Ocean District Community Redevelopment Plan (7.1MB, 143 pgs)THE OCEAN DISTRICT COMMUNITY REDEVELOPMENT PLAN Prepared For: The City Of Boynton Beach Community Redevelopment Agency Prepare By: The Department of Development Planning and Zoning Division
February 2004 ??????????????????????????????
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EXECUTIVE SUMMARY Executive Summary The Ocean District is directly adjacent to the city’s downtown core. As such, it serves as a gateway community to the downtown area and supports the
Federal Highway Corridor. The Ocean District Community Redevelopment Plan was prepared to serve three purposes. First, the plan will contribute toward the updating of the existing Community
Redevelopment Area (CRA) Plan. The CRA plan is being revised in a five–part effort. The first effort is the Federal Highway Corridor Community Redevelopment Plan that was adopted in
May 2001. The second effort is the Heart of Boynton Community Redevelopment Plan, which was adopted in December 2001. This study, The Ocean District Community Redevelopment Plan, is
the third component of this update process. The fourth effort, currently underway, will address the Boynton Beach Boulevard Corridor, followed by the study of the remaining portion which
is element to include the industrial area west of Interstate I-95. The second purpose of this Plan is to recognize certain broad goals that need to be achieved in order to make downtown
Boynton Beach a successful place. In terms of these goals, a successful place can be defined as: 1. A desirable place to live and work where both residents and workers have a sense of
responsibility for the successful outcome; 2. A place of unique character with public spaces where people feel comfortable together;
EXECUTIVE SUMMARY 3. A place of common vision and physical predictability for all new development that will allow for commercial and residential growth. A place of profitable investment
that provides a positive aesthetic experience; and 4. A memorable place of human interaction and cultural benefit. The third purpose of the Plan is to provide recommendations for projects
and programs, including amendments to the adopted Future Land Use Plan and Land Development Regulations, to be undertaken in order to create a new image and mix of uses for the civic
and cultural center of the city. The study area is bounded by N.E. 3rd Avenue on the north, by Seacrest Boulevard on the west, by the F.E.C. Railroad on the east and by S.E. 2nd Avenue
on the south. Existing conditions within the study area were thoroughly examined and evaluated. They indicate that there are a variety of challenges to, and opportunities for development
and redevelopment. The plan calls for areas that lie south of N.E. 3rd Avenue and north of N.E. 1st Avenue to feature the most intense development. The areas containing Town Square should
provide a transition from the civic and cultural center to urban form. The areas north and south of Ocean Avenue will frame the Ocean Avenue corridor, providing support for its business
and other activities, while also supporting the preservation of the predominantly residential character of the neighborhood that lies in the southeast area of the Plan. Each of the areas
presents unique issues. Collectively, these planning areas will form a hierarchy of development that will result in economic growth and a pedestrianoriented, vibrant town center.
EXECUTIVE SUMMARY Specific recommendations to guide the City toward realization of orderly and aesthetically pleasing development and redevelopment in the Ocean District Community Redevelopment
Plan are summarized as follows: 1. Amend the Mixed-Low Regulations to add specific development standard for the Ocean District. A lesser density and intensity will provide a transition
from the current allowed density and intensity in the adjacent downtown area; 2. Develop detailed signage standards to contribute to the aesthetic appearance of the Ocean District; and
3. Develop a design program for structures and street furniture to include a color palate.
TABLE OF CONTENTS LIST OF TABLES vi LIST OF EXHIBITS vii SECTION I. COMMUNITY REDEVELOPMENT AGENCY Introduction and History 2 Goals, Objectives and Policies 9 General Statement 13 II.
ANALYSIS OF EXISTING CONDITIONS Existing Land Use Regulation and Policies 18 Existing Traffic Patterns 28 Existing Property Analysis 33 Existing Code Compliance 38 Pictorial of Existing
Conditions 40 III. REDEVELOPMENT PLANNING PROCESS In-house Workshop and Public Visioning Sessions 45 Study Areas’ Strengths and Weaknesses 47 Staff Analysis After In-house Workshop and
Public 48 Visioning Sessions IV. ISSUES AND OPPORTUNITIES Issues and Opportunities: Redevelopment Strategies 54 V. ALTERNATIVE PLANS Urban Design Narrative 58 VI. RECOMMENDATIONS AND
PROJECTS Recommendations and Projects 91
VII. NEIGHBORHOOD IMPACTS OF REDEVELOPMENT ACTIVITIES Neighborhood Impacts of Redevelopment Activities 96 VIII. SOURCES OF REDEVELOPMENT FUNDING AND FINANCING Sources of Redevelopment
Funding and Financing 100 IX. REFERENCES 104 X. ACKNOWLEDGEMENTS 106 XI. APPENDIX 107
LIST OF TABLES Tables Page 2.1 Land Use Distributions 24 2.2 Zoning Distribution Chart 24 2.3 Uses Distribution Chart 33 2.4 Assessed Value for Single-Family Homes 34 2.5 Change in Assessment
for Single-Family Homes 34 2.6 Market Activity for Single-Family Homes 34 2.7 Assessed Value for Condominiums 35 2.8 Change in Assessment for Condominiums 35 2.9 Market Activity for
Condominiums 35 2.10 Assessed Value for Commercial 36 2.11 Market Activity for Commercial 37 7.1 School Capacity and Enrollment, 2008-2009 97 vi
LIST OF EXHIBITS Exhibit Page 1.1 Boundary of District Study Area 8 2.1 Boundary of Parcel Map 16 2.2 Boundary of Aerial Photo Map 17 2.3 Existing Land Use Map 25 2.4 Current Zoning
Map 26 2.5 Current Future Land Use Map 27 2.6 Traffic Study Area Map 32 2.7 Pictorial of Existing Conditions 40-43 5.1 Ocean District Community Redevelopment Plan (Alternative 4) 58
5.2 Ocean District Community Redevelopment Plan (Alternative 5) 58 5.3 Boynton Beach Boulevard Corridor 59 5.3A Proposed Boynton Beach Boulevard Corridor 60 5.4 Town Square Plan 62 5.5
City Hall Block 64 5.5A Proposed City Hall Block Alternative 4 65 5.5B Proposed City Hall Block Alternative 5 65 5.6 Children’s Museum 67 5.6A Proposed Children’s Museum Alternative
4 68 5.6B Proposed Children’s Museum Alternative 5 68 5.7 Cultural Block 71 5.7A Proposed Cultural Block 72 vii
5.8 Seacrest Boulevard 74 5.8A Proposed Seacrest Boulevard 75 5.9 Ocean Avenue Promenade 76 5.9A Proposed Ocean Avenue Promenade 77 5.10 F.E.C. Railroad Tracks 79 5.10A Proposed F.E.C.
80 5.11 Single Multi-Family Residential 81 5.11A Proposed Single Family 82 5.11B Proposed Multi-Family 82 5.12 Alternative 4 83 5.13 Alternative 5 84 5.14 Proposed Street Section (Ocean
Avenue) 85 5.15 Proposed Street Section (Ocean Avenue) 86 5.16 Proposed Street Section (Town Square) 87 5.17 Proposed Street Section (Boynton Beach Boulevard) 88 5.18 Proposed Street
Section (Town Square) 89 6.1 Proposed Future Land Use Map 94 viii
SECTION I COMMUNITY REDEVELOPMENT AGENCY 1
COMMUNITY REDEVELOPMENT AGENCY 1. Introduction and History Redevelopment efforts in the City of Boynton Beach commenced in August 1981 when the City established the Boynton Beach Community
Redevelopment Agency (CRA) in accordance with Chapter 163, Part 3, F.S. On May 4, 1982, the City of Boynton Beach declared a portion of the downtown area to be suffering from slum and
blighted conditions, as evidenced in Resolution 82-KK, and established a Community Redevelopment Area (also referred to as “CRA”) that initially contained 180 acres. The original boundary
of the CRA included a core portion of the Ocean District Community Redevelopment Area,…. Northeast 3rd Avenue to Ocean Avenue on the north. The powers of the CRA that are contained in
Section 163.370, Florida Statutes include, but are not necessarily limited to, the following activities: ?? Acquire property deemed necessary for community redevelopment, except that
the use of eminent domain shall require specific approval from the City Commission; ?? Hold, improve, clear, or prepare any acquired property for redevelopment; ?? Dispose of property
acquired within the Community Redevelopment Area for uses in accordance with the adopted community redevelopment plan; ?? Carry out programs of repair and rehabilitation; ?? Plan for
and assist in the relocation of persons displaced by redevelopment activities; ?? Receive and utilize tax increment revenues to fund redevelopment activities; ?? Appropriate such funds
and make such expenditures as are necessary to carry out the purposes of the Community Redevelopment Act of 1969; and ?? Close, vacate, plan, or replan streets, roads, sidewalks, ways
or other places. 2
COMMUNITY REDEVELOPMENT AGENCY The CRA may undertake any additional action not specifically mentioned above if such action is necessary to undertake redevelopment efforts, except that
the following powers remain under the control of the Boynton Beach City Commission, pursuant to Section 163.358, Florida Statutes: ?? The power to determine an area to be a slum or blighted
area, or combination thereof; to designate such area as appropriate for community redevelopment; and to hold any public hearings required with respect thereto; ?? The power to grant
final approval to community redevelopment plans and modifications thereof; ?? The power to authorize the issuance of revenue bonds as set forth in Section 163.385, Florida Statutes;
?? The power to approve the acquisition, demolition, removal, or disposal of property as provided in Section 163.370(3), Florida Statutes, and the power to assume the responsibility
to bear loss as provided in Section 163.370(3), Florida Statutes; and, ?? The power to approve the development of community policing innovations. In April of 1983, pursuant to its finding
of necessity, the City commenced preparation of the Boynton Beach Community Redevelopment Plan comprising a redevelopment program pursuant to the Community Redevelopment Act of 1969
as amended from time to time. The plan was subsequently adopted on August 21, 1984. The Redevelopment Plan examined the current conditions at that time, the market opportunities, and
made some key recommendations for redevelopment that focused on the downtown area, which centered on Boynton Beach Boulevard and Federal Highway. Broadly, the plan recommended the creation
of a unique identity for downtown that should be pedestrian-friendly, marine focused and oriented toward the water. To achieve this broad goal, the plan made three key recommendations.
First, the plan recommended 3
COMMUNITY REDEVELOPMENT AGENCY construction of a mixed use development consisting of a public waterfront park, specialty retail and residential uses. Next, the plan recommended construction
of a hotel with convention space in order to recapture the City’s share of the tourism industry. The third broad recommendation was the creation of a marina and marine related uses east
of Federal Highway along the Intracoastal Waterway (ICW). At the time that the original Community Redevelopment Plan was prepared and those recommendations were made, the Florida Department
of Transportation (DOT) was planning roadway improvements in the area. The DOT had previously made improvements to Boynton Beach Boulevard. The next phase of planned work was to construct
a bridge at Boynton Beach Boulevard that spanned the ICW, and then remove the existing bridge at Ocean Avenue. The redevelopment plan contained recommendations that were based upon the
DOT roadway work being completed. The plan was specific in stating that the success success of the recommended redevelopment concepts would hinge upon the construction of the Boynton
Beach Boulevard bridge, and removal of the Ocean Avenue bridge to the south. The planned bridge, however, was never constructed because of neighborhood preservation issues raised by
residents, and the renovated Ocean Avenue bridge continues to provide access to the east in this immediate area. The Boynton Beach Community Redevelopment Agency subsequently expanded
the boundary of the original CRA. The expanded area included an additional 518.76 acres of land lying west of the Florida East Coast Railroad to Interstate 95, between the Boynton Canal
on the north and Ocean Avenue on the south. A separate redevelopment plan was adapted to provide recommendations for the expanded area, which included focusing on Boynton Beach Boulevard
as a gateway to Boynton Beach and preservation of the residential character of the expanded 4
COMMUNITY REDEVELOPMENT AGENCY CRA area, which was composed mainly of residential land uses. In September 1996, the City of Boynton Beach conducted a citywide visioning session. More
than 100 community representatives participated in the American Assembly Process, which resulted in a policy statement that addressed seven key issues of concern. Among these were commercial
revitalization and economic development. The City utilized this policy statement to commence the process of specific planning efforts for the redevelopment of downtown and the marina
areas, as well as for major roadway corridors. These efforts resulted in the Boynton Beach 20/20 Redevelopment Master Plan (20/20 Plan) that was completed in September 1998. The 20/20
Plan addressed the seven key issues identified during the American Assembly Process and restated them in terms of specific goals and objectives. A number of these goals and objectives
will be furthered in part or in whole through the preparation and implementation of the Ocean District Community Redevelopment Plan. Generally, these focus on uses and needed development
standards within the Ocean District, and are summarized as follows: Goal 2: Commercial Revitalization Objective 2.1 – Expand the CRA boundary to increase financial resources during redevelopment
plan implementation. Goal 3: Downtown Redevelopment Objective 3.1 – Create specific areas in the downtown that are pedestrian and bicycle friendly, and where mixed uses and infill development
are encouraged. Objective 3.2 – Prepare conceptual area plans and design criteria for the cultural center/marina area district that addresses such issues as mixed uses, signage and landscaping.
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COMMUNITY REDEVELOPMENT AGENCY Through the documented conditions of slum and blight contained in the 20/20 Plan, the CRA board evidenced the need to expand the CRA to include those portions
of the Ocean District Community Redevelopment Plan south of Ocean Avenue to north of Southeast 2nd Avenue. While the boundaries were expanded, the redevelopment plan itself was not updated
to include this additional land area. This plan, therefore, will serve as a redevelopment plan for the Ocean District Community Redevelopment Area that emphasizes uses and development
standards; and provides sufficient scope and format to fulfill the minimum plan requirements of Chapter 163.362 for the expanded CRA area. The boundaries of this expanded area, include
Northeast 3rd Avenue on the north, Seacrest Boulevard on the west, the F.E.C. Railroad on the east, and Southeast 2nd Avenue on the south, (see Exhibit 2.1-Location Map on Pg 15). The
study focused on uses and needed development standards for this downtown district. The boundaries of the expanded Community Redevelopment Area were drawn to take into account the need
for physical redevelopment as well as the need to protect neighborhood areas from the presence of blighting influences. Properties located within the redevelopment area that are not
presently in need of redevelopment assistance, are threatened by the nearby presence of blighting conditions and, therefore, are included to preserve their long-term viability. As a
general standard, the boundary of a proposed redevelopment area includes areas which clearly meet the slum or blight criteria, as well as areas that may not be considered individually,
but which are otherwise necessary to achieve the objective of eliminating blight and preventing its spread. Additionally, some physically sound areas were included in the expanded redevelopment
area based on the their functional relationship to the Ocean District Community Redevelopment 6
COMMUNITY REDEVELOPMENT AGENCY Plan and the uses to which they are contiguous. 7
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COMMUNITY REDEVELOPMENT AGENCY 2. CRA Goals, Objectives and Policies The underlying concept behind the goals and objectives contained in the original Community Redevelopment Plan are
still applicable, with minor revisions to address changing circumstances. The concept of those goals and objectives are included within this section. Additional goals, objectives and
policies have been added to address the Ocean District. GOAL 1: The Community Redevelopment Agency will undertake programs and projects to establish a unique identity for the Ocean District
Redevelopment Area as a gateway to city’s downtown core. Objective 1.1: Community planning areas shall be identifiable Policy 1.1A: Develop a coordinated signage program that effectively
identifies the entrances to each of the planning communities. Policy 1.1B: Develop a strategy to promote these community planning areas to citizens and the general public. Policy 1.1C:
Ensure that each planning community has a public presence Policy 1.1E: Create an environment that encourages a variety of full time activity in the area. Objective 1.2: Community planning
areas shall form a hierarchy that lead to the core downtown. Policy 1.2A: Create zoning and land development regulations that allow for diversity of mixed uses in the downtown area and
adjacent communities. Policy 1.2B: Create zoning and land development regulations for communities adjacent to the downtown that allow for a height and mix of uses that provides a transition
into the downtown Objective 1.3: Community planning areas shall include a balance of sustainable, functional land uses. Policy 1.3A: Land uses within the downtown area shall be mixed
uses that include residential, destination commercial, retail and restaurants. 9
COMMUNITY REDEVELOPMENT AGENCY Policy 1.3B: Permitted land uses shall be destination uses and not those with a vehicular orientation. Policy 1.3C: Land development regulations shall
discourage single user commercial uses with front field parking. Policy 1.3D: Land uses within the communities that form the gateways to downtown shall be mixed uses that include residential
and neighborhood serving retail. Policy 1.3E: Within the communities that form the gateways to downtown, general commercial uses that have a vehicle orientation shall be discouraged.
Policy 1.3F: A range of residential styles and intensities shall be encouraged within the communities that form the gateways to downtown. Policy 1.3G: A range of residential styles and
intensities shall be encouraged within the communities that are the entrances to the city. Policy 1.3H: Land development regulations shall address buffering and setbacks between residential
uses and non-residential uses to protect the community. GOAL 2: The Community Redevelopment Redevelopment Agency shall foster economic growth and redevelopment within the Redevelopment
Area. Objective 2.1: Provide incentives for development and redevelopment. Policy 2.1A: Land use plan designations to allow for mixed use development, as recommended by the redevelopment
plan, shall be initiated by the CRA. Policy 2.1B: Land development regulations shall provide alternatives to parking requirements in the downtown area. Policy 2.1C: Land development
regulations shall encourage maximum site utilization for development and redevelopment of single-family, detached residential areas. Policy 2.1D: The Community Redevelopment Agency shall
pursue the construction of specified redevelopment projects. Its role in the projects shall be one of active participation and may include, but not necessarily be limited to, property
acquisition, building demolition, provision of parking facilities and infrastructure improvements. Objective 2.2: Maximize economic value of development and redevelopment 1 0
COMMUNITY REDEVELOPMENT AGENCY Policy 2.2A: Development and redevelopment projects that provide for increased employment opportunities for residents shall be encouraged. Policy 2.2B:
When possible, CRA funding for projects shall be structured to encourage investment in redevelopment and rehabilitation, in either the same project or adjacent areas. Policy 2.3C: The
Community Redevelopment Agency shall initiate programs and projects that focus on business development and act as catalysts to leverage additional investment by private enterprise. Objective
2.3: Encourage public activity in the downtown community and adjacent neighborhood. Policy 2.3A: The Community Redevelopment Agency shall either directly or indirectly encourages programs
to market the downtown. Policy 2.3B: The CRA shall develop a strategy to provide for regularly scheduled special events in the area. GOAL 3: The Community Redevelopment Agency will pursue
activities and projects that will create an aesthetically pleasing environment. Objective 3.1: Provide for appropriate land uses. Policy 3.1A: Uses that have a vehicular orientation
shall not be permitted in the downtown community, or in the adjacent communities that are the gateways to the downtown. Policy 3.1B: Adult entertainment and similar thoroughfare uses,
such as tattoo parlors, fortune tellers, body piercing shops, head shops and other similar uses, shall not be permitted to locate within the redevelopment area. Policy 3.1C: Land uses
that incorporate outdoor storage or display shall not be permitted. Objective 3.2: Provide for appropriate land development regulations. Policy 3.2A: Land development regulations shall
provide a coordinated signage program for the redevelopment area. Policy 3.2B: The CRA shall develop an architectural theme and color palate for the redevelopment area. 1 1
COMMUNITY REDEVELOPMENT AGENCY Policy 3.2C: The CRA shall encourage the development and implementation of a streetscape program that may include street furniture, special signage, unique
crosswalk treatments and landscaping. 1 2
COMMUNITY REDVELOPMENT AGENCY 3. General Statement Relating to the CRA Relationship to City’s Comprehensive Plan It is the intent of the Community Redevelopment Agency to conform all
of its proposed programs, projects and activities to the Boynton Beach Comprehensive Plan and the adopted code of ordinances. In this regard, portions of the comprehensive plan, future
land use plan map and the land development regulations will need to be amended to allow for redevelopment activities as recommended. Safeguards to Ensure Redevelopment Activities Follow
the Redevelopment Plan The following activities will ensure that redevelopment actions will be consistent with the adopted redevelopment plan: ?? The CRA shall file an annual report
with the State’s Attorney General Office and the City of Boynton Beach. The report shall contain an overview of the activities of the CRA as allowed by the redevelopment plan. ?? The
CRA shall be fully subject to the Florida Sunshine Law and will meet at least on a monthly basis in a public forum. ?? The CRA shall provide adequate safeguards to ensure that all leases,
deeds, contracts, agreements and declaration of restrictions relative to any real property conveyed shall contain restrictions or covenants to run with the land and its uses, or contain
other provisions necessary to carry out the goals and objectives of this plan. Safeguards to Ensure Financial Accountability The CRA shall maintain adequate records to provide for an
annual audit that shall be conducted by an independent auditor. The findings of the audit shall be presented at a meeting of the CRA and such findings shall be forwarded to the State
Auditor General’s Office by 13
COMMUNITY REDVELOPMENT AGENCY March 31st of each year for the preceding year that shall run from October 1st through September 30th. The annual audit report shall be accompanied by the
CRA’s annual report and shall be provided to the Town for public review and availability. Legal notice in a newspaper of general circulation shall be provided to inform the public of
the availability for review of the annual audit and annual report. 14
SECTION II ANALYSIS OF EXISTING CONDITIONS 15
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ANALYSIS OF EXISTING CONDITIONS 1. Existing Future Land Use and Zoning Existing Future Land Use and Zoning The Existing Future Land Use Map and Zoning Map specify the land uses, type
and specific uses that are permitted on a parcel. These, along with the Land Development Regulations, which deal with spatial relationships of improvements, are the primary tools by
which the City regulates development within its boundaries. The following paragraphs describe the present future land use designations and the corresponding zoning districts within the
37.7-acre Ocean District Redevelopment Study Area. Low Density Residential (LDR) The southeastern corner of the study area contains approximately 1-1/2 blocks designated Low Density
Residential, which permits development at 4.84 dwelling units per acre (du/ac). This same future land use designation extends across almost the entire area abutting the southern boundary
of the study area and occupies approximately 2.7 acres. The corresponding zoning district, Single-family Residential (R-1-AA), limits the area, to in part, to single family homes. Medium
Density Residential (MDR) Land designated Medium Density Residential is found in a strip of approximately 2.6 acres along the northwestern boundary of the study area. This designation
permits 18
ANALYSIS OF EXISTING CONDITIONS development at 9.68 du/ac and corresponds to the single-and two-family (R-2) zoning district. This land use designation extends northward beyond the study
area. High Density Residential (HDR) Portions of four blocks, or approximately 3.9 acres, in the core of the study area are designated High Density Residential. This designation permits
residential single, two family and multi-family uses up to a maximum of 10.8 du/ac, and corresponds with the Multifamily Residential (R-3) zoning district. All of the existing multi-family
residential developments within the study area were built at higher densities ranging between 16.5 du/ac and 48.4 du/ac. Local Retail Commercial (LRC) With the exception of four parcels
in the northeast corner of the study area (see general commercial), all of the commercially-classified land in the study area, or approximately 11.9 acres, is designated Local Retail
Commercial. This designation corresponds with the Neighborhood Commercial (C-2) and Community Commercial (C-3) zoning districts. Uses allowed in this-land use category include offices,
retail uses, personal services and repair of consumer goods and business services compatible with retail uses. In addition, high-density residential and mixed-use developments are also
allowed within this commercial zoning district. 19
ANALYSIS OF EXISTING CONDITIONS The lands designated Local Retail Commercial are found along the Boynton Beach Boulevard corridor, along Ocean Avenue, and along the eastern boundary
of the study area, fronting on the FEC Railroad right-of-way. That portion of Ocean Avenue located between 1st Street and 3rd Street that is designated Local Retail Commercial, is zoned
Multi-family Residential (R-3). All of the parcels, except one, are developed with residential uses. The single exception is the property developed as a convenience store. The Comprehensive
Plan allows for property designated Local Retail Commercial to be developed with multi-family uses. The Zoning Code also allows for property zoned Community Commercial (C-3) to be developed
with multi-family uses; however, the code does not allow for property zoned Multi-family Residential (R-3) to be developed with a commercial use. General Commercial (GC) The General
Commercial land use category allows the most intense commercial development and corresponds with the General Commercial (C-4) zoning district. As cited above, there are 4 parcels, totaling
approximately 0.9 acres, in the northeast corner of the study area (north of Boynton Beach Boulevard) that are classified accordingly. Industrial (I) Only two parcels totaling 0.5 acre
in the study area are designated Industrial and zoned Light Industrial (M1). These parcels are adjacent to the area classified General Commercial 20
ANALYSIS OF EXISTING CONDITIONS in the northeast corner of the study area and adjacent to the FEC Railroad right-of-way. Both areas classified General Commercial and Industrial extend
northward
beyond the study area. Public & Private Governmental/Institutional (PPGI) Approximately 40 % of the study area, or 15 acres, are designated Public & Private Governmental/Institutional
and are occupied by the municipal complex. Within this land use category are lands zoned Public Use (PU) and Recreation (REC). This area has also been the subject of the Town Center
Master Plan. ***The following section are existing Comprehensive Plan Policies affecting the study area. The existing Comprehensive Plan Future Land Use support document, “Section VIII.
Land Use Problems and Opportunities”, contains additional recommendations applicable to the study area, and in particular the Municipal Complex and the commercial area along Ocean Avenue.
This study will reconsider the current value of these policies and recommend steps to further implement them or recommend alternative amendments and policies. 21
ANALYSIS OF EXISTING CONDITIONS Municipal Complex The City is currently considering the expansion of the City Hall/Civic Center/Library complex, which occupies the blocks along the east
side of Seacrest Boulevard, between Boynton Beach Boulevard and SE 2nd Avenue. Since the parcels which are currently zoned Recreation and R-3 Multiple-Family Residential on these blocks
may be incorporated into the municipal complex, the entire area should be placed in the Public and Private Governmental/Institutional land use category and Public Usage zoning district.
The parcel, which is currently occupied by multiple-family housing, should be construed to be in this land use category only when it is actually acquired by the City and redeveloped
for public use. East Ocean Avenue between Seacrest Boulevard and FEC Tracks In order to create a pedestrian and commercial corridor between City Hall and the CBD district, a special
zoning district should be created for the segment of E. Ocean Avenue lying between 1st Street and the FEC tracks. However, in order to preserve the character of this street and prevent
conflicts with adjacent residences, the following policies will be necessary: (1) Allow only restricted retail and office use for parcels fronting on E. Ocean Avenue; (2) Restrict building
heights to 2 stories (25 feet); (3) Restrict the hours of operation for commercial uses; (4) Encourage "coastal vernacular" architecture for commercial buildings; encourage re-use of
existing historic buildings for commercial uses. 22
ANALYSIS OF EXISTING CONDITIONS In order to encourage commercial uses along this street frontage, The City should allow all parking requirements to be waved for commercial uses, which
occupy only lots fronting on Ocean Avenue. Adequate parking will be provided on Ocean Avenue, at the City Hall complex, and proposed municipal parking garage between the FEC railroad
and U.S. 1. 23
ANALYSIS OF EXISTING CONDITIONS LAND USE AND ZONING DISTRIBUTIONS Table 2.1 --Land Use Distribution Chart LAND USE DISTRIBUTION CHART 1 MeDR 7% PPGI 41% LRC 32% LDR 7% IND 1% HDR 10%
GC 2% Table 2.2 --Zoning Distribution Chart ZONING DISTRIBUTION CHART 2 C2 10% C3 16% MI 1% C4 2% PU R1A 25% 7% R2 7% R3 16% REC 16% 24
2 5
2 6
2 7
ANALYSIS OF EXISTING CONDITIONS 2. Existing Traffic Patterns Traffic Volumes Staff has conducted a number of 24-hour traffic volume counts throughout the entire study area. A graphical
representation of traffic volumes is attached as exhibit “A”. Staff finds that the lowest traffic volume identified was 184 vehicles per day on Barrista Way, a local street that functions
like an alley connecting NE 4th Street and Federal Highway. The highest traffic volume counted within the study area was 932 vehicles per day on that segment of Ocean Avenue located
between Federal Highway and SE 4th Street. Staff finds these traffic volumes to be extremely low for a central business district area. It would not be uncommon to find a collector street
such as Ocean Avenue carrying nearly 3,000 vehicles per day, and those streets immediately on the perimeter of a central business district to carry 1,000 to 2,000 vehicles per day. Low
traffic volumes have also been recorded in the area south of Ocean Avenue and East of Seacrest Boulevard, which consist of multi-family housing. This data may be attributed to the off-season
period during which time the traffic volume surveys were conducted. In any scenario, staff believes that there remains sufficient capacity on the existing roadway network to accommodate
growth and development in the area. Naturally, traffic volumes along Boynton Beach Boulevard, Seacrest Boulevard, and Federal Highway are much higher. According to Palm Beach County,
24-hour volumes on these arterial roadways are as follows: Boynton Beach Boulevard 14,285 Federal Highway 22,37 Seacrest Boulevard 15,970 28
ANALYSIS OF EXISTING CONDITIONS Developers rely heavily on traffic volume data, especially for development that will have a retail component. As a comparison to traffic volumes on arterial
roadways in the study area, staff noted that there is in excess of 28,000 vehicles per day on Boynton Beach Boulevard near Congress Avenue and over 38,000 vehicles per day on Congress
Avenue. Regulatory Traffic Control Staff has identified regulatory traffic control on exhibit “A”. Traffic is primarily regulated at intersections by either 2-way or 4-way stop signs,
except for the intersections of arterial roadways that are controlled by traffic-actuated signals. Staff does not recommend any changes to existing regulatory intersection control due
to low anticipated benefit and the public being accustomed to current circulation patterns. On Ocean Avenue, the 4-way stop configurations located at the intersection of SE 1st Street
and SE 3rd Street are not likely warranted according to the Manual on Uniform Traffic Control Devices. Staff does not recommend any change to the regulatory control at these intersections
at this time. However, staff does suggest that as the downtown redevelops and traffic volumes increase on Ocean Avenue, the city should consider the benefit of replacing stop signs with
alternative traffic calming devices, to bring into account both traffic engineering guidelines and impact on local businesses. Staff also notes that the 4-way stop intersection at Ocean
Avenue and 4th Street is of particular concern due to its close proximity to the FEC Railroad crossing. An unsafe situation could be created at this location should traffic at the intersection
stack-up into the railroad crossing. 29
ANALYSIS OF EXISTING CONDITIONS Pedestrian Concerns Throughout the entire study area staff finds a wide variety of pedestrian related features. Sidewalks exist along all arterial roadways
such as Seacrest Boulevard, Boynton Beach Boulevard, and Federal Highway. It is also fortunate that sidewalks have been constructed on both sides of Ocean Avenue through the entire study
area. However, local roadways within the study area exhibit a wide range of pedestrian safety elements. Staff has identified the existing sidewalk on exhibit “A”. You will note that
there are many low volume roadways that have gaps in sidewalks or have sidewalks constructed adjacent to individual single-family lots and nowhere else on the particular block. For example,
sidewalks exist around the library, but are absent throughout the neighborhoods around the library. Similar characteristics exist around City Hall and throughout the commercial district
east of the railroad tracks. In addition to the lack of sidewalk in the local residential residential areas, staff finds a number of other impairments to pedestrian safety. For example,
there are a number of multiple-family complexes that have direct access to parking in a manner perpendicular to the edge of the roadway. In these cases, the private developments are
utilizing public right-of-way for the purpose of parking and this forces pedestrians to then walk in the roadway to avoid parked vehicles. Staff finds that the existing roadway network
can absorb additional traffic volume very easily. Thus, traffic in and around the study area will likely be a minor concern as the area redevelops. Accommodation of pedestrians is an
entirely different matter. As the study area redevelops, staff believes that it is appropriate for the City to take into 30
ANALYSIS OF EXISTING CONDITIONS consideration pedestrian safety. As part of each review of any proposed projects, evaluation of pedestrian safety should be included not only with each
project but should be considered throughout the study area as part of on going city capital improvement project. 31
ANALYSIS OF EXISTING CONDITIONS 3. Existing Property Analysis 1. Ownership There are 107 parcels and 224 properties within the study area. Owners with multiple properties: ?? 4 properties
(Richard Ufier) ?? 5 properties (Micheline Many) ?? 5 properties (Kathleen Ambridge) ?? 8 properties (Bob Katz) ?? 13 properties (Charles and Kathryn A. Smith) ?? 16 properties (City
of Boynton Beach) There are 13 owners with 2 properties and 4 owners with 3 properties. Some 21 people who own property in Ocean District live out-of-state. 2. Use Distribution USE GROUP
PROPERTY USE # OF PROPERTIES RESIDENTIAL vacant residential 5 single family 35 apartments > 10 units 2 condominiums 126 multifamily < 10 1 RESIDENTIAL TOTAL 169 COMMERCIAL vacant commercial
5 stores 13 stores/office/residential 3 office 1 story 3 professional offices 5 restaurant 1 restaurant, drive thru 1 auto sales 3 warehouse/distribution 4 COMMERCIAL TOTAL 38 PUBLIC
municipal 16 UTILITY 1 GRAND TOTAL 224 Table 2.3--Distribution Chart for Uses 33
ANALYSIS OF EXISTING CONDITIONS • Residential Uses a. Single-family homes ?? Number of properties: 35 ?? Of 35 properties, 18 do not claim homestead exemption; they are not full time
owner-occupied (most are either seasonal homes or rentals) Assessed value distribution of single-family homes: TASSESSED VALUE RANGE # OF SF HOMES Below $30,000 2 $30,000 to $49,999
18 $50,000 to $69,999 12 $70,000 to $89,999 1 $90,000 and above 2 C T M Table 2.6 --Mark YE Last sold 1989 or earlier 7 1990 -1994 7 able 2.5 --Change in Assessment for Single-Family
Homes Table 2.4--Assessed Value for Single-Family Homes he average assessed value of a single-family home is $51,485. hange in assessment, 1999-2000 (estimate for average increase in
the city: 3%): arket Activity: et Activity for Single-Family Homes Of all properties traded since 1999, 3 sold for $70,000 or more. AR OF LAST SALE # OF SF HOMES 1995 -1999 9 Sold after
1999 9 No sales data available 3 CHANGE IN ASSESSMENT # OF SF HOMES Below 0% 1 2% and above but lower than 3% 14 3% and above but lower than 5% 5 5% and above but lower than 7% 5 7%
and above but lower than 9% 3 9% and above 7 34
ANALYSIS OF EXISTING CONDITIONS ?? Boynton Center #3: 26 units, built 1972 ?? Boynton Center #4: 8 units, built 1972 ???? Millicent C ?? Park Lane C Vivienne’s Condos: 4 units, built
1967 total number of condominium units is 126. estead exemption; they are not full time ow ts or rentals). essed value distribution of condominiums: T le 2.7 --Assessed Value for condominiums
ASSESSED VALUE RANGE # OF CONDO UNITS $11,600 -$16,599 12 $21,600 -$26,599 15 1% and above but lower than 3% 3% 5% and above but lower than 7% 1 Table 2.8 – Change in Assessment for
Condominiums Market activity: Table 2.9 – Market Activity for Condominiums b. Condominiums ?? Green Acres: 10 units, built 1968 ?? Boynton Center #1: 20 units, built 1973 ?? Boynton
Center #2: 20 units, built 1973 The average assessed value of a condo unit is $19,079. Boynton Center #5: 4 units, built 1971 ondos: 20 units, built 1972 ondos: 14 units, built 1979
(North and South buildings) ?? The Out of 126 units, 83 do not claim hom ner-occupied (most are either seasonal uni Ass ab Percentage change in assessment, 1999-2000: $16,600 -$21,599
95 $31,600 -$36,599 4 YEAR OF LAST SALE # OF CONDO UNITS Lat sold 1989 or earlier 33 1990 -1994 37 1995 -1999 42 Sold after 1999 12 No sales data available 2 CHANGE IN ASSESSMENT # OF
CONDO UNITS Below (-3)% 2 (-3)% and above but lower than (-1)% 8 (-1)% and above but lower than 1% 105 6 and above but lower than 5% 4 35
ANALYSIS OF EXISTING CONDITIONS Of the 9 units sold in 2000 and 2001 at market prices, 4 sold at a price of $26k or less, and the remaining 5 sold at prices between $30K and $35k. Pelican
Harbor, 209 E. Ocean Ave, 10 units ?? Last sold for $265,000 in April 2000 ?? Appreciated about 130% since 1995, when the sale price was $115.000 (18% average annual appreciation) ??
Intermediate sale 1997, price $185,000 ?? Last sold for $606,000 in July of 1001 ?? Appreciated 76% since 1993, when the sale price was $345,000 (7.3% average annual appreciation) d.
Multifamily ,<10 unit There is a single family home and duplex on one parcel, at 216 SE 2nd Ave. . Vacant residential All 1999. • c. Apartments Ocean East, 200 E. Ocean Ave, 12 units
E 5 vacant residential lots were traded since Commercial uses Total number of commercial properties is e vacant. One was eliminated from the tax r d value distribution: TASSESSED VALUE
RANGE Less than $50,000 $50,000 -$74,999 6 $75,000 -$99,999 3 $100,000 -$125,000 -$150,000 -$174,999 174,999 $175,000 -Average value of commercial property is $126,506. More than $200,000
5 # OF PROPERTIES 38, of which 4 are industrial (warehouses) and 5 ar oll in 2001. Assesse able 2.10--Assessed Value for Commercial 6 $124,999 5 $149,999 75 $199,999 1 36
ANALYSIS OF EXISTING CONDITIONS With the exception of two properties, which were assessed for over 20% higher value in 1assessments for the remaining properties rema Last sold 1989 or
earlier 3 1990 -1994 4 1S over $300K and two below $100K. Two of the Katz properties were transferred at a 999 than in 2000, and one property with the assessed value decreased by about
7%, ined unchanged. Market Activity: Table 2.11 --Market Activity for Commercial Of 10 properties sold in 2000 and 2001, one property sold at $575K, two sold at a price nominal fee (these
two were sold in 1998 for $300K+). YEAR OF LAST SALE # OF PROPERTIES 995 -1999 14 old after 1999 10 No sale data available 7 37
ANAYSIS OF EXISTING CONDITIONS 4. Existing Code Compliance Data Analysis The study area was researched for the most common code violations recorded between 1997 and 2001. The data assembled
was divided by location and reviewed parcel by parcel. This is a summary of the findings. The most common violation for the study area is identified as CAMV, Community Appearance and
Maintenance Violation. This violation is defined in the City of Boynton Beach Code of Ordinance that pertaining to the quality of life and maintaining same by prohibiting, abating, suppressing
and preventing all things detrimental to the health, comfort, safety, convenience, visual aesthetics and welfare of the inhabitance of all zoning districts. The northern corner of the
study area, which contains single-family houses and vacant lots, is the most cited by city officials with CAMV. The vacant lots that are cited typically contain overgrown grass, and
trash and debris. The owners of the single-family houses are typically cited for aesthetics reasons (i.e. peeling paint, broken windows or unmaintained landscaping). The other citations
include abandoned vehicles. In the northern section of Boynton Beach Boulevard, zoned C-3 Community Commercial, the Commercial parcels are also mostly cited for CAMV (i.e. poor paint
condition). Other commercial properties were cited for needed light replacement. Some were also cited for not keeping their parking lots and swales properly maintained. The southwest
part of Boynton Beach Boulevard, zoned C-3, is generally cited for CAMV, licensing violations, and zoning violations, (one parcel). This parcel is zoned C-38
ANAYSIS OF EXISTING CONDITIONS 3, and was cited for displaying merchandise in public view. The most common citations in the area zoned R-3 is also CAMV and for abandoned vehicles. Several
parcels fronting Ocean Avenue were also cited for CAMV, (paint condition), swale and parking lot conditions, and abandoned vehicles. On the southeast corner of the study area, zoned
R-1A, the single-family houses are generally well maintained and without citations. It is noteworthy that this area was the location of most historic citations. 39
5. PICTORIAL OF EXISTING CONDITIONS Boynton Beach Boulevard 40
Ocean Avenue 41
Residential Area 42
Residential Area to be Preserved 43
SECTION III REDEVELOPMENT PLANNING PROCESS 44
REDEVELOPMENT PLANNING PROCESS 1. In-House Workshops and Public Visioning Sessions Because 40% of the land in the study area is city owned, it was felt that the city was a major stakeholder
in the Ocean District. Accordingly, on Thursday, January 31, 2002, the City of Boynton Beach held an in-house workshop limited to participation from city staff and senior level administrators.
This in-house workshop, an intensive 3 hour brainstorming session, was divided into several components: Phase I Report Presentation, Town Square Conceptual Master Plan Presentation,
and team visioning session. Participants were divided into three different teams each consisting of a planner who assisted with facilitation and the design of a conceptual master plan
for the entire area. The Purpose of this exercise …”was to let their imagination run wild and think of the study area as a giant vacant lot”. The final part of the in-house workshop
was the presentation of each team plan. The city staff subsequently held a Public Visioning Visioning Session on Thursday April 11, 2002 for community stakeholders. This was the opportunity
to obtain the vision that residents and property owners had for the study area. This visioning session was held at night for two and one-half hours. The program was similar to the in-house
workshop with city staff in which participants were asked to join a group that was being facilitated by a planner. They were asked to describe their future vision of the area as if no
restrictions were present. Prior to engaging in the group design exercise the public was shown a PowerPoint presentation of pictures from cities that have experienced success with similar
redevelopment planning efforts. 45
REDEVELOPMENT PLANNING PROCESS The in-house workshop and the public visioning session produced numerous new ideas for the study area. The most frequently proposed ideas were then synthesized
and combined into three conceptual alternatives These three alternatives were presented to city staff and administration in another in-house workshop held on August 27, 2002. At this
time, each alternative was divided into four different quadrants, showing three different scenarios for each quadrant area. The participants were asked to select their favorite quadrants
(or elements) for study areas. Staff followed the same process with the public/residents/owners of the study area. This second public workshop was held on October 10, 2002. Subsequently,
staff developed the final two alternatives based on the most preferred quadrants. Staff found that there were many similarities and very little difference between the two groups. The
overall objective was the same; a complete new vision for the Ocean District area. 46
REDEVELOPMENT PLANNING PROCESS 2. Study Area’s Strengths and Weaknesses The following is the list highlighting the most commonly perceived strengths and weaknesses of the study area
from both the In-House Workshop and the Public Visioning Session. The strengths are what was valued and liked about the area and the weaknesses reflect concerns or dislikes. TOP STRENGTHS
OF THE STUDY AREA (Order listed does not reflect priority of concern) • Cluster of Civic/Cultural activities • Proximity to Marina • Availability of infrastructure • Existing mature
trees in Town Square • Market Potential • Police Station in neighborhood • Retail in Boynton Beach Blvd. • Quick access to highway • Vacant lots near Railroad • Potential for redevelopment
• Great Location (center of city) • Ocean Avenue as a Main Street • Single family area on southeast section TOP WEAKNESSES OF THE STUDY AREA (Order listed does not reflect priority of
concern) • Railroad Corridor • M-1 uses on area • Poor pedestrian connection • Poor parking • Lack of clustering of development parcels • Lack of Gates at Railroad crossings • City’s
reputation for not doing anything • Displacement of residents • Suburban zoning code for an urban area • Underutilization of commercial parcels fronting Boynton Bach Blvd. • Lack of
color (everything monotonous) • Lack of visually stimulating buildings 47
REDEVELOPMENT PLANNING PROCESS 3. Staff Analysis following Workshops A review of the individual group plans indicates that there where seven similar concepts or themes that each group
included in their plans. These general common themes are discussed below. Zoning: The growing interest in mixed-use prompted most teams to suggest mixed use as a component of their design
proposals. Also, each group recommended that some building heights be increased. While a variety of permitted and prohibited uses were discussed, most teams suggested varying combinations
of residential, retail and service commercial, office and civic/governmental uses. Allowable uses, mixture of uses, density and height limits, as well as other site-related controls
are best regulated through amendments to the Future Land Use Map and official Zoning Map. Architecture: Each team advocated the creation of a sense of place within the study area, through
the establishment of building scale, color and architectural style. Two teams specifically suggested that the style for new developments should be similar in character to what is existing;
the “old Floridian” style. The teams also discussed the importance of preserving the existing scale within the study area, and therefore 5 stories were suggested as the maximum height.
48
REDEVELOPMENT PLANNING PROCESS Railroad Tracks: Nearly, all groups recommended the addition of considerable buffering of the railroad tracks. They recognized both the sound mitigating
benefits as well as the aesthetic enhancement of such buffering. All of the public visioning teams felt that the existing crossing gates are neither safe nor pedestrian-friendly. Another
recommendation made by the groups was to use a train station theme to revive the historical character of the area. Parking and Vehicular/Pedestrian Interconnectivity: Several groups
agreed that the surface parking lot on the northwest corner of Ocean Avenue and 1st Street was not ideally located and should be replaced with a higher and better use. One group suggested
that the parking garage proposed on the Town Square Conceptual Plan should be moved to a vacant lot near the Railroad Tracks. Another group recommended that the proposed parking garage
and existing surface parking lot should be connected to the City Hall Complex via an above-ground, roofed pedestrian structure. The same team proposed a trolley system to connect the
study area with the downtown marina area. Many groups agreed that there should be more paver-enhanced intersections like the ones on Ocean Avenue, Boynton Beach Boulevard and Seacrest
Boulevard. Most teams recommended that the city should redesign the streets in the study area to be more pedestrian-friendly with wider sidewalks, landscape “bump-outs” and visible crosswalks.
49
REDEVELOPMENT PLANNING PROCESS One team suggested the use of the alleys for vehicular circulation, for interconnectivity and to reduce vehicle trips on collector and local streets. Boynton
Beach Boulevard Most groups viewed the current speed of vehicles on this roadway as detrimental to the function of the study area. Not only did the groups see the high speed as a public
safety concern, but also as a deterrent to pedestrian movement in the area. Recommendations included the installation of pedestrian cross-walks using brick pavers, landscaped roadway
medians, street furniture, wider sidewalks and on-street parking to calm traffic speed. Most groups agreed on proposing mixed-use development fronting Boynton Beach Boulevard. The buildings
were envisioned with commercial or office uses on first and residential on the upper floors. All groups recommended the addition of landscaping along the corridor. Town Square One-half
of the in-house groups agreed that the proposed plan for Town Square was impressive and interesting and only suggested minor changes. However, some of the public visioning teams criticized
the conceptual plan mainly due to the elimination of some homes and the old high school. One controversial element involved the proposed demolition of the old high school building. Although
most of the in-house city staff favored demolition of the Old 50
REDEVELOPMENT PLANNING PROCESS High School, one-half of the public teams felt that the high school should be preserved and rehabilitated into a civic/theater space, and the area proposed
on the plan as the new civic/auditorium space be turned into a park with an interactive fountain and a sculpture garden, “Center of Green Space”. Some groups also recommended that lush
landscaping be planted with colorful flowers, instead of the colorless existing landscape. Overall, most teams agreed that Town Square should become a civic and cultural center for the
city. Ocean Avenue: The teams proposed that Ocean Avenue become the district’s main street. Ocean Avenue underwent a streetscape modification process that residents and owners were very
pleased with. One team suggested that Bed & Breakfasts front the street along with a “light” mix-use development. Staff interprets this as smaller-scale buildings with maximum heights
of two or three stories. Another recommendation by the teams is to make the intersection of Seacrest Boulevard and Ocean Avenue more of a focal point, perhaps with a roundabout, creating
a formal entry to Ocean Avenue and the downtown area. The other suggestion was to design a bike path on Ocean Avenue that would take advantage of the connection of the bridge to the
beach. Residential: Most of the teams agreed that the southeastern section of the study area should remain with single-family housing. Three teams proposed town-homes for the area 51
REDEVELOPMENT PLANNING PROCESS between 1st Street and 3rd Street. Most teams agreed on integrating mixed-use (commercial/office and residential) development on Boynton Beach Boulevard
and Ocean Avenue. Again, participants agreed that new buildings should not exceed five (5) stories in height. 52
SECTION IV ISSUES AND OPPORTUNITIES 53
ISSUES AND OPPORTUNITIES 1. Issues and Opportunities: Redevelopment Strategies Current development patterns and land uses within the entire Ocean District Community Redevelopment Plan
present challenges and opportunities for development and redevelopment. Both the original CRA plan, adopted in 1984 and the Boynton Beach 20/20 Redevelopment Plan, which was finalized
in 1998 identified the Ocean District as one of the primary areas of activity, although each of those plans recommended somewhat differing approaches to development or redevelopment.
Existing and planned development in the Ocean District continue to emphasize the importance of this area. This area should contain a mix of uses with heavy intensity in order to support
a successful downtown. The commercial uses along Boynton Beach Boulevard and Ocean Avenue can serve this area, as well as the surrounding neighborhoods. To undertake this approach to
development and redevelopment within the Ocean District Community Redevelopment Area, the issues and opportunities identified through the analysis of existing conditions are evaluated
to formulate general redevelopment strategies. Both the original CRA Plan and the 20/20 Redevelopment Plan provide elements that merit consideration and implementation in one, unified
approach. Both plans called for Town Square to be redesigned to become a center where people can gather for “community-serving” purposes and public events. Ocean Avenue was envisioned
to become the “Main Street” in the downtown area, and the main connector between Town Square and the Marina area. Boynton Beach Boulevard was to become an urban center 54
ISSUES AND OPPORTUNITIES and pedestrian-friendly street. Similarly, both plans recognized the need for development in the downtown. The downtown area provides a unique opportunity for
pedestrian-oriented, mixed use. It could include residential uses as well as office, retail and restaurants. Overall, these will establish the downtown as a destination area, and to
ensure its success and long-term viability. The following
strategies will assist in achieving the goals of this redevelopment plan: ?? Encourage mixed-use development. Continue to promote and encourage mixed use. Projects located along Boynton
Beach Boulevard, Ocean Avenue and along the west side of the F.E.C. right-of-way. These mixed use projects will provide pedestrian activity in the downtown area and contribute toward
a vibrant atmosphere. ?? Create a destination atmosphere. Permitted uses should be only those that are destination types of uses, and not those that typically rely upon the capture of
driveby traffic. Destination types of uses include, for example, personal services, specialty retail, offices, full service restaurants and residential uses. ?? Define pedestrian spaces.
Require reduced building setbacks to better define pedestrian spaces. Specifically, parking lots located between the use and the public rights of way should be prohibited. ?? Create
a safe pedestrian environment. Require development that fronts along Boynton Beach Boulevard and Ocean Avenue to be designed in a manner that encourages a safe pedestrian environment
and emphasizes the frontage of these buildings as important nodes of activity. ?? Establish an aesthetically pleasing identity. Create an aesthetic identity for the Ocean District through
the development, use and rhythmic placement of public street furnishings, lighting, and other types of enrichments, as well as creation and implementation of development design criteria
that address architecture, colors and signage in addition to general development standards. The established identity should compliment that of of the Federal Highway Corridor. 55
ISSUES AND OPPORTUNITIES ?? Protect community character. Establish standards to protect the character of the residential community at the south of the study area. This area could be
affected by the new mixed use development. ?? Require compatibility between uses. Create development standards that provide for adequate setbacks and buffering between residential and
non-residential uses to protect the residential neighborhoods. ?? Enhance the visual appearance of the community Ensure that uses or land development regulations provide adequate safeguards
to protect the visual appearance of the community. ?? Emphasize major activity nodes. Nodes of activity or transitions to other areas, such as the major signalized intersections, should
be emphasized through mechanisms such as building placement, orientation and architectural features. ?? Improve visual appearance with coordinated signage. Signs throughout the entire
downtown area lack aesthetic appeal and continuity of style. Regulations can address these issues. 56
SECTION V ALTERNATIVE PLANS 5 7
ALTERNATIVE PLANS 5 8 Description of the Two Final Alternative Plans The purpose of this planning effort is to establish a vision for the study area, translated into detailed physical
components. All private and public development, whatever the size, will contribute to the creation of a livable downtown for Boynton Beach The two alternative plans were finalized after
staff, residents and property owners of the area made their choices using the initial three alternatives derived from the first in-house workshop and the first public workshop, in the
process described in Section III of this report. The following narrative is the description of these two final plans. Alternative 4 Alternative 5 Figure 5.1. Alternative 4 Conceptual
Master Plan Figure 5.2. Alternative 5 Conceptual Master Plan
ALTERNATIVE PLANS 6 0 1. Boynton Beach Boulevard The design recommendations for Boynton Beach Boulevard are the same for both alternatives. Figure 5.3A. Proposed Boynton Beach Boulevard
Corridor A. Creation of a Pedestrian-Friendly Boynton Beach Boulevard At the request of the public, Boynton Beach Boulevard should be redesigned with double-sided street parking along
certain sections. This will not affect the vehicular movement but will calm traffic and accommodate pedestrian activity. A wide median, lined with Tall Royal Palm trees, is proposed,
thus creating a focal point. The sidewalks should also become wider and nicely paved thus encouraging people to walk easily and safely. Furthermore, the sidewalks can be easily enhanced
by arcades or loggias designed into the bottom floor of the buildings. All these changes will be conducive to a more pedestrian-oriented environment and will support existing and proposed
commercial business. B. A Pedestrian Sky-Bridge Another interesting element proposed for Boynton Beach Boulevard is a pedestrian sky-bridge. This sky-bridge would connect the existing
city hall building to a proposed city annex building or the mixed-use plaza on the north side of Boynton Beach Boulevard. The bridge would be articulated with details and it will be
open throughout. C. Buildings Fronting Boynton Beach Boulevard The existing conditions on the boulevard are that of one-story structures, fronting very narrow sidewalks with parking
located in front of the buildings. Many buildings are in need of updating and renovation. This combination creates ambivalent zones along the boulevard, which are not pedestrian-friendly
nor supportive of retail activity. The plan encourages new buildings, fronting Boynton Beach Boulevard, to become interesting and aesthetically pleasing to all. The proposed maximum
height is 75 feet. Buildings should have different massing and scale. These proposed buildings will have arcades over the sidewalks, balconies overlooking the street; some may be “stepped
back” (the” stepped back” condition is that buildings have their upper floors stepped back from the street in order to
ALTERNATIVE PLANS 6 1 enhance the visual effect and to help mitigate the impact of the taller buildings from the street level). The arcades can be used for outside vending or dinning,
and to help break the rhythm of a continuous storefront. Vertical elements such as towers on corner buildings are highly encouraged. The proposed use for these buildings is mixed-use.
The buildings can be five to seven stories high, with office and/or retail combined on the ground, second and third floor, and with residential on the upper floors. The uses should be
combined in order to create enough density to encourage a variety of local services and a more balanced mix of retail in the downtown area. Higher density of buildings fronting Boynton
Beach Boulevard is also encouraged, since, higher density is directly associated with the health and success of the downtown. D. Creating Public Plazas Plazas created by wide sidewalks
and buildings placement is highly recommended. The plazas can differ to include both smaller more intimate ones, and more spacious spaces enhanced with landmarks or focal points. The
plan proposes different public gathering places (plazas) throughout out the boulevard. The objective of the redesigned Boynton Beach Boulevard is to facilitate the creation of a downtown
where all citizens benefit.
ALTERNATIVE PLANS 6 3 Both City Hall on the north and the library on the south are anchors to the existing town square. Currently, The Children’s Schoolhouse Museum serves as the most
significant focal point in the Town Square Plan.
ALTERNATIVE PLANS 6 5 3. City Hall Block, Alternatives 4 and 5 The two alternatives are designed differently in the section of Town Square. The Alternative 4 includes the original design
for Town Square without the existing high school building, while the design of Alternative 5 accounts for it. Figure 5.5A ALTERNATIVE 4: Proposed City Hall Block with trellis-type structure
adjacent to the west wing. Figure 5.5B ALTERNATIVE 5: Proposed City Hall Block, no trellis-type structure.
ALTERNATIVE PLANS 6 6 Alternative 4 (with Trellis-type Structure, Figure 5.2): A. Additional Elements Added to Enhance the Existing City Hall Block The existing City Hall main entrance
is to be enhanced by a larger atrium. This atrium would further create an interesting ambience inside the building. Outside the atrium structure would provide a terminating focal point
and further enhance the overall appearance of City Hall building. The atrium-type building will have a straight connection to a paved driveway in the parking lot. The driveway around
the city hall entrance will be improved with surface improvements, Royal Palm trees and a water fountain in a circular island. The second suggested element is the pedestrian sky bridge
from City Hall over Boynton Beach Boulevard. The sky bridge would connect City Hall to the proposed City Hall Annex/Commercial building across the boulevard. The third proposed element
is the closure of First Avenue at Seacrest Boulevard. The principal reason for the closure is pedestrian and traffic issues. The closure would also promote pedestrian-friendliness of
Town Square. The fourth and last element proposed is a trellis-type structure erected just adjacent to the West Wing portion of City Hall. The trellis would replace the street opening
of First Avenue on to Seacrest Boulevard. The trellis will help enhance the aesthetics of the block, will improve the connection between City Hall and the Children’s School House Museum
block, and create an outdoor space for employees and visitors. Alternative 5 (with no Trellis-type Structure, Figure 5.3): This block is proposed to be the same as in Alternative 4,
except without the trellis-type structure. Instead, the entrance to the proposed parking structure that would be located immediately to the south replaces it. The existing parking around
City Hall is paved through the center and Royal Palms are integrated on the rectangular-shaped island.
ALTERNATIVE PLANS 6 8 4. The Children’s Schoolhouse Museum Block, Alternatives 4 and 5 The two alternatives are designed differently in the section of Town Square. Alternative 4 includes
the original design for Town Square without the existing high school building, while the design of Alternative 5 accounts for it. Figure 5.6A. ALTERNATIVE 4: Proposed block with high
school replaced with promenade. Figure 5.6A. ALTERNATIVE 5: Proposed Schoolhouse Museum block with High School building rehabilitate/preserved.
ALTERNATIVE PLANS 6 9 Alternative 4 (High School Building demolished, Figure 5.1): A. The Principal Public Space: Public Lawn/Promenade The demolition of the old high school will strengthen
the creation of a “Public Lawn /Promenade”, the fundamental concept of public space which will generate a sense of community and social unity and interaction. The promenade will serve
as a main “walkway” through Town Square linking City Hall with the Library/Civic Center. This will be the principal public space. It will be surrounded by a mixture of public and private
buildings that will guarantee a level of activity appropriate to the center of the city. The promenade will be lined on both sides with tall Royal Palm Trees. It will be a very symbolic
space. The promenade would be an ideal setting to host communal activities, festivals, celebrations, markets and specialized functions. B. The City Square On the west side of the block,
a green space fronting Seacrest Boulevard is proposed. This green area is called “City Square”. A city square is essential to a city and should be scaled to match its environment. The
proposed City Square is to contain a reflecting pool and generous amounts of shade when trees mature. The “City Square” should be designed to become very open, allowing the community
and visitors to see one of Boynton’s most prestigious existing landmarks, The Schoolhouse Children’s Museum. Both the “Public Promenade” and the “City Square” would further enhance the
existing Schoolhouse Children’s Museum, the playground and the Amphitheater. C. Accommodating Parking Needs of Town Square: a Parking Structure A parking structure is being proposed
in the east side of this block. The parking structure would be four stories high and aesthetically pleasing with articulated facades composed of balconies with hanging plants. Alternative
5 (High School Building rehabilitated, Figure 5.2): A. Alternative Location of a Parking Structure On the west side of the block, fronting Seacrest Boulevard a parking structure is being
proposed to meet the parking demand generated by the use of the rehabilitated Old High School building. The parking structure would have an entrance from the southbound lane of Seacrest
Boulevard, and another entrance through the City Hall. First Avenue is closed on this alternative as well. This parking structure should be 4 stories high. It would also have articulated
facades with balconies and hanging planters designed to screen the old high school. A clear view to the Schoolhouse Children’s Museum would preclude by the preservation of the high school.
B. New Buildings for City Functions In the east side of this block, a set of two square buildings is proposed. These two buildings would be three to four stories high and should house
city functions, such as meeting rooms
ALTERNATIVE PLANS 7 0 and extra children activity rooms. On the bottom floor, a museum store with delicatessen could be allowed. Between the buildings would remain sufficient space for
an appropriately public plaza to be incorporated.
ALTERNATIVE PLANS 7 2 5. The Cultural Block The design recommendations for The Cultural Block are the same for both alternatives. Figure 5.7A: Proposed Cultural Block, both alternatives
A. The Creation of a Public Space This block includes the continuation of the “City Square”, the “Pedestrian Promenade”, the New Civic Center/Auditorium, and the City Library and proposed
expansion. On the west side of the block, the concept of “City Square” is continued but designed differently. In this section of the square there would be the typical town gazebo and
green space used for either entertainment during special events or for open public meetings. No trees are proposed leaving the area open for use and visual vistas. The “Pedestrian Promenade”
also continues on this block, this time serving as an interior pedestrian street. It connects City Hall with the library and the proposed Civic Center/Auditorium. B. The New Civic Center/Auditorium
The new Civic Center/Auditorium would include, besides an auditorium, meetings rooms, flex space, an atrium, an outdoor terrace, and service area at the rear, providing a location for
cultural and educational facilities. The building could be a joint public/private venture, and it has the potential for becoming one of Boynton’s landmarks. The tower feature proposed
on the southwest corner of the building should be tall and articulated at the top with an arcaded loggia that could be used as a “mirador” (a look-out tower). This tall tower could easily
become an icon for the city given its uniqueness and height. The
ALTERNATIVE PLANS 7 3 building should feature a portico in the main entrance, thus making people feel welcome and setting a formal tone. C. The Roundabout A roundabout is being proposed
to invite people from 2nd Avenue and 1st Street. The roundabout will include an area for Royal Palms in its center; placed in this location, it will become a terminating vista seen from
the proposed atrium of City Hall. D. The Library Addition The library and the library addition are located at the bottom of the west section of Town Square. The addition is currently
being designed as a two-story building in front (north) of the existing library. The existing location for the drive-thru and parking will not be altered by the proposed plan except
that it will be upgraded with more trees. The existing Civic Center will remain. E. The Interactive Water Fountain The shuffleboard courts by the Madsen Center will be relocated. They
will be replaced by an interactive water fountain. The public has unanimously embraced this idea. The The interactive water fountain will be integrated in a park-like setting with trees
on both sides. F. Town Homes/Parking Structure At the bottom of the far east section of Town Square, a parking structure with attached town homes is being proposed. The parking structure
will be four or five stories in height and will also serve Town Square and the downtown area. The parking garage will be designed to be aesthetically pleasing with articulated facades
composed of balconies with hanging plants. On the facade facing 2nd Avenue eight town homes are being proposed. The town homes will serve as a transitional element between the Town Square
area and the single-family residential neighborhood across the street. The town homes will be designed with the garage entrance at the back, inside the parking structure. The town home
façades will be very aesthetically pleasing with stoops, front yards and around three stories in height.
ALTERNATIVE PLANS 7 5 6. Seacrest Boulevard The design recommendations for Seacrest Boulevard are the same for both alternatives 1. Entryway Element A proposed entryway arch feature,
an architectural landmark, would be placed at the entrance to Town Square and the Ocean District area, from the intersection of Seacrest Boulevard and Ocean Avenue. 2. Street For Seacrest
Boulevard, a wide median lined by tall shaded trees is proposed, thus creating an appealing view. Again, the median will contribute to traffic and will invite pedestrians to cross the
street. As it is currently designed, the intersection is not pedestrian-friendly. 3. A Roundabout Another roundabout is recommended at the intersection of Seacrest Boulevard and Ocean
Avenue. The public felt that a roundabout in that particular location will serve as a transitional element along Seacrest Boulevard to properly accentuate the entrance to Ocean Avenue
and the downtown. The roundabout will consist of single lane in all directions and it will not affect the vehicular flow. Roundabouts are relatively the safest intersections for vehicles
and pedestrians. The redesigned Seacrest Boulevard will become a narrower, more attractive street. Figure 5.8A. Proposed Seacrest Boulevard.
ALTERNATIVE PLANS 7 7 7. Ocean Avenue Promenade The design recommendations for Ocean Avenue are the same for both alternatives. Figure 5.9A. Proposed Ocean Avenue Promenade. A. Street
Ocean Avenue Promenade was redesigned about two years ago, in a community-led effort. The community vision was to create a less formal street than Boynton Beach Boulevard but yet interesting
enough to become the downtown “Main Street”. The scale of Ocean Avenue is smaller and more intimate than that of the major corridors. The proposed design enhancements of this redevelopment
plan are for Ocean Avenue to become a “Main Street”, with wide paved sidewalks making it pedestrian-friendly. The existing sidewalks can be improved in certain sections of the Avenue
by making them wider, thus creating a sense of public space. Adjacent tenants could use the sidewalks as a place of outdoor gathering. Dependent on building placement and footprint,
some sidewalks could extend into small intimate squares while others might merge into larger public plazas. These public plazas could be enhanced with public art or water features in
the center. B. Buildings Fronting Ocean Avenue The existing buildings on Ocean Avenue are mostly multi-family, with the exception of two single-family homes. The plan proposes that any
new buildings fronting Ocean Avenue maintain the same scale and be more aesthetically pleasing. The plan recommends diversity in building layout, to include linear buildings, u-shaped
buildings to create outside gathering places, and some designed with more mass and have tower-like structures attached in order to create interesting focal points on the corners of the
blocks. Maximum heights should not exceed of 45 feet. By the addition of arcades, the buildings will be brought closer to the sidewalk, creating a special, shaded walkway for pedestrians.
Parking should be moved to the back, accessible from the alleys.
ALTERNATIVE PLANS 7 8 The plan proposes that all these buildings be mixed-use. The public suggestion was for the retail establishments on the first floor to be locally owned or operated.
Some residents insisted that a neighborhood grocery store would greatly benefit the area. The office and residential uses can occupy higher floors. The intention of the plan for the
Ocean Avenue Promenade is to create a “main street” where local residents and visitors to the downtown could gather harmoniously and comfortably.
ALTERNATIVE PLANS 8 0 8. FEC Railroad Tracks The design recommendations for FEC Railroad Tracks are the same for both alternatives. same for alternatives. 1. Guard Gates One of the most
serious complains that the public made about the study area concerned the safety issue with the existing guard gates on the intersection of Boynton Beach Boulevard and Ocean Avenue.
This plan proposes that quad gates be installed at this intersection. Pedestrian guard gates should also be to be included. 2. Noise Barrier The second complain the public made about
the Railroad Tracks was the noise pollution at night. As the train crosses the intersections, the whistle on the locomotive is blown. In addition to quad gates the solution to the noise
pollution proposed by the plan is to create a heavy landscape barrier on the west side of the tracks. This barrier should be wide and include a large number of shade trees. Figure 5.10A.
Proposed FEC A. Guard Gates One of the most emphasized complaints from the public made about the study area concerned the safety at railroad crossings at Boynton Beach Boulevard and
Ocean Avenue. This plan proposes that quad gates be installed at this intersection. Pedestrian guard gates should also be to be included. B. Noise Barrier The second complaint the public
made about the Railroad Tracks was the noise pollution at night. As the train crosses the intersections, the whistle on the locomotive is blown. In addition to quad gates the solution
to the noise pollution proposed by the plan is to create a heavy landscape barrier on the west side of the tracks. This barrier should be wide and include a large number of shade trees.
ALTERNATIVE PLANS 8 2 9. Single Family Residential Area This area shall be preserved essentially as it is, subject to owner enhancements. . Figure 5.11A. Existing single-family area,
no changes proposed. . 10. Multi-Family Residential Area This area shall be preserved essentially as it is, subject to owner enhancements. Figure 5.11B. Existing multi-family area, no
changes proposed.
Ocean District Community Redevelopment Plan Alternative 4 8 3
Ocean District Community Redevelopment Plan Alternative 5 8 4
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SECTION VI RECOMMENDATIONS AND PROJECTS 9 0
RECOMMENDATIONS AND PROJECTS 1. Specific Recommendations to Implement Redevelopment The programs and projects listed below will implement the redevelopment strategies discussed in the
previous section. These programs and projects should be implemented to eliminate or decrease the blighting influences found in the Ocean District Community Redevelopment Area, as well
as enhance the area’s long term viability. Recommendation 1: Amend “ Section III. Land Use Problem and Opportunities” of the Comprehensive Plan Future Land Use Support Documents. Purpose:
To remove all recommendations inconsistent with the Ocean District Community Redevelopment Plan. Recommendation 2: Amend the Zoning Code to include specific regulations for the study
area in the Mixed Use-Low Intensity Zoning District. Only minor adjustments to the Zoning Code may be necessary to implement the land use and zoning recommendations of the Ocean District
Community Redevelopment Plan. The existing Mixed Use (MX) land use designation, in the adopted Boynton Beach Comprehensive Plan, originally adopted in 1989 is adequate to accommodate
the mixed use development envisioned for the Boynton Beach Boulevard corridor, Ocean Avenue, and along the northeast border of the study area. The adopted Mixed Use-Low Intensity (MU-L)
zoning district regulations, which permit the mix of uses envisioned in these areas, will need to be modified slightly for the specific area of the Ocean District to ensure compatibility
with the scale, massing and 9 1
RECOMMENDATIONS AND PROJECTS setbacks from surrounding existing development. The development of the existing zoning regulations foresaw such an event and includes the language “Height
restrictions and densities may be further limited in certain geographic areas to further applicable redevelopment plans.” Development and adoption of the amendments could be accomplished
within a three-month time frame. Purpose: This will allow the development of the desired land uses in the district area. Recommendation 3: Develop signage standards that address in detail
issues such as sign height; width; style; lettering; color; placement; landscaping; and, content. Define signage, including a definition concerning advertising on commercial vehicles
and prohibition of parking such vehicles in a manner that constitutes signage proximate to the right-of-way. Require new signs or substantial repairs to existing signs to comply with
the regulations. Purpose: Detailed sign regulations will greatly enhance the appearance of the district. Recommendation 4: Develop a design program for structures, signage and street
furniture, that includes the implementation of a color palate and architectural themes in the context of the district. Purpose: The program will create a sense of identity and visual
appeal for the redevelopment area. 9 2
RECOMMENDATIONS AND PROJECTS 2. Specific Projects to Implement Redevelopment Project 1 – Public Parking: Town Square area adjacent to Seacrest Boulevard, the existing surface parking
area west of 1st Street, and the area where the existing shuffle board courts are located could be developed with parking structures to serve the district area. The garage recommended
to place the shuffleboard courts could be combined with town homes facing SE 2nd Avenue, to become a transitional element to the residential area on the south. Project 2 – Civic/Auditorium
Centre: The building would be located adjacent to Ocean Avenue in the cultural block of Town Square. The building could be developed as a joint public/private venture. The square footage
of the building should be around 95,000 Square feet. The new Civic Centre/Auditorium would include, an auditorium for 700 people, meetings rooms, flex space, atrium, and an outdoor terrace.
The building would provide a location for cultural and educational facilities. The building has the potential of becoming one of Boynton’s landmarks 9 3
94
SECTION VII NEIGHBORHOOD IMPACTS OF REDEVELOPMENT ACTIVITIES 95
NEIGHBORHOOD IMPACTS OF REDEVELOPMENT ACTIVITIES 1. Neighborhood Impacts of Redevelopment Activities The redevelopment area contains a number of residential units. The following section
describes the potential impacts of redevelopment efforts on residential neighborhoods within the redevelopment area. While the potential impacts of the recommended programs and projects
have been identified, it is possible that impacts resulting from implementation of redevelopment actions may be undetermined. As a result, the potential neighborhood impacts of site
specific projects will be evaluated as each is presented for consideration by the Community Redevelopment Agency. Traffic Circulation No independent traffic engineering analysis of the
traffic impacts on the various roadways was done as part of this plan. A preliminary evaluation by the City Engineering Office indicates that existing local streets can easily accommodate
the changed traffic conditions, and that Boynton Beach Boulevard can be constrained with only minimal impacts on traffic capacity. However, as the plan develops further, it may be necessary
for the City of Boynton Beach to contract with an independent traffic engineering firm to evaluate traffic conditions based upon very defined traffic data and development scenarios.
This future evaluation would serve as a basis for refined plan preparations as well as garnering support and approval from the Florida Department of Transportation who has jurisdiction
on Boynton Beach Boulevard. Community Facilities and Services Redevelopment activity within the Ocean District redevelopment area is expected to have a positive impact on community facilities
and services. The plan proposes to add a City 96
NEIGHBORHOOD IMPACTS OF REDEVELOPMENT ACTIVITIES annex building on Boynton Beach Boulevard, a Library-addition, and a new Civic/Auditorium Centre, which will house additional recreational
and cultural programs. Effect on School Population There
are no existing public schools within the redevelopment area. There are however, a number of schools located proximate to the redevelopment area that serves residents within the area.
The following table shows the design capacity of permanent structures for these schools and the projected 2008 – 2009 student enrollment. Table 7.1. --School Capacity and Enrollment,
2008-2009 School Capacity Enrollment F.I.S.H. * Forest Park Elementary 749 596 Crosspointe Elementary 996 791 Galaxy Elementary 633 591 Poinciana Elementary 922 680 Congress Middle 1,344
1,446 Boynton Beach High 2,476 2,845 Note: Poinciana Elementary is a magnet school *F.I.S.H. (Florida Inventory of School Houses) Source: Palm Beach County School District Planning &
Real Estate Division As these data indicate, school capacity varies for each standard public school that serves the redevelopment area. Student projections show that capacity is available
for all elementary schools serving the district. Conversely, both the middle school and high school will be overcrowded. One of the recommended components of this redevelopment plan
includes the provision of additional housing units to strengthen the viability of the redevelopment in the downtown area. The additional housing units anticipated, however, will 97
NEIGHBORHOOD IMPACTS OF REDEVELOPMENT ACTIVITIES likely be apartment units. Because of the unit style and location, it is likely that the resident population of these units will be predominantly
single or two person households. As a result, the impact on the school population should be minimal. The effects of specific redevelopment projects with a residential component that
creates a net increase in housing should be considered on an individual basis as they are proposed. Land Acquisition Both alternatives recognize that it may be necessary to pursue the
acquisition of some properties in order to provide for the development of a new Auditorium/Civic Centre and a new City Hall Annex. Environmental Quality The redevelopment programs and
projects suggested by these plans are intended to improve the overall environmental quality. The architectural guidelines, improved signage and zoning changes will have a positive impact
on surrounding residential areas. 98
SECTION VIII SOURCES OF REDEVELOPMENT FUNDING AND FINANCING 99
SOURCES OF REDEVELOPMENT FUNDING AND FINANCING 1. Sources of Redevelopment Funding and Financing Both proposed alternatives include improvements that will require public funding, though
some form of public/private partnership could be envisaged for the new Civic Center and the parking structure attached to the proposed town homes in the southwest quadrant of the Ocean
District. The construction cost of the Civic Center is estimated to be about $14 million (based on the actual per square foot contract price for the city of Palm Beach Convention center);
the cost of the parking structures will run approximately between $10,000 and $15,000 per parking space (depending on the parking structure’s size and the resulting economies of scale).
This section provides a general review of potential sources of funding for redevelopment programs, and a description of the funding sources applicable to each of the improvements or
projects identified in the plan. Aside from the sources described below, grants from various sources may be available. In general, a variety of financing options are presently available
to the Community Redevelopment Agency, which include the following: Tax Increment Revenues Tax increment is typically the major source of funding for redevelopment projects under the
State of Florida Community Redevelopment Act. This increment, which is determined annually, is equal to 95 percent of the difference between the amount of ad valorem taxes levied each
year by each applicable taxing authority on all taxable lands and buildings; property within the redevelopment area; and, the amount of ad valorem taxes that 100
SOURCES OF REDEVELOPMENT FUNDING AND FINANCING would have been produced by the current millage rates prior to establishment of the Redevelopment Trust Fund. Both of these amounts are
exclusive of debt service millage of the taxing authorities. The ability of the Community Redevelopment Agency to utilize this funding method requires two key actions. The first is the
establishment of a redevelopment trust fund as required by F.S. 163.387 as the repository for increment tax funds. The second is the provision, by adopted ordinance of the City, for
the funding of the redevelopment trust fund for the duration of the redevelopment plan. Redevelopment Revenue Bonds The provisions of F.S. 163.385 allow the City of Boynton Beach or
the Boynton Beach CRA to issue revenue bonds to finance redevelopment actions, with the security for such bonds being based on the “anticipated assessed valuation of the completed community
redevelopment.” In this way, additional annual incremental increases in taxes generated within the CRA is used to finance the long term bond debt. Prior to the issuance of long term
revenue bonds, the City or the CRA may issue bond anticipation notes to provide initial funding for redevelopment actions until sufficient tax increment funds are available to amortize
a bond issue. General Revenue Bonds For the purposes of financing redevelopment action, the City of Boynton Beach may also issue general obligation bonds. These bonds are secured by
debt service millage on the real property within the City and must receive voter approval. 101
SOURCES OF REDEVELOPMENT FUNDING AND FINANCING Community Development Block Grants (CDBG) The City of Boynton Beach is a recipient of CDBG funding from the U.S. Department of Housing
and Urban Development. These CDBG monies may be able to applicable to a variety of direct benefit programs in portions of the redevelopment area. Additionally, portions of the redevelopment
area may be eligible for area-wide improvements, which includes capital improvement projects. Land Sales/Leases Acquisition of property, and in preparation for development, are powers
available to the Community Redevelopment Agency under the provisions of Chapter 163, Florida Statutes. The resale or leasing of such land to private developers can provide another source
of income within the CRA, as well assist in “jump starting” redevelopment efforts. Direct Borrowing From Lenders The CRA is also authorized to fund redevelopment projects and programs
through direct borrowing of funds. Depending on the particular project funding requirements, the CRA may utilize both short and long term borrowing. Although terms and conditions may
have a direct bearing on the use of a particular commercial lending institution, the CRA may be able to obtain a very competitive interest rate and terms. 102
SECTION IX REFERENCES 103
REFERENCES 1. References City of Boynton Beach. Comprehensive Plan. Originally Adopted in1989. City of Boynton Beach. Future Land Use Support Document: Section VIII “Problems and Opportunities.
1989. City of Boynton Beach. Land Development Regulations “Chapter 2: Zoning.” No date. City of Boynton Beach. “ Official Future Land Use Map.” May 2003. City of Boynton Beach. “Official
Zoning Map.” February 2003. Duncan Associates, Inc. Boynton Beach Vision 20/20 Redevelopment Master Plan. September 1998. Florida. Florida Statutes, Sec. 163, Part III. 2000 Supplement.
Palm Beach County Property Appraisers Office. February 2001. Schwab,Twitty & Hansen. West Palm Beach. April 2003. 104
SECTION X ACKNOWLEDGEMENTS 105
ACKNOWLEDGEMENTS 1. Acknowledgements Citizen Participation Mr. and Mrs. John Bodine Maureen Hilbert Gordon Crawley M. Lewkoincz Larry Finkelstein Kim Longaere Mike Fitzpatrick Jean and
Alvin Norgiel Ginny and Bob Foot Harvey Oyer Denise Hilbert Paul VanStelant City Staff Jose Alfaro Doug Hutchinson Kurt Bressner Eric Johnson Nancy Byrne Jeff Livergood Dan DeCarlo Wally
Majors Arleen Dennison Pete Mazella Maxime Ducoste-A. Dep. Chief Jim Ness Arlette Duncan Joe Sciortino Virginia Farace Octavia Sherrod Chief Marshall Gage Samantha Sidlower Lusia Galva
Dale Sugerman Wilfred Hawkins John Wildner Ocean District Project Team Quintus Greene, Director of Development Michael W. Rumpf, Director of Planning & Zoning Margelly Beltran, Project
Manager Dick Hudson, Senior Planner Hanna Matras, Planner 10 6
SECTION XI APPENDIX 10 7
Ocean District Community Redevelopment Plan Alternative 1
Ocean District Community Redevelopment Plan Alternative 2
Ocean District Community Redevelopment Plan Alternative 3
Ocean District Community Redevelopment Plan Preliminary Results Report ______________________________________________________________________________ I. Introduction: On Thursday, January
31, 2002, the City of Boynton Beach held an In-House Workshop with the participation from select city staff and upper level administration. The In-House Workshop, an intensive three-hour
brainstorming session, was divided into several components: • Phase I Report Presentation • Presentation of the Town Square Conceptual Master Plan; and • Team Visioning Session. During
the Visioning Session, participants were divided into three (3) groups, each facilitated by a representative from the Development Department, with the goal to design a conceptual master
plan for the study area. Each group was “ to let their imaginations run wild and think of the study area as a giant vacant lot”. The workshop was concluded with the presentation of each
team concept. On Thursday April 11, 2002, city staff held a two-and-one half hour (2 1/2) Public Visioning Session with local residents and property owners. The program was similar to
the In-House Workshop. As an introduction, the attendees were shown slides from other cities as examples of successful redevelopment programs. Participants were then asked to join one
of the four design groups each facilitated by a planner. This Preliminary Report presents the suggestions and proposals made by the individual teams for the study area, begining with
each team response to the following questions: • What features they liked; • What features they disliked; • What changes would they like to see; and • What would they not like to see
changed. This report presents the four (4) conceptual plans and unified vision, and concludes with staff analysis of the similarities and differences in concepts developed by the respective
teams. Staff generated a list of the top ten most frequently proposed ideas for the study area, which are synthesized and mixed into three conceptual alternatives. It is the intent of
staff staff that the final conceptual alternatives be presented to the public and the City Commission. Staff will then prepare a final plan from the preferred concept. Ocean District
Community Redevelopment Plan
II. Study Area Map Ocean District Community Redevelopment Plan
II. In-House Workshop Group Findings-Participants, Preferences and Sketches Group 1 Dick Hudson, Senior Planner Jose Alfaro, Planner Wilfred Hawkins, Assistant City Manager Octavia Sherrod,
Manager of Community Development Pete Mazella, Assistant to Director of Utilities Nancy Byrne, Assistant Director of Development Hanna Matras, Economic Planner What They Liked: 1. Cluster
of cultural attractions 2. Cluster of government facilities 3. Proximity to marina project 4. Availability of infrastructure What They Disliked: 1. Zoning & Land Use (Variety) 2. Railroad
corridor (plus & minus) 3. Need to relocate M-1 uses What They Would Like to see: 1.Encourage town homes in the area north of S.E. 1st Ave. 2. Entry way character to Boynton Beach Blvd.
3. Maintain single family area on southeast corner of study area 4. Opportunities for personal services and entertainment 5. Landscape on Seacrest Blvd. 6. Mixed-Use area fronting Ocean
Avenue and Boynton Beach Blvd. 7. Height of buildings (3-4) Stories What They Would Not Like To See: 1. More areas zoned R-2 (duplexes) 2. Post Office to stay on South Side of Boynton
Beach Blvd. Ocean District Community Redevelopment Plan
Group 2 Margelly Beltran, Planner Eric Johnson, Planner Quintus Greene, Director of Development Dale Sugerman, Assistant City Manager Joe Sciortino, Director of Golf Course John Wildner,
Director of Parks Jim Ness, Dep. Chief of Fire Department Barbara Meacham, Landscape Architect What They Liked: 1. Block layout of study area 2. Cluster of government facilities 3. Proximity
to marina project/bridge 4. Availability of infrastructure 5. Ocean Avenue as a “Main Street” 6. Existing mature trees in Town Square 7. Quick access to state highway 8. Low property
acquisition cost 9. Vacant lots adjacent to Railroad 10. No drainage issue (new system) 11. Varied zoning uses What They Disliked: 1. Poor pedestrian connections 2. Poor parking 3. Development
parcels not clustered together for development 4. No central attraction 5. Suburban zoning code for an urban area 6. Underutilization of the commercial parcels fronting Boynton Beach
Blvd. 7. Visually nothing pleasing 8. Lack of color-everything monotonous 9. Residents (long established) 10.Boynton Beach Blvd. not pedestrian friendly What They Would Like to see:
1.Satellite college campus 2. Mixed-Use on Boynton Beach Blvd. 3. Preserve single family neighborhood 4. Buffering Railroad tracks 5. Create train station near tracks 6. Mixed-Use area
(fronting Ocean Avenue) 7. Height of buildings (3-4) Stories 8. Town homes to replace existing condos and duplexes 9. More green areas What They Would Not Like To See: 1. Maintaining
police surface parking 2. Boynton Beach Blvd. to stay the same Ocean District Community Redevelopment Plan
Group 3 Maxime Ducoste-A. , Planner Lusia Galav, Principal Planner Jeff Livergood, Director of Public Works Dan De Carlo, Neighborhood Specialist Kurt Bressner, City Manager Marshall
Gage, Chief of Police Virginia Farace, Director of Library Wally Majors, Director of Recreation Dept. What They Liked: 1. Municipal complex being a transition between east and west 2.
Ocean Avenue as a core What They Disliked: 1. Condo’s at 1st Street are a detriment 2. Boynton Beach Blvd. 3. Lack of parking What They Would Like to see: 1. Include residential area
south of 2nd Avenue to be included in project 2. Mix-Use on Boynton Beach Blvd. 3. Alleys to become walkways as a transitional element 4. Buffering Railroad Tracks; to become pedestrian
walkway 5. Bicycle path on Ocean Avenue towards beach 6. Boynton Beach Blvd. east of Seacrest to be reduced in width, with on street parking and nice streetscape What They Would Not
Like To See: Ocean District Community Redevelopment Plan
II. Public Visioning Session Group Findings-Participants, Preferences and Sketches Group 1 Margelly Beltran, Urban Designer/Planner Fred Violette, Resident/Owner Kaithleen Violette,
Resident/Owner Karen Okenica, Resident/Owner Micheline Many, Resident/Owner Jack Dimke, Resident/Owner What They Liked: 1. Ocean Avenue 2. Scale of study area What They Disliked: 1.
Railroad Tracks: better gates and night time horn blowing 2. Not incorporating Old High School into Town Square Plan What They Would Like to see: 1.Dense landscape buffer along train
tracks 2. Multi-story parking garage (South of Boynton Beach Blvd. and north of Ocean Avenue 3. Maintain single family area on southeast corner of study area 4. Preserve High School
and incorporate into city complex connecting City Hall via above street covered walkway. 5. Return original street names; Palm Street (3rd Street) 6. Fountain (interactive?) across from
old school. New park with sculpture garden setting. 7. Built townhomes where condos 8.Mixed Used 5 story buildings along Boynton Beach Blvd. 9. Pave wide sidewalks and landscape median
on Boynton Beach Blvd. 10. Work on 50’s color theme for area (Chevy Aqua, Studebaker Coral, Desoto Purple) What They Would Not Like To See: 1. Not make any changes! Ocean District Community
Redevelopment Plan
Group 2 Hanna Matras, Economic Planner Juis Leon Valdez, Resident/Owner Victoria Johnson, Resident/Owner Karl. Hobschaidt, Resident/Owner Claudia Hobschaidt, Resident/Owner Michael A.
Parker, Resident/Owner What They Liked: 1. High School building 2. Ocean Avenue streetscape improvements. What They Disliked: 1. City’s reputation for doing Nothing 2. No plans of City
to save Old High school building 3. The many changes in Commission 4. Displacement of residents 5. Code Compliance building image What They Would Like to see: 1.Constructing Paved Intersections
2. Improved alleyways 3. Road right-of-way that was not used-Use it and make it a one-way street, along 3rd Street 4. Historic district 5. Relocate Post Office building and have public
buildings on NE corner of Boynton Beach Blvd. and Seacrest 6. Bed & Breakfast-maintain general outlook of street while allowing a variety of different businesses 7.Mixed Used 45’ buildings
along Boynton Beach Blvd. 8. Trolley services 9. Parking garages What They Would Not Like To See: 1. Post Office kept were presently is Ocean District Community Redevelopment Plan
Group 3 Mike Rumpf, Director of Planning and Zoning Irene Koumiss, Resident/Owner Libby Langan, Resident/Owner Denise Hilbert, Resident/Owner Anne C. Oneill, Resident/Owner Gordon Crawley,
Resident/Owner What They Liked: 1. Police Station in area 2. Convenience/Deli use in vicinity What They Disliked: 1. Post Office circulation and appearance What They Would Like to see:
1.Clothing stores 2. Major grocery shopping center 3. Maintain “Old” Florida character in the redevelopment effort 4. Keep convenience/deli store in area 5. Add sidewalks 6. Keep police
station in neighborhood 7. Continue streetscape improvements on US-1 and 1st Street 8.Improvements should match existing scale and charm 9. Move Civic Center What They Would Not Like
To See: Ocean District Community Redevelopment Plan
Group 4 Quintus Greene, Director of Development Department Ruth Jones, Resident/Owner Patel Rajesh, Resident/Owner Bertha Welch, Resident/Owner Bu Kenyorr, Resident/Owner What They Liked:
1. The Study area the way it is currently What They Disliked: 1. Nothing What They Would Like to see: 1.Retail in Boynton Beach Blvd. 2. Maybe mixeduse on Boynton Beach Blvd. 3.Maintain
residential What They Would Not Like To See: 1. Study area to change Ocean District Community Redevelopment Plan
IV. Staff Analysis of Group Findings A review of the seven individual group plans indicates that there where ten similar concepts or themes that each group included in their plans. These
general common themes are discussed below. A. Zoning: The growing interest in mixed-use prompted most teams to suggest mixed use as a component of their design proposals. Also, groups
recommended that building heights be increased above five stories. While a variety of permitted and prohibited uses were discussed, most teams suggested varying combinations of residential,
retail and service commercial, office and civic/governmental uses. Allowable uses, mixture of uses, density and height limits, as well as other site-related controls are best regulated
through amendments to the Future Land Use Map and rezonings. B. Architecture: The team promotes the creation of a sense of place within the study area, through the establishment of building
scale, color and architectural style. Two teams specifically suggested that the style for new developments should be similar in character to what is existing: the “old Floridian” style.
The teams also discussed the importance of preserving the existing scale within the study area, and 5 stories was suggested as the maximum height. C. Railroad Tracks: Nearly, all groups
recommended the additions of considerable buffering of the railroad tracks. They recognized both the sound mitigating benefits as well as the aesthetic enhancement of such buffering.
All of the public visioning teams felt that the existing crossing gates are not safe nor pedestrian-friendly. Another recommendation made by the groups is to use a train station theme
to revive the historical character of the area. D. Parking and Vehicular/Pedestrian Interconnectivity: Several groups agreed that the surface parking lot on the northwest corner of Ocean
Avenue and 1st Street was not ideally located and should be replaced with a higher and better use. They also suggested that the parking garage proposed on the Town Square Conceptual
Plan should be moved to a vacant lot near the Railroad Tracks. One group recommended that the proposed parking garage and existing surface parking lot should be connected to the City
Hall Complex via an above-ground, roofed pedestrian structure. Ocean District Community Redevelopment Plan
The same team proposed a trolley system to connect the study area with the downtown. Many groups agreed that there should be more paver-enhanced intersections like the ones on Ocean
Avenue, Boynton Beach Boulevard and Seacrest Boulevard. Most teams recommended that the city should redesign the streets in the study area to be more pedestrian-friendly with wider sidewalks,
landscape “bump-outs” and visible crosswalks. One team suggested the use of the alleys for vehicular circulation, for interconnectivity and to reduce vehicle trips on collector and local
streets. E. Boynton Beach Boulevard Most groups viewed the current speed of vehicles on this roadway as detrimental to the function of the study area. Not only did the groups see the
high speed as a public safety concern, but also as a deterrent to pedestrian movement in the area. Recommendations included the installation of pedestrian cross-walks using brick pavers,
landscaped roadway medians, street furniture, wider sidewalks and on-street parking to calm calm traffic speed. Many groups agreed on proposing mixed-use development fronting Boynton
Beach Boulevard. The buildings were envisioned with commercial or office uses on first and residential on the upper floors. All groups recommended the addition of landscaping along the
corridor. F. Town Square One-half of the in-house groups agreed that the proposed plan for Town Square was impressive and interesting and only suggested minor changes. However, the Public
Visioning teams, criticized the conceptual plan mainly due to the elimination of some homes and the old high school. A controversial element in the plan is the demolition of the old
high school building. Most of the public teams felt that the high school should be preserved and rehabilitated into a civic/theater space, and the area proposed on the plan as the new
civic/auditorium space be turned into a park with an interactive fountain and a sculpture garden, “Center of Green Space.” Some groups also recommended that lusher landscaping be planted
with colorful flowers, instead of the colorless existing landscape. Overall, most teams agreed that Town Square should become a civic and cultural center for the city. G. Ocean Avenue:
The teams proposed that Ocean Avenue become the downtown’s main street. Ocean Avenue underwent a streetscape modification process that residents and owners were very please with. One
team suggested that Bed & Breakfasts front the street along with a “light” mix-use development. Staff interprets as smaller scale buildings with max. heights of two stories. Another
recommendation by the teams is to make the intersection of Seacrest Boulevard and Ocean Avenue more of a focal point, perhaps with a roundabout, creating a formal entry to Ocean Avenue
and the downtown. The other suggestion was to design a bike path on Ocean Avenue that would take advantage of the connection of the bridge to the beach. Ocean District Community Redevelopment
Plan
H. Residential: Most of the teams agreed that the southeastern section of the study area should remain with single-family housing. Three teams proposed town-homes for the area between
1st Street and 3rd Street. Most teams agreed on integrating mixed-use (commercial/office and residential) development on Boynton Beach Boulevard and Ocean Avenue. Again teams desire
to limit new buildings 5 (5) stories high. I. Concluding Remarks City staff will now begin the process of reviewing all options and generate three (3) conceptual design alternatives.
These alternatives will then be presented to the public via another public workshop, followed by presenting the most preferred concept to the City Commission. A final plan will then
be generated. Ocean District Community Redevelopment Plan