Minutes 12-21-05
COMMUNITY REDEVELOPMENT ADVISORY BOARD WORKSHOP
HELD AT THE BOYNTON BEACH CHAMBER OF COMMERCE, FIRST
FINANCIAL PLAZA, SUITE 108, BOYNTON BEACH, FLORIDA
WEDNESDAY, DECEMBER 21, 2005 AT 8:00 A.M.
Present:
Jeanne Heavilin, Chair
Steve Myott
James Barretta
Marie Horenburger
Lisa Bright, CRA Interim Director
Absent:
Alexander DeMarco
Don Fenton
Henderson Tillman
1. Call to Order
Meeting called to order at 8:15 A.M.
2. Roll Call
The Secretary Called the Roll with the above members noted as present
3. The Chesapeake Group
Lisa Bright, CRA Interim Director opened the workshop and welcomed members
and the public to the meeting. She stated the CRA structured the workshop to
have various interests and interested parties from throughout the community
represented, to assist and receive answers with development, and discuss retail
challenges. The CRA did not have consensus about what the CRA wanted. The
purpose of the workshop was to discuss four arteries within the City of Boynton
Beach. Those four arteries are: Boynton Beach Boulevard., Ocean Avenue,
Martin Luther King (MLK) and Woolbright. Once a consensus is reached, the
information will be provided to the City Commission.
After further introduction of the individuals assembled, Ms. Vivian Brooks, CRA
Planning Director gave an overview. Retail development was originally slated to
be on Federal Highway, Boynton Beach Boulevard, MLK and Ocean Avenue, but
the CRA is starting to recognize that there might be repercussions and too much
retail and/or the retail would be too spread out. Mr. Cohen of the Chesapeake
Group was hired to study the issue and provide analysis for what kind of retail
should be used and how to achieve those goals. To this point, there has not
been true consensus as to how this will happen and they are looking for input on
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how to accomplish the goal. Some development has occurred. Ocean Avenue
got a streetscape and then things stopped. There are other components needed
to make this happen and they will examine those issues. The CRA is interested
in knowing what the citizens want to see in their downtown areas and what they
can add to attract people from all over.
Mr. Stanley Cohen reviewed some of the issues as follows:
Do you want retail to be a major component of the CRA irrespective of where it
will be located and noted the activity is what draws the people. Conceptually it
needs to be determined whether there should be an activity and if so, what level
of activity is desired. It was noted that we are not Delray Beach. The difference
between our area and Delray Beach is the strength and the amount of
investment that occurs on Congress Ave. Mr. Cohen noted the CRA is not
centrally located and to the east there is very little housing which places the
Heart of Boynton (HOB) plan at a competitive disadvantage because it will
compete with Congress. Mr. Cohen emphasized the goal should be not to
compete, but do something different. Physical Design issues were reviewed.
Mixed-use activity has never been clearly defined. There are different opinions
about what mixed use is and are the uses compatible. There are two proposals
for the Heart of Boynton Beach. One is preservation of a community and the
other is redevelopment. There can be spot development (in-fill), but there is a
point where if lots of activity is there or wanted, then what already exists needs to
be erased. The City has one plan and the CRA has another plan.
Mr. Cohen explained when the quality analysis was completed, it was done in a
realistic manner. They looked at what development is likely to occur. He noted
that unless more housing is added, retail is not viable. He noted things are
moving forward but at a slower pace and presently Boynton Beach is priced right.
The CRA area is likely to have substantial opportunity to add housing. Office
provides retail business because of the people who are there working during the
day and need to be serviced. The design must be different; and architecturally, it
must be quality design with the designs integrated to the surrounding area.
There will be restaurant activity but that needs to be planned or it will not happen.
Mr. Cohen recommended discussing the issue now and asked if substantial
housing in the CRA area was wanted.
Mr. Cohen asked the individuals present for their comments. The following major
comments were received:
Mr. Myott stated there are many residential units planned and he agreed with the
consultant that we should not compete with Congress Ave. He indicated the
CRA development would be on a smaller scale. His preference and vision would
be that the retail and activities would be focused around the larger developments
and not be spread out. He favored creating a real architectural space and
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destination at one or more locations, which would be convenient for residents of
certain areas to shop and be serviced. Retail development should be based on
housing nodes. Mr. Myott thought it was necessary to define what types of
services we can support and what type of residents we want to attract to create
our niche. Mr. Myott was surprised that the City did not have real hard numbers
as it pertains to optimum number of residents, for efficiency of City government,
infrastructure level of service, etc.
Jeanne Heavilin thought we should determine retail and then support residential.
Her vision was a very pedestrian oriented one, walking around with boutiques,
specialty shops and neighborhood services. Her vision of Seacrest Boulevard
was seen as office.
Chris Francois shared she was a long time resident and always thought of Ocean
Avenue as the corridor but it appears it does not extend to Woolbright as the
core. She expressed a mixture is needed and also emphasized a pedestrian
friendly environment in a more laid-back manner as opposed to Congress would
be good. She indicated a higher density to support businesses is needed and
growth should be more arts oriented. She suggested making a list of assets.
Margie Adelsperger reported she was involved in the redevelopment of Delray
Beach and Boynton Beach has a lot of potential. In Delray Beach, there was an
arts component already in place but sixty percent of Atlantic Avenue was vacant.
They went after the four and five star restaurants and worked down. She noted
bar development is a quick way to develop, but it does not support retail
development. They went to Church Street Station and studied a lot of other cities
in terms of redevelopment. They developed cluster study software. She noted
you could do a lot to promote an area even without completion. Communication
is important with the community and involved a lot of meet and greets taking
place. She recommended working on a promotional plan now and advised there
will be growing pains.
Mr. Buck, INCA Past President doesn't want retail strip centers. He requested
that as you get closer to downtown, whatever development along Federal
Highway is developed, that it be done to protect the existing residential
neighborhood. He requested height restrictions of no higher than 35 feet be
adhered to. He noted, attractions downtown are potentially advantageous;
additionally there are educational and historical sites in place.
Quintas Greene stated he views Congress as the central business district for
Boynton Beach and agreed with focusing on nodes. Their vision has been to
develop particular development at particular nodes. He agreed retail
development follows rooftop development and we should focus first on the
rooftop, then retail. Mr. Greene noted there is only one adopted plan for the
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HOB. He also noted major redevelopment that would erase existing retail
communities would not be good.
Hannah Matras noted density cannot exceed four units per acre due to
Department of Community Affairs (DCA) restrictions caused by the hurricanes.
She indicated we need to know how many units will be year round units. People
coming downtown to new units have a different socio-economic profile and will
most likely have higher economic profiles. She recommended developing niche
retail. She spoke of the Hollywood downtown area, which was created out of
nothing. Ms. Matras indicated there is a much lower income community in
Hollywood and the turnover rate was high, but it was created. She noted people
are coming from all different areas to go there, and it can be created.
Mr. Cohen explained thousands of people are needed to support retail
development. There are calculations for determining thresholds within a certain
radius needed to support retail. Building just a few residential developments
would not necessarily support retail development.
Arleen Dennison indicated she has not yet seen the City identify how it wants to
be known. She indicated there have been several tagline studies conducted.
Ms. Dennison stated art attracts people. She would like to see a few nodes
where art would be appropriate.
The Children's Museum attracts people all the way from Miami. It is important to
know who is going to live in the area and an image should be created who we
want to be there. There are some issues with children needing a place to go.
Tourists are being tapped but an image needs to be developed.
There was discussion about the types of retailers there are, national and local,
and how to attract and retail them. There are only so many local retailers to go
around.
Marie Horenburger indicated the City should remember there is the element of
wealth from Palm Beach County that we can draw from. Scripps wants to come
to Jupiter, and retail development in Palm Beach will be successful in the longer
term. She felt massing the retail in core nodes would be good. She noted the
City of Boynton Beach adopted the City by the Sea as a motto. She indicated
she did not see downtown as supporting all retail. Congress Avenue has
become Boynton's downtown by default, and she suggested it might be
beneficial to think of an alternative or activity center. She expressed concern, in
reference to Savage Creatures, that the state would not allow the City to build
certain things. She indicated it is incumbent on the Board to think about an
activity center.
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Jim Williams advised attracting people to the area and working is the key. It is
important for people have the opportunity to work in the same area, have public
spaces, culture and parks nearby.
Price Elam agreed with the previous comments made. He added building
residential units would help create the development of retail, but it is almost like
the chicken and the egg. He suggested creating a long-term plan and having an
interim plan to help attract people to the area. He recommended something in
the core area around Banana Boat and by the time the core area is developed,
mass transit win be available, and the Florida East Coast Railroad (FEC) will be
online. He questioned where the mass transit nodes were going to be.
Mr. Buck indicated the CRA philosophy of offering incentives to stay in business
is great and thought a plan to develop attractions, and focus on large, stand
alone operations is needed.
Ms. Bright indicated Savage Creatures would be going to workshop to determine
its viability. She added the development of the old High School as a big cultural
artery, that will start from Seacrest and go forward is a big thing. She further
commented they are trying to start the vision. They need a marketing brochure
and confirmation on where are they going to focus.
Quintas Green observed there is a Z traffic pattern. The core of the area is the
middle leg of the Z and should be the starting point. There was further discussion
on density and the plan for future growth. Boynton Beach has 3.4% percent of
the office market in Palm Beach County, but nationally, urban infill projects are
successfully attracting up to 25% of office. It was suggested looking at some of
the excess spending powers within a one-mile radius of Martin Luther King
(MLK), in order to capture that.
Mr. Cohen went through the geographic areas and spoke about the Z traffic
patterns. He requested conceptual input for the nodes.
Vivian Brooks clarified the code presently calls for mixed use in each
development area but most of the development is driven by retail. She noted a
true downtown will have a three-minute walk and a pedestrian will walk that as
long as the walk is visual, continuous and uninterrupted. She stated the codes
could be redefined today.
Mr. Cohen emphasized the CRA areas must be clearly defined as far as mixed
use and their conceptual development clearly articulated. He asked if the CRA
wanted to see activity along the street of the Z pattern and if it was covered
space.
Mr. Barretta arrived at 9:36 a.m.
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The Ocean Avenue CRA node was discussed. There was consensus there was
a need for density east of the railroad in a very tight area with a height restriction
of 35 to 45 feet and that the CRA wants active first floor space on both sides of
the railroad tracks. It was noted there are already high-rise buildings in that area
and it was articulated there would not be a continual high-rise wall. There was
discussion on transportation and it was noted the railroad might become a key
part of transportation in five to ten years. Freight business continues to grow,
and there is transportation and government already in the area. There was
consensus as you go west of the railroad tracks, the height restrictions will need
to come down and from a design standpoint, need to be carefully interfaced.
The INCA area was discussed. Ms. Brooks explained they are proposing to take
out the mixed use and preserve the residential character. There was consensus,
from a land use and not a zoning standpoint, for the new proposal to preserve
the INCA area as residential and the area east of Federal Highway. It was duly
noted by Ms. Horenburger that, zoning wise, she was inclined not to support to
preserve the INCA area as residential due to concerns that the action could be
considered a downzone. There was consensus they did not want to create a
narrow retail strip activity and they would provide incentives to develop the other
side of Federal Highway with those uses being compatible with the residential
development along Federal Highway.
Mr. Cohen explained they are not creating a complete plan. They need to
develop nodes in certain areas with two nodes identified so far. The HOB is in
place. He asked if the CRA wanted to reaffirm their support for the current HOB
Plan, and preserve, in general, the cultural, historical and residential aspects of it,
exclusive of MLK.
Chair Heavilin stated the CRA has reaffirmed the HOB plan.
Mr. Cohen spoke about the MLK corridor, which is in close proximity to
Congress. He explained if retail does go along MLK, in his professional opinion
only, the businesses, which would be neighborhood based community services,
would not be competitive with Congress and would not be likely to break even or
provide a return on investment. If this concept is accepted, there are two
directions, either no retail along MLK or incentives that would subsidize the
existing retail to operate below market.
Marie Horenburger stated she could not support a plan without a cost analysis.
There was discussion on how to create stability in that area and the need to find
out the costs associated with alternatives for MLK. Mr. Barretta explained there
is division on this area. One plan calls for preservation and the other looks at
retail.
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Ms. Bright elaborated staff was looking for consensus from the Board about what
their vision was for MLK and Mr. Cohen would come back within 30 days with the
type of results the Board is asking. The question was whether to stay with the
current HOB plan and when the feasibility study is complete, new decisions can
be made based on the data.
Mr. Barretta commented they should have all the data ahead of time, this way if
the feasibility study comes back and the information on the option the CRA
prefers proves too expensive, the CRA won't know the feasibility of the other
option. There was discussion that it would be very difficult to make a
determination without the data. There was no consensus reached on this node.
Mr. Cohen will look at both options and bring back the information. It was noted
the retail area is a very small area in the neighborhood.
The Woolbright and Federal node area was discussed. Ms. Brooks announced
there is a lumber store in process of going in who just finished with their public
notice requirements. Mr. Cohen asked if this area is an area where they want
pedestrian oriented areas, with active first floor retail, mixed use with some retail
and office areas. There was consensus there was. Ms. Bright also announced
there are some gas stations going in, which will require some code changes.
There was consensus that the gas stations would be urban style. It was noted
with proper design guidelines and standards, a gasoline station could be
incorporated into the overall development of the area. Ms. Bright indicated there
is a time element involved with DCA.
Ms. Brooks discussed the inbetween areas. Linear stripping out of retail in-
between the nodes was one issue to be decided. Mr. Cohen reminded the Board
they are talking about massive retail or potentially large-scale retail at the various
nodal areas. He asked the Board for confirmation that development of the retail
areas inbetween would be a matter of right. There was discussion about
allowing some flexibility for the inbetween areas and the development should be
market driven and not forced. The zoning in the node areas should be mixed use
and allowed but not required. Ms. Brooks explained nodes two, three and four
gives the developer some flexibility and design guidelines still apply.
There was no other business and the workshop adjourned by consensus at
10:38a.m.
Respectfully submitted,
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