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Minutes 08-05-14 Treasure Coast PlanPRESENT MINUTES OF THE SPECIAL CITY COMMISSION/ COMMUNITY REDEVELOPMENT AGENCY BOARD JOINT MEETING HELD IN COMMISSION CHAMBERS, CITY HALL, BOYNTON BEACH, FLORIDA ON TUESDAY, AUGUST 5, 2014 AT 4:00 P.M. Jerry Taylor, Mayor Joe Casello, Vice Mayor David T. Merker, Commissioner Mack McCray, Commissioner Michael M. Fitzpatrick, Commissioner Woodrow Hay, Board Member ABSENT Buck Buchanan, Board Member TREASURE COAST REGIONAL PLANNING PRESENTATION ON TOWN SQUARE Mayor Taylor called to order the joint meeting of the Community Redevelopment Agency Board and the City Commission at 4:03 p.m. Vivian Brooks, Executive Director of the Community Redevelopment Agency (CRA) introduced Marcela Camblor from the Treasure Coast Regional Planning Council. Ms. Camblor had assisted with the public charrette. She is an architect, urban designer and presented the results of the charrette process and was asking for direction from the Commission and Board. The agreement requires that after direction is given, she would produce a work plan and present a full report. Ms. Camblor recalled she had received input from the public and staff and hoped to get further direction from the Commission and CRA Board. The presentation should be considered a draft until the ideas can be vetted with the leadership. There was a great turnout for the charrette. The public expressed their hopes and concerns for the area. They worked together to come up with common elements and ideas. It was important to the residents that the area becomes a lively center for the entire City. Maintaining the Old High School was important. Some participants wanted to keep the entire building, others wanted to keep the facade and rebuild the structure behind it if it is beyond salvageable. There was also the thought of reconstructing the building at least in elevation to resemble the historic character of the building. While the method of preservation was different, there were varied approaches. The consistent theme was the building was worth preserving. 1 Lori LaVerriere, City Manager James Cherof, City Attorney Janet M. Prainito, City Clerk Vivian Brooks, CRA Executive Director MEETING MINUTES JOINT COMMISSION AND COMMUNITY REDEVELOPMENT AGENCY BOARD BOYNTON BEACH, FL AUGUST 5, 2014 Part of the ideas was consolidating all the programming from the Civic Center and Arts Center into the new Old High School once it was reconfigured. The desire was to create a civic campus in the area and arts district that would be consistent with the City's vision and mission statement. Many residents commented the area is not very visible. It is hard to locate and many of the buildings back up to the street. There was discussion the Police Department was considering relocation and it would be a positive for restructuring the Town Square and civic district area. Combining the relocation of the Police Department with the future relocation of City Hall was discussed. Some groups mentioned relocating the Fire Department and others did not. There was emphasis on connecting the district onto Ocean Avenue and the main street and using the Town Square area as an art district that anchors and revitalizes the main street. Consistent with all the groups was the idea of consolidating certain parcels within the Town Square to allow for a private /public partnership using mixed -use or residential development. It would offset some of the costs and bring additional activity to the area. Maintaining the tree canopy and improving visibility and access was discussed along with expanding the outdoor activities in the area. The area would have to transition appropriately into the neighborhoods and improve walkability. The common thread was to build on history. There was a strong desire to maintain the Old High School. The Master Plan includes preserving the Old High School and Schoolhouse Children's Museum. The current programming in other buildings could be consolidated and expanded within the two existing buildings. Many of the elements in front of the historic buildings were eliminated such as the gazebo with pyramids. The two buildings would need to be showcased and more visible. It needed to become a more open, clean plaza and environment. The Master Plan proposes to relocate City Hall just south of Ocean Avenue and create a civic campus environment with the Library and civic activities. The possibility of relocating the Fire Department to the corner of Seacrest Boulevard was included that would make a cleaner area with a separation of uses for the entire civic district. It would allow for good access for emergency response. One concept discussed in several groups was to develop better connectivity and access to Ocean Avenue, the Old High School and Library. The area is somewhat hidden from the main thoroughfare where the traffic flows from 1 -95 to the eastern neighborhoods. The Master Plan proposes a spine, part vehicular and mostly pedestrian, through the entire site to bring the energy from Boynton Beach Boulevard into the civic campus, art district with connection to Ocean Avenue. 2 MEETING MINUTES JOINT COMMISSION AND COMMUNITY REDEVELOPMENT AGENCY BOARD BOYNTON BEACH, FL AUGUST 5, 2014 A way to accomplish this theme would be to start to make visible connections on the pavement. It is a simple solution that can be done by either resurfacing the paved areas or simply using paint on NE 1 Street and on East Ocean Avenue. It will connect the civic elements from the north to the south and create the spine to make walkability more prominent. It also signals drivers to slow down and watch for pedestrians and make a visual connection with the store fronts and businesses in the area. There was discussion from the citizens and staff relating to other options. The path taken was to determine consistent principles based on the community's hopes and concerns. There are many ways to apply the same principles. One option has City Hall relocated to south of Ocean Avenue where the current Civic Center exists. There would be a tower to anchor Ocean Avenue with a plaza space and formal space next to the Library to establish a synergy for the four buildings. If the Fire Department moves, the entire area would become the civic center. The parcel where the current City Hall exists would become available for a public /private partnership and offered for development. It would offset the cost of the renovations of the buildings and other improvements. The parcels south of the Library along the parking lot and Art Center could be utilized for residential uses consistent with the surrounding residential. The residents did express a desire to preserve some of the tree canopies. The recommendation of the Master Plan was to retain the trees, but clean the area around the base of the trees to improve visibility on the street. Another recommendation was to make the Library more visible from the Boulevard and possibly allow more access for pedestrians. Another solution would be to provide access to the existing parking lot from Seacrest rather than turn down Ocean Avenue and then turn into the parking lot. A second option does away with the Library parking area and places a 40,000 square foot City Hall adjacent to the Library on the corner of Seacrest and Ocean Avenue. This would open up additional land for residential development with a small travel lane and big lawn. There was discussion among the residents to bring in monument features at the entrance of Ocean Avenue to announce the access to the art district and Town Square. The idea of a signature entrance was important to the community and could include the use of pavers, raised platforms and art work to announce something special is in the area. The road can be elevated to the area of the sidewalk for big outdoor events that connects both sides of the street. If City Hall is relocated along Ocean Avenue, a big tower event would announce arrival at a commercial district, the main street and restaurant district. It was recommended that some of the bushes be removed to make the Library easier to access by opening a connection from the parking lot onto Seacrest. Many things can be done in the area to work towards the ultimate plans and increase activity, visibility and the experience of the area. 3 MEETING MINUTES JOINT COMMISSION AND COMMUNITY REDEVELOPMENT AGENCY BOARD BOYNTON BEACH, FL AUGUST 5, 2014 A big component of the charrette was what to do and how to pay for the costly enterprise of maintaining the historic building. Part of the solution would be to consolidate land and issue a request for proposal (RFP) or to do a direct development or private /public partnership for a mixed -use development. The Master Plan includes a suggestion for a constrained roadway connecting Boynton Beach Boulevard to NE 1 Avenue and creating two smaller blocks with mixed -use buildings. It would create a unique entrance along East Boynton Beach Boulevard and control both sides of the street, creating small plazas to bring restaurant, cafes and retail to a very contained environment with a better chance of success. The proposal included a three -level parking structure. The cost would be a factor whether it should be publicly or privately funded and the surrounding uses. Parking for special events would have to be considered. Another option, if an RFP results in not having the access from Boynton Beach Boulevard, it can be kept as a doughnut and still have the structured parking. The Master Plan recommendation, whether you cut through or do the entire parcel, a special address needs to be created so retail, businesses or restaurants will want to locate there. Until there is control of both sides of Boynton Beach Boulevard and calm traffic, retail may not succeed in the first phase of the development. There could be a platform for seating or an outdoor cafe with surrounding residences also. The park would make the environment naturally supervised 24/7. There would have to be a change to announce that something different is happening off of Boynton Beach Boulevard to an area that has cafes and restaurants with an active entertainment environment. As the streets move toward the School it becomes a pedestrian connection that brings activity into the art and civic district. Some of the uses would impact neighborhoods. The Master Plan proposed, if SE 1 Street can be formalized and parking rearranged, would start to look like a formal street. Two parcels would then be available for townhouse development. It would result in residential development facing residential development and shielding the units from the activities in the Library and City Hall. It would be a better transition and opens up an additional parcel that could help supplement the cost of the renovations and additional infrastructure. It would be the decision of the Commission if the intensity of the area should be increased over time. The public wanted to expand outdoor activities. The suggestion was to turn the parking lot next to Kid's Kingdom into an expanded lawn. People would spill over to the area from events at the amphitheater and the parking could be absorbed into the structured parking areas and on every single street. A key element of the Master Plan is on- street parking along every street as a traffic calming device and a way to free up plaza space. It would help with traffic management 4 MEETING MINUTES JOINT COMMISSION AND COMMUNITY REDEVELOPMENT AGENCY BOARD BOYNTON BEACH, FL AUGUST 5, 2014 along the Boulevard and create a more pedestrian friendly environment throughout the entire district. The recommendation is, as the green areas expand, it is important that whatever development fronts the greens, puts eyes on the parks. A multi - family or at least a townhouse type residential development could be built around the park in order to increase natural surveillance of activity in the park. For most of the two proposals, there are three -story structures with the exception of two buildings at four levels. More height could be added that would yield more residential units. The ability to park is available. It would depend on the amount of funding to be invested and how much the community is willing to embrace the project. Boynton Beach Boulevard and Seacrest Boulevard are two very wide roads and the Council suggested there be increased height and density because it would help hold the corridor to a more intense use. The principals of the two options are very much the same, but the concept is very clearly designed parcels that can be put out to some type of public /private partnership or bid or agreements to generate funding to renovate the buildings, rebuild City Hall and the Police Department. Ms. Camblor was not suggesting there would be enough money generated from selling the existing parcels to pay for renovations of the Old High School and building a new City Hall. A strong recommendation of the Master Plan was, if the area was going to be re- designed and the Old High School has a financial chance of being redeveloped, it needs to be considered as a whole. It would be hard to save the Old High School independently. The Master Plan provides enough flexibility and intensity to support a complete re- design of the entire area. The plans are in draft form to allow for changes to respond to the community's and Commission's vision and any items that were not included. Commissioner Merker assumed Federal Highway was not part of the Plan to coincide with the Town Square concept. Ms. Camblor advised it was not part of the scope of responsibilities. In order to create a proposal that can stand alone, the Master Plan suggests alternatives to make places where retailers and restaurants want to locate. If Boynton Beach Boulevard could have much wider sidewalks and maintain the traffic flow would be ideal. The entire proposal area functions equally whether Boynton Beach Boulevard is re- designed or not. The project as proposed would be a difficult undertaking. Commissioner Merker agreed that City Hall should be at least three stories. He envisioned City Hall as a landmark, as the nucleus of further development. Ms. Camblor advised it would be a consolidated structure rather than a sprawling structure to free up more land for private development to be reinvested in common areas. 5 MEETING MINUTES JOINT COMMISSION AND COMMUNITY REDEVELOPMENT AGENCY BOARD BOYNTON BEACH, FL AUGUST 5, 2014 Commissioner McCray recalled a plan had been done 10 years ago. He questioned why there were no plans that included removal of the Old High School. Ms. Camblor heard from the community they wanted to give the project one more attempt for preservation. Commissioner McCray wanted to compare plans with the Old High School and without the Old High School. Vice Mayor Casello asked if the first option included City Hall with a courtyard. Ms. Camblor explained it is a courtyard building with the back of residential along the side. It fronts and holds the public space and creates a courtyard condition within City Hall. It was a difficult site with many areas to front. The Master Plan is attempting to avoid the front/back condition that currently exists. There was the suggestion at least that something should be done with Boynton Beach Boulevard by widening the sidewalks and yet maintaining the traffic flow. Ms. Camblor described it as the front door or first impression for many people to come and stay and invest or never come back. Whatever can be done to improve those addresses is always important. Particularly restaurants want wide sidewalks with a minimum 12 -foot clearance for outdoor seating and space for pedestrian traffic to pass through. Vice Mayor Casello felt the one option had City Hall hidden off of East Ocean. It would not be visible from the main thoroughfare. Ms. Camblor agreed. The decision would have to be made locally which buildings need the traffic for support. Retail is the environment that needs the most trips in front for a higher chance for survival. City Hall is a destination. The Master Plan proposes other locations for City Hall, such as along Ocean Avenue, embedded in the center, or on the opposite corner off Seacrest.Only one portion of the block could be redeveloped as phase one. A key component is City Hall needs to move to a different location because it cannot be rebuilt at the current location. Selecting an alternate site is the preferred method. Vice Mayor Casello envisions City Hall as a landmark with the Town Square right behind or beside City Hall. The building should set the stage. Ms. Camblor suggested the Police Department could be relocated and in its place there could be a three or four -story structure that would house City Hall and still maintain essential space for a mixed -use development. The phasing component has to be taken into consideration unless the Commission favors renovating the existing structure. The area has to be as user friendly as possible or people will just continue to drive by and no retail will be able to survive. There has to be a reason to come to the Town Square and be able to walk the area. It is currently too easy to use the automobile and it eliminates pedestrian traffic. Commissioner Fitzpatrick felt placement of Fire Station No. 1 needed to be given more thought. The plans move it a block from Boynton Beach Boulevard that would slow down response times. With All Aboard Florida being built, the Fire Station should be 6 MEETING MINUTES JOINT COMMISSION AND COMMUNITY REDEVELOPMENT AGENCY BOARD BOYNTON BEACH, FL AUGUST 5, 2014 built closer to the Ocean Avenue bridge on the east side of the tracks. Station No. 4 is already on the east side of the tracks. More consideration needs to be given to the location. The plans are predicated on saving the Old High School. Commissioner Fitzpatrick had suggested $40,000 be budgeted to put a temporary roof on the Old High School to avoid further deterioration that was not agreed upon. He was strongly opposed to the residential on the south end because it was not necessary. Those who live along NE 2nd Avenue knew they were next to a Library and Art Center so they do not need to be shielded. If necessary, the shielding should be more green space. He understood the retail along Boynton Beach Boulevard needs maximum traffic flow to survive. He was against selling any land. He would agree with long -term leases that would allow future Commissions to again decide the issue. Board Member Hay liked the idea of the walkability as it was important for the entire area. Residential on the south side was needed because retail follows rooftops. It can accommodate the proposed additional residential units. Mr. Hay asked how much space would be lost if vehicular traffic was allowed to enter Town Square off of Boynton Beach Boulevard. Ms. Camblor advised there was very little difference. There appeared, to be no concerns from the community on the height and density. High rises were not suggested. Solutions to obtain the goals were the focus. There are buildings much more intense in the area. The neighborhoods are very solid and of a much smaller scale. Some areas could be intensified in the future. Having the Library more visible had been a concern of Mr. Hay's and the plans would encourage more pedestrian flow to the area. The concept of the shared space would accommodate events throughout the year. Mr. Hay was concerned about the narrowing of Boynton Beach Boulevard. He did agree with reviewing the location of the Fire Station. The Old High School renovation has not secured any funding and it does need to be resolved with some comparisons on the two scenarios without the building. Ms. Camblor reiterated the principles are the same to line the street, create more intensity along the Boulevard, put eyes on the park to create natural surveillance, consolidate parking to support the uses and create a special place to generate the environment for the retail that would support the project. The proposed Master Plan provides flexibility to accomplish the same goal and be provided to the private sector to attract serious investors and developers. As far as funding, the suggestion was made that saving the Old High School may not be enough of a reason to create a bond or even parcel out pieces whether for sale or lease. It was important to understand it was part of the bigger picture for creating the arts and civic districts and Town Square that warrants a bond for funding and the last chance for saving the historic building. If the decision is made not to save the Old High School, a proposal can be made to show what the land could yield. 7 MEETING MINUTES JOINT COMMISSION AND COMMUNITY REDEVELOPMENT AGENCY BOARD BOYNTON BEACH, FL AUGUST 5, 2014 Mayor Taylor agreed with the signature entrances off of Seacrest and even off of Boynton Beach Boulevard that would make a statement that City Hall is in the area. A decision has to be made about the location of Fire Station No. 1. He had no problem with three and four -story buildings in the area and commented the higher the buildings, the more ground space is available. Mayor Taylor did want to see options that do not include the Old High School. Mayor Taylor opened the issue for public comment. Commissioner Merker agreed that one of the key elements is to no longer delay with the design of the plan with or without the Old High School. The land is valuable. If the Old High School remains, there needs to be an exact plan of the use. The option to go higher is paramount and would beautify the area with more green space. He did feel townhouses in the area would take away from the identity of having the City stand out. The area from Boynton Beach Boulevard to 2 and from Federal to Seacrest should re- establish the City and attract more retail and office buildings. Making Boynton Beach the professional center was suggested to have its own identity. Michael Weiner, attorney and property owner, had built his career around redevelopment. He stressed redevelopment takes time. The mega trends that built cities in the past do not exist today. He noted retail was hobbled in the 21 century and nothing could be done about it. The idea of boutiques and shops coming in is a hard sell. The likelihood that retail will survive is small and unfortunate. Office space is not the hottest market sector. It could be in the future, but another mega trend is working from home. The density and height are not taboo so building in enough people to have eyes and people on the street so things to service the community would survive and thrive is important. The issue of the Old High School has several options that may be possible. If there can be a connection between the Promenade and the Civic Center that establishes foot traffic through the area, there is hope that retail will grow. Mr. Weiner thanked the Commission for their time and efforts. Commissioner Merker questioned if the plans should be downsized in Mr. Weiner's opinion as a property owner in the area. Mr. Weiner noted while the area is very close to 1 -95 there is nothing to draw people to the area. The build it and they will come concept has difficulties. Developers are reluctant to take that chance. A developer with a 500 - employee tenant would be the best prospect. Options have to be available. Building an empty office building and hoping to fill it is an unlikely strategy to get the developer to spend the money for the land. Commissioner McCray asked Mr. Weiner if he had plans for his property on the southwest corner of Seacrest and Boynton Beach Boulevard. Mr. Weiner advised the 8 MEETING MINUTES JOINT COMMISSION AND COMMUNITY REDEVELOPMENT AGENCY BOARD BOYNTON BEACH, FL AUGUST 5, 2014 one tenant had another four years on its lease. It could be relocated in an area that is not as critical to development and may assist in the walkability of the project. Commissioner McCray felt more effort should have been done to enhance the Church on the northwest corner of the intersection. Joe Facciano, developer /consultant, commercial broker and a DC, lived in Ocean Ridge and currently resides in Boca Raton. He thought this may be too much of a confined space. He agreed with Vice Mayor Casello more exposure for City Hall was needed. It could be key to the area. However, Mr. Facciano felt the City was on the wrong track. He did feel the property at 500 Ocean was a great corner to start re- developing and had written a letter to the editor and sent it to all the Commissioners. Ms. Camblor appreciated the comments and agreed there were trends in development. One of the strongest trends is the convergence of the two largest generations, Millennia's and Baby Boomers. Both are seeking the same type of environments for walkability and things to do with their free time. This is an opportunity to create that type of environment. All it takes is a vision grand enough that the community stands behind it and the leadership moves forward toward the vision. It would not happen overnight. Without the vision it would be hard for staff and for investors. The competition with other local governments is intense. Once a decision is made, the vision has to be advertised. Predictability attracts investment. The surrounding municipalities are doing the same thing. Mayor Taylor asked Ms. Camblor to take the information gathered and bring back other proposals as discussed. Mayor Taylor concluded the meeting at 5:22 p.m. (Continued on next page.) 9 MEETING MINUTES JOINT COMMISSION AND COMMUNITY REDEVELOPMENT AGENCY BOARD BOYNTON BEACH, FL AUGUST 5, 2014 ATTEST: 1 t M. Prainito, MMC y Clerk t J th A. Pyle, CMC puty City Clerk David Tayror, Ma or asello 1 I - e -i ker, Co miss cCr: ►•mmissioner 10 CIT�; OF BOYNTON BEACH Mayor Mic ael M. Fitzpatrick, Commis 'oner