REVIEW COMMENTS
DEVELOPMENT DEPARTlVlENT
PLAl'\TNING AND ZONING DIVISION
lVIEI\-10RA.~DUM NO. 00-320
TO:
Chairman and Members
Planning and DeveloPlJlent Board
(r((~p
lVlichael W. Rumpf
Planning and ~\7irector
Dick Hudson ~jJ~
Senior Planne~i
THRU:
FROlVI:
SUBJECT:
BJ's \Vholesale Club (REZN 00-002)
Rezone to Planned Commercial Development
DATE:
November 7, 2000
INTRODUCTION
Roscoe Biby of Kimley-Hom & Associates, Inc, acting as agent for BJ's Wholesale Club,
the contract purchaser, is proposing to rezone from PCD (Planned Commercial
Development) to PCD (Planned Commercial Development) in order to obtain approval of a
new master plan on 14.77 acres of property located at the comer of Boynton Beach
Boulevard and Winchester Park Boulevard (see attached location map in Exhibit "A"). The
proposed PCD master plan includes a 110,493 square foot BJ's Wholesale Club store
(excluding the proposed truck well), a 12 fueling position BJ's gas station with a 72 square
foot kiosk, a 4,875 square foot SouthTrust Bank and two retail/restaurant outparcels (see
attached Exhibit "B"-Proposed Master Plan). The future land use classification will remain
LRC (Local Retail Commercial). The property received approval in December 1990 (as
Boynton Beach Boulevard PCD) for 114,375 square feet of retail and a 5,625 square foot
drive-in banle A twenty-four month time extension for the zoning/master plan approval
was granted in May 1995. The original master plan expired in 1997, but it has been
determined that the property is vested for concurrency at the intensity of the original
development proposal. It should also be noted that this application was preceded by a
request for Code Review to allow fuel sales within PCDs with certain restrictions (CDR V
00-012).
PROCEDURE
Pursuant to the City of Boynton Beach Land Development Regulations, Chapter 2, Section
9 (Administration and Enforcement), when a rezoning request does not require an
amendment to the future land use map, staff analysis is not required to include an
evaluation of the project using the eight criteria under Section 9.C.7. Since this request is
only for rezoning, the above-described analysis is not required. Since, however, the original
approval for a Planned Commercial Development and' the accompanying master plan
Page 2
BJ'sPCD
File No. REZN 00-002
expired in June 1997, the request must be processed as a new application for zoning to
PCD. The analysis contained herein evaluates the proposed Master Plan, issues of particular
concern, and includes selected portions of the above-described criteria that pertain to
impacts upon municipal services, and compatibility with adjacent properties.
ADJACENT LAND USES AND ZONING
The land uses and zoning in the surrounding area vary and are presented in the table that
follows:
North
East
South
West
Right-of-way of Boynton Beach Boulevard then land designated Local Retail
Commercial (LRC) land use and zoned Community Commercial (C-3). One
parcel opposite the subject site is developed commercial (Bedding Barn) and
the other one remains vacant.
Fronting on Boynton Beach Boulevard, Public & Private
Governmental/Institutional (PPGI) land use and zoned Public Use (PU) for a
Post Office. South of the Post Office tract are tWo parcels in unincorporated
Palm Beach County, one containing a self-storage use, the other vacant.
On the southeastern property line is Congress Middle School with Moderate
Density Residential (MoDR) land use at a maximum density of 7.26 dulac,
and zoned Public Usage (PU) . The property to the southwest is developed
residential (Stonehaven PUD) with Moderate Density Residential (MoDR)
land use, and zoned PUD with a land use intensity (LUI) of 4.0.
Developed residential (Stonehaven PUD) with Moderate Density Residential
(MoDR) land use, and zoned PUD with a land use intensity (LUI) of 4.0.
PROPOSED DEVELOPMENT
A petItIon to rezone land to a Planned Commercial Development must include the
minimum master plan documents as indicated in the City's Land Development Regulations.
The proposed master plan includes a total of 125,059 square feet of office and commercial
development (see attached Exhibit "B"-Proposed Master Plan). A more detailed
description of this proposed Master Plan is as follows:
Project Area: 14.77 acres
Proposed Uses: The proposed PCD master plan includes a 110,493 square foot BJ's
Wholesale Club store (excluding the proposed truck well), a 12
fueling position BJ's gas station with a 72 square foot kiosk, a 4,875
square foot SouthTrust Bank and two retail/restaurant outparcels, one
outparcel showing a proposed 5,880 square foot building, the other a
5,700 square foot building.
Site Access/Traffic: The subject property has two points of ingress/egress at Boynton
Beach Boulevard. The western access is a 52-foot wide opening
Page 3
BJ's PCD
File No. REZN 00-002
Landscaping:
Site Regulations:
providing right turn in, right turn out only. The eastern driveway, at
80 feet wide, will provide one entrance lane and two northbound exit
lanes with one exclusive left-turn and one shared/through lane as per
conditions specified by the Palm Beach County Traffic Division.
Two additional roadway improvements to meet safety standards for
automobile traffic at access points are required by Palm Beach
County. Administrative approval will be required for both driveways
since they exceed the 32-foot maximum opening allowed by the
code. The proposed on-site traffic circulation consists of two (2),
two-way drive aisles 25-and 27-feet wide, extending from the eastern
to the western property line and one (1) two-way, 25-foot drive aisle
located along the eastern-most edge of the project. The three main
drive aisles provide access to the proposed uses and their respective
parking areas. A 22-foot fire access lane is provided along the west
and south edge of the wholesale club store building.
The project perimeter landscaping includes a 25-foot wide buffer
along the west and southwest property lines, a I5-foot wide buffer at
the northern property line and a 10- foot wide buffer on the remaining
sections of the perimeter. The 25-foot landscape buffer will contain a
6-foot high masonry wall centered within the buffer. Both the buffer
and the wall serve to mitigate the proposed project's impact on
abutting residential neighborhoods. The IO-foot wide landscape
buffer includes a continuous hedge. The number of trees for
perimeter landscaping significantly exceeds code requirements. With
regards to the vehicular use area, however, staff is recommending
further enhancement of landscaping for the main, 460-space parking
area. The developer will also provide landscaping on the Boynton
Beach Boulevard median in front of the proposed project.
Minimum perimeter setbacks.
front
side
rear
40 feet
30 feet
40 feet
Minimum land area
3 acres
Maximum lot coverage
40 percent
Minimum peripheral greenbelt width
10 feet; 25 feet when
abutting residential use
Maximum structure height
45 feet
The proposed project exceeds these minimum requirements. Both
the peripheral greenbelt dimensions and the vehicular use area
landscaping meet the code. The total lot coverage is approximately
Page 4
BJ'sPCD
File No. REZN 00-002
20 percent, well below the 40 percent maximum set by the code.
Heights of the proposed structures are within the allowed 45-foot
maximum. The proposed BJ's store is designed as a one-story
building with a mezzanine. The general height of the building is
approximately 31 feet and 41 feet 6 inches at the peak of the
pediment above the entrance. The SouthTrust Bank building is a one-
story structure, with the general height of 17 feet and 27 feet at the
peak of the pediment above the entrance.
ISSUESIDISCUSSION
A. CONSISTENCY OF REZONING WITH ESTABLISHED LAND USE PATTERN
In general, the proposed rezoning is consistent with development to both the north and the
east. The requirement for additional greenbelt with landscaping, and masonry wall abutting
the developed residential uses to the south and west will serve to ameliorate negative
impacts.
B. COMPATIBILITY OF PROPOSED REZONING WITH PUBLIC FACILITIES
It has been determined that the site is vested for 120,000 square feet of commercial
development, which included 114,375 square feet of retail and a 5,625 square foot drive-in
bank. The proposed master plan shows 127,020 square feet of commercial development
(excluding the proposed truck well), which is 7,020 square feet greater than the vested
square footage. Therefore, only the impacts above the vested approval are subject to
concurrency reVIew.
WATER AND SEWER DEMAl'IDS: The Utilities Department has indicated that capacity
is available to serve the project without negatively impacting adopted levels of service
standards.
DRAINAGE: The applicant has submitted certification that the stormwater management
system proposed for the project will be designed in accordance with the requirements of the
City, the South Florida Water Management District, the Lake Worth Drainage District and
the Florida Department of Transportation.
ROADWAY CAPACITY ANALYSIS: A traffic analysis was submitted to Palm Beach
County for Traffic Performance Standards Review. Comments from the County Engineer's
office indicate that both Test 1 and Test 2 are satisfied.
C. ANTICIPATED ISSUES RELATED TO PROJECT DESIGN
According to the PCD regulations, the intent and purpose of the PCD district is "to provide
a zoning classification for commercial developments that will better satisfy current
demands for commercially zoned land ~y encouraging development which will reflect
changes in the concepts and technology of land development and relate the land
development to the specific site...and to allow for the mitigation of negative impacts which
result from land development."
Page 5
BJ'sPCD
File No. REZN 00-002
The Community Design Plan requires that "buildings or structures which are part of a
present or future multi-building complex, shall achieve visual unity of character and design
concepts through the relationship of building style, use, texture, color, materials, form,
scale, proportion and location".
A site plan application for this project has been submitted, which contains detailed
information regarding layout and architecture of proposed buildings, landscaping, drainage
and vehicular circulation on the site. Staff is working with the applicant to ensure that the
project will meet the City's expectations and requirements. This will also ensure that the
master plan will provide for an efficient and harmonious design arranged so as to create an
attractive project, readily integrated with and having no adverse effect on adjoining or
surrounding areas and developments. Buffering will be provided so that the adjacent
residential neighborhoods will be protected from impacts of light and noise generated by
the project.
CONCLUSIONSIRECOMMENDATIONS
Based on the analysis and discussions contained herein, staff has determined this request is
consistent with the Comprehensive Plan and the Land Development Regulations and is
compatible with current and future uses of surrounding properties. Staff, therefore,
recommends approval of the proposed rezoning and Planned Commercial Development
Master Plan. If the Planning and Development Board and the City Commission approve
the rezoning and Planned Commercial Development Master Plan subject to the conditions
beyond those contained in the Conditional Use/Site Plan approval, those conditions will be
listed in Exhibit "C"- Conditions of Approval.
ATI ACHMENTS
1:\SHRDA T A 'PlanningISHARED\ WP\PROIECTS'.BJ's Wholesale Club (Rezoning)\=OO-002staffreport,doc
~=~
Kimley-Horn
and Associates, Inc.
TRAFFIC IMPACT ANALYSIS
BJ's Wholesale Club
Boynton Beach, FL
Prepared for:
BJ's Wholesale Club
Natick, MA
047224002
August 2000
@ Kimley-Horn and Associates, Inc,
4431 Embarcadero Drive
West Palm Beach, Florida 33407
561/845-0665
~=~
Kimley-Horn
and Associates, Inc.
TABLE OF CONTENTS
SECTION
PAGE
INTRODUCTION
. . . . . . .. . . . . . . . . . . . . .. .. .. . . . . . . .. .. . .. . . . .. .. . .. . . . . . . . .. . .. . . . . ... 1
IN"~NTOR)[ ~ND P~~NNINCi D~T~.............................................. ~
Inventory. . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ~
Planning Data ... .... ....... .... ........ ..... .......................................2
PROJ~CT TRAFFIC.. .... . . . . . . . ... .. ...... . . . . ........ . . . .. . . . .. . .. . . .. .. ... . ... .... . . . .. 4
Traffic Cieneration ................................................................ 4
Traffic Distribution............................................................... 4
Traffic ~ssignment ............................................................... 7
B~CKCiROUND TRAFFIC............................................................ 10
~SSUR~D CONSTRUCTION......................................................... 11
~INK ~,,~~U~ TION ................................................................... 1~
Test 1 .. . . . . . ....... ..... .. ....... .. . ... ......... .. . ........ . . . . ...... ..... .. ..... .. 1~
Test 2... ........... ..... .... ....... ........... .... .... .......... ........ ...... ..... 12
CONC~USION............................................................................ 15
~PP~NDIX
047224002-0800
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LIST OF FIGURES
Figure No.
Title
Page
1 Site Location Map ...................................................... 3
2 Project Traffic Assignment.......... ...... ....................... .....8
3 Peak Hour Project Traffic... .......................... ... .... .........9
LIST OF TABLES
Table No.
Title
Page
1
2
3
Trip Generation.......................................................... 6
Average Daily Traffic Link Analysis (Test 1)................... 13
Average Peak Hour Traffic Link Analysis....................... 14
047224002-0800
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Kimley-Horn
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INTRODUCTION
A BJ's Wholesale Club is proposed to be located in the southwest quadrant of the
intersection of Winchester Park Boulevard and Boynton Beach Boulevard in
Boynton Beach, Florida. The proposed site plan consists ofa 108,532 square foot
BJ's Club, a BJ's gas station with 12 fueling positions, a 4,875 square foot drive-in
bank, a 5,700 square foot restaurant and a 5,880 square foot fast food restaurant
with drive through. The site is currently vacant, but has an approval for 120,000
square feet of development which predates the effective date of the Countywide
Traffic Performance Standards.
Kimley-Horn and Associates, Inc. was retained to prepare a traffic impact analysis
for the project. This document presents the methodology used and the findings of
these analyses.
The traffic impact analysis was conducted in accordance with the updated Traffic
Performance Standards of Palm Beach County. The analysis used current data
available from Palm Beach County. The buildout year for the proposed development
is 2003.
047224002-0800
Page 1
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Kimley-Horn
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INVENTORY AND PLANNING DA TA
Inventory
The data used in this analysis were obtained from Palm Beach County. They
included:
. 1999 24-hour traffic volumes
. Roadway geometries
. Approved development traffic
. Historic count data
The location of the site is shown in Figure 1.
Planning Data
Access to the development will be provided through one right-in, right-out only
driveway on Boynton Beach Boulevard and a driveway providing full access to
Boynton Beach Boulevard at its intersection with Winchester Park Boulevard.
047224002-0800
Page 2
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BJ'S WHOLESALE CLUB
SITE LOCATION MAP
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Kimley-Horn
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PROJECT TRAFFIC
Traffic Generation
The daily traffic generation for the development was based on trip generation rates
published by Palm Beach County. Peak hour characteristics were based on
information published in the Institute of Transportation Engineers' Trip Generation
Report (6th Edition). Table 1 presents the proposed potential trip generation for the
project site. The 5,700 square foot restaurant was analyzed as general commercial
retail. Pass-by rates published by Palm Beach County were used in the analysis.
Internal capture between the gas station and BJ's Club was assumed to be 90%.
This is based on two studies of similar developments performed by Federhart &
Associates which concluded internal capture rates of 94.5% and 93.2%. Internal
capture between the remaining uses was assumed to be no greater than 10%.
Since the property has a previous approval which predates the effective date of
traffic performance standards in municipalities, table 1 includes a calculation for the
vested 120,000 square feet of building area. The previous approval consisted of
114,375 square feet of retail and 5,625 square feet of drive-in bank. Thus only the
increase in trips above the vested approval are subject to compliance with the
Countywide Traffic Performance Standards.
Traffic Distribution
From a review of the existing and approved development in Palm Beach County and
considering the arterial network with its travel time characteristics, the external
047224002-0800
Page 4
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Kimley-Horn
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traffic distribution was calculated. These were summarized by general directions
and are depicted below:
NORTH
SOUTH
EAST
WEST
30%
30%
15%
25%
047224002-0800
Page 5
TABLE I
BJ's WHOLESALE CLUB
TRIP GENERATION
Land Use Intensity Dally AM Peak Hour PM Peak Hour
Trips Total In Out Total In Out
Proposed Site Traffic
Commercial Retail 114,232 s.f. 7,680 173 106 67 686 329 357
Drive-in Bank. 4,875 s.f. 1,293 62 35 27 267 134 133
Gas Station 12 f.p. 2,097 137 70 67 175 89 86
Fast Food Restaurant 5,880 sJ. 3.717 293 149 144 197 102 95
14,787 665 360 305 1,325 654 671
Internal Traffic
Retail to Bank. 10% 259 12 6 6 53 27 26
Gas Station to Retail 90% 1,887 123 62 61 158 79 79
Retail to Restaurant 10% 743 35 18 17 39 20 19
Bank to Restaurant 10% 259 .ll Q Q 39 20 19
3,148 182 92 90 289 146 143
Pass-By Traffic
Commercial Retail 42.53% 3,053 64 40 24 272 130 142
Drive-in Bank. 46.00% 476 23 13 10 102 51 51
Gas Station 6(l.00% 126 8 5 3 10 6 4
Fast Food Restaurant 45.00% 1.447 ill 62 59 71 37 34
5,102 216 120 96 455 224 231
Proposed New External Trips 6,537 267 148 119 581 284 297
Vested Site Traffic
Commercial Retail 114,375 s.f. 7,686 173 106 67 686 329 357
Drive-in Bank 5,625 sJ. .lA22 11 10 .11 3.QK ill ill
9,178 244 146 98 994 483 511
Internal Traffic
Retail to Bank. 10% 298 14 I I 62 II 31
298 14 7 7 62 31 31
Pass-By Traffic
Commercial Retail 42.53% 3,205 71 44 27 279 133 146
Drive-in Bank 46.00% 618 29 17 12 127 64 63
3,823 100 61 39 406 197 209
Vested New External Trips 5,057 130 78 52 526 255 271
Driveway Volumes 11,639 483 268 215 1,036 508 528
Net New External Trips 1,480 137 70 67 55 29 26
Note: Trip generation was calculated using the following data:
Daily Traffic Generation
Commercial Retail [F.B.C.] = Ln(T) = 0.625 Ln(X) + 5.985
Drive-in Bank. [P.B.C.] = T = 265.21 trips /1,000 s.f.
Gas Station [P.B.C.] = T = 174.71 trips / fueling position
Fast Food Restaurant [P.B.C.] = T = 632.12 trips /1,000 s,f.
AM Peak Hour Traffic Generation
Commercial Retail [ITE 820] = Ln(T) = 0.596 Ln(X) + 2.329 (61 % in, 39% out)
Drive-in Bank. [ITE 912] = T = 12.63 trips /1,000 s.f. (56% in, 44% out)
Gas Station [lIE 844] = T = 9.810 (X) +18.865 (51 % in, 49% out)
Fast Food Restaurant [ITE 834] = T = 49.86 trips /1,000 s.f. (51 % in, 49% out)
PM Peak Hour Traffic Generation
Commercial Retail [ITE 820] = Ln(T) = 0.660 Ln(X) + 3.403 (48% in, 52% out)
Drive-in Bank [ITE 912] = T = 54,77 trips /1,000 sJ. (50% in, 50% out)
Gas Station [ITE 844] = T = 14.56 trips / fueling position (51 % in, 49% out)
Fast Food Restaurant [ITE 834] = T = 33.48 trips /1,000 s.f. (52% in, 48% out)
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8/4/00 9:36
~=~
Kimley-Horn
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Traffic Assignment
The distributed external trips for the project in 2003 were assigned to the roadways
within the radius of influence, both in terms of daily external trips and AM and PM
peak hour volumes. The project assignment is illustrated in Figure 2. Five percent
of the project traffic will utilize Winchester Park Boulevard to access nearby retail
south of Old Boynton Road and in the Boynton Beach Mall.
Based on the net impact of the project, it was determined that the maximum radius
of development influence for Test I of the traffic performance standards is two (2)
miles while the Test 2 radius of influence is one (1) mile.
Figure 3 presents the proposed project AM and PM peak hour total volumes
assigned to the project's access driveways.
047224002-0800
Page 7
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BJ'S WHOLESALE CLUB
PROJECT TRAFFIC ASSIGNMENT
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BJ'S WHOLESALE CLUB
PEAK HOUR PROJECT TRAFFIC
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BACKGROUND TRAFFIC
Background traffic is comprised of two components:
. Traffic from the unbuilt portions of approved major developments
. Historical growth
Projects found in the Palm Beach County spreadsheet "Approved Development
Traffic in West Boynton/Delray Area" and traffic from the proposed Wal*Mart
Supercenter north of the site were also included in the analysis. A summary of
traffic from these projects is included in the Appendix. Traffic from the proposed
Lowes on Woolbright Road was also reviewed. Historical growth was found to be
sufficient to account for traffic from this project. No other major projects would
contribute greater than ten percent (10%) of the level of service standard on any link
significantly impacted by the project during its buildout time frame. In addition,
traffic from the vested portion of site traffic was included in background traffic.
According to the requirements of the Traffic Performance Standards of Palm Beach
County, existing traffic volumes were grown by factors determined by a review of
growth data published by Palm Beach County.
The total background traffic was determined for each link within the radius of
development influence by applying an annual growth rate through the buildout year
and adding approved project traffic.
047224002-0800
Page 10
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Kimley-Horn
and Associates, Inc.
ASSURED CONSTRUCTION
The existing laneage for each link analyzed was identified. A review of the Five-
Year Plans of Palm Beach County and the Florida Department of Transportation,
as well as those improvements committed by the developers of projects in the area
was made to identify pertinent roadway improvements. The following roadway
improvement is planned:
. Lawrence Road from Boynton Beach Boulevard to Gateway Boulevard
Widen to five lanes (construction to commence in FY 2001)
047224002-0800
Page 11
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Kimley-Horn
and Associates, Inc.
LINK EVALUA TION
Test 1
A link performance standard evaluation was undertaken for each link considering
its total traffic volume and the roadway laneage to be in place in 2003. Project
traffic and total traffic for 2003 are shown in Tables 2 and 3 for daily and average
peak hour conditions. As can be seen, all roadway links upon which the project
has significant impact meet the daily level of service standard through 2003.
Test 2
The Model Test 2 indicates a radius of influence of one mile from the site. No
roadway segments on the Test 2 failure list lie within the project's one mile of
development influence.
047224002-0800
Page 12
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Kimley-Horn
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CONCLUSION
This traffic impact analysis shows that the proposed BJ's Wholesale Club
development meets Palm Beach County's Traffic Performance Standards.
No phasing of development activity is necessary for the committed improvements
on Lawrence Road from Boynton Beach Boulevard to Gateway Boulevard. The
project does not significantly impact these links and the project would meet Test 1
standards without the improvements.
047224002-0800
Page 15
~=~
Kimley-Horn
and Associates, Inc.
APPENDIX
TABLE A-I
BJ's WHOLESALE CLUB
COMMITTED PROJECTS LIST
Project Project BJ's Club Project
Major Project Included??? Start Year Buildout Manual Factor Buildout Factor
B.B. Ent. Yes 1999 1998 0.75 2003 75%
Jones Yes 1999 2001 0.00 2003 0%
Valencia Yes 1999 1999 0.00 2003 0%
Milin Yes 1999 2001 1.00 2003 100%
CibaGeigy Yes 1999 2003 1.00 2003 100%
HgnRchCm Yes 1999 1998 0.65 2003 65%
HgnBoyO Yes 1999 1999 1.00 2003 100%
Turner Yes 1999 2002 1.00 2003 100%
Winsberg Yes 1999 2003 1.00 2003 100%
Windsor Yes 1999 1999 0.00 2003 0%
Jog Est Yes 1999 1998 1.00 2003 100%
Royal Lks Yes 1999 1998 0.55 2003 55%
Rossmoor Yes 1999 1998 0.50 2003 50%
Majestic Yes 1999 1999 0.00 2003 0%
Madison Yes 1999 1998 0.50 2003 50%
Siesta Key Yes 1999 2000 1.00 2003 100%
Shp@Madsn Yes 1999 1999 1.00 2003 100%
B.B. SI-Stor Yes 1999 1999 0.86 2003 86%
Ex.cels Parc Yes 1999 2002 1.00 2003 100%
Jog Centre Yes 1999 2001 1.00 2003 100%
Wal-Mart Yes 2000 2001 1.00 2003 100%
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