Planning & Zoning Board Meeting: August 21, 2025

The Boca Raton Planning and Zoning Board met on August 21, 2025, at 6:00 PM. The meeting was chaired by Arnold Sevell. The board approved minutes from July 17, 2025, and then considered five quasi-judicial public hearing items. Decisions included approvals for an AutoZone conditional use, Martin Manor Phase II expansion, Mizner Plaza hotel and sale of city property, a telecommunications easement in Spanish River Park, Camino Square Phase II, and a wall height variance for a residence. The meeting adjourned at 9:43 PM.

Consent Calendar

• Minutes of July 17, 2025: Approved unanimously.

Public Comments & Testimony

• Mizner Plaza / Sale of City Property (Item 5C): Multiple residents of Tower 155 and others spoke in opposition. Concerns included traffic congestion, the alley width (20 feet), parking deficits, structural safety (citing Champlain Towers collapse), and the sale process of city-owned land without an open market. The project representative, Ellie Zacharitis, defended the project, noting a 54-foot separation from Tower 155, underground parking, and a public park. The board also heard from the developer, Armin Batmasian, who urged approval for downtown revitalization.
• Camino Square Phase II (Item 5E): One resident, John Perlman, raised objections about the transfer of office equivalent development between subareas, arguing it undermined the downtown plan and that the agenda incorrectly listed subarea G (later corrected by staff). Another speaker, Alexandra Abelo, questioned height increases in downtown.
• Spanish River Park Easement (Item 5D): Kenneth Curator (San Remo Club) inquired about the easement's impact on green space and potential noise/humming. William Swam raised concerns about previous litigation with Telxius and potential violation of a voter referendum. Staff and the applicant responded that all work would be underground and the land would remain green.
• Tuttle Residence Variance (Item 6A): One speaker (John Perlman) opposed a 10-foot wall variance, arguing it should apply uniformly and that the neighbor who added fill illegally should bear the cost. The property owner, Monica Tuttle, responded that the wall is needed for privacy given a second-story neighbor window and that both adjacent neighbors support the variance.

Discussion Items

• AutoZone (Item 5A): Request for conditional use to allow ~10,560 sq ft retail in an existing M-2 zoned building. Staff recommended approval with conditions including landscaping and parking improvements (10 to 12 spaces, one ADA). The applicant described a full remodel. No public testimony. Board approved 6-0.
• Martin Manor Phase II (Item 5B): Two related items: a Future Land Use Map amendment and a Site Plan resolution to add 105 low-income housing units (total 200 units) in two 3-story buildings, with technical deviation (parking reduction from 393 to 259 spaces) and two setback variances (south setback 28 ft vs 32 ft, east setback 25 ft vs 62 ft). Staff supported. Applicant noted 47 units remain on site, construction underway on Phase I. Board approved both items 6-0.
• Mizner Plaza Hotel & Sale of City Property (Item 5C): IDA for a 12-story, 242-room hotel with 34,840 sq ft retail and 152,322 sq ft underground parking. Also an ordinance to sell 0.29 acres city-owned parcel for $2.37 million (after appraisal revision) with credits for park construction and maintenance. Technical deviation to reduce parking from 569 to 372 spaces. Transfer of office equivalent development from subareas D, E, G to B. Board discussed concerns about city land tie-up, extension provisions, and unity of title. Staff noted that the ordinance has a 4-year completion deadline. The IDA was approved 5-1 (McDermott dissenting); the sale ordinance was approved 5-1 (McDermott dissenting).
• Spanish River Park Easement (Item 5D): Sale of a 0.493-acre telecommunications easement for $2,684,000 (appraised) to Telxius for underground cables. The easement is in two parts within the park. Staff recommended approval. Board clarified it is an easement sale, not land sale. Approved 6-0.
• Camino Square Phase II (Item 5E): IDA amendment to change 37,399 sq ft retail to 394 residential units in two 8-story buildings, plus 8,632 sq ft retail and parking structure. Transfer of 60,255 sq ft office equivalent from subarea A to G (later corrected to subarea D by applicant). Technical deviation for one-foot driveway width reduction. Applicant noted $2 million in voluntary traffic improvements. Board approved 5-1 (Mitchell dissenting).
• Tuttle Residence Variance (Item 6A): Variance to allow a wall up to 10 ft along north and south property lines (max 6 ft) due to grade differences from a raised foundation (required after 2022 flood). Neighbors support. Board approved 6-0.

Key Outcomes

• AutoZone Conditional Use (5A): Approved 6-0.
• Martin Manor Phase II – FLUM Amendment (5B.i): Approved 6-0.
• Martin Manor Phase II – Site Plan Resolution (5B.ii): Approved 6-0.
• Mizner Plaza IDA (5C.i): Approved 5-1 (Ms. McDermott dissenting).
• Mizner Plaza Sale of City Property (5C.ii): Approved 5-1 (Ms. McDermott dissenting).
• Spanish River Park Easement Sale (5D): Approved 6-0.
• Camino Square Phase II IDA Amendment (5E): Approved 5-1 (Mr. Mitchell dissenting).
• Tuttle Residence Wall Height Variance (6A): Approved 6-0.