Boca Raton Planning and Zoning Board Special Meeting – December 18, 2025

The Planning and Zoning Board held a special meeting on December 18, 2025, at 6:00 PM to consider a single agenda item: a recommendation to the City Council on the advisability of conveying a 99-year leasehold interest in approximately 7.8 acres of city-owned property near the Brightline Station as part of the Downtown Campus public-private partnership (P3) project. After staff presentations and public testimony, the board voted unanimously (7-0) to recommend the lease as advisable from a planning and land-use standpoint.

Public Comments & Testimony

• David Kaye (327 East Royal Palm Road) expressed strong support, arguing the project is essential for downtown revitalization, addresses the need for apartments, and provides funding for aging civic buildings. He criticized opponents for not offering realistic alternatives.
• Richard Warner (1322 Southwest 9th Terrace) opposed the project, calling it a “totally unnecessary corrupt project” and urged the board not to proceed before the March 2026 public vote.
• Stacey Sippel (1239 Westworld Palm Road) gave a historical overview of the past 99 years to argue that long-term predictions are unreliable and that the lease term is too long.
• John Perlman (498 Northeast A Street) opposed the project, stating that the developer's proposed regulations would override city codes and that the public will vote it down on March 10, 2026. He accused the board of being a “rubber stamp” for developers.
• Martha Parker (64 Northwest 7th Street) presented financial analysis (as a CPA) arguing that the city’s discount rate of 4.5% is inappropriate for a commercial real estate P3 and that using industry-standard rates (7–12%) would drastically reduce the project’s projected value. She concluded the city is being undercompensated.
• Michelle Grau (4550 Northwest 23rd Terrace) , also a CPA, provided a reverse analysis showing that even at the city’s low discount rate, the city would receive about $90 million in present value, well below an independent appraisal of $116 million. She called the deal “fiscally irresponsible.”
• Michael Menco (330 Northeast 8th Street) questioned the need for another hotel in Boca Raton, citing many existing hotels, and raised safety concerns about a hotel near Memorial Park and the library.
• Ed Venezia (46-year resident) expressed strong support, praising the developer for incorporating community feedback and arguing the project will generate over $3 billion in revenue without requiring city debt or tax increases.
• Brianna Hanquist (5710A Coteau Circle) opposed the project, expressing concerns about traffic, the loss of Memorial Park, and the relocation of ball fields to Sugar Sand Park. She stated residents overwhelmingly oppose the redevelopment.
• Peg Anderson (120 Southeast Fifth Avenue) supported the project, citing her long involvement with downtown advisory committees and arguing the area is in dire need of revitalization and that the project will boost the entire downtown.
• Martin Bell (761 Southwest Third Street) opposed, alleging the developer’s proposed project management fee of 3.5% on Memorial Park improvements is inappropriate and that the city has not disclosed comparable land sales. He argued the city could develop the land itself and that the financial shortfall is over $100 million.
• Adam Gold (320 Plaza Real) supported the project, arguing that mixed-use development near transit reduces traffic congestion and that existing examples like Mizner Park are successful. He urged the board to support the plan.
• Michael O’Krepke (444 West Palmetto Park Road) supported the project “in substantially similar format,” noting that P3s can be successful if financial considerations are properly incorporated. He emphasized the “do nothing” alternative is worse.
• Jason Haber (3422 Northwest 51st Place) supported the project, describing it as “ending the autocracy of the streetscape” and bringing life to the urban core, repairing 20th-century planning mistakes.
• Eric Lanchette (102 Northeast 2nd Street) supported the project, praising developer Terra Frisbee for professionalism and community engagement, noting the footprint was reduced from 30 to 7.8 acres based on feedback. He argued the project strengthens the tax base and financial resilience.

Discussion Items

• Staff (Deputy City Manager Andy Lucasek and Development Services Director Brandon Chade) presented the project history, the master partnership agreement, and the lease structure. They emphasized that the board’s role is solely to evaluate the lease from a planning and land-use standpoint—not to review economics, developer selection, or specific development proposals. Future actions include comprehensive plan amendments, zoning updates, a March 2026 referendum, and subsequent site plan approvals.
• Staff outlined consistency with the Comprehensive Plan (CBD designation, transit-oriented development policies), the CRA plan (Amended Downtown Plan), and the city’s strategic plan (multiple years of strategic priorities for a vibrant city center and transit-oriented community).
• Board members asked clarifying questions. Chairman Sevell noted the narrow scope. Board Member Mitchell acknowledged the financial concerns raised by public speakers but stated those are not within the board’s purview. He and other members emphasized the lease is consistent with adopted plans and policies. Board Member McDermott suggested the City Council consider periodic milestone check-ins over the 99-year lease term.
• Board Member Matthews expressed support, calling downtown redevelopment long overdue. The board voted unanimously to approve the recommendation.

Key Outcomes

• The board approved a motion (made by Mitchell, seconded by an unnamed member) to recommend to the City Council that the conveyance of a 99-year leasehold interest in the 7.8 acres is advisable from a planning and land-use standpoint. The vote was 7–0 in favor.
• The recommendation will be forwarded to the City Council for consideration in January 2026, along with the Master Partnership Agreement and related leases. The project is then subject to a citywide referendum in March 2026.