HomeMy WebLinkAboutDocumentation_Regular_Tab 20_8/12/2025 Agenda Item #20.
Regular Council
STAFF MEMO x
Meeting: Regular Council - Aug 12 2025
Staff Contact: Jay Hubsch Department: Community Development
SEU 01-25: Application from Jebccore Tequesta, LLC, for a Special Exception Use approval pursuant
to Section 78-180 (i)(15) of the Village of Tequesta Code of Ordinances. The owner is requesting
Special Exception Use approval for the currently existing 6,099 square feet building situated in the
Village's Mixed Use Zoning District. The Applicant is proposing a fast-food restaurant in the MU
Zoning District. The subject property is located at 150 Tequesta Drive, Tequesta, FL 33469.
SUMMARY:
Overview:
Jebccore Tequesta, LLC, represented by 2GHO, is requesting approval for a Special Exception Use
(SEU01-25) for the redevelopment of a 6,099 square foot vacant former bank building located at 150
Tequesta Drive within the Mixed-Use (MU) Zoning District. The applicant proposes to repurpose the
structure into a dual-use facility consisting of a 3,499 square foot medical office (Heartland Dental)
and a 2,600 square foot Chipotle fast-food restaurant. The Chipotle will include a "Chipotlane", a
drive-up mobile-order pickup window that facilitates advance online or app-based orders.
Pursuant to Section 78-180(i)(15) of the Village Code, "fast-food restaurants" are classified as a
special exception use in the Mixed-Use Zoning District. Therefore, the applicant is required to obtain
Special Exception Use approval for the proposed Chipotle restaurant.
The code defines a fast-food restaurant as:
Fast food restaurant means any establishment whose principal business is sale of foods, frozen
desserts, or beverages to the customer in a ready-to-consume state for consumption either within the
restaurant building or adjacent outdoor table dining area, or for carryout with consumption off the
premises, and whose design or principal method of operation includes any of the following
characteristics:
a. Food and beverages are ordered from a limited menu posted in sign form within the primary food
service building or on the premises.
b. Foods, frozen desserts, or beverages are usually served in edible containers or in paper, plastic, or
other disposable containers.
c. The consumption of foods, frozen desserts, or beverages within a motor vehicle parked upon the
premises is posted as being prohibited and such prohibition is strictly enforced by the restaurateur.
d. The kitchen is in excess of 50 percent of the total floor area.
Special Exception Overview and Review Criteria:
The Village code defines a special exception as: "a use that would not be appropriate generally or
without restriction throughout the zoning district, but which, if controlled as to number, area, location,
Page 147 of 313
Agenda Item #20.
or relation to the neighborhood, would promote the public health, safety, welfare, morals, order,
comfort, convenience, appearance, prosperity, or the general welfare of the district and the
community. Such uses may be permitted in such zoning district as special exceptions, only if specific
provision for such special exceptions is made in this chapter."
Code Section 78-363 (Criteria) says, "special exception uses shall be permitted only upon
authorization of the village council provided that such uses shall be found by the village council to
comply with the following requirements:
(1) The proposed use is a permitted special exception use.
(2) The use is so designed, located and proposed to be operated so that the public health, safety,
welfare and morals will be protected.
(3) The use will not cause substantial injury to the value of other property in the neighborhood where
it is to be located.
(4) The use will be compatible with adjoining development and the proposed character of the district
where it is to be located.
(5) Adequate landscaping and screening is provided as required in this chapter.
(6) Adequate off-street parking and loading is provided and ingress and egress is so designed as to
cause minimum interference with traffic on abutting streets.
Findings Required For Approval
Section 78-364 (Findings for Approval) states that "before any special exception is granted, the
Village Council shall apply the standards set forth in this division and shall determine that satisfactory
provision and arrangement of the following factors have been met, where applicable:
(1) Compliance with all elements of the village comprehensive plan.
(2) Ingress and egress to property and proposed structures thereon with particular reference to
automotive and pedestrian safety and convenience, traffic flow and control, and access in case of fire
or catastrophe.
(3) Off-street parking and loading area, where required, with particular attention to the items in
subsection (2) of this section.
(4) Nuisance factors detrimental to adjacent and nearby properties and the village as a whole.
Nuisance factors shall include but not necessarily be limited to noise, odor, smoke, glare, electrical
interference and/or mechanical vibrations.
(5) Utilities, with reference to location, availability and compatibility.
(6) Screening and buffering, with reference to type, dimensions and character.
(7) General compatibility with adjacent properties and other property in the district.
(8) Whether the change suggested is out of scale with the needs of the neighborhood or the village.
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Agenda Item #20.
(9) Any special requirements set out in the schedule of site regulations in section 78-143 for the
particular use involved.
Closing
The applicant's attached Justification Statement includes detailed responses to the review criteria
outlined in Sections 78-363 and 78-364 of the Village Code. The application was submitted prior to
adoption of the US-1 Highway Overlay in October 2024. Therefore, the enhanced special exception
criteria applicable to formula restaurants do not apply to the proposed Chipotle. Additionally, the
proposed Heartland Dental is considered a "formula business", which is not required to obtain special
exception approval in the US-1 Overlay.
Special Exception applications are not reviewed by the Planning and Zoning Board, and therefore,
there is not a recommendation from the PZB related to the special exception application. The
Planning and Zoning Board did review the site plan associated with the project and recommended
approval by a vote of 5-0. Further detail for the site plan application can be found in the staff report for
SPM 03-25.
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
150 Tequesta Drive SP-SE Narrative
150 Tequesta Drive-Special Exception Application
Page 149 of 313
Agenda Item #20.
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
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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.
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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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❖ 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.
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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;
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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.
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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.
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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.
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Agenda Item #20.
.---------------------
VILLAGE OF TEQUESTA DEPARTMENTAL USE ONLY
Department of Community Development Ck.#
Fee:
345 Tequesta Drive i
Tequesta,Florida 33469 Intake Date:
Ph:561-768-0451/Fax:561-768-0698 '
www.tcquesta.org PROJECT#
SPECIAL EXCEPTION USE APPLICATION
ADMINISTRATIVE APPROVAL
VILLAGE COUNCIL HMeeting Date:
The undersigned requests a Special Exception for the Use Specified below. Should this application be approved,it is understood that
it shall only authorize that particular use described in this application and any conditions or safeguards required by the Village of
Tequesta.
PROJECT NAME: 150 Tequesta Drive
PROJECT ADDRESS: 150 Tequesta Drive, Tequesta FI, 33469
Applicant Name: 2GHO on behalf of JEBCCORE TEQUESTA LLC
Applicant Address: 1858 RINGLING BLVD
Applicant Phone No: Cell No:
Fax No: E-Mail Address:
Existing Use:Former Bank of America Building
Description of Special Exception Use:
Fast-Food Restaurant with Pick Up Lane
The applicant will submit to the Village of Tequesta Department of Community Development the following documents for Planning
&Zoning Board review,forty-five business(45)days prior to the meeting date:
1. Current survey or site plan of property showing structures and setbacks.
2. Drawings to scale of proposed improvements requiring special exception use approval.
3. Written authorization from property owner if other than applicant.
4. All documentation required by Code: Chapter 78—Zoning,Division 3—Special Exception Uses
5. Three(3)11x17 size and one(1)2436 size hard copies of all submittals and one(1)CD with PDF files and completed application.
6. List of all owners of property within a 300-foot radius of the boundary lines of the property for which a special exception is requested.The list
shall be provided by the applicant from the most recent tax roll information as provided by the county appraiser's office.The applicant must
furnish an affidavit signed by the person responsible for providing the list. Stamped,self-sealing envelopes with a Village of Tequesta return
address label and the property owner label is required. Note:this is not required for requests which are reviewed administratively by the
Community Development Director.
7. Special Exception Use Application Fee:
a) Village Council:$500.00 PLUS Application Review Fee of$300.00=$800.00
b) Administrative Revi w by Community Development Director: Application Review fee=$300.00
, k o . I
Applicant's Signatur Date
To cover all additional administrative costs,actual or anticipated, including,but not limited to,engineering fees,consultant fees and
special studies,the applicant shall compensate the village for all such costs prior to the processing of the application or not later than 30
days after final application approval whichever is determined as appropriate by the village. Failure to make such payment may be
grounds for not issuing a building or zoning permit,certificate of occupancy or completion.Costs associated with advertising for public
hearings and other public notice requirements are the responsibility of the applicant.The fee shall be paid prior to such application
being scheduled for a public hearing requiring notice.
1
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Agenda Item #20.
Sec.78-363.-Criteria.
Special exception uses to which this division applies as set forth in section 78-362 shall be permitted only upon authorization of
the village council provided that such uses shall be found by the village council to comply with the following requirements:
(1) The proposed use is a permitted special exception use.
Response:
See Justification Statement
(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:
See Justification Statement
(3) The use will not cause substantial injury to the value of other property in the neighborhood where it is to be located.
Response:
See Justification Statement
(4) The use will be compatible with adjoining development and the proposed character of the district where it is to be located.
Response:
See Justification Statement
(5) Adequate landscaping and screening is provided as required in this chapter
Response:
See Justification Statement
(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:
See Justification Statement
2
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