Boca Raton Planning and Zoning Board Regular Meeting - February 5, 2026

The Planning and Zoning Board met on February 5, 2026, to consider several quasi-judicial and legislative items, including a mixed-use redevelopment at 101 E Palmetto Park Road, a major residential and fitness center expansion at The Boca Raton resort, a city-initiated text amendment to align building heights in R-2 and R-3-D districts with single-family districts, and a package of downtown campus master plan ordinances. All items were recommended for approval to City Council with unanimous votes.

Consent Calendar

• Approved the minutes of the January 8, 2026 regular meeting.

Public Comments & Testimony

• Donna Bloomberg (101 E Camino Real) opposed the reduction of parking from 59 to zero spaces at 101 E Palmetto, arguing that eliminating parking hurts local residents who drive and that the city is allowing developers to waive parking requirements without providing infrastructure.
• Mark Clayman (434 Addison Estates) requested details on construction timeline, impact on Addison Estates, and contact information for sales.
• Stephanie Rosenzwag (200 SE Mizner Boulevard) expressed concerns about construction traffic and safety at the SE Mizner Boulevard entrance, requesting a defined construction management plan and assurance that the entrance would not become a construction or resident entry.
• Michael Martin (downtown resident) questioned why the downtown campus ordinances are being considered before a public referendum, and raised traffic congestion issues.
• Donna Bloomberg also commented on the downtown campus items, questioning infrastructure planning, relocation of government employees, and potential taxpayer burden.

Discussion Items

101 East Palmetto (IDA)

• Staff presented a proposal to convert 2,555 sq ft of second-floor retail to four studio apartments, add a 2,382 sq ft courtyard, and a 550 sq ft outdoor seating area for a new restaurant, with a technical deviation to reduce parking from 59 to zero spaces, relying on a Transportation Demand Management program including transit passes and annual contributions.
• Board members suggested moving outdoor seating from the sidewalk to the courtyard. The applicant agreed to modify condition 10 to allow seating in the courtyard.
• The board approved the item with that modification.

The Boca Raton Residential and Parking Structure (Items 5.B.i-iv)

• Four related applications for a 1.774-acre portion of the resort: Future Land Use Map amendment from PR to RH, rezoning from REC to R-5, master plan amendment, and site plan for an 8-story, 76-unit residential building with underground parking.
• Staff noted the building height (100 ft) is comparable to nearby structures, and the project includes a 6-ft sidewalk along Mizner Village Boulevard.
• The applicant (Bonnie Miskel, Jim Tinson) explained the project replaces a golf maintenance facility, adds 14 net new units (from 1,126 to 1,140), and protects mature trees.
• Public comment: pedestrian safety and construction traffic concerns. Staff clarified that the Mizner Village Boulevard entrance is restricted to hotel employees and service vehicles per existing condition, but construction entrance is not specifically prohibited.
• All four items were approved unanimously.

The Boca Raton Fitness Center (Items 5.C.i-ii)

• Conditional use and site plan for a 3-story, 31,695 sq ft fitness center (52 ft tall) in the REC district, exceeding the 25-ft height limit.
• The facility will replace an existing cart staging area near the golf clubhouse, with improved landscaping and no increase in vehicle trips or parking.
• The board approved both items.

Building Height in Single Family, R-2, and R-3-D Districts (Item 7.A)

• City-initiated ordinance to amend height limits in R-2 and R-3-D districts to match single-family districts (allowing up to 35 ft on 40% of roof area for architectural quality, and conditional use for non-residential over 25 ft).
• Staff explained the change corrects a historical oversight and provides consistency. The board approved.

Downtown Campus Master Plan Ordinances (Items 7.B.i-ii, 7.C, 7.D)

• Four related ordinances: (1) Future Land Use Map amendment redesignating ~9.82 acres (library/Brightline site and adjacent block) to Central Business District; (2) Comprehensive Plan policy amendment to replace the DDRI Development Order with new land development regulations; (3) DDRI amendment adding the properties, reallocating 322,199 sq ft of Office Equivalent development rights to Subarea A, and removing transfer limits; (4) New Downtown Zoning District with form-based code, first subdistrict for the Government Center area.
• Staff emphasized that the new regulations are needed because the DDRI expires in 2028, and the ordinances enable the Downtown Campus P3 project subject to a future referendum.
• Public comment questioned the timing and traffic impacts.
• The board approved all four items.

Key Outcomes

• 101 East Palmetto: Approved with modification to allow outdoor seating in the courtyard (5-0).
• Boca Raton Residential (FLUM, Rezoning, Master Plan, Site Plan): All four items approved (5-0 each).
• Boca Raton Fitness Center (Conditional Use, Site Plan): Both approved (5-0 each).
• Building Height Text Amendment: Approved (5-0).
• Downtown Campus Ordinances (FLUM, Policy, DDRI, Zoning District): All four approved (5-0 each).
• All recommendations will be forwarded to the City Council.