HomeMy WebLinkAboutDocumentation_Regular_Tab 17_8/13/2020Agenda Item #17.
Regular Council
STAFF MEMO �
Meeting: Regular Council -Aug 13 2020
Staff Contact: Nilsa Zacarias, Director of Department: Community Development
Community Development
SEU 3-20: Application from the VILLAGE OF TEQUESTA, for a Special Exception Use pursuant to
Section 78-179. R/OP Zoning District (d) Special Exception Process Required, of the Village of
Tequesta Code of Ordinances. The Applicant is requesting approval for a Special Exception Use
Modification (Neighborhood and Community Public Recreational Facilities) to build a one (1)-story
14,799 square foot recreational facility. The application also includes one (1) monument sign and
revised parking and landscaping plans. The subject property is located at 399 Seabrook Road,
Tequesta, Florida, 33469.
SEU 3-20: Application from the VILLAGE OF TEQUESTA, for a Special Exception Use pursuant to
Section 78-179. R/OP Zoning District (d) Special Exception Process Required, of the Village of
Tequesta Code of Ordinances. The Applicant is requesting approval for a Special Exception Use
Modification (Neighborhood and Community Public Recreational Facilities) to build a one (1)-story
14,799 square foot recreational facility. The application also includes one (1) monument sign and
revised parking and landscaping plans. The subject property is located at 399 Seabrook Road,
Tequesta, Florida, 33469.
N77P
Final - SEU 3-20 CC Staff Report
20-0710 VOT-CC Special Exception Use -Application
20-0612 VOT-CC Owner Consent
20-0710 VOT-CC Special Exception Use -Project Narrative
20-0723 VOT-CC Variance & Special Exception Drawings
Page 268 of 451
Agenda Item #17.
VILLAGE OF TEQUESTA
Department of Community Development
Staff Report —Village Council Hearing —August 13, 2020
Petition No. — SEU 3-20
APPLICANT: REG Architects Inc.
Rick Gonzalez AIA, President
120 South Olive Avenue, Suite 210
West Palm Beach, FL 33469
OWNER: VILLAGE OF TEQUESTA
REQUEST: SEU 3-20: Application from the VILLAGE OF TEQUESTA, for a Special Exception
Use pursuant to Section 78-179. R/OP Zoning District (d) Special Exception
Process Required, of the Village of Tequesta Code of Ordinances. The Applicant
is requesting approval for a Special Exception Use Modification (Neighborhood
and Community Public Recreational Facilities) to build a one (1)-story 14,799
square foot recreational facility. The application also includes one (1)
monument sign and revised parking and landscaping plans. The subject
property is located at 399 Seabrook Road, Tequesta, Florida, 33469.
LOCATION: 399 Seabrook Road
Tequesta, FL 33469
LOCATION MAP
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Agenda Item #17.
PETITION FACTS
a. Total Gross Site Area: 170,333.19 sq. ft. (3.91 Acres)
b. Total Community Center Facility Area: 14,799 sq. ft. (Gym: 5,043 sq. ft., Adult Activity: 1,523
sq. ft., Youth Activity: 1,688 sq. ft., Kids Zone: 825 sq. ft., & Administrative Offices 643 sq. ft.)
Land Use and Zoning
EXISTING LAND
FUTURE LAND USE
ZONING
USE
SUBJECT PROPERTY
Recreation and
Recreation and
R OP
ace Open S
p p
Open
O Space
p p
North
Multi -family
Residential —
R-2 (Multi Family
Tequesta Gardens
q
Residential
Medium Density
Dwelling District)
South
Jupiter in the Pines,
C-1 (Neighborhood
First Baptist Church, &
Commercial (C)
Commercial (C)
Commercial
Tequesta Professional
District)
Centre
East
Lighthouse Art Centre
C-1 (Neighborhood
Inc., Church of the
Commercial (C)
Commercial (C)
Commercial
Good Shepard, & Stop
District)
and Shop/ Jupiter in
the Pines
West
Multi -family
Residential —
R-2 (Multi Family
Tequesta Gardens
Residential
Medium Density
Dwelling District)
1. BACKGROUND
The Village of Tequesta contracted REG Architects to design and apply for permits for the
proposed Community Center facility. The Applicant is proposing a 14,799 square foot
recreational facility to replace the existing building. The proposed Community Center includes
the following land development applications: special exception use, variance, and site plan
rP vi P ini
The proposed Community Center will be located at Constitution Park, at the same address
where the existing facility is currently in place at 399 Seabrook Road, Tequesta, Florida, 33469.
The current 6,837 square foot Community Center was constructed in 1963, and recently
condemned and vacated.
In 2019, the Village prepared a Community Center Master Plan - Needs Assessment and
Conceptual Design Plan. The purpose of this document was to evaluate the need for a new
Community Center building based on (1) demographics and socioeconomic data, (2)
programming and building deficiencies; (3) surveys and community meetings, (4) the Village's
comprehensive plan and (5) existing inventory in terms of recreation programs and open space.
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Agenda Item #17.
The Master Plan document included three (3) chapters as follows:
Chapter A: Existing Conditions and Needs Analysis
o Demographics and Socio-Economic Analysis
o Comprehensive Plan - Recreation & Open Space Element
o Recreation and Open Space Inventory
o Existing Recreation Programming and Building Conditions
Chapter B: Community Outreach
o Meetings
o Surveys
Chapter C: Proposed Conceptual Design Plans
o Summary of Process
o Programing and Architectural Drawings
Chapter A: Existing Conditions and Needs Analysis
Evaluates demographics and socio-economic indicators as part of a needs assessment study.
This section includes information about population, household type, age, race, ethnicity,
employment, income level and housing for residents in Village of Tequesta. Chapter A also
presents existing conditions and deficiencies of the Recreation Center building.
The subject report presents the demographic and socio-economic information in numerous
tables based on the U.S. Census data and highlights the following trends in the Village:
• The population projection (permanent and seasonal population) will surpass 7,000 people
by the year 2035 (Table 113).
• The number of families with children under 18 years old continues to increase (Table 2).
• The number of children under 5 years old increased from 1.9% to 4.4% (Table 3).
• The number of residents 45 years and older accounts for 58.9% of the total population
(Table 3).
• The Village's residents have a high education level: a total of 70.6% of the population have
college degrees or some years of college attendance (Table 6).
• In terms of income, 43.7% of the residents have income below $50,000; 25.8% have
income between $50,000 and $100,000; and 30.4% have income above $100,000 (Table
10).
• The number of families with children under 18 years old and whose income is below the
poverty level increased from 3.8% to 5.5%. Overall, the poverty level in the Village of
Tequesta is lower than that of Palm Beach County (Table 11).
• There is a high level of housing ownership: 79.6% of the residents own their homes while
20.4% are tenants (Table 12).
• In terms of housing value, 53.5% of the housing stock is valued at lower than $300,000
(Table 13).
• 41.6% of occupied rental units cost between $1,000 and $1,500 monthly rent (Table 14).
The demographic and socio-economic analysis supports a need for increasing the number and
type of programs offered by the Recreation Center. The Village of Teguesta-s changing
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Agenda Item #17.
demographics and the variety of income levels support the need for programs that can benefit
young children, working parents, active adults, school age children and senior residents.
In summary, the demographics and socio-economic analysis indicates that the Village population
is well educated, with a growing number of families with young children, and a large number of
residents who are age 45 and older. The high rate of home ownership indicates stability in
comparison to the temporary character of rental communities. In terms of income, the data
indicates that the Village is a mixed income community with 43.7% of the residents having an
annual income below $50,000.
The Village is home to a number of educational facilities including the Lighthouse Art Center,
private grade schools, and tutoring facilities that offer programs to grade school children.
However, there are few gathering places for activities such as gymnasiums and event rooms. As
indicated in the report, 184 Tequesta residents live in Assisted Living Facilities who would
welcome the opportunity to participate in-group and interactive programs.
Mr. Jose Rodriguez, Village of Tequesta's Building Administrator, conducted a visual examination
and inspection of the Recreation Center building to determine the current condition of the
existing building's components and to report on any deficiencies regarding building systems,
components, and accessibility. He conducted his examination based upon current industry
standards, the Florida Building Code and the National Electrical Code. Please see complete
report in Chapter A.
As part of his summary, Mr. Rodriguez indicates, "Overall, the Building appears to be in poor
condition, is non-ADA compliant, and does not meet current wind load requirements. Also, the
Building likely contains mold and asbestos. I observed numerous deficiencies within the Property
and 1 have included a list of estimated costs to repair/replace those items (excluding the cost of
asbestos removal). It should be noted that an existing building must meet the same construction
standards as a new building if the cost of the renovation of the building equals or exceeds 50% of
the building's market value and, in this case, it is likely that the cost of renovating the Building
would exceed 50°0 of its market value. The purpose of this Report was to identify general items
of concern".
Chapter B: Community Outreach
The report presents a summary of the community outreach effort to listen, provide information
and obtain feedback from Tequesta's residents regarding the Community Center initiative. The
meetings included Home Owner Associations (HOA), public events and open forums. The
community outreach effort included the following HOA meetings: Shay Play, Tequesta Pines,
Tequesta Gardens, Cypress Ridge and Whitehall. In terms of public events, approximately 200
people were provided information at the Tequesta Fest on November 24, 2018, and more at the
Food Truck Pow Wow held on March 1, 2019.
Open forums were organized at the Village Hall for the purpose of presenting conceptual
designs and receiving input from the residents (3/27/19 and 3/30/19). Community input was
also gathered by surveys the results of which are presented in this document.
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Agenda Item #17.
Chapter C. Proposed Conceptual Design
The report provides information regarding the different steps that were taken to arrive to the
current conceptual architectural design. Meeting notes indicate that in April 2017, a conceptual
design for a new Recreation Center to be located in Remembrance Park was requested. As part
of this process, a Design Committee was organized, the Village published a Request for Proposal,
and REG was selected to prepare the conceptual design that is presented in this document. On
April 1, 2019, the Village Council appointed five (5) residents to the Community Center Advisory
Committee. This Committee held its first meeting on April 10, 2019.
The 2019 Community Center Master Plan -Needs Assessment and Conceptual Design Plan -
concluded that the Village's demographics and the community input support the need for
more recreation programs. The current Recreation Center is at capacity to offer additional
programs and has a number of building deficiencies. The findings presented in that report
strongly suggested building a new facility that can accommodate the growing needs of the
Village's residents.
This conclusion is supported by the 2018 Comprehensive Plan, Objective 1.1, which requires the
Village to "Maintain community and neighborhood parks and facilities meeting the current and
future needs of all age groups in Tequesta."
II. STAFF ANALYSIS
Per Section 78-179 (d), the proposed Community Center is considered a Special Exception Use in
the Recreation and Open Space R/OP zoning district.
Section 78-361 of the Village Code states that certain uses because their unique characteristics
cannot be classified or regulated in a particular zoning district without consideration in each
case of the impact of such uses upon neighboring uses and the surrounding area, compared with
the public need for them at particular locations. Such uses and features are treated as special
exceptions and the application needs to comply with a set of criteria and standards.
The Applicant is requesting approval for a Special Exception Use Modification (Neighborhood
and community public recreational facilities) build a one (1)-story 14,799 square foot
recreational facility including one (1) monument sign, a new landscaping plan. The subject
application will also include additional landscaping and parking revisions as required by the site
planning process.
Per the Village Code, once a the Special Exception Use is approved by the Village Council; then,
the subject application is required to be reviewed under the Site Plan Review process. The Site
Plan Review process include compliance with Article IX, Division 2, Site Plan Review. The subject
application will be heard by the Planning and Zoning Board; and then, it will be heard the by
Village Council. The Site Plan Review process includes compliance with zoning code, aesthetics
considerations and overall compatibility with the surrounding.
CRITERIA FOR GRANTING SPECIAL EXCEPTION
Per Section 78-362 of Village Code, special exception use shall be permitted only upon
authorization of the Village Council if such uses comply with the following requirements:
1. The proposed use is a permitted special exception use.
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Agenda Item #17.
In compliance with Section 78-179 (d) Special exception uses. Special exception uses in
the R/OP district are as follows: "Neighborhood and Community Public Recreational
Facilities" The existing Neighborhood and Community Public Recreational Facility
(Village of Tequesta Parks and Recreation) is a permitted special exception use on the
R/OP zoning district, which the property is located in."
2. The use is so designated, located and proposed to be operated so that the public
health, safety, welfare and morals will be protected.
The Village of Tequesta Recreation Center has been an existing use since 1963. The
proposed recreational facility will not impact the public health, safety, welfare and
morals.
3. The use will not cause substantial injury to the value of other property in the
neighborhood where it is to be located.
The Village of Tequesta Recreation Center has been an existing use since 1963. The
proposed recreational facility will not cause injury to the value of the other property in
the neighborhood where it is located.
4. The use will be compatible with adjoining development and the proposed character of
the district where it is to be located.
The Village of Tequesta Recreation Center has been an existing use since 1963. The
proposed recreational facility will be compatible with adjoining development(s) and the
proposed character of the district where is located.
The proposed recreational facility complies with R/OP Zoning District height requirement
of maximum 35 feet. Per the Village Code, once a the Special Exception Use is approved
by the Village Council; then, the subject application is required to be reviewed under the
Site Plan Review process.
The Site Plan Review process include compliance with Article IX, Division 2, Site Plan
Review. In addition, the subject application will be heard by the Planning and Zoning
Board; and then, final approval by Village Council. The Site Plan Review process includes
compliance with zoning code, aesthetics considerations and overall compatibility with
the surrounding.
S. Adequate landscaping and screening is provided as required in this chapter.
The Village of Tequesta Recreation Center has been an existing use since 1963. The
proposed recreational facility will not impact the existing landscaping and screening.
Landscaping will be reviewed as part of the Site Plan Review process, and the applicant
will address review comments at that time.
6. Adequate off-street parking and loading is provided and ingress and egress is so
designed as to cause minimum interference with traffic on abutting streets.
With regard to parking, the Applicant is requesting a variance for the required number of
parking spaces.
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Agenda Item #17.
With the proposed construction, the Applicant will be required to provide 60 parking
spaces per Sec. 78-705. Required number of parking space (5), (12), and (35):
• "(5) ... personal service: One space per 200 square feet of gross floor area,"
• (12) Governmental use (other than post office): One space per 300 square feet of
gross floor area.
• (35) Mixed uses: In the case of mixed uses (exclusive of shopping centers), the total
requirement for off-street parking shall be the sum of the requirements of the
various uses computed separately."
The parking spaces were calculated as follows:
• 71184 SF Gym parked at 1 space per 200 SF. = 35.92 parking spaces
• 7,176 SF remainder Community Center parked at 1 space per 300 SF = 23.92
FINDINGS REQUIRED FOR APPROVAL
Per Section 78-364 of Village Code, before any special exception is granted, the Village Council
shall apply the standards set forth in this division and shall determine that satisfactory provision
and arrangement of the following factors have been met with the applicant, where applicable:
1. Compliance with all elements of the Village Comprehensive Plan
The Village of Tequesta Recreation Center has been an existing use since 1963. The
subject property is located in the Recreation and Open Space Future Land Use
designation. The subject application complies with Policy 1.1.2 "the Village's Land
Development Regulations shall conform to, and implement, the use, density and
intensity standards as outlined on Table FLU 1".
2. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow and
control, and access in case of fire or catastrophe.
The Village of Tequesta Recreation Center has been an existing use since 1963. The
proposed recreational facility will add additional visitors and users to the facility.
Concurrently to this subject application, per the Site Plan Review process, Staff reviewed
and provided comment to the applicant in terms of ingress and egress to property with
particular reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe. The proposed entry and circulation
will be one way to better accommodate traffic flow.
3. Off-street parking and loading area, where required, with particular attention to the
items in subsection (2) of this section.
The applicant is requesting a variance from the requirement of Section 78-705 (required
number of parking spaces) to allow for 55 parking spaces, where the code requires 60
parking spaces. Required number of parking space (5), (12), and (35):
• "(S) ... personal service: One space per 200 square feet of gross floor area,"
• (12) Governmental use (other than post office): One space per 300 square feet of
gross floor area.
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Agenda Item #17.
• (35) Mixed uses: In the case of mixed uses (exclusive of shopping centers), the total
requirement for off-street parking shall be the sum of the requirements of the
various uses computed separately."
The parking spaces were calculated as follows:
• 711184 SF Gym parked at 1 space per 200 SF. = 35.92 parking spaces
• 7,176 SF remainder Community Center parked at 1 space per 300 SF = 23.92
• Total required parking spaces: 60
4. Nuisance factors detrimental to adjacent and nearby properties and the village as a
whole. Nuisance factors shall include but necessarily be limited to noise, odor, smoke,
glare, electrical interference and/or mechanical vibrations.
The Village of Tequesta Recreation Center has been an existing use since 1963. The
proposed recreational facility will not cause nuisance factors such as noise, odor, smoke,
glare, electrical interference and/or mechanical vibrations.
Upon completion of the proposed recreational facility, the following activities will take
place at the subject facility:
Gymnasium (5,043 SF)
• Middle School Size Basketball Court
• Two (2) Pickleball Courts
• Volleyball Court
• Family Events (Movie Night, Halloween, Parents Night Out) Local
Schools/Homeschool: Special Events
• Local Schools Physical Education Classes
• Open Play, Leagues, Rentals, JTAA
• Workshops, Seminars, Training, HOA Meetings
• Fencing
• Camps: Summer, Winter, Spring and No School Days Youth Tennis
• Youth Soccer
• Voting
• Drop in Rec: Adult, Youth, and Senior
Adult Activity (1,523 SF)
• Meeting: Clubs, HOA, Special Interest Groups
• Book Clubs, Card Room, Mah Jong
• Training: Rental, Village Departments
• Summer Camp Movie Room
• Classes: CPR, Village Dept., Self Defense, Workshops, Seminars
• Exercise, Stretch & Tone, Yoga, Tai Chi
Youth Activity (1, 688 SF)
• Gymnastics, Mommy & Me, Ninja Warrior
• Dance, Exercise Classes, Fencing, Fitness
• Camps: Summer, Winter, Spring, and No School Days After -School Programs
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Agenda Item #17.
• Youth Soccer
• Voting
Kids Zone (825 SF)
• Summer Camp, Movie Room, Birthday Parties, Gaming
• Teen Center, Pool Table, Skee Ball, Ping Pong
ADMINISTRATIVE OFFICES (643 SF)
OTHER AREAS:
• Storage, IT, Mechanical/Electrical Room, Lobby, Circulation
• Exterior (Rear and Front Porches)
• Restrooms
5. Utilities, with reference to location, availability and compatibility.
The Village of Tequesta Recreation Center has been an existing use since 1963. Per the
concurrent Site Plan Review process, Staff reviewed and provided comments to the
applicant in terms of utilities with reference to location, availability and compatibility.
The proposed facility does not indicate negative impact to the utilities, with reference to
location, availability or compatibility.
6. Screening and buffering, with reference, to type, dimensions and character.
The Village of Tequesta Recreation Center has been an existing use since 1963. Per the
concurrent Site Plan Review process, Staff reviewed and provided comments to the
applicant required screening and buffering are in place.
7. General compatibility with adjacent properties and other property in the district.
The Village of Tequesta Recreation Center has been an existing use since 1963. The
proposed recreational facility will be compatible with adjoining development(s) and the
proposed character of the district where is located.
The proposed recreational facility complies with R/OP Zoning District height requirement
of maximum 35 feet. Per the Village Code, once a the Special Exception Use is approved
by the Village Council; then, the subject application is required to be reviewed under the
Site Plan Review process. The Site Plan Review process include compliance with Article
IX, Division 2, Site Plan Review. In addition, the subject application will be heard by the
Planning and Zoning Board; and then, final approval by Village Council.
8. Whether the change subjected is out of scale with the needs for the neighborhood or
Village.
The Village of Tequesta Recreation Center has been an existing use since 1963. The 2019
Community Center Master Plan -Needs Assessment and Conceptual Design Plan -
concluded that -the Village's demographics and the community input support the need
for more recreation programs. The current Recreation Center is at capacity to offer
additional programs and has a number of building deficiencies. The findings presented in
that report strongly suggested building a new facility that can accommodate the
growing needs of the Village's residents.
0
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Agenda Item #17.
The Village of Tequesta's changing demographics and the variety of income levels
support the need for programs that can benefit young children, working parents, active
adults, school age children and senior residents. Also, the Comprehensive Plan,
Objective 1.1, which requires the Village to "Maintain community and neighborhood
parks and facilities meeting the current and future needs of all age groups in
Tequesta."
9. Any special requirements set out in the schedule of site regulations in 78-143 for the
particular use involved.
The subject application will comply with the site regulations of Section 78-143. Per the
Village Code, once a the Special Exception Use is approved by the Village Council, then,
the subject application is required to be reviewed under the Site Plan Review process.
The Site Plan Review process include compliance with Article IX, Division Z Site Plan
Review. In addition, the subject application will be heard by the Planning and Zoning
Board; and then, it will be heard the by Village Council.
III. FINAL REMARKS
The proposed Community Center facility includes the following land development applications:
special exception use, variance, and site plan review.
This subject Special Exception Use application met the requirements set on Section 78-368
notice of hearing. The notice of hearing will be advertised in the Palm Beach Post on August 3,
2020. The notice of hearing will be mailed to all property owners located within a 300-foot
radius of the subject property. Per Code Section 78-367, a special exception shall commence
within 12 months from approval date and only one extension shall be permitted by the Village
Council up to six months.
The 2019 Community Center Master Plan -Needs Assessment and Conceptual Design Plan -
concluded that -the Village's demographics and the community input support the need for more
recreation programs. The current Recreation Center is at capacity to offer additional programs
and has a number of building deficiencies. The findings presented in that report strongly
suggested building a new facility that can accommodate the growing needs of the Village's
residents. The current 6,837 square foot Community Center was constructed in 1963, and
recently condemned and vacated.
The Village of Tequesta's changing demographics and the variety of income levels support the
need for programs that can benefit young children, working parents, active adults, school age
children and senior residents. Also, the Comprehensive Plan, Objective 1.1, which requires the
Village to "Maintain community and neighborhood parks and facilities meeting the current and
future needs of all age groups in Tequesta."
Per the Village Code, once a the Special Exception Use is approved by the Village Council; then,
the subject application is required to be reviewed under the Site Plan Review process. The Site
Plan Review process include compliance with Article IX, Division 2, Site Plan Review. Also, the
subject application will be heard by the Planning and Zoning Board; and then, it will be heard
the by Village Council.
10
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Agenda Item #17.
The Village Council will conduct an Electronic Public Hearing utilizing Communications Media
Technology due to the COVID 19 health emergency on Thursday, August 13, 2020 at 6:00 p.m.
Communications Media Technology will be used to constitute a quorum of the Village Council
and Public Participation will occur using Communications Media Technology.
IV. EXISTING CONDITIONS PHOTOS
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Page 279 of 451
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Agenda Item #17.
r- - - - - - - - - - - - - - - - - - - - - -
VILLAGE OF TE UESTA DEPARTMENTAL USE ONLY
Q
Department of Community Development Ck. #__
De
p YFee:
345 Tequesta Drive
Intake Date:
Tequesta, Florida 33469
Ph: 561-768-0451 / Fax: 561-768-0698
VV-WWAequesta.org PROJECT #
L— — — — — — — — — — — — — — — — — — — — — —I
SPECIAL EXCEPTION USE APPLICATION
ADMINISTRATIVE APPROVAL ❑
VILLAGE COUNCIL ❑ Meeting Date:
The undersigned requests a Special Exception for the Use Specified below. Should this application be approved, it is understood that
it shall only authorize that particular use described in this application and any conditions or safeguards required by the Village of
Tequesta.
PROJECT NAME: Village of Tequesta - Community Center @ Constitution Park
PROJECT ADDRESS: 399 Seabrook Road, Tequesta, FL 33469
Applicant Name: REG Architects Inc., Rick Gonzalez AIA, President
Applicant Address: 120 South Olive Avenue, Suite 210, West Palm Beach, FL 33401
Applicant Phone No: 561-659-2383 Cell No:
Fax No: E-Mail Address: Rick@regarchitects.com
Existing Use: Community Recreation Facility and Park Open Space
Description of Special Exception Use: Per Sec. 78-179 (d) Special exception process required. All permitted & accessory uses
in the R/OP district shall undergo special exception review as provided in article IX, division 3 of this chapter." All uses in R/OP,
both permitted and accessory, require special exception use approval. The subject Community Center is a permitted use per
78-179 (2) (b) "Neighborhood and community public recreational facilities."
The applicant will submit to the Village of Tequesta Department of Community Development the following documents for Planning
& Zoning Board review, forty-five business (45) days prior to the meeting date:
1. Current survey or site plan of property showing structures and setbacks.
2. Drawings to scale of proposed improvements requiring special exception use approval.
3. Written authorization from property owner if other than applicant.
4. All documentation required by Code: Chapter 78 — Zoning, Division 3 — Special Exception Uses
5. Three (3) 11x17 size and one (1) 24x36 size hard copies of all submittals and one (1) CD with PDF files and completed application.
6. List of all owners of property within a 300-foot radius of the boundary lines of the property for which a special exception is requested. The list
shall be provided by the applicant from the most recent tax roll information as provided by the county appraiser's office. The applicant must
furnish an affidavit signed by the person responsible for providing the list. Stamped, self-sealing envelopes with a Village of Tequesta return
address label and the property owner label is required. Note: this is not required for requests which are reviewed administratively by the
Community Development Director.
7. Special Exception Use Application Fee: Rick
a) Village Council: $500.00 PLUS Application Review Fee of $300.00 = $800.00 Digitally Gonzad by lez,
AIA
DN: cn=Rick Gonzalez, AIA, o=REG
b) Administrative Review by Community Development Director: Application Review fee = $300.00 Gonzalez, Architects Inc., ou=President,
email=rick@regarchitects.com, c=US
AIADate: 2020.07.09 17:24:52-04'00'
Applicant's Signature Date
To cover all additional administrative costs, actual or anticipated, including, but not limited to, engineering fees, consultant fees and
special studies, the applicant shall compensate the village for all such costs prior to the processing of the application or not later than 30
days after final application approval whichever is determined as appropriate by the village. Failure to make such payment may be
grounds for not issuing a building or zoning permit, certificate of occupancy or completion. Costs associated with advertising for public
hearings and other public notice requirements are the responsibility of the applicant. The fee shall be paid prior to such application
being scheduled for a public hearing requiring notice.
Page 282 of 451
Agenda Item #17.
Sec. 78-363. -Criteria. Also, see attached corresponding project narrative
Special exception uses to which this division applies as set forth in section 78-362 shall be permitted only upon authorization of
the village council provided that such uses shall be found by the village council to comply with the following requirements:
(1) The proposed use is a permitted special exception use.
Response: Not only is the proposed Community Center a permitted Special Exception Use, it is ideally located on a public park in
in the heart of the community. The Community Center use provides special amenities to the residents, such as indoor/ outdoor
activitya, Village public park services offices, and the opportunity to participate in a varietyprograms. It should also be noted
that the Community Center Use is already present on this property. No change in use is being proposed with this application.
(2) The use is so designed, located and proposed to be operated so that the public health, safety, welfare and morals will be
protected.
Response: The primary goal when designing this site and positioning this use was to provide a safe and accessible community
amenity. The use itself aligns with the goals and objectives of the Village of Tequesta in providing an important
service and amenity to local residents.
(3) The use will not cause substantial injury to the value of other property in the neighborhood where it is to be located.
Response: This use will not cause any injury to the value of other property within the neighborhood. This use is ideally located
to be accessible by the community and no nuisance is associated with this use.
(4) The use will be compatible with adjoining development and the proposed character of the district where it is to be located.
Response: As outlined within the surrounding property chart, the surrounding uses are compatible with the proposed use.
Addtionaly, the recreation open space zoning district is ideally suited for the inclusion of a Community Center. The
combination of the indoor and outdoor elements provides the largest benefit to the residents and fully utilizes the site
potential.
(5) Adequate landscaping and screening is provided as required in this chapter.
Response: Per the land development regulations for the Village of Tequesta the site has been designed to fully comply with the
screening and landscaping requirements. Additionally, great care and thought has been invested into the design of the
builidna architecture and the landscape architecture.
(6) Adequate off-street parking and loading is provided and ingress and egress is so designed as to cause minimum
interference with traffic on abutting streets.
Response: The existing site conditions do not fully comply with the off-street parking and loading requirements of the land
development regulations. through the use of creative site design and substantial investment from the Village,
great improements have been made to the pang and accessibility. A variance has been request for 5 parking spaces.
Page 283 of 451
Agenda Item #17.
PART II - CODE OF ORDINANCES
Chapter 78 - ZONING
DIVISION 2. - SITE PLAN REVIEW
DIVISION 3. - SPECIAL EXCEPTION USES
DIVISION 3. - SPECIAL EXCEPTION USES
Sec. 78-361. - Purpose.
Sec. 78-362. - Applicability.
Sec. 78-363. - Criteria.
Sec. 78-364. - Findings required for approval.
Sec. 78-365. - Imposition of additional conditions and safeguards.
Sec. 78-366. - Denial.
Sec. 78-367. - Reapplication after denial.
Sec. 78-368. - Time limit for commencement of use.
Sec. 78-369. - Optional pre -application review process.
Sec. 78-370. - Application; notice of hearing.
Sec. 78-371. - Filing fee.
Secs. 78-372-78-390. - Reserved.
Sec. 78-361. - Purpose.
The development and execution of a zoning ordinance is based upon the division of the village into districts, within which the
use of land and structures and the bulk and location of structures in relation to the land are substantially uniform. It is recognized,
however, that there are certain uses and features which, because of their unique characteristics, cannot be distinctly classified or
regulated in a particular district without consideration in each case of the impact of such uses and features upon neighboring uses
and the surrounding area, compared with the public need for them at particular locations. Such uses and features are therefore
treated as special exceptions. A special exception is not the automatic right of any applicant.
(Code 1977, app. A, § X(J)(1))
Sec. 78-362. - Applicability.
All initial requests for special exception uses as listed in this chapter, along with their related accessory uses shall be subject to
the requirements of this division. In addition, any modification to the use of a previously granted special exception, except for a
modification that changes said use to a permitted use as listed in this chapter, shall be subject to the requirements of this division.
Requests to expand, enlarge or revise the site of an existing special exception use shall be classified and processed pursuant to the
following three categories;
(1) Small scale, interior - interior expansion, enlargement or revision of less than ten percent of the originally approved special
exception site square footage and having construction costs of less than $100,00.00, once within any eighteen month
period (this category contemplates uses located in existing shopping centers or similar structures, where no change to the
overall building footprint is required).
a. Applicant shall submit the processing fee in an amount established by resolution of the village council and on file in
the village clerk's office.
b. Review and approval is provided by the community development director, following which, the applicant may apply
for building permits.
3
Page 284 of 451
Agenda Item #17.
(2) Small scale, exterior - exterior expansion, enlargement or revision of less than ten percent of the originally approved
special exception site square footage and having construction costs of less than $100,00.00 once within any eighteen
month period (this category contemplates a change to the existing structure's footprint, and other site related revisions
that flow therefrom).
a. Applicant shall submit the processing fee in an amount established by resolution of the village council and on file in
the village clerk's office.
b. Review and approval regarding the continuing special exception use is provided by the community development
director, following which, the applicant shall submit an application for site plan modification.
When reviewing small scale expansion, enlargement or revision, the community development director shall make a
determination that such expansion, enlargement or revision does not result in a violation of the requirements of sections
78-363 or 78-364, or a violation of any previously imposed condition of approval.
(3) Large scale - any expansion, enlargement or revision to the site of an existing special exception use that does not qualify
as either small scale interior or small scale exterior. Such expansion, enlargement or revision is subject to the
requirements of this division.
(Ord. rvo. 19-11, 9 1, 11-10-2011)
Sec. 78-363. - Criteria.
Special exception uses to which this division applies as set forth in section 78-362 shall be permitted only upon authorization of
the village council provided that such uses shall be found by the village council to comply with the following requirements:
(1) The proposed use is a permitted special exception use.
(2) The use is so designed, located and proposed to be operated so that the public health, safety, welfare and morals will be
protected.
(3) The use will not cause substantial injury to the value of other property in the neighborhood where it is to be located.
(4) The use will be compatible with adjoining development and the proposed character of the district where it is to be
located.
(5) Adequate landscaping and screening is provided as required in this chapter.
(6) Adequate off-street parking and loading is provided and ingress and egress is so designed as to cause minimum
interference with traffic on abutting streets.
(Code 19//, app. A, § X(j)(2); Ord. No. 19-11, § 1, 11-10-2011)
Sec. 78-364. - Findings required for approval.
Before any special exception to which this division applies as set forth in section 78-362 is granted, the village council shall
apply the standards set forth in this division and shall determine that satisfactory provision and arrangement of the following factors
have been met by the petitioner, where applicable:
(1) Compliance with all elements of the village comprehensive plan.
(2) Ingress and egress to property and proposed structures thereon with particular reference to automotive and pedestrian
safety and convenience, traffic flow and control, and access in case of fire or catastrophe.
(3) Off-street parking and loading area, where required, with particular attention to the items in subsection (2) of this
section.
(4) Nuisance factors detrimental to adjacent and nearby properties and the village as a whole. Nuisance factors shall include
but not necessarily be limited to noise, odor, smoke, glare, electrical interference and/or mechanical vibrations.
(5) Utilities, with reference to location, availability and compatibility.
(6) Screening and buffering, with reference to type, dimensions and character.
(7) General compatibility with adjacent properties and other property in the district.
4
Page 285 of 451
Agenda Item #17.
(8) Whether the change suggested is out of scale with the needs of the neighborhood or the village.
(9) Any special requirements set out in the schedule of site regulations in section 78-143 for the particular use involved.
(Code 1971, app. x, 9 X(J)(3); ura. rvo. 19-11, § 1, 11-10-2011)
Sec. 78-365. - Imposition of additional conditions and safeguards.
(a) In addition to the criteria listed in section 78-363, the required approval findings listed in section 78-364 and specific conditions
for the particular special exception use listed within the applicable zoning district regulations, the village council may impose
other such conditions and safeguards as it deems appropriate in conformity with this chapter for the protection of the
surrounding properties and the neighborhood or general welfare of the public.
(b) If the special exception use is granted by the village council, the use must conform to all the applicable regulations governing
the district where it is located, except as may otherwise be determined for planned developments. Failure to comply with all
the applicable regulations governing the district as required by the site plan approval process will void the granted special
exception use.
(Code 1977, app. A, § X(J)(4); Ord. No. 19-11, § 1, 11-10-2011)
Sec. 78-366. - Denial.
Should the village council deny a special exception, it shall state fully for the record the reasons for doing so. Such reasons shall
take into account the factors under section 78-363 and all other conditions and particular regulations relating to the specific special
exception requested.
(Code 1977, app. A, § X(J)(5))
Formerly, § 78-365
Sec. 78-367. - Reapplication after denial.
(a) Whenever the village council has denied an application for a special exception, the village shall not thereafter consider any
further application for special exception on any part of or all of the same property for a period of 12 months from the date of
such action.
(b) The time limits of subsection (a) of this section may be waived by three affirmative votes of the village council when such
action is deemed necessary to prevent injustice or to facilitate the proper development of the village.
(Code 1977, app. A, § X(J)(6))
Formerly, § 78-366
Sec. 78-368. - Time limit for commencement of use.
(a) A special exception shall commence within 12 months from the date of grant of the special exception unless extended by
action of the village council; otherwise it is automatically rendered null and void.
(b) Commencement of a special exception occurs upon the issuance of a building permit, preliminary plat or site plan, or upon the
initiation of significant action to satisfy requirements for improvements contained in a development order or other regulatory
documents relating to the special exception.
(c) Only one extension shall be permitted by the village council and the extension shall not exceed six months. A written request
for such extension of time must be received by the village prior to the expiration of the grant of approval.
(d) Special exceptions granted to any governmental unit shall be exempt from the provisions of this section unless a time limitation
is made a specific condition of the special exception.
(Code 1977, app. A, § X(J)(7); Ord. No. 1-08, § 4, 4-10-2008)
Formerly, § 78-367
5
Page 286 of 451
Agenda Item #17.
Sec. 78-369. - Optional pre -application review process.
Prior to submitting a special exception application and committing the resources required to proceed through the special
exception application process as required by section 78-370, an applicant may choose to participate in the following pre -application
process in order to gauge interest in his proposed project.
(1) Pre -application meeting. A pre -application submittal meeting shall be held with the applicant and his design team and the
community development director and development staff. The applicant's proposed use shall be reviewed and discussed in
order to identify any issues with the proposed use, the applicable use regulations and/or other applicable requirements.
(2) Conceptual presentation. Based on the outcome of the pre -application meeting, the applicant may request to present his
special exception use concept to the village council in order to receive further input. This conceptual presentation is not a
quasi-judicial proceeding, and no action shall be taken by the village council beyond discussion with the applicant. Neither
the outcome of this conceptual presentation, nor any comments made during this conceptual presentation by any village
council member or village staff is a guarantee or assurance in any way of the final action that may be taken by the village
council pursuant to a formal application for special exception use as provided in section 78-370
(3) Prior to being placed on a village council agenda for a conceptual presentation, the applicant shall submit the following:
a. Processing fee in an amount as established by resolution of the village council and on file in the village clerk's office.
b. Twelve copies of sketches and diagrams sufficient to convey the conceptual use to the village council. This may
include site plans, floor plans and/or surveys.
C. Twelve copies of a brief explanation that the proposed special exception use is compatible with the surrounding uses
and the neighborhood in general.
(Ord. No. 19-11, § 1, 11-10-2011)
Sec. 78-370. - Application; notice of hearing.
(a) A written petition for special exception shall be submitted indicating the section of this chapter under which the special
exception is sought and stating the grounds on which it is requested, with particular reference to the criteria under section 78-
363, the written findings under section 78-364, and other specific conditions, if applicable, which the village council shall
address. The petition shall include all material necessary to meet the requirements of the development concept plan listed in
subsection (b) of this section and any additional information that will demonstrate that the grant of special exception will be in
harmony with general intent and purpose of this chapter.
(b) A petitioner seeking special exception approval shall submit a development concept plan on one or more sheets of paper
measuring not more than 24 by 36 inches and drawn to a scale not smaller than 100 feet to the inch. The following shall be
provided on the development concept plan:
(1) Scale, date, north arrow, vicinity sketch, title of the project and total gross acreage.
(2) The boundaries and dimensions of the property and its relationship to the surrounding road system, including the width
of the existing travelway (pavement).
(3) The location and dimension of existing manmade features such as existing roads and structures, with indication as to
which are to be removed, renovated or altered.
(4) Identification of surrounding land use, zoning and existing buildings within 100 feet of the petitioned site, as well as the
zoning of the petitioned site.
(5) A layout of the proposed lots and/or building sites including the following site data:
a. Finished floor elevation.
b. Common open area.
C. Generalized landscaping and buffer areas.
d. Internal circulation patterns including off-street parking and loading facilities.
e. Total project density.
f. The shape, size, location and height of all structures.
Page 287 of 451
Agenda Item #17.
(6) The proposed phasing of construction for the project if applicable.
(7) For commercial uses, office uses and uses other than residential, the estimated square footage of the structure, the
number of employees, the estimated seating, and the estimated number of users of the facility, such as members,
students and patients.
(8) Proposed hours of operation for commercial uses.
(9) Twelve aerial maps at a minimum scale of one -inch equals 300 feet, showing the site in question with paved boundaries
superimposed.
(10) A legal description of the land proposed for development.
(11) Current survey of the subject property.
(c) The application shall be reviewed by the land development staff within 30 days of the submission deadline. Upon land
development staff review and analysis of all submitted materials, the building official shall forward a recommendation to the
village council.
(d) A public hearing shall be held by the village council. The property owner may appear personally or by agent or attorney.
(e) Notice of public hearing shall be advertised a minimum of ten days in advance of the public hearing in a newspaper of general
circulation in the area. The owner of the property for which special exception is sought or his agent or attorney designated by
him on the submitted petition shall be notified by mail of the date and time of the hearing. Notice shall be given by mail to all
owners of property within a 300-foot radius of the boundary lines of the property for which a special exception is requested.
The list of property owners within the stated radius shall be provided by the applicant from the most recent tax roll
information as provided by the county appraiser's office. The applicant must furnish an affidavit signed by the person
responsible for providing the list. Notwithstanding any other provision contained in this section, failure to provide written
notice to any adjacent property owners shall not constitute a jurisdictional defect provided that proper legal notice has been
published.
(Code 1977, app. A, § X(J)(8); Ord. No. 7-08, § 4, 4-10-2008; Ord. No. 19-11, § 1, 11-10-2011)
Formerly, § 78-368
Sec. 78-371. - Filing fee.
Upon filing an application for special exception, the applicant shall pay a fee to the village at the time of filing of such
application. The fee shall be in an amount as established by resolution of the village council and on file in the village clerk's office,
shall not be reimbursable, and is intended to defray costs of administering, processing, and reviewing the application. Additionally,
to cover all additional administrative costs, actual or anticipated, including, but not limited to, engineering fees, consulting fees,
attorneys' fees and special studies, the applicant shall compensate the village for all such costs prior to the processing of the
application, or not later than 30 days after final application approval, whichever is determined as appropriate by the community
development director.
twae lei i, app. A, § X(J)(9); Ord. No. 7-08, § 4, 4-10-2008)
Formerly, § 78-369
Secs. 78-372-78-390. - Reserved.
7
Page 288 of 451
Agenda Item #17.
OWNER'S CONSENT
The Village of Tequesta, Florida ("Owner"), a Florida municipal corporation organized and
existing in accordance with the laws of the State of Florida, certifies that it is the owner of the
property located at 483 Seabrook Road, Tequesta, Florida 33469 ("Subject Property") and
expressly consents to the use of the Subject Property as described in this development
application and to all conditions that may be agreed to as a part of the approval of this
development application, which may be imposed by the decision making board.
Owner hereby authorizes REG Architects, Inc., as agent, to file development
applications and represent Owner at any and all meetings and hearings required far the
approval of this development application.
owner's Signature.- A&n A Date:
o qe-
Name/Title of Signa o
C ery\\l Cko e, 6, r
THE STATE OF FLORIDA
COUNTY OF PALM BEACH
0'
The foregoing instrument was acknowledged before me by means of P0000physical presence or
online El notarization this day of May, 20203 by
le. re m v A who is personally known to me or who has produced
as identification and who did/did not take an oath, and who stated
that he/she executed same on behalf of the Village of Tequesta for the purposes therein
expressed.
(Seal)
NOTARY PUBLIC, state of oriel
1DEBRA ANN TELFRIN
0
41
1' CommL"ion # GG 027898
r = Explivs January 5,, 2021
Uv&d Tin Tmy Fab Mn" $WM5.701 9
Page 289 of 451
tC'3'" 7�h
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I '• N G t A N D S-CA PE ARCHITECTURE 4- TR A�M S R0R TAT 10INI 1 92...E COMMERCE LANE - SUITE I
Village of Tequesta-Community Center
Special Exception Use
Project Narrative
July 10, 2020
REQUEST
On behalf of the Village of Tequesta, REG Architects and Cotleur & Hearing are proposing a new
Community Center at Constitution Park located at 399 Seabrook Rd, Tequesta, FL 33469. The proposed
Community Center is 14,799 square feet and is to be constructed in place of the existing Community
Center. In addition to providing several new indoor amenities within the proposed Community Center, it
will also house several important Village offices. After substantial research and community involvement,
as highlighted in the Village of Tequesta Community Center master Plan Needs Assessment &
Conceptual Design plan, the need for this upgraded facility has become all too clear. Factors such as
economic income and demographics suggest this is both the right time and the right location for this
facility. Per the Village of Tequesta Code Section 78-179, all uses within the Recreation -Open Space
Zoning District are Special Exception Uses. The proposed use fully complies with the intent of the code
and will provide valuable services and amenities to the residents of the Village.
• Per Sec. 78-179 (d) Special exception process required. All permitted and accessory uses in
the R/OP district shall undergo special exception review as provided in article IX, division 3
of this chapter."
• All uses in R/OP, both permitted and accessory, require special exception use approval. The
subject Community Center is a permitted use per 78-179 (2) (b) "Neighborhood and
community public recreational facilities."
Per Policy 1.1.2 of the Comprehensive Plan, periodic evaluations should be conducted to ensure the
facilities provided on recreation open space properties are meeting the needs of the Village. In
accordance with this request a needs assessment was conducted and an evaluation of the existing
Community Center prepared. The outcome of this assessment signaled the necessity of a new
Community Center in this location. The existing building has recently been condemned and is to be
demolished prior to the construction of the new facility.
Page 290 of 451
Agenda Item #17.
PROGRAMMING TABLE
USABLE
PROGRAM / ROOM
SQUARE
SERVICES/ACTIVITIES
FOOTAGE
GYMNASIUM
5,043 SF
MIDDLE SCHOOL SIZED BASKETBALL COURT
TWO (2) PICKLEBALL COURTS
VOLLEYBALL COURT
FAMILY EVENTS (MOVIE NIGHT, HALLOWEEN, PARENTS NIGHT OUT)
LOCAL SCHOOLS / HOMESCHOOL: SPECIAL EVENTS
LOCAL SCHOOLS PHYSICAL EDUCATION CLASSES
OPEN PLAY, LEAGUES, RENTALS, JTAA
WORKSHOPS, SEMINARS, TRAINING, HOA MEETINGS
FENCING
CAMPS: SUMMER, WINTER, SPRING, AND NO SCHOOL DAYS
YOUTH TENNIS
YOUTH SOCCER
VOTING
DROP -IN REC: ADULT, YOUTH, AND SENIOR
ADULT ACTIVITY
1,523 SF
MEETING: CLUBS, HOA, SPECIAL INTEREST GROUPS
BOOK CLUBS, CARD ROOM, MAH JONG
TRAINING: RENTAL, VILLAGE DEPARTMENTS
SUMMER CAMP MOVIE ROOM
CLASSES: CPR, VILLAGE DEPT., SELF DEFENSE, WORKSHOPS,
SEMINARS
EXERCISE, STRETCH & TONE, YOGA, TAI CHI
YOUTH ACTIVITY
1,688 SF
GYMNASTICS, MOMMY & ME, NINJA WARRIOR
DANCE, EXERCISE CLASSES, FENCING, FITNESS
CAMPS: SUMMER, WINTER, SPRING, AND NO SCHOOL DAYS
AFTER -SCHOOL PROGRAMS
YOUTH SOCCER
VOTING
KIDS ZONE
825 SF
SUMMER CAMP, MOVIE ROOM, BIRTHDAY PARTIES,
GAMING, TEEN CENTER, POOL TABLE, SKEE BALL, PING PONG,
ADMINISTRATIVE OFFICES
643 SF
OTHER:
STORAGE / IT / MECH-ELEC
LOBBY / CIRCULATION / EXTERIOR REAR & FRONT PORCHES
RESTROOMS
Page 291 of 451
Agenda Item #17.
N i cTn Rv
The existing 6,837 square foot community center located at 399 Seabrook Rd, Tequesta, FL 33469 was
constructed in 1963. Constructed as part of Constitution park, the existing Community Center has served
the Village of Tequesta for many years. However, the age of the facility and its relatively small size no
longer fit with the needs of the Village or its residents. The existing building has 3 main recreational
rooms totaling approximately 4,043 square feet. In addition, there are several administrative and
director offices, a kitchenette, storage areas, and restrooms. The existing building has been recently
condemned by the Village of Tequesta.
SURROUNDING PROPERTY
The below Table 1 shows the adjacent parcels' Future Land Use Designation, Zoning Designation, and
existing Land Use.
TABLE 1
SURROUNDING LAND USES
NAME OF BUSINESS/
LAND USE
ZONING
EXISTING USE
APPROVED USE
SUBDIVISION
DESIGNATION
DESIGNATION
TEQUESTA GARDENS-
RESIDENTIAL-
MULTI -FAMILY
SECTION A
MEDIUM DENSITY
RESIDENTIAL -CONDOS
NORTH
R 2
YES
& RECREATION
AND OPEN SPACE
JUPITER IN THE
RESIDENTIAL-
SINGLE-FAMILY
R 1
YES
PINES- SECTION B
LOW DESNITY
RESIDNETIAL
FIRST BAPTIST
OTHER PUBLIC
CHURCH- PLACE OF
YES -SPECIAL
R 1
SOUTH
CHRUCH
FACILITIRES
ASSEMBLY
EXCEPTION
TEQUESTA
COMMERCIAL -
PROFESSIONAL
COMMERCIAL
C-1
BUSINESS
YES
CENTRE
LIGHTHOUSE ART
OTHER PUBLIC
COMMERCIAL- NON -
� 1
YES
CENTRE INC.
FACILITIES
PROFIT
CHURCH OF THE
RESIDENTIAL-
CHURCH- PLACE OF
YES- SPECIAL
EAST
R 1
GOOD SHEPARD
LOW DENSITY
ASSEMBLY
EXCEPTION
STOP &SHOP/
COMMERCIAL- RETAIL
COMMERCIAL
C-1
YES
JUPITER IN THE PINES
TEQUESTA GARDENS-
RESIDENTIAL-
MULTI -FAMILY
WEST
R 2
YES
SECTION B
MEDIUM DENSITY
RESIDENTIAL- CONDOS
NEEDS ASSESSMENT
there has been substantial research and resident communication through the process of determining
the need for a new Community Center at Constitution Park. Within the needs assessment that was
prepared there were a variety of factors examined to provide insight on the socio-economic status of
the Village of Tequesta and the residents that make it their home. As summarized in the report, the
demographics and socio-economic analysis indicates that the Village population is well educated, with a
growing number of families with young children, and a large number of residents who are age 45 and
older. The high rate of home ownership indicates stability in comparison to the temporary character of
rental communities. In terms of income, the data indicates that the Village is a mixed income
community with 43.7% of the residents having an annual income below $50,000. The Village is home to
3
Page 292 of 451
Agenda Item #17.
a number of educational facilities including the Lighthouse Art Center, private grade schools, and
tutoring facilities that offer programs to grade school children. However, there are few gathering places
for activities such as gymnasiums and event rooms. As indicated in the report, 184 Tequesta residents
live in Assisted Living Facilities who would welcome the opportunity to participate in group and
interactive programs.
SPECIAL EXCEPTION USE CRITERIA
1. The proposed use is a permitted special exception use.
Response: Not only is the proposed Community Center a permitted Special Exception Use, it is
ideally located on a public park in the heart of the community. The Community Center use
provides special amenities to the residents, such as indoor/outdoor activity area, Village public
park services offices, and the opportunity to participate in a variety of programs. It should also
be noted that the Community Center Use is already present on this property. No change in use
is being proposed with this application.
2. The use is so designed, located and proposed to be operated so that the public health, safety,
welfare and morals will be protected.
Response: The primary goal when designing this site and positioning this use was to provide a
safe and accessible community amenity. The use itself aligns with the goals and objectives of the
Village of Tequesta in providing an important service and amenity to local residents.
3. The use will not cause substantial injury to the value of other property in the neighborhood
where it is to be located.
Response: This use will not cause any injury to the value of other property within the
neighborhood. This use is ideally located to be accessible by the community and no nuisance is
associated with this use.
4. The use will be compatible with adjoining development and the proposed character of the
district where it is to be located.
Response: As outlined within the surrounding property chart, the surrounding uses are
compatible with the proposed use. Additionally, the recreation open space zoning district is
ideally suited for the inclusion of a community center. The combination of the indoor and
outdoor elements provides the largest benefit to residents and fully utilizes the site potential.
5. Adequate landscaping and screening is provided as required in this chapter.
Response: Per the land development regulations for the village of Tequesta the site has been
designed to fully comply with the screening and landscaping requirements. Additionally, great
care and thought has been invested into the design of the building architecture and the
landscape architecture.
6. Adequate off-street parking and loading is provided and ingress and egress is so designed as to
cause minimum interference with traffic on abutting streets.
Page 293 of 451
Agenda Item #17.
Response: The existing site conditions do not fully comply with the off-street parking and
loading requirements of the land development regulations. Through the use of creative site
design and substantial investment from the Village, great improvements have been made to the
parking and accessibility. A variance for a deficiency of 5 parking spaces has been requested for
the proposed site plan.
APPROVAL REQUIREMENTS
1. Compliance with all elements of the village comprehensive plan.
Response: The proposed use complies with all elements of the comprehensive plan for
recreation and open space facilities within the Village of Tequesta. The Community Center use
perfectly embodies the goals and objectives outlined on pages 57-60 of the comprehensive plan.
Below are some of the goals outlined. These goals highlight the importance of providing a
variety of opportunities for both active and passive recreation for all age groups and combining
indoor and outdoor recreation. Additionally, this new facility is a direct result of these goals,
objectives, and policies. After a periodic evaluation of the existing Community Center it was
determined that an important upgrade and revitalization was needed to support the current
and projected needs of the Village.
Goal: 1.0.0 The development of a sustainable recreation and open space system that adequately
provides for the current and projected recreational needs of the Village and enhances its built
and natural environment by providing active and passive recreation opportunities.
Objective: 1.1.0 Maintain community and neighborhood parks and facilities meeting the
current and future needs of all age groups in Tequesta.
Policy: 1.1.1 Provide recreation facilities which offer sufficient choice and variety for all age
groups.
Policy: 1.1.2 Continue the implementation of recreation programs for Tequesta Park that
complement and enhance the use of the Village's recreational facility assets, with periodic
evaluations of how these programs are meeting the recreation needs of the Village.
2. Ingress and egress to property and proposed structures thereon with particular reference to
automotive and pedestrian safety and convenience, traffic flow and control, and access in case
of fire or catastrophe.
Response: Proper ingress and egress have been maintained for the building, the parking areas,
and the public park. Accessibility has also been incorporated with several new paths leading to
and from the building. The safety of Village residents is a primary goal.
3. Off-street parking and loading area, where required, with particular attention to the items in
subsection (2) of this section.
5
Page 294 of 451
Agenda Item #17.
Response: The off-street parking and loading area is existing and has been reconfigured to
ensure the safety of residents and provide accessibility for all. The particular nature of this use
does not require the presence of a loading zone due to there not being a regular need for either
package delivery or pickup. Parking is deficient for the proposed use and as such a variance has
been requested.
4. Nuisance factors detrimental to adjacent and nearby properties and the village as a whole.
Nuisance factors shall include but not necessarily be limited to noise, odor, smoke, glare,
electrical interference and/or mechanical vibrations.
Response: The proposed use is part of a community amenity and public park. There are no
nuisance or detrimental factors associated. Active and passive recreational activities are
provided with no detrimental effects to surrounding property.
5. Utilities, with reference to location, availability and compatibility.
Response: As stated, this is an existing use on the subject property. The proposed facility is an
important upgrade and enhancement to the existing facility. All utilities are available for the
proposed use and are both located properly and compatible.
6. Screening and buffering, with reference to type, dimensions and character.
Response: Per the land development code the use is required to have a 5 foot landscape buffer
with both trees and shrubs. The character of said buffer is extremely thoughtful in creating the
appropriate screening effect and being aesthetically pleasing. Additionally, the use of primarily
native species is in keeping with Village policies and good planning practice.
7. General compatibility with adjacent properties and other property in the district.
Response: It is without question that the Community Center Use is compatible with the adjacent
properties and other property within the district. The use is existing on the subject property and
is a permitted special exception use within this zoning district.
8. Whether the change suggested is out of scale with the needs of the neighborhood or the village.
Response: As outlined in Policy 1.1.2 and Goal 1.0.0 of the Village of Tequesta Comprehensive
Plan, the facilities within the Recreation Open Space District need to adequately provide for the
current and projected recreational needs of the Village. Additionally, periodic evaluations are to
determine if the facility meet the needs of the Village. The Needs Assessment conducted for the
village of Tequesta incorporated a variety of data and community outreach. The proposed
Community Center is a direct result of the outcome of the Needs Assessment and aligns with the
Goals, Objectives, and Policies of the Comprehensive Plan.
9. Any special requirements set out in the schedule of site regulations in section 78-143 for the
particular use involved.
no
Page 295 of 451
Agenda Item #17.
Response: The requirements set out in Section 78-143 have been incorporated into the site
design. The site is in compliance with applicable code requirements and the minimum relief has
been requested in the form of a variance.
W-MTLV.Trr''r.-"L
Per the Goals, Objectives, and policies of the Village of Tequesta Comprehensive Plan it was determined
through a needs assessment that a new Community Center was vital on the subject property. As a direct
result of this conclusion REG Architects and Cotleur & Hearing are proposing a new Community Center
for the Village of Tequesta. Per Code Section 78-179, any use on a Recreation Open Space zoned
property is a special exception use. The proposed use is existing on the subject property and meets all
criteria outlined in the special exception process. On behalf of the Village of Tequesta we humbly
request approval of this special exception use.
7
Page 296 of 451
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