Boca Raton Community Redevelopment Agency Regular Meeting – October 14, 2025

The Boca Raton Community Redevelopment Agency (CRA) held a regular meeting on October 14, 2025, at 10:02 AM. The primary agenda item was a quasi-judicial public hearing for an amendment to the Camino Square Phase 2 Individual Development Approval (IDA), which would replace previously approved retail with 394 residential units and reduced retail. After hearing public testimony and deliberating, the board voted to postpone the item to allow for further design discussions and a revised traffic study.

Consent Calendar

• Unanimously approved the minutes of the regular meeting of September 22, 2025.

Public Comments & Testimony

• Dr. Brian Kritchman (155 East Boca Raton Road) raised concerns about structural issues at a nearby building (Tower 155) and asked for a halt to projects with the same architect/developer, as well as an external investigation of city building inspections. Chair Wigder directed comments to the current project.
• John Perlman (498 Northeast Eighth Street, founder of Save Boca) opposed the project, arguing that the developer had promised commercial space in Phase 1 and was now reducing it by over 75%. He also criticized ex-parte communications.
• Les Wilson (649 Southwest 14th Street) expressed concerns about pedestrian and bicycle infrastructure between the site and retail across Camino Real, noting a narrow six-foot sidewalk and unsafe crossing conditions.
• Mike Liebelson (398 Northeast Third Court) questioned the extent of ex-parte negotiations and asked whether the city had an independent traffic consultant.
• Martha Parker (64 Northwest 7th Street) argued the retail reduction undermines walkability for surrounding single-family neighborhoods and noted East Boca already lacks retail.
• Pam Pashki (341 Southwest 2nd Street) objected to the eight-story building heights on Third Avenue, traffic impacts, and the inadequacy of proposed pocket parks.
• Betsy Nieporte (404 Southwest 7th Terrace) raised concerns about traffic on Third Avenue, stating it is already dangerous and the pocket park attracts homeless individuals.
• Richard Warner (1322 Southwest 9th Terrace) said Phase 1 was terrible and Phase 2 is worse, urging the board to reject the project and preserve the original shopping center.
• Maria Blair (1072 9th Terrace) said Camino Real has become a freeway, making walking/biking dangerous.
• Judy Morrow (1305 Northeast Fifth Avenue) expressed nostalgia for Kmart and wished the city would return to a four-story height limit.

Discussion Items

• Staff Presentation: Susan Lesser (Senior Planner) and Brian Shad (Development Services Director) outlined the request: 394 residential units, 8,632 sq ft of retail (with a technical deviation to reduce driveway width by one foot), abandonment of two utility easements, and a transfer of 60,255 sq ft of office equivalent development from Subarea D to Subarea G. Staff noted the project reduces traffic by 1,153 daily trips compared to the approved plan and recommended approval. The Community Appearance Board (5-0) and Planning & Zoning Board (5-1) had both recommended approval.
• Applicant Presentation: Ellie Zacharitis (attorney for FCI and Kimco) argued that retail at the site is not viable due to lack of visibility and inability to secure an anchor tenant. She noted that Phase 1 invested over $3 million in off-site traffic improvements. The applicant offered to convert eight ground-floor residential units to 8,300 sq ft of additional retail (totaling about 17,000 sq ft of retail plus 3,000 sq ft of office) and pledged 5% workforce housing in Phase 2 voluntarily. The applicant stated the project meets all code requirements.
• Commissioner Questions and Concerns:
  • Chair Wigder voiced significant concerns: the amount of retail remains too low (even with the offered increase), the design lacks integration with the street, the OE transfer seems inappropriate for Subarea G, and the traffic data should be independently reviewed. He noted a personal observation of a dangerous driving incident at the intersection.
  • Commissioner Drucker agreed with the retail concerns and wanted to see Les Wilson’s pedestrian safety video and more data on intersection accidents.
  • Commissioner Nachlas questioned whether the project meets the downtown vision (Ordinance 5581) and noted the retail reduction remains about 55-56% of what was approved. She also welcomed the workforce housing offer but felt it came late.
  • Commissioner Thomson highlighted Phase 1’s positive impact in eliminating blight and sober homes, and supported working further with the applicant.
  • Mayor Singer appreciated the applicant’s willingness to add retail but wanted more clarity on how it would be integrated to create a compelling reason to visit. He noted the applicant’s good faith in past traffic improvements.

Key Outcomes

• Motion to Postpone: Commissioner Wigder moved to postpone the matter indefinitely, with the proviso that the applicant meet with staff within 30 days to present revised plans addressing the board’s concerns. Commissioner Drucker seconded. The motion passed unanimously (5-0). The CRA will receive a status update at the November 17, 2025 meeting. If no substantive progress is made, the application may be considered withdrawn and would require a new filing.
• Next Steps: The applicant is to work with staff and bring forward a plan with additional commercial/retail space, possibly with modified unit mix and improved street activation. A revised traffic study and any additional data on pedestrian/bike safety will also be reviewed.

Note: Public comments on the downtown campus were deferred to the subsequent workshop meeting.