LEGAL APPROVAL
The City of Boynton Beach
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DMSON
100 E. Boynton Beach Boulevard
P.O. Box 310
Boynton Beach, Florida 33425-0310
TEL. 561 742-6260
FAX. 561 742-6259
www.boynton-beach.org
April 24, 2006
Mr Eugene A. Gerlica, P .E.
2500 Quantum Lakes Dnve - Ste. #101
Boynton Beach, FL 33426
RE.
File No.
Location.
Quantum Park & Village South CommercIal
(CaDS 06-003)
Southwest comer of Gateway Blvd. and High Ridge Road
Dear Mr GerlIca.
Enclosed is the Development Order granted by the City Commission on April 18, 2006 The conditional use 1 major sIte plan
modificatIOn is valid for one year from the date of the issuance of a building permit for the five (5)-story condominium building,
which is the subject of this conditional use request. In order to maIntain vested status, a building permIt must be secured or an
extensIOn granted pursuant to Chapter 2. Zoning, Section 11.2.E.l of the Land Development Regulations.
To contInue thIS prOject through the development process, please revise relevant pages of your approved sIte plan to incorporate all
conditIOns of approval as applicable. A copy of the Development Order, includIng these condItions, must accompany the
subrmssion of the fully amended sIte plan set. The person managIng your permit applicatIOns should be made aware of any
addItIonal documents and third party letters listed in the conditions of approval that need to be subrmtted with your permit package.
The BuildIng DIviSIOn is committed to speedy and efficient completion of the building penmt process for your project. However,
please note that failure to meet all applicable Development Order conditions in the submitted plan set may produce unnecessary
delays in permit issuance. A thorough review will be conducted by the Plan ReVIew Analyst and If the necessary documentatIon is
not attached and/or the plans are not amended to reflect all of the approval condItions, the plans will be returned to the applIcant for
correction and re-submittal before the permit is further processed. Feel free to contact any TRC member for additional clarification
of comments.
Important: If you plan to introduce any changes to your approved site plan beyond those required by conditions of approval,
please contact our staff for a review before submitting a permit package to the Building Division.
A copy of the complete Development Order and Amended Site Plans reflecting the "Conditions of Approval" must be submitted
to the Building Department along with the first permit request to avoid any delays in the processing of your permit.
Should you have any questions regardIng this matter, please feel free to contact this office at (561) 742-6260
Sincerely,
Michael W Rumpf
"'Director of Planning & Zoning
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S:\PJanning\SHARED\WP\PROJECTS\Quantum Park & VilIage\SBMP 02-001 south\COUS 06-OO3\Conditional Use approval letter after CC - new.doc
DEVELOPMEr ORDER OF THE CITY COMMISS
cn 'f OF BOYNTON BEACH, FLORIDA
~ OF THE Development
p&Z
Building
Engineering
Quantum Park & Village South Commercial (COUS 06-003) Occ. Llccel"tseClerk
Deputy Y
Mr Eugene A. Gerlica, P E.
PROJECT NAME.
APPLICANT'S AGENT
APPLICANT'S ADDRESS 2500 Quantum Lakes Drive, Suite 101 Boynton Beach, FL 33426
Ti n
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION
April 18, 2006
TYPE OF RELIEF SOUGHT Conditional use I major technical site plan modification approval to
construct a total of 129 dwelling units, distributed amongst a five (5)-
story condominium building (at approximately 65 feet in height), three
(3) mixed-use buildings, and a two (2)-story apartment building. The
project also proposes 18,768 square feet of office, 23,262 square feet of
retail, and 39,722 square feet of restaurant on a 14.265-acre parcel on a
Mixed-Use (MU) pod in the Planned Industrial Development (PID)
zoning district.
LOCATION OF PROPERTY Generally located approximately 165 feet west of t
of Gateway Boulevard and High Ridge Road
Location Map)
DRAWING(S): SEE EXHIBIT "B" A IT ACHED HERETO
X THIS MATTER came on to be heard before the City Commission ern B6 OPMENl
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 adr.ninistrative
staff and the public finds as follows. . 1'"
DATED
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 Applica}lt
~HAS
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 Applica}lt'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
and conditions of this order
7
Other
t/-B, I-ob
S\PlanningISHAREDIWP\PROJECTSIQuantum Park & YillagelSBMP 02-001 southl
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--
EXHIBIT "C"
Conditions of Approval
Project name: Quantum Park & Village South
File number. caus 06-003
Reference: 2nd review plans identified as a Major Site Plan ModificatIon! ConditIonal Use with a March 7.
2006 PlannmQ" and ZomnQ" date staron markinQ".
DEPARTMENTS I INCLUDE REJECT
PUBLIC WORKS - General
Comments.
1 At the tIme of penmttmg, reVIse the plans to extend pavement to enclosure X
locatIOn.
PUBLIC WORKS - Traffic
Comments. None X
r". .., ~
- -- --~ '''-~. ENGINEERING DIVISION
. .- . -.
,
Comments
2. ReVIse and prOVIde a SFWMD penmt which mcludes the added Impervious X
area( s )
3 Full dramage plans, mcludmg dramage calculatIOns, m accordance WIth the X
LDR, Chapter 6, ArtIcle IV, SectIon 5 \vill be required at the tIme of
permitting.
4 PaVIng, DraInage and SIte details will not be reVIewed for construction X
acceptability at thIS tIme. All engIneenng construction details shall be in
accordance WIth the applicable City of Boynton Beach Standard Drawings
and the "Engineering Design Handbook and Construction Standards"
and will be reVIewed at the time of construction Permit application.
UTILITIES
Comments.
5 Palm Beach County Health Department permits will be reqUIred for the water X
and sewer systems servmg this pro]ect (CODE, Section 26-12).
6 The CODE, Section 26-34(E) requires that a capacity reservation fee be paid X
for this project eIther upon the request for the Department's SIgnature on the
Health Department application forms or WIthin seven (7) days of site plan
approval, whichever occurs first. ThIS fee will be detenmned based upon
final meter SIze, or expected demand.
7 Water and sewer hnes to be owned and operated bv the CIty shall be included X
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DEPARTMENTS INCLUDE REJECT
wIthin utilIty easements. Please show all proposed easements on the
engineering drawings, using a minimum width of 12 feet. The easements
shaIl be dedIcated VIa separate mstrument to the City as stated m CODE Sec.
26-33(a).
8 This office will not require surety for mstallatlOn of the water and sewer X
utilIties, on condItions that the systems be fully completed, and given to the
CIty UtilItIes Department before the first permanent meter IS set. Note that
setting of a permanent water meter IS a prerequisite to obtaming the
Certificate of Occupancy
9 A building permIt for this project shall not be Issued until thIS Department has X
approved the plans for the water and/or sewer improvements requIred to
serVIce this proJect, in accordance WIth the CODE, SectIOn 26-15
10 The depicted easements for the sanitary sewer system are not wide enough for X
the depth of the manholes. Assume the WIdth of the easement to be two times
the depth of the manhole (a 12-ft. deep manhole would have a 24-ft. wide
easement.) Evaluate the width for all easements to mmImize the number of
changes m easement WIdth. For shared easements proVIde a mmimum of 6-ft.
on the outside of the water lme SIde.
11 Utility construction details will not be reVIewed for constructIon acceptabilIty X
at this tIme. All utility constructIon details shall be in accordance WIth the
UtilItIes Department's "Utilities Engineering Design Handbook and
Construction Standards" manual (including any updates) and wiIl be
reVIewed at the time of construction permIt applicatIOn.
FIRE
Comments:
12. Provide the fire hydrant layout for this project WIth the hydrants clearly X
shown. Show all water supply lInes for fire protection and hydraulic
calculatIons.
13 No part of any buildmg shaIl be more than 200 feet from a fire hydrant. X
14 Water supply must be verified. Gallon adjustments must be made if there IS X
msufficient pressure.
15 A mro{1mum 400-foot road travel allowed between fire hydrants. X
16 All buildmgs are required to have an approved NFP A 13 or l3D fire sprinkler X
system.
POLICE
~
,.,
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DEPARTMENTS INCLUDE REJECT
Comments' None X
BUILDING DIVISION
Comments.
17 The heIght and area for buildmgs or structures of the dIfferent types of X
construction shall be governed by the mtended use or occupancy of the
buildmg, and shall not exceed the hll1Its set forth m Table 503 of the 2004
FBC
18 General area modIficatIOns to buildings shall be in accordance with 2004 X
FBC, Section 506 ProVIde calculatIOns venfymg comphance WIth the above
code sections and the 2004 FBC, Table 503
19 Buildmgs, structures and parts thereof shall be designed to withstand the X
ll1Immum wmd loads of 140 mph. Wind forces on every buildmg or structure
shall be deterrmned by the prOVISIons of ASCE 7, Chapter 6, and the
proVISIons of 2004 FBC, SectIOn 1609 (Wind Loads). CalculatIOns that are
SIgned and sealed by a deSIgn profeSSIOnal regIstered m the state of Flonda
shall be subnntted for review at the tIme of permIt applIcatIOn.
20 Every building and structure shall be of suffiCIent strength to support the X
loads and forces encountered per the 2004 FBC, SectIon 1607 and Table
1607 1 Indicate the live load (psi) on the plans for the buildmg deSIgn.
21 Buildings three-stories or higher shall be equipped WIth an automatic X
spnnkler system per F.S 553 895 FIre protectIon plans and hydraulic
calculatIons shall be included with the buildmg plans at the tIme of permit
apphcation.
22. At the time of permit review, submit details of reinforcement of walls for the future X
installation of grab bars as required by the FFHA, Title 24 CFR, Part 100.205,
Section 3, Requirement #6 All bathrooms within the covered dwelling unit shall
complv
23 If an accessible route has less than 60 inches clear WIdth, then passing spaces X
at least 60 inches by 60 inches shall be located at reasonable mtervals not to
exceed 200 feet. A "T" -mtersectIOn of two comdors or walks is an acceptable
paSSIm! place. 2004 FBC, SectIOn 11-4.3 4
24 IdentIfy within the SIte data the fimsh floor elevatIOn (lowest floor elevation) X
that IS proposed for the building. Venfy that the proposed elevation is in
compliance WIth regulatIOns of the code by addmg specifications to the site
data that address the following lssues
The design professIOnal-of-record for the project shall add the following text
to the site data. "The proposed finish floor elevation NGVD IS
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DEPARTMENTS INCLUDE REJECT
above the highest IOO-year base flood elevatIon applicab]e to the building
sIte, as determmed by the SFWMD's surface water management construction
development regulatIOns."
From the FIRM map, identify in the SIte data the title of the flood zone that
the building is located withm. Where applicab]e, specify the base flood
elevatIOn. Ifthere is no base flood elevation, indicate that on the plans.
IdentIfy the floor elevatIOn that the design professional has establIshed for the
bui]dmg withm the footpnnt of the bui]dmg that IS shown on the drawings
tItled SIte plan, floor plan and pavmg/dramage (civil plans).
25 CBBCPP 3 C.3 4 requires the conservation of potable water City water may X
not, therefore, be used for landscape imgation where other sources are readily
available.
26 A water-use penrut from SFWMD IS reqUIred for an Imgation system that X
utilIzes water from a well or body of water as its source. A copy of the permit
shall be submitted at the time ofpenrut application, F.S. 373.216.
27 If capItal facilIty fees (water and sewer) are paId in advance to the City of X
Boynton Beach UtilItIes Department, the followmg informatIon shall be
provided at the tIme ofbui]ding penrut apphcation.
A The full name of the project as it appears on the Deve]opment Order and
the Commission-approved site plan.
B If the project IS a multI-family project, the building number/s must be
provided. The building numbers must be the same as noted on the
ComnussIOn-approved site plans.
C The number of dwellIng units in each building.
D The number of bedrooms m each dwellIng umt.
E The total amount paid and itenuzed into how much IS for water and how
much IS for sewer
(CBBCO, Chapter 26, Article II, SectIOns 26-34)
28 At time ofpenrut review, submit separate surveys of each lot, parcel, or tract. X
For purposes of setting up property and ownershIp in the City computer,
prOVIde a copy of the recorded deed for each lot, parcel, or tract. The recorded
deed shall be submitted at time of penrut review
29 At tIme of building permIt applIcation, submIt verification that the City of X
Boynton Beach Parks and Recreation Impact Fee requirements have been
satisfied by a paId fee or conveyance of property The following information
shall be provided.
A A legal descriptIOn of the land.
B The full name of the project as It appears on the Deve]opment Order and
the Comrmssion-approved site plan.
C If the project IS a multI-family project, the buildmg number/s must be
...
..,
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DEPARTMENTS INCLUDE REJECT
provided. The buildmg numbers must be the same as noted on the
ComnnssIOn-approved sIte plans.
D The number of dwelhng umts m each buildmg.
E The total amount bemg paid.
(CBBCO, Chapter 1, Article V, SectIon 3(t))
30 Add a general note to the sIte plan that all plans submitted for permitting shall X
meet the CIty's codes and the applIcable building codes m effect at the time
of permIt apphcatIOn.
31 Pursuant to approval by the CIty CommiSSIOn and all other outSIde agencies, X
the plans for thIS project must be submitted to the BuildIng DiVIsion for
reVIew at the tIme of penmt applIcatIon subrmttal. The plans must mcorporate
all the conditIons of approval as lIsted m the development order and approved
by the CIty ComnnssIOn.
32. The full address of the project shall be subrmtted wIth the constructIon X
documents at the tIme of pernut applIcatIOn subrmttal. If the project IS multI-
family, then all addresses for the partIcular building type shall be subrmtted.
The name of the project as It appears on the Development Order must be
noted on the buildmg pernut applIcatIon at the tIme of applIcatIon subrmttal.
33 The five-story condomimum meets the defimtIon of a threshold building per X
F.S 55371(7) and shall comply WIth the requirements ofF S. 553 79 and the
CBBA to the 2004 FBC, Sections 109.3 6.1 through 109.3 66
The followmg informatIOn must be submItted at the tIme of permit
applIcatIon.
A The structural mspectIOn plan must be subrmtted to the enforcing agency
pnor to the issuance of a buildmg pernut for the constructIon of a
threshold buildmg.
B All shoring and re-shoring procedures, plans and details shall be
subrmtted.
C All plans for the buildIng that are reqUIred to be sIgned and sealed by the
archItect or engineers of record shall contam a statement that, to the best
of the architect's or engineer's knowledge, the plans and specifications
comply WIth the applIcable fire safety standards as determined by the
local authority m accordance WIth this section and F.S. Section 633
34 Accessible space under staIrs shall comply WIth 2004 FBC, BUIlding Code, X
Residential, Section R311.2.2.
35 The condormmum shall comply WIth all the requirements of the FFHA and X
the Flonda Fair Housing Act.
PARKS AND RECREATION
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DEPARTMENTS INCLUDE REJECT
Comments:
36. Park Impact Fee - 129 umts @ $771 00 each = $99,459 00 to be paId pnor to X
issuance of first permit.
FORESTERlENVIRONMENT ALIST
Comments: None X
PLANNING AND ZONING
Comments.
37 The project reqUIres conditional use approval from the Planmng & X
Development Board and CIty CommissJOn because the five (5)-story
condominium building is proposed at 65 feet m heIght. If approved, staff
recommends that a penod of one (1) year be allowed to obtain a building
pemut.
38 Approval of the condItional use request IS contmgent upon the approval of the X
accompanymg request for Master Site Plan ModIfication (MPMD 06-001).
39 The project must obtain approval from the School DIStnCt of Palm Beach X
County regardmg school concurrency
40 On February 3, 2006, staff has receIved confirmatJOn from the Traffic X
DIvision of Palm Beach County that the proposed project IS part of the
preVIously approved Quantum DRI, and therefore, meets the Traffic
Performance Standards of Palm Beach County However, the allocation of
commercial square footage changed between the office, retail, and restaurant
uses since when the County reVIewed the impact statement. Also, an
exclusive east-bound right-turn lane onto the project's main access driveway
on Gateway Boulevard would have to be provided and no buildmg pemuts
are to be Issued after the build-out date of 2007 Therefore, an updated
Traffic Performance Standards review letter will be reqUIred at the time of
permittmg.
41 At the hme of pemutting, obtain consent from the adjacent property owner to X
the west because the dock and gazebo extends beyond the property limits of
the subject parcel to the lake property dIrectly to the west. Appropriate
consent would be in the form of a letter, which would speCIfically address this
issue. The Quantum Community Development District (QCDD) or its
deSIgnee shall proVIde the applIcant with an updated letter giving consent to
allow the proposed gazebo to extend m Tract "Q", pnor to the issuance of a
building permit.
X
42 At the hme of pemutting, revise sheet A-44 (2nd floor plan of condommlUm
...
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DEPARTMENTS INCLUDE REJECT
buildIng) to reflect a total of 15 UnIts, to match sheet A-43 Unit Breakdown
Table which reflects 15 UnIts on the 2nd floor
43 No Internal doorways are shown to connect the first floor to the second floor X
of the InIxed-use buildIngs because "work-lIve" UnIts are not permItted withIn
the Pill
44 At the tIme of permIttIng, the sIte plan tabular data would have to be revised X
to Indicate the correct number of parkIng spaces provIded. Also, ensure that
the parkIng space labels inSIde the parktng garage are correct. Provided
parking on the techmcal sIte plan would also Impact the master sIte plan
tabular data. Both would have to be updated and corrected.
45 All elevatIons must show the proposed slgnage area and be consIstent WIth X
the master SIgn program from Quantum Park. Therefore, staff recommends
that the applIcant submIt a SIgn program dunng the tIme of permItting. The
sign program would apply to the entIre development. The master SIgn
program should show the number, locatIOn, dImenSIOns, extenor fimsh, and
color(s) of all wall SIgnS and freestandIng SIgnS. All freestanding monument
SIgnS shall have colorful groundcover Installed at the base (Chapter 7.5,
ArtIcle II, SectIOn 5 0)
46 Fifty percent (50%) of all sIte landscape materials must be natIve specIes X
(Chapter 7.5, ArtIcle II, SectIOn 5.P). Please categonze as follows. Canopy
trees, Palm trees, Shrubs & Groundcover
47 Correct the east and west labels of the Retail Buildmg #6 (sheet A-12) and X
Retail Building #7 (sheet A-14) so that they relate to their corresponding floor
plan.
48. The decorative tower of Retail Buildmg #4 (sheet A-8) should be enhanced X
with Foam Accent Tiles or other architectural features in order to improve ItS
appearance.
49 At the time of permIttIng, indIcate the number of bedrooms proposed on the X
floor plan sheet A-39
50 At the tIme of permItting, staff recommends mcorporating additional X
grOUpIngs of palm trees, possibly Royal palms at staggered heights between
20 feet to 28 feet, in front (north) of the five (5)-story condominium building
along Gateway Boulevard In between the relocated Washingtonian palms In
order to soften the fas;ade and massing of the 65-foot tall buildIng.
51 At the time of permitting, staff requests the applIcant certify that the X
landscape plans were prepared m accordance with all Gateway Boulevard
widenIng deSIgns and that no plant matenal will require removal as a result of
said Improvements.
52. Staff determined that the lIghting levels meet code and glare from rights-of- X
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DEPARTMENTS INCLUDE REJECT
way and adjacent properties would be mimmal. However, the photometric
plan proposes several foot candle readings WIthin the intenor parking lot that
exceed eight (8). Therefore, staff recommends reducmg the lightmg levels
proposed WIthm the interior parkIng. ThIS may be accomplished by
incorporating more lightmg fixtures into said parking areas.
53 According to Chapter 7.5 of the Land Development Regulations, the X
maximum tree spacmg along rights-of-way would be 30 feet. The dIstance
between the trees would vary between 20 feet and 40 feet. Therefore, staff
recommends incorporatmg a cluster of three (3) natIve palm trees into the
design of the landscape buffer (along nghts-of-way) WIthin the areas where
the tree spacing distance is greater than 30 feet apart.
ADDITIONAL PLANNING & DEVELOPMENT BOARD COMMENTS.
Comments.
54 CondItIon #37 should be reworded as follows: Pursuant to Chapter 2. X
Zoning, Section ll.2(E), (1), the CIty CommiSSIOn shall set a time hmit WIthin
whIch a condItional use may be developed. The time limit to develop the
conditional use shall be one (1) year from the date of the issuance of a
buildmg permit for the five (5) story structure.
ADDITIONAL CITY COMMISSION COMMENTS
Comments:
55 To be deternnned. ~o
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NOTICE OF PUBLIC HEARING
Mr Eugene A. Gerlica P E., agent for Quantum Park & Village, LLC has the following
parcel to be considered for conditional use approval
Legal Description
On file - generally located approximately 165 feet west of the
southwest corner of Gateway Boulevard and High Ridge Road
Proposed Use Request conditional use approval to
construct a five (5)-story condominium building at approximately
65 feet in height on a 14 265-acre parcel in the Planned Industrial
Development (PID) zoning district
PUBLIC HEARINGS TO CONSIDER THE REQUEST ARE SCHEDULED FOR THE
PLANNING AND DEVELOPMENT BOARD MEETING ON TUESDAY, MARCH 28, 2006 AT
630 PM AND THE CITY COMMISSION PUBLIC HEARING ON TUESDAY, APRIL 18, 2006,
AT 7.00 PM OR SOON THEREAFTER AT THE CITY HALL COMMISSION CHAMBERS, 100
EAST BOYNTON BEACH BOULEVARD, BOYNTON BEACH, FLORIDA,
All interested parties are notified to appear at said hearings in person or by attorney and be
heard or file any written comments prior to the hearing dates Any person who decides to
appeal any decision of the Planning & Development Board and City Commission with respect to
any matter considered at these meetings will need a record of the proceedings and for such
purpose may need to ensure that a verbatim record of the proceedings is made, which record
includes the testimony and evidence upon which the appeal is to be based
The City shall furnish appropriate auxiliary aids and services where necessary to afford an
individual with a disability an equal opportunity to participate in and enjoy the benefits of a
service, program or activity conducted by the City Please contact Patricia Tucker (561) 742-
6268 at least twenty-four hours prior to the program or activity in order for the City to reasonably
accommodate your request.
PUBLISH
MARCH 19, 2006 - The Post
CITY OF BOYNTON BEACH
PLANNING AND ZONING DIVISrON __----,-'---
(561) 742-6260 t . \. j,
\'\:~~~ r'
\ u \j \ \'1\t\1\
\
T OF OE\lELOPME.N1
DEPAf\TMEN
Copy to: City Commission, City Attorney, Mike Rump~, Agenda File,
Original to Legal Ads File
S.\CC\WP\legal ads\P&Z ADS TO THE POST\2006\COUS 06-004 QUANTUM PARK & VILLAGE SOUTH COMMEROAL.doc
NOTICE OF PUBLIC HEARING
NOTICE OF CONDITIONAL USE REQUEST
NOTICE OF SITE PLAN AMENDMENT
NOTICE OF MASTER PLAN AMENDMENT
NOTICE IS HEREBY GIVEN that the Planmng and Development Board of the CITY
OF BOYNTON BEACH~ FLORIDA~ will conduct a PUBLIC HEARING, on March 28,
2006 at 7'00 p.m. ill the CITY HALL COMMISSION CHAMBERS~ 100 East Boynton
Beach Boulevard, to consIder the request and the amendments submItted by Quantum
Park and Vi11age~ LLC. The City Commission of THE CITY OF BOYNTON BEACH~
FLORIDA, will also hold a public heanng to consider tlus request and the amendments
on Apri118~ 2006 at 7'00 pm, or as soon thereafter as the agenda penmts at the CITY
HALL COMMISSION CHAMBERS~ 100 East Boynton Beach Boulevard. The request
is described as follows:
LOCATION. Quantum Park and Village - South~ Lots 62~ 63, 64, 65A~ 65B, and 100
REQUESTS. Request Number I is to amend the Master Plan, Request Number 2 IS to
amend the Technical Site Plan and Request Number 3 is to grant a ConditIOnal Use
Approval for a building that exceeds 45 feet ill height. Proposed IS a five (5) story
buildIng that is 65 feet tall.
These requests can be VIewed between the hours of 8'00 am and 5.30 pm at the CIty of
Boynton Beach Planning and Zoning Division~ 100 East Boynton Beach Boulevard.
All Interested partIes are notIfied to appear at SaId hearings In person or by attorney and
be heard. Any person who decides to appeal any deciSIOn of the Planrnng and
Development Board or City COmmIssion with respect to any matter considered at these
meetings will need a record of the proceedings and for such purpose may need to ensure
that a verbatIm record of the proceedIngs IS made, wInch record includes the testImonial
and evidence upon which the appeal is based.
The City shall furnish appropriate auxiliary aids and services where necessary to afford
an indIVIdual with a disabilIty an equal opportunity to partIcipate ill and enjoy the
benefits of a servIce, program, or actIvIty conducted by the City Please contact PatricIa
Tucker (561) 742~6268, at least twenty~four (24) hours pnor to the program or activity In
order for the CIty to reasonably accommodate your request.
CITY OF BOYNTON BEACH
PLANNING AND ZONNING DIVISION
(561) 742~6260
roJm(fJ~nw~rn1
WI MAR 2 2 2000 l~J i
I '
L___..__.
NOTICE OF PUBLIC HEARING QPVSollth 2006March28
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ORDINANCE NO. 05-0a~
AN ORDINANCE OF THE CITY COMMISSION
OF THE CITY OF BOYNTON BEACH, FLORIDA,
AMENDING THE LAND DEVELOPMENT
REGULATIONS, CHAPTER 2., SECTIONS 7 H. 14
AND 7 PIe. TO ALLOW A MAXIMUM
BUILDING HEIGHT EXCEEDING FORTY-FIVE
FEET IN HEIGHT BUT NOT EXCEEDING
SEVENTY-FIVE (75) FEET IN HEIGHT IN A PID
MIXED USE POD, PROVIDING APPLICATION
FOR BUILDING WITH A HEIGHT EXCEEDING
FORTY-FIVE (45) FEET SHALL BE PROCESSED
AS A CONDITIONAL USE, PROVIDING FOR
CONFLICTS, SEVERABILITY, CODIFICATION
AND AN EFFECTIVE DATE.
WHEREAS, the City's Pill Land Development RegulatIons limit bUIldIng heIght to
orty- fi ve (45) feet; and
WHEREAS, the CIty ComnllsslOn has consIdered recommendatIons from CIty staff
hat bUIldIngs In Pill mIxed use PODS be permitted to a heIght of seventy-five (75) feet
ubJect to condItIonal use revIew/approval,
NOW THEREFORE. BE IT ORDAINED BY THE CITY COMMISSION OF
HE CITY OF BOYNTON BEACH, THAT
SectIOn 1.
Each Whereas clause set forth above IS true and correct and herein
ncorporated by this reference.
SectIon 2.
That Chapter 2. SectIOn 7 H. 14 of the LDR IS hereby amended by as
ollows
14 MaXImum BUIldIng HeIght. No bUIldIng or appurtenances thereof
WIthIn the Pill zoning dIStrIct shall exceed forty-five (45) feet In heIght,
With the exceptIOn ofbmldIngs III a MIXed Use POD pursuant to SectIon
7 .~l.~,-L
SectIon 7 .P .1.e - !\4axllllUffi Struoture Height. Mechamcal eqUIpment whIch
Emclww;ely serves the structure shall not be included 1ft the calculatIOn of heIght.
-:.\Document8 and Settings\alibmndii\Local Settings\Temporarv Intern!;! filcs\OLKD4\Ouantum Park
ei~h l.docS: '.CN.OniiRaRSes'.PlaflfliRg\QWlI'ltllR1 Parle Height.dec
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e.! MaxImum BUIldIng HeIght. The maxImum bUIldIng heIght withIn a
Mixed Use Pod shall not be greater than five (5) stones and shall be below the Plonda
Bl:uldmg Code thresholas fer a higll nse classlficatlon.75 feet. Any bUIldmg
exceedIng 45 feet 111 heIght shall be orocessed as a conditional use.
SectIOn 3.
That Chapter 2. SectIOn 7 P 1.e of the LDR IS hereby amended by
reatmg new sectIons as follows.
-e.2. BUIldIng HeIght Measurement. BUIldIng heIght shall be measured
from the lowest filUsh floor slab elevatIon of the proposed bUIldll1g to the peak
of the stnlcture. includll1g any archItectural details. stamvells, elevator shafts,
etc.
e.3. HeIght Setback. Envelop. MinImum buildmg setbacks shall be based
on bUIlding heIghts for buildIngs greater than forty-five (45) feet m heIght.
The heIght setback envelop IS applIcable where the Mixed Use develooment IS
adlacent to an eXIstIng developed SIngle-famIly reSIdentIal zOlUng dIstnct
outSIde the PID. ThIS mInImum setback shall be three (3) tImes the buildll1g
heIght for any multIfamIly or nonresIdentIal structure. The setback shall be
measured from the common boundary of the PID and the eXIstIng smgle.:
famIly reSIdentIal zomng dlstnct of the mldpomt of any intervemng nght-of-
way.
SectIon 4.
Each and every other prOVIsIon of Chapter 2, SectIOn 7 of the Land
evelopment RegulatIons, not hereIn specIfically amended shall remaIn In full force and
ffeet as previously enacted.
SectIOn 5. All ordll1anees or parts of ordmances in conflIct hereWIth be and the
SectIOn 6.
Should any sectIon or prOVISIon of thIS ordInance or portIon hereof,
y paragraph, sentence or word be declared by a court of competent JunsdlctIon to be
nvahd, such deCISIon shall not affect the remainder of this ordInance
SectIOn 7.
SectIon 8.
Authonty IS hereby granted to codIfy saId ordmance.
ThIS ordInance shall become effectIve immedIately upon passage.
FIRST READING this AL day of ~ un e....
, 2005
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SECOND, FINAL READING AND PASSAGE thIS 5
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CommISSIoner
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PROJECT NAME/NO
REQUEST
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 05-067
STAFF REPORT
Chair and Members
Planning & Development Board and City Commission
Michael Rumpf
Planning and Zoning Director
Eric Lee Johnson, AICP
Planner
May 3, 2005
Quantum Park & Village South / MSPM 05-003
Master Site Plan Modification
Property Owner.
Applicant:
Agent:
Location
Existing Land Use
Existing Zoning
Proposed Uses:
Acreage:
Adjacent Uses.
North
South
East:
PROJECT DESCRIPTION
Quantum Park & Village, LLC.
Olen Development
Mr Steve Fike, Vice President of Construction / Olen Development
Southwest corner of Gateway Boulevard and High Ridge Road (see
Location Map - Exhibit "Aft)
Industrial with a Mixed Use (MU) designation on the Quantum Park
Master Plan
Planned Industrial Development (PID)
115 Multi-family dwelling units and 71,708 square feet of commercial /
office space on the commercial component of the Quantum Park and
Village South Master Site Plan
621,396 square feet (14 265 acres)
Right-of-way for Gateway Boulevard and farther north is vacant Quantum
Lots 83 - 85, zoned Planned Industrial Development (PID),
Quantum Park developed Lots 62, 66, 67-A, 67-B, and 67-C, zoned PID,
the Sand Pine Preserve and right-of-way for Quantum Lane,
Right-of-way for High Ridge Road and farther east are vacant Quantum
Staff Report - Quantum Park & Village South (MSPM 05-003)
Memorandum No PZ 05-067
Page 2
Lots 81 & 82, zoned PID, and
West:
Quantum Park Water Management Tract "Q"
PROPERTY OWNER NOTIFICATION
Owners of properties within 400 feet of the subject major site plan modification were mailed a notice
of this request and its respective hearing dates. The applicant certifies that they posted signage and
mailed notices in accordance with Ordinance No 04-007
NATURE OF REQUEST
Mr Steve Fike, Vice President of Construction for Olen Development, is requesting to modify the Master
Site Plan for Quantum Park & Village South This development is located on the southwest corner of High
Ridge Road and Gateway Boulevard (see Exhibit "A" - Location Map) The specific request is to construct
115 dwelling units and 71,708 square feet of commercial area on the commercial "portion" of the master
site plan This would result in a total of 349 dwelling units for the entire master site plan
BACKGROUND! ANALYSIS
On September 3, 2002, the master site plan was approved for 234 rental apartments and 132,032 square
feet of commercial It was also approved with six (6) waivers, Master site plan approval is valid
indefinitely per Chapter 2, Section 7 P 9 of the Land Development Regulations.
The Quantum Park & Village South master site plan is comprised of two (2) technical site plans, namely
Quantum Park & Village South Commercial (NWSP 03-004) and Quantum Park & Village South Residential
(NWSP 02-022) The residential component is also known as the third phase of Villas at Quantum Lakes.
Technical site plans on mixed use pods within Planned Industrial Developments do not require City
Commission review and approval provided that they are consistent with the master site plan For this
project, both technical site plans were found to be consistent with the master site plan and were thus
approved administratively by staff Review and approval of the residential technical site plan (NWSP 02-
022) was completed with the build-out of the Villas at Quantum Lakes apartment buildings. The technical
site plan for Quantum Park & Village South Commercial (NWSP 03-004) was originally approved for six (6)
commercial buildings for a total of 119,185 square feet. However, it was never built-out and new
modifications are currently being sought. The revised master site plan proposes dwelling units in lieu of a
portion of the commercial space originally planned Both are permitted uses within mixed use pods of the
PID However, these modifications represent a significant change to the technical site plan (NWSP 02-
022) and likewise, to the master site plan (SBMP 02-001)
Six (6) waivers were previously approved by the City Commission and are itemized on the master site plan
The proposed changes to the commercial portion of the master plan do not impact any of the approved
waivers.
The master site plan tabular data shows the parking requirements as follows
Commercial 71,708 square feet @ 1/225
One bedroom 143 units @ 1 5 spaces
Two bedrooms 206 units @ 2 spaces
319 spaces
215 spaces
412 spaces
Staff Report - Quantum Park & Village South (MSPM 05-003)
Memorandum No PZ 05-067
Page 3
5% guest spaces for Villas at Quantum Lakes
19 spaces
965 spaces
The above referenced list indicates that 965 parking spaces are required The master site plan would
provide a total of 1,037 parking spaces, or an excess of 72 parking spaces.
A surface water management system has served the Quantum Community Development District since
1989 The District has legal positive outfall to the Lake Worth Drainage District's E-4 Canal The
stormwater runoff is discharged via an existing control structure. The proposed volume and rate of the
discharge would be controlled pursuant to the applicable permits, The subject property would connect to
the existing District system
The master site plan's original traffic impact study was approved by the Traffic Division of Palm Beach
County on June 28, 2002, The master site plan was approved for 234 multi-family dwelling units, 82,260
square feet of general retail, and 32, 010 square feet of office The revised study approved on August 19,
2002 included 136 multi-family dwelling units and 102,235 square feet of general retail In February of
2005, Ordinance 05-013 for Development of Regional Impact (DRIA 05-001) was approved by the City
Commission to increase the maximum number of dwelling units allowable with Mixed Use pods (within the
entire Quantum Park DRI) from 1,000 units to 1,105 units. These additional units were earmarked, in
part, for this master site plan modification Additional units are being earmarked for the "commercial"
component of this master site plan for Quantum Park & Village South As such, a traffic impact statement
was submitted in conjunction with this request. Staff has received confirmation from the Traffic Division of
Palm Beach County that the proposed project is part of the previously approved Quantum DR!, and
therefore, meets the Traffic Performance Standards of Palm Beach County However, no building permits
are to be issued after the build-out date of 2007 ( see Exhibit "C" - Conditions of Approval)
Concurrency.
Traffic: A traffic generation statement, prepared by Pinder Troutman Consulting, Inc. was
sent to the Palm Beach County Traffic Division for concurrency review Based on
their review, the Traffic Division determined that the proposed project is part of the
previously approved Quantum DRI, and therefore, meets the Traffic Performance
Standards (TPS) of Palm Beach County However, no building permits are to be
issued by the City after the build-out date of 2007 (see Exhibit "C" - Conditions of
Approval) The County traffic concurrency approval is subject to the Project
Aggregation Rules as set forth in the TPS Ordinance
Utilities: Potable water and sanitary sewer / wastewater capacity is currently available to
serve this project, subject to the applicant making a firm reservation of capacity,
following approval of the site plan (see Exhibit "C" - Conditions of Approval)
Fire I Police: Fire staff reviewed the site plan and determined that the Fire Department expects
to be able to maintain an adequate level of service for the subject project, with
current or anticipated staffing Infrastructure requirements such as hydrants and
roadways will be addressed during plan reviews and permitting It must be noted
however, that the project is in an area with significant growth in the past year
Staff supports this project with the understanding that Fire Station No 5 will be
available when these structures are ready for occupancy
Staff Report - Quantum Park & Village South (MSPM 05-003)
Memorandum No PZ 05-067
Page 4
Drainage. Conceptual drainage information was provided for the City's review The
Engineering Division has found the conceptual information to be adequate and is
recommending that the review of specific drainage solutions be deferred until time
of permit review (see Exhibit "C" - Conditions of Approval)
School The project requires confirmation from the School District of Palm Beach County
that adequate services are available to support the proposed project. Their
confirmation is require prior to the issuance of any building permits (see Exhibit "C"
- Conditions of Approval)
Driveways. Sheet SP-1 shows the proposed layout of the drive aisles and parking areas, The
development fronts on Gateway Boulevard and would have three (3) access points
along that roadway All would allow for ingress / egress. The western entrance
would have two (2) lanes each for ingress and egress, separated by an eight (8)
foot landscaped median The center (main) entrance would also have two (2) lanes
each for ingress and egress, but separated by a 10-foot landscaped median The
eastern entrance would have one (1) lane each for ingress and egress, separated
by a landscape median varying in width from 10 feet to 20 feet. In addition, an
entrance would be located on High Ridge Road. This entrance will have one lane
each for ingress and egress. These entrances are generally consistent with the
Quantum Park DRI Master Plan locations.
There are internal vehicular and pedestrian connections proposed between the
"commercial" and the "residential" portions of the development. Several vehicular
entrances are proposed to allow the residents to the commercial area All drive
aisles would conform to Engineering standards.
Parking Facility.
Normally, the required parking for commercial/retail uses are based on the
following methodology' one (1) parking space per 200 square feet of gross floor
area Office uses generally require one (1) parking space per 300 square feet.
However, the Quantum Park and Village South Master Plan was approved with a
parking waiver to require one (1) parking space per 225 square feet of building
area for both commercial and office uses. The plan proposes a 71,708 square feet
of commercial/office area, which require 319 parking spaces. Also, 13 One-
bedroom units and 102 Two-bedroom units are proposed The project requires a
total of 543 parking spaces. The site plan tabular data indicates that, within the
commercial component, 407 surface parking spaces and 234 garage spaces would
be provided, which would equal a total of 641 spaces, or an excess of 98 parking
spaces.
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The four (4)-story condominium building, proposed along the west property line,
would require 64 spaces and its accompanying parking garage would provide a total
of 234 spaces, or an excess of 170 spaces. The parking garage would be two (2)
stories with parking on the roof Three (3) mixed-use buildings are proposed along
the south property line. They would consist of 11 units each and therefore, (the
residential component) would require 66 parking spaces. Parking stalls are
proposed along the south property line. These stalls would be used exclusively for
Staff Report - Quantum Park & Village South (MSPM 05-003)
Memorandum No PZ 05-067
Page 5
the residents who would reside within these mixed-use buildings. The plan would
provide a total of 79 spaces or an excess of 13 spaces for the mixed-use buildings.
However, an apartment building is proposed at the southeast corner of the
property The plans show it as a two (2)-story building with a mix of one and two-
bedroom units (a total of 18 dwelling units) As such, the building would therefore,
require 31 parking spaces. The plans provide eight (8) garage spaces and ten
surface parking spaces for a total of 18 spaces. The deficit in parking (for this
building) would draw from the 13 excess spaces provided near the mixed-use
buildings. Staff found this "shared" parking to be acceptable due to the close
proximity of the excess parking from the mixed-use buildings. Staff does not
anticipate a parking shortage for the rental units. The four (4) retail buildings
proposed along Gateway Boulevard and the commercial component of the
aforementioned mixed-use buildings would share the interior parking lot. The
proposed commercial/offices uses would require 319 parking spaces. The site
plan proposes 316 parking spaces. Again, staff does not anticipate a future parking
problem The site plan complies with code and no variances or waivers are
required
Landscaping
The tree relocation plan (sheet T-l) indicates that site currently contains a variety
of native and exotic trees. The proposed construction would cause either
relocation or removal of certain trees, depending upon their current location,
health, and species. Basically, 42 trees would remain in their current location while
86 would be relocated elsewhere on-site. A total of 54 trees would ultimately be
removed This process of tree removal/relocation would be overseen by the City
Forester / Environmentalist during the time of permitting
According to the landscape plan, the commercial component would have 11
different categories of trees. The 11 categories are as follows Accent palm,
Accent tree, Buffer tree, Flowering tree, Palm, Parking lot tree, Shade tree, and
Specimen palm The landscape buffer along Gateway Boulevard would receive a
majority of the relocated Oak trees. According to Chapter 7 5 of the Land
Development Regulations, the maximum tree spacing along rights-of-way would be
30 feet. The distance between the trees would vary between 20 feet and 40 feet.
Therefore, staff recommends incorporating a cluster of three (3) native palm trees
into the design of the landscape buffer (along rights-of-way) within the areas
where the tree spacing distance is greater than 30 feet apart (see Exhibit "C" -
Conditions of Approval)
Foundation landscaping would occur around the front and sides of each multi-
family dwelling building in order to enhance the visual appearance of the building
and to promote privacy in accordance with Chapter 7 5, Article II, Section 5 L. of
the Land Development Regulations. However, no plant material is proposed along
the front (north) side of the mixed-use buildings. Therefore, staff recommends
installing either a landscape strip, potted plants, or a combination of both along the
front (north) side of the mixed-use buildings in order to enhance the appearance of
the commercial space (see Exhibit "C" - Conditions of Approval)
The landscape plan shows the detail of the Berm Cross Section (Garage) for the
Staff Report - Quantum Park & Village South (MSPM 05-003)
Memorandum No PZ 05-067
Page 6
proposed landscaping around the two (2) story parking garage, It shows palm
trees and relocated oak trees are proposed around the south and east sides of the
building The berm would be 20 feet in width and generally occur on the
"residential" component of the Quantum Park and Village South Master Site Plan
This is acceptable and meets the intent of the Land Development Regulations in
terms of screening and buffering
Building and Site: The subject property represents the "commercial" component of the Quantum Park
and Village South Master Site Plan This plan proposes a four (4) story
condominium building at 45 feet in height with an accessory two (2) story parking
garage. The top of the decorative feature proposed for the garage would be 34
feet - two (2) inches in height. The condominium building would be setback over
v"" .%feet from the west property line and 15 feet from the so.t!.tb property line The
parking garage is proposed with a setback of five (5) feet - .fKIei~) inches from the S - tf If
south property line. A waiver was granted with the original approval of the Master
Site Plan which allowed a zero (0) side setback rather than the required 30 feet.
The parking spaces are proposed on the roof of the parking garage. Parked
vehicles would be screened by the parapet wall The plan also proposes ~ CJ
retail buildings. The retail buildings would be one (1) story tall, with its decorative
features proposed at 39 feet - five (5) inches in height at the highest point. The
retail buildings would be setback 15 feet from the north property line. Again, a
waiver was granted with the original approval of the Master Site Plan which
allowed a 1S-foot front building setback rather than the required 3D-foot setback.
The three (3) mixed-use buildings would be two (2) stories tall, at 36 feet - three
(3) inches in height at its highest point. Front doors for the mixed-use buildings
would occur on both its front and rear facades. The entrance to the commercial
space would occur on the north facade while the entrances to the dwelling units
would occur on the opposite faf;ade (south elevation) The mixed-use building
would be setback 64 feet from the south property line. Lastly, a two (2) story
apartment building is proposed at 29 feet - four (4) inches in height at its highest
point. The apartment bUilding would be setback 38 feet - two (2) inches from the
east property line and 26 feet from the north property line All buildings would
comply with the maximum height allowed in the PID zoning district and the
setbacks (via waivers) approved with the Master Site Plan
The tabular data indicates that 13 One-bedroom units and 102 Two-bedroom units
are proposed for a total of 115 dwelling units. Also, 71,708 square feet of
commercial/office space is proposed However, the floor plans do not show the
breakdown between the uses. The traffic impact statement was approved for
14,342 square feet of general office and 57,366 square feet of general retail The
project would therefore, be limited to 57,366 square feet of retail space, For all
intents and purposes, future restaurant space would be grouped within the retail
square footage (see Exhibit "C" - Conditions of Approval) All proposed uses are
permitted on Mixed-Use pods within the Quantum Park PID
The applicant informed staff that the residents who would reside in the mixed-use
buildings and the two (2)-story apartment building would be allowed to utilize the
pool and recreation facilities that were constructed as part pf the Villas at Quantum
Staff Report - Quantum Park & Village South (MSPM 05-003)
Memorandum No PZ 05-067
Page 7
Lakes (also known as Quantum Park and Village South Residential) The four (4)-
story condominium building would have its own recreational facilities. Staff
typically endorses the idea of constructing a full-sized clubhouse facility that could
accommodate Homeowner Association meetings. No clubhouse is proposed.
However, the 2nd floor plan (sheet A-26) for the condominium building shows a
large "party room" that could provide the space for such meetings. The 3rd floor
plan (sheet A-27) of the condominium building shows a large room for
administrative offices. However, the site plan shows a hatched area proposed near
the condominium building that is earmarked for 2,000 square feet of future office.
This was not within the scope of this project and is not a part of this review (see
Exhibit "C" - Conditions of Approval)
Design
The proposed development is designed as a mixed-use project with hints of new
urbanism principles. For example, the project proposes true mixed-use buildings
where commercial space is proposed on the ground floor and residential units are
proposed on the 2nd floor These are not considered to be live-work units because
there would be no internal connection between the two occupancies. Live-work
units are not indicated on the list of permitted uses in the Quantum Park DR!.
Also, the retail buildings proposed along Gateway Boulevard would be located close
to the right-of-way while its parking areas would be relegated to the rear of the
buildings. This concept invites pedestrian traffic and gathering areas in front of the
buildings rather than the typical sea of asphalt that occurs in most suburban
projects.
The project proposes a modern Spanish-Mediterranean architectural theme
throughout all of its buildings, This bUilding style would be consistent with the
"residential" component (Villas at Quantum Lakes) of the Master Site Plan Also,
the project proposes a multitude of earth tone colors of Benjamin-Moore paints.
The proposed colors are indicated on the ledger-sized Color Schedule. These colors
are consistent with the elevation pages, Each building would be enhanced with
decorative towers and pre-cast coping / banding on the parapet walls. Also, retail
buildings would have varying heights of the parapet walls. Other decorative
features include the following decorative stucco trim, railing, pre-cast inserts,
decorative keystone, medallions, and decorative grille. Any awnings, if proposed
on the buildings, would be manufactured by Glen Raven and generally placed over
windows and doorways. Three (3) awning colors are proposed off-white (Natural
4604-46), beige (Oyster 4642), and red (Jockey Red 4603-46)
The applicant submitted photometric plans with this modification The plans
propose Sternberg "Boston 5800" light poles as its freestanding outdoor lighting
fixtures, The actual light on top of the pole would be Sternberg's decorative model
(Ripon-A) The l4-foot poles are proposed south of the mixed-use buildings near
the residential areas and l8-foot tall poles, proposed within the interior parking lot.
Wall sconces would also be used throughout the development.
Signage:
The front (north) elevations of the retail buildings and mixed-use buildings show
the location of the proposed tenant signs. However, they do not indicate their size,
material, or color Staff cannot determine whether or not these signs meet code.
Staff Report - Quantum Park & Village South (MSPM 05-003)
Memorandum No PZ 05-067
Page 8
Therefore, staff recommends that the applicant submit a sign program during the
time of permitting The sign program would apply to the entire development (see
Exhibit "C" - Conditions of Approval) A sign program ensures both material and
aesthetic consistency for the project's signage
A detail of a typical project development sign is shown on sheet A-37 It shows
that it would be a decorative monument-style sign but the detail does not indicate
the sign type, materials used, or proposed signage area Again, these signs would
be a component of the sign program The site plan shows that they are proposed
at only one (1) entrance. It is likely however, that in the future, the applicant
would subsequently request additional monument signs as part of their sign
program Regardless, the structures would have to be at least 10 feet from the
property line with colorful groundcover plants installed at their base, They would
require Quantum Park Architectural Review Committee review and approval
RECOMMENDATION.
Staff has reviewed this request for master site plan modification and is recommending approval,
contingent upon satisfying all conditions indicated in Exhibit "C" - Conditions of Approval Any additional
conditions recommended by the Board or City Commission shall be documented accordingly in the
Conditions of Approval
S.\Planning\SHARED\WP\PROJECfS\Quantum Park & Village\SBMP 02-001 south\MSPM 05-003 Commercial\Staff Report.doc