SFWMD IMPACT ASSESSMENT REPORT
II'IFPiCT (;sc~E~;':-Jl'lENT.. F~E:FUF;,T
Fr-epar-F'd by
mlUTI.1 FL..OF\. I D('~ w~ TU; 1'.lt-iN('~C;EI'"1El'n D I (3n~ I c r
I PROJECT SUMMA~V
Project Name Boynton SEdch rar~ of Commerce
SFWMD I D No 84 17
Locat ion Ci t I u-f Doy nt..on r~f:E(c:1 F a1 /Tl r{c~dc:h CCPH)t't
8i z e 54il+ ac:r-E~S
Land Use E i st i ng undc'vc>l Clpecl ~"i th vegetat i vc::! ee,... er. 0+ wet 1 cl.rld
and upland habitat
Proposc>d 27 6 acres of commercial~ including hotel
facilities 128 q acre of office 5pace~ and
~4 7 acr8~ of lIght Industrial uses
DI~I Thr-c.'c;;hcld Indu t Idl r:<';"!lrl. 1~'".;i( I.) P ;trkinq \;"pac::es or. 64)
,:'t.cr.E'S, Ciffll-C Farl.::;;)() (I \'! ~oqu"r-e feElt. of
flu :Jlr ,,"H.. C e'"! or ') aCT.' ~::>
II Summar~ and Recommend~tlons
I n I'. E:)'V i e\'J:i nc) the {)pp 1 :i c .1.t i 01... for. Dc" c'] clpml,.'rl t. ();Jpr ClV ".:\ 1 ,",n d
other available data~ District staf have determined that the
project could be d€2vplopc:.)d :in '";uch d malll"Cr- tt-.dt l'c(jlon.::...lly
adverse impact.S"> shol.11.d not. iJCc.ur ~'Ilt.h n2qi:01.r"c1 to sLwfClCC' wat.Glr.
quality and quantIty water reldtcd ~eqetatlDn wator use and
supply development~ and wast~water disposal Although there are
ne immediate water r-esource conflicts with respvct to the
location of this project staff recommends that the following
should be address~d in ordEr to reducc potEntial locall ed
impacts, if the project i ~ppro'ed bl local government
--Water uso~ Surfaco LJ~ter Manageme,t and rIght of Wal
permits must be obtained from this District r:re~iously issued
sLlrfe:"\ce Wi:iltet'". mC:'IndClf::'mC'nt '"(nd Iriqht 0+ ,.'Ji;.:\t pcrmit. l\io "';,() ()o611 sin
is no longer valid becauso nero than two years elapserl SInce the
pr-oject proposal was intitally pprmitted w th no cOlstruc:tion
occuring at tho site
-- -.F Ol~. qt'". ound ~3ur.. t ".:,e e 1 Il dl. =: t.l'" :i. ell ar E E:, S Ilot \:.'<;::!-. ed by
industr-ia1 waste emo~al s,stc s the developer s~311 deEign and
construct the dra:in1qc systLm dS d double dct~nt.lo I s/stem with
the initial, recei~j.rlq area i"r"OfD each lnrjL~s.tr- a1 l~ttc being lined
and siz.ed for tl...IE' rl..lI.) ,{1 +1'.UfTl one h:lL: 11.":I'"c''' f .ll. st.orm 1(.:.:5<::'
one inct1 ".nd thE~ ~e("-nncj.:;\Ir il'Cd bf'i.rH] rei... COmlTIJ I U c' .:'lr,d ~i,-cd
t.o detain Ol"lf:> inch n+ r..ttnn!t (~In dltl t -1 "!tl',C:' (J., :il.-JI lJhich
F .:;"tqC? ~,
accomplishes the same objective ~o the District s satisfaction
would also be acceptable
--District permits will include ~ pre construction condition
requiring identification in the public records of the need for
the indiv:idual linc:c:l c1E'tc'ntiorl ar'C:d5; or' alter-nat,i IL' t,rF.;>atmer1t
mechanisms(s) on sites which could be sold
III General Froject relAtc~ Infor matJ~r
The BOj n t 011 Beac h r ,;)1" I, r:J. LOil1fTh,,"!' C I" i ~;; a p 1'- P o~:;cd 1 i qh t
i n d U 5 t I~ i a 1 ,\ n d r- (':: <.:, L. "': r'" c: II p 1" I ~ CUll t ,;;1 1 r :J I { I "i r I c:I u r' I d 1 ~ 0 f f :i c C~ c:\ n d
commen::ia1ll 1"E?ldt.ecj f'<-:(cili,tl.f.0~;~ nc::luc1inq "hot,ol c:omple ~ =,it.(-'~d
on <:"\ppr"o imatelt ":j,(I(il' acrc',; 1,]("'ttc:c1 ~'utlljrl fi"(l Cit( o'f Boyntun
Beach E hJ.bll.: Nu .l depIct tl'lP (]L'ncr;\l ',;;:i.tc Iocc"ttiun
T h €~ E~ i s t i. n L] sit c i~;; C I I'" t- C nl" I I ~,o n e d t n a 1 I J \,~ -I' 0 r- a.
r' e s i dent i .:.1 i:'1 n c:I i 1'1 d I ~_, t, r i '::11 r: 1'" c! C t L U CI, l. q 0 ./ c:. r' n m C I I t: ii" p P r" 0 v '::1 I ::;
and D:i, st.r" i c t ~=ur- face W.::\tC?I-' III<Hlaqc'ment ,,'\rld r'i ql'"'l t, 0 r wc'!y pf?rmi t 5
WE.~re gr'anted in :1.(":),8 No c:c)l'"~;:tr"ucti()n c....n tt"IF'~ C) iC':':lnal pr"DpoS',,?:\1
called Sandhill dt I-Jo).nton Bec:lc.tl hC'\~;, UCl_\,\r"reci {'~bout. nlnet,
acres of the origInal project SIte wa3 sold to the Motorola
Corporation for construction of the compan, s c istinq
facilities Subsequent1y~ commercial~ resldenti31~ and
industrial project ap~ro/als~ inc1ud:Jnq the new Boynton Beach
Mall wer~~ ~~r'l3.ntt?d in the 5un-'ounding ':H-€-?i:l" n:-;~~;ulting :i,11 th€."
applicant s modification 0-1' the original project proposal The
residential portion of the origlna1 proposal has been deleted and
commercial ':1nd indu~:;tl~i<:d dct,ivitlc,~c:i h 'n,r:> beL~11 addec:l~ tr:i,(;)gering
the DRI thresholds
The submitted master" c1c'\<F'lopmcnt t:11,::Ili ci:":I!Ic::: 101' :1 mi of office
related and industriall; oriented activlties~ focused on a
La~eside Center that would contdin the meJoritt of commercial
land LlS(;?~" such <3~:; I"c~tail ',:I"ope:; st()r-(;-;'~~:, 1'-c"!st,aul'-ant.~;~ i:lnd
possibl~ two hotels The :ldmir"istratJve otficesfor the project
would also be loc'::lt.c?d in thi~~ .:<.t"e,:1 [he lndust.r-ia] and office
parcels would be located around the periphery of the Lakeside
Center. In Dr-del'" to pr-o lde cl cDmpcti11VC~ mal"~ E~ting \~~diJE'~ the
developE'r "'Jill <:",c.~t i::,'";:ic:lE~ r'iJht elf II'J"t -for' ,,':I I"'dilr"odd ~SJUI~ to t.hf~
Seabcli:\rd CO;;lstJ.inc' Fi).iJ.ro.:~d In c:\ddtlun, ',,1'1 illt.PI-'chC:ln(]c~ ,'Jit.h
Int.t?'I'''!:.t.at.l? C).Oj and N L.J .:.. nd ?'hEnuL~ i :; unde!" d:i cus~:;i on Thl:2
Master Sit~ Flan is shown as E hibit Nu L
The Par~ has been phased in two major periods based upon
anticipated build out The t~o major phases are di,ided into five
year increments Fhase One of the project spans ten years dnd
contains two five year increments lhe fi.rst inLrement will
contain 119.5 acres~ while the second increment of Fha e One will
contain 76 2 acres Fha~e Two will contaIn the remaining 344 7
acres of mi cd land uses The aprlican~ prUJEcts that build-out
of Phase Two will tale thirty years from the date of initial
F ':'qE:-~ c
construction in Fhase One The e iSltnq rl~/elopmcnt with respect
tot heM i::"\!; t. e l~ 5 i t E:~ F:I. i:H'1 i '"i S' II m'H') ':;\ s L h 1. b j t "10 -
...
TABLE 1
EXISTING AND PROPOSED LAND USE
BY PHASE
COllllerci al Office Industrial Lakes Roads Total
t of t of ! of ~ of l of I of
Acres Si te Acres Site Acres Si te Acres Slte Acres Site Acres Si te
On. 5 Yr 12 0 2 2 16 0 3 0 35 0 6 5 50 2 q 3 6 3 1 2 119 5 22 1
10 Yr 4 0 o 7 20 0 3 7 45 0 B 3 o 0 o 0 7 2 1 3 76 2 14 1
rlfO 30 Yr
11 b 2 2 92.9 17 2 174 7 32 4 32 0 5 9 33 0 6 1 344 2 63 B
TOTAL 27 b 5 1 12B 9 23 9 254 7 47 2 82 2 15.2 46 5 8 b 539 9 100
The dE.~velcpr2r states in trlc~ HppJ.l.c:d:iDn for Dl?vE:'lopmc?rlt
Approval ((.)[)(.)) that ~:;pc'ci,f:ic t"E'nal'l"l in+urm3tiorl i~:; undv""ilable at
t.h is pr-el i mi nar- I stagc.~ cH I~CH. i ct." l U PI'UDV i dt~ t.h C:.> I'-e / i. t:'~'Ji ng
agencies with a better ide~ of potentlal tcndnt thr applicant
submitt.ed tar-geted industri.eE developed thrcuch the mar~eting
SLlr-veys for- the rr'oject T,~blp No' dc~p]ct:; the t'ypr of
industries antiCIpated to locate at this ~ite
1 ('\BLE: I\JC\ ..;~
Fntenti;~l Fio:\t"-I: {lc,tiv'ltif.')5 Idc'ntifi".!li
Thl'"Ouqh t.h'~ 1'1ar-1 ct i lie: (3ul-'. C::,I
Qffi5~_~~[~bg~~~_Pi~t~!~~tiQQ
Micro-electronic telecommunications equipment
Mecical electronics process control technclcg
Electr-onic sur-~eillance syst;ms
Computer" systems
Engineer-ing, research and design
Pharmaceutical/medical products
Sh i pper"s, d i st.r i. but. Dr- s ~ \l'JhCl:\ e~:;i,':\ f:~ ::-,I,\PP 1 "i CI'-' S~ ur'lCtU <::It j on c:: ent.e:r s ~
light manufacturing and assembllnq
F i:\ge if
Q!fis~_~Qd_BQl0tQ0_~~cvtcs~
Manufacturers/distrlbutors
Real estatE.' -I'irrn!::,([? q CUl"l~:::t.I"'ucti()f'i Jil-m!::>~ c!r'(;)1rH::~c:~r"!::i~ planner's)
Computers. Data processing
Financ:i.:.~l sierv:i.cf:-?S~ Insur-ancc' cos
Assoc:iations~ Educational serVIces
Advertising~ publ1c relations
Personnel serVIces
Miscellaneous ut.+ice/siPr/lCF' r'd(:C'~L' q eC1lr':lt" S'r tprm:;~
pt1otClgr"i:\phic sE?r"vicc~:;~ IncH-' (;.>t.i.nq 51?1' \/i.cF's)
Frofessional ser~ices
gQm~~CS~!!_S~cvtses
Restaurants
Personal servircs r g
Stat.ionary/bool "'.tOI'-f'
Gift/cigal'" stll:lp
Convenipnce store
Full SI'?I'"vicE.' prir',t ;,hup
Trav(;:d dgE'?nt
Cour- i f?r f::,cr" \/ i c C'
Car rental agency
Fl~anchi se hutel
(j,."\, clc,"lnr 1"
h d:l roo cJ I' t"
e,'t"'
IV WATER U!3E nhlD <:;I.JI-' F LV nI"l lEI OF 1'1E ~.1'1
A CLlrl~ent resource c:c.mc!i t i. ems
The project. is located in the DlstrlLt s Luw!r East Coast
Wat.er Use an d !::;up pi 't DE"\' L~ I opfllE'n t. B:~ s;:i. n I) 1 ~::; t I" 1 C t pel'-m it t ed
withdrawals -I'rom this area 01' the baEln are from the shallow or
Turnpi~e aquifer rotable water w1thdr~walE are from the deeper~
more pr"oduc1-ive ':onc'~;~ while non pCltahl c ~"Jit.hc:lri~~'J.:\ls cH'''e
r-ec:ommended from tt.c upper' ":\qtl i -I't':!I'" for mai" j un~::;
District permit.ted utilities wcil~lcjds
t.his pr'oject. .:-Irc? c!!:?iJictcd ':\f:'; 1::: tublt. Nr)
permitted pumping cDncJitJ.on:; c~nL1 1...:..) dr.~"!:-- c
Di.strict staff dDC~:; Ilot r",tlcip ":\t.c thd tl'"i
wi.thin the cone 01 rlepresslol 01 an. 0: the
J.n the .icinity of
Fl.I ecl en ma i. fTltlfTl
no r"F'c::h,:::<r"qf,'~
s i + r' ," i 1:1 I' cl 1. 1
depicted well fields
The Lake t.JCH th 1))'-'i::,ir':'1<:]0 D]~::;t.t"'jct: ,: l-qu Ii C'I'" [' nl:d F il~ whi.ch
forms t.hi~. si.t..,~::; wC'!:;t'cl'"n bC~lnd''\r- P E':, t.u l'''ec:hdl'-(JC< durinq
per'iods.o+ lOl-'l r"a r',-I'<311 I'hp Citt ut LUyi",tClI"' Lei'de.t..., Jalr.i~;
we:l I f i fi' 1. d Wit h r:l t" ,:', w i::\ 1 sF roo 0 III t h l~: ,-J 1 l fie 1 d a r- r,.~ C U ,,.. roo E' n t 1 Y ] i en i t f? d
by the Pal in rlc~ach Cuunt't 11(.> ',\1 t.h DFp,':'I'" (fT"tf"l"lt hf'f"'.:~us.;("" 0-1' I. ""nel u~::;c:'
conflicts The Clt~ is do~elopinq d npw wolIfield southwest of
the.' Boynt.on Bf?ach rc\r~ Cl.t LClfTli'lC~I'" c:' (-,.. rlrlrTld 11 y lo rTlF~E!t. -fi.lt'ure
demiands
I ,}qc' "",
B
Fot.c'"'lbl e o-Jdt.C
F: "Irld supp i
d vel op rr,C'1l t:.
The applic\:..nt:. h:'4,<;, p ojr:,ctpLi pot.'::\ble ,..'ati-~I- df::rntnd o'f 16'1 6';:
million q~~llon~:; ,C-:' I"!. t<IC;Y),t r1r'OJPC1o hU11c:1 cuL. 11'" t,h(,'!! yecll'""
2014 rl'-Cljectc-~d ~Ji:~tCI'- dpmi)!-lds ::\I~ be!SE'd n l::?lnploYf"'I::' pCI'- i:l.Cr-f= and
consumption pEr- cnr1r ire Ilqurrs St.,(! 1~reps with the
proj(?c:ted pot I::lle ~\Jatcr" de1k\llci <., "';ur:'l.-I'1 the' ,:;lt~, ::k,~<C'lop~; <.~'S
proposed
The L.it'i o'f Hoir',lun I:<c':u::h UtiJltJ!::?"'; r\Cj'l rtrnFI".,-t nIl '=:.upp], t'hc?
pr"ojE'.c:t wit.h poti:\blc: ,,-nt'\I" (H the pn:-,c;:I"11t" timC'~ the ("'j t,; of
Boynton [lE-'ac::t'j UtJlit C'_ nfrJi::,r"t~("I,t r ,-mIl nil ":;) >q";> l'J' 1
usin<;j about [II) P(:'I'-c.E"nt", 01 Lhcll" pc: 1l"l1tt,C 'j '1J.lnC'l1'ion Of 139
billion (1.::\llons iE:dr-l i 1) 'i I-"I(,:n, Tin!:: ['f"'"r1t co\.c"r"inf] "evel'''ell
v~ellfie:,~ld locat-ien ,'J111 c'>plr"c' in 1"'lc'~I"(-fl 1""]U
Based on in+nr'mi~~tin p,"p~:>t::,-I,t I,ll the:' rnr\ '\Ile' Dr', ll"i'::;,,,,cction of thE\
uti 1 i t Y s P e ,'- fT1 i t f 1 1 (;:~ (i n c ] u cJi n q u t ,l !. i t 'y €-"' pan <.:; j 0 n p]. a n ~:;) ~ s t. a ff
is o'f thE?' opi,n1CJn 'that, tl'''p lltil:lty 1"',0 liel t:I:'-' .,,\hIp tn upply thE'
projected poti:\bl C \"Jc\t:pr" cjPfn nl'!
Th is a S<'.5f2SStnE?nt. 1 S hE\5C'rJ 0/') I un I' [' <':;0\ II" Cd'. ':\ I 1 i:~h:i lit I ur" elf'\I'"
normal conditions and does not rical WIth plant capacitIes nor
related infrastructurp rrquircncnts
C. Non potable water use and supply dr clo~menl
F'rojt;!cted non pDt ':\bl.r \-'h~h'l'- dC'lral"lels; i"( I) 11~, !'IC:iU b, the? end of
Phi",s!? One clnd ,\ ",<1 I jVlCiD t.~ r t,hr? end (" f I tl .:';e Tl:'JO 1'hi !:; i~:; b""sc"d
on annual cr-op lrri~~tlon r~tes and sril t:. pes Although the
method o'f calcul ,It-inn is'; difl(:'I~f' It (,--nn 't:hc D:i!::.t:r:ict =;fDr-muld~
S t a of f i S 0 'f t. h {::> 0 P i 'l:i Cl nth c p r- c i p l.. t c d nun pot. i:~ b 1 f' rj (;' man d s a r p
within reasollable limIts
The c1pplic,;;\nt hi) InclIr',\tcd th',l+ tilt:' nOl'1 rotdblc wc:\tCI'" ~\Jill be
withdrawn from ~he on 5ite la~E and suplemented by groundwater
The wat.t~r" qu,':\litl in th/? J "Ics }ncl h'::Illow '1qull'["r ~:;hDulc1 be
i~d~?quat.e f()l~ j, r"I"':l ~F\t. 01-1 P rO'::L, fic'~'Jc\. CI" <::;t, ',\1, f suqqf:'St.s t.hdt.
the applicant ir'~3l '\11 the In" tel''' lr',-iq,\t"iol ~";/c;:t€,\m 1'.'dthE~I'" t'h,,:\r1
all Cl w n CJ :i n d 1. V i d u a J ~-\l i. i- h d \'" "0-1 <:\ 1 ~:::, t '\ en',,; U I'" t 1'''1 i::\ t t.: h P j' 0 per
allocation ~,lil] t:C? c'\dhpj"c'c! to c:: lei to CI,':iUI'T' .lvE'r'"dl ir-Tiqat.ion
efficil:-,:,ncy The? pDt "rlti d 101" lmp<.Lt 01 the pruposed withdra~-IJal
on nt,hE.'r- lefjal surf""cF0 dr"ld ]r-D'.lnd\'J:"~t.r'I'- U~;:.C~I''':. on c" ist.in<;:) =;urfc~ce
water systems and on tha envjrorrn~nt ch,uJ.d be minimal. Based on
informaticln C:Clnt,"lr1c~cJ il'j the f"lr){)~ thE' Il<:il''!! u+ tr"p:":\tE~d effJuf::'nt. to
reduce riCin potable dcmand~" lS: pl"chabJ'y nnt :1 h:~cE;,lb1t:-~ alter-native
becc;\l.Ise t.he C'tlrr-' nt. 1!1(,:"thClcl n"t F'fflticnt di pC)~';dl "';it t,hE' l30uth
Central Wastewater Treatment Fl~ll~ Lhic:h ~er\e thi area, is
ocean outfall
r nt::'
V E;Uf~ 1- ACT ~'JH rEr:; M(H'.1!1C;U-IEI\1 T
A Current re30urce corldit10ns
'"
"The pr'clject ~::;ih:::' 1~:, locdtcd In t!.\c ~;).1u! 1- F 10 :t :L.~ l'.!i:'d.L.lr' i-Ian"'\(;jtc>ment
District 5 Canal C 16 Dr Boynton Can~J D~sin ThIS District
m a i n t. a ins a con t r [) 1 e 1 E '::1 t. i un 01 U ) + F' e t N r:} I ,) i n t. h eel 6 c:; a n a 1
The La~e Worth Drdlnage Distrlct (LWODJ pro~id~s secondary
dr'C\ln"'l(]E! throuqhout. the' C 1..] \!<,I in irL' )l~;ll'ic:t ['--16 l...dn,,:\l
.forms t.h~? <':-:lOut.hc.?r-n pl-oper-t i bOLlncj"'~I-'j, ~lhJ.lf::' tl'lC:~ LL<JDD .:; Equa1l-:er-
Canal E 4 +onns t.hF' majorit, u+!"hc itc' ~^Je t~ETr, prClper.ty
tIClundar"y, and I....~I!DD LaLc?ri,] C,\n',l t.. ~!lfClI'm tl"', fl'11r'th'rn plrnpf?r-t.y
bounddry f Jr the western mo t r~rccl ~ hlblt Nn ~ how tho
Mas t. t;? r C cm c: F' P t u i:;'\ 1 Dr' <':-\ i n a. q L. I }:\ ~'J hie h 1 (I L.l cJ t.- h c:: t:\ b n v C'
r'e+er'E~nLed ~';ur-IdCF VIi"tC'I" '1', 1"1,:)(':1("', (:'1' t f,:\CllltlC"~
A=> a r-esL,llt. of 0? tE'rI i',c' I )rld u c chc)l"lcJf:" t.hl'-nuI hout. thE? basi.n,
'from an aqricu1tT,:d t.u ",,1''', I. b,3.n L.r', 1 n' ("Td~ '-"nd pur" klnl 1'0 this
D i !:; t. r.- i. c t I:, p €' rf j l': L i n 9 r- c' q L 1 ,.- f'~ m C' rI t. ~". l iN [", () '.\ 1'1 ,:,} ~ C' cJ the i. Y' !S Y s t c? m '5
capdcitic' dl,d Uh':'f'li"E-'n1' J I ITtI)rJ! Ii c:1 l' <.:'UI'j',:'I,-r- c.ter rn,,:,n,'lc.:JC?lncnt
<: i t p r- i. c:1 a (j In 1 n 1 "" t f'r' cI h y t h I ~n l~~ ] F' ,> :,WI d t:-. ) 1.: i c,; tr- i c L
-rhe pr'P\J:i.uu<.::> c: itc"-}:I U:;::Fr:I rllnu i ("\ .Ie 1\ (-'cl [In )nfl('J~'j
for" m \J 1 l'~ ,=" :. W h i J p -to h C' 1''', c' ~'J Cl t f- I') ':\ U c, t ....; n d i:~ ,.- c:I h <:.1. ": j c: a pac]. t. y
th.:\t, ic.:; proo ratE~d :iccurdJnc:~ t..' fhc rUjcc'I. '''1. [~ rllE'rllr',oif
cur'vPs calc:ul"",tc~d ql'c"tc" ,uflount o! (ii''',h r9F.' f,"nrn c:m~lJ.
pr'oject.!5 I}(':'.:.S l.hdl' nr'E' ql\:tI'C'miJ.c Id\:ict- ('c)]]l...l...t:.-j"p] i r" "",uItcd
:in rl.lno-f.t. r'atF'S :i.,'" C' CC", ut th(: b'\<'::ln <':our-facl. ~'Ji~tE.t'" rr-:\nc<qemc?nt
syst.em ci::\pacitic'!5 ~:;tudjcs unclE'rltjdl by l....t.!DD inclicdte th~lt thE'
E:~ i '5 it:. i f1 9 pr un "H- f .:;',nd "il:::'Cnl'i c1 :It' 'r S stems WOl..\ 1 d C'~ en1- ',\al ]. y become
over.ta E~d 50 that. c:';tDI~m~"dtpr" Ir'l.lno++ +r"orn flltUt-.C' ';'i,,:.t.ClnS ~"o/()u1d not
be disposed of~ i+ the runo++ cur~e5 were st:.ill utili~ed in t.he
desi gn 0+ t.hClSP +utl.lr-F~ s (s-,terns
To increase the LWDD 5ys~pm s pcrformdnce, the 5taff of both
Dist.ricts dE'tf-:.'r"mi.ned tt ",t the r:I1f~chdl~<;JC' ] imitc',tionc::; fOl'
f a c: i 1 i t. i e sin t. h r? C 1 6 B a "': 1. -\ s; t, 0 ul d h ell If, i t E'~ c1 t 0 7') cub i c + e <::? t
per' SF'conti ~f.Y !,;qUi'~I"'C~ mi 1 (' (7) C~:;i1)
As a poi.nt of infc:will:'Ji-inrl "\' f'h_C' [:l,t. \V1:\n::\q'.?m [)"t 'Hld F~ight o.f
Way Fl-?r"mi t Nu "5)' )oSl j c; ~ D :I. !:;l.lcd t u r il E r"u Dc F'loplnF'nt
Cor'por"t<:..:d~i()n i.n 1',/1'.3 tur' c:ll.cpLu'.\1 pptCi\ot.::;l of c'.\ S;UI..-t.~c:C' IrJatpr'
manc:\gemr'nt <;y!::,tfcm '''' In'' 'I)' ':le," ci '''c' :;ir:lcr,t.] '\1 1 ::\I")(j~:;. i:'\ncf
const.I'-uct ion c<rlel cpr?r- .~t. 1 U <oCT 1. nq C? ,~l r"c?s u t t.!'H:' :;i t.c ~;i t(-'?
disch"lr-qc~::; VJOLdr:l h 1:')1'("'1 I'''U ,t'j"'C! -t.l 1.., 1,':\ nnv '.f..:' corr"uqc,\t.ed
met.al pipe (eMF), tr" C tl- pC' ,t r::r-1f,,:; c'Hlc.1 CHH- '''-()'' CI"1F, and
to L:'l :i"\ 01"1<::' "4' ,t'IF ll<:\';-ct- qu\1 i.t, UI'lC I"f"l at t.hf':.' timE' VJPr"e
addresser! bl r"C.ll.,l't~lllq ,-un-Ill t:hr-uuqh Ji '1C:;C:;f.'cJ <;H,!,,~ll'''!:; to a r,~t.ol-m
s€.~wer' systf:?m, t.hat connecler.! -1.(") I'" :lr.tl"'TlCi- 1 ,dc~ "':' !::;tr::"m Tile
concc.?ptual dc'!":;iqn c:::.ubmi ttl~d 1.1"1 the' {.\Dr\ +u] low thE> Olr'iqinc.'\l
5Ulr'-f'i:.iCe ~"atet- rnandgE mc'n-t ":; ~:::tr:fTi clD~:;(,::'l >' !'lcI~'jc\Jcr' ~ t.he c':.:'\ctUi:':\J
pf2rmit:. it.;; no Ionqr:?,'- Cllid be ,::\U!::f? m"I'''(:;~ thi:\n two ,>-r:'i:1I"~o hc.:<vc 1aps(-".:?d
wit.h no cc:ln~:;tlr-uc:t.iur'l <:lC,..U", j r".J ,.-tt ,f:' :::itc.'
F .:.\ge 7
~~_ECQQg~g~_~Ycf~~~_~~t~C_~~D~ggmgDt_~Y~t~m
For planning purposes, th8 site has been divided into four water
management basins E hlbit No 5 depicts the Conceptual Surface
Water Management Plan Each basin wit1 outfall to the LWDD or
District s system via weir contr-ol strtl.ctul~es Fertinent
information describing the proposed water management system lS
listed in Table No 4-Basin Data
TABLE NO 4
BASIN DATA
On-Site
Bnin Acreage
lake
Area
Off-Si te IIn
Acreage Acresl
Out-
fall Allowable Actual.
Canals Discharge Discharge
Three
Year.
24-Hour
Store
Stage
l'Iinillul
Road
ElevatIons
100
Year.
72-Hour
Storl
Stage
l'I1nilul
Road
Elevations
"A. 17 0 '20 0 4 2 L-21 4 8 9 4 12 0 13 0 14 0
"B" 99 B 0 20 7 E-4 10 27 9 7 12 0 13 2 14 0
"C. 44 8 0 5.3 E-4 5 12 10 B 12 0 139 14 0
"D" 379.3 107 4 24 4 C-16 53 107 12 0 12 25 14 1 14 0
TOTAL 539 Ii 127 4 54 6 72 154
'Based an District calculations
As proposed, the actual dlscharges e<ceed the allowable
discharges In rhecking wIth project representatl~e3, as to how
this information was generated, It was determined that the
equation used to calculate the length of the weir is one that is
no longer recommended for use by this District This design
error can be readily mndified through the District s permitting
process
The City of Boynton Beach requires that minimum road elevations
be set at or abov€-~ the 1 ()() /e::.u- -/ I CJod stage (based on FEMA
elevations) The Federal Emergency Management Agency map
indicates a flood stage of 11 0 feet NG\JD in ti"us are",\ In
addition, District staff calculated the stages resulting from a
three year, twenty fC)L.\I~ hour- stor-m (Falm Bf?ach Count.y cr'iteria)
on the project to determine which criteria would be more
restrictive The minimum road crown elevations appear to be
within acceptable limits
District staff also calculated the stage result1ngfrom i;\ lUO
year, three day storm event with no discharges occuring from the
site. The proposed finished floor elevatIons of 14.0 feet NGVD
appear acceptable Although Basin D indicates a stage higher
than the proposed finished .floor elevation of 14 (I .feet, staff 15
F C\gL~ t3
of the opInion that Basins A throLgh r wo old p~Qvide suffIcient
storage for ani o~e~flow f~cm Easln D Howeifcr, District
criteria will r2qulre that the ~pp11cant dpmons~r0te that the
proposed development wIll not remove let storage from the overall
project si te, or el sr,~ pr-ovi "iE' compen~~'\":3t i "9 storage for any such
removal
The applicant proposes to ~pet District wate~ quality criteria
for the entire site by detainIng the ~unuff from the th~ee year,
one hour st.orm, and by u3irlg b,:\ffled inlets Since there are
proposed industrial sites that may or ma~ not ultimately use or
generate hazardous materials within thIS prOJect, additional
water quality crite~ia is applicable At the IndustrIal building
sites this District would require detenti0n of the runoff
generated by a thruee year, onf-.? ho'w storm eVE?rlt, I ess one inch in
a lined pond Outfall could occur to a common detention system,
which would be sized to detdin one Inch of runoff +or the entire
site Commercial o~ offlre area~ would nnt bp SJblcct to this
special restrlctlon
VI Hazardous Materials Mandgement
The Boynton Bearh Par~ of Lonmerc~ i ~ ml pd use de~elopment
which would be 3ubdi~ided by the developer, m Lrln~ individual lot
sites available to a variet.y 0+ siTlall to m~=-'cHum Indl.\stria1 users
in designa~ed sectIons of the project The ADA indicates it is
not possible to de~ermlne if industries generating chemical waste
which reqUIre special disposal methods will locate in the Far~
The ADA further states that hazardous materIals or waste would
probably not be allowed because of Clty restrictions agains such
materials in the Planned Industrial Dlstrict(PID) zonIng
catagory The ADA states that potential users or generators will
be monitored by the property owners assocation thrDugh its
architectural review committee process, and in the e~ent a tenant
has a chemical waste which cannot be disposed of through storm or
sanitary sewers, a holding tan~ would be required with dlsposal
to an appro~ed site
In reviewing the F1anned Indu3lrIal DIstrIct zone ~dminlstered bt
the eit), and in conve~s~tions with City staff, District staff
concI udes the C'"lde do\..:~s not aclequ.ate1 y addrE'SS hazar-dOLls
materials management as the project rep~esentatives indicate
The modifications that the District would req"ire to the proposed
surface water management system would pro~lde some safeguards
However, the Distri_t s permitting proces3 1S unl~ a component of
a total straterJY of 1 ai-lei and .,;ahC>Jr iTla.nagl:~m.:ont AI1-hou.gh ther~?
are no immedIate water r~sDu?ce Lonf1icts WIth respect to the
location of thiS project, staff ecommends that the following
language :~ppr'ovE'd by Treasur-e Co:~st r\eglon31 FI0.I-'rlinSJ Coun'i:il for
similar t~pes of projects be incLuded in the De,elopment Order to
provide addition,,,l reJI.llatm-y sC'.'fef;J .lc::rds
f= :3.I]€~ 9
--Each specific industrIal tenant or owner shdll be requIred to
design and construct before OLClJpancy an approprIate separate
spill containment system to hold spilled hazardous materials for
cleanup independent from the storm water draInage system along
wi th an appr.opr i ate eco.r" 1 '/ warn I nCj rnon i"tor.1 ng progt-a.m The
containment system and monitorIng program shall be acceptable to
the Department of Environm~ntal hegu1ationa and the South Florida
Water Management Di st.r i cr to serVE' all struct.l\rt.=S or areas where
hazardous materials are used, h~nd1ed, stored, displayed, or
where hazardous wastes are genera~ed Th~ developer shall impose
these requirements and the obli]ation to remedlcote any
contamination on each industri31 tenant or owner in an
appropriate covenant and rpstrictlon which shall run with the
land, said covenant and restrictions shall be approv~d b~ the
Department of En~ironmental hegulation and the South Florida
Water Management District
--For ground surface industrial areas not ser~ed by Industrial
waste removal sfstems, the developer shall design and construct
the drainage sfstem as a double detentIon system With the initial
receiving area from each industrial site beIng lined and sized
for the runoff from a one-hour, three-year storm less one inch
and the secondary area being fur common use and sized to detain
one-inch of runoff
--The developer shall develop a ha_ardous materials contaminatIon
response plan for th~ de~e1opment within ~ne Y?dr of the
effective date of the De~elopment Ord~r, and prior to
District-issued Construction ~nd Operation permits for the
surface water management 5'1' t~m The plan IS to be reviewed and
approved by the rltf, in consultation with SFWMD, DER, TCRPC, and
other appropriate local government agencies The p1~n shall
identify appropria~e measures for cont.~mination response,
including, but not limited to
--provision of equipment 3nd trdined personnel on-site
or a contract with a contamination response firm mee~ing FDER
standards, if found neceSS1r~ bi the abo\ refer~nced agencies to
prot.ect surf aCE> and 'JrOlJndl.'ld~er f n"lm p JC-iSl b 1 e ontami riat. i. on
specification 0f +ollow up wdter qualitf monitoring
programs to be implemented n the event of contamination;
--specification of design and operational
contain and direct contaminated surface runoff aWd/
canals, drainage structures and/or other connection
surficial aqUifer; and
measures to
from ponds,
to the
--specifications for the development and implementation
of a coordinated monitoring proy am which lncorporates the
individual site monitoring programs in such a manner as to
achieve an efficient and effective 0/er311 project early warning
monitoring program
FaJe 111
VII Wastewater
The wastewater generated at the sIte would be treated and
disposed of bl the South Central Wastewater Treatment Flant
Table No 3 shows the applicant s projected average daily
wastewater flow by construction ph~~e The projectlCJnS appear to
be standard submitted ~alues The applicant has indicated that
it is not possible at this time to determine It any of the
proposed industrial par~ users will generate chemical waste which
require special disposal conslderatlon3 The applicant further
states such potential Will be monitored bl the propert) owners
assocation through its architec:t.Lu....dl rue,riQw r-".J(Tlm 1-'!-ce pr'CJces~,
District staff maintains th~t the arpli_ant ~huuld address
minimum effluent crit rl~ be ~I'ie preLl ea~ment would be required
by the City of Bo)nt'Dn [,':\.('1"\ prior t.) discI1i-l.r'Jing to the
muni.c:ipal tTI,:,,~+'illi?n1- "y"t..'iT1 In addition to the ar'chit-ect.ur~3.1
r'evi ew cumin). t tee :~nd 1 JC -.,1 tJo ,/E~t--nmerlt r-e ~i ew, ,Jot.c!nt. 1 a1 t.en<.\nts
should be madf-2 a\J'J:~re of thl:=II' ruespon::ilbilitic's tu tt'-eat any
characteristlcs unique to thel! operatIon through deed
restriction:;:;
TABLE
SUMM~'iF\. -{
F F\f]~l EC TED VJ('::t, TEW{.'i fEr; FU JWC~~
Phase
Commer ,_ i:\ 1
GFD
I n c1LF- t. t- I "d
GFD
Of f 1. c: €,'
GI'O
rot.al
GPO
I
1984-1994
29, 6<)( I
(16 AC)
84 , ili h )
(f3U AC)
~ h , Un( )
(-56 <J AC)
149 , 6()()
I I
1994-2014
.26, (,O()
( 1 1 6 AC)
187,475
( 1 7"-!- -; AC)
9:2 'I 9()()
((~2 () AC)
-:::-0.2,415
Tot~~l
452 Cl15
VIII
Vegetation and Wlldlite
The project site conl~aln abot\t. :J(H dCr-e:3 of; wetland type
vegetation whir-h IS an hisr'Clr-icdJ. 1'-'eiHnant of ,3 ml.ILh larger system
that is now U1 a degr-(;.~ded condJ. t). on The t-em,-,,\i rll ng S()() dCI e'5 of
uplands on the project slte ha.a been severely impd<ted hi
drainage, livestoc:~ Jrazing, and in,asion of e utIc plant
species, particularly melaleuca ~nd bra~ilian pepper The
app 1 i cant proposes to n~p 1 i~CE' l.hE' J() acres ot impacted wet 1 and
system with appro imatlsl 8 a~rcs of la~as and ponds To
establish this new sy:;:;tem, the Id~e littJral ~one would be
planted wi th nat i v€? aqu'-,:lt i \.. V EqE?t- C1t i. em pursuant to the Treasure
Coast F\.egional F1annlnQ CounCil s proposed wetland habita~
policy In addition, to cl-eate a. recr-F~atinn.::d amenity, tht?
developer proposes to St8C~ the on-site la~es This proposal
must be further evaluated by Oistrirt ::it.dff durlng the Oistrirt s
F age 11
permitting process in order to determIne the acceptability and
feasibility of replacing the presLnt wetland system in its
entirety
rt shaul d be noted, however, thc,t thr'ee spec i es of spec i 21.1
concern to Florida were found on the site Th~se are the
Burrowing owl, th0 Gopher Tortois and the IndIgo sra~e
Although these species are not directly related to the water
resources of this District, st~ff CGncurs with the applIcant s
environmental asses~~ment th',t pr'i,)r to Slt€~ c1ec.'\t-ing, e-3.ch
project phase should be L10sely Inspected and these species would
be live trapped and moved to secure faJorable habitats on site
The FlorIda Game and Fr'e"hwatf::~r FISh CUffilHlsslon has been advised
of the on site species and will be ~ept informed b~ the
consult,:\rlts of proJE.cted (::'>vent.s O!i t.hlS tt-acl
This review has been performed by South Florida Water Management
District to provide the Trea~ure Coast Regional Planning Council
with a regional assessment of water-related impacts from the
District s perspective Thls assessment IS not a permit under
Chapter ~7~, F S , nor IS It a gurantee for said permits
-
,150\.11\-\ P AU" BEACH
1'00 ,1111
MANALAP AN
PoQ 2O!l
fypOlulO
_r\,-<POLUY-O
pol> 3)&
, p p.. t=l t<
OCEAN R\OG€.
pol> ,,01&
.
--
J1
GUL~ 51REAM
1'0\1 ,08
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proiecti
.
\.. 0 Ca t;lC:I
-~ -- ----------------
PRopoa.o LAND U".
N
~
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C 1::0.........i.- .L
Th..
High Ridge
Co",,",_rce
P....k
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j : I r
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1111
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i ".11'
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penh"
i
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.,....AV.D
INTACT
'>1 \ :~~L-':,~:~a IF~~. .
PIlI...Avaa_I'
tlNTACT : I
i; I
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a.
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,-: --------,
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~
THE
-- ::e:..~~~'t'
BOVNTON
BEACH
PARK
IE
OF COMMERCE ~
II(
By Rlteco Oevelopment Corp ~
'.UPPICI.NCY J MAP H-'
Cl
Z
11
ct
U
..
a
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EXHIBIT 2
! '
N
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i
i Ii
if ! /
'f/I
PRdlltO.-O LAND U..
C cO.........""L
..c"..
.60
.!::..~~ .~-'.:=,~,~.- .~=~-
o o"-"'c.
u.... "'1'OU.".''''''
...1
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Comme...ce
Park
! !
\.. 'tAl ..._.'YIo.....O
----1--"1...____ --.J
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OUD
'p"!.' ...........__L....__.
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w
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w
BOYNTON BEACH ~
COMMERCE
z
ct
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- .QU""C"."
By Riteco
Cevelopment
a
w
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ct
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MAP H-2
PARK
OF
EXHIBIT 3
:"'" AlA
SOUTH PALM BEACH
p"" 188
~iANALAPAN
PROPOSED
! ~i:LLFI ELD
MANALAPAN
POP 1()~
-H'(POLUXO
POP 338
BO)'N10N BEp>'Crl
PROPOSED
WELLF 1 ELD -
,pARK
.~ ,
1"1 J
';U ~CEAN RIDGE
;(l Pt.\) 1 OH
,r ';
" 1_ 80<1 BOYNTON BEACH
/ JARVAS
9'2] WELLF I ELO
ORIN'!' BREEZES
~oO <11\
EXHIBIT 4
project
Location
--~---_.-------.--_. - ---
_. ..-..r! -\
.. h..
~ Iii
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:
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MAP · G.
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,......,......001.-'-.--
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......... ",,'.P
.........-..-
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MAS'TER
CONCEP'TUAL ORA\NAGE
S't'S 'TE h4
1","0 DlYILOfIl""
(OI,oaAflO"
EllHIBll
---.__.....------~-------------
ADDENDUM
to the
Impact Assessment Report
Prepared by
South Florida Water Manageffient District
for "
BOYNTON BEACH PARK OF COMMERCE
Background
The City of Boynton Beach City Council approved a major
change in policy direction regarding the City's long term Water
Use and Supply Development Plans The City will commence
advertising for Requests for Proposals (RFP's) on evaluating the
feasibility of withdrawing water for potable supply purposes from
the Boynton Canal (the eastern section is the District's C-16
Canal and the western section is Lake Worth Drainage District's
facility) and treating the withdrawals to public water supply
standards by using ultrafiltration and reverse osmosis (RIO)
City staff maintains that significant cost reductions for reverse
osmosis makes this a possible supply development alternative
The District's C-16 Canal, completed in 1965, was
constructed primarily for flood protection purposes and has been
managed accordingly The Lake Worth Drainage District facilities
have also been constructed and managed for the same primary
purpose, although water use permits have been issued for the
interior section of the Lake Worth Drainage District system The
water used from the LWDD system is a source of irrigation water
and during periods of low rainfall can serve to recharge
groundwater supplies
Conclusion
If this method of water use and supply development proves
infeasible, the City of Boynton Beach does have what should be a
feasible alternative to supply the Boynton Beach Park of Commerce
with potable water (reference Section IV- Water Use and Supply
Development)
If the City determines that this proposed method of supply
development is an acceptable alternative, the infrastructure for
the proposed water treatment system should be planned with
consideration given to the following -- the land use trend from
an agricultural to an urban environment in this basin has been
established (some of which predates the District's permitting
requirements), with a resulting reliance on a level of flood
protection, -- the infrastructure for the proposed water
treatment system is in the preliminary planning stages as opposed
to existing facilities and withdrawal resources that require
further protection, and -- the location of any intake pipe should
be planned to maximize water availability while minimizing
possible water quality impacts from existing and future
developments in the area
~'..
Whatever decison the City makes regarding a long term water
supply source, it should be noted that the District's surface
water management permitting process is Rot a guarantee that
pollutants generated from existing and future development could
not enter the approved water management system through accident,
ignorance, or for other reasons However, staff is of the
opinion that the Boynton Beach Park of Commerce is a consistent
land use in this basin, based on this District's current water
management policies In addition, any permitted surface water
withdrawals are subject to restrictions in accordance with the
District's Water Shortage Plan
Ch.380
LAND AND WATER MANAGEMENT
F.S.1983
F.
co.
agl
t
Co
ine
c
of
str.
B
..
i ern
f sue
au
per
sta1
('
ado
this
pOSI
qui]
lane
plar
nal
~OVf
mg
men
peril
men
all p
tion,
for e
(3.
menl
rease
"'elo~
ceive
Hist.
38
and
(1)
erwis
(a)
sion,
sion,
state
(b)
quirel
(2)
aetior
seek J
decisi
lief in
the a:
Court
wheth
cise 01
withm
action
t ion is
and b;
pro('{'e
IJ)
IS an u
constit
,
/'
al impacts have been adequately addressed and that
information requirements for subsequent incremen-
tal application review are clearly defined. The devel
opment order for a master application shall specify
the information which must be submitted with an in-
cremental application and shall identify those issues
which can result in the denial of an incremental ap-
plication.
2. The review of subsequent incremental applica-
tions shall be limited to that information specifically
required and those issues specifically raised by the
master development order, unless substantial
changes m the conditions underlying the approval of
the master plan development order are demonstrated
or the master development order is shown to have
been based on substantially inaccurate information.
(c) The state land planning agency by rule, shall
establish uniform procedures to implement this sub-
section.
(21)(a) A downtown development authority may
submit a development-of-regional impact application
for development approval pursuant to subsection (6)
The area described in the application may consist of
any or all of the land over which a downtown devel-
opment authority has the power described in s.
380.031(5) For the purposes of this subsection, a
downtown development authority shall be considered
the developer whether or not the development will be
undertaken by the downtown development authority
(b) In addition to information required by the de-
velopment-of-regional-impact application, the appli-
cation for development approval submitted by a
downtown development authority shall specify the
total amount of development planned for each land
use category In addition to the requirements of sub-
section (14) the development order shall specify the
amount of development approved within each land
use category Development undertaken in confor-
mance with a development order issued under this
section does not require further review
(c) If a development is proposed within the area
of a downtown development plan approved pursuant
to this section which would result in development in
excess of the amoun~ .specified in the development
order for that type of activity, the local government
shall make a substantial deviation determination in
regard to that proposal, pursuant to subsection (17).
(d) The provisions of subsectIOn (8) do not apply
to this subsection.
(22)(a) The state land planning agency shall
adopt rules to ensure uniform procedural review of
developments of regional impact by the state land
planning agency and regional planning agencies un-
der this section. These rules shall be adopted pursu-
ant to chapter 120 and shall include all forms, appli
cation content, and review guidelines necessary to
implement developments-of-regional impact review
(b) All regional planmng agencies shall develop a
list of regional issues to be used in reviewing develop-
ment of regIOnal Impact applications. Within 9
months of the effective date of this paragraph, these
lists of regIOnal issues must be submitted to the state
land planning agency for its adoption or rejection.
Should a new agency be designated a regional plan
ning agency pursuant to s. 380.031(15) that agency
shall have 9 months from its date of designation to
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submit a list of regional issues to the state land plan-
ning agency for its adoption or rejection.
(c) Regional planning agencies shall be subject to
rules adopted by the state land plannmg agency'
however, a regional planning agency may adopt addi-
tional rules, not inconsistent with rules adopted by
the state land planning agency, to promote efficient
review of developments-of regional-impact applica-
tions. Regional planning agency rules shall be adopt-
ed pursuant to chapter 120.
(23) Any proposed hospital which has a designed
capacity of not more than 100 beds is exempt from
the provisions of this section.
(24) Any proposed electrical transmission line or
electrical power plant is exempt from the provisions
of thiS section, except any steam or solar electrical
generating facility of less than 50 megawatts in ca-
pacity attached to a development of regional impacL
(25) Any proposed addition to an existing sportS;
facility complex is exempt from the provisions of this
section if the addition meets the following character
is tics:
(a) It would not operate concurrently with the
scheduled hours of operation of the existing facility
(b) Its seating capacity would be no more than 75
percent of the capacity of the existing facility
(c) The sports facility complex property is owned
by a public body prior to July 1, 1983.
This exemption does not apply to any pari-mutuel fa-
cility
History -s. 6, ch. .2.31.' s. 2, ch. 7~-326;.. 5, clt. 75.16. .. I, ch. 76-69;..
2, ch. 77 215; s. 148, ch. "9-~OO; s. 3, ch. 80-313; s. 22, ch. 83-222; s. ~. ch. 83-3Oll.
380.07 Florida Land and Water Adjudicato.
ry Commission.-
(1) There is hereby created the Florida Land and
Water Adjudicatory Commission, which shall consist
of the Administration Commission.
(2) Whenever any local government issues any
development order in any area of critical state con-
cern, or in regard to any development of regional im-
pact, copies of such orders as prescribed by rule by
the state land planning agency shall be transmitted
to the state land planning agency the regional plan-
ning agency, and the owner or developer of the prop-
erty affected by such order Within 45 days after the
order is rendered, the owner, the developer an ap-
propnate regional planning agency by vote at a regu-
larly scheduled meeting, or the state land planning
agency may appeal the order to the Florida Land and
Water Adjudicatory Commission by filing a notice of
appeal with the commission. The appellant shall fur
nish a copy of the notice of appeal to the opposing
party, as the case may be, and to the local govern.
ment which issued the order The filing of the notice
of appeal shall stay the effectiveness of the order and
shall stay any judicial proceedings in relation to the
development order until after the completion of the
appeal process.
(3) Prior to issuing an order the Florida Land
and Water Adjudicatory Commission shall hold a
hearing pursuant to the prOVisions of chapter 120.
The commission shall encourage the submission oC
appeals on the record made below in cases in whIch
the development order was issued after a full and
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