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REVIEW COMMENTS DEPARTMENT OF DEVELOPMENT MEMORANDUM NO PZ 00-056 TO FROM Mayor Jerry Broening and City Commission Lusia Galav ~~ Senior Planner ~ March 3, 2000 DATE. SUBJECT Quantum Park - DRIA 00-001/MPMD 00-001 Master Plan Amendment #10 - Quantum Park and Village Second Addendum SECOND ADDENDUM This report is the second addendum to the Department of Development Memorandum No PZ 00-037 to the Planning and Development Board dated February 17, 2000 Updated information is provided regarding the above referenced project. Substantial Deviation Determination The only remaining issue regarding the substantial deviation determination for the proposed change relates to traffic impacts. Traffic Impacts. The applicant has provided the information requested by the Florida Department of Transportation (FDOT) and McMahon and Associates. All of the FDOT comments have been satisfactorily addressed The response from McMahon and Associates indicates they concur that the proposed development does not constitute a substantial deviation. However, they are recommending that it would be prudent for the City to require an analysis of the impact of the proposed change on the traffic conditions in the immediate area of the site This recommendation is based on the fact that the Quantum Park DRI has been amended several times over the past several years with out the benefit of a comprehensive traffic analysis Included as attachments to this memorandum are all the correspondence related to the traffic analysis for this project received by staff since the staff report addendum dated February 25, 2000 Based on a thorough analysis of all the information presented, staff concludes that the proposed change requested as Amendment #10 to the Quantum Park DRI does not constitute a substantial deviation pursuant to Florida Statutes Chapter 380 06 Final Recommendations Regarding the modifications to the Quantum Park Master Plan, staff continues to recommend that the request be conditionally approved subject to the following 1 The processing and approval of a Comprehensive Plan text amendment to the "Industrial" land use classification d~finition to allow residential uses, 2 The approval of the zoning code revision allowing residential uses in the PID (concurren,tly being processed), 3 School bus stops and the school boundary notice be provided as outlined in the attached letter from The School District of Palm Beach, County Florida dated February 28, 2000 Attachments. 1 Letter from the "'Department of Community Affairs (DCA) dated February 25, 2000 2. Letter from Pinder Troutman Consulting, Inc. to FDOT, District 4 dated February 25, 2000 3 Letter from the Florida Department of Transportation to DCA dated February 28, 2000 4 Letter from Pinder Troutman Consulting, Inc. dated February 28, 2000 5 Letter from The School Board of Palm Beach County, Florida dated February 28, 2000 6 Letter from McMahon and Associates dated March 2, 2000 2 . I . STATE OF FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS "Dedicated to making Florida a better place to call home" IEB BUSH Governor STEVEN M. SEIBERT Secretary February 25, 2000 Mr Michael Rumpf, Manager Planning and Zomng Department 100 E. Boynton Beach Boulevard Boynton Beach, FlorIda 33425-0310 m ~ ~ 2U 2:1 ~ @ RE The Quantum-Park NOpe (DeA Project No. ADA-I084-048) PLANNING AND ZONING DEPT. Dear Mr Rumpf The Department has completed Its review of the NotIce of Proposed Change (NOPC) for the Quantum Park Development of RegIOnal Impact (DRI), located m the CIty of Boynton Beach, Palm Beach County, Flonda. The NOPC was rendered to the Department on January 14,2000 The applIcant is requesting that the Development Order (D 0 ) for Quantum Park be amended to allow the followmg changes to the project: 1) Lot Switches-switch Lots 3,6, and 50B from Officellndustnal (011) to Industnal (I), SWItch Lots 39 and 40 from 011 to Governmental and Industnal (G&I); sWItch Lots 59, 60, 61, 62, 63, 64, 65A, 65B, 66, 67A, 67B, 67C, 83, 84, 85, 86, 87, and 88 from 011 to Mixed Use (MU); switch Lots 76, 81, and 82 back to Officellndustnal/CommercIal (OIC) from 011, and sWItch Lot 91 from OIC to Attraction and RecreatIOn (AR) for approved skatmg nnk; 2) AddItIon of New Use-addmg 500 resIdentIal urnts on 62.38 acres; 3) SImultaneous Increase/Decrease of Land Uses. Regardmg Item 1) Lot SWItches, these changes are presumed to be a substantIal deVIatIon under the prOVISIons of SectIOn 380 06(l9)(e)3., F S Regardmg Item 2) the addItIOn of 62.38 acres of new mIxed use (reSIdentIal), not already III the development order, compnses only 11 percent of the acreage and IS presumed not to create a substantIal deVIatIOn under SectIon 380 06(19)(e)5.a, F S The SImultaneous mcrease/decrease ofland uses (item 3) are presumed to be a substantIal deVIatIon under Section 380 06(l9)(e)5 c, F.S 2555 SHUMARD OAK BOULEVARD · TALLAHASSEE, FLORIDA 32399 2100 Phone (850) 488 8466/Suncom 278 8466 FAX (850) 921 0781/Suncom 2910781 Internet address http //www state fl us/comaff/ FLORIDA KEYS Area of Critical Slale Concern Field Office 2796 Dverse.. Highway. Suite 212 Marathon. Florida 33050-2227 Mr Michael Rumpf, Manager February 25, 2000 Page Two The Department has reviewed the proposed changes on the basIS of the cntena estabhshed In SectIOn 380 06(19), Flonda Statutes. The modIficatIOns concernmg the Lot SWItches and the SImultaneous Increase/Decrease of Uses are presumed to be substantIal deVIatIOns under the followmg SectIOn 380 06(19), F S., subparagraphs, (e)3, and (e)5 c The additIOn of a resIdentIal use that does not Involve more than 15% change m the acreage to a land use not prevIously approved IS presumed not to be a substantIal deviatIon under subparagraph (e)5.a. These presumptIOns may be rebutted by clear and convmcIllg eVIdence In response to thIS, the apphcant submItted InfOrmatIOn and traffic data that adequately rebut the presumptions. AddItIOnally these changes do not create a reasonable likelihood of any addItIonal regIonal impacts. Therefore, the Department does not raise any objections regardmg the modifications contamed m this NOPC If you questionS-concerning thIS matter, please contact Roger Wilburn, CommunIty Program AdmInIstrator, or Mark Lippert, Planner II, m the Bureau of Local Plannmg at (850) 487-4545 SIDcerely, ~ ~6; Growth Management Admirustrator CG/mgl cc Douglas MacDonald, PreSIdent, MFT Development, Inc Jim Snyder, DR! Coordmator, Treasure Coast RegIOnal Planrung CouncIl Eugene Gerhca, PnncIpal Engmeer, Moos Roos ASSOCIates PINDER TROUTMfitt CONSULTING. Itt(. ,2" February 25, 2000 2324 South Congress Avenue, Suite 1H West Palm Beach, FL 33406 _~__ (561) 434,16~4 Fax 434,1663 -;;~.n- r? ~inail pindertroutman@msn.com r;::;; ~ ~ R ',\ ,:, \2. 1'1 ' '~ \~ '\ _':~..~., 11\ i i\ ;;::;--~ .' I ' , .' I !wi I Ii \ -tI. I ~ \', i; " uJ\O - '2. ' I fIIM[\ Transportation Planners and Engrneers Mr Gus Schmidt FOOT, District 4 3400 W Commercial Boulevard Ft lauderdale, Fl 33309 \ I -- Re' Quantum Park NOPC - #PTCOO-06 Dear Mr Schmidt: The following information is provided to supplement the trip generation data forwarded to your office on February 17, 2000 Proposed changes to the approved Quantum Park land uses affect the land areas located north and south of Gateway Boulevard west of High Ridge Road. From a traffic perspective, the greatest change occurs south of Gateway Boulevard with the introduction of 500 multi-family residential units. Residential uses provide a better land use balance and also create a greater opportunity for the internalization of trips. Regardless, there is a projected increase in the number of outbound M1 peak hour trips and inbound PM peak hour trips. This increase is more than offset by the substantial decrease in the number of M1 peak hour inbound trips (2,231) and PM peak hour outbound trips (1,092). The increase in the number of AM peak hour outbound trips and PM peak hour inbound trips is not anticipated to have a substantial impact on the adjacent roadway network. The land area north of Gateway Boulevard has four (4) full median openings from Gateway Boulevard and High Ridge Road, the arterials serving the project The land area south of Gateway Boulevard has five (5) full median openings from Gateway Boulevard and High Ridge Road. It is important to note that the peak direction of traffic in the M1 peak hour is westbound and is eastbound during the PM peak hour It is projected that a majority of the AM outbound residential traffic will be eastbound toward 1-95 and the reverse will occur during the PM peak hour Therefore, the peak direction of flow on the adjacent arterial will not be affected Also, the increase in project directional traffic will not have a substantial impact on 1- 95, the only FIHS road serving the site. If you have any questions please do not hesitate to contact this office. Very truly Y7 ? //-~ ./" ~>;-/ // "'1,- //,,~ ", /-:.. ~ /' / "'-J P'? ~::/~//.. ,.. 'c /~' _P/C~ " " Kahart M. emai~, AICP / Pri nci pal cc: Bill Cross Annette lapkowski Jim Snyder Mark Lippert Eugene Gerlica Doug Mac Donald y'LlIsia Galdv I Jon",. c;".hl1)uh fW)..IlI, ., 17.(\1) 3. J€B BUSH COVER.""Oi'( ~ Flortda Depaytment of T-ransportation 3400 W Comrr.ercial Boulevard ForI; Lauderdale Fiorlda 33308.3421 TJV.I'!SPORTAT10N ''-\NNII'IC 0f71CE DISTRJCT 4 'Iclcphollt: (954) 77~-4001 ru: ('J~4) 77746..t TH():'tIAS f BARRY, JR. SECRETAR'I February 28 2000 Mr D Ray Eubanks Planning Manager Department of CommunIty Affairs 255:5 Shumard Oak Boulevard Tallahassee, FL 32399...2100 Dear Mr Eubanks. SUBJECT Quantum Park Development of Regional Impact (DR!) City of Bo)'nton Beach, Palm Beach County Notification of Proposed Change (Nope) As requested in the letter from Mr Kahart Pinder of PInder Tro'J.tman Consultmg, Inc. da:ed February 17,2000, the Department has reviewed the Quantum Park Development of Regional Ir.tpact (DR!) Notification of Proposed Change (Nope) supplemental transportation analysis that was revised pursuant to the Department's comments (FDOT letter to QCA - dated FebroaI) 1, 2000) The Quantum Park DRI was originally approved on December 18, 1984 as a. mixed-;.1Se development, Through amendments the development order now approves the following land uses commerCial, industnaJ, govemment/instltutIonal office, recreation and hote!. The applicant proposes revisions to the DRl Master Plan to create a mixed-use development that includes office, commerclal, and residential uses. The applicant has proposed the following changes to the Master Plan. Modifymg Lots 3 and 6 from Office/Industrial to Industrial to be conSistent "vith approved site plans Modifying Lots 39 and 40 from Office/lndust:-ial to Goycrnmentalrlndustrial since they were purchased by Palm Beach County School District. ModifYing Lot SOB from Office!Indus~rial co Industrial. Amendmg Lots 59, 60, 91, and 62 from Office/Industrial to Mixed4Use to be developed as part of the "Quantum Park and Village .. Amendlng Lots 63, 64, 65(A, B) 66, 67(A, B) and 67C from Officel1r.dustrialfCommerclal to Mixed,Use to be developed as part of the "Quantum Park. and \- ill age." ,^WN dct,s~ate fl us Mr D Ray Eubanks February 28, 2000 Page 2 Modifying Lots 76, 81, and 82 from Office/IndustrIal to Office/IndustnaL'Cornmerclal reversing the change made in the previous NOPC Modifying Lot 91 from Officellndustrial/Commerclal to AttractlOn and Recreation to reflect the approved ice rink and skatlng facilIty The follo\\oing are our comments. The applicant used an unkno\Yn trip generation rate fo~ the Auto Dealersbp Use Category in the Daily Trip GeneratIon Comparison. The Department applied the ITE daily "Average rate" of 37 SO per 1000 square feet to determine that the Auto Dealership would generate 1,990 daily trips and a total of 64,506 daily trips for the entire DR! The figure is still less than the approved 64,698 trips. . The study sho\\-"3 that the ncmber of directlOnal AM: peak hour trips out of the Quantum Park DRl increases by two hundred fifty-three (2;3) trips, and the :lumber of directional PM peak hour trips into the DR! increases by three hundred nmety-slx (396) trJps. The applicant's additional analysIs mdlcates that the increase will not impact tl:e external roadway system since the trips \'/ill be distributee to several links and will be traveling in t,e off peak directions. Also, the increased trips are distnbuted among project access points, and ",ill r.ot negatIvely impact surroundmg intersections. In summary, the Quantum Park DRl Nope provided to the Departm:nt is sufficien: and we have no further objections. Please feel free to contact tlus office at (954) 777-4601 should you have any queshons. Smcerely c:1W~;fj Yy\-t61 Gust vo Sc ldt, P.E. Di1ct Pia . ng Manager GS al cc: J1m Snyder, TCRPC Bob Roml! Joe Yesbeck Bill Cross S. 'J\.Al'II"ltoG'.il"CIl/IQU .tmJ.....or.; :ul c.:<: 4-. PI"DER TROOTMfI" CO"SOLTI"Ci. I"c. TransportatIon Planners and Engmeers 2324 South Congress Avenue, Suite 1 H West Palm Beach, FL 33406 (~fiHA34-1644 Fax 434,1663 ~ Em-ail pindertroutman@msn.com r> February 28, 2000 ------~- I~ Ms. Lusia Galav City of Boynton Beach Plannmg Department 100 E. Boynton Beach Blvd POBox 310 Boynton Beach, FL 33452 I I UAD ~ ~, t.ijLL. Ill, ""~' #fA -..... \ I ---- , i-----::-;"":7"G AND PL;'.\"""~~ "'PT -""'l.N\.1 01: . ,...--' ~ .__J Re: Quantum Park NOPC #10 - #PTCOO-06 Dear Ms. Galav' Attached are revised peak hour trip generation tables dated ~ebruary 28, 2000 Revisions to the tables, originally subm'tteq to your office on February 2, 2000, have been made based on comments contained in a letter from McMahon Associates, Inc. dated February 16, 2000 In particular, this letter addresses items 2, 3 and 4 on page 4 of the McMahon letter As in our previous correspondence, two (2) trip generation scenarios have been provided as you requested. Revised Exhibits 1 and 2 provide the AM and PM peak hour trip generation companson of the ADA approved land uses and the proposed land uses for NOPC # 10 Revised Exhibits 3 and 4 present the AM and PM peak hour trip generation comparison of the most recent NOPC land use (NOPC #9) and NOPC # 10 land uses. For your information I have also provided an Exhibit 5 which documents the daily Tri-Rail trip generation The results of correcting all the "discrepancies" identified in the McMahon letter is that the reduction in trip generation of the proposed land uses compared to the ADA land uses is greater than previously reported, during both the AM peak hour and the PM peak hour Exhibit 1 shows a reduction of 2,131 AM peak hour trips and Exhibit 2 shows a reduction of 834 PM peak hour trips. These reductions in peak hour traffic were previously reported as 1,979 and 697 for the AM peak hour and the PM peak hour respectively 00 not hesitate to contact thiS office if you have any questions. Cc: Eugene Gerlica Doug MacDonald <O~8': ~~~~ ~...,.:. ~ "- <0.. 'to 0"- 8 o ~ o z oIJ < o .0( 5- e c: " ~ c o oi: ~ c.. E o U c .2 _.-ta g ~ ~ ~'lI<a:i NUl.) 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N 5{ ~~~~~~:;~~M~:2~ :J~-CO"""'''''~ CO~COCOCO~N ~8 3 1 ~I ~ :J ~ c: .. ...J~ ~ -g ~ ~ ::J ;;; ; .~ ~ ~-' ~~v;~ SIa<llC2~ ~ ..:. ..:. ~ c.c ra ): ~ ~ .~ ,3 .~ ~ ,~ ;; ;; ~ ~ ~ < ~ ~ ~ 5 ~ 'Vi C :::E"'~UU~I- - '" '3 "g ",- ",0 ,g- ~ ~ ~~ g Z 0 QjQj.,xo ~~~~ ..... o ~ '" ~ .= :u c: ~ X UoI ~ ... Z ~ Z ~ ~ g '.-::t ~ <l ~~ ;.s - ~ -as ~ ;: ;; " ., C5 .& ~ ~ .~ j,l:- 3 d ~ s ~ ~ '0 -= ., ., a ~ ~ -5 ~ 8 :; ~ J\ ., - ~ Exhibit 5"" Quantum Park NOPC # 10 CJ=r, Kimley-Horn and Associates, Inc. Quantum ParI< DRI Trip Generation (ACT) Update UNO LOT .'. GROSS fLOOR , ACTUAL IT!!! I OWN ERS USE AREA TRIP Gl:N. (ADT) Florida Po....er &. LillMI Sub$I.IIUIl SIB 0 0 Pub!ix SUp4!l' Markets t I) 'ndustri;)1 5.5 420,000 2 12 SafelY Kleen Curl" )ndus!rj;)~ 460.47C.47B (P;)tt) 14.524 839 - S'I'stem~ Co.-ural, Inc. " Indust"OlI !l9A.89B (P;)(\) S.:?80 792 Style, ProP"r1'1 Ma"~garne(\l Of/icc 20 16,442 321 - CUlt B. JO^ Industrial 51^ 27 000 899 49 Olst:ibutol3. lroc. Jndu~lrial 4!1 50 000 1013 Unitl!d WJ.y ROlur,d;j FOTN OffiCII 4,5.~A 1 S 44:1 321 P;jl"., B<:ach Co. School Bo:a-d Public HiSh School tA41 B.41C.4:!^,426.43,44.4SA.4SiJ.SJ.S 2500 StucJent:s 2283 Trl Rail (J) Park & Ride 90A.908 24 6;J3 Motorola ) Office Il.13,1.- 100,000 l~Sj . J PjM II ^sso<:i.lte~ I Indu.suio1l 47,., (p3Itl.47B (p:artl 24 000 884 I Flowc:rs 80lken IndustriJI 47^ IlJo1tTl.47B lpartl. 4~ IOJn) 24 000 884 CarMOl:<(21 ^ula Deafe~hif'l 77.78.79.80 5J,072 122t ! Hampt(ln Inn HOlel 1 le7 rooms 778 Sun Senlinei Ware/1ouSlll 46....:p:ml 22,700 426 BGI !nduSlrie Ind\lstrio1l10fficc I )4,4,.346.35.36,37.38 ~5.000 Zelia , Extended S~y Amerfca (4) Hot.,1 39 '04 suiles ~10 TOTAL 18,037 I') puGlia ~1Iy lri, e-e"'lI4n C.;II.."I~t04 by 'pplylno I1li paak la obiIy Irtp ..aD, 10 ~l PM pe.a ncur l:l:ul11. 12lC:ar\l:la ~PQ"""'ClI1 b;o~Q(j ",.I~C ea.- ..le,:O rrlpa"... l,aoo=~.I.."/, I~' nR"..Ifij1e!lewd Qt! "wr~QoO ,'umD<< 01 O.;oily ~'''no...lrip$ on '",i.... J\ ""Con, (1) 6.._ $by Anlet1colll$;uo "All Suil.. HOle!" IT" ell.. I!<li_. Uncl \Jon c.Mo 311. (..4~"" "A..::l""e.:l:>'~-'_ n.~~ O~cA. 90 1.:1, z.~O 1O~ G.104 722202/wp/rcp0rt.5rrrip~8n wk4 03/03/00 1 6 FAX 1 56 J.l 0990 HCM.~ ASSOC ~ 002/002 ~t ~~~~'29!;J..!:~?9.S~~~ ~~S'. PRINCIPALS: Jo,ep~ W. McMo/...., I'!l!, ',d"., r. P!mordc. Ph.D P.i:. RESPO,,"SIVE T!l.~NSl'OR.'I'ATION SOlt:TIONS ASSOCIATES; JG..,.1t 1. D($40.,... P.l!, JGh. $. Dd'ol..." C""-,, A. Moon, P,E. March 2, 2000 Lusia Ga/av, Senior Planner Planning and Zoning Division City of Boynton Beach 100 East Boynton Beach Boulevard POBox. 3 10 Boynton Beach, FL 33425-0310 RE. Quantum Park DR! NOPC - Amendment # 1 0 McM Project No. M00037.0 Dear Ms- Galav' Based on OUI' review of new informatIon that was provided by the Department of Community Affairs (DCA), the Department of Transporta:ion and Pinder Troutman Consulting,lne., it is apparent that the proposed Amendment #10 to the Quantum Parle Development Order does not constitute a substantial deviation from the original Development Order In particular, the review by DCA detennined that the changes presented in NOpe Amendment #10 are not expected to exceed the enteria established in Chapter 380.06 (19). Florida Statutes. Also, revised tables presented by Pinder Troutman Consulting, Inc. resolved several questions that were raised by McMahon Associates during our review In light of this n=w information, McMahon, Associates concurs that the proposed development does not constitute a substantial deviation. However, while we also agree that the proposed change should not result in a significant increase in traffic from the development mix approved through Amendment #9) we still feel that it is prudent for the City to require an analysis of traffic conditions in the immediate area of the site, and tile impacts oftbis proposed NOPC. During our review of Amendment # 1 0, it became apparent that traffic impacu associated with changes to the original Development Order have not been subjected to scrutiny As an example. none of the amendmenu, since Amendment #3, have provided a Substantial Deviation Determination Chart. It is our opinion that NOpe Amendment 110 provides an opportunity to re-visit the premises that were adopted by the original DeveIopmel\t Order (which is almost 16 years old), and to determine the current and anticipated future operation of key roadways and intersections adjacent to the DR!. We are available to consult you on this issue, and provide further clarification, should you find it necessary If you have any questions concerning the above matter. please do not hesitate to call me. WWB:IJM1hsv f:\M00037 _O\DOCt1MENJ'S\ltrL0030JOO.DOC 2240 Woolbricitt Road. Suire 204 BOYllton Buch. llori..l:l 33416 561.364 1666 fiX 561 364.051510 e.ll';til: mcmrnna@"atc.llct Str~i", &ltt Mid.AlCl"ti~. .soutfttClJC And New E"~4Itd Rcrjo"~ DEPARTMENT OF DEVELOPMENT MEMORANDUM NO PZ 00-047 FROM City Commission Lusia Galav _ ~ Senior Planne ' February 25, 20do TO DATE SUBJECT Quantum Park - DRIA 00-001/MPMD 00-001 Master Plan Amendment #10 - Quantum Park and Village ADDENDUM This report is an addendum to the Department of Development Memorandum No PZ 00-037 to the Planning and Development Board dated February 17, 2000 Updated information is provided regarding the above referenced project. Substantial Deviation Determination As discussed in the attached memorandum to the Planning and Development Board, staff requested additional information regarding traffic impacts and the cumulative changes to the Quantum Park DRI Traffic Impacts. The applicant took the position at the Planning and Development Board meeting that they have provided adequate information to show that the traffic generated from the proposed change will not exceed the 63,752 trips originally approved for the Quantum Park DRI and will not create additional regional impacts Subsequently, the applicant's traffic consultant Mr Kahart Pindar from Pindar Troutman Consulting, Inc indicated to staff that he will prepare a response to the letter from McMahon and Associates requesting additional information That response has not been provided at this time Mr Pindar is also working with the Florida Department of Transportation to address their comments Included as attachments to this memorandum are all the correspondence related to the traffic analysis for this project received by staff to date Substantial Deviation Determination Chart: The applicant provided a draft of the Substantial Deviation Determination Chart at the Planning and Development Board meeting The chart was provided to the Department of Community Affairs (DCA) for their review Written comments from the DCA will be forthcoming Based on my telephone conversation today with Mr Roger Wilburn at DCA, the cumulative changes (increases and decreases) to the land uses as presented in the draft chart for the Quantum Park DRI have not exceeded the threshold requirements of Chapter 380 06 F S Therefore, the proposed change delineated in Amendment #10 is not presumed to be a substantial deviation under the criteria set forth in Florida Statutes 380 06(19)(e)5 c. Staff will make their final determination regarding the substantial deviation when all the information has been provided, including comments from the DCA and the Treasure Coast Regional Planning Council Attachments 1 Department of Development Memorandum No PZ 00-037 2. Letter from the Treasure Coast Regional Planning Council dated February 25, 2000 3 Letter from McMahon and Associates dated February 16, 2000 4 Letter from Pindar Troutman Consulting, Inc. dated February 17, 2000 5 Letter from the Florida Department of Transportation dated February 1, 2000 6 Letter from Pindar Troutman Consulting, Inc. dated February 2, 2000 7 Letter from Pindar Troutman Consulting, Inc. dated January 11, 2000 8 Draft Substantial Deviation Determination Chart 9 Quantum Park and Village Conceptual Site Plan 10 Quantum Park Master Plan for Amendment #10 2 I. DEPARTMENT OF DEVELOPMENT MEMORANDUM NO PZ 00-037 TO Chairman and Members Planning an:Jdev lopment Board Lusia Galav Senior Plann February 17, 2000 FROM DATE SUBJECT Quantum Park - DRIA 00-001/MPMD 00-001 Master Plan Amendment #10 - Quantum Park and Village NATURE OF REQUEST Quantum Park of Commerce is a partially built-out Development of Regional Impact (DRI) comprised of 553 13 acres, zoned Planned Industrial Development (PID) It is located on the west side of 1-95, between Miner Road extended and the Boynton Canal - (C-16) (See attached Exhibit "A - Location Map) The applicant, MFT Development, Inc. is requesting an amendment to the Quantum Park DRI Development Order (D 0 ) adopted December 4, 1984 by Ordinance No 84-51 The original DO was subsequently amended nine (9) times by Ordinance Nos 86-11, 86-37, 88-3 94-10, 94-51, 96-33, 96-65, 97-20 and 99-05 The current Master Plan for Quantum Park is provided in Exhibit "B" - Existing Master Plan. Amendment #10 proposes to once again change the approved uses on several lots in the Master Plan mainly to allow for a mixed use development called "Quantum Park and Village" The proposed changes to the Master Plan are depicted in Exhibit "C" - Proposed Master Plan and described as follows 1) Change in the Master Plan designation of Lots 3 and 6 from Office/industrial to Industrial use, 2) Change in the Master Plan designation of Lots 39 and 40 from Officellndustrial to Governmental and Institutional use, 3) Change in the Master Plan designation of Lot 50B from Office/Industrial to Industrial, 4) Change in the Master Plan designation of Lots 59, 60, 61, and 62 from Office/Industrial to Mixed Use, 5) Change in the Master Plan designation of Lots 63 64 65A, 658 66 67 A, 678 and 67C from Office/Industrial/Commercial to Mixed Use, 6) Change in the Master Plan designation of Lots 76 81 and 82 from Office/Industrial to OfficellndustriaflCommercial use, 7) Change in the Master Plan designation of Lots 83, 84, 85 86, 87, and 88 from Office/Industrial/Attraction and Recreation to Mixed Use, and 8) Change in the Master Plan designation of Lot 91 from Officellndustrial/Commercial to Attraction and Recreation use BACKGROUND An amendment to a Development of Regional Impact (DRI) is first and foremost governed by Florida Statutes Chapter 380 06 (19) - Substantial Deviations The applicant has submitted a Notice of Proposed Change (NOPe) in accordance with the statutory requirements The NOPC is reviewed by the Florida Department of Community Affairs (DCA) the Treasure Coast Regional Planning Council (RPC) and the City The DCA and the RPC review the proposed NOPC and provide comments following the procedures outlme in Chapter 380 06 (19) The City's Land Development Regulations Chapter 1 5, Sec. 4 3A requires a preliminary review by the Planning and Development Board of an amendment to a DRl Chapter 380 06 F S requires that the local governing body hold a public hearing to review and approve the NOPC The City Commission is required to determine whether the proposed change to the Quantum Park DRI is or is not a substantial deviation as defined in Chapter 380 06 (19) If it is determined that the requested change is a substantial deviation then further review will be required pursuant to the statutory requirements If the City Commission determines that the proposed change is not a substantial deviation then they may take action to approve or deny the requested change The original DRI Development Order adopted a Master Plan for Quantum Park. That Master Plan has been amended over the years, the latest change being made in March, 1999 The proposed Amendment #10 alters the approved land uses for that Master Plan Therefore the review of the DRI amendment also constitutes a review of the changes to the Master Plan for Quantum Park. In addition to the state statutes, staff has reviewed the Master Plan in accordance with Land Development Regulations Chapter 2, Section 7, Planned Industrial Development and Chapter 3, Master Plan Approval First review comments were generated and are attached as Exhibit "D" The applicant requested an expedited review schedule agreeing to waive the opportunity of a second review by the TRC ANAL YSIS Notice of Proposed Chanqe(NOPC) - Substantial Deviation The criteria for determining if a proposed change to a DRI is a substantial deviation are outlined in Chapter 380 06 (19) In reviewing the statute section staff determined that at least five of the criteria apply to the proposed change for Quantum Park DRI The first three criteria fall under subsection (b) which reads as follows "Any proposed change to a previously approved development of regional impact or development order condition which either individually or cumulatively with other changes exceeds any of the following criteria shall constitute a substantial deviation and cause the development to be subject to further development-of- regional-impact review without the necessity for a finding of same by the local government:" The applicable criteria under this subsection are discussed below 1 Chapter 380 06(19)(b)9 , An increase in the number of dwelling units by 5 percent or 50 dwelling units, whichever is greater 2 The proposed change introduces a new land use category into the DRI Master Plan - Mixed Use The Mixed Use category includes an addition of 500 residential dwelling units The proposed change exceeds this criteria Based on several conversations with representatives at DCA, additional criteria apply in the case of a new land use not previously introduced in the DRI In this case the criteria outlined in Chapter 380 06(19)(e)5 a. applies That criteria is discussed below and would over ride the determination above 2. Chapter 380 06(19)(b)10 , An increase in commercial development by 6 acres of land area or by 50,000 square feet of gross floor area, or of parking spaces provided for customers for 300 cars or a 5-percent increase in any of these whichever is greater The proposed change indicates an increase in the commercial square footage of 301,880 square feet. The existing Master Plan and Development Order limit the commercial square footage to a maximum of 426,888 The proposed Master Plan (Note #2) and Development Order language limit the commercial square footage to 728,768 This constitutes a 70 71 % increase in permitted commercial square footage The proposed change exceeds this criteria However, because the proposal also decreases office uses Chapter 380 06(19)(e)5 c applies This requirement allows the consideration of net changes resulting from the reduction in square footage in one category to offset increases in another use category That criteria is discussed below Because the applicant has failed to provide the Substantial Deviation Determination Chart as required to properly evaluate the net change this criteria cannot be analyzed properly The applicant has been requested to provide the chart. 3 Chapter 380 06(19)(b)15., A 15-percent increase in the number of external vehicle trips generated by the development above that which was projected during the original development-of-regional-impact review The applicant submitted a brief traffic analysis with the NOPC that provides trip generation for the entire DRI by proposed land use only This analysis indicates that a total of 63,737 trips will be generated which is 15 trips less then the 63,752 vested for the DRI Staff determined that the analysis provided by the applicant was not sufficient to determine the impacts of the proposed change and requested that additional information be provided The data request was included in the 1 st review comments attached as Exhibit D" In addition, there is a requirement in the DRI Amendment #8 adopted by Ordinance No 097 -20 that any future amendment involving a change to the permitted land uses must provide a traffic study that is to be reviewed by an independent traffic consultant at the expense of the applicant. McMahon and Associates is providing the independent review of the traffic analysis The review is ongoing at this time The results will be available to the City Commission for the scheduled Public Hearing on March 7 2000 The fourth and fifth criteria which are applicable for review of this proposed change are provided in Chapter 380 06(19)(e)5 which states "The following changes to an approved development of regional impact shall be presumed to create a substantial deviation Such presumption may be rebutted by clear and convincing evidence" 4 Chapter 38006(19)(e)5.a., A change proposed for 15 percent or more of the acreage to a land use not previously approved in the development order 3 The proposed change introduces a new category of land use identified as Mixed Use This new land use category is proposed to include a mix of commercial, office and residential uses The residential use is an entirely new use for this DRI development. At present the PJD zoning regulations, Chapter 2 Section 7 F prohibits residential uses except for hotels and motels The applicant has requested a code revision to allow residential uses in a PID in excess of 500 acres The Mixed Use category will include 62 38 acres which is 11 27% of the total 553 13 acres comprising the Quantum Park DRI The proposed change does not exceed this criteria 5 Chapter 380 06(19)(e)5 c., Notwithstanding any provision of paragraph (b) to the contrary, a proposed change consisting of simultaneous increases and decreases of at least two of the uses within a authorized multiuse development of regional impact which was originally approved with more than three uses specified in 380 0651(3)(c), (d), (f) and (g) and residential use. As part of the NOPC application the applicant is to complete a "Substantial Deviation Determination Chart" This requirement is also addressed in Chapter 380 06(19)(e)4 , which states Any submittal of a proposed change to a previously approved development shall include a description of individual changes previously made to the development, including changes previously approved by the local government. The local government shall consider the previous and current changes in deciding whether such changes cumulatively constitute a substantial deviation requiring further development-of- regional- impact review" The applicant has failed to provide this chart citing that it has not been done since the Second Amendment to the Development Order and because of the numerous changes to the project, completing the table would not be productive Staff and DCA disagree with this argument. The scope of the proposed change requested in this NOPC requires that the Substantial Deviation Determination Chart be submitted The information necessary to make a determination based on this criteria would be provided in the chart. Because of insufficient data, staff is unable to make a determination regarding this criteria at this time Conclusion If the proposed change meets anyone of the first three criteria analyzed above then it is a substantial deviation and is subject to further deve!opment-of-regional-impact-review If it meets either of the last two criteria it is presumed to be a substantial deviation and may be rebutted by clear and convincing evidence At this time staff continues to review the evidence provided by the applicant. The traffic impacts are under study at this time and additional information has been requested It is also necessary for the applicant to provide the Substantial Deviation Determination Chart to clarify any further substantial deviation claims No substantial deviation recommendation can be made until all the evidence requested has been provided by the applicant and reviewed by staff DCA and the RPC Master Plan Modification The proposal submitted for the NOPC modifies the approved Master Plan for the Quantum Park DR! The nature of the changes to the Master Plan fall into two categories The first set of changes are housekeeping items to reflect the uses which are existing at this time The second 4 set of changes introduce into the Master Plan the 62.38 acre mixed use development known as "Quantum Village" A descriptive summary of these changes is provided below Lots 3 and 6 The land use designations for these lots have been changed to Industrial (I) from Office/Industrial (0/1) The change is being made to be consistent with the approved site plans for warehouse, distribution and storage facilities These facilities are Bocar properties, 4 075 acres (Lot 3) and Stanton Magnetics, 2.232 acres (Lot 6) Lots 39 and 40 The land use for these two lots has been changed to Governmental and Institutional (G&I) from Officelindustrial These lots were purchased by the Palm Beach County School Board and are used for parking purposes The total acreage of the two lots is 5 008 Lot50B This 4 250 acre lot has been changed from Officellndustrial (01) to Industrial (I) No explanation was given Lots 76, 81. 82 These lots have been changed from the Office/industrial (01) land use category to the Office/Industrial/Commercial (OIC) category The previous DRI Amendment #9 changed them to their current (01) designation from the proposed (OIC) designation without consent from the subject property owner No other explanation was provided for this change These three lots comprise 12 823 acres Lot 91 This lot has been changed from Office/Industrial/Commercial (OIC) to Attraction and Recreation (AR) This change is made to reflect the approved development for a dual ice rink - skating facility known as "Frozen Ponds" Tract 91 is comprised of 6 550 aces. The (AR) land use designation proposed for this site is being reviewed for appropriateness by the Treasure Coast Regional Planning Council They expressed concern to staff whether Frozen Ponds meets the DRI definition for the AR land use category The RPC comments, if any, will be available for the scheduled public hearing for this NOPC, and could lead to maintaining this lot with the Commercial" designation, and various other changes to the lot use designations to offset this unanticipated "Commercial" acreage increase Lots 59, 60. 61,62,63,64, 65-A. 65-B, 66. 67-A.67-B, 67-C, 83, 84. 85. 86. 87, and 88 These 18 Lots are being changed from Office/Industrial (01), Officellndustrial/Commercial (OIC) and Office/ Industrial or Attraction and Recreation (01 & AR) to Mixed Use (MU) The Mixed Use category is not clearly defined at this time but will include a combination of office commercial and residential land uses A conceptual site plan titled "Quantum Park and Village" was submitted with the application This site plan represents a type of "urban village" concept that is the departure from the original intent of the Quantum Park DRI specifically due to the introduction of residential land use A total of 500 residential dwelling units are proposed for this 5 site The conceptual site plan is not the subject of any approvals at this time The total land area for these 18 lots is 62 38 acres The major focus of the analysis for this Master Plan amendment is the proposal for the Mixed Use land use category The Quantum Park DRI has been amended nine times over the years which is not unusual for a DRI of this type The Florida Statute governing the DRI process Chapter 380 06(19) provides for and anticipates amendments stating that "There are a variety of reasons why a developer may wish to propose changes to an approved development of regional impact, including chanqed market conditions The Proposed change requested by Amendment #10 is a significant departure from the existing character of development for the Quantum Park DRI This proposed change to the Master Plan was analyzed from two perspectives The first is the potential for creating additional regional impacts The second is the consistency and compatibility of the proposed change with the regulations and policies adopted by the City through the Comprehensive Plan, Land Development Regulations and other applicable studies such as the Visions 20/20 plan Regiona//mpacts A development has gone through the DRI process because the projected impacts are considered regional in nature Any change to that development must be analyzed to determine if the changes proposed create additional impacts above and beyond what was originally identified and mitigated In the case of the Quantum park DRI the major issue is whether there will be an increase in traffic resulting from the land use redistributionlredesignation A provision in Amendment #8 to the Quantum Park development order requires that A traffic study shall be submitted with any future application requesting a change in use designations on any lot. The City shall hire at the applicant's expense, an independent traffic consultant to review the study" In accordance with this provision the City has retained McMahon and Associates to conduct the review of the applicants traffic study In analyzing the traffic impacts, trip generation and operational characteristics of those trips are taken into consideration The applicant's initial traffic study provided trip generation data only for the proposed change Staff's 1st review comments requested additional data including AM and PM peak analysis, trip distribution and assignment and a comparative trip generation table The applicant provided the additional data and it was forwarded to McMahon and Associates for their review McMahon and Associates has also requested additional data from the applicant that has been forwarded to the applicants traffic consultant. At this time the analysis for traffic impacts is on-going No determination has been made The recommendation of the traffic consultant will be available for the Public Hearing on the amendment request. The Department of Community Affairs and the Treasure Coast Regional Planning Council focus their review of the amendment on regional issues exclusively Staff has received preliminary comments from FDOT regarding traffic which also requests additional information be provided by the applicant. Both DCA and the RPC comments on this project will be available on or after February 25 2000 which is their deadline for review of this amendment. Comments from these agencies will be inserted into the analysis once received 6 Consistency and CompatibHity with City Policies Comprehensive Plan - In the NOPC for this amendment, the applicant responded negatively to Question 11 asking whether the proposed change will require an Amendment to the City's Comprehensive Plan citing Policy 1 16 1 which outlines the permitted uses in the Industrial category What is at question is the residential use proposed with this amendment. It is true that the Industrial category allows those uses permitted in the Office Commercial and Local Retail Commercial land use categories if approved as such in a planned industrial district. The Local Retail Commercial land use category does permit multi-family residential development. However, the narrative providing for the permitted uses in the Industrial category speaks to Industrial and Planned Industrial Development uses only including ancillary commercial and office uses It does not mention residential nor was it the intent of the Comprehensive Plan to permit residential uses in the Industrial category The data and analysis for this land use category does not take into account residential use The applicant cites the City's Comprehensive Plan objectives and policies promoting mixed use development. This Objective 1 15 states "The City shall encourage planned development projects which are sensitive to characteristics of the site and to surrounding land uses, and mixed use projects in locations which are appropriate, and utilize other innovative methods of regulating land development." The accompanying policies address commercial/residential mixed uses being allowed in the Mixed Use and Local Retail Commercial land use category No mention is made of allowing them in the Industrial category The mixed uses promoted for the Industrial land use category are commercial/industrial and commercial/warehouse uses There are two policies in the Future Land Use Element of the Comprehensive Plan which seek to ensure the continued availability of land for industrial uses These policies are being amended in the EAR process and the amended version is provided below Policy 1 19 2 The City shall provide continued effort to allow for industrial acreage which can accommodate the approximate industrial employment which has been projected in the Future Land Use Element, and prohibit conversion of land desiGnated "Industrial" on the currently adopted Future Land Use Map unless such conversion would Generate a ranGe of employment choices for current and future residents. provide Goods and services of reGional importance, and retain reGional fiscal and economic siGnificance, Policy 1 19 4 The City shall continue to encourage and enforce the development of Industrial land as industrial parks or concentrated industrial areas in order to maximize the linkage between complementary industries During the review of the last several changes to the Quantum Park PIDIDRI staff has emphasized the potential loss of parcels designated specifically for industrial use As stated in the staff report for Amendment #9 this conversion began with the accommodation for the planned high school which removed approximately 40 adjacent acres (12 parcels) from the "Industrial" category and included the conversion of several parcels from "Industrial" or 'Office to Commercial" for the Carmax project. The proposed change for Amendment #10 continues the trend away from a strictly industrial park development to an expanded mixed use concept allowing a variety of land uses including residential It is evident from the review of the Comprehensive Plan that the current policies of the City maintain and promote the availability of land for industrial development as well as provide for certain traditional types of mixed use development. The amendment as proposed challenges 7 those policies Although no additional acreage is proposed, the amendment changes the distribution of land uses in the Quantum Park DRI by reducing industrial and office uses, increasing commercial uses and adding a residential component. One purpose of the Future Land Use Element of the Comprehensive plan is to provide for a balance of land uses to meet the needs of the City and it's residents This also assists the City to determine and provide the necessary public services for the anticIpated population and development. The proposed change for Quantum Park does affect the data and analysis used to provide the basis for the land use policies and distribution In particular, the Comprehensive Plan projected a surplus of commercial land use without further increases by the build-out date The proposed Quantum Park amendment does not add additional commercial acreage but does add a significant amount of commercial square footage Also, despite the supporting role that residential uses have in the success of mixed use projects, the addition of the residential units will affect the population projections for the city which in turn impacts local resources such as parks schools and other public services Approval of the amendment as proposed requires the City to adjust it's policies regarding mixed use development and to assess the impacts that the proposed change will have regarding the Future Land Use Element of the Comprehensive Plan At a minimum, a Comprehensive Plan amendment would be required for the current proposal to allow for residential and mixed use development as proposed During this process the City will be able to evaluate the impacts of the DRI land use changes as they relate to the data and policies in the Comprehensive Plan Land Development Requlations - The Quantum Park DRI is zoned Planned Industrial Development (PID) As stated in Land Development Regulations Chapter 2, Section 7 Planned Industrial Districts "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 changes in the technology and land development and relate the development of land to the specific site and conserve natural amenities" Once again the proposed change puts more emphasis on the mixed use concept favoring commercial uses rather than industrial as is the intent of the code In addition, the list of prohibited uses in the PID zoning district includes residential uses except for hotels and motels The proposed amendment to the Quantum Park Master Plan requires that the PID section of Chapter 2 Zoning be amended to permit the addition of 500 residential units The applicant has submitted a code revision application They are proposing language that will allow residential uses only in a PID of over 500 acres That application is being reviewed simultaneously and is the subject of another staff report. Conclusion The proposed change to the Quantum Park DRI/PID requires the City to shift its policies regarding industrial land use In order to accommodate the type of mixed use development proposed for this PID the Comprehensive Plan and Land Development Regulations must be amended RECOMMENDATIONS Pursuant to Florida Statutes Chapter 380 06(19) Substantial Deviations, the applicant has attempted to justify that the proposed change does not constitute a substantial deviation to the Quantum Park DRI The applicant must provide clear and convincing evidence supporting this assertion The applicant must provide additional information before a determination of no 8 substantial deviation is made by the City The additional information which must be provided includes 1 Traffic analysis data requested by the City and McMahon and Associates which analysis is found by McMahon and Associates not to create additional regional impacts 2 The Substantial Deviation Determination Chart showing that the increases and decreases in the Quantum park DRI meet the threshold requirements of Florida Statutes Chapter 380 06(19)(e)5 c Regarding the modification to the Quantum Park Master Plan staff recommends that the request be conditionally approved subject to the applicant filing and receiving approval for a text amendment to the Comprehensive Plan and the approval of the zoning code revision allowing residential uses in a PID S:IPLANNINGISHAREDIWPIPROJECTSIQUANTUM 200CIDRI MPMD OO-OO11STAFF REPORT.DOC 9 LJCATIOt~-' MAP - QUANTUM PARK .-11 II Rllli'liTd~IIIIII" 711: I _ r'j:. ,.:. :6" ... ~I ~ I dJ i?k'J,~'J I - r:. ~ :=:Jill tiKi, j- ~ i~~~~~,~ _) ~ I ,~~~ 1" ~ ~ '8 J!.t.1 ~ '>~ 7 << ~ ~1JJ .J7fj ill . 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'fl EXHIBIT "D" ConditIOns of Approval Project name QUANTUM PARK DR! FIle number' MPMD 00-001 Reference REVISED 1st Review. New SIte Plan. FIle wIth. January 1 L 2000 Plannmg and Zoning Department date stamp marking DEPARTMENTS INCLUDE REJECT PUBLIC WORKS Comments. NONE X UTILITIES 1 The master plan indicates a significant change m usage from office/ X commercial/industrial to mixed use in several locations. Addmg a resIdential component wIll require are-reVIew of the water and sanitary sewer demands to be placed on our systems. Please have the applicant provIde estImated demands for all of the proposed changes. FIRE Comments NONE X POLICE Comments. NONE X BUILDING DIVISION Comments. 2 SubmIt a letter describmg the proposed changes. X 3 To verIfy complIance With the maxImum mtenslties that are described X Within note number two, submIt square footage computatIOns of the gross floor area of the existmg SItes that have development order approval. Identify the lot number and total floor area square footage of all sites WIth development order approval. Total the floor area and categorize them in the land uses that are Identified 10 note two ENGINEERING DIVISION Comments. NONE X P ARKS AND RECREATION Comments. NONE X FORESTER/ENVIRONMENT ALIST Comments' NONE X PLANNING AND ZONING Page 2 Quantum Park DR! File No MPMD 00-001 DEPARTMENTS INCLUDE REJECT Comments 4 The Notice of Proposed Change (NOPC) document which accompames thiS X Master Plan reVISIOn does not account for Quantum Lots 83-88 10 the narrative prOVided for QuestIOn #5 Add these lots to the list as 5 11 changmg the use from "01 or AR" to"MU" as shown on the Master Site Plan and prOVided 10 the acreage table on page 4 of the NOPC report. Also, for your records, the 8th Amendment was adopted by the City on June 3, 1997 by Ordmance No 097-20 The NOPC document, page 5 shows the date of adoptIOn as March 17, 1997 5 ReVise Item #2 under the Notes sectIOn on the Master Site Plan sheet to X reflect the uses and mtensltles as proposed by Amendment # 1 0 6 Under the conditions of Amendment #8 to the Quantum Park D 0 and X Chapter 3, Article IV of the Land Development RegulatIOns a traffic analysis IS reqUired for this Master Plan approval In addition a traffic analysIs IS required to assist 10 determmmg if the proposed changes will generate additIOnal regIOnal impacts pursuant to Chapter 380 06 (18) Substantial DeviatIOns. A traffic statement was provided but IS msufficlent to proVide the analYSIS reqUired. Provide a traffic analYSIS for Amendment #10 which at a mimmum mcludes. - An AM and PM peak analYSIS for uses proposed 10 Amendment # 1 0, partIcularly the 500 residential umts, - Trip distributIOn and assignment for the proposed use changes, - Comparative trip generation table providing data for the uses orIgmally approved, those recently approved (Amendment #9) and those uses proposed for Amendment # 1 0 This traffic analYSIS Will be reviewed by an mdependent traffic consultant as required by Quantum D 0 Amendment #8 7 Quantum Park DR! development IS delinquent 10 proViding the reqUired X annual report for the year 1998 In addition, the 1999 annual report IS due February 15,2000 Annual reports must be provided 10 order to maintam the eXistence of the DO and the vested rights associated With it. As a condition of approval of this Master Plan Amendment #10 the 1998-99 Annual report may be combined and submitted to the City's Planning and Zoning Department no later than May 1, 2000. 8 Industrial tracts #47-A and #47-B are not labeled on the Master Site Plan. X Label these tracts. 9 Approval of the Master Plan IS contmgent upon a findmg of no substantial X deViatIOn by the City The applicant must prOVide additIOnal informatIOn before a determmation of no substantial deViation IS made. The additIOnal information mcludes - Traffic analYSIS data requested by the City and McMahon and ASSOCiates which analysis is found by McMahon and ASSOCiates not Page 3 Quantum Park DR! FIle No. MPMD 00-001 DEPARTMENTS INCLUDE REJECT to create additional regional impacts. - The Substantial Deviation DetermInation Chart showing that the Increases and decreases In the Quantum Park DR! meet the threshold reqUirements ofFlonda Statutes Chapter 380 06(19)(e) 5 c 10 Approval of the Master Plan IS contIngent upon the applicant filing for and X receiVIng approval for a text amendment to the Comprehensive Plan to permit residential use in the Industrial land use category 11 Approval of the Master Plan is contIngent upon the approval of the X applicant's code revision request to permit residential development for large scale projects in a PID zoning district. ADDITIONAL PLANNING AND DEVELOPMENT BOARD COMMENTS 12 Delete comment #2 X 13 Delete comment #3 X 14 Delete comment #4 X 15 Delete comment #6 X 16 Delete comment # 9 X 17 Delete comment #10 X 18 The Quantum Park PID master plan shall be limIted to a maximum of 500 X dwelling units. ADDITIONAL CITY COMMISSION COMMENTS 19 To be determIned. J \SHRDA TAiPLANNmGISHAREDlWPIPROlECTSIQUA:-''TUM 2000IDRl ~MD OO-OOIICONDITIONS OF APPROVAL CC 29,OODOC ~." ~ ~ ;~. ~. t" ..\ t;,'''' t'.',. ,.. Y;" r ~~ ~. ,,!;,.~ ~'. ~;... - I~~; . " ., FEB-25-2000 16 01 TCRPC r -~ II treOll--e -- st. lucl. c:()~ regional plannlog council 5612214067 P 02 it February 24, 2000 Mr Mlchael W Rumpf Planning and Zoning Director City of Boynton Beach 100 E. Boynton Beach Boulevard Boynton Beach, Rorida 33435 Subject. Quantum Park Development of Regional Impact Substantial Deviation Detenninatlon Dear Mr Rumpf: In accordance with the requirements of SectIon 38006(19), Florida Statutes (F S ), we have reviewed the "NotIfication of a Proposed Change to a Prevlouslv Approved Development of Regional Impact (DR!)" (NOPe) for the Quantum Park DR! dated January 11 2000 and additional information submitted on January 20, 2000. The NOPC proposes the followmg revisions to the master plan. 1) Lots 3 and 6 land use deSIgnatIon is to be changed from office/industrial to Hldustrial. "-' 2) Lots 39 and 40 land use designation is to be changed from office/industrial to governmentaVinstitutional. ~ !~.~ :r , 3) Lot SOB land use deslgnatlon is to be changed from office/industrIal to industrial. 4) Lots 59, 60, 61,62 land use deSignation is to be changed from office/industnal to mixed use. 5) Lots 63, 64. 65A, 65B, 66, 67 A, 67B, and 67C land use designatIon is to be changed from office/industrial/commercial to mixed use. 6) Lots 76, 81, and 82 land use designation IS to be changed form office/industrial to office/industrial/commercIal 301 eaS! ocean bo"levard 5l1ita: JDO 5tllDrt. f10rida 34994 phone (561) 2f 1-4060 Ie 169.4060 fox (561)121-4067 FEB-25-2000 16 02 TCRP: 5612214067 p 03 ".. Mr Michael W Rumpf February 24, 2000 Page 2. 7) Lot 91 land use de:ngnatIon IS to be changed from office/industrial/commercIal to attraction and recreatIon to reflect the approved development of a dual ice rink-skatIng facilIty The applicant proposes to decrease office and industrIal square footage to allow additional commercial square footage and 500 dwelling umts, The proposed changes are presumed to create a substantIal deviation pursuant to Section 38006(19)(e)3., 380.06(l9)(e)5.a and c, Flonda Statutes, Additional mformation as requested by the FlorIda Department of Transportation (see attached letter) is required to determine whether the proposed changes will or will not create aJ1Y additional reglOnal impacts. A revised notice of proposed change was received on February 21, 2000 The applicant submItted addItIonal traffic mformatlOn to address FOOT concerns and revIsed the land uses on Jots 83, 84, 85, 86, 87, and 88 from OfficeJIndustnal or Attraction and Recreation to mixed use to be consistent with the revised master plan. Council has reviewed the addItional mformatlon and determined that the proposed changes wIll not create any addItIonal regional Impacts. Council recognizes and appreciates the applicant's efforts to create a good mIX and arrangement of land uses and to prOVIde for a more sustainable form of development for a portion of the proJect. GIven the direction prOVIded in the Strategic RegIonaJ Policy Plan, perhaps the new plan of development for the proposed Quantum Park and Village portIon of the project could be perfected further by clearly defining the commercia] and resIdentIal distncts and improving these di!itricts by' 1) COMMERCIAL DISTRICT . Create a Network of Streets . Minimize the use of roundabouts. Keep them only where the v are necessary (Gateway & Main or Gatewa) & High Ridge) . Move the Mixed-Use Complex (Theatres, restaurant, book ~tore) closer to the street. Keep parking in rear · Place buIldmgs in such a way that in the future, they Will be hning me streets and parking can be acconunodated In the core of the blocks, in parking structures whenever necessary . RedeSign the boulevard's section for Main Street. One 11' lane 10 each dIrectIon and one S'on-street parking lane on either side · Create well-defined pubhc spaces/plaza that will give Quantum Park CIVIC pnde. . Revlew High Ridge and Gateway Continuous parking flanks them. . Allow for residential uses above shops. FE8-25-2000 16 03 TCRPC 5612214067 P 04 .. ~ Mr Michael W Rumpf February 24, 2000 Page 3 2) RESIDENTIAL DISTRICT . Create a Network of Street.~ · Create Blocks that are defined by buildmgs · RemTangeparbng Council staff will be meeting with the applicant to discuss possible revisions to the site plan that would further the goals and policies of Council's SRPP Please call if you have an) questlons. ~Sinc.re~ ~ James T Snyder DR! Coordinator cc, Roger Wilburn, FDCA Eugene Gerhca. Apphcant TOTAL P 04 3, ~MCMAHON ASSOCIATES. INC ,.. .:.......... ..... --- ...... ......~ .........:. ...... RESPONSIVE TRANSPORTATION SOLUTIONS PRI:o-iCIPALS Joseph W. .\1c.\Iahon, P.E, Rodne\' P. Plourde. Ph,D P.E, ASSOCIATES Joseph J DeSantis. P.E, John S, DePalma Case" A, Moore, P,E, LUSla Galav, Semor Planner Planmng and Zomng DIVISIon Crt} of Boynton Beach 100 r-:ast Bovnton Beach Boulevard POBox 310 BOYrlton. Beach, FL 33425-0310 February 16,2000 Irof;LL~- . ..~_. , In]' , UU~~ I 7 LDUU :I ~ p~, iHNG AND J 7,-11 ~ 0 . ,,'';' . ;"u EPI RE ReVIew of Traffic Analysis for Quantum Park DR! NOPC - Amendment #10 McM ProJect No M000370 Dear Ms. Galav McMahon ASSOCIates, Inc. has revIewed the "NotIficatIOn of a Proposed Change to a PrevIOusly Approved Development of RegIonal Impact (DRI)" (NOPC) for the Quantum Park DR!, dated February 2, 2000 In:::ludcd arc our comInents regarding thIs submIttal. In general, It IS our findmg that the applIcant's submittal lacked sufficient mformatIOn for a proper and thorough reVIew We understand it IS theu positIon that no supportmg mformatIOn IS requued because they belIeve the proposed change does not qUalIfy as a SubstantIal DeVIatIOn. GIven the proposed changes, we belIeve adequate documentatIOn must be presented to substantIate theIr claIm that the proposed changes will not sigmficantly Impact the region. Based upon our reVIew, It appears that the proposed changes do constitute a SubstantIal DeVlatIOn. Accordmgly, we have Identified specific areas of concern for whIch we belIeve addItIOnal analYSIS is appropnate If you have any questions concerning the above matter, please do not hesitate to call me. Walter W Bertschmger, AICP Semor Transportation Planner \VWB'CAT Attachment F'\M0003 7_ O\DOCUMENTS\ltrLG021600.DOC 2240 Woolbright Road, Suite 204 Boynton Beach, Florida 33426 561.364 1666 fax 561 3640990 e.mail: mcmtrans@gate.net Serving the Mid A/antic, Southeast and New Eng/and Regions Quantum Park DR! NOPC Amendment #10 Review The applIcant, MTF Development, Inc., a Flonda Corporation, has submItted a NotIficatIon of a Proposed Change (NOPC) to the CIty of Boynton Beach regardmg the Quantum Park DR! The DR! was ongmally approved m 1984 Smce the ongmal approval, there have been mne amendments. The NOPC request by MTF Development, Inc. represents the lOth amendment. ThIS amendment proposes land use changes that dIffer from the ongmal DR! and subsequent amendments. The pnmary dIfferences mclude the mtroductIOn of multI-famIly housmg and mIxed-use development. The proposed changes also mtend to mcrease the amount of commercial square footage by 44.5 percent versus the amount that was approved m NOPC Amendment #9 Altogether, the changes raIse concerns regardmg traffic Impacts upon adJacent roadways, whIch could result m addItIOnal regIOnal Impact. Therefore, the CIty of Boynton Beach requested an exammatIOn of any potentIal problems m NOPC Amendment #10 McMahon ASSOCIates, Inc has revIewed NOPC Amendment #10 to determme If the land use changes constItute a substantIal devIatIOn from the most recently approved NOPC Amendment #9, March 1999 The reVIew mcluded an exammatIOn of 9J-2 and Chapter 380 rules regardmg substantIal deVIatIOns. The results mdIcate a few areas of concern, whIch are presented m the followmg analysIs. Rule 9J-2, "Rules of Procedure and PractIce Pertammg to Developments of RegIOnal Impact", contams Subpart B "Development of RegIOnal Impact Procedures" subsectIOn 9J-2.025, "Local Government Development Orders," sub-subsectIOn (11) (d) WhICh states that "Any change to a prevIOusly approved DR! whIch the developer belIeves meets the cnteria of Subparagraph 38006(19)(e)2., Flonda Statutes, shall be submItted to the DIVISIOn, the local government, and the regIOnal plannmg agency usmg Form RPM-BSP-PROPCHANGE-I " Such changes are conSIdered cumulatIvely WIth all other prevIOus changes to the DR! m determmmg whether the condItIOns of Subparagraph 380 06(19)( e )2., Flonda Statutes, are met. An exammatIOn of the condItIons of Subparagraph 38006(19)(e)2., Flonda Statues, determmed that the applIcant's NotIficatIOn of a Proposed Change Amendment #10 has not met all of the condItIOns of Subparagraph 380 06(19)( e)2, Flonda Statutes In partIcular, Subparagraph 38006(19)(e)2., Flonda Statues, states that "Except for a development order rendered pursuant to subsectIOn (22) or subsectIon (25), a proposed change to a development order that mdIvIdually or cumulatIvely WIth any prevIOus change IS less than 40 percent of any numencal cntenon contamed in subparagraphs (b) 1-15 and does not exceed any other cntenon, IS not subJect to the publIc hearmg reqUIrements of subparagraph (f)3, and IS not subJect to a determmatIOn pursuant to subparagraph (f)5 " As stated in Subparagraph 380 06(19)(e)2., Flonda Statutes, a NotIfication of a Proposed Change that meets the cnterion m subparagraphs (b) 1-15, does not reqUIre further action. However, If the cntena are not met, as stated m Subparagraph (b), further development reVIew IS reqUIred. Subparagraph (b), stIpulates that "Any proposed change to a previously approved development of regIonal Impact or development order condItIon whIch, eIther mdIvIdually or cumulatIvely WIth other changes, exceeds any of the followmg cntena shall constItute a substantIal deVIatIon and shall cause the development to be subJect to further development-of- regIOnal-Impact reVIew wIthout the necessIty for a findmg of same by the local government." Durmg the reVIew of NOPC Amendment #10, It was determmed that two of the fifteen cntena of subparagraph 380 06(19)(b) were not met. The cntena mclude 9 An mcrease m the number of dwellIng UnIts by 5 percent or 50 dwellmg umts, whIchever IS greater lOAn mcrease m commercIal development by 6 acres of land area or by 50,000 square feet of gross floor area, or of parkmg spaces provIded for customers for 300 cars or a 5-percent mcrease of any of these, whIchever IS greater The number of dwellmg units and commercIal square footage presented in the cntenon of Subparagraph 380 06(19)(b)1 -15 may be reduced to 40 percent of the orIgmal numbers. The 40 percent reductIOn m dwellmg umts from 50 to 20 and commercial square footage from 50,000 to 20,000 dId not enable NOPC Amendment #10 to fall wIthm the cntenon reqUIrements. NOPC Amendment #10 proposes to buIld 500 dwellIng UnIts and provIde an addItIOnal 131,000 square feet of commercIal land use as compared to NOPC Amendment #9, see ExhibIt 3 Based on the results of thIs reVIew, m accordance WIth Rule 9J-2 and Chapter 380 reqUIrements, It appears that specIfic land use changes m NOPC Amendment #10 have created a substantIal deviatIOn from the ongmal DR! and subsequent amendments. Subparagraph 380 06(19)(a) stIpulates that "Any proposed change to a prevIOusly approved development WhICh creates a reasonable likelihood of addItIonal regIonal Impact, or any type of regIOnal impact created by the change not prevIOusly revIewed by the regIOnal plannmg agency, shall constItute a substantial deviatIOn and shall cause the development to be subJect to further development-of- regIOnal-Impact revIew" The ongmal DR! and preVIOUS amendments dId not contain resIdential and mIxed-use development. Since these two land uses were not included m the origmal DR! reviewed by the Treasure Coast RegIonal Plannmg CouncIl nor in any subsequent amendments to the DR!, the Treasure Coast RegIonal Planning Council should have the opportUnIty to review NOPC Amendment #10 for the potentIal regional Impact. In addItIon to the concerns already addressed regardmg the substantIal deVIation, there are a few other questIOns that were raised during the reVIew of NOPC Amendment #10 They are as follows In completmg form RPM-BSP-PROPCHANGE-l, MFT Development, Inc opted not to provIde the SubstantIal DeVIatIOn DetermmatIOn Chart as stIpulated III part 6 of the form. Instead, they replIed. 6 1 The SubstantIal DeVIation DetermmatIon Chart has not been completed in support of thIS NotIce of Proposed Change. The chart has not been prepared or updated smce the Second Amendment to the Development Order ThIS NotIce of Proposed Change IS submItted to effect the Tenth Amendment to the Development Order 6.2 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 wIthin the DR! proJect, the ApplIcant submIts that completIOn of the Substantial DeVIatIOn DetermmatIOn Chart would not be productIve. There are over 100 lots wIthm the DR! consIstmg of several land uses. The development of a SubstantIal DeVIatIOn DeterminatIOn Chart would not be a sImple matter However, the fact that it has not been prepared for Amendments 3 - 9, does not warrant ItS exclusIOn m the NOPC Amendment #10 ThIS IS espeCIally true smce the land use changes m NOPC Amendment #10 have constItuted a substantIal deVIatIOn from the ongmal DR! and subsequent amendments. Another area of concern mvolves the tnp generatIOn compansons m ExhibIts 1-4 that were mcluded m a letter to Ms. LUSIa Galav, dated February 2, 2000 Upon further reVIew of the tnp generatIon numbers, we dIscovered some dIscrepancIes WhICh are lIsted below 1 Lots 83 through 89 were not mcluded m sub-paragraph number 5 of form RPM-BSP- PROPCHANGE-l 2 In ExhibIts 1-4, the reported trIp generatIOn rate for AM and PM Land Use Code 710 (InstItute of TransportatIon Engmeers' Trip Generation, 6th EdItIon) underestImated the total tnps due to mcorrect tnp rates. For example . Reported AM Tnp Rate of 1 346 per 1,000 Gross Floor Area (GF A) ITE 6th EdItIOn. Actual AM Peak Hour Tnp Rate (ITE 6th EdItIon) IS 1 56 per 1,000 GF A. The dIfference equals 171 addItIOnal tnps usmg the correct tnp rate. . Reported PM Tnp Rate of 1.28 per 1,000 Gross Floor Area (GFA) ITE 6th EdItIon. Actual PM Peak Hour Trip Rate (ITE 6th EdItion) IS 1 49 per 1,000 GF A. The dIfference equals 168 addItIOnal tnps usmg the correct tnp rate . The reported AM and PM trip rates m ExhibIts 1-4 could not be located m ITE 6th, 5th, 4th and 3rd Trip Generation. 3 In ExhibIts 1-4, the Park and RIde total trIpS are unsubstantIated. ITE Land Use Code 90 IS used m all four exhibIts WIthout a descnptIon of the varIable used or mtensIty ITE Trip Generation, 6th EdItIon provIdes three vanables mcluding parkmg spaces, occupIed parkmg spaces, and the number of acres. It IS unknown WhICh was used. Also, the source of the percentage of dally trIpS was not found m eIther the ITE 6th or 5th EdItIons It IS unsure where the percentage was derIved. ThIS omISSIOn could Impact the actual number of tnps that the Park and RIde lot generates. 4 ExhibIts 1-4 mclude a Convemence Store usmg ITE Land Use Code 853 under the Land Use column. Accordmg to the SIte plan, a MobIl Gas StatIon with a convemence store WIll be part of the development. The ITE Land Use Code for thIS land use IS 845 An exammatIOn of the number of tnps generated by a Convemence Store WIth Gas Pumps (853) versus a Gas StatIOn WIth a Convenience Store (845) results m an mcrease m AM and PM peak-hour trIpS of 100 percent for the Convemence Store WIth Gas Pumps, gIven that both land uses have a SImIlar number of gas pumps. It IS suggested that ITE Land Use Code 845 be used mstead of 853 to bnng the tnp generatIOn analysIs of the proposed NOPC Amendment #10 mto agreement wIth the sIte plan. eonclusions The land use changes m NOPC Amendment #10 exhibIt a substantIal deVIatIOn from NOPC Amendment #9, WIth the addItIOn of multI-famIly resIdentIal umts and mixed-use development. ThIS wIll reqUIre addItIOnal reVIew With the advent of the aforementIoned land use changes, a SubstantIal DeVIatIOn DetermmatIOn Chart should have been provIded. Tnp generatIOn rates and land use code dIscrepanCIes m ExhibIts 1-4 need to be clarIfied because the correct ITE 6th EdItIon rates mdIcate a larger number of net new external trIps. As noted prevIOusly, there IS some uncertamty concernmg the actual number of Park and RIde tnps. ThIS needs to be resolved to arrIve at the actual number of net new external tnps. In addItIOn, It IS our mItIal findmg that at a mImmum, the followmg analYSIS be proVIded. . Analyze the operatIOn of Gateway Boulevard between Congress Avenue and 1-95 for the eXIstmg (currently approved) and proposed development scenarIO dunng the AM and PM peak-hours. ThIs analysIs should focus on peak-season condItIons and should be based on actual count mformatIOn. It IS recommended that the analYSIS tool be the FlorIda Department of TransportatIOn's ART_PLAN spreadsheet program. . All intersectIOns of roadways whIch prOVIde access to the DR! WIth Gateway Boulevard must be analyzed for both the currently approved and proposed development scenarIO for the AM and PM peak-hours. . Analyze the operatIOn of the I-95/Gateway Boulevard interchange/ramps during the AM and PM peak-hours. . Analyze the mtersectIOn of Congress Avenue and Gateway Boulevard dunng the AM and PM peak-hours, for both the eXIstmg and proposed development scenanos. . Analyze the mtersectIOns of High RIdge Road and Hypoluxo Road and High RIdge Road and MIllor Road for both the AM and PM peak-hours, for both the eXIstmg and proposed development scenanos. . Analyze the AM and PM peak-hour operatmg condItIOns for the mtersectIon of Congress Avenue and Quantum Boulevard for both development scenarIOS. All of the above analyses should be performed for two honzon years, the total buildout of the DR! and Year 2000 F'\M00037 _0\DOCUMENTS\ltrLG021600,DOC PlttDER 11(OOTMfitt COttSOLTh1G. INC. 4. Transportation Planners and Engineers 2324 South Congress Avenue, Suite 1 H West Palm Beach, FL 33406 (561) 434-1644 Fax 434,1663 Email prndertroutman@msn.com February 17, 2000 -- ~-- - f1 r~ R ~\ \ \~ ~ ~ h ~ Lr; \\\ '"II .c1 "- ~" ~ ., I!! V r-'-~ } !\i . ; .. i ~ i -.! 'I" 'j i: :\ 2 2 (',-:- , ' " i ; \ jl i ceo r, U... 'v ,....,J , , . '\ . i rcu !'~ - , L----:.--"7 ' ,., '''D PL~~II\~I~~\.1 i-\1'4 7r,~1\ 'lC "EPf. .... ..'1'_ Mr Gus Schmidt FOOT, District 4 3400 W CommerCIal Boulevard Ft. lauderdale, Fl 33309 ~ i _J, Re. Quantum Park NOPC - #PTCOO-06 Dear Mr Schmidt. The attached trip generation data is provided in response to comments contained In your letter of February 1, 2000 Trip generation comparisons are provided on Attachments 1 A, 1 Band 1 C for the daily, AM peak hour and PM peak hour respectively Each Attachment also includes the appropriate ITE land use codes. Please note that the trip generation rate for office is based on the ITE 6th Edition equation for an average size of 500,000 SF However the total trips are for the Intensity of office use shown on table If you have any questions please do not hesitate to contact this office cc Bill Cross Jim Snyder Mark Lippert Eugene Gerhca Doug Mac Donald Lusla Galav L ellef Schmidt OO-Ob :.1 1 7-00 #PTCoo-06 2/17/00 tripgen copm ADA&NOPClO 00-06 2.01-00 Page 1 of 1 Attachment 1A Quantum Park NOPC #10 Daily Trip Generation Comparison ADA Approved land Use land Use Code Intensity Trip Generation Rate (1) Total Trips Industrial 110 4,183,7 50 SF(2) T=7468(X)-101.921 31,142 Commercial 820 300,000 SF(3) lnrn =0.643ln(X) + 5.866 13,815 Office 710 1,969,500 SF(4) 914 /1 000 SF (5) 18,001 Hotel 312 200 Rms 8.7 IRm. 1,740 64,698 Proposed land Use land Use Code Intensity Trip Generation Rate (1) Total Trips Industrial 110 2,252,654 SF T=7468(X)-101.921 16,721 Commercial 820 427,962 SF lnrn=0.643ln(X)+5.866 17,361 Office 710 798,772 SF 914 11000 SF (5) 7,301 Warehouse 150 22,700 SF 4.96 11000 SF 113 Hotel 312 200 Rms 8.7 IRm. 1 ,740 Park N Ride 90 633 Auto Dealership 841 53,072 SF 23 11000 SF 1,221 Movie Theatre 444 4,000 Seats 0.43 ISeat (6) 1,720 Restaurant,High Turnover 832 28,400 SF 130.34 11000 SF 3,702 Restaurant-Quality 831 69,250 SF 89.95 11000 SF 6,229 ConvenienceStore/Gas 853 3,054 SF 845.6 11000 SF 2,582 Ice Skatio\! Rink (7) 465 93,430 SF 549.5 lRink 1,099 Residential 220 500 Dus 6.63 IOU 3,315 63,737 Net New External Tripsl (961)1 (1) Source: Institute of Transportation Engineers (ITE), Trip Generation. 6th Edition, (2) Based on 12.500 SF per Acre for 33-1,7 Ac'l!S. (3) Based on 10,000 SF per Acre for 30 Acres. (4) Bdsed on 15,000 SF per Acre for 16-1,9 Acres, (5) Based on trip rate for 500.000 SF from 6th Edition Equation.. (6) Palm Beach County Rate for Multi-Screen Theatre (7) 2 Rinks and 8.500 SF of Restduranl. Trip generation from Palm Beach Gardens facility "'8~':: ~;:::_o :3 - 9 - ~N'M~ ~ g~ 8 Q Q c z ~ c 0( &. 8 } c 0 .~ ~ ~ E 0 U c .2 0 'ia .- G; 'lIo c ~ UQ 0- o .g. Zf- a:l~ ... .- ~ :l 1 0 'C:O-:r; ~ E~ E :l n:l ..c-~ I.J C 0- ~~~ ~ <0'< < r;; .9- 0\ "- - \C "" ~ 0 In - <', -0 00 "" \C - ~ ... ~ ",,' N <', 0 00 00 00 -= \C N - .,. "T ,9- .,. - "" 0\ 0 ~ r;; "- "- "" 00 "'. c 00 00 "" \C "- -= "" - "" 0'. I- "" N U"I 0 N a:; ~ N ~ !::! ~ - ... e ~ e ~ s u.. 0\ u.. V> <". 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J - t / i.J /1:8 ' t, florida Department of Transportatwr! ~., atl7 ""- f)!A~, q':)A'8.~ --..:.::J.!/?Rij;,/!.Bsp __ TkANsroltTATlON I'LANlIIlNG Oma DISl'RICl'. '~~y, .fR. 34(0 WlI$'l Commercial IJlytf,. 3rr1 Floor. FL l.;oudoni&lc, fo'L ,3J09.)421 SEe '-it 'T'c1ephQlle: (954) 777.4601: FlU: (9S41777.4671 " 5. February 1, 2000 ,Mr D Ray Eubanks Planning Manager Deputment ofCommumty Affairs 2555 Shumard Oak Boulevard TaUahu.... Fl. 32399-2100 Dear Mr Eubanks: SUBJECT Qaantum Puk Developlftellt of ReIional ~p.ct (DRI) City of BoyotollBeach, ~Beach Couaty Notification of PropO.ed ell.. (NOPe) A1J rcqucstccHnthe letter from Mr James ~yderofthe Treasure Coast Regional Planning Council. the Department has reviowed the QuantumlPu:lc Development of Regional Impact (DRI) Notification of Proposed Change (NOPe) dated Januliy 14,2000 The Quantum Corporate Park DR! w~ originally approved 01\ December 18. 1984 as a mixed-use development. Throuah amendments, the ~elopment order now approves the followina 1ancl uses: commer~ industrial, govemmentfmstltutional. office. recreation and hotel. Thespplicam proposes revisions to the DIU Master Plan to create a mPtcd-usedevelopment that includes oftioe,:commercia1. ud residontiahucs. The applicant has pI'~poied the followinJ cbansoa to the Master Plan: I I i I . ModifYing Lots 3 and 6 from Offi~ustrial to Industrial to be consistent with approved site plans. . ModifYini Lots 39 and 40 from Offi~tnal to GovemmentallIndustrialsmce they were purcbaaed by Palm Beach County SdIooI District. . ModifYing Lot SOB from OfficelInd~al to Industrial. . Amending Lots S9, 60. 91. and 62 Jiom OffioelIndumial to Mixed-Use to be developed as part of the "QuintwD Park aDd V1llage,n . Amending Lots 63, 64, 65(A,B). 66. 67(A.B), and 67Cfrom OfficelIndustJjal/Commercial to Mixed-Use to be: developed as part oCthe "Quantum Park and Village."' www dot.state.fl.us e (~IliC;YC~g P"IPl!l1'l ....oU;l "-'4 V~. ..~1UlOt' Mr D Ray Eubanks February 1, 2000 Page 2 · Modifymg Lots 76, 81, and 82 from. Ofti~ndustrial to OfficelIndustriaVCommercial reversing tbe change made m the previous NOPC · Modifying ,L,ot 91 from OfticellodustriallCommercial to Attraction and Recreation to reflect the approved ice rink and akatins facility The following are our comments: · The applicant provides ooly the prbposeddailytrip ~on chart. The'applicant should also include the approved daily mppneration chart, ~ approved peak hour trip generation chart, and the proposed trip generation chart. · The appJicarit should include the:ItE Trip Generation Code for reference in future submittals. It is unc1ear..wbich land use codes and trip rates are ~ng used. · The applic:ant indicates in. Exhibit 1[ that the intensity o(the Office use is 798.772 squue, not 500,000 squire feet. Therefbre, the applicant should <;1arify the trip rate used for Office and explain the footnote that states. ""Trip rate for SOO.OOQ square feet." In conclusion, the Quantum Park NOPe provided to the Pepartment does not have. sufficient information to deteOnine whether the proposeddevelop~ negatively impacts the surrounding roadway network. I The applicant should provide a rMsed traffic study addressing the above- mentioned issues. . If you have any questions, please alntact UI at (9S4) 777-460~ I GS.al Sincere1~ - I / /-'~-I9t~-.r- L:!f:=~ cc. fun Snyder, TCRPC Bob R0lD18 Joe Ycsbeclt ,~ Bill Cross ~UlIlC PlrtDER 1.,OOTMflh COrtSOLTI11Ci. Irtc. ~. Transportation Planners and Engineers 2324 South Congress Avenue, Suite 1 H West Palm Beach, FL 33406 (561) 434,1644 Fax 434,1663 Email pindertroutman@msn.com February 2, 2000 Ms. Lusia Galav City of Boynton Beach Planning Department 100 E Boynton Beach Blvd POBox 31 0 Boynton Beach, FL 33452 ~ UJ ~ n ~ill"! IIO~E.- r FEB - 42000 :\ .-J NG AND : DEPT. Re: Quantum Park NOPC #10 - #PTCOO-06 ---...... ....5~___....... Dear Ms. Galav' Attached are the peak hour trip generation tables as we discussed at our meeting on Monday, January 31, 2000 Two scenarios have been provided as you requested Exhibits 1 and 2 provide the AM and PM peak hour trip generation comparison of the ADA approved land uses and the proposed land uses for the current NOPC The proposed land uses represent a substantial decrease in both the AM and PM peak hour trip generation In both the AM and the PM peak hours, there are substantial reductions in the peak direction of project traffic. During the AM peak hour, the inbound volume is reduced by 2,231 trips, and during the PM peak hour, the outbound volume is reduced by 1,092 trips. Exhibits 3 and 4 present the AM and PM peak hour trip generation comparison of the most recent NOPC land use scenario (NOPC #9) and the current NOPC land uses. The proposed land use scenario has a minor decrease in total traffic during the AM peak hour, and minor increase in total traffic during the PM peak hour However, there is a reduction in project peak direction traffic during both the AM and PM peak hours. The increase of 40 trips during the PM represents an increase of less than one-tenth (1/10) of one (1) percent. This responds to your request. 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W"""'l..O o,"".....~oO~wO"""" ~ "" ~ t.J \.()O"\~ ~~~~~$z;\.O~~~ ~~ ...... t-...l~tv:;lt;4 o ;i ~ e; ~ co ~ - ~ ~ e ~. ~ U1VtC'OO~l..O.+;..IVc::.......W - ~ i. ~ ~ri' z Q "'tl (") 'II:: \CI > "'tl,Qm ~c~ "'tl~tT ~ ~~. ~3"" s:~ c ... ... ~ -4Z ::l'Q ""'tl C')(") ~ 'II:: In ~ _ ~ 0 o' ::l (") o 3 "i ., iii' o ::l ~ <':) 0.. <' ~' " ~ z o ~ '" '" ;0 8 ;j'g ~ 'li '" ;:; _6~'" ~~8e PltlDER T~OOTMAtI "OtlSOLTI.,<i. Itlc. ~ Transportation Planners and Engmeers 2324 South Congress Avenue, Suite 1 H West Palm Beach, FL 33406 (561) 434,1644 Fax 434-1663 Email pindertroutman@msn.com PTCOO-06 1/11/00 QUANTUM PARK NOPC #10 TRAFFIC ANALYSIS The proposal under this Notice of Proposed Change (NOPC) for Quantum Corporate Park DRI is to amend the Master Plan to change the land use designations on various parcels. These specific changes have been described in detail in Section 5 of the NOPC Application. The purpose of this traffic analysis is to provide data and analyses of the traffic impacts associated with the proposed change such that a determination of substantial deviation can be made. The most recent modification to the DRI was approved on May 20, 1997 The Master Site Development Plan approved on that date established thresholds of development (maximum square feet for each land use) that could not be exceeded as well as a maximum daily trip threshold that could not be exceeded As noted on the Master Site Development Plan, the project is vested for 63,752 daily trips. This then becomes the benchmark from which to compare the trip generation of the proposed land uses. Exhibit 1 provides a trip generation analysis of the proposed Quantum Park development program It should be noted that the land use categories shown on this exhibit are more refined than the broad categories shown on the Master Site Development Plan, dated May 20, 1997 land uses shown on Exhibit 1 reflect the developer's knowledge of specific d~S that will be or are cu~rently constructed within Qu.ant~m Park. The proposed I;,md .JC;~:'; .it .~ Quantum Park are estimated to generate 63,737 dally trips. A \ \ 1\ The proposed land use plan is projected to generate fewer trips than are currently vested fOI \ I ~\ the site. Therefore, the proposed amendment does not represent a substantia: ~,~\; -"on ~1\ ~ r \ ~,' \(~ r ~,\rfJ' \ Exhibit 1 Quantum Park NOPC #10 Daily Trip Generation Comparison Prooosed land Use Intensity Trip Generation Rate (1) Total Trips Industrial 2,252,654 SF T=7468(X)-101.921 16,721 Commerdal 427,962 SF lnrn =0.643ln(X) + 5.866 17,361 Office 798,772 SF 914 11000 SF (2) 7,301 Warehouse 22,700 SF 4.96 11 000 SF 113 Hotel 200 Rms 8.7 IRm. 1,740 Park N Ride 633 Auto Dealershio 53,072 SF 23 11000 SF 1,221 Movie Theatre 4,000 Seats 0.43 ISeat (3) 1,720 Restaurant,High Tumover 28,400 SF 130.34 11000 SF 3,702 Restaurant-Quality 69,250 SF 8995 11000 SF 6,229 ConvenienceStore/Cas 3,054 SF 845.6 11000 SF 2,582 Ice Skatinl! 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""""""""0 _C"l~-.:tlrl\Or--ooO\_ o 0 0 0 0 0 0 0 0 0 -<zzzzzzzzzz 0========== -< Q) Q) Q) Q) Q) Q) Q) Q) Q) Q) ~~~~~~~~~~~ . 011 Q) Q) Q) Q) Q) Q) Q) Q) Q) Q) 5~~~~~~~~~~ c: ~ o ..c: "" Q) 011 eu e ~ ~ Q) E-o~ o Z- s ~ "0 C eu ~ o u o ~ ~ o u :E c.. N ..... "i ci ~ N N .... LL <3: ~ c N 0> III Q) .r; '0; Q) (; <Il <Il 011 Q) ........ c .9 ~ 011 .~ Q) o s o o .... .... Q) c.. ~ v.l 00 \0 C"l - eu "0 e :ll "S u ';l u eu ~ - eu .~ i u :ll 011 .S "0 ::s - u .S ~ o .~ ~ .;;; "" :ll "U Q) "" ::s ~ .Ef :g eu >. .0 "0 ~ .~ Q) -8 ~ .S ~ eu S :ll 'Q) - o ..c: .s .g ] - o c: '" Q) o "0 Q) > o .0 :ll ~ o ..c: "" Q) 011 5 o o ~ Q) ~ ::s C' v.l ~ :a - '3 a::l Q) ~ N ~ III 2 .a Q) u. .;!il o 8 N N 7.B.1 QUANTUM PARK NOTICE OF PROPOSED CHANGE MASTER PLAN MODIFICATION 'D (2\ A 6 D - 00 I DEPARTMENT OF DEVELOPMENT MEMORANDUM NO PZ 00-037 TO Chairman and Members Planning an~dev lopment Board Lusia Galav Senior Plann February 17, 2000 FROM DATE. SUBJECT Quantum Park - DRIA 00-001/MPMD 00-001 Master Plan Amendment #10 - Quantum Park and Village NATURE OF REQUEST Quantum Park of Commerce is a partially built-out Development of Regional Impact (DRI) comprised of 553 13 acres, zoned Planned Industrial Development (PID) It is located on the west side of 1-95 between Miner Road extended and the Boynton Canal - (C-16) (See attached Exhibit "A" - Location Map) The applicant, MFT Development, Inc is requesting an amendment to the Quantum Park DRI Development Order (D 0 ) adopted December 4, 1984 by Ordinance No 84-51 The original D 0 was subsequently amended nine (9) times by Ordinance Nos 86-11, 86-37, 88-3, 94-10, 94-51 96-33 96-65 97-20 and 99-05 The current Master Plan for Quantum Park is provided in Exhibit B" - Existing Master Plan. Amendment #10 proposes to once again change the approved uses on several lots in the Master Plan mainly to allow for a mixed use development called "Quantum Park and Village" The proposed changes to the Master Plan are depicted in Exhibit "C" - Proposed Master Plan and described as follows 1) Change in the Master Plan designation of Lots 3 and 6 from Office/industrial to Industrial use, 2) Change in the Master Plan designation of Lots 39 and 40 from Officellndustrial to Governmental and Institutional use, 3) Change in the Master Plan designation of Lot 50B from Office/Industrial to Industrial, 4) Change in the Master Plan designation of Lots 59, 60, 61, and 62 from Office/Industrial to Mixed Use, 5) Change in the Master Plan designation of Lots 63 64 65A, 65B 66 67 A, 67B, and 67C from Office/Industrial/Commercial to Mixed Use, 6) Change in the Master Plan designation of Lots 76 81 and 82 from Office/Industrial to Office/Industrial/Commercial use 7) Change in the Master Plan designation of Lots 83 84 85, 86, 87, and 88 from Office/Industrial/Attraction and Recreation to Mixed Use and 8) Change in the Master Plan designation of Lot 91 from Office/Industrial/Commercial to Attraction and Recreation use BACKGROUND An amendment to a Development of Regional Impact (DRI) is first and foremost governed by Florida Statutes Chapter 380 06 (19) - Substantial Deviations The applicant has submitted a Notice of Proposed Change (NOPC) in accordance with the statutory requirements The NOPC is reviewed by the Florida Department of Community Affairs (DCA), the Treasure Coast Regional Planning Council (RPC) and the City The DCA and the RPC review the proposed NOPC and provide comments following the procedures outline in Chapter 380 06 (19) The City's Land Development Regulations Chapter 1 5 Sec. 4 3A requires a preliminary review by the Planning and Development Board of an amendment to a DRI Chapter 380 06 F S requires that the local governing body hold a public hearing to review and approve the NOPC The City Commission is required to determine whether the proposed change to the Quantum Park DRI is or is not a substantial deviation as defined in Chapter 380 06 (19) If it is determined that the requested change is a substantial deviation then further review will be required pursuant to the statutory requirements If the City Commission determines that the proposed change is not a substantial deviation then they may take action to approve or deny the requested change The original DRI Development Order adopted a Master Plan for Quantum Park. That Master Plan has been amended over the years, the latest change being made in March, 1999 The proposed Amendment #10 alters the approved land uses for that Master Plan Therefore the review of the DRI amendment also constitutes a review of the changes to the Master Plan for Quantum Park. In addition to the state statutes, staff has reviewed the Master Plan in accordance with Land Development Regulations Chapter 2, Section 7, Planned Industrial Development and Chapter 3, Master Plan Approval First review comments were generated and are attached as Exhibit "D" The applicant requested an expedited review schedule agreeing to waive the opportunity of a second review by the TRC ANAL YSIS Notice of Proposed ChanQe(NOPC) - Substantial Deviation The criteria for determining if a proposed change to a DRI is a substantial deviation are outlined in Chapter 380 06 (19) In reviewing the statute section staff determined that at least five of the criteria apply to the proposed change for Quantum Park DRI The first three criteria fall under subsection (b) which reads as follows Any proposed change to a previously approved development of regional impact or development order condition which, either individually or cumulatively with other changes exceeds any of the following criteria shall constitute a substantial deviation and cause the development to be subject to further development-of- regional-impact review without the necessity for a finding of same by the local government:" The applicable criteria under this subsection are discussed below 1 Chapter 380 06(19)(b)9 , An increase in the number of dwelling units by 5 percent or 50 dwelling units, whichever is greater 2 The proposed change introduces a new land use category into the DRI Master Plan - Mixed Use The Mixed Use category includes an addition of 500 residential dwelling units The proposed change exceeds this criteria Based on several conversations with representatives at DCA, additional criteria apply in the case of a new land use not previously introduced in the DRI In this case, the criteria outlined in Chapter 380 06(19)(e)5 a applies That criteria is discussed below and would over ride the determination above 2. Chapter 380 06(19)(b)10., An increase in commercial development by 6 acres of land area or by 50,000 square feet of gross floor area, or of parking spaces provided for customers for 300 cars or a 5-percent increase in any of these whichever is greater The proposed change indicates an increase in the commercial square footage of 301 880 square feet. The existing Master Plan and Development Order limit the commercial square footage to a maximum of 426 888 The proposed Master Plan (Note #2) and Development Order language limit the commercial square footage to 728,768 This constitutes a 7071 % increase in permitted commercial square footage The proposed change exceeds this criteria However, because the proposal also decreases office uses, Chapter 380 06(19)(e)5 c applies This requirement allows the consideration of net changes resulting from the reduction in square footage in one category to offset increases in another use category That criteria is discussed below Because the applicant has failed to provide the Substantial Deviation Determination Chart as required to properly evaluate the net change, this criteria cannot be analyzed properly The applicant has been requested to provide the chart. 3 Chapter 380 06(19)(b)15., A 15-percent increase in the number of external vehicle trips generated by the development above that which was projected during the original development-of-regional-impact review The applicant submitted a brief traffic analysis with the NOPC that provides trip generation for the entire DRI by proposed land use only This analysis indicates that a total of 63 737 trips will be generated which is 15 trips less then the 63 752 vested for the DRI Staff determined that the analysis provided by the applicant was not sufficient to determine the impacts of the proposed change and requested that additional information be provided The data request was included in the 1st review comments attached as Exhibit "D" In addition, there is a requirement in the DRI Amendment #8 adopted by Ordinance No 097-20 that any future amendment involving a change to the permitted land uses must provide a traffic study that is to be reviewed by an independent traffic consultant at the expense of the applicant. McMahon and Associates is provIding the independent review of the traffic analysis The review is ongoing at this time The results will be available to the City Commission for the scheduled Public Hearing on March 7 2000 The fourth and fifth criteria which are applicable for review of this proposed change are provided in Chapter 380 06(19)(e)5 which states "The following changes to an approved development of regional impact shall be presumed to create a substantial deviation Such presumption may be rebutted by clear and convincing evidence" 4. Chapter 380 06(19)(e)5.a., A change proposed for 15 percent or more of the acreage to a land use not previously approved in the development order 3 The proposed change introduces a new category of land use identified as Mixed Use This new land use category is proposed to include a mix of commercial, office and residential uses The residential use is an entirely new use for this DRI development. At present the PID zoning regulations Chapter 2 Section 7 F prohibits residential uses except for hotels and motels The applicant has requested a code revision to allow residential uses in a PID in excess of 500 acres The Mixed Use category will include 62 38 acres which is 11 27% of the total 553 13 acres comprising the Quantum Park DRI The proposed change does not exceed this criteria 5 Chapter 380 06(19)(e)5 c., Notwithstanding any provision of paragraph (b) to the contrary, a proposed change consisting of simultaneous increases and decreases of at least two of the uses within a authorized multiuse development of regional impact which was originally approved with more than three uses specified in 380 0651(3)(c), (d), (f) and (g) and residential use. As part of the NOPC application the applicant is to complete a "Substantial Deviation Determination Chart" This requirement is also addressed in Chapter 380 06(19)(e)4 , which states Any submittal of a proposed change to a previously approved development shall include a description of individual changes previously made to the development, including changes previously approved by the local government. The local government shall consider the previous and current changes in deciding whether such changes cumulatively constitute a substantial deviation requiring further development-of- regional- impact review" The applicant has failed to provide this chart citing that it has not been done since the Second Amendment to the Development Order and because of the numerous changes to the project, completing the table would not be productive Staff and DCA disagree with this argument. The scope of the proposed change requested in this NOPC requires that the Substantial Deviation Determination Chart be submitted. The information necessary to make a determination based on this criteria would be provided in the chart. Because of insufficient data, staff is unable to make a determination regarding this criteria at this time Conclusion If the proposed change meets anyone of the first three criteria analyzed above then it is a substantial deviation and is subject to further development-of-regional-impact-review If it meets either of the last two criteria it is presumed to be a substantial deviation and may be rebutted by clear and convincing evidence At this time staff continues to review the evidence provided by the applicant. The traffic impacts are under study at this time and additional information has been requested It is also necessary for the applicant to provide the Substantial Deviation Determination Chart to clarify any further substantial deviation claims No substantial deviation recommendation can be made until all the evidence requested has been provided by the applicant and reviewed by staff DCA and the RPC Master Plan Modification The proposal submitted for the NOPC modifies the approved Master Plan for the Quantum Park DRI The nature of the changes to the Master Plan fall into two categories. The first set of changes are housekeeping items to reflect the uses which are existing at this time The second 4 set of changes introduce into the Master Plan the 62.38 acre mixed use development known as "Quantum Village" A descriptive summary of these changes is provided below Lots 3 and 6 The land use designations for these lots have been changed to Industrial (I) from Officellndustrial (0/1) The change is being made to be consistent with the approved site plans for warehouse, distribution and storage facilities These facilities are Bocar properties, 4 075 acres (Lot 3) and Stanton Magnetics 2.232 acres (Lot 6) Lots 39 and 40 The land use for these two lots has been changed to Governmental and Institutional (G&I) from Office/industrial These lots were purchased by the Palm Beach County School Board and are used for parking purposes The total acreage of the two lots is 5 008 Lot 50B This 4 250 acre lot has been changed from Officellndustrial (01) to Industrial (I) No explanation was given Lots 76. 81. 82 These lots have been changed from the Office/industrial (01) land use category to the Office/Industrial/Commercial (OIC) category The previous DRI Amendment #9 changed them to their current (01) designation from the proposed (OIC) designation without consent from the subject property owner No other explanation was provided for this change These three lots comprise 12.823 acres Lot 91 This lot has been changed from Office/Industrial/Commercial (OIC) to Attraction and Recreation (AR) This change is made to reflect the approved development for a dual ice rink - skating facility known as "Frozen Ponds" Tract 91 is comprised of 6 550 aces The (AR) land use designation proposed for this site is being reviewed for appropriateness by the Treasure Coast Regional Planning Council They expressed concern to staff whether Frozen Ponds meets the DRI definition for the AR land use category The RPC comments, if any will be available for the scheduled public hearing for this NOPC, and could lead to maintaining this lot with the "Commercial" designation, and various other changes to the lot use designations to offset this unanticipated "Commercial" acreage increase Lots 59. 60. 61. 62. 63. 64, 65-A, 65-B. 66, 67-A,67-B, 67-C, 83. 84. 85. 86. 87. and 88 These 18 Lots are being changed from Office/Industrial (01) Office/Industrial/Commercial (OIC), and Office/ Industrial or Attraction and Recreation (01 & AR) to Mixed Use (MU) The Mixed Use category is not clearly defined at this time but will include a combination of office commercial and residential land uses A conceptual site plan titled "Quantum Park and Village was submitted with the application This site plan represents a type of "urban village" concept that is the departure from the original intent of the Quantum Park DRI specifically due to the introduction of residential land use A total of 500 residential dwelling units are proposed for this 5 site The conceptual site plan is not the subject of any approvals at this time The total land area for these 18 lots is 62 38 acres The major focus of the analysis for this Master Plan amendment is the proposal for the Mixed Use land use category The Quantum Park DRI has been amended nine times over the years, which is not unusual for a DRI of this type The Florida Statute governing the DRI process Chapter 380 06(19) provides for and anticipates amendments stating that "There are a variety of reasons why a developer may wish to propose changes to an approved development of regional impact, including chanqed market conditions" The Proposed change requested by Amendment #10 is a significant departure from the existing character of development for the Quantum Park DRI This proposed change to the Master Plan was analyzed from two perspectives The first is the potential for creating additional regional impacts The second is the consistency and compatibility of the proposed change with the regulations and policies adopted by the City through the Comprehensive Plan Land Development Regulations and other applicable studies such as the Visions 20/20 plan Regiona//mpacts A development has gone through the DRI process because the projected impacts are considered regional in nature Any change to that development must be analyzed to determine if the changes proposed create additional impacts above and beyond what was originally identified and mitigated In the case of the Quantum park DRI the major issue is whether there will be an increase in traffic resulting from the land use redistribution/redesignation A provision in Amendment #8 to the Quantum Park development order requires that" A traffic study shall be submitted with any future application requesting a change in use designations on any lot. The City shall hire, at the applicant's expense, an independent traffic consultant to review the study" In accordance with this provision the City has retained McMahon and Associates to conduct the review of the applicants traffic study In analyzing the traffic impacts, trip generation and operational characteristics of those trips are taken into consideration The applicant's initial traffic study provided trip generation data only for the proposed change Staff's 151 review comments requested additional data including AM and PM peak analysis trip distribution and assignment and a comparative trip generation table The applicant provided the additional data and it was forwarded to McMahon and Associates for their review McMahon and Associates has also requested additional data from the applicant that has been forwarded to the applicants traffic consultant. At this time the analysis for traffic impacts is on-going No determination has been made The recommendation of the traffic consultant will be available for the Public Hearing on the amendment request. The Department of Community Affairs and the Treasure Coast Regional Planning Council focus their review of the amendment on regional issues exclusively Staff has received preliminary comments from FDOT regarding traffic which also requests additional information be provided by the applicant. Both DCA and the RPC comments on this project will be available on or after February 25, 2000, which is their deadline for review of this amendment. Comments from these agencies will be inserted into the analysis once received 6 Consistency and Compatibility with City Policies Comprehensive Plan - In the NOPC for this amendment, the applicant responded negatively to Question 11 asking whether the proposed change will require an Amendment to the City's Comprehensive Plan citing Policy 1 16 1 which outlines the permitted uses in the Industrial category What is at question is the residential use proposed with this amendment. It is true that the Industrial category allows those uses permitted in the Office Commercial and Local Retail Commercial land use categories if approved as such in a planned industrial district. The Local Retail Commercial land use category does permit multi-family residential development. However, the narrative providing for the permitted uses in the Industrial category speaks to Industrial and Planned Industrial Development uses only including ancillary commercial and office uses It does not mention residential nor was it the intent of the Comprehensive Plan to permit residential uses in the Industrial category The data and analysis for this land use category does not take into account residential use The applicant cites the City's Comprehensive Plan objectives and policies promoting mixed use development. This Objective 1 15 states "The City shall encourage planned development projects which are sensitive to characteristics of the site and to surrounding land uses, and mixed use projects in locations which are appropriate, and utilize other innovative methods of regulating land development." The accompanying policies address commercial/residential mixed uses being allowed in the Mixed Use and Local Retail Commercial land use category No mention is made of allowing them in the Industrial category The mixed uses promoted for the Industrial land use category are commercial/industrial and commercial/warehouse uses There are two policies in the Future Land Use Element of the Comprehensive Plan which seek to ensure the continued availability of land for industrial uses These policies are being amended in the EAR process and the amended version is provided below Policy 1 19 2 The City shall provide continued effort to allow for industrial acreage which can accommodate the approximate industrial employment which has been projected in the Future Land Use Element, and prohibit conversion of land desionated "Industrial" on the currently adopted Future Land Use Map unless such conversion would oenerate a ranoe of employment choices for current and future residents, provide ooods and services of reoional importance. and retain reoional fiscal and economic sionificance, Policy 1 194 The City shall continue to encourage and enforce the development of Industrial land as industrial parks or concentrated industrial areas in order to maximize the linkage between complementary industries During the review of the last several changes to the Quantum Park PIDIDRI, staff has emphasized the potential loss of parcels designated specifically for industrial use As stated in the staff report for Amendment #9, this conversion began with the accommodation for the planned high school which removed approximately 40 adjacent acres (12 parcels) from the "Industrial" category and included the conversion of several parcels from "Industrial" or "Office" to "Commercial" for the Carmax project. The proposed change for Amendment #10 continues the trend away from a strictly industrial park development to an expanded mixed use concept allowing a variety of land uses including residential It is evident from the review of the Comprehensive Plan that the current policies of the City maintain and promote the availability of land for industrial development as well as provide for certain traditional types of mixed use development. The amendment as proposed challenges 7 those policies Although no additional acreage is proposed, the amendment changes the distribution of land uses in the Quantum Park DRI by reducing industrial and office uses increasing commercial uses and adding a residential component. One purpose of the Future Land Use Element of the Comprehensive plan is to provide for a balance of land uses to meet the needs of the City and it's residents This also assists the City to determine and provide the necessary public services for the anticipated population and development. The proposed change for Quantum Park does affect the data and analysis used to provide the basis for the land use policies and distribution In particular the Comprehensive Plan projected a surplus of commercial land use without further increases by the build-out date The proposed Quantum Park amendment does not add additional commercial acreage but does add a significant amount of commercial square footage Also, despite the supporting role that residential uses have in the success of mixed use projects, the addition of the residential units will affect the population projections for the city which in turn impacts local resources such as parks schools and other public services Approval of the amendment as proposed requires the City to adjust it's policies regarding mixed use development and to assess the impacts that the proposed change will have regarding the Future Land Use Element of the Comprehensive Plan At a minimum, a Comprehensive Plan amendment would be required for the current proposal to allow for residential and mixed use development as proposed During this process the City will be able to evaluate the impacts of the DRI land use changes as they relate to the data and policies in the Comprehensive Plan Land Development ReQulations - The Quantum Park DRI is zoned Planned Industrial Development (PID) As stated in Land Development Regulations Chapter 2 Section 7 Planned Industrial Districts "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 changes in the technology and land development and relate the development of land to the specific site and conserve natural amenities" Once again the proposed change puts more emphasis on the mixed use concept favoring commercial uses rather than industrial as is the intent of the code In addition the list of prohibited uses in the PID zoning district includes residential uses except for hotels and motels The proposed amendment to the Quantum Park Master Plan requires that the PID section of Chapter 2 Zoning be amended to permit the addition of 500 residential units The applicant has submitted a code revision application They are proposing language that will allow residential uses only in a PID of over 500 acres That application is being reviewed simultaneously and is the subject of another staff report. Conclusion The proposed change to the Quantum Park DRIIPID requires the City to shift its policies regarding industrial land use In order to accommodate the type of mixed use development proposed for this PID the Comprehensive Plan and Land Development Regulations must be amended RECOMMENDA TIONS Pursuant to Florida Statutes, Chapter 380 06(19) Substantial Deviations, the applicant has attempted to justify that the proposed change does not constitute a substantial deviation to the Quantum Park DRI The applicant must provide clear and convincing evidence supporting this assertion The applicant must provide additional information before a determination of no 8 substantial deviation is made by the City The additional information which must be provided includes 1 Traffic analysis data requested by the City and McMahon and Associates which analysis is found by McMahon and Associates not to create additional regional impacts 2 The Substantial Deviation Determination Chart showing that the increases and decreases in the Quantum park DRI meet the threshold requirements of Florida Statutes Chapter 380 06(19)(e)5 c. Regarding the modification to the Quantum Park Master Plan staff recommends that the request be conditionally approved subject to the applicant filing and receiving approval for a text amendment to the Comprehensive Plan and the approval of the zoning code revision allowing residential uses in a PID S:IPLANNINGISHAREOIWPIPROJECTSIQUANTUM 2000lDRI MPMD OO-OOlISTAFF REPORT. DOC 9 LOCATIC N MAP =:!: "_lill; , II'''' ..~" I" _ 9UANTUM PARK =- ~I ~J'~'d T J 0, &~~d,l 1 ;r ~ -_:::-..1 f;l JKrf- Y-~~~'~ t-_ ) .,..=J \ ..;: _ ~. I -y L? ~ ,~~~J ,a ~,.y1~ ,~rEJ~j ~ "If ~ ,./ -j 1-J ~ r= ~ :,~r..t= ~ :)v I r- ~ ~v~ ~^ I l~ _ ~ ~IIJ~' ~ r'.....u..o.. ., 1 ~ 0Ii~' i: ~ .: ....,/ ~ 1\ /~ ~ :.~\ I: ~ , ::\ I ~. . '. \ ~ ' ',.' ~s.: : i1 ':{G-;----, --' . ;\ - I I '-_. :1 ~ '__ -J 7J I 'J ~ ~ ..... .,' I I r-- I ': _ Qn-..:" ~ ':,{; 5:1 /(: \ / _,,-" j /'- '"7, :..- ~~~ 't I /~I:. ~ I: :' _: IU", - .: ~2r"~ ~~ ,I ~, : . !_~ ' . . 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Ii . ; i 1 ~. .' ~~ I I \ I I ffi ~ ~ i~ ~-ci !~~~~ ;H~ ;~~~ -~ _:~q. h~;~ ,H ~t ~ ~~~l} , c ..~~.~,~~. s! . ~~~.-"= i ;; ;! ;,: . !.l-~, ,;.,; ,1..; Ii! i :f __ __~_ ;!! ~ il . j~ ~ :;WWl "~1~"'_ i .,\~ ;;;::~ONO: 11 L' ......1 -, , .' EXHIBl r "D" CondItions of Approval PrOject name QUANTUM PARK DR! FIle number' MPMD 00-001 Reference REVISED 1st RevIew, New SIte Plan. FIle wIth, Januarv 11. 2000 PlannIng and ZonIng Department date stamp marking I DEPARTMENTS I INCLUDE I REJECT I PUBLIC WORKS Comments NONE UTILITIES 1 The master plan IndIcates a signIficant change in usage from office/commercial/industrial to mIxed use m several locatIOns. Addmg a resIdentIal component will require are-revIew of the water and sanItary sewer demands to be placed on our systems. Please have the applIcant provIde estImated demands for all of the proposed changes. FIRE Comments NONE POLICE Comments NONE BUILDING DIVISION Comments 2 Submit a letter describmg all proposed changes (1.e road, driveway, use, etc). 3 To verIfy complIance wIth the maximum mtensltIes that are described wlthm note number two, submIt square footage computations of the gross floor area of the eXlstmg sItes that have development order approval. IdentIfy the lot number and total floor area square footage of all sItes with development order approval. Total the floor area and categorize them in the land uses that are IdentIfied in note two ENGINEERING DIVISION Comments NONE P ARKS AND RECREATION Comments NONE FORESTER/ENVIRONMENT ALIST Comments NONE Page 2 Quantum Park DR! File No MPMD 00-00 I I DEPARTMENTS I INCLUDE I REJECT I PLANNING AND ZONING Comments. 4 The Notice of Proposed Change (NOPC) document which accompanies this Master Plan revIsion does not account for Quantum Lots 83-88 in the narrative provided for Question #5 Add these lots to the list as 5 II changmg the use from "01 or AR" to"MU" as shown on the Master Site Plan and provided m the acreage table on page 4 of the NOPC report. Also, for your records, the 8th Amendment was adopted by the city on June 3, 1997 by Ordmance No 097-20 The NOPC document, page 5 shows the date of adoptIOn as March 17, 1997 5 Revise Item #2 under the Notes section on the Master Site Plan sheet to reflect the uses and mtensltles as proposed by Amendment #10 6 Under the conditions of Amendment #8 to the Quantum Park D 0 and Chapter 3, Article IV of the Land Development RegulatIOns a traffic analysIs IS reqUired for this Master Plan approval. In additIOn a traffic analysis is required to assist in determmmg if the proposed changes will generate additIOnal regIOnal Impacts pursuant to Chapter 380 06 (18) Substantial DeviatIOns. A traffic statement was provided but IS msufficlent to provide the analYSIS reqUired. Provide a traffic analYSIS for Amendment # 1 0 which at a minimum mcludes - An AM and PM peak analysis for uses proposed m Amendment #10, particularly the 500 residential Units, - Tnp distribution and assignment for the proposed use changes, - Comparative tnp generatIOn table provldmg data for the uses originally approved, those recently approved (Amendment #9) and those uses proposed for Amendment # I 0 This traffic analYSIS Will be revIewed by an mdependent traffic consultant as required by Quantum DO Amendment #8 7 Quantum Park DR! development IS delinquent m provIdmg the required annual report for the year 1998 In addition, the 1999 annual report IS due February 15,2000 Annual reports must be prOVided in order to mamtam the existence of the DO and the vested nghts associated With It. As a condition of approval of this Master Plan Amendment #10 the 1998-99 Annual report may be combined and submitted to the City's Planning and Zoning Department no later than May 1,2000. 8 Industrial tracts #47-A and #47-B are not labeled on the Master Site Plan. Label these tracts. 9 Approval of the Master Plan Modification IS contmgent upon a findmg of no substantial deviatIOn by the City The applicant must provide additIOnal mformatlOn before a determmatlOn of no substantial deviatIOn Page 3 Quantum Park DR! File No MPMD 00-001 I DEPARTMENTS I INCLUDE I REJECT I IS made. The additIOnal mformatlOn mcludes. - Traffic analYSIS data requested by the City and McMahon and Associates which analysis is found by McMahon and Associates not to create additional regional Impacts. - The Substantial Deviation Determmatlon Chart showmg that the mcreases and decreases m the Quantum Park DR! meet the threshold reqUIrements of Flonda Statutes Chapter 380 06(19)( e) 5 c 10 Approval of the Master Plan IS contmgent upon the approval of a text amendment to the Comprehensive Plan to permit residential use m the Industrial land use category 11 Approval of the Master Plan is contmgent upon the approval of the applIcant's code revISIon request to permit residential development for large scale projects in a PID zoning dlstnct. ADDITIONAL PLANNING AND DEVELOPMENT BOARD COMMENTS 12 To be determined. ADDITIONAL CITY COMMISSION COMMENTS 13 To be determmed. nSHRDATAIPLA.'il'I1'GISHAREDlWPIPROJECTSIQUAl'o'TUM 2000IDRI MP~ID 00,ooll15T REVtEW COl\.1MENTS.DOC DEPARTMENT OF DEVELOPMENT MEMORANDUM NO PZ 00-037 TO FROM Chairman and Members Planning and:Jev lopment Board Lusia Galav , Senior Plann February 17, 2000 DATE SUBJECT Quantum Park - DRIA 00-001/MPMD 00-001 Master Plan Amendment #10 - Quantum Park and Village NATURE OF REQUEST Quantum Park of Commerce is a partially built-out Development of Regional Impact (DRI) comprised of 553 13 acres zoned Planned Industrial Development (PID) It is located on the west side of 1-95, between Miner Road extended and the Boynton Canal - (C-16) (See attached Exhibit "A" - Location Map) The applicant, MFT Development, Inc, is requesting an amendment to the Quantum Park DRI Development Order (D 0 ) adopted December 4 1984 by Ordinance No 84-51 The original D 0 was subsequently amended nine (9) times by Ordinance Nos 86-11, 86-37, 88-3 94-10, 94-51, 96-33, 96-65, 97-20 and 99-05 The current Master Plan for Quantum Park is provided in Exhibit "B" - Existing Master Plan Amendment #10 proposes to once again change the approved uses on several lots in the Master Plan mainly to allow for a mixed use development called "Quantum Park and Village" The proposed changes to the Master Plan are depicted in Exhibit C" - Proposed Master Plan and described as follows 1) Change in the Master Plan designation of Lots 3 and 6 from Office/industrial to Industrial use 2) Change in the Master Plan designation of Lots 39 and 40 from Office/Industrial to Governmental and Institutional use, 3) Change in the Master Plan designation of Lot 50B from Office/Industrial to Industrial, 4) Change in the Master Plan designation of Lots 59, 60, 61, and 62 from Office/Industrial to Mixed Use, 5) Change in the Master Plan designation of Lots 63, 64, 65A, 65B 66 67 A, 67B, and 67C from Office/Industrial/Commercial to Mixed Use, 6) Change in the Master Plan designation of Lots 76, 81 and 82 from Office/Industrial to Office/Industrial/Commercial use, 7) Change in the Master Plan designation of Lots 83, 84, 85, 86 87 and 88 from Office/Industrial/Attraction and Recreation to Mixed Use, and 8) Change in the Master Plan designation of Lot 91 from Office/Industrial/Commercial to Attraction and Recreation use BACKGROUND An amendment to a Development of Regional Impact (DRI) is first and foremost governed by Florida Statutes Chapter 380 06 (19) - Substantial Deviations The applicant has submitted a Notice of Proposed Change (NOPC) in accordance with the statutory requirements The NOPC is reviewed by the Florida Department of Community Affairs (DCA) the Treasure Coast Regional Planning Council (RPC) and the City The DCA and the RPC review the proposed NOPC and provide comments following the procedures outline in Chapter 380 06 (19) The City's Land Development Regulations Chapter 1 5, Sec. 4 3A requires a preliminary review by the Planning and Development Board of an amendment to a DRI Chapter 380 06 F S requires that the local governing body hold a public hearing to review and approve the NOPC The City Commission is required to determine whether the proposed change to the Quantum Park DRI is or is not a substantial deviation as defined in Chapter 380 06 (19) If it is determined that the requested change is a substantial deviation then further review will be required pursuant to the statutory requirements If the City Commission determines that the proposed change is not a substantial deviation then they may take action to approve or deny the requested change The original DRI Development Order adopted a Master Plan for Quantum Park, That Master Plan has been amended over the years, the latest change being made in March 1999 The proposed Amendment #10 alters the approved land uses for that Master Plan Therefore the review of the DRI amendment also constitutes a review of the changes to the Master Plan for Quantum Park, In addition to the state statutes staff has reviewed the Master Plan in accordance with Land Development Regulations Chapter 2, Section 7, Planned Industrial Development and Chapter 3 Master Plan Approval First review comments were generated and are attached as Exhibit DOl The applicant requested an expedited review schedule agreeing to waive the opportunity of a second review by the TRC ANAL YSIS Notice of Proposed Chanae(NOPC) - Substantial Deviation The criteria for determining if a proposed change to a DRI is a substantial deviation are outlined in Chapter 380 06 (19) In reviewing the statute section staff determined that at least five of the criteria apply to the proposed change for Quantum Park DRI The first three criteria fall under subsection (b) which reads as follows Any proposed change to a previously approved development of regional impact or development order condition which, either individually or cumulatively with other changes, exceeds any of the following criteria shall constitute a substantial deviation and cause the development to be subject to further development-of- regional-impact review without the necessity for a finding of same by the local government:" The applicable criteria under this subsection are discussed below 1 Chapter 380 06(19)(b)9 , An increase in the number of dwelling units by 5 percent or 50 dwelling units, whichever is greater 2 The proposed change introduces a new land use category into the DRI Master Plan - Mixed Use The Mixed Use category includes an addition of 500 residential dwelling units The proposed change exceeds this criteria Based on several conversations with representatives at DCA, additional criteria apply in the case of a new land use not previously introduced in the DRI In this case the criteria outlined in Chapter 380 06(19)(e)5 a. applies That criteria is discussed below and would over ride the determination above 2. Chapter 380 06(19)(b)10 , An increase in commercial development by 6 acres of land area or by 50,000 square feet of gross floor area, or of parking spaces provided for customers for 300 cars or a 5-percent increase in any of these whichever is greater The proposed change indicates an increase in the commercial square footage of 301,880 square feet. The existing Master Plan and Development Order limit the commercial square footage to a maximum of 426,888 The proposed Master Plan (Note #2) and Development Order language limit the commercial square footage to 728,768 This constitutes a 70 71 % increase in permitted commercial square footage The proposed change exceeds this criteria However, because the proposal also decreases office uses, Chapter 380 06(19)(e)5 c applies This requirement allows the consideration of net changes resulting from the reduction in square footage in one category to offset increases in another use category That criteria is discussed below Because the applicant has failed to provide the Substantial Deviation Determination Chart as required to properly evaluate the net change, this criteria cannot be analyzed properly The applicant has been requested to provide the chart, 3 Chapter 380.06(19)(b)15., A 15-percent increase in the number of external vehicle trips generated by the development above that which was projected during the original development-of-regional-impact review The applicant submitted a brief traffic analysis with the NOPC that provides trip generation for the entire DRI by proposed land use only This analysis indicates that a total of 63,737 trips will be generated which is 15 trips less then the 63,752 vested for the DRI Staff determined that the analysis provided by the applicant was not sufficient to determine the impacts of the proposed change and requested that additional information be provided The data request was included in the 151 review comments attached as Exhibit D" In addition, there is a requirement in the DRI Amendment #8 adopted by Ordinance No 097-20 that any future amendment involving a change to the permitted land uses must provide a traffic study that is to be reviewed by an independent traffic consultant at the expense of the applicant. McMahon and Associates is providing the independent review of the traffic analysis The review is ongoing at this time The results will be available to the City Commission for the scheduled Public Hearing on March 7, 2000 The fourth and fifth criteria which are applicable for review of this proposed change are provided in Chapter 380 06(19)(e)5 which states 'The following changes to an approved development of regional impact shall be presumed to create a substantial deviation Such presumption may be rebutted by clear and convincing evidence" 4 Chapter 380.06(19)(e)5.a., A change proposed for 15 percent or more of the acreage to a land use not previously approved in the development order 3 The proposed change introduces a new category of land use identified as Mixed Use This new land use category is proposed to include a mix of commercial, office and residential uses The residential use is an entirely new use for this DRI development. At present the PID zoning regulations, Chapter 2, Section 7,F prohibits residential uses except for hotels and motels The applicant has requested a code revision to allow residential uses in a PID in excess of 500 acres The Mixed Use category will include 62 38 acres which is 11 27% of the total 553 13 acres comprising the Quantum Park DRI The proposed change does not exceed this criteria. 5 Chapter 380 06(19)(e)5.c., Notwithstanding any provision of paragraph (b) to the contrary, a proposed change consisting of simultaneous increases and decreases of at least two of the uses within a authorized multiuse development of regional impact which was originally approved with more than three uses specified in 380 0651(3)(c), (d), (f) and (g) and residential use. As part of the NOPC application the applicant is to complete a "Substantial Deviation Determination Chart" This requirement is also addressed in Chapter 38006(19)(e)4 which states Any submittal of a proposed change to a previously approved development shall include a description of individual changes previously made to the development, including changes previously approved by the local government. The local government shall consider the previous and current changes in deciding whether such changes cumulatively constitute a substantial deviation requiring further development-of- regional- impact review" The applicant has failed to provide this chart citing that it has not been done since the Second Amendment to the Development Order and because of the numerous changes to the project, completing the table would not be productive Staff and DCA disagree with this argument. The scope of the proposed change requested in this NOPC requires that the Substantial Deviation Determination Chart be submitted The information necessary to make a determination based on this criteria would be provided in the chart. Because of insufficient data, staff is unable to make a determination regarding this criteria at this time Conclusion If the proposed change meets anyone of the first three criteria analyzed above then it is a substantial deviation and is subject to further development-of-regional-impact-review If it meets either of the last two criteria it is presumed to be a substantial deviation and may be rebutted by clear and convincing evidence At this time staff continues to review the evidence provided by the applicant. The traffic impacts are under study at this time and additional information has been requested It is also necessary for the applicant to provide the Substantial Deviation Determination Chart to clarify any further substantial deviation claims No substantial deviation recommendation can be made until all the evidence requested has been provided by the applicant and reviewed by staff, DCA and the RPC Master Plan Modification The proposal submitted for the NOPC modifies the approved Master Plan for the Quantum Park DRI The nature of the changes to the Master Plan fall into two categories The first set of changes are housekeeping items to reflect the uses which are existing at this time The second 4 set of changes introduce into the Master Plan the 62.38 acre mixed use development known as "Quantum Village" A descriptive summary of these changes is provided below Lots 3 and 6 The land use designations for these lots have been changed to Industrial (I) from Office/Industrial (0/1) The change is being made to be consistent with the approved site plans for warehouse, distribution and storage facilities These facilities are Bocar properties, 4 075 acres (Lot 3) and Stanton Magnetics 2 232 acres (Lot 6) Lots 39 and 40 The land use for these two lots has been changed to Governmental and Institutional (G&I) from Office/industrial These lots were purchased by the Palm Beach County School Board and are used for parking purposes The total acreage of the two lots is 5 008 Lot SOB This 4 250 acre lot has been changed from Office/lndustrial (01) to Industrial (I) No explanation was given Lots 76. 81. 82 These lots have been changed from the Office/industrial (01) land use category to the Office/Industrial/Commercial (OIC) category The previous DRI Amendment #9 changed them to their current (01) designation from the proposed (Ole) designation without consent from the subject property owner No other explanation was provided for this change These three lots comprise 12 823 acres Lot 91 This lot has been changed from Office/Industrial/Commercial (OIC) to Attraction and Recreation (AR) This change is made to reflect the approved development for a dual ice rink - skating facility known as "Frozen Ponds" Tract 91 is comprised of 6 550 aces The (AR) land use designation proposed for this site is being reviewed for appropriateness by the Treasure Coast Regional Planning Council They expressed concern to staff whether Frozen Ponds meets the DRI definition for the AR land use category The RPC comments, if any, will be available for the scheduled public hearing for this NOPC and could lead to maintaining this lot with the Commercial" designation and various other changes to the lot use designations to offset this unanticipated "Commercial" acreage increase Lots 59.60.61.62.63.64. 65-A. 65-B. 66. 67-A.67-B. 67-C. 83. 84. 85. 86. 87. and 88 These 18 Lots are being changed from Office/Industrial (01) Office/lndustrial/Commercial (OIC) and Office/ Industrial or Attraction and Recreation (01 & AR) to Mixed Use (MU) The Mixed Use category is not clearly defined at this time but will include a combination of office, commercial and residential land uses A conceptual site plan titled "Quantum Park and Village" was submitted with the application This site plan represents a type of "urban village" concept that is the departure from the original intent of the Quantum Park DRI specifically due to the introduction of residential land use A total of 500 residential dwelling units are proposed for this 5 site The conceptual site plan is not the subject of any approvals at this time The total land area for these 18 lots is 62 38 acres The major focus of the analysis for this Master Plan amendment is the proposal for the Mixed Use land use category The Quantum Park DRI has been amended nine times over the years, which is not unusual for a DRI of this type The Florida Statute governing the DRI process Chapter 380 06(19), provides for and anticipates amendments stating that "There are a variety of reasons why a developer may wish to propose changes to an approved development of regional impact, including chanqed market conditions" The Proposed change requested by Amendment #10 is a significant departure from the existing character of development for the Quantum Park DRI This proposed change to the Master Plan was analyzed from two perspectives The first is the potential for creating additional regional impacts The second is the consistency and compatibility of the proposed change with the regulations and policies adopted by the City through the Comprehensive Plan, Land Development Regulations and other applicable studies such as the Visions 20/20 plan Regional Impacts A development has gone through the DRI process because the projected impacts are considered regional in nature Any change to that development must be analyzed to determine if the changes proposed create additional impacts above and beyond what was originally identified and mitigated In the case of the Quantum park DRI the major issue is whether there will be an increase in traffic resulting from the land use redistribution/redesignation A provision in Amendment #8 to the Quantum Park development order requires that A traffic study shall be submitted with any future application requesting a change in use designations on any lot. The City shall hire, at the applicant's expense, an independent traffic consultant to review the study" In accordance with this provision the City has retained McMahon and Associates to conduct the review of the applicants traffic study In analyzing the traffic impacts, trip generation and operational characteristics of those trips are taken into consideration The applicant's initial traffic study provided trip generation data only for the proposed change Staff's 1 sl review comments requested additional data including AM and PM peak analysis trip distribution and assignment and a comparative trip generation table The applicant provided the additional data and it was forwarded to McMahon and Associates for their review McMahon and Associates has also requested additional data from the applicant that has been forwarded to the applicants traffic consultant. At this time the analysis for traffic impacts is on-going No determination has been made The recommendation of the traffic consultant will be available for the Public Hearing on the amendment request. The Department of Community Affairs and the Treasure Coast Regional Planning Council focus their review of the amendment on regional issues exclusively Staff has received preliminary comments from FDOT regarding traffic which also requests additional information be provided by the applicant. Both DCA and the RPC comments on this project will be available on or after February 25, 2000, which is their deadline for review of this amendment. Comments from these agencies will be inserted into the analysis once received 6 Consistency and Compatibility with City Policies Comprehensive Plan - In the NOPC for this amendment, the applicant responded negatively to Question 11 asking whether the proposed change will require an Amendment to the City's Comprehensive Plan citing Policy 1 16 1 which outlines the permitted uses in the Industrial category What is at question is the residential use proposed with this amendment. It is true that the Industrial category allows those uses permitted in the Office Commercial and Local Retail Commercial land use categories if approved as such in a planned industrial district. The Local Retail Commercial land use category does permit multi-family residential development. However, the narrative providing for the permitted uses in the Industrial category speaks to Industrial and Planned Industrial Development uses only including ancillary commercial and office uses It does not mention residential nor was it the intent of the Comprehensive Plan to permit residential uses in the Industrial category The data and analysis for this land use category does not take into account residential use The applicant cites the City's Comprehensive Plan objectives and policies promoting mixed use development. This Objective 1 15 states. 'The City shall encourage planned development projects which are sensitive to characteristics of the site and to surrounding land uses, and mixed use projects in locations which are appropriate, and utilize other innovative methods of regulating land development." The accompanying policies address commercial/residential mixed uses being allowed in the Mixed Use and Local Retail Commercial land use category No mention is made of allowing them in the Industrial category The mixed uses promoted for the Industrial land use category are commercial/industrial and commercial/warehouse uses There are two policies in the Future Land Use Element of the Comprehensive Plan which seek to ensure the continued availability of land for industrial uses These policies are being amended in the EAR process and the amended version is provided below Policy 1 19 2 The City shall provide continued effort to allow for industrial acreage which can accommodate the approximate industrial employment which has been projected in the Future Land Use Element, and prohibit conversion of land desiqnated "Industrial" on the currentlv adopted Future Land Use Map unless such conversion would qenerate a ranqe of emplovment choices for current and future residents. provide qoods and services of reqional importance. and retain reqional fiscal and economic siqnificance. Policy 1 19 4 The City shall continue to encourage and enforce the development of Industrial land as industrial parks or concentrated industrial areas in order to maximize the linkage between complementary industries During the review of the last several changes to the Quantum Park PID/DRI, staff has emphasized the potential loss of parcels designated specifically for industrial use As stated in the staff report for Amendment #9, this conversion began with the accommodation for the planned high school which removed approximately 40 adjacent acres (12 parcels) from the "Industrial" category, and included the conversion of several parcels from Industrial" or "Office to Commercial" for the Carmax project. The proposed change for Amendment #10 continues the trend away from a strictly industrial park development to an expanded mixed use concept allowing a variety of land uses including residential It is evident from the review of the Comprehensive Plan that the current policies of the City maintain and promote the availability of land for industrial development as well as provide for certain traditional types of mixed use development. The amendment as proposed challenges 7 those policies Although no additional acreage is proposed, the amendment changes the distribution of land uses in the Quantum Park DRI by reducing industrial and office uses, increasing commercial uses and adding a residential component. One purpose of the Future Land Use Element of the Comprehensive plan is to provide for a balance of land uses to meet the needs of the City and it's residents This also assists the City to determine and provide the necessary public services for the anticipated population and development. The proposed change for Quantum Park does affect the data and analysis used to provide the basis for the land use policies and distribution In particular, the Comprehensive Plan projected a surplus of commercial land use without further increases by the build-out date The proposed Quantum Park amendment does not add additional commercial acreage but does add a significant amount of commercial square footage Also despite the supporting role that residential uses have in the success of mixed use projects, the addition of the residential units will affect the population projections for the city which in turn impacts local resources such as parks, schools and other public services Approval of the amendment as proposed requires the City to adjust it's policies regarding mixed use development and to assess the impacts that the proposed change will have regarding the Future Land Use Element of the Comprehensive Plan At a minimum, a Comprehensive Plan amendment would be required for the current proposal to allow for residential and mixed use development as proposed During this process the City will be able to evaluate the impacts of the DRI land use changes as they relate to the data and policies in the Comprehensive Plan Land Development Requlations - The Quantum Park DRI is zoned Planned Industrial Development (PID) As stated in Land Development Regulations Chapter 2, Section 7 Planned Industrial Districts '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 changes in the technology and land development and relate the development of land to the specific site and conserve natural amenities II Once again the proposed change puts more emphasis on the mixed use concept favoring commercial uses rather than industrial as is the intent of the code In addition, the list of prohibited uses in the PID zoning district includes residential uses except for hotels and motels The proposed amendment to the Quantum Park Master Plan requires that the PID section of Chapter 2 Zoning be amended to permit the addition of 500 residential units The applicant has submitted a code revision application They are proposing language that will allow residential uses only in a PID of over 500 acres That application is being reviewed simultaneously and is the subject of another staff report. Conclusion The proposed change to the Quantum Park DRI/PID requires the City to shift its policies regarding industrial land use In order to accommodate the type of mixed use development proposed for this PID, the Comprehensive Plan and Land Development Regulations must be amended RECOMMENDA TIONS Pursuant to Florida Statutes, Chapter 380 06(19) Substantial Deviations the applicant has attempted to justify that the proposed change does not constitute a substantial deviation to the Quantum Park DRI The applicant must provide clear and convincing evidence supporting this assertion The applicant must provide additional information before a determination of no 8 substantial deviation is made by the City The additional information which must be provided includes 1 Traffic analysis data requested by the City and McMahon and Associates which analysis is found by McMahon and Associates not to create additional regional impacts 2 The Substantial Deviation Determination Chart showing that the increases and decreases in the Quantum park DRI meet the threshold requirements of Florida Statutes Chapter 380 06(19)(e)5 c. Regarding the modification to the Quantum Park Master Plan staff recommends that the request be conditionally approved subject to the applicant filing and receiving approval for a text amendment to the Comprehensive Plan and the approval of the zoning code revision allowing residential uses in a PID SIPLANNINGISHAREDlWPIPROJECTSIQUANTUM 2000lDRI MPMD OO-OO11STAFF REPORT DOC 9 L..0CAT~-JN MAP - ~ II i=i1"i'il":J1illl,~~UANTUM PARK I 14 -lU" JBu"", 1 - T / I y,.. <;rr.) {\ "OJ~ ';f I N ~NT (0 I~ ~.. \, .,= ~I \\ \ I-- CITY " 1V1'1 I r. ~ I" t:J- " ,>- 1=1 .,.,. ,;;-A '-=..:. I · ']1 '3 ~__ ~ ,.,--:1;:'8, -~f'l!I:r I ~TY' ~ ? @ I~,\!JJ:~.JI <>:') ;<~ : ,-~" m';d; ~ 0;f' 1Jl ,..,9.:r=J I /e..-. >.~. 1.......----- . / ~ E V ~ '. ~i ti I ~ ,. R'lA ^- ~ >z:;-..i 1-< c. 1 ~ J I I ~ "'~ l.r;: ~ ,=: I. . S' f j"---.... ''''Ql/ ~.;:y "Vrlll'-I': I ! " )\Jj~ ~. '1\ j/i'~ ~I I -='. I, ;/~\ C\ - -== I ;~ .) ~:3:'\ \ I, ./"; ..___ ,<!,,~. -,- Ii ,\ - . .~.. " b ,- " . 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"-------J I I - ~ ~! ! --' - -~ - 3<:i' " .::: ,Hi ~ - .. ~ <- -, " ., ~ u.J:Z 2 i..-' ~ .::::,:::; =:"S ~~J i:'".:..-< o ~ l~ ~ t'QIQO~,~ = ~ ,':'3 :.> <:: ~~~<~ ~"' h' :::;~~ s ~ .LDaI lit JW:IS :lIMlMI:I 0Dt a .. ILl 0 - 7L '1 .. M:{U ~ ore I I I I ~t: _ --\>"'. -'-il-'$"~ M;fi ~. , IIlii!!! t ~ ... i!i i I I I I I I ;If I I I I I m Co H ~ _jn :J'fC, "~:?=>'I".:"'I:I3nM " , ~~ " i i : ! <:;'" ...;:; IT---- , ::,.,:,: ~~~fJ::'_ cO ni~!~~ ~ ~;g.~~~ 3_~'H._~~~ -. i .L " _ ~~i; :'-;~~ i[ ! i;' "'- ~ , ~~~~~: Z" IS:; .,::: :t\..':r Iu.. -H'" EXHIBIT "D" ConditIOns of Approval Project name QUANTUM PARK DRI File number' MPMD 00-00 I Reference REVISED 1st Review, New SIte Plan. FIle wIth, Januarv 1 L 2000 Plannmg and Zonmg Department date stamp markmg. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS Comments NONE UTILITIES I The master plan mdicates a SIgnificant change m usage from office/commerclal/industnal to mIxed use m several locatIOns Addmg a reSIdential component will reqUIre a re-revlew of the water and samtary sewer demands to be placed on our systems. Please have the applIcant provIde estimated demands for all of the proposed changes. FIRE Comments NONE POLICE Comments NONE BUILDING DIVISION Comments 2 SubmIt a letter describmg all proposed changes (1.e road, dnveway, use, etc) 3 To venfy complIance WIth the maXImum mtensltIes that are described wIthm note number two, submIt square footage computatIOns of the gross floor area of the eXlstmg sites that have development order approval Identify the lot number and total floor area square footage of all SItes WIth development order approval Total the floor area and categonze them m the land uses that are Identified in note two ENGINEERING DIVISION Comments NONE PARKS AND RECREATION Comments NONE FORESTER/ENVIRONMENTALIST Comments. NONE Page 2 Quantum Park DR! FIle No MPMD 00-001 I DEPARTMENTS I INCLUDE I REJECT I PLANNING AND ZONING Comments 4 The NotIce of Proposed Change (NOPC) document whIch accompames thIS Master Plan reVISIOn does not account for Quantum Lots 83-88 m the narrative proVIded for Question #5 Add these lots to the lIst as 5 11 changmg the use from "01 or AR" to"MU" as shown on the Master SIte Plan and proVIded m the acreage table on page 4 of the NOPC report. Also, for your records, the 8th Amendment was adopted by the CIty on June 3, 1997 by Ordinance No 097-20 The NOPC document, page 5 shows the date of adoptIOn as March 17, 1997 5 ReVIse Item #2 under the Notes sectIOn on the Master SIte Plan sheet to reflect the uses and mtensItIes as proposed by Amendment # 1 0 6 Under the condItIOns of Amendment #8 to the Quantum Park D 0 and Chapter 3, ArtIcle IV of the Land Development Regulations a traffic analysIs IS reqUIred for thIS Master Plan approval. In addItion a traffic analysIs IS reqUIred to aSSIst m determmmg If the proposed changes will generate addItional regIOnal Impacts pursuant to Chapter 380 06 (18) Substantial DeVIatIOns. A traffic statement was provIded but IS msufficIent to proVIde the analysIs reqUIred. ProVIde a traffic analysIs for Amendment #10 whIch at a mmImum mcludes - An AM and PM peak analysIs for uses proposed m Amendment # 1 0, partIcularly the 500 reSIdential umts, - Tnp dIstnbutIon and aSSIgnment for the proposed use changes, - ComparatIve tnp generatIOn table provIdmg data for the uses ongmally approved, those recently approved (Amendment #9) and those uses proposed for Amendment # 1 0 ThIS traffic analysIs WIll be revIewed by an mdependent traffic consultant as reqUIred by Quantum D 0 Amendment #8 7 Quantum Park DR! development IS delmquent m provIdmg the reqUIred annual report for the year 1998 In addItion, the 1999 annual report IS due February 15,2000 Annual reports must be proVIded in order to mamtam the eXIstence of the DO and the vested nghts assocIated WIth It. As a condition of approval of this Master Plan Amendment #10 the 1998-99 Annual report may be combined and submitted to the City's Planning and Zoning Department no later than May 1,2000. 8 Industnal tracts #47-A and #47-B are not labeled on the Master SIte Plan. Label these tracts 9 Approval of the Master Plan ModIficatIOn IS contmgent upon a finding of no substantial deVIatIOn by the City The applIcant must proVIde additional mformatIOn before a determmatIon of no substantial deviatIOn Page 3 Quantum Park DRI FIle No MPMD 00-001 I DEPARTMENTS INCLUDE REJECT IS made The addItIonal InformatIOn Includes - Traffic analYSIS data requested by the CIty and McMahon and ASSOCIates whIch analYSIS IS found by McMahon and ASSOCIates not to create addItIOnal regIOnal Impacts. - The SubstantIal DeVIatIOn DetermInatIOn Chart shoWIng that the Increases and decreases In the Quantum Park DRI meet the threshold reqUIrements of Flonda Statutes Chapter 380 06(l9)(e) 5 c 10 Approval of the Master Plan IS contIngent upon the approval of a text amendment to the ComprehensIve Plan to permIt reSIdentIal use In the Industnalland use category II Approval of the Master Plan IS contIngent upon the approval of the applIcant's code reVISIOn request to permIt reSIdentIal development for large scale projects In a PID zonIng dIstnct. ADDITIONAL PLANNING AND DEVELOPMENT BOARD COMMENTS 12 To be determIned. ADDITIONAL CITY COMMISSION COMMENTS 13 To be determIned. J ,SHRDA T A IPLANNING\SHARED\WPIPROJECTS\QLAI\TUM 2000\DRI MPMD 00-001 \1 ST REVIEW COMMENTS.DOC / _ {)G r- _\ Ie^--' ; [\......; QL Itr" '(L J,A - 1) I,--T - !< 1(7 /t) ,,, ;clJI) .{ {I-../ -; dJ / { ly;ru!C l!ykEPJ~ JfF^!c d_ I~ +t~ )tJ!~u ~Ay ~ (-r 2- / 72 - t)~ L DAt.~ ~~""n')l C,-rYOF 13 B 742 ~'4S-b O<<IA/TV"7 tJ,~€ /,,, 14Z - (,,37 Z v .--, r'/l;Jfr/!.! r/J /~/'d;7c--;Z Vlt-IVaz- T2DurntW (;;IIISlilTI/{/6 '-13 '-1-16'14 ~;# G~/ta; Jla):. hs j'A75Q~)~ t:f7fH~//h2/"'- t:/ER:f- \6"<\4Pe\< ~ 'J'f"r IN& L'7f.L) ~~b"_\4o? SJr) I On/1IVrc..'f/ UJ/r&hn Lee 5&1 tvtf9 r61{J ;:;n fJ7 sG:/;;;' t/ Pf';. ~ -_$ ,-,.,0001 '" 7L J 7P 1- 6> r6 - 6 9 \7 (1,c-h~~ ( 'Ku>mtf crr-.f 3,8 1~2- b.2~~ .- .-----~-_._- ---- QUANTUM PARK OF BOYNTON BEACH DR! - NOPC AMENDMENT #10 REVISED SCHEDULE ADVERT P&D CC - PH (1) CC DATE MEETING 1 ST READING 2ND READING A March 6, 2000 March 14,2000 March 21,2000 April 4, 2000 B Feb 21,2000 March 14,2000 March 7, 2000 March 21,2000 C Feb 21,2000 Feb 22,2000 March 7, 2000 March 22, 2000 (1) Requires Ordinance preparation prior to the first reading W IC (2) Special City CommIssion Meeting The followmg dates have been denved pursuant to scheduhng reqmrements outhned m Chapter 380 06 F S 1 DR! /NOPC ReceIved January 11,2000 2 30-Day Marker* February 10,2000 3 45-Day Marker* February 25, 2000 4 90- Day Deadlme Apnll0,2000 * The CIty IS reqmred to gIve a 15 day notIce (no sooner than 30 days and no later than 45 days from the date the NOPC apphcatIOn was receIved) to DCA, Treasure Coast RPC and the apphcant of the scheduled date for the pubhc hearmg. 01/28/00 DRAFT Quantum Park DRI NOpe #10 Substantial Deviation Recommendations The apphcant, MTF Development, Inc., A Flonda CorporatIOn, has submItted a NotIficatIOn of a Proposed Change (NOPC) to the CIty of Boynton Beach regardmg the Quantum Park DR!. The DR! was ongmally approved m 1984 Smce the ongmal approval, there have been mne amendments. The NOPC request by MTF Development, Inc represents the 10th amendment. ThIS amendment proposes land use changes that dIffer from the ongmal DR! and subsequent amendments. The pnmary dIfferences mclude the mtroductIOn of MultI-FamIly housmg and Mixed-Use development. The proposed changes also mtend to mcrease the amount of commercIal square footage by 44 5 percent versus the amount that was approved m NOPC #9 Altogether, the changes raIse concerns regardmg traffic Impacts upon adjacent roadways, whIch could result m addItIonal regIonal Impact. Therefore, the CIty of Boynton Beach requested an exammatIOn of any potentIal problems m NOPC #10 McMahon Associates, Inc. has reVIewed NOPC #10 to determme If the land use changes constItute a substantIal deViatIOn from the most recently approved NOPC #9 amendment, March 1999 The reVIew mcluded an exammatIOn of 9J-2 and Chapter 380 rules regardmg substantIal deViatIOns. The results mdIcate a few areas of concern, which are presented in the folloWIng analYSIS. Rule 9J-2, "Rules of Procedure and PractIce PertaInIng to Developments of RegIOnal Impact", contaInS Subpart B "Development of RegIOnal Impact Procedures" subsectIOn 9J-2.025, "Local Government Development Orders", sub-subsectIOn (11) (d) WhICh states that "Any change to a prevIously approved DR! whIch the developer beheves meets the cntena of Subparagraph 380 06(19)(e)2., Flonda Statutes, shall be submItted to the DIvIsion, the local government, and the regional plannIng agency USIng Form RPM-BSP-PROPCHANGE-l Such changes are conSIdered cumulatIvely With all other preVIOUS changes to the DR! In determInIng whether the condItIOns of Subparagraph 38006(19)(e)2., Flonda Statutes, are met. ~ An eXamInatIOn of the condItions of Subparagraph 380 06(19)(e)2., Florida Sta cY- apphcant's NotIce of Proposed Changes (NOPC) #10 has not met all of the co Itions of Subparagraph fu'l.9J'2,vJ 380 06(19)(e)2., Flonda Statutes. In particular, Subparagraph 380 06(19)(e) ", Flonda Statues, st~~f\;Y~ that "Except for a development order rendered pursuant to subsectIOn (2 ) or subsectIOn ~5 Y, a proposed change to a development order that IndIVIdually or cumulatIvely WIth any preVIOUS change IS less than 40 percent of any numerical crIterion contaIned In subparagraphs (b) 1-15 and does not exceed any other cnterion, IS not subject to the pubhc hearIng reqUIrements of subparagraph (f)3, and IS not subject to a determInatIOn pursuant to subparagraph (f)5" As stated In Subparagraph 380 06(19)(e)2., Flonda Statutes, a NotIficatIOn Of Proposed Change that meets the cntenon In subparagraphs (b) 1-15, does not reqUIre further actIOn. However, if the cntena are not met, as stated In Subparagraph (b), further development review is reqUIred. Subparagraph (b), stIpulates that "Any proposed change to a preVIously approved development of regIOnal Impact or development order condItIon whIch, eIther IndIVIdually or cumulatIvely with other changes, exceeds any of the follOWing cnteria shall constitute a substantial deVIation and shall cause the development to be subject to further development-of-regIOnal-Impact review without the neceSSIty for a findIng of same by the local government." fD) ~j~- !~ FEB I I lUuD ~i-i~ r", l 11~ .J . ,G AND 1 DEPT. DRAFT Dunng the reVIew of NOPC #10, It was determmed that two of the fifteen cntena of subparagraph 380 06(19)(b) were not met. The cntena mclude _79 An mcrease m the number of dwellIng umts by 5 percent or 50 dwellmg umts, whIchever IS greater lOAn mcrease in commerCIal development by 6 acres of land area or by 50,000 square feet of gross floor area, , whIchever IS greater The number of dwellIng umts and commerCIal square footage presented m the cntenon of Subparagraph 380 06(19)(b)1 -15 may be reduced to 40 percent of the ongmal numbers. The 40 percent reductIOn m dwellIng umts from 50 to 20 and commerCial square footage from 50,000 to 20,000 dId not enable NOPC #10 to fall WIthm the cntenon reqUIrements. NOPC #10 proposes to build 500 dwellmg umts and proVIde an addItIonal 131,000 square feet of commerCIal land use as compared to NOPC #9, see ExhibIt 3 Based on the results of thIS reVIew, m accordance WIth Rule 9J-2 and Chapter 380 reqUIrements, It appears that specific land use changes m NOPC #10 have created a substantial deviatIon from the origmal DR! and subsequent amendments. Subparagraph 380 06(19)(a) stipulates that "any proposed change to a preVIOusly approved development whIch creates a reasonable likelihood of addItIOnal regional Impact, or any type of regIOnal Impact created by the change not previously reVIewed by the regIOnal plannmg agency, shall constItute a substantIal deVIatIOn and shall cause the development to be subject to further development-of-regIOnal-Impact reVIew" PrevIOUS amendments and the ongmal DR! did not contam reSIdentIal and mIxed-use development. Smce these two land uses were not included m the onginal DR! reVIewed by the regIOnal planmng agency nor in any subsequent amendments to the DR!, the regIOnal plannmg agency should have the opportunity to reVIew NOPC #10 for potentIal regIOnal Impact. In addItIon to the concerns already addressed regarding the substantial deviatIOn, there are a few other questions that were raised during the reVIew of NO PC #10 They are lIsted in the following. In completmg form RPM-BSP-PROPCHANGE-l, MFT Development, Inc. opted to not prOVIde the Substantial DeViatIOn DeterminatIOn Chart as stIpulated m part 6 of the form. Instead, they replIed. 6 1 The chart has not been prepared or updated since the Second Amendment to the Development Order Tlus NotIce of Proposed Change IS submitted to effect the Tenth Amendment to the Development Order 6.2 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 within the DR! proJect, the Applicant submits that completion of the SubstantIal DeViation DetermmatIOn Chart would not be productIve. There are over 100 lots within the DR! consistmg of several land uses. The development of a Substantial DeviatIOn Determmation Chart would not be a SImple matter However, the fact that it has not been prepared for amendments 3 - 9, does not warrant its exclUSIOn in the proposed amendment #10 DRAFT especIally smce the land use changes m NOPC #10 have constItuted a substantial deviatIOn from the onginal DRI and subsequent amendments. Another area of concern mvolves the tnp generatIOn comparIsons m ExhibIts 1-4 that were mcluded m a letter to Ms. Lusia Galav dated February 2, 2000 An exammatIOn of the tnp generatIOn numbers turned up some dIscrepancIes, whIch are lIsted below 1 Lots 83 through 89 were not mcluded m sub-paragraph number 5 of form RPM-BSP- PROPCHANGE-1 2 In ExhIbIts 1-4, the reported tnp generatIOn rate for AM and PM office (ITE Land Use Code 710, 6th EdItIOn) underestImated the total tnps due to mcorrect tnp rates. Reported AM Tnp Rate of 1.346 per 1,000 Gross Floor Area (GFA) ITE 6th EdItion. Actual AM Peak Hour Tnp Rate (ITE 6th EdItion) IS 1.56 per 1,000 GF A. The dIfference equals 171 addItIOnal tnps usmg the correct tnp rate. Reported PM Tnp Rate of 1.28 per 1,000 Gross Floor Area (GFA) ITE 6th EdItlon. Actual AM Peak Hour Tnp Rate (ITE 6th EdItIOn) IS 1 49 per 1,000 GF A. The dIfference equals 168 addItional tnps usmg the correct tnp rate. The r:ported AM and PM tnp rates m ExhibIts 1-4 could not be located mITE 6th, 5th, 4th and 3f GeneratIOn GUldelmes. 3 In ExhibIts 1-4, the Park and RIde Total tnps IS unsubstantIated. ITE land Use Code 90 IS used m all four exhibits WIthout a descnptIOn of the IntenSIty ITE 6th EdItion prOVIdes three mtensItIes mcludmg parIang spaces, occupIed parkmg spaces, and the number of acres. It IS unknown whIch was used. Also, the source of the percentage of dally trIpS was not found m eIther the ITE 6th or 5th EdItIOn. It IS unsure where the percentage was denved. Trus omISSIOn could Impact the actual number of tnps that the Park and R.J.de lot generates. Smce the Park and RIde lot IS located adjacent to 1-95 and Gateway Boulevard, It could be attractIve to Park and Ride patrons and subsequently generate more trIpS than were reported. 4 The letter and ExhibIt 4 report Net New External Tnps equals 40 Tills IS a mmImal number of new trips. However, by usmg the correct tnp rates from the ITE 6th EdItion, the actual number of Net New External Tnps mcreases to 208 That IS a substantial number of new tnps. 5 If the Park and R.J.de trIp generatIOn IS indeed underestimated as suggested m reply number 3, then It IS possible that the actual number of Net New External Trips could be higher than 208 trIpS. 6 ExhibIts 1-4 mclude a Convemence Store usmg ITE Land Use Code 853 under the Land Use column. Accordmg to the Site Plan, a MobIl Gas StatIOn with a convenience store will be part of the development. The ITE Land Use Code for thIS land use IS 845 An examination of the number of trips generated by a Convenience Store WIth Gas Pumps (853) versus a Gas Station With a Convenience Store (845) results in an increase in AM and PM tnps of 100 percent for the Convemence Store With Gas Pumps, gIven that both land uses have a simIlar DRAFT number of gas pumps. It IS suggested that ITE Land Use Code 845 be used mstead of 853 to bnng the tnp generatlOn analysIs of the proposed NOPC #10 mto agreement wIth the SIte plan. Conclusions The land use changes m NOPC #10 exhibIt a Substantial DeviatlOn from NOPC #9 WIth the additlOn of MultI-Family resIdential umts and Mixed-Use development. ThIS will reqUire addItional reVIew With the advent of the aforementlOned land use changes, a SubstantIal DevIatIon DeternunatlOn Chart should have been prOVIded. Tnp generatIon rates and land use code dIscrepancIes m ExhIbIts 1-4 need to be clanfied because the correct ITE 6th EdItlOn rates mdIcate a larger number of Net New External Tnps (208 versus 40) ThIS number could be hIgher As noted prevlOusly, there IS some uncertainty concernmg the actual number of Park and R1de tnps. ThIS needs to be resolved to arnve at the actual number of Net New External Tnps. In addItlOn, It IS our mItial findmg that at a mImmum, the followmg analYSIS be prOVIded. . Analyze the operatlOn of Gateway Boulevard between Congress Avenue and 1-95 for the existmg (currently approved) and proposed development scenarlO durmg the AM and PM peak hours. ThIS analYSIS should focus on peak season condItlOns and should be based on actual count mformatIon. It IS recommended that the analYSIS tool be the Flonda Department of Transportation's ART_PLAN spreadsheet program. . All mtersectlOns wIth roadways whIch proVIde access to the DR! WIth Gateway Boulevard must be analyzed for both the currently approved and proposed development scenarlO for the AM and PM peak hours. . Analyze the I-95/Gateway Boulevard Interchange ramps dunng the AM and PM peak hours. . Analyze the mtersection of Congress A venue and Gateway Boulevard dunng the AM and PM peak penods, for both the eXIstmg and proposed development scenarIOS. . Analyze the mtersectIons of High Ridge Road and Hypoluxo Road and Minor Road for both the AM and PM peak hours, for both the eXIstIng and proposed development scenarios. . Analyze the AM and PM peak hour operating condItions for the Intersection of Congress A venue and Quantum Boulevard for both development scenarIOS. All of the above analyses should be performed for two honzon years, the total buildout of the DR! and F-\00037m _ O\Documents\Deviationl.doc ..,." .".~ ~2 o .. ~~ ~~ o ~o .. !9. =r .. !!. (j) o < (J) 3 3 (J) ::l r+ Qo ::l Ul ct. ~ o ::l !!.. Ill)> I:: 0 a:Ol -. 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'!J> ~ \D CD '" 3: c z o 'ii )> r- ::j in en o cr ~ OJ OJ .'- L 1-:l'<- ~~~.I.L LI..I.~.L Pari{ seen as similar to Mizner Developers have plan to redesign complex ~~ By Shannon Colavecchio Palm Beadl Post Stalin-riter BOYNTON BEACH - A developer and the owners of the long-sluggish Quantum Park want to invest more than SlOO million to turn 62 acres into an "old Florida Style" complex similar to West Palm Beach's CityPlace. Quantum limited Partners - working with Olen Development Corp. of Coral Springs and the architect responsible for Mizner Park's cobblestone streets and cozy gazebos - submitted plans late Tuesday for a mix of apartments, offices and stores in the SOD-acre Quantum Park off Gate'....ay Boulevard. 'This is bigger and more exciting than anything else going on in Boynton Beach right now," Quan- tum limited President Doug MacDonald said Wednesday "It s big, it's beautiful, it s needed." Quantum limited s plans are reminiscent of the 3D-acre Mizner Park, which draws hundreds or thousands of visitors each year and has increased downtown property values in Boca Raton fourfold since 1980 Bu t the proposal for Boynton Beach, in the midst of major redevelopment efforts, is closer in size to the 77-acre CitvPlace. About $550 million is being invested into CitvPlace s more than 40 stores, 10 restaurants, a 20-screen movie theater and 715 apartments. The proposed "Quantum Park and Village would have 500 apartments, including flats v-ith garages and h...o-story villas. There would be about 208,000 square feet of retail, 82,900 square feet of office space 76.650 square feet of chain and upscale restaurants and a 4,OOD-seat, 2D-screen movie the- ater And the old Florida-style development, which would be privately financed. would sit across the street from a t\...o-rinh ice skating facility expected to open next year "It s going to be like buildmg a small town, as though it were always here Boca Raton architect Derek Vander Ploeg said. "\\bile not givmg a specific cutoff price, he "...arned that the more-than-SlOO