Petition – West End Crossing MUPD (LGA 2024-002) Final

West End Crossing PDD/CA-2023-00843

As a resident directly affected by the proposed development of a gas station, commercial, and medical office space at the SE corner of Northlake Blvd and Seminole Pratt Whitney Road, I urge the denial of this project. Although the Zoning Department states that the site meets commercial location criteria for the Tier required for an FLUA amendment, this proposal does not align with PBC Comp Plan Text Amendment, or the Acreage Neighborhood Plan (ANP). The ANP, created and approved by our community in 198(?) and adopted as amended by PBC BCC in 2008, reflects our community’s wants and needs. It can be found on the Palm Beach County website here Acreage Neighborhood Plan

Additionally, the Zoning Department notes that the applicant has not provided sufficient justification for changing the land use designation, nor is the proposal compatible with surrounding uses. While the site may be suitable for some neighborhood-serving non-residential uses, the proposed high-traffic development, including a convenience store with gas sales adjacent to existing residential properties and schools, conflicts with Tier policies. These policies are designed to preserve the semi-rural residential, equestrian, and agricultural character of the community by ensuring that development aligns with the area's scale, mass, intensity of use, height, and character.

• Concerns include:
• The ANP stipulates that a commercial location must occupy at least 10 acres.
• The maximum Floor Area Ratio (FAR) for this location should be no more than 0.1.
• The ANP was amended in 2008 to allow a maximum of 4 pumps or 8 nozzles for gas stations within the Acreage Neighborhood Planning area.
• The ANP mandates that a convenience store must be a walk-up rather than a walk-in establishment.
• There are 13 completed or planned gas stations within approximately 5 miles from the furthest resident serving our immediate community. Refer to the map below for details.
• It was stated at a previous BCC meeting that our community desires more commercial locations. A survey was conducted regarding this statement. I would like to request that the results be presented and discussed at the meeting, these results would prove to be otherwise. I specifically relocated to this community to distance myself from such establishments, recognizing that shopping would require a longer drive. I also acknowledge that there has already been significant commercial approved - built and unbuilt, in the area that already shortens that drive.
• The ITID District Engineer does not believe that the County's legal positive outfall requirement has been met concerning water storage and drainage.
• Palm Beach County already enforces stringent regulations regarding fuel stations and groundwater protection. As you are aware, over 90% of the residents in the unincorporated western community rely on wells. For more information, please refer to Palm Beach County's Safe Drinking Water Act.
• A letter was recently mailed to many residents stating the following: “Economic Benefits – Increased property and sales tax revenue to support local infrastructure.” This in no way will benefit the residents of The Acreage/Loxahatchee. Tax Revenue from commercial properties are rarely spent within our community. Infrastructure for the already planned and in progress construction should have been completed before these projects were approved. We do not need additional traffic brought into an already broken and potentially dangerous situation, forced on the western communities.

This intersection already faces heavy traffic. Adding a walk-in convenience store will increase traffic and crime. Additionally, the proposed left turn into the plaza from the westbound lane may cause more accidents due to impatient drivers. The site is also part of the Western Northlake Corridor Land Use Study (WNCLUS) and does not align with recommendations for commercial usage since existing approvals surpass demand. The amendment is inconsistent with the Comprehensive Plan. I urge the Board to deny this application based on the Planning Department's recommendation. Please see the map below of current and approved gas stations in RED that already service our community.

13 current and approved fuel stations

What if this was your home?

---

Sincerely,

1107