REVIEW COMMENTS
MEMORANDUM
TO :
Car~en Annunziato, Planning Director
DATE:
May 12, 1986
SUBJECT:
TRB co~~ents - Office Shopping Park for D.R. Associates
We can approve the subject site plan conditionally upon the following
changes being ~ade:
1) Indicate the location of water services. We reco~~end these be
clustered and placed in a landscaped area.
l) Show all sewer service laterals. The City will be responsible
for ~aintenance of ~ain line sewers only on this project.
3) Add valves in the
centrally located fire
the center point of
line serving the
hydrants, and add an
the syste~.
we5tern~o5t and the
isolation valve near
4) Add a note that all construction will be to the Utility
Depart~ent's standards.
Sincerely,
'~7/" fi' ~
' ~ /~ '/A'-,!.i:'//
,'I < ~
Peter V. Mazzella
Utility Engineer
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M E M 0 RAN DUM
N\Y ':' 1~8f:
FL/-t~,-." :.:: Ut.p'f,
-
TO:
Mr. Carmen Annunziato
Planning Director
DATE: May 12, 1986
FROM: Betty S. Boroni
City Clerk
RE:
6/5/86 Planning &
Zoning Board
Public Hearing
In response to property owners' notices which were sent out,
attached please find copies of two letters from the Lake
worth Drainage District pertaining to both Cross Creek Centre
and Boynton West Plaza.
These are being forwarded to you for staff attention and not
following the usual procedure of Planning & Zoning Board and
City Council distribution because the contents pertain to
furnishing a right-of-way.
~i~
{
Bett . Boroni
BSB/smk
Attachments
MEMORANDUM
April 15, 1986
TO:
Betty S. Boroni, City Clerk
FROM:
James J. Golden, Assistant City Planner
RE:
Request for a text amendment to the Comprehensive Plan
and five (5) requests for Land Use Amendment/Rezoning
Accompanying this memo you will find a copy of the application
and supporting documents for the following requests:
1. Request submitted by Rick Rossi, agent for Elsie Winchester,
property owner, for a text amendment to the Comprehensive Plan to
provide for a Railroad crossing over the Seaboard Airline tracks
between Ocean Avenue and Woolbright Road.
2. Request for Land Use Amendment/Rezoning submitted by Kieran
J. Kilday, agent for Tradewinds Development Corporation, property
owner and trustee (Shops of Woolbright PCD).
3. Request for Land Use Amendment/Rezoning submitted by Kevin
McGinley, agent for Steve Rhodes, trustee (project name
undecided) .
4. Request for Land Use Amendment/Rezoning submitted by Edward
Duggan, agent for Harold S. Wenal, trustee (Boynton West Plaza).
5. Request for Land Use Amendment/Rezoning submitted by Steven
W. Deutsch, agent and trustee for the City of Boynton Beach,
property owner (the PCD Center).
6. Request for Land Use Amendment/Rezoning submitted by Roy
Barden, agent for Max Schorr, trustee (The High Ridge Center).
The application fees submitted to the Planning Department for
these requests have been forwarded to the Finance Department for
processing. It is my understanding that copies of the checks are
to be forwarded to your office.
Page Two.
In reference to item # 2 above, the Shoppes of Woolbright PCD,
please be advised that a warranty deed is being prepared to
reflect the purchase of the property adjacent to the Seaboard
Airline Railroad by the Tradewinds Development Corporation. This
property was formerly owned by the Seaboard Airline Railroad.
The warranty deed will be forwarded to your office by May 1,
1986.
In reference to item # 4 above, Boynton West Plaza, please be
advised that the applicant is to submit a proper affidavit for
the property owners list and a letter authorizing the agent
within 1-2 days. Copies of these documents will be forwarded to
your office upon submission to the Planning Department.
A schedule which includes a listing of the dates for the public
hearings before the Planning and Zoning Board and City Council
will be forwarded to your office in the near future.
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(/James VJ.
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amendmefl.t/r-e2oning applications that must t.e 2~."ertis2d l:,n t~'?se t:~(J
d,:""t.c'~'.----.t.:.hE;.' ..::,pplic-:?tiCln -::;.Librnitt'::=od b\/ F',;?Ur-D 11. D1D:~ (D:L.::;Z F'1 ~-:'::i~ ';",r-,d t.he
2;'plication submitted by L.ecJnard Briscoe (BIJjilton Cent~~r Pla:a)
T:-",:::"~-E-::' <=!_ppJ:i c.,;~t i un.:; i 11\-'01 \/\? C:':JiTJiT:er"ci ell p-o,r-eel S \"jhi ch E;\F",_ U;-:dE'r- :: ;:'if::f-'~?::;
In c'; !.;.,:'_,3.~f":d th;.o:.'!--f;::fot-e cc\n l-:-!E: (~.d\/21'-'Li:;;:,[?ti in thE lc'cJE~,l t::r-ti",-_:; -,!'<;:
T In., ':-'1 1 ',c.'~: a 1 .;;, c! -,~,' :::? t- t i .;;:. (~m e n t "~.; .f D t- t jUt f? D j <.~ z .:..~ i""'j d Ei 1'- i .~:' c_ C) c! .:.:: i-- --, 1 l C. ~:, tic) ~-) -~:-, ,,-','
,~tt(i:h~d to ttlis ffiemlJrandum.
Tt1ese tl~O 2PlJlications S~~O ,J_d 21 G ~e
2J'~e~tjsed fCJr- fOLlr consecuti'~e weeks as ~nne;':ation 3ppl]catio~s~ In
C':)~':",:Dr-F; :r-iCE' j,.,!~~th Ch,::'_f"jtE,r- 171" 04..q~ FIDr-idz, S"t,atLi,ti?':.;. (..:;] 1 Df the} :::,(,d
1".(':;:,::;:' ::~il"i\.:r,d;r:(':-"!""'It./'r-E:?7'::Dnii"I';! ~:1f"td '::lr-:n2::<-3tiDn c\pplic3tic'r"':'s ! ,~,!f'::'r-"~-":::.',j t':J lr-. tl-'l
m2lDCJrand\Jm should be advertised for the Del:EinbeF 16~ 1986 City COL:n il
fflE:::'E't. i j-19.
~~~.
Cannon
Timothy
cc: Carmen Annunziato
James Golden
e
Palm Beach Soil and Water Conservation District
4872 North 10th Avenue, Greenacres, FL 33463 - Phone (305) 433-8808
March 18, 1986
Land Research Management Inc.
1280 North Congress Avenue
West Palm Beach, Fl 33409
Attention: Richard D. Stalker
Re: I nventory and Eva 1 uat i on of Soi 1 s
Dear Mr. Stalker:
The procedure used in processing an inventory and evaluation of a parcel
of land by the USDA Soil Conservation Service in Palm Beach County is as
fo 11 ows :
1. Upon receipt of the request, the parcel is located on an aerial
photo map taken from the Palm Beach County Soi 1 Survey and submit-
ted to the District Governing Board of the PBSWCD for review.
2. On-site inspections are made by the SCS technician. A significant
number of soil borings to a depth of 5 to 6 feet are made to deter-
mine the soils contained on-site and whether the determinations agree
with the published P.B.C. Soil Survey.
3. The soils are evaluated based upon the information published in
the P.B.C. Soi 1 Survey, 1979.
If I can be of any further assistance to you do not hesitate to contact
this office.
SCfj~ ~
Donald E. Vandergrift
Administrator/Resource
Conservationist
/ DEV
CONSERVATION - DEVELOPMENT - SELF-GOVERNMENT
FOR: LAND RESEARCH MANAGEMENT, INC.
REQUESTED BY: RICHARD D. STALKER
BY: CELESTE BOTHA, SOIL CONSERVATIONIST
USDA ; SOIL CONSERVATION SERVICE
IN COOPERATION WITH: PALM BEACH SOIL AND WATER
CONSERVATION DISTRICT
MARCH 18, 1986
MARCH 18, 1986
SOIL INTERPRETATIONS REQUESTED BY:
RICHARD D. STALKER
LAND RESEARCH MANAGEMENT, INC.
1280 NORTH CONGRESS AVENUE
WEST PALM BEACH, FLORIDA 33409
(305) 686",2481
PARCEL LOCATION: TWSP 45S
RNG 43E
SEC 29
PARCEL SIZE: 3.91
":",,.,.....,.-rrr.
'!"".w;'~'l':"--
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CURRENT LAND USE AND FACTORS AFFECTING NATURAL SOIL CONDITIONS.
The described parcel has been cleared except for scattered
Australian pines, especially on the Eastern side of the
property. The soil type found on this property is naturally
poorly drained, but the existence of the ditch to the north and
the canal to the east would serve to lower the natural water
table elevations.
~~~~~~~r~r.~~~~r~~r.;~~~~~~~~r.-~~r--.~~~~~~~rn~~~~~T~~~~~~~T~~~-~r~
The predominant soil types found within your property boundaries
are listed on the following pagers) with their associated
descriptions. There may be other soils located on the described
property, but they are unessential for your land use decisions.
these soils and their map symbols are listed below for your
information.
If you have any questions about these soilS, feel free to
contact the Soil Conservation Service, 433",8808.
SYMBOL SOIL SERIES
~-~~-r ~~--~__rr.r~~
Ba Basinger fine sand
The following information is from the Palm Beach County Soil
Survey Report.
BASINGER FINE SAND (Ba)
This is a nearly level, poorly drained, deep, sandy soil in
broad grassy sloughs found along the eastern part of the county.
This soil has a dark, weakly cemented stain layer about 30
inches below the soil surface. The water table is within 10
inches of the soil surface for 2 to 6 months in most years and
within 10 to 30 inches for the rest of the year.
The natural vegetation is St. Johnswort, slash pine, southern
bayberry, and scattered cypress; pineland three~awn, blue
maidencane, broomsedge bluestem, and low panicum grasses. Most
areas are in native vegetation or improved pasture.
Capability unit; IVwT.l.
SOIL AND WATER FEATURES
DEPTH :
USDA
TEXTURE
PERMEA;;:
: BILITY :
in/hr :
In
DEPTH
TO ROCK
In
WATER
DEPTH
Ft
TABLE
: MONTHS :
HYDRO-
LOGIC
GROUP
0,,72
fine sand
>20
--- . ." .
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'JtP'Ii'S r!t-,:>d....(?M
~lARKET STUDY
CITY OF BOYNTON BEACH
PALM BEACH COUNTY, FLORIDA
MARCH, 1986
PREPARED FOR D. R. ASSOCIATES
l!\M
j!U AV"' ~
~~
~
LAND RESEARCH MANAGEMENT, INC.
1280 NORTH CONGRESS AVENUE
SUITE 208
WEST PALM BEACH, FLORIDA 33409
-- ----.----.".------------------------..--
TABLE OF CONTENTS
-'
LETTER OF SUBMITTAL
I. INTRODUCTION
A. purpose
B. Objective
C. Scope
II. DEMOGRAPHIC ANO ECONOMIC OVERVIEW
A. Palm Beach County. . .
B. Boynton Beach Vicinity
III.
SITE
A.
B.
C.
D.
ANALYSIS .......
Description of the Site
Current Character of the Surrounding Area
Future Development of the Surrounding Area
Roads, Access and Visibi Ilty
IV.
PLANNING AND ZONING CONSIDERATIONS
A. Boynton Beach comprehensive Plan
B. Boynton Beach zoning Code. .
V.
POTENTIAL DEVELOPMENT ALTERNATIVES
VI.
STRIP SHOPPING CENTER MARKET. . .
A. Survey of Existing Strip Centers
B. Typical Tenant Mix . . . . . . .
C. Current Triple Net Rental Rate Structure
D. Vacancies/Absorption Rates
E. Recent Development Trends
F. Conclusions & Recommendations Strip Ctr. Mkt.
VII.
PROFESSIONAL OFFICE MARKET. . . .
A. Survey of Existing Prof. Office Faci litles
B. Recent Development Trends. .
C. Conclusions & Recommendations Prof. Office Mkt.
. . . .
VI I I. CONCLUSION
. . . . . . . . . . . . . . . . .
PAGE
2
4
6
7
7
7
9
9
10
10
10
12
13
13
16
16
19
20
21
22
23
27
28
29
GENERAL LIMITING CONDITIONS
,
Every reasonable effort has been taken by Land Research Management,
Inc. (LRM) to assure that the data contained In this study reflect the most
accurate and current Information avai lab Ie. On this basis, said data is
believed to be reliable. However, no responslbi Ilty Is assumed by LRM for
inaccuracies In reporting by developers, developeros agents or any other
source.
possession of this report does not carry with it the right of
publication and distribution of al I nor any part of Its contents without
prior written permission by LRM.
Contractual obligations include access to but not ownership transfer
of data fi les used In this study for or as a by-product of LRMos work
effort.
This study shal I not be used for any purpose, other than that for
which It is prepared; that being the procurement of the following under the
City of Boynton Beach codes and ordinances: (1) An appropriate
~omprehenstve Plan Amendment; and (2) commercial zoning status.
'1!\.t1
LAND PLANNERS
RESEARCH CONSULT ANTS
M1-RKET ANALYSTS
LAND RESEARCH MANAGEMENT, INC.
1280 NORTH CONGRESS AVENUE
SUITE 208
WEST PALM BEACH, FLORIDA 33409
(305) 686-2481
March 31, 1986
Mr. Stephen Rhodes
D. R. Associates
232A Royal palm Way
Palm Beach, FL 33480
Re: Market Study for 3.97 acre Site located on Boynton Beach Boulevard,
east of Congress Avenue, Boynton Beach, Florida.
Dear Mr. Rhodes:
In accordance with our letter Agreement, Land Research Management, Inc.,
(LRM) has analyzed the market potential of the 3.97 acre parcel referenced
above.
In performing the analysis that fol lows, LRM has completed the fol lowing
scope of services:
1. Analyzed pertinent County and local demographic and economic
characteristics;
2. Discussed relevant planning and zoning considerations;
3. Discussed current and emerging development trends; and
4. Analyzed the Site in terms of potential development alternatives;
5. presented conclusions and recommendations regarding the development
potential of the Subject Site.
The fol lowing report presents our findings and conclusions regarding the
market feasibi lity of the Site, in terms of the above scope of services.
Respectfully submitted,
~ f~~"
J~S P. Fleischmann, AICP
Vice president
JPF /ms
;
I. INTRODUCTION
A. purpose
The purpose of this study is to provide market data, information
and analyses necessary to determine the future development
potential of a 3.97 acre parcel of land located on the north side
of Boynton Beach Boulevard, east of Congress Avenue, in the
City of Boynton Beach, Palm Beach County, Florida.
B. 9b.lecti ve
The objective of this study is to evaluate the market potential
of the Subject Site and recommend a mix of land use activities
best suited for future development within the perceived
limitations placed upon the Site by physical characteristics and
planning and zoning considerations.
C. Scope
Several levels of review are undertaken in this.study to arrive
at the various conclusions and recommendations presented.
Initially, a demographic and economic overview of Palm Beach
County is undertaken to gain perspective into the future
development potential of the Boynton Beach vicinity and that of
the Subject Site. Based upon conclusions regarding general
economic potential, a review of factors effecting development
activities in the vicinity is undertaken to arrive at conclusions
regarding the type of general land use alternatives having the
best potential of being marketed at the Subject Site. Land use
alternatives are then reviewed in terms of current and expected
near-term future market conditions as a means of preparing a
recommended development alternative.
Finally, the recommended land use alternative is discussed,
including a generalized land use mix and market analysis thereof.
I I. DEMOGRAPHIC AND ECONOMIC OVERVIEW
The Subject Site is located in the City of Boynton Beach (Ref: MAP 1). By
analyzing its role in Palm Beach County, a more clearly defined economic
future can be projected for the Boynton Beach vicinity which, in turn, is
helpful In determining the development potential of the Subject Site.
Until the recent past, Palm Beach CountyOs economy relied to a large degree
upon a strong winter/tourist season and in-migration of retired residents
for its wel I-being. However, during the mid 700s, households which had
been locating in Dade or Broward began to purchase In Palm Beach County.
Between 1970 and 1985, the County population grew from approximately
349,000 to 727,573, an increase of approximately 108%.
It is projected that Palm Beach County wi I I continue to experience
substantial population gains, but at a somewhat slower rate than in the
decade of the 700s. During the 15-year period from 1985 - 2000, the
population Is expected to increase by an additional 48% to 1,074,700.
Whl Ie the rapid growth of Palm Beach County has been concentrated in the
south County, development activity In the Boynton Beach vicinity has been
Increasing In the past few years. In addition, approved major development
activity In the area of Congress Avenue, immediately north and south of
2
LAKE WORTH RD
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SUBJECT SITE----
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MAP 1 SITE LOCATION
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Scale: 1" = 3/4 Mile
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.
Boynton Beach Boulevard should result in substantial additional growth In
the vicinity.
The tol lowing table depicts population projections tor the County and the
Boynton Beach vicinity, as shown on MAP 2. It can be seen that both the
County and the Boynton Beach vicinity are projected to sustain substantial
growth during the 1985 - 2000 period.
pa 1m Beach
Boynton Beach Vicinity
POPULATION PROJECTIONS
1~ 1985
576,813 727,573
29 ,273 36,868
1990
857,756
43,593
SOURCE: Urban Decision Systems, Inc.
A. pa 1m Beach County
Locally, two basic factors support the existence and long-term
potential for the Palm Beach County economy: the general
economic expansion of Southeast Florida (the Gold Coast) and the
continuation of the CountyOs position as a retirement, resort
and tourist center. Palm Beach County has been an important
retirement and vacation area for some time. However, as
population levels have increased, the County has necessari Iy
acquired more businesses and commercial functions. At the same
time, the County has recently begun to attract manufacturing
firms to Its economy (IBM, Motorola, United Technologies,
Siemens, Mltel, RCA, Gould, etc.) adding further to the
~
4
LAKE WORTH
w
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Q.. MELALEUCA
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.... <(
LANTANA . RD
0
HYPOLUXO 0:::
RD
SUBJECT SITE
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MAP 2 BO
VNTON BEAC . .
H VICuilTV
Scale: 1" - 3/4 Mile
5
diversification of economic activity. As a result, Palm Beach
County has participated actively In the recent expansion of
employment throughout Florida. Growth In high-tech Industries Is
already starting to push northward In Palm Beach County, from its
current center of activity in the Boca Raton area. Large
Industrial park developments are currently being planned In
central Palm Beach County (Boynton Beach Park of Commerce _
located on N. E. 22nd Avenue, Boynton Commerce Center - located
on Woolbright Road, Gould Project - located on Okeechobee Blvd.,
west of Florldaos Turnpike) and northern Palm Beach County (Trl-
Fox, Inc. Project - located on Beeline Highway and Seminole-Pratt
Whitney Road). The northward trend Is obvious. As these trends
migrate northward demand for commercial support services wi II
follow.
B. Boynton Beach Vicinity (Ref: MAP 2)
In addition to the explosive growth of residential and Industrial
park development referenced above, four clear non-residential
development trends wi II greatly influence the future character of
the Boynton Beach vicinity; (1) The development of the 1,104,722
sq. ft. Boynton Beach Mal I on Congress Avenue, north of Boynton
Beach Blvd.; (2) development of Class A office space along
Congress Avenue and Woolbright Road; (3) development of the
825,000 sq. ft. Motorola plant on Congress Avenue, at N.W. 22nd
Avenue; and (4) retai I and commercial development along Boynton
Beach Boulevard. In combination, these trends suggest a strong
economic future for the Boynton Beach vicinity.
6
III. sill ANAL YS I S
A. Descr I ptlon of the Site
The Subject Site <Ref: MAP 3) Is a rectangular-shaped parcel of
land of approximately 3.97 acres, with 1081 feet of frontage
along Boynton Beach Boulevard (S.R. 804) and a depth of 161 feet.
The Site is located on the north side of Boynton Beach Boulevard
approximately one mile west of Interstate 95.
The Subject Site is vacant and cleared with scattered vegetation
(predominantly Australian Pines) on the eastern portion of the
property. The sol I type is characterized as sandy.
B.Current Character of the Surrounding Area
The area along West Boynton Beach Blvd., between 1-95 and
Congress Avenue Is characterized by a mix of commercial and
residential land uses; however, the Subject Site is bordered on
the north and east by drainage canals. The VII lager Shopping
Center is located immediately west of the property. Boynton
Beach Boulevard <S.R. 804) extends along the southern boundary of
the property.
The E-4 canal, which forms the eastern boundary of the Subject
Site, separates the property from an undeveloped parcel of land
with frontage along Boynton Beach Boulevard <R3 District). The
drainage canal along the northern boundary of the Site separates
the property from a single-family development (R-1AA District).
The Vii lager Shopping Center, a 20,675 square foot mixed-use
office/retai I center, is located directly west of the Subject
7
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. l
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OLO BOYNTON WEST
RD.
BOYNTON
BCH.
BLVD.
~
1
MAP 3 SITE CONFIGURATION
Scale N.T.S.
lRM,lnc.
8
.
site <C-3 District). Lelsurevll Ie Lakes Condominiums are located
directly south of the Subject Site, across Boynton Beach
Boulevard <R-3 District). The intersection of Boynton Beach
Boulevard and Congress Avenue is characterized as a commercial
node <C-3 District), with retail shopping centers on three of the
four corners.
C. Future Development of the Surrounding Area
The developments located north and south of the Subject Site are
establ ished residential communities. Vacant parcels of land
lying east of the Subject Site are presently zoned residentlal-
multiple family <R-3 District). The area In the vicinity of the
Old Boynton Road-Boynton Beach Boulevard Intersection is
presently zoned Neighborhood Commercial (C-2 District). There
are no vacant parcels of land along Boynton Beach Boulevard
Congress Avenue and 1-95 that are capable of supporting a
commercial development under the current zoning categories.
D. Roads, Access and Visibility
The intersection of Congress Avenue and Boynton Beach Boulevard
<S.R. 804) provides good access to major inter and Intra-regional
transportation routes. Boynton Beach Boulevard, In the vicinity
of the Subject Site, is presently a four-lane divided
thoroughfare linking the downtown Boynton Beach area with the
developing residential areas to the west. In addition, the 1-95
Interchange at Boynton Beach Boulevard provides direct access to
the Interstate.
9
Traff ic counts taken (i .e. in 1984) by Palm Beach County on
Boynton Beach Boulevard approximately one-half mile east of the
Subject Site indicates that an average of 25,510 vehicles (Ref:
MAP 4) per day pass the Subject Site. Since strip commercial
activities rely on exposure to high traffic volumes for their
viabi lity, the Subject Site is judged to have an excel lent
location.
The Subject Site enjoys excellent visibi Ilty from these traffic
volumes due to its 1081 feet of frontage along Boynton Beach
Boulevard. The excellent visibility, combined with the existing
background traffic volumes, present a highly favorable location
for a commerc i.a I deve I opment .
IV. PLANNING AND ZONING CONSIDERATIONS
A. Boynton Beach Comprehensive plan
The Subject Site is located within the High-Density Residential
Land Use category as delineated by the Boynton Beach
Comprehensive Plan. The Plan and Zoning Code allow for a maximum
density of 10.8 dwel ling units per acre in the R-3 District
(Residential High-Density). Since the Plan does not recognize
commercial development on the Subject Site, it wi I I be necessary
to petition for an amendment to the Plan to allow for any
commercial development activity.
B. B~ynton Beach County Zoning Code
The Subject Site is currently governed by the use limitations
imposed by the R-3 (Residential High-Density) zoning district.
10
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11
.
However, based upon our review of the Site, Vicinity, development
trends and demographic and economic statistics, it is our opinion
that the fol lowing potential uses are best suited for
Implementation at the Subject Site:
1. Retai I: Strip shopping center; and/or
2. Consumer Services: Business and professional offices.
It wil I, therefore, be necessary to obtain commercial zoning
status in addition to the Comprehensive plan amendment discussed
above. C-l , C-2 and/or C-3 zoning districts are deemed the most
appropriate to Implement either or both of the development
alternatives recommended above.
V. POTENTIAL DEVELOPMENT ALTERNATIVES
In summary of our preliminary analyses performed above, it is our opinion
that the following alternatives are worthy of further investigation for
implementation at the Subject Site:
1. Retai I strip shopping center;
2. Low-rise, class "B" professional office bui Iding; and
3. Mixed-use, planned retai I/office center.
Based upon our experience in working with comparable projects, it is
estimated that maximum gross leaseable area figures for the listed
development alternatives for a 3.97 acre site, are as follows:
1. Retai I strip center - 35,000 - 40,000 sq. ft.;
2. Low-rise professional office building - 45,000 - 50,000 sq. ft.; and
3. Mixed-use planned retai I/office center - 35,000 - 45,000 sq. ft.
12
Ranges are presented for each of the above alternatives due to the
.
uncertainties Involved with the specific application of Boynton Beach
development regulations to the Subject Site. Parking requirements,
setbacks, landscape requirements and other regulations can Interact to
limit specific site usage for each alternative.
VI. STRIP SHOPPING CENTER MARKET
Due to the size of the Subject Site and Its configuration, potential retail
tenants are of the type that normally locate in neighborhood or retal I
strip shopping centers. Therefore, existing and proposed shopping centers
of this type are defined as potential competitors. A detal led analysis of
these types of facilities is necessary to gauge the near-term future
competitive market. Regional faci I ities, such as the Boynton Beach
Mall/Boynton Beach promenade, and community centers such as Boynton Trai I,
due to their geographic appeal and upscale design and rents are not deemed
to be direct competitors to a retal I faci Ilty potentially locating at the
Subject Site, although increased traffic levels generated by these
facilities wi II assist In stimulating demand for additional retai I centers.
A. Survey of Existing Centers
In order to define the competitive shopping center market,
seventeen existing and proposed facilities were inventoried,
ranging from several older faci lities to those under construction
or proposed. General information regarding each retai I
faci lity is showing on Exhibit 1, while their locations are shown
on MAP 5.
13
"
.
EXHIBIT 1
EXISTING AND PROPOSED RETAIL FACILITIES
Map No. 5
SIZE VN::ANCY
REF. ! NAME ~ft) TYPE* STATUS ~ft)
-1 Leisurevi11e Center 14,550 S Existing 0
____2 Unnamed 10,140 S Existing 0
---3 Sunshine Square 104,766 N Existing 0
4 Plaza 700 22,615 S Existing 0
5 Courthouse Place 9,396 S Existing 1,080
6 Leisureville place 69,380 N Existing 0
t7 villager 20,675 S Existing 1,125
8 Boynton Plaza 103,144 N Existing 3,000
9 Greentree Place 13,000 S Existing 0
14,000 S Approved N/A
+10 Gateway Centre 27,200 S Existing 5,440
11 Boynton West 151,404 N Existing 29,400
12 Applegate PI 25,533 S Existing 1,323
13 Village Square 92,000 N Existing 2,760
-14 Forum Shoppes 18,533 S Existing 4,525
15 pineland pI 26,062 S Under Const. N/A
16 Mannino Cent 6,3"0 S Approved N/A
17 Catalina Cent 162,""" N Approved N/A
Total 890,698 48,653
Sumnary (sq. ft.)
Under
Type* .Existing Construction Approved proposed Total
S 161,642 26,062 2",30" " 208,"04
N 52",694 0 162,0"0 " 682,694
Total 682,336 26,"62 182,3"" " 890,698
*S - Strip Center
N - NeighborhOod Center
14
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MAP 5 COMPETITIVE SHOPPING FACILITIES
Scale: 1" = 3/4 Mile
15
.
B.
Typical Tenant Mix
The nine currently occupied centers In the vicinity located west
of 1-95 are summarized in detal I on Exhibit 2. These centers were
further surveyed to determine a typical local tenant mix for
local retai I shopping facilities in the vicinity. Of the total
number of business that were inventoried, the fol lowing tenant
types occurred most often: Personal services (dry cleaner,
beauty/barber shop, florist, film processing, health club,
optical, books, gifts/cards) - 24.1%; professional, medical,
dentist offices - 13.5%; commercial services (travel, realestate,
finance, insurance, title company) - 10.5%; specialty foods -
10.5%; restaurants - 10.5%; furniture and accessories - 6.8%;
clothing and accessories - 4.5%; and liquor store/lounge - 3.8%,
Other commonly occurring uses include: video/electronics; and
banks.
C. Current Triple Net Rental Rate structure
Rental rates varied substantially among the centers inventoried,
depending upon specific location and age of the complex.
Specifically, current asking base rents ranged from $10.00 per
sq. ft. at Vii lager (MAP 5, #7) to $16.50 per sq. ft. at Boynton
Plaza (MAP 5, #8). Typically, however, net rents in newer, strip
centers ranged from $12.75 to $15.50 per sq. ft. Generally, a
three year lease term is desired, although initially, policies in
this regard can be flexible, depending upon location within the
shopping center. Normally, rents are expressed in the
16
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net/net/net format with an additional $1.50 to $2.00 per sq. ft.
assessment for taxes, insurance and maintenance. Yearly,
adjustments to the base rent are tied to the C.P. I. Typical bay
sizes are 20'x 40', 20. x 50' and 20' x 60~, with 20' x 50' and
20' x 60' seemingly the most popular alternatives. Both
customized interior and turnkey rental operations are being
utilized.
D. Vacancies/Absorption Rates
Established centers in the vicinity exhibit high occupancy rates,
ranging from 81% to 100%, with an overall average of 93%. (Note:
60% of the total vacant space Is located at Boynton West Plaza
where the Grand Union grocery store was closed). Overall
occupancy In the strip centers on Exhibit 1 is 91.6%, with 73.8%
of the total vacant space In these facilities located at Gateway
Centre and Forum Shoppes, both of which commenced occupancy in
December, 1985. Current rental absorption rates are always
difficult to obtain; however, specific examples are available and
seemingly indicative of current, trends in strip centers in the
vicinity of the Subject Site: (I) Gateway Centre commenced
occupancy In December, 1985 and, to date, has leased
approximately 80% of the avai lable space (i .e. 5,440 sq. ft. per
month); (2) Forum Shoppes also commenced occupancy In December,
1985 and currently is 75% rented (i .e. 3,394 sq. ft. per month);
and (3) Leisurevi I Ie Center (100%); Vii lager (95%); Greentree
Plaza (100%); and Vii lage Square (97%) are representative of the
strong occupancy situation In the vicinity.
19
.
E.
Recent Development Trends
Several strip shopping centers are currently within Initial
lease-up stages or wil I soon enter this phase. Greentree plaza II
located on the north side of Boynton Beach Boulevard, west of
Congress Avenue, wll I commence pre-leasing In June, 1986. The
project consists of two phases: Phase I, consisting of
approximately 13,000 sq. ft. (i.e. initial occupancy In June,
1983) Is currently 100% occupied; and Phase II consisting of
14,000 sq. ft. of retai I space and 6,000 sq. ft. of office space.
Current asking rent for local space is $12.75 - $16.50 net per
sq. ft., while Phase il rents are currently estimated to be as
fol lows: Retai I - $14.50 - $15.50 per sq. ft.; and second
floor office - $13.00 per sq. ft.
Gateway Centre, consisting of 27,200 sq. ft. of local retail
space, located on Boynton Beach Boulevard, west of 1-95 commenced
initial occupancy during December, 1985 and currently enjoys an
80% occupancy rate. Base rents for local retail space are being
quoted at an average of $13.83 net per sq. ft. Three year lease
terms are preferred and typical bay sizes are 1,200 sq. ft.
Forum Shoppes, (18,100 sq. ft.) is an upscale strip center
located on Congress Avenue, south of Boynton Beach Boulevard.
Current base rents range from $14.00 - $17.00 per sq. ft. with an
average of $15.50 per sq. ft. Five year leases are required and
current occupancy is 75%.
zo
F. Conclusions and Recommendations ~ strip Center Market
The following represents a summary of the primary conclusions and
recommendations:
1. High occupancy rates, and strong absorption rates exhibited
at centers along Congress Avenue and Boynton Beach Boulevard
Indicate a strong market for local retail space In the
vicinity. An expanding population base and current major
residential and commercial development activity Indicate a
continued strong demand in the near-term future.
2. Several new, strip retail faci Ilties have recently been
completed or are In initial lease-up stages, Including
Greentree Plaza, I I (20,000 sq. ft.), Gateway Centre (27,200
sq. ft.) and Forum Shoppes (18, 100 sq. ft.); however, no
additional facilities have recently been approved In the
area west of 1-95 where a majority of the near-term future
residential and commercial growth Is expected to occur.
3. The three major current tenant types (i.e. personal
services; professional, medical and dental offices; and
commercial services) Indicate a demand for non-retail space
In shopping centers. Only Greentree plaza II is currently
planned to specifically accommodate this mixed-use market.
4. Based upon an assessment of new projects currently leasing
space, rental rates should be set within the $14.00 - $16.00
range (triple net) and absorption rates of 3,000 - 6,000 sq.
ft. per month can be expected.
21
<
.
VI I. PROFESSIONAL OFFICE MARKET
A. Survey of Existing Professional Office Facilities
Professional office facilities in the Boynton Beach vicinity west
of 1-95 can be placed within one of the fol lowing four
categories: (1) corporate Centers within large planned business
parks: (2) Class ~ (~xclusive) - tenants are heavily Inclined
toward a professional orientation. Faci lities are generally
located at the best addresses in the area and include a majority
of the fol lowing characteristics: Superior design and project
amenities; three-story and up design containing in excess of
25,000 sq. ft. of GLA: large amounts of common area (i.e.
entrances, lobpies, etc): and upscale rents: (~) Class ~ (~eneral
Commercial) - tenants are heavily inclined toward a sales or
service orientation requiring convenient access to
automobile transportation during the day. Faci lities are
not necessarily located at the best addresses and include a
majority of the following characteristics: Basic design and
project amenities: one or two stories, containing up to
20,000 sq. ft. of GLA; and moderate rent levels; and (4)
Medical - this market Is rapidly disappearing as a general
market segment in Palm Beach County, due to the increasing
number of such faci Iltles locating immediately adjacent to
major, acute-care hospitals.
Categories 1 and 4, above are not considered competitive due
to their specialized nature and the fact that the Subject Site is
22
.
not of an appropriate size or configured to support such
facilities. Existing or approved faci lities in the Boynton Beach
vicinity excluded from this analysis on this basis are the
fol lowing: Capital Medical Center <Medical Condominium); Boynton
Beach Commerce Center; and Boynton Beach Park of Commerce.
Seventeen existing and proposed Class A and Class B facilities
were inventoried as a means of defining the overall
professional office market situation In the vicinity. Each
facility Is located on MAP 6 and summarized on Exhibit 3. AI I
existing facilities are further summarized on Exhibit 4 in terms
of base rents, CAM (pass-through) expenses and vacancies.
Observations can be made regarding the professional office
market, based upon the results of the survey:
1. The fol lowing range of triple net asking rents was observed:
from $9.00 per sq. ft. to $14.50 per sq. ft. This range is
due primarily to the classification and age of the faci lity
surveyed.
2. The overall occupancy rate in existing rental facilities
surveyed Is 46%; however, Class B facilities are faring much
better, with a combined occupancy rate of 88%. Of the
overall vacant space of 5,890 sq. ft. in Class B faci lities,
4,690 sq. ft. (80%) Is located in a single facility, the
James Building. This facility commenced occupancy In March,
1986 and Is currently 30% leased.
23
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MAP 6 OFFICE FACILITIES
.
Scal.., I" = 3/4 Mil..
24
EXHIBIT 3
EXISTING AND PROPOSED OFFICE FACILITIES
Map No.
SIZE VACANCY
REF. ! NAME ~ft) CLASS STATUS ~ft)
1 Oakwood Lakes Prof. 12,0(;""- B- Existing 1,200-
2 3452 Plaza West 13,000. B- Existing 0-
24,000 B Proposed NA
3 Knuth Road Office 32,000 B Under Canst. NA
4 Glenhurst Ex. pl. 34,944 A Approved NA
35,056 A proposed NA
5 James Bldg. 6,700- B- Existing 4,690-
6 pineland pl. 8,172 B Under Const. NA
7 E1dorado pl. 3,940- B- Existing 0
8 Pylon Int. Park 29,000- A- Existing 19,000
29,000 A Approved NA
9 Quail Ridge Prof. 12,320- B-o Existing 0
10 Unnamed 4,500 B proposed NA
11 Woolbright Prof. 81,213 A Under Const. NA
12 Woolbright Corp.Ctr. 93,260- A- Existing 41,968
12 Woolbright Corp.Ctr. 120,328 A Approved NA
13 ~ongress Center 60 , 92&- A- Existing 46,696
60,928 A Approved NA
14 .First Am. PI. 40,000- l>r- Existing 32,000
40,000 A Approved NA
15 Catalina Cent. 65,000 A Approved NA
16 Forum Shoppes Off. 60,000 A Approved NA
17 Sunpoint Savings 20,298 A Approved N/A
Total 886,587 145,554
Sumnary (sq. ft.)
Under
C1ass* Existing Construction Approved Proposed Total
Class A 223,188 81,213 430,498 35,056 769,955
Class B 47,960 40,172 0 28,500 116,632
Total 271,148 121,385 430,498 63,556 886,587
*Existing Total Only
25
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" 3. Accord I ng to representatives of the real estate Industry in
the area, the greatest need in the professional off Ice
market is for smaller (i .e. 500 sq. ft. - 1,000 sq. ft.)
offices or executive off ice suites in moderately-priced
faci lities.
4. A single traditional Class B office facility is currently
under construction in the vicinity - Knuth Road Office
Building (32,000 sq. ft.). Two additional projects (3452
plaza West, Phase II and an unnamed facility on Woolbright
Road) are proposed, but have not received site plan
approval from Boynton Beach as of this date.
5. It was stated in a previous section of this report that a
large percentage of existing retail shopping center space is
consumed by personal service, commercial service and
professional, medical and dental tenants (! .e. Including
out-patient medical clinics). Location in retail centers is
indicative of the visibi lity and accessibility
characteristics of Class B office tenants discussed above.
The relatively large percentage of these types of tenants
locating in retail centers Is indicative of a strong market
for similar types of facilities.
B. Recent Development Trends
Two mixed-use projects, Greentree Plaza, Phase II (I.e. 20,000
sq. ft.) and Pineland Plaza <34,234 sq. ft.) are in-process.
27
,
Each project includes separate retail/office components.
Asking base rents for the office component fall within the
$10.00 - $13.00 range. Both of these faci lities wi I I be
offering primarily second floor office space. It Is
forecasted that these two facilities may be signaling the
commencement of a trend in this direction.
C. Conclusions and Recommendations Professional Office Market
The fol lowing represents a summary of the primary conclusions and
recommendations resulting from our survey of office space:
1. The professional office market in the vicinity is in its
initial development stages, with new, modern "Class A"
office facilities being constructed at the best locations
(I.e. Woolbright Road and Congress Avenue) as determined by
proximity to 1-95 and/or the Boynton Beach Mall or the
Motorola comp lex. Tenants preferring "Class B" faci Ilties
have traditionally located in primarily retail centers.
However, two new projects, Greentree Plaza II and Pineland
Plaza have initiated mixed-use concepts integrating
designated retail and office components within a mixed-use
concept.
2. There are several Indicators in the vicinity that the "Class
A" off I ce market I s soft and will rema i n so for the near-
term future: (~) 96% of the current vacant space Is within
these facilities (i.e. 139,664 sq. ft.); (b) 81,213 sq. ft.
28
,
"
of additional space is currently under construction; (c)
430,498 sq. ft. of additional space has been approved; and
(d) Woolbright Corporate Center and Congress Center, both
occupied In December, 1985, are 15% and 25% occupied,
demonstrating relatively low absorption rates.
3. Although there has been little development activity in the
"Class B" market, the expanding residential and commercial
bases in the area wll I generate the need for additional
space for these types of tenants.
4. Most of the "Class B" type tenants are currently locating in
retail shopping centers, as mentioned above. Where asking
rents are generally in the $10.00 - $15.00 per sq. ft.
range however, it is observed that these tenants normally do
not occupy prime locations. Therefore, It is concluded that
base rents in the $11.00 - $14.00 per sq. ft. range are
feasible. In this regard, Greentree plaza II (office
component) expects to ask base rents of $13.00 per sq. ft.
for second story office space.
VII I. CONCLUSION
Based upon the observations and analyses presented in the body of this
report, the fol lowing conclusions and recommendations are presented:
1. It is suggested that the most appropr I ate use. at th I s ti me, for
the Subject Site, in light of the alternatives reviewed, Is for a
mixed-use retail/office center. It Is suggAsted, due to the
29
,
identified strength of the strip retail market, that this
component be emphasized; however, the depth of the property (] .e.
160 feet) will inhibit efforts to design bays to attract major
(e.g. super drug store) tenants. Therefore, it is suggested that
the retail component be limited to a maximum of 25,000 - 30,000
sq. ft. (,I.e. simi lar In size to the larger existing strip
centers) with the balance of the space allowed to non-retail
.J
,
I
uses.
2. Market based triple net rents should fall within the following
parameters: Retal I _ $14.00 to $16.00 per sq. ft.; and
non-retal I _ $11.00 - $14.00 per sq. ft. retail bays
should be in the 1,000 - 1,200 sq. ft. range, while 500 sq.
ft. to 1,000 sq. ft. alternatives should be made available
to non-retai I tenants.
3. Due to the nature of "class B" tenants and the high percentage of
these types of tenants in existing centers, it is concluded that
overall project absorption rates should be viewed as if the
center were one of a retai I orientation.
It Is, therefore,
concluded, that the 3,000 to 6,000 sq. ft. per month absorption
rate discussed in a previous section is reasonable for the entire
center, within the framework of the recommended rent structure.
It is concluded that the development of retail/office mixed-use project,
within the parameters outlined above, is most reasonable within the
framework of the current data and markets studied in this report.
30
------..--------..-----.----------------------------------
-- ------.----------
TRAFFIC ANALYSIS
OFFICE SHOPPING PARK
BOYNTON BEACH BOULEVARD
BOYNTON BEACH, FLORIDA
MARCH, 1986
Prepared By:
K.S. ROGERS, CONSULTING ENGINEER, INC.
1495 Forest Hill Boulevard, Suite F
West Palm Beach, FLorida 33406
305-964-7300
;:5~?
r mpt/ e?
91///.
LIST OF FIGURES
FIGURE 1 LOCATION MAP
FIGURE 2 EXISTING ROADWAY
CONDITIONS
FIGURE 3 RETAIL/OFFICE
DISTRIBUTION
FIGURE 4 DISTRIBUTED TRAFFIC
FIGURE 5 TOTAL TRAFFIC
FIGURE 6 PEAK HOUR VOLUMES
LIST OF APPENDICES
APPENDIX "A"
THRESHOLD VOLUMES
FOR SIGNIFICANT
IMPACT
APPENDIX "B"
CATEGORY A,B & C
APPENDIX "c"
CAPACITY OF LEVEL
OF SERVICE "C"
APPENDIX "0"
CAPACITY OF LEVEL
OF SERVICE "D"
APPENDIX "E"
LEVELS OF SERVICE
INTRODUCTION
This office has been retained to prepare a Traffic
Analysis for a proposed mixed use commercial development to be
located on the north side of Boynton Beach Boulevard, west of
the Lake Worth Drainage District E-4 Canal in Section 29,
Township 45 East, Range 43 South, in the City of Boynton
Beach, Florida.
This Analysis has been performed in order to determine
the volume of traffic expected to be attracted by this project
at such time that this project is completely built out and
occupied, the effect that this traffic will have on the
capacity of the roadways in the area of the project and what
roadway improvements, if any, are necessary as a result of the
approval of this project. This Analysis will also compare the
traffic expected to be generated by the proposed use with the
traffic that would be generated under the current zoning.
The Boynton Beach Zoning Code states that a Traffic
Impact Analysis is required for all Planned Commercial
Development (PCD) petitions which generate three thousand
(3,000) vehicle trips per day or two hundred fifty (250) or
more single-directional vehicle trips within a one (1) hour
period. Although this project generates average daily and
peak hour volumes which are below these stated thresholds,
this Traffic Analysis, which addresses many of the required
items in a Traffic Impact Analysis, has been prepared in an
attempt to address the traffic impacts of this proposed
development. This Traffic Analysis has been performed in
accordance with the standards and criteria as established in
the Palm Beach County Traffic Performance Standards Ordinance,
#81-6, as this is the standard which has been established by
the Traffic Division of the Palm Beach County Engineer's
Office, who will be reviewing this Report in cooperation with
the City's Planning Department.
Existing traffic counts, which were available from the
Metropolitan Planning Organization and the Palm Beach County
Traffic Division were used when applicable and these counts
were augmented by twenty-four (24) hour machine counts.
SITE INFORMATION
The Location Map, Figure 1, shows the location of this
parcel of land in relation to the area's thoroughfares. The
Site Plan, prepared by The Lawrence Group, shows a total of
35,000 square feet of commercial building within this mixed
use project. As shown on the Site Plan, 20,000 square feet of
this project will be used for general retail use and 15,000
square feet of general office space.
The Site Plan reflects that there will be three (3)
entranceways for this project onto Boynton Beach Boulevard.
Two entranceways are aligned with existing median openings to
facilitate left turn movements into and out of the proposed
project. The center entranceway is aligned with a seondary
entrance into the Leisureville Development which is located
opposite this site on the south side of Boynton Beach
Boulevard.
EXISTING ROADWAY CONDITIONS
The main access road to this development is Boynton Beach
Boulevard, which is a County arterial roadway. Boynton Beach
Boulevard varies in size from a six lane divided road adjacent
to the site from Old Boynton Road to Congress Avenue, a four
lane divided road from Old Boynton Road to I-95 and from
Congress Avenue to the Mall Access Road and a two lane road
west of the Mall Access Road.
-2-
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Plans have been prepared for the widening of Boynton
Beach Boulevard to a six lane divided road from Congress
Avenue to Military Trail. According to the engineering firm
which designed the road plans, the final permits have been
obtained from the Department of Transportation, plans are
being sent out to bid and, construction is expected to
commence within four (4) to six (6) months. Construction is
expected to take approximately nine (9) to twelve (12) months
and is scheduled to be completed during the Fall of 1987.
Figure 2 shows the existing volumes and the capacity at
Level of Service "0" for these roadway segments.
GENERATION
The generation rates used for this project were based
upon information published in the report "1981 Update Study of
Vehicular Traffic Generation Characteristics Within Palm Beach
County", prepared for the Palm Beach County Engineer's Office
by Kimley-Horn and Associates, Inc. and "Trip Generation -
Third Edition", Institute of Transportation Engineers, 1982.
The generation rates used for this project are:
GENERAL RETAIL
GENERAL OFFICE
100 trips/day per 1,000 sq.ft.
18 trips/day per 1,000 sq.ft.
The average, daily traffic which can be expected to be
attracted by this mixed use development can be established by
adding together the traffic expected by each of the two uses.
This volume can be established through the following
calculation:
Retail
Office
- 20,000 s.f. x 100
15,000 s.f. x 18
TOTAL
tpd/l,OOO s.t. = 2,000 tpd ,2) )vJ
tpd/l,OOO s.f. = 270 tpd l'r'\-
-----
2,270 tpd 7 ;;' 'r't
''-}'
-3-
Petitions
links, the
are classified according to the
capacity of the roadway link and
impact on
the total
roadway
traffic
, .! -,-
As this is a mixed use development, it can reasonably be
that there will be internal trips between these two
land uses. For the purposes of this Report, it
assumed that five percent (5%) of the trip ends
by this project shall be internal based trips.
total external volume expected to be generated by
this 35,000 square foot project is 2,156 trips per day.
expected
different
shall be
generated
Thus, the
TRAFFIC DISTRIBUTION
Separate traffic distributions were performed for each of
the proposed land uses within this development. These
distributions were performed based upon a review of the
existing and proposed land use patterns developed in the
project's area of influence, the existing and proposed roadway
network and an observation of existing travel patterns, the
traffic distributions for this project were calculated and are
shown below:
RETAIL OFFICE
NORTH 19.2% 22.7%
EAST 25.6% 20.1%
SOUTH 21.4% 30.7%
WEST 33.8% 26.5%
Figure 3 shows
generated for each of
project, distributed over
the
the
the
average, daily traffic volumes
two land uses which comprise this
area's roadways.
EFFECT ON CAPACITY
The Palm Beach County Traffic Performance Standards
Ordinance delineates very specific criteria which must be met
prior to any Special Exception Request being approved.
-4-
As this is a mixed use development, it can reasonably be
expected that there will be internal trips between these two
different land uses. For the purposes of this Report, it
shall be assumed that five percent (5%) of the trip ends
generated by this project shall be internal based trips.
Thus, the total external volume expected to be generated by
this 35,000 square foot project is 2,156 trips per day.
TRAFFIC DISTRIBUTION
Separate traffic distributions were performed for each of
the proposed land uses within this development. These
distributions were performed based upon a review of the
existing and proposed land use patterns developed in the
project's area of influence, the existing and proposed roadway
network and an observation of existing travel patterns, the
traffic distributions for this project were calculated and are
shown below:
NORTH
EAST
SOUTH
WEST
RETAIL OFFICE
19.2% 22.7%
25.6% 20.1%
21. 4% 30.7%
33.8% 26.5%
the average, daily traffic volumes
the two land uses which comprise this
Figure 3 shows
generated for each of
project, distributed over the area's roadways.
EFFECT ON CAPACITY
The Palm Beach county Traffic Performance Standards
Ordinance delineates very specific criteria which must be met
prior to any Special Exception Request being approved.
-4-
Petitions are classified according to the impact on roadway
links, the capacity of the roadway link and the total traffic
on that roadway link.
A project that creates a "Significant Impact" may be
approved only if certain criteria is met. The threshold
volumes for "Significant Impact" are presented in Appendix
nAil.
From Figure 3, it can be seen that this project creates a
"Significant Impact" on the following roadway link:
Boynton Beach Blvd.
TABLE 1
From the Mall Access Road
to Lawrence Road
A project that creates a "Significant Impact" can be
classified as either "Category A", "Category B", or "Category
Co, as determined by the Traffic Performance Standards
Ordinance. Brief definitions of these categories are given in
Appendix "B".
A "Category A" Petition is a petition which creates a
"Significant Impact" on a roadway link which has an existing
volume in excess of its capacity at Level of Service "D".
(Capacity of roadways at Level of Service "CO and "D" are
shown in Appendix C and D). Figure 2 shows the existing
volumes and the capacity volume of that segment of roadway at
Level of Service "D". From Figure 2, it can be seen that the
following roadway segments within the Radius of Development
Influence have existing volumes in excess of their capacity of
Level of Service "D":
-5-
TABLE 2
1-95
Mall Access Road to
Military Trail
Old Boynton Road to
I-95
Boynton Beach Blvd. to
Golf Road
Woolbright Road to
Hypoluxo Road
Boynton Beach Blvd.
Boynton Beach Blvd.
Congress Avenue
From a review of Table 1 and Table 2, as shown above, it
is concluded that this project does create a "Significant
Impact" on the section of Boynton Beach Boulevard from the
Mall Access Road to Lawrence Road, which has existing volumes
in excess of Level of Service "D". This project is,
therefore, considered as being classified as a "Category A"
petition as defined by the Palm Beach County Traffic
Performance Standards Ordinance.
Figure 5 shows the total traffic as defined for this
project within the context of the Traffic Performance
Standards Ordinance. "Total Traffic" is defined as the sum of
the existing, project and 50% of the background traffic.
"Backgro~nd Traffic" is defined as the traffic which is
expected to be on a particular roadway link as a result of a
previously approved but not yet constructed development. This
information is presented as a tool to give planners some idea
as to where future roadway improvements will be required.
Additional information as to what the ultimate roadway
needs will be is presently being prepared by Palm Beach
County. At the time of the preparation of this Report, this
updated information was not available. It is expected that
this information will be made available by the County Staff
sometime within the next several weeks.
-6-
PEAK HOUR
The distributed and assigned development traffic, as
calculated above, was then converted to Peak Hour Volumes
using criteria established both in "Trip Generation" and from
locally produced criteria.
uses
examining the volume of traffic attracted during the
and P.M. Peak Hours, it was determined that the two land
had different A.M. peaks but had overlapping P.M. peaks.
for the purposes of this Report, only the P.M. Peak Hour
has the most intense impact on the adjacent roadway has
chosen to be analyzed. The P.M. Peak Hour Volumes have
calculated according to the following criteria:
In
A.M.
Thus,
which
been
been
RETAIL 10.0% of ADT
OFFICE 15.9% of ADT
TOTAL P.M. PEAK
.10(1,900
- .159( 256
HOUR TRIPS
tpd)
tpd)
= 190 trips
= 41 trips
231 trips
The directional splits for the Peak Hour have also been
determined to be:
IN
OUT
GENERAL RETAIL
GENERAL OFFICE
49%
17%
51%
83%
Figure 6
land uses
shows the combined Peak Hour Volumes for both of the
comprising this project.
ROADWAY IMPROVEMENTS
The Peak Hour Volumes exhibited in Figure 6 were examined
to determine if any roadway improvements were necessary.
There are existing left turn lanes, west approach, on Boynton
Beach Boulevard at both of the median openings opposite the
central and western entranceway.
-7-
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Both of
these existing left turn lanes have 100 feet of
length. These turn lanes are adequate for the volumes
to be generated by this project. It is concluded
additional roadway improvements are required as a
this development.
storage
expected
that no
result of
EXISTING ZONING
The existing Zoning Classification for this site is R-3.
This medium density zoning classification allows for a maximum
density of 10.8 dwelling units per acre. Thus, for this 3.97
acre parcel of land, a total of 42 multi-family dwelling units
would be able to be constructed. Although a site plan is not
available for this type of use and a development scheme has
not been produced, it shall be assumed that. some sort of
multi-family use, either condominium or rental, would be
constructed. For this type of land use, a generation of 7.0
trips per day per dwelling unit shall be used. Thus, a 42
unit multi-family development constructed in accordance with
the existing zoning would be expected to generate an average
of 292 trips per day.
CONCLUSIONS
This 35,000 square foot mixed use commercial development
is expected to generate an average of 2,156 external trips per
day at such time that the project is built out and 100%
occupied. According to the Traffic Performance Standards
Ordinance, with the existing roadway system this project is
classified as being a "Category A" project.
However, the widening of Boynton Beach Boulevard to a six
lane divided roadway from Congress Avenue to Military Trail is
expected to commence within the next four to six months and is
scheduled to be completed by the Fall of 1987.
-8-
The intent of the Traffic Performance Standards is to control
growth until the roadway infrastructure is available. This
35,000 square foot development is not scheduled to be opened
until the second quarter of 1987 and is not expected to have
near full occupancy within a 9 12 month period after
opening. This project can be considered to meet the intent of
the Traffic Performance Standards Ordinance.
-9-
APPENDIX
APPENDIX "A"
THRESHOLD VOLUMES FOR
THOROUGHFARE TYPE
Two Lane (Two Way)
Two Lane (One Way)
Four Lane (Undivided)
Five Lane (Undivided)
Four Lane (Divided)
Six Lane (Divided)
Eight Lane (Divided)
SIGNIFICANT IMPACT
MINIMUM VOLUME
(TRIPS PER DAY)
575
675
928
1104
1104
1242
APPENDIX "B"
CATEGOARY A, B & C
CATEGORY A
WHERE DEVELOPMENT CREATES A SIGNIFICANT
IMPACT ON A ROADWAY WITHIN THE RADIUS OF
DEVELOPMENT INFLUENCE WHERE EXISTING
VOLUMES EXCEED CAPACITY AT LEVEL OF
SERVICE "D".
CATEGORY B
WHERE DEVELOPMENT CREATES A SIGNIFICANT
IMPACT ON A ROADWAY WITHIN THE RADIUS
OF DEVELOPMENT INFLUENCE WHERE THE TOTAL
TRAFFIC EXCEEDS CAPACITY AT LEVEL OF
SERVICE "D".
CATEGORY C
WHERE DEVELOPMENT CREATES A SIGNIFICANT
IMPACT ON A ROADWAY WITHIN THE RADIUS
OF DEVELOPMENT INFLUENCE WHERE THE TOTAL
TRAFFIC DOES NOT EXCEED CAPACITY AT LEVEL
OF SERVICE "D".
APPENDIX "c"
CAPACITY OF
LEVEL OF SERVICE "c"
DESIGN TYPE
AVERAGE ANNUAL DAILY TRIPS
CAPACITY (AADT)
Two lane (two way) 10,000
Two lane (one way) 12,000
Four lane (undivided) 20,000
Five lane (undivided) 24,000
Four lane (divided) 24,000
Six lane (divided) 36,000
Eight lane (divided) 48,000
Six lane expressway 72,000
Eight lane expressway 96,000
APPENDIX "D"
CAPACITY OF
LEVEL OF SERVICE "D"
DESIGN TYPE AADT
Two lane (two way) 11 , 500
Two lane (one way) 13,800
Four lane (undivided) 23,200
Five lane (undivided) 27,600
Four lane (divided) 27,600
Six lane (divided) 41,400
Eight lane (divided) 55,200
Six lane expressway 82,800
Eight lane expressway 110,400
APPENDIX "E"
LEVELS OF SERVICE *
Level of Service "A"
At Level of Service A, no approach phase is fully
utilized by traffic and no vehicle waits longer than one red
indication. Typically, the approach appears quite open,
turning movements are easily made, and nearly all drivers find
freedom of operation, their only concern being the chance that
the light will be red, or turn red, when they approach.
Level of service "B"
Level of Service B represents stable operation, an
occasional approach signal phase is fully utilized, and a
substantial number are approaching full use. Many drivers
begin to feel somewhat restricted within platoons of vehicles.
Under typical rural conditions, this frequently will be
suitable operation for rural design purposes.
Level of Service "c"
In Level of Service C, stable operation continues.
Loading is still intermittent, but more frequent.
Occassionally, drivers may have to wait though more than one
red signal indication, and backups may develop behind turning
vehicles. This is the level typically associated with urban
design practice.
Level of Service "0"
Level of Service 0 encompasses a zone of increasing
restriction approaching instability. Delays to approaching
vehicles may be substantial during short peaks within the peak
period, but enough cycles with lower demand occur to permit
periodic clearance of developing queues, thus preventing
excessive back-ups.
Level of Service "E"
Capacity occurs at Level of Service E. It represents the
most vehicles that any particular intersection approach can
accommodate. At capacity, there may be long gueues of
vehicles waiting upstream of the intersection and delays may
be great (up to several signal cycles).
Level of Service "F"
Level of Service F represents jammed conditions.
Back-ups from locations downstream or on the cross street may
restrict or prevent movement of vehicles out of the approach
under consideration; hence, volumes carried are not
predictable.
*Source:
Highway Capacity Manual , Highway Research Board
of the National Academy of Sciences, 1965.