Planning and Zoning Meeting - Regular Meeting

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Today is February 5th, 2026. 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 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 Sevel here. Vice Chair Dornblazer here. Mr. Mitchell is absent. Miss McDermad is absent. Mr. Matthews here. Mr. Morabi present. Mr. Morgan

here. You have a quorum. Thank you. Okay. We don't have any amendments tonight. So, we'll go right to the minutes of the meeting of January 8th, 2026. I look for a motion and a second. A motion to approve. I'll second. Any any discussion? Not. All in favor? I I I. Anyone opposed? No. Minutes are passed. Okay. Next, we have Quaza Judicial and related public hearings. I would ask the city attorney to explain that procedure to everyone.

Good 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 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. Okay. Thank you. Will everyone who is going to speak on any item on the agenda tonight please uh stand up and be sworn in? Do you swear or affirm that any testimony you may give this evening will be truthful and accurate? Thank you.

Okay. Thank you. Uh the first item we have is 101 East Palmetto. Kathy, would you read that item into the record, please?

101 East Palmetto. Consideration of an individual development approval IDA of the Boca Raton Community Redevelopment Agency for the 101 East Palmetto project on approximately 0.24 acres generally located at 101 East Palmetto Park Road to authorize in an existing 8,235 square ft two-story building classified as retail high. a change in use of 2555 square feet from retail high to four residential units on the second floor along with site improvements, including the construction of a new 2,382 ft outdoor courtyard space and a new 550 ft outdoor customer s seating area for a new 2544T restaurant on the first floor, which will also include 1,272 ft of indoor customer service area together with a technical deviation from paragraph 24B1 of the DDRI development order to reduce the required number of offset parking spaces from 59 spaces to zero spaces a reduction of 59 spaces and including a conversion of uses providing for repealer providing an effective date

thank you exparte communications Mr. Morgan none on this okay Mr. Dornblazer. I had a conversation with Ellie Zacharitas. Mr. Matthews, I had a conversation with Ellie. Mr. Morabi, I had a conversation with Ellie as well. As did I. Okay, with that, Jacob, we'll turn it over to you.

Uh, good evening, chair and board members. My name is Jacob German, planner two for the city, and I'll be presenting the 101 East Palmetto project. Uh, the 10 East Palmetto Palmetto project is located at 101 East Palmetto Park Road on an approximately 0.24 24 acre property at the northeast corner of East Palmetto Park Road and northeast First A with an existing east west alleyway along the north side of the property. The property is zoned downtown development a regional impact or DDRI and has a future land use designation of commercial business district or CBD. Uh, the applicant is requesting an individual development approval to authorize in an existing 8,235 ft two-story building, a change in use from 2,555 ft of retail high to four residential units on the second floor. uh redevelop the property to construct a new 2382 square foot outdoor courtyard area and allow a new 550 square foot uh customer outdoor customer seating area for a new 2544 square ft restaurant on the first floor which includes 1,272 square ft of customer service area. uh together with a technical deviation from DDR development order paragraph 24B1 to reduce the required number of off- streetet parking spaces from 59 spaces to zero spaces and a conversion of uses with in downtown sub area B. Uh this application will preserve the existing retail office building on the property. Uh the application proposes to replace the existing back of house area adjacent to the east west alleyway to the north with a landscaped courtyard that includes uh 5 foot wide pathways connected to various parts of the building uh and new landscape features that include shade trees, palms, shrubs, and ground cover. Uh the ground floor of the existing two-story portion of the

building will be converted from 2,544t of retail to 2544 feet of restaurant. Uh the new restaurant will include uh the 1,272 ft of indoor customer service area with 550 ft of outdoor customer service area which will be located along northeast First AB as depicted in the site plan. Uh the existing portion of the one-story structure to the east along East Paul metal park road will not be modified as part of this application and will remain as retail on the property. Uh the second floor above the restaurant will be reconfigured to provide four residential units. These residential units will be studio apartments ranging in size from 584 to 684 ft. And each unit is accessible from an exterior walkway that connects the sidewalk from the sidewalk along East Palmetto Park Road to the courtyard. Uh there are no proposed improvements uh to the sidewalk along East Palmetto Park Road or Northeast First. Uh the project requires 1,543 square ft of open space and the project's providing 4,263 ft of total open space which includes uh areas open to the sky and covered open space. Uh there are no proposed exterior modifications to the existing building as part of its application. Uh the elevations above reflect um the appearance of the existing building today. Uh so the project is providing no parking on the property. Currently the back of house area has function as a place for employee parking which consists of two illegal parking spaces. Hence that there are zero parking spaces associated with the existing structure. Uh since the project does not provide any parking on site, the applicant has requested a technical deviation to reduce the required parking from 59 to zero spaces. Uh there are three types of uses proposed on the property. It's

retail, restaurant, and residential. And in downtown, um, no additional parking shall be required, uh, provided that outdoor seating does not exceed 25% of indoor seating. However, the applicant is proposing a 550T outdoor seating area, which exceeds the 25% uh by 232 ft and requires an additional seven parking spaces. Uh the applicant is required to provide 5% of the required number of vehicular parking spaces for uh bicycle parking spaces um which requires three total bicycle parking spaces and the applicant is providing um bicycle parking within the courtyard that can accommodate up to seven um seven spaces. Uh since the project is deficient in parking, uh the application is subject to the downtown transportation demand management program. Uh there have been conditions of approval included in the accompanying IDA which require the applicant to file a TDM application and plan which includes general provisions such as designating an entity to oversee the plan, providing facilities uh for the posting. Uh providing sheltered secured facilities for bicycle storage. Uh providing meaningful incentives and forming and encouraging residents and employees to participate in the program. Perform tenant surveys and provide a yearly report. Uh due to the nature of the technical deviation to provide zero parking spaces on site, staff has recommended additional conditions of approval specifying that the meaningful incentives uh shall include fully paid monthly passes for Trio and Palm Tran for each resident of the property uh which is up to two monthly passes per residential unit uh and for each on-site employee and a 20% uh transit subsidy pass uh for uh Bright Line passes for each residential unit. and this includes an annual contribution of $10,1466 to the city's downtown transit programs.

Uh staff recommends approval of the application for the following reasons. Um the project complies with the DDRI development order inclusive of its dependencies with the exception of required parking. Uh the mixed use is consistent and compatible with the adjacent land uses. The project will convert 25555 feet of retail high to four residential units which staff supports. Uh the proposed project will add approximately 550 square ft of outdoor seating area along northeast. Uh and they will construct an approximately 2382 foot courtyard which will add a new landscaped area to the downtown. Um, and since the proposed project won't provide any parking spaces on the property, staff is supportive of the parking technical deviation subject to the conditions of approval, particularly those related to the TDM requirements and transit, uh, contributions, subsidies. Um, as of today, uh, no comments have been received from the public regarding this application. Uh and this project went to CABB on August 19th, 2025 and was uh recommended approval as submitted in a vote of 5 to 0. Uh the development service department recommends approval of the individual development approval application uh subject to the conditions. The project complies with 4035 and that the city's urban design consultant uh reviewed the project and found it to also be consistent with 4035. Thank you.

Okay. Thank you. questions from from staff. Mr. Robley,

just a question about uh the outdoor courtyard and and the purpose of of uh of the courtyard there. Uh the purpose of the courtyard was to with this application was to provide um additional landscaping in downtown and could be used as a either residential amenity or an amenity for the employees just a place to stop and hang out. Okay, Mr. Matthews.

Um [clears throat] thank you. Uh, in talking with Ellie, she she and I spoke about the uh using the courtyard for uh for um outdoor seating instead of the area along 101. Um I mean it's it's there's not much room there. It's it's not a very tasteful place for outside seating. Have Have you given any thought to putting the seating in the courtyard? Uh the so the application the way that the outdoor seating was presented was along Northeast First A. However, um we could look into allowing outdoor seating in the courtyard. We would just need a plan no more than the 550 square ft of outdoor courtyard or outdoor seating.

I think that would just be a much better place. Um thank you Blazer. Uh yes, with regards to the four units uh that are uh the four studios and them being rented, is this are we talking yearly rentals or are they going to be able to Airbnb these as almost short-term? Is isn't Airbnb illegal in Bokeh?

Um bring the chat development services director. So, um, residential units, um, in the city are, um, by practice required to be leased for at least 6 months at a time in order to be considered residential units and not to meet the definition of a hotel and therefore that would be the rule that would apply to any residential units. Thank you. Okay, Mr. Morgan. Yeah, I share the just echo the sentiments about the uh, outdoor seating located on the [clears throat] sidewalk. just looks from the drawings that the sidewalk is 8 feet as it is. Um, am I reading that correctly? There is 8 ft of sidewalk between the outdoor seating and the edge of curb.

There would Oh, there would be a remaining 8 ft of sidewalk from where the outdoor seating area is until the curb. Yes. At least. Okay. And what you mentioned before about the 500 plus square feet, uh, the proposed courtyard is 2154 square ft. Would that potentially work within that area? Um, if they submit a plan that shows that they can provide the the seating in that layout. Yeah. As long as it doesn't exceed the 550 ft. Thank you. Okay. Thank you. Chair has no questions. With that, I'll open the public hearing and ask the petitioner to come up.

Good evening. Ellie Zacharitas 14 Southeast 4 Street. I will be brief. Jacob, thank you for your very thorough presentation. Uh, for the record, the twostory portion of the development or the site was constructed in 1939. To the east, there is a one-story building that was built in 1955. So, it's been within our city for quite some time. When built and approved, it had zero parking and it has zero parking today. Uh this is an aerial of the site. As I'm sure you are all aware, this property here is not part of the application and everything surrounding it is the Alletto that is currently under construction. We have no vehicular access to our site at all. There is an alley that when Alto finalizes their redevelopment, it will be an egress only and so there will be no ingress into our site at all. This is the courtyard area. As Jacob noted, we were kind of haphazard putting about two cars back there. Um, but now with the redevelopment of Alto and not being able to access, we wanted to utilize that as a and beautify it as a courtyard. I won't hone in on this. Jacob already noted this. This area here is retail today and will remain retail. This area here is retail today. We'd like to convert to residential. That's 2544. I'm sorry, restaurant. That's 2544 square ft. And then the office on the second floor would be residential. Okay. So, thank you, Mr. Matthews, for bringing up the conditions of approval. So, condition number 11, and I will respectfully request some minor revisions to a condition. Uh condition

number 11 specifically hones in on the amount of seats that are would be permitted if ultimately this is approved that can be inside as well as outside. So there's 85 seats allowed in the interior and 36 seats in the exterior which is fine. We have no problem with that. That is what we propose. That is what we agree with. It's condition number 10 that causes some concern because condition number 10 provides a prohibition on us utilizing the courtyard. So I do agree with Mr. uh German that if we we could provide an alternative plan in theory that is correct but not when there is a prohibition in our condition. The prohibition would stop me from providing an alternative plan that the city could adopt without us having to go through this process. So I would recommend that we either completely delete condition number tw 10 or alternatively comma unless an alternative seating plan is provided or something to that nature. And that is all I have. I'm here to answer. Well, that's one thing I just wanted to note that there is a door that goes directly from the back of house of the restaurant into the courtyard. So again, it may be something desirable for a restaurant tenant in the future to utilize that space. And with that, I'm here on in downtown Bokeh. And this is an

issue for local people. They don't ride bikes. I don't ride a bike everywhere. I use my car. I don't always use Uber. I don't need to use Uber because I like being in my car and having my independence. And I like to be able to park in a parking garage. And what you're doing is you are allowing developers not to build a level of parking under their retail so that people can come visit. You're talking about adding seats to a courtyard. And you're not providing parking for the public who pro who

55,840 square foot multif family residential building with one level of underground parking. Two, reflect a new three-story approximately 31,696 square ft fitness center. three and reflect previously approved site plans including a relocated golf maintenance facility, pool and amenity areas, core and beverage area and the Meisner ballroom providing for repealer providing an effective date. Four, a resolution of the city of Bocraton considering for a 5.224 acre portion of the approximately 140.8 8 acres Boca Raton Resort and Club generally located at 501 East Camino Rial. Site plan approval pursuant to a universal conditional request to construct a new 8story 76 unit approximately 505,840 square ft multif family residential building with one level of underground parking with related off-site and on-site improvements including the reconfiguration of an internal street and considering the abandonment of a portion of a 12-oot utility easement providing for repealer providing an effective date.

Thank you. You got that all in? Yeah. Any exparte communications? Mr. Morabi spoke with council Bonnie Mscoll. Hey, Mr. Matthews. I spoke with Bonnie Mscoll. Mr. Dorlazer. None. None. Mr. Mr. Morgan. I had a brief conversation today with Bonnie Mscoll. Yes. I had a conversation with Bonnie MSCL and visited the site with her. Okay. With that, I'll turn it over to Owen Develin.

Good evening, chair and board members. My name is Owen Delvin. I'm a senior planner with development services. Um I'm here to present an application for the property located at 501 East Commino Rail. Um requesting a future land use map amendment, reszoning, master plan amendment, and a site plan which includes an easement abandonment. Um just for reference, the proposed location of the improvements is shown on the screen um represented by the blue arrow. In 1983, a master plan was approved for the Boeron Hotel and Club. This was a planned unit development. Um there's been several improvements since then, and the most recent amendment to the master plan was in 20 or 2000. Um some recent developments on the property in the last six years included the new Meisner ballroom and restaurant in 2020. Um the demolition of the Grey Hall to authorize the construction of a pool and amend these areas also in 2020. And recently at the end of last year, a new golf maintenance facility was approved by um this board. So you guys are probably familiar with that application. The applicant is has five requests as part of this application. The first one is a small scale future land use map amendment for 1.774 acres of the property from recreation and open space PR to residential high. That same portion is being reszoned from recreational wreck zoning district to multif family or five. Uh site plan is included as part of this application to construct a new 8story 76 unit approximately 505,840 square foot multif family residential building. Um as part of that site plan, there's an abandonment of a portion of a 12T utility easement which is where the existing building or the proposed building is going to be constructed. And finally, there's a master plan amendment to reflect this proposed uh improvement

and all the previous site plan improvements that have happened since 2000. The proposed multifamily residential building will be 100 ft tall um comparable to nearby structures such as the Meisner Tower which is 94 ft, Meiser Grand building which is 141 ft and the Boca Raton Hotel itself which is 294 ft tall. The property is also adjacent to the city's downtown which allows for heights up to 140 ft under specific um design guidelines. The building meets all the require required setbacks with the nearest single family home which is on the resort uh being 256 ft away. A line of sight analysis was provided which shows several view corridors from various directions and was included as part of the package. The project will also enhance the pedestrian environment by adding a six-foot sidewalk along Meisner Village Boulevard um which will make a connection between the downtown and the the hotel it itself. The residential application was presented to the community appearance board on September 9th, 2025. The CAB board recommended approval of the application with conditions requiring that uh materials be noted on the elevation drawings to assist staff during the peritting processing. Um all these changes were made by the applicant. During the meeting, it was noted that the applicant successfully incorporated the Mediterranean revival and Spanish colonial reviser was known into a compl contemporary design. As mentioned earlier, the amendment to the master plan will complain all the previous approved site plans since 2000 and also includes the proposed residential building and the fitness center that we'll discuss as part of the next item on on tonight's agenda. Staff's findings and justifications. The proposed future land use map amendment

and resoning is compatible with the existing uses and will continue off existing use. Um the application is consistent with the comprehensive plan. There's adequate infrastructure to serve the project. The applicant will provide additional 76 residential units within the city. Um the application as designed supports goals, objectives, and policies in the comp plan related to housing, infrastructure, and land use. And the application complies with all compatible code requirements. Development service department recommends approval of the following subject to the conditions outlined in the accom accommodating ordinance and resolutions for the future land use amendment. The reasoning the site plan approval to construct the Atory uh residential building, the abandonment of a portion of the utility easement and the master plan amendment to reflect the proposed and previous approved site plans. And also as mentioned earlier, the community appearance board has recommended approval of the application as it's submitted before you. Um that ends my presentation. Thank you for your attention and if you have any questions, I'm happy to questions from Mr. Delin. Mr. Dormaler,

no questions right now. Mr. Matthews, no questions. Mr. Morag, no questions. Mr. Morgan, no questions. Chair has no questions. With that, I'll open the public hearing and ask the petitioner to come up and make her presentation. Okay, Jim. Good evening. Um, it's a pleasure to be here. My name is Jim Tinson. I'm the CEO of Hart Howardon. We're the architects for the project for both projects we're going to speak about today. And I'm joined by my colleagues here. We need we need your address, sir. Oh, sorry. Um, 10 East 40th, uh, New York City, based in New York in West Palm Beach. Okay.

And I'm joining Jim today. I'm his sidekick, Bonnie Mscoll. 14 Southeast Fourth Street. And we're pleased to present this evening. Okay. I can. Yeah. So, you just hit that arrow. Big button. There you go.

Okay. So, um today appreciate the summary and introduction. I'm going to hit some of the high points to um the uh introduction staff comments and connect this a bit to conversations we had with CAB when we went through that um that step of the approval process centerpiece of this Addison Meisner was referenced. We've got an extraordinary opportunity here to sit on the edge of the traditional core of the Poceratone Resort building on those remarkable traditions that Meisner started when he envisioned America's summer playground here in the Boca Raton. The elegance that you see in these images, the glamour of this place, ownership has continued to invest in, continued to make long-term transformational investments. Those were referenced in the comments by staff as we started to speak. Each one of these projects continued a tradition and continued the evolution of our property that has continued to evolve over the years to respond to the way people um go to resorts today to the way people spend time at clubs today. All those things have changed and over time the resort has changed. Most recently with new ownership, the investment has been made to truly revitalize this place. It's brought in new members, new life, new activities, and continued to reinforce the Boca Raton as a true community asset. So, we're here to speak today about two projects as were referenced earlier. We're going to start with the residences which is highlighted in this

segment which you see to the left the circle on the left and then we'll speak later to the new fitness center. Both of these projects, I would just note on this graphic, sit again on the edge of the historic core overlooking overlooking the golf course and our access for members um in residents to be able to come easily get to them u without um contributing congestion inside the resort itself. Um Bonnie, you want to My turn. Your turn.

Thank you. Bonnie Mscoll here on behalf of the applicant. So, I wanted I'm going to talk a little bit about the master plan and briefly go through the zoning, but Owen did a great job, so we'll we won't spend much time on that. But for those of you that don't know, in 1956, Arthur Vining Davis with Arvida bought the the he was one of the owners of the the resort of the Boaton and he was also the mastermind behind the planned development. Um while this was adjacent to the first development uh plan development which was Royal Palm, this was the beginning of a concept where you would have mixes of uses together on the same parcel. So uh the original master plan included more property than the Boca Raton Hotel currently controls. You're looking at what the master plan was and what we're proposing for it to be. This is with the amendments and I'll talk very quickly about this, but it the color coding matches the little chart and they're all of the residential communities that run from the the park or where the boat ramp is um along the waterfront and the master plan went all the way to Camino. Um the master plan also um goes as far west as all of the area within the golf course and touches along the fringe as Owen mentioned the fringe of the easterly part of the downtown development of regional impact. So this was the land that they proposed back then and we are making a very minor modification to it. Um so I will do you have the Thank you. Okay. Uh the the original master plan um specified the land areas and the and in the as it relates to residential the maximum residential counts. The over uh the overall land use density for the master

plan was 144 units. Um and the overall um cap for residential zoning from a zoning perspective for the handful of zoning categories that are within the master plan was 1254.5 units. We are still well under both of those caps. But those are the numbers that if we exceeded we would have had to do much greater analysis. we are under those and we are not asking to increase really the intensity or density as it relates to land use but more um relocate some of the residential with a net increase of 14 units at the end of the day. So the master plan um the the latest version of the master plan was approved for 1126 units. Uh we have 62 units within that number that were never built. So we're we're actually increasing the master plan intensity to,40 again 14 units. It's a very very very minor and insignificant request. This is just an overlay of the 1.77 acres. Um it is surrounded by golf course and it it is connected to the rest of the of the Boke Ron via Meisner Village Boulevard. As you can see to the bottom of the page, that's the existing uh parking garage for employees and it also serves the convention center which is just south of that golf course on the north side. Um open space and um a connection to the hotel on the souththeast side. The east is also golf course and uh we have some highrises that were originally part of the master plan but that now are under separate ownership and unrelated other than we have a lot of members from those communities. And then to the south we have additional and and the bulk of the

golf course and pretty significantly distant from this particular location is the DDRI and some of the highrises that are along the golf course on the west side of our site, the east side of the DDRI. the zoning request which is identical to what the resort has for zoning um where we are and south of the northern limits of the golf course here is R5. We're asking for R5. It currently is zoned RECC which is around it because it currently is a golf course. What is important to note here is that it is the existing use here is not a golf course traditional use but it's the maintenance facility. So we are taking lands that are developed with a a facility which you can see a building and all the other ancillary uses and we are uh relocating those as you may remember we came before you in December and we are replacing that with a luxury 76 unit condominium. the comp plan. Um we are going from PR which is Rex and open space and asking to be amended to RH. Again we have a 14 unit difference between what is approved on the master plan today and we are under the total intensity and density that was shown on the master plan at 144 units. Well under it so it's certainly nowhere near the cap. In addition to this request, because we are relocating a portion of the road, as you can see on the map, we will also have to make adjustments to some of the utilities and easements that are out there for water, sewer, and potentially some drainage. All of that will be done through the permitting process, but there is also abandonment on your agenda, and that is what it's related to. Um, the good news here is that

Meisner Village Boulevard today does not have sidewalks from where you see Southeast Fifth on the diagram all the way to Meisner Boulevard. Yet, we have lots of members and guests and also neighbors that utilize this road to get to Meisner Boulevard. So, we do include in this application a proposal to locate a 6 foot wide sidewalk to get people off out of the road and onto a sidewalk for that pedestrian connection. So, we're pleased to uh include that in the project. And so, now I'm going to turn it back to Jim and he's going to talk about the beautiful architecture. Great. Thank you, Jim. Thank you.

Okay. To Bonnie's point, I thought I'd pick up that thread about the sidewalk, making this a safer place to live, making it a safer location within the community, within the resort. You know, I think when you come and choose to live in a place like this, you want to be out of your car. So, that was a principle right from the beginning. You want to be able to walk. You want to feel connected to the resort. You want to embrace the landscape of this extraordinary setting. You want to get on a bike. And so what we've done here, the point was made, we have parking underneath. We introduce a sidewalk. We replace a golf maintenance building and what was a really inefficient um series of parking areas, yards that you use for supplies, and everything on the golf course. pulling that together in a much more efficient footprint, moving it elsewhere and taking this site and making it part of this extraordinary garden that characterizes the Bocarone. Now, as we move forward with this, I just want to point out I've got colleagues here in the room from our partner architecture firm Garcia Stroberg EDSA that's working with us on landscape to implement this great pedestrian system and landscape system. When you look at this image here, I would just point out um to the south, so the bottom side of the plan, one of the key principles in the organization of this building footprint. Gotten asked before, why is the building H shape? How did you come to this configuration that was very carefully planned, take advantage of views and minimize impact

on um mature vegetation? So, page south u to the uh bottom side of the page, we've got a series of really extraordinary banyan trees and some other great specimen trees. We're protecting those trees. The building's intentionally located here to miss those. That movement of the road to the north, part of the reason to do that was to protect this big group. That's the 16th golf fairway for anybody that goes out and uses the golf course. We've protected those trees. It's screening, protected those trees and put the road on that side. So, the building comes down and sits really inside the golf course. As has been pointed out in the process of now replacing golf maintenance, we get 76 luxury condominium units and two to five bedrooms. I've spoken about landscape, a really carefully handcrafted landscape plan that extends the great tradition of landscape at the Bocaraton and again sets this building in a landscape setting the way Addison Meisner envisioned his resort as a combination of indoor spaces and outdoor spaces, courtyards and gardens and extraordinary buildings. So, we've extended that through it and I'm grateful to ownership to um help assemble a team that has looked at every detail of that with us. And in the end, what we're doing and CAB commented on that and I appreciated the comment during staff remarks. We're continuing a legacy into the future. Ownership's made that investment in those previous projects. This project does the same thing. We continue this legacy. We are re-imagining tradition and we are building in that tradition that as an architect frankly I find so

extraordinary in this place. Big part as I mentioned is landscape. We don't think about buildings in isolation from an extraordinary landscape. So how do you live in the landscape the same way you live inside your home? And so the process of doing that was to bring in the playfulness of the architecture that characterizes the Boca Raton, the uh Spanish and Mediterranean revival. That was Meisner's language that then was reinterpreted generation after generation as projects took place. One of the things I always talk about is nothing was ever flat with him. It's this playful skyline. We've interpreted that here. beautiful outdoor balconies to extend um your time and leisure and this location out to the site. Materials have been incorporated in coordination and discussion with CAB that reflect the pallet of materials and colors that are so distinct to the uh to the Boca Raton. So uh thank you very much. We're uh clearly enthusiastic about being part of this tradition and happy to answer any questions.

Thank you. Thank you. Questions for the petitioner. Mr. Dorblazer, no questions. Mr. Matthews, no questions. Mr. Morabi, no questions. Mr. Morgan, no questions. No. I just have one because I'm curious. How large are the fivebedroom apartments? We've got two or three, four of you. Sorry.

Yeah. um five bedrooms. So I would say average size, we have units that are 2500 square feet to 5,000 square foot plus. When you get to five bedrooms, you're 5,000 square foot uh square feet plus. We have pen houses with great outdoor spaces, so you're in that average. So multiple sizes and I would just say very careful to make sure it's not cookie cutter and you see that in the project. Thank you. Okay, it's a public hearing. Does anybody from the public wish to speak on this item?

This time I want an answer. My name is Donna Bloomberg. I live at 101 East Camino Rial. I live on the back side of uh one of the golf courses and it's beautiful. There's no doubt. Um, what I want an answer for is who's going to pay for the water and sewer. Okay? So, I'm looking at all of you. You can nod. You could probably approve all this before you came here and that's what you're going to do. I want to answer. I have three minutes. I have 20 I have two minutes and 28 seconds for one of you to say who's going to pay for the water and sewer. Is it going to be the public or is it going to be the developer who's going to put in this beautiful new building?

So, are you all going to sit silent till I'm done? We're here to listen to your comments. No, it's not a comment. It's a question. I'll ask staff to address it when you're done. And who's going to address it to me or the public? Who's going to answer that question? because I know you all have been sitting on this for a while. I'm I'm very wellversed in Miami politics. So, who's going to answer the question? Are you going to make the developer pay for it, or is the public going to pay for the water and sewer of this new development and have really no use of it, but the residents that are going to be living in that building?

You got 1 minute and 29 seconds. When you're done speaking, I'll ask staff to address that question. I'm done. Okay. Let's see who's going to answer my question. Mr. Shad. So, if there's [clears throat] any capacity expansion or infrastructure expansion that's required for the project, that will be paid for by the developer. Um, once that is in place, like everyone else in the city, they will pay for their usage of water and sewer facilities. Okay. Anyone else from the public? Sir, please state your name and address for the record.

My name is Mark Clayman. I live uh at 434 Addison Estates, the the homes that sit on the 16th Fairway. Uh I've been there 25 years. Um I I just uh would like to hear a little more about the details of uh when you think construction if assuming you get approval. when you think construction might start, how long you think construction is anticipated to take until the units are ready to be occupied, and anything else you can think of to uh give me a feeling for the impact of Addison Estates. Um we have our annual street meeting coming up pretty soon and uh I just like to address that. Um, and could I get contact information for whoever's in charge of sales of the units? Uh, and uh, an ongoing uh, line of communication for for uh, renderings and elevations. I couldn't find anything. No one knew of anything about it over at the resort.

Okay. Thank you. Okay. Thank you. Anyone else?

[clears throat] When this lady's done.

Okay. Please state your name and address for the record. You have three minutes.

Sure. My name is Stephanie Rosenwag. I live at 200 Southeast Meisner Boulevard, which is one of the Alina residences that is adjacent to the golf course. Um, I'm really here to address, I guess it hasn't been discussed, um, how the construction process is going to happen. Um, I have serious concerns about the viability of using the Southeast Meisner entrance, which is currently delineated as a staff entrance, uh, as a possible construction entrance and then later on possibly as a resident entrance. Um, right now, honestly, Southeast Meisner Boulevard is overburdened as it is. Um, currently the police have been sitting in front of our building almost daily because of various incidents that have happened and concerns that have been raised by residents along the road. Um, as you probably know, when you travel southbound on Federal, you cannot make a left turn onto Palmetto. So you find that a lot of people come down to Southeast Meisner, make the turn and gain access to downtown that way. Just our building alone um is now 300 units. So the additional traffic I've been there in the first building for 4 and a half years. So just now having the two additional units or the additional buildings come on which is about 180 units brings a lot more traffic to the street. um that particular entrance there is already a pedestrian crosswalk, a bus stop as well as the entrance to the Alina receiving space. Um so it's quite congested as it is. Um there's also the vision um corner safety equipment

already installed both on uh the north I guess you'd say the north and south sides of that intersection. So clearly there were concerns about what's going on as well as it seems that a traffic study has been initiated because you see the wires going across the road now. So again my concern is how is that going to be managed? Um there's already honestly a a a dog in my building was killed because someone jumped up on that curb hit them actually continued on into the resort. Um I don't know if they were staff or or someone else. Had the owner been standing outside rather than the dog being there, that owner would have been killed. Um so it's something to really take seriously. Uh so I guess my request is that possibly as condition to some of what they're requesting that the plan for the construction management be defined. Um and that it is I don't know what the right terminology is whether it's resolved that at no time would that entrance be changed into a construction entrance and in the future changed into a resident entry. Thank you.

Okay. Anyone else from the public wishing to speak? Seeing none, I'll ask Miss Mscoll to come up and address those comments as best you can. Again, Bonnie Mscoll, I'm happy to do so. Um [clears throat] Mark, I'm sorry I didn't hear your last name. Clayman.

Clayman. U Mr. Clayman's question. Um, we from this point from the point of approval, which we're not there yet, we are required to then go into building permits. So, we have to prepare CDs. We submit the city reviews our plans. It goes back and forth. That takes several months. Um, after the permit is issued and once my client commences, they're looking at between 30 and 36 months to complete construction. you know, first you do the site work, then you come back in, the building goes up, and then you're doing interior work. So, those that's the general plan. Um, in answering um the other and I'm sorry, where wherever she went? Ah, there you are over there. Um, in answering her question, we are required to submit a plan ahead of um commencing construction that does exactly what you're talking about. you know, where the construction workers are parking, you know, how we're moving materials in and out of the site, and we are happy to meet with and I'll get your information with you ahead of time and provide you with the same plan so that you can understand it. And if you have any questions or comments, we're happy to work with you as well as you, Mr. Clayman, before we even start. We'll come and look for you. Hopefully, you'll be in town and we'll sit down and share with you all our information so that you have expectations. That's certainly reasonable, and we'd love to work with you. able to leave you with a contact person.

Um, I will give you my name and number, but we also have a local person from the ownership, so we'll we'll be happy to do that. So, I think I answered those questions. Thank you. Anybody else? Okay, Mr. Develin, do you want to say something? Just to add on the access. So the original well one of the versions of the master plan had a condition that the access drive connecting to me boulevard should be used exclusively by hotel employees and service vehicles in purity. Guests and patrons should not gain access to hotel facilities from this entrance under any circumstances. Um that condition which was originally set in resolution 19290 has been reinstated. So that's that still stands. Okay.

And the applicant hasn't asked to amend that and I talked to the applicant about Thank you. With that, I'll look for a motion in a second from the board. Sorry, Kathy. Oh, where were you? No,

you need to be at the mic. Okay. I guess my question would be then if that resolution has not been asked to be changed, is it changeable and under what conditions would it be allowed to be changed? So, as part of this application that's going before city council, it hasn't been requested to be changed. Um, I did talk to the applicant and maybe the applicant can can speak to it again. They're not proposing on changing it as part of this one. in the future if they came in for another master plan amendment um it could be changed but that that's not this application.

So that would prevent it currently from being currently from this approval. Yeah. For construction entrance temporary. It doesn't mention construction. Um it's just used because obviously when this condition was written this building wasn't proposed because it's carried over. Sure. Um but yeah, there is another condition that requires the applicant to provide a construction sequencing plan. Um which is normally done during public works review which as Miss Misco said gets into this is where they're going to park vehicles. This is where the dirt's going to be stored and well in this case or all of the stuff traversing through which would have to be turns left and right which are of issue over there blocking traffic.

Yes. Which but is at the next stage. So there's no that can come up all along the way of this process where they can request it. They can request to change it being restricted. Um but for construction vehicles, they're going to have to come in some entrance and there's no restriction on which entrance they come in now. Um but in the future for guests, this could only be used for service vehicles and hotel employees. Okay. So, it couldn't become a resident entrance, but it Yeah, it won't become a resident entrance, but it could but it could potentially become a con temporary construction entrance. Definitely.

So, so we haven't thought about that question. So, we will um but we'll give you our contact information. We'll follow up with the with you after this. Okay. Terrific. Thank you. Okay. Okay. That look for a motion in a second for 5B1, the the land use amendment. Motion second for discussion. Any discussion? Seeing none, please call the roll. Kathy Matthews in favor. Morabi. Yes. Morgan, yes. Seville, yes. Dorblazer, yes. Motion passes five votes to zero.

Okay. Next, we need a motion and a second for the zoning change on 5B2. Motion to approve. I'll second. Okay. Any discussion? Seeing none, Kathy, please call the role. Matthews in favor. Morabi, yes. Morgan, yes. Sevel, yes. Dormlazer, yes. Motion passes. Five votes to zero. Next, we have 5B3, the master plan amendment. Need a motion and a second. Motion to approve. Second. Okay. Any discussion? Nope. Kathy, please call the role. Morabi, yes. Morgan, yes. Sevel, yes. Dormlazer,

yes. Matthews, yes. Motion passes. Five votes to zero. Lastly, we have the site plan resolution 5B4. Need a motion and a second. Motion to approve. Second. Any discussion? No. Seeing none, Kathy, please call the role. Dormlazer. Yes, Matthews. Yes, Morabi. Yes, Morgan. Yes, Sevel. Yes. Motion passes, five votes to zero. Okay, thank you. Next item is the Boeron Fitness Center at 501 East Commina Royale. Kathy, uh, items C1 and C2 will be discussed contemporaneously, but voted on separately as well. Can you read those into the record, please?

The Boca Raton Fitness Center. One, a resolution of the city of Boca Raton considering for an approximately 1.33 acre portion of the approximately 140.8 8 acre the Boca Raton formerly known as the Boca Raton Resort and Club property generally located at 501 East Camino Rial conditional use approval pursuant to section 281 11198 code of ordinances to authorize a three-story approximately 50 foot tall approximately 31,695T fitness center in the recreational zoning district providing for repealer providing an effective date two a resolution of the city of Boca Raton considering ing for an approximately 1.33 acre portion of the approximately 140.8 acre the Boca Raton formerly known as the Boca Raton Resort and Club property generally located at 501 East Camino Rial site plan approval to authorize construction of a three-story approximately 52 foot tall approximately 31,695 square foot fitness center and related site improvements providing for repealer providing an effective date. Thank you. Any exparte communications? Mr. Morgan,

I had a brief conversation with Bonnie Mscoll. Right. Thank you, Mr. Mr. M. I had a brief conversation with Bonnie. Okay. Mr. Moral, I spoke with Bonnie Mscoll on the matter. Mr. I spoke with Bonnie Mscoll as well. Okay. With that, uh, Owen, make your presentation.

Good evening again. Um, Owen Devin, senior planner with development services. Um I'm here to present another application for the Boca Raton located at 501 East Camino Rail. Um they're requesting site plan and conditional use approval. Just for reference, the blue box which mentions new fitness center is the location of the proposed um improvements. The applic is requesting a conditional use application for a threetory approximately 52 feet tall um fitness center in the recreational zoning district. exceeding the maximum height of 25 ft. Um, also included as part of this application is a site plan for the construction of a 31,695 square foot fitness center. The new fitness center will be situated in the southern section of the property adjacent to the existing golf clubhouse and across the street from the current fitness center. The application includes improvements to the site such as adding additional landscaping and reconfiguring the pedestrian and golf cart pathways. The development service department have determined that the site plan approval meets all relevant criteria. The fitness center application will not increase any on-site activities, nor will it result in additional vehicle trips or changes to the required parking. The application was presented to the community appearance board on October 21st, 2025. After discussing the building's design and its relationship to the golf clubhouse, the item was postponed to allow the applicants to update their elevations to better align with the golf clubhouse and other buildings on site. The revised elevations were presented to CAB on December 2nd, 2025, and the CAB board recommended approval of the application at that meeting. Staff recommends approval of the application for the following reasons. The application is relocating existing

use on the property. The application will not lead to an increase in on-site activities, nor will it results in additional trips or changes to the required parking. The application is consistent with the comprehensive plan and is also complies with all applicable code requirements. As mentioned on the previous slide, staff recommend approval of both the conditional use and site plan application subject to the conditions outlined in the accompl in accommodating resolution. Um, and also as stated earlier, the community appearance board recommended approval of the application as submitted. Thank you for your attention and I'd be happy to answer any questions you may have. Thank you. Questions for Mr. Delin? Mr. Dorblazer?

None. Mr. Matthews? None. Mr. Morave, no questions. Mr. Morgan. No questions. I have no questions either. Okay. With that, I'll ask the petitioner to make her presentation.

Good evening, Mr. Chairman, members of the board. Bonnie Mskell, uh, 14 Southeast Fourth Street here on behalf of the owner. Um, so I'm going to start this one off and then Jim Tinson's going to jump in and talk about the architecture. But actually, as a member of the resort, one of the um most debated discussions or actually um one of the comments that you'll hear the most is that we need a new athletic facility. The it's a very popular membership program and we have a five-star resort. So, it's something that this um owner has been very interested in doing. They're they're very supportive of their um of the recommendations and suggestions that are made. And this is a very popular one. So, I'm very pleased to uh and you may be surprised that I actually know the size of the existing gym, but this would would about triple the amount of square footage that would be available for this facility. So, we are very excited about it and this is a very popular item. So, uh we'll get into the meat of it. Um, as you've seen this map before, the uh the the southern part of the site just north of Camino is the driving range. Then there is the um Meisner Lake Estates. And then there is the bulk of the golf course and the golf course amenities. One of those amenities is the existing clubhouse which also includes a restaurant on the upper level. And this would be located in what is a a baggage drop off and pickup and staging of golf cart areas between the existing clubhouse and the actual entry to the residential community. Um we'll go on to the next part. Uh this is a blowup of the area and you can see the existing cart um and bag drop off and pickup. So, we're literally utilizing a space that is already being used for the course and

locating the athletic facility there. Across the street from this space is the existing athletic center. Um the lower level is the primary area where the equipment is and it's between five and 6,000 square feet which is just not enough for a membership program that is as popular as this one and also for a a hotel that is as successful and prominent as the hotel. So they're very eager to provide this and we're very excited about it. Also across the street you'll see the bulk of the usage area for the recreation right here. And immediately across the street, you can see the tennis courts. There is also pickle ball on the upper level. And we do have some classroom areas for Pilates and other such uses. So, I'm going to turn it over to Jim and he's going to get into uh the landscaping and the architecture proposed.

Great. Oh, wait. Wait, one more thing. I saw I'm sorry I forgot. The reason that this is not just a straight site plan, which I know you may be asking, is only because we are coming in with a building that is over 25 ft. The conditional use allowance here allows you to go as high as 85 feet. So I don't want you to think that 25 is, you know, that we're more than doubling the allowable use with a conditional use application. We could ask for up to 85. And that's all I wanted to share. Thank you, Jim.

Thanks, Bonnie. Okay. Again, it's a pleasure to be here. My name is Jim Tinson. I'm the CEO of Hart Howardon, 10 East 40th Street, New York. And um as Bonnie said, we we hear this enthusiasm from members on the property and particularly staff who are currently running for members really quite remarkable programs committed to health and wellness. And if you think about the way people spend time today I spoke to how resort this resort has evolved over time over the years the property has continued to adapt the way people choose to spend time ownership has come in and made these investments the pool facilities other things across the site uh if anybody here has spent time in the existing fitness space you'll know why members are excited doesn't meet any contemporary standard for the way you choose to uh recreate and again commit to you're here to be healthy. It's part of being in this environment. So that's what this is focused on. So Bonnie pointed out if we just look at the site plan that where we are proposing this fitness center sits on top of an existing cart staging and drop off area. So it's a big um uh paved surface currently. And what we've done is in front or let's say golf side rather um page south on the plan we've reconfigured staging at the clubhouse and the seating areas around that so that it's heavily landscaped. It's better organized. It's not a big open pave space. The existing facility or the proposed facility as we've located it rather is oriented to address the resort towards Page North and then open itself

out to the big views of the golf course. All doing this with the kind of characteristic landscape that is so distinct to the resort. When I talk about health and wellness and what that means today, we're going to have five different fitness studios here on the three fullers. We're going to have changing facilities so people can come start the day, get ready for the rest of their activities over the course of the day. We've got um different different studios meet different performance um areas of performance focus all around being healthy. So, it's the kind of state-of-the-art programming that competitive properties would have, competitive clubs or resorts would have as you travel around. And frankly, again, it's what members are asking for in order to continue to position this property as as the best it can be. Um um all easements remain unchanged. So, you see tone two toned areas on this page. We're not touching those. We very carefully located the building to miss those easements as well as address the golf clubhouse in in a respectful and responsive way and also create a strong landscape buffer against the entry to Meisner Lake Estate Drive. Take you through some of that. Now, when we work through the site plan here, there's some existing trees that we wanted to keep. We worked with um Josh and the environmental team with the city about the existing plant plants that are here. We reviewed every species. There's a great number of invasives that is currently the landscape screening. Um those were requested to be removed. Our landscape plan removes invasives, replaces

any existing plant that's replaced um with at least one to one replacement with non-invasment invasives that come in. And I'll show you in the next plan what that leads to is things like all the way to the bottom of the page. Just using as an example, you see transplant southern live oak. This is a large oak tree being transplanted. was identified. It's being transplanted from inside the uh golf course that would be otherwise impacted. So, we've put it in a key spot that sits as screening. You see other screening material that's been located um against the neighborhood entry there to create a really thick abundant landscape zone. Uh the comment was raised from staff about our coordination with CAB. One of that, one of that was comments about two existing uh live oaks that you see towards the top of the page. We then worked with our arborist with the city to make sure we could save both of those trees as part of the plan. So as I spoke about earlier this evening related to residential landscapes a critical critical piece to this uh I mentioned the way the building addresses the resort itself. As you face the resort um we have again introduced the kind of plant pal uh plant pallet and building pallet that is so indicative of this property. stone, stucco, dark metals, divided light glazing that reflects the historic traditions of the resort. Landscape then comes in to build those layers. And then as we speak to layers, part of what you'll see that third level that's been spoken about as

we talk about a three-story building, that's really a recessed level that's pulled back on all sides of the building. So we've pulled it back from the residential helps reduce the scale and at the request of CAB we've actually integrated colors and terracotta type materials that is similar to the way roofing materials is done on many of the older buildings around the property including the existing golf club. You see here as we start to relate actually towards the southern members entry as you come in. Beautiful bay windows, expansive openings, deep overhangs that you see uh traditionally organized with the buildings on the property. Stone as it comes up the building and lovely uh starkcoho work next to it. As we start to move towards the golf course and the big beautiful view of golf out in front of us, that surface opens up and that's the curve that you see. That's a beautiful fitness studio on the second floor. It's workout um uh movement studios on the ground floor where you do classes. And you can picture here whether you're on your treadmill or a stairmaster or any of that equipment, you're actually now going to be facing out towards a golf course instead of in a dark first floor space as currently exists. And so that's why we've opened the view up to it. And then that third level steps way back as it relates as it looks out towards the golf course and residential neighborhood. It was important to, as Bonnie mentioned, the um height easement associated with this, height variance associated with this. We still made sure as we did this that third level is actually inside the height of the adjacent um roof forms so that

ultimately we're really keeping this building inside the massing that you see with both the adjacent buildings and the campus around it. So, I appreciate the chance to uh be able to present this really important new facility at the resort and one that we're really enthusiastic is going to complement the great traditions of the property and the way it's been used for so long. Thank you. Thank you. Does anybody have questions for the petitioner? Snowblazer. I just want to confirm it's not like this is open to the public. It's just for the members and guests of the hotel. Yes, that is correct.

Okay. And what's happening once it moves into this building? You know, tear down the the old one or they No, they're not intending to tear it down. They will reuse that space in some form and it will be to serve the hotel and the membership group. And by the way, I should mention tomorrow is the 100th birthday of the Boca Raton. So, it's fitting we are here asking for to improve and upgrade our our beautiful uh crown jewel. So, where's the cake? Yeah. Well, I would have baked it, but you wouldn't want to eat it. So, [laughter] Mr. Matthew, anything? Anything? Uh, no comments, Mr. Morgan? No comment.

No comment. Okay. This is a public hearing. Anybody from the public wish to speak on this item? Last call. Seeing none, I'll close the public hearing and look for a motion and a second on item 5C1, the conditional use approval. Motion to approve. Second. Any discussion? Oh, seeing none, Kathy, please call the RO. Matthews, yes. Morabi, yes. Morgan, yes. Sevel, yes. Dormlazer, yes. Motion passes. Five votes to zero.

Lastly on this is 5C2, the site plan approval. Look for a motion and a second. Motion to approve. Second. Any discussion? Seeing none. Kathy, please call the role. Matthews, yes. Morabi, yes. Morgan, yes. Sevel, yes. Dormlazer, yes. Motion passes. Five votes to zero.

Thank you. Okay, we don't have any uh variances this evening, so we'll go right to public hearings. And the first item is the building height and single family R2 and R3D zoning districts. Kathy, please read that item into the record. An ordinance of the city of Bocraton amending chapter 28 zoning code of ordinances related to maximum building height in the single family zoning districts and the R2 and R3D multif family residential zoning districts amending article 9 single family residential districts sections 28 342 building height to restate existing maximum building height provisions for non-residential buildings in single family residential districts for clarity amending Article 10 multif family residential districts division 2 R2 residential district and division 7 R3D residential district to make the maximum building height limitation in the R2 and R3D multif family residential zoning districts the same as the maximum building height limitation in the single family residential zoning districts providing for severability providing for repealer providing for codification providing an effective date

thank you with that I'll turn it over to Tori Boon Good evening, chair and board members. For the record, my name is Tori Boon, zoning manager for development services. Tonight I will be presenting a city initiated application to amend section 28342 to modify tax relating to single family building height limitations for clarity and section 28-391 and section 28541 to revise the maximum height allowed in the R2 and R3D residential districts for consistency with height requirements in the single family residential zoning districts. In 1956, ordinance number 253 set a maximum building height of 35 feet for single family residential and R2 multif family zoning districts with a 50- foot limit for non-residential buildings. In 1973, ordinance number 1828 reduced the maximum height in these residential districts to 25 ft while keeping the 50ft limit for non-residential buildings with conditional use approval. In 2002, ordinance 4637 required conditional use approval for any non-residential buildings over 50 feet in single family districts. Ordinance number 5086 in 2009 allowed up to 40% of sloped roof area in single family districts to reach 35 ft for architectural quality. The R3D multif family residential district initially had no height limit until 1974 when ordinance number 2012 set it to 85 ft, later reduced to 25 ft by ordinance number 3231 in 1983. The changes made to the single family residential district height regulations were not extended to the R2 district despite the historical similarities and height provisions and transitional role of the R2 district. staff concluded that excluding the R2 district from the changes made were likely an oversight. Additionally, the R3D district allows various non-residential uses which support the logic of applying similar height provisions as the single family

districts to enhance the architectural quality of residential buildings. Therefore, the proposed ordinance will amend chapter 28 zoning of the city code to increase the maximum height allowed in the R2 and R3D residential districts from 25 ft to allow up to 40% of building height for residential buildings to be constructed up to 35 ft subject to specific requirements consistent with the building height requirements in the single family zoning districts. Additionally, the ordinance will clarify language in section 28342 relating to building height in single family zoning districts by using cross references to appropriate sections of the city code rather than restating the requirements in the section. Here are the proposed single family building height revisions for clarity only. And here are the R2 building height proposed revisions to update to the same building height language as single family. Also an update to require a conditional use for any non-residential building and structure having a height in excess of 25 ft. Also consistent with single family. And lastly, the proposed provisions to the R3D building height to update to single family or to the same regulations as single family. The R2 district's role is a transitional zone between commercial areas and single family residential zones by permitting a building height comparable to single family zones. The amendment facilitates a smoother visual and functional transition between different land uses. The R2 and R3D districts typically accommodate two family and a few three family structures, offering a density similar to single family districts, allowing greater building height in these denser residential zones, supports the efficient use of land, and can contribute to the city's growth objectives. Staff has found that the approval of the proposed ordinance will improve development application

process efficiency and consistency with the city code. staff found no inconsistencies between the proposed text amendments and the city comprehensive plan. In conclusion, development services staff recommends approval of the proposed text amendment. That concludes my presentation. Thank you. Thank you. Questions for staff? Mr. Morgan? No question. Just if I understand correctly. So basically we're taking what we've already done for single family that in order to [clears throat] improve the architectural landscape so to speak that we've raised that from 25 to 35. We're just making that consistent across R2 and R3D. That is correct.

Thank you. Simply said no questions. I have no questions. Mr. Morabi. No questions. Chair has no questions. I just surprised this hasn't happened sooner. Yeah. Okay. U it's a public hearing. Anyone from the public want to speak on this item? Okay. Seeing none, I'll close the public hearing and look for a motion and a second for approval of the height code amendment. Motion to approve. Second. Okay. Any discussion?

Yeah, I'm I'm just going to agree with you. I can't believe we changed R1 in 2009 and here we are 16 years later. So, we're a little slow. Yeah. Kathy, please call the RO. Matthews, yes. Morabi, yes. Morgan, yes. Sevel, yes. Dorlazer, yes. Motion passes five votes to zero.

Okay. The next item items revolve on the downtown campus master plan ordinances, which would be item 7B, 7 C, and 7D. Uh, these will all be held contemporaneously, but voted on separately. Uh, Kathy, would you read all these items into the record, please?

Downtown campus master plan ordinances. One, an ordinance amending the future land use map of the comprehensive plan to one designate the approximately 6.98 acre city-owned property generally located at 400 Northwest 2nd Avenue, the site of the downtown public library and Bright Line Passenger train station from institutional to central business district and two to re redesate approximately 2.84 84 acres of land consisting of the properties generally located on the block bounded by Northwest 2nd Avenue on the west, Northwest 1st Avenue on the east, Northwest 4th Street on the north, and Northwest 3rd Street on the south, including both city-owned and privately owned properties from commercial to central business district, providing for revisions to the future land use map, providing for severability, providing for repealer, providing for an effective date. Two, an ordinance amending comprehensive plan future land use element policy LU1.1.10 to establish a policy directive related to the central business district future land use designation to develop land development regulations to replace those set forth in ordinance number 4035 as amended. The Boca Raton downtown development of regional impact DDRI development order providing for severability providing for repealer providing for an effective date. Downtown campus DDRI an ordinance amending ordinance number 4035 as amended the Boca Raton downtown development of regional impact development DDRI development order 21 at approximately 9.8 8 acres to downtown sub area A generally located at 400 Northwest 2nd Avenue, the site of the downtown public library and Bright Line Passenger train station. and inclusive of the properties generally located on the block bounded by Northwest 2nd Avenue on the west, Northwest 1st Avenue on the east, Northwest Fourth Street on

the north, and Northwest Third Street on the south with the addition of office equivalent development rights to the DDRI development order corresponding to the existing potential development rights under the existing zoning designations of the properties being added to the DDRI development order. two, reallocate 322,199 square ft of existing unused office equivalent development from downtown sub areas C, D, E, and G to sub area A. And three, remove the limitation on transfers or conversions of unused office equivalent development between downtown sub areas as part of development approvals, providing for severability, providing for repealer, providing for an effective date. Downtown zoning district land development regulation text amendment. an order of the city of Boca Raton amending chapter 28 zoning and chapter 23 planning and development code of ordinances to create the downtown zoning district replacing land development regulations and review processes set forth in ordinance number 4035 as amended the downtown development of regional impact DDRI development order for areas reszoned to the downtown zoning district and setting forth rel related regulations for future development in downtown Boca Raton establishing specific speific requirements for the redevelopment of the government's center area, including regulations related to uses, parking, landscaping, open space, and architectural standards, providing for severability, providing for repealer, providing an effective date.

Thank you. With that, I'll turn it over to Erin Ceda.

Good evening. Thank you. Thank you, Mr. Chairman. Um the first presentation, um we're going to give backto-back presentations. I'm going to start with the um the first three items which are the future land use map amendment, the comprehensive plan text amendment, and the DDRI amendment. So um the first of the three ordinances that we're going to be discussing in this presentation is a smallcale future land use map amendment. Um it will redesate um approximately 9.82 acres from either institutional or commercial to central business district. The second item is an amendment to the uh comprehensive plan future land use element policy 1.1.10 and this is to amending this policy to establish a policy directive related to the central business district designation to develop land development regulations to replace those set forth in ordinance 4035 or as we often refer to that as the uh DDRI development order. The third item is um an amendment to the DDRI development order and it will add the same area that we're changing the future land use on to central business district um to um incorporate that into the DDRI. It will also reallocate 322,199 square feet of existing o unused OES um to downtown sub area A from other downtown sub areas for utilization in the downtown campus P3 project. It will also remove existing limits on transfers of OES between sub areas as part of development approvals. So some general background and history on this area um uh or we're starting with the land use, sorry. um is that the central business district is intended for mixed use within our downtown. All central all properties that are have the central business district future land

use designation are within the boundaries governed by ordinance 4035 or as again or the DDRI development order. The majority um of properties surrounding this uh the subject sites um actually have the central b business district future land use designation. Now you can see it to the south, to the west, and then and additionally, you can't see it's across the um FEC tracks to the east. Um the um this area has been kind of in the city's thought process for a while. The downtown campus strategic plan has been a priority in the city's strategic plan since 2017. Um on January 20th, I'm sure you may have heard of the, you know, master partnership agreement perhaps. Um, so on January 20th, 2026, the city council approved a master partnership agreement with Taran Frisbee along with a master plan to enable the development of a transit oriented and mixeduse community on 7.8 acres of city-owned property. Um, the future land use and DDRI map amendments are necessary to implement the master plan. And there's in this general area there's been a lot of change conditions over time and specifically related to the construction of the Bright Line station which created an opportunity to create a transitoriented community inclusive of rail. So looking at the text amendment for the comprehensive plan um the DDRI development order will expire in March 15, 2028. Upon expiration, properties within the downtown will be subject to the regulations and their underlying zoning district. The DDRI kind of acts like a zoning overlay. Um, these zoning districts are not consistent with the comprehensive plan and the amended downtown plan, which is the CRA's plan. So, the proposed text amendment will modify policy 1.1.10 10 to provide policy direction to replace the DDR development order with new land

development regulations consistent with those plan objectives and policies for our downtown. So here is um here is the text from the particular text amendment and then moving forward um so looking at the future land use um and DDRI map amendments again we're changing the the future land use on approximately 9.82 82 acres. Um, and we're going to include this area in the DDR. So, it this uh is intended to support um a more uh diverse mix of uses. Um, we're again we're looking to utilize the uh the Bright Line Station to create a um a transit oriented community where we have a variety of uses within walking distance and a pedestrian friendly development pattern. Um we're going to with this change it will support infill and redevelopment and promote compact and vibrant communities promote alternative transportation choices and the uh future lings amendment meets all required adopted levels of service. So um the the next kind of part of the DDRI amendment which is the text component um is we're going to add 493,816 square feet of OES that are related to this 9.8 82 acres. So basically, we're adding an area into the DDRI. When the DDRI was approved, it was approved with a pool of what we call office equivalent uses, right? So as development occurs, those office equivalent uses are drawn down. The central business district does not have a future land use designation. So what we're going to do is we're going to create OE equivalent to the maximum um intensity of the zoning districts on the properties that we're adding into the DDRI. So, we're essentially taking the intensity that exists, we're converting it to OES, and we're adding that to our OEE basket. And I will note that these OES um will are a little bit different in that they will require uh traffic concurrency review.

So, we're also um as part of this amendment, it would reallocate the 322,999 square feet of OES from downtown sub areas C, D, E, and G. This reallocation will restore a pro um the 258,473 OES that were originally transferred out of this sub area to other downtowns downtown sub areas for uh development over time. Um another part of this is we're going to correct data. So when the downtown development order was adopted, um there was some missing data. So there's two city buildings and um that are much larger than the square footage that was attributed to them in uh our OEE database. And so this is correcting that error. And this will add back in for that square footage differential 104,133 square feet of OES. Um [clears throat] so we since we are transferring these OES out um we're we're also proposing that uh to remove the limitation on conversion and transfers. Um there are certain limitations now um where you can't reduce a uh use by more than 50% and there are some existing exceptions uh to that right now. Um however on completion of the reallocation there will be no more OES available for transfer within the DDRI development order and only 72,883 square foot of OES will remain. So the proposed DDR tax amendment will remove this current transfer limit and this will allow these OES to be effectively utilized for redevelopment between the downtown sub areas because the pool is small. So again here is the the proposed text amendment. We're just simply striking uh the limitation. So um development services uh recommends approval of the future land use map amendment. It's consistent with the comprehensive plan um and especially

those uh related to transit oriented development. Um the subject properties are compatible with the surrounding uh central business district future land use designation and um the uh future land use designation is appropriate um to the unique circumstances of the subject properties. Um we development services is also recommending approval of the future land use text amendment again because of its uh consistent with the comprehensive plan and development services finally is recommending approval of the DDRI map and text amendment. Again it is consistent with the comprehensive plan and will allow for the implementation of the downtown campus uh P3 and we'll implement the future lane use map amendment as well. And that concludes my presentation. Um if we can go ahead and go on to the next presentation which will be the text amendment one so we get a little break. [laughter] So that is the the text and map kind of portion related to those subject properties and now we're going to get into the actual land development regulations. So, uh, the proposed ordinance, which is ordinance 5771, will establish the new downtown zoning district, and it will replace the land development regulations that are currently in the DDRI development order that are set to expire in March 15, 2028. Um, it will introduce form-based regulatory components such as regulating plans, architectural design standards, and we will no longer solely rely on conventional zoning metrics, although those are incorporated into the new downtown zoning district. So, how this how this uh new zoning district will be structured from a regulatory perspective will be division one of our new LDRs is the framework. It's the how-to guide. It establishes our minimum requirements and says this is how you set up a subdist.

Division two will establish land development regulations for our first subject which is called the government center subdist. So basically how the subdists will be divided up is in the DDR development order we had seven sub areas sub areas A through G. The new downtown zoning district subdists will match these downtown uh sub areas boundaries. We are not as part of this amendment creating every single subdist regulations. We're only doing the first. This allows us to roll out subdist regulations over time and the new downtowns district will only apply when those properties are reszoned and we have that new those regulatory um or those land development regulations established for that subdist. So, the first subdist will obviously enable the downtown plan and we'll also um uh provide standards for the other lots within the sub area. Again, it's going to this is a form-based code. Um we're going to have um specific architectural requirements, ground floor activation requirements, and other things like height, use, and block that will be by block um or lot. Um, we're going to reduce parking requirements as part of this and establish micro micromobility standards. And these parking rates were developed in collaboration with JMD Engineering and are based on nationally accepted parking rates for mixed use in downtowns. In fact, our the proposed parking rates are a little more conservative than those um it which is the Institute of Transportation Engineers um than their established rates for downtown. Um it's going to encourage pedestrianfriendly development with activation requiring active ground story uses. Um enhanced storefront articulation. What this means is on that ground floor there has to be something interesting to look at every 50 ft, right? You need a change in a window. You need a change in texture. You need something happening. And it's also going to regulate building height.

Again, it's moving forward the DDRI maximum of 140. However, most buildings will have a required height of 100 feet or um nine stories or less. Um there is a massing requirement similar to the DDRI above 100 ft which requires a reduction of 50% of the bu building footprint. So, zooming in on this government center subdist, this is really what where this becomes a form-based code. And if you can see that there's little uh labels on there. These labels are all um basically they refer to a table and that table in the code gives you the specific regulations for each of those lots or blocks um properties. Um so this will again establish um all development regulations for everything within um within the sub area A or now the government center subdist. And um in part of your packet there were some conceptual street sections. Eventually the LDRs will include street sections but um those are just included for illustrative purposes at this time. So again the LDRs are consistent um with a comprehensive plan uh and especially those policies for mixeduse pedestrian friendly transit oriented development. They're supportive of the CRA plans and they allow for the implementation of the downtown campus plan.

[snorts] uh development services recommends approval um for these reasons. Thank you. That concludes my presentations. I don't have an extra one entire presentation. Okay. Questions? Questions for Miss Ca? Mr. Marab, no questions. Mr. Matthews, no questions. Mr. Dorblazer.

Sure. Um, so I see we're adding 400 a little over 493,000 square feet of OES um for the new properties being brought in. Should the P3 not go through um after let's assume this this gets approved, do those 493,000 OES then become available for transfer back to the other sub uh the other subdists.

So these OES are unique because these OES um do not have transportation concurrency aligned with them. So potentially they could potentially be transferred but it's unlikely. Um and uh so it's that's not a likely scenario. Also um if the referendum fails then um then the division two and um would be repealed. So that would no longer go into effect.

Got it. Okay. Then another question. I mean, after assuming all of this goes through, we're left with just under 73,000 OES for all the subdist subdists. Um, with that kind of square footage left, it almost seems like it's a moratorum on redevelopment down there. I mean, it's doesn't seem to be a whole lot of oise left. So I would just say to that that when the uh DD DDRI was enacted, there was a pool of development rights that were made available and those property owners have been uh well aware of the pool and the you know um gradual use of those rights over the past decades. Um that being said, it's certainly true the city has policy decisions to make as to what is going to occur in downtown going forward. That's for another day and it's not for today.

I just want to make sure I'm hearing this correctly. And then um lastly it almost sounds like and I'm probably oversimplifying uh the downtown zoning district is essentially going to take the rules from the DDRI and make them into a new downtown zoning district.

The rules are very some of the rules are similar, but there's um a different um some of the rules are very um or more specific. And the other thing that's different is that the design requirements apply to all buildings, not just buildings over 100 ft. So all of So it gives relief with parking and it gives um and it has a you know a more efficient process review process similar to it's exactly the same as our site plan review process. But for those trade-offs um the design requirements that are established in the zoning district are required for all buildings.

Got it. Okay. I would like to add to that and just say that yes the the rules do borrow heavily from the existing rules but there are distinct improvements in terms of urban design in terms of ensuring that the streetscapes uh you know complement and match with what is allowed to be developed with the um the way that we're going to as sub areas are developed specifically define where curb cuts are going to be where the important streets are going to be and what the different design requirements are. So, we're bringing in a lot of form-based elements. So, I would say it's yes, it borrows heavily from 4035, but it's going to be a distinct improvement as well. Okay. Thank you. Anything else, Mr. Morgan?

Uh, yeah, just real quick, thank you for the very clear presentation. Um, so if the LDR tax amendment is approved and does go through, my understanding that in the future there won't be a need anymore for OEMs. Is that correct based on the new That's correct. So um as these subdists are adopted over time then um there will be they will not rely on OES.

Okay. And uh one more thing um so if if there's going to be a new like set of standards sort of governing uh like these areas um how's that going to work for uh existing buildings? Is everybody going to have to conform up to what the new standards are or is it only going to be for new construction?

The new standards will only apply to new construction or um buildings that are substantially renovated. Um so over a certain level. So if there um so it'll basically the same as they are today. You know, you have an existing building with the DDRI today. um you know and that was approved and it h through a building permit or another or a development order you know because we changed the zoning requirements we don't make you go and tear down your building and rebuild because we've changed the zoning so okay uh that answer my question Mr. dorm laser. I guess the the uh if the LDR goes through and there's no more need for OEM, so that potentially negates that. Yeah, that's what I'm hearing as well.

I have I have one Thank you. One question because somebody called me today and really decided to give me a hard time, but they'll remain nameless. If we if we move this along to council and council approves this, [clears throat] will anybody have anybody in the downtown have any less development rights than they have right now? No. In fact, nobody in downtown, this won't apply to anybody until downtown, until the subdist regulations are established and until those individual properties are reszoned into the new downtown district. So, what we're adopting essentially in division one is the framework, the how-to guide to do this because the DDRI is going to expire in 2028. So, we're trying to proactively plan for the transition away from the DDRI development order.

Okay. Thank you. Any other questions for staff? With that, it's a public hearing. Anybody from the public wishing to speak on this item? Did you fill out a Did you guys fill out cards? Excuse me. Did you fill out a card? No, I didn't. Okay. Well, it's okay. Come up. Just do that afterwards. No. Yeah. Afterwards. Go ahead. You have

My name is Michael Martin. I've lived in downtown Boca Raton since 1997. I have several questions. The first one is why are we going through approving something uh and also going through with the planning and zoning before the people even vote on it? That's one question. Another question is what about the traffic concurrency in downtown Boeron? Are you aware that traffic backs up all the way to the bridge when the train goes through? I mean, Palmetto Park Road should be six lanes with the traffic that we have right now. It's it's amazing. The DDRI has created such congestion throughout downtown Booker Tone, it's hard to get in and out. So, why are we doing this before it's voted on by the public? That's my question.

Can anybody answer it? I'll ask staff to respond when you're done. Huh? I'll ask staff to respond when you're done. Okay, I'm done. Okay. Can you respond to that? And I have a an under the line question. C can can we clarify that we're not approving any projects tonight?

Sure. Um so so first when it comes to um the comprehensive plan amendments that would add the library/bright line site and the block to the south of that to the downtown um with no increase in development rights over what's exists today. Um we believe and we would recommend that that happen regardless of the the government campus project. Um, that just makes sense from a planning standpoint with the the train station where it is it being surrounded by downtown. It it provides for more consistent and compatible development over time. Um, when it comes to the land development regulations, this is a little more complicated, but the existing um, DDRI development order, what we call 4035, we call it various things that governs redevelopment in the downtown now is set to expire in March of 2028. we need to replace it with something. So, this is sort of step one. As Aaron mentioned, the the first part of this division one um is going to the the intent is that it's going to be the framework for what is going to replace the existing rules for downtown regardless. So, um division two is more specific to the government campus project. And so, if the referendum uh passes, that will remain in effect. um if the go if the referendum fails then that will be automatically repealed. So um there are is certainly room for different opinions on this but one reason to pass regulations now um for that area is that it helps people to understand what it is they're voting on. So we know what the rules are going to be. If we vote yes, the rules will be this. If we vote no, these rules will not be there. Um so that's that's sort of a

How many times has the plan changed? three, four. Well, I mean, do if you mean big changes, to be honest, I'm not sure. Maybe three. But if you mean small changes, a lot because that's sort of the process of refining. Um, right. So, that's not unusual. Thank you. Thank you. Anyone else?

Yes, I'm back. Donna Bloomberg, 101 East Camino Rial. I'm going to piggy back off of um the fact that you have some kind of plan and again you don't have any consideration for an infrastructure plan to accommodate the everybody that already lives in Bokeh. You're you you're you're using the bright line as an excuse for parking and traffic and eliminating everything else because that's only one little segment of the downtown district, but it will impact everybody else who wants to use that area. Number two, according to something that I heard, and I could be not 100%, the commission revealed that government employees were relocated to buildings. I believe it's north of Glades Road. So, you've eliminated some of the government employees that are on the government campus that live there now. and actually the city bought those buildings. Um so now you do have more space for future development. Um Terara and Frisbee have not were supposed to originally contribute to the government center because now you're removing the government cent's employees. Now they don't have to pay for any part of that redevelopment from what I understand from a previous commission meeting. I also understood from a previous commission meeting that

there was going to be a either bond for taxpayers to pay into or increase taxes so that that area that you're talking about can re re be rebuilt. The third thing is you are you going to wave parking fees and other fees for new development in that area? You have a big master plan, but you're no different from Miami and Aventura once again where I come from. So you all have taken all this into consideration. I am sure it's part of in your future plan because you can't plan just two years out. You got to plan 10 years out. The design district wasn't planned overnight and Miami 21 wasn't planned overnight. So, you know, you you can all fool us, but you know, somewhere along the line you're going to get caught and that's um really what I have to say. Thank you.

Thank you for your comments. Anyone else? Sorry, I have 21 seconds. Um, what I want to know is the new the Silicon Valley development that's going to FA FAU. Where are all those people going to live? And how are they going to use their transportation? Are they going to Uber every day? Are they going to use their bikes every day? Are they going to have cars? Your time's up. Thank you.

Anyone else wishing to speak on these items? Okay. Seeing none, I'll close the public hearing and we can start our voting rules. Okay. Okay. We'll start with item 7B1 which is the uh flume ordinance amendment ordinance. I'll look for a motion and a second. Motion. Second. Any discussion? Blazer. Seeing none. Oh yeah. I'll just have a quick discussion um about it. Speak quicker. Sure. Okay. It will

I actually I know that there are a lot of different opinions on this, but um ever since we put in the Bright Line Station, as Mr. Shad said, it just makes sense whether we're doing the campus or not to add these into uh to the downtown development. And I've thought since Bright Line went in, we need something redeveloped in that area to bring more commercial by Bright Line. So, you know, I think this uh regardless of the government campus, I think a lot of this makes sense. You're so correct. Okay. Anything else? Okay. See, please call the RO. Kathy Matthews, yes. Morabi, yes.

Morgan, yes. Sevel, yes. Thornblazer, yes. Motion passes, five votes to zero. Okay. Next is the uh 7B2, the site plan, fuchsia land use and uh element amendment ordinance. Motion. Second. Second. Okay. Okay. Any discussion? Kathy, please call the role. Morabi, yes. Morgan, yes. Sevel, yes. Dormlazer, yes. Matthews, yes. Motion passes, five votes to zero.

Okay. Next item is 7 C. An amendment to the ordinance 4035. I'll make a motion to approve. Second. Okay. Any discussion? No. Thank you. Kathy, please call the role. Dormlazer. Yes. Matthews, yes. Morabi, yes. Morgan, yes. Seville, yes. Motion passes, five votes to zero. Okay. Next is the downtown zoning district ordinance of 7D. I'll look for a motion in a second. Motion to approve.

Second. Any discussion? Kathy, call the roll. Matthews, yes. Morabi, yes. Morgan, yes. Seville, yes. Dorblazer, yes. Motion passes. Five votes to zero. Okay. Thank you, Erin. Great job. Thank you. Okay. Next and last item is any public request? Anybody from the public wish to speak on any item whether it's on the agenda or not? Okay. Seeing none, public request section is closed. I don't see any director's report on the agenda.

No report. You've had enough on your plate. Okay. With that at 8:02, we are adjourned.