04-003 ORDINANCE NO. 004-00 2¢
AN ORDINANCE OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA ADOPTING THE
OCEAN DISTRICT COMMUNITY REDEVELOPMENT
PLAN; PROVIDING FOR CONFLICTS, SEVERABILITY,
AND AN EFFECTIVE DATE.
WHEREAS, the Ocean District Community Redevelopment Plan constitutes a partial
)date of the existing 1983 CRA Redevelopment Plan; and
WHEREAS, the Plan reviews land uses and development standards for the area
;urrounding Ocean Avenue and Town Square and is intended to: (1) create a desirable place
live and work where both residents and workers have a sense of responsibility, (2) create a
)lace of unique character with public spaces where people feel comfortable together, (3)
:reate a place of common vision and physical predictability for all new development that will
for commercial and residential growth, (4) create a place of profitable investment that
)rovides a positive aesthetic experience, (5) a memorable place of human interaction and
:ultural benefit, and (6) ensure that future development in the area is consistent with the
ntent of the "Vision 20/20 Redevelopment Plan" while meeting the needs of the community;
WHEREAS, this Plan conforms to the provisions of Chapter 163.362 of the Florida
regarding Community Redevelopment Plans and establishes the basis for
Plan amendments, Code revisions and rezonings in the Ocean District Area;
ances\Ocean District Community Redevelopment Plan.doc
WHEREAS, staff has recommended the approval of this document., ;--~,,~..-,~
.......... ~ the
NOW THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF
CITY OF BOYNTON BEACH, FLORIDA, THAT:
Section 1. The foregoing Whereas clauses are true and correct and incorporated
by this reference
Section 2. The City Commission of the City of Boynton Beach, Florida, hereby
the Ocean District Community Redevelopment Plan.
Section 3. That the Ocean District Community Redevelopment Plan constitutes a
update of the existing 1983 CRA Redevelopment Plan.
Section 4. All laws and ordinances in conflict with any provisions of this
are hereby repealed.
Section 5. Should any section or provision of this Ordinance or any portion
be declared by a court of competent jurisdiction to be invalid, such decision shall not
the remainder of this Ordinance.
Section 6. This Ordinance shall become effective immediately upon
FIRST READING this I"/ day of February, 2004.
District Community Redevelopment Plan. doc
SECOND, FINAL READING AND PASSAGE this /~O day of March, 2004.
CITY OF BOYNTON BEACH, FLORIDA
Commlss~one
Clerk
Community Redevelopment Plan.doc
THE OCEAN DISTRICT
COMMUNITY
REDEVELOPMENT PLAN
Prepared For:
The City Of Boynton Beach
Community Redevelopment Agency
Prepare By:
The Department of Development
Planning and Zoning Division
February 2004
EXECUTIVE SUMMARY
Executive Summary
The Ocean District is directly adjacent to the city's downtown core. As such, it
serves as a gateway community to the downtown area and supports the Federal Highway
Corridor. The Ocean District Community Redevelopment Plan was prepared to serve three
purposes.
First, the plan will contribute toward the updating of the existing Community
Redevelopment Area (CRA) Plan. The CRA plan is being revised in a five-part effort.
The first effort is the Federal Highway Corridor Community Redevelopment Plan that was
adopted in May 2001. The second effort is the Heart of Boynton Community
Redevelopment Plan, which was adopted in December 2001. This study, The Ocean
District Community Redevelopment Plan, is the third component of this update process.
The fourth effort, currently underway, will address the Boynton Beach Boulevard
Corridor, followed by the study of the remaining portion which is element to include the
industrial area west of Interstate 1-95.
The second purpose of this Plan is to recognize certain broad goals that need to be
achieved in order to make downtown Boynton Beach a successful place. In terms of these
goals, a successful place can be defined as:
1. A desirable place to live and work where both residents and workers have a
sense of responsibility for the successful outcome;
2. A place of unique character with public spaces where people feel comfortable
together;
EXECUTIVE SUMMARY
3. A place of common vision and physical predictability for all new development
that will allow for commercial and residential growth. A place of profitable
investment that provides a positive aesthetic experience; and
4. A memorable place of human interaction and cultural benefit.
The third purpose of the Plan is to provide recommendations for projects and
programs, including amendments to the adopted Future Land Use Plan and Land
Development Regulations, to be undertaken in order to create a new image and mix of uses
for the civic and cultural center of the city.
The study area is bounded by N.E. 3rd Avenue on the north, by Seacrest Boulevard
on the west, by the F.E.C. Railroad on the east and by S.E. 2nd Avenue on the south.
Existing conditions within the study area were thoroughly examined and evaluated. They
indicate that there are a variety of challenges to, and opportunities for development and
redevelopment. The plan calls for areas that lie south of N.E. 3rd Avenue and north of
N.E. 1st Avenue to feature the most intense development. The areas containing Town
Square should provide a transition from the civic and cultural center to urban form. The
areas north and south of Ocean Avenue will flame the Ocean Avenue corridor, providing
support for its business and other activities, while also supporting the preservation of the
predominantly residential character of the neighborhood that lies in the southeast area of
the Plan. Each of the areas presents unique issues. Collectively, these planning areas will
form a hierarchy of development that will result in economic growth and a pedestrian-
oriented, vibrant town center.
EXECUTIVE SUMMARY
Specific recommendations to guide the City toward realization of orderly and
aesthetically pleasing development and redevelopment in the Ocean District Community
Redevelopment Plan are summarized as follows:
1. Amend the Mixed-Low Regulations to add specific development standard for the
Ocean District. A lesser density and intensity will provide a transition from the
current allowed density and intensity in the adjacent downtown area;
2. Develop detailed signage standards to contribute to the aesthetic appearance of
the Ocean District; and
3. Develop a design program for structures and street furniture to include a color
palate.
TABLE OF CONTENTS
LIST OF TABLES vi
LIST OF EXHIBITS vii
SECTION
I. COMMUNITY REDEVELOPMENT AGENCY
Introduction and History 2
Goals, Objectives and Policies 9
General Statement 13
II. ANALYSIS OF EXISTING CONDITIONS
Existing Land Use Regulation and Policies 18
Existing Traffic Patterns 28
Existing Property Analysis 33
Existing Code Compliance 38
Pictorial of Existing Conditions 40
III. REDEVELOPMENT PLANNING PROCESS
In-house Workshop and Public Visioning Sessions 45
Study Areas' Strengths and Weaknesses 47
Staff Analysis After In-house Workshop and Public 48
Visioning Sessions
IV. ISSUES AND OPPORTUNITIES
Issues and Opportunities: Redevelopment Strategies 54
V.ALTERNATIVE PLANS
Urban Design Narrative 58
VI. RECOMMENDATIONS AND PROJECTS
Recommendations and Projects 91
VII. NEIGHBORHOOD IMPACTS OF REDEVELOPMENT
ACTIVITIES
Neighborhood Impacts of Redevelopment Activities 96
VIII.SOURCES OF REDEVELOPMENT FUNDING
AND FINANCING
Sources of Redevelopment Funding and Financing 100
IX. REFERENCES 104
X. ACKNOWLEDGEMENTS ~o6
XI. APPENDIX 107
LIST OF TABLES
Tables Page
2.1 Land Use Distributions 24
2.2 Zoning Distribution Chart 24
2.3 Uses Distribution Chart 33
2.4 Assessed Value for Single-Family Homes 34
2.5 Change in Assessment for Single-Family Homes 34
2.6 Market Activity for Single-Family Homes 34
2.7 Assessed Value for Condominiums 35
2.8 Change in Assessment for Condominiums 35
2.9 Market Activity for Condominiums 35
2.10 Assessed Value for Commercial 36
2.11 Market Activity for Commercial 37
7.1 School Capacity and Enrollment, 2008-2009 97
vi
LIST OF EXHIBITS
Exhibit
Page
1.1 Boundary of District Study Area 8
2.1 Boundary of Parcel Map 16
2.2 Boundary of Aerial Photo Map 17
2.3 Existing Land Use Map 25
2.4 Current Zoning Map 26
2.5 Current Future Land Use Map 27
2.6 Traffic Study Area Map 32
2.7 Pictorial of Existing Conditions 40-43
5.1 Ocean District Community Redevelopment Plan (Alternative 4) 58
5.2 Ocean District Community Redevelopment Plan (Alternative 5) 58
5.3 Boynton Beach Boulevard Corridor 59
5.3A Proposed Boynton Beach Boulevard Corridor 60
5.4 Town Square Plan 62
5.5 City Hall Block 64
5.5A Proposed City Hall Block Alternative 4 65
5.5B Proposed City Hall Block Alternative 5 65
5.6 Children's Museum 67
5.6A Proposed Children's Museum Alternative 4 68
5.6B Proposed Children's Museum Alternative 5 68
5.7 Cultural Block 71
5.7A Proposed Cultural Block 72
vii
5.8 Seacrest Boulevard 74
5.8A Proposed Seacrest Boulevard 75
5.9 Ocean Avenue Promenade 76
5.9A Proposed Ocean Avenue Promenade 77
5.10 F.E.C. Railroad Tracks 79
5.10A Proposed F.E.C. 80
5.11 Single Multi-Family Residential 81
5.1 lA Proposed Single Family 82
5.1 lB Proposed Multi-Family 82
5.t2 Altemative 4 83
5.13 Alternative 5 84
5.14 Proposed Street Section (Ocean Avenue) 85
5.15 Proposed Street Section (Ocean Avenue) 86
5.16 Proposed Street Section (Town Square) 87
5.17 Proposed Street Section (Boynton Beach Boulevard) 88
5.18 Proposed Street Section (Town Square) 89
6.1 Proposed Future Land Use Map 94
viii
SECTION I
COMMUNITY REDE VEL OPMENT A GENC Y
COMMUNITY REDEVELOPMENT A GENCY
1. Introduction and History
Redevelopment efforts in the City of Boynton Beach commenced in August 1981
when the City established the Boynton Beach Community Redevelopment Agency (CRA)
in accordance with Chapter 163, Part 3, F.S. On May 4, 1982, the City of Boynton Beach
declared a portion of the downtown area to be suffering from slum and blighted conditions,
as evidenced in Resolution 82-KK, and established a Community Redevelopment Area
(also referred to as "CRA") that initially contained 180 acres. The original boundary of the
CRA included a core portion of the Ocean District Community Redevelopment Area,....
Northeast 3rd Avenue to Ocean Avenue on the north.
The powers of the CRA that are contained in Section 163.370, Florida Statutes include,
but are not necessarily limited to, the following activities:
Acquire property deemed necessary for community redevelopment, except that the
usc of eminent domain shall require specific approval from the City Commission;
Hold, improve, clear, or prepare any acquired property for redevelopment;
Dispose of property acquired within thc Community Redevelopment Area for uses
in accordance with the adopted community redevelopment plan;
Carry out programs of repair and rehabilitation;
Plan for and assist in the relocation of persons displaced by redevelopment
activities;
Receive and utilize tax increment revenues to fund redevelopment activities;
Appropriate such funds and make such expenditures as are necessary to carry out
the purposes of the Community Redevelopment Act of 1969; and
~ Close, vacate, plan, or replan streets, roads, sidewalks, ways or other places.
2
COMM UNITY .RED E VEI~ OPMENT A G ENC Y
The CRA may undertake any additional action not specifically mentioned above if
such action is necessary to undertake redevelopment efforts, except that the following
powers remain under the control of the Boynton Beach City Commission, pursuant to
Section 163.358, Florida Statutes:
[] The power to determine an area to be a slum or blighted area, or combination
thereof; to designate such area as appropriate for community redevelopment; and to
hold any public hearings required with respect thereto;
[] The power to grant final approval to community redevelopment plans and
modifications thereof;
ca The power to authorize the issuance of revenue bonds as set forth in Section
163.385, Florida Statutes;
[] The power to approve the acquisition, demolition, removal, or disposal of property
as provided in Section 163.370(3), Florida Statutes, and the power to assume the
responsibility to bear loss as provided in Section 163.370(3), Florida Statutes; and,
[] The power to approve the development of community policing innovations.
In April of 1983, pursuant to its finding of necessity, the City commenced
preparation of the Boynton Beach Community Redevelopment Plan comprising a
redevelopment program pursuant to the Community Redevelopment Act of 1969 as
amended fi.om time to time. The plan was subsequently adopted on August 21, 1984. The
Redevelopment Plan examined the current conditions at that time, the market
opportunities, and made some key recommendations for redevelopment that focused on the
downtown area, which centered on Boynton Beach Boulevard and Federal Highway.
Broadly, the plan recommended the creation ora unique identity for downtown that should
be pedestrian-fi-iendly, marine focused and oriented toward the water. To achieve this
broad goal, the plan made three key recommendations. First, the plan recommended
3
COMMUNITY REDEVELOPMENT AGENCY
construction of a mixed use development consisting of a public waterfront park, specialty
retail and residential uses. Next, the plan recommended construction of a hotel with
convention space in order to recapture the City's share of the tourism industry. The third
broad recommendation was the creation of a marina and marine related uses east of Federal
Highway along the Intracoastal Waterway (ICW).
At the time that the original Community Redevelopment Plan was prepared and
those recommendations were made, the Florida Department of Transportation (DOT) was
planning roadway improvements in the area. The DOT had previously made improvements
to Boynton Beach Boulevard. The next phase of planned work was to construct a bridge at
Boynton Beach Boulevard that spanned the ICW, and then remove the existing bridge at
Ocean Avenue. The redevelopment plan contained recommendations that were based upon
the DOT roadway work being completed. The plan was specific in stating that the success
of the recommended redevelopment concepts would hinge upon the construction of the
Boynton Beach Boulevard bridge, and removal of the Ocean Avenue bridge to the south.
The planned bridge, however, was never constructed because of neighborhood preservation
issues raised by residents, and the renovated Ocean Avenue bridge continues to provide
access to the east in this immediate area.
The Boynton Beach Community Redevelopment Agency subsequently expanded
the boundary of the original CRA. The expanded area included an additional 518.76 acres
of land lying west of the Florida East Coast Railroad to Interstate 95, between the Boynton
Canal on the north and Ocean Avenue on the south. A separate redevelopment plan was
adapted to provide recommendations for the expanded area, which included focusing on
4
COMMUNITY REDEVELOPMENT AGENCY
Boynton Beach Boulevard as a gateway to Boynton Beach and preservation of the
residential character of the expanded CRA area, which was composed mainly of residential
land uses.
In September 1996, the City of Boynton Beach conducted a citywide visioning
session. More than 100 community representatives participated in the American Assembly
Process, which resulted in a policy statement that addressed seven key issues of concern.
Among these were commercial revitalization and economic development. The City utilized
this policy statement to commence the process of specific planning efforts for the
redevelopment of downtown and the marina areas, as well as for major roadway corridors.
These efforts resulted in the Boynton Beach 20/20 Redevelopment Master Plan (20/20
Plan) that was completed in September 1998. The 20/20 Plan addressed the seven key
issues identified during the American Assembly Process and restated them in terms of
specific goals and objectives. A number of these goals and objectives will be furthered in
part or in whole through the preparation and implementation of the Ocean District
Community Redevelopment Plan. Generally, these focus on uses and needed development
standards within the Ocean District, and are summarized as follows:
Goal 2: Commercial Revitalization
Objective 2.1 - Expand the CRA boundary to increase financial resources during
redevelopment plan implementation.
Goal 3: Downtown Redevelopment
Objective 3.1 - Create specific areas in the downtown that are pedestrian and bicycle
friendly, and where mixed uses and infill development are encouraged.
5
COMMUNITY REDEVELOPMENT AGENCY
Objective 3.2 - Prepare conceptual area plans and design criteria for the cultural
center/marina area district that addresses such issues as mixed uses, signage and
landscaping.
Through the documented conditions of slum and blight contained in the 20/20 Plan,
the CRA board evidenced the need to expand the CRA to include those portions of the
Ocean District Community Redevelopment Plan south of Ocean Avenue to north of
Southeast 2na Avenue. While the boundaries were expanded, the redevelopment plan itself
was not updated to include this additional land area. This plan, therefore, will serve as a
redevelopment plan for the Ocean District Community Redevelopment Area that
emphasizes uses and development standards; and provides sufficient scope and format to
fulfill the minimum plan requirements of Chapter 163.362 for the expanded CRA area.
The boundaries of this expanded area, include Northeast 3ra Avenue on the north,
Seacrest Boulevard on the west, the F.E.C. Railroad on the east, and Southeast 2na Avenue
on the south, (see Exhibit 2.1- Location Map on Pg 15). The study focused on uses and
needed development standards for this downtown district.
The boundaries of the expanded Community Redevelopment Area were drawn to
take into account the need for physical redevelopment as well as the need to protect
neighborhood areas from the presence of blighting influences. Properties located within the
redevelopment area that are not presently in need of redevelopment assistance, are
threatened by the nearby presence of blighting conditions and, therefore, are included to
preserve their long-term viability. As a general standard, the boundary of a proposed
redevelopment area includes areas which clearly meet the slum or blight criteria, as well as
areas that may not be considered individually, but which are otherwise necessary to
6
COMMUNITY REDEVELOPMENT AGENCY
achieve the objective of eliminating blight and preventing its spread. Additionally, some
physically sound areas were included in the expanded redevelopment area based on the
their functional relationship to the Ocean District Community Redevelopment Plan and the
uses to which they are contiguous.
COMMUNITY.REDEVELOPMENT.4 GENCY
2. CRA Goals, Objectives and Policies
The underlying concept behind the goals and objectives contained in the original
Community Redevelopment Plan are still applicable, with minor revisions to address
changing circumstances. The concept of those goals and objectives are included within this
section. Additional goals, objectives and policies have been added to address the Ocean
District.
GOAL 1: The Community Redevelopment Agency will undertake programs and projects
to establish a unique identity for the Ocean District Redevelopment Area as a gateway to
city's downtown core.
Objective 1.1: Community planning areas shall be identifiable
Policy 1.lA: Develop a coordinated signage program that effectively identifies the
entrances to each of the planning communities.
Policy 1.lB: Develop a strategy to promote these community planning areas to citizens
and the general public.
Policy 1. lC: Ensure that each planning community has a public presence
Policy 1.1E: Create an environment that encourages a variety of full time activity in the
area.
Objective 1.2: Community planning areas shall form a hierarchy that lead to the core
downtown.
Policy 1.2A: Create zoning and land development regulations that allow for diversity of
mixed uses in the downtown area and adjacent communities.
Policy 1.2B: Create zoning and land development regulations for communities adjacent to
the downtown that allow for a height and mix of uses that provides a transition into the
downtown
COMMUNITY.REDEVELOPMENT.4 GENCY
Objective 1.3: Community planning areas shall include a balance of sustainable,
functional land uses.
Policy 1.3A: Land uses within the downtown area shall be mixed uses that include
residential, destination commercial, retail and restaurants.
Policy 1.3B: Permitted land uses shall be destination uses and not those with a vehicular
orientation.
Policy 1.3C: Land development regulations shall discourage single user commercial uses
with front field parking.
Policy 1.3D: Land uses within the communities that form the gateways to downtown shall
be mixed uses that include residential and neighborhood serving retail.
Policy 1.3E: Within the communities that form the gateways to downtown, general
commercial uses that have a vehicle orientation shall be discouraged.
Policy 1.3F: A range of residential styles and intensities shall be encouraged within the
communities that form the gateways to downtown.
Policy 1.3G: A range of residential styles and intensities shall be encouraged within the
communities that are the entrances to the city.
Policy 1.3H: Land development regulations shall address buffering and setbacks between
residential uses and non-residential uses to protect the community.
GOAL 2: The Community Redevelopment Agency shall foster economic growth and
redevelopment within the Redevelopment Area.
Objective 2.1: Provide incentives for development and redevelopment.
Policy 2.lA: Land use plan designations to allow for mixed use development, as
recommended by the redevelopment plan, shall be initiated by the CRA.
Policy 2. lB: Land development regulations shall provide alternatives to parking
requirements in the downtown area.
Policy 2. lC: Land development regulations shall encourage maximum site utilization for
development and redevelopment of single-family, detached residential areas.
Policy 2.1D: The Community Redevelopment Agency shall pursue the construction of
specified redevelopment projects. Its role in the projects shall be one of active participation
10
COMMUNITY.REDEVELOPMENT AGENCY
and may include, but not necessarily be limited to, property acquisition, building demolition,
provision of parking facilities and in~astmcture improvements.
Objective 2.2: Maximize economic value of development and redevelopment
Policy 2.2A: Development and redevelopment projects that provide for increased
employment opportunities for residents shall be encouraged.
Policy 2.2B: When possible, CRA funding for projects shall be structured to encourage
investment in redevelopment and rehabilitation, in either the same project or adjacent areas.
Policy 2.3C: The Community Redevelopment Agency shall initiate programs and projects
that focus on business development and act as catalysts to leverage additional investment by
private enterprise.
Objective 2.3: Encourage public activity in the downtown community and adjacent
neighborhood.
Policy 2.3A: The Community Redevelopment Agency shall either directly or indirectly
encourages programs to market the downtown.
Policy 2.3B: The CRA shall develop a strategy to provide for regularly scheduled special
events in the area.
GOAL 3: The Community Redevelopment Agency will pursue activities and projects that
will create an aesthetically pleasing environment.
Objective 3.1: Provide for appropriate land uses.
Policy 3. lA: Uses that have a vehicular orientation shall not be permitted in the downtown
community, or in the adjacent communities that are the gateways to the downtown.
Policy 3.lB: Adult entertainment and similar thoroughfare uses, such as tattoo parlors,
fortune tellers, body piercing shops, head shoPs and other similar uses, shall not be permitted
to locate within the redevelopment area.
Policy 3. lC: Land uses that incorporate outdoor storage or display shall not be permitted.
Objective 3.2: Provide for appropriate land development regulations.
Policy 3.2A: Land development regulations shall provide a coordinated signage program
for the redevelopment area.
11
COMMUNITY.REDEVELOPMENT AGENCY
Policy 3.2B: The CRA shall develop an architectural theme and color palate for the
redevelopment area.
Policy 3.2C: The CRA shall encourage the development and implementation of a
streetscape program that may include street furniture, special signage, unique crosswalk
treatments and landscaping.
12
COMMUNITY RED VELOPMENT A GENCY
3. General Statement Relating to the CRA
Relationship to City's Comprehensive Plan
It is the intent of the Community Redevelopment Agency to conform all of its
proposed programs, projects and activities to the Boynton Beach Comprehensive Plan and the
adopted code of ordinances. In this regard, portions of the comprehensive plan, future land
use plan map and the land development regulations will need to be amended to allow for
redevelopment activities as recommended.
Safeguards to Ensure Redevelopment Activities
Follow the Redevelopment Plan
The following activities will ensure that redevelopment actions will be consistent with
the adopted redevelopment plan:
The CRA shall file an annual report with the State's Attorney General Office and the
City of Boynton Beach. The report shall contain an overview of the activities of the
CRA as allowed by the redevelopment plan.
The CRA shall be fully subject to the Florida Sunshine Law and will meet at least on a
monthly basis in a public forum.
The CRA shall provide adequate safeguards to ensure that all leases, deeds, contracts,
agreements and declaration of restrictions relative to any real property conveyed shall
contain restrictions or covenants to run with the land and its uses, or contain other
provisions necessary to carry out the goals and objectives of this plan.
Safeguards to Ensure Financial Accountability_
The CRA shall maintain adequate records to provide for an annual audit that shall be
conducted by an independent auditor. The findings of the audit shall be presented at a meeting
of the CRA and such findings shall be forwarded to the State Auditor General's Office by
13
COMMUNITY RED VELOPMENT A GENCY
March 31st of each year for the preceding year that shall mn from October 1st through
September 30th.
The annual audit report shall be accompanied by the CPA's annual report and shall be
provided to the Town for public review and availability. Legal notice in a newspaper of
general circulation shall be provided to inform the public of the availability for review of the
annual audit and annual report.
14
SECTION II
ANAL YSIS OF EXISTING CONDITIONS
15
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16
17
ANAL EYL¥ OF EXISTING CONDITIONS
1. Existing Future Land Use and Zoning
Existing Future Land Use and Zoning
The Existing Future Land Use Map and Zoning Map specify the land uses, type
and specific uses that are permitted on a parcel. These, along with the Land
Development Regulations, which deal with spatial relationships of improvements, are the
primary tools by which the City regulates development within its boundaries.
The following paragraphs describe the present future land use designations and
the corresponding zoning districts within the 37.7-acre Ocean District Redevelopment
Study Area.
Low Density Residential (LDR)
The southeastern comer of the study area contains approximately 1-1/2 blocks
designated Low Density Residential, which permits development at 4.84 dwelling units
per acre (du/ac). This same future land use designation extends across almost the entire
area abutting the southern boundary of the study area and occupies approximately 2.7
acres. The corresponding zoning district, Single-family Residential (R-l-AA), limits the
area, to in part, to single family homes.
Medium Density Residential (MDR)
Land designated Medium Density Residential is found in a strip of approximately
2.6 acres along the northwestern boundary of the study area. This designation permits
18
ANAL E¥IS OF EXISTING CONDITIONS
development at 9.68 du/ac and corresponds to the single- and two-family (R-2) zoning
district. This land use designation extends northward beyond the study area.
High Density Residential (HDR)
Portions of four blocks, or approximately 3.9 acres, in the core of the study area
are designated High Density Residential. This designation permits residential single, two
family and multi-family uses up to a maximum of 10.8 du/ac, and corresponds with the
Multi-family Residential (R-3) zoning district. All of the existing multi-family
residential developments within the study area were built at higher densities ranging
between 16.5 du/ac and 48.4 du/ac.
Local Retail Commercial (LRC)
With the exception of four parcels in the northeast comer of the study area (see
general commercial), all of the commercially-classified land in the study area, or
approximately 11.9 acres, is designated Local Retail Commercial. This designation
corresponds with the Neighborhood Commercial (C-2) and Community Commercial (C-
3) zoning districts. Uses allowed in this- land use category include offices, retail uses,
personal services and repair of consumer goods and business services compatible with
retail uses. In addition, high-density residential and mixed-use developments are also
allowed within this commercial zoning district.
19
ANAL YSIS OF EXISTING CONDITIONS
The lands designated Local Retail Commercial are found along the Boynton
Beach Boulevard corridor, along Ocean Avenue, and along the eastern boundary of the
study area, fronting on the FEC Railroad right-of-way.
That portion of Ocean Avenue located between 1 st Street and 3rd Street that is
designated Local Retail Commercial, is zoned Multi-family Residential (R-3). All of the
parcels, except one, are developed with residential uses. The single exception is the
property developed as a convenience store. The Comprehensive Plan allows for property
designated Local Retail Commercial to be developed with multi-family uses. The Zoning
Code also allows for property zoned Community Commercial (C-3) to be developed with
multi-family uses; however, the code does not allow for property zoned Multi-family
Residential (R-3) to be developed with a commercial use.
General Commercial (GC)
The General Commercial land use category allows the most intense commercial
development and corresponds with the General Commercial (C-4) zoning district. As
cited above, there are 4 parcels, totaling approximately 0.9 acres, in the northeast comer
of the study area (north of Boynton Beach Boulevard) that are classified accordingly.
Industrial (I)
Only two parcels totaling 0.5 acre in the study area are designated Industrial and
zoned Light Industrial (MI). These parcels are adjacent to the area classified General
Commercial in the northeast comer of the study area and adjacent to the FEC Railroad
20
ANAL YSIS OF EXISTING CONDITIONS
right-of-way. Both areas classified General Commercial and Industrial extend northward
beyond the study area.
Public & Private Governmental/Institutional (PPGI)
Approximately 40 % of the study area, or 15 acres, are designated Public &
Private Governmental/Institutional and are occupied by the municipal complex. Within
this land use category are lands zoned Public Use (PU) and Recreation (REC). This area
has also been the subject of the Town Center Master Plan.
***The following section are existing Comprehensive Plan Policies
affecting the study area
The existing Comprehensive Plan Future Land Use support document, "Section
VIII. Land Use Problems and Opportunities", contains additional recommendations
applicable to the study area, and in particular the Municipal Complex and the commercial
area along Ocean Avenue. This study will reconsider the current value of these policies
and recommend steps to further implement them or recommend alternative amendments
and policies.
Municipal Complex
The City is currently considering the expansion of the City Hall/Civic
Center/Library complex, which occupies the blocks along the east side of Seacrest
21
ANAL YSIS OF.EXISTING CONDITIONS
Boulevard, between Boynton Beach Boulevard and SE 2nd Avenue. Since the parcels
which are currently zoned Recreation and R-3 Multiple-Family Residential on these
blocks may be incorporated into the municipal complex, the entire area should be placed
in the Public and Private Governmental/Institutional land use category and Public Usage
zoning district. The parcel, which is currently occupied by multiple-family housing,
should be construed to be in this land use category only when it is actually acquired by
the City and redeveloped for public use.
East Ocean Avenue between Seacrest Boulevard and FEC Tracks
In order to create a pedestrian and commercial corridor between City Hall and
the CBD district, a special zoning district should be created for the segment of E. Ocean
Avenue lying between 1 st Street and the FEC tracks. However, in order to preserve the
character of this street and prevent conflicts with adjacent residences, the following
policies will be necessary:
(1) Allow only restricted retail and office use for parcels fronting on E. Ocean
Avenue;
(2) Restrict building heights to 2 stories (25 feeO;
(3) Restrict the hours of operation for commercial uses;
(4) Encourage "coastal vernacular" architecture for commercial buildings;
encourage re-use of existing historic buildings for commercial uses.
In order to encourage commercial uses along this street frontage, The City should allow
all parking requirements to be waved for commercial uses, which occupy only lots
22
ANAL.YSIS OF EXISTING CONDITIONS
fronting on Ocean Avenue. Adequate parking will be provided on Ocean Avenue, at the
City Hall complex, and proposed municipal parking garage between the FEC railroad and
U.S. 1.
23
LAND USE AND ZONING DISTRIBUTIONS
Table 2.1 -- Land Use Distribution Chart
LAND USE DISTRIBUTION
CHART 1
GC HDR IND
2% 10% 1%
LDR
7%
LRC
MeDR 32%
7%
Table 2.2 -- Zoning Distribution Chart
ZONING DISTRIBUTION
CHART 2
c2
REC--, 10%
16% ~.
R3 /.'" 16%
16% '~
C4
..~.~-2%
R2
7% PU .... . .... MI
~ RIA 25% 1%
7%
24
25
26
AE 1STAVE ~E IST AVE
E OCEANAVE E OCEANAVE
SE ~$ T AVE
SE
27
ANAL E';IS OF EXISTING CONDITIONS
2. Existing Traffic Patterns
Tra~c Volumes
Staff has conducted a number of 24-hour traffic volume counts throughout the
entire study area. A graphical representation of traffic volumes is attached as exhibit "A".
Staff finds that the lowest traffic volume identified was 184 vehicles per day on Barrista
Way, a local street that functions like an alley connecting NE 4th Street and Federal
Highway. The highest traffic volume counted within the study area was 932 vehicles per
day on that segment of Ocean Avenue located between Federal Highway and SE 4th
Street. Staff finds these traffic volumes to be extremely low for a central business district
area. It would not be uncommon to find a collector street such as Ocean Avenue carrying
nearly 3,000 vehicles per day, and those streets immediately on the perimeter of a central
business district to carry 1,000 to 2,000 vehicles per day.
Low traffic volumes have also been recorded in the area south of Ocean Avenue
and East of S~acrest Boulevard, which consist of multi-family housing. This data may be
attributed to the off-season period during which time the traffic volume surveys were
conducted. In any scenario, staff believes that there remains sufficient capacity on the
existing roadWay network to accommodate growth and development in the area.
Naturally, traffic volumes along Boynton Beach Boulevard, Seacrest Boulevard,
and Federal Highway are much higher. According to Palm Beach County, 24-hour
volumes on these arterial roadways are as follows:
Boynton Beach Boulevard 14,285
Federal Highway 22, 3 7
Seacrest Boulevard 15, 970
28
ANAL E¥1S OF EXISTING CONDITIONS
Developers rely heavily on traffic volume data, especially for development that will have
a retail component. As a comparison to traffic volumes on arterial roadways in the study
area, staff noted that there is in excess of 28,000 vehicles per day on Boynton Beach
Boulevard near Congress Avenue and over 38,000 vehicles per day on Congress Avenue.
Regulator}, Traffic Control
Staff has identified regulatory traffic control on exhibit "A". Traffic is primarily
regulated at intersections by either 2-way or 4-way stop signs, except for the intersections
of arterial roadways that are controlled by traffic-actuated signals. Staff does not
recommend any changes to existing regulatory intersection control due to low anticipated
benefit and the public being accustomed to current circulation patterns. On Ocean
Avenue, the 4-way stop configurations located at the intersection of SE 1 st Street and SE
3rd Street are not likely warranted according to the Manual on Uniform Traffic Control
Devices. Staff does not recommend any change to the regulatory control at these
intersections at this time. However, staff does suggest that as the downtown redevelops
and traffic volumes increase on Ocean Avenue, the city should consider the benefit of
replacing stop signs with alternative traffic calming devices, to bring into account both
traffic engineering guidelines and impact on local businesses.
Staff also notes that the 4-way stop intersection at Ocean Avenue and 4th Street is
of particular concern due to its close proximity to the FEC Railroad crossing. An unsafe
situation could be created at this location should traffic at the intersection stack-up into
the railroad crossing.
29
ANAL YSIS OF EXISTING CONDITIONS
Pedestrian Concerns
Throughout the entire study area staff finds a wide variety of pedestrian related
features. Sidewalks exist along all arterial roadways such as Seacrest Boulevard, Boynton
Beach Boulevard, and Federal Highway. It is also fortunate that sidewalks have been
constructed on both sides of Ocean Avenue through the entire study area. However, local
roadways within the study area exhibit a wide range of pedestrian safety elements. Staff
has identified the existing sidewalk on exhibit "A". You will note that there are many low
volume roadways that have gaps in sidewalks or have sidewalks constructed adjacent to
individual single-family lots and nowhere else on the particular block.
For example, sidewalks exist around the library, but are absent throughout the
neighborhoods around the library. Similar characteristics exist around City Hall and
throughout the commercial district east of the railroad tracks.
In addition to the lack of sidewalk in the local residential areas, staff finds a
number of other impairments to pedestrian safety. For example, there are a number of
multiple-family complexes that have direct access to parking in a manner perpendicular
to the edge of the roadway. In these cases, the private developments are utilizing public
right-of-way for the purpose of parking and this forces pedestrians to then walk in the
roadway to avoid parked vehicles.
Staff finds that the existing roadway network can absorb additional traffic volume
very easily. Thus, traffic in and around the study area will likely be a minor concern as
the area redevelops. Accommodation of pedestrians is an entirely different matter. As
the study area redevelops, staff believes that it is appropriate for the City to take into
30
ANAL E¥IS OF EXISTING CONDITIONS
consideration pedestrian safety. As part of each review of any proposed projects,
evaluation of pedestrian safety should be included not only with each project but should
be considered throughout the study area as part of on going city capital improvement
project.
31
3. Existing Property Analysis
1. Ownership
There are 107 parcels and 224 properties within the study area.
Owners with multiple properties:
a 4 properties (Richard Ufier)
u 5 properties (Micheline Many)
ca 5 properties (Kathleen Ambridge)
ca 8 properties (Bob Katz)
ca 13 properties (Charles and Kathryn A. Smith)
ca 16 properties (City of Boynton Beach)
There are 13 owners with 2 properties and 4 owners with 3 properties. Some 21 people
who own property in Ocean District live out-of-state.
2. Use Distribution
Table 2.3-- Distribution Chart for Uses
USE GROUP PROPERTY USE # OF PROPERTIES
RESIDENTIAL vacant residential 5
single family 35
apartments > 10 units 2
condominiums 126
multifamily < 10 1
RESIDENTIAL TOTAL 169
COMMERCIAL vacant commercial 5
stores 13
stores/office/residential 3
office 1 story 3
professional offices 5
restaurant 1
restaurant, drive thru 1
auto sales 3
warehouse/distribution 4
COMMERCIAL TOTAL 38
PUBLIC municipal 16
GRAND TOTAL 224
33
· Residential Uses
a. Single-family homes
c~ Number of properties: 35
~ Of 35 properties, 18 do not claim homestead exemption; they are not full time
owner-occupied (most are either seasonal homes or rentals)
Assessed value distribution of single-family homes:
Table 2.4--Assessed Value for Single-Family Homes
ASSESSED VALUE RANGE # OF SF HOMES
Below $30,000 2
$30,000 to $49,999 18
$50,000 to $69,999 12
$70,000 to $89,999 1
$90,000 and above 2
The average assessed value of a single-family home is $51,485.
Change in assessment, 1999-2000 (estimate for average increase in the city: 3%):
Table 2.5 -- Chan~e in Assessment for Sin~le-Famil7 Homes
CHANGE IN ASSESSMENT # OF SF HOMES
Below 0% 1
2% and above but lower than 3% 14
3% and above but lower than 5% 5
5% and above but lower than 7% 5
7% and above but lower than 9% 3
9% and above 7 ~
Market Activi _ty:
Table 2.6 -- Market Activity for Sin[ le-Family Homes
YEAR OF LAST SALE # OF SF HOMES
Last sold 1989 or earlier 7
1990 - 1994 7
1995 - 1999 9
Sold after 1999 9
No sales data available 3
Of all properties traded since 1999, 3 sold for $70,000 or more.
34
b. Condominiums
[] Green Acres: 10 units, built 1968
[] Boynton Center #1: 20 units, built 1973
[] Boynton Center #2:20 units, built 1973
[] Boynton Center #3:26 units, built 1972
[] Boynton Center g4:8 units, built 1972
[] Boynton Center #5:4 units, built 1971
[] Millicent Condos: 20 units, built 1972
[] Park Lane Condos: 14 units, built 1979 [North and South buildings)
[] Vivienne's Condos: 4 units, built 1967
The total number of condominium units is 126. Out of 126 units, 83 do not claim
homestead exemption; they are not full time owner-occupied (most are either seasonal
units or rentals).
Assessed value distribution of condominiums:
Table 2.7 --Assessed Value for condominiums
I ASSESSED VALUE RANGE I# OF CONDO UNITS
$11,600 - $16,599 12
$16,600 - $21,599 95
$21,600 - $26,599 15
$31,600 - $36,599 4
The average assessed value of a condo unit is $19,079.
Percentage change in assessment, 1999-2000:
Table 2.8 - Chan[ge in Assessment for Condominiums
CHANGE IN ASSESSMENT # OF CONDO UNITS
Below (-3)% 2
(-3)% and above but lower than (- 1 )% 8
(-1)% and above but lower than 1% 105
1% and above but lower than 3% 6
3% and above but lower than 5% 4
5% and above but lower than 7% 1
Market activiW:
Table 2.9 - Market Activity for Condominiums
YEAR OF LAST SALE # OF CONDO UNITS
Lat sold 1989 or earlier 33
1990- 1994 37
1995 - 1999 42
Sold after 1999 12
No sales data available 2
35
Of the 9 units sold in 2000 and 2001 at market prices, 4 sold at a price of $26k or less,
and the remaining 5 sold at prices between $30K and $35k.
c. Apartments
Pelican Harbor, 209 E. Ocean Ave, 10 units
Last sold for $265,000 in April 2000
Appreciated about 130% since 1995, when the sale price was $115.000 (18%
average annual appreciation)
ca Intermediate sale 1997, price $185,000
Ocean East, 200 E. Ocean Ave, 12 units
ca Last sold for $606,000 in July of 1001
ca Appreciated 76% since 1993, when the sale price was $345,000 (7.3% average
annual appreciation)
d. Multifamily , <10 unit
There is a single family home and duplex on one parcel, at 216 SE 2na Ave.
E. Vacant residential
All 5 vacant residential lots were traded since 1999.
· Commercial uses
Total number of commercial properties is 38, of which 4 are industrial (warehouses) and
5 are vacant. One was eliminated from the tax roll in 2001.
Assessed value distribution:
Table 2.10-- Assessed Value for Commercial
ASSESSED VALUE RANGE # OF PROPERTIES
Less than $50,000 6
550,000 - $74,999 6
575,000 - $99,999 3
5100,000 - $124,999 5
5125,000 - $149,999 7
5150,000 - $174,999 5
5175,000 - $199,999 1
More than $200,000 5
Average value of commercial property is $126,506.
36
With the exception of two properties, which were assessed for over 20% higher value in
1999 than in 2000, and one property with the assessed value decreased by about 7%,
assessments for the remaining properties remained unchanged.
Market Activity:
Table 2.11 -- Market Activity for Commercial
YEAR OF LAST SALE # OF PROPERTIES
Last sold 1989 or earlier 3
1990- 1994 4
1995 - 1999 14
Sold after 1999 10
No sale data_ available 7
Of 10 properties sold in 2000 and 2001, one property sold at $575K, two sold at a price
over $300K and two below $100K. Two of the Katz properties were transferred at a
nominal fee (these two were sold in 1998 for $300K+).
37
4. Existing Code Compliance
Data Analysis
The study area was researched for the most common code violations recorded
between 1997 and 2001. The data assembled was divided by location and reviewed
parcel by parcel. This is a summary of the findings. The most common violation for the
study area is identified as CAMV, Community Appearance and Maintenance Violation.
This violation is defined in the City of Boynton Beach Code of Ordinance that pertaining
to the quality of life and maintaining same by prohibiting, abating, suppressing and
preventing all things detrimental to the health, comfort, safety, convenience, visual
aesthetics and welfare of the inhabitance of all zoning districts.
The northern comer of the study area, which contains single-family houses and
vacant lots, is the most cited by city officials with CAMV. The vacant lots that are cited
typically contain overgrown grass, and trash and debris. The owners of the single-family
houses are typically cited for aesthetics reasons (i.e. peeling paint, broken windows or
unmaintained landscaping). The other citations include abandoned vehicles.
In the northern section of Boynton Beach Boulevard, zoned C-3 Community
Commercial, the Commercial parcels are also mostly cited for CAMV (i.e. poor paint
condition). Other commercial properties were cited for needed light replacement. Some
were also cited for not keeping their parking lots and swales properly maintained.
The southwest part of Boynton Beach Boulevard, zoned C-3, is generally cited for
CAMV, licensing violations, and zoning violations, (one parcel). This parcel is zoned C-
38
3, and was cited for displaying merchandise in public view. The most common citations
in the area zoned R-3 is also CAMV and for abandoned vehicles.
Several parcels fronting Ocean Avenue were also cited for CAMV, (paint
condition), swale and parking lot conditions, and abandoned vehicles.
On the southeast comer of the study area, zoned R-lA, the single-family houses
are generally well maintained and without citations. It is noteworthy that this area was the
location of most historic citations.
39
5. PICTORIAL OF EXISTING CONDITIONS
Boynton Beach Boulevard
40
Ocean Avenue
41
Residential Area
42
Residential Area to be Preserved
43
SECTION III
REDE VEL OPMENT PLANNING PROCESS
44
1. In-House Workshops and Public Visioning Sessions
Because 40% of the land in the study area is city owned, it was felt that the city
was a major stakeholder in the Ocean District. Accordingly, on Thursday, January 31,
2002, the City of Boynton Beach held an in-house workshop limited to participation from
city staff and senior level administrators. This in-house workshop, an intensive 3 hour
brainstorming session, was divided into several components: Phase ! Report Presentation,
Town Square Conceptual Master Plan Presentation, and team visioning session.
Participants were divided into three different teams each consisting of a planner who
assisted with facilitation and the design of a conceptual master plan for the entire area.
The Purpose of this exercise ..."was to let their imagination run wild and think of the
study area as a giant vacant lot". The final part of the in-house workshop was the
presentation of each team plan.
The city staff subsequently held a Public Visioning Session on Thursday April 11,
2002 for community stakeholders. This was the opportunity to obtain the vision that
residents and property owners had for the study area. This visioning session was held at
night for two and one-half hours. The program was similar to the in-house workshop
with city staff in which participants were asked to join a group that was being facilitated
by a planner. They were asked to describe their furore vision of the area as if no
restrictions were present. Prior to engaging in the group design exercise the public was
shown a PowerPoint presentation of pictures from cities that have experienced success
with similar redevelopment planning efforts.
45
The in-house workshop and the public visioning session produced numerous new ideas
for the study area. The most frequently proposed ideas were then synthesized and
combined into three conceptual alternatives
These three altematives were presented to city staff and administration in another
in-house workshop held on August 27, 2002. At this time, each alternative was divided
into four different quadrants, showing three different scenarios for each quadrant area.
The participants were asked to select their favorite quadrants (or elements) for study
areas. Staff followed the same process with the public/residents/owners of the study area.
This second public workshop was held on October 10, 2002.
Subsequently, staff developed the final two altematives based on the most
preferred quadrants. Staff found that there were many similarities and very little
difference between the two groups. The overall objective was the same; a complete new
vision for the Ocean District area.
46
REDE ~,~ELOPMEi~. T PLA NNtNG PROCESS
2. Study Area's Strengths and Weaknesses
The following is the list highlighting the most commonly perceived strengths and
weaknesses of the study area from both the In-House Workshop and the Public Visioning
Session. The strengths are what was valued and liked about the area and the weaknesses
reflect concerns or dislikes.
TOP STRENGTHS OF THE STUDY AREA
(Order listed does not reflect priority of concern)
· Retail in Boynton Beach Blvd.
· Cluster of Civic/Cultural
activities · Quick access to highway
· Proximity to Marina · Vacant lots near Railroad
· Availability of infrastructure · Potential for redevelopment
· Existing mature trees in Town · Great Location (center of city)
Square · Ocean Avenue as a Main Street
· Market Potential · Single family area on southeast
· Police Station in neighborhood section
TOP WEAKNESSES OF THE STUDY AREA
(Order listed does not reflect priority of concern)
· Railroad Corridor · Suburban zoning code for an urban
· m-1 uses on area area
· Poor pedestrian connection · Underutilization of commercial
· Poor parking parcels fronting Boynton Bach
· Lack of clustering of development Blvd.
parcels · Lack of color (everything
· Lack of Gates at Railroad crossings monotonous)
· City's reputation for not doing · Lack of visually stimulating
anything buildings
· Displacement of residents
47
REDE VEL OPMENT PLANNING PROCESS
3. Staff Analysis following Workshops
A review of the individual group plans indicates that there where seven similar
concepts or themes that each group included in their plans. These general common
themes are discussed below.
Zoning:
The growing interest in mixed-use prompted most teams to suggest mixed use as
a component of their design proposals. Also, each group recommended that some
building heights be increased. While a variety of permitted and prohibited uses were
discussed, most teams suggested varying combinations of residential, retail and service
commercial, office and civic/governmental uses. Allowable uses, mixture of uses,
density and height limits, as well as other site-related controls are best regulated through
amendments to the Future Land Use Map and official Zoning Map.
Architecture:
Each team advocated the creation of a sense of place within the study area,
through the establishment of building scale, color and architectural style. Two teams
specifically suggested that the style for new developments should be similar in character
to what is existing; the "old Floridian" style. The teams also discussed the importance of
preserving the existing scale within the study area, and therefore 5 stories were suggested
as the maximum height.
48
REDE VELOPMENT ~PLANNING PR OCESS
Railroad Tracks:
Nearly, all groups recommended the addition of considerable buffering of the
railroad tracks. They recognized both the sound mitigating benefits as well as the
aesthetic enhancement of such buffeting. All of the public visioning teams felt that the
existing crossing gates are neither safe nor pedestrian-friendly. Another recommendation
made by the groups was to use a train station theme to revive the historical character of
the area.
Parking and Vehicular/Pedestrian Interconnectivi~_ :
Several groups agreed that the surface parking lot on the northwest comer of
Ocean Avenue and 1~t Street was not ideally located and should be replaced with a higher
and better use. One group suggested that the parking garage proposed on the Town
Square Conceptual Plan should be moved to a vacant lot near the Railroad Tracks.
Another group recommended that the proposed parking garage and existing surface
parking lot should be connected to the City Hall Complex via an above-ground, roofed
pedestrian structure. The same team proposed a trolley system to connect the study area
with the downtown marina area.
Many groups agreed that there should be more paver-enhanced intersections like
the ones on Ocean Avenue, Boynton Beach Boulevard and Seacrest Boulevard. Most
teams recommended that the city should redesign the streets in the study area to be more
pedestrian-friendly with wider sidewalks, landscape "bump-outs" and visible crosswalks.
49
REDE VELOPMENT PLANNING PR OCESS
One team suggested the use of the alleys for vehicular circulation, for interconnectivity
and to reduce vehicle trips on collector and local streets.
Boynton Beach Boulevard
Most groups viewed the current speed of vehicles on this roadway as detrimental
to the function of the study area. Not only did the groups see the high speed as a public
safety concern, but also as a deterrent to pedestrian movement in the area.
Recommendations included the installation of pedestrian cross-walks using brick pavers,
landscaped roadway medians, street furniture, wider sidewalks and on-street parking to
calm traffic speed.
Most groups agreed on proposing mixed-use development fronting Boynton
Beach Boulevard. The buildings were envisioned with commercial or office uses on first
and residential on the upper floors. All groups recommended the addition of landscaping
along the corridor.
Town Square
One-half of the in-house groups agreed that the proposed plan for Town Square
was impressive and interesting and only suggested minor changes. However, some of the
public visioning teams criticized the conceptual plan mainly due to the elimination of
some homes and the old high school.
One controversial element involved the proposed demolition of the old high
school building. Although most of the in-house city staff favored demolition of the Old
50
REDE VEI_,OPMENT PLANNING PR OCESS
High School, one-half of the public teams felt that the high school should be preserved
and rehabilitated into a civic/theater space, and the area proposed on the plan as the new
civic/auditorium space be turned into a park with an interactive fountain and a sculpture
garden, "Center of Green Space". Some groups also recommended that lush landscaping
be planted with colorful flowers, instead of the colorless existing landscape. Overall,
most teams agreed that Town Square should become a civic and cultural center for the
city.
Ocean Avenue:
The teams proposed that Ocean Avenue become the district's main street. Ocean
Avenue underwent a streetscape modification process that residents and owners were
very pleased with. One team suggested that Bed & Breakfasts front the street along with
a "light" mix-use development. Staff interprets this as smaller-scale buildings with
maximum heights of two or three stories. Another recommendation by the teams is to
make the intersection of Seacrest Boulevard and Ocean Avenue more of a focal point,
perhaps with a roundabout, creating a formal entry to Ocean Avenue and the downtown
area. The other suggestion was to design a bike path on Ocean Avenue that would take
advantage of the connection of the bridge to the beach.
Residential:
Most of the teams agreed that the southeastern section of the study area should
remain with single-family housing. Three teams proposed town-homes for the area
51
REDEVELOPMENT PLANNING PROCESS
between 1st Street and 3rd Street. Most teams agreed on integrating mixed-use
(commercial/office and residential) development on Boynton Beach Boulevard and
Ocean Avenue. Again, participants agreed that new buildings should not exceed five (5)
stories in height.
52
SECTION IV
ISSUES AND OPPORTUNITIES
53
ISSUES AND OPPORTUNITIES
1. Issues and Opportunities: Redevelopment Strategies
Current development patterns and land uses within the entire Ocean District
Community Redevelopment Plan present challenges and opportunities for development
and redevelopment. Both the original CRA plan, adopted in 1984 and the Boynton Beach
20/20 Redevelopment Plan, which was finalized in 1998 identified the Ocean District as
one of the primary areas of activity, although each of those plans recommended
somewhat differing approaches to development or redevelopment.
Existing and planned development in the Ocean District continue to emphasize
the importance of this area. This area should contain a mix of uses with heavy intensity in
order to support a successful downtown. The commercial uses along Boynton Beach
Boulevard and Ocean Avenue can serve this area, as well as the surrounding
neighborhoods.
To undertake this approach to development and redevelopment within the Ocean
District Community Redevelopment Area, the issues and opportunities identified through
the analysis of existing conditions are evaluated to formulate general redevelopment
strategies.
Both the original CRA Plan and the 20/20 Redevelopment Plan provide elements
that merit consideration and implementation in one, unified approach. Both plans called
for Town Square to be redesigned to become a center where people can gather for
"community-serving" purposes and public events. Ocean Avenue was envisioned to
become the "Main Street" in the downtown area, and the main connector between Town
Square and the Marina area. Boynton Beach Boulevard was to become an urban center
54
ISSUES AND OPPORTUNITIES
and pedestrian-friendly street. Similarly, both plans recognized the need for development
in the downtown.
The downtown area provides a unique opportunity for pedestrian-oriented, mixed
use. It could include residential uses as well as office, retail and restaurants. Overall,
these will establish the downtown as a destination area, and to ensure its success and
long-term viability. The following strategies will assist in achieving the goals of this
redevelopment plan:
Encourage mixed-use development. Continue to promote and encourage mixed
use. Projects located along Boynton Beach Boulevard, Ocean Avenue and along the
west side of the F.E.C. right-of-way. These mixed use projects will provide
pedestrian activity in the downtown area and contribute toward a vibrant
atmosphere.
Create a destination atmosphere. Permitted uses should be only those that are
destination types of uses, and not those that typically rely upon the capture of drive-
by traffic. Destination types of uses include, for example, personal services,
specialty retail, offices, full service restaurants and residential uses.
Define pedestrian spaces. Require reduced building setbacks to better define
pedestrian spaces. Specifically, parking lots located between the use and the public
rights of way should be prohibited.
Create a safe pedestrian environment. Require development that fronts along
Boynton Beach Boulevard and Ocean Avenue to be designed in a manner that
encourages a safe pedestrian environment and emphasizes the frontage of these
buildings as important nodes of activity.
Establish an aesthetically pleasing identity. Create an aesthetic identity for the
Ocean District through the development, use and rhythmic placement of public
street furnishings, lighting, and other types of enrichments, as well as creation and
implementation of development design criteria that address architecture, colors and
signage in addition to general development standards. The established identity
should compliment that of the Federal Highway Corridor.
55
ISSUES AND 0 PPOR TUNI TIES
Protect community character. Establish standards to protect the character of the
residential community at the south of the study area. This area could be affected by
the new mixed use development.
Require compatibility between uses. Create development standards that provide
for adequate setbacks and buffering between residential and non-residential uses to
protect the residential neighborhoods.
Enhance the visual appearance of the community Ensure that uses or land
development regulations provide adequate safeguards to protect the visual
appearance of the community.
ca Emphasize major activity nodes. Nodes of activity or transitions to other areas,
such as the major signalized intersections, should be emphasized through
mechanisms such as building placement, orientation and architectural features.
Improve visual appearance with coordinated signage. Signs throughout the entire
downtown area lack aesthetic appeal and continuity of style. Regulations can
address these issues.
56
SECTION V
AL TERNA TIVE PLANS
57
Description of the Two Final Alternative Plans
The purpose of this planning effort is to establish a vision for the study area, translated into
detailed physical components. All private and public development, whatever the size, will
contribute to the creation of a livable downtown for Boynton Beach
The two alternative plans were finalized after staff, residents and property owners of the area
made their choices using the initial three alternatives derived from the first in-house workshop
and the first public workshop, in the process described in Section III of this report.
The following narrative is the description of these two final plans.
Alternative 4 Alternative 5
........ ~ ~ -:---: ...... .
t $
-
Figure 5.1. Alternative 4 Conceptual Master Plan Figure 5.2. Alternative 5 Conceptual Master Plan
58
1. Boynton Beach Boulevard Corridor
Boynton Beach Boulevard Corridor
[ ..... Ocean Uistrict
~ --.-~- Community
"-~ PI
............ Redevelopment an
'- .......... Alternative 4
Figure 5.3. Boynton Beach Boulevard Corridor
59
1. Boynton Beach Boulevard
The design recommendations for Boynton Beach Boulevard are the same for both alternatives.
Figure 5.3A. Proposed Boynton Beach Boulevard Corridor
A. Creation of a Pedestrian-Friendly Boynton Beach Boulevard
At the request of the public, Boynton Beach Boulevard should be redesigned with double-sided
street parking along certain sections. This will not affect the vehicular movement but will calm
traffic and accommodate pedestrian activity. A wide median, lined with Tall Royal Palm trees,
is proposed, thus creating a focal point. The sidewalks should also become wider and nicely
paved thus encouraging people to walk easily and safely. Furthermore, the sidewalks can be
easily enhanced by arcades or loggias designed into the bottom floor of the buildings. All these
changes will be conducive to a more pedestrian-oriented environment and will support existing
and proposed commercial business.
B. A Pedestrian Sky-Bridge
Another interesting element proposed for Boynton Beach Boulevard is a pedestrian sky-bridge.
This sky-bridge would connect the existing city hall building to a proposed city annex building
or the mixed-use plaza on the north side of Boynton Beach Boulevard. The bridge would be
articulated with details and it will be open throughout.
C. Buildings Fronting Boynton Beach Boulevard
The existing conditions on the boulevard are that of one-story structures, fronting very narrow
sidewalks with parking located in front of the buildings. Many buildings are in need of updating
and renovation. This combination creates ambivalent zones along the boulevard, which are not
pedestrian- friendly nor supportive of retail activity.
The plan encourages new buildings, fronting Boynton Beach Boulevard, to become interesting
and aesthetically pleasing to all. The proposed maximum height is 75 feet. Buildings should
have different massing and scale. These proposed buildings will have arcades over the
sidewalks, balconies overlooking the street; some may be "stepped back" (the" stepped back"
condition is that buildings have their upper floors stepped back frorn the street in order to
60
enhance the visual effect and to help mitigate the impact of the taller buildings from the street
level). The arcades can be used for outside vending or dinning, and to help break the rhythm of
a continuous storefront. Vertical elements such as towers on comer buildings are highly
encouraged.
The proposed use for these buildings is mixed-use. The buildings can be five to seven stories
high, with office and/or retail combined on the ground, second and third floor, and with
residential on the upper floors. The uses should be combined in order to create enough density
to encourage a variety of local services and a more balanced mix of retail in the downtown area.
Higher density of buildings fronting Boynton Beach Boulevard is also encouraged, since, higher
density is directly associated with the health and success of the downtown.
D. Creating Public Plazas
Plazas created by wide sidewalks and buildings placement is highly recommended. The plazas
can differ to include both smaller more intimate ones, and more spacious spaces enhanced with
landmarks or focal points. The plan proposes different public gathering places (plazas)
throughout out the boulevard.
The objective of the redesigned Boynton Beach Boulevard is to facilitate the creation of a
downtown where all citizens benefit.
61
2. Town Square Plan
Town Square Plan
~ ..... Ocean District ~ ......... :
- Community ~-: .,~".
......... Redevelopment Plan
............. Altemative 4
Figure 5.4. Town Square Conceptual Master Plan
The Town Square consists of four blocks in the downtown area of the city. It lies between
Boynton Beach Boulevard on the north, SE 2nd Avenue on the south, Seacrest Boulevard on the
west and SE 1st Street on the east. The original purpose of the plan was to create a Public
Campus where "public and/or private functions can assemble in one place".
62
Both City Hall on the north and the library on the south are anchors to the existing town square.
Currently, The Children's Schoolhouse Museum serves as the most significant focal point in the
Town Square Plan.
63
3. City Hall Block
City Hall Block
· ~' ~rr~ BEACH
~ _ Ocean Dis~ct
-- ..... - Redevelopment Plan
........... A~emative 4
64
3. City Hall Block, Alternatives 4 and 5
The two alternatives are designed differently in the section of Town Square. The ,4lternative 4
includes the original design for Town Square without the existing high school building, while the
design of ,4lternative 5 accounts for it.
Figure 5.5A ALTERNATIVE 4: Proposed City Hall Block with trellis-type structure adjacent to the west wing.
Figure 5.5B ALTERNATIVE 5: Proposed City Hall Block, no trellis-type structure.
65
Alternative 4 (with Trellis-type Structure, Figure 5.2):
A. Additional Elements Added to Enhance the Existing City HaH Block
The existing City Hall main entrance is to be enhanced by a larger atrium. This atrium would
further create an interesting ambience inside the building. Outside the atrium structure would
provide a terminating focal point and further enhance the overall appearance of City Hall
building. The atrium-type building will have a straight connection to a paved driveway in the
parking lot. The driveway around the city hall entrance will be improved with surface
improvements, Royal Palm trees and a water fountain in a circular island.
The second suggested element is the pedestrian sky bridge from City Hall over Boynton Beach
Boulevard. The sky bridge would connect City Hall to the proposed City Hall
Annex/Commercial building across the boulevard.
The third proposed element is the closure of First Avenue at Seacrest Boulevard. The principal
reason for the closure is pedestrian and traffic issues. The closure would also promote
pedestrian-friendliness of Town Square.
The fourth and last element proposed is a trellis-type structure erected just adjacent to the West
Wing portion of City Hall. The trellis would replace the street opening of First Avenue on to
Seacrest Boulevard. The trellis will help enhance the aesthetics of the block, will improve the
connection between City Hall and the Children's School House Museum block, and create an
outdoor space for employees and visitors.
Alternative 5 (with no Trellis-type Structure, Figure 5.3):
This block is proposed to be the same as in Alternative 4, except without the trellis-type
structure. Instead, the entrance to the proposed parking structure that would be located
immediately to the south replaces it. The existing parking around City Hall is paved through the
center and Royal Palms are integrated on the rectangular-shaped island.
66
4. The Children's Schoolhouse Museum Block
The Children's Museum Block
~ ...... Ocean Dis~ct
........... Redevelopment Plan ~.~, ..........
............ Alternative 4
Figure 5.6. Children ~ M~eum Block
4. The Children's Schoolhouse Museum Block, Alternatives 4 and 5
The two alternatives are designed differently in the section of Town Square. Alternative 4
includes the original design for Town Square without the existing high school building, while the
design of Alternative 5 accounts for it.
Figure 5.6A. ALTERNATIVE 4: Proposed block with high school replaced with promenade.
Figure 5.6A. ALTERNATIVE 5: Proposed Schoolhouse Museum block with High School building
rehabilitate/preserved
68
Alternative 4 (High School Building demolished, Figure 5.1):
A. The Principal Public Space: Public Lawn/Promenade
The demolition of the old high school will strengthen the creation of a "Public Lawn
/Promenade", the fundamental concept of public space which will generate a sense of
community and social unity and interaction. The promenade will serve as a main
"Walkway" through Town Square linking City Hall with the Library/Civic Center. This
will be the principal public space. It will be surrounded by a mixture of public and private
buildings that will guarantee a level of activity appropriate to the center of the city. The
promenade will be lined on both sides with tall Royal Palm Trees. It will be a very
symbolic space. The promenade would be an ideal setting to host communal activities,
festivals, celebrations, markets and specialized functions.
B. The City Square
On the west side of the block, a green space fronting Seacrest Boulevard is proposed. This
green area is called "City Square". A city square is essential to a city and should be scaled
to match its environment. The proposed City Square is to contain a reflecting pool and
generous amounts of shade when trees mature. The "City Square" should be designed to
become very open, allowing the community and visitors to see one of Boynton's most
prestigious existing landmarks, The Schoolhouse Children's Museum. Both the "Public
Promenade" and the "City Square" would further enhance the existing Schoolhouse
Children's Museum, the playground and the Amphitheater.
C. Accommodating Parking Needs of Town Square: a Parking Structure
A parking structure is being proposed in the east side of this block. The parking structure
would be four stories high and aesthetically pleasing with articulated facades composed of
balconies with hanging plants.
Alternative 5 (High School Building rehabilitated, Figure 5.2):
A. Alternative Location of a Parking Structure
On the west side of the block, fronting Seacrest Boulevard a parking structure is being
proposed to meet the parking demand generated by the use of the rehabilitated Old High
School building. The parking structure would have an entrance from the southbound lane of
Seacrest Boulevard, and another entrance through the City Hall. First Avenue is closed on
this alternative as well. This parking structure should be 4 stories high. It would also have
articulated facades with balconies and hanging planters designed to screen the old high
school. A clear view to the Schoolhouse Children's Museum would preclude by the
preservation of the high school.
B. New Buildings for City Functions
In the east side of this block, a set of two square buildings is proposed. These two buildings
would be three to four stories high and should house city functions, such as meeting rooms
69
and extra children activity rooms. On the bottom floor, a museum store with delicatessen
could be allowed. Between the buildings would remain sufficient space for an appropriately
public plaza to be incorporated.
70
5. The Cultural Block
The Cultural Block
; ...... O~an Dis~ct
- Commun~
......... Redevelopment Plan
Fi~nre 5.7. ~e Cultural Block
7!
5. The Cultural Block
The design recommendations for The Cultural Block are the same for both alternatives.
1~T AVE.
Figure 5.7A: Proposed Cultural Block, both alternatives
A. The Creation of a Public Space
This block includes the continuation of the "City Square", the "Pedestrian Promenade", the
New Civic Center/Auditorium, and the City Library and proposed expansion. On the west
side of the block, the concept of "City Square" is continued but designed differently. In
this section of the square there would be the typical town gazebo and green space used for
either entertainment during special events or for open public meetings. No trees are
proposed leaving the area open for use and visual vistas. The "Pedestrian Promenade" also
continues on this block, this time serving as an interior pedestrian street. It connects City
Hall with the library and the proposed Civic Center/Auditorium.
B. The New Civic Center/Auditorium
The new Civic Center/Auditorium would include, besides an auditorium, meetings rooms,
flex space, an atrium, an outdoor terrace, and service area at the rear, providing a location
for cultural and educational facilities. The building could be a joint public/private venture,
and it has the potential for becoming one of Boynton's landmarks. The tower feature
proposed on the southwest comer of the building should be tall and articulated at the top
with an arcaded loggia that could be used as a "mirador" (a look-out tower). This tall
tower could easily become an icon for the city given its uniqueness and height. The
72
building should feature a portico in the main entrance, thus making people feel welcome
and setting a formal tone.
C. The Roundabout
A roundabout is being proposed to invite people from 2nd Avenue and 1 st Street.
The roundabout will include an area for Royal Palms in its center; placed in this location, it
will become a terminating vista seen from the proposed atrium of City Hall.
D. The Library Addition
The library and the library addition are located at the bottom of the west section of Town
Square. The addition is currently being designed as a two-story building in front (north) of
the existing library. The existing location for the drive-thru and parking will not be altered
by the proposed plan except that it will be upgraded with more trees. The existing Civic
Center will remain.
E. The Interactive Water Fountain
The shuffleboard courts by the Madsen Center will be relocated. They will be replaced by
an interactive water fountain. The public has unanimously embraced this idea. The
interactive water fountain will be integrated in a park-like setting with trees on both sides.
F. Town Homes/Parking Structure
At the bottom of the far east section of Town Square, a parking structure with attached
town homes is being proposed. The parking structure will be four or five stories in height
and will also serve Town Square and the downtown area. The parking garage will be
designed to be aesthetically pleasing with articulated facades composed of balconies with
hanging plants. On the facade facing 2na Avenue eight town homes are being proposed.
The town homes will serve as a transitional element between the Town Square area and the
single-family residential neighborhood across the street. The town homes will be designed
with the garage entrance at the back, inside the parking structure. The town home facades
will be very aesthetically pleasing with stoops, front yards and around three stories in
height.
73
6. Seacrest Boulevard
Seacrest Boulevard
74
6. Seacrest Boulevard
The design recommendations for Seacrest Boulevard are the same for both alternatives
e 1. Entryway Element
~ ~ ~ A proposed entryway arch feature, an architectural landmark, would be placed
~ ~ at the entrance to Town Square and the Ocean District area, from the
-~ intersection of Seacrest Boulevard and Ocean Avenue.
:H,L~.: ,.~, ~ 2. Street
-,-..:~r::.: For Seacrest Boulevard, a wide median lined by tall shaded trees is proposed, thus
~ ~' .-~ creating an appealing view. Again, the median will contribute to traffic and will invite
pedestrians to cross the street. As it is currently designed, the intersection is not
pedestrian-friendly.
3. A Roundabout
Another roundabout is recommended at the intersection of Seacrest Boulevard and
Ocean Avenue. The public felt that a roundabout in that particular location will serve
as a transitional element along Seacrest Boulevard to properly accentuate the entrance
to Ocean Avenue and the downtown. The roundabout will consist of single lane in all
directions and it will not affect the vehicular flow. Roundabouts are relatively the
safest intersections for vehicles and pedestrians. The redesigned Seacrest Boulevard
will become a narrower, more attractive street.
Figure 5.8A.
Proposed Seacrest
Boulevard.
75
7. Ocean Avenue Promenade
Ocean Avenue Promenade
~ ....... - Ocean District
~ ------ Community
- Redevelopment Plan
~* Altemative 4
Figure 5.9. Ocean Avenue Promenade
76
7. Ocean Avenue Promenade
The design recommendations for Ocean Avenue are the same for both alternatives.
?igure 5.9A. Proposed Ocean Avenue Promenade.
A. Street
Ocean Avenue Promenade was redesigned about two years ago, in a community-led effort. The
community vision was to create a less formal street than Boynton Beach Boulevard but yet
interesting enough to become the downtown "Main Street". The scale of Ocean Avenue is
smaller and more intimate than that of the major corridors.
The proposed design enhancements of this redevelopment plan are for Ocean Avenue to become
a "Main Street", with wide paved sidewalks making it pedestrian-friendly. The existing
sidewalks can be improved in certain sections of the Avenue by making them wider, thus
creating a sense of public space. Adjacent tenants could use the sidewalks as a place of outdoor
gathering. Dependent on building placement and footprint, some sidewalks could extend into
small intimate squares while others might merge into larger public plazas. These public plazas
could be enhanced with public art or water features in the center.
B. Buildings Fronting Ocean Avenue
The existing buildings on Ocean Avenue are mostly multi-family, with the exception of two
single-family homes. The plan proposes that any new buildings fronting Ocean Avenue maintain
the same scale and be more aesthetically pleasing. The plan recommends diversity in building
layout, to include linear buildings, u-shaped buildings to create outside gathering places, and
some designed with more mass and have tower-like structures attached in order to create
interesting focal points on the comers of the blocks. Maximum heights should not exceed of 45
feet. By the addition of arcades, the buildings will be brought closer to the sidewalk, creating a
special, shaded walkway for pedestrians. Parking should be moved to the back, accessible from
the alleys.
77
The plan proposes that all these buildings be mixed-use. The public suggestion was for the
retail establishments on the first floor to be locally owned or operated. Some residents insisted
that a neighborhood grocery store would greatly benefit the area. The office and residential uses
can occupy higher floors.
The intention of the plan for the Ocean Avenue Promenade is to create a "main street" where
local residents and visitors to the downtown could gather harmoniously and comfortably.
78
8. FEC Railroad Tracks
FEC Railroad Tracks
79
8. FEC Railroad Tracks ~ r
The design recommendations for FEC Railroad Tracks are the same for ,~n,~.~ ·
both alternatives. .~! ~
A. Guard Gates
One of the most emphasized complaints from the public made about the
study area concerned the safety at railroad crossings at Boynton Beach
Boulevard and Ocean Avenue. This plan proposes that quad gates be
installed at this intersection. Pedestrian guard gates should also be to
be included.
B. Noise Barrier
The second complaint the public made about the Railroad Tracks was
the noise pollution at night. As the train crosses the intersections, the
whistle on the locomotive is blown. In addition to quad gates the
solution to the noise pollution proposed by the plan is to create a heavy
landscape barrier on the west side of the tracks. This barrier should be
wide and include a large number of shade trees.
Figure 5.10A.
Prot~osed FEC
80
9. - 10. Single Family Residential and Multi-Family Residential
Single Family Residential and
Multi-Family Residential
~ ....... Ocean District
~ .... Community
,~ ......... Redevelopment Plan
· - ............ Alternative 4
5.11. Single Family and Multi-Fam/ly Residential
81
9. Single Family Residential Area
This area shall be preserved essentially as it is, subject to owner enhancements.
Figure 5.1 lA. Existing single-family area, no changes proposed
10. Multi-Family Residential Area
This area shall be preserved essentially as it is, subject to owner enhancements.
Figure 5.1 lB. Existing multi-family area, no changes proposed
82
Ocean District Community Redevelopment Plan
Alternative 4
83
Ocean District Community Redevelopment Plan
Alternative 5
84
SECTION VI
RECOMMENDATIONS AND PR OJECTS
90
.RE COMMENDATIONS A ND PR OJECTN
1. Specific Recommendations to Implement Redevelopment
The programs and projects listed below will implement the redevelopment
strategies discussed in the previous section. These programs and projects should be
implemented to eliminate or decrease the blighting influences found in the Ocean District
Community Redevelopment Area, as well as enhance the area's long term viability.
Recommendation 1: Amend" Section IH. Land Use Problem and Opportunities"
of the Comprehensive Plan Future Land Use Support Documents.
Purpose: To remove all recommendations inconsistent with the Ocean District
Community Redevelopment Plan.
.,Recommendation ~: Amend the Zoning Code to include specific regulations for
the study area in the Mixed Use-Low Intensity Zoning District. Only minor adjustments
to the Zoning Code may be necessary to implement the land use and zoning
recommendations of the Ocean District Community Redevelopment Plan. The existing
Mixed Use (MX) land use designation, in the adopted Boynton Beach Comprehensive.
Plan, originally adopted in 1989 is adequate to accommodate the mixed use development
envisioned for the Boynton Beach Boulevard corridor, Ocean Avenue, and along the
northeast border of the study area.
The adopted Mixed Use-Low Intensity (MU-L) zoning district regulations, which
permit the mix of uses envisioned in these areas, will need to be modified slightly for the
specific area of the Ocean District to ensure compatibility with the scale, massing and
91
.RECOMMENDATIONS A ND PROJECTS
setbacks fi.om surrounding existing development. The development of the existing
zoning regulations foresaw such an event and includes the language "Height restrictions
and densities may be further limited in certain geographic areas to further applicable
redevelopment plans." Development and adoption of the amendments could be
accomplished within a three-month time frame.
Purpose: This will allow the development of the desired land uses in the district
area.
Recommendation 3: Develop signage standards that address in detail issues such
as sign height; width; style; lettering; color; placement; landscaping; and, content. Define
signage, including a definition concerning advertising on commercial vehicles and
prohibition of parking such vehicles in a manner that constitutes signage proximate to the
right-of-way. Require new signs or substantial repairs to existing signs to comply with
the regulations.
Purpose: Detailed sign regulations will greatly enhance the appearance of the
district.
Recommendation 4: Develop a design program for structures, signage and street
furniture, that includes the implementation of a color palate and architectural themes in
the context of the district.
Purpose: The program will create a sense of identity and visual appeal for the
redevelopment area.
92
RECOMMEND.4 TI~IN,¥ ,4ND PROJECTS
2. Specific Projects to Implement Redevelopment
Project 1 - Public Parking: Town Square area adjacent to Seacrest Boulevard,
the existing surface parking area west of 1st Street, and the area where the existing shuffle
board courts are located could be developed with parking structures to serve the district
area. The garage recommended to place the shuffleboard courts could be combined with
town homes facing SE 2nd Avenue, to become a transitional element to the residential
area on the south.
Project 2 - Civic/Auditorium Centre: The building would be located adjacent
to Ocean Avenue in the cultural block of Town Square. The building could be developed
as a joint public/private venture. The square footage of the building should be around
95,000 Square feet. The new Civic Centre/Auditorium would include, an auditorium for
700 people, meetings rooms, flex space, atrium, and an outdoor terrace. The building
would provide a location for cultural and educational facilities. The building has the
potential of becoming one of Boynton's landmarks
93
94
SECTION VII
NEIGHBORHOOD IMPACTS OF
REDE VEL OPMENT A C TIVITIES
95
NEIGHBORHOOD IMPACTS OF REDEVELOPMENT ACTIVITIES
1. Neighborhood Impacts of Redevelopment Activities
The redevelopment area contains a number of residential units. The following section
describes the potential impacts of redevelopment efforts on residential neighborhoods within
the redevelopment area. While the potential impacts of the recommended programs and
projects have been identified, it is possible that impacts resulting from implementation of
redevelopment actions may be undetermined. As a result, the potential neighborhood impacts
of site specific projects will be evaluated as each is presented for consideration by the
Community Redevelopment Agency.
Tra~c Circulation
No independent traffic engineering analysis of the traffic impacts on the various
roadways was done as part of this plan. A preliminary evaluation by the City Engineering
Office indicates that existing local streets can easily accommodate the changed traffic
conditions, and that Boynton Beach Boulevard can be constrained with only minimal impacts
on traffic capacity. However, as the plan develops further, it may be necessary for the City of
Boynton Beach to contract with an independent traffic engineering firm to evaluate traffic
conditions based upon very defined traffic data and development scenarios. This future
evaluation would serve as a basis for refined plan preparations as well as garnering support
and approval from the Florida Department of Transportation who has jurisdiction on Boynton
Beach Boulevard.
Community Facilities and Services
Redevelopment activity within the Ocean District redevelopment area is expected to
have a positive impact on community facilities and services. The plan proposes to add a City
96
NEIGHBORHOOD IMPACTS OF REDEVELOPMENT ,4 CTIVI TIES
annex building on Boynton Beach Boulevard, a Library-addition, and a new Civic/Auditorium
Centre, which will house additional recreational and cultural programs.
Effect on School Population
There are no existing public schools within the redevelopment area. There are
however, a number of schools located proximate to the redevelopment area that serves
residents within the area. The following table shows the design capacity of permanent
structures for these schools and the projected 2008 - 2009 student enrollment.
Table 7.1. -- School Capacity and Enrollment, 2008-2009
"School Capacity Enrollment
F.I.S.H. *
Forest Park Elementary 749 596
Crosspointe Elementary 996 791
Galaxy Elementary 633 591
Poinciana Elementary 922 680
Congress Middle 1,344 1,446
Boynton Beach High 2,476 2,845
Note: Poinciana Elementary is a magnet school
· F.I.S.H. (Florida Inventory of School Houses)
Source: Palm Beach County School District Planning & Real Estate Division
As these data indicate, school capacity varies for each standard public school that '
serves the redevelopment area. Student projections show that capacity is available for all
elementary schools serving the district. Conversely, both the middle school and high school
will be overcrowded. One of the recommended components of this redevelopment plan
includes the provision of additional housing units to strengthen the viability of the
redevelopment in the downtown area. The additional housing units anticipated, however, will
97
NEIGHBORHOOD IMPACTS OF REDEVELOPMENT A CTIVITIE,¥
likely be apartment units. Because of the unit style and location, it is likely that the resident
population of these units will be predominantly single or two person households. As a result,
the impact on the school population should be minimal. The effects of specific redevelopment
projects with a residential component that creates a net increase in housing should be
considered on an individual basis as they are proposed.
Land Acquisition
Both alternatives recognize that it may be necessary to pursue the acquisition of some
properties in order to provide for the development of a new Auditorium/Civic Centre and a
new City Hall Annex.
Environmental Quali _ty
The redevelopment programs and projects suggested by these plans are intended to
improve the overall environmental quality. The architectural guidelines, improved signage
and zoning changes will have a positive impact on surrounding residential areas.
98
SECTION VIII
SOURCES OF REDEVELOPMENT
FUNDING AND FINANCING
99
$ 0 UR CES OF RED EVE L OPMENT FUND ING A ND .FINal NCING
1. Sources of Redevelopment Funding and Financing
Both proposed alternatives include improvements that will require public funding,
though some form of public/private partnership could be envisaged for the new Civic Center
and the parking structure attached to the proposed town homes in the southwest quadrant of
the Ocean District. The construction cost of the Civic Center is estimated to be about $14
million (based on the actual per square foot contract price for the city of Palm Beach
Convention center); the cost of the parking structures will run approximately between $10,000
and $15,000 per parking space (depending on the parking structure's size and the resulting
economies of scale).
This section provides a general review of potential sources of funding for
redevelopment programs, and a description of the funding sources applicable to each of the
improvements or projects identified in the plan. Aside fi.om the sources described below,
grants fi.om various sources may be available.
In general, a variety of financing options are presently available to the Community
Redevelopment Agency, which include the following:
.Tax Increment Revenues
Tax increment is typically the major source of funding for redevelopment projects
under the State of Florida Community Redevelopment Act. This increment, which is
determined annually, is equal to 95 percent of the difference between the amount of ad
valorem taxes levied each year by each applicable taxing authority on all taxable lands and
buildings; property within the redevelopment area; and, the amount of ad valorem taxes that
100
$0 UR CES OF REDE VEL OPMENT FUNDING ./t ND .FIN,4 NCING
would have been produced by the current millage rates prior to establishment of the
Redevelopment Trust Fund. Both of these amounts are exclusive of debt service millage of
the taxing authorities.
The ability of the Community Redevelopment Agency to utilize this funding method
requires two key actions. The first is the establishment of a redevelopment trust fund as
required by F.S. 163.387 as .the repository for increment tax funds. The second is the
provision, by adopted ordinance of the City, for the funding of the redevelopment trust fund
for the duration of the redevelopment plan.
Redevelopment Revenue Bond~
The provisions of F.S. 163.385 allow the City of Boynton Beach or the Boynton
Beach CRA to issue revenue bonds to finance redevelopment actions, with the security for
such bonds being based on the "anticipated assessed valuation of the completed community
redevelopment." In this way, additional annual incremental increases in taxes generated
within the CRA is used to finance the long term bond debt. Prior to the issuance of long term
revenue bonds, the City or the CRA may issue bond anticipation notes to provide initial
funding for redevelopment actions until sufficient tax increment funds are available to
amortize a bond issue.
...General Revenue Bonds
For the purposes of financing redevelopment action, the City of Boynton Beach may
also issue general obligation bonds. These bonds are secured by debt service millage on the
real property within the City and must receive voter approval.
101
SOURCES OF REDEVELOPMENT FUNDING AND .FINANCING
Community Development Block Grants (CDBG)
The City of Boynton Beach is a recipient of CDBG funding from the U.S. Department
of Housing and Urban Development. These CDBG monies may be able to applicable to a
variety of direct benefit programs in portions of the redevelopment area. Additionally,
portions of the redevelopment area may be eligible for area-wide improvements, which
includes capital improvement projects.
Land Sales/Leases
Acquisition of property, and in preparation for development, are powers available to
the Community Redevelopment Agency under the provisions of Chapter 163, Florida
Statutes. The resale or leasing of such land to private developers can provide another source
of income within the CRA, as well assist in "jump starting" redevelopment efforts.
Direct Borrowing From Lenders
The CRA is also authorized to fund redevelopment projects and programs through
direct borrowing of funds. Depending on the particular project funding requirements, the
CRA may utilize both short and long term borrowing. Although terms and conditions may
have a direct bearing on the use of a particular commercial lending institution, the CRA may
be able to obtain a very competitive interest rate and terms.
102
SECTION IX
REFERENCES
103
1. References
City of Boynton Beach. Comprehensive Plan. Originally Adopted in1989.
City of Boynton Beach. Future Land Use Support Document: Section VIII "Problems
and Opportunities. 1989.
City of Boynton Beach. Land Development Regulations "Chapter 2: Zoning." No date.
City of Boynton Beach. "Official Future Land Use Map." May 2003.
City of Boynton Beach. "Official Zoning Map." February 2003.
Duncan Associates, Inc. Boynton Beach Vision 20/20 Redevelopment Master Plan.
September 1998.
Florida. Florida Statutes, Sec. 163, Part III. 2000 Supplemem.
Palm Beach County Property Appraisers Office. February 2001.
Schwab,Twitty & Hansen. West Palm Beach. April 2003.
104
SECTION X
A CKNO WLEDGEMENTS
105
A CKNO WL.EI)GEMENTS
1. Acknowledgements
Citizen Participation
Mr. and Mrs. John Bodine Maureen Hilbert
Gordon Crawley M. Lewkoincz
Larry Finkelstein Kim Longaere
Mike Fitzpatrick Jean and Alvin Norgiel
Ginny and Bob Foot Harvey Oyer
Denise Hilbert Paul VanStelant
city Staff
Jose Alfaro Doug Hutchinson
Kurt Bressner Eric Johnson
Nancy Byrne Jeff Livergood
Dan DeCarlo Wally Majors
Arleen Dennison Pete Mazella
Maxime Ducoste-A. Dep. Chief Jim Ness
Arlette Duncan Joe Sciortino
Virginia Farace Octavia Sherrod
Chief Marshall Gage Samantha Sidlower
Lusia Galva Dale Sugerman
Wilfred Hawkins John Wildner
Ocean District Pro/ect Team
Quintus Greene, Director of Development
Michael W. Rumpf, Director of Planning & Zoning
Margelly Beltran, Project Manager
Dick Hudson, Senior Planner
Hanna Matras, Planner
106
SECTION XI
APPENDIX
107
Ocean District Community Redevelopment Plan
Alternative 1
Ocean District Community Redevelopment Plan
Alternative 2
Ocean District Community Redevelopment Plan
Alternative 3
Ocean District Community Redevelopment Plan
Preliminary Results Report
I. Introduction:
On Thursday, January 31, 2002, the City of Boynton Beach held an In-House Workshop with the
participation from select city staff and upper level administration. The In-House Workshop, an
intensive three-hour brainstorming session, was divided into several components: · Phase I Report Presentation
· Presentation of the Town Square Conceptual Master Plan; and
· Team Visioning Session.
During the Visioning Session, participants were divided into three (3) groups, each facilitated by
a representative from the Development Department, with the goal to design a conceptual master
plan for the study area. Each group was "to let their imaginations run wild and think of the
study area as a giant vacant lot". The workshop was concluded with the presentation of each
team concept.
On Thursday April 11, 2002, city staff held a two-and-one half hour (2 1/2) Public Visioning
Session with local residents and property owners. The program was similar to the In-House
Workshop. As an introduction, the attendees were shown slides from other cities as examples of
successful redevelopment programs. Participants were then asked to join one of the four design
groups each facilitated by a planner.
This Preliminary Report presents the suggestions and proposals made by the individual teams for
the study area, begining with each team response to the following questions: · What features they liked;
· What features they disliked;
· What changes would they like to see; and
· What would they not like to see changed.
This report presents the four (4) conceptual plans and unified vision, and concludes with staff
analysis of the similarities and differences in concepts developed by the respective teams. Staff
generated a list of the top ten most frequently proposed ideas for the study area, which are
synthesized and mixed into three conceptual alternatives. It is the intent of staff that the final
conceptual alternatives be presented to the public and the City Commission. Staff will then
prepare a final plan from the preferred concept.
Ocean District Community Redevelopment Plan
II. Study Area Map
Ocean Dis_trict Redevelopment Plan With Building Footprints
BOYNTON B 2ND AVE
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1ST AVE
OCEAN AVE OCEAN AVE OCEAN~
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2ND AVE 2ND A~
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Ocean District Community Redevelopment Plan
II. In-House Workshop Group Findings- Participants~ Preferences and
Sketches
Group 1
Dick Hudson, Senior Planner
Jose Alfaro, Planner
Wilfred Hawkins, Assistant City Manager
Octavia Sherrod, Manager of Community Development
Pete Mazella, Assistant to Director of Utilities
Nancy Byme, Assistant Director of Development
Hanna Matras, Economic Planner
What They Liked: What They Disliked:
1. Cluster of cultural attractions 1. Zoning & Land Use (Variety)
2. Cluster of government facilities 2. Railroad corridor (plus & minus)
3. Proximity to marina project 3. Need to relocate M-1 uses
4. Availability of infrastructure
What They Would Like to see: What They Would Not Like To See:
1.Encourage town homes in the area 1. More areas zoned R-2 (duplexes)
north of S.E. 1 st Ave. 2. Post Office to stay on South Side of
2. Entry way character to Boynton Boynton Beach Blvd.
Beach Blvd.
3. Maintain single family area on
southeast comer of study area
4. Opporttmities for personal
services and entertainment
5. Landscape on Seacrest Blvd.
6. Mixed-Use area fronting Ocean
Avenue and Boynton Beach Blvd.
7. Height of buildings (3-4) Stories
Ocean District Community Redevelopment Plan
IN-HOUSE WORKSHOP
GROUP SKETCHES
Group 1
City Of Boynton Beach
Developemnt Department
Planning & Zoning Division
Group 2
Margelly Beltran, Planner
Eric Johnson, Planner
Quintus Greene, Director of Development
Dale Sugerman, Assistant City Manager
Joe Sciortino, Director of Golf Course
John Wildner, Director of Parks
Jim Ness, Dep. Chief of Fire Department
Barbara Meacham, Landscape Architect
What .They Liked: What They Disliked:
1. Block layout of study area 1. Poor pedestrian connections
2. Cluster of government facilities 2. Poor parking
3. Proximity to marina project/ 3. Development parcels not clustered
bridge together for development
4. Availability of infrastructure 4. No central attraction
5. Ocean Avenue as a "Main Street" 5. Suburban zoning code for an urban
6. Existing mature trees in Town area
Square 6. Underutilization of the commercial
7. Quick access to state highway parcels fronting Boynton Beach Blvd.
8. Low property acquisition cost 7. Visually nothing pleasing
9. Vacant lots adjacent to Railroad 8. Lack of color-everything
10. No drainage issue (new system) monotonous
11. Varied zoning uses 9. Residents (long established)
10.Boynton Beach Blvd. not
pedestrian friendly
What They Would Like to see: What They Would Not Like To See:
1.Satellite college campus 1. Maintaining police surface parking
2. Mixed-Use on Boynton Beach 2. Boynton Beach Blvd. to stay the
Blvd. same
3. Preserve single family
neighborhood
4. Buffering Railroad tracks
5. Create train station near tracks
6. Mixed-Use area (fronting Ocean
Avenue)
7. Height of buildings (3-4) Stories
8. Town homes to replace existing
condos and duplexes
9. More green areas
Ocean District Community Redevelopment Plan
IN-HOUSE WORKSHOP
GROUP SKETCHES
Group 2
City Of Boynton Beach
Developemnt Department
Planning & Zoning Division
IN-HOUSE WORKSHOP
GROUP SKETCHES
Group 2 Sketch 2
..;~
City Of goynton Beach
Developemnt Department
Planning & Zoning Division
Group 3
Maxime Ducoste-A., Planner
Lusia Galav, Principal Planner
Jeff Livergood, Director of Public Works
. Dan De Carlo, Neighborhood Specialist
Kurt Bressner, City Manager
Marshall Gage, Chief of Police
Virginia Farace, Director of Library
Wally Majors, Director of Recreation Dept.
What They Liked: What They Disliked:
1. Municipal complex being a 1. Condo's at 1st Street are a detriment
transition between east and west 2. Boynton Beach Blvd.
2. Ocean Avenue as a core 3. Lack of parking
What They Would Like to see: What They Would Not Like To See,:
1. Include residential area south of
2nd Avenue to be included in project
2. Mix-Use on Boynton Beach Blvd.
3. Alleys to become walkways as a
transitional element
4. Buffering Railroad Tracks; to
become pedestrian walkway
5. Bicycle path on Ocean Avenue
towards beach
6. Boynton Beach Blvd. east of
Seacrest to be reduced in width, with
on street parking and nice
streetscape
Ocean District Community Redevelopment Plan
IN-HOUSE WORKSHOP
GROUP SKETCHES
Group 3
City Of Boynton Beacl~
Deveiopemnt Department
Planning & Zoning Division
II. Public Visioning Session Group Findings- Participants, Preferences and
Sketches
Group 1
Margelly Beltran, Urban Designer/Planner
Fred Violette, Resident/Owner
Kaithleen Violette, Resident/Owner
Karen Okenica, Resident/Owner
Micheline Many, Resident/Owner
Jack Dimke, Resident/Owner
What They Liked: What They Disliked:
1. Ocean Avenue 1. Railroad Tracks: better gates and
2. Scale of study area night time horn blowing
2. Not incorporating Old High School
into Town Square Plan
What They Would Like to see: What They Would Not Like To See:
1.Dense landscape buffer along train 1. Not make any changes!
tracks
2. Multi-story parking garage (South
of Boynton Beach Blvd. and north of
Ocean Avenue
3. Maintain single family area on
southeast corner of study area
4. Preserve High School and
incorporate into city complex
connecting City Hall via above street
covered walkway.
5. Return original street names; Palm
Street (3~ Street)
6. Fountain (interactive?) across
from old school. New park with
sculpture garden setting.
7. Built townhomes where condos
8.Mixed Used 5 story buildings
along Boynton Beach Blvd.
9. Pave wide sidewalks and
landscape median on Boynton Beach
Blvd.
10. Work on 50's color theme for
area (Chevy Aqua, Studebaker
Coral, Desoto Purple)
Ocean District Community Redevelopment Plan
PUBLIC VISIONING SESSION
GROUP SKETCHES
Group 1
City Of Boynton Beach
Developemnt Department
Plannino & Zoninc~ Division
Group 2
Hanna Matras, Economic Planner
Juls Leon Valdez, Resident/Owner
Victoria Johnson, Resident/Owner
Karl. Hobschaidt, Resident/Owner
Claudia Hobschaidt, Resident/Owner
Michael A. Parker, Resident/Owner
.What They Disliked:
1. High School building 1. City's reputation for doing .Nothing
2. Ocean Avenue streetscape 2. No plans of City to save Old High
improvements, school building
3. The many changes in Commission
4. Displacement of residents
5. Code Compliance building image
What They Would Like to see: What They Would Not Like To See:
1.Constructing Paved Intersections1. Post Office kept were presently is
2. Improved alleyways
3. Road right-of-way that was not
used- Use it and make it a one-way
street, along 3rd Street
4. Historic district
5. Relocate Post Office building and
have public buildings on NE corner
of Boynton Beach Blvd. and
Seacrest
6. Bed & Breakfast- maintain
general outlook of street while
allowing a variety of different
businesses
7.Mixed Used 45' buildings along
Boynton Beach Blvd.
8. Trolley services
9. Parking garages
Ocean District Community Redevelopment Plan
PUBLIC VISIONING SESSION
GROUP SKETCHES
Grou~ 2
City Of Boynton Beach
Developemnt Department
Planning & Zoning Division
Group 3
Mike Rumpf, Director of Planning and Zoning
Irene Koumiss, Resident/Owner
Libby Langan, Resident/Owner
Denise Hilbert, Resident/Owner
Anne C. Oneill, Resident/Owner
Gordon Crawley, Resident/Owner
What They Liked: What They Disliked:
1. Police Station in area 1. Post Office circulation and
2. Convenience/Deli use in vicinity appearance
What They Would Like to see: What They Would Not Like To See:
1.Clothing stores
2. Major grocery shopping center
3. Maintain "Old" Florida character
in the redevelopment effort
4. Keep convenience/deli store in
area
5. Add sidewalks
6. Keep police station in
neighborhood
7. Continue streetseape
improvements on US-1 and 1st
Street
8.Improvements should match
existing scale and charm
9. Move Civic Center
Ocean District Community Redevelopment Plan
PUBLIC VISIONING SESSION
GROUP SKETCHES
Group 3
City Of Boynton Beach
Developemnt Department
Planning & Zoning Division
Group 4
Quintus Greene, Director of Development Department
Ruth Jones, Resident/Owner
Patel Rajesh, Resident/Owner
Bertha Welch, Resident/Owner
Bu Kenyorr, Resident/Owner
What They Liked: What They Disliked:
1. The Study area the way it is 1. Nothing
currently
What They Would Like to see: What They Would Not Like To See:
1.Retail in Boynton Beach Blvd. 1. Study area to change
2. Maybe mixed-
use on Boynton Beach Blvd.
3.Maintain residential
Ocean District Community Redevelopment Plan
PUBLIC VISIONING SESSION
GROUP SKETCHES
Group 4
City Of Boynton Beach
Developemnt Department
Planning & Zoning Division
IV. Staff Analysis of Group Findinus
A review of the seven individual group plans indicates that there where ten similar concepts or
themes that each group included in their plans. These general common themes are discussed
below.
A. Zoning:
The growing interest in mixed-use prompted most teams to suggest mixed use as a component of
their design proposals. Also, groups recommended that building heights be increased above five
stories. While a variety of permitted and prohibited uses were discussed, most teams suggested
varying combinations of residential, retail and service commercial, office and civic/govermnental
uses. Allowable uses, mixture of uses, density and height limits, as well as other site-related
controls are best regulated through amendments to the Future Land Use Map and rezonings.
B. Architecture:
The team promotes the creation of a sense of place within the study area, through the
establishment of building scale, color and architectural style. Two teams specifically suggested
that the style for new developments should be similar in character to what is existing: the "old
Floridian" style. The teams also discussed the importance of preserving the existing scale within
the study area, and 5 stories was suggested as the maximum height.
C. Railroad Tracks:
Nearly, all groups recommended the additions of considerable buffeting of the railroad tracks.
They recognized both the sound mitigating benefits as well as the aesthetic enhancement of such
buffering. All of the public visioning teams felt that the existing crossing gates are not safe nor
pedestrian-friendly. Another recommendation made by the groups is to use a train station theme
to revive the historical character of the area_
D. Parking and Vehicular/Pedestrian Interconnecfivity:
Several groups agreed that the surface parking lot on the northwest comer of Ocean Avenue and
1st Street was not ideally located and should be replaced with a higher and better use. They also
suggested that the parking garage proposed on the Town Square Conceptual Plan should be
moved to a vacant lot near the Railroad Tracks. One group recommended that the proposed
parking garage and existing surface parking lot should be connected to the City Hall Complex
via an above-ground, roofed pedestrian structure.
Ocean District Community Redevelopment Plan
The same team proposed a trolley system to connect the study area with the downtown.
Many groups agreed that there should be more paver-enhanced intersections like the ones on
Ocean Avenue, Boynton Beach Boulevard and Seacrest Boulevard. Most teams recommended
that the city should redesign the streets in the study area to be more pedestrian-friendly with
wider sidewalks, landscape "bump-outs" and visible crosswalks.
One team suggested the use of the alleys for vehicular circulation, for intereonnectivity and to
reduce vehicle trips on collector and local streets.
E. Boynton Beach Boulevard
Most groups viewed the current speed of vehicles on this roadway as detrimental to the function
of the study area. Not only did the groups see the high speed as a public safety concern, but also
as a deterrent to pedestrian movement in the area. Recommendations included the installation of
pedestrian cross-walks using brick pavers, landscaped roadway medians, street furniture, wider
sidewalks and on-street parking to calm traffic speed.
Many groups agreed on proposing mixed-use development fronting Boynton Beach Boulevard.
The buildings were envisioned with commercial or office uses on first and residential on the
upper floors. All groups recommended the addition of landscaping along the corridor.
F. Town Square
One-half of the in-house groups agreed that the proposed plan for Town Square was impressive
and interesting and only suggested minor changes. However, the Public Visioning teams,
criticized the conceptual plan mainly due to the elimination of some homes and the old high
school.
A controversial element in the plan is the demolition of the old high school building. Most of the
public teams felt that the high school should be preserved and rehabilitated into a civic/theater
space, and the area proposed on the plan as the new civic/auditorium space be turned into a park
with an interactive fountain and a sculpture garden, "Center of Green Space." Some groups
also recommended that lusher landscaping be planted with colorful flowers, instead of the
colorless existing landscape. Overall, most teams agreed that Town Square should become a
civic and cultural center for the city.
G. Ocean Avenue:
The teams proposed that Ocean Avenue become the downtown's main street. Ocean Avenue
underwent a streetscape modification process that residents and owners were very please with.
One team suggested that Bed & Breakfasts front the street along with a "light" mix-use
development. Staff interprets as smaller scale buildings with max. heights of two stories.
Another recommendation by the teams is to make the intersection of Seacrest Boulevard and
Ocean Avenue more of a focal point, perhaps with a roundabout, creating a formal entry to
Ocean Avenue and the downtown. The other suggestion was to design a bike path on Ocean
Avenue that would take advantage of the connection of the bridge to the beach.
Ocean District Community Redevelopment Plan
H. Residential:
Most of the teams agreed that the southeastern section of the study area should remain with
single-family housing. Three teams proposed town-homes for the area between 1st Street and 3rd
Street. Most teams agreed on integrating mixed-use (commercial/office and residential)
development on Boynton Beach Boulevard and Ocean Avenue. Again teams desire to limit new
buildings 5 (5) stories high.
I. Concluding Remarks
City staff will now begin the process of reviewing all options and generate three (3) conceptual
design alternatives. These alternatives will then be presented to the public via another public
workshop, followed by presenting the most preferred concept to the City Commission. A final
plan will then be
generated.
Ocean District Community Redevelopment Plan