Planning commission approves small‑scale land‑use change to allow light‑industrial redevelopment near Belvedere Road

The Palm Beach County Planning Commission on April 10 approved a small‑scale future land‑use amendment that will let East Coast Mulch Corporation redevelop a 4.81‑acre property on the south side of Belvedere Road from LR‑2 to Commerce with an underlying LR‑2 designation.

Jordan Sperling, representing the applicant, said the proposal would permit a 40,000‑square‑foot warehouse with accessory office space and about 30,091 square feet of contractor storage yard. "This will allow a low‑intensity light industrial use…to function as a buffer and transition between residential and heavier industrial areas," Sperling said, describing the plan as consistent with the county's comprehensive plan and airport overlay guidance.

Dorian Belosa of the county planning division told commissioners staff concluded the amendment was compatible with surrounding uses and recommended approval with conditions meant to limit impacts. Staff and the applicant agreed on a condition that caps daily vehicle trips at 86 to keep the use consistent with the traffic assumptions submitted with the concurrent zoning application. County traffic staff explained the cap is a 24‑hour daily trips metric derived from ITE survey data and would be enforced through the zoning and site‑plan review process rather than by continuous on‑site counting.

Commissioners focused questions on enforceability of the trip cap, building height and buffering where the site adjoins residences. Zoning staff described a 25‑foot type‑3 incompatibility buffer on the west side and additional buffering on the south and east; staff said a maximum building height tied to standard setbacks would apply (the county noted additional setbacks beyond 35 feet in standard districts).

After discussion, the commission moved, seconded and approved the amendment as proposed; the roll call vote recorded the motion passing unanimously. The approval forwards the concurrent zoning application to the next stages of review; zoning‑level conditions and site plans will be considered in subsequent hearings.

The commission’s action was procedural: it approves the land‑use amendment with conditions recommended by staff. The project will return for detailed zoning and site‑plan review, where staff said access, buffering, hours of operation and other site design elements will be enforced.