Planning and Zoning Meeting - Regular Meeting

[music] [music] Heat. Heat. Hey,

[music] hey, hey.

[music] [music] [music] [music]

baby. [music] Hey. Hey.

[music] [music] [music] Hey, hey, hey, hey, hey, hey. [music]

[music] [music] [music] [music] [music] [music] [music]

Hey, [music] hey, hey. Hey. Hey. Hey. [music] [music]

Today is December 18th. It is six o'clock. Uh this is the planning and zoning meeting of the city of Bocraton. I'd like to welcome everyone who's here tonight. And would everyone please rise for the pledge of allegiance to the flag of the United States of America to the republic for it stands one nation under God indivisible with liberty and justice for all. Thank you Kathy. Please call the role. Chair Seville here. Vice Chair Dorblazer here. Miss McDermott here. Mr. Matthews, Mr. Morabi

here. Mr. Mitchell present. Mr. Morgan here. You have a quorum.

We have a full board. Okay. Uh there are no amendments to the agenda. We don't have any minutes this evening. We have a regular public hearing and I'll ask the secretary to read that item into the record. recommendation to the city council regarding a request for the planning and zoning board to recommend to the city council under section 13-62 of the city code whether it is advisable from a planning and land use standpoint for the city to convey a 99-year leasehold interest in approximately 7.8 8 acres of city-owned property east of Northwest 2nd Avenue near the Bright Line Station as part of the mixeduse component of the city's proposed downtown campus public private partnership P3 project.

Okay, thank you. Okay, with that I'll turn it over to uh which Andy Lucas. I guess you're going first. Thank you, Chair. Yeah.

Uh good evening uh commissioners. Andy Lucas, your deputy city manager. Um, a couple of us will be involved um in the presentation tonight. Uh, myself and Brandon Chad, and you know Brandon quite well. Um, also available for questions if you have them are Aaron Cedar, our deputy uh, director of development development services, as well as Claudia McKenna. Uh, Claudia is working uh, closely with the city attorney's office and providing uh, guidance as relates to the P3 process. Uh so as you know this evening uh and as we uh just read the title of the agenda item uh you're here this evening to talk about the downtown government campus project uh and specifically um to think about the uh recommendation to the city council related to the leases associated with the project to help implement it. Um so this evening we're going to do a couple things. We're going to walk you through from a high level uh the project, talk a little bit about um how we got here, talk uh high level about the master partnership agreement, which is essentially a development agreement that we're using to help affectuate the project. Uh as well as the leases themselves. Uh then we'll we'll talk a bit about uh the consistency of the project with the comp plan uh the CRA plan and our strategic planning documents. Okay. Um and then uh obviously leave the time for you for conversation and consider that recommendation to the city council. So again the request is uh regarding the conveyance of a leaseold interest in 7.8 acres 7.8 acres of city-owned property uh located uh east of Northwest Second Avenue. Um, and these lease properties again are intended to help effectuate the uh downtown government campus project. Uh, the properties that are highlighted in yellow are the subject

properties. Uh, they include a property that's immediately adjacent to the Bright Line uh, parking garage. Uh, it includes the parking the municipal parking lot that is adjacent to Northwest Second Avenue and across from the library. uh the uh building administration and code enforcement building also located on Northwest Second Avenue and then the current uh police department location. Okay, just want to make sure everybody could hear me. Um the the project itself is part of the downtown campus mixeduse project. Um it's been contemplated by the council uh for a number of years. uh I'll talk about in a little more detail or Brandon will talk about a little bit little a little bit of detail as it relates to the strategic planning process. Um but through strategic planning uh the council identified the uh need to use the mechanism of a private public partnership to help implement their vision for a uh mixeduse transitoriented neighborhood uh adjacent to the Bright Line. Uh so again your your task this evening is related to making a recommendation about the advisability of um entering into leases to help effectuate the project that's been envisioned by the city council. I want to talk a little bit about um how how we arrived here. I want to make sure I don't miss a pardon me. I want to make sure I don't miss a slide on you. Okay. Um, this this particular this particular slide was dedicated to explaining uh the role that you have here today as a body. So I want to as opposed to talking about extemporaneously. I'm going to read directly from the staff report that you received uh just so we make sure that we're clear. Uh so in the staff report

we say uh the planning and zoning board is directed to evaluate the advisability of selling um in this case leasing the lease property. So the 7.8 acres that were we've identified. The code does not enumerate specific criteria for the determination but the planning zoning board's established planning and zoning functions define the appropriate scope of work. The planning and zoning board's evaluation should focus on planning related considerations such as consistency with comprehensive plan, compatibility with surrounding zoning and development patterns, [snorts] and whether the conveyance aligns with the long range planning objectives. The planning and zoning board is not reviewing any specific development proposal. Any future private development um excuse me, any future private development would undergo separate formal approvals is detailed further in this memorandum. Um and we'll talk a little bit about what those uh next steps are and what those approvals will be going down the road. So, so in in short uh your consideration today is really related to um your planning functions, your typical planning functions. You're not evaluating uh the leases themselves in terms of the economics. You're not evaluating the uh the criteria um that the council used to select um its partner. not evaluating the ability of the partner to be able to implement the project. You're purely looking at the leases as the mechanism to help implement the project in coordinate uh in in uh in concert with the planning documents. So I want to talk a little bit about um how we arrived here. Um so this is a timeline that we've used with the council a couple times to uh make sure that we're staying on the on the right track. Um I'll I'll I'll talk a little bit before we actually got to the offering memorandum. And the offering memorandum was the uh the mechanism that we used to identify the partners to uh work with the city uh for the project. But before that time um

going back into history a little bit, the city did uh pursue a uh campus master plan by um engaging with Song and Associates, an architectural firm uh back in 2016. that resulted in a master plan that that ultimately that set aside uh but it resulted in a master plan that was uh considered back in 2019. Since that time, again, that plan was kind of put in obeyance. Uh since that time, the council's had a couple of conversations uh during its strategic planning processes before we got to this point of an offering memorandum talking about um the the need to pursue the downtown campus, the need to um partner with a uh private uh private entity to help facilitate the vision that the council was articulating in terms of mixeduse development, a transit oriented development adjacent to the Bright Line property. Um they also talked about establishing the transit oriented community. Um so at least three years in a row uh sub subsequent to the uh development of that master plan the council revisited the idea of establishing this development uh adjacent to the area where the bright line is. As a result of that, uh, in October 2024, the city received two unsolicited proposals for development on the site that ultimately led to the council recommending that we issue an offering memorandum. That offering memorandum was the uh mechanism that we used to solicit proposals from other potential partners. Um, fast forwarding to uh February, uh, that was the time where the city council had evaluated the proposals they received. They selected Terra Frisbee um a partnership to uh work collaboratively with the city uh to implement the uh the

the mixeduse concept uh that that uh they they propose. Um in March we entered into an interim agreement with Teran Frisbee. That interimm agreement essentially set the framework for how we were going to work um in development of a master partnership agreement. what the planning was going to look like, what the concept plan was going to look like, and what the leases would how the leases would ultimately be designed um between that time and um October. And October was actually the date that we anticipated being completed with the um evaluation process and beginning and entering into an MPA or master partnership agreement and executing lease agreements. Um the our partner had done um a bit of outreach uh as you all well know um got a lot of feedback in terms of uh what the public um liked in the project, what they disliked about the project and we ended up with a project that was pretty pretty distinct from their initial conceptual plan. So that got us to the point where we have the development that's concentrated on the east side of Northwest Second Avenue. So, that was a pretty dramatic shift in terms of that initial concept plan. Uh, and that helped that that prompted us to extend the interimm agreement into May. Um, but where we are today is, uh, you're looking at the, um, at the leases. Um, and in January, the council, following your recommendation, um, they will they will consider the master partnership agreement. They will consider the leases again with your recommendation. um and they will um as part of the master partnership agreement look at a master plan. So the master plan that will ultimately help guide what happens into the future. Um [snorts] obviously everything that happens as you all know um assuming um an affirmative vote by the council in January uh that project will go to a referendum in

March. Um and then depending upon what happens at that referendum, uh we will continue to work with the partner um on the uh regulatory structure and site plan approvals that need to be put in place in order to implement the project. Okay. So I just wanted to give you some a little bit of that history and what's going to happen going forward. So going to the project itself. [cough] [clears throat] Uh again um 7.8 acres uh of property subject to the lease. Um and Tara Frisbee is the development team. Um the the development again is concentrated on that 7.8 acres eight acres uh east of Northwest Second Avenue. Um the development is confined to those lease leased areas other than uh public infrastructure that'll be available as well. The remaining uh roughly 17 1.5 acres uh on the west side of Northwest Second will uh remain uh undeveloped by the development team. uh we will be pursuing as a as the city, we'll be pursuing um uh a pretty robust and significant outreach to the public to talk about what what the park looks like, what the city hall looks like, what the community center looks like going forward. So, you'll you'll see some renderings uh right now of uh different elements uh from uh the park perspective as well as a community center and city hall like this was a proposed location for a city hall. Uh this was a proposed location for a community center. Um they're all uh great ideas by the development team. Uh but there are some uh issues that we want to address from a logistical perspective and operational perspective. Um so we're we're going to continue as a city to engage the public um uh related to the design of Memorial Park um city hall site and the community center. the the development program itself. So,

just to make sure that you're oriented and you understand what the uh development is, um the the project is uh is uh really defined by uh a mixeduse uh transit oriented district uh pedestrian scaled um significant significant uh pedestrian uh facilities along this spine uh between these buildings. um 947 residential units. 182 of those units are condos on private property. Um and I we identified this property which is the condo site. Uh it's not subject to the lease, but we wanted to make sure that you were aware of it, but it is not subject to the lease, thus the big X through it. Uh [snorts] 7865 rental uh units on city property. 77 of those units are workforce housing. Uh 120 ft of office. Um the office will be concentrated in this building uh located adjacent to the Bright Line site. Uh 79 uh,100 ft of retail and commercial uh and that's spread through throughout the site uh ground floor of all of these buildings. So all the retail buildings um 180 key hotel which is uh in this area this uh block label number two. um and uh 30,000 ft of grocery which is also included in building number one. Uh there are also roughly 2,100 parking spaces throughout the site. Uh about 1,900 of them are um uh structure parking and the rest are on street parking. So the the legal instruments helping to implement the project include the master partnership agreement. So uh it's essentially a development agreement um high level uh it's establishing the framework for the planning the entitlements uh the permitting and the

financing that are going to go along with the project. Uh two phases to the project. There's the uh northern section. So essentially everything excluding the existing PD site and then fa phase two which includes the existing police department site. Um developer is going to be responsible for the design uh financing, construction and maintenance of all of the private facilities. Okay. Uh no leaseold interest transfer um until they get all of the approvals that they're required to. So they have financing hurdles that they have to hit. They have regulatory uh standards that they have to hit. They have an evaluation and analysis process that they'll end up going through uh before they can um achieve their uh lease agreement. um city retains full control until that that lease commences. Okay. So we'll although um the development team might have access to the site to do some preliminary work, city continues to maintain control uh of the properties. And then lastly, the lease structure and the protections. So it is a 99-year uh uh uh lease agreement. Uh the city maintains its fee simple interest in all the properties. So, at the conclusion of the term, and granted it is a long time, uh at the conclusion of the term, the city uh is going to continue to maintain ownership of that property. So, it'll not only maintain the ownership of the property, but it'll have uh the improvements that are on the property as well. It's also important to note that um you know within our uh lease and with the MPA there are some pretty um pretty well- definfined standards in terms of what the expectations are related to consistent investing in the property to maintain it. Uh so we don't get to a point where uh we have obsolete or uh buildings that have uh exceeded their useful life. So uh there are some protections in place to make sure that

it's maintained appropriately. Um there will be a um a base rent uh that will include by CPI. Um there's a floor and a ceiling uh attached to that. So uh both the uh development team is protected as well as the city. Um there also some other uh types of um revenue stream that the city will be able to avail itself on uh including transfer fees um some uh shared revenue based upon um profit and the like. Uh tenants going to be responsible for all maintenance of the um facilities. I kind of talked about the rigid standards that we're going to have as it relates to those um maintenance obligations as well as insurance and indemnification. There are also a number of provisions related to default and termination rights. Um so if the development team does happen to default or there the um uh the lease interests uh on the or the excuse me the financing interest on the site um can't cure uh the city does have a mechanisms to be able to secure that property and bring it bring it back under its ownership or its control. Um, and then, um, as I mentioned before, uh, upon, uh, termination of the lease, all of those improvements revert back to the city. Uh, so now I'm going to go ahead and turn over to Brandon. Brandon's going to walk you through some of the regulatory pieces as well as talk a little bit about the, uh, planning documents that we're, uh, using to, um, uh, address the consistency of the project. There you go. Good evening, chair and board members. U Brandon Chad, development services director. Um, as Andy mentioned, I'm going to uh walk a little bit through the um zoning and regulatory um uh provisions and process that we're going to be going through uh related to this project. So, this slide is sort of an overview of what we're going to talk

about. So in terms of future actions um there's going to be small scale smallcale comprehensive plan amendments of certain properties into the central business district or CBD future land use designation. There's going to be some amendments to the downtown development of regional impact um commonly known as ordinance number 4035 um and transfers of office equivalent development. Um we're currently drafting and nearly finished with a new downtown um zoning district um uh framework. Um and the concept here is to um gradually reszone the downtown into the new zoning district with certain subdists. And the first subdist will be um the one that um is in this area that we're talking about where the government campus um is currently located. And this will include some uh significant formbbased components. Um and formbbased is intended um to create more predictable development outcomes to create more walkable um development placemaking focus on building form and design quality. And um while still it's called hybrid because it still includes um you traditional zoning regulation of uses. Um uh later on there will be um reszoning of the applicable properties and of course there will be site plan reviews um for everything that is being uh contemplated as any other project would go through site plan review. Um so there's the concept is that there will be no increase in the overall maximum development intensity beyond what currently is contemplated in the city's comprehensive plan. And I'll explain that a little bit more. And uh as mentioned, all site plans will be subject to review at a public hearing. Um this map is important. Um many of you may be familiar with it, others may not, but I just want to explain what this is.

It's a it's a map of the downtown. It's in the um the DDRI, the downtown development of regional impact. And it basically divides the downtown into sub areas um A through G. And A is the one that we're focused on. It's circled there. This is where city hall is. The Bright Line station is up here as I'll talk about in a moment. Um, just to orient you there. Basically, everything um in the downtown that is west of the tracks and north of Palmetto Park Road is in uh sub area A. Um, so to get a little more into the comprehensive plan aspects. So the map here is a portion of the city's future land use map. And everything that is uh currently considered to be the downtown is in this CBD or central business district um area that's in I guess I would call that light green. Um, so if anybody's not oriented here, this is Palmetto Park Road that runs east to west. This is the railroad tracks in Dixie. This is Second Avenue, uh, Fourth Diagonal. So, the lease area um, roughly is this area that's in CBD. And then this is a city-owned parcel here and here. Um this these two parcels here are under contract by the developer team and not part of the lease. That was what was uh in the X in the previous slide. And then these parcels over here are owned by other parties. This parcel is where the library and the Bright Line station sit. So, um, one of the first actions that is contemplated is bringing, um, all of this area that is includes the library

of Bright Line and, um, the block between Third Street and Fourth Street, um, into the central business district CBD, um, designation. Um, this makes sense not only for this project, but it makes sense from a larger planning perspective. It's uh it's a little bit of an anomaly that you don't have this already in the boundaries of the downtown. Um it's a little bit isolated um considering that essentially everything east of Crawford and north of Palmetto Park Road is already in the downtown until you get to these single family um neighbors neighborhoods up here. So, um, with the addition of the Bright Line Station a few years ago, um, it makes even more sense to make this a downtown designation and development develop it as a downtown um, for the purpose of creating a walkable um, community um, that you know encourages multimodal transportation, walking opportunities and in the sort of downtown environment you would expect to see. Um so the area that is currently not CBD would be again made CBD and would be brought into the DDRI as part of sub area A as I discussed earlier. So um lucky for all of us I am not going to read this entire slide to you. But um the point here is that the the proposed private improvements um that are contemplated in the master partnership agreement in the lease will enable the creation of a transit oriented mixeduse development near the Bright Line station that uh essentially aligns with um the comprehensive plan policies that are um detailed here. And what these are broadly trying to get at is that the downtown should be um an area of not only downtown as a whole but specific

portions um should be mixeduse districts. We should be going for pedestrianoriented um site designs and things that are transit supportive. So again with the location of the Bright Line station, this makes it a logical location for uh for that type of development. And that's essentially what these policies are getting at. Um the proposed um lease is also consistent with the um the community redevelopment uh agency plan the amended known as the amended downtown plan. Um again this will create mi transit oriented mixeduse development near the Bright Line station uh which supports implementation of of this plan. And as you see here, section 11 of the amended downtown plan regarding transit oriented community um specifically cont contemplates transit oriented development near the Bright Line station um in relation to the surrounding downtown blocks um and proposes to redevelopment to create vibrant walkable transit oriented mixeduse districts including transit supportive uses consistent with the plan. um things like um multif family residential, office, hotel, and groundf flooror retail and grocery. The redevelopment that's proposed supports this the plan's emphasis on pedestrian oriented design and complete streets um including activated pedestrian corridors, um wider sidewalks, uh structured parking, multimodal transportation choices, and publicly accessible open spaces. essentially what we want the downtown to become and have wanted the downtown to become uh for a long time. Um and finally the strategic plan of the city. Um so here are some snippets from the strategic planning sessions um of the last few years. As you can see in fiscal year 2223 um the development of the government campus master plan was identified as a strategic priority. The following year

um was identified a need to create a more vibrant city center that promotes economic um sorry that promotes civic engagement as a strategic priority. And it's I think worth reading this quote in full um which says as we reinvision our government center we promote a sense of place, open spaces and gathering places that facilitate a sense of community and civic engagement. We encourage and partner with the private sector to extend the city center beyond government and employee and and employ a transit oriented development framework and mixed uses to help us create our vibrant city center. In the following year, our strategic priorities um for the city included creating location responsive and appropriate transit oriented community overlays and developing transportation and mobility options for traffic improvements, mitigation efforts, and expansion of multimodal transit solutions. So, as you can see, as the time has gone on, the concepts have gone from a little more fuzzy to a little more concrete. Um but but this is uh what we have been um told by the city council is our the policy of the city is our priorities and that is what we are acting upon in in relation to this project. So, finally, um, our recommendation tonight, um, is that the the PNZ board find that the private improvements in the lease are consistent with the comprehensive plan with the downtown vision and the amended downtown plan and the specifically the transit oriented community initiative and support the downtown policies that were mentioned earlier for mixeduse development, transit oriented growth, infill and redevelopment, and pedestrian orient uh, pedestrian friendly urban design. The private improvements will provide public benefits including economic u development, mobility improvements, workforce housing, and enhanced civic and public space. Um and finally, the the main reason that the board is here tonight, we uh recommend that the board

find that the proposed lease is advisable from a planning and land use standpoint. Uh that is uh that concludes staff's presentation and we are available for questions. Thank you. and sta staff, thank you for all your hard work getting to this point. Okay, questions for staff. Mr. Dorblazer, uh, not at this time. Okay, Mr. Matthews, not at this time. Mr. Morabé, not at this time. Okay, Mr. Mitchell, a question I do have, are we um voting today on this particular lease or the fact that we are leasing the land?

Neither. you're you're you're considering the lease in general. You're not considering the economics. You're not considering the terms of the lease. You're considering the lease as a mechanism to implement the um uh the objectives in the comp plan uh and the strategic plan and in the CRA plan. Thank you, M. McDerman. Not at this time. Mr. Mr. Morgan,

not at this time. chair has no questions at this time. Well, then at this time, I will open the public hearing on this item. Any member of the public desiring to be heard on this item is welcome. Each speaker may speak one time only for up to three minutes. Please confine your remarks to the item currently under consideration. All comments should be addressed to the board as a whole, not individual board members, city staff, or other speakers. There will be no dialogue back and forth between the speakers and the board during the public comment. Members of the audience are asked to refrain from clapping, cheering, or interrupting speakers so that everyone has the opportunity to be heard. Speakers who have submitted cards will be called first, followed by anyone else who wishes to be heard. With that, Kathy, do you have cards?

Yes. I'm going to call the first three names so that we can line up and be in order. First one is Richard Warner. Second is David K. Third is Stacy Sipple. Did we lose Mr. Warner? Oh, okay.

It's okay. It's okay. Just state your name and address for the record.

I am David K. 327 East Po Royal Palm Road, Boca Raton. The proposed project is not only a good project, it is a project that is essential to the future of downtown Boca Raton. South Florida is dotted with the downtowns that were allowed to fade away into relevance. But South Florida is now also home to downtowns being upgraded. The choice is clear. Renew or fade away. The land that is proposed to be leased to developers is less than 8 acres. Those acres are now nothing but surface parking lots and two silly buildings that are way past their useful lives. Among the questions that the opponents of this project have never answered is what should be built on those acres if this project does not move forward and who should pay for it? Or are the opponents saying that surface parking lots and derelic buildings are the best use of the strategically situated land? land that divides a municipal campus from the existing downtown and that also serves as the entry point to travelers arriving on Bright Line. And what is the realistic alternative for funding the long overdue replacement of the city hall and the community center, both of which are way past their sell by dates. I have heard opponents say that we don't need more high-rise apartment buildings. I am glad that they all have places to live that they are happy with, but Bokeh needs more downtown apartments. For residents, children and grandchildren who want to stay in a return to Bokeh. For empty nesters who no longer want to maintain a singly single family home or

who would enjoy living in a vibrant walkable downtown. and for local employers, prospective hires who want to live in a walkable environment or are not yet ready to buy a house. In response to the opponent's complaints, the developers have made change after change in their proposal, but the opponents won't take yes for an answer. Instead, the opponents keep offering increasingly implausible objections. At a recent city council meeting, one opponent went so far as to offer a chat GPT hallucination as a reason to disapprove the project. Boca Raton is over 29 square miles. Almost all of those square miles are car dependent suburbs. Bokea needs a tiny fraction of those scales miles for those of us who want to live in or visit a viable walk vibrant walkable downtown. Please recommend that this lease be adopted. Thank you.

Thank you for your comments. Next,

Richard Warner, 1322 Southwest 9th Terrace. I always like following a shill. At any rate, I think it's inappropriate that you should even be considering this prior to the March vote, which I confident I I am confident will eliminate this whole issue. And I think it would be inappropriate to change any zoning on this land prior to that. I think this whole thing is an outrage to be perfectly honest. a totally unnecessary corrupt project from the start. I won't go into the background. I don't think that applies to this. I think you should consider not just I I understand that your your hands are tied when you look at a project on private land. This is not such a project. This is on public land, my land, your land, all of our land. You should consider it a lot differently [snorts] just because these folks on the city council are trying to ram through a tremendously unpopular deal despite people uh saying it is. The bottom line is I think you should table this and wait and see what happens in March. I think in March there will be different people on the council. I think in March there will be a resounding no vote. I think I I I have a variety of other questions, but I I don't know if they're

appropriate. I think the only question is this presentation to me is absurd. This project is is backed with voodoo economics to begin with. The city is trying to do something that is ridiculous. I have one other question. It's kind of a gray area. If someone resigns from this board, are they not supposed to leave the board when they resign? I know there's a gray area in the regulations, but the way I read it, anyone who resigns effective immediately should be gone. Thank you.

Thank you. Next. Next is Stacy Sipple. Then we'll have John Pearlman, Michelle Growl, and Martha Parker.

Good evening. Stacy Sipple, 1239 West Royal Palm Road, 33486 Bokeh. What does 99 years look like? Let's look at it. 1928, Amelia Airheart crossed the Atlantic. 29, Wall Street crashed. Black Tuesday, stocks plummeted leading to the Great Depression. 31. Empire State Building was completed. 33. FDR is elected president begins his weekly fireside chats. 34. Hitler became the leader of Germany. 35. FDR launches the New Deal, establishing, among other things, the Social Security Act. 36. African-American Jesse Owens wins four gold medals in the Berlin Olympics as Hitler watches. However, it would be almost 30 more years until he would be treated as an equal in his own country. 39, World War II starts. 41, the Holocaust starts. 6 million Jewish men, women, and children, as well as millions of other targeted people die. 41. Pearl Harbors attacked by Japan, leading to over 2400 deaths. 44. D-Day, invasion of Normandy by Allied forces. 4,900 Allied soldiers killed. 45. World War II ends partially due to the dropping of atomic bombs on Hiroshima and Nagasaki, killing over 200,000 people. 50. Korean War starts. 55. Montgomery, Alabama. Miss Rosa Park starts the movement by refusing to give up her bus seat to a white passenger. 58. The US launches its first satellite. 59. Castro takes over Cuba. 62. The Cuban Missile Crisis starts. 63. JFK's assassinated 64. LBJ starts his war on poverty, establishing social programs such as Medicare and establishing the Civil Rights Act of 64 and the Social Security

Amendments of 65. 68. MLK Jr. is assoc is assassinated as he looks out over a balcony. Two months later, RFK would be assassinated as well. 69, we landed on the moon. This doesn't even mention the Vietnam War, Road versus Way, Watergate, Personal Computers, Jonestown, Reagan era, AIDS crisis, internet, space shuttle tragedies, Black Monday, the falling of the Berlin Wall, Operation Desert Storm, Amazon, Google, Apple, the International Space Station, 9/11, Facebook, Katrina, the iPhone, the first Africanamean president, COVID 19 in our current state of affairs. So, do you think in 1926 you could have predicted all this? Not any of us could have. And the only way to give our land away for 99 years when you can't predict what's going to happen in the future is to use one of these because it is better and more effective and provides more intelligent information. glossy advertising does. [clears throat]

Uh Mr. Shad, can you please pull up prior to speaking? Uh the second to second to last slide, please. [clears throat] John Pearlman, 498 Northeast A Street. To the residents out there, [clears throat] they can be talking about these plans and moving them forward, but we are in control. It's going to be going to you and you're going to take the vote and we know what's going to happen on March 10th. There's going to be no need for further discussions on this. city council meetings, zoning meetings, you you know what's right for Bokeh and regardless of what happens here in the halls of power, we are in control and we are in power and we will vote on March 10th and do the right thing for our city. We have here a slide from the presentation from our development director, Mr. Shad and it says that they wanted the government center to quote facilitate the goal was to facilitate a sense of community and civic engagement. Well, it certainly did just that. It it unified the people of Bokeh and it brought us together in in for our fight together on this to preserve the the integrity and the future of Boca Raton. And boy did it facilitate a sense of commu community and civic engagement and probably could be the the biggest movement in the history of Bokeh of Save Bokeh to protect our parks and our public land in the face of a rubber stamping board that we have here tonight. In the face of the development council seeking to work as salesman salesmen for a private developer to sell

out our city. But the people showed up strong and our voices are going to be heard on March 10th when this plan is struck down. Which by the way, the developer in their entitlement narrative is planning to create a whole new set of codes for this project. They're not going to abide by any of the city codes. in their in their development in their entitlement narrative they they state that the existing DDRI regulations have inherent deficiencies they don't want to abide by the zoning code in this project and not only that but the last sentence in their entitlement narrative states unless otherwise specified when any provision of these regulations meaning these regulations that this developer is going to come come up with and decide however they want to build these buildings and do whatever ever they want that those regulations of this developer that they're going to come up with and create themselves and give them full authority on this land. If they conflict with any other provisions of the Bokeh Code, the provisions of their regulations shall control. We are in power. We are in control. This is just a show and it's meaningless and we have the ultimate say and vote. Thank you to the citizens and let's save Bokeh. Thank you. I have a presentation. Martha Parker,

that's not the right one. This isn't the right one. Martha Parker. Presentation for Martha Parker. Thank you. Martha Parker, 64 Northwest 7th Street. I'm a CPA with 20 years of experience in accounting, 15 in auditing and uh public accounting. Excuse me. Is the right slide up?

Yes. The lease you are considering today is forever changing the zoning on our public land and converting it effectively in per in perpetuity to private use. Once this happens, it's commit and is committed to high-rise apartments. It will be removed from public use for generations. It will never return to public use. This presentation is part one of a presentation. In contacting the AICPA and the big four accounting firms for guidance on public private partnerships, Chris Livingston, a nationally recognized P3 expert in California, was referred. Through multiple calls and emails, he provided insight that I'm going to share today specifically on how discount rate should be applied to commercial real estate P3 projects.

[snorts]

The discount rate must reflect the risk of a specific project. This project is not a highway or traditional public infrastructure that aligns with a municipal bond rate of around 4.5%. This is a commercial real estate development which carries substantially higher risk. Industry best practice uses a weighted average cost of capital and the capital asset pricing module uh model for commercial projects methods um that account for market economic conditions project risks market demand and equity risk not a municipal borrowing rate. Chris Livingston shared the comparability structures on P3s on commercial development discount rates that have been successful and structured correctly. You can see them here on these slides. They range from 7 to 12%. These are some of the examples across the industry. Expert consensus places appropriate discount rates for commercial real estate P3s between 7% on the low end and 12% on the high end. What does this mean exactly? the impact on our city by uh PFM increasing the discount rate from 4.5 to 5% just a half a percent you already see a significant reduction in the projected benefit to the city what would happen if we increase the rate to 2 to 4% to align with industry standards the results are right shocking the question remains is the city being fairly compensated for leasing of 7.8 8 acres for 99 years. This conclusion will be followed up in a in a in a second presentation by another um resident. This plan takes nearly all remaining office equivalents in our downtown. You are in in effect setting the stage to raise caps on further development on private land in our downtown. Public land is not replaceable. This is not a government campus. This does not enhance our civic use. Your decision should be evaluated as a

permanent loss of civic capacity, not just the implied zoning changes. Thank you. Thank you.

Michelle Grow is next and then followed by Mike Mo, Ed Via, and Brianna Hagquist. Michelle Growl, 4550 Northwest 23rd Terrace. I am a CPA also with 30 years experience in governmental auditing. My entire career has been dedicated to safeguarding public funds, ensuring transparency and accountability. I am also a candidate for Boertown City Council and fiscal responsibility is central to why I'm here today. My goal today is to present the value of this land we are leasing based on the financial projections and to compare that value to the independent appraisal. If the city proceeds with this agreement, it is critical that we use a conservative financial model. In financial projections, particularly in the public sector, conservatism is a best practice. And when projections fail, taxpayers bear the cost. Using a conservative scenario means I would apply the minimum 75% revenue guaranteed scenario and industry standard discount rates as explained in the previous presentation for commercial real estate projects which range from 7% on the low end to 12% on the high end. These assumptions reflect real world world risk and align with the established industry practices. Using the reverse analysis test, we back into the value of the deal by removing projected revenues that do not represent land value. From total projections, we would subtract $143 million in real estate taxes and 29 million in the transfer fees as recommended by PFM. Under the city's original 4.5 discount rate, the city would realize approximately 90 million in value today. When we take that number, divide it by

the 7.8 acres being leased, it equates to 11.6 million per acre. So even under the lowest discount rate being used by the CB CBR, that is the amount we would get. When we adjust the discount rate to industry standards, the numbers decline declined dramatically. At a 7% discount rate, we would get 49 million total or 6.3 million per acre. At 8% we would get 41 million, 5.3 million an acre. At 9% 35 million or 4.5 million an acre. I could continue up to the high end of 12, but I believe my point is clear. Using discount rates and reverse analysis tests demonstrate that the city is not being fairly compensated for leasing 7.8 acres of public land. The independent land appraisal was conducted recently and the value of this property at approximately $116 million or about $15 million per acre. Even using the inappropriately low discount rate of 4.5%. The city would still receive nearly 25 million less than the appraised value. At a 9% rate, the shortfall grows to $80 million below appraisal. Simply put, this project is currently structured is fiscally irresponsible. The city is about to enter a lease of irreplaceable public land well below market.

Your time's up. Thank you. Thank you. And just as a reminder, we're not we don't have any financial considerations on our agenda this evening. Okay. Next.

Kathy, do you have any more cards? Yes. I called Mike Mo, Ed Verria, Brianna Hagquist, and Peg Anderson, Adam Gold, Martin Bell, and Michael Orekkkey. Okay, sir. Please state your name and address for the record.

Michael Mano, 330 Northeast 8th Street, Belgium, Florida. I'm a little confused about the hotel that they're going to build there. First, they were they planned on a hotel and then they withdraw the plans. Now they want to build another they renewed the plans for the hotel. I'm just thinking to do why do we need a whole another hotel there? We haven't even finished the U Mandarin Oriental Hotel yet. And Bocarone has 19 to 20 big chain hotels such as the Hyatt, Hilton, Embassy Suites, Marriott Holiday in etc. and 9 to 10 independent hotels. So, I'm I'm I'm questioning the need for another hotel in the area. Also, the the the the land for a hotel is incompatible across it's across from the Bokeh Library, across from the Childc Care Day Center, near the Children Museum, across the Memorial Park, um recreational facilities, schools, private uh facilities. So, I don't feel that that's a safe place to put a a hotel. And that's it. Thank you so much.

Thank you.

Good evening board. Uh my name is Ed Vanetsia. I'm a 46 year resident of B Boeron. Uh graduated from Bocraton Academy which is now Pinerest on St. Andrews. Um after that I went to the the Citadel which is a military college in Charleston, South Carolina. So I have deep of affection for the historical military significance of Memorial Park and the what the land holds and I want to see it develop properly in order to in order to honor that. Um I'm here today to express my strong support for one bokeh project and why you should approve this. First of all, I want to commend Tara and Frisbee for the willingness to take time to listen to the community and incorporate their feedback there. They've clearly spent a significant amount of time and money working through this. The proposal has involved and it now doubles the amount of green space downtown, adds new recreation facilities, and has the right mix of development that we need by the Bright Line Station, [snorts] which is strongly supported and utilized by all residents. Second, [clears throat] the city will see significant financial benefit from the lease and from the approximately 8 acres of land and subsequent development that will be located there. Let's be honest, those 8 acres are completely underutilized today. Bringing some vitality to the area and also having it generate revenue for the city is a no-brainer. The 99-year lease gives the city the ability to collect ground rent, city adverarm tax, CRA tax revenue in addition to property taxes that we be collected by the county. Analysis of the two of the city's consultants identified that this project will generate more than three billion in revenue and that's three billion more coming in today. Those billions of dollars in revenue will be invested in our parks, recreation,

amenities, and civic buildings. Some some have made the argument that Bokeh is a wealthy city and can just pay for it without a partner. Why would we want to do that? We have a potential partner that has the expertise in planning, design, and construction to help us build worldclass amenities, most likely for a fraction of the cost. If we agree on anything, it is that the private sector will almost always perform a job more efficiently on a faster timeline and at a better cost. This allows us to invest a new stream in these in in improvements rather than spend money that we may or may not have on hand that would likely be better invested elsewhere. If the city were to do it themselves, we would it would require debt and higher taxes to the residents to pay the debt service. It seems many people continue to mischaracterize the city's financial position to mislead the public and sow doubt on this project at at a time when state level proposals threaten to tighten local tax authorities. Inflation is eroding purchasing power and aging infrastructure demands sustained investment. Thank you so much.

Thank you. Next. Next up, if you could be ready, will be Peg Anderson, Adam Gold, Martin Bell. Thank you, Richard. Good evening, everybody. Happy holidays. My name is Briana Hanquist. I live at 5710A Coach House Circle. I'm the one that's known as the voice of the gopher tortoises and lately um the voice of the wonderful urban forest and all the wildlife at Sugar Sand Park. Overwhelmingly residents do not want this redevelopment project. We want our downtown fixed up, renovated, and more recreational facilities added. Our roads absolutely cannot handle any additional traffic that this project would uh create and there is absolutely nowhere to widen them. Residents want War Memorial Park to be renovated, not replaced with state-of-the-art worldclass model and benches, whatever worldass state-of-the-art might be. Also, the residents I've spoken with overwhelmingly do not want more ball fields moved out west Sugar Sand Park. People love the

forest, the picnic areas, and many of us who live in communities that do not allow outdoor grills, Sugar Sand is our go-to for cookouts. The area needs to be renovated, the scrub in the forest cleared out, and add things like walking and jogging trails. Recreation is more than playing ball and Sugar Sand should not become a baseball complex. This is our public land. Therefore, it's public land, public vote. Fly away, Frisbee. We don't want your project. Thank you. Good evening. My name is Peg Anderson and I reside at 120 Southeast 5th Avenue, Bocarone, Florida. As a concerned citizen that has been involved with this city for the past 25 years, I am encouraging you to support this this change in the zoning for the planning of this particular project. from 2004 until uh until the committee was uh uh was was ended. I served as the vice chair of the downtown Boca Raton uh advisory council. I also served as the chair of the business improvement district steering committee for seven years. I'm very very aware and familiar

of downtown Bokeh's um history and hopefully of its future as well. This particular swath of land along the railroad tracks is in dire dire need of revitalization and redevelopment. It's on the wrong side of the tracks as it stands right now. Passengers getting on and off the bright line find themselves in the middle of of nowhere. I purposefully drove that way tonight on my way over here. I probably represent the silent majority because I know most of the people in Boca Raton will be in support of this project regardless of opinions of others that have been expressed uh tremendously. Most of the time that I spend now I spend as a volunteer in this city and I have done so for many many years. Most of my time is dedicated to Meisner Park. Meisner Park also has has had brighter days and I believe that this redevelopment of this particular area in downtown Boca Raton will not only provide a revitalized quality of life destination on the west side of the tracks, but I believe it will revitalize Meisner Park and the downtown area. I think that there's far more reason to approve this change in the in the zoning and for the planning and redevelopment of this than than against it. When I served on the different advisory councils for for the city of Bocraton, I would go to the uh city city hall frequently and also to the children's

museum. And I will tell you from an experienced point of view, this project really needs to happen. And I hope that you will you will vote to support the decisions of city council to amend the planning and the zoning for this parcel. Thank you for your attention.

Thank you. Sir, please state your name and address for the record.

Martin Bell, 761 Southwest 3rd Street. Uh, Mr. Shad in his um memorandum to this board, he touched upon FMV. So, I think it's only fair that I can go there. But first, I wanted to point out a couple of things. Um the gentleman from the city did not mention that Terara Frisbee has a proposed project management agreement for three and a half% of everything developed on Memorial Park. They make it sound like they've moved east, but they have not. It was a head fake. Uh they talked about public engagement, but they've been attempting to outsource that public engagement to Tara Frisbee as was evidenced by an open house October 22nd, 6 days after they announced that they were moving east. They weren't really going fully east. They were trying to assert their control on the uh uh on Memorial Park in the downtown um city hall. Um, the other thing too is I wanted to point out the police department uh at 3.31 acres in the presentation, but 4.39 acres according to the uh uh property appraiser um is 4.3 that's subject to a referendum on March 10th. So that land is not yet available for a lease. So we're really getting ahead of ourselves here. Uh now in terms of fair market value, Mr. Mr. Shad talks about if applicable at less than fair market value, it is in the best interest of the community and will provide benefits. Well, it's significantly less. Um those numbers up there, the 138 that comes from the city's consultant and side by side with the appraiser, um you can see a hundred million shortfall. And then if you look at this too, Terara Frisbee is not disclosing how much they're paying for their land, which is the best comp. I asked the city about that in a December

2nd email. They did not respond to me. Also, the city's appraiser excluded that first comparable at $26 million in downtown Boca Raton. They picked up the second one at $10 million. So, I'm reflecting that is an analysis that I did at a range of 15 to 20. And you can see that the upside is closer to $150 million. And somebody like Steven Ross could write a check for that if you called him up while he's in town this week. And I'm sure he showed up with a cashier's check for 150 million. So it's not nothing uh to convey more than hund00 million to a uh private developer. And uh that is relevant. You brought it up in the recommendation in the recommendation paragraph. It was there. It's relevant and I bring it to your attention. And you can't look the other way on $100 million or or more 150 or 130 whatever. Okay. So here's the conflict of interest. The developer can be trying to improve their sighteline by asserting control over uh that site. Anyway, this is what the city can do on its own. We don't need Terra Frisbee. And uh that's it. Thank you.

Thank you. Next. Hello. Adam Gold. uh 320 Plaza Rail. Uh like many book many of my fellow Booker residents, I'm no fan of traffic congestion. When large development projects like this are proposed, it's natural to worry about an increase in traffic. But traffic isn't caused by more people. It's caused by more people driving. The government campus plan includes residential facilities, office spaces, dining, retail, recreational facilities, a short walk to the bright line, and they're working on extending the El Rio bike trail to the campus. When people can live, work, work, play, and travel without a car, more people does not mean more traffic. If anything, this mixeduse design would reduce incentives to drive and thus reduce traffic. Bokeh is lucky enough to already have a great example of a mixeduse development. As a resident of Meisner Park apartments, I can dine at restaurants and coffee shops, shop at various stores, and attend events I didn't even know were happening by simply walking downstairs. The architecture is beautiful. The land is kept clean and vibrant with various flora, and both residents and visitors fill the area with life. And never once have I thought that the area in or around Meisner was too congested, unless the amphitheater was hosting a real banger. So, you can imagine my surprise when opponents of the plan bring up Meisner as a cautionary tale. I had this pleasure of speaking with a government campus opposer at the local green market who claimed that developments like Meisner are unsustainable because their businesses can't afford rent. As a resident, I have seen businesses come and go and I agree

that high rent for small businesses is a problem. But I disagree that rejecting mixeduse development is the solution. Instead, I propose recognizing that Meisner can charge high rents because our city does not meet the demand for walkability that our market clearly shows exists and that the best way to meet the demand is to encourage more use mixeduse development. I see the government campus plan as a net good and I hope it passes. But regardless of whether it passes, I hope my f fellow residents will consider joining Strong Towns of Bokeh in advocating for changes like those proposed by this plan and that whoever sits on the council after March 10th will continue supporting mixeduse development with or without private partnerships. Thank you.

Thank you. Our last two cards are Michael Orekkkey and Jason Habber.

Hi, my name is Michael Krepky. I reside at 444 West Palmetto Park Road, Boca Raton, Florida. And uh I'm here to speak uh tonight in support of this project and uh a substantially similar format uh to what's being considered. Um especially uh uh if the everyone uh considers and incorporates uh some of the great ideas that have been discussed tonight, especially uh by those uh uh the two CPAs that spoke earlier, those types of, you know, financial considerations, if they're added to the plan, can make this a truly successful endeavor. And um you know, professionally, I'm an engineer. I have uh seen communities utilize P3s in Florida and outside of Florida uh very successfully uh especially when they're you take all these these elements into account properly. And [clears throat] uh I I it is my my opinion that uh this this project and you know substantially similar format to what's being considered will be a net positive to the community. Uh things that people in general should consider is the do nothing analysis uh do nothing option. Uh and it's it's not perfection versus uh this project. it is this project versus an alternative that may not be uh uh you know too good for the community and that's and that's why I support this and um I'll yield uh my time uh to uh to

others that want to speak. Thank you.

Thank you. Good evening. Uh, my name is Jason Habber, 3422 Northwest, 51st Place. And, uh, sadly, I am a Mets fan. Now, there may be other Met fans in the room. You may know a thing or two about about what that means. I'm here tonight uh because I was a university professor for a number of years. I've held many roles. And in my time as a professor, I taught my students urban planning. And we always look at two key criteria on any project. First, does it solve for ending the autocracy? A U TO the autocracy of the streetscape. Does it repair the mistakes that were made in the 20th century when we planned for the car and for the car first and foremost? And the second thing that I would tell my students is consider is this project an artery or is it a vein? And if you think about the heart, what does an artery do? But it takes life and blood away from the heart. Well, a vein brings life in. And if you think about the 20th century and the mistakes that were made in planning and development, those were artery projects. In fact, Robert Moses of New York referred to his projects as arterial roads and arterial highways and arterial developments because they spread people out and they force people into the car. There was no thought of multimodal com uh uh transportation. There was no thought of walkable districts. There was no thought of bringing life into the core of the city, tying it to mass transit. Instead, it

was the opposite. This proposal does both. It ends the autocracy of the streetscape. It brings people in to the urban core. It connects them to mass transit. In short, it repairs the damage of the 20th century and looks forward and thinks modern a new about how not just this city but how cities across this country should be thinking about planning, development, livability and sustainability. And for those reasons, I hope you endorse and support this project. Thank you. Thank you. Any more cards? No.

Okay. This is still a public hearing. Does anybody who didn't fill out a card wish to speak? You're welcome to come up. Please state your name and address for the record. And I would request that after you're done to please fill out a card. Thank you. Sure. My name is Eric Lanchett, 102 Northeast Second Street. I'm writing in strong support of one bokeh in the Bookerton campus redevelopment project and to specific specifically recognize the professionalism integrity demonstrated by the development partners Terara Frisbee under the leadership of Rob Frisbee. From the outset, this project has been approached not merely as a development proposal but as a collaborative process with residents. Mr. Frisbee has consistently made himself available to community members, listen carefully to concerns, and has incorporated resident feedback into the evolving design. The current version of the project has reflected [clears throat] numerous substantive changes that exist only because residents were heard and respected. In response to feedback, the project footprint has reduced from approximately 30 acres to 7.8 acres. This level of engagement is not common in large-scale redevelopment. Bokeron is fortunate to be working with the developer who understands that long-term success requires trust, transparency, and genuine dialogue with the community. As members of the city council, Amir Singer have noted, the sing the city intentionally selected a developer with a proven willingness to work with residents, and that decision has been validated. Terra Frisbee has demonstrated why that trust was well placed by showing up, listening, and adapting. Just as importantly, there's a broad community support of for one bokeh, including many young families who want Bocatrone to continue evolving into a safe, innovative community centered destination that residents can be proud of. This project can be strengthened in the civic core, expand public amenities, and create a more vibrant place for families to live, gather, and and build community, promoting walkability and transit oriented access near the Bright

Line station in the city's core. There's also a practical physical fiscal reason to support this investment. A stronger, more productive tax base helps the city maintain a stable and sustainable military to keep property taxes lower over time. With ongoing discussion at the state level about major changes to property tax policy, it is even more important that is is more important than ever that the Booker Tone invests in highquality redevelopment that supports long-term financial resilience. Those who have concerns about the project should take the time to speak directly with Mr. Frisbee. Anyone who does so will quickly recognize his sincerity, professionalism, and commitment to representing the community's interest, not just delivering a project. It is also worth noting that community engagement of this depth is not guaranteed in redevelopment efforts. Had the city selected developer less willing to collaborate, the outcome and the level of accommodation shown to critics could have been far less constructive. In that sense, even those who opposed the project have been benefited from the city's choice to work with Terra Frisbee. Public discourse around major civic projects should be grounded in facts, process, and good faith. The record here shows a developer that has acted responsibly, transparently, and in partnership with the residents of Bocertton. For those reasons, I support One Bokeh in the Bocertton campus redevelopment project and commend Terara Frisbee and Rob Frisbee for their continued professionalism and community focused approach. Thank you.

Thank you. Okay. And anyone else wishing to speak on this item? Last call. that case. Okay. The public hearing is now closed. I would before I call a vote, I would see if staff has anything to add or any comments. No additional comments. Okay. Thank you. Okay. Then I'll look for a motion and a second for item 7A. It's recommendation to the city council regarding the advisability of conveying a 99-year leaseold interest on 7.8 acres of city-owned property. So motion for consideration. Do a second.

Second. Okay. Any discussion? Mitchell. I'll let others go first. Okay. Anybody have anything to say? I can jump on that landmine.

Okay. Um ultimately, uh I I foresee ever since the Bright Line station went in that um we're going to need some redevelopment down there. I think uh we see it around the rest of uh South Florida, whether it be Aventura, downtown Miami, West Palm. You see development happening around the Bright Line station to incorporate uh mass transit into uh new vibrant developments. Um I think this is a good start to getting that redevelopment uh centered around that area. We don't want to be Mr. official.

I've obviously reviewed all the materials and thought long and hard about what this is. I mean, some people, one lady mentioned the history of all the things that have happened. And my family's been here since those days. And so, I care a lot about this city. I care a lot about downtown. I've grown up all around here. And so, it's a very tough decision. And I don't take it lightly that we've been tasked with deciding and helping to contribute to what's going on, but we've been tasked with a very small thing, which is whether we decide whether the lease is proper or not. I have I have concerns about the finances, but that's not our place today.

I know the the two uh CPAs brought up stuff and I always joke I'm a lawyer, not an accountant for a reason, so half of it went over my head. I'll be honest. But I know that there are great there's important financial decisions that are not our task today. But I do implore those that whose task it is to take that into consideration because this land is very valuable whether we approve it or not. It has great value to this city. So I beg anyone who's considering it to please get the best bang for our buck if it is approved. Um I've reviewed all the materials and I believe that there's a lot to be considered and a lot of benefit from moving forward with a project like this. It's consistent with all the plans. It's consistent with all the codes. It's consistent with all the reports. Obviously, we've read the lease, but less important is than the words itself in this lease because it is still amendable. It's an it's an unsigned lease. I believe that the criteria has been met and that's the goal we have today. Does it meet the criteria we've been tasked to do? Thank you. Okay.

Anyone else? Um, I want to thank staff for uh putting together a packet that prepared us to focus on the very small part of our responsibility for this meeting. Um and that question was is the conveyance of a lease advisable, not advisable or advisable subject to planning related comments or concerns. Um and in in that term looking at that I there are so many things going forward that need to be discussed, rehashed, hashed out again. Um, but I would just hope that 99 years is a long time. You, no one, whether you're getting married or going into a business deal, you cannot predict the future, but you can go into it with good faith. And I would hope that our city council members would perhaps request some kind of um milestone check-ins every 5, 10, 15 years um over the term of the 99-year lease if this moves forward.

Mr. Morgan, I don't have much to add over what uh Mr. Mitchell said. pretty much took the words out of my mouth except that I'm not a lawyer. Um, but I think uh the scope tonight is very narrow and I'm going to focus on that as well uh in the vote tonight. Thank you. Um I think the redevelopment of the downtown is long overdue and we've got a good momentum going and I think we should keep it moving and I intend to support this this item. Anybody else have any comments? No. Okay. Please call the role, please. Seville, yes. Dorblazer, yes. McDermad, yes.

Matthews, yes. Yes. Mirabelli, yes. Mitchell, yes. Morgan, yes. [music] Motion passes, seven votes to zero. Thank you. Uh, next item on the agenda is public request. Does anybody from the public wish to speak for on any item at all? Okay, seeing none, close the public request portion. Do we have a director's report tonight? I have no report. Thank you. Okay, with that at 7:22, we are adjourned.