CRA delays vote on Camino Square Phase 2 amendment after contested hearing on retail loss, traffic and design

The Boca Raton Community Redevelopment Agency on Oct. 14 postponed action on an amendment to the Camino Square Phase 2 Individual Development Approval (IDA CRP‑1602R2) after more than two hours of presentations, public comment and questioning.

The amendment before the CRA would convert the previously approved Phase 2 program — roughly 37,399 square feet of retail in two buildings — to a development that includes 394 residential units, about 8,632 square feet of retail plus approximately 3,000 square feet of office/business-suite space, two eight‑story residential buildings, and a seven‑story integrated parking structure. The applicant also requested a one‑foot technical deviation from the driveway‑width standard and abandonment of two small utility easement portions; the proposal includes transferring 60,255 square feet of office‑equivalent (OE) development rights from Downtown Sub Area D to Sub Area G.

Senior planner Susan Lesser told the CRA that staff found the amended plan meets the requirements of Ordinance 4035 as amended and recommended approval. Development Services Director Brandon Shadd outlined the site history and said staff supports the design changes that, in staff’s view, move the site closer to the city’s downtown “walkable” vision.

"The proposed multifamily residential and retail uses are consistent and compatible with adjacent land uses," Lesser said during the staff presentation.

Ellie Zacharias, counsel for the applicant (representing Florida Crystals Residential and Kimco), described Phase 1 as successful and said large‑scale suburban retail has proven difficult to attract at this location. Zacharias highlighted that Phase 1 is nearly fully occupied and that the developer previously invested more than $3,000,000 in off‑site road and intersection improvements. She offered to convert eight ground‑floor residential units to commercial (roughly 8,300 sq ft) if the council desired more street‑fronting retail.

"We meet or exceed open space, setbacks and parking," Zacharias said. "We are a downtown; without density we will not have a vibrant downtown." She added the applicant would be willing to revise plans to add more commercial on Third Avenue to address council concerns.

Traffic consultant John Donaldson testified that, using ITE trip‑generation standards and multiple peak‑hour counts taken from October 2024 through July 2025, the amended plan projects fewer driveway trips than the previously approved Phase 2. Donaldson estimated a net reduction of about 1,153 daily driveway trips compared with the prior approval; he also reported internal capture and pass‑by estimates (about 618 internal capture trips and about 749 pass‑by trips) that reduce net new traffic on nearby roadways.

Public commenters — including organized groups and many neighbors — urged the CRA to slow the change, citing a steep reduction in publicly accessible commercial space (from roughly 37,000 sq ft to the 8,600 sq ft on the table), concerns about the visibility and placement of retail (many units face internal courtyards rather than public streets), building height (eight stories), neighborhood traffic on 3rd Avenue, pedestrian and bicycle safety crossing Camino Real, and the usefulness of small pocket parks. Several speakers also pressured the agency for greater transparency about past approvals and ex‑parte contacts. One commenter, Dr. Brian Critchman, raised structural concerns about a different nearby garage and asked for an investigation; the chair clarified that the current hearing was focused on Camino Square but that other downtown safety matters could be raised separately.

Multiple commissioners signaled reservations. Several said they were open to some residential but wanted a plan that better advances the downtown’s “village” or street‑facing retail character, and they asked for clearer traffic and safety information. Commissioner comments asked the applicant to provide more retail that has visible frontage on 3rd Avenue or the main entry corridor, and suggested live‑work conversions or other ways to create publicly accessible ground‑floor uses.

After deliberations, the CRA voted to postpone action on IDA CRP‑1602R2. The board’s direction requires the applicant to meet with city staff and return with revised options (including more mixed‑use, street‑oriented retail) and clarified traffic information. The CRA asked staff for a status report at the November CRA meeting; commissioners said failure to make demonstrable progress could require re‑notice or withdrawal of the application.

Key project numbers discussed at the hearing include 394 residential units, 8,632 sq ft of proposed retail (with an additional ~8,300 sq ft offered if the council requests conversion of eight units), a seven‑level parking structure totaling about 291,304 sq ft, a transfer of 60,255 sq ft of OE rights, required parking of 731 spaces and 793 spaces proposed, and an open‑space provision of about 40.37 percent of the site.

The CRA will reconvene review of Camino Square Phase 2 after those staff‑applicant discussions and a status update to the board; no formal approval or denial was recorded at the hearing.