LEGAL APPROVAL
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ORDINANCE NO 86- /1
ORDINANCE OF THE CITY OF BOYNTON BEACH, FLORIDA,
DETERMINING THAT CHANGES TO THE COMPREHENSIVE
DEVELOPHENT OF REGIONAL IMPACT APPROVED IN
ORDINANCE NO 84-51 DO NOT CONSTITUTE A
SUBSTANTIAL DEVIATION UNDER CHAPTER 380, FLORIDA
STATUTES, 1985, DETERMINING THAT NO FURTHER
DEVELOPMENT OF REGIONAL IMPACT REVIEW IS
NECESSARY REGARDING SUCH CHANGES, APPROVING SUCH
CHANGES, AND AMENDING THE DEVELOPMENT ORDER
(ORDINANCE NO 84-51) FOR PURPOSES OF
INCORPORATING THE APPROVED CHANGES
WHEREAS, Riteco Development Corporation, a Florida corporation
("Riteco") filed with the City of Boynton Beach (the "City") an
Application for Development Approval of Comprehensive Development
of Regional Impact (the "ADA") on May 21, 1984, regarding that
certain property (the "property") described in Exhibit "A,"
attached hereto and made a part hereof; and
WHEREAS, the ADA was approved and the Development Order for
the Property was granted December 18, 1984 pursuant to Ordinance
No. 84-51 (the "Development Order"); and
WHEREAS, Riteco subsequently conveyed its right, title and
interest in and to the Property to Boynton Park of Commerce, Inc ,
a Florida corporation ("Boynton Park"), and, Boynton park, in
turn, subsequently conveyed its right, title, and interest in and
to
the Property .to Quantum Associ ates,
a Florida general
partnership (the "Developer"), the current record fee simple owner
of the Property; and
WHEREAS, Developer has fi led wi th the Ci ty an application to
amend the Development Order; and
HHEREAS, the City Coun'cil of Boynton Beach, as the governing
body having jurisdiction, is authorized and empO\vered to consider
applications for
amendments to development orders approving
developments of regional impact pursuant to Chapter 380, Florida
Statutes (1985); and
WHEREAS, upon publication and furnishing of due notice, public
hearings on these proceedings were held April 8, 1986, before the
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Planning and Zoning Board, and April 22, 1986, before the City
Council of Boynton Beach; and
WHEREAS, the said City Council has considered the testimony,
reports and other documentary evidence submitted at said public
hearings by Developer,
the Treasure Coast Regional Planning
Council, the Boynton Beach staff, the Boynton Beach Planning and
Zoning Board, and the public; and
WHEREAS, said City Council has considered all of the foregoing
NOW, THEREFORE, BE IT ORDAINED by the City Council of Boynton
Beach, that said City Council makes the following findings of fact
Section 1
A notice of public hearing in the proceedings was
duly publi shed on l',pril
~, 1986, in THE POST
, a newspaper
of general circulation in Boynton Beach, Florida, pursuant to
Chapter 380, Florida Statutes, and proof of said publication has
been duly filed in these proceedings.
Section 2
Developer has requested that the Development Order
be amended as follows.
A That the Amended Master Site Development Plan ("Amended
Master site Development Plan"), attached hereto as Exhibit "B" and
made a part hereof, submitted by Applicant in its application for
Amendment to the Development Order replace and supercede the
Master
Site
Development
Plan
originally
approved
in
the
Development Order
B That Section 4(1) be amended by adding the following
subparagraph (c)
(c) Boynton Beach Park of Commerce ADA, Amended
Master site Development plan submitted January
21, 1986
C That references throughout the Development Order be
revised to conform to the Amended Haster Site Development Plan
D That references throughout the Development Order be
revised, where applicable, to conform to the representations set
forth in that certain letter (the "Letter") from George W
Zimmerman to Carmen Annunziato under date of February 28, 1986,
attached hereto as Exhibit "C" and made a part hereof
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Section 3 Upon consideration of all matters described in
Section 380, Florida Statutes (1985), it is hereby determined that
A The amendments proposed by Developer do not unreasonably
interfere with the achievement of the objectives of an adopted
state land development plan applicable to the area
B The amendments proposed by Developer are consi stent wi th
the local comprehensive plan and local land development
regulations
C The amendment s propo sed by Deve loper are con si stent wi th
the recommendations of the Treasure Coast Regional Planning
Council on file in these proceedings
D The amendments proposed by Developer do not consti tute a
substantial deviation under Chapter 380, Florida Statutes (1985)
E The amendments proposed by Developer do not require
further development of regional impact review
Section 4 The City Council has concluded as a matter of law
that these proceedings have been duly conducted pursuant to the
provisions of Chapter 380, Florida statutes (1985), that Developer
is entitled to the relief prayed and applied for, and the
Development Order is hereby amended incorporating the amendments
propo sed by Developer as set fo rth inSect i on 2 above, subj ect to
the following special conditions with which Applicant accepts and
agrees to comply
(1) Those conditions set forth in the Development Order
(2) That an addendum be added to the Management Plan for the
Sand Pine Scrub preserve, containing the following information
( a) Conceptu al pI ans depi ct i ng the extent and loc at i on
of any boardwalk(s) proposed in the Sand Pine Scrub Preserve area,
including a description of how the boardwalk( s) would be managed
for educational purposes and maintained
(b) A specific statement as to who would be responsible
for the management of the Sand pine Scrub Preserve, and for the
costs of such manaqement
(c) Identify where the required forty (40) acres of sand
pine scrub canopy, understory and groundcover vegetation (as set
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forth in Condition No 6 of the Development Order) will occur, as
well as a statement as to how these acres will be maintained based
upon the location and distribution thereof
(3) That the Developer comply with the representations set
forth in the Letter (described in Section 2 D above)
Section
5
Except
as
otherwise
amended
herein,
the
Development Order shall remain in full force and effect.
Section 6
A copy of this Ordinance shall be transmitted by
first class U S Mail, certified return receipt requested, to the
Bureau of Land and \'later Management, the Department of Communi ty
Affairs,
Quantum Associ ates
(the owner/developer) ,
and the
Treasure Coast Regional Planning Council
Section 7.
This Ordinance shall become effective immediately
upon passage
FIRST READING this ~ day of May, 1986.
SECOND READING and FINAL PASSAGE this 3rd day of June, 1986
CITY OF BOYNTON BEACH, FLORIDA
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COUNCIL HEHB R
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EXHIBITS
"A" - Legal Description
"B" - Amended Master Site Developnent Plan
"C" - Letter
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EXHIBIT "A"
OVERALL BOUNDARY
LEGAL DESCRIPTION
A Tract of land lying partially in Sections 16, 17, 20 and 21, Township
45 South,.Range 43 East, Palm Beach County, Florida, said Tract-being
more part~cularly described as follows: Commencing at the Southwest
c~rner of sa~d Section 17; thence North 1.14"39" East, along the West
~lne of S:ctlO~ 17, a distance of 1318.10 feet to a point in the
~ntersectlon wlth the centerline of N.W. 22nd Avenue, as recorded in
O.R. Book 1738, Page ~686, of the Public Records of Palm Beach County,
Florida; thence with a bearing of North 89004132" East, along the
centerline. of N.W. 22nd Avenue, a distance of 778.37 feet to the Point
of Beginning; thence North 1044139" East, a distance of 1~47.06 feet to
the South right of way line of L.W.D.D. Lateral 21. thence North
89008t49" East, along the South right of way line ~f L.W.D.D.
Lateral 21, as recorded in Q.R. Book 1732, Page 612, of the Public
Records of Palm Beach County, Florida, a distance of 635.93 feet to the
centerline of the L.W.D.D. Equalizing Canal E-4 Canal, as recorded in
O.R. Book 1732, Page 612 of Public Records of Palm Beach County,
Florida; thence along the centerline of the above described E-4 Canal
with a curve to the right having a chord bearing of North 10.32152"
~East, a radius of 750.00 feet, a central angle of 4004117", and an arc
length of 53.29 feet; thence continue along the centerline of the E-4
~l Canal, with a bearing 9f' North 12035100" East, a distance of 320.69 feet
to a point of curve; thence with a curve, to the left having a radius of
6500.00, a central angle of 3028130", and an arc length of 394.23 feet;
~~ thence North 9006130" East, a distance of 1979.16 feet to a point on the
.~. North Line of Section 17; thence with a bearing of North. 89016'39" East,
~along the North line of Section 17, a distance of 1964.50 feet; thence
South 0002'11" East, a distance of 2625.18 feet; thence North 89008'49"
East, a distance of 368.96 feet to a point on the North right of way
line of~.w. 22nd-Avenue$as recorded in O.R. Book 1738, Page 1686 of the
Public Records of Palm Beach County, Florida; thence South 19027131"
East, a distance of 50.00 feet to the centerline of N.W. 22nd Avenue: .
thence with a curve to the right having a chord bearin~f North
75029'49" East, a radius of 1637.02 feet, a central angle of 9053'58",
and an arc length of 282.85 feet to a point; thence North 12.02'41"
East, a distance of 915.72 feet; thence North 0031'11" East, a distance.
6f:399:~0 feet; thence North 89.12'37" East, a distance of 413.21 feet:
" thence South 88022'56" East, a distance of 1349.70 fe-et to a point on
the west right of way line of the Seaboard Coastline Railroad; thence
South 0028'21" East, along the West right of way line of the Railroad, a
distance of 1309.09 feet to a point on the centerline of N.W. 22nd
Avenue. thence North 88.27'31" Nest, along the centerline of N.W. 22nd
, o'
Avenue a distance of 672.97 feet; thence South 0 33'5311 East, a d1.stance
of 1306.69 feet~ thence South 88.45'31" East, a distance of 333.51 feet
to a point on the West right of way of the Seaboard Coastline Railroad;
thence with a bearing of South 14.08 '23" vlest, along the West right of
way of the railroad, a distance of 1312.49 feet; thence South 0.33153"
East a distance of 26.69 feet; thence South 1301512211 West, a distance
of 9io.57 feet; thence North 88050'04" West, a distance of 187.60 feet;
thence with a bearing of North 0.49'21ft West, a distance of 200.00 feet:
thence North 88050'04" West, a distance of 218.00 feet; thence South
0.49'21" East, a distance of 200.00 feet; thence North 88050'04" West, a
distance of 40.00 feet; thence South 0049'21" Eust, a distance of 556.84
feet. thence North 88050'04" West, a distance of 3617.26 feet to a point
on the centerline of the above described centerline of the E-4 Canal;
thence with a bearing of North 5.18'14" Hest, a distance of 153.13 feet,
thence with a curve to the right having a radius of 450.00 feet, a
central angle of 15.36'4411, and an arc length of 122.62 feet; thence
North 10.18'30" East, a distance of 988.60 feet to a point of curve;
thence with a curve to the left having a rndius of 450.00 feet, a
central angle of 18020'00", and an arc length of 143.99 feet; thence
with a bearing of North 8001130" \Vest, a distance of 1255.14 feet to a
point on the centerline of N.W. 22nd Avenue; thence with a bearing of
South 89004' 32" West, along the centerl ine of N . tv. 22nd Avenue a
distance of 817.85 feet more or less to the Point of Beginning.
Con~alnin9 591.55 acres more or less and subject to easements and
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EXHIBIT "e"
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DEUTSCH IRELAND
PROPERTIES
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986
February 28, 1986
PL~i"il'~ii G De?T.
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Mr. Carmen Annunziato, Planning Director
City of Boynton B~ach
120 N.E. 2nd Avenue
P. o. Box 310
Boynton Beach, Florida 33435
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RE: Response to questions of the TRB reviewed in our meeting on February 18,
1986.
Dear Carmen:
_....=~
In response to the questions raised in the attached memoranda, I am providing
you herewith our responses for the record. Memorandum #1 dated February
12, 1986, from Carmen Annunziato, Planning Director
,;
ITEM 1: The Proponent still wishes to proceed with consideration of the
commercial sites as shown on their submitted Master Development Plan
Although we recognIze your concern, we maintain a great deal of concern
ourselves that the parcels be able to support the highest caliber of
coomercial uses.
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ITEM 2 The question, with respect to a central loading and unloading
f~cility for rail servIce, the Proponent has reviewed such a proposal with a
n~mber of rail users and have found it to be inappropriate. All potential
users require direct siding access to their facility.
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ITEM 3: The Master Development Plan is presented in full accordance with
the PID Zoning Ordinance. We intend to provide all of the requIred greenbelt
b~ffers adjacent to properties having a different zoning classIfication, In
complete compliance with the Code
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ITEM 4: The rights-of-way for all interior roadways will be 100 feet wide.
stnce we will be propOSing some variations on the basic sidewalk/bike path
s~heme, we will provide complete detail for review during the platting
process Again, we expect to provide the City with pavement sections,
landscaping and pedestrian amenities in excess of Code requirements. The
typical roadway section will have two twenty-four foot wide roadways with a
sixteen foot wide landscaped median.
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SUITE 1108-INTERNATIONAL BUILDING-2455 E. SUNRISE BOULEVARD-FORT LAUDERDALE. flORIDA 33304 . (305) 564.5114
THE BUILDING · 1125 NORTHEAST 125 STREET NORTH MIAMI, FLORIDA 33161 . (305) 891-6806
AFFlUATES: BROLEN REALTY & MANAGEMENT CORP MITA CONSTRUCTION CORP
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ITEM 5: The schedu 1 e for the Env i ronmenta 1 1 mpact Ana 1 ys I s phase of the
Interchange construction has been presented at the meeting, and a copy Is
attached hereto for your further review We expect to execute the contract
with Kfmley-Horn, our consultant, on or about March 4.
Memorandum #2 dated February 12, 1986, from Perry A. Cessna, Director of
Ut I 1ft f es .
ITEM A is comentary on water distribution.
ItEM 1: We hereby agree to loop the water mains as requested at the cul-de-
,
sacs.
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I]EM 2: The relocation of the water main routing to the High Ridge Road
d9ht-of-way and the additional routing along the north side of the canal is
agreed to. Final plans will be prepared In accordance therewith.
ITEM 3: At this initial phase, we will agree to a 1,000 foot maximum
di:stance between line valves; however, we expect to review this plan In more
d~tall with the City during the platting phases. When 1,000 foot spacing will
priovide for fewer than four uti I ity connections, we feel It Is approprIate
t~at the spacing be Increased.
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Ilf-EH 4: We hereby agree to add an add i t I ona 1 ten I nch gate va I ve where
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r~quested.
Jj!H 5: With respect to easements required for water and sewer, we hereby
r~~uest that ten foot wide easements be approved where installatIon occurs
o~tsfde of dedicated right-of-way In these instances, we will provIde for a
t~n foot building setback from an easement, thereby providing for a thirty
f~ot clear path at uti I ity lines We also ask that the 1 imitation on
I ndscaping be imposed only within the ten foot wide easement area. With
r spect to landscaping at the right-of-way and adjacent to such easement
a eas, we will endeavor to utilize the plant materials as recommended by the
Ci1ty Forester, Kevin J. Hallahan, in his memorandum dated February 20, 1986
I]E" 6: With respect to fire flow, the Proponent hereby agrees that no
tx,(lldlng wi 11 be certifIed for occupancy without proper fire flow. Since fire
fl!ow I s a quest Ion of use, the Proponent agrees to work out an appropr i ate
fqrmula with the building department to establish required fire flow needs for
p*jects at the time of permittIng. Since to the extent feasible, all publ ic
I provements will be made at the same time, it is felt that the water loops
will be connected prIor to occupancy for the vast majority of situations
ITEM B: Sewage collection and transmission
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I~EH 1: Again, this item refers to easements being provided and the
prpponent agrees to provide such easements at a width of ten feet with a
byilding setback requirement of an additional ten feet.
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ITEM 2: Parcels W2-0 through W5-0 will be served by a sewer along the
north side oF Northwest 22nd Avenue. Parcels W19-0 and W20-0 respectively
will be served by an extension of the two sewers shown to the north.
ITEM C: Proponent will work with the City as requ f red to f nsure that
Inspection of utility installation can be accomplished in a timely manner.
The funds necessary to accomplish this task will be ex~nined and determined at
a later date.
Memorandum #3 from Charles C. Frederick, Director of Recreation and Park
Department also dated February 12, 1986.
ITEM 1: Land exchange proposal: The Proponent wishes to keep this matter
separate from discussions concerning the Master Plan layout. The negotiations
are qontfnufng between Mr. Peter Cheney, the City Manager and the Proponent to
work out the details of such a land exchange
ITEM 2: Median and right-of-way maintenance The Proponent has determined
at this time that the rights-of-way, other than Northwest 22nd Avenue and High
Ridge Road, will be privately held. Since dedication is not contemplated,
maintenance of those areas will be taken care of by the Developer and the
succeeding Property Owner's Association. Maintenance of Northwest 22nd Avenue
and High Ridge Road rights-of-way is a I so of concern to the Proponent, and
the Proponent is eager to establish a means whereby they can assume control
and responsibility for such maintenance.
M~randum from John Wildner, Park Superintendent dated February 12, 1986.
This memorandum provides the backup for cost estimates concerning right-Of-way
maintenance. I bel ieve all of the questions raised therein have been
addressed in the previous comentary
The next memorandum f s from Lieutenant McGarry of the Po 1 I ce Department dated
February 11, 1986.
In order to provide further information to the Police Department in response
to Lieutenant McGarry's questions, a meeting was held with Lieutenant HalJlTlOck,
Chief Hillary and other members of the Boynton Beach Police Department and Jim
ZOok of Klmley-Horn and I In that meeting, details of the proposed High
Ridge Road relocation were discussed. Peak hour traffic movements were
Identified at 1,300 cars per hour The interchange spacing between the
proposed 1-95 Interchange and High Ridge Road would be in excess of 800 feet,
center to center. This distance more than adequately meets the DOT 660 foot
separation criteria. The Police Department felt adequately assured that an
acceptable roadway and interchange design could be developed within these
distance perimeters Final design and pavement layout will be accomplished
during the platting and roadway engineering phases scheduled to fol low
i~ediately.
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With respect to the abil ity to obtain vacation of the DOT right-of-way for
High Ridge Road, Jim Zook of Kimley-Horn met with Frank Gordon, Design
Engineer of the floridaDepartment of Transportation on Thursday afternoon,
febru~ry 27. During that meeting, Mr Gordon indicated that DOT would
approach the vacation of High Ridge Road in accordance with their typical
vacation procedure. He indicated that it did not appear as if that portion of
High Ridge Road was apart of the DOT network, and as such, there should not
be any major difficulty in obtaining vacation. He did, however, reserve
final Judgement on the roadway operations and easement vacation until such
time as the roadway des Ign was camp I ete
I believe this responds to all areas of concern. If you have any further
questions, please contact me.
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cc: Hr Thomas K. Ireland
Hr. Edward B. Deutsch
Hr. Thomas P. Misuraca
Hr. Rick Rossi
Hr. James Zook
Hs. Mimi Howard
David PreSSly, Esquire
Hr. Richard Kerber
Attachments
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EXHIBIT "B"
AMENDED MASTER
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SITE DEVELOPMENT
PLAN
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BOYNTON BEACH PARK OF COMMERCE
JANUARY 21, 1986
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Prepared by
DEUTSCH/IRELAND PROPERTIES
In Consultation with
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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
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DEUTSCH IRELAND
PROPERTIES
REPLY TO F'ORT LAUDIEROA~1: or,.ICE
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 BUllDING-2455 E. SUNRISE BOUlEVARD-FORT LAUDERDALE. FLORIDA 33304. (305) 564.5114
THE BUILDING. 1125 NORTHeAST 125 STREET NORTH MIAMI, FU>RlOA 33161 . (305) 891-6806
AFAlIATES: BROlEN REAlTY & MANAGEMENT CORP MITA CONSTRuCTION CORP
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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, gr~ding 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.
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THE MASTER SITE DEVELOPMEN~ PLAN
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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-l 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.
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3. Phasing - The revision of project phasing to accommodate
a single, public-improvement construction phase, as well
as single marketing phase.
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4. Parcel sizes - A refinement of parcel sizes and orientation
to conform with the marketing research and proposed sales
plan
AMENDED LAND USE
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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.
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A comparison of land use in the approved ADA/DRI and Amended Master
Site Development Plan is shown in Table l.
,{'
The Amended Plan contains 30.4 acres of commercial use, of which
3.4 acres are recreational; l33 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.
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'l'he location of commercial parcelsa1.ong NW 22nd Avenue is
. a minor departure from the internal lita~eside Centerll complex
originally cont~mplated 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-l6) 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
1'''
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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/DR I 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 50.1 fewer acres of
qeveloped land These new rules require less large size retention
lakes in each project. On~site ponding will be part of these
~ules. Wetland preservation remains the same as approved in the
~DA/DRI Plan, except for a slight increase in wetland acreage
(from 5.8 acres to 6.0 acres).
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The mitigation plan, submitted herewith, identifies the locations
Qf the lake-edge plantings as consistent with the approved ADA/DRI.
.:tn addition, the preservations of upland habitat and native vege-
nation is consistent with the approved ADA/DRI
One large 40-acre parcel of sand pine scrub and existing proposed
qnimal habitat area is proposed in the far northwest portion of the
~ended Plan. This location and parcel configuration was decided
~pon from several alternatives and following numerous meetings be-
~ween 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
qnd staff, the City staff, and the adopte~ 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 IISand Pine Preserve"
Will be regenerated in accordance with the Sand pine Preserve,
Management Plan
/""
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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
~OADWAY ALIGNMENT AND TRIP GENERATION
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~ network of major internal arterials (similar to the ADA/DRI
Approved Plan) is proposed to serve the Amended Plan land uses,
~nd avoid negative impact on the public transportation system
qutside of the Park Internal vehicular movement will be ac-
qommodated by arterials, each with divided four-lane landscaped
boulevard roadways Northwest 22nd Avenue and High Ridge Road
qre 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
dthers, as adjacent sections of roadway and the canal crossing
become available
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An internal system of pedestrian walkways and bikeways will be
Brovided throughout the linear open space system, connected by
grade-separated crossings as shown, at the arterial roadways
PROJECT TRAFFIC PROJECTIONS
~n general, vehicle trip generation for the Amended Master
Qevelopment Plan is similar to the ADA/DRI Approved Master
Oevelopment Plan. A comparison of the two is shown in Table
Two
fr....
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~he slight 5% reduction in total trip generation (from 44,321
~n 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 361.1 acres in the Amended Plan.
]NTERNAL/EXTERNAL SPLITS
There are alSo reductions in external trips. A comparison of
~nternal/external trip generations is shown in Table Three
~he 10% 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.
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..
ROADWAY IMPROVEMENTS
Construction of the Amended Master Development Plan will result
in a 5% reduction in total trip generation, a-lO% 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.
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In support of the data presented herein concerning trip generation
and splits, there is attached hereto a letter from Jim Zook .at
~imley-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.
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PHASING
The approved ADA/DRI speaks to an extended development period of
~p 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
~bsorption 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
~-r:~
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. -
ABSORP'I10N RATE
~
,i
Based on the development's planned amenity mix and predicated on tha
hypothesis that our marketing recommendations ouUlned above will be basically
adhered to, the average annual absorption rate is expected to vary from approximately
45 to '15 acres per year (see Table 2). Given about 3'19 net acres ulland, the expected
absorption period ranges trom 5.1 to 8.4 years, with !l 6.3 year probable time span.
These absorption rates are measured in terms of land sales to both QSer5 &:1d other
developers/builders, and also include acreage occupied by buildings constructed by the
q-:I"'~
client/developer.
""""
Coodkin~o@kJ
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t ABSORP'l10N RA TBS
Absorption of industrial land can best be measured by the rate at which land Is
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taken off the market through land sales. This rate, however, does not neeessarny
renect the rllte of buUding Improvements as economic conditions and purchaser goals
have significant effects. The annual absorption rate of the surveyed parks, as
measured by available land, ranges from less than 1 ftcre to 55 acres. The most
common average annual absorption rate varies from about 2 to 5 acres in the parks
surveyed. The larger and better planned and located parks tend to rcOcct the faster
y"" absorption rate whlle smaller park9 arc usually at the lower end of the range. Two
..-.""
other factors greatly affecting the absorption rate are both the prlee and the
Immediate avallabUlty of fully improved sites.
Measured In terms of the amount of land put to lndmtrial use (which includes
existing buildings and facilities under corwtruction), Arvlda's Park of Commerce has
generated the most im'prcssive absorption rate of approximately 38 acres per year.
~
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-11-
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Kimley.Horn and Assodafe8, Inc. 5800 Corporate Way, West Palm Beach, Fla33407 · (305)683-5500
Raleigh. West Palm Beach. Tampa. Orlando. Nashville, Dallas
December 9, 1985
4479 06(07)!T06-22
~-'
Mr George Zimmerman
Deutsch-Ireland Properties
Suite 1106, International Building
2455 East Sunri~e Boulevard
Fort Lauderdale, Florida 33304
(~-
"-....- RE: Boynton Beach Park of Commerce
Proposed Plan Revision
Traffic Impact
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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 bllling through October, 1985 Bllling includes Task I of our
proposal and for a portion of work accomplished on Task II. The work on Task II 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 wlll be under our current agreement (447906)
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 ASSoz:..ATES. INC
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\ cc: Mimi Howard
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BOYNTON BBAClJ PARK OP COMMBRCB UPDATB
"
Preliminary Traffic Impact AsScssment
And Site Plan Revlcw Summary
TRAFPIC IMPACT ASSBSSMBNT
Proposed Plan A pproved Plan
Total Trips 42,226 44,143
External Trips 30,200 (72%) 31.403 (71%) \....
~a'. Total Extetnal Peak Hour 5,130 5..331
, \
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i; DIFFERENCES
!', Proposed 42,226 096
i Ii Total Trips = =
f'1t'- Approved 44,143
'I External Trips Proposed 30,200 096
Iff = 31,403 =
, 'I Approved
, '
;
i,+ Proposed 5,130
External Peak Hour = 096
= Approved 5,331
(.'
NOTE
If 400 Room Hotel substltued (or lJ-acre Offlce External Peak Bour = 5,190
Proposed 5.190 _ 0 97
Approved 5,331 -
<''',",
Generally projected 24-hour and peak hour assigned trafflc volumes are the same Traffic
volumes Increase on Congress Avenue bet\'.cen Miner Road and NW 22nd Avenue due
to no connection to Miner Road within the western half of the project There is also
some Increase in directional splits due to the higher percentage of office trips
.,.-..,......
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12/10/85
4479 06(07)/T06-22
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PARCEL SIZES AND ORIENTATLON
The Amended Site Development Plan is based upon a green space
network containing pedestrian ways and lakes. This concept is
a slight refineme, nt, from the ~A/DRI approved plan in that the
lakes and green space have becqme the focus for each of the
development parcels, rather th4n using the lakes and green space
as buffers between the roadway1, and development parcels. In
rearranging the plan in this f shion, we have been able to provide
this pedestrian amenity to the vast majority of parcels within the
development. I
I
I
In the process of reorienting the specific parcels, we have moved
much further ahead towards the Ifinal definition of parcel size.
Xhe following paragraph excerp~ed from the original ADA/DRI
~ocuments indicates an intentidn of developing parcels from a minimum
'size of one and three quarter ~cres to a maximum si,ze of nine acres.
The Amended Master Site Develo~ment Plan is fully consistent with
that intent. I
i
A collector street, with a r~gbt-of-way of 60 feet, may be con-
structed between the L~keside Center and adjoining
,
ollJce/industrial uses, if t~e market need for small sites dic-
tates its requirement. A8 8~own on Map H, a typical industrial
lot may be 600 leet x 860 feet. These 0 ac~e 8ites may be
typically subdivided into 1.75, 2.25 or 4.5 acre tracts to meet
the need for smaller office ~r light industrial sites near the
Lakeside Center.
PAGE 12-7
Immediately following are exce~pts from reports prepared by our
marketing and sales consultant~1 Goodkin Research Corporation
and Cognetics, Inc. The excerpts identify ,our potential market
and the sizes of facilities most likely required within our Park.
Although this is not the exclusive rationale we have used,in
determining our final subdivisijonplan, the results of th1S
research provide the backbone ~or it.
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INDUSTRIAL PARK DEVELOPMENT - CONC~USlONS AND RECOMMENDATIONS
Our analysis of the supply and demandldeterminants for warehouse and industrial
space indicates that these uses constit~te attractive real estate investment
opportunities for the developer The de"land for warehouse space is strong, and
\
although several new industrial parks ,are c9mpeting in the marketplace, the subject
!
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property offers a close-in and highly visible J?cation
Specific recommendations for this port~on of the development follow:
I
High Tech R ct D Facilities
In present day dollars, rental rates for high tech buildings should vary from about
$7.00 to $7.50 per square foot, absol~te net. Typically, these buildings will
contain the following improvements:
18-24 foot clear ceiling heights
100 percent air-conditoned find 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 ita 325 square feet
Market segments typical of this fast-~rowing group include micro electronic
telecommunications equipment; medi~al electronics (e.g., electronic health
monitoring systems); process control te~hnology; electronic surveillance systems
and other electronic components; computer systems; engineering, research and
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design; pharmaceutical/medic-aJ products nnd other related high tech groups.
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These users require well landscaped sites and attractively designed buildings.
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1-18
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OFFICE DEVELOPMENT - RECOMMBNDA TlONS
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
""f- 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
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o Office/Service
o Office/High tech buildings
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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
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from such tenants as financial institutions, insurance companies, computer companies,
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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
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\ 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 of 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 squar.e 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/service projects in South Florida clearly demonstrates the
popularity of this concept when prices 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 strategy, especially in light of current market
,....,,, conditions.
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COMMERCIAL DEVELOPMENT
Interviews with representatives ~d 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
Pel'sonal services (e.g. dry cleaner, hairdresser, beauty shop)
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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 cater 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.
HOTBL DBVELOPMENT
At present, there is only one hotel chain fronting 1-95 in Boynton Beach - an
unattractive Holiday Inn at the intersection of {-95 and Boynton Beach Road. Given
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the impressive growth of industrial, commercial, retail and residential developments in
the surrounding area (especially as exemplified by Motorola and the Boynton Beach
Mall), 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 clearly complement the overall amenity mix of the development
and derive most of its revenue frona such 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 fairly common, as exemplified by such
successful South Florida projects as Arvida Park ot Commerce, Corporate Park at
Cypress Creek and Hillsboro Executive Center
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hOT SIZES AND LAND PRICES
According to the preliminary Master Plan of the Boynton Beaeh Park of
Commerce, the park is divided into large 10.:!:, acre lots. Our competitive survey shows
that with the exeeption 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 oceupants), 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
flexibility 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-day dollars
varies from approximately $6.50 to $12.00 per square foot with an average of $8.25
per square foot. These prices are somewhat lower than those currently being quoted
at Arvida Park of Commerce, and roughly in line with Hillsboro Executive Center and
Corporate Park at Cypress Creel<. Given the outstanding amenity mix planned for the
development (e.g., golf course, day care center, meeting/conference facilities, health
club, restaurants/retail services), we feel that these prices are realistic and offer
potential occupants excellent "Value"l.
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If an interchange is built at 1-95 and N W 22nd Avenue, land prices at some of
the parcels could increase by as much as 10 to 20 percent.
-20-
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[1-1 PROPERTIES
Palm Beach Co.
SU~MARY OF GROWTH TRE~OS
The Palm 8each Co. economy performed better than the U.S. economy
during the 1970.5 and early 1980's. ~nile the US grew by 28 percent
during the 1972-82 perio~ as a whole. Palm Beach Co. grew 97 percent.
Palm Beach Co. tended to reflect the general pattern of cyel icaf
~~ change experienced nationwide:
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Compound Annual Growth Rate
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
1982-85 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 during the 19$0-82 recession.
The biggest contributors to the Palm Beach Co. jOb base during the
1972-82 period were:
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Eating E Drinking Piaces
Health Services
Special Trade Contractors
Business Services
Real Estate
Transportation Eqpt.
General Contractors
ElectrJc E Efec~ronlc Eqpt.
Food Stores
Misc. Retail Trade
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11765
6993
6650
5987
4424
4250
3722
3582
3442
3331
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The least effective con\ributors have been:
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Heavy Construction
Te1Ct lie Manufactur ing
Stone,Clay,Glass Products
Combined Investments
011 E Coal Products "Ifg.
Forestry
Tobacco Products Mfg.
Pipelines
~allroads
Coal t Lignite Mining
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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 Indlvl dual tuslness In the area, netting
the gains against the losses as we go.
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In Palm Beach Co., small companies were the greatest net Job
creators during the period for which the most recent micro detail Is
available (1980-84):
Percent Net
fmIllg~m'!ll_~llA ~~l_~~~~_tLAllA~ .J~~__'.bILJ.9A
0-19 19408 &9.8 7-
20-99 b990 23.7
100-499 3280 15.9
500+ 9084 24.1
Unknown 1541 120.5
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TOT AL S 40304 34.5
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Palm Reach Co. relies most heavily upon local Independents for
Its growth:
Percent Net
Q~!!~!.~!:llll tl~l_~~~l_kL~al~g ~~__Cna!lg;
Independent 22970 3b.4 7-
Subsidiary 131 2.0
Local Headquarters 10313 66.2
Branch (Local HO) -2691 -37.0
Branch (Non-Iocai HO) 9790 40.9
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T or A L S It0313 31t.5
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Among establishments with an identifiable age, young companies
Indicated the fastest rate of jOb gain:
P er c e n t Net
A,g~ ~~l_~Q~l_tt~al~~ ~~~__t!!ADg~
O-It 3-qb30 172.9 7-
5-8 -3ZbO -17.9
9-11 -1542 -lb.b
12+ -1414 -4.1
Unk n own bS99 21.7
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TOT A_LS 40313 31t.5
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The largest source of Job .creation (from an activity standpoint)
was startups ("blrtns"). On the negative side, closures ("deaths")
played the most significant economic role. Looking at the net; we find
the greatest level of Imbalance between startups and closures, ana
therefore the ~19hest rate Of employment gain:
Percent Net
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Startup - Closure 1 96 26 48.7 ~
Ex oa nd Contract 15510 38.6
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TOTALS 40313 100.0
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Net Job creation figures tel I 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
I n d u s try t hat i s d e c I I n I n g . I t thus pays to I 00-1< at the n at u reo f
growing companies Q~L ~~.
What do we mean by "growing?" Is it absolute or Is It percent
growth? Absolute growth favors larger companies; percent growth favors
smaller ones. We have avoided these biases by choosing a hybrid
mixture of the two: absolute employment growth multlpl led by the
percentage growth it represents (expressed in decimal terms). Thus a
company that grew from 500 to 550 employees would have an absolute
growth of 50, a percent growth of 50/500 a.l, and an Index of 50 X .1 ~
5. We have chosen to examine the characteristics of all very rapidly
growing establishments I.e., all of those with a growth Index of
over 20 -- keeping track of their characteristics, In the meantime.
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The greatest number ot rapidly growing establishments are smal I:
No. Rapidly Per c en t of
flY'ployment Growing Rapidly Growing
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0-19 202 bl.8 %
20-99 b3 19.3
100-499 27 8.3
500+ 30 9.2
Unknown 5 1.5
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TOTALS 327 100.0
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In terms of ownerShip status. local Independents represent the
largest number of high-growers:
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Growing Rapidly Growing
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Independent Fir m 222 b7.9 %
Subsidiary 8 2.4
Headquarters of Firm bO 18.3
Branch of Local Firm 9 2.8
Branch of Non,-I oca I FI rm 28 8.b
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TOTALS 327 100.0
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The largest proportion of 9ro~Jng establishments are young in age:
No. Rapidly Percent of
GrowinQ Rapidly Growing
A2~_l.l!l_t.f!lL11 ~1.t.a~111tlm~n.t.1 ,,~iil J111~tl!lHlll1.~
0-4 124 37.9 ~
5-6 7& 23.2
9-11 20 8.0
12+ b4 19.b
Unkn own 37 11.3
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TOT ALS 327 100.0
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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
~nd contemplated by the Development Order. Many of the
revisions that have taken place have resulted from the incorp-
9ration of requirements expressed in the Development Order. We
look forward to the opportunity to present this project at the
~ity Council Public Hearing and look forward to its successful
completion.
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