AGENDA DOCUMENTS
7.B.1
QUANTUM PARK BUSINESS CENTER
(LOTS 32-38)
NEW SITE PLAN
DEVELOPMENT DEPARTMEN .
MEMORANDUM NO PZ 00-066
SITE PLAN REVIEW STAFF REPORT
PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION
April 4, 2000
DESCRIPTION OF PROJECT
Project Name/No. Quantum Business Center (Lots 32-38)/NWSP 00-001
Property Owner. BGllndustries, Inc.
Applicant/Agent: Premier Asset ManagementlWinston Lee, Winston Lee & Associates, Inc
Location Lots 32, 33, 34A, 34B, 35, 36, 37, and 38 Quantum Industrial Park
Land Use/Zoning Industrial/Planned Industrial Development (PID)
Type of Use Industrial (speculative warehouse buildings with office space)
Project size
Site Area.
Building Area
2357 acres (1,026,625 square feet)
Buildinq 1 -
142,202 square feet: 115,1836 (warehouse) 27,0184 (office)
Buildinq 2 -
99,750 square feet: 80,7975 (warehouse), 18,9525 (office)
Buildinq 3 -
94,098 square feet: 76,21938 (warehouse) 17,87862 (office)
Total - 336,050 square feet: 272,20048 (warehouse), 63,849 52 (office)
Adjacent Uses
(see Exhibit "A" - Location Map)
North - Lot 93 Quantum Park zoned pro (preserve),
South - Gateway Boulevard, farther south Tract "0" - water management;
East Tract "J" Quantum Park zoned PID and vacant land zoned R1-AAA, and
West - Quantum Boulevard
Site Characteristics The subject vacant parcels within the Quantum Park PID contain various trees and
undergrowth characteristic of disturbed scrub habitat. The survey identified various
existing species predominantly including Slash Pine, Scrub Oak, Live Oak, Sand Pines and
Pink Trumpet Trees
Proposal The developer proposes the construction of three (3) separate speculative warehouse
buildings, with ancillary office space, totaling 336,050 square feet on approximately 24
acres The project is to be constructed in one phase and broken down as follows Building
#1, 142,202 square feet, Building #2, 99,750 square feet, and Building #3, 94,098 square
feet. Each building would consist of approximately 20% office space with the remaining
space devoted to warehousing designed in concert with a single fac;ade of multiple loading
bay doors oriented north, south or east so as not to directly face Gateway Boulevard or the
private roadway Quantum Boulevard (see Exhibit liB" - Proposed Site Plan)
Concurrency
a. Traffic - A traffic statement for this project was submitted and approved by the Palm Beach
County Traffic Division
b. Drainage-
Conceptual drainage information was provided for the City's review The
Page 2
Quantum Business Center (Lots 32-38)- Site Plan Review Staff Report
Memorandum No PZ 00-066
Engineering Division is recommending that the review of specific drainage solutions
be deferred until time of permit review
Driveways There are six driveways proposed for this project, which is to be constructed on 8
developable lots assembled within this PID The PID zoning district limits a project to a
maximum of two driveways per each developable parcel If each of the eight parcels were
developed individually, rather than collectively, although unrealistic, there could be a total of
16 driveways constructed All four driveways proposed along Quantum Boulevard would
be aligned with existing median openings, and one of the two driveways proposed along
Gateway Boulevard would be placed adjacent to a median opening limiting the sixth
driveway to right-in, right-out traffic circulation All but one driveway is proposed to be
approximately 32 feet wide, each to accommodate two lanes of traffic The remaining
driveway is expanded in width (approximately 80 feet and 4 lanes wide) in order to
accommodate the majority of truck traffic entering and exiting the project. Numerous
driveways are proposed for this project principally to maximize identity for each of the three
buildings and to minimize conflicts between truck and vehicle traffic.
Parking Facility The parking spaces required for this entire project, 554 spaces, have been tabulated based
on the ratio of 1 per 300 square feet of office space and 1 per 800 square feet of
warehouse space These standard ratios have been used to calculate the parking
obligations rather than employee data as recommended by PID zoning regulations, due to
the current lack of employee information The project proposes to include a total of 558
spaces, including a total of 18 accessible spaces All spaces except handicapped
spaces, will be dimensioned nine feet by sixteen and one-half feet (9' x 16 5') with a one
and one-half (1 ~) foot overhang The parking area design will meet the City's Land
Development Regulations, Chapter 2 - Zoning for warehouse and office uses, and the ADA
requirements for this use will be satisfied once all conditions regarding accessible path
designation are met.
Landscaping The landscaping of the site will fully meet code requirements when staff comments are
incorporated Furthermore, landscaping enhancements are proposed including foundation
hedges and plantings, ornamental berming and dense tree spacing intended to buffer
views to loading areas, and decorative corner treatments utilizing a collection of existing
and new species The perimeter buffer is required by the PID zoning regulations to be 40
feet wide where a project abuts a residential zoning district, and 25 feet where it abuts
other commercial/industrial zoning districts In 1996 the city rejected a request to amend
the perimeter planting scheme and width for that portion of the perimeter buffer that abuts
the east side of the subject project, from 40 feet to 5 feet. The conditions of approval
required that subsequent requests to reduce the buffer be processed as a variance to the
PIO zoning regulations The proposed project is shown to reduce the buffer by
approximately 15 feet at one point where the buffer turns 90 degrees to coincide with the
property boundary Although the reduction is minimal, it still conflicts with the PID zoning
regulations The project must be adjusted to avoid the encroachment or a variance must
be received
Building and Site Building and site regulations will be fully met when staff comments are incorporated into the
permit drawings
Community Design The three (3) long rectangular-shaped buildings are proposed to be constructed from
concrete (tilt-up) walls The facades of each building will be enhanced with entry features
Page 3
Quantum Business Center (Lots 32-38)- Site Plan Review Staff Report
Memorandum No PZ 00-066
(front only) which consist of walls raised separate from the greater wall, Styrofoam
moldings, varied surface textures, medallion features, and with horizontal and circular
scoring The entry walls are proposed to be painted a tan color, while the greater portion of
the walls would be painted "Linen White" (e g cream), with trim and accents painted a light
emerald white
Signage
The project is proposed to include four (4) site signs, designed consistent with the
Quantum Park PID sign program, placed at four (4) of the six (6) project entrances
RECOMMENDATION.
Staff recommends that this site plan request be approved, subject to the comments included in Exhibit "C" -
Conditions of Approval The Technical Review Committee (TRC) recommends that the deficiencies identified in
this exhibit be corrected on the set of plans submitted for building permit.
xc: Central File
S:IPlanningISHAREDlWPIPROJECTSIQUANTUM 2000lLOTS 32 381STAFF REPORT Lots 32-38.doc
LOCATION MAl- EXHIBIT "N
QUANTUM PARK LOTS 321-38
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EXHIBIT "C"
Conditions of Approval
Project name QUANTUM BUSINESS CENTER (LOTS 32-38)
File number. NWSP 00-001
Reference 2nd Review, File # NWSP 00-001 With a February 22,2000 Plannmg and Zomng Department date
stamp markmg
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments.
1 It IS the opmlOn of the Public Works Department that the dumpster enclosure
locatIOns need to be turned 10 to 20 degrees toward the traffic flow for
maximum service It is also our opimon that centrally located compactors,
by reducing the number of receptacles, would better service this project and
be more cost effective m the long run.
UTILITIES
Comments
2. All uttlity easements shall be shown on the rectified landscapmg drawmgs so
that the UtilIty Department may determme whIch trees may mterfere WIth
utilIties. In general, palm trees WIll be the only tree specIes allowed within
utIlIty easements. Canopy trees may be planted outsIde of the easement so
that roots and branches wtll not impact those utilitIes WIthin the easement m
the foreseeable future LDR Sec 7.5-18 1 gIves public utilItIes the authonty
to remove any trees that interfere with utilIty services, eIther m utIlity
easements or public rights-of-way
3 Dept. of Health permits may be required for the water and sewer systems
serving this proJect. (Sec. 26-12)
4 Fire flow calculatIOns will be reqUIred demonstratmg the CIty Code
requirement of 1500 g.p.m as stated m LDR Chapter 6, ArtIcle IV, SectIOn
16, or the requIrement imposed by insurance underwriters, whIchever is
greater (see Section 26-16(a)). Please submIt these calculations WIth your
Health Department permIt submIttal.
5 LDR Chap 6, ArtIcle IV, Sec 16 requires that all pomts on each buildmg
WIll be wIthm 200 feet of an eXIsting or proposed fire hydrant. Please
demonstrate that the plan meets thIS condItion by showmg all hydrants and
neceSsary dImenSIOns.
6 The waste stream from all manufactunng processes must meet the CIty'S
pretreatment reqUIrements. A sampling point must be provided to allow
monitoring of any waste stream (Sec 26-143, 26-147)
Page 2
Quantum Busmess Center - Lots 32-38
FIle No NWSP 00-001
DEPARTMENTS INCLUDE REJECT
FIRE
Comments.
7 Show F.D ConnectIOns.
8 Hydrants and access roads must be m place pnor to above grade constructIOn.
NFP A 1
POLICE
Comments.
9 See traffic control markmgs comment.
ENGINEERING DEPARTMENT
Comments.
10 Abandon that portion of the recorded 10-foot utilIty easement between lots
32 & 33 to accommodate the new construction.
11 Abandon that portion of the recorded 10- foot utIlIty easement between lot 38
and lots 36 & 37 to accommodate the new constructIOn.
12. Anv fill operatIon shall reqUIre an excavation/fill permit.
13 On the CIvil plans at the tIme of permittmg, indIcate the clear SIght tnangles
for the two Gatewav Boulevard dnvewavs.
14 The maXImum driveway WIdth is 32 feet. Obtam an approval from the
Department DIrector for the south driveway along Quantum Blvd, and
prOVIde proper dimenSIOn measured at property Ime. [LDR Chapter 23,
ArtIcle II.H.1 1
15 Show all traffic control signage and markmgs on the SIte plan.
16 Provide a note on the CIvil plans that the SIte development will match eXIstmg
penmeter grades.
17 Show Unity of Title for all 8 lots.
Page 3
Quantum Business Center - Lots 32-38
File No NWSP 00-001
DEPARTMENTS INCLUDE REJECT
BUILDING DIVISION
Comments.
18 The submitted sIte plan and survey depIct two of the three bUIldIngs beIng
constructed withIn an easement. Before permit reVIew, submit a copy of the
recorded CIty resolutIOn that venfies the easements have been abandoned or
relocate bUIldings to aVOId easements.
19 At tIme of permIt submIttal, provIde a completed and executed City umty of
title form. The form shall describe all lots, parcels or tracts combIned as one
lot. A copy of the recorded deed for each property that is beIng unified IS
reqUIred to process the form. Each recorded deed shall include a legal
descnptIOn and the owner identified on each deed shall match.
20 At time of permIt reVIew prOVide detaIled draWIngs and documentatIOn on
the plans that wIll venfy the accessible route from the accessible parkIng
spaces to the accessible buildIng entrance is In compliance WIth the
regulatIOns of the Flonda Accessibility Code for Building Construction. The
documentation shall Include, but not be limited to, IdentifyIng the type of
matenal, surface fimsh, wIdth, cross slope, slope and length of the entire
accessible route includIng, where applicable, landings, ramps and handrails.
21 Compliance With the BUIldIng codes will be evaluated at time of permit
reVIew The PermIt fee, water and sewer facIlity fees, FIre and LIfe Safety
fees, County fees and State fees wiII be determIned at time of permit review
22. PermIts are required to construct the Improvements that are shown on the
approved site plan. PermIt application forms are aVaIlable in the Building
Division of the Development Department. A permit submIttal checklist is
avaIlable In the Building DivlSlon. The list Identifies the basic documents
that the Plans Analvst checks for when an applicant submIts for plan review
PARKS AND RECREATION
Comments. NONE
FORESTER/ENVIRONMENT ALIST
Comments.
23 The topographIc survey of the site Indicates eXIsting trees which should be
identified, and shown to be preserved In place, relocated or removed/replaced
on the site This should be completed on the landscape plan.
PLANNING AND ZONING
Page 4
Quantum Busmess Center - Lots 32-38
File No NWSP 00-001
DEPARTMENTS INCLUDE REJECT
Comments.
24 ProvIde traffic control and flow marking and signage for the vehicular use
areas on the sIte plans (Stop sIgns, dIrectIOnal flow and sIgns etc ) (Chapter
4 - SIte Plan RevIew)
25 ApplIcant has provIded a colored elevation drawmg wIth color ChIpS. ProvIde
a mounted colored elevatIOn drawing for the Plannmg and Development
Board meetmg. (Chapter 4 - SIte Plan RevIew)
26 IndIcate the locatIOn of the fire hydrants and sIte Iightmg and label them on
the landscape plan. There appears to be conflICts between landscapmg, sIte
hghting and fire hydrant placement. (Chapter 7.5, ArtIcle II, Landscape
Code)
27 The dnve aIsle directly east ofBUIldmg 1 encroaches mto the 40-foot
landscape buffer cuttmg It off at the comer RevIse the design of thIS area to
prevent the encroachment or request/attam vanance for relief. (Chapter 23 -
Parkmg Lots.)
28 ProvIde typical parking stall detaIl drawing.
29 DimensIon wIdth of all dnveways at intersectIOn with the property line.
30 The labels "RR" and "PW" are not mcluded m matenals table on landscape
pIan/detaIl sheet.
31 Show and provide reqUired landscapmg around site sIgnage.
32. ProvIde sIgn colors on detaIl drawing.
33 New building sIgnage shall conform to color recommendations from the
Quantum Park ArchItectural RevIew Committee (e.g. whIte lettenng, green
rather than black, and project tnm color rather than orange as proposed).
ProvIde wall signage color details as part of the rectified resubmIttaI.
34 A total of three (3) freestanding sIgns are proposed for the sIte, one for each
of the three buIldings. In addItIon, typIcal wall sIgn desIgns were submItted
as a separate 11 mches x 17 mches color drawing labeled 2 0 The signs as
presented are consistent wIth the approved Quantum Master SIgn Program
ProvIde a scaled detaIl drawing of the typIcal wall signs on sheet A-2 of the
sIte plan package. The permItted square footage for wall sIgns IS 1.5 square
feet for each one (1) foot of lInear buildmg bay frontage.
ADDITIOINAL PLANNING AND DEVELOPMENT BOARD COMMENTS
35 To be determmed.
ADDITIONAL CITY COMMISSION COMMENTS
Page 5
Quantum Busmess Center - Lots 32-38
File No NWSP 00-001
DEPARTMENTS INCLUDE REJECT
36 To be determmed.
l:\SHRDA TA\PLANNING\SHARED\WP\PROlECTS\QUAl'ITUM 2ooo\1.0TS J2 38\2t.1) REVIEW COMMENTS COt.1)ITlO~S OF APPROVAL DOC
DEVELopnr \JT ORDER OF THE CITY COMMI-ION OF THE
'-"l fY OF BOYNTON BEACH, FLOR.....A
PROJECT NAME. QUANTUM PARK BUSINESS CENTER (LOTS 32-38)
APPLICANT'S AGENT Winston Lee, Winston Lee and Associates, Inc
APPLICANT'S ADDRESS 1532 Old Okeechobee Road, Suite 106, West Palm Beach
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION April 18, 2000
TYPE OF RELIEF SOUGHT New Site Plan
LOCATION OF PROPERTY Northeast corner of Gateway Boulevard and Quantum Boulevard
DRAWING(S) SEE EXHIBIT "B" ATTACHED HERETO
X THIS MATTER came before the City Commission of the City of Boynton Beach, Florida
appearing on the Consent Agenda on the date above The City Commission hereby adopts the
findings and recommendation of the Planning and Development Board, which Board found as follows
OR
THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above The City Commission having considered the
relief sought by the applicant and heard testimony from the applicant, members of city administrative
staff and the public finds as follows
1 Application for the relief sought was made by the Applicant in a manner consistent with
the requirements of the City's Land Development Regulations.
2. The Applicant
LHAS
HAS NOT
established by substantial competent evidence a basis for the relief requested
3 The conditions for development requested by the Applicant, administrative staff, or
suggested by the public and supported by substantial competent evidence are as set
forth on Exhibit "C" with notation "Included"
4 The Applicant's application for relief is hereby
~ GRANTED subject to the conditions referenced in paragraph 3 hereof
DENIED
5 This Order shall take effect immediately upon issuance by the City Clerk.
6 All further development on the property shall be made in accordance with the terms
and conditions of this order
7 Other
DATED.
City Clerk
S:IPlanningISHAREDlWPIPROJECTSIQUANTUM 2000ILOTS 32 381NWSPIOevelop,Order CC 4-18-OQ,doc
LJCATION MAP EXHIBIT "A'
QUANTUM PARK LOTS 32.1..38
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EXHIBIT "C"
ConditIOns of Approval
Project name. QUANTUM BUSINESS CENTER (LOTS 32-38)
File number. NWSP 00-001
Reference 2nd Review. File # NWSP 00-001 with a Februarv 22.2000 Planning and Zomng Department date
stamp marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments.
1 It is the opmIOn of the Public Works Department that the dumpster enclosure
locations need to be turned 10 to 20 degrees toward the traffic flow for
maXImum servIce It IS also our opmIOn that centrally located compactors,
by reducmg the number of receptacles, would better service this project and
be more cost effectIve m the long run.
UTILITIES
Comments.
2. All utilIty easements shall be shown on the rectIfied landscapmg drawmgs so
that the UtIlIty Department may determme WhICh trees may mterfere WIth
utIlities. In general, palm trees will be the only tree species allowed wIthm
utility easements. Canopy trees may be planted outsIde of the easement so
that roots and branches will not impact those utilIties WIthin the easement m
the foreseeable future. LDR Sec 7.5-18 1 gIves publIc utilitIes the authonty
to remove any trees that mterfere with utIlIty servIces, eIther m utilIty
easements or publIc nghts-of-way
3 Dept. of Health permIts may be reqUIred for the water and sewer systems
servmg thIS proJect. (Sec. 26-12).
4 Fire flow calculatIOns will be required demonstratmg the City Code
reqUIrement of 1500 g.p.m. as stated in LDR Chapter 6, ArtIcle IV, SectIon
16, or the requirement Imposed by insurance underwnters, whichever is
greater (see Section 26-16(a)). Please submIt these calculations WIth your
Health Department permIt submIttal.
5 LDR Chap 6, ArtIcle IV, Sec 16 reqUIres that all pomts on each building
will be wIthm 200 feet of an eXIstmg or proposed fire hydrant. Please
demonstrate that the plan meets thIS condItion by showmg all hydrants and
necessarv dImensIons.
6 The waste stream from all manufactunng processes must meet the CIty'S
pretreatment reqUIrements. A sampling pomt must be provIded to allow
momtoring of any waste stream. (Sec. 26-143, 26-147)
Page 2
Quantum Business Center - Lots 32-38
File No NWSP 00-001
DEPARTMENTS INCLUDE REJECT
FIRE
Comments.
7 Show F.D ConnectIOns.
8 Hydrants and access roads must be m place pnor to above grade constructIOn.
NFPA 1
POLICE
Comments
9 See traffic control markings comment.
ENGINEERING DEPARTMENT
Comments
10 Abandon that portIOn of the recorded lO-foot utilIty easement between lots
32 & 33 to accommodate the new construction.
11 Abandon that portion of the recorded 10- foot utIhty easement between lot 38
and lots 36 & 37 to accommodate the new construction.
12. Anv fill operation shall reQUIre an excavatIOn/fill oermlt.
13 On the ciVil plans at the time of permittmg, mdicate the clear sight triangles
for the two Gatewav Boulevard dnvewavs.
14 The maximum dnveway width IS 32 feet. Obtam an approval from the
Department Director for the south dnveway along Quantum Blvd, and
provide proper dimenSIOn measured at property line [LDR Chapter 23,
Article II.H.l ]
15 Show all traffic control signage and markmgs on the site olano
16 Provide a note on the civil plans that the site development will match existmg
perimeter grades.
17 Show Umty of Title for all 8 lots.
Page 3
Quantum Busmess Center - Lots 32-38
FIle No NWSP 00-001
DEPARTMENTS INCLUDE REJECT
BUILDING DIVISION
Comments.
18 The submItted sIte plan and survey depict two of the three buildmgs bemg
constructed wIthin an easement. Before permIt reVIew, submit a copy ofthe
recorded CIty resolution that verIfies the easements have been abandoned or
relocate buildmgs to aVOId easements.
19 At time of permit submittal, prOVIde a completed and executed CIty umty of
title form The form shall describe all lots, parcels or tracts combined as one
lot. A copy of the recorded deed for each property that IS bemg unified IS
reqUIred to process the form. Each recorded deed shall mclude a legal
descriotion and the owner identified on each deed shall match.
20 At tIme of permIt reVIew provide detailed drawmgs and documentatIOn on
the plans that Will verIfy the accessible route from the accessible parkmg
spaces to the accessible bUIlding entrance is m compliance with the
regulatIons of the Florida Accessibility Code for BUIldmg ConstructiOn. The
documentatiOn shall mclude, but not be limited to, identIfymg the type of
materIal, surface fimsh, Width, cross slope, slope and length of the entIre
accessible route mcludmg, where aoohcable, landmgs, ramps and handrails.
21 ComplIance with the BUIlding codes will be evaluated at time of permit
reView The Permit fee, water and sewer facIlity fees, Fire and Life Safety
fees, County fees and State fees Will be determmed at time of oermit reView
22. PermIts are reqUIred to construct the Improvements that are shown on the
approved Site plan. Permit apphcatiOn forms are avaIlable m the BUIldmg
DiVision of the Development Department. A permit submIttal checklIst is
available m the BUIldmg Division. The list identIfies the baSIC documents
that the Plans Analyst checks for when an applIcant submits for plan reView
PARKS AND RECREATION
Comments. NONE
FORESTERlENVIRONMENT ALIST
Comments.
23 The topographic survey of the SIte mdIcates eXisting trees which should be
identified, and shown to be preserved m place, relocated or removed/replaced
on the site. This should be comoleted on the landscaoe plan.
PLANNING AND ZONING
Page 4
Quantum Busmess Center - Lots 32-38
File No NWSP 00-001
DEPARTMENTS INCLUDE REJECT
Comments
24 Provide traffic control and flow marking and slgnage for the vehicular use
areas on the site plans (Stop signs, directional flow and signs etc.) (Chapter
4 - Site Plan Review)
25 Applicant has provided a colored elevation draw 109 with color chips. Provide
a mounted colored elevation draw 109 for the Planning and Development
Board meeting. (Chapter 4 - Site Plan Review)
26 Indicate the locatIOn of the fire hydrants and site lighting and label them on
the landscape plan. There appears to be conflicts between landscaping, site
hghtmg and fire hydrant placement. (Chapter 7 5, ArtIcle II, Landscape
Code.)
27 The drive aisle directly east of Bmldmg 1 encroaches mto the 40-foot
landscape buffer cuttmg It off at the corner Revise the design of this area to
prevent the encroachment or request/attain vanance for rehef (Chapter 23 -
Parkmg Lots.)
28 Provide typical parkmg stall detail drawmg.
29 Dimension width of all driveways at intersectIon with the property hne
30 The labels "RR" and "PW" are not included 10 matenals table on landscape
plan/detail sheet.
31 Show and provide reqmred landscaping around site signage.
32. PrOVide sign colors on detat! drawmg.
33 New build 109 slgnage shall conform to color recommendations from the
Quantum Park Architectural ReView Committee (e.g. white lettermg, green
rather than black, and project tnm color rather than orange as proposed).
PrOVide wall Slgnage color details as part ofthe rectified resubmlttal.
34 A total of three (3) freestandmg signs are proposed for the site, one for each
of the three bmldmgs. In additIon, typical wall sign deSigns were submitted
as a separate 11 mches x 17 mches color drawmg labeled 2.0 The signs as
presented are consistent with the approved Quantum Master Sign Program.
Provide a scaled detatl draw 109 of the typical wall signs on sheet A-2 of the
site plan package. The perrOltted square footage for wall signs IS 1 5 square
feet for each one (1) foot of linear bmldmg bay frontage
ADDITIOINAL PLANNING AND DEVELOPMENT BOARD COMMENTS
35 To be determmed.
ADDITIONAL CITY COMMISSION COMMENTS
Page 5
Quantum Busmess Center - Lots 32-38
Flle No NWSP 00-001
DEPARTMENTS INCLUDE REJECT
36 To be detenmned.
J:ISHRDATAIPLANNINGISHAREDIWPIPROJECTSIQUANTUM 2000ILOTS 32 38\2ND REVIEW CO~rnENTS CONDITIONS Of APPROVAL,DOC
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