HomeMy WebLinkAboutDocumentation_Regular_Tab 18_8/13/2020Agenda Item #18.
Regular Council
STAFF MEMO �
Meeting: Regular Council -Aug 13 2020
Staff Contact: Nilsa Zacarias, Director of Department: Community Development
Community Development
VAR 4-20: Application from the VILLAGE OF TEQUESTA, for a variance from the requirement of
Sec. Section 78-705 (required number of parking spaces) to allow for 55 parking spaces, where the
code requires 60 parking spaces. The subject property is located at 399 Seabrook Road, Tequesta,
Florida, 33469.
SUMMARY:
VAR 4-20: Application from the VILLAGE OF TEQUESTA, for a variance from the requirement of Sec.
Section 78-705 (required number of parking spaces) to allow for 55 parking spaces, where the code
requires 60 parking spaces. The subject property is located at 399 Seabrook Road, Tequesta, Florida,
33469.
ATTACHMENTS: U
Final - VAR 4-20 CC Staff Report
20-0710 VOT-CC Variance Application
20-0612 VOT-CC Owner Consent
20-7020 VOT-CC Variance Request Justification
20-0723 VOT-CC Variance & Special Exception Drawings
Page 314 of 451
Agenda Item #18.
VILLAGE OF TEQUESTA
Department of Community Development
Staff Report —Village Council Hearing —August 13, 2020
Petition No. — VAR 4-20
APPLICANT: REG Architects Inc.
Rick Gonzalez AIA, President
120 South Olive Avenue, Suite 210
West Palm Beach, FL 33469
OWNER: VILLAGE OF TEQUESTA
REQUEST: VAR 4-20: Application from the VILLAGE OF TEQUESTA, for a variance from the
requirement of Sec. Section 78-705 (required number of parking spaces) to allow for
55 parking spaces, where the code requires 60 parking spaces. The subject property is
located at 399 Seabrook Road, Tequesta, Florida, 33469.
LOCATION: 399 Seabrook Road
Tequesta, FL 33469
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Page 315 of 451
Agenda Item #18.
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
Recreation and
Recreation and
R/OP Recreation
SUBJECT PROPERTY
Open Space
Open Space
and Open Space
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 review. This subject application
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.
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.
2
Page 316 of 451
Agenda Item #18.
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 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.
3
Page 317 of 451
Agenda Item #18.
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 I 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°a of the building's market value and, in this
case, it is likely that the cost of renovating the Building would exceed 50% 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.
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
4
Page 318 of 451
Agenda Item #18.
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
The subject application is located in the Recreation and Open Space R/OP Zoning District. The Applicant
is proposing to build a one (1)-story 14,799 square foot recreational facility including one (1)
monument sign and revised parking and landscaping plans.
The proposed Community Center includes the following programming:
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
• Youth Soccer
5
Page 319 of 451
Agenda Item #18.
• 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
• Mechanical/Electrical Room
• Lobby
• Circulation
• Exterior (Rear and Front Porches)
• Restrooms
The subject application is required to provide 60 parking spaces per Sec. 78-705. Required number of
parking space (5), (12), and (35):
• "(5) ... personal service (Gym): 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:
• 7,184 SF Gym parked at 1 space per 200 SF. = 35.92 parking spaces
• 71176 SF remainder Community Center parked at 1 space per 300 SF = 23.92
• Total required: 60 parking spaces
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.
With regard to the subject Variance application, per Sec. 78-65 (a (2), the Planning and Zoning Board
"Authorize upon application in specific cases such variance from the terms of this chapter as will not
be contrary to the public interest, where, owing to special conditions, a literal enforcement of the
provisions of this chapter will result in unnecessary hardship. The power to grant any such variance
0
Page 320 of 451
Agenda Item #18.
shall be limited by and contingent upon a finding by the planning and zoning board or village council
that:
a. Special conditions and circumstances exist which are peculiar to the land, structure, or building
involved and which are not applicable to other lands, structures or buildings in the same zoning
district.
b. The special conditions and circumstances do not result from the actions of the applicant.
c. Granting the variance requested will not confer on the applicant any special privilege that is
denied by this chapter to other lands, buildings or structures in the same zoning district.
d. Literal interpretation of the provisions of this chapter would deprive the applicant of rights
commonly enjoyed by other properties in the same zoning district under the terms of this
chapter and would work unnecessary and undue hardship on the applicant.
e. The variance granted is the minimum variance that will make possible the reasonable use of
the land, building or structure.
f. The grant of the variance will be in harmony with the general intent and purpose of this
chapter and such variance will not be injurious to the area involved or otherwise detrimental to
the public welfare."
III. FINAL REMARKS
The proposed facility includes the following land development applications: special exception use,
variance, and site plan review. The notice of hearing of the subject application was advertised on the
Palm Beach Post on August 3, 2020. The legal notice was mailed to property owners within a 300-foot
radius of the property.
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.
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.
7
Page 321 of 451
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Agenda Ite 8. -----------------------
+ "' r
' DEPARTMENTAL USE ONLY
VILLAGE OF TEQUESTA Ck. #
Department of Community Development Fee Paid:
345 Tequesta Drive Intake Date:
Tequesta, Florida 33469
Ph: 561-768-0451 / Fax: 561-768-0698 PROJECT #:
www.tequesta.org '
-------------------------
APPLICATION FOR VARIANCE
PLANNING &ZONING BOARD (Single Family) � Meeting Date:
VILLAGE COUNCILMeeting Date:
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 Fax No.:
Cell Phone No.: E-mail Address: Rick@regarchitects.com
Provide written approval from the property owner, if other than the applicant.
Property Owner's Name: Village of Tequesta
Property Owner's Address: 345 Tequesta Drive, Tequesta, FL 33469
Property Owner's Phone No.: 561-768-0700 Fax No.: E-mail Address: fallen@tequesta.org
NATURE OF VARIANCE: A variance is requested to reduce the total number of parking spaces from 60 per code to 55
55 represents the max. number of spaces feasible in response to the site constraints. The total number of spaces consists
of the existing spaces on site and proposed spaces along Dover Rd.
Digitally signed by Rick Gonzalez, AIA
DN: cn=Rick Gonzalez, AIA, o=REG Architects
Rick Gonzalez, AIA Inc., ou=President,
email=rick@regarchitects.com, c=US
SIGNATURE OF APPLICANT: Date: 2020.07.09 17:38:13-04'00' DATE:
NOTE: APPLICANT SHALL INCLUDE THE FOLLOWING ITEMS WITH THIS APPLICATION:
1) Current survey or site plan of property showing all structures and setbacks.
2) Drawings to scale of proposed improvements.
3) Variance Criteria Response — page 2 of application.
4) Any other documentation pertinent to this application.
5) List and map of all property owners within 300' radius of the outermost perimeter of subject property, obtained from PBC
Property Appraisers Office. Labels of each property owner must be affixed to stamped self-adhesive envelopes with a Village of
Tequesta return address label.
6) 15 Copies of all submittal documents.
7) Application Fee of: A) Single Family: $ 300.00 C) Multiple Family $ 1000.00
B) Duplex: $ 700.00 D) Commercial $ 1000.00
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 324 of 451
Agenda Item #18.
JUSTIFICATION OF VARIANCE: You must provide a response to each of the following questions per Zoning Code Sec. 78-65 (2)
a.-f. If additional space is needed, please attach extra pages to this application. If your variance request is related to the public
waters of the state comprising the Loxahatchee River and the Intracoastal Waterway and all creeks, canals or waterways or
tributaries connected therewith, located within the geographical boundaries of the Village, you must also address the ten criteria
listed in the Sec.76-7 (next page).
Also, see attached corresponding justification statement
1. Special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable
to other lands, structures or buildings in the same zoning district.
The subject property has existing facilities constructed on the property and such is bound by certain constraints that do not impact other
properties. The maximum amount of parking has been fit onto the subject property and has been placed in convenient locations. The
existing conditions are proposed to be improved to the greatest extent possible, but the restrictions created y the exiting conditions
require a variance.
2 The special conditions and circumstances do not result from the actions of the applicant.
No special conditions or circumstances are a result of the Applicant's request. This is the minimum variance being requested. If space
allowed, the Applicant would not choose to process a variance request.
3 Granting the variance requested will not confer on the applicant any special privilege that is denied by this chapter to other lands,
buildings or structures in the same zoning district.
No special privilege would be granted if the variance was approved. The conditions were created by an older existing development.
A shared parking agreement can be achieved at a later date. The proposed improvements are substantially better than existing conditions.
4 Literal interpretation of the provisions of this chapter would deprive the applicant of rights commonly enjoyed by other properties in
the same zoning district under the terms of this chapter and would work unnecessary and undue hardship on the applicant.
The literal interpretation of the code requirements in this situation could substantially impact the existing site and the public park. Not only
would open space areas have to be eliminated, but trees would as well. A small reduction in required parking will benefit the property and
the surrounding area.
5 The variance granted is the minimum variance that will make possible the reasonable use of the land, building or structure.
This is the absolute minimum variance needed to make possible the reasonable use of the site, 60 parking spaces are required per the
parking code and 55 spaces are provided. These spaces are properly located and are to be constructed to code. Additional parking
spaces cannot be constructed on the property in its current and existing layout.
6 The grant of the variance will be in harmony with the general intent and purpose of this chapter and such variance will not be
injurious to the area involved or otherwise detrimental to the public welfare.
The granting of this variance will be in harmony with the purpose and intent of this chapter. As stated, the literal interpretation of the code
in this circumstance would reduce the open space and recreational activity area. Additionally, mature landscaping would have to be
removed. The request will not be injurious tot the area. The proposed improvements tot the subject site will drastically improve the area.
Page 325 of 451
Agenda Item #18. Also, see attached corresponding justification statement
Sec. 76-7. Variances. (to be completed only if Variance request is related to Waterway Control)
(a) Any person desiring a variance from the terms of this chapter shall make application for such variance to the zoning board of adjustment of
the village in accordance with the procedures set forth in this section.
(b) In order to authorize any variance from the terms of this chapter, the Board of Adjustment MUST find with respect to the proposed project as
follows:
(1) The variance being requested meets the definition of the term "variance" as that term is used and understood in chapter 781 zoning.
Variance means a variation from the district requirements of this chapter which is granted by the zoning board of adjustment, where such
variance will not be contrary to the public interest and where, owing to conditions peculiar to the physical characteristics of that particular
property and not the result of the actions of the owner, agent, or applicant, a literal enforcement of this chapter would result in
unnecessary and undue hardship.
The variance being requested does meet the definition highlighted in Chapter 78.
(2) No hazardous condition would be created.
Absolutely no hazardous conditions are created by the granting of this variance. The existing conditions are proposed to be
improved to the maximum extent possible given the available site constraints.
(3) The flow of water would not be impeded or interfered with.
Site drainage has been improved through the proposed site changes. The flow of water is not being interfered with by granting
of this variance.
(4) No obstruction to navigation would occur.
No obstruction to site navigation is a result fo the granting of this variance.
(5) It would not interfere with traditional public uses of the waterway including, but not limited to, swimming, fishing, or boating.
The property is not located near any water and the granting of this variance would not impact any recreational activities.
(6) It would not create an appreciable obstruction of waterway views or otherwise detract from aesthetic values.
The proposed variance is only for a reduction in required parking and minor reduction in landscape island width due to existing
conditions. No obstruction of views is possible and no aesthetics are impacted.
(7) It would not appreciably disrupt, interfere with, or disturb marine or benthic life.
No marine or benthic life is proposed to be disturbed as part of this project.
(8) It would not contribute to the pollution of the waterway or the degradation of its condition.
No waterway is to be impacted by this project. The existing facility is on a Inad locked parcel and will not pollute or degrade any
waterway.
(9) It would not interfere with the lawful rights of riparian owners.
No riparian owner will be impacted by the granting of this variance.
(10) It would be consistent with any other applicable laws, rules or plans.
The requested waiver is consistent with the purpose and intent of the code. All other aspects of the site have been proposed
to meet or exceed the requirements wet within the code. The existing conditions are being greatly improved.
Page 326 of 451
Agenda Item #18.
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 327 of 451
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I '• N G t A N D S-CA PE ARCHITECTURE 4- TR A�M S R0R TAT 10IN! 1 92...E COMMERCE LANE - SUITE I
Village of Tequesta-Community Center
Variance Request
Justification Statement
July 20, 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 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. As part of this
needs assessment a condition report was conducted by the Building inspector to review compliance
with Florida Building Code. The outcome of this inspection indicates that the replacement of the facility
is vital from a needs and safety standpoint.
As stated, the proposed Community Center will be placed in the location of the existing center. Due to
the existing development of the property, the surrounding area, and the orientation of the existing
amenities and public park, this is the best location. In any property redevelopment there are factors that
restrict the site, and if old enough, can cause nonconformities with newer code sections. The Applicant
is requesting approval of a variance for 5 parking spaces less than what is required by code due to
existing site constraints. This variance is not being requested due to decisions made by the Applicant.
The existing public park orientation significantly reduces the opportunity to expand the existing parking
field. The Applicant has taken advantage of the 25% compact parking space code allowance, but this has
not afforded a significant number of additional spaces.
141CTr)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 recently been
condemned by the Village of Tequesta.
Page 328 of 451
Agenda Item #18.
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
CEIVTRE 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
Requested Variances
TABLE 2
Variance Table
#
CODE SECTION
CODE REQUIRED
PROVIDED
MINIMUM VARIANCE
REQUEST
1
SEC. 78-705
60 PARKING SPACES
55 PARKING SPACES
VARIANCE OF 5 PARKING
SPACES
Per code requirements, the existing parking configuration has several minor nonconformities that have
been present since the code was revised. These nonconformities are not being expanded and do not
require a variance. The Applicant is requesting a variance to the requirements of Chapter 78 of the land
development code for section 705. This code section details the requirement for the number of parking
spaces required. The location and configuration do not provide any opportunity to provide additional
parking spaces.
2
Page 329 of 451
Agenda Item #18.
Required Parking Spaces: SEC. 78-705,
The proposed Community Center building is required to have 60 parking spaces per the Village
of Tequesta land development code. The Applicant is proposing 55 parking spaces. It should be noted
that this is a significant improvement from the parking currently being provided. Due to the available
space for the proposed Community Center, there is no opportunity to create additional parking spaces.
The proposed Community Center is 14,799 Square feet. This means that the required number of parking
spaces is 60. The proposed site plan includes 55 parking spaces. A variance is being requested for the
reduced number of parking spaces provided on the site plan. This property will not require the receipt or
distribution of materials or merchandise (Sec. 78-696). No loading zone is proposed as part of this site
plan.
7,184 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
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*Additional 439 SF shown on site data is not calculated in parking due those areas being the front and
rear porch SF.
VARIANCE JUSTIFICATION
1. Special conditions and circumstances exist which are peculiar to the land, structure, or building
involved and which are not applicable to other lands, structures or buildings in the same zoning
district.
Response: The subject property has existing facilities constructed on the property and such is bound by
certain constraints that do not impact other properties. The maximum amount of parking has been fit
onto the subject property and has been placed in convenient locations. The existing conditions are
proposed to be improved to the greatest extent possible, but the restrictions created by the existing
conditions require a variance.
2. The special conditions and circumstances do not result from the actions of the applicant.
3
Page 330 of 451
Agenda Item #18.
Response: No special conditions or circumstances are a result of the Applicant's request. This is the
minimum variance being requested. If space allowed, the Applicant would not choose to process a
variance request.
3. Granting the variance requested will not confer on the applicant any special privilege that is
denied by this chapter to other lands, buildings or structures in the same zoning district.
Response: No special privilege would be granted if the variance was approved. The conditions were
created by older existing development. A shared parking agreement can be achieved at a later date. The
proposed improvements are substantially better than existing conditions.
4. Literal interpretation of the provisions of this chapter would deprive the applicant of rights
commonly enjoyed by other properties in the same zoning district under the terms of this
chapter and would work unnecessary and undue hardship on the applicant.
Response: The literal interpretation of the code requirements in this situation could substantially impact
the existing site and the public park. Not only would open space areas have to be eliminated, but trees
would as well. A small reduction in required parking will benefit the property and the surrounding area.
5. The variance granted is the minimum variance that will make possible the reasonable use of the
land, building or structure.
Response: This is the absolute minimum variance needed to make possible the reasonable use of the
site. 60 parking spaces are required per the parking code and 55 are provided. These spaces are properly
located and are to be constructed to code. Additional parking spaces can not be constructed on the
property in its current and existing layout.
6. The grant of the variance will be in harmony with the general intent and purpose of this chapter
and such variance will not be injurious to the area involved or otherwise detrimental to the
public welfare.
Response: The granting of this variance will be in harmony with the purpose and intent of this chapter.
As stated, the literal interpretation of the code in this circumstance would reduce open space and
recreational activity area. Additionally, mature landscaping would have to be removed. The request will
not be injurious to the area. The proposed improvements to the subject site will drastically improve the
area.
rnnrh icinn
The Village of Tequesta conducted a Needs Assessment in 2019 to examine the current condition and
location of all Public Community Amenities and Offices. The outcome of this assessment revealed that
the Community Center at Constitution Park was in substantial need of repair, refurbishment, and in
many cases replacement. The presence of prohibited construction materials and the age of the facility
make it a safety concern. REG Architects and Cotleur & Hearing have prepared the proposed site plan
and architecture for the new facility that is to be constructed in the same positioning as the existing. It
was designed this way to reduce construction costs and improve overall functionality.
Due to the existing conditions and the Building placement there are several nonconformities within the
existing parking lot that do not require variances, but one variance is being requested for the number of
required parking spaces. Parking within this subject property is limited and while the site is being
updated these areas must be kept in their existing dimensions due to the subject property orientation.
One variance is being requested for the proposed site plan, and it is related to the existing parking lot.
The variances are a result of code section 78-705 and propose 5 parking spaces less than what is
required by code.
Page 331 of 451
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