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HomeMy WebLinkAboutMinutes_Special Meeting_06/02/1998• F Tf ` r ~ VILLAGE OF TEQUESTA Post Office I3ox 32?3 3~? I~eyue.~ta Driee ~-. ~ ~ e` Tequesui. FkxicL~ 33 69-02?3 ( X61) ~'>-62(K) ~~ Fax: (~6ll ~7~-6203 4 F'ch CO r VILLAGE OF TEQUESTA SPECIAL VILLAGE COUNCIL MEETING MINUTES JUNE 2, 1998 I. CALL TO ORDER AND ROLL CALL The Tequesta village Council held a special meeting at the Village Hall, 357 Tequesta Drive, Tequesta, Florida, on Tuesday, June 2, 1998. The meeting was called to order at 7:00 P.M. by Mayor Elizabeth A. Schauer. A roll call was taken by Betty Laur, Recording Secretary. Councilmembers present were: Mayor Elizabeth A. Schauer, Vice Mayor Carl C. Hansen, Alexander W. Cameron, Joseph N. Capretta and Ron T. Mackail. Also in attendance were: village Manager Thomas G. Bradford, Village Clerk Joann Manganiello, Attorney Peter Holton sitting in for Village Attorney John C. Randolph, and Department Heads. II. APPROVAL OF AGENDA Councilmember Mackail made a motioa to approve the Agenda as submitted. vice Mayor Hansen seconded the motioa. The vote on the motion was: Elizabeth A. Schauer - for Carl C. Hansen - for Alexander ~P. Cameron - for Joseph N. Capretta - for Ron T. Mackail - for C~ Xecpdecl Paper • SPECIAL VILLAGE COUNCIL MEETING MINUTES June 2, 1998 PAGE 2 The motion was therefore passed and adopted and the Agenda was approved as submitted. III. COMM[1NICATIONS FROM CITIZENS (NON-AGENDA ITEMS) There were no communications from citizens. IV. OVERVIE~P OF PROPOSED TEQUESTA VILLAGE CENTER FOR TEQUESTA PLAZA PROPERTY Village Manager Bradford introduced John Zuccarelli, President of JMZ Properties, the company which owned Tequesta Plaza and Mr. Zuccarelli's co-worker, Greg Grudovich, a Professional Engineer employed by JMZ Properties. Village Manager Bradford • explained that he and Village Clerk Manganiello had been working with Mr. Zuccarelli and Mr. Grudovich since February 1998 when JMZ Properties had purchased Tequesta Plaza. The Village Manager explained that the proposed plan began approximately ten years ago, when the Village had decided to ascertain the causes for deterioration of the central business district. At that time there were approximately eight shopping centers within one square mile within the Village, and the residents were concerned about lack of business for Lighthouse Plaza and Tequesta Plaza. The Village Council created the Downtown Development Task Force which consisted of citizens, politicians, and business people, to study the problem of what was happening in Tequesta. The task force discovered Tequesta had an overabundance of commercial property and that it had been over-zoned for C-2 general commercial in anticipation of providing a location for a regional mall. The regional mall was built in Palm Beach Gardens, Indiantown Road was built, I-95 from PGA Boulevard to Fort Pierce was opened, and westward expansion began, which led to a decline in shopping in Tequesta. In September 1989 a charrette was held, from which came a recommendation that the Village re-zone property to conform to urban design principles, a traditional urban pattern with pedestrian . SPECIAL VILLAGE COiTNCIL MEETING MINUTES Juae 2, 1998 PAGE 3 ------------------------------------------ access. Many sidewalks had been built since that time. The master plan of the charrette provided for mixed-use zoning, including residential, commercial, cultural, and civic uses. Cultural and civic uses were cited as important focal points for the community. The Village created a mixed-use zoning district which allowed straight stand-alone residential development in the central business district, which finally resulted in Tequesta Oaks. Village Manager Bradford reported that in that day's newspaper Tequesta had been shown as one of the leading cities in terms of property value growth, which came about as a result of Tequesta Oaks this year, and next year there would be other projects, such as the Lighthouse Cove project, which was anticipated to add another $20 million to the tax rolls. These projects would ultimately bring over 900 additional residents into the Village, residing in the former central business district, to the benefit of all • commercial businesses in that area. Tequesta Plaza remained a problem because of its deteriorating condition and lack of tenants, and the Village had tried on many occasions to negotiate with the former owner, Mr. Felhaber, to purchase the property so that the Village could implement some type of plan to benefit the Village. In February 1998, Mr. Zuccarelli purchased the property, and Village Manager Bradford let him know about the plans the village had had drawn up per the village Council's request for the village Manager to come up with a plan for Tequesta Plaza and Bridge Road, which was one of the current year's Village Manager's objectives. After studying the plan, Mr. Zuccarelli and Mr. Gruvich stated they would be willing to develop the property according to the proposed plan guidelines rather than as their original plan to modernize and upgrade the facade of the existing facility. Village Manager Bradford explained that another charrette was conducted in May, 1997 with the property and business owners within this specific area as well as those on the north side of Tequesta Drive, who were invited to offer input as to what would be good for this area. The Village Council wanted to take care of two problems, the longstanding problem of the • condition and appearance of Tequesta Plaza, and to address the viability of Bridge Road. Mr. Zuccarelli and Mr. Gruvich had SPECIAL VILLAGE COUNCIL MEETING MINUTES June 2, 1998 PAGE 4 ------------------------------------------ created a plan based on the urban design principles, and which took care of virtually all the things that the Village was aware of having been discussed over the years to make this part of Teguesta better. The plan provided for demolition of Teguesta Plaza and a roadway linkage from Teguesta Drive to the north to Bridge Road to the south, with a 60-foot right- of-way which would have on-street parking. Bridge Road's current 80-foot right-of-way would be converted to a traditional type of street with on-street diagonal parking similar to that in downtown Stuart. The Village Manager explained that part of the plan had been previously presented at a Redevelopment Committee meeting. Based on a professional needs assessment to learn what the village needed as opposed to what it wanted, a Village plan was developed which accommodated all space requirements as determined by the architect that the Village needed for its administrative staff. Police and Fire Rescue would continue to be located at the present village Hall site. The plan provided for new Village Council chambers, making the statement that the Village Hall would be the heart of the Village government. The plan also provided for three other buildings. All the buildings in the plan were conceptual in nature and subject to change. One building provided 25,000 square feet to accommodate the anticipated future home of Lighthouse Gallery and School of Art. The plan for Lighthouse Gallery was based upon a professional needs assessment conducted for the Gallery by John Hilberry and Associates in April 1996. This proposed plan met every need identified within the needs assessment except for the recommendation that Lighthouse Gallery have 100 parking spaces. The proposed plan could accommodate 84 parking spaces, and the Gallery would have access to the remaining approximately 95 on-street parking spaces, and reciprocal parking agreements were anticipated not only within Teguesta Plaza, but also to be within the Teguesta Corporate Center property to the west and the NationsBank property to the east, so that no parking problems were anticipated. Village Manager Bradford explained that the proposal relative to Lighthouse Gallery was that the Gallery would close on SPECIAL VILLAGE COUNCIL MEETING MINUTES June 2, 1998 PAGE 5 ------------------------------------------ their portion of the property by October, 1998, and they would pay $12.OOJsquare foot for the property, or a total of roughly $433,000. This would give Lighthouse Gallery a premiere location in the heart of the Village with visibility on Tequesta Drive. Lighthouse Gallery would not have to commence construction for approximately three years, and would have that time to secure grants or financing or conduct fund raising to make this a reality. Village Manager Bradford explained that in order to be eligible for the State of Florida's cultural facilities grant program an applicant was required to first have either ownership or long-term control of the property with a 50-99 year lease. This plan would allow the Lighthouse Gallery to have access to that grant program. In the event that Lighthouse Gallery was not able to or did not wish to move forward with construction at the end of three years, at that point JMZ Properties would rebate to Lighthouse Gallery its $433,000 and the plan would be constructed with some other use which could be cultural, commercial, or retail, to be determined at that time. This would be an excellent opportunity for the Lighthouse Gallery, and it would be up to them whether to accept it. The commercial piece of property on the northeast corner was proposed to be the future home of a satellite facility for Jupiter Medical Center, which had been searching for sites for such facilities in locations which would give them visibility. They had been contacted and expressed preliminary interest in this site. The medical facility was proposed to consist of between 2,500 square feet and 4,500 square feet, with 13 covered parking spaces, constructed in a Mediterranean-Mizner type architectural style. The fourth parcel on the site would contain a 2-story commercial facility constructed by Mr. Zuccarelli which would house commercial office space and retail businesses. Village Manager Bradford explained that if this conceptual plan was approved at tonight's meeting by the Village Council, it was anticipated the Village would close on the property in • SPECIAL VILLAGE COUNCIL N~ETING MINUTES June 2, 1998 PAGE 6 ------------------------------------------ October, 1998, and Lighthouse Gallery would have until October, 1998 to close on their portion if they wished to accept this offer. In November 1998 construction would begin on the medical facility and the new road. Mr. Grudovich explained the schedule was tentative, but based on the conceptual plan JMZ Properties would begin design of the new building for the northeast parcel. In August 1998 a subdivision plan would be initiated to create four parcels and a new road right-of-way. In October 1998, the Village of Tequesta would close on their portion of the property and Lighthouse Gallery would close on their parcel. November, 1998: JMZ would begin construction of a building on the northeast parcel. February, 1999: JMZ would relocate the existing Tequesta Plaza tenants to the new building on the northeast parcel and begin demolition of the existing structure. March, 1999: Construction of the new road and • improvements on the south side of Bridge Road would begin. April, 1999: JMZ would begin design of the new building for the southeast parcel. June, 1999: construction of improvements on the north side of Bridge Road would begin and the village of Tequesta would begin design of the new municipal building. October, 1999: Design of municipal building would be completed and construction underway, to be completed by October, 2001. October 2001: Lighthouse Gallery would begin construction. March, 2001: JMZ would begin construction of a new building in the event Lighthouse Gallery decided not to develop the parcel. July 2001: Completion of Tequesta village Center. Village Manager Bradford explained that a negotiated condemnation to acquire the right-of-way from Tequesta Drive to Bridge Road was anticipated, which did not allow cost figures to be discussed in much detail; however, the property for the Village Hall and the new road was estimated to cost $1,559,000, which excluded the cost of the Village Hall building, infrastructure for the new road, and the cost for Bridge Road improvements. Mr. Bradford explained that the • village Council would need to decide whether they believed it was worth that amount of money to achieve this type of design • SPECIAL VILLAGE COUNCIL MEETING MINUTES June 2, 1998 PAGE 7 ------------------------------------------ for the central business district of Tequesta. vice Mayor Hansen expressed his opinion that all candidates for Village Council within the past ten years had had as an item in their platform to do something about the eroding downtown; however, it was very difficult because the Village really had had no control; however, now there was a chance to make improvements. The Vice Mayor commented he would not like to see a shopping center developed that turned its back on Bridge Road, but preferred to see Tequesta Plaza intertwined with Bridge Road and facilities to be civic, cultural, and professional rather than 100 retail, with cultural and professional uses emphasized. Vice Mayor Hansen commented the Village now had the opportunity for which it had waited for many years. • Councilmember Cameron commended staff on the proposed plan, and explained that Dr. Tom Lippen, Chairman of the Board of Jupiter Medical Center, was very interested in this project and supported this plan. Councilmember Cameron questioned Village Manager Bradford as to the worst case of village exposure if the village ended up with an empty lot, to which the Village Manager responded if the Village had purchased the land for the building and the road right-of-way they would have spent $1.5 million, but would own the land and the right- of-way and could demolish the building and construct a road whenever it was feasible. Councilmember Capretta questioned whether the plan was to leave the old building there for awhile, to which Mr. Zuccarelli responded that was the proposed plan because of the existing tenants, and the northeast building would be built first so that the tenants could be moved there before the old building was demolished. Councilmember Capretta summarized the proposed plan, and questioned whether Mr. Zuccarelli would develop the other parcels if Lighthouse Gallery and Jupiter Medical Center did not develop them, to which the response was • affirmative. Councilmember Capretta expressed his opinion this was a good deal for Lighthouse Gallery financially, and • SPECIAL VILLAGE COIINCIL MEETING MINUTES June 2, 1998 PAGE 8 ------------------------------------------ the Village was doing this in order to keep Lighthouse Gallery in Tequesta. Village Manager Bradford explained Lighthouse Gallery was aware of the details; however, he was not sure they were fully aware of all the financial aspects. The Village Manager explained this proposal also entailed that Lighthouse Gallery would be given sanctions from the Village to make their debt industrial development revenue bonds which could be done since the gallery was a 501C(3) Corporation. Village Manager Bradford stated if Lighthouse Gallery financed this whole package the anticipated debt service would be at government interest rates, which interest would be tax exempt. The gallery's annual debt service on the land would only be $32,000; however, the gallery must obtain funds for professional fees and construction. Village Manager Bradford stated this was a fantastic benefit that only the Village Council in this community could give Lighthouse Gallery. • Councilmember Capretta commented that if the Lighthouse Gallery proceeded and acquired the land and then found they could not build a facility, Mr. Zuccarelli would buy the land back, so there was little risk to the gallery and a lot of upside potential. Councilmember Capretta commented this plan would fix an eyesore in the Village, provide a downtown area of four sites with modern buildings, and improve Bridge Road, and the Tequesta Oaks and Dayco projects would provide the business people with 900 potential customers. Councilmember Capretta stated the decision was whether it was worth a one- time expenditure of $1.5 million to the residents of Tequesta to make this possible. Councilmember Capretta expressed his opinion that the issue of building a new village Hall on this site was a separate issue that would involve cost but not much risk, since Mr. Zuccarelli would probably purchase the property back from the village if they decided not to build there, making the risk very slight. Councilmember Mackail stated he had wanted for a long time to keep Lighthouse Gallery in Tequesta and provide them with a financial opportunity. Councilmember Mackail commented the • Bridge Road businesses had suffered from the DOT closing US One access, and that this plan would create pedestrian • SPECIAL VILLAGE COIINCIL MEETING MINUTES Juae 2, 1998 PAGE 9 ------------------------------------------ friendly access and enhance Bridge Road. Councilmember Mackail questioned whether the wolf report had concluded that a cultural facility in Tequesta would be very successful, to which Village Manager Bradford responded the report had indicated cultural organizations were fragmented within the Village and that Lighthouse Gallery was starting to lose staff efficiency by virtue of beginning plans to spread its programs to different locations, and he believed the Wolf study indicated Lighthouse Gallery had the resources to go forward and if the cultural organizations in the community banded together in a joint-use facility they had a greater opportunity to remain viable. Village Manager Bradford pointed out that since that time the Coastal Players and BRITT had been lost, but Lighthouse Gallery was growing. Councilmember Mackail questioned the amount of office and retail space Mr. Zuccarelli planned to build, to which Mr. • Zuccarelli responded the amount was anticipated to be approximately 50,000 square feet, subject to change, at a cost of more than $80 per square foot. Councilmember Mackail therefore estimated Mr. Zuccarelli's investment in the community to be from 3.6 million to 5 million dollars, with which Mr. Zuccarelli agreed. Mr. Zuccarelli explained they had designed plans to update the existing facility but it would still be an old building with a different face. Councilmember Mackail commented Mr. Zuccarelli was willing to work with the Village and to make a substantial investment in the community. Councilmember Mackail expressed his opinion this project could be a success with the residents of Tequesta Oaks and the Dayco project as potential customers and he did not want to see Lighthouse Gallery leave Tequesta and was willing to help them in any way he could. Councilmember Mackail reported the Bridge Road business owners had been excited as a result of the Village's recent decision to enhance Bridge Road with streetscaping, lighting, etc. Councilmember Mackail expressed his opinion that a cultural facility made the village unique and expressed his desire to move forward with this plan. • Councilmember Capretta addressed the citizens regarding how SPECIAL VILLAGE COUNCIL N~ETING MINUTES June 2, 1998 PAGE 10 ------------------------------------------ this plan would be paid for, and explained that investments had been made in the community so that the assessed value of the Village had been going up with the new projects--$26 million in one year this year of which $15 million was new construction and $11 million was appreciation in property values. Councilmember Capretta stated his feeling that this project was another investment in the community which would make the village a nicer place to live and would also increase the property values of homes. Keeping the millage rate fairly constant, the increased property values would bring more revenue to the Village. Councilmember Capretta pointed out the Dayco project would add about $20 million more in assessed value and that project along with others were anticipated to bring the assessed value to $450 million within the next 2-3 years, which would provide revenue to pay the $200,000- $300,000 debt service of the Village. Councilmember Capretta • stated the Village Council would not approve this project unless the Village could afford it without property taxes going up to pay specifically for the village Center. In response to Mayor Schauer' s question of how the Village would pay for their debt service, Village Manager Bradford explained that it could be through a combination of sources with most of it coming from revenue bonds, possibly raising the utility tax, and/or possible assessments, and that Northern Palm Beach County Improvement District had indicated that they could do the infrastructure for the project. Mayor Schauer quoted from the August 1997 cultural facilities review by consultant William Ray which stated the Village should conduct an analysis of alternative sites for redevelopment of a mixed-use center which should have high visibility, adjacency to major vehicular intersections, convenient regional and local access, be as close as possible to a Village center, have sufficient parking to allow for complimentary retail, include open space, have on-site patron parking, include outdoor gardens, and with an inviting pedestrian environment. Mayor Schauer stated the proposed • plan met all these characteristics. Mayor Schauer asked Mr. Zuccarelli whether this was still a viable project to him if SPECIAL VILLAGE COUNCIL FETING MINt7TES June 2, 1998 PAGE 11 ------------------------------------------ Lighthouse Gallery did not participate, to which Mr. Zuccarelli's response was he would still do the project and try to find another cultural organization. Mayor Schauer complimented Mr. Zuccarelli for his time in working with the Village staff and with the individual Village Council members. Councilmember Mackail reminded those present that Tequesta Drive had been widened some years ago with center dividers and paid for with impact fees collected from Palm Beach County in the hope that the roadway would be able to accommodate future projects, and stated he was glad that was done. Kit Legato, 9 Quail Circle, Tequesta, commented her husband was the proprietor of Carmen's Family Haircutting located in Tequesta Plaza and was not able to attend this meeting because of illness. Mrs. Legato expressed concern over the future of • his business which had existed for ten years and supported five families. Mrs. Legato requested that whatever the Village had in mind that they include Carmen's business. Councilmember Mackail commented the Village Council intended to see the small businesses survive. Mr. Zuccarelli stated he had given his word to take care of the existing small business tenants in Tequesta Plaza including Carmen's Haircutting, Vic Strahan's florist shop, the furniture shop, and the bait shop, and that the new development would add to the customer base of those businesses. Mr. Zuccarelli expressed his concern for Mr. Legato's health. Gary vaa Brock distributed a letter to the Village Council and then read the letter aloud. Mr. van Brock's letter explained it had recently come to his attention that the Village was negotiating to obtain building space in Tequesta Plaza, and that if this were the case, he would like the opportunity to submit a proposal to the Village for their needs either in the form of vacant land to be purchased by the Village to build their own facilities, or in the form of a build-to-suit type of facility whereby Mr. Van Brock would build according to the • Village's needs and structure a lease arrangement with an option to purchase within a specified time. The property • SPECIAL VILLAGE COUNCIL MEETING MINUTES Juae 2, 1998 PAGE 12 ------------------------------------------ offered by Mr. Van Brock was approximately eight acres located on Old Dixie Highway and north of Tequesta Drive, which he explained was enough to include a municipal complex as well as a cultural complex which could include Lighthouse Gallery. Mr. Van Brock recalled recommendations from the charrette in the early 1990ts and commented these were all beginning to take place. Mr. van Brock listed completed projects and future projects which included a new post office, an expanded Sterling House adult living complex, and a new 6-7 building one-story office complex. Mr. Van Brock commented the 1997 charrette held with only the Bridge Road/Tequesta Drive area did not compare to the full-blown charrette held in the early 1990~s. Mr. Van Brock stated that because of all the planning that had been done in relation to the overall development of the Golden Circle area, as it was called in the charrette, he believed Village officials should seriously consider the site • he had to offer on Old Dixie Highway which he believed was better suited than the Tequesta Plaza location for a municipal complex and a cultural complex. Mr. Van Brock explained that a conceptual site plan had been distributed to the Village Council, which he welcomed the opportunity to discuss. Mayor Schauer commented she had been disturbed upon receipt of Mr. Van Brock`s letter because of his previous offer to sell property to the Village at a higher price than the land was appraised. Mayor Schauer expressed her disappointment that Mr. van Brock was coming with a proposal at the eleventh hour when the village Council was at the point of making a decision to work with Mr. Zuccarelli to help the business owners on Bridge Road, for which the Council had been trying to find a solution for a couple of years; and expressed her opinion that if Mr. van Brock really wanted to help he should have come with a proposal a long time ago. Mr. van Brock~s response was that he did come and had made this presentation many years ago. Mayor Schauer reminded him the price of the land was higher than the appraised value. Mr. Van Brock stated that was true and the same appraiser, Callaway and Price, had made an appraisal on the same land several years prior at a much higher figure, and he did not believe the land would still be SPECIAL VILLAGE COUNCIL MEETING MINUTES June 2, 1998 PAGE 13 ------------------------------------------ appraised at a lower value. The Mayor stated the Village had been willing to work with Mr. Van Brock at the time of the appraisal but the problem was the price was higher than the appraisal. Mr. van Brock stated he had been willing to get another appraisal, and had always been willing to cooperate. Mr. Van Brock stated he was not trying to scuttle Mr. Zuccarelli's project but merely wanted an opportunity to be in the bidding process. Mr. Van Brock explained his letter had been sent without his knowledge of this meeting, which he had learned about by accident during a visit to the Village offices. Mr. Van Brock expressed his opinion that the visibility of the Village Hall on the proposed plan was lost, and that under the plan Lighthouse Gallery did not even have to make a commitment because they had a fallback, and expressed concern regarding designing a portion of the project for that use not knowing whether or not the gallery would • participate. Mr. Van Brock asked who would float the industrial revenue bonds. Village Manager Bradford explained Lighthouse Gallery as a 501C(3) corporation would secure financing from an institution of its choice and the Village would give the Gallery a designation for industrial development revenue bonds and from that designation the taxation status and the interest rates would occur. Village Manager Bradford explained the Village would not back the bonds and would have no responsibility to make any payments, and the financial condition and status of the village would not be affected in any way. village Manager Bradford gave an example of a similar situation as a worst case scenario, which was in the Glades region when the recent power plants failed and defaulted on their industrial development revenue bonds, and the financial status of Palm Beach County, which had granted them that designation, was not affected in any way. Attorney Holton explained Lighthouse Gallery would get the bonds on their own financial strength, and on the strength of the collateral presented by the purchasers of the bonds underwriting the facility being constructed, the value of which would stand as collateral for the loan as well as the • security of the Lighthouse Gallery. Mr. van Brock discussed the Village providing the same designation for Mr. • SPECIAL VILLAGE CODNCIL bt$ETING MINiTTES June 2, 1998 PAGE 14 ------------------------------------------ Zuccarelli's project or for other business owners in town, to which Attorney Holton explained that was not possible because only 501C(3) corporations could obtain the designation. Mr. Van Brock questioned the $1.5 million cost to purchase land for the road and the Village Hall, plus an additional $440,000 in improvements to the road. Councilmember Mackail commented both Mr. Van Brock and Mr. Strahan, owner of the florist shop, had attended the Redevelopment Committee meeting where the improvements were approved. Village Manager Bradford explained the estimated cost to improve Bridge Road was $475,000 anticipated to be paid by a combination of revenue bonds and assessments to the properties benefiting from the improvements; and construction of the new road after acquisition was estimated to be $100,000. Mr. Van Brock stated he had made many offers previously and believed he was offering a more viable property than the Tequesta Plaza • property. John Giba, 78 Fairview East, stated he was a 30-year resident of the Village and wanted to see any enterprise succeed, and had no objection to the plan as presented except he believed the location on Old Dixie would afford higher visibility and accessibility. Mr. Giba expressed concern that the Village Hall would have no identity at the proposed location and concern over fragmented Village operations spread throughout the Village, which was his main objection. Mr. Giba also expressed concern over existing vacant commercial and retail space and that this project would add more such spaces. Mr. Giba stated he was a member of the Lighthouse Gallery Board of Directors twenty years ago and they did not know how to raise money. Mayor Schauer responded she believed the village would have high visibility from both Bridge Road and the new road, which she believed would have more traffic than anticipated, and that the Village also wanted to help the Bridge Road businesses. Mr. Giba objected to the proposed parking along Bridge Road as being dangerous. • Jim 8umpage, 426 Cypress Drive, suggested since this was a conceptual plan and could be changed that the village Hall be • SPECIAL VILLAGE COUNCIL MEETING MINUTES June 2, 1998 PAGE 15 ------------------------------------------ built on the site proposed for Lighthouse Gallery and vice versa, to give the Village Hall higher visibility. Mr. Humpage questioned the requirements that Jupiter Medical Center was looking for in their site, and Councilmember Mackail explained the medical center desired visibility and access. Mr. Grudovich explained that JMZ Properties had requested a "wish list" from Jupiter Medical Center plus information on the amount of square footage needed and whether they would want JMZ to build only a shell or the complete building. Mr. Zuccarelli explained that the facility proposed would contain doctors' offices, a rehabilitation center, well care facilities, etc. Mr. Humpage questioned that in the time schedule nothing was happening between October 1999 and 2001, to which Councilmember Mackail responded that time was being given to Lighthouse Gallery as their opportunity to be able to participate. During a discussion on the visibility of Village • Hall, village Manager Bradford commented that the village Hall would be visible from Tequesta Drive, from Bridge Road, from the new road, and from Old Dixie Highway coming from south to north. Mr. Humpage expressed his desire to see the Village Hall on Tequesta Drive, to which Village Manager Bradford responded that would be studied. Vice Mayor Hansen discussed reciprocal parking agreements. Mr. Zuccarelli explained that agreements were already in place with NationsBank and the First United office building, and when the land was reconfigured these agreements would still stand. Village Clerk Manganiello advised there were 451 parking spaces available in the whole project. Mr. Van Brock commented Dorner Trust formerly owned the parcel now occupied by First United Bank and suggested the parking documents were in place but that they would need to be conformed to the new plan. Attorney Holton explained that a benefit of condemning property was that parking rights could be canceled and the owner could start from scratch, which could provide significant leverage if needed. Mr. Giba recalled there used to be a unity of title requirement, but he believe it no • longer existed. Village Manager Bradford explained that in the mixed-use district all parking was negotiable and there • SPECIAL VILLAGE COUNCIL MEETING MINUTES June 2, 1998 PAGE 16 ------------------------------------------ was no requirement for unity of title if a good faith effort and rational plan had been set forth for reasonable amounts of parking. Mr. Giba stressed the importance of this project and the lack of attendance at this meeting; and suggested that meeting agendas be published in the Jupiter Courier with a proviso that the agenda was subject to change, so that people would know what was to be discussed at the meetings, which he believed would increase attendance. V. AUTHORIZATION FOR VILLAGE STAFF TO BEGIN NEGOTIATION AND ACQUISITION PROCESS Village Manager Bradford explained that if the Village Council were inclined to proceed with this proposal in concept that staff would need direction to begin formal negotiations with JMZ Properties for the outline as presented and the ultimate acquisition of the properties discussed at tonight's meeting. A master contract would be developed which would set forth terms and conditions that go with this type of negotiated condemnation so that everything would be documented, and would be in contractual format so that it could be studied and ultimately approved by the village Council. Village Manager Bradford explained that if the Village Council decided to approve the plan in concept then they should direct staff to proceed with negotiations for acquisition. vice Mayor Hansen questioned whether direction to staff should include looking into other tenants if the medical center was not inclined to participate, to which Village Manager Bradford responded he saw that as the role of JMZ Properties, although the Village would help them by bringing them certain tenants. Village Manager Bradford explained that staff believed if the Village Council approved the basic concept then JMZ Properties would find tenants, and if Lighthouse Gallery chose not to participate then staff and JMZ Properties felt confident that other retail, office, or cultural organizations would come. • The village Manager commented that if Jupiter Medical Center chose not to come in that there were other medical centers • SPECIAL VILLAGE COUNCIL MEETING MINUTES June 2, 1998 PAGE 17 such as Martin Memorial Hospital, Intracoastal Health Systems which operates St. Marys and Good Samaratin hospitals, as well as Columbia which operates Palm Beach Gardens Medical Center, which were always branching out and looking for satellite facilities. Vice Mayor Hansen expressed concern that JMZ Properties might not have the same interest in mixed civic, cultural, and professional facilities as the Village, and hoped the Village could work with JMZ Properties so that the project would not be filled with only restaurants and shops. Village Manager Bradford stated the Village Council would be kept informed, and staff would work to effect what they wished to have done. Mr. Zuccarelli assured the Vice Mayor that after all the work which had been done that the Village Council would not be left out and he wanted this project to work just as much as the Village Council did, and wanted it to come out right. Couacilmaa Mackail made a motion to provide authorization to the village Manager and staff to begin the negotiation and acquisition process for the conceptual plea demonstrated this evening. Vice Mayor Hansen seconded the motion. The vote oa the motion was: Elizabeth A. Schauer - for Carl C. Haasea - for Alexander qP. Cameron - for Joseph N. Capretta - for Ron T. Mackail - for The motion was therefore passed and adopted. VI. ANY OTBER MATTERS There were no other matters to come before the Village Council. • VI. ADJOIIRl~NT SPECIAL VILLAGE COUNCIL MEETING MINiJTES June 2, 1998 PAGE 18 ------------------------------------------ Councilmember Mackail moved that the meeting be adjourned. Councilmember Cameron seconded the motioa. The vote on the motioa was: Elizabeth A. Schauer - for Carl C. Hansen - for Alexander W. Cameron - for Joseph N. Capretta - for Ron T. ~ackail - for The motion was therefore passed and adopted and the meeting was adjourned at 9:03 P.M. r Respectfully submitted, i-~~ ~~~~ !~ Betty Laur Recording Secretary ATTEST: Joann Manganie o Village Clerk DATE APPROVED: •