Planning commission backs site-specific text change to allow affordable housing at Seventh at Haverhill

The Palm Beach County Planning Commission recommended approval Thursday of a site-specific comprehensive plan text amendment and a future land use change to allow an affordable housing development at 1473 North Haverhill Road.

The action affects a 3.37-acre property owned by the West Palm Beach Baptist Seventh Day Church. The applicant requested two changes: (1) a text amendment to allow up to seven additional transferable development rights (TDRs) per acre for 100% affordable projects in the county's Urban Redevelopment Area (URA) that are within a quarter-mile of transit, and (2) a site-specific future land use amendment to increase the site's residential density designation from HR-8 (eight units per acre) to HR-12 (12 units per acre). The applicant said the change would clear the way for a mixed-use project with a 5,000-square-foot house of worship (about 150 seats) and 101 affordable multifamily units.

Staff told commissioners the application had been revised during review to limit the text amendment to the Urban Redevelopment Area rather than countywide and to ensure the TDR increase applies only to 100% affordable projects. Staff recommended approval with conditions including a unit cap, purchase of TDRs consistent with county policy, limits on traffic trips and required concurrent adoption of zoning.

Commission discussion focused briefly on two practical items: a voluntary school-district payment mentioned in the staff report and the condition of a nearby private road, Pine Grove. Staff confirmed the $28,900 payment referenced in the staff materials was a voluntary request from the school district and would only be required if the board specifically directed it into the conditions. County traffic and engineering staff said the project would not use Pine Grove for access; access would be on Haverhill Road and project traffic would be consistent with policy 3.5(d) traffic review.

A motion to approve the amendment and map change with staff conditions passed on a roll-call vote. The commission recorded unanimous support at the hearing; the item moves next to the Board of County Commissioners for the county-level hearings required by state law.

Commissioners and staff said they support tools that increase affordable housing capacity when paired with proximity to transit and required affordability controls. The staff report and conditions require 100% of the specified units to meet the county affordable housing program criteria and the purchase of TDRs to secure the additional density.

The applicant and staff said the zoning companion application is ongoing and that the applicant accepted staff’s recommended conditions. The Planning Commission’s recommendation advances the proposal to the county adoption hearings where the final comprehensive-plan and map decisions will be made.