Commission approves first readings to annex, rezone and reassign land use for 318‑unit multifamily project in northwest West Palm Beach

The City Commission on July 6 approved on first reading a package of ordinances to annex about 8.54 acres at 5710 North Haverhill Road and to assign a multifamily future‑land‑use designation and MF‑32 zoning to allow a proposed three‑building development of 318 units.

The presentation: Lindsey Jean Louis of Urban Design Studio, representing the property owner (Palm Lake Baptist Association) and the applicant (The Kolter Group LLC), described the site at the northeast corner of 45th Street and Haverhill Road and circled the project’s major features: three six‑story buildings, 318 units, a half‑acre lake and a central 132×130‑foot park, pedestrian access points and a proposed dedication of roughly 14–16 feet of right‑of‑way on 45th Street.

Affordable housing and parking: Under the city’s Affordable Workforce Housing Overlay (AWHO), the applicant said it is providing the required 22 workforce units across AMI tiers (6 units at 80% AMI; 10 at 100% AMI; 6 at 120% AMI) plus an additional 22 voluntary units at 120% AMI for a total of 44 workforce/affordable units with a minimum 30‑year affordability period. The applicant requested a parking waiver (described in staff and consultant materials as about a 23% reduction relative to certain industry benchmarks), relying on an Institute of Transportation Engineers (ITE)‑based parking study, TDM commitments (15 Palm Tran passes for eligible workforce units, bike facilities, unbundled parking and a ride‑share pickup area), and gated on‑site parking controls.

Commissioner questions and staff responses: Commissioners pressed the applicant and the transportation consultant on assumptions behind the parking study and what remedies would follow if demand exceeded supply. Transportation engineer Stephanie Guerra (Kimley‑Horn) summarized the methodology: ITE rates by unit type, a 10% buffer for turnover, and the proposed TDM measures; she said staff and the applicant discussed annual monitoring with the city’s mobility coordinator and possible remedies if transit passes were underutilized. Planning staff (Alex Hansen) noted the parcel meets statutory annexation criteria, explained that city water/sewer service for the parcel will be provided by the City of Riviera Beach under an existing interlocal agreement, and recommended approval of the annexation, future‑land‑use amendment and rezoning.

Formal outcome and next steps: The commission approved the three ordinances on first reading and scheduled second readings for July 20, 2026. Staff and the applicant said they would provide supplemental data on parking assumptions and implementation details ahead of the July 20 hearing.

Key numbers and details (from applicant/staff testimony): - Parcel: ~8.54 acres at 5710 North Haverhill Road (voluntary annexation). - Proposed buildings: three, six stories; total 318 residential units; proposed density ~37.2 units/acre. - Affordable workforce units: 44 total (22 required by AWHO + 22 voluntary). - Parking: applicant referenced an ITE-based demand figure of 436 spaces and stated a study‑based surplus of 42 spaces under some comparisons; the applicant also requested a parking waiver described as around a 23% reduction in some staff materials and asked to use TDM measures to manage parking demand.

What to watch: Commissioners requested additional evidence on parking demand, more detailed assumptions about unit occupancy and vehicle ownership for workforce AMI tiers, and follow-up reporting on implementation of transit subsidies and annual monitoring if the parking waiver is approved at second reading.