HomeMy WebLinkAboutDocumentation_Regular_Tab 10_1/9/2020Agenda Item #10.
Regular Council
STAFF MEMO
Meeting: Regular Council - Jan 09 2020
Staff Contact: Nilsa Zacarias, Director of
Community Development
Department: Community Development
SPR 1-19 - Replat for The Reserve - 734 N US Highway 1 & 746 US Highway, Tequesta FL 33469
The subject application is a replat to combine 746 US Highway 1 and 734 N US Highway 1 into one parcel. The replat
application is concurrent with the Site Plan Review (SPR 1-19).
Justification 10.14. 2019
RESERVE AT TEQUESTA - 5TH PLAT REVIEW
Roy Teg plat letter
Aerial Location Map
18-120 PLAT SURVEY signed
18-120 PLAT COMBINED
Page 129 of 686
Agenda Item #10.
Landscape Architects Planners Environmental Consultants
GENTILE GLAS HOLLOWAY OMAHONEY&Associates, Inc.
THE RESERVE AT TEQUESTA
TEQUESTA, FLORIDA
REPLAT /SITE PLAN REVIEW
JUSTIFICATION STATEMENT
APRIL 24, 2019
REVISED: OCTOBER 1 4, 2019
111
George G. Gentile FASLA
M. Iroy Holloway ASIA
Emily M. (YMah... y ASIA
17ndi 11.4 aster Gl- AICP
Introduction/Request:
On behalf of the Owner, Royal Tequesta, LLC, Gentile Glas Holloway O'Mahoney & Associates, Inc.
respectfully requests review and approval concerning the properties located at 746 US Highway 1, and
734 N. US Highway 1, in the Village of Tequesta. The subject proposal will bring a dynamic design
into the Village of Tequesta, which will be a treasured asset. The Owner's overall development
program consists of the following:
1. Replat to combine two lots;
2. Small scale comprehensive plan map amendment from Commercial to Medium Density
Residential (approved 9-12-2019);
3. Zoning Map Amendment from C2; Community Commercial. to R-2; Multiple Family
Dwelling (approved 9-12-2019);
4. Site plan for an infill development consisting of sixty-nine (69) multi -family, condominium
units with amenities area located on ± 6.03 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.
Project Address:
As the proposed site is comprised of two parcels with separate addresses, the applicant intends to use
the 746 US Highway 1 address for the purposes of site development
Conceptual Presentation:
In December 13, 2018, Gentile Glas Holloway O'Mahoney & Associates, Inc. presented the
applicant's proposal for The Reserve 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. Most notably, the applicant has decreased the number
of units down to 69, which is below the allowable density allowable the proposed land use designation.
Compatibility with Surrounding Properties:
The subject properties are situated in a commercial corridor on US Highway 1, approximately 535'
south of County Line Road. Below is a chart showing the surrounding Land Use and Zoning. As
previously mentioned, the companion land use map amendment to residential medium density, and
rezoning requests will increase the compatibility, in the area as the developments to the north and east
have residential uses.
1907 Commerce Lane, Suite 101 Jupiter, Florida 33458 561-575-9557 561-575-5260 Fax www.2gho.com
Page 130 of 686
Agenda Item #10.
The Reserve at Tequesta
Tequesta, Florida
Replat f Site Plan Review
April 8, 2019
Revised October 14, 2019
2 1 P a g e
Propertyx L
Future Land Use
Zoning
Subject Properties
Commercial
C-2; Community Commercial
Vacant
(Residential Medium
(R-2, Multiple Family Dist.
Density proposed)
Proposed)
North
Residential Medium Density
R-2; Multiple Family District
Casa Del Sol
South
Commercial
C-2; Community Commercial
Countyline Plaza
East
HR-12
RH
Broadview Condominium
unincorporated PBC
unincorporated PBC
West
Public Buildings and
C-2; Community Commercial
Tequesta Water Plant
Grounds
District
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 infill
development project that provides a modest impact to growth and services in the area. The proposed
infll 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 act in synergy with the adjacent
commercial uses on US Highway 1.
REPLAT:
The owner intends to use the two subject parcels, all owned by the Applicant, to yield the proposed
development program. Further, to create a seamless project, the applicant will request plat approval.
The Village of Tequesta has been provided a draft replat document, and once approved for consistency
with F.S. Ch. 177, it will be recorded into the Official Records of Palm Beach County,
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
PATequesta - The Reserve 18-0820\App1ica6ons\Site Plan 2019\Application Materials\Justification 10,14.. 2019,Docx
Page 131 of 686
Agenda Item #10.
The Reserve at Tequesta
Tequesta, Florida
Replat I Site Plan Review
April 8, 2019
Revised October 14, 2019
3 1 P a g e
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 fifteen (15) separate buildings placed across the 6.03 acre site. The
buildings will be 4, 5, and 6 unit buildings. Gated pedestrian access points are provided on the north
and south sides of the development, and finally, an amenity area is provided, adjacent to US Highway
As depicted on the site plan, the 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.
Traffic:
Based on the submitted Traffic Analysis prepared by O'Rourke Engineering and Planning, the
proposed development has been estimated to generate 505 new net trips per day, 32 net AM peak hour
trips and 39 net PM peak hour trips. Please note, a copy of the submitted traffic report will be provided
to Palm Beach County Traffic Division 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 fitness center in the proposed amenity area of the development so that the residents may
have an onsite recreation opportunity. As previously mentioned, this amenity area is inclusive of a
pool and a tot lot. The site plan proposes 13,744 square feet of recreation space on the site.
Parking:
For this residential development, the applicant is required to provide 138 spaces at 2/unit. Through
the combination of garage and surface parking, the applicant is providing 226 spaces inclusive of 1
ADA accessible space, and 20 guest parking 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 an entry project sign, which will have a maximum height
of 12'. The sign will be made of light blue horizontal siding to match the existing buildings, and will
consist of a white picket fence backdrop with white trim. 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
PATequesta - The Reserve 18-0820\Applica6ons\Site Plan 2019\Application Materials\Justification 10,14.. 2019,Docx
Page 132 of 686
Agenda Item #10.
The Reserve at Tequesta
Tequesta, Florida
Replat / Site Plan Review
April 8, 2019
Revised October 14, 2019
4 1 P a g e
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. Also, the applicant has
provided for an area of scrub vegetation in the southeast corner of the site, adjacent to US. Highway
1. 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 multifamily project features an emphasis on the British West Indies style,
which will feature Bahama / West Indies style architecture including standing seam metal roofing,
balconies, stucco and simulated clapboard siding with a pastel color palette.
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 and Rezoning requests to the Medium Density land use designation, and
R-2 zoning district, and has properly justified that these requests 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 will provide an approval letter
to Village staff when received. 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 R-2 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;
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. The
confirmation received to date have been included in this submittal package, and any
PATequesta - The Reserve 18-0820\Applica6ons\Site Plan 2019\Application Materials\Justification 10,14.. 2019,Docx
Page 133 of 686
Agenda Item #10.
The Reserve at Tequesta
Tequesta, Florida
Replat f Site Plan Review
April 8, 2019
Revised October 14, 2019
5 1 P a g e
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 required
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 Residential Medium Density; 3) Rezoning
from C2 Community Commercial to R-2 Multiple Family Dwelling District and 4) Site Plan Review
for a residential development including 69 multifamily units on 6.03 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, and character of the area.
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 R-2 zoning district
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.
PATequesta - The Reserve 18-0820\Applica6ons\Site Plan 2019\Application Materials\Justification 10,14.. 2019,Docx
Page 134 of 686
Agenda Item #10.
ILLIUDBERG LAND
SURVEYING, INC.
675 West Indiantown Road, Suite 200, Jupiter, Florida 33458
VOICE 561-746-8454 FAX 561-575-3735
Mr. Lance Lilly
Planner
Village of Tequesta
345 Tequesta Drive
Tequesta, Florida 33469
Dear Mr. Lilly:
December 5, 2019
Re: PLAT REVIEW FOR RESERVE AT TEQUESTA (5th review)
I have reviewed the Plat and have no further comments which would prevent its
execution. If I can help further, please let me know.
Sincerely,
LIDBERG LAND SURVEYING, INC.
By: Richard "Jerome" Wilkie, P.S.M.
RESERVE AT TEQUESTA - 5th PLAT REVIEW.doc
Page I of I
Page 135 of 686
Agenda Item #10.
THE LAW OFFICE OF
DONALD M. ALLISON, PLLC
OLD PALM TITLE
720 EAST PALMETTO PARK ROAD
BOCA RATON, FLORIDA 33432
DONALD M. ALLISON* TELEPHONE (561) 998-1889
*Also Admitted in Arizona & California
July 30, 2019
TITLE COMPANY CERTIFICATION
RE: THE PLAT OF THE RESERVE AT TEQUESTA
To Whom it May Concern:
I have examined the Plat of The Reserve at Tequesta and performed a search of the public
records of Palm Beach County. In my capacity as an attorney at law associated with Old Palm
Title Company, doing business in the State of Florida, I have determined the following:
1) Royal Tequesta, LLC, the Party executing the Plat, is the Owner of the land
embraced in the Plat.
2) All mortgages, liens or other encumbrances have been presented within the Plat.
3) All taxes and assessments are paid and current.
4) The legal description shown on the Plat is the correct legal description of the
Property.
The foregoing certifications are made in accordance with Section 66-102(d) of the Code
of Ordinances of, Tequesta, Florida, and same are intended to be relied upon to satisfy the
purpose and requirements of said Ordinance.
Very truly yours,
Donald M. Allison, P C
B . Donald M. Allison, Esquire
(00917950;1)
Page 136 of 686
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Agenda Item #10.
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