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Minutes 08-04-16 TOWN HALL MEETING HELD ON THURSDAY, AUGUST 4, 2016, AT 6:30 P.M. IN THE LIBRARY PROGRAM ROOM, CITY LIBRARY, 208. S. SEACREST BOULEVARD, BOYNTON BEACH, FLORIDA Commissioner Romelus opened the meeting at 6:32 p.m. and thanked all for attending. She explained the purpose of the meeting was to ensure there is truth about the project as there are many rumors and misconceptions circulating. She wanted to ensure all issues were laid out and she endorsed transparency. She asked the developer to be truthful about all aspects of the project so the City Commissioners can make their decisions and clearly understand what is being presented. The objective is to listen and she requested all parties respect one another. She sought to create a unified vision for the future of the City as there is a wave of development proposed for the area. The meeting will be an open, respectful dialogue. If decorum is not maintained she will ask the individual to leave. Commissioner Romelus explained her dilemma is her constituency is on two different ends of the spectrum. She acknowledged all want their voices heard and some want a different environment in Boynton Beach. As she makes her decision with Boynton's future, she wants to hear what citizens want to see for the future. She pointed out there was an issue raised because the Town Hall meeting was being held at the same time as the CRA Advisory Board; however, the CRA Advisory Board had met on July 21 and had already discussed and voted on the CRA Consolidated Plan. They made their decision on what they want, so there is no conflict in content compared to the Town Hall meeting and the ongoing CRA Advisory Board Meeting. The CRA Advisory Board was discussing the budget at City Hall. She thought this meeting needed to be held prior to the next CRA Board meeting on August 9th. Commissioner Romelus explained Isram Realty represents Riverwalk Development and they will explain their proposal for the site located at Woolbright Road and Federal Highway. They are present to answer questions. Public comment will take place after the presentation and each speaker will be given a maximum of five minutes. The meeting is being recorded and all comments will be part of the public record. With truth and transparency, the Commission can make the best and most informed decision for this project and the future of Boynton Beach. Steve Wheery, Legal Counsel for Isram Realty explained they were pleased to be present and share the details of the plan and to answer questions. Senior level executives and members of the design team were present he introduced them as follows: Shaul Rikman, Chairman; the Executive Vice Chairman, Matie Rikman; Chief Executive Officer, Sean Gotbell; the CIO; and Baruch Cohen, the Chief Operating Officer all of Isram Realty He introduced Natalie Bailey of FSMY Architects and Planners; Brian Kelley, Traffic and Civil Engineer with Simons and White, and Michael Weiner, co- counsel. Mr. Wheery noted Jiro Yatex, FSMY Architects was out of town. Meeting Minutes Riverwalk Town Hall Boynton Beach, Florida August 4, 2016 Mr. Wheery explained the project is an opportunity for redevelopment at the Woolbright and Federal Highway intersection. Despite their differences, the common goal is a better future for Boynton Beach and a general betterment in the built structure and environment. They may have differences as to the form, but the goal is the same. Natalie Bailey, Sr. project manager, reviewed an aerial of the site and clarified the back part of the aerial was not part of the development, nor was Prime Catch. An animation of the project from the ground level was viewed. Two plazas would flank retail space. The retail space comprised about 4,600 square feet. From the street perspective, the building is setback from Federal Highway over 350 feet. Currently, Walgreens does not face Federal Highway and the City wanted retail on Federal. Walgreens would remain. They would cover the existing drive - through and proposed the area for a window display with public art. The main access to the site had pedestrian connectivity between Walgreens and bollards, shade structures and landscaping between the project and the Walgreens parking lot would be installed. They would create a round -about at a main entryway to the building. There is a main lobby and another on the south corner of the building with a covered portico. The area by Prime Catch will also have window displays with art. There would be retail space on the corner which is slightly over 1,500 square feet. There will be a public plaza the client is giving to the City as an easement for the public to access at any time. Walkways along the water were included with shade structures and landscaping A second animation from a higher perspective was viewed. The building facing Federal is 30 -feet high. The structure is one -story retail space. She specified the landscape on the side does not meet the requirement. They increased the landscaped requirement and the amount of islands exceeds the amount required by the City. One building is 10 stories high, but only in the back next to Prime Catch, which was two stories. There are buildings which step down from 10 to 9 to 8 stories. An area with a podium is two stories high which handles the residential parking immediately adjacent to the water. A man asked for the square footage of the green space that would be deeded to the City. Ms. Bailey responded the easement is large. She did not have the square footage and agreed to provide the information. The required parking spaces were 776 which they met. The City had also recommended sustainable parking. Isram Realty did not reduce the parking and included an additional 28 motorcycle spaces. They did not include any compact spaces, which are allowed as part of the requirement. Herb Suss asked for the height at the highest point of the building and learned it was105 feet in the back to the top of the elevator shaft. The other buildings step down. 2 Meeting Minutes Riverwalk Town Hall Boynton Beach, Florida August 4, 2016 The highest is 95 feet. The top of the residential units was at 95 feet and other elements to the east were 85'6". The square footage of the entire building was 697,000 square feet. There are 326 units. Amenities for the residents were viewed and Ms. Bailey explained they modeled the distance from one end of the Intracoastal to the other to create an accurate scale and view. Brian Kelley, Traffic Engineer with Simmons and White, understood there were questions about the traffic impact of the project. He explained they looked at the existing site including the existing square footage of the retail and restaurant and compared it to the new conditions. It had a dramatic reduction in retail and an increase in residential units. When residential units come to a vacant site, there will be an increase in vehicle trips. He explained vacancies come and go with sites, although there is no grocery store there now, if the project did not move forward, one could come in the future. He explained they have vesting rights from a legal and traffic concurrency standpoint. When looking at daily traffic proposed as part of the site, compared to the amount they have vested, it is a slight reduction. With a change from retail traffic to residential traffic, there would be an increase in the morning, but less in the evening and most of the afternoon when compared to existing conditions. They submitted a traffic study and statement to Palm Beach County for their review and they received an approval letter. The County also asked them to take a look at the intersection of U.S. 1 and Woolbright Road so a much more detail review was conducted, and they met County and City requirements, specifically from the vested rights of the existing square footage of the retail. Mr. Wheery discussed the economic impact the project would bring to the City. There would be an increase in the tax rolls. The current Riverwalk property, excluding the bank and Prime Catch provides $330,000 in annual tax revenue to the various governmental agencies based on the 2015 tax rolls. They estimate the completed project will increase from $330,000 to $1.4 million per year. They are aware the City has budget issues, and the project is part of the solution to relieve some of those pressures, enabling the City to provide better services to residents. The project will employ 12 to 15 people full time at an average salary of $45,000, which means there would be $500,000 in salaries paid to local employees. Beyond that estimate about $1,500 per unit per year would be spent on maintenance which is another $500,000 paid to local vendors. Building the project would bring a financial boom to local construction companies, contractors and subcontractors. The total construction cost is about $100 million dollars and they will commit to a local hiring preference. Mr. Wheery explained there are pros and cons to the surrounding area. He noted Las Ventanas has a lot of retail vacancy, and he emphasized retail follows rooftops. The reason retail is suffering is there is not enough residential density. The retail at Las Ventanas is configured to be aligned to the street front. That kind of urban design is dependent on an active urban pedestrian environment and that is what they will bring to the surrounding area. It will activate the area and bring pedestrians. He invited the 3 Meeting Minutes Riverwalk Town Hall Boynton Beach, Florida August 4, 2016 attendees to ask questions and provide their name and they will do their best to give specific answers. An unidentified man requested Mr. Wheery provide a breakdown of the tax revenue. Mr. Wheery explained there is a listing which breaks down the millage for various government agencies and he assumed he was interested in the listing for Boynton Beach. The man wanted to know about the methodology. Mr. Wheery explained the calculations are based on the millage on the assessed value of the property. In 2015, Las Ventanas was valued at $72 million, he thought $70 million was conservative. The overall millage rate for this property for all taxing agencies is 22.44 rounded. The millage rate for Boynton Beach is 7.9 mils. At present it generates $81,984 from Riverwalk Plaza to the City based on 2015 numbers. With the projected project estimated at $70 million that $81,000 increases by $553,000 just to the City. A man thought the money would go to the CRA. Mr. Wheery understood the money goes to the City and advised the tax bill says it goes to the City of Boynton Beach. Rick Tufano, 205 N. High Point Boulevard, member, Board of Directors, Section 4 of High Point Homeowners Association, complimented Isram on a well- conceived project that will enhance Boynton Beach, but he thought the land use and zoning for this node was too high. He thought Mr. Rikman could make money at a reasonable height, and the 10 stories was too high for the area and the same overlay will be equally applied to Sunshine Plaza and Las Ventanas and to the other corner. He thought there was potentially 600 units and more at Sunshine Plaza and an equal amount across the street. He did not see how Federal Highway could support the density. He thought the first project may be great, but he did not see how the rest of it could be developed the same way. Aside from the tax revenues, he asked about the marketing studies and the rental prices for the units. He explained he did not want a big project to be empty like other projects. Ms. Bailey explained the site is less than 10 acres, and they are allowed to have a maximum of 40 dwelling units (dus) per acre. She explained they are building to 33.3 dus per acre. They cannot have 600 units. The maximum they could potentially have is 400 and they have 326. Chris Montague, 222 W. Ocean Avenue, commented there are several great businesses in the location now and he was offended developers say they need more people. He thought there were many businesses that do well and he was not a fan of the "we need more people argument." He asked if the existing business would be relocated or if they would be offered a place in the new retail area, He noted there is a height ordinance the citizens have asked for and the meeting is between citizens and the developers, businessmen, and politicians telling citizens what they need when citizens have stated what they want. He asked if they would consider building within the height the citizens want. 4 Meeting Minutes Riverwalk Town Hall Boynton Beach, Florida August 4, 2016 Mr. Wheery explained Isram is not an outsider to the community. Mr. Montague asked for a show of hands who lives in the City and understood Isram owns property in the City. Mr. Wheery responded they have plans to relocate them within the site, next to JoAnn Fabrics and the new retail along Federal Highway and the Intracoastal. Mr. Montague understood property owners have rights, and commented he can only build a fence to a certain height because there are rules in place. Mr. Rikman explained he would love to build the project to seven stories as it would be much less expensive to build, but it would not be financially feasible. He would do it in five if it were possible. Mr. Rikman reiterated he has a vested right with the property to do whatever is allowed to be done with the property. An unidentified woman asked Commissioner Romelus if the money goes to the CRA for the development or to the City with the pension crisis. Commissioner Romelus explained the CRA was developed years ago. The developer pays the money to the City and the City cuts a piece of the money to the CRA. It goes to both entities in some way, shape or form. The woman wanted to know what amount goes to the CRA and City. Commissioner Romelus suggested the woman write down her questions and she would ask Ms. Brooks to get the information to her as far as what is currently on the tax rolls and what is occurring at the moment. The woman commented there are pension problems and although they say it goes to the City, they all understand it does not all go to the City. A lot of it goes to the CRA. She asked why the building cannot be further away from the Intracoastal. Mr. Wheery explained the location of the building right now is not completely consistent with the urban design principals the City wants regarding build to lines at zero feet. The City, Code and its planners have adopted plans that have buildings fronting more on property lines. The woman asked if it was a City requirement and Mr. Wheery responded it was. They had dialogue with City planners and this is where the City rested. Ms. Bailey explained they are entitled to have a zero line on the Intracoastal which they did not want because it was not right to have a building without an amenity in the front. In their meetings with the City, the staff pushed the space be a perpetual easement for the benefit of the public, which they are doing. Technically, the client is not supposed to do so, but they wanted the entire space open to the public. The woman had read the City's comments and noted the City wanted the area to be open for food trucks and art festivals. Ms. Bailey agreed. They had responded to the comment there is space for art, but did not think food trucks could drive there. It would be much better to have tables, chairs and landscaping. The woman thought it would be better if the building was back off of the Intracoastal. Ms. Bailey explained the south end of the building is set back 14.9 feet, the north end of the building was set back over 45 feet from the Intracoastal. It was a wedge shaped area. 5 Meeting Minutes Riverwalk Town Hall Boynton Beach, Florida August 4, 2016 Mr. Wheery explained the average rental rate is about $2,200 per month per unit. He did not know the square footage and thought it was about $2 per square foot. The woman asked how much retail the current plaza has compared to the when the building and the outparcel is done. Mr. Wheery responded presently, the entire parcel is retail. The new building will be 697,000 square feet in total. Part of that will include some retail on the Intracoastal, not including Walgreens. The woman commented there is 1,600 square feet in the back corner, 46,000 square feet from the new retail that was planned, plus the Walgreens and JoAnn's and the remainder of the structure will be unchanged. The total retail space would be about 60,000 square feet. David Shane, 678 Waterside Drive, had heard the residents were frustrated, but commented the project is an incredible opportunity. With over $1.1 million for the City, they could better fund public safety. He commented they were all present for the same reason and had concerns, but businesses are struggling with all these vacancies. The project would fuel their economy, provide jobs and assist public safety. He thanked Commissioner Romelus for the meeting and noted the view from the water was of a dumpster. Herb Suss, 1711 Woodfern Drive, asked how much of the property the citizens can publically enter. Mr. Wheery explained the areas that will have public access. There is a public plaza and public seating on Federal Highway adjacent to the retail and along the Intracoastal. The property will not be gated. There is pedestrian connective along either side of the building and a walkway on the south side creating a complete circle that people can cycle through. There will be bathroom facilities in the lobby areas of the building for public use. Mr. Suss commented there is a building on Congress Avenue and Woolbright Road heading south that was constructed in a mostly residential area. Residents were told it would be a certain height and it exceeded the height and residents were upset. They never wanted the building to begin with and it is an eyesore. The public was misinformed and he had a problem with that. He advised he was sitting on the fence. He thought it needed improvement and asked if there would be a Marina there, or if there would be boat slips where boaters could dock and thought it would bring money to the City. Mr. Wheery explained there is existing dockage. They had not planned any additional, but some could be added in the future. Mr. Suss wanted to be reassured about the height. Mr. Wheery explained what they experienced was not right, but residents had no better negotiator through the process before it gets to the City Commission than City staff. They have driven a hard bargain, and when the permits are issued they will ensure what is built conforms to the plan. He committed, on behalf of Isram, they would comply. Commissioner Romelus explained the next time the issue is heard she will make sure the numbers are presented clearly. 6 Meeting Minutes Riverwalk Town Hall Boynton Beach, Florida August 4, 2016 An unknown man thought this type of setting to discuss a project was good and residents like the opportunity to voice opinions about City projects. The project is a positive image in the City. He commented Boynton Beach is a diverse community with electricians, plumbers and other talent. He asked what would occur if the project moved forward as it pertained to opportunities for minorities and work opportunities. Mr. Wheery explained they committed to a local hiring preference. They know it is a diverse community. He pointed out Mr. Cohen, the Chief Operating Officer was present and they will distribute his cards. He encouraged people to contact Mr. Cohen. Debby Lytle, 1700 SW 4 Avenue, complimented Isram for trying to improve the City, but the project was beyond their comfort level. Residents live there and have a vested interest, whereas Isram has a dollar interest. She worked at Casa Costa and opined it did not full its promises and thought Isram was dangling a golden carrot and they would not fulfill their promises. She explained the residents had been burned many times. She did not like the design of the buildings as it too modern and she did not like the color. Mr. Wheery explained the animation that was shown was taken from architectural drawings and it is to scale. Mr. Rikman explained the developer of Casa Costa is a condo developer who sells and walks away. He explained they are operators. They have offices in Hallandale, Florida and in Largo and Coconut Creek, which they operate which is residential. She explained the tax revenue sounds good, but it will require the City to provide a lot more services such as Sanitation, Fire and Police. She wished Isram would not feel so opposed, but she did not think the extra height was acceptable to the community. Maureen Tufano, a new full -time resident, 205A N. High Point Boulevard, explained she moved to the City because of how it is right now. She was not opposed to development, but did not want a 10 -story building beyond the water tower. She can see four or five stories. The City has zoning and she felt they were trying to get around it. She explained her quality of life will be affected by the developer's ability to make money and it was not fair to the City residents who live, work and shop in the area. She asked if they have ever been to Publix during the winter and advised in the winter, they cannot park at Publix. With 320 more people shopping at Publix, she will have to relocate where she shops. She explained the people in her neighborhood do not want a 10 -story monolith. She moved to Boynton Beach for the quality of life which is great. She advised they just sold a large waterfront apartment on Long Island. The realtor took beautiful pictures of it, and she did not recognize it because it looked like a mansion. When she drives in Riverwalk, it takes no more than 30 seconds to get from Federal Highway to Winn Dixie, but when looking at the rendering, it looks like it goes on forever and was slightly misleading because it was not that big a space. She asked about the $1.4 million revenue generated, paid into governmental agencies in taxes. She asked if the cost of the extra services needed to accommodate the growth would cost more than the revenue the project would generate. She thought it will impact the citizens in a negative way, Ten stories was too high and she did not want it in her yard. 7 Meeting Minutes Riverwalk Town Hall Boynton Beach, Florida August 4, 2016 Mr. Wheery explained the common vision is a better Boynton, but perhaps it takes a different form. He thought her vision was as legitimate as theirs. He responded to her concern about Publix and explained retail follows rooftops. With more and better development, there will be more retail and grocery opportunities. An unidentified woman asked where a grocer would go and Mr. Rikman explained they envision they will get a high -end grocer where JoAnn's is, but not without this type of improvement. Mr. Wheery explained there was a concern about the model, but the animation is exactly to scale and not untruthful in any way. The last point made with new development is part of the process involves the payment of impact fees which are one time fees paid to get the building permit. The impact fees are calculated to adequately address the cost of the additional infrastructure to service new projects. They are not creating a need for more municipal services without paying for them. It is cheaper when the municipality does not have to run the infrastructure through a great expanse of land. It is easier and less expensive to provide those kinds of services in a more compact form. Dan Dugger, 930 Chapel Hill Boulevard, mirrored the comments made by Mr. Suss. He agreed it is currently an eyesore and he appreciated the presentation. He understood tastes vary, but he found the project as visually pleasing. He commented the east side has a few Dunkin Donuts but not what the west side has, and they do not have the development on the east side. From his perspective, he loves what he sees even given the 10 stories and then steps down. He asked how long the walkway was as people jog. Ms. Bailey explained they could jog a complete loop around the property. Mr. Dugger explained he has been in Boynton Beach for 12 years and watched the City Commissioners. He appreciated Commissioner Romelus efforts. Many families go to Delray to eat. He loves Boynton Beach and wanted Boynton to be number one. He appreciated the presentation and thought the project was lovely. A woman explained she is a former business owner in Boynton Beach and she has been vocal. about the lack of ability the CRA has to redevelop the area. They were in business for 30 years and attempted to develop a very small area. She favors development and moved to Delray due to the lack of progress in Boynton Beach. She lives on a barrier island and drives to Boynton every day. She can see what they are doing, and she is affected. She commented if they cannot make money with 10 stories, they should redo the design and play within the rules. She asserted the developer was coming in like every other developer with grandeur, but they want it different for them because they are special. The project impacts citizens and she thought the program was poppycock. She sees what residents go through every day with the current traffic and advised she knows better, owns property and understands Isram has an investment, but the developer should not have brought the project forward unless playing by the rules. They should leave residents with something workable. She objected to the presentation and thought the developer should not expect residents to hear the project would not affect traffic. She liked what the developer was doing, but 8 Meeting Minutes Riverwalk Town Hall Boynton Beach, Florida August 4, 2016 thought the project needed to be scaled back and pointed out the art they will install is mandatory. Mr. Wheery explained there is a misconception Isram is asking for this project at this height because of greed. It is not greed and he commented 15 stories is greed. This is feasibility at a lower density and height. It is whether the project is feasible or not. He commented citizens should bear in mind, the community and this property is at an inflection point because the Winn Dixie closed its doors and other large retailers closed their doors. They come in on a long -term basis, and there is a minimum of a 20 -year lease and more likely a 40 -year plus lease, which ties up the property in its current form for our generation because the rest of the property is encumbered by the same long lease. Walgreens has another 42 years left on their lease. Some people think just do nothing and keep the dumpsters on the Intracoastal. He commented that was what the community was saying and it would be a consequence of their action. This is an opportunity to be different. The unidentified woman clarified if the project does not work, it should be reworked to make it play by the rules and maybe Winn Dixie would not have moved out if the plaza looked better and was maintained for the last five year. She asked if the current tenant would be relocated at the same rate, because if it is higher, they cannot afford to stay there. Mr. Wheery explained they would be at the market rate commensurate with what the business was doing. The woman commented Josies is pretty busy and she lives here, she eats there and asserted they are impacting her life. Commissioner Romelus thanked her for her comments. Tony Athol, a 29 -year resident was not interested in the height. He was very pleased someone wanted to develop the plaza as it is horrific, an eye sore, and it is full of homeless people. He was fascinated when he first moved here there was an Intracoastal K -Mart. All the stores there go out of business. He applauded the plan and anyone who wanted to better the City and make the property a decent area so it is not so scary and dangerous. He would be happy for someone to develop it. Al Jacquet commented Delray has done good work and Boynton Beach has done excellent work as well. He thought Boynton Beach was at the point they are trying to decide their future and it is a great presentation. He started his career with Boynton Beach in Planning and Zoning. He liked that when projects come to a community, the community discusses it and he applauded the dialogue. He noted it was not an easy decision and there are two things people dislike the most which is the way things are, and change. Trying to find a balance will be difficult. If left as is, residents are tired of the status quo and then residents say they live there and they do not want to see any change. One speaker had explained her home up north was completely developed around, but as people who grew up in the area and started families, they want to see a little progress and he is tired of having to drive to Hypoluxo or Gateway to get to Starbucks. He thanked the development team for making the presentation and 9 Meeting Minutes Riverwalk Town Hall Boynton Beach, Florida August 4, 2016 answering tough questions. He thanked Commissioner Romelus for the dialogue and the neighbors for voicing their opinions. He would love to see something in the area and did not think they were asking too much. It is a City Commission decision, but the rules are in place and if the rules did not permit them to ask for what they are asking, they would not have asked. Mr. Suss commented he was sitting on a fence regarding the project and asked if they own any other property in the area on which to build a high rise. Mr. Wheery explained they own adjacent property which was a portion of the mangrove area. They had previously committed to not build any additions to the project or any high rises. The project was acquired as part of the deal. Mr. Suss reiterated the community was burned about eight years ago, the project is still an eyesore and it exceeded the height limit. They had trusted the builder. He thought 100 feet was high and asked if the developer would commit to building no higher than 100 feet. Mr. Wheery explained they can make the commitment. There are other processes occurring, one of which is the City's efforts to make revision to the CRA plan which involves more height than what they are asking for. A project like this sets a precedent for lower height. One thing the City would consider is compatibility in the areas to the north and the west be compatible with this project Tom McClure, 2004 S. Federal Highway, a resident on and off for 40 years, explained he is President of the Boynton Coalition for Responsible Development. Three people spoke about their support. He represents 5,000 unit owners. The number one issue they are constantly communicating with them was the size and scope of the project. It is a massive structure, 10 stories high, and they are concerned about the height. It is a significant issue and he appreciated Commissioner Romelus holding the forum. He asserted the way to have responsible development is by working with the citizens of the City. Mr. Rikman is a responsible developer and he is looking to maximize his investment. The citizens are demanding responsibility and not changing the rules, and raise City revenues and do the right thing Mr. Montague also thanked her and commented he owns a business in Delray Beach, who has done a good job controlling the height of development. He asked the maximum height in Delray Beach. Al Jacquet explained it depends on where they build and they just changed it to four stories. Mr. Montaque commented Delray Beach is much larger than Boynton Beach and he agreed Boynton Beach is trying to find it's identify. When looking at a City so popular that lacks high buildings, he questioned why it would be appropriate for a smaller City. He thought there were three empty buildings and they should dig deep and figure out their identify. Delray does not have 110 feet buildings and he sees single - family and historic homes engulfed by five story buildings. He thought it would be a great to meet in the middle as they are doing the City a favor to fix up the plaza. Al Jacquet agreed Delray had changed, but in the 90s when trying to implement the current Delray, they had the Atlantic Crossing project and a number of buildings that 10 Meeting Minutes Riverwalk Town Hall Boynton Beach, Florida August 4, 2016 were tali buildings. They had to do something to stop the backslide. The City is thriving and they decided to change the zoning now, but they had to relax it to attract development. Harry Woodworth, 685 NW 15 Place, spoke as President of INCA, representing 500 single family homes east of Federal Highway. If keeping score they could add 500 more votes to the 5,000. He commented on the discussion about Delray and commented Boynton has a unique character. When looking at the four corners, all three of them are constructed to four or five stories except this one and asserted the building was incompatible. Their experience with similar projects like Casa Costa is there are papers in the windows. Las Ventanas has paper in the windows and the building by the Marina has paper in the windows, which does not work for the City. He questioned if they needed another project to see if it was going to work. The property was zoned to 45 feet and future land use for 75 feet and he thought somewhere in the middle was a workable development and the project did not pass the common sense test. He explained he would not say anymore as they were saying the same thing over and over again. Mr. Tufano explained he also represents all the sections of High Point which was 700 to 1,000 units within walking distance. He explained the issue is larger than Riverwalk. He thought it was an excellent presentation and could not believe they could not build the project on a smaller scale. Mr. Wheery explained the project at this height was marginally profitable and at a lower height, it is less. Commissioner Romelus thanked all for the comments and closed the meeting at 8:06 p.m. Catherine Cherry Minutes Specialist 11