Planning and Zoning Meeting - Regular Meeting

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Good evening. Today is November 20th, 2025. It is 6 p.m. This is the planning and zoning 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 to the for which it stands one nation under God, indivisible with liberty and justice for all. Thank you. Uh Kathy, would you please call the role? Chair Seville here. Mr. Dornblazer absent. Miss McDermad here. Mr. Mitchell here. Mr. Morgan

here. You have a quorum. [clears throat] Okay, I don't think we have any amendments to the agenda since there's only one item on it. Uh we have no minutes this evening. Uh what we do have is a quai judicial public hearing and I'll ask the city attorney to explain the procedure.

Good evening, Mr. Chair, members of the board. Christopher 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 or payment 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. Will everybody who's going to speak this evening please rise and be sworn in?

Thank you. Okay. The first item is item 5A, Broken Sound Golf Course and Atrium Residential. Uh there are five items relating to this project and we're going to hear them contemporaneously, but they'll be voted on separately. Uh Kathy, would you read these into the record, please?

Broken Sound Old Golf Course and Atrium Residential. Recommend recommendation to the city council regarding one a resolution of the city of Boca Raton considering for the Broken Sound Old Golf Course located at 1401 West Yamato Road, also known as 1401 Northwest 51st Street and 1700 Clintmore Road. An amendment to an approved site plan and conditional use planning and zoning board resolution number 311 as amended to delete an approximately 0.90 acre portion of the approximately 140.42 acre Broken Sound old Golf Course site plan and conditional use approvals providing for repealer providing an effective date. Two, an ordinance of the city of Boca Raton considering for an approximately 0.90 acre portion of an approximately 2.43 43 acre property generally located at 1700 Clintmore Road. A universal conditional amendment to the future land use map of the comprehensive plan pursuant to article 6, chapter 23, code of ordinances from recreation and open space to plan mobility subject to conditions providing for the revisions to the future land use map providing for repealer providing an effective date. Three, an ordinance of the city of Boca Raton considering for an approximately 0.90 acre portion of an approximately 2.43 acre property generally located at 1700 Clintmore Road a universal conditional reszoning from recreational to light industrial research park pursuant to article 6 chapter 23 code of ordinances subject to conditions providing for the appropriate revision of the zoning district map providing for repealer providing an effective date. Four, a resolution of the city of Boca Raton considering for an approximately 10.44 44 acre property generally located at 1700 Clintmore Road and 611 Northwest Broken Sound Parkway. accepting and

approving the plat known as Atrium at Boca Raton, a replat of parcel O of Arvita Park of Commerce, plant number four, together with a portion of section 1, township 47 South, range 42 east, pursuant to a universal conditional request authorizing the mayor, city manager, city civil engineer, and city clerk to execute the plat providing for repealer, providing an effective date. Five, a resolution of the city of Boc Raton considering for an approximately 8.92 acre property generally located at 1700 Clintmore Road and 611 Northwest Broken Sound Parkway an amendment to an approved site plan planning and zoning board resolution number 814 pursuant to a universal conditional request to one add a 0.90 acre portion of the 2.43 43 acre parcel at 1700 Clintmore Road to the parcel at 611 Northwest Broken Sound Parkway and two authorize a commercial industrial multif family development to construct a new 8story 222 unit approximately 289,677 ft multif family residential building with a 4-le integrated parking structure including 10% affordable housing and 5% workforce housing units and approximately 2015 square f feet of restaurant retail space to be located on the ground floor with related on-site and off-site improvements providing for repealer and specifically repealing planning and zoning resolutions numbers 8425R and 9842 providing an effective date.

Thank you. The lady that just came in, are you going to speak on any of these items?

If you if you're going to speak, you need to be sworn in. Yes. So you are going to speak.

Okay. Thank you. Uh exparte communications. Mr. Morgan, Mr. Mitchell. Uh just emails from the petitioners council. Okay. Miss McDermott. No. Okay. I spoke to uh Mike Marshall and Bill Shell Walter on this item as well. Okay. Uh with that, I'll turn it over to Jim Bell to make the presentations.

All right. Uh thank you and good evening. For the record, my name is Jim Bell, long-range project manager with the development services department. Before you tonight are two applications which are dependent on each other. The main application is the atrium residential commercial industrial multifamily development or CIMD application which involves a feature land use change reszoning plat and site plan amendment. This application is shown in a yellow outline on the screen with a portion in yellow cross-hatching. The accompanying application is the Broken Sound old golf course site plan and conditional use amendment shown in yellow cross-hatching on the screen with the remaining golf course shown in purple and also just the rest of the remaining golf course shown on that screen. Also, um let me begin with the Broken Sound old golf course amendment which is located at 1401 West um Yamada Road and 1700 Clintmore Road. Specifically, this application involves a site plan and conditional use amendment to delete a 0.90 acre portion of the 1700 Clipmore Road property uh shown in yellow hatched area on this screen from the existing 140.42 acre broken broken sound old golf course site plan and conditional use approvals. The primary application is the atrium residential CIMD which is located at 1700 Clintmore Road and 611 Northwest Broken Sound Parkway. Specifically, this application involves a future land use map amendment or flume for the 0.90 acre portion of the 2.43 acre golf course parcel which is at 1700 Clipmore Road from PR recreation open space to PM or plan mobility. Also a resoning of this portion of the 2.43 acre golf course parcel from Wreck Recreational to Light Industrial Research Park zoning district and a plat approval for the overall 8.92 acre property including platting the remaining 1.53 acres of the golf course

parcel at 1700 Clintmore Road. And finally, a site plan amendment approval for the overall 8.92 acre property. And let's go to the next slide for the specifics on that. The site plan amendment request for the atrium project involves the properties at both 1700 Clipmore Road and 611 Northwest Broken Sound Parkway for a 8.92 acre property for the CMD that includes a new 8-story 222 unit 289,677 ft multifamily residential building with a four-level integrated parking structure. This CMD has 10% of its units affordable or 23 units and 5% workforce housing units or 12 units. The CIMD also has a 2015 ft commercial component with restaurant or retail space in two separate locations of 778 ft and 1,237 ft respectively. The property is currently developed with a three-story existing 93,775 ft office building. Now this is a photo of the existing office building which will remain and will not be modified with the exception of some surface parking areas currently associated with the office building which will be redesigned. Also shown to the right is the 1700 Clipmore road golf course par parcel which has a 0.90 acre portion of that parcel with the with the future land use change and resoning and it will be incorporated into the CIMD project and I'll discuss the proposed CIMD project in more detail shortly. Now let me begin let me begin with the future land use map amendment or flume and reszoning application request for the atrium property former golf course. Um as previously stated again it involves a 0.9 acre zero acre portion of the 2.343 golf course parcel at 1700

Clintmore road from PR to PM as shown on the map on the left. It also involves a reszoning of the 0.90 acre portion of the 2.43 43 acre golf course parcel at 17 on Clipmore Road from Wreck to Light Industrial Research Park, also shown as the map on the right. The proposed project will require again this future land use map and reszoning as a comprehensive plan amendment. A review to determine compatibility, consistency, and concurrency with the comprehensive plan was required. Regarding compatibility, the future land use map and reszoning of the property of the project is compatible with office zone properties that are light industrial research park and POI to the east and south and to the north. The property is also consistent with adjacent office and warehouse buildings in terms of its bulk use and height. And the property provides a transition from the passive golf course parcel to the west to the office and warehouse buildings on both the west and east east sides of northwest Broken Sound Parkway. And the proposed multifamily residential building is also compatible with and complimentary to the atrium existing office building as well as adjacent office and warehouse buildings within the lur zoning district and at the park of broken sound. Now in terms of consistency with a comprehensive plan which also had to be reviewed with the future land use map amendment reszoning this res this action will allow an additional 0.90 acres of land to be utilized in accommodating the city's residential population for an additional 22 units and now those 22 units will be on the adjacent atrium office building property not on the flume property and the atrium uh property is already designated with a PM feature land use category and units on that property are consist consistent with the property's PM designation and as such it's an appropriate use of land and although the amen amendment property will not remain

a golf course it will be vacant and will remain an open space and the amendment and resoning will have no effect on established land use patterns or increase the amount of land needed to accommodate population growth and finally staff's review of the public facilities analysis provided by the applicant indicates that the development will adequately be served by water sewer drainage and solid waste facilities and other requirements and services. In terms of consistency with a comprehensive plan, the Atrium project is also consistent with policy HO1.53 in the housing element which requires or provides for affordable and workforce housing at appropriate locations in the city. And you can see the above listed policy up there. The project also supports policy trans 30 which requires a property to have safe, convenient, efficient, continuous and aesthetically pleasing pling transportation environment that is conducive to walking, cycling and transit transit and this will further promote transportation alternatives to vehicle travel. Overall, as designed, the project also supports other comprehensive plan policies related to pedestrian, bicycle, and transit mobility. The project traffic consultant prepared a traffic study and estimated the trip generation for the proposed land use and zoning changes. Two trip generation analysis were done based on the mass maximum intensity allowed for the land use change resoning and another for the proposed development with the proposed multif family residential and the existing office building included. Regarding traffic impacts when compared with current land use, the proposed land use change and res resoning would reduce impacts on the regional roadway network. The proposed development with the existing atrium office building and proposed multif family residential building is expected to increase trips of 965 daily trips with 80 a.m. peak hour trips and 82 pm peak hour trips compared to the existing office building that's on the atrium property. The study

was reviewed by the Palm Beach County traffic engineer who found that the project meets the traffic performance standards ordinance. Now, this is a generalized overall site plan of the atrium project, which includes the existing three-story office building to the south, the proposed eight-story atrium res building residential building to the north, and further north, the 0.90 acre former golf course property to be added to the property. You will note that the north arrow is is turned on its side. It's facing on the right side, not up. And also, you will see on this plan the uh there's a swimming pool above the proposed fourth level parking structure, which you won't see in the next plan. So that's why I'm putting it on this plan. Um, this is a detailed overall site plan for the atrium project and it includes the existing office building to the south, the proposed atrium residential building to the north and further north on the right is the former 0.90 acre golf course property which will be added to the property. And the project will be served by three driveways on Northwest Broken Sound Parkway in which two existing driveways will be reconfigured. The southern driveway to the existing office building will not be modified. And I'd also like to point out that there is no access to Clintmore Road with this project. The proposed eightstory multif family residential building with its four-level integrated parking structure is in the middle of the overall property and there are two restaurant or retail locations in the residential building on the lower level which I'll explain further in the next slide and the applicant will be providing a shuttle and school bus shelter. Generally in the middle of the property adjacent to the shuttle shelter, the applicant will also be providing a new pedestrian crosswalk across Northwest Broken Son Parkway, which will have ingground lights to serve the shared use path and a new rap and a new rapid beacon pedestrian beacon at that crosswalk. The overall plan also shows the existing three-story office

building with its first level ground level parking structure, its existing surface parking and re reconfigured surface parking area which are shown in dark gray on the slide here. Now this is a site plan of just a multif family residential building. The specific location of the residential amenities which are the clubhouse, gym and lobby are in the north uh left corner of the slide. The two restaurant and retail locations for the project are in the lower level as I was mentioned before in the residential building um and are shown in the very bottom of the slide. In the southwest corner is the 778T restaurant retail use and in the southeastern corner of the building is the 1,237 foot restaurant retail use. And the total of 2015 square feet of these rest restaurant or retail uses compi complies with the commercial retail square footage requirements for a CIMD. The specific location of the four-level integrated parking structure with units on the ground floor and above is is also depicted on this slide um shown in some light kind of light yellow and kind of gray hatched areas. And they're they're the units are wrapped around the sides of the integrated parking structure and residential building. And you can see the 8-ft shared use path and the shuttle school bus shelter also depicted on this slide. Uh development of the property will also require replplatting. The prior plat of the atrium office building will be replatted and a new plat will be required with this application. And the plat indicates three tracks. Track one is the existing office building. Track two is the multifamily residential building including the 0.90 acre former flume and resone golf course parcel. And track three provides for the remaining golf course use which is 1.52 acres. And

the plat also includes vacation removal of existing waterline easements that are in conflict with the proposed multifamily residential building. And finally, the plat also provides for a shared use pathway easement for the proposed shared use pathway associated with the project. And here are the elevations for the proposed multifamily residential building. The top elevation is the multif family residential building facing east. The bottom elevation is the multif family residential building facing north. The top elevation is the elevation of the multif family residential building facing west. The bottom elevation is the elevation for the building facing south. And here are some more elevations which incorporate both the residential building and existing office building facing west. The next one is just the elevation of the residential building facing north. The next elevation is the existing office and building facing south. And the last elevation is the elevation for the existing office building and multif family residential building facing east. And here are some renderings perspectives of the proposed multif family residential building facing northeast and southeast. And here are some general 3D perspectives of the proposed multif family residential building. And lastly, a general rendering of the project. Now staff's analysis for the project is the following. The flu amendment and the overall atrium project is consistent and compatible with adjacent uses. The reasonzoning is reasonable and appropriate since office related zoning is adjacent on three sides of the overall atrium project. The atrium residential project meets the eligibility requirements and development standards for CIMDs. It provides an additional 22 rental develop um dwelling units in the city. And the site plan

resolution includes a conditional u requiring that a restrictive covenant be executed to ensure 10% or 23 units are affordable housing and 5% are workforce housing or 12 units for 30 years after a certificate of occupancy is issued. The project as designed supports policies in the comprehensive plan related to pedestrian, bicycle, and transit mobility. And the project complies with all applicable code requirements. Now, for the golf analysis of the golf course site plan and conditional use amendment, staff has the following comments. The amendment complies with all applicable code requirements. The amendment does not increase the intensity or density of the existing golf course. There are no structures, buildings, vehicular use areas, or vehicular access points proposed on the 0.90 acres to be removed from the golf course. The removed 0.90 acre property will remain open space, vacant, and as a grass parcel, and the removed property will remain compatible with both the existing golf course and adjacent commercial, residential, and mixeduse developments. So in conclusion, the development services department recommends for the two interrelated projects approval of the site plan conditional use amendment to delete the 0.9 acre portion of the 1700 Clintmore road property from the 1.4042 4042 acre broken sound golf course site plan and conditional use approvals and approval of the future land use amendment reszoning plat approval and site plan amendment for a commercial industrial multif family development known as the atrium residential CIMD and that concludes my presentation I'd be happy to answer any questions that you may have

thank you Mr. Bell any questions for Mr. Bell Mr. Yes, the bus shelter. I was a little confused where it was located and may I just may have misunderstood your slide.

Did you go back one? I think that's where I saw it. It is generally in the middle if you see kind of it says shuttle school bus shelter uh kind of in the very middle of the slide. Okay. Because I thought I saw it on another slide next to the building. Yeah, there's it's in I it's in different locations because there I focused on this is the overall site plan and then also there's the next slide is just the residential and there you can see it it you can see where it is also kind of in the middle on the right hand side. Right. And there's no way to I mean you have to leave that and then walk what looks like a 100 ft to to get to the bus. Correct. Well, the units start what you're talking from the from the commercial building or from

No, it says shuttle bus shelter with the three lines to the corner of the building. Correct. Maybe I'm No, it's the red dot that's on the slide right there. Yeah, the corner of the building.

No, no, no. It's it's it's it's you kind of going over a little shaded area. It's it's to it's by itself. It's up against that pathway. That white that white area that leads to the um shared use path is the pathway that somebody could walk from the bus to the shared use pathway from the shuttle or the bus stop. So it's not at the corner building. It's this separate little area. I don't know how.

Okay. Thank you. My next question is is there any uh restrictive covenants or easements over the 0.9 acres that they cannot build on it? Um well I guess because it's being incorporated in the property it's and the site plan is already there. I mean they'd have to modify the site plan. I mean the restrictive covenant also references the the approved site plan. So that area does not have development on it. You know that again they're just using that area for the 22 units but the 22 units will be put incorporated into the building and that area remain grass and vacant. So they'd have to amend the site plan and then amend the restrictive covenant which relates to the site plan I guess. Okay.

So there is no specific [clears throat] I guess real like what you're asking for. It's just because the site plan handles it. Okay. No further questions. Okay. Mr. Morgan question. Chair has no questions. With that I'll open the public hearing and ask the petitioner to come up and make their presentation. Good evening. Are you Are you a duo?

My name is Jeffrey Barker with Nelson Mullins. I have been sworn in and I understand the proceedings. Address 1905 Northwest Corporate Boulevard in Bocarone. Uh good evening, Chair Seville and board members and staff. We um can't imagine that we we didn't put together a proposal or a presentation that's any more detailed than staff's already done. Happy to answer any questions. We do have um a few slides that that we thought would provide some clarification if there was any questions, but if there if there isn't any, we're uh we have our um civil engineer and traffic engineer, landscape engineer, and also we have Melissa Smith. Chief's counsel for the Broken Sound Golf Course here as well. Um, again, happy to um run through this or if you want to just ask any questions, we're happy to hear them.

Questions for the petitioner, Mr. Morgan? No, I think that the presentation uh that was given already um by Jim was adequate. Uh, not at this time. Miss McDerman, just a question. So, did you have a plan, a development plan for this parcel, and you're coming back in to ask for the additional 0.9 acre to add the 22 units or this is all just a new one. This is I've only been on the Sure. This is this is not a revision. This is not a from scratch. I think that answers your question. Yes. Yeah, this is new.

Okay. My only comment is it appears to be a very well thoughtout project. Thank you,

Mr. Marshall. Looks like Marshall Nelson Mullins. Yeah, same address as Jeff's. Good question about the um the vacant parcel, the 0.98 there. There is a private covenant that all that land, the 2.43 acres that are currently zoned as wreck are owned by the applicant, not the golf course. even though it's being used as a golf course. There's an easement that allows the golf course to use it when that 0.9 acres, which we're really cleaning this up because that 0.9 acres is it's owned by um the applicant. It's not used as a golf course. It it's sort of a weird jog when you look at that line that that the golf course found. So, we're cleaning that up, but there's still that easement is being amended to release the 0.9 acres, but it keeps in place some covenants that prevent it from being developed in ways that are inconsistent with this site plan. Thank you. Okay.

Anything else you want to add? Uh, no. That's it. I just want to make sure that you got the answer on that. So, okay. Anybody? Okay. Thank you, sir. Does anybody else from the public wish to speak on this item? Anyone? Yes, you do have one. This gentleman here, did you fill out a card? Yes. Mr. Nog noi. Sorry. [laughter] Okay, please state your name and address for the record. You have three minutes.

Uh, my name is Colternegotssky, 848 Broken Sound Parkway, Northwest, Boca Raton, Florida, apartment 108. Um, I wanted to speak today uh on behalf of the community and just uh and give my recommendation for approval to the chair. Mr. Sevel, chair members, thank you for having us today. Uh I believe that this project will increase as a resident of the area hopefully uh by increasing the units by 222 units that that should ease rising rent prices in the area. Additionally, by reutilizing this already uh kind of underutilized land with this office property and increasing the density as well as um that should help with both the affordability and walkability of the area, which as a resident is very important to me and I believe especially with the proposed retail and restaurant space, I think that'll be very helpful as a resident of the area and should also alleviate vehicle trips in the area as we can walk to that uh easily. But yeah, I just wanted to uh come here today and thank you guys and uh give my recommendation for approval as a member of the public. Thank you.

Thank you and welcome to Boca Raton. Thank you. Okay, anyone else? Seeing none, I'll close the public hearing and we can start uh approving or disapproving these. Okay. Uh, I'll look for a motion and a second for item uh, let's see what the number is. 5A1 on the conditional use resolution for the site plan. So motioned. Second. Okay. Any discussion? Kathy, please call the RO. Seville? Yes. McDermad? Yes. Mitchell? Yes. Morgan? Yes.

Motion passes. Four votes to zero. Next is 5A2. It's the future land land use map amendment. Need a motion and a second. So motioned. Second. Okay. Any discussion? Okay. Before we go, any discussion on any of these? [laughter] Okay. Okay. Kathy, please call the role. Seville? Yes. McDermad? Yes. Mitchell? Yes. Morgan? Yes. Motion passes four votes to zero. Okay. Next is a zoning change item 53. Need a motion in a second. So motioned. Second. Please call the RO. Sevel. Yes. Mcder. Yes. Mitchell. Yes. Morgan.

Yes. Motion passes. Four votes to zero. Next is 54. The U plat resolution. Need a motion and a second. So motioned. Second. Okay. Kathy, please call the role. Sevel, yes. McDermott, yes. Mitchell, yes. Morgan, yes. Motion passes four votes to zero. Okay, one last one. 55 CIMD site plan resolution. So motioned. Second. Okay, Kathy, please call the role. Sevel, yes. McDermad, yes. Mitchell, yes. Morgan, yes. Motion passes. Four votes to zero.

Okay. Thank you. If if if I may, I just I in haste in answering your question, I failed times up I failed to thank staff. I just wanted to thank staff for their incredible job with this application and the presentation. Thank you. Okay. Anybody else want to make compliments? [laughter]

Okay. All right. Uh any public requests? This is the time when anybody can come up and ask any question they'd like or make comments. Seeing none, looks like they're clearing the room. [laughter] Okay. Okay. Uh do we have a director's report this evening? Good evening, chair and board members brain the chat development services director. Just briefly, um as you know, we've scheduled a special meeting for December 18th. So, I just wanted to tell you the board members what the the special meeting is about. Um it is going to be to consider a lease of approximately eight acres of the city's uh property downtown. Um so that is the purpose of the special meeting to make a recommendation to the city council. And so if you have questions I'm happy to to answer.

Okay. I have a question or a comment. So, uh, are we are we going to be ask are we going to be looking to approve or not approve the financial viability of this debt lease or not? Um so the the code is not expressed as to what the the the board's role exactly is in in the sale of city property process but um logic tells me that the role of the board is to look at it in terms of um the planning of the city and how does that fit into the city's goals and objectives for you know development and the and the planning of the city and um so we're not I don't believe that the role of the board is to review and comment and make a recommendation based on the financial aspects of the deal.

Perfect. Thank you. Okay. What is the eight acres made up of? Um it's located on the east side of uh Second Avenue um between Palmetto Park Road and Third Street. So is that the old police station, the old library, and the empty lot next to the library? Basically yes. Okay. Thank you.

Any other comments? Okay. Not u any board members have a report or comments? Not at 6:34 we are adjourned. [music]

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