Boca Raton CRA approves amended Camino Square Phase 2 with added retail and safety conditions

The City of Boca Raton Community Redevelopment Agency on Nov. 17 approved an amended Individual Development Approval (IDA CRP16‑02R2) for Camino Square Phase 2, a revision that reduces the proposed residential units to 374 and increases ground‑floor retail to 23,368 square feet while retaining structured parking and other development standards. The motion passed 5‑0.

Staff presented the revised application and a set of conditions before the board voted. Susan Lesser, senior planner, told the board the revised proposal now requests authorization to construct two 8‑story buildings totaling roughly 455,371 square feet, with a 291,304‑square‑foot structured parking building and 23,368 square feet of retail (including a 2,000 sq ft fast‑food bay and a 5,805 sq ft restaurant bay). Lesser said the applicant provided a shared‑parking analysis showing a peak demand of 793 spaces and that the open space ratio decreased slightly but remained compliant with code. She also read proposed conditions requiring a 2‑foot dedication along the Camino Real frontage for future mobility enhancements and a voluntary $15,000 proffer toward the installation of a rectangular rapid flashing beacon (RRFB) at the existing crosswalk south of the property.

The applicant’s representative, attorney Ellie Zacharaitis, summarized design changes since the prior hearing, saying the team reduced the unit count by 20 and expanded retail ‘‘to make that retail and commercial space viable’’ with double‑height storefronts and a widened Paseo for outdoor dining. ‘‘I just wanna remind the board why the CRA was created to begin with, and that is to eliminate slum and blight,’’ Zacharaitis said, noting earlier phase improvements and the applicant’s willingness to provide the easement and the RRFB contribution.

During Q&A, commissioners pressed staff and the applicant on parking math, whether bars or extended patron seating would change parking obligations, and what ‘‘as‑of‑right’’ means in practice under ordinance 40‑35. City counsel and staff stressed the board retains discretion under the ordinance and that shared‑parking methodology and traffic studies were reviewed by city traffic engineers. Staff clarified that restaurant parking is calculated by customer service area and that up to 25% of inside customer service area may be credited for outdoor dining under the downtown rules; however, the proposed conditions (numbers 18 and 19) prohibit a bar or additional patron seating unless staff verifies required parking is satisfied.

Public comment included both support for additional downtown activation and extensive opposition. Residents said the proposed scale and density do not fit the adjacent neighborhood, questioned the viability of retail without surface parking, and raised transparency concerns about developer outreach and lobbyist registrations. Joseph Pajalski, a resident, argued the city should insist on the originally permitted 37,000 square feet of retail, saying the current plan ‘‘turns your backs on small businesses.’’ Richard Warner described the project as ‘‘an atrocity’’ and said the downtown ordinance requires reevaluation.

In response, Zacharaitis and staff said Kimco and the applicant had tried to lease the west side of the site and that market conditions and prior vacancies affected the feasibility of a full retail center; they reiterated that technical materials were submitted and that staff’s recommendation was based on ordinance criteria and expert review.

After discussion emphasizing downtown goals of mixed‑use activation, walkability and the proffered safety improvements, the board moved, seconded and adopted DDR/IDA CRP16‑02R2. Conditions incorporated the 2‑foot easement for future multimodal path improvements, the voluntary $15,000 RRFB contribution, limitations on bar/patron seating unless additional parking is demonstrated to staff, and adherence to the other numbered conditions read into the record. The board recorded the motion as passing 5‑0.

Next steps: staff will incorporate the agreed conditions into final approvals and continue to coordinate with the applicant on building permits and implementation of the mobility and safety commitments; permits and detailed design approvals will follow the standard city review processes.