Planning and Zoning Board Meeting - March 5, 2026: Mizner Plaza Hotel IDA Recommendation
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Planning and Zoning Board Meeting - March 5, 2026
The Planning and Zoning Board (PZB) held a quasi-judicial public hearing on March 5, 2026, at 6:00 PM to consider a recommendation to the Community Redevelopment Agency (CRA) for an Individual Development Approval (IDA) for the Mizner Plaza Hotel project. The project, located at 132 and 170 Northeast 2nd Street, seeks to construct a 12-story, 219-room hotel with retail, restaurant, and spa uses, along with a parking reduction and transfer of development rights. The board voted 6-0 to recommend approval with two added conditions.
Public Comments & Testimony
- Tower 155 Residents (Opposition): Multiple residents spoke against the project. Concerns included the alley widening to 20 feet for two-way traffic, potential structural damage to Tower 155 during construction, increased traffic congestion, use of city land for private benefit, and the project not addressing affordable housing needs. One resident, Bob Simpkins, accused the board of ignoring residents and rushing the vote before upcoming elections. Another resident, Jeffrey Weinstein, argued the project required numerous waivers and was not an "of-right" development. Attorney Ellen Bogdanov requested additional conditions for structural surveys and vibration monitoring.
- Shelley Nesbitt (Support): A nearby single-family homeowner expressed support, citing the project's walkability, iconic design, and benefits for the community, including additional hotel inventory for visiting families.
- Gina Waldorn (Concern): A resident who grew up in the area expressed concern that the project caters to a wealthy demographic and does not reflect the middle-class, affordable character of Boca Raton.
Discussion Items
- Staff Presentation: Senior Planner Susan Lesser presented the IDA request, highlighting the project's compliance with downtown plans, pedestrian-friendly design (15–19 ft sidewalks, 20 ft staircase aligned with Mizner Park), and the technical deviation to reduce parking from 557 to 328 spaces based on a parking demand analysis. The project originally included a city-owned parcel for a park, but that was removed after opposition. Staff recommended approval.
- Applicant Presentation: Attorney Ellie Zacharitis presented the revised application, noting the removal of the city-owned lot and underground parking, reduction of hotel rooms from 242 to 219, and conversion of 4,000 sq ft of restaurant to a spa. She emphasized the building's design, including 40 ft of public space on the first two floors, a motor court for rideshare, and a 20 ft alley expansion (from 10 ft to 20 ft). She argued the parking code is archaic and that the project's parking is adequate. She also stated that Tower 155 is the tallest building downtown (160 ft) and that the project was designed to maximize views, leaving over 200,000 sq ft of leasable space unbuilt.
- Board Questions: Board members asked about underground parking viability, public access to parking, trash pickup timing, and loading dock conditions. The applicant clarified that parking is efficient due to the rectangular lot, and that trash pickup will be timed and not occur between 7–9 AM.
- Tower 155 Attorney Response: Ellen Bogdanov reiterated requests for pre-construction surveys and vibration testing, and asked that the alley be widened further or made one-way. The applicant agreed to three of five conditions and committed to working on the remaining two.
- Board Discussion: Members expressed disappointment that the city-owned parcel was no longer included as a park, but acknowledged that many concerns from Tower 155 residents mirror those raised when their own building was approved. The board emphasized that their role is not to address all neighbor concerns but to evaluate the application against code.
Key Outcomes
- Motion and Vote: Board member made a motion to approve the IDA as proposed, with two added conditions: (1) a structural survey of Tower 155 and surrounding property, and (2) vibration testing during construction. The motion was seconded and passed unanimously (6–0). Board member Morgan was absent.
- Next Steps: The recommendation will be forwarded to the CRA for final consideration. The applicant will continue to work with Tower 155's attorney on additional conditions.
- Meeting Adjourned: The meeting concluded at approximately 7:11 PM.
Meeting Transcript
Today is March 5th, 2026. It is 6 p.m. This is the planning and zoning meeting of the city of Boca Raton. Will everyone please rise for the Pledge of Allegiance? Pledge to the United States of America. And to the Republic for which one nation under God, indivisible justice for all. Okay. Thank you. Kathy, please call the roll. Chair Savell. Here. Vice Chair Dornblazer. Here. Mr. Mitchell. Here. Ms. McDermott. Here. Mr. Matthews. Here. Mr. Morobley. Here. Mr. Morgan is absent. You have a quorum. Okay, thank you. We don't have any minutes this evening, but we have a quasar judicial and related public hearing. I'd ask the city attorney to explain that procedure. Evening, Mr. Chair, members of the board, Chris Fernandez, Senior Assistant City Attorney. The rules of the City Council provide that each applicant requesting approval, relief, or other action from the planning and zoning board this evening shall disclose at the commencement of the public hearing any consideration or payment provided or committed directly or on its behalf for an agreement to support or withhold objection to the requested relief or action. A copy of a copy of the quasi-judicial rules governing tonight's public hearing are attached to the agenda and are available from the city clerk. Okay, thank you. Would everyone who is going to speak this evening please rise and be sworn in? Do you swear or affirm that any testimony you may give during this public hearing will be truthful and accurate? Thank you. Thank you. With that, uh Kathy, please read the Meisner Plaza 5A is the only item on the agenda. Please read that into the record. Consideration of an individual development approval by the Boca Ratone Community Redevelopment Agency for the Meisner Plaza Hotel Project on two parcels totaling approximately 1.65 acres, generally located at 132 and 170 Northeast 2nd Street, to authorize construction of a 12-story 275,412 square foot, 219-room hotel, which includes a combination of individual rooms and suit, 30,840 square feet of retail high, consisting of 12,000 square feet of restaurant use and 18,840 square feet of retail, and internal structured parking totaling 131,134 square feet with a maximum height not to exceed 140 feet zero inches, with architectural features with a maximum total height not to exceed 141 feet six inches, together with a technical deviation from paragraph 24B3 of the DDRI development order to reduce the required number of off-street parking spaces from 557 spaces to 328 spaces, a reduction of 229 spaces, and a transfer of 154,815 square feet of office equivalent development based upon an equivalency factor for retail and office from downtown sub-area D to downtown sub-area B, resulting in approximately zero square feet of office equivalent development remaining in downtown sub-area B and approximately 279,815 square feet of office equivalent development remaining in downtown sub-area D and including a conversion of uses within sub area B, providing for repealer, providing an effective date. A few people just walked in. If any of you are going to speak, please stand up and be sworn in. Okay, seeing none. Okay, thank you. With that, uh last for exparte communications, Mr. Morobley. I had discussions with counsel for the applicant, Ellie Zacharitis.
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