Zoning commission recommends approval for 101-unit affordable housing project with worship space, approves parking waiver

Seventh at Haverhill, a proposed five‑story, mixed‑use development of 101 affordable housing units and a 5,000‑square‑foot place of worship, won recommendation from the Palm Beach County Zoning Commission on a class A conditional use and a concurrent type 2 waiver to reduce required parking.

The project team asked the commission to increase the property's allowable density from its current High Residential (HR) 8 designation back to HR 12 and to allow transfer of development rights beyond the two units per acre limit. Meredith Lay, agent with Schutzen Bowen, representing the applicant, said, "We are seeking to increase the density of the property to allow, high residential 12 units an acre." She told the commission the plan includes 101 multifamily units and a 150‑seat worship space and that the development would provide a mix of on‑site recreational areas and upgrades to aging infrastructure.

The developer is requesting both a density bonus under the Affordable Housing Program and a type 2 parking waiver. "Our project is offering or, to be affordable at a 100% a 100% of the units affordable at 60% or below," Lay said, referencing the project's pledge to make all units affordable at or below 60% of area median income. Lay also described the parking request and cited recent county changes: "Earlier this year, the BCC passed an ordinance to allow a reduction a further reduction in, parking for affordable housing pro projects."

Why it matters: the commission's recommendation moves the application forward to the Board of County Commissioners (BCC) for final action on the land‑use change and related text amendments. If adopted by the BCC, the project will add a sizable supply of income‑restricted apartments in the Haverhill corridor and use a waiver to lower the amount of on‑site parking the code normally requires.

Key facts and discussion - Project: "Seventh at Haverhill" (applicant described as Straybill Housing partnering with Trebel Housing and the property owner, the West Palm Beach Seventh Day Baptist Church). The plan calls for 101 multifamily units and a roughly 5,000‑square‑foot place of worship with 150 seats on about 3.37 acres. - Unit mix: 40 studio units, 43 one‑bedroom units and 18 two‑bedroom units (total 101). - Density and TDRs: The applicant asked to raise the future land use from HR‑8 to HR‑12 and requested transfer development rights (TDRs) sufficient to increase density; staff said the TDR request could allow up to 24 TDR units for the site. - Affordability: The applicant proposes 100% of units at or below 60% AMI. Meredith Lay stated the 2025 AMI referenced for calculations is $111,000 and that 60% AMI is about $67,000. - Parking: Under standard code the multifamily component would need roughly 172 spaces; the parking waiver framework discussed would reduce the required spaces (applicant presented a parking demand study and a parking management plan). The applicant proposes 135 spaces for the multifamily portion; combined site totals discussed were approximately 185 spaces (multifamily plus church). Lay summarized the code parking factors and the proposed reduction. - Architecture and site features: Staff and commissioners questioned the building's appearance and residential character. Staff read condition language requiring that "a minimum of 40% of the residential unit shall have balconies and or patios." Developers noted cost constraints for a 100% affordable project. When a commissioner asked about the cost to meet 40% balconies, the developer replied, "Roughly $400,000. We're looking at about 30,000 per balcony to 40,000 per balcony." Trebel Housing principal Danny Morakovic said, "we are meeting code. We're we're doing what is written in the code." - Local comments: Planning staff said the Town of Haverhill submitted a standing objection letter tied to concerns about roadway widening (Belvedere Road) and routinely sends such letters on projects in its jurisdiction.

Decisions and next steps - The commission voted to recommend approval of the class A conditional use to allow TDRs in excess of two units per acre on 3.37 acres (motion recommended; mover/second not specified in the record). The outcome recorded by the chair was that the motion "passes"; the commission's action is a recommendation to the BCC. - The commission also voted to recommend approval of the type 2 waiver to apply the Affordable Housing Program parking reduction for the site; that motion also passed and was recorded as a recommendation to the BCC. - Commissioners and staff agreed to continue working with the applicant between the zoning commission hearing and the BCC hearing to refine the architecture condition, including exploring alternatives such as adding ground‑floor patios or converting windows to doors to meet the intent of the 40% balcony/patio condition without the full cost of elevated balconies.

What was discussion only vs. decided - Discussion only: detailed design alternatives for the balconies, the timing and permit path for a proposed mural on the east facade, and broader concerns about towing practices and property management on lower‑income housing were discussed but not resolved at the zoning commission hearing. - Direction/assignment: staff and the applicant were asked to meet and develop alternatives for meeting the architecture condition and to consider a condition for the mural before the BCC hearing. - Formal action: the zoning commission issued recommendations (not final approvals) on the class A conditional use and the type 2 parking waiver; final decisions rest with the Board of County Commissioners.

Community context and impact The project site fronts Haverhill Road between Belvedere Road and Okeechobee Boulevard and is located on an existing bus route (route 4) with several amenities within a half‑mile walk, according to the applicant. The applicant framed the project as serving households earning up to 60% of AMI (the developer named potential beneficiaries as first responders and service‑industry workers), and staff emphasized that infrastructure upgrades tied to the project could benefit adjacent properties.

Sources and evidence This article is based on the public hearing record and presentations to the Palm Beach County Zoning Commission during the hearing for CAW 202401800 ("Seventh at Haverhill"). Direct quotes are taken from the public transcript of the hearing.

Ending: The zoning commission's recommendations advance the application to the Board of County Commissioners, where the BCC will consider the requested future land‑use change, related text amendments, and final approvals. The applicant and staff will continue to negotiate architectural conditions and a mural condition in advance of the BCC hearing.