Minutes 12-03-20 MINUTES OF THE CRAADVISORY 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, CRAAssistant 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 Order
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 Approval
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 Comment
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
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. Consent
A. Approval of CRAAdvisory 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 CRAArea [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
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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 outline 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 1 st Ave.
o Elevations for proposed units comprised 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.
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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 room 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 appreciate
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?
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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 residents 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 do 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 these 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 change 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."
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• Fox Ridge Capital
Grant Horwitz gave a PowerPoint 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, garages 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 completed 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 used to guarantee all debt as well.
o Total completion time: 24 months or less.
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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 storms, 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 greenspace 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:
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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 now, 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 homebuyer 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
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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 definitely wanted ownership in this location, 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 housing.
o Pulte has existing vendor contract in place.
o This site plan proposes 40 units, mix single-family and town homes.
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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 development.
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.
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Charisma Adams, S.A. Nelson & Associates, gave background
experience with Boynton Beach's approach to community 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 residents 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. Grcevic 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 amenities, 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 point
• 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.
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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.
0 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, including 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
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$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 could 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 that. Mr. Josue said the
HOAwould 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 marketing 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.
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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 winners 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 concurs with
Ms. Grcevic for #1 and #4 as the most family friendly aesthetics for Boynton
Beach.
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Meeting Minutes CRA Advisory Board
Boynton Beach, Florida December 3, 2020
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. Nicklien
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 these 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. It 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 contingencies, 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 Beach 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 third 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.
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Meeting Minutes CRA Advisory Board
Boynton Beach, Florida December 3, 2020
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 CRAAdvisory Board Review and Recommendations
A. Old Business -- None
B. New Business -- None
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Meeting Minutes CRA Advisory Board
Boynton Beach, Florida December 3, 2020
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.]
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