HomeMy WebLinkAboutDocumentation_Planning and Zoning_Tab 02_7/17/2025 Agenda Item #2.
Planning and Zoning Board
STAFF MEMO x
Meeting: Planning and Zoning Board - Jul 17 2025
Staff Contact: Meghan Wyble Department: Community Development
SPM03-25 Application from Jebccore Tequesta, LLC for a Site Plan Modification for new exterior on
existing 6,099 square foot building in the MU Zoning District.
Jebcore Tequesta, LLC has submitted for a site plan modification for exterior modifications for 150
Tequesta Drive. The existing 6,099 square foot building is proposed to be utilized by Heartland Dental
in a 3,499 square foot bay, and Chiptole in a 2,600 square foot bay.
Further detail can be found in the attached staff report and supporting documentation.
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.
BUDGET • - •
BUDGET AMOUNT n/a AMOUNT AVAILABLE n/a EXPENDITURE AMOUNT: n/a
FUNDING SOURCES: n/a IS THIS A PIGGYBACK:
❑ Yes ❑ N/A
DID YOU OBTAIN 3 QUOTES?
❑ Yes ❑ N/A
COMMENTS/EXPLANATION ON SELECTIONn/a
ATTACHMENTS: 91
150 Tequesta Drive Staff Report
Site Plan Application
150 Tequesta Drive SP-SE Narrative
Site Plan
Landscape and Tree Disposition Plans
Architecture
Drainage Statement
Shared Parking Statement
Page 15 of 73
Agenda Item #2.
Boundary Survey
Traffic Statement
Palm Beach County Traffic Approval
Page 16 of 73
Agenda Item #2.
" 1
VILLAGE OF TEQUESTA
3 Department of Community Development
Staff Report— Planning and Zoning Board -July 17, 2025
1. Petition Description
Applicant: 2GHO
Owner: Jebccore Tequesta, LLC
Request: Site Plan Modification (SPM)
SPM03-25 Application from Jebccore Tequesta, LLC for a Site Plan
Modification for new exterior on existing 6,099 square foot building in
the MU Zoning District.
Location: 150 Tequesta Drive, Tequesta FL 33469
PC N: 60-43-40-30-52-000-0010
2. LOCATION MAP
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Department of Community Development
Agenda Item #2.
3. PETITION FACTS
A. Total Gross Site Area: 60,984 Sq. Ft. (1.40 Acres)
B. Total Building Footprint Area: 6,099 Sq. Ft.
4. LAND USE AND ZONING
EXISITING LAND USE FUTURE LAND USE ZONING
SUBJECT PROPERTY Mixed Use (MU) Mixed Use (MU) MU
(Mixed Use)
North Mixed Use (MU) Mixed Use (MU) MU
Shell Gas (Mixed Use)
Station/Tequesta Cay
South Mixed Use (MU) Mixed Use (MU) MU
CVS (Mixed Use)
East Commercial (C-2) Commercial (C-2) C-2
Village Square Plaza (Community
Commercial District)
West Mixed Use (MU) Mixed Use (MU) MU
One Main Street (Mixed Use)
5. BACKGROUND AND PROPOSED PROJECT
The subject property is a 6,099 sf former banking facility constructed in 2004, featuring a
covered three-lane drive-through on the South side of the building. The bank ceased operations
at this location in 2022, and the building has remained vacant since. In 2024, Code Compliance
issued a Notice of Violation for property maintenance (Case No. E2400067).
Located in the Mixed-Use District, the site is appropriately zoned for the proposed 3,499 sf
medical office use. The adjoining 2,600 sf fast-food use requires a Special Exception and must
meet additional criteria; related to location restrictions, stacking requirements, bypass lanes,
and enhanced landscaping. The Special Exception (SEU01-25) application is currently pending
and is being reviewed concurrently with the Site Plan (SPM03-25). The Village code does not
currently grant the Planning and Zoning Board review and recommendation powers for Special
Exception's. The Village Council will review the Special Exception at the same time as they
review the site plan application.
Department of Community Development pg. 2
Agenda Item #2.
The applicant proposes a dual-use redevelopment: a 3,499 sf medical office plus a 2,600 sf
Chipotle fast-food restaurant with a "Chipotlane" mobile-order pickup window. This model
allows patrons to order and pay via the app or website and pick up without leaving their
vehicles. The applicant claims that this streamlined process will improve circulation, reduce
wait times, and minimize stacking issues. No dedicated parking spaces are allocated for drive-
through pickups.
No additional square footage is proposed, and the covered drive-through area will be reduced.
The provided Shared Parking Analysis—allowed by 78-707 (d)—indicates peak parking demand
from 6:00 pm to midnight on weekdays and requires 62 spaces. The site currently offers 79
spaces. There is a recorded shared parking agreement of 12 spaces with adjacent properties.
Even if all 12 shared spaces are occupied, the site, with the proposed uses, remains over-parked
by 5 spaces based on the shared parking analysis.
A minor adjustment to the parking lot traffic pattern is proposed, which includes a reduction of
the existing three-lane drive-through. This modification reconfigures access to add parking on
the south side of the site and reduces the number of drive aisles extending eastward to US 1.
Site ingress and egress remain unchanged, and emergency services access is unaffected. The
applicant does not propose any increase to impervious surface area, the building square
footage will remain unchanged, and the building footprint reduced with the removal of the
covered drive through lanes. The location of the garbage enclosure will remain the same and
will continue to be screened from public view. The building will be outfitted with exterior
lighting, and the on-site light poles will be repaired.
The property sits at the southeast corner of US Highway 1 and Tequesta Drive, adjacent to the
Village of Tequesta entry sign. To acknowledge this prominent gateway location, the applicant
proposes enhanced landscaping exceeding the minimum 25% requirement. During the
Development Review Committee (DRC) meeting, Public Works noted that the existing
perimeter concrete wall and entry sign need cleaning and renovation. The applicant has agreed
to pressure wash the wall, repair spalling, and paint as needed.
Previous conceptual presentations were made to the Village Council, and feedback from those
sessions havebeen incorporated into this current proposal. The new elevations feature a coastal
color palette, louvered shutters, and decorative aluminum panels. An outdoor seating area
complements the aesthetic, including matching furniture colors. The applicant provided
Chipotlane Operations Study addresses earlier concerns about drive-through stacking: by
shifting ordering and payment online, car line wait times are reduced and stacking impacts are
minimized.
In line with the Village of Tequesta's Architectural Design guidelines, the applicant proposes an
updated seam metal roof, and laser cut, geometric decorative panels on the exterior of the
building. The color pallet of muted whites paired with the Aberdeen Green accent color,
Department of Community Development
Agenda Item #2.
louvered shutters, exposed brackets and rafter tails lend themselves towards a coastal feel. The
combination of these architectural styles allows for an elevated coastal concept.
Properties surrounding the subject site are dated and reflective of the Mediterranean style
common to when they were constructed. The proposed architecture provides an update to the
corner and the selected colors provide for a sense of cohesiveness. Tequesta Cay, the office
building to the northwest of the subject site also uses the cool blue and green tones that 150
Tequesta Drive uses in their accents.
6. PROPOSED RENDERING
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Figure 1: Proposed Elevations and Colors
Department of Community Development
Agenda Item #2.
7. CURRENT SITE
-71IN ..M ...
ANN—
Figure 2:Current Site
8. SITE PLAN REVIEW
The applicant's request to modify the existing site triggers a site plan review in accordance with
Section 78-335. Under this section, the Planning & Zoning Board submits an advisory
recommendation to the Village Council for applications where it does not have final
decision-making authority. The Village Council reviews all applications over which it does hold
final jurisdiction—and must make its decision in accordance with Section 22-82.
Therefore, for this project:
• The Planning & Zoning Board will review the proposed site plan and apply the applicable
general requirements in accordance with Section 22-82.
• The Board will formulate and deliver its recommendation to the Village Council.
• The Village Council will then consider both the Board's recommendation and the site plan
details before issuing the final decision.
Department of Community Development
Page 21 of 73
Agenda Item #2.
The Planning and Zoning Board shall apply the following general requirements and provide their
recommendations as set forth in Section 22-82:
"The general requirements are minimum aesthetic standards for all site development,
buildings, structures, or alterations within the village except in districts R-1A and R-1. It is
required that site development, buildings or alterations, with the sole exception of districts R-
1A and R-1, show proper design concept, express honest design construction and be
appropriate to the surroundings." The below code sections are relevant criteria to this
application.
(1) Harmony with other buildings. Buildings or structures which are a part of a present or future
group or complex shall have a unity of character and design, and a relationship of forms, and
the use, texture and color of materials shall be such as to create an harmonious whole. When
the area involved forms an integral part of, is immediately adjacent to or otherwise clearly
affects the future of any established section of the village, the design and location on the site
shall enhance rather than detract from the character, value, and attractiveness of the
surroundings.
(2) Harmony with surroundings. Buildings or structures located along strips of land or on single
sites and not a part of a unified multibuilding complex shall strive to achieve visual harmony
with the surroundings. If they are built in undeveloped areas, the three primary requirements
shall be met: express honest design construction, show proper design concepts, and be
appropriate to the village.
(3) Facades. All facades visible to public or adjacent property shall be designed to create a
harmonious whole. Materials shall express their function clearly and not appear as a material
foreign to the rest of the building.
(4) Methods of harmonious design. It is not to be inferred that buildings must look alike or be
of the same style to be harmonious. Harmony can be achieved through the proper
consideration of proportions, site planning, landscaping, materials and color.
Department of Community Development
Agenda Item #2.
(5) Advertisements on buildings. Buildings which are of symbolic design for reasons of
advertising and are not compatible to the atmosphere of the village shall not be approved.
Symbols attached to the buildings will not be allowed unless they are secondary in appearance
to the building and landscape and are an aesthetic asset to the project and neighborhood.
(7) Inappropriate building styles. Buildings of a style or style type foreign to South Florida
and/or its climate will not be allowed. It is also to be understood that buildings, even though
they have a historical significance to South Florida, that do not conform to the existing or to
the evolving atmosphere of the village will not be approved.
(8) Garish design. Building surfaces, walls and roofs that are considered garish by the board will
be denied approval.
(9) Takeout and pickup windows. Takeout or pickup windows of retail or wholesale
establishments shall not be located on a building facade that faces a public right-of-way, unless
they are designed in such a manner as to be an aesthetic asset to the building and
neighborhood.
(10) Exterior forms. All exterior forms, attached or not attached to buildings, shall be in
conformity to and secondary to the building. They shall be an asset both to the aesthetics of
the site and to the neighborhood.
(13) Use of symbolic colors; exterior storage and display of merchandise. The following are
added criteria that pertain to but are not limited to gasoline stations. Symbolic colors of the
exterior facades or roofs may not be used unless they are harmonious with the atmosphere of
the neighborhood. For example, royal blue, which symbolizes a brand of gasoline and other
establishments, would not be acceptable in most cases. Exterior display of goods for sale or
those designating a service will not be allowed, except that a gasoline station's display of goods
and tools of a service may be displayed on the pump island, provided that the island is not
considered by the board to be enlarged to take advantage of this provision, and provided that
the goods and tools be such that they can be used or installed at the island. For example, an oil
Department of Community Development pg.
Agenda Item #2.
rack is acceptable, but a tire display is not. Areas used to store materials such as mufflers,tires,
packing crates or cases, refuse and garbage shall be screened from adjacent property and from
the public view.
9. FINAL REMARKS
This development application met the requirements set of Section 78-334 (Notice of Hearing).
The notice of hearing was advertised online at the Public Notice website on June 25, 2025. Per
Village Code Section 78-334, the Applicant posted the subject property with a public notice
sign.
If the Planning and Zoning Board finds that the proposed site plan is consistent with the
standards within Section 22-82, it shall provide an approval for recommendation to the Village
Council.
Proposed Condition of Approval
1. Prior to issuance of the Certificate of Occupancy, the applicant shall pressure wash the
wall along Tequesta Drive, repair spalling, and paint to match the adjacent Village of
Tequesta sign.
Department of Community Development
Page 24 of 73
Agenda Item #2.
------------------------
VILLAGE OF TEQUESTA
i DEPARTMENTAL USE ONLY �
;
Department of Community Development Ck.#Fee Paid:
345 Tequesta Drive Intake Date:
-_ Tequesta,Florida 33469
Ph:561-768-0451/Pay:561-768-0698 PROJECT#: i
www.tequesta.org ,
-----------------------
APPLICATION FOR SITE PLAN REVIEW
DRC ❑
PLANNING &ZONING BOARD n Meeting Date:
VILLAGE COUNCIL FiMeeting Date:
INSTRUCTIONS TO APPLICANTS:
1. Please complete all sections of this application.if not applicable,indicate with N/A.
2. Provide all required documents as shown on the attached checklist. If not applicable,indicate with N/A.
All construction, additions, and/or alterations within the Village, except in districts R-1A and R-1, must be reviewed by the Planning&
Zoning Board. The Planning&Zoning Board meets the third Thursday of every month at 5:30 p.m.,as needed in the Village Hall Council
Chambers,345 Tequesta Drive. The applicant will be informed by letter of their scheduled meeting date. The Planning and Zoning Board
shall have general authority as outlined in Sec.22.53. After review and recommendation by the Planning&Zoning Board, applications
will be heard by the Village Council for final approval. The Village Council meets regularly on the second Thursday of every month at
6:00p.m.,in the Village Hall Council Chambers.
I. PROJECT DESCRIPTION&OWNER/AGENT INFORMATION
PROJECT NAME: 150 Tequesta Drive
PROJECT ADDRESS: 150 Tequesta Drive,Tequesta, FL 33469
DESCRIPTION OF PROJECT: Site Plan Amendment/Special Exception Application to convert the existing vacant bank
building from office to medical office and fast-food restaurant
Property Control Number(PCN), List additional on a separate sheet: 60-43-40-30-52-000-0010
Estimated project cost: t$1,000,000
Property Owner(s) of Record: JEBCCORE TEQUESTA LLC
Address: 1858 RINGLING BLVD
Phone No.: Fax No.: E-mail Address:
Applicant/Agent(if other than owner complete consent section on page 3):
Name: 2GH0, Inc. M.Troy Holloway, PLA/Alec Dickerson
Address: 1907 Commerce Lane, Suite 101,Jupiter FI, 33458
Phone No.: 561-575-9557 Fax No.: 561-575-5260 E-mail Address:Troy@2gho.com/Alec@2gho.com
1
Page 25 of 73
Agenda Item #2.
II. LAND USE&ZONING
A) ZONING DESIGNATION Mixed Use B) FUTURE LAND USE DESIGNATION Mixed Use
C) Existing Use(s) Vacant Bank
D) Proposed Use(s),as applicable
Medical Office/Fast-Food Restaurant
III. ADJACENT PROPERTIES
Name of Business/ Land Use Zoning Existing Use(s) �_P_p
roved Use(s)
Subdivision Designation Designation
------...................... — --------------------------------------- --------------
NORTH ;Tequesta Cay +Mixed Use Mixed Use -Med/Personal Svs. ;Same
SOUTH CVS Mixed Use Mixed Use Retail Pharm Same
-------------- ----------------
-------------------•--•----•-•----.---• ----------------
EAST !Village Square Commercial lCommercial Shops/Restaurants !Same
..................... .--------------------------------- ---•--•-----...--•---••--•-•----•••---• -
WEST JMZ Tequesta Prop Mixed Use Mixed Use Gym/Restaurants Same
-IV. APPLICANT'S STATEMENT OF JUSTIFICATION
Provide a statement of use from the applicant that the submitted site plan is consistent with the goals, objectives, and
all other provisions of the village comprehensive development plan, and further that the projected use is specifically
authorized by development ordinances and regulations. The statement shall include, but not be limited to, specific
references to those sections of the comprehensive plan relating to the proposed development. Attach additional sheets
if necessary.
See submitted justification statement
2
Page 26 of 73
Agenda Item #2.
V. OWNER/APPLICANT ACKNOWLEDGEMENT AND CONSENT
Consent statement(to be completed if owner is using an agent)
I/we, the owners, hereby give consent to 2GHO, Inc. to act on my/our
behalf to submit this application, all required material and documents, and attend and represent me/us at all meetings
and public hearings pertaining to the application and property I/we own described in the application.
By signing this document, I/we affirm that I/we understand and will comply with the provisions and regulations of the
Village of Tequesta, Florida Code of Ordinances. I/we further certify that all of the information contained in this
application and all the documentation submitted is true to the best of my/our knowledge.
JEBCCORE TEQUESTA LLC 2GHO, Inc. M.Troy Holloway, Principal
Owner's Name(please print) Applicant/Agent's Na (please print)
0SG q ` Y
qWt1f\_
Owner's Signature Applicant/Agen ignat re
9/24/2024 9/24/2024
Date Date
VI. APPLICATION FEES
(1) Pre-application meeting. A pre-application submittal meeting shall be held with the owner and/or
applicant and his/her design team and the community development director and his/her development
staff.
FEE:A$300.00 fee applies.
(2) Review by the Development Review Committee(DRQ. The Community Development Director or designee
shall submit such application for departmental staff and consultant review within 30 days of receipt of a
completed application.
FEE:a$400.00 fee applies.
(3) Review by the Planning and Zoning Board.The Community Development Director or designee shall submit
such application for Planning and Zoning Board review within 45 days of receipt of a completed application.
FEE:a $300.00 fee(final approval) OR a $500.00 fee(recommendation to Village Council) applies
(4) Review by Village Council. Within 45 days of review by the Planning and Zoning Board, the Community
Development Director or designee shall then submit such application, including the recommendations of
the Planning and Zoning Board,for Village Council review.
FEE:a$300.00 fee plus an additional fee based on the estimated cost of work applies.
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 appl' e' ing duled fora public hearing requiring notice.
Owner's Signature to A dge
3
Page 27 of 73
Agenda Item #2.
VII.APPLICATION SUBMITTAL REQUIREMENTS AND REVIEW PROCESS
The applicant will submit to the Village of Tequesta Department of Community Development the following
documents for review by the Development Review Committee (DRC), forty-five business (45) days prior to the
meeting date:
1) Seven(7)11x17 sets and Three(3)full size sets of professionally prepared site plans showing all existing and
proposed structures, setbacks, parking and loading layout, ingress and egress, sidewalks and walkways, exterior
lighting layout, dimensions of street frontages,property lines and all signage.
2) Fourteen (14) 11x17 sets and Two (2) full size sets of Landscaping Plans in accordance with Village of
Tequesta Code of Ordinances, Division IV, Landscaping.
3) Fourteen (14)11x17 sets of multi-dimensional color renderings and/or photographs are to be provided. The
Planning &Zoning Board requires an exact rendering of the proposed modification, construction or addition. Color
photographs or prints.as close to the actual colors to be used must be supplied. Since color printers often do not
display the correct color, it is recommended that samples of the paint chips, as well as a sample of the support
materials(i.e.,canvas, wood, metal, etc.)be provided.
4) One(1)CD disk with PDF files including the completed application.
5) Any other documents,maps,photographs,or drawings that may help clarify the position of the applicant.
NOTE. All renderings,models,drawings,photos,etc.,will become the property of the Village of Tequesta.
Pre-application meeting
APPLICATION SUBMITTAL DEADLINE
Deadline is 45 business days prior to P&Z Meeting date
DRC Meeting
Held within 2 weeks of application
submittal
1
DRC comments provided to Applicant
within 1 week of DRC meeting
1
11�
Re-submit application Planning&Zoning Board Meeting—
Deadline is 2 weeks following receipt of ► recommend approval
DRC comments (3rd Thursday of each month)
1
Village Council Meeting—final approval
(2"d Thursday of each month)
Page 28 of 73
Agenda Item #2.
Vill. SITE PLAN REVIEW APPLICATION SUBMITTAL CHECKLIST
GENERAL
(1) A completed application signed by owner, agent/applicant. Authorization must be attached if applicant
is other than owner.
(2) Required application fees.
(3) Statements of unity of title,warranty deed,or purchase contract of the subject property.
(4) General location map, showing relation of the site for which site plan approval is sought to major
streets, schools, existing utilities, shopping areas, important physical features in and adjoining the
project, and the like.
(5) A recent aerial photograph of the site.
SURVEY
(1) A signed and sealed boundary survey(not more than one year old) and legal description of the property,
including any and all easements of record as well as existing topographical conditions of the site.
(2) Existing streets and roadway improvements (medians, driveways, signage, etc.) and existing structures
within 100'of the project boundary.
(3) Existing utilities within 100'of the project boundary.
(4) Existing trees identified by caliper and species.
SITE PLAN
(1) A site plan containing the title of the project and names of the architect, engineer, project planner
and/or developer, date, and north arrow, and based on an exact survey of the property drawn to a scale
of sufficient size to show:
a. Boundaries of the project, any existing streets, buildings, watercourses, easements, section lines,
and water and sewer lines, well and septic tank locations, and other existing important physical
features on the site and on property adjacent to the site.
b. Tabular project data to include:
Total gross site area in acres&square feet 1.40 Acres, 60,810 s.f.
Total number of units(multi-family) 'NA —
---------- -----
Total square feet of each primary structure 6,099 s.f.
Total square feet of accessory structures ;NA
Total footprint of each building in sq ft&% 6,099 s.f. , 10.03%
Overall mean building height&number of stories ;1 Floor
Finished floor elevation for all structures �� —
Total project density in units per acres,if applicable (NA
Total proposed off-street parking spaces 179
____..._.__------- — -•-------------
Height and location of proposed fences and/or walls _
Proposed drive aisle width j 25' W
Proposed sidewalk width --���— 5'-7' --
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Page 29 of 73
Agenda Item #2.
c. Provide site data and setbacks:
i Lot coverage ; Impervious area Open space area
TOTAL SQ FT -- u 15,549 s.f 143,328 s.f. 17,482 s.f.
PERCENT(%)OF SITE '10.8% 71.3% 128.7%
Front Side Side I Rear
---- - --- - ----' T----------Primarystructure ;98.9' 1 59.7' i 57.6' 122.1'
----- -F-------------------�-- ---------�---- ----T ---------------
Accessorystructure I
,0 10 ;0 0
d. Plans and location for recreation facilities, if any,including buildings and structures for such use.
e. All mechanical equipment and dumpster locations,screens and buffers.
f. Refuse collection and service areas.
g. Access to utilities and points of utilities hookups and location of all fire hydrants close enough for
fire protection.
h. Plans for signage including size,location and orientation.
i. Project information on beds, employees, seating, etc. as necessary depending upon the type of
development.
j. Exterior lighting of all buildings, parking areas and the overall site, addressing glare,traffic safety,
economic effect and compatibility and harmony with adjacent properties.
k. Proposed topographic considerations including natural vegetation, berms,retaining walls, privacy
walls, and fences.
(2) Required floodplain management data:
a. Flood zone designation
b. Base flood elevation
C. Coastal high hazard design considerations
ENGINEERING PLANS
(1) Proposed access (ingress/egress) to project, drive aisles, driveways, streets and sidewalks with
dimensions and turn radii for internal and external vehicular traffic.
(2) Proposed traffic control signs.
(3) Preliminary storm drainage and sanitary sewage plans or statements. If the village determines that the
drainage and/or sewage plans require independent review, the applicant shall pay for such review by
an independent engineer.
(4) Plans for the extraction of fill and mineral resources and alterations or modifications to the slope,
elevation,drainage pattern, natural vegetation and accessibility of the development.
(5) A comprehensive traffic study, provided by an engineering firm. The study shall be paid for by the
applicant and shall include but not be limited to the following:
a. Future right-of-way dedications.
b. Intersection improvements.
c. Traffic control devices.
d. Traffic generation analysis.
e. Distribution and assignment of traffic access.
f. Additional roadway needs.
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Page 30 of 73
Agenda Item #2.
g. Traffic safety standards, including the separation of pedestrian and vehicular traffic.
h. Compliance with Palm Beach County Performance Standards Ordinance.
LANDSCAPE PLANS
(1) Landscaping plan, including types, sizes and locations of vegetation and decorative shrubbery, and
showing provisions for irrigation systems. Plans shall also provide delineation of existing trees and
information as to which trees will be reused or removed. Landscaping plans shall comply with section
78-400. In addition, landscaping plans shall include irrigation plans in accordance with section 78-398,
and shall demonstrate compliance with Florida Friendly Landscaping design standards as required by
section 78-394, as applicable(See section 78-392 for applicability).
(2) Plans shall provide clear sight lines.
(3) Location of light poles.
(4) Provide landscape plan data:
Required Provided
Number of trees(including percent native)
--- --------------- ---
Number of shrubs(including percent native)
---—__ — ---—-__--___—�� -------- ------------
Amount of groundcover(including percent
native)
T ---- --
Total percent of native vegetation
ARCHITECTURAL PLANS
(1) Architectural elevations and color renderings for buildings in the development, and exact number of
units,square footage and types,together with typical floor plans of each type.
(2) Type of construction of all buildings per Florida Building Code.
(3) Color finishes and material examples and/or samples for all structures including roof, walls, trim,
pavers,etc.
ADDITIONAL REQUIREMENTS
(1) Environmental impact study/assessment.All proposed new development and major redevelopment, as
part of the site plan review and subdivision review process, shall submit a environmental statement
describing how the proposed development will affect the estuarine water quality of the class III waters
of the village, and also an environmental impact assessment study prepared by a qualified ecologist or
other professional qualified to do such an assessment. The study shall meet the requirements Ch. 50
Article II,pertaining to environmentally sensitive lands.
(2) Notification of neighboring jurisdictions of any external impacts that a proposed project might have
within those jurisdictions and assessment and mitigation of those impacts shall be required.
(5) If common facilities (such as recreation areas or structures, common open space, etc.) are to be
provided for the development, statements as to how such common facilities are to be provided and
permanently maintained. Such statements may take the form of proposed deed restrictions, deeds of
trust, surety arrangements, or other legal instruments providing adequate guarantee to the village that
such common facilities will not become a future liability for the village.
(6) If development is to occur in phases, those phases should be clearly delineated on the site plan and
identified in the plans and requirements appurtenant to that site plan, and each development phase
shall be subject to site plan review by the village.
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Page 31 of 73
Agenda Item #2.
(7) The substance of covenants, grants of easements or other restrictions proposed to be imposed upon
the use of the land, buildings and structures, including proposed easements or grants for public utilities,
if applicable.
(8) A statement that the development/redevelopment will provide the necessary infrastructure to meet
the following level of service standards pursuant to the criteria outlined in Sec.78-331(h):
a. Traffic(roads and rights-of-way)
b. Sanitary sewer
c. Drainage
d. Potable water
e. Recreation
f. Fire flow requirements
g. Pedestrian walkways
(9) A statement from the applicant or landowner that all pertinent permits are concurrently being sought
from the applicable county, state, and federal agencies listed below. Include a copy of the
letter/document with the application. Such permits shall be secured prior to the issuance of a building
permit for any development on property included within the site plan.
a. Palm Beach County Health Department
b. Palm Beach County School District
c. Tequesta Fire-Rescue Department(Fire Marshal)
d. Loxahatchee River Environmental Control District(ENCON)
e. Palm Beach County Department of Environmental Resources
Management(DERM)
f. South Florida Water Management District(SFWMD)
g. Florida Department of Transportation (FDOT)
h. Metropolitan Planning Organization of Palm Beach County(MPO)
i. Palm Beach Traffic Engineering Division
j. Martin County Metropolitan Planning Organization
k. Martin County Traffic engineering Department
I. Florida Power&Light
m. Telephone service provider, as applicable
n. Solid Waste purveyor
o. Tequesta Water Department
p. Other municipal, county, state and/or federal agencies as may
be applicable.
8
Page 32 of 73
Agenda Item #2.
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Page 33 of 73
Agenda Item #2.
7r-1T T�
LANDSCAPE ARCHITECTURE
& PLANNING LA-0000530
George G. Gentile, PLA ■ Emily M. O'Mahoney, PLA ■ M. Troy Holloway, PLA ■ Dan Siemsen, PLA ■ Dylan Roden, PLA
150 Tequesta Drive
Justification Statement
Site Plan Review - Special Exception
September 11, 2024
Rev. June 10, 2025
Request
2GHO, Inc. as agent for the Owner, Jebccore Tequesta, LLC respectfully requests review
and approval of the subject site plan and special exception applications to redevelop an
existing 6,099 vacant bank building into medical office and fast-food. The subject property
is f 1.40 acres, and is located at 150 Tequesta Drive. Further, the site has a land use and
zoning designation of Mixed Use. The uses and square footages are more specifically
detailed below:
Use Use Classification Square Footage
Medical Office Permitted Use 3,499
Fast Food Special Exception* 2,600
Total 6,099
*The Special Exception overview and criteria justification are provided elsewhere in this justification
statement.
Site History
According to records from the Palm Beach County Property Appraiser's office, the subject
property was built in 2004, and operated as Bank of America. The use was in operation
until approximately 2022 when the financial institution was closed as part of a widespread
closure.
Conceptual Presentation
The subject property has been in front of Village Council on multiple occasions, for various
different concepts. The subject site plan was met with generally positive feedback;
however, it was emphasized that the existing building architecture should be modified in
a manner that was consistent with a coastal theme. The design team made additional
architectural updates to the conceptual renderings shown at the conceptual presentation,
and feels that the submitted architectural package is thematically consistent with the
direction given from Village Council.
1907 Commerce Lane, Suite 101, Jupiter, Florida 33458■ 561-575-9557 ■ 2GHO.com
Page 34 of 73
AgMds- RRA #Rve
June 10, 2025
Page 2
Proposed Site Plan
The site plan will maintain the existing ingress/egress, from US Highway 1, as well as
cross-access with the properties to the south and west. Further, there are no changes to
the 12 spaces that are required to be shared in perpetuity with the property to the west.
The proposed fast-food restaurant is planned for Chipotle. The medical office space is
planned for Heartland Dental. The existing drive thru lanes will be demolished and minor
reconfigurations will occur to the south property area, inclusive of new parking, and a
defined pick-up lane. Outside of the restaurant, a 215-sf outdoor dining area is proposed
that will contain 24 seats.
Finally, the Owner has increased the landscape open space by 1,378 sf bringing it to 28.7%
of the site, exceeding the code requirement of 25%
Prospective Tenants
Heartland Dental
Heartland Dental's vision is to be a world-class company and the leader in dentistry. They
believe that the dental industry can become a more rewarding and valuable place for their
supported doctors, patients and professionals. It's why their leaders encourage fresh
thinking and service that goes above and beyond expectations. They are determined to
create a positive environment where their team members can do their best work. This
vision, plus clear communication and good old-fashioned, roll-up-the-sleeves hard work
are the key tenets that drive the organization forward and set Heartland Dental apart from
the rest.
Chipotle
Chipotle's key value is the belief that Food has the power to change the world. They do
this by ensuring that all food that they use in their menu is pure in how it's raised, and
prepared and ensures that no artificial flavors, colors, and preservatives are contained in
their food. Further, Chipotle is one of the first national restaurant brands to commit to
goals on local and organic produce. Further, they are the first national restaurant brand to
commit to using only responsibly raised meat with some of the highest animal welfare
standards.
Chipotlane@
The proposed site plan indicates pick up lanes on the south side of the existing building.
This will be utilized as Chipotlane for the planned Chipotle. Chipotlane is a newer concept
meant to put a modern spin on the typical drive thru experience. Customers place their
order through the mobile app or website, and then pick it up via Chipotlane without having
to use their car. Utilization of this service will increase site circulation in a positive manner,
and will not result in long queues.
N:\150 Tequesta D rive\Appl i cation s\2 024 SE And SPR\Application Materials\150 Tequesta Drive SP-SE NrrNige�oqj 73
AgMds-� #Rve
June 10, 2025
Page 3
Compatibility with Surrounding Properties
The site of the proposed redevelopment is situated in a commercial corridor on US Highway
1, at the intersection of Tequesta Drive. The subject site is surrounded by Commercial/or
Mixed-Use land uses on all sides, therefore the proposed use is compatible with the
surrounding areas. Below is a chart showing the surrounding land use and zoning.
Property Existing Zoning Existing Future Land
Use
Subject Property M-U; Mixed Use Mixed Use
Former Bank
North M-U; Mixed Use Mixed Use
(Tequesta Cay)
South M-U; Mixed Use Mixed Use
CVS
East C-2; Community Commercial Commercial
(Strip Retail/West Marine
West M-U; Mixed Use Mixed Use
Office
Consistency with the Village of Tequesta Comprehensive Plan
The proposed project is consistent with the Village's Comprehensive Plan as described
herein:
❖ Goal: 1.0.0 Provide for the development and redevelopment of suitable and
compatible land uses which will preserve, enhance, and promote strong
sense of community are within the established character of the Village of
Tequesta, which will encourage sustainability and protect its natural
resources.
Response: The proposed redevelopment project will utilize existing infrastructure
and resources to locate two high-value uses within a prominent corridor in the
Village of Tequesta, thus meeting the intent of this goal.
❖ Objective: 1.2.0 Continue to monitor conditions in the Village in order to
identify or redevelopment and infill areas.
Response: The subject project site is located at the intersection of US Highway 1,
and Tequesta Drive. While the Village doesn't have any adopted
redevelopment/infill areas, it is important to note that the proposed project will
utilize adaptive reuse principles in order to foster the proposed project.
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AgMds-� #Rve
June 10, 2025
Page 4
❖ Policy: 1.2.2 Encourage redevelopment of commercial plazas to support
economic development efforts and sustainable planning practices.
Response: The propose project directly meets the intent of this policy as the Owner
seeks to redevelop the property in an effort to increase economic development
initiatives in the Village. By revitalizing the existing structure; it will in turn create
more jobs, and services in the Village.
❖ Policy: 1.2.3 Support mixed use designations on main corridors to promote
a vibrant economy and walkability.
Response: The proposed development is on a property located on US Highway 1.
This area already has the existing infrastructure in place to support walkability, and
as more development, and redevelopment projects are completed, it will contribute
to making a vibrant community for all.
❖ Policy: 1.3.9 Strive for compatible developments and redevelopments that
will benefit the Village and compliment the aesthetic character of the
community.
Response: Ater attending the pre-conceptual meeting, the Owner has engaged a
local architect to provide a building that represents a coastal contemporary
architecture, which is in line with the last direction of the Village Council. This is
seen with the neutral tones, and placement of natural stone materials
❖ Policy: 1.3.13 As part of the Site Plan Review process, compatibility with
adjacent land uses shall be demonstrated. Compatibility is defined as
consistency with the Future Land Use Map and compliance with Village land
development regulations.
Response: The proposed development is compatible with the surrounding
established uses.
Consistency with the Zoning Code
Consistent with Sec. 78-180(a) of the Village's zoning code, the proposed project will work
within the framework of existing development patterns, and provide a development that
can work in conjunction with neighboring properties to create a vital, diverse core of uses
that will serve the Village residents, and visitors.
Further, the project will be consistent with certain urban design principles, and objectives
stipulated by Sec. 78-180(f) and 78-180(g), as the proposed development has the ability
to promote economic and social wellbeing, and can provide additional activities of daily
living within walking distance from nearby residential, and commercial establishments.
N:\150 Tequesta D rive\Appl i cation s\2 024 SE And SPR\Application Materials\150 Tequesta Drive SP-SE NrrNige�091 73
AgMds- RRA #Rve
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Page 5
Justification
As Palm Beach County continues to experience growth, it has become important to
leverage underutilized parcels of land to yield positive redevelopment projects. With US
Highway 1 being one of the main arterial corridors within the Village of Tequesta, the
Owner believes that this proposed site plan with the previously mentioned uses is sensible,
and will not place undue burden on the surrounding community. Also, the project is
consistent with 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 Owner has submitted a traffic study for this proposal to Palm Beach County
traffic division for their review. 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 M-U mixed use zoning district. The structure meets all property
development regulations within the 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 Pinder Troutman Consulting;
❖ Use of the existing facilities/infrastructure on site: holding to the true
essence of infill redevelopment. Prior to this submittal, we have requested
confirmation of 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.
❖ 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 (where
required) to meet the adopted level of service standards;
N:\150 Tequesta D rive\Appl i cation s\2 024 SE And SPR\Application Materials\150 Tequesta Drive SP-SE NrrNige:tyoqj 73
AgMGis-� #Rve
June 10, 2025
Page 6
Parking
For this development, the project is required to provide 77 spaces for the fast-food use,
and medical office use. The development is providing 79 spaces inclusive of 4 ADA
accessible spaces, thus meeting the requirements of the Village of Tequesta off-street
parking code. Due to the synergy of uses, the Applicant proposes to have shared parking
approved for the property. Utilizing the methodology used in Jupiter, the property would
now be required to provide 62 parking spaces. Note, per Village code, we have provided
a Shared Parking Statement signed by a traffic engineer.
Special Exception Request for Fast-Food Use
As mentioned in this justification statement, the Owner is requesting 2,600 sf of fast-food
use for the proposed project. In the Mixed-Use zoning district, fast-food use is considered
a special exception request, and must receive approval from Village Council
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 fast-food use is a permitted special exception use as
allowed by Section 78-180(i)(15).
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 project is designed with proper
planning ideals to promote a development considerate of the surrounding area.
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
subject proposal will redevelop the existing vacant structure, adding an infill use
that will be valued by Village residents.
4. The use will be compatible with adjoining development and the proposed character
of the district where it is to be located.
Response: The site of the proposed redevelopment is the former Bank of America
building, located at US Highway 1. As such, no impact will be created with the
Owner's proposal.
N:\150 Tequesta D rive\Appl i cation s\2 024 SE And SPR\Application Materials\150 Tequesta Drive SP-SE NrrNige:0091 73
AgMds- l #Rve
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Page 7
5. Adequate landscaping and screening is provided as required in this chapter.
Response: Appropriate landscaping, consistent with the zoning code standards are
provided for with the proposed redevelopment.
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 roadways (access is provided on US Highway 1 and Tequesta
Drive). Additionally, the development provides for 79 spaces, 8 over the required
71 spaces.
Further, the Applicant will demonstrate compliance with the following requirements
required for approval as listed in Section 78-364.
1. 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, as described earlier in this
justification statement.
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, as
well as internal to the development via a proposed pedestrian connection from the
south portion of the development, south into the existing CVS.
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
79 parking spaces, inclusive of 4 handicap accessible 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 considered infill redevelopment and will work in conjunction with the existing
surrounding area, as well as be a valuable use for the nearby residents, and
community.
NM50 Tequesta D rive\Appl i cation s\2 024 SE And SMApplication Materials\150 Tequesta Drive SP-SE NrrNige:909173
AgMds- l #Rve
June 10, 2025
Page 8
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 Applicant has requested
confirmation of service availability letters from the applicable utility providers. Those
letters have been provided with this submittal, and the confirmation letters that are
received, will be provided during the site plan review process.
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.
7. General compatibility with adjacent properties and other property in the district.
Response: The site is within a commercial corridor, therefore will be generally
compatible with the surrounding uses. Moreover, the proposed walk on the south
end of the property will lead to US-1, and is the safest and shortest route for
pedestrians to access the site and bldg. from the surrounding ROW; an ADA
pedestrian connection has also been provided to the existing commercial center
8. Whether the change suggested is out of scale with the needs of the neighborhood
or the village.
Response: This proposed fast food restaurant use 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, and become an asset for Village
residents.
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 portion of Sheet SP-1.
Conclusion
To recap, the Owner is proposing a 3,499-sf medical office, and 2,600 sf of fast-food
restaurant on a 1.50-acre property. Additionally, the Owner is proposing approval of
shared parking for the property. As stipulated by Section 78-177 of the Village's zoning
code, the fast-food restaurant use is deemed a special exception use. The Owner has
provided sufficient justification around the project-s consistency with the Comprehensive
Plan and zoning code, paving the way for a final product which will be a tremendous asset
to the Village, and overall character of the area.
2GHO, Inc., respectfully request review and approval of the submitted application
package. The project team at 2GHO, Inc. consists of M. Troy Holloway, PLA, and Alec
Dickerson.
N:\150 Tequesta D rive\Appl i cation s\2 024 SE And SPR\Application Materials\150 Tequesta Drive SP-SE NrrNige:Doqj 73
Agenda Item#2.
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Agenda Item #2.
Jeff H. Irayani, Inca
Consulting E ngnrne�eres
1934 Commerce Lane, Suite 5 Jupiter,Florida 33458
Tel: (561)575-6030 Fax: (561)575-6088
JHI(a,i hiinc.com
Drainage Statement
For
150 Tequesta Drive
The site is at 150 Tequesta Drive located at the southwest corner of US-1 and Tequesta Drive and consists
of an existing 1.40 acre commercial project. In 1999,there was an Environmental Resource Permit for
97.5 acres of land,which provided for 8 sub-basins,which this project is a part of. In 2003 there was a
General Permit Modification allowing for construction of a 2.95 acre commercial development which
consisted of this project and the parcel to the south prior to discharging into control structure prior to
draining to the master drainage system. It was permitted through South Florida Water Management
District,permit# 50-04423-P-02. The drainage system constructed consisted of exfiltration trench system
that provided water quality up to a 25 year, 1 day event before discharging to the Cypress Drive Drainage
Improvement system.
The permitted wet season water table for the site per SFWMD permit is elevation 6ft NGVD, and the
existing exfiltration trench inverts are at 16.5ft NGVD.
It is proposed to modify the parking lot and reduce the impervious area of the site by adding landscape
islands throughout the site. No modifications to the existing building square footage are proposed.
Per Village of Tequesta Stormwater Management Practices Manual(VOT) Chapter 2, a stormwater
Management Plan would not be required for this project since the proposed impervious area will be
reduced.
Q—CIA
I max 25yr-72 hr—3.7 in
Q exist Site Impervious= 1 x 3.7 x 1.03 ac=3.81 cfs
Q prop Site Impervious= I x 3.7 x 1.00=3.7 cfs
Proposed is less than existing: 3.7 <3.81
Projected Water Table in 2055
NRCS Soil Survey, dated 2023, Soil 48 Urban Land with the depth of water table exceeding 200
centimeters.
NOAA Intermediate High sea level rise 2055 vs 2003 35-0—35 in
IPCC Median sea level rise 2055 vs 2003(permit date) 15-0= 15 in
Projected water table in 2055 shall be 1.25ft to 2.9ft higher than permitted water table.
Projected 2055 WT< 7.25-8.9 ft, ngvd.
Section 30, Township 40S, Range 43E,Village of Tequesta,Palm Beach County,Florida
IPCC Intergovernmental Panel on Climate Change
NOAA National Oceanic and Atmospheric Administration
Page 51 of 73
Agenda Item #2.
Recommendations
Due to the decrease in impervious area for the proposed modifications and per VOT, no water quality
improvements are required.
Certified on this 28t"day of March, 2025
Digitally
�
John B. Iravani, PE. ;`°jo�. BIJA Ni�0,, signed b
FL Reg# 87431 '*• "iE"sue- y
"O'S4 2 John Iravani
_ 3� -
07,%% TATf Of + * Date.
°--Fss'��RIDA •'<��.�.�� 2025.03.28
e,aooae�nee.e,fiEao,M .,om«o� _04'00'
Page 52 of 73
Agem #2.
• • • • • • • • • • • • • • • • • • •
Transportation Consultants 601 Heritage Drive, Suite 493
Jupiter, FL 33458
(561) 296-9698
February 18, 2025
Mr. Clinton Conway
JEBCCORE TEQUESTA LLC
1858 Ringling Boulevard, Suite 200
Sarasota, FL 34236
Re: 150 Tequesta Drive - #PTC24-099
Shared Parking Statement
Dear Mr. Conway:
The purpose of this letter is to provide a shared parking statement for the above-referenced project.
The site is located in the southwest quadrant of Tequesta Drive and US 1 in the Village of Tequesta, as
shown on Attachment 1. It is proposed to develop a 3,499 SF medical office and a 2,600 SF fast
casual restaurant with 275 SF of outdoor seating.
Tequesta's code was utilized to determine each use's parking demand. The parking demand for the
individual uses occur at different times of the day. Therefore, a shared parking analysis was completed.
The Village of Tequesta does not have a time-of-day distribution in its code; however, the neighboring
Town of Jupiter does. For that reason, the Jupiter code was used for the daily distribution of parking
demand, which is attached at the end of this letter report.
Attachment 2A provides the code-required parking calculations for the site. This shows that 77 spaces
are required. Attachment 213 provides the shared parking analysis based on Jupiter's time-of-day
distribution for a weekday and weekend day. This analysis shows that the peak parking demand of 62
spaces occurs from 6:00 PM to midnight on a weekday. This represents a reduction of 19% of the
overall demand, which is in compliance with Tequesta's maximum of 25%. Therefore, a minimum of
62 parking spaces is recommended for this site.
Please contact me by phone or at rmulcahy@pindertroutman.com if you have any questions.
Sincerely,
Digitally signed by Rebecca
eF.•.�\CEAISF•.ti�;
No.4z5�a
Mulcahy
.: :.
STATE OF Z Date: 2025.02.1815:47:03
-05 00
Rebecca]. Mulcahy, P.E.
Vice President
Attachments
Rebecca J. Mulcahy,State of Florida, Professional Engineer, License No.42570
This item has been electronically signed and sealed by Rebecca J. Mulcahy, P.E. on 2/18/25 using a Digital Signature. Printed
copies of this document are not considered signed and sealed, and the signature must be verified on any electronic copies.
Shared Par4ingStatement24-099 2-18-25 P q 53 of 73
Pinder Troutman Consulting, Inc.
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Agenda Item #2.
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Page 56 of 73
Agenda Item #2.
Town of Jupiter
Shared Parking Code
Page 57 of 73
Agenda Item #2.
Sec. 27-2830. - Shared parking.
(a) General requirements.
(1) This subsection is intended to allow for a reduction in the total number of required parking
spaces when a property is occupied by two or more uses which typically do not generate peak
parking demands at the same time.
(2) The approval of a shared parking agreement shall be in conjunction with a site plan approval,
or as a modification to an existing site plan approval.
(3) All requests for shared parking on properties with less than 250 parking spaces shall be
subject to review and approval by the town council after receiving and advisory
recommendation from the planning and zoning commission. Approvals for shared parking
with more than 250 parking spaces may be approved by the director of planning and zoning,
subject to the limitations in subsection (c) of this section.
(4) Properties which require 250 or more parking spaces shall be eligible to apply for shared
parking. Properties which require less than 250 parking spaces may request shared parking,
provided the owner submits a shared parking study prepared by a licensed engineer or
certified planner with expertise in parking demand and management justifying shared
parking on the site and the study is approved by the town council. The hours of operation for
nonresidential uses may be limited to ensure adequate parking is available.
(b) Calculation of shared parking requirements. When any proposed or existing development is to be
used for two or more distinguishable uses, as listed in Table 4, the minimum total number of
required parking spaces shall be determined by the following procedure:
(1) Multiply the minimum parking requirement for each individual use, as provided in Table 1, by
the appropriate percentage in Table 4 for each of the five designated time periods.
(2) Add the resulting sum for each of the five vertical columns in the table.
(3) The minimum requirement for shared parking is the highest sum among the five columns
resulting from the calculation in subsection (b)(2) of this section.
(c) Limitations.
(1) A shared parking agreement shall not be approved:
a. By the town council which would reduce by more than 25 percent for the uses on the
property if the parking spaces were calculated based on Table 1.
b. By the director of planning and zoning which would reduce by more than 15 percent for
the uses on the property if the parking spaces were calculated based on Table 1 as part of
a Small-Scale Planned Unit Development (SSPUD).
(2)
Page 58 of 73
Agenda Item #2.
Parking spaces which are reserved for use by specified individuals or classes of individuals shall not count
toward meeting shared parking requirements. This does not include ADA accessible parking spaces.
(3) Required off-site parking may only be approved in conjunction with shared parking, if
approved by the town council. This limitation is intended to maximize the amount of parking
located directly adjacent to the use or facility it is intended to serve. Off-site parking that
exceeds the shared parking requirements for a facility or use may be allowed.
(d) Shared parking agreement and covenant. The owner of a property who proposes to use shared
parking to meet parking requirements shall prepare a written shared parking agreement between
the owners of other properties and the town which specifies the terms of the shared parking. The
shared parking agreement shall be subject to the approval of the town attorney before it is
submitted to the town council or staff for its consideration. The owner who has applied for
shared parking shall be responsible for recording the shared parking agreement in the county's
official records and providing copies of the agreement with the recording information on it to all
parties to the shared parking agreement. At a minimum, the agreement shall:
(1) List the names and ownership interest of all parties to the agreement and contain the
signature of those parties.
(2) Provide a survey and legal description of the property.
(3) Include a site plan showing the shared parking area.
(4) Describe the area of shared parking, reserve it for such use, and leave it unencumbered by
any conditions which would interfere with that use.
(5) Agree and expressly declare the intent of the covenant to run with the land and bind all
successors in interest to the covenant.
(6) Ensure the continued availability of the parking spaces for joint use and provide assurances
that all spaces may be used without charge to all participating users.
(7) Describe the obligations of each party.
(8) Be made part of the site plan approval for the subject property.
(9) Describe the manner in which the agreement may be revised.
The shared parking agreement may limit the hours of operation of any existing or future use or
uses on the property so that the intent of limiting any potential overlap in peak parking demand is
achieved.
(e) Changes in uses or other conditions. In order to maintain compliance with a shared parking
agreement, the owner shall take the actions indicated below to address any change in the uses
identified in the agreement which would cause an increase in peak parking demand or to address
a finding of any other related change in conditions by the director of planning and zoning:
(1)
Page 59 of 73
Agenda Item #2.
Submit new shared parking calculations and an application to officially amend the site plan approval for the
property, as appropriate; or
(2) Provide the required number of parking spaces for each use to negate the need for shared
parking, and submit an application to officially amend the site plan approval for the property,
as appropriate; and
(3) Revise or nullify the shared parking agreement, as appropriate.
Until such action is taken, a certificate of occupancy shall not be approved for any proposed use on
the property subject to the shared parking agreement which generates a parking demand, as
determined by the town's parking requirements, which exceeds that of the previous use identified
in the shared parking agreement.
(f) Other methodologies for the calculation of shared parking requirements. In lieu of using Table 4,
the minimum total number of required parking spaces may be determined using one of the
following methodologies:
(1) Shared Parking, Second Edition, Urban Land Institute, Washington D.C., 2005.
(2) Parking Requirements for Shopping Centers; Summary Recommendations And Research
Study Report, Second Edition, Urban Land Institute, Washington, D.C. 1999.
In using either one of these two methodologies, the minimum parking requirement for each
individual use, as provided in Table 1, shall be utilized unless the recommended minimum parking
requirement in the Urban Land Institute (ULI) methodology being utilized is greater than required
in Table 1. If the ULI requirement is greater than Table 1, the ULI requirement shall be utilized.
The above methodologies shall require the submittal of a shared parking study for review and
approval. Processing of the above may only be completed in association with a site plan approval
outlining the proposed total number and location of parking. Applications for shared parking and
site plan shall require consideration and review and approval by the planning and zoning
commission and town council.
(Code 1992, § 27-1260; Ord. No. 32-91, § 2, 1-7-1992; Ord. No. 41-97, § 2, 8-5-1997; Ord. No. 18-98, § 4, 7-21-
1998; Ord. No. 33-10, § 3, 3-15-2011; Ord. No. 32-17, § 2(27-1260), 4-3-2018)
Sec. 27-2831. -Table 4.
Table 4. Percentage Demand for Off-Street Parking by Type of Use and Time of Day for Weekday and
Weekend Time Periods
Weekday Weekend
Page 60 of 73
A
Night Day Evening Day Evening
Uses 12:00 9:00 a.m. 6:00 p.m. 9:00 a.m. 6:00 P.M.
midnight to 4:00 to 12:00 to 4:00 to 12:00
to 6:00 p.m. midnight p.m. midnight
a.m.
Residential 100 60 90 percent 80 90 percent
percent percent percent
Office/industrial 5 percent 100 10 percent 10 5 percent
percent percent
Commercial/retail 5 percent 70 90 percent 100 70 percent
percent percent
Hotel 80 percent 55 100 50 100
percent percent percent percent
Restaurant 10 percent 50 100 50 100
percent percent percent percent
Entertainment/recreational 10 percent 40 100 70 100
(theaters, bowling alleys, percent percent percent percent
etc.) e
All others 100 100 100 100 100
percent percent percent percent percent
Uses that are not listed may reduce the number of required parking spaces based on the
proposed use having peak parking demands which occur during off-peak hours with other uses
on site and provided a development order associated with the approval of a site plan and/or
special exception use contains conditions limiting the hours of operation.
SOURCE: Derived from Shared Parking, Urban Land Institute, Washington D.C., 1983, Exhibit 28, page
47.
Page 61 of 73
Agenda Item #2.
(Ord. No. 32-91, § 2, 1-7-1992; Ord. No. 32-17, § 2(27-1260(table)), 4-3-2018)
Page 62 of 73
Agenda It—#2.
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ApYtitem #2.
Transportation Consultants 601 Heritage Drive, Suite 493
Jupiter, FL 33458
(561) 296-9698
February 18, 2025
Mr. Quazi Bari, P.E.
Palm Beach County Traffic Division
2300 North Jog Road, 3"d Floor
West Palm Beach, Florida 33411-3745
Re: 150 Tequesta Drive - #PTC24-099
Concurrency Traffic Statement
Dear Mr. Bari:
The purpose of this letter is to provide a traffic statement for the above referenced project to determine if the
proposed development meets the requirements of Article 12, Traffic Performance Standards, of the Palm Beach
County (PBC) Unified Land Development Code (ULDC). The site is located in the southwest quadrant of
Tequesta Drive and US 1 in the Village of Tequesta, as shown on Attachment 1. Existing on the site is a 6,100
SF bank with drive-thru, which was closed in 2022. It is proposed to develop a 3,499 SF medical office and a
2,600 SF fast casual restaurant with 275 SF of outdoor seating. The restaurant will have one drive-thru pickup
lane for customers who have ordered online. No ordering or money transactions will occur at this window.
Access to the site is via one driveway to US 1 and one driveway to Tequesta Drive. This site also has cross-access
to several other commercial sites which have multiple driveways to the roadway network. The buildout of this
project is projected to be 2029. The Parcel Control Number (PCN) is 60-43-40-30-52-000-0010.
Attachments 2A through 2C provide the daily,AM and PM peak hour trip generation comparison for the existing
and proposed uses. For a conservative analysis, the "fast food with drive-thru" category was used for the
restaurant. Based on the net new AM peak hour trip generation of 43 peak hour trips,the radius of development
influence is one-half mile. The trip distribution is provided on Attachment 3A. The peak hour directional trip
assignments are shown on Attachment 3B. The maximum percent impact on the study area roadways is 0.68%.
The project impact is below 1% of the adopted LOS D service volume and does not significantly impact any
roadway links or intersections; therefore, the requirements of Test 1 are met. The project does not have any
Test 2 impacts. Therefore, the proposed project is in compliance with the Countywide Traffic Performance
Standards. Driveway volumes are provided on Attachment 4.
Please contact me by phone or at rmulcahyPpindertroutman.com if you have any questions.
Sincerely,
......... Digitally signed by
No.425�o Rebecca Mulcahy
.: * :.=STATE OF .'�� Date. 2025
.02.1Q
V
NALtN, ` 14:59:19 -05'00'
Rebecca J. Mulcahy, P.E.
Vice President
Attachments
Rebecca J. Mulcahy,State of Florida, Professional Engineer,License No.42570
This item has been electronically signed and sealed by Rebecca J. Mulcahy, P.E. on 2/18/25 using a Digital Signature. Printed
copies of this document are not considered signed and sealed, and the signature must be verified on any electronic copies.
Traffic 51atement24-0992-18-25 aqe 64 of 73
Pinder Troutman Consu tin , Inc.
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Attachment 3A
150 Tequesta Drive
Project Traffic Distribution
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AC4 c0
G March 6, 2025
2ra
• • Rebecca J.Mulcahy,P.E.
�iOR194' Pinder Troutman Consulting, Inc.,
601 Heritage Dr, Suite 493
Jupiter, FL 33458
Engineering and
Public Works Department RE: 150 Tequesta Drive
P.O.Box 21229 Project#: 250303
west Palm Beach,FL 33416-1229 Traffic Performance Standards (TPS)Review
(561)684-4000
FAX:(561)684-4050
Dear Ms. Mulcahy:
www.pbc.gov
The Palm Beach County Traffic Division has reviewed the above referenced project
Traffic Impact Statement, dated February 18, 2025, pursuant to the Traffic
Performance Standards in Article 12 of the Palm Beach County (PBC) Unified
Land Development Code(ULDC). The project is summarized as follows:
Palm Beach County Municipality: Village of Tequesta
Board of County Location: Southwest quadrant of Tequesta Drive and US 1
Commissioners
PCN: 74-43-44-04-01-000-0121
Maria G.Marino, Mayor Access: One existing right-in/right-out access connection onto
Sara Baxter,Vice Mayor US 1 and one existing full access driveway connection
onto Tequesta Drive
Gregg K.Weiss As used in the stud-,-and is NOT necessarily an approval
bN the Count\ throui;h this TPS letter)
Joel Flores
Existing Uses: Bank with Drive-thru =6,100 SF
Marci Woodward Proposed Uses: Developed with:
Medical Office(Stand-alone)= 3,499 SF;
Maria Sachs Fast Causal Restaurant with D/T=2,875 SF
Bobby Powell,Jr. Net Daily Trips: 399(Proposed—Existing)
Net Peak Hour Trips: 43 (22/21)AM; -7 (-5/-2)PM(Proposed—Existing)
New Daily Trips: 723
New Peak Hour Trips: 75 (41/34)AM; 61 (29/32)PM
Build-out: December 31,2029
County Administrator
Verdenia C.Baker Based on the review,the Traffic Division has determined the proposed development
does not significantly impact the roadways in the vicinity of the project and meets
the Palm Beach County Traffic Performance Standards.
Please note the receipt of a TPS approval letter does not constitute the review and
issuance of a Palm Beach County Right-of-Way (R/W) Construction Permit nor
does it eliminate any requirements that may be deemed as site related. For work
within Palm Beach County R/W, a detailed review of the project will be provided
upon submittal for a R/W permit application.The project is required to comply with
all Palm Beach County standards and may include R/W dedication.
No building permits are to be issued by the Village after the build-out date specified
'Yin Equal opportunity above. The County traffic concurrency approval is subject to the Project
Affirmative Action Employer" Aggregation Rules set forth in the Traffic Performance Standards Ordinance.
, printed on sustainable Page 72 of 73
and recycled paper
Agenda Item #2.
ACli c Rebecca J.Mulcahy, P.E.
fi OG2 March 6, 2025
aPage 2
ORIV The approval letter shall be valid no longer than one year from date of issuance,
unless an application for a Site Specific Development Order has been approved,an
application for a Site Specific Development Order has been submitted, or the
approval letter has been superseded by another approval letter for the same
propeM.
If you have any questions regarding this determination, please contact me at 561-
478-5755 or email MRahman(4d_)pbc.gov.
Sincerely,
�?401AA
Moshiur Rahman, Ph.D.. P.E.
Professional Engineer
Engineering and Public Works Dept.
Traffic Division
MR:QB:ep
ec: Addressee
Nilsa Zacarias,Village Planner,Village of Tequesta
Quazi Bari,P.E.,PTOE,Manager-Growth Management,Traffic Division
Alberto Lopez-Technical Assistant III,Traffic Division
File: General-TPS-Mun-Traffic Study Review
F:\TRAFFIC\MR\MUNICIPALITIES\APPROVED\2025\250303 150 T£QUESTA DRIVE.DOCX;
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