[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6179006,"mediaKeyId","5134403-7743e6de9bef3c39bab960f9459f43e4","parentId",5134403,"title","Commission recommends rezoning for West End Crossing, a mixed‑use site with proposed gas station; final land‑use vote pending","audioSeconds",1045,"startMs",5636000,"endMs",6681000,"viewUrl","/Search/View?dp=1&key=5134403-7743e6de9bef3c39bab960f9459f43e4&start=5636&end=6681","thumbnailUrl","https://assets.pipeline.soar.com/5134403-7743e6de9bef3c39bab960f9459f43e4/thumbnail_5636000.jpg","articleUrl","/articles/6179006/Palm-Beach-County/Florida/Commission-recommends-rezoning-for-West-End-Crossing-a-mixeduse-site-with-proposed-gas-station-final-landuse-vote-pending","mediaUrl","https://secure.pipeline.soar.com/6179006-5dde4670e7d1911cd4fec9c8f4104cb7/orig.mp4?Expires=1770771183&Signature=hJ4XzE~RaQ0Wkhf2jy9TNyqfoTjtQAc3gTExaHbZ7iV-l195I6UheHWgxECygM1KVtC-4MjG8OQd4izLh6VGmcLEzn6bksKJGv2MqXpFjgJah7Jm-DQafLL6AKv7SVdvMnshhjepfTDU-IR3t38gMuSGrM-9VqiYYqSatKkDebzXBeBP1wc2eu3TgrKsYhT1cyzkibq5064ZBquVHwmkeddC9xIRwZQtPchbhQaEWCvhBpl8s0eQX2VILTRE98cwynQIPX~DezRsHSDndJk7bq2XgdI5FAesMcYzFEHukWjEzCriigE7FJZR4UihKJTmFGbkSxnp9JqA44DlTlJxQQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Palm Beach County","date","2025-07-03T15:58:03Z","article","The Palm Beach County Zoning Commission voted Thursday to recommend approval of a rezoning from Agricultural Residential (AR) to a Multiple Use Planned Development (MUPD) and a class A conditional use to allow retail fuel sales with a convenience store at the Southeast corner of Seminole Pratt Whitney Road and Northlake Boulevard (West End Crossing).

Applicant Jeanne Duscher of Kotler & Hearing presented the site as just under six acres and said the plan includes a convenience store with fueling, a retail/medical building and two smaller permitted retail or office uses. Duscher said the project team selected a corporate convenience‑store operator (7‑Eleven corporate) to meet rural‑design objectives and that the design includes porches, metal roofs and parapet walls to blend with the neighborhood.

Duscher told the commission the neighborhood’s population has grown substantially since the acreage neighborhood plan and Western Northlake Corridor study were adopted in the 1990s and 2000s, and that recent and planned residential developments (Avenir, Westlake, Geo Homes and others) have increased demand for nearby commercial services.

The applicant described multiple mitigations intended to reduce impacts to properties south of the site, including an eight‑foot wall on a berm, expanded landscaping buffers, placement of service doors and dumpsters along the north property line, and orientation of fueling areas away from adjacent homes. Jeanne Duscher said the convenience store would be corporate‑operated with double‑walled tanks, 24‑hour monitoring and routine inspections.

Staff noted the rezoning is running concurrently with a future land‑use amendment to change the site’s designation from Rural Residential (1 unit per 2.5 acres) to Commercial Low; the zoning commission’s recommendation is contingent on the Board of County Commissioners approving that future land‑use amendment. Nancy Frantini of the zoning division presented key site details and said staff recommended approval subject to the conditions listed in the staff report. Frantini said staff had received more than 350 emails on the application and that engineering and drainage plans tie into a county retention pond under construction east of the site.

Commissioners moved and seconded a recommendation to approve the MUPD rezoning and the class A conditional use; no public comment cards were submitted at the zoning hearing. The record notes the final decision on the future land‑use amendment and any rezoning will be made by the Board of County Commissioners at its upcoming agenda.

The applicant and staff told the commission that the intersection and adjacent roads are undergoing capacity upgrades and that commercial services within a three‑mile radius are limited relative to some neighboring communities, supporting the applicant’s argument for the site’s commercial need.","mediaType","Video","parentTitle","PBC ZONING COMMISSION HEARING 7-03-2025","oneSentenceSummary","The Zoning Commission recommended approval of a rezoning and class A conditional use to allow a mixed‑use plan development and retail fuel sales at the Southeast corner of Seminole Pratt Whitney Road and Northlake Boulevard; the approval is contingent on a concurrent future land‑use amendment before the Board of County Commissioners.","taxTitle","Palm Beach County, Florida","taxId",2875,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6179011,"Zoning commission recommends waiver allowing taller Beach Sound condo; residents urge denial over scale and setbacks",3781,1749000,5530000,"/Search/View?dp=1&key=5134403-7743e6de9bef3c39bab960f9459f43e4&start=1749&end=5530","https://assets.pipeline.soar.com/5134403-7743e6de9bef3c39bab960f9459f43e4/thumbnail_1749000.jpg","/articles/6179011/Palm-Beach-County/Florida/Zoning-commission-recommends-waiver-allowing-taller-Beach-Sound-condo-residents-urge-denial-over-scale-and-setbacks","https://secure.pipeline.soar.com/6179011-008aad3ae7d54e63280be39d40013020/orig.mp4?Expires=1770771183&Signature=Bf6DXdfkgA1iR8gQYf-ILbWbB5UephPpjsimbYagAJWtxAwOYQCKq~cXWGD6zgauARevYCQUS4q5lqAi5MAL7988j3-AugJJwtoHXllOjozpu~cCW4RTU3yqYkwIVfYp2kegvUdSyE~U5RglwKh1L1oXlEY0-POS76oUT~LoMrA1TmqYJPMQg1deM-27thXYWmF48zAmuafc6KghewYFdIpFm5hve4e9dCXX5lR-B3mVOzMCemFbd0Bq3iO8ak1Lr9sGhgxCNjX6R~ZD~NpQRXQTiRdJc1Mp3T2oIUg1N~PZcWPCxTcLh8qwtS3OOWTn-v0Ws5Q~kvC4NQUJvnKHmw__&Key-Pair-Id=KUT5TJCACFTXG","The Palm Beach County Zoning Commission on Thursday recommended approval of a type‑2 waiver that would allow a partial reduction of front and side setbacks for a proposed redevelopment of the Beach Sound property on Beach Road, a privately initiated application that seeks relief from newly adopted setback rules for taller oceanfront buildings.

Applicant Josh Long of Coulter presented the privately initiated waiver, noting it follows a text amendment the Board of County Commissioners adopted in July 2024 to create the new waiver process. Long said the proposal replaces an existing 12‑unit building with a modern, resilient condominium and that the number of units would not increase.

“We do agree with the zoning department's analysis of our application,” Wendy Hernandez, deputy zoning director, told the commission, adding staff had distributed the application to building, engineering, environmental and resiliency reviewers and recommended approval subject to conditions. Hernandez said the site is zoned RH, is 1.46 acres, and that the project proposes to maintain the existing count of 12 units.

The applicant described a building with six residential stories facing Beach Sound, a taller top architectural element and rooftop amenities that bring the structure’s maximum top to 110 feet 2 inches, while the top of the residential sixth floor is 92 feet 4 inches. The waiver seeks to reduce the required front setback from 25 feet to 20 feet and to apply the county's revised tapering setback requirement for structures over 35 feet.

More than a dozen residents and homeowners’ association representatives testified in opposition, raising concerns about scale, compatibility, shading of pool areas and noise and fumes from proposed mechanical systems and an underground garage. Seth Bain, representing the Carlisle Homeowners Association, argued the property is considerably smaller than neighboring parcels and said, “the reason that there's adequate spacing here is because what they're asking for is nothing,” adding that the proposed footprint would project beyond the existing public‑realm setback. Jonathan Chen, representing Ed and Karen Ratto, said a recent milestone inspection “found no indications of substantial structural conditions” and that the association had no plans for special assessments.

Claridge residents and managers said the proposed building would overshadow their pool deck in winter months and raised concerns about underground parking and construction impacts. Supporters also spoke: Michelle Sylvester, a Beach Sound resident, said the new building would use resilient construction and sustainable features and that neighbors to the south have already built larger redevelopments.

Applicant counsel Bill Perry of Gunster emphasized the waiver process was adopted by the Board of County Commissioners and that the code now provides a pathway for this type of redevelopment. Perry also said the Beach Sound condominium association had voted in favor of the application and that condo law allows an association to act on behalf of common property where the association has authorized an application.

Staff told commissioners they had received a mix of correspondence: 34 letters as of the previous Friday (28 opposing, 6 supporting) with the record updated to 37 letters (30 opposing, 7 supporting) by the night before the hearing; the applicant also handed the commission 15 additional letters of support at the meeting.

After public comment and rebuttal, the commission voted to recommend approval of item 7a (the waiver request). One commissioner registered an opposition; the record shows a motion and second were made and the waiver was recommended to the Board of County Commissioners for final action.

Staff noted that technical issues such as noise levels from mechanical equipment, underground parking systems, and construction vibration would be evaluated at the building‑permit stage and are subject to applicable code and permitting review.","The commission voted to recommend a type‑2 waiver allowing reduced setbacks for a proposed redevelopment at Beach Sound that would replace an existing 12‑unit structure with a taller condominium; neighbors opposed the waiver citing compatibility, shading and noise concerns.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6179016,"Zoning panel backs 15‑acre preserve swap in Ag Reserve amid farmer access concerns",1067,677000,1744000,"/Search/View?dp=1&key=5134403-7743e6de9bef3c39bab960f9459f43e4&start=677&end=1744","https://assets.pipeline.soar.com/5134403-7743e6de9bef3c39bab960f9459f43e4/thumbnail_677000.jpg","/articles/6179016/Palm-Beach-County/Florida/Zoning-panel-backs-15acre-preserve-swap-in-Ag-Reserve-amid-farmer-access-concerns","https://secure.pipeline.soar.com/6179016-aec1754044e4c9eb77c002c2f7f6a3a8/orig.mp4?Expires=1770771183&Signature=HeJXR2RBeUIcjZPDUgKHQNtsE-pR-D537zu8bZiGfn3Mu89N1UX0YGunHUXb6GW-twVeCIP-OHKflonI-gYhYHk6f-mCu8LEGz1xaY1FFej9WlH~vcDB60rQ32e4TA82OF-s8G94evS8sKaCwI3qolSs0vcNMYmYHX2zh0wE0dyVwmhxSH0q~wqhi8HGSn4FVEyljBseZVaIXCT1mYSBWw0p7J1isHpVhi92RdM0wP3~vfqYgMtq66tdt9gl08B-N~aIxCtabpAxi2ms8q4o4U5rw321BfSbFD8y5PdqoejHcLIGrVyEtpHyVu4YhEcawuR70nvAkW3PGZm1sA35-A__&Key-Pair-Id=KUT5TJCACFTXG","The Palm Beach County Zoning Commission on Thursday recommended approval of companion applications to move a 15‑acre preserve designation within the Ag Reserve, a swap tied to the Ascot 441 Atlantic Preserve PUD and the Neal property.

The proposals would remove a 15‑acre preserved designation from the northwest corner of Atlantic Avenue and State Road 441 and assign a 15‑acre preserve to a mid‑block parcel between Boynton Beach Boulevard and Hypoluxo Road. The applicant said the swap would square off preserve parcels and place preserved land where it connects to an existing 90‑acre preserve rather than at a busy intersection.

The applicant, Doug Murray of WGI, told the commission the request is a preserve swap only and that “there's no intent for any development in the near future.” He said any future development would require a separate zoning and land‑use application and additional review.

Despite staff recommending approval subject to conditions, several commissioners flagged traffic and agricultural access concerns. One commissioner said limiting access from Atlantic Avenue could force farmers to use State Road 441 for north–south movements, increasing hazards for slow‑moving equipment. Another commissioner noted that much of the 441 frontage falls within a deceleration and right‑turn lane, complicating future entrance design.

Murray said the applicant would address access and preserve configuration when a future development application is filed, adding that the applicant could consider retaining a western portion in preservation or otherwise providing access from Atlantic Avenue at that time.

After discussion, the commission voted to recommend approval of item 5 (the Ascot 441 DOA and rezoning request) and item 6 (the Neal property rezoning). The record shows at least one commissioner opposed item 5 during debate; the commission then approved item 6 as well.

The swap will proceed to the Board of County Commissioners where the Board will take the final action required for abandonment and other Board‑level decisions cited by staff. The staff report concluded the requests met the Unified Land Development Code standards subject to conditions.

If approved by the Board of County Commissioners, the change would not itself authorize development; any building, site‑plan or access changes would require later approvals and permitting.

Details recorded in the hearing included an applicant acknowledgement that the current farm operations lease the affected 15‑acre parcel, and staff and commissioners noted a county cap on commercial square footage in the Ag Reserve that currently limits near‑term development options.

The hearing record shows no public cards submitted for items 5 or 6 and the applications were presented as companion items.","The Palm Beach County Zoning Commission recommended approval of companion rezoning and development‑order amendment requests to swap 15 acres of preserve land in the Ag Reserve, but several commissioners raised concerns that the change could complicate farm access across State Road 441.","actionData","errors"]

Article not found

Commission recommends rezoning for West End Crossing, a mixed‑use site with proposed gas station; final land‑use vote pending

Zoning commission recommends waiver allowing taller Beach Sound condo; residents urge denial over scale and setbacks

Zoning panel backs 15‑acre preserve swap in Ag Reserve amid farmer access concerns