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US Highway 1 Corridor Study Phase 1: Inventory & Analysis of Existing Conditions
US HIGHWAY CORRIDOR STUDY: PHASE 1 A. Study Objectives ? Ensure that development and redevelopment activities along the corridor occur in a manner compatible with the Village’s character, as presented in the Comprehensive Plan and land development regulations. ? Ensure that development and redevelopment proposals are compatible with the character and scale of existing land uses along and adjacent to the corridor. ? Expand existing development and redevelopment opportunities along the corridor as a means of increasing the Village’s tax base. ? Ensure the long-term economic viability of historic commercial corridor along US Highway 1 by increasing the number of potential development alternatives. ? Expand residential and mixed-use development and redevelopment opportunities along the corridor as a means of enhancing the market support for commercial businesses. B. Mixed-Use Recommendations 1. General: ? Allow All Eligible Parcels To Retain Mixed-Use Potential Properties assigned a Commercial future land use o designation that qualify for a mixed-use PUD. 1 ? Based Upon The Following Study Objectives: Expand existing development opportunities along the o corridor to increase the tax base. Ensure the long-term economic viability of the corridor by o increasing development alternatives. Increase the market support base (resident population) o for existing businesses 2. Specific: ? Based Upon The Following Study Objectives Maintain compatibility with the Village’s overall character, o per the Comprehensive Plan and land development regulations. Maintain compatibility with the types and scale of existing o uses along and adjacent to the corridor. ? Building Height. Maximum height of a mixed-use project governed by lot depth from US Highway 1, as follows: Less than 250 feet - Maximum of two stories o 250 feet to 300 feet - Maximum of three stories o 300 or more - Maximum of four stories o ? Floor-Area-Ratio (F.A.R). Maximum Total F.A.R. of 0.85 ? Minimum Development Components: Allow a high degree of flexibility in determining the mix of uses, while maintaining the commercial character of the corridor. Mixed-use shall contain commercial and residential o components. Commercial component: A minimum of 10% of the total o floor area and be located on the first floor facing US 1. 2 Residential component: A minimum, 25% of the total floor o area, and may be located in any portion of a building, excepting the first-floor frontage along US 1. Maximum residential density: 24 units per acre. o ? Shared Parking: Use a shared parking analysis as the basis to determine parking requirements of a mixed-use development. C. Residential Use Recommendations 1. General: ? Allow residential development along the corridor in areas consistent with the character established by neighboring land uses. ? Based Upon The Following Study Objectives: Maintain compatibility with the Village’s overall character, o per the Comprehensive Plan and land development regulations. Maintain compatibility with the types and scale of existing o uses along and adjacent to the corridor. Expand existing development opportunities along the o corridor to increase the tax base. Increase the market support base (resident population) o for existing businesses 2. Specific: ? South Corridor : Marine Max property (Corridor Segment 1A). ? Central Corridor : Denny’s restaurant, Village Square Plaza, and Wachovia Bank properties; and properties on the east side of US Highway 1, between Yacht Club Drive and Parker Bridge. 3 ? North Corridor: Crystal Tree Plaza,The Benjamin School, and North Beach Plaza. Further, all residential properties should be assigned a High Density future land use designation (i.e. 11 – 24 units per acre). 4 US HIGHWAY 1 CORRIDOR STUDY PHASE 1: INVENTORY AND ANALYSIS OF EXISTING CONDITIONS Prepared By: Land Research Management, fnc. May 2007 Prepared For: Village of North Palm Beach .,~ i TABLE OF CONTENTS Section Page Purpose 1 Delineation of the US Highway 1 Corridor 1 Data Collection 1 A, General Corridor Components and Descriptions 1 1. South of C-17 Canal (Farman River) 4 2. North of C-17 Canal (Farman River) to Parker Bridge 5 3. North of Parker Bridge 7 B. Land Use Inventory 8 C. Current Village Development Directives 10 1. Future Land Use and Zoning Maps 10 2. Comprehensive Plan Directives 10 3. Village Code Requirements 14 D. Field Observations 21 E. Adjacent Land Uses 24 1. South Component 24 2. Central Component 25 3. North Component 25 F. Building Height 26 G. Parcel Size 26 H. Parcel Depth 27 TABLE OF CONTENTS (continued) I. Floor-Area-Ratio and Density 28 1. Floor-Area-Ratio 28 2. Residential Density 28 Conclusion and Recommendation 29 A. Mixed-Use Development 30 B. Residential Use 30 List of Tables Table Page 1 US Highway 1 Corridor Land Use Inventory' 1 2 US Highway 1 Corridor Future Land Use and Zoning Designations 12 3 US Highway 1 Corridor Additional Future Land Use Element Directives 13 4A Commercial Zoning District Analysis 15 46 Residential Zoning District Analysis 18 5 US Highway 1 Corridor Pertinent Village Code Sections 20 6 US Highway Corridor 1 Field Survey Notes 21 List of Maps Map US Highway 1 Corridor Page 2 US Highway 1 Corridor Components 3 3 US i~ighway 1 Corridor -Corridor Segments 11 PURPOSE The purpose of this study, as directed by Resolution 2007-25, is to assist the Village in identifying locations along the U.S. Highway 1 corridor where development applications for residential andlor mixed-use development will be considered. Specific objectives driving the study include the following: Ensure that development and redevelopment activities along the corridor occur in a manner compatible with the Village's character, as presented in the Comprehensive Plan and land development regulations. Ensure that development and redevelopment proposals are compatible with the character and scale of existing land uses along and adjacent to the corridor. Expand existing development and redevelopment opportunities along the corridor as a means of increasing the Village's tax base. Ensure the long-term economic viability of historic commercial corridor along US Highway 1 by increasing the number of potential development alternatives. Expand residential and mixed-use development and redevelopment opportunities along the corridor as a means of enhancing the market support for commercial businesses. DATA COLLECTION Delineation of the U.S, Highway 1 Corridor For the purposes of this study, the corridor, illustrated on Map 1, includes properties along U.S. Highway 1 within the Village of North Palm Beach, from its southern extent at Palmetto Road north to Twelve Oaks. A. General Corridor Components and Descriptions The corridor can logically be divided into three geographical components, illustrated on Map 2, based upon historical land use characteristics. Corridor components area defined as follows: South: South of the C-17 Canal; Central: C-17 Canal to the Parker Bridge; and North: North of the Parker Bridge. The following paragraphs describe the general characteristics of each component. - i E) .. `~... _ _.1 ... __l.~ .. __ , ---- - ~ -- =- - ~a - _ . ~, `~ i'''ii: ~~ _- =- -- ,;. .,: - Zil F~ ~:" ;+E fi ~, t I ~~. ~ -~ `' ~~_ ,_- ~" = __; I i North Palm Beach US 1 Corridor Study Map 1 US HIGHWAY 1 Corridor ~ `~- - - 'I` ~_: ~___- ------ 1~~ y----- ~ - ~~ 1._ -- 'cite,: oa-~ ry i \~ r ._ ... n 1 mi' Land Research Management, Inc. ©2007 2 e~,-Diva-.._. (~i North Palm Beach - US 1 Corridor Study - _ - .:_ Map 2 _ US HIGHIlVAY 1 CORRIDOR COMPONENTS ___ -- - --~-_~ ~ - , .t , ~~,,,. ~ `~~ ~. . ~~ i ~by' i. ' ~~... Q a9e~, ~~.,. Z ^~~ I . -.\ dL ` ' ~~~~ \ ` \' . ~. YUdwk{ii'_ 1 ~' ~' . ;C __ _ ~. ' C-17 Canals ~. _ --- I ati+are~R4r~ .. --~ ..~ .. ~.... _'.--~I A p 1mi%_~~_....._~ €. _ _ ~ ' Palmetto Roatl Land Research Management, Inc. ©2007 3 1. South of C-17 Canal (Farman River) This southernmost area of the corridor is located south of the C-17 Canal, proximate to the intersection of US Highway 1 and Northlake Boulevard. The area consists of commercial properties along the east and west side of US Highway 1 and the north and south side of Northlake Boulevard. This area, in combination with the Northlake Boulevard corridor, has historically served as the Village's retail commercial hub, clustered around, and satellite to a community-scale shopping hub (Twin Cities Mall and associated facilities) located at the southwest corner of US Highway 1 and Northlake Boulevard. Neighborhood commercial businesses are located along Northlake Boulevard and US Highway 1, in the vicinity of the hub. Following the loss of big-box anchor tenants, the community shopping hub struggled to maintain consistently high accupancy rates. Demolition of the mall, construction of a Publix grocery (Lake Park), and renovation of the Village Shoppes satellite strip shopping facility (North Palm Beach) has served to reinvigorate the mall property. Further aiding the rejuvenation of the intersection as a commercial hub, typical out-parcel uses (gas station/convenience store, drug store, fast-food restaurant and bank) have recently located along the US Highway 1 and Northlake Boulevard frontage. Village Shoppes has emerged as swell-maintained commercial center with an evolving home improvements theme; however, the vacated principal anchor tenant building remains vacant, along with a 5-acre parcel previously allocated for Twin City Mall parking. Commercial properties located along the east side of US Highway 1 consist primarily of food service, retail and personal service businesses. Properties are small (only one parcel - Walgreens - is larger than one acre) and narrow, with a shallow depth of 210 feet or less. Businesses have managed to maintain a consistently high occupancy rate indicating that success is not necessarily tied to that of the Twin City Mall site. Rather, businesses are likely supported by a more localized market along, and tributary to the US Highway 1 corridor. Included among the commercial tenants are several Home improvements businesses (antiques, aquariums, paint and wall coverings, and interior design). In addition, a mattress sales firm is preparing to locate in a currently vacant commercial building. Commercial properties located on the north side of Northlake Boulevard, abutting the C-17 Canal (Farman River) are large, ranging from 1.12 to 2.35 acres in size. Each property has extensive frontage along the north side of Northlake Boulevard, and parcel depth is generally 250 feet. Commercial uses are mixed, consisting of a furniture store, a Class "C" professional office building, aself- storage facility wrapped on the first floor by small commercial bays, and a strip shopping center. Occupancy rates in commercial uses appear to be high, with the exception of the commercial bays wrapping the first floor of the self-storage business. There is no defined commercial character in this area; however, the furniture store compliments the emerging home improvements theme clustered around the intersection of Northlake Boulevard and US Highway 1. 2. North of C-17 Canal (Farman River) to Parker Bridge The central area of the corridor is located between the C-17 Canal and the Parker Bridge, and consists of commercial properties along the east and west side of US Highway 1. Properties located along the east side of the corridor in this area are fairly large, ranging from 0.32 to 5.71 acres in size. Of the 32 parcels, 20 (63%) are at least one acre in size. Each property has frontage along the east side of US Highway 1, and parcel depth varies, depending on the location, as follows: • C-17 Canal to Ebbtide Drive: Minimum of 300 feet. • Ebbtide Drive to Easterly Drive (extended to US 1): 219 feet or less. • Easterly Road (extended to US 1) to Yacht Club Drive: 320 feet or more. • Yacht Club Drive to Parker Bridge: 150 feet or more. Properties located along the west side of the corridor in this area are also large, ranging from 0.60 to 5.42 acres in size. Of the 21 parcels, 15 (71%) are at least one acre in size. Each property has frontage along the west side of US Highway 1. With a few exceptions (properties located immediately north of the Village Hall) property depth is normally 350 to 360 feet. This area serves as a focal point for the Village's government and social activities (Village Hall, Library, Public Safety Building, and Country Club, US Post Office facility, and several restaurants). In addition, this area has historically functioned as a center for business activity in northern Palm Beach County, with a predominance of professional office buildings and condominiums located along both sides of US Highway 1. However, as communities such as Jupiter, Palm Beach Gardens, and West Palm Beach expanded to the north, west and south, the importance of the US Highway 1 corridor as a business center has waned. As a result, many of the office facilities along the corridor have struggled to maintain high occupancy rates. 5 Predominant uses along this area of corridor include: (1) Professional and condominium office buildings (42% of the parcels); (2) single-tenant buildings, consisting primarily of financial institutions and professional businesses (25% of the parcels); and restaurants (14% of the parcels). Other significant uses include hotel/motel (2 parcels) and residential condominium (4 parcels). Although the predominant use, many of the professional office buildings and condominiums, due primarily to age-related characteristics, are not able to capture the upper end of market-rate rents and thus suffer from varying degrees of functional obsolescence. Professional office facilities can be generally classified as "A", "B", or "C", based upon design and function. The following definitions are used as the basis to classify office facilities in the corridor: Class A buildings sport modern construction with state-of-the-art functionality and architectural design. Class A buildings typically command the highest rents, include the best amenities and offer the least attractive concessions. Buildings usually contain the following features: Multiple stories; central lobby with elevator bank and some sheltered parking. Class B buildings are usually highly functional facilities that are more than 10 years old. These properties generally feature a less desirable design and infrastructure than Class A. Buildings contain elevators; however, they may not contain a central state-of the art lobby or covered parking. • Ctass C buildings are generally more than 25 years old and have not been renovated. These buildings generally are functionally and architecturally obsolete and may contain some of the following characteristics: Direct outside access; no elevators; no central lobby; low ceiling height; and all exposed surface parking. A windshield survey of office facilities along the corridor concluded that, of the 22 properties, 12 (55%) can be categorized as Class "C", with the balance categorized as Class "B" (8, or 36% of the total) or Class "A" (2, or 9% of the total). Businesses, as they mature and expand, tend to filter from Class "C" to Class "B" and Class "B" to Class "A" office space. The predominance of Class "C" buildings and limited number of Class "A buildings indicates that the corridor is a good location for small, emerging businesses which, when they begin to mature and expand, may decide to move to another location. 6 Single-tenant buildings are scattered throughout this area of the corridor, with the most common user being financial institutions which serve businesses along the corridor, as well as proximate residential neighborhoods. There are also a few transient commercial uses (i.e. those which cater to the motoring public) located in this area; one convenience store and a gasoline station (under construction). Seven restaurants (6 existing and one under construction) and two motels are located along the corridor in this area, consistent with the historical character of the area as a north county business center. Hospitality uses support the business community, as well the tourist and visitor needs of the community at large. However, consistent with the earlier observation regarding the changing north County role of professional office facilities, there has been considerable recent turnover of restaurants along the corridor, indicating that the market for such facilities is not stable. Finally, there are four residential condominium properties located along the central portion of the corridor; Village Green Apartments; Mariner's Court (under construction); Villa Franca (residential component of an approved mixed-use project); and Marina Bay. Two of the properties (Village Garden and Marina Bay) have been in existence for considerable periods, while Mariner's Court and Villa Franca are recently approved developments. The two recent residential developments are responses to perceived complimentary market trends; decreased demand for commercial space and increased demand for residential units along the US Highway 1 corridor. Densities in the four residential communities range from 8 units to 21 units per acre, with three of the four communities falling within the Village's Residential High range (11 units - 24 units per acre). 3. North of the Parker Bridge The northernmost area of the corridor is located between the Parker Bridge and the northern Village limits, just to the south of PGA Boulevard. The area consists of properties along the east and west side of US Highway 1, from Lake Worth to Ellison Wilson Road. Properties in this area of the corridor vary substantially from those to the south, as they are large in size and scale of development. The land use mix consists of four basic components; large-scale residential condominium communities; planned commercial developments; and institutional uses (private school and religious retreat). High density residential condominium communities represent the predominant use in the area. Old Port Cove, an approximate 56 acre master-planned mixed- use community, consists of nine condominium communities (1,052 units), 71,000 sq. ft. of commercial space (primarily professional and medical offices and 7 services space), and two marinas. Residential buildings range from two stories to 220 feet in height along Lake Worth. Net pod densities in the community range from 7 units to 43.8 units per acre, Eight additional condominium properties are located along the Intracoastal Waterway and accessed by Golfview Road, west of US Highway 1. The eight properties have a combined total of 603 units on a total of 29.4 acres, or a gross density of 20.5 units per acre. Building heights range from 2 to 12 stories, with most buildings in the 10 to 12 story range. In addition, a 7acre parcel (Domani property}, located on the east side of US Highway 1, adjacent to Old Port Cove, has received approval to construct 77 condominium units (density of 11 units per acre). The property, which fronts Lake Worth, has received site plan approval allowing building height to attain 220 feet, similar to the limitation imposed upon Old Port Cove. As a result of a downturn in the ultra-high priced condominium market, the project has not commenced construction. Two large-scale commercial facilities are also located in the corridor, on the west side of US Highway 1; Crystal Tree Plaza and North Beach Plaza. Crystal Tree Plaza is 121,000 sq. ft, 4-story mixed-commercial facility on 7.89 acres (0.35 F.A.R.) with underground, at-grade and roof-level parking facilities. Retail facilities generally occupy first-floor commercial bays, while professional and medical office tenants occupy space on the second thru fourth floors. Retail tenants consist primarily of food service, restaurants, furniture and accessories, and clothing and accessories. The facility has historically struggled to maintain occupancy, although first-floor retail space occupancy is currently high. North Beach Plaza, a 101,000 sq. ft. neighborhood shopping center on 10.6 acres (0.22 F.A.R.) has historically struggled to obtain and retain tenants. The center, originally anchored by a Winn Dixie Marketplace, currently has a low occupancy rate, as the grocery store bay has been vacated and 10 of the local tenant bays are unoccupied. In addition, two large-scale institutional uses are located in the area; The 15 acre Benjamin School (a private K-8 facility) and the 18.5 acre Our Lady of Florida retreat and conference center. B. Land-Use Inventory An inventory of existing land use along the corridor, by corridor component, is presented in Table 1. The inventory is supportive and reflective of the above general descriptions which define the predominant character of each corridor component, as follows: 8 South: Neighborhood and Community Retail Center. Central: Village Government and Social Center and Business Hub. • North: High Density Residential Communities and Large-Scale Institutional and Commercial Facilities. Vacant land is evenly distributed, with 6 to 7 acres in each of the corridor components. Vacant land in the South and North corridor components are concentrated on two parcels (Village Shoppes - 5.5 acres and Domani - 7.0 acres), while vacant land in the Central corridor component is scattered among 5 parcels ranging in size from 0.70 to 1.63 acres in size. Included among these parcels are 3 projects that have received development approvals (service station, mixed-use project and restaurant). Table 1 US 1 Highway Corridor Land Use Inventory Corridor Com onent acres Land Use South Central North Total Residential 0.00 13.10 73.58 86.68 Retail 20.40 1.86 12.50 34.76 Retail/Office 0.00 2.25 7.89 10.14 RestauranULoun a 0.85 6.51 0.00 7.36 Hotel/Motel 0.00 3.54 0.00 3.54 Service 2.42 0.83 0.42 3.67 Office 1.45 31.04 5.78 38.27 Financial 0.95 3.87 0.00 4.82 Government 0.00 5.24 0.57 5.81 Institutional 0.00 4.43 35.34 39.77 Vacant' 6.48 6.36 7.00 19.84 Total Acres 32.55 79.03 143.08 254.66 -Includes projects under construction or those with a development approval as well as those without an approval. Source Palm Beach County Property Appraiser LRM, Inc.; 5/07. 9 C. Current Village Development Directives Development and redevelopment activity along the US Highway 1 corridor is currently directed and controlled by the Village of North Palm Beach Comprehensive Plan and Village Code (land development regulations). The corridor is divided into study segments determined by major east-west cross streets, as illustrated on Map 3, Segmentation of the corridor allows a more detailed analysis and specific recommendations to be generated. Most segments are further divided into east and west components. Per Map 3, eastern segment components are generally assigned an "A" designation, while western components are assigned a "B" designation. Segments 7 and 10 do not contain letter suffixes, as each is located only on the east side of US Highway 1. 1. Future Land Use and Zoning Maps The Future Land Use Map series of the Comprehensive Plan, which assigns a future land use designation to each property in the Village, is the principal guide for development activity along the corridor. The Zoning Map and Code define specific uses allowed on each property, consistent with the Future Land Use designation, and detail criteria (e.g. height, setbacks, lot coverage, parking and landscaping, etc.) that regulate permitted development, Future Land Use and zoning designations of properties within the corridor are presented in Table 2. The Village's future land use classification system (Comprehensive Plan) contains a single commercial category. As a result, all commercially zoned properties, regardless of the district, are assigned a "Commercial" future land use designation. 2. Comprehensive Plan Directives In addition to the Future Land Use Map series, the Comprehensive Plan contains text (i.e. objective or policy statements) that provides additional direction for land development activities. Objectives and policies either apply generally throughout the Village, or specifically to individual parcels, developments or sub-Village areas. A summary of Future Land Use element objectives and policies that pertain to properties within the corridor are presented in Table 3. 10 -- I ~~I ~~ ~~i i - i I i i i ,_ I i j _~ I__ .__ _ _~ I-10"-",oi' US 1 Corridor Study 0 30 ~ So10 i°s Corridor Segments 9 ~~ ~~ ' '~ ~:_m~ _ MAP 3 sa~ `CORRIDOR COMPONENT SEGMENTS ~ g. 9A " s `BB `~~BA-. L_._.8A __- t ._.. %~' "_' 7''YA" J Q z w U 3B ~ ~ 3A ` t38` _ Z~ZB., `,~ 2A ~~, .. _ - --- -.__ _ __._- __ ____ -.._- 1C ICS 1C ~, lA~lA ___ ~-.i :: 18. _ :18. A.1. 1918._. Land Research Management Inc. ©2007 i~ 1B ', ?~r: O O ~ - -- --- 11 Table 2 US Highway 1 Corridor Future Land Use and Zoning Designations Component/ Se me nt Location/Land Use Land Use Desi nation Zoning Designation _ South -1A US 1 Fronta e Commercial C-1 South -1A 139 Shore Court Marine Max Commercial C-1A South -1 B Villa a Sho es arcel Commercial C-3 South -1C Northlake Boulevard Fronta e Commercial C-1 Central -2A US 1 Frontage Commercial CB Central -26 Villa e Garden Apartments Residential Hi h _ R-3 Central -3A 500 US 1 Wachovia Bank Commercial CB Central -3A Mariner's _Court Residential Medium R-3 Central -3A 560 US 1 (Public Safet bld Commercial __ P Central -3B 501 US 1 Villa e Hall com lex Public Buildin s & Grounds P Central -3B Remaining US 1 Frontage Commercial/Other Public Facilities CB _ _ Central -4A US 1 Fronta e Commercial CA Central -4B US 1 Fronta e Commercial CA Central -5A US 1 Frontage Commercial CA _ Central -5B US 1 Frontage _ Commercial CA Central -6A US 1 Frontage X800-884 __ Commercial CA Central -6A 200 Yacht Club Dr. (Villa Franca Commercial C-1A Central -6B 801 US 1 (Tarmac/First Southern Bank _ Commercial CA Central -7 900-1000 US 1 (Service stationlBaer's/7-11 /Camelot Motel Commercial C-1 _ Central -7 Condominiums -Marina Bay Residential Hi h R-3 North - 8A Old Port Cove residential/marina Residential Hi h/Commercial R-3/C1 North -8A __ _ 1200/1220 US 1 (Cove Plaza/Bocchino & Newman Commercial C-1 North -8B Crystal Tree Plaza/Vacant arcel _ Commercial C-1 _ _ North -9A __ Domani Parcel Special Polic 5.2 _ R-3 North -9A Our Lad of Florida Parcel Special Policy 5.2 C-1 North -9B Ben amin School Educational ~ Commercial R-2/C-1 A/C-1 North -98 FPL substation Commercial C-1 North -9B _ _ North Sub-station Public Buildin s & Ground_s_ _ _ P North -96 Enterprise rentals/North Beach Plaza/BP Commercial C-1 North -10 _ Pelican Car Wash _ ___ Commercial C-1 North -10 Condominium -Twelve Oaks S ecial Polic 5.12- _ R-3 Source: North Palm Beach Future Land Use Map Series and ZonincLMap; LRM, Inc.; 4/07. l2 Table 3 US Highway 1 Corridor Additional Future Land Use Element Directives A licabilit Objective or Polic Statement Entire Corridor Table 3-1 Future Land Use Classification System. Definition of "Commercial" future land use category, as follows: "Land uses and activities within land areas which are predominantly related to the sale, rental and distribution of products and the rovision or erformance of services'. Entire Corridor Objective 1, Policy 1.3 establishes residential density standards, as follows: Low -fewer than 5.80 unitslacre; Medium - 5.81 to 11.0 units per acre; and High - 11.1 to 24.0 units er acre. Entire Corridor Objective 1, Policy 1.4.b establishes the maximum lot coverage for all land use cafe ories at 35%. Entire Corridor Objective 1, Policy 1.4.c states that maximum building heights shall be governed by zoning district regulations and based upon consistency with development trends in the vicinity and compatibility with neighboring non-commercial land uses. South Objective 1, Policy 1.4.e.1 establishes a maximum commercial floor-area ratio of Component 0.70 for commercial properties on Northlake Blvd and US 1, south of Northlake Blvd. The Twin Cit Mall site is s ecificall excluded from this re uirement. Central Objective 1, Policy 1.4.e.1 establishes a maximum commercial floor-area ratio of Component 1.10 for commercial properties south of the Parker Bridge to Northlake Boulevard. North Objective 1, Policy 1.4.e.1 establishes a maximum commercial floor-area ratio of Com onent 0.35 for commercial ro erties north of the Parker Brid e. Entire Corridor Objective 4, Policy 4.2 directs all future high density residential development to areas west of US 1 as a means of coordinating coastal area population density with the Count Hurricane Evacuation Plan. North Objective 5, Special Policy 5.2 directs that the mixed-use provisions of the Component: Village's Commercial Planned Unit Development Ordinance be used as a means Segment 9A of developing that portion of Planning Area 2 located east of U.S. Highway No. 1 and north of Monet Road (i.e. Monastery parcel) in a transition mode from Commercial (i.e. compatible to the C-B Zoning District) to Residential (i.e. compatible to the R2 Zoning District) running from U.S. Highway No. 1 east to Lake Worth. Maximum gross density shall not exceed 10-11 DU/AC. Non- residential development pods shall comply with the Floor-Area-Ratio standards in Policy 1.4. Development of the property shall be subject to the Council approval of site plan and PUD applications. The following uses shall be excluded from this development: (1) Golf club and its accessory uses such as restaurant, bar, driving range and equipment store; (2) bowling alley; (3) filling stations; (4) dry cleaning plants; (5) mobile home park; and (6) adult entertainment establishment. South Objective 5, Special Policy 5.2 promotes use of the Commercial Planned Unit Component: Development ordinance, which allows proposed projects to depart from the strict Segment 1 C interpretations of the Zoning Code, in order to enhance the commercial character alon Northlake Boulevard throw h renovation and/or redevelo ment. Source: Village of North Palm Beach Comprehensive Plan; LRM, Inc.; 4107. 13 3. Village Code Requirements In addition to the Zoning Map, the Village Code contains standards and criteria that provide additional direction for land development activities. Code requirements either apply generally throughout the Village, or within specific zoning districts. Zoning Regulations: Comparisons of zoning district regulations that pertain to commercial and residential properties within and abutting the corridor is presented in Tables 4A and 4B. Each zoning district in evidence along the corridor is summarized, in terms of the following criteria: • General Description of the Zoning District Permitted Uses • Maximum Building Height • Minimum Lot Size • Maximum Lot Coverage • Minimum Lot Coverage • Front, Rear and Side Yards • Perimeter Setback • Floor Area • Parking Requirements Additional Code Requirements: A summary of additional Village Code regulations that pertain to properties within the corridor are presented in Table 5. Regulations would pertain to all properties within the US 1 corridor. 14 Table 4A -Commercial Zoning District Analysis N Commercial Zoning District Regulations CA CB CtA C1 C4 General Description Tourist Commerdal District Pmvitle Tourist Commerdal Disuid. Provitle limited Commercial DistnrA No NeignborhoOd Commerdal Dishid. Regional Business District. Prwitle areas where the prtndpal use of land areas where Ine pdndpal use of land general tlescdption. Provide areas where the pdndpal use for Ine re-use anNOr redevelopment of is devotetl to Weal Commerdal is devoted to local Commerdal of land is tlevoled to neighbomootl wmmerdal property. (Contains establishments and [ouristanentetl establishments an0 touriil-oriented and Innsienl uses. special regulations antl procedures Intle. Intle. inleg2ted with Lake Parkj Permitted Uses gummary Hot¢I, motel and time-snare. Restauan[s antl wQtail lounges, not Hotel, motel and time-share. 1. Any use pertnillee in the C-1A 1. Retail sales. Restaurants one cocktail lounges. not induding Drive-in or carry-am Restaurants and cocktail lounges, not District. induding dove-in or tarty-0ul eslablisnments. Financial insliWlioni induding dove-in establishments. 2. Finandal in5titations. establishments. Golf UuDS antl their one professional offices. Private Gubs Nursery an0 ptivale sdlools. Golf 2. Any retail Or Commerdal use that accessory uses. Financial institutions one lodges. Churches. Personal duos and Neir accessory uses. meets the tlaily Irving needs o1 Vulage 3. Professorial and medical offices. and prOl¢SSIOOa OfliCaS, Slutli05 a0d SerVie25. Limited lelai bU5in25525. Finandal inSGNIWnS and prOl[sSlOnal resltlefts and dOPS nO11nVdVe dinics. Private tlvbs and lodges, and metlical offices. Marinas and manufacturing. 4. Hotels, molHS and time-snares. Churcll¢s and fune2l homes. accessary uses. Multiple-/amity Personal sernces. Limitetl retail dwellings as a component of a 3. Tnnsien[ wmmerdal uses serving 5. MultipleJacnly dwellings (3 or more businesses. Marinas and accessory Commercial Planned Unil either Ine motoring pu0lic orVlllage unitslslrudure). uses. Development. resitlents (hotel/motel; conlerencelrelreat facility; filling 6. Personal services offered in stations: restaurants, exdutlinq tldre- wnjundion with shopping facilities. Ihru). 7. Restaumnls, (healers antl other 4. Personal service establishments. entertainment fadlities (nighlduDS. game rooms, bowling alley. etc.). 5. Mobile home park, adult enl¢nainmen~ious activities. Maximum Building Height Four stories or 4a feet. Two stories or 25 feet. Two stories or 30 feet al the required For DUiltlings in excess of 2 stories or 50 feet. hoot, rear antl side Duiltling lin¢s. For 30leet in height. 5 feet shall be atltled structures in excess ol2 stories in to Ne required Ironl, rear and side height, 5 feet shall be atltled to the yaNS Wr each story addetl in excess I required front, rear and side yards for of 2, or in excess of 30 feet.. f each slo addetl in excess of 2. Minimum Lot Size 16,000 sq. fl., wi01 a wielh of not less 50,000 sq. 1L, wiN a width of not less For single and multiple-family None than W feel measuretl al the front Ihan 250 feet meawretl al Ine front tlwellingi, the Same as required in the I building line. Duiltling line. R-t anC R-3 tlisldds. No atlei5onal ~ r uiremenls. Maximum Lot Coverage 35%Of me total lot area. 35%0l the total lot area. No main building shalt Occupy more No structure snail ocwpy more Ihan No fixed cap. Maximum imensiry roan 35%of the site area. 35%of Ine site area. governed by Ne application of parking, IoaNng, setback, builOing height, and Surtace water management staneaNS. Minimum Lot Covenge 10%0l OIe total tot area or 2,000 sq. 70%of the total lot area Or 5,000 sq. None I Ndne None q., whichever is realer h., whichever is mater Front Yard 1. All Duiltlings facing U.S. t shall De t. All buildings faring U.S. t set back, I. For main sWdures o12-stones or t. Not less roan 50 feet meawre0 A minimum 25 feet from other set Dack, from [he nghlLl-way. riot Irom the rightgf-way, riot l¢SS Ihan 25 less, a front ydr0 set Dack 0f not leii from me street line to the front huiWing prop¢rty Zoned C-3. less man 70 feet, feet. Ihan 50 feel. line. 2. On streets Inat intersect U.S. t, all 2. On streets IDaI intersect U.S. 1, all 2. For sWdures in excess 012- 2. Along OoN siees of U.S. 1, not less bulltlings shall be set Dack, from the buildings set Dack, from the nghtvf- stories, hoot yartl set backs, per than 100 feet in tleplh meawree from ngnt-off, not I¢ss Irian 25 feet. wa ,not less Ihan 25 feel. maximum buildin hei ht we). the front buildin line. Table 4A-Commercial Zoning District Analysis (continued) __ _ Com erc al Zon in rn_ g -District Regulations CA CB _ _ _ T- ~C1A ~ C1 C-5 Side yartl 1. All buldings less than 25 feel in t. All buildings '. pr 2-stories. or less i ~ 1. For sWctures of 2-stones or less, ~. 1 On streets intersecting U.S. 1, !or a A minimum 25 feel from oNer height. Or 2-stores, set back not less than 25 feet in height a wmbinetl side ~ the same as for the R-t antl R-2 distance of one Clock, not less Than 25 property zoned C-3 than 20 feel from the sitle lot lines yard minimum set back of a0leet. Dislnus. feel. 2 All buildings 3slories in height set 2. Zero s,de yartl set backs are 2 For swaures in excess of 2- ' 2. For single and multiple-family hack nal less than 25 feet from the permitted provided all other stories, front yard sei backs, per residential structures, set backs shall sitle lot hues requirements of This section are met. maximum building height (above). be the same as in the R•t and R•3 Distnas 3 All buildings 4-stories in height set 3. On streets imersec[Ing U.S. 1, for a back not less than 30 feet from the distance of one Wock, not less than 25 side lot lines. I feet. Rear Yard ~ t . Ae budd;ngs less than 25 fee: in All Cwltlings less than 25 feel m 1 For main structures of 2-stories or For s+ngte and multiple-family ; A minimum 25 feet from other height. or 2-stones. set back not less height, or 2-stones, set back not Tess less. the same as for the R-1 DisMd. residential structures, sei backs shall i property zoned C-3. I Than 30 feet rrom the side lot lines. than 30 feel from the rear lot (ine. be the same as ~n the R-7 and R-3 2 For structures in excess of 2- Districts. 2. All buildings 3-stories in height set stones, rear yartl set backs, per back not less than 35 feel from the maximum budding height (above). I side lot lines 3 All buildings a-stones in heigh; set back not less than 40 feet from the side lot lines Perimeter Setback None None None None t. A minimum o130 feet rrom the ~~~ outer boundary of the C-3 District. 2. For buildings in excess of 2 stones or 3D-feel m height. 1 foot shall be added to the perimeter setback Tor each extra foot of nei ht over 30 feet. ` Floor Area None None 1. Multiple-family structures: One j 1. An individual retail business or ~ No fixetl cap. Mawmum intensity I ~ bedroom unri - 750 sq. ft.; An ; commercial use shall net exceed ! governed by the application of atltlaional 150 sq. tl. mall be regwretl 50,000 sq. fl. on the first Moor. This parking, loading, setback, building ~ for each additional bedroom. I ~ provision shall not apply to grocery height, and surface water ' ~ stores or religious taohhes. management standards. 2. Time-share. One betlroom unit - 750 sq ft. An atldilional 150 sq. fl 2. rme-snare: One bedroom unit - shall be required for eacn additional 750 sq. R : Aa additional 150 sq. R. j ~ hedreom. shah be regmretl for each atltliUOnal ~ ~ __ __~, bedroom. i i ~, ! Tahle 4A -Commercial Zoning District Analysis (continued) V Commerciaa CZO ning Oistnc[ Regulations CA CB A ~] C-3 Lading Requirements t. Banks and non-medical office: 1 t. Banks and non-medical office: t t. Far single and multiple-family 1. Same as C-tA for cnu¢hes, ]. ShareC parking may be approvetl. per 300 sq. R., plus 1 per earls 3 per 300 sq. n., plus t per each 3 structures. lne same as for R-1 and R- motels, hotels, time-snare. aM employees, employees. 7 Oi5tdIX5. restaurams. 2. HaleVmolel: /per quest room plus ] per 2 employees tluring peak period. 2. Restaurants and cocktail lounges: 2. Restaurants antl cocktail lounges: 2. Hotel: 3 plus 1 for each guest 2. General DUSine55, commercial, or t per each 75 sq./I. of space devotetl 1 per each r5 sq. R. of space devoted room plus 1 for eacn 15 guest rooms. personal services: 1 per 200 sq. R. of 3. MediWVtlental office: 5 per 1,000 to patron use, or t per eacn 3 fixetl to patron use, or t per each 3 fzed non-slorege space. Sq. ^. seals. whichever is greater, plus t per seats, whichever is greater. plus f per 3. Hotel apanmens: t per dwelling each 1.5 employees during the peak each 7.5 employees during the peak unit. 7. Medical antl tl¢nUl ofhces antl d, Prmessional office: 3 per 1 000 sq. shift. sniff. Uinia: t per t50 sq.1t up l0 3.000 7t. 0. Motel: t space for eacn guest sq. R. plus t additional la earn 3. Hptellmolel: 3 plus I for eacn 3. Hotellmotel' 3 plus 1 for eacn bedroom plus one fov the resident additional 200 sq. fl, up to 5,000 Sq. R 5. ReslaumnVnigM Uub: 12 per guest room plus 1 for each t6 guest guest room plus 1 for each 15 guest manager or owner. plus t atlGtional for each 260 sq. n. t U00 sq. R.. rooms. rooms. for eacn additional 250 sq. tt. aver 5. ResWUnnls antl wcklail lounges: 6,000 sq. ft. 6. Retail and personal service: d per 4. 2 for eacn 3 boat mooring or 4. Medical and dental oRices antl 1 per eacn 76 sq. R, of space dewletl 1,000 sa. ft., exwpl lumilure (t.5 per storage spaces. If public boat Ginics: 7 per 150 sq. R. up to 3,000 to patron use, or i per each 3 fixetl d. GNCes: t per each 300 sq. fl. of 1,000 sq. ft.) IaunUing fatili[ies are providetl, the sq. fl. plus 1 additional for each seats. whichever is greater, plus f per space usetl for offiW purposes. parking requirement shall Ce atldilipnal 200 sq. R. up to 5,000 sq. 1l. eacn LS employees during the peak 7. Shopping center: 4 per 1.000 sq. inaeasetl by 50%of Ne above plus 1 adtlilional for each 250 sq. ft. shin. 5. Fumilure display: 1 per eacn 600 R. computed number. for eacn adtlilional 250 sq. h. over sq. R, of sales area. 5,000 sq. R. 8. Resitlenlial: 2 per unit. 5. Medical and tlen[al Vices an0 6. Retail Cosiness in excess of 50,000 Uinids: 1 per 150 sq. ft up to 1,000 5. Retail antl personal service: 1 per sq. R.: 1 per each 260 sq. It. of non- sq.1L plus t adtlilional for each each 200 sq. ft of space. storage area. adtlilional 200 sq. R. up l0 6.000 sq. R. plus 1 additional for eacn 250 sq. fL 7. Building Tats containing 6 or more for each atltlitional 250 sq. R. over 5 000 sq. R. stores, or 16,000 sq. fl, in size: Ratio , of 4 sq. R. of paling (inGuding i 6. Retail antl personal service: 1 per driveways) to each f sq. n, of retail earls 200 sq. R. of space. space '/. Snapping center (5 or mare Blares, or t 5,000 sq. ft. in size): Ratio ofd sq. R of parking (inGuding tlnveways) I Far earn 1 . ft. of retails ace. Table 46 -Residential Zoning District Analysis Regulations I R-t Sin 1e-Famil R-2 R-3 General Descri flan ~ None rovided. None rov~ded. None rovided Permitted Uses Summary Single-family dwenings antl accessory Any use perm~tled in Lhe R-1 distnU; Any uses permitted .n the R-2 D~SIriCt; buildings: public st7iools; parks and churches; multiple-family dwelV~ngs of multiple-family dwelling structures recreabOn facilities Owned and nOl mOfe than 4 un115 Bath; having $ or more Qw¢Iling 11nd5. operated by the Village; commundy community residential homes of 7 - residential names (6 Or `ewer 14 residents. residents ;Tamil Ca are hom¢. Maximum Building Height .Two clones No mom building snall ezceeo 2 For Ouildings in excess of 2 stories or '~ stories or 30 feet. 30 feet in height, 5 feet shall be added ~ to the required front. rear antl side ~ yard setbacks for each story in excess 1 I ~ of 2. _ __ _ _ _ ___ Minimum Lot Size 7.SOD sq. It., with a width of not less ____ 1. Single-lamily homes -same as the _ _ t Single-family homes -same as the I~ Ihan 75 feet. R-1 Distract. R•1 District. ` 2 For 2-family stvUUres - B.D00 sq 2. For 2-family sUuUures - 8,D00 sq. 11 with a width of 75 feel tt. with a width of 75 feel. 3. For 3 comity structures - 12.OD0 sq. 3. For 3 or more family struUures - R. 2,000 sq. ft. O! lot area shah be added 10 the site for each dwelling unit ih 4. For 4 family struGureS - 1 u,000 sq. excess of 2. ~ ft. ____ _ _ ______ Maximum Lot Coverage 'None. 35 % of the local lot area. __ _ No structures shall occupy more !han j 35 % of the ste area. Minimum LotCavera a :None None None Front Yard Twenty-five feel from ;he street line to _ Twenty-five feet from the street Vine to t. For a main structure in excess o! 2- ~ i the front building brae. the Yon; building line. stories or less. a front yard set back of not less than 35 feet, except along US 1 whe'e the setback shall be no less i than tDOfeel.. Side yard ~ Ten leer on each side . For comer Ten fee[ on each side For comer 1. For structures of 2-stories Or less, lots, hvenly feet from the side street. Vats. twenty leer from the side sveet. the same as for the R-1 and R-2 For a distance of one black from US t, For a distance of one block from US 1, Distnc[s. side yards shall be Lwen[y-five feel. side yards shall tie twenty-five feet. 2. For stuUures m excess of 2- ' stores, front yard set backs. per '~ maximum building height ;above). Table 48 -Residential Zoning District Analysis (continued) Residential Zoning District R ulations R-t R-2 RJ I R¢ar Vartl Twenty feet from the rear lot line to Twenty feet from the rear lot line t0 t. For slmGUr¢s Of 2-stories Or less, the rear Wilding line. the rear building line. the same as for Ue R-1 and R-2 Districts. 2. for sWCtures in exmss of 2- slwie5, rear yard Set backs, per I - maximum buildn9 height above . P¢rimet¢r Setback 'None None Nane FloorArea ~ None In multipledamily tlwellings, each unit Multiple-family stiuclures: One having one bedroom shall have a bedroom unit- 750 sq. H.; An minimum Ooor area 01750 sq. fl. An atltlitional t50 sq. ft. shall be require0 atltlitipnal t50 sq. fl. of floor area shall for each atlditipnal betlroom. b¢ added for earn additional bedroom I rovitletl, i Parking Requirements One parking space al a minimum of 1. Single-(amity units -Same as me 1. Multiple-/amity units-2 or mwe 200 sq. ft. (enclosed or open), R-1 DislriG. parking spaces of 200 sq. fl. each, as exGUSive Of the driveway. fOllOws: 2 spaces for each untt 2. Multiple-family units- 2 or more comaining not more than 2 bedrooms; parking spaces of 200 sq, rt. each, as 2.5 spaces 2 spaces for each unit lollows: 2 spaces for each unit containing 3 or mwe bedrooms. containing not more Ulan 2 betlroams; 25 spaces2 spacesforeadl unit 2. Multiple-family structures - containing 3 or mare be0robma. containing more than 30 units: 3. Churches -1 off-street space Of at 1 space for each unit in excess o/ least 200 sq. h. for each < people 30 units and up l0 60 unitsfw each acwmmotlaletl within the church unit wntaining not mare than 2 autlirodum. bedrooms Sdtools - 1 oHatreet space o(al least 1.5 spaces far each unit in excess 200 sq. fl. fat every 1,000 sq. rt. of oI60 units for each unit conaining not goor area. more than 2 bedrooms antl 2.5 spaces for each unit containing rrot more Nan 3 betlrooms. 3. Churches antl sch0015 -same as Ina R-2 District. I Table 5 US Highway 1 Corridor Pertinent Village Code Sections Code Section Content Appendix B Section 36-20. Alleys are discouraged in single-family districts. When provided (Subdivisions) in any district, alleys shall have a minimum right-of-way width of 20 feet. _ Appendix B Section 36-34. The standards and requirements set forth in the subdivision (Subdivisions) regulations may be modified by the Council, as part of a PUD approval if it is determined that the project will substantially meet the standards and objectives of the Comprehensive Plan and land development regulations. Appendix C Section 45.2. Definitions. The following terms are defined: Floor area -all (Zoning) usable floor space with in the exterior walls of a structure. Mixed-use commercial - a combination of retail commercial and non-retail commercial uses where non-retail tenants comprise 50% or more of the gross floor area. Non-retail commercial -any business classified as other than "retail trade" using the SIC System. Retail commercial -any business classified as "retail trade" usin the SIC System. Appendix C Section 45.2 Definitions. Story -that portion of a building between the surface (Zoning) of any floor and the surface of the floor next above it, or, if there is no floor above it, then the space between an~floor and the ceiling next above it._ Appendix C Section 45-34.1(10) Special C-3 PUD Provisions. Authorizes the Village to (Zoning) consider any changes to zoning or land development regulations that the Council finds would unduly constrain desirable re-use or redevelopment of land in the C- 3zoning district. _ Appendix C Section 45-35.1. I.A. Establishes minimum PUD parcel sizes as follows: (1) (Zoning) Commercial PUD at 2.5 acres; (2) Commercial PUD in the C-1 A zoning district at 1.0 acre; and (3) residential PUD at 5.0 acres. Further, provides the Council with flexibility in granting a PUD approval to waive certain requirements and implement new design concepts, provided that deviation for uses other than those permitted, allowance of a greater density than permitted, or allowance of any less than required open space may not be the subjects} of a wavier. Appendix C Section 45-35.1. IV.A. Mixed use may be allowed in a commercial PUD. Such (Zoning) mixed use shall consist only of residential and mercantile or residential and businesses. Appendix C _ Section 45.36. F. No business, professional, commercial activity or home Zonin occu ation shall be conducted on any property zoned R-1, R-2, or R-3. __ Appendix C Section 45.36.M. Building Height Regulations. Establishes building height (Zoning) regulations for general areas of the Village, as follows: (1) North of the Intracoastal Waterway (ICWW) and west of US 1 - 16 stories or 160 feet; (2) North of the ICWW and east of US 1 - 22 stories or 220 feet; (3) South of the ICWW and east of US - 4 stories or 40 feet; and (4} South and west of the IGWW and west of US 1 - 4 stories or 40 feet. _ Appendix C Section 45.36. P. Maximum Floor-Area-Ratio (FAR}. Maximum gross FAR for (Zoning) commercial development in the area located north of the Parker Bridge is as _ follows: Retail - 0.25; professional office - 0.35; and mixed-use - 0.35. Northlake Blvd. Overlay district that is in effect for Segment 1A (US 1/Northlake Boulevard Overlay Zone corner parcels only), Segment 1 B and Segment 1C. NBOZ contains regulations governing the following: Zoning; site plan, architectural and landscape elements; and signage regulations to be consistently applied by the several jurisdictions located alon the corridor. Source: Village of North Palm Beach Code of Ordinances; LRM, Inc.; 4/07. ~Q D. Field Observations A field survey was performed to assist in determining the character of each of the segments as well as that of neighboring properties. Notes from the survey, on a segment-by-segment basis for each US Highway 1 corridor component are presented in Table 6. Table 6 US Highway 1 Corridor Field Survey Notes Component/ Se ment Field Notes South - 1A US 1 is a 4-lane divided facility in this area. There are no median cuts for southbound left-turns on US 1 to provide access to businesses. The commercial character is defined as providing local retail and personal services. Most businesses are in older, single-tenant, one-story buildings on small lots. Small lots may inhibit redevelopment potential, unless aggregation occurs. High commercial occupancy rate; only 208 and 300 US 1 (Christopher's Bldg./Payless Shoes) are vacant (NOTE: Development applications are currently on file with the Village). Twenty foot alley at the rear of properties separates the commercial frontage from small residential buildings fronting Castlewood Road. A 6-foot CBS wall separates commercial and residential uses for a portion of the property (south of 208 US1), white there is no wall or landscape barrier along the balance of the alley. Selected properties on both sides of the alley can be directly accessed. Vacant church and church-owned property are potential redevelo ment sites. South - 1 B Village Shoppes and out-parcels. The current commercial character is defined as providing community-scale retail services, including home improvements and restaurants. The large bay (previous Sears's store) is vacant. Facility has been renovated and is in excellent condition. Vacant big-box store and land offer substantial mixed-use or residential redevelo ment otential. South - 1C Retail component of Southern Self-Storage is essentially vacant (8 of 10 bays vacant). Office building is Class "C". Location on the south side of the canal provides substantial separation (280 feet) from residential condominiums to its north. Central - 2A Village Square Plaza is defined as providing local retail and personal and business services. The facility has a high vacancy rate. Local street (Corsair Drive) at the rear of the properties provides separation from residential to the east. Adjacent land use consists primarily of two single-family homes (front yards) and 5-story condominium apartments. Potential for either residential or mixed-use redevelopment; however, impact of height is magnified due to the high elevation of the properties in relation to the single-family subdivision to their east. Central - 28 Village Garden Apartments, a residential condominium, limited redevelopment otential. Central - 3A Two recent developments; Village Public Safety Department and Mariner's Court residential condominiums (lwo-stories, under construction). A 20-foot alley separates the US 1 properties from the single-family subdivision to its east. A 6- foot concrete wall is located on the east side of the alley, followed by a local street (Corsair Drive). Front yards of single-family homes face to the west, thus minimizing privacy issues related to redevelopment along US 1. Bank site has otential for either residential or mixed-use redevelo ment. 21 Table 6 US Highway 1 Corridor Field Survey Notes (continued) egment Field Notes Central -38 Segment includes an entire block bounded by: Ebb Tide Drive (N); Anchorage Drive (S); US 1 {E); and Eastwind Drive (W). Included are a mixture of public (Village Hall and Library), commercial (office and restaurant), institutional (religious institution), and residential (duplexes and triplexes) uses. North Palm Beach Elementary School is located to the Segment's west, across Eastwind Drive. A 20-foot alley separates the non-residential uses along US 1 from the residential uses; however, there is no wall, and most of the residential uses are accessed from the alley, as well as Eastwind Drive. Little or no landscaping separates the uses, and the rear yards of residential properties are generally in poor condition. Office buildings are classified as Class "C" Occupancy rates are generally high in commercial properties. Mixture of land uses, condition of structures, and accessibility, including connectivity between residential and non- residential components, lend themselves to mixed-use redevelopment activity. Potential redevelopment as "Village Center", incorporating a variety of public and Central -4B Central Segment includes east-side US 1 frontage consisting of professional office and financial uses. Rear alley does not extend the full length of the block; extends south from Lighthouse Drive behind the 3 northernmost properties. Commercial properties along US 1, a mixture of Class "B" and Class "C" properties, abut single-family residential homes to the east, generally rear yards. A 5 to 6-foot wall separates the alley from residential properties to its east. Landscaping on the east side of the wall is dense and high (estimated at 15 feet). Commercial properties are elevated (approximately 4 - 6 feet) above the alley and residential properties, accentuating the height of burldings along iJS 1 as opposed to the residences. Approximately 2/3 of the first-floor area of 660 US 1 is undercover parking. 630 US 1 is for sale or lease. ___ Segment includes an entire block bounded by: Lighthouse Drive (N); Ebbtide Drive (S); U5 1 (E); and Eastwind Drive (W). Included are a mixture of public (US Post Office), commercial (office and restaurant), institutional (religious institution), and residential {single-family) uses which are accessed solely from Eastwind Drive. In addition, there is one vacant parcel. A 20-foot alley and 6- foot CBS wall separate the non-residential uses along US 1 from the rear yards of residential uses, and there is no existing connectivity. Landscaping in the rear of residences buffers commercial properties to their east. Two office buildings; one Class "A" and one Class "C". 631 US 1 (Atrium) is 4-stories in height, with the first 2-stories in the rear used for parking. _ Segment includes east-side US 1 frontage consisting primarily of 2 to 4-story professional office uses. In addition, a funeral home is located in the segment, and a restaurant (730 US 1) is under construction. A 20-foot wide rear alley extends the full length of the segment. Commercial properties along US 1, a mixture of Class "A" (Pavilion), Class "B" and Class "C" properties, abut single- family residential homes to the east, primarily rear yards. A 6-foot wall separates the alley from residential properties to its east. Landscaping on the east side of the wall is dense. Commercial properties are elevated (approximately 4 - 6 feet) above the alley and residential properties, accentuating the height of buildings along US 1 as opposed to the residences. Office buildings all contain covered first-floor or underground parking. __ __ 22 Table 6 US Highway 1 Corridor Field Survey Notes (continued) ComponenU Se ment Field Notes Central - 56 Segment includes an entire block bounded by: Anchorage Drive (N); Lighthouse Drive (S); US 1 (E); and Eastwind Drive (W). Commercial uses, fronting US 1, consist of 4 professional office buildings, a restaurant and a motel. A 20-foot alley and 6-foot CBS wall separate the non-residential uses along US 1 from the rear yards of single-family residential uses to the west, and there is no existing connectivity. Residential uses are accessed solely from Eastwind Drive. Landscaping in the rear of residences buffers commercial properties to their east. Office buildings are primarily Class "C". 701 US 1 (National City) is a 4- stor Class "B" facilit . Central - 6A Segment includes east-side US 1 frontage consisting primarily of 2 to 4-story professional office uses. In addition, mixed-use project (200 Yacht Club Drive) is under construction, and one lot is vacant (872 US 1).. A 20-foot wide rear alley extends the full length of the segment. Commercial properties along US 1, a mixture of Class "B" and Class "C" properties, abut single-family residential home rear yards to the east. A 6-foot wall separates the alley from residential properties to its east. Landscaping on the east side of the wall is mostly dense. No elevation difference between commercial properties and residential ro erties. 3 and 4-stor office buildin s contain covered first-floor arkin . Central - 6B Segment consists of a single property (801 US 1) which abuts the North Palm Beach Country Club to its north and asingle-family residence to its west. Corner lot exhibits good accessibility characteristics. Property has good mixed-use develo ment otential. Central - 7 Segment includes the block bounded by: Intracoastal Waterway (N); Yacht Club Drive (S); US 1 (W); and North Palm Beach Marina Drive (E). Segment consists of a mix of commercial and residential uses. Commercial uses, fronting US 1, consist of 2 retail businesses and a motel. The corner property is currently under construction for a gas station. Residential uses are high density and fronton the marina. Segment is suited for either residential or mixed-use redevelopment ro osals. North - 8A Segment consists of Old Port Cove, amixed-use development containing residential, marina and commercial components. Condominium residential towers of up to 22 stories in height. Commercial component consists primarily of split level medical, professional and service businesses. Due to its currently condominium nature and density of development, redevelopment potential is limited at this time. North - 8B Segment consists of Crystal Tree Plaza and the undeveloped out-parcel at the corner of McLaren Road and US 1. Crystal Tree is a 4-story mixed-commercial development with underground and surface parking facilities. Generally, the first floor is occupied by restaurant, retail and service businesses, while floors 2-4 contain professional and medical tenants. Retail tenants (restaurants and food service, furniture and accessories, jewelry and clothing) indicate that the facility serves the community at-large, as opposed to a local neighborhood. The facility is a ro riate for ada tive mixed-use redevelo ment. North - 9A Segment consists of two properties; Domani parcel (7 acres), which is approved fora 77-unit high rise (22 stories) condominium development and the Passionist religious retreat parcel 21 acres). The Comprehensive Plan has determined that the Segment is appropriate for mixed-use development. Existing development approvals, location fronting Lake Worth and development intensities in the vicinity indicate that high density residential development may be appropriate for the arcel, as well. ___ 23 Table 6 US Highway 1 Corridor Field Survey Notes (continued) Component/ Se ment Field Notes _ North - 9B The Segment is bounded by the following Village limits (N); US 1 (E); McLaren Road (S); and Ellison Wilson Road (W). Segment consists of several properties, including a private school; utility and government sub-stations; and retail facilities. Retail facilities include vehicular service (rental and service station) and aneighborhood-scale shopping center that was anchored by a major grocery store chain. The grocery has vacated the facility, which has historically suffered from a high vacancy rate. The shopping center and private school are large parcels which can accommodate many redevelopment alternatives, including residential and mixed-use. Oue to the market-related difficulties that the shopping center has experienced, redevelopment alternatives should be ex anded to include residential opportunities. _ North - 10 Segment includes a residential condominium community and a vehicular service facility. _No real redevelopment alternatives proposed. Source: LRM Inc.; 4/07. E. Adjacent Land Uses Properties corridor, as delineated in Map 1, generally front on US Highway 1 or a short segment of Northlake Boulevard. In most instances, US Highway 1 corridor parcels are separated from adjacent land uses by either a 20-foot wide service alley and/or a local roadway, particularly south of Parker Bridge. 1. South Component Corridor properties located south of the C-17 Canal are grouped into three segments (Ref: Map 3). Properties located east of US Highway 1 generally abut multiple-family residential condominiums, cooperatives and apartments located north and south of Shore Court and along Castlewood Road. Residential properties directly abutting corridor parcels are located along the east side of Castlewood Drive. These properties, zoned R-3 with a High Density Residential future land use designation, are generally small condominium or rental apartment projects consisting of 3 to 16 units each. Abutting residential buildings contain one or two stories each. Properties located west of US Highway 1 and south of Northlake Boulevard comprise the Village Shoppes and portions of the old Twin Cities Mall site located within North Palm Beach. The balance of the Mall site, a portion of which supports a Publix grocery, is located within the Town of Lake Park. The entire Mall site has been assigned a Regional Commercial zoning district jointly by the Village and Lake Park. Properties to the south of the Mall site (south of Palmetto 2~1 Road) are located in the Town of Lake Park and include commercial (service station), utility (FPL substation), and multiple-family residential (duplexes). Properties located north of Northlake Boulevard abut the C-17 Canal (200 foot right-of-way). Single-family (Plat 1) and multiple-family (Village Garden Apartments) residential communities are located to the north of the C-17 Canal. Village Garden residential buildings are two and three-stories in height, while the single-family homes are predominantly one-story. 2. Central Component Properties along this component of the corridor are separated from adjacent residential uses by a 20-foot wide service alley andlor a local roadway. With some exceptions, abutting residential properties are generally single-family communities (P.B. Lake Worth Estates Plat 2, Yacht Club Addition, Plat 1 and Country Club addition) which are zoned R-1 with a Low Density Residential future land use designation. Exceptions occur where abutting properties are zoned R-2 with a Medium Density Residential future land use designation (north of Village Hall to Ebbtide Drive) or zoned R-3 with a High Density Residential future land use designation (south of Anchorage Drive South, southeast corner of Yacht Club Drive and north of Yacht Club Drive). In most instances, US Highway 1 corridor properties abut the rear yards of neighboring single-family communities. The exception is between Anchorage Drive South and Ebbtide Drive, where corridor properties abut front yards. 3. North Component A majority of the properties within the Village and north of Parker Bridge are located within the corridor. Exceptions include the condominium properties located west of US highway 1 and south of Golfview Road. Condominium properties in this area are assigned an R-3 zoning designation and aHigh Density Residential future land use designation. These properties are located along the Intracoastal Waterway and range from 2-stories to 12-stories in height, with a majority in the 10 to 12-story range. Properties to the west of Ellison Wilson Road are in the unincorporated area of the County and include a mixture of single-family and small multiple-family residential structures, most of which are one-story in height. Commercial properties abutting the Village, along PGA Boulevard and US Highway 1 are in the City of Palm Beach Gardens. 25 F. Building Height Maximum building heights along the US Highway 1 corridor are generally governed by Section 45.36.M (Building Height Regulations} of the Village Code and the specific provisions of individual zoning districts. Section 45.36.M. establishes maximum building heights for various locations in the Village, as follows: • North of the Intracoastal Waterway (ICWW) and west of US 1 - 16 stories or 160 feet • North of the ICWW and east of US 1 - 22 stories ar 220 feet • South of the ICWW and east of US - 4 stories or 40 feet • South and west of the ICWW and west of US 1 - 4 stories or 40 feet The CB district (two properties) further limits building height to two stories or 25 feet. The C-3 District (Village ShoppeslTwin City Mall site) provides an exception which establishes the maximum at five stories. In addition, maximum heights established in the Village Code may not be attained on individual properties since zoning districts C1A and C-1 require five feet of additional front, rear and side yard setback space for each story above the second floor. Parking requirements may further limit the ability to attain maximum building height on specific parcel of land. Few buildings along the US Highway 1 corridor have built to the maximum height permitted by the Village Code. With two exceptions, all corridor properties located south of Parker Bridge are allowed a maximum height of four stories, However, only 7 four-story properties have actually been built along this component of the corridor. An eighth property (Villa Franca) has been approved with three and four-story building components. Most of the four-story buildings include partial or complete first-floor parking areas, thus limiting most of the air-conditioned space to floors 2 through 4. G. Parcel Size With the exception of parcels within the C-3 District (commercial and residential uses are bath permitted), Planned Unit Development (PUD) is the only means of gaining approval for amixed-use development in the Village. In order to apply for a mixed-use approval, an appropriate parcel size and zoning designation are both necessary. A mixed-use PUD may be approved in any commercial zoning district, provided that the subject parcel is a minimum of 2.5 acres in size, or 26 within the C-1A District, provided that the subject parcel is a minimum of one acre. There are currently few parcels along the US Highway 1 corridor that meet the size and zoning criteria to qualify for mixed-use approval. These parcels, each of which contain an existing use, are primarily located north of Parker Bridge; Crystal Tree Plaza, a portion of The Benjamin School, North Beach Plaza, the "Monastery" site, and the commercial properties in Old Port Cove. A single parcel (Marine Max) is located south of Parker Bridge. Although there are few existing parcels located south of Parker Bridge with proper size and zoning, there are a number, of at least one acre in size, that qualify for rezoning to the C-1A District. Upon rezoning to C-1A, these parcels would qualify for mixed-use PUD consideration by the Village. H. Parcel Depth Commercial land uses south of Parker Bridge run in strip fashion along US Highway 1 and Northlake Boulevard, with low density residential neighborhoods located immediately behind the frontage parcels. In situations such as this, the depth of commercial parcels, coupled with buffering and screening techniques, can adequately address potential compatibility and privacy issues. Fortunately, many of the commercial frontage parcels within this component of the corridor are relatively deep, thus affording opportunities to minimize potential conflicts with abutting residential properties. Parcel depth within the various corridor components is discussed, where appropriate, in Section A (General Corridor Descriptions) and summarized as follows: South Component: East side of US Highway 1 -generally 210 feet or less; and North side of Northlake Boulevard -generally 250 feet or more. Central Component: East side US Highway 1 -varies, depending on the location, as follows: C-17 Canal to Ebbtide Drive -Minimum of 300 feet; Ebbtide Drive to Easterly Drive (extended to US 1) - 219 feet or less; Easterly Road to Yacht Club Drive - 320 feet or more; and Yacht Club Drive to Parker Bridge - 150 feet or more. West side of US Highway 1 (north of Village Hall) -normally 350 to 360 feet, although there are some exceptions. 27 Properties located north of Parker Bridge are characterized differently, as both residential and non-residential properties are large in size and scale, and intensively developed. I. Floor-Area-Ratio and Density 1. Floor-Area-Ratio A floor-area-ratio (FAR) is the relationship of building floor area to lot area. The FAR is directly related to both lot coverage and the number of building floors, and generally, the greater the number of floors, the greater the FAR, The Villaqe of North Palm Beach Comprehensive Plan establishes maximum FARs for commercial development in the US Highway 1 corridor, as follows: • South Component: A maximum of 0.70 for cor-nmercial properties on Northlake Blvd and US 1, south of Northlake Blvd. The Twin City Mall site is specifically excluded from this requirement. • Central Component: A maximum of 1.10 for comrrrercial properties located on US Highway 1, south of Parker Bridge to Northlake Boulevard. • North Component: A maximum of 0.35 for commercial properties located on US Highway 1 north of the Parker Bridge. The Comprehensive Plan also establishes the maximum lot coverage for all land use categories at 35%. The most intensely developed commercial properties in the Village, including the only approved mixed-use project (Villa Franca) are located along the Central component of the corridor. FARs in multiple-story buildings range from 0.45 to 0.82, with a majority within the 0,79 to 0.82 range. The approved FAR for the Villa Franca mixed-use community is 0.84. 2. Residential Density Villaqe of North Palm Beach Comprehensive Ptan establishes three residential future land use categories; L.ow Density (less then 5.80 units per acre), Medium Density (5.80 to 11.0 units per acre); and High Density (greater than 11.0 to 24.0 units per acre). Although the US Highway 1 corridor is generally commercial in nature, there are several residential communities located along its course through the Village. While there are no residential developments in the South component of the US Highway 1 corridor, three existing and one approved project (Villa Franca mixed- 28 use) are located in the Central component and several High-Density condominium communities, including Old Port Cove and Twelve Oaks in the North component. Residential densities in the four Central component communities range from 8 units to 21 units per acre, with three of the four communities falling within the Village's High Density range (11 units - 24 units per acre). Residential densities in the North component communities range from 10 units to 41 units per acre, with five of the seven communities falling within the Village's High Density range (11 units - 24 units per acre). The remaining two communities fall just below the Village's High Density range, at 9.55 and 10.10 units per acre. CONCLUSION AND RECOMMENDATION This study represents the completion of Phase I (Inventory and Analysis) of the US Highway 1 Corridor Study. Phase II of the Study will provide an analysis of how other municipalities have addressed the issue of mixed-use in their comprehensive plans and land development regulations. Phase III will result in the preparation of a mixed-use overlay map, or map series and a related Comprehensive Plan amendment, including a schedule for related implementation actions. Per Resolution 2007-25 the Village Council requested that Phase I include recommendations identifying locations along the U.S. Highway 1 corridor appropriate for residential and/or mixed-use development. In preparing the requested recommendations, the following objectives were used as a guide to preparing Phase I recommendations: Maintain compatibility with the Village's overall character, as presented in the Comprehensive Plan and land development regulations. Maintain compatibility with the types and scale of existing land uses along and adjacent to the corridor. Expand existing development and redevelopment opportunities along the corridor as a means of increasing the Village's tax base. Ensure the long-term economic viability of the corridor by increasing the number of potential development alternatives. Increase residential and mixed-use opportunities as a means of increasing the market support base (resident population) for existing commercial businesses. 29 Using data compiled and analyzed in this study, the following recommendations are made: A. Mixed-Use Development It is recommended that mixed-use development be allowed on any property that is assigned a Commercial future land use designation and qualifies, in terms of parcel size and zoning designation, for amixed-use Planned Unit Development (PUD). However, as a means of assuring compatibility with land uses along the corridor, the following development criteria recommended: 1. Building Height. It is recommended that maximum building height in a mixed-use project be related to the property depth from US Highway 1, as follows: • Less than 250 feet • 250 feet to 300 feet • 300 feet or more -Maximum of two stories - Maximum of three stories - Maximum of four stories 2. Floor-Area-Ratio (FAR). It is recommended that total FAR in mixed-use projects be limited to a maximum 0.85, consistent with existing and approved developments along the corridor. 3. Minimum Development Components. It is recommended that mixed-use projects shall contain both commercial and residential components. The commercial component shall, at a minimum: Comprise 10% of the total floor area and occupy first-floor area facing US Highway 1. The residential component shall, at a minimum, comprise 25% of the tatal floor area, and may be located in any portion of a building, with the exception of the first-floor frontage along US Highway 1. However, in no instance, shall the residential density of a mixed-use development exceed 24 units per acre. By establishing these minimum development component criteria, a high degree of flexibility is provided in establishing the mix of uses included in a development, while maintaining the current commercial character of the corridor. 4. Shared Parking. The Village should consider using the shared parking analysis concept, which accounts for the varied peak-hour parking demands of different land uses, as the basis to determine the parking requirements of a mixed-use development. B. Residential Development As the Village is nearing full development, there are limited opportunities for future residential development activity. Consistent with the objective to increase development opportunities to better support existing commercial businesses, it is 3U recommended that some residential redevelopment opportunities be allowed along the corridor. However, residential development should be limited to areas that are consistent with the character established by neighboring land uses. Specific recommendations, by corridor component, include: 1. South. Marine Max property (Corridor Segment 1A). A density within the Village's High Residential (11 - 24 units per acre) should be permitted, subject to the above height restrictions recommended for mixed-use developments. 2. Central. Denny's restaurant, Village Square Plaza, and Wachovia Bank properties (Corridor Segment 2A), and properties on the east side of US Highway 1, between Yacht Club Drive and Parker Bridge (Corridor Segment 7). Densities within the Village's High Residential (11 - 24 units per acre) should be permitted, subject to the above height restrictions recommended for mixed-use developments. 3. North. Crystal Tree Plaza, The Benjamin School, and North Beach Plaza properties (Corridor Segment 9B). Further, as a means to promote residential growth, and maintain consistency with the Comprehensive Plan and existing development patterns, it is recommended that all residential properties currently within the Village and located north of the Parker Bridge (Corridor Segments 8 - 10) be assigned a High Density future land use designation (11 - 24 units per acre). 31