[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6393771,"mediaKeyId","2105368-167fefd129811eaf0b8e5023aed14212","parentId",2105368,"title","Commission denies request to reclassify Acreage site for gas‑station‑led commercial project","audioSeconds",3685,"startMs",2434000,"endMs",6119000,"viewUrl","/Search/View?dp=1&key=2105368-167fefd129811eaf0b8e5023aed14212&start=2434&end=6119","thumbnailUrl","https://assets.pipeline.soar.com/2105368-167fefd129811eaf0b8e5023aed14212/thumbnail_2434000.jpg","articleUrl","/articles/6393771/Palm-Beach-County/Florida/Commission-denies-request-to-reclassify-Acreage-site-for-gasstationled-commercial-project","mediaUrl","https://secure.pipeline.soar.com/6393771-0f58c2655340695ce5763b9a7b92d7e6/orig.mp4?Expires=1771141269&Signature=H9I5DD6mmWFHbn5XoCax4tLlZ2rXmrOJ5Iv0Xr4~QWP22TKFr14v52N76B0X7hObCXUa6X5wol6OpEWmTcMJlcm3VX9wL4YtU9ep3DteKNSOtKr1NHSOEMsbGMA~sJzXSAY158rxTeIIylGxnswH6EKIkkqM6mDHpYgPewDhJRlEPbL~ua88o9MpxdvbAEMctKHDy9IGlo6d8052frLOFY5rY81xwqkTtCh3gSrg6GUS1Uugxcfa76RcP1kRxpJVFzPwLkG4ZAl2-GribMJ9ughcAwTBMPzOeKRuI0pCo4LmoFFxfPt6r9yztnOV64cx8GtdQEYasc-KHC1~UGlO~A__&Key-Pair-Id=KUT5TJCACFTXG","author","Palm Beach County","date","2025-01-12T01:17:32.227Z","article","The Planning Commission denied a proposed comprehensive plan amendment that would have changed a 5.93‑acre parcel in The Acreage from Rural Residential (1 unit per 2.5 acres) to Commercial Low. The applicant proposed a concurrent rezoning to a Multiple Use Planned Development (MUPD) with a gas station (12 fueling positions and convenience store), a drive‑through restaurant and other retail totaling about 11,900 square feet.

Applicant representative Jeannie Ducharme described demographic and land‑use changes since the Acreage neighborhood plan and Western Northlake Corridor study were written, and argued local population growth and new nearby subdivisions justify commercial services close to the intersection. The applicant’s attorney, Brian Seymour, said the comprehensive plan amendment was triggered by the site’s changing context at a widening intersection and that the requested land‑use change met exurban‑tier location criteria for Commercial Low.

County planning staff recommended denial. Planner Bryce Van Horn told the commission the site does not meet the Acreage Neighborhood Plan recommendations (which in part limit fuel stations in the plan area) and that existing approved commercial capacity in the corridor already exceeds the Western Northlake Corridor study’s demand findings. Staff also emphasized compatibility concerns: the developable portion of the parcel is about 4.3 acres after right‑of‑way, and the site shares a property line directly with single‑family homes to the south; staff concluded the applicant’s high‑trip, vehicular‑oriented uses were not compatible with adjacent residences.

Several residents and the Acreage Landowners Association spoke in opposition. Lisa Johnson, a resident and past participant in the neighborhood plan process, cited the Acreage plan language that limits petroleum facilities and calls for protecting rural character. Eleanor Burgess described traffic, wildlife and infrastructure impacts, saying residents do not want more gas stations or drive‑through restaurants.

Commissioners discussed compatibility, precedent, traffic and environmental risks associated with locating fueling facilities adjacent to retention areas and private wells. One commissioner noted prior neighborhood opposition to a different commercial request at a nearby location. The commission voted to deny transmission of the proposed future‑land‑use amendment; the motion passed 8‑4. Staff recorded that the Acreage Landowners Association submitted a letter supporting staff’s denial.

Why it matters: The decision preserves the Acreage neighborhood plan’s intent to limit certain vehicular‑intensive commercial uses and underscores the commission’s emphasis on compatibility when a small site is directly adjacent to single‑family homes. The outcome means the applicant may revise its proposal or pursue a different site or alternative land‑use request.

What’s next: Because this was a future‑land‑use amendment submittal, denial at the Planning Commission stage ends the applicant’s path to transmit the change to the Board of County Commissioners unless the applicant files a revised application.","mediaType","Video","parentTitle","PLANNING COMMISSION MEETING 1-10-2025","oneSentenceSummary","The Planning Commission voted 8‑4 to deny a proposed comprehensive plan amendment to reclassify a 5.93‑acre Acreage parcel from Rural Residential 2.5 to Commercial Low, citing incompatibility with the neighborhood plan and proximity to single‑family homes.","taxTitle","Palm Beach County, Florida","taxId",2875,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6393777,"Planning commission backs Westgate CRA request to add 3,000 units to bonus density pool",1040,526000,1566000,"/Search/View?dp=1&key=2105368-167fefd129811eaf0b8e5023aed14212&start=526&end=1566","https://assets.pipeline.soar.com/2105368-167fefd129811eaf0b8e5023aed14212/thumbnail_526000.jpg","/articles/6393777/Palm-Beach-County/Florida/Planning-commission-backs-Westgate-CRA-request-to-add-3000-units-to-bonus-density-pool","https://secure.pipeline.soar.com/6393777-5a009849e8f81da0ebaa91225750f8e1/orig.mp4?Expires=1771141269&Signature=UYJSWV-q3LehfHo51uTgOeoMz0n0v0P3iRpWLRwbk~0IhqYaK-9bMfX3hTAfzRcxJq39Ks6DWz8G-jB4bU2F0LOqIya1BdQopwciNsi4Md77j088mqiIS1bi4Pwtb~IHp8hL~ADDNlW0s4Ce7lbkgBInoowJkX~qUY-swHs-~UtDzNfVP6Ot4YPYNLuPo638vL2TQuJFnPF5smHiMmdYYpSrgkTOCx307fyS04Nnaw6~iAt7w-YEk6k94C9WP-TCM1kuV7G3BbqAJyl9yAkwIqzywM064rHQljOdfxz60fkUnOcgKXM1GF4NdX5xZxsZeShVMIkq89VzO6iDclKfFQ__&Key-Pair-Id=KUT5TJCACFTXG","Palm Beach County planning staff and Westgate Community Redevelopment Agency officials asked the Planning Commission to transmit a text amendment to increase the bonus density pool for the Westgate CRA overlay by 3,000 units, raising the pool from 1,300 to 4,300 units to support a 20‑year redevelopment forecast.

Denise Pennell, director of planning and development for the Westgate CRA, and Elaise (Elize) Michel, the CRA executive director, said the increase is intended to accelerate redevelopment in the Westgate overlay and support transit‑oriented, mixed‑use redevelopment on underutilized parcels — notably a proposed redevelopment of about 42 acres at the Palm Beach Kennel Club site. \"The request to amend the policy to increase the number of units in the pool by 3,000 units from the current assignment of 1,300 units for a total of 4,300 supports the goals and objectives of the CRA redevelopment plan,\" Pennell told the commission.

Staff and CRA presenters described methodology: a 20‑year build‑out projection, cluster analysis identifying roughly 185 acres in the CRA district with redevelopment potential, and projections of 3,970 bonus units across cluster areas plus the 930 units remaining in the pool (those numbers were presented as a long‑range forecast). Commissioners asked about Tax Increment Financing (TIF), transportation capacity and stormwater. The CRA said it is funded in part by ad valorem taxes with a TIF mechanism that can provide incentives to developers; staff said projects using the bonus program must demonstrate concurrency and address traffic and drainage through established ULDC and statutory processes. The CRA explained ongoing stormwater storage improvements including a central retention lake and a potential compensating storage mitigation bank with the South Florida Water Management District to support redevelopment.

Alex Holiday of Frisbee Group/Terra Group, which is proposing redevelopment of the Kennel Club site, spoke in support of the CRA’s proposal and said the site is appropriate for additional housing near transit, the airport and downtown West Palm Beach.

Commission discussion addressed potential impacts to existing mobile home parks in the CRA district; CRA staff said the amendment makes units available but does not itself require acquisition or redevelopment of specific parcels and that relocation, if needed, would be the responsibility of any purchasing developer. Staff recommended approval; the commission voted to recommend approval unanimously.

Why it matters: Increasing the bonus density pool is intended to provide a policy mechanism to enable higher residential density in the CRA overlay, incentivize redevelopment of underutilized parcels, and support housing production in a central urban corridor. The change would not itself rezone properties; site‑specific zoning and concurrency requirements apply when projects are proposed.

What’s next: The Planning Commission’s recommendation will be transmitted to the Board of County Commissioners for further consideration; individual projects will be evaluated separately through zoning, concurrency and technical review processes.","The Planning Commission recommended transmitting a text amendment to increase the Westgate CRA bonus density pool by 3,000 units, a move staff and CRA officials said would support long‑range redevelopment including the Palm Beach Kennel Club site.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6393783,"Planning commission backs land‑use change to conserve four county natural areas",309,202000,511000,"/Search/View?dp=1&key=2105368-167fefd129811eaf0b8e5023aed14212&start=202&end=511","https://assets.pipeline.soar.com/2105368-167fefd129811eaf0b8e5023aed14212/thumbnail_202000.jpg","/articles/6393783/Palm-Beach-County/Florida/Planning-commission-backs-landuse-change-to-conserve-four-county-natural-areas","https://secure.pipeline.soar.com/6393783-c5f6a5ff2295ad114e9cbe55da69806e/orig.mp4?Expires=1771141269&Signature=msch7Kje0vHFZga--oWhyT~RgVpr2QStd7CFgavKDIGb9KjXmBEoIx3VU6K2F0Lrm~kL-U5txzD9j9M1g4U9GWRgXk03NW~PPy-ci46FcPYD~4Cb4ubsMj1HQ4OP6C9EKXK0o~N7uQvymZuGPvzfLXzGrp64cfNBNUgeHNe4L5ztu8f9VN9cn-x~HbcwEQRlU4AL9SQ4cXxJP39hAFFjqU2dH5jtKkOWLVOHrJEfBBcuDyoVGzdVP9MAvhHdRWFTUMlDN3F5igevB-WrmR9Xgg4gIx-NRlk4SqO63lNm2gNQtmUhnymwKoB6HFYH0dPI1hDiJD4ys8fXz0F4qMBxTw__&Key-Pair-Id=KUT5TJCACFTXG","The Palm Beach County Planning Commission recommended approval of county‑initiated comprehensive plan and zoning changes to designate roughly 155 acres of county‑owned natural areas as conservation.

County planning staff presented the request as a follow‑up to land purchases the county made to hold ecologically sensitive properties. \"This request will also allow these natural areas to continue in their natural state as intended,\" Timothy Haines, principal planner in the Resources Protection Division, told the commission during the item. Staff said the proposal applies to Cypress Creek (0.34 acres), Hungryland Slough (42.70 acres), Pine Glades (10.48 acres) and the Palm Beach Heights / Palomar EcoSite (101.13 acres), and that the amendments further the conservation element and related state statutes.

The recommendation, made by county staff, was described as consistent with past county efforts to protect environmentally sensitive, county‑owned lands. Department director Deborah Drum confirmed the request was limited to county holdings and said she was not aware of parallel action by neighboring Martin County.

The commission had no public commenters on the item. A commissioner moved to recommend approval; the commission voted to recommend approval unanimously. Staff said a companion zoning amendment will go to the Board of County Commissioners for final action.

Why it matters: County‑initiated future‑land‑use changes are a formal step to protect sensitive parcels held by the county; moving a parcel to a conservation designation typically restricts development options and signals long‑term preservation or stewarded natural use.

What’s next: The Planning Commission’s recommendation goes to the Board of County Commissioners, which will consider the zoning amendment and adoption of the comprehensive plan change on a later date, according to staff.","Palm Beach County planning staff recommended — and the Planning Commission unanimously recommended — future‑land‑use and zoning changes to designate about 155 acres of county‑owned natural areas as conservation to preserve them in their natural state.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6393765,"Commission initiates resiliency element text amendment after staff presentation; two commissioners dissent",955,6230000,7185000,"/Search/View?dp=1&key=2105368-167fefd129811eaf0b8e5023aed14212&start=6230&end=7185","https://assets.pipeline.soar.com/2105368-167fefd129811eaf0b8e5023aed14212/thumbnail_6230000.jpg","/articles/6393765/Palm-Beach-County/Florida/Commission-initiates-resiliency-element-text-amendment-after-staff-presentation-two-commissioners-dissent","https://secure.pipeline.soar.com/6393765-6858c36dcc2e87ab2567e063c89c98c4/orig.mp4?Expires=1771141269&Signature=PceVgw1wY~vB5~KKBirYe4rfnXCPf2DQhbadTLmc8Gi3V21WadNmLTFHHj~XIKVCHSXN2BnbJj1jNDoGMRbqAVWFufiHEjDkGqHaT2u3Ow9yslLi2Mzy4tgzaZLoChgU7ygqe2YmJtvNBXw74lc23nfneKtAQP3vCgx4RI6vjFXlIh8Ppery5Xvuu2FoPaSzrKXXfRZCigedTYXXuEf26F9O00wnUMQ8P5eALFjmaMPQFn8lge4yF2HiPRNKfeMqrN2atACZnWHRubsLghSf1v4ByC5XZOoZIj7B6cB2K3YGL7Q-2FeIiPhEnqPWrTsZBCe2AW6WfUv~1Sdcg~yUJQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission voted to initiate a comprehensive‑plan text amendment to create a dedicated resiliency element for Palm Beach County. Resilience staff described the proposed element as a consolidation and coordination tool to align county policies on climate adaptation, mitigation, sustainable development, social equity and regional collaboration.

Desi Koceras, resilience and sustainability analyst in the Office of Resilience, summarized the office’s intent to draft an element that draws on the county’s 2024 Climate Vulnerability Assessment and Resilience Action Plan and regional climate action planning. \"The resiliency element will cohesively guide Palm Beach County and the Office of Resilience in proactive land use planning,\" Koceras told the commission.

Megan Houston, resilience director, said the initiative is intended to remove piecemeal treatment of resilience across different comprehensive plan elements and to create clearer, coordinated policies and implementation steps. Commissioners asked how the element would interact with existing emergency management and building regulations, whether flood‑finished‑floor elevation or wind mitigation approaches would be addressed, and what the likely economic impacts would be for developers and property owners. Staff responded that the initiation is the first step; detailed policy, departmental coordination and an economic analysis would follow in the drafting phase and subsequent public hearings.

A motion to initiate the resiliency element passed; the transcript records two commissioners opposed (Penny Pompey and Brian Stenberg). Staff emphasized this was an initiation only; any proposed policy language would return for full review and public hearings.

Why it matters: A dedicated resiliency element would give the county a single, consolidated policy framework to guide adaptation and mitigation measures, coordinate departmental roles (planning, building, emergency management, engineering), and prioritize equity‑focused outreach and investments.

What’s next: Staff will coordinate interdepartmental review and return with proposed text, impacts analysis and public outreach plans for Planning Commission and Board of County Commissioners consideration.","The Planning Commission voted to initiate a dedicated resiliency element in the comprehensive plan, a staff‑led effort to consolidate climate adaptation, mitigation, sustainable development, equity and regional coordination; initiation passed with two dissenting votes.","actionData","errors"]

Article not found

Commission denies request to reclassify Acreage site for gas‑station‑led commercial project

Planning commission backs Westgate CRA request to add 3,000 units to bonus density pool

Planning commission backs land‑use change to conserve four county natural areas

Commission initiates resiliency element text amendment after staff presentation; two commissioners dissent