TRAFFIC IMPACT ANALYSIS (1993)
April 29, 1993
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DAVID PLUMMER & ASSOCIATES, INC.
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CONSULTING ENGINEERS AND TRANSPORTATION PLANNERS
Mr. Dan Weisberg, PE
Palm Beach County Traffic Engineering Division
160 Australian Avenue
West Palm Beach, FL 33406
...------\
Re~.~~'n~esiive Ce~- #93820.01
Dear Mr. Weisberg:
Attached is a copy of the traffic impact analysis for Boynton Festive Center located
in the northwest quadrant of the Congress A venue/Old Boynton Road intersection. The site
is currently zoned C-3 and my client proposes to construct approximately 115~OOO square
feet of retail space. None of the proposed uses require a "special exception" or "conditional
use".
This traffic study is being submitted for your review as required by the Traffic
Perfonnance Standards Code. The proposed project generates more than 1,000 net daily
trips and therefore requires County review. The analysis follows our agreed upon
methodology of this project being an increment of the Boynton Beach 1\'lall and peripheral
development. The analysis shows that the project meets the County's Traffic Perfonnance
Standards if it is builtout by 1995.
Copies of the traffic study are also being submitted to the City of Boynton Beach as
required for site plan approval. Your expeditious review of this study is appreciated.
Very trnly>yours./ '. /7 .
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93820.ltr
RECEIVED
Enclosure
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PlANN\NG DEPT.
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cc: Chris Cutro (w/Enclosure)
Douglas McMillen
-
PALM BEACH :::J?AL CAsas. FORT MYERS
901 NORTH POINT PARKWAY. SUITE 108. WEST PALM BEACH. FLORIDA 33407
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TELEPHONE 407 686-1300. FAX 407 686-8870
CONSULTING ENGINEERS AND TRANSPORTATION PLANNERS
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DAVID PLUMMER & ASSOCIATES, INC.
May 5, 1993
Mr. Dan Weisberg, PE
Palm Beach County Traffic Engineering Division
160 Australian A venue
West Palm Beach, FL 33406
Re: Boynton Festive Center - #93820.01
Dear Mr. Weisberg:
The purpose of this letter is to provide additional information regarding the
distribution of project traffic for the above referenced project. Enclosed is an FSUTMS
plot of the distribution of TAZ 481 trips for the year 2010. TAZ 481 includes the Boynton
Beach Mall and peripheral development. No changes to the socio-economic or network data
were made to the model data received from the MPO in August 1992. A total of 60,500
trips were assigned to the centroid connectors for TAZ 481. Therefore, from the enclosed
plot, the maximum assignment to the critical link of NW 22nd A venue between Lawrence
Road and Congress Avenue was determine to be six percent (6%) as utilized in the traffic
impact study. The average assignment for this link is 4.5%. Therefore a "worst case"
scenario was utilized in the traffic impact analysis for Boynton Festive Center.
Determination of the project distribution to this critical link was the fJISt step in the
estimation of the development potential of the proposed site. With this distribution and the
knowledge that the project traffic assignment on that link could not exceed 136 daily trips,
the allowable external daily project traffic was calculated which subsequently lead to the
determination of the maximum allowable project square footage.
I will be in contact with you to discuss this information and to answer any additional
questions regarding the traffic impact study.
Very truly yours,
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Kahart M. Pinder, AICP
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93820.ltr
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RECEIVED
Enclosures
cc: Chris Cutro
Douglas McMillen
PALM BEACH. CORAL GABLES. FORT MYERS
901 NORTHPOINT PARKWAY. SUITE 108. WEST PALM BEACH. FLORIDA 33407
TELEPHONE 407 686.1300. FAX 407 686.8870
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PLOT HIGHWAY LOAD -- TWO-WAY LINK VOLUMES
(IN HUNDREDS)
05MAY93 16: 50: 26
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Board of County Commissioners
,
M~ry McCurty, Chair
Ken ~. Foster, Vice Chairman
Karen T. Marcus
Carol A. Roberts
Warren H. Newell
Burt Aaronson
Maude Ford Lee
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County Administrator
Robert Weisman
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Department of Engineering
and Public Works
May 19, 1993
Mr. Christopher Cutro, AICP
City of Boynton Beach
100 E. Boynton Beach Boulevard
P.O. Box 310
Boynton Beach, FL 33425-0310
RE: BOYNTON FESTIVAL CENTER
Dear Mr. Cutro:
On May 13, 1993, the Palm Beach County Traffic Division issued a finding on the
traffic study for the Boynton Festival Center. There are two errors in that
letter. The traffic study is identified as Boynton Beach Plaza. The approved
square footage of 216,000 should actually be 115,000. Pleas note these
corrections.
Sincerely,
OFFICE OF THE COUNTY ENGINEER
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Dan Weisberg, P.E. ~
Senior Registered Civil Engineer
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cc. Kahart Pinder
File: TPS - Mun. - Traffic Study Review
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"An Equal Opportunity - Affirmative Action Employer"
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Box 21229 West Palm Beach, Florida 33416-1229 (407) 684-4000
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Board ,of County Commissioners
l0ary McC~rty, Chair
Ken L. Foster, Vice Chairman
Karen T. Marcus
Carol A. Roberts
Warren H. Newell
Burt Aaronson
Maude Ford Lee
County Administrator
Robert Weisman
Depanrnnent of Engineering
and Public Works
May 13, 1993
Mr. Christopher Cutro, AICP
City of Boynton Beach
100 E. Boynton Beach Boulevard
P.O. Box 310
Boynton Beach, Fl 33425-0310
RE: BOYNTON FESTIVE CENTER
Dear Mr. Cutro:
The Palm Beach County Traffic Division has reviewed the traffic impact study for
the project entitled Boynton Beach Plaza pursuant to the Traffic Performance
Standards in Article 7.9 of the Palm Beach County land Development Code. The
project consists of 216,000 square feet of retail. Because the development is
connected to and shares access with the Boynton Beach Mall, for the purpose of
trip generation calculations, it is considered an incremental increase in the
square footage of the Mall. Based on this methodology, the project will
generate 2,578 net trips per day. The build-out of the project is proposed for
1995.
The Traffic Division has determined that the project meets the standards of the
Traffic Performance Standards of Palm Beach County. If you have any questions
regarding this determination, please contact Dan Weisberg at 684-4030.
Sincerely,
""'"
OFFICE OF THE COUNTY ENGINEER
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Charles R. Walker, Jr., P.E.
Director - Traffic Division
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Box 21229 West Palm Beach, Florida 33416-1229 (407) 684-4000
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BOYNTON FESTIVE CENTER
TRAFFIC IMPACT ANALYSIS
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BOYNTON FESTIVE CENTER
TRAFFIC IMPACT ANALYSIS
#93820.01
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Prepared By: t'
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David Plummer & .~s dates. Inc.
901 Northpoint I)ar wal,', Suite lOA
\Vest Palm Beach, FL 33407
April 27, 1993
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BOYNTON FESTIVE CENTER
TRAFFIC IMPACT ANALYSIS
INTRODUCTION
McMillen & Associates, Inc. proposes to develop 115,000 SF of commercial uses in the City
of Boynton Beach. The proposed development is located in the northwest quadrant of the
intersection of Congress Avenue and Old Boynton Road surrounding the existing Great
Western Bank (Exhibit 1) adjacent to the Boynton Beach Mall. Access to the site exists via
connectors to both Congress Avenue and Boynton Beach Mall Access Road. Additional
access to the site via two (2) driveway connectors along Old Boynton Road is proposed.
The proposed buiIdout of the project is 1995.
The purpose of this analysis is to detennine if the proposed development meets the
requirements of the Traffic Perfonnance Standards, Section 7.9 of the Palm Beach County
Unified Land Development Code.
EXISTING TRAFFIC CONDITIONS
Existing (1992) 2~hour average daily traffic volumes provided by the l\tletropolitan
Planning Organization of Palm Beach County are shown on Exhibit 2 for the surrounding
roadway network. PM peak hour volumes, also shown on Exhibit 2, were detennined by
factoring the average annual daily traffic volumes by a "K" factor of 9.6%. Existing
roadway laneages and levels of services are also shown on this exhibit.
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The major roadways providing access to the Project include:
Congress A venue
Lawrence Road
Gateway Boulevard
Old Boynton Road
Boynton Beach Boulevard
Congress Avenue is a six-lane divided facility from Miner Road south through the study
area. North of Miner Road, Congress Avenue is a four-lane divided roadway. Boynton
Beach Boulevard is a six-lane divided facility west of 1-95 and four-lane divided east of 1-95.
Old Boynton Road, Lawrence Road and Gateway Boulevard, west of Congress A venue, are
all two-lane roadways. Gateway Boulevard east of Congress A venue is a four-lane divided
facility.
ROADW A Y Il\1PROVEMENTS
The Five Year County Roadway Program, adopted 7/21/92, was reviewed to detennine if
any roadways within the study area are scheduled to be improved. Old Boynton Road from
Military Trail to Knuth Road is scheduled to be widened to four/five lanes in FY 92/93.
FUTURE BACKGROUND TRAFFIC
In order to properly account for future traffic conditions historic growth trends and
committed development traffic in the area must be analyzed. Historic growth data for the
last three years was examined for the surrounding area and is shown on Exhibit 3. These
growth rates were applied to existing daily volumes to project background growth. For
roadway links in the study area where negative growth has occurred, a zero percent growth
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rate was utilized per the Traffic Perfonnance Standards.
In projecting future traffic conditions, growth from committed developments in addition
to historic growth needs to be examined. The major projects list published by Palm Beach
County was used to identify major projects within the area. Quantum Park and Motorola
are two major projects within the study area. Only those projects which would have a 10%
impact of the study area of roadway links during the bulldout of the proposed development
need to be included. Neither Quantum Park or Motorola is projected to meet this criteria.
Motorola has expanded their facilities in the past few years, therefore traffic from Motorola
would be included in the historic growth calculations.
TRIP GENERATION
Based on discussions with staff of the Palm Beach County Traffic Engineering Division, the
proposed Project can be analyzed as a part of the Boynton Beach l\tlall and peripheral
development if the following two criteria are met:
(1) The site has access to the internal road system and
(2) None of the proposed uses are "special exceptionslJ or "conditional uses".
The proposed development meets these criteria, therefore the Project was assumed to be
an increment of the mall and peripheral development for calculating trip generation.
In detennining the existing square footage of the mall and peripheral development, the
latest traffic and transit studies were utilized as well as data obtained through discussions
with the City of Boynton Beach staff. The total existing square footage for the mall and
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peripheral development is 1,324,000 square feet which includes 1,108,000 SF for tbe mall
with the remaining 216,000 SF for the peripheral development.
Section 10.8 of the Pabn Beach County Unified Land Development Code, Fair Share Impact
Fees was the sole source of the daily trip generation data utilized in this study. In
detennining the peak hour trips associated with the proposed development, PM peak hour
trip generation rates were obtained from the Institute of Transportation Engineers, Trip
Generation, Fifth Edition. Total trips were calculated for the mall and peripheral
development with and without the proposed development as shown on Exhibit 4. The
incremental difference equals the total trips generated for the proposed development. The
pass-by percentage of 12.7% was calculated based on the entire mall and peripheral
development with the proposed Project using the equation included in the Fair Share
Impact Fees document.
In determining compliance with the requirements of tbe Traffic Perfonnance Standards,
the net daily trip generation of 2,250 trips, shown on Exhibit 4, was utilized. Based on this
net daily trip generation, the Test 1 radius of development influence is two (2) miles. For
roadway links outside the one-half mile radius, only those links with project traffic greater
than 1 % of LOS "D" service volume need to be analyzed. The Test 2 radius of
development influence is one (1) mile.
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TRIP DISTRmUTION AND ASSIGNMENT
In order to detennine the impact of the proposed development's traffic on the surrounding
road way network, a directional distribution was developed to be used in assigning traffic
volumes associated with the project. Existing traffic patterns as well as future residential
land use patterns were considered in determining the assignment of project traffic to the
surrounding roadway network. Future residential socio-economic data utilized in the
FSUTMS model was examined. Exhibit 5 shows the overall assignment of project traffic
for daily and peak hour conditions.
LINK TEST (TEST 1)
The first step in this analysis was to identify if any roadway links required to be analyzed
are projected to operate below adopted levels of service. Exhibits 6A and 6B show future
total daily and PM peak hour traffic conditions respectively. No roadway links are
projected to operate below the adopted levels of service standards on daily or PM peak
hour conditions. Therefore, the proposed development meets the requirements of Test 1.
MODEL TEST (TEST 2)
The next step in the analysis was to determine if the proposed development met the
requirements of the ~Iodel Test, Test 2, of the Traffic Perfonnance Standards. No
roadway links within the Test 2 radius are Test 2 deficiencies, therefore, the proposed
development meets the requirements of Test 2.
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INTERSECTION ANALYSIS
In addition to the Link Test and Model Test, major intersections for which a project adds
more than 10% of the total traffic on any link connecting a major intersection must also
be analyzed. In analyzing the proposed development's impact in the study area, no
intersections meet this requirement. PM peak hour Project turning movement volumes are
provided on Exhibit 7.
CONCLUSIONS
From this analysis the proposed commercial center meets all of the requirements of the
Traffic Performance Standards of Palm Beach County and therefore should be approved.
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EXHIBiT 1
BOYNTON
FESTIVE CENTER
LOCATION MAP
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BOYNTON
FESTIVE CENTER
EXHIBIT 2
EXISTING (1992)
TRAFFIC CONDITIONS
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#93820.01
04/27/93
EXHmIT 3
BOYNTON FESTIVE CENTER
HISTORIC GROWTH (1)
· DAIL) TRAFFIC VOLUMES
ROADWAY LINK . GROWTH
1989 .1992 RATE
Congress Avenue
- North of Boynton Beach Blvd. 29808 36666 7.15%/yr.
- North of Woolbright Road 25170 28730 4.51 %/yr.
Old Boynton Road
- East of Lawrence Road 11383 12272 2.54%/yr.
- North of Boynton Beach Blvd. 9448 10854 4.73%/yr.
Boynton Beach Boulevard
- West of Congress Avenue 27365 27339 -0.03%/yr. (2)
- East of Congress A venue 31972 32356 0.40%/yr.
(1) Source: Palm Beach County Traffic Data.
(2) Zero percent (0%) growth was utilized per Traffic Penonnance Standards.
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#93820.01
04/27/93
EXHmIT 4
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BOYNTON FESTIVE CENTER
TRIP GENERATION
DAILY
LAND USE INTENSITY DAILY TRIP DAILY
GENERA nON EQUA nON (1) TRIPS
Mall and Peripheral 1,439,000 SF Ln(n =0. 756Ln(x) + 5.154 42,252
Development with Project
Mall and Peripheral 1,324,000 SF Ln(n =0. 756Ln(x) + 5.154 39,674
Development without Project
Total Project Trip Generation 2,578
Pass-By (12.7%) (1) (2) 328
Net Project Trip Generation 2,250
PM PEAK HOUR
LAND USE INTENSITY PEAK HOUR TRIP PEAK HOUR
GENERATION EQUATION (3) TRIPS
Mall and Peripheral 1,439,000 SF Ln(n =0.637Ln(x) + 3.553 3,587
Development with Project
Mall and Peripheral 1,324,000 SF Ln(n =0.637Ln(x) + 3.553 3,401
Development without Project
Total Project Trip Generation 186 I
Pass-By (12.7%) (1) (2) 24 I
Net Project Trip Generation 162
(1)
(2)
(3)
Source: Fair Share Road Impact Fees, Section 10.8 of the Palm Beach County Unified Land
Development Code.
Pass-by percentage based on entire mall and peripheral development with Project.
Source: ITE, Trip Generation, Fifth Edition for PM peak hour of adjacent street of ITE Land Use
Code 820.
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a:::
w
<.:l
a
12
I
<.:l
I
N.T.S.
MINER RD
w
~
~ 327.
w 720
a::: (52)
~ 1.567.
0(1.177.) 6:':
u 135
(10)
0.997-
(0.747.)
37-
68
(5)
0.067.
(0.05%)
If)
C\
I
a
>
...J
QJ
67-
135
(10)
0.457-
(0.347.)
I-
Vl
W
a:::
u
<(
w
Vl
.J~~
878
(63)
1.907-
r, 42~)
10::;
225
(16)
0.497-
(0.367.)
/
1 S7- \
293
(21 )
0.637.
(0.477.)
37.
68
(5)
0.067-
(0.057.)
67.
135
(10)
0.457-
(0.347.1
/
37-
68
(5)
0.497-
'0.37":1
LEGEND
327.
720
(52)
1.567-
(1.177.)
- PERCENT ASSIGN~ENT
- DAILY PROJECT 'RAFFIC
- PY PEAK HOUR ;:=<OJECT TRAFFIC
- 7- OF LOS 0 - ~AJLY
- ~ OF LOS 0 - Pl,4 PEAK HOUR
BOYNTON
FESTIVE CENTER
EXHIBIT 5
PROJECT ASSIGNMENT
I
I
I
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I
I
I
i
I
I
I
I
I
~
~
!
I
I
I
I
HYPOLUXO RD
\
o
a::
w
l:J
o
12
J:
l:J
I
N.T.S.
MINER RD
-l
<
a::
t-
GATEWAY BLVD
a w
> 36666
a:: 80YNTCW <( 8441
W 8&4CII V1 720
~ VALL ~ 45827 0
W iJEWZ OPIIE"AlT 0::
0:: <.:l
~ Z 111
SITE, 0 Cl
<( 12272 10854 I
....; u
959 ~~ 1614
450 135
13681 C . 12603 D
27339 36666
0 8441
113 878
~745~ C 45985 0
BOYNTON BEACH BLVD 32356
390
28730 225
4065 32971 D
540
3J335 D
WOOLBRIGHT RD
t-
Vl
W
e:::
u
<(
W
lJl
'-
C:
<(
'=
....;
~
o
:::
c::l
10714
837
338
11889C.
OLD BOYNTON RD
.3CLF RD I,S'N :3
;'''iE~
LE':;::>JD
36666 - EXISToNG 7RAFflC
8441 - BACKGROUND GROWTH
720 - PROJECT TRAFFIC
45827 D - TOTAL -:-RAFFlC ANO LOS
LAKE IDA RD
. LOS WITH PROGRAMMED :'APROVEMENT
~
'-=
EXHIBIT 6A
BOYNTON
FESTIVE CENTER
TOTAL (1995)
DAILY TRAFFIC CONDITIONS
.J
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I
I
I
I
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I
I
I
I
I
I
@B
I
HYPOLUXO RD
o
0::
w
(;)
o
iE
I
(;)
I
N.T.S.
MINER RD
.....J
4:
0::
I-
GATEWAY BLVD
w
0 > 3520
0:: 80);'lITOIV <{ 810
8&4C,7' V1 52
w V1 4382 0
u AlALL w
z ,OnFL OPAlEIVT 0::
w <.:)
0:: Z
3 "" SITE~ 0 1042
:5 u
92 155
.32 10
1.302 C . / 12070
::625 ::520
810
0 63
8 4393 0
:'633 C
BOYNTON BEACH BLVD 3106
37
2758 16
,390 ,31590
39
.31B7D
WOOLBRiGHT RD
--
~
<{
'=
U'1
C'l
I
o
>
.....J
CD
.....J
1029
80
24
1133 ( .
I-
V1
w
0::
U
<{
w
V1
~
OLD i30HHON f~D
JG~F -,.. -:;.lJ 23 AVE'.
=='~E>J C'
3520 - E;{ISTING TRAFF;':;
810 - ::ACKCROUNO 3ROWTH
c~ _ :;ROJECT TRAF"C
.eS2 ::' - -:JTAL TRAF"::: 'ND LOS
LAKE IDA ?D
. ~CS "mTH ;:<<CGRAMlAED'APRQVEMENT
BOYNTON
FESTIVE CENTER
EXHIBIT 6B
TOTAL (1995)
PM PEAK HOUR
TRAFFIC CONDITIONS
I
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I
I
I
HYPOLUXO RD
...J ;;j' c
~ ~l Q:: 80YNTON
Q:: ~ ~ ,4(1)[5] 8EACH
t- w
'- ~ ,WALL
~ 12~ W iJEVEL OPAlElVT
~ Q::
t.= 3:
~ ~
/
OLD BOYNTON Rl)'
/
B07CH BLVD
WOOLBRIGHT RD
,
I
I /
~:LF RD iSW ~-: ,. -'
'-~ -,:.,
/~
/ -= \
:;)1.::.: I '
~I~'
::,~I ~2)
:J-L- I
4(0)[ 41 ~
o
Q::
W
a
o
i2
J:
a
I
N.T.S.
LAKE0A RD
MINER RD
/~\
19(2)[21 ]
---.
'"
C>
...,
'>
.~
~
t-
~ 1
W
C:::
<..:
<::
w
cl
LECC::j[
44 - NET PROJECT ,;>AFFIC
(5) - PASS-BY PROJECT TRAFFIC
[ 49] - TOTAL PROJECT -RAFFlC
(TI
\2
BOYNTON
FESTIVE CENTER
EXHIBIT 7
p~ PEAK HOUR PROJECT
TURNING MOVEMENT VOLUMES .J
Board of County Commissioners
M~ry McCarty, Chair
KeI). t. Foster, Vice Chairman
Karen T. Marcus
Carol A. Roberts
Warren H. Newell
Burt Aaronson
Maude Ford Lee
1JJ{)!
1~g
County Administrato
Robert Weisman
Department of Engineer
and Public Works
June 7 t 1993
Mr. Douglas A McMillen, President
McMillen Development, Inc.
210 University Drive
Suite 705
Coral Springs, Fl 33071
. _"'\ n --::::",
\~\'_:
- -, ) L)
u 0. l~ ',-:/'
~11 1 4 g3
"","'(I:) rL~~'''~' '."?l. .
1,'.:ii':;C::n;':::''';, (,,:.:;
RE: BOYNTON FESTIVE CENTER
Dear Mr. McMillen:
The Palm Beach County Traffic Division has reviewed the traffic impact study for
the project entitled Boynton Festive Center pursuant to the Traffic Performance
Standards in Article 7.9 of the Palm Beach County land Development Code. The
project consists of 115,000 square feet of retail. Because the development is
connected to and shares access with the Boynton Beach Mall, for the purpose of
trip generation calculations, it is considered an incremental increase in the
square footage of the Mall . Based on this methodo 1 09Y, the project will
generate 2,578 net trips per day. The build-out of the project is proposed for
1995.
The Traffic Division has determined that the project meets the standards of the
Traffic Performance Standards of Palm Beach County.
Sincerely,
OFFICE OF THE COUNTY ENGINEER
S~ 'fl~
Dan Weisberg, P.E.
Senior Registered Civil Engineer
a-/
DW:C~
cc. Kahart Pinder, David Plummer & Assoc., Inc.
File: TPS - Mun. - Traffic Study Review
h:\traffic\diw\boyn20c
"An Equal Opportunity. Affirmative Action Employer"
@ printed on 'ecyded paper
Box 212'~ - West Palm Beach, Florida 33416-1229 (407' 1-4000
. --..,
Board of County Commissioners
Mary McCarty, Chair
Ken L. Foster, Vice Chairman
Karen T. Marcus
Carol A. Roberts
Warren H. Newell
Burt Aaronson
Maude Ford Lee
~. '?:::--- County Administr
Robert Weismal
Department of Engin
and Public Wod
May 13, 1993
I~..-' '. --, /;::0. -~-
'- . i ~ / -.\ . U~
,-' -. I l
i..! 1I '=-:J~: ' -'
Mr. Christopher Cutro, AICP
City of Boynton Beach
100 E. Boynton Beach Boulevard
P.O. Box 310
Boynton Beach, Fl 33425-0310
RE: BOYNTON FESTIVE CENTER
~ 0 1 93
l1i;VrD PLU:::.~:=:R a
AS30C1A T~S, '1IJC.
Dear Mr. Cutro:
The Palm Beach County Traffic Division has reviewed the traffic impact study for
the project entitled Bovnton Beach Plaza pursuant to the Traffic Performance
Standards in Article 7.9 of the Palm Beach County Land Development Code. The
project consists of 216,000 square feet of retail. Because the development is
connected to and shares access with the Boynton Beach Mall, for the purpose of
trip generation calculations, it is considered an incremental increase in the
square footage of the Mall. Based on this methodology, the project will
generate 2,578 net trips per day. The build-out of the project is proposed for
1995.
The Traffic Division has determined that the project meets the standards of the
Traffic Performance Standards of Palm Beach County. If you have any questions
regarding this determination, please contact Dan Weisberg at 684-4030.
Sincerely,
OFFICE OF THE COUNTY ENGINEER
~~ ~~g~ E!.I{
Charles R. Walker, Jr., P.E.
Director - Traffic Division
CRW:DW
File: TPS - Mun. - Traffic Study Review
h:\traffic\diw\boyn20
. An Equal Opportunity - Affirmative Action Employer-
@p''''r~'''''~~
Be 229 West Palm Beach, Florida 33416-1229 r -") 684-4000