Boca Raton CRA Regular Meeting – July 14, 2025

The Boca Raton Community Redevelopment Agency (CRA) held its regular meeting on Monday, July 14, 2025, at 1:30 PM, adjourning at 3:27 PM. The meeting included a quasi-judicial public hearing for the Modera Boca residential project, public comments on downtown redevelopment and other topics, and a discussion on digital kiosks. The meeting opened with a moment of silence for the Texas Hill Country tragedy and the Pledge of Allegiance.

Consent Calendar

• Agenda Amendment: Item 6B (Resolution 2025-07-CRA, appeal of the Boca Beach Jewish Center) was unanimously deleted after the appellant withdrew the appeal.
• Minutes: The minutes of the June 9, 2025 regular meeting were approved unanimously.

Quasi-Judicial Public Hearing: Modera Boca (DDRI IDA CRP-24-01)

• Project Description: The applicant sought an Individual Development Approval (IDA) to construct a 306-unit, 12-story multifamily residential building at 400 South Dixie Highway (approx. 1.71 acres). The project includes a 7-level parking garage (one level below grade), 468 parking spaces (a reduction of 70 from the required 538), a 6-foot sidewalk (amended to 8 feet), a new public pocket park on an adjacent city-owned lot, and streetscape improvements. The building height is 131 feet 2 inches (max 141 feet 11 inches with architectural features). The proposal also includes a transfer of office equivalent development (127,500 square feet) from Subareas A and B to Subarea D.
• Staff Presentation: Jacob German, city planner, detailed the project's compliance with the Downtown Development and Regional Impact (DDRI) ordinance and the Integrated Downtown Guidelines (IDG). The project was recommended for approval by the Community Appearance Board (5-0), the Planning and Zoning Board (5-0), and staff.
• Applicant Presentation: Ali Zacharitis (attorney) and Mark Jacobson (landscape architect) presented the project, emphasizing pedestrian-friendly design, a 26-foot setback, extensive landscaping, tree preservation efforts, and a voluntary contribution to the downtown circulator (approx. $15,000/year). The applicant agreed to amend the sidewalk width to 8 feet.
• Public Testimony:
  • Support: Tyree Boykin (office owner in existing building) and Derek Vanderploog (condo association vice president) spoke in favor, citing the need for new housing, improved streetscape, and revitalization of Dixie Highway. Ignacio Diaz (Group P6) expressed gratitude for collaboration.
  • Opposition: Monique Rambo opposed the project, citing excessive height, loss of banyan trees, inadequate parking analysis, and underestimation of traffic and school impacts. Jonathan Unjin criticized density, parking reduction, and the transfer of development rights, and questioned the city's focus on downtown over other areas.
  • Questions: Rita Head asked about rental rates (starting in low $2,000s) and affordability.
• Amendment and Vote: A motion to amend the IDA to require an 8-foot sidewalk (instead of 6 feet) passed unanimously by voice vote. The main motion to adopt DDRI IDA CRP-24-01 as amended passed 5-0 (Commissioners Singer, Drucker, Thompson, Nachlas, and Chair Wigder all voting yes).

Public Requests & General Comments

• Citizens spoke on several topics outside the quasi-judicial hearing:
  • Dixie Highway Improvements: Tyree Boykin urged the formation of a committee to study beautification of the corridor.
  • Government Campus / Tennis Center: Vic Rose and Judy Morrow requested that the city commit to replacing the 10 tennis courts at the Boca Raton Tennis Center before demolition, and urged action on the Meadow Park tennis facility. Morrow noted the center is 62 years old.
  • Save Boca Initiative: John Perlman promoted a petition to require public votes on any sale or lease of public land over half an acre, criticizing the city’s lack of independent cost-effectiveness and public benefit analyses for the public-private partnership.
  • Digital Kiosks: Monique Rambo questioned the value of spending $394,000 to $525,000 on five kiosks, noting she had never seen anyone use the existing kiosks at Royal Palm Place.
  • Transparency and Information: Rita Head and Diane Glenny submitted numerous questions about the government campus project, including costs, phasing, financial obligations, and the city’s risk. They requested better public communication.
• Chair Wigder and Commissioner Singer acknowledged the questions and noted that many would be addressed in future workshops and reports. Staff will transcribe the questions and provide responses.

Discussion Items

• Digital Kiosks Update (Director’s Report): Downtown Manager Ruby Riley presented a revised proposal from Toshiba Outdoor Solutions for a pilot program of 1–5 kiosks without advertising, with a five-year lease ($525,394 total) or purchase ($394,870 total). Locations near transit were proposed. Commissioners expressed concerns about visual clutter, sidewalk space, cost, and the lack of demonstrated need. Commissioner Drucker supported the concept for tourism and technology parity with other cities. No consensus was reached; the board directed staff to explore alternative ways to enhance information availability (e.g., improved mobile website) and consider options in the future.

Key Outcomes

• Modera Boca IDA Approved: DDRI IDA CRP-24-01 was approved unanimously (5-0) with an amendment to require an 8-foot sidewalk. The project will proceed with 306 rental units, a 468-space parking garage, a new public park, and transit contributions.
• Agenda Deletion: Item 6B (Boca Beach Jewish Center appeal) was withdrawn and removed from the agenda.
• Digital Kiosks: No decision made; staff will investigate other methods of disseminating downtown information.
• Public Engagement: The CRA will provide written responses to the questions raised during public requests.

Commissioners' Reports

• Chair Wigder gave a detailed presentation on the CRA’s tax increment financing (TIF), downtown redevelopment history, and the need to invest in Subarea A infrastructure before the CRA expires in 2042. He emphasized that the transit-oriented development (TOD) will generate new tax base to fund improvements without burdening residents.