REVIEW COMMENTS
7.A.l
HIGH RIDGE COMMERCE CENTER
II DANCE STUDIO (COUS 04-002)
CONDITIONAL USE
DEPARTMENT OF DEVELOPMENT
MEMORANDUM NO. PZ 04-071
FROM:
Chairman and Members
Planning and Development Board
Michael Rumpf ~ ~ M..<-
Director of Planning and Zoning
Maxime Ducoste-A. . ~ .
Planner ""V"
TO:
THRU:
DATE:
March 23, 2004
SUBJECT:
High Ridge Commerce Center II - COUS 04-002
Conditional Use Approval - Dance Studio
PROPOSAL SUMMARY
Contained herein is a description of the subject project. The proposed dance studio would be operated
out of one bay of the High Ridge Commerce Center II building currently under construction at the
southwest corner of High Ridge Road and Miner Road. The property comprises a lOA-acre, rectangular-
shaped parcel. On December 17, 2002, the City Commission approved a site plan for two (2) buildings
totaling 139,500 square-feet for office / warehouse. The applicant now is seeking conditional use
approval to utilize a bay within the buildings for a dance studio.
Applicant/Agent:
Joni Brinkman, AICP / Winston Lee & Associates, Inc.
Project name:
High Ridge Commerce Center II- Dance Studio
General description: Conditional use for dance studio.
Land use/Zoning:
Industrial! M-1
Location:
Southwest corner of Miner Road and High Ridge Road (See Exhibit "A" - Location
Map).
Property size:
Site Area: 452,798 square feet (lOA acres)
Building Area A: 75,099 square feet
Building Area B: 34,250 square feet
Lot Coverage: 109,350 square feet (24.1 %)
Future Mezzanine: 30,150 square feet
Total Building Area: 139,500 square feet (including future mezzanine)
(See Exhibit "B" - Proposed Site Plan):
Surrounding land uses/zoning:
North - Miner Road right-of-way; farther north is residential property in unincorporated Palm Beach
County, zoned Single-family Residential (RS);
High Ridge Commerce Center II (Dance Studio - COUS 04-002)
Page 2
Memorandum No. PZ 04 -071
East - High Ridge Road right-of-way; farther east is developed industrial property, zoned Light
Industrial (M-l);
South - Quantum Park Lot 88, future townhouse development, zoned Planned Industrial Development
(PID); and
West - Undeveloped residential properties in unincorporated Palm Beach County, zoned Single-family
Residential (RS).
STANDARDS FOR EVALUATING CONDmONAL USES AND ANALYSIS
Section 11.2.D of the Land Development Regulations contains the following standards to which
conditional uses are required to conform. Following each of these standards is the Planning and Zoning
Division's evaluation of the application as it pertains to standards.
The Planning and Development Board and City Commission shall consider only such conditional uses as
are authorized under the terms of these zoning regulations and, in connection therewith, may grant
conditional uses absolutely or conditioned upon the conditions including, but not limited to, the
dedication of property for streets, alleys, recreation space and sidewalks, as shall be determined
necessary for the protection of the surrounding area and the citizens' general welfare, or deny
conditional uses when not in harmony with the intent and purpose of this section. In evaluating an
application for conditional use approval, the Board and Commission shall consider the effect of the
proposed use on the general health, safety and welfare of the community and make written findings
certifying that satisfactory provisions have been made concerning the following standards, where
applicable:
1. Ingress and egress to the subject property and proposed structures thereon, with particular
reference to automobile and pedestrian safety and convenience, traffic flow and control, and
access in case of fire or catastrophe.
On-site traffic circulation will consist of two (2) points of ingress / egress on High Ridge Road,
separated by approximately 590 feet. No point of access is proposed on Miner Road. Both
entrances will be 25 feet in width and allow for left / straight / right-turn egress. The loading
areas are proposed in the front of each bay. As proposed, all vehicles (including emergency) will
have adequate room to maneuver between the proposed buildings and circulate throughout the
site. Three, two-way drive aisles 25 feet in width provide service and customer access to
proposed parking areas and the three (3) dumpsters located to the rear of the buildings.
With the original site plan approval, a traffic statement was submitted and sent to the Palm
Beach County Traffic Division for the High Ridge Commerce Center II for their review and
approval. Staff received confirmation from Palm Beach County's Traffic Division regarding
standards compliance. However, subsequent to the Traffic Division approval, this development is
proposing a use, which performs differently from the industrial uses for which this project was
approved. Therefore, a new traffic study is required to evaluate the trip impact resulting from the
proposed change in use (See Exhibit "C" - Conditions of Approval).
2. Off-street parking and loading areas where required, with particular attention to the items in
subsection 1 above, and the economic, glare, noise, and odor effects the conditional use will
have on adjacent and nearby properties, and the city as a whole.
High Ridge Commerce Center II (Dance Studio - COUS 04-002)
Page 3
Memorandum No. PZ 04 -071
A total of 279 parking spaces are required based on one (1) space per 500 square feet of gross
floor area. The number of parking spaces provided equals 279 including eight (8) spaces
designated for handicap use. All spaces, except handicap spaces will be dimensioned nine (9)
feet by eighteen feet. The parking spaces proposed along the eastern landscape buffer were
subject to an approval of a variance to allow parked vehicles to encroach two (2) feet into the
required seven (7) foot buffer. As proposed, the backup distance of the parking stalls and/or
drive aisle is 25 feet in width. This deviation from the City Standard Drawing required and
received approval of an administrative waiver from the Engineering Division. Parking spaces and
drive aisles will surround all sides of the buildings, except in locations where loading zones are
proposed. All handicap spaces will be located near the building entrances. Little pedestrian traffic
is anticipated with the dance studio, as the majority of the patrons of this business will be
dropped off before and picked up after their sessions. Due to the characteristics of the proposed
use, staff requires evidence that the parking supply, as depicted on the approved site plan, is
adequate to support the requested dance studio use. As such, the applicant submitted a Shared
Parking Study, to attest the fact that the center will supply adequate parking for the proposed
and approved uses (See Exhibit "C" - Shared Parking Study).
This Shared Parking Analysis indicates the fact that the dance studio hours of operation do not
begin before 3:00 PM, which would reduce the need for parking during peak demand for the
center. The analysis, prepared by Yvonne Ziel Traffic Consultants, Inc. following the UU Shared
Parking Guidelines, has determined that peak demand for the proposed 129,236 square foot of
light-industrial and 5,710 square feet of dance studio is between the hours of 10:00 AM and
11:00 AM and would require 258 parking spaces, which is 21 spaces less than the number
provided on site (279). Additionally, the studios Saturday operation would not conflict with
others in the center, since typical light-industrial businesses have limited or no Saturday hours.
3. Refuse and service areas, with particular reference to the items in subsection 1 and 2 above.
The project proposed three (3) dumpster enclosures. The dumpster enclosures are located at the
west property line of the site. Loading zones are proposed to be located in the front and rear of
the proposed buildings facing east and west. Both the dumpsters and loading zone share the
same access aisle. The dumpsters are located in an area that is unobtrusive to pedestrian and
vehicular traffic and are unnoticeable from High Ridge. The dance studio should have no
detrimental effect on refuse collection.
4. Utilities, with reference to locations, availability, and compatibility.
Consistent with Comprehensive Plan policies and city regulations, all utilities, including potable
water and sanitary sewer are in place consistent with the High Ridge Commerce Center II site
plan.
5. Screening, buffering and landscaping with reference to type, dimensions, and character.
The proposed pervious or ''green'' area, excluding the preserve area, will be 98,206 square feet
or 21.6% of the total site. According to the landscape plan, the site will contain 96.7% native
trees and 51% native shrubs / groundcover. Live Oak trees spaced one (1) tree for every 20 feet
are proposed within the front landscape buffer adjacent to High Ridge Road (the landscape code
requires a minimum spacing of 30 feet). The front landscape buffer will also contain a
continuous row of Redtip Cocoplum hedges with clusters of Croton and Hawaiian 77e. Purple
High Ridge Commerce Center II (Dance Studio - COUS 04-002)
Page 4
Memorandum No. PZ 04 -071
Glory and Sabal palm trees with clusters of Liriope are proposed on each side of the
entranceways off High Ridge Road. No additional landscape is proposed in conjunction with the
Conditional Use application. Being a newly approved site plan, this project conforms with current
landscaping regulations.
6. Signs, and proposed exterior lighting, with reference to glare, traffic safety, economic effect, and
compatibility and harmony with adjacent and nearby properties.
The permitted wall signage area is based on one (1) square-foot of sign area for each one (1)
linear foot of building frontage. The attached "Proposed Tenant Identification Non-Illuminated
Flat Cut Letters" show that each tenant sign will be 32 square feet in area with dark green
letters. Collectively however, the maximum allowable area for all wall signs shall not exceed 830
square feet. The elevations indicate that wall signs will appear on the east and west building
facades, above the entrance to each bay.
The approved site includes one (1) monument sign to be located along High Ridge Road. The
location of the monument sign will be setback ten (10) feet from the east property line, and
shrubs are to be installed at the base. According to the sign detai~ it will be externally
illuminated with ground lighting. Also, the address and individual sign lettering will be green.
The monument signs proposed location, limited visibility, and roadway design speed do not
support excessive sign heights. Additionally, the project will have a non-illuminated entrance
sign. No additional site signage is permitted at this project, nor proposed by the applicant.
7. Required setbacks and other open spaces.
The building meets or exceeds all setback requirements required of the M1 zoning district The
southernmost building (Building '~") is proposed to be located 58.45 feet from the south (side),
66.35 feet from the preserve area to the rear, and 71.79 feet from the front property lines.
Building ''B''will be setback over 319 feet from the north (side) property line, 66.35 feet from the
preserve area to the rear, and 71.79 feet from the front property line.
8. General compatibility with adjacent property and other property in the zoning district.
There will be minimal on-site impact because the proposed dance studio use will be functioning
at different hours of the day than the typical industrial uses within this development. There will
be little or no impact to the adjacent properties or to the general area.
9. Height of building and structures, with reference to compatibility and harmony to adjacent and
nearby properties, and the city as a whole.
The proposed buildings will be one-story structures with the top of the flat roof at 26 feet - six
(6) inches in height. The top of the roofline will be 31 feet - six (6) inches in height at each
entry feature. The existing building facade, as viewed from High Ridge Road, has been designed
to be architecturally compatible to this predominately industrial use area.
10. Economic effects on adjacent and nearby properties, and the city as a whole.
As stated in the Section 2 above, the dance studio use will be the first such facility within the M-1
zoning district. In terms of economic impact on the city as a whole, the proposed dance studio
use should have a minimal impact. The proposed use will constitute additional convenience and
High Ridge Commerce Center II (Dance Studio - COUS 04-002)
Page 5
Memorandum No. PZ 04 -071
choice for the residents who participate in this type of activity within the City Of Boynton Beach.
It is anticipated that this business will continue and prosper in a facility, which offers greater
amenity. However, any investment, which would help create employment opportunities, will have
beneficial effects for the city.
11. Conformance to the standards and requirements, which apply to site plans, as set forth in
Chapter 19, Article II of the City of Boynton Beach Code of Ordinances. (Part III Chapter 4 Site
Plan Review).
With incorporation of staff comments, the proposed project will comply with all requirements of
applicable sections of city code.
12. Compliance with, and abatement of nuisances and hazards in accordance with the performance
standards within Section 4 of the zoning regulations; also, conformance to the City of Boynton
Beach Noise Control Ordinance.
With incorporation of all conditions and staff recommendations contained herein, the proposed
dance studio use would operate in a manner that is in compliance with the above-referenced
codes and ordinances of the City of Boynton Beach. In particular, the applicant will have to apply
for and obtain all necessary approvals and licenses from all applicable governing bodies.
CONCLUSION
With respect to the compatibility between this proposed non-industrial use and the surrounding
industrial uses in this environment, dangers to children and other patrons of the proposed use
should be minimal, due to the site design which should generally separate commercial traffic
from available parking resources, an improved and quality roadway network in the immediate
vicinity and the presence of fewer harmful industrial uses than found in typical industrial areas.
Although all of the potential users for this site are undetermined at this time, by virtue of the
units being owned rather than leased, and under the control of a condominium association, a
greater policing of the end users and their manner of operation as it affects the entire complex
should be a shared concern of each individual owner, to the benefit of all. And, since the
introduction of the townhouse projects in the immediate vicinity, the proposed use appears more
compatible with a lesser likelihood of adverse industrial impacts.
RECOMMENDATION
Based on the discussions contained herein, compliance with development regulations, and the
consistency with the Comprehensive Plan, staff recommends that this request be approved subject to
satisfying all conditions of approval as contained in Exhibit "0".
MR/mda
S:\Plannlng\SHARED\WP\PROJECTS\High Ridge Comm Ctr II CDRV 03-005 -(Southern Dance Threatre\COUS 04-002\COUS Staff Report.doc
Location Map
HIGH RIDGE COMMERCE CENTER #2
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EXHIBI
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meN RIDCt .t /II/HER ROAD - BUILD/JiG MEr
~'!'NTON eeAC~.
FLORIDA.
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YVONNE ZIEL TRAFFIC CONSULTANTS, INC.
'.
EXHIBIT "e"
11440 86th St. North, West Palm Beach, Florida 33412
Telephone (561) 624-7262. Facsimile (561) 624-9578
February 17, 2004
Mr. Michael W, Rumpf
City of Boynton Beach
100 East Boynton Beach Blvd,
Boynton Beach, FL 33425
RE: Southern Dance Studio
Dear Mr. Rumpf:
Yvonne Ziel Traffic Consultants, Inc. was retained to prepare a shared parking analysis for the
proposed dance studio to be located at the High Ridge Commerce Center II site, The dance studio
will consist of 5,710 square feet (SF) and the remaining use will be the light industrial use at
129,236 SF. The shared parking analysis used the preceding land use intensities and applied the
City of Boynton Beach parking code rates,
For the light industrial use, the hourly variations for an office were applied, For the dance studio
the hourly variations for a fitness facility were applied; these rates are based on a study prepared
at an LA Fitness facility in Montclair, California (enclosed).
The shared parking analysis was based on the Urban Land Institute's (ULl) Shared Parking. The
dance studio operation does not start until 3 :00 PM, Therefore, the hours up to that point
assumed no demand for the dance studio. Light industrial projects are generally not open on
Saturdays or have a minor operation on Saturdays which would not affect the parking. The ULI
shared parking methodology indicates that the peak demand is for 258 spaces at 10:00 and 11.:00
AM. The shared parking analysis worksheets are enclosed, Please call me if you have any
questions,
Sincerely,
Yvonne Zlef, P,E.
President
Enclosure
C:\myfiles\southerndance.sp.wpd
Traffic Engineering and Planning
SHARED PARKING ANALYSIS
(USING ULI SHARED PARKING)
PROJECT:
INPUT
SOUTHERN DANCE STUDIO
USE:
INDUSTRIAL DANCE TOTAL
SIZE (SF):
CODE PARKING RATIO (PER 1,000 SF/UNIT)
CODE PARKING:
CAPTIVE: (FROM ADJACENT OFFICES)
MONTH:
PEAK PARKING DEMAND (SPACES)**:
129,236
2.00
258.5
o
12
258
5,710
5.00
28.6
o
12
29
287
288
PARKING DEMAND***
WEEKDAY INDUSTRIAL DANCE TOTAL
6:00 AM 8 0 8
7:00 AM 52 0 52
8:00 AM 163 0 163
9:00 AM 240 0 240
10:00 AM 258 0 258
11 :00 AM 258 0 258
12:00 NOON 233 0 233
1 :00 PM 233 0 233
2:00 PM 251 0 251
3:00 PM 240 11 252
4:00 PM 199 18 217
5:00 PM 121 26 147
6:00 PM 59 29 88
7:00 PM 18 27 45
8:00 PM 18 26 44
9:00 PM 8 0 8
10:00 PM 8 0 8
11 :00 PM 0 0 0
12:00 MIDNIGHT 0 0 0
SATURDAY INDUSTRIAL DANCE TOTAL
6:00 AM 0 0 0
7:00 AM 0 0 0
8:00 AM 0 0 0
9:00 AM 0 0 0
10:00 AM 0 29 29
11 :00 AM 0 23 23
12:00 NOON 0 20 20
1 :00 PM 0 18 18
2:00 PM 0 19 19
3:00 PM 0 15 15
4:00 PM 0 23 23
5:00 PM 0 22 22
6:00 PM 0 14 14
7:00 PM 0 0 0
8:00 PM 0 0 0
9:00 PM 0 0 0
10:00 PM 0 0 0
11:00 PM 0 0 0
12:00 MIDNIGHT 0 0 0
· Converting Code rates to per 1,000 SF ratio's
.. Using ULI adjustment factors for month and captive market
... Using ULI adjustment facors for hourly accumulation
EXHIBIT "e"
IOURL Y ACCUMULATION RATES l
OFFICE/LIGHT IND FITNESS/DANCE
WEEK WEEK SAT
DAY DAY
EXHIBIT "G"
6:00 AM 3
7:00 AM 20 -
8:00 AM 63 43
9:00 AM 93 45
1 0:00 AM 100 43 100
11 :00 AM 100 32 79
12:00 NOON 90 34 70
1 :00 PM 90 46 64
2:00 PM 97 39 66
3:00 PM 93 39 54
4:00 PM 77 62 79
5:00 PM 47 90 77
6:00 PM 23 100 48
7:00 PM 7 94
8:00 PM 7 90
9:00 PM 3
10:00 PM 3
11:00 PM -
12:00 MIDNIGHT -
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EXHIBIT "D"
Conditions of Approval
Project name: High Ridge Commerce Ctr. #2 Dance Studio
File number: COUS 04-002
Reference:
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS- General
Comments: None
PUBLIC WORKS- Traffic
Comments:
1. Provide a revised traffic analysis, with particular emphasis placed upon
consideration for the installation of a northbound left turn lane into the
site,
UTILITIES
Comments: None
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Comments:
2. 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 Commission
and at permit review,
BUILDING DIVISION
Comments:
3. 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 commission
and at permit review.
Conditions of Approval
2
DEPARTMENTS INCLUDE REJECT
4, Indicate within the site data the occupancy type of the tenant space as
defined in 2001 FBC, Chapter 3.
5, At time of permit review, submit signed and sealed working drawings of the
proposed construction,
6. As required by LDR, Chapter 4, Section 7, submit a floor plan drawing, The
building plans are not being reviewed for compliance with the applicable
building codes. Therefore, add the words "Floor plan layout is conceptual"
below the drawing titled Floor Plan.
7, If capital facility fees (water and sewer) are 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 full name of the project as it appears on the Development
Order and the Commission-approved site plan,
b. 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)
8. The full address of the project shall be submitted with the construction
documents at the time of permit application submittal. The name of the
project as it appears on the Development Order must be noted on the
building permit application at the time of application submittal
9. A floor plan of the dance studio shall be submitted for review. The floor
plan shall show all required exits, emergency light locations, exit signs,
offices, and other areas of the space, Show all required fire rated partitions.
10. Indicate the occupant load and the occupancy type of this space on the plans
per 2001 FBC, Chapter 3 and Table 1003,
PARKS AND RECREATION
Comments: None
FORESTER/ENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Comments:
11. Since the project will be developed into phases, indicate the phase under
which this use would be completed.
12. Indicate the bay where this use is proposed to be located.
I DEPARTMENTS I INCLUDE I REJECT I
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments:
1. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
I 1. To be determined. I I I
S:\Planning\SHARED\WP\PROJECTS\High Ridge Cornrn Ctr II CDRV 03-005 -(Southern Dance Threatre\COUS 04-002\COA.doc
S:\Planning\Planning Templates\Condition of Approval 2 page -P&D ORA 2003 form.doc
1 st REVIEW COMMENTS
Conditional Use
Project name: High Ridge Commerce Ctr. # 2 Dance Studio
File number: COUS 04-002
Reference: 1 streview plans identified as a Conditional Use with a February 18, 2004 Planning and Zoning
Department date stamp marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments: NONE
PUBLIC WORKS - Traffic
Comments:
1. Provide a revised traffic analysis, with particular emphasis placed upon
consideration for the installation of a northbound left turn lane into the site,
ENGINEERING DIVISION
Comments:
2. 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 Commission
and at permit review,
UTILITIES
Comments: NONE
FIRE
Comments: NONE
POLICE
Comments: NONE
BUILDING DIVISION
Comments:
3. 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 commission
and at permit review.
4. Indicate within the site data the occupancy type of the tenant space as
defined in 2001 FBC, Chapter 3.
1 ST REVIEW COMMENTS
03/10/04
2
DEPARTMENTS INCLUDE REJECT
5. At time of permit review, submit signed and sealed working drawings of the
proposed construction.
6, As required by LDR, Chapter 4, Section 7, submit a floor plan drawing. The
building plans are not being reviewed for compliance with the applicable
building codes. Therefore, add the words "Floor plan layout is conceptual"
below the drawing titled Floor Plan.
7. If capital facility fees (water and sewer) are 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 full name of the project as it appears on the Development Order and
the Commission-approved site plan.
b, 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)
8, The full address of the project shall be submitted with the construction
documents at the time of permit application submittal. The name of the
project as it appears on the Development Order must be noted on the
building permit application at the time of application submittal.
9. A floor plan of the dance studio shall be submitted for review, The floor
plan shall show all required exits, emergency light locations, exit signs,
offices, and other areas of the space. Show all required fire rated partitions.
10. Indicate the occupant load and the occupancy type of this space on the plans
per 2001 FBC, Chapter 3 and Table 1003,
PARKS AND RECREATION
Comments: NONE
FORESTER/ENVIRONMENT ALIST
Comments: NONE
PLANNING AND ZONING
Comments:
MWR/sc
S:IPlanningISHAREDIWPIPROJECTSIHigh Ridge Comm Ctr II CDRV 03-005 -(Southern Dance ThreatrelCOUS 04-00211ST REVIEW COMMENTS.doc
/
DEPARTMENT OF PUBLIC WORKS
ENGINEERING DIVISION
MEMORANDUM NO. 04-036
TO:
Michael W, Rumpf, Director, Planning and Zoning
FROM:
Laurinda Logan, P.E., Senior Engineer
~
DATE:
March 4, 2004
RE:
Review Comments
Conditional Use - 1 st Review
High Ridge Commerce Center
File No. CO US 04-002
The above referenced Site Plans, received on February 24, 2004, was reviewed for 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
None
PUBLIC WORKS - TRAFFIC
1. Provide a revised traffic analysis, with particular emphasis placed upon consideration for the
installation of a northbound left turn lane into the site.
ENGINEERING
2. 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 Commission and at permit review,
UTILITIES
None
LUck
Cc: Jeffrey R. Livergood, P,E., Director, Public Works (via e-mail)
Peter V. Mazzella, Deputy Utility Director, Utilities
H. David Kelley, Jr" P.E./ P.S,M., City Engineer, Public WorkslEngineering (via e-mail)
Glenda Hall, Maintenance Supervisor, Public WorkslForestry & Grounds Division
Larry Quinn, Solid Waste Manager, Public WorkslSolid Waste
Kenneth Hall, Engineering Plans Analyst, Public WorkslEngineering (via e-mail)
File
S:\Engineering\Kribs\High Ridge Commerce Center, Condo Use 1st Review.doc
------
,<.J
DATE:
February 27, 2004
List of Acronvms/Abbreviations:
ASCE - American Society of Civil
Engineers
BBA - Boynton Beach Amendments
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
EPA - Environment Protection Agency
FBC - Florida Building Code
FFHA - Federal Fair Housing Act
FIRM - Flood Insurance Rate Map
F.S. - Florida Statutes
LDR - Land Development Regulations
NEC - National Electric Code
NFPA - National Fire Prevention Assn
NGVD - National Geodetic Vertical
Datum of 1929
SFWMD - South Florida Water
Management District
DEPARTMENT OF DEVELOPMENT
BUILDING DIVISION
MEMORANDUM NO. 04-041
TO:
FROM:
Michael W. Rumpf
Director of Planning ~
Timothy K. Large ~
TRC MemberlBuilding Division
SUBJECT:
Project - High Ridge Commerce Center #2
Dance Studio
File No. - COUS 04-002 - 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.
Building Division (Site Specific and Permit Comments) - Timothv K. Large (561) 742-6352
1 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 commission and at permit review.
2 Indicate within the site data the occupancy type of the tenant space as defined in 2001
FBC, Chapter 3.
3 At time of permit reView, submit signed and sealed working drawings of the proposed
construction.
4 As required by LDR, Chapter 4, Section 7, submit a floor plan drawing. The building plans
are not being reviewed for compliance with the applicable building codes. Therefore, add
the words "Floor plan layout is conceptual" below the drawing titled Floor Plan.
5 If capital facility fees (water and sewer) are 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 full name of the project as it appears on the Development Order and the
Commission-approved site plan.
b. 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)
6 The full address of the project shall be submitted with the construction documents at the
time of permit application submittal. The name of the project as it appears on the
S:\Development\Building\ TRC\ TRC 2004\High Ridge Commerce Center #2 Dance Studio
Page 1 of 2
Development Order must be noted on the building permit application at the time of
application submittal.
7 A floor plan of the dance studio shall be submitted for review. The floor plan shall show all
required exits, emergency light locations, exit signs, offices, and other areas of the space.
Show all required fire rated partitions.
8 Indicate the occupant load and the occupancy type of this space on the plans per 2001
FBC, Chapter 3 and Table 1003.
bf
S:IDevelopmentlBuildingl TRCI TRC 20041High Ridge Commerce Center #2 Dance Studio
Page 2 of 2
/'//
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
For review of:
COUS 04-002 1 st review-fire
Project Name and Address:
Hiqh Ridqe Commerce Ctr. #2 Dance Studio
S. W, corner of Hiqh Ridqe & Minor Rd,
Reviewed by:
*h
Rodqer Kemmer, Fire Protection Enqineer
Department:
Fire and Life Safety
Phone:
(561) 742-6753
Comments to:
Sherie Coale by email on 2/24/04
CODE REQUIREMENTS
We have reviewed this conditional use application and have no comments.
cc: Steve Gale
Bob Borden
TRC Memorandum
Page 1 of 1
Coale, Sherie
From: Hallahan, Kevin
Sent: Friday, February 27,2004 1 :30 PM
To: Breese, Ed
Cc: Coale, Sherie
Subject: High Ridge Commerce Ctr #2 Dance Studio COUS 04-002
Planning Memorandum: Forester I Environmentalist
To:
Ed Breese, Principal Planner
From:
Kevin J. Hallahan, Forester / Environmentalist
Subject:
High Ridge Commerce Ctr#2 Dance Studio
Conditional Use - 1 st Review
caus 04-002
Date:
February 27,2004
I do not have any comments on the proposed conditional use.
Kjh
File
3/1012004
CATHY SWEETAPPLE & ASSOCIATES
TRANSPORTATION AND MOBILITY PLANNING
LETTER OF TRANSMITTAL
Date: March 26, 2004
To: Mr. Michael W. Rumpf
Director of Planning and Zoning
City of Boynton Beach
100 East Boynton Beach Boulevard
Boynton Beach, Florida 33425
From: Cathy Sweetapple, AICP
Regarding: High Ridge Commerce Center II
Dance Studio Conditional Use
Traffic Performance Standards Traffic Study
Attachment: 5 Copies of the Traffic Performance Standards Traffic Study
(signed and sealed)
Dear Mr. Rumpf:
Thank you in advance for your review of the enclosed material. I am forwarding one copy directly to Mr.
Masoud Atefi at Palm Beach County's Traffic Division. Please call if you have any questions or concerns.
Thank-you.
Cathy Sweetapple & Associates
Transportation and Mobility Planning
Cathy S. Sweetapple, AICP
cc: Masoud Atefi, MSCE, Palm Beach County Traffic Division - 1 Copy (signed and sealed)
Joni Brinkman, AICP, Winston Lee & Associates, Inc. - 1 Copy
Colleen Mohr, Levitt Commercial - 1 Copy
Seth Wise, Levitt Commercial-1 Copy (signed and sealed)
101 North Gordon Road, Fort Lauderdale, Florida 33301
954-463-8878 office 954-525-4303 fax 954-649-8942 cell Email: csweet@bellsouth.net
Ci\.THY SWEETAPPLE & ASSOCIATES
TRANSPORTATION AND MOBILITY PLANNING
March 22, 2004
Mr. Michael W, Rumpf
City of Boynton Beach
100 East Boynton Beach Boulevard
Boynton Beach, Florida 33425
RE: High Ridge Commerce Center II - Dance Studio Conditional Use
Traffic Performance Standards Traffic Study
Proiect Number 04-012
Dear Mr. Rumpf:
In coordination with Winston Lee Associates, Inc., my office has been asked to prepare a Traffic Study to accompany the
request for a conditional use approval to permit a dance studio to occupy 5,710 square feet of previously approved
industrial use within High Ridge Commerce Center II. Please find enclosed 5 copies ofthe completed Traffic Study which
has been prepared pursuant to the Palm Beach County Traffic Performance Standards to evaluate the trip impact
resulting from the proposed change in use. A complete re-evaluation of the standards has been performed for High
Ridge Commerce Center II, and we have found the project to be in compliance with the analysis methodology required by
Part One and Part Two of Test One, and Test Two.
Proposed Development Modifications
High Ridge Commerce Center II received concurrency approval from Palm Beach County based upon 111,720 square
feet of industrial use and 27,930 square feet of warehouse use as reflected in Table 1A below. It received site plan
approval by the City of Boynton Beach for 110,946 square feet of industrial use and 24,000 square feet of warehouse
use, now it seeks to modify that approval by converting 5,710 square feet of industrial use to a dance studio. The
proposed modification will result in a 14 trip increase during the PM peak hour, above the concurrency approval granted
by Palm Beach County, and will result in a 1 trip decrease during the AM peak hour.
Table 1A - High Ridge Commerce Center II
Develo ment Summa and AM and PM Peak Hour Tri s
High Ridge Commerce Center II Scale of Development Net External
PM Peak Hour Tri s
117
111,720 sf industrial
27,930 sf warehouse
110,946 sf industrial
24,000 sf warehouse
105,236 sf industrial
24,000 sf warehouse
5,710 sf dance studio
Net External
AM Peak Hour Tri s
110
Approved for Concurrency by
Palm Beach Coun
Site Plan Approval by the City of
Bo nton Beach
Proposed Modifications for Dance
Studio
114
108
131
109
Pro osed - A roved 14-1
[1] The ITE 7111 Edition rate for Fitness Center has been used to calculate the trip impacts for the proposed dance studio use on site.
101 North Gordon Road, Fort Lauderdale, Florida 3330 I
954-463-8878 office 954-525-4303 fax 954-649-8942 cell Email: csweet@bellsouth.net
Mr, Michael W. Rumpf
High Ridge Commerce Center II - Dance Studio Conditional Use
Traffic Performance Standards Traffic Study
Project Number 04-012
March 22, 2004 - Page 2
The Applicant has reviewed the Conditions of Approval which have been prepared by the City of Boynton Beach for the
Dance Studio Conditional Use. Based upon the City's request to consider a northbound left turn lane into the site, the
Traffic Study was expanded identify the project traffic assignment anticipated at the two project driveways adjacent to
High Ridge Road. The following findings were made:
City's request:
Provide a revised traffic analysis, with particular emphasis placed upon consideration for the installation of a northbound
left turn lane into the site.
Response:
The Applicant expanded the Traffic Study to include an evaluation of driveway turning movements at the two project
driveways which connect High Ridge Commerce Center II to High Ridge Road. Each of the two planned driveways
permit full turning movements into and out of the site. Figures 4 and 5 illustrate the proposed illustrative Site Plan, and
identify the AM and PM peak hour driveway volumes using the two project access locations.
. Detailed traffic assignments at each of the project driveways have been prepared to supplement the analyses
performed under Test One and Test Two. Driveway turning movements for the AM and PM peak hours are provided
in the enclosed Figures 4 and 5, respectively. This information was prepared to understand the assignment of
project traffic during the AM and PM peak hours, and to determine how this traffic would access various segments of
High Ridge Road.
. The site design for High Ridge Commerce Center II reflects two driveway entrances into the site off of the two lane
section of High Ridge Road. Limited striping is found in the pavement along High Ridge Road at the project access
identified as Industrial Way. A southbound left turn lane is striped into the pavement at Industrial Way and a
northbound left turn lane is striped into the pavement serving Miner Road on the north.
. The Applicant recognizes that the heaviest inbound movement into the site will occur during the AM peak hour, at a
time when the traffic from the dance studio will be minimized, Using the project traffic distribution percentages
previously approved for the site, the Applicant has estimated the turning movement volumes at the two project
driveways, to determine the magnitude of the inbound left turn lane traffic demand.
. The Applicant found the that the northbound left turn lane demand to access the site in the AM peak hour reflects 23
northbound lefts at the south driveway and 24 northbound lefts at the main driveway (see Figure 4). Pursuant to the
Manual of Uniform Minimum Standards for Design, Construction, and Maintenance for Streets and
Highways, also known as the "Florida Greenbook", exclusive left turn lanes are typically required when the project
traffic meets or exceeds 30 left turns at one project driveway during any given peak hour. High Ridge Commerce
Center II is not anticipated to reach that 30 left turn threshold.
. In addition to the Florida Greenbook standards, the Applicant has found that acceptable levels of service are
maintained through the buildout of the project along the study sections of High Ridge Road. In fact, High Ridge
Road currently operates at level of service C during the peak hour, and will continue to maintain level of service C
through the buildout of the project. The volume to capacity ratios for High Ridge Road as projected for the buildout
year 2005 (with project) range between 0.48 and 0.50.
101 North Gordon Road, Fort Lauderdale, Florida 3330 I
954-463-8878 office 954-525-4303 fax 954-649-8942 cell Email: csweet@bellsouth.net
Mr, Michael W. Rumpf
High Ridge Commerce Center 11- Dance Studio Conditional Use
Traffic Performance Standards Traffic Study
Project Number 04-012
March 22, 2004 - Page 3
Conclusions
Given the analyses performed in the enclosed Traffic Performance Standards Traffic Study, acceptable levels of service
are found to be maintained through the build out year 2005 for significantly impacted roadway segments pursuant to the
Palm Beach County Traffic Performance Standards Code. The information included herein documents that the High
Ridge Commerce Center II once again meets the TPS standards, and has successfully complied with Part One and Part
Two of Test One and Test Two. The additional information provided on driveway turning movements, applicable design
standards and levels of service indicate that the provision of an exclusive northbound left tum lane on High Ridge Road at
the main project entrance is not supported by the standards and the current magnitude of the land use planned for the
site.
Thank you in advance for your review of the enclosed material. Please do not hesitate to call if you have any questions
or concerns.
Sincerely,
Cathy Sweetapple & Associates
Transportation and Mobility Planning
~~
Cathy Sweetapple, AICP
cc: Joni Brinkman
Colleen Mohr
C:IDocuments and SettingslCathy SweetapplelMy DocumentslHigh Ridge Center\Rumf 3-22.{)4.doc
101 North Gordon Road, Fort lauderdale, Florida 3330 I
954-463-8878 office 954-525-4303 fax 954-649-8942 cell Email: csweet@bellsouth.net
TRAFFIC PERFORMANCE
STANDARDS TRAFFIC
STUDY
High Ridge
Commerce Center II
March 2004
Prepared for:
Levitt Commercial
CATHY SWEETAPPLE & ASSOCIA S
TRANSPORTATION AND MOBILITY PLANNING
101 North Gordon Road, Fort Lauderdale, Florida 33301
954-463-8878 office 954-525-4303 fax Email: csweet@bellsouth.net
HIGH RIDGE COMMERCE CENTER II
TRAFFIC PERFORMANCE STANDARDS TRAFFIC STUDY
In coordination with Winston Lee Associates, Inc., my office has been asked to prepare a Traffic Study to accompany the
request for a conditional use approval to permit a dance studio to occupy 5,710 square feet of previously approved
industrial use within High Ridge Commerce Center II. This Traffic Study has been prepared pursuant to the Palm Beach
County Traffic Performance Standards to evaluate the trip impact resulting from the proposed change in use.
Site Location and Proposed Development Modifications
High Ridge Commerce Center II received concurrency approval from Palm Beach County based upon 111,720 square
feet of industrial use and 27,930 square feet of warehouse use as reflected in Table 1A below. The project is located
generally west of 1-95 and north of Gateway Boulevard, bounded by High Ridge Road on the east and Miner Road on the
north (see the enclosed Figure 1). High Ridge Commerce Center II received site plan approval by the City of Boynton
Beach for 110,946 square feet of industrial use and 24,000 square feet of warehouse use. Now it seeks to modify that
approval by converting 5,710 square feet of industrial use to a dance studio. The proposed modification will result in a 14
trip increase during the PM peak hour, above the concurrency approval granted by Palm Beach County. An illustrative
copy of the project site plan is provided in the enclosed Figure 2.
eve opment ummary an PM Peak our Trips
High Ridge Commerce Center II Scale of Development Net External Table Reference
PM Peak Hour Trips
Approved for Concurrency by 111,720 sf industrial 117 See Table 1B
Palm Beach County 27,930 sf warehouse
Site Plan Approval by the City of 110,946 sf industrial 114 See Table 1C
Boynton Beach 24,000 sf warehouse
Proposed Modifications for Dance 105,236 sf industrial 131 See Table 2 [1]
Studio 24,000 sf warehouse
5,710 sf dance studio
Proposed. Approved 14
Table 1A - High Ridge Commerce Center II
D I S d H
[1] The ITE 7th Edition rate for Fitness Center has been used to calculate the trip impacts for the proposed dance studio use on site.
Based upon this proposed change, an updated Traffic Study has been prepared for High Ridge Commerce Center II, to
reevaluate the project impacts upon the surrounding roadway network. The study addresses the peak hour project
impacts to significantly impacted roadways and intersections pursuant to the newly renamed and reformatted Article 12
of the Palm Beach County ULDC (previously referred to as Article 15), and has been submitted herein to the City of
Boynton Beach and Palm Beach County for approval. Based upon the enclosed analyses for significantly impacted
roadways and intersections, we have found that High Ridge Commerce Center II meets the Palm Beach County Traffic
Performance Standards, and therefore should be able to receive traffic concurrency approval based upon the proposed
modifications to include a dance studio.
Test 1 Traffic Performance Standards Analysis
A Test 1 traffic impact analysis has been performed consistent with the ULDC, to evaluate two-way PM peak hour traffic
conditions on roadway segments and intersections deemed significant within a 2 mile distance from the entrance to the
project site. The Test 1 traffic impact analysis has been performed for High Ridge Commerce Center II (with the
additional 14 PM peak hour trips resulting from the dance studio), evaluating total traffic conditions for the year 2005
consistent with the Palm Beach County Traffic Performance Standards Code.
High Ridge Commerce Center II
Traffic Performance Standards Traffic Study
Cathy Sweetapple & Associates
March 2004
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Site Location
Figure 1 - Location Map
High Ridge Commerce Center II
Levitt Commercial
March 2004
Source: Cathy Sweetapple & Associates
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Figure 2 - Illustrative Site Plan
High Ridge Commerce Center"
Levitt Commercial
March 2004
Source. Cathy Sweetapple & Associates
Project Trip Generation
The proposed development program (as described above) generates 131 net external PM peak hour trips,
resulting in a 14 PM peak hour trip increase from the prior approval as summarized in Table 1A above.
Detailed trip generation analyses are provided for the daily, AM peak hour and PM peak hour reflecting the
original traffic concurrency approval (Table 1 B), the approved site plan approval (Table 1C) and the proposed
modifications to the use of the buildings to permit a dance studio (Table 2). Based upon the limitations ofthe
trip generation data in ITE, the ITE 7th Edition rate for Fitness Center (under land use code 492) has been used
to calculate the trip impacts for the proposed dance studio use on site. Trip generation rates for the AM peak
hour and PM peak hour were available, however the daily trip generation was estimated based upon 15% of the
PM peak hour trips. While a minimum number of trips are estimated for the dance studio during the AM peak
hour, no dance classes are anticipated during the weekday morning peak hour.
Radius of Development Influence
Using the trip generation analysis performed above, and pursuant to Table 12.B.2.D-7 3A: Test One -
Maximum Radius of Development Influence from Article 12 of the ULDC, the proposed PM peak hour trips for
the project define a radius of development influence consisting of a 2 mile driving distance from the entrances to
the project site as reflected in the attached Figure 3. The 2 mile study area has been evaluated using the
previously approved project distribution from the October 2002 Traffic Study (see Attachment I) to determine
which roadways will carrying significant project trips consistent with Palm Beach County standards. The
enclosed Table 3 demonstrates those roadway segments where the two-way peak hour project trips are greater
than or equal to 1.0% of the adopted maximum service volume (5.0% for 1-95). These become the subject of
further Traffic Performance Standards review as evaluated in Tables 4A and 4B for the two-way PM peak hour
analysis.
Existing Traffic Conditions
Existing two-way peak hour traffic volumes on the significantly impacted study area roadway segments within
the radius of development influence (Minor Road, High Ridge Road and Gateway Boulevard) have been
identified using either twenty four hour traffic counts collected by Palm Beach County or peak hour intersection
turning movements recorded by Palm Beach County (see Attachment II). Traffic counts for High Ridge Road
and Gateway Boulevard were collected during peak season 2003. Data for Minor Road was obtained from a
peak hour turning movement collected in December of 2001. All peak hour traffic data has been adjusted for
peak season using the FDOT peak season conversion factors (PSCF) from the year 2002 (the most current
factors published). The two-way peak hour maximum service volumes at LOS "D" (which have been utilized in
this analysis) are consistent with Table 12.B.2.C-11A: LOS 0 Link Service Volumes from the Palm Beach
County Traffic Performance Standards code. The enclosed Table 4A identifies the two-way PM peak hour,
peak season traffic conditions on significantly impacted study area roadways which have a terminus up to 2
miles from the project entrances. Acceptable levels of service were found to exist under existing traffic
conditions on those significant roadway segments.
Future Background Traffic Conditions
The enclosed Table 4A includes the future background traffic volumes which have been identified on the
significant study roadway segments for the year 2005 build out time frame of the project, representing four (4)
years of growth from the year 2001 count on Minor Road and two (2) years of growth for the 2003 counts on
High Ridge Road and Gateway Boulevard. Growth rates were calculated using the historical data for 1999,
2000,2001 and 2003 as obtained from Palm Beach County's Compound Growth Rate Analysis for Year 2001
(prepared June 6, 2002), and the current Palm Beach County traffic count database for year 2003,
The enclosed Table 5 identifies the growth rate calculations for High Ridge Road and Gateway Boulevard, and
provides an average growth rate calculation for Minor Road. Acceptable levels are service are met under future
background traffic conditions.
High Ridge Commerce Center II
T raffle Performance Standards T rafflc Study
Cathy Sweetapple & Associates
March 2004
4
TABLE 1B
HIGH RIDGE COMMERCE CENTER II
APPROVED FOR TRAFFIC CONCURRENCY BASED UPON OCTOBER 2002 TRAFFIC STUDY
23-Mar-04
ITE DAILY
LAND PALM BEACH COUNTY GROSS
USE TRIP GENERATION VEHICLE IN OUT
LAND USE UNITS CODE RATE OR FORMULA TRIPS % TRIPS % TRIPS
GENERAL INDUSTRIAL 111,720 SQ. FT. 110 T = 6.97 (Xl 779 50% 389 50% 390
WAREHOUSE 27,930 SQ. FT. 150 T = 4.96 (Xl 139 50% 69 50% 70
GROSS TOTAL TRIPS 918 50% 458 50% 460
PASS-BY 5% 46 50% 23 50% 23
NET EXTERNAL TRIPS 872 50% 435 50% 437
ITE AM PEAK HOUR
LAND ITE 7TH EDITION AM
USE TRIP GENERATION PEAK IN OUT
LAND USE UNITS CODE RATE OR FORMULA TRIPS % TRIPS % TRIPS
GENERAL INDUSTRIAL 111,720 SQ. FT. 110 T = 0.92 (Xl 103 88% 90 12% 13
WAREHOUSE 27,930 SQ. FT. 150 T = 0.45 (Xl 13 88% 11 12% 2
GROSS TOTAL TRIPS 116 87% 101 13% 15
PASS-BY 5% 6 87% 5 13% 1
NET EXTERNAL TRIPS 110 87% 96 13% 14
ITE PM PEAK HOUR
LAND ITE 7TH EDITION PM
USE TRIP GENERATION PEAK IN OUT
LAND USE UNITS CODE RATE OR FORMULA TRIPS % TRIPS % TRIPS
GENERAL INDUSTRIAL 111,720 SQ. FT. 110 T = 0.98 (Xl 109 12% 13 88% 96
WAREHOUSE 27,930 SQ. FT. 150 T = 0.51 (Xl 14 12% 2 88% 12
GROSS TOTAL TRIPS 123 12% 15 88% 108
PASS-BY 5% 6 12% 1 88% 5
NET EXTERNAL TRIPS 117 12% 14 88% 103
Table 1 B
TABLE 1C
HIGH RIDGE COMMERCE CENTER II
APPROVED SITE PLAN UNDER CONSTRUCTION
23-Mar-04
ITE DAILY
LAND PALM BEACH COUNTY GROSS
USE TRIP GENERATION VEHICLE IN OUT
LAND USE UNITS CODE RATE OR FORMULA TRIPS % TRIPS % TRIPS
GENERAL INDUSTRIAL 110,946 SQ. FT. 110 T = 6.97 (Xl 773 50% 387 50% 386
WAREHOUSElMEZZANINE 24,000 SQ. FT. 150 T = 4.96 (Xl 119 50% 60 50% 59
GROSS TOTAL TRIPS 893 50% 447 50% 446
PASS-BY 5% 45 50% 23 50% 22
NET EXTERNAL TRIPS 848 50% 424 50% 424
ITE AM PEAK HOUR
LAND ITE 7TH EDITION AM
USE TRIP GENERATION PEAK IN OUT
LAND USE UNITS CODE RATE OR FORMULA TRIPS % TRIPS % TRIPS
GENERAL INDUSTRIAL 110,946 SQ. FT. 110 T = 0.92 (Xl 102 88% 90 12% 12
WAREHOUSElMEZZANINE 24,000 SQ. FT. 150 T = 0.45 (Xl 11 88% 10 12% 1
GROSS TOTAL TRIPS 114 88% 100 12% 14
PASS-BY 5% 6 88% 5 12% 1
NET EXTERNAL TRIPS 108 88% 95 12% 13
ITE PM PEAK HOUR
LAND ITE 7TH EDITION PM
USE TRIP GENERATION PEAK IN OUT
LAND USE UNITS CODE RATE OR FORMULA TRIPS % TRIPS % TRIPS
GENERAL INDUSTRIAL 110,946 SQ. FT. 110 T = 0.98 (Xl 109 12% 13 88% 96
WAREHOUSElMEZZANINE 24,000 SQ. FT. 150 T = 0.51 (Xl 12 12% 1 88% 11
GROSS TOTAL TRIPS 120 12% 14 88% 106
PASS-BY 5% 6 12% 1 88% 5
NET EXTERNAL TRIPS 114 11% 13 89% 101
Table 1C
TABLE 2
HIGH RIDGE COMMERCE CENTER II
PROPOSED MODIFICATION TO APPROVED SITE PLAN TO INCORPORATE A DANCE STUDIO
23-Mar-04
ITE DAILY
LAND PALM BEACH COUNTY GROSS
USE TRIP GENERATION VEHICLE IN OUT
LAND USE UNITS CODE RATE OR FORMULA TRIPS % TRIPS % TRIPS
GENERAL INDUSTRIAL 105,236 SQ. FT. 110 T = 6.97 (X) 733 50% 367 50% 366
WAREHOUSElMEZZANINE 24,000 SQ. FT. 150 T = 4.96 (X) 119 50% 60 50% 59
DANCE STUDIO 5,710 SQ. FT. 492 [1] N/A 153 50% 77 50% 76
GROSS TOTAL TRIPS 1,006 50% 504 50% 502
PASS-BY 5% 50 50% 25 50% 25
NET EXTERNAL TRIPS 956 50% 479 50% 477
ITE AM PEAK HOUR
LAND ITE 7TH EDITION AM
USE TRIP GENERATION PEAK IN OUT
LAND USE UNITS CODE RATE OR FORMULA TRIPS % TRIPS % TRIPS
GENERAL INDUSTRIAL 105,236 SQ. FT. 110 T = 0.92 (X) 97 88% 85 12% 12
WAREHOUSElMEZZANINE 24,000 SQ. FT. 150 T = 0.45 (X) 11 88% 10 12% 1
DANCE STUDIO 5,710 SQ. FT. 492 [1] T = 1.21 (X) 7 42% 3 58% 4
GROSS TOTAL TRIPS 115 86% 98 14% 17
PASS-BY 5% 6 88% 5 12% 1
NET EXTERNAL TRIPS 109 85% 93 15% 16
ITE PM PEAK HOUR
LAND ITE 7TH EDITION PM
USE TRIP GENERATION PEAK IN OUT
LAND USE UNITS CODE RATE OR FORMULA TRIPS % TRIPS % TRIPS
GENERAL INDUSTRIAL 105,236 SQ. FT. 110 T = 0.98 (X) 103 12% 12 88% 91
WAREHOUSElMEZZANINE 24,000 SQ. FT. 150 T = 0.51 (X) 12 12% 1 88% 11
DANCE STUDIO 5,710 SQ. FT. 492 [1] T = 4.05 (X) 23 51% 12 49% 11
GROSS TOTAL TRIPS 138 18% 25 82% 113
PASS-BY 5% 7 12% 1 88% 6
NET EXTERNAL TRIPS 131 18% 24 82% 107
Note:
[1] The ITE 7th Edition rate for Fitness Center has been used to represent the proposed dance studio use on site.
No daily rate is available for fitness center. Daily is estimated based upon 15% of the PM peak hour trips.
Table 2
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Site Location
Figure 3 - 2 Mile Radius of Development Influence Study Area
High Ridge Commerce Center II
Levitt Commercial
March 2004
Source: Cathy Sweetapple & Associates
TABLE 3
HIGH RIDGE COMMERCE CENTER II
PALM BEACH COUNTY TPS TRAFFIC IMPACT STUDY AREA DETERMINATION
TWO MILE RADIUS OF DEVELOPMENT INFLUENCE
23-Mar-O~L
!~ [1] .--r [2] 1 PROJECT! ROADWAY
i HIGH RIDGE nw~AY l ~. LINKS> 1%
i ~ HOUR PERCENT OF AND
FACILITY CENTER II
TYPE PROJ = 131 MAXIMUM MAXIMUM 1-95
ROADWAY EXISTING PM PEAK SERVICE SERVICE LINKS> 5%
FROM TO LANES DIST. ~-.I~IPS VOLUME _ _VOLUME YES/NO
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HYPOLUXO ROAD
CONGRESS AVENUE HIGH RIDGE ROAD 6LD 10.00% 13 4,550 I 0.29% I NO
HIGH RIDGE ROAD 1-95 6LD 4.00% 5 4.550 0.11% NO
1-95 SEACREST BLVD 4LD 2.00% 3 3,020 0.10% I NO
SEACREST BLVD EAST OF SEACREST BLVD 4LD 1.00% 1 3,020 0.03% NO
MINER ROAD
LAWRENCE ROAD CONGRESS AVENUE 2L 6.00% 8 1,390 0.58% NO
CONGRESS AVENUE HIGH RIDGE ROAD 2L 14.00% 18 1,390 1.29% YES
GATEWAY BLVD
WEST OF CONGRESS AVE CONGRESS AVENUE 6LD 8.00% 10 4,550 0.22% NO
CONGRESS AVENUE HIGH RIDGE ROAD 4LD 16.00% 21 3,020 0.70% NO
HIGH RIDGE ROAD 1-95 4LD[3] 32.00% 42 3,020 1.39% YES
1-95 SEACREST BLVD 4LD 14.00% 18 3,020 0.60% NO
SEACREST BLVD EAST OF SEACREST BLVD 2L 10.00% 13 1.390 0.94% NO
CONGRESS AVE
HYPOLUXO ROAD MINER ROAD 6LD 8.00% 10 4,550 0.22% NO
MINER ROAD GATEWAY BLVD 6LD 6.00% 8 4,550 0.18% NO
GATEWAY BLVD SOUTH OF GATEWAY BLVD 6LD 2.00% 3 4,550 0.07% NO
HIGH RIDGE ROAD
LANTANA ROAD HYPOLUXO ROAD 2L 24.00% 31 1,390 2.23% YES
HYPOLUXO ROAD MINER ROAD 2L 38.00% 50 1,390 3.60% YES
MINER ROAD GATEWAY BLVD 2L 48.00% 63 1,390 4.53% YES
1-95
LANTANA ROAD HYPOLUXO ROAD 6FR 6.00% 8 I 8,900 0.09% NO
HYPOLUXO ROAD GATEWAY BLVD 6FR 2.00% 3 i 8,900 0.03% NO
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NOTES:
[1] REFER TO TABLE 2 FOR THE PROPOSED TRIP GENERATION ANALYSIS.
TRIP DISTRIBUTION PERCENTAGES WERE OBTAINED FROM THE OCTOBER 2002 TRAFFIC STUDY (SEE ATTACHMENT 1).
[2] PEAK HOUR TWO WAY MAXIMUM SERVICE VOLUMES ARE CONSISTENT WITH THE TABLE 12.B.2.C-1 1A:
LOS D LINK SERVICE VOLUMES FROM THE PBC TPS CODE.
[3] THE EAST AND WEST INTERSECTION APPROACHES ON GATEWAY BOULEVARD AT HIGH RIDGE ROAD PROVIDE
3 THROUGH TRAVEL LANES IN EACH DIRECTION. THEREFORE, THIS SEGMENT COULD BE EVALUATED AS A 6LD,
AND AS SUCH, PROJECT TRAFFIC WOULD FALL BELOW 1.0% OF LOS D MAXIMUM SERVICE VOLUME AT 0.92%.
Cathy Sweetapple & Associates
High Ridge Concurrency 3-11-04.123
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Maior Proiect Traffic
The Major Projects Map has not reflected any previously approved project with a concurrency reservation where
the project will add more trips than ten percent of the LOS D maximum service volume to any significantly
impacted roadway segment within the radius of development influence.
Project Traffic Assignment
Net external project trips have been assigned to the roadway network using the previously approved project
traffic distribution which is included in Attachment I. The project distribution percentage and the assignment of
the net external project traffic is provided in the enclosed Table 48 for the two-way PM peak hour analysis
which is required for Part Two of Test One.
Total Traffic Conditions
An evaluation of the roadway level of service under total traffic conditions has been performed for the significant
study roadway segments. Total traffic conditions reflect the combined effect of future background traffic, major
project traffic and project traffic from High Ridge Commerce Center II. The enclosed Table 48 reflects two-way
PM peak hour traffic conditions for year 2005 total traffic. No roadway deficiencies were found to exist under
two-way PM peak hour total traffic conditions on those segments deemed significant within a 2 mile distance
from the project entrance. Therefore the project passes Part Two of Test One.
Intersections
The Palm Beach County TPS Standards require that major signalized intersections be analyzed using the
Highway Capacity Manual (HCM) 1985 Planning Methodology, for major signalized intersections located nearest
to the project access link where the project's traffic is significant on the link. To meet the criteria of Part One of
Test One, the major signalized intersection shall be found to operate below the threshold of 1,400 vehicles per
hour as the critical volume. The intersection of High Ridge Road and Gateway Boulevard has been analyzed as
part of this study. The intersection was analyzed under existing traffic conditions using the data collected on
March 12, 2003, and was then analyzed for the buildout year 2005 to include background growth in traffic and
the project traffic from High Ridge Commerce Center II. The Planning Methodology worksheets, the intersection
turning movement worksheet (Table 6) and the existing turning movement volumes are provided in Attachment
III. The major signalized intersection studied was found to operate below the critical volume threshold of 1 ,400
vehicles, therefore the project passes Part One of Test One. Project traffic was not found to equal or exceed
10% of the total approach traffic on any additional major signalized intersection within the radius of development
influence, therefore no additional analyses were required.
Test 2 Traffic Impact Analysis
A Test 2 traffic evaluation was performed for the project based upon the proposed 956 daily trips for High
Ridge Commerce Center II. Pursuant to Table 12.8.2.0-938: Test 2 - Model Test - Maximum Radius of
Development Influence from Article 12 of the ULDC, the radius of development influence for the Test 2
analysis would address only the "project accessed link" on the first accessed major thoroughfare, Pursuant to
Palm Beach County's Test 2 Roadway Network Deficiency Map, the first directly accessed major thoroughfare
roadway (High Ridge Road) is not projected to be overcapacity. Therefore, High Ridge Commerce Center II
meets the criteria of Test 2,
Driveway Access and Turning Movements
Detailed traffic assignments at each of the project driveways have been prepared to supplement the analyses
performed under Test One and Test Two. Driveway turning movements for the AM and PM peak hours are
provided in the enclosed Figures 4 and 5, respectively. This information was prepared to understand the
assignment of project traffic during the AM and PM peak hours, and to determine how this traffic would access
various segments of High Ridge Road.
High Ridge Commerce Center II
Traffic Performance Standards Traffic Study
Cathy Sweetapple & Associates
March 2004
12
The site design for High Ridge Commerce Center II reflects two driveway entrances into the site off of the two
lane section of High Ridge Road. Limited striping is found in the pavement along High Ridge Road at the
project access identified as Industrial Way. A southbound left turn lane is striped into the pavement at Industrial
Way and a northbound left turn lane is striped into the pavement serving Miner Road on the north. The
Applicant recognizes that the heaviest inbound movement into the site will occur during the AM peak hour, at a
time when the traffic from the dance studio will be minimized. Using the project traffic distribution percentages
previously approved for the site, the Applicant has estimated the turning movement volumes at the two project
driveways, to determine the magnitude of the inbound left turn lane traffic demand,
The Applicant found the that the northbound left turn lane demand to access the site in the AM peak hour
reflects 23 northbound lefts at the south driveway and 24 northbound lefts at the main driveway (see Figure 4).
Pursuant to the Manual of Uniform Minimum Standards for Design, Construction, and Maintenance far
Streets and Highways, also known as the "Florida Greenbook", exclusive left turn lanes are typically required
when the project traffic meets or exceeds 30 left turns at one project driveway during any given peak hour. High
Ridge Commerce Center II is not anticipated to reach that 30 left turn threshold.
In addition to the Florida Greenbaok standards, the Applicant has found that acceptable levels of service are
maintained through the buildout of the project along the study sections of High Ridge Road. In fact, High Ridge
Road currently operates at level of service C during the peak hour, and will continue to maintain level of service
C through the buildout of the project. The volume to capacity ratios for High Ridge Road as projected for the
buildout year 2005 (with project) range between 0.48 and 0.50.
Conclusions
Given the analyses performed in this Traffic Performance Standards Traffic Study, acceptable levels of service are found
to be maintained through the build out year 2005 for significantly impacted roadway segments pursuant to the Palm
Beach County Traffic Performance Standards Code. The information included herein documents that the High Ridge
Commerce Center 1\ once again meets the TPS standards, and has successfully complied with Part One and Part Two of
Test One and Test Two. The additional information provided on driveway turning movements, applicable design
standards and levels of service indicate that the provision of an exclusive northbound left tum lane on High Ridge Road at
the main project entrance is not supported by the standards and the type of land use planned for the site.
C:IDocuments and SettingslCathy SweetapplelMy DocumentslHigh Ridge CenterlTPS Traffic Study 3-22-04.doc
High Ridge Commerce Center II
Traffic Performance Standards Traffic Study
Cathy Sweetapple & Associates
March 2004
13
AM Peak Hour
98 driveway trips in
17 driveway trips out
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Site Location
Legend
Figure 4 - Project Access AM Peak Hour Tuming Movements
High Ridge Commerce Center II
Levitt Commercial
March 2004
Source: Cathy Sweetapple & Associates
PM Peak Hour
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Figure 5 - Project Access PM Peak Hour Tuming Movements
High Ridge Commerce Center II
Levitt Commercial
March 2004
Source: Cathy Sweetapple & Associates
Attachment I
Previously Approved
Project Distribution
From the
October 2002 Traffic Study
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Attachment II
Palm Beach County Traffic Count Data
Print Date: Jan/15/2004 Florida Department of Transportation
'" Transportation Statistics Office
2002 Peak Season Factor Category Report
PALM BEACH 195 MOCF 0,96
Category: 9395 Week Dates SF ~
1 01/01/2002 - 01/05/2002 0.96 1.00
2 01/06/2002 - 01/12/2002 1.00 1.04
3 01/13/2002 - 01/19/2002 1.04 1.08
4 01/20/2002 - 01/26/2002 1.02 1.06
5 01/27/2002 - 02/02/2002 1.00 1.04
* 6 02/03/2002 - 02/09/2002 0.97 1.01
* 7 02/1 0/2002 - 02/16/2002 0.95 0.99
* 8 02/17/2002 - 02/23/2002 0.94 0.98
* 9 02/24/2002 - 03/02/2002 0.94 0.98
* 10 03/03/2002 - 03/09/2002 0.93 0.97
* II 03/1 0/2002 - 03/16/2002 0.92 0.96
* 12 03/17/2002 - 03/23/2002 0,93 0.97
* 13 03/24/2002 - 03/30/2002 0.94 0.98
* 14 03/31/2002 - 04/06/2002 0.96 1.00
* 15 04/07/2002 - 04/13/2002 0.97 1.01
* 16 04)14/2002 - 04/20/2002 0.98 1.02
* 17 04/21/2002 - 04/27/2002 0,99 1.03
* 18 04/28/2002 - 05/04/2002 1.00 1.04
19 05/05/2002 - 05/11/2002 1.01 1.05
20 05/12/2002 - 05/18/2002 1.02 1.06
21 05/19/2002 - OS/25/2002 1.02 1.06
22 OS/26/2002 - 06/01/2002 1.03 1.07
23 06/02/2002 - 06/08/2002 1.03 1.07
24 06/09/2002 - 06/15/2002 1.04 1.08
25 06/16/2002 - 06/22/2002 1.04 1.08
26 06/23/2002 - 06/29/2002 1.04 1.08
27 06/30/2002 - 07/06/2002 1.03 1.07
28 07/07/2002 - 07/13/2002 1.03 1.07
29 07/14/2002 - 07/20/2002 1.03 1.07
30 07/21/2002 - 07/27/2002 1.02 1.06
31 07/28/2002 - 08/03/2002 1.02 1.06
32 08/04/2002 - 08/10/2002 1.01 1.05
33 08/11/2002 - 08/17/2002 1.01 1.05
34 08/18/2002 - 08/24/2002 1.02 1.06
35 08/25/2002 - 08/31/2002 1.03 1.07
36 09/01/2002 - 09/07/2002 1.04 1.08
37 09/08/2002 - 09/14/2002 1.05 1.09
38 09/15/2002 - 09/21/2002 1.06 1.10
39 09/22/2002 - 09/28/2002 1.05 1.09
40 09/29/2002 - 10/05/2002 1.03 1.07
41 10/06/2002 - 10/12/2002 1.02 1.06
42 10/13/2002 - 10/19/2002 1.01 1.05
43 10/20/2002 - 10/26/2002 1.00 1.04
44 10/27/2002 - 1l/02/2002 1.00 1.04
45 11/03/2002 - 11/09/2002 1.00 1.04
46 11/10/2002 - 11/16/2002 0,99 1.03
47 11/17/2002 - 11/23/2002 0.98 1.02
48 11/24/2002 - 11/30/2002 0,98 1.02
49 12/01/2002 - 12/07/2002 0.97 1.01
50 12/08/2002 - 12/14/2002 0.97 1.01
51 12/15/2002 - 12/21/2002 0,96 1.00
52 12/22/2002 - 12/28/2002 1.00 1.04
53 12/29/2002 - 12/31/2002 1.04 1.08
Page 1
Palm Beach County Traffic Engineering
160 S. Australian Ave
West Palm Beach, FL 33406
Time Moo Morning Afternoon Morning Afternoon Morning Afternoon Morning Afternoon Morning Afternoon
12:00 34 234 53 254 87 488
12:15 38 276 39 251 77 527
12:30 27 236 31 277 58 513
12:45 28 284 127 1030 24 259 147 1041 52 543
01:00 12 254 19 264 31 518
01:15 15 241 18 252 33 493
01:30 11 262 36 247 47 509
01:45 11 272 49 1029 18 274 91 1037 29 546
02:00 17 290 22 262 39 552
02:15 11 291 15 282 26 573
02:30 8 253 17 291 25 544
02:45 7 379 43 1213 15 333 69 1168 22 712
03:00 14 353 14 338 28 691
03:15 26 326 32 326 58 652
03:30 23 354 9 320 32 674
03:45 36 280 99 1313 39 361 94 1345 75 641
04:00 40 287 24 333 64 620
04:15 26 285 21 361 47 646
04:30 28 318 28 332 56 650
04:45 21 245 115 1135 38 344 111 1370 59 589
05:00 75 273 58 393 133 666
05:15 66 292 61 432 127 724
05:30 90 326 77 449 167 775
05:45 109 281 340 1172 95 405 291 1679 204 686
06:00 156 300 93 375 249 67S
06:15 168 299 126 353 294 652
06:30 234 268 218 340 452 608
06:45 297 240 855 1107 339 288 776 1356 636 528
07:00 316 233 336 257 652 490
07:15 396 210 305 267 701 477
07:30 400 212 330 223 730 435
07:45 413 187 1525 842 350 208 1321 955 763 395
08:00 389 181 275 180 664 361
08:15 327 142 274 156 601 298
08:30 289 173 316 147 605 320
08:45 280 148 1285 644 224 144 1089 627 504 292
09:00 248 152 191 151 439 303
09:15 236 157 206 134 442 291
09:30 195 139 183 150 378 289
09:45 212 136 891 584 212 121 792 556 424 257
10:00 184 109 213 110 397 219
10:15 222 85 197 112 419 197
10:30 239 106 267 78 506 184
10:45 232 79 877 379 234 79 911 379 466 158
11:00 245 70 224 70 469 140
11 :15 257 70 235 62 492 132
11:30 224 63 249 54 473 117
11:45 250 53 976 256 240 49 948 235 490 102
Start
03-Mar-03
E/A
Hour Totals
Total
Percent
Corrbined
Total
Peak
Volume
P.H.F.
7182
40.2%
10704
59.8%
17886
07:15
1598
0.967
02:45
1412
0.931
Site Code: 000000004213
Station 10:
GATEWAY BLlNW 150'E OF HIGHRIOGE RO
W/A
Latitude: 0' 0.000 Undefined
Hour Totals Combined Totals
6640 11748 13822 22452
36.1% 63.9% 38.1% 61.9%
18388 36274
07:00 05:00 07:15 05:15
1321 1679 2858 2860
0.944 0,935 0.936 0.923
Palm Beach County Traffic Engineering
160 S. Australian Ave
West Palm Beach, FL 33406
Page 1
Site Code: 4648
Station 10:
HIGH RIDGE RD 200' S OF HYPOLUXO RD
Start
23-Jan-Q3
N/A
Hour Totals
S/A
Latitude: 0' 0.000 Undefined
Hour Totals Combined Totals
Time Thu Morninq Afternoon Morning Afternoon Mominq Afternoon Morninq Afternoon Morning Afternoon
12:00 5 41 1 44 6 85
12:15 4 42 5 32 9 74
12:30 4 34 2 38 6 72
12:45 2 37 15 154 0 39 8 153 2 76
01:00 1 29 2 31 3 60
01:15 1 41 1 31 2 72
01:30 2 35 0 41 2 76
01:45 2 28 6 133 3 34 6 137 5 62
02:00 1 38 4 62 5 100
02:15 1 32 1 47 2 79
02:30 3 55 0 58 3 113
02:45 2 69 7 194 1 78 6 245 3 147
03:00 3 64 1 113 4 177
03:15 6 44 2 61 8 105
03:30 3 42 1 65 4 107
03:45 4 42 16 192 1 41 5 280 5 83
04:00 4 44 1 47 5 91
04:15 6 68 3 66 9 134
04:30 6 49 1 91 7 140
04:45 9 56 25 217 6 85 11 289 15 141
05:00 16 43 3 107 19 150
05:15 12 54 5 73 17 127
05:30 22 59 6 74 28 133
05:45 19 49 69 205 7 61 21 315 26 110
06:00 8 69 5 40 13 109
06:15 21 44 14 42 35 86
06:30 28 44 10 41 38 85
06:45 33 32 90 189 28 52 57 175 61 84
07:00 46 39 49 32 95 71
07:15 47 24 58 30 105 54
07:30 98 26 78 31 176 57
07:45 134 20 325 109 136 22 321 115 DO 42
08:00 72 15 84 9 156 24
08:15 59 21 67 20 126 41
08:30 45 17 37 18 82 35
08:45 37 16 213 69 42 11 230 58 79 27
09:00 27 15 40 18 67 33
09:15 25 22 31 29 56 51
09:30 26 18 24 17 50 35
09:45 20 13 98 68 35 5 130 69 55 18
10:00 31 13 34 7 65 20
10:15 20 12 26 5 46 17
10:30 35 6 25 5 60 11
10:45 30 8 116 39 25 5 110 22 55 13
11:00 23 6 31 6 54 12
11 :15 32 5 18 1 50 6
11:30 41 8 45 1 86 9
11:45 23 7 119 26 32 1 126 9 55 8
Total 1099 1595 1031 1867 2130 3462
Percent 40.8% 59.2% 35.6% 64.4% 38.1% 61.9%
Coml:ined 2694 2898 5592
Total
Peak 07:30 02:30 07:30 04:30 07:30 04:15
Volume 363 232 365 356 728 565
PHF. 0.677 0.841 0.671 0.788 0.674 0.798
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PLANNING APPLICATION WORKSHEET
Intersection: ~ &Itld~ /ft~h t</~ f{()d Date:;' Z~{J f
. Analyst: ~ff. Tune Period Analyzed: PM "7.,,005
Project No. Gty jState: Bo.rn~ ~iFL
SB lOTAL 'h;h R{~e r<oa.J
N- STREET
I J21- I ~TC :?J3 11 ~
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NB TOTAL
EBLT = Lt1 NBLT = 6~
471 MAXIMUM
WBTH = SBTH = 2J~ SUM OF CRITICAL CAPACITY
~ 14l?') I lVJ't II VOLUMES lEVEL
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ILfS11 10wl > 1,400 OVER
r
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SIGNALIZED INTERSECTIONS
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under
9-81
PLANNING APPLICATION WORKSHEET
Intersection: f1~:feweur ~lvJ (i) ~~~\, oflt~ '?! ~Oa.J Date: j-2Z"O~
Analyst: ~k Tune Period Analyzed: PM - &,Sh~ '3 - rz. -~
Project No. City /State:~U ~ IVt~
_t-h~h RitA.~ ~
SB TOTAL N-S STREET
l,,-tI I I (J ~
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EBLT = 4= NBLT = 01
MAXIMUM
t.! " v. ~1 SUM OF CRITICAL CAPACITY
WBTH = I v ! SBTH =
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