Dr. Juan F. Ortega, P.E. JFO Group Inc Forest Hill Boulevard, Suite 10A-123 Wellington, FL 33414

Transcription

1 January 23, 2018 Department of Engineering and Public Works P.O. Box West Palm Beach. FL (561) FAX: (561) Palm Beach County Board of County Commissioners Melissa McKinlay. Mayor Mack Bernard, Vice Mayor Hal R. Valeche Paulette Burdick Dave Kerner Steven L. Abrams Mary Lou Berger County Administrator Verdenia C. Baker "An Equal Opporl11nity Affirmative Action Fmployer" Dr. Juan F. Ortega, P.E. JFO Group Inc Forest Hill Boulevard, Suite 10A-123 Wellington, FL RE: Town Commons FLUA Amendment Policy 3.5-d Review Round 2018-D Dear Dr. Ortega: Palm Beach County Traffic Division has reviewed the Comprehensive Plan Amendment Traffic Impact Analysis for the proposed Future Land Use Amendment for the above referenced project, revised January 19, 2018, pursuant to Policy 3.5-d of the Land Use Element of the Palm Beach County Comprehensive Plan. The project is summarized as follows: Location: PCN: Acres: NE corner of Hypoluxo Road and Lyons Road (others on file) 40 acres Current FLU Proposed FLU FLU: Multiple Land Use Multiple Land Use (MLU)ICommercial High Office (MLU)ICommercial High (CH-2) (CH-0) Zoning: Multiple Used Planned Multiple Used Planned Development (MUPD) Development (MUPD) Density/ 2 dulac x 40 ac 2 dulac x 40 ac Intensity: Retail: Retail: FAR x 14.3 ac FAR x 17.4 ac Medical Office: 0.23 FAR x 3.1 ac Maximum General Commercial General Commercial Potential: Total: 94,900 SF Total: 124,900 SF Medical Office Single Family Detached Total: 30,000 SF I Total: 80 DUs Single Family Detached Total: 80 DUs Proposed NIA NIA Potential: I Net Daily 163 (maximum- current) Trips: Net PH Trips: 3 (-16119) AM, 65 (41124) PM (maximum) *Maximum indicates typical FAR and maximum trip generator. Proposed indicates the specific uses and intensities/densities in the zoning application. l I I f12f.., printed on sustainable D(Y and recycled paper

2 Dr. Juan F. Ortega, P.E. January 23, 2018 Page 2 Based on the review, the Traffic Division has determined that the traffic impacts of the proposed amendment meets Policy 3.5-d of the Future Land Use Element of the Palm Beach County Comprehensive Plan at the maximum potential density shown above. Please contact me at or to qbari@pbcgov.org with any questions. Sincerely, Quazi Bari, P.E. Senior Professional Engineer- Traffic Division QB:DS/bc ec: Dominique Simeus, E. I.- Project Coordinator II, Traffic Division Steve Bohovsky- Technical Assistant Ill, Traffic Division Lisa Amara- Senior Planner, Planning Division Khurshid Mohyuddin -Principal Planner, Plann:ng Divis:on Jorge Perez- Senior Planner, Planning Division File: General - TPS- Unincorporated Traffic Study Review N:\TRAFFIC\Development Review\Comp Plan\18-D\Town Commons.docx

3 TOWN COMMONS P ALM B EACH C OUNTY, FLORIDA FUTURE LAND USE ATLAS AMENDMENT TRAFFIC IMPACT ANALYSIS PREPARED FOR: LYNX ZUCKERMAN AT FORT MYERS, LLC Prepared by: JFO GROUP INC COA Number Forest Hill Boulevard Suite 10A-123 Wellington, Florida, Revised January 19, 2018 December 29, 2017 This item has been electronically signed and sealed by Dr. Juan F. Ortega PE on January 8, 2018 using a Digital Signature. Printed copies of this document are not considered signed and sealed and the signature must be verified on any electronic copies.

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5 TABLE OF CONTENTS SECTION PAGE PROJECT DESCRIPTION... 1 CURRENT FUTURE LAND USE DESIGNATION... 2 PROPOSED FUTURE LAND USE DESIGNATION... 4 TRAFFIC IMPACT... 5 TRAFFIC ANALYSIS Test 2 Five Year Analysis (2022) Long Range Analysis (2040) CONCLUSION Exhibit 1: Property Appraiser Exhibit 2: Town Commons Ordinance Exhibit 3: Town Commons Site Plan Exhibit 4: Internal Capture Exhibit 5: Approved Trip Distribution Exhibit 6: 2040 Volumes Exhibit 7: PBC Development Potential Form Exhibit 8: Windsor Place Excerpt Exhibit 9: Policy 3.5d Review

6 TABLE PAGE Table 1: Trip Generation Rates and Equations... 2 Table 2: Trip Generation Current Future Land Use... 3 Table 3: Trip Generation Future Land Use Maximum Intensity... 4 Table 4: Long Range Net Traffic Impact - Maximum Intensity... 5 Table 5: Test 2 Traffic... 6 Table 6: Test 2 Five Year Analysis Significance... 9 Table 7: Level of Service 2040 Conditions Maximum Intensity FIGURE PAGE Figure 1: Project Location... 1 Figure 2: Trip Distribution... 7

7 J F O G R O U P I N C Traffic Engineering Transportation Planning 1. PROJECT DESCRIPTION JFO Group Inc has been retained to evaluate the traffic impact for the proposed Future Land Use designation at the Town Commons MUPD property. There is a proposal for a land use change of 40 acres located at the northeast corner of Hypoluxo Road and Lyons Road in Unincorporated Palm Beach County, Florida. The current Future Land Use (FLU) designation for the property is Commercial High Office (CH-O). A land use change amendment from the current Commercial High Office (CH-O) to Commercial High with underlying Low Residential, 2 units per acre (CH/2) is being requested. Property Control Numbers associated with this project are / / / / / / / / / / / Exhibit 1 includes a copy of the property data from the Palm Beach County (PBC) Property Appraiser s office for the site. Figure 1 shows an aerial location of the site in relation to the transportation network. The purpose of this analysis is to evaluate the traffic Lyons Road Site Hypoluxo Road impact of the proposed land use change to determine compliance with Policy 3.5-d from the PBC Figure 1: Project Location Comprehensive Plan. This analysis includes Test 2 Five Year Analysis (2022) and Long Range Analysis (2040) _Town Commons_FLUA Traffic_ Page 1

8 J F O G R O U P I N C Traffic Engineering Transportation Planning 2. CURRENT FUTURE LAND USE DESIGNATION Project trip generation rates available from the PBC Trip Generation Rates, dated August 13, 2014 were used to determine the project trip generation under the Current Future Land Use designation and the Proposed Future Land Use designation. Table 1 shows the rates and equations used in order to determine the trip generation for Daily, AM, and PM peak hour conditions. Land Use Table 1: Trip Generation Rates and Equations ITE Code Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Medical Office % 21% % 72% General Commercial 820 Ln(T)= 0.65 Ln(X) % 38% % 52% Single Family Detached % 75% % 37% Ln(T)= 0.90 Ln(X)+1.53 Ln(T)= 0.67 Ln(X)+3.31 Ln(T)= 0.90 Ln(X)+0.51 Drive-In Bank % 43% % 50% Exhibit 2 includes a copy of Ordinance which amended the Future Land Use for Town Commons. Table 2 summarizes Daily, AM and PM peak trip generation potential under the Current Future Land Use designation. The net Daily, AM and PM trips potentially generated due to the Current Future Land Use designation are 5,350, 161, and 485 trips respectively. Exhibit 4 includes internal capture calculations for the Current Future Land Use designation _Town Commons_FLUA Traffic_ Page 2

9 J F O G R O U P I N C Traffic Engineering Transportation Planning Table 2: Trip Generation Current Future Land Use Land Use Intensity Daily Traffic AM Peak Hour PM Peak Hour In Out Total In Out Total General Commercial 94,900 SF 6, Medical Office 30,000 SF 1, Single Family Detached 80 DUs , Internal Capture 4.45% 8.97% 4.98% General Commercial Medical Office Single Family Detached Pass-By General Commercial % 2, Medical Office 10.00% , Net Current FLU Trips 5, _Town Commons_FLUA Traffic_ Page 3

10 J F O G R O U P I N C Traffic Engineering Transportation Planning 3. PROPOSED FUTURE LAND USE DESIGNATION There is a proposal to change the current Future Land Use from the current Commercial High Office (CH-O) to Commercial High with underlying Low Residential, 2 units per acre (CH/2). The maximum intensity for the site would allow a maximum of 124,900 square feet of General Commercial uses, and, 80 Single Family homes. Table 3 summarizes Daily, AM and PM peak hour trips potentially generated under the Maximum Intensity. Table 3: Trip Generation Future Land Use Maximum Intensity Land Use Intensity Daily Traffic AM Peak Hour PM Peak Hour In Out Total In Out Total General Commercial 124,900 1 SF 7, Single Family Detached 80 DU , Internal Capture General Commercial Single Family Detached Pass-By General Commercial 38.28% 2 2, Net Proposed FLU Trips 5, According to Table 3, the net Daily, AM and PM trips potentially generated due to the Proposed Future Land Use designation under the Maximum Intensity are 5,513, 123, and 502 trips respectively. 1 =94, ,000 2 = * Ln(A) where A is 1,000 SF of leasable area _Town Commons_FLUA Traffic_ Page 4

11 J F O G R O U P I N C Traffic Engineering Transportation Planning 4. TRAFFIC IMPACT Table 4 shows a comparison of the trip generation between the Maximum Intensity under the existing and proposed FLU. As can be seen in Table 4, both Daily and Peak-Hour traffic generated by the proposed Maximum Intensity is higher than the traffic generated by the current FLU. Table 4: Long Range Net Traffic Impact - Maximum Intensity Future Land Use Designation Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Current 5, Maximum Intensity 5, Net New Trips 163 (35) (3) (38) 24 (7) 17 Given the net trip generation characteristics from Table 4 for Long Range Analysis (2040), and according to FLUE Policy 3.5-d of the Comprehensive Plan, the directly accessed link on first accessed major thoroughfare needs to be considered for traffic impact analysis for the Maximum Intensity. Furthermore, pursuant to the Test 2 Five Year Analysis (2022) requirements and according to the ULDC, Article 12 Chapter B, Section 2.B, based on the peak hour trips from Table 5, a one (1) mile RDI needs to be considered for traffic impact analysis for the Maximum Intensity. Trip distribution and assignment was based on the approved trip assignment for Town Commons. See Exhibit 5. Figure 2 includes project trip distribution on all roadway links included within a 1-mile RDI for the proposed land use _Town Commons_FLUA Traffic_ Page 5

12 J F O G R O U P I N C Traffic Engineering Transportation Planning Table 5: Test 2 Traffic Land Use Intensity Daily Traffic AM Peak Hour PM Peak Hour In Out Total In Out Total Vested Traffic General Commercial 81,715 3 SF 5, Drive-In Bank 13,185 4 SF 1, Internal Capture 7, General Commercial Drive-In Bank Pass-By General Commercial % 2, Drive-In Bank 47.00% , Net Vested Trips 4, Future Land Use Maximum Intensity General Commercial 124,900 SF 7, Single Family Detached 80 DU Internal Capture 8, General Commercial Single Family Detached Pass-By General Commercial 38.28% 5 2, Net Proposed FLU Trips 5, Net Traffic for Test 2 1,253 (16) =7,700+45,528+3,537+12,868+7,056+1,462+3,564 4 =4,000+5,000+4,185 5 = * Ln(A) where A is 1,000 SF of leasable area _Town Commons_FLUA Traffic_ Page 6

13 S State Road 7 Lyons Rd Lyons Rd Lyons Rd S Floridas Tpke N Floridas Tpke Hagen Lantana Rd Lyons Rd Hypoluxo Rd Le Chalet Blvd Rd Jog S Gateway Blvd Boynton Beach Blvd Lyons Rd Ranch Rd Hagen Ranch Rd Boynton Beach Blvd Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Number of Lanes Project Site Miles Figure 2: Trip Distribution Town Commons _Town Commons_FLUA Traffic_ Page 7

14 J F O G R O U P I N C Traffic Engineering Transportation Planning 5. TRAFFIC ANALYSIS This section evaluates two traffic scenarios for the proposed land use change under the Proposed Development/Maximum Intensity: Test 2 Five Year Analysis (2022) and Long Range Analysis (2040) Test 2 Five Year Analysis (2022) Links and Major Intersections where Project s traffic is significant on a Link within the RDI shall be included in Test 2 analysis of the PBC TPS. Under this Test, the road network assumed in this analysis shall be the existing road network and the State and County Five-Year Road Program improvements with construction scheduled to commence before the end of the Five-Year analysis period. At the time of this submittal, no improvements were scheduled within the RDI. According to Table 12.b.2.D-7 3A from the PBC Traffic Performance Standards - Article 12 of the PBC Unified Land Development Code and given the trip generation characteristics from Table 3, a 1-mile Radius of Development Influence needs to be considered for Test 2 traffic impact analysis of the Proposed Development/Maximum Intensity. Projects with more than three percent (3%) of the adopted LOS thresholds within the RDI as set forth in Table 12.B.C-4 2A: LOS E Link Service Volumes, shall be included in Test 2. In addition, links outside the RDI on which net trips are greater than five percent (5%) of the LOS E of the Link affected shall be included in Test 2. Table 6 determines these significance levels for the Maximum Intensity. All links within the RDI are impacted less than three percent (3%). Test 2 has been met _Town Commons_FLUA Traffic_ Page 8

15 J F O G R O U P I N C Traffic Engineering Transportation Planning Table 6: Test 2 Five Year Analysis Significance Roadway From To Ln Number of Existing and Proposed Traffic Signals - 1 Length (miles) Signalized intersections per mile Class LOS Capacity Traffic Assignment Project Traffic Traffic Impact Lyons Rd Boynton Beach Blvd Hypoluxo Rd 4D Class I 1,960 25% % Lyons Rd Hypoluxo Rd Site Access 21% % 4D Class I 1,960 Lyons Rd Site Access Lantana Rd 34% % Hypoluxo Rd Hypoluxo Rd Hypoluxo Rd Hypoluxo Rd SR-7 Lyons Rd 4D Class I 1,960 21% % Lyons Rd Site Access 20% % Site Access Fl Turnpike 4D Class I 1,960 20% % Fl Turnpike Hagen Ranch Rd 20% % AM PM IN OUT IN OUT (16) RDI: 1-Mile _Town Commons_FLUA Traffic_ Page 9

16 J F O G R O U P I N C Traffic Engineering Transportation Planning Long Range Analysis (2040) At the time of this submittal, the latest long range transportation model available from the Palm Beach Metropolitan Planning Organization was dated August 17, Exhibit 6 includes excerpts from the 2040 LRTP for the links included within the RDI. According to the PBC Comprehensive Plan, a project has significant traffic where net trip increase impacting roads is greater than one percent (1%) for volume to capacity ratio (v/c) of 1.4 or more, two percent (2%) for v/c of 1.2 or more and three percent (3%) for v/c of less than 1.2 of the level of service "D" capacity on an AADT basis of the link affected up to the limits set forth in Table The laneage shall be as shown on the MPO s latest adopted LRTP. As part of a conservative analysis, the project trip distribution assumed for the short range analysis was assumed the same in the year Furthermore, Policy 3.5-d.1.d requires that projected traffic from concurrent Land Use Atlas amendments that are approved in the same Comprehensive Plan Amendment Round that significantly impact the same roadway segments as the proposed land use change needs to be added to the analysis. Exhibit 8 includes the trip distribution for Windsor Place which shows that under Policy 3.5-d this project will have an insignificant impact to the transportation network. However, as required by Palm Beach County on electronic communication from January 17, 2018, the traffic from Windsor Place was added to the 2040 calculations. Table 7 shows all links included within the RDI in the year 2040 will meet the adopted Level of Service _Town Commons_FLUA Traffic_ Page 10

17 J F O G R O U P I N C Traffic Engineering Transportation Planning Table 7: Level of Service 2040 Conditions Maximum Intensity Road From To Lanes Capacity 2040 Daily Volume Traffic Assignment Project Traffic Windsor Place 1 Total Traffic V/C % Project Impact Significant Impact? 2 Meets LOS D? Lyons Rd Hypoluxo Rd Site Access 4D 33,200 16, % , % NO YES Lyons Rd Site Access Lantana Rd 4D 33,200 16, % , % NO YES Hypoluxo Rd Lyons Rd Site Access 4D 33,200 18, % , % NO YES Hypoluxo Rd Site Access Fl Turnpike 4D 33,200 18, % , % NO YES Net Daily Traffic Policy 3.5-d.1.d Projected traffic from concurrent Land Use Atlas amendments that are approved in the same Comprehensive Plan Amendment Round that significantly impact the same roadway segments as the proposed land use change. 2 A project has significant traffic where net trip increase impacting roads is greater than one percent (1%) for volume to capacity ratio (v/c) of 1.4 or more, two percent (2%) for v/c of 1.2 or more and three percent (3%) for v/c of less than 1.2 of the level of service "D" capacity on an AADT basis _Town Commons_FLUA Traffic_ Page 11

18 J F O G R O U P I N C Traffic Engineering Transportation Planning 6. CONCLUSION There is a proposal for a land use change of 40 acres located at the northeast corner of Hypoluxo Road and Lyons Road in Unincorporated Palm Beach County, Florida. The proposal is to change the current Future Land Use from the current Commercial High Office (CH-O) to Commercial High with underlying Low Residential, 2 units per acre (CH/2). The requested land use change will allow a maximum density and intensity of 124,900 square feet of General Commercial uses, and, 80 Single Family homes. The proposed development would be expected to generate a maximum of 163 additional external net Daily trips. Exhibit 7 includes a copy of the Palm Beach County Development Potential Form 2016 Future Land Use Atlas Amendment Application. The proposed changes to the Town Commons MUPD property have been evaluated following Policy 3.5-d of the PBC Comprehensive Plan. This analysis shows the proposed Future Land Use Amendment will be in compliance with Policy 3.5-d of the Land Use Element of the PBC Comprehensive Plan _Town Commons_FLUA Traffic_ Page 12

19 Exhibit 1: Property Appraiser

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21 Location Address 6860 LYONS RD Municipality UNINCORPORATED Parcel Control Number Subdivision TOWN COMMONS PL 1 Official Records Book Page 910 Sale Date DEC-2008 Legal Description TOWN COMMONS PL 1 IRREG SHAPED PAR OF TR B LYG SLY, WLY & ADJ TO TR L-2 Owners TOWN COMMONS ACQUISITION LLC Mailing address 7593 BOYNTON BEACH BLVD STE 220 BOYNTON BEACH FL Sales Date Price OR Book/Page Sale Type Owner DEC-2008 $ / WARRANTY DEED TOWN COMMONS ACQUISITION LLC DEC-2008 $2,297, / WARRANTY DEED TOWN COMMONS ACQUISITION LLC DEC-2003 $1,500, / WARRANTY DEED TOWN COMMONS LLC No Exemption Information Available. Number of Units Use Code *Total Square 0 Acres Feet R/W - BUFFER Zoning MUPD - Multiple Use Planned Dev' ( 00- UNINCORPORATED ) Improvement Value $0 $0 $0 Land Value $122 $122 $122 Total Market Value $122 $122 $122 All values are as of January 1st each year Assessed Value $122 $122 $122 Exemption Amount $0 $0 $0 Taxable Value $122 $122 $122 Ad Valorem $2 $2 $2 Non Ad Valorem $48 $47 $45 Total tax $50 $49 $47

22 Location Address Municipality UNINCORPORATED Parcel Control Number Subdivision TOWN COMMONS PL 1 Official Records Book Page 910 Sale Date DEC-2008 Legal Description TOWN COMMONS PL 1 TR L-2 K/A WATER MGMT Owners TOWN COMMONS ACQUISITION LLC Mailing address 7593 BOYNTON BEACH BLVD STE 220 BOYNTON BEACH FL Sales Date Price OR Book/Page Sale Type Owner DEC-2008 $ / WARRANTY DEED TOWN COMMONS ACQUISITION LLC DEC-2008 $2,297, / WARRANTY DEED TOWN COMMONS ACQUISITION LLC DEC-2003 $1,500, / WARRANTY DEED TOWN COMMONS LLC No Exemption Information Available. Number of Units *Total Square Feet 0 Acres Use Code RIVER/LAKES Zoning - Improvement Value $0 $0 $0 Land Value $0 $0 $0 Total Market Value $0 $0 $0 All values are as of January 1st each year Assessed Value $0 $0 $0 Exemption Amount $0 $0 $0 Taxable Value $0 $0 $0 Ad Valorem $0 $0 $0 Non Ad Valorem $0 $0 $0 Total tax $0 $0 $0

23 Location Address 8961 HYPOLUXO RD Municipality UNINCORPORATED Parcel Control Number Subdivision TOWN COMMONS PL 1 Official Records Book Page 1450 Sale Date JUN-2017 Legal Description TOWN COMMONS PL 1 SLY FT OF WLY FT OF TR B LYG N OF & ADJ TO TR L LLC Owners Mailing address 4374 HUNTING TRL LAKE WORTH FL Sales Date Price OR Book/Page Sale Type Owner JUN-2017 $1,200, / WARRANTY DEED 8961 LLC JUL-2013 $1,800, / WARRANTY DEED JPMORGAN CHASE BANK NA MAR-2006 $ / WARRANTY DEED FIDELITY FEDERAL BANK & TRUST NOV-2004 $1,100, / WARRANTY DEED FIDELITY FEDERAL BANK & TRUST No Exemption Information Available. Number of Units *Total Square Feet 3620 Acres Use Code OFFICE ONE STORY Zoning MUPD - Multiple Use Planned Dev' ( 00- UNINCORPORATED ) Improvement Value $905,240 $877,862 $809,872 Land Value $1,016,325 $968,045 $921,715 Total Market Value $1,921,565 $1,845,907 $1,731,587 All values are as of January 1st each year Assessed Value $1,921,565 $1,845,907 $1,731,587 Exemption Amount $0 $0 $0 Taxable Value $1,921,565 $1,845,907 $1,731,587 Ad Valorem $33,628 $33,191 $32,197 Non Ad Valorem $827 $803 $807 Total tax $34,455 $33,994 $33,004

24 Location Address 8945 HYPOLUXO RD Municipality UNINCORPORATED Parcel Control Number Subdivision TOWN COMMONS PL 1 Official Records Book Page 1485 Sale Date OCT-2007 Legal Description TOWN COMMONS PL 1 SLY FT OF NLY FT OF WLY FT OF TR B K/A PAR A Owners PUBLIX SUPER MARKETS INC Mailing address PO BOX 407 LAKELAND FL Sales Date Price OR Book/Page Sale Type Owner OCT-2007 $18,700, / WARRANTY DEED PUBLIX SUPER MARKETS INC No Exemption Information Available. Number of Units 0 *Total Square Feet Use Code FINANCIAL Zoning 3988 Acres MUPD - Multiple Use Planned Dev' ( 00- UNINCORPORATED ) Improvement Value $1,017,749 $1,008,083 $929,970 Land Value $1,008,552 $960,641 $914,666 Total Market Value $2,026,301 $1,968,724 $1,844,636 All values are as of January 1st each year Assessed Value $2,026,301 $1,968,724 $1,819,206 Exemption Amount $0 $0 $0 Taxable Value $2,026,301 $1,968,724 $1,819,206 Ad Valorem $35,461 $35,399 $34,017 Non Ad Valorem $863 $837 $842 Total tax $36,324 $36,236 $34,859

25 Location Address 8831 HYPOLUXO RD 17 Municipality UNINCORPORATED Parcel Control Number Subdivision TOWN COMMONS PL 1 Official Records Book Page 1485 Sale Date OCT-2007 Legal Description TOWN COMMONS PL 1 TR B (LESS NLY FT OF WLY FT, IRREG SHAPED PAR LYG S & W OF & ADJ TO TR L-Z, SLY F Owners PUBLIX SUPER MARKETS INC EXPENSE PAYABLE LEASE TEAM Mailing address PO BOX LAKELAND FL Sales Date Price OR Book/Page Sale Type Owner OCT-2007 $18,700, / WARRANTY DEED PUBLIX SUPER MARKETS INC No Exemption Information Available. Number of Units *Total Square Feet Acres Use Code SHOPPING CENTER CMMITY Zoning - Improvement Value $8,831,917 $8,319,386 $7,248,721 Land Value $3,799,689 $3,616,967 $3,443,615 Total Market Value $12,631,606 $11,936,353 $10,692,336 All values are as of January 1st each year Assessed Value $12,631,606 $11,611,885 $10,556,259 Exemption Amount $0 $0 $0 Taxable Value $12,631,606 $11,611,885 $10,556,259 Ad Valorem $221,057 $211,086 $197,302 Non Ad Valorem $64,446 $61,184 $62,855 Total tax $285,503 $272,270 $260,157

26 Location Address Municipality UNINCORPORATED Parcel Control Number Subdivision TOWN COMMONS PUD/MUPD Official Records Book Page Sale Date Legal Description TOWN COMMONS PUD/MUPD TR AT1 K/A INGRESS & EGRESS TO PUBLIC R/W Owners TOWN COMMONS ACQUISITION LLC Mailing address 7593 BOYNTON BEACH BLVD STE 220 BOYNTON BEACH FL No Sales Information Available. No Exemption Information Available. Number of Units *Total Square Feet 0 Acres 0.47 Use Code R/W - BUFFER Zoning - Improvement Value $0 $0 $0 Land Value $0 $0 $0 Total Market Value $0 $0 $0 All values are as of January 1st each year Assessed Value $0 $0 $0 Exemption Amount $0 $0 $0 Taxable Value $0 $0 $0 Ad Valorem $0 $0 $0 Non Ad Valorem $0 $0 $0 Total tax $0 $0 $0

27 Location Address Municipality UNINCORPORATED Parcel Control Number Subdivision TOWN COMMONS PUD/MUPD Official Records Book Page Sale Date Legal Description TOWN COMMONS PUD/MUPD TR L K/A OPEN SPACE Owners TOWN COMMONS ACQUISITION LLC Mailing address 7593 BOYNTON BEACH BLVD STE 220 BOYNTON BEACH FL No Sales Information Available. No Exemption Information Available. Number of Units *Total Square Feet 0 Acres 2.95 Use Code R/W - BUFFER Zoning - Improvement Value $0 $0 $0 Land Value $0 $0 $0 Total Market Value $0 $0 $0 All values are as of January 1st each year Assessed Value $0 $0 $0 Exemption Amount $0 $0 $0 Taxable Value $0 $0 $0 Ad Valorem $0 $0 $0 Non Ad Valorem $0 $0 $0 Total tax $0 $0 $0

28 Location Address 8851 HYPOLUXO RD Municipality UNINCORPORATED Parcel Control Number Subdivision TOWN COMMONS PUD/MUPD Official Records Book Page Sale Date Legal Description TOWN COMMONS PUD/MUPD PAR A Owners TOWN COMMONS ACQUISITION LLC Mailing address 7593 BOYNTON BEACH BLVD STE 220 BOYNTON BEACH FL No Sales Information Available. No Exemption Information Available. Number of Units *Total Square Feet 0 Acres Use Code VACANT Zoning - Improvement Value $0 $0 $0 Land Value $3,323,900 $3,168,000 $3,168,000 Total Market Value $3,323,900 $3,168,000 $3,168,000 All values are as of January 1st each year Assessed Value $3,323,900 $3,168,000 $3,168,000 Exemption Amount $0 $0 $0 Taxable Value $3,323,900 $3,168,000 $3,168,000 Ad Valorem $58,169 $56,963 $58,905 Non Ad Valorem $672 $651 $630 Total tax $58,841 $57,614 $59,535

29 Location Address Municipality UNINCORPORATED Parcel Control Number Subdivision TOWN COMMONS PUD/MUPD Official Records Book Page Sale Date Legal Description TOWN COMMONS PUD/MUPD TR W K/A WATER MGMT Owners TOWN COMMONS ACQUISITION LLC Mailing address 7593 BOYNTON BEACH BLVD STE 220 BOYNTON BEACH FL No Sales Information Available. No Exemption Information Available. Number of Units *Total Square Feet 0 Acres 3.75 Use Code RIVER/LAKES Zoning - Improvement Value $0 $0 $0 Land Value $0 $0 $0 Total Market Value $0 $0 $0 All values are as of January 1st each year Assessed Value $0 $0 $0 Exemption Amount $0 $0 $0 Taxable Value $0 $0 $0 Ad Valorem $0 $0 $0 Non Ad Valorem $0 $0 $0 Total tax $0 $0 $0

30 Location Address Municipality UNINCORPORATED Parcel Control Number Subdivision TOWN COMMONS PUD/MUPD Official Records Book Page Sale Date Legal Description TOWN COMMONS PUD/MUPD TR POZ K/A RECREATIONAL OPEN SPACE Owners TOWN COMMONS ACQUISITION LLC Mailing address 7593 BOYNTON BEACH BLVD STE 220 BOYNTON BEACH FL No Sales Information Available. No Exemption Information Available. Number of Units *Total Square Feet 0 Acres 0.87 Use Code R/W - BUFFER Zoning - Improvement Value $0 $0 $0 Land Value $0 $0 $0 Total Market Value $0 $0 $0 All values are as of January 1st each year Assessed Value $0 $0 $0 Exemption Amount $0 $0 $0 Taxable Value $0 $0 $0 Ad Valorem $0 $0 $0 Non Ad Valorem $0 $0 $0 Total tax $0 $0 $0

31 Location Address Municipality UNINCORPORATED Parcel Control Number Subdivision TOWN COMMONS PUD/MUPD Official Records Book Page Sale Date Legal Description TOWN COMMONS PUD/MUPD TR R K/A PRIVATE STREET Owners TOWN COMMONS ACQUISITION LLC Mailing address 7593 BOYNTON BEACH BLVD STE 220 BOYNTON BEACH FL No Sales Information Available. No Exemption Information Available. Number of Units *Total Square Feet 0 Acres 0.35 Use Code R/W - BUFFER Zoning - Improvement Value $0 $0 $0 Land Value $0 $0 $0 Total Market Value $0 $0 $0 All values are as of January 1st each year Assessed Value $0 $0 $0 Exemption Amount $0 $0 $0 Taxable Value $0 $0 $0 Ad Valorem $0 $0 $0 Non Ad Valorem $0 $0 $0 Total tax $0 $0 $0

32 Location Address Municipality UNINCORPORATED Parcel Control Number Subdivision TOWN COMMONS PL 1 Official Records Book Page 910 Sale Date DEC-2008 Legal Description TOWN COMMONS PL 1 TR A (LESS SLY FT OF WLY 40 FT & PB118P6) K/A PT OF TOWN COMMONS DR Owners TOWN COMMONS ACQUISITION LLC Mailing address 7593 BOYNTON BEACH BLVD STE 220 BOYNTON BEACH FL Sales Date Price OR Book/Page Sale Type Owner DEC-2008 $ / WARRANTY DEED TOWN COMMONS ACQUISITION LLC DEC-2008 $2,297, / WARRANTY DEED TOWN COMMONS ACQUISITION LLC DEC-2003 $1,500, / WARRANTY DEED TOWN COMMONS LLC No Exemption Information Available. Number of Units *Total Square Feet 0 Acres Use Code R/W - BUFFER Zoning - Improvement Value $0 $0 $0 Land Value $0 $0 $0 Total Market Value $0 $0 $0 All values are as of January 1st each year Assessed Value $0 $0 $0 Exemption Amount $0 $0 $0 Taxable Value $0 $0 $0 Ad Valorem $0 $0 $0 Non Ad Valorem $0 $0 $0 Total tax $0 $0 $0

33 Location Address Municipality UNINCORPORATED Parcel Control Number Subdivision TOWN COMMONS PL 1 Official Records Book Page Sale Date Legal Description TOWN COMMONS PL 1 SLY FT OF WLY 40 FT OF TR A K/A PT OF TOWN COMMONS DR HYPO LLC Owners Mailing address 33 SE 4TH ST STE 100 BOCA RATON FL No Sales Information Available. No Exemption Information Available. Number of Units *Total Square Feet 0 Acres 0.32 Use Code R/W - BUFFER Zoning - Improvement Value $0 $0 $0 Land Value $0 $0 $0 Total Market Value $0 $0 $0 All values are as of January 1st each year Assessed Value $0 $0 $0 Exemption Amount $0 $0 $0 Taxable Value $0 $0 $0 Ad Valorem $0 $0 $0 Non Ad Valorem $0 $0 $0 Total tax $0 $0 $0

34 Location Address Municipality UNINCORPORATED Parcel Control Number Subdivision TOWN COMMONS PUD/MUPD Official Records Book Page Sale Date Legal Description TOWN COMMONS PUD/MUPD PAR B Owners TOWN COMMONS ACQUISITION LLC Mailing address 7593 BOYNTON BEACH BLVD STE 220 BOYNTON BEACH FL No Sales Information Available. No Exemption Information Available. Number of Units *Total Square Feet 0 Acres Use Code VACANT COMMERCIAL Zoning - Improvement Value $0 $0 $0 Land Value $1,353,065 $1,288,368 $1,227,017 Total Market Value $1,353,065 $1,288,368 $1,227,017 All values are as of January 1st each year Assessed Value $1,353,065 $1,288,368 $1,227,017 Exemption Amount $0 $0 $0 Taxable Value $1,353,065 $1,288,368 $1,227,017 Ad Valorem $23,679 $23,166 $22,815 Non Ad Valorem $144 $140 $135 Total tax $23,823 $23,306 $22,950

35 Exhibit 2: Town Commons Ordinance

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37 ~ i I ORDINANCE NO AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF PALM BEACH COUNTY, FLORIDA AMENDING THE 1989 COMPREHENSIVE PLAN AS ADOPTED BY ORDINANCE NO , AS AMENDED; AMENDING THE FUTURE LAND USE ATLAS (FLUA) FOR TOWN COMMONS MLU II (LGA ) PRIVATELY INITIATED AMENDMENT, MODIFYING PAGE 85 OF THE FLUA BY CHANGING THE FUTuRE LAND USE DESIGNATION FOR APPROXIMATELY 40 ACRES, GENERALLY LOCATED ON THE NORTHEAST CORNER OF HYPOLUXO ROAD AND LYONS ROAD, TO AMEND ADOPTED LAND USE MATRIX IN ORDINANCE 98-59, REDUCING ACREAGE AND SQUARE FOOTAGE FOR COMMERCIAL HIGH - OFFICE (CH-0) AND INCREASING ACREAGE FOR LOW RESIDENTIAL, 2 UNITS PER ACRE (LR-2) WITH CONDITIONS; PROVIDING FOR INCLUSION IN THE 1989 COMPREHENSIVE PLAN; PROVIDING FOR REPEAL OF LAWS IN CONFLICT; PROVIDING FOR SEVERABILITY; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, on August 31, 1989, the Palm Beach County Board of ;! County Commissioners adopted the 1989 Comprehensive Plan by Ordinance ' ll No ; and H ;: l~ WHEREAS, the Palm Beach County Board of County Commissioners amends the 1989 Comprehensive Plan as provided by Chapter 163, Part II, Florida Statutes; and 28 WHEREAS, the Palm Beach County Board of County Commissioners have? ; J initiated amendments to several elements of the Comprehensive Plan in!; order to promote the health, safety and welfare of the public of Palm.,, Beach County; and ;i :j 'i WHEREAS, the Palm Beach County Local Planning Agency conducted 33 its public hearings on June 18 & 25 and July 9, 2004 to review the proposed amendments to the Palm Beach County Comprehensive Plan and made recommendations regarding the proposed amendments to the Palm Beach County Board of County Commissioners pursuant to Chapter 163, Part II, Florida Statutes; and 38 WHEREAS, the Palm Beach County Board of County Commissioners, as 39 the governing body of Palm Beach County, conducted a public hearing pursuant to Chapter 163, Part II, Florida Statutes, on July 19, 2004 to review the recommendations of the Local Planning Agency, whereupon the Board of County Commissioners authorized transmittal of proposed 43 amendments to the Department of Community Affairs for review and 44 comment pursuant to Chapter 163, Part II, Florida Statutes; and WHEREAS, Palm Beach County received on November 17, 2004 the 46 Department of Community Affairs "Objections, Recommendations, and

38 1 Comments Report," dated November 15, 2004, which was the Department' s 2 written review of the proposed Comprehensive Plan amendments; and WHEREAS, the written comments submitted by the Department of Community Affairs contained no objections to the amendments contained in this ordinance; WHEREAS, on December 13, 2004 the Palm Beach County Board of 1 7 County Commissioners held a public hearing to review the written l comments submitted by the Department o f Community Affairs and to consider adoption of the amendments; and NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF PALM BEACH COUNTY, FLORIDA, that: Part I. Amendments to the 1989 Comprehensive Plan Amendments to the text of. the following Element of the Comprehensive Plan are hereby adopted and attached to t his Ordinance!i in Exhibit 1: A. Future Land Use Atlas page 85' is amended as follows: Application No.: Town Commons MLU II (LGA ) Amendment: Amend the land use matrix as adopted in Ordinance 98-59, reducing acreage and ' square footage for Commercial High - Office (CH-0) and i ncreasing acreage for Low Residential, 2 units per acre as shown below: Land Use Acreage Inten.sity/Density Min. - Max. Min. Max. Commercia l High 14.3 N/A 94,900 s.f. (CH) Commmercial High ,000 s.f. 30,000 s.f. Office (CH-0) Low Residential, units 80 units units per acre (LR- 2) Open Space no N/A N/A Lake Tracts max* N/A N/A Total 40 N/A N/A A. minimum of 4 acres must be utilized for open space. These four acres shall not be applied to the recreation and/or parks requirements or any other required dedication of land. Water reten tion, lakes, drainage, and canals shall not be considered usable open space. 2

39 s ! 'i.,! tl!i ~ ~ : General Location: Northeast corner of Hypoluxo Road and Lyons. Road; Size: Approximately 40 acres;. Conditions: This site is subject to the following conditions: 1. Development of the site shall comply with the Conceptual Master Plan. 2. The height of the buildings on the Commercial High Office portion of the site is limited to a maximum of 35 feet at eave. 3. Development of the site shall comply with the Design Guidelines and Standards for Future Development. All structures requiring a building permit, having frontage on the Pedestrian Oriented Zone, as depicted on the adopted Conceptual Master Plan, shall be subject to the Planning Division's review for consistency with the Design Guidelines. 5. Prior to a.ny ORO certification, architectural elevations for all frontages abutting the Pedestrian Oriented Zone, as depicted on the Conceptual Master Plan, shall be submitted for review to ensure consistency with the intent of the Design Guidelines. Part II. Repeal of Laws in Conflict All local laws and ordinances applying to the unincorporated area of Palm Beach County in conflict with any provision of this ordinance ' I ' are hereby repealed to the extent of such conflict. Part III. Severability If any section, paragraph, sentence, clause, phrase, or word of this Ordinance is for any reason held by the Court to be unconstitutional, inoperative or void, such holding shall not affect i the remainder of this Ordinance. 38 Part IV. Inclusion in the 1989 Comprehensive Plan 39 The provision of this Ordinance shall become and be made a part 40 of the 1989 Palm Beach County Comprehensive Plan. The Sections of the Ordinance may be renumbered or relettered to accomplish such, and the word "ordinance" may be changed to "section," "article," or any other appropriate word. 44 Part V. Effective Date The effective date of this plan amendment shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in 48 accordance with Section (1) (b), Florida Statutes, whichever is 3

40 1 applicable. No development orders, development permits, or land uses 2 dependent on this amendment may be issued or commence before it has 3 become effective. If a final order of noncompliance is issued by the 4 Administration Commission, this amendment may nevertheless be made effective by adoption of a resolution affirming its effective status, a copy of which resolution shall be sent to the Florida Department of Community Affairs, Division of Community Planning, Plan Processing ; Team. An adopted amendment whose effective date is delayed by law r i shall be considered part of the adopted plan until determined to be! I not in compliance by final order of the Administration Commission. ; Then, it shall no longer be part of the adopted government adopts a manner provided by law. APPROVED AND ADOPTED resolution affirming its j plan unless the local ; i effectiveness in the i by the Board of County Commissioners of I Palm Beach County, on the 1_3 day of D_e_c~e_m~b_e~r, ATTEST: PALM BEACH COUNTY I FLORIDA, BY ITS BOARD OF COUNTY COMMISSIONERS APifiHOC q LEGAL CO Y ATTORNEY of ' T : \Planning\AMEND\04 2\admin\becadopt\Ordinances\Town Commons.doc I I 4

41 EXHIBIT 1 Amendment No.: FLUA Page No.: Amendment: Location: Size: Property No.: Conditions: Town Commons MLU (LGA ) 85 Reduce acreage and square footage for CH-0 and increase acreage for LR-2 Northeast corner of Hypoluxo Road and Lyons Road Approximately 40 acres & Development of the site shall oomply with the Conceptual Master Plan. 2. The height of the buildings on the Commercial High Office portion of the site is limited to a maximum of 35 feet at eave. 3. Development of the site shall oomply with the Design Guidelines and Standards for Future Development 4. All structures requiring a building permit, having frontage on the Pedestrian Oriented Zone, as depicted on the adopted Conceptual Master Plan, shall be subject to the Planning Dillislon's review for oonsistency with the Design Guidelines. 5. Prior to any ORO certification, architectural elevations for all frontages abutting the Pedestrian Oriented Zone, as depicted on the Conceptual Master Plan, shall be submitted for review to ensure oonsistency with the Intent of the Design Guidelines. -2-L -- - ~ ~ l.! - Exhibit 1 5 Town Commo~s _MLU (LGA )

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43 Exhibit 3: Town Commons Site Plan

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45 ~-----~ -- LOGATION MAP IW 1&-l-GI i[llll:ii!u1111l fl 1!11\t«<llltlliS I1JIIllll00. ~ff1... '""'...~ H SITE bata MUPD"I oo-osq oe4q- oo1 v~t;t./ft-."j (L I~;C., "17J s,..f'.-; foivn C(l11()ll$ UWAIIfii.IILII6A>I IN:l11fOTIO>G NOTE 1: TOTAL AREA OF MUPD=15.24 ACRES, (ALL OWNERSHIP AREAS - AS PER PLAT) NOTE 2: FOR \VERIFICATI ON OF EASEMENT LO!!:ATION SEE PLAT ~E:iAI~/fiHAIICIAL PROJECT ENTRAHCE TO 6E LAND&CAFEP PER DESIGN.GUIDELINE& :>ECT. 4 FER CONDITION MAINrJY 1'>1-P."t Folt. I>J-'~E,.:r"T.1-0<A"Tior->S. ~i; AME~4DM~~4Y~'* TO~~CO~ONSPUD.. "-'-ie 'i"s-o't ~:~~~~\.~~,2~t~~;~::~e int.\u.~" L\c!.~.~ "c..,., IJ)oj'!> inhrn~\ lto\.0, AA }oc"l FER CONDITIOI'I G.l. :35' LANDSCAPE 6t.JFFER 5' U.E. OVERLAP ~~~~~~~ trt--+~~1+~ Sf ~ 20 SP 3~M" g 16SP f'ijpi.ic OPOH SPMI> SI>A11HG: 10lf,!l1Jg:.J.m~z> 1q[M. AAJ(Itll: se ~0\llllliP ~6 SP lisp I:>SP 53 SP 5P ZSP ~~~.troes 1!11cMRiP m 1~:: * THE TOTAl ACREAGE FOR MUPO #1 INCLUDES '1 4.7 AC. (INClUSIVE OF.20 AC. OPEN SPACE land.4 AC. LAKE TRACT) 'A" see ARCHIToCTI.lRA\. ELWATIOHS TOWN COMMONS MUPD2,At i A0111NIS!!?A11Yii A~~& SlfNbl!.IRF O>LY $.O..;JOYCe CAt A.A.-!BE:Ti-1 M CALL 1- - oz A.A.-ji!RADL~Y ~ 0 1- ZS- 03 AA.-<13RADI.eY PLW:I3R A./\,iA\or.ll<bA HARPeR OP S.O.-iJOYC ; CAl 10-0B ' S.O.il&TH M CAU ~ S.O.-;ill!oTH M CALL \,A.-jS~TH M QAI.L A.A.-;AHDII.~A HARI'Iif? A.A.-:0. ReCH:f'I'1ACH'ROS COMMUNITY ELEMENT. SEE DESIGN WIDWNE& &EC. G.r ADDENDLJI1 A PROJECT NO. C NUMBER REVISED (DJS) Crob l cfearul......, "'. 0 D \'1. i~,' ~<lh, !';: :}[, ~;~L)\'fi, ; c;,.. ~ :t.l.\ O(, 'j NORTI-l i J 0 1-,60 r 120 r 180 SCAL.E l"i 60' I f.xreijl'f ~' :;. \~L.(Lll5 l) sur~;~r~~~:f7 E)Gt N:0...11ri Bi.l Dole I~J/00 Stde I' U/... ~ MW JW 00011!liwl SP-1 1 ~2 Si~s IT IS THE: -~------~- -~ ~ _ ~.., ,:!.-...r '.;., : : : - : :.' ~:.:..~.:. :;_ ::.. ;.::-:-,;.::.:~ ;......:.=:::::...::- -: : ~ ~ ~..., "' "' ~-c J

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47 LYONS ROAD C 35' LANDSCAPE BUFFER 9' OF BUFFER TO BE CONSIDERED OPEN SPACE PER COND. L6 & DESIGN GUIDELINES 6' MULTI-USE/ HARD SURFACE PATHWAY AS PER C.O.A. PUD 4 D 40' LANDSCAPE BUFFER 20.5' OF BUFFER TO BE CONSIDERED AS OPEN SPACE PER C.O.A. L7 & DESIGN GUIDELINES 6' MULTI-USE/ HARD SURFACE PATHWAY AS PER C.O.A. PUD 4 OWNERS: TOWN COMMONS ACQUISITION, LLC 7593 BOYNTON BEACH BLVD. BOYNTON BEACH, FL 33437, SUITE ' MIN. SIDE WALK 15' MIN. (TYP.) 18.75' MIN. 15' MIN. 25' MIN. TYP. 25' MIN. TYP. 35' LBE 5' L.A.E. 25' MIN. 322 ADT 25' MIN. TYP. 25' MIN. TYP. 20' D.E ' MIN. 6' MULTI-USE/ HARD SURFACE PATHWAY AS PER C.O.A. PUD 4 6' MULTI-USE/ HARD SURFACE PATHWAY AS PER C.O.A. PUD 4 10' U.E. 25' MIN. 26.0' 25' MIN. OPEN SPACE PUD HOA REC. AREA NET = 0.60 AC 18.75' MIN. 20' LME 15' MIN. (TYP.) 18.75' MIN. 20' D.E. 15' MIN. P.B.C. U.E. (O.R.B.) 16070, PAGE 882) R30.0' R30.0' 22.0' 6' HARD SURFACE WALK AS PER C.O.A. PUD 4 20' LME. 15' MIN. 602 ADT D 40' LANDSCAPE BUFFER 20.5' OF BUFFER TO BE CONSIDERED AS OPEN SPACE C.O.A. L7. & DESIGN GUIDELINES 6' SIDEWALK PER C.O.A. PUD 4 25' MIN. 25' MIN. TYP ' MIN. 6' MULTI-USE/ HARD SURFACE PATHWAY AS PER C.O.A. PUD 4 25' MIN. 15' MIN. 25' MIN. TYP. POZ 0.87 AC. 10' UE 5' LAE TOWN COMMONS MUPD #1 NOT PART OF THIS SUBMITTAL 10' U.E. 80.0' R.O.W. 77' 34' R35.0' R45.0' R20.0' R50.0' TOWN COMMONS MUPD #2 (PARCEL B) CN NOT PART OF THIS SUBMITTAL B 15' LANDSCAPE BUFFER B 15' LANDSCAPE BUFFER R48.0' R20.0' 15' MIN. 5' 10' LAE UE 6' MULTI-USE/ HARD SURFACE PATHWAY PER C.O.A. PUD 4 15' 26' BUFFER MIN. 5' FOR FUTURE FIRE STATION SIGNAL EASEMENT 50' LANDSCAPE BUFFER PER C.O.A. L5 & DESIGN GUIDELINES W/ 26' BUFFER & 24' OPEN SPACE 110' ULTIMATE ROW 10' UE 5' LAE HYPOLUXO ROAD NORTH 0 80' 160' AMENDMENT BOX ZONING STAMPS SCALE: 1"=80' LAND USE CH CH-O LR-2 OPEN SPACE ACREAGE MINIMUM-MAXIMUM RANGE 14.3 AC. 2.7 AC AC AC AC. 5.0 AC. - NO MAX. INTENSITY/DENSITY MINIMUM MAXIMUM 94,900 S.F. N/A.1523 FAR 30,000 S.F. 24,000 S.F FAR 60 UNITS 80 UNITS N/A N/A PROPOSED 94,900 S.F AC. 26,000 SF AC. LAKE TRACTS TOTAL ACRES 3.00 AC AC. 40 AC. N/A N/A N/A N/A 3.78 AC. 40 AC.

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49 TOWN COMMONS MUPD#1 EXISTING FLU: MLU Z: MPUD R TOWN COMMONS PUD RESIDENTIAL FLU: MLU Z: PUD R ' 40.0' 15.0' L.B. 22.0' PORTION OF TRACT A (0.30 AC.) R=260.00' =31 47'52" L=144.29' 5' L.A.E. 40.0' 10' U.E. S24 01'43"W 3.48' S24 01'43"W 58.41' 27' 8.0' 10' CORNER CLIP (TYP.) PORTION OF TRACT R (0.17 AC.) 25' SIDE SETBACK (MIN. 15') R=25.00' =74 04'14" L=32.32' R=63.50' =104 30'05" L=115.82' 8.0' FOUNDATION PLANTING AS PER C.O.A. L.6. BENCH 31.0' REAR SETBACK (MIN. 30') PICNIC TABLE BLDG. #A 26,000 SF MAX HEIGHT 35' AS PER C.O.A. P.4. MEDICAL OFFICE 2.56 AC. R=20.00' =59 48'04" L=20.87' FRONT 5.0' L.A.E. ACCESS AREA (0.07 AC.) 10' U.E ' TYP ' TYP. PLAZA AREA 600 SQ. FT. 5' SIDEWALK 26.0' TYP. DUMPSTER ' D.E. 5.0' S53 23'58"W ' BIKE RACK COVERED DROP-OFF AREA LOADING ZONE (15' x 18.5') ' L.B. 26.0' TYP. 15.0' L.B. AS PER C.O.A. L ' SIDE SETBACK (MIN. 30') BENCH TYP ' TYP ' DECORATIVE PAVEMENT 7 TOWN COMMONS PUD RESIDENTIAL FLU: MLU Z: PUD R BOYNTON BEACH BLVD. BOYNTON BEACH, FL 33437, SUITE 220 R25.0' 3 26' (TYP.) 5' SIDEWALK 9 8' PEDESTRIAN PATHWAY 30.0' 100.0' MIN. THROAT DISTANCE S07 46'09"E 73.91' 26.0' 25' MIN. R25.0' DECORATIVE PAVEMENT CROSSWALK (TYP.) 50' L.A.E. OPENING S54 09'39"E 36.20' 10 LIMIT OF CLEAR SIGHT 10' U.E. (PLAT) 128.9' FRONT SETBACK (MIN. 25') 5' L.A.E. 5.0' 129.2' MAIN ENTRY SIGN PER C.O.A. S ' L.B. PER C.O.A. L ' 6.0' 12.0' 30.0' 12.0' 16.0' 10.0' 3.5' 28.0' EXISTING MAIN ENTRY WALL EXISTING MAIN ENTRY WALL SAFE SIGHT TRIANGLE 17.0' VILLAGES OF WINDSOR PUD (PUBLIC CIVIC POD) UNDEVELOPED FLU: LR-2 Z: PUD B R NORTH 0 30' 60' SCALE: 1"=30'

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51 Exhibit 4: Internal Capture

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53 Analyst JFO MULTI-USE DEVELOPMENT TRIP GENERATION Name of Dvlpt Town Commons Date 01/18/18 AND INTERNAL CAPTURE SUMMARY Time Period Daily LAND USE A: General Commercial ITE LU Code : 820 Exit to External Size: 94,900 SF 3,216 Total Internal External Enter 3, ,216 Exit 3, ,216 3,216 Total 6, ,432 Enter from External 100% 2% 98% 7% 230 7% 230 7% 230 7% 230 Demand Demand 7 Demand Balanced Balanced Balanced Balanced 7% 38 7% 38 7% 28 7% 28 Demand Demand Demand Demand Exit to External LAND USE B: LAND USE C: Medical Office Single Family Detached ITE LU Code : 720 ITE LU Code : 210 Size: 30,000 SF Demand Balanced Demand Size: 80 Dus 476 Total Internal External 7% % 28 Total Internal External 344 Enter Enter Exit Exit Total 1, % % 28 Total Enter from External 100% 12% 88% Demand Balanced Demand 100% 14% 86% Exit to External Enter from External Net External Trips for Multi-Use Development LAND USE A LAND USE B LAND USE C TOTAL Enter 3, ,036 Exit 3, ,036 Total 6, ,072 Single-Use TG. Est. 6,564 1, ,448 Internal Capture 4.45%

54 Analyst JFO MULTI-USE DEVELOPMENT TRIP GENERATION Name of Dvlpt Town Commons Date 01/18/18 AND INTERNAL CAPTURE SUMMARY Time Period AM LAND USE A: General Commercial ITE LU Code : 820 Exit to External Size: 94,900 SF 31 Total Internal External Enter Exit Total Enter from External 100% 7% 93% 7% 2 7% 4 7% 2 7% 4 Demand Demand 7 Demand Balanced Balanced Balanced Balanced 7% 4 7% 1 7% 1 7% 3 Demand Demand Demand Demand Exit to External LAND USE B: LAND USE C: Medical Office Single Family Detached ITE LU Code : 720 ITE LU Code : 210 Size: 30,000 SF Demand Balanced Demand Size: 80 Dus 13 Total Internal External 7% 1 1 7% 1 Total Internal External 12 Enter Enter Exit Exit Total % 4 3 7% 3 Total Enter from External 100% 10% 90% Demand Balanced Demand 100% 12% 88% Exit to External Enter from External Net External Trips for Multi-Use Development LAND USE A LAND USE B LAND USE C TOTAL Enter Exit Total Single-Use TG. Est Internal Capture 8.97%

55 Analyst JFO MULTI-USE DEVELOPMENT TRIP GENERATION Name of Dvlpt Town Commons Date 01/18/18 AND INTERNAL CAPTURE SUMMARY Time Period PM LAND USE A: General Commercial ITE LU Code : 820 Exit to External Size: 94,900 SF 297 Total Internal External Enter Exit Total Enter from External 100% 2% 98% 7% 21 7% 19 7% 21 7% 19 Demand Demand 7 Demand Balanced Balanced Balanced Balanced 7% 2 7% 5 7% 4 7% 2 Demand Demand Demand Demand Exit to External LAND USE B: LAND USE C: Medical Office Single Family Detached ITE LU Code : 720 ITE LU Code : 210 Size: 30,000 SF Demand Balanced Demand Size: 80 Dus 62 Total Internal External 7% 5 4 7% 4 Total Internal External 48 Enter Enter Exit Exit Total % 2 2 7% 2 Total Enter from External 100% 13% 87% Demand Balanced Demand 100% 14% 86% Exit to External Enter from External Net External Trips for Multi-Use Development LAND USE A LAND USE B LAND USE C TOTAL Enter Exit Total Single-Use TG. Est Internal Capture 4.98%

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57 Exhibit 5: Approved Trip Distribution

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59

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61 Exhibit 6: 2040 Volumes

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63 Cost Feasible Lanes Observed 2005 Counts Observed 2010 Counts Observed 2015 Counts 2040 SERPM 6.5 Station Roadway From To Owner Adjusted Volume 6112 LYONS RD Broward County Line SW 18th St PBC 6D 31,352 31,256 30,462 45,000 48, LYONS RD SW 18th St Palmetto Park Rd PBC 4D 34,318 26,501 28,707 43,000 35, LYONS RD Palmetto Park Rd Glades Rd PBC 4D 30,081 22,599 28,072 38,200 28, LYONS RD Glades Rd Kimberly Rd PBC 6D 34,131 32,163 33,892 54,500 46, LYONS RD Kimberly Rd Yamato Rd PBC 6D 26,568 21,868 28,538 45,900 34, LYONS RD Yamato Rd Clint Moore Rd PBC 4D 14,896 16,080 19,936 24,200 26, LYONS RD Clint Moore Rd 158 Rd S PBC 4 7,411 6,499 14,399 21,000 13, LYONS RD 158 Rd S Atlantic Ave PBC 4 8,508 6,642 15,262 20,100 14, LYONS RD Boynton Beach Blvd Hypoluxo Rd PBC 4D 14,038 13,879 18,210 24,800 17, LYONS RD Hypoluxo Rd Lantana Rd PBC 4D 10,644 10,176 11,376 14,100 16, LYONS RD Lantana Rd Lake Worth Rd PBC 4 11,768 10,373 11,242 18,700 22, LYONS RD Lake Worth Rd Stribling Way PBC 2 N/A N/A N/A 26,600 13, LYONS RD Stribling Way Forest Hill Blvd PBC 2 6,691 7,344 8,711 12,400 10, LYONS RD Forest Hill Blvd Dillman Rd PBC 2 N/A 9,492 11,968 16,100 13, LYONS RD Dillman Rd Southern Blvd PBC 2 N/A 10,333 13,283 13,600 13, MAC ARTHUR BLVD Northlake Blvd Holly Dr PBC 2 7,525 7,787 8,092 5,700 4, MAPLEWOOD DR Indian Creek Blvd Toney Penna Dr JUP 2 N/A 8,614 9,526 10,400 11, MAPLEWOOD DR Toney Penna Dr Indiantown Rd JUP 4D N/A 12,423 13,254 11,300 14, MARTIN LUTHER KING JR BLVD Military Tr Congress Ave FDOT 4D 19,137 14,536 15,716 27,900 22, MARTIN LUTHER KING JR BLVD Congress Ave Australian Ave FDOT 4 19,555 17,322 17,857 26,600 31, MARTIN LUTHER KING JR BLVD Australian Ave Old Dixie Hwy FDOT 4 7,557 9,012 7,848 11,800 15, MELALEUCA LA Jog Rd Haverhill Rd PBC 5 16,217 14,559 15,332 33,700 19, MELALEUCA LA Haverhill Rd Military Tr PBC 5 26,036 23,670 24,818 48,000 29, MELALEUCA LA Military Tr Kirk Rd PBC 5 26,538 24,566 25,665 36,000 33, MELALEUCA LA Kirk Rd Congress Ave PBC 5 28,782 28,845 26,620 37,300 35, MILITARY TRL Broward Co. Line SW 18th St PBC 4D 31,074 26,894 28,051 34,300 33, MILITARY TRL SW 18th St Camino Real PBC 4D 31,577 30,195 30,690 38,100 36, MILITARY TRL Camino Real Palmetto Park Rd PBC 6D 36,522 34,289 37,775 46,600 44, MILITARY TRL Palmetto Park Rd Town Center PBC 6D 41,241 35,557 39,264 49,100 38, MILITARY TRL Town Center Butts Rd PBC 6D 37,753 32,164 35,697 43,000 36, MILITARY TRL Butts Rd Yamato Rd PBC 6D 45,284 39,750 44,394 44,700 39, MILITARY TRL Yamato Rd Clint Moore Rd PBC 6D 39,365 37,043 41,903 50,000 42, MILITARY TRL Clint Moore Rd Linton Blvd PBC 6D 40,161 33,463 36,976 44,700 37, MILITARY TRL Linton Blvd Atlantic Ave PBC 6D 45,670 36,155 39,592 49,500 40, MILITARY TRL Atlantic Ave Lake Ida Rd PBC 6D 45,683 43,677 45,250 48,000 46, MILITARY TRL Lake Ida Rd Flavor Pict Rd PBC 6D 37,259 36,487 35,479 43,500 41, MILITARY TRL Flavor Pict Rd Woolbright Rd PBC 6D 42,695 38,267 33,656 49,800 44, MILITARY TRL Woolbright Rd Boynton Beach Blvd PBC 6D 41,207 34,008 31,271 46,200 40, MILITARY TRL Boynton Beach Blvd Gateway Blvd PBC 6D 42,221 35,035 34,595 44,900 40, MILITARY TRL Gateway Blvd Hypoluxo Rd PBC 6D 42,426 31,728 33,709 55,600 45, MILITARY TRL Hypoluxo Rd Lantana Rd PBC 6D 37,560 30,647 30,811 46,600 43, MILITARY TRL Lantana Rd Melaleuca Ln PBC 6D 43,758 35,916 37,727 47,500 46, MILITARY TRL Melaleuca Ln Lake Worth Rd PBC 6D 41,024 36,175 36,403 44,000 48, MILITARY TRL Lake Worth Rd 10th Ave N FDOT 6D 48,517 42,617 41,244 56,100 58, MILITARY TRL 10th Ave N Cresthaven Blvd FDOT 6D 49,035 43,809 43,454 56,100 64, MILITARY TRL Cresthaven Blvd Forest Hill Blvd FDOT 6D 46,776 45,227 45,554 54,400 62, MILITARY TRL Forest Hill Blvd Summit Blvd FDOT 6D 48,328 44,576 42,197 59,200 62, MILITARY TRL Summit Blvd Gun Club Rd FDOT 6D 48,875 45,441 43,230 59,300 59, SERPM7+ Adjusted Volume 8/17/2016 S:\LRTP\2040 LRTP\Modeling\Cost Feasible Plan\2040 CF Model Volumes S65&S7 062(Plus).xlsx Page 13 of 22

64 Cost Feasible Lanes Observed 2005 Counts Observed 2010 Counts Observed 2015 Counts 2040 SERPM 6.5 Station Roadway From To Owner Adjusted Volume 3653 GUN CLUB RD Military Tr Kirk Rd PBC 5 17,196 10,704 11,130 21,300 16, GUN CLUB RD Kirk Rd Congress Ave PBC 5 16,544 11,374 11,215 22,800 17, HAGEN RANCH RD W Atlantic Ave Lake Ida Rd PBC 4D 16,979 18,059 16,220 25,900 20, HAGEN RANCH RD Lake Ida Rd Pipers Glen Blvd PBC 4D 15,607 13,249 12,896 24,900 14, HAGEN RANCH RD Pipers Glen Blvd Boynton Beach Blvd PBC 4D 17,772 18,471 17,559 32,800 20, HAGEN RANCH RD Boynton Beach Blvd Gateway Blvd PBC 2 11,636 9,078 9,600 14,300 9, HAGEN RANCH RD Gateway Blvd Hypoluxo Rd PBC 2 10,877 10,728 10,990 12,400 12, HAGEN RANCH RD Hypoluxo Rd Lantana Rd PBC 2 13,573 10,361 9,576 14,900 12, HAVERHILL RD Hypoluxo Rd Lantana Rd PBC 2 10,625 10,669 11,353 14,100 12, HAVERHILL RD Lantana Rd Melaleuca Ln PBC 4 13,960 13,530 13,527 25,800 22, HAVERHILL RD Melaleuca Ln Lake Worth Rd PBC 4 15,646 12,027 12,276 26,500 19, HAVERHILL RD Lake Worth Rd 10th Ave N PBC 5 18,150 18,363 18,786 24,100 22, HAVERHILL RD 10th Ave N Cresthaven Blvd PBC 5 22,083 19,560 22,017 35,600 23, HAVERHILL RD Cresthaven Blvd Purdy Ln PBC 5 21,452 20,299 22,184 34,500 26, HAVERHILL RD Purdy Ln Forest Hill Blvd PBC 5 23,092 24,623 22,762 34,700 29, HAVERHILL RD Forest Hill Blvd Summit Blvd PBC 5 28,896 24,605 26,230 33,300 27, HAVERHILL RD Summit Blvd Southern Blvd PBC 5 22,876 21,199 23,214 24,500 26, HAVERHILL RD Southern Blvd Belvedere Rd PBC 5 22,051 20,031 22,190 31,600 31, HAVERHILL RD Belvedere Rd Okeechobee Blvd PBC 5 24,162 20,120 21,666 29,000 28, HAVERHILL RD Okeechobee Blvd Community Dr PBC 5 33,155 26,156 25,998 33,700 30, HAVERHILL RD Community Dr Roebuck Rd PBC 5 30,533 22,464 22,121 31,100 26, HAVERHILL RD Roebuck Rd 45th St PBC 5 35,118 26,397 27,771 35,100 39, HAVERHILL RD 45th St Beeline Hwy PBC 5 20,202 14,297 14,643 26,700 20, HIDDEN VALLEY BLVD Boca Raton Blvd Old Dixie Hwy BR 4D 8,517 6,526 7,588 12,500 10, HIGH RIDGE RD Gateway Blvd Hypoluxo Rd PBC 2 7,646 5,322 6,527 11,000 7, HOLLY DR Military Tr SR 811 PBC 2 7,971 N/A 6,539 8,900 4, HOOD RD Jog Road Central Blvd PBC 4 4,541 8,114 10,325 7,200 10, HOOD RD Central Blvd Military Tr PBC 4D 9,158 10,307 14,060 24,700 23, HOOD RD Military Tr SR 811 PBC 4D 9,346 12,005 16,490 25,000 18, HOOD RD SR-811 Prosperity Farms Rd PBC 2 4,481 N/A 6,477 6,300 6, HOOKER HWY SR 715 SR 80 FDOT 4 N/A 5,772 4,461 7,300 18, HYPOLUXO RD SR-7 Lyons Rd PBC 4D 4,021 6,281 9,710 9,700 10, HYPOLUXO RD Lyons Rd Fl Turnpike PBC 4D N/A 10,207 16,237 21,600 18, HYPOLUXO RD Fl Turnpike Hagen Ranch Rd PBC 4D N/A 16,460 22,673 31,200 26, HYPOLUXO RD Hagen Ranch Rd Jog Rd PBC 4D 17,166 20,001 24,215 33,000 28, HYPOLUXO RD Jog Rd Haverhill Rd PBC 6D 25,902 N/A 30,344 39,200 28, HYPOLUXO RD Haverhill Rd Military Tr PBC 6D 33,644 32,830 37,516 47,600 40, HYPOLUXO RD Military Tr Lawrence Rd PBC 6D 39,120 38,269 42,197 49,800 48, HYPOLUXO RD Lawrence Rd Congress Ave PBC 6D 41,223 37,042 41,057 49,900 45, HYPOLUXO RD Congress Ave I-95 PBC 6D 40,625 38,668 44,434 50,500 46, HYPOLUXO RD I-95 Seacrest Blvd PBC 5 36,245 32,118 34,579 37,500 35, HYPOLUXO RD Seacrest Blvd Dixie Hwy PBC 5 18,774 16,135 17,130 19,200 17, I-95 Broward County Line Palmetto Park Rd FDOT 8X 194, , , , I-95 Palmetto Park Rd Glades Rd FDOT 10X 190, , , , I-95 Glades Rd Yamato Rd FDOT 8X 183, , , , I-95 Yamato Rd Congress Ave Interchange FDOT 8X 191, , , , , I-95 Congress Ave Interchange Linton Blvd FDOT 10X 187,291 N/A 198, , , I-95 Linton Blvd Atlantic Ave FDOT 10X 166, , , , SERPM7+ Adjusted Volume 8/17/2016 S:\LRTP\2040 LRTP\Modeling\Cost Feasible Plan\2040 CF Model Volumes S65&S7 062(Plus).xlsx Page 9 of 22

65 Exhibit 7: PBC Development Potential Form

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