 Building will be preserved in place.
The applicant would like to request a phased installation of the proposed landscape plan. Those trees
that will require re-location, and site irrigation will be installed as part of the initial site
improvements. The balance of the landscape material installation will be deferred to the summer of
2009. The charter school system is funded through State funding and the majority of the funds
received are allocated to the students. It will be necessary to find additional funding for the site and
landscape improvements, so the applicant is requesting that additional time be allowed for the
installation of the landscaping. a
Project Narrative
Bright Futures Academy
Page 6
Parking
Required parking is calculated based on one space per classroom, one space per 250 sf of office
space, and one space per 10 students for drop/off and pick up. The manufacturing use requires one
space per 1000 sf. The proposed campus is anticipated to have 12 classrooms (1 2 spaces), 250
students (25 Drop-off/Pick-up spaces), 2 140 sf office (1 1 spaces) and 2209 sf of manufacturing (3
spaces). Parking has been provided for 37 spaces which includes 26 parking spaces and 11 drop-
off/pick-up spaces. The additional required 14 drop-off/pick up spaces are provided in the
parking/drive aisles.
Signage
The applicant is requesting approval for one ground sign. The proposed design includes the name of
the school and the school logo. The sign will be concrete with recessed translucent plexiglass bands
which will be illuminated at night. Lighting will be external from ground lighting.
Drainage
The site is part of the SFWMD C-17 Drainage Basin. Drainage outfall has historically sheet flowed
to the existing swale system in Riverside Drive which discharges to the existing canal along the west
side of Riverside Drive. Proposed run-off from the additional impervious area is to be directed to an
on-site dry detention area by means of paved and/or grass swales. Legal positive outfall exists for the
site via sheet flow connection to Riverside Drive right-of-way. 0
WAIVERS
The applicant is not requesting any waivers.
CONDITIONAL USE ANALYSIS
BRIGHT FUTURES ACADEMY
CHARTER MIDDLE SCHOOL
JUNE 6,2008
In accordance with Section 78-52, Conditional Uses, the following is an analysis based on the
criteria as set forth in Part (d):
(1) Comprehensive Plan. The proposed use is consistent with the comprehensive plan.
The comprehensive plan designation for this site is Industrial. The zoning designation is
MIA which is consistent with the comprehensive plan designation. The proposed use is
an approved conditional use within the MIA district.
(2) Chapter requirements. The proposed use is consistent with all applicable
requirements of this chapter.
The proposed use will occupy two existing buildings. Several site amendments are
proposed including parking, access, and landscaping that will bring the site into
compliance with current code requirements and standards.
(3) Standards. The proposed use is consistent with the standards for such use as
provided in Section 78-159.
Section 78-159 Permitted uses, conditional, and prohibited, Table 21: Permitted
uses, Conditional, and Prohibited Use Chart, (54) - Schools, public or private.
Public or private schools are public or private elementary or secondary schools
conducting regular classes with a course of study approved by the Florida
Department of Education. All schools shall comply with the standards listed below:
a. Shall conform to all city concurrency requirements.
The proposed use will occupy two existing structures which have been in
existence since the adoption of the city charter. The proposed use is consistent
with the use of the building prior to the adoption of the city concurrency
requirements. No additional impacts to the existing public facilities or services
are anticipated. Included in this application is a traffic equivalency analysis
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b.
C.
d.
e.
f.
g.
which addresses the traffic impacts of the proposed use.
Shall connect to public water and sewer treatment systems, or other systems
approved by the city and the county health department.
The structures on the site are currently connected to the public water and sewer
sys tem .
Shall be approved as a major conditional use.
Attached to this analysis is an application requesting approval of a major
conditional use.
Shall conform to all applicable environmental standards and requirements.
Included in this application is a proposed landscape plan which represents
compliance with current landscape codes and standards. Viable existing
vegetation will be preserved or relocated on site. Due to the size, age and nature
of the existing,facility, there are no upland preserve areas.
Shall conform to all city landscaping requirements.
Attached to this application is a proposed landscape plan. It is the applicant’s
intention to request approva1,for a phased installation of the landscape plan,
Shall dedicate, at no cost, any necessary rights-of-way or easements for
roads, canals, drainage or public or private utilities.
It is not anticipated that any additional right-of-way, or easements will be
necessary for this project.
Shall install such road improvements as may be required by the city.
It is not anticipated that any additional roadway improvements will be required
as a result of this project.
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0
0
(4) Public welfare. The proposed use provides for the public health, safety, and welfare
by:
(a) Providing for a safe and effective means of pedestrian access;
(b) Providing for a safe and effective means of vehicular ingress and egress;
(c) Providing for an adequate roadway system adjacent to and in front of the site;
(d) Providing for a safe and efficient onsite traffic circulation, parking, and overall
control; and
(e) Providing adequate access for public safety purposes, including fire and police
protection.
a) The proposed site plan provides for pedestrian access between the buildings and is
proposed to be extended to the existingpublic sidewalk located on the west side of
Riverside Drive.
b) Vehicular access is being modiJied to close the southern curb-cut, and add a new
centrally located curb-cut which meets current code separation requirements. Access
into and out of the site accommodates the required stacking distance,for students drop off
and pick up.
c) Riverside Drive is existing and adequate to provide access to and from the site.
d) The site plan attached to this application includes proposed modijkations to the
parking lot and circulation of the site. The proposed changes provide for complete
circulation, adequate parking and a circulation pattern that will allow for convenient
drop off and pick up of students.
e) The existing porte-cochere on the 10500 building is proposed to be removed which will
allow,full circulation through the site forjre trucks. Due to the size of the site,.fire
protection can be provided,from various locations. An alarm system is being added to
the interiors of the building as an improvement and to provide additional protection.
(5) Screening and buffering. The proposed use utilizes such techniques as landscaping,
screening, buffering, site or building design, or business operation procedures to
mitigate impacts on surrounding properties, including such impacts as:
(a) Noise;
(b) Glare;
(c) Odor;
(d) Ground, wall, or roof-mounted mechanical equipment;
(e) Perimeter, interior, and security lighting;
(f) Signs;
(8) Waste disposal and recycling;
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(h) Outdoor storage of merchandise and vehicles;
(i) Visual impact;
(j) Hours of operation;
a) The site is located within an existing industrial area and includes a wall and fencing
on the north and eastern sides. The property to the south is owned by the applicant. The
proposed site plan provides for fencing between the cabinet shop use, and the property to
the south.
b) The proposed parking lot lights will be designed to provide cut-off luminaries and
house side shields to direct light away from any adjacent properties.
c) There is no odor anticipated which will be generated as a result of the proposed use.
d) Existing ground mounted equipment will be screened from public view, roof mounted
equipment will be painted to match the building.
e) The proposed use is not intended to operate at night therefore it is not anticipated that
there will be any impacts from the project lighting to the surrounding properties. fi The project is proposing one ground sign which will meet all current code
requirements.
g) The existing dumpsters will be enclosed, and the school intends to include recycling
containers within the dumpster enclosure area.
h) The proposed use will reduce the incidents of outdoor storage due to the nature of its
use. The school bus will be stored on site, in a secure location behind the fence.
i) The proposed improvements to the site will be an esthetic improvement to the overall
site.
j) Hours of operation are in accordance with public school policy and are generally 7:30
AM to 6:OO PM (School hours and afiercare hours).
(6) Utilities. The proposed use minimizes or eliminates the impact of utility installation,
including underground and overhead utilities, on adjacent properties.
The proposed use will have no impact with regard to utilities on or orthe site, all utilities
are existing and are not impacted by the proposed use.
(7) Dimensional standards. The proposed use meets or exceeds all dimensional
requirement required by the chapter.
All dimensional requirements were met when the project was originally approved,
(8) Neighborhood Plans. The proposed use is consistent with the goals, objectives,
policies, and standards of neighborhood plans.
I
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We are not aware of the existence of a neighborhoodplan for this area. The proposed
improvements to the site will be a substantial investment in the site and will serve to
enhance the neighborhood.
(9) Compatibility. The overall compatibility of the proposed development with adjacent
and area uses, and character or area development.
The proposed use will occupy the existing structures on the site. The proposed
modifcations to the site to bring the site into compliance with the code will enhance the
area and improve the character of the development.
(10) Patterns of development. The proposed use will result in logical, timely, and orderly
development patterns.
The site is currently developed. The proposed use is consistent with the approved uses
for the MIA district, consistent with the previous use of the site and will help to revitalize
the area.
(11) Purpose and intent. The proposed use will be in harmony with the general purpose
and intent of this chapter and the goals, objectives, and policies of the City.
The proposed use will bring an A rated Charter school to the city which will serve to
enhance the goals and objectives of the city by enhancing the city’s economic base, as
well as providing viable and attractive educational options to existing and future
residents.
(12) Adverse impact. The design of the proposed use and structures will minimize any
adverse visual impacts or impacts caused by the intensity of the use.
The proposed use will utilize the existing structures on the site. Alternative plans to
replace the existing structures with a use that is more industrial in natuve will no longer
be pursued should this request be approved. The proposed improvements to the site will
also sevve to improve the visual esthetics of the project by bringing the site into
compliance with the code.
(13) Environmental impact. The design of the proposed use minimizes any adverse
impacts that may be created, including impact on environmental and natural
resources including air, water, storm water management, wildlife, vegetation, and
wetlands.
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The proposed site plan associated with the Conditional Use approval request will utilize
the existing facilities while making improvements to the site to improve circulation,
parking, and drainage. The proposed landscape improvements will enhance the site, as
well as the community.
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0 SIMMONS @WHITE
ENGINEERING I PLANNING I CONSULTING I SINCE 1982
June 5,2008
Job NO. 08-049
TRAFFIC EOUIVALENCY STATEMENT
Bright Futures Academy
103 00 & 103 50 Riverside Drive
City of Palm Beach Gardens, Florida
SITE DATA
The subject parcel is located on the east side of Riverside Drive just north of Pearl Street
(south of Burns Road) in the City of Palm Beach Gardens, Florida and contains
approximately 4.41 acres. The site is currently developed with two (2) existing buildings and
two (2) driveway connections to Riverside Drive. The northerly building contains
approximately 75 14 SF and was previously used for a 250 SF private school, K-8 (an interim
office use was most recently occupying this building, however for the 10 years previous the
building was occupied by the Edison - Russell Center for Learning and the Palm Beach Prep
School, both of which were K-8 private schools). The southerly building contains a total of
6347 SF of which 2209 SF is an existing cabinet shop and 4138 SF has been utilized as
general office space. The total building area of the southerly building is 6347 SF and the
total of both buildings on site is 13,861 SF.
As noted above, two (2) driveway connections to Riverside Drive are currently existing. It is
proposed to relocate the southerly existing driveway connection further to the south and to
make the northerly driveway connection an exit only. For additional information regarding
site location, layout, and vehicular circulation patterns, please refer to the Site Plan prepared
by Urban Design Studio.
Simmons & White, Inc.
5601 Corporate Way Suite 200 West Palm Beach Florida 33407
F: 5 6 1.478.37 3 8
Certificate of Authorization Number 3452
T: 56 1.47 8.7 848 www. s i m m o n s a n d w h i te. c o m
Traffic Equivalency Statement
Job NO. 08-049
June 5,2008 - Page 2
TRAFFIC GENERATION
The Palm Beach County Unified Land Development Code Article 12, Section (I)(C)-
Procedure, Traffic Performance Standards, APPLICABILITY, Subsection 2(A) requires that
for any application for a site specific development order on property on which there is an
existing use/current approval shall be subject to the Palm Beach County Traffic Performance
Standards to the extent the traffic generation projected for the site specific development order
exceeds the traffic generation of the existing use/current approval. The generation rates and
capture rates of the existing use/current approval shall be updated to current pro forma traffic
generation and passer-by rates and shall be used to calculate existing use/current approval
traffic. The existing use/current approval traffic currently vested to the parcel may be
calculated in accordance with the rates provided in Table 10.8- 1 Fair Share Road Impact Fee
Schedule as shown in Table lA, Table 2A and Table 3A attached with this report. Table 1A
shows the daily traffic generation associated with the existing usedcurrent approvals. Tables
2A and 3A show the A.M. and P.M. peak hour traffic generation, respectively. The traffic
generation associated with the existing development (2209 SF of cabinet shop/light
industrial, 250 student K-8 private school and 413 8 SF of general office) may be summarized
as follows:
723 tpd Daily Traffic Generation -
241 pht A.M. Peak Hour Traffic Generation
P.M. Peak Hour Traffic Generation - - 171 pht
-
- -
The traffic to be generated by the proposed plan of development has also been calculated in
accordance with the traffic generation rates listed in Tables 10.8-1 Fair Share Road Impact
Fee Schedule of Article 10 and the 1.T.E Trip Generation Manual, 7'h Edition as shown in
Table lB, Table 2B and Table 3B. Table 1B shows the daily traffic generation associated
with the proposed plan of development. Tables 2B and 3B show the A.M. and P.M. peak
hour traffic generation, respectively. The traffic to be generated by the proposed
development (2209 SF cabinet shop/general industrial and 250 student private middle school)
may be summarized as follows:
Daily Traffic Generation - - 635 tpd
227 pht A.M. Peak Hour Traffic Generation
P.M. Peak Hour Traffic Generation - - 155 pht
- -
0 Traffic Equivalency Statement
June 5,2008 - Page 3
Job NO. 08-049
TRAFFIC GENERATION (CONTINUED)
The net decrease in traffic generation as a result of the proposed plan of development may be
summarized as follows:
88 tpd DECREASE
14 pht DECREASE
- DAILY -
A.M. PEAK HOUR -
P.M. PEAK HOUR -
-
16 pht DECREASE -
SITE RELATED IMPROVEMENTS
The A.M. and P.M. peak hour turning movement volumes and directional distributions at the
project entrance for the proposed development with no reduction for pass by credit or
existing use credits are shown in Tables 5 and 6 attached with this report. The following ’
summary applies: 0 DIRECTIONAL
DISTRIBUTION
(TRIPS IN / OUT)
A.M. Peak Hour = 126/10 1
P.M. Peak Hour = 72/83
As mentioned in the SITE DATA portion of this report, site access is existing via two (2) full
access driveway connections to Riverside Drive. It is proposed to relocate the southerly full
access driveway connection further to the south to increase stacking and improve internal
circulation. The northerly driveway connection will be converted to an exit only and the
southerly driveway connection will function essentially as an entrance only during the peak
drop off and pick up time periods. Based on the Turning Movement Worksheet attached
with this report and the Palm Beach County Engineering guideline used in determining the
need for turn lanes of 75 right turns or 30 left turns in the peak hour, it appears an exclusive
left turn lane on Riverside Drive as the project’s southerly entrance meets the criteria to
warrant a left turn lane. No turn lane is recommended at this location however, due to the
following:
Traffic Equivalency Statement
June 5,2008 - Page 4
Job NO. 08-049
SITE RELATED IMPROVEMENTS (CONTINUED)
1. The parcel has operated as a 250 student private school in the past with no
operational issues or constraints on Riverside Drive during the very short peak
pick up and drop off peak periods.
2. Modifications are being proposed to relocate the southerly driveway to
substantially increase the on-site stacking and cueing distances. The new
layout is expected to substantially approve operations for the facility.
CONCLUSION
The proposed private school is essentially a re-occupancy of a previous school use. The
reestablishment of the school use and the elimination of the office space (2209 SF cabinet
shop/industrial is to remain) will result in a reduction in trips from the previous uses and
therefore appears to meet the requirements of the Palm Beach County Traffic Performance
Standards. 0
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t001h;t-IilNO YlAN^JIWI- WOtX’~?ii
5601 Corportkte Way, Suite ZOO, West Pdm Beach, Florida 32407
Talephone (561) 478-7843 * Authorwtran No 36.52
SITE
TURNING MOVEMENT WORKSHEET
-- LEGEND
10 A.M. PEAK HOUR TURNING MOVEMENT
(1 2) P.M. PEAK HOUR TURNING MOVEMENT
BRIGHT FUTURES ACADEMY
08-049 AH 06-05-08
SIMMONS&WHITE
ENGINEERING I PLANNING I CONSULTING I SINCE 1982
BRIGHT FUTURES ACADEMY
Section 7, Township 42S, Range 43E
City of Palm Beach Gardens, Florida
Water Management Summary
Prepared: June, 2008
t’i 1 /. Suite 200 2L$J !,f (j q[(H West Palm Beach, Florida 33407 L
Cert. of Authorization 3452 p; :r .% :9, ‘”, t r
Simmons & White, Inc.
!j601 Corporate Way Suite 200 West Palm Beach Florida 33407
Certificate of Authorization Number 3452
T: 5 6 1.47 8.7 848 F: 5 6 1.478.3738 www. s i rn m o n sa n d w h i t e. co rn
hand Use Table: 0 Existing
13uilding 0.3 1
l?avement 0.63
Open 3.47
Total 4.4 1
ProposedlFinal
0.3 1
0.76
3.34
4.4 1
Additional Impervious area = 0.13 acres
Land Use Summary:
The proposed scheme of development will result in an increase in total impervious area
from the original condition. The existing site historically sheet flows to Riverside Drive.
The existing drainage patterns will be maintained and attenuation and water quality will
be provided for the additional impervious area in a depressed swale area on site prior to
sheet flow/overflow to Riverside Drive.
Attenuation will be provided for the runoff generated by the additional impervious area
based on the 3 year, 1 hour storm event in a depressed dry swale located on site. Water
quality requirements are met in this depressed area.
Water Quantity:
3 year, 1 hour event rainfall = 2.9”
Required storage Volume = 2.9”~ 0.13 ac
= 0.38 ac-in Provided in Depressed Area
Water Quality:
2 %” x % Increase in Impervious Area:
(0.13ac’) x 2 !h” x 0.63ac x 75% for Dry Treatment
(0.63)
= 0.24 ac-in
= 0.24 ac-in Required Water Quality 0.38 ac-in Provided in Depressed
Area
June 2,2008
Job NO. 08-049
DRAINAGE STATEMENT
Bright Futures Academy
10300 & 10350 Riverside Drive
City of Palm Beach Gardens, Florida
SITE DATA
The subject parcel is located on the east side of Riverside Drive just north of Pearl Street in
the City of Palm Beach Gardens, Florida and contains approximately 4.41 acres. The site is
currently developed with two (2) existing driveway connections to Riverside Drive and two
(2) buildings totaling 13,861 SF (all to remain). Proposed development consists of
refiirbishing the existing buildings to accommodate a 250 student middle school (a small
existing cabinet shop is also to remain). The relocation of one (1) driveway connection to
Riverside Drive and improvements to the existing parking and drive aisles are also proposed.
For additional information regarding site location and layout, please refer to the Site Plan
prepared by Urban Design Studio.
SITE DRAINAGE
This site is located within the boundaries of the City of Palm Beach Gardens and the South
Florida Water Management District C- 17 Drainage Basin. The site and those surrounding it
historically sheet flow to the existing swale system in Riverside Drive which discharges into
the existing canal along the west side of Riverside Drive. It is proposed that runoff from the
additional impervious area be directed to proposed on-site dry detention area(s) by means of
paved and/or grass swales. Legal positive outfall exists for the site via sheet flow connection
to the City of Palm Beach Gardens Riverside Drive right-of-way. Drainage design is to
address the following:
1. On-site detention of the additional runoff generated by the 3-year, 1-hour
storm event over the increase in impervious area.
Drainage Statement
Job No. 08-049 - June 2,2008 - Page 2
SITE DRAINAGE (CONTINUED)
2. On-site water quality treatment for the additional impervious area in
accordance with City of Palm Beach Gardens and South Florida Water
Management District criteria.
Required permits/approvals shall include the following:
1.
2.
City of Palm Beach Gardens Infrastructure Permit
City of Palm Beach Gardens Right-of-way Permit
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June 24,2008
Ms. Kara L. Irwin
Growth Management Administrator
City of Palm Beach Gardens
10500 North Military Trail
Palm Beach Gardens, FL 33410
Re: PBG Petition CUMJ-08-06-000012: Bright Futures Academy
Dear Ms. Irwin:
We are in receipt of the attached notice related to a public hearing that will be
held on Tuesday, June 24,2008 regarding a proposed public charter school use to
be located at 10300 and 10350 Riverside Drive in Palm Beach Gardens ("Project").
As you may be aware, Gardens Commerce Center Property Owners Association,
Inc., is the owner of the recently constructed Gardens Commerce Center, and
Riverside Drive Investors, LLC, is the owner of the Riverside Commerce Park and
Riverside Business Center projects that are currently under review by the City, all of
which are within 500 feet of the proposed Project. In fact, Riverside Commerce
Park shares a portion of its southern property line with the Project.
We have collectively reviewed the proposed site plan and narrative submitted with
the development application for the Project. Although we have no objection
directly related to the proposed improvements or use, we feel is critical to the
success of our projects to ensure that our rights with respect to future light industrial
uses that desire to occupy our properfies along Riverside Drive, some of which may
require approval by the City staff and City Council and which may or may not
necessarily be compatible with a public charter school, are preserved.
The Project is proposed to be located within the City's M-IA Light Industrial District
that is meant to be "composed of land and structures suitable for light
manufacturing, wholesaling, and similar uses." Our companies have made
significant capital investments in our properties along Riverside Drive in the hopes of
attracting first class light industrial tenants into the City of Palm Beach Gardens.
Accordingly, it is our position that any future uses that are proposed to be located
within the M-1A district along Riverside Drive that are permitted either by right or as
a conditional use should not be looked upon unfavorably by the City or by the
applicant due to the proximity of such uses to a charter school that is located within
an industrially-zoned area.
In an effort to bring resolution to this matter and provide our support for the Project,
we have asked Mr. Michael Sanchez, of Johnston Group Land Development
Consultants, Inc., to contact the applicant's agent with regard to the
.
cv
Ms. Kara 1. Irwin
June 24,2008
Page 2 of 2
aforementioned concerns. We have respectfully requested that the applicant
acknowledge that (1) significant capital investments have been made to
neighboring light-industrial properties prior to the school locating to this location; (2)
the Project is to be located in a light industrial zoning district that does, and will
continue to, contain light-industrial uses that may or may not be compatible to a
public charter school: and (3) the applicant will not object to future uses along
Riverside Drive that are permitted or conditional in the Ml-A zoning district by
reason of its use being a school. Further, we are requesting that such
acknowledgement be provided in (1) the form of a condition of approval in the
project's development order; and/or (2) a format that can be recorded in the
Public Records of Palm Beach County and is binding of the applicant's successors
and/or assigns with respect to the ownership of all or a portion of the property on
which the Project is located.
We will keep you apprised as to progress of our communications with the applicant.
Should you wish to discuss this matter with us, please contact Mr. Sanchez at (561)
69 1-4552.
Sincerely, n
Thomas R. Gibson
Riverside Drive Investors, LLC
Glenn E. Straub
Property Owners Association
* Gardens Commerce Center
COMMENTS FROM THE PUBLIC Request to Address City Council Please Print City: ‘PBG , J=L Members of the public may address the City Council during the “Comments by the Public” portion of the agenda and during “Public Hearings”. This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes.
COMMENTS FROM THE PUBLIC Request to Address City Council Please Print Name: /&&le/ Address: &&I City: Members of the public may address the City Council during the “Comments by the Public” portion of the agenda and during “Public Hearings”. This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes.
Members of the public may address the City Council during the “Comments by the Public” portion of the agenda and during “Public Hearings”. This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes.
Members of the public may address the City Council during the “Comments by the Public” portion of the agenda and during “Public Hearings”. This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes.
AGENDA
CITY OF PALM BEACH GARDENS
PLANNING, ZONING AND APPEALS BOARD
TUESDAY, JUNE 24,2008 AT 6:30 P.M.
COUNCIL CHAMBERS
CALLTOORDER
PLEDGE OF ALLEGIANCE
ROUCALL
e
e APPROVAL OF MINUTES:
REPORT BY THE GROWTH MANAGEMENT ADMINISTRATOR KARA IRWIN
PLANNING, ZONING AND APPEALS BOARD
Regular Members: Alternates:
Craig K&e (Chair)
Douglas Pennell (Vice Chair)
Barry Present
Randolph Hansen
Dennis Solomon
Michael Panczak
Joy Hecht (lst Alt.)
Amir Kanel (2"d Alt.)
Planning, Zoning and Appeals Board
June 24,2008
1. Public Workshop:
Petition CUMJ-07-08000011- Palm Beach Community Church DaycadPreschool
Major Conditional Use and Site Plan Approval
A request by Cotleur & Hearing, agent, on behalf of Palm Beach Community Church for
approval of a request to allow a Major Conditional Use of a preschool/daycare for a
maximum of 85 students within Building G of the Borland Center at Midtown. The
approximately 47-acre Planned Unit Development is located on the north side of PGA
Boulevard between Carden Square Boulevard and Shady Lakes Drive.
Project Manager Jackie Ho~oman, P1atmerjholloman@.ub&.ccin (799-4237)
2.
Recommendation to City Council:
Ex Parte CommuniC-ation (PubZic Hearing)
Petition CUMJ-08-06-0000012 - Bright Futures Academy, Riverside Drive Campus
Major Conditional Use Approval, and Site Plan Approval
A request by Ms. Anne Booth of Urban Design Studio, on behalf of Riverside Storage,
LLC, for a major conditional use to allow a public school, and a site plan approval to
allow the renovation of aistirmg structures, and improvements to the site for a charter
school to be known as the “Bright Futures Academy”. The approximately two-acre site
is located on two parcels of land, at 10300 and 10350 Riverside Drive, and is
approximately one-quarter mile south of the intersection of Riverside Drive and Bums
Road.
meat Manager: Stephen Maya, Senior planner smaver@ubzfI.com (799-4217)
3. OLD BUSINESS
4. NEWBUSINESS
5. ADJOURNMENT
In accordance with the Americans with DhabiIities Act and Florida Stahtte 286.26, persons with disabilities needmg special ucmmmodations to
participate in this proceeakg shki cotdact the City Clerk’s O#?ce, 110 later than@ dayJ prior io the proceedmg, at telephone number (561)
799-4120 for assislrulce; zfkaring impaired tekphone the Floricla Reby Sewice Numben (8W) 955-8771 (TDD) or (800) 955-8770 VOICE),
for assistance. Ifaprson Acides to qped q decision made by the Flaming, Zoning and Appeals Board Local Phmg Agency, or Land
Development Regukztiom Commissioq with respect to any mmer considered at such meeting or hem‘ng, they will need a record of rhe
proceedings; and for such, they mny need io ensure that a verbatim record ofthe proceedings is made, which record inck&s the testimwy and
evidmce upon which the appeal is to be based Exact legal description and/or mey for the cases may be ob.?zinedpom the files in the Growth
Management Department.
Common@ agenda 06-24-2008.doo
2
CITY OF PALM BEACH GARDENS
MEMORANDUM
I DATE:
June 13,2008
TO:
FROM: Jackie Holloman, AICP, Plann
THRU: Kara Irwin, AICP, Growth Management Administrator
SUBJECT: PZAB Public Workshop Meeting -June 24,2008,6:30 p.m.
Planning, Zoning, and Appeals Board Members
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Petition CUMJ-07-08-000011: Palm Beach Community Church Daycarel Preschool
Public Workshop: A request by Cotleur & Hearing, agent, on behalf of Palm Beach
Community Church for approval of a request to allow a Major Conditional Use and site
plan approval for a preschoolldaycare for a maximum of 85 students within Building G
of the Borland Center at Midtown. The approximately 47-acre Planned Unit Development
(PUD) is located on the north side of PGA Boulevard between Garden Square Boulevard 0 and Shady Lakes Drive.
Please be advised there is no staff report submitted for the subject Palm Beach Community
Church Daycare/Preschool petition at this time. The petition will be presented by the applicant
at a Public Workshop during the June 24, 2008, Planning, Zoning, and Appeals Board (PZAB)
meeting.
All certification issues previously noted by the Development Review Committee (DRC)
members have been addressed. Any revisions required to the plans will be made following the
Public Workshop. Attached are memos from the DRC members, which include their proposed
conditions of approval.
Staff will be present to answer any questions regarding the petition. Please contact Jackie
Holloman, Planner, at 799-4237, if you have any questions or require additional information
prior to the meeting.
Attachments: Applicant's Narrative
Location Map
Development Review Committee (DRC) Comments
Reduced Plans
Case files/Midtown/Staff cover Memo Public Workshop PB Community Church daycare.doc