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Agenda 01-07-21C RA Advisory Board M eeting T hursday, J anuary 7, 2021 - 5:30 P M WebEx Online M eeting 561-737-3256 AD V IS O RY B O ARD AG E ND A AG E ND A 1.Call to Orde r 2.Roll Call 3.Age nda Approv al A.Additions, Deletions, Corrections to the Agenda B.Adoption of Agenda 4.Information Only 5.Public Comment 6.Conse nt A.Approval of CRA Advisory Board Meeting Minutes - December 3, 2020 7.Assignme nts A.Pending Assignments 1.Review of Commercial Properties within Boynton Beach Boulevard Corridor within CRA Area B.New Assignments 8.C R A Board Ite ms for CRA Adv isory Board Rev ie w and Recommendations A.New Business 9.Future Agenda Items 10.Adjournment Notice THE CRA SHALL FURNISH APPROPRIATE AUXILIARY AIDS AND SERVICES WHERE NECESSARY TO AFFORD AN INDIVIDUAL WITH A DISABILITY AN EQUAL OPPORTUNITY TO PARTICIPATE IN AND ENJOY THE BENEFITS OF A SERVICE, PROGRAM OR ACTIVITY CONDUCTED BY THE CRA. PLEASE CONTACT THE CRA, (561) 737-3256, AT LEAST 48 HOURS PRIOR TO THE PROGRAM OR ACTIVITY IN ORDER FOR THE CRA TO REASONABLY ACCOMMODATE YOUR REQUEST. ADDITIONAL AGENDA ITEMS MAY BE ADDED SUBSEQUENT TO THE PUBLICATION OF THE AGENDA ON THE CRA'S WEBSITE. INFORMATION REGARDING ITEMS ADDED TO THE AGENDA AFTER IT IS PUBLISHED ON THE CRA'S WEBSITE CAN BE OBTAINED FROM THE CRA OFFICE. A D VI SORY B OA R D I T EM 6.A. C O NS E NT S UB J E C T: Approval of C R A A dvisory Board Meeting Minutes - December 3, 2020 S UM M ARY: See attached minutes. C RAAB RE C O M M E ND AT IO N: Approve December 3, 2020 C R A Advisory Board meeting minutes. AT TAC HM E NT S: D escription D ecember 3, 2020 C RA Advisory Board M inutes MINUTES OF THE CRA ADVISORY BOARD MEETING GoToWebinar MEETING 100 E. OCEAN AVENUE BOYNTON BEACH, FLORIDA 33435 HELD ON THURSDAY, DECEMBER 3, 2020, AT 5:30 P.M. PRESENT: STAFF: Anthony Barber, Chair Michael Simon, CRA Executive Director Allan Hendricks, Vice Chair Thuy Shutt, CRA Assistant Director Angela Cruz Theresa Utterback, CRA Development Mngr Thomas Devlin Bonnie Nicklien, CRA Grants & Project Mngr Golene Gordon Crysta Parkinson, Prototype, Inc. Sharon Grcevic Aquannette Thomas ALSO PRESENT: Sergeant Henry Diehl Ms. Nicklien read into the record the protocol guidelines for video conferencing for this Public Meeting before proceeding to the Agenda items. 1. Call to Orde r The meeting was called to order by Chair Barber at 5:30 p.m. 2. Roll Call Roll was called, and it was determined a quorum was present. 3. Agenda Approv al A. Additions, Deletions, Corrections to the Agenda – None B. Adoption of Agenda Motion was made by Ms. Gordon, seconded by Mr. Devlin, to approve the Agenda as is. In a voice vote, the motion passed unanimously (7-0). 4. Information Only – None 5. Public Comme nt Chair Barber opened the floor for public comment.  Minister Bernard Wright, address not given, spoke regarding changing the name of Wells Landing and is seeking feedback. This was a project for the Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 2 people and there are legal ramifications for changing the name. Mr. Wright said he would use resources Mr. Wright has a petition with more that 200 signatures to keep the name.  Susan Oyer, 140 SE 27th Way, wanted to comment on how beautiful Ocean Avenue is with the holiday lights and that CRA is working with the City. The City should return to lighting Martin Luther King Boulevard and start lighting Seacrest. Referenced was a survey CRA did of businesses and residents in favor of lighting the Board should investigate the cost of lighting as in years past. Chair Barber closed the floor to public comment. 6. Conse nt A. Approval of CRA Advisory Board Meeting Minutes – November 5, 2020 Motion made by Mr. Hendricks, seconded by Mr. Devlin, to approve the November 5, 2020, minutes. In a voice vote, the motion passed unanimously (7-0). 7. Assignments A. Pending Assignments 1. Review of Commercial Properties within Boynton Beach Boulevard Corridor within CRA Area [ITEM TABLED] B. Reports on Pending Assignments [ITEM TABLED] C. New Assignments 1. Discussion and Consideration of the Responses to the RFP/RFQ for the Cottage District Infill Housing Redevelopment Project Development Proposals Mr. Simon introduced this assignment from the CRA Board to review respondents for the Cottage District RFP/RFQ. It was released on August 11 with a deadline for responses of August 23. CRA has received five proposal from five different development teams (see attached). The intent was to solicit proposals from qualified, experienced developers financially capable to purchase/acquire the property from the CRA to create infill housing for single -family homeownership, attached or detached. The respondents (four of which are present tonight) are :  Boynton Beach Cottage District Development, LLC  Fox Ridge Capital, LLC  Azur Equities LLC and Canary Village  Pulte Home Company  Ace Development Group Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 3 Mr. Simon gave the protocol for the presentations followed with questions from the Board and/or Public. The order of presentation is based upon date and time received. Mr. Hendricks made a disclosure that some of the people on these teams are clients or fellow consultants that he works with professionally: Bradley Miller, WGI, Urban Design, and Pulte Homes. Mr. Simon clarified that Mr. Hendricks will not be working as a landscape architect on any of these proposals. Ms. Thomas made a disclosure that Gary Smigiel is a banking client of hers.  Boynton Beach Cottage District Development, LLC Ferrell Tiller gave a PowerPoint Presentation (see attached), with highlights as follow: o This group has been doing real estate and development for more than 150 years with extensive experiences working with CRAs, most of which were in Palm Beach County and South Florida. o Core team is comprised of three firms: Mecca Farms, NRH Homes, and Chris Allen Realty. o Most of the team were born and raised in Palm Beach County and care deeply about this community. o Overview of the members of the team (see attached). Nicholas Heine shared a list of completed similar projects, going into detail on several of them, followed by an o utline of why they chose Boynton Beach Cottage District and their project goals: o Option A: Site Plan includes community garden, a tot lot, mix of townhouses and single -family homes (42 units total). Exterior of property includes proposed solar powered streetlights to reduce carbon footprint of neighborhood. Mass rendering showed the flow with the existing neighborhood. o Option B: Site Plan allows for future use. Comprised of 40 units, community garden, playground, and tot lot with a linear park along Northeast 1st Ave. o Elevations for proposed units comprise d of four types: three styles of single-family homes and one style of townhome. Chris Heine, Jr., highlighted additional features buyers would want in the area: o 70% of buyers are local and coming out of rentals, 25% coming from other counties. Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 4 o Discussed ways in which the team drives buyers and markets, including job fairs and radio advertising. o Low barrier to entry of payments at $2,000 a month for a single - family home to less than $1,800 at the lower end. o Opening up to a large pool of buyers and giving r oom for equity growth. o Discussed an outline of financial capability. o BBCDD Team is confident the team will have no problem financing this project through a self -financing structure. The 15 minute limit was reached; Chair Barber sought consensus to extend the presentation for five minutes; consensus was received. Twenty minutes will now be granted for the remaining presentations. Nicholas Heine continued to touch on the financial capability of this team which continues to do project throughout Palm Beach County. Mr. Tiller added that their economic modeling plan estimates the economic output of project like this. Based on the $11.5 million estimate, several different outcomes could occur: o Just under $1.4 million in TIFF funding generated to the CRA in the first ten years of the project, with a total of $4.1 million over the life of the CRA until sunset in 2024. o A creation of 127 construction jobs . o Just under $20 million economic impact. o More than $1 million increased retail spending by new residents, increased purchasing power of residents in the CRA. Nichola Heine concluded noting the group are local builders, local developers, 95% local subcontractors, which makes financial sense to hire local people. They are excited to work with the CRA and appr eciate the opportunity to bid. Chair Barber asked for clarification of on exclusions in the site plan; Mr. Simon pointed out two sites that were not included on the slide that are CRA properties and answered Chair Barber ’s question. Mr. Hendricks had several comments:  Unsure if thrilled with the concept of a house without a garage, mostly to keep the area as tidy as possible.  Unsure how the fire department will respond to a T-road.  Regarding maintenance agreements, how would this new development be kept clean, tidy, and well-kept.  The community garden is a great idea, but maybe keep it as green space.  Will the CRA be providing management for years to come? Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 5 Mr. Simon deferred the question to the developer as to whether they are forming an HOA. Also, if the developer is willing to look at garages. Mr. Simon stated it is important that the Advisory Board doesn ’t get too nailed down in the nitty gritty of the site plan, noting things only that are liked or disliked. Mr. Tiller said the proposal is that it is an unincorporated neighborhood; past experience is that code enforcement keeps a tight rein. Also people are more receptive to an unincorporated neighborhood as there is more freedom; but the developers are flexible on this point. Chair Barber asked if the other presenters are listening to these questions; Mr. Simon said yes and Chair Barber continued by asking what efforts BBCDD makes to ensure local contractors, tradesmen, and laborers on the project. Mr. Tiller said they are open to working with the CRA to find more local subcontractors and labor, reemphasizing that it just makes financial sense to use local people. A discussion followed on the definition of “local,” and the group’s experiences with community job fairs for opportunities for CRA r esidents and identifying subcontractors within. Also asked was if BBCDD would be willing to use mailers within the local zip codes to make sure recruits definitely are local; Mr. Tiller agreed and feels it is a good idea. Ms. Oyer had several comments:  Noting that her family owns a large parcel on the west side of the block, the cottage on the corner will be 95 years old and they think it has reached the end of its lifespan; the developers should approach her or her brother about a ground lease as they d o not want to sell the land.  Looking at the proposal, it is hoped the neighboring landowners will be taken into consideration.  Option A is beautiful.  Developer should think about walls or something at the end of the interior street to keep people from driving onto the Oyer property or through the fence; something besides just trees.  Elevation will cause flooding issues on the Oyer property, perhaps proper berms could keep out water.  Worry about foundation pounding. Mr. Hendricks noted that while thes e presentations are conceptual, but seeking clarification should the fire department require a road be put in, it could take out a unit here or there. Mr. Simon said the key elements which are part of the review of the RFP, the submission criteria can ch ange the site plan slightly, but that is much farther down the process after developer selection. Mr. Devlin commented that hopefully the other presenters will take note of Ms. Oyer’s comments so the comments won ’t need to be repeated after each presentation. Mr. Hendricks added that when a site gets developed the City will require they retain water on their own site as a requirement of any site plan approval; e.g., “you can’t drain onto your neighbor ’s lots.” Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 6  Fox Ridge Capital Grant Horwitz gave a Powe rPoint Presentation (see attached), with highlights as follow: o Background in Boynton Beach given; added 900 jobs to City with redevelopment of office building Fox Ridge owns in Heart of Boynton Beach. o Similar project to the one being presented in Miami with Coconut Grove CRA. o Looking to develop homesteads in low to moderate income households (80-140% of AMI). o Site plan described; 45 homes as townhouses and single -family homes. (ability to develop to maximum of 65 homes as townhouses). o Home prices range from $250,000 to $280,000 with options to increase values. o Community feel with ample green space of pocket parks and city parks. o Each unit has parking and additional freestanding parking for visitors and guests. o While not shown on all site plans, garage s are an available option. o HOA to make sure there is continuity and homes are kept up to expected standards. o Balconies and porches to encourage families to congregate outside. o Workforce housing pricing that feels like market rate housing. o Sales and marketing plan to partner with local real estate brokerage firm. o Initial targets: City employees, police officers, fire fighters, teachers, and nurses. o Pre-sales would begin as soon as contractual agreement is reached. o Sale and delivery of homes to be complete d within 24 months from start of infrastructure. o Built on a modular basis off site and delivered substantially complete. o Same general contractor as office building would work on this project; apprenticeship program already in place using local talent; currently working with Palm Beach State College on apprenticeship program. o Outlined CRA partnership details and plans to give back to community from a financial perspective. o Commitment from Apollo Bank to fund all construction costs; partner equity will be use d to guarantee all debt as well. o Total completion time: 24 months or less. Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 7 Mr. Devlin had several questions:  Clarification on parking for the townhouses. There will be available space for parking on street with an option for a garage on the first floor of these units. Also space on either side of unit will be additional space for parking.  Where their existing project is located; Mr. Horwitz said Coconut Grove, Florida Keys, and Marathon (would gladly send photos).  How have these units survived recent st orms, Mr. Horwitz said the community in Marathon suffered no damage at all during last storm. A completed project in Hallandale has photos available; feels that some of these developments withstood storms better than their concrete counterparts; designed to withstand 180 mph winds and all have impact glass.  Concerned about scarce greenspace. Mr. Horwitz noted the entire south west corner is open greenspace with two pocket parks to be developed, one with a bus stop. Mr. Hendricks liked the cool vibe of the architecture and commented the modular homes are really tough, depending on the builder, and can withstand anything a CVS house can withstand as far as hurricanes and storms. Informal surveillance can be provided by people sitting on their porches. Ms. Cruz asked the cost of the HOA for these houses. Mr. Horwitz had been a COO for a large property management company in Florida and is geared toward reducing any extraneous costs; it is expected that landscaping will be part of the HOA because parks are inclusive; the projected costs should be well under $100 a month, but this has not been finalized. Residents will be able to self -regulate, but will be kept as economical as possible. Mr. Hendricks asked if thought has been given to giving the greenspac e in the southwest corner to Parks and Recreation to develop. Mr. Horwitz said thought has been given to convey the land to the City for liability purposes. While HOA will maintain landscaping the park itself would be a City park as a public/private partnership to develop. Ms. Grcevic wondered if these homes were slab or crawl space. Mr. Horwitz said in any modular housing there will be a crawls space beneath, set on a stem wall to allow it to be constructed and maintained. Mr. Simon called for public comment; there being none, the presentations continued.  Azur Equities LLC and Canary Village Franck Gotsman gave a PowerPoint Presentation on Canary Village (see attached), with highlights as follow: Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 8 o Idea had come from a discussion with local community and people. Had originally submitted an unsolicited proposal to the CRA and are happy to see some of their original ideas come into the RFP. o Currently building 120 homes in Pompano Beach, other projects in Davie, Miami Gardens, and West Palm Beach. o Azur is eclectic, doing large and small projects . Emphasis of this project is that it is local: ownership, construction, workforce. o Price range is around $225,000 for single -family and townhomes. o Site plan is for 12 single-family homes, 27 townhomes, all around 1,500 square feet. o Large park donated to the City in the northeast corner near bus stop. o Idea is not to maximize the number of units but to make the development livable and breathable with a cottage feel. o Descriptions of bird’s eye views. o Awnings (car ports), not parking garages, to keep costs low so local people can afford the homes. o Providing quality homes for an attainable price. o Key West style often surfaced in discussions with locals; hence Canary Village for the colorful pallet. o Discussed availability of larger models to buyers if requested. o Experienced local developer with a track record of community involvement and prove use of local contractors. Dwayne Randolph, General Contractor, gave his summary as a local minority builder with over 23 years ’ experience building multi - and single- family home communities in scattered sites throughout Palm Beach and Broward Counties. Currently building a two -story home in Boynton Beach where 80% of major -tier subcontractors are Boynton Beach businesses. This City is where he lives, works, and worships and believes in advancement opportunities. Will use this opportunity to prepare, assist, to prop up and propel the local Boynton workforce. Keturah Joseph, Executive Director of Boynton Beach CDC, gave an overview of the only non -profit affordable housing developer in Boynton Beach. Started in 1999 by a group of local residents who wanted to bring a change in the exact area being discussed no w, the Heart of Boynton. For this project, intensive homebuying financial education; an educated homebuyer is a successful homebuyer. The CDC embraces this project and will do everything to make it successful. Mr. Devlin asked if the educated homebuye r is how to keep your house maintained, since the HOA maintains the exteriors. Ms. Joseph said this covers everything: financial education, get credit ready, maintain a home, keep the home, and become an educated and successful homeowner. The goal is to identify local people and start with them from scratch so by the time the houses Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 9 are ready they are ready to become homeowners (with an understanding that dues are paid to the HOA). Ms. Grcevic wonders if any lenders incentives will be given to the future buyers. Mr. Gotsman said they are not a bank, though they will facilitate by providing banks that are easy to work with for first time homeowners who might not have a lot of credit nor a lot of money. The goal is affordable housing. Ms. Joseph added that the CDC will access any assistance that available to them, for instance, down payments. This is their expertise. Mr. Hendricks asked for clarification knowing that HOA documents vary widely and one cannot assume that the exterior of the building will necessarily be maintained. Mr. Gotsman said that as a community, usually the HOA is responsible for the outside and common areas, but the only way to ensure full maintenance of the property is to maintain ownership and have a rental community. The CRA de finitely wanted ownership in this loca tion, so once the home is sold, Azur cannot constrain people to maintain them. Chair Barber opened the floor for public comment.  Susan Oyer, 140 SE 27th Way, wanted to wait to comment at the end of all the presentations.  Minister Bernard Wright, address not given, was under the impression these were rental properties and was informed this is a home ownership community, not rental. A $280,000 in the heart of Boynton Beach is not affordable for anyone in District 2 in the Heart of Boynton, which doesn’t leave a ghost of a chance of getting in. This is still gentrification no matter how you look at it. As a leader in this community, no one has reached out to him. Chair Barber closed the floor to public comment.  Pulte Home Company Andrew Maxey introduced his team and then gave a PowerPoint Presentation (see attached), with highlights as follow: o Pulte manages a team of over 120 employees, locally based in Palm Beach County. o The Wapman Group has been hired to assist with land planning/ landscape architect services, local experience Seacrest Corridor. o Sophia Nelson, S.A. Nelson & Associates spearheading community outreach and local hiring effort. o Local project experience presented, especially workforce housin g. o Pulte has existing vendor contract in place. o This site plan proposes 40 units, mix single -family and town homes. Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 10 o Funded 100% with company ’s money and do not intend to make a profit. o Proposes to pay CRA for property -- $442,000 -- in consideration for land combined with marketing fees. Aimee Carlson continued with a review of the plan: o Plan created after careful review of CRA plan and design guidelines included in the RFP. o Researched feedback from surrounding communities regarding Cottage District d evelopment. o Showed streetscape: Mix of one - and two-story units, all fee simple units, single family and townhouse. o Showed site plan: Majority of units address the street rather than being internally focused; consistent with the way neighborhoods develop over time. o Pocket park with bus shelter, off -street parking, multi -use dry detention area, large park in center. o Park and dry detention area open to the residents of the surrounding communities (eventually to be deeded to City, but maintained at HOA ’s costs). o No street terminating at Oyer property, buffer between to try to be respectful neighbors. o Northeast 1st Street on-street parking to provide street calming and provide additional parking for residents. o Of the 40 units, 9 will be single -family, 31 townhomes. o Architecture styles Florida Mediterranean and Florida Coastal designs to be consistent with styles identified by CRA. All homes will have 1- or 2-car garages. Mr. Maxey continued with financials. Project costs, projecting a budget of $8.4 million, 100% cash funded by Pulte as the developer. o $452.013 purchase price consideration to CRA:  $200,000 paid up front.  Back end marketing fee paid to CRA for assistance in marketing and selling individual units (3% of $252.013). o Noted additional partners to work through qualifications and other parameters. o Unique in offering lowest level sales price: 25% will be at $166,000 price point. Not just going after the top end, as reflected in the financials. o Reviewed pre-development costs and cost model. o Plan for local contractors. Two of six vendors already are within the City limits. o Ability to bring in local lenders and local trades to this project. Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 11 Charisma Adams, S.A. Nelson & Associates, gave background experience with Boynton Beach ’s approach to communi ty wealth building. o Developed strong data bases with local partners over past three years, including contractors, skilled and unskilled laborers. o Outreach efforts will consist of assessing local pool, then broadcasting. o Will also utilize telephone, text, door hangers, flyer distribution, fairs, digital media, and paid ads. o Plan to engage local non-profits and churches to assist with identifying buyers and capacity building of labor through training, bonding, and other available programs. o Plan to maintain regular communication with CRA, the community, and project stakeholders through meetings, site activities, and presentations. o Commitment to implement strong outreach program to create long term economic opportunities to benefit the resid ents and families of Boynton Beach. Mr. Devlin asked to return to the site plan and commented on the out -ward facing layout and what the houses are actually facing, is there anything to be done in the way of incentives to improve the existing properties; there is not much in the way of landscape/treescape/beautification. Discussion followed with Ms. Carlson and Mr. Simon; Ms. Grcevi c added that once inside the home, the back would look out onto the greenspace in the center of the development, which is the actual living space for most families, not the front. Mr. Hendricks said this is his favorite plan, the way it engages with the neighborhood and not walled off; however, would like to see at least some small porches to facilitate this. Kudos for the a menities, greenspace, and layout. Ms. Cruz understood that the property prices start at $166,000 per unit. Mr. Maxey broke it down as follows, with average around $220,000:  25% in $166,000 price point  25% in $213,000 price point  25% in $261,000 price poi nt  25% in $308,000 price point Mr. Hendricks suspects this is rightly priced for what the neighborhood is and what it will become, noting the market it hot with building and “selling like hotcakes.” Ms. Gordon commented that no mention was made about HOA in this development. Ms. Carlson said there will be an HOA that will be maintaining the common areas, the park will be deeded to the City but the HOA will maintain the maintenance obligation for the park. No estimates on the cost of the HOA was available at this time, but will be kept as low as possible. Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 12 Mr. Simon called for public comments, but there were none.  Ace Development Group, LLC Astrelain Josue gave a PowerPoint Presentation (see attached), with highlights as follow: o A brief history of projects along with strategic partner Emerald Construction was given, ranging from group -up multi-family, townhomes, condominiums, and retail plazas. o Vast network includes equity partners, general contractors, architects, civil engineers, along with land use attorneys working tirelessly with government agencies throughout Palm Beach County as well as the west coast of Florida. o The concept is like a blank canvas where they created a masterpiece they call Boynton Cottage Village. o The site plan shows a 73-unit residential project made up of tiny homes, one, two, and three bedroom homes. o Catering to the working class, along with families, entry -level professionals, millennials, and empty -nesters. o Detailed description of site plan including amenities. o Live/work units (aka Tiny Homes) dedicated to workforce housing; description of the concept was given. o 25% dedicated to workforce housing. o Price ranges from $100,000 to $252,000. o Greenspace usage from the resident ’s vantage point along with other amenities, inc luding pool, were described. o The project has HOA, which covers common areas and exterior of the park. o Images of floor plans were described; there will be porches. o Construction methods are modular to deliver cost -effective units. o Project financials:  Total development cost $16.6 million.  Commitment with Valley Bank and working on loan funds with other banks.  Equity partners range from South Florida to New York, looking to deploy capital into workforce -driven projects. o Review of development team, Emerald Construction, noting that they are dedicating 15% of local subcontractors to perform labor from Boynton Beach. Ms. Cruz asked for elaboration on property pricing. Mr. Josue said they recognize the parameter of the workforce housing program as to moderate incomes; their prices range a from a low of $100,000 up to $261,000. Chair Barber asked what types of incomes would be needed; Mr. Josue said looking at 100% AMI, it would be between $63,000 to $79,000 on the low end up to Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 13 $79,000 to $100,000 for the largest units. However, workforce housing would accommodate an AMI of 60-80%. Ms. Grcevic commented that part of this co uld be adorable, but is concerned it could go really awry with only 450 square feet, which isn ’t family oriented. The worry is that it could turn into AirBNB or people who are only here six months of the year, and there could be a higher HOA to maintain t hat. Mr. Josue said the HOA would focus on assuring there are not short term rentals . As to the live/work units, those cater to a different type of audience, e.g., artists priced out of Delray Beach. While they typically rent, some artists do buy, and m arketing is working to get artists to come in and buy; this has worked in another community. Chair Barber opened the floor for public comment.  Keturah Joseph, Boynton Beach CDC (address not given), noted that Palm Beach County for 2020, example for workforce housing is 120-140% of AMI, for a household of four, they can earn between $105,000 to $122,920 workforce income. A household of one can earn between $73,000 to $86,000. Most of the presenters tonight stressed it is workforce housing, but we are looking at the higher income range.  Susan Oyer, 140 SE 27th Way, had several questions: o How will this be evaluated? By a ranking system that goes to the commission? Evaluating some things tonight and choosing the top two or three? Mr. Simon said the CRAAB will be providing a recommendation on findings based on the proposals presented both this evening and the proposals submitted. There is not a point ranking or any type of point system. This Board is not an approval body, is it a recommendation body. Their recommendations may not even include one of the applicants, but rather an overall analysis they would like the CRA Board to consider. o Is it possible to get copies of the RFPs. No copies of the applications are available to the public at this point. o Proposal #2 and #5 have mentioned using modular homes; in the past there have been problems getting insurance for these. That may be something that needs to be considered, which may affect resale value. o Proposal #3 concern is there was not very much information given on the financing. o Concern over Proposal #5 was, while diverse, 73 units is not compatible with the neighborhood; the Commission meetings seem to be looking for compatibility and a nice transition. The density of 73 units would not be compatible. There also are bay windows, which may not be allowed under code. o Very much likes #1, #2, and #4. Chair Barber closed the floor to public comment. Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 14 Chair Barber suggested this Board pursue one or two of these presentations, but perhaps the Board Members should all agree since everyone is here. Some discussion followed on the best way to accomplish this. Mr. Hendricks felt an executive summary would be nice, but since there is a transcript, the short answer is yes. Ms. Cruz suggested a chart reflecting such things as numbers of units, price ranges with those units, HOA or not, etc. Mr. Simon showed a chart already made and broken down by presenters (included in backup as an attachment). Mr. Hendricks directed the Board to page 411 of backup, Sufficiency Checklist and Staff Evaluation. General discussion followed, with Mr. Simon reminding the Board that recommendations that night would go into the Board Agenda being released the next day. The Board focused on the charts on pages 410 and 411. Mr. Simon guided the Board by stating that recommendations should be based on:  What was presented ;  Qualifications of applicant ;  Ability to complete the project;  Can present top two or three picks, not necessarily in order ;  What was liked and why (details for what would like to be seen in end project comes later).  The CRA Board will hear the exact same presentations in the same order on Tuesday night. Mr. Hendricks suggested each Board Member rank their preferences and send to Staff and let them compile the top choices; Mr. Simon stated this is not the procedure of the RFP and must be discussed in public and this solution is not necessarily an efficient solution. Ms. Gordon stated she would like to commend all five presenters, they did an amazing job presenting their product and all have a great product to offer, thanking them for thinking of Boynton when it comes to the project. Something has to be selected, but they are all winner s and have great projects. Based on the most popular styles popping in Florida and how it will look in the community, Ms. Gordon is leaning towards #1 . Ms. Grcevic stated she was leaning toward #4 and #1 as the most complimentary for the area. Of particular interest are the garages -- for storage and orderliness -- and to create a neighborhood feel. Ms. Thomas had been analyzing and looking at all the data, and co ncurs with Ms. Grcevic for #1 and #4 as the most family friendly aesthetics for Boynton Beach. Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 15 Mr. Simon continued with guidance, noting the five criteria for RFP submission; the Board’s goal is to decide who matched up best with the criteria. Ms. Nickli en added:  Who has the experience, the know -how, and the design experience to engage the citizens to accomplish the project in a timely manner?  How does it benefit the CRA, citizens, and the City overall?  Which one of these five has captured the most of the se criteria? Those are the ones that should rise to the top. Mr. Devlin shared his thinking process, conceding the #1 and #4 were probably strongest in the building community; however, he felt #3 and #4 looked the best but checked off the least boxes. I t makes it hard to go ahead and pick. Ms. Nicklien clarified that the most checkmarks on the chart was #4; Mr. Devlin meant to indicate Fox as the least responsive. Ms. Cruz thanked everyone for coming in and presenting. Some credit should go to Ace for seeing opportunity for others besides family units, single people who want to start with their first homes, for all people in all stages of life. That said, Ms. Cruz picked #4, Pulte Home Company LLC. Forty units is a decent number, no financing continge ncies, not asking for additional tax credits, decent cost range, and an affordable HOA. Mr. Hendricks suggested going through each Board Member and get their top two preferences by name rather than number. More discussion followed, along with several attempts to draft a motion, all of which failed for lack of a second. The following are the preferences by Board Member:  Chair Barber: Boynton Beach Cottage and Pulte Homes  Mr. Devlin: Boynton B each Cottage and Azur  Ms. Grcevic: Boynton Beach Cottage and Pulte Group  Ms. Cruz: Pulte Homes only Boynton Beach Cottage is not affordable housing; even with two incomes, that gets too close to the $300,000 range; unless they can decrease costs somehow to the consumer.  Ms. Thomas: Pulte Homes, then Azur, and thi rd Boynton Beach Cottage  Ms. Gordon: Pulte Homes only  Mr. Hendricks: Pulte Homes and Fox Ridge Capital Chair Barber asked what was liked about Fox Ridge; Mr. Hendricks said it was the architecture and the site plan, especially the front porches as a community builder. General discussion followed; Chair Barber did note that one thing about Fox Ridge’s presentation was that they did not really know Boynton Beach and were somewhat out of touch with this project. Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 16 Ms. Cruz amended her preferences as wanting Pulte Homes and added Azur equities due to their providing local employment, hiring local subcontractors, and using local minority subcontractors. Connecting with the community is important, also the prices were decent within that frame. Mr. Simon clarified that the top three are 1) Pulte Homes; 2) Boynton Beach Cottage; and 3) Azur Equities, in that order if ranking is necessary. Motion was made by Chair Barber to recommend to the CRA Board of top three, in this order, 1) Pulte Homes; 2) Boynton Beach Cottage; and 3) Azur Equities Staff with the stipulation that they consider that whatever builder chosen will build an affordable home under $240,000 and hire local subcontractors. Motion failed for lack of second. Discussion: Ms. Cruz thought perhaps a second motion should be made for the price range and other criteria. Mr. Devlin suggested not ranking them, but just submit the three. Mr. Hendricks added that the CRA Board understand the need for an affordable product and that is of the highest important. The CRA Staff wrote the RFP at the direction of the Board, so a motion is not needed to tell the CRA Board what their job is. All that is needed is the recommendations and feedback about the experience of the proposals heard. Mr. Simon explained that sales prices are less important than income ranges, along with the criteria of the RFP for low to workforce incomes, and agreed that the price does not need to be specified in the motion. Further discussion followed on low income/homeowner affordability in that community. Not every project can address all incomes at once, which was thoroughly discussed when the RFP was written. Examples and scenarios were shared by several Board Members. Motion was made by Chair Barber, seconded by Ms. Cruz, to submit to CRA Board three names, as they are, without rank as our three recommendations: Pulte Home Company; Boynton Beach Cottage District Development; and Azur . Motion failed for lack of second. In a voice vote, the motion passed unanimously (7-0). Chair Barber summarized by saying the CRA Board will be able to see who most adequately fulfilled the request and these choices made will be very clear. Mr. Devlin added that this isn’t necessarily intended to be the least affordable project within the CRA, there are other ones going on. These may be a little bit more expensive than what was wanted, but admitted Azur would be a place he would want to move to. 8. CRA Board Items for CRA Advisory Board Review and Recommendations A. Old Business -- None B. New Business -- None Meeting Minutes CRA Advisory Board Boynton Beach, Florida December 3, 2020 17 9. Future Agenda Items -- None 10. Adjournment Upon motion duly made and seconded, in a voice vote, the motion passed unanimously (7-0) and the meeting was adjourned at 9:04 p.m. Ms. Nicklien noted that a recorded version of this meeting will be on the CRA Website at BoyntonBeachCRA.com. The CRA Board meeting is Tuesday, December 8. Attachments: PowerPoint Presentations:  Boynton Beach Cottage District Development, LLC  Fox Ridge Capital, LLC  Azur Equities  Pulte Home Company [Minutes transcribed by M. Moore, Prototype, Inc.] A D VI SORY B OA R D I T EM A.1. P E ND ING AS S IG NM E NT S S UB J E C T: R eview of Commercial P roperties within B oynton Beach Boulevard C orridor within C R A A rea S UM M ARY: At their J uly 14, 2020 meeting, the C R A Board assigned the C R A A B with the task of identifying available properties located within key commercial and light industrial areas of the C R A . C R A staf f will provide the C R A A B with a list of properties found on Costar/L oopNet and the Multiple L isting S ervice that are being marketed as "for sale." T he C R A B oard's assignment involves the C R A A B performing research and analysis on these properties. T he goal of the assignment is to have the C R A A B provide a priority list of properties or recommendations on whether or not to pursue possible acquisition based on available funding. All land assemblages for f uture redevelopment shall be in furtherance of the 2016 B oynton Beach Community R edevelopment P lan. At the A ugust 11, 2020 Board Meeting, the C R A B oard provided further direction for C R A A B to focus on the B oynton Beach B oulevard corridor for the assignment to coincide with the future Boynton B each B oulevard roadway improvements and other redevelopment activities. C R A staff has provided the results of available property searches from CoStar/LoopNet as Attachment I. F I S C AL I M PAC T: To be determined. C RA P L AN/P RO J E C T /P RO G RAM : 2016 Community Redevelopment Plan C RAAB RE C O M M E ND AT IO N: To be determined. C RA B O ARD O P T IO NS : To be determined. AT TAC HM E NT S: D escription Attachment I - Commercial P roperties F or Sale on E . B oynton Beach B lvd. Land Building Size: 1.03 AC Stories: Existing - Space Avail: % Leased: Rent/SF/Yr: 0 SF For Sale Only 0% Status: Land Area: Building Type:300 NE 2nd St Boynton Beach, FL 33424 Palm Beach County Boynton/Lantana Submarket 1 Max Contig: Smallest Space: 0 SF - Only properties with valid lat/lon display on map Copyrighted report licensed to Boynton Beach Community Redevelopment Agency - 686423.8/26/2020 Page 1 Land Building Size: 1.06 AC Stories: Existing - Space Avail: % Leased: Rent/SF/Yr: 46,174 SF Withheld 0% Status: Land Area: Building Type:225 W Boynton Beach Blvd Boynton Beach, FL 33435 Palm Beach County Boynton/Lantana Submarket 2 Max Contig: Smallest Space: 0 SF - Class B Office/Loft/Creative Space 6,083 SFBuilding Size: 6,000 SF Stories: Built 1985 2 Space Avail: % Leased: Rent/SF/Yr: 6,000 SF For Sale Only 1.4% Status: Typical Floor Size: Building Type:420 W Boynton Beach Blvd Boynton Financial Centre Boynton Beach, FL 33435 Palm Beach County Boynton/Lantana Submarket 3 Max Contig: Smallest Space: 6,000 SF 6,000 SF Expenses:2019 Tax @ $3.23/sf Land Building Size: 0.56 AC / 0.56 AC (Net) Stories: Existing - Space Avail: % Leased: Rent/SF/Yr: 0 SF For Sale Only 0% Status: Land Area: Building Type:433 W Boynton Beach Blvd Downtown Boynton Beach Blvd. Boynton Beach, FL 33435 Palm Beach County Boynton/Lantana Submarket 4 Max Contig: Smallest Space: 0 SF - Only properties with valid lat/lon display on map Copyrighted report licensed to Boynton Beach Community Redevelopment Agency - 686423.8/26/2020 Page 2 Page 1 8/26/2020 300 NE 2nd St Boynton Beach, FL 33424 - Boynton/Lantana Submarket Property Summary Report LAND Type:Commercial Land Land AC:1.03 AC Land SF:44,867 SF Topography:Level ZONING & USAGE Zoning:C4, R2 Proposed Use:Mixed Use Approvals:Maps CURRENT CONDITION Grading:Raw land Infrastructure:No Curb/Gutter/Sidewalk, No Electricity, No Gas, No Sewer, No Streets, No Water TRAFFIC & FRONTAGE Made with TrafficMetrix® Products Traffic Volume:19,585 on East Boynton Beach Boulevard & NE 3rd St (2020) 33,915 on E Boynton Beach Blvd & NE 3rd St (2013) Frontage:172' on NE 2nd St. TRANSPORTATION Commuter Rail:8 minute drive to Boynton Beach Commuter Rail (Tri-County Commuter) Airport:22 minute drive to Palm Beach International Airport Walk Score ®:Very Walkable (77) Transit Score ®:Minimal Transit (0) Copyrighted report licensed to Boynton Beach Community Redevelopment Agency - 686423. Page 3 8/26/2020 225 W Boynton Beach Blvd Boynton Beach, FL 33435 - Boynton/Lantana Submarket Property Summary Report LAND Type:Commercial Land Land AC:1.06 AC Land SF:46,174 SF Topography:Level ZONING & USAGE Zoning:C2 and and R1A Proposed Use:Commercial, Convenience Store, Day Care Center, Fast Food, Medical, Restaurant, Retail, Service Station, Strip Center CURRENT CONDITION Grading:Raw land Infrastructure:Curb/Gutter/Sidewalk, Electricity, No Gas, Sewer, Streets, Water TRAFFIC & FRONTAGE Made with TrafficMetrix® Products Traffic Volume:32,140 on West Boynton Beach Boulevard & NW 3rd St (2020) 30,783 on W Boynton Beach Blvd & NW 4th St (2020) Frontage:260' on Boynton Beach Blvd. (with 4 curb cuts) TRANSPORTATION Commuter Rail:7 minute drive to Boynton Beach Commuter Rail (Tri-County Commuter) Airport:21 minute drive to Palm Beach International Airport Walk Score ®:Very Walkable (72) Transit Score ®:Minimal Transit (0) Copyrighted report licensed to Boynton Beach Community Redevelopment Agency - 686423. Page 4 8/26/2020 420 W Boynton Beach Blvd - Boynton Financial Centre Boynton Beach, FL 33435 - Boynton/Lantana Submarket Property Summary Report BUILDING Type:Class B Office Tenancy:Multiple Year Built:1985 RBA:6,083 SF Floors:2 Typical Floor:6,000 SF Construction:Reinforced Concrete LAND Land Area:0.34 AC Zoning:C2 EXPENSES PER SF Taxes:$3.23 (2019) PARCEL 08-43-45-28-11-000-0030 AMENITIES 24 Hour Access, Controlled Access, Natural Light, Partitioned Offices, Plug & Play, Signage LEASING Available Spaces:No Spaces Currently Available TRANSPORTATION Parking:Surface Spaces @ $0.00/mo; 24 free Covered Spaces are available; Ratio of 3.95/1,000 SF Commuter Rail:7 minute drive to Boynton Beach Commuter Rail (Tri-County Commuter) Airport:22 minute drive to Palm Beach International Airport Walk Score ®:Somewhat Walkable (65) Transit Score ®:Minimal Transit (0) KEY TENANTS Subway-South Florida 1,200 SF Gmr Payment Service 300 SF PROPERTY CONTACTS True Owner:420 West Boynton Bch Blvd Llc Recorded Owner:420 West Boynton Bch Blvd Llc Property Manager:Subway of South Florida Copyrighted report licensed to Boynton Beach Community Redevelopment Agency - 686423. Page 5 8/26/2020 420 W Boynton Beach Blvd - Boynton Financial Centre Boynton Beach, FL 33435 - Boynton/Lantana Submarket Property Summary Report MARKET CONDITIONS Vacancy Rates Current YOY Current Building 98.6%98.6% Submarket 1-3 Star 9.5%0.9% Market Overall 10.4%1.2% Gross Asking Rents Per SF Current YOY Submarket 1-3 Star $29.95 4.8% Market Overall $35.21 4.5% Submarket Leasing Activity Current YOY 12 Mo. Leased SF 141,351 0.5% Months On Market 9.0 1.0 mo Submarket Sales Activity Current YOY 12 Mo. Sales Volume (Mil.)$8.1 -59.7% 12 Mo. Price Per SF $274 9.0% Copyrighted report licensed to Boynton Beach Community Redevelopment Agency - 686423. Page 6 8/26/2020 433 W Boynton Beach Blvd - Downtown Boynton Beach Blvd. Boynton Beach, FL 33435 - Boynton/Lantana Submarket Property Summary Report LAND Type:Commercial Land Land AC:0.56 AC Land SF:24,394 SF Dimensions:Irregular Topography:Level PARCEL 08-43-45-21-15-000-0830 ZONING & USAGE Zoning:C2 - Office/Retail Proposed Use:Hold for Investment CURRENT CONDITION Improvements:Vacant land Grading:Raw land Infrastructure:Curb/Gutter/Sidewalk, Electricity, Gas, Sewer, Streets, Water TRAFFIC & FRONTAGE Made with TrafficMetrix® Products Traffic Volume:29,966 on W Boynton Beach Blvd & NW 4th St (2018) 32,820 on W Boynton Beach Blvd & I- 95 (2013) Frontage:218' on W Boynton Beach Blvd 113' on NW 4th St Copyrighted report licensed to Boynton Beach Community Redevelopment Agency - 686423. Page 7 8/26/2020 433 W Boynton Beach Blvd - Downtown Boynton Beach Blvd. Boynton Beach, FL 33435 - Boynton/Lantana Submarket Property Summary Report TRANSPORTATION Commuter Rail:7 minute drive to Boynton Beach Commuter Rail (Tri-County Commuter) Airport:21 minute drive to Palm Beach International Airport Walk Score ®:Somewhat Walkable (65) Transit Score ®:Minimal Transit (0) PROPERTY CONTACTS True Owner:HASNER REALTY CORPORATION Recorded Owner:Boynton East Llc Prior True Owner:Castle Florida Building Corp Copyrighted report licensed to Boynton Beach Community Redevelopment Agency - 686423.