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S*.rt�Re,uort ��`,'?sae Cotrr�tif ?�u'�lre H�c, r��; ���ri? �-1, ZOI6
I, PETITIO�V: SEU 01-16
Specia! Except's�n Us� — Domirao's
L��A�°I��lo Tequesta Fashion Mall
150 N. US Highway 1, Unit 22
Tequesta, FL 33469
PROPERTY
OUVNER: SLO-ML LLC
c/o Michael Luetkemeyer
P.O. Box 4423
Tequesta, FL 33469
APPLICANi': N. Corcoran Enterprises, Inc.
c/o Neal Corcoran
4720 SE Mizner Place
Stuart, FL 34997
REQUEST: Application of N. Corcoran Enterprises, Inc. for a fast food restaurant as a Special
Exception Use in the mi>ced use district pursuant to section 78-180 (i) (15) of the
• Viliage of Tequesta Code of Ordinances. The application also includes an exterior
modification to the existing storefront by installing new entry doors and windows. The
° plaza owner is SLO-ML, LLC d/b/a the Tequesta Fashion Mall. The address of the
proposed special exception is 150 North US High�vay 1 Unit 22, Tequesta, FL 33469.
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111. BlaCKG�Ol11VD
The applicant is requesting approval of a Special Exception Use pursuant to Sec. 78-180 Mi;ced Use
(i) (15) Restaurant, fast food; ofi the Village of Tequesta Code of Ordinance. The application also
includes an exterior modification to the existing storefront by installing new entry doors and
vvindows. Please see attached Staterrient of Use provided bv the applicant.
The subject a�+plication �n�ill be lo�ated at a vacant unit at the Tequesta Fashion Ma�l. The applicant
would like to establish Domino's, a fast food restaurant, at the existing shopping plaza.
� Domino's food service complies with the following code definition: Sec. 78-4. Retail food
establishment (2J Fast food restaurant means any establishment whose principal business is sale of
foods, frozen desserts, or beverages to the cus'romer in a ready-to-consume state for consumption
either within the restaurant building or adjacent outdoor table dining area, or for carryout with
consumption off the premises, and whose design or principal method of operation includes any of
the following characteristics:
a. Food and beverages are ordered from a lirnited menu posted in sign form within the primary
food service building or on the premises.
b. Foods, frozen desserts, or beverages are usually served in edible containers or in paper, plastic,
or other disposable containers.
c. The consumption of foods, frozen desserts, or beverages within a motor vehicle parked upon
the premises is posted as being prohibited and such prohibition is strictly enforced by the
restaurateur.
IV. STAFF ANALYSIS
The following staff analysis includes a review for coonpliance with Criteria for Granting Special
Exception (Section 78-363), and Findings Required f�r Approval (Section 7�-364) regarding a
Special Exception Use.
A. �RITERIA FOR GRANTIIV£; SPECIAL EXCEPTIO�1
Per Section 78-363 of Village Code, a special exception use shall be permitted only upon
authorization of the Village Co�sncii provid�d that sucf� �as�s co�ply with the following
rp��ir�rnents:
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�.� The propased use �s a perrr�i�t�e�i ���e�a� ex�ep��i�r� �ase.
• In compliance with Section 75-180 Mixed Use (iJ (15) Restaurar�t, fast food. The subject
application will be located on the Mixecl Use zoning district, at the existing Tequesta Fashion
Mall commercial plpzp. Per Code, Restaurants, fast food, is subject to the followinc� conditions:
a. Each drive-up window stacl<ing lane must be clearly designed and marl<ed so as not to conflict
or interfere with other vehicle or pedestrian traffic utilizing the site.
The subject application does not include drive-up window. Patrons will need to enter the
building to receive food service.
b. A bypass traffic lane shall be provided if a one-way traffic flow pattern is utifized in th�
parking lot design.
Since the subject applicc�tion cloes not indude drive-�ep windows, this section does not apply.
c. All restaurants, fast food, shall be restricted to U.S. High�vay 1 frontage.
The subject application is fronting U. S. Highway 1.
d. A minimum 15-foot landscape buffer shall be provided at all public road rights-of-way, in
addition to the requirements set forth in article IX, division 4 of this chapter.
The proposed application will be located at an existing shopping plaza.
2J The us� is so desigr�a#ed, lo�a��d a�d prop�sed t� b� opera#�d s� that th� paabloc I�eal#h,
safety, welfare and rt�orals wo�9 b� pro�tect�d.
The proposed application is compatible with the overall character of the Mixed Use district
and is so designed, located nn� propQSed to be o so that all �ublic health, safety,
welfare and morals will be protected. See attached Staternent of Use provided bv the
applicant.
• �� Th� use will not caa�se s�absta�a�ias in��ary �t� t9�e wa9z,s� of o#hes° pr�p�s°�� ira th� raeighb�rV�ood
rn�here it is to be I�cate�3.
The proposed use will be located on a unit that has been vacant for several months. It will not
cause injury to the value of ather properties in the neighborhood. The subject application will
be part of the Tequesta Fashion Mall commercial plaza.
Currently, Subway is also located on the Mixed Use district as part of the Sunoco gas station at
the corner of Tequesta Drive and US Hv��y 1. Other fcast food restaurants located on US Hwy. 1
are Wendy's and Subway. Please note that both fast food restaurants are on County Line
Plaza on the C-2 zoning district.
The applicant has the support of the owner of the Tequesta Fashion Mall. However,
Community Development received some concerns voiced by one tenant of the plaza. This
tenant questioned the location of a fast food restaurant at the subject commercial plaza.
�) The use will be compatible with adjoir�ing developrner�# and the �roposed chara�cter of the
district where it is to be loeated.
The proposed special exception use is compptible with the overall character of the Mixed use
zoning district. The applicant's intent is also to modifv the existinp storefr'ont to relocate entrv
doors and windows. The proposed finished buildina color will match existinq plaza colors
Proposed interior modifications are based on tlominds "pizza theater" pratotype, v�ihich offers
cr rnore contempor�rry, res'raurc�nt-s'r�d� seL=➢�� in �vhich ,rsatrons can watah their orders be
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prepared, and have the option to dine-in. Previouslv, Domino's layout only catered to
• customers yvho ordered delivery or carry-out. Please see attached photos from an article in
Restaurant Development + Design magazine provided by the applicant.
�) Ad�eqaaate lansls�apir�g arod scre2nang is provoded as requare� i�ra il�as �ha���r.
Existing landscaping rand screening conditions will not be impacted by this application.
5) Adequat� off-street parking arad loadir�g is prooaided ara� ingr�ss and e�ress is sm d�se�¢�e� as
to ca�as� rr�are6rnura� ir�terfferen�� with �raffoc or� abu#tir�g str�e�s.
Existing off-street parking and loading will not be impacted by this ap,nlication.
�. FINDIiVGS RECpUIRED FOR APPP�fli✓AL
Per Section 7�-364 of Village Code, before any special exception is granted, the Village Councii
shall apply the standards set forth in this division and shall determine that satisfactory provision
and arrangement of the following factors have been met with the applicant, where applicable:
1) Compliarace with all elernents of th� Viliage Comprehensive Pl�n
The subject property has a Commercial Future Land Use designation. The proposed use
complies with Policv 1.1.2: "the Village's Land Development Regulations shall conform to, and
irr�plement, the use, density and intensity standards as outlined on Table FLU-1". Further, the
Mixed Use designation Table FLU-1 states "A mix of single and multi family residential uses;
small scale retail sales and series, business services and professional series primarily designed
to serve residential neighborhoods, and; recreation and open space". The subiect application
meets this provision of the Comprehensive Plan.
• 2) In�ress ar�d e�ress to property ar�d propo��d s#ructures the�^�or� �nrit9� particu6ar re#erer��e ��
automotive and pedestrian saf�ty arad corav�noence, traffic fiov�e a�d contro8, and acc�ss o�
case of fir� o� catastrophe.
Ingress and egress to the property U�ith particular reference to automotive and pedestrian
safety, and access in case of fire or catastrophe are in place at the existing shopping plaza. The
proposed use wil! not impact to automotive and pedestrian safety, and access in case of fire or
catastrophe.
3) Off-street parking ared loading area, where required, with particular atten�6on t� tl�e iterras ir�
subs�ction (2) of this section.
Existing off-street parking and loading vvill not be impacted by this application. The plaza is in
compliance off-street parking and loading requirements.
4) Nuisance factors detrimental to adjacent and nearby propert9es and the village as a whol2.
Nuisance factors shall include but necessarily be limited to noise, odor, smoke, glare,
�lectrical interference and/or mechanacal vibrations.
The proposed use is compatible with the ov2ra11 character of the district. The proposed use is
designed to provide an environment whereby noise, odor, smoke, glare, electrical interference
and/or mechanical vibrations are controlled. See applicant's Statement of Use. Please see
attached Statement of Use provided by the applicant.
Curr2ntly, Subway is also located on th� �v7ixed Use district as part of the Sunoco gas station at
rhe corner of Teq�aesta �rive a�sd JS HUV?� 1. �eh�r f�as'r�o��' r�sfcrcirrnts I�ccr:�cJ on JS Hwy. 1
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are Vl/endy's and Subway. Pl�pse note that both fast food restaurants are on Coun'ry Lin� PJ�rza
. on the C-2 zoning district.
5) �➢t39ats�s, �¢n�a s �o @�o�a#a��, avao9a�B9ity a�ad compatibility.
Existing utilities with reference to location, availability cand compatibility wil! not be impacted
by this application.
6) S�reer�aaag and b¢aff��ir�g, wath referenee, to type, dara�er�sions aa�d character.
The proposed use will be located on an existing shopping plaza with current buffering.
7) ��n�¢ �or�a�atBbu@a�y �vAth as����cer�� p�°opertAes arad �th�o° pro}��rt� ir� th� dis�a
The proposed use is compatible with the Mixed Use character of the existing shop,ning plazp.
The shopping plazp includes existing food services such as restaurants and a coffee shop.
Please see attached Statement of Use provided bv the applicant.
The applicant has the scapport of the owner of the Tequesta Fashion Mal. Nowever,
Community Development received some concerns voiced by one tenant of the plaza. This
tenant questioned the location of a fast food restaurant at the subject commercial plaza.
Currently, Subway is also located on the Mixed Use district as part of th2 Sunoco gas station at
the corner of Tequesta Drive and US Hwy 1. Other fast food restaurants located on US Hwy. 1
are Wendy's and Subway. Please note that both fast food restaurants are on County Line
Plaza on the C-2 zoning district
Proposed interior tnodifications are based on Domino's °pizza theater" prototype, which offers
• a more contemporary, restaurant-style set'ring in which patrons can watch their orders be
prepared, and have the option to dine-in. Previouslv, Domino's layout only catered to
customers who ordered delivery or carry-out. Please see attached article from Restaurant
Development + Design magpzine provided by the applicant.
�) i�Vhet�rer the chan�e suggested is os�t of scale with th� n�eds of th� neighborhood or the
village.
The proposed use is compatible with the neighborhood and the Village as whole.
9j Any specia! requir�mero#s set out in th� schedule of site regulations in 78-143 for the
particular �se invo9a�ed.
There are no special requirements set out in the schedule of site regulations for this
application.
0�. FIMAL REMARKS
This special exception use applica'tion met the requirements set on Section 78-368 notice of
hearing. The notice of hearing will be advertised in the Palm Beach Post on April 4, 2016; and, it
was also mailed to all property owners located within a 300-foot radius of the property for which
a special exception use is requested.
Per Code Section 78-367, a special exception shall commence within 12 months from approvaB
date; and only one extension si�all be permitted by the Village Council up to six months.
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Tequesta, FL 33469
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EXA91/lPIE OF IIVTERIOi2 AESTHE°fI�S
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�'�a2 �a�d�rsig�a�d P�quests a�pezial Exce�tion for th� Use 5�ecifi2d belo�,v. Shouid this a�piieation be ap�royed, it is ur�derstood tha?
i� s?�aii c��ly a��thcrize that partic�lar usP describ�d in fi�is appiicatio� and �n+� cor�ditions �r safeguards req�airQd by the Viliag� oi
T�qu�es�a.
P3�flJEC�' �9,��1E: �3o�nino's
PRflJ��I' ADD�ESS:_150 f�9 US iiV�lY 1, unit #22 Tequesta FI 33469
Applicant N�m�e, �1 �orcoran Enterprises inc.
AQnlicas�t Add�ess: 4720 SE hAizner Pl S�ua�c FI, 34997
Aoolieant Phone IVo, (772) 4$5-2909 Ceii Na: (845) 253-9239�
Fax No: ($771 S?9-4a16 �-i+/lail Address: neal corc�ran@hotmail.corn
Existing Us�: �JacanY unit-T�r��a�sta �ashion Mlall
� �esr�iptio� o� S��cia� Excp�tio� Us�: Fast t�ood res:�!:r�, 2?�7 s� ft
The applica�t tivill submii to the 1liilag? of Tequesta Deparkme�t of Cornmunity D�v�lopmer�t the f�liowing documants fc�r Planr;ing
�C Zoning Board re�iev+r, f��#�j-#i�s2 9��,3si�a�ss ��35) da�s �riar to the zneeting dat�:
1. Curreat swrv2y or site plan of pro}aei �y shov�iing structures an� setbacl;s.
2. Dravvings to scale ofi proposed improvements requiring specia! eriception use approvai.
3. UVriitzn auti�orization from property ow�er if ot�er than applicant.
4. All deeu:n�ntation rAquir9d bti� Code: Chapter 78 — Zos�ing, Divisian 3— Speciai Exc2�oion Uses
5. Th��� {3111x17 size anr! one {1) Z4x36 size hard coaies of all s�abrnii'tais a; �d one (1) CD �,vitt� PDF iiles and cornpleted appii�ation.
6, Lis� af a9� own2rs o# property within a 300-foot radius o# the boundary Bines m•� 7ne prop�rty f�r Nrhich a speeiaf exc�ption is requested. �I�e list
shaii be provided b�� khe a�plicant from the most re�ent tax roli informatic�� as p�o�rided by rhe county apgrsiser's mffice. The applicant must
�ur�ish an a�iida+�it signecl by t�e person res�or�sible for providing ti�e list. 5raz���s3, s�9f-s�a63a�� �rcav�9opes vv'st�a � Vi9�age s�� Tes�uaesta ceta�r�e
ad�3�°�ss aab�B �:ras� t3�� ��og��aty p�,ymer 9a��8 is ��quaa��. f�dot�: this is rot r�c�ui�ad for r�q�:aests vvhich are r���ie�,ved admi�estratively b�� thE
���rrar�aunit�� Development Director.
7. �.�ac`sai =:scs.�':on U<e �.;.,p!iczT.icn Fee:
�,i �rcllag:� Co���ci(: a50i�,G+7 PLUS ��,;lica:ia� R�zvie��j F�e �f �30C�.C�� _��JG.JQ
';; �idrninistrati�ed Revic�rv by Comr,iunitf �EVelopmer�t DirectQr: A�plica;ion Re�JiAw fez =$3�G.
�i ���Dicar��'s 5ignati�re . -: C7�e�
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-¢
! To cover al1 additional administrative costs, actval or anticipated, induding, but not @irv�ited tq engineering Fees, mnsuliant fees end ';
sg�ciat studies th� aonlicant shali com�ensate the village for ali such cas*s ns'sas �o Y#�e processing of kh� appli, at;on nr nrt ;a#er than 3r,
�iays afCer final applica2ion approvai u��hictaever is determined as ap�sopriate b the viliage. Failure 2o maf:e such payment may be
gsounds for not i�suin„ a�uiicJing or zoring parn�i�, certi�ca�e of accupancy �r cflmpletifl�. C�;ts associ�Rsd with advertising Fa� pubiic
hearings and orher pubfic �otice requiretnencs are the resporsibilit�� of the a;��licant. T�7e iee snali �e paid prior 4v such application
�eing sc�eduled fo� a pubiic hearing � equ�ring notice.
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- �EQUESI'A �ASHIfl� ��;�.� � : 561:248-9528 F.;:561.747.3�54 ' :,
'� . - _ E: tequestafas�hionmafC@gma�l.com
A: P.q: Box 4423, Tequesta, FL 33469 ' _
Febr�ary 2, 2016
Village af Tequesta
Departm�nt of Comtnunity Develapment
345 Teguesta Drive
Tequesta, florida 33469
Re: Special Use Applicatian—Neil Corcflran dba Domina's
bear 5ir or Madam,
This le�ter serves as notifi�ation to the Village of Tequesta from SLO-ML LLC dba The Tec�uesta Fashion
Mal! that we are supportive oftfte 5pecial Use Request being appfied #or by Mr. Corcoran (repfesenting
• Domino's). We befieve that th2 plans that Mr. Corcoran has wi[I �e a positi�e f�r the Center. We believe
that his business wili increase the overall activity and driv� trafFic #a the Center. This increased activity
and additiana( traffic wilf improve the overaEl business climate for aff ofthe iausine�ses at the Center.
My dealings with Mr. Corcoran hav� shown him to be a responsible and astute businessman and (
be#ieve he w�uid be a positive additior� to the business Ieadership in i'equesta. We have been through a
tong antf clifficult econorraic perio�i in the cammunity and it is heartening ta see peopf� like NJr. Cnrcoran
interested 'sn investing in our town.
Onee again, my partne� aa��! 9 are f�11y supportive of this Speciaf Use application.
Please t�el free to cantact rne a# 415-509-1368 �eell nurrsber}, or at mike102�49@aol.coo�r3 sh�uld you
have any questions.
Yaur cooperatian is appreciated.
Sincerely,
r
� , �,
Michael Luetkemeyer, Prmcipal and Partner
5L0-ML LLC dba Th� Tequesta Fasi�ion M
•
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Statement of use
! PROPOSED DOMINO'S AT TEQUESTA FASHtON MAIt
The property located at 250 N. US Hwy 1 in Tequesta was chosen to potentialiy develop a new Qorriino's
taca�ion for a variety of reasons. Extensive market research was conducted by Domino`s and rrtyself ta
determEne that this loeation would be an opt�mat locatian for a Domino's. Qomino's provides an in
cYepth market analysis, with ali demographic information, competitive mformatEOn, projected saies
information, school and hotel Fntormation, ancf much more ta all franchisees who are interested in
devefoping an area. Unfortunately, this is proprietary information that cannot be shared with anyone
except the intended recipient. �ut of this report, I have determined that Teques�a would be a viable
{ocation ta buitd a Domino's.
I have compared demog�aphic and competitive information from my current locations, to the
infar�rt�t�on fs�� T�ques,�a and suFrQUndi.ng �reas that woutd �e �.e�►±i�ed by this I9€atiQn anc� I�m �c�ry
confident that this wil! be a successful venture. After reviewing severaf properties in and araund
Tequesta, this specific location was chosen because it o�ffers everything to builc# �he ideal Domino's pizza
theater. It has adequate parking, great access and egress, it is an end-cap unit in the plaza, has great
road fron�age, and it has windows across the whole unit to give it a welcome and inviting (ook.
Ekt��ie� t�t�difieatiops tti th� std�ef�e�t wikl bp [i�it�� f� r��vi�g th� e�t����� da�iF to tt�e so�rt� side �f
the bui4ding as illustrated in the proposed elevation. TF�e existing door witl be replaced with winciows to
mateh the existing storefrant. All e�erior colors and materials will match the rest of the shopping plaza.
The impact this 6usiness wil! create in the village of Tequesta wEll be very minimat. There w�ll be no noise
� po�lution from the business, no smoke, and any odor witl be very minirrial due to the faet tha� all of our
foad is cooked in one oven with adequate ventilation.
( akso have ties to tF�e surrounding areas of h4obe Sound and Stuart (where I currentty residej, and i feei I
can help the comm�nity with a lot af outreach programs. I currently participate in a(ot of funckratsing
efforts, and donate a lot of pizzas to churches and schools at my two locations in deerfield Beach, but I
thFnk there would be a[ot more that I waulcf be abte to do with this loca#ian being right in my backyard.
Thank you for your consideration on this project. l am tooking forward ta a long and mutually beneficial
relationship between myself and the Viflage of Tequesta.
Sir�cer Y,
� �� -._....__
Nea! Corcoran
President
N Corcaran Enterprises lnc.
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