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Minutes 01-05-89MINUTES OF THE PLAIq~JING AND ZONING BOARD WORKSHOP MEETING HELD AT PRIME BANK PLAZA, 211 SOUTH FEDERAL HIGHWAY, BOYI~TON BEACH, FLORIDA, THURSDAY, JANUARY 5, 1989 AT 3:00 P. M. RE REVIEW OF COMMUNITY REDEVELOPMENT PLAN OF THE EXPANDED REDEVELOPMENT AREA FOR CONSISTENCY WITH THE ADOPTED COMPREHENSIVE PLAN PRESENT Robert Walshak, Chairman ~Harold Blanchette, Vice Chairman ~e' Aguila Gary Lehnertz Marilyn Huckle Daniel Richter Nathan Collins, Jr., Alternate (Voting) ABSENT Murray Howard, Alternate (Excused) Carmen Annunziato,, Planning DirectOr Jim Golden, Senior City Planner Tambri Heyden, Assistant City Planner Chairman Walshak called the meeting to order at 3:00 P. M. ~CKNOWLEDGEMENT OF MEMBERS AND VISITORS Chairman Walshak introduced the Planning Director and the Members of the Board. He welcomed Nathan Collins, newly appointed Alternate Member to the Board, and congratulated Jose' Aguila, former Alternate Member, who had been appointed as a Regular Member of the Board. Chairman Walshak wished everyone a Happy New Year, introduced the Planning Staff and the Recording Secretary, and then acknowledged the presence in the audience of Peter Cheney, City Manager; Johnnetta Broomfield, Director of Community Improvement; Laura Widmer, Public Information Officer; Marvin Greenhut, Member of the Community Relations Board; Pamela Hasterok, Reporter, Palm Beach Post; and Marion Jedrusiak, Boynton Times. COMMUNICATIONS Letters dated December 21, 1988 from the City Commission Chairman Walshak informed the Members that these letters confirmed the appointments of Nathan Collins as an Alternate Member and Jose' Aguila as a Regular Member to the Board. - 1 - MINUTES - PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 Memorandum dated January 5, 1989 from Commissioner Olenik Chairman Walshak read the memorandum, which stated that CommIssioner Olenik would be unable to attend this workshop due to a prior work commitment. OLD BUSINESS None. NEW BUSINESS Chairman Walshak ~nnounced the purpose of the meetina and said this was tabled by the P&Z Board at a regularly~ scheduled meeting on December 12, 1988 by a vote of 7-0 because the Board did not have sufficient time to review this adequately. He thought they should follow Mr. Annunziato's memo dated December 8, 1988. Discussion re Action Taken Re Plan by City Commission and Current Status of Plan Mrs. Huckle thought there should be a clarification ~f the fact that on December 20, 1988, at a regular Commisszon meeting, the City Commission fazled to approve this plan. It was Jim Golden's terminology, as well as some of the other Planners, that it was arguable as to whether t~ey had a plan in this workshop to show consistency. Mrs. H~ckle thought the Board should have a few comments from the Members as to how they felt about the situation. Mr. Richter agreed with Mrs. Huckle that it raised an important question as to whether they had a plan at this point to be working on because, as she said, it was rejected by the City Commission. He asked if they were going back to the Community Redevelopment Agency (CRA) process of bringing it forward to the Board for open hearings, more inpu~ and workshops, and then recommendations to the City Commission. Mr. Aguila went through the literature and made comparisons, but he still had a hard time understanding what the logic was behind some of the changes. He was not 100% comkortable with some of the decisions and thoughts he was going to share because he did not feel he had enough, even though the Board had more time. Chairman Walshak thought the point Mrs. Huckle made was a valid point. He questioned whether at the point and time when the City Commission, on second reading, moved to disapprove the plan, if the plan would stop. He asked MINUTES - PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 whether there was a plan. As an Advisory Board, Chairman Walshak brought out the fact that the P&Z Board could not initiate a plan. He had not seen the verbatim minutes of the City Commission meeting, so he did not know if a directive had been issued by the Commission at that time stating that the P&Z Board should continue to work on this in open forum, in workshop sessions. He did not know if any directives at all were initiated by the City Commission, other than the plan being disapproved. There was discussion between Mr. Aguila and Chairman Walshak about first and second readings of an Ordinance and whether the proper procedures had been followed. Chairman Walshak had the feeling that the normal process was followed. It was the time frame involved. It went from the City Commission's first reading, the first Tuesday, to the P&Z the second Tuesday, and to the Commission's second reading on the third Tuesday. Mrs. Huckle thought they should ask Mr. Annunziato what his opinion of the current status of the plan was. Mr. Annunziato responded that it was clear to everybody that the plan, in its current form, was not adopted. He did not think that meant that large elements of the plan were not adopted. He thought there were different portions of the plan that were not appealing to the City Commission. In totality, there are probably several portions of the plan which will be adopted sometime in the future. Mr. Annunziato thought questions raised as to what will happen on Boynton Beach Boulevard would have to be rgsolved, and there may be some questions as to the degree and form of redevelopment which will occur. The volume of the text, findings, etc. are not going to change. A lot of proposals, policies, goals, and objectives are not going to change. One of the elements Chairman Walshak discussed at a P&Z meeting when this came up was public input, which Mr. Annunziato thought was very important. He thought that would be helpful. Mr. Annunziato added that it was possible there was other information the Board would like to forward to the City Commission, and after elaborating, he said that when the plan is modified, the Commission will have some preliminary review before it and more opinions from the public. Chairman Walshak questioned whether the P&Z Board wo~ld be overstepping its bounds in conducting this workshop Without a directive from either the CRA and the P&Z Board sitting as MINUTES PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 the Downtown Review Board (DRB), or a directive from the Commission and the Board Members sitting as the P&Z Board. At the City Commission meeting of December 20th, Mr. Annunziato recalled it was acknowledged that the Board was going to conduct a workshop. He thought there was some sentiment among the Commissioners that the workshop should be conducted, and they should get the opinions. Mrs. Huckle thouqht it was interesting that not one single member of the City Commission made an appearance at this meeting, although Commissioner Olenik did send a letter explaining that he was at work and could not be here. She felt it hardly showed support of the workshop on the part of the other Commissioners because they were explicitly invited to be present. Mrs. Huckle thought that said something. Chairman Walshak had mixed feelings, and he reminded Mrs. Huckle that Vice Mayor Hester was probably teaching, and there could be job related reasons why the Commission was not present. Mrs. Huckle felt some notification would have been in order. There was further questioning by Chairman Walshak as to whether there should be a directive from the City Commission. At this point, Mr. Annunziato did not think the Members should be concerned as to whether there was 9 need for a directive. He thought the Board should pursue the plan on the basis of it being open to discussion. If there are opinions or recommendations from the Board or the public, they would be helpful to the City Commission as they pursue this document further. Mr. Annunziato still thought, in great part, it was a document. Mrs. Huckle inquired whether workshops normally were not open to public comments. Mr. Annunziato agreed that was correct. Mrs. Huckle was not against the public speaking but it was her understanding workshops were not open to the public. She was not up on Robert's Rules and questioned whether it was at the discretion of the Chairman that the public could speak. Mr. A~nunziato did not think they were bound by Robert's Rules of Order. He thought it was the desire of Chairman Walshak that there be public inpun, and Chairman Walshak had received several phone calls. Chairman Walshak understood Mr. Annunziato's answer, but recently, he had been accused of being reckless and irresponsible. He just wanted to be sure the Board was on technically sound ground because he would love for the MINUTES - PLANNING & ZONING BOARD BOYNTOiq BEACH, FLORIDA JANUARY 5, 1989 meeting to have public input, which was what he said at the last P&Z Board meeting. After all, it will affect the lives of 13,000 of the citizens directly and probably the rest of the citizens of the City through their tax dollars. Since Chairman Walshak is being accused of various things, he wanted to be sure that the Board was technically on sound ground. He wanted a consensus of the Board that they should continue to hold the workshop and get public input at this time. All of the Members answered affirmatively except for Mr. Collins, who explained that he was trying to brush up on everything. He was told be'would receive the document, but he had not received it, and he had received bits and pieces of what was being discussed. Mr. Collins did not want to open his mouth until he was 100% sure about what they were discussing. Based on conversations he had in his community, at one time there was some very large input from concerned people in the community. They are concerned about what will happen in that particular section. Chairman Walshak thought Mr. Collins' response was that they should proceed. Housing Element Mr. Annunziato read the goals and objectives which appeared in the Evaluation and Appraisal (E&A) Report, which was page 13 of the document the Members had, and said the Planning Department believes the redevelopment plan supports those goals and objectives. Where it said 3.1.1.2.2, "Provide housing assistance to low and moderate income families adequate to ensure the avail- ability of decent, safe, and sanitary dwellings," Chairman Walshak wondered how they would accomplish this in the redevelopment plan itself. Mr. Annunziato replied that the Board would have to spend time to define those sections of the plan. Redevelopment Plan Page IV-10 Mr. Annunziato drew the Members' attention to this page and told them to look at the policies that would be pursued in order to accomplish these goals. The goal statement was the same as that which appears in the Comprehensive Plan, and he read Objective 1, and Policies 1.1 through 1.2. Mr. Annunziato said all of the objectives which follow in the residential section of the Redevelopment Plan are supported - 5 - MINUTES - PLANNING & ZONING BOARD BOY57TON BEACH, FLORIDA JANUARY 5, 1989 by the Comprehensive Plan's goals and objectives. Chairman Walshak noted the suggestions in the CRA Plan were sugges- tions in the E&A Report, but he said suggestions do not go far enough. Mr. Annunziato reminded him that the policy that is adopted must be implemented by the City Commission. That is the way the Comprehensive Plan policy is worked. No matter what section of the CRA Plan he went to, Chairman Walshak was having a tough time finding answers. He asked where in the Plan were they suggesting what they do, who they contact, and what they should do. Mr. Annunziato answered that they may not find that detail in the Redevelop- ment Plan. That specific detail becomes programme~ as a result of the adoption of the policies. Chairman ~alshak had a tough time agreeing with that because he felt a plan was something that guides you, and he explained. The City has an E&A Report that suggests they do these things. Now they had anotker plan for the CommuNity Redevelopment Agency that was telling them the same thing, and they already know that. Chairman Walshak thought he w~s saying that h~ wanted answers. Mrs. Huckle pointed out that there was an implementation strategy and all kinds of suggestions of areas where the City could go for grants. That was what Chairman Walshak wanted to go to. He thought that was what the people were concerned with an~ wanted to hear. Chairman Walshak stated he would love to see the newspaper people print it for the edification of people who live in that area. Mrs. Hackle informed him that there was a lot of information in ~he back of the plan. If they could agree that the objectives on Mr. Annunziato's memo were consistent with the E&A Report of the Comprehensive Plan, she thought they could go further to explore it. Mrs. Huckle thought the direction of the Board had to be the direction that the Commission had sent them, which was to show consistency and not explore the financial ramifications. T~at would be if the plan was pursued, and it would be taken up at public hearings the Commission will have. The Board's job today was as it was said in the notice, which was to review the expanded re- development plan for consistency with the ~dopted Comprehensive E&A Report. Chairman Walshak stated that it was one thing to have the E&A Report, but now they were getting a plan that said they were consistent because it said the same things that were said in the objectives of the E&A Report. After further comments, he asked why they spent $40,000 to get the Plan. MINUTES PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 If there was support of the plan, Mrs. Huckle replied that they would not have gone on with that. Mr. Annunziato reminded Chairman Walshak that among other things, you have to have a redevelopment plan in order to implement Tax Increment Financing (TIF). The Redevelopment Plan has funding analyses, data, etc., and it goes into the whole issue of redevelopment in much greater detail ~han the Comprehensive Plan does. Mr. Annunziato thought Chairman Walshak was desirous of seeing specific programs, but they have not been created yet. For example, even though it had not been adopted as part of the Comprehensive Plan, the Housing Element has resulted in the creation of three or four programs of how to administer the policies in the Hous- ing Element under the purview of Ms. Broomfield. Mr. Annunzlato elaborated and then said those are very detailed programs, and Chairman Walshak would not see it in that level in the Plan. Mr. Annunziato explained that the A&E Report is a series of Citywide goals and policies. The Redevelopment Plan begins to focus in on the specific problems of the area in great detail, and after explaining, he added that it talks about ways to build new housing, the locations for that housing, and the impact of that decision on the neighborhood. It also talks about the changes in land use. It locates places and evaluates the cost. Mr. Annunziato gave examples and then said the next step would be to take the policies and imple- ment them, with the Commission's concurrence with the programso He stated that the consistency was there. There was more discussion about the plan. In some cases, Mr. Richter could understand with the Commissioners, that the plan did not go far enough, but there were some areas that were overstated. He thought it went far beyond what the Comprehensive Plan asked. Mr. Richter felt the consistency and objectives for housing were in line. Some of the other areas as to how to go about it may be inconsis- tent with the Comprehensive Plan and perhaps they were the areas the Board would want to discuss. There was discussion as to what pages the Board should discuss. North Side of Ocean Avenue, between N. E. 1st Street and and N. E. 3rd Street Chairman Walshak asked what is there now. Mr. Annunziato answered that there is a nursery, a boarding house, ~nd some - 7 MINUTES - PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 apartments. He informed Mrs. Huckle that the nursery is currently operated. Mrs. Huckle thought the recommendation had merit. Chairman Walshak informed the audience that they were talking about Ocean Avenue North, from just beyond the railroad tracks to the public use of the school property. It is zoned R-3, which is high density residential, and the CRA plan was suggesting they go to Local Retail Commercial, which is C-2. Chairman Walshak said to the east is C-2 zoning, and to the west is PU (Public Usage) zoning. More than a year ago, Mr. Annunziato said the Planning Department was charged to come up with some urban design for the redevelopment of that right-of-way with an eye to tying in the municipal complex with the model block. They are still working on that project and have debated internally the uses which could be developed along that right-of-way. Basically, they are looking at a mixed use concept. The apartments would shay, and businesses ~would be allowed. Mr. Annunziato guessed one of the concepts would be to have normally required parking~ and have that area become more of an urban corridor. They would have uses closer to the street and make it more of a walking corridor. This recommendation would pick up on that concept. Mr. Annunziato confirmed Chairman Walshak's statement that this area was not in the initial CRA plan. Chairman Walshak thought the consistency would be that the adjoining propery is now C-2. North of the property is C-3. Chairman Walshak had no objections to that. It would not be creating spot zoning. Chairman Walshak repeated prior statements. Mrs. Huckle thought the recommendation was reasonable, and Mr. Richt~er agreed. Mr. Lehnertz thought it was a plan well thought out. Chairman Walshak asked if there was a building desig~ criteria in the model block. Mr. Annunziato answered that there are adopted Urban Design Guidelines for the Central Business District (CBD). Mr. Aguila asked ii that was conistent with the CRA's plan. Mr. Annunziato appri~ed the members that the Urban Design Guidelines do not address the height of buildings in this area. The concern here was to create a mixed use district, which does not negatively impact on the homes to the north and south. The idea is to have it compatible with them and have it supported by them. Vice Chairman Blanchette arrived at the meeting at 4:00 P. M. - 8 - MINUTES PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 Mrs. Huckle did not think they should fail to look at the other side of the road. Chairman Walshak noted that the other side of the road was R-3. Mrs. Huckle observed that R-3 was what was recommended that they go from. She and Mr. Aguila agreed that if someone in the future wanted to come in and rezone from R-3 to C-2, it would be very easy. Chairman Walshak thought the Board would be remiss if they went through a rezoning process on the north end of the street and not the south side of the street. He stated that the Board could make a recommendation, if they wanted to recommend that the north and south sides of the street be rezoned to C-2. Mr. Aguila thought people would have to have some input. After comments by some of the Members, Mr. Annunziat9 stated that the context in which the recommendations are made is the extent of the redevelopment area, as adopted by Resolutions. He thought the City would prefer to allow the concept to go forward as recommended. Mr. Annunziato told the Members to look at the redevelopment regulations that were recommended to implement the Ocean Avenue cross section and give it a couple of years to see if it is successful. He did not see any immediate need to address what happens on the south side, other than what is currently in the Compre- hensive Plan. If the urban forum becomes a successful one (a place to be in and walk from the new civic center to the new model block, and there are restaurants and the kinds of things people like to walk to), the concept can easily be expanded. At this point, Mr. Annunzlato preferred no to impose Commercial zoning in the areas on the south side because there was no commercial south of there. Mrs. Huckle clarified that her point was that as they con- sider the north side, they should not forget the south side. She had no intent of having them make recommendations for th~ south side of the road. Chairman Walshak commented! that this would take a regular P&Z Board hearing, and he was sure they would get people from the south side 6f the street. If the north side is done well, Mr. Lehnertz pointed out that it might be a better transition point, as opposed to the middle of the block. Looking at the recommendations from the Redevelopment Plan, it sounded like it woul~ reasonably fit in with the south side of the street. Mrs. Huckle and Chairman Walshak agreed. Chairman Walshak reiterated prior statements. Mr. Richter commented that multi-family is on the so~th side now, and he inquired whether it was consistent with the - 9 - MINUTES - PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 buffer concept to go from Commercial to R-3 multi-family, to R-2 and to single family. The buffers between Commercial and single family Residential are all in place in that area. Chairman Walshak advised that C-2 would also avail itself to office buildings. He would like to see nice looking office buildings surrounding the City Hall complex. Mr. Richter thought everyone would. Chairman Walshak asked if there was a consensus of opinion on this property. He wanted everyone in the audienc~ to understand that when they were discussing a piece of property or a particular situation, the Board would hear any thoughts people might have. Chairman Walshak asked for suggestions from people in the audience. City Manager Cheney stated that what Mr. Annunziato said about planning at this area is what the City has been wait- ing for. The model block has not moved as fast as it might have. The model block, this block, the school, and multi- purpose buildings have to fit together. Chairman Walshak asked what the theme of the architecture in the model block would be. He questioned whether it would be similar to Boynton Beach Boulevard. City Manager Cheney answered that first of all would be the preservation of what is there, if possible, and if the property owners want to participate, with parking to be provided in some kind of a collective parking lot or facility under some joint financing arrangement, when that comes along. City Manager Cheney continued by saying it was hoped by the former CRA and the current CRA/City Commission to do some landscaping on the model block (both in the middle a~d on the sidewalks). That was particularly pushed by Former Mayor Cassandra as a way of doing something in that block. City Manager Cheney confirmed Chairman Walshak's understand- lng that this would be from the railroad tracks east to U. S. 1, but said there was no money to do that now, so it is on hold. City Manager Cheney recalled that the theory was that the landscaping would cause the property owners to say, "Let's go along." If there was something positive, the parking would come as a part of negotiations with property owners. If the landscaping went in and caused developers to gome in and if they tore down the old buildings, so be it. That has not happened yet, but the City hopes it will. - 10 - MINUTES - PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 City Manager Cheney said the transition block the Board Members w~re talking about would be the key tie in between the CBD and the maze of public center, which will be between the multi-purpose building and the school because the City hopes to own the school. The City also anticipates that Ocean Avenue between the multi-purpose building and the school will be closed as a public street, although maybe open sometimes for traffic, and always as a walk through. Prior statements were repeated. Chairman Walshak asked if the school would be dedicafed as a historic site. City Manager Cheney answered that the small school is the old s!chool (75 or 76 years old), and t~e City proposes to apply for it as a historic facility as soon as the City owns it. It would be City owned, but the proposal is to make it available for the Historic Society's use. The ~ig school is not considered to be historic. Right ~ow, it is anticipated that it will be used by the City for meetings, etc. Maybe some day it will be torn down. Maybe it will not be. It depends on getting in there and doing an analysis. With reqard to historic preservation, City Manager C~eney informed the Members there is not much in Boynton Beach to do anything with. There was discussion about whethe] there were other historic buildings in the City. City Manager Cheney stated that an official from the State said tt.e small school would be eligible. Chairman Walshak asked if it costs the City money to have this done or if the Sta~e sends somebody to do it. City Manager Cheney replied that the State will send somebody, but the City has to put an appli- cation together. When they do, they will follow the format the Women's Club used. There was further discussion about historic buildings. South of Beane's building, on the same side of the s~.reet at 4th Street, City Manager Cheney said there is a little building that is two stories high that looks like a ~estern saloon. It was his understanding that Craig Livingston, Architect, has a lease/purchase on the building. He is going to remodel it and put his office downtown, in that location. Vice Chairman Blanchette asked if the Prime Bank Plaza was in the model block. City Manager Cheney answered that the model block is only the two sides of Ocean Avenue between the railroad and Federal Highway. Vice Chairman Blanchette commented about the deterioration of Prime Bank Plaza and - 11 - MINUTES - PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 said it is not being taken care of. City Manager Cheney asked what care investors show about their property. There was further discussion about the building. East side of Seacrest Boulevard, between Boynton Beach Boulevard and N. E. 4th Avenue Chairman Walshak observed this was to go from Medium Density Residential to Local Retail Commercial. Mr. Annunziato advised that this was probably the singularly most i~portant recommendation that the Consultants made and probably the most controversial. He thought the recommendation spoke to how one would perceive the status of Boynton Beach BOulevard to be now and in the future. That was the sense he received from the City Commissioners, the City Planning Staff~ and the City Manager as well. The recommendation was to take all of the properties listed in the report plus the properties along Boynton Beach Boulevard, consolidate them, zone them C-3, and build a neighborhood shopping center. That spoke to a philosophy which suggested that Boynton Beach Boulevard should be treated as a neighborhood street, as opposed to a regional arterial. Within the next three or four years, or four or five years, Mr. Annunziato said Boynton Beach Boulevard will be connect- ed from A1A to 441 with interchanges at U. S. 1, 1-95, Congress Avenue, Military Trail, near the Turnpike. It begins to speak of a Boynton Beach Boulevard which is different than that which appears today. There is ay immediate economic benefit to the City and to the ne~ghbor- hood. The economics of the situation suggest that ~e market exists now and will exist for a neighborhood shopping center at that location. The other position is whether that would potentially change Boynton Beach Boulevard to allow them to develop something that would complement City Hall with support facilities for City government. Mr. Annunziato told the Members to look at Boynton Beach Boulevard now to develop as a neighborhood shopping center and to look at it in terms of the future, as a regional resource not only for Boynton Beach but Palm Beach County as well. The City would have the potential of some economic return, based on Boynton Beach Boulevard assuming some prominence County wide. The Consultant documented that there is a need for a neighborhood shopping center at that location. The question was how that would 12 MINUTES - PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 balance the need in the future or the desire of the future for Boynton Beach Boulevard. Mrs. Huckle pointed out that they contradicted each other. There was a fine line there. She did not see where a neighborhood shopping center would negate the possibility of the importance of Boynton Beach Boulevard as a major arterial, if it was properly done. Chairman Walshak interjected that Mr. Annunziato's memo called for Local Retail Commercial. Local Retail Commercial in Appendix A is either Neighborhood Commercial or COmmunity Commercial. He asked which one it was. Mr. Annunziato answered that Local Retail Commercial is a land use category, not a zoning category. ~e suggested C-3. There was discussion about Local Retail Commercial. For purposes here, Chairman Walshak thought they should be talking about C-3. Mr. Lehnertz thought this recommendation did not address the fact that Boynton Beach Boulevard was a major arterial and the fact that Seacrest Boulevard is a collector, and it seemed to be a nice centralized point for a general etail center, which this area needs. The closest thing they have now is the small center on U. S. 1 and Boynton Beach Boule- va~d, which does not seem adequate for the increased growth in the area. After reading the Redevelopment Plan, Ir. Lehnertz felt the recommendation would be a positive step forward in helping the residential area. He does no like to go from Residential to Commercial but thought, in this case, it was well thought out. Mr. Richter agreed with Mrs. Huckle, if it would be designed properly and consistent with the City complex in design and done in good taste with good landscaping. He asked Who would say it could not be a mixed use. Mr. Aguila asked if there were a lot of property owners in that particular parcel. Chairman Walshak answered that there are, and he counted the number of lots. Mr. Aguila expressed that the way it would make more sense would be if on~ person would buy the whole area. He could see a bunch of little inconsistent things happening that would contradict each other. Chairman Walshak felt the problem was threefold. (11 Would the residents who would use the shopping center agree~that this is a location they would want. He was hoping people would be at the meeting. Chairman Walshak had not heard - 13 - MINUTES - PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 any input from people who would be utilizing the shopping center. (2) A "ton of money" was spent on Boynton Beach development plans. Chairman Walshak expounded and stated it is tough to get a shopping center like Winn-Dixie, although it can be done. He commented about McDonald's on Congress Avenue. (3) It is directly across the street from the City buildings. The City is spending $8,000,000 or $9,000,000 for the City complex, and the will continue to grow. Chair- man Walshak referred to vacant office buildings in the City and said maybe they would not be vacant if the buildings across the street were a viable City Hall. Chairman Walshak's biggest problem was how people in the community would feel about that location. Mr. Annunziato thought maybe they should measure that response to the analysis done by Hunter/RS&H, Jacksonville, where they had marketing to determine where opportunity existed. T~ere was no opportunity for a successful neighborhood shopping center except at Boynton Beach Boulevard and Seacrest Boulevard. There was discussion about a shopping center at other loca- tions. Even though there may be a desire to put it someplace else, Mr. Annunziato stated that it can only be successful and the opportunity would only exist at the intersection. Chairman Walshak thought that was complete nonsense. The majority of the business would come from the neighborhood. The neighborhood that would support it would be the same neighborhood that supports the Winn-Dixie shopping center on Federal Highway, and they are the people in the redevelop- ment area. After further comments, Mr. Annunziato apprised the Members that according to Reynolds, Smith & Hill~,when they polled the development community, the opportunity for a neighborhood shopping center of some 130,000 square feet exists only at that intersection. Chairman Walshak asked who RS&H polled. He imagined that Winn-Dixie would be interested, and he questioned whether there was a list of people Who were polled~ Ms. Brogmfield replied that she did not have a list. Chairman Walshak asked if there there was any way for the Board to get a copy of a list of the people that were polled. Ms. Broom~ield said she would check. City Manager Cheney doubted that there would be a list, and explained that usually when those questions are asked, they get opinions, but the developer does not want to be identified. Chairman Walshak thought it was easy for Consultants to say they polled developers, and he reiterated that he sure would - 14 MINUTES ' PLAi~NING & ZONING BOARD BoYNTON BEACH, FLORIDA JANUARY 5, 1989 like to know who they were. There was further discussion and a question from Wilda Searcy, who was in the audience, relative to Winn-Dixie. Chairman Walshak did not want to give anyone the impression that Winn-Dixie was looking at that piece of property, as he had no knowledge of that. He repeated prior statements. Wilda Searcy, 402 N. E. 13th Avenue, said her neighborhood wants Winn-Dixie to stay where it is because it is within walking distance. There were further commenus. Mr. Richter pointed out tha~ demographics and traffic studies show that this particular intersection is greater than Congress Avenue and west of 1-95 on Boynton BeaCh Boule'yard. After elaborating, he said they were talking about eight acres of property. The present Winn Dixie is about a 19,000 square foot store, which is not consistent with the more modern stores that are 30,000 square f~et. Because of that, a major retail food store was suggested. After further discussion, Chairman Walshak asked if that location would be suitable to the community or if they would want it further up on Seacrest, where they could get to it, and he explained. He thought those were questions that should be answered. Mr. Collins suggested that if they planned to have a series of these workshops, 3:00 P. M. was a bad time to get input from people where he lives. Chairman Walshak explained that the City people work all day, and it becomes a drag for them to come back at 6:00 or 7:00 P. M. every other evening, which is what they h~ve been doing. Marvin Greenhut, 6-C Stratford Drive East, Hunters Run, referred to Hunters Run being called an affluent community. He thought it was called that because it is a beautiful community, and he elaborated about Hunters Run. Mr. Greenhut addressed his comments to City Manager Cheney and said the plan speaks to the redevelopment of housing, which is necessary if the City is to bring in the developers it is looking to attract to develop an income toward the City's tax base, which it needs so badly, on the main corridor (Boynton Beach Boulevard). He stressed that the City does not have miles and miles of land, but it is trying to set up a main corridor and is making City Hall very attractive for that regard. Mr. Greenhut reiterated that the City is trying to attract developers that will develop properties with high assessment 15 MINUTES PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 value, which will bring in a lot of tax base that will not be contributed to by the residents, who have been "murdered with taxes for the year 1989" and are very concerned about that tax increase. He asked if it was correct that part of the plan is to bring in developers into the main corridor, who will contribute to the tax base. City Manager Cheney answered that the plan is a plan that looks at a balance of all of the issues that you look at in the plan. You look at commercial ~nd residential. When you look at commercial, you are looking at a greater tax base than the residential. As a taxpayer in the City with lots Of people concerned about the recent tax increase, Mr. Greenhut was looking at the possibility of overwhelming tax increases in the future. He stated that the people want lots of things in the City, and lots of things are provided in the plan, but the people want the cost of these things to be paid for by commercial development. He asked if it was correct that the plan speaks to the crime area, cleaning up the housing, and attacting commercial development that will add to the tax base of the City. City Manager Cheney did not think the plan was approached from tl~at point of view. He stated that they have B.~.ynton Beach Boulevard, a housing area, and the CBD. City ~anager Cheney asked, "What is the ~ibest use for Boynton. Beac~ Boulevard~, What. kind of uses~ 'belon~ g there~ The Consultants~ did an economic study, took a look at the corner, which was the subject now being discussed, and there was a lot of discussion back and forth as to whether offices should be across the street from City~ Hall versus restaurants, commer- cial, and the existing Cumberland Farms. The Consultants concluded that the market ~s not there for offices. City Manager Cheney was sorry to see them come to this conclusion. Chairman Walshak said they came to that conclusion on the basis that there is a lot of office space here now, and he named buildings which are empty. He had a problem with Consultants who give those kinds of things and do no~ give answers. Chairman Walshak thought office buildings ~ould attract businesses related to City Hall, and he referred to the area around Bethesda Hospital attracting doctors offices. Once they set the focal point with the new City Hall, the Civic Center, and historic buildings, and once the tenure of this gets started, people will be interested in putting office space next to City Hall. As a suggestion, Mr. Greenhut said they might create a Key West philosophy, and he referred to today's value of 16 - MINUTES PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 property there. Mr. Greenhut asked if it was correct that as real estate goes up in value, it is assessed hiqher. City Manager Cheney replied that the market value determines the assessment value. Mr. Greenhut stated that the contri- bution to the tax base will have realized more Income. Mr. Greenhut informed the Members that he is seriously . concerned about tax increases in this City, for the retire- ment community in the City who live off fixed incomes, and that the City has needs. He asked where the money will come from. While a shopping center may fit in that spot, Mr. Greenhut said it may not be the best use. It may eliminate a lot of development from coming in. Mr. Greenhut asked why they did not create a theme like Key West or Cocoanut Grove. Mr. Greenhut urged the Members to keep their eyes on|the tax issue. He did not know whether they were accurate or+ not, but he had observed that the newspapers have been keeping an eye on the tax issue and speaking to taxes. The 19.25% tax increase was rough. There was discussion about where shopping centers should go. Mr. Lehnertz referred to the plan and said there is 9 section from Seacrest west that should be offices that would integrate very well with the community and Boynton Beach BouleVard. The plans says there is no desire, on the part of the external community, to build large central offices like in downtown West Palm Beach or Boca Raton. There was more discussion about office buildings and shopping centers. Mr. Greenhut stated that he had not mentioned officel buildings. He emphasized that he was talking about $ theme that would attract developers from all ~over the world. The City has a corridOr that Could become very expensivelproperty and attribute tremendous taxes to the tax base. He mold the Members not to lose their vision. As Mr. Greenhut understood it, the purpose of the Board was to see if this plan agrees with the Comprehensive Plan, from a zoning point of ,Jew. As a citizen, he agreed totally with what Mr. Annunziato when he said the plan was merely an expression of th~ possibility. Mr. Greenhut did not think it was the purpose of the Board to take the plan piece by piece and argue for seven Weeks about whether a supermarket should go there or not. !A~ a citizen among citizens, he wanted to be a part of thc argu- ment as to whether a supermarket would properly serv~ the vision or the theme. The theme and vision had not y~t been MINUTES - PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 expressed. Mr. Greenhut repeated prior statements and then added that if Mr. Annunziato was correct, the plan had a possibility, and they should move ahead. Mrs. Huckle advised that the Board was faced with a list of inconsistencies between the Future Land Use Map and the Plan. The Board had a possibility of supporting the recommendation to go from Medium Density Residential in this particular area to Local Retail Commercial. She asked what Mr. Greenhut's reflection on that would be. Mr. Greenhut asked whether the plan was saying there should be a retail estab- lishment like a tailor shop. Mr. Annunziato answered, "No," and said the plan identifies an economic opportunity at that location for a neighborhood shopping center, which was how they had to look at it. He referred to the market analysis and reiterated prior statements. Mr. Greenhut questioned whether the plan said that must be. Mr. Annunziato replied that contrary to that vision is a more long-term vision for Boynton Beach Boulevard, which some of them suggested may exist. It is a gamble, but Mr. Annu~ziato thouqht it should be clearly understood. It suggested that these Land Use decisions had to be made to ~ccommodate the possibility of a shopping center in that location. Chairman Walshak brought out the fact that C-3 zoning also includes anything that is acceptable in C-2, and office buildings would be acceptable. Mr. Lehnertz asked what Mr. Greenhut was suggesting. Mr. Greenhut was suggesting that the City needs property there, but he was not suggesting tall buildings or office buildings at this time. He again referred to a theme that was created in Cocoanut Grove and a hotel there that created 9,0©0 jobs for the local area and contributed a lot to local taxes. He urged that they not rush to put a supermarket there. Mr. Annunziato referred to City Manager Cheney's comments and advised that they could not isolate this specific decision from the entire plan. This decision would give them an opportunity for redevelopment improvement. The plan suggested that they should take the opportunity, capitalize on it through TIF, and introduce other elements of the plan, based on that finding. Mr. Annunziato referred to the Consultant and reiterated prior statements. Mr. Greenhut interjected that the City Commission should create the long range vision. He said to presume that it was said a good tire store or giant automotive center where 18 - MINUTES - PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 they repair tires would be economically sensible. Mr. Greenhut's vision for the main corridor was to create some- thing that would bring people to it from other cities. Mr. Annunziato stated that Mr. Greenhut's vision was shared by many other people. In part, he thought that was one reason why the plan was not adopted. Mr. Annunziato pointed out that, obviously, they had seen the final policy decision. Mr. Greenhut inquired whether the Board's job was to approve whether the shopping center fits in that place. Mr. Annunziato answered, "Nor" There was further discussion about what should go there. Mr. that the Board had seen them. If this were created, what the best use for Boynton Beach Boulevard would b Greenhut questioned what would happen to the tax cont tions for the tax base. His point was that they shou develop more property. Mr. Greenhut liked the idea o improving the homes, cleaning up the neighborhoods, a Greeshut showed the plans for the marina and remarked Ne asked ~. Mr. ~ibu- Ld attacking the crime situation. After elaborating, he agreed the City should do that, but he was concerned about w~o would p~y the taxes in the future. Mr. Greenhut wassaying the highest and best use had not been born yet, so they should be careful about earmarking a major piece of property. He further commented. There were arguments about whether they were talking about the main street, Seaorest Boulevard, the CRA area, Boynton Beach Boulevard, and the plan. One problem Chairman Walshak had was that he did not from anyone in the community that they agreed that wa centrally located. He heard that the Consultant said best use for the property was a shopping center. Cha Walshak asked the Members to remember that they were find out whether they felt it was consistent with the Report, and right now it was inconsistent. He felt a thought went into the original foundation of the E&A Chairman Walshak stated that he was going t° look ~t piece of Property long and hard because (1) he agreed Mr. Greenhut about taxes. (2) He was not concerned, personal standpoint, with just People who were retire~ was concerned about people who are Working. Chairman lear the [ rman 5o E&A lot of ~.epor t. :hat with -"rom a but Walshak referred to his taxes. ' Mr. Greenhut further commented that there also appear~ to be an automatic increase of salaries for people who w,)rk for this City, and that money has to come from somewhere ~oo. chairman Walshak repeated prior statements and then asked whether they should maintain the Boynton Beach Boulevard - 19 MINUTES PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 concept of architecture. He referred to the moratorium, the money spent for design criteria, and agreed with Mr. Greenhut that the property they were talking about would become very valuable someday. Mrs. Huckle thought all of them would agree that the current Land Use of Medium Density Residential would not fly. Their current Land Use was not appropriate, so it would have to reflect some kind of a Commercial change. Mr. Lehnertz recalled that the Board was to find if things are inconsistent with the E&A report, that type of recommen- dation should be forwarded to the City Commission. Mrs. Huckle advised that would have to be done in a regular meet- ing. Mr. Lehnertz felt this would fit that criteria very well, and he thought the Board should forward a recommenda- tion to the City Commission that the development repOrt should be followed and tat the E&A report and zoning changed for that area. Chairman Walshak questioned whether he agreed with the Consultant's summarization of the be~t use for this property. He said those we,re things they should think of before the regular meeting. City Manager Cheney apprised the Members that the re~son this came so fast was because of TIF, but that opportunity was gone. If it had beem adopted, they still would have to do what they were doing now between now and the 1st of June, when the City adopts a Comprehensive Plan. The real target of time for all 6f these decisions, including the reConsider- ation of the CBD plan, comes about as they work towards the adoption of the Comprehemsive Plan. City Manager Cheney did not think there was an urgency to arrive at a final decision. He referred to the discussions the Board was going through now, and thought the Board and the whole city would be going through such discussions until they become overly tired in the next five months. When they begin to tglk a~out the existing CBD plan and Federal Highway and ~ethink that, the current Winn-Dixie site and this site, the~ will see that they somehow relate to each other, and decisions will have to be made. They will find that things will begin to relate to one another as they go through the plan. City Manager Cheney did not think the Board should feel pressured to make decisions on this plan within the next month. Chairman Walshak had no compulsion to rush ahead with the plan. City Manager Cheney continued that it was a part of the Comprehensive Plan. If they did not have this plan, they would have these same discussions in the 20 - MINUTES PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 Comprehensive Plan anyway. Chairman Walshak argued that they would not have a discussion on this particular piece of property in the Comprehensive Plan because the Comprehensive Plan suggested that it remain where it is right now. City Manager Cheney informed him that was the old Comprehensive Plan. He further expounded about the property and the plan. Mr. Greenhut expressed that, in his opinion, Boynton Beach Boulevard ~rom 1-95 east to the Intracoastal is the diamond of the City and should be planned with some vision. After elaborating, he warned that if they make a mistake and throw the "wrong stuff in there," they will have to suffer with it. The reason City Manager Cheney raised the question about Boynton Beach Boulevard was because he wondered if t~ey were going to have 150 foot depths, and he asked what that would mean, because it would limit the development potential for Boynton Beach Bouleard. He then asked if they were going to have 300 foot depths, which would take it back into the first houses and would go into the residential area. If they were talking about a major jewel of Boynton Beach Boulevard, City Manager Cheney asked how much could they take advantage of it with only 150 feet of depth. This major issue was discussed when the Boynton Beach Boulevard design plan was started, and the decision was made to just go mid-block. These Consultants said that maybe 150 feet would not be deep enough, because you cannot do very much. This would not be just Boynton Beach Boulevard. It would impact the Residen- tial on both sides. Mr. Greenhut remarked that he would like to see a hotel like the Boca hotel there, that would employ 1,400 unskilled type of people because the City needs that. Mr. Greenhut asked if City Manager Cheney was saying the Comprehensive Plan was still open. City Manager Cheney answered that the whole Comprehensive Plan was still open, and he informed Mr. Greenhut that this item was one piece of where the City has to go. It had to be talked about. There were other comments. NEXT WORKSHOP MEETING There was discussion about how long this meeting should last and how many more meetings would be needed. It was decided that the next meeting would be Tuesday, January 10, 1989 after the regular meeting of the Board. Chairman Walshak wanted to take the East side of Seacrest Boulevard, between N. E. 4th Avenue and N. E. 5th Street, and the following item. - 21 - MINUTES PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 Chairman Walshak wanted to work through the items methodi- cally and wished to have discussion on everything involved. It was the consensus of the Board to see if they could go through other items at the meeting. There was discussion about the amount of time spent and which should be spent on the items. Chairman Walshak did not think they were finished with Boynton Beach Boulevard. He also had a vision and thought some long range thinking should be put into that area. Mr. Annunziato said the Board had gone over all of the arguments that that City Staff had gone over internally and that have occurred publicly. BRIDGE Chairman Walshak heard that the bridge had been lost, as far as the Court appeal was concerned. The last time he had heard, the City had won the appeal, and it had gone back to the Department of Transportation (DOT). City Manager Cheney confirmed that it went back to the DOT and said it is the City's understanding that there will be an administrative hearing sometime during the week of February 20th. City Manager Cheney clarified that an Administrative Officer will listen to some issues, but he did not yet know which issues. The Court process is finished for now. Chairman Walshak asked if DOT can go ahead and build the bridge if it wants to. City Manager Cheney advised that was not true. The Court said they should have the administrative hearing to clean up some things they did not do when they had the first administrative hearing. DOT is trying to figure out what that means. DOT will try to keep the administrative hearing as routine as possible. City Manager Cheney told the Members t~at the City will participate in this administrative hearing_ They did not participate in the one a few years ago. The ~ity assumes Dr. Lopez and Ocean Ridge will also participate. When that hearing is over, the Hearing Officer will ~me to a conclusion and make a recommendation with the Secre_ary of DOT. The Secretary of DOT will then make a ruling on the bridge, which he did before, when he said the bridge ~ould go ahead. That ruling is also appealable if Ocean Ridge, Dr. Lopez, and the Audubon Society want to spend mone~ again and feel they have a basis to take an appeal to the Fburth District Court of Appeal. 22 MINUTES PLANNING & ZONING BOARD BOYNTON BEACH, FLORIDA JANUARY 5, 1989 From a layman's viewpoint, Chairman Walshak questioned whether they were talking in terms of one year, two years, or three years before they would get a definite answer. If there is no appeal, City Manager Cheney thought they would have a definite answer from the Secretary of DOT probably ninety days after the administrative hearing. He informed Chairman Walshak that if they are a party to the issue, they have the right to appeal. Chairman Walshak commented that they conceivably do that for another year or two. City Manager Cheney dig not know whether Dr. Lo~ez, Ocean Ridge, or the Audubon Society would appeal again. He a~o was not sure whether they would have a stand to ~ppeal this time, depending on the decision. Chairman Walshak asked if they should know something in the next four or five months. City ManaGer Chenev hoped so and stated that then he would anticipate approximately two to 2½ years until construction because of design work, land acquisition, and bidding. He confirmed Chairman Walshak's statement that the bridge could conceivably be completed within five years. City Manager Cheney thought the key was that once that decision is made and the appeals are over, the bridge will go ahead in that location. Then investors and proper~y owners can make decisions. That was the point Chairm~n Walshak was trying to make. He thought they should look at Boynton Beach Boulevard from 1-95 to the Intracoastal in terms of the property becoming very valuable and desirable to "builders". City Manager Cheney thought those decisions would be made by developers snd property owners as soQn as the bridge decision is definite. Ideally, when the bridge opens in five years, there will be new construction. In a few weeks, City Manager Cheney said he would let the Board know if the February 2~th date stands. ADJOURNMENT There being no further business to come before the Board, the meeting properly adjourned at 5:18 P. M. ~etc~dlng Se~reYtary~ (Three Tapes) -123