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Home My WebLink AboutDocumentation_Local Planning Agency_Tab 2_11/15/2018 ,1 . ;. ; �. — �__� i.ancJscape Architects Plarmers Envir��nmental Consuliants V�I"�i E� ��P "�P�f'A� ��!L:L`1��1��J �J��Br��d�l�"��ASSaCidtfS,IitC, ti�.T�� „��'��,� -nuk�U.O`�4iahoner�\5'�; n��d��ru�.;�,,,,,r,��ci;s�i:F PELICAN SQUARE ZONING MAP AMENDMENT JUSTIFICATION STATEMENT VILLAGE OF TEQUESTA JUNE 8, 2018 REVISED AUGUST 1 O, 2018 INTRODUCTION/REQUEST On behalf of the applicant, 691 Tequesta LLC, Gentile Glas Holloway O'Mahoney & Associates, Inc., respectfully request your approval of the applicant's proposal to amend the Village of Tequesta's Future Land Use Map and Rezoning Map for the property located at 691 US Highway 1 in the Village of Tequesta. More specifically, the applicant is requesting to change the Future Land Use from its current designation of Commercial to Mixed Use and the zoning from its current designation of G2: Community Commercial to MU: Mixed Use. This request is necessary in order to propose a mixed use development in a prime location in the Village of Tequesta. The proposed development program will consist of the following: 1) small scale map amendment from Commercial to Mixed Use; 2)zoning map amendment from C2 —Community Commercial to Mixed Use; 3) mixed use site plan featuring 12 multifamily units, and approximately 4,910 sf Office use; Note, this Narrative ONLY addresses the Future Land Use Map Amenc�ment/Zoning Map Anzendment of the application. The Unity of Title/Site Plczn Review justif'ication have been submitted under separate cover. CONCEPTUAL PRESENTATION: On December 16, 2017, at the request of Village staff, Gentile Glas Holloway O'Mahoney & Associates, Inc. presented the applicant's proposal for Pelican Square to the Village Council. The feedback received was generally positive. As such, the applicant has refined the site plan and other pertinent documents to take the Village Council's comments into consideration, and they are filing this request to start the process of bringing the Village of Tequesta a highly desired, thoughtfully designed, mixed use development. ALLEY ABANDONMENT: Prior to the submittal of this application, the applicant requested that the Village of Tequesta abandon the portion of the non-functioning alley that runs through the subject properties. The request was subject to a workshop in March, and received approval from the Village Council on May 10, 2018. 'i��1;� A_'� E':38��::'<< �ttfa:'� :i�.11:� �,)] ji.iYl6c.. � a�it.l...t ,..'�a ''s}6 ,?1 � ',i.>�,'r.'�:� r£r, ��.- �C9'��3 ', .,. '/t l�s,ri}�"3y.._:Jii� P:\Projects & Dev.Applications By Address\U.S. Hwy. 1\691 Us Hwy One- Pelican Square\Rezoning\2nd Submittal\Pelican Square Rezoning Justification Statement.Docx Pelican Square Zoning Map Amendment Justification Statement June 8, 2018 revised August 10, 2018 Pa �� e � 2 With Village Council's approval to abandon the alley, the owner can now utilize the entire site to create a functional,harmonious mixed use development. Additionally,the owner will provide a public access easement through the site for the general use of the public. COMPATIBILITY WITH SURROUNDING PROPERTIES: Although the subject properties along the eastern corridor of US Highway 1 are all zoned C-2, mixed use zoning and land use designations are directly west of US-l,confirming that the applicant's request will be consistent with the surrounding zoning and land use as shown on the chart below. Pro er Zonin Future Land Use Subject Property G2, Community Commercial Commercial North C-2, Community Commercial Commercial (Baldino's Restaurant) South (Avis/Budget Car C-2, Community Commercial Commercial Rentals) East (Single Family RS- Unincorporated Palm MR-5 Unincorporated Palm Residential Beach County Beach County West - Tequesta Trace Mixed Use Mixed Use JUSTIFICATION' As previously stated,a land use and zoning map amendment is necessary to yield the above referenced development program. It is the design team's position that the proposed development will serve as a transition from the commercial uses west of the US-1 to the single family residential to the east. Further, as the US Highway 1 Lane Reduction and Resurfacing project has commenced, the property will be well situated in a place that can take advantage of buffered bike lanes,pedestrian signalization, and patterned pavement crosswalks, ALL of which will promote walkability, and aid in creating a sense of place. Further,the change to a Mixed Use Land Use and Zoning designation will foster a low impact development that is intended to complement the existing uses, as opposed to a more intense commercial use, that couid potential pose adverse effects on the surrounding community. LAND USE MAP AMENDNIENT TO MIXED—USE AND CONSISTENCY WITH THE COMPREHENSIVE PLAN: By proposing the land use map amendment, the applicant will remain consistent with the following Goals, Objectives, and Policies of the Village of Tequesta's Comprehensive Plan. Goal: 1.0.0 — Provide for the development of suitable and compatible land uses which will preserve,enhance, and are within the established character of the Villa�e of Teq uesta. Applicant Response: The proposed land use change to Mixed Use will offer a transition from the commercial uses west of US Highway 1 into the single family residential to the eczst. The proposed developfnent will serve as infill development in a prime location in the Tlillczge of Tequesta. The development will be modest and remain within the established char�acter of the Village of�Teqiresta. Policy 1.1.2 —Table FLU— 1. Future Land Use Districts, Density and Intensity Standards P�\Projcets&Dev.Applications By Address\U-S. [[wy. I\691 Us Hwy Orw-Pelican SquareARewning�2nd Submittal\Pelican Square Rezoning J��stification State mc nt.Doc x Pelican Square Zoning Map Amendment Justification Statement June 8, 2018 revised August 10, 2018 Pa � e � 3 Uses within the Mixed Use Land Use Designation are defined as "A mix of: single and multi-family residential uses; small scale retail sales and services, business services and professional services primarily designed to serve residential neighborhoods, and; recreation and open space. The allowable intensities in the Mixed Use designation is 18 dwelling units per acre, and a maximum FAR of 2.0. Additionally, the residential uses shall comprise no less than 20% and no more than 80%of a mixed use district. Applicant's response: It is the intent of the applicant to remai�r within the thresholds stipulated by th� zoning code. The site plan, which is also being Neviewe�' does not exceed 18 dN�elling units/acre, and the nonresidential uses of'the project cloes not exceed a FAR�f 2.0 Adc�itionally, the residential uses will not comprise arry less than 20%and no more than 80%of the mixed use site. Policy 1.3.1 — Through the implementation of planned unit development, mixed-use and other innovative regulations, encourage the development of housing types within a physical setting that permit both comfortable and creative living,while affording both privacy and sociability. Applicant's Response: The purpose of the proposed lcznd use map amendment is to provicle the applieant the oppor•tunity to build a moc�'est, small-seczle pedestriczn oriented c�evelopment in a prime location in the Village. The development proposal will provide numeroits opportunit�ies for potential users of the site to interaet and engage with the surrounc�ing crreas on a pedestrian level. As stated, the US Highway 1 reszsrfacing project will aid the proposed development in creating a sense of place. Policy 1.3.6 — Require adequate parking, suitably arranged and attractively landscaped, in all developments. Applicant's response: The applicant has provic�ed a site and landscape plan under the site plan review process. The site plan shows fifll compliance with all sections of the code, c�nd lanc�scape has been proposed thczt serves to create a visuczl screen to the adjacent resic�'ential homes to the east. Policy 1.3.7 — Strive for compatible developments that will benefit the Village and compliment the aesthetic character of the community. Applieant's Response: If approved, the proposed fiiture land use map cznd rezoning amenc�ments to Mixed Use will allow for the development that tivill be not only compcztible, but beneficial to the nearby community, as the surrounding commercial properties will provide con�mercial services in necrr proximity to the development, thus aiding in the creation of a viable community with social and economic well-being. Policy 1.3.12 — As part of the Site Plan Review process, compatibility with adjacent land uses shall be demonstrated. Compatibility is defined as consistency with the Future Land Use Map and compliance with Village land development regulations. Applicant's Response: Once approved, the applicant will ,file the necessa�y and requi�ed documentcztiorr stipulated in the site plan review p�ocess. The application will show cornpliance with all sections of l�he zoning code, and consistency/compatibility with the surrounding properties. Policy 1.5.7—Ensure that adjacent land uses are protected by strictly enforcing setback, height, landscaping and signage provisions within the Village land development regulations. P:�Projects&Dev.Applications B}�Address\U.S Hwy 1\691 Us Hwy One-Pelican Syuare\Rezoning�2nd Submittal\Pelican Square Rewning Justificati�n Statement.Docx Pelican Square Zoning Map Amendment Justification Statement June 8, 2018 revised August 10, 2018 Pt� �� e � 4 Applicant's response: Under the site plan review process, the applicant will demonstrate that the proposed developtnent will not cause an adverse effect on the surrounc�ing properties. Objective 1.11.0 — Implement innovative development and redevelopment concepts such as Planned Unit Development, overlay wnin�, transit oriented development, and mixed use development throu�h the land development re�ulations and other appropriate mechanisms in order to reduce automobile dependency and �reenhouse �as emissions, increase ener�y efficiency, reduce sprawl and promote more efficient development patterns. Applicant's response: The applicant believes that the above objective is directly applicable to the proposed c�evelopment. On a basie level, mixed use developmerrts are intended to foster infill, cznd shoulc�aim to ereate neighborhood developments with the patirpose of lessening the neec�for czdditional vehicular lrips. The applicant's proposal offers two distinct land zsses (residential, professional office� where no particular use predominates. It is the applicant's intent to successfully zntegrate these uses in a naanner that creates a multi faceted type of development, tivhere arry impacts from the proposed uses tivill be mitigated throiegh c�esign teehniques, ereating a hccrmonious development. Policy l.11.l — The Village shall continue to support beautification efforts and streetscape improvements on commercial corridors. Applicant's response: As �eferenced, elsewhere in this nar•r•ative, the c�pplicant is planning to orient the proposed mixed-use development irr order to take full advantage�f the US—1 Lczne Re�'uction and Resatrfacing project currently unclerway in the Ttillage of Tequesta. Although this project is under FDOT's purview, the adc�ition of patterned crosswalks, and buff'ered bike lanes will fi�ther aid in creating a viable pedestrian oriented streetscc�pe, which the applicant's proposed c�evelopment will firrther compliment. Policy 1.11.2 — The Village shall promote mixed use development, defined as a mixture of residential and non-residential land uses in a designed — unified, pedestrian friendly environment with multi-modal transportation connectivity to other areas, at appropriate locations. A major purpose of mixed use development shall be to provide opportunities to live, work, shop, recreate in a walkable area,and to reduce automobile dependence and greenhouse gas emissions. Applicant's response: As stated, the applicant's proposal is compatible ��ith the above referenced policy. The mixed-use development will provide the opportz�nitiesfor living, working, and walking to the nearby commercial shops and services within the Village. Further, the applicant will provide a n�ixecl-use con�munity thczt rec�uces automobile dependency. REZONING REQUEST TO MIXED-USE AND CONSISTENCY WITH THE ZONING CODE: The purpose and intent of the MU mixed-use zoning district is to establish a village center which creates a vital,diverse core forthe principles which utilize mixed-use development concepts and which permit a combination of usually separated uses within a unified development district area. With the applicant's proposal to rezone the land to Mixed Use, it is the intent that the commercial uses will be P\Projects&Dev. Applications By Address\U S. Hwy. 1\691 Us I Iwy One-Pelican Sqi�are\Rezoning�2nd Submittal\Pelican Square Rewning Justificatan Statement.Docx Pelican Square Zoning Map Amendment Justification Statement June 8, 20l 8 revised August 10, 2018 P �� e � 5 limited to specialty small scale retail sales and services, business services and professional services primarily designed to serve residential neighborhoods of the village. The orientation to and compatibility with neighborhoods to be served will be essential. The proposed residential use is intended to encourage the accomplishment of a more complete residential living environment through the application of imaginative design approaches to development which will aid in the establishment of neighborhood identity and community focus. Further,the applicant is proposing a modest residential component consisting of 12 multifamily units, where traffic circulation will not only accommodate vehicular traffic, but provide for the efficient movement of pedestrian and bicycle traffic consistent with the Village of Tequesta Comprehensive Plan. URBAN DESIGN PRINCIPLES: Consistent with Section 76-180(� of the Village of Tequesta's zoning code, the applicant's development proposal will offer the following. 1. Promotion of economic and social well-being; Response: The proposed development qffers a mixed use product that fosters the opportuniry,for inf'ill development. It is the intent that the proposed development will deter urban sprawl and lessen the need for additional vehicular trips on the adjacent US -1 roadway. The proposal will also aid in offering a desirable, much neede�' affordable rental option,for village residents. 2. Streets that serve the needs of the pedestrian and the automobile. Response:As mentioned throughout this justification statement, the Z/S Highway 1 lane reduction and resurfacing project provic�es an adjacent roadway that will be consistent with the aforementioned guideline. 3. That proposed squares and plazas provide collective identity and a place for social activity and recreation. Response: With this proposal, the applicant and design team hczs provided the potential users of this site a place for social gathering which will firrther the intent of guideline #1 of this section. 4. That carefully placed buildings delineate and define public spaces and lots and b(ocks. Response: The c�esign of this project is consistent with the above guideline as the builc�ings were placed in order to provide certain view corridors in addition to providing pzcblic spaces. The two story townhome buildings are proposed such that it won't cause czny adverse effects to the adjacent single family homes. URBAN DESIGN OBJECTIVES: Consistent with Section 76-180(g) of the Village of Tequesta's zoning code, the applicant's development proposal will offer the following: 1. Will bring many of the activities of daily living, including dwelling, shopping and other activities, within walking distance; 2. Will reduce the number and length of automobile trips to relieve traffic congestion; 3. To provide internal vehicular circulation to relieve traffic impact on arterial roads; P:\Projects&Uev. Applications By Address\U.S. 1[wy I\691 Us HwyOne-Pelican Square\Re-roning�2nd Submittal\Pelican Square Rewning Justification Statement.Docx Pelican Square Zoning Map Amendment Justification Statement June 8, 2018 revised August 10, 2018 I' <� ��c � 6 4. To provide defined public spaces and streets that allow the citizens to observe and watch over the collective security. CONCLUSION In closing, the applicant is proposing a land use change from Commercial to Mixed Use, and a zoning map amendment from G2 Community Commercial to Mixed Use in order to provide a mixed use development inclusive of 12 multifamily units, and approximately 4,900 sf of professional office use. The proposed development is consistent with the proposed Mixed Use land use designation as described in the Village of Tequesta's Comprehensive Plan, and meets the overall intent of the Mixed Use zoning district as contained in the Village of Tequesta's zoning code. The conceptual site plan presented in December, 2017 received generally positive support from the Village Council, and has been refined to produce a functional site plan which, upon approval, will become a valued asset in the Village of Tequesta for many years to come. On behalf of the applicant, Gentile Glas Holloway O'Mahoney & Associates, Inc. respectfully request approval of the submitted rezoning and land use application. The project team at Gentile Glas Holloway O'Mahoney & Associates, Inc. is M. Troy Holloway, PLA, and Alec Dickerson. P\Projects&[h v. Applications By Address\U S. Hwy. I\691 Us Hwy One-Pelican Syiare\I2erc�ning�2nd Submittal\Pelican Square Rewning Justification S tate me nt.Doc x