July 15, 2026 — County Commission Hearing
What the County Staff Report Reveals
Key Findings
At a Glance
$136,881
Total road contribution for a 3.69M sq ft facility
75 ft
Building height — despite master plan stating 35 ft max
“Not yet determined”
Cooling method for 1.8M sq ft of data center
1
Public comments received before staff recommended approval
87.5%
Parking reduction via variance (1/250 → 1/2,000 sq ft)
0.42 FAR
Less than half the 0.85 max — room for future expansion
4 years
Per phase to commence — admin phase shifts allowed
2035
Buildout deadline — no permits after Dec 31, 2035
The Application
Project Overview
Application: DOA/ZV-2025-01602 (Development Order Amendment + Type 2 Variance)
Applicant: PBA Holdings, Inc.
Owner: WPB Logistics Owner, LLC; PBA Holdings, Inc.; Central Park Commerce Center Master Association, Inc.
Agent: Carlton Fields (Joe Verdone) and WGI (Doug Murray)
Project Manager: Donna Adelsperger, Senior Site Planner
Commissioner District: 6, Mayor Sara Baxter
Zoning Commission: Recommended approval (December 4, 2025)
Staff Recommendation: Approval with conditions
BCC Hearing: Originally Dec 10, 2025 — postponed 7-0 to April 23, 2026 — continued to July 15, 2026
Development Phasing
The 4-Phase Plan
Phase 1
1,200,000 sq ftWarehouse + Office
1 building (1,175,000 warehouse + 25,000 office). Warehouse-first strategy.
Phase 2
357,204 sq ftData Center
3 buildings (119,068 sq ft each). 2-story, 75 ft tall.
Phase 3
1,150,176 sq ftData Center
8 buildings (143,772 sq ft each). 2-story, 75 ft tall.
Phase 4
984,620 sq ftWarehouse + Data Center
700,000 warehouse + 284,620 data center. “Future phase” — no assigned layout.
Total: 3,692,000 sq ft across 12+ buildings
A concrete batch plant also continues operating on site until replaced by EDC uses.
Infrastructure Impact
Traffic & Roads
The development is projected to generate 3,196 net daily trips (319 AM peak, 337 PM peak). The staff report reveals that the intersection of Southern Blvd and Seminole Pratt Whitney Road already has a background traffic failure without this project.
With the project, Southern Blvd from Binks Forest Dr to Big Blue Trace fails in the PM peak hour (eastbound, Test 2). The developer's proportionate share for road widening from 6 to 8 lanes is $136,881 — that is $0.04 per square foot of development.
Turn lane extensions and a possible future traffic signal at the project entrance are developer-funded. No building permits may be issued after December 31, 2035.
“The developer's entire contribution to road infrastructure is $136,881 — less than the price of a single Arden home.”
Environmental Impact
Water & Cooling
The developer has reserved 314.3 ERC (1 ERC = 5,600 gallons/month), totaling approximately 1.76 million gallons of water per month. This validates the coalition's previous estimate of 1.7 million gallons.
However, the cooling method has not been determined. Grey water usage is described as aspirational — “if feasible” — not a firm commitment. The staff condition only requires documentation of water-reducing technologies prior to DRO final approval, not before the BCC vote.
Wastewater not accepted by Palm Beach County Water Utilities would require deep well injection, described by staff as “a considerable investment.” Concurrency Reservation has not yet been approved.
“The developer is asking for approval to build 1.8 million square feet of data center without knowing how it will be cooled or how much water it will actually consume.”
Health & Safety
Noise & Architecture
Data center buildings are 75 feet tall and 2 stories, despite the master plan notation of a 35-foot maximum height. Staff acknowledges that data centers are “known throughout the Country to produce noise.”
The county industrial noise limit is 75 dB. A condition requires a design analysis report by a licensed architect or engineer — but only prior to building permit, not before the BCC votes on approval. Buildings must incorporate sound-dampening materials, with equipment on both the interior and exterior.
24-hour operation is permitted because the site is more than 250 feet from a residential zoning district.
“The noise compliance analysis isn't required until the building permit stage — after the BCC has already approved the project.”
Mitigation
Landscaping & Buffers
The east property line (facing Arden and the wildlife corridor) includes a 25-foot Type 3 Incompatibility buffer with a 4-foot berm, chain link fence, hedge, canopy trees (15 ft minimum), pine trees, everglades palms, and native shrubs. Staff notes additional conditions are needed “as it relates to noise” — acknowledging the buffer may not be sufficient.
Along Southern Blvd, a 15-foot-high continuous berm with a double row of canopy trees is required. A 400-foot wildlife corridor and 500-foot L-8 Canal separate the development from Arden.
Regulatory Context
Key Regulatory Details
Future Land Use
Economic Development Center (EDC)
Zoning
Multiple Use Planned Development (MUPD)
Overlay
Glades Area Protection Overlay (GAPO) — intended to protect the Everglades from urban encroachment
Floor Area Ratio
0.42 (max allowed: 0.85) — less than half the allowed intensity
Parking Variance
1 per 2,000 sq ft (down from 1 per 250) — 87.5% reduction
FPL Power Agreement
Binding agreement with strict timelines already executed — cited as changed circumstance
Public Comment Prep
Questions for Commissioners
- 1
Why is the cooling method “not yet determined” for a facility requesting approval for 1.8 million square feet of data center? Shouldn’t the water impact be quantified before approval?
- 2
The proportionate share for road improvements is $136,881 — how was this amount calculated, and does it reflect the true cost of widening Southern Blvd from 6 to 8 lanes?
- 3
The staff report notes that Southern Blvd at Seminole Pratt Whitney Road already has a background traffic failure. How will adding 3,196 daily trips affect Arden residents’ commutes and school bus routes?
- 4
The master plan states a 35-foot maximum building height, but the site plan shows 75-foot buildings. Why is this discrepancy acceptable?
- 5
Noise compliance analysis is deferred to the building permit stage. Why isn’t this analysis required before the BCC votes on approval?
- 6
At a FAR of 0.42 versus the allowed 0.85, what prevents the developer from returning to double the intensity?
- 7
The FPL power agreement has “strict timelines” — does this pressure to build quickly compromise the thoroughness of environmental and community impact review?
- 8
Only one public comment was received before staff recommended approval. Does this reflect adequate community notification and engagement?
- 9
The Glades Area Protection Overlay was designed to protect the Everglades from urban encroachment. How does a 3.69 million square foot hyperscale AI data center align with that intent?
- 10
Grey water usage is described as “if feasible.” What happens if it’s not feasible — how much potable water will this facility consume?
Source Document
Read the Full Staff Report
All facts on this page are sourced from the official Palm Beach County Zoning Application Staff Report, published for the Board of County Commissioners hearing on December 10, 2025.
- Application:
- DOA/ZV-2025-01602
- Control:
- Central Park Commerce Center (2015-00085)
- Source:
- Download PDF from pbcgov.org
Project History
| Date | Application | Action |
|---|---|---|
| Apr 2016 | LGA-2016-00005 | Land use changed from Rural Residential to EDC |
| Apr 2016 | ZV/PDD-2015-02166 | Rezoned to MUPD with variances |
| Apr 2017 | ZV-2016-01648 | Fence, parking, and pedestrian variances |
| Jul 2018 | LGA-2018-00027 | Construction deadline extended to June 2022 |
| Jan 2025 | PDD/DOA-2024-00309 | Rezoned 64.46 acres, added to MUPD (202.67 total) |
| Dec 2025 | DOA/ZV-2025-01602 | Current application: expand to 3.69M sq ft |