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:
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From:
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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. Revised master plan delineating boundaries of outdoor
chi1drens' play area (6 copies).
2. Statement from a Florida Registered Engineer addressing
changes in water and sewer demand, if any, including
whether or not the change is above or below 10%.
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