HomeMy WebLinkAboutDocumentation_Regular_Tab 12_1/13/2022Agenda Item #12.
Regular Council
STAFF MEMO
Meeting:
Staff Contact
Regular Council - Jan 13 2022
Nilsa Zacarias, Director of
Community Development
AL
Department: Community Development
SPR 01-21: Replat for the MASTROIANNI FAMILY HEADQUARTERS LLC - 691 N US Highway 1,
Tequesta FL 33469
SPR 01-21: Replat for the MASTROIANNI FAMILY HEADQUARTERS LLC - 691 N US Highway 1,
Tequesta FL 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.
Site Plan Review Justification 10.6.21
Plat Cover Letter
Village Attorney - final plat comments
Plat Review #5 Mastroianni Village of Teguesta
FPI Fmnil
Location Map
17-262PLATPG 1 ss
17-262PLATPG2
Page 303 of 488
Agenda Item #12.
Landscape Architects ■ Planners ■ Environmental Consultants LA•0000530
GENTILE HOLLDWAY i O'MAHONEY&AswciatN,Inc. George G. Gentile FASLA
M. Troy Holloway ASLA
Emily M. o'Mahoney FASIA
Mastroianni Family Office
Site Plan Review
Justification Statement
Village of Tequesta
April 30, 2021
revised October 6, 2021
REQUEST:
On behalf of the Owner, Mastroianni Family Headquarters, LLC, 2GHO, Inc. respectfully
requests review and approval of a site plan review application to allow for an approximately
33,274 square foot (14,342.4 square feet of gross leasable area), 4-story Professional Office
Building. 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 proposed
use 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. A special exception application
has been submitted concurrent with the subject site plan request, and was approved by Village
Council on August 12, 2021.
Conceptual Presentation:
On February 11, 2021, 2GHO, Inc. presented the Owner's proposal to the Village Council. The
feedback received was positive and as a result the Owner has refined the site plan and building
design to address many of the Village Council's comments.
Site History.
Through research of previous aerials, it appears that a portion of the site was occupied by a
medical office. The structure was eventually demolished providing for a clear site, which has
remained vacant for a number of years. In 2018, the Village Council approved an Alley
Abandonment, Land Use Amendment, Rezoning, and Site Plan for the Pelican Square
development.
PROJECT OVERVIEW
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 existing 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. The Owners believe that this use will meet consistency with not only
the general purpose of the Mixed Use zoning district, but be compatible with the surrounding
context of the existing commercial/urban corridor.
1907 Commerce Lane, Suite 101 Jupiter, Florida 33458 561-575-9557 561-575-5260 Fax www.2gho.cum
Page 304 of 488
Agenda Item #12.
Mastroianrri Family Office
April 30, 2021
rev. October 6, 2021
Page 2 of 5
REPLAT:
To create a seamless project, the applicant is requesting plat approval. The owner intends to
replat the property from its current approved configuration, to one that would yield the proposed
development. With this Site Plan Review application, a proposed plat document meeting the
requirements of Chapter 166 of the Florida Statutes has been provided for review.
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
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
SITE PLAN REVIEW:
Section 78-331 states that all permitted uses, development and redevelopment activities are
required to go through the Site Plan Review process. The submitted application package
contains all necessary documents as stipulated in the development application and zoning code.
The project scope is consistent with Section 78-180(a) of the Village's zoning code as it provides
for a use that is intended to be business/professional service. Orientation to and compatibility
with the adjacent neighborhood was a top consideration with the site design which will establish
a neighborhood identity and community focus. Further, the proposed project will provide for
proper traffic circulation, in addition to provide for the efficient movement of pedestrian and
bicycle traffic.
Site Plan Details:
The proposed development consists of a single building situated on the 1.05 acre parcel. The
site provides access from the north and south via Canal Court and Inlet Court.
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.
OAMastroianni Family Office\Applications\Site Plan 2021\Application Materials\Site Plan Review Justification 6.23.21.docx
Page 305 of 488
Agenda Item #12.
Mastroianrri Family Office
April 30, 2021
rev. October 6, 2021
Page 3 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.
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 information 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
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.
Justification:
The owner would like to stress that the proposed project will be an asset to the community for
years to come. The proposed development provides for the following:
➢ Consistency with the goals, objectives, and policies of the Village of Tequesta's
Comprehensive Plan set forth in the Mixed Use Land Use designation
➢ Consistency with applicable countywide land development regulations: The
Applicant has submitted a traffic study to Palm Beach County traffic division for their
review. Additionally, through this site plan review process, the Owner will seek
permits from the other applicable jurisdictional agencies;
➢ Designed to comply with all of the applicable provisions set forth in the Village
of Tequesta zoning code. The site plan has been designed appropriately to ensure
full compliance with the development regulations required within the Mixed Use
zoning district. 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.
➢ Compatibility with the existing character of the area;
➢ Insignificant impact on traffic, as shown on the submitted traffic statement prepared
by Simmons and White;
➢ Use of the existing facilities/infrastructure on site: holding to the true essence of
infill development. Prior to this submittal, we have requested confirmation of
OAMastroianni Family Office\Applications\Site Plan 2021\Application Materials\Site Plan Review Justification 6.23.21.docx
Page 306 of 488
Agenda Item #12.
Mastroianrri Family Office
April 30, 2021
rev. October 6, 2021
Page 4 of 5
availability of service letters from the applicable utility and service provider agencies
in the area. All confirmation letters will be forwarded to the Village upon receipt.
➢ Expected increase in property values in the adjacent areas, and stimulation of the
Village of Tequesta's tax base;
➢ Will not create any noise or visual pollution to the adjacent areas;
➢ Will provide pedestrian amenities on site;
➢ The proposed development will provide the necessary infrastructure to meet the
adopted level of standards;
Drainage:
The proposed drainage system for this project consists of exfiltration trenches in the parking lot.
The drainage positive outfall will be provided by bubble up near Canal Court. Please refer to
the submitted drainage statement for additional details.
Traffic:
Based on the submitted Traffic Report prepared by Simmons and White, Inc., the proposed
development has been estimated to generate 145 net trips per day, 36 net AM peak hour trips
and 15 Net PM peak hour trips. Based on a brief review of the links within the project's radius
of development influence reveals that the proposed project meets the requirements of the Palm
Beach County Traffic Performance Standards and no turn lanes are warranted or proposed.
Note a copy, of the submitted traffic report will be provided to Palm Beach County for their
review, and an approval letter will be sent to the Village upon receipt.
Parking:
For this development, the Owner is required to provide 48 spaces for 14,342.4 square feet of
development. Through the combination of garage and surface parking, the Owner is providing
59 spaces inclusive of 3 ADA accessible spaces, thus meeting the requirements of the Village
of Tequesta off-street parking code. Please note, all parking will be double striped, consistent
with code standards.
Architecture
The design inspiration reflects a distinctive transitional architecture utilizing the use of different
building materials. The building has been sited along the US 1 frontage and away from the rear
property line and nearby homes and has been designed with 4 sided elevations.
During the site plan review process, the Owner has continued to exercise diligence by
consistently reviewing design alternatives driven by the current market demand. As such, the
architectural plans have been modified to reflect the following:
- Removal of proposed cooling tower and screen enclosure from the roof;
- Adjusting of window sizes and head heights on all elevations;
- Addition of more glazing on the east and south elevations
OAMastroianni Family Office\Applications\Site Plan 2021\Application Materials\Site Plan Review Justification 6.23.21.docx
Page 307 of 488
Agenda Item #12.
Mastroianrri Family Office
April 30, 2021
rev. October 6, 2021
Page 5 of 5
Note, the above referenced changes are within the limits of the code, and no adverse impacts
are created.
Landscaping
The landscape plan is designed such that majority of the proposed landscape material is placed
adjacent to the building, in addition to the eastern property line. A point of emphasis is placed
on the west side of the building (that fronts US Highway 1). In this location several trees
consisting of date palms, and sabal palms are placed along the walk, which presents the
opportunity for a pleasing aesthetic view for pedestrians, and users of the building.
All Village of Tequesta landscape code is met or exceeded with this proposed development.
Conclusion
To recap, the Owner is proposing a Site Plan to allow a 33,274 square foot (14,342.4 square
feet of gross leasable area) professional office building.
Note, as the proposal is in excess of 5, 000 square feet, it is considered a Special Exception
within the Mixed Use Zoning District.
The owners have been extremely diligent in working with Village staff, and the design team to
ensure that the final product is sensitive and respectful to the existing community. This narrative
has demonstrated that the proposal is consistent with particular elements of the Village
Comprehensive Plan, and will be consistent with the goals, objectives, and policies.
Additionally, the submitted site plan shows full compliance with the proposed zoning district of
Mixed Use.
With the approval of this dynamic project, Tequesta will further their mission in establishing itself
as 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.
OAMastroianni Family Office\Applications\Site Plan 2021\Application Materials\Site Plan Review Justification 6.23.21.docx
Page 308 of 488
Agenda Item #12.
Landscape Architects ■ Planners ■ Environmental Consultants
GENTILE HOLLOWAY I OMMAHONEY&Asmxiates, Inc.
December 8, 2021
Nilsa Zacarias, AICP
Village of Tequesta
Community Development Department
345 Tequesta Drive
Tequesta, FL 33469
Re: Mastroianni Family Office: Replat of Pelican Square
Dear Nilsa,
LA-0000530
George G. Gentile FASLA
M. Troy Holloway ASLA
Emily M. o'Mahoney FASLA
Provided under cover is the revised plat document and responses for the Village's
consideration. As you are aware, this replat request is companion to a proposed site
plan which will allow for the development of an office building.
As it relates to the Village Attorney's comment regarding the abandonment of FPL
easements. Please note, that FPL is working with the Owner to determine any new
easements or abandonment of existing easements. New easements will be based off
any new and/or relocated facilities. Please see attached email from Trevor Buys,
Associate Engineer with FPL.
We appreciate the Village's efforts in reviewing the attached plat documents, and look
forward to attending the next available Village Council Meeting. Should you need any
additional information, do not hesitate to contact our office at 561.575.9557
Respectfully,
2GHO, Inc.
George G. Gentile, PLA, FASLA, LEED®AP, BD&C
Senior Partner
1907 Commerce Lane, Suite 101 Jupiter, Florida 33458 561-575-9557 561-575-5260 Fax www.2gho.com
Page 309 of 488
Agenda Item #12.
Lance Lilly
From: Mitty Barnard <mitty@davislawteam.com>
Sent: Wednesday, December 15, 2021 12:48 PM
To: Lance Lilly
Cc: Nilsa Zacarias
Subject: [EXTERNAL] RE: MFO - Plat Resub
"This Email was sent from an external source. Please be mindful of its content'
Lance,
Please advise the applicant that a condition of approval will be placed on the Site Plan and/or Final Plat approval to
require the applicant have the following easements terminated/abandoned by FPL:
o FPL Easement (ORB 15909/1690) not depicted on plat but no record of termination
o FPL Easement (ORB 15909/1692) not depicted on plat but no record of termination
o FPL Easement (ORB 15909/1694) not depicted on plat but no record of termination
o FPL Easement (ORB 15909/1696) not depicted on plat but no record of termination
Otherwise, I do not have any additional comments on the revised plat.
Thank you,
Amity R. Barnard, Esquire
Associate Attorney
DAv is &
AssociAl-B.M.
701 Northpoint Parkway, Suite 205
West Palm Beach, Florida 33407
Tel: (561) 586-7116, Ext. 110
Fax: (561) 586-9611
Email: mitts@davislawteam.com
1 offindaIe-Hu6belP
Incoming a -mails are filtered which may delay receipt. This e-mail is personal to the named recipient(s) and may be privileged and confidential. If you are not the
intended recipient, you received this in error. If so, any review, dissemination, or copying of this e-mail is prohibited. Please notify us immediately by e-mail and
delete the original message.
Page 310 of 488
Agenda Item #12.
E e ac
surveying 8. mapping inc.
112 N. U.S. Highway No. 1
Tequesta, FL. 33469
Phone: (SB1)746-846-8424
Business License: LB# 8130
Email: Mcealegacypsm.com
December 14, 2021
Village of Tequesta
Community Development Dept.
357 Tequesta Dr.
Tequesta, FL 33469
Re: Plat Review #5 for "Mastroianni Family Office"
To whom it may concern:
I have reviewed the above referenced plat and find that it is in compliance with Chapter
177 Florida Statutes and the general development code of the Village of Tequesta for
plat preparation.
If I can be of further assistance, please do not hesitate to call.
Yours trul ,
//
Gre T Tucker
ri a Registration No. 6147
Page 311 of 488
Agenda Item #12.
From:
Alec Dickerson
To:
Alec Dickerson
Subject:
FW: Mastroianni Number 4
Date:
Wednesday, December 08, 2021 1:12:37 PM
Attachments:
imaQe002.onQ
imaae003.png
From: Buys, Trevor [ma ilto:Trevor.Buys@fpl.com]
Sent: Wednesday, December 08, 2021 6:56 AM
To: George Gentile <george@2gho.com>; Joseph Campione <joseph@acdofsouthflorida.com>; Ronald Stotler
<ron@magellansurveying.com>
Cc: Paul Angelo <paul@acdofsouthflorida.com>; Jennifer Dennis <jen@magellansurveying.com>; Alec
Dickerson <alec@2gho.com>; Dara Hays <Dara@usifund.com>; Troy Holloway <troy@2gho.com>; John
Iravani <john@jhiinc.com>
Subject: RE: Mastroianni Number 4
George,
FPL will be working with the customer/developer of this project for any easement abandonments or new
easements needed. The new easements will be based off any new or relocated facilities.
Thanks,
Trevor Buys
Associate Engineer
West Palm Service Planning
810 Charlotte Ave
West Palm Beach, FL 33401
(561) 267-5266
Link to FPL's Electrical Service Standards: httDs://www.fDl.com/oartner/builders/service-standards.html
Visit the new FPL Project Portal at FPL. can/construction to manage your FPL Residential and Commercial construction
projects. Get information on construction services and project types, apply for your construction project, track project
milestones, manage your project team and more.
Feet free to contact my Engineer Lead Jorge Sanchez I iorgeJ.sanchezCa fp1.com I S61-616-1612
0
FPL
From: George Gentile <george(d)2gho.com>
Sent: Tuesday, December 7, 2021 3:59 PM
To: Buys, Trevor <Trevor.Buys6Dfpl.com>; Joseph Campione<ioseph(@acdofsouthflorida.com>; Ronald Stotler
< ro n (@ m a ge I I a n s u rveyi n g. co m >
Cc: Paul Angelo <paul(@acdofsouthflorida.com>; Jennifer Dennis <ienPmagellansurveying.com>; Alec
Dickerson <alecP2gho.com>; Dara Hays <Dara(@usifund.com>; Troy Holloway <troy(@2gho.com>; John
Iravani <iohn(@ihiinc.com>
Subject: RE: Mastroianni Number 4
Trevor
Page 312 of 488
Agenda Item #12.
As you know we are re -platting the property and will be providing FPL with new easements based on the
relocation of FPL facilities on the site due to the proposed building construction. The Village of Tequesta is
looking for a statement (email is fine) just indicating that FPL will work with the developer to terminate the
old easements once the new easements for FPL are approved and shown on the plat. The site plan will have a
condition that the project will need to abandon, with FPL the old easements prior to either issuance of a
building permit or prior to a certificate of occupancy. We need just a simple statement as that for our re -
submittal to the Village to stay on the Council agenda for the next meeting.
Thank you for your help. Feel free to call me to discuss.
George G. Gentile
Sr. Partner, FASLA, PLA, LEED°AP, BD&C
Cell: 561-718-4320
George(cD2gho.com
___2GH0
Landscape Architects ; Planners ; Environmental Consultants
1907 Commerce Lane, Suite 101 Jupiter, Florida 33458 561-575-9557 x101
The information contained in this transmission may contain privileged and confidential information. It is intended only for the use of the person(s)
named above. If you are not the intended recipient, you are hereby notified that any review, dissemination, distribution or duplication of this
communication is strictly prohibited. If you are not the intended recipient, please contact the sender by reply email and destroy all copies of the
original message.
All attached drawings, specifications and other documents, including those in electronic form, prepared by the consultant and the Consultants Sub -
consultants are Instruments of Service for use exclusively to this Project. The Consultant and the Consultants Sub -consultants shall be deemed the
authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including
copyrights.
From: Buys, Trevor [ma ilto:Trevor.Buys(@fpl. com]
Sent: Tuesday, December 07, 2021 3:25 PM
To: Joseph Campione<ioseph(@acdofsouthflorida.com>; Ronald Stotler <ron(@magellansurveying.com>
Cc: Paul Angelo <paulPacdofsouthflorida.com>; Jennifer Dennis <jen(@magellansurveying.com>; Alec
Dickerson <alec(@2gho.com>; George Gentile <george(@2gho.com>; Dara Hays <Dara(@usifund.com>; Troy
Holloway <troy(cD2gho.com>; John Iravani <iohn(cDihiinc.com>
Subject: RE: Mastroianni Number 4
Good afternoon,
Once we confirm all locations of new facilities and there is a survey we can move forward with any easement
abandonment(s) needed. We cannot abandon platted easements there is a process to allow building to be
done in a platted easement.
Below is what we would end up needing to abandon any easements in the future.
Page 313 of 488
Agenda Item #12.
FPL receives the following:
a. A copy of the easement that is to be released.
b. A survey showing the property, easement. and FPL facilities within the
easerent. If the FPL facilities are underground. then FPL % ill obtain the record
drawings.
c. A written request for the release or vacating of the easement along with the
reason for the request. This request should include the narne and address of the
company or person responsible for any charges incurred.
d. Payment of the S150.00 processing fee (payment by check only)
Custorner agrees to and pays for the relocation or removal of any facilities in the
easement to a new location prior to the work being performed.
Custorner describes and records, at no cost to FPL. the replacement easement at the
location of the new facilities prior to the work being performed.
If only a portion of the FPL Easement is be released or vacated; attach a legal description
of the portion to be released.
Thanks,
Trevor Buys
Associate Engineer
West Palm Service Planning
8io Charlotte Ave
West Palm Beach, FL 33401
(561) 267-5266
Link to FPL's Electrical Service Standards: httos://www.fol.com/oartner/builders/service-standards.html
Visit the new FPL Project Portal at FPL. cour/construction to manage your FPL Residential and Commercial construction
projects. Get information on construction services and project types, apply for your construction project, track project
milestones, manage your project team and more.
Feel free to contact my Engineer Lead Jorge Sanchez I iorge.i.sanchezPfp1.com 1 561-616-1612
0
FPL.
Page 314 of 488
Agenda Item #12.
Mastroianni Family Office
Tequesta, Florida
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