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Boca Raton CRA delays decision on 101 East Palmetto after debate over parking and “affordable” units
Summary
The Boca Raton Community Redevelopment Agency continued a developer’s request to convert part of an existing downtown building into a restaurant and four studio apartments and to waive required off‑street parking. Commissioners pressed the applicant over what “affordable” means and where residents would park; the applicant asked to postpone to June 9 to address those concerns.
The Boca Raton Community Redevelopment Agency on May 11 continued an Individual Development Approval (IDA) for 101 East Palmetto Park Road after extended debate over a requested parking variance and how the four proposed studio units would meet statutory affordability standards.
Senior planner Jacob German told the CRA the application seeks adaptive reuse of an existing two‑story, 8,235‑square‑foot building to add a 2,382‑square‑foot courtyard, a 550‑square‑foot outdoor customer seating area for a proposed restaurant and a conversion of 2,555 square feet on the second floor into four studio apartments. The applicant is requesting a technical deviation to reduce off‑street parking requirements from 59 spaces to zero; German said the site has historically operated without on‑site parking and that the project would be subject to an enhanced Transportation Demand Management (TDM) program, transit subsidies and a $10,014.66 annual contribution to the downtown transit program.
Applicant counsel Ellie Zachariitis, representing East Ocean Avenue LLC, described the proposal as preserving a nearly 90‑year‑old building and adding downtown housing and activity. Zachariitis said the owner historically leased a small number of public parking spaces for daytime office use and that the project would instead rely on transit, the downtown circuit and private garages. "This building is in existence. It is not owned by my client, the applicant. It is separate and apart. This particular site really is truly landlocked," Zachariitis said, arguing that providing on‑site parking would require demolition.
Council members pressed the applicant on two issues: where residents and restaurant customers would park, and what the application meant by calling the studios "affordable." Councilwoman Sippel said she expected an explicit affordability commitment that conforms to Florida law and area median income (AMI) standards. "If an applicant is going to categorize a certain unit as affordable, I believe that these need to have certain restrictions in relation to AMI," Sippel said.
Zachariitis told the board the applicant had not yet set exact rents but offered to record a condition limiting the four units to 120% of Palm Beach County AMI and to add a lease provision stating there is no on‑site parking for tenants. She also said the applicant would accept a condition limiting occupancy to two people per unit if the council desired. German and the CRA attorney outlined draft condition language requiring a recorded declaration of covenants and restrictions consistent with Florida Statutes section 420.0004.
Members of the public offered mixed views. Architect Juan Caicedo and a former project architect urged preserving the building and adding activation to the corner; bicycle and pedestrian committee member Howard Greenberg asked the city to ensure adequate sidewalk clearance; other residents questioned whether relying on transit and nearby private parking would be sufficient for evening restaurant customers and apartment residents.
After discussion and at the applicant’s request for time to meet individually with commissioners to clarify parking and affordability conditions, the chair moved to postpone consideration to June 9, 2026. The motion was seconded and adopted by the body.
The CRA will take up the IDA for 101 East Palmetto Park Road again on June 9, with staff and counsel prepared to present draft covenant language and potential parking arrangements for the residential units.
