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HomeMy WebLinkAboutDocumentation_Regular_Tab 13_8/12/2021Agenda Item #13. Regular Council STAFF MEMO Meeting: Regular Council - Aug 12 2021 Staff Contact: Nilsa Zacarias, Director of Community Development Department: Community Development SEU 02-21: Application from MASTROIANNI FAMILY HEADQUARTERS LLC. for a Special Exception Use pursuant to Section 78-180. MU District (i) (14) Special Exception Uses, of the Village of Tequesta Code of Ordinances. The Applicant is requesting a Special Exception Use (Business Service) to build a (4) story -story, 33,274 sq. ft. office building. The application includes a landscaping plan, one (1) monument sign, and other site improvements. The address of the property is 691 N. US Highway 1, Tequesta, Florida 33469. Application from MASTROIANNI FAMILY HEADQUARTERS LLC. for a Special Exception Use pursuant to Section 78-180. MU District (i) (14) Special Exception Uses, of the Village of Tequesta Code of Ordinances. The Applicant is requesting a Special Exception Use (Business Service) to build a (4) story - story, 33,274 sq. ft. office building. The application includes a landscaping plan, one (1) monument sign, and other site improvements. The address of the property is 691 N. US Highway 1, Tequesta, Florida 33469. This document and any attachments may be reproduced upon request in an alternative format by completing our Accessibility Feedback Form, sending an e-mail to the Village Clerk or calling 561-768-0443. final - SEU 2-21 - Mastroianni Office Staff Report Special Exception Use Application Justification Statement 7.23.2021 Response Letter 7.23.21 Agent Consent Warranty Deed Location Map 009-A3.0.1 B-TOB 010-A3.0.2 B-TO B 012-A5-TOB 17-262TeguestaOfficeSu rvey SP-1 Page 140 of 475 Agenda Item #13. VILLAGE OF TEQUESTA Department of Community Development Staff Report — Village Council Hearing — August 12, 2021 Petition No. — SEU 2-21 APPLICANT: Gentile, Glas, Holloway, O'Mahoney & Associates Inc. 1907 Commerce Lane, Suite 101 Jupiter, FL 33458 OWNER: MASTROIANNI FAMILY HEADQUARTERS LLC. REQUEST: Application from MASTROIANNI FAMILY HEADQUARTERS LLC. for a Special Exception Use pursuant to Section 78-180. MU District (i) (14) Special Exception Uses, of the Village of Tequesta Code of Ordinances. The Applicant is requesting a Special Exception Use (Business Service) to build a (4) story -story, 33,274 sq. ft. office building. The application includes a landscaping plan, one (1) monument sign, and other site improvements. The address of the property is 691 N. US Highway 1, Tequesta, Florida 33469. LOCATION: 691 N. US Highway 1 Tequesta, FL 33469 LOCATION MAP 1 Page 141 of 475 Agenda Item #13. PETITION FACTS a. Total Gross Site Area: 45,600 Sq. Ft. (1.05 Acres) b. Total Building Footprint Area: 13,295 sq. ft. c. Total Gross Leasable Area: 14,342.4 sq. ft. d. Total Building Square Footage: 33,274.1 sq. ft. e. Building Height: 47'-9" Land Use and Zoning EXISTING LAND FUTURE LAND USE ZONING USE SUBJECT PROPERTY Vacant Land Mixed Use (M-U) M-U (Mixed Use District) C-2 NORTH Commercial (C) Commercial (C) (Community Lumiere Commercial District) C-2 SOUTH Commercial (C) Commercial (C) (Community Avis/Budget Commercial District) EAST Residential Low Residential Low Residential Low Unincorporated Palm Density Density Density Beach County — Single (Unincorporated (Unincorporated (Unincorporated Family Residential PBC) PBC) PBC) WEST M-U (Mixed Use M-U (Mixed Use M-U (Mixed Use Tequesta Terrace District) District) District) BACKGROUND In 2018, the Village Council approved a development for the subject site "Pelican Square". The approval included a Future Land Use map amendment, a rezoning, an alley abandonment, a plat and a site plan. The approved development was not build. The Mastroianni Family Headquarters, LLC has purchased the subject site to build their corporate offices. In March 2021, the Village received an application for a Special Exception Use, a Site Plan Review, and a re -plat to build a professional office building (Mastroianni Family Office). Per Village Code limitation of 5,000 square feet for office use, the Applicant is requesting a Special Exception Use (Business Service) to build a (4) story -story, 33,274 sq. ft. office building. The application includes a landscaping plan, one (1) monument sign, and other site improvements. II. STAFF ANALYSIS 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 2 Page 142 of 475 Agenda Item #13. 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 subject application is located on a vacant parcel fronting US Highway 1 in the M-U (Mixed Use Zoning District). Per Section 78-180 (i) (14), Business Services over 5,000 sq. ft. are considered Special Exception Uses in the M-U zoning district. The Applicant is requesting a Special Exception Use (Business Service) to build a four (4) story, 33,274 sq. ft. office building. The application includes a landscaping plan, one (1) monument sign, and other site improvements. With regard to the use of the proposed building please see the following analysis: Level One and Level Two are planned for a combination of a common area, building amenities, car display, memorabilia, and parking. The Owner is an avid classic car collector and proposes to utilize a portion of level two to house his collection. Level Three and Level Four include office space programed at 14,342.4 square feet of gross leasable area. The below table summarizes the use of the building per Gross Leasable Area (GLA) and the building Gross Floor Area: US Use Gross Leasable Area Gross Floor Area 111 Floor — Parking/Lobby Os.f. 1,713.2 s.f 2nd Floor — Common Area/Lobby Os.f. 13,032.8 s.f 3rd Floor — Prof. Office 9,186.6 s.f. 11,328.3 s.f 4th Floor — Prof. Office 5,155.8 s.f 7,199.8 s.f Total 14,342.4 s.f. 33,274.1 s.f. In terms of parking calculation, the Village code refers to gross leasable area as follows: Sec. 78- 705 (6). "(6) Business and professional service, except for financial institutions: One space per 300 square feet of gross leasable area." Per Sec. 78-4, the definition of Gross Leasable Area (GLA) "means the total floor area designed for tenant occupancy and exclusive use, including basements, mezzanines, and upper floors, if any, expressed in square feet and measured from the centerline of joint partitions and from outside wall faces. GLA is all that area on which the tenants pay rent; it is the area producing income, and is the square footage amount used by the village for determining required parking area. GLA includes all areas less common areas (see Common area)." Since the applicant is proposing 14,342.4 sq. ft. as Gross Leasable Area; then, the total amount of parking spaces required must be 48 parking spaces. Since the applicant is providing a total of 59 spaces; then, the amount of Gross Leasable Area can be increased to a total of 17,642.4 sq. ft. (an additional 3,300 sq. ft.). Staff is recommending conditions of approval to reflect the reauirement of number of Darkine spaces and Gross Leasable Area. 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, it will be heard the by Village Council for final site plan approval. The Site Plan Review process includes 3 Page 143 of 475 Agenda Item #13. compliance with zoning code, aesthetics considerations and overall compatibility with the surrounding. CRITERIA FOR GRANTING SPECIAL EXCEPTION Per Section 78-363 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. In compliance with Section 78-180 (i) (14) Special Exception Uses permitted in the Mixed -Use zoning district of the Village of Tequesta Code of Ordinances. The proposed use, professional office in excess of 5,000 square feet, is a permitted special exception use in the Mixed -Use district. 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 proposed use does not present a detriment to the established public health, safety, welfare, and moral standards. The proposed development is undergoing the Site Plan Review process, which includes a detail review by the Development Review Committee (DRC) including Fire Safety, Law Enforcement, Engineering, Building, Landscaping and Planning. 3. The use will not cause substantial injury to the value of other property in the neighborhood where it is to be located. The applicant is proposing an office building use that will not cause substantial injury to the value of other property in the neighborhood. 4. The use will be compatible with adjoining development and the proposed character of the district where it is to be located. The office building use will be compatible with the surrounding residential neighborhood. 5. Adequate landscaping and screening is provided as required in this chapter. The proposed development is undergoing the Site Plan Review process, which includes a detail review by the Development Review Committee (DRC) including Fire Safety, Law Enforcement, Engineering, Building, Landscaping and Planning. The proposed landscaping and screening will comply with the zoning code standards 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. The ingress and egress to the site have been designed to provide minimal interference with the adjacent roadway (access is provided on Canal and Inlet Courts as opposed to US Highway 1). Additionally, the proposed development provides for 59 spaces, which is 11 over the required 48 spaces per Village Code Sec. 78-705 (6). "(6) Business and professional service, except for financial institutions: One space per 300 square feet of gross leasable area." The applicant complies with the number of parking spaces required by the Village Code. 4 Page 144 of 475 Agenda Item #13. Since the applicant is proposing 14,342.4 sq. ft. as Gross Leasable Area, then, the total amount of parking spaces required must be 48 parking spaces. Since the applicant is providing a total of 59 spaces; then, the amount of Gross Leasable Area can be increased to a total of 17,642.4 sq. ft. (an additional 3,300 sq. ft.). Staff is recommending conditions of approval to reflect the requirement of number of parking spaces and Gross Leasable Area, 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 subject property is located in the Mixed -Use future land use district. The proposed professional office use complies with applicable goals, objectives, and policies within the Village's 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. The proposed development is undergoing the Site Plan Review process, which includes a detail review by the Development Review Committee (DRC) including Fire Safety, Law Enforcement, Engineering, Building, Landscaping and Planning. The ingress and egress to the proposed development will comply with Village codes in terms of traffic flow 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. The proposed development provides for 30 garage parking spaces and 29 surface parking spaces. Additionally, the proposed development provides for 59 spaces, which is 11 over the required 48 spaces per Village Code Sec. 78-705 (6). "(6) Business and professional service, except for financial institutions: One space per 300 square feet of gross leasable area." The applicant complies with the number of parking spaces required by the Village Code. With regard to the use of the proposed building, please see the following analysis: Level One and Level Two are planned for a combination of a common area, building amenities, car display, memorabilia, and parking. The Owner is an avid classic car collector and proposes to utilize a portion of level two to house his collection. Level Three and Level Four include office space programed at 14,342.4 square feet of gross leasable area. The below table summarizes the use of the building per Gross Leasable Area (GLA) and the building Gross Floor Area: 5 Page 145 of 475 Agenda Item #13. Use Gross Leasable Area Gross Floor Area 111 Floor — Parking/Lobby Os.f. 1,713.2 s.f 2nd Floor — Common Area/Lobby Os.f. 13,032.8 s.f 3rd Floor — Prof. Office 9,186.6 s.f. 11,328.3 s.f 4th Floor — Prof. Office 5,155.8 s.f 7,199.8 s.f Total 14,342.4 s.f. 33,274.1 s.f. In terms of parking calculation, the Village code refers to gross leasable area as follows: Sec. 78- 705 (6). "(6) Business and professional service, except for financial institutions: One space per 300 square feet of gross leasable area." Per Sec. 78-4 the definition of Gross Leasable Area (GLA) "means the total floor area designed for tenant occupancy and exclusive use, including basements, mezzanines, and upper floors, if any, expressed in square feet and measured from the centerline of joint partitions and from outside wall faces. GLA is all that area on which the tenants pay rent; it is the area producing income, and is the square footage amount used by the village for determining required parking area. GLA includes all areas less common areas (see Common area)." Since the applicant is proposing 14,342.4 sq. ft. as Gross Leasable Area; then, the total amount of parking spaces required must be 48 parking spaces. Since the applicant is providing a total of 59 spaces; then, the amount of Gross Leasable Area can be increased to a total of 17,642.4 sq. ft. (an additional 3,300 sq. ft.). Staff is recommending conditions of approval to reflect the requirement of number of parking spaces and Gross Leasable Area. 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 proposed use "Office Building" does not present a detriment to the established public health, safety, welfare, and moral standards. The proposed development is undergoing the Site Plan Review process which includes a detail review by the Development Review Committee (DRC) including Fire Safety, Law Enforcement, Engineering, Building, Landscaping and Planning. The proposed development "Office Building" does not generate Nuisance such as noise. odor. smoke. glare. electrical interference and/or mechanical vibrations. 5. Utilities, with reference to location, availability and compatibility. The proposed development will have the appropriate needed utilities. With the concurrent site plan request for this project, the applicant has requested confirmation of service availability letters from the applicable utility providers. 6. Screening and buffering, with reference, to type, dimensions, and character. The proposed development is undergoing the Site Plan Review process which includes a detail review by the Development Review Committee (DRC) including Fire Safety, Law Enforcement, Engineering, Building, Landscaping and Planning. The proposed landscaping and screening will be in compliance with the zoning code standards as required in this chapter. The development 0 Page 146 of 475 Agenda Item #13. will provide the required landscape buffers, as required by code, and will aid in creating a development that is cohesive within the US 1 corridor. 7. General compatibility with adjacent properties and other property in the district. The proposed development is considerate of the adjacent community to the east by placing the building closer to US-1. As the surface parking area is proposed for the area of, the property that abuts the adjacent residential, general compatibility will be attained. Moreover, the proposed walk that leads to US-1 will encourage users of the site to interact with the street, effectively creating a safe mechanism for pedestrian mobility. 8. Whether the change subjected is out of scale with the needs for the neighborhood or Village. The proposed use "Office Building" is in compliance with the Village needs and scale. 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. III. FINAL REMARKS 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 2, 2021. 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. 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, it will be heard the by Village Council. The Site Plan Review process includes compliance with zoning code, aesthetics considerations and compatibility with the surrounding. Since the applicant is proposing 14,342.4 sq. ft. as Gross Leasable Area; then, the total amount of parking spaces required must be 48 parking spaces. Since the applicant is providing a total of 59 spaces; then, the amount of Gross Leasable Area can be increased to a total of 17,642.4 sq. ft. (an additional 3,300 sq. ft.). Village Staff is recommending the following conditions of approval: 1. It is understood and agreed by the Applicant that this special exception use approval is limited to 14,342.4 square feet of Gross Leasable Area of Professional Office Space. Any future increase to this amount of Gross Leasable Area shall require the Applicant to apply for a modification of this special exception use approval subject to Village Council approval. 2. It is further understood and agreed by the Applicant that as approved, the site contains sufficient off-street parking to permit a modification to this special exception use approval of an additional 3,300 square feet of Gross Leasable Area of Professional Office Space. In the 7 Page 147 of 475 Agenda Item #13. event that more than 3,300 square feet of additional Gross Leasable Area is applied for in the future, the Applicant shall be required to obtain, in addition to a special exception use modification, accommodation for any required additional off-street parking. IV. EXISTING CONDITIONS 0 Page 148 of 475 - '� - �- ��, a ,-�. Agenda Item #13. VILLAGE OF TEQUESTA Department of Community Development 345 Tequesta Drive Tequesta, Florida 33469 Ph: 561-768-0451 / Fax: 561-768-0698 'WWWAequesta.org SPECIAL EXCEPTION USE APPLICATION ADMINISTRATIVE APPROVAL VILLAGE COUNCIL R Meeting Date: --------------------- DEPARTMENTAL USE ONLY Ck. # Fee: Intake Date: PROJECT # ----------------------- 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: Mastroianni Family Office PROJECT ADDRESS:691 US Highway 1, Tequesta, FL 33469 Applicant Name: M. Troy Holloway on behalf of Mastroianni Family Headquarters, LLC Applicant Address: 1907 Commerce Lane, Suite 101 Applicant Phone No:561-575-9557 Fax No:561-575-5260 Existing Use: Vacant Description of Special Exception Use: Cell No: E-Mail Address: troy@ 2gho.com/alec@ 2gho.com Proessional Office Use exceeding 5,000 sf in the Mixed Use Zoning District 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 provi y the applicant from the most recent tax roll information as provided by the county appraiser's office. The applicant must furnish an J ned by the person responsible for providing the list. Stamped, self-sealing envelopes with a Village of Tequesta return addres abel and the operty owner label is required. Note: this is not required for requests which are reviewed administratively by the Comm(inity Development irector. 7. 50ecial E c tion Use Ap lication Fee: ja) Viljg until: $50 .00 PLUS Application Review Fee of $300.00 = $800.00 b) Admi i r ive _vie _ by -Community Development Director: Application Review fee = $300.00 4,26.2021 Appli is 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 150 of 475 Agenda Item #13. Landscape Architects ■ Planners ■ Environmental Consultants GENTILE HOLLOWAY I O'MAHONEY&Asociates, Inc. Mastroianni Family Office Justification Statement Special Exception Village of Tequesta April 30, 2021 revised July 23, 2021 LA-0000530 George G. Gentile FA" M. Troy Holloway A" Emily M. o'Mahoney FASIA INTRODUCTION/REQUEST: On behalf of the Applicant, Mastroianni Family Headquarters, LLC, 2GHO, Inc. respectfully requests review and approval of the special exception application to develop an approximately 33,274 square foot (14,342 sf gross leasable area) professional office building for use as their corporate offices and headquarters. The subject property is 1.05 acres and has an existing future land use designation of Mixed Use, and a zoning designation of Mixed Use. Note, as the square footage of the intended office tenant area exceeds 5,000 square feet, a special exception request is required, consistent with Section 78-180 (Mixed Use Zoning District) of the Village's Zoning code. PROJECT OVERVIEW/JUSTIFICATION In 2018, the Village Council approved a Land Use and Rezoning from Commercial to Mixed Use for the subject property. However, due to extenuating circumstances with the current public health pandemic, the previous Owner could not bring the current approved site plan to reality. After diligent review of current market trends, Mastroianni Family Headquarters, LLC has purchased the property, and are proposing a signature office building for use as their corporate offices and headquarters. This use will meet consistency not only with the general purpose of the Mixed Use zoning district, but be compatible with the surrounding context of the existing US -1 commercial/urban corridor. Site Plan: The proposed development consists of a single structure situated on the 1.05 acre parcel. The site provides access from the north and south via Canal Court and Inlet Court. The four story structure meets all property development regulations within the mixed use zoning district, and does not require any variances or deviations from existing code standards. A unique feature is the extensive building common areas that will work in a synergy with a collection of classic cars and memorabilia and corporate operations. Cars will be brought up to the second floor by way of a car elevator located in the north-west portion of the proposed building. 1907 Commerce Lane, Suite 101 Jupiter, Florida 33458 561-575-9557 561-575-5260 Fax www.2gho.cum Page 151 of 475 Agenda Item #13. Mastroianni Family Residence Special Exception Request April 30, 2021 Revised. June 23, 2021 Page 2 of 5 The building design can be explained as follows: Level One and Level Two of the buildings are planned for a combination of a common area, building amenities, car display, memorabilia, and parking. The Owner is an avid classic car collector, and proposes to utilize a portion of level two to house his collection. Please note, and as shown in the chart below there is no Office GLA on level two. Level Three and Level Four will contain the corporate office components currently programed at 14,342.4 sf of gross leasable area. Gross Leasable Area vs. Gross Floor Area For convenience, please refer to the table below depicting gross leasable area vs gross floor area. This chart can also be found on the site plan. Use Gross Leasable Area Gross Floor Area 1 st Floor — Parking/Lobby Os.f. 1,713.2 s.f 2nd Floor — Common Area/Lobby Os.f. 13,032.8 s.f 3rd Floor — Prof. Office 9,186.6 s.f. 11,328.3 s.f 41" Floor — Prof. Office 5,155.8 s.f 7,199.8 s.f Total 14,342.4 s.f. 33,274.1 s.f. More detailed information regarding the technical requirements of the subject site development proposal have been included in the Site Plan Review application materials (submitted under separate cover). COMPATABILITY WITH SURROUNDING PROPERTIES: The site of the proposed development is situated in a commercial corridor on US Highway 1, approximately 535' south of County Line Road. Below is a chart showing the surrounding land use and zoning. Property Existing Zoning Existing Future Land Use Subject Property MU — Mixed Use Mixed Use Vacant North C-2, Community Commercial Commercial Baldino's Restaurant South C-2, Community Commercial Commercial (Avis/Budget Car Rentals East RS- Unincorporated Palm MR-5 Unincorporated Palm (Single Family Residential Beach County Beach Count West Mixed Use Mixed Use (Tequesta Trace) OWastroianni Family Office\Applications\Special Exception 202 1 \Application Mate rials\Justification Statement Special Exception.docx Page 152 of 475 Agenda Item #13. Mastroianni Family Residence Special Exception Request April 30, 2021 Revised. June 23, 2021 par7P 3 of .5 Special Exception for Professional Office over 5,000 square feet As previously stated, the proposed office use for a single tenant in excess of 5,000 square feet is designated as a Special Exception Use in the Mixed Use (M-U) zoning district. The required criteria, as stipulated in Section 78-363 is addressed below: 1. The proposed use is a permitted special exception use. Response: The proposed professional office use is a permitted special exception use as allowed by Section 78-180(i)(14). 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 proposed use does not present a detriment to the established public health, safety, welfare standards. The proposed development will not create a nuisance to the overall community, and is designed with proper planning ideals to promote a development considerate of the surrounding area. For example, the building is placed in an existing commercial corridor so will not be out of place or scale with the surrounding areas. Additionally, the building is placed closer to US 1, as opposed to the eastern side of the property near the residential. By doing this, the building with the proposed landscaping will provide sound attenuation and create a better situation for the residential community to the east. 3. The use will not cause substantial injury to the value of other property in the neighborhood where it is to be located. Response: The proposed use will positively affect the adjacent property values. The proposed development will improve a vacant parcel, adding an infill use that will aid in furthering efficient mobility in the already established US 1 commercial corridor. 4. The use will be compatible with adjoining development and the proposed character of the district where it is to be located. Response: The use will not pose any threat to the adjacent built areas of the community. 5. Adequate landscaping and screening is provided as required in this chapter. Response: Appropriate landscaping, consistent with the zoning code standards are provided for in the proposed development. 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 ingress and egress to the site have been designed to provide minimal impact to the adjacent roadway (access is provided on Canal and Inlet Courts). Additionally, the development provides for 59 spaces, 11 over the required 48 spaces. OWastroianni Family Office\Applications\Special Exception 202 1 \Application Mate rials\Justification Statement Special Exception.docx Page 153 of 475 Agenda Item #13. Mastroianni Family Residence Special Exception Request April 30, 2021 Revised. June 23, 2021 Page 4 of 5 Further, the Applicant will demonstrate compliance with the following requirements required for approval as listed in Section 78-364. Compliance with all elements of the village comprehensive plan. Response: The Owner's proposal supports the applicable goals, objectives, and policies within the Village's 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. Response: As shown on the site plan, the project will provide for appropriate sidewalk connections to encourage pedestrian mobility adjacent to the property. Also, the site is designed with proper turning radii for efficient vehicular circulation, inclusive of fire rescue trucks. 3. Off-street parking and loading area, where required, with particular attention to the items in subsection (2) of this section. Response: The required parking spaces are placed in an area that pose no adverse impact on vehicular circulation on the site. The proposed development provides for 30 garage parking spaces, and 29 surface parking spaces 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: There will be no nuisance factors presented with this project. The project is an infill development and will work in conjunction with the surrounding area. 5. Utilities, with reference to location, availability and compatibility. Response: The development will have the appropriate needed utilities. With the concurrent site plan request for this project the Owner as requested confirmation of service availability letters from the applicable utility providers. 6. Screening and buffering, with reference to type, dimensions and character. Response: The development will provide the required landscape buffers, as required by code, and will aid in creating a development that is cohesive within the US 1 corridor. The east property line will be adequately buffered to minimize any potential visual impacts with the adjacent single family residence. 7. General compatibility with adjacent properties and other property in the district. Response: The proposed development is considerate of the adjacent community to the east by placing the building closer to US-1. As the surface parking area is proposed for the area of the property that abuts the adjacent residential, general compatibility will be attained. Moreover, the proposed walk that leads to US-1 will encourage users of the site to interact with the street, effectively creating a safe mechanism for pedestrian mobility. OWastroianni Family Office\Applications\Special Exception 202 1 \Application Mate rials\Justification Statement Special Exception.docx Page 154 of 475 Agenda Item #13. Mastroianni Family Residence Special Exception Request April 30, 2021 Revised. June 23, 2021 Page 5 of 5 8. Whether the change suggested is out of scale with the needs of the neighborhood or the village. Response: This proposed office project is not out of scale with the surrounding properties, or Village. It is a well -designed development that will aid in further establishing the redesigned US -1 corridor. 9. Any special requirements set out in the schedule of site regulations in section 78-143 for the particular use involved. Response: As previous stated, all other requirements of the M-U zoning district are met, as shown in the site data on Sheet SP-1. CONCLUSION: To recap, the Owner is proposing a professional office building for corporate offices on a 1.05 acre property. As the proposed tenant area exceeds 5,000 square feet, the subject special exception application is filed. The Owners have been extremely diligent in working with Village staff, and the design team to ensure that the final product is sensitive and respectful to the existing community, and character of the area. The project remains consistent with particular elements of the Village Comprehensive Plan, and will not be a detriment to any goals, objectives, and policies. Additionally, the submitted site plan shows compliance with the M-U zoning district, and Special exception criteria. With the approval of this project, the Village of Tequesta will further their mission in establishing itself as a premier destination in northern Palm Beach County, and with that, Gentile Holloway O'Mahoney & Associates, Inc., respectfully request review and approval of the submitted application package. The project team at Gentile Holloway O'Mahoney & Associates, Inc. consists of George G. Gentile. FASLA, Ben Dolan, and Alec Dickerson. OWastroianni Family Office\Applications\Special Exception 202 1 \Application Mate rials\Justification Statement Special Exception.docx Page 155 of 475 Agenda Item #13. Landscape Architects ■ Planners ■ Environmental Consultants GENTILE HOLLOWAY I O'MAHONEY&Asociates, Inc. July 23, 2021 Nilsa Zacarias, AICP Village of Tequesta 345 Tequesta Drive Tequesta, FL 33469 RE: Mastroianni Family Office — SPR 1-21 Dear Ms. Zacarias: LA-0000530 George G. Gentile FA" M. Troy Holloway A" Emily M. O'Mahoney FASIA Pursuant to comments received from staff on July 15, 2021 based on a submittal of June 21, 2021 please accept this letter as a written response. Also, included with this letter is an updated site plan and building elevations depicting the proposal. For your convenience we have prepared our responses in bold. SPECIAL EXCEPTION USE APPLICATION — Nilsa Zacarias, AICP 1. Update justification statement that the second floor will not be leased based on the current parking configuration. Response: The second floor is common area/lobby, as shown on the proposed site plan. Please note, that the site has a surplus of 11 spaces, which allows the flexibility to lease any area based on what the parking will allow by code. 2. Consider deed restriction or development agreement to memorialize the second floor will not become leasable space (based on current parking) for the current owner or the building's successor. Applicant must select their determination (deed restriction or development agreement) with their resubnuttal. Response: Based on current parking there, is the potential to add approx. 3,300SF of additional Office GLA. Therefore, any recorded restriction or agreement against the property would be inappropriate and cause potential financing and title concerns affecting the viability of the project. As a result, the owner is not agreeable to any recorded document limiting the future use of the property. 3. Staff is recommending a condition of approval for the above comments. Response: Comment acknowledged. 4. Revise justification statement (first paragraph) to reflect the total gross area of the building (33,274 sf). Response: Comment acknowledged. Please refer to updated first paragraph which has been revised to state the total building square footage, with the total leasable square footage bolded in parenthesis. We appreciate staff s time in reviewing our responses. Should you have any additional questions, do not hesitate to contact us at 561-575-9557 Respectfully, 2GHO, Inc. eorge G. Gentile, PLA, FASLA Senior Partner 1907 Commerce Lane, Suite 101 Jupiter, Florida 33458 561-575-9557 561-575-5260 Fax www.:Zgho.com Page 156 of 475 Agenda Item #13. May 27, 2021 Village of Tequesta Department of Community Development 345 Tequesta Drive Tequesta, FL 33469 RE: Mastroianni Family Office To Whom It May Concern: This letter is to serve as permission for 2GHO, Inc. to act as the agent to prepare and submit documentation and attend all.meetings pertaining to the property as above des , as it;relates to all governmental applications to be filed within the Village of / �sta.� j Nicholas A. Mastroianni II, Authorized Signatory Print Name & Title STATE OF Q COUNTY OF C I hereby certify on the 1-ft day of JU tU , 2021, 41)1 h D 1 Q 1 p.! J d I `YG 1 Q h n 1 j[ personally appeared before me and produced identification, or is versonallv known to me, to be the person described herein and who executed the foregoing instrument. Witness my hand and official seal in the state and county, the day and year aforesaid. An� Jkt Nloole St qng0b t Notary public Not c State of Florida s 9102 Comm# HH072127 Commission Expires: Ja' j ql a as y FXplres 1V14/202, Page 157 of 475 Agenda Item #13. Prepared by and return to: Timoth K. Anderson Attorne t Law La i of Timothy K. Anderson 480 ood Drive Suite 5 561-744 File Numb 0-1060.141 Will Call No.: o [Space Above This Line For Recording Data] ® Warranty Deed RECORDED 03/19/2021 15 - 29.43 AM 1 a 45fj Y O00.00 Doc Stamp 10Y150.00 Palm Beach Count9 y Florida :Joseph AbruzzorC:lerl. P9s 122,3 - 1.224°s (2pss) This Warranty Deed de this 17th day of March, 2021 between 691 Tequesta, LLC, a Florida limited liability company whose post offidress is 3001 PGA Blvd. #305, Palm Beach Gardens, FL 33410, grantor, and Mastroianni Family Headquarters, LL „a -Delaware limited liability company whose post office address is 115 Front Street, Suite 300, Jupiter, FL 33477, gra e. (Whenever used herein the terms "gra x d "grantee" include all the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assign of Wrations, trusts and trustees) Witnesseth, that said grantor, for nsideration of the sum of TEN AND NO/100 DOLLARS ($10.00) and other good and valuable considerations to s ' ntor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the i rantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Palm Beach Corida to -wit: All of the Plat known as Pelican S e, according to the map or plat thereof as recorded in Plat Book 130, Page 1, Public Records o Beach County, Florida. Parcel Identification Number: 60-43-40--001-0000 and 60-43-40-30-58-002-0000 and 60-43-4 - 03-0000 and 60-43-40-30-58-004-0000 Subject to taxes for 2021 and subsequent years; covenants, conditions, restrictions, easements, reservations and limitations of record, if any. Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. To Have and to Hold, the same in fee simple forever. And the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee simple; that the grantor has good right and lawful authority to sell and convey said land; that the grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except taxes accruing subsequent to December 31, 2020. In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. DoubleTime® Page 158 of 475 Agenda Item #13. Book32299/Page1224 CFN#20210124467 Page 2 of 2 Signed, sealed and delivered in our presence: 691 Te uega, LLC, a Florida limited liability company By: James . ko, Manager State of Florida County of Palm Be The foregoing instrum`�it was acknowledged before. me by means of [X] physical res : ce or [j online notarization, this day of March, 202) ames J. Tufo, Manager of 691 Tequesta, L C, a Flo d' 1 ite d liability company, on behalf of the company, who [ is p onally known to me or [X] has produced iver's li nse s identification. [Notary Seal] �LU�-' Notary Public TIMOTHY K. V 06 7 Printed Name: %/► �� -� MY COMMISSION EXPIRES: Septembe D Bonded Thru Notary Public nd lets My Commission Expires: / O Warranty.Deed - Page 2 ublg Fage T�9 of 475 Agenda Item #13. 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