Boca Raton planning board continues decision on proposed seven‑unit townhomes at East Royal Palm Road

The City of Boca Raton Planning & Zoning Board on May 1 continued a contested proposal to convert a roughly 0.51‑acre parcel at 450 and 468 East Royal Palm Road from single‑family to multifamily use, delaying a decision to its May 15 meeting.

Jamie read into the record four related applications for the parcel: a universal conditional amendment to the future land use map from Residential Low (RL) to Residential Medium‑High (RMH) under Article 6, Chapter 23; a universal conditional rezoning from R1D (single family) to R4 (multifamily) under Article 6, Chapter 30/23; a site plan that would authorize two three‑story townhome‑style buildings with seven units totaling about 22,227 square feet together with one engineering deviation to reduce two driveway widths from 24 feet to 20 feet; and three variances seeking a reduced minimum plot area (22,232 sq ft in lieu of the required 25,000), and reduced front‑ and rear‑yard setbacks (25 feet in lieu of 30 feet).

At the outset the petitioner’s attorney asked for a continuance. The board motioned and voted to move the public hearing to the May 15 Planning & Zoning Board meeting and left the public hearing open for anyone present to comment that night.

Neighborhood opposition that night centered on density, scale and circulation. "This is not a minor adjustment — it's a fundamental change to the character of the neighborhood," said Kunal Merchandani, an attorney representing a neighboring homeowner, urging the board not to approve plans that "squeeze 7 townhomes onto a half‑acre lot that was never designed or intended to serve that purpose." Merchandani warned the 35‑foot, three‑story townhomes would "loom over" adjacent backyards, cited requested reductions in front and rear setbacks and the driveway width reduction, and said the narrow, unlit street lacks sidewalks or bike lanes, which could cause maneuvering and safety issues.

Multiple nearby residents echoed those concerns. "I hope you will vote no on their request," said Joe Braubart, who emailed the board before the meeting, calling the proposal an increase in both density and intensity of use. Other neighbors said the area already suffers heavy curbside parking and traffic from nearby condo and resort uses and that adding seven units would worsen congestion and privacy impacts.

City staff had not completed a public hearing decision; because the applicant requested a continuance, the board formally continued the matter. The board did not take a final vote on rezoning, site plan approval or the variances on May 1. The item is scheduled to return to the Planning & Zoning Board on May 15 for further hearing and a potential vote.

The continuance preserves the board’s opportunity to receive additional materials and argument before acting. Members and members of the public who testified said they intend to return on May 15.