HomeMy WebLinkAboutDocumentation_Planning and Zoning_Tab 2_12/20/2018 (6)1�2= Landscape Architects Planners Environmental Consultants
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PELICAN SQUARE
TEQUESTA, FLORIDA
REPLAT /SITE PLAN REVIEW
JUSTIFICATION STATEMENT
JUNE 8, 2018
REVISED NOVEMBER 1, 2018
Introduction/Request:
On behalf of the Owner, 691 Tequesta LLC, Gentile Glas Holloway O'Mahoney & Associates, Inc.
respectfully requests review and approval of the site plan application for the properties located at 691
US 1, 19626 US 1, 3486 Canal Court, and 3471 Inlet Court. All of the mentioned properties are located
in the Village of Tequesta. The Owner's overall development program consists of the following:
1. Replat to combine parcels;
2. Small scale comprehensive plan map amendment from Commercial to MU; Mixed Use;
3. Zoning map amendment from C-2; Community Commercial to MU Mixed Use;
4. Mixed Use Site Plan featuring 12 multifamily units, 4,910 sf professional office, and a
community recreation room on 1.05 acres.
Note, this Narrative ONLY addresses Site Plan Review/Replat portion of the application. The Land
Use and Rezoning request justification 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 with that have
submitted this application.
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.
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:
As stated in other portions of the application, the applicant is requesting to change the land use and
the zoning designations to Mixed Use (MU) for the subject 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 -1, confirming that the applicant's request will be consistent with
the surrounding zoning and land use as shown on the chart below.
1907 Commerce Lane, Suite 101 Jupiter, Florida 33458 561-575-9557 561-575-5260 Fax www.2g[io.coni
Pelican Square
Tequesta, Florida
Unity of Title / Site Plan Review
June 8, 2018, revised November 1, 2018
2 1 P a g e
Property
Existing Zoning
Existing Future Land Use
Subject Property
C-2, Community Commercial
Commercial
North
(Baldino's Restaurant)
C-2, Community Commercial
Commercial
South
(Avis/Budget Car Rentals)
C-2, Community Commercial
Commercial
East
(Single Family Residential)
RS- Unincorporated Palm
Beach County
MR -5 Unincorporated Palm
I Beach County
West - Tequesta Trace
Mixed Use
Mixed Use
Project Justification/Overview:
Over the last few years, the owner has diligently researched the housing market in the Village of
Tequesta, and has determined that the current market trends are excellent to offer a well-designed
mixed use "infill" redevelopment project that provides a modest impact to growth and services in the
area. The proposed infill development will not have significant traffic impacts on the surrounding
roadway network, and will bring substantial economic benefits to Tequesta. Further, the project will
have no impact to the existing surrounding land uses. As the Village of Tequesta continues to
distinguish itself as a premier destination in northern Palm Beach County for locals and visitors alike,
the applicant is excited to bring this project for consideration by the Village Council.
It is the design team's position that the proposed development will serve as a transition from the
commercial uses west US Highway 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.
REPLAT:
The owner intends to use the four subject parcels, all now owned by the Applicant, to yield the
proposed development program. Currently, the land use on the subject parcels has a designation of
Commercial and is zoned C-2; Community Commercial. As stated in the introduction, the applicant
is proposing both a land use amendment and rezoning to mixed use designations to provide for the
development. Further, to create a seamless project, the applicant will request a Unity of Title to
combine the parcels to make one unified project.
Section 78-7(a) of the Village's zoning code discusses the requirement of a unity of title when it
reasonably appears that a certain proposed use of property, as set forth in an application for a
development order may subsequently be changed by the sale or transfer of such property and such
change would negate the application of zoning requirements relation to the proposed use. As stated
above, it is the owner's intent to combine the four subject properties to yield the proposed development
program. To remain consistent with Section 78-7(a), the owner is proposing to provide the Village of
Tequesta a Unity of Title for the properties that will be recorded in the Official Records of Palm Beach
County, prior to the issuance of a building permit for the proposed development.
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Pelican Square
Tequesta, Florida
Unity of Title / Site Plan Review
June 8, 2018, revised November 1, 2018
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SITE PLAN REVIEW:
Section 78-331 states that all permitted uses, development and redevelopment activities are required
to go through the Site Plan Review process. The submitted application package contains all necessary
documents as stipulated in the development application and zoning code.
The project scope is consistent with Section 78-180(a) of the Village's zoning code as it provides for
commercial uses that are intended to be business services, and professional services that will be
primarily serve the existing residential neighborhoods of the village. Orientation to and compatibility
with neighborhoods to be served will be essential, and the proposed residential uses will accomplish a
more complete residential living environment which will establish a neighborhood identity and
community focus. Further, the proposed project will provide for proper traffic circulation, in addition
to provide for the efficient movement of pedestrian and bicycle traffic.
Site Plan Details:
The proposed project consists of two (2) separate buildings placed across the 1.05 acre site. Building
A fronts US Highway 1, and contains 4,910 sf of professional office on the ground floor, and a total
of 9 units on the upper level. Bench seating is provide at the main walkway directly adjacent to US 1
which will aid in creating a common area for users of the site.
Building B provides three 2 -story townhomes totaling approximately 6,139 sf of A/C space.
Additionally, a 6'screen wall/retaining wall is proposed on the eastern side of the property to address
the grade changes on the site.
As depicted on the site plan, the two buildings are placed in a design that fully takes advantage of the
vacant infill parcel. Typically, infill development sites can be challenging due to the existing
infrastructure already on site, however, the owner along with design team have taken immense
considerations to ensure that the project functions without being detrimental to any of the surrounding
properties.
Drainage:
As the project has a significant grade differential existing on the site, the applicant will be providing a
retaining wall for the proposed development. The finished floor elevation for the buildings on the
west side of the property will have a three to four foot difference with the buildings on the east side of
the property.
The project's location on the coastal dune provides the opportunity for the project to meet (and exceed)
local governing agency requirements through the use of on-site exfiltration trench. The proposed
project is designed as a zero discharge site for up to and including the 100 year 3 day storm event.
Please refer to the Preliminary Water Management Calculations, prepared by Simmons and White,
Inc., submitted with this application package for additional information.
Traffic:
Based on the submitted Traffic Report prepared by Simmons and White, Inc., the proposed
development has been estimated to generate 364 net trips per day, 21 net AM peak hour trips and 32
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Pelican Square
Tequesta, Florida
Unity of Title / Site Plan Review
June 8, 2018, revised November 1, 2018
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Net PM peak hour trips. Based on a brief review of the directly access link within the project's radius
of development influence, it was determined that the proposed development will have an insignificant
project assignment and will therefore meet the requirements of the Palm Beach County Traffic
Performance Standards. Note a copy, of the submitted traffic report will be provided to Palm Beach
County for their review, and an approval letter will be sent to the Village upon receipt.
Recreation Space:
To remain consistent with Section 78-288 of the Village of Tequesta's zoning code, the applicant is
providing a community recreation room in Building A of the development so that the residents may
have an onsite recreation opportunity. Further, there is a community gathering space which features a
12x14 covered pavilion. Note, the pavilion and open space will NOT be fenced and gated. It is not a
public open space, as it is meant to only serve the 12 residential units of Pelican Square.
Parking:
For this mixed use development, the applicant is required to provide 40 spaces. Through the
combination of garage and surface parking, the applicant is providing 40 spaces inclusive of 2 ADA
accessible spaces, thus meeting the requirements of the Village of Tequesta off-street parking code.
Please note, all parking will be double striped and consist of brick pavers.
Signage:
With this site plan, the applicant is proposing a freestanding project sign, which will have a maximum
height of 10'. The sign will be made of stucco to match the existing building, and will consist of
backlit project name, and tenant panels. A detail of the project sign is provided on Sheet SP -2.
Additionally, the applicant has provided a color rendering of the signage.
Landscaping:
The proposed landscaping aims to be consistent with the overall village concept established for the
project. The submitted landscape plan intends to not only meet, but exceed certain code requirements
set forth in the Village of Tequesta's zoning code. As shown on the submitted landscape plan, the
applicant is providing more trees and shrubs than what is required in the buffer. Additionally, the
applicant exceeds the amount of perimeter trees required by code. The eastern property line is heavily
vegetated to better screen the property from the adjacent residential area. By doing this, the applicant
will provide landscape that creates a sense of community, in addition to creating an aesthetically
pleasing community for the future residents, and users.
Architectural Design and Influence:
The design of the proposed mixed use project features an emphasis on the British West Indies style.
The Front Elevation takes advantage of this style using wood outriggers and frieze bandings,
underneath roof overhangs, plantation style shutters, ornamental iron railing on cantilevered balconies,
cornice and crown moldings at windows and doors, detailed wood columns, carriage lanterns and
stucco water table features. The building's roof finish will be a Slate Gray standing seam metal roof.
Architectural interest is created by articulating the front facade with protruding balconies and openings
in the stair towers along with vertical height changes in the roof line. The wall materials on all sides
and levels will vary with texture and color.
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Pelican Square
Tequesta, Florida
Unity of Title / Site Plan Review
June 8, 2018, revised November 1, 2018
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Some of the proposed materials selections for the project are:
The smooth stucco finish to be painted Sherwin Williams — Natural Choice SW -7011.
(All stucco eaves are to be finished in a similar texture and color)
The simulated (smooth stucco) lap siding to be painted Sherwin Williams — Westhighland White SW -
7566.
The shutters to be painted Sherwin Williams — Bracing Blue SW -6242
Fascia, columns, and all smooth stucco banding to be Sherwin Williams — Westhighland White SW -
7566.
The smooth stucco water table (base) shall be painted Sherwin Williams - Westhighland White SW -
7566.
The Metal roof on the building, MBCI — Craftsman Small Batten — Slate Gray
All doors and windows shall be an aluminum white finish.
The design of this project, along with the materials and colors selected, will act together to fit in well
with the existing context of the neighborhood. Please refer to the submitted architectural plans, or
sheet SP -2 for more detailed square footage calculations.
Permitting:
All permit submittals and final construction plans will be completed after the site plan layout has been
finalized. The applicable permits will be secured prior to the issuance of a building permit for the
proposed development.
Site Plan Considerations:
The owner would like to stress that the proposed project is not a detriment to the community and aims
to provide the Village of Tequesta with a valuable asset for years to come. The proposed development
provides for the following:
➢ Consistency with the goals, objectives, and policies of the Village of Tequesta's
Comprehensive Plan: Concurrent with this application, the applicant has filed a Land Use
Map Amendment request to the mixed use land use designation, and has properly justified
that the proposed land use map amendment to will not cause any adverse effects to the
surrounding areas;
➢ Consistency with applicable countywide land development regulations. The applicant has
submitted a traffic study to the PBC Traffic Division, and has received a TPS Approval.
Additionally, through the review process the applicant will seek permits from the other
jurisdictional agencies;
➢ Designed to comply with all of the applicable provisions set forth in the Village of Tequesta
zoning code. Concurrent with this application, the applicant has filed a Rezoning map
amendment to the mixed use zoning district, and has designed the site plan appropriately
to ensure full compliance with the development regulations in the proposed zoning district;
➢ Will be compatible with the existing character of the area;
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Pelican Square
Tequesta, Florida
Unity of Title / Site Plan Review
June 8, 2018, revised November 1, 2018
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➢ Insignificant impact on traffic, as shown on the submitted traffic statement prepared by
Simmons and White;
➢ Use of the existing facilities/infrastructure on site, holding to the true essence of infill
development. Prior to this submittal, we have requested confirmation of availability of
service letters from the applicable utility and service provider agencies in the area (Letters
included in submittal package). The confirmation received to date have been included in
this submittal package, and any outstanding letters received throughout the review process
will be forwarded to the Village of Tequesta Community Development Department upon
our receipt;
➢ Will not reduce light and air to the adjacent properties;
➢ Expected increase in property values in the adjacent areas, and stimulation of the Village
of Tequesta's tax base;
➢ Will not create any noise or visual pollution to the adjacent areas;
➢ Will provide pedestrian amenities on site;
➢ The proposed redevelopment will provide the necessary infrastructure to meet the
following level of standards pursuant to the criteria outlined in Sec. 78-331(h);
Conclusion:
To recap, the applicant, is proposing; 1) a Replat to combine the subject parcels; 2) small scale
comprehensive plan map amendment from Commercial to Mixed Use; 3) Rezoning from C2
Community Commercial to Mixed Use and 4) Site Plan Review for a mixed use development including
12 multifamily units and 4,910 sf of professional office on 1.05 acres. Note, the Rezoning/land use
portions of this proposal has been provided under separate cover.
The owners have been extremely diligent in working with Village staff, and the design team to ensure
that the final product is sensitive and respectful to the existing community. This narrative has
demonstrated that the proposal is consistent with particular elements of the Village Comprehensive
Plan, and will not be a detriment to any goals, objectives, and policies. Additionally, the submitted
site plan shows compliance with the proposed zoning district of Mixed Use.
With the approval of this dynamic project, Tequesta will further their mission in establishing itself as
premier destination in northern Palm Beach County, and with that, Gentile Glas Holloway O'Mahoney
& Associates, Inc., respectfully request review and approval of the submitted application package. The
project team at Gentile Glas Holloway O'Mahoney & Associates, Inc. consists of M. Troy Holloway,
PLA, Ben Dolan, and Alec Dickerson.
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