Boca Raton Community Redevelopment Agency Regular Meeting – May 11, 2026

The Boca Raton CRA held a regular meeting on May 11, 2026 at 1:30 PM, chaired by Andy Thomson, with Vice Chair Yvette Drucker and Commissioners Michelle Grau, Jon Pearlman, and Stacy Sipple present. The meeting focused on a single quasi-judicial public hearing for an Individual Development Approval (IDA) at 101 E. Palmetto Park Road, which was ultimately postponed to June 9, 2026 after extensive discussion and public testimony. The meeting also included approval of prior minutes, public requests, and commissioner reports.

Consent Calendar

• Minutes of April 27, 2026: Approved unanimously by voice vote (all aye).

Public Comments & Testimony

During the 101 E. Palmetto Park Road public hearing:

• Juan Caicedo (architect, speaker) urged approval, stating the project would activate a dead corner, preserve a historic building, and provide attainable housing. He argued that keeping the historic structure contributes to downtown character.
• Howard Greenberg (resident, pedestrian/bike committee member) asked that the design ensure adequate sidewalk width for pedestrian passage, and suggested converting on-street parking to a wider sidewalk/bike path.
• Joe Majus (resident) opposed the project, arguing the term “affordable” was undefined and that comparable studio apartments in the area rent for $2,675/month, making them unaffordable for low-income residents. He also questioned the reliance on transit connectivity, noting few people use PalmTran or Tri-Rail to reach restaurants, and alleged that the current building leases parking from an adjacent property—a fact not mentioned.
• Jonathan Rungeon (resident and property owner) expressed concern about a restaurant with no parking, stating that most people still drive. He also questioned the transit fee calculation, suggesting the Circuit shuttle would be more impacted than the bus system.

During Public Requests (after the hearing):

• Earl Starkov (resident) raised public safety concerns about cumulative traffic, parking stress, and emergency access in the downtown CRA, noting the project would add an estimated 99 daily trips. He called for a broader empirical review of downtown operational impacts.
• Juan Caicedo (second appearance) spoke about placemaking and preserving historic character, urging the CRA to consider the value of retaining older buildings rather than requiring redevelopment.
• Dan Gwynn (president, Boca Raton Cultural Consortium) advocated for increased city support for cultural organizations, noting the community has historically under-supported arts.

Discussion Items

101 E. Palmetto Park Road – IDA CRP-24-02

• Staff Presentation (Jacob German, Senior Planner): The project involves adaptive reuse of an existing 8,235 sq ft, two-story building built in 1939 on a 0.24-acre site. Proposed changes: conversion of 2,555 sq ft of second-floor retail to four studio apartments (584–684 sq ft each), and conversion of ground-floor retail to a 2,544 sq ft restaurant with 1,272 sq ft indoor customer seating and 550 sq ft outdoor seating. A new 2,382 sq ft landscaped courtyard would replace a paved back-of-house area. The project requests a technical deviation from the DDRI development order to reduce required off-street parking from 59 spaces to zero (a reduction of 59 spaces), as the site has no on-site parking now and has operated without parking for decades. Staff noted the building currently requires 32 spaces for existing uses but has zero. The application includes enhanced Transportation Demand Management (TDM) measures: 100% transit subsidies for PalmTran and Tri-Rail for all residents and employees, a 20% Brightline subsidy for residents, and an annual $10,014.66 contribution to the city’s downtown transit program (calculated from the maximum PMD matrix rate of $40.70 per daily trip for 246 estimated daily trips). Staff recommended approval subject to conditions, including revised condition 10 allowing outdoor seating in the courtyard if it does not exceed 550 sq ft. The Planning and Zoning Board recommended approval 5-0 on February 5, 2026, and the CAB recommended approval 5-0 on August 19, 2025.
• Applicant Presentation (Ellie Zacharitis, attorney for owner): Emphasized the building is historic (90 years old) and no demolition or exterior changes are proposed. Stated the project “is not a development project” (though City Attorney clarified it is legally treated as development under ordinance 4035). Argued the site cannot accommodate parking due to constraints. Framed the units as “attainable” housing for young professionals. Noted that allowing the adaptive reuse avoids incentivizing demolition.
• Commissioner Discussion:
  • Commissioner Drucker supported the project, calling it a model for walkability and activation. She noted the outdated parking code and praised the transit subsidies.
  • Commissioner Sipple raised concerns: the lack of parking for residents and restaurant patrons; the term “affordable” not being defined per Florida statute; and safety of outdoor seating on NE First Ave. She moved to table the item until parking was secured for the four residential units.
  • Commissioner Pearlman questioned the use of “affordable” in the application, noting state criteria require ≤30% of income on housing based on AMI. He stated the applicant’s earlier characterization was troubling.
  • Commissioner Grau noted that Tucci’s (a former downtown pizza restaurant) had no parking and eventually moved, partly due to parking issues, and questioned setting a precedent.
  • Chair Thomson noted the building is an anomaly as the only downtown building with zero parking, so precedent is unlikely.
• Applicant’s Response to Concerns: Zacharitis clarified the units would be “attainable” based on size and lack of amenities, and after discussion, volunteered to add a condition restricting rents to 120% of Palm Beach County AMI (consistent with state affordable housing definition). Regarding parking for residents, she explained the owner previously rented parking spaces from a city lot, but those spaces were daytime only. She offered to amend the existing license agreement to allow overnight parking if the city wished, but the city declined. She emphasized ample private garage parking in the area (e.g., Royal Palm Place, The Mark, Alonzo) that is open to the public.
• Post-Break Motion: After a recess, applicant requested a postponement to June 9, 2026 to meet individually with commissioners and address the parking and affordability concerns. The City Attorney confirmed the CRA had discretion to continue the hearing. Chair Thomson moved to postpone to June 9, 2026; motion seconded and passed by voice vote (all aye).

Key Outcomes

• Postponement of CRP-24-02: The public hearing was continued to the June 9, 2026 CRA meeting to allow the applicant to address concerns about parking for the four residential units and to finalize an affordable housing commitment consistent with state/county standards. No vote on the IDA itself was taken.
• Public Comments Heard: Multiple residents expressed views on the project and broader downtown issues; no further action taken.