Boca Raton City Council Workshop on Government Campus Redevelopment - January 5, 2026

The Boca Raton City Council held a workshop meeting on January 5, 2026, at 1:50 PM. The primary focus was a detailed presentation and discussion of the Government Campus Redevelopment Partnership Opportunity, including financial projections and legal agreements for a public-private partnership (P3) with Terra Frisbee. The council also conducted interviews for advisory board vacancies and heard public comments on the redevelopment project. The meeting concluded with council member reports and scheduling remarks for the January 20, 2026 regular meeting.

Board Interviews

• Candidates were interviewed for vacancies on the Affordable Housing Advisory Committee, Citizens Pedestrian and Bikeway Advisory Board, Community Advisory Panel, and Marine Advisory Board. One applicant, a corporate controller with experience at Hard Rock and PWC, interviewed for multiple boards, citing a desire to bridge the gap between the city's redevelopment intentions and the community. Michael Zimmerman applied for the Marine Advisory Board, noting his long-time residency and attendance at Marine Committee meetings as an ad hoc member. No applicants came forward for the Sustainability Advisory Board. The council noted that appointments would be made at the following night's regular meeting.

Public Comments & Testimony

• Joe Magis (254 Northeast 5th Street) pointed to Section 23.24 of the Master Partnership Agreement, which states that failure of the referendum to occur "shall not be deemed a rejection and shall have no effect on the effectiveness of this agreement." He argued that this contradicts the council's commitment to voter approval and proposed more neutral language making the agreement contingent upon a referendum.
• John Perlman (498 Northeast A Street) accused City Attorney Josh Kalar of drafting slanted ballot language and working in coordination with the developer. He claimed that survival obligations after termination are unnecessary and that the contract subverts the will of the people. The mayor responded that these accusations were unsupported and insulting to city staff.
• Mike Lieblson (398 Northeast 3rd Court, running for mayor) stated he spent six hours reviewing the 430-page agreement, which he noted was not searchable. He quoted Section 23.24 similarly, arguing that the agreement could remain in effect if the council pulled the referendum. He also highlighted a $201 million estimated city obligation for public facilities, questioning why the city needed the P3 if it would spend that amount itself. He urged the council to read the entire agreement.
• Judy Morrow (1305 Northeast 5th Avenue) suggested alternative uses for the 7.7 acres of public land, such as tennis courts or a police substation, and questioned the need for a hotel. She criticized developer Terra Frisbee for cutting down trees and paying fines.
• Buffy Tucker (431 Northeast 10th Terrace) called for respect among all parties and urged everyone to do their own homework and be independent thinkers as the city faces pivotal decisions.
• Jonathan Unjin (6501 Congress Avenue) cautioned against approving a first phase with only residential, citing concerns of a repeat of "Camino Square 2.0" where mixed-use promises were delayed or unfulfilled.

Discussion Items

Government Campus Redevelopment Partnership Opportunity

• Deputy City Manager Andy Lukasik presented updates on the downtown redevelopment project, which began with unsolicited proposals in October 2024 and a partner selection in February 2025. He noted that the council would consider introducing an ordinance on January 6 and potentially approving it on January 20, with a referendum scheduled for March 10, 2026.
• The master plan includes 947 total residential units (765 rental with 77 workforce units, 182 condos), 120,000 sq ft of office, 79,000 sq ft retail, 30,000 sq ft grocery, an 180-key hotel, and about 2,000 parking spaces. The project intensity was reduced to about 70-75% of the original submission.
• Financial projections: CBRE estimated non-discounted revenue of $4.1 billion over 99 years, with a present value of $347.2 million. PFM estimated $4.3 billion non-discounted, present value of $330 million, and net present value after operating expenses of $175.8 million. Councilmember Thompson noted these numbers changed from earlier figures ($3.38 billion, $292 million, $138 million), with staff attributing the change to using a percentage rent model instead of a fair market value option.
• City Attorney Josh Kalar summarized the three legal agreements: the Master Partnership Agreement (MPA), Ground Lease, and Development Management and Construction Agreement. He emphasized that the agreements require full financing and permits before construction, the city retains fee simple ownership, and there is no obligation for the city to spend a specific amount on public facilities (the $201 million estimate is an outer limit, not a commitment).
• Councilmember Thompson questioned whether the renderings of civic facilities on the west side of 2nd Avenue were binding; staff clarified they are conceptual and subject to a future community engagement process. Councilmember Nacklas confirmed the city is not obligated to spend a certain amount on public facilities, and Mr. Kaler explained that survival clauses after termination relate to liability, audit rights, and public records obligations.
• Councilmember Thompson requested that the city attorney circulate the proposed amended language for Section 23.24 in writing before the next meeting.

Key Outcomes

• The council took no official action during the workshop; the next steps include a regular meeting on January 6, 2026, for introduction of the ordinance, and a regular meeting on January 20, 2026, at 10 AM for potential approval, followed by a CRA meeting. The referendum is set for March 10, 2026.
• Mayor and council members expressed support for clarifying the referendum language in Section 23.24 to ensure the agreement's effectiveness is contingent on the referendum occurring, as proposed by City Attorney Kalar. The mayor directed staff to prepare the amended language for public review.
• Councilmember Nacklas thanked former City Manager George Brown for his decades of service upon his official retirement.
• The workshop adjourned at 3:15 PM.