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Boynton Town Center PROJECT NAME: Boynton Town Center Development paz BuUdlng Englne,rlng Oee. License Deputy City Clerk Mr. Russell C. Morrison, P.E. with Kimley-Horn and Associate FTHE DEVELOPMENT ( DER OF THE CITY COMMISSIOt CITY Of BOYNTON BEACH, FLORIDA AGENT: APPLICANT'S ADDRESS: 1450 South Johnson Ferry Road, Suite 100 Atlanta, Georgia 30319 DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: September 20, 2005 TYPE OF RELIEF SOUGHT: New site plan approval to construct 231,000 square feet of retail, 13,771 square feet of restaurant, and 4,127 square feet of office on a 24.65- acre parcel in the Community Commercial (C-3) zoning district. LOCATION OF PROPERTY: Northeast corner of Old Boynton Road and Congress Avenue (Exhibit "A") DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO. X THIS MATTER came before the City Commission of the City of Boynton Beach, Florida appearing on the Consent Agenda on the date above. The City Commission hereby adopts the findings and recommendation of the Planning and Development Board, which Board found as follows: OR THIS MATTER came on to be heard before the City Commission of the City of Boynton Beach, Florida on the date of hearing stated above. The City Commission having considered the relief sought by the applicant and heard testimony from the applicant, members of city administrative staff and the public finds as follows: 1. Application for the relief sought was made by the Applicant in a manner consistent with the requirements of the City's Land Development Regulations. 2. The Applicant LHAS HAS NOT established by substantial competent evidence a basis for the relief requested. 3. The conditions for development requested by the Applicant, administrative staff, or suggested by the public and supported by substantial competent evidence are as set forth on Exhibit "c" with notation "Included". 4. The Applicpnt's application for relief is hereby ~ GRANTED subject to the conditions referenced in paragraph 3 hereof. DENIED 5. This Order shall take effect immediately upon issuance by the City Clerk. 6. All further development on the property shall be made in accordance with the terms and conditions of this order. 7. Other DATED: q~c5l3 -05 S:IPlanningISHAREDlWPIPROJECTSlBoynton Village-Boynton Town Center IIBoynton Town enter (Target) NWSP 05-003100.00< EXHIBIT "C" Conditions of Approval Project name: Boynton Town Center File number: NWSP 05-003 Reference: 3rd review revised plans identified as a New Site Plan with a August 9. 2005 Planning and Zoning Department date stamp marking. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: None X PUBLIC WORKS - Traffic Comments: None X ENGINEERING DIVISION Comments: 1. Full Drainage plans, including drainage calculations, in accordance with the X LDR, Chapter 6, Article IV, Section 5 will be required at the time of permitting. 2. Paving, Drainage and Site details will not be reviewed for construction X acceptability at this time. All engineering construction details shall be in accordance with the applicable City of Boynton Beach Standard Drawings and the "Engineering Design Handbook and Construction Standards" and will be reviewed at the time of construction permit application. UTILITIES Comments: 3. Palm Beach County Health Department permits will be required for the water X and sewer systems serving this project (CODE, Section 26-12). 4. Fire flow calculations will be required demonstrating the City Code X requirement of 1,500 g.p.m. (500 g.p.m. some residential developments) with 20 p.s.i. residual pressure as stated in the LDR, Chapter 6, Article IV, Section 16, or the requirement imposed by insurance underwriters, whichever is greater (CODE, Section 26-16(b)). 5. The CODE, Section 26-34(E) requires that a capacity reservation fee be paid X for this project either upon the request for the Department's signature on the Health Department application forms or within seven (7) days of Site plan approval, whichever occurs first. This fee will be determined based upon final meter size, or expected demand. 6. A building permit for this project shall not be issued until this Department has X COA 10/03/05 2 II DEPARTMENTS INCLUDE REJECT approved the plans for the water and/or sewer improvements required to service this proiect, in accordance with the CODE, Section 26-15. 7. Utility construction details will not be reviewed for construction acceptability X at this time. All utility construction details shall be in accordance with the Utilities Department's "Utilities Engineering Design Handbook and Construction Standards" manual (including any updates); they will be reviewed at the time of construction permit application. FIRE Comments: 8. The Fire flow test conducted on November 8, 2004 cannot be used as fire X flow information. Only when the connections on the east side of Congress A venue are connected can staff evaluate the fire flow for the subject project. This condition will remain and no building permits may be issued until fire flow test are conducted and determined adequate by staff. POLICE Comments: None X BUILDING DIVISION Comments: 9. Place a note on the elevation view drawings indicating that the exterior wall X openings and exterior wall construction comply with 2001 FBC, Table 600. Submit calculations that clearly reflect the percentage of protected and unprotected wall openings permitted per 2001 FBC, Table 600. 10. Buildings, structures and parts thereof shall be designed to withstand the X minimum wind loads of 140 mph. Wind forces on every building or structure shall be determined by the provisions of ASCE 7, Chapter 6, and the provisions of 2001 FBC, Section 1606 (Wind Loads). Calculations that are signed and sealed by a design professional registered in the state of Florida shall be submitted for review at the time of permit application. 11. Every building and structure shall be of sufficient strength to support the X loads and forces encountered per the 2001 FBC, Section 1601.2.1 and Table 1604.1. Indicate the live load (psi) on the plans for the building design. 12. Buildings three-stories or higher shall be equipped with an automatic X sprinkler system per F.S. 553.895. Fire protection plans and hydraulic calculations shall be included with the building plans at the time of permit application. COA 10/03/05 3 . II DEPARTMENTS INCLUDE REJECT 13. Add to all plan view drawings of the site a labeled symbol that represents the X location and perimeter of the limits of construction proposed with the subject request. 14. At time of permit review, submit signed and sealed working drawings of the X proposed construction. 15. CBBCPP 3.C.3.4 requires the conservation of potable water. City water may X not, therefore, be used for landscape irrigation where other sources are readily available. 16. A water-use permit from SFWMD is required for an irrigation system that X utilizes water from a well or body of water as its source. A copy of the permit shall be submitted at the time of permit application, F.S. 373.216. 17. If capital facility fees (water and sewer) are paid in advance to the City of X Boynton Beach Utilities Department, the following information shall be provided at the time of building permit application: a. The full name of the project as it appears on the Development Order and the Commission-approved site plan. b. If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. c. The number of dwelling units in each building. d. The number of bedrooms in each dwelling unit. e. The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article II, Sections 26-34) 18. At time of permit review, submit separate surveys of each lot, parcel or tract. X For purposes of setting up property and ownership in the City computer, provide a copy of the recorded deed for each lot, parcel or tract. The recorded deed shall be submitted at time of permit review. 19. Pursuant to approval by the City Commission and all other outside agencies, X the plans for this project must be submitted to the Building Division for review at the time of permit application submittal. The plans must incorporate all the conditions of approval as listed in the development order and approved bv the City Commission. 20. The full address of the project shall be submitted with the construction X documents at the time of permit application submittal. If the project is multi- family, then all addresses for the particular building type shall be submitted. The name of the project as it appears on the Development Order must be noted on the building permit application at the time of application submittal. 21. Sheet SL-l - The light poles shall comply with 2001 FBC, Section 1606 to X COA 10/03/05 4 . II DEPARTMENTS INCLUDE REJECT withstand 140 mph wind loads. PARKS AND RECREATION Comments: None X FORESTER/ENVIRONMENT ALIST Comments: 22. The Landscape Architect should tabulate the total existing trees on the site. X The tabular data should show the individual species of trees proposed to remain in place, be relocated throughout the site, or removed / replaced on site. All desirable species of existing trees must be relocated rather than removed if the trees are in good health. These trees should be shown by a separate symbol on the landscape plan (Chapter 7.5, Article I Sec. 7.D.p. 2). 23. Staff recommends preserving, where possible, all existing desirable trees that X are located within the proposed landscape buffers (Chapter 7.5, Article I Sec. 7.D.p.2.). 24. All shade and palm trees on the Plant list (C-3) must be listed in the X specifications as a minimum of 12'-14' height, 3" diameter at DBH (4.5' off the ground), and Florida # 1 (Florida Grades and Standards manual). This includes the multi-trunk species. The height of the trees may be larger than 12'-14' to meet the 3" diameter requirement (Chapter 7.5, Article II Sec. S.C.). 25. The applicant should show an elevation cross-section detail indicating how X the height of the proposed landscape material will visually buffer the proposed parking lot facility from the Congress Avenue and Old Boynton Beach Boulevard roads rights-of-way. Staff recommends creating a three (3)- foot tall berm at Retention Pond #3. PLANNING AND ZONING Comments: 26. No survey was included within this packet of plans. Submit a survey of the X subject property. The survey shall include natural features such as lakes, trees, and other vegetation and soils and topography. Indicate existing utility lines and all easements (Chapter 4, Section 7.A.). Since the subject parcel is 24.42 acres, it would be preferable to submit a survey that matches said acreage. 27. The project is subject to the limitations and timing at which development may X proceed as outlined in the Palm Beach County Traffic approval letter or the COA 10/03/05 5 . II DEPARTMENTS INCLUDE REJECT conditions contained within the CRALLS amendment upon its adoption. 28. The project proposes a mix of commercial uses: Retail, restaurant, and bank. X The required parking for these commercial uses has been tabulated on a "shopping center" rate (1 space per 200 square feet). Therefore, this project would require a total of 1,246 parking spaces. The plans would provide for a total of 1,289 spaces, or an excess of 43 spaces. However, a deficiency of nine (9) spaces occurred within the Boynton Village (NWSP 05-004) project. The intent is to share the excess parking of this project with the Boynton Village project (proposed directly to the north), leaving a surplus of 34 parking spaces. A cross parking / cross access agreement would be required at the time of permitting. 29. It should be noted that the peak of a decorative tower would be 52 feet - four X (4) inches in height. This is a problem. Although the developer's intent was to enhance the west fa9ade of the big-box, the plans, would in fact, require height exception approval due to the fact that a portion the proposed building exceeds the 45-foot threshold of the C-3 zoning district. Therefore, at the time of permitting, the decorative tower height shall be reduced to 45 feet or height exception approval would be required prior to the issuance of any building permits. 30. At the time of permitting, submit a scaled drawing (sized 24 inches by 36 X inches) that clearly illustrates all proposed building elevations (of all sides - north, south, east, and west), including the garden center proposed north of Building "C". All building elevations shall indicate the height, exterior dimensions, exterior color, and materials used (Chapter 4, Section 7.D.1.). All elevation pages shall indicate the exterior finishes, roof material, paint manufacturer's name, and color codes. 31. Provide floor plans (sized 24 inches by 36 inches) of all buildings proposed X on the out-lots (Chapter 4, Section 7.), or they will be subject to formal review when submitted at a later date. 32. At the time of permitting, revise the landscape plan to show trellises along the X south fa9ade of Building "C". 33. The site plan and landscape plan should match each other with respect to the X configuration of the sidewalks / pervious space internal to the development. 34. Unloading and loading areas shall be screened from streets and public view X by a buffer wall, continuous vegetative buffer, or landscape barrier. V egetative buffers or barriers shall be comprised of shrub and tree species having dense foliage and of a size and spacing to form a continuous screen of plant material as required by the Community Design Plan (Chapter 9, Section 10.C.1.) and the Landscape Code (Chapter 7.5, Article II, Section 3.B.3.6.). 35. The intent of the landscape code is to screen vehicular use areas (drive aisles X COA 10/03/05 6 DEPARTMENTS and parking lots) from roadways and abutting properties. Landscape buffers adjacent roadways (internal and external) shall contain two layers of plant material. The first layer shall be a combination of colorful groundcover plants and a minimum of two colorful shrub species planted in a continuous row. The next layer shall consist of a continuous hedge or decorative site wall. The continuous hedge (2nd layer) shall be a minimum of 24 inches in height, 24 inches in spread and planted with tip-to-tip spacing immediately after planting. This hedge shall be maintained at four (4) feet. Also, within these buffers, the proposed trees shall be spaced at maximum 30 feet apart from each other (Chapter 7.5, Article II, Section S.D.). The landscape buffer along Congress Avenue and Old Boynton Road shall have the same quantities, and species of trees but different species and configuration of plant material proposed within the Renaissance Commons project (Chapter 7.5, Article II, Section 5.Q.). The City Forester will coordinate this effort with the project landscape architect during the permitting process. INCLUDE REJECT 36. Staff recommends installing additional decorative 45-gallon planters in front X of the buildings to help soften the hardscape surface. This would include additional planter containers on the west side of Building "B" and Building "C" as well. 37. The landscape plan shows the Foxtail palm trees are proposed on the east side X of the Spine Road. The function of the roadway is primarily to alleviate traffic congestion on Congress A venue, Gateway Boulevard, and Old Boynton Road. As shown on the plans, the Spine Road would directly link Gateway Boulevard to Old Boynton Road. However, it does not show the plant material proposed on the portion of the Spine Road within the Renaissance Commons project. It is staffs intent to create a park-like boulevard effect for the Spine Road. This would be best achieved by incorporating canopy trees into the design of the roadway (as was done in the Renaissance Commons project) thereby maintaining consistency of plant material proposed on within the right-of-way of the two projects. The Renaissance Commons project proposed Live Oak trees along the Spine Road. In this project, the Foxtail palm trees proposed along the Spine Road would be inconsistent and disjointed from the remaining portions of the roadway. Therefore, at the time of permitting, staff recommends substituting the proposed Foxtail palm trees with oak trees (along the Spine Road) to maintain consistency between the two plans. 38. All shrubs and hedges are required to be at minimum 24 inches in height, 24 X inches in spread, and planted with tip-to-tip spacing measured immediately after planting to adequately cover the planted areas on the site (Chapter 7.5, Article II, Section 5.Co4.). 39. No project signage was included with this submittal. Therefore, staff X recommends submittal of a master sign program that shows the number, location, dimensions, exterior finish, and color(s) of all signs (Chapter 2, Section 5.H.9.). The sign program would address all types of signs, including commercial wall signs, identification signs, residential subdivision signs, COA 10/03/05 7 DEPARTMENTS INCLUDE REJECT freestanding monument signs, canopy signs, way-finding signs, directional SIgnS, and all other signs as regulated by Chapter 21 of the Land Development Regulations. Provide a detail of any proposed outdoor freestanding monument signs and indicate their setback from the property line (minimum 10 feet), and include the sign area, dimensions, exterior finish, and letter color. 40. Indicate on the photometric plans (sheet 1) that the freestanding outdoor X lighting poles will be black. 41. Loading dock operations on the C-3 parcel should be better concealed, X through service court walls and or denser landscaping. 42. Staff recommends adding / repeating signature features at both sides of the X main street entrance (along Congress A venue) and at the northeast corner of the greater project (at Old Boynton Road). 43. The southwest corner of the property (at Old Boynton Road) should be X accentuated with a sizeable building that wraps the corner with raised fa9ade, appropriate features, and pedestrian links to connect to corner. 44. The detail of the outdoor freestanding lighting fixture (sheet SLl) shows that X the height of the poles would be 25 feet in height. The poles would be round tapered steel black poles. As a safeguard to maintain compatibility between these "Winchester" projects, staff endorses the use of the same freestanding lighting fixtures that is proposed throughout the entire Boynton Village (NWSP 05-004) project. The intent of this recommendation is to discourage a situation where the Target store or any of the leased parcels would have taller, brighter lights that stand-out among the rest of the shopping center's lights, thereby drawing more attention to the parcel at night than during the day, which in turn, would be a direct conflict with code. Also, the lighting levels should be such that they provide for a safe environment for pedestrians and vehicles but not luminous as to be considered obnoxious or attention- getting. 45. The front of the stores would have individual planter areas containing Florida X Royal palm, Washingtonia, and Live Oak trees. The Hardscape and Amenities Plan indicates that two (2) planters are proposed in front of the mam entrance to the stores. Staff recommends installing additional decorative 45-gallon planters in front of the buildings to help soften the hardscape surface. This would include additional planter containers west of Building "B" and Building "e" retail as well. 46. Staff recommends the use of a smooth stucco finish on all buildings X associated with this project. 4 7. Parking lot trees, especially proposed within the wider pedestrian walks, X should be shade trees, not coconut palms or other various palm trees. COA 10/03/05 8 DEPARTMENTS INCLUDE REJECT 48. Staff also has concerns with the lack of information regarding the future X build-out of the out-lots. Staff wants to ensure consistency and compatibility between the out-lots and the mam parcel with special emphasis on architectural design, project sIgnage, landscaping, and building colors. Therefore, staff recommends the creation of a Design Program that includes but is not limited to architectural design, signage, landscape, and building colors for each out-lot and its relationship to the principle buildings. The design of these out-lots are incomplete at this time and each out-lot would require separate site plan review. 49. The link to the large retail store is vital. Pedestrian path should continue from X main street, buildings should similarly front this aligned street, C-3 building facades should repeat mam street themes/elements including outdoor pedestrian seating/cafes (perhaps as part of the popcomlhotdog concession at one end, and a deli in the produce section of the store at the other for balance. Both placed near outer walls with large windows and access to corresponding outdoor seating areas with trees and tables with umbrellas, fountains, or the like. 50. Provide an additional cross-walk connecting the front entrance of Building X "C" and parking lot, including stop signs to control traffic accordingly. ADDITIONAL PLANNING & DEVELOPMENT BOARD COMMENTS: Comments; 51. Modification to condition #49 to read as follows; the link to the large retail X store is vital. Pedestrian path should continue from main street, buildings should similarly front this aligned street, C-3 building facades should repeat mam street themes/elements including outdoor pedestrian seating/cafes, placed near outer walls, with large windows and building access to corresponding outdoor seating area with trees and tables with umbrellas, fountains, or the like. ADDITIONAL CITY COMMISSION COMMENTS: Comments: 52. Condition # 45 remains the same except the Washingtonia Palms will be X replaced with Florida Royal Palms (same specifications). MWR/elj S:\Planning\SHARED\WP\PROJECTS\Boynton Village-Boynton Town Center 1\Boynton Town Center (Target) NWSP 05-003\COA.doc DEPARTMENTS the Commission-approved site plan. b. If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. c. The number of dwelling units in each building. d. The number of bedrooms in each dwelling unit. e. The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article II, Sections 26-34) INCLUDE REJECT 15. At time of permit review, submit separate surveys of each lot, parcel or tract. X For purposes of setting up property and ownership in the City computer, provide a copy of the recorded deed for each lot, parcel or tract. The recorded deed shall be submitted at time of permit review. 16. At time of building permit application, submit verification that the City of X Boynton Beach Parks and Recreation Impact Fee requirements have been satisfied by a paid fee or conveyance of property. The following information shall be provided: a. A legal description of the land. b. The full name of the project as it appears on the Development Order and the Commission-approved site plan. c. If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. d. The number of dwelling units in each building. e. The total amount being paid. (CBBCO, Chapter 1, Article V, Section 3(f)) 17. Pursuant to approval by the City Commission and all other outside agencies, X the plans for this project must be submitted to the Building Division for review at the time of permit application submittal. The plans must incorporate all the conditions of approval as listed in the development order and approved by the City Commission. 18. The full address of the project shall be submitted with the construction X documents at the time of permit application submittal. If the project is multi- family, then all addresses for the particular building type shall be submitted. The name of the project as it appears on the Development Order must be noted on the building permit application at the time of application submittal. PARKS AND RECREATION Comments: 19. The design of the "greenway", proposed along the east property line shall be X in conformance with the Greenways Standards. The "greenway" proposed along the north property line shall resemble the "greenway" proposed along the south property line of the Renaissance Commons master plan. 20. Impact fee: 458 Single family, attached units ~ $771.00 per unit = X Conditions of Approval 4 I DEPARTMENTS I INCLUDE I REJECT I $353,118.00 FORESTER/ENVIRONMENT ALIST Comments: 21. The Landscape Architect should tabulate the total existing trees on the site. X The tabular data should show the individual species of trees proposed to remain in place, be relocated throughout the site, or removed / replaced on site. All desirable species of existing trees must be relocated rather than removed if the trees are in good health. These trees should be shown by a separate symbol on the landscape plan (Chapter 7.5, Article I Sec. 7.D.p. 2.). 22. Staff recommends preserving, where possible, all existing desirable trees that X are located within the proposed landscape buffers (Chapter 7.5, Article I Sec. 7.D.p.2.). 23. The applicant must provide a lake littoral and transitional planting plans for X 50% of the lake perimeter (20 feet in width). 24. A Lake Maintenance Plan document must be provided for the proper X maintenance of the lake plantings. A time zero and quarterly monitoring report for two years is required of the developer. 25. The irrigation system design (not included in the plans) should be low volume X water conservation using non-portable water. 26. Turf and landscape (bedding plants) areas should be designed on separate X zones and time duration for water conservation. 27. Trees should have separate irrigation bubblers to provide water directly to the X root ball (Chapter 7.5, Article II Sec. 5. C.2.). PLANNING AND ZONING Comments: 28. The project is subject to the limitations and timing at which development may X proceed as outlined in the Palm Beach County Traffic approval letter or the conditions contained within the CRALLS amendment upon its adoption. 29. The SMU Master Plan does not match the proposed site plan in terms of the X number off ingress points proposed along the spine road. Therefore, the SMU Master Plan shall be modified to be consistent with all other plans. 30. At the time of permitting, the site statistics in the cover sheet (sheet A-Ol) X shall match the same in the master site data plan (sheet MSD). 31. At the time of permitting, the plant material proposed within the Typical Unit X I DEPARTMENTS I INCLUDE I REJECT I Landscape Plans shall be incorporated into the overall plant quantities in the Overall Landscape Plan plant list. 32. Regarding the live / work units: Unit "D" proposes a work space of 449 X square feet. Although the work area is 15049% of the unit, at the time of permitting, the work area shall be reduced to no more than 400 square feet in order to comply with code. 33. Buildings designed as live / work units shall provide universal accessibility to X the front and to the interior space of the non-residential area of the live-work unit from the public sidewalk adjacent to the street (Chapter 2, Section 6.H.5.c.(1 ).( c).). At the time of permitting, provide a drawing that indicates parking available for these types of units and distance for determination of compliance with the Code. 34. The City encourages that one (1) parking space per two (2) live / work units X be provided to meet business activity needs. Parking provided to meet this requirement shall be located on the lot, built into or under the structure, or within 300 feet of the unit in which the use is located. Parking provided to accommodate said space, including driveways of adequate depth in front of the unit's garage, shall not serve as meeting required parking for the unit's residential use (Chapter 2, Section 6.H.5.c.(4). 35. On the landscape plan, ensure that the plant quantities match between the X tabular data and the graphic illustration. Staff recommends adding more trees along the south property line adiacent to the park. 36. In order to ensure proper maintenance of the buffer areas, staff recommends X that they be maintained by the Home Owners' Association so that no individual property owner removes any of the required plant material along the perimeter or interior of the development. 37. All freestanding monument signs shall have colorful groundcover installed at X the base (Chapter 7.5, Article II, Section 5.0). 38. Submit a master sign program that shows the number, location, dimensions, X exterior finish, and color(s) of all freestanding monument signs (Chapter 2, Section 5.H.9.). This would include signage for the live / work units. 39. Staff recommends orienting the townhouse buildings so that all units X (proposed along the spine road) are "facing" the spine road. This would apply to those units proposed south of the lake. Also, it would make sense for them to be "rear loaded units" or live-work units. However, if the developer elects to not re-orient the buildings, then staff recommends that the west fa9ade of the townhouse building (proposed along the spine road) shall be enhanced with shutters, plaster banding, and / or archways to resemble the front facades. 40. Staff recommends eliminating the "Live / Work" component of the X townhouse buildings proposed at the northeast corner of the subject property. 41. The bridge over the C-16 eanal offers the opportunity for a signature feature X Conditions of Approval 6 DEPARTMENTS INCLUDE REJECT to be coordinated with the developers of the Renaissance Commons project; please consider. Also, please include pedestrian path on this bridge to connect the greenway paths of the Renaissance Commons and Boynton Village projects. ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS Comments: 43. Remove conditions #32 and #40. X ADDITIONAL CITY COMMISSION CONDITIONS Comments: 44. To be determined. ~ S:\Planning\SHARED\ WP\PROJECTS\Boynton Village-Boynton Town Center I \Boynton Village Cortina NWSP 05-00 I \COA.doc