HomeMy WebLinkAboutDocumentation_Regular_Tab 12_02/09/2017 MANAGED LAND
_�ENTITLEMENTS
Strategic management of land development design, entitlements and permitting.
January 19, 2017
Honorable Mayor and Village Councilmembers
Village of Tequesta
345 Tequesta Drive
Tequesta, Florida 33469
Re: Request for Conceptual Presentation
Proposed Austrade Office Building
0.5-acre Property on East Side of US Highway 1 between Palm Court and Harbor Road South
Dear Honorable Mayor and Village Councilmembers:
Please accept this letter and enclosed graphics as a request for the opportunity to provide a conceptual
presentation to the Village Council (the "Council") at the February 9, 2017 Council hearing related to a
proposed office building project (the "Project") to be located on a 0.5-acre property on the east side of US
Highway 1 between Palm Court and Harbor Road South (the "Property'). The purpose of the presentation
will be to provide an overview of the Project and to obtain feedback from the Village regarding certain
variances that are necessary to allow for the development of the Property due the small size (0.5 acres)
thereof. Formal review bv the Council of the Proiect and requested variances will take place at a separate
Villaqe Council hearinq to be scheduled subsequent to the conceptual presenration, the date of which is vet to
be determined.
Below for Council's review and consideration we have provided some background information on the
Property, a brief description of the Project and a description of the variances that are being requested based
on design challenges associated with the Property.
BACKGROUND
The Property is currently vacant, and to the knowledge of the Applicant has never been developed. In
September of 2005, the Village Council unanimously approved a very similar multi-story office building
project on the Property comprising approximately 13,400 square feet of space. Said project was never
developed. The site plan for the previously approved project is being provided with this submittal for the
Council's reference.
Our office represents Bartl Real Estate, Inc. (the "Applicant"), which purchased the Property in June of 2016
with the intention of developing the Property with an office building to accommodate the office operations
of its growing companies which are currently located within a muiti-tenant office building on Northlake
Boulevard. Austrade, Inc., the Applicant's primary company, is a B2B company involved in importing and
wholesaling health food ingredients to manufacturers and processors. Lekithos, Inc., the Applicant's
secondary company, has two components: (1) importing and wholesaling finished health food products to
brokers, distributers and retail outlets; and (2) selling health food supplements directly to consumers based
on purchases made online. The proposed office building will serve as an administrative office for the above-
referenced companies.
3710 BUCKEYE STREET, SUITE 100, PALM BEACH GARDENS, FL 33410 • P 561.568.8045
Austrade Office Building
, Conceptual Presentation to Village Council -
January 19, 2017
Page 2 of 6
.
SUMMARY OF PROPOSED IMPROVEMENTS
Below is a brief description of the primary components of the proposed Project:
.
❖ The proposed, building (the "Building") comprises 15,328 gross square feet within four (4) levels as
further described below (Note: It is important to note as par.t of the review of.the subject epplication.
that the.eicistin Pro er has�a rather si nificanfi rade differential of a roximatel 7' to.8'�from the
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front/west property line to the rear/east property line.):
- - -
o The Ground Floor (Level 1) is accessed from the exte�ior orily by way.of the alley at.the rear
(east siiie) of the Building, as the western Portion ofi�the .Ground Floor will be buried into the
ground due to the aforementioned grade differential. The Ground Floor contains eight (8)
enclosed parking spaces as well as a storage area (for .Owner only), a fifness room (for
Owner only) and smaller ancillary spaces.
o The Firsf Floor (Level 2) contains the main entrance into the Building via the main parking lot
and is generally at the same grade as .US Highway 1. . Accordingly, the Building has the
' - - appearance of a three (3) story building frorri US Highvuay 1. The First �Floor.(Level 2) is
planned to contain office space available for lease and could potentially be occupied by the
Applicant's business entities.at some point in �the future should the demand a�ise. The First
Floor-(Level 2) will be built-to-suit based on the rieeds of the future tenants: _
o The Second Floor (Level.3) is plenned to have one (1) space available for lease_with the
remainder being occupied. by the ApplicanYs business entifies.
o The Third Floor (L.evel.4) will be occupied by the Applicant in its entirety.
❖ The proposed site layout comprises a virtually identical design to the above-referenced project that
was previously approved by the Village Counci.l. Vehicular. fraffic enters the site via a two=way.
driveway at Ralm Court, and parking is provided at street level to serve the.tenants on Floors 1-3
(Levels 2-4) of the Building. A total of 31 parking. spaces are provided including two (2) _parking
spaces for the disabled and the eight (8) spaces on the Ground Floor (Level 1).previously mentioned.
❖ Due to the grade difFerential on the Property, a retaining wall is proposed along the south and east .
sides of the street level parking lot. The eleyated parking with retaining w. all design k.eeps all traffic
utilizing the parking lot within the Property thereby avoiding the majocity of Project trafFic from
utilizing the alley adjacent to the residential properties to the east.
❖.A landscape buffer is.being proposed along the east side of the alley to provide further buffering. of
. the Property for ttie adjacent residences.
❖ The alley will be improved :with pavement, curbing, landscaping and signage as shown conceptually
on the development plans being provided.
ARCHffECfURE �
The design intent of tFie Building was to create a clean, contemporary building with a nautical, South Florida
feel. The Building is cladded large expanses of glass to allow natural light.into the building spaces and
sun louvers to respond to the effects of the Florida sun. The roof will be flat with access from one of the
stairtowers and will house some mechanical equipment.
The height of the Building is measured from the average of the elevation of the ground around the Building
as per the Village requirements and measures 50'-0" to the tallest parapet as allowed in the C-2 Zoning
District by the Village Land Development Regulations. The stair tower along the front/wrest elevation extends
Austrade Office Building
Conceptual Presentation to Village Council � -
January 19, 2017 ,
Page 3 of 6 .
beyond the parapet only as .much as needed to allow access to the roof which is a permitted exclusion from .
the maxim building fieight.requirement.
SITE PLAN AND VARIANGES �
The Project design team utilized virtually the same layout as the previously approved project referenced.
above wheri designing the proposed Project due to (1) the fact that the� layout worked for the Applieant; (2)
the site �limitations due .to the grade differential from west-to-east and-the small size of the Property; and (3)
the fact that the Village had already approved almost the same project. However, upon further review of the .
Village Code, by the Project. team and Village staff, it became evident that some .of the site features
previously approved by .the Village were either no longer supported 6y Village staff and/or were not.
compliant with the current Land Development Regulations ("LDRs") of the Village based on code changes
that have taKen place since the previous approval:
The Project team has made�e'very effort.to meet tHe requirements of the Village's LDRswhen designing the '
Project but has found that in order to satisfy all of the requirements for commercial properties related to
setbacks, buff.er widths, parking space widths, fbundation landscaping widfhs, curti radii, drive aisle widtHs,
etc., on a.site that comprises only 0.5; acres, it leaves only a very small b,uilding footprint to the: point wtiere
the building becomes too small for a reasonable office development that would serve the ApplicanYs needs.
While working .to meet the requirements of the LDRs to the greatest extent possible and satisfying the
requests of staff made during the first round of review of the pending DRC application for the Project, tFie
Rroject team has modif'ied the develo.pment plans for the Projeet to put"forth a design that we feel meets the
intent of the Village's LDRs and narrowly meets the minimum space needs of the Applicant. However, due to
the small size of the Property, certain relatively minor yariances to .the requi�ements of the CDRs for
.
commerciall.y-zoned (G2) properties, which regulations apply to 'all properties within the G2 zoning
designation regardless of size, are needed.
The required variances are the m.inimum variances needed in order to provide for a usable office project. for
the Applicant on a 0.5-acre property, and the Applicant feels that they are well justified and will not create a
negative precedent given the small size of the parcel. The requested variances are listed and described
below for the Council's reference only. Formal review bv the Counci! of the requested variances will take
place at a separate Villaqe Council hearinq to be scheduled subsequent-to the conceptual presentation, the
date of which is vet to be rletermined. -
1. Variance #1: Side Setbaek - �
Code requirement: 20 feet at any intersecting street, plus five (S) additional feet per story for .
buildings greater than three (3) stories in height = 25 feet.
Proposed: 20 feet.
Discussion: The Applicant is proposing a side setback of.20 feet on the north property line: The .
Building has the appearance of a three (3) story building from US Highway 1, and thus would meet
the above-referenced side setback requirements; however, since the Building has an additional
ground floor level with parking and storage underneath the building, the Building technically has four
:_ _ _
Austrade Office Building
Conceptual Presentation to Village Council
�� January 19, 2037
Page 4 of 6
(4) levels thereby requiring an additional five (5) feet of side setback. The Applicant. feels that
placing the Buifding at 20 feet from tlie side property line provides for more than enough setback, �
and will not create any negative efFects on adjacent properties. The variance is 6eing requested .
based on the small size of the Rroperty and the fact that the Building has.the appearance of a three .
(3) story builcling from lJ5 Highway 1.
2. Variance #2: Rear setback
CocJe reauirement: 10 feet, plus five (5) additional feet per story for buildings greater than three (3)
stories in height.
;
ProposecJ: 10 feet from rear .p�operty line (actually 30 feet from the. closes"t property line of the
acljacent property due to the alley).
Discussion: The B.uilding is actually set back 30 feet from the residential property`to tFie rear due to
the�alley; however, the setback is required to be rrmeasured from tlie rear property line of Property .
rega�rdless the existence of the alley. If the alley was not present, .the Building coulcl be placed I5
feet from the residential p�operty .to the rear. Therefore, it is the Applicant's opinion that the �,
existence of the alley justifies,the Applicant's request to provide for a 10=foot rear setback from the .
rear property line of the Property (and 30 feet from the residential property to the rearJ:
3. Variance #3: Pa�king space width for 11 spaces within side parking area
Code requirement: 10-foot-wide parking spaces.
Proposed: 9.5 foot-wide parking spaces for 11 spaces within the side. parking area.
Discussion: Subsequent to the approval of the previously approved site plan which conta.ined nine
(9) foot-wide parking spaces, the �illage Code was amended to require 10-foot-wide parking spaces.
The. Applicant is providing 10-foot-wide parking spaces along the front .of the Project, but is
requesting to reduce the 11 parking spaces within the side parking area by six (6) inches to 9.5 #eet
wide based on the small size of the parcel. The Applicant will commit.to requiring employees to park
in the 9.5-foot wid,e spaces in order to leave the wider 10-foot-wide spaces along the front for
visitors. Additionally, the Applicant is proposing to .provide signage designating the first four (4)
� spaces along the front as "Visitor Parking". The variance is being requested based on the small size
of the Property
4. Variance #4: Loading zone location
Code requirement: Loading spaces shall be exclusive of driveways, aisles or drives provided for other
off-st�eet parking areas.
Proposed: Loading zone to be located within drive aisle near front door.
Discussion: The Applicant anticipates that the only regular loading activities that will take place at the
Project will be postal deliveries (Fed Ex, UPS, etc.) which would typically park temporarily at the front
door of the Building. Accordingly and due to the small size of the Property, the Applicant is
Austrade Office Building
Conceptual Presentation to Village Council
lanuary 19, 2017
Page 5 of 6
requesting a variance to allow for the loading space to be placed within the main aisle of the Project
by the front door. Due to the infrequency of loading activities, the Applicant does not anticipate any
issues arising from same. It should be noted that the previously approved Project contained the
loading space at the rear of the Property which blocked the parking spaces underneath the Building
and protruded into the alley, both of which staff recently indicated were not acceptable. The
variance is being requested based on the small size of the Property.
5. Variance #5: Landscape strip between parking spaces and building on side
Code reQUirement: Parking rows and traffic aisles must be separated from principal structures on the
side and front by a landscape strip of at least four feet in width.
Proposed: Provide between one (1) to two (2) feet of landscaping between the parking spaces and
the south side of the building.
Discussion: The Applicant is providing a landscape strip of eight (8) feet in width between the front
parking area and the front of the building (where only four feet is required), but is requesting relief
on the south side of the building to allow for between one (1) to two (2) feet of landscaping between
the parking spaces and the south side of the building. It should be noted that the previously
approved project had zero (0) feet between the side parking and the Building. Again, the variance is
being requested based on the small size of the Property, and the Applicant feels that the intent of
the Village LDR's regarding landscaping is being exceeded with the proposed landscape areas.
CLOSING
As we hope is evidenced above, the Applicant is proposing to bring forth a first class project to the Village
while meeting the intent of the Village's Land Development Regulations to the greatest extent possible.
However, due to the small size of the Property, a few relatively minor variations from the requirements of
the LDRs are needed to make the Project work. We respectfully request the Village's consideration of the
Project and required variances and look forward to discussing same with the Village Council at the February
9, 2017 Council hearing.
Should the Council have any questions or comments regarding this submittal, please do not hesitate to
contact me at (561) 568-8045 or at michael@mvlandentitlements.com.
Best regards,
/,9��
�
Michael J. Sanchez, AI
Principal
Austrade Office Building
Conceptual Presentation to Village Council � -
January 19, 2017 �
Page 6 of 6
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