Boca Raton Planning & Zoning Board Meeting - September 4, 2025
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Boca Raton Planning & Zoning Board Meeting - September 4, 2025
The Planning and Zoning Board met on Thursday, September 4, 2025, at 6:00 PM at City Hall. The board considered three major items: a mixed-use amendment for the Bocora Residential Center (including a conditional use for a school), a site plan amendment with parking reduction for the TR Danburg Boca retail development, and a city-initiated text amendment to the Commercial Industrial Multifamily Development (CIMD) ordinance. All items were approved by unanimous 7-0 votes. Public speakers raised concerns about traffic, project notice, and the direction of development policy.
Public Comments & Testimony
- Jonathan Unjin (6501 Congress Avenue) spoke against the Bocora Residential Center, arguing the project was improperly noticed, that the CIMD overlay should not apply due to lack of unity of title, and that the fitness center would not function as a genuine public gym. He also criticized the school conditional use. Later, on the TR Danburg project, he expressed strong support, calling it "so overdue, so needed" and noting it would reduce food delivery trips. On the CIMD text amendment, he accused the board and staff of "bending over to developers" and weakening the original intent of the ordinance.
- John Pearlman (498 Northeast A Street) opposed the CIMD text amendment, arguing it would allow developers to avoid building on-site retail and restaurant uses, thereby undermining the commercial-industrial purpose of the CIMD overlay and encouraging standard residential development across the city.
- David Millage (14 Southeast 4th Street) spoke in favor of the CIMD text amendment, stating it merely fixes a drafting glitch and would still require 25,000 square feet of non-residential uses with at least 10,000 square feet of retail/restaurant, either on-site or nearby, without giving developers additional entitlements.
Discussion Items
- Bocora Residential Center (Items 5.A.i & 5.A.ii) – The board held a combined public hearing on two resolutions: (1) a Planned Mobility Development (PMD) amendment to add 21 residential units (total 298) via a CIMD overlay, including four affordable units (19% of the CIMD units), a 2,086-square-foot public fitness center, and an increase in parking structure height; and (2) a conditional use approval for a 2,000-square-foot micro‑hybrid school (IXEED Academy) within an existing office building. Staff supported approval with conditions, including that the fitness center be operated by a distinct commercial entity. The applicant’s attorney, Ellie Zacharitis, explained the school component was needed to allow state vouchers. Board members questioned the adequacy of the fitness center as a retail use and traffic impacts at the Congress Avenue/65th Street intersection. Opponent Jonathan Unjin argued the project was improperly noticed and that the parking garage access would create conflicts. The board approved both items 7-0.
- TR Danburg Boca (Item 5.B) – A site plan amendment to construct two one‑story retail/restaurant buildings totaling 10,505 square feet with a single drive‑through operation (corrected from two), plus a technical deviation to reduce parking from 91 to 64 spaces. Staff recommended approval, citing the mixed‑use nature of the Danburg PMD, existing shuttle connections, and a $17,000 contribution to the city’s shuttle program. Public speaker Jonathan Unjin voiced strong support. The board unanimously approved the amendment.
- CIMD Text Amendment (Item 7.A) – An ordinance to amend Section 28-1644 of the city code to allow CIMD projects to satisfy the non‑residential use requirement through a combination of on‑site and off‑site non‑residential uses, provided the total is at least 25,000 square feet (including 10,000 square feet of retail/restaurant/services). The amendment also corrects a scrivener’s error. Senior Planner Peter Begovich explained the change fixes a glitch that prevented mixed on‑site/off‑site compliance, which was the original intent. Board members noted the amendment would encourage more CIMD development and increase on‑site retail in areas lacking it. Public critics argued it weakened the ordinance. The board voted 7-0 to recommend approval to the City Council.
Key Outcomes
- Bocora Residential Center – PMD/CIMD Amendment (5.A.i): Approved 7-0 (motion by Sevell, second by Mitchell). The resolution will be forwarded to the City Council as a recommendation.
- Bocora Residential Center – Conditional Use for School (5.A.ii): Approved 7-0 (motion by Mitchell, second by Dornblaser).
- TR Danburg Boca Site Plan Amendment (5.B): Approved 7-0 (motion by Dornblaser, second by Mitchell).
- CIMD Text Amendment (7.A): Approved 7-0 (motion by Mitchell, second by Morgan). The ordinance will go to the City Council for final adoption.
- Next Meeting: The board noted a special meeting on September 24, 2025, to consider items related to the Downtown Campus Master Plan.
Meeting Transcript
Good evening. It's six o'clock. Today is September fourth, twenty twenty-five. This is the planning and zoning board meeting of the city of Boko Ratone. Will everyone please rise for the Pledge of Allegiance? Kathy, please call the roll. Mr. Sav. Yes. Mr. Doran Clazer. Here. Mr. Mitchell. Present. Mr. Morgan. Here. You have a quorum. Thank you. I'll ask the city attorney to pro to explain the process. Evening, Mr. Chair, members of the board, Chris Fernandez, City Attorney's Office. Rules of the City Council provide that each applicant requesting approval, relief, or other action from the Planning and Zoning Board shall disclose at the commencement of the public hearing any consideration 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. Okay. Thank you. Will anybody who is going to speak on any item that's on the agenda please rise and be sworn in? Do you swear or affirm that any testimony you may give during this public hearing will be truthful and accurate? Thank you. Thank you. First item is Bokora Residential Center. It's 6401 Congress Avenue. Kathy, please read that item into the record. Oh, by the way, there's two parts to that 5A1 and 5A2, which will be conducted contemporaneously but voted on separately. Bokora Residential Center, 6401 Congress Avenue. One. A resolution of the City of Operatone considering for the approximately 21.35 acre property, generally located at 6401 through 6481 Congress Avenue, an amendment to an approved planned mobility development PMD Master Plan and Site Plan, Resolution No. 137 2020, as amended by Resolution No. 32, 2022 to incorporate and authorize a commercial industrial multifamily development, CIMD, to A, add 21 additional residential dwelling units to an approved 277 unit multifamily residential building for a total of 298 units, including four affordable housing units. B, add 24,852 square feet of floor area in the eight-story multifamily residential building. C. Increase height of the approved parking structure associated with the multifamily residential building from six levels to seven levels to accommodate 45 additional parking spaces and authorize an approximately 2,086 square foot fitness facility on the ground floor of the multifamily residential building. Providing for repealer, providing an effective date. Two, a resolution of the City of Boca Ratone considering for the approximately 21.35 acre property generally located at 6401 through 6481 Congress Avenue. A conditional use approval pursuant to Section 28978 code of ordinances to authorize a 2,000 square foot school within an existing 17,355 square foot building in the Light Industrial and Research Park, LIRP zoning district, providing for repealer, providing an effective date. Thank you. Thank you. I did have a Zoom meeting with Ellie Zacharitis, the attorney for the applicant, and I visited the site. Mr.
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