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REVIEW COMMENTS 8B2 CROSS CREEK CENTRE MASTER PLAN MODIFICATION PLANNING DEPT. MEMORANDUM NO. 90-072 TO: Chairman and Members Planning and Zoning Board THRU: Timothy P. Cannon 1l! Interim Planning Director FROM: James J. Golden Senior City Planner DATE: March 28, 1990 SUBJECT: Cross Creek Centre Planned Commercial Development Master Plan Modification - File No. 447 Steve Rhodes of Denho1tz-Rhodes Associates, property owner, is requesting a modification to the previously approved master plan for the Cross Creek Centre Planned Commercial Development (PCD) as outlined in the attached correspondence in Exhibit "A". The modification requested is to allow for the addition of a day care center (55 children maximum) at the east end of the Office/Com- mercial building. A fenced outdoor play area is proposed in the greenbelt on the east side of the building. All uses that are listed as Conditional Uses in the C-3 zoning district, including day care centers, are allowed in the PCD zoning district if shown on the master plan that is required as part of the submission ( section 6. F . 5 . a of Appendix A - Zoning) . The proposed day care center is not included on the approved master plan. The procedure for approving master plan modifications in Planned Commercial Developments is outlined in Section 6.F.13 of Appendix A-Zoning, of the Code of Ordinances. Subsection "b" states that modifications to approved plans which result in an increase of less than ten (10) percent in measureab1e impacts may be approved by the Planning and Zoning Board; however, any changes in traffic generated, water consumed or sewage to be collected will require approval by the City Commission (the attached correspondence from the applicant's engineers in Exhibit "B" indicates that there is no net increase in impacts). Wi th respect to the modification requested by Mr. Rhodes, the Technical Review Board met on Tuesday, April 3, 1990 to review the plans and documents submitted, and they are recommending that this request be denied. The basis for this recommendation is outlined in the attached staff comments in Exhibit "C". ~ f /JJIL ~ ES fJ. GOLDEN JJG:frb Encs A:PM90-072 EXHIBIT "A" March 14, 1990 li"iiili"ll!"ill::: 11111I11111111111111111 DENHOLTZ -~QIJft~ Mr. Jim Golden Boynton Beach Building Department 200 N. Seacrest Boulevard Boynton Beach, FL 33435 Re: Little Friends Day Care Center Cross Creek Centre. Masterplan Modification Dear Jim: Cross Creek Associates, the owners of Cross Creek Centre, are hereby requesting a Masterplan Modification to the Cross Creek Centre PCD. This modification consists of the conditional use of a Day-Care center of 55 children to be located in the eastern most 2,700 s.f. bay in the East Building of Cross Creek Centre (See Site Plan). The code requires approximately 4,000 sJ. of fenced green area, which is also shown on the site plan. Pursuant to the code, the 55 children, 2,700 sJ. Day Care Center will produce less than a 10% increase in the potential water, sewer and traffic impact of a 2,700 sJ. office use. In fact, a medical or dental office would produce substantially more impacts on water, sewer and traffic than this proposed day-care use. Cross Creek Associates requests to be heard before the Planning and Zoning and Council during the month of April, therefore, we will be subluitting for the March 26 application deadline. Please call me if this letter or attached masterplan application is deficient in any way so that I may make modifications prior to the deadline. ly yours, SRI cjm Enclosure 140 INTRACOASTAL POINTE DRNE . SUITE 201 JUPITER. FLORIDA33477 407.743.8900 FAX 407.743.4759 AN AFFIUATE OF DENHOLTZ ASSOCIATES 1600 ST. GEORGES AVENUE . P.O. BOX 56 . RAHWAY, NEW JERSEY 07065 . 201.381.1115 EXHIBIT "B" K.S. ROGERS, CONSULTING ENGINEER, INC. 1495 Forest Hill Boulevard, Suite F West Palm Beach, FL 33406 (407) 964-7300 (FAX) 969-9717 March 21, 1990 Mr. Steve Rhodes Cross Creek Associates 1280 N. Congress Avenue Suite 108 West Palm Beach, FL 33409 RE: Cross Creek Center Proposed 55 Child Day Care Center Dear Steve: With regard to the proposed use of 2,700 square feet of office space in the above referenced center for a 55 child day care center, please consider the following discussion. The anticipated water and wastewater flows generated by a day care center will produce no impact upon the existing facility. The water and wastewater piping are adequate to accommodate a day care. Furthermore, the Health Department permit and the City of Boynton Beach approved additional water and wastewater flows are more than adequate to accommodate a day care. Very truly yours, EUGENE A. GERLICA, P.E. Fla. Reg. No. 38639 EAG/jr STANLEY CONSULTANTS OF FLORIDA, INC. 2000 Lombard Street. West Palm Beach, FL 33407 Tel: 407/842-7444 . Fax: 407/842-0674 March 15, 1990 Mr. James Golden Boynton Beach Planning Department 200 North Seacrest Boulevard Boynton Beach, Florida 33435 RE: Cross Creek Center Use Change Dear Mr. Golden: stanley Consultants of Florida, Inc. was requested to examine the trip generation impact of converting 2,700 square feet of office space in the Cross Creek Center to a 55 student day care facility. A survey of the building tenants of was conducted to determine the number day care students to be generated by them. The survey results indicated that there were 23 employees with 33 children whom they intend to enroll in the day care center. See enclosed memorandum. A trip generation analysis was performed for the proposed change to determine if the change would result in additional trips over those associated with the office use. Trip generation rates utilized were obtained from the Palm Beach County Impact Fee Ordinance (excerpt enclosed). Table 1 shows the trip generation rates, trip generation, internal capture for children of the employees (since these would not incur additional trips), pass-by trips and resulting new trips. The trip generation analysis indicates that the proposed change would result in less trips than if used as an office. If you have any questions, please call me. Sincerely, \. Ziel, P.E. Senior Project Manager, Traffic Engineering MEMBER OF THE STANLEY CONSULTANTS GROUP . INTERNATIONAL CONSULTANTS IN ENGINEERING. ARCHITECTURE, PLANNING. AND MANAGEMENT 15-Mat'-90 TABLE 1 CROSS CREEK CENTER TRIP GENERATION DAILY INTERNAL INTERNAL EXTERNAL PASS-BY PASS-BY SIZE RATE TRIPS RATE TRIPS TRIPS RATE TRIPS NEW TRIPS OFFICE 2700 34.17 DAY CARE 2700 67 9'] "- 181 o o 109 92 72 (: 10 o 7 92 65 60 -"""""""~ -- t road impact fee ~ ~ease ord:CC:bd:8/29/89 ,- SECTION 11. Sectlon 22-19(c)(3)i Impo.ed; calculat1on.; Fee 2 schedule; of the Palm Beach County Cod. of Lav. and Ordinance. 1. hereby 3 amended to read a. follov.: "~""" 4 Fee schedule. The follow1ng fee achedule is pre.ent.d for tho.e 5 development. for which a traffic impact analy.is ha. not been prepared. 6 Tha folloving fees have been calculated using the formula pres.nted 1n 7 subsect10n (c)(2) us1ng accepted trip generation rates for each land us~ 8 as observed in the county or tr1p generation rates ba.ed upon acceptable 9 .tate and national averagee. For the convenlence of the publlc the fe.. 10 which are based on trip generation have been convereed to a dollar amount 11 based on dwelllng unlt, bul1dlns .quare footase. bed. parkins space or 12 room depend ins upon the partlcular land u.e. 13 14 15 16 >j.~ 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 "! 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 a. R.lidenthl TYPE OF UN!) DEVELOPMENT ACTIVITY OFFICIAL DAILY nIP GENEll.\TION RA'l'E FE! PER DWELLING UNIT PER UNIT Slngle-faa11y-i6Qe-.~7fe7 detached SHlie-f~,._.... a~..-fh Attached Houaing H.ie**"'~ 6eft~~~Di..-...~....D. Congregate Living Facility MobUe HOM b. Nonreaidential TYPE OF LAND DEVELOPHEHT ACTIVITY Dr1ve In Bank H1nl-Wanhou.. Hotel HOVr; Theatre Racquet Club Church/Synagogue Day Care Cantar Quality Restaurant High Turnover Sit Down Restaurant New Car Salee Canerel Office (Exampl.s).. ~.a.-~heft-e.-.qa.i-te .QQTQQQ-aqT-f~TT-p.. tTQQQ-eqT-feT .QQQT9Qt-~~STQ9Q-eqT-f.T p..-tTQ99-sqT-f~T taSTQ9+-+S9TQ99-eqT-feT p.r-+T999-sqT-feT +59TQ9+-+~5T9QQ-sqT-feT 10/D.U. >> 7/0.0. ... 2.145/D.O. 5/D.U. OFFICIAL DAILY nIP GENEll.\TIOH RATE PER UNIT OR AREA 291/1000 .q. ft. 2.6/1000 aq. ft. 8. 7 Tr1p./Ro~ 1.76 Tripe/Sut 44.23 Tripe/Court .19 Tr1p./Seet in Sanctuary 67/1000 eq. ft. 95.6/1000 aq. ft. 201/1000 aq. ft. 47.5/1000 aq. ft. t8 UT' +Sy. 7 fie4Tge i-,.e4fyK S~ ~a.h88 4Q~ $I ,650.00 1,155.00 353.93 825.00 PASS-BY TRIP IMPACT FEE PER RAT! UNIT ,AJlEA PER (PERCENTAGE). 1000 SQ. FT.. SEAT . COURT .ETC 46% 0% Of Of 0% 0% 1:)% 15% 15% 0% $8,642.00 143.00 478.00 96:80 2.432.65 10.45 3.3T6:'50 ,.' 4,469.30 9,396.75 2.612.50 f48i;r99 44Sy9Q 4e~T99 rosa l~p.ct fee' rease ord:CC:bd:8/29/89 .1<- ~ , 1 per-+Tgee-.~y-fe? H...a ~~?QQ .. ~ 2 i.~T991-*99T999-.~y-fey .. 3 p.r-+TQQe-.~y-f~ HY4 i,iyQQ . ,1 . 4 Greeeer-ehen-i99T999 .l 5 .~-fe-per-+Tgee-e~T-fey H a9~yQQ '. ...~ ...'.... ~ 6 10,000 Sq. Ft. 24.39 Trip./lOOO Sq. Pt. 0% 1 , 341. 00 ~~! . .~ 7 50,000 Sq. Ft. 16.31 Trip./lOOO Sq.Pt. 0% 897.05 :. 8 100 , 000 Sq. Ft. 13.72 Trips/lOOO Sq.Ft. 0% 754.60 .. 'I 9 150,000 Sq. Ft. 12.40 Tripe/lOOO Sq.Ft. Of 682.00 '\' 10 200,000 Sq. Ft. 11.54 Trips/lOOO Sq. Ft. 0% 634.70 I 11 300,000 Sq. Ft. 10.42 Trips/lOOO Sq.Ft. 0% 573.10 , .( 12 400,000 Sq. Ft. 9.70 Trips/lOOO Sq.Ft. 0% 533.50 . , 1) 500,000 Sq. Ft- 9.17 Trips/l000 Sq.Ft. 0% 504.35 14 600,000 Sq. Ft. 8.77 Trips/l000 Sq.Ft. 0% 482.35 15 700,000 Sq. Ft. 8.43 Trips/IOOO Sq.Ft. 0% 463.65 16 800,000 Sq. Ft. 8.16 Trips/lOOO Sq.Pt. .Q! 448. .80 17 Office bulldlnl. medical S5 34.17 /looo 0% 'h.4.~yQ9 1879.3~ 18 sq. feet 19 Hospital. per bed U 11. 75 0% 4Qh-Q& 646.2~ 20 Murainl Bo.e. per bed i 2.597 0% 8Q,.Q& l42.8/; 21 Warehou.e per 1000 sq. ft. 5 4.882 0% +~Q9 268.51 22 Hotel. per roOla +4 10.189 0% i~...e& ~ 23 General Recreation, per 24 parldn, space 3 0% 89yee ~ 25 General Industrial per .26 1000 sq. ft. 6.967 0% i6-hQ9 llh!2 - '\ 27 General Commercial Retail 28 (Examplu) ** 29 .ee-eltea ... sq..1 " 30 88T89&-.... h. pe.. 31 ~.... fe.. l-eQ iT6.9...e& 32 Kere-ehe. 89,999 .qw f. J3 '''e1. ed, leaerariOtl 34 - (25, 886~ 35 fA-89) I 898&-t\1h... 36 A--eq. it. i.-i-&QQ-L~ 37 +&eye99 .... fh-p..-+QQ9 38 .If... ie.... ""' 2.,.282..ee 39 H&y999 ..... fe-r-per-lQQQ 40 ~y-fe? '~Y4+ ~i...ee 41 i99.9S9 .q.. fe..-p..-+998 42 ~..-I'" ~ {..,.48h98 43 ~9.,.9Q9 .41.- 'h-per-+ee9 44 .~y-f~ 4iTU +TiiiyQQ 45 4Q9TQ9~y-f~,..-+QQ9 46 ~~ 4Qy~ +T999TQQ 47 599TQQ9-eqy-I~p..-+Q99 48 $41..-1.... i"~'" +TQH...&9 49 +T5QQTQQQ-eq..-Ie..-p..-+9QQ 50 -IfT-feT i9T84 ~99TQ9 51 10,000 Sq. Ft. 166.35 Trips/lOaD Sq. Ft. 45% 5,032.09 52 50.000 Sq. Ft. 94.71 Trips/lOOO Sq. Ft. m 2,917 .07 53 100.000 Sq. Ft. 74.31 Trips/lOOO Sq. Ft. m' 2,329.62 54 200.000 Sq. Ft. 58.93 Trips/l000 Sq. Ft. m 1,912.28 55 300,000 Sq. Ft. 48.31 Trips/lOOO Sq. Ft. 38% 1 ,647 .37 56 400,000 Sq. Ft. 43.00'Trips/l000 Sq. Ft. m 1,513.60 57 500,000 Sq. Ft. 39.81 Trips/lOOO Sq. Ft. m 1 ,445. 10 58 600,000 Sq. Ft. 37.69 Trips/lOOO Sq. Ft. m 1,409.61 59 BOO,OOO Sq. Ft. 35.03 Trips/IOOO Sq. Ft. m 1,406.45 60 1 . 000 ,000 Sq. Ft. 33.44 Trips/IOOO Sq. Ft. m 1,416.18 61 1,200,COO Sq. Ft. 32.30 Trips/IOOO Sq. Ft. m 1,456.73 62 1,400.000 Sq. Ft. 31.62 Trips/1000 Sq. Fe. 14% 1,495.63 --"--.,-..-.-".-..---...----- ------_.,,--- ii'iiiiii'lll!"ill!:: 11I111I1111111111111111 DENHOLTZ HODES MEMORANDUM TO: Yvonne Ziel FROM: Steve Rhodes SUBJECT: Tenant demand for Day Care at Cross Creek Center DATE: March 14, 1990 The following Tenants in Cross Creek Center have day-care age children and intend to enroll them in the Little Friends Day-Care facility planned for Cross Creek Center: Tenant Employees with young children Number of children Blockbuster Hair Salon Enchanted Gardens Moore's Golf Shop Sunny Gourmet Nulook Wallpaper to go Expicare Dentist Chiropractor Insurance Nail Gallerie 2 2 1 1 4 1 2 3 1 2 1 J 23 2 3 2 2 6 1 3 4 1 3 1 ~ 33 140 INTRACOASTAL POINTE DRIVE' SUITE 201 JUPITER. FLORIDA33477 407'743.8900 FAX 407.743.4759 AN AFFIUATE OF DENHOLTZ ASSOCIATES 1600 ST. GEORGES AVENUE. P.O. BOX 56 . RAHWAY, NEW JERSEY 07065. 201'381.1Il5 EXHIBIT "C" STAFF COMMENTS CROSS CREEK CENTRE MASTER PLAN MODIFICATION BUILDING DEPARTMENT: FIRE DEPARTMENT: ENGINEERING DEPARTMENT: POLICE DEPARTMENT: PLANNING DEPARTMENT: LAKE WORTH DRAINAGE DISTRICT: See attached memo See attached memo See attached memo See attached memo See attached memo See attached memo BUILDING DEPARTMENT MEMORANDUM NO. 90-129 April 4, 1990 TO: Timothy Cannon, Interim Planning Director THRU: Don Jaeger, Building & Zoning Director FROM: Michael E. Haag, Zoning & Site Development Administrator RE: CROSS CREEK CENTRE - DAY CARE Upon review of the above mentioned project, the following comments must be addressed in order to conform with Boynton Beach City Codes: 1. Gate leading to play area encroaches into use of the adjacent parking space. 2. Show, on plans, location of a convenient drop-off area adjacent to the building, providing unobstructed ingress and egress. Where drop-off area eliminates parking spaces, revise parking tabulations to show actual count of parking spaces. 3. Specify, on plans, the height of the proposed fence. In order to facilitate the permitting process, the following information should be included within your documents submitted to the Building Department for required permits: Plans must comply with Section 406.3 of the Countywide Amendments to the Standard Building Code, 1988 edition. . Haag meh:eaf cc: Don Jaeger CROSSCRK.SDD EN:;INEERING DEPARTMENT' MEMO NO. 90-080 March 28, 1990 TO: J. Scott Miller city Manager FRCM: Vincent A. Finizio Acting Assistant to the City Engineer RE: T .R.B. Cooments Little Friends Day Care Center, Cross Creek Centre Masterplan Modification The Lawrence Group In conformance with Chapter 19, Article II, "Site Plan Review and Approval", the applicant shall provide the following plan correction. 1. Area shown as fenced "Playgronnd" was originally designed to store and pretreat stormwater generated within this parking facility. Place note on plans that this area shall remain fully sodded and furtherrrore the original plan grades within this area shall not be altered. Section 19-17 (k) "Tedmical Data" and Boynton Beach Parking Lot Regulations, Article X, Section 5-142(f) "Drainage and 5-142(g) "Drainage Standards". tl ;,. u.dt-^ .~ Vincent A. Finizio VN'/ck cc: Jim Golden, Senior City Planner MEMORANDUM TO: Chairman and Members Planning and Zoning Board THRU: Timothy P. Cannon ~ Interim Planning Director FROM: James J. Golden Senior City Planner DATE: April 4, 1990 SUBJECT: Cross Creek Centre - Master Plan Modification With respect to the above, please be advised of the following: 1. It is the Planning Department's opinion that the proposed use of the site for a day care center is not desirable due to the close proximity to a major thoroughfare (Boynton Beach Boulevard) and the two canals. In addition, the design of the parking lot does not allow for continuous through circulation at times of peak hour use and may create a traffic bottleneck in the east end of the site. 2. The previously approved retail square footage for the office building is 2,775 square feet, not 3,975 square feet as shown. Since the applicant's letter of submittal and analysis of impacts on infrastructure (water, sewer and traffic) did not address the additional retail square footage, the additional 1,200 square feet of retail square footage should not be construed to be approved as part of this application. If it is the desire of the applicant to have the additional retail square footage approved, then a subsequent master plan modification will be required. ~r>>JL AMESt. GOLDEN JJG:cp A:PM90-083 l L L I'~ d . 4 "_~ j "-+ _) _' :. (j ..:.' '+1 l'j'.JI ._,".); _1.._1 ..l. ....J . -4'.) 1'11_.1...11___'.' '". '_I~ ~'" LAKE WORTH DRAINAGE DISTRICT \.....A.-^-.J.--J-~-^_~.......A......J 13081 MIL.ITARV TRAIL OELRAY BEACH, Fl.ORIOA 33~84 March 30, 1990 Iloerd 01 SupenH...... 0.0... ~c~r"l" C. S"nIey W.._ Ktrrnltc.ll ~""ry"'",g., William O. W1nlllrl Allllllnl aolMl\JW "I(:hard S. W/leel"'n N1~ "'''r " 8011_, lO.". Mr. Jim Golden City of Boynton. Beach 100 E. Boynton Beach Blvd. Boynton Beach. FL 33425-0310 Dear Mr. Golden: Re: Cross Creek Center/Day Care Center Accord1ng to the Plat of the Cross Creek Center (PB 57, Pg 127), lWDO has an easement 1n the proposed play ground area. For the record, LWOO objects to any approval of the play ground fac111 ty . If anyone w1shes to d1ScuSS the matter, please feel free to call us. Sincerely, PAM:mas o.lrll)l 8uah & BfIC. A.lon 411806.t6S . 8o~lon I!Iuch & w... Pal'" 8a.m 737~ P. Eo ENGINEERING DEPAR'IMENT M&10RANDUM No. 90-118 April 26, 1990 TO: J. Scott Miller City Manager FRCM: Vincent A. Finizio Acting Assistant to the City Engineer RE: T .R.B. CClTITEnts (2nd Review) Cross Creek Centre Day Care Center The Lawrence Group In accordance with Chapter 19, Section 19-2l "Factors Considered By Crnmittee in Review", the Engineering Deparbnent for the City of Boynton Beach herein provides the following canments relative to the above referenced site. 1. Frequent "drop off and pick up" of children at a closed tenninal end of this parking facility may pose a hazard in the fom of diminished pedes- trian safety~diminished automotive safety as a result of interrupted traffic flaw, realized as an inconvenient grid locking of motor vehicles at the south terminal end of this facility further resulting in a negative linpact on vehicles unable to back out of existing parking stalls. 2. Emergency fire protection service and access will be adversely affected by children in th2 playground area and also by the presence of associated . playground equip:nent. The Engineering Department recommends denial of the applicants request based upon previously stated nuisances, hazards and performance standards as indicated within Section 19-21 (a) including but not limited to 19-21(e) and Zoning, Section 4N "Performance Standards". LL-.<-~ .x-A ~'.., '6-= Vincent A. Finizio VW/ck cc: Jim Golden, Senior City Planner CITY OF BOYNTON BEACH planning Depa~~ent 100 E. Boynton Beac~ Boulevard P.O. Box 310 Boynton Beach, Florida 33425-0310 FAX NUMBER (407) 738-7459 OFFICE NUMBER (407) 738-7490 FAX TRANSMITTAL COVER LETTER Date: .. ,3, ;;-1- It! Time: " To: kJd.4 4 '--;t1 ~- ~ Ci7.f- Fax Number TranSm~ing To: ~ _~~"/07P From: (including cover letter): ~ Number Remarks: ".. "", ,'.,;If)-,,...............: 'W... .......,. ._"~~...........,..... ._.~.......~~_~._."_...~ .".: '____';j-...'lo:..............~~.....~~. _M__~' ~.. ~...".,.-.__.__,_., ...,,~~,""""'C""T".- " . -.r----------- ~~~ . OF~lC~S COMMERCIAL 11,025 8.1:.. 3,975 S.F~ .,.__"_..__________.-....---.....-~--------..- - - --.-.-- 1 ~""-...-.:,. /-~. I '\. ~ ~ . " _~~_~_~;':' ~~~~.~ ,L1:s,~-J~ ~~"r~ t- . , I 7' I ~ .\ ~ I , I V ! ..,..' ':,;"., .. ....~ ......... ! "1 '",', ..\ ~ .....j . .'.. t" . I.,V~*, . C A-MAL -- ~ \ ..:J- .:::~.:, /~\..., .... _ " _. u _ ." "-""." ... ~ l. J5,:~O.'o HIGH ONE~ST~1 '. r'i~:iO:~- ,...p~t1lri(j:;,.~~$tiu~~ ~"h.",....._",-. ~,- ,', .....-..;" ....,'~.- ,,," -,.........""'.. LLl ',~ 1 1 l' i _""~.\ i H, . . - 1 .. .~ . - - i - - - .., ...J' ....._ ~_ ~ DAY ,CARl .:~~N~~Ft ~ CHILDRE . ~ .,.. . ;tpi.~... r~! " ~ - ~ --, ) .....<1t:....'. ~-:;.. ~. t,-..~J --- ;"fOl ~.,~i . ' "_ ___ ..._ _ ~ .__. .__________---1-___._~. -,---. . ti-i-J , ,-~ .-, -- --- ------- ~- -....-. - -- 't . .. . 4-....::0 C- - ~ . f:M:,J:. , I -~. '~:.'--" _.~--'- -,... ,-! -=- . -. - -- --- ~-'-_.. - - .-.-'..- -- - I I " ' ~~,P-''''; _..:,,1-..:: ..c".'.'=- ._=:c.=.:=c=CC: =-.:.'-.---'~:=c--===--. -- --.-,. ~:. .~~,--,,=c=.c ",.. -~. -.. . -.- --~---------------- -~-------------.- --+-- ------ -~ --_.--~.,._.-----_.- --.-- --, ----.----.-...-..--. --.--.-- ----.- ...--- - ._- --~~.~,_... -- _.~. -.-.'- . - - -.-- _ _ ."_' _~__ ..__H _ ,_ __,__.. -- - . !J [) yAiT oN f3 FA-c' fl' f] L V j) . _____ .__ . _.L. _.. --./r'~~-. / ~\ ~,.~~," '- ~;..n~o', ,'. ~. .'. l '.t....:..,~... 'i-. :...1.__,.-. __ ~ ,/ r~~t$Ji"Jf~f2~:jfjt_J@if ... .... !l.~"l, , . . ._.___.._____"..,____,~._.._..__m._...___,~...._,__....;.._______~._. '~~ t" ~,. ..~ ~ .~;: '40: ~--~----_.- '.~ ~~ >:i MEMORANDUM TO: Steve Rhodes, Denho1tz-Rhodes FROM: James J. Golden, Senior city Planner DATE: March 20, 1990 SUBJECT: Cross Creek Centre - Master plan Modification The following items must be submitted to complete the above-referenced application: 1. 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