HomeMy WebLinkAboutDocumentation_Regular_Tab 07B_11/16/2000 � ��
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MEM4RANDUM � � �
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To: Michael Couzzo, Village Manager �
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From: Scott D. Ladd, Director f Co unity Development
Kara L. Irwin, Planner '
Date: November 7, 2000
Subject: Site Plan Review for Proposed Lighthouse Key, a Proposed Planned Mixed-Use
Development (PMLTD) Within the Mixed-Use District Consisting of 134 Units on
7.45 Acres of Land. George G. Gentile, Gentile, Holloway, O'Mahoney &
Associates, as Agent for applicant. (Quasi-Judicial Hearing)
The Village of Tequesta Department of Community Development has received application for Site Plan
Review for a project referred to as Lighthouse Key. The application is for a permitted use, according to
our zoning code for the mixed-use district. We are referring to this project as a planned mixed-use
development, according to the Comprehensive Zoning Ordinance for the mixed-use district (M/IT district)
a planned mixed-use development (PMUD) is "required . f'or all permitted, special exception, and
accessory uses within the mixed-use district except lots or parcels of less than three (3) acres. " The Code
of Ordinances, Appendi�c A, Comprehensive Zoning Ordinance, Section IV, defines a planned mixed-use
development as follows:
A unified development process that permits a mixture of land uses to
develop in a creative, vital and diverse tvay. Residential, comme�eial and public
buildings and facilities are the prirrrary uses in this devedopment approach.
Neighborhood identity is emphasized in mixed-use areas and responsible use of the
errvironment and natural features is required. All modes of traffic, including
vehicular, pedestrian, and bicycle are integrated into and connect various uses. The
mix and intensity of uses and the property development standards (with the exception
of building height whieh is limited to a maximum six (6) storfes or eighty four (84)
feet) can be fully negotiated with the village to provide optimum development
flexibility in mixed-use areas_
As part of the review process, the property development standazds within the mixed-use district ma.y be
modified at the discretion of the village council, provided the spirit and intent of the regulations and
standards are complied with in the development of the mixed-use district. The following is the analysis
of the proposed developments adherence with the Village property development standards of the Mixed-
Use district.
l. Parking requirements.
a. Required Parking 268 spaces
b. Parking Provided 345 spaces
2. Streetslrights-of-way.
a. Access Dimension guidelines 25 feet (minimum two-way street)
b. Access Dimension provided 25 feet
3. Drainage (streetslrzghts-of-way).
Raised Curb and gutter drainage systems shall be the prefened method utilized
within the Mixed-Use ciistrict. Alterna.te drainage systems shall be approved at
the discretion of the Village Council during the site plan review process for the
proposed planned mixed-use development (PMUD). The applicant has
provrded a French drainage/dry retention area drainage system. AU
drainage will be handled completely on site.
4. Schedule of Site Regulation�
REQUIRED PROVIDED
a. Minimum Lot Size 3200 SF 324,522 SF
b. Maximttm Lot Coverage 62°/a 34.6% (building coverage)
c. Front Yard Setba.ck 10' 25'
d. Side Yard Setback (corner) 7' 30'
e. Side Yard Setback (interior) 0' 15'
f. Rear Yard Setback 10' 15'
g. Minimum Landscape Open Space 25% 29%
5. Landscape Requirements.
Off-street parking facilities and all properties within the Mixed-Use District
shall be landscaped in accordance with section X(H}, Landscapuzg: General
Requirements.
a. Irrigation. All landscaped areas and planting areas sha11 be provided with
sufficient automatic irrigation facilities which shall be maintained in
working order at all times. The applicant has provided that all planting
areas shall receive 100% coverage from a fully automatic irrigation
system, equipped with a rain sensor.
b. Vegetation sedection Criteria. The applicant has provided 60.2% native
vegetation including native trees, shrubs and groandcovers.
c. Percentage of landscape coverage required. The applicant has devoted
15.8°l0 of the gross parking area to living fandscaping.
d. Compatibility with U.S Highway One and Tequesta Drive Streetscapes.
The applicant has included t6e Tequesta Drive streetscape on the
project-landscaping p1an.
e. Responsible parties for maintenance. The homeowners association will be
responsible for all maintenance of the landscaping, roadway drainage
system, entrance featnres and project ameaities.
6. Signage Requirement�
All wall, free-standing, monument, ceiling-mounted walkway, project
identification, composite, changeable letter and similar signs and/or signage
shall be in keeping with the purpose and intent of the Mixed-Use District and
shall be subject to review and approval by the Village of Tequesta. T'he Village
is currently under zoning-im-progress for monument signs within the Mixed-Use
district with the intent to allow a maximum eight feet (8') in height and forty-
five (45) square feet in sign copy for projects. The proposed monument sign
meets the maximum requirements for height and copy. The project also
Qroposes copy on the Old Dixie Iiighway entrance walls.
7. Density.
The total number of dwelling units permitted in the mixed-use district shall be
computed on the basis of eighteen (18) dwel}ing units per gross acre for all
residential uses. The proposed development has a mazimum density of 17.99
units per acre.
The applicant proposes to develop 134 fee sixnple residential town home units on the 7.45 acres located
on the northeast corner of Tequesta Drive and Old Dixie Highway. The applicant proposes two buiiding
types, an 8-unit building and a 10-unit building. Recreation facilities including a pool, pool cabana, and
fenced in playground are also provided for the project.
Attached are nineteen (19) sets of packets, including an original, for the above referenced subject. Please
place this item on the November 16, 2000, Council agenda.
VII.LAGE OF TEQUESTA
VII�LAGE COUNC`II.
October 5, 2000
Staff Report and Recommendations
for Development Review Committee (DRC�
and Site Plan Review (SPR)
Back�round:
An application for Site Plan Review and Development Review of Lighthouse Key has been submitted to
our oi�ices. Lighthouse Cove is a proposed 134 unit residential complex to be located at the northeastern
corner of Tequesta. Drive and Old Dixie Highway, west of Tequesta Oaks and south of the Tequesta Post
Office. Gentile, Holloway, O'Mahoney & A,ssociates submitted the application. Gentile & Associates is
the authorized agent for Centex Homes, the developer.
Staff Report and Comments:
A formal meeting of the Development Review Committee was held on Thursday October 5, 2Q00.
Representing the Village is: Chief Steve Atlison, Scott D. Ladd, Kara L. Irwin, Tom Jensen, Russell K.
White, and Chief 3im Weinand. Stai�s review, comments and requests are outlined below:
Comments bv Scott D. Ladd, Director of Communitv Develonment:
• Need `completed' in fulI, SPR application and submittals.
• Need more detailed drawings of the proposed changes/location and access to the existing lift station
#62 at the corner of Old Dixie Hwy & Tequesta Drive.
• Need clarified drawing/details of the existing and proposed peruneter sidewalks.
• Is there any Landscape buffer or landscape strip on either or both sides of the sidewallcs? A typical
sidewalk/landscape perimeter wall elevation would be very helpful.
• Need a protective barrier details on fence/gates around pool.
• Lift station must be upgraded to new LRD specifications.
• Submit a copy of permit from Palm Beach County Traf�'ic Engineering Division for ingress/egress
access drive and any other improvements under County jurisdiction on Old Dixie Hwy.
• Recycling is required by the Village, therefore provide statement addressing both Solid Waste disposal
and recycling. Add provisions in the covenants & deed restrictions with regard to recycling.
• ParceUproject is required to be platted. Plat must be signed aff on and properly recorded prior to the
first C.O. issuance by the Building Official.
• In order to use the ga.rages as parking spaces to meet the min.imum parking requirements of the code,
two thir.gs must happen.
o Include a requirement in a`Developer's Agreement which raust be recordable document
acceptable to the Village Attorney and staff that the garages must be useable at all times
for the parking of motor vehicles and that said garages cannot be converteii into other uses,
such as but not limited to, living area., storage azea, workshops, recreation rooms or
business uses as allowed for under the Village's Home Occupational Ordinance.
o This same restriction must be included in the condo documents, i.e. association covenants
and restrictions.
• Recreation space provided does not meet Village Code requirement.
Comments bv Kara Irwin, V'illa�e Planner;
• Please provide documentation for exemption to ADA reyuirements for parking surrounding the public
facilities.
• Need Dimensions on the plans and calculations for:
• % Open space
• Lot coverage
• Parking area landscape coverage (15% minimum)
• Density calculations on plans
• Etc.
• Landscaping required being compatible with the Tequesta Drive Streetscape.
• Where are you relocating the VOT ROW landscaping?
• Are you providing auy landscaping outside of wall along ROW?
• Plea.se provide a sight tighting plan for site plan review.
• Plea.se explain the setback data provided.
• Plea.se provide `Agreement' accepting maintenance of all landscaping in entrance, drainage structures,
etc. (need to request a private roadway waiver from Council)
• Are you providing any access to adjacent commercial properties ancUor Post Office?
� Are the patias to be enclosed with screens or fences? May want to include provisions in covenants
against enclosures or provide a plan for a uniform enclosure.
• Postmaster must approve mailboxes.
• Location of recycle and garbage pick up.
• The Village would like to review the `Declaration of Covenants and Deed Restrictions' for the project.
• Provide location of a similar project.
• School-aged children agreement must he signed and submitted with plans and docume�ts for review.
• If any work is to occur in right-of-way, applicant needs to work closely with Community Development
to address appropriate right-of-way procedures.
• Please provide a traffic impact statement.
• Need concurrency statements from autside agencies.
Comments bv Tom Jensen, Acting Utilides Director:
• Complete utility plans need to be submitted, identifying pipe sizes, horizontaUvertical control and
details.
• The owner's consultant needs to coordinate with the Village the possibility af looping the water main at
the north end of the property into Tequesta Oaks subdivision.
• Eliminate dead ends where possible.
• They should recheck their meter count at the meter bank locations.
• Alang Old Di�e Hwy, approximately 1 to 1.5 ft off the east R/W, there is a 12-inch PVC reject main.
Their plans need to reflect this and accommodate.
Comments bv Jim Weinand, I+ire Chief:
• The water distribution system needs to be modeled and constructed to produce a water flow of 2,500
gallons per minute to provide adequate Fire Protection.
• An additional fire hydrant needs to be installed on the east side of the Tequesta Drive entrance.
• An additional fire hydrant needs to be installed on the south side of the Old Dixie Hwy entrance.
• Planned residential unit projects are required to be equipped with an automatic fire protection spronkler
system. This item was noted o� the project drawings.
Comments bv Ser�eant D.J. "Rick" Ricciardi. Pofice:
• Exterior lighting appears to be insufficient
o Street lighting
o Poollighting
o Cabana.ligliting
o Entrance lighting
o Building lighting
• Both roadways involved are highly traveled. The proposed remodeling of downtown is expected to
increase the roadway usa.ge even grea.ter. We strongly recommend turn lanes on both Otd D�ie Hwy
(north and south bound) and Tequesta Drive west bound.
• There are two dea.d ends at the north end of the project Without a cul-da-sa.c we will have vehicles
harning around in driveways etc. increasing the potential for velucle crashes and resident complaints.
• Street names should be identifiably different and numbering logical.
• Does a locked gate secure the pool area, if so what provisions have been made for emergency entrance?
• Are the restrooms secured at all times; i.e. is a key needed to gain entrance and if so what about
emergency entry?
Staff Recommendation:
Department Heads reserve the right to make additional comments during the Site Plan Review Process.
The applicant has provided a response to the comments and recommendations of the Village Department
Heads. The following are additional comments to be considered in the site ptan review of the proposed
project.
■ Extension of the entrance pavers up through the intersection.
■ Enclose the rear patios with 2-3' stucco walls and provide a thre�foot wide entrance/exit out the
rear of the patio. The rear slab should not be a concrete slab but either pavers or stamp pavers.
The enclosure of the patio with a small wall will define the space and provide a feeling of privacy
for the owners.
■ The applicant has proposad to either pave the access to the ENCON lift station with asphalt or
stabilized grass. Stabilized grass would be preferable to asphalt.
� The placement of the tot-lot at the main entrance could provide safety issues and be a potential
eyesare for the project. The tot-lot should be located to the rear of the pool, away from the front
entrance of the project.
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October 30, 2000 � "
Village of Tequesta
Department of Community DeveVopment
357 Tequesta Drive
Tequesta, FL 33469-0273 - �
Attentios�: Kara L. Irwin, Planner �
Subject: Lighthouse Key, Centex Homes
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Dear Ms. Irwin:
Please find attached hereto, for your distribution and review, twenty-two revised architectural,
engineering, site and landscape development plans., Pursuant to the DRC comments letter dated
; Octaber 10, 2000 for the above referenced project, we have responded as follows:
Comments by Scott D. Ladd, Director of Community Development: _
- A Site Plan Review application and associated submittals is attached hereto.
- A detailed enlargement of the lift station at the corner of Old Dixie Highway & Tequesta Drive
has been provided for clarification. . ,
- The existing perimeter sidewalks fiave been labeled and shown as a dashed �line to help clarify
their location. �
- A landscape buffer exists on all sides of the development, as shov►/n. We have added a
perimeter waN detail, whiGh indic'ates the piantings proposed on both the inside and outside of
the screen wall.
- A fencelgate detail for the pool facility has been added to the drawings. �
- A meeting was held with ENCON regarding the renovation sfa�us of the existing lift station.
ENCON stated that they would not be renovating the li�t station in the near future. The 6'-8"
high opaque screen wall, as proposed, will provide more than adequate screening of the lift
station from the adjacent roadways.
- A copy of the permit from PBC Traffic Engineering Division for ingress/egress drives and any
other, improvements under County jurisciiction on Old Dixie Hwy. Will be submitted upon
receipt.
- Both solid waste and recycling disposal will be conducted through curbside pick-up servic�s.
Required p�ovisions will be added to the covenants & deed restrictions for the property.
- The project will be platted, sign off on, and properly recorded as required by tl�e Village.
- A.provision will be placed in the covenants & deed restrictions and in the Developer's
Agreement prohibiting conversion of the garages into living areas, storage areas, workshops,
recreation rooms, offices, etc.
- We are awaiting a determination by the Village of Tequesta as to the recreation space
requirements.
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Comments by Kara Irwin, Village Planner; .
- Two handicap accessible parking spaces have been added near the pool/public facilities.
- Additional site data calculations for parking area landscape coverage, density, etc., have been
added to the site plan.
- The landscape provided alor�g Tequesta Drive has been selected to be compatible with the �
existing surrounding landsca�e.
- A hedge has been provided outside of the wall along the abutting right-of-ways. A perimeter
wall detail has been added to the drawings, which clarifies the perimeter landscape and wall.
- The sight lighting�has,been indicated on the plans. The light fixture that will be utilized, as
shown, is the black, FPL coach lamp. ' �
- The building setbacCc data has been revised to correctly reflect the required and provided
setbacks.
- Ari agreement forthe acceptance of a(I landscaping in the entrance, drainage structures, etc. •
will be on the plat and covenants. Centex Homes is not requesting for the roadway to be
private, as it is not gated. �
- No access has been proposed to any adjacent, abutting properties.
- The rear patios will be constructed as a concrete slab only. However, the covenants wili
�� address screen enclosure requirements as they relate to color, size, etc.
- The site plan and cluster mailbox detail has been forwa.rded to the postmaster for their review
and comment. ,
- A statement has bee� provided on the site plan regarding the collection of recycle and garbage
pick-up. As stated on the plans, Nichols Sanitation will provide recycle and garbage collection
through curbside servi�e.
- A draft of the Declaration of Covenants and Deed Restrictions for the project will be forwarded
to the Village for their review upon completion. �
�- In the DRC, it was stated that a similar project has been completed by Centex Homes in
. Atlanta, however a project closer to home, which is similar, 6ut not completed by Centex
Homes, would be Sea Oats in Juno B�each. The building and driveway layout�is very similar to
that of Lighthouse Key. � _
- A School-aged children agreement will'be signed and submitted for your review.
- All construction within the rights;of-way will be closely coordinated with Community
Development to ensure appropriate procedures.
- A traffic impact statement is attacf�ed hereto. � �
- Concurrency statements have been requested from the appropriate�providers. Copies of the
request ietters are attached hereto.
Comments by Tom Jensen, Acting Utilities Dire.ctor;
-. Please find attached hereto responses from Schnars Engineering.
Comments by Jim Weinand, Fire Chief:
- Please find attached hereto responses from Schnars Engineering.
Comments by Sergeant D.J. "Rick" Ricciardi, Police:
- The' street lighting is provided by standard FPL coach lamps, which are spaced 1�1(3�120' apart.
� The typical spacing of this fixture is 150' o.c. The building, pool and cabana lighting will be
addressed during the preparation of construction documents, but sufficient lighting will be �
provided. A street,light is provided at each entrance, in addition to sign lighting, which should
provide sufficient lighting.
- Pursuant to our traffic engineer, peak hour traffic projections for Lighthouse Key do not meet
the thresholds required to warran� turn lanes. , �
- The two dead ends located on the north side of the project are relatively short in length, (120'),
and,only service one building, each side. These drives will also be adequately signed, to avoid
and reduce, possible dead end vehicular conflicts.
- The street has been simply named, "Lighthouse Circle". Pursuant to Community Development,
�he building official will assign the building addr,esses at the appropriate time.
- The pool and cabana will have "Medico" locks on the gates and a"Knockbox" for emergency
personnel entry.
- As stated above, the cabana will be locked, but a"Knockbox" will provide entry for emergency
personnel.
Should you have any questions and/or additional comments, please. feel free to call.
Sincerely, � �
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M. Troy Ho(foway ' ,
Sr. Vice-President
VILLAGE OF TEQUESTA
Site Plan Review Aeplication and Checklist
(Long Form)
Project: Lighthouse Key
Location: NE Corner of Teauesta Drive & Old Dixie Hi hway
Properiy Control Number
Address:
A. t�1 Statement of Ownership
B. t� Statement of Intended Use
C. � Statement of Compliance with Comp Plan & Concurrency Requirements
D. �I Statements of Preliminary Review by Other Agencies
E. � General Location Map
F. � Environmental Impact Anatysis/Stc�dy .
G. � Tree Survey P� PARP rPfar tn atta�hor� ��r c��
H. SITE PLAN TO INCLUDE:
1. ❑ Architect-Engineer-Surveyor-Planner-Devetoper
2. o A Detailed Description Including;
a. ❑ Boundaries & Topography
b. o Existing Streets
c. ❑ Adjacent Buildings andJor Structures
d. ❑ Access (Ingress & Egress}
e. ❑ Tr�c Impact Statement
f. ❑ Total Paving w/in Parking Areas (Sq. Footage and Percentage)
g. ❑ Off S�treet Parking/Loading Areas
h. ❑ Tabulation of Parking/Loading Spaces
i. ❑ Recreation Facilities & Location
j. ❑ Screens & Buffers
k. ❑ Refuse Collection Areas c�bside Pick-up
i. o Utilities oPower, oWater, ❑Sewer, oTelephone, oCable T. V.
m. ❑ Fire Hydrants
n. ❑ Proposed Utility Easements or Grants
� o. ❑ Proposed Rights-of-Way none
3. o Gross Acreage/Acres and Square Footage �_ 4 S A r (�� 4,��� sF )
a. ❑ Total Open Space (Sq. Footage and Percentage) 9 4, 4 0 7 5 8 s F (� a � o�
b_ ❑ Tota1 Lot Coverage (Structures), (Sq. Footage and PercentaJe j 112 , 3 0 7 sF ( 3 4. 6 0)
c. ❑ Tota1 Lot Coverage (Impervious Surface: All Paving, Wa1ks, Patios,
Decks, Etc.), (Sq. Footage and Percentage) 1 1 7, 8 0 7. 4 2 sF ( 3 6 3%)
d. ❑ Lot Coverage (Crreen Areas), (Sq. Footage and Percentage)
1. Within All Parking Areas 13 , 6 0 2 SF ( 4 1��)
2. Remainder All Areas 8 0 8 0 5 5 0 a %�
3. Total Lot Coverage_ 9 4. 4 0 7_ 5 s � F �� ��
Page 2
Site Plan Review Application and Checklist
e. � L Per Acre 1 7. 9 9
f. ❑ Tota1 Square Foot Area of All Buildings, All Floors_18 6, 0 0 2 sF
J. ❑ Property & Landscape Maintenance Provisions (Agreements/Survivability Bonds)
K. ❑ Preliminary Plans as Follows:
1. ❑ Storm Drainage
2. ❑ Sewer �ayout
3. ❑ Water Distribution & Sy�tem Layout, Including Backflow Preventer Locations
4. ❑ Underground Electric Layout, Including Tran�former Locations
5. ❑ Telephone & Cable Underground Layout, Including Above Ground Junction &
Distributian Box Locations
L. ❑ Architectural Elevations (All Orientatiansj
M. ❑ Building Appearance & Landscaping
N. ❑ Signs (Proposed Number, Type, Size & Locations)
O. ❑ Proposed Topographic Considerations (Dredging, Filling, Slope, Drainage Patterns,
Natural Vegetation, Accessibility, Retaining Walls, Berms, Privacy Wa11s and/or Fences)
P. Floodplain Management Considerations:
1. ❑ Zone Designation c
2. o Base Flood Elevation N/A
3. ❑ Proposed Finish Floor Elevation
4. ❑ Coastal High Hazard Design Considerations
Q. ❑ Development Stages (Phases) none
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AP LICANT' NATURE
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� Li�hthouse Key
STATEMENT OF INTENDED USE
` � October 30, 2000
The 7.45•-acre subject parcel of land is found on the northeast corner of Tequesta Drive and Old
Dixie Highway. The parcel is bordered on th� north property boundary by the Tequesta Post
Office, bordered on the east by the residentially zoned Tequesta Oaks, bordered on the south by
Tequesta Drive and bordered on the west by Old Dixi� Highway.
The proposed development consists of 134, fee simple, residential townhomes; each with a front
loading covered garage and driveway. There are two building types, an 8 unit building and a 10
unit building. Ligk�thouse Key also provides a recreation facility for its residents consisting of a
, pool, cabana and fenced in tot-lot area. The project will be accessed through both Tequesta
Drive and Old Dixie Highway. Although a 6'-8" privacy fence and wall surrounds the project
for screening purposes, the entry drives are not planned to be gated. Mail distribution will occur
through the use of cluster mailboxes located throughout the project. Refuse and recycle
collection will be provided by Nichols Sanitation through curbside pick-up,services.
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Lighthouse Key provides each building and unit with ample landscaping to provide the
neighborhood with a harmonious landscape theme through the use of Live Oak street trees;
Cabbage Palm driveway plantings and lush building foundation plantings to unify the buildings .
and walkways. _
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Li�hthouse Key
ENVIRONMENTAL ASSESSMENT
' October 26, 2000
The 7.45-acre subject p,axcel of land is found on the northeast corner of Tequesta Drive and Old
Dixie Highway. The paxcel is bordered on the north property boundary by the Tequesta Post
Office, bordered on the east by the residentially zoned Tequesta Oaks, bordered on t�e south by
Tequesta Drive and•bordered on the west by Old Dixie Highway. .
The subject site has prev�iously been cleared of most of the canopy trees and native understory
vegetation, and is mowed/maintained on a regular basis. The onYy canopy vegetation left
remaining on the property is 2 cabbage palr�s and approximately 12 scattered sand pines.
Unfortnnately, due to the sensitive nature of sand pines, tfiey cannot be relocated, nor can they
remain in place with the surrounding development. ,
Althou�h Scrub Jays are known to forage and nest on surrounding nearby properties, there were
no Scrub Jays or any other species of concern evidenced on the subject property at the time of
observation.
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LIGHTHOUSE I�EY
. � STATEMENT OF COMPLIANCE WITH
THE COMPREHENSIVE PLAN & CONCURENCY REQUIREMENTS
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The proposed lighthouse key project is located on the northeast corner of Tequesta Drive and Old Dixie
Highway, within the corporate litnits of The Village of Tequesta. The project will have 134 units on 7.45
Acres for a maximum density of 17.99 units' per acre. ' �
• The project is consistent with the Village's Comprehensive plan:
• The project's density meet� is within the maximum density of tlie Mixed Use District, (18
d.u./ac.), of the Village of Teq.uesta and is consistent with the density maximum as stipulated
within the Comprehensive Plan.
• The project is further consistent with the Cotnprehensive plan, as well as the concurrency
requirements in that it is located within the urban service area of the Village and has all the
municipal services available including water, sewer, electrical power and other utiliti�s that
are found in other developed areas of the Vallage.
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The project is consistent with the Traffic element of the Comprehensive plan in that the
mixed use district is exempt from meeting the service levels as established by Palm Beach
� County, so as to concentrate development in the mixed use district and revitalize the Village
Center. ' '
• The project is within the service area of the Village of Tequesta's police and fire rescue
services. �
• The project will provide or� site recreation amenities including a pool, walkways and other
open space that will minimize impacts to the Village's recreatioti facilities.
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iJl�4/2000 25:33 5614341663 PZNDER TR=�!_ITM�N P��E 02
. • • �
�INt»1� TROUTMAN CONS(ILTiNG, INC.
Yransportation Plarrners and Engineers 232a South Congress Avenue, suit� �ro
West Palm Beach, FL 3�4t�6
(561► 43A-1b44 Fax 434•1663
Ema11: pindernautman@msn.com
June 27, 2000
Mr. C,eOrge Centile
Centife, Holloway, C)'Mahoney & Associates
18U7 Commerce La�e, Suite � d1
lupiter, FL 33458
tte: Centex Homes � Tequesta Propeeties - #PTCt90•99
Dear Mr. Gentile:
We i�ave compieted the preliminary analysis, based on daily traffic condittons, for the above
referenced project, It is proposed to devebp 13� multi�family dwelling u�its in the northeast quadrant
of �!d f�ix3e Highway and Tequesta Drlve. Sased on Ihe Cou»ty's 7raffic Perfors»ance Standards
(TPS), this property is within the Coastal Rtsidentia! Exemptinn Area and is not subject to th�e County's
TPS, A pretiminary analysis was undcrtaken to address potenti�! Cra�c capacity cottscraints in the area
if requested by the Village of Tequesta.
7'his dewelopment scenario is prvje�eted to generake 938 daiky trips. Based on the Caunty's 7PS, a Test
1 radius of one (1) mile is required Co be anafyzed for proje�ts generating 6etween 501 and 1,OOQ
daily trips.
Roadways withfn the radius af development influence include; 7eqtsesta Drive, Old Dixie Mighway,
US � and Beach Road. A review of historie gvwth daka and commltted develoQment data was
ur►dertafcen. "�his analysis is based on indusian of vaffic fram other MaJor Projects approved as af the
date of this analysis. Roadway links within one-half mile and those outside the one-half miie radius
with a project impact greater than 1% of khe LOS D thresholds are required to be anaiyre�d. No Test 1
car�straints, based on tfiis analysis, are pro�ected through y�ar 2004.
tfi you have any questions �egarding this analysis, please do not hesitate co contact th;s office.
Sincere
�
A drea M, Troutman, P.
res+dent
AMT/tdr
lettN t'.entNe G19-9A b-2y'•00 �
LIGHTHOUSE KEY
DRY SALES MODEL JUSTIFICATION
The developer for the above mentioned project would like to ask the Village of Tequesta
for their consideration to allow a"Dry Model" to be built on the subject property. Since
there are no codes or ordinances related to this type of construction in the Village of
Tequesta's code of ordinances, we have attached herein a copy of the land development
regulation as it relates to sales models for your reference.
A"Dry Model" is defined as a model home or model row, which is built prior to receiving
plat approval and/or engineering approval for the site. The model would be built without
any exterior water or sewer connection to the building giving it its name "Dry Model."
This process of construction allows the developer to use the model as a showpiece for
sales following site plan approval and prior to the plat and/or engineering being
approved. The developer understands that he is at risk if anything should go wrong with
the engineering approval or the approval of the plat. Following plat and engineering
approval, water and sewer connections will be made to the model and a final C/O will be
awarded. The units will eventually be sold as a spec unit.
The developer is asking that the Village of Tequesta approve the "Dry Model"
construction of building No. 2(8 Units), four of which will be used as Sales Models and
the remaining four units will be spec units.
ART7CLE 6: ZONING DISTT2ICTS Sec. 6.8 PUD. Residential Planned Unit DevelomnPnt District
detract from its operation or function. [Ord. No. 98-11] �"� �
�
b. Supplementary use standasds. The standards of Sec. 6.4.D (Supplementary Use Regulations) and
the standards listed below shall apply within the PUD, unless specifically waived or modified by the
terms of the development order for the PUD. Permits for real estate sales offices a� sales models,
gatehouses, entry fealures and utilities may be issued prior to recording a final plat but not before a
final site plan/finai subdivision plan is approved by the Development Review Committee.
(1) Residential pods. Land uses within a residential pod shall comply with the following standards:
(a) Accessory uses and structures. The following accessory uses in permanent or temporary
structures sball be permitted in a PUD according to the following standards.
(i) Permanent structures.
1) Real estate sales of�ice, planned development, means, for the purpose of Sec6on
' 6.8, an office for the sale and resale of new and existing residential units in a planned
development.
a) Permanent. A permanent real estate sales office is permitted in a commercial pod.
b) Temporary, pod. A temporary real estate sales office for the sale of only new units
shall be permitted in a residential pod or other temporary location approved by the
DRC. Sales shall be limited to only new units in the pod. A temporary sales office
in a mobile hame shall be snbject to Section 6.6. (Temporary structures). Sanitary
facilities shall be available in. the office. A temporazy real estate sales office shall be
removed from the site prior to the issuance of the CO for the last remaini.ng unit in
the pod. Temporary access to the sales office may be permitted, subject to approval
by die DRC. The temporary access sball be limited to one year, unless extended by
the DRC.
c) Temporary, project. A temporary real estate sales office for the sale and resale of
units in the entire ro ect or hase of a ro'ect shall be r` "
p.1 � P p �, permitted in a private civic .Y � f �
pod, commercial pod, or recreation pod, subject to approval by the BCC. A
temporary s a les o f fice in a mobile home shall be subject to Secdon 6.6. (Temporary
structures). Sanitary facilities shall be available in the office. A temporary real estate
sales office serving an entire project shall only be permitted within a planned
development and/or phase consisting of three hundred (300) or more units. Sales shall
be limited to only units within the planned development. A temporary real estate
sales office sball be removed from the site prior to the issuance of the CO for the last
remaining unit in the project or phase, as applicable. Temporary access to the sales
office may be permitted, subject to approval by the BCC.
Resale of existing units shall cease .when the remaining nuniber of units without a CO
in the ro'ect or hase, as a licable, reaches the followin
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1000 or more 20
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300-499 12
) Sales Model, planned development means a residential unit used for the sale of only
new units within a residential pod of a planned development.
a) General. A maximum of eight (8) sales models may be constructed prior to platting.
Subdivision approval of the sales model lots by the DRC shall be required prior to
issuance of a building permit. Sales models shall comply with all applicable properry
development regulations prior to issuance of a certificate of occupancy (CO). A sales
LAND DEVELOPMENT CODE PALMBEACH COUNTY, FLORIDA �
ADOPTION JUNE I6, 1992 4J00 Supplemena No. 1 D �296
ARTICLE6: ZOIVINGDISI7tIC1'S Sec. 6.8PUD ResidentialPlanned UnitDevelo mentDistrict �
.. ° model may be used as a temporary real estate sales office. '
�.� i) Parking. A minimum of two (2) parking spaces per model shall be provided.
The parking area shall comply with Section 7.2 (Off-street parking
regulations).
ii) Duration. The use of a residential unit as a sales model shall cease prior to
issuance of the CO for the last remaining unit in the pod.
b Residential pod. A maximum of eight (8), or twenty (20) percent of the number of
units in the pod, whichever is less, shall be permitted as sales models.
c Model rows. Planned developments comprised of a total of fhree hundred (300) or
more units may construct a model row for the project.
i) Number. A maximum of sixteen (1 � sales models shall be permitted in the
model row. A maximum of one model row shall be permitted for every
three (3) pods under development, consisting of a minimum of sixry (60)
ucuts each.
ii) Location. A model row shall be located in a residential pod. The location
• of the model row shall be designated on the preliminary development plan
at the time of BCC approval, Access to the model row shall be from a
location approved by the BCC or allowed by the LTLDC.
iu) Use. A model row sha11 be open to the public for the sale of only new units
in the project. The sale or resale of units outside the project shall be
prohibited.
lying sales offices. A11 real estate sales offices in a planned development which
do not comply with this Section shall close within twenry-one (21) months of the
effective date of the ordina.nce amending this Section.
4) Gatehouses. Gatehouses for internal project securiry shall be permitted if not in conflict
with R-O-W and setback requirements of this Code and the Palm Beach County
Thoroughfaze Plan.
S) Utilities. Public or private utilities and accessory buildings and structures shall be
permitted, subject to compliance with all applicable rules and regulations governing such
facilities.
(ii) Temporary structures, Temporary structures shall be permitted in accordance with Sec.
6.6, Temporary structures. [Ord. No. 00-015]
7. Property development regulations. The property development regulations within a PUD shall be as
indicated in Table 6.8 - 6, Properry Development Regulations, unless otherwise specifically provided on
the approved Preliminary Development Plan, in the development order or as listed below. Any of the
pods or housing types listed below may apply to use flexible property development regulations for
minimum lot dimensions, and side and rear setbacks based on compliance with Sec. 6.8.A.8.f,(1),
Regulating plan.
a. Residential pods. Residential pods shall follow the property development regulations as indicated by
housing type below.
(1) Single family. Single family development shall be subject to the properky development
regulations specified in Sec. 6.5 (Property Development Reguladons) for the Residenrial Single
Family (RS) Zoning District.
(2) Multiple family. Multiple family development shall be subject to the property development
regulations specified in Sec. 6.5 (Property Development Regulafions) for the (RH) Multiple
Family Residential District (high densiry) Zoning District.
(3) Zero lot line. Zero lot line developments shall be subject to the property development
LAND DEVELOPMENT CODE
PALMBEACH COUNTY, FLORIDA
ADOP770N JUNE 16, 1992
4/00 S�pplement No. 10 6297
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October 23, 2000
, Nichols Sanitation �
7700 SE Bridge Road ,
Hobe Sound, FL 33455
Attn: Mr. Jeff Sabin
Re: Lighthouse Key,'Village of Teques±a ' -
Dear Mr. Sabin:
Please find attached hereto, for your review, a pre!irriinary site deuelo�Sment pian and boundary survey for
the above referenced project. We are currently preparing our submittal to the Village of Tequesta for site
, plan review on October 30, 2000. As a part of the submittal, we are required to contact the public utilities
for conformation th�t our proposed project does not" encroach into your easements or otherwise interfere
with the provisions of your services anc! to confirm th�t services are available. Please review the at#ached
site plan and survey at your earliest. convenience, and respond back to us wifh any comments you may
have. �hould you have any questions, please feel free to contact me at 575-9557. Your assistance is
, ' greatly appreciated. ,
Sincerely,
M, Troy olloway, � e-President
' � �
L:ICLIENT FILES1Centex Homes - Lighthouse KeylCorrespondencelnichols-concurrency.doc
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- October 23, 2000
ENCON �
PO Box 8800 �
Jupiter, FL 33468 -
Attn: Mr. Clint Yerkes
Re: Lighthouse Key, Tequesta
Dear Mr. Yerkes:
Please find attached hereto, for your re�iew, a preliminary site development plan and boundary survey for
the above referenced project. We are currently preparing our submittal to the Village of Tequesta for site -
plari review on October 30, 2000. As a part of the submittal, we are required to contact the public utilities
for conformation that our proposed project does not encroach into your easements or otherwise interfere �
with the provisions of �our services and to confirm that services are available. Please review the attached
site plan and survey at your earliest convenience, and respond back to us with any comments you may
have. Should you fiave any questions, please feel free to contact me at 575-9557. Your assistance is
greatly appreciated. � �
Sincerely,
� �
M. Troy Ho ay, r. Vice-President , , � ,
.
- , , ,
L:ICLIENT FILESICentex Homes - Lighthouse KeylCorrespondencelencon-concurrency.doc
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October 23, 2000 �
Florida Po�ver &' Light
HAND DELIVERED
Attn: Mr. Allen Boaz �
Re: Lighthouse Key, Village�of Tequesta •
Dear Mr. Boaz:
�
Please find attached hereto, for your review, a preliminary site development plan and boundary survey for
the above referenced project. We are currently preparing our submittal to the Village of Tequesta for site
� plan review on October 30, 2000. As a part of the submittal, we ar� required to contact the public utilities
for conformation that our proposed project does not encroach into your easements or otherwise interfere
with the provisions of your services and to confirm that services are available. Please review the attached
site plan and survey at your earliest convenience, and respond 6ack to us with any comments you may
have. Should you have any qaestions, please feel free to contact me at 575-9557. Your assistance is
greatly appreciated. �
�
Sincerely,
�
M. Tro Hollowa , ce-President �
a -
.. '
L:ICLIENT FlLESICentex Homes - Lighthouse KeylCorrespondencelfp!-concurrency.doc
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� 5C�'N Jeffrey T. Schnars, P. E.
ENG/NEER/NG CORPORATION President
James W. Mahannah, P. E.
Vice President
October 30, 2000
Village of Tequesta
Village Council
357 Tequesta Drive
Tequesta, Florida 33469-0273
Re: Lighthouse Key
DRC and Site P/an Review Recommendations
Schnars Engineerinp Corporation Proiect No. 00936
Council Members:
In further support of the above referenced application for site plan approval, we offer the following
complementary responses to the recommendations and comments made by Village staff during the
DRC meeting of October 5` of this month.
Comments bv Tom Jensen, Acting Utilities Director
► Complete utility plans will be submitted at the time of construction permit application.
► The Tequesta Oaks existing water main stub-out does not abut our eastern property line.
Alternatively, the water main is shown looped through the site with two points of connection
to the existing 12" water main on Old Dixie Highway.
► Dead ends have been eliminated, see revised preliminary engineering plan.
► 2" meters with accompanying backflow devices have been proposed for each building and
have been shown on the preliminary engineering plan.
► Detail of the water main connection adjacent to the 12" reject main on Old Dixie Highway
will be shown on the final engineering plans.
Comments bv Jim Weinand, Fire Chief
► Fire flow calculations of the water distribution system demonstrating the capability of
delivering 2500 gpm of fire protection will be submitted with the final construction drawings.
► See revised preliminary engineering plan.
► See revised preliminary engineering plan.
► Alternative methods of fire protection will be considered before a commitment for fire
sprinkler protection is proposed.
Sincerely,
SCHNA S ENGINEER CORPORATION
ames W, Mahannah, P. E.
copy: Mike Nisenbaum, Centex Homes
951 Broken Sound Parkway, Suite 108 • Boca Raton, FL 33487 • Tel: (561) 241-6455 • Fax: (561) 241-5182
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UNIT D UNIT E
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3 BR , 1 st FLR 858 � 1st FLR 858 i
Z gA � 2nd FLR 919 i 2nd FLR 919 !
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I 1036 SF
2 BR
2 BA I
SECOND FLOOR PLAN
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LIGHTHGUSE KEY_ i
i 8 PLEX CONDOMINIUM
I CENTEX H�MES �
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______ ____ � _____ ___ ____ ___ ____ ___ ___ _ ____ ___ � _ ____ ____ _ ___ _ _ ____ __ __ _
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STREET ELEVATION
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LIGHTHOUSE KEY
___ 10 PLEX CONDOMINIUM
i � � � � � CENTEX HOMES
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LIGHTHOU� KEY
10 PLEX CONDOMINIUM
CENT6X H�MES
- .HC.
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1036 SF
2 BR
2 BA
SECOND FLOOR PLAN
sa. F- ro�
LIGHTHOUSE KEY
i 10 PLEX CONDOMINIUM
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