Loading...
REVIEW COMMENTS DEPARTMENT OF DEVELOPMENT MEMORANDUM NO PZ 99-044 TO FROM TRC MEMBERS Bob Borden, Assistant Fire Marshal Kevin Hallahan, Forester/Environmentalist Sgt. Eric Jensen Police Department Pete Mazzella, Utilities Department Michael Haag, Building Division Ken Hall, Engineering Division AI Kim, Public Works Department John Wildner, Parks Division Ray Davidson, Acting City Engineer Bob Donovan, Permit Application Group /ilc;>t<?- Michael W Rumpf, Chairman Acting Director of Planning and Zoning DATE February 18, 1999 SUBJECT Master Plan Modification - 3rd Submittal Project: Quantum DRI Master Plan Modification Location Quantum Corporate Park Agent: Eugene A. Gerlica, Mock, Roos and Associates, Inc File No DRIA 98-003 As the fee for this application review process is based on actual review and processing costs, please document in writing (under separate memo or speed memo) the cost of your review time for the above referenced project. The cost is to be computed as follows Additional reviews will be billed to the applicant based on the hourly salary of employees involved in the review, plus 35% for fringe benefits. MWR.bme cc' Central File \\CH\MAIN\SHRDATA\Planning\SHARED\WP\PROJECTS\QUANTUM\DRI MFT\3rd Review Cost memo. doc DEPARTMENT OF DEVELOPMENT MEMORANDUM NO PZ 99-047 FROM Chairman and Members Planning and Development Board p?(,. ~ Michael Rumpf Acting Manager of Planning and Zoning TO' DATE. February 18, 1999 SUBJECT Quantum Park - MPMD 98-006/DRIA 98-003 Master Plan Amendment No 9 (movement of land uses and addition of Amusement and Recreation land use designation) NATURE OF REQUEST Quantum Park of Commerce, a partially built-out Development of Regional Impact (DRI) comprised of 5399 acres, zoned PID (Planned Industrial Development), is located on the west side of 1-95, between Miner Road extended and the Boynton (C-16) Canal (see attached location map - Exhibit "A") Douglas MacDonald, President of MFT Development, Inc , property owner of the Quantum Park of Commerce, has requested an amendment to their DRI development order, Ordinance No 84-51 as amended by Ordinance No 97-20, 86-11 86-37, 88-3, 94-10, 94-51, 96-33 and 96-65 The proposed amendments which revise the existing master plan (see Exhibit "B" - Existing Master Plan) are as follows (with the bold type indicating the specific category affected) 1) Change in master plan designation of lot 2 from office/industrial to office/industrial/hotel, 2) Change in the master plan designation of lots 66, 67-A, and 67-C from office/I ndustrial/hotel to officelindustrial/commercial, 3) Change in the master plan designation of lots 76,81, and 82 to office/industrial/commercial to office/industrial, and 4) Change in the master plan designation of lots 83, 84, 85, 86, 87, and 88 from office/industrial to office/industrial/amusement and recreation BACKGROUND The amendment request is governed by Section 7 of Appendix A, Zoning, City of Boynton Beach Code of Ordinances, which establishes Planned Industrial Development Districts and by Chapter 380 06 (19) (e) (2), Florida Statutes, Developments of Regional Impact - Substantial Deviations This amendment is submitted in connection with a request from the applicant that: 1) the city make a determination that the master plan amendment is not substantial in nature and 2) the proposed change to the Quantum Park DRI development order a) is not a substantial deviation and b) does not require further Development of Regional Impact review A public hearing must be conducted by the City Commission prior to making a determination as I Quantum Park- MPMD 98-006/DRIA 98-003 Page 2 to whether the proposed change is substantial in nature and whether further development of regional impact review is required If no further review is required the City Commission shall issue an amended development order that, in this instance, requires the passage of an ordinance which amends the original development order If a determination is made that the proposed change requires further development of regional impact review, the review shall be conducted only on those aspects of the development order that are required to be changed The required public hearing shall receive a fifteen (15) day public notice, following the passage of thirty (30) days, but not more than forty-five (45) days after receipt of the amendment materials ANALYSIS The purpose of the subject request is described below under each description of change (see Exhibit C - Proposed Master Plan which highlights the subjects parcels) Add the new "Amusement and Recreation" cateaorv to lots 83 throuah 88 This is a new category to the PIDIDRI and is proposed for all six (6) lots located at the northwest corner of Gateway Boulevard and High Ridge Road The total land area for these lots equals 22.50 acres The original motivation for this change was to create an activity center comprised of an entertainment use on the subject lots and a retail center opposite these lots on the south side of Gateway Boulevard The entertainment use was originally to consist of a 20- screen, state-of-the-art Muvico theatre As state DRllaw specifically classifies movie theaters under the category of "Amusement and Recreation", the movie theater could not be accommodated by the existing category of 'Commercial" Approximately 2 months ago staff was informed directly by a representative of Muvico that Muvico was no longer considering Quantum Park for a theater location State law lists uses such as movie theaters, stadiums, and arenas as corresponding to the "Amusement and Recreation" category The current designation options for these lots include "Office" and "Industrial" The proposed category of "Amusement and Recreation would not replace the existing uses, but would supplement them as an optional use Add "Commercial" desianation option to lots 66. 67-A, and 67-C and remove "Hotel" option The addition of the "Commercial" option on these lots (which total 8 acres) essentially consolidates a total of 21 8 acres (8 lots) of property, located at the southwest corner of Gateway Boulevard and Park Ridge Boulevard, for a sizable commercial venture As indicated above, a commercial project at this location would be planned in conjunction with the entertainment project planned for the parcels opposite this cluster of lots The lots located along Gateway Boulevard (lots 63 64, 65A and 65B) are currently designated with the "commercial" use designation option and therefore are developable, for example, for a commercial retail center The removal of the "Hotel" designation on these lots is proposed as part of a plan to reduce the sites for hotels to one additional parcel located adjacent to the existing Hampton Inn (see following description) Add "Hotel" option to lot 2 As described above, the "Hotel" option is to be removed from the three lots described in the preceding description, and added to the 3 68-acre lot 2 Lot 2 is directly north of lot 1 ,which is the site of the Hampton Inn Staff understands that MFT desires to reduce hotel uses in the ~ Quantum Park- MPMD 98-006/DRIA 98-003 Page 3 park, and attempt to limit hotels to those compatible with, rather than competitive with, the existing Hampton Inn The master plan allows hotels on sites with the "Commercial" designation, however, staff understands that MFT does not want to promote a competitive environment and may therefore not market hotels for the commercially-designated parcels Remove "Commercial" designation on lots 76.81.82 This removal of the commercial class on the above-referenced lots located along the east boundary of the park is in part, to off set the impacts projected from the addition of the "Amusement and Recreation" category This change is also consistent with a restriction (e g deed) previously placed on these lots that excludes them commercial use The proposed changes have been reviewed against the following issues 1 Does the redistribution/redesignation of land use result in a change in concept for the Quantum Park of Commerce or the ability of the Park to develop in a quality manner? 2 What impact will the land use redistribution/redesignation have on projected expenditures which will be spent within the region, on projected city-wide land use distribution? 3 Does the impact of the land use redistribution/redesignation result in a conflict with the number, type and payroll level of jobs projected in Quantum Park's Application for Development Approval (ADA)? 4 What impact will the land use redistribution/redesignation have on adjacent property? 5 Will there be an increase in traffic resulting from the land use redistribution/redesignation? Regarding issue number one above, during the review of the last several changes to the Quantum Park PID/DRI, staff has emphasized the potential loss of parcels designated for "Industrial" use This conversion began with the accommodation for the planned high school, which removed approximately 40 adjacent acres (12 parcels) from the industrial class, and included the conversion of several parcels from "Industrial" or "Office" to "Commercial" for the Carmax project. The subject change would result in a net loss of approximately 10 acres strictly designated for "Industrial" or "Office" Of more significance than total acreage is the location, access, and concentration of the subject parcels The properties to be enhanced with the new recreation category are adjoining and capable of accommodating a large manufacturing facility or perhaps a campus of smaller and related industrial or research facilities In contrast, the parcels that are to lose the commercial options (therefore increasing industrial potential) consist of three separate parcels which only total 3 acres (lot 76) and 10 acres (lots 81 and 82 combined) Without this concentration of lots available for industrial uses, there only exists one other location within the park capable of accommodating a large industrial facility, and are the parcels where BGI was planned (lots 32 through 38) It is noteworthy that J Quantum Park- MPMD 98-006/DRIA 98-003 Page 4 the removal of the "Commercial" option on lots 76, 81 and 82 is consistent with staff comments generated during the previous amendment that voiced opposition toward commercial land uses on properties adjacent to 1-95 The second and third issues relate to fiscal impacts, the economy and land use distribution The following statements summarize the review from these economic and land use perspectives 1) It is anticipated that the proposed master plan changes will have no effect on the projected expenditures which would be spent within the region (excluding city impacts) Regarding issue three above, it is believed that the proposed master plan changes will have an effect on the number, type and payroll level of jobs projected in Quantum Park's original application for Development Approval (ADA) The pay range for service sector jobs is smaller and industrial acreage provides a greater number of jobs than commercial acreage Job salaries are, in turn, linked to home prices Attracting higher priced residential developments was a Visions 20/20 objective 2) Adding the option for commercial uses on lots along Gateway Boulevard and High Ridge Road will further impact the type of commercial ventures interested in locating in Quantum Park. This shift will attract commercial uses such as service stations, fast food restaurants, oil change garages, and strip commercial that will be interested in the close proximity to 1-95 and the planned entertainment complex (theater), and could relate very little to the planned industrial park (there is currently the plan for locating a Mobile gas station/convenience store at the southwest corner of Gateway Boulevard and Park Ridge Boulevard) 3) The subject change represents a further increase in land available for commercial uses, which further increases the anticipated surplus of such lands as projected in the Comprehensive Plan for the build-out period Comprehensive Plan data included the projection that at build-out, there would exist the greatest surplus of land in the category of "commercial" This surplus was projected to exceed 190 acres at build-out, and considering that this data originally included 30 acres of commercial lands within the Quantum Park PID, this subject increase in commercial (amusement and recreation) lands, and decrease in hotel and commercial lands, would result in a revised total of 42 acres of commercial land within Quantum Park. This increase pushes the total anticipated surplus to over 240 acres. 4) As stated in the zoning code "The purpose of the PID district is to provide a zoning classification for light industrial development that will better satisfy current demands for light industrial zoned lands by encouraging development which will reflect chanQes in the technoloQV of land development and relate the development of land to the specific site and to conserve natural amenities" The increased option of commercial space causes a shift in the image of the PID, especially as viewed from the 1-95 interchange, one of the major gateways to the city This shift has no connection to any change in industrial technology and the demand for industrial land Rather than creating unique opportunities for t Quantum Park- MPMD 98-006/DRIA 98-003 Page 5 development not provided elsewhere in the city, the shift competes with other areas of the city With respect to item #4, the impact on adjacent property is best evaluated by considering the potential impacts of increased commercial activity in the park upon other commercial uses within the city In the vicinity of Boynton Beach Boulevard and Old Boynton Road, west of Congress Avenue alone, there is already 500,000 square feet of commercial square footage approved, undeveloped and vested since 1990 (including Boynton Commons) These approvals as well as the Visions 20/20 commercial revitalization efforts planned for Federal Highway, will be competing with the prime visibility, high traffic commercial lots proposed in Quantum Park, due to the type of commercial uses that could be interested in locating in Quantum Park. Since the demand for commercial land use is finite, some existing commercial uses within the city may migrate to Quantum Park. Regarding issue 5 (traffic), the city does not have a traffic engineer or traffic planner on board and does not budget for outside review of submitted traffic studies, therefore the city relies on the regional planning council's (RPC) and the state s review of Quantum Park's traffic data. Neither the RPC, nor Palm Beach County, had sufficient time to review the traffic engineer's response prior to the writing of this report. The original traffic data submitted only establishes conversion rates for the entertainment complex. Staff has requested that the data be enhanced to verify that the proposed changes do not increase measurable traffic volumes above that currently anticipated and to show the current and anticipated traffic totals for comparison with the vested total Since traffic impacts are criteria for reviewing DRI amendments, the city should be able to rely on the RPC to closely review this data for possible impacts that would be deemed "substantial" to the DRI The amendment could not continue without a more thorough review if impacts exceeded thresholds established in state law The applicant has attempted to balance this application so as to generate no net increases in DRI impacts CONCLUSIONS Over the past few years, there has been increasing interest in locating manufacturing uses within Quantum Park. In recognition of the city's need to attract research and development and light industrial uses to diversify its economic base, the city aggressively pursued BGI to locate in Quantum Park. The city also identified economic development as one of its visioning goals Towards that end economic incentive program for Quantum Park was to be adopted applicable to developments bringing in a certain number of jobs. The jobs however, also needed to pay a certain minimum salary Also, as one of the city's recently adopted "quick victory" visioning projects, a formal marketing program was planned to be developed. (As a point of interest, it was stated in the staff analysis of a previous amendment that Boca Raton was processing a DRI for the vacant IBM building and 500 acres in the vicinity for a 5 million square foot light industrial park! This action signals further competition, and indicates a strong market at this time for light industrial uses) With the RPC and the state evaluating the proposed changes for DRI impacts, city staff has focused on the both the change in character of the PID and impacts on city-wide commercial uses generated by competition and the opportunity costs of excess land designated for commercial uses. If the ultimate commercial uses were unique to the area, therefore eliminating the s- Quantum Park- MPMD 98-006/DRIA 98-003 Page 6 competitive impacts, staff acknowledges the potential for the proposed uses to represent a unique entertainment complex with regional attraction potential. However, to ensure this scenario, staff recommends the following 1) The entertainment or recreation uses be unique to the city so as to avoid negative impacts on existing commercial uses (a theater could be unique based on additional internal amenities, participation costs, design, etc.), 2) To avoid strip or small commercial activities on the lots at the southwest corner of Gateway and Park Ridge Boulevard, these lots should be developed as a single complex or consolidated activity center with an emphasis on uses unique to the city, and therefore would compete less with existing commercial uses within the city; 3) "Commercial" options be further reduced on lots within the Quantum Park PIO (the only remaining parcel with the commercial use option is lot 91 which consists of 6 53 acres at the northeast corner of Gateway Boulevard and High Ridge Road) The "Commercial" designation option could be removed, or alternatively, the parcel could be limited to uses unique to the city's commercial activity center located along Congress Avenue in the vicinity of the Boynton Beach Mall (including hotels or similar uses), and complementary to the other non-industrial uses planned at the northwest and southwest corners of this intersection, 4) As an additional option to conditions #1 and #3, the applicant should justify commercial demand for these parcels through a corresponding analysis of needs and supply for the commercial uses proposed at that time This analysis should not only include respective marketing information but an analysis of land use distribution which essentially updates and corrects that data found in the Comprehensive Plan, and 5) Remove "office" option from lots 32 through 38, and exclude uses that are principally warehouses The use approval process shall be the means of reviewing for exceptions. RECOMMENDATION Staff recommends that this request to amend the Quantum Park PIO master plan as described herein be approved subject to those conditions describe above and intended to address conflicts staff has raised with this request relative to the concern for promoting Quantum Park as an industrial park, and desire to preserve existing commercial uses and maximize the balance between the different land uses (see Exhibit "0" - Conditions of Approval) This recommendation includes the recommendation that the proposed change to the master plan be considered "non- substantial" Furthermore, pursuant to Florida Statutes, Chapter 380 06(19) Substantial Deviations, the applicant has attempted to justify that this proposed amendment does not constitute a substantial deviation to the DRI, pursuant specifically to paragraph (e)(3) (a change not specifically classified elsewhere under state law) Under (e)(3) changes, the applicant must provide "clear and convincing evidence" supporting that his requested changes do not o Quantum Park- MPMD 98-006/DRIA 98-003 Page 7 constitute a substantial deviation Based on current comments from the RPC and state, the applicant must provide additional information. This recommendation is also contingent upon the ultimate finding of non-substantial change by the RPC and state, and satisfying any conditions from these additional reviewers. MR Attachments xc: Applicant Central File S \Planning\SHARED\WP\PROJECTS\QUANTUM\DRI - MFT\QuantumDRIA Staff Rep doc 1 LOCATION MAP EXH'BII "14." .AND USE DESIGNATION CHANGES . . -1 II CIIIII =; ~~~~~"\1J}~ r -=--'J ^ \ t;) 10/0 t=.t; ~ \ ~ ' tJ-J ~ ~t':: ..j: l!.J. ~.j;) - JL~' ~~;W,'~r: - ~ ~ Jf~~ ~~~ r~' rf/:])Y' ~ _.. .. ~. ~i '-..; r ~ t'~/ J- ~ ( t.!.!r! - LOT ~, ~ ~ '.~~ ~ J! t\ (jI~~':t9l?~ ~ (73'----, I : ~CJ' \VYI -I "-l '/ li~ ~ L 1. ~ ~."-.:"~ ~ ,-,- ~' q:: ' , ~~'~ "" Ji/' ~C 3 :', ; , ' : \ ~#" I r I \ . .' . \ \. '- " . ..' ... .. . : \b ,- ',: '0'2,,_, r- -N~a/ ,', -: """'~ h t ~ :... ; ., zt jO"o ':-J\~!J... .' \. ~ /1 r e" _~.- ~ ,~ . IN. \, r . ...., .:. L /r.) ! 1: ""1-', IlIl '.' -/.Jf,~ I // \ ~ i : /'/1 / 7. ."----- ~'~,LV.' .~ \ ~. \' (, ., 111" ~ . ,', -:....-' l~~. t, ~ \ -: CYNT ,~~~~tH ~ ;- _. K OF COMMER-,... .::= '::!, _ _~':!UANTUM PARKJ E=: PIO ~~ - - ,- "MOTCROLAt~~ :~ 't-.' - Q, ~. . )1. \ ~ \' - 1111 ; I G" ~ N~: ( CITY - I NI1 ~ ~~itIrI- ;r '" , ,. I ' ~ ~ll'-':-' ":- ,- r'H "...: T 1 T"'-' J / 9',~ 86 / Q.I LOT LOr 82 I, 6 -A t lOT -c LOT 81 ..- UIA' 1 J ;::: A A \ ,I I I I I I II n i1T ] \ :8' fTI I I I I- 1'"'1.. \, \~ ~~ -~I\R I' ~: '~-- i ;~\~I E \ :t:.: =:-~ , ~"r:: : f-.,.. 1/8 \~ -- . ~E 0\ \ \ ~' ,- "'~ to- ~ tffi ~ I \ \ \ \ '" ':r~11 I I II L..0t: l.UJ , B~\lr '3.::... '0 400 800 FEET Ii 'or '" ] ~.'.1 aLV' \ r n r HIT J- I ;U~ " iI ;;;...l:=1 i- D - ,~I ~I . ; 'I Q '--... ~ u..... l- ~ P\. ~...-.._.. .,.. ,..... \ =- 1( .\ 1\\\i\111 ~I'J! 1 'Ii MILES~ - ~I ....- ..... . - - . ;~ .:. ~~ ~, - ~\ \ :;ct:;;J'-1 -....... 02-99 J L l[j In -:1 7""' I " II I~ I \ REVISED IlA$TER PlAH AlIENDIIENT NO. , IlAY 20, "17 MASTER KEY PLAN a- EXHIBIT "B'I ""..:- o =If.' ~...' J, I '..... ! - l ~ rt~ .Il. 4 ..... '1 I i , L".... ...... CIIIMI. C-t. =a.:._~--=':.=.:.":.. --....:&=:-&,,~-=:u--- ~--..a.: ~-......"....~ =-~~n"=-~.~. . :r==:.'.:''::=~-r.==r ..... SITE--DEVELOPMENT o :. PLAN LEGEND k.- U .. f.....' i ---...- cc:u. (~ \1.53 ... III __I ..... ..... G . I (eo--..taI~.......) SO.II Act.. o COf'fIce) 2&t.Acr.. Q (()ffIq~) .50.73 AcI'.. CIC (OffM",.....trIGI/ComtMrdaI) 33.24 Ac:r.. OM (OtfIteltndlllW../HOttI) 1.01 _.. ....... '.00 Ac:rft hid Pn. ..... 40_00 Act.. ftoadI 41.13 Acta 10." Acr.. Q QUANTUM ASSOCIATES Haflonol CII Cenler 115 Wesl WaShlnglon SI. Ind/cnopoll., IN 4620..- (317) 636-1600 ~~~AC[ ==f '''~ 9 \\\\\~,\\\\ '\\ ~ ,%\'hln~ II U\I;!ll.l,Ul · \ . tt\~~\\~\\ \' \ \\\'\t\\\\ \'~ \ \.~In~\\ \~ r. \\-\ \\~\ Jl ~ " ~'\ \~ ~~ \ \\ , ~l fa \ l\ i \ l \i~ 1~\~> \~ \ . ~ ~ ~ ; fTl ,,?J 0"'" cfTl=< ~6fTl 2~o ;~~ "1lz';; ~o"1l :1<' ; tO~ "1l ~ E~n'Vl · ------~ -- -------- \ ~ ~ -- ., -- \ \ \ \ \ . ~\\~~~%:~:~\.g, ~ ~nil \ \\\\!\" ~ 1\ i - \t Vt \\\\\ "\il~ E. I~ \\\~ \ ~ i~~ \ ~ ~ - & ~ll~~i~~t;;' \ \ ~ ~. _'$il:..~I.\'. . :1 ;;. i\\uH\uu" \ \ s \ ~ .. g ;. c ; 1) i 'S ~ ~ ~71 ~;:..~ ---_..--------- _----4 - 'A <) o z ...., ~ ~ ..... ~ 9\'';; ,~~ a ....0 8 ~z to v.~ ~"fl "1l .. lJ' -.. \' t ~ ~ .. .... 10 -------------- -~---' -,.,..------------- --~-----_._-- EXHIBIT "D" Conditions of Approval Project name Quantum Park PID DRIA FIle number MPMD 98-006/ DRIA 98-003 DEPARTMENTS INCLUDE REJECT PUBLIC WORKS Comments. None UTILITIES Comments. None FIRE Comments. None POLICE Comments None ENGINEERING DIVISION Comments None BUILDING DIVISION Comments. None PARKS AND RECREATION Comments. None FORESTERJENVIRONMENT ALIST Comments None PLANNING AND ZONING Comments. 1 The uses proposed for the lots designated for the "Amusement and Recreation" optIOn be UnIque to the City so as to aVOid negative competitive impacts on eXlstlllg commercial uses (a theater could be UnIque based on additional internal amenIties, particIpation costs, deSign, etc) 2 To aVOId Strip or small commercIal uses on lots located at the southwest comer of Gateway Boulevard and Park Ridge Boulevard, these lots (minimlzlllg outparcel(s)) should be developed as a slllgle complex or consolidated activity center With an emphaSIS on uses UnIque to the City, which would therefore not compete With existing commercial uses within the commercial activity center along Congress A venue This (I Page 2 File Name Quantum Corporate Park - DR! Amendment FIle No MPMD 98-006 / DRIA 98-003 DEPARTMENTS INCLUDE REJECT hmItatlOn excludes the planned Mobil station/convenience store on lot 65-B, and mcludes uses such as drug store retailers, auto parts or repaIr, other convemence stores, copy centers, etc. The use approval process shall be the means to reVIew future uses for determmatIOn of comphance with this condition. 3 "CommercIal" optIOns be further reduced on lots wIthm the Quantum Park PID (the only remaming parcel with the commercial use option is lot 91, which consIsts of 653 acres at the northeast corner of Gateway Boulevard and High Ridge Road) The "CommercIal" deSIgnatIOn optIOn could be removed, or alternatIvely, the parcel could be lImited to uses umque to the CIty'S commercIal actIvIty center located along Congress Avenue m the vIcmIty of the Boynton Beach (including hotels or similar uses) 4 As an addItIonal option to condItions #1 and #2, the applicant should JustIfy, at the sIte plan stage, commercial use and demand for these parcels through a correspondmg analysIs of needs and supply for the commerCial uses proposed at that time. ThIs analYSIS should not only mclude respectIve marketmg informatIOn but an analysis of land use dIstributIOn whIch essentIally updates and corrects that data found m the ComprehensIve Plan. 5 Fmding of non-substantIal change by the RPC and state, and satIsfymg any condItIons from these additIOnal reVIewers. 6 Remove "office" optIon from lots 32 through 38, and exclude uses that are prmcipally warehouses. The use approval process shall be the means of revIewmg for exceptIons. ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS 7 To be determmed. ADDITIONAL CITY COMMISSION CONDITIONS 8 To be determined. J'\SHRDA T A \Planning\SHARED\ WP\PROJECTS\QUANTUM\DRI MFlilST REVIEW COMMENTS-DRI.doc Ibme (2- DATED. City Clerk J:\SHRDA TA\Planning\SHARED\WP\PROJECTS\QUANTUM\DRI MFT\Develop.Order Form.doc /2 MEMORANDUM UTILITIES DEPT NO 99 - 033 ill Ul ~ D\'II ~ rn JAN2 21999 I~ , L PLANNING AND ZONING OEPl TO: MIchael Rumpf, Planmng DIrector FROM: Peter Mazzella, Asst. to the UtIhtIes DIrector DATE: January 22, 1999 SUBJECT: Quantum Park - ReVIew of DRI Amendment Altenng the type of usage allowed on the parcels m questIOn does not provIde us suffiCIent InformatIon to make a determmatIOn, at thIS time, as to whether the overall demand for thIS D RI IS mcreasmg or decreasmg The water and sewer demand for a SIte IS more dependent on the actual facIhty constructed, not ItS use deSIgnatIOn. For example, a water botthng facIhty would have much more demand than an electromcs manufactunng plant, yet both are claSSIfied as mdustnal uses After reVIewIng thIS latest m a senes of DRI Amendments for Quantum Park, I beheve It would be m thIS Department's best mterest to contmue trackmg actual water and sewer demands for the new facIlIties as they are constructed We can then penodIcally reVIew the demands, and compare them to what IS approved m the DRI m order to evaluate what change mIght be expected Weare currently doing thIS for water and sewer usage m Quantum Park. Please adVIse me If you reqUIre addItional comments or mformatIOn on this matter JAG/PVM Xc John GUIdry File Ellanson, Beverly From Sent: To. Cc. Subject: Morales, Lisa Friday, January 22, 19998-10 AM Ellanson Beverly Borden, Bob DRI Amendment Review - Quantum Park PID Fire Rescue has no objections or comments. pLANNING ~ND lONING DEPT. Deputy Chief Gale 1 DEVELOPMENT DEPARTMENT MEMORANDUM NO PZ 99-015 TO. Technical Review Committee Bob Borden, Assistant Fire Marshal Kevin Hallahan, Forester/Environmentalist Ofc. Robert Riggle, Police Department Pete Mazzella, Utilities Department Michael Haag, Building Division Ken Hall, Engineering Division AI Kim, Public Works John Wildner, Parks Division Ray Davidson, Acting City Engineer Bob Donovan, Supervisor, Permit Application Group /l '7c 1[-:- FROM Michael W Rumpf Acting Planning and Zoning Manager DATE January 20, 1999 SUBJECT Review of DRI Amendment Please review the accompanying Notification of Proposed Change (NOPC) for the Quantum Park PID This request is for a change to the Quantum Park Development of Regional Impact. The majority of the information within the application is, in part, intended to show evidence of non-substantial change If the proposed changes cause impacts in excess of acceptable thresholds adopted by the state and monitored by the Treasure Coast Regional Planning Council, the change would be "substantial" and trigger a complete revision to the DRI To avoid this, the applicant has attempted to prepare an amendment package which represents a no net change in total impacts The requested amendments are limited to changes in use designations on 13 lots These changes are described on page 2 of the application Due to a delay in initiating this review, and to the state processing requirements that must be followed I am asking you to review these changes and E-mail Beverly Ellanson your comments by 500 on Friday, January 22, 1999 I should add that of course any lot affected by this proposed modification must still be developed in accordance with the city's site plan approval process and in accordance with regulations of the DRI and master plan MWR.bme Attachments J \SHRDATA\Planning\SHARED\WP\PROJECTS\QUANTUM\DRI Review - 1-99 doc ENGINEERS PLANNERS December 22, 1998 Mr Charles Pattison, Director Div of Resource Planning & Management Bureau of State Planning 2740 Centerview Drive Tallahassee, FL 332399 @~~~~\ ~ ~ ~ \CjCjro '& t)t.C ~ Subject: Notification of a Proposed Change Quantum Park - DR! (Our Ref No 98019 02) Dear Mr Pattison. On behalf of our Client, MFT Development, Inc., enclosed please find a NotIfication of a Proposed Change for the Quantum Park - DR!. Included is the Master Site Development Plan, Amendment No 9, Mock-Roos Drawing No 45-43-17-23, Sheet I of I Tills Exhibit was prepared using the existing Master Plan of Record, prepared by others, as a basIS for the ExhibIt. Should you have any questions, please contact C EAG:Jeh Enclosure Copies. Ms. Kerry WillIS, City of Boynton Beach (w/encl.) Mr James Synder, Treasure Coast Regional Planning Council (w/encl.) Mr James F Murley, Department of CommunIty Mfalfs (w/encl.) Douglas MacDonald, MFf Development (w/encl.) Mr David B NorrIS, Esq., Cohen, Chemay , Norris Etal Letters:mft_ quan:980 19.02.l002egjh.doc Mock, Roos & Associates, Inc. ---- -----.-- ---- 5720 Corporate Way West Palm Beach, Florida 334072066, (561) 683-3113, fax 478-7248 STATE OF FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS DIVISION OF RESOURCE PLANNING AND MANAGEMENT BUREAU OF STATE PLANNING 2555 Shumard Oak Boulevard Tallahassee, Flonda 32399 (904) 488-4925 NOTIFICATION OF A PROPOSED CHANGE TO A PREVIOUSLY APPROVED DEVELOPMENT OF REGIONAL IMPACT (DRI) SUBSECTION 380 06(19), FLORIDA STATUES Subsection 380.06(19), Florida Statues, requires that submittal of a proposed change to a previously approved DRI be made to the local government, the regional planning agency, and the state land planning agency according to this form 1 I, Douglas MacDonald, PreSIdent of MFf Development, Inc., hereby give notice of a proposed change to a prevIOusly approved Development of RegIOnal Impact m accordance WIth SubsectIOn 380 06( 19), Flonda Statues. In support thereof, I subIllit the followmg mformatIOn concemmg the Quantum Corporate Park (formerly-known as Boynton Beach Park of Commerce) development, whIch informatIOn IS true and correct to the best of my knowledge I have submitted today, under separate cover, copies of thIs completed notificatIon to the City of Boynton Beach, to the Treasure Coast RegIOnal Plannmg CouncIl, and to the Bureau of State Planning, Department of Commumty AffaIrs. '~k 2"1-] lq'l~ . (Date) Letters: m ft_ quan:980 19 02.1001 egjh.doc 2 Applicant. MFf Development, Inc., ARonda Corporation 1401 Forum Way Suite 101 West Palm Beach, FL 33401 Phone. (561) 686-6959 Fax 659-7766 3 Authorized Agent. N/A 4 Location Quantum Corporate Park DR!, City of Boynton Beach, County of Palm Beach, TownshIp 45 South, Range 43 East, SectIOns 16, 17,20, and 21 5 Provide a complete description of the proposed change. Include any proposed changes to the Plan of development, phasing, additional lands, commencement date, build-out date, development order conditions and requirements or to the representations contained in either the development order or the Application for Development Approval. AdoptIon of Master SIte Development Plan Amendment No.9 attached hereto. Lot 2. The use deSIgnatIOn has been changed from "office/industrial" to "office/industnallhotel" to accommodate the development of addItIOnal rooms adjacent the eXIstmg Hampton Inn. The additIOnal rooms are planned to be WIthin the current allowable thresholds and development order conditions. Lots 66, 67-A and 67-C. The use designatIon is changed from "office/industnallhotel" to "office/industnal/commercIal" TIns use designatIOn change is proposed to accommodate a complementary commercial development adjacent the proposed multI-screen stadIUm seating mOVIe theater complex upon Lots 83 through 88, inclusive. Lots 76,81 and 82 The use deSIgnatIon has been changed from "office/industnal/commercial" to "office/industrial" This change reduces the acreage deSIgnated for commercial uses. These properties were purchased with deed restrictIons prohibitmg commercIal developments. The "office/industrial" developments upon these lots will be in accordance with the current thresholds for gross floor areas for these uses. Lots 83, 84, 85, 86, 87 and 88 The use designation "Amusement and Recreation" (AR) has been added to the current deSIgnation of "office/industrial" for these lots. These lots total 22.50 acres. The use designatIon is added to allow for the proposed multI screen, stadIUm seatIng mOVIe theater complex. The property IS currently under contract with the theater developer MUVICO Twenty (20) screens are proposed. The proposed change is requested wIthout an mcrease m the total vested trip generatIOn of 63,752 tnps. The commutative changes m the use designations have reduced the land area available for commercIal development from 33.24 acres to 31.24 acres, the "office/industrial/hotel" use desIgnatiOn has been reduced from 8.01 acres to 3 78 acres and the "office/industrial" use desIgnatiOn has been reduced from 15073 acres to 134.28 acres. The attached Quantum Corporate Park Master Plan mdIcates the changes required. 6 Complete the attached Substantial Deviation Determination Chart for all land use types approved in the development. If no change is proposed or has occurred, indicate no change. No change to the DR! IS proposed other than as set forth m paragraph 5, above. Because of the multiple land use designations on many of the lots wIthm the DR! project, the ApplIcant subllllts that completIon of the Substantial DeviatIOn DetemunatIOn Chart would not be productive. 7 List all the dates and resolution numbers (or other appropriate identification numbers) of all modifications or amendments to the originally approved DRI development order that have been adopted by the local government, and provide a brief description of the previous changes (i.e., any information not already addressed in the Substantial Deviation Determination Chart). Has there been a change in local government jurisdiction for any portion of the development since the last approval or development order was issued? If so, has the annexing local government adopted a new DRI development order for the project? Ongmal Development Order First Amendment to Development Order Second Amendment to Development Order December 18, 1984 June 3, 1986 October 21, 1986 Trurd Amendment to Development Order February 2, 1988 Fourth Amendment to Development Order Fifth Amendment to Development Order Aprd 19, 1994 November 15, 1994 SIxth Amendment to Development Order July 16, 1996 Seventh Amendment to Development Order December 17, 1996 Eighth Amendment to Development Order 8 Describe any lands purchased or optioned within 1/4 mile of the original DRI site subsequent to the original approval of issuance of the DRI development order Identify such land, its size, intended use, and adjacent non-project land uses within 1/2 mile on a project master site plan or other map March 17, 1997 No addItIOnal lands were purchased or optIOned SInce the approval of the IrutIal Development Order 9 Indicate if the proposed change is less than 40% (cumulatively with other previous changes) of any of the criteria listed in Paragraph 38006(19)(b), Florida Statues. Proposed change IS less than 40% (cumulatIvely wIth pnor changes) of any of the cntena hsted In paragraph 380 06(19)(b) Do you beheve tlus notificatIOn of change proposes a change wluch meets the cntena of Subparagraph 38006(19) (e) 2, F S YES x NO 10 Does the proposed change result in a change to the build-out date or any phasing data.. of the project? If so, indicate the proposed new build-out or phasing date. Proposed change WIll not change the build-out date. 11 Will the proposed change require an amendment to the local government comprehensive plan? The proposed change WIll not reqUIre an amendment to the local government comprehensIve plan. Please reference the attached letter dated November 13, 1998 from the CIty of Boynton Beach expressmg support of the proposed changes. Provide the following for incorporation in to such an amended development order, pursuant to Subsections 380.06(15), F .S., and 9J -2.025, Florida Administrative Code 12 An updated master site plan or other map of the development portraying and distinguishing the proposed changes to the previously approved DRI or development order conditions. 13 Pursuant to Subsection 380 06(19) (0, F S., include the precise language that is being proposed to be deleted or added as an amendment to the development order This language should address and quantify a All proposed specific changes to the nature, phasing, and build-out date of the development, to development order conditions and requirements, to commitments and representations in the Application for Development approval, to the acreage attributable to each described proposed change of land use, open space, areas for preservation, green belts, to structures or to other improvements including locations, square footage, number of units, and other major characteristics or components of the proposed change, b An update legal description of the property, if any project acreage is/has been added or deleted to the previously approved plan of development, c A proposed amended development order deadline for commencing physical development of the proposed changes, if applicable, d A proposed amended development order termination date that reasonably reflects the time required to complete the development, Svbs /--~ -h^! UV;a-t7CMS 3> gO. o~ /;j)IS- Gl.. /S"% r/7C,~c ,~ ~r=-~r~1 (/~r~k -Irr--ps jCVl~-rt"-~& 6r -f(-=- cL~J<::"/()~rrf<-'frt- cA~~V~ ~ GJ~ ;c( ~s fr7~c-+~ CJ'r-j/h(i..((". (e) <( ( e)~.i / C.Af (5 5;-~t: (<tv- ~ a..-h eo.- c.. h ~fc q,.. -hOA ---5 vr / r7C (c.dl. '^- Sc yn ~ cf ~r{ p~l/~'~~:s- ~7:S C ~<- ~ (,- ~~ e-(c Y\o..~ Y)"""-..... S '-'b:s.~f76-J C /-Q(- J f=-r ~f:;:s. ~.~ OVL cS; yrl;W". rt G.Y::'~ J "r o h ( c..A I'S .& e/~ ~ <' YlfS.. -h-a.. of&- ft.-rxf) '-'5 '- C- r, fc-c, c.- t:r a (=.- """; r 11=-0 Pr ~ ~ '~..J 0) c./""'J- c.-Y~ 0- rG::i.-5~~ c: ~~/~ cf JYlor~ ';; i'~ , \ /. ( / n Lh _ /}.L. 6 ('-(s- ~ C0Y>?V!v- -ftvc ~~S e,k::C:=~ T<::J ~ <:57.. .err Tc--r~ ('~ Y" () .:z-~ L'" 5 5 -r<r- <('0 ~ Jc-f'r- c) ~t.J1 r:Y -GJ(- ~ c() c ~'rI? ("'^-FSw.6;7 ZJcPc6- el) e3) tL~J~fl'~ of ~nJ2 ,(j-:J) f/'1 fC//A,<=.< re.VLQu) t 5 (~l'-'L(-~.Q ) On (y....d2Cr<Zy;. ~Q- /s-.S: vc.s r"Q--(s<af;;' 6y X- (lYc.poS~ c-~..J\r-; 0;) C t( r (- ci1e- f<< ~ c V'- '<. f'. '(? ~~"'- (' ~ r r' ~ ."''V~ ,,( C t,c-~ - 3) (t '2 Y V7W. ~~2 hCo/ts of Cc~ ~ h- ~ f ~el~~S;'F a--{r ~C-- /5Sc.-/r::;s tA-.- ~ & 6/ .7-i! ~ ~ lfP~l n ~ ;->1 ..-. 110..0 Ii- I . ^' J 1l1\ I IJLJ I l_J 0=; ~:' - ~a_1 -, sic. II Ii " I\l --~.:_--- ~ .~ c C- ~ ~l r ...~l - G '..1 . ,-.1 . .....1 \ L....... I.....".. CAlM&. C.... REVISED MASTER PLAN AMENDMENT NO. .. MAY 20. 1997 ............._... ...wgU"'N .."'......IOQIL.........~ - _ ......... .. .. ... "It/M. I _Cll'W" III .. ........ UMi .. C\,dIIfCAlOll ..... ., bCIU ... =~=r.:.T:~~fl:r"~,,~ .... ... 'Ie DCIIa ., ..... CMS. :;aU':; ;.;:r=~~,:.T PG1IU s __ CI'D ... .. .. JIID.IICI ........ __ u.'n .. c MASTER SITE DEVELOPMENT PLAN IG7J Sites designated -H- for hotel and proposed for studio suites * Lot 39 to be amended to include -Hotel- designation KEY PLAN - l=3'- 101- - 0.......1 - - ..... ... T &- CommUte. D....aprn.... o OP[N SPAa:=r- ''-''1 Ink." 13.'3 Acr.. 1O..t Acr.. SQ." Acr.. 21.24Acr.. 150. U AcI'.. 3124 Acr.. I 01 Acr.. e.oo Acr.. 40.00 Acr.. 41.13 Acr.. 10.'7 Au.. QUANTUM ASSOCIATES National City Center 115 West Washington St. Indianapolis. IN 4620( (317) 636-1600 COIAI (Comm..clal) IND (lndul'rical) C Ie I (Co.,.....,.,...tGl,1n.tIluUon.) o (Ollie.) a (Offke/lndul"loI) ate (Ofnc,I'ndu,'rlol/Commwclol) C>>i (o,nC:Il'ndultrkll/Hotel) WeUandl Sand Pin, ...... Road. \' \ I "- ~ <>Q ~ \?- ~.t;l\ ..... t)!-- ~ r? '" '-\- ~\~ ~ ~ ~ "- - rv ,.. f\ ~' 3 r, ';;, I~.. If ........ .,.. ; It ~ (\ ~ T ~ 11', , t ~ ~ " ~ ~ \ 1- ~ (\ .. ,. ~ ~ ~ , " \. '" N !V '8 '-- -t QOQC, \I\,......~ ~f.,...... ~ QO QO \:>.,. /QO 1-'" "" QOv.:' , U. A ~ ~ ~<:;;- QO ~ ~ '"' ~ " .,;. -...j \"" o ~ ~ ,..; n M ~ Z ~ e 00 ~ 2: > ~ ~ ~ ~ o ~~ ~~ ,..; ~Q n2 ~~ >e ~oo ,..;~ O~ Z> -~ >- ~~ ~ V1 M ~ ~ Z ~ , () ~ "< ~ " " , ~" r ....... c: w f\, N '-......) ,--. ~ 9"....... ~ ~ ~ , ~ QOI "..c:.. ~ N . '\ ...;. 'U:\~ ".;,c) ~" ~J ,.. '~ h ~ ('\ ~. ~ \} -..... ~ ~ ~ o ~ ~ ,..; n M - - Z ~ e 00 ~ 2: > ~ - n o ~ ~ ~ '=' n - E: t ~ {-- " ~ , t, ,"" -( ::.i ~ ~'" 0 ~~ ~ 'i\ "'\1'- ~ >\ ~\ ~ '" ~ ~. I~~ '" n~ o ~- ~'=' ~o ~~ M - - z Vg (\'00 ~ ~ 2: "" > ~~ '}-~ "\ ~ ~ ?a 1- '" f"I> ~ .3 ,t ~ 1 , !!- '"'. ~ ~ II,\) ~ , t V\ ~ ~ o ,.. (\ 7t ~ o ~ ~ ,..; n tl'1 - - z ~ e V1 ~ ~ > ~ t> n ::c: > o~z ~o~ ~ ~ - n tl'1 - ~ z p ~ .:J e Ib~ 'l ~ BE: - f) n ~ ~ ~ ~ ~ ~ - II ,..; ~ E: -. ----' ::t ::t S' ~ --3 'N ~ g "Cl ~ tt ~ ~ :j :j ~ =- ~ .g S' ~ ~ ~. ~ g ~ :j ~ =- tt ~ ~ g ~ ::d .s'.s' ~ ,.Q =- => < = ~ '" ::;. 0 Co:: :: ('ll ""l ~ 0 Co < 0 ::. 0 e ""l =. _ ~ ::;. 0 < e 0 ~ l"-l ""l = ('ll __ ('ll _ "Cl D:I :: "Cl ('ll 'w f}j D:I ('ll 0 = = ('ll =-... "Cl ('ll l"-l =-::;.. :: "Cl ('ll "Cl D:I > '~~~"Cl~~~('ll~=oCo=('lll"-l~a_~Q~Co('lla~~""l('ll=OQ_~V1 =~~~~1~a~e~~~~~aD:l~~."ClE~a~('llrg~a~"Cl~09 ~ .... Co "Cl ('ll ""l ~ . 0 l"-l Co Co ~ ""l Co = ~ e:. a =' Co ('ll c. Co = (J'Q 0 l"-l Co a ('ll a ~ ~:.~; a 'JI_.Fil e ~ a ~~ _=-l"-l ~ ('ll :('ll(JQ ""ll"-l e:.~(J'Q =-a ~ e ('ll = a ..... =- _. D:I ~ j; a 'a d". e. 9 dC' S. ~ ~ ~ ~ ~ ~ g ~ ~ = dC' ~ ~ 'a d". e. a S" g. ~ ('ll j; Co ""l < _ ""l ('ll := _ ~ := D:I ('ll ~ ~ <' ::t ""l l"-l := ('ll ~ ('ll := - D:I""l D:I .... 0 !;. ('ll _. =- ""l lo'l (JQ .... ....., D:I - = (JQ =- .,o! ('ll .....J e ..... ('ll ~ ~ Co ..... lo'l (JQ 'j" Co '< .... o 10 = ... "Cl ~ ('ll ('ll . a l"-l 10 .... N ""l ~ - ~ e ~ "Cl :r" .... = = l"-l ..... ~ ('ll il:~a?~l~aS:I~~~r~~r~I.~latt~S~~~ ~ < := ('ll "g ~ ~ '< ;- :$. ~ ;- _. Q = ~ r:::r a : n ; ~ =- S' .... l"-l := :$. ('ll = !!5 ~ ('ll l"-l l"-l ~ .... :: ('ll ~ l"-l D:I 0:: ('ll ('ll 0;' =- ~ ~ ~~. ('ll = .... ~ ~~ ~('ll('ll~= n o~~!a- ~('ll ('llp~ ;o~ ('ll Co_~ C. ~ ""l~ l"-l~ ~ ~ ('lln C. . '< ~ '!' = ~ C. l"-l ;. - - ~ "1 ~ ~ ~ ~ ~ ~ 0 >~ c ., ~tJ!'j > > > > > > > > ~. tJ!'j-< a a a a a e e e s. ~tJ!'j ~ ~ ~ ~ ~ ~ ~ ~ = ~t"" = = = = = = = = - ~o Q., Q., Q., Q., Q., Q., Q., Q., e e e e e e e e ~""Cl ~ ~ ~ ~ ~ ~ ~ ~ ~~ = = = = = = = = ~~ - - - - - - - - ~ ~ 0 ~ tJ!'j ~ ~ ~ '-4 ~ > ~ 0 ~ t::l ~ ~ = = 't:l ~ I") = ~ > = I") -< < ., r::J' - = I") ., ~ ~ .... ., = ~ ~ ~ I") e .... e - = r::J' e tJ!'j l:S'" !i" .... = ~ ~ .... r::J' r::J' ;e ~ ., r::J' :J ~ .... ~ .... ~ ., \Q ., - N \Q ., ~ .... QC .... .... \Q .... \Q .. 0'\ .... \Q :J 0'\ Y' \Q .... - JIO \Q ". \Q \Q -..J - .... QC QC - \Q \Q QC 0'\ \Q \Q \Q QC 0'\ ". ". \Q \Q \Q \Q QC 0 -..J -..J -..J -..J ". I I I I I ~ N N N N UI = = = = .... """" ~ ~ n tJ!'j -..J .... .... >!i"!i"t"" - - Q., ~ n I") .... > n 0'\ N .. --..J= l:S'" ~ ~ QC .... = e 't:l = Qc ~ UI -..J" - ~ = f!:. ~ ~ e 't:l 't:l .... ~ N.. QCI:I} Q., - IJCl 't:l = ., > .. -.. Qc QCQC\Q ~==~=.,I")= ~ .... ~ 8i a 0' '""' ~. ~ ~. N ". tH"" ~ ~ Qc....= - ... .... ., = .... ~ = ". \Q.. = I") = .... = = ~ ~ N I-'- 't:l 5. IJCl Q., ~ IJCl ~ IJCl QC........ e--=== = UI.. N "l:S"'rJJ-,"",'-"'1") ~.. g~~itg=~= \Q .... .. UI - 't:l n - 't:l., e "... = = .... = = "Cl = "Cl = .... a.~~~~~"Cl~ I") """" Q.,=o 0 o~ ~ .... ~ .... I") ~ ., l:S'" = = ., ~ \Q? s. = ~ ~ = 8i 8i~ ~=QC~ 't:l= e Q., <Q.,B = ~ ... r; e =". ==1:1} e - I") I") Q' ~ "" .......... I;IJ _. 1:1} = ~ ~ ~ "1JCl1:I}~~~~ ~ - "Cl - = ~ = .... ~ Q., ., :1. e ~ I") = 1:1} ., r::J' Q., UI .... Q., = 1:1} = ..... = = ~ 5. t::::: ~ 1:1} - = '""'~.. ~Q.,< - = ~ ~ ., ~"Cl \Q = ~ - = - .... = _ = = 1:1} 0' ., I") = = = ., I") :t"Cl l:S'" IJCl ~ I:I}.,.... a I") = 1:1} = ~ = =_"Cl=I:I}_1") n;,o ;'0 n""""o """"o~ e=~=O'== = = 8i = 8i = = .... - I") ~- =Q.,8i Q.,8i e ~... Q., . "Cl==_=== e = ... = ... = ... =~-=-~'""' e 1:1} I") 1:1} I") e 1:1} I") 1:1} I") = I") ~ -!t -~ -~ -~ =~=nQ.,"Cl~ ~ ., ., - ~ ., - ., - I") l:S'" = l:S"'.... = IJCl ., .... .... ., .... .... I") = = I") = = ~ Q., = = ., .... .... t::::: - 5. t::::: - ~ = .... "Cl ~ = e. I:I}Q;_- = - .... _ = ~ l:S'" = ;'l:S"'=.,~ - ~y> ~ z= ~ ~ -< ~ t"" o ""Cl ~ ~ ~ ~ o ~ ~ ::;c 0 0 ("") ~ ~ ~ 0 -< ~ ~ ~ ""Cl """" """" ~ n n ~ ~ ~ ~ ~ ~ ::;c ~ ~ n ~ ~ - ~ ~ > rJJ rJJ t"" ~ ~ ~ ::;c ::;c - """" ~ > > -< t"" t"" tJ!'j == t"" 0 0 ""Cl ~ ~ ~ t"" tJ!'j ~ ~ .... QC ~ ~ UI <= ~ ::;c = - N 0 ~ > ". ~ > ~ > n ;; ("") ("") ::;c ;; rJJ ~ rJJ rJJ .... ~ ~ ~ ~ ~ .... 0 ". N N QC > ". QC > ("") ::;c n t'!"l ;; rJJ rJJ ~ rJJ tJ!'j ~ ~ rJJ - ~ ~ > ~ - o Z rJJ ("") == > ~ ~ ~ rJJ ... G; = ~ ~ ~ ~ z Ii ~ ~ ~ ~ ~ .. ,., n ..j ~ ,0 <=: > z 2 ~ l2 3: .., g e > z 2 :: ~ t::l l2 '" .. >~ ~~ ~~ 'Z~ ~O ~~ 'Z~ ..,'Z .., 0 ~ ~ ~ ~ ~ t'!':l '-C '-C '-C \&) \&) \&) '-C '-C '-C \&) 0 -J -J -J -J -J -J -J -J -J -J I I I I I I I I ~ I S N N N N N N N N N = = = = = = = = = = Z ~ n ~ ~ -J ... UlUl~ ~ '-C ~ ~ '-Coo Ul ~ n ~ -J -J~=~ 00 = ~ Ul =~ 00 = = ~ ... ~"'Ul>> > > ~ ?' =Qc U. -J -J 00 t:d-J...... ~ ~ -J \&) ~ ?' ~ "'-J'" Ul~ ~ "'00 ~ ~~=oo Ul ~ '-C ... ~t:d> = = 00 = ~ -J Qc -J -J'" ... ~ Qc ~ t'!':l n = Ul=Ul~ -J '-C .... ... .... 00 ?' ...~ -J== = N'" ... ... N ... Ul ~ \&) 00 -J....OO .... '-C ~~n ~ >... ... 0 nlO'"O lO'"O 0": 0": n C> n-O ~~ Cloo "'l lO'"O .... ~ ~O a C> =' =' ~ ~ ~ ~ C> a C> a ~ ~ =' =' =' ~a e~ Cloo ~ [/1 [/1 Cloo ~Cloo .: ~ ~ ~ ~ e t':l e ~ ~ ~ ~ .: .... t':l ~ t':l ~ =- ~ t':l e ~ [/1 -~ -~ e e -~ - [/1 ~ .... C> "'l C> "'l - ~ C> "'l C> "'l .... "'l ~ = - "0 go .... =' - ~ ~. "'l "0 t':l "0 t':l ~ ~ :::' "0 t':l "'l .... .... e :::' e :::' "'l "'l e :::' a .... C> e C> t':l ~ e. t':l t':l C> ~ ~ := .... ;r ~ ~ ~ ~ ~ .... .... .... ~ ~ ~ - ~ - ~ := =' := := ~ e. ~ := := := := ~ := - - - - ....Cloo .... Cloo - .... ....Cloo ....Cloo ~O n ~O ~O lO'"O~~ n~O n~O ~O lO'"O 0 .... ~ (JQ =' := C> =' := =' C> Clooa C> Clooa Clooa C>Clooa C>Clooa Clooa Cloo a ~ Cloo ~ .: ... e .: t':l .: ... ~ Cloo ~ e .: ... e .: ... .: ... .: .... ~ [/1 t':l e [/1 ~ [/1 t':l ~ ~ e [/1 t':l e [/1 t':l [/1 t':l [/1 t':l =- "'l ....~ :;-- ....~ s. =' ....~ ....~ ....~ .... ~ ~.= "'l - ~ "'l - ~"'l- "'l- "'l - .... =' ~ .... e "'l .... ... S. e "'l ... "'l .... .... ... e:..C> t':l ~ e:.. t':l ~ t':l ~ e:.. ~ C> ~ ;- ... - := ~ ~r ~ ~r ~ - := := ~ ~ := e:.. .... ~ - - .... - - e. ~ er- n ~ -- -~----_. ----~----------- B B "g ~ 0 ~ '" ui '" CO t,.;:l ..g +-,~+-,a ~ <..i;;:j ~.-.~ ,..., .... w ,...., ~ _ _ .- .~ ~ t= ~ ,D E --::: g g ~, ~ ,D M "tJ ~ ~ ~ g..5.5 ~<iii ~ 5e~~ e~~ oSgO E .... co,D ~ ~ ~ .g ~+-'~::::::: oIlS> :.E~~ 4-< ~ C .... ..... ~ ~ +-' 0 r:/) o ~ 4-< ~. ~.o l-! .~ ~ 0 ~ "t) ~ ~ "9 .~ ::::::: B '" 0 M ,-'~ ~ ~ ;:I ~ 'P.,g ~ E-a~ _>~'CF0", g."'~ ~p..0'. O'."g~~~~-g ~g:g ~:3 o>,-~",,,,;:I ~u'" "'....g ~ .~ C2 3 E ~ ~ +-' ~ ~ oS ~ +-,ool-!p.,o~ .E.~8 :;..,.fj..::< ~ e '-' ~ '" x ~ >- t- 0 ?;. ~ .~ ~ '-' +-' > ~ ~ u ~ ....., '?fJ:;" 0 s~o"tJc~t,.;:l ~..".... ;.- "tJla~~~.t:l4-< .t:lO~~-g"tJ'-' ~ '" p.,S 4-<0 "Ca +-,;:j +-' - ~ - '""' ~ . ~ _ '" l-! '" ..... >- '" ~. ~ s~.......+-' ~+-' ~~'aN~8.~ -<~"Ca~.E:>,€g "tJro~~~o~ ~~ ~ 0 a ~4-< g ~'b~ 0....:;.. P..~ ~ ~ 0 ~ O.d .... ..... ~ ~ ;.- ~ l3 ;:I .t:'" e..d 0 "tJ ~ .;::; ~ p., t) ~ ""'. ~ '" ,..... ~~r-- ..... ::: c. 0 ~ 0 ~ ~.t:l- -'" _>"..,/"" ...........rot+:::,D.;::~r:/)+-'-' ~ ~ l-! l-! 0 ~ c ..... ;:j ~ ~ ~ 0 "tJ ~ v<E4-< ~"tJ ~~"tJ '" ~....o +-' go c 0"tJ ~ ~"tJ g ~ ~c.M"tJ_'=: ~ U +-' l-! ro $ ~ ,D '" ro ~ e 4-< p., 5' p.. 5 0 ,D .t:l g c.::::::: ~ IlS 0'. .::: 0 g. -os+-'+-'+-' ro~ ",~5-Q ~~ p.,~ gS~p.~ ~ 5 g e!3~ ~ 4-< .sa ~ ~ "tJ p., l-! >-.... p., ~ '" ~ +-' o 0 ~ p.,~0"tJ -S"tJ ~ ~ Q ~ 0 ~ ~~",>0"""'0~",;:I- .-8"tJt+::: o .~ .~ ~ 4) g. co ~ ~ "t) ~ -'" ... e (ii.,j '.p r:/) p., 0 > 0 ~ "tJ ~ 0 ~ ~ 0 co ~ ~ .8- ~ 0 l-! J<. ..... '" ~ ... t,.;:l ~ ro '-' p., ~ E ~~ocE....."tJ....:::::::cE~coo>-;:j~o 'rn '" 0 ':1 ~ '" .... c. .=: "tJ >-.... t.H ~~~~p:;.:::::::.:a,D~~~p.,;:j~~'" o':1.l-~o.Et- ~~-<-e g."t)-<oS & \0 8z '0 ~~ o~ ~& ~o ~~ Oz '=?~ ~~ -< C2z oS ~t: la~ p..~ Ie ;:I ~ 0 oz~ ~ ~ ... ..... g. ~ ... ~.d 6g 0 ~;-~ o o V'I ~ .q-V'I \0 _M~ -------.------ -- -~ I-- ~ - ~ - = .... 0 =~ ~~"" .S .;; - ~ ~ ~~~ ~=~-e ..e ~ ~ ~ "" .... .... lool ~ ',,", ~ ,.Cl = ,.Cl 0 ~~~~s~$= ~o= 'o~=~ oa=~~e,g~~ ~ .... ~ _ 0 = 0 ,;, zaa-e==""=~= o 0 ~ = .s ~ -e .... .. .S ~~.s '" ~''::; 5~~ _=~aa:.a=t-e-e ~~~e=~-ae;8 d ~ o ~ ~ ; ~ s ~ ~ u ~ ~ o~ c~~ ~ = u ~ \ " ~ \;lo ~ ~"" --.l. ~ ..... -.....! ~ ~ ~ ~ ~ rJl ~ ;;J CI ~ rL1 ~ C ~ U '- ~ ......2. '-4. ~ '~ ~~ ;;J ~ ~ o 6S ~.~ V' ~ ~~ o \\. ..J M \ ------------.--------- <:/ t"- -t; J- A ['('1 ~.r.-;, fvV I 2 z 7 , f,D { G I I.c- ( 7 L( 1 L~ 1..,5"2- >) Iv-{ >",Y( ~/1 -2. L{ t{ ~ -7~ .rz., ll-( }5'i '?./~ z 2 }..--z, (tool{. ( b. (, <0-..../ Ve S-:r /(+-v 5 ,-,v 5"~i' ~~'1-? "5 I{ (., ;. , (.('-1 ") zif' ( ~?? C( 00 ~",.(1 (..,,~3 /1 jy\JJ J-- y ( I r'\ cJ c-Cf...-"'- J \ 2 L(I ~ g'~ ~ <::::0>- ~_ (",,,J} ",.s~.s / t" "- ~h"~..,,,A ~<:: "'~"J :3) ?->~-"~H~"'-='-f' c~~fA.-=-+;. \. ~',. At t"\ -' \ . ..J./ de J 'i\ C/ I.. 0Z33f (y) /' ./ ..Y L- /{ -..!~ , A ~ . , , ('i'\ '- \ ....r .~ < /' E e---"-./~ pi. "1 ;- J I ~! <, ,) r r (",. ~; > ~.p-'. ": -- . ( '- '- ~ # r ) ~~ ~4'(' ~- ------ \1 '" / -~ /' j -----~ ~ _..--------- ,? / ~ _._---..~