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Minutes 05-13-25 Minutes of the Community Redevelopment Agency Board Meeting Held on Tuesday, May 13, 2025, at 7:00 PM City Hall Chambers, 100 E. Ocean Avenue and Online Present: Chair Rebecca Shelton Tim Tack, Acting Executive Director Vice Chair Woodrow Hay Kathryn Rossmell, Board Counsel Board Member Aimee Kelley Tammy Stanzione, Deputy City Clerk Board Member Thomas Turkin Board Member Angela Cruz 1. Call to Order Chair Shelton called the meeting to order at 7:00 P.M. 2. Invocation The Invocation was given by Vice Chair Hay. 3. Pledge of Allegiance Board Member Kelley led the Pledge of Allegiance to the Flag. 4. Roll Call Ms. Tammy Stanzione, Deputy City Clerk, called the roll. A quorum was present. 5. Agenda Approval A. Additions, Deletions, Corrections to the Agenda B. Adoption of Agenda Board Member Turkin discussed the potential rescheduling of a meeting due to the legislative break and the upcoming budget preparation. He emphasized the importance of reaching a consensus on enhancing the CRA's beautification streets team to support community standards and other downtown initiatives. Additionally, Board Member Turkin suggested improving the Neighborhood Office program and the Real-Time Crime Center. Board Member Kelley recommended added the topics to Future Agenda. Board Member Kelley requested adding a discussion item to address the use of acquired properties, including the old post office and residential lots. She suggested discussing future uses now rather than waiting and proposed exploring opportunities for single- family, workforce housing development. Vice Chair Hay expressed concern about projects impacting residents, such as street Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 paving, that have not been communicated. He requested discussing this issue before Item 14A. Motion: Board Member Cruz moved to approve the Agenda as amended. Board Member Turkin seconded the motion. The motion passed unanimously. 6. Legal A. Update on Status of House Bill 991 and Senate Bill 1242 B. Continued Discussion and Consideration of Temporary Use Agreement with OHLA USA, Inc. for the Use of CRA Properties as a Construction Staging Area for the Boynton Beach Complete Street Project Ms. Rossmell provided two updates. First, she reported that both CRA-related legislative bills were defeated this session, with the session extended to June 6 solely to address the budget. Second, she noted that the temporary use agreement default was remedied after a notice of default was issued. The interim Executive Director inspected the corrections, and unless directed otherwise, a letter retracting the notice will be sent tomorrow. Board Member Kelley commented on the need to discuss proactive steps for the CRA to address potential legislative changes next session. She emphasized planning ahead rather than waiting until the session's end to consider hiring a lobbyist. Ms. Rossmell agreed and noted that the topic would be added to a future agenda. 7. Informational Items and Disclosures by Board Members and CRA Staff: A. Disclosure of Conflicts, Contacts, and Relationships for Items Presented to the CRA Board on Agenda Board Member Cruz disclosed that she received emails from residents but did not have any conversations with the applicants since the last meeting. Board Member Kelley disclosed that she received emails and spoke with Time Equities, Inc. regarding Item 14E. Board Member Turkin stated that he spoke with Mr. Singer and Ms. Miskell regarding Item 14E. Vice Chair Hay had nothing to disclose. Chair Shelton disclosed that she received emails regarding Item 14E. Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 8. Information Only A. Circuit Transit Inc. 4th Quarterly Report for Service Dated January 1 , 2025 — March 31, 2025 B. BB QOZ, LLC's 2025 Annual Progress Report #3 for the 115 N. Federal Highway Mixed Use Project (aka The Pierce) C. Update on CRA and City Coordination Meetings in Relation to House Bill 991 and Senate Bill 1242 9. Announcements and Awards None. 10. Public Comments Mark Karageorge acknowledged staff member Vicki Hill for her exemplary performance, noting that since her hiring, the CRA has consistently achieved clean audits. He praised her record-keeping and adherence to best practices, emphasizing that no other local CRA can claim the same consistency. Mr. Karageorge also recognized Ms. Hill's assistant for contributing to the team's success, highlighting their exceptional work and the high value they bring to the CRA. Mack McCray expressed concern about the poor condition of the streets in the over in the District Two area. He stated that he was glad the issue would be discussed but wished there had been an opportunity to address it earlier. Susan Oyer raised concerns that the mayor photos are distorted and urged that the original historic images be restored. She expressed frustration that the beautification board has not been formed, noting that it has been a priority since a 2017 CRA survey. She questioned a potential conflict of interest in hiring a lobbying firm linked to the current attorney and opposed converting the Magnuson House into a coffee house, advocating that it be preserved. Barbara Ready expressed strong support for relocating the Andrews House to the Magnuson lot, emphasizing that it would align with previous urban planning recommendations to preserve and integrate historic structures along Ocean Avenue. She noted that past studies identified the need for infilling with historic buildings to maintain the area's character, and the relocation of the Andrews House would be a positive step in that direction. She highlighted that the project would not only preserve a significant piece of local history but also foster community pride and involvement. She encouraged the Board to move forward with the initiative, stating that it would be a meaningful and well-supported project within the community. Dr. Jasmine Pierre, representing Xpedited Health, announced plans to open an urgent Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 care center in Boynton Shops. She stated that the center will provide affordable, convenient, and timely healthcare for non-life-threatening conditions, offering on-site lab testing and X-ray imaging. She expressed excitement about the city's growth and commitment to serving the Boynton Beach community, thanking the Board for their support in making the project possible. Mr. Warnke noted that with the upcoming budget cycle, the city should consider reinstating the historic planner position, which has been vacant for years. He emphasized that similar positions in other Florida cities often generate grants that cover the role's cost and suggested that Boynton Beach could benefit similarly. He provided a letter from the committee for the Board's consideration. Chair Shelton opened virtual comments. Katie McLaughlin expressed support for upcoming downtown projects. She noted that while the city has seen changes, the downtown area has lagged behind compared to other cities, prompting her to seek restaurants and shops elsewhere. She expressed enthusiasm for new developments that will bring more walkable dining and shopping options near City Hall and downtown. Chair Shelton closed virtual comments. Consent Agenda A. CRA Financial Report Period Ending April 30, 2025 B. Approval of the CRA Board Meeting Minutes for April 8, 2025 C. Approval of the Commercial Property Improvement Grant Program in the Amount of $28,875 to Xpedited Health LLC located in the Heart of Boynton Shops at 137 NE 10th Avenue, Unit 101 & 102 D. Approval of the Commercial Rent Reimbursement Grant Program in the Amount of$21,000 to Xpedited Health LLC located in Heart of Boynton Shops at 137 NE 10th Avenue, Unit 101 & 102 E. Approval of the Commercial Property Improvement Grant Program in the Amount of $50,000 to Driftwood 2005 LLC d/b/a Driftwood located at 2005 S. Federal Highway Motion: Board Member Turkin moved to approve the Consent Agenda. Board Member Kelley seconded the motion. The motion passed unanimously. 11. Pulled Consent Agenda Items- None Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 12. CRA Advisory Board A. Pending Assignments - New Assignments from the CRA Board Assigned at the February 13, 2024 and the January 14, 2025, CRA Monthly Board Meeting B. Reports on Pending Assignments Acting Executive Director Tack reported that Alexandria Lopresto was appointed as the new board chair, and Thomas Ramiccio as the new vice chair, with ratification expected at the May 2025 commission meeting. Mr. Tack noted that the board discussed incorporating a splash pad into the cultural district and plans to revisit the topic at the next meeting. The board will also discuss honoring the two Heisman Trophy winners at the upcoming meeting. 13. Old Business Prior to Item 14A, Vice Chair Hay requested to discuss a road paving issue. Vice Chair Hay expressed concern about the recent paving of a street near the Cottage District, noting that it was done without notice to at least one business, causing disruption for parents dropping off children. He stated that he received multiple calls about the issue and questioned how the paving occurred without informing the affected parties. He identified the street as Fifth, located on the north side, east of the Cottage District fence, and asked for clarification on how the situation was handled. Ms. Rossmell clarified that traffic-related questions are city matters, not CRA issues. She offered to reach out to city staff for follow-up but requested that the board not discuss the topic during the meeting. A. Discussion and Consideration of Responses to the RFP for Auditing Services Janice Rustin from Lewis Longman Walker addressed the board regarding the audit RFP process. She explained that only one firm responded to the RFP despite open competition and outreach efforts. The responding firm is the current auditor, which has maintained the same price for six years and proposed to continue at the same rate for the next six years. Staff determined that the firm's qualifications, licensing, and pricing are fair and reasonable. Ruston stated that staff recommends moving forward with the agreement rather than reopening the bid process. Chair Shelton opened public comments. No one came forth to speak. No virtual comments. Chair Shelton closed public comments. Motion: Board Member Cruz moved to approve Perez-Abreu, Aguerrebere, Sueiro & Torres, P.L. d/b/a PAAST, P.L. as the CRA's auditors for a three year term with one renewal option of Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 three years (six years in total) and authorize the Acting Executive Director to proceed with a contract for services to be completed within 30 days. Board Member Kelley seconded the motion. The motion passed unanimously. B. Approval of the Waiver of Neighborhood Officer Program Office Construction Deadline located in the Heart of Boynton Shops at 137 NE 10th Avenue, Unit 108 Mr. Tack introduced the item and explained that staff requested a waiver for the Neighborhood Officer Program office delivery deadline, initially set for May 22, 2025. The contractor requested an extension of 90 days, moving the deadline to August 3, 2025. He noted that staff provided an outline of completed work and recommended approving the waiver. Additionally, Mr. Tack mentioned aligning the construction contract date with the waiver through an administrative change order. Board Member Kelley asked for clarification regarding a clerical error in the agenda backup, noting that the electrical work date was listed as April 29, 2028, despite the work being completed. She confirmed that the request was for an additional 90 days from May 5, with the build-out for the Neighborhood Office Program office expected by August 3, 2025. Mr. Tack confirmed the timeline and noted that delays were due to coordination of slab pouring to avoid short loads and challenges with permitting. He stated that the contractor has been actively working and progressing on the project. Chair Shelton opened public comments. No one came forth to speak. No virtual comments. Chair Shelton closed public comments. Motion: Board Member Cruz moved to approve the Waiver of Neighborhood Officer Program Office Construction Deadline located in the Heart of Boynton Shops at 137 NE 10th Avenue, Unit 108. Board Member Turkin seconded the motion. The motion passed unanimously. C. Discussion and Consideration of Purchase of 400 NE 2nd Street Mr. Tack reported that at the March 20 CRA board meeting, the board discussed the potential purchase of the property at 400 Northeast Second Street, as recommended by the CRA advisory board. CRA staff was directed to obtain an appraisal, which was completed in April, valuing the property at $751,000. He noted that the property is listed for sale at $725,000, approximately 3.9% below the appraised value. He presented the property location and opened the item for board discussion and consideration. Board Member Kelley voiced opposition, highlighting concerns about displacing current tenants and the CRA's role as a landlord. Board Member Cruz, Board Member Turkin, Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 and Vice Chair Hay agreed. Chair Shelton opened public comments. The sales representative, with 15 years of real estate experience, expressed support for the city purchasing the property, highlighting the importance of preserving city-owned land. She acknowledged concerns about being a landlord but noted the property is income-producing. She also cautioned that Senate Bill 1242, though recently withdrawn, may return with revised wording, making the acquisition valuable. Ray Whiteley expressed appreciation to the board for prioritizing residents over property acquisition, stating that their stance against displacing people was encouraging. He noted that he would share the board's decision with community members who may have had preconceived notions about the board. He thanked the board and remarked that it was the best meeting he had attended that day. Mack McCray asked for the microphones to be checked. No virtual comments. Chair Shelton closed public comments. D. Discussion and Consideration of the Third Amendment to the Purchase and Development Agreement and the First Amendment to the Tax Increment Revenue Funding Agreement (TIRFA) between the BBCRA and BB QOZ, LLC for the 115 N. Federal Highway Mixed Use Project (The Pierce) Mr. Tack introduced the item and reported that on April 9, the CRA and BB QOZ, the developer for the Pierce project, entered into a second amendment to the purchase and development agreement to expedite pre-construction work. The current item is a first amendment to the TIRFA to align it with the purchase agreement, updating terms related to financial closing, construction commencement, and property definition. It also includes a fixed date for construction start and revises the legal description to reflect city property conveyance, with a scheduled closing date on or before June 30. Chair Shelton opened public comment. No one came forth to speak. No virtual comments. Chair Shelton closed public comments. Motion: Board Member Turkin moved to approve a third amendment to the PDA. Board Member Kelley seconded the motion. The motion passed unanimously. Board Member Cruz was absent from the dais for the vote. Chair Shelton opened public comment. No one came forth to speak. No virtual comments. Chair Shelton closed public comments. Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 Motion: Board Member Kelley moved to approve the first amendment to the TIRFA. Board Member Turkin seconded the motion. The motion passed unanimously. E. Continued Discussion and Consideration of Tax Increment Financing Request from Time Equities Inc. for Phase I and Phase II of the Town Square Project located at 120 SE 1st Avenue and 100 E. Boynton Beach Boulevard - TABLED 04/08/2025 Motion: Vice Chair Hay moved to remove the item from the table. Board Member Turkin seconded the motion. The motion passed unanimously. Bonnie Miskel, introduced herself to the Board, on behalf of Time Equities, Inc. She presented the following: Overview and Development Costs; Fiscal Gap/TIF Request; Construction Start Dates; Memorandum; Summary of Indicative Terms and Conditions; Contract Protections for the CRA; Town Square Residential Development Benefits Summary; Economic Impact/Job Creation; City/CRA Town Square Bond PMTS; and New Proffers. Vice Chair Hay asked for a further breakdown of the job creation impact associated with the Town Square project. Rob Singer explained that jobs are generated when people spend money. He noted that once the 898 units are filled, around 2,500 residents would generate approximately$72 million per year in local spending. This influx of new residents would create demand for businesses like coffee shops, restaurants, and other services, resulting in permanent, long-term jobs rather than temporary construction roles. Singer emphasized that the spending would not only come from new residents but also encourage current residents to spend locally rather than in neighboring areas. Francis Greenberger, owner of Time Equities Inc., expressed gratitude, stating that the collaboration throughout the three-year development process has been thoughtful and beneficial. He explained that his company was attracted to the project because of Boynton Beach's forward-looking vision for Town Square, emphasizing that they aim to support community goals rather than impose external ideas. Mr. Greenberger acknowledged that development is challenging, noting that a previous developer failed to complete the project, but stressed that his team is committed to delivering a high-quality outcome. Board Member Kelley thanked Mr. Singer for his collaboration and responsiveness, especially on job creation and local opportunities. She appreciated efforts to keep jobs in Boynton Beach, develop apprenticeship programs, and create educational forums for young adults. She also acknowledged his support for small business tenants through half- price rent and build-out assistance, noting that these efforts reflect a strong partnership focused on benefiting the community. Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 Board Member Turkin thanked Mr. Singer for the transparency and acknowledged the project's imperfections and divided public opinion. He emphasized that the economic impact and job creation justify moving forward, even if the project isn't ideal. He asked if the timeline for the southern parcel could be accelerated, given strong public interest in seeing progress. Mr. Singer responded that while the contract date cannot be changed, the team is fully committed to moving as quickly as possible. Permits are being submitted June 1, and they are aiming for a possible spring 2026 start. He assured the board that they are builders, not land bankers, and are aligned in wanting to move swiftly. Board Member Cruz acknowledged the economic challenges in getting projects started and agreed that tools like TIF can be valuable. However, she expressed concern with providing 95% of the TIF over the full term of the agreement. She emphasized that as the city grows, it will need to fund additional services such as police, fire, and staffing, and committing that high a percentage limits flexibility. While supportive of using incentives, she stated that 95% is too high in her view. Board Member Turkin stated that while staffing needs are valid concerns, the CRA cannot fund services like fire or police. He emphasized that the project will likely proceed regardless, and the real choice is whether to accelerate the economic return. He acknowledged his own reservations but said pursuing the TIF makes sense from a business standpoint. Chair Shelton thanked her constituents for their engagement, noting that the feedback received through texts, calls, and emails reflected strong support for the project, similar to what was expressed at the last meeting. She emphasized the importance of community involvement and expressed appreciation that more residents are becoming engaged in the city's decisions. Chair Shelton opened public comment. Mark Karageorge commended Ms. Miskel and Mr. Singer for their work on the financial details and acknowledged Mr. Greenberger's presence as a strong sign of commitment. He recommended adding a community benefit agreement to the project to ensure guarantees for local hires and subcontractors, which would help keep dollars in the community. He noted that such agreements have been used successfully in the past and suggested measuring the impact through employment tax data. Mack McCray urged the board to support the project, noting that past mistakes by previous commissions should not prevent progress now. He recalled early visions for a new City Hall and downtown revitalization, emphasizing that current board members have the opportunity to move the project forward for future generations. He praised staff for their presentation and stressed the need to activate the land around City Hall, Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 encouraging the board to focus on the future and vote in favor of the project. Susan Oyer, a longtime opponent of height and density, stated she now supports the project but asked the board to consider several additions. She recommended more commercial space on the south side near the amphitheater, expanded EV charging stations, and replacing proposed murals with kinetic art and living walls. She also urged using centralized parking kiosks to prevent fraud and asked for clarity on employee parking plans. Ray Whiteley expressed concern that promises tied to major developments often go unfulfilled. He urged the board to go beyond good faith efforts and require a written community benefits agreement to ensure Boynton Beach residents, particularly in the CRA district, benefit directly. He emphasized the need for local hiring, training programs, and livable wages, warning that without concrete commitments, gentrification will displace current residents. While he supports development, he stressed that real community impact must be guaranteed in writing. Barbara Ready said she sees the project as inevitable but urged caution. She asked whether the city has assessed the impact on services like police, fire, and utilities, and whether the remaining 5% of taxes would cover those costs. She stressed the need to get all commitments in writing and questioned whether the TIF would carry over if the property is sold. She also asked for the dollar difference between a 95% and 75% TIF and what could be done in the city with that extra funding. She also shared her support for murals. noting that art is subjective. Anthony Barber thanked the board for their work on the project and shared that, after researching Time Equities, he believes the project is well-designed and will positively impact the community. He stated that the developers appear to be true partners rather than opportunists and encouraged the board to support the project. He echoed Board Member Turkin's sentiment that "perfect is the enemy of good," calling the project a major opportunity Boynton Beach should not miss. Flynn Holland, speaking remotely, urged the board to require landscaping on the undeveloped north parcel, calling its current state blighted. She also raised concerns about the lack of pet accommodations for future residents, warning it could impact the downtown area. While preferring a 75% TIF, she acknowledged the project is moving forward and wished the team well. Kathy [no last name provided] shared that she is still learning and doesn't have a clear stance on the project but feels the urgency to move it forward. She acknowledged the complexity of the issue and urged caution, quoting her mother's saying, "haste makes waste." She suggested that a short delay, such as 30 days, might be worthwhile to ensure everything is fully reviewed. Chair Shelton closed public comment. Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 Ms. Miskel noted that while not all parts of the contract were discussed, this agreement includes the strongest provisions yet regarding hiring and job placement. She highlighted Section 3.1 .3, which requires hiring a job placement consultant, coordinating with the CRA, and hosting a job fair. She stated these efforts directly address public concerns. As a land use attorney, she confirmed that the site's intensity and density had been fully analyzed through prior projects and that the city has adequate infrastructure capacity. She thanked staff and the board for their extensive work, stating the project has improved significantly over the past four months. Board Member Cruz shared that she had discussed with Tim during agenda review the need to strengthen future TIF agreements by adding more specific requirements. She expressed interest in guaranteeing that local residents benefit from job opportunities, suggesting a minimum of 25% local hiring. While she supported job fairs and related efforts, she emphasized the importance of adding more enforceable commitments in future agreements. Board Member Turkin said he appreciated the sentiment behind local hiring goals but emphasized the need to be realistic about workforce availability. He noted that if only 40 out of 100 needed workers live in Boynton Beach, the project can't be stalled over that. He supported using local vendor preference as a practical way to prioritize local participation. He also agreed with the point about landscaping, thanking the team for the fence banner and stating that landscaping improvements are a reasonable request. Vice Chair Hay stated that the city has long struggled with building a local workforce and has continued to delay real solutions. He urged the board to stop "kicking the can down the road" and instead invest in training or incubator programs to develop qualified workers, particularly from underrepresented groups. He emphasized the need for a constructive, proactive plan to address the issue now, rather than repeating the same discussion year after year. Chair Shelton shared that a potential solution is the Xcel mentoring program, which she discussed with Pastor Whiteley two weeks prior. She explained that the program supports youth through age 20, offering life skills and career preparation in trades like plumbing, AC, and drafting, as well as other fields like nursing. She encouraged each board member to meet with Xcell and learn more about how it could be implemented in Boynton to address workforce development. Motion: Vice Chair Hay moved to approve the tax increment revenue funding agreement for the South parcel as presented, subject to minor legal review. Board Member Kelley seconded the motion. The motion passed 4-1 with Board Member Cruz voting in opposition. Motion: Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 Vice Chair Hay moved to approve the tax increment revenue funding agreement for the North parcel as presented, subject to minor legal review. Board Member Kelley seconded the motion. The motion passed 4-1 with Board Member Cruz voting in opposition. F. Continued Discussion and Consideration of the Andrews House Located at 306 SE 1st Avenue Mr. Tack introduced the item, noting that staff had explored two options for relocation: moving it to the CRA-owned Magnuson House lot or incorporating it into Edgewater's future development. He requested board direction on whether the CRA should lead the project and which option to pursue, as both require further evaluation. Chair Shelton said she supports preserving the Andrews House and creating a sense of place downtown but does not feel she has enough information to make a decision. She expressed concern about moving the house to the Magnuson lot without a clear long- term plan, noting that the Magnuson House has remained unused for years. She requested cost details on maintaining the property and more information before continuing the discussion. Vice Chair Hay agreed that it is too early to make a final decision on the Andrews House and stated that there is still a lack of information, including the property owner's intentions and site logistics. He recalled prior discussions about relocating both houses to the same lot and noted uncertainties about spacing and placement. He supported allowing the CRA to explore the options further and bring back a more complete proposal for discussion. Board Member Cruz supported having CRA staff take the lead on the Andrews and Magnuson House discussion. She noted that the City Commission had previously agreed to explore relocating the Andrews House and emphasized the importance of honoring the community's efforts. She encouraged considering creative options, like variances, to help create a walkable historic district with potential commercial use. Mr. Tack noted that the city has been actively exploring both relocation options for the Andrews House and evaluating challenges related to building code, fire, and police requirements. He emphasized that Edgewater, as the property owner, has control, and the city is asking them to be a cooperative partner. Board Member Turkin requested a detailed presentation outlining the options, costs, and feasibility to help the board make an informed decision, including exploring the potential for variances. Board Member Kelley noted the challenge of the CRA leading the effort while key information lies with city staff. She suggested joint meetings to improve coordination and cautioned against misinformation on social media, reminding the public that the house is privately owned. She emphasized the owner's willingness to work with the city and urged respectful collaboration to ensure the best outcome. Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 There was consensus that the CRA should lead the initiative, but the board agreed more information is needed. The board agreed to open public comment. Mr. Tom Warnke, CRA liaison for the Save the Andrews House Committee, stated that site logistics for relocating both the Andrews and Magnuson houses have been resolved through meetings with staff. He noted that the key issue now is whether the property owner will choose to keep and incorporate the Andrews House into his development. Warnke thanked the board for allowing the CRA to take the lead and suggested a joint meeting with the City Commission. He emphasized that relocating the house could be a legacy project and a community win, citing a similar successful effort in Delray Beach. Susan Oyer urged the board to stop delaying action on the Andrews House, reminding members that many had publicly supported preserving it before and during the election. She warned that continued delays could lead the developer to justify demolishing the structure and called on the city and CRA to take ownership and move forward. Ms. Oyer emphasized that funding is available through grants and community fundraising, citing successful efforts in Delray Beach. She called the house a valuable economic and historic asset and urged immediate action to save it. Mike Fitzpatrick expressed concern about limited communication from the property owner and urged the board to encourage more direct engagement. He noted that without a historic designation, the Andrews House remains at risk of future demolition, regardless of current intentions. Mr. Fitzpatrick emphasized the city should use its leverage to secure that designation, as the house is the oldest in Boynton and was once owned by Major Boynton's daughter, making it clearly deserving of preservation. Barbara Reedy responded to Chair Shelton's comments about the Magnuson House, explaining that past business proposals failed because they were incompatible with a historic structure. She said her group is proposing light food uses—like sandwiches and ice cream—that would preserve the home's integrity while activating the space. She emphasized that clustering the Andrews and Magnuson houses could create a public destination and offered to present a more detailed vision. Kathy [no last name provided] expressed concern that the property owner's conceptual plan to incorporate the Andrews House lacks certainty and still requires approvals. She noted that necessary repairs to the Magnuson House must happen regardless of the Andrews House's future. She called the potential loss of two historic homes outrageous and urged the city to uphold its past recognition for historic preservation, stating now is the time to do the right thing. Flynn Holland, speaking remotely, said her group remains committed to helping preserve and relocate the Andrews House but feels stalled without a clear commitment from the CRA. She noted that without direction, they can't pursue estimates or fundraising. Ms. Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 Holland suggested repurposing the house as a visitor center, museum, gift shop, or small food venue, and emphasized it could be a meaningful, community-driven project. She urged the board to take action and help move the effort forward. Chair Shelton closed public comment. 14. New Business A. Discussion and Consideration of a Letter of Intent from Blue Mountain Coffee House for the CRA Owned Property Located at 211 E. Ocean Avenue Mr. Tack introduced the item and stated that the city received a final Letter of Intent (LOI) in April. He explained that Blue Mountain Coffee House is seeking to open a luxury coffee shop offering gourmet breakfast and lunch sandwiches at the proposed location. He noted that the developer operates a successful flagship location in downtown West Palm Beach and that a representative was present to present the LOI for the board's consideration. Allison Boettcher, founder of Blue Mountain Coffee House, introduced her contractor, Mr. Chase Walton, and expressed their intent to purchase and restore the historic Oscar Magnusson House. She described the success of their West Palm Beach location as a community hub and shared plans to bring a similar experience to Boynton Beach. The new location would offer events, support local vendors, and preserve the home's historic character. She stated that funding is secured and requested support for the LOI and the project. Ms. Boettcher presented the following: Executive Summary; Vision and Mission Statement; Executive Financial Proposal; Product Description; Service Line; Certification and Awards; Market Research; Architectural and Engineering; Site Plan; and Renderings for Interior Design. Vice Chair Hay asked how placing the Andrews House on the lot would impact the project. Mr. Walton responded that it would depend on the final site plan. He acknowledged that moving the house 10 feet and placing another next to it would affect seating on the right side but stated that the seating could be flipped, and the impact would be minimal. Board Member Turkin thanked the applicant for their interest but stated it was premature to consider the proposal. He expressed concern over the unresolved future of the Andrews House, the proposed $200,000 purchase price, and the request for grant funding. He felt the board needed to make decisions about both houses before moving forward and noted the timing was not right for the discussion. Chair Shelton agreed with Board Member Turkin. Board Member Cruz thanked the applicant and agreed the board was not ready to make Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 a decision. She clarified that the item appeared on the agenda because it was submitted as a public record, and staff is required to present such items. She emphasized that only the board can determine how to proceed and cautioned against blaming staff. Vice Chair Hay agreed the item was premature. Board Member Kelley stated that a previous board had considered a similar purchase and development agreement for the home, which ultimately did not go through. She expressed appreciation for the applicant's interest but opposed selling historic CRA property, citing concerns about losing control over preservation and the potential for demolition if renovations were deemed too costly. She emphasized her continued position against selling the home and supported efforts to renovate and preserve it. She acknowledged the applicant's efforts and encouraged exploring other available properties in the city, but did not support moving forward with a sale of this site. Ms. Rossmell explained that staff and legal are required to bring any submitted Letters of Intent before the board. She stated that if the board wished to suspend this policy for the property in question, a motion would be needed. She also noted that the board must make an election on whether to move forward and is required to take public comment on the item. She offered to provide copies of the policy to board members. Chair Shelton opened public comment. Tom Warnke stated that the applicant should be considered as a possible tenant and acknowledged they might be able to do a great job. Motion: Board Member Turkin moved to suspend the LOI policy on this property moving forward. Board Member Kelley seconded the motion. The motion passed unanimously. Motion: Board Member Kelley moved to reject the presented LOI and take no further action. Board Member Cruz seconded the motion. The motion passed unanimously. B. Consideration of the June and July 2025 CRA Board Meeting Dates Mr. Tack stated that the City Commission had decided to take a legislative break, resulting in the cancellation of the June 17 and July 1 meetings. He noted potential scheduling conflicts with the CRA meetings on June 10 and July 8 and asked the board to review whether those meetings should proceed. Board members agreed to keep the June 10 meeting, acknowledging there was important business to address, including the Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 Andrews House. Board Member Kelley indicated she would be absent but supported moving forward. The board also agreed to keep the July 8 meeting, noting it falls after the Fourth of July break. Mr. Tack reminded the board that agenda preparation and publication would take place the week prior, potentially affecting holiday plans. The board agreed to revisit the July 8 scheduling at the June 10 meeting. Chair Shelton opened public comment. No one came forth to speak. Chair Shelton closed public comment. C. Discussion and Consideration of the Purchase of the Inn at Boynton located at 480 W. Boynton Beach Boulevard Mr. Tack introduced the item and noted that 480 West Boynton Beach Boulevard is a key 2.11-acre site for future redevelopment in the downtown gateway district. Zoned C3 with a mixed-use low future land use (20 units/acre, 45 ft. max height), it is one of the largest available parcels west of Seacrest Boulevard. The asking price is $9.1 million, with a $250.000 deposit, 15-day due diligence. and 45-day closing. A 2025 appraisal valued the property at $8.5 million. Mr. Suraj Dalai, broker, introduced himself and was available for questions. Board Member Turkin stated that he was not opposed to considering the property but felt the $9.1 million asking price was too high. He noted that more due diligence was needed given the property's history and that he could not make a decision at this time. He expressed interest in continuing discussions if more time were allowed to evaluate and potentially negotiate the price. Chair Shelton agreed that the property is overvalued in the current market and called it a longstanding problem site. She noted that stricter code enforcement might pressure the owner to consider a more reasonable price. She added that multiple developers have shown interest but $9 million is not feasible. She emphasized the need for a clear long-term plan before making any decision to purchase. Board Member Cruz agreed with Chair Shelton. Vice Chair Hay called the property an eyesore but saw strong redevelopment potential given its location near 1-95. He suggested options like a hotel or mixed-use project that could benefit Boynton Beach and align with future growth. He supported further exploration but not a decision at this time. Board Member Kelley expressed concern about spending $8.5 to $9 million on the Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 property without a clear vision. She questioned the feasibility of a hotel due to 1-95 noise and felt it would be costly to purchase and demolish just to land bank. She emphasized the property has long been a problem site but could not support the purchase solely to tear it down. She was open to continued discussions but shared strong reservations about the current approach. Board Member Turkin reminded the board that Town Square already has a designated hotel site, and if a hotel were viable, it would have succeeded there. He expressed concern that a hotel at this location would attract low-rated chains and become a nuisance. He opposed apartments near the neighboring single-family homes and emphasized past challenges with the site. He supported the idea of the CRA acquiring the property to control future use but not at the current asking price. Ajit Asrani, owner, stated he was not actively trying to sell the hotel but responded to interest from the CRA. He noted the property was appraised at $8.5 million as a hotel but could be worth more as multifamily housing under the Live Local Act. He recently regained control of the property after a tenant defaulted and is open to selling at a fair price. If the board is not interested, he is prepared to move forward with redevelopment. Chair Shelton opened public comment. No one came forth to speak. Chair Shelton closed public comment. Motion: Board Member Turkin moved to authorize the Acting Executive Director to explore options and bring back information to the Board. Vice Chair Hay seconded the motion. The motion passed unanimously. D. Discussion and Consideration of a Request for Funding for the City View Apartments Located at the SW Corner of Federal Highway and SE 5th Avenue Mr. Tack introduced the item and explained that the project has two financing scenarios but currently proposes 90 units of senior affordable housing across from Pence Park near Fifth Avenue and Federal Highway. He noted that the developers are seeking CRA participation as the source of local funding commitment. Mr. Franciso Rojo and Mr. Justin Gilbert, on behalf of Landmark, presented the following: Experienced Development Team; Autumn Ridge; City Place; City View — Site Plan; City View Estimated Rents and Income Limits; City View Potential Funding Scenarios; and Housing Initiatives with Assistance from Boynton Beach CRA and/or City of Boynton Beach. Board Member Turkin expressed strong support for the project, calling it a critical need Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 for vulnerable seniors. He noted the lack of options for older adults without family support and emphasized the importance of local preference. Though previously hesitant about funding housing under Live Local, he felt this project was unique and urged the board to act quickly. Mr. Rojo clarified that the funding request was for construction, not land acquisition, and that CRA funds would be part of a package that closes alongside other sources. He emphasized this is different from a typical TIF mechanism and compared it to the CRA's prior support for projects like The Banyan. The funds would stay committed long term to the project. Ms. Rossmell stated that no agreement currently exists, so terms could not yet be provided. She said staff could move forward based on the board's direction and would likely return with a range of options. She noted the CRA typically operates on a reimbursement basis, not upfront funding, and emphasized that this request is different from past CRA projects, so no template exists. Board Member Kelley disclosed a previous conversation with Mr. Rojo regarding the project. Board Member Kelley asked if the forgivable loan was essentially a grant. Mr. Rojo confirmed it would become a grant if the project meets its affordability commitments; otherwise, it must be repaid. Board Member Kelley also asked how funding would work across two scenarios. Mr. Rojo explained the CRA could adjust its support based on which scenario is funded, with different loan amounts tied to each. Board Member Turkin disclosed that he had spoken with Mr. Rojo and received some communications regarding the project. Vice Chair Hay asked about the funding amounts. Mr. Rojo replied that for the 90-unit senior housing project (ages 62+), the CRA contribution would be $4.35 million under the 4% tax credit scenario with county funding. If funded through the state's 9% credit program, the CRA contribution would be reduced to $2.4 million. He noted both scenarios have similar overall project costs, but less equity is available under the 4% option, requiring more local support. Board Member Cruz expressed strong support for affordable senior housing and agreed with the comments made by other board members. She emphasized the importance of moving forward in a proper and legally sound manner and requested further exploration with legal to ensure everything is done correctly. Draft Meeting Minutes CRA Board Meeting Boynton Beach, FL May 13, 2025 Mr. Rojo confirmed that reimbursement was acceptable and clarified that it means the developer pays for construction first, then submits for reimbursement from the CRA. He and staff also clarified that while past CRA funds were not repaid, they were still disbursed on a reimbursement basis, not upfront. Regarding the county funding timeline, Mr. Rojo said the RFP is expected in early June with a likely deadline in early July, making the June 10 CRA meeting critical. When asked about flexibility in the requested funding amount, he said the $2.4 million under the 9% credit scenario is consistent with market norms. While the $4.35 million under the 4% scenario is higher due to lower equity, he expressed willingness to revisit the amount with staff. He disclosed a prior virtual meeting with a board member and noted that the county- based 4% funding path appears to be the most promising. By consensus, the board authorized staff and legal to negotiate and return on June 10 with options. CRA Projects in Progress E. MLK Entry Feature Project Update F. Heart of Boynton Shops Project Update G. CRA Economic & Business Development Grant Program Update H. Social Media & Print Marketing Update I. Rock the Plaza at Ocean Palm Plaza Recap J. Neighborhood Officer Program 2nd Quarter Report for FY 2024-2025 (January 2025 - March 2025) 15. Future Agenda Items 16. Adjournment There being no further business to discuss, the meeting was adjourned at 11 :00 P.M. ,c2(tX,r: Tammy one, CMC-) Deputy City Clerk