City of Boca Raton Planning & Zoning Board Meeting - October 1, 2026

The Planning and Zoning Board met on October 1, 2026, at 6:00 PM to consider three quasi-judicial items, a postponement, and public requests. The board approved all three development applications (Park Tower at Broken Sound, 520 Forsyth Gym, and The Sanborn) with conditions, postponed the Goldin Residence variance to December 3, 2026, and heard public concerns about the interpretation of height limits for single-family homes in R1 districts.

Consent Calendar

• Minutes of September 3, 2026: Approved unanimously.

Public Comments & Testimony

• Public requests on R1 height limits (Section 28-342): Five residents spoke against the construction of three-story homes with livable space above 25 feet in barrier island neighborhoods (Coconut Road, Spanish River Road). They argued that Ordinance 5086 (2009) only permitted sloped roof elements up to 35 feet for architectural variety, not habitable space. Speakers cited a zoning board member’s (Camejo) earlier comments that the exception was never intended to increase bulk or allow a third story. They urged the board to uphold the code and deny any permits that allow livable space above 25 feet. Fire safety and neighborhood character were also raised.

Discussion Items

• Goldin Residence (424 Northeast 4th Street) – Postponement: The board voted 5-0 to postpone the variance request (fence height six feet in front yard) to December 3, 2026, at the applicant’s request. The public hearing was opened and closed with no speakers.
• Park Tower at Broken Sound (1075 & 1095 NW Broken Sound Parkway): Staff presented a site plan amendment to build an eight-story, 97-unit multifamily building (including 10 affordable units), a two-level parking structure, and a 2,100 sq ft retail/restaurant building on a 5.03-acre site. The project met all standards with no variances. Conditions included reducing five-foot-six-inch parapet walls to the five-foot maximum and incorporating intersection safety measures (LED stop signs, pavement markings). Applicant Carl Clepper (Compson Associates) confirmed compliance. Board discussion focused on the parapet height and traffic safety; board members expressed support for the design and developer.
• 520 Forsyth Gym (520 Forsyth Street & 6299 N Federal Highway): Proposed reconfiguration of an existing parking lot from 26 to 30 spaces, landscape islands, and sidewalk improvements on a 0.71-acre site. The building use changed from office to fitness/gym. No building expansion. Board added a condition to install a shade tree in a new planter island if reasonably feasible. Applicant Ellie Zacharitis supported the condition.
• The Sanborn (100 Northeast 1st Avenue): Individual Development Approval for an eight-story, 54,681 sq ft private club with a below-grade automated parking structure (85 spaces) and off-site parking at the Aletto garage (98 spaces). Includes transfer of development rights from Downtown Subarea D to B. Staff recommended approval with conditions. Applicant Ellie Zacharitis presented the design (spa, gym, restaurants, wine cellar, etc.). Board discussed planter island design and value engineering; applicant assured project will match renderings.

Key Outcomes

• Park Tower at Broken Sound: Motion to approve the CIMD site plan as proposed with staff conditions passed 5-0 (Sevell, Dornblaser, Camejo, Matthews, Mirabile voting yes; Mitchell and Morgan absent).
• 520 Forsyth Gym: Motion to approve the site plan with the added condition of a shade tree (if reasonably feasible) passed 5-0.
• The Sanborn (IDA): Motion to recommend approval to the Community Redevelopment Agency subject to staff conditions passed 5-0.
• Goldin Residence: Postponed to December 3, 2026.
• Public requests on R1 height limits: Board acknowledged concerns; Planning Director stated staff is reviewing the legislative history and will respond. Board agreed to consider a future workshop on the topic.
• Meeting adjourned at 7:26 PM.