Well,

Good afternoon, and welcome to a workshop meeting of the Boca Ratone City Council.

It is Monday, December 15th, twenty twenty-five.

The time is two thirty.

Next, uh Tara and Frisbee will talk a little bit about the building design, and there could be some decision points for the council on that topic.

And then finally we'll talk about the appraisal report.

We'll have the appraiser here to talk about that.

So first for an overview of what I'm going to talk about.

We're going to have some amendments to the downtown development of regional impact development order, wherein we will be want to emphasize we're not going to be treating anything that's not currently authorized or vested in the downtown the same way that we're treating things that are vested.

So in other words, anything that's not already approved vested for development of the downtown is going to be analyzed for its impacts the same way that it would be in any project.

We're going to talk about the land development regulations for the project area and how that's going to work.

How we're looking at a form-based code aspects.

It's going to be sort of a hybrid traditional and form-based code.

And we're going to talk about, as I mentioned, all the traditional analyses, including traffic analyses with a higher threshold for the site-specific traffic analysis.

Additionally, plan for uh after the March 10th, 2026 ballot question uh assuming uh passage would be uh rezoning of the applicable properties where necessary, um and we'll talk about that a little bit more, and then the um the site plan approvals and final development approvals um that will be required for that.

So first, there's going to be a few um small-scale future land use amendments that we're going to be processing.

And I want to point out what we're talking about here.

Anything you see here in the light green is currently um in the future land use designation CBD or Central Business District, and that is the downtown.

That is the future land use designation of the downtown today.

This is where um the library and the Bright Line station sit.

That is currently has a future land use designation of um institutional.

And then we have this block that sits east of 2nd Avenue between 3rd and 4th Streets.

And that includes um city property.

The city owns these two parcels.

We have land that's under contract by Terra and Frisbee, and then we have uh other projects that are neither within the lease area, not owned by the city, not owned or under contract by Terra and Frisbee, and those are included because they're in the same block.

So essentially those that are not currently CBD would be redesignated to CBD.

Um I just want to point out this is the fact that these properties are not currently CBD is a little bit of an anomaly, and it makes practical and planning sense to make these uh part of the downtown and redesignate them to CBD, um, and especially even more so now that the Bright Line Station exists.

The planning logic is even stronger than it would have been before to redesignate these properties.

The Central Business District, as I mentioned, is the downtown.

It's intended for mixed use and we have various uh analyses at this level of um of review that will be required.

Um I want to talk a little bit about the um alternative, the traffic concurrency standard.

So there is currently in the comprehensive plan this concept of an alternative traffic concurrency standard that essentially um you have some streets that uh while they might be uh projected to be over capacity, um, there are reasons that we may not want to expand capacity or cannot um practically expand capacity.

That includes physical constraints, it includes a desire to maintain um uh the character of the neighborhoods and streets, including residential character, and also because we want to make these areas walkable, we want to make them uh uh you know uh appropriate for multimodal transportation and um in many cases expanding roadway capacity defeats that um that policy goal.

Um as an example, Palmetto Park Road is identified as a constrained facility today in the comprehensive plan.

Um I just want to point out we have this will not be the first time that the ATCS system has been utilized in the city, it has been done before.

Um we have experience in this, we've prepared this, we we know how to do it, and it's nothing new.

Um and the ATCS sites, any development approved of this must continue to conduct the same concurrency analysis.

We'll have the same numbers, we'll have the same evaluations to share with the council and with everyone that's interested.

So what essentially happens in a ATCS traffic concurrency approval is that again, rather than expanding roadway capacity, we're going to be looking at at mitigating impacts in different ways.

We're going to be looking at transit facilities, we're going to be looking at what the mix of land uses is, because we want uh a mix of land uses is key to people being able to essentially uh stay on site and not take car trips as often.

So they want to, you know, they might live there and also uh grocery shop there.

They might live there and also go to various other activities rather than getting in a car to do the same activities.

So that's a mitigation.

Um multimodal improvements like um improved sidewalks, pathways, bike lanes, traffic calming, um these could be shared use paths, these could be transit improvements, turn lane signalization as it says here, et cetera.

And alternatives such as funding uh the Boca Connect that we heard about a little bit earlier.

So this policy, the ATCS provides for continued redevelopment and economic development that is consistent with the long-established vision to create inactive downtown.

So we're going to talk a little bit about the reallocating development rights in the DDRI to the downtown campus.

So as a very brief bit of background, on the right hand side here, you will see a map of the downtown divided into sub areas A through G.

So unlike traditional zoning, the way that development rights are allocated in the downtown is essentially on a first come, first served basis.

Back when the development order was first approved in the late 80s, um, the various impacts of the development, critically including traffic, uh, were evaluated at that time, and approximately 8 million square feet of development rights were allocated, and their impacts were evaluated at the time, and along with those came certain infrastructure improvements that had to happen at certain stages, which have occurred.

So that's an overview.

Um I should mention that that transfers between these different sub-areas are permitted by um the DDRI within certain limitations.

Um that's that's an overview of how um development rights are allocated in the downtown today.

So what we propose to do are is move um entitlements, um, existing approved square footage that exists for future approvals from other sub-areas into sub-area A, which is where the downtown campus uh project is located.

So that will not increase the overall amount of entitlement, overall amount of development approved in the downtown, but will simply move those potential entitlements into sub-area.

So while we uh we could move as much as we wanted in any way we wanted, what we decided to do was respect the current limits of what the DDRI says in terms of transferring development rights out, so we will keep those limitations.

Um reallocating these rights again in the same way that it makes sense to uh make that area between Third and Fourth Street downtown, it also makes sense to uh uh to concentrate development near this transit station.

So there is some currently uh available for use in in sub area A, again where the government campus is located, but uh is not committed until site plan approval.

And when we move these into sub-area, uh they will just be moved into sub-area A as potential rights, but will not be allocated to any specific project, including the government campus, until there is a specific development approval.

So this is a little bit of the math that goes into reallocating.