Planning and Zoning Board - Regular Meeting

Good evening, everyone. Welcome to the Planning and Zoning Board meeting. The date is August 13, 2026. The time is approximately 6.30 PM. If anyone wish to speak on agenda item, please complete the public comment card and give it to the Planning and Zoning staff prior to the board discussion and before the public comment section is announced. In no event will anyone be allowed to submit a comment card to speak on the agenda item after the title of the item is read or considered. The total time allotted for each member of the public to comment on each item is three minutes. Please be reminded that the Planning and Zoning Board is committed to civility and decorum by members of the public who attend this meeting. We're going to start the meeting off with a moment of silence. And the board will lead with the Pledge of Allegiance. We'll start off number two with roll call.

Board Member Joseph. Present. Board Member Davis. Board Member Gallin.

Present.

Board Member Brown.

Present.

Board Member Williams.

Present.

Board Member Stringer. Present. Vice Chair Fernandez. Present. Chair Wiley.

Present. Can we have an acknowledgement of board member absence notification?

Chair, we have written communication from Board Member Burgess that she will not be in attendance tonight. So her alternate, which is Anthony Brown, he will have voting rights for tonight.

I do the notice. Any acknowledgment of any Board Member vacant positions?

Yes, Mr. Chair, we have vacant alternate district two.

Number three, do we have any additions or deletions to the agenda? No, Mr. Chair. On to number four, disclosure. Are there any disclosure by any board members?

Mr. Chair? Yes. My company surveyed the prize in item 7A, so I don't think I'll be able to vote on that one. So you might want to transfer the voting rights to somebody else.

Okay, have you spoken with Mr. Sherman about that?

No, I didn't.

Um,

To be clear, just for the record, if I may, Chair, the individual who just spoke, I didn't see them. I could hear the voice. Was it the ultimate who is now stepping in for our missing board member? Is it Anthony Brown? Yes. Is that the name of the individual? Okay. So voting rights will confer to Mr. Brown tonight. So on that particular item, the board can go to Mr. James Gallin on 7A for those voting on that matter, and then resume back to as it stands now for the remaining items.

I just wanted to, Mr. Chair, if I may? Yeah, just wanted to confirm with Madam Clerk if you caught that for voting rights for each item?

Yes, it was said by Attorney Tracy that for 7A, that Mr. Gallin will have voting rights for that item. For 7B and C, it will go back to Board Member Brown.

I see that. Thank you, Ms. Weathers. Thank you, Mr. Chair.

Okay. And can we have an adoption of the agenda, please?

I have a motion to adopt the agenda as stated.

Second.

Chair has been properly moved and seconded. Are you ready for the vote?

Yes.

Board Member Williams?

Yes.

Board Member Brown?

Yes.

Board Member Stringer? Yes. Vice Chair Fernandez? Yes. Chair Wiley?

Yes.

Unanimous vote, Chair.

Okay, moving on to approval minutes.

February 12th, 2026. Minutes provided to .

Yes.

What is indicated in the minutes that she called my name, but I either didn't respond, but I had a lot to say. Excuse me, so I was present.

Who's that?

sir in this case we have miss david that uh participated but she was not referenced in the should we hold off on the approval until the transcription company reviews it and provides a correct copy

Mr. Chair, if I may? Yes. If we understood the comment correctly, Ms. Davis has stated that your dialogue from that meeting at which you were present and made comments is not reflected in the minutes. Correct. Okay. If no objection from the board, we will hold off on requesting approval of these minutes until we can review that with the transcription company and bring it back once we've investigated that. That works.

So the minutes do reflect my remarks and comments. It's only when she called my name to see if I was present, either it wasn't audible or I didn't answer one of the two.

You there, Mr. Zimmerman?

See, Martha made her answer correct. It's just the whether I was present or not.

Couldn't we approve it subject to the change?

Legal has stated that that would be considered a Scrivener's error if it's just a matter of you being marked present or not in there, and that we can get reversed even if the minutes are adopted so we can get that correction on the final minute. So if that pleases the board, we can do that, or if not, we could bring it back corrected if there's unreadiness for...

If I may, Chair. And the only reason I say that is because the actual substantive aspects of the minutes has a reflection of her comments. So it's clear that she was there on the face of the document. You can see it's an inconsistency. Maybe she didn't see her hand. Maybe she didn't hear the response to the roll call.

Okay, so we can go ahead and proceed with the adoption.

Walter Stevens, Communications Director. You know what? This meeting, you all don't speak into the microphones. And with these mics, you have to speak into the mic in order for the transcription people to hear you. They actually complain about this meeting and say nobody in here likes to speak into the microphone. So they probably just didn't hear you. Just try to make a practice of speaking into the microphone as best as you can. and I'm putting extra mics around as the meeting goes on so you can, I would point the ones out that do it, but I'm not gonna do that right now.

Oh gee, thanks, Walter.

So we can go ahead and proceed with adoption of the minutes.

So I have my motion back. My motion is back to accept the meeting minutes of February 12th, 2026. Second.

Chair has been properly moved and second. Are you ready for the vote?

Yes.

Board Member Brown?

Yes.

Board Member Williams?

Yes.

Board Member Stringer? Yes. Vice Chair Fernandez? Yes. Chair Wiley?

Yes.

Unanimous vote, Chair.

All right. On to number six, unfinished business. Do we have any? No, Mr. Chair. On to new business.

A resolution of the City Council of the City of Riviera Beach, Palm Beach County, Florida approving a site plan exception and a site plan.

A resolution of the City Council of the City of Riviera Beach, Palm Beach County, Florida approving a special exception and a site plan request.

SP25-0002SE-26-0006 by Smith Nichols, agent on behalf of the applicant Shearer Enterprise Inc. and Catapult LLC land owner for an assisted living facility entitled The Great Blue Project in the city of River Beach, Florida. The 1.9 acre plus minus 85,185 square feet subject property. Property control number PCN 5643-423017-001-0010 is generally located on the north side of West Blue Heron Boulevard, approximately plus minus dash 655 feet west of Avenue S subject property. The site is currently vacate, currently vacant and undeveloped, providing for conditions of approval, providing for accountability, conflict, servability, codification and providing for effective date. And for other purposes, the presenter will be principal planner Kurt Thompson.

Thank you, Miss Weathers. Let's get started. You see here the project location map, the red dot denotes where the social property is located. You have the rendering there of a six-story, 65 feet high, plus or minus building or structure. Ms. Weathers did a very good job of reading out what this case is all about in terms of resolution, site plan, and special exception by the applicant, Smith-Nichols, on behalf of the, the agent, I'm sorry, Smith-Nichols, on behalf of the applicant, Share Enterprises, which they are over here to my left, to your right, entitled The Great Blue Project, as you see here. I don't think I need to go over and read that verbatim. You can see that. The site is an existing condition. As you see here, it is vacant property, plus or minus 1.95 acres. Property is zoned general commercial with a commercial future land use designation. What you have here is the zoning and land use map. To the left is the general commercial zoning district, and to the right is the commercial land use designation. In reviewing the proposed site plan and special exception, you see the surrounding uses here. To the north is a multi-family zoning district. To the south is a community facilities, which is the I think it's the high school there, JFK Middle, and to the east is Single Family and Office, and then to the west is Multifamily Commercial. You will also note that to the immediate south of the property, you have also the commercial, which is known as The staff has determined that the use is consistent with the overall goal of the housing element of the comprehensive plan, complies with the site plan and special exception criteria as outlined in your staff report, and there will be available infrastructure capacity shall be adequate for this site. It was signed off by the utilities department as such. What you have here is the public benefit. In the staff report, it talks about this, but this proposal, I'll try to read, I'll try to be quick in here. We'll create 140 affordable senior apartment homes, apartment units. 56 of them will be affordable at or below 30% of the area median income. 84 of the units will be at or below 80% of the area median income with affordability committed to a minimum of 99 years. Project was selected to a competitive countywide process to receive approximately $11.5 million in Palm Beach County Housing Bond Loan Program financing demonstrating a significant commitment of outside public resources for the development of affordable housing within the city of River Beach. Great Blue residents have secured commitments from all of this financing, including a low-interest loan, as I said, from Palm Beach County, $11.5 million, that was awarded as a part of a countywide competitive process, request for proposals process. Upon receiving a stipend of approval, and all necessary permits, construction will immediately begin according to the applicant and accelerated construction schedule means residents could be moving in to this new community by 2028. Lastly, approval of the proposed development would allow the applicant to leverage this county investment to convert an underutilized property into permanent or affordable senior living In addition to providing affordable units, the development incorporates supportive services, meal coordination, wellness programming, resident amenities, and professional long-term management intended to support seniors living independently. I want to also emphasize here to everyone that the applicant has a presentation, will make a presentation after the staff presentation, and I want to, again, kindly ask that the board hold all your questions until after the board, the applicant, I'm sorry, has a chance to present their case in terms of this project. There were some special, there were some points that they want to break up and I would ask that you allow them to do that and then hold your questions till after that presentation. Thank you. Here's the site plan of the subject property. I'll leave that to the applicant. We'll talk a lot more about it. I can't quite seem to with the pointer, but as you can see, there it is. Well, as you can see there in the area in red to the left, that's the access point, 20-foot wide access point, and that is according to the zoning code. It meets the regulation in terms of the zoning code. You have here the architectural tables that shows that in terms of the residential common space and circulation, you have the square footage breakdown here. And what you see here in terms of unit type, these are all one bedroom units. The unit size, I think, would be somewhat in the neighborhood of plus or minus 650 square feet each one bedroom unit. The units can vary from 647 square feet to 654 square feet. And you see the breakdown in terms of the number of units per floor. You have the second floor at 24 units, and then the third, fourth, fifth, and sixth floor each have 29 units per floor for a total of 140 units. Tabular table, I want to just keep moving on. Parking. The, due to the fact this is an assisted living facility, the parking requirement is 0.8 spaces per unit at 140 units, 112 spaces are being provided, of which five spaces are, will be ADA compliant. Here's a layout of the floor plans. As I said, here's the second floor floor plans. and four plans three through six are denoted in this slide again the applicant will go into detail on on that in terms of the floor plan layout and the subject or the attempt to what they will do is in terms of providing meals and extra amenities for the residents As you can see by this slide, it has been found to be compliant with utilities, engineering, the building division, and the farm department. This slide shows that after extensive review by the staff of multiple city departments, the city attorney's office and outside agencies, this project was found to be consistent with the city's comprehensive plan and code of ordinances and is now ready for the board's consideration and action. In addition, a notice was mailed to landowners within 300 feet of the subject site. And this slide here denotes that to the left is the affidavit of mail notices and to the right in the center is affidavit for notice of signage. And then to the far right, you see there the date of July 29th when this sign was posted, which means the 15 day requirement. Thus, as a result, the planning and zoning staff have reviewed and recommended that the planning and zoning board recommend that the city council approve the proposed special section and site plan request subject to the conditions of approval as indicated in the staff report of which you all have. And as I conclude the staff's presentation, the applicants here will give their presentation and give a more detailed review of the project. And with that, I will retire to my seat and turn it over to the applicant. Thank you for listening. Thank you. Yes.

Good evening, Chair and members of the board. My name is Jordan Sperling with Schmidt-Nichols. I'm here on behalf of the applicant in support of the site plan and special exception application for the Great Blue Residences. And I want to thank Kurt for doing a great job of his presentation. So bear with me on some of the details, but I just want to go through that with you guys. So just before I get into the application, I want to walk you through our project team. Sun Foundation is the primary applicant. Joining them as the co-developer is Rich Global, who's partnering with Sun Foundation to deliver the project. On the ownership side, the property is owned by Catapult LLC, and the site's under a land lease with Great Blue LLLP, which is the entity that will develop and operate the community. And we also have our architect here from the Spalding and Olson design group as well. So what we're requesting is a special exception in site plan approval for a proposed 140 unit independent senior living facility. Under the city's code, this use is classified as an assisted living facility or ALF. and the definition of the assisted living facilities at the bottom right of the screen, section 31-1. I just want to address something directly, and I'm sure we'll get more into it tonight. The justification that was submitted with this application mistakenly described the intent to comply with both state and local regulations governing assisted living facilities. Great Blue residences will meet the City of Riviera Beach's local definition of an ALA. but it will not be licensed as an ALF under Chapter 429 of the Florida statutes or under any other state healthcare licensing program. What this project is designed to be and how it will operate is an affordable, independent senior living facility while also making available an extensive suite of supportive services. The structure allows residents to choose which programs they want to participate in, and it enables them to maintain their independence for as long as possible while promoting aging in place and long-term housing stability. Residents will benefit from wellness programming, meal coordination, and supportive services. These are facilitated by our on-site management team but administered by third-party partners. many of these services will be completely free to qualifying residents and they are designed to enhance the quality of life for those who are in need so just to close the loop on this the term assisted living facility in our application is a formal use classification within the city of riviera beaches development regulations it is the umbrella category under which great blue residences falls and nothing more than that So I'd like to walk through the public benefit this project delivers because our team believes it's significant. This is affordable senior housing, 140 apartment homes in total. As Curt mentioned, of those, 56 units will be affordable at or below 30% of the area median income, and 84 units will be affordable at or below 80% of the AMI. and this isn't a short-term commitment there is a minimum 99-year affordability commitment attached to this project this project also has secured county investment it has been awarded a 11.5 million dollars in financing through the palm beach county housing bond loan program and that award came through a competitive county-wide rfp process and this project's ready to proceed all of our project financing is fully committed and we intend to move forward with construction as soon as we get our building permit issuance from your city building department it's also a site redevelopment it converts a vacant underutilized 1.95 acre parcel into a lasting community asset for the city and finally on resident support services meal coordination wellness programming and other support services will be provided through either our on-site management team or through our third party contracted relationships. The slide shows the existing future land use map for the site. The site carries a commercial future land use designation. And this is the companion zoning for the site, a CG general commercial. This is the conceptual site plan rendering. I just want to walk through a few project facts, as I mentioned, this is a 1.95 acre site with a single access point on 23rd Street, which is that east west section at the bottom right corner of that image. The project converts a vacant underutilized parcel into 140 unit affordable senior living, totaling a little over 171,000 square feet. This is 100% affordable housing with that same 99 year affordability commitment. As I mentioned, of the site's development standards, the building coverage is 39%. Pervious and open space is 35%. Your code requires 20%, which is a 15% increase above the code requirement. And our building height is consistent with your maximum height allowed in your CG zoning district. Of the parking spaces, 112 are required. We're providing That as well, this includes 70 secured and covered spaces on the ground floor and 42 surface level spaces, which works about to 0.8 spaces per unit and five handicapped spaces. So I just want to spend a little bit more time on this slide because it speaks to why this project matters for the need at the top right corner. The affordable housing shortage is one of Palm Beach County's most significant public policy issues. Seniors on fixed incomes face growing pressures to remain in the communities they've called home for decades rising housing costs force real trade-offs for seniors choosing between rent medication health care and other necessities on the county's commitment and why this project specifically citizens of palm beach county approved 150 million dollar general obligation bond to support affordable and workforce housing The county adopted the housing for all of Palm Beach County Housing Action Plan, and Great Blue Residences is a direct result of these efforts. It was selected through a highly competitive county-wide application process, as I mentioned, and it was awarded $11.5 million in housing bond loan program financing. This project advances the county's objective of high quality, permanently affordable housing for seniors and disabled adults. Going to the site at the bottom right corner, it's a vacant, underutilized site that was previously landlocked, and this project activates it as a lasting asset, as I mentioned. This is a quiet secluded corner, well suited for our independent senior living. A residential senior use generates substantially less traffic than a standard apartment complex or community. And the site will be well secured and will be duly emphasized given the population that it serves. On design, there's ample ADA accessible parking, which is a point seniors and their families consistently ask about, and covered in garage parking is included. On drainage, all drainage is captured on site and pretreated in exfiltration trenches. So we have that accounted for as well and we work closely with your engineering department. And also at the community itself, this is 140 permanently affordable one bedroom apartments, exclusively for seniors and disabled adults. Private apartments are paired with wellness programming, meal coordination, healthcare partnerships, And supportive services and those services are designed to promote healthy aging and allow residents remain independent for as long as possible. And one of the most important factors is there is a central courtyard as a resident of entity which provides outdoor gathering and bonus space for the residents. this is the colored elevations and as to note the building height is in conformance with your code 31323.3a this is the compatibility slide and some of the policies that we feel that were compliance under more specifically the commercial future lane use and zoning policy 193 and 194 regarding buffers walls and setbacks and preserve the residential character for development. developments, coordinated with the cities and currency management system and we're proposing a utilize and connect to your city sewer and water infrastructure. So across every applicable code section and comprehensive plan we've identified, we feel this project is fully consistent. And just to give you a little bit of education on the project access, this slide shows project access leading from Blue Heron, which is that east-west main corridor for the city, going to Avenue S, which is that north-south section there, to West 23rd Street to the site. I wanna point out there's an existing bus stop directly servicing the site along with the signalized intersection with that traffic signal at the bottom right corner of the sheet there. This supports both the traffic findings, which we'll walk through on the next slide, and the broader livability case for this population since transit access matters for seniors and their families. i also wanted to add one more point in access with the exception of two homes on the intersection of 23rd and avenue s there's no other home that fronts onto 23rd street uh there are no driveways fronting 23rd otherwise so we don't anticipate this project sending traffic into the neighborhood On traffic, the project is fully compliant with the city of Riviera Beach and Palm Beach County's traffic performance standards. We meet the two types of tests in the traffic generation. This project generates 25 net new peak hour trips. So really that's 25 trips per hour over a two hour span. And it's even less than the AM as well. So an access is through the single driveway on 23rd Street. this is the uh this is the legal criteria regarding how the alf is a special exception under your code for the cg zoning and just to reiterate uh while great for the residences meets all the city's requirements for consideration of an alf it will it is not licensed by the state as an alf will operate as an independent senior living facility with an extremely high level of supportive services And these are your special exception approval criteria, which we acknowledge that we meet as well as the site plan approval criteria as well. City staff has reviewed this application and recommends approval of the request of site plan and special exception application through your eight conditions of approval in the staff report. And just to summarize, this project delivers 140 units of permanently affordable senior housing on a site that has the correct zoning and land use with full compliance across every code section. We have our financing ready. We're excited to come into the city and we're happy to answer any questions. And we have city staff's recommendation. Appreciate the patience there.

Thank you, sir. I guess we still go ahead and start off with questions. And we'll start on my right side. We'll start off with Mrs. Springer.

Good evening. Thank you, Chair. Thank you for your presentation. You think I'm going to ask a question? Just one or two. Real quickly, you, and please give me, I guess, further clarification. You say you're not going to apply for ALS, but your parking is associated with that. What's the difference? Because if you did regular assisted living facilities as an apartment, wouldn't you have more parking requirements?

Well, that requirement comes straight from the zoning code, Ms. Stringer, for adult, I'm sorry, for assisted living facilities and for, the right terminology is, I want to get it right here, but essentially, The parking requirement allows for parking for folks like myself who are getting up there in age and needs and doesn't have the need for a whole lot of parking now. Okay. So in that regard, less than one parking per space is allowed and that it comes directly out of the zoning code from the parking tables.

right i i read that part but i guess it might i'm still not clear on the alf part so you're saying if it wasn't an alf or not because it's a senior living facility they still don't have to have the one per they would still have the 0.8 yes 0.8 okay i am saying that okay and then um chair I may follow up. The other thing, and maybe I missed it, it stated that the South Florida water management permit was pending. Did that get approved as of yet?

Well, I have to refer to the applicant here because they're still working on that. But I would think that's a part of a permitting process, too.

But I'll let the applicant answer that.

thank you for the question i really appreciate it we're still working through the south florida permitting requirements but we still believe that the site meets all the applicable criteria and as soon as we get our approval we'll be moving forward to get that permit issuance as well as all the other required permits

And one last, just a correction, Chair, if I may. On the agenda, it had the reference number SE26-0006, and the presentation had, and the footer was SE-2, let me take my glasses off so I can read the other way, 26-002, and I did, 0002, and I did speak with Mr. Evans, and he noted that that was an error, so if we can make that adjustment as well.

It's a Scrivener's error because there are two things going on here. You have the site plan and the special exception. The site plan is 250002, and the special exception is 2606. but it is as I made in the presentation.

Thank you.

Sir, would you like to come up to speak? Got it, duly noted.

Mr. Williams? Good evening. At this time, I don't have any questions. Ms. Joseph?

Great presentation. Just a comment. I too, I'm having a hard time kind of following the ALF designation. So I just want to ensure that if they are classified as that, that they don't run into issues in the future from a zoning standpoint. We've known of other projects in the city where zoning misclassification has caused some major issues. So I just want to ensure that, you know, the entire team looks at that, that, you know, moving forward, that there's no issues at the state level where they're going to be like, you're classified as an ALF and you're not, you know what I mean?

So that's just a comment that I wanted to make.

And the zoning code is for special exception. It states clearly assisting living facility needs a special exception. So it is an assistant living facility.

Just want to make sure. You're welcome.

Yes, sir. Introduce yourself, please.

Hi, my name is Dan Woleski. I'm the Vice President of Development for Sun Foundation. We're the not-for-profit general partner who will own and operate this building for the next 99 years. uh the city every every different code there's definitions the city has their own definition published within your land development regulations for assisted living facility we meet that definition when the state talks about assisted living facility there is also requirements with regards to how the care is delivered that result in medical licensing food licensing you're there's hipaa stuff because now you're holding medical records we use a partnership with third parties. So we coordinate care, let those third parties contract directly with it. The other reason why we do it that way, that's kind of a model that's becoming more prevalent, especially when you're talking about within affordable housing, because assisted living facilities can be expensive to operate, to live in, and a lot of people don't want to give up that freedom. so if you're familiar our vice president of services joe glucksmann is here with me he's also with sun foundation uh 15, 16 years ago, and Joe built Quiet Waters in Belle Glade, if you're familiar with that facility. So Joe is the one who put all that programming together and that operates the exact same way. They actually started off as an ALF and they found that they were having a very hard time filling up, finding residents and reaching rental achievement on the property. And that was because people didn't want to give that up. They wanted to maintain independence. So a lot of assisted living facilities don't have full kitchens. We do. We want someone who has been cooking their whole life to be able to make a meal for themselves, not have to rely on outside. But we do have programs that provide outside meals. So again, the idea is to provide more flexibility, to allow aging in place. long-term stability for the residents. Those are kind of our goals. And for that, you really need to have options so they can choose which programs to participate in. And that's our model.

And then chair, one more comment or question. Is there gonna be any sort of local preference to ensure that residents of the city of Riviera Beach get first dibs on these units?

I guess what I can say, There's some difficulty with doing that. We are trying to get vouchers to cover the units that have 56, the extremely low income, because even though you're only talking about 700, $800 in rent, for some people that's still just too much and you don't want, you want to be able to house everyone that needs it. And there are federal requirements for how wait lists and how that's governed. And there's difficulty with how you do different preferences. So I mean, be honest i'm not sure that we can accommodate that but i wholeheartedly we will advertise locally we will work with local agencies some of the tricks that we kind of do is like for instance when the waitlist is going to be open and we know that the housing authority is going to open it we're going to let all the agencies locally know that hey this waitlist is opening at 5 p.m next week because there are people who follow that regularly and if you don't have advanced notice that wait list could have 2 000 people on it within 24 hours and so we really want everybody informed so those are the sort of things that we we can definitely commit to doing when in terms of preferences we're really governed by the federal law with regards to these properties thank you mr fernandez

I've got a couple of questions, and some of them are aimed at Mr. Sermons. Mr. Sermons, this is going to be an ALF pursuant to City of Riviera Beach code. Do we have anybody in that unit that knows what to do as far as ALF? With the ALF state, you have licensing requirements, you have background checks, you have screenings, you have on-site inspections unannounced, and then you also have the Residence Bill of Rights under the state. How are we going to protect our seniors? Do we have even somebody that's competent and certified to inspect these ALFs? Make sure they're covering each of the bases I just outlined.

Mr. Chair, if I may? Yes. I wanna make sure we're not using the wrong terms interchangeably. An adult living facility is what our code has previously referred to as an ALF. This is an assisted living facility. So this is not the same use that is heavily regulated from the state as far as what's being proposed here and approved. So this is an assisted living facility that is allowed generally in any commercial zoning district with a special exception. It is different from an adult living facility on which we have recently updated our code related to actually remove that terminology. So again, I apologize if the acronym ALF drew your attention to that previous term that we no longer use in our code, but this is an assisted living facility. So does that get to some of your question?

Well, first of all, on the slide presentation, this is an assisted living facility based on Riviera Beach. This is not an assisted living facility based on So that's where the mix up is. What is this? Is this going to be a place where they're providing wellness, like they stated, health benefits, like they stated? That isn't assisted living. I don't care what you name it. So do we have The background checks are going to be in place. Do we have somebody in your section that's going to be able to go out and do spot inspections? They're going to be serving food. They're going to be providing health care. Who's going to check the background of these individuals? I mean, somebody's got to do it on the city. They're not going through the ALF 429. So who's going to do this on the city staff to protect our seniors?

So the city does not regulate those areas that you mentioned. We are the zoning authority as far as locations, but things related to health and safety are not things that the city regulates and inspects. So I believe at the county level, there's oversight and inspections of that, but for what you have before you for consideration, it is the placement of an assisted living facility on this parcel based on our zoning allowances. The special exception criteria does talk about, does require that you all consider the appropriateness of the location, adjacent uses, circulation and things of that nature. However, the health and safety aspects in terms of food service, background checks of residents and things of that nature, that is not the scope of the city's involvement in this type of use.

What's the city's chapter? Is it assisted living or is it adult community?

What do you call it? This is assisted living facility. So this is not the type of use or the adult living facility for those with health or dependency or substance abuse issues that need housing and special services. This is not that type of use based on what this applicant is classified under in our zoning code. just be anyone who needs additional services in their living places or it could just be a cafeteria and those living in a multi-family development or it could be additional services being provided it's really based on the model of the operator of it but this is not the the heavily state regulated use also often called the adult living facility or alf where there's a medical and substance abuse type, psychology or psychiatric types of issues that are being treated by its applicants. That's not the use in our zoning code that this application is classified under.

Well, they mentioned and they're here now, they mentioned wellness care, but what's wellness?

They're not prevented from offering those services, however.

Let me address it. What are you doing? Are you going to be doing background checks? Okay, so the microphone's on.

So once again, we do not administer these services directly to our tenants, and that's part of the difference, is we do coordination of care. So we have support service coordinators who work with our tenants and help them register for services that we make available to them through partnerships. So the folks who have to be medically licensed, who have to go through the training, the background checks, that would be a home health care agency. So there'd be a home health care agency that's able to build Medicaid, Medicare that provides those services. And they are third party to us. They have all the licenses. That's part of it. That's one of the reasons why this model of care is becoming more prevalent. The state hasn't recognized yet. The state still has their definitions. Your definition as a city is a broader definition. So we're in effect doing many of the same things that these would do. We're just doing it through partnerships with other agencies that provide support for the elderly community. And that's how we do it. They get background checked through those facilities. We provide the coordination and the help in getting people registered.

So what you're telling me is you're not going to have anybody from your company inside that facility?

That's not what I'm telling you.

Okay, for the people that you're going to be having on site, who's going to be doing the background checks?

It would be operated the exact same way as an independent senior, as a family development, as any other development. So our property manager, so we're in the process right now of building Waterview Apartments, which is a very similar project in Mangonia Park. So these two properties will be operated kind of as sister properties. The management company is the Palm Beach County Housing Authority. So the Palm Beach County Housing Authority manages 5,000 plus units. They are a government body regulated by the state with the board of directors appointed by the state. That is the management company. They follow all of the standards for property management, for employment verification, for everything that is required for housing. So they're gonna be the ones that, they will actually be the ones hiring the employee and administering all of that. But again, all those employees are doing is they're helping people who lose their keys. There will be some, we do therapeutic. When we say therapeutic, there's so much with the elderly community, you don't want shut-ins. You want as much activities as possible. So there'll be hard nights.

Joe, come on up here.

Joe has lived in- And please identify yourself for the record.

yes my name is joseph luxman i'm a vice president of supportive services for the sun foundation and president of a not-for-profit mccurdy senior housing corporation that's the entity that has developed assisted living in palm beach county as well as our independent senior community that won national prizes in Belle Glade, Florida called Quiet Waters. Still operating right now, close to 20 years since we programmed on that. Yes, we pride ourselves in providing all of those services to our residents that are legally able to be provided. And all of those services are provided, most of those services are provided through third party vendors, like a home health agency. the way it operates is the resident goes to a physician just like everybody here gets an order from a physician that they may need some services we make it really easy for our residents to see the position we provide a physician's office right in the building okay they don't go out to visit the doctor the doctor's order is given to a home health agency of the resident's choice all resident choice and then the home health agency provides that particular service the home health agency as well as the doctor as you know are all regulated by state and federal rules and are subject to their reviews and their audits so every person that works in that building will have a background check what about the credit card We're funded in part, in a big part, by low-income housing tax credits. There's a requirement that every single resident pass a background check. These are investors' low-income housing tax credits. I could assure you that the background checks that are performed are much more stringent than those performed by local government or the Palm Beach County Housing Authority. So everybody that would be within the walls there will have undergone a satisfactory background check.

What about the food that you're going to be providing? Who's going to be doing the health checks on the food? Make sure the food is prepared.

The Palm Beach County Housing Authority will be... They are the ones that would come and provide any inspections because the operators of the facility, we... that's right we don't provide the food directly once again we contract out with entities that are under contract with palm beach county with the local area agency for aging and with medicaid to provide foods directly to our residents they usually provide it once a week 12 meals boom here you go and at some times we also have partnerships with the daily bread food bank and so on and so forth where they'll come to the site and residents will pick up food from there what about the security on-site security

So with onsite security, we have advanced key fob access, so everyone who comes in and out, we know exactly when they are. The only way to really access the building is through a lobby on the first floor, and that's secured with key fobs as well, so you can't get in and out of it. The elevators after hours require a key fob to operate. There are security cameras throughout the building, but essentially it is an independent living facility. It's an apartment building, but it's an apartment building that provides so much more care

than a standard apartment building.

But it's not- So no physical security personnel? We do not have a physical or any armed security for this. No, sir.

Just looking out for our seniors. Thank you, sir.

Yes, sir. Thank you. Mr. Gallin.

I have a couple of questions. Was there a meeting with any of the residents around that area about this project?

Thank you for the question. We have not had separate meetings with the surrounding residents, but they have all been advertised in accordance with the city's code. We provided the public notice to the property, worked with the city on providing mailers regarding what the development is and how it supports the community. So we haven't had any in-person meetings with the surrounding community, but we've worked closely with staff through the process to make sure that it's a great addition for the city.

Okay, staff, did we, didn't we put something in place to where when a project is coming on board like this, that there's a public meeting be done?

There is, in the current zoning code, there is none other than in 31-4, there's states that Within 300 foot radius of the property, they put out public notices to all the addresses within that area, which they did. And then they post the property as according to the code, which they did. But there's nothing specific in the code at this time that I know of that requires a general public meeting. That's something that they would do on their own.

Okay. What would be the age group?

What would be the age group of the residents?

So the targeted age group is 62 and older. Although we do a lot, the state allows for a facility like this for up to, I believe it's 15 or 20% to be above the age of 55 with a disability. So you're allowed to take adults that are, you know, either have a physical or mental, you know, necessity that requires some additional care. They're allowed otherwise at 62.

On your presentation, you showed a bus stop on Blue Heron. How would any of the people there get to Blue Heron from that facility if they need to catch the bus?

So as part of this, we're building a new sidewalk that will connect all the way down blue air.

Absolutely.

Yes, we are. We want to make sure. And this isn't I can't commit to anything here, but we are working with the property owner who owns the property next to Taco Bell. And we'd love to see something go in there that's kind of like a breakfast place or something where the seniors can go get coffee and sandwich in the morning that we want them to. come in and out of the building, we want them to be active. And so that property has been vacant for too long, and we're working with that owner. And I think having these units right there locally creates the demand where we're getting a little bit more interest, where somebody may not have wanted to put in a breakfast place or some smaller thing, but all of a sudden you have 140 seniors living behind you, that all of a sudden becomes a viable thing. So we're hoping to do that as well. But we definitely want the walking access throughout the community, and we are connecting it with them.

Thank you, Chair. Yes, I'm an alternate, so I don't get a vote tonight, but I'm rather curious. Is there any ingress and egress at all onto Blue Heron?

so what i at this point there will not be until that law gets developed but staff has asked us to provide provisions within our design to allow that property to connect through and i guess there's some concern when there's heavy traffic or if there's an accident or there's problems that people can't make a left out of those developments And so the ability to get to 23rd and be able to make a left-hand turn at a traffic light could be a lot safer in some circumstances and conditions. So that would be part of the site plan approval when the commercial property comes in for development. So at this time, it will not be connected, but there is a provision that would allow this board, the commission, to require that of the commercial property. And so we're basically doing our part in connecting up to where they would be. But at this point, it's not going to.

i want a couple more things um i notice in the title it refers to this as a resolution is this a resolution of the city that's already been approved or is this a proposed resolution to go before the city council this is a proposed resolution miss davis that will go before city council what you all do is make a recommendation to council then council will make that final call Are there any other assisted living facilities nearby?

Any other facilities nearby? Assisted living? To my knowledge, ma'am, along Blue Heron, there are no other assisted living facilities, to my knowledge. I'll have to defer to the applicant, but I know of no other up and in, because most of that area along Blue Heron is commercial oriented. And then just to the north, you've got single family residential to the east, multifamily to the west, and that's a gated area to the west, as I'm sure you realize. And then you got Blue Heron to the south. And then you have JFK Middle School further south of that. So to my knowledge, and like I said before, I know of no other assistant living facilities in the area. Now, further down the street, you have the VA hospital. That's a military. That's a military hospital, yes.

Military Trail. Mm-hmm. so all of the so mostly this is all commercial in the in this particular area and it's a main it's a main corridor from i-95 east and west does that really fit in i know we don't um aesthetically it's not up to us to decide what it's supposed to look like but it's rather large in an area that is an east west corridor which is very important to us and it's a lovely facility i just don't believe it belongs there um but i don't get a vote tonight thank you

Let me just say real quickly, the board has three options here. The first one is to approve it with conditions as in the staff report. The second option is to approve it outright. Or your third option is to recommend to the council to deny it. Those are your three options.

Mr. Brown. I don't think I've seen this.

All right, I have a question. Did you, for the property that's in front of it, did you guys consider talking with the land owner there or the property owner there to be able to purchase it and then maybe do something that would be conducive to the site as you're building there?

so we we are it's actually related entities so in order to make this development possible this this lot in the back was landlocked there was no legal access to get to this site and so that property has been sitting vacant and would continue to sit vacant so the uh nathan rich who is an associate of ours was able to purchase um the back parcel and the front parcel and then he's leasing it the back parcel for the development of affordable housing And in order to do that, he actually had to record an easement on that commercial property to allow that legal access. And we actually had to get Taco Bell and O'Reilly Auto Parts to sign off on that easement because they're part of a similar HRA. So all of those businesses have signed off on it. All those owners have. And absolutely, we are working with Mr. Rich to try to find the perfect tenant that would both you know, be synergistic to provide additional value to our seniors and for our senior community to provide additional value to that business.

Also, for that property for 23rd Street, I was thinking the same thing that my colleague was thinking. I don't assume that there will be a lot of traffic going in and out of the facility. So we wouldn't have to have any kind of necessary road adjustments or any changes on 23rd Street, because I know it's a pretty narrow road.

We do have to pay to improve parts of 23rd. So if you look at 23rd, all of the houses on 23rd, except for I think the first two, when you come right off of Avenue S there, all of those face the other direction. So they either face north or they face south. So if we've got a backup, yeah. So if you can see here, all of that houses to the north of it.

Can you possibly zoom in on that, please? If it's possible.

I don't know if we...

Oh, that's fine. I just wanted to see, just make sure that everyone can see that area.

So the house is to the south of that yellow line. If you see 23rd and the two yellow arrows. Right. The house is to the south of that all directly face blue arrows. Let's go back there. all of the houses to the north of it face 25th Court, which is the cul-de-sac to the north. And so it's really just the first house here and the one just to the west of it, those two. And so if you actually were to drive down 23rd, you'll find it's not even finished. So what the city decided to do is when the city was doing work, because there's utilities underneath and there's other stuff, they did all the base rock and they did the first lift of asphalt. But they didn't actually finish the road because there's nobody that uses it. And so there even were, I think, bollards up at one point trying to prevent that. But now there are people that are parked there. There's some work vehicles, even though there's no parking signs. And it's just, I think that we're going to activate that. We're going to improve that. But we're really not providing any additional. It's such a unique parcel because it's set back from the commercial. So it's going to be like a quieter area where you don't really want to put senior housing right in the middle of a busy commercial area so it's set back but it's not impacting the single family because even though it is a taller building it's access it's minimal traffic and its access is coming down this this road that just happens to not have anybody's front yard on it so i think it really we were pretty ecstatic when we found this and it just is one of those properties that's been uh you know hasn't gotten the attention largely because without the corner of the lot to the south you can't get from 23rd to that property right so we had to actually provide that easement and again we have multiple different property owners they were owned by two different parties no interest in talking to each other so we put that together

The only thing, too, also is that I kind of wish I know we're here to just approve to make sure for the area and everything. But I kind of wish you had like a I know you have a finished product of what the building is going to look like. But I kind of want to see a finished product of what the roadway was going to look like going in just so we get a visible sight on what that was going to look like. Because, like I say, it's very unique of how you're going to do it. But it just would have been nice to kind of see what you think the finished product was going to be on it.

If possible.

Go back.

Yeah, right there. In this picture, 23rd, it's the top left of the screen.

So you're looking out from the back of the building here.

Go back one. there it is there it is that's it right there so um i actually have one another slide here So we need to conceptualize that. We need to make sure that it does. And again, this is all, we've talked to some people who say absolutely not. We don't want those two connected. And other people are saying it would be great if they were connected. That's not something to decide tonight. That'll be decided when this property to the south is developed. But you can see here, this kind of shows the entrance coming in from the south if the front parking lot was connected. So you can see this is actually showing specifically turning radius of the large fire trucks. So we need to make sure the fire trucks are able to get in. We have two ADA compliant elevators that meet all the requirements for stretchers because we want, if somebody has a medical emergency, it is an older community. We want the ambulances to be able to get in, get out. We want two elevators that work. We've got backup generator for the elevators, all of those things for the property. But unfortunately, I don't have a better drawing that shows the continuation of 23rd. But it is a standard residential street. It's your standard width of residential streets. And again, you can see the sidewalk a little bit better in this picture. So the sidewalk starts on the east side of the road. We have a little crosswalk that occurs, and then it comes right down the side of the road all the way up to the ground. So we'll connect all that walking path up. Yes, sir.

I do want to let the board know that as a staff, we did talk extensively with the applicant about that access, particularly along 23rd and along getting southward to Blue Heron because of the concern of access. And that's why they did mention, and they show it here, a working agreement where they work with the future developer or property owner for that property facing blue heron so to make sure that there's access there then not just on 23rd but also the blue heron so i'm not bragging at all but i talked extensively with them sure sound like bragging to me i'm just kidding i am not bragging but i did talk to them extensively about that thank you

for the side that's facing the east as far as the buffer is it strictly going to be landscaping or landscaping and like a gate like what sort of privacy measures are going to be in place for

um so primarily landscaping there probably will be a fence there i think we're falling for offense on that type of property um so that actually doesn't back up directly to residential that backs up to your utility easement and in fact i think that um it's actually right away it's not even an alley so strozier road is um under your city engine that's actually a roadway but it's uh if you look at it go back sorry oh well you can actually look at it here um if you can see where right as you turn north on 23rd um the properties there the backyard is a little shallower and then it bumps out once you go past our driveway i don't know if you're capable can you see that So the roadway to the south of that meets the conditions for a roadway. But I guess it's always difficult as the city grows over time. You don't know what you're going to need until you need it. And so I think the thought was at some point that there might be, you know, an easement or those properties might give up room. I'm not sure the history of that, but definitely at some point, those two lots gave up a portion in order to expand that roadway, and that provides, makes this work.

Okay, last question. Is there gonna be any lighting on that side of the building as well that's gonna impact the residents in this?

There'll be lighting and there'll be photometric studies to meet all of your codes, because it does have to cut off your property line. And again, in addition to our buffer, you've then got to pull utilities and then their properties.

Thank you. That's all. Chair, thank you. I look like I have another question. Thank you, Chair. First of all, I want to say, you know, housing crisis is a national problem. And so we're grateful for this opportunity. But when we ask questions, it's because the residents need to know they're watching. You know, we're here to do that. So don't think that we're asking questions we're not supportive, because I am. very much so but i do have two additional questions one you spoke about transportation so will those individuals that reside there would they be will they be using palm trend at all like the door-to-door palm trend or just a public transportation how would that work

A little bit of both. So it's kind of a little bit of everything. So there are definitely different agencies that provide transportation. I believe the PalmTran connections, is that right?

Yes. That's correct. Through PalmTran, seniors get a reduced rate monthly card, and they'll come and pick them up, take them to where they want, and return them back to their home, just like anybody else living in a home.

I think our staff is there to help them coordinate, to inform them. We'll have almost pamphlets and schedules that they will meet with the supportive services coordinator who's gonna help them sign up for all the eligible programs that they have and really leverage the existing community resources and provide them access to them.

One last follow-up, Chair, and going back to the parking. with assisted living for whatever term we're calling it, five handicapped spaces for 140 residents. That seems like a disproportion.

So that's the requirement, but we always do try to increase that. So as we go through the final building plans, I can kind of show you the building so this always becomes something when you get past site plan you start getting into engineering you start looking at your column layouts you start looking at your soil boring and foundations and so there's always opportunities as these piles move around we have very wide lanes throughout this garage that it's definitely possible to provide some additional spaces you'll also note here that um each of the handicapped spaces are not necessarily doubled up so there's always an ability because you already have that hash walkway between them to convert other spaces to ada so again our design team put what's required by code in there but as we move forward we most likely will increase those number of spaces And also, this is a really nice feature we didn't talk much about, but covered secure parking underneath the building for affordable housing is really kind of fun. Usually it's service parking and you're parking across the road from your building, but being able to come directly down on the elevator, which is the center bottom there, and walk out the elevator and have your car, even if it's pouring rain, you're out of the elements, you're secure, there's cameras. That's a really nice feature that this building has.

Thank you.

Sorry, I just want to add to board member Lucy. Yeah, this is going to be a very lush, dense, you know, Florida palette for the landscaping. There's an existing six foot wall along the northern western portions to be fully fenced in. All the lighting is going to be contained on site. We've worked really hard through your code to make sure we have provided the appropriate foot metric studies. And I just want to add to that. So we're expecting to be really dense, lush landscaping.

Thank you.

um the you have a conceptual site plan so is it the site plan or is it this is in stone this is the site plan yes so no absolutely this is the cycle we we already have funding allocated to it we already that we already have uh construction budgets from our gc uh you know when we

uh move forward from this site plan who will be immediately submitting performance john olson is our architect here as well he hasn't had a permit to sign yet it's all about the land planning can you state your name for the record my name is john olson i'm a partner with spalding and olson architects serving rich global and putting this project and water view together as well

that we're about to do that. The full schematics are done. We're probably 20% on MEPs. We haven't done a lot of the structural, mechanical engineering.

But we're headed towards pulling the permits back together.

You'll have the dance hall and the bingo and the theater room.

Well, we may have to outsource some of this. Thank you. Now I'm taking the time to just kind of show off a little bit.

of the beautiful things about this i've been doing affordable housing as joe has for quite a while and because of the structure of this building that parking and having it as a podium you end up with this upstairs elevated patio that's you know so it's essentially a u-shaped building so this you can see here that's like four gazebos that are there that'll have trees planted sorry that's four diagonal shapes are where larger trees will be planted upstairs above the parking you've got gazebos out there uh pergolas there'll be places for barbecue for socializing for people to play cards outside to be able to enjoy the fresh air but at the same time it's fully secured there's locked gates out there so those are just walking in and out of the building no steps ada accessible so it's really that feature is something we're really really proud of is having that that giant plaza area there so thank you sir

Just a couple more little things. How many trips does this generate a day? uh we did submit the full traffic study i know that the peak hours is 25 per hour is for the peak hour i don't know what the total is throughout the entire day i know it's on here i just couldn't read it very well so another little thing and i'm not being disrespectful about this but it looks like low-income housing there are no terraces it looks very institutional Is there something that you could think about? I mean, that's beyond what we do here.

Yeah, I think I can speak to that a little bit. Part of our architectural review and schematic design process is to actually have breaks in the building with different materials different textures different colors and we also have you can't see it in these pictures right now but we do have louvers over the windows so that we can add architectural detail i think these may not do it justice yet but we're still developing that we can show you more yeah thank you

Sorry, just really quick on the traffic. As Dan mentioned, there's 25 p.m. peaks. That's 25 trips every two hours. So it's really light and substantially less than the standard apartment community. It's even half of that for an a.m. peak in the morning traffic, and it's about 300 total. uh for the traffic study but again fully in conformance with your traffic department um and working with the county traffic division again their approval letter uh to support but very low intensities that's 300 trips a day is that what you that's the total daily trips but it's a fraction of that in the peak hours all right thank you do we have any other questions

One more.

I promise this last question. With the improvements that you guys are making on 23rd, does that also include adding sidewalk on along that 23rd?

yeah does that include adding a sidewalk for access i don't believe that it does okay i think there there was some reason why it was to be perfectly honest i don't exactly remember but it was where um yeah i don't think there was either room for it or okay okay thank you yes

I would like to motion to proceed with special exception 26-0006. Site plan 25-0002 as read into the record by Ms. Weathers, explained in detail by Mr. Thompson, our planner, and also all the information provided by the parties here involving this facility. And thank you for coming to the city and providing affordable housing.

Second. Chair, it has been properly motioned and seconded. Are you ready for the vote?

Yes.

Board Member Gallin?

Yes.

Board Member Williams?

Yes.

Board Member Stringer?

Yes.

Vice Chair Fernandez? Yes. Chair Wiley? Yes. Unanimous vote, Chair.

Thank you, guys. Good luck. I didn't ask about the pool, but that's, he was just explaining to us that he's working on the architectural designs of the rooftop pool and the lounge. Take care, good evening. All right, moving on to 7B.

the ordinance number 4321 in ordinance of the city council of the city of rivera beach columbus county florida amending the code of ordinance chapter 31 entitled zoning article 6 entitled supplementary district regulation section 31-543 entitled churches purchase to update the provisions of the said section, creating a new section 31-543.1 to be entitled affordable housing on regulation institution property to amendment section 166.04151.6 Florida statute 2025 authorizing the administrative approval of affordable housing on certain properties owned by religious institutions authorizing other director of development services to execute affordable housing restrictive agreement for administrative approval projects, providing for a sunset provision and providing for conflict, their ability to complication and effective date. And for other purposes, the presenter will be principal planner, Suneet Simon-Roman.

Good evening, Chair. Good evening, members of the board. Good evening, staff. And I have an audience. Good evening, audience. And members of the community. My name is Sunid Simon. I am the principal planner of long-range planning here at the City of Riviera Beach. And today I have come to talk to you about Yigbee, yes, in God's backyard. If you notice the play on, it's not in my backyard.

Sorry.

Today we are discussing, sorry, I thought this was gonna pull up my notes, but it doesn't want to. So I'm going to have my computer with me as well. Excellent. Today we'll be discussing continual conversation on our housing crisis that we have here in our city, in our county, and in our state. And we'll be talking about a legislate, we'll be talking about a law that has come out here in our state and how we in our city want to adopt an ordinance to align with that. And as I told you, it is called Yigwe. come on there we go it's called Yigby and we are excited about this today so let's begin all right for tonight we're going to talk about a little bit about the history of Yigby within our state the impact that it has on Riviera Beach the proposed ordinance that we are bringing before you tonight and our staff's recommendation on how that goes before the council Housing, as you know, has been a pressing issue. And in 2025, the city adopted the Housing Action Plan where we discussed creating and supporting policies that support increase of affordable housing here in our city. So in 2025, there was a bill, the Senate Bill 1730 was passed. This was a bill that said it was optional for cities to allow local governments to approve housing on certain parcels owned by our religious institutions. So as long as at least 10% were considered affordable. What does that mean? So it meant that we can allow churches to come in and say, hey, I'd like to use part of my property in order to put up some housing in different ways. And so we were able to say, okay, well, let's review that and let's work with you to do that. But then in 2026, the state started to mandate that we work with our churches in order to do this on any property, regardless on any church property, regardless of its zoning, as so as long as they qualify. And their qualifier is there had to be a certain amount of size of the property. They had to ensure that it's owned by the religious institution. And they have to have contained their house of worship on that property for at least about 10 years. And then after construction of the housing, the house of worship needs to continue to operate. So comparing the two, you have the one in 2025 where it's not mandated that we actually do anything, but it allows us to do if we want, whereas now the city is mandated so as long as they have those special requirements as we talked about, okay? what was what was improved is with the mandate 40 of the units have to be considered um affordable and they have to be affordable for at least 30 years um whereas 2025 gave local discretion we can kind of make up our own ordinance in order to allow um allow a institute a religion institution to build Okay, so we've had lots of inquiries over the years from our churches saying, hey, I'd like to put in this transitional housing, or I'd like to put in a duplex or so on my property. What can I do? And sometimes we have to say, it doesn't really fit because you're neighbors and it's within a single family neighborhood, because as you know, our churches are within our neighborhoods. In those cases, right? And so this allows us to look at ways to help support our faith institutions in order to be able to assist the community in these different ways and in this important way. So we did a little bit of study. The staff looked at what do we actually own? What do our churches own here in the city? How many properties do we have? So we had about 47 properties that are owned, parcels that are owned by our churches. And then we looked at how many actually meets the state mandate where a lot of them would meet that three acres in order to fit. We found about two of them.

And then we looked at, but what about an acre at least?

We found about eight of them. And then what's the average parcel size? About 0.7 of an acre is what our churches, our religious institutions own, right? So they technically do not meet the requirements that are needed under the mandate. And so we look at, oh. All right, so we look at the authority that's given to us under, say, Senate Bill 1730 that allows us to come up with a local ordinance in order to support these institutions, because they still want to participate. Here's what we're proposing tonight. What we're proposing is, one, we change the definition. Right now, like you heard in the reading of this ordinance, ours is under churches. We're changing the definition, we're changing the title to religious institutions in order for it to align with the state's .

We're gonna move a little faster.

We're changing our definition, as I tell you. But we're also looking at different, and this is where we differ a little bit, and then we also align with the state. So we're looking at our parcels. They must be, just like a state, owned by the religious institution. And then we say that the parcel that it will be on, the religious institution has to still be on that parcel or next to the parcel. And then at some point, they will be planning it all to be one big parcel in order for it to continually to be owned by the religious institution. And they must, like the state's mandate, have owned their property for about 10 years. and be a religious institution for the last 10 years, as of the date of application. In addition, what's a little bit different is it said on any parcel, as you notice, the state said on any zone parcel. For our city, we are saying with the exception of our industrial areas, because we don't believe that it's the best place to put people in the middle of industrial areas also our commercial areas except our neighborhood commercial areas our special preservation area because we need to protect those areas and our recreation open space districts The design standards, they would be following the downtown general district's guidelines in order to do this. And also for affordability, we are requiring, because 2025, remember I said at least 10%, we are aligning with the state's mandate of 40% being affordable housing, being affordable housing. And also they have to have a minimum of 30 years to be affordable, which aligns with the state's mandate. We find this to be consistent with our comprehensive plan where we are saying, yes, we need housing. And yes, we want to make sure that it's housing that is affordable. It doesn't necessarily mean that it has to be a subsidized housing. It just means that we're creating homes that are allowing folks to be able to afford that type of home. And we've said that because also we're wanting to diversify the types of housing that we have here in the city. So that way it should be naturally occurring affordable homes as well as those that need assistance to do that. So it aligns with our action plan, like I told you, that was adopted in 2025, as well as our housing. So our recommendations tonight from the staff is that the planning and zoning board recommends approval of the proposed changes to the land development code through the city council. And that is my presentation for this evening. Any questions?

Any questions on the board?

Yeah, I've got questions, but now let's go into the properties themselves. They're going to have to be mandated the height. What about the height and the density? Because as you stated before, most of these churches are on residential, single-family residential units. I attended a function at one of them, and if I was to build a 10-story or a 15-story building on their lot, that would not be conducive to the neighborhood. So are we going to be still applying our height and density restrictions?

so all that yes so what happens is these parcels are smaller parcels so they cannot um come on we can make a nice stick building make it tall but the idea is that it is still regulated in the same way that we would have regulated um mr chair yes um and i'll just add that that has a three-story height limit okay what about density

The density is based on how much square footage, which provides more flexibility. So if they can fit one, two, three units and with all the different properties of different sizes. So rather than limit the number of units, this just has a maximum on how much square footage can fit on each side.

Would they be able to go for a special exemption to add more floors? The height and more density? I'm only saying this because like I said before, most of these... uh properties i don't mind i we need affordable housing nobody can say it but i want to make sure that we also protect the neighborhood around it because if i own a single family home there i don't want to see a three-story possibility and then all of a sudden i add on the let's throw a little me hop in here and let's throw a little this in there and now you got a six-story and then let's do a little more density so now you've got a nice six-story building Messing up the drive, you know how wonderful our narrow roads are in the city, and congestion. So, Mr. Evans, how would you address that?

If they're going to... Sorry, Mr. Chair. If they're going to proceed under the proposed Riviera Beach pathway, there would not be any opportunity to go above that three-story height limit.

Perfect, thank you. And to add on, it is specifically in our ordinance that there aren't any variations to what has been established. Thank you.

Chair, can you go back to that slide that shows exactly how many churches has been? So now really there's only two churches that meets the requirement?

That meets the requirement to utilize the state mandate of 2026.

Okay, and now the eight you were referring to, what mandate does they, do they?

So the aid is just saying that they have at least an acre to be able to try to do this onto their property, if they so choose. Right now, when we did our research, we found that we have 24 religious institutions that own property here in the city. of those 24, eight have more than an acre that would be able to do this. And you have to remember, so within it is that this is my poster stamp, right? And I have my church right here. So it already takes up some space and then whatever's left over. So it's anyone that would probably want to do this and see if they can fit it into what they own. So not everyone will be able to participate, no.

Thank you.

Here, one more. Yes. they will be, a religious institution will not be able to start buying properties in the city wherever they want and build there based on their religious institution somewhere else for more than 10 years.

Mr. Chair?

Yes.

The only property that is if it's directly adjacent to their church, which has been in existence for 10 years.

Perfect, thank you.

Any other questions?

I don't have questions here, but I have a comment. Yes, I am ecstatic and definitely in favor of this. And I want also give kudos to Mr. Evans for always answering all of my questions. I try to ask as many possible. And so I really, really appreciate that. staff went above and beyond what the state mandate is because if it's one church or two church it still offers an opportunity for more housing and knowing that riviera beach is unique with most traditional churches if you go to west palm many of the people that go to the churches in west palm they don't live in that community whereas in riviera beach that's that's totally opposite most people that attend churches in riviera beach they actually live in the city so thank you

And I also wanted to add that there was a group of stakeholders that also began this process of getting this to where we are today. And so it's important for us to acknowledge the housing advocates that we have here in the community to do this.

Have a need. Thank you.

I just want to ask a question, just a verification because I hear a lot of rumors. So by the data here, we have 47 churches in Riviera.

Seven properties, parcels that we found, not the churches. Mm-hmm.

Would you happen to have a number for that? Because I have a lot of people who always ask me the same question and I wouldn't want to get an exact science because I'd have to go back and really look through it all.

But from what we found was about 24.

All right, you're moved to vote.

Chair, I move that we accept the ordinance presented in regards to ordinance number 4321 for the adoption of the city's ordinance in compliance, moving a little bit farther than what the state is. And we approve it as read in the minutes.

Second.

Chair has been properly moved and second. Are you ready for the vote?

Yes.

Board Member Brown?

Yes.

Board Member Williams?

Yes.

Board Member Stringer? Yes. Vice Chair Fernandez? Yes. Chair Wiley?

Yes.

Unanimous vote, Chair.

Let's move on to 7C.

An ordinance of the City Council of the City of Rivera Beach, Palm Beach County, Florida, amending Chapter 24 of the Code of Ethnic, Code of Ordinance entitled Minority Employment and Affordable Housing Opportunity Plan to retitle the chapter as the Municipal Employment and Affordable Housing Opportunity Plan, amending Section 26-1 and 26-2 to revise definition of and provide for local hiring, repealing and replacing section 26-6 with first choice hiring, establishing city residents hiring, outreach reporting, and compliance requirement for projects receiving zoning bonuses, amending section 26-28 and 26-11, providing for confirming, revising, providing for conflict, providing for servility, providing for codification, and providing for an effective date, and for other use, for other purpose. The proposed venture will be Principal Planner, Curt Thompson. Chair, I stand corrected with that. The presenter will be Assistant Director, Scott Evans.

Yes, I was surprised. Hello. I'm trying to set the thing up with Mr. Evans.

Good evening, Scott Evans, Assistant Director. This is an amendment to the Minority Employment and Affordable Housing Plan. With us tonight is Leah Gaines, who will go over the first choice program that we will be replacing the minority portion with. And the reason that it's before you this evening is due to legal changes. So I would... Allow our attorney, Mr. Tracy, to briefly touch on that before we hear from our consultant, Ms. Leah Gaines. Mr.

Chair, if I may? Yes. So Senate Bill 1134 was signed into law on April 23rd of this year by Governor Ron DeSantis. With the bill, it is going to affect on January 1, 2027. They are ensuring that local municipalities do not take any official action that supports, endorses, and promotes diversity, equity, or inclusion from an official standpoint. As a result, we took a look at our existing as we refer to it. And we realized that in order to remain compliant with upcoming state statute in January, that we needed to make some changes. And so the staff undertook that with the assistance of consultant Miss Gaines to ensure that we would remain compliant When the new year does come and that law goes into effect, we continue doing business as a city in lock and step with the state enacted law.

Good evening, board members, staff, and those in the audience. My name is Leah Gaines. I'm managing principal of North Star Strategic Partners, and I have the pleasure of working with your staff here to recalibrate the ordinance so that we are in compliance, but that we have something that is substantive and that will produce some results that's positive for our local residents. As your attorney just mentioned, our current policy will be void as of January 1st. And so we went through, and I want to just highlight the summary of the changes that we are making to Section 266, which we have redrafted so that it can be in compliance. Okay, thank you.

So there are approximately...

eight points that I wanna make that summarizes the highlights of the changes. Number one.

I'm sorry, Mr. Chair, if I may. And while that's coming up, I wanna just back up and give a broader overview of the NEHA program, just in case anyone over our new board members are unfamiliar with it. So in the city of Riviera Beach, I know you are all familiar with, we have several zoning districts. Each of those districts have maximum heights, densities, maximum setbacks, and things of that nature. The city also has adopted the MHOP program, which is a bonus incentive program that allows developers to exceed or reduce those maximums and minimums within these zoning districts in exchange for a public good. that public good in MEEHOP is either affordable housing and or employment benefits to currently minorities is what's written in the program. But as was just mentioned, we are pivoting from anything related to minority promotion or advocacy based on what our attorney just stated. So in general, the program allows developers, for example, to get an extra floor of height in exchange for affordable housing and or employment benefits. And that program has been on the books for the city of Riviera Beach for decades now and used for multiple projects. And now we are recalibrating it so that it stays in compliance. So that's just a quick overview on what the MIHA program is, how it currently functions. And now you'll hear about that minority component that's currently on the books, how we're proposing it being changed through this game.

Thank you very much. So again, with the legal framework, this new ordinance is going to be, this modified order will be replacing any race conscious hiring provisions which were formerly included with outreach and referral procedures that will be tied to residency, not demographic classification. Again, as reference, it's anchored to the new Florida statute, 287.05702 and Senate bill 1134. and the city is positioning itself ahead of the January 1st, 2027 compliance deadline. These bonuses, I mean this hiring, it's first source actually, not first choice. This first source approach applies to every bonus category. It's cumulative, it's not substitutable, and it's satisfying another local participation requirement elsewhere in the chapter does not excuse compliance here. The beauty of this particular modification is that all notice and postings will run through the city's website. or city workforce partners, which the city will designate and recognize. Developers and contractors are barred from parallel channels during the time that the opportunities are being made available to local residents. So for example, they won't be able to go to job boards or other staffing agencies or post social media during the applicable periods. So that kind of closes that loophole. We did draft a two-track structure, one for non-construction hires, and we allocated about a 15 business day first source period. where the developers will be able to document that they have reviewed referral candidates from the city of revere beach now this does not completely apply to all positions we had to allow some exemptions for specific confidential positions and some licensed positions as well The second tier is on construction hires. And we were able to flow down the requirement from the developer to the general contractor for any construction opportunities that come out. And we are not going to be monitoring any hours worked or any labor market, labor hour targets. We're really going to be really replacing percentages with process to drive outcomes here. So there will be no quotas, no numerical goals, no targets, but there will be documentation obligations, meaning that all of the applicants must review and account for all candidates that are referred to them. And that information will be provided back to the city of Riviera Beach. The residency will be determined by self-certification, not verification, and applicants will self-certify their residency, and it'll be audited through sample-based auditing by the city, but the audit results will never unwind any hiring decision. They'll just be forward-looking. And that's because if we were to validate and require proof of residency, it would slow the project down too much and we would not be able to really meet any of the opportunities in advance of opening up these positions to the general public. Administrative efficiency, there will be development agreements and affirmative marketing plans in those agreements. So even if a developer stacks multiple bonuses, they will have to comply with this. And this is not a workaround. Am I correct, Mr. Sermons, on any affordable housing obligations items?

That's correct.

Okay. We're looking at enforcement and these will be through quarterly reporting during active construction. Also, I wanted to point out that one thing that we've done is we've added a construction trades list for which all residents can register in ahead of any development projects moving forward. So once those projects do come online and notices are put forward in compliance with the first source hiring policies, those individuals will be notified promptly and they'll be the first to be reviewed before they open up wider to other opportunities. There will be also some additional administrative guidelines that will be available to the developers that will be designed and approved by the city manager and or his designee. So we want to be able to have some specifics on how this will operate in an administrative guidebook and that will be developed concurrently. So just want to talk briefly about how the city registration link will work. There'll be one central city hosted registration point, not a separate portal per project or per developer. And any individual who visits the link, they self-certify the city of river beach residency on a standardized form. The form will run on an automated possibility check based on their address. And it will be validated against any city address or parcel database. Again, this is a very light touch. It's not a verification process. So once the individual passes the self-certification label, that person is now deemed the city referred candidate for a specific hire or trade opportunity that's registered. Now, non-residents can come through the city's portal. There's no way that we can stop that. They won't receive the city referral candidate status from the city. So what you'll be doing is really developing a city residential pipeline for which all development applicants will need to review and actually make a decision on, verify that, and send those reports back through to the city. Okay. For the contractors, we have not given the 15-day period as we have for the non-construction hires, and that's because of the nature of construction and also because it is a phased approach. But what developers and contractors will be doing is hosting events, and the administrative guidebook will probably be looking at a three- to five-day period for reviewing all city referral candidates at that time. This particular approach was benchmarked through national benchmarking and local benchmarking. We looked at several jurisdictions. We looked at Boston. We looked at Chicago. We looked at Seattle. We also looked at HUD's Section 3 federal program. washington dc has a first source employment all of these most of these though have percentages and so they are not falling under florida florida law but they have percentage targets for and some of them for race-based demographics Miami-Dade and Palm Beach County have First Source programs. They work through CareerSource. The beauty of yours is you will be working through your own workforce pipeline. The CareerSource pipelines, of course, are countywide applicants and pipelines. So with Miami-Dade, again, also their contractor notifies CareerSource, South Florida of each vacancy, and then there's a good faith effort to fill a percentage of the employment needs in a three to five day referral period. So Riviera Beach is on a good position in that it's a window, it's a 15-day window. We feel that's a stronger opportunity for local people to get the information and a longer period of time for the developer or contractor to review the non-construction hires. We think that this particular approach is not administratively burdensome for the city. We wanted to make it, again, process-focused and not percentage-focused, and we feel that we've been able to do that and still meet the legal durability under SB 1134.

They don't have this part.

No, these are just my additional comments, yes. So with that, I can take questions. I do have some, I've drafted some anticipated questions and answers for you. If you don't have any questions, I can go over them. If not, this is really just a, I guess it's updating to be in compliance and we tried to be as creative as we could to make sure that we were driving outcomes that we wanted for jobs for our local residents. If you have any questions, I'll be happy to try to address them.

Questions board? Ms. Fernandez?

I'm sorry.

Go ahead.

Thank you, Chair. Thank you, Keynes, for this information, and thank you, staff, for making this happen. I just have one quick question. You mentioned notifications. How would potential applicants be notified that something is coming up so they'll know to go to the website?

yes so uh we will be posting we will be putting a construction trades list now only when the projects come forward will we know that there will be specific projects but on the constructs construction trades list we will already be compiling that information through the city the notifications will come from the developers to the city and the city will will push those out to any registered vendors that have been on that list or individuals.

So in regards to this new ordinance or compliance, how would residents know that this is taking place? I guess that maybe that's a question for staff.

I believe it's going to be on the website. The staff can answer that.

Yes, Mr.

Chair, if I may. We're in the early phases, and it would require collaboration with our HR department, our website through IT, our marketing department, that if this program is satisfactory to council and it's adopted, we would have to have an advertisement marketing campaign to get the word out that the city has this new program that residents can take advantage of. But we certainly have the tools already in the city to get the word out about any type of event or activity of the city. And so if and when this model is approved, we will make sure we undertake that and keep it, keep renewing the information over time that, hey, reminder, this is a city sponsored link for employment opportunities to make sure it's a regular part of marketing for the city.

Just follow up. churches when you guys are doing the outreach. That's a great point. Because that, I mean, we say that and I know because I'm at the meetings or watching it, but I can guarantee you, and this is great, but you have a lot of small businesses are looking to grow in advance and they're not aware of it. And so we just got to push a little bit farther and get it to, you know, to the community and not just to the people who are going to ride by or somebody like me to check the Facebook page every day or website.

Understood. I was looking to see if our marketing director was still back there in the back catching the notes on that as well. So thank you. Definitely understood and note taken.

It's a great recommendation. Inside the ordinance, we're only referencing city designated partners, but certainly churches can be a part of that as well.

Thank you.

I have a question. Yes, Mr. Williams.

About the hires. I know you said when the developers put it out there and the residents would be notified. Is there anything guaranteed, like they have to have a higher certain percentage of the city?

Unfortunately, no. We removed all the percentages, but what we did do is there's a certain period of time where they're only going to be reviewing city referral candidates, and then they have to document to the city that they reviewed those persons and why they were not considered for hire. But there's no targeted goal or there's no percentage goal that we're holding them to.

Yeah, unfortunately. People say, well, I gave them an interview, but never had any real intention on it.

I understand. Yes, yes.

That's all.

Mm-hmm.

And it is, yes, we have had this unofficially here when developers come up to the podium and bring up development. We've had a little condition attached to it, hiring local. But I'm glad they're now I'm hoping that we extend this instead of like the larger projects to also maybe smaller projects, anything above like a town hall. Because we need to hire local, not only hire local, but there's a lot of contractors here. We got a lot of plumbing and supply that employ Riviera Beach residents, electrical supply houses that employ Riviera Beach residents. And we also have the concrete that came here three years before to expand their operation. So we do have a lot of businesses here that employ a Riviera Beach resident. Now, going back to reaching out to them, we've also expressed that we asked the developer to hold job fairs when they opened up and to please.

There are some requirements for that in this.

And we also instituted a requirement that six months, I'm glad you're doing quarterly enforcement, but that six months after a CO is issued, certificate of occupancy is issued, they come back to the city with a report of how many Riviera Beach residents they employed and how many supply houses they facilitated business with. So we had most of this done and I wish that this would be done across the board. So we share in more of the, because not everybody here applied for the old MEEHOP, but I wish that this will go into effect from most of our development that comes before us.

Mr. Chair, if I may? Yes.

That's actually a great suggestion. As you know, and I know you've been a huge advocate for the companies that come in that are going to have significant employment opportunities to focus on market two and report back to the city on what the results of those efforts were. If this program is put in place, we have a program in ordinance that is very specific to how they market and how they dispose of any city referrals. So in those cases, I think the question would be not just would you report back to us, but are you willing to participate in the Riviera Beach first source hiring program that has specific components, parameters, and reporting functions that could put... significantly more teeth behind those comments, but also make them go through a developed pipeline through the city that already has communication and outreach to the residents. So I think if this is approved, it would be absolutely mandatory for anyone getting additional bonus development incentives from the city, but it could also be something that voluntarily we could request other development projects to participate in if they are willing to.

So should we add this, an additional condition for other developers that did not go through the system along with this for city council to review?

In those situations, I believe when the project comes up, if they are open to it, it would be a condition added to their approval resolution saying that this project must participate in the First Source Hiring Program, Section 26-6. And I think there's a way in those situations for them to voluntarily be obligated to participate. In this language, I don't think it's necessary, I don't think it would be appropriate to connect projects outside of MHOP in this ordinance, but a project that does come in could, by condition, be required to participate in the program. But in those cases, again, it would be voluntary, Most of the developments, as you know, come through are always happy to say they're going to recruit and work with employees. But if we already have a program that's very specific in what that looks like, it would be, I think, a win for all involved.

Well, as you all know, in the six or seven years that I've been on this board, I haven't had a developer not accept that condition as part of. But the problem is we need to have a little enforcement piece. Right now, it's like six months after the CO's issue.

But remember, we have quarterly reporting. Now you do, yes. This has a little more teeth. We'll be able to at least monitor it throughout the year and not wait until the end of the year and see whether or not they've done anything or not. We can see it throughout the year.

Another thing I had suggested to the CRA when Mr. Evans was part of the CRA is I used to get together with my counterparts in West Palm Beach, your counterparts there, and they started a training program they do a one week course for OSHA compliance training for their citizens under the CRA and CRA buildings. So they hold the course and then you leave there with a certificate with all the construction going, they can hire whatever. And the citizens leave that CRA training site with an OSHA certification.

I know the city has some partners, the pre-apprenticeship program. I think they do some of that training as well. So those would be some of the city's partners that will be bringing those kinds of persons with that type of training also into the pipeline. Thank you so much, ma'am. You're welcome.

Any questions? Ms. Davis?

Yes, to piggyback on what Mr. Fernandez was saying. there's one thing that we're that we're lacking is training and if i remember correctly and maybe mr evans will remember this when white's construction came to the city many years ago and i think was through the cra one of the requirements of them being I guess you would say employed by the CRA, was that they had to hire local and provide training for those who weren't qualified. So this might be a good opportunity to add that to the MEEHOP plan. Mr. Evans, could you speak to that? Do you remember the details? We briefly chatted about it.

Yes, the construction contracts that we had when we built this facility required that they hire Riviera Beach, both contractors and individuals, and then a certain number of them went into a training program. which was training in construction management, actually. And so as a part of their agreement with the CRA, they provided that training during the construction process for those residents.

understand your point i i think here the the purpose though was if folks are going to get trained they need to be trained in advance of the hiring so that's the dilemma that we have here but bringing in those partners that do the training will give us a pipeline of those individuals and hopefully the city will be in partnership with florida training services that does much of that type of training for these types of jobs so we'll have a steady pipeline of folks coming out of those training that training, they won't miss the opportunity to be hired for the project. For a city of Riviera Beach.

Yes. Yes. Thanks.

No questions. Yes.

Okay.

Any more questions?

Is there a motion?

Mm hmm.

Chair, I wish to make a motion amending chapter 26 and the subsections referenced in the 7C, spelled into, read into the record by Ms. Weathers, explained in detail during this meeting.

Second. Chair, it has been properly moved and seconded. Are you ready for the vote? Yes. Board Member Brown? Yes. Board Member Williams? Yes. Board Member Stringer? Yes. Vice Chair Fernandez? Yes. Chair Wiley? Yes. Unanimous vote, Chair.

All right, on to number eight. Do we have any workshop items?

I know, Mr.

Chair. All right, to number nine. I know we don't have an audience anymore, but public comment?

No, sir, Mr. Chair.

All right, on to general discussion. Do we have any staff updates? I have no additional updates, Mr.

Chair.

Any correspondent?

No, sir.

I have a comment. I spoke to a couple commissioners a couple weeks ago through the ongoing problem that we have here in the community as far as coming with the, and I hate to kind of keep talking about it, but the train that are coming by, and I spoke to a friend of mine that actually works in Tropical, and from what I'm hearing, the problem is going to get worse because of the increased business that they're having there. But one Saturday, I think approximately 8 o'clock, That train stayed there for almost 45 minutes to an hour. And cars, traffic, and with the way the city is building up and getting bigger and bigger and how Broadway is getting more congested and travel back and forth, that I see this is going to be an ongoing problem. And I was wondering if it's anything, if I know we at the board of planning a zoning board possibly can't do anything about it, but at least let the city's voices be heard that there is something that can possibly be done or something that can be done to be able to kind of rectify this situation. Because, again, from what they were stating, that it is going to get worse. And I would hate for someone to be sitting up for an hour, hour and a half, waiting for a train to be able to pass by. So I don't know if anyone had any information on that or what we could do or what kind of pipeline that we can actually reach at Retropical to be able to fix this. Will there be any suggestions or at least let us know how we can go about trying to petition this?

I don't have an answer for that at the moment, Mr. Chair, but staff, we can certainly look into that and report back to you.

It's been a couple hours. I spoke to Mrs. Lanier, Mrs. Anderson, and also Mr. Guyton, and they were kind of inquiring about the times of when it was coming by, but it was just, it was insane. It was insane. Cars were actually taken off in We had to drive all the way to West Palm Beach or to another area. And even coming back, it was still there. So just hopefully it's something to fix because if we're going to build up our community to where we are, this is going to be an ongoing problem. The discussion is going to have to be made with Tropical on how we can try to alleviate that or at least try to solve the problem at some point. Because this has been going on for about 20 years. Yeah. And it's getting it's getting severely worse. So and one of the thing I want to speak about also. Again, with the population that we have here, especially coming up with in Lake Park, where we have the. And since we are already, I think we approved the building that's going to be right next to it and we'll get the job. Another issue we're going to have with traffic. I think that the city river beach and lake park need to get together as soon as possible and try to find a way that they're going to expand. Um, civil beach road. because the issue we're going to have there also is that that train also comes back to that area to back that up also. And this is going to be ridiculous at some point in time unless they find some way to expand that road as they did on the west side of Silver Beach Road and come back on the east side and be able to actually do work there. So again, I don't know. There's nothing we can do here, but at least If the commissioners or someone is listening, they can at least make some adjustments to that because when that building comes and that new volume comes in of people and vehicles and traffic, it's going to be a mess over there. So I don't know if anybody have any other suggestions or know any information that I may not know, but I just kind of want to make sure that that was brought to because I'm getting phone calls about that. And it sounds like there's going to be a serious situation at some point in time unless we tackle it as soon as possible. So that's all I have. So I guess, yes.

One of the residents actually had a meeting with some people at the Port of Palm Beach to discuss that very issue last year. I don't know what the outcome was, but I know their idea was to build some sort of a, his idea was to build a flyover. I stated that also. The same that was done in West Palm. Right. It didn't get a lot of traction.

No, I'm pretty sure it didn't. I'm pretty sure it didn't because I stated the same thing and that's basically going to pretty much at one point. They say something about having the trial real station come in that area at 1 point.

It ain't happening vessels and trains will have. a right to weigh because they were here before the cars that's the way they look at it right so there's not much to be done but they could something they can explore maybe deliveries later on in the evening or whatever that's something between city our city officials and commissioners and the mayor to get together with the port of palm beach and the tropical group and figure out a way that they can mediate the 45-minute wait the other night

Absolutely, absolutely.

It just occurred to me too that the Port of Palm Beach is a separate taxing district. So if they would tax everyone in the county, including us, it wouldn't be as bad to build a flyover. Wouldn't be as impactful upon us.

Absolutely. So we're going to cease and there are no more comments. The planning is on the board. Do we have a date for the next meeting?

Yes, Mr. Chair. It's September 10th.

Do we have a motion to adjourn?

Motion to adjourn. It's 8.44 p.m. Second. Thank you all. Great meeting. What are they gonna do?