REVIEW COMMENTS
6.B.l
L.A. FITNESS (MSPM 03-007)
MAJOR SITE PLAN MODIFICATION
TO:
THRU:
FROM:
DATE:
PROJECT NAME/NO:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 03-214
STAFF REPORT
Chairman and Members
Planning and Development Board and City Commission
M.~\2-
Michael Rumpf \ '
Planning and Zoning Director
Eric Lee Johnson, AICP
Planner
'i;t
October 22, 2003
L.A. Fitness at Shoppes of Boynton / MSPM 03-007
Major Site Plan Modification
Property Owner:
Applicant:
Location:
PROJECT DESCRIPTION
RM Boynton Shoppes Regal, LLC and RM Boynton
Shop pes, LLC
Mr. Derek Vander Ploeg / Vander Ploeg & Associates,
Incorporated
North parcel - Shoppes of Boynton (see Exhibit "A"-
Location Map)
Existing Land Use/Zoning:
Local Retail Commercial (LRC) / Community Commercial (C-
3)
Proposed Land Use/Zoning:
No change
Proposed Use:
Acreage:
Adjacent Uses:
North:
South:
Request major site plan modification to raze an existing
movie theater in order to construct a two (2)-story, 77,000
square foot building, consisting of a 43,000 square foot
fitness club and 34,000 square feet of future retail to an
existing shopping plaza in the C-3 zoning district.
6.27 acres (273,235 square feet)
Right-of-way for Lake Worth Drainage District L-21 Canal, then farther north is
developed residential property (Dos Lagos) with a Low Density Residential (LDR)
land use designation, zoned Planned Unit Development (PUD);
Right-of-way for Quantum Boulevard, then farther south is developed commercial
property (Shoppes of Boynton) with a Local Retail Commercial (LRC) land use
Staff Report - L.A. Fitness (MSPM 03-007))
Memorandum No PZ 03-214
Page 2
designation, zoned Community Commercial (C-3);
East: Developed Industrial property (Quantum Park Lot 3) with an Office/Industrial (O!)
land use designation, zoned Planned Industrial District (PID); and
West: Developed commercial property (Polio Tropical) with a Local Retail Commercial (LRC)
land use designation, zoned Community Commercial (C-3), then farther west is right-
of-way for Congress Avenue.
BACKGROUND
Proposal:
Mr. Derek Vander Ploeg is requesting major site plan modification approval to raze
the existing movie theatre building and replace it with a two (2)-story fitness center
and future retail space. A fitness center is a permitted use in the C-3 zoning
district.
Site Characteristic: According to the survey, the existing shopping center is comprised of two (2)
developed parcels, namely the south and north parcel. The Quantum Park
Boulevard right-of-way separates the south parcel from the north parcel. The
south parcel is 13.13 acres in area and contains three (3) major buildings totaling
148,292 square feet. The north parcel is 6.27 acres in area and contains two (2)
buildings, namely a Polio Tropical fast-food restaurant (4,185 square feet) and a
stand-alone movie theater (Boynton 8 - Regal Cinemas) for a total of 31,407
square feet. The site plan (sheet SP-1) and the survey show that a 70-foot wide
L.W.D.D. canal easement runs along the northern portion of the north parcel. This
easement is considered a part of the shopping center's property. Both parcels
combined (south and north) are 19.41 acres in area. A grand total of 229,477
square feet of floor area has been built throughout both parcels. An existing utility
easement runs through a portion of the north parcel. A city water main with a fire
hydrant is located within this easement. The applicant proposes to vacate the
easement and relocate the fire hydrant (ABAN 03-010). Therefore, approval of this
site plan is contingent upon the successful abandonment of this utility easement
(see Exhibit "C" - Conditions of Approval).
ANALYSIS
Concurrency:
Traffic: A traffic statement was sent to the Palm Beach County Traffic Division for
concurrency review in order to ensure an adequate level of service. The Palm
Beach County Traffic Division determined that this redevelopment project meets
the Traffic Performance Standards (TPS) of Palm Beach County. According to the
traffic impact statement, there would be a net reduction of one (1) average daily
trip. The proposed build-out year was approved for 2005.
Drainage: Conceptual drainage information was provided for the City's review. The
Engineering Division has found the conceptual information to be adequate. No
additional information is required because the drainage system already exists for
the shopping plaza. Furthermore, any minor changes to the drainage systems (i.e.
Staff Report - L.A. Fitness (MSPM 03-007))
Memorandum No PZ 03-214
Page 3
exfiltration trenches, retention areas) would be reviewed at the time of permit
review.
School: School concurrency is not required for this type of project.
Driveways: The site plan (sheet SP-1) shows that the north parcel has two (2) driveway
openings onto Quantum Boulevard and one (1) on Congress Avenue. No changes
are proposed to any of these driveway openings. The Engineering Division of Public
Works had previously reviewed and approved these openings and they have no
further comments.
Parking Facility: No changes are proposed to the south parcel. The south parcel contains 148,292
square feet of retail area. Shopping centers require one (1) parking space per 200
square feet of building area. Based on the aforementioned methodology, the
required parking for the south parcel is 741 spaces. According to the site plan
(sheet SP-1), the south parcel would provide a total of 718 parking spaces or a net
deficiency of 23 parking spaces. However, the parking is shared throughout the
entire plaza (both south and north parcels).
As previously mentioned, the north parcel contains a stand-alone 4,185 square foot
fast-food restaurant (Polio Tropical) and a movie theatre. The applicant proposes
to raze the movie theater and construct a 43,000 square foot fitness center in its
place. Also, 34,000 square feet of "future" retail space is proposed on the 2nd floor
of the L.A. Fitness building. However, it is highly probable that no "future" retail
use would occur on the 2nd floor of the L.A. Fitness building. According to the
applicant, the shopping center is vested for 34,000 square feet of "future" retail
floor area in terms of its traffic concurrency. According to Chapter 4, Section 7.D.
of the Land Development Regulations, a floor plan is required during the time of
major site plan modification for all "future" retail area. According to the applicant,
the final distribution and location of this future retail space is undetermined.
However, the applicant does not want to forfeit the shopping center's vested trips
(regarding traffic concurrency) and is therefore, proposing the "future" retail on the
second floor of the L.A. Fitness building. Again, although it is unlikely that this
actual "future" retail space would be wholly located on the second floor of the L.A.
Fitness building, the project would comply with site plan requirements of Chapter 4
of the Land Development Regulations. If approved, the project would also maintain
the vested vehicular trips for the entire shopping plaza (both parcels).
Required parking for the proposed fitness center would be based differently than
the shopping center, in part, because the fitness center would be considered
another principal use. Therefore, the required parking is based on the following
methodologies: One (1) space per 30 square feet of swimming pool area; One (1)
space per 1,800 square feet of indoor athletic court area; and one (1) space per
300 square feet of health club area. However, the "future" retail area (proposed on
the second floor) would be based on shopping center rates (one space per 200
square feet). The retail area alone would require an additional 170 parking spaces.
Similarly, the required parking for the Polio Tropical fast-food restaurant was
previously approved at a ratio of one (1) space per 200 square feet of gross floor
Staff Report - LA Fitness (MSPM 03-007))
Memorandum No PZ 03-214
Page 4
area. Therefore, the required parking (on the north parcel) for the fast-food
restaurant (4,185 square feet) and the proposed L.A. Fitness building with the
second floor retail would be 372 spaces. The site plan shows that 348 spaces
would be provided, a deficiency of 24 spaces.
In summary, required parking for both the south and north parcels combined would
be 1,113 spaces. The project proposes a total of 1,066 parking spaces, a deficiency
of 47 parking spaces. However, the applicant submitted a Shared Parking Analysis
dated July 9, 2003, based on the methodology developed by the Urban Land
Institute (ULl) (see Exhibit "D" - Shared Parking Analysis). The Analysis indicates
that the parking supply provided on site is expected to adequately accommodate
the parking demand with the proposed plan of development. This is because the
proposed use is expected to have specific time-of-day parking demand variations
that do not match any of the general categories provided in the report. Of the days
used in the analysis, Saturdays at 2:00 p.m. is when the maximum demand occurs
for parking resources. This demand would equal 1,024 spaces. The peak weekday
period begins at 7:00 p.m. and is estimated to equal 1,007 spaces. There would be
a surplus of 89 spaces (with a total provided 1,113 spaces) in the shopping center
during the highest demand period. The Engineering Division of Public Works
reviewed the ULl Analysis and concurs with its findings. It should be noted that
this Analysis does not account for the specific location of the available parking
spaces. However, the proposed L.A. Fitness building, Polio Tropical, Boynton Ale
House, and Chilli's restaurants are not clustered together and are randomly
dispersed throughout the site. This characteristic would help alleviate a dearth of
parking in any given area. This Analysis is subject to review and approval of the
Planning & Development Board and City Commission (see Exhibit "C" - Conditions
of Approval). All proposed parking stalls, including the size and location of the
handicap spaces were reviewed and approved by both the Engineering Division and
Building Division.
Landscaping:
According to the site plan tabular data (sheet SP-1), the open space or "pervious"
area is currently 200,372 square feet or 23.6% of the site. This pervious area
includes 2.9% "water" area. Upon successful completion of the this major site plan
modification, the total pervious area would be 204,335 square feet or 24.1 %, an
increase of almost 4,000 square feet of pervious area. Most of this pervious area
however, is located within the L.W.D.D. easement (along the north property line).
No landscape buffers would change or be affected by this major site plan
modification. The City Forester / Environmentalist conducted a site inspection and
found the shopping center's existing landscaping to be acceptable as it relates to
the originally approved landscape plan and current code requirements. However,
where possible, a signature tree shall be installed at each project entrance (see
Exhibit "C" - Conditions of Approval). Other minor landscape changes may be
required at the time of permitting.
The landscape plan (sheet PP1 of 3) shows that a row of Royal Palm trees are
proposed in front of the south fa<.;:ade of the L.A. Fitness building. Schefflera
arbicola and Lantana are proposed at the base of each tree. Clusters of Solitaire
palm trees are proposed along the west building fa <.;:ade. Staff recommends
Staff Report - LA Fitness (MSPM 03-007))
Memorandum No PZ 03-214
Page 5
installing additional clusters of tall growing but thin palm trees along this fa<.;:ade to
break up the large wall expanse (see Exhibit "C" - Conditions of Approval). The
plan shows that the north side of the building contains existing trees that would
remain. No additional trees are proposed along the west property line. However, a
row of Viburnum is proposed along the south side of the wall that is to remain.
The existing Oak and Wax Myrtle trees currently located throughout the parking lot
of the north parcel's leased portion (for L.A. Fitness) would remain intact.
Building and Site: The proposed building has been designed as a two (2)-story structure. The
maximum height allowed in the C-3 zoning district is 45 feet. The elevation (sheet
A-3) shows that the top of the parapet wall would be 32 feet in height. The peak
of the highest roof would be 43 feet in height, two (2) feet below the maximum
allowed in the zoning district. The building and site design as proposed would
generally meet code requirements when staff comments are incorporated into the
permit drawings. As previously mentioned, the subject property is comprised of
two (2) parcels, namely, the south and north parcels. The proposed expansion
would only occur on the north parcel. The survey shows that a large portion of the
north parcel is comprised of the L.W.D.D. drainage easement (Canal 21). No
building or site improvements can occur within this 70-foot wide easement area.
The survey shows that the existing Regal Cinema building is located 10 feet south
of the easement's southern limits. Similarly, the proposed L.A. Fitness building
would be positioned in the same place as that of the movie theater. The L.A
Fitness building would be setback 80 feet from the north property line, 142 feet-
11 inches from the south property line, 225 - six (6) inches from the east property
line, and over 250 feet from the west property line. The site plan (sheet SP-1)
shows that new loading zone area is proposed along the east building fa<.;:ade.
The floor plan (sheet A-1) shows that the facility would have indoor racquet and
basketball courts, aerobics and workout areas, a 25-yard lap pool, locker rooms,
and mezzanine areas. Also, the applicant is proposing the additional retail area on
the 2nd floor. The building would be 252 feet - four (4) inches in length by 158
feet in depth.
The site plan (sheet SP-1) shows that there are two (2) existing dumpster
enclosures currently located at the northeast corner of leased portion of the Polio
Tropical's property. These dumpster enclosures are currently being shared
between the movie theatre and the fast-food restaurant. Likewise, they would be
shared between the fitness club and the fast-food restaurant. The quantity and
placement of these enclosures have been reviewed and approved by Public Works.
Design:
The L.A. Fitness building is proposed in an existing shopping plaza (Shoppes of
Boynton). Buildings located throughout both parcels in the Shop pes of Boynton
share similar characteristics in terms of their architectural style and color palette.
The proposed L.A. Fitness building would be more attractive in appearance than
the existing movie theatre. The front fa<.;:ade (south) would be enhanced with
many windows that functionally, would allow for more light inside the building.
Also, the elevations (sheet A-3) show decorative score lines (that create a grid-like
Staff Report - L.A. Fitness (MSPM 03-007))
Memorandum No PZ 03-214
Page 6
appearance) proposed along the south, east, and west building sides. Decorative
molding (foam cap) and foam banding are proposed on all building sides. The
center of the front fa<.;:ade would be enhanced with an entry feature that rises
above the main portion of the building. A common architectural accent feature
found throughout the entire Shoppes of Boynton is pink colored squares. The
applicant is proposing square-shaped wall mounted "halo effect" lighting fixtures in
an effort to mimic this look. Also, the applicant and staff diligently worked together
to agree on building colors that would both celebrate the vibrant character of the
new gym while maintaining compatibility with the existing shopping center. The
proposed color palette would consist of varying earth tone colors. They are as
follows: white (Mysterious #003W), creme (Snow Gum #7740M), beige (Desert
Fawn #8222W), dark beige (Balsam Bark #8224M), terracotta (Parched Earth
#8354M). The awning proposed on the front fa<.;:ade would be teal to match the
existing awnings of the Shoppes of Boynton. The red (Red Alert #118R) accent
color would match the latticework found throughout the shopping center.
Signage:
The Shoppes of Boynton has a Sign Program that has been in effect since the early
1990's. According to the Program, the wall sign for the movie theatre (formerly
known as the Cobb Theatre) shall be blue with white trimmed neon illuminated
channel letters. The specifications are as follows:
. Polycast #2051 - Plexiglas Letter Face or White Plexiglas face with blue vinyl
overlay to match #2051
. One (1) inch white - Jewelite retainer
. White painted aluminum channel letter
. 15 mm diameter #3600 warm white - neon tube
. 1/2 inch white border @ letter face (if overlay alternative is chosen)
Wall signs, proposed on the south and west building facades, would have to comply
with Chapter 21, Article IV, Section 2.C of the Land Development Regulations (see
Exhibit "C" - Conditions of Approval).
The applicant submitted a sketch (sheet SP-2) of a proposed monument sign. It
shows that the sign would be over 4 feet tall and approximately 30 square feet in
area. However, no additional freestanding monument signs (for the south and
north parcels) are allowed. The Shoppes of Boynton already has two (2)
freestanding signs, one located on Congress Avenue and the other along Gateway
Boulevard. Any additional freestanding monument signs are not permitted and
would require approval of a variance, subject to Planning & Development Board
and City Commission approval. However as an alternative, directional signs could
be permitted and not require approval of a variance. Directional signs may not
exceed four (4) square feet in area or five (5) feet in height. They are limited to
four (4) signs per lot and allowed only at points of parking lot ingress and egress.
The proposed "monument" sign would have to comply with size limitations in order
to qualify as a directional sign (see Exhibit "C" - Conditions of Approval).
RECOMMENDATION:
Staff Report - LA Fitness (MSPM 03-007))
Memorandum No PZ 03-214
Page 7
The Technical Review Committee (TRC) has reviewed this request for new site plan approval and is
recommending approval contingent upon the approval of the accompanying request for abandonment
(ABAN 03-010) and satisfying all comments 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.
EJ
S:\Planning\Shared\Wp\Projects\L.A. Fitness\Staff Report.doc
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EXHIBIT "C"
Conditions of Approval
Project name: L.A. Fitness
File number: MSPM 03-007
Reference: 2nd review plans identified as a Maior Site Plan Modification with an August 12.2003 Planning
and Zoning Department date stamp marking
DEPARTMENTS
PUBLIC WORKS - General
Comments: None
PUBLIC WORKS - Traffic
Comments:
1. At the time of permitting, on the master civil plan, indicate which parking
spaces will be removed and which spaces will remain.
UTILITIES
Comments:
2. At the time of permitting, fire flow calculations will be required
demonstrating the City Code requirement of 1,500 g.p.m. as stated in LDR
Chap. 6, Art. IV, Sec. 16, or the requirement imposed by insurance
underwriters, whichever is greater (see CODE Sec. 26-16(b)).
3. Comprehensive Plan Policy 3.C.3.4 requires the conservation of potable
water. City water may not, therefore, be used for irrigation where other
sources are readily available.
ENGINEERING DIVISION
Comments: None
FIRE
Comments:
4. Emergency access shall be provided at the start of a project and be maintained
throughout construction per the Florida Fire Prevention Code, Section 3-5,
and NFP A 241, (1996) Safeguarding Construction, Alteration, and
Demolition Overations, Section 5-4.3.
POLICE
Comments: None
BUILDING DIVISION
INCLUDE REJECT
COA
10/20/03
2
DEPARTMENTS INCLUDE REJECT
Comments:
5. Buildings, structures and parts thereof shall be designed to withstand the
minimum wind loads of 140 mph. Wind forces on every building or structure
shall be determined by the provisions of Chapter 6 of ASCE 7, and the
provisions of Section 1606 (Wind Loads) of the 2001 FBC. Calculations that
are signed and sealed by a design professional registered in the state of
Florida shall be submitted for review at the time of permit application.
6. At time of permit review, submit signed and sealed working drawings of the
proposed construction.
7. A water-use permit for the irrigation system is required from the SFWMD. A
copy of the permit shall be submitted at the time of permit application, F.S.
373.216.
8. If capital facility fees (water and sewer) have been paid in advance to the City
of Boynton Beach Utilities Department, the following information shall be
provided at the time of building permit application:
The total amount paid and itemized into how much is for water and how
much is for sewer. (CBBCO, Chapter 26, Article II, Sections 26-34)
9. At time of permit review, submit separate surveys of each lot, parcel or tract.
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 permit review.
10. A unisex toilet room is required pursuant to Section 403.7 and Table 403.1,
footnote G, Plumbing, of the 2001 Florida Building Code.
11. The elevator shall be handicap accessible and comply with Section 11-4.10 of
the 2001 Florida Building Code.
PARKS AND RECREATION
Comments: None
FORESTER/ENVIRONMENTALIST
Comments:
12. All newly installed trees planted throughout the Shoppes of Boynton must be
installed at a minimum of 12 feet-14 feet in height, 3 inch caliper at DBH (4.5
feet off the ground), and Florida #1 (Florida Grades and Standards manual
(Chapter 7.5, Article II Sec. 5.C. 2.).
COA
10/22/03
3
DEPARTMENTS INCLUDE REJECT
13. All trees installed under the FP & L overhead utility lines must be species
from the FP & L approved small tree list (Chapter 7.5, Article II Sec. S.C. 2.).
14. The project does not include the City's signature trees at each of the ingress /
egress locations (Chapter 7.5, Article II Sec. 5.C. 2.).
PLANNING AND ZONING
Comments:
15. Approval of this project is contingent upon the approval of the accompanying
request for the utility abandonment (ABAN 03-010).
16. On the 2nd floor plan (sheet A-4), indicate that the "future retail space #201"
will be 6,886 square feet rather than 6,856 square feet.
17. On the site plan (sheet SP-1), remove the label and symbol indicating "Exist
PolIo Tropical ID sign".
18. At the time of permitting, on the site plan (sheet SP-1), differentiate (in terms
of labeling style) between the actual property lines, easement areas, and
leased areas.
19. The Shared Parking Analysis must be reviewed and approved by the Planning
& Development Board and City Commission (Chapter 2, Section Il.H.13.).
20. At the time of permitting, provide a sample of the proposed awnings (Chapter
4, Section 7.D.).
21. All new shrubs and hedges are required to be at minimum 24 inches in height,
24 inches in spread, and planted with tip-to-tip spacing measured immediately
after planting to adequately cover the planted areas on the site (Chapter 7.5,
Article II, Section 5.CA.).
22. Fifty percent (50%) of all new landscape materials must be native species
(Chapter 7.5, Article II, Section 5.P). On the landscape plan plant list (sheet
LP-1), indicate by asterisk, the native species to ensure that at least 50% of
landscape material is native. Separate and indicate the proposed plant
material into the following categories: Shade Trees, Palm Trees, Shrubs /
Hedges, and Groundcover. Please tabulate the amount of native material in
each plant category.
23. The maximum allowable wall signage area shall be based on the southern
building fas;ade in accordance with Chapter 21, Article IV, Section 2.C. The
proposed directional sign shall not be more than five (5) feet in height and
more than four (4) square feet in area. Either reduce the proposed
freestanding sign to comply with this limitation or obtain a variance.
COA
10/20/03
4
DEPARTMENTS INCLUDE REJECT
24. Staff recommends planting additional clusters of palm trees (single or double
trunked and at least 12 feet in height) within the west side of the building in
order to break up the great wall expanse. The applicant may choose from the
following species of palm trees (Carpenter, Areca, Alexander, or Macarthur).
ADDITIONAL PLANNING & DEVELOPMENT BOARD COMMENTS:
Comments:
25. To be determined.
ADDITIONAL CITY COMMISSION COMMENTS:
Comments:
26. To be determined.
ELJ
S:\Planning\Shared\ Wp\Projects\L.A. Fitness\COA.doc
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EXHIBIT "0"
Kimley-Horn
and Associates, Inc.
July 9, 2003
Mr. Michael W. Rumpf
Director of Planning & Zoning
Department of Development
City of Boynton Beach
100 East Boynton Beach Boulevard
Boynton Beach, Florida 33425
.
4431 Embarcadero Drive
West Palm Beach, Florida
33407
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Re: Shared Parking Analysis
Shoppes of Boynton
Palm Beach County, Florida
042188000
Dear Mr. Rumpf:
Kimley-Horn and Associates, Inc. has undertaken a shared parking analysis for
the Shoppes of Boynton located in the northeast corner of Gateway Boulevard
and Congress A venue in the City of Boynton Beach Florida. The site is bisected
by Quantum Boulevard into north and south parcels. The north side of the site
contains an existing 2000 seat cinema and a 4,185 square foot fast food
restaurant. The south parcel includes 142,292 square feet of existing commercial
retail and a 6,000 square foot Chili's restaurant. The proposed redevelopment
plan for the site consists of replacing the cinema with a 43,000 square foot LA
Fitness Center and future expansion of 34,000 square feet of additional retail
uses.
Gross Parking Demand Evaluation
Application of the Palm Beach County Code parking requirements to this
proposed plan results in a parking supply requirement of 1113 parking spaces. As
shown on the site plan 1,066 parking spaces are currently provided. This results
in a 47 parking space shortfall. Since the proposed redevelopment is to contain
land uses which have different time-of-day parking demand characteristics, an
evaluation was undertaken to determine the extent to which parking supply may
be shared between the various uses. This analysis assumes that all uses are built
to their proposed size and are fully occupied.
Shared Parking Analysis
Shared parking analyses are typically based upon the methodology developed by
the Urban Land Institute (ULI). The ULI Shared Parking report contains parking
accumulation percentages by time of day for a number of different types of land
.
TEL 561 845 0665
FAX 561 863 8175
~=r~
EXHIBIT "0"
Kimley-Horn
and Associates, Inc.
Mr. Michael Lombardi. July 9,2003, Page 2
uses which have shared parking potential. For purposes of this analysis, it is
assumed that the peak demands for all uses occur during the same season of the
year. No discounts or reductions have been assumed for seasonal variations in
demand throughout the year. This assumption represents a conservative
approach.
One of the uses within the shopping center is expected to have specific time-of-
day parking demand variations that do not match any of the general categories
provided in the ULI Shared Parking report. This use is the proposed fitness
center. Specific information regarding this use was therefore obtained and
applied to the analysis. For the gym use, parking demand observations that were
collected at an L.A. Fitness facility in Montclair, California in April 1994 were
used. Table 4 summarizes the data that were collected on a Monday,
Wednesday, Friday and Saturday at the facility. To determine weekday demand
percentages, the highest demand observed over the three weekdays was selected
as the 100% baseline for parking occupancy. The highest of the three
observations for each of the other time periods was then determined and
compared to the 100% baseline in order to determine an appropriate time-of-day
percentage. Demand for the other time periods during the day during which data
were not collected was extrapolated from this data. For the Saturday
observations, the highest observation was selected as the 100% occupancy
baseline and the other observations were compared to it to determine a time-of-
day distribution. The demand percentages for the fitness center use that is shown
in Tables 2 and 3 were therefore derived from these calculations.
For the rest of the uses on the site, the Chili's restaurant use was combined with
PolIo Tropical restaurant to represent restaurant uses on the site in addition to the
remaining uses of general retail. The application of the hourly accumulation
percentages of the weekday peak hour demand for each land use is summarized
in Table 2. As can be seen in the table, the peak expected weekday shared
parking demand is 1007 parking spaces which occurs at 7:00 p.m. . On Saturdays,
the peak expected demand is 1024 parking spaces which occurs at 2:00 p.m., as
shown in Table 3.
The Shoppes of Boynton currently includes a total of 1066 parking spaces on the
proposed site development plan. Based on a future peak expected demand of
1024 parking spaces, the site is expected to have a surplus of 42 parking spaces.
Conclusion
The foregoing analysis shows that the parking supply provided on the site is
expected to adequately accommodate the parking demand with the proposed plan
of redevelopment. It should be noted that the required buffer of an additional
~=r~
EXHIBIT "0"
Kimley-Horn
and Associates, Inc.
Mr. Michael Lombardi, July 9, 2003, Page 3
10% of demand is already included since the per unit demand used in the analysis
was based on parking rates from the City's Land Development Code.
Should you have any questions regarding this analysis, please call me at (561)
845-0665.
Sincerely,
K~EY -HORN AND ASSOCIATES, INe.
II
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cc; Joni Brinkman (Winston Lee & Associates, Inc.)
Jack Schmidt (Vander Ploegh and Associates)
Michael Lombardi (LM Development Group, Inc.)
\\Kyle\voll \Project\TPTO\042I \88000\Shared parking letter. 709,doc
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)
Johnson, Eric
From:
Sent:
To:
Johnson, Eric
Monday, November 03, 2003 10:33 AM
'Joni Brinkman'
Cc: 'Jack Schmidt'; 'Michael Lombardi'; Main, Karen
Subject: RE:
Joni,
I will glady respond to your email and place a copy of this response in the L.A. Fitness major site plan modification
file.
At Wednesday's upcoming City Commission meeting, if the project is approved as is (without the awnings), then
condition of approval #20 would be simply be rejected during the permit review process. During the permitting
process, our Plan Review Analyst, Karen Main, is responsible for ensuring that all P&Z conditions are met. This
email response has been copied to her. If you have any questions or comments, feel free to contact me anytime
at (561) 742-6260.
Eric Johnson, AICP
Planner
City of Boynton Beach
-----Original Message-----
From: Joni Brinkman [mailto:jbrinkman@wlainc.net]
Sent: Monday, November 03,2003 10:08 AM
To: Johnson, Eric
Cc: 'Jack Schmidt'; 'Michael Lombardi'
Subject:
Eric,
Rather than pull the LA Fitness item off of the consent agenda Wednesday night, can you simply email
back your confirmation of the following?
Condition 20 states that the applicant must submit color samples of the awnings as part of the building
permit process. However, the elevations that are to be approved on Wednesday's agenda do not indicate
any awnings on the building. As such, when the building permit is submitted for review, a member of the
zoning division will respond to any of the planner reviewer's comments confirming there are no awnings
and, therefore, no color sample is required.
Please place a copy of your response to this email in the zoning division file.
Thank you for your assistance.
Joni Brinkman, AICP
Project Planner
Winston Lee & Associates, Inc.
1532 Old Okeechobee Road, Suite 106
West Palm Beach, FL 33409
Phone 561-689-4670
Fax 561-689-5559
11/3/2003
03/05/2003 07:25 FAX 9544524700
ROSS REALTY
14.0011001
It....
REALTY INVESTNUNT5
THOMAS G. ROSS
v"", PnlIlidMl
UlIld DevelOpm8I1l If. ReIsI Lea8f1{l
FJU LETTER
March 5, 2003
TO:
Mr. Michael Rumpf, Planning& Zoning Director
City of Boynton Beach
FAX NO.:
(561) 742-6259
RE:
Proposed Regal Cinema Teardown for LA Fitness
Shoppes Of Boynton (Congress Ave. & Gateway Blvd.)
NO. OF PAGES:
1 (Including cover)
..
Dear Mr. Rumpf
Hello again. It has been a couple of months since we last spoke. I work for the Landlord of the
Shoppes of Boynton on Gateway & Congress_ You and I had discussed on the telephone our desire to
bring LA.. Fitness to the property where RBgal Cinema is currently operating. We have received the "green
Iighf' from LA Fitness and are working on plans, a lease with new Tenant, & a Termination of Lease
agreement with Regal Cinema. Being th~it the existing Regal Cinema is an 8 screen theatre, we believe
that they will not renew their lease in Junl~ of 2005 and therefore wish to upgrade the Tenant at the
property now to LA Fitness (rather than sit with an empty theatre later). LA Fitness is not as parking
intensive a Use as the existing Movie ThE!atre. Having said that, our General Contractor, LM
Development Group, is trying to work with the City of Boynton Beach on some set-back issues and if we
can transition the property to an LA Fitne!ss without having to rearrange too muchu,it is a viable deal for
us. Likewise. if the requirements and CO!ts to do this are too great, we may not be able to make our
numbers work. Our G.C., Michael Lomb~lrdi, is already talking to Eric Johnson about a couple of issues,
but we are having a hard time getting answers to some questions....namety setbacks that were
"grandfathered" in. We hope to be able to work with those same setbacks.
If there is anything you can do to help us determine the viability of our deal there, it would be greatly
appreciatedlll Our G.C., LM Development Group's phone number is (954) 476-0800 and e-mail is
mllmdaCCilbellsouth.net. I am copying LM Development and the landlord of the property on this to keep
everyone infonned.
Should you have any questions or commHnts for me. please do not hesitate to contact me at your
earliest. Thanks again for anything you can do to help_
)f~~
~om Ross
Cc: LM Development Group; RM Boynton Shoppes, LLC
3325 South University Drive Suile 210 Davie. FL 33328-2020
1 (800) 370-4202 (954) 452-5000 FIlX (954)452-4700 www.I"Oss-reulty.com c-mail: i"fo@rosiI-te.:Uty.cow
-..'----...-.-
FROM:
Michael W. Rumpf
Director of Planning and Zoning
Timothy K. Large ~)
TRC Member/Building DiViSi~
List of Acronvms/Abbreviations:
ASCE - American Society of Civil
Engineers
CBB - City of Boynton Beach
CBBCO - City of Boynton Beach
Code of Ordinances
CBBCPP - City of Boynton Beach
Comprehensive Plan Policy
CFR - Code of Federal Regulations
FBC - Florida Building Code
FIRM - Flood Insurance Rate Map
F.S. - Florida Statutes
LOR - Land Development Regulations
DEPARTMENT OF DEVELOPMENT
BUILDING DIVISION
MEMORANDUM NO. 03-154
TO:
DATE: July 18, 2003
NGVD - National Geodetic Vertical
Datum of 1929
SFWMD - South Florida Water
Manaqement District
SUBJECT: Project - L.A. Fitness
File No. - MSPM 03-007 - 1 st review
We have reviewed the subject plans and recommend that the request be forwarded for Board review
with the understanding that all remaining comments will be shown in compliance on the working
drawings submitted for permits.
Buildina Division (Site Specific and Permit Comments) - Timothv K. Larae (561) 742-6352
1 Indicate within the site data the occupancy type of the building as defined in Chapter 3 of the 2001
FBC.
2 The height and area for buildings or structures of the different types of construction shall be
governed by the intended use or occupancy of the building, and shall not exceed the limits set
forth in Table 500 of the 2001 FBC.
3 General area modifications to buildings shall be in accordance with Sections 503.3, 503.3.2, and
503.3.3 of the 2001 FBC. Provide calculations verifying compliance with the above code sections
and Table 500.
4 Buildings, structures and parts thereof shall be designed to withstand the minimum wind loads of
140 mph. Wind forces on every building or structure shall be determined by the provisions of
Chapter 6 of ASCE 7, and the provisions of Section 1606 (Wind Loads) of the 2001 FBC.
Calculations that are signed and sealed by a design professional registered in the state of Florida
shall be submitted for review at the time of permit application.
5 Every building and structure shall be of sufficient strength to support the loads and forces
encountered per the 2001 FBC, Section 1601.2.1 and Table 1604.1. Indicate the live load (psf) on
the plans for the building design. Include the design load (psf) for the mezzanine area.
6 Add to all plan view drawings of the site a labeled symbol that represents the location and
perimeter of the limits of construction proposed with the subject request.
7 At time of permit review, submit signed and sealed working drawings of the proposed
construction.
8 Add to the building that is depicted on the drawing titled site plan and floor plan a labeled symbol
that identifies the location of the handicap accessible entrance doors to the building. 2001 FBC,
Sections 11-4.1.2 and 11-4.3.
S:IDevelopmentIBuilding\ TRCI TRC 2003\L.A. Fitness
Page 1 of 2
9 Identify on the plan the width of the accessible route. (Note: The minimum width required by the
code is forty-four (44) inches). Please note that at time of permit review, the applicant shall
provide detailed documentation on the plans that will verify that the accessible route is in
compliance with the regulations specified in the 2001 FBC. This documentation shall include, but
not be limited to, providing finish grade elevations along the path of travel.
10 Identify within the site data the finish floor elevation (lowest floor elevation) that is proposed for
the/each building. Verify that the proposed elevation is in compliance with regulations of the code
by adding specifications to the site data that address the following issues [Section 3107.1.2,
Chapter 31 of the 2001 FBC]:
a) The design professional-of-record for the project shall add the following text to the site data.
"The proposed finish floor elevation _' _ NGVD is above the highest 1 OO-year base flood
elevation applicable to the building site, as determined by the SFWMD's surface water
management construction development regulations."
b) From the FIRM map, identify in the site data the title of the flood zone that the building is
located within. Where applicable, specify the base flood elevation. If there is no base flood
elevation, indicate that on the plans.
c) Identify the floor elevation that the design professional has established for the building within
the footprint of the building that is shown on the drawings titled site plan, floor plan and
paving/ drainage (civil plans).
11 Add to the submittal a partial elevation view drawing of the proposed perimeter wall. Identify the
type of the wall material and the type of material that supports the wall, including the typical
distance between supports. Also, provide a typical section view drawing of the wall that includes
the depth that the wall supports are below finish grade and the height that the wall is above finish
grade. The location and height of the wall shall comply with the wall regulations specified in the
Zoning Code.
12 On the drawing titled site plan, identify and label the symbol that represents the property line.
13 According to the CBBCPP 3C3.4, the City shall continue to encourage the use of non-potable
water for landscape irrigation. An alternate water source other than city water shall be utilized for
the irrigation system.
14 A water-use permit for the irrigation system is required from the SFWMD. A copy of the permit
shall be submitted at the time of permit application, F.S. 373.216.
15 If capital facility fees (water and sewer) have been paid in advance to the City of Boynton Beach
Utilities Department, the following information shall be provided at the time of building permit
application:
a) The total amount paid and itemized into how much is for water and how much is for sewer.
(CBBCO, Chapter 26, Article II, Sections 26-34)
16 At time of permit review, submit separate surveys of each lot, parcel or tract. 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 permit review.
17 Sheet SP-1: Site Data - Clarify referenced code section 402.4.1, SBC there is no such code
section in the 2001 FBC.
18 A unisex toilet room is required per the 2001 FBC, Plumbing, Section 403.7 and Table 403.1,
footnote G.
19 The elevator shall be handicap accessible and comply with Section 11-4.10 of the 2001 FBC.
S:\DevelopmentIBuildingITRCITRC 20031L.A. Fitness Page 2 of 2
..
DEPARTMENT OF PUBLIC WORKS
ENGINEERING DIVISION
MEMORANDUM NO. 03-151
TO:
Ed Breese, AICP, Principal Planner
Planning and Zoning Division
R David Kelley, Jr., PE/PSM:~
CIty Engmeer .
FROM:
DATE:
July 18, 2003
RE:
Review Comments
Major Site plan Modification - 1 st Review
L. A. Fitness Center
MSPM 03-007
The above referenced Site Plans, forwarded on July 8, 2003, were reviewed by representatives from
Public Works, Engineering and Utilities against the requirements outlined in the City Of Boynton Beach
Code of Ordinances. Following are our comments with the appropriate Code and Land Development
Regulations (LDR) referenced.
PUBLIC WORKS - GENERAL
1. Prior to permit application, contact the Public Works Department (561-742-6200) regarding the
storage and handling of refuse.
PUBLIC WORKS - TRAFFIC
2. On the Master Civil Plan, indicate which parking spaces will be removed and which spaces will
remam.
3. Detail how old striping will be removed.
4. Use City Engineering Division Standard Drawing K-series for new striping and details to be
shown on sheet SP-2.
ENGINEERING
5. Add a general note to the Site Plan that all plans submitted for specific permits shall meet the
City's Code requirements at time of application. These permits include, but not limited to, the
following; paving, drainage, curbing, site lighting, landscaping and irrigation. Permits required
from other permitting agencies such as Florida Department of Transportation (FDOT), South
Florida Water Management District (SFWMD), Lake Worth Drainage District (LWDD), Florida
"
'-" ,
Department of Public Works/Engineering Division Memo No. 03-151
Re: L.A. Fitness Center, Major Site Plan Modification - 1 st Review
July 21,2003
Page 2
Department of Environmental Protection (FDEP), Palm Beach County Health Department
(PBCHD), Palm Beach County Engineering Department (PBCED), Palm Beach County
Department of Environmental Management (PBCDERM), and any others, shall be included with
the permit request.
6. All comments requiring changes andlor corrections to the plans shall be reflected on all
appropriate sheets.
7. Please note that changes or reVISIOns to these plans may generate additional comments.
Acceptance of these plans during the TRC process does not ensure that additional comments may
not be generated by the City Commission and at permit review.
8. Provide written and graphic scales on the Master Civil Plan.
9. Site survey must be no older than six (6) months.
10. Show both existing and proposed elevations on the Master Civil Plan (LDR, Chapter 4, Section
7.A & B), in the affected area as required.
UTILITIES
11. NO PLAN SUBMITTAL - No utility plan was included with this submittal, therefore, the Utilities
Department considers this plan incomplete as submitted. HOWEVER, the proposed Site Plan is a
part of an existing shopping center to which existing utility service is currently available and in
use. Therefore, we are providing only a cursory review of the Site Plan as submitted at this time.
Additional comments may be required after a utility plan (for the existing service location) has
been submitted.
GENERAL COMMENTS
12. All utility easements shall be shown on the rectified site plan and landscaping drawings (as well as
the Water and Sewer Plan Sheet) so that we may determine which trees may interfere 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 will not impact
those utilities within the easement in the foreseeable future. LDR Chap. 7.5, Art. I, Sec. 18.1 give
public utilities the authority to remove any trees that interfere with utility services, either in utility
easements or public rights-of-way. This applies to the existing shopping center as well.
13. Fire flow calculations will be required demonstrating the City Code requirement of 1,500 g.p.m.
as stated in LDR Chap. 6, Art. IV, Sec. 16, or the requirement imposed by insurance underwriters,
whichever is greater (see CODE Sec. 26-16(b)).
"
Department of Public Works/EngIneering Division Memo No. 03-151
Re: L.A. Fitness Center, Major Site Plan Modification - 1 st Review
July 21,2003
Page 3
14. Comprehensive Plan Policy 3.C.3.4. requires the conservation of potable water. City water may
not, therefore, be used for irrigation where other sources are readily available.
HDK/ck
xc: Jeffrey R. Livergood, PE, Director, Public Works (via e-mail)
Peter V. Mazzella, Deputy Utility Director, Utilities
Laurinda Logan, PE, Senior Engineer, Public Works/Engineering (via e-mail)
Glenda Hall, Maintenance Supervisor, Public Works/Forestry & Grounds Division
Larry Quinn, Solid Waste Manager, Public Works/Solid Waste
Ken Hall, Engineering Plans Analyst, Public Works/Engineering (via e-mail)
File
S:\Engineering\Kribs\L.A. Fitness Center, Major Site Plan Mod. - 1st Review.doc
.----
CITY OF BOYNTON BEACH
Fire and Life Safety Division
100 East Boynton Beach Blvd.
P.O. Box 310
Boynton Beach, Florida 33425-0310
PLAN REVIEW COMMENTS
Reviewed by:
MSPM 03-007 1st review
LA Fitness Center
2290 & 2298 N. Conqress Ave
~ Rodqer Kemmer, Fire Protection Enqineer
For review of:
Project Name and Address:
Department:
Fire and Life Safety
Phone:
(561) 742-6753
Comments to:
Sherie Coale bv email on 7/8/03
CODE REQUIREMENTS
Emergency access shall be provided at the start of a project and be
maintained throughout construction per the Florida Fire Prevention Code,
Section 3-5, and NFPA 241, (1996) Safeguarding Construction, Alteration,
and Demolition Operations, Section 5-4.3.
cc: Steve Gale
Bob Borden
~
City OF BOYNTON BEACH, FLORIlJ'A
INTER-OFFICE MEMORANDUM
TO:
Michael W. Rumpf DATE:
Dir. of Planning & Zoning
7/18/03
Frr...E: MSPM 03-007
FROM:
Off. John Huntington
Police Department
CPTED Practitioner
SUBJECT: L.A. Fitness Center
REFERENCES: Site Plan
ENCLOSURES:
I have viewed the above building plans and have the following comments:
No Comments
L.A. FITNESS
NWSP 03-007
1st Review Planning
July 22,2003
The total impervious and pervious area on the site plan (sheet SP-l) tabular data should equal the
total lot size. The tabular data should also indicate the total pervious area before and after the
proposed site improvements.
The site plan (sheet SP-l) indicates 34,000 square feet of proposed new retail. Show the
locations of the proposed retail expansion.
When added together, the total building area of the north and south parcels minus the proposed
expansion is 196,107 square feet, not 195,477 square feet as indicated on the site plan's (sheet
SP-l) tabular data. Please clarify.
Provide evidence of a cross parking / cross access agreement.
The size of any new parking stalls and drive aisles are subject to the Engineering Division of
Public Works' review and approval.
Provide paint swatches (regarding the building colors and awnings) in addition to a colored
rendering of all four (4) sides elevations (Chapter 4, Section 7.D.).
The removal/relocation of landscape material is subject to review and approval of the City
Forester / Environmentalist.
All new trees are required to be at least 12 feet overall height and three (3) caliper inches at the
time of installation (Chapter 7.5, Article II, Section 5.C.2.).
All new shrubs and hedges are required to be at minimum 24 inches in height, 24 inches in
spread, and planted with tip-to-tip spacing measured immediately after planting to adequately
cover the planted areas on the site (Chapter 7.5, Article II, Section 5.CA.).
Fifty percent (50%) of all new landscape materials must be native species (Chapter 7.5, Article II,
Section 5.P). On the landscape plan plant list (sheet LP-l), indicate by asterisk, the native species
to ensure that at least 50% of landscape material is native. Separate and indicate the proposed
plant material into the following categories: Shade Trees, Palm Trees, Shrubs / Hedges, and
Groundcover. Please tabulate the amount of native material in each plant category.
Place a note on the landscape plan that all above ground mechanical equipment such as exterior
utility boxes, meters, transformers, and back-flow preventers shall be visually screened (Chapter
9, Section 10.CA.).
Non-word depictions on signs shall be limited to 20% of the area of the sign erected. Please
provide the area of the proposed sign that would not be considered the lettering to ensure
compliance with the aforementioned limitation (Chapter 9, Section 10.HA).
The maximum allowable wall signage area shall be based on the southern building fa9ade in
accordance with Chapter 21, Article IV, Section 2.C.
~ -
Provide a detail of the typical outdoor freestanding lighting fixture. The detail should include the
overall height, exterior finish and co10r(s). The design, style, and illumination level shall be
compatible with the building design (height) and shall consider safety, function, and aesthetic
value (Chapter 9, Section 10.F.1.). Staff recommends utilizing the same structures for the subject
property that was used throughout other portions of the property. However, the structure shall be
able to withstand 140 wind loads (Chapter 23, Article ILA.1.a).
Staff recommends planting clusters of palm trees (single or double trunked and at least 12 feet in
height) within the north and especially the west sides of the building in order to break up the great
wall expanse. The applicant may choose from the following species of palm trees (Carpenter,
Areca, Alexander, or Macarthur).
DEPARTMENT OF PUBLIC WORKS
ENGINEERING DIVISION
MEMORANDUM NO. 03-156
FROM:
Michael W. Rumpf, Director
Planning & Zoning Division ~/
H. David Kelley, Jr., PE/PSM~
City Engineer
TO:
DATE:
July 30, 2003
RE:
Vander Ploeg & Assoc., Inc. Abandonment Petition~
12-Foot Utility Easement(s)
L A Fitness Center at
SHOPPES OF BOYNTON - 1 st Review
This memorandum is in response to your initial memorandum dated July 29, 2003 on the above noted
subject, and received on the same date. The legal description within the application is recapped as
follows:
"Two parcels of land lying in Sec. 17, Twp. 45S, Rge. 43E, described as follows:
COMMENCING at the Wlh comer of said Sec. 17; thence N 89008"39" E., along the
east/west Qtr. Line of said Sec. 17 a distance of 60.06 feet: thence S 01043 '35" W along
the east right-of-way line of Congress Avenue a distance of 355.15 feet; thence S
44033'53" E a distance of 36.14 feet; thence N 89008'39" E along the north right-of-way
line of Quantum Boulevard a distance of 118.71 feet; thence N 00051 '21" W a distance of
123.39 feet; thence N 30007'37" W a distance of 69.43 feet; thence N 00051'21" W a
distance of 89.46 feet: thence N 89008'39" E a distance of 95.00 feet; thence S 00051 '21"
E a distance of 48.34 feet; thence N 89008'39" E a distance of 25.00 feet; thence S
00051 '21" E a distance of 15.00 feet; thence S 89008'39" W a distance of 25.00 feet;
thence S 00051'21" E a distance of74.l6 feet; thence N 89008'39" E a distance of245.55
feet to the POINT OF BEGINING; The last 10 calls being coincident with the edge of an
existing utility easement as recorded in O.R.B. 7149, Page 1153, Palm Beach County
Records; thence N 00051 '21" W a distance of 18.30 feet; thence N 89008'39" E a distance
of 15.00 feet; thence S 00051 '21" E a distance of 18.30 feet to Reference Point "A"; thence
S 89098'39" W a distance of 15.00 feet to said POINT OF BEGINNING; Together with
COMMENCING at the aforementioned Reference Point "A"; thence N 89008'39" E a
distance of 3.30 feet to a POINT OF BEGINNING; thence N 01 043 '35" E a distance of
73.67 feet; thence N 88016'25" W a distance of9.00 feet; thence N 01043'35" E a distance
of 19.00 feet; thence S 88016'25" E a distance of 24.00 feet; thence S 01043'35" W a
distance of 91.99 feet; thence S 89008'39" W a distance of 15.00 feet to the POINT OF
BEGINNING. Said lands situate, lying and being Palm Beach County, Florida."
Due to the renovation and expansion of the former theater building into the new LA Fitness Center, the
water main located on the east side of the building needs to be relocated. The existing (east side) fire
hydrant is being relocated to the front of the new building at the southeast comer. HOWEVER, the
northeast comer of the building (development area) is venerable. Therefore, the relocation of the water
"
main is recommended to allow for a new fire hydrant somewhere in the northeast comer of the new
facility (preferably near the proposed new extended parking space).
Therefore, this Division approves the application to abandon this public utility easement(s) with the
proviso that this action be concurrent with the relocated 12-foot utility easement to support the new
required fire hydrant and be dedicated to the city. This will insure that the new facility has a fire
protection line that will be active before and during the building transition.
If you have any questions regarding this matter, please advise me at x6488.
xc: Jeff Livergood, PE, Dir. ofP.W.
Laurinda Logan, PE, Sr. Engr.
Peter Mazzella, Deputy Utility Director
File
S:\Engineering\Office Associates File\Kelley\03-156 LA Fitness. Shoppes of Boynton 1st Review.doc
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