Council approves first readings for PulteHomesDunes at Juno Beach project after contentious public comment

The Juno Beach Town Council on Aug. 28 approved a resolution and two first-reading ordinances that together would allow a Pulte Homes proposal to redevelop the town Christmas Tree Lot at the southwest corner of U.S. Highway 1 and Donald Ross Road.

Planning director Frank DiVale told the council the applications consist of a right-of-way abandonment for 0.37 acres of Coconut Avenue, a future land-use map amendment and a rezoning to RM-2 (moderate-density residential) that together would create a 4.7-acre development envelope. The applicant, Pulte Homes, proposes 40 townhome units, about 41% open space, and several streetscape and amenity improvements. The company volunteered to pay for the value of the vacated right-of-way, which staff said would be no less than $300,000, to be established by appraisal.

The project team, represented by attorney Philippe Jack and the applicant land planner and representatives, described the request as a voluntary down-zoning and emphasized that the proposal reduces density and building height from what commercial zoning could otherwise allow. "It's very rare to get someone to come in as a developer and ask to down zone property," Philippe Jack said in his presentation. The applicant's traffic consultant told council staff and the county-reviewers used standard Palm Beach County trip-generation methods and concluded the residential plan would produce far fewer daily trips than a full commercial development.

Residents packed the council chamber for the public comment period. Dozens of speakers urged opposing views: many New Palm Beach Heights neighbors warned a zoning change could set a precedent for further redevelopment, expressed concerns about traffic at the Donald Ross/US-1 intersection and questioned whether the town should wait for a master plan and an independent traffic study. Other neighbors and nearby business owners said the Pulte plan would be less impactful than the commercial by-right alternative and would bring public benefits to Juno Square.

After extended council discussion about traffic, precedent, public benefits and contingencies, Council member Jacob moved to adopt Resolution 2024-12 to vacate the Coconut Avenue right-of-way; that motion passed on roll-call vote. Council then approved first readings of Ordinance 7-89 (future land-use amendment) and Ordinance 7-90 (rezoning to RM-2), each by 4-1 votes with Vice Mayor Halpern recorded in opposition. Council members and staff emphasized that final project approval remains conditional: the abandonment, land-use amendment, rezoning, site plan review and any PUD/special-exception approvals are to "rise or fall together" at second reading and site-plan review.

The council recorded formal votes in the public record: the right-of-way abandonment resolution was approved in roll-call (majority in favor), and both the comprehensive-plan amendment and rezoning cleared first readings 4-1. The council directed staff to include dependent/contingent language tying the abandonment, land-use change, rezoning and site plan so that if later steps fail the abandonment would be repealed.

What happens next: If council sustains these approvals at second reading and approves the associated site plan and special exception/PUD, the applicant may proceed under the RM-2 designation and the approved site plan. If council denies the site plan or special exception, the abandonment would be reversed as a condition attached to the resolution. The council scheduled the required second readings and consolidated site-plan review for a future meeting.

Votes at a glance Resolution 2024-12 (Coconut Avenue right-of-way abandonment) Outcome: approved (roll call as recorded) Ordinance 7-89 (first reading) Future land-use map amendment Outcome: approved on first reading, roll call 4-1 (Halpern opposed) Ordinance 7-90 (first reading) Rezoning to RM-2 Outcome: approved on first reading, roll call 4-1 (Halpern opposed)

Council and staff said they expect the project to return with the site plan and any PUD/special-exception requests at second reading. Until those subsequent steps are approved, no final development authorization exists.