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HomeMy WebLinkAboutDocumentation_Planning and Zoning_Tab 03_8/21/2025 Agenda Item #3. Planning and Zoning Board STAFF MEMO x Meeting: Planning and Zoning Board - Aug 21 2025 Staff Contact: Meghan Wyble Department: Community Development ffWfflWn SPM 04-25 Application from 2GHO on behalf of the owner, JIB Club Marine for a site plan modification to add second-floor office space to an existing building, located in the R-3 Residential Zoning District. The Property is situated at 46 Beach Road, Tequesta FL 33469. SUMMARY: SPM 04-25 Application from 2GHO on behalf of the owner, JIB Club Marine for a site plan modification to add second-floor office space to an existing building, located in the R-3 Residential Zoning District. The Property is situated at 46 Beach Road, Tequesta FL 33469. See attached Planning and Zoning Board staff report and supporting material for further information. 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 QUOTE 1 - BUSINESS NAME Agenda Memo #25-204 QUOTE 3 - BUSINESS NAME Agenda Memo QUOTE AMOUNT 4 #25-204 COMMENTS/EXPLANATION ON SELECTIONn/a 46 Beach Road Site Plan Staff Report Page 44 of 109 Agenda Item #3. 46 Beach Road Narrative 46 Beach Road Site Plan 46 Beach Road Architecture 46 Beach Road Existing Landscape Plan 46 Beach Road JIB Club Aerial Location Map 46 Beach Road Site Plan Review Application 46 Beach Road Survey 46 Beach Road Traffic Statement Page 45 of 109 Agenda Item #3. - VILLAGE OF TEQUESTA Department of Community Development Staff Report— Planning and Zoning Board, August 21,2025 1. Petition Description-SPM 04-25 Applicant: 2GHO Owner: JIB Club Marine Request: Site Plan Modification (SPM) SPM 04-25 Application from 2GHO on behalf of the owner,JIB Club Marine for a site plan modification to add second-floor office space to an existing building, located in the R-3 Residential Zoning District. The Property is situated at 46 Beach Road, Tequesta FL 33469. Location: 46 Beach Road, Tequesta FL 33469 PC N: 60-43-40-31-37-000-0120 2. LOCATION MAP � do AN J.W. 1 ' t� J _ ar 14OF a, Department of Community Development Agenda Item #3. 3. PETITION FACTS A. Total Gross Site Area: 69,815.9 sf(1.60 Acres) B. Total Building Footprint Area: 2,023 sf 4. LAND USE AND ZONING EXISITING LAND FUTURE LAND ZONING USE USE SUBJECT PROPERTY Medium Medium Multifamily Residential (R-3) JIB Club Marina Density Density North Medium Medium Multifamily Residential (R-3) Ocean Villas Condominium Density Density South Medium Medium Single Family Residential Single Family Residence Density Density (RS) Jupiter Inlet Colony East Medium Medium Multifamily Residential (R-3) JIB Club Condo Density Density West NA NA NA Intracoastal Waterway 5. BACKGROUND Annexed into the Village in 1979 via Ordinance No. 276, the site has functioned as a marina since its inception. A declaration of restrictions in that ordinance imposes a five-story limit and a maximum height of 55 feet; the current proposal complies with these restrictions, with a proposed overall height of 21 feet. At annexation, the site included wooden docks, boat slips, a pool, two structures west of the pool, and an asphalt parking lot. Located in the R-3 Zoning District, the annexation petition (Ordinance No. 276) requested R-3 zoning with a special exception for marina use for property contiguous to the Village limits. Over the years, improvements have included the addition of a bathroom and covered pavilion. These improvements took place in 2002 and were constructed on a previously existing concrete Department of Community Development pg. 2 Agenda Item #3. slab. The current application proposes a 921 sf second-story office and storage addition, with kitchenette and bathroom, ancillary to marina use. According to the applicant's narrative, the space would house the marina manager's office and marina-related storage and explicitly will not function as a party room. In February 2022, a special-event application was approved for the property, hosting 40-50 people from 5 PM to 10 PM on a Friday. The Village of Tequesta Police confirmed that there are no documented issues associated with the event. The site's existing single-story structures are dated and function focused. Along with the addition, the applicant proposes aesthetic updates—including a new metal-seam roof, smooth stucco on the first floor, horizontal stucco siding on the second floor, and Bahamian shutters— to harmonize the facility with the surrounding residential area. A Zoning Text Amendment and a Special Exception Use application are being reviewed concurrently with the Site Plan Modification and will be presented to, and voted on, by the Village Council. While the marina was annexed with a special exception, the 921-sf increase requires Village Council approval. The proposed Zoning Text Amendment addresses a current parking deficiency: under municipal code Section 78-705(16), marinas require 1.5 spaces per boat slip. With 29 slips on site, the marina does not meet this requirement, yet there have been no past parking issues. The applicant therefore seeks a revised parking ratio, as shown below. Proposed Zoning Text-Sec. 78-705(16) (16) Marina facilities: One and- A-Re half space for eaeI4 every two boat slips. Parkin spaces for charter services shall consist of, three parking spaces for each passenger carrying vessel with less than six passengers and one parking space for every two passengers on vessels with more than six passengers. The table below captures other local municipalities and their current codes, related to marina parking for comparison. Department of Community Development Page 48 of 109 Agenda Item #3. Municipality Requirements Jupiter One space per wet slip Martin County 1 space for 5 slips (wet or dry) plus 1 space/employee Riviera Beach Wet slips. One Parking space for every two wet slips for private vessels not carrying passengers for hire. Dry storage. One parking space for every four dry storage spaces. Sight-seeing; charter; commercial. Minimum three parking spaces for each passenger-carrying vessel carrying six or less passengers for hire. Minimum one parking space for every two passengers carrying vessels carrying more then six passengers for hire. Palm Beach Shores .75 spaces per slip Palm Beach County One space per slip North Palm Beach 2 spaces per 3 slips 6. Jupiter Inlet Colony Review A small portion of the property is located within the municipal boundary of Jupiter Inlet Colony. As such, the Village has coordinated with Jupiter Inlet Colony for the review of the project. As described in the applicant's narrative, Jupiter Inlet Colony was informed of the owner's upcoming plans and offered no negative feedback. Additionally, on January 13, 2025, Tequesta Village staff's memo and site-plan application were presented at the Jupiter Inlet Colony Town Commission meeting. Troy Holloway of 2GHO presented the JIB Club plans, and there were no comments recorded in the meeting minutes. Department of Community Development Page 49 of 109 Agenda Item #3. 7. Development Review Committee Meeting The Development Review Committee (DRC) met February 10 at 2:00 PM at Village Hall. Attendees included representatives from Chen Moore and Associates; Tequesta Police, Fire, Building, Utilities; and the Community Development Department. Discussion items included requests for information on the second-story use, capacity, and kitchenette; additional forms from Utilities and Engineering; and landscaping plans from Community Development. The applicant has since submitted all requested materials. Public notice for the DRC meeting was posted July 28, 2025. 8. PROPOSED PROPOSED SOUTH ELEVATION Figure 1: Proposed Elevation Department of Community Development Agenda Item #3. 9. CURRENT SITE Olga Figure 2: Existing structures on Site 10. SITE PLAN REVIEW The applicant's request to add a second story to the existing structures requires a site plan modification. per Section 22-53 (a), which provides the Planning and Zoning Board to provide recommendation to Village Council regarding site plan review or site plan modification including aesthetic review in accordance with requirements of article IX, division 2. Section 22-82 lists general requirements relative to site plan review. The Planning and Zoning Board shall apply the following general requirements: "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. Department of Community Development Page 51 of 109 Agenda Item #3. (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. (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. Department of Community Development Agenda Item #3. (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 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. 11. FINAL REMARKS This development application met the requirements set of Section 78-334 (Notice of Hearing). The notice of hearing was advertised in the Public Notice Portal on July 30, 2025. Per Village Code Section 78-334, the Applicant posted the subject property with a public notice sign August 7, 2025. If the Planning and Zoning Board finds that the proposed site plan modification is consistent with the standards within Section 22-82, it shall vote to provide recommendation of the Site Plan Modification to Village Council. Staff would like consideration of the following conditions: Department of Community Development Page 53 of 109 Agenda Item #3. Proposed Conditions of Approval 1. The second story room shall not be used for banquets, events, and parties. If any event is held, a special event permit must be approved by the Village of Tequesta consistent with the process outlined in Section 78-561. 2. All mechanical equipment, including, but not limited to air conditioners and generators, shall be adequately screened per Section 78-299. Department of Community Development pg.9 Agenda Item #3. r) 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 JIB Yacht Club & Marina Site Plan Review/Special Exception Zoning Text Amendment Justification Statement Date: January 21 , 2025 Rev: March 18, 2025 Request On behalf of the Owner, JIB Club Marine, 2GHO, Inc. respectfully requests the Village staff's review and approval of the submitted site plan and special exception applications in order to add additional 2nd floor office space at the existing JIB Club and Marina site*. This application also contains a proposal for a zoning text amendment to reduce parking requirements for marina facilities. The property is located at 46 Beach Road in Tequesta, and has a land use designation of Residential Medium Density, and a zoning designation of R-3; Multiple Family Dwelling District. *Note, this improvement involves the area designated as the "Commercial Parcel Unit', as further described in the JIB Yacht Club and Marina Declaration of Condominium, recorded in Official Records Book 17340, Page 1432, of the Public Records of Palm Beach County, Florida. About JIB Yacht Club and Marina As the only public marina on Jupiter Island, JIB Club Marine is a full-service Yacht Club & marina offering equity memberships, dockominium ownership, slip rentals and many more services, that has been in existence since the 1960s. Conveniently located just north of the Jupiter Inlet on the east side of the Intracoastal Waterway, JIB Club Marine boasts a pleasant casual setting with a breathtaking view of Jupiter Island. Blue water, a calm breeze, and a relaxed atmosphere are just the beginning of what this amazing facility has to offer. The JIB Yacht Club and Marina also provides fueling services, which is the majority of their business, and DOES NOT contain any liveaboards, or charters. There is only one employee per day, and no alcoholic beverages are served outside or inside. Drinks and food can be purchased in the ship store for consumption outside. Boat Service Providers: Boat service providers (detailers, service, etc.) do not present themselves on site often (estimated one service vehicle per week). When present, they usually arrive early morning and are done by mid-day. It is important to note that only 29 boats are on site for half the year, so this is NOT a common occurrence. 1907 Commerce Lane, Suite 101, Jupiter, Florida 33458■ 561-575-9557 ■ 2GHO.com Page 55 of 109 Ag"alftrUbWmarina March 24, 2025 Page 2 Ship Store Business: The ship store does receive occasional business from landside, but it is mostly from the residents of Jupiter Inlet Colony, who may walk or ride their bike over for beer, soda, chips, ice cream, etc. Potential for Parking Passes: The site does not have any parking challenges. The adjacent condominium building is well parked, so the condominium users do not park at the marina site. The Owner will also install new "Marina Parking Only" signage to discourage beachgoers for utilizing. Additionally, the marina will be secured with gates which will also discourage unauthorized use of the parking area. NOTIFICATION TO JUPITER INLET COLONY As 3,900 sf of the JIB club property lies within the jurisdictional limits of Jupiter Inlet Colony, the Owner has engaged with the Town to inform them of the subject proposal. This engagement began on December 19, 2024, as we provided the Town Manager with the proposed site plan, and a brief overview of the subject proposal. Further, 2GHO presented to the Town of Jupiter Inlet Colony's Town Commission on January 13, 2025, and did not receive any negative feedback from the Commission. Additionally, the Owner reached out directly to the abutting neighbors who did not present any objections to the subject application. We will keep in touch with the neighboring municipality, as this project gets closer to public hearing to ensure they are kept apprised of the progress. SITE PLAN REVIEW Proposed Modifications With the continued success of the club and marina, it has become necessary to request the additional office space to maximize operational efficiency for the property. Additionally, this submitted site plan intends to document existing conditions on the property by capturing existing square footages, as well as other miscellaneous site data, so that once approved, the Community Development Department will have a plan of record on file. It is proposed to add a 921-sf second story office space, and a balcony that will face the Intracoastal Waterway. The space will also have a small kitchenette space, and bathroom. It is important to note that this space is solely to provide office space and WILL NOT function as a party room. 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 R-3; Multifamily Residential Residential Medium JIB Yacht Club and Marina District Density North R-3; Multifamily Residential Residential Medium Ocean Villas Condominium District Density South RS; Single Family Res. Jupiter Inlet Colony (Single Family Residence Jupiter Inlet Colony Residential Low Density NAJIB Club Marina Expansion 24-0710\Applications\2024 Admin Application\Application Mate rials\Up ted N��rati �y� � 09 Agl alftrObWmarina March 24, 2025 Page 3 East R-3; Multifamily Residential Residential Medium JIB Club Condo District Density West NA NA Intracoastal Waterway 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 increase operational efficiency for the property, thus meeting the intent of this goal. ❖ 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 expansion will continue to be compatible with the surrounding established uses. Consistency with the Zoning Code Consistent with Sec. 78-175 of the Village's zoning code, the proposed project will work within the framework of an established development pattern, and proposes a minor expansion that will enhance the existing facility, and remain compatible with neighboring properties and continue to 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. Traffic and Parking The addition of the 921-sf second story office will be insignificant on the surrounding roadway, as described in the traffic statement prepared by JHI, Inc. This statement has been provided to Palm Beach County Traffic Division, and a TPS approval letter will be provided to the Village upon receipt. Regarding parking, the site provides 24 spaces on the property. Utilizing current code, the following would be required: Use Code Requirement/Spaces Required Ship Store @ 398 sf. 1s /250 sf= 1.59 spaces Wet Slips @ 29 slips 1.5s /sli = 43.5 spaces Office @ 921 sf 1 s /300 sf= 3.07 spaces Total Spaces =48 spaces NAJIB Club Marina Expansion 24-0710\Applications\2024 Admin Application\Application Mate rials\Up ted Ng Ag"alftrUbWmarina March 24, 2025 Page 4 While the site is deficient of parking based on code requirements, the Village's zoning code, through Section 78-707(b)(4), does allow the ability to request for a reduction in the number of required on-site, off-street parking spaces. The Owner continuously monitors the activity on the site, and raises the point that there has never been a parking issue with users of the site.As such, the Owner proposes a Zoning TextAmendment to reduce parking requirements for marina use. The Zoning TextAmendment will be further described later in this document. Justification The project's site plan is consistent with the following: ❖ Goals, objectives, and policies of the Village of Tequesta's Comprehensive Plan set forth in the Medium Density land use designation ❖ 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 for this existing operating site has been designed to ensure compliance to the fullest extent possible with the development regulations required within the R-3 zoning district. Note, the Owner is proposing a zoning text amendment to rectify the parking deficiency, based on current code requirements. ❖ Compatibility with the existing character of the area; ❖ Use of the existing facilities/infrastructure on site: As this is an existing operating site, the minor addition will not impact the existing facilities; ❖ Will not create any noise or visual pollution to the adjacent areas; ❖ The proposed development has infrastructure (where required)to meet the adopted level of service standards; SPECIAL EXCEPTION REQUEST FOR MARINA USE As this request is considered a `minor expansion'to the existing marina, it was determined that a special exception approval would be needed. The required criteria, stipulated in Section 78-363, is addressed below: 1. The proposed use is a permitted special exception use. Response: The proposed marina use is existing and is a permitted special exception use as allowed by Section 78-175(e)(3). NAJIB Club Marina Expansion 24-0710\Applications\2024 Admin Application\Application Mate rials\Up ted N ati 5�y� 09 Ag"alftrUbWmarina March 24, 2025 Page 5 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 not affect adjacent property values. The subject proposal is for a minor expansion to create additional 211d story office space for the Marina facility 4. The use will be compatible with adjoining development and the proposed character of the district where it is to be located. Response: This is an established, operating development. The proposed improvements will not be incompatible with the surrounding area. 5. Adequate landscaping and screening is provided as required in this chapter. Response: Due to the configuration on existing use of the site, there is limited opportunity to provide any additional vegetation on the property. 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: All ingress and egress will remain as it currently exists today. As previously mentioned, the Owner is requesting a reduction in required off-street parking 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 this is an existing development, ingress and egress is already established and provided via Colony Road. 3. Off-street parking and loading area, where required, with particular attention to the items in subsection (2) of this section. Response: The existing parking spaces are placed in an area that pose no adverse impact on vehicular circulation on the site. NAJIB Club Marina Expansion 24-0710\Applications\2024 Admin Application\Application Mate rials\Up ted N ati 5�y�2 09 Ag"alftrUbWmarina March 24, 2025 Page 6 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 an expansion to an existing operation, and will work in conjunction with the existing surrounding area. 5. Utilities, with reference to location, availability and compatibility. Response:As it is existing, this site already has the necessary utilities in place. 6. Screening and buffering, with reference to type, dimensions and character. Response: Due to the configuration of the existing use of the site, there is limited opportunity to provide any additional vegetation on the property. 7. General compatibility with adjacent properties and other property in the district. Response: The site is existing and operating, therefore will be generally compatible with the surrounding uses. 8. Whether the change suggested is out of scale with the needs of the neighborhood or the village. Response: This proposed office expansion is needed to increase operational efficiency for the existing business. The 921 sf second story addition will not be out of scale with the surrounding area. 9. Any special requirements set out in the schedule of site regulations in section 78-143 for the particular use involved. Response: This criterion is not applicable to the subject proposal. ZONING TEXT AMENDMENT— SEC. 78-705(16) The final component of this proposed development is for a zoning text amendment to Section 78- 705(16), entitled "Required Number of Parking Spaces". As mentioned elsewhere in this Project Narrative, the JIB Yacht Club and Marina has existed since the 1960s, whereas the original Village parking code was adopted in 1977. The Owner proposes the following modifications to the code: Current Zoning Text— Sec. 78-705(16) (16) Marina facilities: One and one-half spaces for each boat slip. Proposed Zoning Text— Sec. 78-70506) (16) Marina facilities: One and one half spaces for eat every two boat slips. Parking spaces for charter services shall consist of, three parking spaces for each passenger carrying vessel with less than six passengers and one parking space for every two passengers on vessels with more than six passengers. NAJIB Club Marina Expansion 24-0710\Applications\2024 Admin Application\Application Mate rials\Up ted N ati 5�y� 09 Ag"040rObWm a ri n a March 24, 2025 Page 7 Justification for Reduction of Parking Zoning text amendments are a tool that can be utilized to respond; and react to changing conditions, and can help zoning codes from becoming `static'. Below are reasons to approve the proposed text for marina facility parking requirements: Consistency with Nearby Local Government Parkinq rates: As it relates to marina use, the Village's parking requirements are one of the most stringent in the area, as neighboring municipalities/counties have parking requirements that are more in line with the industry standard. Below is a table that details requirements for areas that contain successful well-known marina standards. Municipality Code Requirement Tequesta 1.5sp/slip Jupiter 1s /1 wet slip Martin Count 1s /5 wet or dr sli s Riviera Beach 1s /2sli s Palm Beach Shores 0.75s /sli Tequesta defines Marina facilities as wet storage and the docking of pleasure crafts for residential purposes. Marina facilities may include a marina, boat dock and yacht club. The yacht club may provide a restaurant, lounge, ships chandler and other club facilities as an accessory use to the marina, boat dock or yacht club facility. Marina facilities are allowed only as special exception in R-2 and R-3 multiple- family dwelling districts, for properties within such zones which are contiguous to the intracoastal waterway, subject to the regulations and restrictions of the zoning district and the requirements for special exceptions. Little potential for adverse impact: As the Village's only full-service marina, the existing JIB Yacht Club and Marina was initially designed to be completely consistent with the Village's definition. Further, this text amendment will not create any negative scenarios as many of the R-2 or R-3 parcels that are contiguous to the Intracoastal Waterway do not have the ability to develop in the manner that this facility has developed. Consistency with the marine industry Standard: After extensive research, it was determined that parking does not necessarily correlate to the actual using of recreational boats. If required to use current parking requirements, the site would need to provide 44 spaces, which does not translate into parking standards. A recent article from Toy Storage nation stated that new boat sales surged 40% during the Covid-19 pandemic, as American's spent more time on the water due to the closures of other spaces. Even though record sales were experienced during this time, the average boat is operated 54 days or about 15% of the year. Despite popular belief, the Midwest and Northeast regions are more likely to utilize their boats more days of the week, than the South region. Earlier data (2018) from the US Coast Guard suggests that the average number of days a vessel is used is 19 days, with each outing lasting an average of 3.8 hours. Based on this data, it can be reasonably assumed that the lesser parking requirement of 1 sp per two slips will not create any issues for the marina. NAJIB Club Marina Expansion 24-0710\Applications\2024 Admin Application\Application Mate rials\Up ted N r ati Ag"alftrUbWmarina March 24, 2025 Page 8 In order to also be consistent with industry standard, we have taken staff's advice and also propose to add parking requirements for charter services. While the Yacht club does not currently offer these services, we have added language consistent with local jurisdictions, in the event needs for the marina change in the future. Conclusion To recap, the Owner is proposing a 991-sf 2nd story office space at the existing JIB Yacht Club and Marina. As stipulated by Section 78-177 of the Village's zoning code, the increased square footage of this marina is deemed a special exception use. Further, the Owner proposes a zoning text amendment that will reduce parking requirements for marina uses. Sufficient justification has been provided with regards to the project's consistency with the Comprehensive Plan and zoning code, paving the way for a final product which will provide the ability for the existing operation to increase and maximize its efficiency. 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. NAJIB Club Marina Expansion 24-0710\Applications\2024 Admin Application\Application Mate rials\Up ted N ati 5�y� 09 Agenda Item#3. (w eptaold 'PjsanbaZ jo a�eIIIA ` L'uT.�L' n �� _ Ili 2y a I� LI �C gIl I I o — »� o /,y ,/fie �•'---•-• _ /�//�����'��j �r�. I o -_ - - ° I 0, I i � 'a O — a - - ---- --- --- �.. ui _ I EO T � m M Y W _ ,AA E I• ! 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JIB Club Tequesta, Florida C!,-5, yam` O Z!� red - i S Beach Project Si / Lighthouse Dr. ��-� �._ I : O T - 77T Tn Aerial Location Map LANDSCAPE ARCHITECTURE &PLANNING 10.23.2 A Page 74 of 109 Agenda Item #3. ------------------------, VILLAGE OF TEQUESTA i DEPARTMENTAL USE ONLY Ck.# Department of Community Development Fee Paid: 345 Tequesta Drive i Intake Date: Tequesta,Florida 33469 Ph:561-768-0451/ Fax:561-768-0698 ' PROJECT#: www.tequesta.org i APPLICATION FOR SITE PLAN REVIEW DRC PLANNING & ZONING BOARD Meeting Date: VILLAGE COUNCIL Meeting 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: Jib Club Marina PROJECT ADDRESS: 46 Beach Road, Tequesta, FL 33469 DESCRIPTION OF PROJECT: Addition to JIB Club Marina Facility Property Control Number(PCN), list additional on a separate sheet: 6043403137 Estimated project cost: $280,000 Property Owner(s)of Record: JIB Club Marine, LLC -John Krizka Address: 46 Beach Road, Tequesta, FL 33469 Phone No.: Fax No.: E-mail Address: Applicant/Agent(if other than owner complete consent section on page 3): Name: 2GHO, Inc. M. Troy Holloway, PLA Address: 1907 Commerce Lane, Suite 101, Jupiter, FL 33458 Phone No.: 561-575-9557 Fax No.: 561-575-5260 E-mail Address:troy@2gho.com/alec@2gho.com 1 Page 75 of 109 Agenda Item #3. II. LAND USE&ZONING A) ZONING DESIGNATION R-3 B) FUTURE LAND USE DESIGNATION Res. Med. Density C) Existing Use(s) Marina D) Proposed Use(s), as applicable No change to existing use- additional 2nd floor office III. ADJACENT PROPERTIES Name of Business/ ; Land Use j Zoning ! ExistinU i g ����� � !..,Approved Use(s) Subdivision ; Designation = ! Designation aw ! -----------------------------------------•-------- -- --- 1 ------• � -. : 1... ------- NORTH Ocean Villas Condo RMD j R3 1condos j NA --------------------- --------------- I--— - - - Single Family RLD RS sf subdvision FNA-_ SOUTH - - - - -- ------ ------------•-------- -------- -----— - - - - -- EAST JIB Club Condo I RMD 1113 (condo NA Y -- -- -------------- - — — - — - WEST 1 Intracoastal Wtw NA NA NA NA 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 included justification statement 2 Page 76 of 109 Agenda Item #3. 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 M.Troy Holloway and 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. John Krizka M.Troy Holloway- Senior Partner, 2GHO Own 's Name(please print) Applicant/Agent's ame (please print) Ovv er's Signature Applicant/Ag t s gnature 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 hearin and other public notice requirements are the responsibility of the applicant.The fee shall be paid prior to such ation b in scheduled is hearing requiring notice. ner's Signature to Acknowledge 3 Page 77 of 109 Agenda Item #3. 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 1V, 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. S) 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 — 1 APPLICATION SUBMITTAL DEADLINE Deadline is 45 business days prior to P&Z Meeting date DRC Meeting Held within 2 weeks of application 14 submittal 1 DRC comments provided to Applicant within 1 week of DRC meeting 1 Re-submit application Planning&Zoning Board Meeting— Deadline is 2 weeks following receipt of -------IN. recommend approval DRC comments (3`a Thursday of each month) 1 Village Council Meeting—final approval (2nd Thursday of each month) 4 Page 78 of 109 Agenda Item #3. 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 1.60 ac/69,815.9 sf ____—--- --------— ---- ---- ----------------------------------- Total number of units(multi-family) !NA Total square feet of each primary structure —�— 1,108 sf existing/2,029 sf proposed Total square feet of accessory structures NA Total footprint of each building in sq ft& Building existing -991-sf 2nd story addition __________________ -------------------------------------------------___--- ------------ Overall mean building height&number of stories 19'8" - 2 stories Finished floor elevation for all structures 4.38 FF -----------------..........-...-...--- Total project density in units per acres,if applicable NA --------------- ----------------------------------- Total proposed off-street parking spaces 24 existing spaces Height and location of proposed fences and/or walls !alum/picket fence varies(5'-6') Proposed drive aisle width _ existing Proposed sidewalk width existing 5 Page 79 of 109 Agenda Item #3. C. Provide site data and setbacks: s Lot coverage Impervious�area Open space area i ' y TOTAL SQ FT 13,197 sf 124,287 sf !5,768 sf , . PERCENT"(' �OE 4 6% — -- r80.8%° 19.2% M Front. Side" Side Rear Primary structure r ! existing I existing I existing existing Accessory structure - j � I 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. 6 Page 80 of 109 Agenda Item #3. 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: ,� vie equd Pro d Number of trees(including percent native).,,, §NA NA - - - - - - ---- Number ofshrubs(including ------------------------------------------ ------------------------------------------------ , di( --g_p6m6n snatlrte) NA NA Amount of groundcover(ing prcanf a� natij f NA NA Total percent of native vegetation NA NA �, 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. 7 Page 81 of 109 Agenda Item #3. (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 82 of 109 Agenda Item#3. 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Traffic Impact Statement For JIB Yacht Club and Marina Tequesta, Florida PCN# 6043403137 10-30-2024 Prepared By: Jeff H. Irava ni, Inc. Consulting Engineers 1934 Commerce Lane, Suite 5 Jupiter, Florida 33458 JHI@Jhiinc.com www.JHIinc.com Tel: (561) 575-6030 Fax: (561) 575-6088 John B. Iravani, P.E. Florida Registration # 87431 FR# 6986 Page 84 of 109 AgendaWA bl ani, Inc Traffic Impact Report#1498 10-30-2024 Table of Contents I. Introduction ................................................................................................................................. 3 II. Trip Generation.......................................................................................................................... 4 III. Radius of Influence................................................................................................................... 5 Exhibit-A Aerial.............................................................................................................................. 6 2 Page 85 of 109 AgendaWA bl ani, Inc Traffic Impact Report#1498 10-30-2024 I. Introduction The site is located on the southwest corner of Beach Road and Colony Road and is fully developed. The project resides within the Village of Tequesta and is 1.60 acres in size. Existing access to the site is from a private driveway that connects to Colony Road and a south access from Lighthouse Drive. The project has existing usages such as a Marina, 29 wet docks, small laundry area and a small shipping store. The uses are gated off for members of the club to use. It is proposed to construct a 2nd floor office on top of the existing ship store for office use. Existing areas are shown below for the existing uses and square footages for the parcel. Existing driveways will remain with no changes. See Exhibit-A for the Aerial and Appendix A for the site plan. The buildout for the project is expected to be completed by December 2026. Section 31, Township 405, Range 43E, Village of Tequesta, Florida Existing Use Marina slips Shipping Store Laundry/ITE Office 495 Each/SF 29 slips 398sf 624 sf NA Proposed Use Each/SF 29 slips 398 sf 624 sf 921 sf *No Trip Generation Rates are available for Laundry uses per PBC Trip Generation Rates or ITE IL Since it falls within the club, and is an existing use for the members,proposing to use ITE 495, Recreational Community Center for square footage. 3 Page 86 of 109 AgendaWA bl ani, Inc Traffic Impact Report#1498 10-30-2024 II. Trip Generation The proposed Trip Generation numbers are per Palm Beach County Trip Generation rates. A. Existing Usage USE Bldg ADT AM PHT PM PHT SHEA VTEPD VTEPH VTEPH (%) IN (%) OUT (%) IN (%) OUT (%) Marina ITE 420 29 70 2 1 33% 1 67% 6 4 60% 4 40% Internal 0% 0 0 0 0 0 Pass-by 0% 1 0 0 0 0 0 0 0 Ship Store ITE 920 398 70 1 1 75% 0 25% 3 2 44% 2 56% Internal 0 0 0 0 0 0 Pass-by 0% 0 0 0 0 0 0 0 Recreational C.C. ITE 495 624 18 1 1 66% 0 34% 2 1 47% 1 53% Internal 0 0 0 0 0 0 Pass-by 0% 0 0 0 0 0 0 0 Total Attracted 158 4 3 1 11 6 6 B. Proposed Usage USE Bldg ADT AM PHT PM PHT SHEA VTEPD VTEPH VTEPH (%) IN (%) OUT (%) IN (%) OUT (%) Marina ITE 420 29 70 2 1 33% 1 67% 6 4 60% 4 40% Internal 0% 0 0 0 0 0 Pass-by 0% 0 0 0 0 0 0 0 Ship Store ITE 920 398 74 1 1 75% 0 25% 3 2 44% 2 56% Internal 0 0 0 0 0 0 Pass-by 0% 0 0 0 0 0 0 0 Recreational C.C. ITE 495 624 18 1 1 66% 0 34% 2 1 47% 1 53% Internal 0 0 0 0 0 0 Pass-by 0% 0 0 0 0 0 0 0 Small Office ITE 712 624 9 1 1 82% 0 18% 1 0 34% 1 66% Internal 0% 0 0 0 0 0 Pass-by 0% 0 0 0 0 0 0 0 Total Attracted 171 5 3 2 12 7 1 1 7 Net Generated 13 1 0 1 1 0 1 Marina ITE 420:ADT=2.41/Slip,AM PHT=0.07/Berth,PM PHTA.21/Slip Recreational Community Center ITE 495:ADT=28.82/KSF,AM PHT=l.91KSF,PM PHT=2.5/KSF Small Office ITE 712:ADT= 14.39/KSF,AM PHT=l.67/KSF,PM PHT=2.16/KSF Ship Store ITE 920 :AM PHT=2.78/KSF,PM PHT=7.42/KSF *No ADT provided,used PM PHT x 10 for ADT. 4 Page 87 of 109 AgendaWA bl ani, Inc Traffic Impact Report#1498 10-30-2024 III. Radius of Influence The proposed project increases the AM PHT by 1 and PM PHT by 1. Per Palm Beach County Unified Land Development Code Table 12.B.2.D-7 3A, the radius of influence for 1 peak hour trips is the directly accessed arterial for Tests 1 and 2. The impacted arterial for the project is US-1 from Beach Rd to Indiantown Road IV. Impact Analysis The maximum generated peak hour peak directional trips for this project would be 1 and it occurs in the PM. Test-1 The impact of this proposal on US is insignificant since the proposed maximum generated trips are less than 1% of LOS-D for a Class-I four lane divided roadway or 19 trips. Test-2 The impact of this proposal on US is insignificant since the proposed maximum generated trips are less than 3% of LOS-E for a Class-I four lane divided roadway or 59 trips. This project meets Test-1 & Test-2 requirements. Therefore, the proposal is in conformance with Palm Beach County Unified Land Development Code Traffic Performance Standards. 5 Page 88 of 109 lop r.a 10 s .All � � �++' ��� �. � ���•w,r' � >;F��,� awl � �. �, fi r \ v *m , '+, ►Wz ''� � y.. AgendaJM b�.van" Inc Traffic Impact Report#1498 10-30-2024 Exhibit-B Driveway turning movements AM INI2 OUT 1 BEACH RD PM IN 15 NORTH PMM OUT UT AM OUT 1 SITE o PM OUT 2 r LIGHTHOUSE DR Z LAM IN 1 PM N ' 2 Q INDIANTOWN RD DRIVEWAY PEAK HOUR TURNING MOVEMENTS TOTAL GENERATED Page 90 of 109 Agenda Item #3. Appendix Page 91 of 109 Agenda Item#3. epiaold 'PjsanbaL jo a�ellin _ �ut.z-PW 2y anTD ILI��� gIl .—.—.—._.—.——.—— V� l —.—.——.——.—.—.— ——Ti LEI ,,,,,,!!! L {I ✓ I I �: �I�f; �mmm�mmmmmmmmmQ• F i �" I I I !! e I _ �J tr �mmm�mmmmgmmmmQ' , � \ L - - J ° I�mmmm�mmmmgmmmmq• I �mmmmu�mmmmgmmmmq' �;' r mummiugiummiumpmmm¢ "� �.. 1 mmmmmmmmmmmmmmmm „�.. '� � �: o - v mmmmmmmmmmm � mmmmummmHg v - o T u I r_ � mmmmmmmmmmmmmm� j mmIMMImmi°1° �mmmmmmmmmmmlo�Q� _ ME j C5 1 v w J x �eaaza}eM ie}seoaeziui 1,d11d�P�,.,aP,d1_z9Le111a2/11 61Pdz- 11 6--1v111111--dl-1111P��s� Page B2..11.