O89-49 ORDINANCE NO.
AN ORDINANCE OF THE CITY COMMISSION OF
THE CITY OF BOYNTON BEACH, FLORIDA,
APPROVING AN AMENDED COMMUNITY
REDEVELOPMENT PLAN FOR THE CITY'S
EXPANDED REDEVELOPMENT AREA; FINDING
THAT THE PLAN CONFORMS TO THE COMMUNITY
REDEVELOPMENT ACT OF 1969, AS AMENDED;
PROVIDING AUTHORITY TO MODIFY OR AMEND
SAID PLAN; PROVIDING FOR AN EFFECTIVE
DATE; AND FOR OTHER PURPOSES.
WHEREAS, the Legislature of the State of Florida
enacted Part III of Chapter 163, Florida Statutes, (The
Community Redevelopment Act of 1969, referred to as "The
Act"); and
WHEREAS, the City Commission of the City of Boynton
Beach, Florida, pursuant to the Act has created the Boynton
Beach Community Redevelopment Agency; and
WHEREAS, the City Commission, pursuant to the Act, has
declared an area of Boynton Beach, as described in the
Proposed Redevelopment Plan to be a blighted area as defined
in the Act, and that the rehabilitation, conservation or
redevelopment, or combination thereof, of such area is
necessary in the interest of the public health, safety,
morals or welfare of the residents of the City of Boynton
Beach; and
WREREAS, the Boynton Beach Community Redevelopment
Agency has caused to be prepared a Community Redevelopment
Plan for "Downtown Boynton Beach"; and
WHEREA~, The City Commission expanded its
Redevelopment Area pursuant to Resolution 87-QQQ adopted on
the 20th day of October, 1987; and
WHEREAS, the City Commission now wishes to amend the
Community Redevelopment Plan for the Central Business
District, adopted pursuant to Ordinance No. 84-32, so that
it will now be utilized in conjunction with the plan adopted
herein which includes the expanded redevelopment area; and
WHEREAS, the City Commission has held a public hearing
after public notice in conformance with the requirements of
the Act.
NOW, T~F.~EFORE, BE IT ORDAINED BY TH~ CITY CO~ISSION
OF THE CITY OF BOYNTON BEACH, FLORIDA, THAT:
Section 1. The Community Redevelopment Plan for
downtown Boynton Beach, having been duly received and
considered as provided by law, is hereby amended to include
the expanded Redevelopment Area approving and adopting the
Plan for the expanded area, attached hereto as Exhibit "A"
and made a part of this Ordinance by reference~. Said plan
is hereby designated as the official redevelopment plan for
the expanded redevelopment area, the boundaries of which are
described in the plan. It is the purpose and intent of the
City Commission that this redevelopment plan be implemented
in the project area, and shall be utilized in conjunction
with the redevelopment plan for the Central Business
District adopted pursuant to Ordinance No. 84-32.
Section 2. It is hereby found and determined that
said redevelopment plan for redevelopment of the project
area:
(1) Conforms with the Community Redevelopment Act of
1969, as amended~
(2) Is necessary and in the interests of public
health, safety, morals and welfare of the
residents of the City of Boynton Beach, and will
effectuate the purpose of the Act by revitalizing
the area economically and socially, thereby
increasing the tax base, promoting sound growth,
improving housing conditions, and eliminating the
conditions which the Florida Legislature has found
in the Act to constitute a menace which is
injurious to the public health, safety, welfare
and morals of the residents~
(3) Is sufficiently complete to indicate such land
acquisition, demolition and removal of structures,
redevelopment, improvements and rehabilitation as
may be proposed to be carried out in the community
redevelopment area~ zoning and planning changes,
if any; land uses~ maximum densities~ and building
requirements.
(4) Will not result in the displacement of families
from the community redevelopment area, and
therefore it is not necessary to provide a
feasible method for the location of families
displaced from the community redevelopment area;
(5) Conforms to the general plan of the City of
Boynton Beach as a whole;
(6) Gives due consideration to the provision of
adequate park and recreational areas and
facilities that may be desirable for neighborhood
improvement, with special consideration for the
health, safety and welfare of children residing in
the general vicinity of the site covered by the
plan; and
(7) Will afford maximum opportunity, consistent with
the sound needs of the City of Boynton Beach as a
whole, for the rehabilitation or redevelopment of
the community redevelopment area by private
enterprise.
Section 3. In order to implement and facilitate the
effectuation of the redevelopment plan hereby approved and
adopted, it is found and determined that certain official
action must be taken by the City Commission with reference,
among other things, to changes in zoning, the vacation and
removal of streets, alleys, and other public ways,
relocation of public facilities, the establishment of new
street patterns, and other public action.
Accordingly, the City Commission hereby:
(A) Pledges its cooperation in helping to carry out
the redevelopment plan;
(B) Requests the various officials, departments,
boards and agencies of the City of Boynton Beach
likewise to cooperate in carrying out the
redevelopment plan, exercise their respective
functions and powers in a manner consistent with
the redevelopment plan;
(C) Stands ready to consider and take appropriate
action upon proposals and measures designed to
effectuate the redevelopment plan; and
(D) Intends to undertake and complete any proceedings
necessary to be carried out by the City under the
provisions of the redevelopment plan.
All of the foregoing shall be done and performed in a timely
manner. The Redevelopment Agency shall, from time to time,
present specific developmental plans in the implementation
of the redevelopment plan to the City Manager in order that
the City Commission may be assured of compliance by the said
agency with the redevelopment plan.
Section 4. The Community Redevelopment Plan may be
amended or modified as set forth in Section 163.361, Florida
Statutes, as amended.
Section 5. This
immediately upon passage.
1989.
Ordinance shall take effect
FIRST READING THIS ~-- day of December, 1989.
SECOND AND FINAL PASSAGE this /~ day of December,
RI DA
Vice Ma~or v ~% j
d6mmissloner
/
ATTEST:
C~. clerk ~_~
( C0~porate Seai~
Commissioner
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COMMUNITY REDEVELOPMENT PLAN
Prepared for:
Department of Community Improvement
City of Boynton Beach
Prepared by:
HunterjRS&H, Inc.
6737 South point Drive South
Jacksonville, Florida 32216
(904) 739-2000
89247000
,
r TABLE OF CONTENTS
r CHAPTER TITL E PAGE
r I INTRODUCTION I-I
r II EXISTING CONDITIONS II-I
Existing Land Use II-I
Zoning II-2
r Area Demographics II-3
Housing II-3
Infrastructure II-II
Parks and Open Space II-16
f Crime II-I 7
Neighborhood Attitudes II-I9
I III MARKET ANALYSIS III-I
Residential Market III-I
Commercial Market III-II
f IV GOALS AND OBJECTIVES IV-I
Major Planning Considerations IV-I
'- Area's Constraints and Opportunities IV-2
Area's Positive Features IV-3
Area's Negative Features IV-3
t Goals and Objectives IV-4
Land Use IV-4
Infrastructure IV-5
Traffic and Circulation IV-6
l Recreation and Open Space IV-7
Commercial IV-9
Residential IV-IO
l V RECOMMENDA TIONS V-I
Introduction V-I
l Plan Concept V-2
Subarea I V-3
Subarea II V-II
Subarea III V-12
L Subarea IV V-I4
Boynton Beach Boulevard Commercial Corridor V-I6
Crime V-22
L VI FINANCIAL PLAN VI-I
Tax Increment Financing VI-I
L Objectives VI-3
Revenue Projections VI-4
Sources of Funds for Implementation VI-6
Infrastructure VI-6
I Residential Element VI-6
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TABLE OF CONTENTS
CHAPTER
TITLE
PAGE
Federal Monies
State Monies
Local Monies
Commercial Element
Other Financial Incentives
Financial Models
Costs
Other Costs
Total Costs
VI-9
VI-II
VI-13
VI-13
VI-14
VI-15
VI -17
VI-19
VI-2I
VII -1
VII -I
VII-2
VII-3
VII-7
VII-IO
VII -10
VII -10
VII-II
VII-13
VII -15
VII
Implementation Strategy
Phasing of Development
Development Controls
Land Assembly
Relocation
Implementation Steps
Plan Adoption
Action Programs
Solicitation of Developers
Steps Associated with Residential Projects
Steps Associated with Commercial Projects
Appendix A
Appendix B
Appendix C
Appendix D
A-I
A-3
A-I2
A-16
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CHAP"TER I
INTRODUCTION
This Community Redevelopment Plan is prepared for that 518.76 acre area of
Boynton Beach bounded by Boynton Canal in the north, Florida East Coast Railroad on
the east, Ocean Avenue on the south and Interstate 95 on the west. Figure I displays the
area's location. This redevelopment plan is developed as per Chapter 163.362 of Florida
Statutes and outlines the area's needs and methods for its rehabilitation and
redevelopment by private enterprise. The underlying concepts of this plan include:
o Preservation of the residential character;
o Limitation of relocation and displacement by encouraging rehabilitation and
infill construction instead of wholesale clearance;
o Supportable market uses which would provide early "high profile"
development projects to establish the revitalization of the area;
o Adequate design and development controls to ensure Quality development
and protection and enhancement of existing and future investment~; and
o Creation of a "gateway to Boynton Beach" along Boynton Beach Boulevard.
As a means of enforcing these concepts, the higher intensity land uses such as light
industrial, commercial and multifamily are located along or near the major collectors of
Boynton Beach Boulevard, Seacrest Boulevard and USl. The land along Boynton Beach
Boulevard, due to its visibility, is most valuable as commercial and office use and thus,
the market Support concept is upheld. The location of commercial uses along Seacrest
Boulevard should be limited to major intersections not along the entire corridor to enforce
the residential character of the area.
Multifamily uses should be permitted in the area in order to provide a range of
housing choices to the residents, however, these locations should be limited and serve
where possible as buffers between commercial or industrial uses and single-family
residential.
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~ City of Boynton Beach
r Regional Location Map
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Figure 1
Architec;ta . Engin_,. . P1anne,..
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Housing rehabilitation and code enforcement activities rather than wholesale
clearance actions are recommended to limit the number of person displaced while still
improving the area's conditions. New construction on an infill basis is strongly
encouraged but only if adequate design controls are also included.
This plan was developed after consultation with city officials, community leaders
and residents. Consideration was also given to the existing 'on site and surrounding land
uses, the market analysis, public consensus comments, the strategic location of the site, the
city's Comprehensive Plan, and other existing plans (i.e., the Central Business District
Redevelopment Plan, Neighborhood Strategy Area Plan, and the Urban Design Study for
Boynton Beach Boulevard).
The base map used for preparation of all maps in this report was provided by the
city's Planning Department. The information on infrastructure needs for replacement of
water lines, fire hydrants, sidewalks, and streets (except new streets proposed) were also
provided by the city. The information concerning vacant lots in the area and the
ownership patterns was developed from existing listings and no parcel by parcel check of
ownership and location was undertaken.
This redevelopment study is divided into seven chapters and one appendix; the
first chapter being this introduction. Existing conditions including the detailing of the
findings of slum and blight are discussed in Chapter II; a market analysis outlining the
support and demand for residential, retail, and office uses in the area is found in Chapter
III. The city's goals, objectives, policies and area's positive and negative features are
detailed in Chapter IV. Chapter V divides the area into four subareas and the Boynton
Beach Boulevard corridor and provides recommendations for each area. The funding
. sources, projected tax reyenues and costs of the recommended actions are outlined in
Chapter VI. Chapter VII provides an implementation strategy, including relocation and
development controls. The Appendix contains the area's legal descriptions, ownership
listing of vacant parcels, the consensus workshop Questionnaire, and samples of the
financial models.
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Also developed as a part of this report were a series of financial models to aid in
determining the level of impact which various city policies and levels of assistance could
have in making redevelopment more achievable. These computer based models perform
a simplified financial analysis showing project feasibility. These models allow city
officials to see the impact of such actions as reduction of land costs, project financing
assistance, development impact fee waivers, density increases or reductions, private market
financing and achievable rents and sales prices. These can be used to define parameters
of request for proposals from developers, analysis of developer requests, and
determination of the need for public assistance on a case-by-case basis. Models were
developed for the following:
o Residential owner occupied
o
Residential rental
o Office
o
Rental
Samples of the outputs of these models were contained in Appendix D.
All market analysis data is based upon the understanding of the market conditions
as they exist at this time.
RS&H does not warrant the household projections, income, market share, and other
estimates contained in this report, as the development and market potentials of the
property are dependent on factors not under RS&H's control, including unpredictable
changes in the national and local economics and the effectiveness of future marketing
activities.
RS&H's assessments and recommendations represent the best jUdgment of the firm,
based on information gat.hered and evaluated within the Scope of Our assignment for the
City of Boynton Beach.
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CHAPTER II
EXISTING CONDITIONS
This section provides an inventory of the existing conditions in the expanded
redevelopment area. The boundaries of the redevelopment area are 1-95 on the west,
Boynton Canal on the north, Florida East Coast (FEC) Railroad on the east and on the
south by Ocean Avenue (east of Seacrest Boulevard and by Northwest 3rd Avenue). This
area is shown in Figure 2. A legal descript-ion of the area is found in Appendix A.
Figure 3 illustrates the existing conditions which are discussed in this chapter.
The basic reasons for establishing this area are the slum and blighting conditions
which have retarded its sound development. These specific reasons include:
o Defective or inadequate street layout;
o Faculty lot layout relating to size, adequacy and usefulness;
o The number of substandard and unsafe housing units;
o The presence of overcrowding and excessive density;
o The presence of inadequate infrastructure (i.e., water lines, sidewalks,
drainage); and
o The presence of crime incidents in excess of those found in other parts of
the city.
EXISTING LAND USE
The majority of the 518.76-acre site is developed as residential. This use covers
303.5 acres. Within this total acreage, the land use density classifications range from low
density which allows a maximum of 4.82 dwelling units per acre and contains 145.2 acres,
to a high density use of 6.2 acres containing a maximum of 10.8 dwelling units per acre.
The largest amount of acreage is 152.1 of medium density residential (maximum of 9.68
dujacre).
Other uses include public (38.1 acres), local retail (45.37 acres), general (15.6 acres),
industrial (7.8 acres) and recreational (24 acres). The local retail uses are concentrated
along Boynton Beach Boulevard and the industrial along FEC Railroad. The local retail
along Boynton Beach Boulevard is primarily retail and office use while along the railroad
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corridor, the general uses are light industrial and heavy commerciaL The various land uses
are showed on Figure 4.
ZONING
The zoning categories for the area are found on Figure 5. These zoning categories
allow for the fOllowing types of uses.
R-IA Single-family residences with a maximum density of 5.8 dwelling units per
acre.
Single- and two-family dwellings with a maximum density of 9.68 dwelling
units per acre.
Multifamily residences with a maximum density of 10.8 dwelling units per
acre.
Office and professional commercial uses including such uses as churches,
financial institutions, hospitals, day care centers and schools.
Neighborhood commercial which provides a limited number of small
commercial facilities of a retail convenience nature which serves local
neigh bor hoods.
Community commercial which provides for more intensive retail facilities
providing a wide range of goods and services to several neighborhood areas.
General commercial allows more intense commercial uses along development
corridors. Some of the types of uses permitted include electrical and
mechanical supply and fabrication shops.
Industrial districts covers a variety of light industrial uses.
Public usage district regulations apply to those areas whose ownership or use
or operation.is public except for recreational uses.
REC Recreational applies to those areas whose primary use is recreationaL
The redevelopment area contains 289 substandard lots, totalling just over 60 acres.
The criteria for determining substandard lots are those which are reasonably related to the
parcel's developability, and do not necessarily reflect minimum lot sizes required by the
zoning ordinance. The number of parcels by the various zoning districts are shown in Table
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II-I. A number of these lots are vacant and have multiple owners. These vacant lots are
shown in Figure 6 and a listing of the ownership of each parcel is found in Appendix B.
The accuracy of the ownership and location of these vacant parcels has not been verified.
The assembly of these undersized and vacant lots into parcel sizes suitable for development
is one of the keys to encouraging new construction in the area. The large number of
substandard lots limits the area's development and keeps the density of development very
high.
AREA DEMOGRAPHICS
The redevelopment area has a population of approximately 5,100 representing II
percent of the entire city's population. The area has shown a modest rate of growth, six
percent, since 1980, while the city as a whole has experienced a 28 percent population
increase since 1980. The population projections for 1995 and 2000 show a continuation of
modest growth while the city as a whole continues its rapid pace of population increase.
The area has the largest number of persons per household at 3.02 compared with that of the
city at 2.16. Table II-2 displays these population trends. Figures 7 and 8 also show this data
for the area and the city.
The household income of the area is well below that of the city having an average
household income of $17,300 which is over $9,600 less than the average income of the city
as a whole estimated at, $26,900 in 1988. Income projections are also found in Table II-2.
Figure 9 depicts the household income growth for both the redevelopment area and the city.
HOUSING
Conditions and Values
A windshield survey conducted in 1987 counted 843 housing units in the area and
found only II percent (95)-multifamily units. This survey shows also that 64 percent (537)
of the housing units in the area needed some form of treatment. This treatment ranged
from minor repairs of less than $10,000 to demolition and removal. Table II-3 provides a
summary of the housing conditions in the area. Other indications of housing conditions
which contribute to unsafe and unhealthy conditions are detailed in Table II-4. All of these
conditions point to this area as the most troubled in the city.
II-3
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Table II-2. Population, Household and Income Growth Trends, 1980 to 2000
Traffic Analysis Zones 1980. 1988 1995 2000
Redevelooment Arel\
Population 4,883 5,167 5,388 5,871
Households 1,617 1,711 1,784 1,944
Persons per Household 3.02 3.02 3.02 3.02
A verage Household Income $10,880 $17,300 $19,200 $20,680
Total Household Income $17,592,960 $29,600,300 $34,252,800 $40,20 I ,920
Bovnton Beach City
Population 35,624 45,619 56,603 67,227
Households 15,314 21,130 25,157 29,229
Persons per Household 2.33 2.16 2.25 2.30
A verage Household Income $16,921 $26,960 $29,930 $32,240
Total Household Income $259,128,194 $569,664,800 $752,949,010 $942,342,960
.Incomes are in 1987 current dollars using 1979 base year from the 1980 Census.
Projections include 1.5 percent annual increase in real income.
Sources:
U.S. Department of Commerce, Bureau of the Census, Florida, 1980.
City of Boynton Beach, Traffic Zone Estimates and Projections, 1980-2000.
HunterjRS&H, Development Economics, 1988.
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Table 11-3. Housing Conditions: Boynton Beach Community Redevelopment Area
Condition Single- Family Multifamily Total
STANDARD
Sound 278 28 306
Minor Deterioration 355 58 413
SUBSTANDARD
Major Deterioration 91 7 98
Dilapidation 24 ~ 26
Total Units 748 95 843
Housing Condition Definitions:
Sound - No visible structural defects or deficiencies.
Minor Deterioration - No visible defects or deficiencies, but beginning to show signs
of maintenance neglect, i.e., peeling paint, broken windows, torn or missing screens.
Ma ior Deterioration - Visible structural defects, i.e., sagging porch, slumping roof,
Or severely rotted eaves. If there existed a combination of three or more minor
deficiencies, the house was considered in major deterioration and suitable for
rehabilitation.
Dilaoidation - Serious visible deficiencies such as collapsed roof or sagging
foundation. Deemed dilapidated if the cost to rehabilitate the structure was greater
than 50 percent of the replacement cost.
Source: HunterjRS&H, Inc., 1988.
II-6
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Table 11-4. Summary of Housing Conditions
Redevelooment Area Citywide
Number Percent Number Percent
Aile of DwelIinllS
Dwelling Units Constructed 425 23% 760 3.3%
Prior to 1950
Dwelling U ni ts Constructed 1,860 77% 22,580 96.7%
After 1950
Overcrowdinll and Excessive Densitv
Overcrowded Dwelling Units 298 18% 653 4.3%
(More than 1.01 persons per
room)
Excessive Density (Multifamily 40 5.7%* N/A N/A
Buildings in Single-Family
and Duplex Zoning Districts)
No Plumbing or Kitchen 169 9% 273 1.2%
Facilities
.Of buildings.
N/ A=Not Available.
Sources:
1980 U.S. Census.
Boynton Beach Planning Department, 1987.
Hunter/RS&H, Inc., 1988.
II-7
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The value of residential properties in an area is an excellent indicator of the area's
stability, investment potential and desirability. An examination of housing values for the
units sold in the City of Boynton Beach reveals an average value of a single-family house
of approximately $81,000. This amount is based on data from the Board of Realtors MLS
sales records and reflects actual sales during 1987. In order to make this data more relevant
for the redevelopment area, an examination of both MLS sales records and property
appraisal records was done. Both methods were used because of the limited number of sales
recorded for the area when compared with the city as a whole.
The MLS data covers a larger area than our study area. This data, as detailed in
Table II-5, reports an average sales price of $50,000 for single-family homes and $28,000
for condominiums in the area which includes the redevelopment boundaries. These prices
are considerably below those reported for the area outside of the redevelopment boundaries,
but still east of 1-95 to US I. This area reported prices 35 percent higher for single-family
and 36 percent higher for condominiums. The prices of waterfront properties along the
intracoastal and properties west of 1-95 are significantly higher than those found in any of
the areas east of 1-95 and US 1. This is not surprising when the ages, sizes and amenities
available for homes in the area east of 1-95 are compared with other areas.
The other method of examining average value was to analyze the appraised value
of homesteaded properties as recorded by the Palm Beach County Property Appraiser's
Office. This information was compiled by subdivision and is presented in Table 11-6. The
map in Figure 10 shows the boundaries of the subdivisions and indicates the value range of
each.
Since this information is based on homesteaded properties only, it most likely reflects
average values that are much higher than actual average values. In five of the subdivisions,
less than ten percent of the housing units were homesteaded, and average value is based only
on those properties. Furthermore, since owner-occupied properties are usually better
maintained and improved by their owners than are renter-occupied properties, the average
values are significantly higher than if all properties were included.
II-8
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Table I1-5. A verage Prices of Recent Residential Sales by Product TYPO)in the Vicinity
of the Community Redevelopment Area, 9/87-9/88 ($000)
Single- Family
Area Detached Condominium Townhouse
West of 1-95 69.5 50.0 48.5
1-95 to US I
north of
Boynton Beach Blvd. 50.0 28.0
south of
Boynton Beach Blvd. 67.5 38.0 48.5
US I to Waterway 159.5 51.5 107.0
(I) Area bounded by N.W. 22nd. Avenue on the north, Golf Road on the south, the
Intracoastal Waterway on the east, and Congress A venue on the west.
Source: Hunter/RS&H, Inc. 1988.
II-9
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Table II-6.
Average Value of Homesteaded Property in Redevelopment Area by
Subdivision
Subdivision
Value
$21,075
$25,915
$26,964
$27,676*
$30,084
$30,261
$31,216
$32,647*
$33,736
$33,761
$34,297
$35,082
$35,322
$38,978
$40,8 I 3*
$42,155
$44,321
$44,6 I 6*
$44,737
$44,744*
$46,614
$28,908
Shepard & Funk Addition
Palm Beach Country Club Estates
Sunnyside Estates
Frank Webber Addition
Sutton Manor
C.W. Copps Addition
Lanehart Subdivision
Happy Home Heights
Town of Boynton
Poinciana Heights
Ridgewood
Boynton Hills
Cherry Hills
Ridgewood Manor
Meeks & Andrews Addition
Boynton Heights Addition
Ridgewood Hills
Arden Park Addition
Knollwood Subdivision
Shepard Addition
Bevery Hills Addition
E. Roberts Addition
*Indicates that less than ten percent of the housing units are homesteaded. Average value
is based on assessment of homesteaded properties, therefore averages may be skewed
upward.
Source: Hunter/RS&H, Inc., 1988.
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This analysis shows that in terms of homesteaded property values, the Shepard &
Funk Addition has the lowest average, and Beverly Hills Addition has the highest.
Ridgewood Manor and the Meeks & Andrews Addition most approximate the average value
for the entire redevelopment area. Table II-7 is an analysis of the subdivisions in the
redevelopment area which shows the ratio of homesteaded properties to all properties in
each subdivision, as well as the high, low and average values of land and structures.
Tenure
The redevelopment area has more than two and one half times as many renters as
in the city. Owners comprise 57 percent of the housing occupancy in the area which is
substantially less than the 83 percent homeownership found in the entire city. Figure II
displays the housing occupancy characteristics of the redevelopment area and the city.
The redevelopment area also contains all of the city's conventional public housing
units (72) and all of the city's Section 8 new construction units (89 units). All of these
units are rental properties, located along N.W. 12th and 13th Streets. These units are in
need of repair and the Palm Beach County Housing Authority, which is responsible for
their management has received a modernization grant of over $800,000 to make needed
repairs. These repairs should begin within the next year. The Section 8 new construction
units, Boynton Trace, are privately owned and located along Seacrest Boulevard and N.W.
7th A venue.
INFRASTRUCTURE
Water
Potable water is supplied through the city's central water system. While the system
has ample capacity to provide water to the area, there are several water lines that are
substandard, and several areas not adequately served by fire hydrants. The area is currently
served by a combination of two-, four- and six-inch water mains. There are 33,550 linear
feet of water lines that are less than six inches in diameter and thus substandard.
In addition, there are 34 acres of property in which the center of the lot lies more
than 300 feet from a fire hydrant. There are 130 buildings on these 34 acres that lack
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Table II-7. Analysis of House Values by Subdivision
ARDEN PARK ADDITION
Total SID Units: 81
Total Homesteaded: 6
Ratio: 7%
BEVERL Y HILLS. ADD 3
Total SID Units: 22 Average Value Land & Structure: $46,614
Total Homesteaded: 11 High (Land): $16,300 Structure: $63,195
Ratio: 50% Low (Land): $6,500 Structure: $26,800
BOYNTON HEIGHTS ADD - REVISED PLAT
Total SID Units: 37 Average Value Land & Structure: $42,155
Total Homesteaded: 20 High (Land): $51,800 Structure: $91,748
Ratio: 54% Low (Land): $7,600 Structure: $20,014
BOYNTON HILLS
Total s/n Units: 173
Total Homesteaded: 59
Ratio: 34%
TOWN OF BOYNTON
Total s/n Units: 83 Average Value Land & Structure: $33,736
Total Homesteaded: 13 High (Land): $18,900 Structure: $30,962
Ratio: 15.66% Low (Land): $7,300 Stl'ucture: $16,800
C.W. COPPS ADDITION TO BOYNTON BEACH
Total SID Units: 42 Average Value Land & Structure: $30,261
Total Homesteaded: 8 High (Land): $4,800 Structure: $34,239
Ratio: 19% Low (Land): $4,800 Structure: $21,744
CHERRY HILLS
Total SID Units: 227
Total Homesteaded: 43
Ratio: 18.94%
Average Value Land & Structure: $44,616
High (Land): $22,700 Structure: $41,060
Low (Land): $4,000 Structure: $16,752
Average Value Land & Structure: $35,082
High (Land): $9,100 Structure: $92,304
Low (Land): $1,200 Structure: $19,941
Average Value Land & Structure: $35,322.47
High (Land): $5,400 Structure: $87,613
Low (Land): $2,700 Structure: $22,781
II-12
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Table II-7.
Analysis of House Values by Subdivision (Continued)
E. ROBERTS ADDITION
Total SID Units: 23
Total Homesteaded: 3
Ratio: 11.5%
FRANK WEBBER ADDITION
Total SID Units: 26
Total Homesteaded: 2
Ratio: 7.69%
HAPPY HOME HEIGHTS
Total SID Units: 118 Average Value Land & Structure: $32,647
Total Homesteaded: 9 High (Land): $4,200 Structure: $44,477
Ratio: 7.63% Low (Land): $1,900 Structure: $23,312
LANEHART SUBDIVISION OF LOT 3
Total SID Units: 48 Average Value Land & Structure: $31,216
Total Homesteaded: 6 High (Land): $6,400 Structure: $31,129
Ratio: 12.5% Low (Land): $2,500 Structure: $22,485
MEEKS & ANDREWS ADDITION
Total s/n Units: 59 Average Value Land & Structure: $40,813.50
Total Homesteaded: 2 High (Land): $2,700 Structure: $41,341
Ratio: 3.39% Low (Land): $2,600 Structure: $34,986
PALM BEACH COUNTRY CLUB ESTATES
Total SID Units: 33 Average Value Land & Structure: $25,915
Total Homesteaded: 5 High (Land): $16,200 Structure: $32,476
Ratio: 15% Low (Land): $3,200 Structure: $22,721
POINCIANA HEIGHTS
Total SID Units: 39
Total Homesteaded: 14
Ratio: 35.9%
Average Value Land & Structure: $28,908
High (Land): $7,500 Structure: $25,751
Low (Land): $3,700 Structure: $20,866
Average Value Land & Structure: $27,606
High (Land): $3,200 Structure: $24,433
Low (Land): $3,200 Structure: $24,379
Average Value Land & Structure: $33,761
High (Land): $3,500 Structure: $53,048
Low (Land): $3,200 Structure: $21,694
II -13
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Table 11-7. Analysis of House Values by Subdivision (Continued)
RIDGEWOOD
Total Sjn Units: 9
Total Homesteaded: 2
Ratio: 22%
RIDGEWOOD HILLS
Total SjD Units: 118
Total Homesteaded: 79
Ratio: 67%
RIDGEWOOD MANOR
Total SjD Units: 34
Total Homesteaded: 27
Ratio: 79%
SHEPARD ADDITION
Total Sjn Units: 17
Total Homesteaded: 1
Ratio: .06%
SHEPARD & FUNK ADDITION
Total Sjn Units: 37
Total Homesteaded: 5
Ratio: 14%
SUNNYSIDE ESTATES
Total SjD Units: 22
Total Homesteaded: 6
Ratio: 27%
SUTTON MANOR
Total SjD Units: 41
Total Homesteaded: 22
Ratio: 54%
Average Value Land & Structure: $34,297.50
High (Land): $6,000 Structure: $28,320
Low (Land): $6,000 Structure: $28,275
A verage Value Land & Structure: $44,321
High (Land): $12,100 Structure: $179,025
Low (Land): $2,700 Structure: $19,906
A verage Value Land & Structure: $38,978
High (Land): $6,800 Structure: $55,928
Low (Land): $5,200 Structure: $24,861
Average Value Land & Structure: $44,744
High (Land): Structure:
Low (Land): $14,800 Structure: $29,939
A verage Value Land & Structure: $21,075
High (Land): $13,100 Structure: $20,867
Low (Land): $4,600 Structure: $37,550
Average Value Land & Structure: $26,964
High (Land): $4,200 Structure: $24,178
Low (Land): $4,200 Structure: $21,178
A verage Value Land & Structure: $30,084
High (Land): $5,800 Structure: $44,588
Low (Land): $4,300 Structure: $23,049
Source: HunterjRS&H, 1988.
II-14
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adequate fire protection. These conditions are illustrated on a map prepared by city staff
in September 1987 and shown as Figure 12.
The city's consulting engineer, CH2M Hill, is currently updating the utilities element
of the city's Comprehensive Plan and a draft of the plan will not be available until after
completion of this document. However, the Boynton Beach Utilities Department has
prepared a list of improvements needed which include upgrading substandard water lines
in the area to six inches and installing fire hydrants as needed. These improvements have
not been costed or prioritized. They will be presented to the City Commission in late
November for official action. A revenue bond issue in the amount of $25 to $30 million is
anticipated to fund improvements throughout the city.
Draina2e
Drainage in the area is accomplished primarily by the use of swales. Along N.E.
3rd Street, there is a need to improve drainage by the removal of 625 feet of curb and the
installation of 828 linear feet of swale. In addition, there is a need for 2,280 linear feet of
seepage trench needed in the northern portion of the redevelopment area to address drainage
problems. In some areas of the Cherry Hill subdivision, curb and gutter and storm drains
are being installed. These storm drains outlet into the Boynton Canal. There are no serious
flooding problems in the area and the entire area is a Category B flood zone.
Streets
The street system in the redevelopment expansion area has several inadequacies as
shown in Figure 13. These inadequacies relate to width of right-of-way, resurfacing needs,
new street construction and sidewalks.
o There are 20,500 linear feet (3.88 miles) of street right-of-way which are less
than 50 feet wide.
o There are 14,600 linear feet (2.77 miles) which are in need of resurfacing.
o There are 3,400 linear feet (.64 miles) of desired new street construction,
including some segments where right-of-way does not currently exist.
o There are 103,900 linear feet (19.67 miles) of street frontage which lack
sidewalks.
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Sewer
The City of Boynton Beach's sewer treatment facility is a regional treatment plant
which is situated between Delray Beach and Boynton Beach. It has a current permitted
capacity of 24 million gallons per day. Half of this capacity is reserved for the City of
Delray Beach, the other half is reserved for the City of Boynton Beach. This allows each
municipality 12 million gallons daily. At present, the City of Boynton Beach is utilizing
from seven to eight million gallons daily, providing excess capacity which should be
adequate to handle all new redevelopment needs in the foreseeable future. Sewer lines in
the area are adequate and should require only minor upgradings. The area lines feed via
gravity to a central lift station located at Wilson Park~
PARKS AND OPEN SPACE
The area is served by several neighborhood parks which are operated by the City
of Boynton Beach Parks and Recreation Department. These parks located in the northwest
section of the redevelopment area offer a wide variety of recreation activities. This
recreational and open space acreage is increased by the location in the area of three
elementary school campuses. These schools, Poinciana School located in the northwest
section on Seacrest Boulevard and N.W. 12th Avenue, Galaxy School located in the northwest
section along Boynton Beach Boulevard and N.W. 5th Street, and Boynton Elementary
located on Ocean Avenue provide a number of acres for recreational use. The park and
school areas are shown earlier on Figure 3.
An inventory of park areas include the fOllowing:
o Wilson Park--The oldest and most active neighborhood park in the area, it
contains 3.7 acres. Its facilities include a pool, multipurpose building, a
playground,.ballfield, basketball courts and parking.
o Sara Sims Park-- This park contains five acres which accommodate tennis
courts, picnic areas, playground and restroom facilities.
o Barton Memorial Park--This is a passive park with improvements limited to
landscaping, lawn areas and paths for bikes and pedestrians.
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o Galaxy Park-- This park, adjacent to Galaxy School but owned by the city,
contains ball fields, playground, and shelters and covers 3.2 acres.
Both Wilson and Sara Sims Parks have planned improvements scheduled for the
future. Boynton Elementary School is scheduled to close in January 1989 and over a period
of time, the ownership and use of the building is to be turned over to the city for a
community center and historical museum.
In addition to these parks, the city maintains the green spaces found in the circles
of the Boynton Hills subdivision. There is also a large tract of land north of Galaxy School
running along 1-95 which contains a nature trail system which at one time was maintained
by the school system for use by area residents. This strip of open space contains Florida
Scrub Pine trees which should be protected.
CRIME
Crime has been a major concern in the redevelopment expansion area for a number
of years. In a 1980 Neighborhood Strategy Area Plan prepared by WRT, crime was cited
as a major concern by many area residents. The more recent 1987 Planning Department
survey of growth management issues also found crime of prime concern to area residents.
The boundaries of the expansion area equate to the boundaries of Patrol Zone 3 of
the Boynton Beach Police Department. Zone 3 is patrolled 24 hours a day by a two-man
police car. In response to some serious incidents in the area recently, the police department
has required all personnel to participate in a sensitivity training program in an effort to
improve police-community relations. In addition, the Police Department has deployed two
foot patrolmen in the northern portion of the redevelopment area. Currently, they are only
assigned during daylight hours but if manpower increases can be accomplished, the
Department would like to ,extend this coverage into the evening hours.
The distribution of reported crime by patrol zone in Boynton Beach is shown in
Table 1I-8. The city is divided into eight patrol zones. Violent crime, drug-related offenses
and assaults on officers Occur more frequently in Patrol Zone 3 (the redevelopment area)
than in any other.
II-17
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Table II-8. Distribution of Reported Crime in Boynton Beach by Patrol Zone
Patrol Zone Violent Crimes Property Crimes Drug Related Offenses Assaults on
Officers
I 22% 17% II%
2 9% 9% 7%
3. 44% 13% 58%
4 8% 13% 15%
5 9% 14% 4%
6 4% 13% 4%
7 3% ll% 1%
8 2% 9% 0%
Total 100% 100% 100%
.Redevelopment Area.
Note: Totals may not add due to rounding.
Sources: Boynton Beach Police Department.
HunterjRS&H, Inc., 1988.
31%
3%
44%
15%
5%
2%
0%
0%
100%
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According to interviews with police personnel, the worst trouble spots in regards to
drugs and related crime are:
o Seacrest and 10th
o N.W. 12th and N.W. 4th
o N.E. 13th, east of Seacrest
The development of foot patrols in the Zone 3 area has already begun to show results with
a decrease in drug-related activity in these areas during daylight hours.
NEIGHBORHOOD ATTITUDES
In order to assist in the determination of needed improvements and the issues of
greatest concern to local area residents, the public comments received as a part of the
development of the city's Comprehensive Plan were reviewed. These comments were made
as a part of a city-conducted public opinion poll of a systematic sample of city residences.
The results were tabulated by neighborhoods as well as for the city as a whole. An
examination of the responses of residents of the redevelopment area provides some insights
concerning feelings about their neighborhood, services used and desired, problems, and
positive features. The redevelopment area is divided into three neighborhoods for survey
results. Two of these areas cover the entire area north of Boynton Beach Boulevard. The
third area covers the redevelopment area south of Boynton Beach Boulevard to Woolbright
Road and this is a much larger area than the southern portion of the redevelopment area.
As expected, residents of the area north of Boynton Beach Boulevard felt their
neighborhood had several things which bothered them, while those to the south like their
area for the most part.
The types of problems which bothered residents of the most northern part of the
area included crime, not ~nough police, yards not maintained, litter and trash, and too
many cars. The area south of 9th A venue listed crime with less frequency than their
northern neighbors but were more concerned about too much traffic on neighborhood
streets. The lack of sidewalks was also listed in this area as a problem. Residents of this
area expressed less concern about litter and yards not being maintained.
II-19
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Residents of the area south of Boynton Beach Boulevard had few of the same
concerns as their neighbors to the north. While crime, lack of yard maintenance, sidewalks,
empty houses and litter were mentioned, these items all received only a small number of
responses. Few of the residents of the three areas expressed serious concerns about rents
being too high or having too many renters in their area.
Most residents of all three neighborhoods liked their neighborhood. The items which
were liked the most were the good location, parks nearby and a feeling of home. While only
the areas below 9th A venue felt their areas were good places to raise children, none of the
areas indicated feelings that were strongly positive. Few of the residents of any of the three
areas felt their property values would rise or their homes made a good investment.
The present park facilities were considered as a positive feature and the types of
additional facilities desired included basketball courts, baseball fields, gymnasiums, fitness
trails, picnic areas, swimming pools and public beaches.
The types of government services desired by residents of these neighborhoods was
very similar to those desired by all residents. The major differences were in priority of
services with public transportation, job training, day care, and after-school care being more
often mentioned in the redevelopment area than citywide.
Persons in the northern sections of the redevelopment area also felt strongly that
more residential units, both single-family and rental units, were needed. The area south
of Boynton Beach Boulevard did not want more single-family or rental. In their opinions,
single-family should remain the same and less rental should be developed. All three areas
were in agreement concerning the desire for no more condominiums or townhouses.
All areas were also in agreement that less office development and more or the same
amount of industrial dev.elopment is desired. Once again, a split between the various
sections is evident concerning the desire for more shopping centers. The northernmost
section and the southern neighborhood would like less shopping centers, while the area just
north of Boynton Beach Boulevard desires the same and then more retail uses.
In summary, most persons felt Boynton is about as attractive a place to live as other
areas of south Florida and that it will improve with growth. Only persons living in the
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southern part of the area felt their neighborhood did not have major problems. Persons
living north of Boynton Beach Boulevard indicated a number of problems, while also
expressing the attractiveness of the area's convenient location, nearby parks and feeling of
home in the area. By building upon these strong features and supporting actions which will
address the problems, the area can be improved.
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CHAPTER III
MARKET ANALYSIS
This section addresses the potential market support for residential and commercial
land uses in the designated redevelopment area. A review of the real estate market in
or affecting the redevelopment area is followed by an assessment of opportunities and
limitations for residential, retail, and office uses.
RESIDENTIAL MARKET
DeveloDment Activitv
Boynton Beach has averaged 1,019 authorized new dwelling units annually over the
past five years, according to building permit data. The mix has favored multifamily
units (62.8 percent) over single-family homes (37.2 percent) during the period, as shown
in Table III-I. The volume of single-family units authorized, however, has been relatively
steady during the period, while multifamily units fluctuated widely from a 1986 peak to
a 1988 low.
The vast majority of new construction activity in Boynton Beach has occurred west
of 1-95, primarily along Congress Avenue.
General Market Characteristics
Boynton Beach is considered to be an affordable housing market in Palm Beach
County in which housing costs are below the county average. Noting that Palm Beach
County is among the most affluent areas of the U.S., the Boynton Beach housing market
is oriented more to the needs of young working age residents and retirees of relatively
modest means.
As shown in Table 1II-2, average reported construction values of new single-family
residential units permitted in Boynton Beach from 1986 through mid 1988 are less than
Palm Beach County averages by 16 percent over the period. Delray Beach averages are
similar to countywide figures, while average construction values of single-family homes
in Boca Raton are nearly twice those in Boynton Beach.
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Table III-I. Residential Units Permitted in Boynton Beach. 1984-1988
Number of Units Mix (Percent)
Year Single-Family Multifamily Total Single-Family Multifamily
1988* 340 124 464 73.3 26.7
1987 324 831 1,155 28.1 71.9
1986 384 1,167 1,551 24.8 75.2
1985 361 745 1,1 06 32.6 67.4
1984 485 334 819 59.2 40.8
Annual
Average
1984-1988 379 640 1,019 37.2 62.8
*Estimated annual total based on data through June. 1988.
Source: Palm Beach County. Planning, Zoning and Building Department.
HunterjRS&H. 1988.
1II-2
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For multifamily construction, however, Boynton Beach averages are comparable to
those in Delray Beach and Palm Beach County as a whole. Multifamily housing in Boca
Raton is nearly 50 percent more costly than that permitted in Boynton Beach over the
period.
Anomalies in Table III-2, such as declines when increases would be expected or
sharp drops Or gains in construction values, reflect changes 'iil the mix of housing projects
and are not necessarily illustrative of general market trends.
Housin2 Demand
The housing demand in the greater Boynton Beach area has averaged nearly 1,750
units absorbed annually over the past ten years, as shown in Table III-3l. The long-term
trend (1977 to 1987) shows a 15:1 ratio between ownership and rental units, shrinking to
only 4.5:1 ratio since 1984, with the introduction of several new rental projects west of
1-95. Demand for single-family housing (both attached and detached units) has increased
by 25 percent, while demand for condominium units has been cut in half.
Given that Palm Beach County is among the high growth areas of the U.S. and is
expected to remain so, demand for housing in the Boynton Beach area is limited only by
availability of land. Escalating land costs west of 1-95 should make some areas east of
1-95 increasingly competitive and attractive for development in the future. The relatively
high levels of annual housing demand in the general area provides an ample market for
capture of shares east of 1-95.
Rental Housin2 Market
The rental apartment market in Boynton Beach is characterized by older projects
east of 1-95 and new developments west of 1-95. Those east of 1-95 include a mix of old
standard apartments an~, rental townhouses and condominium units. Most project~ are
found along or near U.S. 1, although there are several scattered throughout the area.
Meanwhile, rental properties west of 1-95 are newer and have the features and
amenities desired by most contemporary apartment dwellers. They also tend to have
lArea defined as bordered by Lake Worth Road on the north, Golf Road on the
south, the Atlantic Ocean on the east, and the Conservation Area on the west.
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Table III-3. Average Annual(rt) bsorption of Residential Product in the Boynton Beach
Area, 1977-1987
Long- Term tbend, Short- Term O)end,
1977-1987 1984-1987
Single- Family(3) 699 872
Condominium 949 479
Rental Apartments --2.8. 299
All Units 1,746 1,650
(1)
(2)
(3)
Area bordered by Lake Worth Road on the north, Golf Road on the south, the
Atlantic Ocean on the east, and the Conservation Area on the west.
1987 data was annualized to a full year.
Includes detached and attached fee-simple housing.
Sources:
Reinhold P. Wolff Economic Research, Inc.
HunterjRS&H, Inc., 1988.
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higher price tags than those east of 1-95, although cost differentials are less than those
in perceived location and Quality of product.
Projects west of 1-95 consist of a mix of one-bedroom and two-bedroom units, with
some three-bedroom units. Two-bedroom units, which are most popular, average around
1,000 square feet in size and rent around $595 per month, according to 1987 data from
a Reinhold P. Wolff survey summarized in Table III-42. The average size and density for
new projects is around 300 units and ten units per acre. Land costs are running from
$10,000 to as much as $15,000 per unit, or approximately $2.25 to $3.50 per square foot.
Two projects east of I-95--Pelican Pointe south of Boynton Beach Boulevard and
the Crossings at N.W. 22nd Avenue--both feature two-bedroom townhouse-type units for
rent (Note: The Crossings is a for-sale project but a number of units are available for
rent). Monthly rents at both projects are in the $550 range for relatively spacious units
sized around 1,150 square feet. Even though their square foot costs are much less than
units west of 1-95, overall rents are high for the area (i.e., east of 1-95).
Rental rates in the $450 range for two-bedroom units are more in keeping with
locations and income levels east of 1-95. The economics of development also require unit
sizes to be correspondingly smaller (i.e., around 800 square feet) than other offerings in
the market.
The wave of new apartment construction in the Boynton Beach area is the result
of rising demand and low vacancy rates as shown in Table 1I1-5. Vacancies have
remained well below five percent in the area for many years. The outlook is for
continued strong demand in the future due to continued economic growth in the county
from West Palm Beach to Boca Raton.
Reinhold P. Wolff projects an average annual demand for slightly more than 700
rental apartment units in the greater Boynton Beach area to 1995 (see Table 1II-5 for
definition). Although most recent development has occurred west of 1-95, this level of
2Market Feasibility Study of Prooosed Low-Income Boynton Beach Rental
Develooment; Reinhold P. Wolff Economic Research, Inc. for the Palm Beach County
Housing Finance Authority; July 1987.
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Table III-4. Profile of New Rental Apartment Projects in the Boynton Beach Area (as of
6/87)
A verage Rent
Type of Unit Mix (Percent) A verage Area (S.F.) Month Per Square Foot
I BR/ I B 34.2 771 $523 67.8 Cents
Range 531-900 $425-584 52.8-73.0
2 BR/I-2 B 62.3 1,008 $595 59.0 Cents
Range 809-1,302 $495-685 42.7-67.3
3 BR/2 B -U 1,282 $703 54.8 Cents
Range 1,175-1,382 $645-740 50.0-63.0
100.0
Source: Reinhold P. Wolff Economic Research, Inc., 7/87.
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Table III-5.
Rental Apartment Vacancy and Construction Trends, Boynton Beach Area,
1978-1987(1) ,
Vacancy Starts
Year Rate (%) (No. Units)
1978 1.5 0
1979 0.0 10
1980 1.1 0
1981 2.3 0
1982 3.2 0
1983 2.9 0
1984 5.4 88
1985 2.7 320
1986 1.2 1,072
1987 (March) 1.6 84
(1)
Area bounded by Lake Worth A venue on the north, Golf Road on the south, the
Atlantic Ocean on the east, and Conservation Area on the west.
Sources: Reinhold P. Wolff Economic Research, Inc.
HunterjRS&H, Inc., 1988.
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demand will also provide for selected opportunities east of 1-95 in Boynton Beach, but at
a reduced rent structure.
Ownershio Market
The 1980 U.S. Census shows Boynton Beach to be a strong home ownership market,
with five of every six units (83 percent) in the city occupied by owners. In contrast to
the citywide condition, owners accounted for only 57 percent of occupied units in Census
Tract 61 (most of this tract is included in the community redevelopment area).
Strengthening the home ownership market is vital to the redevelopment of this area.
Data presented in Table III-6 shows the character of the local ownership housing
market. These data show average sales prices for detached and attached homes sold in
and around the redevelopment area during a recent 12-month period (9/87-9/88). It
should be noted that most of these are resales and do not include all new homes sold in
the area, particularly those sold directly by a developer/builder or through exclusive
brokerage arrangements. Data is based on sales of 368 units in the geographical area
defined. Of this total, 62 percent were single-family detached homes, 28 percent were
condominiums, and ten percent were fee-simple attached townhouses.
Forty-one sales were included in the area bounded by Boynton Beach Boulevard,
Northwest 22nd Avenue, 1-95 and U.S. 1. The majority of these sales occurred north of
the canal. Average sales prices in this area are substantially lower than those in
surrounding areas, reflecting the deteriorating physical character and low income nature
of the area.
Areas west of 1-95, where most new residential development has taken place, is a
relatively low cost housing market, according to data shown. New housing in the area
can be found priced well under $100,000 in several developments. Those offering homes
priced under $100,000 are able to do so generally because land was purchased when prices
were lower or because of their higher average densities. Many of the newest
developments are priced over $100,000 because of higher land costs, which have risen to
between $12,000 and $15,000 per unit. The typical density for new developments is
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Table III-6.
Average Prices of Recent Residential Sales by Product Type in the Vicinity
of the Community Redevelopment Area, 9/87-9/88 ($000)(1)
Single-Family
Area Detached Condominium Townhouse
West of 1-95 69.5 50.0 48.5
1-95 to US 1
north of
Boynton Beach Blvd. 50.0 28.0
south of
Boynton Beach Blvd. 67.5 38.0 48.5
US 1 to Waterway 159.5 51.5 107.0
(1) Area bounded by N.W. 22nd. Avenue on the north, Golf Road on the south, the
Intracoastal Waterway on the east, and Congress A venue on the west.
Source: Hunter/RS&H, Inc. 1988.
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around 3.5 units per gross acre (roads and open space included). Most new housing west
of 1-95 is priced between $55 and $70 per square foot of living area, including land value.
New developments priced in the low $IOOs are beginning to push the perceived
limits of affordability in Boynton Beach. Both developers and buyers are said to view
the community as the moderately-priced housing niche in southern Palm Beach County,
for which there has been and will continue to be strong demand.
As shown earlier in Table 111-3, demand for single-family housing, both detached
and attached, in the Boynton Beach area has been running at an average of approximately
700 units per year for several years and has increased to nearly 900 units annually, on
a verage, since 1984. Opportunities to capture a share of this demand east of 1-95 in
future years will depend on the ability of builders to deliver product priced well below
the current market on infill lots or on parcels assembled with assistance from the city.
The rising cost of land west of 1-95 and new traffic Level of Service (LOS) limitations
in Palm Beach County will also help by making areas east of 1-95 more competitive for
residential and commercial investment.
In terms of product marketable in the redevelopment area for the foreseeable
future, the price threshold is probably in the $50,000 range. Using a $50 per square foot
factor, including land, unit sizes would be around 1,000 square feet. Asking prices for
residential lots in the area vary from around $5,000 in the north end to approximately
$10,000 near Boynton Beach Boulevard, according to a local realtor.
COMMERCIAL MARKET
General Market Factors
Commercial development in Boynton Beach, including retail and office facilities,
has occurred generally along the principal arterial streets such as Boynton Beach
Boulevard, F~deral Highway (U.S. I), and Congress Avenue, with major concentrations at
or near key intersections. Older commercial areas are found east of 1-95 along Boynton
Beach Boulevard, Ocean A venue, and U.S. 1. Development in these areas consists mainly
of small strip centers and freestanding retail, service and office facilities. Newer and
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larger developments, including the Boynton Beach Mall, are found west of 1-95 in the
Congress A venue corridor.
New commercial growth has occurred mainly west of 1-95 for two key reasons:
o Most new residential growth is occurring west of 1-95, and commercial
development tends to follow residential growth.
o Undeveloped land east of 1-95 is limited to scattered small parcels which
are neither sized or located to satisfy the needs of contemporary shopping
centers and office buildings.
Commercial properties west of 1-95 have been priced up substantially in recent
years. Along Congress A venue, for example, commercial property is currently priced in
the $10- to $15-per-sQuare-foot range for frontage parcels of almost any size. Internal
sites in the new Quantum business park are priced from $5.75 per square foot. However,
these locations are intended and are more suitable for development of office and
industrial buildings than for retail facilities.
Commercial land east of 1-95 is priced generally in the $4- to $6-per-sQuare-foot
range for small undeveloped sites. A large parcel along U.S. I or Boynton Beach
Boulevard would be much more expensive because of the need to acquire and assemble
several properties including developed lots.
Exposure to passing traffic is an important factor in the location of commercial
facilities. According to county traffic estimates, Boynton Beach Boulevard is the most
heavily travelled arterial street in the area, carrying in excess of 31,000 vehicles per day.
A verage daily traffic on Boynton Beach Boulevard is higher than both U.S. I and
Congress A venue, as shown in Table 1II-7. Data in the table also suggests that Boynton
Beach Boulevard has the potential to become more prominent as a commercial corridor
and the inter!'~ction of Boynton Beach Boulevard and Seacrest Boulevard has sufficient
traffic density to be a prime commercial location.
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Retail Market
Existine Patterns of DeveloDment
Freestanding retail stores and small "strip" centers are more in evidence east of 1-
95 in an near the redevelopment area, whereas larger shopping centers are the dominant
form of retail development west of 1-95. Shopping centers come in several forms from
the strip center with a handful of small establishments to the Boynton Beach Mall
anchored by several large department stores. In between are neighborhood shopping
centers, anchored by major grocery and drug stores, and community shopping centers,
which frequently combine tenants found in neighborhood centers with large general
merchandise store anchors.
Major shopping facilities of any type are located a mile or more away from the
redevelopment area. Other than the old and smallish Boynton Beach Plaza nearby on US
1, the nearest shopping centers east of 1-95 which would Qualify as neighborhood or
community centers under contemporary standards are located on US 1 at Woolbright Road,
one mile to the south, and at Hypoluxo Road, over two miles to the north (see Table III-
8). Between these two is a relatively large trade area with some 7,000 households which
appears to be lacking in retail shopping opportunities.3 This trade area's boundaries are
outlined in Figure 14.
Trade Area Potentials
An analysis was made in order to (I) estimate the amount of retail space which
could be supported by residents of this trade area and (2) speculate on the extent to
which this "demand" could be met at suitable locations in the redevelopment area. Tables
III-9 through III-II summarize steps followed in a simplified analysis,leading to estimates
of supportable space by retail store type in Table III-12. Table III-9 shows the derivation
of total trade area household income estimates for 1988 through 2000. Relationships
between income and sales by store category are summarized in Table III-IO. Table III-
3The trade area is defined as including census Tracts 57, 61, 62, and 62.02; extending
between Miner Road on the north to Woolbright Road on the south, between 1-95 and the
Intracoastal Waterway.
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Table 111-7. A verage Daily Traffic (ADT) Estimates for Selected Arterial Streets In
Boynton Beach
Arterial
Location
ADT (No. VehicIes)*
Federal Highway (U.S. I)
North of Boynton Beach Blvd.
(at canal)
South of Boynton Beach Blvd.
(near Woolbright)
East of 1-95
22,246
Federal Highway (U.S. I)
23,576
Boynton Beach Blvd.
Ocean Avenue
At Bridge (ICWW)
31,248
6,968
12,250
17,468
26,419
Sea crest Blvd.
South of Boynton Beach Blvd.
Woolbright Ave.
East of 1-95
Congress Ave.
North of Boynton Beach Blvd.
(at canal)
*Estimates for 4th Quarter 1987 to 1st Quarter 1988.
Sources: Palm Beach County, Traffic Engineering Division.
Hunter/RS&H, Inc., 1988.
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An:hitects . Engine.,. . Planners
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Table III-9. Retail Trade Area Household and Income Projections, 1980-2000
1980
1988
1995
2000
Redevelopment Area*
Households 1,6 I 7 1,71 I 1,784 1,944
A vg. HH Income $10,880 $17,300 $19,200 $20,680
Total HH Income $17,592,960 $29,600,300 '$34,252,800 $40,201,920
Remainder of Trade Area **
Households 5,238 5,346 5,818 5,802
A vg. HH Income $13,400 $21,305 $23,640 $25,480
Total HH Income $70,191,365 $113,899,080 $137,533,380 $147,840,860
Total Trade Area***
Households 6,855 7,057 7,602 7,746
A vg. HH Income $ I 2,805 $20,335 $22,600 $24,280
Total HH Income $87,784,325 $143,499,380 $171,786,180 $188,042,780
*Census Tract 61 (also includes area east of U.S. I to ICWW).
**Census Tracts 57, 62 and 62.02.
*** Area bounded by Miner Road on the north, Woolbright Road on the south, 1-95 on the
west, and the Intracoastal Waterway on the east.
Note: Household estimates for 1988, 1995 and 2000 are based on population and housing
unit projects by traffic zone provided by the City of Boynton Beach.
Sources: U.S. Department of Commerce, Bureau of the Census for 1980 data.
City of Boynton Beach.
Hunter/RS&H, Inc., 1988.
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Table III-IO. Relationship Between Retail Sales and Income
Retail
Category
Sales as a Percent of
Total
Income* Sales
Convenience Goods
Food stores
Eating and drinking places
Drug and proprietary stores
Subtotal
12.42%
5.54%
2.01%
19.97%
22.78%
10.16%
3.69%
36.63%
Shoooers' Goods
Building material, hardware, etc.
General merchandise
Apparel and accessory
Furniture, home furnishings and equipment
Miscellaneous retail stores
2.31% 4.23%
6.00% 11.00%
2.73% 5.01%
2.70% 4.96%
4.49% 8.24%
18.23% 33.44%
16.32% 29.94%
54.52% 100.00%
Subtotal
All Other Retail Categories**
Total
*Based on 1982 data for the State of Florida from the U.S. Census of Retail Trade and
estimates of total personal income from the U.S. Bureau of Economic Analysis.
**Includes auto dealers, gasoline stations, etc.
Source: Hunter/RS&H, Inc., 1988.
II1-17
Table III-II. Projections of Retail Expenditures by Trade Area Residents, 1988-2000
Retail Category
Exoenditures ($000)
1988 1995 2000
Convenience Goods
Food stores
Eating and drinking places
Drug and proprietary stores
$17,823
7,950
2.884
$28,657
$21,336
9,517
3.453
$34,306
$23,355
10,418
3.780
$37,553
Subtotal
Shoooers' Goods
Building material, hardware, etc.
General merchandise
Apparel and accessory
Furniture, home furnishings and equipment
Miscellaneous retail stores
. $3,315 $3,968 $4,344
8,610 10,307 11,283
3,918 4,690 5,134
3,874 4,638 5,077
6.443 7.713 8.443
$26,160 $31,316 $34,281
$23,419 $28,036 $30,689
$78,236 $93,658 $102,521
Subtotal
All Other Retail Categories
Total
Note: Expenditure potentials are in 1987 constant dollars.
Source: Hunter/RS&H, Inc., 1988.
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Table III-12. Retail Store Space Supportable by Expenditures by Trade Area Residents,
1988-2000
Retail Category
Assumed
Sales-per-
Square-Foot
Factor
Store Soace (Sauare Feet)
1988 1995 2000
Convenience Goods
Food stores
Eating and drinking places
Drug and proprietary stores
250
175
150
71,292
45,429
19.227
135,948
85,344
54,383
23.020
93,420
59,531
25.200
Subtotal
162,747 178,151
Shoooers' Goods
Building material, hardware, etc.
General merchandise
Apparel and accessory
Furniture, home furnishings and
equipment
Miscellaneous retail stores
100 33,150 39,680 43,440
125 68,880 82,456 90,264
125 31,344 37,520 41,072
125 30,992 37,1 04 40,616
100 64.430 77 .130 84.430
195,646 234,210 256,382
331,594 396,957 434,533
Subtotal
Total
Note: Sales-per-sQuare-foot factors are based on data from Dollars and Cents of Shoooing
Centers. 1987, Urban Land Institute.
Source: Hunter/RS&H, Inc:, 1988.
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11 is the product of Tables III-9 and III-I0 and yields estimates of resident expenditures
by retail store category.
Analysis reveals that spending by trade area residents can support an estimated
332,000 square feet of retail store space in 1988, not including service establishments such
as laundries and barber and beauty shops. This will increase to an estimated 435,000
square feet by the year 2000 based on modest population and real income growth in the
trade area.
It should be noted, however, that not all spending and retail demand will occur
close to home. Spending at restaurants and department stores, for example, frequently
takes place away from a person's area of residence. In contrast, spending at food/grocery
and drug stores will tend to Occur near home. This is the reason why these store types
are the lead retail facilities in neighborhood shopping centers.
An estimated 71,000 square feet of food store space can be supported by trade area
residents in 1988, increasing to over 93,000 square feet by the year 2000. Currently, this
demand is mainly divided among four (4) grocery stores on US 1 between Hypoluxo and
Woolbright Roads and a handful of small convenience stores. The size of this demand,
the distance between large grocery stores at Hypoluxo and Woolbright Roads, and the
small size and character of the nearby Boynton Beach Plaza makes the local area a
suitable candidate for a new contemporary sized neighborhood shopping center anchored
by a supermarket and drug store. The local Winn Dixie store is approximately 19,000
square feet, versus the 30,000- to 40,000-sQuare-foot stores which most chains prefer today.
Table III-12 shows a satisfactory level of demand in other retail categories to Support the
small store space which would be part of a neighborhood shopping center.
Candidate Locations
To be of direct benefit to the redevelopment area in terms of creating long-term
tax revenues, jobs, and retail convenience, a location on Boynton Beach Boulevard is most
suitable, particularly at the intersection of Sea crest Boulevard. Aside from the fact that
most properties of this type are developed at this type location, this intersection also is
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ideal as a neighborhood shopping and service center. City Hall, the post office, and other
institutional facilities are also at this location.
Other retail locations in the redevelopment area include Boynton Beach Boulevard
east of Seacrest and Seacrest Boulevard at Martin Luther King Boulevard. The former
can support a combination of retail and service establishments suitable to an urban
arterial street, while the latter can provide an opportunity to cluster minority-owned
businesses serving residents in the immediate area, including convenience store, laundry,
beauty/barber shops, and the like.
Market Performance
The retail market in the Boynton Beach area and county at large is currently "soft"
because of the large amount of space added to inventory during the past few years.
Vacancies are higher than normal, holding rents in strip, neighborhood, and community
centers down in the $12-$15 range for space west of 1-95. Rents for space east of 1-95
are generally less than $10 per square foot because of less favorable age of structure and
Quali ty factors.
Conclusions
Low current rent levels and relatively high vacancy rates make further investment
i!l new retail centers unattractive until such time as demand catches up with supply.
There are, however, opportunities which can be pursued selectively, including the above
mentioned neighborhood shopping center. It will be necessary to assemble an approximate
eight-acre site to accommodate a center in the 60,000- to 80,OOO-sQuare-foot range. Anchor
store possibilities include the relocation of Winn Dixie from its present undersized store
location in the Boynton Beach Plaza. Options to this approach are:
o To find another anchor tenant for a Boynton Beach Boulevard-Seacrest
Boulevard location.
o To promote the upgrading of Boynton Beach Plaza in both SIze and
appearance.
The latter would also benefit the Shopping needs of local residents but would not
impact the redevelopment area directly in terms of tax base support. In addition, there
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may be limited potential to expand and reconfigure the existing center because of
potentially restrictive environmental condition on vacant lands to the rear and for
economic reasons. Moreover, the property may have stronger potential for a high profile
office or mixed-use development if and when a new Intracoastal Waterway Bridge
crossing is constructed at Boynton Beach Boulevard. This should greatly increase the
attractiveness of the Boulevard and downtown Boynton :Beach for new development,
particularly around the US I intersection.
Office Market
Existine Patterns of Develooment
New office development in Palm Beach County is most evident in Boca Raton and
West Palm Beach. Principal concentrations of major office buildings are both east and
west of 1-95 in Boca Raton and in downtown West Palm Beach. Numerous smaller clusters
are found elsewhere in the country, primarily west of 1-95.
Boynton Beach is not regarded as a prime office location, but virtually all recent
and proposed development is along Congress A venue west of 1-95. The area east of 1-95
near the redevelopment area has two moderately sized office developments of note:
o Prime Bank Plaza--a two-story, 32,OOO-sQuare-foot, for-lease office building
presently containing several of City of Boynton Beach offices and functions
along with other tenants.
o First Financial Plaza--a four-story, 42,000-sQuare-foot condominium office
building containing a number of owner occupants and tenants, including the
Boynton Beach Chamber of Commerce and Board of Realtors.
Other than these two office buildings, the local office market in Boynton Beach
east of 1-95 consists of a handful of mostly one-story professional office buildings
occupied by physicians, real estate agencies, and other businesses. The largest
concentration of these is along Boynton Beach Boulevard west of Seacrest.
Market Performance
The Palm Beach County office market is particularly "soft." Vacancies of Class
A space are around 30 percent countywide, as supply has grown at a much faster rate
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than demand in the past few years. It may be after 1990 before vacancies are reduced
to levels at which construction will again "take off." The Lake Worth-Boynton-Delray
section of Palm Beach County had the highest vacancy rate, according to 11/87 estimates
by the brokerage firm of Cushman & Wakefield.
The two projects in downtown Boynton Beach--Prime Bank Plaza and First
Financial Plaza--both have vacancy rates in the 30- to 40-percent range. As a result,
rental rates have been held down to around $10 per square foot. Meanwhile, Quoted rates
for Class A space in the area generally west of 1-95 range between $12 and $20 per square
foot. Rental rates in Boca Raton range from $14 to $26 per square foot, while in the
West Palm Beach area asking rents are as high as $40 per square foot.
Redevelooment Area Potentials
Boynton Beach Boulevard and downtown Boynton Beach appear to be able to
Support relatively small-scale office development for businesses related to the local
population, but opportunities for large-scale projects are limited. Large-scale office
developments in urban surroundings are found in only a few locations in the county,
including downtown Boca Raton and West Palm Beach. Otherwise, large office projects
are found generally in new suburban locations near regional malls, in business parks,
and/or at freeway interchanges. Areas east of 1-95 in Boynton Beach have limited market
appeal as regional business locations. Large-scale office buildings are not particularly
dependent on the needs of the immediate local market for tenants, except in the case of
a medical office building locating near a hospital. Developers prefer to be in proven
locations to minimize risk. A new Intracoastal Waterway bridge at Boynton Beach
Boulevard, however, is expected to change the city's fortunes, by making the boulevard
and downtown area more attractive locations for development, particularly properties
between US 1 and the Waterway.
The city's Urban Design Plan for Boynton Beach Boulevard advocates a mix of
office and retail uses, with office favored as the primary use for the Sea crest Boulevard
intersection. Small-scale professional and business offices along the Boulevard are indeed
appropriate and marketable, but attraction of large-scale office developments is
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considered highly unlikely. Emphasis should be placed instead on positioning the CBD
for future high profile office and mixed-use developments. The US I-Boynton Beach
Boulevard intersection has much greater regional significance than the Boynton Beach
Boulevard-Seacrest Boulevard intersection for such development.
General Commercial/Lie:ht Industrial Market
The redevelopment area contains a number of businesses along Railroad A venue
which can be classified as general commercial or light industrial activities. These include
auto service and repair, building contractors, and yards and distributors. These uses are
not retail facilities, but their presence is in reaction to growth of the population and
other businesses in the general area.
As Boynton Beach and surrounding communities continues to develop, demand for
the services and business activities found along Railroad A venue will increase. Is it
appropriate, therefore, to plan for additional growth of these land uses in the
redevelopment area, inasmuch as they provide sources of employment for local residents.
There are two alternatives for accommodating future growth of these general
commercial/light industrial uses:
o Rezone to permit growth to move further north along the FEC Railroad
toward the canal.
o Allow growth to move west across N.E. 3rd Street into an existing but
deteriorating area of single-family and two-family homes.
The city zoning ordinance allows for the expansion of the C-4 district across N.E.
3rd Street, the present approximate limit of general commercial/light industrial use. This
will have the effect of further destabilizing adjacent residential areas and require that
a firm limit of encroachment and effective separation of different land uses be
established and maintained.
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CHAPTER IV
GOALS AND OBJECTIVES
This chapter outlines the major constraints and opportunities impacting the
redevelopment of the area. A discussion of these constraints and opportunities is then
followed by recommended goals, policies and objectives which serve as the basis of the
recommendations contained in Chapter V.
MAJOR PLANNING CONSIDERATIONS
Field surveys, interviews, reviews of past studies (Central Business District,
Housing Element, Evaluation and Appraisal Report, Transportation Element, Conservation,
Coastal Management Element, Future Land Use Element, Boynton Beach Boulevard Urban
Design Study, Neighborhood Strategy Area Study, Recreation and Open Space Element),
review of various city ordinances (i.e., zoning, housing, subdivisions), consensus workshop
and data analysis resulted in identification of major planning considerations in the
redevelopment area. These considerations include: land uses, area access and traffic
circula tion, and housing characteristics.
Land Use
The area's residential character is reinforced by the large number of churches,
parks and schools. These areas of influence provide services to area residents and stable
and compatible uses to the adjacent residential. These institutional uses are usually well
maintained and a source of community pride. Of particular note is the major public
investment being made at the municipal complex. The creation of a governmental
complex which will span from Boynton Beach Boulevard to beyond Ocean A venue
increases the importance of the Boynton Beach Boulevard corridor and provides a much
needed infusion of activity and stabilization to the area.
Land uses which do not reinforce the area's residential character are also found
in the spotted locations of commercial uses in residential areas, the heavy commercial and
industrial uses along the Florida East Coast (FEC) Rail Road corridor, and the lack of
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transitional uses between the heavy commercial and single-family along FEC and Boynton
Beach Boulevard.
Access and Traffic Circulation
Boynton Beach Boulevard and Sea crest Boulevard serve as the major transportation
corridors. Both provide easy access to 1-95 and other areas to all directions. However,
circulation into and within the area is limited by physical barriers on three sides, the
Boynton Canal on the north, 1-95 on the west, FEC on the east, and several dead end
streets. Few changes can be made in the existing system due to these physical barriers.
Housine: and Lot Characteristics
The area's mostly single-family detached housing stock provides affordable housing
in a location which is convenient to most area services. The area also provides a sense
of neighborhood and community often lacking in the newer housing developments west
of 1-95. However, as the number and income of homeowners in the area has declined, so
has the condition of the housing. Most units are in need of some type of repairs.
Housing units in some parts of the area, especially the northeastern section, have
deteriorated to the stage of demolition as the only alternative. New housing development
is constrained by not only the market pricing, but also by the lack of adequate sized
vacant parcels. While there is a large number of vacant lots in the area, most are too
small for development except on a unit-by-unit basis. Left vacant, these parcels serve as
areas for trash dumping and crime.
AREA'S CONSTRAINTS AND OPPORTUNITIES
A group of key community leaders were invited to attend a workshop to discuss
these planning considerations and issues and to assist in the development of goals and
objectives for the area. Persons were requested prior to the meeting to review a list of
topics. A copy of these discussion topics is contained in the appendix. Persons discussed
their feelings about the constraints and opportunities of the area. The results of this
input is summarized below. These positive and negative features are graphically
displayed on Figures IS and 16.
IV-2
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AREA'S POSITIVE FEATURES
o Newly paved streets, drainage and sidewalks have improved the community's
appearance and encouraged owners to clean up their property
o The residential character of the area, especially those neighborhoods where
the homes are well maintained
o Parks, schools and churches
o Central location for shopping, jobs, services and recreation areas
o Feeling of community and neighborhood
o Municipal complex
o Boynton Canal
AREA'S NEGATIVE FEATURES
o Housing conditions are poor
o Vacant lots which collect trash
o Unkempt lots and homes; run-down appearance
o Crime and drug problems
o Access into and within the area
o Lot sizes and densities
o Streets in need of repair and lack of sidewalks
o Poor bus service
o Street parking and junk cars
o Absentee landlords and owners
o The amount of subsidized housing
o Low incomes of residents and lack of jobs
o Area's reputation
o Too few businesses and services in the area
o Landscaping problems
o Loitering
While the above listings are not an exhaustive one of positive and negative
features, the most germane issues to be covered by the plan are addressed. The ultimate
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success of the redevelopment of this area is dependent upon a careful analysis of how
these negative features and development constraints can be overcome without jeopardizing
the area's positive features.
GOALS AND OBJECTIVES
A necessary and very important element in this plan is the establishment of goals,
objectives and policies which will guide future decisions and actions in the area. Once
adopted, these will be the basis for implementation actions and strategies. The goals and
objectives were developed in part at the consensus building workshop and after
examination of existing city plan goals and objectives.
A. LAND USE
Goal Statement
Provide for primarily residential uses offering a range of densities. While also
encouraging commercial and office and industrial uses only in locations where
accessibility is greatest and which, where possible, provides adequate buffers to adjoining
residential uses.
Objectives and Policies
Objective 1
Vacant .lots shall be developed as either residential or commercial use, dependent
upon surrounding land use and zoning considerations.
Policy 1.1 The city shall provide assistance when necessary to the private
sector in the assembly of land necessary for development
recommended and/or consistent with this plan.
Policy 1.2 By 1991, the city shall have completed a model infill land
assembly and construction project.
Objective 2
Existing and potential fand use conflicts shall be identified and where possible
eliminated.
Policv 2.1 The city shall change land use designations as recommended
by the plan. The recommendations reinforce residential uses
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Policy 2.2
Policv 2.3
and where possible, designate uses which minimize the impact
of more intense uses on the residential areas.
Commercial and industrial uses shall be allowed where
accessibility is greatest. These areas include along Seacrest
Boulevard to N.E. 4th Avenue on the east, N.W. 3rd Avenue
on the west, Martin Luther King Boulevard on Seacrest
Boulevard and Railroad Street and along Boynton Beach
Boulevard and in the CBD.
The city shall assist and/or purchase for use as residential the
nonconforming commercial use near Sea crest Boulevard and
9th A venue.
Ob iective 3
Provide adequate land for use as public and recreation and open space.
Policv 3.1 The city shall provide for adequate land in the area for parks,
recreation, open space and public use to serve the area's
current and future population.
Policv 3.2 The city shall designate land for additional park and open
space to serve the entire area, especially the N.E. section.
Obiective 4
Land uses in the redevelopment area shall support the programs and objectives of
the redevelopment efforts in the CBD.
Policv 4.1 Office and retail commercial activities shall be concentrated
along Boynton Beach Boulevard in the southern and
southeastern portions of the redevelopment area.
B. INFRASTRUCTURE
Goal Statement
Provide adequate public facilities and services to meet present and future
population demands.
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Objectives and Policies
Objective 1
Provide for adequate water service to all households of the redevelopment area.
Policy 1.1 The city shall replace all water lines of less than six inches
according to its adopted time schedule for capital
improvements. This includes replacement of 33.550 linear feet
of pipe.
Policv 1.2 The city install fire hydrants at a distance necessary to
provide adequate fire protection to the residents and
businesses located on the 34 acres which do not have adequate
fire hydrants.
Objective 2
Provide for the elimination of severe drainage problems by use of underground
pipes on major streets. landscaped swales and French drains.
PolicY 2.1 The city shall adopt the provisions concerning parking in
public rights-of-way to improve swale conditions.
Policy 2.2 The city shall improve or create swales in areas where street
improvements are being made.
Policv 2.3 The city shall seek greater citizens involvement in the
identification and correction of the area's swale deterioration.
Area citizens should be encouraged to maintain swales as a
part of the overall redevelopment efforts.
C. TRAFFIC AND CIRCULATION
Goal Statement
Provide efficient and safe movement within the area/while minimizing the impact
of commercial traffic on residential areas.
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Obiective 1
Ensure the adequate provision of roadway improvements as defined In the
Redevelopment Plan and the city's Capital Improvements and Traffic Elements.
Policy 1.1 The city shall pave all streets identified in the plan. These
include the new streets of N.E. 3rd Avenue, N.E. 1st Street,
N.E. 2nd Street, N.E. 3rd Street. N.W. 1st Street, and the existing
N. W. 2nd Street.
Policy 1.2 The city shall abandon rights-of-way in Subarea I as indicated
in the plan for the recommended land uses of public for the
Poinciana School expansion and the creation of a multifamily
development around 8th A venue.
Policy 1.3 The city shall close N.W. 3rd Street, N.W. 3rd Avenue, and
N.W. 3rd Court between Boynton Beach Boulevard and N.E.
2nd Street between N.E. 3rd A venue and Boynton Beach
Boulevard
Policy 1.4 The city shall acquire the necessary rights-of-way for the street
construction along N.E. 1st Street, N.E. 3rd Street and N.E. 3rd
A venue. Where 50-foot rights-of -ways are not possible or
necessary, the existing 20-foot right-of-way shall be maintained.
Obiective 2
Ensure the safety of pedestrians by the provision of sidewalks along high traffic
roadways and along routes to community facilities.
Policy 2.1 The city shall construct new sidewalks according to the plan
and the adopted capital improvements time schedule,
D. RECREATION AND OPEN SPACE
Goal Statement
Provide adequate open space and recreation facilities and programs to meet the
needs of the present and future residents of the redevelopment area.
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Obiective 1
Utilize school recreation facilities and participate in joint funding of school/park
development.
Policy 1.1
Policy 1.2
The city shall cooperate with the School District to provide
adequate space for school expansion and recreational use.
The city shall reopen and maintain the nature trails in the
conservation are located north of Galaxy Elementary School.
Objectjve 2
Expand existing parks in the northwestern portion of the redevelopment area.
Policv 2.1 The city shall acquire .7 acres of land on N.W. 10th Avenue
for expansion of Sara Sims Park.
Policy 2.2 The city shall acquire .9 acres of land on N.W. 1st Street for
expansion of Wilson Park.
Objective 3
Create new recreation and open space opportunities in the northern portion of the
redevelopment area.
Policy 3.1
Policy 3.2
The city shall acquire sufficient acres in the northeastern
portion of the redevelopment area for use as a new
neighborhood park facility.
The city shall create and maintain an open space buffer on
the existing maintenance right-of-way adjacent to the Boynton
Canal.
The city shall acquire sufficient acres in the N.E. 6th Avenue
area for use as a mini-park.
Policv 3.3
Objective 4
Ensure the proper'maintenance of park and open space areas and park equipment.
Policy 4.1 The city shall inspect all park and playground equipment at
least twice yearly and make the necessary repairs or
replacements to ensure safe use of the equipment.
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Policy 4.2
The city shall maintain all open space such as the circle areas
in Boynton Hills, through regular mowing, edging and
irrigation.
E. COMMERCIAL
Goal Statement
Provide a base of commercial activity that serves the residents of Boynton Beach
and enhances the taxable base of commercial property within the redevelopment area.
Obiective 1
Create a commercial core around the intersection of Sea crest and Boynton Beach
Boulevards.
Policy 1.1
Policy 1.2
The city shall designate sufficient (7-8 acres) acres on the
northeast Quadrant of Boynton Beach and Seacrest Boulevards
for general commercial use to Support an 80,000-sQuare-foot
retail shopping center.
The city shall designate 3.3 acres on the northwest Quadrant
of Boynton Beach and Seacrest Boulevards for office
commercial use.
The city shall designate 2.3 acres on the southwest Quadrant
of Boynton Beach and Seacrest Boulevard for local retail use.
Policv 1.3
Obiective 2
Create opportunities for neighborhood commercial use along Martin Luther King
Jr. Boulevard.
Policy 2.1
Policy 2.2
The city shall designate two acres on the northeast and
southeast Quadrant of the intersection of Seacrest and Martin
Luther King Boulevards for neighborhood commercial use.
The city shall designate 2.9 acres on the north and south sides
of Martin Luther King Jr. Boulevard, just west of Railroad
Avenue for neighborhood commercial use.
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F. RESIDENTIAL
Goal Statement
Provide decent, safe and sanitary housing at a range of costs and variety of types
necessary to meet the needs of the area's present and future residents.
Obiective 1
The city shall, through its Department of Community Improvements, assist the
private sector to provide various types of sizes and pricing of infill housing for the
redevelopment area.
Policv 1.1
Policv 1.2
The city shall, when appropriate, provide assistance in the
assembly of land, below-market rate financing, site plan and
architectural design costs, and zoning variances to the private
sector in exchange for construction of housing in the
redevelopment area.
Pursue the use of a variety of funding sources to assist in
addressing the area's housing problems. These include CDBG,
State Predevelopment Loans, SAIL, local lenders, local
revenues and private monies.
Pursue the development of both for-sale and rental housing
on the locations identified in the Redevelopment Plan.
Pursue the use of development fee reductions when necessary
to prod uce new housing in the area.
Policy 1.3
Policy 1.4
Obiective 2
By the year 2000, most substandard housing shall be eliminated, with a major
effort to improve substandard units under way by 1989.
Policy 2.1 Increase code enforcement activities, through regular
inspections of the housing stock in neighborhoods where code
violations are more prevalent, and institute special
concentrated code enforcement activities where warranted.
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Policy 2.2
Seek federal and state funding, or provide local public funds,
for the demolition or rehabilitation of substandard housing.
Minimize involuntary relocation by only the removal of units
which satisfy one .or more of these criteria: immediate danger
to occupants, vacant, or excessive cost of rehabilitation.
Assist neighborhood upgrading by providing code enforcement
assistance, removing blighting influences, and concentrating
capital and/or operating budget improvements as recommended
in the Redevelopment Plan.
Policy 2.3
Policy 2.4
Ob iective 3
Adequate housing and housing sites for low- and moderate-income persons should
be available to meet their housing needs.
Policv 3.1 Pursue the use of vacant lots as identified in the
Redevelopment Plan as sites for affordable infill housing.
Policy 3.2 Provide community input to the Palm Beach County Housing
Authority concerning the design, type of repairs and
maintenance considerations being given to the modernization
of public housing in the Cherry Hills Subdivision prior to
work beginning in 1989.
Policy 3.3 Protect the public investment and assist in maintaining
affordability by use of restrictive covenants, secondary
mortgages, and "deferred" repayment provisions on a case-by-
case basis for new residential construction receiving assistance.
Obiective 4
Uniform and equitable treatment for persons and businesses displaced by state and
local government programs will be provided consistent with Sec. 421.55 Florida Statutes.
Policv 4.1 Assure that reasonably located, standard housing at affordable
costs is available to persons displaced through public action,
prior to their displacement.
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PolicY 4.2
Assist persons displaced by code enforcement activities, with
temporary relocation benefits and replacement housing, or
down payment or rental assistance, depending upon eligibility.
Assure that the level of payments provided are sufficient and
meet local and state requirements.
Policy 4.3
Obiective 5
The existing housing stock will be conserved and its useful life extended, and
neighborhood Quality will be improved.
PolicY 5.1 Establish neighborhood associations to encourage the care and
maintenance of residential properties, yards and swales.
Encourage individual home owners to increase private
reinvestment in housing by providing information, technical
assistance programs, and financial assistance and incentives.
Continue code enforcement efforts in the redevelopment area.
A void concentrations of assisted housing.
Expand the availability of social, educational, and recreational
services for persons of low-to-moderate income.
Encourage private support of the financing of housing efforts
through the leveraging of resources.
Promote home ownership within existing neighborhoods.
Policy 5.2
Policv 5.3
Policy 5.4
Policy 5.5
Policv 5.6
Policy 5.7
Ob iective 6
Reinforce the residential character of the area by elimination or reduction of the
impact of higher intensity land uses next to residential.
Policy 6.1 Change land use of commercial properties as indicated in the
plan to residential as a part of the city's Comprehensive Plan
update.
Concentrate multifamily housing near major roadways
(Seacrest Boulevard) and community services.
Policy 6.2
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Policv 6.3
Provide buffers and transitional uses to the residential units
located in the N.E. section (Subarea III) of the redevelopment
area.
Limit commercial development along Seacrest Boulevard to
N.E. 4th Avenue and N.W. 3rd Avenue and Martin Luther
King Boulevard.
Policv 6.4
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CHAPTER V
RECOMMENDA TIONS
INTRODUCTION
This section presents the Redevelopment Plan for the area. For ease of discussion
of the various recommendations, the planning area has been divided into four subareas.
The recommendations for Boynton Beach Boulevard are discussed in a separate section
from these four subareas, however, recommendations along Boynton Beach Boulevard
which impact the individual subareas are discussed as well in each subarea section. All
recommended improvements are found in Figure 17. These subareas are:
Subarea I: The area bounded by 1-95 on the west, Boynton Canal on the north,
Florida East Coast Railroad on the east and N.W. 8th Avenue to N.W. 2nd Street to N.W.
6th Avenue to Seacrest Boulevard and N.E. 9th Avenue on the south. Due to the
extensive deterioration of housing units in this area, the greatest public investment and
effort will be necessary to eliminate these substandard conditions.
Subarea II: The area bounded by 1-95 on the west, N.W. 8th Avenue to N.W. 2nd
Street to N.W. 6th'Avenue on the north, Seacrest Boulevard on the east and W. Boynton
Beach Boulevard on the south. This area contains a large number of standard homes or
homes needing only minor repairs and thus, represents one of the most stable sections of
the redevelopment area.
Subarea III: The area bounded by Seacrest Boulevard on the west, N.E. 9th A venue
on the north, Florida East Coast Railroad on the east and E. Boynton Beach Boulevard
on the south. This area contains a number of land uses, various housing densities and
conditions and it is the section undergoing the most transition.
Subarea IV: The area bounded by 1-95 on the west, Boynton Beach Boulevard on
the north, Florida East Coast Railroad on the east and Ocean A venue on the south. The
area contains a variety of commercial uses and the most stable housing stock in the
redevelopment area.
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PLAN CONCEPT
In designing the Redevelopment Master Plan, consideration of existing on site and
surrounding land uses, the market analysis, public consensus comments, the strategic
location of the site, the city's Comprehensive Plan, and other existing plans (i.e., the
Central Business District Redevelopment Plan, Neighborhood Strategy Plan, and the Urban
Design Study for Boynton Beach Boulevard), were taken into consideration. The
underlying concepts this Master Plan include:
o Preservation of the residential character;
o Limitation of relocation and displacement by encouraging rehabilitation and
infilI construction instead of wholesale clearance;
o Supportable market uses which would provide early "high profile"
development projects to establish the revitalization of the area;
o Adequate design and development controls to ensure Quality development
and protection and enhancement of existing and future investments; and
o Creation of a "gateway to Boynton Beach" along Boynton Beach Boulevard.
As a means of enforcing these concepts, the higher intensity land uses such as light
industrial, commercial and multifamily are located along or near the major collectors of
Boynton Beach Boulevard, Seacrest Boulevard and US 1. The land along Boynton Beach
Boulevard, due to its visibility, is most valuable as commercial and office use and thus,
the market Support concept is upheld. The location of commercial uses along Seacrest
Boulevard should be limited to major intersections and not along the entire corridor to
enforce the residential character of the area.
Multifamily uses should be permitted in the area in order to provide a range of
housing choices to the residents, however, these locations should be limited and serve
where possible as buffers between commercial or industrial uses and single-family
residential.
Housing rehabilitation and code enforcement activities rather than wholesale
clearance actions are recommended to limit the number of persons displaced while still
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improving the area's conditions. New construction on an infill basis is strongly
encouraged but only if adequate design controls are also included.
SUBAREA I
Land Use
Because most of the property is residential use, this use should remain, however,
several land use changes are recommended in the area in. order to provide additional
multifamily, recreation and public institutional uses in the area. These changes are shown
in Figure 18 and include the following:
o Consider as recreation use sufficient acreage for mini-park development in
the northeast corner of the redevelopment area.
o Consider as open space the acreage running the entire length along the
Boynton Canal from Florida East Coast Railroad to 1-95.
o Consider for public use the parcel of land owned by Palm Beach County on
Martin Luther King Boulevard. This parcel should be developed as an
office location for a community services operation.
o Consider 5.5 acres in the area of N.W. 1st Street and N.W. 8th Avenue for
multifamily use. On the northeast Quadrant of this intersection, this land
use should extend through to Seacrest Boulevard, covering the area in
between the cemetery and the church located at N.W. 8th A venue and
Seacrest Boulevard. In addition, the small strip of land (.3 acres) between
the existing multifamily development and Seacrest Boulevard (on the east
side of .seacrest Boulevard) should be designated multifamily.
o Consider sufficient acreage on N.W. 10th Avenue between N.W. 1st Street
and N.W. 2nd Avenue for recreational use. This would add .7 acres to the
existing park at that site.
o Consider a's public use the entire area bounded by N.W. 13th Avenue on the
north, the back property lines along N.W. 1st Street on the west and the
alleyway between N.W. 11th Avenue and N.W. 10th Avenue and Seacrest
Boulevard on the east. This area should be used for expansion of Poinciana
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School. This additional acreage is necessary in order for the school to
remain in the neighborhood.
Zonin!!
Zoning changes will be necessary to support the additional multifamily uses
discussed in the previous sections. Most of the area for which the multifamily
development is recommended is zoned R-IA, which precludes multifamily uses. Other
proposed changes will not require rezonings because the proposed uses are for schools and
parks which are permissible in all residential zones.
Residential Element
In keeping with the plan concept, goals and objectives, the residential
recommendations are aimed at increasing the number of standard housing units while
increasing the homeownership and also providing a choice in price and type of housing.
These objectives should be accomplished by a combination of rehabilitation of existing
structures, code enforcement, and selected land assembly and clearance for new housing
construction. Opportunity to remain in the area should be given to existing residents who
are displaced or are in need of new housing. In order to address the area's housing issues,
the fOllowing actions are recommended.
Existin2 Housing: The condition of housing should be improved by active code
enforcement of housing, trash, junk car and dumping ordinances. This enforcement must
be of a consistent, systematic and ongoing basis. Much progress has been made to date
but much remains to be done. The city's procedure is to refer all demolition cases to the
Palm Beach County Housing and Community Development Department. Consideration
should be given to use of city funds or a direct county allocation of Community
Development (CD) funds, for demolition of these units by the city. This should reduce
the amount of removal time for unsafe structures.
Persons who have housing violations should be informed of the various funding
programs available to assist in the financing of these needed repairs. This area is eligible
for not only county CD funds but also Urban League funds for weatherization and city
housing monies.
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Efforts should be made to encourage the establishment of homeowner associations
in the area. These associations should be encouraged to provide assistance and support
for such efforts as landscaping and home maintenance. Not only must the structural
conditions of many homes be improved but also the cosmetic appearance as well. The
unkept appearance of the yards and house exteriors serve to decrease the housing values
and amount of private reinvestment in the area.
A bold statement of revitalization and reinvestment in the area must be made early
in the redevelopment effort if it is to be successful. Residents of the area and the city
must be given evidence that the area is turning around. While code enforcement and
house-by-house rehabilitation efforts provide the basis for the long term answer to the
area's housing problems, these actions must be supplemented with selective clearance and
new construction.
I
Several sites present ideal locations for clearance of existing substandard units and
use of vacant lots to assemble sites of new housing construction and these are shown in
Figure 16. These include the fOllowing:
N.E. 12th Avenue: The area bounded by the Boynton Canal on the north, N.E. 1st
Street on the east, N.E. 12th Avenue on the south and Seacrest Boulevard on the west is
the best location for the area's first high impact project. This site of 2.5 acres contains
17 structures, several of which are vacant and most of which are substandard rental units.
The location across from the school and the Boynton Canal provides an ideal setting for
for-sale units. The city should consider assembly of the land and relocation assistance
to be provided by the Palm Beach County Housing and Community Development
Department to those persons displaced. The city should request proposals from residential
builders for construction of single-family units. On this site, up to 24 units can be
constructed but a density of 15 or less should be considered. These units should range
in price from $33,000 to $50,000 and in size from 900 to 1,200.
Because this development is high profile and sets the tone and direction for future
development in the area, the type of construction materials, design, site plan and must be
carefully reviewed. While affordable pricing of units is desirable, this should not be
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achieved by encouraging lower construction cost as sacrifice to good design. Because this
is the city's high profile or key residential development opportunity site, good design must
be the driving factor. Consideration should be given to sponsorship of development of
for-sale construction design plans. The city should use its funds to retain an architect
to develop affordable housing plans which incorporate architectural details which would
be attractive and increase the value and neighborhood appearance. These prototype plans
would be used to request developers and provide design controls. These plans should also
be made available to homeowners needing replacement housing or persons interested in
lot-by-lot infill.
In addition to the design Quality which could be achieved by this approach, the
architect should also be charged with including materials and major systems which require
less maintenance activity and cost. This may result in a higher development cost but
should guarantee a lower maintenance cost. Initial purchase price reductions are much
easier to achieve with a one time subsidy than providing ongoing maintenance assistance
or being faced with an in fill housing development that in five years is in need of repairs.
Martin Luther Kin2 Boulevard Sites: The vacant lots found in the mid section of
this area provide enough land for 15 units of for-sale product. The price range should
be between $30,000 and $40,000 and the average size 1,000 square feet. It must be
stressed, however, that successful development of new housing in this location is heavily
dependent upon improvement of the area's appearance. The trash and substandard
housing must be removed before persons or lenders will be motivated to invest in this
location.
N.E. 9th A venue: The vacant land across from the city's public works complex can
be used for infill for-sale housing. This site can accommodate up to 12 housing units.
N.W. 8th A venue: There is approximately 1.1 acres of vacant land in the area
bounded by N.W. 5th Street and N.W. 9th Avenue. This land (four parcels) is in the hands
of four private owners. There are also several houses marked for demolition located
beside these vacant lots. Consideration should be given to including these parcels in the
area for development. This property should be developed as single-family residential and
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offered as for sale. The sizes and price range should be similar to that recommended for
the N.W. 13th Avenue site.
N,W. 13th A venue: There are several vacant lots at the end of the cul-de-sac which
now serve as trash dumps. New for-sale housing should be constructed on these lots.
These should be priced between $40,000 and $50,000.
Multifamilv Housioe
Private
The area in the vicinity of N.W. 8th Avenue and N.W. 1st Street has 5.7 acres
which could be assembled for multifamily use. Multifamily is recommended here because
of the proximity to Seacrest Boulevard and the bus lines, parks and churches. This
location also provides some acreage for new multifamily housing in the area and thus,
providing a choice of housing types while locating this higher density development near
the area's major roadways and public transportation routes.
As a part of the development of this site as multifamily, the street layout should
be changed to improve circulation and allow for better site planning. The following
streets should be abandoned and the hind included as a part of the development incentive
package:
o
o
N.W. 7th Avenue between N.W. 1st Street and N.W. 2nd Street
N.W. 9th Avenue and N.W. 9th Court between N.W. 1st Street and Seacrest
Boulevard
o N.W. 9th Avenue between N.W. 1st Street and N.W. 2nd Street
The extension of 1st Street through the area accommodates the circulation
requirements of the site and surrounding areas. It also provides the basis for negotiating
with potential developers concerning site layout and circulation in the proposed
development. For example, some of the triangle areas may be used or abandoned,
depending on what will work best with developers proposals.
o N.W. 7th Avenue between N.W. 1st Street and N.W. 2nd Street
o N.W. 9th Avenue and N.W. 9th Court between N.W. 1st Street and Seacrest
Boulevard
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In addition, this would require the removal of five houses and one commercial
establishment. This commercial establishment is a nonconforming use and its purchase
and use as residential meets the city's future land use goals for the area.
In total, the site would Support 49 multifamily units. This development should
consist of a majority of two-bedroom units with a few three-bedroom units with an
average size unit of approximately 900 square feet. The rents would average around $.50
a square foot and thus be affordable to moderate-income persons without a monthly
housing payment and affordable to persons with housing vouchers who are low income.
The average unit size should be approximately 900 square feet.
Public
The Palm Beach County Housing Authority owns and operates 72 units of public
housing in a Cherry Hills Subdivision along N.W. 12th and 13th Streets. These units are
in need of major renovations and now present a major deterrent to the upgrading of the
area. The Housing Authority has received funding for rehabilitation of these units and
renovation are under way. The city should request to review these renovation plans and
provide input as to the types of improvements being made and how these relate to the
overall plan for the area. Special attention should be given to landscaping, parking, types
and selection of building materials and colors.
While federal funds for modernization are limited, it is essential that the types of
improvements planned assist in both a short-term and long-term upgrading of the area.
If after review of the county's plans the city feels that additional monies beyond those
available are needed, consideration should be given to a request for Community
Development (CD) funds or even local revenues to complete the necessary funding. Few
projects will have as an immediate an impact on the area's condition as the upgrading of
these 72 units.
Commercial Element
Martin Luther King Jr. Boulevard presents opportunities for neighborhood
commercial development. At the eastern boundary of the redevelopment area (Martin
Luther King and Railroad A venue), the north and south sides of Martin Luther King
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Boulevard should remain commercial. Also, the northeast and southeast corners of the
intersection of Martin Luther King and Seacrest Boulevards should also continue to be
developed as commercial. These neighborhood commercial areas shall accommodate retail
and personal service outlets to serve are residents, such as beauty salon/barber shop and
convenience shopping.
Palm Beach County owns approximately one acre of .land on Martin Luther King
Boulevard, approximately 1/4 mile east of Seacrest Boulevard. The use of this property
for a social services office would have the affect of "anchoring" this commercial area as
well as providing much needed services to the community. Discussions should be held
with the county concerning this use of the property. These recommendations are shown
in Figure 17.
Recreation and ODen SDace
There are a number of recommendations relative to recreation and open space
needs in Subarea I.
Wilson Park, a 3.7-acre facility located on N.W. 12th Avenue near Poinciana
Elementary School, should be expanded. There are six houses bordering the eastern edge
of the park which should be acquired and demolished, increasing the size of the park by
nearly one acre.
Sara Sims Park, a five-acre park located on N.W. 9th Court, is currently undergoing
some improvements. There are four lots (approximately .7 acres) adjacent to the park on
N.W. 10th Avenue. These lots and the two structures on them should be acquired for
expansion of the park.
There exists an opportunity to create new recreational and open space facilities as
well. Approximately 3.2 acres of vacant land in the extreme northeastern corner of the
redevelopment area should be acquired and developed as a neighborhood park. In
addition, consideration should be given to use of the maintenance right-of-way for
Boynton Canal as open space from the FEC Railroad tracks to Sea crest Boulevard. This
would require agreement from the Water Management Districts and the construction of
a road and parking for the area.
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Infrastructure
Several infrastructure upgrades are necessary in order to support the
recommendations made for Subarea I and are illustrated in Figures 19 and 20.
Streets
In the northeast portion of Subarea I, traffic circulation can be improved by
establishing N.E. 1st, 2nd and 3rd Streets as through streets from Martin Luther King Jr.
Boulevard to N.E. 13th A venue and into the open space area along Boynton Canal should
that area be used as open space. This would require the construction of a road behind
N.E. 13th from Seacrest Boulevard to the new park site. N.E. 1st Street should be
extended all the way through the area and thus provide circulation around to the
proposed community service center while 2nd and 3rd Streets should be extended from
Martin Luther King north.
Water
There are several portions of Subarea I that are served by inadequate water lines
(i.e., less than six inches diameter). These areas have already been identified by the city's
Utility Department and a detailed plan for upgrading is under way. Figure 20 details
these areas.
Substandard and Vacant Lots
The use of vacant and substandard lots for aggregation into suitable development
parcels is an integral part of this Redevelopment Plan. This, of course, requires city
acquisition or assistance to a developer/owner of the property. Ownership of vacant lots
in the redevelopment area was analyzed in an attempt to identify patterns of ownership
that would ease acquisition and development. However, no such discernible pattern exists
(see Figure 21). Thus, in order to provide sufficient incentive to the private market to
develop in the area, the city will have to develop policies for acquiring vacant lots. In
many cases, the lots are substandard and several will have to be acquired. The following
policies will be used in identifying suitable lots for acquisition:
o Two or more contiguous and abutting lots which when aggregated meet
minimum standards for development.
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o Vacant lots that are contiguous to and abut lots on which there are
structures suitable for demolition.
o Vacant lots that are contiguous to and abut lots on which nonconforming
uses are located.
SUBAREA II
Land Use
Most of the land in Subarea II is currently in use as low density residential, so the
current land use designation is appropriate. Several land use changes involving
development are recommended in order to minimize conflict between residential and
commercial uses. These are discussed in the section on Boynton Beach Boulevard. Along
North Seacrest Boulevard, the General Commercial land use should extend to 4th Avenue
on the east' and 3rd on the west. From that point on. the land use should accommodate
a medium density residential use (see Figure 18).
Zonine
The issue of zoning needs relative to Boynton Beach Boulevard and Seacrest
Boulevard (N.W. Quadrant), are discussed in the Boynton Beach Boulevard section. The
west side of Seacrest between N.E. 3rd and N.W. 6th Avenues would require rezoning from
C-2 to R-2 residential development.
Residential Element
Subarea II is largely a stable residential neighborhood, particularly the area west
of N.W. 2nd Street. Thus, the residential recommendations are aimed primarily at
stabilizing the neighborhood and enforcing the residential character of the area. This
neighborhood is already a target area of the "Paint-Up/Fix-Up" Program. This effort
should continue and be accompanied by rehabilitation efforts where needed. City codes
governing housing, trash and junk cars should continue to be enforced.
Recreation and ODen SD3ce
There is an existing conservation/open space area located at the western terminus
of N. W. 8th A venue, adjacent to the Galaxy Elementary School. This area has nature
trails and is an excellent passive recreation area, but it has been fenced off and not used
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for several years. This area should be opened back up and maintained for its original
purpose. This will complement the recreation potential of facilities at Galaxy Elementary
School.
Infrastructure
Water
While there is ample capacity for water in Subarea II, there are areas which are
serviced with inadequate water distribution lines. All of these lines must be replaced by
six-inch lines and are a part of the city's 20-year plan. Figure 20 details these areas.
Streets
N.W. 3rd Court between N.W. 3rd Avenue and Sea crest Boulevard should be
abandoned in order to facilitate office development at the corner of Boynton Beach
Boulevard and Sea crest Boulevard. The street closings recommended in the Urban Design
Study (N.W. 2nd Street and N.W. 3rd Street) should be implemented (see Figure 19).
Sidewalks
Sidewalks need to be constructed along N.W. 4th Street from Boynton Beach
Boulevard to N.W. 13th Avenue. This roadway carries a relatively heavy volume of
traffic between Boynton Beach Boulevard and the neighborhoods in Subarea I. Because
of this traffic, and the lack of sidewalks, pedestrians are constantly at risk. Other
sidewalk construction should take place throughout the area as indicated in Figure 19.
SUBAREA III
Subarea In is the most transitional section of the redevelopment area. Its eastern
boundary is formed by the FEC Railroad tracks and as a result, has a heavy
concentration of commercial and industrial uses. In addition, the area has a variety of
housing types, conditions and densities.
Land Use
The only major land use issue in Subarea III is in regards to the N.E. Quadrant of
the intersection of Boynton Beach Boulevard and Seacrest Boulevard. The local retail use
on this intersection should extend north to N.E. 4th A venue in order to accommodate a
major commercial center at this intersection (see Figure 18).
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Residential Element
Subarea III contains a large amount of housing which may not be considered
aesthetically pleasing but nevertheless of sound and durable construction. Much of the
housing is multifamily; prim~rily duplexes. As such, the city through its rental property
licensing ordinance, has ownership information on these properties.
There are two excellent opportunities for new residential development in Subarea
III. The first is a group of vacant lots that have double frontage on N.E. Is~ and 2nd
Streets at their intersection with N.E. 6th A venue. This parcel contains .6 acres and can
support five single-family units.
The second opportunity is the large block bounded by Seacrest on the west, N.E.
4th A venue on the south, N.E. 1st Street on the west and an unnamed alleyway on the
north. To develop this block of 3.7 acres would require the removal of existing
residential structures, and could result in 39 units of new multifamily housing. Placement
of multifamily at this location meets the objective of locating higher densities near major
roadways while also serving as a transition and buffer from the commercial uses along
Seacrest Boulevard and the single-family immediately to the north.
J n frastructure
Streets
There are several streets that should be abandoned. These are:
o N.E. 3rd A venue from Seacrest Boulevard to N.E. 1st Street.
o Unnamed alleyway lying between N.E. 3rd Avenue and Boynton Beach
Boulevard, running from N.E. 3rd Street to center line of block.
o Two unnamed alleyways lying between N.E. 4th A venue and Boynton Beach
Boulevard, running from N.E. 1st Street, west to Seacrest Boulevard.
As per the Boynton Beach Urban Design Study recommendations N.E. 2nd Street should
be closed and N.E. 3rd Avenue extended to N.E. 1st Street.
Water
Several portions of Subarea III are in need of water distribution line upgrades to
six-inch diameter lines. These are shown in Figure 20.
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Draina!!e
Drainage improvements are recommended in the area of N.E. 3rd Street and N.E.
6th and 9th A venues.
SUBAREA IV
Subarea IV includes the Boynton Beach Municipal Complex. Renovations on the
complex are currently under way and represent a significant investment on the part of
city government. Plans call for the closing of the elementary school next to City Hall and
integration of that facility into the municipal complex. Furthermore, a variety of
improvements are planned for the Boynton Beach Civic Center, which is located just
outside the redevelopment area. When completed, the complex will be a major center of
governmental and civic activity and will have a very positive impact on the
redevelopment area.
Land Use
With the exception of our recommended treatment of Boynton Beach Boulevard,
which is discussed separately, no land use changes are recommended in Subarea IV.
Zonin!!
Since no land use changes are proposed (other than Boynton Beach Boulevard), no
zoning changes will be required. One parcel of property in Subarea IV which is of
concern is the former site of the Boynton Beach Greenery. This facility had existed as
a non-conforming use, as the land was designated for high density residential and zoned
R-3 (multifamily). The Greenery, which was commercial/agricultural enterprise, became
embroiled in a variety of legal problems including lease disputes and issues regarding a
chemical pesticide that was used on the property. Hence, there are Questions as to the
future useability of the property. However, it should remain designated for multifamily
use.
Residential Element
The residential uses in Subarea IV are very stable and generally in good condition.
West of Seacrest Boulevard, the area is primarily single-family residential, while east of
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Seacrest, it is characterized by multifamily developments, primarily condominiums. These
are mostly occupied by elderly persons, and a portion of them are seasonal in nature.
The Quality of the residential structures in Subarea IV is generally good, with some
signs of minor deterioration. The area is eligible for the "Paint-Up Fix-Up" Program.
The city should continue to use aggressive code enforcement and the Paint-Up Fix-Up
Program to reinforce the residential Quality in Subarea IV.
Commercial Element
Details relative to future commercial development along Boynton Beach Boulevard
are found further on in this section in a discussion of the entire commercial corridor
from 1-95 to the FEC Railroad. This subarea, however, also includes a portion of Ocean
A venue commercial area recommendations for which are outlined below.
Lands along Ocean A venue west of the FEC Railroad consists mainly of a mix of
commercial and multifamily residential properties. This area is zoned C-2 and R-3 to
permit both land uses. The area has no significant problems or opportunities other than
to clean up and reuse properties occupied by the former Boynton Greenery and adjacent
rooming house. The city's Future Land Use Element recommends allowance of retail and
office uses on Ocean A venue westward to N.E. I st Street on a restricted basis, reflecting
the transition taking place in the area with the new civic complex. The planning
Department's suggested restrictions include:
o Limit height to twenty-five feet
o Restrict hours of operation to prevent conflicts with adjacent residences.
Developers of commercial buildings should be encouraged to use the "coastal vernacular"
architectural style. Parking variances should be granted for lots fronting Ocean A venue
because of the public parking garage contained in the municipal complex.
Infrastructure Needs
Subarea IV has adequate infrastructure facilities, with the exception of some
undersized water lines. The Boynton Beach Utilities Department is currently preparing
plans to increase all substandard water lines to six inches. Most of Subarea IV is included
in these preliminary plans.
V-IS
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BOYNTON BEACH BOULEVARD COMMERCIAL CORRIDOR
Current Use and Zonin2
Boynton Beach Boulevard, from 1-95 to the FEC Railroad right-of-way, is a mix
of commercial and institutional and uses, with emphasis on the former. Major facilities,
however, are institutional in nature and are concentrated at the Seacrest Boulevard
intersection. These include a new $IO-million City Hall complex (under construction), U.S.
Post Office, and church. Other institutional facilities are found immediately south of the
City Hall along Seacrest Boulevard. Commercial land uses in the corridor include motor
hotel (Holiday Inn) at 1-95, several small professional office buildings mainly west of
Seacrest Boulevard, two mini-strip retail centers (less than 10,000 square feet) and a
number of freestanding stores and service businesses.
Zoning along the corridor is primarily C-2, Neighborhood Commercial District,
from 1-95 to Sea crest Boulevard, and C-3, Community Commercial District, between
Seacrest Boulevard to the railroad. A small C-3 zone abuts the east side of 1-95 to
accommodate the Holiday Inn site. CBD zoning Occurs east of the railroad. C-2 and C-
3 zones are basically one lot deep (about 100 to 125 feet) to the middle of the blocks
between the Boulevard and N.W. 1st Avenue to the south and N.W. 3rd Avenue on the
north (Note: Boynton Beach Boulevard is also known as N.W. 2nd Avenue).
This shallow depth of commercial zoning along Boynton Beach Boulevard tends to
limit development to very small strip-type facilities and freestanding businesses, and
perpetuate the present character of development. Moreover, the incidence of existing
developments on small lots along the Boulevard creates the need to assemble land parcels
for redevelopment in a market in which project economics do not justify private
investment at this time.
Urban Desi2n Plan
The Boynton Beach Boulevard Urban Design Plan prepared in 1988 and used to
guide the city's land use and site planning policy in the corridor, recommended
redevelopment of the corridor as a landscaped boulevard bordered by a mix of retail and
office uses in a "coastal village" type design. The design concept involved locating
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buildings near the boulevard with parking behind, as found in older, more traditional
business districts such as Boca Raton, Delray Beach and Lake Worth. Major
concentrations of redevelopment activity under this plan would occur on the north side
of the Seacrest Boulevard intersection between N.W. 2nd Street and N.E. 1st Street. Here,
moderately-sized mixed use developments were recommended, incorporating both retail
and office uses.
Other recommendations include the closure of several local streets on the north side
of the Boulevard. Under this scenario, N.W. 3rd Avenue would be extended straight
through from Sea crest Boulevard to Railroad Avenue to serve as alternate access for
commercial/industrial properties between N.E. 3rd Street and Railroad A venue.
The recommendations made in this redevelopment plan for the most part are
compatible with the Boynton Beach Urban Design Study. The areas of difference are
outlined below and discussed in more detail in the sections which follow. Table V-I
details the differences between the two plans.
Recommended Land Use
Greater distinction between. office and retail segments of the corridor is
recommended. The segment west of Seacrest Boulevard and nearest 1-95 would be office
oriented, while the segment east of Seacrest Boulevard would have a community retail
orientation. C-2 zoning west of Seacrest Boulevard should be changed to C-I, Office and
Professional Commercial District, in order to reinforce this orientation. This change to
C-l zoning regulations limits the height of office development but restriction poses no
problem to development at this time as the market is for free-standing, single-user or
small one story office buildings. Changing zoning from C-2 to C-I also will help prevent
intrusions in the area by undesirable freestanding and small strip retail facilities.
The C-3 zone at the Holiday Inn site should remain to allow this facility to
continue as a conforming use. Additional hotel/motel facilities in the area should be
provided for instead on the west side of 1-95. The proximity of the Boynton Beach Mall,
Quantum Business Park, and Motorola plant, position this interchange area well for
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additional lodging facilities, however, areas east of 1-95 are less suited for this type of
development because of the proximity of existing residential land use.
Retail development east of Sea crest Boulevard can OCCur under current C-3 zoning,
although C-3 zoning is more permissive than necessary for this location. Car washes and
lumber yards are among the uses permitted in C-3 zone which are unsuitable in this
section of the corridor. Development up to four stories in height (45 feet) is permitted
in C-3 districts, but the scale of new development envisioned in this section of the
corridor would be primarily one- and two-story structures for retail and service businesses
supporting the needs of the local community. In this regard, an approximate eight (8)-
acre parcel at the northeast corner of Boynton Beach and Seacrest Boulevards (bounded
by N.E. 1st Street and N.W. 4th Avenue) should be assembled for development of a
neighborhood shopping center. This center would be anchored by grocery and drug stores,
taking the place of the outmoded Boynton Beach Plaza on US I, the site of which is
suitable for a higher and better use in the future (see below).
The Sea crest Boulevard intersection is an ideal neighborhood shopping center
location. Traffic volumes on both streets are favorable and public transportation is
available along Seacrest Boulevard. Moreover, the city's police station is across the street,
increasing a feeling of safety and security for shoppers. The neighborhood shipping
center could be designed in line with the guidelines presented in the Boynton Beach
Urban Design Study. City and community leaders should not be reluctant to insist on a
well executed design concept for the center so that it complements the City Hall
investment and general aesthetic goals for the corridor.
Implementation of this shopping center proposal will require that the N.E. 3rd
A venue be extended only to N.E. 1st Street instead of to Seacrest Boulevard as
recommended in the city's Urban Design Study for the area. This extension of N.E. 3rd
A venue also restricts industrial traffic into the residential areas. The cost of this
extension would be an item for discussion with the developer of the retail site.
The analysis of the additional traffic generated as a result of the developments
recommended in this plan is beyond the scope of this study. However, several points
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concerning traffic can be made. The change of use from a mix of office/retail to
predominantly office along the boulevard west of Seacrest should reduce the number of
additional future trips. The development of a new retail center at Seacrest should have
a relatively limited effect on overall traffic levels. Shopping oriented trips are already
occurring in the area, destined for existing centers. A redistribution of existing shopper
traffic patterns will, therefore, result from the. new center, not necessarily a net traffic
increase. A traffic analysis of this development should be conducted and could be
required as a part of the rezoning request.
If and as future opportunities arise for a major office or mixed-use project on the
Boulevard, the northwest quadrant of the Sea crest Boulevard intersection is the preferred
location, as envisioned in the Boynton Beach Boulevard Urban Design Study. It is
understood that the church on the corner can be considered for removal if and when its
congregation relocates to a new facility, as has been speculated. Present C-2 zoning and
recommended C-l zoning in this section of the corridor limits development to two stories
(25 feet) in height.
Denth and Hei2ht of Commercial Develonment
Commercial development in the corridor should be permitted to develop to a full
block depth over time through a systematic rezoning process. Because of the mixed
character of land uses east of Seacrest Boulevard, this will be less of a problem than in
the section west of Seacrest Boulevard. However, for the present, the City should
continue commercial zoning to a depth of one half block along those sections of Boynton
Beach Boulevard having sound residential development along the nearest parallel street,
particularly on the south side of the boulevard between 1-95 and Seacrest Boulevard. The
long-range objective with this and other sections of the boulevard should be to allow full
block depth development through rezoning as demand Occurs based on the fOllowing
criteria:
o
o
The development proposed will require a minimum of one (1) acre site.
The site plan will make adequate provision for buffering the proposed use
along east-west residential streets at a minimum, such buffering to include
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prohibition of access/egress driveways and installation of suitable screening
material, such as solid wall and/or dense landscaping.
o No signage will be visible from residential areas and exterior lighting will
not increase illumination levels above normal residential street levels.
The City should refine and expand on these performance criteria in their development
regulations in order to be able to take advantage of special future redevelopment
opportunities for which no evidence of demand currently exists but which may come
along in the future, such as small office buildings and mixed retail/office projects.
Office development would be emphasized in the western section rather than retail. There
are numerous examples of office and residential uses co-existing side-by-side, provided
that an adequate buffer is maintained.
Commercial zones east of Seacrest Boulevard have a maximum four story heigQt
limitation (45 feet). This is not considered restrictive to potentials in the redevelopment
area, but may inhibit future opportunities in the downtown area, particularly near the
Intracoastal Waterway. The city should adopt a flexible attitude toward building height
and bulk east of 1-95 and allow exceptions to current regulations based on parcel size,
setbacks and proximity to other land uses.
Relationshin to Downtown DeveloDment
The designated Boynton Beach downtown area extends roughly four blocks north
and south of Boynton Beach Boulevard, east of the FEC Railroad to the Intracoastal
Waterway. A key to its redevelopment is the relocation and improvement of the waterway
bridge from its existing Ocean A venue location to Boynton Beach Boulevard, which
presently dead ends just west of US 1. This new bridge alignment would increase the
importance of Boynton Beach Boulevard as a direct route to/from 1-95 and the Florida
Turnpike; and the beach communities. While business on Ocean Avenue may be impacted
initially, the entire CBD would benefit in the long run from this improvement. The City
of Ocean Ridge has opposed the relocation, but courts have upheld the right of Florida
DOT to make the change pending further administrative hearing requirements.
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With the new bridge, the US I-Boynton Beach Boulevard intersection area will take
on regional significance as a business location. The present Boynton Beach Plaza shopping
center and other older and underused properties in the CBD will become candidates for
redevelopment as major office, residential, specialty retail, and mixed use projects. The
proposed Water's Edge Marina project is indicative of future prospects for the downtown
area, particularly with the new bridge crossing.
The object of redevelopment along Boynton Beach Boulevard west of the FEC
Railroad is not to compete with the downtown area. Commercial development west of the
railroad is seen as primarily serving the local area, while development in the CBD has
broader market potential and appeal because of proximity to the Intracoastal Waterway
and frontage on US 1.
CR IME
The issue of crime continues to be a major concern with residents in the
redevelopment area. Many of the recommendations in this Redevelopment Plan are
physical improvements that are partially or wholly related to crime prevention and
security of the neighborhood. In addition to physical improvements, there are other
actions that can be taken by the Police Department to Support redevelopment efforts.
The Police Department has initiated foot patrols in the northern portion of the
redevelopment area in response to several serious incidents. This has been a successful,
albeit limited response to problems in the area. Increasing manpower is always a costly
proposition. Deploying a foot patrolmen is one of the most expensive approaches to law
enforcement. However, the long-term pay-off is usually well worth the cost. Every effort
should be made to increase police manpower such that the current foot patrols can be
extended to nighttime hours.
The Police Department, through coordination with the State Attorney's Office has
developed an effective procedure to fight the loitering problem at the business
establishment on Seacrest Boulevard, just south of Martin Luther King Boulevard. Large
crowds of loiterers frequently indicate drug activity and/or other criminal behavior.
Constant vigilance and frequent arrests, with the cooperation of prosecuting attorneys is
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an effective means of controlling or at least displacing criminal activity. This same
approach should be utilized at the other major trouble spot, the bar at N.W. 12th Avenue
and N.W. 4th Street. The third major trouble spot, N.E. 13th Street, is scheduled for
demolition and replacement.
The Police Department is planning to reconfigure the boundaries of their patrol
zones. In finalizing these reconfigurations, the Department should consider the needs for
increased patrols in the redevelopment area. In addition, the Department should continue
its efforts to fight drugs in the area through the frequent execution of search warrants
by the vice squad.
Police operations should first and foremost support the mission and objectives of
the Police Department. However, the redevelopment concept for the area is not
inconsistent with these and to that extent, should be considered when police operations
are planned. Aggressive investigation, and intensive motorized patrols should be
continued, and tempered by a sensitive community relations program, which includes
increased police-community contact through foot patrols and other outreach programs.
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CHAPTER VI
FINANCIAL PLAN
This chapter identifies revenue sources and sets forth a financing management
scheme that can be used for the implementation of this plan. A discussion of Tax
Increment Financing (TIF). and its application to the redevelopment area, is presented as
the first element of this section. This is followed by a discussion of the various funding
resources available for the recommended actions. The financial models developed for aid
in determination of need for subsidy are also included in this chapter.
Based on the information contained in Table VI-I, an estimate of value for new
construction, along with a calculation of anticipated tax increment revenues, is presented
for the redevelopment area. An illustrative cash-flow analysis, cost estimate for the plan
and capital improvements schedule is the final element of this chapter.
TAX INCREMENT FINANCING
One source of funds for supporting redevelopment activity will come from TIF.
This revenue is derived from tax increment dollars which are deposited into the
redevelopment trust fund pursuant to Chapter 163.387, Florida Statutes. The fOllowing
list summarizes the eligible criteria for which TIF money can be expended:
o Administrative and overhead expenses necessary for the implementation of
a redevelopment plan adopted by a Community Redevelopment Agency.
o The cost of plans, surveys, and financial analysis, including reimbursement
for any such expenses incurred before the redevelopment plan was approved
and adopted.
o The acquisition of real property--including clearance, demolition. or
associated costs--for a redevelopment project.
o Relocation assistance for families. businesses, or others displaced from a
community redevelopment area (including moving expenses and property
losses not otherwise compensated for).
VI-I
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o The repayment of principal and interest or any redemption premium for
loans, advances, bonds, bond anticipation notes, or any other form of
indebtedness.
o All expenses incidental to or connected with the issuance, sale, redemption,
retirement, or purchase of agency bonds, bond anticipation notes, or other
form of indebtedness, including funding of-any reserve, redemption, or
other fund or account provided for in the ordinance or resolution
authorizing such indebtedness (F.S. 163.387(6)(a-f).
It is important to point out that TIF revenues cannot be used to finance the
construction of publicly owned buildings unless prior authorization is given from the
affected taxing authorities. The same stipulation applies to publicly owned capital
improvements or projects that are not necessary for the implementation of the adopted
plan.
As noted above, revenues from the TIF district can be applied as a revenue-backed
bond issued by the CRA for public improvements in the designated redevelopment area.
Unlike traditional revenue bonds, TIF bonds are backed by the ad valorem taxes
generated by new development. Once a redevelopment plan is adopted and the
redevelopment trust fund is established, the certified tax roll in effect just prior to plan
adoption becomes "frozen". The total assessed taxable value in the district represents this
"frozen" base year figure from which future increments are determined.
As redevelopment in the area occurs, the subsequent increase in assessed valuation
generates additional ad valorem taxes. Ninety-five percent of the difference between this
increased property assessment and the base year level of assessment is the actual
"increment" which flows into the redevelopment trust fund. This cumulative increment
is calculated annually and can be used to repay bond indebtedness and other capital
improvements in the redevelopment area.
OBJECTIVES
Strategic objectives upon which the following financial analysis is based are as
follows:
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o Incentives in the form of land assembly assistance, below market fate
financing, land donations and impact fee waivers will be needed to attract
investment into the area.
o A variety of funding sources may be necessary to make an individual
project feasible.
o The type and level of assistance provided should be determined on a case-
by-case basis.
o The use of Community Development Block Grant funds in the area should
con tin ue.
o Normal infrastructure improvements that are periodically required such as:
water and sewer improvement, stormwater drainage, and public right-of-
way acquisition, should be funded by local government from existing or
future capital budgets.
o The local revenues dedicated for housing programs should continue.
o Tax-exempt bond issues or bond anticipation notes should be used by the
CRA to provide "up-front" capital. The debt instrument would be paid by
future tax increment funds generated by the new development.
REVENUE PROJECTIONS
The first step in developing a financial plan is to establish the base year
assessment roll and then factor in the development projections for the area. Property in
the area currently has an assessed valuation of $36,841,270. Taking the land use
assumptions made in the plan and the market analysis, an annual absorption by land use
categories was developed. This detail is found in Table VI-I. The annual assessed value
of these developments are projected out in Table VI-2. This table shows projections of
almost $18.5 million of new assessed value based upon the land use assumptions shown in
Table VI-I.
In addition to new construction, other factors which increase the overall assessed
valuation of the area were considered in projecting total revenues. These include the
property appraiser's annual appreciation estimate of three percent and the assumption that
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alterations and additions to existing buildings will account for 0.1 percent of the existing
tax roll.
In order to determine the annual tax increment revenues for the redevelopment
area, all of the above factors were applied to the millage rates of the affected taxing
authorities in the district. The calculation of the annual tax increment for the
redevelopment area is presented in Table VI-3. The difference between the base year
tax revenue of $36,841,270 and the annual increase to the existing roll due to
appreciation, and new construction is the total tax increment. Ninety-five percent of this
tax increment is the actual amount of revenues that will be allocated to the
redevelopment trust fund. This amount reflects one of the revenue sources which is
applied to the financing plan for the area. The estimated revenues available for bonding
purposes are shown in Table VI-4. This is a very conservative estimate which allows for
a bonding capacity of just over $6 million for improvements in the area.
SOURCES OF FUNDS FOR IMPLEMENTATION
Listed below are funding sources (other than TIF revenues) and approaches which
can be used to assist in the financing of the costs of the improvements and development
projects recommended in this plan.
INFRASTRUCTURE
The costs of the street improvements, sidewalks. rights-of-way acquisition, and
water line replacement can be financed by:
o Local capital improvements bond issues.
o Local general fund revenues.
o Community Development Block Grant (CDBG) funds from Palm Beach
County.
RESIDENTIAL ELEMENT
This area of recommendations presents the most wide ranging sources of funding
for the recommendations. The financial models for both for-sale and rental residential
projects will assist in the examination of the type and amount of subsidy needed for each
development. These models allow the local agency to assess each proposal on a case-by-
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'-,le VI-4. Tax Base and Ad Val ore. Tax Incre.ent SUI.arv, City of Boynton Beach
TIF District, 1989-2008 II)
,------------------------------------------------------------------------------------------
Annual Taxes
Annual Annual Annual Realized For
I Calendar Tax Base Valuation of Taxes Incre.ent
Year Increase (2) Tax Roll Generated (3) Di strict (4)
-------------------------------------------------------------------------------------------
I 1989 $110,400 $110,400 $0
1990 $5,373,051 $5,483,451 $2,600 $2,500
I 1991 $3,415,944 $8,899,395 $130,000 $123,500
1992 $1,123,195 $10,022,590 $211 ,100 $200,500
1993 $1,381,008 $1 1 ,403,598 $237,700 $225,800
I 1994 $6,159,935 $17 ,563,533 $270,500 $251,000
1995 $4,506,825 $22,070,358 $416,500 $395,700
1996 $662,100 $22,732,458 $523,400 $497,200
1997 $682,000 $23,414,458 $539,100 $512,100
I 1998 $702,400 $24,116,858 $555,300 $527,500
1999 $723,500 $24,840,358 $572,000 $543,400
2000 $745,200 $25,585,558 $589,100 $559,600
'- 2001 $767,600 $26,353,158 $606,800 $576,500
2002 $790,600 $27,143,758 $625,000 $593,800
2003 $814,300 $27,958,058 $643,800 $611 ,600
2004 $838,700 $28,796,758 $66i, 100 $629,900
l 2005 $863,900 $29,660,658 $683,000 $648,900
2006 $889,800 $30,550,458 $703,500 $668,300
2007 $916,500 $31,466,958 $724,600 $688,400
L 2008 $0 $31,466,958 $746,300 $709,000
Total A.ount of Taxes
~'erated During the
38-2008 Period --) $8,971 ,200
r:ndinq C.p.city of T..
:relent District at
iUled 70% of Taxes Generated--) $6,279,840
~rAL ESTIKATED BONDING CAPACITY --) $6,279,840 .
-------------------------------------------------------------------------------------------
Based on construction co.pleted January 1 - Dece.ber 31.
Dollar values appear on tax roll of following fiscal year.
Dollar values adjusted for inflation at 3% and appreciation at 31 annually.
Annual tax base includes new constuction and appreciation of existing
developlent.
Figures are rounded to the nearest hundredth.
Assumes lillage rate of $23.7167 per $1,000 of assessed value beginning 1988
applied to annual valuation of tax role.
Figures are rounded to the nearest hundredth.
Annual taxes realized for increlent district equal 95% of annual taxes generate
~Jrce: Hunter/RS~H, 1988.
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case basis and then decide what amount of subsidy and what form of subsidy is necessary
to achieve the desired results. This should prove especially helpful on residential
developments where a variety of subsidy techniques will be needed to produce housing
units for residents of the area. Some of the funding sources which can be used include:
FEDERAL MONIES
The federal programs available for housing have been drastically reduced and the
outlook is not good for a reinstatement of the federal role in the financing of housing
efforts. Among those programs eliminated are the Housing Development Action Grant
(HODAG), 312 Rehabilitation Loan Program, Urban Development Action Grant (UDAG),
Section 8 Moderate and Section 8 New Constructions Programs. Discussions at national
level now call for future housing efforts to follow the CDBG approach for funding.
These developments should be watched and, if applicable to the redevelopment efforts,
used.
Among those programs remaining are:
Rental Rehabilitation Pr02ram
The Rental Rehabilitation Program is administered by the Palm Beach County
Housing and Community Development. Under this program, owners of rental property
can receive rehabilitation funds of up to one half of the cost of rehabilitation or a fixed
dollar amount whichever is less. These funds can be used in conjunction with the city's
rental license program. Program information should be included with notices to property
owners.
Communitv Develonment Block Grant Pr02ram (CDBGl
The city has received assistance for the repair of owner-occupied structures,
infrastructure improvements, code enforcement, parks, relocation and property acquisition
from Palm Beach County's CDBG Program. Funding requests to cover these activities
should continue with an emphasis on housing rehabilitation and land acquisition for new
housing at the recommended locations.
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CDUG Float
Under this concept, a Community Development (CD) entitlement grantee may take
advantage of the unexpended monies available in its CDBG line of credit for short-term
financing needs for activities which are eligible for CDBG funding. Under this
arrangement, the city would request the use of funds which have not been expended and
will not be expended during the timeframe for which the CD float funds are needed.
The county will change its CD statement of activities to reflect the change in projects and
then the funds become available. These funds are not dependent upon federal funding
cycles and may be approved at any time during the year if sufficient unexpended monies
exist. This type of funding works well for construction financing of housing and
commercial development projects. The CD monies can be pr:ovided at below-market rates
and thus making a project feasible. The construction period also represents the highest
risk and thus most difficult portion of a project to finance. The public's assistance at
this stage may make a project feasible which otherwise could not secure financing for this
stage. A number of these CD float loans have been used for both residential and
economic development activities. The procedures to follow are:
o Request funds from the county
o County amends its CDBG Program
o Developer submits an irrevocable letter of credit and other guarantees as
needed for the amount of funds needed
o U.S. Department of Housing and Urban Development's (HUD) Jacksonville
Office is consulted
o Request approved
o Funds available to developer
o Short-term use completed and funds repaid to county CD fund.
o County amends CD statement to cover original use of funds.
Section 108 LoaDS
Communities may borrow funds from the U.S. Treasury at the current Treasury
rate for any eligible CDBG activity. The most appropriate uses for the redevelopment
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area would be economic and residential development. Under this approach, the city
would request Palm Beach County file an application with U.S. HUD for a Section 108
Loan. The amount of funds available is up to three times the county's annual entitlement
amount of $4.4 million ($13.2 million). The funds borrowed are repaid over a six-year
period from the county's entitlement.
The repayments can be made from the cash flow of the development either for the
full amount or a portion. These repayments by the developer can also be secured with
lines of credit, property, personal net worth, etc. For example:
City received $400,000 CDBG funds and desires to use monies for land acquisition
as per the Redevelopment Plan. Using a Section 108 Loan assuming a nine-percent
interest rate, this $400,000 can leverage $1.84 million of funds in one year.
The repayment of these monies could come in whole or in part from the developer
involved in the project so as not to limit the city's use of CDBG funds in the future.
The restrictions on CDBG monies involve benefit to low- and moderate-income
persons and is measured as follows:
Economic development projects must have 51 percent of the jobs generated
available to persons earning incomes of 80 percent of the area's median which for 1988
is $27,760 for a family of four Q!. be located in an area where 51 percent of the persons
served are low- and moderate-income. A commercial project in the redevelopment district
can meet the area service to low- and moderate-income and not have to meet the more
restrictive jobs generated standard.
For costs to encourage and assist new residential, at least 20 percent of the total
development cost is eligible for assistance if 20 percent of the occupants have incomes of
80 percent of the area median or less. As the percentage of participation by CDBG
increases, so does the required percentage of lower income occupancy.
ST A TE MONIES
The State of Florida has several programs which are available to either local
governments or for profit or nonprofit developers. These programs provide financing for
residential construction. A brief description of each follows:
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SAIL Pr02ram
This program is for multifamily rental development. The project may be either
new construction or rehabilitation of existing units. The state's funds are in the form of
a below-market rate loan which is repaid over a period of 20 years. As a condition of
this assistance, 20 percent of the units must be set aside for up to 15 years for persons
of very low income (50 percent or below median adjusted for family size). Using the
current area median income of $34,700 for a family of four, this requirement places a
family of four with an income of $17,350 or less in a unit. The rent on this unit cannot
exceed 30 percent of the family's income which for our example family of four is $433
per month. If no bond funds or low-income investment tax credits are used, the percent
of income devoted to rent can increase to 35 percent or $506 per month.
Unlike the federal assistance programs, there is no assistance to the tenant as a
part of the program. A tenant with a housing voucher may chose to live in the
development, but this is not an assisted project.
The interest rate and term of the loan is determined on a case-by-case basis after
an examination of the project's cash flow. The state's contribution is limited to 25
percent of the project costs.
Eligible applicants include public agencies, for profit and nonprofit developers.
The terms and amount of funds may vary on a case-by-case basis. All project
development costs including land acquisition are eligible expenses. Applications are
accepted at set times during the year.
Housine Predevelonment Loan Fund
This program makes available up to $500,000 of monies to assist in the costs
associated with predevelopment activities of residential development. These developments
can be either rental or for sale. The funds are provided as a three-percent, three-year
loan. Eligible applicants include public agencies, for profit and not for profit developers.
The program likes to see 60 percent of the initial sales or rental units occupied by
persons with income of 80 percent or less of median. There are some loan repayment
VI-12
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forgiveness provisions for service to very low income or farmworkers. Very low income
is defined as 50 percent or less of median income.
This program could be helpful in the assembly of land, site development, design
and architectural costs. The income requirements of 80 percent of median or less ($27,760
for a family of four) are not very restrictive. The program also does not require the
15-year service to low income benefit test found in SAIL.'
LOCAL MONIES
General Fund Revenues
The city's recent commitment to housing activities should continue. These funds
should be used for rehabilitation, minor repairs, and the in fill program.
Local Lender Funds
Local lenders should be encouraged to contribute to a housing fund for use as a
below market rate and high risk project financing fund. This fund would be especially
helpful in financing the infill construction efforts. This type of housing fund would
qualify as a Community Reinvestment Activity for those participating lenders and is
being used in a number of communities across the country and in Florida. Funds could
be used for both rehabilitation and new construction activities. For example, an infill
construction project of 15 for-sale units is proposed. Funds from this loan pool could be
used as:
o
o
A below market rate construction loan to the developer
A below market rate home mortgage to people interested in becoming
homeowners.
COMMERCIAL ELEMENT
The federal funding sources services listed under the residential element also apply
to commercial activities. There is no state money available to Boynton Beach for
commercial development.
The local lenders, general revenues, and tax-exempt bonds based on the area's tax
increment also represent possible sources of funds for assistance in the commercial
development activities. The amount of assistance given to a commercial project should
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be judged on a case-by-case basis. The financial models developed for office and
commercial will prove helpful in the evaluation of individual projects.
Parks and Onen Snace
The federal funding sources listed earlier are also applicable to the acquisition and
development of parks and open space. Local revenues and TIF funds can also be used.
Rather than purchase lands for new parks in the area, consideration should be given to
leasing of property especially the open space area along the Boynton Canal.
OTHER FINANCIAL INCENTIVES
There are several other tools which the city has at its disposal which can reduce
the cost of a project without use of a direct cash subsidy. These include:
Waiver or Reduction in Redevelonment Imnact Fees
The amount of savings to a developer of a total waiver or reduction of a portion
of the impact fees can be considerable and in some cases may make a project feasible.
This reduction should be granted on a case-by-case basis using the need for financial
feasibility and meeting of the city's objectives as the determining factors. If fees are
waived, the amount of the waiver should be considered a part of the city's financial
assistance and as such future repayment is expected. For example: a commercial project
requires a waiver of $350,00 of development fees in order to go forward. These fees are
waived and a note and mortgage secured by a lien on the property is placed on behalf
of the city for that amount. A repayment schedule is determined based upon projected
cash flow as the $350,000 is repaid per the schedule. This approach works well on
commercial projects where cash flow increases over time; it will be more difficult on
residential and these must be examined closely and the benefits weighed before using this
approach. The financial models will assist in this examination.
Abandonment of Public Riehts-of-Wav
There are several areas where either use changes or street redesigns result in rights-
of -way which could be donated to the developer to assist in land assembly. This adds
additional acreage at little or no cost to the developer.
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Plannio2 Incentives
Granting of variances and/or giving exceptions concerning the size of structure,
intensity of development, parking, and use can provide incentives to owners to create the
type of development desired. These options should be reviewed on a case-by-case basis
as determined by market demand and city objectives.
Public ImDrovements
The city has completed a number of public improvements in the area and the
continuation of these activities should support and encourage new private development.
FINANCIAL MODELS
A series of four individual computer models have been developed in order to aid
decision makers in determining the level of impact which various city policies could have
in making redevelopment more achievable. These models include the fOllowing:
1. Residential owner occupied
2. Residential rental
3. Office
4. Retail
The models have been developed utilizing Lotus 1-2-3 which allows the user
flexibility in testing various policies and scenarios. The models perform a simplified
financial analysis which determines whether a particular project is feasible, given certain
inputs.
Residential Owner OccuDied Model
This model calculates the price of a particular housing project and the household
income which would be required in order to purchase it. The model uses as its variables
the fOllowing inputs:
1. Total site size
2. Minimum lot size
3. Unit size
4. Construction cost
5. Land cost
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6. Interest rate
7. Underwriting standard
8. Development fees
Changes in any or all of these inputs will affect the price of the end product and
the required household income.
Residential Rental
This model determines whether a particular apartment complex is feasible given
certain parameters. The variable inputs for this model are:
1. Total site size
2. Allowable density
3. Land cost
4. Construction cost
5. Market rents
6. Unit size
7. Interest rate
8. Development fees
Changes in any or all of these inputs will affect the feasibility of the project.
This model also allows the flexibility of mixing public and private debt at different
interest rates.
Office
This model determines the pre-tax return on equity generated by a particular
office project, given certain parameters. The inputs for this model include:
1. Total site size
2. Floor area ratios
3. Construction cost
4. Land cost
5. Interest rate and term
6. Development fees
7. Market rent
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Changes in any or all of these inputs will affect the return on equity generated
by the project.
Retail
This model is identical to the office model and requires the same inputs.
COSTS
The costs related to implementing this redevelopment plan are those associated with
making the recommended public improvements, land acquisition and assembly, and
relocation impacts. These costs include land acquisition for parks, street rights.-of-way,
new private development, street construction, sidewalk installation, and water distribution
system improvements. All costs in this section are estimates only. These estimates were:
Public ImDrovement Costs
Land Acauisition - Streets
Land acquisition for street rights-of-way and their estimated costs are as follows:
o Extension of N.E. 3rd Street, from Martin Luther King Jr. Boulevard to 11 th
Street: One vacant lot, approximate cost: $5,600.
o Extension of N.E. 1st Street from Martin Luther King Jr. Boulevard to 11 th
Street: One vacant lot, approximate cost: $5,600.
o Extension of N.E. 3rd Avenue from 1st Street to 3rd Street: Four lots with
houses, approximate cost: $121,000.
o Extend N.W. 13th Avenue to N.W. 5th Street: Two vacant lots, approximate
cost: $8,000.
o Extension of N.E. 1st Street through N.E. 8th A venue: Six vacant lots,
approximate cost: $22,200.
o Extension of N.E. 1st Street from N.E. 9th A venue to Martin Luther King
Jr. Boulevard: Three lots, two structures, approximate cost: $90,000.
Total costs for street acquisition: $252,400.
Relocation costs for five families are estimated at $12,500.
Land Acauisition - Parks
Land acquisition for new parks and park expansions are as follows:
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o Expansion of Sara Sims Park: Four lots with structures, approximate cost:
$140,328.
o Expansion of Wilson Park: Six lots with structures, approximate cost:
$211,932.
o New park including parking area, in northeastern corner of redevelopment
area: Nine lots, no structures, approximate cost: $41,150.
Total costs for park acquisition: $393,410.
Relocation costs for ten families are estimated at $25,000.
Park DeveloDment
Costs for developing the new park in the northeastern corner of the redevelopment
area are estimated at $85,000.
Land Acauisition--School EXDansion
Land acquisition for the expansion of Poinciana Elementary School consists of
approximately 2.75 acres and 17 residential structures. Land costs are estimated at
$120,000 and the acquisition of the structures is estimated at $510,000. Total cost:
$630,000. Relocation costs for 17 families are estimated at $42,500.
Street Pavin2
Street paving recommendations include the following:
o N.W. 1st Street, from Martin Luther King Jr. Boulevard to Open Space Area,
940 linear feet at $50 per foot == $47,000.
o N.E. 2nd Street from Martin Luther King Jr. Boulevard to N.E. 13th Avenue,
800 linear feet at $50 per foot = $40,000.
o N.E. 3rd Street from Martin Luther King Jr. Boulevard to Open Space Area,
940 linear feet at $50 per foot == $47,000.
o Extension of N.E. 1st Street from N.E. 9th Avenue to Martin Luther King
Jr. Boulevard, 220 linear feet at $50 per foot = $11,000.
o N.W. 1st Street from N.W. 6th Avenue to Martin Luther King Jr. Boulevard,
1,270 linear feet at $50 per foot = $63,500.
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o N.W. 2nd Street from N.W. 6th Avenue to N.W. 8th Avenue, 600 linear feet
at $50 per foot = $30,000.
o N.E. 3rd Avenue from N.E. 1st Street to N.E. 3rd Street, 500 linear feet at
$50 per foot = $25,000.
o Extend N.W. 13th Street to N.W. 5th, 160 linear feet at $50 per foot = $8,000.
o Construction of an east-west street, adjacent to the open space at the
Boynton Canal, from the proposed new park to Seacrest Boulevard, to
provide access to the open space area = $1 00,000 (oPtional/long term).
Total costs for street paving and construction: $271,500 ($371,500 with
optional/long term item).
Sidewalks
Sidewalk construction is recommended in several locations throughout the
redevelopment area. A total of 22,980 linear feet of sidewalks is required. At an
estimated cost of $10 per linear foot, the total cost is $229,800.
Water Distribution Systems
The Boynton Beach Utilities Department is preparing a program to upgrade all
water distribution lines to six inches. This preliminary plan delineates project areas in
which this effort will take place. Several project areas fall within the Community
Redevelopment Area. Based on an established cost of $14 per linear foot, the total cost
of upgrading distribution lines in the redevelopment area is $533,394.
Public ImDrovement Costs
Total cost of public improvements, including relocation costs, related to this
Redevelopment Plan are $2,475,504 ($2,575,504 with optional long-term item).
OTHER COSTS
Costs, other than for public improvements, are primarily related to the acquisition
and assembly of land for private development, and the cost of relocating displaced
families and businesses. In order for the city to attract the type of development needed
for this area, it may be necessary for the city to acquire and assemble the land, and then
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offer it to private developers. The impact of the proposed new developments in terms of
acquisition and relocation are as follows:
o For the recommended new multifamily developments in Subarea I--six acres,
five residential structures and two commercial businesses.
o For the new for sale residential development at Sea crest and N.E. 12th
A venue-2.5 acres, 17 residential structures.
o For the recommended new residential development along N.W. 9th A venue
at N.W. 5th Street, one acre of vacant land.
o For the recommended commercial development at Seacrest and Boynton
Beach Boulevard. 7.1 acres of land, eight businesses and 24 residential
structures.
o For multifamily development along N.E. 4th Avenue, Sea crest and 1st Street-
-3.7 acres, and nine residential structures.
o For residential development along N.E. 9th Avenue--1.3 acres and two
residential units.
o For residential development along N.E. 6th A venue--.6 acres of land, no
structures.
o For the residential sites along Martin Luther King Jr. Boulevard--various
lots (1.5 acres vacant now)
Families, individuals and businesses who are displaced due to government action
must be compensated for the expenses related to their relocation. These costs can be quite
substantial, depending on several factors. Among these factors for residential uses are
whether the affected party is an owner or renter, and whether they have clear title to the
property, or if it is encumbered by a mortgage. For a business owner, a determination
of the amount of lost business becomes a factor as well as other expenses related to
relocating (i.e., new utility/phone connections, stationery, etc.).
Without detailed information regarding the exact status of everyone to be affected,
it is extremely difficult to estimate relocation costs. However, based on the available
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information, the following estimates are made regarding acquisition and relocation of
persons and businesses to support new development.
Residential Land Assemblv
Land
20.31 acres at $1.00 per square foot: $884,703.
Structures
o
Three multifamily structures at $18,000 per unit: $234,000.
Relocation costs @ $2,500 each: $35,000.
43 single-family structures at $32,000 each: $1,376,000.
Relocation costs @ $2,500 each: $107.500.
Commercial Land Assemblv
Nine commercial businesses and 7.1 acres along Sea crest and Boynton Beach
Boulevard, price subject to detailed appraisals. Estimated costs to purchase and relocate:
$1,500,000.
Redevelonment Costs
Estimated total costs involved in the activities necessary to assist and encourage
redevelopment are $3,871.937.
TOT A L COSTS
The estimated total costs for all improvements and activities discussed in this plan
are $6,347,441 ($6,447,441 including optional/long term item).
o
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CHAPTER VII
IMPLEMENTATION STRATEGY
This chapter presents a discussion of issues involved in the implementation of this
plan. Included are phasing of development, development controls, land assembly and
relocation. Also provided are the actions needed to implement the Redevelopment Plan.
PHASING OF DEVELOPMENT
Much of the development of the area will be small scale and take place over a long
period of time. This is due largely to the lack of large parcels of land for development and
the level of market demand. However, several projects should be undertaken early on and
serve as key notes of the redevelopment effort. Early actions are essential to reinvestment
in the area. The recommended (one to three years) early action projects included:
o Residential for-sale project on N.E. 13th A venue site (up to 24 units)
o Retail project on Seacrest and Boynton Beach Boulevard
o Residential for-sale project on N.E. 9th Street (up to 12 units)
o Community Services Center on Martin Luther King Blvd.
o Multifamily on N.E. 4th Avenue (up to 39 units)
Projects which may develop later due to costs and market conditions include:
o Multifamily along N.W. 8th Avenue
o Office development on Seacrest and Boynton Beach Blvd.
o Residential construction along Martin Luther King Blvd.
o Park and open space development
It is assumed that residential infill on vacant parcels and housing rehabilitation
activities will continue on an ongoing basis.
The infrastructure improvements outlined in this plan will follow the time schedule
established by City Council for the Capital Improvements bond issue.
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DEVELOPMENT CONTROLS
Adequate safeguards should be provided to ensure that redevelopment activities
follow the adopted Community Redevelopment Plan. As a means of providing safeguards,
the following actions are recommended:
Rezonine:s:
To ensure that properties are developed to the size and scale recommended in the
plan no rezonings of recommended development sites should be granted until all needed
parcels are assembled.
Intended Use:
To ensure that properties and developments receiving city financial assistance are
used as per the intended purpose (i.e., for-sale housing does not become rental). Several
mechanisms are available. These include:
Covenants and Deed Restrictions--Covenants are written with the ownership body or person
affirming the goals of the development and the intention to maintain these and requiring
the city's approval to changes. This gives the city a legal document to enforce should the
developer/owner decide to change that purpose.
The use of restrictive covenants to maintain agreed upon uses, densities and
architectural treatments is recommended. These covenants should run for at least the time
of any existing bonded indebtedness for the area (20 years).
Hostae:e Morte:aees-- The property is sold to the owners at full market value. The difference
between the full value and the actual cash outlay required is recorded as a mortgage by the
city (subordinate to other mortgages). The mortgage represents the value of the subsidy to
the owner and it accrues interest. It will grow in size and probably outstrip growing market
value. Should the initial or future owner be tempted to try to change the limited equity
formula, the hostage mortgage discourages them from doing so, or recaptures the subsidy
amount plus interest for use elsewhere.
Reourchase Ae:reement--This gives the city the right to repurchase the property from the
owner at a pre-established formula price should the owner choose to change or sell the
project.
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Land Leases--While the building is owned by the developer or residents, the land is leased
from the city for a long term (50 to 99 years) with requirements that the property be
maintained as the agreed upon use. Violations result in termination of the lease.
Careful screening of development proposals is also recommended. Attention should
be given to the proposed construction materials, design, site landscaping and size and pricing
of residential units. The provision by the city of prototype residential plans would help
assure design controls. Continued code enforcement and maintenance provisions for
properties which receive assistance will also ensure that the program purpose is met.
LAND ASSEMBLY
This section discusses the various option available for the assembly of land in the
redevelopment area. The diversity of ownership of land and inadequate parcel sizes of
many of the lots in the redevelopment area was one of the factors which qualified the area
as blighted.
In order for the area to develop in an orderly and cost-effective manner, it is
necessary to reassemble and replat some of these lands. One of the major costs associated
with development of a certain size and scale is the assembly of land. The time and cost
involved in the negotiations with a number of different owners can make a project
financially infeasible.
The timely and cost-effective assembly of tracts large enough for the approved land
uses is essential to the redevelopment of the area in the manner recommended in the plan.
Unfortunately, since owners can develop under "grandfather" provisions, there is very little
practical motivation to alter the design. Most individual owners, or groups of owners to
date, have not considered replatting as a means of satisfying a change in market demand
and thus, maximizing their investment return. The options available range from the use of
eminent domain to exchanging property for shares in a corporation. These various options
and their advantages and disadvantages are discussed below. The costs borne by the CRA
associated with any of these options are allowable costs for Tax Increment Financing (TIF)
and Community Development Block Grant funds (CDBG).
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Ontion I Eminent Domain
The City of Boynton Beach has the power of eminent domain, and through
condemnation proceedings may acquire the land for a public purpose. State case law has
established redevelopment to be a public purpose. Under this option, the city would
acquire all or parts of the land following state law regarding the acquisition of private
property. Once the city has acquired all the needed land under its ownership, it can be
replatted to accommodate the proposed land uses. The land is then made available to
developer(s) or individuals. Where possible, the previous owner will be given the first
option to rebuild in the area. The developer may be given the replatting tasks. The city
follows state and local law regarding the sale and disposition. Under this option, the
burden and cost of all land assembly rests with the City of Boynton Beach and its CRA.
Advanta2es
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be paid just compensation for their property and all owners unwilling to sell would not
ha ve their property condemned.
Advanta2es
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Avoids the necessity of reliance on the court for establishing fair property
values.
o May provide higher payments to individual property owners.
Disadvantal!es
o Almost impossible to get commitments from all property owners (e.g. some
owners may wish to hold out on the basis that they can later sell to a
developer for a higher price, especially if their property is essential to a
redevelopment proposal).
Approach is both expensive and time consuming.
Under this approach, the CRA has no assurance that it will have all the
land necessary for development.
Ontion III Shared Particination
The CRA would establish a development corporation. Property owners would
participate by exchanging their property for shares in the corporation. The corporation
would sell the assembled land to a developer. The proceeds from this sale would be
distributed proportionately among the shareholders.
This approach could also function in conjunction with eminent domain or
voluntary acquisition. This approach may also involve a third party as the development
corporation and not the CRA. If this is the case, eminent domain can only be used by
the city.
. Advanta2es
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This option gives owners an active role in local development and potentially,
an improved price for their property.
The CRA, through its management of the corporation, involves a broader
base of the community in its activities.
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Conclusions
Each of these options should be examined further from cost, time and legal
stand poin ts.
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The use of eminent domain with one of these options appears to be the less costly
in terms of time, fairer in terms of assuring that all property owners receive the benefits
and services required by law, and more systematic in its approach to replatting or
rezoning of the land. The questionnaires returned by the community leaders at the
consensus workshop all stated the city should use its powers of condemnation if necessary
for redevelopment of the area.
RELOCA TION
One of the objectives followed in the development of the plan was to minimize the
need for the displacement of any persons living in the redevelopment area. The
redevelopment concept adopted achieves this objective by causing limited displacement
of households and businesses. These displacements are necessary due to the need to
assemble adequate sized parcels for new development.
In order to ensure that these persons and businesses are provided the assistance and
counselling necessary to secure replacement housing and business locations either in the
redevelopment area or another location of their choosing, the CRA should be designated
as the Relocation Agency for the city. The relocation staff of the Palm Beach Housing
and Community Development Department should be contracted to assist in the
implementation of relocation activities. When CDBG funds are used, the county staff will
be responsible without the need for a separate contract for services. This would enable
the CRA to provide assistance to the displaced persons pursuant to Chapter 163.370 (I)
(k), Florida Statutes.
The cost of replacement housing payments, business relocation, moving expenses
and other related relocations costs can be allocated from TIF revenues or CDBG funds
and used in accordance ~ith the following procedures:
o Provide sufficient and timely information concerning available benefits and
policies to affected individuals;
o Assure that displacees are not relocated to areas which are less desirable
than their present location with regard to public utilities and other services;
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o Focus relocation to areas where rents and prices are within the financial
means of the families or businesses displaced;
o Make available, whenever feasible, units for displaced persons within the
redevelopment area or other locations which are reasonably accessible to
their place of employment;
o Make relocation assistance payments in a fair, equitable and timely manner;
o Apply relocation efforts and services in a uniform and consistent manner
to all displaced persons without regard to race, creed, or national origin; and
o Provide a level of payments which is at least equal to that required by local
and state laws.
The CRA should develop and adopt a Relocation Policy and Procedures Guideline
which describes the type and amount of financial and other assistance available to these
persons who will be displaced.
Some persons living in an area being purchased and cleared for new housing may
desire to purchase or rent units being built on the site. In this case, temporary relocation
assistance is necessary. Methods to provide temporary relocation assistance include:
o Individual families locate own temporary housing and rental assistance is
provided per city policy.
o City leases rental units from private owners for use as relocation resource.
Families being displaced on a temporary basis are housed for the required
time period. The lease is between the owner and city and therefore the
length of time needed per family is not a factor. The city should have a
written agreement with each family receiving assistance concerning use and
condition of the units being rented.
o City leases public housing units from Palm Beach County Housing
Authority. These units are available under a master lease between the city
and Housing Authority and in this way each family does not go through
Housing Authority paperwork requirements. As in the private rental option
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IMPLEMENT A TION STEPS
Listed below are the key actions which must be taken by the CRA to implement
this plan.
PLAN ADOPTION
o Review The Redevelopment Plan for compliance with the local
comprehensive plan.
Hold a public hearing and adopt plan pursuant to Chapter 163.360 Florida
Statutes (city commission by ordinance).
Establish the existing tax roll for certification.
Create a redevelopment trust fund which establishes a TIF district for the
redevelopment area (city commission ordinance).
Upon completion of these steps, the CRA is then charged with the implementation
of the plan.
ACTION PROGRAMS
Once the plan is adopted, a number of tasks are needed to start the development
process.
Manal!ement
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Plannin2
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Staffinguthe CRA should hire additional support staff and/or consultants
to perform the coordination of various tasks necessary for plan
implementation.
Retain assistance in the areas of appraisals and negotiations with property
owners.
Undertake appraisals of parcels designated for assembly for development.
Inform the residents and general public of the plan and the activities to be
undertaken first.
CRA retains professional services needed to plan and design residential
prototype unit(s).
Survey areas for needed rights-of-way.
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Prepare for adoption the Relocation Policy and Procedures.
Begin process of land assembly for residential project while for the
commercial projects, the CRA should wait for developer proposals.
Financin2
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Create the Redevelopment Trust Fund.
Invest cash balance from annual tax increment stream to maintain maximum
leverage of capital.
Explore other sources of revenue for use in the area (i.e. especially state
funds for predevelopment costs of residential projects).
Float bond anticipation notes or use a short-term conventional loan if
needed for the land assembly process to attract private developers to the
area.
o
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Marketin2
o Develop a request for proposals to solicit developers.
o Select the developer(s) for each project.
SOLICIT A TION OF DEVELOPERS
Proposals from developers should be solicited for both residential and commercial
development.
Request for proposals (RFPs) detailing what is to be expected should be prepared
by the CRA.
Copies of the RFP should be sent to all persons who have expressed an interest.
The RFP should be published in local newspapers. A wider circulation may be needed
for developers for certain commercial uses. The mailing list of other Palm Beach County
Redevelopment Authorities may also be used.
Phasing and various parcel sizes of the activities encourages participation by both
large and small developers. This is especially evident in the residential component. The
variety of product types, the site locations and the phasing allows the residential
development to be accomplished in a variety of developer combinations.
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A number of items should be considered when structuring the RFPs. Some of these
items include:
o Limits on maximum or minimum participation by developers per project and
per use;
o Timing for performance;
o Amount and types of public incentives being offered if any;
o Penalties for non-performance or performance not within prescribed
guidelines; and
o Type and amount of background information needed from developers (i.e.
financial capacity, past experience, financial commitments. etc.).
Once proposals are received, developers should be selected using agreed upon
evaluation criteria. Items which could be included are:
o Past experience in similar development;
o Financial capabilities;
o Type, price and quality of proposed development;
o Experience in delivery on time and on budget;
o Relocation plan and costs;
o Willingness to work with the CRA, property owners and public;
o Cost to the CRA for any site-related improvements;
o Proposed time schedule;
o Design compatibility; and
o Minority participation.
After selection of the developer(s), the CRA should enter into contract(s) for
development which are designed to ensure that the redevelopment plan and any desired
design guidelines are followed. Attention should also be given to the timeliness of
performance. The development contracts should contain provisions for removal of the
developer(s) from the projects for nonperformance or poor performance. In this way, the
CRA can prevent long-time delays in the implementation of the various uses associated
with the redevelopment of the area.
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STEPS ASSOCIATED WITH RESIDENTIAL PROJECT
The key residential project which should be developed first is the N.E. 13th
A venue location. Due to the market and the project's economics it is believed the cost
of land assembly should be undertaken by the city. The major steps to be undertaken to
implement this project are outlined below.
Land Assembly
o Adopt relocation policy;
o Research ownership;
o Notify owners of city's intention to acquire;
o Notify residents of relocation benefits available;
o Appraise property;
o Establish just compensation;
o Begin property negotiations;
o Acquire property;
o Condemnation proceedings (only if necessary);
o Quit claim takings (only if necessary)
o Land replatted; and
o Land offered for development.
Desi2n Phase
o Design prototype houses;
o Involve residents in plan; and
o Make prototype plans available to developers.
DeveloDer Phase
o Establish list of potential developers;
o Develop request for proposals;
o Advertise for developers;
o Review proposals;
o Select developer; and
o Reach agreement concerning design, costs, subsidy marketing, etc.
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Financin2
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Request funding of land acquisition made from:
- Palm Beach County CDBG
- State of Florida Housing Predevelopment Loan Fund;
Establish underwriting standards for purchasers;
Establish loan pool for purchasers with local lenders;
Prequalify purchasers;
Develop lien instruments containing adequate controls (i.e. hostage
mortgages, restrictive covenants etc.);
Review developer proposals and determine best; and
Determine levels of subsidy, if any, needed to achieve goals - use financial
model for assistance.
o
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Marketine:
o Advertise project;
o Screen potential homeowners; and
o Select prequalified buyers and matched to units
Construction Phase
o Review and approve plans;
o Begin relocation;
o Provide financing assistance (if needed);
o Clear site;
o Inspect construction;
o Complete punch list; and
o Issue certificates of occupancy.
Close-Out
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Orient purchasers to homeownership responsibilities;
Complete relocation for those displaced; and
Form homeowners association.
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STEPS ASSOCIATED WITH COMMERCIAL PROJECTS
The key commercial project is the development of a retail center on Boynton Beach
Boulevard and Seacrest Boulevard. It is assumed that the developer will take the lead in
the land assembly. The city should be prepared to provide assistance if needed. The
major steps to be undertaken to implement this project are outlined below:
Reauest for Pronosals
o Inform property owners of plans for the area;
o Establish list of potential developers;
o Advertise opportunity site;
o Review proposals;
o Select developer; and
o Reach agreement concerning design, costs, timing, etc..
Land Assemblv
o Assemble land-developer or city;
o Provide owners and residents assistance; and
o Assistance in assembly provided by city if needed.
Desi2n Phase
o Submit concept drawings for review and approval and
o Review and approve site plan and architectural design.
Financin2
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Submit needed information and pro formas - developer;
Review data;
Request financing assistance (if needed) from:
- CDBG monies
- TIF monies
- City waivers of fees
Prepare and execute lien documents; and
Determine special provisions (i.e. jObs for residents and neighborhood
benefit).
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Construction Phase
o Issue permits;
o Relocate persons and businesses;
o Clear site;
o Begin construction;
o Inspect project; and
o Complete punch list.
Close-Out
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Execute lien agreements;
Monitor employment and benefit agreements;
Repay city's assistance as per agreement.
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APPENDIX A
LEGAL DESCRIPTION
OF REDEVELOPMENT AREA
An area in the City of Boynton Beach, Palm Beach County, Florida, lying in Sections 20, 21,
22, 28, and 29, Township 45 South, Range 43 East, more Particularly described as follows:
Beginning at the intersection of the North right-of-way line a distance of 50 feet to
a point on the West right-of-way of said Florida East Coast Railway;
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thence N 80d 12'19" W along said Canal North right-of-way line a distance of
50 feet to a point on the West right-of-way of said Florida East Coast
Railway;
thence N 7d 47'41" E along a common line being the said Railway West right-
of-way line and the said Canal North right-of-way line a distance of 48.50
feet to a point where the common lines separate;
thence West along said Canal North right-of-way line a distance of 32-89 feet
and continuing along said line for the next eight courses;
thence N 76d 30'14" W a distance of 98.76 feet;
thence N 1 d 21' 16" W a distance of 8.23 feet;
thence N 89d 38'29" Wa distance of 2670.01 feet;
thence N I d 39' 19" W a distance of 40.02 feet;
thence N 89d 53'09" Wa distance of 1001.75 feet;
thence N 89d 54'43" Wa distance of 899.65 feet to a point on a curve within
the right-of-way of Interstate Highway 1-95;
thence along said curve to the Left whose radius is 5529.65 feet and whose
delta angle is Od 05'09" and whose chord bears S 10d 43' 15" W an arc distance
of 8.28 feet;
thence West a distance of 296.84 feet to a point on the East right-of-way line
of the CSX (formerly Seaboard Coast Line) Railroad;
thence S 12d 29'00" Walong said East right-of-way line a distance of 55.5 feet;
thence West continuing along said East right-of-way line a distance of 12.21
feet;
thence S 12d 29'00" W along said East right-of-way line a distance of 1286 feet
to a point on the center line of Wells Avenue as shown on the WOODLAND
HILLS Subdivision as recorded in the Palm Beach County Official Records
in Plat Book 12 Page 23, said center line also being the east-west one quarter
line of said Section 21;
the next six courses are along said CSX Railroad East right-of-way line;
thence S 89 d 28'47" E along said center line a distance of 50.00 feet to a point
on the northerly extension of the west line of LOT 23 BLOCK 1 said
WOODLAND HILLS Subdivision;
thence S Id 26'17" W along said extended line and west line of Lot 23 a
distance of 126.2 feet to the Southwest corner thereof, and the Northeast
corner of LOT 5;
thence N 89d 28'47" W along the north line of said LOT 5 a distance of 50 feet
to the Northwest corner thereof;
thence Sid 26' 17" W along the West line of said LOT 5 and along the West
lines of LOTS 24 and 5 BLOCK 2, and LOT 3 BLOCK 3 all in said
WOODLAND HILLS a distance of 505.81 feet to the Southwest corner of said
LOT 3 BLOCK 3;
thence N 89 d 28'47" W along the South line of LOT 2 BLOCK 3 said
WOODLAND HILLS a distance of 25 feet to a point;
thence S Id 36'31" E continuing along the said railroad East right-of-way line
a distance of 1847 feet to the intersection point with the North right-of-way
line of State Road 804;
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thence S 88d 06'29" W along the North right-of=way line of said State Road
804 a distance of 106.75 feet to a point and continuing through the next six
courses along said North right-of-way line;
thence N 33d 25'49" Wa distance of 78.11 feet;
thence S 87 d 52'12" Wa distance of 230.63 feet to West right-of-way line of
Industrial A venue as shown on BOYNTON INDUSTRIAL PARK a
subdivision recorded in said official records in Plat Book 25 Page 232;
thence N Id 53'31"along said West right-of-way line a distance of 54.10 feet;
thence S 88d 06'29" Wa distance of 279.06 feet;
thence S 9d 34'47" Wa distance of 112.50 feet;
thence S 88d 45'26" W continuing along said north right-of-way line of State
Road 804 a distance of 129.6 feet to the intersection of the southwardly
extension of the East right-of-way line N.W. 7th Street;
thence S 2d 13'54" E along said southwardly extension a distance of 112.75
feet to the intersection point with the South right-of-way line of said State
Road 804;
thence S 81d 48'30" E along said South right-of-way line a distance of 302.68
feet;
thence S 87d 13'22" E along said South right-of-way line a distance of 309.97
feet;
thence S 80d 13'22" E along said South right-of-way line a distance of 50.95
feet to the Southwest corner of LOT 5 BLOCK 1 LAKE BOYNTON EST A TES
as recorded in said public records in Plat Book 13 Page 32;
thence N 88d 06'29" E along said South right-of-way line and along the South
line of LOTS 3, 4, and 5 said BLOCK 1 a distance of 150 feet to the Southeast
corner of said LOT 3 and a point on the west line of said Section 28;
thence S Id 31'31" E along said West Section Line a distance of 506.58 feet to
the intersection with the westerly extension of the center line of West Ocean
Avenue;
thence S 89d 47'31" E along said center line a distance of 4718.9 feet to the
intersection with the said East right-of-way line of the Florida East Coast
Railway;
thence N 7d 47'41" E along said East right-of-way line a distance of 4401.67
to the POINT OF BEGINNING.
Containing 518.76 acres more or less
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APPENDIX B
V ACANT LOT OWNERSHIP LISITNG
Clyde Frederick, 233 NW 5th Ct., Boynton Beach, FL 33435
James McCray /Wadell White, 345 NW 9th Ave., Boynton Beach, FL 33435
St. Paul AME Church, 239 NE 9th Ave., Boynton Beach, FL 33435
John Adderley, 67 Parish Lane, Willingsboro, NJ 08046-2707
Johnie & Willie Grimes, 304 NE 10th Ave., Boynton Beach, FL 33435
Christina Real Estate c/o Leroy Deal, 304 NW 8th St., Boynton Beach, FL 33435
Robert Scheurer, 1000 SE 1st St., Boynton Beach, FL 33435
Thomas Woolley, 917 Sunset Rd., Boynton Beach, FL 33435
Wadell White, 345 NE 9th Ave., Boynton Beach, FL 33435
John Westine, 250 Dixie Rd., Delray, FL 33444
Boca Raton Comm. Hosp., 800 Meadows Rd., Boca Rato, FL 33432
Edward Harris, 212 NW 12th Ave., Boynton Beach, FL 33435
Mary J. Deutschbein & Margie Back, Naples, FL 33940
Willie & Eva Hollis, 111NW 6th, Boynton Beach, FL 33435
E.L. & Rosa Roberts, 329 Ave. 0 NW, Winter Haven, FL 33880
Clifford & Annie Fruge, 526 NW 5th St., Boynton Beach, FL
J.H. & Emma Albury, 724 NW 3rd St., Boynton Beach, FL
George Hutchings, Box 215, Wayne, IL 60184
New Mt. Zion Miss. Bapt. Church, 221 NW 8th Ave., Boynton Beach, FL
A. & Mae H. Gainer, 807 NW 3rd St., Boynton Beach, FL
Sylvester Wright, 719 SW 17th Ave., Delray Beach, FL 33444-1329
Fannie Albury, P.O. Box 267, Boca Raton, FL 33432
Calude Ross & Horrace McCright, Boynton Beach, FL 33435
Community Land Corp. & Dominci Mirabile, Lighthouse Point, FL 33064
H.R. Foster & Willard A. Deal, 430 NW 6th Ave., Boynton Beach, FL
Church of God, 121 NW 8th Ave., Boynton Beach, FL
City of Boynton Beach
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City of Boynton Beach
E.L. & Annie R. thomas, 2949 Grant Quarters Circle, Marietta, GA 30067
MC. & Jeanette McRoy, 222 N.W. 3rd Ct., Boynton Beach, FL
City of Boynton Beach
Church of God of Boynton Beach, P.O. Box 127, Boynton Beach, FL
Church of God Headquarters, P.O. Box 1966, Cocoa. FL 32922
Earline Clayton, 7518 Lake Worth Rd., Lake Worth, FL 33467
Earline Clayton, 632 NW 5th St., Boynton Beach, FL
Wayde L. King & James L. King, Boynton Beach, FL 33435-3036
Blanche Girtman. 912 NW 3rd St., Boynton Beach, FL
Sam Kelley, 129 NE 9th, Boynton Beach, FL
Leroy King & Dollie Robinson. Boynton Beach, FL 33435-3036
John D. Chaikir, Jr., c/o Ward Aksomitas, 1655 PB Lake. West Palm Beach, FL
33401-2203
George Johnson, 501 NW 13th Ave., Boynton Beach, FL
Alberto K. Bell, 970 W. 36th St., #1, Riviera Beach, FL 33404
L.E. & Helene Luchow, 1270 Greenridge Road, Westchester, MI
Lincoln & Ethel M Thomas, 409 NW I Ith Ave., Boynton Beach, FL
K.W. & Willy R. Washington, 1001 NE Railroad Ave., Boynton Beach. FL
Ethel Thomas, 409 NW I Ith Ave., Boynton Beach, FL
T. & Erlene Hamm, P.O. Box 1473, Meritt Island, FL 32952
St. Johns Missionary Baptist Church, Church of Boynton Beach, Boynton Beach. FL
W. & Milly Dames, 430 NW 1 Ith Ave., Boynton Beach. FL
Albert K. Bell, 970 W. 36th St.. #1, Riviera Beach, FL 33404
Albert K. Bell, 970 W. 36th St., #1, Riviera Beach. FL 33404
Eileen Ireland, 251 NE 6th A ve., Boynton Beach, FL
Alma L. Lawson, 2871 NW 24th Ct.. Ft. Lauderdale, FL 33311
Brenda Nixon, c/o Shannon Bernstein, 319 SW 10th St., Boynton Beach, FL
J.L. & Isabel L. Johnson, 533 NW 13th Ave., Boynton Beach, FL
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J.L. & Isabel L. Johnson, 533 NW 13th Ave., Boynton Beach, FL
Lauren Riel, 5316 NE 14th Ave., Pompano Beach, FL 33064
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Willie & Mame Knowles, 554 NW 11 th Ave., Boynton Beach, FL
Thomas A. Rushing, 725 W. 9th St., Riviera Beach, FL
F.R. Shepart & Freedom Savings & Loan & Treasury, P.O. Box 1420, Winter Park,
FL 32790
Vincent & Milagros Villfane, 423 Wilder St., West Palm Beach, FL 33405
Marvin L. & Cynthia Andrews, P.O. Box 1433, Boynton Beach, FL
Marvin Bell, 512 NW 13th Ave., Boynton Beach, FL
City of Boynton Beach
George & Irene Johnson, 219 NW 4th Ave., Boynton Beach, FL
Lincoln & Ethel M Thomas, 409 NW lith Ave., Boynton Beach, FL
Rudy D. Henry, P.O. Box 221, Boynton Beach, FL
Charlie Johnson. 42 General Ln., Willingsboro, NJ 08046
T. & Jessie Mae Patterson, 504 NW 12th Ave., Boynton Beach, FL
Evelyn Daniel Haynes, 17940 NW 19th Ave., Miami, FL 33054
Louise Rushing, 725 W. 9th St., Riviera Beach, FL
Dominic Mirabile, P.O. Box 50001, Lighthouse Point, FL 33074
City of Boynton Beach
Elise Hightower, 230 NE 11 th Ave., Boynton Beach, FL
T. & Jessie Mae Patterson, 1020 NW 3th St., Boynton Beach, FL
Rossetta J. Dean, 345 NE 9th Ave., Boynton Beach, FL
Abraham I. Gorden, c/o E. Brown, 2005 Mona Circle, Boca Raton, FL 33434
Nora L. Daniel, 227 NE 10th Ave., Boynton Beach, FL
Margie Bell, 512 NW 13th Ave., Boynton Beach, FL
Hadie P. Miller, 1210 NW 1st St., Boynton Beach. FL
P.W. & Katie M Butler, 721 Australian Ave., West Palm Beach. FL 33401
Lincoln Thomas, 409 NW 11 th Ave., Boynton Beach, FL
Louis E. & Helene Luchow. 1270 Greenridge Rd., Rochester. MI
Louis E. & Helene Luchow. 1270 Greenridge Rd., Rochester, MI
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Elouise Kerse, 428 NW 13th Ave., Boynton Beach, FL
First Baptist Church of Boynton Beach, Boynton Beach, FL
Anthony Allen, 806 NW 3rd St., Boynton Beach, FL
A. & Ann Simon, 5303 River-Aire Dr., Godfrey, IL 62035
W.G. & Gloria C. Manders, 1224 Eltoro Way, Sacramento, CA 95825
T.H. & Sara F. Barrett, 10525 Gulfshore Dr., #211, Naples, FL
Seymour Development Corp., P.O. Box 1356, Miami Beach, FL 33119
John F. & Ann M White, c/o Rhonda Martin, Boynton Beach, FL
Mae H. Gainer, 807 NW 3rd St., Boynton Beach, FL
Salvator C. Scouso, 1914 Palm Land Dr., Boynton Beach, FL
Robert L. Sure, 1000 SE 1st St., Boynton Beach, FL
Timothy C. & Judy D. Wood, 8 SW Orsen Way, Delray Beach, FL
A.M & Monica M Milo, 611 Air Wood Ave., Boynton Beach, FL
Paper Roll Products of Florida, Inc., 240 NE 6th Ave., Boynton Beach, FL
Sammy Cooper, 491 W 32nd St., Riviera Beach, FL 33404
Sammy Cooper, 491 W 32nd St., Riviera Beach, FL 33404
Doris J. Jefferson, 404 NE 10th Ave., Boynton Beach, FL
Thomas Dean, 345 NE 9th Ave., Boynton Beach, FL
Rabo Corporation, P.O. Drawer EE, Boynton Beach, FL
Allen Mason Estate, c/o J. & M Moncur, 550 NW 11th Ave., Boynton Beach, FL
Ethel Ellis, 1015 NW 3rd St., Boynton Beach, FL
Edith G. & Bertram Smith, 544 NW lith Ave., Boynton Beach, FL
B. & Edith Smith, 544 NW lIth Ave., Boynton Beach, FL
H.R. & Willie Seymour, c/o M Russell, 104 NE 12th Ave., Boynton Beach, FL
Milton & Geneva Russell, 104 NE 12th Ave., Boynton Beach, FL
Pamela H. Patterson, 430 W. 35th St., Riviera Beach, FL
Elder M Daise, et. aI., P.O. Box 311, Boynton Beach, FL, ATTN: Lindsey Anderson
Doris Jefferson, 404 NE 10th Ave., Boynton Beach, FL
FEC Railroad, St. Augustine, FL
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Ina Colsen & Willie Berkins, 3313 Purcival Ave., Miami, FL 33133
Frazer Mirth, c/o Constence Jenkins, 1521 NE 1st St., Boynton Beach, FL
T.H. Dean & J. Rossetta, 345 NE 9th Ave., Boynton Beach, FL
George Buker, 1370 NW 17th Ct., Pompano Beach, FL
Preston & Barbara Jordan, 217 NE 13th Ave., Boynton Beach, FL
J. & Mary Moncur, 550 NW 11 th Ave., Boynton Beach, FL
City of Boynton Beach
Da vid Z. Eunice, 1735 Sunset Ave., Lake Worth, FL
Willie M Murray, P.O. Box 265, Boynton Beach, FL
George & Irene Johns, 219 NW 4th Ave., Boynton Beach, FL
Julia O. Clayton, Route 2, Box 197, Mulberry Grove, IL 62262-9440
Palm Beach County, 300 N. Dixie Hwy., West Palm Beach, FL
W.H. & Annie M Miller, 235 NE 11th Ave., Boynton Beach, FL
Edward Victoria et. aI., c/o V. Carter, 2020 NE 1st Ln., Boynton Beach, FL
Sara W. Rolle, 222 NE 12th Ave., Boynton Beach, FL
Geneva Russell & David J. Smith, 430 SW 15th Ave., Delray Beach, FL
Church of God Universal, Inc., 2141 NE 1st Way, Boynton Beach, FL
Annie Harvey, 322 NE 11th Ave., Boynton Beach, FL
Mose King, 221 NE 9th Ave., Boynton Beach, FL
Frank Smith & Othelia Jackson, 335 NE 10th Ave., Boynton Beach, FL
Sara Williams, 1331 SW 27th Ave., Boynton Beach, FL
T. & Suzy Morgan, 306 NE 11 th Ave., Boynton Beach, FL
Palm Beach County
Clarence Major, c/o Annie Griffin, 19 Bellair St., Maitland, FL 32751
Jerry McAdoo, 434 NW 4th Ave., Boynton Beach, FL
Jerry McAdoo, 434 NW 4th Ave., Boynton Beach, FL
James A. Butler, 239 NE 11th Ave., Boynton Beach, FL
Annie M. Rigley, 137 SW 12th Ave., Delray Beach, FL 33444
Edith Palmer, 1121 N. Railroad A ve., Boynton Beach, FL
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Edith Palmer, 1121 N. Railroad Ave., Boynton Beach, FL
Charlie Andrews, c/o Martha Mitchell, Delray Beach, FL 33444
Louis & Gloria H. Skinner, 806 NW 4th St., Boynton Beach, FL
Gloria H. Skinner, 806 NW 4th St., Boynton Beach, FL
Louis & Gloria H. Skinner, 806 NW 4th St., Boynton Beach, FL
Hazel White & Minny Parker, 806 NW 3rd St., Boynton Beach, FL
William A. & Carolyn L. Young, 355 Lakeview Dr., Delray Beach, FL
William A. & Carolyn L. Young, 355 Lakeview Dr., Delray Beach, FL
Mady G. St. Juste, 161 NW 14th Ct., Boynton Beach, FL
Lance Girtman, 912 NW 3rd St., Boynton Beach, FL
Ralph Wade, P.O. Box 2844, West Palm Beach, FL
I. & Evelyn Miller, 1333 President St., #C2, Brooklyn, NY 11213
Annie Baker & Anne P. Stokes & Patricia P. Walker, Miami, FL 33142
Terry & Margaret M Weeks, 934 S. Patrick Circle, West Palm Beach, FL
O.c. & Jesse Bird, 401 NW 13th Ave., Boynton Beach, FL
Joseph Glass, 1101 Railroad Ave., Boynton Beach, FL
Ophelia S. Jackson, 335 NE 10th Ave., Boynton Beach, FL
Thomas A. Smith, Jr., 856 W. 5th St., Riviera Beach, FL
Jimmy L. & Oretha B. Watson, 119 NW 5th Ave., Boynton Beach, FL
Howard P. & Gertrude Hawkins, 4120 W. Nixon St., Pasco, WA
Hadie A. Jackson, 219 NE 21st Ave., Boynton Beach, FL
Ethel M White, 123 NE 1 Ith Ave., Boynton Beach, FL
Ernestine Frederick, c/o Ann Hartley, 1001 N. Railroad Ave., Boynton Beach, FL
Martin J. Valencia-no, 328 E. Shadyside Circle, West Palm Beach, FL
Blanche Gertman, 912 NW 3rd St., Boynton Beach, FL
Arthur J. Alconis & D.J. Shreke, P.O. Box 1288, Delray Beach, FL
Arthur J. Alconis & D.J. Shreke, P.O. Box 1288, Delray Beach, FL
lona Smith, P.O. 971, Boynton Beach, FL
H.D. & Margory S. Robinson, P.O. 876, Delray Beach, FL
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H.D. & Margory S. Robinson, P.O. 876, Delray Beach, FL
Gordon Crawley, 512 SW 1st St., Boynton Beach, FL
Anthony Maneno, 100 NE Wavecrest Ct., Boca Raton, FL
Louis T. Valley & Carmen G. Gonzalez, 318 NE 1st St., Boynton Beach, FL
Henry D. Robinson, P.O. Box 1208, Delray Beach, FL
J.A. Stern, 121 NE 3rd St., Boynton Beach, FL
R.A. & Francis A. Buckley, 136 Hunters Road, Lot 152, Norwick, CT
R.A. & Francis A. Buckley, 136 Hunters Road, Lot 152, Norwick, CT
Rosier Construction, Inc., 40 Hibiscus Way, Ocean Reach, FL
J.L. & Isabel Johnson, 533 NW 13th Ave., Boynton Beach, FL
O.L. & Mady P. Glover, 718 NE 1st St., Boynton Beach, FL
O.L. & Mady P. Glover, 718 NE 1st St., Boynton Beach, FL
Louis E. & Helene Luchow, 1270 Greenridge Rd., Rochester, MI
Louis E. & Helene Luchow, 1270 Greenridge Rd., Rochester, MI
Johnny L. & Betty J. Roberts, 809 NW 1st St., Boynton Beach, FL
Johnny L. & Betty J. Roberts, 809 NW 1st St., Boynton Beach, FL
Willy & Emy King, 416 NE 13th Ave., Boynton Beach, FL
Jacqueline L. King, 416 NE 13th Ave., Boynton Beach, FL
T.H. Dean & J. Rossetta, 345 NE 9th Ave., Boynton Beach, FL
Moses & Willy Ward, 1518 N. Seacrest Blvd., Boynton Beach, FL
O.M & Camra Simons, 239 NE 13th Ave., Boypton Beach, FL
R. Daniels, Jr. and Gloria Daniels, 123 NW 3rd Ave., Boynton Beach, FL
O.G. Coleman, 3949 Ash St., Inskter, MI 48141-2933
Eddy & Lilly Louis, 1221 S. Sea St., Lake Worth, FL 33460
New Mt. Zion Missionary Baptist Church, 221 NW 8th Ave., Boynton Beach, FL
Albert & Beatrice Tyson, 1435 SW 3rd St., Delray Beach, FL
K. & Geneva Russell, 430 SW 15th Ave., Delray Beach, FL
Ada Wilson, P.O. Box 359, Pt. Solano, FL 33492
Bell Williams 131 NE 12th Ave., Boynton Beach, FL
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Lilly Linder, 4910 S. Rose St., Seattle, WA
Willy T. & Tommy L. Norfuss, 201 NW 4th Ave., Boynton Beach. FL
Tommy L. Norfuss, 201 NW 4th Ave., Boynton Beach, FL
John F. & Ann M White, 206 NE 12th Ave., Boynton Beach, FL
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APPE~mIX C
DISCUSSION TOPICS
CITY OF BOYNTON BEACH REDEVELOPMENT AREA
CONSENSUS WORKSHOP. NOVEMBER 7. 1988
These topics have been identified as areas to be addressed in the
redevelopment and revitalization of the study area. This listing is not all
inclusive, but rather, serves as a starting point for discussions at the
workshop. Additional topics are encouraged.
TOPICS GENERAL
What are the area's most positive features?
: \
What are the area's greatest problems?
What were the major causes of the area's decline?
HOUSING
What type(s) of new residential construction is desirable in the area?
What actions could be taken to improve the condition of the existing
housing units?
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What actions must take place in the area to make more persons wish to
purchase homes?
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What types and price range of homes do you think would sell or rent in
the area? . ,
COMMERCIAL
What types of commercial (i.e., retail, office, hotel) development are
needed in the area?
Where should these various types of development be located in the area?
What actions are needed to both attract new businesses and encourage
existing businesses to remain and expand?
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NEIGHBORHOOD ENVIRONMENT
What community facilities are necessary to make an area a good
neighborhood in which to live? (These may include parks, library,
community center, etc.)
Should access into the area be improved? (i .e., streets, sid.ewalks,
bikeways, etc.)
Should the city be willing to use its power of condemnation or should
it rezone to assist in redevelopment?
How would you address the crime problem in the area?
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FINANCING
What incentives should be offered to attract developers into the area?
What are some sources of funds for Use in the redevelopment efforts?
If you could spend money on one type of activity to redevelop the area,
what would this be?
AREA'S FUTURE
What is your vision of what the area could be like in five years?
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APPENDIX D
FINANCIAL MODELS
A series of four individual computer models have been developed in order to aid
decision makers in determining the level of impact which various city policies could have
in making redevelopment more achievable. These models include the following:
1. Residential owner occupied
2. Residential rental
3. Office
4. Retail
The models have been developed utilizing Lotus 1-2-3 which allows the user
flexibility in testing various policies and scenarios. The models perform a simplified
financial analysis which determines whether a particular project is feasible, given certain
inputs.
Residential Owner Occuoied Model
This model calculates the price of a particular housing project and the household
income which would be required in order to purchase it. The model uses as its variables the
following inputs:
1. Total site size
2. Minimum lot size
3. Unit size
4. Construction cost
5. Land cost
6. Interest rate
7. UnderwritiJ).g standard
8. Development fees
Changes in any or all of these inputs will affect the price of the end product and the
required household income.
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Residential Rental
This model determines whether a particular apartment complex is feasible given
certain parameters. The variable inputs for this model are:
1. Total site size
2. Allowable density
3. Land cost
4. Construction cost
5. Market rents
6. Unit size
7. Interest rate
8. Development fees
Changes in any or all of these inputs will affect the feasibility of the project. This
model also allows the flexibility of mixing public and private debt at different interest
ra tes.
Office
This model determines the pre-tax return on equity generated by a particular office
project, given certain parameters. The inputs for this model include:
1. Total site size
2. Floor area ratios
3. Construction cost
4. Land cost
5. Interest rate and term
6. Development fees
7. Market rent
Changes in any or all of these inputs will affect the return on equity generated by
the project.
Retail
This model is identical to the office model and requires the same inputs.
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City of Boynton Beach Housing Model, R2 Residential Zone
I. Inputs
Model Run For Boynton Beach
Total Site Si ze (Gross Acres)
Open Space, ~arking
Minimum Lot Size
Unit Size
Building Construction Cost/S.F.
Interest Rate
Underwriting Standard
Affordable Housing Project (yes=1,no=2)
Maximum Allowable Density
Land Cost Per Square Foot
Total Development Fees
Development Fee Waiver
Household Income
III. Resulting Impact
---------------------
Site Size (In Gross Acres)
Land Cost Per Gross Acre
Total Land Cost (inc. imps.)
Net Buildable Acres
Land Cost Per Net Acre
Number of Buildable Lots or Units
Average Lot Size (Sq.Ft.)
Land Cost Per Lot
Development Fee Per Lot
Approx. Total Housing Construction Cost
Approx. Total House Price
Aprox. P&I Monthly Payment
Est. Taxes & Insurance
Required Household Income
1
2.5
0.00%
4,500
1,200
$30.00
10.0%
20.0%
2
9.68
$1.00
$32,501
1
$17,300
2.5
$43,560
$108,900
2.50
$43,560
24
4,500
$4,500
$0
$36,000
$40,500
$355
$53
$24,524
o = No Waiver
1 = Wa i ver
Household Income
Underwriting Standard
Annual Housing Payment
Monthly Housing Payment
Maximum Supportable Housing Price
Source: Hunter/RS&H, Inc., 1988.
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$17,300
20.00%
$3,460
$288.33
$32,856
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City of Boynton Beach Office Model
I. Inputs
Model Run For Boynton Beach 1
Total Si te Si ze (Gross Acres)
Floor Area Ratio
Maximum Building Square Footage
Building Construction Cost/S.F.
Soft Costs Per Square Foot
Interest Rate
Term
Land Cost Per Square Foot, inc. imps.
Total Development Fees
Development Fee Waiver
III. Resulting Impact
Site Size (In Gross Acres)
Land Cost Per Gross Acre,(inc. imps.)
Total Land Cost (inc. imps.)
Total Construction Cost
Total Development Fees
Total Soft Costs
Total Project Cost
Loan Amount
Requi red Equity
80.00%
20.00%
Gross Leasable Square Feet
Lease Rate Per Gross Square Foot
Gross Potential Rent
Less Vacancy & Collection Loss
Effective Rent
Less Annual Debt Service
Before Tax Cash Flow
Pre-Tax Return On Equity
Raw Land
2.5
40.00%
43,560
$55.00
$27.50
10 .0%
25
$5.00
$54,502
o
2.5
$217,800
$544,500
$2,395,800
$54,502
$1,197,900
$4,192,702
$3,354,161
$838,540
43,560
$10
$435,600
$21,780
$413,820
$369,521
$44,299
5.28%
o = No Wa i ver
Source: Hunter/RS&H, Inc., 1988.
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City of Boynton Beach Office Model
I. Inputs
Model Run For Boynton Beach 2
Total Site Size (Gross Acres)
Floor Area Ratio
Maximum Building Square Footage
Building Construction Cost/S.F.
Soft Costs Per Square Foot
Interest Rate
Term
Land Cost Per Square Foot, inc. imps.
Total Development Fees
Development Fee Waiver
III. Resulting Impact
Site Size (In Gross A~res)
Land Cost Per Gross Acre,(inc. imps.)
Total Land Cost (inc. imps.)
Total Construction Cost
Total Development Fees
Total Soft Costs
Total Project Cost
Loan Amount
Required Equity
80.00%
20.00%
Gross Leasable Square Feet
Lease Rate Per Gross Square Foot
Gross Potential Rent
Less Vacancy & Collection Loss
Effective Rent
Less Annual Debt Service
Before Tax Cash Flow
Pre-Tax Return On Equity
Improved Land
2.5
40.00%
43,560
$55.00
$27.50
10.0%
25
$10.00
$54,502
o
o = No Waiver
2.5
$435,600
$1,089,000
$2,395,800
$54,502
$1 ,197,900
$4, 737,202
$3,789,761
$947,440
43,560
$10
$435,600
$21,780
$413,820
$417,511
($3,691)
-0.39%
Source: Hunter/RS&H, Inc., 1988.
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City of Boynton Beach Retail ~odel
I. Inputs
~odel Run For Boynton Beach 1
Total Site Size (Gross Acres)
Floor Area Ratio
~aximum Building Square Footage
Building Construction Cost/S.F.
Soft Costs
Interest Rate
Term
Land Cost Per Square Foot, inc. imps.
Total Development Fees
Development Fee Waiver
III. Resulting Impact
---------------------
Site Size (In Gross Acres)
Land Cost Per Gross Acre,(inc. imps.)
Total Land Cost (inc. imps.)
Total Construction Cost
Total Development Fees
Total Soft Costs
Total Project Cost
Loan Amount
Required Equity
80.00%
20.00%
Gross Leasable Square Feet
Lease Rate Per Gross Square Foot
Gross Potential Rent
Less Vacancy & Collection Loss
Effecti ve Rent
Less Annual Debt Service
Before Tax Cash Flow
Pre-Tax Return On Equity
Raw Land
2.5
25.00%
27,225
$45.00
$22.50
10.0%
25
$5.00
$96,749
o
o = No Waiver
2.5
$217,800
$544,500
$1,225,125 7.90%
$96,749
$612,563
----------
$2,478,937
$1,983,149
$495,787
27,225
$10
$272,250
$13,613
--------
$258,638
$218,480
--------
$40,158
8.10%
Source: Hunter/RS&H, Inc., 1988.
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City of Boynton Beach Retail Model
I. Inputs
Model Run For Boynton Beach 2
Total Site Size (Gross Acres)
Floor Area Ratio
Maximum Building Square Footage
Building Construction Cost/S.F.
Soft Costs Per Square Foot
Interest Rate
Term
Land Cost Per Square Foot, inc. imps.
Total Development Fees
Development Fee Waiver
III. Resulting Impact
Site Size (In Gross Acres)
Land Cost Per Gross Acre,(inc. imps.)
Total Land Cost (inc. imps.)
Total Construction Cost
Total Development Fees
Total Soft Costs
Total Project Cost
Loan Amount
Requi red Equity
80.00%
20.00%
Gross Leasable Square Feet
Lease Rate Per Gross Square Foot
Gross Potential Rent
Less Vacancy & Collection Loss
Effecti ve Rent
Less Annual Debt Service
Before Tax Cash Flow
Pre-Tax Return On Equity
Improved Land
2.5
25.00%
27,225
$45.00
$22.50
10.0%
25
$10.00
$96,749
o
o = No Wa i ver
2.5
$435,600
$1,089,000
$1,225,125 7.90%
$96,749
$612,563
----------
$3,023,437
$2,418,749
$604,687
27,225
$10
$272 , 250
$13,613
--------
$258,638
$266,469
--------
($7,831)
-1. 30 %
Source: Hunter/RS&H, Inc., 1988.
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Variables: INPUTS
Boynton Geach Rental Housing Model
YEAR ONE
interest rate=
loan to value ratio=
lot size(acres)=
affordable rent=
market rent=
affordable-to-market mix=
land cost per sf=
construction cost per sf=
average unit square feet=
loan participation=
private/public debt mix=
public debt into rate=
total development fees=
Results: OUTPUTS
max. number of units=
construction cost=
soft costs =
land cost=
development fee cost=
total project cost=
loan amount =
equity=
annual debt service=
gross revenue =
less vacancy loss=
effective gross revenue=
less operating exp.=
net operating income=
less debt service=
before tax cash=
10.00%
80.00%
5.7
$450
$450
0.00%
$3.00
$40
900
o
100.00%
4.00 %
$146,556
62
$2,232,000
$111,600
$744,876
$146,556
$3,235,032
$2,588,026
$647,006
$274,536
$334,800
$16,740
$318,060
$120,863
$197,197
$274,536
($77,339)
Source: Hunter/RS&.H, Inc., 1988.
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Density
Parking
10.8 DU/NA
o . 00 %
Debt coverage ratio=
Yr. 1 cash-on-cash=
Result: NOT FEASIBLE
0.72
-11. 95%