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HomeMy WebLinkAboutDocumentation_Regular_Tab 19_11/13/2025 Agenda Item #19. Regular Council A-1 STAFF MEMO Meeting: Regular Council - Nov 13 2025 Staff Contact: Jay Hubsch Department: Community Development SPM 04-25 Application from 2GH0 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. Request: The applicant, 2GH0 (on behalf of JIB Club Marine, Owner) requests approval of a Site Plan and Special Exception to allow the addition of a 921-square-foot second-story office at the existing JIB Yacht Club & Marina. In conjunction, a Zoning Text Amendment is proposed to reduce the required number of parking spaces for marina facilities. The Ordinance related to the Zoning Text Amendment (07-25) was approved on First Reading by a vote of 5-0 at the October 9th Village Council meeting. Background and Existing Conditions: The subject property, JIB Yacht Club & Marina, was annexed into the Village of Tequesta in 1979 via Ordinance No. 276. Since its inception, the site has continuously operated as a marina facility. At the time of annexation, the property featured wooden docks, boat slips, a pool, two structures west of the pool, and an asphalt parking lot. The site was zoned R-3 (Multiple Family Dwelling District) through the annexation petition, which also granted a special exception for marina use on property contiguous to the Village limits. Proposed Development: The proposed site plan includes: • A 921-square-foot second-story office addition over the existing marina building. • A small kitchenette and bathroom, with no event or assembly use (non-party space). • A balcony facing the Intracoastal Waterway Public Outreach: The applicant notified and coordinated with the Town of Jupiter Inlet Colony, which a small portion of the site is also located in. The project was presented to the Town Commission on January 13, 2025, receiving no negative feedback. Direct outreach to adjacent property owners also yielded no objections. The Village Manager of Jupiter Inlet Colony has requested Tequesta place a condition of approval on the project that would require construction to follow their hours of construction, which are 8 a.m. to 5 p.m. Monday through Friday and 9 a.m. to 5 p.m. on Saturdays. Page 326 of 603 Agenda Item #19. Planning and Zoning Board Action: At its August 21, 2025, meeting, the Village of Tequesta Planning and Zoning Board voted unanimously (5-0) to recommend approval of the site plan with the following conditions: 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. Staff is requesting the addition of the following condition from Jupiter Inlet Colony: 3. The hours of construction shall be from 8:00 a.m. to 5:00 p.m. Monday through Friday and 9 a.m. to 5:00 p.m. on Saturday. 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 INFORMATION: 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 QUOTE AMOUNT 4 #25-204 QUOTE 2 - BUSINESS NAME Agenda Memo QUOTE AMOUNT4 #25-204 QUOTE 3 - BUSINESS NAME Agenda Memo QUOTE AMOUNT 4 #25-204 COMMENTS/EXPLANATION ON SELECTIONn/a JIB Club PZB-Site Plan Staff Report JIB Club Narrative JIB Club Aerial Location Map JIB Club Architecture JIB Club Site Plan Page 327 of 603 Agenda Item #19. JIB Club Existing Landscape Plan JIB Club Survey JIB Club Traffic Statement Page 328 of 603 Agenda Item #19. 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 PCN: 60-43-40-31-37-000-0120 2, LOCATION MAP a . ? ♦. 1 130aar Rc tScach Rd - r mono 1 1 I 1 • untnos.or t Department of Community Development 0g. Page 329 of 60 Agenda Item #19. 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 afive-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 ng. Page 330 of 603 Agenda Item #19. 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 anal ^ie "ia'f space&-for 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 og. Page 331 of 603 Agenda Item #19. 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 staffs memo and site-plan application were presented at the Jupiter Inlet Colony Town Commission meeting. Troy Holloway of 2GH0 presented the JIB Club plans, and there were no comments recorded in the meeting minutes. Department of Community Development ng. Page 332 of 603 Agenda Item #19. 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. & PROPOSED TTP- .......................... j I } r F .a r r i W w m it PROPOSED `--;CLITH ELEVATION -� _- Figure 1: Proposed Elevation Department of Community Development Og. Pa e 333 of 60 Agenda Item #19. 9. CURRENT SITE •� I lamb I I r 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 og. 6 Page 334 of 6031 Agenda Item #19. (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 ng.; Pa e 3-5 of 603 Agenda Item #19. (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 Og. Page 336 of 603 Agenda Item #19. 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 ng.9 Pa e 3-7 of 603 Agenda Item #19. Z 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 338 of 603 A9fP4@AQMtk1Qarina 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 Materials\UVgd 03 4. 1katit 8 A9fP4@AQMtk1Qarina 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. 1 s /250 sf= 1.59 spaces Wet Slips @ 29 slips 1.5sp/slip =43.5 spaces Office @ 921 sf 1 sp/300 sf= 3.07 spaces Total Spaces =48 spaces NAJIB Club Marina Expansion 24-0710\Applications\2024 Admin Application\Application Materials\UVgd #&atit 03 4. A9fP4@AQMtk1Qarina 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 Text Amendment to reduce parking requirements for marina use. The Zoning Text Amendment 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 `minorexpansion'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 Materials\UVgd r,�ati 03 4. .D� A9fP4@AQMtk1Qarina 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 2nd 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 Materials\UVgd #&atit 03 4. A9fP4@AQMtk1Qarina 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. 78-705(16) (16) Marina facilities: One �nr' ^In�-ha'f spaces for 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 Materials\UVgd Natit 03 4. A9fP4@AQMtk1Qarina 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 Parkin,. 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 1 s /1 wet slip Martin Count 1 sp/5 wet or dry slips Riviera Beach 1 sp/2slips 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 oryacht 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 Materials\UVgd2 r at i 03 4. A9fP4@AQMtk1Qarina March 24, 2025 Page 8 In order to also be consistent with industry standard, we have taken staffs 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 Materials\UVgd2 r ati 03 4. Agenda Item #19. JIB Club Tequesta, Florida ti N- f A IIIIIIIIIIII-0; ryr 4 �. ■r r- `a/ 1 it n 0,:4�i •a 1•r. 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C)0 (5 0- U-3-0 ZNv- '.4t3�U-)tA.-I yjco 0 2L(.4() a-,(5) 0 -Z 0 2L 0 2L :s 0-7 a C(- -7 U.)a o to-.3 t-P 0 0\�o C�A WZ�r)t 0 -- U.- Ul- Z o 00 0-0 O 'd-CO Agenda Item #19. Traffic Impact Statement For JIB Yacht Club and Marina Tequesta, Florida PCN# 6043403137 10-30-2024 Prepared By: Jeff H. Iravani, 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 359 of 603 Agenda'ftiM #1,1n4 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 360 of 603 Agenda'ftiM #1,1 i, Inc Traffic Impact Report#1498 10-3 0-2024 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 11. 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 361 of 603 Agenda'ftiM #1,1 4 Inc Traffic Impact Report#1498 10-3 0-2024 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 N 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 70 1 1 75% 0 25% 3 2 44% 2 56% Internal 0 0 0 0 0 0 Pass-by 0% 0 0 1 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 158-1 4 3 j 1 11 6 6 B. Proposed Usage USE Bldg ADT AM PHT PM PHT SHEA VTEPD VTEPH VTEPH N 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 1 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 1 0 0 0 0 0 Total Attracted 171 5 3 2 12 7 7 Net Generated 13 1 0 1 1 0 1 Marina ITE 420: ADT=2.41/Slip,AM PHT=0.07/Berth,PM PHT=0.21/Slip Recreational Community Center ITE 495:ADT=28.82/KSF,AM PHT=1.91 KSF,PM PHT=2.5/KSF Small Office ITE 712: ADT= 14.39/KSF,AM PHT=1.67/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 362 of 603 Agenda'ftiM #1,1n4 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 aClass-I four lane divided roadway or 19 trips. Test-2 The impact of this proposal on US 1 is insignificant since the proposed maximum generated trips are less than 3% of LOS-E for aClass-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 363 of 603 via rl''bpi ; �+�� y•' w ,ram , - ;�� .� ■' i' 41, A Of IL pi LL fDim _ P- ■ ■ J) lip df 196 `• ;_,�.i is + y R i r a � �r !'�•. rs� � 'h .,. 61 •h �1� , dr• �' �' ' ,ski Ilk all Ow 41 y a A.. �•, v • Agenda'ftiM #1,1n4 Inc Traffic Impact Report#1498 10-30-2024 Exhibit-B Driveway turning movements AMINJ2 PM IN S BEACH RD NORTH AM OUT 1 1 PM OUT 5 c J PM OUT 2� `�I TE O LIGHTHOUSE DR �Z L_AM IN I 1 PM IN 12 Q INDIANTOWN RD DRIVEWAY PEAK HOUR TURNING MOVEMENTS TOTAL GENERATED 7 Page 365 of 603 Agenda Item #19. �eeee Appendix Page 366 of 603 i o i i o T 1 � F 1 7 T 1-2 N � WEEEI N 1 FEEI L.. ............ 7c 1 1 I i 1 O