How Juno Beach is growing: Plans to build condos, townhomes shaping town's busiest intersection

JUNO BEACH — Like other sought-after seaside towns, Juno Beach is facing major development pressures and a push to build more residences at its main intersection, Donald Ross Road and U.S. 1.

With a population of under 4,000 residents, Juno Beach is one of Palm Beach County’s smaller municipalities. While it is predominately residential, the town immediately south of Jupiter includes the Loggerhead Marinelife Center, Florida Power & Light’s headquarters and a number of commercial properties.

Both sides of Donald Ross west of U.S. 1 are facing development pressures. Luxury condominiums are rising on 5.5 vacant acres on the northwest corner, the last vacant land along U.S. 1 in Juno Beach. The Plaza La Mer shopping center, which sits immediately to its west, is under contract and could be redeveloped in the years ahead.

On the south side of Donald Ross, Pulte Homes wants to build 40 townhouses on land where Christmas trees are sold each holiday season. That plan will be the topic of a public meeting Thursday.

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The issue: Can Juno Beach retain small-town feel?

The town council last month tried to strike a balance between preserving a commercial base and the increasing pressures toward building housing near its gateway to Jupiter and Palm Beach Gardens.

In a 3-2 vote on July 26, it approved a special exception option that would let developers build up to 80% residential and 20% commercial in what is called its commercial general area, which includes the Donald Ross and U.S. 1 corridor. The standard zoning there is 75% residential and 25% commercial.

“We don’t want all four corners of Donald Ross and U.S 1 being blown up and turned into condominium complexes,” Mayor Alexander Cooke said. “I am not against development. I am for reasonable and prudent development that makes sense for the area.

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“This is simply an attempt by us to protect this town and keep it small in any way possible,” Cooke said.

“If you look at the real outcomes here, developers want to build residential. It gives them the maximum value per square foot. Commercial sometimes doesn’t lease and has maintenance issues,” Cooke said.

The town has a 60-foot height limit, and density requirements remain at 18 units per acre.

Developers are snapping up major parcels in the town, such as Plaza La Mer, the sprawling 111,361-square-foot shopping center built in 1988 just west of the northwest corner of Donald Ross and U.S. 1. Dunkin Donuts, Kirby’s Sports Grille, Matty’s Gelato and Hospice of Palm Beach County are among the 32 tenants.

Jim Letchinger, founder and CEO of JDL Development, a major builder of luxury condominium and apartments based in Chicago, said he had Plaza La Mer under contract, but then decided it was not for him because his company is not a retail developer.

Letchinger’s company is building Caretta, a five-story, four-building condominium complex on the northwest corner of Donald Ross and U.S. 1. It’s 400 yards from the ocean and will have "magnificent" ocean views from the third, fourth and fifth floors, he said.

Caretta will consist of either 94 or 95 units, depending on the outcome of a recent site plan change request the council is scheduled to hear Aug. 23.

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Another Chicago-based firm, Bucksbaum Properties, has Plaza La Mer under contract and is moving toward closing the purchase in about a month, Letchinger said.

Several of Plaza La Mer’s tenants have long-term leases, so Bucksbaum plans to keep it as a shopping center for now, Letchinger said. Its ultimate goal would be to develop it into something else.

“They are great retail people,” Letchinger said of Bucksbaum.

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Letchinger has been wintering in northern Palm Beach County for more than 20 years and owns a home at Old Palm Golf Club in Palm Beach Gardens. He has concentrated almost exclusively on the Chicago market until now because he likes to work in markets he knows and understands well, and he feels confident about Juno Beach as well.

“The last building I built in Chicago could have 4,000 people in it,” Letchinger said. “Juno Beach is quaint. It is lovely and has a tremendous amount to offer.”

Caretta’s units, priced from $1.5 million to $8 million for the penthouses, are as large as 5,500 square feet. First-floor units are similar to single-family homes in that they will have their own backyards and pools. Building C will have a rooftop pool to take advantage of the view. Caretta will include a restaurant and other commercial space.

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Letchinger said he likes the walkability of the Juno Beach location and is excited to do an urban-style project in South Florida. While the interior and amenities at Caretta will be private, the Donald Ross side will have a plaza with greenspace and benches that the public can visit. Fountains will grace the corner.

“I am really excited about this project because we have great momentum,” Letchinger said. “Putting a shovel in the ground will be a real game-changer.”

Caretta is slated to start construction in October, and it should take two years to complete the project.

Across Donald Ross, Pulte Homes wants to build 40 three-story townhomes.

On Thursday, it is scheduled to present plans for Juno Square Townhomes for what’s known as the Christmas Tree lot, to the west and behind the Thirsty Turtle Seagrill. The L-shaped, 5-acre site also includes a deserted bank branch. The community outreach meeting is scheduled for 5 p.m. to 7 p.m. at Juno Beach Town Hall at 340 Ocean Drive.

Donaldson Hearing, owner and president of Cotleur & Hearing Landscape Architecture, Jupiter, said Pulte had originally considered building a higher-density, six-story residential project that would have had at least double the number of units in two buildings. However, after residents objected, it revised its conceptual plans.

Hearing said Pulte is seeking approval for a 100 percent residential complex and the property is under a purchase agreement.

“We think it’s a good use. There is a conservation area to the west and a single-family residential area to the south,” Hearing said. “We have not submitted the plans. We want to make sure we have the support of the community.”

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John C. Bills Properties, headed by John Clark Bills, owns both the corner parcel that includes the small Juno Square shopping center and the “Christmas tree lot” property next to it where Pulte wants to build the townhouses.

“The Bills will not sell the commercial center,” Hearing said. In addition to the Thirsty Turtle and commercial portion also includes Bosso Realty, Loxahatchee Ice Cream & Coffee, a dry cleaner, a salon, a yoga studio and the Juno Beach Café.

Caretta will include 7.8% commercial, under 95% residential and 5% commercial zoning in effect when it is approved. It is the only project approved under that zoning.

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Juno Beach Council member DD Halpern said that while the 80-20 option approved in July is not a mandate, it will allow developers more flexibility and give them a 5% window to do more residential, as compared to the 75-25 straight zoning. They could build 78% residential, 22% commercial, for example.

“The goal is to stay closer to the zoning that helped create the beautiful town everyone loves today,” Halpern said.

Halpern said this month, “In a small town like this, significant residential growth is not innocuous. Adding a couple hundred residents in a small town like this is going to have significant impact on traffic.”

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It’s important to have restaurants, stores, offices and service businesses in town for the residents’ convenience, Halpern said.

“We are trying to achieve balance and provide residents’ services,” she said.

At the July council meeting, members argued about whether residential or commercial development creates the most traffic.

Vice Mayor Pro Tem Marianne Hosta, who joined Cooke and Halpern in voting for the 80-20 option, said residential developments can result in plenty of traffic, partially due to all the deliveries people receive.

Vice Mayor Peggy Wheeler opposed the 80-20 option for developers. She and Council Member Elaine Cotronakis voted against it.  Wheeler said commercial properties bring in more traffic than residential areas.

“Our job is to say we are going to give you 10, 15 or 20 percent commercial. To have a line in the sand and say it is a flat 20 percent, it could ruin this town,” Wheeler said.

Wheeler also objected to the initiative being passed in the summer when many residents are out of town and had suggested that a traffic consultant be hired.

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At the meeting, four residents spoke against the 80-20 option.

Diana Davis, chair of the planning and zoning board, said that the 80-20 option incentivizes developers by giving them extra residential.

“We all want the quaint seaside community we have,” Davis said.

Jonathan Butler, a resident, also opposed the 80-20 option. “The developers are going to come in this town, and they are going to rape our city. Instead of Fort Lauderdale, we will be South Beach," he said.

Butler said there was no need to adopt the measure without studying the impact, and no studies were conducted.

This article originally appeared on Palm Beach Post: Juno Beach juggles push to build housing with wish to stay 'small'