HomeMy WebLinkAboutR-2003-046 Cape Fear Shiff Site Plan SP-05-03 RESOLUTION NO. 2003- 046
A RESOLUTION OF THE CITY OF DANIA BEACH, FLORIDA,
APPROVING THE SITE PLAN REQUEST SUBMITTED BY
MICHAEL SHIFF OF THE SHIFF GROUP, FOR PROPERTY
GENERALLY LOCATED NORTH OF SW 45T" STREET, EAST OF
SW 30T" AVENUE, WEST OF SW 28T" TERRACE AND SOUTH OF
THE DANIA CUT-OFF CANAL, DANIA BEACH; PROVIDING FOR
CONFLICTS; FURTHER, PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, Section 8.4 of Article 1 of Chapter 8 of the Code of Ordinances of the
City of Dania Beach, Florida, states that a site plan is required as a condition to the
issuance of a building permit; and
WHEREAS, Michael Shiff of the Shiff Group has applied for site plan approval for
the proposed construction of 55 dwelling units (zero lot line homes and town homes and
accessory boat slips) to be generally located north of SW 45th Street, east of SW 30th
Avenue, west of SW 28th Terrace and south of the Dania Cut-off Canal, Dania Beach; and
WHEREAS, the Planning & Zoning Advisory Board on January 22, 2003,
recommended that the City Commission grant the site plan request (SP-05-03), based
upon the criteria set forth in Section 8.4 of Article 1 of Chapter 8 of the Code of Ordinances
of the City of Dania Beach;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF DANIA BEACH, FLORIDA:
Section 1. That that certain application (SP-05-03) for site plan approval, a copy of
which is attached and made a part of this Resolution as Exhibit"A" is approved, subject to
the following:
a) Town homes and zero lot line homes shall be limited to two stories, along SW
45th Street.
SP-05-03 1 RESOLUTION NO. 2003 -046
b) The developer to construct a catch basin on SW 45th Street to address drainage
in the area.
c) Staff recommendation conditions as follows:
(1) This project is located west of Ft. Lauderdale/Hollywood International
Airport and may be impacted by current plans to extend the south parallel
runway at the airport. The developer shall acknowledge and agree to
provide notice to prospective purchasers of airport/runway expansion
plans in HOA documents.
(2) Construction of the boat basin and parallel dockage will require multi-
jurisdictional review and approval by federal, state, or county
environmental permitting agencies. Please note that City Commission
site plan approval of the boat basin and dockage creates no expectation
of approval by any federal, state, and/or county environmental permitting
agency.
(3) Building setbacks dimensions consistent with the approved site plan shall
be clearly indicated on the construction plans.
(4) Installation of screen enclosures and/or patios shall require approval of a
revised site plan by the City Commission. Please note screen
enclosures must comply with building setback requirements.
(5) The applicant shall obtain the approval of the Assistant to the City
Manager for any modifications to Griffin Marine Park, including approval
of tree relocation, preservation, or replacement.
(6) Applicant to obtain the approval of Broward County Traffic Engineering
regarding removal of the "no left turn" sign at SW 30th Avenue access.
(7) Applicant to show location of roll-out garbage containers. Applicant to
identify location of mail boxes.
(8) Town homes located adjacent to SW 45th Street shall be limited to two
stories in height.
(9) Identity a/c units on the site plan (a/c units may be prohibited in between
zero lot line units based on window placement).
(10) Payment of additional cost recovery fees (as required) prior to issuance
of any building permits.
SP-05-03 2 RESOLUTION NO. 2003 -046
(11) Applicant to comply with tree preservation, tree relocation, and
landscape trust fund requirements. Prior to issuance of any tree removal
permits, applicant to obtain City Commission approval of the final landscape
plan, including Griffin Marine Park and proposed open space dedication
areas. Landscape plan to show location of all wet and dry retention areas,
including retention area cross-sections and dimensions.
(12) Prior to issuance of the last five certificates of occupancy, the City's
landscape consultant shall evaluate the health of the preserved and
relocated oak trees. If any oak trees are determined by the City's landscape
consultant to be sick or dead due to improper relocation, lack of watering,
lack of fertilization, or the result of failing to properly protect trees from
adjacent construction, the applicant shall submit a revised landscape plan to
the City Commission, including the payment of landscape fund fees for oak
trees which the City's landscape consultant has determined cannot be
saved. The revised landscape plan shall be approved by the Commission
and required landscape fund fees shall be paid prior to issuance of the last
five certificates of occupancy. Applicant shall not be responsible for oak
trees which become sick or die from causes unrelated to the actions of the
applicant as determined by the City's landscape consultant.
(13) Applicant to pay local park impact fees (set-off against open space
dedication), landscape trust fund fees (as determined by the number and
0 value of trees removed from the site) and tree removal permit fees prior to
issuance of a building permit.
(14) Applicant to submit documentation of compliance with mammal/
marsupial relocation requirements prior to tree removal or land clearing.
(15) Applicant shall clearly address the following parking issues on the
building permit drawings: Provision for 121 parking spaces (excluding garage
spaces) and parking detail sheet showing parking stall detail (typical and
handicapped) and Type "D" curbing detail. Provide dimensions of parking
spaces in front of each unit. Provide dimensions of internal garage space
and garage doors. Provide dimension of turn-around area provided at the
end of each dead end street. Show number of stacking spaces provided for
visitors at entry call box. Identify on plans the location of entry gates or
guard arms.
It is further noted that the original Site Plan is maintained in the office of the Growth
Management Department of the City of Dania Beach.
SP-05-03 3 RESOLUTION NO. 2003 -046
Section 2. That based upon the criteria set forth in Section 8-4(p) of Article 1 of
Chapter 8 of the Code of Ordinances of the City of Dania Beach, all site plan approvals
shall automatically expire and become null and void unless building permits are obtained
on or before 18 months from the date of this resolution.
Section 3. That all resolutions or parts of resolutions in conflict with this resolution
are repealed to the extent of such conflict.
Section 4. That this resolution shall be in force and take effect immediately upon its
passage and adoption.
PASSED AND ADOPTED THIS 25T" DAY OF MARCH, 2003.
4 B ANTON
MAYOR-COMMISSIONER
ATTEST:
ROLL CALL:
COMMISSIONER CHUNN - YES
COMMISSIONER FLURY - YES
CHARLENE J HNSON COMMISSIONER MIKES - NO
CITY CLERK VICE-MAYOR MCELYEA - YES
MAYOR ANTON - YES
APPROVED AS WOM AND CORRECTNESS:
BY:
THOM S J. ANSBRO
CITY ATTORNEY
SP-05-03 4 RESOLUTION NO. 2003 -046
CCU[ a City of Dania Beach �(
ation for Site Plan Approval
100 W. Dania Beach Blvd.
�A N - �003 Dania Beach, FL 33004
(954) 924-3645 Phone
-----_____J (954) 922-2687 Fax Application SP- os
The undersigned petitions the Growth Management Department and/or the City Commission of the City of
Dania Beach to consider site plan approval on the parcel(s)of land described in this application.
NAME OF APPLICANT: -rtAle SO4 lf%-F 6?Wf)
ADDRESS OF APPLICANT: H 0 3 ads -@:�g
1 Iwo
APPLICANT PHONE & FAX: 69622
PROPERTY INTEREST OF PPLICANT (Please provide documentation):
NAME AND ADDRESS OF PROPERTY QWNER (Proof of ownership and if no the a pli it
authorization letter to apply as representative):
ADDRESS, TAX FOLIO NUMBER AND LEGAL DESCRIPTIO OF SUB
Ar5"-r
PROPERTY (Attach legal description if necessary): •
RECORDED PLAT NAME:
EXISTING LAND USE DESIGNATION: EXISTING ZONING: `0
LOT SVE: ACREAGE SQ. FT. 310
DESCRIPTION OF PROJECT: eMTW-J'AC--..Wrh4 �" eg"
LIST ANY SPECIAL EXCEPTIONS, VARIANCES, REZONINGS ETC. THAT MAY BE
REQURIED TO SUPPORT THIS APPLICATION:
f 3P WU
S
ANY OTHER INFORMATION IN SUPPORT OF THIS APPLICATION: Pv�
�� Fir 9164
POT
NOTE: ALL SIGI `URES MUST BE NOTARIZED BY ( ER OF DANIA BEACH CITY
COMMISSION
Sworn to d subscribe before me Signature of Petitioner
this day of 200
Nota U
Prin e� Nn� � t °9�; 'z_ Street Address, City State & ZiP33oo c/
Z ADD140719
Commissi 9,;- 2 7--v
Seal: N1„10\ Telephone Number
WHEN PETITIONER IS NOT THE OWNER OF THE SUBJECT PROPERTY, PLEASE FILL
THE FOLLOWING:
This is to certify that I am the owner of subject lands described above in the PETITION FOR
SITE PLAN APPROVAL and that I have authorized to make and
a. .
file the aforesaid PETITION FOR SITE PLAN APPROVAL.
Sworn to and subscribed before me Signature of Petitioner
this day of 20
Notary Public State of( )
Printed Name of Notary Street Address, City State &Zip
z Commission Expires
Seal: Telephone Number
Site Plan Fees are calculated as follows:
Residential- :27ase Fee, plus$8.80 per unit for the first 100 units, plus $4.40 for each unit
Ob n excess of 100 units. x�
Non-Residential/Hotel-Motel-$275.00 Base Fee,plus$1.10 per 100 sq.ft.for the first 10,000 sq.ft.
plus 0.55 per 100 sq.ft.for that portion in excess of 10,000 sq.ft.
Major revision for residential or non-residential and hotel/motel site plan—%of site plan fee.
In addition, a retainer is required for administrative and advertising costs-(As per Ch.28,Article
9.60. Recovery of costs...)
Minimum fee required is$5,000.00 plus the application fee for Pion-Residential/Hotel-Motel. Multi-
family and and Site Plan Revisions
Minimum fee required is $3,000.00 plus the application fee for Duplex Residential
AGENDA REQUEST FORM
— CITY OF DANIA BEACH
e
AGENDA ITEM NO.
1. DATE OF COMMISSION MEETING: MARCH 25, 2003
2. DESCRIPTION OF AGENDA ITEM: SITE PLAN -SP-05-03
3. COMMISSION ACTION BEING REQUESTED: ADOPT RESOLUTION
REQUEST BY MICHAEL SHIFF OF THE SHIFF GROUP, FOR PROPERTY("CAPE FEAR
PARCEL") GENERALLY LOCATED NORTH OF SW 45T"STREET, EAST OF SW 30TH AVENUE,
WEST OF SW 28TH TERRACE,AND SOUTH OF THE DANIA CUT-OFF CANAL.
4. SUMMARY EXPLANATION & BACKGROUND:
SITE PLAN APPROVAL REQUEST TO ALLOW A PLANNED UNIT DEVELOPMENT CONSISTING
OF 60 DWELLING UNITS (ZERO LOT LINE HOMES AND TOWN HOMES) AND ACCESSORY
BOAT SLIPS
5. ATTACHED EXHIBITS AND ADDITIONAL BACKUP MATERIALS(PLEASE LIST):
Staff Report
® Review Sheets from Fire Marshall and Utilities/Public Works
Traffic Report 1 (1-16-03)
Traffic Report II (2-18-03)
Resolution
Application
Site Plan
6. FOR PURCHASING REQUESTS ONLY: Dept: Amount: $
7. REVIEWED AND APPROVED FOR ADDITION ON AGENDA:
Planning and Zoning Advisory Board recommended approval of this request at their January
22,2003 regular meeting.
Submitted by:
Laurence G. Leeds, AICP, Director Date March 13,2003
Growth Management Department
City Manager Date
CITY OF DANIA BEACH
GROWTH MANAGEMENT DEPARTMENT
M STAFF REPORT
DATE: March 25, 2003
TO: Ivan Pato, City Manager
VIA: Laurence Leeds, AICP, Director 4�
FROM: Corinne Church, AICP, Principal Planner 0*Q—
REQUEST: Michael Shiff of the Shiff Group, for property ("Cape Fear
Parcel") generally located north of SW 45th Street, east of
SW 30th Avenue, west of SW 28th Terrace, and south of
the Dania Cut-Off Canal.
REZONING REQUEST: RZ-02-03 (SECOND READING)
Rezoning request from Residential R-IC (44 single family homes)
to Residential PUD (55 zero lot line homes and town homes).
PLAT APPROVAL: PL-03-03 Request for preliminary plat
® approval for Cape Fear Plat.
VARIANCE REQUEST: VA-04-03 Request for approval of the
following variances associated with the development of 55 zero lot
line homes and town homes:
a) Variance to allow a lot size of 8.8 gross acres.
(Minimum 15 acres required).
b) Variance to allow town homes and zero lot line
homes up to three stories in height. (Maximum
height: two stories).
c) Generalized landscape variance from Chapter 26,
Vegetation, Article IV Landscaping.
APPENDED SITE PLAN REQUEST: SP-05-03 Site Plan Approval
to allow a Planned Unit Development consisting of 55 dwelling
units (zero lot line homes and town homes) and accessory boat
slips.
On February 25, 2003 the City Commission denied the above referenced
rezoning request and took no action on the variance, site plan, and plat
® applications. On March 12, 2003 the City Commission voted to reconsider the
applicant's rezoning request.
Shiff Cape FearZoning Reconsideration RZ 02-03.doc
1 of 7
ANALYSIS
® The subject parcel contains two single family homes and an oak hammock. The
property currently is zoned R-1C. R-IC permits 44 single family detached
homes on 8.8 gross acres, or a gross density of five units per acre.
The applicant has requested a zoning change to Planned Unit Development
(-PUD' .
Current Zoning Comprehensive Existing Land Use
Plan Land Use
Designation
North IM-3 (Industrial) Industrial Dania Cut-Off Canal
Industrial/Warehouse
East R-1C (Residential) Residential 5 One Single Family
5 units/acre Home
South R-1C (Residential) Residential 5 Five Single Family
5 units acre Homes
!Test R-1C (Residential) Residential 5 City Park
5 units acre)
PUD zoning allows up to 88 dwelling units, or 10 units per acre. The applicant
initially proposed to restrict the PUD to 60 dwelling units (44 town homes and
16 zero lot line), or a gross density of 6.8 dwelling units per acre. The
applicant has since reduced density from 60 to 55 dwelling units (43 town
homes and 12 zero lot line homes), or a gross density of 6.25 units per acre.
The site plan includes 43 interior boat slips and parallel canal dockage for an
estimated 10 boats. The boats slips and docks are accessory to the
development and cannot be operated or occupied for commercial purposes.
The site plan shows parallel dockage extending 12 feet into the Cut-Off Canal.
This is allowed by Section 33-40 (12) of the Dania Beach City Code, which
permits docks and slips to extend 20 feet into the Cut-Off Canal, subject to the
approval of applicable environmental permitting agencies (SFWMD, Army Corp,
Broward County DPEP, etc.). Mooring poles are permitted by code to extend 25
feet into the Cut-Off Canal.
The applicant has also requested a variance to build town houses or zero lot
line units up to three stories in height. A six foot shadowbox fence is shown
along portions of the east lot line next to an adjacent single family home.
0
Shiff Cape FearZoning Reconsideration RZ 02-03.doc
2of7
The following criteria are used to evaluate a zoning change proposing an
increase in residential density: traffic, student generation, tree preservation and
landscaping, building height, parking, building lot coverage and pervious area.
Existing R-IC zoning provides that 40% of the site can be covered with
buildings. Our analysis indicates building coverage is less than 25% of the site.
The minimum required pervious area for single family development is 40%.
Applicant provides approximately 45% pervious area.
The parking code requires 2.2 parking spaces per unit (exclusive or garage
spaces) for a total of 121 parking spaces. Preliminary analysis indicates 121
parking spaces are provided, although this may change pending final review of
tree preservation/relocation data. Parking displaced by existing oak trees shall
be provided in another area of the site, most likely next to the clubhouse.
Proposed building height is consistent with two-story townhouse development
(approximately 25 feet in height to the mid-point of the peak roof;
approximately 32 feet in height to the highest point of the roof). Applicant has
requested a variance to build units up to three stories in height.
Tree Preservation/Relocation: The applicant's revised tree survey proposes to
preserve or relocate on-site approximately 74 % of the oak trees.
• Trees which are to be cut down and removed are assigned a value based on
their size and condition. The applicant is required to pay into the City's
landscape trust fund the dollar amount of the trees that cannot be preserved or
relocated on-site. The removal of healthy specimen oak trees greater than 12"
in caliper requires City Commission approval and payment into the City's
landscape fund prior to issuance of building permits.
Staff is still evaluating the landscape and tree preservation plan. Staff
recommends that any approvals be subject to final approval of the landscape
plan at a subsequent City Commission meeting.
School Impact Analysis (Source: Broward County School Generation Rates):
Based on Broward County School Generation Rates, the proposed development
would generate fewer students than under existing single family home zoning.
Building Setbacks: The PUD zoning district does not specify required setbacks.
If the property was zoned for townhouse use under the City's RM-1 zoning, the
applicant would meet or exceed required setbacks as indicated on the following
table:
Shiff Cape FearZoning Reconsideration RZ 02-03.doc
3 of 7
BUILDING SETBACKS
40 Required Setback Proposed Setback
SW 45t Street 15 feet 30 feet
Rear and
East Side and 10 feet 10 feet
North Rear and 15 feet 15 feet
West Rear and 15 feet 15 feet
Traffic Analysis: The traffic analysis indicates the existing R-IC zoning (44
SF homes) would generate 488 daily vehicle trips while the development as
currently proposed (55 townhouse and zero lot line units) would generate 465
daily trips; a decrease of about 4%.
Because the primary road leading to the project (SW 29th Terrace) is
undersized, the traffic consultant recommended that some or all project traffic
enter and exit the site via SWth 45 Street connecting to SW 28 Terrace/SW 28
Avenue.
At the Planning and Zoning Advisory Board public hearing, some adjacent
property owners suggested that access to the project be routed through Griffin
Marine Park (via SW 30th Avenue) to separate project traffic from the existing
neighborhood. Applicant has revised his site plan accordingly.
The latest traffic report, based on Griffin Marine Park vehicle access, concludes
that ".....impacts associated from the (project) could be sufficiently
accommodated by the existing roadway network...."and "...sight distance on
SW 30" Avenue is adequate for a passenger vehicle to turn lett out of Griffin
Marine Park"
The ''no left turn" exit sign was installed based on previous city staff concerns
that vehicles pulling boat trailers would not have sufficient time to complete the
left turn onto SW 30th Avenue. The City's Public Works/Utilities Director
indicates that the Broward County Traffic Engineering Department has no
objection to removing the existing no left turn sign.
SUMMARY
Typical townhouse development is 10 — 12 units per acre. At 6.25 dwelling
units per acre, this project provides more open space, covers less land, and
provides more opportunity for tree preservation than conventional townhouse
development. For comparison, Griffin Lakes was approved at 12 units per acre;
Oakridge and Treasure Cove town homes were approved at 10 units per acre.
40
Shiff Cape FearZoning Reconsideration RZ 02-03.doc
4 of 7
Because the surrounding property is zoned and developed as single family
residential, the following issues should be addressed prior to issuance of
building permits.
(1) This project is located west of Ft. Lauderdale/Hollywood International
Airport and may be impacted by current plans to extend the south
parallel runway at the airport. The developer shall acknowledge and
agree to provide notice to prospective purchasers of airport/runway
expansion plans in HOA documents.
(2) Construction of the boat basin and parallel dockage will require multi-
jurisdictional review and approval by federal, state, or county
environmental permitting agencies. Please note that City Commission
site plan approval of the boat basin and dockage creates no
expectation of approval by any federal, state, and/or county
environmental permitting agency.
(3) Building setbacks dimensions consistent with the approved site plan
shall be clearly indicated on the construction plans.
(4) Installation of screen enclosures and/or patios shall require approval of
a revised site plan by the City Commission. Please note screen
enclosures must comply with building setback requirements.
(5) The applicant shall obtain the approval of the Assistant to the City
Manager for any modifications to Griffin Marine Park, including
approval of tree relocation, preservation, or replacement.
(6) Applicant to obtain the approval of Broward County Traffic Engineering
regarding removal of the "no left turn" sign at SW 30th Avenue Access.
(7) Applicant to show location of roll-out garbage containers. Applicant to
identify location of mail boxes.
(8) Town homes located adjacent to SW 45th Street shall be limited to two
stories in height.
(9) Identify a/c units on the site plan (a/c units may be prohibited in
between zero lot line units based on window placement).
(10) Payment of additional cost recovery fees (as required) prior to issuance
of any building permits.
Shiff Cape FearZoning Reconsideration RZ 02-03.doc
5 of 7
(11) Applicant to comply with tree preservation, tree relocation, and
landscape trust fund requirements. Prior to issuance of any tree
removal permits, applicant to obtain City Commission approval of the
final landscape plan, including Griffin Marine Park and proposed open
space dedication areas. Landscape plan to show location of all wet and
dry retention areas, including retention area cross-sections and
dimensions.
(12) Prior to issuance of the last five certificates of occupancy, the City's
landscape consultant shall evaluate the health of the preserved and
relocated oak trees. If any oak trees are determined by the City's
landscape consultant to be sick or dead due to improper relocation,
lack of watering, lack of fertilization, or the result of failing to properly
protect trees from adjacent construction; the applicant shall submit a
revised landscape plan to the City Commission, including the payment
of landscape fund fees for oak trees which the city landscape
consultant has determined cannot be saved. The revised landscape
plan shall be approved by the commission and required landscape fund
fees' shall be paid prior to issuance of the last five certificates of
occupancy. Applicant shall not be responsible for oak trees which
become sick or die from causes unrelated to the actions of the
applicant as determined by the city landscape consultant.
(13) Applicant to pay local park impact fees (set-off against open space
dedication), landscape trust fund fees (as determined by the number
and value of trees removed from the site), and tree removal permit
fees prior to issuance of a building permit.
(14) Applicant to submit documentation of compliance with
mammal/marsupial relocation requirements prior to tree removal or
land clearing.
(15) Applicant shall clearly address the following parking issues on the
building permit drawings: Provision for 121 parking spaces (excluding
garage spaces) and parking detail sheet showing parking stall detail
(typical and handicapped) and Type "D" curbing detail. Provide
dimensions of parking spaces in front of each unit. Provide dimensions
of internal garage space and garage doors. Provide dimension of turn-
around area provided at the end of each dead end street. Show
number of stacking spaces provided for visitors at entry call box.
Identify on plans the location of entry gates or guard arms.
•
Shiff Cape FearZoning Reconsideration RZ 02-03.doc
6of7
PLANNING AND ZONING ADVISORY BOARD RECOMMENDATION
Zoning Change:
Approval of PUD Zoning (Maximum 55 dwelling units).
Lot Size Variance:
Approval, subject to compliance with staff comments.
Landscape Variance:
Approval, subject to compliance with staff comments.
Height Variance:
Maximum two stories along SW 45th Street; Maximum three stories on
remainder of site, subject to compliance with staff comments.
Site Plan:
Approval, subject to compliance with staff comments.
Shiff Cape FearZoning Reconsideration RZ 02-03.doc
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CITY OF DANIA BEACH
ROUTING SHEET
100 W. Dania Beach Blvd.
Dania Beach, FL 33004
Phone: (954)924-3645 Fax: (954)922-2687
Date: 2/04/03 Folio#:
Project Name: Shiff Group/Cape Fear Property Project: RZ-02-03/PL-03-03
VA-04-03/SP-05-03
VIA: MAIL PICKUP IN-HOUSE X
PLEASE REVIEW THE ABOVE REFERENCED PROJECT FOR COMMENTS TO BE
INCORPORATED IN THE GROWTH MANAGEMENT DIRECTOR'S STAFF
RECOMMENDATION TO THE PLANNING AND ZONING BOARD AND CITY COMMISSION.
PLEASE LOG YOUR TIME SPENT AND COMMENTS ON THE ATTACHED REPORTING
SHEET. THANK YOU.
FIRE MARSHAL: Ed Tarmey
❑ UTILITIES DIRECTOR: Michael Sheridan
❑ LANDSCAPING CONSULTANT: Bill Tesauro
APPROVED AS SUBMITTED: [ ]
DENIED: [ ]
APPROVED WITH CONDITIONS: [ ]
List conditions: Please review revised site plan and return with comments if any.
Sig ature
'i"4n
Print Name
a.l slw
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Date
Route Sheet Form.doc
1 _
CITY OF DANIA BEACH
ROUTING SHEET
100 W. Dania Beach Blvd.
Dania Beach, FL 33004
Phone: (954)924-3645 Fax: (954)922-2687
Date: 1/30/03 Folio#:
Project Name: Shill Group/Cape Fear Property Project: RZ-02-03/ PL-03-03
VA-04-03/ SP-05-03
VIA: MAIL PICKUP IN-HOUSE X
PLEASE REVIEW THE ABOVE REFERENCED PROJECT FOR COMMENTS TO BE
INCORPORATED IN THE GROWTH MANAGEMENT DIRECTOR'S STAFF
RECOMMENDATION TO THE PLANNING AND ZONING BOARD AND CITY COMMISSION.
PLEASE LOG YOUR TIME SPENT AND COMMENTS ON THE ATTACHED REPORTING
SHEET. THANK YOU.
FIRE MARSHAL: Ed Tarmey
❑ UTILITIES DIRECTOR: Michael Sheridan
❑ LANDSCAPING CONSULTANT: Bill Tesauro
APPROVED AS SUBMITTED: [ ] 0_0er&_T,5b o►J 21,35 '(j�
DENIED: [ ]
(�tAt
APPROVED WITH CONDITIONS: b12 _C&0.r o--i
List conditions: Please review revised site plan and return with comments if any. I►- e'-0aL_ (Cu-c
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Route Sheet Form.doc
r CITY OF DANIA BEACH �
ROUTING SHEET
100 W. Dania Beach Blvd.
Dania Beach, FL 33004
Phone: (954)924-3645 Fax: (954)922-2687
Date: 2/04/03 Folio#:
Project Name: Shiff Group/Cape Fear Property Project: RZ-02-03/ PL-03-03
VA-04-03/SP-05-03
VIA: MAIL PICKUP IN-HOUSE X
PLEASE REVIEW THE ABOVE REFERENCED PROJECT FOR COMMENTS TO BE
INCORPORATED IN THE GROWTH MANAGEMENT DIRECTOR'S STAFF
RECOMMENDATION TO THE PLANNING AND ZONING BOARD AND CITY COMMISSION.
PLEASE LOG YOUR TIME SPENT AND COMMENTS ON THE ATTACHED REPORTING
SHEET. THANK YOU.
❑ FIRE MARSHAL: Ed Tarmey
UTILITIES DIRECTOR: Michael Sheridan
® o LANDSCAPING CONSULTANT: Bill Tesauro
APPROVED AS SUBMITTED: [ ]
DENIED: [ ]
APPROVED WITH CONDITIONS: [ ]
List conditions: Please review revised site plan and return with comments if any.
g ture
Print Name
Date
Route Sheet Form.doc
<<:_M CITY OF DANIA. BEACH
ROUTING SHEET
100 W. Dania Beach Blvd.
Dania Beach, FL 33004
Phone: (954)924-3645 Fax: (954)922-2687
Date: 1/34/03 Folio#:
Project Name: Shiff Group / Cape Fear Property Project: RZ-02-03/ PL-03-03
VA-04-03/ SP-05-03
VIA: MAIL PICKUP IN-HOUSE X
PLEASE REVIEW THE ABOVE REFERENCED PROJECT FOR COMMENTS TO BE
INCORPORATED IN THE GROWTH MANAGEMENT DIRECTOR'S STAFF
RECOMMENDATION TO THE PLANNING AND ZONING BOARD AND CITY COMMISSION.
PLEASE LOG YOUR TIME SPENT AND COMMENTS ON THE ATTACHED REPORTING
SHEET. THANK YOU.
❑ FIRE MARSHAL: Ed Tarmey
UTILITIES DIRECTOR: Michael Sheridan
® ❑ LANDSCAPING CONSULTANT: Bill Tesauro
APPROVED AS SUBMITTED: [ ]
DENIED: [ ]
APPROVED WITH CONDITIONS: [
List conditions: Please review revise site plan and return with comments if any.
Jazj CM e A+y-A0 Csz
u Sib
si re
Print Name
Date
Route Sheet Form.doc
KOMI
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Tinter Associates,Inc. a Transportation Engineers
3303 West Commercial Blvd.* Ste 201• rt.Lauderdale,rL 33309•(954)484-3633•Fax(954)94-9612. 4x7%N7►v.tinter.com
January 16, 2003
Mr. Laurence Leeds, AICP
Growth Management Director
City of Dania Beach
100 West Dania Beach Boulevard
Dania Beach, Florida 33004
RE: CAPE FEAR
TRAFFIC IMPACT STUDY REVIEW
TINTER ASSOCIATES PROJECT NO. 02-2041 B
Dear Mr. Leeds:
At your direction, the firm of Tinter Associates, Inc. has performed a review of the January 2003 traffic
impact statement prepared by McMahon Associates, Inc.for Cape Fear, a residential project planned for
development on the north side of SW 45t'Street west of SW 28t'Terrace. A total of 44 townhouses and
i16 zero4ot-line single-family residential dwelling units are proposed for the development. It is my
understanding that in accordance with the current zoning for the property, a maximum of 44 single-family
residential dwelling units could be constructed on the site. A site plan has not been provided our office;
as such,our review consisted of analysis of the McMahon traffic study, review of aerial photographs and
field reviews of area roadways and traffic conditions.
McMahon Associates performed trip generation calculations to quantify A.M. peak-hour, P.M. peak-hour
and daily project traffic volumes, using formulae available from the Institute of Transportation Engineers
(ITE)Trip Generation Report, 6t'Edition. Data from the ITE land use categories"Single-Family Detached
Housing (210)"and"Residential Condominium/Townhouse(230)"were employed. The methodology and
manner in which trip generation analysis was performed is consistent with accepted traffic engineering
practice;our calculations confirm that trip generation volumes shown in Table 1 of McMahon Associates
are valid.
Our office calculated trip generation volumes if the site were developed as 44 single-family residential
dwelling units,the maximum allowable development scenario per its current zoning designation. These
calculations were performed using the ITE Trip Generation Report formulae for single-family detached
housing. The table below summarizes project traffic volumes for the site if developed as proposed and if
developed as 44 single-family dwelling units.
CAPE FEAR TRIP GENERATION VOLUMES
Daily Trips A.M. Peak Trips P.M. Peak Trips
As proposed 516 VPD 48 VPH 52 VPH
Per zoning g 488 VPD 40 VPH 51 VPH
Additional Trips as Proposed 28 VPD 8 VPH 1 VPH
City of Dania Beach
January 16, 2003
® Page 2
As the above table shows,the project would generate 488 vehicles per day(VPD),40 vehicles per hour
(VPH) during the A.M. peak and 51 VPH during the P.M. peak if developed as 44 single-family homes.
As proposed,the project will generate 516 VPD,48 VPH during the A.M. peak hour and 52 VPH during
the P.M. peak hour. Thus,the project as proposed will generate 28 additional daily trips, eight additional
A.M. peak-hour trips and one additional P.M. peak-hourtrip than if developed at the maximum intensity
permitted by its current zoning designation. These estimated additional trips do not represent a
significant increase in traffic over that which 44 single-family detached homes would generate.
With regard to access, SW 29th Terrace provides the most direct route between the subject property and
the regional roadway network by means of Griffin Road. The intersection of Griffin Road and SW 29th
Terrace is minor-street Stop-controlled and allows unrestricted access. Alternatively, a more circuitous
access route between Griffin Road and the site is provided by way of SW 28th Avenue to/from SW 46th
Street to/from SW 28th Terrace to/from SW 45th Street. The intersection of Griffin Road and SW 28th
Avenue is traffic signal controlled.
The McMahon study assumes a site-traffic distribution of 50 percent to and from the east and 50 percent
to and from the west,via Griffin Road. Westbound exiting traffic was assigned down SW 29th Terrace in
order to access Griffin Road. Eastbound exiting traffic was assigned the aforementioned"SW 45th Street
to SW 2e Terrace to SW 46th Street to SW 28th Avenue"route to access Griffin Road. Since the left tum
egress movement required to access eastbound Griffin Road is facilitated by traffic signal control at SW
28th Avenue, it is not unreasonable to assume that some degree of exiting site traffic will utilize that more
® circuitous route. However, it is unlikely that project traffic arriving from the east will utilize that route to
enter the site; rather,that traffic is expected to gain site access via the direct route of SW 29th Terrace.
Similarly, it is unlikely that project traffic arriving from the west will drive beyond SW 29th Terrace to SW
28th Avenue and then utilize the longer circuitous route to the site. Rather,westbound entering traffic is
expected to turn left at SW 29th Terrace to gain access to the site. As such, most if not all of the 33 P.M.
peak-hour entering project trips shown in Table 1 or the McMahon study will access the development via
SW 29th Terrace.
In consideration of the above,the maximum peak directional impact from this project is expected to occur
during the P.M. peak hour, rather than during the A.M. peak hour, as stated in the McMahon report.
Further,the peak directional impact is estimated to be 33 VPH ratherthan 19 VPH. The McMahon study
states that the peak-hour peak-direction Level of Service (LOS) 'D' maximum service volume (a.k.a.
capacity)of the local roads(i.e. SW 29th Terrace, SW 28th Avenue)is 530 VPH,a value obtained from the
Florida Department of Transportation's 2002 Level of Service Handbook. In consideration of that
capacity value, project traffic on SW 29th Terrace from the development as proposed will constitute
approximately 6.2 percent of the road's capacity, rather than 3.6 percent as stated in the report.
It is stated repeatedly in the McMahon report that roadway pavement widths on SW 2e Terrace and SW
45th Street are substandard. The pavement width along SW 29th Terrace is noted to vary from 11.3 feet
to 16 feet and pavement width along SW 45th Street is noted to vary from 13 feet to 14 feet. This is
generally consistent with observations and measurements performed by our firm during a field review of
the site and area roadway network.
Figure 1 below provides a photograph depicting a south-facing view of SW 29th Terrace as it intersects
with SW 45th Street. The road flares out to an approximate maximum width of 16 feet at the intersection,
but tapers significantly toward the south. A utility pole can be seen on the west side of the street.
City of Dania Beach
January 16, 2003
Page 3
vz 4 r
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x
Figure 1. SW 29th Terrace facing south from SW 45th Street.
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RIN2 Of
Figure 2. SW 45th Street at SW 29th Terrace facing east(left image)and facing west(right image).
The left image in Figure 2 above shows the east leg of the intersection of SW 45t"'Street and SW 2V,
Terrace,while the right image shows the west leg of the intersection. As mentioned,the road is generally
14 feet wide. Many municipalities within Broward County accept 24 feet as the roadway width standard
for a two-lane, two-way local street.
While we generally concur with the finding of the McMahon report that traffic volumes from the Cape Fear
development as proposed will not significantly impact the neighborhood roadway system, our office has
concerns as to the development being afforded safe and adequate access due to the previously
discussed substandard roadway widths depicted in the above photos.
i
City of Dania Beach
January 16, 2003
Page 4
Our office offers potential alternatives to address the"safe and adequate access"issue for the Cape Fear
project. These alternatives are offered without benefit of right-of-way maps and surveys of the area.
Thus, some of these alternatives may not be feasible to implement due to lack of adequate right-of-way,
utility interference, etc. Any alternatives that might be considered for implementation may require further
study. These alternatives are summarized as follows:
Widen SW 29th Terrace to allow for safe two-directional flow. Of course, the viability of this
alternative is predicated on the availability of adequate right-of-way.
-Construct a diagonal traffic diverter channeling Cape Fear project traffic to and from SW 45th
Street, precluding access between the site and SW 29th Terrace. SW 45th Street from the
project's access driveway to SW 28th Terrace should be widened to allow for safe two-directional
flow. Figure 3 depicts a diagonal traffic diverter.
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Figure 3. Diagonal Traffic Diverter
-Construct an entrance barrier(a.k.a. partial closure)at the south departure of SW 29th Terrace
at its intersection with SW 45th Street(see Figure 4). This will aid in limiting traffic flow along
SW 29th Terrace such that only local traffic(trips originating from developments located along
SW 29th Terrace)will travel southbound along the road.This measure could be implemented
in conjunction with channelization of the project's exit lane to force traffic to turn left onto
eastbound SW 45th Street.
ISM
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Figure 4. Entrance Barrier
i
City of Dania Beach
January 16, 2003
Page 5
Implementation of either the diagonal traffic diverter or the entrance barrier alternative will channel project
traffic along SW 45t' Street. Regardless of which if either of those traffic calming measures is adopted,
SW 45t' Street should be widened to allow for safe two-directional flow.
In summation, the development of Cape Fear as proposed will generate slightly more traffic than
development of the property at the maximum intensity permitted by its current zoning designation. The
traffic impact on SW 29t'Terrace from Cape Fear project traffic is expected to exceed five percent of the
roadway's capacity.As noted in the McMahon study, roadway pavement widths on SW 29t'Terrace and
SW 45 h Street are substandard. They should be widened to a width of 24 feet to allow for safe and
adequate two-way access to and from the site. If right-of-way or other limitations preclude the ability to
widen SW 29t' Terrace to 24 feet, one of the above-discussed traffic calming techniques should be
constructed to restrict or minimize the utilization of SW 29�'Terrace by Cape Fear project traffic.
As always, please do not hesitate to contact me if you have questions or comments regarding the
information provided herein.
Sincerely,
Andrew G. Sebo, P.E., PTOE
Vice President
W A02flIes102-2041\B\02-2041 BW
: Tinter Associates, Inc. m Transportation Engineers
3303 West Commercial Blvd.* Ste 201• Ft.Lauderdale,FL 33309•(954)484-3633•Fax(954)484-9612• w kw,.tintencom
February 18, 2003
F E B 1 8 2003
Mr. Laurence Leeds, AICP
Growth Management Director -
City of Dania Beach
100 West Dania Beach Boulevard - -------
Dania Beach, Florida 33004
RE: DANIA BEACH WATERFRONT RESIDENTIAL DEVELOPMENT
TRAFFIC IMPACT STUDY REVIEW
TINTER ASSOCIATES PROJECT NO. 02-2041 B
Dear Mr. Leeds:
The firm of Tinter Associates, Inc. has performed a review of the February 2003 Traffic Impact Statement
prepared by McMahon Associates, Inc. for Dania Beach Waterfront Residential Development, a
residential project planned for construction on the north side of SW 45th Street between Griffin Marine
Park and SW 281h Terrace. The traffic study was performed in consideration of recent revisions to the site
plan. As currently proposed, development will consist of 43 townhouses, 12 zero-lot-line single-family
residential dwelling units and an ancillary marina facility to be for residents' use only. Access for the
project is proposed through Griffin Marine Park; as such, project traffic will access the regional roadway
network at the park's driveway connection to SW 30t'Avenue.
The McMahon study includes an analysis of existing and projected future P.M. peak-hour traffic operating
conditions at the intersection of SW 30th Avenue and SW 451h Street/Griffin Marine Park driveway and
daily and peak-hour roadway link analysis of SW 30'Avenue. In discussing the revised site plan with the
project's Architect, Michael Shiff,we requested that a sight distance analysis be performed in conjunction
with the applicant's request for the removal of the existing left-turn prohibition at the Griffin Marine Park
egress driveway. We further requested that the applicant coordinate with Broward County regarding the
removal of the left-turn prohibition as SW 30'h Avenue is a Broward County Trafficway. The McMahon
report states that a sight distance analysis(between the driveway and bridge over the Dania Cut-off Canal
to the north)was performed; however, no formal discussion of a sight distance analysis predicated on any
pertinent industry standards,(i.e. AASHTO's A Policy on Geometric Designs of Highways and Streets
2001, FDOT's Design Standards) is provided in the report. Rather, a brief statement is included in the
report providing the distance between the driveway and the top of the bridge,concluding that that distance
was adequate to allow a westbound left-turn movement from the Griffin Marine Park driveway onto
southbound SW 30th Avenue. As mentioned, that movement is currently prohibited by signage.
McMahon Associates performed trip generation calculations to quantify A.M. peak-hour, P.M. peak-hour
and daily project traffic volumes, using formulae available from the Institute of Transportation Engineers
(ITE)Trip Generation Report, 61h Edition. Data from the ITE land use categories"Single-Family Detached
Housing(210)" d"anResidential Condom inium/Townhouse(230)"were employed. The methodology and
manner in which trip generation analysis was performed is consistent with accepted traffic engineering
practice;our calculations generally conform to trip generation volumes shown in Table 1 of the McMahon
study.
City of Dania Beach
February 18, 2003
Page 2
Our office calculated trip generation volumes if the site were developed as 44 single-family residential
dwelling units, the maximum allowable development scenario per its current zoning designation. These
calculations were performed using the ITE Trip Generation Report formulae for single-family detached
housing. The table below summarizes project traffic volumes for the site if developed as proposed and if
developed as 44 single-family dwelling units.
DANIA BEACH WATERFRONT RESIDENTIAL DEVELOPMENT TRIP GENERATION VOLUMES
Daily I ps A.M. Peak Trips P.M. Peak Trips
As proposed 465 VPD 44 VPH 47 VPH
Per zoning 488 VPD 40 VPH 51 VPH
Trip inc./dec. as proposed -23 VPD 4 VPH -4 VPH
As the above table shows, the project would generate 488 vehicles per day(VPD), 40 vehicles per hour
(VPH)during the A.M. peak and 51 VPH during the P.M. peak if developed as 44 single-family homes. As
proposed, the project will generate 465 VPD, 44 VPH during the A.M. peak hour and 47 VPH during the
P.M. peak hour. Thus, the project as proposed will generate -23 fewer daily trips, four additional A.M.
peak-hour trips and four fewer P.M. peak-hour trips than if developed at the maximum intensity permitted
by its current zoning designation. These above-shown A.M. peak-hour trip increase does not represent a
significant increase in traffic over that which 44 single-family detached homes would generate, particularly
considering that"as proposed" daily and P.M..peak-hour trips are lower than "per zoning" trips.
McMahon Associates estimates site-traffic distribution based on.the directional split of traffic on SW 30'
Avenue. Based on their P.M. peak-hour volumes, McMahon identified a 78-percent southbound, 22
• percent northbound traffic split, and assumed those values in their site-traffic distribution of P.M. peak-
hour project trips. They reversed the directional split for A.M. peak-hour site traffic distribution. A review
of the 24-hour traffic volumes for SW 30th Avenue north of Griffin Road provided in Appendix B of the
report shows a significantly more even directional distribution of traffic along SW 30 Avenue. During the
A.M. peak hour, the directional distribution is 49.5 percent southbound, 50.5 percent northbound and
during the P.M. peak hour, the directional distribution is 51.7 percent southbound, 48.3 percent
northbound. Due to the inconsistency in directional distribution of traffic along SW 30th Avenue, a more
reliable means by which to estimate trip distribution for the proposed residential development is through a
review of traffic volumes entering and exiting SW 45th Street west of SW 30th Avenue. SW 45th Street
turns into SW 30th Way, which then ends in a cul-de-sac; all development along SW 45th Street and SW
30th Way is residential in nature similar to the proposed development. Our review of those volumes shows
that traffic entering and exiting SW 45th Street via SW 30th Avenue exhibit a directional distribution of
approximately 40 percent to and from the north and 60 percent to and from the south.
Our firm revised project turning movement volumes shown in Appendix A of the McMahon report in
accordance with the distribution values predicated on local residential traffic. Additionally, our firm
estimated traffic volumes at the intersection of SW 30"' Avenue and SW 45th Street for BridgeWater
Estates, a 20-unit single-family project to be developed on the north side of SW 45th Street just west of
SW 30th Avenue. The McMahon study did not consider traffic from BridgeWater Estates, which has
recently broken ground. Unsignalized intersection capacity analysis was performed by our firm using
HCS2000 in consideration of the revised site-traffic distribution and additional traffic from BridgeWater
Estates. Results were similar to those per the McMahon analysis; levels of service remained the same
but minor changes in delay values were identified.
The roadway link analysis in the McMahon study was also modified to consider revised site-traffic
distribution and traffic from BridgeWater Estates. Again, the resulting levels of service were consistent.__.,_,,_r
with those in the McMahon study.
F E B 1 8 2003 +J
Tinter Associates, Inc. a Transportation Engineers
C.-
City of Dania Beach
February 18, 2003
Page 3
Analysis was performed to assess the intersection sight distance for westbound vehicles turning left out of
the Griffin Marine Park driveway onto southbound SW 30th Avenue. To allow a vehicle stopped on the
minor street to safely turn into traffic on the mainline (major) road, sufficient intersection sight distance
must be provided to the driver of the stopped vehicle. The criteria by which to determine the appropriate
intersection sight distance requirements are set forth by A Policy on Geometric Designs of Highways and
Streets 2001, Fourth Edition, published by American Association of State Highway and Transportation
Officials(AASHTO). The variables on which sight distance requirements are predicated per the AASHTO
publication include the design speed of the major street,the type of vehicle making the turn, the number
and width of major-street lanes and the type and width of the median on the major street, if one exists.
A survey of the intersection of SW 30th Avenue and SW 45th Street was conducted on Wednesday,
February 12,2003,to inventory field conditions and measure the intersection sight distance. The survey
was completed in accordance with AASHTO methodology,with a driver's eye height of 3.5 feet(from the
minor street) and the object height of 2.0 feet (from the center of the major-street through lane). The
design criteria for a passenger car(AASHTO"P"vehicle)were used for our sight distance analysis. The
vertex or"decision point"of the departure sight triangle represents the typical position of the minor-street
driver's eye when a vehicle is stopped close to the major road, at which point the driver decides to enter
the major-street flow of traffic. The AASHTO publication notes that the vertex of the sight triangle should
be 14.4 feet from the edge of pavement, and where practical, it is desirable to increase that distance to
17.8 feet. The document also notes that for most U.S. passenger vehicles, the maximum distance from
the front of the car to the driver's eye is almost always 8.0 feet or less. Considering this 8.0-foot standard,
the front of the minor-street stopped vehicle should be 6.4 feet from.the edge of pavement;the"desirable"
increased distance is then 9.8 feet from the front of the vehicle to the edge of pavement. This is
• consistent with existing conditions for the Griffin Marine Park driveway approach to SW 30th Avenue. In
consideration of the criteria discussed herein, the sight distance to the right is approximately 467 feet.
Per the AASHTO criteria, the driver is not afforded sight distance of 527 to the top of the bridge as stated
in the McMahon report, due to landscaping in the median of SW 30" Avenue.
The minimum intersection sight distance requirement outlined in the AASHTO document was identified for
the field conditions at the studied driveway. The posted speed limit of 35 miles per hour was considered
as the design speed for SW 30th Avenue. The minimum recommended sight distance as identified from
Exhibit 9-56 of the AASHTO report is approximately 400 feet. Thus,the measured 467-foot sight distance
to the right exceeds the AASHTO minimum requirement.
In summation,Tinter Associates, Inc.generally concurs with the finding of the McMahon study that traffic
impacts from the proposed Dania Beach Waterfront Residential Development could be sufficiently
accommodated by the existing area roadway network. Further, sight distance is adequate for a
passenger vehicle to turn left out of the Griffin Marine Park driveway onto southbound SW 30th Avenue,
per the AASHTO criteria discussed herein. As mentioned, we urge the applicant to contact Broward
County with regard to their request to eliminate the left-turn restriction that they want eliminated.
As always, please do not hesitate to contact me if you have questions or comments regarding the
information provided herein.
Sincerely,
1
Andrew G. Sebo, P.E., PTOE
• Vice President F E 8 i 8 2003
WA02files102-2041002-2041 B.002
Tinter Associates, Inc. o Transportation Engineers -- - -