Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Land Use topic
No spam. Unsubscribe anytime.
Planning board backs 21-unit increase at Bocora Residential Center, approves conditional school use
Summary
The Boca Raton Planning & Zoning Board voted 7‑0 to recommend approval of amendments at the 21.35‑acre Bocora Residential Center that add 21 multifamily units (bringing the total to 298), reserve four affordable units, add a 2,086‑sq‑ft public fitness center and grant conditional approval for a micro‑hybrid school limited to 100 students.
The Boca Raton Planning & Zoning Board on Sept. 4 unanimously recommended approval of amendments to the Bocora Residential Center plan that add 21 residential units and grant a conditional use for a small school.
The project at 6401–6481 Congress Avenue covers approximately 21.35 acres and would change an approved planned mobility development (PMD) to a commercial‑industrial multifamily development (CIMD) overlay, increasing the approved multifamily building from 277 to 298 units. Staff and the applicant said four units (10% of the new CIMD units) will be reserved for affordable households; the applicant noted those four represent a larger share of CIMD units than the minimum required.
Staff described the proposal as consistent with PMD and CIMD criteria. Heather Waldstein, senior planner with development services, said the changes do not increase the building footprint or maximum height (still 82 feet) but add 24,852 square feet of floor area by converting previously double‑height and partial 7th‑floor spaces into new units. The project also proposes an expanded parking structure (from six to seven levels) to add about 45 spaces and a 2,086‑square‑foot fitness center on the ground floor that staff conditioned to be open to both residents and the public under generally the same times and fees.
Ellie Zacharias, the applicant’s representative, told the board the school currently operates on site as a tutoring facility and seeks conditional use status so parents could use state private‑school vouchers; staff and the applicant said the school would operate in a micro‑hybrid model with a cap of 100 students and mostly online instruction.
Public comment focused on traffic, parking and parcel control. Jonathan Unchin, who said he is an adverse party and has litigated the development previously, argued the project’s notice and parcel unification were improper and said safety improvements (including a deceleration lane) were needed at the Congress/NW 65th intersection. John Donaldson, the project traffic engineer, and staff said Palm Beach County will determine whether a traffic signal is warranted and that the applicant must escrow funds for a potential signal; staff also said specific northbound left‑turn lanes on Congress will be extended per the county’s transportation planning study.
Board members expressed concern about intersection queuing but concluded the incremental traffic from 21 units would be limited (staff and members estimated roughly eight AM and eight PM peak trips attributable to the additional units). Members also pressed for enforceable conditions requiring the fitness center to be operated by a distinct commercial entity and to meet the hours/advertising requirements in the development order. Brandon Chadd, development services director, said enforcement tools include code enforcement and restrictive covenants tied to building permits.
The board first moved to recommend approval of the PMD/site plan amendment and later voted separately to recommend conditional use approval for the school; both recommendations were recorded 7‑0. The approvals are recommendations to city council, which will take the final action.
The Planning & Zoning Board is expected to forward the recommendations to the City Council for final consideration.
