Boca Raton City Council Workshop Meeting - December 1, 2025

The Boca Raton City Council held a workshop meeting on Monday, December 1, 2025, beginning at 2:14 PM and adjourning at 3:45 PM. The meeting focused on board interviews for the Planning and Zoning Board, a detailed independent financial analysis of the Government Campus Redevelopment Partnership Opportunity by PFM Group Consulting LLC, and public comments on the project and related election matters. No consent calendar items were considered.

Board Interviews

• The Council interviewed four applicants for the Planning and Zoning Board: Les Matthews, Harry Miraboli, Michael Brenner, and Charles Graves. Each applicant presented their professional background, community involvement, and reasons for wanting to serve. Appointments will be made at the following regular meeting (December 2, 2025). No applicants were present for other boards (Affordable Housing Advisory Committee, Community Advisory Panel, Marine Advisory Board, Sustainability Advisory Board).

Public Comments & Testimony

• On the Government Campus Project:
  • John Perlman (498 NE A Street) criticized the PFM analysis, arguing the deal results in a negative net present value when including capital costs, and questioned the fiduciary duty of city consultants. He also expressed concern that the city may accept an appraisal from the developer without independent review.
  • Michelle Grau (4550 NW 23rd Terrace), a CPA, argued that the deal’s terms favor the developer, citing base rent only 35% of projected revenue, a 75% fair market floor as a concession, and risk from potential property tax structure changes. She asserted that the city could achieve better returns by issuing municipal bonds alone.
  • Judy Morrill (1305 NE Fifth Avenue) questioned the three-to-four-generation projection horizon, calling 99-year agreements unpredictable. She also referenced the public park petition process.
  • Joe Majors (254 NE Fifth Street) requested the Walter Duke appraisal immediately, criticized the ballot language for not accounting for the construction cost funding gap, and claimed a breach of fiduciary duty.
  • An additional speaker (unidentified) characterized the assumptions as “twisted to benefit the city” and called the project “insane.”
• On the Safe Boca Petition and Election:
  • John Perlman presented slides stating the city did not defend the petition signatures in court, that the city can run its own election independent of the Supervisor of Elections, and urged the city to hold a special election within 90 days.
  • Councilmember Drucker and City Attorney Kohler responded, clarifying that the court ruled the petition language unconstitutional regardless of timing, and that the city relies on the Supervisor of Elections for all elections.

Discussion Items

• Government Campus Partnership Opportunity (Item 5A): Deputy City Manager Jim Service introduced PFM’s independent financial report. Kevin Plensler and Mallory Richards (PFM) presented:
  • Economic impact analysis (construction and ongoing operations) and fiscal impact analysis (revenues and expenditures for the city).
  • Scenario 4 (current plan) projected a net fiscal benefit of $8.5 million in year 10, with a 99-year net present value of $138.1 million (using a 5% discount rate).
  • Construction costs for public improvements (city hall, community center, police substation, parking, parks) estimated at $201 million.
  • Bond financing capacity from project revenues was roughly $114 million, leaving a funding gap of about $87 million. Options to cover the gap include using CRA bond capacity ($170M), proceeds from the golf course sale ($34.8M designated for recreation), and CRA cash reserves ($49.5M).
  • PFM excluded transfer fees and upside profit sharing from their revenue projections as too uncertain, and included operational expenditures (fire, police, parks) which had not been in earlier CBRE projections.
  • Council members asked questions about discount rate (5%, conservative), treatment of CRA termination in 2042-2043, cost estimate basis, and the conservative approach to ground rent.
• Councilmember Proposal on Land Disposition: Councilmember (unspecified) introduced a draft ordinance requiring multiple public hearings and written findings for any sale or lease of city-owned land greater than half an acre, to address concerns raised by the failed charter amendment. The item will be discussed further at the next meeting.

Key Outcomes

• Board interviews for Planning and Zoning Board concluded; appointments will be made December 2, 2025.
• The Government Campus project will be further debated at the city council meeting on December 2, 2025, with the ballot question still under consideration.
• A new ordinance regarding disposition of city land was proposed for future discussion; no vote taken.
• The Council affirmed that the court ruling on the Safe Boca petition found the language unconstitutional, independent of election timing, and that the city followed its charter in scheduling the election.