Boca Raton Planning and Zoning Board Meeting - June 5, 2025

The Planning and Zoning Board of the City of Boca Raton met on Thursday, June 5, 2025, at 6:00 PM. The meeting included the approval of previous minutes, quasi-judicial hearings on six development items, and one regular public hearing. The board voted on all items, with two items (One Town Center) passing 5-2, one variance denied 1-6, and all others passing unanimously.

Consent Calendar

• Minutes of April 17, 2025: Approved unanimously.

Quasi-Judicial Public Hearings/Variances

Walsh Residence Variance (Item 6A)

• Proposal: Variance from Section 28-1579(1) to reduce the required rear pool setback from 10 feet to 7 feet for a property at 77 Southeast Olive Way.
• Staff Recommendation: Denial, citing no unique circumstances and ample space to locate a compliant pool.
• Applicant Position: Marissa Smith (contractor) and John Walsh argued that a new balcony installation restricts space and that a 7-foot setback improves safety and aesthetics.
• Public Comment: None.
• Board Discussion: Members questioned whether the pool could simply be moved closer to the house; staff confirmed yes. No other surrounding properties had similar variances.
• Outcome: Motion to approve failed 1-6 (Mitchell in favor; all others opposed). Variance denied.

Ricketts House Cemetery Relocation (Item 5A)

• Proposal: Relocation of the historic Ricketts House from 498 Crawford Boulevard to the Boca Raton Cemetery, with associated site improvements, a technical deviation to reduce driveway width from 24 to 20 feet, and a variance to reduce the front yard setback from 100 feet to 25 feet 2 inches.
• Staff Recommendation: Approval, noting preservation of the structure and low traffic impact.
• Applicant Position: Architect Jess Sowards supported staff's plan.
• Public Comment: Judy Morrow (1305 NE 5th Ave) spoke generally about preserving recreational land and collected 404 petitions to save Boca Raton Tennis Center; her comments were not specific to the Ricketts House but voiced concern over loss of recreation.
• Board Discussion: Members expressed hope the house would remain at this location permanently.
• Outcome: Approved unanimously 7-0.

One Town Center (Items 5B.i and 5B.ii)

• Proposal: (i) Future Land Use Map amendment of 0.7 acres from Planned Mobility (PM) to Conservation (N); (ii) Site plan amendment to reduce an existing 2.1-acre environmental preserve to 0.7 acres, create a new 0.7-acre preserve, and install landscaping/hardscape. Property near Town Center Mall.
• Staff Recommendation: Approval, citing degraded existing preserve and increased enforceability with new conservation easement.
• Applicant Position: David Millage argued that the existing preserve had limited enforceability and that the new preserve would be legally protected and improved.
• Public Comment: Lynn Newberry (5424 Grand Park Place, resident across street) opposed, stating the preserve was promised as permanent and that the proposal would allow a seven-story building, harming privacy, traffic, and safety at the intersection.
• Board Discussion: Concerns raised about reducing preserve size and about future development. City Attorney clarified that annexation did not guarantee county code in perpetuity. Bethan Chad (Development Services Director) noted the existing preserve is highly degraded. The Environmental Advisory Board had recommended denial 4-0.
• Outcome: Both items passed 5-2 (Separate votes: 5B.i: Yes: McDermott, Mitchell, Richie, Sevell, Morgan; No: Dornblazer, Solon; 5B.ii: same).

Yamato Crossing (Item 5C)

• Proposal: Amendment to Ordinance No. 4500 to delete a restriction prohibiting freestanding restaurant buildings with drive-throughs at 202 West Yamato Road.
• Staff Recommendation: Approval, citing roadway improvements since 2000 and traffic study showing acceptable performance.
• Applicant Position: Derek Vander Ploeg noted the site has been vacant 25 years and removal of restriction would allow development (e.g., Starbucks or fast food), subject to separate site plan approval.
• Public Comment: Diana Barr (4761 NW 2nd Ave) and Alex Levin (4801 NW 2nd Ave, Apt 102) opposed, citing increased traffic, accident risk, noise, and lights disturbing nearby residences.
• Board Discussion: No substantive discussion beyond recognizing public concerns.
• Outcome: Approved unanimously 7-0.

900 Broken Sound Residential (Items 5D.i and 5D.ii)

• Proposal: (i) Amendment to Planned Mobility Development (PMD) master plan to realign phase lines and authorize a 7-story, 289-unit multifamily building with parking structure as Phase II; (ii) Site plan amendment for Commercial Industrial Multifamily Development (CIMD) with 10% affordable (29 units) and 5% workforce (15 units) housing, plus a technical deviation to reduce a driveway reservoir from 100 to 70 feet.
• Staff Recommendation: Approval.
• Applicant Position: Sarah Thompson (Miskel Backman) supported staff's summary; no additional presentation given.
• Public Comment: None.
• Board Discussion: Vice Chair Dornblaser noted the existing office building had been underpaying TDM contributions; corrected numbers included. Members praised the affordable housing component.
• Outcome: Both items approved unanimously 7-0.

Regular Public Hearing

Ordinance 4035 – Office Conversions in Subareas D and G (Item 7A)

• Proposal: Text amendment to the Downtown Development of Regional Impact (DDRI) development order to allow reduction of office allocation in Subareas D and G by up to 90% (from current 50%) for conversions to other uses (e.g., residential, retail). This does not affect Subarea A (government center) or others.
• Staff Recommendation: Approval.
• Applicant Position: Bonnie Miskel argued the amendment is a temporary fix to avoid a de facto moratorium on downtown development, noting that only about 279 residential units remain available without this change. She emphasized that office use is not mandated and that traffic impacts are reduced with mixed uses.
• Public Comment: None.
• Board Discussion: Mr. Solon questioned traffic engineer John Donaldson, who confirmed that residential and retail conversions reduce overall traffic compared to office. A member asked why 90% instead of 100%; applicant preferred consistency with Subarea E's earlier amendment.
• Outcome: Approved unanimously 7-0.

Public Comments & Testimony

• Judy Morrow spoke during the Ricketts House public hearing, urging the board to protect recreational land and parks, citing 404 petitions to save the Boca Raton Tennis Center.
• Lynn Newberry (One Town Center) opposed the preserve reduction, citing traffic, privacy, and safety concerns from future development.
• Diana Barr and Alex Levin (Yamato Crossing) opposed the drive-through restaurant, raising concerns about traffic congestion, accidents, and noise.

Key Outcomes

• Walsh Residence variance denied (1-6).
• Ricketts House relocation approved (7-0).
• One Town Center FLUM amendment approved (5-2).
• One Town Center site plan amendment approved (5-2).
• Yamato Crossing restriction removal approved (7-0).
• 900 Broken Sound PMD master plan amendment approved (7-0).
• 900 Broken Sound CIMD site plan amendment approved (7-0).
• Ordinance 4035 office conversion amendment approved (7-0).