HomeMy WebLinkAboutAgenda P&Z 082508AGENDA
CITY OF PALM REACH GARDENS
PLANNTNG, ZONING AND APPEALS BOARD
TUESDAY, AUGUST 12,2008 AT 6:30 P.M.
COUNCIL CHAMBERS
0 CALLTOORDER
0 PLEDGE OF ALLEGIANCE
0 ROLLCALL
0 REPORT BY THE GROWTH MANAGEMXNT ADMINISTRATOR: KARA IRWIN
APPROVAL OF MINUTES: May 13, May 27, and June 10,2008
PLANNING, 7BNING AND APPEALS BOARD
Regular Members: Alternates:
Craig Kunkle (Chair)
Douglas Pennell (vice Chair)
Barry Present
Randolph Hansen
Dennis Solomon
Michael Panczak
Joy Hecht
Amir Kanel(1’ Alt.)
Donald Krzan (2”d Alt.)
1,
Planning, Zoning and Appeals Board
August 12,2008
Recommendation to City Council:
Ex Parte Communication (hblic Hean’ng)
Petition MISC-08-04-000043- Doubletree Hotel PUD Signage Waiver
A request by Mmty Minor, agent, on behalf of THI IV PBG, LLC and E&J Properties,
LLC, for approval of a waiver to allow for the language “right at the light” to be
incorporated into the project’s monument sign located on PGA Boulevard. The 13.5-acre
Doubletree PUD is located along the east side of Military Trail north of PGA Boulevard
in the City of Palm Beach Gardens.
Project Managex Richard Mam, Senior Planner mmnwu&b pfl.com (7994219)
2. OLDBUSINESS
3. NEWBUSINESS
4. ADJOURNMENT
In accordance with the AmeriCPIW with Disabilities Act ond Florida Statute 286.26, persons with disabilities needing special accommodations lo
participak in this proceeding should contact the City Clerk’s OJke. no later than five days prior to the proceeding. at telephone number (561)
799-4120fbr assiulrmae; ifhearing impuired. ieleflhone the Florida Relay Service hmbers (800) 955-8771 (TDD) or (800) 955-8770 (VOICE),
for assictame. Ifa person decides to appeal any decision made by the Planning, Zoning and Appealx Bmd. Local Planning Agency, or Land
Developmen! Regnhtions Commission, with respect to any miter considered at such meeting or hearing, they will need a record of the
prvceedings; and fbr such, they may need to ensure that a verbatim ncod of the proceedings is made, which record includes the testimony and
evidenee upon which the apal is be bawd. Fmct kgal description and/or.my for the cases may be obtainedfmm ihefiles in the Growth
Managemeni &parttnent.
common/pL agenda 08-12-2008.d~
2
CITY OF PALM BEACH GARDENS
10500 N. MILITARY TRAIL PALM BEACH GARDENS, FLORIDA 33410-4698
DATE:
MEMORANDUM
August 25,2008
TO: Planning, Zoning and Appeals Board Members
FROM. Growth Management Department
SUBJECT: Planning, Zoning and Appeals Board Meeting
Tuesday, August 25,2008 - 6:30 P.M.
Enclosed is the agenda containing the items to be presented on Tuesday, August 25,
2008. This meeting will be held in the Council Chambers, Palm Beach Gardens
Municipal Building, 10500 North Military Trail, beginning at 6:30 p.m.
Enclosed with this memorandum are the following items: 0 1. An agenda for the meeting; and
2. A Griwth Management Department staffreport for the items to be heard.
As always, the respective Project Managers' telephone numbers and e-mail addresses
have been provided in case you have any questions or require additional information on
any petition. This will help us offer better staff support in the review of these
applications.
Nina Sorenson, Administrative Specialist II, will call to confirm your attendance. n
Kara L. Irwin, AICP
Growth Management Administrator
CITY OF PALM BEACH GARDENS LOCAL PLANNING AGENCY
Agenda Cover Memorandum e
Date Prepared: July 21,2008
Meeting Date: August 25,2008
Petition No. CPSS-07-08-00001
SUBJECT/AGENDA ITEM
Petition No. CPSS-07-08-000001: Ballenlsles West Outparcel Future Land-Use Map
Amendment
Public Hearing and Recommendation to City Council: A request by Cotleur 8, Hearing,
Inc., agent for E. W. Outparcels, LLC, for a Small Scale Comprehensive Plan Map
Amendment to modify the Future Land Use Map to change the designation from a
Residential Low (RL) Future Land Use category to a ProfessionaVOfice (PO) Future Land
Use category of an approximately 7.31-acre vacant parcel of land, known as the
Ballenlsles West Outparcel, generally located at the southwest corner of the intersection of
PGA Boulevard and Ballenlsles Drive.
[ ] Recommendation to APPROVE
X ] Recommendation to DENY
Reviewed by:
Interim City Attorney:
Max Lohman
Development Compliance:
Bahareh K. Wolfs, AlCP
p/ A
Approved By:
City Manager:
Ronald M. Ferris
Originating Dept.:
Growth
Management:
Project Manager sn
Stephen Mayer
Sr. Planner
[ XI Quasi-Judicial
[ ] Legislative
[ XI Public Hearing
Advertised:
Date: August 15,
2008
Paper: Palm Beach
Post
[XI Required
Finance Dept.:
NIA
Allan Owens,
Administrator
Senior Accountant:
/
By L
Tresha Thomas
FeesPaid: [ ]
Date:
Funding Source:
[ ]Operating
[XI Other NA
Budget Acct.#:
NA
Local Planning
Agency Action:
[ ]Approved
[ ] App. wl conditions
[ ] Denied
[ ] Rec. Approval
[ ] Rec. Approval with
conditions
[ ] Rec. Denial
[ ] Continued to:
Attachments:
Applicant's
Location Map
Existing & Proposed
Justification Statement
Future Land Use Maps
and Surveys
Traffic Analysis
Comparative Analysis
IPARC Executive
of Impacts
Summary
Petition CPSS-07-08-00001
Dated Prepared: July 21,2008
Meeting date: August 25, 2008
e The subject site known as the Ballenlsles West Outparcel is located at the southwest
corner of the intersection of PGA Boulevard and Ballenlsles Drive and consists of 7.31
acres of vacant land. The Ballenlsles West Outparcel is currently designated with a
Residential Low (RL) Future Land Use category within the Residential Low Density-3 (RL-
3) zoning district. The applicant is proposing to amend the Future Land Use Map to
designate the property with the ProfessionaVOffice (PO) Future Land Use category. The
proposed Comprehensive Plan Map amendment is necessary because the applicant is
proposing to construct an office park on the property.
The applicant is proposing non-residential development in an area that is currently not
within a Planned Community Development (PCD). The subject property is envisioned by
the City's Vision Plan, Future Land Use Map, and Zoning Map as Residential Low. A
majority of the PGA corridor between Military Trail and the Turnpike interchange consists
of residentially designated property, including property that has since been redesignated to
Mixed Use (PGA Commons and Midtown/Borland Center PUDs).
To the north across from PGA Boulevard is a large residential development known as Old
Palm Golf Club Planned Community Development (PCD) and consists of single family
homes, amdesignated with a-ResZfaitiS Medium (RM] FLWcafegoq within the PCD
zoning district. Abutting the property to the south is the Ballenlsles PCD, which consists of
single family homes and designated with a mix of Golf, Residential Low and Residential
Medium FLU categories within the PCD zoning district. To the east and across from
Ballenlsles Drive is an undeveloped commercial outparcel, designated with the
Commercial FLU category within the Commercial Neighborhood zoning district. To the
west is a small tract of land utilized for a maintenance facility, designated the Residential
Low FLU category within the Residential Low Density-3 (RL-3) zoning district.
The requested PO land use is not complementary with the surrounding area on three sides
and is not compatible with the vision of PGA Boulevard in this area. The Applicant's request to add professional office at this site would bring non-residential intensity to both
sides of Ballenlsles Drive and create a new non-residential node at the intersection of PGA
Boulevard and Ballenlsles Drive. Although the applicant contends that PO is the most
compatible land use on the basis that PO is a transitional use between residential and a
major arterial, the character of PGA Boulevard west of Military trail is not non-residential in
character and the transition is not necessary in this location. Examples of residential land
use along this segment of PGA include, PGA National, Mirasol PCD, Old Palm Golf Club
PCD, Woodland Lakes, and the residential components of the Midtown and Commons
Mixed Use projects.
Furthermore, Ballenlsles Drive does not function to support the additional intensity of a
non-residential node. The only examples of straight non-residential nodes in this 2 mile
stretch of PGA Boulevard include Mirasol WalWShoppes on the Green at PGA Boulevard
and Fairway Drive and Gardens Square Shops at Military Trail and PGA Boulevard. The
2
Petition CPSS-07-08-00001
Dated Prepared: July 21, 2008
Meeting date: August 25, 2008
intersection of Military Trail and PGA Boulevard is an intersection that consists of two
major arterials and does not share similarities to Ballenlsles Drive and PGA Boulevard.
The intersection at Fairway Drive and PGA Boulevard is an intersection that consists of a
residential entrance into gated communities (such as Ballenlsles Drive is for Old Palm and
Ballenlsles), however, the difference is that this intersection was planned for non-
residential development at the inception of the Mirasol and PGA National developments.
Through the Development of Regional Impact (DRI) process, this non-residential node was
designed and planned for to minimize impact to the residents utilizing this entrance, and a
second entrance was planned for residential traffic farther west in both instances. During
the development process, this intersection was not designed to handle all residential traffic
from PGA into Ballenlsles and Old Palm and non-residential on both sides of Ballenlsles
Drive. Therefore, staff notes that the intensification of professional office at this intersection
is not like any other on this segment of PGA Boulevard.
COMPATIBILITY WITH THE VISION PLAN
The City’s Vision Plan serves as a land-use guide for all land-use designation changes in
the City. The Vision Plan designates the subject site as Residential. Therefore, the
change to PO is not consistent with the intent and objective of the Vision Plan for this area.
CONSISTENCY WITH COMPREHENSIVE PLAN
The proposed Future Land Use Map amendment is not consistent with the Goals,
Objectives, and Policies of the Future Land Use and Transportation elements of the City’s
adopted Comprehensive Plan. An example of some of the goals, objectives and policies
that are not consistent with and do not support the proposed amendment, are listed below:
Future Land Use Element
Goal 1 .I 3.: Future growth, development and redevelopment shall be directed to
areas depicted on the Future Land Use Map, consistent with: sound planning
principles; minimal natural limitations; the goals, objectives, and policies contained
within this Comprehensive Plan; and the desired community character.
The proposed change in the Future Land Use map is not consistent with sound planning
principles, as it will intensify the use in an area predominately residential on segment of
PGA that is designed for mixing of uses. This segment of PGA (west of Military Trail) is
characterized as having nodes of non-residential development, or commercial and
professional office intensity contained within mixed use development and therefore utilizing
internal trip capture. This segment already has three such nodes, one at Military Trail (four
corners), the other at Central Boulevard (two corners) and the final at Fairway Drive (four
corners) .
The location of professional office uses directly abutting residential uses and the increased
intensity of uses allowed in the Professional Office Land Use category at this intersection
3
Petition CPSS-07-08-00001
Dated Prepared: July 21, 2008
Meeting date: August 25,2008
will create a node of non-residential on both sides of Ballenlsles Drive that does not
provide an appropriate transition of uses. This intersection has historically been for
residential traffic entering and exiting the Ballenlsles PCD. Furthermore, the proposed
professional office use will require access off of Ballenlsles Drive for traffic making a left
turn coming from the east, and traffic exiting the site going to the west (toward the
Turnpike). If the FLUM amendment is approved, Ballenlsles Drive will have accessibility
issues due to the proximity of their private gate, the intersection of two non-residential
properties and the intersection with PGA Boulevard within approximately 750 feet.
Transportation Element
Objective 2.1.1.: To maintain specific level of service (LOS) standards on the
roadways
As demonstrated in the applicant’s traffic analysis, the proposed maximum development
potential of the land use change will have a significant level of impact on segments of
roadways that are projected to fail the adopted LOS standard D. Furthermore, other
segments and intersections that are close to falling below LOS D are significantly impacted
by the FLUM amendment.
HISTORICAL AND ARCHEOLOGICAL RESOURCES
No historical and/or archeological resources have been identified on site, according to the
applicant.
ENVIRONMENTAL ISSUES AND LAND SUITABILITY FOR PROPOSED LANO-USE
The site contains disturbed land consisting of undeveloped open area with some Banyan
trees along the southern end of the property. Existing vegetation at the southeast corner of
the site and will be incorporated and protected if possible into the site design of any future
development. Wildlife is scarce and no signs of hydrology exist on site and habitat for
threatened and endangered species is lacking.
The environmental analysis indicated that the property has suitable soil for the proposed
development. The site was previously permitted by JDM Country Club (Ballenlsles Country
Club). The Master Stormwater Management System for Ballenlsles provides water quality
treatment and stormwater attenuation for this project consistent with the Stormwater
Management Sub-Element of this Comprehensive Plan.
MAXIMUM DEVELOPMENT POTENTIAL UNDER EXISTING FUTURE LAND-USE
CATEGORY
The maximum development potential that is allowed under the existing FLU category of
Residential Low is outlined in the table on the following page. In accordance the
Comprehensive Plan, the maximum allowable density is 4 units per acre. Therefore, the
maximum allowable development under the existing Palm Beach Gardens FLUM on the
approximately 7.31 acres would be 29 dwelling units.
4
Petition CPSS-07-08-00001
Dated Prepared: July 21, 2008
Meeting date: August 25,2008
Max.
Development
Potential
29 Single-
family units
Max. External Recreation/ Sanitary Potable Solid
Density/ Trip Parks
Intensity
acres
Sewer Water Waste
7,447.2 13,294 57 1 290
Trips GPd gpd I bs/day .I acres du/ MDT*
MAXIMUM DEVELOPMENT POTENTIAL UNDER PROPOSED LAND-USE
DESIGNATION
Max.
Development
Potential
Max. External RecreationlParks Sanitary Potable Solid
Density / Trip Sewer Water Waste
Intensity (garbage
- story office building
IMPACT POTENTIAL UNDER PROPOSED CHANGE
only)
22,290 22,290 3,358.7 1 222,896 2,349
square MDT* N/A
Trips feet
Increased
Developmen
t Potential
PO - two
story office
building
N/A
Increased Increased RecreationlParks
Density / External
Intensity Trips
+2,059
222,896 AADT*
square Trips (289
feet office PM Peak
hour)
Gpd I gpd I Ibs/day I
Increased
Sanitary
Sewer
+14,842.8
gpd
Increased Increased
Potable Solid
Water Waste
+8,996 +2,787.71
gpd Ibs/day
Below is a summary of the applicant’s traffic analysis prepared by Kimley-Horn and
Associates. A Comprehensive Plan Map amendment should be analyzed utilizing the
proposed maximum Land Use development (two floors of office at 35% lot coverage)
5
Petition CPSS-07-08-00001
Dated Prepared: July 21, 2008
Meeting date: August 25, 2008
because it accurately reflects the applicant’s Future Land Use Map entitlement. Whether
an applicant can gain concurrency or site approval should not be considered in the
analysis, as the decision to modify the FLUM must be made independent from proposed
site plans.
Roadway Project
From - To Traffic
PGA Boulevard
Fairway Dr. - Ballenlsles Dr. 352
Ballenlsles Dr. - Central Blvd 1,950
Central Blvd - Militarv Trail 1.597
The tables below highlight the roadway segments. The maximum development shows
significant levels of impact on 2007 and 2025 Average Annual Daily Traffic (AADT) link
analysis due to the proposed FLUM amendment.
LOS Existing Project Significant
Volume Impact Impact
/Capacity on LOS
C .81 .72% No
D .84 3.96% Yes
D .89 3.25% Yes
Florida’s Turnpike
PGA Blvd - Okeechobee Blvd 70 E 1.05 .I Oh Yes
The maximum development shows significant levels of impact on 2007 AADT link analysis
for the Florida Turnpike and the segment does not meet adopted LOS D. Furthermore, two
segments on PGA Boulevard are significantly impacted by the development; however they
currently meet the adopted LOS D.
Roadway
From - To
Project LOS Existing
Traffic Volume
ICaDacitv
PGA Boulevard
Jog Road - Fairway Drive
Fairwav Dr. - Ballenlsles Dr.
235 D .85
352 E 1.03
The proposed maximum development also shows significant levels of impact on 2025
AADT link analysis for PGA Boulevard on the Ballenlsles Drive and Central Boulevard
segment. Furthermore, this segment does not meet LOS D standard in 2025. The
maximum development also potentially increases 309 trips on the PGA Boulevard Fairway
Drive/Ballenlsles Drive segment, which is projected to fall below LOS standards.
,
.42%
.63%
Ballenlsles Dr. - Central Blvd 1,950 E I .06 3.47%
Central Blvd - Military Trail 1,597 D .89 2.85%
S Central Boulevard
PGABlvd - Hood Road 352 D .98 .63%
The two way peak hour traffic link analysis also shows that two segments of PGA
Boulevard, Ballenlsles Drive to Central Boulevard and Central Boulevard to Military trail
are significantly impacted.
No
No
Yes
NO
No
6
Petition CPSS-07-08-00001
Dated Prepared: July 21, 2008
Meeting date: August 25,2008
LEVEL OF SERVICE STANDARDS
The applicant has not demonstrated to the satisfaction of the City’s traffic consultant and
staff that the proposed land-use designation meets all of the level of service standards
established in the City’s Comprehensive Plan. Copies of the level of service analysis
were forwarded to the City’s Police, Fire and Community Service’s Departments. To date,
the Growth Management Department has received response letters from the City’s Fire
and Police Departments stating that the proposed land-use change will not negatively
impact the levels of service of said Departments. The applicant has provided letters from
Waste Management and Seacoast Utilities stating there are adequate capacities to
service the proposed development at their respective adopted levels of service.
The petitioner’s analysis demonstrates that there will be significant, adverse impacts on
the adopted Level of Service (LOS) standards for traffic. In the County’s review of the
Comprehensive Plan Map Amendment, they expressed concern about the projected
peak-hour traffic impacts on the congested Military Trail and PGA Boulevard intersection.
Although the City has not adopted intersection LOS standards, the County’s concern
raises additional potential impacts.
The petitioner’s analysis demonstrates that there will be no adverse impacts on water,
sewer, solid waste, police and fire services; however, demand on these services will
increase due to the land use change. The demand for sanitary sewer will double, and the
demand for solid waste will increase five-fold.
NEARBY LOCAL GOVERNMENT COMMENTSlOBJECTlONS
The Palm Beach County Intergovernmental Plan Amendment Review Committee (IPARC)
has reviewed the proposed amendment and has raised no objections to date. Staff has
received nearly four hundred letters in regards to the Comprehensive Plan Map
amendment from residents of the Ballenlsles community. The overwhelming majority of the
residents’ letters object to the subject petition. Because of the large number and variety of
comments, staff will request to place in record a digital copy of all of the letters received to
date at each public hearing.
STAFF COMMENTS
The proposed FLUM designation of the ProfessionaVOffice category is incompatible with
the adjacent properties, with the City’s Comprehensive Plan and with the City’s Vision
Plan. The change in FLU will be a substantial increase in intensity and will create a
significant impact on a segment of PGA below adopted LOS. The location of non-
residential uses directly abutting residential uses provides an inappropriate transition and
the increased professional office intensity on this intersection will create a node of non-
residential on both sides of Ballenlsles Drive. This intersection has historically been for
residential traffic entering and exiting the Ballenlsles PCD.
Furthermore, the proposed professional office use will require access off of Ballenlsles
Drive for traffic making a left turn coming from the east, and traffic existing the site going to
7
Petition CPSS-07-08-00001
Dated Prepared: July 21, 2008
Meeting date: August 25, 2008
the west (toward the Turnpike). The traffic statement indicates that the p’roposed change
will result in an increase in the number of trips generated by the site and will create a
significant impact on a segment of PGA that is projected to fall below adopted LOS.
STAFF RECOMMENDATION
Staff recommends DENIAL of the proposed land-use amendment Petition No. CPSS-07-
08-000001.
8
Cotleur & Hearing e
July 31, 2007
Ballenisles West Outparcel
Justification Statement and Description
Small-Scale Future Land Use Plan Map Amendment
INTRODUCTION/OVERVIEW:
Introduction:
E. W. Outparcel, LLC., (the Applicant) is requesting approval of a future land use
plan amendment for a 7.31 acre property located on the southwest corner of the
intersection of PGA Boulevard and Ballenisles Drive. The subject property is
vacant and undeveloped and is located within the municipal limits of the City of
Palm Beach Gardens. The Palm Beach Gardens Future Land Use map reflects a
RL-Residential Low land use designation for the subject property. A
Comprehensive Land Use Plan Map Amendment to the PO-Professional Office
land use plan designation is being proposed. The proposed modification is
consistent with surrounding development patterns, and is suitable given this
property’s location adjacent to both PGA Boulevard and nearby Florida Turnpike. e
The application for a Future Land Use Plan Amendment is included in Tab 1 of
the application binder, and the required application fee is located in the front
pocket .
Project Contact:
All correspondence in connection with this request should be directed to the
Agent for the applicant:
Cotleur & Hearing Inc.
Jan Polson
Cotleur 8 Hearing
1934 Commerce Lane
Suite 1
Jupiter, Florida 33458
Phone: (561) 747-6336 Ext. 112
Fax: (561) 747- 1377
Email: jpolson@cotleur- heari ng .com
Ballenisles West Outparcel -2-
Small-Scale FLUM Amendment
Submitted: July 31, 2007
The requested maps have been provided and are located under Tab 5 in the
application binder. A location map and future land use map have been included.
No additional maps are required, as the property has not been excluded from the
Comprehensive Plan analysis, and therefore, no maps need to be updated, with
the exception of the Future Land Use Plan.
REPORTS:
1. Size of Site
The subject property is approximately 7.31-acres in size. A copy of a signed and
sealed survey of the subject property, identifying the total land area is included
within the application binder, and is located in the back pocket.
2. Existing Land Uses
The current existing land use of the subject property is primarily vacant.
Existing land uses on surrounding properties are identified below:
North: Old Palm Golf Club PCD
South: Ballenisles Golf Course
East: Maintenance Facility
West: Vacant parcel
0
An aerial map identifying surrounding land uses is located under Tab 5 of this
submittal package. A future land use plan, identifying surrounding land use
designations, and zoning designations, is included under Tab 5 of the application
binder.
3.
The current Future Land Use designation for the subject property is Residential
Low. The Residential Low land use category allows for the development of a
maximum of 4 units per acre. Given the size of the site, the Applicant could
reasonably develop approximately 29-units on the subject site, under its current
land use classification. The applicant is proposing to amend the Future Land Use
designation to PO-Professional Office which would allow a maximum of 111,448
square foot of office building square footage.
Project Narrative - Development Potentials
The applicant will seek approval of a rezoning to the appropriate zoning district
in the future. The proposed development and intensity is consistent with
surrounding developments, and is appropriate given the sites location adjacent
to two heavily traveled roadways - PGA Boulevard and the nearby Florida 0
1934 Cmce Lane We 1
Jupner, FkMa 33458
561 747 6336 Fa 747 1377
Ballenisles West Outparcel
Small-Scale FLUM Amendment
Submitted: Julv 31. 2007
-3-
Turnpike. A copy of the future land use map of the subject site, and surrounding
4. Justification Statement
a sites, is included herein.
Project Statement
The proposed land use amendment is being requested in order to develop the
subject property in a manner consistent with surrounding uses and intensities,
and in order to present the City of Palm Beach Gardens with a future project that
will help to fill the need for professional office/commercial demands within the
City. The location adjacent to PGA Boulevard, and within a short distance to the
Florida Turnpike interchange, makes the subject site ideal for
professional/commercial development, as it is easily accessible and is within
close proximity to meet the needs of the nearby residential areas.
ImDacts on Facilities and Sewices
The proposed land use amendment and subsequent development of the subject
property will not have any significant impacts on local public facilities or the
delivery of City services. The information completed as part of the Public
Facilities Analysis, included within this application package, further identifies that
the proposed project is acceptable from the perspective of public facilities.
Consistency with Citv Policies
The proposed land use amendment is consistent with the accepted policies of the
City of Palm Beach Gardens. Furthermore, the proposed land use amendment is
consistent with the goals, policies and objectives outlined within the City’s
Comprehensive Plan. This is detailed further under number 16 below.
a
5. Public Facilities Analysis
The proposed development of the subject property has been analyzed with
respect to its impact on the established level of service standards for sanitary
sewer, potable water, traffic circulation, solid waste, drainage and recreation and
open space.
Sanitary Sewer
Please refer to sewer analysis for further information as completed by
Keshavarez & Associates, Inc., and is included herein, under Tab 8 of the
application binder.
Potable Water
Please refer to potable water analysis for further information as completed by
Keshavarez & Associates, Inc. and is included herein, under Tab 8 of the
application binder. a
Ballenisles West Outparcel -4-
SmallScale FLUM Amendment
Submitted: July 31, 2007
Traffic Circulation
Please refer to traffic analysis for further information as completed by Kimley-
Horn & Associates, Inc. and is included herein, under Tab 7 of the application
binder.
Solid Waste
Please refer to solid waste analysis for further information as completed by
Keshavarez & Associates, Inc. and is included herein, under Tab 8 of the
application binder.
Drainaae
A Drainage Analysis was completed for the subject project by Keshavarez &
Associates, Inc. and it is included in Tab 8 of the application binder.
Recreation and Open Space
An analysis is not required as this request is related to a non-residential
amendment.
6. Character Analysis
The maps of the subject property, included under Tab 5, help to visually identify
the suitability of this site for the proposed development program. The soils are
suitable for development, the topography is appropriate for development, and
there are no natural or historic resources which would be adversely impacted by
the proposed development of the subject property. e
7. Population Projections
An analysis is not required as this request is related to a non-residential
amendment.
8. Housing Needs Analysis
An analysis is not required as this request is related to a non-residential
amendment.
9. Hurricane Evacuation Analysis
An analysis is not required as this request is related to a non-residential
amendment.
10. Beach Accessibility
This proposed Future Land Use Map Amendment does not affect beach
accessibility, as the subject property is not located along the waterfront.
11. Endangered Species
The subject property does not contain any habitat for species listed by federal,
state or local agencies as endangered, threatened or of special concern. A copy a
Ballenisles West Outparcel -5-
Small-Scale FLUM Amendment
Submitted: July 31, 2007
of the Environmental Analysis Reports, completed for the subject site, are
included under Tab 6 of the application binder.
12. Local Governments
The applicant does not anticipate that any adjacent / surrounding local
governments will be impacted by the proposed amendment. The subject
property is bounded on all sides by City of Palm Beach Gardens properties.
13/ 14.Capital Improvements Analysis
The proposed FLUM Amendment is not based on the annual monitoring and
evaluation review of the Capital Improvement Element of the Comprehensive
Plan. The application will not have a significant impact on the City's capital
improvements program, including public facility needs and ability to finance
capital improvements.
15. Market Study
A market study was not prepared for this proposed amendment to the PO-
Professional Office land use designation.
16.
The proposed future land use amendment is compatible, and consistent, with a
number of goals, objectives and policies within the City of Palm Beach Gardens
Comprehensive Plan. The following section defines the specific goals, objectives
and policies, and identifies how this proposal is consistent with, and furthers, the
defined goal.
Future Land Use Element Compatibility
0
Future Land Use Element
Objective 1.1,3.: Development orders and permits for
development and redevelopment activities shall be issued only in
those areas where suitable topography and soil conditions exist
to support such development.
The proposed future land use amendment relates to the development of a
site that has suitable topography and soil condjtions to support the
proposed development, under the proposed PO - Professional Ofice
guidelines. Environmental reports were completed for both parcels
included in the subject site and identi@ that the propetty has suitable soil
for the proposed development. Please refer to Environmental Analyses
included in Tab 6.
Policy 1.1.2.6.: The developer/owner of any site shall be
responsible for the management of run-off consistent with the
goals, objectives, and polices of the Stormwater Management
Sub-Element of this Comprehensive Plan.
Ballenisles West Outparcel -6-
Small-Scale FLUM Amendment
Submitted: Julv 31. 2007
The site was previously permiffed by JDM Country Club (Ballenisles
Country Club). The Master Stormwater Management System for
Ballenisles pro vides water qualiw treatment and storm water a ffenuation
for this project consistent with the Storm water Management Sub-Element
of this Comprehensive Plan.
Policy L1.3.2.: All proposed development shall be located in a
manner such that the natural topographic features of the site are
not adversely altered so as to negatively affect the drainage of
neighboring properties or visual aesthetics of the area.
The requested modification to the PO - Professional OHce future land use
designation will allow for the development of the site without the creation
of any negative drainage or visual impacts. The site was previously
permitted by JDM Country Club (Ballenisles Country Club). The Master
Storm water Management System for Ballenisles provides water qua liw
treatment and stormwater a ttenuation for this project. Existing
vegetation exists at the southeast corner of the site and will be
incorporated if possible into the site design of any future development
Objective 1.1.4.: Development orders and permits for
development and redevelopment activities shall be issued only in
areas where public facilities necessary to meet the level of
service standards are available concurrent with the impacts of
development.
Under the guidelines set forth for a PO-Professional Ofice pope*, the
proposed development will continue to maintain the approved level of
serviice standards.
Goal 1.1.5.: Future growth, development and redevelopment
shall be directed to areas depicted on the Future Land Use Map,
consistent with: sound planning principles; minimal natural
limitations; the goals, objectives, and policies contained within
this Comprehensive Plan; and the desired community character.
The Palm Beach Gardens Future Land Use maps designate the subject site
as having a RL-Residential land use designations. Howeve4 the property
is beffer suited for non-resdential use as it is located on the southwest
corner of the intersection of PGA Boulevard and Balleniles Dfive. The
proposed land use change complies with sound planning principles by
abandoning the residential land use and allowing a more appropriate use
to provide services to the many nearby residents.
The land use amendment is a result of the city Council's direction to
diversim the city's economic tax base by planning for a more sustainable
economic climate. A more diversified and sustainable economy is part of
1934 Commerce Lane Wte 1
met, FlciEa 33458
561 747 6336 Fax 747 1377
Ballenisles West Outparcel
Small-Scale FLUM Amendment
Submitted: Julv 31. 2007
-7-
the City's desired community character. In creating this economic
climate, the City will be able to better maintain its existing services and
facilities, while not depending so heavily on property tax increases to
provide for the consistent delivery of quality services. The proposed land
use amendment presents the City of Palm Beach Gardens with a project
that will help to fill the growing professional ofice demands within the
City without adversely affecting existing conservation areas as there are
none existing on or aaacent to the propose site. The proposed Land use
amendment could also support the future goals of providing additional
land area for the future biotech and related uses as required in the
Scrjops agreement to locate in northern Palm Beach County.
Economic Development Element
Goal 13.L: The economic goal of the City of Palm Beach Gardens
is to achieve a balance and diversified economy which is
compatible with the City's quality built environment and protects
important natural resources.
On January 6, 2005 the City Council adopted the Economic Development
Element. The Element signals the City's commitment to successful
economic development. The goal of the Economic Element is to achieve a
balanced and diversified economy compatible with the built environment.
The proposed land use map change will advance this goal by allowing
professional ofices on one of the last remaining vacant sites in this area
that is available and appropriate for professional ofice uses. Currently
the City has a high percentage of residential uses and is in need of those
lands uses recognized by the Economic Development Element that will
provide value added employmenf. The land use map change will provide
the opportunity to realize the goal of economic stabihty by providing the
ability to develop those uses that are economic generators,
Policy 13.1.1.4.: The City shall allocate adequate commercial,
industrial, and residential acreage through mechanisms such as
zoning and land use plans to meet the future needs of a
diversified economy.
The availability of sites within the City that can currently accommodate
these listed uses including professional ofice is limited The proposed
land use amendment will attract professional ofices to meet the future
needs to provide a diversified economy.
Public Safetv Element
Objective 10.1.1: The City shall continue to promote alternative
funding methods to ensure that new development pays its
proportionate share of the cost of providing public safety
facilities, equipment and land necessitated by development.
Ballenisles West Outparcel
Small-Scale FLUM Amendment
Submitted: Julv 31. 2007
-a-
The proposed development will be subject to any fees associated with the
impacts that it will have on the City of Palm Beach Gardens. Though
payment of the fees- the applicant is contributing to sustaining public
safety facilities and equipment.
Policy 10.1.1.1.: The City prefers the use of police and fire impact
fees as the method to more equitably distribute the costs for
public safety services.
The applicant will pay impact fees under the PO land use designation.
Therefore- contributing more monies drectly to the City‘s funds for pubk
safety services- than if paid for the twenty nine (29) uni& allowed under
the RL land use designation.
17. Comprehensive Plan Analysis
The proposed future land use plan map amendment will have no adverse
impacts on the City of Palm Beach Gardens Comprehensive Plan. The proposed
land use amendment is consistent with the applicable goals, policies and
objectives of the plan, and is in no way contradictory with any of the plan
elements.
18. Prior Development Approvals
There is no prior development-approval for the subject site.
19, Evaluation and Appraisal Report
The City’s Evaluation and Appraisal Report is due in December
assess the City’s progress in implementing their Comprehensive
major issues to be evaluated in the EAR is currently being drafted
2007 and will
Plan. A list of
by the Growth
Management Department of the City of Palm Beach Gardens. The preliminary
EAR issues have been reviewed and are not generally applicable to the subject
project.
20. Consistency of the Local Comprehensive Plan with the State
Comprehensive Plan
The City of Palm Beach Gardens has an approved Comprehensive Plan which was
prepared to be consistent with the Strategic Regional Plan and State
Comprehensive Plan. Consistency with the plans is defined as being compatible
and furthering the goals and policies of the regional and state plans.
Cotleur Hearing
1934 Comnwce Lane Ute I
Jupnw, Fmda 33458
561 741 6336 Fa 747 1377
Ballenisles West Outparcel -9-
Small-Scale FLUM Amendment
Submitted: July 31, 2007
MISCELLANEOUS:
1. Survey / Plat
A copy of the certified legal survey of this property are included in the back
pocket of the application binder.
a
2. Consent and Ownership Confirmation-
Please refer to Tab 3 for a copy of the warranty deeds for the subject site, as
well as a statement of the applicant’s interest in the property and written
consent of all owners of the subject property.
CONCLUSION:
The Applicant is requesting approval of a small scale future land use
amendment, in order to provide future PO-Professional Offices for existing and
future residents of the City of Palm Beach Gardens. The applicant is proposing
to modify the land use designation of the subject property from RL - Residential
Low to PO-Professional Office.
The subject property is located adjacent to PGA Boulevard and near the Florida
Turnpike. These thoroughfares add significant value to Palm Beach Gardens,
Palm Beach County and other neighboring municipalities. The easy accessibility
to the site, as well as its convenient location makes it an ideal location for further
professional office development. A majority of professional office space located
within the Gardens is located further east. Professional office is needed to
provide services to the residents located in the western vicinity. The proposed
use for the site as a professional office is consistent with surrounding uses and
intensities of development. The Applicant looks forward to receiving staff
comments related to this request.
e
Locath Map
Ba\\en \s\es Outparce\
1 inch equals 0.5 miles Pa\m Beach Gardens, F\orida 1934 Canmerce Lrne
Aeria\ Map
Surrounchnq Land Use
Ba\\en \s\es OutDarce\
P a\m Beach Gar dens, F \orida 1 inch equals 400 feet
Map bmme* (F UrnMap-Pm@ds\084204 GPRDENS PLAZAMERIAL mxd)
em~m7 - 2 13 33 PM
1934 Canmerce Line
Sulte 1
Jupiter. R 33458
Phone: 561-747-6338
Far. 561-7A7.IR77
a l
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Pa\m Beach Gardens, F\orida 1 inch equals 200 feet
Map Dosymrl' (F.~M.p_Pm~clr\O3a012 BALLEN ISLES OUTPARCELWERIAL mxd)
FLUM Map
Ba\\en \s\es Outaarce\
Cotlcur & Hcarltig 'I 1934 Canrnerce Lare
suite 1
Jupiter. FL 33458
Phone: 561-747-6338
Fax: 561-747-1377
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TRAFFIC ANALYSIS FOR
COMPREHENSIVE
PLAN AMENDMENT
BALLEN ISLES OUTPARCEL
PALM BEACH COUNTY, FL
Prepared for:
John C. Bills Enterprises, Inc -
Palm Beach Gardens, FL
144 15500 1
July 2007
0 Kimley-Horn and Associates, Inc.
CA Number 00000696
1690 South Congress Avenue
Delray Beach, FL 33445
561/3302245 FAX
561/330-2345 TEL
0 m n Kimley-Horn
and Associates, Inc.
rn Kirnley-Horn 0 0 and Associates, Inc.
TRAFFIC ANALY
COMPREHENSI?
PLAN AMENDMI
BALLEN ISL€
PALM BEAC€
.
Prepared for:
John C. Bills Enter
Palm Beach Garde
1441 5500 1
July 2007
Revised August 2007
Revised November 2007
Revised February 2008
0 Kimley-Horn and Associates, Inc.
CA Number 00000696
1690 South Congress Avenue, Suite 100
Delray Beach, Florida 33445
5611330-224s FAX
5611330-2345 TEL
‘SFOR
7
JT
; OUTPARCEL
COUNTY, FL
rises, Inc.
4 FL
Adam B. $err, P.E.
Florida Registration Number 64773
0+$8
rn Kimley-Horn 0 and Associates. Inc .
TABLE OF CONTENTS
I SECTION
INTRODUCTION .................................................................................................. 1
INVENTORY AND PLANNING DATA .............................................................. 3
Inventory ................................................................................................... 3
Planning Data ............................................................................................ 3
PROJECT TRAFFIC .............................................................................................. 5
Traffic Distribution .................................................................................... 9
Trip Generation ......................................................................................... 5
BACKGROUND TRAFFIC ................................................................................ 11
Existing (Year 2007) ............................................................................... 11
Short Range (Year 2012) ......................................................................... 11
Long-Range (Year 2025) ......................................................................... 12
.
ASSURED AND PROGRAMMED CONSTRUCTION ..................................... 13
ROADWAY EVALUATION .............................................................................. 14
Level of Service ....................................................................................... 14
Year 2007 ................................................................................................ 15
Year 2012 ................................................................................................ 19
Year 2025 ................................................................................................ 25
CONCLUSION .................................................................................................... 29
APPENDIX ................................................................................ Following page 29
Appendix A . Existing Count Data
Appendix B . FDOT Factors
Appendix C . 2025 MPO Volumes
144155001 . Ballen Isles Outparcel Comp Plan Traflc Analysis -Revised February 14. 2008 Page i
rn Kimley-Horn Q I and Associates, Inc.
Table No.
1
2-A
2-B
2-c
3 -A
3 -B
3-c
4-A
4-B
4-c
4-D
4-E
5 -A
5 -B
5-c
Land I
Trip G
Trip G
Trip GI
2007 A
2007 A
2007 A
Test I1
Test I1 '
Test I1 '
Test I1 '
Test 11
2025 A
2025 A
2025 A
144155001 - Ballen Isles Outpari
Title Page
: Petition Summary ......................................................... 4
xation @ Maximum FAR (one floor) ............................ 6
:ration @ Maximum FAR (two floors) .......................... 7
:ration @ Typical FAR .................................................. 8
DT Link Analysis @ Maximum FAR (one floor) ...... . . 16
DT Link Analysis @ Maximum FAR (two floors). . . .. .I7
DT Link Analysis @ Typical FAR ..................... .... .... .18
ro-Way Peak Hour Traffic Link Analysis
@ Maximum FAR (one floor) ..... 20
ro-Way Peak Hour Traffic Link Analysis
@ Maximum FAR (two floors). . .2 1
ro-Way Peak Hour Traffic Link Analysis - Expanded
@Maximum FAR (one floor) ..... 22
ro-Way Peak Hour Traffic Link Analysis - Expanded
@ Maximum FAR (two floors) ... 23
ro-Way Peak Hour Traffic Link Analysis
@ Typical FAR ....... .. . .. ........ .. . . . .. 24
IT Link Analysis @ Maximum FAR (one floor) ........ 26
IT Link Analysis @ Maximum FAR (two floors) ...... 27
IT Link Analysis @ Typical FAR .............................. 28
?amp Plan Trafic Analysis - Revised February 14.2008 Page ii
rn Kimley-Horn 0 and Associates, Inc.
LIST OF FIGURES
Fiqure No. Tifle Paqe
1
2
Site Location Map ........................................................................ 2
Project Traffic Assignment ......................................................... 10
144155001 - Ballen Isles Ourparcel Cornp Plan Trafic Analysis -Revised February 14,2008 Page iii
rn Kimley-Horn 0 and Associates, Inc.
A Comprehensive Pla
land located on the sot
the City of Palm Beach
designation of Reside
designation requiring a
Professional Office (PI
based on Single Famil
7 lo), respectively. Thc
Palm Beach County pu
Kimley-Horn and Ass(
Land Use Amendmen
presents the methodolo
analysis are the most ci
The trafic impact anal
Palm Beach County’s I
144155001 - Ballen Isles Oufpa
INTRODUCTION
and Use Amendment is proposed for a 7.3 1-acre parcel of
side of PGA Boulevard, just west of Ballen Isles Drive in
ardens, Florida. The 7.3 1-acre parcel has a current land use
a1 Low (RL). A land use change from the current RL
Imprehensive plan amendment is being requested to allow a
land use designation. The intensities for RL and PO are
letached Residential (ITE 210) and General Office (ITE
ip generation rates used in the analysis are consistent with
shed rates. The location of the site is illustrated in Figure 1.
ates, Inc. was retained to prepare a Comprehensive Plan
raffic analysis for the subject property. This document
used and findings from the analysis. The data used in the
ent data available from Palm Beach County.
IS was conducted in accordance with the requirements of
ure Land Use Atlas Amendment Application for 2007.
I Comp Plan Traftic Analysis - Revised February 14,2008 Page 1
a
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0
In !Y E
E
4 I
8
W 3 2
n
! NORTHLAKE ELM).
BURNS RO. I\
INMSTMENT IN.
0
NOT TO SCALE
FIGURE 1
BALLENISLES
SITE LOCATION MAP
Kimley-Horn and Associates, Inc.
5
144155001
t \ECO_TPTO\l~~l\55001\CAOO\EALLENISLES-OUTP.drg FIG-1 Feb 06. 2008 11: Z5om by mdt.lemon
rn Kimle y-Horn 0 and Associates, Inc.
Inventory Data
The data used in th
included in the App
lysis were obtained from Palm Beach County and are
This data included:
traffic volumes
r Category Report”
Planning Data
Development density
specified by the Futur
use designation is
e approved land use designation was determined as
Use Atlas Amendment requirements. The current land
a maximum development intensity based on rates for
dential (ITE 210). It is proposed to change the land use
m development intensity based on rates for General
land use designation was analyzed for the site at a
of 35% lot coverage in both one-story and two-
le development of 22% lot coverage was also
d resulting development densities.
opment potentials
- Revised February 14, 2008 Page 3
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Trip Generation
The trip generation pc
future land use develc
published by Palm Be
generation comparison
the current land use des
scenarios.
The trip generation potc
generation associated P
land use developments.
Palm Beach County Fut
was based on the net tri
trips per day, the radius
144 1 5500 1 - Ballen Isles Outpar
PROJECT TRAFFK
itials for the current land use designation and proposed
nent were developed based on the trip generation rates
I County. Tables 2-A through 2-C summarize the tip
the proposed future land use development compared with
iation for the maximum and typical allowable development
ial for the proposed future land use is greater than the trip
1 the existing land use for both the maximum and typical
The radius of development influence (as specified in the
: Land Use Atlas Amendment Traffic Circulation Element)
ncrease. Based on a maximum net trip increase of 2,059
influence is one mile from the site access. ..
Camp Plan Traffic Analysis - Revised February 14,2008 Page 5
~
I a TABLE 2-A
BALLEN ISLES OUTPARCEL
COMPREHENSIVE PLAN AMENDMENT
TRIP GENERATION @ PROPOSED MAXJMUM LAND USE DEVELOPMENT - ONE FLOOR
Land Use Intensity
Edstine Land Use
Single Family Detached 29 d.u.
Subtotal
Net Total
Prowsed Future Land Use
General Office
Pass-Bv Capture
General Office
Subtotal
Net Total Proposed Future Land Use
Nei Trip Increase (Change in Land Uses) I
11 1,448 s.f.
Subtotal
5.00%
Trip generation was calculated using the following data: I Dailv Traffic Generation
Single Family Detached
General Office
AM Peak Hour Traffic Generation
Single Family Detached
General Office
PM Peak Hour Traffic Generation
Single Family Detached
General Office
Daily AM Peak Hour PM Peak Hour
Trips Total In Out Total In Out
290 30 7 23 35 22 13
290 30 7 23 35 22 13
290 30 7 23 35 22 13
1,450 205 180 25 204 35 169
1,450 205 180 25 204 35 169
73 10 9 1 10 2 8
73 10 9 1 10 2 8
1,377 195 I71 24 194 33 161
1,087 165 I64 I 159 11 148
[P.B.C.] = T = 10 hips per d.u.
[P.B.C.] = Ln(T) = 0.77 Ln(X) + 3.65
[P.B.C.]
[P.B.C.]
=
=
T = 0.70(X) + 9.43; (25% in, 75% out)
Lno = 0.80 Ln(X) + 1.55; (88% in, 12% out)
[P.B.C.]
[P.B.C.]
=
=
Ln(T) = 0.90 Ln(X) + 0.53; (63% in, 37% out)
Ln(T) = 0.74 Ln(X) + 1.83; (17% in, 83% out)
Pass-By Capture
General Office Ip.B.C.1 = 5%
Notes:
k:kd-tploll44l L5SOOl vanuary 2008 updafe\[O20608~lupa,x~]fg~-mar - if loo^
2/6/2008 933
Ui7J Kirnley-Horn
and Associates, Inc.
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TRIP GENERATION @ PI(
Land Use
Net Total Proposed Future Land Use
Net Trip Increase (Change in Land Uses)
Trip generation was calculated using the following data:
Daily Traffic Generation
Single Family Detached
General Office
AM Peak Hour Traffic Generation
Single Family Detached
General Office
PM Peak Hour Traffic Generation
Single Family Detached
General Office
Pass-By Capture
General Office
Existine Land Use
Single Family Detached
Subtotal
Net Total
ProDosed Future Land Use
General Office
Pass-By CaDture
General Office
Subtotal
Subtotal
Notes:
k:!bcd-tproll441 I53OOI vanuary 2008 u~atel~020608~1~ax~]t~~-mar -
2/6/2008 9:33
TABLE 2-B
BALLEN ISLES OUTPARCEL
XMPREHENSIVE PLAN AMENDMENT
POSED MAXIMUM LAND USE DEVELOPMENT - TWO FLOORS
5.00% 124 18 16 2 17 3 14
124 18 16 2 17 3 14
2,349 338 297 41 324 55 269
2,059 308 290 18 289 33 256
[P.B.C.] = T=lOtripsperd.u.
[P.B.C.] = Lno = 0.77 Ln(X) + 3.65
[P.B.C.]
[P.B.C.]
=
=
T = 0.700[) + 9.43; (25% in, 75% out)
Lno = 0.80 Lnw) + 1.55; (88% in, 12% out)
[P.B.C.]
[P.B.C.]
=
=
Lnm = 0.90 Ln(X) + 0.53; (63% in, 37% out)
Lno = 0.74 h(X) + 1.83; (17% in, 83% out)
[P.B.C.] = 5%
'wn
Kimley-Horn
TABLE 2-C
BALLEN ISLES OUTPARCEL
COMPREHENSIVE PLAN AMENDMENT
TRIP GENERATION @ PROPOSED TYPICAL LAND USE DEVELOPMENT
Land Use Intensity Daily AM Peak Hour PM Peak Hour
Trips Total In Out Total In Out
Existine Land Use
Single Family Detached 29 d.u. 290 30 7 23 35 22 13
Subtotal 290 30 7 23 35 22 13
Net Total 290 30 7 23 35 22 13
Proposed Future Land Use
General Office 70,053 s.f. 1,014 141 124 17 145 25 120
Subtotal 1,014 141 124 17 145 25 120
Pass-By Capture
General Office 5.00% 51 7 6 1 7 I 6
Subtotal 51 7 6 1 7 1 6
Net Total Proposed Future Land Use 963 134 118 16 138 24 114
Net Trip Increase (Change in Land Uses) 6 73 104 111 (7) 103 2 101
Tnp generation was calculated using the following data:
Daily Traffic Generation
Single Family Detached [P.B.C.] = T = 10 mps per d.u.
General Office [P.B.C.] = Ln(T) = 0.77 Ln(X) + 3.65
AM Peak Hour Traffic Generation
Single Family Detached
General Office
PM Peak Hour Traffic Generation
Single Family Detached
General Office
Pass-By Capture
General Office
[P.B.C. ]
[P.B.C.]
=
=
T = 0.70(X) + 9.43; (25% in, 75% out)
Lno = 0.80 Ln(X) + 1.55; (88% in, 12% out)
[P.B.C.]
[P.B.C.]
=
=
Lnm = 0.90 Ln(X) + 0.53; (63% in, 37% out)
Ln(T) = 0.74 Ln(X) + 1.83; (17% in, 83% out)
[P.B.C.] = 5%
Notes:
Kimley-Horn Om! and Associates, Inc.
rn Kimley-Horn 0 0 and Associates, Inc.
Traffic Disfribufio,
The external traffic dish
and its travel time cf
summarized below:
The distributed extema
within the radius of inflL
use amendment. The as
144155001 - Ballen Isles Outparc
bution was determined by a review of the roadway network
.racteristics. The distribution, by general direction, is
NORTH 17%
SOUTH 5 yo
EAST - 68%
WEST 10%
trips for the project were assigned to the roadway links
'nce based on the additional impacts from the proposed land
ignment is illustrated in Figure 2.
I Comp Plan Traflc Analysis - Revbed February 14, 2008 Page 9
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a
a
NOT TO SCALE
HOOD RD.
s N
m
2 2 9
3
t 2 NORTHLAKE BLM.
BURNS RD.
INMSTMENT IN.
FIGURE 2
BALLENISLES
TRAFFIC ASSIGNMENT om ZZ-~,~~,
144155001
rn Kimley-Horn Q I and Associates, Inc.
Background trafic wa
service analyses for ma
Existing (Year 201
Background traffic fort
the 2007 24-hour peal
applying seasonal adjus
roadway link. The sea
Department of Transpor
as documented in Appe
Short-Range (Test
As per Palm Beach COUI
only used when a link
proposed maximum lanc
between Ballen Isles Dr
calculated only for these
BACKGROUND TRAFFIC
developed for existing, short-range and-long range level of
:imum and typical development plans as outlined below:
7)
le existing level of service analysis was determined by taking
season counts obtained from Palm Beach County and
ment factors to calculate an average daily volume for each
onal adjustment factors were obtained from the Florida
ation (FDQT) “2006 Peak Season Factor Category Report”,
dix B.
2 - Year 2012)
ty requirements for Test 2, background traffic volumes are
is significantly impacted. As shown in Table 4-B, the
use (two floors) will significantly impact PGA Boulevard
ve and Military Trail; therefore, background volumes are
Background traffic includes traffic from the unbuilt portions of approved committed
development projects e historical traffic growth. A review of the approved
committed developm ects in the vicinity of the proposed development was
conducted; informati the Palm Beach County Traffic Division’s database of
approved projects w d is attached to this report. The review indicated that
there are several app tted development projects that would contribute to
the future backgro e roadway links in the study area.
144155001 - Ballen Isles Trafic Analysis - Revised February 14, 2008 Page I1
rn Kimley-Horn
I and Associates, Inc.
According to the requirements of the Traffic Performance Standards of Palm Beach
County, existing traffic volumes were projected to 2012 conditions using the greater
of the historical growth rate or the committed traffic volumes plus one percent
nominal growth, as published by Palm Beach County. A nominal one percent growth
rate was used on all the roadway links where the historical growth rate is less than
one percent.
Long-Range (Year 2025)
Background traffic for the long range (2025) level of service analysis was obtained
from 2025 projected traffic volume estimates obtained fiom the Palm Beach County
Metropolitan Planning Organization. This information is documented in Appendix C.
The 2025 MPO projected volumes were adjusted to average annual daily traffic
volumes using the FDOT adjustment factors. The year 2025 volumes are assumed to
already include the impacts from the current future designations of all properties
within the area. Therefore, no committed development project traffic was added to
this scenario. Additionally, only the net new trips associated with the proposed
future land use change were added to the 2025 model volumes.
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144155001 - Ballen Isles Outparcel Comp Plan Traflc Analysis -Revised February 14, 2008 Page 12
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The existing number of
undertaken of the Palm
committed by the Flori
property in the area to i
improvements schedule
A review of the Palm Bc
that PGA Boulevard bet
lanes, Central Boulevarc
to 6 lanes, Florida’s Tu:
and Florida’s Turnpike
1441 55001 - Ballen Isles Outpar
ASSURED AND
PROGRAMMED CONSTRUCTION
ines on each analyzed link was identified. A review was
:ach County Five-Year Plan, as well as those improvements
i Department of Transportation and deveIopers of other
ntify programmed roadway improvements. There are no
for completion by 2012.
:h MPO’s 2030 Long Range Transportation Plan indicates
een Jog Road and Florida’s Turnpike will be widened to 6
letween PGA Boulevard and Hood Road will be widened
pike north of PGA Boulevard will be widened to 6 lanes
uth of PGA Boulevard will be widened to 8 lanes.
Comp Plan Traffic Analysis - Revised February 14, 2008 Page 13
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ROADWAY EVALUATION
Level of Service
Roadway links within the radius of influence were analyzed to determine their level
of service for year 2007,20 12 and 2025. However, as stated in Palm Beach County’s
Future Land Use Atlas, links are considered as being significantly impacted if they
meet the following criteria:
The net trip increase causes the adopted LOS for FIHS facilities to be
exceeded
The net increase impacting roads not on the FMS is greater than one percent
of the adopted level of service volume and the volume to capacity ratio (v/c)
is greater than 1.4
The net increase impacting roads not on the FIHS is greater than two percent
of the adopted level of service volume and the volume to capacity ratio (v/c)
is greater than 1.2
The net increase impacting roads not on the FMS is greater than three
percent of the adopted level of service volume regardless of the v/c ratio
For the roadway evaluation, traffic was assigned considering the surrounding land
uses and roadway characteristics. At the request of the City of Palm Beach Gardens,
the traffic credit for the existing approved land use was removed from this portion of
the analysis. The results shown reflect the full amount of traffic generated by the
proposed future land use.
144155001 - Ballen Isles Outparcel Comp Plan Traffic Analysis - Revised February 14.2008 Page 14
rn Kimley-Horn 0 and Associates, Inc.
Year 2007
A link level of service a
influence. Table 3-A SI
proposed maximum (01
2007 AADT traffic vo
Florida’s turnpike be@
significantly impacted a
link is currently over ca
Table 3-B summarizes
maximum (two floors)
AADT traffic volumes.
Turnpike between PGA
between Ballen Isles Dr
impacted. The link of F
Boulevard will not me
currently over capacity 7
Table 3-C summarizes 1
typical development tri
volumes. As can be se
between PGA Boulevarc
impacted and will not n
currently over capacity I
144155001 - Ballen Isles Outpan
ilysis was undertaken for links within the project’s radius of
unarizes the results of the level of service analysis for the
: floor) development traffic added to Palm Beach County
mes. As can be seen in Table 3-A, the roadway link of
sen PGA Boulevard and Okeechobee Boulevard will be
d will not meet the level of service standards. However, this
acity without the proposed land use change.
le results of the level of service analysis for the proposed
levelopment traffic added to Palm Beach County 2007
is can be seen in Table 3-By the roadway links of Florida’s
loulevard and Okeechobee Boulevard and PGA Boulevard
e and Central Boulevard are anticipated to be significantly
rida’s Turnpike between PGA Boulevard and Okeechobee
the level of service standards. However, this link is
ithout the proposed land use change.
e results of the level of service analysis for the proposed
fic added to Palm Beach County 2007 AADT traffic
n in Table 3-C, the roadway link of Florida’s Turnpike
md Okeechobee Boulevard is anticipated to be significantly
:et the level of service standards. However, this link is
thout the proposed land use change.
‘ Comp Plan Trafic Analysis -Revised February 14. 2008 Page 15
HH
4
OD00 zzzz E :;
uunn u urn
a !
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$$$$ $ $2
0000 zzzz 2 l??
VUUQ v vu
rn Kimley-Horn
and Associates, Inc.
Year 2012
The peak hour trips ge
assigned to the road
compared to the Level
the study area and co
A summarizes the resull
(one floor) developmer
between Ballen Isles Dr
Test 2. Table 4-B sur
proposed maximum (tw
roadway links of PGA B
be significantly impacte
The significantly impacl
basis to determine whet1
the significantly impacte
upon build out of the prc
links in the two-story s
project.
The peak hour trips gen
assigned to the roadwti
compared to the Level of
the study area and comp:
E summarizes the resulf
development traffic. As
the radius of influence u
144155001 - Ballen Isles Outparc
-ated by the proposed maximum land use development were
network as part of Test 2. These volumes were then
Service ‘E’ peak hour, two-way thresholds for roadways in
red against a three percent significance threshold. Table 4-
of the level of service analysis for the proposed maximum
traffic. As can be seen in Table 4-A, PGA Boulevard
re and Central Boulevard will be significantly impacted for
narizes the results of the level of service analysis for the
floors) development traffic. As shown in Table 4-B, the
~ulevard between Ballen Isles Drive and Military Trail will
for Test 2.
d links were then analyzed on a two-way peak hour Test 2
:r they will meet Test 2 standards. As shown in table 4-C,
. link in the one-story scenario will meet the test 2 standards
ect. As shown in Table 4-D, both significantly impacted
enario will meet Test 2 standards upon buildout of the
rated by the proposed typical land use development were
network as part of Test 2. These volumes were then
service ‘E’ peak hour, two-way thresholds for roadways in
ed against a three percent significance threshold. Table 4-
of the level of service analysis for the proposed typical
an be seen in Table 4-E, none of the roadway links within
11 be significantly impacted for Test 2.
I Cornp Plan TraBc Analysis - Revised February 14, 2008 Page 19
I
I TABLE 4-A
BALLEN ISLES OUTPARCEL
TEST 2 TWO-WAYPEAK HOUR TRAFFIC LINK ANALYSIS
PROPOSED MAXIMUM LAND USE DEVELOPMENT - ONE FLOOR 1 0 To
I
I PGA Bomlevard
Jog Road Fanway DIM Florida’s Tpke
Fanway Dnve/Fbrda’s Tpke Ballen Isks Lkh~
Balkn Ish Drm CenhalBoulevard
Cm!d Bonkvard Military Trail
PQABoulemrd Hood Rd
West Jndmtown Rd PQA Boulevard
F’GA Boulemrd Okeechobee Boulevard
I
I
I
S Central Boulevard
Illorida‘s lbrnpike
k \b~~~1~\144lUJOOl~~~~~~~OOb updde1[020608-Iupa xls]fullpmk ho-a
mma 13 32
I
ExistinE Project Tnffie
Nnmber LOS ‘E’ NewMps Signficmce
Of Lanes Capacity % AM PM % I
3,270 10%
4,920 15%
4,920 83%
4,920 68%
3,270 15%
7,110 2%
7,110 3%
20
29
162
133
29
4
6
19 0 60%
29 0.59%
161 3.29%
132 2 70%
29 0 89%
4 0.05%
6 0 08%
I
NO
No
No
ffimley-Horn and Associates, Inc.
TEST 2 TWC
PROPOSED MA:
Roadmy -
I
From To
PGABoalenrd
Jog Road Famay Dmd plonda's Tpke
Pamay Drrvc/Fbnda's Tpke Ballen Isles h
Ballen Isks Drrm Cenhal Boulemd
Cenh-al Boulevard M~hy Trail
PGA Boulevard Hood Rd
West IndmntownRd PGA Boulevard
PGA Boulevard Okeechobee Boulevard
S Central Boalcvd
Florida's 'ILrnpike
TABLE 4-B
BALLEN ISLES OUTPARCEL
WAY PEAK HOUR TRAF'FC LINK ANALYSIS
MUM LAND USE DEVELOPMENT - TWO FLOORS
7,110
7,110
Proieet 'Ihffre
Newltipa Signficinee >3%
%,
AM PM , % ,???
10% 34 32 1.04YO No
15% 51 49 1.C.W. No
83% 281 269 5.71% YCS
68% 230 220 4.67% Yea
15% 51 49 1.56% No
2% 7 6 0.10% No
3% 10 10 0.14% No
Kimley-Horn and Wates, Inc.
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TABLE 4-E
BALLEN ISLES OUTPARCEL
TEST 2 TWO-WAY PEAK HOUR "RAEFIC LMK ANALYSIS
PROPOSED TYPICAL LAND USE DEVELOPMENT
oadway EX
From To Number
OfLanes
PGABoulnrard
Jog Road Fairway Drivel Floridak Tpke 4D
Painvay Driv&lorida's Tpke Ballen Isles Drive 6D
Ballen Isles Drim Central Boulevard 6D
Central Boulemrd Military Trail 6D
PGABoulnard Hood Rd. 4D
West Indiantown Rd PGABoulevard 4x
PGABoulewud Okeechobee Boulevard 4x
S Central Boulevard
Florida's Turnpike
ri.lbod_tp~o\/lOLTSWI~~~~~~ ZOO8 u~~f~lp2o60a_lup~.r(i]r.rr 2 peak hour-ryp
2/812008 123.2
ing Project Traffic
LOS 'E' New Trips >3%
Capacity YO AM PM ???
3,270 10% 10 10 No
4,920 IS% 16 15 No
4,920 83% 87 as No
4,920 68% 71 70 No
3,270 15% 16 15 No
7,110 2% 2 2 No
7,110 3% 3 3 No
Kirnley-Horn
and Associates, Inc.
I Kimley-Horn b3 !! and Associates, Inc.
Year 2025
Tables 5-A and 5-B SI
proposed maximum on
year 2025 MPO FSUT
no roadway links withii
project. Table 5-B sh
and Central Boulevard
meet the LOS D standai
PGA Boulevard betwet
expected to operate at
acceptable level of serv
the link is not significar
are expected to operate
with the proposed ameI
Table 5-C summarizes
typical land use design
background traffic. As
of influence will be sigr
link of PGA Boulevarl
Boulevard is expected
operate at an acceptabl
change. However, the
change. All other links
without traffic associate
144 15500 1 - Ballen Isles Oufpai
manze the results of the level of service analysis for the
loor and two floor land use designation traffic added to the
3 model background traffic. As can be seen in Table SA,
le radius of influence will be significantly impacted by the
the link of PGA Boulevard between Ballen Isles Drive
ill be significantly impacted by this project, and will not
in the two-floor scenario. It should be noted that the link of
Fairway Drive/Florida’s Turnpike and Central Boulevard is
*educed level of service. This link will not operate at an
: with or without the proposed land use change. However,
1 impacted by the projected land use change. All other links
the same level of service with or without traffic associated
nent.
; results of the level of service analysis for the proposed
3n traffic added to the year 2025 MPO FSUTMS model
i be seen in Table 5-C, no roadway links within the radius
cantly impacted by the project. It should be noted that the
)etween Fairway Drive/Florida’s Turnpike and Central
operate at a reduced level of service. This link will not
level of service with or without the proposed land use
Ik is not significantly impacted by the project land use
: expected to operate at the same level of service with or
with the proposed amendment.
Cornp Plan Traffic Analysis - Revised February 14. 2008 Page 25
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m Kimley-Horn Q H U and Associates, Inc.
This traffic impact an
designation for the 7.3
west of Ballen Isles C
significantly impact thf
(2012) and long term (
Consequently, the prop
Palm Beach County’s I
144155001 - Ballen Isles Outpad
CONCLUSION
lysis demonstrates that the proposed change in land use
Acre Site located on the south side of PGA Boulevard, just
ve in the City of Palm Beach Gardens, Florida, will not
oadway links within the radius of influence in the short term
125) horizons.
;ed amendment change is consistent with the requirements of
iture Land Use Atlas Amendment Application for 2007.
:l Comp Plan Traffic Analysis - Revised February 14,2008 Page 29
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APPENDIX
3 rn ~ 0 Kimley-Horn
and Associates, Inc,
APPENDIX A
Existing Count Data
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2 0
ii!
E 5 21
rn Kimley-Horn 0- n and Associates, Inc.
APPENDIX B
FDOT Factors
I
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2006 Peak Season Factor Category Report - Report Type: ALL
Category: 9301 CEN.-W OF US1 TO SR7
Week Dates SF PSCF
HOCF: 0.94
1 01/01/2006 - 01/07/2006 1.02 1.08
2 01/08/2006 - 01/14/2006 1-00 1.06
3 01/15/2006 - 01/21/2006 0.97 1.03 * 4 01/22/2006 - 01/28/2006 0.96 1.02
* 5 01/29/2006 - 02/04/2006 0.95 1.01
6 02/05/2006 - 02/11/2006 0.94 1.00 * 7 02/12/2006 - 02/18/2006 0.94 1.00
02/19/2006 - 02/25/2006 0.94 1.00 '8
'9
'10
"11
*12
*13
"14
*15
*16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
02/26/2006 - 03/04/2006
03/05/2006 - 03/11/2006
03/12/2006 - 03/18/2006
03/19/2006 - 03/25/2006
03/26/2006 - 04/01/2006
04/02/2006 - 04/08/2006
04/09/2006 - 04/15/2006
04/16/2006 - 04/22/2006
04/23/2006 - 04/29/2006
04/30/2006 - 05/06/2006
05/07/2006 - 05/13/2006
05/14/2006 - 05/20/2006
05/21/2006 - 05/27/2006
05/28/2006 - 06/03/2006
06/04/2006 - 06/10/2006
06/11/2006 - 06/17/2006
06/18/2006 - 06/24/2006
06/25/2006 - 07/01/2006
07/02/2006 - 07/08/2006
07/09/2006 - 07/15/2006
07/16/2006 - 07/22/2006
07/23/2006 - 07/29/2006
07/30/2006 - 08/D5/2006
08/06/2006 - 08/12/2006
08/13/2006 - 08/19/2006
08/20/2006 - 08/26/2006
08/27/2006 - 09/02/2006
09/03/2006 - 09/09/2006
09/10/2006 - 09/16/2006
09/17/2006 - 09/23/2006
09/24/2006 - 09/30/2006
10/01/2006 - 10/07/2006
10/08/2006 - 10/14/2006
10/15/2006 - 10/21/2006
10/22/2006 - 10/28/2006
10/29/2006 - 11/04/2006
11/05/2006 - 11/11/2006
11/12/2006 - 11/18/2006
11/19/2006 - 11/25/2006
11/26/2006 - 12/02/2006
12/03/2006 - 12/09/2006
12/10/2006 - 12/16/2006
12/17/2006 - 12/23/2006
12/24/2006 - 12/30/2006
12/31/2006 - 12/31/2006
* Peak Season
Page 2 of 4
0.93
0.93
0.93
0.94
0.94
0.95
0.95
0.96
0.97
0.97
0.38
0.99
1.00
1.00
1.01
1.02
1.03
1.04
1.05
1.07
1.07
1.07
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.05
1.04
1.04
1.03
1.02
1.02
1.02
1.01
1.01
1-02
1.02
1.02
1.02
1.00
0.99
0.97
0.99
0.99
0.99
1.00
1.00
1.01
1.01
1.02
1.03
1.03
1.04
1.05
1.06
1.06
1.07
1.08
1.09
1.10
1.11
1.13
1.13
1.13
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.11
1-10
1.10
1.09
1.08
1-08
1.08
1.07
1.07
1.08
1.08
1.08
1.08
1.06
1.05
1.03
rn Kimley-Horn 0 n and Associates, Inc.
APPENDIX C
2025 MPO Volumes
3/4 Aug-02-2007 02:22 PM Kimley-Horn & Associates 8636318
08;02/2807 15: 15 5612335664 PBm
a
a
a i
i
METRO1
Pal
FA
PAGE E13
n Beach MPO
x COVER
.
Aug-02-2007 02:23 PM Kimley-Horn Associates 8636318 414
08/82/2087 15:15 5612335664
07/10/1007 1B!i6 FAX 681 889 0199
PBMlo
KIW BORN
PAGE 04
@ 0 u1/ DO1
Aug-02-2007 02:22 PM Kimley-Horn & Associates 8636318 3/4
08/‘02/2007 15: 15 5612335664 PBMW
MFlROl
Pal
FA
PE 83
TI Beach MPO
x COVER
23MtN.J!jgROKl,4WUX
Wast Palm Beach, R 33411-2749
5
Y
~~ Aug-02-2007 02:23 PM Kimley-Horn
08/02/2087 15: 15 5612335664
07/10/2007 IB!Zli Fdx 681 882 0199
Iuly IO, 20M
? Associates 8636318 4/4
PBMPO
KIMLEY BORN
PAGE 84
rill OOl/OOi
APPENDIX D
Committed Traffic Volumes
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Input Data
ROAD NAME: Pga Blvd
CURRENT YEAR: 2007
ANALYSIS YEAR: 2012
GROWTH RATE: 2.2%
Time Period
kisting Volume
'eak Volume
)iversion(%) 0.0% 0.0%
(olume After Diversion 2147
:ommitted Development
Old Palm Golf Club
Parcel 4.07A
The Pointe
Central Park
Legend At The Gardens
Parcel 4.03/4.06
Pga Commons (Parcels 283)
Donald Ross Village
Paloma
Parcel 5A
Parcel 4.078
Parcel 5B
Palm Beach Community Chun
Florida Research Park
Mirasol
Regional Center Dri
Legacy Place Commercial
Northcorp Pcd
Gardens Station East & West
Southampton
Satellite University @ Fairway
Abacoa Dri
Cirnarron Cove
stal Committed Developments
,tal Comitted Residential
ita1 Comitted Non-Residential
ouble Count Reduction
)tal Discounted Committed Dev
storical Growth
smm Dev+l% Growth
rowth Volume Used
)tal Volume
39
24
8
7
8
10
25
67
0
4
63
173
0
10
1
3
0
22
0
95
25
625
95
530
23
602
401
780
780
4,270
Lanes 6LD
2-way or Class II Capacity 4680
Link Meets Test 1lOpt. i? YES
Class I Capacity
Link Meets Test 1lOpt. ii?
2-Way LOS E Capacity 4920
Link Meets Test 2/0pt. i? YES
Class I LOS E Capacity
Link Meets Test 2/0pt. ii?
31
0
34
13
4
2
5
5
6
59
0
3
29
22
0
8
1
3
0
4
0
49
11
289
43
246
10
279
247
389
389
2,536
6LD
2570
YES
2790
YES
2710
YES
2790
YES
STATION: 2201
FROM: Ballen Isles
TO: Central Blvd
COUNT DATE: 2/6/2007
jBMlB
1345
1345
0.0%
1345
10
0
5
11
4
5
3
5
19
8
0
1
34
151
0
2
0
0
0
18
0
46
14
336
52
284
13
323
155
392
392
,737
6LD
!570
IES
!790
IES
!710
IES
1790
(ES
- - - -
PSF: 1
PM
2-way
3615
3615
0.0%
3615
54
0
38
36
19
8
22
16
32
68
0
10
I10
203
0
7
4
2
0
25
0
126
40
820
119
701
29
791
416
975
975
4,590
6LD
4680
YES
4920
YES
. .. - NBIEE
1711
1711
0.0%
1711
20
0
6
18
9
5
10
8
20
10
0
4
60
170
0
1
2
0
0
17
0
59
22
441
62
379
15
426
197
51 3
513
2,224
6LD
2570
YES
2790
YES
2710
YES
2790
YES
- - - - -
SBNVB
1918
1918
0.0%
1918
34
0
32
18
10
3
12
8
12
58
0
6
50
33
0
6
2
2
0
8
0
67
18
379
57
322
14
365
22 1
463
463
2,381
6LD
2570
YES
2790
YES
2710
YES
2790
YES
Project Type
RES
NR
NR
NR
NR
RES
NR
NR
RES
NR
RES
NR
NR
NR
RES
NR
NR
NR
NR
RES
NR
NR
NR
Percent Complete
19.0%
100.0%
0.0%
0.0%
0.0%
75.0%
80.0%
80.0%
0.0%
0.0%
100.0%
50.0%
0.0%
10.0%
100.0%
80.0%
90.0%
0.0%
100.0%
0.0%
100.0%
30.0%
0.0%
I
4
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I(
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Input Data
ROAD NAME: Paa Blvd -
CURRENT YEAR: 2007
ANALYSIS YEAR: 2012
GROWTH RATE: 2.2%
Time Perio
Directio
Ixisting Volume
Jeak Volume
)iversion(%)
folume After Diversion
:ommitted Development
Old Palm Golf Club
Parcel 4.07A
Northlake Square East
The Pointe
Central Park
Legend At The Gardens
Parcel 4.03/4.06
Pga Commons (Parcels 2&3)
Donald Ross Village
Palorna
Parcel 5A
Parcel 4.078
Parcel 58
St. Mark's School Expansion
Palm Beach Community Churc
Florida Research Park
Mirasol
Regional Center Dri
Legacy Place Commercial
Northcorp Pcd
Gardens Station East & West
Southampton
Cimarron Cove
Satellite University @ Fairway
Clock Tower Building
Covenant Church Site Redeve
Abacoa Dri
otal Committed Developments
otal Comitted Residential
otal Comitted Non-Residential
ouble Count Reduction
otal Discounted Committed Dev
istorical Growth
omm Dev+l% Growth
lrowth Volume Used
otal Volume
Lanes
2-way or Class II Capacity
Link Meets Test l/Opt. i?
Class I Capacity
Link Meets Test l/Opt. ii?
2-Way LOS E Capacity
Link Meets Test 2/0pt. i?
Class I LOS E Capacity
Link Meets Test 2/0pt. ii?
2-way
3420
3420
0.0%
3420
Link Analysis
AM
NBlEB
2079
2079
0.0%
2079
STATION: 2609
FROM: Central Blvd
TO: Military Trail
COUNT DATE: 2/6/2007
83
0
0
65
22
5
4
12
2
3
83
0
11
0
94
1 04
0
11
3
8
0
45
22
0
0
3
0
580
135
445
33
547
393
721
72 1
4,141
6LD
4680
YES
4920
YES
62
0
0
57
10
3
1
8
I
1
73
0
9
0
44
13
0
9
2
7
0
37
12
0
0
3
0
352
101
251
25
327
239
433
433
2.512
6LD
2570
YES
2790
YES
2710
YES
2790
YES
SBNVB
1355
1355
0.0%
1355
21
0
0
8
12
2
3
4
1
2
10
0
2
0
50
91
0
2
1
1
0
8
10
0
0
0
0
228
34
194
8
220
156
289
289
1,644
6LD
2570
YES
2790
YES
2710
YES
2790
YES
PSF: 1
PM,
2-way
3693
3693
0.0%
3693
108
0
0
64
32
12
5
33
2
4
85
0
27
0
165
122
0
7
9
7
0
52
35
0
0
3
0
772
169
603
42
730
425
918
918
4,611
6LD
4680
YES
4920
YES
NBlEB
1746
1746
0.0%
1746
40
0
0
11
16
6
3
15
1
3
12
0
10
0
90
102
0
1
4
1
0
17
16
0
0
0
0
348
63
285
15
333
201
422
422
2,168
6LD
2570
YES
2790
YES
2710
YES
2790
YES
- SBNVB
1968
1968
0.0%
1968
68
0
0
53
16
6
2
18
1
1
73
0
17
0
75
20
0
6
5
6
0
35
19
0
0
3
0
424
106
318
26
398
226
498
498
2,466
6LD
2570
YES
2790
YES
2710
YES
2790
YES
Project Type
RES
NR
NR
NR
NR
NR
RES
NR
NR
RES
NR
RES
NR
NR
NR
NR
RES
NR
NR
NR
NR
RES
NR
NR
NR
NR
NR
Percent Complete
19.0%
100.0%
100.0%
0.0%
0.0%
0.0%
75.0%
80.0%
80.0%
0.0%
0.0%
100.0%
50.0%
100.0%
0.0%
10.0%
100.0%
80.0%
90.0%
0.0%
700.0%
0.0%
0.0%
100.0%
100.0%
0.0%
30.0%
Proiect Name: BallenIsles \;1
Project Number: 06-036
COMPAE
0
BallenIsl
KESHAVAI
711 North
West Pal
PhO
fa:
Allen
I:
Ana lysis-cove r.xl s
est Out Parcel
ATIVE ANALYSIS
F IMPACTS
es West Out Parcel
prepared by:
55 & ASSOCIATES, INC.
Dixie Highway, Suite 201
n Beach, Florida 33401
le: (561) 689-8600
: (561) 689-7476
P.E. # 25503
T. Green, Jr., P.E.
.. Cert. # 25503
1 of1 2/7/2008, 3:04 PM
Feb. 6, 2008
Project # 06-036
-
Comparative Analysis of Impacts
DRAINAGE
Drainage Provider
Drainage Statement
Drainage Basin
Nearest Drainage Facility
Effect on LOS
Current Max Discharge
Proposed Max Discharge
City of Palm Beach Gardens, South Florida Water Management District (SFWMD),
Northern Palm Beach County Improvement District (NPBCID)
The proposed commercial development is located within the previously permiffed
JDM Country Club (Ballenlsles), SFWMD Pennit No. 50-01923-S. The Master
Stormwater Management System for Ballenlsles provides water qual@ treatment and
stormwater attenuation for this project. The proposed project will be designed to be
consistent with the land use and site grading assumptions from the design of the
Master Stormwater Management System for Ballenlsles.
Additional Water Quality Treatment:
Dry Pre-Treatment: 0.5 inch over the commerciahdustrial portions of the
site will be provided prior to discharge. (Reference: SFWMD ERP
Volume IV, Basis ofReview, Section 5.0.)
Legal positive outfall for the project site will occur via discharge into the existing
NPBCID owned lake system located along the south propem line.
SFWMD C17; NPBCID Unit of Development No. I1
Existing NPBCID lake systems adjacent to the south property line. Existing discharge
from the site sheet flows onto the aqacent properties.
The on-site drainage systems will be designed to meet the requirements of the South
Florida Water Management District, Northern Palm Beach County Improvement
District and the City of Palm Beach Gardens Land Development regulations, and to
provide a legal positive outfall meeting the adopted level of service per the ULDC's
Section 78-523. Design storm.
The prvject shall comply with the established Level of Service with no adverse
impacts.
Not applicable.
Not applicable
71 1 North Dixie Highway, Suite 201, West Palm Beach, FL 33401 phone:(561) 689-8600 fax:(561) 689-7476
71 I North Dixie Highway, Soitc
West Palm Beach, Florida 334
phone: (561) 689-8600
fax: (561) 689-7476
fax: 56 3 -689-7476
DRAINAGE BASINS FOR
ElAST PALM BEACH COUNTY
ES, 1-c
200
1
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I I br,A . .I/ . I , I . ._ . I , I I 1 ,I 1. f I I I ................... ........... ...... __ -_ ................. -. ........ ... ._
Feb. 6, 2008
Project # 06-036
Ballenlsles West Out Parcel
Comparative Analysis of Impacts
~
WATER
Water Provider
Nearest Water Facility
Proposed Facilities
Level of Service
Current Demand
Proposed Demand
CASE I (111,448 s9
CASE II (222,890 sf)
Chanqe
CASE I (111,448 sf)
CASE II (222,890 sf)
Seacoast Utility Authority
According to SUA record information; there is an existing 12” water main along the
north boundary of the project site. There is also an existing 8 water main on the east
side of Ballenlsles Dnve running northhouth.
The water system will include pipe, valves, hydrants, fittings, backflow prevention
devices and meters. The completed system will be sized to meet both domestic and
fire demands for the pmject site,
Provided:
Average Annual Daily: 191 gallons per day per capita
Peak 24-Hour: 258 gallons per day per capita
Storage Capacity 34.4 gallons per day per capita
Pressurn: 20 psi minimum at the main at all times
13,294 gallons per day, average (see attached calculations)
9.23 gallons per minute, average (see attached calculations)
11,145 gallons per day, average (see attached calculations)
7.74 gallons per minute, average (see attached calculations)
22,290 gallons per day, average (see attached calculations)
15.48 gallons per minute, average (see attached calculations)
-2149 gallons per day, average DECREASE
-1.49 gallons per minute, average DECREASE
+8996 gallons per day, average INCREASE
+6.25 gallons per minute, average INCREASE
71 1 North Dixie Highway, Suite 201, West Palm Beach, FL 33401 phonef561) 689-8600 faxf561) 689-7476
KESHA VARZ & ASSOCIATE INC.
71 1 North Dixie Highway, Suite 20 3
West Palm Beach, Florida 33401
phone: (561) 689-8600
fax: (561) 689-7476
EXHIBIT
BALLENISLES WEST OUT PARC
WATER GENERATION: EXlSTlNC
CURRENT ZONING: RL 1
CURRENT LAND USE: RESIDENl
Flows based on City of Palm Beact
Section 78-75, Table 7: Potable M
Florida Administrative Code Chaptc
Seacoast Utility Authority establish€
QUl IEXISTING USES I
Residential
SUM MARY
X:\2006\06-036 Ballenlsles Entrance Parcels\06036 CI
.L
CONDITIONS
AL LOW ON 7.31 ACRES (4 unitdacre)
Gardens Division 3, Concurrency
er Level of Service,
' 64E-6 and/or
j rates.
Rate/Ea Subtotal Subtotal
nt. Units (CJPd) (gpm) I I I I I I I I I 1
291 ea I 458.40) 13.294 I 9.23 I
I I I I I 13.294 I 9.23
icurrency Calcs 2007-1 1-19.xls 2171200a. 3:07 PM
KESHA VARZ & ASSOCIATES, INC.
71 1 North Dixie Highway, Suite 200
West Palm Beach, Florida 33401 0 phone: (561) 689-8600
a fax: (561) 689-7476
EXHIBIT
GARDENS WEST OUT PARCEL
WATER GENERATION: PROPOSED CONDITIONS
PROPOSED ZONING: PO
PROPOSED LAND USE: PROFESSIONAL OFFICE (PO) ON 7.31 ACRES
Flows based on City of Palm Beach Gardens Division 3, Concurrency
Section 78-75, Table 7: Potable Water Level of Service
Rate/Ea Subtotal Subtotal
Quant. Units klPd) (gpm)
/PROPOSED USES I I
11 1,448 sf 0.10 11,145 7.74 Commercial CASE I
SUMMARY CASE I 11,145 7.74
CASE II 222,890 sf 0.10 22,290 15.48
SUMMARY CASE II 22.290 15.48
LEVEL OF SERVICE RATES
Average Annual Daily 191 gpdlcap
Peak 24-Hour 258 gpdlcap
Storage Capacity 34.4 gpdlcap
Pressure 20 psimmain
Min. Water Treatment Cap 258 gpdlcap
UTILITY PROVIDER: Seacoast Utility Authority
contact: Dee Giles, ext. 305
Rates based on SUA criteria
Commercial rates based on 0.1 gallons per square foot
X:\2006\06-036 Ballenlsles Entrance Parcels\06036 Concurrency Calcs 2007-1 1-1 9.xls 2i712008, 3:08 PM
Ballenlsles West Out Parcel
Comparative Analysis of Impacts
WASTEWATER
Sewer Providers
Nearest Sewer Facility
Proposed Facilities
Level of Service
Current Demand
Proposed Demand
CASE I (111,448 sf)
CASE II (222,890 sf)
CASE
CASE
Chanqe
(111,448 sf)
I (222,890sf)
Sea
TEi
The
the
It is
Sra'
buik
WeS
PW
Pro1
fii:
MaA
Ma>
7,&
5. li
11,l
7.74
22, :
15.4
+36
+2. c
+14,
+IO.
71 1 North Dixie Highway, Suite 207, West Palm Be
0 Feb. 6,2008
Project # 06-036
nast Utility Authority (gravity sewer / force main system), PGA Wastewater
tment Plant (treatment)
e is an existing manhole located on the east boundary of the project site on the
side of the existing Ballenlsles Drive right of way, This is the point of service for
xisting site.
?ntic@ated that development of this site will include the installation of a network of
fy sewer mains and laterals to connect to the proposed professional ofice
ing. The completed system will be sized to meet the domestic demands of the
ct site.
ided (1 07 gallons per day per capita)
ing Wastewater Treatment Plant, permitted capacdy = 12 mgd,
Monthly Average day (over last 12 months) = 8.13 mgd
3 - Month Daily Average (perid, Jan - Mar 06) = 8.45 mgd
'.2 gallons per day, average (see attached calculations)
gallons per minute, average (see attached calculations)
15 gallons per day, average (see attached calculations)
gallons per minute, average (see attached calculations)
20 gallons per day, average (see attached calculations)
gallons per minute, average (see attached calculations)
7.8 gallons per day, average INCREASE
gallons per minute, average INCREASE
M2.8 gallons per day, average INCREASE
jl gallons per minute, average INCREASE
ch. FL 33401 phone:(56 1) 689-8600 fax:(56 1) 689-7476
KESHA VARZ & ASSOCIATES, INC.
71 1 North Dixie Highway, Suite 200
West Palm Beach, Florida 33401
fax: (561) 689-7476
0 phone: (561) 689-8600
EXHIBIT
BALLENISLES WEST OUT PARCEL
WASTEWATER GENERATION: EXISTING CONDITIONS
CURRENT ZONING: RL 1
CURRENT LAND USE: RESIDENTIAL LOW (RL) ON 7.31 ACRES (4 unitslacre)
Flows based on City of Palm Beach Gardens Division 3, Concurrency
Section 78-75, Table 7: Potable Water Level of Service,
Florida Administrative Code Chapter 64E-6 and/or
Seacoast Utility Authority established rates.
Rate/Ea Subtotal Subtotal
Quant. Units (gpd) (gpd) (gpm)
EXISTING USES I I
I I I
29 ea 257.00 7,447.2 5.17 Residential
I i
SUMMARY I 7,447.2 1 5.17
X:\2006\06-036 Ballenlsles Entrance Parcels\06036 Concurrency Calm 2007-1 1-1 9.xls 2/71200a, 3:i 5 PM
KESHAVARZ & ASSOCIATES
71 1 North Dixie Highway, Suite 20(
West Palm Beach, Florida 33401
phone: (561) 689-8600
fax: (561) 689-7476
EXHIBIT
BALLENISLES WEST OUT PARC
WASTEWATER GENERATION: P
INC.
EL
3OPOSED CONDITIONS
PROPOSED LAND USE: PROFE SIONAL OFFICE (PO) ON 7.31 ACRES
Flows based on City of Palm Beac Gardens Division 3, Concurrency
Section 78-75, Table 5: Sanitary S i er Level of Service
PROPOSED ZONING: PO
RatelEa Subtotal Subtotal
SUMMARY CASE I
SUMMARY CASE I1
LEVEL OF SERVICE RATES
Average Annual Daily
Peak 24-Hour
UTILITY PROVIDER: Seacoa
contact:
Rates b
Comme
X:\2006\06-036 Ballenlsles Entrance Parcels\06036 C
I I I 11,145 I 7.74 I
I 22.290 I 15.48 I I -1
07 gpdlcap
18 gpdlcap
;t Utility Authority
Dee Giles, ext. 305
3sed on SUA criteria
cia1 rates based on 0.1 gallons per square foot
incurrency Calcs 2007-1 1-19.xls 2/7/2008, 3:08 PM
Feb. 6,2008
Project # 06-036
Ballenlsles West Out Parcel
Comparative Analysis of Impacts
SOLID WASTE
Service Provider
Nearest Solid Waste Facility
Level of Service
Current Demand
Proposed Demand
CASE I (111,448 sf)
CASE II (222,890 sf)
Chanqe
CASE I (111,448sf)
CASE It (222,890 sf)
C/ty of Palm Beach Gardens (hauler), Palm Beach County Solid Waste Authority
(disposal site)
Palm Beach County Solid Waste Authority located on N. Jog Road, south of State
Road 710, approximately 5.5 miles southeast of the project site.
City trucks and County disposal system shall accommodate 7.03 pounds of garbage,
and 1 .I8 Ibs of yard debris per capita per day.
489 Ibs of garbage and 82 Ibs of yard debris per day (see attached calculations)
I, 679.35 Ibs of garbage and 0 lbs of yard debris per day (see attached calculations)
3,358.71 Ibs of garbage and 0 Ibs of yard debris per day (see attached calculations)
+1190.35 Ibs of garbage per day INCREASE
-82 Ibs of yard debris per day REDUCTION
+2869.71 Ibs of garbage per day INCREASE
-82 Ibs of yard debris per day REDUCTION
North Dixie Highway, Suite 20 I, West Palm Beach, FL 3340 I phone:(561) 689-8600 faxf56 I) 689-7476
KESHA VARZ & ASSOCIA TES, IN(
71 1 North Dixie Highway, Suite 200
,West Palm Beach, Florida 33401
phone: (561) 689-8600
fax: (561) 689-7476
?a
EXHIBIT
BALLENISLES WEST OUT PARCEL
SOLID WASTE GENERATION: EXIST1
489 69.6 489 82 571
CURRENT ZONING: RL 1
CURRENT LAND USE: RESIDENTIAL I
Flows based on City of Palm Beach Gar
Section 78-75, Table 6: Solid Waste Lev
Solid Waste Authority Commercial Wast,
Quant. .
EXISTING USES
I I
mdential I 29 I I
SUMMARY TOTAL I
LEVEL OF SERVICE
Garbage
Yard Debris
UTILITY PROVIDER: Palm Beach COL
contact: Marc C.
Director of Plann
Rates based on
For comparison I
users was used 1
X:\2006\06-036 Ballenlsles Entrance Parcels\06036 Concurren
0
G CONDITIONS
3W (RL) ON 7.31 ACRES
489 I 82 I 571
7.03 Ibs/day/person
1.18 Ibs/day/person
ty Solid Waste
Iruner, Ph.D.
tg and Environmental Programs
BG Concurrency Regs
rposes, the average waste generation of all medium
r both commercial and industrial waste.
Calm 2007-1 1-19.xls 2/7/2006, 3:08 PM
KESHA VARZ & ASSOCIATES, INC.
71 1 North Dixie Highway, Suite 200
West Palm Beach, Florida 33401
phone: (561) 689-8600
fax: (561) 689-7476
EXHIBIT
BALLENISLES WEST OUT PARCEL
SOLID WASTE GENERATION: PROPOSED CONDITIONS
PROPOSED ZONING: PO
PROPOSED LAND USE: PROFESSIONAL OFFICE (PO) ON 7.31 ACRES
Flows based on City of Palm Beach Gardens Division 3, Concurrency
Section 78-75, Table 6: Solid Waste Level of Service &
Solid Waste Authority Commercial Waste Generation Schedule
Total
Daily Rate Total Garbage
LEVEL OF SERVICE
Garbage sq.ft.1365 days x 5.5 Ibs.
UTILITY PROVIDER: Palm Beach County Solid Waste
contact: Marc C. Bruner, Ph.D.
Director of Planning and Environmental Programs
Rates based on PBG Concurrency Regs
v.1qnnc\i06-036 Ballenlsles Entrance Parcels\06036 Concurrency Calcs 2007-1 1-1 9.xls 2/7/2008, 3:08 PM
EXECUTIVE SUMMARY
Date:
Reference #:
- GE
Initiating Local Government:
Contact Person:
Address:
Telephonemax:
Applicant/Agent :
Telephonemax:
PROPOSED CO
General Summary of Amendmenl
A request for a Small Scale Fu
designation of an approximately 7.3
known as the BallenIsles West 0
intersection of PGA Boulevard an(
designation to a Professional Office
a professional office building totalir
I
?OR COMPREHENSIVE PLAN AMENDMENT
August 6,2007
CPSS-07-08-000001
(ERAL INFORMATION
City of Palm Beach Gardens
Jackie Holloman, AICP, Planner
10500 N. Military Trail, PBG 33410
(561)799-4243 / 799-428 l(faX)
E.W. Outparcels, LLC/Cotleur & Hearing, Inc.
(561)747-6336 X 112
IPREHENSIVE PLAN AMENDMENT
ue Land-Use Map Amendment to change the land-use
-acre vacant parcel of land (PCN 52 42 42 11 00 000 3100),
itparcel, generally located at the southwest corner of the
Balledsles Drive, from a Residential Low (RL) land-use
'PO) land-use desipnation. - The applicant intends to develop
; no more than 11 1,448 square feet.
amendments relating to tr i fic circulation or the roadway networks
amendments relating to afhrdable housing
Amendments related to the( following elements:
traffic circulation
mass transit
ports and aviation
housing
infrastructure
coastal management
conservation
recreation and open space
intergovernmental coordination
capital improvements
X land use (map)
B
e
0
Summary of addition($ to adopted comprehensive plan: None
Summary of proposed change(s) to adopted comprehensive plan: Not applicable.
Proposed amendment(s) to the Future Land Use Map: The proposed amendment to the Future
Land Use Map involves the redesignation of a 7.31-acre parcel of land from its current
Residential Low (RL) land-use designation to a Professional Office (PO) land-use designation.
Location of proposed map amendment (include a location map): The subject site is located at
the southwest corner of PGA Boulevard and BallenIsles Drive. The applicant has given the
project the working title of “BallenIsles West Outparcel,” although it is not actually located
within the BallenIsles Planned Community Development (PCD). A location map is attached.
Size of area proposed for change (acres): The size of the subiect parcel is approximatelv 7.31
acres.
Present Future Land Use Plan designation (include a densityhntensity definition):
The current Future Land Use Plan designation of the subiect site is Residential Low (RL), which
limits development to 4.0 units per gross acre. Therefore, the maximum allowable development
on the subject 7.3 1-acre parcel would be no more than 29 residential units.
Proposed Future Land Use Plan designation (include a densityhntensity definition):
The proposed land-use designation for the 7.3 1 -acre site is Professional Office (PO), which
allows maximum lot coverage of 35% of the site and a maximum building height of 36 feet. The
land development regulations may further restrict intensities.
Present zoning of site (include a density/intensity definition): The subiect site currently has a
zoning designation of Residential Low Density-3 (RL-3). which permits 6.7 units per acre and a
2-story, 36-foot building height. Under the present zoning designation, approximately 48 units
, could be developed, with possible further restrictions by the land development regulations.
Proposed zoning of site (include a density/intensity definition): The proposed zoning
classification for the entire 7.31-acre site is Planned Unit Development (PUD) Overlay with an
underlying zoning designation of Professional Office (PO). The maximum allowable
development under the proposed zoning designation is the same as that allowed under the
proposed land-use designation, or 3 5% maximum lot coverage and a 36-foot building height.
The site will be further restricted by the land development regulations.
Present Development of Site: The 7.3 1 -acre site is presently vacant.
Proposed Development of the Site, if known (number of dwelling units, commercial square
footage, industrial square footage, other proposed usage and intensity): The ProDosed
development will consist of approximately 1 1 1,448 square feet of professional office building use.
Is proposed change a Development of Regional Impact? No.
Comprehensive Plan Change Proct
DateflimeLocation Scheduled for
September 25, 2007 (tentative) at 6:
Palm Beach Gardens, Florida 344 10
DateflimeLocation Scheduled for
November 25.2007 (tentative) at 7:
Palm Beach Gardens, Florida 33410
Scheduled Date for Transmittal to 1
\
sing:
oca1 Planning Agency Public Hearing:
0 p.m. in the Council Chambers at 10500 N. Military Trail,
:overning Body Public Hearing:
0 p.m. in the Council Chambers at 10500 N. Military Trail,
CA: December 1,2007 (tentative)
July 30,2008
Mayor Eric Jablin
City of Palm Beach Gardens
10500 N. Military Trail
Palm Beach Gardens, F133410
Re: Change in Future Land Use Plan (FLUP) - designation of the West Outparcel, the
land West of BallenIsles Drive and adjacent to PGA Boulevard, from RL - Residential
Low to PO - Professional Office.
Dear Mayor Jablin:
I am a resident member of the BallenIsles Community Association and have lived in Palm Beach Gardens for over
30 years, of which the last 4 years I have resided in BallenIsles. I think the present Palm Beach Gardens Council is
doing a tremendous job governing our community. This is where my children and grandchildren are being raised,
and I am proud of it.
It has come to my attention that some residents of the BallenIsles Community are stating that they represent gJ
residents in the opposition of the above referenced land use change. I would like to make this perfectly clear, I &
support this change. In my opinion it would only enhance the value of my residence. Also, I request that the
installation of proposed curb cuts be approved without hrther delay.
Please be sure that if I thought this change would damage the BallenIsles Community I would be against it. I
strongly support the above referenced change.
Sincerely,
ddv
56e Love
BallenIsles Resident
136 Windward Dr.
Palm Beach Gardens, F133418
CC: Vice-Mayor David J. Levy
Council Member Joe Russo
Council Member Jody Barnett
Council Member Bert Premuroso
Ron Ferris, City Manager
Kara Irwin, Growth Management Dir.
Planning, Zoning and Appeals Board Members:
Randolph Hansen, Joy Hecht, Amir Kanel,
Craig Kunkle, Michael Panczak, C. Douglas
Pennell, Bany Present, Dennis Solomon,
Donald Krzan
City of Palm Beach Gardens
10500 N. Military Trail
Palm Beach Gardens, F1334 10
LOIS & BARRY WEBS
U,QA Palm Point Circle
Palm Beach Gardens, Fb 33418
@z/) G6? y-30 16
July 23,2008
Mayor Eric Jablin
City of Palm Beach Gardens
10500 North Military Trail
Palm Beach Gardens, FL 33410
Dear Eric,
Please note that Lois and I are BallenIsles residents who have heretofore been
supportive of your efforts and those of your fellow City Council members in
maintaining the safety, beauty and value of our community. We want to go on
record as being strongly opposed to the change in the Future Land Use Plan
(FLUP) designation of the West Outparcel, the land west of BallenIsles Drive
and adjacent to PGA Boulevard, from =-Residential Low to PO- Professional
Office. We are opposed to this request because we do not believe that any commercial
use should be placed this close to our residential community.
Such a change will adversely impact the front entry of BallenIsles, and the increased
traffic will present safety issuers for BallenIsles residents as well as to users of the
entrance from PGA Boulevard and those who exit the West Outparcel by crossing
BallenIsles Drive (southbound), and then turning left onto our northbound lanes.
Also please deny the installation of the proposed curb cuts until further study of
mechanisms to enhance traffic flow into and out of this property are examined and
discussed with our community. Placing the curb cuts now without any approved
development could be destructive to the appearance of BallenIsles and dangerous
to the residents of the BallenIsles Community.
Thank you for your kind attention.
BRWhrw BARR R.WEISS P
cc: Vice-Mayor David Levy, Council Members Joe Russo, Jody Barnett, and
Bert Premuroso, City M
and Palm Beach Garden
Ron Ferris, Wwth Mcp t. Director Kara Irwin
ing, Zoning and Appeals Board M
BALLENISLES COMMUNITY
ASSOCIATION, INC.
303 Ballenlsles Drive
Palm Beach Gardens, FL 33418
Telephone (561) 625-5724
Facsimile (561) 625-2621
E-mail: bica@,bica.cc
Website: www.ballenislescommunitv.com
July 21, 2008
BOARD OF DIRECTORS
David Paulson-President
George Wicker-Vice President
Michelle Cassanetti-Secretary
George Victor-Treasurer
Gerald Pollack-Parliamentarian
Norman Greenberg-Director
Roma Josephs-Director
Mayor Eric Jablin
City of Palm Beach Gardens
10500 North Military Trail
Palm Beach Gardens, FL 33410
Dear Mayor Jablin:
I am writing to you regarding two issues that relate to the property located south of PGA Boulevard and
west of Ballenlsles Drive at the PGA Boulevard entrance of Ballenlsles (hereafter referred to as the NW
out-parcel). It has come to the attention of the Ballenlsles Community Association (BICA) and its citizen
members that the property owner, E.W. Outparcels, LLC, John C. Bills, manager, seeks to change the
underlying Future Land Use Plan (FLUP) designation of the NW Out-parcel from RL-Residential Low to
PO-Professional Office. The Ballenlsles Community Association (BICA), representing the interests of the
residents of Ballenlsles, strongly opposes the change of the underlying land use of this property to PO-
Professional Office.
It is our understanding that the proposed FLUP modification request is a pre-requisite to a rezoning and
PUD application which has not yet been submitted. If the request for the FLUP amendment is approved,
it will lay the groundwork for the PUD which would allow for commercial office development.
Professional office development would not be in keeping with the adjacent residential community of
Ballenlsles. The current BICA Board has not been consulted with respect to the nature of any proposed
development, which increases our concern as we are unable to assess the full impact of such a change
on our community. At this point in time Ballenlsles strongly opposes any change which would allow
commercial development of this NW parcel.
,
We are concerned that change in land use on the NW parcel would increase the traffic impacts to
Ballenlsles Drive and to the intersection at the entrance to the community. We are also concerned that
the additional traffic will cause confusion and safety issues for residents, guests and vendors. Our
concern extends to include the general public with regard to the increase in trips on PGA Boulevard.
The CRALLS designation on PGA Boulevard already allows additional traffic on the roadway. In our
opinion, the proposed FLUP change will allow additional trips which will unduly increase the already
over capacity roadway. In addition, should the increase in traffic impacts require construction of turn
lanes, as we suspect they might, we anticipate that there will be significant impacts to the Ballenlsles
entrance features and landscaping. Expansion of the intersection to accommodate additional lanes
should be carefully considered due to the impact that will be felt by the Ballenlsles residents.
BlCA is also aware that the property owner is currently in process with an application for permits from
the Northern Palm Beach County Improvement District and the city, for approval of curb-cut
construction permits for both the east and west sides of Ballenlsles Drive. BlCA strongly opposes such
permits being issued at this time for the following reasons. First, until such time as a plan of
development has been approved for the property, the location of the curb cut could vary. The location
of the curb cuts, when approved, should be carefully coordinated and located to take into consideration
the impact on the landscaping and structures along the roadway as well as the impact on the median
and the traffic circulation at the entrance to the community. As the nature of the development to be
placed on either the NW or the NE out-parcels has yet to be determined, no rationale exists for
placement of such curb cuts at this time except to disrupt the current entrance to Ballenlsles Drive, such
disruption further agitating and angering the citizens of our community. Second, when development
eventually occurs on either of these two parcels, it will require a more imaginative solution to ingress
and egress in order to allow traffic to flow safely into and out of Ballenlsles, and into and out of these
proposed developments. Ballenlsles requests that the permits for curb cuts be denied until such time
as the issues can be fully explored with the property owner.
If the property owner, as they have indicated, needs to gain access to the properties to allow for
maintenance of the sites, BlCA is willing to discuss accommodating that access in a way that will not
disrupt the Ballenlsles entrance.
We ask that you and the City Council give consideration to our concerns regarding the safety and
benefits to all parties in your deliberations.
MO
iation by
David F Paulson, MD
President
Cc: Vice-Mayor David J. Levy Commissioner Karen Marcus
Councilman Joe Russo
Councilwoman Jody Barnett West Palm Beach, FL 33401
Councilman Bert Premuroso
Ron Ferris, City Manager
Kara Irwin, Growth Management Director Palm Beach Gardens, FL 33410
Steven Mayer, Senior Planner
301 West Olive Avenue
City of Palm Beach Gardens
10500 North Military Trail
Planning, Zoning and Appeals Board:
Randolph Hansen
Joy Hecht
Amir Kanel
Craig Kunkle
Michael Panczak
C. Douglas Pennell
Barry Present
Dennis Solomon
Donald Krzan
COMMENTS FROM THE PUBLIC Request to Address City Council Please Print ,, Members of the public may address the City Council during the “Comments by the Public” portion of the agenda and during “Public Hearings”. This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes. I I l
Please Print COMMENTS FROM THE PUBLIC Request to Address City Council Members of the public may address the City Council during the “Comments by the Public” portion of the agenda and during “Public Hearings”. This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes.