Boca Raton council approves 8‑story mixed‑use project at Tri‑Rail station with reduced parking and new housing set‑asides

The Boca Raton City Council on Tuesday approved a package of plan and code changes and a site plan to build an eight‑story mixed‑use Commercial‑Industrial‑Multifamily Development (CIMD) at the Boca Raton Tri‑Rail Station, allowing higher density and technical deviations for parking and driveway design.

The action adopted Ordinance 5715 (a comprehensive‑plan amendment), Ordinance 5716 (zoning code text changes) and Resolution 3‑2025 (site plan approval) on votes of 5‑0. The approved project calls for a new 8‑story building with 340 rental dwelling units, including 34 affordable housing units (10%) and 17 workforce housing units (5%), roughly 30,100 square feet of ground‑floor commercial space and a redesigned, integrated parking structure and pedestrian amenities at the station site near Yamato Road.

Why this matters: Council and staff said the site is a major transit stop and that concentrating housing and retail at the rail station supports multimodal travel and the city’s transit‑oriented development goals. Opponents and residents told the council they were concerned about parking, traffic congestion and notice to neighbors.

What council approved and why

Chief Planner Tamash Ramon summarized the applications as amendments to the comprehensive plan and zoning code to authorize a CIMD “as a bonus and incentive” for development integrated with the Boca Raton Tri‑Rail Station and a site plan amendment for the approximately 8.23‑acre station property. Ramon told the council the package would allow a maximum density of 42 dwelling units per acre and a 1.18 floor‑area ratio as a bonus for transit‑integrated projects and would exempt the 340 units at the station from an existing city CIMD unit cap.

Ramon said staff and the Planning & Zoning Board recommended approval, noting the property’s high ridership, proximity to employment centers and project features that aim to foster a pedestrian environment. “This evening I am presenting a number of applications related to the commercial, industrial, multifamily residential development, or CIMD, that is integrated with the Boca Raton Tri‑Rail Station,” Ramon said during the presentation.

Project details and technical deviations

- Units: 340 rental units total (10% = 34 affordable units; 5% = 17 workforce units). - Commercial: about 30,100 square feet (restaurant/retail uses shown in the applicant materials). - Site area: approximately 8.23 acres (site plan area listed in the resolution title). - Density/FAR: up to 42 dwelling units per acre and 1.18 FAR under the adopted text amendments. - Parking: the applicant requested technical reductions for commercial parking; staff said the project’s shared‑parking analysis showed a maximum commercial requirement of 684 spaces and the project provides 694 spaces for the commercial component. The package also included a reduction in the number of required spaces for the overall site from 793 to 684 (a reduction of 109 spaces) as described in the proposed resolution. - Driveway and access deviations: four technical deviations related to an internal driveway (12‑foot ingress/egress lanes in lieu of 14 feet; elimination of one of two required egress lanes; elimination of a required driveway median; reduction of a required inbound driveway queuing/reservoir distance from 100 feet to 60 feet). - Easement: abandonment and relocation of a portion of an existing waterline easement; applicant to provide a replacement easement to the city. - Setback variance: a reduced front setback (15 feet in lieu of 25 feet) had been approved earlier by the Planning & Zoning Board on Jan. 2, 2025. - DRI: the applicant has a pending application to amend the Boca Raton Technology Center Development of Regional Impact to remove the property from that DRI; staff said that DRI amendment is under review and will return later this year.

Phasing and transit commitments

The applicant described a phasing plan intended to preserve transit parking during construction: the first phase would build a surface parking area to provide parking for Tri‑Rail users before constructing the main building. The applicant also committed to providing a 50% transit subsidy for residents and employees of the CIMD, and staff said the project satisfies transportation demand management requirements.

Applicant and council remarks

David Millage, who spoke for the applicant, thanked staff and underscored design changes intended to create a pedestrian‑oriented street edge along Yamato Road, with widened sidewalks, street trees, benches and outdoor seating. “I really want to appreciate staff with the work that they’ve done with this project,” Millage said.

Several council members praised the proposal as a transit‑oriented community. Deputy Mayor Drucker said the city’s first TOD‑style project was a step toward reducing vehicle travel: “I’m super excited that we’ve gotten to this point,” she said, and pointed to the 50% transit subsidy as a feature to encourage rail use.

Public concerns

Residents who spoke at the combined public hearings raised traffic, parking and notice concerns. One commenter, Jonathan Ungean, told the council, “I just find it again concerning that you’re gonna allow 42 units an acre here,” and asked who would enforce parking restrictions and how construction would affect Tri‑Rail users. Other speakers, including nearby residents, said they had not received adequate notice and expressed broader worries about roadway congestion and flooding in adjacent neighborhoods.

Staff response and conditions

Staff said the site plan includes conditions addressing traffic and noted required improvements at the Technology Way/NW 50th Street intersection. Staff also said the applicant agreed to implement a dynamic parking sign the applicant had earlier questioned. City staff and the Planning & Zoning Board recommended approval; the council adopted the ordinances and the site plan on unanimous 5‑0 votes.

Next steps and implementation

Council’s approvals change the city’s comprehensive plan text and zoning code to create eligibility for CIMD density and authorize the site plan and technical deviations. The record indicates the DRI amendment and other ministerial steps remain, and building permits and construction will follow those subsequent approvals. Staff said the DRI amendment for removing the property from the Boca Raton Technology Center DRI is under review and is expected back to the council later in 2025.

Votes at a glance (other formal actions on Jan. 14)

- Minutes (workshop Dec. 9, regular Dec. 10, special Dec. 16, 2024): adopted, motion passed 5‑0. - Consent agenda (includes Resolution No. 6‑2025 to send Florida League of Cities legislative priorities): adopted, 5‑0. - Board appointments: Harlan Gladstein appointed to the Citizens Pedestrian and Bikeway Advisory Board (term to 2028); Ms. McDermott appointed to Planning & Zoning Board; Ms. Mayotte appointed to Environmental Advisory Board; Peg Anderson appointed as the council representative to the Meisner Park Cultural Arts Association (Resolution 5‑2025). Appointments were approved by council voice or roll call where recorded. - Ordinance 5722 (expanded CIMD eligibility to land designated Enhanced Mobility): adopted 5‑0. - Settlement resolutions: Resolution 10‑2025 (David Gleitman settlement, $75,000) and Resolution 11‑2025 (Bonnie Nasralla settlement, $75,000): both ratified 5‑0.

What the approvals do not yet change

The council’s action authorizes text and site plan approvals described above; permit review, any required state or regional signoffs tied to the DRI amendment and final engineering/utility adjustments remain. Staff highlighted the need to coordinate phasing and transit parking during construction and to finalize the relocated easement language.

—

Speakers quoted in this report are identified in the city transcript of the Jan. 14, 2025 Council meeting. All direct quotations are attributed to speakers who spoke on the record during the ordinance and site‑plan presentations or public hearing.

For further details, the council file includes Ordinances 5715 and 5716, Resolution 3‑2025 and the site plan packet submitted by Boca Station LLC; the DRI amendment application is under separate review and will be scheduled for future council consideration.