11-14-2022 VC WS-MMINUTES OF THE SPECIAL WORKSHOP SESSION
VILLAGE COUNCIL OF NORTH PALM BEACH, FLORIDA
NOVEMBER 14, 2022
Present: Deborah Searcy, Mayor
David B. Norris, Vice Mayor
Susan Bickel, President Pro Tem
Darryl C. Aubrey, Sc.D., Councilmember
Chuck Huff, Interim Village Manager
Leonard G. Rubin, Village Attorney
Jessica Green, Village Clerk
Absent: Mark Mullinix, Councilmember
ROLL CALL
Mayor Searcy called the meeting to order immediately following the Special Meeting. All
members of Council were present except Councilmember Mullinix. All members of staff were
present. All Department Directors were present.
Alex Ahrenholz, Acting Director of Community Development, explained the purpose of the
Special Workshop was to discuss 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.
C3 ZONING DISTRICT REGULATIONS
Dana P. Little, Urban Design Director, Treasure Coast Urban Design Council, provided a brief
background on the updates to the C3 Planned Urban Development (PUD) and the Village Master
Plan. Mr. Little discussed agencies which had been part of the Master Plan process and noted the
robust public meeting which was held at that time. Mr. Little stated that the key principles of the
plan included having a range of development types as well as public spaces and other features. Mr.
Little reviewed the results of a market study conducted in November 2021 and the potential for
development identified within that study. Mr. Little noted a unique opportunity existed to create a
planned urban community.
Mr. Huff highlighted similarities between the Master Plan and the presentation.
Special Workshop Session held November 14, 2022 Page 2 of 3
C3 ZONING DISTRICT REGULATIONS continued
Mr. Ahrenholz provided a presentation outlining the specifics of the former Twin City mall
location and Zoning District. Mr. Ahrenholz shared images of the existing site and adjacent parcels
and pointed out that the conversation was about setting a vision for the site but did not include
specific plans. Mr. Ahrenholz reviewed the current regulations for Lake Park and the PUD, and
reviewed definitions.
Discussion ensued briefly regarding density and height regulations.
Mr. Ahrenholz reviewed conceptual renderings provided by the developer and noted that staff was
working to establish a regulating plan and discussed comparisons in neighboring communities.
Mayor Searcy opened the meeting to public comment.
Chris Ryder, 118 Dory Road South, commented on the prior implementation of the Master Plan.
Mr. Ryder stated that thirty-three (33) pages of changes had been provided to the Planning
Commission, and asserted it represented a total rewrite of the code. Mr. Ryder stated that the
proposal for the site did not match what was included in the Master Plan or Comprehensive Plan,
and added that it was difficult to change these plans for good reason and discussed issues with
providing level of service if the plan was changed.
Deborah Cross, 2560 Pepperwood Circle South, expressed concern with the number of stories
included in the proposed project. Mrs. Cross stated that the Village needed to talk about density,
green space, and parking and stated that changes to the PUD could have scary results.
Mr. Little provided clarification related to the heights contemplated during the planning process
for the area.
Mayor Searcy asked staff to explain the process the developer would need to undertake prior to
the start of the project.
Mr. Ahrenholz outlined the steps required of the Village and the developer and noted plans for the
phasing of the project.
President Pro Tem Bickel stated that she had participated in the Master Plan process as a resident
and noted that maximum heights had been an important part of that discussion. President Pro Tem
Bickel stated that Council had received resident complaints on other properties and expressed
concern with a taller project.
Discussion ensued regarding development setbacks and heights, as well as the feedback of
residents and the importance of maintaining Village character.
Councilmember Aubrey stated that he had heard positive things from residents, but the prevailing
concerns were over the height of the potential development.
President Pro Tem Bickel stated that she was okay with more height if it brought with it a
significant number of services, restaurants, and retail. President Pro Tem Bickel added that it was
a tradeoff she was willing to carefully give in exchange for a more active area.
Mayor Searcy expressed concern with what would happen if the developer were to change, since
the code had already been amended to benefit the original project.
Special Workshop Session held November 14, 2022 Page 3 of 3
C3 ZONING DISTRICT REGULATIONS continued
Mr. Ahrenholz agreed and stated there would be a high level of scrutiny as the application moved
through the process. Mr. Ahrenholz explained that Council would have the opportunity to review
any proposal.
Discussion ensued regarding the breadth of discretion available to Council. Mr. Little and Mr.
Ahrenholz provided additional detail.
Consensus was that Council supported the proposed project and did not want to write codes
specific to the development but wanted to carefully craft code changes which would allow the
process to move forward.
SCHEDULE OF REVIEW
Mr. Ahrenholz explained that the text amendment was tabled at the Planning Commission meeting
on November 1, 2022 without recommendation, and would be reviewed at the Commission's
December 6 meeting.
ADJOURNMENT
With no further business to come before the Council, the meeting was adjourned at 8:45 p.m.
C
Je ca Green, MMC, Village Clerk