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HomeMy WebLinkAboutMinutes_Workshop_09/16/1992• • VILLAGE OF TEQUESTA Post Office Box 3273 357 Tequesta Drive Tequesta, Florida 33469-0273 (407) 575-6200 Fax: (407) 575-6203 V I L L A G E O F T E V I L L A G E C O U N C I L M E E T I N G M I N S E P T E M B E R 1 6, Q U E S T A W O R K S H O P U T E S 1 9 9 2 I. The Tequesta Village Council held a workshop meeting at the Village Hall, 357 Tequesta Drive, Tequesta, Florida, on Wednesday, September 16, 1992. The meeting was called to order at 7:00 P.M. by Mayor Earl L. Collings. A roll call was taken by the Recording Secretary, Fran Bitters. Councilmembers present were: Mayor Earl L. Collings, Vice Mayor Edward C. Howell, and Ron T. Mackail. Councilmember Joseph N. Capretta was not in attendance. Councilmember William E. Burckart arrived at 7:58 P.M. Also in attendance were: Village Clerk Joann Manganiello, Scott Ladd, Building Official, and Village Attorney John C. Randolph. II. APPROVAL OF AGENDA Scott Ladd asked that Item III (B) read: "Dover-Rohl Alternative to Van Brock Proposal~~ and the following subtitles be changed consecutively to (C) and (D). Councilmember Mackail moved to approve the Agenda as amended. Vice Mayor Howell seconded the motion. The vote on the motion was: Earl L. Collings - for Edward C. Howell - for Ron T. Mackail - for the motion was therefore passed and adopted and the Agenda was approved as amended. Village Clerk Manganiello announced that Village Manager Bradford had taken ill today and was therefore unable to attended this evening's workshop meeting. • Recyrled Paper • Village Council Workshop Meeting Minutes September 16, 1992 Page 2 III. REVIEW OF PROPOSED VAN BROCR RESIDENTIAL DEVELOPMENT IN THE TEQUESTA TOWN CENTER AREA. Scott Ladd announced that, at the direction of the Village Council, staff was advised to confer with consultants Dover- Kohl in Miami in order to adjust the Van Brock proposal to follow more closely the Incremental Growth District (IGD) Ordinance pre-requisites, using the same number of units, density, etc. as the Van Brock proposal. That task was completed and the alternative will be presented this evening. Mr. Ladd stressed the importance of moving off "dead center" with the Master Plan area since that area has been in Zoning In Progress for some time. Direction is sought this evening from the Village Council. Mayor Collings pointed out that tonight's proposal consideration involves 11.3 acres of the 90-acre downtown parcel of the Master Plan, and therefore should be viewed as part of the evolving downtown development. n U (A) VAN BROCR PRESENTATION OF PROPOSAL Gary Van Brock presented his proposal, displaying a color rendering, for Village Trace Apartments located on Old Dixie Highway, north of the Post Office, south of Village Boulevard, and bordering the St. Jude's Church property on the eastern boundary. The buildings are two- and three-story with a staggered configuration, with concrete block and stucco, with Spanish S-tile roofs. The site consists of 11.304 acres, an apartment rental complex with 210 units housed in seven buildings, of which 20% are one-bedroom units (800 square feet, rental range $550-$600) and 80% are two-bedroom, split plan, units (1050 square feet, rental range $750-$800). There exists a recreation building with swimming pool and exercise rooms, rental office and management office. Entrance to the project is located off Village Boulevard. Retention ponds exist as part of the drainage system. Some of the units are provided with garages with overhead storage, with space allowed for additional garages, as the market dictates. Building coverage on the site is less than 20% of the entire acreage, paving is 30.86%, and green and landscaped area consists of 49.3. Parking allocation is 410 spaces. • Village Council Workshop Meeting Minutes September 16, 1992 Page 3 ------------------------------- The eastern boundary adjoins the Church property, where the Church has installed a road. There is a landscape buffer proposed there on the Village Trace sector. Provision was made to continue the roadway to the south if that need should ever occur. Walkways within the complex have been planned. Mr. Van Brock stated that the Master Plan was developed with grid-style development, with no consideration being given to a market study. He felt the grid-style plan was too restrictive and inflexible. He did an informal, in-house, preliminary market study, done with a ten-year projection, covering areas from south Stuart to Okeechobee Boulevard and determined from that study that the market was more receptive to the type of development he is proposing. Council asked to review Mr. Van Brock's market study. Mr. Van Brock agreed that his proposal did not conform to the Master Plan. Cheryl Onorato asked if Mr. Van Brock had done any kind of study in regards to a recently signed Interlocal Agreement with consideration being given to a better racial balance and for low-cost affordable housing, and if not, would he be willing to enter into a Developer's Agreement. Mr. Van Brock responded that, because of State Laws, the rentals must not be discriminatory regarding race, creed, color, etc. Alfred DeMott inquired as to whether children would be allowed, and if it was legal to have only one entrance. Mr. Van Brock stated that allowance has been made on the eastern border of the complex for an emergency opening, and that in view of a recent Supreme Court ruling, children will be allowed. Liz Schauer questioned the proposed emergency opening on the eastern border stating that that is St. Jude's Church property where required trees exist and might pose a problem if those trees were to be removed. Vice Mayor Howell stated he would be in favor of making exceptions with the Master Plan to allow for this type of proposal. • Village Council Workshop • Meeting Minutes September 16, 1992 Page 4 ------------------------------- (B) DOVER-KOHL ALTERNATIVE TO VAN BROCR PROPOSAL Scott Ladd explained that the Dover-Kohl alternative came about by adapting the Van Brock proposal, using the same number of units, density, and all technical aspects, following the design concepts of the emerging IGD Ordinance, to bring about an alternative plan to Mr. Van Brock's proposal which would comply with the IGD Ordinance. The alternative plan: o The Van Brock buildings are set back from the road, where the Dover-Kohl plan shows the building at the front of the road. o Van Brock plan - garages in the front. Dover-Kohl plan - garages in the back. • o No alleys on Van Brock plan. Dover-Kohl plan has alleys and pathways for service from the rear. o Van Brock plan - walkways throughout the project, confining pedestrian traffic only to residents and their guests. Dover - Kohl plan - walkways through the project, but also linking to walkways outside the complex, encouraging public pedestrian traffic. o Van Brock plan - a closed, semi-private community, buffered and screened from surrounding properties, similar to what has been built in Florida for 30 years. Dover-Kohl plan - the old downtown traditional plan, with grid pattern and sidewalks at the periphery, heavily oriented towards pedestrian traffic. Councilmember Burckart arrived at 7:58 p.m. Mr. Van Brock pointed out that the Dover-Kohl plan has 144 units in four four-story elevator buildings, with parking underneath. He felt that did not meet the market demand, and that rental prices would be much higher than with his proposal. The one-bedrooms have 600 square feet with the two- bedrooms having 959 square feet. r~ U Village Council Workshop Meeting Minutes September 16, 1992 Page 5 ------------------------------- (C) STAFF COMMENTS REGARDING VAN BROCR PROPOSAL Both proposed plans are currently within a C-2 zoning district which allows neither plan to occur without changes to either the PCD (presently locked in at 12 units per acre) or the IGD Ordinance, and possibly the future land use element of the current Comprehensive Plan. Zoning Code changes can be done relatively easily; land use changes involve more time (200 days). Mayor Collings asked Mr. Ladd to check to determine if the Village is still in compliance with the new Development of Regional Impact (DRI). (D) VILLAGE COUNCIL COMMENTS REGARDING VAN BROCR PROPOSAL Mayor Collings asked if the Van Brock proposal could be done if some of the specific concerns were cured (i.e., curb-like structures, swales, width of roads, traffic control). Scott • Ladd answered that curbs could be done easily, except for the driveway entry, a second entrance needs to be considered for servicing by Palm Beach County Fire/Rescue and Nichols Sanitation, etc. Mayor Collings felt that if both plans could be cured of the technical problems, he would prefer the Van Brock plan to the Dover-Kohl plan. Village Clerk Manganiello, sitting in for Village Manager Bradford, reported comments by Mr. Bradford: o There are two scenarios under which Mr. Van Brock's proposed community can be developed: 1) Mr. Van Brock could amend his proposed community development plans to conform with the IGD Ordinance, (which would involve more traditional urban design standards). If this was the case, Mr. Van Brock could only proceed and get approval upon adoption of the IGD Ordinance; 2) The Village Council could decide to amend the IGD Ordinance to allow the development of the proposed community. However, Mr. Van Brock still could not move forward until the IGD Ordinance was completed, approved and adopted. o The IGD Ordinance could be scratched altogether and to allow for the Planned Residential Development (PRD) to be used in the C-2 zoned area. n L_J Village Council Workshop . Meeting Minutes September 16, 1992 Page 6 ------------------------------- o Mr. Bradford wanted everyone to be cognizant of the impact re-zoning would have on the Village tax base. Right now the C-2 district is the highest valued land in the Village. Should it be decided to re-zone to residential, the value of the land would drop by 1/2, especially if that land remained undeveloped. Whatever avenue the Village Council chooses: - Village amends IGD Ordinance; - Mr. Van Brock amends his plan to comply with the IGD Ordinance; or - allow PRD in the C-2 District, a Comprehensive Land Use change may be required, which would involve submitting the plans for approval to the Florida Dept. of Community Affairs, since the proposed plan exceeds the highest density in any of the Village's zoning or land use documents. Councilmember Mackail stated he did not want to see any additional commercial space in Tequesta. Councilmember Burckart felt the IGD Ordinance had two goals: 1) to establish a distinctive and economically sound town center, gradually developed in an orderly pattern planned with a mix of uses and legible public spaces found in traditional neighborhood; and 2) to maintain flexibility for developers with appropriate planning standards. He felt further that the guidelines were too stiff, that the Van Brock proposal offers the residential the Village needs, and that the final outcome of that community could generate far more tax monies. He felt the only real difference between the Van Brock plan and the Dover-Kohl plan were six extra roads through the middle of the project. Attorney Randolph refreshed everyone's recollection by stating that prior to the IGD Ordinance coming before Council, there was brought before Council a PRD Ordinance, which would have allowed what Mr. Van Brock is presently proposing. It was pointed out to Council at that time that under a PRD the Village would not have much control over what comes after that; it was also pointed out that each particular parcel coming before Council would be negotiable; as well as, if a • proposal which met the criteria as set forth in the Ordinance came before Council, Council could only deny that proposal if it could be proven that the criteria had not beet met. Village Council Workshop Meeting Minutes September 16, 1992 Page 7 ------------------------------- Because of those considerations, Council decided, at that time to go with an overall plan that would allow the Village to have some vision of what is being developed. It must be decided now whether the concept of the IGD Ordinance should be totally abandoned, or go back to the PRD type of Ordinance, or look at something that would allow the type of development as being proposed by Mr. Van Brock. IV. VILLAGE COUNCIL DIRECTION REGARDING VAN BROCR RESIDENTIAL PROPOSAL AND AMENDMENTS TO THE INCREMENTAL GROWTH DISTRICT ORDINANCE. Mayor Collings felt the essence of the communication of today needed to be transmitted to the Downtown Task Force and that Council requests of the Task Force to consider: 1) the elements of the IGD Ordinance, but in relationship to Mr. Van Brock's plan; and 2) to request the changes in Mr. Van Brock's plans that must be made; and 3) that the Task Force make a recommendation to the Village Council on proceeding. The Task Force must be told that, presently, neither of the two plans presented this evening can be done without a change in the Ordinance. The point about affordable low-cost housing must be looked at by the Task Force, from the standpoint of the entire area, and Council needs to be told where that affordable low-cost housing can be placed. The recently signed Interlocal Agreement must be examined for the specificity of location. The Village Council concurred. V. ANY OTHER MATTERS There were not other matters before the Village Council. • Village Council Workshop Meeting Minutes September 16, 1992 Page 8 ------------------------------- VI. ADJOURNMENT Councilmember Mackail moved that the meeting be adjourned. Councilmember Burckart seconded the motion. The vote on the motion was: Earl L. Collings - for Ron T. Mackail - for William E. Burckart - for Edward C. Howell - for the motion was therefore passed and adopted and the meeting was adjourned at 8:30 p.m. ATTEST: J ann Manganie o Village Clerk DATE APPROVED: ~ , / %'%~ Respectfully submitted, Fran Bitters Recording Secretary l_J