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AMENDED MASTER SITE DEVELOPMENT PLAN EXHIBIT "B" AMENDED MASTER SITE DEVELOPMENT PLAN BOYNTON BEACH PARK OF COMMERCE JANUARY 21, 1986 Prepared by DEUTSCH/IRELAND PROPERTIES In Consultation with RICHARD L BOWEN & ASSOCIATES, Planners and Engineers THE ROY BARDEN PLANNING GROUP. Landscape Architect ROSSI & MALAVASI ENGINEERS, INC , Civil Group KIMLEY-HORN AND ASSOCIATES, INC , Traffic Engineers GOODKIN RESEARCH CORPORATION, Economic & Marketing Analysis COGNETICS, INC , Marketing ~ DEUTSCH IRELAND PROPERTIES REP\..Y TO rO"T LAUDERDALE o,.r'CE January 21, 1986 Mr. Carmen Annunziato, City Planner City of Boynton Beach 120 N.E Second Avenue P O. Box 310 Boynton Beach, Florida 33435 RE Amended Master Site Development Plan Submission Boynton Beach Park of Commerce Dear Carmen In accordance with our meeting last week, I am transmitting to you herewith, thirty copies of our Amended Master Site Development Plan Each of the copies is a package containing the report document, six large drawings as listed in the report document, and a letter indicating the required revision we are requesting to the Development Order. We are also submitting, before the end of the week, eighteen additional copies to the Treasure Coast Regional Planning Council and six additional copies to Luann Rains at the State Depart- ment of Community Affairs. It is our understanding that this submission fully meets the requirements identified under the State Legislation and City Code If you have any question or there are further submittals required, please let us know as soon as possible Thank you. GZ ak Enclosures SUITE 1106-INTERNATIONAL BUILDING-2455 E. SUNRISE BOULEVARD-FORT LAUDERDALE, FLORIDA 33304. (305) 564-5114 THE BUILDING. 1125 NORTHEAST 125 STREET NORTH MIAMI, FLURIDA 33161. (305) 891-6806 AFFILIATES: BROLEN REALTY & MANAGEMENT CORP MITA CONSTRUCTION CORP ~ AN AMENDMENT TO THE MASTER SITE DEVELOPMENT PLAN FOR BOYNTON BEACH PARK OF COMMERCE Deutsch/Ireland Properties is pleased to submit herewith, this amendment to the Master Site Development Plan for the Boynton Beach Park of Commerce. The amendment documents include this booklet of material which provides an explanation of the refinements made to the Master Site Development Plan, as well as backup analysis providing the justification for such refinements and six drawings as follow site plan, grading plan, drainage plan, mitigation plan, water plan and sewer plan, and the attached request for a proposed revision to the Development Order. This request is being made in order to formalize a final Master Site Development Plan to be used as the basis for subdivision and public improvements engineering. We see the development of this Master Plan as a refinement, rather than a change, to what has been previously submitted to the State Department of Community Affairs, the Treasure Coast Regional Planning Council and the City of Boynton Beach This plan reflects a reduction in net development acreage from 411 2 acres to 361 1 acres, over what was approved in the ADA/DRI Our primary effort in arriving at this amendment was to finalize a plan that was illustrative of the original concept and which met the following goals 1 To refine the master plan; to incorporate requirements of the Development Order, specifically the set-aside of a 40- acre sand pine preserve and the incorporation of the City Park through a land exchange 2 To refine the master plan; to incorporate the requirements of a single phased construction plan consistent with our marketing plan 3 To refine the master plan; to reflect the outcome of our marketing research which has affected parcel sizes and orientations 4. To refine the master plan; to reflect changes in traffic due to a loss of 50 1 acres of developed land 5 To refine the master plan; to incorporate drainage changes consistent with the new South Florida Water Management District's regulations now in effect, plus the reduction of developed acreage and the increase of open space 6 To refine the master plan; to eliminate the rail-loading area and incorporate the potential for individual rail spurs at development sites ~ THE MASTER SITE DEVELOPMENT PLAN The colored plan on the following page illustrates the Master Site Development Plan in its amended form Following it is a copy of map H-I illustrating the Boynton Beach Park of Commerce as originally submitted in the DRI document In reviewing the documents for consistency, there are four areas of refine- ment that are discussed hereafter in detail I Land uses - Land uses have been adjusted to incorporate both the sand pine preserve and the City Park in a manner consistent with the requirements of the Development Order 2 Road alignments - The road alignments have been refined to serve the reduced developed acreage, as well as the revised parcel sizes. 3 Phasing - The revision of project phasing to accommodate a single, public-improvement construction phase, as well as single marketing phase. 4 Parcel sizes - A refinement of parcel sizes and orientation to conform with the marketing research and proposed sales plan AMENDED LAND USE The Amended Master Site Development Plan is essentially unchanged from the ADA/DRI plan It is still proposed to be developed as a nearly self-contained, planned comprehensive industrial/office park The mix of uses in the amended plan still contains those types of light industrial, office, hotel, retail and commercial trade activities as permitted by Section 7, Planned Industrial Development (PID), District of the Boynton Beach Zoning Code, as adopted June 3, 1975 A comparison of land use in the approved ADA/DRI and Amended Master Site Development Plan is shown in Table I The Amended Plan contains 30 4 acres of commercial use, of which 3 4 acres are recreational; 133 I acres of office use; 197 6 acres of light industrial use, of which 53.3 acres are to be used for research and development industrial activity; 144 9 acres of open space, of which 50 3 acres are lakes, 6 acres are wetland preserve, 40 acres are sand pine preserve (in one parcel as agreed to by staff of the City of Boynton Beach and Treasure Coast Regional Planning Council in 1985); and 33 9 acres of additional internal arterial roadways Arrangement of these proposed land uses within the Amended Master Development Plan are primarily the same as proposed in the approved ADA/DRI Plan Office uses are proposed along NW 22nd Avenue, around the proposed interchange at Interstate 95, and across from Motorola near Congress Avenue Commercial uses, including the club recrea- tional facility are also proposed to be located on NW 22nd Avenue and along one of the arterials south of 22nd -2- j _....==--:,,", .,... e. ) 1\ ------ \ ' \",--- !! l. r/~l~~r ,I i ~rF' ~ ~;-i\ I f I I II · .I. ~ ~~~~I' . 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QNQ ".,, '......1.1.108 ~ : I'llIlI'Ulll\ll .' .. a.c. ...- E:3 S.Ad PIIM Pr....v. Road. TOTAL 40.0 &c. U.. .C. n... AC A r......- lIe.c" !:=.f." a...h,4." ....... ....NtI:. .. c:___ 1-'--&.10 ...,-._,-. ~ N "Ra"a..a LANa u.. .YM.O~ u.. ..c.... ... ~ C GD"M..G'A~ 87.. .., a 0...10. ..... ea.. , L'_"T l"II"n.'A~ ....7 .Y.. LI'W LAK.. .waTLAND .... ,... ~ R aDADa ..... ... : I . -.. .o' ...... .31... "go.D .1'71'.. -< Ul T". a.. I.. ... ."0 cb .J. I ~ 7.. ...... ::~~~c;.-:'y BOVNTON l!I 2 a. q: u UI D 2 lit .J ca 2 o ~ ) a: III II ID ~l III II ~ i!i1 2 ~IIf ~ .~ .. 2 III T~H E-&- - .J III BEACH ~ I " , " : " . . . u L.O.Na Q-'.--'" 8.. ..c.... PARK It OF CCMME.RCE e lit By Riteca Development Carp. ~ MAP H-1 ~ o 00 0 o o ,-l . \l'\ N 00 O~ ,-IN o (1) 1.0 . o ~O' 1.0 ,-l aP 00 ,-l\l'\ o ~ ~ P-l , , , , , , , , , 0' ("')001.0 0' <1'0 ,-l ("')("') ,-l ~ . . . 01.0 0 c:o ('i1 0' ,-l P ('i1~ ("') ("')<1' \l'\ <I'<S' ("') ("') r;z; N ("') \l'\<I' 1.0 \l'\ ~ ,-l ,-l ('i1 ~ ~~ tJ)p.. p p~ N N 1.0 0 ,-l 0' N 0 ~e. aP 1.0 \l'\ (1) .-l \l'\ ("') r- ,-l~~ N <I' ~ .-l ~~ \ ~O_ II) , ~r;z;~ ~O~ ~tJ) ~ ~P-l ~p P-l ~ 0$0 ~ N <l'c:oOO \l'\ 0' O~ 01.0 0' O~ P ,-l 1.O\l'\ 1.0 0' U~ (1) <S' ('i1 - ~ ,-l ~ <S' ~ N N \l'\ \l'\ ,-l N <S' ~ ~ Q) ~ 0 Q) ~ ro 0 p. ro +l..-1 U tJ} P. C ro ~ tJ} Q).""\ C. Q) ~~ 0 Q) :;:>~ p.+l ~ P. ~ Q) - 0tJ} p.. 0 Q),c ..-1 ,-l? 0 - tJ}-v ro..-1 Q)TO ~ tJ} Q) 0 C. ro ..-1:;:>c rtj ~ 0-""\ ro Q)'''''\ ~ C. \J.ou<:l .,...\ 0 .,...\ TO ro +l~ ..-1 U)~ ro Q) ~ +l 0 +l tJ} C ~ ~~ +lu<:l,c tJ} 0' ~ Q) rtj.""\ ro ?,c .,...\ 0 ~ cp.p.. ..-100 tJ} ro roQ)O rtjO..-1 ~ _ Q) ..-1 rQ :;:>; ~ .,...\ ~ c.~ tJ}~-vC-v Hro~ tJ) tJ) O-~ Q) Q) Q) ~ Q) ro Q) ro'''''\ '2 p ~..aQ) +ltJ},c 0 ~~,>tJ)U tJ} Q)?,c 0 ~ ro rtj 0 ~ ,-l -V .,...\ ,cQ)-V ~ ~ ro f:-I ~ 00 4-4 O'~o P g 0 0 4-4 .,...\ f:-I ~ U 0 ~ tJ) ------------. --~------ The location of commercial parcels along NW 22nd Avenue is a minor departure from the internal "Lakeside Center" complex originally contemplated that indicated only 800 feet of com- mercial frontage on NW 22nd Avenue The current plan, exclud- ing the Club, now provides for 2,800 feet of commercial frontage Based upon marketing requirements and the need to establish strong restaurant and service retail locations within the Park, the land-use has been specified accordingly From a traffic viewpoint, it is justified by the reduction in trip generation for the Park overall, as noted later in this report Hotel uses have been noted as alternate uses for office use par- cels located on both the eastern and western terminus of NW 22nd Avenue Three such parcels have been noted accordingly This concept is consistent with the approved ADA/DRI plan Light industrial uses, including research and development activi- ties, are to be located south of NW 22nd Avenue, along the Boynton Beach Canal (C-16) and along High Ridge Road Light industrial uses are also proposed to be located south of the Boynton Distri- bution Center on High Ridge Road and south of the 40-acre sand pine preserve area Open space has increased substantially over the approved ADA/DRI Plan from 82 2 acres to 144 9 acres Lakes are proposed to be located in the low area of the Park Unlike the ADA/DRI approved plan, however, these lakes will be arranged as linear open space/ wetland/lake areas The result is to provide greater visual ex- posure to a far larger number of park sites The reduced acres of lakes (from 76 4 acres to 50 3 acres) is based upon new rules by the South Florida Water Management District adopted in June 1984, and the fact that the plan contemplated 50 I fewer acres of developed land These new rules require less large size retention lakes in each project On-site ponding will be part of these rules Wetland preservation remains the same as approved in the ADA/DRI Plan, except for a slight increase in wetland acreage (from 5 8 acres to 6 0 acres) The mitigation plan, submitted herewith, identifies the locations of the lake-edge plantings as consistent with the approved ADA/DRI In addition, the preservations of upland habitat and native vege- tation is consistent with the approved ADA/DRI One large 40-acre parcel of sand pine scrub and existing proposed animal habitat area is proposed in the far northwest portion of the Amended Plan This location and parcel configuration was decided upon from several alternatives and following numerous meetings be- tween Riteco, environmental planning consultants, and City/Treasure Coast Regional Planning Council staff, during 1985 Preserved in- tact, the 40-acre site complies with requirements of the TCRPC Board and staff, the City staff, and the adopted Development Order Ample habitat land area exists to allow orderly and safe relocation of existing Gopher Tortoise and Florida Mice Existing Burrowing Owl sites all fall in northern portions of the preserve Fully consis- tent with the Development Order, this proposed "Sand pine Preserve" will be regenerated in accordance with the Sand pine Preserve, Management Plan -6- A proposed City Park will be located adjacent to the 40-acre preserve This Park will provide a community level facility and serve the growing residential neighborhoods to the north and west Access for the Park and preserve area will be pro- vided by a new loop arterial which connects Congress Avenue (north of NW 22nd Avenue) with NW 22nd Avenue in the center of the Park Future construction of Miner Road will provide additional access ROADWAY ALIGNMENT AND TRIP GENERATION A network of major internal arterials (similar to the ADA/DRI Approved Plan) is proposed to serve the Amended Plan land uses, and avoid negative impact on the public transportation system outside of the Park Internal vehicular movement will be ac- commodated by arterials, each with divided four-lane landscaped boulevard roadways Northwest 22nd Avenue and High Ridge Road are similar in construction with a 100 foot right-of-way Miner Road has a right-of-way of 108 feet; and will be constructed by others, as adjacent sections of roadway and the canal crossing become available An internal system of pedestrian walkways and bikeways will be provided throughout the linear open space system, connected by grade-separated crossings as shown, at the arterial roadways PROJECT TRAFFIC PROJECTIONS In general, vehicle trip generation for the Amended Master Development Plan is similar to the ADA/DRI Approved Master Development Plan A comparison of the two is shown in Table Two The slight 5% reduction in total trip generation (from 44,321 in the ADA/DRI Plan to 42,957 in the Amended Plan) is the re- sult of an increase in the open space categories of land use and reduction of net developable land from 411 2 acres in the ADA/DRI to 361 I acres in the Amended Plan INTERNAL/EXTERNAL SPLITS There are also reductions in external trips A comparison of internal/external trip generations is shown in Table Three The IO% reduction in external trip generation is a result of reductions in net developable land acreages Traffic assignments of external trips to the impact area road- way network remain unchanged from the ADA/DRI Plan External peak-hour trips generated by the Park and their directional split are also unchanged from the ADA/DRI Plan -7- 1 (j) 0 z ~ -.D -.D a -.D '" p... r- a C" If"1 "" t-4 C") "" "" C") "" ~ ~ ... ... r< -.D ...:t ~ a "" ~ "" ~ ...:t p... 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Z~ .~ ~e. ,D Z e ~ cI) 0 r..\ r..\ 0 t-'4: 0 ~ C""l ...::r if) r..\ ...::r ZO t.J t-' ...::r ...::r if) C""l r- 1-14: Z r- 1-1 ...::r r..\ ...::r N N N r..\ o(l tJ'l 0 I-Ir..\ Z ~ ~ C""l 0<U ,....1 C""l 0 ...::r \S) _Ill 4.p... r- 0 N -d' ...::r 4:t':l t-'I-I 0' N \S) C""l ..-! 0;::' O~ r- 4:p... t-'t-' if) -d' 0 C""l -d' N r..\ ...::r r-@ .~ ..-! ~ t':l (f) \,U .~ ! (/'l U ::::J ~ <U (/'l <U .-l U .I..l ,..J 0 e <U .~ %0 4. Z e .I..l \.1.-1 t-' 4. 0 0 \.1.-1 .~ 0 ,..J t.J ;::I: 0 ,..J t-' ----_._--~. -.-----.--------- .~,--- --- -~~ ROADWAY IMPROVEMENTS Construction of the Amended Master Development Plan will result in a 5% reduction in total trip generation, a 10% reduction of external trip generation, and a reduction of the level of impact on intersections and roadways within the project impact area However, agreements reached between Riteco Incorporated, the City, the County and TCRPC, as stated in the approved ADA/DRI Development Order, will be honored by Deutsch/Ireland Properties without change Therefore, no change in the Development Order is requested In support of the data presented herein concerning trip generation and splits, there is attached hereto a letter from Jim Zook at Kimley-Horn with his computation of the revised traffic numbers based upon this refined plan. His letter supports the fact that there is no increase in traffic, despite the refinement of land uses illustrated in the Amended Master Site Development Plan PHASING The approved ADA/DRI speaks to an extended development period of up to thirty years. Development was proposed in two phases Our proposed plan is to proceed with development of the entire project in a single phase Immediately following below are excerpts from a marketing study prepared by Goodkin Research concerning the absorption rate for this project and other major projects in the area Based upon their conclusions and the marketing intents of Deutsch/Ireland Properties, it is believed that this entire develop- ment can be accomplished in an eight to twelve year time frame On this basis, Deutsch/Ireland Properties has made the financial commitment to move ahead immediately with all roadway and public improvements construction Platting and subdivision will be sought immediately upon approval of this Amended Master Site Development Plan ABSORPTION RATE Based on the development's planned amenity mix and p.edicated on tha hypothesis that our marketing recommendations outlined above will be basically aljhered to, the average annual absorption rate is expected to vary from et>proxlmat~ly 45 to 75 acres per year (see Table 2). Given about 379 net acres o! land, the expected absorption period ranges from 5.1 to 8.4 years, with !l 0.3 yesr pl'obable time span. These absorption rates are measured in terms of land sales to both ~ers &;td other developers/builders, and also include acreage occupied by buildings constructed by the client/developer Good!{in~G'@}J -10- ABSORPTION RATES Absorption or Industrial land can best be mcasured by the rate at which land Is takcn oCf the markct through land sales. This ratc, however, docs not necessarily rcncct the rate ot building improvcments as economic conditions and purchascr goals have significant ettects. The annual absorption rate oC the surveyed parks, as measured by available land, ranges trom less than 1 Rare to 55 acres. The most common average annual absorption rate varies trom about 2 to 5 acres In the parks surveyed. The larger and better planned and loeatcd parks tend to renect the taster absorption rate while smaller par~ arc usually at the lower end ot the range. Two other factors greatly acteeting the absorption rate arc both the price and the Immediate availability ot tully improved sites. Measured In terms of the amount or land put to IndWitrial use (whiCh includes existing buildings and facilities under construction), Arvlda's Park of Commerce hIlS generated the most Impressive absorption rate ot approximately 38 acres per year. Coodkin~@J[[cs01J -11- Kim/ey-Ho,n and Associates, Inc. 5800 Corporate Way, West Palm Beach. Fla. 33407 · (305)683-5500 Raleigh. West Palm Beach, Tampa, Orlando, Nashville, Dallas December 9, 1985 447906(07)/T06-22 Hr George Zimmerman Deutsch-Ireland Properties Suite 1106, International Building 2455 East Sunrise Boulevard Fort Lauderdale, Florida 33304 RE Boynton Beach Park of Commerce Proposed Plan Revision Traffic Impact Dear George As requested, by you, we have completed a comparison of your proposed revised plan for the Boynton Beach Park of Commerce (second revision) As indicated on the attached summary. the traffic impact of this plan is virtually the same as for the approved DRI plan. Differences due to road alignment changes are noted on the summary Also enclosed is our billing through October, 1985 Billing includes Task I of our proposal and for a portion of work accomplished on Task 11. The work on Task 11 was initiated to meet your initial "fast track" schedule Work was halted since we did not receive a signed proposal Billing for the enclosed summary will be under our current agreement (4479 06) as requested We have enjoyed working with you on this task Please let us know if you have any questions regarding the enclosed summary or the billing Very truly yours, JRZ/nan Attachments ~ K~MLEY-HORN AND ASS!ATES. INC / '\ James R Zook, P E (~r1ncipal cc Mimi Howard -12- BOYNTON BBACH PARK OP COMMERCB UPDATB Preliminary Traffic Impact Assessment And Site Plan Review Summary TRAPFIC IMPACT ASSESSMENT Proposed Plan A pproved Plan Total Trips External Trips 42.226 30.200 (72%) 44,143 31.403 (71 %) Total External Peak Hour 5.130 5.33 I DIFFERENCES Total Trips Proposed 42,226 096 = = Approved 44.143 External Trips = Proposed 30,200 = 096 Approved 31.403 External Peak Hour Proposed 5,130 = 096 = A ppro\ ed 5.331 NOTE If 400 Room Hotel substltued fDr II-acre Office External Peak Hour = 5,190 Proposed 5.190 = 0 97 Approved 5.)) I Generally projected 24-hour and peak hour assigned traffic volumes are the same Trafflc volumes Increase on Congress Avenue bet,"cen Miner Road and NW 22nd Avenue due to no connection to Miner Road within the ",estern half of the project There Is also some increase in directional splits due to the higher percentage of office trips 12/10/85 4479 06(07)/T06-22 -13- PARCEL SIZES AND ORIENTATION The Amended Site Development Plan is based upon a green space network containing pedestrian ways and lakes This concept is a slight refinement from the ADA/DRI approved plan in that the lakes and green space have become the focus for each of the development parcels, rather than using the lakes and green space as buffers between the roadways and development parcels In rearranging the plan in this fashion, we have been able to provide this pedestrian amenity to the vast majority of parcels within the development. In the process of reorienting the specific parcels, we have moved much further ahead towards the final definition of parcel size The following paragraph excerpted from the original ADA/DRI documents indicates an intention of developing parcels from a minimum size of one and three quarter acres to a maximum size of nine acres. The Amended Master Site Development Plan is fully consistent with that intent. A collector street, with a right-ot-way ot 60 teet, may be con- structed between the Lakeside Center and ad10ining otficeJindustrial uses, it the market need for small sl tes dic- tates its requirement. As shown on Map H, a typical industrial lot may be 600 teet x 660 teet. These 9 acre sites may be typically subdivided into 1.75, 2.25 or 4 5 acre tracts to meet the need for smaller office or light industrial sites near the Lakeside Center. PAGE 12-7 Immediately following are excerpts from reports prepared by our marketing and sales consultants, Goodkin Research Corporation and Cognetics, Inc. The excerpts identify o~r pot~nt~al market and the sizes of facilities most likely requ~red w~th~n our Park Although this is not the exclusive rationale we have used,in determining our final subdivision plan, the results of th~s research provide the backbone for it -14- 1-15 INDUSTRIA~ PARK DEVELOPMENT - CONCLUSIONS AND RECOMMENDATIONS Our analysis of the supply and demand determinants for warehouse and industrial space indicates that these uses constitute attractive real estate investment opportunities for the developer The demand for warehouse space is strong, and although several new industrial parks are competing in the marketplace, the subject property offers a close-in and highly visible location Specific recommendations for this portion of the development follow: High Tech R & D Pacilities In present day dollars, rental rates for high tech buildings should vary from about $7 00 to $7 50 per square foot, absolute net Typically, these buildings will contain the following improvements: 18-24 foot clear ceiling heights 100 percent air-conditoned and fully sprinklered for fire protection 22,400 ampere, three-phase electrical service drive-up loading docks and drive-in doors 35,000 to 80,000 square foot buildings 2,500 to 5,000 square foot bays, or multiples thereof parking ratio of one space per 275 to 325 square feet Market segments typical of this fast-growing group include micro electronic telccommunications equipment; medical electronics (e.g., electronic health monitoring systems); process control technology; electronic surveillance systems and other electronic components; computer systems; engineering, research and design; pharmaceutical/medical products and other related high tech groups. These users require well landscaped sites and attractively designed buildings. -15 _ .~ f' ;i,l .'" ... - [1-. ":-iOtOd~~g8:D[J@~)i ~@J[TlS Jd 1-18 OFFICE DEVELOPMENT - RECOMMENDATIONS Based on the above statistics, it is clear that the supply of office space in Palm Beach County exceeds the demand In the face of this glut, in order to be successful, developers will be compelled to be more cautious, sophisticated and innovative in their planning, design, marketing and timing of new projects. While there is an imbalance in supply and demand, the Boynton Beach Park of Commerce subject property is nevertheless strategically positioned to enable it to compete in various segments of the office market. However, in order to generate acceptable absorption rates, it is recommended that a differentiated marketing strategy be adopted by offering three basic product lines: o Pure office space o Office/Service o Office/High tech buildings Pure Office Space We feel that the subject property is suitably positioned to enable it to successfully capture a portion of the demand for luxury-type office space originating from such tenants as financial institutions, insurance companies, computer companies, regional headquarters, operations centers, and professionals seeking prestigious locations (e.g., major law firms and accounting firms) In Broward County, the Corporate Park at Cypress Creek has been very successful in attracting these relatively large companies. These firms are already well entrenched in the Boca Raton market -16- ".~, >- ..,;1 t~ ,,~::,,~. ~ ':::;)TI . JU ,- e'1"'\<< ,r<-;,;i"'\'! , {i' to W"t:' D( v\ 21 ~. ~ Dj l J~ J ',,-.-i ((.,..;1 \iJ;! '\:..iw. C.i L d h tit U ~Lj~~ U '--=:I l 1-19 Our analysis of the criteria affecting the location decisions of corporate and regional/divisional headquarters shows that the availability of highway and air transportation are ranked as the two outstanding features, closely followed by the availability of professional/executive labor In this respect, the site ranks highly Pertaining to the luxury office market component of the development, the following recommendations are made: Rental Rates - In present-day dollars, the recommended base rent is $14 to $16 per square foot, absolute net. Size oC Buildings - In order to be able to capture some of these larger tenants, buildings should be fairly large, varying in size from approximately 65,000 to 110,000 square feet. Building Height - Building heights can vary from about one to six stories, with two to five floors probably being most common Office/Service Space and Moderately Priced Office Space It is recommended that the developer adopt a penetration pricing strategy by also offering office/service space and moderately priced pure office space at highly competitive prices to the market segments indicated below These target groups are searching for excellent "value" at locations which offer good visibility, a convenient road transportation network, and a nearby labor pool and local market. Our overall experience with office/sel'vice projects in South Florida clearly demonstrates the popularity of this concept when pl'!ces are very competitive Those projects with relatively high rental rates have experienced difficulties leasing space even when site exposure is excellent The subject property clearly offers an environment that is conducive to our recommended stl'tttegy, especially in light of current market condi tions. -17- r' ~~"...... .....jf.". )^<i~ ,'" ,it ~if"% '.; ~ 1, ,-' /::... J j [, " ,il~.o~ Ai.tI2: \~ "il ;,~ kr,J( ~JLJ)\ .Gll oJU \ \., J j ~ ~- ~..,. __~~_..>> ~...t*'.$it.....U \.....:... ,__ -' ......._ I.- 1-23 COMMERCIAL DEVELOPMENT Interviews with representatives and employees of major organizations and various office and industrial parks in Florida, show strong preferences to work in self- contained developments that offer the necessary supporting commercial/retail and other personal services, including such uses as: Restaurants Personal services (e.g dry cleaner, hairdresser, beauty shop) Stationery/book store Gift/cigar shop Convenience store Pharmacy Full service print shop Travel agent Messenger/courier service Car rental agency Camera shop/developing Although these uses would cuter chiefly to employees of the park and other surrounding commercial developments, some demand would also emanate from surrounding residential communities. It is important that the restaurants and other retail facilities be positioned in the subject park in a manner that maximizes exposure to passing traffic HOTEL DEVELOPMENT At present, there is only one hotel chain fronting {-95 in Boynton Beach - an unattractive Holiday Inn at the intersection of 1-95 und Boynton Beach Road. Given -18- .r"" '';, t"'" .+<;i .. [~(i+t~ [f~~~--:J)l ~ r~~ l'7' "llll :-j ,,' '. J' <. ,."....); i}t ~,. '1,)1 U l LI J I c...# iIAI" -..-~ .."x "'_9 _.,*U Jt>> _ _ ~ ~ 1-24 the impressive growth of industrial, commercial, retail and residential developments in the surrounding area (especially as cl\.eml1lified by Motorola and the Boynton Beach MaU), we feel that the property offers a good location for one or two quality hotel franchises that can be phased to support up to 500 rooms. A hotel would cleal'ly complement the overall amenity mix of the development and derive most of its revenue from slleh patronage sources as business guests, meetings and small seminars, potential residents in the area, and, to a lesser degree, social/tourists requiring a short stop-over in a quality, easily accessible and highly visible location. The strategy of adding hotel establishments during the later phases of major office/business park developments is fuirly common, as exemplified by such successful South Florida projects us Arvida Park of Commerce, Corporate Park at Cypress Creek and Hillsboro Executive Center -19- ('"-~ ""... . /, eft"" idd-~fC>2 ~], ;)5==If~ J[ L . .>>>' 1...,IJ' ~ ,/;L.... t~ ti..t~ ill l1U \_:.:)~)\,~(.sJU \~ J J 1-25 LOT SIZES AND LAND PRICES According to the preliminary Master Plan of the Boynton Beach Park of Commerce, the park is divided into large 10: acre lots. Our competitive survey shows that with the exception of Arvida Park of Commerce's 5.:: acre tracts, most competitors offer one to two acre tracts, reflecting strong demand by relatively small users. While we feel there is a need for large tracts (and our projected absorption rates assume that the developer will be able to attract several large occupants), it is important that the developer is also able to satisfy the demand by potential occupants requiring minimum lot sizes of roughly 1 25 acres In order to achieve the marketing fleKibility required in a project of this size, it is strongly recommended that the land plan be amended to meet the needs of these market segments. It is advisable to plat relatively small and combine lots, as opposed to platting mainly large tracts as this could present more of a problem when trying to split. In this respect, it is also important to realize that, in general, smaller parcels tend to generate higher prices per square foot than larger ones Depending upon such factors as size of parcel, location within the park, financing, type of buyer/user, the recommended land price in present-dl1Y dollars varies from approximately $6 50 to $12 00 per square foot with an average of $8 25 per square foot These prices are somewhlit lower than those currently being quoted at Arvida Park of Commerce, and roughly in line with Hillsboro Executive Center and Corporate Park at Cypress Creek. Given the outstanding amenity mix planned for the development (e g., golf course, day cal'e center, meeting/conference facilities, health club, restaurants/retail services), we feel that these prices are realistic and offer potential occupants excellent "valueul 1 If an interchange is built at 1-95 and N W 22nd Avenue, land prices at some of the parcels could increase by liS much as 10 to 20 percent. -20- ti;:'4V\ jA'h }~ F);I of;; >f~~r? C0 "1, ~c:::""\lrl .~O-l \~",.;t ~Ji <Jit,;}. i;~ ~.,;{1~ iu ~J~)~GJu ~ J L [,-1 PROPERTIES Palm Beach Co. SU~MARY OF GROWTH TKE~DS The Palm Reach Co. economy performed better than the U.S. economy during the 1970's ard early 1980's. wni Ie the US grew by 28 percent during the 1972-82 periDe as a whole. Palm Beach CD. grew 97 percent. Palm Beach Co. tended to reflect the general pattern of cycl ical change expprienced nationwide: Compound Annual G ro wt h Ra te Period U.S. Palm Beach Co. Difference 1972-76 1.8 5.6 3.8 1976-80 4.5 9.7 5.2 1980-82 -.4 5.4 5.8 19~2-85 2.5 8.1 5.6 Palm Beach Co. did better than the U.S. as a whole during the major growth period In 1976-80. and again curing the 1960-82 recession. The biggest contributors to the Palm Beach Co. jOb base during the 1972-82 period were: S~"!~Lt ~~l_~~~_J~~~_tL~~!~~ 11765 6993 6650 5987 4424 4250 3722 3582 3442 3331 Eating ( Drinking Places Health Services Special Trade Contractors Business Services Rea I Estate Transportation Eqpt. General Contractors Electric t Electronic Eqpt. Food Stores Misc. Retail Trade -21- EconDmic Change The least effectl ve contr ibutors have been: ~!:~l~t Heavy Construction Te)(t lie Manufactur ing Stone,Clay,Glass PrOducts Co~bined Investments 011 Eo Coal Products "1tg. Forestry Tobacco Products Mfg. Pipel ines ~ai Iroads Coal E Lignite Mining ~~l_~l~_~Q~~_'Ll~l~~ -553 -150 -it3 -34 -34 -25 o o o o iQUL~~i_~t_~~1_J~Q_~l~~10 It is important to know which kinds of companies, on balance, are creatlnq net new jobs. By "on balance" we mean the net of new startups and expansions and relocations into Palm beach Co. over the losses due to closings, layoffs, and out-moves. We determine the net change by examining the behavior of each Individual tuslness In the area, netting the gains against the losses as we go. ax_~l~~ In Palm Beach Co., small companies were the greatest net Job creators during the period for which the most recent micro detail is a val I a b I e (1980 -84 ) : Percent Net fll!~1j2xm~!l1_.s1z~ ~~1_.J~~I_'u~1~~ .al~~__~b~!l3~ 0-19 19408 69.8 7- 20-99 6990 23.7 100-499 3280 15.9 500+ 9084 24.1 Unknown 1541 120.5 ---------------- ------------ TOTALS 40304 34.5 -22- Economic Ctan;}e D T f n h" ~~__~Qt_Q__~~Qgt~_lQ Palm Reach Co. relies most heavi Iy upon local Independents for Its growth Q~Qg!~hlQ ti~l_J~~~_~L~al~~ Percent Net J~~__~haQg~ Independent 22970 36.lt f. Subsidiary 131 2.0 Local Headquarters 10313 66.2 Branch (Loca I He) -2891 -37.0 Branch (Non-local HO) 9790 40.9 TOTALS 40313 34.5 .a~_Ag~ Among establishments with an Identifiable age, young companies Indicated the fastest rate of jOb gain: Percent Net Ag~ ~gl_J~~~_tt~all~ J2~__tbaQg~ 0-4 39b30 172.9 f. 5-8 -3260 -17.9 9-11 -1542 -16.6 12+ -11t14 -4.1 Unk n own 6899 21.7 ---------------- ------------ TOTALS 40313 34.5 -23- EconDmic Change a~_tQr~2L~1~_!~11~11~_'~~~lug_'h~og~ The largest source of jOb creation (from an activity standpoint) was startups ("births"). On the negative side, closures ("deaths") player! the mDst significant economic role. Looking at the net, we find the greatest level of Imbalance between startups and closures, ana therefore the Mlghest rate of emplDyment gain: Percent Net ~b~!1g~_fL2k~~~ ~~1_J2~~_tL~21t~ J2~i_tr~a.t~g Startup - Closure 19~ 28 48.7 7- Expand - Contract 15570 38.6 Il'lmove - Outmove 5115 12.7 ---------------- ------------ TOTALS 40313 100.0 ~alYL~_~1_Ea~lgl~_~LQ~lDg_k~m2aol~~ Net jOb creat ion figures tell us a great deal about where the economy Is healthy, but they do not tell us which Individual companies are growing. It could be that there are many healthy firms In an Industry that Is declining. It thus pays to IDDk at the nature of growing companies ~~L ~~. What do we mean by "growing?" Is It absolute or Is It percent growth? AbsDlute growth favors larger companies; percent growth favors smaller ones. We have avolaed these biases by choosing a hybrla mixturE' of the two: absolute employment growth multiplied by the percentage growth It represents (expressed in decimal terms). Thus a cDmpany that grew from 500 to 550 employees would have an absolute growth of ~O, a percent growth of 50/500 2.1, and an Index of 50 X .1 c 5. We have chosen to examine the characteristics Df al I very rapidly growing establishments I.e., all of those with a growth index of o v e r 2 0 -- k e e pin 9 t r a c k 0 f the I r c h a r act e r 1st i c s, I n t tl e mea n t I me. -24- fconomic Change ~il~ The g rea t est n urn be r D t rap i d I y 9 row In 9 est a b I Ish men t s are sma I I : No. Rapidly Per c en t of Elfoployment Growing Rapidly Growing ~i~~______ f.~i~~li~h!Il~!ll~ ~~i~~ll~h!Il:!ll~ 0-19 202 bl.8 7- 20-<1<1 b3 19.3 100-499 27 8.3 500+ 30 9.2 Unknown 5 1.5 -------------- ------------- TOTALS 327 100.0 thUH~t~bl~ In terms of ownership status. local Independents represent the largest number of high-growers No. Rapidly Percent of Growing Rapidly Growing aktQ~L~tll~ E~la~!i~hm~ol~ E~la~ll~hm~olj Independp.nt Firm 222 b7.9 7. Subsidiary 8 2.4 Headquarters of Firm bO 18.3 Branch of Local Firm 9 2.8 Branch of Non-local Firm 28 8.b -------------- -------------- TOTALS 327 100.0 -25- ~g~ .. .~ F CO"lornl c Ch:;tnge The largest proportion of growing establishments are young in age No. Rapidly Percent of GrowinQ Rapidly Growing ~2~_11Q_Y.~a!.~1 E.~l221i~!:lm~ol~ E.~la!lllS!:l!Il~UlS 0-4 124 37.q I. 5-8 76 23.2 q-l1 26 8.0 12+ t:4 lq.b Unkn own 37 11.3 -------------- -------------- T OT A L S 327 100.0 -26- .~---_._~---_._-----_._--~ --.---- CONCLUSION We look forward to the expeditious approval of this Amended Master Site Development Plan. We feel it is the appropriate refinement of the document initially approved in the ADA/DRI and contemplated by the Development Order Many of the revisions that have taken place have resulted from the incorp- oration of requirements expressed in the Development Order We look forward to the opportunity to present this project at the City Council Public Hearing and look forward to its successful completion -27- o "! :i g % '" o '" .J .J o ~ ::i ." " . . ~ go w = . u o ~I ~I .:: ::> . . .. ! ::; ~ .. .. ,I) .. . ." .. o - - ! ;; .. a: .. ~ GO .. Z '" z: . GO .. .. > '" .. roo GO z GO ;:: < ~ roo .. ~ z .. .. ... GO ... CD .. .. ~ .. u . .. .. '" o PI .. .. .. .. .. .. .. 8- o .. .. C " !. ~ " > . '" . J: .. ! .. I a: '" > 3 - o C ~ . C . ::>. . , . .. .. . .. 8- a " .. .. C . ! .. . > C ll' . z ! il ... - .. :; z :: ~ ...1 .. -, < ...; z ;: a: '" .. '" .. . .. , .. . . o .. . .. .: - . ... '" " .J '" al ~ ! t: . J: .. ." .. . . o .. '" C '" ." C .. ~.I .:1 :\ .1 ~I .;1 Cl ~i ]1 ! 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