Zoning commission recommends approvals for 42‑acre Westgate Village MUPD

Palm Beach County zoning commissioners recommended approval for a large, phased mixed‑use redevelopment of the former Palm Beach Kennel Club site, dubbed Westgate Village MUPD. The application covers roughly 42 acres and seeks rezoning to aMixed Use Planned Development (MUPD), a class‑A conditional use to allocate 325 density bonus units from the CRA pool to the residential phase, and two type‑2 variances tied to plaza depth and build‑to‑line relief along Congress Avenue.

The applicant, represented by Joni Brinkman (Urban Design Studio), described a phased approach that preserves current kennel club operations while allowing a 16.5‑acre residential phase now (405 units over 3 stories) and further mixed‑use phases later (including up to 6‑story buildings and commercial space on the southern frontage). The proposal includes internal green open space, placemaking features and buffers along existing uses; the applicant said the contract purchaser will develop in phases so kennel operations can relocate to a planned 5‑acre site on the north parcel without interrupting operations.

Why it matters: Redevelopment of the kennel club property is a long‑planned catalyst project for Westgate and the CRA, transforming an underused, large property near Congress Avenue into mixed housing and commercial uses. The application uses the county’s density bonus pool and includes workforce housing set‑asides: the applicant said 20 percent of units would be designated as workforce housing split across income tiers.

Technical and design variances: The two type‑2 variances sought relief for plaza depth (expanding a required 25‑foot plaza to larger dimensions incorporated into the public open‑space calculation) and for an increased build‑to‑line for three Congress Avenue‑facing buildings (one building requested a 103‑foot setback equivalent; others requested 36 feet). Staff supported the variances and recommended approval, citing unique site geometry, existing utilities and the project’s public‑space benefits. Commissioners and the Westgate CRA emphasized the project’s potential to catalyze further redevelopment along Westgate Avenue.

Support and process: Westgate CRA Executive Director Elize Michel and Denise Pinnell, the CRA’s planning director, both testified in favor, noting the CRA board’s letter of support and the project’s alignment with the CRA redevelopment plan. Staff recommended approval with conditions and said engineering and other technical issues were being finalized for the Board of County Commissioners (BCC) hearing.

Outcome and next steps: The zoning commission voted to recommend approval of the type‑2 variances, the rezoning and the class‑A conditional use, forwarding the package to the BCC for final action. Staff and applicant said minor outstanding civil engineering items will be resolved before BCC consideration.

Sources: Applicant presentation by Joni Brinkman (Urban Design Studio); staff report and presentation; testimony by Westgate CRA staff; commission vote on record at the public hearing.