The nine-story, mixed-use proposal would replace a 1985 office and a 1948 shopping row just south of Mizner Park with homes, shops, and offices. It already fits downtown Boca's zoning; it only needs site-plan approval.
Key Takeaways
- Procacci Development has proposed a nine-story, 248,000-square-foot mixed-use building at 95 and 51 S Federal Highway in downtown Boca Raton, on the site of its own headquarters.
- The plan calls for 84 luxury apartments, ground-floor retail, second-floor office, and underground valet parking, just south of Mizner Park.
- It is under site-plan review and already allowed by downtown zoning, so no rezoning is needed.
A longtime Boca developer wants to tear down its own office to build up. According to the South Florida Business Journal, Procacci Development has proposed a nine-story, 248,000-square-foot mixed-use building in downtown Boca Raton, on the site that currently holds its own headquarters. The plan would replace a low-rise 1985 office building and a 1948 shopping row with 84 luxury apartments, offices, and retail, just south of Mizner Park. For now, it is a proposal under review, not an approved project.
What is Procacci proposing?
Procacci Development, led by veteran Boca developer Philip Procacci, has filed plans for a nine-story, 100-foot, 248,448-square-foot mixed-use building on a 1.12-acre site at 95 and 51 South Federal Highway. It would hold 84 luxury apartments, about 8,500 square feet of ground-floor retail, roughly 8,500 square feet of second-floor office, and 248 parking spaces across two underground levels reached by valet-only car elevators.
Amenities include a fitness center, business center, clubroom, and second-floor terraces, plus a rooftop pool and hot tub. The unit mix would have 14 studios, 28 one-bedrooms, 28 two-bedrooms, and 14 three-bedrooms, from 696 to 1,567 square feet. Boca-based HdA Architects designed it and filed the application. Pricing has not been released, and the project is under site-plan review rather than approved.
Why is a developer tearing down its own headquarters?
Here is what makes this one notable. The site currently holds Procacci's own 15,173-square-foot office, built in 1985, and the 10,291-square-foot Mizner Shoppes, a retail row built in 1948. So the developer is redeveloping land it already controls, trading a low-rise office and an old shopping strip for a downtown residential building. As Larry Mastropieri put it on the Discover South Florida Podcast: "This is a developer redeveloping his own low-rise property, which is super interesting."
The reasoning comes down to demand. As he explained, "The rationale is demand. More wealthy residents moved to Boca Raton in recent years, pushing up demand for housing." Procacci has run a version of this playbook before, securing approvals for the Residences at Bayview near the Galleria Mall in Fort Lauderdale and then selling the entitled site to Willow Bridge Property Company. Here, it is choosing to build rather than sell.
Why does it matter that the project is "by right"?
One detail stands out for how quickly this could move: the project is already permitted under downtown Boca's zoning, so Procacci does not need a rezoning. That matters. Rezoning requests often trigger traffic studies, public hearings, and drawn-out fights, which translates to: time.
Because this plan fits the existing rules, the main question is whether the design satisfies the city's site-plan and aesthetic review. If it clears that, it could advance faster than projects that have to change their zoning first, which is part of why this one may get built sooner rather than later.
Keeping an eye on downtown Boca's new condos and rentals? A local expert can help you navigate what is coming and what fits your plans. Talk to a real estate agent in Boca Raton who tracks the downtown pipeline. Reach out to The Mastropieri Group, Realtors® or call (561) 544-7000.
What does this say about downtown Boca?
This proposal is part of a broader shift. Downtown Boca's growth keeps pushing west of Federal Highway, the same side where Mr. C Residences is rising, while infill projects east of Federal are being rebuilt too. It joins a busy downtown pipeline that includes the Batmasian family's Mizner Plaza redevelopment and a new glass-house condo tower.
More luxury rentals downtown, like Modera Boca, tend to drive more demand for restaurants and shops, reinforcing the walkable core, though projects like this also raise familiar questions about whether small businesses and infrastructure keep pace. For buyers and renters, it means more new options in the heart of Boca Raton.
Watch More on This Topic: Watch this segment | Full Episode | Last week's recap
Frequently Asked Questions
What is Procacci proposing in downtown Boca Raton?
Procacci Development has proposed a nine-story, roughly 248,000-square-foot mixed-use building at 95 and 51 South Federal Highway, just south of Mizner Park. It would include 84 luxury apartments, ground-floor retail, second-floor office space, and two underground parking levels, on the site of Procacci's current headquarters.
What is on the site now?
The 1.12-acre site currently holds Procacci's own 15,173-square-foot office building, dating to 1985, and the 10,291-square-foot Mizner Shoppes, a retail row built in 1948. The proposal would demolish both and replace them with the new mixed-use building.
Does the project need a rezoning?
No. The plan is already permitted under downtown Boca Raton's zoning, so it does not require a rezoning. It is currently under site-plan review, where the city evaluates the design and layout, which can move faster than projects that need a zoning change.
What will the apartments be like?
The building would offer 84 units: 14 studios, 28 one-bedrooms, 28 two-bedrooms, and 14 three-bedrooms, ranging from about 696 to 1,567 square feet. Amenities would include a fitness center, business center, clubroom, second-floor terraces, and a rooftop pool and hot tub. Pricing has not been released.
When will it be built?
No timeline has been set. The project is still a proposal under site-plan review, and the developer has not announced construction dates or pricing. Because it does not need a rezoning, it could progress relatively quickly if the city approves the design.
Local help for Boca Raton buyers, sellers, and investors
Whether you are eyeing a new downtown condo or rental, selling, or weighing an investment as Boca keeps growing, it helps to work with a team that follows local development closely. Reach out to The Mastropieri Group, Realtors® in Boca Raton, or call (561) 544-7000 for practical, hands-on guidance across South Florida.
Posted by Larry Mastropieri
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