Planning and Zoning Meeting - Regular Meeting

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Good evening. Today is February 19th, 2026. It is 6 p.m. This is the planning and zoning board meeting of the city of Boca Raton. Will everyone please rise for the pledge of allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. Thank you. Kathy, please call the role. Chair Seville, here. Vice Chair Dornblazer here. Mr. Mitchell, present. Miss McDermott here. Mr. Matthews here. Mr. Morabi present. Mr. Morgan here. You have a full house.

Okay. Thank you. Okay. First item of the agenda, the minutes of January 22nd. I'll look for a motion in the second. So motioned. Second. Any discussion? Okay. All in favor? I. Anybody opposed? Minutes passed unanimously. Uh next we have qua judicial public hearings this evening. And I would ask the city attorney to explain the procedure to everyone in the room.

Evening, Mr. Chair, members of the board, Chris Fernandez, senior assistant city attorney. The rules of the city council provide that each applicant requesting approval, relief, or other action from the planning and zoning board this evening shall disclose at the commencement or continuence of the public hearing. Any consideration provided or committed directly or on its behalf for an agreement to support or withhold objection to the requested relief or action. A copy of the quasi judicial rules governing tonight's public hearing are attached to the agenda and are available from the city clerk. Thank you. Would everyone who is going to speak on any issue this evening please rise and be sworn in? Do you swear or affirm that the testimony you'll be giving this evening will be truthful and accurate? Thank you.

Thank you everyone. First item on the agenda is the Woodfield Country Club buffer wall. Kathy, would you please read that item into the record? A resolution of the planning and zoning board of the city of Boca Raton considering for the approximately 148.75 acre Woodfield country club property generally located at 5901 Northwest 41st Street Avenue variance from section 281356A1 I code of ordinances to allow a wall with a height of up to 8 ft along a portion of the northern property line along Clintmore Road in lie of the maximum allowed height of 6 feet providing for repealer providing an effective date.

Thank you. Any exparte discussions Mr. Morgan? None. No, nobody. I I drove past the wall or the to be the soon to be wall the other day. Okay, with that I'll turn it over to Pam Kitchenen who's going to make a presentation.

Hello and good evening chair and board members. I'm Pam Kitchen, a zoning officer. I'm here to present the application for the Woodfield Country Club buffer wall variance located at 5901 Northwest 41st Avenue. Woodfield Country Club. The applicant owner of the property generally located at 5901 Northwest 41st Avenue is seeking a variance approval to allow an 8-ft tall wall in lie of the maximum allowed height of 6 foot within the required rear side yard along Clintmore Road. The proposed wall is intended to replace the existing deteriorated fence along the PUD boundary adjacent to the golf course, which experiences limited activity and natural surveillance after closing hours. The golf course was permitted as an accessory recreational use as part of the PUD master plan. Unlike residential use, a golf course operates during established hours and typically closes after sunset. The approval is to allow the wall with the height of up to 8 feet along the portion of the northern property line along Clintmore Road in lie of the maximum allowed height of 6 feet. This limited natural surveillance of the section wall along the golf course in the evenings creates a special and unique condition where a higher wall height would be beneficial for security. The proposed variance would allow an additional 2 feet in height, which is the minimum increase that would also reduce the ease of climbing the wall. Additionally, the wall would be located within an expensive bay buffer and will be completely screened by existing and proposed landscaping along Clintmore Road to improve visual screening consistency and aesthetics for the Woodfield Country Club frontage. The

landscaping plan includes a combination of preserved existing vegetation and new supplemental plannings with the established landscaping easement areas. All improvements are designed to comply with city landscaping requirements. Overall, the landscaping plan strengthens the existing roadway buffer, enhanc enhances the corridor's visual character and provides long-term screening and aesthetic benefits. The community appearance board expressed support for the landscape design and proposed 8- foot wall fence provided it is properly screened. Granting the variance is appropriate given the unique and special conditions specific to the golf course use and the walls location within the landscape buffer. The application represents the minimum deviation necessary two feet to achieve the applicant's functional objectives without creating adverse impacts on adjacent properties or the public realm there. Furthermore, there are no negative impacts on public welfare or other properties resulting from the granting of the requested variance since the wall will be screened from view by landscaping. The proposed height increase is not in conflict with the comprehensive plan as the additional wall height combined with the landscape screen aims to enhance the safety and protection of the existing neighborhood and improve the condition of the existing landscape screening. The development services recommends approval of this application.

If you have any questions, I be happy to answer. Thank you. Questions for the for staff. No. Do you? No. Okay. With that, I'll open the public hearing and ask the petitioner to come up and make their presentation. Please state your name and address for the record.

I'm John Wheeler with Cfield and Wheeler. It's 7900 Glades Road, Bocaraton 33434. The Woodfield Country Club. U let me see. Okay, here we go. Uh Woodfell Country Club, uh the approvals were started in like 1985, so it's been there for quite a few years. Um there's currently 1,300 units within the development. And the HO HOA board is uh very concerned about providing proper security and all for all the residents, you know, within the development. Uh the wall that we're proposing is along the south side of Clintmore Road. It's approximately one mile long and uh it does have the golf course on the other side. So uh we're concerned about you know the wall itself is is may have been there for 40 years and it's not in good shape at all. It's uh deteriorating and falling down in some areas. So we really need to replace it. uh we need to have more of a structural wall which is why we're proposing the pre-cast panel wall panels that possibly can be removed if they need to do any work on the the easements that are in that area. Um I had a couple of uh sli different slides that I I wanted to um talk about. Primarily uh the security firm for Woodfield Country Club uh Allied Security had uh checked with the uh City of Booker Police Department. They had they were able to get this uh police incident mapped. It shows there's been quite a few incidents within Woodfield and the surrounding areas. Uh so uh and they had also written a wall a letter on the 8-oot wall versus the sixoot wall and I'd like for them to maybe just uh talk about

that a little bit so we could enter that into the record on that. So

sir, please state your name and address for the record as well. Uh, hi. My name is Dan Shannon, uh, general manager with AL Universal, and our address is 1645 Palm Beach Lakes Boulevard in West Palm Beach, Florida. [cough] Uh, so I I I wrote the the the attached letter um just to support this, the 8ft wall versus the 6ft wall. Um, the our goal is to provide safety and security for the residents uh within Woodfield uh and the surrounding areas as well. Um, a six-foot wall is an easily scalable wall. An 8-ft wall provides a lot more of a deterrence uh for anyone looking to to do anything. There there are instances in neighboring communities um where breaches are attempted. Individuals may stop along that even in that Clintmore Road area, get out of vehicles and attempt to scale the wall to get into the communities uh to commit crimes of opportunity that that exist inside the community. Um, so I I wholeheartedly support going with an 8ft wall just for that alone. Uh, I don't think that it provides any again I know that we talked about the the um landscaping what that's going to do the visually it will be insignificant change uh but it will be a significant change for the the safety and security being able to prevent things from happening in the future.

Thank you. We have uh read the staff report and recommendations and we agree with them and uh we would uh appreciate the you know the approval of our variance request. Uh I've got basically my whole team the landscape architect I've got board members here that are available for questions if you have any questions on that. Okay. Thank you. Any questions for Mr. the wheeler. Okay, I do have one. Yep.

Why aren't you building the road the wall in other places around the community? I noticed it's only in one section and when your previous picture looks like there's other sections that don't have houses that also have golf course. Why particularly Clipmore versus I believe it also abuts your motto if I remember correctly?

Well, the Clipmore has an existing chain link fence has basically fallen down. So, this is why we have to build in that area. The other areas that you're referring to, uh, I believe along Yamato Road and possibly, um, maybe even the Turnpike, they have two Lakeworth Drainage District canals that are natural barriers that, you know, provide the security that we need in those areas. So, and there are two two developments within Woodfield that are along Clintmore Road that have the sixoot walls and they haven't prevented the uh, breakins and things like that. So that's why we really are requesting the 8oot wall to give security for the entire development. Thank you.

Okay. Any other questions? Not. Okay. This is a public hearing. Anybody from the public wish to speak on this item? Anybody from Woodfield? Okay. You have a card? Yeah.

Okay. Uh, Michael Schwarz, Douglas Schulman, and Steve Greenberg to start off. Douglas Schulman, 4015 Avalon Point Drive, um, with uh, Booker Raton. Uh, we really are here just to answer your questions. If you we did not intend to speak at all. Um but if you have no questions, we're fine. We're here to obviously support what's happening and we uh strongly and firmly believe we need this variance. Um the as far as uh the question that you posed to John as part this is the first phase of three phases of development that we're doing. This is the elevation that has the most exposure right now. We do plan on coming back, not necessarily for a variance, but we are addressing security issues around the entire community, but we're starting with this uh elevation.

Okay. Thank you. Thank you. Okay, last call. Anybody else? With that, I'll close the public hearing and I'll look for a motion and a second to approve this project. Motion to approve. So seconded. Any discussion? Okay. If not, uh, please call the role. McDermad, yes. Matthews, yes. Morabi, yes. Morgan, yes. Sevel, yes. Dornblazer, yes. Mitchell, yes. Motion passes. Thank you.

Seven votes to zero. Thank you everybody. Thank you. Okay. Okay. Next item on the agenda is Alier Jewelers.

Kathy, would you read please read that item into the record? Consideration of an individual development approval of the Bocratone Community Redevelopment Agency amending and restating DDRI IDA numbers CRP9605 and CRP 965R1 for the Altier Jewelers project on approximately 0.43 43 acres, generally located at 641 South Federal Highway, to authorize a change in use from office to retail medium and construct an addition to increase the square footage of an existing two-story building from 4,960 ft to 5535 ft. an increase of 575 square feet with minor modifications to all building facades and other related site improvements that include landscaping and hardscape improvements, including a conversion of uses resulting in approximately 584 square ft of office equivalent development remaining in downtown sub area F, providing for repealer, providing an effective date.

Thank you. Uh, with that I'll ask Jacob German to make the presentation on this. Uh, good evening chair and board members. My name is Jacob German. Excuse me. Before you go through this, any exparte on this? Anyone? I don't think so. Okay. Thank you.

All right. Um, good evening. Uh, my name is Jacob German, senior planner for the city and I'll be presenting the Altier Jewelers Project. Um, so the Altier Jewelers project is located at 641 South Federal Highway on an approximately 0.43 acre property at the northwest corner of South Federal Highway and Southeast 7th Street uh with an existing north south alley uh to the west of the property. The property is zoned uh downtown development of regional impact or DDRI and has a future land use designation of commercial business district or CBD. Um the property has previously received uh two uh individual development approvals or IDAs. Um on August 11th, 1997, uh the Community Redevelopment Agency approved IDA number CRP 9605 to construct a three-story approximately 7,000 ft² office and banking facility uh with drive-through operations. And then a couple months later on January 26th, 1998, uh the CRA approved an amendment to the previously approved IDA to reduce the height of the office and banking facility from three stories to two stories and decrease the overall square footage by approximately 240 ft and added an additional drive-through land. Uh today the applicant is requesting um an amendment to the IDA to authorize a change in use from office to retail medium, redevelop the property to construct a new 575 ft addition with minor modifications to all building facads and other related site improvements and a conversion of uses within downtown sub area B. Uh the property currently consists of an approximately uh 4,960q foot vacant uh bank office building with a drive-through facility. Uh the property currently has vehicular access along uh South Federal Highway and Southeast 7th Street. This application

will um modify the existing building to construct a new 575 ft addition located along the northern portion of the building. Uh this addition will house a hospitality vault and expand a portion of the main showroom. The second level will include mechanical equipment with adequate screening in accordance with uh DDRI development order and a terrace. Uh this application will remove the existing exit only driveway along South Federal Highway, consolidating all vehicular access through the existing driveway along Southeast 7th Street. Uh the surface parking lot will be redeveloped uh to provide 24 parking spaces and remove the existing existing drive-through facility. Um the existing drive-through facility and the exit only driveway will be replaced with landscaping and an 8ft sidewalk along South Federal Highway. Uh landscaping the landscaping provided will include a relocated Royal Point Sienna, existing Royal Palms, and new ground cover and shrubs. Um the project is required to provide 1543 uh square feet of open space. This project provides 4,263 ft of total open space including areas open to the sky and covered open space. Uh this application includes minor modifications to all building facades. Um above is the proposed southern building elevation that fronts Southeast 7th Street and the eastern building elevation that fronts South Federal Highway. Um and then above here are the um the northern elevation which fronts the alleyway to the west and the um the northern elevation that ab butts the property to the north. Uh these proposed modifications incorporate a more contemporary design. Uh to be more specific, the eastern and western facads are replaced with a more rectangular openings and stone cladding. Uh windows and trim have been modified. The awnings

have been replaced with decorative louvers and the uh chimney features have been removed. Um the modified color palette incorporates earthton tone shades of brown and cream with bronze accents. Uh staff recommends approval of the application for the following reasons. Uh the proposed project complies with the DDRI development order. The proposed jewelry store is consistent and compatible with the adjacent land uses. The proposed project will convert 4,960 ft of office OE development to 4376 feet of retail medium OE development which staff supports. And the proposed project will construct a new 8 foot wide sidewalk and close that uh existing exit only driveway along South Federal Highway. Uh as of today uh no comments have been received from the public regarding this application. Uh this project was heard at the uh community appearance board meeting on December 2nd and was formally recommended approval with conditions in a vote of five to zero. Uh the conditions included to provide the perimeter screening to be measured on center. Uh and the applicant has made the appropriate revisions to their landscaping plan. As such, no additional conditions of approval were included to do so. Uh the development service department recommends approval of the IDA and the project complies with uh ordinance 4035 and the city's urban design consultant reviewed the project and found it to be also consistent with 4035.

Thank you.

Thank you. Questions for staff? Anybody? Seeing none, I'll open the public hearing and ask the petitioner to come up and make his presentation. Uh, good evening, David Millig. On behalf of the applicant and property owner, I want to thank staff for their review of the project. Um, we think this is going to be a great repurposing of, uh, this, you know, previously used bank. Um, so, as Mr. German had mentioned, this is on 641 South Federal Highway. It's in sub area F of the DDRI. Um, currently it was approved as an office but operated as as a a bank branch. Um, this is the location of the property. Um, to the south, as you all know, is the Trader Joe's Plaza. To the north, we get over to Meisner Boulevard along Federal Highway. This is the existing street view of the property. It kind of has that Anglo Caribbean type vibe with the arches and the the flat concrete roof. Um, so with the site plan, what we're doing is we're we're converting the OES from office to to u retail medium, although it is a physical expansion of the building. It's actually a decrease in OES. That's kind of just how it all worked out with the retail medium. Um, this is the site plan. What's shown in blue is the existing um footprint of the building and then the purple is the expansion that u Mr. German had had mentioned. This is the exiton drive onto Federal Highway. We are closing it with this closure. We're going to have new green space here. We

think this is going to be a great benefit to the public welfare since we're reducing a conflict onto South Federal Highway. Again, just as a reference, this is what's existing today. And then this is the conceptual rendering of the project. We're removing the arches. We're streamlining really the feel. We're kind of reimagining um what was there previously. This again is a street view of the of the project. You can see all of the trees that are there. We're keeping all of the trees. We're only relocating three of them and everything else is is remaining. Um and this is just the reimagining of the project. Happy to answer any questions that the board might have.

Okay. Question. We're excited. Questions for the petitioner? Nope. Well, we appreciate it. this this uh um owner has been around for 60 years in in the city and this is their next progression and we're happy to get started. Thank you. Thank you. Okay, this is a public hearing. Does any member from the public wish to speak on this item? Seeing none, I'll close the public hearing and look for a motion and a second to recommend to the community appearance board, community redevelopment agency regarding item IDA 5A. I'll make a motion to approve. Second.

Any discussion? Just like to comment closing that driveway on federal is going to is a big safety thing. Agreed. Anytime we can close a driveway on the federal highways, that's a good thing. Yeah. Okay. And they added an extra parking spot that was more than required. Yeah, it's all good. Okay. All right. Uh Kathy, please call the role. Matthews, yes. Morabi, yes. Morgan, yes. Sevel, yes. Dorblazer, yes. Mitchell, yes. McDermad, yes. Motion passes, seven votes to zero.

Thank you. Next item is golf envy at 6501 Parker Commerce Boulevard. Kathy, would you please read that?

A resolution of the city of Oakrone considering for the approximately 4.36 acre property generally located at 6501 and 6531 Park of Commerce Boulevard. Conditional use approval pursuant to section 28978 code of ordinances to authorize a 3,263 ft athletic training facility in an existing 19,862 ft warehouse and office building in the light industrial research park zoning district providing for repealer providing an effective date. Okay, thank you. With that, I'll turn it over to Oh, any exparte communications on this? I suppose we do. Yes, I spoke to Ellie Zachus.

Anyone else? Yes, I spoke to Ellie. I spoke to Ellie as well. Okay, Mr. Mr. Mitchell, I spoke to the petitioner's council. Okay. I spoke to Miss Zacharitas as well. Mr. Morgan. None. Okay. I spoke to Ellie Zacharitas as well. [clears throat and snorts] I assume Ellie is who you were referring to. It is. Sounds a lot a lot more formal, right? Okay. Owen, you have the floor.

Thank you. Good evening, chair and board members. My name is Owen Develin. I'm senior planner here with the development services at the city. And tonight I'm here to present the conditional use application for the property located at 6501 and 6531 Park Commerce Boulevard. Some background on the project. In September 1985, the planning zoning board approved resolution 8554 for a six-story 141,000t office building on a 15 acre site. This project was never built and the pri and the [clears throat] application expired. The following April, the planning zoning board approved a three-phased site plan for the Meridian Tech Center. Only phase one was built, which included building C and B. Phases two and three which were planned for 5651 Park Commerce Boulevard were not constructed and their approvals have expired. The applicant is requesting a conditional use approval pursuant to section 28978 of the city code of ordinance to authorize a 3,263tic training facility within an existing 19,800 ft warehouse and office building. The facility proposes four indoor golf simulating bays to provide members with an indoor golf experience. The facility will operate 24/7. Walk up services will not be allowed. No food or beverages will be or alcohol will be served at the facility. All operations at the facility will be conducted indoors. Um due to pedestrian access to building C, the applicant as part of this application will provide a new ADA parking space and a curb ramp. The applicant meets the criteria for a let alic training facility outlined in section 2813 and 16. The application is consistent and compatible with the

existing adjacent land uses. From a national perspective, industrial parks commonly include these forms of allettic training facilities. Um the use is completely interior to the building so will not cause any inconvenience to other property owners in the area. Um and the application is consistent with the city's comprehensive plan. Development service department recommends approval subjects to the conditions outline the accommodating resolution and that ends my presentation and if the board or the chair have any questions I'm happy to answer.

Thank you questions Mr. Morgan, Dur, anyone? No. I have I have I have one question. If somebody comes if if the golf thing doesn't work and somebody comes in and wants to put a different sport in there, will they have to get a different another conditional use approval? Brand the child development services director. So this there's certain plans that are tied to this conditional use, right? So, if they were able to follow the same plans, we don't care what sport it is and the same conditions, they could go in. Now, if it's if those things change, then they would need to amend the conditional use.

Okay. Thank you. Okay. With that, I'll ask the petitioner to come up and make her presentation. Sorry, Kathy. I wasn't sworn in. I'm sorry. Who were you? Yeah. Out there. Do you swear or affirm that any testimony you may give this evening will be truthful and accurate? I do. All of that just to say thank you, Owen, for your very thorough presentation and we're here to answer any questions. Okay. Questions of the petitioner? Anyone? No. Thank you. Thank you for a great presentation. I'm sure you appreciate it.

Yeah. Anybody from the public wish to speak on this item? Okay. Any cards for that one, Kathy? No cards. Okay. Then I'll close the public hearing and look for a motion and a second for recommendation to the city council regarding the conditional use resolution item 5B. Motion for recommendation. Second. Any discussion? No. Okay. Kathy, call the role. Morabi, yes. Morgan, yes. Sevel, yes. Dorblazer, yes. Mitchell, yes. McDermott, yes. Matthews, yes.

Motion passes, seven votes to zero. Okay,

thank you. Okay, next item is the Royal Palm Place Parking Structure and Hotel at 194 Southeast 1st Avenue. Kathy, please read that item into the record. Consideration of an individual development approval of the city of Boca Raton Community Redevelopment Agency amending IDA number CRP 0002R6 which approved the Royal Palm Place Hotel project generally located on approximately 0.9 acres at 200 South Federal Highway and 75 Southeast 3rd Street and incorporated the hotel into the existing Royal Palm Place development generally ally located on approximately 14.48 acres inclusive of 13.9 acres at 194 Southeast 1st Avenue and approximately 0.58 acres of city rights of way abandoned with IDA number CRP 0002R6 for a total property acreage of approximately 15.4 4 acres to one, reduce the number of hotel rooms from 144 to 137, a reduction of seven hotel rooms. Two, revise the previously approved hotel structure to remove belowgrade parking spaces resulting in a reduction of square footage from approximately 167,360 ft to approximately 80,800 square ft. A reduction of approximately 86,560 ft. Three, increase the square footage of retail high from 11,284 square ft to 11,295 square ft. An increase of 11 square ft consisting of 6,810 square ft of restaurant, 1,840 ft of fast food, and 2,645 ft of retail. Four, eliminate a public parking plaza

containing 24 parking spaces and open space and replace it with the construction of a sevenstory parking structure totaling 26,980 ft including 10,77 square ft of retail high consisting of 8,045 ft of restaurant and 2,662 ft of retail on the ground level with a maximum height not to exceed 74t 9 in with architectural features with a maximum total height not to exceed 90 ft 3 in. and to authorize public parking spaces within an existing parking structure located at 101 Plaza Rial South. And five, authorize other site improvements throughout the property together with a technical deviation from paragraph 24B3 of the DDRI development order to reduce the required number of off- streetet parking spaces from 1,95 spaces to 1,417 spaces. a reduction of 488 spaces and from paragraph 24B4 to reduce the drive aisle width of surface parking spaces from 26 ft to 24 ft including a conversion of uses resulting in approximately 433,439 square ft of office equivalent development remaining in downtown sub area D providing for repealer providing an effective date

thank you got it all out okay Exparte communications. Mr. Morgan. None. Mr. McDerman. Yes. I spoke to councel. Mr. Mitchell. I spoke to council for the petitioner. [clears throat] Mr. I spoke to Ellie Zacharitus. Mr. Mr. Matthews. I spoke to Ellie. Yeah. I spoke to Ellie Zacharitus as well. Yeah. I spoke to Ellie as well. Okay. With that, I'll turn it over to Susan Leser who's going to present the project.

Uh, thank you. Good evening, Chair Seville, members of the board. Susan Leser, senior planner. This evening, the item before you is an amendment to the Royal Palm Place Hotel Individual Development Approval or IDA, which is located at 200 South Federal Highway, 194 Southeast 1st Avenue and 75 Southeast 3rd Avenue. Uh the application requires a recommendation from the board prior to consideration by the CRA. And uh this evening I provided a handout uh for you with strike through an underline of the um IDA resolution on page two um the uh of the um fourth I'm sorry in the middle of the page it says the DDR development order to reduce the required number of off- streetet parking spaces from 299 to 1,95 spaces to 1,400 7 spaces which equates to a reduction of 488 spaces rather than the 682 spaces and uh that is due to the um inclusion of the shared parking analysis that was part of the application.

Susan so we gained spaces by that change. The technical deviation number is reduced. That's correct. from 682 to 488. To to state it more clearly, the number of required parking spaces has changed. The the the number of provided has not changed. It's the calculation of what's required that's changed.

Thank you. The applicant is requesting an amendment uh to reduce the number of hotel rooms by seven rooms to 137 hotel rooms with a slight reduction in hotel square footage. Increase the amount of retail by 11 ft and approximately 7,100 square ft of open space. Reduce the size of the hotel parking structure which is a reduction of 86,576 ft. and that um has occurred by eliminating the below grade parking uh portion of the um hotel. Replace a 24 space parking plaza with a sevenstory parking structure with restaurant and ut retail uses that are provided on the ground floor. Request a technical deviation to reduce the amount of required parking by using shared parking analysis resulting in a reduction of 488 spaces. As I mentioned, a second technical deviation to reduce the minimum required drive width of certain surface parking spaces from 26 ft to 24 ft. And lastly, the application includes a conversion of pieces in downtown sub area D. The original approval in uh 2022 authorized the construction of a 12-story hotel with both restaurant and retail uses on approximately 0.9 acre property at 200 South Federal Highway and 75 Southeast 3rd Street. It combined Royal Palm Place, which is an existing approximately 13.9 acre shopping center located at 194 Southeast 1st Avenue, which is currently separated by the hotel by Southeast 1st Avenue and Southeast Third Street. The approval also included the abandonment of four city portions of right-of-way

totaling.58 acres. Together, the hotel parcel, the Royal Palm Place parcel, and the ride-of-way abandonments constitute the approximate 15.4 4 acre property which is located in the DDRI zoning district downtown sub area D with a future land use designation of CBD. The hotel location is called out in blue on the aerial and the proposed parking structure is hatched in purple. This is the overall site plan. Uh the hotel hotel's location does remain unchanged. Um, it's located at the western portion of the property directly east of Federal Highway between Second and Third Streets. And the proposed parking structure is located in the interior uh of the property east of the hotel. Other on-site improvements are proposed and that includes the elimination of the existing fountain located at the northernmost Ingress eress along Southeast Meisner Boulevard with a modified entry. In addition to the existing rightin outlanes, an additional right out lane is also proposed and the existing triangular parking lot to the southeast of the hotel will also be improved. A permit has been issued as its scope of work does not require an IDA approval. As part of this application, the applicant has agreed to improve the alignment of the existing 8ft wide crosswalk located at the northwestern corner of the intersection of Southeast 1st Avenue and Southeast 2nd Street. Currently, the existing crosswalk is substandard and will be realigned to be perpendicular with each corner of the street with the exception of the ingress egress along Meisner Boulevard. Vehicular access to the property is from Southeast First, I'm sorry, South Federal Highway,

Southeast 2nd Street and Third Street. And uh those access points will remain unchanged. This was the previously approved site plan and the hotel was approved with 144 rooms. It was a 12-story building with restaurant and retail uses. There were 408 internal uh structure parking spaces and an improved plaza uh in the center uh with 24 parking spaces that was located where the proposed parking structure and retail building are now proposed. Since the previous approval, there's also a reduction in the daily trips from 1,920 to 1,12 daily trips. The hotel will uh now provide 137 rooms totaling 241,65 ft. And due to the proposed modifications, as I mentioned, the low level of parking has been eliminated. Therefore, 205 spaces will be provided with a total of 11,295 ft of retail and restaurant uses. This consists of uh 6,810 ft of restaurant and um 1,840 ft of fast food and 2,645 ft of retail. Um, additionally, 1,125 feet of outdoor restaurant and 175 square feet of outdoor fast food seating are also proposed. Restaurant uses um on this slide are called out in um let's see, purple and the um retail is highlighted in blue and that applies to both buildings. As a result of the modifications, the existing ingress and egress to the Via Naranhas internal drive will also be improved from a depth

of approximately 7 ft to approximately 60 ft in length. Plaza Riel south is proposed to be extended connecting to the southeast third street near the southeast corner of the parking structure and the retail building, thus improving connectivity throughout the property. As requested by staff, the drive aisle width at the entrance of the hotel structure parking along Southeast 1st Avenue will be reduced from 24 feet to 20 feet in width as well as also a portion of East and West Via Nuranas which is an internal drive. A sevenstory 26,980 square ft parking square foot parking structure is going to be provided with 501 spaces, 8,45 ft of restaurant and 2,662 ft of retail and those uses are proposed on the ground floor. The maximum height is 74t 9 in with an additional architectural tower features not to exceed a height of 90 ft and 3 in. The sidewalk um surrounding the parking structure and retail building does vary in width and that's from approximately 4 feet 8 in to 8 ft in width. There's also a pedestrian bridge that will connect the hotel to the second level of the parking structure or retail building. The upper levels, floors 6 through 7, um, which total 168 spaces of the parking structure will be dedicated to valet, uh, for only hotel guests, employees, and for patrons of the plaza. A new plaza is located adjacent to Southeast Meisner Boulevard, and that's directly south of the um entrance uh to that that will be modified. Uh the uh lastly the uh

applicant will dedicate an additional 21 parking spaces and that will provide a total of 27 parking spaces to the existing parking structure in the RPP1A building and that is located at 101 Plaza Rial South. The required blended open space for a multi-building site with different heights including Royal Palace and the hotel parcel is 30.56% and 31.77% is provided as open space. Up to 35% of the total provided open space may be covered open space and that includes arcades, colonades etc. And the project provides 29.2% covered open space. Overall, since the previous approval, the open space has increased by approximately 7,100 square feet. The applicant, as I mentioned, is seeking a technical deviation from the DDRI development order, paragraph 24B3 to reduce the number of required off- streetet parking spaces. A total of 1,95 spaces are required and the applicant's proposed alternative rate uh means that 1,417 parking spaces are provided. The difference between the code requirement and the proposed alternative rates equates to a reduction of 488 parking spaces. Staff supports the request to use these alternative rates. As the previous approval improved the overall existing parking deficit, the proposed hotel development and new parking and retail building will now eliminate that deficit. Regarding the second technical deviation pursuant to section 24B4, each required parking space shall have a minimum width of 9 ft and a minimum length of 18 ft with a 26 ft wide aisle. and that is for 90 degree parking as 24 as a 24 foot

drive aisle is provided on the reconfigured triangular shaped lot. The traffic division has no objections to this request and uh that is based on the following factors. Um the reconfigured parking lot is actually just limited to the triangular lot. So there's um also that the room for expansion is constrained. The reduced drive aisle can provide for additional parking spaces and the dimension is acceptable in the city's engineering designs manual. This is the west elevation of the hotel uh facing south federal highway. The hotel was approved pursuant to and continues to be governed by the interim design guidelines or the IDG and that includes alternative requirements for architectural elements such as setbacks, building height, massing, and articulation. The goal is to create a greater architectural variety and interest, but with no greater building volume than would be possible under nonG regulations of the DJI development order. The hotel is consistent with the 2022 approval and continues to conform to the required standards. This is the east elevation and the north elevation. Due to the removal of the below grade parking entrance with the basement ramp, changes to this elevation also include architectural details such as additional balconies. This is the north and south elevations of the parking structure and retail building. And these are renderings uh that show the proposed hotel and parking and retail building. The hotel faces west and the parking structure shows views from the southwest above including a pedestrian bridge and from the southeast below.

On August 5th, 2025, the project went before CAB for formal recommendation to the CRA. The board reviewed the project and recommended approval. The vote was 6-0 with the following conditions relating to the parking structure and retail building. It should be noted that the applicant uh did agree to these following conditions. Increase the height of the crate myrtles from a minimum of 12 feet to 16 ft. Increase the number of Montgomery palms and increase the number of Alexander palms uh that are to be planted on the north side of the building. The proposed hotel, parking structure, and retail uses are consistent and compatible with adjacent land uses. The project complies with ordinance number 4035. Therefore, the development services department recommends approval of this application. City's urban design consultant completes um city's planning group also reviewed the project and found it to be consistent with ordinance 4035. And that concludes my presentation. I'll be happy to respond to any questions.

Thank you. Questions for staff? Mr. Mr. Mitchell, MD, I had one question. When I was reading the packet, um it looked like the main drive like via it starts with an N. I cannot remember the name of it, but the the road where the fountain is, if I'm I'm reading this correctly, it went from being 24 feet wide to 20 feet wide. And I just was curious about that.

Can you clarify the question? What's the curiosity? Um, why would you make it more Why would you narrow it? It's more pedestrian friendly. It's a a smaller crossing distance. It promotes small, you know, not smaller, slower vehicle speeds. So, it's it helps to make the area more walkable. And fire department's okay with that. The fire department has reviewed that and has approved. Yes. I It's just so tight over there. Anything else?

M. McDerman, do you have anything else? Okay, Mr. Morgan. Mr. Ron, Mr. Matthews, no. Mr. Morav, no. I had all my questions answered. You did a great job, Susan. Okay, with that I'll open the public hearing and ask the petitioner to come up.

Good evening again. Ellie Zacharitas, 14 Southeast 4 [clears throat] Street. Susan, thank you very much for your extremely thorough presentation. I know we've been at this for close to 10 years now. Um, before I get started, I wanted to give you kind of the 30,000 ft overview because I believe there are only two people sitting on this board that were here when we got the the hotel originally approved in 2022. So, with that, this is a previously approved hotel. The reality is that we started this process many, many, many moons ago. Uh Susan's having PTSD. We started this many moons ago. Um construction costs have significantly changed since the time we started this project. We've expended we the ownership has expended significant monies um with construction drawings sending it out to bid. The two and a half levels of underground parking that were previously approved for the hotel have made it economically infeasible to construct. We do not want to throw the baby out with the bathwater. So we try to find an alternative for that underground parking which is why we have the garage. So really the substantive change to the hotel primarily is the removal of two and a half levels of underground parking. So with that I'll be as brief as possible. Um this is Royal Palm Place in its entirety. That is 15.4 acres. The areas that I have highlighted in orange, yellow, green, and purple are what I like to call the affected area. I will go through them individually. The green is the hotel, the yellow is the garage, the purple is the triangle lot, and the entrance is orange. So, let's start with

the hotel. Again, previously approved. We have not demolished any buildings yet. So, this is what exists today. We did, in addition to the removal of the underground parking during those construction drawings, some shifting of units occurred. Some got larger. We had to have some space for backup of house, things of that nature that happened in almost every project during construction drawings. The result of which is a reduction in seven hotel rooms from 144 to 137. As Susan noted, there were significant um abandonments and easements and things of that nature that were previously approved with the hotel in 2022 and are still alive and well. This is just to put it in context as to the hotel here. This is federal. This is the location of the proposed garage, which we'll get into in a minute. And this is what I we're calling the triangle lot. And again, the hotel is reduced down to 137 units. We do still have 205 parking spaces that are above ground on the hotel proper site. Uh they are interior and wrapped with the hotel units and we have over 10,000 square ft of retail and restaurant proposed or approved as well. This is facing east. So this is the east facade facing interior to Royal Palm Place. Uh this is what would what is will be visible from Federal Highway. This is the west facade. Um and this picture I just added for the purpose of I don't know of any project certainly I have not worked on any project that is providing a minimum of 26 ft of a public

use easement all around the building. The entirety of the building has a 20 a minimum of a 26 ft public use easement. Okay, so that was the hotel. Now, let's get to the garage. Um, in order Well, let me put it back into context. So, here is the proposed hotel location. Um, in order to make way for the proposed garage, we are proposing to demolish these two buildings. And this is give or take the footprint of the garage, the proposed garage. The two buildings total just shy of 9,000 square ft that we're proposing to demolish and replace it with 10,77 square ft of retail and restaurant. The entire ground floor is completely allocated to those vibrant uses. The garage itself is seven stories. So, the parking will begin on the second floor and go up to the seventh floor. And we have a total of 501 parking spaces proposed in this garage. Together with the hotel, that is 706 parking spaces in total for this project. Um, like I mentioned, there's over 10,000 square feet of retail and restaurant as well. These are some elevations of the proposed garage. There will be on the second floor of the garage, there will be a pedestrian crosswalk that connects to the second floor of the hotel. That is merely for convenience. This is a pedestrian. This is um via Nahas. I I I too forget Miss McDermott how to pronounce it, but that is that street. So that will be the north side. This is the north side of that building of the parking garage.

Okay. So that was the parking garage. So now let's go to the triangle lot. Um a significant amount of our drainage for the hotel and for the parking garage will be housed under this lot. Um, I'm sure every single person sitting here and in this room has tried to park at this particular location. It is extremely difficult. It is extremely non-conforming as it relates to parking stall size, driveway aisles, landscaping, and so on. So, we this was not required by staff. We just took it upon ourselves to try to improve this area while we're under construction. So this is what it will look like when it is completed and it too will have significant parking 101 parking spaces. Last but not least is the reconfigured entrance. Again this was not required by staff. It was something that was desired by the ownership. Um as you can see this is Meisner Boulevard. As you can see this is a significant long curb cut here. Cars pull in here. This is a parking space, so somebody could be pulling out while a car is pulling in. It does not make for a safe environment. It's also non-conforming as to parking stall size and driveway wis as well. So, what we are proposing is to put in a significant island that will both serve as beautifification and as safety, which will remove a few of these spaces. The fountain to my client's dismay also gets removed since they just spent significant money fixing it. Um, all of this parking will be removed and it will become a landscape plaza. And this parking gets removed as well to create a true entrance to the property and this is what we are proposing that it would look like.

So that is our development. So, we have one ask with this project um and that is a reduction in parking. So, you all have heard me say this on numerous occasions. We need to decide as a city, as a downtown, what we want to be when we grow up. Our parking code was developed almost 40 years ago. It is extremely archaic and extremely suburban. It is not meant for a true downtown which is what we have luckily created here in our beautiful city. So this column right here is what code would require today for this proposed development. 4035 would require 52 parking spaces. This column is our quote unquote alternative parking plan. The significant difference between the two is regarding restaurant parking. I want to point out that that alternative parking plan for restaurants was not created out of thin air. That parking code actually also comes from an archaic Palm Beach County code. Um, as many of you might recall, when the mall in that area of the city, now the city was annexed into the city, it came with the county's code from 2002. So, restaurant row, by way of example, this is how they are required to park because they have to abide by, even though they're in the city, they have to abide by county code from 2002. So, that is how they are parked. And while I love Restaurant row, I think it's been such a great asset to our city and I frequent it more often than I'd like to admit, um, it's not our downtown. So, clearly,

if it's good for restaurant row, it's good for our downtown. This additional column is what you all voted on at your last meeting for the government center. Uh we took the government center code that should be before council I believe on Tuesday for final approval and applied it to our development to see how many parking spaces would be required. As you can see what we're proposing and what the government center is proposing is very similar in nature. Again this last column is West Palm Beach. I do not want to be West Palm Beach. I want to be so much better than West Palm Beach. We have the ability to be better than West Palm Beach, but West Palm Beach has embraced the fact that they are a downtown and that they are an urban center. And you see it reflected in their code requirement. This project would require 86 parking spaces in downtown West Palm as compared to 502 in our beautiful city. So, um, staff has reviewed thoroughly and has recommended approval. And with that, my entire team is here to answer any questions you may have. Okay.

Thank you. Questions for Miss Sakaratis. Mr. Mitchell. None at this time. Miss McDermott. Um, the deck has is supposed to have 501 parking spots. The parking garage. Yes, we're proposing 501. Okay. And who can park there? Anybody can park there. This is going to be for all 15.4 acres. Um ownership welcomes people coming onto the property um frequenting, shopping, enjoying, eating, drinking. Will it be metered?

So we ownership I know this some people have have commented that there are metered parking spaces at Royal Palm. Any metered parking spaces at Royal Palm are not ownerships. They are the city of Boca Raton. Ownership had offered to remove all metered parking and make it all public and that was not agreed upon by the city. They prefer to have no metered parking on property. So the 21 city spots.

Okay. So those parking spaces are not going in this garage. Those parking spaces are actually going in this garage where Chops is Royal, we call it RPP1. Um that is where those parking spaces are going. We thought it would be best to put them there for two reasons. Number one, that way when we're under construction, the residents of the city of Bokeh that need parking, there's never a a withdrawal of parking. like the me minute they come offline on on the property for construction, they're going to already be online in that garage. Does that make sense?

The 24 service spots that the deck is going on, it's 21. Okay. 21 parking spaces. It will be 21, but I think isn't it currently the surface parking area 24 spots? I mean,

so there are 21 parking spaces. Let me see if I could back up here. There are Am I going the wrong way? Let me try to get to a more clean aerial if possible. So, there are 21 parking spaces like here that we are removing to make way for the development. They are non-conforming spaces and extremely dangerous. As you can see, when you're driving south, you're driving on to head-on traffic and then you have to shift over to come back. We are removing those 21 spaces and putting them into RP hotel proper. RPP Hotel Proper already has six public parking spaces. When that was constructed, it had to replace six on street parking spaces that were displaced for the development. So there will be 27 parking spaces on RPP proper. I think Miss McDermott what you may be talking about and it's not on this slide. The city asked us there's seven parallel park no seven regular parking spaces here that the city found to be very dangerous. They are not part of the affected area, but we agreed unilaterally, not unilaterally, they requested if we would and we said absolutely. So, we're taking those seven and making them, I believe, five parallel parking spaces.

Okay. Maybe that's what you're referring to when you say seven, right? Okay. And um will the city spots be metered? So the city is free to do with those spaces whatever we wish going forward which in the future may be different than it is immediately but the immediate intention would be yes that they will be metered like every other parking space downtown that is that belongs to the city.

Thank you. Yes. Okay, Mr. Verman, anything else? Good, Mr. Morgan. [clears throat] Thanks. I just want to How do we get to the total of the uh 1,417 spaces? So, as we were going through it, it came to like a total of 8 900. Just how did we get to the That is such a loaded question, Mr. Morgan. Okay.

Um, it is very complicated. Let me try to Okay. I don't know if you could really see it. I certainly cannot. I need glasses. So, this on the right is a breakdown of code required parking. And this is a breakdown here of what we're proposing as our alternative parking requirement. So, that 1417 I think is right there. My eyes are it's very blurry over here. So this top section talks about the parking demand and then there's a significant amount of development that's being torn down. So by way of example, let me see if I could find it. By way of example, the entirety of the over 13,000 square ft that is where the hotel will be uh once we start construction and have it open and operating. That entire development would trigger 221 parking spaces by today's code, but it only has 15. So, we're actually removing a 26 parking demand deficit by the demolition of that development. Um, and then if I go back to that slide, I don't know if it's clearer on your screen, but it goes through what what would be required for development, the credit we get, the supply on the site, and things of that nature. And you get to four, 1417, which I think is right there.

It is. My [clears throat] eyes, I'm getting old. Thanks. Yes, of course. Okay. And that's for, just to make sure we're all on the same page, that's for the entirety of the 15.4 acres, not just for the affected area. Okay. Mr. Morgan, anything else, Mr. Morabé? Mr. Matthews? No. Mr. Dornblazer? No, I think everybody else asked most of the questions I was going to have. So, yeah. Okay. [clears throat] You've answered all my questions. Thank you.

Okay. Thank you. This is a public hearing. Uh is anyone from the public wishing to speak on this item? We have some cards. Monique Rambo. [clears throat]

Hi, Monnique Rambo, 99 Southeast Meisner Boulevard. So, I live one block about one block away from the development. I'm generally okay with the plan. Um, I wish the hotel wasn't 12 stories, but that's already a done deal. Um, I I just want to make some comments. I think it's important for the development to um keep green space and make improvements that add back to the community. Um, well, I'm there. A lot of people, a lot of my friends, neighbors were there in Royal Palm area walking our dogs every day. So to make sure that the streets, we have better streets, better driveways, better parking, which um that's been addressed. The current parking lot, the triangle lot, is a nightmare um to park there. It's a nightmare to walk around there. I see people leaving their vehicles. I don't park there, but I see people leaving their vehicles after they park there, almost getting hit to try to get to the sidewalk within Royal Palm Shopping Center. So improvements to that lot are great. Um an overall better ped pedestrian experience, crosswalks, shade, sidewalks, and it looks like that's all included in the plan. Um the architecture looks consistent with the area. So I'm happy about that. My my main question is in the I believe in back in August of last year, there was discussion of a pocket park that was supposed to be somewhere in there between I think it was between the garage and the hotel um or the parking lot and the hotel, but now I don't see a pocket park. So that's that's my main question and concern because I think we need to keep green space available for residents and visitors um in our downtown. Thank you. Thank you. Anyone else? [clears throat] Do we have any more

cards? Kathy? Nope. Okay. No, you can come up. Please state your name and address for the record. Yes. My name is Marian Halas. I'm exactly 233 South Federal Bokeh Grand Condo Penthouse facing your project. Exactly. I also work as an owner of a skin care. Excuse me. Could you could you pull the mic down so you get a little closer to Salon 300 which is on the corner of the project.

So I'm right there walking but I don't understand. You have made the line that the Meisner Boulevard entrance but is that mean you're taking away the third street entrance where I'm coming from? from Bokeh Grand Condo cuz you made that line with the project with that orange color. Is there an opening at the third as I right now we have when you come into Royal Palm Plates you have one that way and coming out. Is that gone

with the project? It just didn't look like so it's going to be two ways same. Okay. Okay. [laughter] Okay. What I suggest is Thank you. Miss Zachar writers will be happy to chat with you about this after that's all and otherwise I'm fine. Thank you. Thank you. Could you please fill out a card so we have your name on the record that you spoke? Thank you. Anyone else from the public? [clears throat] Seeing none, I'll close the public hearing and look for a motion on a second to recommend to the community redevelopment agency the IDA item 5C. I'll make a motion that we approve.

Second. Okay. Any discussion? I do have one thing I'd like to add as a condition. Um I think we should require that the parking garage be built or started at the same time. So the hotel is not fully built. Heaven forbid the parking garage is incomplete. Zacharat is your client okay with that? Yes, we are because that is exactly what we plan on doing. We will be starting construction of the garage um and then the hotel. Thank you. Thank you. Any any other discussion? I I like the idea that maybe this is going to start to fix some of the parking some of the issues down there. I may actually want to go there again.

Yeah. Right. Yeah, it's I forgot where I was one time in there. It's parking is crazy. Yeah. Yeah. Okay. Uh Okay. Um any other comments of that? Will Kathy, please call the role? We have to make sure we get the language right for the condition. Do we, [clears throat] if that's the plan, do we need a condition? Is it Is it in the Is it in your package? No, it has to be added. [clears throat] Okay. I do not believe there is a condition to that effect, but again, we're more than welcome to accept one. Okay. So, Chris, who who's going to do the language for that? Well, we'll work on it with staff, but I guess you need you need to vote on the condition if you want to have the condition

added. We need the So, can we The motion has to include the condition, whoever does the motion. So, who did the motion? So, I made the motion to approve. We can make the motion to approve with the conditions as proposed by my colleague Mr. Mitchell, you got that for the minutes? Second. Yeah. So, we're good. Chris, you're good. Okay. Okay. With that, Kathy, please call the role. Sibel, yes. Dorblazer, yes. Mitchell, yes. Mcder, yes. Matthews, yes. Morabi, yes. Morgan, yes. Motion passes. Seven votes to zero.

Okay. Thank you. My compliments to the architect. Okay. Do we have any public requests? Anybody from the public wishing to speak on any topic? Seeing none, the public request portion of the meeting is closed. Okay. Do we have a director's report? I have no report. Okay. With that, at 7:15, we are adjourned.