Loading...
Minutes 02-10-26 Boynton Beach Community Redevelopment Agency Monthly Board Meeting Tuesday, February 10, 2026 - 6:00 PM City Hall Chambers, 100 E. Ocean Avenue and Online Meeting Present: Chair Rebecca Shelton Chris Brown, CRA Executive Director Vice Chair Woodrow Hay Tim Tack, Assistant Director Board Member Aimee Kelley Kathryn Rossmell, Board Counsel Board Member Thomas Turkin Tammy Stanzione, Deputy City Clerk Board Member Angela Cruz 1. Call to Order Chair Shelton called the meeting to order at 6:24 P.M. 2. Invocation The Invocation was given by Board Member Hay. 3. Pledge of Allegiance Board Member Cruz led the Pledge of Allegiance to the Flag. 111. 4. Roll Call Ms. Tammy Stanzione, City Clerk, called the roll. A quorum was present. 5. Agenda Approval A. Additions, Deletions, Corrections to the Agenda B. Adoption of Agenda Vice Chair Hay moved to move Item 14A, Heart of Boynton Shops Project Update, to follow Public Comment and be heard prior to the Consent Agenda. Board Member Kelley requested that two topics be added as future agenda items for the upcoming joint CRA/City Commission meeting, including expansion of the Circuit route and discussion regarding Business Development Marketing events. Board Member Turkin requested discussion regarding the parking ordinance and proposed adding a residential aesthetics grant program within the CRA district as Item 15D. Motion: Board Member Turkin moved to approve the Agenda, as amended. Vice Chair Hay seconded the motion. The motion passed unanimously. CRA Board Meeting Boynton Beach, FL February 10, 2026 6. Legal Ms. Rossmell requested to add an item to the agenda regarding Ocean One. Motion: Board Member Turkin moved to approve the Agenda again, as amended. Board Member Cruz seconded the motion. The motion passed unanimously. Ms. Christina Bilenki, on behalf of the applicant, presented the Ocean One lender consent request and explained that the consent would allow the lender to assign its interest but would not waive all CRA rights. Ms. Rossmell further explained that the proposed acknowledgement would allow the lender to step into the TIRFA agreement if it became the property owner and outlined that the Board could either pre-consent to further assignment or require the lender to return to the CRA Board for approval. She stated that the Board could not unreasonably withhold consent but could retain oversight if preferred. Board Member Turkin stated that he was comfortable allowing the lender to take over the agreement if it became the owner but did not support streamlining broader assignment without returning to the CRA Board. He emphasized that oversight was important. He preferred requiring the lender to come back to the Board. Mr. Matthew Scott, representing the lender, stated that assignment language was typical and that any successor would remain bound by the same obligations. He indicated that the lender was willing to modify the language to address Board concerns. Mr. Scott concluded that the goal was to move the project forward. Ms. Rossmell suggested limiting assignment to wholly owned and controlled subsidiaries of the lender. She stated that this would protect the CRA while allowing flexibility. Motion: Board Member Turkin moved to approve the acknowledgment subject to legal review. Vice Chair Hay seconded the motion. The motion passed unanimously. 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 Turkin disclosed that he spoke with Mr. Cunningham regarding Item 14D. Board Member Cruz disclosed that she also spoke with Mr. Cunningham regarding Item 14D. • 2 CRA Board Meeting Boynton Beach, FL February 10, 2026 8. Information Only A. Circuit Transit Inc. 7th Quarterly Report for Service Dated October 1, 2025 December 31, 2025 B. Neighborhood Officer Program 1st Quarter Report for FY 2025-2026 C. CRA Economic & Business Development Grant Program Update D. Social Media & Print Marketing Update E. Social Media Outreach Program 1st Quarter Report for FY 2025-2026 (October 2025 - December 2025) F. Bond Funding for Property Acquisition Board Member Kelley requested an update on Item 8A. Mr. Jason Bagley of Circuit Transit, joined online, and provided a quarterly update and stated that the Circuit app had been updated to improve rider experience. He noted that ridership patterns were being reviewed and suggested that adding a 9:00 AM weekday route for a one- to two-month pilot could improve service efficiency. Mr. Bagley concluded by stating that Circuit remained responsive to Board feedback. Board Member Kelley requested an update on early morning ridership and inquired whether service beginning at 10:00 AM was sufficient. She stated that expanding to 9:00 AM could improve accessibility. Board Member Kelley concluded by stating that data should guide decisions. Board Member Cruz left the dais at 6:40 PM and returned at 6:49 PM. Board Member Turkin left the dais at 6:46 PM and returned at 6:49 PM. Assistant Director Tack noted that staff had a presentation on Item 8F. CRA Executive Director Brown presented a long-range acquisition strategy and stated that the CRA must increase TIF revenue by purchasing and controlling key properties, particularly along Boynton Beach Boulevard, the MLK/Ninth Avenue corridor, Ocean Avenue, Federal Highway, and additional Intracoastal sites. He emphasized that focus and land control were critical to shaping redevelopment and addressing potential Live Local impacts. CRA Executive Director Brown concluded that bond funding or other financial tools may be necessary to implement the strategy. Chair Shelton stated that she appreciated that the presentation addressed the entire CRA district and agreed that prioritization was needed. She concluded that a workshop would allow for deeper discussion. Board Member Turkin stated that land acquisition was essential to maintaining control over redevelopment and expressed support for reviewing funding options, provided that full financial analysis was included. He agreed a workshop was appropriate. 3 CRA Board Meeting Boynton Beach, FL February 10, 2026 Board Member Kelley stated that she supported holding a workshop and emphasized that prioritization would be essential. She noted that parcels along Boynton Beach Boulevard included both commercial and multifamily zoning and expressed concern that Live Local could still apply. She said that the Board must focus on key corridors, particularly Boynton Beach Boulevard as a primary entry point, and determine what it wants to see developed before losing control. Board Member Cruz stated that Live Local applies only to commercially zoned properties and clarified that not all parcels presented were subject to that risk. She emphasized that transparency and accuracy were important in the discussion. Board Member Cruz emphasized she wanted to see clear long-term financial planning outlining how the proposed funding would be repaid alongside existing TIF obligations. She said that the CRA must proceed responsibly and avoid reducing land value or future revenue without clear return. Board Member Cruz stated that a full financial analysis was necessary before moving forward. Vice Chair Hay stated that while the ideas were ambitious, long-term financial planning and zoning clarity were important. He agreed that additional discussion was needed. There was consensus to schedule a workshop to review funding options, financial projections, and acquisition priorities. 9. Announcements and Awards There were none. 10. Public Comments Chair Shelton opened Public Comments. Susan Oyer expressed concern that too many restaurants were being proposed near Oyer Park and questioned how parking demand would be accommodated. She stated that mangroves must be protected and emphasized that development should not harm natural resources. Mack McCray stated that a workshop regarding parking was needed and reminded the Board that a downtown parking garage had previously been promised. He expressed that citizens expected follow-through. Mark Karageorge suggested that the marina could be expanded in a cost-effective manner and that it could become one of the finest marinas in South Florida if properly planned. Chair Shelton closed Public Comments. 4 CRA Board Meeting Boynton Beach, FL February 10, 2026 11. Consent Agenda A. CRA Financial Report Period Ending December 31, 2025 B. CRA Financial Report Period Ending January 31, 2026 C. Approval of the CRA Board Meeting Minutes for December 9, 2025 D. Approval of the Joint CRA Board/City of Boynton Beach Meeting Minutes for January 8, 2026 E. Approval of the CRA Board Meeting Minutes for January 8, 2026 F. Approval of the Renewal Letter to Amendment No. 1 to the Agreement for On- Demand Transportation Service with Circuit Transit Inc. G. Approval of the Renewal Letter to the First Amendment to the Interlocal Agreement (ILA) between the CRA and the City of Boynton Beach regarding Contract with Circuit Transit Inc. for the CRA Pilot Ride Share Program H. Approval of Waiver to the Purchase and Development Agreement with Pulte Home Company, LLC for the Cottage District Infill Housing Redevelopment Project I. Approval of the Commercial Property Improvement Grant Program in the Amount of $25,000 to A&A Investments located at 332 W. Boynton Beach Boulevard J. Approval of the Commercial Rent Reimbursement Grant Program in the Amount of $19,200 to Second Rodeo Hospitality LLC d/b/a Second Rodeo located in Ocean Plaza at 640 E. Ocean Avenue, Unit 5-6 K. Approval of the Commercial Rent Reimbursement Grant Program in the Amount of $18,806.28 to Hope Pool and Spa LLC located at 1220 W. Industrial Avenue, Unit 5 L. Approval of Increase in Design Fees for the Commercial Property Improvement Grant Program in the Amount of $137.50 to Xpedited Health LLC located in the Heart of Boynton Shops at 137 NE 10th Avenue, Unit 102 M. Approval of the Increase in Design Fees and Waiver for the Proof of Payment Date for the Commercial Property Improvement Grant Program in the Amount of$2,806 to Forward Leaders Group, LLC d/b/a Big John's To-Go located in Heart of Boynton Shops at 137 NE 10th Avenue, Unit 105 N. Approval of the Commercial Business Marketing Grant Program in the amount of $2,500 to Shiny Touch Nails located in Ocean Palm Plaza at 1550 N. Federal Highway, #15, Boynton Beach, FL 33435 Motion: Board Member Turkin moved to approve the Consent Agenda. Vice Chair Hay seconded the motion. The motion passed unanimously. 12. Pulled Consent Agenda Items 5 CRA Board Meeting Boynton Beach, FL February 10, 2026 13. CRA Advisory Board A. Pending Assignments - Assignments from the CRA Board Assigned at the February 13, 2024, and the January 14, 2025, CRA Monthly Board Meetings B. Reports on Pending Assignments CRA Executive Director Brown stated that there was a current vacancy on the CRA Advisory Board and that staff would begin outreach to fill the position. He noted that the Advisory Board would play an important role as redevelopment discussions continued. CRA Assistant Director Tack stated that the CRA Advisory Board discussed the Heisman Trophy item and that the matter would return for continued discussion at its February meeting. He noted that staff anticipated bringing the item back before the CRA Board in March following further review. 14. Old Business Item 14A was heard immediately following Public Comments. A. Heart of Boynton Shops Project Update Vice Chair Hay stated that while the Board often discusses vision and long-range strategy, it must remain committed to a consistent master plan rather than changing direction with each new commission. He emphasized that too many strong ideas have been placed on the shelf before completion and that upcoming workshops should solidify a clear path forward. He noted that consistency in execution was just as important as vision. Vice Chair Hay then addressed the Heart of Boynton project and expressed frustration regarding delays and unmet timelines. He stated that the MLK corridor had remained vacant for too long and that the CRA had made a significant investment in the project. He shared that he convened a meeting with the developer and staff and indicated that expectations had been made clear moving forward. Chair Shelton stated that she had requested the developer's attendance at prior meetings and expressed concern that the principal had not appeared. She described the absence as unacceptable and emphasized that direct engagement was necessary given the level of public investment. Ms. Bonnie Nicklien, Grants and Projects Manager, reported that increased on-site supervision had accelerated construction progress over the past two months. She stated that Units 108 and 106 were nearing completion with final walkthroughs scheduled, and that substantial work had advanced on Units 105 and 103. She added that Unit 102 had executed a lease and that staff had received commitment that supervision would remain in place until the project was complete. 6 CRA Board Meeting Boynton Beach, FL February 10, 2026 Board Member Turkin stated that the CRA and City had invested approximately $8 million in the project and expressed that leadership presence was expected in return. He emphasized that partnership required accountability and that the City deserved direct participation from the developer. Board Member Kelley stated that while she appreciated the visible progress, tenants had been waiting nearly a year to occupy their spaces. She noted that the delay was unacceptable and expressed that she expected Certificates of Occupancy and ribbon cuttings in the near term, with another update provided at the next meeting. Item 14B was heard immediately following Item 13A. B. Continued Discussion and Consideration of Marina Waitlist Policy and Forms Ms. Theresa Utterback, Development Services Manager, noted revisions to the Marina Waitlist Policy from the previous CRA meeting were incorporated. Motion: Board Member Turkin moved to approve Item 14B. Board Member Kelley seconded the motion. The motion passed unanimously. C. Discussion and Consideration of Direction and Assignments for CRA Advisory Board Board Member Turkin recommended that the CRA Advisory Board should review the recent long-range strategy presentation and assist in prioritizing acquisition areas. He expressed that the Advisory Board could provide focused recommendations that align with redevelopment objectives. Board Member Kelley agreed and added that the Advisory Board should review financial projections and budget considerations to better understand long-term commitments. She noted that structured guidance would strengthen its role. There was consensus to provide direction to the CRA Advisory Board to review redevelopment strategy and financial priorities. Ms. Rossmell recommended Items 14 D, 14E, and 15A be discussed together. D. Continued Discussion and Approval of the Purchase of the 13 Parcel Assemblage located at 444 W. Boynton Beach Boulevard CRA Executive Director Brown presented the proposed assemblage and stated that consolidating the parcels would strengthen redevelopment leverage and increase future TIF generation. He explained that controlling contiguous property along the corridor would ILallow the CRA to shape outcomes rather than react to outside proposals. 7 CRA Board Meeting Boynton Beach, FL February 10, 2026 Board Member Turkin stated that inclusion of 457 NW 1st Avenue addressed his prior hesitation and expressed appreciation to staff and the broker for securing the parcel. He noted that contiguous ownership created a realistic redevelopment opportunity and flexibility for future projects following resident feedback. Board Member Turkin stated that, with that addition, he was comfortable moving forward with the assemblage. Chair Shelton passed the gavel to Vice Chair Hay. Motion: Chair Shelton moved to approve the purchase of an assemblage located at 444 W. Boynton Beach Boulevard, subject to final legal review. Board Member Kelley seconded the motion. The motion passed unanimously. E. Continued Discussion and Consideration of Budget Reallocation for the Purchase of the 13 Parcel Assemblage located at 444 W. Boynton Beach Boulevard Ms. Jobara Jenkins, Accounting & Finance Manager, presented the proposed budget amendment and stated that $2.5 million would be reallocated from the Parking Garage line item to the Property Acquisition line. Ms. Rossmell clarified that the reallocation would allow funding for the 13-parcel (11. assemblage previously approved by the Board. Motion: Board Member Turkin moved to approve the budget reallocation in the amount of $2,500,000. Vice Chair Hay seconded the motion. The motion passed unanimously. 15. New Business A. Discussion and Approval of the Purchase of Property located at 457 NW 1st Avenue CRA Executive Director Brown presented the proposed purchase and stated that acquiring the parcel would expand redevelopment control within the corridor. He noted that timing was strategic and aligned with the broader acquisition plan. Motion: Board Member Kelley moved to approve the purchase of 457 NW 1st Avenue. Vice Chair Hay seconded the motion. The motion passed unanimously. B. Discussion and Consideration of Community Input Survey for 480 W. Boynton Beach Blvd. and Surrounding Properties • 8 CRA Board Meeting Boynton Beach, FL February 10, 2026 Ms. Mercedes Coppin, Business Development Manager, presented the proposed community input survey and stated that outreach would include door hangers, digital distribution, and utility bill inserts. She explained that feedback would help guide redevelopment direction for the site. Board Member Turkin stated that references to building height should be reconsidered and emphasized that messaging must remain balanced and neighborhood sensitive. Board Member Cruz agreed that certain language should be modified. Vice Chair Hay expressed that transparency regarding development scenarios was important and stated that removing language could limit clarity. Motion: Board Member Cruz moved to approve. Board Member Kelley seconded the motion. Board Member Cruz withdrew her motion. Motion: Board Member Cruz moved to approve, with the removal of language about 8 stories on the survey. Board Member Kelley seconded the motion. The motion passed 3-2 with Vice ILChair Hay and Board Member Turkin voting in opposition. C. Discussion and Consideration of FY 2025-2026 Business Development Promotions Ms. Rossmell stated that the item was a housekeeping review of CRA business activation events and provided the Board an opportunity to determine which budgeted events should continue. She noted that staff had reviewed statutory compliance as some events had changed in size and scope and requested direction on existing and future business activations. Board Member Kelley stated that promotional efforts should be coordinated with the City and discussed at the upcoming joint meeting. She expressed that alignment would strengthen branding and avoid confusion. Board Member Turkin stated that event effectiveness should be evaluated to ensure alignment with redevelopment priorities. He expressed that certain events may warrant reconsideration. Ms. Rossmell stated that business promotion expenditures must align with statutory redevelopment purposes. Ms. Rossmell reviewed each CRA event category and explained that the item allowed the Board to reassess budgeted business activation events in light of statutory 9 CRA Board Meeting Boynton Beach, FL February 10, 2026 considerations. She noted that the Spring Market and Night Market had expanded beyond the CRA footprint and therefore carried higher risk, while Rock the Plaza and Rock the Marina remained more directly tied to CRA business support. Ms. Rossmell clarified that permanent lighting improvements were expressly permitted under statute and stated that certain events could transition to the City if directed. Chair Shelton recommended reviewing the events individually and expressed support for transferring the Holiday Boat Parade to the City. She stated that Snapshots with Santa functioned more as a holiday gathering than a targeted business activation. Chair Shelton emphasized minimizing statutory exposure moving forward and eliminate the Night Market and Spring Market. Board Member Cruz stated that the Night Market and Spring Market had generated strong community engagement and positive business feedback and advocated for keeping the Night Market. Board Member Kelley expressed concern about eliminating successful events without a coordinated discussion with the City. She reiterated her preference for a joint meeting before final decisions were made. Board Member Turkin stated that legislative scrutiny of CRAs required a cautious approach. He emphasized that events extending beyond the CRA footprint could increase exposure and stated that conservative budgeting would better protect redevelopment efforts. Board Member Turkin supported pausing higher-risk events pending further discussion. Motion: Board Member Turkin moved to postpone for discussion the Spring Market. Board Member Hay seconded the motion. The motion passed unanimously. The Board also expressed consensus to proceed with the April Rock the Plaza event and revisit remaining dates after reviewing attendance data. Staff was directed to prepare for a joint meeting discussion regarding the remaining events. Staff will not move forward with planning the Spring Market for this year. Item 15D was added at the request of Board Member Turkin. D. Parking Discussion Board Member Turkin introduced discussion regarding parking concerns and stated that the conversation had expanded into exploring a property improvement grant program. He explained that residents had requested assistance with driveways, landscaping, and exterior enhancements and stated that such a program could create lasting visual impact within the CRA district. 4111. 10 CRA Board Meeting Boynton Beach, FL February 10, 2026 Ms. Rossmell stated that staff had begun coordinating with City code enforcement on a potential remediation-style program. She noted that driveway and landscape improvements were under consideration and that a framework would be presented in April, with flexibility to expand the scope if directed. Board Member Kelley requested that staff include projected budget amounts, funding caps per property, and data from prior improvement programs before implementation. Ms. Rossmell confirmed that staff would return with a coordinated proposal for Board review. 16. Future Agenda Items A. Discussion and Consideration of the Invitation to Negotiate for the Development of Affordable/Workforce Infill Housing Presentations 17. Adjournment Motion: Board Member Cruz moved to Adjourn. Vice Chair Hay seconded the motion. The motion passed unanimously. L There being no further business to discuss, the meeting was adjourned at 8:51 P.M. - d' _air; Tammy Stanzione, C Deputy City Clerk • 11 k