Palm Beach Gardens council approves multiple land-use measures; rezoning of Gardens Learning Center draws resident objection

Palm Beach Gardens City Council voted 5–0 on Sept. 4 to approve a series of ordinances and resolutions covering rezonings, an annexation, site-plan approvals and code updates affecting several properties in and around the city.

Key approvals included: second-reading adoption of Ordinance 8-2025 (a small-scale future land use amendment affecting 11.61 acres within the Donald Ross Village PUD), first- and second-reading votes and zoning changes for the Gardens Learning Center (Ordinances 9-2025 and 10-2025), voluntary annexation of a 0.4‑acre parcel on U.S. 1 (Ordinance 13-2025), a city land-development code update to reflect recent state legislation (Ordinance 14-2025), site-plan approvals for Longview at Avenir Pod 10 (Resolution 64-2025) and phase 1 of the Panther National lifestyle center (Resolution 65-2025), and a major conditional-use approval for a Popeyes fast-food restaurant without a drive-through within Gardens Town Square (Resolution 63-2025).

Resident comment and staff responses (Gardens Learning Center): Janet Caganski, vice president of the Horseshoe Acres board, spoke in opposition to the city-initiated rezoning of the Gardens Learning Center (GLC). Caganski said the Horseshoe Acres association objected to the rezoning because a remaining adjacent 1.8‑acre parcel is the last unbuilt residential lot and that a commercial designation could reduce its value. She said the community had previously raised landscaping, buffer and deed-restriction requests in 2019 and urged staff and the zoning board to meet on site to seek compromise rather than proceed as a quasi‑judicial action.

Staff planning responses were delivered by Natalie and Martin Fitts of the planning department. Staff said the GLC petition is a “housekeeping” measure to align future land use and zoning with an existing use and that no site-plan changes or new development are proposed as part of the land-use change. Fitts clarified that future development proposals, if any, would require separate site-plan review, technical-compliance review and council approval as applicable; he also noted the current height allowance would not change under the rezoning.

Popeyes at Gardens Town Square (Resolution 63-2025): The council approved a major conditional use for a Popeyes restaurant without a drive-through. Petitioner presentations from Kotler and Hearing and operator Oliver Hurd said the tenant would occupy an in-line suite (listed as suite 4268 in the materials), would not add outdoor seating or a drive-through, and would cook food on-site. The operation was described as having a dedicated waste vendor (Access Waste and Recycling) that services the dumpster at least every 48 hours and integrates recycling; the operator also contracts with Dar Pro Solutions for used cooking-oil recovery. The petitioner proposed site upgrades including new LED rear lighting, six decorative planters with pygmy date palms to screen the eastern buffer where residences are adjacent, and landscape-island improvements. Staff said parking analysis showed the center meets the city’s commercial parking rate and no parking shortfall was identified. The operator said hours would be 10 a.m. to midnight; the council approved the resolution 5–0.

Avenir and Panther National items: For Longview at Avenir Pod 10 (Resolution 64-2025), petitioner Valentina Broglia presented five single‑family product models (three single‑story, two two‑story) and typical lot landscaping for 230 lots on about 108.19 acres; the new entry feature would include an unstaffed, air‑conditioned guardhouse (staff could allow future staffing). Planning and Zoning recommended approval 6–0 and staff recommended approval to council; the council voted 5–0 to adopt the site-plan amendment. For Panther National (Resolution 65-2025), the applicant presented a phase‑1 lifestyle center on roughly 11.5 acres featuring a racket center with four tennis courts, four pickleball courts, two padel courts (enclosed glass‑walled courts), a tot lot, restroom facility, multipurpose lawn and a small restroom/bathroom building; parking was shown as 20 vehicle spaces and 28 golf-cart spaces. Planning and Zoning recommended approval and staff recommended approval; council approved 5–0.

Code update and process change (Ordinance 14-2025): Council approved an amendment to Chapter 78 of the land-development code to conform with recent state legislation that designates an administrative authority to accept and review plat applications and an administrative official (the city manager) to approve plats. Staff said the change moves many routine plat approvals to an administrative consent process to speed development review and reduce applicants’ wait times for council consent; the Planning, Zoning and Appeals Board recommended approval 6–0.

Votes at a glance (selected items): - Ordinance 8-2025 (small-scale future land use amendment, Donald Ross Village PUD, 11.61 acres): Approved, second reading/adoption, 5–0. - Ordinance 9-2025 (future land-use amendment for Gardens Learning Center, 1.46 acres): Approved, second reading/adoption, 5–0. - Ordinance 10-2025 (rezoning Gardens Learning Center from RM to PO): Approved, second reading/adoption, 5–0. - Ordinance 13-2025 (voluntary annexation of ~0.4 acres at U.S. 1): Approved, first reading, 5–0. - Ordinance 14-2025 (land-development code amendments for platting and administrative review): Approved, first reading, 5–0. - Resolution 63-2025 (major conditional use: Popeyes, Gardens Town Square): Approved, 5–0. - Resolution 64-2025 (Longview at Avenir Pod 10, site plan amendment for architecture/landscaping and entry): Approved, 5–0. - Resolution 65-2025 (Panther National Phase 1 lifestyle center site plan): Approved, 5–0.

What residents raised and next steps: Horseshoe Acres’ written comments and the resident statement delivered at the meeting were entered into the record for the Gardens Learning Center items; staff reiterated that the ordinance does not authorize new development and said future site-plan proposals would require separate public hearings and technical review. Several items approved on first reading will return to council for subsequent readings where required by statute or city code. Planning staff noted the amendments to platting procedures were required to comply with recently passed Florida legislation and are intended to reduce administrative delays.

Provenance: The land‑use items were presented across the Sept. 4 meeting; the package began when the clerk read Ordinance 8’s title and concluded with the vote on Resolution 65-2025 and subsequent items.

Sources and limitations: The article summarizes staff presentations and petitioner statements made to city council on Sept. 4 and resident public comment. Details about future development (timelines, tenants, build‑out dates) were provided by petitioners as estimates and will require separate approval if new site plans are filed.