11-14-2022 VC SP WS-A with attachment
VILLAGE OF NORTH PALM BEACH
SPECIAL WORKSHOP SESSION AGENDA
VILLAGE HALL COUNCIL CHAMBERS MONDAY, NOVEMBER 14, 2022
501 U.S. HIGHWAY 1 AFTER SPECIAL SESSION
Deborah Searcy David B. Norris Susan Bickel Darryl C. Aubrey Mark Mullinix
Mayor Vice Mayor President Pro Tem Councilmember Councilmember
Chuck Huff Leonard G. Rubin Jessica Green
Interim Village Manager Village Attorney Village Clerk
INSTRUCTIONS FOR “WATCH LIVE” MEETING
To watch the meeting live please go to our website page (link provided below) and click the “Watch
Live” link provided on the webpage:
https://www.village-npb.org/CivicAlerts.aspx?AID=496
ROLL CALL
DISCUSSION
1. C3 ZONING DISTRICT REGULATIONS Council discussion regarding C3 Zoning District
regulations affecting the property located on the Southwest corner of Northlake Boulevard and US
Highway 1, previously known as the Twin City Mall.
ADJOURNMENT
This agenda represents the tentative agenda for the scheduled meeting of the Village Council. Due to the nature of governmental duties
and responsibilities, the Village Council reserves the right to make additions to, or deletions from, the items contained in this agenda.
VILLAGE OF NORTH PALM BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
TO: Honorable Mayor and Council
THRU: Chuck Huff, Interim Village Manager
FROM: Alex Ahrenholz, Acting Director of Community Development
DATE: November 14, 2022
SUBJECT: WORKSHOP – C-3 Zoning District Regulations (Twin City Mall Site)
Context:
The Twin City Mall was established as the C-3 zoning district with the execution of an Interlocal
Agreement with the Town of Lake Park in 1993. The current site is underutilized, with large vacant
parcels. The Citizen’s Master Plan, completed in 2016, envisioned redevelopment of the site into a
mixed-use, transformational, walkable, town center for the Village. Staff has been working with the
owner of a 13-acre portion of the site to develop regulations that achieve this goal.
The Planning Commission reviewed the draft regulations at its November 1, 2022 meeting. The
Commission expressed reservations about the overall building height and the use of Floor Area Ratio
(FAR) to limit development without any density restriction. The Commission also wanted to ensure that
enough restrictions were in place in the event the proposed development did not move forward.
Dana Little with the Treasure Coast Regional Planning Council (TCRPC) attended the Planning
Commission meeting to discuss the Citizen’s Master Plan concepts, as well as the Market Study
completed for this site in 2021. The Planning Commission recommended the Village utilize the expertise
of the TCRPC to help finalize the proposed regulations.
Summary of Requested Code Changes:
The current draft C-3 zoning regulations create a new Planned Unit Development (PUD) process for
large scale developments. It is anticipated that the owner of the 13-acre portion of the site will utilize
these regulations. The existing outparcels will continue to be governed by the existing C-3 zoning
regulations, with the added flexibility of utilizing the Village’s existing PUD provisions with no minimum
parcel size requirement.
The proposed C-3 PUD provisions would allow buildings up to 14 stories or 200 feet, with a limit of 9
stories within 50 feet of U.S. Highway One or Palmetto Drive. The entire site will be limited to an FAR
of 2.75, which results in approximately 1,566,000 square feet over the 13-acre portion. Utilizing FAR
allows for varying housing types and unit sizes, whereas density restrictions favor larger dwelling units.
Ultimately, the development will be limited by traffic, utilities and overall compatibility with the area.
Additionally, the PUD process ensures that the Village Council has full review authority over any
development application.
The Village’s proposed regulations are generally consistent with the regulations adopted by the Town
of Lake Park, which utilize a density of 48 units per acre and an FAR of 2.00 over the entire site. The
Town of Lake Park limits building height to 12 stories or 160 feet; however, the height limitation exempts
up to three levels of structured parking.