Boca Raton considers four downtown redevelopment proposals as staff clarifies campus amenities and developers outline plans

City officials on Monday, Feb. 10, 2025, heard a CBRE update on the financial comparisons of four redevelopment proposals for the downtown government campus and received presentations from each proposer as staff clarified plans for relocating existing recreation and cultural facilities.

CBRE consultant Leanne Korst told the City Council that consultants had asked all four proposers to model civic uses at a consistent size—an 85,000-square-foot City Hall and a 35,000-square-foot community center—to make direct financial comparisons. "We did ask the proposers to model their civic components with City Hall at 85,000 square feet, and the community center at 35,000 square feet," Korst said. She said proposers had indicated flexibility and that the city would continue refining those civic program sizes.

The CBRE financial team said it normalized assumptions across proposals. Mike (CBRE) summarized adjustments and said the consultant raised the assumed annual tax growth rate to 3 percent and applied a 4.5 percent discount rate in its tax-increment calculations. He also described proposal-specific changes: BRCC raised its rent constant from 4 to 5 percent and increased annual ground rent from $4 million to $5.1 million and added a $10 million allowance for off-site improvements; Namdar reduced units pro rata from its earlier submittal to about 3,600 units and cut a previously stated credit to the city from $415 million to $328 million; Related increased its per-unit residential valuation from $30,000 to $35,000 and moved ground-rent escalations to five-year intervals with a 2 percent floor and a 5 percent cap.

Developers outlined differing approaches and priorities. Phil Mays of Roca Point Partners said his group's model would act as an owner’s representative to deliver public facilities on the city’s behalf. Danielle Handy of Roca Point stressed integrating public and private uses to maintain public benefit.

Jordan Vargas, senior vice president with Related Ross, emphasized local ties and said the firm would work within existing downtown height limits if requested. "We are prepared to work within the existing downtown height limit," Vargas said, adding flexibility on program mix and a stated commitment to affordable workforce housing for 99 years on certain parcels.

Related Ross executives also stressed a larger office component than some other proposers. Steven Ross, founder and CEO of Related Ross, framed the team as a single, vertically integrated owner-operator that would hold and manage the property long term. Ken Hemmold, part of the Related team, urged attention to a strong phase 1 that can carry later phases.

Rob Frisbie of Frisbie Group and David Martin of Terra Group presented a plan that they described as smaller in footprint, emphasizing pedestrian connectivity and less overall traffic. Frisbie said the team has proposed contributing $10 million for off-site improvements and that the team secured the Boca Colored Graphics site adjacent to the Brightline station and would deed that parcel to the city and lease it back, with an agreed credit against rent to equalize value. The Frisbie/Terra team also proposed an on-site tennis program with eight courts (four indoor, four outdoor) and said more than 70 percent of their site would be publicly accessible.

Afrinamdar Namdar of the Namdar Group said his firm is privately funded and that, after the requested civic sizing, its proposal would be capped at 10 stories and about 3,600 units, of which roughly 1,440 units were described as affordable. He said the group would not pursue the Live Local tax credit program.

City staff reiterated that existing campus features are planned to be replaced or enhanced. City staffer Brown said the Children’s Museum buildings will be moved to Meadows Park near Boca Middle School and that staff are coordinating with the Beach and Park District to relocate or expand two softball fields (possibly to three or four), explore a skate park at North Park, and ensure tennis facilities are retained either on- or off-site.

Multiple residents urged the council to preserve or replace recreational facilities before any demolition. Danny Johnson, a longtime resident and youth-sports volunteer, thanked the council for pursuing new softball fields and asked for a firm timeline and assurance that girls’ softball seasons would not be interrupted. "I hope that before any plans move forward or you break ground, our girls will have fields to play on," Johnson said. Brooke Moriarty, a youth coach, urged "no missed seasons" and asked that replacements be operational before demolition.

Supporters of Related Ross argued the firm’s experience and local relationships would deliver office jobs and a high-quality destination. Several speakers, including residents and business leaders, said they favored Related Ross for its track record in mixed-use and for creating office inventory that could attract companies and retain graduates from local universities.

CBRE noted next steps: the City Council will rank the firms at its Feb. 11 meeting, the highest-ranked proposer will host an open house Feb. 19 from 6 p.m. to 8 p.m., and staff anticipate negotiating a nonbinding interim agreement with the top-ranked firm by March 18. CBRE’s materials also listed ongoing community outreach, traffic and environmental subject-matter reviews, and continued refinement of city hall and civic program sizing.

The council did not take a formal vote at the workshop; council members said ranking and additional deliberations would proceed at the next meeting.