Boca Raton Planning & Zoning Board Meeting - June 26, 2025

This regular meeting of the Boca Raton Planning & Zoning Board was held on June 26, 2025, beginning at 6:00 PM and adjourning at 7:31 PM. The Board considered three major quasi-judicial items: a comprehensive development proposal for Briskel Pointe (including land use changes, rezoning, plat, site plan, right-of-way abandonments, and a variance), an Individual Development Approval for the Modera Boca multifamily project downtown, and an amended conditional use for Barrel of Monks Brewery. All items were approved unanimously after public testimony and board discussion.

Consent Calendar

• Minutes of May 1, 2025: Approved unanimously (motion by Mitchell, second by Dornblaser).

Public Comments & Testimony

• Briskel Pointe:
  • Ingrid Kalela (adjacent business owner north of the site) raised concerns about increased traffic exiting onto Federal Highway and loss of view impacting her business.
  • Michael Spisman (Condo President, Villas of Berkeley Condominium, 656 Berkeley Street) spoke in favor, citing replacement of a vacant lot with housing.
  • Clint Oester (Boca Harbor board member, 845 NE 71st Street) expressed overall community support, appreciated the change from vinyl to masonry fence, and requested more native plants; also asked about potential use of the abandoned easement for community events.
  • Alex Platt (property owner at 6801 NE 7th Avenue) fully supported the project.
  • Eugene Lavin (owner, 6851 NE 7th Avenue) raised concerns about construction duration, critter displacement, and requested developer assistance with trapping costs.
  • David Borde (6899 NE 7th Avenue) expressed concerns about drainage and stormwater runoff, noting existing flooding and sewer backups; asked for quantitative drainage studies.
• Modera Boca:
  • Tyree Boykin (current tenant at 400 S. Dixie Hwy, Suite 324, an architect) spoke in strong support, stating the project would improve the aesthetic of Dixie Highway and serve the greater good.
• Barrel of Monks: No public comments (one card submitted but speaker passed).

Discussion Items

• Briskel Pointe (6800 N. Federal Highway): Seven related items heard contemporaneously. Staff presented the proposal for 20 residential units (16 units in eight duplexes and one 4-unit townhouse) on a 2.17-acre flag-shaped parcel. It includes a Future Land Use Map amendment from Commercial (C) to Residential Medium (RM), rezoning from RB1 (Motel Business) to R3 (Multifamily Residential), a plat, a Planned Development master plan with site plan modifications, and two right-of-way abandonments (a 6,049 sq ft portion of Appleby Street at 6750 N. Federal Highway and a 5,946 sq ft portion at 685 Berkeley Street), plus a variance for Arturo's restaurant to allow a 5-foot landscaped yard instead of 30 feet. Staff reported the project would reduce daily traffic from a potential 3,000 trips (if developed commercially) to 135 trips. The applicant (David Millage) noted the site is a remnant water management tract previously used for Highland Beach water services, and the proposed uses provide a transition between commercial and single-family residential. Board members asked about traffic counts and community outreach; the applicant confirmed a letter of support from the Boca Harbor Association. Public testimony included both support and concerns about traffic, drainage, and construction impacts. Board members discussed the improvement as a better use than the vacant lot. All seven sub-items (5A.i through 5A.vii) were moved and seconded separately and passed unanimously (5-0).
• Modera Boca (400 S. Dixie Highway): Staff (Jacob German) presented the request for an Individual Development Approval to build a 306-unit, 12-story multifamily building (416,137 sq ft) with a seven-level internal parking garage (147,321 sq ft, including one below-grade level), maximum height 131 ft 2 in (141 ft 11 in with architectural features). The project requires a technical deviation to reduce off-street parking from 538 spaces to 468 (a reduction of 70 spaces), abandonment of a 12-foot utility easement and a portion of a 15-foot roadway easement, and transfer of 127,500 sq ft of office equivalent development from Downtown Subareas A and B to Subarea D. The project also includes a license agreement to redevelop a 0.12-acre adjacent city-owned lot into a public pocket park with meandering paths, shade trees, and seating. The applicant (Ellie Sacharitis) emphasized pedestrian-friendly design, active ground-floor uses, and removal of the existing vehicular access point to improve safety. Parking analysis by John Donaldson concluded the reduction is adequate given the residential nature and proximity to transit. Board members asked about alley connectivity, EV parking (27 active spaces, capacity for 70 more with level 2 chargers), and tree relocation (two mahogany trees to be relocated, two large banyan trees deemed too large to move). Public testimony was supportive. The motion to approve passed unanimously (5-0).
• Barrel of Monks Brewery (1141 S. Rogers Circle): Staff (Heather Hansen) presented a request to amend the conditional use approval to expand the accessory brewery tasting area (from ~867 sq ft to ~1,728 sq ft interior and ~1,000 sq ft outdoor patio), change hours of operation (open at 4 PM on Friday instead of 2 PM; open at noon on Saturday and Sunday instead of 2 PM Saturday and 4 PM Sunday), authorize incidental sale of beverages not manufactured at the brewery (wine, canned cocktails, soft drinks), and allow serving/consumption of alcohol on the outdoor patio. The brewery had been operating under these conditions without prior approval; the application would legalize current operations. Staff confirmed adequate parking (222 spaces; peak demand 191 weekday, 86 weekend). The applicant (Ellie Sacharitis) briefly noted appreciation for staff's quick work. No public testimony was offered. The motion to approve passed unanimously (5-0).

Key Outcomes

• Briskel Pointe: All seven sub-items (5A.i through 5A.vii) approved unanimously (5-0). The approvals include: (i) Future Land Use Map amendment (C to RM), (ii) Rezoning (RB1 to R3), (iii) Plat approval for Briskel Pointe at Boca Harbor, (iv) Planned Development master plan and site plan with modifications, (v) Right-of-way abandonment for 6,049 sq ft of Appleby Street at 6750 N. Federal Highway, (vi) Right-of-way abandonment for 5,946 sq ft of Appleby Street at 685 Berkeley Street, (vii) Variance for Arturo's restaurant to allow a 5-foot landscaped yard in lieu of 30 feet.
• Modera Boca: Individual Development Approval approved unanimously (5-0), including technical deviation for parking reduction from 538 to 468 spaces, easement abandonments, transfer of office equivalent development, and conversion of uses.
• Barrel of Monks Brewery: Amended conditional use approval approved unanimously (5-0), expanding tasting areas, modifying hours, authorizing incidental beverage sales, and permitting outdoor alcohol service.
• Adjournment: 7:31 PM.