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Minutes 02-17-11 MINUTES OF THE CITY COMMISSION DOWNTOWN DEVELOPMENT WORKSHOP HELD ON FEBRUARY 17, 2011 AT 6:00 P.M. AT THE INTRACOASTAL PARK CLUBHOUSE, BOYNTON BEACH, FLORIDA, PRESENT: Jose Rodriguez, Mayor Kurt Bressner, City Manager Marlene Ross, Vice Mayor James Cherof, City Attorney William Orlove, Commissioner Janet Prainito, City Clerk Woodrow L. Hay, Commissioner Steven Holzman, Commissioner 1. Welcome and Introductions Mayor Rodriguez welcomed all to the workshop and called the meeting to order at 6:01 p.m. The Downtown Development Workshop is critical to the City of Boynton Beach. There needs to be consensus regarding what should be done and the City Commission has not always agreed on the path or direction it would take. He hoped that at the end of the workshop there would be consensus reached on the direction they should take. There were many moving pieces that need to be identified and ultimately, a plan was needed that all believed in and supported. Self-introductions were made as noted above. Also present was Quintus Green, Development Director, and Vivian Brooks, Interim Community Redevelopment Agency Director. Mayor Rodriguez thanked the citizens and developers present, some of whom would have an opportunity to speak. 2. Overview of the Vision and Downtown Master Plan/City/Community Redevelopment Agency Vision Ms. Brooks expressed hope the attendees would find the information helpful and staff ideas exciting. The Downtown Master Plan (DMP) was adopted in January 2009 to create a unified vision for the downtown. It had significant public involvement. A map of the area was displayed showing the boundaries that was encompassed in the planning perspective of the DMP. The purpose was to link the areas to create an identifiable downtown. Boynton Beach never had much of a downtown - historically, it was comprised of a couple of blocks. The goals and guiding principal of the DMP were to: create a family friendly, mixed use downtown development  protect the single-family neighborhoods  have a cultural center around existing cultural providers  preserve the historic fabric in the community  1 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 provide improved public access to the water  connect green spaces  address visual blight  provide community services in neighborhoods  provide a balance of housing and employment  support local businesses retention  phased redevelopment to generate momentum  articulate a clear vision; and  create feasible implementation steps  There was no one distinctive architectural style but there are unique elements throughout the area that can be connected together to reinforce a sense of place. 3. Economic Development Perspective on Boynton Beach Quintus Greene, Development Director, commented there are two things to remember which were there are “ises” and “ought tos.” When talking about economic development, staff has to deal with “ises.” Economic development can be described as the sustainable increase in living standards within a given community’s state. It is usually measured by an improvement in the quality of life, in terms of job creation, economic output and the increases in the tax base. In societies where most of the economic activity is generated by private businesses, there is often intense competition for new economic projects. As a result, the struggle to attract and retain private businesses often takes the form of various financial incentives. In today’s economy, businesses face intense pressure to be more competitive, globally flexible and opportunistic in response to changing technologies and market demands. It has had a significant impact on cities throughout the country. The transfer of industrial jobs off shore to the steel and auto industries has been documented, but there has been a less obvious, but still profound impact on the commercial real estate market as businesses shifted many of their back office functions off shore. Cities and states must remain competitive and must compete with online commerce. If the City wants to distinguish itself as a 21st Century City, it must embrace a new way of looking at itself. The key is establishing a consensus about what kind of city Boynton Beach wants to be. It needed to be based on an honest assessment of the City’s strengths and weaknesses, and allow for creating a vision that can be carried forward. The 2009 plan can form the basis of the assessment and realization of the vision. Mr. Greene reviewed a chart indicating the life-style factors that most commonly influence decisions of corporations. At the top of the list was a quality of life index containing items such as housing, quality education, employment, fire/police and security, shopping and others. The list is included with the meeting materials. The determination was made a year ago that the most effective way to initiate an Economic Development Program in the City was to focus on a business retention program. 2 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 Surveys were sent to the top 100 businesses to get a snapshot of major issues and concerns and gauge perceptions about doing business in the City. The object behind the effort was to reach out to large local business and let them know their presence was valued. The second reason was to secure information to allow staff to make recommendations regarding incentives that enhance the business climate. About half returned the survey and expressed their willingness to meet with a team for the purpose of having a more in-depth discussion of issues and concerns. Only a few meetings took place so far. When they are completed, staff will have ascertained the key issues and concerns of the key businesses. Staff wanted to concentrate on those that wanted to meet and then follow up with those that did not respond. They then would be in a position to make recommendations to the City Commission. The next effort was to initiate a target industry study to recruit those businesses that fit the community. Mr. Greene explained, presently, the only area in Boynton that met the dictionary definition of a “Downtown” was within approximately a half-mile radius of Congress and Old Boynton Road. Once the notion that the downtown “ought to” be centered in the area of Ocean Avenue and Federal Highway, staff can begin to focus on a more practical and realistic approach to restore economic vitality in the City and start City neighborhoods with their own unique cultural assets. The City should be realistic about Ocean Avenue between Seacrest and Federal Highway becoming like Atlantic Avenue in Delray Beach. Atlantic Avenue is the product of a different City culture and an entirely different traffic pattern. The shops cater to a different demographic than what exists in Boynton Beach. With the introduction of residential development in the corridor east of Federal Highway, there is an opportunity to expand shops and restaurants, similar to what occurred in Delray. If the City could be more open in its thinking to take advantage of the existing historic structures and cultural resources, such as the Art Center, Library and Children’s Schoolhouse Museum, great things can happen in the area. The zoning overlay that was recently approved was one step in the direction. Thinking outside the box could offer solutions about what to do with City Hall and the Police Headquarters. Traffic volumes and the taxable value of properties within a 1,000 foot radius of Woolbright and Federal Highway and Boynton Beach Boulevard and Seacrest are the 7th and 8th busiest intersections. The market value of the commercial and mixed-use properties at Woolbright and Federal Highway are 37% higher and have a taxable value 80% higher than Boynton Beach Boulevard and Seacrest, where City Hall is located. From an economic development perspective, an obsolete City Hall and Police Headquarters at the present location that pays no property taxes, represents an underperforming City asset that contributes nothing to the immediate neighborhood. It would be better to relocate the facilities to another location and market the existing site for a more productive and taxable use. Mr. Holzman noted City Hall is one of the biggest employers, and yet the areas around it are unmarketable because there is nothing occurring. He inquired if City Hall were 3 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 removed, what would that mean for the surrounding residents. Mayor Rodriguez inquired how much of the traffic volume was due to City Hall, Police Station, Post Office, Library and other facility operations. Mr. Greene responded the idea is not that the corner would become vacant. It would be marketed for development that would generate property taxes. The significant part of the volume results from Bethesda, and the traffic volumes are heavy. Additionally, the building site is on the right-hand side outbound from the major employer. Individuals shop on the way home, not on their way to work. Accordingly, being on the right-hand side makes it attractive for commercial development. He did not know the vehicle counts attributable to City Hall versus Bethesda, but commented it was an attractive commercial site, and it currently does not generate taxes. Mr. Bressner explained staff could do a traffic count for City Hall related to the overall traffic volume. Mr. Greene clarified if the objective is to revitalize the historic downtown area, and to generate property taxes, the City has a facility sitting on a highly desirable corner that is doing neither. It was noted Delray Beach has their City Hall downtown and it is thriving. It is located on a main road and Commissioner Holzman inquired why Boynton’s would not thrive. Mr. Greene responded it has an entirely different traffic pattern and environment. Mr. Greene reviewed a poll conducted by the Gallup organization of 43,000 people from 26 cities which indicated the major draws. Capital investments and talented individuals are essential for economic development and cities would do well if they focused on those elements that feature most prominently in building residential attachments to their community. Jobs, the economy, and safety were not the most significant factors. The poll indicated quality of life factors were predominant. Social offerings, ranging from social community events to nightlife, were at the top of the list. Next was openness, meaning the community was a good place for elderly, singles, families with children and ethnic minorities. The third factor was aesthetics. Tree-lined streets, playgrounds and trails contributed to feelings of attachment. Education was important. Mr. Greene pointed out the historic neighborhood already possessed many of the elements that would allow it to become the art and cultural center unique to this part of South Florida. The Community Redevelopment Agency’s holding of community events should be applauded. The key is to let the neighborhood grow organically by building on its existing historic character and cultural resources. In this way, the neighborhood once called ”Downtown” can become an economic asset to the City. Mayor Rodriguez agreed naming the area “Downtown” was a misnomer, and “Old Town” or “Cultural District” was more appropriate. He requested the Board consider renaming the area as such. Commissioner Hay agreed and requested public input be obtained first. 4 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 4. Review of Current Projects Ms. Brooks explained the CRA initiated economic development programs with the idea of retention, growing business and attracting new business. The Agency has a rent subsidy program, an interior build out program, facade grants, signage grants, and has worked with businesses to create Google videos - a promotional video for the Convention and Visitors Bureau and Business Development Board, and the events are for economic development. They are to attract more people to the area and support the local businesses. Ms. Brooks reviewed the current projects which reinforce the DMP were the Ocean Avenue amphitheatre, the Marina entryway feature, Historic Jones Cottage, the Historic Magnuson House, which the latter two would become restaurants, and Ocean Breeze West. There was a permit for the amphitheater and she hoped it would be completed by the next events season. Staff would program it more frequently, so individuals will be attracted to the area. The Marina Entryway feature was at Ocean Avenue and Casa Loma. The Jones Cottage, one of the oldest structures, would be made into a restaurant and moved to Ocean Avenue and 4th Street. The Oscar Magnuson House will be converted to a restaurant. The Ocean Breeze West area, which was formerly a rental complex, would have brand new homes that would be owner-occupied. 5. Short and Long Term Project Ideas Short and long-term projects were aimed to create a sense of place, encourage pedestrian activity and differentiate Boynton Beach from other cities, while encouraging private investment. Short term projects, 1 to 3 years out, are financially feasible, make a quick impact and should build on projects and concepts that already exist. Staff sought to include additional public art to fill dead spaces, the development of a public parking lot, analysis for narrowing Boynton Beach Boulevard, frequent events, an annual signature event and thematic elements at Boynton Beach, Federal and the Marina. Public art is relatively inexpensive, can be instituted quickly, attracts attention, encourages pedestrian activity, creates a unique identity, and can enlighten dark zones. It connects existing assets with public art elements. There is a lot of darkness and adding lit art elements would create interest. Examples of how public art can be used in these areas were viewed. Commissioner Holzman asked about the property across from Hurricane Alley. Ms. Brooks responded it was in the foreclosure process. She suggested, at the appropriate time, the Community Redevelopment Agency paint it. The CRA purchased land for parking to ensure success of the new restaurants. Oscars offered fine dining and patrons would want to park near the restaurant. The parking will also support events and help develop a use for the Old High School. The land would provide 75 parking spaces with a public walkway that could serve a multitude, but it 5 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 would not be on a main street. Parking should be off the main street and the main street reserved for active uses. Ms. Brooks spoke about narrowing Boynton Beach Boulevard between Seacrest and Federal. Delray Beach just did a study to narrow U.S. 1 through the downtown. It would encourage pedestrian traffic and has more commercial space than Ocean Avenue. It has wide sidewalks, to encourage outdoor dining and allow for additional green space landscaping. The downtown core area does not have much commercial space on Ocean Avenue. Mayor Rodriguez commented the Community Redevelopment Agency could build a building for less than moving one. Ms. Brooks agreed, but explained it was a historic building. The core area was only a small section. The cost to do the study is about $75,000 because it involved the Florida Department of Transportation. The Agency was seeking to reinforce thematic images in downtown. Ms. Brooks referenced the corner of Boynton Beach Boulevard and Federal Highway. There are two entryways into the Marina: one at Boynton Beach Boulevard and another at Ocean Avenue. The Community Redevelopment Agency owned land on the corner and would add a tropical theme to that land. There is a master plan for the marina and staff was chipping away at it. The docks have been refurbished, the Intracoastal dredged, the fuel docks were redone and a lighthouse feature added. Additionally, there was an open park area. Events are important to create a unique brand for the City. It draws attention to the downtown, creates a sense of community, and enhances the market for local businesses. Ms. Brooks explained there was a show at the Woman’s Club called the Retro Indie Market. Over 1,000 individuals attended the event. The entire first and second floor at the Woman's Club was full of vendors. Boynton Beach has to capitalize on events such as that and the woman wants to come back and hold community events in the downtown. People from all over the county attended. It drew vendors and it was a private event. In the past, the City held the “Pirates of the Intracoastal” event. A Kinetic Arts Symposium was planned, which would put the City in another class. There are the Movies and Concerts on the Avenue. Kathy Biscuiti has been instructed to hold events only in the downtown because the Agency was spending money to promote it and that was where they have to focus their energy and money. Potential long-term projects included the redevelopment of the Old High School, the narrowing of Boynton Beach Boulevard; creating a Development Authority in the Central Business District, which is a special taxing district; a business incubator in the Martin Luther King Drive/Seacrest area; and Sara Sims Park redevelopment. Narrowing Boynton Beach Boulevard was discussed. Ms. Brooks commented on wide streets, the traffic is so fast, that motorists cannot see the businesses. Staff would have to work with business and property owners. As far as making Boynton Beach Boulevard one way, Ms. Brooks commented two-directional streets cause drivers to drive slower because there was oncoming traffic. Ms. Brooks envisioned on-street 6 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 parking, landscaping to create a buffer, then seating or pedestrian areas. The buffering creates a sense of safety. A Downtown Development authority (DDA) is an additional property tax fund used for events, marketing, safety and appearance. Delray has a “Clean and Safe Program.” The DDA is appointed by the Commission and functions along with the Community Redevelopment Agency. It is not an and/or Board, but it could be both. The incubator on MLK/Seacrest could clean up the corner. Sara Sims Park has a master plan. Commissioner Holzman inquired how much funding was available. Ms. Brooks commented she and Ms. Harris felt they would have $1.1 million available for programs and projects and then the Board would have to decide what programs and projects they would want to do. Commissioner Hay commented one remaining problem in the area has been the lack of a grocery store. Ms. Brooks responded they have considered it, but there is not enough land. A grocery store is a loss leader. They are usually put in shopping centers as an anchor for the other tenants. Commissioner Hay commented a developer had raised the issue as well as funding for it If tax credits would be used for housing, there must be a grocery store within a certain distance of the housing. If tax credits are not used, she could envision a small grocery store with ancillary retail. Additionally, there are people who own the land that will not sell. Ms. Brooks anticipated at least three acres would be needed. Commissioner Holzman inquired if there was any money at the City level to do any of those projects. Mr. Bressner responded there was no funding available at present. Mayor Rodriguez commented the beauty of discussion is the Commission will have the opportunity to allocate dollars. Ms. Brooks explained the way the Community Redevelopment Agency is set up, there would not be an additional tax on any property. Instead, they have to take the money and invest it back into the community and spend it within three years. Commissioner Hay inquired about the requirements for evacuation situations. Ms. Brooks responded there may be some, but that would be addressed through the study. Delray had to use a different route. Seacrest is very wide and only three blocks would likely be needed. Ms. Brooks did not see it as a huge obstacle when she reviewed other coastal communities. She also noted bigger roads do not always result in greater visibility for businesses. Commissioner Holzman commented the purpose of the meeting was to have a City and Community Redevelopment Agency discussion about how to move the City forward. At this meeting, a lot of information was provided, both good and not so good and both the Commissioners and Community Redevelopment Agency Board must think seriously and make a determination at its regularly scheduled meeting and during the budget process, although they have been advised there is no money. He contended that at this 7 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 meeting, no public audience, motions or official decisions can be made and at least three of the presentations set for the meeting are offered to the Commission, not as Boynton Beach citizens, but as individuals invited to influence the Board on items that will be presented to the City Commission for consideration during a regularly scheduled meeting. In an attempt to save taxpayers’ time and money, he offered that these presentations would be in violation of Article 17 Section 2-230-.233 of the City’s Ordinance and potentially the County’s new Anti-lobbyist Ordinance. Each have administrative and monetary penalties. To-date, none of the presenters registered with the City, as required. Commissioner Holzman did not want to put the Commission or presenters at risk and requested the individuals properly register with the City and make a presentation during a regularly scheduled meeting where they can make motions and have citizen input. Motion Commissioner Orlove moved to deny. Mayor Rodriguez commented Mr. Weiner would be allowed to move forward. The City Attorney spoke in regard to the City’s Anti-lobbying Ordinance. As to the question of whether any of the five individuals making presentations are lobbying as defined under the Code, which is they were present representing third parties and were being compensated. If they are not both of those, then their presentations would be appropriate. The Board can make that determination by making a few simple inquiries or decide to hear them and whoever speaks, if they are in violation, will bear the consequences. Commissioner Orlove inquired if the presenters could just be offering information for the Board’s edification and if they have to register with the City as lobbyists. Attorney Cherof responded they do if they are employed by a third party principal and are present before the Commission to lobby on behalf of that individual to promote some specific concept or project that would be beneficial to the principal. Mr. Weiner responded his firm is registered as a lobbyist. Second, they do not have any particular project in mind, rather they were talking about concepts. Attorney Cherof explained what makes the difference is if a person is compensated by a third party to advance a concept to this Board on items that could come before them in the future. That definition constituted lobbying and it is a common concept that is pretty clear. The Ordinance indicated the individual representing them has to be compensated. Commissioner Hay inquired if they could ask for that disclosure before the presenters began. Attorney Cherof responded they could. Michael Weiner responded he and Mr. Muggeo were there for free. 6. Presentations 8 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 1 Michael Weiner, “Authentic Themes, Concepts and Ideas” Dan Muggeo owns Daniel Menards, located at the corner of Seacrest and Boynton Beach Boulevard, a public relations and advertising firm. They both have an interest in seeing the kind of walking street neighborhood that would be an inspiration and they sought to put the bounce back in Boytnon Beach. Attorney Weiner indicated he has always been associated with redevelopment and was lucky enough to be involved in other cities. (Commissioner Holzman left the meeting at 7:15 p.m.) Mr. Weiner explained they were not talking about money. They would talk about concepts at the very basic level and growing at the street level. Mr. Weiner reviewed Wikipedia description of Boynton Beach. The downtown has a master plan which should be focused on. Downtown’s have themes. The concept for the last 20 years was a fishing village and the concept was old. Even if the City kept the fishing village theme going, something for Ocean Avenue, without competing with it, was needed. Themes from Tombstone, Arizona; Plains, Georgia; Jamestown, California; Vail, Colorado; Key West, Florida; Saratoga Springs, New York; Carmel by the Sea, California: and Burbank, California were reviewed. The Downtown cannot be Congress Avenue, but it might be a way for a concept to be implemented. The vendors involved in the concept should be above and beyond. The concept grew, was nutured and moved on until it created a sense of place. Branding is important. Mr. Muggeo explained Boynton Beach needs to define who it is, define it to the world and stick by it. Streets can have an identity and a brand. Corporations spend 32% of their marketing budget on it. While the City goes through all the initiatives, thought must be given to the image created to the outside world and how would one encapsulate it. Rodeo Drive, Sunset Boulevard, 5th and Park Avenues, Lombard Street, Michigan Avenue, 42nd and Peachtree Streets were reviewed. A popular misconception was that advertising plus public relations equals branding. It does not. They were tools of the trade. A successful brand establishes an expectation that is either met or exceeded. The brand should be sustainable, unique, relevant and authentic with a long-range plan. The brand should be unique and create interest to visit the location. It needs to be relevant. There needs to be external and internal research, analysis and proof of the concept conducted. Mr. Muggeo thought there were amazing opportunities. Mayor Rodriguez agreed the City has to set an expectation. A series of facilities such as the new Library and a cultural center that are already drawing children should be focused on. Commissioner Orlove commented one Commissioner left the workshop and made comments about fines and ethics violations. Individuals are now going to make 9 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 presentations and he inquired if the Commission can proceed considering what he stated. Attorney Cherof advised the implication was that individuals are speaking and are working for a third party principal and were being compensated on a particular project that may come before them in the future. He noted that was not the case. The individuals are present to talk about generic development concepts that fit for anywhere and then the lobby provisions do not come into play. He noted it was hard to judge it not knowing what would be presented, but he thought they could make a comment at the inception and eliminate the issue. The City’s Anti-lobby is not an ethical code violation. It was a prohibition about lobbying without registering. There are monetary penalties associated with it in nature, assuming all other elements apply. He repeated he did not know what would be presented, but as long as the presentation was generic in nature and did not advance a particular site or developer to come before the Commission, there would probably be no issues. The definition of lobbying was read as “lobbying shall mean seeking to influence the decision of any City Commissioner, any Advisory Board member, or any employee with respect to the passage, defeat or modification of any item which may foreseeably be presented for consideration to the advisory Board or City Commission as applicable. Commissioner Orlove requested confirmation that with the exception of the presentation made, it would not disqualify anything that is moving forward. The first presentation does not fall within the definition. Even if it did, it would not prevent the principal or interested party in moving something forward in the future. The Anti-Lobbying provision does not prevent things from moving forward, it only requires registration by the people who act on behalf of a third party. Commissioner Orlove inquired if individuals who were not registered on behalf of a third party should make presentations. Attorney Cherof responded they probably should not. The Ordinance requires anybody who wants to lobby to register with the City Clerk. Commissioner Orlove inquired if somebody on the City Board, who had conversations with a group that is probably going to made a presentation, make the presentation. Attorney Cherof responded that could occur because no member of this Board would be in a position of speaking on behalf of a third party and receive compensation for it. Both elements had to be met to be a violation. Mayor Rodriguez inquired if the presenter disclosed they are lobbying, if that disclosure would be sufficient. Attorney Cherof responded that was one of two elements that would be looked for. If an individual indicates they are representing a developer, that was one element. If they then said, but I'm not being compensated, then they are not a lobbyist. The two elements are compensation and representation. Commissioner Hay inquired if someone can stop someone if they crossed that line. Attorney Cherof responded not the way the Anti-lobbying provision is written. It is not the role of the Commission or City Attorney to do that. Under the Ordinance, the City Manager is the gatekeeper. City Manager Bressner commented, if he was the gatekeeper, he would appreciate 48 hours notice as it took him completely by surprise. 10 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 2 Owen Duke, Patrinely Group Owen Duke announced he was not a paid lobbyist speaking for a third party. The property they are involved with is owned by Washington Real Estate Partners, which they would be partners with. He inquired if he should proceed. The members agreed. Mr. Duke commented they like Boynton Beach, and since they were involved with the property, they have done a great deal of research and spent a lot of time reviewing it. As to how to tackle the downtown, he reviewed the initial area to start. They ascertained the location is convenient and just off I- 95. The area would be compact and easy to build. The master plan is good. It has all the elements to be a feasible development. It has old buildings to add charm and there are development opportunities to make it work. The key to make it work is people. The problem to overcome is there is nothing there now to benefit from the presence of other development. The condominiums and City Hall are present but not in the right spot. The site that brought the Patrinely Group to Boynton was located between Boynton Beach Boulevard and Ocean Drive on Federal, which they considered as the keystone to development of the whole area. The waterfront area works, the only real problem was its emphasis was geared towards the water and not the downtown area, which is the area that needs developing and business. Mr. Duke reviewed their vision reflected City Hall in a different location. They would mask the properties around it but he did not know if the office or condos were in the right spot for it. He suggested they be clustered so they could receive some benefit from the people that are there. Daytime and nighttime people were needed and City Hall being there would attract daytime people. The development suggested for City Hall was reviewed. The building was easy to build and could be anywhere from 55,000 to 65,000 square feet. They also wanted to build apartments in balance with the park to bring in nighttime people. They would connect the downtown with the Marina and the park. He showed a conceptual drawing of what the campus would look like. The apartments should be on the corner of Boynton Beach Boulevard and Federal Highway, which would move City Hall around. Another idea would be to have a market for the apartments, which would be an active market. They want individuals living in the apartments to spend a lot of time outside and they would be spenders. There would be a small bridge from the Marina area to the commercial area developed along Federal Highway and a core of people around City Hall. The condominiums are vacant because of the market. Mr. Duke reviewed the cultural center that would bring people downtown. They brought in a specialist on green buildings and there is a green neighborhood program that fits the goal. There would be wide sidewalks, bicycle paths and the development would create a living area. There were buildings that could be redeveloped and the Old High School needed to be connected to the redevelopment. The market he referred to earlier 11 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 needs to be able to sell everything including crafts and have entertainment. It should be a permanent activity that was operated like a business. Mr. Duke reviewed Pikes Market in Washington and the thing that made it work was it was an event. It should be something individuals could to go and spend time at. As to the Old High School, it could become anything. The police station should remain. They conducted studies to turn the old City Hall into a Police Station and it worked well. The area needs to be compressed. They would move City Hall to an area on Federal Highway to bring daytime people. Having apartments there would bring nighttime people. The site works. As far as adding apartments, Mr. Duke would like to start with adding 200 more apartments. There is a lot of retail there. The initial thought was to have some on Federal Highway. The apartments have units on the ground floor that are on the inside, but they need limited retail across and down the street. With some of the people living there, some of the businesses and restaurants would benefit from more business. If City Hall was there, there would be a better chance of people going to more than the one restaurant that is there now. The people need to be pulled together because the total is worth more than the sum of the parts. The apartment market is very good right now, and from that, the project would develop outward. It needed to be clustered and built out. Mayor Rodriguez questioned the implications from a tax base standpoint. Developing the project would increase the tax base. As far as putting something together, Washington Real Estate Partners was open to any solution and they suggested leasing the building to the City. At the end of the lease, they would turn it over to the City when the project was done. If leased, the property would be a taxable property. Vice Mayor Ross explained Mr. Duke spoke to her about the plan and market concept and requested more discussion take place regarding the police station. Mr. Duke explained the proposed building for the Police could be easily converted and was inexpensive to do. The Patrinely Group liked the Police Station and the location they proposed. It was an interesting building, which perhaps could be used for something with the arts, but the Police station is a good solution for the use of the building. There was brief discussion about the arched architectural feature on the proposal and the market. Mr. Duke thanked the Commission. 3 Donn Colee – Benzaiten Commissioner Orlove commented in consultation with the City Attorney he would make the presentation. He advised the proposal was brought to his attention as a general idea of what could occur in the City. He was not a lobbyist and was not paid by anybody to make the presentation. Attorney Cherof confirmed Commissioner Orlove could make the presentation. 12 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 In general terms, Benzaiten Center for Creative Arts approached him about a possible project. The project was a possibility in the broad sense of what could occur with a part of the downtown area. He clarified this was not a project that was definitely coming to the City, rather he was discussing it in the broad sense. The DMP had many objectives that were included in the executive summary such as economic development, job creation, marketing, public events, public art and others listed in the PowerPoint presentation. The goal was to create a downtown center, create a unique identity, and encourage and support revitalization. Commissioner Orlove had campaigned to bring culture to the downtown and he thought it was important. The proposal, to him, contained those elements. The project was the Benzaiten Center for Creative Arts. Benzaiten is the Japanese goddess of music, poetry, learning and art. The individual who thought of the idea was Joan Berkow who envisioned bringing the project to Palm Beach County. It would be a living and working community for artists and craftsmen to create and produce world class works of art. One of her ideas was to create a 30,000 square-foot, world-class foundry. Commissioner Orlove explained his understanding was the United States lacked a foundry large enough to create a metal bronze sculpture. The closest foundry was in Tampa and another was located in New York. Ms. Berkow feels the foundry would be a centerpiece of the Center for Creative Arts, and it would be a place for artists visiting from all over world to come and create art. It would have an indoor/outdoor stone carving studio, and a professional glass blowing studio. It would be a high-end professional artist space. The Center would allow artists to create fine prints and paintings, have a sculpture garden, a three-story museum with café and classroom so that artists could conduct workshops or talk with local residents. It would offer subsidized workforce housing for visiting artists. It was not an arts and crafts village or artists loft concept. It was not a community arts center for artists of all skills levels. It was an art fabrication facility that could serve as an educational facility and a tourist destination. The area under consideration was bounded by Boynton Beach Boulevard and Seacrest Boulevard to the west. It would move slightly past the Library to the south and to the east just past 1st. The idea would turn what was now City Hall into the foundry/glass blowing facility and the working part of the Center. Moving south would be potentially a museum or foundry exhibition space. South of that by the Library and Civic Center, the whole area would open up to be a green space for artists to do work in the open. In the southeast corner, artists could stay in apartments. It would be a place for artists to walk from their temporary living quarters to where they would create their craft. It would be owned and operated by the Living Arts Foundation, which is in the process of becoming a 501(c)(3). There was discussion about the land the organization would use which would be donated. The organization would need to undertake a capital campaign. It would be designed to be self-sufficient as professional artists would pay user fees to use the Center. There would be a commission paid on the pieces 13 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 created by the artists art that sold, the museum gift shop, admission fees for some facilities, private event fees and workforce/visiting artist housing rent. Commissioner Orlove repeated the idea was it would be self sufficient. The foundation would be managing and working to make the Center a non-subsidized project. They are looking for space to have the Center and the land to do it. It would employ 34 full- time workers, excluding interns and apprentices and it could be an arts magnet and business incubator. A development timeline was proposed reflecting the project would be done in phases. It would create economic development and job creation, marketing and promotional opportunities, public events and programmed activities, public art, a gateway to downtown and be a green building with affordable housing. Mayor Rodriguez liked the concept. The initial land requirement was proposed to use 8- 10 acres of land, which fit in the area proposed. City Manager Bressner noted the entire area was 32 acres. There were no other questions. 4 Victoria Castello – Three Circles Concept Ms. Castello lived in Boynton Beach since 1959. She explained she was going to speak on three concepts. She did not want to be redundant. She explained she loved Mr. Weiner's building across the street from City Hall. Her presentation was what they have that was different from other communities was a fishing village. She indicated the land that has the busiest restaurant in Boynton Beach was Hurricane Alley. There was nothing across the street from the restaurant. She requested the Commission think of that when discussing villages. She expressed she loved Commissioner Orlove’s concept but pointed out she did not know where City Hall would be located. Mayor Rodriguez requested Ms. Castello focus on her presentation. After brief comments, Ms. Castello decided not to speak. 5 Dr. Martha Meeks-Light – The Heart of Boynton Dr. Meeks-Light, 225 NW 6th Avenue, a resident of Boynton Beach for 71 years was a stakeholder in the community. The subject of her presentation was the Heart of Boynton. She explained the community has a vision of a focal point for the downtown area to be located on Martin Luther King Boulevard and U.S.1/ Federal Highway. Dr. Meeks-Light was representing the homeowners. There are approximately 2,000 members of the association and they have come to consensus that they would like the Commission to hear their vision. The proposed vision would strengthen the people in Boynton Beach and create great pride. Dr. Meeks-Light proposed a Martin Luther King, Jr. Cultural Center was something that would perpetuate the history and culture of everyone in Boynton Beach for years to come. It would be an anchor in the community and the downtown and a cultural hub in the HOB area. It needed a vibrant environment that would create knowledge, beauty and peace for all. Culture is an important entity. Knowledge of other cultures is 14 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 important to building bridges of peace. The HOB association would like a strong focal point in the downtown. She did not have a map, but commented the Commission was familiar with the suggested location on U.S. 1/Federal Highway, where the Old Dutch Mill once stood and is now a fish market. The southeast corner of MLK, Jr., and Federal Highway was another historic site. Across the streets are other historic sites such as where the cleaners was located. There used to be a colored Greyhound bus station there. The Safari Grill historic restaurant stood at a location that was last used as a strip club, which is for sale. There is still much history and the community would like it back. They were aware that many cultures have their own unique strengths. Delray and Lake Worth have a lot of cultural activities such as entertainment, dance and theater. The Martin Luther King, Jr. Cultural Center will attract writers, poets, and others. The famed Highwaymen painters stopped in Boynton and sold their paintings. The HOB community association envisioned the cultural center would be the focal point to the downtown area that the entire City can embrace. In the past, Boynton Beach was known as the City of Spirit, Heart and Soul. The surrounding area was enthralled with its music, dance and religion. Cultural events were held attracting visitors from throughout the state and the City was always known for the great pride displayed throughout the City, which was and can be continued with the intermingling of different cultures. Well-known artists sang in Boynton Beach. Culture and arts need to be recognized. In 2011, the Boynton Beach High School Choir was recognized as the best in the nation. Dr. Meeks-Light thought there was no better place that was rich in history than the HOB community on MLK Jr. Boulevard. It would always be an economic interest to the downtown and a showcase of the past, present and future of a wonderful City. The Center would be a thing of beauty, knowledge and peace. Gertrude Sullivan was present, as was Willie Aikens, Vice President of the Association, Victor Norfus and she was a member. Victor Norfus, spoke on behalf of the HOB Neighborhood Association and for the Historical Society in which he is a member. He wanted to highlight the African- American community that is a part of the City’s history. He indicated the subject area was Federal Highway and Martin Luther King Boulevard. He commented one thing people should be aware of was before Boynton became Boynton Beach, and Palm Beach became a county, there was a Bohemian named Robert Wells who lived on MLK Boulevard. The Boulevard was known as Wells Avenue before Boynton became a City. There is alot of history many individuals do not know about. There was much sailing and farming that occurred. The Continental Club had most acts coming from West Palm Beach on their way to Miami, and they came to Boynton Beach and performed at the Club. The Center can be an anchor, once again, for the City of Boynton Beach. The oldest subdivisions are off MLK Boulevard, such as the Wells, Meeks, Andrews and the Meeks-Andrews subdivisions. There was much historical information available and the Center could be the northern link for downtown. The Association wants a major entrance for the HOB. 15 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 Willie Aikens spoke about balancing the City. Sometimes the focus is only on one thing, and he suggested they spread the wealth. Not only was culture and arts needed, but as people leave the City and travel north to south, the Center can balance the City. Now that they are attracted to the City, when they are leaving they will also tell someone else to come back. Putting stores and shops, not just on Ocean Avenue, but on Federal Highway is needed because the City needs the businesses and attractions so visitors will know there is more to Boynton Beach than just one or two streets. Commissioner Orlvoe liked the concept and idea, and inquired if there was funding. Mr. Aikens responded he was listening to Ms. Brooks who indicated there is some sort of budget and they can check on the finances. They do have parcels and can use property that the City has and he liked the concept of a small grocery store. Mr. Aikens indicated the CRA did not need a whole lot to get it going. This was not a one-time fee and just donating the land deal, rather someone would have to own it and manage it. Mr. Aikens agreed and noted that would have to be done with any project. He suggested it would be a good idea to bring back the historical aspects. Dr. Meeks-Light commented there are grants, but the City would have to apply for them. Victor Norfus mentioned the project could also incorporate the business incubator. They were interested in something that could benefit the City culturally and economically. Currently, there are no locations for theatrical events. Businesses there are for sale, but the concept is the concept, and the exact pricing can be worked out later. Commissioner Hay agreed the concept goes along with putting the business incubator on MLK. There is alot of history in the area that is lost, that needs to be brought back and talked about, but they need to come up with a theme. Ocean Avenue has a historical type theme. The proposal has the same kind of historical values on MLK as those on Ocean Avenue. Vice Mayor Ross concurred and indicated what comes to mind was business, youth, children and history, and reviving the history. The City has great diversity and she applauded the presenters for recognizing that and remembering music, youth and the historical elements in the City. 7. Future Direction – Plan of Action Mayor Rodriguez thanked the presenters for their concepts and ideas. He felt the Commission needs to start taking action, start laying out plans and decisions the City has to make to develop the downtown. They need clear action items and thought before they get to that step. Critical decisions for key anchors, such as the Old High School and moving the police station and City Hall needs to be made. He suggested the City Manager and Ms. Brooks come up with a listing of options that are available to the Commission from a police station/City Hall standpoint, and the sequence of events to move it forward with high-level cost so the Commission can obtain a conceptual idea of what it would take. Then the Board can have discussion and ultimately decide what the next steps are and how to do it. One thing that was often questioned was how to 16 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 finance it. He asked the City Manager for a listing of property they own that can be released into the market to generate revenue. The City owns property on Congress Avenue where Fire Station 2 is located. It currently serves as an office for police detectives. It is prime property. Other things the Commission discussed was putting aside red light camera funds and spending it on the downtown or cultural center. There are many options. They need to have a clear vision and a plan, otherwise nothing was going to happen. Commissioner Orlove thought good ideas were brought up and he liked one option in particular. He thought the synergy of moving City Hall to a Federal Highway site and allowing a working arts village concept speaks to the DMP. He wanted to use the workshop as a way to discuss it and receive feedback from the Commission if it was a good idea or worth pursuing. Mr. Duke’s proposal brings two big moves that the DMP has and puts them in place and makes it realistic. Those are two parts of the vision and this was the only road map the Commission has that allows them to move in a positive direction. He clarified that he was not discounting the other proposals, but it provided food for thought for redeveloping the downtown. Commissioner Hay concurred with Commissioner Orlove and suggested they needed more than the City Manager and Community Redevelopment Agency Director. He requested the Director of Community Development and possible input from the Chamber of Commerce be included in the process. All three should be working together and he would like to see what comes out of it. He has his own feelings where he would like to see City Hall and wanted to wait until they see the options. He noted they do own land and the infrastructure is in place at this point, but was open to other ideas and concepts. Originally when he was on the Commission, he liked to see City Hall in the downtown, but it did not have to be there. The raw facts speak for themselves and the parties needed to come back with ideas they can consider. He agreed they needed a theme that can create excitement. Although Boynton Beach is a fishing village, it is more than that. A good way to get all of Boynton involved in the movement and development of the area could be to have a contest and see what they came up with to energize movement. Vice Mayor Ross thought the presentations were excellent and she wanted to see consensus to bring the Chamber of Commerce and Mr. Greene into the process so they can better decide about the Police Department and City Hall location. She acknowledged the Commission had to sort through the presentations and she liked the themes and concept of branding, which was critical. She thought they should hear back from the last presentation and the viability of the themes. She liked the concept of music and history. City Manager Bressner questioned if anything would be deemed to be out of bounds. He commented another option with respect to the current City Hall option is to use it for commercial redevelopment or a mixed-use. He inquired if that was out of bounds and noted it would take the Police Department somewhere else. There was discussion 17 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 about narrowing Boynton Beach Boulevard and developing a corridor where commercial business and restaurants would be added. He noted that could potentially make the City Hall site more attractive to that type of redevelopment. He inquired before the parties spend too much time analyzing all of those options, if that was out of bounds. He asked if the Commission and Community Redevelopment Agency were considering, as a possible alternative, recognizing the police function being relocated somewhere else. Commissioner Hay thought it was on the table. He wanted to see the tax base increase, and looking at options such as relocating the Police Department, could increase the tax base. Commissioner Orlove also concurred it was not out of bounds but a thorough inventory of available retail space needs to be considered. Mr. Bressner was thinking of a grocery store that could serve the needs of the entire area. Commissioner Orlove was open to the idea but wanted an inventory of other available space in that area, including lands the City owned and properties that were vacant. Commissioner Hay inquired about the eight acres referenced earlier in the meeting. Mr. Bressner responded the Town Square Plan was done in 2005 for that area. The DMP also looked at the area, did programming analysis and spoke about City Hall being located there, south of the Arts Center or elsewhere out of the campus area. This has been studied a number of times and the information was available. All he wanted to know was if there was anything the Commission felt was out of bounds. Mayor Rodriguez commented there was none. Mayor Rodriguez also commented there is a proposal to leave it where it is and rebuild it and then the property on Gateway and I-95 would be available for sale. The Commission needed to be thorough and clear, and look at opportunities to link and create a cultural/downtown area. He commented there was a feasibility study taking place for the Old High School and it was important in the mix of options because hopefully they would obtain financing to restore the building and get a tenant for it which were critical pieces to the options to go along with the Police Station and the other cultural-type activities discussed earlier. Commissioner Hay pointed out it was important to make sure MLK was in that package as it was in the boundary. 8. Adjournment There being no further business to come before the Commission, Mayor Rodriguez properly adjourned the meeting at 8:52 p.m. (Continued on next page) 18 Meeting Minutes City Commission Workshop Boynton Beach, FL February 17, 2011 CITY OF BOYNTON BEACH ___________________________ Jose Rodriguez, Mayor ___________________________ Marlene Ross, Vice Mayor ___________________________ William Orlove, Commissioner ___________________________ Woodrow Hay, Commissioner ATTEST: ___________________________ Steven Holzman, Commissioner ______________________ Janet M. Prainito, MMC City Clerk ______________________ Catherine Cherry Recording Secretary (Transcribed from one recording) 19