f. ZON-24-0055 (COA-24-0022) 120-132 N COUNTY RD—PALM BEACH SYNAGOGUE (COMBO)—SPECIAL EXCEPTIONS WITH SITE PLAN REVIEW AND VARIANCES. The applicant, Palm Beach Orthodox Synagogue INC (Rabbi Moshe Scheiner), has filed an application requesting Town Council review and approval for three (3) Special Exceptions for 1) Churches, synagogues or other houses of worship, 2) two-stories in the C-TS zoning district and 3) square footage greater than 3,000 SF in the C-TS district with Site Plan Review requiring nine (9) variances due to demolition exceeding 50%, renovations, and building additions, for 1) reduction in the minimum required front yard setback and pedestrian walkway, 2) reduction in the minimum required overall landscape open space, 3) reduction in the minimum front yard landscape open space, 4) increase in the maximum permitted building length , 5) reduction to the on-site parking requirement, 6) elimination of the minimum required number of berths (off-street loading spaces), 7) increase of the maximum permitted gross building area, 8) reduction in the minimum required side yard setback, and 9) reduction in the minimum required rear yard setback for the landmarked property, for the construction of new one- and two-story additions to the two-story landmarked structure. The Landmarks Preservation Commission will perform the design review. 
 
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I support Elaine Bedell's position. The proposed expansion is clearly intended to attract non-residents and as such is in direct conflict with the stated goals of the town's Comprehensive Plan. This project should be relocated to an appropriate site in West Palm Beach.
Public Comment, Town of Palm Beach Admin
admin
6 months ago
Received via eComment 11.12.24, moved to correct item:
To the Mayor and All Town Council Members:
We, the residents of Palm Beach, very recently waged an almost 2 year opposition against a project for the Paramount which was a grandiose scheme that was oversized in scale, represented a gross intensification of use and a lack of concern for hundreds, is not thousands of your constituents. It was wisely defeated, for the most part on the basis of non-compliance with the Towns Code of Ordinances for Special Exceptions regarding adversely affecting the public interest. This was based on the competent substantial evidence provided by experts in public planning, traffic and engineering, and strong legal arguments, as well as non-compliance with Future Land Use and Transportation elements of the Town’s Comprehensive Plan.
We are now presented with another mammoth development plan directly across from the Paramount, accessed by all the same streets and between the same intersections. Comprehensive traffic studies done for the WEG Paramount project as well as by the Corradino Group for the Town detailed the gridlock traffic conditions we all too painfully endure. On one chart presented at the June 25 Town Council meeting, North County Road (north of Royal Poinciana Way) has a LOS “D” rating, and Bradley Place has a LOS “E” rating during peak hours, indicating failure, during the current year.
I live within 300 yards of Publix, and last season it took 40 minutes to drive there. Publix has had to hire police to control and ticket all illegal parkers in their lot, putting more demand of the scarce street parking. As we are well aware, the supermarket is continuously swamped during season with not only locals, but hundreds of shoppers from West Palm Beach.
The Palm Beach Synagogue is asking for permission to expand the existing space to almost double its current size of just over 19,000 sq. ft., to just under 37,000 sq. ft., a 91% increase in size! Except for a small setback in the middle, the facade would lie on one plane, occupying three quarters of the length of the entire block. All but a very small patch of green space will be eliminated, presenting a very imposing monolith. While the architects have taken care to match the new building to the historical facade of the existing one, the overall size of the structure is not in keeping with the small shops, arcades, and green spaces of the surrounding streets.
But by far, the most important problem with the development is the size and use of the building. Rabbi Scheiner is a very dynamic individual, deserving of the respect he has earned for building a thriving community, and providing religious teaching as well as presenting series of lectures and movies which are of interest to not just his congregants, but to many people outside the community as well. The membership is currently 727, but that number is not limited. The Declaration of Use that was provided by his legal representative, Mr. Harvey Oyer, states that special events will not exceed 250 people, held no more than 3 times a month. Those will include weddings, wedding receptions and rehearsal dinners, Bar and Baht mitzvahs, and birthday parties, open to members only. The available parking for the Synagogue will be only eighteen spots, of which 8 are reserved for the rabbi and other officials. The plan suggests that they are making arrangements with off-site locations, but none are identified. They state that Valet Parking will be available for all functions that exceed 150 people in attendance. They also state they will be moving their loading zone onto Sunset Avenue. Where will the catering service vehicles, the staff for the events, and the staff for the Synagogue actually park? How will the neighboring businesses, Publix, Trevini and Lola 44, two very successful restaurants on the same block as the Synagogue who both valet park, and all the small shops on the adjacent streets be affected by the already overwhelming competition for the few available parking spots in the area? And how is this use, for this amount of guests, any different than the proposed private club that was turned down at the Paramount? Simple answer - with the exception not having a prohibitive entry fee, not different at all.
Special events uses notwithstanding, the quotidian use of the synagogue will add even more problems to the already intolerable traffic issues. Harvey Oyer, the attorney for the Synagogue, has stated that Orthodox Jews don’t drive on Saturdays. While that may be an official (Halachic) law, according to statements made by Rabbi Scheiner, 95% of the congregation is either Reform or Conservative, and they do not follow this practice. in reality only a very small percentage of the congregation walks, and many of his congregation actually come from nearby towns. Most of the congregants are older, and in the heat and fickle weather walking is just not a realistic option for them. The entrance to the synagogue will be moved off N. County Road to an inner courtyard in the rear, off Sunset Avenue, where the people will be dropped off leaving the drivers to then find local parking for their cars. Whether it’s for services or special events, or for the 12 room Sunday School classes planned, most of the members will all arrive and leave at approximately the same time, thus funneling all the cars onto the already crowded streets at the same time. There will be many occasions when services or special events are held during busy dinner hours or during rush hours, creating grid-lock for residents and emergency vehicles. As for the already beleaguered pedestrians for whom navigating the streets has become a blood sport, they will be collateral damage in the game of every-man-for-himself.
During this just past election cycle we were frequently reminded about James Carville’s winning slogan for Bill Clinton’s presidential campaign, “It’s the economy, stupid.” We can just as eloquently sum up the quintessential issue of the current, local problem that will thwart any over-development on Palm Beach - “It’s the traffic, stupid.” Our tiny, precious island has become Disneyland for all the people and businesses moving into West Palm Beach. They live in West Palm Beach, but dine, shop, sight see, pray and play golf in Palm Beach, literally swamping our crowded streets to a stand still. Now that the people have re-elected Trump, our streets will no doubt reach crisis capacity where no service vehicles, fire trucks, ambulances, or the people who just live here, can function.
I submit this letter with the utmost respect for the vibrant community created by Rabbi Scheiner. His charisma, contributions to his people, and insightful sermons are a major draw for his many congregants. There is no doubt he will continue to attract many more to his temple as the surrounding area population soars. Unfortunately, the town cannot support his development project. The traffic review shows the roads are at capacity and the 4 corners of the most vital grid in town, where the project is unfortunately located, have received Level of Service “D”. Add to that the coming tidal wave of traffic created by the President, an estimated 2 years to complete the construction in that essential grid, and the resulting traffic and parking issues from the intensified uses of the finished product, and we have the makings of a failed, incapacitated town.
I know that Jews are commanded to be a good neighbor, and that the motives and intentions for the project are good. However, the size and location of the project will lead to unintended consequences for the rest of the town. To maintain any quality of life, and the for the future viability of all of Palm Beach, this project must be refused in its submitted form.
I support Elaine Bedell's position. The proposed expansion is clearly intended to attract non-residents and as such is in direct conflict with the stated goals of the town's Comprehensive Plan. This project should be relocated to an appropriate site in West Palm Beach.
Received via eComment 11.12.24, moved to correct item:
To the Mayor and All Town Council Members:
We, the residents of Palm Beach, very recently waged an almost 2 year opposition against a project for the Paramount which was a grandiose scheme that was oversized in scale, represented a gross intensification of use and a lack of concern for hundreds, is not thousands of your constituents. It was wisely defeated, for the most part on the basis of non-compliance with the Towns Code of Ordinances for Special Exceptions regarding adversely affecting the public interest. This was based on the competent substantial evidence provided by experts in public planning, traffic and engineering, and strong legal arguments, as well as non-compliance with Future Land Use and Transportation elements of the Town’s Comprehensive Plan.
We are now presented with another mammoth development plan directly across from the Paramount, accessed by all the same streets and between the same intersections. Comprehensive traffic studies done for the WEG Paramount project as well as by the Corradino Group for the Town detailed the gridlock traffic conditions we all too painfully endure. On one chart presented at the June 25 Town Council meeting, North County Road (north of Royal Poinciana Way) has a LOS “D” rating, and Bradley Place has a LOS “E” rating during peak hours, indicating failure, during the current year.
I live within 300 yards of Publix, and last season it took 40 minutes to drive there. Publix has had to hire police to control and ticket all illegal parkers in their lot, putting more demand of the scarce street parking. As we are well aware, the supermarket is continuously swamped during season with not only locals, but hundreds of shoppers from West Palm Beach.
The Palm Beach Synagogue is asking for permission to expand the existing space to almost double its current size of just over 19,000 sq. ft., to just under 37,000 sq. ft., a 91% increase in size! Except for a small setback in the middle, the facade would lie on one plane, occupying three quarters of the length of the entire block. All but a very small patch of green space will be eliminated, presenting a very imposing monolith. While the architects have taken care to match the new building to the historical facade of the existing one, the overall size of the structure is not in keeping with the small shops, arcades, and green spaces of the surrounding streets.
But by far, the most important problem with the development is the size and use of the building. Rabbi Scheiner is a very dynamic individual, deserving of the respect he has earned for building a thriving community, and providing religious teaching as well as presenting series of lectures and movies which are of interest to not just his congregants, but to many people outside the community as well. The membership is currently 727, but that number is not limited. The Declaration of Use that was provided by his legal representative, Mr. Harvey Oyer, states that special events will not exceed 250 people, held no more than 3 times a month. Those will include weddings, wedding receptions and rehearsal dinners, Bar and Baht mitzvahs, and birthday parties, open to members only. The available parking for the Synagogue will be only eighteen spots, of which 8 are reserved for the rabbi and other officials. The plan suggests that they are making arrangements with off-site locations, but none are identified. They state that Valet Parking will be available for all functions that exceed 150 people in attendance. They also state they will be moving their loading zone onto Sunset Avenue. Where will the catering service vehicles, the staff for the events, and the staff for the Synagogue actually park? How will the neighboring businesses, Publix, Trevini and Lola 44, two very successful restaurants on the same block as the Synagogue who both valet park, and all the small shops on the adjacent streets be affected by the already overwhelming competition for the few available parking spots in the area? And how is this use, for this amount of guests, any different than the proposed private club that was turned down at the Paramount? Simple answer - with the exception not having a prohibitive entry fee, not different at all.
Special events uses notwithstanding, the quotidian use of the synagogue will add even more problems to the already intolerable traffic issues. Harvey Oyer, the attorney for the Synagogue, has stated that Orthodox Jews don’t drive on Saturdays. While that may be an official (Halachic) law, according to statements made by Rabbi Scheiner, 95% of the congregation is either Reform or Conservative, and they do not follow this practice. in reality only a very small percentage of the congregation walks, and many of his congregation actually come from nearby towns. Most of the congregants are older, and in the heat and fickle weather walking is just not a realistic option for them. The entrance to the synagogue will be moved off N. County Road to an inner courtyard in the rear, off Sunset Avenue, where the people will be dropped off leaving the drivers to then find local parking for their cars. Whether it’s for services or special events, or for the 12 room Sunday School classes planned, most of the members will all arrive and leave at approximately the same time, thus funneling all the cars onto the already crowded streets at the same time. There will be many occasions when services or special events are held during busy dinner hours or during rush hours, creating grid-lock for residents and emergency vehicles. As for the already beleaguered pedestrians for whom navigating the streets has become a blood sport, they will be collateral damage in the game of every-man-for-himself.
During this just past election cycle we were frequently reminded about James Carville’s winning slogan for Bill Clinton’s presidential campaign, “It’s the economy, stupid.” We can just as eloquently sum up the quintessential issue of the current, local problem that will thwart any over-development on Palm Beach - “It’s the traffic, stupid.” Our tiny, precious island has become Disneyland for all the people and businesses moving into West Palm Beach. They live in West Palm Beach, but dine, shop, sight see, pray and play golf in Palm Beach, literally swamping our crowded streets to a stand still. Now that the people have re-elected Trump, our streets will no doubt reach crisis capacity where no service vehicles, fire trucks, ambulances, or the people who just live here, can function.
I submit this letter with the utmost respect for the vibrant community created by Rabbi Scheiner. His charisma, contributions to his people, and insightful sermons are a major draw for his many congregants. There is no doubt he will continue to attract many more to his temple as the surrounding area population soars. Unfortunately, the town cannot support his development project. The traffic review shows the roads are at capacity and the 4 corners of the most vital grid in town, where the project is unfortunately located, have received Level of Service “D”. Add to that the coming tidal wave of traffic created by the President, an estimated 2 years to complete the construction in that essential grid, and the resulting traffic and parking issues from the intensified uses of the finished product, and we have the makings of a failed, incapacitated town.
I know that Jews are commanded to be a good neighbor, and that the motives and intentions for the project are good. However, the size and location of the project will lead to unintended consequences for the rest of the town. To maintain any quality of life, and the for the future viability of all of Palm Beach, this project must be refused in its submitted form.
Respectfully, Elaine Bedell, 100 130 Sunrise Avenue, Palm Beach