PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION Application No.: DOA-2014-01111 Application Name: World Class Academy Control No.: 1998-00052 Applicant: World Class Academy Inc Owners: World Class Academy Inc Agent: Jon E Schmidt & Associates - Chris Traikoff Telephone No.: (561) 684-6141 Project Manager: Carrie Rechenmacher, Senior Site Planner TITLE: a Development Order Amendment REQUEST: to reconfigure the site plan; add square footage; add children; and, modify Conditions of Approval (Engineering; Use Limitation, and Landscaping). APPLICATION SUMMARY: Proposed is a Development Order Amendment (DOA) for the World Class Academy Day Care Center (previously known as the Holland Day School). The 2.13-acre site was last approved by the Board of County Commissioners (BCC) on March 31, 2010 to allow two buildings, A and B, containing 6,367-square feet (sq. ft.) for a 144-person day care center. The Applicant is proposing a modification to the site plan to add a new 3,518 sq. ft. structure (Building C) and add an additional 80 children for a total of 9,885 sq. ft. and 224 children. The overall parking spaces will increase from 21 spaces to 36 parking spaces which includes 12 Drop-Off spaces. Access to the site will remain as previously approved with 2 access points from Northlake Boulevard and 1 ingress only from North Virginia Avenue. SITE DATA: Location: Southwest corner of Northlake Blvd. and Virginia Avenue. (World Class Academy) Property Control Number(s) 00-42-42-24-16-001-0000 Existing Land Use Designation: Low Residential (LR-1) Proposed Land Use Designation: No Proposed Change Existing Zoning District: Residential Transitional (RT) Proposed Zoning District: No Proposed Change Acreage: 2.13 acres Tier: Urban/Suburban Overlay District: N/A Neighborhood Plan: N/A CCRT Area: N/A Municipalities within 1 Mile Riviera Beach, Palm Beach Gardens Future Annexation Area Palm Beach Gardens RECOMMENDATION: Staff recommends approval subject to 25 Conditions of Approval as indicated in Exhibit C. PUBLIC COMMENT SUMMARY: At the time of publication, Staff had received 1 contact from the public regarding this project, who is representing a number of the homeowners of the Square Lake residential development. The residents have various questions about traffic and turn lanes on Northlake Boulevard. The County Traffic Division has been working with the residents and a meeting with the District Commissioner has been scheduled. PROJECT HISTORY: Application No. Resolution and Request Approval Date CA-1998-00052 R-1998-1796 Class A approval for a Private School October 22, 1998 144 children ZC January 9, 2015 Page 66
ABDB/Z/CA-2009-04537 R-2010-0443; 0444; 0445; Revoke approval for a Private School, Rezone from RE to RT; CA for a Day Care (144 persons); March 31, 2010 SURROUNDING LAND USES: NORTH: FLU Designation: High Residential (HR-8) Zoning District: Multi-Family Residential (Medium Density) District (RM) Supporting: Multi family residential (Highland Pines) SOUTH: FLU Designation: Low Residential (LR-1) Zoning District: Residential Estate District (RE) Supporting: Single family residential EAST: FLU Designation: Commercial Low, with an underlying LR-1 (CL/1) Zoning District: Specialized Commercial/Special Exception (CS/SE) Supporting: Office Buildings (Control Name, Northlake Corporate Park, Control No.1978-00154) WEST: FLU Designation: Low Residential (LR-1) Zoning District: Residential Transitional District (RT) Supporting: Undeveloped approved for a Private School (Control Name, Levy Learing Center Control No. 2005-00193 FINDINGS: Conditional Uses, Requested Uses and Development Order Amendments: When considering a Development Order application for a Conditional or Requested Use, or a Development Order Amendment, the BCC and ZC shall consider Standards 1 8 listed in Article 2.B.2.B. of the ULDC. The Standards and Staff Analyses are indicated below. A Conditional or Requested Use or Development Order Amendment which fails to meet any of these standards shall be deemed adverse to the public interest and shall not be approved. 1. Consistency with the Plan The proposed use or amendment is consistent with the purposes, goals, objectives and policies of the Plan, including standards for building and structural intensities and densities, and intensities of use. Consistency with the Comprehensive Plan: The proposed use or amendment is consistent with the Goals, Objectives and Policies of the Comprehensive Plan, including previous Land Use Amendments, densities and intensities of use. Relevant Comprehensive Plan Policies: Per FLUE Policy 2.2.8-a, Institutional uses are allowed in all Future Land Use designations. A day care is considered an Institutional use. Intensity: The request for a total of 9,885 square feet, equates to a built FAR of approximately 0.10 (9,885 total built square footage / 92,611 total square feet of the property = 0.106 built FAR). The maximum Floor Area Ratio (FAR) of.35 (w/o PDD) is allowed for a non-residential project with a LR-1 FLU designation in the Urban/Suburban Tier, which equates to a maximum 32,473 square feet (2.13 acres x 43,560 square feet x.35 maximum FAR = 32,473.98 maximum square feet). Special Overlay District/ Neighborhood Plan/Planning Study Area: The property is not located in a Special Overlay District/ Neighborhood Plan or Planning Study Area. 1. Consistency with the Code - The proposed use or amendment complies with all applicable standards and provisions of this Code for use, layout, function, and general development characteristics. The proposed use also complies with all applicable portions of Article 4.B, SUPPLEMENTARY USE STANDARDS. ZC January 9, 2015 Page 67
The proposed amendment complies with all applicable standards and provisions of this Code for use, layout, function, and general development characteristics. The proposed use also complies with all applicable portions of ULDC Article 4.B, Note 40. Day Care, Supplementary Use Standards o Previous Conditions In addition to minimum code requirements, the site complies with the Conditions of Approval that were previously approved by Resolution 2010-0445 which address the Site Plan, Engineering and Traffic, Landscaping, Lighting, Hours of Operation, and Signage. These Conditions are being carried forward and will remain in effect. o Use Specific Conditions Use Limitation Condition 4 limits hours of operation for outdoor activities from 6:00 a.m. to 7:00 p.m. daily. Use Limitation Condition 4 requires notification of the Square Lake neighborhood residential area if the use changes from a child day care to an adult day care facility as the ULDC does not differentiate, except by the licensing agencies, for a child versus an adult day care use. These previous Conditions of Approval are being carried forward and will remain in effect. o South Property Line To protect the existing residential uses directly adjacent to the south, Staff recommends a Use Limitation Condition 5 to maintain the 50 foot setback from the south property line and to not allow any Day Care outdoor activities in this area. The Preliminary Site Plan (PSP now includes parking in the east 85 feet of the south portion of the site which abuts residential uses. A minimum 15-foot Type II Incompatibility buffer shall also be maintained along the south property line, and included as part of the 50 foot setback and open space area along the south property line. o Landscape Buffers The site plan indicates a 20-foot Right-of-Way (ROW) buffer along the north property line adjacent to Northlake Boulevard and a 15-foot ROW buffer along the east property line adjacent to Virginia Avenue. An approval for a school is directly to the west of this site; however, the school was never approved or constructed and this property remains vacant and has residential zoning district and land use. Therefore, a minimum 15-foot Type II Incompatibility buffer shall be provided along the west property line. Staff also included in Use Limitation Condition 5. a minimum 25-foot setback and open space area along the west property line. o Parking Article 6 of the ULDC for day care centers greater than 100 students licensed capacity, are required to provide 1 space per 10 persons; plus 1 drop off stall per 20 persons. The overall parking spaces will increase from 21 spaces which includes 7 drop off spaces to 36 parking spaces which includes 12 Drop-Off spaces. The minimum required parking is 33 parking spaces and provided are 36 parking spaces. o Architecture Preliminary Architectural elevations have been provided for the new Building C. The elevations are dated July 25, 2014 and are consistent with the remainder of the development and also are in compliance with Article 5.C. Staff has added an Architectural Condition specifying compliance with the elevations provided. o Signage Signage is existing on the site and will not be modified. The existing signage meets the Conditions of Approval limiting the site to one sign on Northlake Boulevard and one sign on Virginia Avenue and both signs are limited to a maximum of 60 square feet and 6 feet in height. ZC January 9, 2015 Page 68
2. Compatibility with Surrounding Uses The proposed use or amendment is compatible and generally consistent with the uses and character of the land surrounding and in the vicinity of the land proposed for development. The proposed amendment is compatible with the non-residential and residential uses surrounding the project and is compatible with the character of land surrounding the development. The proposed Site Plan amendment for an expansion of the current use will not create any compatibility issues with the surrounding properties and is consistent with previous approvals for the site. Compatibility has been previously addressed through Conditions of Approval. To protect the existing residential uses, Staff recommends a Condition to maintain the 50-foot setback from the south property line and to not allow any outdoor activities in this area. The PSP does indicate an expanded parking area located on the eastern 90 feet of the south property line to support the request for the additional 80 children and 3,518 square feet for Building C. However, a minimum fifteen foot Type II Incompatibility buffer shall be provided along the entire south property line. The PSP indicates a 25 foot buffer area along the west property line and a minimum fifteen foot Type II Incompatibility buffer shall be provided. The Property Owner stated in their Justification Statement that their attempt to purchase the site to west approved for a private school (Levy Learning Center) was unsuccessful. Since the approval for a private school was never constructed this vacant land would have allowed for a logical and more spacious expansion of the World Class Day Care. However this was not an option for the Applicant. 3. Design Minimizes Adverse Impact The design of the proposed use minimizes adverse effects, including visual impact and intensity of the proposed use on adjacent lands. The proposed amendment to add a structure and additional children is internal to the site. The design minimizes adverse effects, including visual impact and intensity of the proposed use on adjacent lands. Preliminary Architectural elevations have been included with the request., the site minimizes adverse impact by meeting the standards and requirements of the ULDC for parking, landscaping and signage and subject to Conditions of Approval. No new access points are proposed. The addition of square footage does not impact the adjacent residential area because of the layout, and the proposed parking and building will blend in visually with the existing site. Architectural character and prevalent theme are carried forward with the new structure of Building C. The design minimizes adverse effects, including visual impact and intensity of the proposed use on adjacent lands. See also Criteria 2, Consistency with Code and Criteria 3 Compatibility with Surrounding Area. 4. Design Minimizes Environmental Impact The proposed use and design minimizes environmental impacts, including, but not limited to, water, air, storm water management, wildlife, vegetation, wetlands and the natural functioning of the environment. ENVIRONMENTAL RESOURCE MANAGEMENT COMMENTS: VEGETATION PROTECTION: The property has been previously developed. The proposed modifications will not significantly impact the existing native vegetation. WELLFIELD PROTECTION ZONE: The property is not located with a Wellfield Protection Zone. IRRIGATION CONSERVATION CONCERNS AND SURFACE WATER: All new installations of automatic irrigation systems shall be equipped with a water sensing device that will automatically discontinue irrigation during periods of rainfall pursuant to the Water and Irrigation Conservation Ordinance No. 93 3. Any non stormwater discharge or the maintenance or use of a connection that results in a non stormwater discharge to the stormwater system is prohibited pursuant to Palm Beach County Stormwater Pollution Prevention Ordinance No. 93 15. ENVIRONMENTAL IMPACTS: There are no significant environmental issues associated with this petition beyond compliance with ULDC requirements. 5. Development Patterns The proposed use or amendment will result in a logical, orderly and timely development pattern. ZC January 9, 2015 Page 69
The proposed amendment will add an additional structure and children to an existing use and will be consistent with the current development for impact and architectural consistency. The proposed use or amendment will result in a logical, orderly and timely development pattern. 6. Adequate Public Facilities The extent to which the proposed use complies with Art. 2. F, Concurrency. ENGINEERING COMMENTS: Previously approved traffic from this project is 236 trips per day with 39 trips during both the a.m. and p.m. peak hours. Additional traffic expected by the proposed expansion is 130 trips per day with 21 trips during the a.m. and 22 trips during the p.m. peak hour. Additional traffic is subject to review for compliance with Traffic Performance Standards (TPS). The project has insignificant impact on the surrounding roadway network. In order to mitigate traffic impact to the adjacent roadway, the Property Owner must lengthen the existing east approach left turn lane on Northlake Boulevard at Bates Road to a minimum of 400 feet with a 50-foot taper. The Property Owner shall obtain an onsite Drainage Permit from the Palm Beach County Engineering Department, Permit Section, prior to the application of a Building Permit. The Property Owner shall obtain a Right of Way Permit from the Palm Beach County Engineering Department, Permit Section, for any work within Northlake Boulevard and North Virginia Avenue. PALM BEACH COUNTY HEALTH DEPARTMENT: No Staff Review Analysis FIRE PROTECTION: No Staff Review Analysis SCHOOL IMPACTS: No Staff Review Analysis PARKS AND RECREATION: No Staff Review Analysis 7. Changed Conditions or Circumstances There are demonstrated changed conditions or circumstances that necessitate a modification. The Applicant states the site currently approved for a General Day Care Center for 144 children, is successful and the demand for increased capacity has resulted in the request to allow for the expansion. The Property Owner wishes to expand at this location to accommodate an additional 80 children and a new 3,518 square foot structure. The PSP indicates 3 buildings for a total of 9,885 square feet and 224 children on the 2.13 acre site. This location is suitable for this use because it is close to places of employment and residential uses, is close to a main intersection, and can provide services that parents use on a daily basis. CONCLUSION: Staff has evaluated the standards listed under Article 2.B.2.B 1-8 and determined that there is a balance between the need for change and the potential impacts generated by this change. Therefore, Staff is recommending approval of the request. Staff has also determined that any of the potential impact and incompatibility issues will be adequately addressed subject to the recommended Conditions of Approval. ZC January 9, 2015 Page 70
CONDITIONS OF APPROVAL Exhibit C Development Order Amendment ALL PETITIONS 1. Previous ALL PETITIONS condition 1 of Resolution R-2010-445, Control No.1998-00052, which currently states: Development of the site shall be generally consistent with the preliminary site plan dated December 23, 2009, and approved by the Board of County Commissioners. Modification of the site design may be allowed pursuant to Conditions of Approval or are in accordance with Article 2 of ULDC. Replacement of a use by another use listed as permitted by right or permitted subject to approval by the DRO may be allowed subject to approval by the DRO. All other modifications exceeding those thresholds established by Conditions of Approval or the ULDC must be approved by the Board of County Commissioners. (ONGOING: ZONING-Zoning ) Is hereby amended to read: The approved Preliminary Site Plan is dated October 27, 2014. Modifications to the Development Order inconsistent with the Conditions of Approval, or changes to the uses or site design beyond the authority of the Development Review Officer as established in the Unified Land Development Code, must be approved by the Board of County Commissioners or the Zoning Commission (ONGOING: ZONING - Zoning) 2. All previous Conditions of Approval applicable to the subject property, as contained in Resolution R-2010-0444 (Control 1988-00052), and Resolution R-2010-0445 (Control 1988-00052), have been consolidated as contained herein. The Property Owner shall comply with all previous Conditions of Approval and deadlines previously established by Article 2.E of the Unified Land Development Code (ULDC) and the Board of County Commissioners, unless expressly modified. (ONGOING: MONITORING - Zoning) ARCHITECTURAL REVIEW 1. At time of submittal for Final Approval by the Development Review Officer (DRO), the Architectural Elevations for the Day Care Center shall be submitted for review and approval by the Zoning Division. Architectural Elevations shall comply with the standards indicated in Article 5.C of the Unified Land Development Code (ULDC) and shall be generally consistent with the Architectural Elevations dated July 25, 2014. Development shall be consistent with the approved Architectural Elevations, the DRO approved Final Plan, all applicable Conditions of Approval, and all ULDC requirements. (DRO/ONGOING: ZONING - Zoning ENGINEERING 1. Previous ENGINEERING condition 1 of Resolution R-2010-445, Control No.1998-00052, which currently states: In order to comply with the mandatory Traffic Performance Standards, the Property Owner shall be restricted to the following phasing schedule: a. No Building Permits for the site may be issued after December 31, 2012. A time extension for this condition may be approved by the County Engineer based upon an approved Traffic Study which complies with Mandatory Traffic Performance Standards in place at the time of the request. This extension request shall be made pursuant to the requirements of Article 2, Section E of the Unified Land Development Code. (DATE: MONITORING - Engineering) Is hereby amended to read: In order to comply with the mandatory Traffic Performance Standards, the Property Owner shall be restricted to the following phasing schedule: a. No Building Permits for the site may be issued after December 31, 2019. A time extension for this condition may be approved by the County Engineer based upon an approved Traffic Study which complies with Mandatory Traffic Performance Standards in place at the time of the request. This ZC January 9, 2015 Page 71
extension request shall be made pursuant to the requirements of Article 2, Section E of the Unified Land Development Code. (DATE: MONITORING - Engineering) 2. Prior to Final DRO approval of the site plan associated with Application ABZ/Z/CA-2009-4537, the site plan shall be amended as follows: a. A 45-foot turning outer turning radius for Fire Department access on North Virginia Avenue, or as otherwise approved by the County Engineer and the Fire Department. (DRO: ENGINEERING - Engineering) [Note: COMPLETED] b. The sign proposed near the entrance on North Virginia Avenue as well as any existing trees shall be relocated, as necessary, to accommodate Fire Department Access. (DRO: ENGINEERING - Engineering) [Note: COMPLETED] c. The ingress on North Virginia Avenue shall be a minimum of 15.6 feet in width at the right of way line. (DRO: ENGINEERING - Engineering) [Note: COMPLETED] d. The signage for the site shall include a message for the Fire Department that access to the site is from North Virginia Avenue. (BLDGPMT/DRO: ENGINEERING - Engineering) [Note: COMPLETED] (Previous ENGINEERING condition 2 of Resolution R-2010-445, Control No.1998-00052) 3. Previous ENGINEERING condition 3 of Resolution R-2010-445, Control No.1998-00052, which currently states: Prior to February 25, 2011, the Property Owner shall provide by warranty deed submitted to Palm Beach County Land Development Division for sufficient right of way along Northlake Boulevard such that the sidewalk on the south side of Northlake Boulevard is entirely within Palm Beach County right of way. Right of way conveyance shall be free and clear of all encumbrances and encroachments, except said sidewalk. Property Owner shall provide Palm Beach County with sufficient documentation acceptable to the Right of Way Acquisition Section to ensure that the property is free of all encumbrances and encroachments. The Property Owner shall not record these required deeds or related documents. Palm Beach County will prepare a tax pro-ration. A check, made payable to the Tax Collector's Office, shall be submitted by the Property Owner for the pro-rated taxes. After final acceptance, Palm Beach County shall record all appropriate deeds and documents. Is hereby amended to read: Prior to December 31, 2015, the Property Owner shall provide by easement submitted to Palm Beach County Land Development Division for sufficient right of way along Northlake Boulevard such that the sidewalk on the south side of Northlake Boulevard is entirely within right of way or covered by easement. (DATE: MONITORING - Engineering) 4. The developer shall modify the western driveway on Northlake Boulevard to be egress only and modify the driveway on North Virginia Avenue to allow ingress only from the north. Any and all costs associated with the construction shall be paid by the Property Owner. These costs shall include, but are not limited to, utility relocations and acquisition of any additional required right-of-way. a. Permits required for improvements identified above shall be obtained from Palm Beach County prior to February 25, 2011. (DATE: MONITORING - Engineering) [Note: COMPLETED] b. Construction shall be completed prior to use of the site for a general daycare. (BLDGPMT/CO/ONGOING: ENGINEERING - Engineering) [Note: COMPLETED] (Previous ENGINEERING condition 4 of Resolution R-2010-445, Control No.1998-00052) 5. The Property Owner shall lengthen the existing east approach left-turn lane on Northlake Blvd. at Bates Rd. to a minimum of 400 feet in length plus 50-foot paved taper, or as approved by the County Engineer. Any and all costs associated with the construction shall be paid by the Property Owner. These costs shall include, but are not limited to, utility relocations and acquisition of any additional right-of-way. a. Permits required from Palm Beach County for this construction shall be obtained prior to the issuance of the first building permit. (BLDGPMT: MONITORING - Engineering) b. Construction shall be completed prior to the issuance of the first Certificate of Occupancy. (CO: MONITORING - Engineering) ZC January 9, 2015 Page 72
ENVIRONMENTAL 1. Previous ENVIRONMENTAL condition 1 of Resolution R-2010-445, Control No.1998-00052, which currently states: A Wellfield Affidavit of Notification shall be submitted to Environmental Resources Management prior to DRO site plan certification. (DRO: ERM-ERM) Is hereby amended to read: A Wellfield Affidavit of Notification shall be submitted to Environmental Resources Management prior to DRO site plan certification. (DRO: ERM-ERM) (DRO: ENVIRONMENTAL RESOURCES MANAGEMENT - Environmental Resources Management) LIGHTING 1. All outdoor lighting shall be upgraded to meet current code requirements in effect at the time of this approval of March, 2010. (ONGOING: CODE ENF - Zoning) [Note: COMPLETED] (Previous LIGHTING condition 1 of Resolution R-2010-445, Control No.1998-00052) 2. All outdoor, freestanding lighting fixtures shall not exceed twenty-five (25) feet in height measured from finished grade to highest point. (ONGOING: BUILDING DIVISION - Zoning) (Previous LIGHTING condition 2 of Resolution R-2010-445, Control No.1998-00052) 3. Any exterior lighting south of a seventy-five (75) foot setback from Northlake Boulevard shall be extinguished by 7:30 PM. This condition excludes security lighting for the building. (ONGOING: CODE ENF - Zoning) (Previous LIGHTING condition 3 of Resolution R-2010-443, Control No.1998-00052) 4. The lighting conditions above shall not apply to proposed low voltage landscape/accent type lights used to emphasize plant material. (ONGOING: CODE ENF - Zoning) [Note: COMPLETED] (Previous LIGHTING condition 4 of Resolution R-2010-445, Control No.1998-00052) SIGNS 1. Freestanding signs fronting on Northlake Boulevard shall be limited as follows: a. maximum sign height, measured from finished grade to highest point - six (6) feet; b. maximum sign face area per side - sixty (60) square feet; c. maximum number of signs - one (1); d. style - monument style only. (ONGOING: BUILDING DIVISION - Zoning) (Previous SIGNS condition 1 of Resolution R-2010-445, Control No.1998-00052) 2. Freestanding signs fronting on North Virginia Avenue shall be limited as follows: a. maximum sign height, measured from finished grade to highest point - six (6) feet; b. maximum sign face area per side - sixty (60) square feet; c. maximum number of signs - one (1); d. style - monument style only; and e. location - at the intersection of Northlake Boulevard and North Virginia Avenue. (ONGOING: BUILDING DIVISION - Zoning) (Previous SIGNS condition 2 of Resolution R-2010-445, Control No.1998-00052) USE LIMITATIONS - DAY CARE 1. Hours of operation for outdoor activities shall be limited to 6:00 a.m. to 7:00 p.m. daily. (ONGOING: CODE ENF - Zoning) [Note: COMPLETED] (Previous USE LIMITATIONS - DAY CARE condition 1 of Resolution R-2010-445, Control No.1998-00052) 2. Previous USE LIMITATIONS - DAY CARE condition 2 of Resolution R-2010-445, Control No.1998-00052, which currently states: The daycare shall be limited to one-hundred forty-four persons. (ONGOING: CODE ENF - Zoning) Is hereby amended to read: ZC January 9, 2015 Page 73
The daycare shall be limited to two-hundred and twenty-four (224) persons. (ONGOING: CODE ENF - Zoning) USE LIMITATIONS 3. Hours of operation are limited to 6:00 AM to 8:00 PM. (ONGOING: CODE ENF - Zoning) (Previous USE LIMITATIONS condition 3 of Resolution R-2010-443, Control No.1998-00052) 4. The Property Owner shall notify the Square Lake neighborhood residents of any change of use from child day care to adult day care and shall hold a community meeting to discuss the neighborhood concerns. (ONGOING: CODE ENF - Zoning) (Previous USE LIMITATIONS condition 4 of Resolution R-2010-443, Control No.1998-00052) 5. All structures, play equipment or day care outdoor activity areas, shall maintain a minimum fifty (50) foot setback from the south property line and a twenty-five (25) foot setback from the west property line. (ONGOING: ZONING - Code Enforcement) COMPLIANCE 1. In granting this approval, the Board of County Commissioners relied upon the oral and written representations of the Property Owner/Applicant both on the record and as part of the application process. Deviations from or violation of these representations shall cause the approval to be presented to the Board of County Commissioners for review under the compliance condition of this approval. (ONGOING: MONITORING - Zoning) (ONGOING: MONITORING - Zoning) 2. Failure to comply with any of the Conditions of Approval for the subject property at any time may result in: a. The Issuance of a Stop Work Order; the Issuance of a Cease and Desist Order; the Denial or Revocation of a Building Permit; the Denial or Revocation of a Certificate of Occupancy; the Denial of any other Permit, License or Approval to any developer, owner, lessee, or user of the subject property; the Revocation of any other permit, license or approval from any developer, owner, lessee, or user of the subject property; the Revocation of any concurrency; and/or b. The Revocation of the Official Map Amendment, Conditional Use, Requested Use, Development Order Amendment, and/or any other zoning approval; and/or c. A requirement of the development to conform with the standards of the Unified Land Development Code at the time of the finding of non-compliance, or the addition or modification of conditions reasonably related to the failure to comply with existing Conditions of Approval; and/or d. Referral to Code Enforcement; and/or e. Imposition of entitlement density or intensity. Staff may be directed by the Executive Director of PZ&B or the Code Enforcement Special Master to schedule a Status Report before the body which approved the Official Zoning Map Amendment, Conditional Use, Requested Use, Development Order Amendment, and/or other zoning approval, in accordance with the provisions of Section 2.E of the ULDC, in response to any flagrant violation and/or continued violation of any Condition of Approval. (ONGOING: ZONING - Zoning) DISCLOSURE 1. All applicable state or federal permits shall be obtained before commencement of the development authorized by this Development Permit. ZC January 9, 2015 Page 74
Figure 1 Land Use Map ZC January 9, 2015 Page 75
Figure 2 Zoning Map ZC January 9, 2015 Page 76
Figure 3 Aerial ZC January 9, 2015 Page 77
Figure 4 Preliminary Site Plan Dated November 11, 2014 Figure 5 Preliminary Regulating Plan dated August 25, 2014 ZC January 9, 2015 Page 78
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Figure 6 Preliminary Architectural Elevations dated July 25, 2014 Page 1 ZC January 9, 2015 Page 80
Figure 7 Preliminary Architectural Elevations dated July 25, 2014 Page 2 ZC January 9, 2015 Page 81
Figure 8 Approved Site Plan dated April 14, 2010 ZC January 9, 2015 Page 82
Exhibit D: Disclosures ZC January 9, 2015 Page 83
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