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SITE TRAFFIC ANALYSIS Carmen Annunziato, City Planner City of Boynton Beach Boynton Beach, Florida ,/rr.- , If, . ;;;.. ,.I Qfl (L~Ul(l~.A(~J-\ MICHAEL A. SCHROEDER D)'"""I,""l__ -C,. ,"f : ''f~'~'7'''n ""--:.....":....".'...."~:.. ~ _"':':"'..:;J / V AITORNEY AT LAW ONE LINCOLN PLACE SUITE 301 1900 GLADES ROAD BOCA RATON, FLORIDA 33431 JM;J : ';' }CJ2R f' ",.. L.i-\,'j"ij, , '....1 ,(, ",,Jr. - ~- (305) 391-1810 ~ BROWARD (305) 421-0878 DELRAY (305) 276-1806 January 16, 1986 RE: Bill R. Winchester/DeBartolo Our File Number 85-079/010-07 Dear Carmen, I just wanted to alert you that, as a result of conversations between Rick Rossi and a representative of Griener Engineering, it appears that there is a possibility that the legal description for the mall access road (Winchester Park Boulevard) that was previously submitted to you may be incorrect. While Griener does not believe this to be the case, they are reviewing the matter at this time and I did want to alert ~u to this situation. MAS/sj (MAS:14.2) truly yours, :CHAEL ~DER l, I MEMORANDUA. TO Peter Cheney City Manager DATE October 16, 1981 FILl!: FROM Carmen S. Annunziato City Planner SUIlJI!:CT Greiner ReportjDeBartelo Mall This date, I met with the Building Official and the City Engineer to discuss the above-mentioned report and to analyze the stated results. It is our collective opinion that the analysis con- clusively supports the stated recommendations (see attached) and that the recommendations be included in any proposed amendment to the parking code. It is further recommended that the proposed parking module dimension be adopted as a City standard. To that end, I am incorporating Greiner's recommenda- tion in a proposed parking ordinance amendment. Please advise if you have any comments or concerns in this regard. . /~ Ji ~d'~.::I::- Carmen S. Annunzia City Planner CSA:mpc Attach. CC: Building Official City Engineer SECTION III: RECOMMENDATIONS Based on the findings discussed in this report, the following requirements are recommended for off-street parking and loading spaces in Boynton Beach, Florida, for the proposed regional shopping center development: * The use of gross leasable area (GLA) in determining off- street parking requirements. I * A parking ratio of 5.0 parking spaces per 1,000 square feet of gross leasable area (GLA) should be utilized. I II I ~ * Assuming 90-degree parking, a parking space requirement of a 9-foot by IS-foot rectangle, with a 27-foot aisle width for an overall module length of 63 feet. I II 11 , I ! ! i I' iI Ii 20 UJ I , , ~;: _ y r,'~SSAGE r Torn Clark - City Engineer ~ Bud Howell - Bldg. Official FROM TO Carmen S. Annunziato City Planner SUBJECT: Greiner Engineering/Parking Requirements FOLD .. DATE: Oct. 7,_1981_ Accompanying this memo you will find a copy of a report prepared by Greiner Engineering plus accompanying documents concerning alternative parking requirements for large-scale developments. Please review this report and prepare comments for a meeting scheduled for Thursday, October 15, 1981 at 10:00 Following our meeting, I will present our analysis to the City Manager. AM. CSA:mpc CC: City Manager PLEASE REPLY TO - SIGNED , I ~ r Please return your copy of the report at the meeting. REPLY DATE: SIGNED FORM F269 Available lrom GRAYARC CO., INC., Brooklyn, NY 11232 THIS COPY FOR PERSON ADDRESSED DETACH THIS COPY-RETAIN ' FOR ANSWER, SEND WHITE AND PINK COPIES WITH CARBONS INTACT, CITY of BOYNTON BEACH d- -f P. O. BOX 310 120 N,E. 2ND AVENUE eOYNTON PEACH. FLORIDA 3343~ " August 20, 1981 " Mr. Tom Marsicano Greiner Engineering Science~ P.O.Box 23646 Tampa, Florida 33623 Dear Mr. Marsicano: consistent with our recent telephone conversation, please find copies of the pertinent pages of the Boynton Beach Code pertaining to off- street parking and a parking stall dimension diagram. These documents are submitted to you in connection with your study of the proposed DeBartelo Mall parking plan. Please advise if you require any additional information. Yours very truly, CITY OF BOYNTON BEACH C~~5'~ Carmen S. Annunziato City Planner CSA:mpc CC: City Manager Central File GrClflf:r En!J:f'r:'erin!J ScicnCl nc, 5GDl ~'<lf;nL:f Strcel POSI Off,ce Box 23646 Tampa, F londa 33623 813879-1711 TWX 810,876,4144 Cable, GREINCO / < ;'--- Greiner Environmenta July 27, 1978 !>':' ~;,/ . ,( - y,: ,'I. /, ' L "'.:..1:----"": ir'I(I..,'-~-~ ! .; ':' >'1 ' '. Mr. Charles R. Walker, 'P. E. Director, Traffic Division Palm Beach County Engineering and Public Works Department Post Office Box 2429 West Palm Beach, Florida 33402 r t~. " .'.......... f. ; j" I.. {....; ~^ .'1 , I 2_ Dear Mr. Walker: As discussed in our meeting on July 26, 1978, the site traf- fic analysis for the Boynton Beach Mall was revised to consider several factors. First, the projected year 2000 traffic volumes as furnished by your office was used. Secondly, a new Gross Leas- able Area (G.L.A.) for the proposed mall was used, since the park- ing requirements dictate a maximum of 929,156 square feet G.L.A. Finally, no staging of the mall was considered, since the 1981 mall will remain the same in 1986 (although we did provide for peripheral development as before). The year 2000 traffic caused the through traffic volumes on most roadways to be moderately higher in the year 1981, and radically higher in the year 1986. The 929,156 sq. ,ft. G.L.A. mall will generate approximately 2 percent more traffic than the original 1981 mall with 898,658 sq. ft. G.L.A. Since the mall will stay with the four major stores in 1986, the mall-related traffic will not increase, re- sulting in a decrease of approximately 13 percent in the traffic, as compared to the original 1,056,768 sq. ft. mall. The directions of approach, as originally submitted, remain unchanged. The method of trip assignment to the mall is essen- tially sound, since the relative travel times are about right with the exception of the I-95 link. Hand assignment of all long- range trips to this link rather than a competing 2-lane arterial adjusted for the lack of intersection penalties or other travel friction factors in the mathematical analysis. Also, the develop- L ,. ,-n" ~ ,.., r=., ,1--," ,Jl~ /':tn" -.r , I L.';' ,\ <L' l" [ l' L I. ~, ~: .'-"':." , _ oo:.......L~, .. -..... _I: '-........ Mr. Charles R. Walker, P. E. July 27, 1978 Page Two ment map furnished on July 18, 1978 by Ken Rogers does not warrant increasing the number of trips on Congress Avenue with respect to the number of trips on Military Trail. The large bulk of the development is west of an imaginary line midway be- tween these two roads. In our next meeting with you, we will be prepared to dis- cuss the possible staging of improvements required by the County to be made by the developer. Very truly yours, 1;= E~~NTAL Bruce D. Seiler BDSjdmh cc: David Curl Encl. "'3 . ---..::..:.0, ""LL ACCESS ~ r, (0/ ~ Z5rl2.'n} ... 't, ""- '-\ 't. "\ 1"" e"" co -- ROAD '...... ~ '';-1'' I~ -.- L: J~~~ [~ [o~ ZH .. [c] 0 --. i4"7J 200.,. ~'1 H [3~ [2.10- t "'I. "1= ~,"" .!'l. ... o r o .. o '- r ---- 1Wi:_~7Q v~~ .? N 'J z ci-.,J~ z..~'~ ... :J) o . o lD o -< Z iii ..f 1'10" .. Z ',~' , o ,I: I '~ r "r' ~ . ::u o 111 r en ~ ,., ,-- ACCESS ROAD A " ~ i, I- . . . . n n n n ... ... .. '" .. ~ '" ~ '" . 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(0' ,,' 10 [TT!TI"- f'Gtrrrzl ;;; ~I~ - . ~ . .~ :c-~ -,;;; ~I ~I' '" ;....; .... ..! . ~y OYOM SU:l:lY ,""-__~_ J "l. . , I / J II) ..J 11.1 () a: <( lL '0 c o II: ~':I'---% : 1:0 .,~. ~ i!", ~~ !: ~ ~ ~ - .- ~ 11~ ot~o- ~ ;; I"l~ ~ ~ e ..,~ ~6 .j r ~ ~ - .:::: 'It .,., .... ~ en" .'! '- ;: ~ . bJ 4< lr9,IGIIi: [oj ~"l \ ~~l Et ~r ~ ~ N - ~ 'IS"", ~ -...."I~ .......... ~r'''' =-~ . . . 1 -f ~I ~ :: . c' , o .. Q ..J o ~ :I~ c , ~ ['.'1 ~ [."1 (IHi)t,Z'" 0'1011 .o. ~, SC;J:l:lY ".,,, 'h [o~ \f) ,\I "'';'" '" OJ t ~ ,J'... IJ) ~ ~ --.... ~l,;;, . ~ ~ ~ ~- .. o ':?o ~ - ~I ~l .. ~. N -, N 0-= ~ZIIJ .. {t"Th"l [ZIZ;('6~ [H!(~ ~ ~\';; 'I. ={~ ~ . N ~-; ~~ :nl ,~ ;01 -."")ffi j \ , '.",..J County Administrator John C, Sansbury Board of County Commissioners Peggy B. Evatt, Chai rman Bill Bailey, Vice-Chairman Lake Lytal Dennis P. Koehler Bill Medlen Office of County Attorney R. William Rutter, Jr. County Attorney April 11, 1978 Carmen Annunziato, Planner City of Boynton Beach 120 Northeast Second Avenue Boynton Beach, FL 33435 RE: DeBartolo Mall Dear Carmen: Thanks for the time and assistance you gave Charlie and myself last Thursday, I was certainly encouraged by the efforts being made by the City towards development by asking developers to pay their fair share toward reducing the impacts caused by the development, I have enclosed a copy of the D,R,I. report prepared by th@ South Florida Regional Planning Council concerning the DeBartolo Mall. Should you have any questions please give me a call, par- ticularly in reference to the proposed annexation of the DeBartolo site because the Board of County Commissioners is keenly concerned about the traffic impact of this development and the adverse effects that will result in the area. Sincerely, R, WILLIAM RUTTER, JR, COUNTY ATTORNEY t /il"-'i-r:'-' I. ' ., Warren W. Dill Assistant County Attorney WD:k 'r BOX 1989 , WEST PALM BEACH, FLORIDA 33402 , (305) 837-2225 ... , INrroWcrlOO 'lbis iropact assessment of the proposed Boynton Beach SOOpping Mall develorment has been prepared by the South Florida Regional Planning Council as required by the Florida Environmental Land an:1 Water Manageroont Act, for all Developnents of Regional Impact. '!he proposed Boynton Beach Shopping Mall is a regional shoppinJ center with a gross leasable area of 1,008,000 square feet. 'lbis impact assessment is based largely upon infomation supplied by the applicant in the Application for Develorment Approval. H:>wever, additional infomation was obtained by =ntacting local officials and =nsulting official plans arrl revietling reports related to specific issues in the iropact assessment. Water arrl water-related elements of the project were also reviaved by the Central arrl Southern Florida Flood Control District. In accordance with the Act, this iropact assessment arrl report is interrled to provide the Palm Beach County ccmnission arrl the Division of State Planning with an overvie,v of the impacts, both positi-...e arrl negative, that would probably result fran approval of the proposal. The recc:mnerrlations are intended to assist the County Ccmnission in reaching its decision regarding the proposed developrent. . . -l~ .. / ./ ./ /MaI APPLlOlNT INFOR-lATICN ~ Applicant: El:1ward J. DeBartolo Corj,Xlration P.O. Box 3287 7620 Market street Youngstown, Ohio 45512 Date of Receipt of Application: Local GoVerIlllEnt DRI Hearing Date: Type of DeveloIXOent: Location of Develo~t: Name of Project: Construction Pericd: Project Des=iption: Gross Floor Area 'Ibtal Acres December 3, 1973 Regional Shoppin;r Center Palm Beach County (see Il'ap) Boynton Beach Shopping Mall 1974 to 1978 - five years 1,008,000 square feet 92 'Ibtal parking Spaces 5,800 Cbunty 'lhreshold: 40 acres; or 2,500 parking spaces; or 400,000 square feet gross floor area . -2- ':.. I \ :' "l\"'~"'''''J..d ~ ; 0 Beac~,\. r.:;;-'_51 :,'''J -- ----- .--.---; ..~=~-- 1 ~ ! :~~r~MJII~~llOd.' ) --f-; I' ",,:",', '\ I: ,"" -, I "/ p". '\'l (~ i,", rr~l I" I, WESTr n.' ~ : 1 I I ' , ,"....; - i 'I.:., ,) I ' T , \ I PA~M BEACH \ '~1palm : I I I I ! I : - ,{ _ ': I ' ''. B'I.\1ch I -rt---l ~." I - - - ~'- 't t I IJ I ; I ! !2f;;, , 'I'm (llt,~/'Ilnltlr;;n"-!. ;' ( 1,.. I I ....'r', .f1~1~ ' $.t"~ , ! I -+) I _ - - - .-...&. ~_.l..- I -, ~ III I" --T"--' ,_ It~cptr"c","" I 'I,.,t.- . . k'~ ....., _,-.lo.. -:'3 _.-_."~r..... ...:. - '':J..4!'!; -..., {'I' ,;: \ , .2.....:2..F~ n -..- 51. ;,.: .-; .7~ :.:....-~........., ~ ! I I l P""'S~H ~ 1- I 11' "I ,,' \___! - ~ ' 'J - :IJ. : Y i .' I ( '-....;-",/ I~ : tTf;; I . ti::,.~ "'~lfi; ~ '_ I . , ~ I ' 0 L ~., _1,;'~l~I,:.,"Ll~e~rl. !;'~:", :'('{ - "~""-d""."~ r',..:J iJ ' ,..." ,.1.. .' I .' . .., ~ ., , If~ I -'--"-. ,~~ ".;J~, ,\ \ . ~ j i, '. 'J..' , 1 I, l Pat~Be"~Il_ J (-~.f~:;'; i : ~ft4! (:(.,,"tw '~;~,.r.+.\ ~ ",\I~ J:~'Lt"'Pilm ----:::=~,- ..,..-~~"+1~!.:.J. jj-/ 'if : "~,,, ) S!.TE LOCATION ri : '.JC;j.,t,;;~~,~ 1 .it ~ 1 ....h. 'I' ~'" ' , ...~ ". ~ It i . l 1--.-'--- i', I, ~.~' "1 ' , '::::::: (, El-' , ' " ~..._, . ~I~' :. ,'\ R -:~! Goynton Bf.l~,.d,Jl- wt . I '-fC" I ' Y"d i 1':'1"'.1 ~';' I ~ .. U'~ J - ), '~:..~ St..,-l''P1 (,,'\1 ~, , I t ,.",A , , ._.. ___, C>elray B aen " , , I 1 ) I; I I 0 ' Ii: _foll~' =-__ . ~,.t.. 0 _~' -1. _'1/ .4_' ,.+" ...~ ~ L, ' I'~~ ! 'IL,:, [/."'] I k, ;0 I '," : ;, ';' I 80<,' ,,:t I '" J'r , _ ~ I 1.-=- . ~~"f"'dll')n ~.w~' ,,:r rl-V" , R~to~~ 1M '4-4 ' /'-1 r. ' r-' ,J',?' ,C -r -:""l.;r.""., ....- -, :r., . r' /I' . '/ ,,/ -. ~ ... ; I 'J I !~ J : r 11 1,.- .'~ i:"Jl'l ....1 ~ . ~ :: I ud :e I' .. " / ---- "/,, / ", - '( , \ ", \, \ 20 ' \ ' r------1 , , , I " I : ',_ I (ii: I -",,- . ........'.~lttlmll" e<'llld i t ifPIII'\D'''~:- - -:- _ . -..- loa - ~IJtl" . C, 01"I .'- ,," '" ,," ._.:.- 1_--......./ ~ :l '\ \ \.pump"I&~atlOl'l \ 4-' \, \ , ,," " . - \, \, \ \ \ , , - ..;-. , ' '- -~--- - -~ ,. ,~ ___~~'~C_Hcnll~~_ _'. 1'- BN(lWAIW ~lj;;N ty I L_ r-~ -''), (>~ .1 B~ , " 8 .. ",,-- I ..~- " '0 '0 BOYNTON BEACH SHOPPING ~IALL PALM BEACH COUNTY, FLORIDA SCALE IN MILES. 505 . ".JT,"""f'\1f'I LOCATION MAP " . -,;A II E.VALUATION OF THE ProPOSED DE.VELOrT-lENl' / / A. IMPACl' ON THE NAWRAL RESOURCES OF TIlE RffiION / 1. Air QJality 'l'he mall itself would l1Clt generate emissions fran MY stationary sources of air pollution. Electrical fO.'ler needed \1Ould be supplied by Florida l'c:Mer am Light, whose facilities VJOuld not increase emissions in the project site area. However, the project \1Ould directly increase emissions from nobile sources am indirectly affect emissions fran off-site stationary sources. The shopping center's maximum impact on air quality l'IOuld ccrne in 1976 when,autorrobiles driven to the center would generate an estirrated 12,116 pounds of specific* pollutants per day. This represents 4.9 percent of the total daily pollution fran major roads in the area experiencing increased traffic loadings attributable to the mall. In 1986, with final carq;>letion of the project, the total daily pollution load would be 2,758 pounds of specific* pollutants or three percent of the traffic pollution on adjacent arteries. Reduction in the load estimates have been made by the applicant assuming stringent Federal emission stardards will be fully effective. Final approval of the sropping center by local govenunent must be contingent upon the issuance of * carl:on nonoxide, hydrocarbons, nitrous oxides, sulfur oxides, arxl particulate matter. - 4 - , '/ / a permit by the Florida Deparbrent of Pollution COntrol in:iicating that the project confOIlt\S with' applicable state regulations. 2. Water QJality a. SUrface Water Q.Jality. Acoording to the Application for Developnent Approval (ADA), stonn water would be routed to two retention poms totalling 1. 5 acres, designed to retain the initial stonn water flow for approximately nine (9) hours. This initial runoff fran the paved area \'Duld contain the majority of the acCUllUllated pollutants and contaminants fran the parking areas. This water quality design feature should minimize the inpact on the secondary receiving water bodies. Once the retention poms fill, the remain:ier of the rainfall would be by-passed to directly discharge inta the lake W:lrth Drainage District Canals. Scrre back-up and limited flooding of the project parking lot could 00= depen::ling upon the severity of the stann. '!he existing runoff fran the site is of poor quality, since this area is currently in use as a dairy operation. The stonn water fran the proposed drainage system would have less of a deleterious effect on the receiving bodies than stann ~rater under =rent comitions, according to the Flood COntrol District. . - 5 - b. Ground Water. A large portion of the site is currently utilized for cattle grazing, thus runoff fran the site f , would probably contain high coliform counts, nutrient concentrations, and EODs. 'In addition, the predaninant soil type presently on the site is highly organic (similar to that in western Palm Beach County), thus, gmund water at the site could be expecta:1 to contain larger concentrations of total nitrogen and total phosphorous than ground water underlying the ITOre eamon, well-drained sandy soils present in eastern Palm Beach County. Site alteration If,~uld ITOst likely improve ground water quality according to the Flood Control District. The overall impact on ground water quality should be minimal as a result of this project. 3. Water Q,lantity a. Water Availability. There would be no potable water supply wells at the developnent site although wells for lawn irrigation M:Juld be drilled at a later date. There would be no adverse impacts as a result of water with:lrawals on-site. b. Drainage. According to the project engineer, the drainage design would pass the runoff of the first ten minutes of any storm into retention porris for storage of up to nine hours. 1\dditional runoff would by-pass the porri systan and discharge directly into the Boynton Canal. Sane tanporary porriing of up to approximately one inch . - 6 - - ,. .-j- 00UJ.d be designed into portions of ct1e parkin:] area, giving up to a,rother seven to eight acre-feet of ' storage. 'l11e conceptual design of the drainage systen is innovative am solves the project's potential drainage prcblems according to a staff report of the Flood Control District. However, the acceptability of the system at a local level is subject to review by lake I'l::lrth Drainage District. 4. Larrl Resources a. 'lbpography. 'l11e existing natural topography is relatively flat. 'l11e elevations range fran 10.0 feet to 15.0 feet above mean sea level. 'l11ere are two snall ponds in the southern edge of the site ,ani one canal runs through the property. 'lbere w::>uld be no re;}ional impact as a result of topographical alterations. b. Soils. 'l11e eastern PJrtion of the site contains soils of Okeelanta muck and Everglades muck series rrore than five feet deep in sane locations. In view of the "severe~ limitations on developnent on this soil, the site plan has wisely anitted developing this portion of the property, except for three roads connecting the parkin:] area to Congress Avenue. The western half of the area, which is to be covered by parking lots ani the shopping mall, has soils of Irmokalee sani ani.Basinger sand series. Both these soils, because of the wetness and poor drainage capacity, carry "severe" - 7 - / / /' / , ~ -4 1:.- Ations on the intended use. :!Ver, extensive and effective drainage systans can correct these' limitations. In the parking area west of the shopping mall there is a long patch of Okeelanta =k soil Which is to be raroved and replaced by suitable fill. There are small patches of Panello saOO which has "slight" limitations on use. The soils on the eastern half of the site are classified as ''marginal three" an::! the western half are classified as "marginal tw:J" under the developnent suitability matrix proposed by the staff of South Florida Regional Planning Council. * c. Vegetation. Infannation presented by the developer gives an ,ac=ate representation of the vegetation ccmnunities on the site. This area has been influenced by lo.vered water levels in the area for a considerable pericd of tiIre. The wet pasture area at one tirne represented an aquatic system, but is rDN being invaded by IIDre terrestrial species. In short, ,the site already represents an altered situation and the project wuuld have no adverse effect on any major natural vegetation a:muunity. * Developnent Suitability of Lan:1 in South Florida, prepared by the South Florida Regional Platming Council for tJ.e Florida Coastal <:=rdinating Council, JW1e, 1973. . - 8 - / d. WiluJ.ife. The animals present on t1....s site are ccmron to altered semi-urban areas. Probably all would be forced to relocate, but they are not rare or endangered species. Aquatic life is limited to the small pon:is at the south erxi of the site. Since these pon:is are already bein:J invaded frem their perimeter by Nelaleuca and Shinus tetrabenthifolius, they represent altered situations. '!he impact of this project uFOJ1 aquatic life is eq:ected to be minimal. . - 9 - / /' B. ........ IMPPCr ON .n.x:~ ~a.:a-lY .... 1. Econcrnic ImpiJct a. DcvclofJW..nt E:qJenditures. The applicant proposes to expend $23 million to develop poynton Beach Shopping Mall including land cost of $2 million. b. Fetail Potential. The applicant indicates that sales receipts of $68 million have been projected for this proposed mall. According to the applicant, the gross leasable area (G!A) wrold be 1,008,000 square feet, but depending upon the desires and requirenents of the major department store tenants, this area could be increased by as much as ten percent. 2. Tax Revenue C-enerated The applicant estimates $2.4 million annually in tax yield to mmicipal, County and State goverrunents. This includes $574,800 in real property taxes, based upon an assuned annual five percent tax rate increase. (This assurred increase in property tax rate is unsubstantiated.) The applicant estimates sane $1,260,000 annually in sales tax yield, inplying gross taxable sales of $31.5 million. HCI.olever, this estimate appears to be lCM based upon the applicant's previous estimate of $68 million in annual sales. 3. Project Feasibility The applicant states that "no fonnal market study was prepared for this site", hCMever, the feasibility is discussed under headings of factors affecting feasibility, Growth, Need and -- . - 10 - ,,-- ~- 1Iccess. The application notes: The need for shoFping area develoF~ent is recognized in the Pam Beach County Land Use Plan. \':'hile the site is not designated for a shopping center, it COPxorrns to the plan's conceptual objective, which is to establish a shopping center ac1jacent to Congress Avenue in proximity to arteries with inter-changes with I-95. The Palm Beach County Land Use Plan indicates carmercial areas in the general vicinity of this proposed developnent. But while the proposed developrent is in general ronformity with the plan the ll'Ore specifically indicated locations appear to be better served by roads than the site proposed by the applicant. This proposed develq;ment \oJOuld be sar.e 14 miles north of the BrCMard County line and therefore would be e:q:ected to attract J::oth employees and custarers fran B1X>',,'ard County, \rell within the 20 minute travel tirre ll'arket area rontemplated by the applicant. Thus having an econanic impact in both palm Beach and BrCMard Counties. A roatter of !lOre local concern is the adverse eronanic effects that may be experienced by n'erchants losing trade to the new mall. This is a potential local issue which should be considered by local governments before approval. 4,. Dnployment Characteristics No estimate of the nmnber of employees during the developrent phase was funrished by the applicant. However, the applicant does estimate the nmnber of post-cevelopnent employees at 2,100, including both employees in retail sales constituting the majority, and employees of the mall performing maintenance and security functions. ."The estimated annual rnall payroll would be approximately $12.7 million.", 1IIhich is an average wage of $6,040. -11- / ,/, / s. Peripheral and Subsidiary Ccvclor:uent J\coording to the applicant, rhile the mall will stirm.Ilate the regional econany, it is not anticipated to encourage unHanted developnent in the site area. Conversely, provision of multiple retail convenience and c~ison shoppers goods I outlets within a single o::mplex should reduce the need and demand for randan carrnercial developrent in the area. Although this stateITalt is generally true this proposed shopping mall will tend to attract highway oriented. ccmr.ercial facilities that would not logically locate in a regional mall, but would seek the increased traffic generated by the mall. The adverse effects of such developnent can be reduced by the implerrentation and enforcement of effective developnent regulations. 6. User Characteristics The applicant expects that 97 percent of the proposed mall tenants would be retail sales businesses and three percent \,;ould be service businesses. The applicant estimates that approximately 95 percent of mall custaners .,ould be individual consurrers, with the ranaining five percent of the custarers being comnercial establishI:ents. The applicant expects the greater portion of tenants to be either new stores or nel-I branches with few stores relocating fran other areas. . - 12 - c. IMPACl' ON PUBLIC FACILITIES 1. Sewage Treatrrent According to the Flood control District staff report: The applicant prop:lses to connect to the City of Boynton Beach sewer system for treatment and disposal of waste- water generated by the project. Eoynton Beach is =ently initiating a progr= to upgrade and e.'\:parrl its treatrrent facilities (90 percent treatr.'ent) on an interim basis. It is no;" planned to PlID1p treated waste;"ater fran the Boynton Beach plant to the Delray Eeach ocean outfall for disposal. ~l1en the ne'," Delray BeC',ch treatment plant goes into operation, the existing Eo~Tlton Ecad1 facility vill be phased out, in accordance \Vith the Palm Beach County I'later Quality Manage- 1l'eI1t Plan, September, 1973. It must be pointed out, ha.-.-ever, that Boynton Peach and Delray !:'each have not finalized an agreement for the joint regional venture, but considerable negotiation is under\Vay. There 1I1Ould be adequate facilities to ha11dle project demands on an interim basis. P.O\''ever; because of the rrore stringent regulatory agency requirel:'ents, the City of Boynton Beach would have to take t.f1ose steps necessary to meet the require- 1l'eI1ts (this could be accrnplished by tying into the regional system), in order to assure the availability of adequate facilities on a long-term basis. Arrangezrents assuring adequate long-tenn sewage treatIrent should be assured before granting final project approval. 2. Storm v;'ater Disposal System With the prop:lsed plan, stonn drainage would not represent a stress on the publio facilities. The Boynton Canal (C-16) is designed for a 30 year storm and Lateral 24 ar.d E-4 are designed for 25 year stonns. The 10 year flood stage is estirrated at 9.6 feet above rean sea level and the 100 year flood stage is estimated to be 10.7 feet above rrean sea level. Final grades vary bet1l.'een 12.0 feet and 15.0 feet above mean sea level. . -13- ,> Ac=ding to the Flood Control District staff report, the lake l'klrth Drainage District should indicate approval of the drainage plan before local governrrent takes any final approval action on this project. The applicant has included correspondence to Lake I-brth Drainage District in the Application for Developnent Approval, but a response fran lake I~orth Drainage District is not included. 3. Water Supply System The daily water demand estimated for this project is based on data fran similar shopping malls in Florida, therefore, appears reasonable. The v;ater derand of the mall at C011pletion is estirnat- ed to be 3.7 percent of the projected available water fran expane1ed City ,,'ell-fields. The mnsultants have decurrented the ability of the City of Boynton P.each to rreet the demands of the deve10pnent with existing facilities. The City, in turn, has made a provisional reply carplying with the developer's request, and confinning the availability of water service. 4. Solid Waste Disposal The applicant estimates a solid waste generation rate averaging 15 to 20 tons per day based on a ratio of 2/3 ton per acre of gross leasable area, or a maxlln1.llll annual generation rate of 7,040 tons. A private finn, Palm Beach Sanitation CorTpany, franc;:hised by the County, will be responsible for the collection of solid waste. The disposal site is located at lantana Road am has a useful life of 10 to 12 years. There are no imnediate plans for . an additional site in the area. - 14 - .' 5. Pa.,:er Supply The JlpplicaticIl for Develq:m:nt Approval includes a' letter fran Florida PO\~er and Light Carpany indicating their ~Tillingness to provide total electric service to the Boynton Beach Shopping Mall. There will be no on-site generating facilities. 6. Recreation Facilities The mall would be made available periodically to public and private, civic and special interest groups when stores are closed. Holiday- related activities will also be encouraged. There should be no adverse ilrpact on cc:rrmunity recreational facilities resulting fran the approval of this project. . - 15 - JMPACr ON PUBLIC SERVICES 1. Education The pro{X)sed a:mrercial developnent will not directly effect educational facilities in the area. Educational programs, e)QUbits and activities will be s{X)nsored by and take place within the mall, according to the applicant. 2. Health Care The health care facility nearest the proposed shopping center is Bethesda Merrorial Hospital, approximately five miles fran the site. The hospital capacity is 268 beds (July 1972), with projected expansion to 324 by July, 1974. According to the applicant, the rejor departIrent store tenants r:ay provide emergency health programs and mini -clinics for their custaners and personnel. 3. flrergency Services There are several private franchise agencies in proximity of the proposed developrrent site that could provide errergency service. The llpplication for Developnent Approval does not include information regarding a preference for either of the service agencies, location, equiprent or res{X)nse time. On-site errergency personnel, apparatus, and equifKlEl1t should be closely coordinated with the ?ppropriate local agencies. . - 16 - 4. security k:cord.ing to the applicant the prop:>sed mall would maintain a security staff of twelve maintained by the mall corporation to suppler.ent security provided by the Palm Beach ColIDty Sheriff's Department. Currently,the ColIDty is operating with a force laver than the National Average of 2.4 policerren per thousaOO population. s. Fire Protection The proposed Boynton Beach Shopping Mall woold be located within Del-Trail Fire Control District nl.llOOer nine. The insurance rating for this district is ten, the lo.vest rating possible. The applicant indicates t.'1at on-site fire protection including a thermostatically controlled sprinkler system throughoot the mall would be included. . - 17 - ,/ /' /' , " ,.. ~ ,.. The applicant indicates that in'proverrents should also be made to the intersection of New Eoynton Road ani Congress Avenue. Before approval of this developrent an intersection analysill should be conducted to deteIllline turn lane ani signalization needs at these two intersections. i110se facilities in the area of the proposed develornent which are scheduled for improvement in Palm Beach COtmty's five year work program include: a) The ronstruction of t\'lO additional lanes on !\Tew' Boynton RacXl fron COngress Avenue to Interstate 95 which is scheduled for ca;pletion in 1976. b) The phased construction of Interstate 95 through Palm Beach County. That portion of Interstate 95 in the area of the proposed project is scheduled for construction in 15'76 and 1977, but in view of perrling litigation on SOlte segments of Interstate 95, construction CXluld be delayed. N:> iJrproverrents are scheduled for New Eoynton Foad, west of Congress Avenue or for Congress Avenue in the area of the prqxJSed develop- nent. The greatest effect of mall induced trips would occur on iImediately adjacent roadways. By 1985, ani with the cx:npletion of Interstate 95, tCJ.ol additional lanes will be needed on New Eoynton Road for Congress Avenue to Interstate 95 to . - 20 - (' I I " . , adequately handle the projected increase in trips. Likewise Congress Avenue, at present, cannot begin to handle those trips mich ....~uld I::e generated by the proposed developrent particularly em those sections of Congress Avenue i1mediately adjaceJ;lt curl south of the developrent. Right and left turn lanes are essential, at the entrance points into the proposed mall, three of which are proposed on Congress Avenue and two on Boynton West Road. It rr>ay even I::e necessary to provide signalization at sare of these entrances. The additional roadway requi=ts and the proper phasing of the needed inproverrents should be closely reviel\'ed by the Palm Beach ColIDty Engineer and all other appropriate governmental agencies. Assurances should I::e obtained for these agencies, that the needed iroproverrents can I::e provided in appropriately programred phases to avoid traffic congestion fran this project, both I::efore and after the completion of Interstate 95 in this area of Palm Beach COlIDty. 2. Alternate Transportation System, At present there is no existing available public tr.;msportation servire to the proposed project site. However, sU:::h servire may I::e available at saretill'e in the future. The applicant has asserted willingness to coor8inate with local and state agencies to provide loading and lIDloading spare for public . transportation and transit service when and if it becares avail- able in the area of the proposed mIl. F. IMPACl' ON HOUSING The proposed shopping center ~uld not contain any housing. The applicant indicates that the developnent would offer awroximately 2,100 new job opportunities of which 90 percent 1oIOuld be filled by persons presently in the local labor force. Many of these job holders would be secondary wage earners such as housewives, retirees, and students, who would not directly have any need for new housing. In spite of these assurances, any new source of 2,100 jobs llOSt of which would be laver pay retail sales jobs, will increase demand for lcw and moderate inocrne housing \.,ithin the area. The applicant also estimates that approxiJrately 200 new ertl'loyees ~uld erne from outside the Pegicn. These would be managerial types who could afford the housing, that is in greater supply. While Boynton Beach Shopping Nall should not have any great inpact on the overall demand for housing in the Region, although it ~uld have a local inpact on the demand for lcw and moderate inocrne housing within reasonable carmuting distance to the project. "~"l ~ .. '. .~. "t. . ~. . - 22 - ~t , .. ,j, G. 0l'HER CCNSIDEMTIONS The applicant controls a total of 153 acres on this site, but this application describes developrent plans for only 92 of the acres. The remaining acreage is adjacent to Congress Avenue and is divided into four pieces by access roads to the shopping mall. Oevelq:ment intentions for these pieces of land have not been defined. HcMever, the application iIrplies that rezoning to an appropriate cc:rme:rcial zone will be sought for the entire property. This review only evaluates the illpacts resulting from the regional shopping center and not fran any additional developrent that could take place on these unccmni tted parcels. Therefore, it is extrerrely irrp:Jrtant that any rezoning of this property be handled in such a manner to insure that developnent of these uncx:mnitted lands will be subject to public review. J 1~ ," ~... '~, - 23 - . ,. - PART III IMPPCT OF THE PROPOSED DEVErDRlENl' A. St.M-IARY OF MAJOR CON:::ERNS Following is a sunmary of major concerns both regional an:} local,which have been identified by this evaluation. O::mnents on non-regional concerns are presented as a part of our professional obligation to look at all aspects of the applicants proposal an:! to assist local goVerl1l!'ent in the evaluation of Developnents of Regional Impact. HJweITer, it is not the intent of these non-regional cannents to foreclose or abridge the legal responsibility of local government to act pursuant to such local laws or ordinances M'lich are applicable to the project under consideration. POSITIVE 1. The project \vould add to the anployment opportunities in the area an:! contribute to the tax base of Palm Beach County. 2. Alterations to lan:! and drainage patterns on the site will serve to improve the quality of both surface water runoff and the groW1d water supplies. 3. The impact on land resoorces soould be only minimal. NEl3I\TIVE 1. Sane of the gross receipts accruing to the neN mall may be realized at the expense of other merchants in the area. . - 24 - , , , 2. The drainage systan has not yet been fomally approved by the Lake Worth Drainage District. 3. While interim s~ge treabrent facilities appear to be adequate, long tem sel\>er treatrrent capacity is dependent upon negotiations between Boynton Beach and Delray Beach ....i1ich have not been finalized . 4. A close review of the required iIPproveroents in roadways as a result of the new Irelll should be made by state and local gove:mmental agencies to insure that the additional traffic generated by the mall will not cause undue congestion. 5. I.ocal government should consider the inpact of ne;V' retail sales er.ployees on the need for low ani rcoderate incane housing in the area. 6. Porticns of the site are presently unCOllIllitted for developrent, ha-lever, the application ilrplies that ccmrercial rezoning will be sought for the entire site. SUch action wo..lld effectively renove fran public review any develcprent proposals for these areas . 7. Boynton Beach Shopping Mall is required by law to sul:mit an application to The Florida Department of Pollution Control for a "carplex souxo=" pennit. Approval by local gove:mment for Boynton Beach must be contingent upon issuance of this pennit. ,\ 'J . - 25 - . " ~'. , . . ,; , ' B. REXnMENDl\TION BASED UPON REGIONAL IMPACTS It is the recanrendation of the South Florida Regional Planning Council to the Palm Beach County callnission that this project N:1l' BE APPROVED until the follCMin;J regional oonceJ:nS are satisfactorily resolved. 1. Satisfactory assurances should be obtained fran appropriate goveITlIT61tal agencies that long tenn selvage treatment for the Mall can be adequately provided. 2. Major improvements must be made to the roadway network servi.n:J the Mall in order to avoid severe traffic oongestion. Approval of this project sr.ould be withheldperrling satisfactory assurances frm appropriate gOVerI1F..ental agencies that the needed roadway improvements can be provided in a time frarre that will avoid serious traffic congestion. Copies of any "Developrent Order" (an order granting, denying, or granting with conditions an application for a develq:rnent pennit) issued to the applicant with regard to this project should be transmitted to the South Florida Regional Planning Council and The Department of Ac1ministration, Division of State Planning. . - 26 - SITE TRAFFIC ANALYSIS For BOYNTON BEACH MALL BOYNTON BEACH, FLORIDA Prepared For &D EDWARD J. DeBARTOLO CORPORATION By Greiner Environmental Greiner Engineering Sciences. Inc. JULY, 1978 I. II. III. IV. V. VI. VII. TABLE OF CONTENTS PAGE List of Tables List of Exhibits ii iii Introduction and Summary Site Accessibility Boynton Beach Mall Market Area Population Distribution Within Market Area Directions of Approach Estimated Site Area Traffic Access and Roadway Requirements 1 6 16 21 24 27 35 i LIST OF TABLES Table Number 1 Summary of Boynton Beach Mall Patron Approach 2 Comparative Population Tren~s: Trade Area and Palm Beach County 3 Population Trends: Boynton Beach Market Sub-Areas 4 5 Directions of Patron Approach Weekday Regional Mall Traffic For 1981 and 1986. 6 Weekday Peripheral Development Traffic ii Page 5 20 23 25 30 31 Exhibit Number 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 LIST OF EXHIBITS Regional Location Map Adjacent Roadway Network View Looking North on Congress Avenue View Looking South on Congress Avenue View Looking West on New Boynton Road View Looking East on New Boynton Road View of Old Boynton Road and Congress Avenue Intersection from East Approach View of Old Boynton Road and Congress Avenue Intersection From South Approach Travel Times Primary Trade Area Patron Distribution Directions of Patron Approach Average Daily Through Traffic P.M. Peak Hour Traffic Volumes, 1981 P.M. Peak Hour Traffic Volumes, 1986 Recommended Roadway Improvements, 1981 Recommended Roadway Improvements, 1986 Hi PAGE 2 9 11 11 11 11 11 11 17 19 22 26 28 33 34 36 37 I. INTRODUCTION AND SUMMARY The Edward J. DeBartolo Corporation proposes to construct a regional shopping center to be known as the Boynton Beach Mall in Palm Beach County, Florida. The Mall will occupy a 92-acre tract in the northwest corner of the intersection of Congress Avenue and Old Boynton Road, south of the Boynton Canal. The Mall site is approximately two (2) miles due west of the central business area of the City of Boynton Beach. Exhibit 1 shows the regional loca- tion of the proposed development. The Boynton Beach Regional Shopping Mall is planned to contain four major department stores linked by smaller specialty shops along an enclosed central mall. The development, scheduled to open in 1981, will have an estimated initial gross leasable area (GLA) of about 899,000 square feet and a surrounding parking lot to accommodate 4,493 vehicles. The site is of sufficient size to permit expansion, and one additional store may be added in 1986 if market conditions are favorable. Ultimate GLA would then be approximately 1,057,000 square feet, with parking for 5,283 vehicles. The mall site is in the vicinity of several planned unit develop- ments which are either under construction or approved for construc- tion. These developments are identified in the current (1977) Maps, Charts and Statistical Data published by the Area Planning Board of Palm Beach County. Significant residential communities, such as Sand Hill, Charter World, and The Meadows will be located within two miles of the Mall site. In addition to these developments, the Mall site is contiguous to a 53-acre planned unit development, most of which is directly adjacent to the eastern portion of the Mall site. The ultimate development of these six parcels on the periphery of the regional mall will include, in 1986, 145 residential dwelling units, 510,000 square feet of office space, 170,000 square feet of commercial space, and a 6.8-acre undeveloped tract west of the mall. The following site traffic analysis, therefore, considers the potential traffic impact of all peripheral development contiguous to the Boynton Beach Mall site. The traffic generated by the neigh- boring planned unit development is reflected only in through-traffic volumes for future years supplied by the Area Planning Board of Palm Beach County. The purpose of the analysis is to evaluate the follow-: ing: * The capability of the road network serving the site area to accommodate anticipated mall-generated, mixed use peripheral, and projected through-traffic volumes. 1 .0.... 00. (,.) AlA t:::: OJ ~ >< lL ~ Z => -..J f- NEW 8nff1Olt " ~ ~ ,In " .. .. C ~ ~ . .., .. .J ~ "- ~ . .. .. ~.~. _ ... .,.-4--' ___ ... ..o!:... ... .... -...,.. '''. _. *~ i ""., ... ..... ~~ ....-........L..,. ;' ,..~~ .... ~ 4- + ~.'" ,,1 .... ....~...:--... -A-A..~~ ...~,.~. ,.' A. ...-:.: " *,:.. r "{. .: ",-V'r CORBETT AREA.~..'" ;:'1 . ~ ..,~-!:.", ....... " .... + ...~"" ,... .. ....... 4-". '..;::.'. ..,..~... ..,.,. ....... I ._..::...........-.~-~. ~ .,~.. ~ .........../..- ".....-... .~._...... FOlu:n NI .LVD. , ,. .. . ..0- .' .... ..... .... ~ ~. 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J~~i~;:+~.~~:~;.;~: '_.~ _ Ji. _. .......... ~ BROWARO CO, GLAOU o . . o ~ ~ '5 C) SCALE IN MILES BOYNTON BEACH MALL PALM BEACH COUNTY, FLORIDA REGIONAL LOCATION MAP EDWARD J, DeBARTOLO CORPORATION EXHIBIT I * The efficiency of the site access system to accommodate mall volumes with minimal impact on through traffic. * The feasibility of improvements or modifications to arteries bordering the site which would enhance efficient movement of estimated traffic volumes. The analysis includes consideration of all relevant roadway im- provements within the market area which are identified in the cur- rent (1977-1982) Transportation Improvement Program of the West Palm Beach Urban Study Area published by the Area Planning Board of Palm Beach County. Long-range improvements identified in the Year 2000 Transportation Needs Plan are not considered in the analysis since the actual location, configuration, and timing of these projects has not been established in sufficient detail to allow their inclusion at this time. Data Input and Sources A field survey and data search were conducted to determine existing traffic conditions on the roadways serving the proposed mall site. Reconnaissance included observation of peak hour and average traffic conditions. A study was made to determine rela- tive travel times within the delineated area to the proposed site. Current through-traffic volumes for site access arterials were obtained from the Florida Department of Transportation and the Area Planning Board of Palm Beach County. Projected through-traf- fic volumes were based on data obtained from the Area Planning Board of Palm Beach County. Data to project and distribute site-generated traffic were based on figures derived from the field surveys and reconnaissance conducted by Greiner Environmental, data provided by the West Palm Beach Urban Study Area (WPBUSA), and information supplied by the Edward J. DeBartolo Corporation. These provided an indication of the relative geographic location of potential mall patrons and associated traffic impacts. The Boynton Beach Mall's primary trade area was determined by geographic constraints and the location of competitive centers, as well as highway efficiency, relative travel times, and distances to and from the mall site. Population figures for the Mall's potential market area were taken from the Market Study, the 1970 U.S. Census figures for Palm Beach County and data supplied by the Area Planning Board of Palm Beach County. 3 Current through-traffic volumes for site access arterials were obtained from the Florida Department of Transportation and the West Palm Beach Urban Study Area. Projected through-traffic volumes were based on data obtained from the West Palm Beach Urban Study Area and the Area Planning Board. A site plan provided by the Edward J. DeBartolo Corporation established the size, composition, entrance-exit locations, and internal circulation plan for the proposed mall. Estimates of mall-generated daily and peak hour traffic volumes were based on on-site surveys of inbound and outbound movements at comparable re- gional shopping malls in the State of Florida; trip generation rates of regional malls obtained from the Florida Department of Transportation's Trip Ends Generat~n Research Reports, and the Institute of Transpo'rtationEngiI1eer' s Report, Trip Generation, 1976. Highway and public transportation programs, five-year improve- ment programs and construction schedules were taken from documents published by the Florida Department of Transportation, Palm Beach County, and the Area Planning Board of Palm Beach County. Methodology Based on the above data, the following analyses and procedures were undertaken: * A direction of approach model was utilized in the mall's potential primary and secondary trade areas. This retail trip assignment procedure was utilized to assign the automo- bile trips from each of the population zones (supplied by the WPBUSA) within the trade area to the proposed regional center. Distribution of the patron population within the trade area zones was determined on the basis of population concentrations, geographic constraints, U.S. Census data, and local planning reports. * It was assumed for this report that the population living within the 0-20 minute isochrons from the site would provide 85 percent of the potential mall sales. This provided the primary market area for the mall. * Future traffic volumes and movements were assigned to site entrance-exits and bordering roadways. Assignments were based on percentages derived from the direction of approach analysis, total mall-generated traffic estimates, estimated and projected through traffic movements, and estimated peri- pheral land use traffic. * Capacity analyses were performed to test the capability of bordering arterials and the site's ingress-egress design to accommodate the projected P.M. peak hour traffic movements. 4 ( ( * Roadway and site access improvements were proposed for po- tential points of congestion indicated in the capacity analysis. Summary of Findings and Recommendations The Mall's trade area encompasses most of the urban area south of West Palm Beach and north of Pompano Beach -- one of the fastest growing sections of the East Coast Florida Region. The household population within the Mall's primary trading area is projected to increase from 310,008 persons in 1977 to 526,560 persons in 1986-- an increase of 70 percent. Region-wide patron approach is afforded primarily by S.R. 807/ Congress Avenue and S.R. 804/New Boynton Road, with the major dir- ection of approach being from the south. Principal directions of approach for the adjacent development peripheral to the Boynton Beach Mall are similar to those for the mall. Table 1 summarizes information on approach patterns on roadways adjacent to the site for 1981 (initial operating year) and 1986 for the total develop- ment (including the peripheral development). TABLE 1 SUMMARY OF BOYNTON BEACH MALL PATRON APPROACH Percent of Trips DIRECTION OF APPROACH 1981 From the north on Congress Avenue 9% From the south on Congress Avenue 18% From the south on Mall Access Road 34% From the east on Old Boynton Road 10% From the west on Old Boynton Road 29% 1986 8% 16% 38% 9% 29% The transportation analysis based on the objectives, data, and pro- cedures previously summarized indicated the following: 5 , , T' .. ,~, - .t~ I' / Boynton Beach Mall Development * The initial 1981 Boynton Beach Mall operation (approximately 898,658 square feet of gross leasable floor area) has a po- tential annual average total vehicle attraction of 14,560 daily. It is estimated that the 1986 expanded mall will gen- erate a total of 16,805 round trips daily (annual average), or an increase of 2,245 round vehicle trips daily. * Two weekday mall traffic peaks are anticipated. These will occur from 12:00 noon to 1:00 p.m., representing the inbound peak of the day, and 5:00 p.m. to 6:00 p.m., representing 'the outbound peak of the day. Weekend peaks will occur from 2:00 p.m. to 3:00 p.m. and 4:00 p.m. to 5:00 p.m. Weekend peaks are not critical due to lower through traffic volumes on adjacent arterials. ,/, /...' ...-f~ / ,-, J ' , " ,,' -- / n .:.' ,"l , Peripheral Development ;' - "#,'') - i::- * Development activities in the adjacent parcels to the Boynton Beach Mall comprise the peripheral development. The land uses for these parcels are residential, commercial and office, as well as undeveloped areas. The level of develop- ment expected to be completed by 1986 includes 145 residential units, 510,000 square feet of office space, and 170,000 square feet of commercial space. A tract of ground in the northwest corner of the site is reserved as a "natural area", and a 6.8-acre tract in the southwest corner has been designated as the site for a sewage treatment plant, if the developer is re- quired to build his own plant. The combined peripheral de- velopment will generate approximately 8,770 vehicle round trips daily in the year 1986. , ., .-,- * Traffic peaks associated with this peripheral development will generally correspond to the peaks associated with the Boynton Beach r1all traffic. /, r' ' Roadway Modifications - 1981 * A new two-lane access road should be constructed between New Boynton Road and Old Boynton Road at Access Drive B. * A third (left turn) lane should be provided on Congress Avenue between the Boynton Canal and just south of Old Boynton Road. * A left turn lane and a right turn deceleration lane should be provided on Old Boynton Road at Access Drives A and B, and on New Boynton Road at the Mall Access Drive. 6 * An auxiliary lane for mall access should be provided on Congress Avenue southbound between Access Drives E and C. * Signalization should be provided at Access Drive B, Access Drive D, and the intersection of Congress Avenue and Old Boynton Road. Roadway Modifications - 1986 * Signalization should be provided at Access Drive A on Old Boynton Road, at Access Drive C on Congress Avenue, and at the intersection of the Mall Access Road and New Boynton Road. The signals on Congress Avenue at Old Boynton Road and Access Drives C and D will be synchronized to provide for progressive movement of through traffic. * A third lane should be provided on Congress Avenue between Old Boynton Road and New Boynton Road. * The intersection of Congress Avenue and Old Boynton Road should be modified by the addition of one lane on the north, east and west approaches, and the addition of one lane exit- ing the intersection to the south.' * The intersection of Congress Avenue and New Boynton Road should be modified by the provision of dual left turn lanes from_the north approach (Congress Avenue) onto New Boynton Road east- bound. On the east approach (New Boynton Road), the right lane should become a right turn only lane. 7 II. SITE ACCESSIBILITY The accessibility of the proposed mall is determined by bordering arterials, principal approach routes, planned or proposed trans- portation network improvements, existing and planned public tran- sit operations, and other existing or potential traffic generators in proximity to the site. Thoroughfar~ System ' The proposed Boynton Beach Mall is located on and adjacent to principal arteries serving its market area. Congress Avenue, Old Boynton Road and New Boynton Road will be the major approach routes for potential mall patron traffic. Several major north- south and east-west arterials afford multiple access options for local and regional vehicular traffic. North-south access at the site is provided by Congress Avenue, Javert Road and the new mall access road to be constructed from New Boynton Road (State Route 804) north to Old Boynton Road and the mall access drive. Direct east-west patron access is 'limited to Old Boynton Road to the west of the mall, but New Boynton Road and Congress Road also provide access from the east. Exhibit 2 displays the roadway network in the immediate area of the proposed mall. A brief description of key access roads is provided in the following paragraphs. * Congress Avenue (S.R. 807) forms the eastern boundary line of the mall site. This north-south arterial traverses near- ly the entire length of Palm Beach County. Congress Avenue is four lanes divided from S.R. 812 north and is two lanes wide in the vicinity of the mall. Right and left turn lanes have recently been added on Congress Avenue just north and south of New Boynton Road. Congress Avenue is currently carrying approximately 6,700 vehicles per day in the vicinity of the mall site and approximately 6,830 vehicles per day south of the site near Southwest 23rd Avenue. The calculated level of service on Congress is currently rated C. Exhibit 3 presents a view of Congress Avenue looking north adjacent to the site. Exhibit 4 shows a view of Congress Avenue looking south to S.R. 804 from its intersection with Old Boynton Road. The 1986 WPBUSA projected average daily traffic volumes on Congress Avenue are approximately 9,540 vehicles in the vicinity of the site, and 11,480 vehicles per day south of New Boynton Road. 8 HYPOLUXO RD, \ Cl Cl s- a: a: <( Ii uj ..J ..J MINER RD, % a: \oJ ~ > .. ~ U) U) ~ '" J ~ 0 N VI, 22ND \oJ 0 Z \oJ a: ~ 0 <ri 0- <f > :J 0 ...J '...J OLD BOYNTON RD lD ..: iii RD, N,W, 2ND AVE, NEW BOYNTON OCEAN AVE, I >- ) U) '" f- a: 0 .., u ... 0> <{ II: . \oJ - en en S. VI 15TH AVE, ~ ~ ( (,j S, VI, 23RD <;:) (,j 0 '12 ;::: ~ II: SCALE ." MILES ) ~ ... ~ ~ ....., "- i <{ ~ Ci Ii uj / BOYNTON BEACH MALL PALM BEACH COUNTY. FLORIDA ADJACEIIT ROADWAY NETWORK EDWARD J, DeBARlOLO CORPORATION ~ 4TH ST, EXIllBIT 2 * New Boynton Road (S.R. 804) is an east-west, two lane secondary highway providing access from downtown Boynton Beach and U.S. 441 (New Boynton Road's western terminus). The 3.5 mile segment of S.R. 804 between I-95 and just west of Congress Avenue is a six-lane divided roadway. State Road 804 is currently carrying approximately 5,980 vehicles per day just west of Congress Avenue. The current level of service experienced on this arterial near the proposed mall site is C or better. Exhibit 5 shows a view of New Boynton Road looking west from its intersection with Congress Avenue, and Exhibit 6 is New Boynton Road looking east from Congress Avenue. The 1986 WPBUSA projected average daily traffic volume on New Boynton Road just west of Congress Avenue is estimated at 6,340 vehicles per day. * Old Boynton Road is an undivided, two-lane, east-west road connecting Military Trail (S.R. 809) to Second Avenue North- west in Boynton Beach. Since the construction of New Boynton Road (S.R. 804), less than one-half mile to the south, there has been a considerable lessening of the traffic burden on this roadway. An estimation of the amount of traffic on Old Boynton Road is approximately 1,600 vehicles per day which corresponds to an A level of service. Exhibits 7 and 8 pre- sent the intersection of Old Boynton Road and Congress Ave- nue (S.R. 807) as seen from the east and south approaches to the development site. The 1986 average daily traffic load on Old Boynton Road is projected at less than 2,000 vehicles per day adjacent to the site. * Javert Road is an unimproved minor two-lane rural residen- tial road forming the western boundary of the mall property. This north-south road traverses the immediate area around the mall. Due to the roadway design and surrounding land uses, very little traffic is carried at present. * Military Trail (S.R. 809) is a four-lane, major north-south regional arterial providing access for the mall trade area. Traffic counts taken near Old Boynton Road indicate that approximately 5,150 vehicles per day are currently utilizing S.R. 809. The current level of service on this arterial is A. The 1986 WPBUSA estimated traffic projections indicate that approximately 14,390 vehicles per day will be using Military Trail just north of S.R. 804. * Interstate Route 95 is a fully access-controlled highway built to Interstate design standards. This recently completed north-south roadway is six lanes wide near the interchange with S.R. 807. Traffic counts on I-95 indicate that approx- imately 48,860 vehicles per day are utilizing the roadway just north of the S.R. 807 interchange, and 47,220 just south of the interchange. 10 The 1986 traffic projections for I-95 indicate that approx- imately 68,000 vehicles per day will utilize the roadway near S.R. 807. Much of the proposed mall's traffic will use I-95 for region-wide access. Future 'Highway Improvements The degree of patron accessibility is an important element in the successful operation of a regional mall such as Boynton Beach Mall. This accessibility element is influenced by several factors, including location of patrons, travel time, site location, and operational conditions of the roadway facilities serving the pro- posed site. The following sections briefly detail the expected roadway improvements already identified by the local and state governments. Short-Range Programs The governments of Palm Beach County and the City of Boynton Beach, and the Florida Department of Transportation have developed a program of short-range roadway improvements. The document en- titled Trans ortation Im rovement Pro ram, 1977-1982 of the West Palm Beach Urban Study Area supp Le 1n ormat1on on these programmed improvements. The following listing summarizes the most significant highway projects insofar as they relate to vehicular access to the Boynton Beach Mall. * U.S. 441 (S.R. 7) - Add two lanes and reconstruct two lanes for 24.2 miles from the Broward County Line to Southern Boulevard. * Lake and Lucerne Avenues - reconstruct 1.0 miles of six lane divided roadway between Avenue "A" and U.S. 1. * Yamato Road - Add four lanes and reconstruct two-lane divided roadway between U.S. 1 and Congress Avenue. Add two lanes and reconstruct two lanes divided roadway between Congress Avenue and Military Trail. * Glades Road (S.R. 808) - Numerous projects to widen this arterial from two lanes undivided to four and six lanes divided throughout its length. * Lantana Road (45th Street) - Add two lanes and reconstruct two lanes for 3.7 miles between Congress Avenue and U.S. 1. * Forest Hill Boulevard - Add two lanes and reconstruct two lanes for 1.5 miles between Military Trail and Congress Ave- nue. 12 * Lake Worth Road - Add two lanes and reconstruct two lanes for 1.6 miles between Jog Road and Congress Avenue. * Seacrest Boulevard - Add two lanes and reconstruct two lanes for 2.7 miles from one mile south of Southeast 15th Avenue to Boynton Canal. Long-Range Programs The West Palm Beach Urban Study Area (WPBUSA) indicates the needs and priorities for future long-range transportation projects in the area of the Boynton Beach Mall. This transportation study has prepared a Year 2000 Transportation Needs Plan and Year 2000 Cost Feasible Transportation Plan (which is probably closer to reality). Both of these plans were approved by the WPBUSA Policy Committee in August, 1977 and by the Florida State Department of Transportation in December, 1977. Though no completion dates or design details are available, the plan does delineate possible future corridors for expressway and arterial construction. Those improvements in the vicinity of the proposed site are listed below. * Military Trail (S.R. 809) - Six lanes north of Boynton West Road and four lanes south of Boynton West Road. * Lawrence Road - Upgrading and maintenance of this north- south route as a two-lane arterial. * Congress Avenue (S.R. 807) - The West Palm Beach Urban Study Area recommends that Congress Avenue be improved to a four- lane facility throughout its length in Palm Beach County. Many of the Congress Avenue bridges crossing canals have been improved to four lanes in preparation of these roadway im- provements. The Planning Board indicates that by the year 2000, right-of-way requirements for Congress Avenue would be 120 feet. * New Boynton Road (S.R. 804) - Transportation data supplied by WPBUSA indicates that right-of-way requirements for S.R. 804 will be 200 feet by the year 2000. * Old Boynton (West) Road - Transportation data supplied by WPBUSA indicates that right-of-way requirements for Old Boynton Road will be 80 feet by the year 2000. * 22nd Avenue North - Construction of this two-lane facility from I-95 to S.R. 809 (Military Trail). * 15th Avenue South - Upgrading of this facility to a four- lane arterial from I-95 to S.R. 809 (Military Trail). 13 Public Transportation System The Boynton Beach Mall site lies within the Palm Beach County Transportation Authority's operational transit area. East-west bus line routes currently terminate in the Congress Avenue-Leisure- ville area. However, on-going discussions with the staff of the Transportation Authority indicate that positive efforts to provide additional service to the area would be considered as the proposed mall becomes a major trip generator. The significant population growth occurring and anticipated in Palm Beach County should result in the expansion of bus lines to the Boynton Beach Mall site area within the near future. Further, construction of the Mall should justify service extension as a convenience to local residents. The proposed Boynton Beach Mall could act as a line-haul trans- fer point and major transit trip attractor for extended service to the area. The developer fully supports mass transit as an alterna- tive to the private automobile in Florida and has in other areas of Florida cooperated successfully with local public and franchised transit operators to facilitate extended transportation service in mall areas. Major Traffic Generators There are a few minor commercial traffic generators in the general site area at present. The site, however, is generally surrounded by residential development. Residential development will tend to generate vehicular traffic in proportion to density. There are two community shopping areas located one-half mile south of the proposed mall site. Leisureville Plaza is in the southeast quadrant of the Congress Avenue/New Boynton Road inter- section and Boynton Plaza is in the southwest quadrant. Both of these are small strip commercial areas not competitive with the Boynton Beach Mall. There are also two small community shopping areas located with- in a few miles of the proposed mall site. Military Trail Plaza is a typical strip commercial development with small retail stores and direct access on Military Trail near Lake Worth Road. The second minor commercial shopping area is Palm Springs Shopping Center on Congress Avenue between Lake Worth Road and 10th Avenue. There are approximately 20 stores clustered in this strip commercial area. 14 There are no major employment centers in the site area. The most prevalent factor associated with the area surrounding the Boynton Beach Mall is the dominance of large-scale planned unit residential developments (PUD). According to statistical data published by the Area Planning Board of Palm Beach County, there are a total of 50 PUD's with a potential 117,600 dwelling units already authorized within the Boynton Beach Mall's market area. Significant residential communities such as Sand Hill, Charter World and The Meadows are located within two miles of the Mall site. These three PUD's alone will have over 14,000 dwelling units upon completion. Summary In summary, the site is located between two major north-south regional access routes, Military Trail and Congress Avenue. Newly reconstructed S.R. 804 (New Boynton Road) provides east-west and Interstate 95 access. Superior supplemental regional access is afforded by Florida's Turnpike, I-95, U.S. 441, and U.S. 1. Inter- state 95, which is six lanes,wide near the site, has been oper- ational for two yaars. Improvements to the highway network in the vicinity o~ the project site will improve flow and capacity prior to the opening of the project in 1981. While public transportation to the site area is limited at present, positive efforts by the Palm Beach County Transportation Authority to provide additional service to the Mall site will commence with the development of the Mall. Finally, existing and future major commercial traffic generators in the U.S. 441jInterstate 95 Corridor will largely be confined to residential developments. 15 - ------.--- --------.-- II 1. MARKET AREA A market study was undertaken in 1974 as part of a general site analysis for the proposed mall. It is well understood that the market area is a prime influence on the traffic patterns associated with regional malls. A series of indicators, such as the County's Economic Index, population growth pattern, anticipated transportation network, vehicular access to the site, travel times to the site, competitive regional malls, and similar influences are determining elements in anticipating the mall's market area limits. Thus, the potential market area for the proposed Boynton Beach Mall has been delineated on the basis of accessibility patterns, travel time and estimated strength and appeal of the proposed de- velopment. Physical Barriers The natural geographical restraints or barriers to the market area were the Intercoastal Waterway, the Atlantic Ocean, and the Conservation Areas. Travel Time A field survey was conducted to determine relative accessibility patterns within the trade region of the proposed mall. The rela- tive travel times to the site, as derived from that survey, are shown in five-minute isochron intervals in Exhibit 9. Competitive Centers The relative proximity and strength of competitive scale facili- ties influence the boundaries of the Boynton Beach Shopping Mall trade area. There are presently two competitive retail commercial centers within Palm Beach County Urban Area that influence the delineation of the Boynton Beach Mall's market area. The competitive regional shopping centers are the Palm Beach Mall, approximately 15 miles to the north in West Palm Beach; and Pompano Fashion Square, approximately 20 miles to the south in Pompano Beach. Both of these centers are located outside of the Boynton Beach Mall's primary trade area. Palm Beach Mall, an SO-acre tract with 1,000,000 square feet of commercial area, 6,000 parking spaces and 90 stores is located at 12th Street and Interstate 95 in West Palm Beach. The major tenants are Jordan Marsh, Richard's and J. C. Penney. 16 Ji--.... ... 4- '.. ...... ..._-~ .< ~," ~ ~~ i~':~: ...:,. .~ -~.. ~~ '~, ;;. ~ .. ~ 4- 4-'~ ,,1 ...... -a--'<o,. .~.."~'..r ~" ..::' 4-'Jlf CORBETT'AREA,:?.."''';;-1 '~... ~~"':""''' !~-:^ ,.,.;....'~:.-:::~ ,.~~: -~,~. '----.-=--.~-" -"'-- .... ',. ." -"- "".... - ... ", ... .~._...~ o 441 ~ ~ (.j C) ~ ...'''-~..''~: ... -4- ". .. L , , . -""........... :......... . .. .... ~'" -!!!!!- ~ -- ..L ...' C0 t:::: ~ "{ -....J h.. "'{ .', ~.--6- '" . ""- ~. -4- ...:' ~ .- .... .0-...... -'_ .. ."' ~ .. . -.6-.... ~ ...... ~ ~ .... ,~ '., - . ... "" .......... ......... ... .. ... '" . :......--: -+ -~ -- - :- .:: ------"L . .... ~... ......, .... 4- ~ ~:J::~~~.~..^"~~~~~. ~~.~, ~ .... ."" _. ... ~~' .. 4- ~ BROWARD .~ ----"-....... .......::- ~~ .. . .. ..... ... ..... -4- ,~ ... 'c._...... .... ... ;:... .......:....". ,k +-:;. "" ,. .....----_...._~-:.. ~ L -. " . . .. ..... - " .'."';- CONSERVATioN .- -.4- ... -' ."" . 'AREA I . ....... -::.. .... .~ .. + .- ~ -_...~...... -Q.--~ ........ + ...... .......... -&- .4- -,..,..... ..~~........ ....-..ofto. ..'. + ... .. ...-......l..... _...... -"=- ~ ... ,~ ............. "",;.'~ ...: ... . ...~'" .......~~'~.... ...,-" ~ ..,. .::: ,::.=',.~" ~ ~ - .' ........ ....... ~.. .. ~ , -,,' .L .~4- : -:;" ... ": ......_ "'" + .. .... -*- ~ ... ":...... -..... ... --.. ". -" .,- ..... -~ .. "'4--'''' .... ,.~-'-A' -,. ...;::;." '.". -::;;"~',.J..-- .... " .... .. ~_.., ",.-... '.., '" ... .... -...,-~... "..... . "' '" '>';" ~ ~ ~"...- ..' , . ~.., . .... . ,-'" ... ... . . ,. .....~ ..........._~'" .. ." -", ~'~.. ",--=- .. " . . .... .... L ..' ,,""- ",," -~ ~ ~ ... GLADU ~ .. co, o . . SCALE IN MILES LEGEND TRAVEL TIME IN MINUTES SIT E LOCATION -5- . BOYNTON BEACH MALL PALM BEACH COUNTY, FLORIDA TRAVEl TIMES EDWARD j, DeBARTOLO CORPORATION EXHIBIT 9 The Pompano Fashion Square, a 775,000 square foot enclosed mall, is located in Pompano Beach at Northeast 23rd Street and Federal Highway. Opened in 1970, this lIS-store mall is situated on 60 acres of land with parking for 5,000 automobiles. The major ten- ants are Jordan Marsh, Sears & Roebuck, Burdines and J. C. Penney. Data supplied by the Palm Beach Area Planning Board provided information on "major shopping facilities in Palm Beach County." However, other than the previously identified regional malls and a 458,000 square foot shopping plaza near the Palm Beach Mall, no real retail competition is situated in the Mall's trade area. Delineation of Market Area The primary trade area (the crucial, close in area from where 85 percent of the Mall's sales volume will be realized) extends north approximately 8 miles to the vicinity of Forest Hill Boule- vard, east to the Atlantic Ocean, south approximately 14 miles to the Palm Beach-Broward County line, and west approximately 13 miles to the Conservation Area. As related to accessibility, the primary trade area is within a 15 to 20 minute drive of the Boynton Beach Mall location. Exhibit 10 shows the primary trade area. The Boynton Beach Mall trade area encompasses a dynamic popula- tion growth region on Florida's east coast. Documents supplied by the economic research division of the Palm Beach County Area Plan- ning Board indicated that the entire Palm Beach region is one of the fastest growing areas in the State. During the decade between 1960 and 1970, Palm Beach County ex- perienced a population gain of over 50 percent (real increase of 120,600 persons); 1976 estimates for the County placed the population at 543,500 persons, a 56 percent gain in 6 years. In 1981 tion total represent lation. and 1986, the projected future Palm Beach County popula- will be 811,000 and 1,028,000,respectively. These figures a 132 and 195 percent increase over the 1970 Census popu- The Boynton Beach Mall primary trade area has experienced a growth trend similar to that of Palm Beach County. Table 2 compares population growth in the Mall's trade area to the total population forecast for Palm Beach County. 18 .......... ........... ........... .......... ..... ....... .. .......... .......... .............. .................. .... ..... ......... ............... .......... ................ . . . . .. ......... ........ . ................. .................... ..... . . . . .. .......... ................. .......... ............ ..... ................ .......... . . . . . . . . . . . . . . . . . . . ............... .......... :lllllllllllliIIII1111111:III, :...........:..... .~ .;.:.:.:.:.;.:.;.;.:.:.:.;.:.;.: ';'.':';':':':';'; .. ....- ~ ..:::::::;:::;::::::;:::::::::;: :::::::::::::::::: '''.ih.- "::::::::::;:::::::;:;::: ::::;:::;:jd:: ....- ,. - ,", '';:::::;:::::::::;:::; :;:;:::;::::eE:; + ,~ "::;:}~{{: }}/i: .. y'~... .. ,............. ...... ~ .. ... ~ 4- ~ ... \)ti~ !?~)i~~;; .." 4-- ~..:.:.:.;.: jio-. . 4-' I i~: ..-..... ~~ .~ ~~ ~~. ~:~ ~~ ,~ ~ 4- + ,t." :1 .... .......::~............ ...~~ ..:' .......,. h._ ,," ~....:....... ,c +; <I- ~ ",. .' -b-'''J W CORBETT AREA,..~ ,', "'1 . :.~ ..,~~.~.,~..r~"< ...:- .... "~ ~'';;_' ~_. "". .".. I ._'~."l:.:~~ --:: .",:...:-_..~ 441 ..... ....:z...... .- - . . ... .... .. , .. ~ .. .. .. ... ...-4-- -c-"'~'. ~-...,...-~... ~ - ,. -=!!!r.... ~. ~".. ~.- ...........,... ~.. ........ ~ ...... . ~ . ~ . i ..~... i .""' ,~ """ ..4.--:.... .. , ~... ,~,. . .. ~ ...... A- ..~ ~ i 4 .,. .. -~ --. .. ~ ~ .;:.~.. .- . .. ""'"-:.. ,. ~. ",-- .. ... ......-&.-_... _.....-..~- .... 4- ... ..4- =.o!!- .. .... -"" ""'" "'-:::*- ". + ~ o ...............:::::::: iWaL:: .... ..... .. .............. ...... .................. ..... ................. ...... . ....... .... . ... ...... ............... ..... . . . . . . . . .. ...... ..... ..... .......... ...... ..... . . .. ....... ............ ............ ...... ..... . . . . . . . . . .. ............ .. ..... .................. .... ....... ..... :c.:aJii::::'" .... ......... ... ...... .... ...... . .... ........ . . . . . . . . . . . . . . ...... ..... ... ......... . ... .. ..:':';'l:H:r....:::::: .;:.: .;.;::: ... ........... ... .......... . . . . . . . . . . . . . . . .............. ............. . .............. ............... ......... .... .... :::::::::::::::::::.;:::::~ ~~\/:~~: .... ." .......... ..... .. . .. . . . :q!:::::I! \111,1::1:/1/111; :!!:!:'!!"!!;} \t~ftf~}:~ --'!;-, ... .........,. _....4- + ." ;. .:._.. ... : ,'. +: <I- ~ -.,. , - .. ~, .. ............ .. -'!!!L- "'4-" ....~.,. .~..... ......,_... ...".......~......-tII- -4- ~. ,'. " -",-' "". -"Il:r'" ~ .... -." -,I. ~ .... 4- -- ." -,.. ",..... ... ~- .t..-=-.. ........... 4--..... _ ." ,. ,'. . ..... .. -, . ~'"", A..- ..0- . "'~ . . ..... , ........ ,': A..- ...... "_.J. .. ..... .. : .&.- .~ ,. : :.: ,.:" :; -~ ~....o:- "- ... - ...... .......... ",'" ... ~?- 4-. _... ...... --"'-- ... ... -.. ..&... .... ~~...;;,....L...... ~~~ ... -~. .. "~....~:" ~... ....-;:-... ....-4-.. .... ~ ..4- .. ~'" ... -'" .... .. ..,.. .... .' ~ ~- .. BROWARD co, o . SCALE IN MILES LEGEND ~ ~ . .. ----"'-" ........... ...... ........ ....... ...... ......... ..... .. .... .. . -"- " . . ........ ......... ....... .......... '",,- 4- .......... . . . . . . . . . . ... ...... ...... ... ...... ... ...... . -,~. ....... ... .......... . ~ . .... ...{j~iai:.:::::::: ~ ~ '-S CJ ~ i::: ~ "'{ -...J "- ~ PRIMARY TRADE AREA SITE LOCATION BOYNTON BEACH MALL PALM BEACH COUNTY. FLORIDA PRIMARY TRADE AREA EDWARD J, DeBART()LO CORPORATION EXHIBIT 10 TABLE 2 AREA 1970a 1981a 1986a ,__ Urban Palm Beach CountyC 315,500 767,400 978,100 Trade - Areab 158,000 405,050 526,560 COMPARATIVE POPULATION TRENDS TRADE AREA - PALM BEACH COUNTY NUMERICAL CHANGEb 1981 1986 PERCENT CHANGEb 1981 - 1986 210,700 27.5 121,510 30.0 a Source: U.S. Bureau of the Census and the Palm Beach County Area Planning Board. b Source: Greiner Environmental c Note: Does not include the Glades Area of Palm Beach County Summary In summary, the Boynton Beach Mall primary trade area is de- lineated ty the natural barriers of the Atlantic Ocean and the Conservation Area on the east and west, respectively, and by a 20- minute driving time on the north and south. This trade area en- compasses the metropolitan communities of Boynton Beach, Del Ray Beach, Lantana, Atlantis, Manalapan, Ocean Ridge, Gulfstream, Highland Beach, Boca Raton, and South Palm Beach. Thus, the Boynton Beach Mall's potential trade area contains a substantial urban popu- lation and a proven growth record. 20 IV. POPULATION DISTRIBUTION WITHIN MARKET AREA In order to relate consumer distribution to traffic impact, it is necessary to locate the trade area population within geo- graphic units. These geographic units determine the approximate directions of approach to the shopping center. The potential patron population for the mall was distributed into five specific spatial units that correspond to the boundaries of the demographic zones utilized by the Palm Beach County Area Planning Board. Popula- tion figures for 1970 through 1990 supplied by the WPBUSA and Area Planning Board of Palm Beach County, were utilized to predict population distribution within the trade area during the time period 1981-1986. The geographic location and percentage of patron distri- bution for each market sub-area is shown in Exhibit 11. The location, population and feasible access routes of each market sub-area are briefly described below. * Sub-Area I lies northwest of the mall site and is bordered by the Conservation Area on the west, Summit Boulevard on the North, Military Trail on the east and Hypoluxo Road on the south. This sub-area had a 1977 population ,of 46,296 persons. The major access routes to the Boynton Beach Mall site are U.s. 441, Military Trail, Old Boynton Road and New Boyn- ton Road. * Sub-Area II is situated north of the development site. This sub-area is delimited by Military Trail on the west, Summit Boulevard on the north, the Atlantic Ocean on the east, and Hypoluxo Road on the south. Sub-area II had a 1977 popula- tion of 66,080 persons. Major access routes for potential mall patrons are Interstate 95, U.S. 1, S.R. AIA, Military Trail, Congress Avenue, Old Boynton Road and New Boynton Road. * Sub-Area III is situated southwest and west of the site. The boundaries of this sub-area are HYPoluxo Road on the north, the Conservation Area on the west, Canal 15 on the south, and Military Trail on the east. Sub-Area III had a 1977 popula- tion of 17,333 persons. Major access routes for mall patrons include U.S. 441, S.R. 806, S.R. 804, Military Trail, Old Boynton Road and New Boynton Road. * Sub-Area IV roughly defines the southeast quadrant of the proposed mall's market area. Sub-Area IV is bordered on the north by the Hypoluxo Road, on the south by Canal 15, on the east by the Atlantic Ocean and on the west by Military Trail. The Boynton Beach Mall site is located in Sub-Area IV and the 1977 population was 102,354 persons. Major access routes for potential Boynton Beach Mall patrons are Interstate 95, Con- gress Avenue, U.S. 1, S.R. AlA, Military Trail, Seacrest Boulevard, New Boynton Road and Old Boynton Road. 21 - ~. -,,, ~ BROWARD co, LEGEND c:::J PRIMARY TRADE AREA MARKET AREA BOUNDARIES II MARKET SUB-AREA 32% PERCENT OF PATRONS 1981 (30%) PERCENT rJF PATRONS 1986 t...... ,...~" - I ,-- ... ....... .._-~ "" ." -... ,"" ~, i':'-''''':..:---..'~'' ~ .....~ 4-~ ", "~ ..-"II:-... ...~. .". _ ", -'/=-" ,... ,..-... ------... ., ','~ ' ., ... ~. :: +-;~ If CORBETT"AREA,,:"-..: "~'1 '",""~"'.~ ';,~'.." ~ """-j ,---.:::...: ~ .. ~:,' ...'.' "~.. --: .,: L:..:- ~-""; ...:-......... H' ;"" --4!:!-.... . 4,.",4- . .. .,.. ~. .. -'!- ~ - .......:.!:: .o!:.......... ;,.-"" -4- .... ~ ~.. ... ~ .i:" ....", ", ... "" .... -...- ~ ~--::-. ,-... ,. ~ ~ ~ ..... - . - ,."'- .~ . "'" . .... ........ .,. ~ .- .... ... -.. ....... -" ,", '". ---:;, -'!!!!;", .. ...,..-4-_...._~-~.. . - ~ -"'-. - ....... .~ .", -111--,-::', " , .. .... .. " CD.NSERV,A.[IqN ,.~ ... -.:.~ .... "AREA I -... ~ -", , ,.~ -41J.--c.;:... ~_" 01. ...... -" ~ ",4-- .... ... -4-'" "'~;:4- -""'- ... .... ...-" ~ . " .....-4:- ... 4- , -4-. -" " .... -' ~ .2.... -4<- ... ... . "-" .... .... .. ....--".. .. . ... .... - .~. .... ...... .... .... ...~ '..ok. .......... -- ~, 4- ... ~,' -,"' ... -", " .' ... ~ "'" ..... " . , ""-., , ~, ,.' ." . ~ . . ~ " , -.... . .... ,oJ,.- ..,,- ....~.. ~ .'. .... . .~ "" .... ~ .~ ~,-., " . . ~ ... -4-... ...4 ~ <1<, -'!!!- .... .... o , . SCALE IN MILES .~~ (o!trf' +.., ~ '..".... I ,,:""-" ~., :..~, ',' ... ".........1 1,,'wPl!~,., ~ ...... 'ItATcHIti ,.AR~A; ~L t ~ .... ' - --- ,," ... " ,,'. .,. l: .~~J L:_>~:i Fanr auro. J: 16 (14 ,', .. LAKI ,.4>- W l< ii: z :> .... ~". , ~ -, ... ,.... ,~ .>l~ . ,- .,,~ .h- .... ..' ~ .,... ~ ~ ~, GLAD o ~ ~ (,j C) (,.) ~ ~ ~ '-J h.. "'{ BOYNTON BEACH MALL PALM BEACH COUNTY, FLORIDA PATRON DISTRIBUTION EDWARD J, DeBARTQLO CORPORATION EXHIBIT II * Sub-Area V lies due south of the site and Sub-Areas III and IV. The western border of this sub-area is provided by the Conservation Area, the northern border by Canal 15, the southern border by Palmetto Park Road, and the eastern border by the Atlantic Ocean. The 1977 population of Sub-Area V was 77,946 persons. Major access routes for potential mall patrons include Military Trail, U.S. 1, S.R. AlA, U.S. 441, Florida's Turnpike, Dixie Highway, Interstate 95 and Congress Avenue. Table 3 indicates the existing 1977 populations and projects populations for each of the submarket areas for 1981 and 1986 based on past growth trends and planning projections. TABLE 3 POPULATION TRENDS: BOYNTON BEACH MALL MARKET SUB-AREAS PERCENT PERCENT INCREASE INCREASE SUB-AREA 1977 1981 1977-1981 1986 1981-1986 I 46,296 63,330 37 71,440 13 II 66,080 73,260 11 84,660 16 III 17,333 29,980 73 57,460 92 IV 102,354 130,980 28 160,060 22 V 77 , 946 107,500 38 152,940 42 TOTAL 310,008 405,050 31 526,560 30 23 V. DIRECTIONS OF APPROACH Directions of approach were determined on the basis of the follow- ing parameters: * population distribution within the delineated market area. * Primary north-south and east-west access alternatives within the market area. * Distance and relative driving times on alternative routes. * Traffic conditions and service levels on arteries serving the site area. The numerical population and percent of growth for each sub-area within the mall's market area were indicated previously in Table 3. As previously noted, multiple east-west and north-south alterna- tives exist to approach the site. Use of particular routes will generally depend on the geographic origin of the trip. However, all mall patron traffic must eventually approach the site via either Congress Avenue, Old Boynton Road, or the Mall Access Road con- necting New Boynton Road with Old Boynton Road. Directions of approach are presently somewhat constrained by existing limitations in primary east-west direct access routes. Although the majority of potential mall patrons reside east of the mall site in the coastal zone, the absence of multiple east-west links in the arterial system has tended to direct this group onto either Congress Avenue or New Boynton Road. However, the recent completion of Interstate 95 diverted considerable existing north- south through traffic from these existing corridors, including many potential mall patrons. The recent upgrading of New Boynton Road to six lanes from Congress Avenue to I-95 by the State Department of Transportation greatly enhanced the mall's vehicular attraction via this route and will relieve traffic congestion on other arterials. The populations of the market sub-areas are not static. There- fore, a change in the proportional distribution among the sub-areas will result in a redistribution of mall-oriented and peripheral development traffic through the years. Additionally, roadway net- work changes can intensify these market area population shifts. 24 Therefore,the first phase (1981) traffic analysis for the Boynton Beach Mall assumes that any identified network improve- ments currently scheduled will be assumed to exist by 1981. Approach directions to the site are summarized in Table 4 and illustrated in Exhibit 12. As can be seen in Exhibit 12, the absolute percentages of patron approach will change from year to year, however, the dominant pattern will remain relatively con- stant. Vehicular approach percentages for New Boynton Road are not presented in Table 4, however, Exhibit 12 presents the role of this major arterial in the direction of patron approach to the Boynton Beach Mall. TABLE 4 DIRECTIONS OF PATRON APPROACH DIRECTION OF PERCENT OF TRIPS APPROACHl VIA 1981 - 1986 North Congress Avenue 9 8 South Congress Avenue 18 16 South Mall Access Road 34 38 East Old Boynton Road 10 9 West Old Boynton Road 29 29 1 New Boynton Road approach figures are not included, see Exhibit 12. As can be seen from the figures in Table 4, the shift in popula- tion in the trade area over the 5-year period has resulted in a slightly different patron approach configuration. The GLA of the Mall will be increased by about 158,000 square feet in 1986, thus, the mall will attract approximately 2,245 additional daily round trips. The peripheral development east of the Mall is assumed to be completed by 1986 also. This development will generate an additional 8,770 round trips daily in 1986, making the total increase 11,015. For the purpose of analyzing the traffic generated by the peripheral development, it was assumed that the general directions of approach were similar to those calculated for the mall traffic. Since office trips are regional in nature, they obviously would ex- hibit similar generation characteristics as patrons of a regional mall, and the small amount of residential trips are not a significant factor in the distribution analysis. 25 Cl '" HYPOLUXO Cl a: -' -' MINER :r a: w uj > <l ii :%: IF) IF) w a: C> z 0 N,W, 22ND 171 l4-t a: 2 iii 3 .. 211 26 ~J '" o w u z 29 ~ :.29 ~ .. <l OLD BOYNTON -' NEW BOYNTON 13 19 s, W, 15TH S, W, 23RD o 1/2 SCALE IN MILES >- a: ;'!c :::; :i! LEGEND 0- % 1981 o - % 1986 10 RD~ 3/ ~RD, 8 r> 7 CD a: IF) 9 8 RD, ~ .. Qf uj RD, ., '- .. " '" AVE, ! '~l - o. cj 0; 0, ~ oj <Xl N, W, 2ND AVE, ~4- OCEAN AVE, 4- .... I IF) w '" :.2 ~ ~23 u 21 .. 2 ~ . w - IF) AVE, ~ ~ ( ~ <:::l ~ ~ I ~ "'l: ~ .. "'l: <i Qf oj I 1;). r~. t21 BOYNTON BEACH MALL PALM BEACH COUNTY, FLORIDA DIRECTIONS OF PATRON APPROACH f- EDWARD J, DeBARTOLO CORPORATION EXHIBIT 12 4TH ST, VI. ESTIMATED SITE AREA TRAFFIC Future traffic volumes in the Boynton Beach Mall site area will be composed of through, regional mall, and peripheral develop- ment traffic volumes. Through Traffic Through traffic volumes were projected to 1981 and 1986, the initial operations year and the ultimate development year. Current (1977) through traffic data were supplied by WPBUSA documents pub- lished by the Area Planning Board of Palm Beach County. Addition- al traffic information, including turning movements, was supplied by the Traffic Division of the Palm Beach County Engineering and Public Works Department. Projected traffic volumes for 1985, 1990, and 2000 were taken from the approved v~BUSA roadway networks for those years, as supplied by the Area Planning Board and the Traffic Division, Engineering and Public Works Department, Palm Beach County. In order to make short-term traffic projections, historic trends and existing flow patterns on the roadway networks were examined. For the purposes of this report, the 1977 ADT's obtained from actual traffic counts were projected to the years 1981 and 1986 by interpolating between 1977 counts and 1990 projected volumes. Exhibit 13 shows the average daily through traffic in the vicinity of the mall site for the years 1977, 1981 and 1986. Mall Generated Traffic Mall-generated traffic was estimated on the basis of the de- velopment's size and optimum retail mix. This was presumed to include four major department stores in 1981, multiple specialty shops, and convenience goods outlets, without comparable competi- tion within the mall's proposed market area. The 1986 mall traffic estimates were based upon the same mix of original major department stores plus the addition of one major retail outlet. The 1986 mall traffic estimates used the same retail composition as 1981. For the purpose of assessing the traffic impact of the develop- ment, traffic volumes were estimated based solely on the gross leasable area (GLA) of the shopping center. Estimates of mall- generated daily and peak hour traffic volumes were based on on-site surveys of inbound and outbound movements at comparable regional 27 shopping malls in the State of Florida, trip generation rates of regional malls obtained from the Florida Department of Transporta- tion's Trip Ends Generation Research Reports, and the Institute of Transportation Engineer's Report, Trip Generation, 1976. Therefore, during any period of time when the gross leasable area of the mall remains constant, the number of vehicle trips generated by the mall will also remain constant. Since the rates used for generating site traffic are based on shopping centers with established trade areas, it is possible that the actual traffic at the new shopping center may not reach the estimated volumes' during the initial years of operation. However, it is standard traffic planning procedure to assess the development at its trip generation potential even in the initial years of operation, thus, ensuring a realistic examination of the traffic impact conditions. In order to analyze the impact of mall-generated traffic, it is necessary to examine the hourly peaking characteristics of a re- gional-scale shopping mall such as Boynton Beach. Peak hour mall traffic estimates were made to determine possible roadway or access design improvements if necessary. Traffic counts at comparable regional centers in Florida indicate the existence of two mall-oriented peaks. The first peak takes place between 12:00 noon and 1:00 p.m., and represents the major daily inbound peak. The second peak occurs between 5:00 p.m. and 6:00 p.m., and is partially attributable to the termination of a mall work shift and the return of late after- noon patrons to their residences. The major daily outbound peak occurs during this hour. Weekend peak traffic occurs in the later afternoon between 3:00 p.m. and 4:00 p.m., or 4:00 p.m. to 5:00 p.m. However, weekend peaks are usually less critical than weekday evening peaks, due to the relatively lower volumes of through traffic on bordering arterials. Table 5 provides estimates of inbound and outbound site traffic based on a peak weekday mall traffic generation rate and estimated peak hour percentages of the total daily round trips. Information is provided for the initial phase of development in 1981 and for the ultimate GLA in 1986. 29 TABLE 5 WEEKDAY REGIONAL MAJ.L TRAFFIC PEAK HOUR 1981 GLA OF 899,000 SQ. FT. INBOUND OUTBOUND, 1986 GLA OF 1,057,000 SQ. FT. INBOUND OUTBOUND 12-1 P.M. 1,383 1,208 1,596 1,395 4-5 P.M.* 1,107 1,427 1,277 1,647 5-6 P.M. 1,310 1,558 1,512 1,798 Daily 14,560 14,560 16,805 16,805 * Not a peak hour for mall traffic, but corresponds to peak hour of through traffic. The 4-5 P.M. generation periOd is the most critical because it corresppnds to the through traffic peak on the major arterials near the mall site. Inbound and outbound traffic for this period was assigned to the access system for the purpose of capacity analysis. Assignment of peak hour shopping trips was based on the patron arrival/distribution, the location and usage of access points, the capacity restraints of the surrounding road network, and access traffic surveillance conducted by Greiner Environmental at compar- able regional centers. It is important to note that a 15 percent capture rate of the new mall traffic was deducted from the projected through traffic. The capture rate is that percentage of mall traffic which is already using the transportation network in proximity to the site for some purpose. It is those patrons who stop in the mall to shop enroute to or coming home from their place of work, or those residents who stop in the mall enroute to other Shopping areas in the vicinity. These trips do not represent the introduction of new traffic, but rather the capture of existing traffic in the area. Boynton Beach Mall captured traffic was deducted from local through traffic for calculation purposes to prevent double-counting of these mall- oriented trips. The source of the capture rate used was Carl H. Buttke's article, "An Approximation of Regional Shopping Center Traffic", published in the April, 1972 Traffic Engineering magazine. In addition to captured trips, there are two other classifications of shopping trips, both of which add new trips to the road~ay adjacent to the mall site. The first (and most important ~n terms of numbers of trips), are the "diverted trips". These are trips which would be made to other shopping opportunities in order to secure needed goods and services. with the opening of a new regional-scale facility providing the full spectr~ o~ shoppin9 opportunities, shopping trips are diverted from ex~st~ng shopp~ng 30 areas to the new facility. This diversion makes the new mall the focal point of numerous one or multiple stop shopping trips which would have been made in the region had the new mall not been constructed. Such trips are new trips on the approaches to the regional center, but are not new trips within the region. The other type of shopping mall trip is the "induced trip". This is a trip that is made for the sole purpose of going to the shopping mall because of the close proximity of the patrons trip origin and/or the multiplicity of goods and services being offered at a convenient location. These are trips (similar to a trip to a sports event) which would not have been made had the shopping mall not been there. Peripheral Development Traffic Daily trips associated with the various peripheral land uses were estimated on the basis of rates for comparable land use, as published in the Florida Department of Transportation, Trip Ends Generation Research, 1974-1977, and Institute of Transportation Engineers' informational report entitled Trip Generation, 1976. Peak hour trip volumes for the peripheral land uses were determined from the above referenced sources. Table 6 provides estimates of inbound and outbound development- related traffic based on average day traffic generation rates and estimated peak hour percentages of the total daily trips. For the purpose of analysis, it is assumed that the general P.M. peak hour is 4-5 P.M., where in actual operation the "peak hour" may occur at a different time. TABLE 6 WEEKDAY PERIPHERAL DEVELOPMENT TRAFFIC 4-5 P.M. DAILY 1986 DEVELOPMENT IN OUT TOTAL TOTAL Residential 92 49 141 1,305 Office 97 755 852 5,962 Commercial 442 493 935 10,268 17,535 31 Composite Traffic By combining the assigned peak hour shopping mall and peripheral development trips with the projected peak hour through traffic, the impact of total composite development traffic can be assessed. Exhibits 14 and 15 illustrate the 4-5 P.M. weekday peak hour traf- fic for 1981 and 1986. The exhibits show through traffic, peripher- al development and Boynton Beach Mall traffic separately. 32 VII. ACCESS AND ROADWAY REQUIREMENTS Boynton Beach Mall access drive requirements and required ex- ternal roadway modifications necessitated by the opening of the Boynton Beach Mall and the peripheral development are discussed below and are illustrated in Exhibits 16 and 17. Internal Circulation The Boynton Beach Mall internal access system must provide for the safe, efficient, and convenient interchange of traffic between the site and public roadway system. In order to fulfill these objectives, the mall internal circulation system should include the following design features: * The internal vehicular circulation pattern must provide sufficient ingress/egress locations for efficient distri- bution of on-site traffic. * External roadway access points should be placed at logical intervals to minimize the impact of traffic on through traffic movements along public roadways. * Entrance-exits must allow adequate vehicle storage capacity on-site, and expedite the safe flow of vehicles into and out of the development. * The site access system should be coordinated with the external roadway system. Using these design criteria as a guide and the conclusions of this traffic analysis, the following conclusions are made about the internal access system: * A series of five access drives will be required to provide ingress and egress for the Boynton Beach Mall parking facili- ties. Three access drives connect on Congress Avenue and two access drives open onto Old Boynton Road. Each of these access drives should provide a minimum of two lanes inbound and two lanes outbound to be separated by a raised median. * Access to other portions of the Boynton Beach Mall develop- ment discussed herein have been positioned so as to minimize potential conflicts with through traffic. To the extent pos- sible, adjoining parcels share common access drives. 35 --I "-'-J I I ~ . a~tt,;= 4 ~~ttt ~ ~ .,-<>-~ ~ ~ .. -- BOYNTON CANAL ; I I ' , I I " lv' /+~/ N'I , , , , , , , , \ \ \ \ '<lJ d ,If, a:: I~" ',;:/ {~: ___ __I I I -- - --'" ACC~$$ E ACCE$S D MALL ACCE" C I- It: '" > q ~ ' ACCIS. A ACCE,S. OLD BOYNTON I RD, NEW BOYNTON RD, ^ TRAFFIC -y- SIGNAL '~ N , I~ , It: I~ NOTE: ONLY ACCESS 0 IS SIGNALIZED ~ ~ BOYNTON BEACH MALL PALM BEACH COUNTY, FLORIDA RECOMMENDED ROADWAY IMPROVEMENTS, 1981 EDWARD J, DeBARTOLO CORPORATION EXHIBIT 16 I ---=J I I ~ BOYNTON CANAL , , ; I I ' , , 1 1 1,,/ /+~I '0"1 ,1 , , I, , , \ \ \ \ \ , I'~ O. l~vl a: I 1 ~, - I~: I~I I I ---\--' / -- - --..... ACCESS E "T~ NEW BOYNTON -- RO, I ~ , a: I~ ACCESS D MALL ACCESS C il --, I L ACCESS A ACCESS . ~ ..-4--4 2J~tD ~lrD ,J,. ~ "'~ ~ ~ -- ~ .. _ ^ TRAFFIC -y- SIGNAL ~ BOYNTON BEACH MALL PALM BEACH COUNTY. FLORIDA RECOMMENDED ROADWAY IMPROVEMENTS, 1986 EDWARD J, DeBARTOW CORPORATION EXHIBIT 17 This access system will provide a system meeting the design features previously discussed. Exhibits 16 and 17 provide the internal access scheme and internal-external roadway interface for 1981 and 1986, respectively. External Modifications - 1981 Analysis for the 1981 projected combined peak hour traffic indicated that certain roadway improvements will be necessary prior to opening the Boynton Beach Mall (see Exhibit 16). The following is a list of the recommended improvements for 1981. * A new two-lane access road should be constructed between New Boynton Road and Old Boynton Road connecting with Access Drive B at Old Boynton Road. * A third lane should be provided on Congress Avenue between the Boynton Canal north of Access Drive E and a point approx- imately 300 feet south of Old Boynton Road. This additional lane will be required to provide left turn lanes at Old Boynton Road and at each entrance drive on Congress Avenue. * A left turn lane and a right turn deceleration lane should be provided on Old Boynton Road at Access Drives A and B, and on New Boynton Road at the Mall Access Road. * An auxiliary lane for mall access should be provided on Congress Avenue southbound between Access Drive E and Access Drive C. This lane should be coordinated with chan- nelization islands placed to discourage through traffic. * Signalization should be provided at Access Drive B, Access Drive D, and the intersection of Congress Avenue and Old Boynton Road. Implementation of these improvements will result in a satisfactory level of traffic service on all approach roadways to the Boynton Beach Mall in the year 1981, when the initial phase of the mall is opened. No traffic movement operates at a level of service lower than nell . External Modifications - 1986 Analysis for the 1986 projected peak hour traffic indicated that certain additional roadway improvements will be necessary prior to the expansion of the Boynton Beach Mall and the completion of the adjacent peripheral development. The following is a list of im- provements for 1986. 38 * Signalization should be provided at Access Drive A on Old Boynton Road, at Access Drive C on Congress Avenue, and at the intersection of the Mall Access Road and New Boynton Road. The signals on Congress Avenue at Old Boynton Road and Access Drive C and D will be synchronized to provide for pro- gressive movement of through traffic. * A third lane should be provided on Congress Avenue between Old Boynton Road and New Boynton Road. This additional lane will be needed to provide capacity-and alignment of turning lanes at New Boynton Road. * The intersection of Congress Avenue and Old Boynton Road should be modified by the addition of one lane on the north, east and west approaches, and the addition of one lane exit- ing the intersection to the south. * The intersection of Congress Avenue and New Boynton Road should be modified by the provision of dual left turn lanes from the north approach (Congress Avenue) onto New Boynton Road eastbound. On the east approach (New Boynton Road), the right lane should become a right turn only lane. Implementation of these improvements will result in an accept- able level of traffic service on all approach roadways except for the south approach of the Congress Avenue/Old Boynton Road intersec- tion, which will operate at a level of service D. However, a D level of service is felt to be a tolerable operational level for peaking situations in a heavily traveled corridor. Summary The implementation of the recommended access additions and road- way improvements, together with the completion of programmed con- struction projects of the local governmental agencies, will provide excellent access to the Boynton Beach Mall in 1981. The large amount of additional traffic generated by the 1986 ex- pansion of the mall and by the addition of the peripheral develop- ment traffic will make additional roadway improvements necessary. However, implementation of these improvements will provide adequate access to the mall in 1986. 39