[{"_1":2,"_98":-5,"_99":-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",[32,74,86],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":44,"_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":67,"_71":72,"_73":72},"mediaId",6179014,"mediaKeyId","5134401-0fc3ee1b96fbe99c71bfbfd66ed284dc","parentId",5134401,"title","Commission recommends West End Crossing rezoning, class A conditional use for gas station and retail","audioSeconds",0,"startMs",5625000,"endMs","viewUrl","/Search/View?dp=1&key=5134401-0fc3ee1b96fbe99c71bfbfd66ed284dc&start=5625&end=5625","thumbnailUrl","https://assets.pipeline.soar.com/5134401-0fc3ee1b96fbe99c71bfbfd66ed284dc/thumbnail_5625000.jpg","articleUrl","/articles/6179014/Palm-Beach-County/Florida/Commission-recommends-West-End-Crossing-rezoning-class-A-conditional-use-for-gas-station-and-retail","mediaUrl","https://secure.pipeline.soar.com/6179014-bbbaa6ee1d134ca3919e286e39c2335c/orig.mp4?Expires=1771015591&Signature=mDJ-Qw6CPrwUDHfXCb6ELjVBnGE3JYKz4JXyyFlHTIJs6SaUP~zwf7P7ZbSPku6s09EOdgkzqtHrpqrTZVx-qIYNqo3WCg3axKB9tg8yo~4FJ8iLKBSOAG-y3rTbBJz-fNcuN8yW~4szM6pHSvkX34hxNujt6mZKy61aWmV5Dc8iNcDT8NAJGhP6yD9JsJn8FmCYeRwjdKjchnrHzvuPJqL56huI1kC8May6ws2vOXKi-xW9AnhDGr~lIgsGtoxUpnc54C0isCoHQRHCxnjBx1oMZKlAGN~shRbLkqaVfhm24yzGYjPdMQ3EueBVqpph-n15uObcB0wY8hyS2BID-w__&Key-Pair-Id=KUT5TJCACFTXG","author","Palm Beach County","date","2025-07-04T03:02:14Z","article","The Palm Beach County Zoning Commission voted to recommend approval of a rezoning and a class A conditional use for West End Crossing, a proposed multi-use plan development on nearly 6 acres at the southeast corner of Northlake Boulevard and Seminole Pratt Whitney Road.

Jeanne Duscher of Cutler and Hearing presented the application for West End Crossing LLC and Brock Development Group. The proposal seeks rezoning from Agricultural Residential to Multiple Use Plan Development (MUPD) and a class A conditional use for retail gas and fuel sales with a convenience store (six pumps, a roughly 4,800-square-foot convenience building), plus two additional permitted buildings for retail and medical office uses.

\"This is a logical development to serve a service gap in the area,\" Duscher said, noting recent and planned residential approvals nearby (Avenir, Westlake, GL Homes) and a substantial population increase in the Acreage since the original neighborhood plans were prepared. She said the applicant revised the site plan after community meetings to add a bermed 8-foot wall, increase landscape buffers, relocate service doors and dumpsters away from neighbors, and adjust building orientation.

County staff (Nancy Frontani, Zoning Division) confirmed the site is 5.93 acres and that the rezoning application runs concurrently with a future land-use amendment; she noted that staff received more than 350 emails on the application and recommended approval subject to the conditions listed in the staff report. Frontani explained the rezoning is contingent on the Board of County Commissioners’ action on the companion future land-use amendment.

Duscher highlighted fuel safety and operations: the convenience-store operator would be corporate 7-Eleven with double-walled underground tanks, 24/7 monitoring and routine inspections. The applicant also said the project would connect to a county regional retention pond under construction to handle drainage.

Commissioners asked procedural and compatibility questions; no members of the public signed up to speak at the zoning hearing. A motion to recommend approval passed and will be forwarded with staff conditions to the Board of County Commissioners. If the BCC denies the companion future land-use amendment when it is considered, the rezoning would not be effective.

Ending: The zoning commission’s recommendation advances to the Board of County Commissioners, with staff conditions and public correspondence on record; the BCC will consider the future land-use amendment and the zoning package together.","mediaType","Video","parentTitle","PBC ZONING COMMISSION HEARING 7-03-2025","oneSentenceSummary","The zoning commission recommended approval of a rezoning and class A conditional use to allow a 6-pump convenience store and other retail/medical uses at the Southeast corner of Northlake Boulevard and Seminole Pratt Whitney Road; applicant emphasized community service gap and added design and buffering changes after public input.","taxTitle","Palm Beach County, Florida","taxId",2875,"location","headline","","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_46":80,"_48":81,"_50":82,"_52":83,"_54":55,"_56":57,"_58":84,"_60":61,"_62":63,"_64":85,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6179019,"Commission recommends waiver for oceanfront Beach Sound redevelopment despite resident objections",3873,1727000,5600000,"/Search/View?dp=1&key=5134401-0fc3ee1b96fbe99c71bfbfd66ed284dc&start=1727&end=5600","https://assets.pipeline.soar.com/5134401-0fc3ee1b96fbe99c71bfbfd66ed284dc/thumbnail_1727000.jpg","/articles/6179019/Palm-Beach-County/Florida/Commission-recommends-waiver-for-oceanfront-Beach-Sound-redevelopment-despite-resident-objections","https://secure.pipeline.soar.com/6179019-853919a54ea22c685003fe85ed02fcff/orig.mp4?Expires=1771015591&Signature=Gd4BhBLTgWt9q3tcTf0qejw6ED1EgIm3jlBJhKr4K4S~JocIS3dSSiqJBp469NsGZrqKeA3xGiQo5WgHKDtNnKuEW68JIU-qQuTnO1eg4DfwHjgNKaF~1wOHqP~5d9PLiC5qz0wd~SXSjo-v05NlRB-hAvrE5Cu22mOWqmEgkf2KwtAEx12PM25P8kdgj-X~G06GLGZREqMpVES3cPNeHmjYq5DIjwq8Oio4GwYyoXrjv-GMk8HDsgTnzH-H0psqzVgGx~AopdGaEb3jJh5-FYoA89JrdAKnlPTy6wvM5zWT~rTrk9unNnr-xogsab8YuuI3Y16E7~~JyL~4ZqtGSw__&Key-Pair-Id=KUT5TJCACFTXG","The Palm Beach County Zoning Commission voted to recommend approval of a type-2 waiver requested for a proposed redevelopment of the Beach Sound condominium on the county’s northern Atlantic coast, sending the application and staff conditions to the Board of County Commissioners.

Josh Long of Coulter, presenting for the applicant team, described the proposal as a privately initiated type-2 waiver intended to allow a modern, resilient replacement for a 1984-built 12-unit multifamily building. The applicant seeks relief to reduce the front setback (from 25 to 20 feet) and to modify the additional setback requirements that apply to structures over 35 feet as updated in the county’s Unified Land Development Code. Long said the rebuilt condominium would internalize parking, raise finished-floor elevations to meet current flood-resilience standards and place mechanical equipment within integrated rooftop architectural elements.

“...we do agree with the zoning department’s analysis of our application, which determine that our application does comply with all of the required standards,” Long said during the hearing.

County staff deputy zoning director Wendy Hernandez told the commission the project site is 1.46 acres in RH/RM zoning abutting the Atlantic Ocean, that the building permit history shows a 1982/1984 structure, and that the application maintains the existing density of 12 units. Hernandez said staff reviewed the waiver standards and recommended approval subject to conditions; she also reported receiving more than 30 written correspondences from the public, mostly in opposition as of the most recent count.

Numerous nearby property owners and representatives spoke in opposition. Seth Bain, representing the Carlisle homeowners association, argued the site is substantially smaller than surrounding properties, that the proposed footprint would be out of scale with prevailing setbacks and that the waiver would create a precedent allowing towers closer to the right-of-way than the neighborhood norm.

\"They're not making any effort to provide it,\" Bain said of the applicant’s setback approach, adding that the proposed exemptions were “a ridiculous reduction” from current code requirements.

Claridge manager John Bauman, residents Ed O’Sullivan and Donald Smith and others cited concerns about shadows on pools, noise from mechanical equipment and exhaust associated with underground parking, the risk of flooding from below-grade parking, privacy and property-value impacts. Several speakers pointed to a milestone inspection report for the existing Beach Sound structure — filed in the record — stating the inspector found no indications of substantial structural conditions requiring a phase 2 inspection.

Applicant and counsel emphasized that the county adopted the type-2 waiver process in 2024 following extensive review, and that the waiver language was crafted with this type of redevelopment in mind. Bill Perry of the Gunster law firm told the commission that the waiver process is now part of the code and that the application meets the newly adopted criteria.

The commission moved to recommend approval of the waiver (item 7a); the transcript shows the motion carried with one commissioner recorded in opposition. Staff will forward the recommendation and conditions to the Board of County Commissioners, which has final authority on any land-use or permit-level changes.

Ending: The recommendation advances to the Board of County Commissioners; opponents said they will continue to press concerns about scale, shading, noise, underground parking and the building’s compatibility with neighboring oceanfront condominiums.","The zoning commission recommended approval of a privately initiated type-2 waiver to allow reduced setbacks and greater height for a proposed Beach Sound condominium redevelopment; residents and nearby condo associations urged denial citing scale, shadows and compatibility concerns.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_46":92,"_48":93,"_50":94,"_52":95,"_54":55,"_56":57,"_58":96,"_60":61,"_62":63,"_64":97,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6179024,"Zoning panel backs preserve swap in Ag Reserve amid farm-access concerns",1055,602000,1657000,"/Search/View?dp=1&key=5134401-0fc3ee1b96fbe99c71bfbfd66ed284dc&start=602&end=1657","https://assets.pipeline.soar.com/5134401-0fc3ee1b96fbe99c71bfbfd66ed284dc/thumbnail_602000.jpg","/articles/6179024/Palm-Beach-County/Florida/Zoning-panel-backs-preserve-swap-in-Ag-Reserve-amid-farm-access-concerns","https://secure.pipeline.soar.com/6179024-19fa774abdb0f0d64a2fdc6417466fb2/orig.mp4?Expires=1771015591&Signature=bj8n5DgAQ0ufTmLbs1Gjh~OwKemMiloCfGc4PwZDakKorDZryCdP~v-NYLHUEH1oaJPcon0gqO3h2Zm1ZAZ5Zht7ye71fl1XM7MQrghq12kFnwWSfJ0Aoq8SNyMkUImCbuPG1nPULAB90PlaaHyWjOPmnhJDhhacztioj7~LyzhmvWVmLgnbytsQg~J19xuAtNkPNqyuk-oePMNlbkdPQ-oiqH2kqKt2DmF75e9Jwbo8hrNZrLEtOjYocj7sgDyFcSXQy8ZWytPiTmzsg~uA3srh6AJdLY4R1c~1BWQfohrC5H-ZQTAm5VFqmz0SRi8V0TuG93NMikgJy9ZP1u~X4g__&Key-Pair-Id=KUT5TJCACFTXG","The Palm Beach County Zoning Commission on a voice vote recommended approval of two companion applications to swap a 15-acre preserved parcel in the Agricultural Reserve, allowing that acreage to be released from preservation and adding 15 acres of preserve elsewhere.

The package before the commission included a rezoning request (PDD/DOA) to add 15 acres to the Ascot 441 Atlantic PUD and a separate rezoning request for the Neal property. Doug Murray of WGI, representing the applicant team, said the proposal would remove the preserved designation from the southern 15 acres at the northwest corner of Atlantic Avenue and State Road 441 and assign a like-sized preserve to a mid-block 15-acre parcel closer to Boynton Beach Boulevard and Hypoluxo Road.

\"We're not proposing any development,\" Murray said, adding that any future development would require returning to the commission for zoning and land-use approvals. He told commissioners the swap would better align preserved lands with existing larger preserved tracts and intersections where future commercial demand might be concentrated.

The commission discussion focused on farm access. One commissioner said the swap as drawn does not provide access from Atlantic Avenue to the northern parcel and warned that farmers currently using Atlantic to move equipment could be forced onto busy State Road 441, increasing safety and turning difficulties for large tractors.

Murray responded that, while there is no site plan now, he \"can agree verbally that we're gonna address that and have an keep an access off of Atlantic Avenue that would go up to the farming operation\" if and when the property returns for development review. He also said some western portions of the parcel could remain preserved in a future application to protect farming access.

County staff recommended approval, finding the application met Unified Land Development Code standards subject to the listed conditions. The commission voted to recommend approval; the record shows at least one commissioner voted in opposition during the motion on item 5. The motion passed and the companion item (item 6) subsequently was recommended for approval as well.

The commission did not record a roll-call vote in the public transcript excerpt; staff will forward the recommendation and conditions to the Board of County Commissioners for final action on any land-use changes and the requested partial release of conservation easement.

Charges or future commitments on access, site configuration, or preservation mix will depend on conditions attached in later hearings and any site plan review when and if an applicant submits a development proposal.

Ending: The items move next to the Board of County Commissioners for final action and any required changes to conservation easements; the applicant said it will address access and preserve configuration during any future development review.","The Palm Beach County Zoning Commission recommended approval of companion items to swap a 15-acre preserve parcel and reassign preserved acreage in the Ag Reserve; commissioners raised concerns about access for existing farmers but the applicant said no development is proposed now.","actionData","errors"]

Article not found

Commission recommends West End Crossing rezoning, class A conditional use for gas station and retail

Commission recommends waiver for oceanfront Beach Sound redevelopment despite resident objections

Zoning panel backs preserve swap in Ag Reserve amid farm-access concerns