Planning and Zoning Board Joint Workshop with the Town Commission (2025-06-02)

Planning and Zoning Board Joint Workshop with the Town Commission June 02, 2025 Page 1 Town of Lake Park, Florida Joint Meeting Town Commission / Planning & Zoning Board Minutes Monday, June 02, 2025 at 6:00 PM 535 Park Avenue Lake Park, Florida Roger Michaud __ Mayor Michael Hensley __ Vice Mayor John Linden __ Commissioner Michael O'Rourke __ Commissioner Judith Thomas __ Commissioner Richard J. Reade __ Town Manager Thomas J. Baird __ Town Attorney Vivian Mendez, MMC __ Town Clerk Richard Ahrens — Chair Jon Buechele — Vice Chair Evelyn Harris Clark — Regular Member Karen Lau — Regular Member Patricia Leduc — Regular Member PLEASE TAKE NOTICE AND BE ADVISED, that if any interested person desires to appeal any decision of the Planning & Zoning Board, with respect to any matter considered at this meeting, such interested person will need a record of the proceedings, and for such purpose, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. Persons with disabilities requiring accommodations in order to participate in the meeting should contact the Town Clerk’s office by calling 881-3311 at least 48 hours in advance to request accommodations. CALL TO ORDER/ROLL CALL 6:11 P.M. PRESENT Mayor Roger Michaud Vice Mayor Michael Hensley Commissioner Judith Thomas

kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Park Avenue Downtown District Study April 14, 2025 Revised May 20, 2025 Revised May 30, 2025

1 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 TABLE OF CONTENTS Existing Conditions 2 Land Use 4 Housing 6 Environment 9 Wastewater 10 Transportation 10 Limited Market Study 15 Existing Plan Review 24 What We Heard 30 SWOC Analysis 32 Development Scenarios 35 Recommendations 38 Comprehensive Plan Amendment Recommendations 39 Land Development Code Amendment Recommendation 41

2 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Existing Conditions The Park Avenue Downtown District (PADD) Study provides a comprehensive analysis of the existing conditions within the Park Avenue Downtown District, focusing on historical and current land use patterns, economic activity, transportation, and infrastructure components. The study aims to inform future development and planning efforts to enhance urban density and support a vibrant community. Key Findings: 1. Land Use: - The district primarily consists of commercial, multifamily, and single-family residential buildings, with several vacant properties and institutional uses. - The PADD zoning designation permits a density of 48 dwelling units per acre (du/acre) and a Floor Area Ratio (FAR) of 3.0 for non-residential use, with potential height bonuses for parking garages. - The district's parcels are generally small, limiting large-scale development unless adjacent parcels are consolidated. 2. Housing: - Housing typologies include single-family homes, duplexes, and small apartment buildings, maintaining a relatively low density. - The district's aging building stock presents opportunities for preservation and redevelopment. 3. Environment: - There are no major dedicated open or civic spaces within the district, though a new pocket park has been developed. - The district is free from wetlands and flood zones, facilitating development. 4. Wastewater: - The district faces a significant shortfall in wastewater capacity, requiring infrastructure improvements to support full development potential. 5. Transportation: - Traffic analysis indicates varying levels of service under different development scenarios, with potential delays and congestion at key intersections. 6. Demographic Overview:

3 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 - The district has a younger population with lower educational attainment and median income compared to surrounding areas. - Population growth is expected to be minimal over the next five years within the PADD. 7. Economic Conditions: - The district's employment is dominated by health care, social assistance, public administration, and educational services. - Consumer spending is below the national average, with growth potential in food, entertainment, and apparel sectors. 8. Future Local Market Demand: - Residential demand forecasts indicate modest growth, while retail and office space demand is limited. - The district could support limited mid-scale hotel facilities due to regional tourism growth. 9. Existing Plan Review: - A review of comprehensive plans and land development regulations highlights inconsistencies and areas for improvement to align with the town's goals. 10. SWOC Analysis: - Strengths: Strong community character, traditional street grid, diverse housing typologies, and local businesses. - Weaknesses: Lack of functional open space, transitions/buffers, multi-modal transportation provisions, and reliance on uncertain transit infrastructure. - Opportunities: Historic assets, vacant lots for infill development, missing middle housing, usable open space, future train station, alternative public parking strategies, and common ownership. - Challenges: Height incompatibility, unclear density provisions, vague waiver provisions, policy gaps in preserving small-town character, limited regional visibility, and uncertain economic conditions. The study underscores the need for strategic planning to address infrastructure constraints, enhance community character, and support sustainable growth within the Park Avenue Downtown District.

4 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Land Use Existing land uses within the Park Avenue Downtown District consist mainly of commercial, multifamily, and single-family residential, most of which are low-scale buildings at one and two stories. There are several vacant properties, and several institutional uses such as a fire station and church. Map 2: Existing Land Use According to the Future Land Use designation, PADD permits a density of 48 du/acre and an FAR of 3.0; however, individual sites may exceed these parameters if certain conditions are met, and a total of 1,590 units is not exceeded within the district. The PADD Zoning Designation permits a height of 12 stories and provides a waiver for 4 additional stories for structured parking with designated public parking, up to 16 stories, as well as 20% additional building height for architectural features. Since adoption of the PADD Zoning Designation in 2022, two applications have been submitted proposing the structured parking height waiver and density bonus; these projects have not reached the final approval stage by the Town Commission. The scale of the Downtown District is based upon the Kelsey City Plat. The majority of parcels within the district are less than an acre, with only six parcels greater than 1 acre. The largest parcel is approximately 3 acres and includes the largest multifamily development in the district. All vacant lots in the district range

5 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 from 0.13 acres to 1 acre, limiting the potential for large-scale development unless adjacent parcels are consolidated, and providing an opportunity for infill development which complements the existing buildings. Map 3: Future Land Use Map of PADD Surrounding Jurisdictions In Palm Beach Gardens, the maximum residential density within the Transit Oriented Development (TOD) District is set at 15 dwelling units per gross acre, with opportunities for density bonuses based on specific development criteria. The city encourages mixed-use development, particularly near transit hubs, to support multimodal connectivity and economic growth. In Riviera Beach, zoning regulations allow for higher densities in designated mixed-use and redevelopment areas, especially within the Community Redevelopment Agency (CRA) district, where densities can exceed 30 units per acre depending on project specifics and incentives. Meanwhile, North Palm Beach maintains a more suburban character, with residential densities generally capped at 5 to 10 units per acre, though mixed-use developments in designated areas may allow for slightly higher densities under special approvals or planned unit developments.

6 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Other Historic Downtowns As part of this study, we reviewed density and intensity standards for Downtown Delray Beach and Downtown Lake Worth due to the similar historic characteristics to Park Avenue. However it should be noted that the study areas are larger in both population and land area than Park Avenue. In Delray Beach, the Mixed Residential, Office, and Commercial (MROC) District allows for densities up to 50 dwelling units per acre for developments located within 1,000 feet of the Tri-Rail Transit station. Other residential zones, such as the RM (Medium to Medium-High Density Residential) district, support moderate densities, while the city’s land development regulations encourage transit-oriented and infill development to accommodate growth and workforce housing. In Downtown Lake Worth Beach, the highest residential density permitted is found within the Mixed Use - Downtown (MU-DW) zoning district. This district allows for a maximum residential density of up to 60 dwelling units per acre, depending on the specific location, project design, and compliance with development standards such as parking, open space, and building height regulations. The MU-DW district is designed to encourage a vibrant, walkable urban environment with a mix of residential, commercial, and civic uses, supporting the city’s goals for smart growth and economic revitalization. Housing The PADD district primarily features low-density housing, with massing designed to complement the surrounding residential neighborhoods. Housing typologies include a mix of single-family and multifamily homes, with multifamily options ranging from duplexes to small apartment buildings. Within the district, there are 15 parcels with single family homes, and 14 parcels with multifamily. Of the multifamily parcels: • 6 parcels include an apartment with 10 or more units, typically 2 stories high, with only one reaching 3 stories. • 3 parcels are multiplexes with 5 to 10 units. • 5 parcels have multifamily at a density of less than 5 units, many of which are duplexes. Even with a mix of housing typologies, the district remains relatively low density. The PADD is surrounded by single family residential to the north, south, and east, with lower densities than the district. The Future Land Use for this surrounding area is Single Family Residential, with a density of 6 dwelling units per acre, and takes up the most land within the Town. West of the district includes institutional and industrial uses, as well as a natural preserve. Most of this land is designated as Commercial and Light Industrial Future Land Use, with an FAR of 2.0. The PADD has an older building stock, some of which were built between 1926 and 1959. Most buildings within the district were built between 1960 and 1969, particularly in the Core Subdistrict. Several buildings

7 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 were built between 1982 and 1994, and only one new building has been built since 1995. This aging inventory presents two key opportunities: preserving buildings with historic or architectural value and redeveloping underutilized sites to support infill that aligns with the district’s long-term vision. Map 4: Zoning Map of PADD

8 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Map 5: Average Year Built

9 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Environment There are currently no major dedicated open or civic spaces in the Park Avenue Downtown District, the provision of which is outlined as a goal for the district in the Comprehensive Plan. There is a new 5,000 sq. ft. pocket park with a gazebo, owned by the Community Redevelopment Agency, adjacent to the public parking on Foresteria Drive. Directly to the west of the district across Old Dixie Highway is the Palm Beach County-owned Lake Park Scrub Natural Area – currently, there are no trails through the preserve, limiting accessibility for the public. However, the County has developed a plan for trails and limited parking. There are no wetlands or flood zones in the district, which is beneficial for development as there are no concerns for wetland impacts or mitigation. Map 6: FEMA Flood Zones

10 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Wastewater The Park Avenue Downtown District (PADD) is a designated zone intended for substantial residential and non-residential development within the Downtown area. This district aims to enhance urban density and support a vibrant community by accommodating a significant number of residential units and commercial spaces. However, the successful implementation of the PADD's development plans hinges on the availability of essential infrastructure, particularly wastewater services. Ensuring adequate wastewater capacity is crucial to support the anticipated growth and maintain environmental standards. This section sets the stage for understanding the current limitations and necessary investment in wastewater infrastructure to achieve the PADD's full development potential. There is only a limited amount of ERC available for redevelopment in the PADD If the PADD is developed to the maximum capacity of 1,590 residential units, before consideration of the non-residential square footage, a total of 1,361 Equivalent Residential Connections (ERCs) will be required for wastewater service. According to Seacoast Utility Authority (SUA), the Town’s utility provider. only 229 ERCs are available in the PADD area, resulting in a shortfall of 1,132 ERCs needed to support the overall density permitted in the PADD. It is important to note that the 229 available ERCs is an estimate that number may rise and fall in the future based on on-going needs in the PADD. In discussions with Seacoast they have indicated that no infrastructure improvements are planned for the PADD study area, however they have confirmed that additional flows will necessitate increased lift station capacity, as well as replacing the existing 18-inch gravity sewer with a 24-inch sewer on W Jasmine Drive. All wastewater flow currently leads to lift station LS-21 at the southwest corner of W Jasmine and Northlake, which will require improvements if the 1,590 residential units are added, resulting in approximately 397,500 gallons per day (ADF) and 922 gallons per minute (PHF). However Seacoast would prefer a new lift station to be built within the PADD boundary, or within closer proximity, to accommodate future development. It should be noted that the Town owns property within the PADD that could be utilized for future infrastructure however in discussions with Seacoast, these properties would require significant investment for lift station infrastructure due to complex topography and the need for undergrounding. To evaluate the feasibility of these sites for wastewater infrastructure needs, collaboration with the Seacoast Utility Authority is required. Seacoast Utility Authority also stated that all future development requiring water and wastewater service within the PADD should be coordinated with them directly to ensure capacity before development approval. Seacoast will work with the developer and the Town at this time to determine the infrastructure improvements required for the development proposed. Transportation A detailed traffic analysis was performed in the downtown Lake Park area to compare the existing traffic conditions to those that could be expected if the PADD were fully built out. The following scenarios were examined:

11 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 • Existing conditions • Full buildout of the PADD as residential use • Full buildout of the PADD as non-residential use at allowable 3.0 FAR • Reasonable buildout of the PADD as non-residential use at 0.75 FAR, representing ground floor retail The level of service on Park Avenue was determined for each scenario, and a detailed operational analysis was performed at the intersection of Park Avenue and 10th Street, which is the busiest intersection in the PADD. Further analysis was performed at the intersections of Park Avenue & Old Dixie Highway and at Silver Beach Road & Old Dixie Highway. Level of Service Vehicular level of service (LOS) a measure of how fluid traffic flows and how much delay drivers can expect. LOS is graded on a scale of A through F. A description of the levels is below: LOS A: Free flow with very low density and high speeds. Drivers have ample opportunity to maneuver and change lanes without restriction. Incident or minor slowdowns are easily absorbed. LOS B: Stable, reasonably free-flow conditions. Some minor delays or slowdowns may occur, but generally, the travel experience is comfortable and efficient. LOS C: Stable flow conditions, but driver speeds are closer to the free-flow speed, and maneuvering requires more focus. Minor incidents or traffic variations can start to impact travel times. LOS D: Operations near capacity, with some delays and reduced maneuverability. Driver frustration may start to increase, and small increases in traffic volume can cause significant delays. LOS E: Unstable flow conditions at or near capacity. Vehicles may stop and go in queues, and long delays are common. Driver frustration and reduced maneuverability are significant. LOS F: Forced flow or breakdown conditions. Queues form and extend significantly, with stop-and-go waves and extreme delays. This is the most congested level of service. Level of Service D is typically the standard that is accepted by most municipalities. Achieving better grades, while seemingly desirable, may result in overbuilding roadway facilities at the expense of pedestrian and bicycle facilities, and can negatively affect the urban downtown feel of the area. Therefore, the decision can be made to maintain lower levels of service to allow and promote other users who contribute to downtown environments such as downtown Lake Park.

12 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Existing Conditions Based on the existing conditions analysis, Park Avenue currently operates at a level of service C in the AM peak hour and level of service E in the PM peak hour. The intersection of Park Avenue & 10th Street operates at level of service C in the AM and PM peak hours. The intersection of Park Avenue & Old Dixie Highway operates at level of service C in the AM and PM peak hours, and the intersection of Silver Beach Road & Old Dixie Highway operates at level of service C in the AM peak hour and level of service D in the PM peak hour. This is based on the existing traffic conditions and includes the impact of any approved and constructed traffic within Lake Park, as well as the impacts from growth in the surrounding area. Although the analysis indicates that the intersection operates at level of service C, the overall level of service on Park Avenue indicates that the combination of volumes on Park Avenue combined with the network of traffic signals in the area likely create extensive delay, compared to the specific intersection level of service, which is confirmed in field observations. Furthermore, the level of service is near the level of service D threshold. The analysis was performed with and without the extension of Park Avenue west of Old Dixie Highway. This extension is included in the County’s plans but a definitive construction date has not yet been determined. While this extension will provide more options for motorists in Lake Park, the overall level of service at the subject intersections will change very little. Most of the traffic that will utilize the extension currently utilizes Silver Beach Road, and enters the Town from the south on Old Dixie Highway or 10 th Street. These trips would become east-west trips at the intersections of Park Avenue with Old Dixie Highway and 10 th Street, but the overall volumes likely won’t decrease significantly. It should be noted that detailed modeling was not performed for this planning level exercise. Full Buildout as Residential Use Analysis was then performed assuming that the properties within the PADD are developed to their maximum density as residential development. The densities described in this analysis were utilized for the traffic analysis, 48 dwelling units per acre for each parcel within the PADD. The resulting additional traffic from full buildout of the residential density results in a level of service C in the AM peak hour and level of service E in the PM peak hour for Park Avenue. The intersection of Park Avenue and 10th Street will operate at level of service C in both peak hours. The delay at the intersection will increase, but minimally. The intersection of Park Avenue & Old Dixie Highway will operate at level of service C in the AM peak hour and level of service D in the PM peak hour, and the intersection of Silver Beach Road & Old Dixie Highway will operate at level of service C in the AM peak hour and level of service D in the PM peak hour. Compared to commercial development, residential development is lower impact to the transportation network. It was assumed at the planning level that the residential development was spread throughout the PADD and the impacts were spread throughout the network. If the residential development is concentrated at a limited number of locations within the PADD, the impact locally to nearby intersections could be more

13 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 significant. Furthermore, depending on the overall mix of commercial and residental development, the traffic impact of residential development could be reduced due to proximity of services within biking and walking distance. Similar to the existing condition, the overall level of service on Park Avenue indicates that the combination of volumes on Park Avenue combined with the network of traffic signals in the area likely create extensive delay, compared to the specific intersection level of service, which is confirmed in field observations. Furthermore, the level of service is near the level of service D threshold. Full Buildout as Commercial Use An analysis was then performed assuming full buildout of commercial development at a 3.0 FAR within the PADD. While it is unrealistic to believe that commercial development will occur at this intensity over the broad area, the analysis was performed for comparison purposes. The resulting additional traffic from full buildout of the commercial intensity at full 3.0 FAR results in a level of service F in the AM and PM peak hours for Park Avenue. The intersection of Park Avenue and 10th Street will operate at level of service F in both peak hours, with significant delay in the PM peak hour. If the entire PADD was redeveloped at the allowable commercial intensity, the intersection would operate with significantly deteriorated conditions and with impacts to roads and intersections nearby. The intersection of Park Avenue & Old Dixie Highway will operate at level of service C in the AM peak hour and level of servce F in the PM peak hour, and the intersection of Silver Beach Road & Old Dixie Highway will operate at level of service C in the AM peak hour and level of service F in the PM peak hour. Reasonable Buildout An analysis was then performed assuming a more reasonable buildout of non-residential development at a 0.75 FAR within the PADD. It is more realistic that a smaller amount of commercial development will occur throughout the PAD. The 0.75 FAR represents ground floor retail in a mixed- use building, or a dense single level commercial development with structured parking. The resulting additional traffic from partial buildout of the commercial intensity at 0.75 FAR results in a level of service E in the AM and PM peak hours for Park Avenue. The intersection of Park Avenue and 10th Street will operate at level of service C in the AM peak hour and level of service F in the PM peak hour. However, although the PM peak hour will still operate at level of service F, the delay will be significantly less in this scenario than at full buildout at 3.0 FAR. The intersection of Park Avenue & Old Dixie Highway will operate at level of service F in the AM and PM peak hours, and the intersection of Silver Beach Road & Old Dixie Highway will operate at level of service D in the AM peak hour and level of service F in the PM peak hour. The actual operating conditions of Park Avenue and at the intersection of Park Avenue & 10th Street are highlight dependent on the actual location of the future development, and the location of driveways service the sites. Furthermore, this analysis assumes that the development is located throughout the PADD, and the maximum development for each parcel within the PADD is limited to the maximum development density or intensity.

14 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 This analysis is based on normal traffic conditions without interference from rail operations. The subject intersections are impacted by periodic closure due to trains passing. Longer freight trains have the most impact on operations. The impact from closures near the analyzed intersection can last for many minutes after the train passes, as the intersections can only process a finite about of traffic during each signal cycle. Recommendations Intersection improvements, including additional lanes and modifications to turn lanes, would be under the jurisdiction of Palm Beach County. Given the right-of-way constraints at the studied intersections, in some cases being constrained by physical buildings, additional lanes would not be feasible. As described above, maintaining level of service for vehicles can be detrimental to providing an urban downtown environment, which could occur if lanes were added to the intersections to improve level of service. It is recommended that the Town coordinates with Palm Beach County and its partners, including the Palm Beach Transportation Planning Agency (TPA) to identify improvements to the overall roadway network that may help mobility. It is receommended that the Town coordinate with Palm Beach County to optimize signal timing in the area as the PADD develops, Furthermore, the Town should continue to implement its Mobility Plan, which identifies projects which help overall mobility, such as pedestrian and bicycle user improvements, wo help the overall mobiity in the area and reduce the need for car dependence.

15 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Limited Market Study Demographic Overview Lake Park has a younger population with lower levels of educational attainment and a lower median income compared to the surrounding county, state, and nation. The town's median age is 35.5, with a median household income of $69,274. Among residents aged 25 and older, 83.8% have at least a high school diploma or equivalent, while 31.9% hold a bachelor's degree or higher. The town also has a 14.5% poverty rate compared to only 11.1% in the county. The gender composition is also notable, with only 47% of the population being male, which is significantly below the national average8. Compared to Lake Park overall, the Park Avenue Downtown District (PADD) has a median age of 36.4 and a median income of $50,323.9 PADD Lake Park Palm Beach County Population 517 9,005 1,507,453 Median Household Income $ 50,323 $69,274 $81,115 Average Household Size 2.39 2.81 2.48 Labor Force Participation Rate n/a 59.7% 64.7% Unemployment Rate 9.1% 5.1% 3.2% Family Poverty Rate n/a 14.5% 11.1% Educational Attainment – Population 25 years and over with a High School Diploma or Equivalent 69% 83.8% 89.1% Median Age 36.4 35.5 45.4 Source: ESRI Business Analyst, 2025 and 2023 ACS 5-Year Estimates Subject Tables 8 ACS 5-Year Estimates Subject Tables 9 Esri Business Analyst, 2025

16 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Population Forecast Population in the State of Florida has grown at incredible rates over the past five years during and post- COVID19 pandemic, growing at an average of over 1.6% per year. A lot of this growth occurred in the already highly populated cities across the state, but many smaller municipalities saw significant growth as well. The population projections for the state show a continuing trend of major growth over the next 20 years. There is a clear opportunity for Lake Park to take advantage of this growth. The Town of Lake Park is not expected to see much population growth over the foreseeable future based on data from the Bureau of Economic and Business Research (BEBR). However, there are opportunities for improvement in the town to draw from highly populated and higher-income areas nearby in Palm Beach County that could change these projections. 2020 2024 2025 2030 2035 2040 2045 Town Population 9,047 9,014 9,116 9,557 9,886 10,133 10,319 Town Growth Rate10 - -0.36% 1.13% 4.84% 3.44% 2.50% 1.83% Palm Beach County Population 1,492,191 1,545,905 1,567,500 1,643,400 1,700,000 1,742,500 1,774,400 Palm Beach County Population - 3.60% 1.40% 4.84% 3.44% 2.50% 1.83% Florida Population 21,538,187 23,014,551 23,292,200 24,698,500 25,815,000 26,682,000 27,409,400 Florida Growth Rate - 6.85% 1.21% 6.04% 4.52% 3.36% 2.73% Source: Population projections calculated using data from the Bureau of Economic and Business Research, University of Florida. ESRI Tapestry Segments ESRI Tapestry is a powerful analytical tool used to cluster households within a geographic area into distinct market segments based on characteristics such as age, income, life stage, household size, ethnicity, market preferences, and numerous other factors. The tool allows demographics to be integrated with market potential indicators to determine what household decisions and preferences are. For instance, 10 Growth rate of the Town is based off of the County and includes the same rate and assumptions.

17 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 middle-aged households with several children are significantly less likely to live in urban multi-family housing compared to highly mobile young singles and couples with moderate incomes. The top three ESRI Tapestry Segmentation Area Profiles for the Town of Lake Park include: Old and Newcomers (8F) - 28.4% of Households in 2024 The Old and Newcomers group is made up of a diverse mix of mostly renters spanning various life stages, including retirees, young professionals, and students. They reside in transitional neighborhoods with housing options that include a blend of older single-family homes and multi-unit buildings, many of which were built prior to 1980. The median age for this group is 39.4 years, and household sizes are typically small. Old and Newcomers have a median household income of $44,900. They are budget-conscious and often use coupons but occasionally indulge in impulse purchases. This group values practicality and convenience in their spending habits. These residents lead a metropolitan lifestyle, balancing modern preferences with a focus on affordability. Dining out for them often includes convenient and economical options. Their lifestyle reflects adaptability and resourcefulness, characteristic of neighborhoods undergoing change. Rustbelt Traditions (5D) - 23.9% of Households in 2024 The Rustbelt Traditions group represents a stable, hardworking population primarily found in older industrial cities near the Great Lakes. These households are a mix of married-couple families and singles, often living in modest single-family homes built in the 1950s. The average household size is 2.47, and the median age is 39 years. This group has a median household income of $51,800, with many deriving income from wages, Social Security, or retirement accounts. They are budget-conscious consumers who value American-made products and prioritize spending on necessities. Family-oriented, they enjoy time spent at home and have a strong connection to their local communities. Rustbelt Traditions residents are often long-term members of their neighborhoods, with many having lived, worked, and socialized in the same area for years. Their lifestyle reflects practicality, tradition, and a deep sense of community. Fresh Ambitions (13D) - 15.8% of Households in 2024 The Fresh Ambitions group consists of young families, many of whom are recent immigrants, living in urban neighborhoods. These households are predominantly renters residing in older row houses or multi-unit buildings, often built before 1950. The average household size is 3.17, and the median age is 28.6 years. This group has a median household income of $26,700, with many supplementing their earnings through overtime work or public assistance. They are price-conscious consumers who prioritize budgeting for

18 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 necessities but occasionally indulge in brand-name items for their children. Family is central to their lifestyle, and multigenerational living is common, with extended families supporting one another. Fresh Ambitions residents are hardworking and focused on providing for their families. They often rely on public transportation or walk to work, reflecting their urban lifestyle. Their spending habits and community- oriented values highlight their resilience and adaptability. Focusing in on the PADD specifically, there are only two ESRI Tapestry Segmentation Area Profiles that are applicable within the PADD area and include: Rustbelt Traditions (5D) – 61.6% of Households in 2024 Fresh Ambitions (13D) – 38.4% of Households in 2024 The Tapestry Segments of the PADD do not include the Old and Newcomers segment that makes up a large portion of the overall Town. Economic Conditions Employment Trends The Town of Lake Park has a business environment that is largely dominated by retail trade with over 25% of employees working at retail trade businesses which make up for over 16% of the total businesses. Construction has the second highest number of businesses and employees, with 10% and 12.7% respectively. The PADD is currently quite different, with health care and social assistance having the most businesses and employees, with 8.3% of businesses and 21.9% of employees respectively. Public administration, educational services, and other services make up another 42.2% of the employees in the PADD.11 Lake Park also has a high unemployment rate at 7.1% of the population age 20 to 64 being unemployed, well above the natural unemployment rate and federal, state, and county rates12. Although an unemployment rate is not available for the PADD, it is assumed that a similar unemployment rate exists within the District. However, the PADD does have a net positive daytime population due to employment and can be considered an employment center in Lake Park. Employment Forecast13 When considering both total and percent growth, the top five industries projected to see the most employment growth in Palm Beach County are administrative and support services, professional and 11 ESRI Business Summary 12 ACS 5-Year Estimates Subject Tables 13 Florida Commerce, Bureau of Workforce Statistics and Economic Research

19 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 technical services, ambulatory health care services, food services and drinking places, and specialty trade contractors. These industries also have various subsectors experiencing significant growth, some at much higher rates. Additionally, telecommunications is another industry expected to continue its expansion over the next two decades. The Town of Lake Park, particularly the PADD area, is expected to experience similar employment impacts over the forecasted period. However, town-specific variations may arise based on local planning decisions. The primary employment sectors in the PADD and Lake Park align with the high-growth areas across the county. These sectors include construction, health care and social assistance, public administration, and other services. They closely correlate with four of the top five county-level growth industries: administrative and support services, ambulatory health care services, food services and drinking places, and specialty trade contractors. Additionally, there is an opportunity to enhance workforce development initiatives focused on these rapidly growing occupations and other roles that are vital to the community. Consumer Trends14 Spending in Lake Park is below the national average, and spending in the PADD is even further below the national average. Within Lake Park and the PADD, Food, Entertainment & Recreation, and Apparel and Services are the spending categories with the highest spending potential and the most money being spent on them. The demand outlook through 2029 shows similar trends, with notable growth expected in apparel, entertainment/recreation, and food. Based on current trends and population, these sectors have the strongest potential for growth. Future Local Market Demand Residential demand forecasts are based on projected new households, retail demand forecasts are based on projected spending demand, and office forecasts are based on potential future employment. Residential Demand The Shimberg Center for Housing Studies compiles household projections for occupied housing units. Household projections for Lake Park show a slight shift toward less renter and more owner occupancy over the next twenty-five years. Housing unit forecasts are based on average household size and current vacancy rate. The current vacancy rate in Lake Park is 12.9% across all housing types15. With existing residential vacancies and lack of residential demand over time, there is not an indicated need for additional multi- family units at this time. However, as Lake Park shifts towards owner-occupied units in an area with land constraints there could be the demand for owner-occupied condominiums or other housing products. 14 ESRI Retail Demand Outlook 15 Shimberg Center for Housing Studies

20 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 The Town of Lake Park is expected to have growth of 305 households over the projected horizon, with a fairly consistent growth rate across time. Year Owner Occupied Owner Percent Renter Occupied Renter Percent Total Households 2025 1,545 44% 1,941 56% 3,486 2030 1,621 45% 1,956 55% 3,577 2035 1,681 46% 1,987 54% 3,668 2040 1,733 46% 2,005 54% 3,738 2045 1,751 46% 2,015 54% 3,766 2050 1,776 47% 2,015 53% 3,791 At 2,578 square miles in total area, Palm Beach County is one of the largest counties in the eastern United States and the largest among Florida's 67 counties. The population is estimated at almost 1.45 million. Population increased approximately 3.1% annually from 1990 through 2000, compared to double and triple that rate in the 1980s. The area's population is projected to reach over 1.56 million by 2025 and nearly 2 million by 205016. While residential demand in Lake Park alone is not expected to increase significantly, Palm Beach County’s growth poses an opportunity to capture some of the growth within the boundaries of Lake Park and by extension the PADD. Retail Demand Projected The retail demand growth from ESRI’s Retail Demand Outlook is used in combination with sales per square foot estimates to find the projected increase in retail demand in the PADD in 2029 and 2035. This analysis uses sales per square foot estimates that are projected to grow at rates similar to income growth. On a statewide scale, nearly all retail categories in Florida are reporting record sales per square foot. The increase in retail sales per square foot is a factor contributing to rising commercial rental rates. The higher sales per square foot observed across various retail categories leading to higher rental rates, combined with limited space availability and increased leasing activity in key shopping areas across the U.S., is giving retail landlords the ability to set higher prices for the first time in years. There is only expected to be 2,798 sq ft of additional retail space demand over the next five years in the PADD, and only 4,760 sq ft over the next ten years. Food services, including restaurants and grocery stores, household furnishing and equipment stores, and apparel stores show the largest demand growth. The total 16 BEBR Projections 2024

21 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 demand increase for each category is limited to small expansions of existing spaces as opposed to a need for new retail spaces in the community. Retail Category Sales Per Sq Ft Projected Growth 2024- 2029 Retail Demand (by 2029) Retail Demand (by 2035) Food Services – Restaurants $350 $180,059 514 sq ft 873 sq ft Supermarkets/Groceries $400 $322,223 806 sq ft 1,367 sq ft Apparel Stores $280 $108,107 386 sq ft 655 sq ft Household Furnishings and Equipment $180 $88,099 489 sq ft 830 sq ft Pharmacies + Drug Stores $300 $54,024 180 sq ft 306 sq ft Computer/TV/Audio $280 $70,597 259 sq ft 440 sq ft Pets $245 $41,677 170 sq ft 289 sq ft Total $852,607 2,798 sq ft 4,760 sq ft The projected increase in retail demand in the Town of Lake Park and Palm Beach County in 2029 and 2035 were also calculated to provide a comparison to the demand increase in the PADD. These tables are shown below. Retail Demand Projections for the Town of Lake Park Retail Category Sales Per Sq Ft Projected Growth 2024- 2029 Retail Demand (by 2029) Retail Demand (by 2035) Food Services – Restaurants $350 $3,657,542 10,450 sq ft 17,809 sq ft Supermarkets/Groceries $400 $6,862,430 17,156 sq ft 29,240 sq ft Apparel Stores $280 $2,234,916 7,982 sq ft 13,599 sq ft Household Furnishings and Equipment $180 $1,857,812 10,321 sq ft 17,597 sq ft Pharmacies + Drug Stores $300 $1,168,716 3,896 sq ft 6,641 sq ft Computer/TV/Audio $280 $1,522,355 5,437 sq ft 9,267 sq ft Pets $245 $901,742 3,681 sq ft 6,275 sq ft Total $18,205,513 58,922 sq ft 100,429 sq ft

22 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Retail Demand Projections for Palm Beach County Retail Category Sales Per Sq Ft Projected Growth 2024- 2029 Retail Demand (by 2029) Retail Demand (by 2035) Food Services – Restaurants $350 $584,637,492 1,670,393 sq ft 2,784,088 sq ft Supermarkets/Groceries $400 $1,079,148,985 2,697,872 sq ft 4,496,474 sq ft Apparel Stores $280 $349,857,490 1,249,491 sq ft 2,083,012 sq ft Household Furnishings and Equipment $180 $301,091,480 1,672,730 sq ft 2,790,006 sq ft Pharmacies + Drug Stores $300 $187,002,391 623,341 sq ft 1,038,742 sq ft Computer/TV/Audio $280 $242,816,309 867,201 sq ft 1,445,263 sq ft Pets $245 $147,558,259 602,279 sq ft 1,003,439 sq ft Total $2,892,112,406 9,383,308 sq ft 15,641,024 sq ft Although retail demand is projected to grow by negligible amounts using the projections specifically for the PADD, the Town of Lake Park and Palm Beach County are expected to see significant growth in retail space demand over the next ten years. The PADD has an opportunity to position itself to reap the benefits of this projected growth and outgrow its current projections. This will require intentional planning decisions in the present to set the PADD up for success over the coming years. Office Demand Based on the total employment forecast, office shares were applied to each industry employment projection based on office trends and the fact that national trends indicate declining space per employee. Estimates for office demand are based on 200 square feet per employee until 2030. Professional and Technical Services, Management of Companies and Enterprises, and Public Administration have the highest office-occupying shares. Similar to the retail space assessment, there is not much need for office space expansion in the PADD based on the forecast growth of the area. Office space expansion across Lake Park and Palm Beach County is expected to increase at a similar rate as the PADD indicating that the opportunity for commercial land uses lies with retail, not office – which could encourage active storefronts throughout the PADD and Lake Park as a whole.

23 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Industry Office Share 2024 Employees in PADD 2035 Employees in PADD Net New Office Space (2024- 2035) Educational Services 15% 72 75 90 sq ft Professional and Technical Services 75% 47 49 300 sq ft Real Estate and Rental/Leasing 50% 5 5 0 sq ft Health Care and Social Assistance 20% 117 122 200 sq ft Construction 15% 3 3 0 sq ft Transportation and Warehousing 15% 10 10 0 sq ft Public Administration 60% 54 56 240 sq ft Accommodation and Food Service 5% 28 29 10 sq ft Other Services 10% 99 103 80 sq ft Total 435 452 1,280 sq ft Hospitality Given the increasing growth in the tourism and hospitality industry in the larger metropolitan area, it is believed that the Town of Lake Park could support limited mid-scale hotel facilities if desired. It should be noted that the PADD is tucked away and not near any major thoroughfares or economic driving districts. Demand Summary Residential forecasts are based on the Town as a whole, while the Retail and Office space forecasts focus specifically on the PADD: Type Existing Demand 10-Year Demand – LOW 10-Year Demand - HIGH Residential (units) 3,486 3,237 4,099 Retail (sq. ft.) 9,942 14,142 15,261 Office (sq. ft.) 23,520 24,649 24,950 Demand in the PADD is not expected to grow significantly over the next 20 years. The expected growth in the Palm Beach County may impact growth in Lake Park more than the current estimates project, and proper planning could help incentivize new Palm Beach County residents to choose Lake Park for their homes and businesses.

24 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Existing Plan Review A thorough review of the comprehensive plan, the land development regulations and previous planning studies and documents related to the PADD has been completed. The focus was on relevant documents focusing on Downtown, as well as policy, regulatory documents and standards affecting the Downtown study area. These documents include objectives and policies from the Comprehensive Plan, the PADD zoning district in the Land Development Regulations, and materials from the PADD Density Workshop on October 19, 2024. Through this review, we have identified regulations and policies that may need updates to achieve the town’s goals. We reviewed the following document as part of this effort: • Comprehensive Plan, Future Land Use Element • Land Development Regulations, PADD zoning district, Section 78-70 • PADD Density Workshop October 19, 2024 EXISTING PLAN REVIEW MATRIX Purpose and Intent Comprehensive Plan - FLU Objective 12 Objective 12 …A Downtown Future Land Use Classification is established to facilitate the redevelopment of the historical Park Avenue downtown and the immediate surrounding area. This land use category encourages a dense, vibrant, walkable mixed-use downtown that combines residences, businesses, and civic spaces, and that is well-integrated into the surrounding neighborhoods. Land Development Regulations, Section 78-70 LDR Section 78-70(a)(1) Purpose and Intent of the PADD: Provide for development which is reflective of early master plans for small scale traditional downtown commercial areas. Density Workshop To assess whether current projects and maximum allowable densities align with the Commission’s original vision for downtown redevelopment as established in the Comprehensive Plan Amendments and Land Development Regulations. Consistency Consider PADD description “small scale traditional downtown commercial areas” compared to density and compatibility regulations. Use Comprehensive Plan - FLU Objective 12 Policy 12.1 …The Downtown Land Use shall provide for the development or redevelopment of compact residential and non-residential or mixed use buildings to complement the existing buildings. Land Development Regulations, Section 78-70 Table 78-70-1 o Permitted by right nonresidential uses include a range of retail and commercial services. o Special Exception residential uses include apartments, townhomes, and live/work.

25 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 o Special Exception nonresidential uses include gym and spa’s, parking structures, distilleries, hotels or inns, breweries, restaurants, wineries, indoor entertainment and theaters, train station. o Existing single-family homes within the district may continue to exist as a legal nonconforming use and may be improved or renovated until they are redeveloped into a use other than a single-family home. o Airbnb’s / Bed and Breakfast - Shall be in existing single-family units. o Live/work units nonresidential uses may include retail, studios, personal services and office. o Drive-through facilities are prohibited. o Grocery stores must be at least 2,000 SF but no more than 10,000 SF and at least 50% of foods must be considered specialty or ethnic in nature. o Brewpubs must generate more than 50 percent of total business from food sales. No more than 50% of the GFA may be used for brewery function. o Microbreweries are permitted only in conjunction with a restaurant, tasting room or retail sales with no more than 75% of the GFA to be used for brewery function. o Breweries and Distilleries must include a public viewing area open to the public. o Wineries shall only be permitted in conjunction with a restaurant with no more than 75% of the GFA to be used to produce wine. Consistency The Comprehensive Plan calls for residential development, which is restricted in the LDC by requiring a Special Exception. Density and Intensity Comprehensive Plan - FLU Objective 12 Section 3.4.3 “Future Land Use Classification System” sets the Downtown Land Use density at 48 dwelling units per acre (du/acre) and a Floor Area Ratio (FAR) of 3.0 for the entire area. Residential density- The Commission can approve projects with higher densities if the average density across the Downtown area stays at or below 48 du/acre, follows the policies, and meets land development regulations. Non-residential intensity - Uses have a maximum FAR of 3.0. Individual sites can exceed this FAR, as long as the average FAR for the Downtown area remains at or below 3.0, adheres to policies, and complies with land development regulations. Land Development Regulations, Section 78-70 Table 78-70: Residential - Maximum density is 48 dwelling units per acre. The Town Commission may approve projects exceeding this limit if the average density for the entire Downtown area remains at or below 48 du/acre and aligns with the PADD's purpose and intent. Building Coverage – 90% max for both districts, regardless of use. PADD Density Workshop *Total downtown density: 1,590 units *Current number of units downtown: 250 existing units *Available number of units for redevelopment: 1340 units *Remaining available number of units for redevelopment if the two large projects are approved as proposed: 245 units Consistency No mention of FAR (intensity) in LDRs.

26 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Compatibility Comprehensive Plan - FLU Objective 12 Policy 12.3. The land development regulations developed to implement the Downtown Land Use shall provide for compatibility of adjacent land uses by establishing criteria to address buffering and to control the height and intensity of structures to mitigate the impacts of development on adjacent zoning districts, particularly single-family districts Land Development Regulations, Section 78-70 Table 78-70 Building Height: Type Core Outer Max Height Min Height 12 stories (160 ft) 2 stories 4 stories 78-70(7)b.3 Structured parking - For structures in the Core Sub-District, up to four levels (maximum of 40 feet) of structured parking may be excluded from the maximum height of a structure, even if active liner uses are proposed through the waiver process. Additional height shall not significantly impact light, air flow, and aesthetics of any abutting single family or multifamily dwellings. Setbacks: Type Core Outer Front Side (interior) Side Street Rear 15 ft maximum** 15 ft when adjacent to existing buildings None None 15 ft minimum None* None* None* * 15 ft when adjacent to single-family districts ** At least 50% of the building of all new and substantial construction shall have a 0 foot front setback. Density Workshop Slide 21: The parking waiver was first adopted for the FHMUDO, then included in the C-3, and subsequently the PADD Slide 36: Architectural guidelines were also adopted to allow for additional buffering and step backs, and ground floor amenities that would aim to create an acceptable pedestrian scale. Slide 27: Recommendation for additional architectural requirements should be considered to reduce massing at any height. Heights vary from 5 stories to 10 stories. Building length broken up by varied heights, numerous step backs. Building breaks create variety and break massing. Consistency Buffers around the entire parcel are addressed in Section 78-253 of the code, but not within the PADD regulations of 78-70. While the compatibility was originally considered, a closer look at the close proximity of the single-family neighborhoods to the CORE sub-district, and small outer core, the outer core may not provide sufficient distance to mitigate the impacts of the CORE. Open Space and Landscape

27 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Comprehensive Plan - FLU Objective 12 Policy 12.4 - Development and redevelopment shall be supported by publicly accessible civic spaces, walkable and bikeable streets and served by varied forms of public and private transportation. Land Development Regulations, Section 78-70 Green space (landscaped) – 10% minimum of lot area excluding parking Landscape: o Street trees – 1 shade tree every 20 ft, or 3 palms every 15 ft, fronting a public right-of- way. o Foundation planting - 15% of street tree planting area can be reallocated to foundation planting area if ground floor residential is proposed, o Vehicular areas - One island or diamond per 10 spaces, and at end of each row o Buffers: o Parking lots - 5 ft around parking lots, not abutting a building o 10th Street – 5 ft buffer along 10th Street Core Subdistrict – Public or private plaza, or midblock connection, required in interior setback. Outdoor seating – Requires site plan approval and must meet all criteria. Consistency Buffers around the entire parcel are addressed in Section 78-253 of the code, but not within the PADD regulations of 78-70. Design Land Development Regulations, Section 78-70 Include the following elements for all uses: o Unified design and character o Compatibility with surrounding aesthetic o Building massing should address the street and pedestrian oriented environment o Step-back required over 4 stories, at 5th floor, no less than 20 ft in depth o 40 ft horizontal façade break required after 200 linear feet, if over 4 stories o Ground level retail. o Shade structures for pedestrians such as arcades, awnings, over hangs o Encroachments generally permitted into all setbacks Preferred architectural styles o Park Avenue - Mediterranean Revival o 10th Street – Miami Modern Residential o Residential proposed for Park Ave or 10th St shall have direct frontage on street. o All residential buildings above 2 stories shall have a minimum of 50% of the 1st floor street frontage devoted to nonresidential use available to the public. Live/Work o Must be accessible from the street or courtyard. o Façade shall have a clear glazed area no less than 70%. o Nonresidential must be 25% or more of GFA. o Residential must be 350 GFA or more. o Must include 180 SF of open space or more. Consistency No reference of design criteria in the comprehensive plan policies. Additional requirements for new construction and redevelopment of nonresidential buildings in the Town are found in Article XII “Architectural Design Guidelines for Nonresidential Buildings”.

28 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Parking Land Development Regulations, Section 78-70 Parking Required: • Residential uses – 1 space per unit. • Nonresidential uses –1 space per 500 SF. o Restaurants require 1 space per 100 SF. o Hotels require 1 space per room + 1 space for each employee + 1 space per 3 rooms. o Live/Work – One space for residential and no parking for nonresidential if less than 600 SF. Parking Reduction: • 10% max parking may be satisfied by using unallocated public parking. • Market rate contribution for construction of public parking if available within 6 months of C.O. • Additional onsite sheltered bike racks and car share/carpooling spaces must be provided by way of Traffic Management Plan. o Valet Parking – 50% maximum of required. o Shared Parking – Joint and cross access easement agreement or shared parking may be proposed. o Bike racks required. Waivers Comprehensive Plan - FLU Objective 12 No reference to waivers. Land Development Regulations, Section 78-70 Waivers for certain development standards within this district can be granted if the applicant meets the criteria set by the town commission, with applications reviewed by the community development department and planning and zoning board, ensuring compatibility with surrounding structures and providing public benefits. o Off-street parking – 10% of required spaces o Building height – 20% increase in height o Structured parking height – 4 floors or 40 feet excluded from max height Landscape – Replacement of species or quantity, quality or height Consistency The Comprehensive Plan does not reference the use of waivers for the LDC. Transportation Comprehensive Plan - FLU Objective 12 Policy 5.5 - Develop and redevelop downtown Lake Park in a pedestrian-friendly manner through streetscape improvements, and parking regulations for new construction. Policy 12.5 - Development shall provide for and accommodate various alternative mobility and micro -mobility options, consistent with policies of the Transportation Element, to achieve the safe interconnectivity of vehicular, pedestrian, and other non-motorized movement, and promote sustainability. Policy 12.6 - The Town shall continue to pursue a proposed train station location immediately adjacent to the Downtown future land use area, in support of its redevelopment and mobility goals.

29 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 Land Development Regulations, Section 78-70 There are no open/civic space or bike lane requirements specific to the PADD. Sidewalks o 10 ft minimum width o 10th street – 6 ft sidewalk Consistency Standards to address micro-mobility are in the Town Mobility Plan, requiring developers to contribute to a mobility fund.

30 kimley-horn.com 2619 Centennial Blvd | Suite 200, Tallahassee, FL 32308 850 553-3500 What We Heard Public engagement is a cornerstone of effective comprehensive planning in Florida. W