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Record of Proceedings

Planning and Zoning Board Meeting Summary – May 1, 2025

Boca Raton Public Meetings — Thursday, May 1, 2025
BodyBoca Raton, Florida
SessionBoca Raton Public Meetings
DateThursday, May 1, 2025
StatusFILED
Video Record
0:00 / 54:37

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:01

Good evening.

0:02

Today is May 1st, 2025.

0:04

It is 6 p.m.

0:05

This is the Planning and Zoning Board meeting of the City of Boca Ratown.

0:08

Will everyone please rise for the Pledge of Allegiance?

0:19

One one inches under individual liberty of justice or also.

0:28

Thank you.

0:29

Jamie, would you please call the roll?

0:32

Chair Seville?

0:33

Here.

0:34

Mr.

0:34

Solan.

0:35

Here.

0:35

Ms.

0:36

Ritchie.

0:36

Ms.

0:37

McDermott?

0:38

Mr.

0:38

Mitchell?

0:39

President.

0:39

Mr.

0:40

Morgan?

0:40

Here.

0:41

And Mr.

0:41

Dornlazer.

0:42

Here.

0:43

You have a call.

0:44

Thank you.

0:45

We don't have any amendments to the agenda this evening.

0:48

And there are no minutes.

0:49

We do have two quasod judicial related matters.

0:52

I would ask the city attorney to explain that procedure to everyone in the room.

0:56

Good evening, Mr.

0:57

Chairman and members of the board.

0:58

Chris Fernandez, Assistant City Attorney.

1:01

The rules of the City Council provided each applicant requesting approval, relief, or other action from the Planning and Zoning Board this evening shall disclose at the commencement or continuance of the public hearing.

1:10

Any consideration or payment provided or committed directly or on its behalf for an agreement to support or withhold objection to the requested relief or action.

1:19

A copy of the quasi-judicial rules governing tonight's public hearing are attached to the agenda and are available from the city clerk.

1:25

Thank you.

1:26

Will everyone who is going to speak on any item please rise and be sworn in?

1:32

Do you swear any from a testimony you give at this public hearing will be truthful and accurate?

1:37

Thank you.

1:40

The first item on the agenda tonight is the 450-468 residential at 450 East Royal Palm Road.

1:47

Jamie, would you read those?

1:48

There are four items involved, and they will be discussed contemporaneously but voted on separately.

1:56

Jamie, would you please read them into the record?

1:58

450 468.

2:00

I'm sorry, 450 East Royal Palm Road.

2:04

The first is an ordinance of the City of Boca Ratone considering for an approximately 0.51 acre property, generally located at 450 and 468 East Royal Palm Road, a universal conditional amendment to the future land use map of the comprehensive plan.

2:20

Pursuant to Article 6, Chapter 23 Code of Ordinances, from residential low RL to residential medium high, RMH, subject to conditions, providing for revisions to the future land use map, providing for repealer, providing an effective date.

2:36

Number two is an ordinance of the City of Boca Tone, considering for an approximately 0.51 acre property, generally located at 450 and 468 East Royal Palm Road, a universal conditional rezoning from single family residential, R1D, to multifamily residential R4, pursuant to Article 6, Chapter 3023 Code of Ordinances, subject to conditions, providing for the appropriate revision of the zoning district map providing for repealer, providing an effective date.

3:05

Number three is a resolution of the City Broker Tone considering for an approximately 0.51 acre property generally located at 450 and 468 East Royal Palm Road.

3:15

A site plan submitted pursuant to a universal conditional amendment to the future land use map of the comprehensive plan and rezoning as provided for in Article 6, Chapter 23 Court of Ordinances to authorize construction of two three-story townhome-style residential buildings with seven units totaling approximately 22,227 square feet.

3:40

Together with one technical deviation from Section 23-190D Code of Ordinances to reduce the required driveway width of two driveways from 24 feet to 20 feet, providing for repealer providing an effective date.

3:54

And number four is a resolution of the City Broker tone considering for the approximately 0.51 acre property generally located at 450 and 468 East Royal Palm Road.

4:04

Three variance requests submitted pursuant to universal conditional amendment to the future land use map of the comprehensive plan and rezoning as provided for in Article 6, Chapter 23 Code of Ordinances as follows.

4:17

One, a variance from Section 28-601 Code of Ordinances to allow a plot area of 22,232 square feet in lieu of the required minimum plot area of 25,000 square feet.

4:32

Two a variants from Section 28-641 code of ordinances to allow a 25-foot front yard setback in lieu of the minimum 30-foot front yard setback, and three avarians from Section 28-604-1 code of ordinances to allow a 25-foot rear yard setback in lieu of the minimum 30-foot rear yard setback for the construction of two three-story townhome style residential buildings with seven units totaling approximately 22,227 square feet in the multifamily residential zoning district, providing for repealer, providing an effective date.

5:12

Thank you.

5:18

Good evening, Elliot Zacharitas 14 Southeast for Street Booker Town.

Discussion Breakdown — Share of Meeting
Code Enforcement███████████████████████████████████35%
Land Use Regulation██████████████████████████████30%
Historic Preservation███████████████15%
Community Engagement███████████11%
Procedural█████████9%
Summary of Proceedings

Planning and Zoning Board Meeting Summary – May 1, 2025

The City of Boca Raton Planning and Zoning Board met on May 1, 2025, at 6:00 PM. The meeting included two quasi-judicial public hearings: a postponement request for a proposed townhome development at 450/468 East Royal Palm Road and a variance request for fence height at the Sullivan Residence at 400 Paloma Avenue. The Board approved the postponement and, after public testimony, voted 4-1 to approve the fence height variance.

Consent Calendar

  • None. The minutes from previous meetings were not available for approval.

Public Comments & Testimony

  • 450/468 East Royal Palm Road Postponement: Multiple residents spoke in opposition to the proposed project, citing concerns about density, neighborhood character, traffic, parking, and lack of sidewalks. Speakers included Kunal Marchandani (attorney for neighboring property owner Elisa Dadashev), Joe Braubart, Fred McNambo, Dolores McNappel, Carolyn Gluck, Richard Gluck, Reginald Kruegler, and Brian Bullock. All opposed the project, arguing it would create an abrupt transition from single-family homes, require excessive variances, and worsen existing congestion.
  • Sullivan Residence Fence Variance: Two neighbors, Gerard Lagore (also a historic preservation board member) and Richard Murdock, spoke in favor of the variance. They described the fence as an iconic, 30-year-old feature that fits the historic character of Old Floresta, noted that the complaining neighbor has a large out-of-character home, and stated all neighbors except one support the fence.

Discussion Items

  • 450/468 East Royal Palm Road (Items 5.A.i through 5.A.iv): Applicant Elliot Zacharitas requested a postponement to the May 15, 2025 meeting. The Board opened a public hearing, heard opposition, and then voted unanimously (5-0) to postpone. Board members disclosed ex-parte communications with the applicant's attorney. The postponement was granted.
  • Sullivan Residence (Item 6.A): The Board considered a variance from Section 28-1356(a)(2)(i) to allow a six-foot-tall fence in the front yard setback (maximum allowed is four feet). Staff recommended denial, citing no unique circumstances. The applicant's representative, Mike Cavelli, presented evidence suggesting the fence was originally permitted in 1995 with confusing records (a permit referencing 347 total feet and historical board approval of a Key West-style fence). He argued the fence is set back nearly 20 feet from the pavement, does not obstruct views, is a defining feature of the historic district, and removing it would harm the property's design. Board members debated the precedent of allowing a six-foot front yard fence versus the unique character of the neighborhood and the fact that tall hedges are common. Chair Sevell noted the fence blocks the view of the front door, while others found it integrated with the house. The applicant agreed to remove illegally placed sections in the right-of-way and to replace the fence with an identical design if needed.

Key Outcomes

  • 450/468 East Royal Palm Road: Postponement approved unanimously (5-0) to the May 15, 2025 meeting.
  • Sullivan Residence Fence Variance: Approved 4-1 (Yes: Morgan, Dornblaser, Mitchell, Sevell; No: Salon). The variance allows portions of fencing with a height of six feet in the front yard, contingent on the applicant removing sections of illegal fencing in the right-of-way and obtaining re-approval from the Historic Preservation Board.

Meeting Transcript

Good evening. Today is May 1st, 2025. It is 6 p.m. This is the Planning and Zoning Board meeting of the City of Boca Ratown. Will everyone please rise for the Pledge of Allegiance? One one inches under individual liberty of justice or also. Thank you. Jamie, would you please call the roll? Chair Seville? Here. Mr. Solan. Here. Ms. Ritchie. Ms. McDermott? Mr. Mitchell? President. Mr. Morgan? Here. And Mr. Dornlazer. Here. You have a call. Thank you. We don't have any amendments to the agenda this evening. And there are no minutes. We do have two quasod judicial related matters. I would ask the city attorney to explain that procedure to everyone in the room. Good evening, Mr. Chairman and members of the board. Chris Fernandez, Assistant City Attorney. The rules of the City Council provided each applicant requesting approval, relief, or other action from the Planning and Zoning Board this evening shall disclose at the commencement or continuance of the public hearing. Any consideration or payment provided or committed directly or on its behalf for an agreement to support or withhold objection to the requested relief or action. A copy of the quasi-judicial rules governing tonight's public hearing are attached to the agenda and are available from the city clerk. Thank you. Will everyone who is going to speak on any item please rise and be sworn in? Do you swear any from a testimony you give at this public hearing will be truthful and accurate? Thank you. The first item on the agenda tonight is the 450-468 residential at 450 East Royal Palm Road. Jamie, would you read those? There are four items involved, and they will be discussed contemporaneously but voted on separately. Jamie, would you please read them into the record? 450 468. I'm sorry, 450 East Royal Palm Road. The first is an ordinance of the City of Boca Ratone considering for an approximately 0.51 acre property, generally located at 450 and 468 East Royal Palm Road, a universal conditional amendment to the future land use map of the comprehensive plan. Pursuant to Article 6, Chapter 23 Code of Ordinances, from residential low RL to residential medium high, RMH, subject to conditions, providing for revisions to the future land use map, providing for repealer, providing an effective date.

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