Planning and Zoning Commission

AGENDA TOWN OF JUPITER PLANNING AND ZONING COMMISSION REGULAR MEETING COUNCIL CHAMBERS TUESDAY, JULY 14, 2026 7:00 PM The Planning and Zoning Commission (PZC) also acts as the Local Planning Agency (LPA) and the Zoning Board of Adjustments (ZBA). NOTE: Those who wish to speak before the Commission must submit a green comment card to the secretary. Each comment is limited to three minutes. Speakers are asked to approach the podium when called. Please state name and address for the record prior to addressing the Commission. Call To Order ROLL CALL Chair Kevin Kirn Vice-Chair Beth Kelso Town Attorney, Thomas Baird, Esq. Comm. Michael Cassatly Director of Planning and Zoning, John Comm. Robert Grabowski Sickler Comm. Paul Keenan Asst. Director of Planning and Zoning, Comm. Marty Rogol Stephanie Thoburn Comm. David Thompson Asst. Director of Planning and Zoning, Comm. Cynthia Blum (1st Alt) Garret Watson Comm. Edward Sterling (2nd Alt) Secretary, Vernisa Ayers CITIZEN COMMENTS Non-agenda topic citizen comments will be noted by staff for follow-up, as appropriate. The Commission will not discuss these items at this meeting. MINUTES 1. Motion to approve the minutes from June 9, 2026, Regular Planning and Zoning Meeting. ORDER OF BUSINESS The normal order of business for hearings of agenda items is as follows: • Declaration of ex-parte communications • Swearing-in of witnesses • Applicant presentation Page 1 of 83 Planning and Zoning Commission Agenda Page 2 July 14, 2026 • Staff presentation • Intervenor (if any) presentation • Commission questions of Applicant, Intervenor and Staff • Public to be heard – Three-minute limit per speaker • Rebuttal or closing arguments for quasi-judicial items • Motion on floor - Discussion only on the motion • Call for the vote REGULAR AGENDA OLD BUSINESS NEW BUSINESS 2. 1666 North Old Dixie (Cemex) - A Future Land Use Map amendment to designate the subject property with a General Industrial land use, for a .77+/- acre property located at 1666 N. Old Dixie Hwy. (PZ#26-6867) Town Council Consideration: August 18, 2026 (1st Reading) September 15, 2026 (2nd Reading) 3. Seaglass – (Quasi-Judicial) Amendment to Resolution 61-23 to permit the development of 23 multifamily residential units as either entirely rental or entirely for-sale condominiums for a 2.93± acre property located at 105 Rich Circle (FKA 550 Bush Road). (PZ#26-6859, 26-6860) Town Council Consideration: August 18, 2026 STAFF UPDATE Planning and Zoning Director report on recent Town Council actions on Commission items. ADJOURN Motion to adjourn Planning and Zoning Commission Meeting. The next regularly scheduled Planning and Zoning Commission Meeting is scheduled for August 11, 2026. PLEASE TAKE NOTICE AND BE ADVISED that if any interested person desires to appeal any decisions made by the Planning and Zoning Commission with respect to any matter considered at these hearings, such interested person may need a verbatim record of the proceedings made, including the testimony and evidence presented at this hearing. Page 2 of 83  TOWN OF JUPITER PLANNING AND ZONING COMMISSION DRAFT MINUTES JUNE 9, 2026 7:00 P.M. CALL TO ORDER: Acting Chair Beth Kelso called the meeting to order at 7:00 p.m. ATTENDANCE: Vice Chair Beth Kelso, Comm. Michael Cassatly, Comm. Robert Grabowski, Comm. Paul Keenan, Comm. Marty Rogol, Cynthia Blum, 1st Alternate (voting-member) and Edward Sterling, 2nd Alternate (voting member); John Sickler, Director of Planning & Zoning; Garret Watson, Assistant Director of Planning; Peter Meyer, Principal Planner; Jenna Johnston, Planner; Thomas Baird., Esq., Town Attorney and Vernisa Ayers, Secretary. CITIZEN COMMENTS: None. MINUTES: 1. Motion to approve the minutes from May 12, 2026, Regular Planning and Zoning Meeting, by Comm. Blum; seconded by Comm. Rogol. Final: Motion passed unanimously, with a 7-0 vote. SWEARING IN: Secretary Vernisa Ayers conducted the swearing-in of witnesses for all quasi-judicial items on the agenda. REGULAR AGENDA: OLD BUSINESS: NEW BUSINESS: 2. Bear’s Club (Quasi-Judicial), A. Planned Unit Development (PUD) amendment to modify the PUD master plan located within a 400.9 +/- acre property known as the Bears Club PUD to convert 0.8 +/- acres of Common Area Tract “B” to widen Bears Club Dr (secondary entrance off Frederick Small Road) and to create a 0.6+/- POA Maintenance Area site (Phase 1C) and waivers to the front and side corner setbacks. B. Site plan application to construct a POA maintenance facility building on a 0.6 +/- acre site, redesign the Frederick Small Road secondary entrance, and add a manned guardhouse. (PZ#26-6722, 6723) Disclosures: Commissioners Sterling, Cassatly, Rogol and Acting Chair Kelso stated that they visited the site. Commissioners Blum, Grabowski and Keenan did not have disclosures. Applicant presentation: Morris Crady, representative of Lucido & Associates, presented a PowerPoint overview of the proposed project. Brian Kelly, Traffic Engineer, with Simmons & White, Inc., was also in attendance. Page 3 of 83 PLANNING & ZONING COMMISSION June 9, 2026 Staff presentation: Planner, Jenna Johnston, reviewed the staff report. Commissioners asked questions of the Applicant and Staff: Comm. Sterling asked how the proposed amendment would improve traffic flow for service vehicles. Mr. Crady explained that a separate lane would be provided for service vehicles, which would help alleviate traffic congestion. Comm. Blum inquired about the appearance of the east side of the sidewalk, noting that it was not shown in the presentation. Mr. Crady responded that the sidewalk would not be affected, as the primary improvement involves reconstruction within the right-of-way. Comm. Blum then sought clarification on whether the Bear’s Club right-of-way improvements would extend along both the east and west sides. Mr. Crady confirmed that they would. Comm. Cassatly asked whether the existing oak trees would be preserved. Mr. Crady stated that the trees would be preserved through coordination between Bear’s Club and the Founding Partners condominium project. Comm. Cassatly also asked whether all proposed improvements would be located behind the 8-foot wall. Mr. Crady confirmed that they would. Comm. Grabowski questioned how the length of the proposed right-turn lane was determined. Mr. Crady explained that the design was developed in coordination with the Town Engineer and Palm Beach County. Mr. Crady then introduced Brian Kelly, Traffic Engineer, with Simmons & White. Mr. Kelly stated that the turn lane meets Palm Beach County standards and is designed to accommodate anticipated traffic volumes. When asked how much the lane exceeds the minimum standard, Mr. Kelly indicated that it exceeds the requirement by approximately 50 feet, equivalent to the length of about two landscape trailers. Comm. Grabowski also asked whether vehicles could bypass traffic by making a right turn from the eastbound lane of Frederick Small Road. Mr. Crady responded that such a maneuver is theoretically possible, but no different from conditions found on other roadways. Comm. Rogol asked whether the applicant agreed to all staff-recommended conditions. Mr. Crady confirmed that Bear’s Club agreed to all proposed conditions. Comm. Keenan asked about the security cameras proposed within the public right-of- way. Mr. Crady explained that the cameras comply with Palm Beach County and Police Department requirements and that a permit would be obtained from Palm Beach County for their installation. Comm. Keenan sought clarification as to whether the cameras would be privately operated. Mr. Crady confirmed that there would be private surveillance cameras. Acting Chair Kelso raised concerns regarding Conditions 5A and 5B related to the PUD waiver and whether the generator was included. Ms. Johnston explained that the generator complies with the required building setbacks and therefore received a reduction to the setback requirement. Acting Chair Kelso also questioned whether the proposed Pink Wiggler plant material, typically recommended for Zones 4 through 8, would survive in Zone 10 where the project is located. Mr. Crady responded that the plants would survive and noted that the existing vegetation on the site is entirely native. Acting Chair Kelso further asked whether the proposed wall would be located on the roadside or interior side of the electric lines. Mr. Crady stated that the final location is still 2. Page 4 of 83 PLANNING & ZONING COMMISSION June 9, 2026 under review and will be determined during a later phase of the project. Public Comment: None. Deliberation by Commission: Comm. Cassatly sought clarification as to whether there was a bike lane in the area, stating that he did not understand how it would function with the right-hand turn lane. Acting Chair Kelso replied that she did not recall seeing one. Acting Chair Kelso stated that she agreed with Comm. Blum and believed the location was a perfect spot for the POA building. The remaining Commission did not have any questions. Motion: Item 2A Comm. Blum moved to recommend approval of the Bears Club Planned Unit Development (PUD) amendment with two waivers and site plan, based on the findings in the staff report with the conditions outlined in Exhibits 1 & 2 and the adequacy of the public benefits; seconded by Comm. Rogol. The motion passed unanimously by a 7-0 vote. Item 2B Comm. Cassatly moved to recommend approval of the Bears Club Site plan application to construct a POA maintenance facility building on a 0.6 +/- acre site, redesign the Frederick Small Road secondary entrance, and add a manned guardhouse based on the findings in the staff report with the conditions outlined in Exhibits 2 and the adequacy of the public benefits; seconded by Comm. Grabowski. The motion passed unanimously by a 7-0 vote. 3. Shoppes at Jupiter (Quasi-Judicial) – Site plan amendment to revise the architectural elevations, add an enclosed loading dock, modify uses, and reconfigure a portion of the parking lot, for a 24.9+/- acre property located at 101 N. US Highway One. (PZ 25- 6584) Disclosures: Comm. Rogol stated that he drove by the site. Acting Chair Kelso stated that she drove by the property and looked at it on Google earth. Comm. Cassatly stated that he drove by the site and uses the area quite a bit so he’s familiar with it. Comm. Blum also stated that she uses the area often and is familiar with the site. Comm. Sterling stated that he visited the property. Commissioners Keenan and Grabowski did not have disclosures. Applicant presentation: Ken Tuma and Kayla McKenzie, representatives of Urban Design Studio, LLC, presented a PowerPoint overview of the proposed project. Representatives of RAM Development, architect Mr. Weber, transportation engineer Mr. Kerr, and civil engineer Mr. Rau with Thomas Engineering were also in attendance. Staff presentation: Planner, Jenna Johnston, reviewed the staff report. Commissioners asked questions of the Applicant and Staff: Comm. Keenan sought clarification regarding staff's statement that no development is proposed on the southern property. Ms. Johnston explained that the proposed exhibit shows a shift of the roundabout to the south; however, no formal development applications have been submitted for that area that could result in easements being requested. Comm. Keenan also asked the applicant whether the grass-covered alcove 3. Page 5 of 83 PLANNING & ZONING COMMISSION June 9, 2026 located between the proposed Whole Foods and Total Wine would be developed. Ms. McKenzie responded that no development is planned for that area and that it will remain as is. Additionally, Comm. Keenan asked how the applicant plans to reduce seating within the Cinépolis Theater. Mr. Maloney of RAM Architects explained that the theater remains a long-term partner in the project and has agreed to reduce excess seating capacity. Comm. Rogol expressed concern regarding potential traffic congestion once the bridge opens near A1A and Indiantown Road. Mr. Kerr, Traffic Engineer with Kimley-Horn and Associates, stated that even with increased congestion or traffic backups on Indiantown Road, full access to the site from US-1 would remain available. Comm. Rogol also raised concerns regarding the proposed roundabout, noting that changing shopping patterns and travel between the two shopping centers could complicate circulation. Mr. Kerr responded that the roundabout would improve traffic flow by facilitating vehicle movements through the southeastern driveway and providing improved access to Indiantown Road. Comm. Grabowski sought clarification regarding whether the proposed roundabout would be required in the future. Mr. Watson explained that easements are currently being established to allow for future construction of the roundabout. Comm. Grabowski then asked what type of triggering event would initiate construction. Mr. Watson responded that there is no specific traffic volume threshold; rather, the roundabout was identified as a potential solution to address existing safety concerns associated with turning movements and vehicles cutting across traffic. Mr. Sickler added that a future Capital Improvement Program (CIP) project could serve as a triggering event. He emphasized the importance of securing the necessary right-of-way and easements to provide flexibility for future transportation improvements. Mr. Sickler also noted that the Town Traffic Engineer is reviewing potential modifications to the exhibit shown in Attachment D and that the staff condition references alternative design concepts. Comm. Grabowski requested clarification regarding the selection criteria for the four roadway elements identified in Tables 4 and 5. Mr. Maloney explained that Tables 4 and 5 are based on FDOT and Palm Beach County thresholds, while Table 9 is based on the Town of Jupiter's Comprehensive Plan standards. Comm. Grabowski also reviewed projected peak-hour traffic volumes at the southeast Indiantown Road access point and asked how they compare to existing conditions. Mr. Maloney stated that the shopping center currently generates approximately 55 trips during the period analyzed and that the proposed redevelopment is expected to add approximately 30 additional trips. Comm. Grabowski expressed concern regarding the project's compliance with traffic performance standards and whether the increased traffic volumes would affect the level of service. Mr. Watson explained that the analysis is tied to the safety concerns identified at the driveway intersection and referenced Section 27- 175(A)(4) as the basis for staff's findings. Comm. Grabowski then sought clarification regarding the applicants’ proposed amendments to Conditions 5 and 6. Ms. Johnston explained that the requested amendment to Condition 5 is intended to provide flexibility, acknowledging that future site plan amendments may result in different parking requirements. Regarding Condition 6, she clarified the applicant was proposing an alternative design concept, rather than proposing alternative condition language. Mr. Watson further stated that the access improvements will require further analysis and the intent of the condition is to acquire the necessary easements to ensure the roundabout is a possibility. 4. Page 6 of 83 PLANNING & ZONING COMMISSION June 9, 2026 Comm. Cassatly expressed concerns regarding traffic circulation and safety along Indiantown Road. He described existing challenges associated with vehicles making illegal turns into the shopping center, congestion near the US-1 intersection, and flooding issues within the site. Mr. Kerr explained that the current traffic conditions would generally remain the same unless future roadway improvements were implemented. He noted that a future roundabout could improve access by providing a safe location for U- turn movements. Mr. Sickler added that the Town has identified the corridor as a long- term concern and included Condition 6 to preserve future improvement opportunities through easements and right-of-way dedication. Mr. Tuma addressed flooding within the shopping center. He explained that drainage infrastructure on the property had already been cleaned and that additional stormwater management improvements would be incorporated into the redevelopment. He further stated that new filtration and sump systems would improve water quality and stormwater performance, while ongoing maintenance practices would help prevent future drainage issues. Comm. Cassatly asked whether the theater building would receive façade improvements and be painted to match the remainder of the redevelopment. Mr. Tuma explained that discussions with the theater operator are ongoing and that future improvements are anticipated. He committed that if redevelopment of the theater does not occur, the building would ultimately be repainted to match the overall shopping center. Comm. Blum asked whether the movie theater and the shops north of the theater would be painted to match the proposed redevelopment. Mr. Maloney responded that discussions with the theater operator are ongoing and that the goal is to complete improvements to that portion of the shopping center as a single, cohesive project. Mr. Maloney explained that painting and façade improvements are not currently included in the application because agreements with the theater have not yet been finalized. Comm. Blum requested a commitment that the theater would eventually be painted to match the remainder of the plaza if redevelopment does not occur. Mr. Maloney agreed to make that commitment. Comm. Sterling sought clarification regarding the temporary use of different color schemes within the shopping center. Mr. Tuma explained that there may be a temporary difference in appearance until discussions with the theater are finalized, but the long- term goal is to create a unified design throughout the property. Comm. Sterling also asked whether the parking lots would be resurfaced as part of the redevelopment. Mr. Tuma confirmed that parking lot improvements are included. Comm. Blum further inquired about the project timeline. Mr. Maloney stated that the grocery store is anticipated to open in late first quarter of 2028, approximately 20 to 22 months from project approval. Mr. Maloney also noted that the theater lease expires in 2030 or early 2031, although discussions regarding future improvements are already underway. Acting Chair Kelso expressed support for the proposed architecture and stormwater improvements and proposed several modifications to the conditions of approval. Acting Chair Kelso recommended requiring a permanent covered seating area adjacent to the Parisian restaurant to create a more cohesive appearance within the redevelopment. Mr. Tuma agreed to further evaluate the proposal before Town Council review. Acting Chair Kelso also recommended strengthening Condition 7 by requiring a long-term vegetation management and monitoring program to address invasive species within 5. Page 7 of 83 PLANNING & ZONING COMMISSION June 9, 2026 environmentally sensitive areas. Additionally, Acting Chair Kelso proposed modifying Condition 8 to require replacement of all dead and dying plant material prior to issuance of a Certificate of Occupancy. Mr. Tuma noted that a restoration and mitigation plan is already included for the mangrove area. Acting Chair Kelso also emphasized that traffic circulation along Indiantown Road remains the most significant issue associated with the project. She expressed concerns regarding vehicle conflicts, left-turn movements, and congestion at the shopping center entrances. Acting Chair Kelso suggested that Town Council review crash data and evaluate potential traffic improvements, including signal modifications that could improve access to the site while maintaining traffic flow. Several commissioners agreed that access and traffic safety remain major concerns that should be addressed as the project moves forward. Public Comment: Mr. Edward Cronin, a resident of Ocean Parks Condominiums, expressed concerns regarding food waste management, rodents, insects, and potential impacts on nearby residential properties. In response, Mr. Tuma explained that Whole Foods would utilize a sealed trash compactor located on the southern portion of the site, designed to prevent leakage and minimize nuisance impacts to surrounding properties. Deliberation by Commission: Commissioners Keenan, Rogol, Grabowski, and Sterling agreed that traffic circulation and access along Indiantown Road remain the primary concerns associated with the project. Comm. Rogol encouraged Town Council and staff to continue evaluating long- term transportation improvements, including potential roundabout or access alternatives. Despite these concerns, much of the Commission generally expressed support for the redevelopment, noting that the project would significantly improve the appearance and functionality of the shopping center and would be a positive improvement for the property and surrounding area. Comm. Cassatly stated that while he believed the proposal was a great project, he remained concerned that the lack of adequate access and traffic circulation improvements, particularly related to ingress and egress along Indiantown Road, could negatively impact the shopping center’s success and tenant profitability. Comm. Blum did not have comments. Motion: Comm. Keenan moved to recommend approval of the Shoppes of Jupiter Site Plan application based on the findings in the Staff Report and subject to the conditions outlined in Exhibit 1, including modifying Condition #7 to state that a perpetual vegetation monitoring program, consistent with standard best management practices, will be implemented, and modifying Condition #8 to require that all dead or dying plant material be replaced prior to the issuance of the Certificate of Occupancy; seconded by Comm. Sterling. The motion passed by a 6-1 vote, with Comm. Cassatly dissenting. STAFF UPDATE: Planning and Zoning Director reported on recent Town Council actions on Commission items. ADJOURN: Acting Chair Beth Kelso adjourned the meeting at 8:48 p.m. _________________________ __________________________ Beth Kelso, Acting Chair Vernisa Ayers, Secretary 6. Page 8 of 83  1666 N Old Dixie Hwy (CEMEX) TOWN MANAGER’S OFFICE DATE: July 7, 2026 TO: Honorable Mayor and Members of Town Council THRU: Frank J. Kitzerow, Town Manager FROM: John Sickler, Director of Planning and Zoning GW SUBJECT: 1666 N Old Dixie Hwy. (CEMEX) – A Future Land Use Map amendment to designate the subject property with a General Industrial land use, for a .77+/- acre property located at 1666 N. Old Dixie Hwy. (PZ 26-6867). Ordinance #35-26 P&Z Commission: 7/14/26 PZ 26-6867 Town Council: 8/18/26 1st Reading T. Hart Town Council: 9/15/26 2nd Reading Project Information Owner: Big Dog Development LLC. (Justin Angel 100%) Applicant: Shannon Lee, Southern Development Consultants Location: 1666 N Old Dixie Hwy. (see Attachment A - Location Map) Acreage: .77± PCN Number: 30434031000020020 Existing FLUM designation: Not Designated Proposed FLUM designation: General Industrial Existing use of property: Vacant Existing Zoning: I1 Industrial Park, Light Industry Proposed Zoning: I1 Industrial Park, Light Industry Staff Compliance Review Based upon the facts and findings contained herein, the Department of Planning and Zoning finds the proposed Future Land Use Map amendment consistent with the goals, objectives, and policies of the Town of Jupiter’s Comprehensive Plan and Zoning Code. Page 9 of 83 1666 N Old Dixie Hwy, Future Land Use Map Amendment Page 2 Background Table 1. Surrounding land uses and designations Location Map – Attachment A Location Existing Land Uses Future Land Use Designations/ Zoning Districts North Vacant Commercial / C-3, General Commercial District (The Village of Tequesta) South Vacant Florida East Coast Not Designated / Not Zoned (FEC) Railroad right of way (ROW) East Midtown Shoppes Commercial, C2 Commercial, General (Town of Jupiter) West FEC ROW; Commercial across Not Designated / Not Zoned; Commercial, C4 FEC ROW Commercial, Restricted (Town of Jupiter) For a comprehensive view of the above designations that surround the subject property refer to Attachment B for the Existing Future Land Use Map and Existing Zoning Map, and the Proposed Future Land Use Map. Existing Conditions: The subject application is to assign a Future Land Use designation to the subject property. The parcel does not currently have a Future Land Use Designation. The applicant is also preparing to submit a site plan application to construct two office warehouse uses. The site is located at 1666 N Old Dixie Hwy and is 0.77± acres which was previously the location of the old CEMEX plant that was demolished in 2024 and is now a vacant parcel. The parcel backs up to the FEC Railroad ROW. Reason for the Request: The Applicant has requested the future land use amendment (see Project Narrative - Attachment C) to assign a Future Land Use on the subject property to redevelop the site with two (2) professional office / storage buildings. Based on the General Industrial Future Land Use proposed, and the Industrial Park, Light Industry Zoning district (I1-) currently designated on the property, all operations will have to comply with the permitted uses in the I-1 zoning district. At the time the Future Land Use Map was created, the subject property was not given a Future Land Use designation. The subject application corrects this error and proposes a designation with a Future Land Use that is consistent with the surrounding land uses and designated zoning district of the site. Analysis. Future Land Use Map Amendment Criteria for FLUM amendments. Section 27-178 provides four (4) criteria for the review of future land use amendments. The proposed amendments are evaluated within the context of each of the four criteria below. 1) The proposed map amendment shall be consistent with the goals, objectives, and policies of the Town of Jupiter Comprehensive Plan. Staff Comment: The proposed future land use amendment is consistent with the goals, objectives, and policies of the Comprehensive Plan (See Attachment D – Comprehensive Plan Analysis). Page 10 of 83 1666 N Old Dixie Hwy, Future Land Use Map Amendment Page 3 2) The proposed map amendment shall be consistent with the established land uses of surrounding properties or land use patterns. Staff Comment: The proposed Future Land Use designation is consistent with the surrounding properties and will continue the established land use pattern in the area. The properties to the east and west have a commercial future land use designation and are separated from the subject property by N Old Dixie Highway and the FEC ROW, respectively. The property to the north is currently vacant and has a commercial future land use designation within Tequesta’s jurisdiction. Town staff has communicated with Tequesta staff and has confirmed that the applicant, which also owns the adjacent property to the north, has submitted a site plan application for a similar office warehouse development. 3) The proposed map amendment shall not create an isolated land use designation or zoning district unrelated to adjacent and nearby designations or districts. Staff Comment: The proposed Future Land Use designation for the subject property will create an isolated land use designation due to the surrounding properties being all designation with a commercial future land use designation. That said, the subject property is spatially separation from the adjacent property by Old Dixie Highway and the FEC ROW, which provide an adequate buffer for the site between differing land use designations to prevent any unwanted impacts to the adjacent properties. Traditionally, industrial and commercial lands abut each other as they are both intense land uses. It should be noted that a Commercial Future Land Use designation was contemplated and could be considered based on the location criteria listed within the Comprehensive Plan, however an application to change the current zoning on the site would also be necessary. In addition, the size and configuration of the parcel would present difficulties for commercial uses to viably operate on the site given the Commercial zoning district regulations. Overall, the subject application provides a future land use designation on the subject property that is complementary to the adjacent designations and aligns with the current zoning district of the site. 4) The application is necessary because of changed or changing conditions, including, but not limited to changing demographic trends, annexation, or public service needs. Staff Comment: The proposed land use designation is necessary because the subject property does not have a future land use designation. The applicant is seeking to develop the site with two office warehouse buildings and assigning a future land use to the property is necessary for development. Population impacts. The proposed land use change will not have any residential density impacts to the Town. The subject property is 0.77 ± acres in size and is proposed to be a commercial/industrial development that will not support any residential units under the Town land use designations. Traffic impacts. The traffic impacts for the proposed future land use designation change were evaluated by calculating the greatest level of intensity that would be permitted within the Land Use proposed and comparing that to the surrounding sites to ensure transportation infrastructure could withstand such intensity. According to the Trip Generation tables contained in the applicant’s traffic analysis (Attachment E, page 3), when evaluating the most intense use by right of 16,738 sf of industrial space, the proposed FLUM amendment on the subject property would result in an increase of 54 Average Page 11 of 83 1666 N Old Dixie Hwy, Future Land Use Map Amendment Page 4 Daily Traffic (ADT) trips, 6 AM peak hour trips, and 2 PM peak hour trips over the existing land use. According to the Trip Generation tables contained in the applicant’s traffic analysis, the proposed future land use plan map amendment would result in a slight increase of ADT, AM, and PM traffic generation from the current future land use. It should be noted that there is currently no land use on the undeveloped site and thus all trips are new trips. Table 2. Future Land Use Traffic Type Avg. AM PM Daily Peak Peak Trips Hour Hour Existing 0 0 0 Maximum per proposed land use 54 6 2 The Town’s Traffic Engineer has reviewed the applicant’s traffic analysis and does not have any concerns. Environmental impacts. The proposed future land use map amendment of General Industrial will not have any negative impact on the site. The Town’s Natural Resources staff has reviewed the proposed FLUM amendment and does not have any concerns regarding environmental impacts. As noted previously, any future development on the property will be required to comply with the Comprehensive Plan and Town Code. Conclusions. Staff has reviewed the requested FLUM Map amendment on the subject property totaling .77± acres. Based on existing and future potential uses, staff finds them to be consistent with the Comprehensive Plan and Land Development Regulations for the following reasons: 1. The proposed future land use map amendment application is consistent with the Comprehensive Plan’s goals, objectives and policies. 2. The proposed future land use designation is necessary as the property is not currently designated. Attachments: Attachment A – Location Map Attachment B – Map Set Attachment C – Project Narrative Attachment D – Comprehensive Plan Objectives and Policies Consistency Analysis Attachment E – FLU Traffic Statement Attachment F – Infrastructure Impact Analysis Contact Thatcher Hart at 561-741-2464 or email at Thatcherh@jupiter.fl.us for attachments. Page 12 of 83  Attachment A - Location Map SUBJECT PROPERTY 1666 Old Dixie Highway 30-43-40-31-00-002-0020 TOWN OF JUPITER 1665 N Old Dixie Commercial Plaza 1635 N Old Dixie Thrift Store 1625 N Old Dixie Gas Station | Car Wash Florida East Coast Railway ROW Surrounding Uses Map 1666 Old Dixie Highway | Town of Jupiter Page 1 Page 13 of 83  Attachment B - Map Set SUBJECT PROPERTY 1666 Old Dixie Highway 30-43-40-31-00-002-0020 Existing Future Land Use Map 1666 Old Dixie Highway | Town of Jupiter Page 1 Page 14 of 83  SUBJECT PROPERTY 1666 Old Dixie Highway 30-43-40-31-00-002-0020 Existing Zoning Map 1666 Old Dixie Highway | Town of Jupiter Page 2 Page 15 of 83  SUBJECT PROPERTY 1666 Old Dixie Highway 30-43-40-31-00-002-0020 Proposed Future Land Use Map 1666 Old Dixie Highway | Town of Jupiter Page 3 Page 16 of 83  Attachment C - Project Narrative PROJECT NARRATIVE FUTURE LAND USE MAP AMENDMENT 1666 N OLD DIXIE HIGHWAY TOWN OF JUPITER, FLORIDA PROJECT OVERVIEW This narrative is provided in support of a Small-Scale Future Land Use Map Amendment to designate the ±0.77-acre subject property as General Industrial (GI). The property is currently undesignated on the Future Land Use Map and zoned Industrial Park Light (IPL). The proposed amendment establishes consistency between the Comprehensive Plan Future Land Use Map and the existing Industrial Park Light (IPL) zoning designation while facilitating the redevelopment of this underutilized parcel with two professional office/warehouse buildings. PROJECT INFORMATION ● Location: 1666 N Old Dixie Highway ● Acreage: ±0.77 acres ● Existing FLUM: Undesignated ● Proposed FLUM: General Industrial (GI) ● Existing Zoning: Industrial Park Light (IPL) ● Proposed Use: Two (2) office /warehouse buildings SURROUNDING LAND USES Direction Existing Land Use / FLU North Vacant Industrial (Village of Tequesta) South Florida East Coast (FEC) Railroad Right-of- Way East Commercial West Commercial BACKGROUND The subject property is currently undesignated on the Future Land Use Map despite being zoned Industrial Park Light (IPL). The requested Future Land Use Map Amendment to General Industrial (GI) establishes consistency between the Comprehensive Plan and the existing zoning designation and facilitates the redevelopment of an underutilized infill parcel with uses permitted within the IPL zoning district. The General Industrial Future Land Use designation is intended to accommodate industrial and employment- generating uses within established industrial areas served by adequate infrastructure. The proposed amendment is consistent with this intent because the subject property is already zoned Industrial Park Light (IPL), is surrounded by industrial, commercial, and transportation-related uses, and is suitable for low- intensity office/warehouse development. ANALYSIS The proposed Future Land Use Map Amendment has been evaluated in accordance with Section 27-178 criteria as follows: 1. Consistency with the Comprehensive Plan 1. The proposed amendment is consistent with Goal 1 of the Future Land Use Element, which promotes orderly development, balanced land use patterns, and the efficient use of infrastructure. Page 1 Page 17 of 83  2. The amendment is consistent with Policy 1.1.1 because the site is served by existing public infrastructure, including roadway access, water, and wastewater facilities, and the proposed redevelopment will not reduce adopted levels of service. 3. The amendment is consistent with Policy 1.1.5 as the proposed development avoids strip commercial patterns through cohesive site planning and internal circulation. 4. The amendment is consistent with Policy 1.2.1 as compatibility is achieved through building scale, setbacks, buffering, and low-intensity use consistent site design, landscaping, buffering, and architectural compatibility. 5. The amendment is consistent with Policy 1.3.9(a)(1) as the site is located along an accessible corridor appropriate for industrial uses. 6. The amendment is consistent with Policy 1.3.9(a)(2) as the site is located within an established industrial and commercial corridor and represents compatible infill development rather than expansion into undeveloped or residential areas. 7. The amendment is consistent with Policy 1.3.9(a)(7) as the site is served by existing water and sewer infrastructure. Consistency with Surrounding Land Uses The proposed General Industrial Future Land Use designation is compatible with surrounding uses. Adjacent properties include industrial, commercial, and transportation-related uses. The proposed office/warehouse development is similar in intensity or less intense than surrounding industrial uses and is consistent with adjacent commercial properties. No Creation of Isolated Land Use The amendment does not create an isolated land use designation, as the General Industrial Future Land Use designation is consistent with surrounding commercial and industrial land uses and the overall corridor development pattern. Need / Changed Condition The amendment is necessary to establish consistency between the Future Land Use Map and the existing Industrial Park Light (IPL) zoning designation. The subject property is currently undesignated on the Future Land Use Map, creating an inconsistency between the Comprehensive Plan and the adopted zoning. Designating the property as General Industrial (GI) will eliminate this inconsistency, facilitate the redevelopment of an underutilized infill parcel, and further the Comprehensive Plan's objective of orderly and efficient development. LOCATION CRITERIA Regional Accessibility and Connectivity The subject parcel is strategically located to provide efficient access to surrounding service areas and regional transportation networks. Its proximity to primary transportation corridors facilitates the movement of goods, services, and personnel, making it well-suited for operations that support employment-generating office and warehouse uses through convenient access to the surrounding transportation network. The site’s accessibility supports logistical efficiency while minimizing travel Page 2 Page 18 of 83 time and transportation costs. Separation from Residential Uses The parcel is appropriately buffered from nearby residential areas, with the closest residential properties located more than 100 feet away. This spatial separation helps mitigate potential impacts such as noise, traffic, and operational activity, thereby promoting compatibility with surrounding land uses. The distance provides a reasonable transition between differing use types and supports orderly development patterns consistent with local planning objectives. Direct Access and Roadway Infrastructure Access to the site is provided via Old Dixie Highway, a County-maintained roadway capable of accommodating anticipated traffic volumes, including service and delivery vehicles. The use of an established public roadway ensures reliable ingress and egress, while also reducing the need for additional infrastructure improvements. The roadway’s capacity and connectivity further enhance the site’s suitability for its intended use. Compatibility The requested General Industrial Future Land Use designation is compatible with the surrounding development pattern because adjacent properties are developed with industrial, commercial, and transportation-related uses. The amendment does not introduce a new land use pattern but instead extends an existing industrial designation to a parcel that is currently undesignated. IMPACTS 1. Population: No impact is anticipated as no residential uses are proposed. 2. Traffic: No significant traffic impacts are anticipated. A revised Traffic Statement has been prepared and will be submitted under separate cover. 3. Environmental: No adverse environmental impacts are anticipated. Development will comply with all applicable regulations. 4. Infrastructure: Existing infrastructure is available and adequate to serve the proposed development. CONCLUSION The proposed Future Land Use Map Amendment is consistent with the Goals, Objectives, and Policies of the Town of Jupiter Comprehensive Plan, compatible with surrounding land uses, and represents a logical and appropriate designation for the subject property. The amendment also cures the gap in the existing Future Land Use Map. The amendment will not create adverse impacts and supports orderly and efficient development within the Town. The proposed amendment also supports redevelopment within an established commercial and industrial corridor, promotes efficient utilization of existing public infrastructure, and corrects an existing mapping inconsistency without expanding industrial land uses into undeveloped or residential areas. Approval of the requested amendment will establish consistency between the Future Land Use Map and the existing zoning designation while supporting the Town's goals of orderly growth, economic development, and efficient use of existing public infrastructure. Page 3 Page 19 of 83  Attachment D - Comprehensive Plan Objectives and Policies Consistency Analysis Comprehensive Plan Objectives and Policies Consistency Analysis FUTURE LAND USE ELEMENT POLICY 1.3.13 GENERAL INDUSTRIAL - The uses in this future land use designation primarily include: manufacturing, processing, and fabrication of materials into finished products; research and development, including bioscience and biotechnology research, high tech, laboratory and office research; testing laboratories; medical laboratories; wholesale trade; repair; building and construction services and accessory residential apartments. Office uses may be allowed as a primary use in developments approved as part of a planned unit development, with the provision of substantial public benefits (including the creation of quality high paying jobs) as detailed in the land development regulations. Additional compatible uses (including office and warehouse) may be permitted in the land development regulations provided that a predominance of the above industrial uses is maintained. All industrial uses will be subject to all of the applicable requirements of the Palm Beach County Wellfield Protection Ordinance. a) Location Criteria 1) Parcels shall be accessible from outlying service areas and near primary routes for shipping and receiving goods (highways, rail); 2) Parcels shall be spatially separated from residential areas; 3) Parcels shall provide adequate buffering from other land uses; 4) Access shall be via an arterial or collector roadway. Access via a local residential street is prohibited; Staff Comment: The proposed Future Land Use Map (FLUM) amendment of Town of Jupiter (TOJ) General Industrial is consistent with Policy 1.3.13. The property is located between the Florida East Coast Right-of-way (FEC ROW) and Old Dixie Highway. The property is spatially separated from residential to the west by an area of land with a Commercial future land use designation and Commercial Restricted (C-4) zoning district. The Future Land Use designations of the parcels to the east and west are Commercial, however, they are separated from the subject property by a five-lane road on the east side and the FEC ROW on the west side of the subject property. The subject property is accessible by N Old Dixie Highway which is an Urban Collector as noted in the comprehensive plan. While the future land use of the property to the north in Tequesta is Commercial, commercial and industrial properties are often abutting and landscape buffer requirements between the two districts are identical and interchangeable. 1 Page 20 of 83 Attachment E - Future Land Use Traffic Study Page 1 Page 21 of 83 Page 2 Page 22 of 83 Page 3 Page 23 of 83 Page 4 Page 24 of 83 Page 5 Page 25 of 83 Page 6 Page 26 of 83 Page 7 Page 27 of 83 Page 8 Page 28 of 83 Page 9 Page 29 of 83 Page 10 Page 30 of 83 Page 11 Page 31 of 83 Page 12 Page 32 of 83 Page 13 Page 33 of 83 Page 14 Page 34 of 83 Page 15 Page 35 of 83 Page 16 Page 36 of 83 Page 17 Page 37 of 83 Page 18 Page 38 of 83 Page 19 Page 39 of 83 Page 20 Page 40 of 83 Page 21 Page 41 of 83 Page 22 Page 42 of 83 Page 23 Page 43 of 83 Page 24 Page 44 of 83 Page 25 Page 45 of 83 Page 26 Page 46 of 83 Page 27 Page 47 of 83 Page 28 Page 48 of 83 Page 29 Page 49 of 83 Page 30 Page 50 of 83 Page 31 Page 51 of 83 Page 32 Page 52 of 83 Page 33 Page 53 of 83 Page 34 Page 54 of 83 Page 35 Page 55 of 83 Page 36 Page 56 of 83 Page 37 Page 57 of 83 Page 38 Page 58 of 83 Page 39 Page 59 of 83 Page 40 Page 60 of 83 Page 41 Page 61 of 83 Page 42 Page 62 of 83 Page 43 Page 63 of 83 Page 44 Page 64 of 83 Page 45 Page 65 of 83 Page 46 Page 66 of 83  Attachment F – Infrastructure Impact Analysis Infrastructure Impact Analysis (Infrastructure Element Policy 1.4.4): 1. Water. The subject property is currently served by the Town’s water utility. The Town’s water plant has a permitted capacity of 30.0 million gallons per day (mgd). As of June 30, 2025, the Town has water demand reservations of 18.2 mgd. With an excess capacity of approximately 11.8 mgd, there is sufficient water services capacity available to service the subject property. 1. Sanitary Sewer. The subject property is currently within the service area of the Loxahatchee River District (LRD). The LRD’s wastewater treatment facility (WWTF) is rated at 11.0 mgd based on a three-month average daily flow. The maximum three- month average daily flow to the WWTF for the past 12-month period was 7.4 mgd. With an excess capacity of approximately 3.6 mgd, LRD’s regional WWTF has sufficient capacity for the subject property. 2. Stormwater. Any development improvements to the subject property will be required to satisfy the Town’s on-site retention requirements and other related standards of the South Florida Water Management District as stated in Policy 1.3.10 of the Town’s Infrastructure Element, and Policy 1.2.1 of the Town’s Capital Improvements Element. 3. Solid waste. Collection is provided by Waste Management, Inc. which currently has a franchise agreement with the Town for waste disposal services. According to the Solid Waste Authority’s 2024 Landfill Depletion Model: Forecast of Waste Generation and Landfill Depletion: 2024 – 2079: Through September 30, 2023, a total of 25,502,800 cubic yard of landfill capacity have been depleted. Utilizing the total estimated landfill volume and the volume depleted to date, the model estimates a total of 25,464,905 cubic yards of capacity remain, which is expected to provide disposal capacity until 2053. 4. Police. Police service will be provided by the Jupiter Police Department. Assigning the subject property with the General Industrial land use designation should not significantly change the impact to police services. 5. Fire Rescue. Palm Beach County Fire-Rescue is currently responsible for fire-rescue service to the subject property. The property will be served by Fire Station No. 18, which is located on US-1 at Burt Reynolds Park. Town of Jupiter Fire-Rescue will assume responsibility for fire-rescue service to the subject property beginning October 1, 2026. 6. General Government. No significant increase in demand for general government services is anticipated. 7. Intergovernmental Coordination. Staff has notified the County’s Interlocal Plan Amendment Review Committee (IPARC) of the proposed FLUM amendment. As of the date of this report, staff has not received any comments from adjacent local governments. 8. Recreation. The proposed FLUM amendment to assign to the subject property the General Industrial land use designation will not have a significant increase in demand for recreation facilities in the Town. Page 67 of 83  Seaglass TOWN MANAGER’S OFFICE DATE: July 7, 2026 TO: Honorable Mayor and Members of Town Council THRU: Frank Kitzerow, Town Manager FROM: John Sickler, Director of Planning and Zoning GW SUBJECT: Seaglass – (Quasi-judicial) Amendment to Resolution 61- 23 to permit the development of 23 multifamily residential units as either entirely rental or entirely for-sale condominiums for a 2.93± acre property located at 105 Rich Circle (FKA 550 Bush Road). Resolution #86-26 P&Z Commission: 07/14/2026 PZ 26-6859, 26-6860 Town Council: 08/18/2026 J. Dray Project Information Project Name: Seaglass Applicant/Owner: Richbuilt of Jupiter LLC Agent: Cotleur & Hearing Location: 105 Rich Circle (FKA 550 Bush Road) Acreage: 2.93± PCN Number: 30-42-41-03-41-001-0000 Future Land Use: High Density Residential Zoning District: Limited Multi-family Residential (R-3) Existing Use: Vacant (existing place of worship and single-family dwelling unit were recently demolished) Proposed Use: Multifamily residential Request: To amend Resolution 61-23 to permit the development of 23 multifamily residential units as either entirely rental or entirely for-sale condominiums (see Attachment A – Statement of Use and Attachment B – Resolution 61-23) Staff Compliance Review The Department of Planning and Zoning has reviewed the applicant’s request and has determined the applications are consistent with the Comprehensive Plan and the Town Code, subject to the amended conditions of Resolution 61-23 represented in underline and strikethrough formatting in Exhibit 1. 1 Page 68 of 83 Seaglass – PZ 26-6859 & 6860 Page 2 Project Data Pertinent information regarding the subject applications is listed below. Table 1: Adjacent Properties Existing Land Use Future Land Use / Zoning District North Residential (Single-family dwelling unit) High Density Residential / Limited Multifamily Residential (R-3) South Residential (Laurel Oaks condos) High Density Residential / R-3 East Bush Road; Residential (Timberwalk High Density Residential / R-3 condos and Owl Pointe condos) West Residential (Chasewood North condos High Density Residential / R-3 and Chasewood South condos Palm Beach County (PBC) Medium Residential, 5 Units [unincorporated]) per Acre (MR-5) / PBC Multifamily Residential High Density (RH) Background and History On December 19, 2023, Town Council approved a small-scale planned unit development (PUD) application to increase the allowable density of the subject property by two dwelling units per acre and a site plan application to construct 23 multifamily residential units through Resolution 61-23. The units were proposed as rental only. As a public benefit, the applicant proposed to make payment to the Town’s housing trust fund in lieu of constructing two rental workforce housing units, instead of one unit as required by Town Code. However, Town Council included a condition requiring the owner to pay the in-lieu fee for the additional rental unit at a rate of one and a half. At the time of approval, the fee in lieu of constructing two and a half rental workforce housing units was $375,000. With the subject applications, the applicant requests to amend Resolution 61-23 to permit the residential units to be developed as either entirely rental or entirely for-sale condominiums. Subsequently, the applicant also requests to amend Condition #8 to include language requiring the owner to pay a fee in lieu of constructing two and a half for-sale workforce housing units, should the residential units be developed as for-sale condominiums. According to the statement of use, the applicant is requesting the amendments because permitting only rental units limits the economic viability of the residential development. Analysis This section analyzes the land development regulations and notes the application’s ability or inability to satisfy all applicable provisions of the Town Code and whether the application is consistent with the Comprehensive Plan. Comprehensive Plan. The proposed amendments are consistent with the Comprehensive Plan. Pursuant to Policy 1.2.10 of the Housing element, a developer may make payment to the Town’s housing trust fund in lieu of constructing workforce housing units. Workforce Housing. The proposed amendments are consistent with the Town Code. Based on whether the units will be leased or sold, the owner will be required to pay the corresponding fee in lieu of constructing two and a half rental or for-sale workforce housing units as specified by Section 27-3196, entitled “Payment of fee, off-site construction or donation of land in lieu of constructing on-site workforce dwelling units,” prior to the issuance of the first development permit. 2 Page 69 of 83 Seaglass – PZ 26-6859 & 6860 Page 3 In the event there is a desire to convert the rental units into for-sale condominium units after the fee in lieu of constructing two and a half rental workforce housing units has been paid, then the owner will be required to pay the difference between the in-lieu rate for for-sale workforce housing units and the in-lieu rate for rental workforce housing units. To ensure the Town is notified if and when a conversion occurs and collection of the appropriate payment in lieu of constructing for-sale workforce housing units is made, staff has included a condition to require the owner to submit and record a covenant, or other form acceptable to the Town Attorney, which requires Town approval to convert the rental units to for-sale condo units, prior to the issuance of the first building permit. Attachments: Exhibit 1 – Amended Conditions Attachment A – Statement of Use Attachment B – Resolution 61-23 Please contact Joseph Dray at josephd@jupiter.fl.us or (561)741-2473 to obtain copies of any attachments. File Path: V:\PlanningZoning\Staff\WP51\PROJECTS\550 Bush Rd_townhouses\PZ 26-6859,6860 Amend Res 61-23\Staff Report.docx 7/7/2026 3 Page 70 of 83 PZ 26-6859,6860 – Seaglass – Amend Resolution 61-23 Exhibit 1 – Amended Conditions Conditions of Approval The applications are consistent with the Comprehensive Plan and the Town Code, subject to the following conditions: 1) The Owner shall install and maintain all improvements in compliance with the Statement of Use prepared by Cotleur & Hearing, dated 08/28/25, and received by the Department of Planning and Zoning on 06/26/26. 2) The uses conducted on the subject property shall be consistent with the Statement of Use dated 08/28/25 and received by the Department of Planning and Zoning on 06/26/26. 3) Any revisions to the site plan, statement of use, or other details submitted as part of this application, including but not limited to the location of the proposed improvements or additional, revised or deleted colors, materials, or structures, or changes to how the use operates, shall be submitted to the Department of Planning and Zoning and shall be subject to its review and approval. 4) The conditions of Resolution 61-23 shall be amended as represented in underline and strikethrough formatting below: a) Modification to Condition #8 of Resolution 61-23: Prior to the issuance of any development permits, the Owner shall pay a fee $375,000 to be placed in the Town’s housing trust fund in lieu of constructing two and a half rental workforce housing units as part of the project, pursuant to Section 27-3196 of the Town Code. b) Modification to Condition #9 of Resolution 61-23: a) Should the Owner develop the housing units as rental, it shall submit a covenant, or other document acceptable to the Town Attorney, which requires Department approval to convert the rental units to for-sale condominium units, prior to the issuance of the first building permit. b) Should the Owner propose to convert the rental housing units to condominium ownership after submitting a covenant, it shall submit an application to amend the above covenant and the site plan. The application shall be subject to the administrative review and approval of the Town Council Department and to additional fees in lieu of constructing for-sale workforce housing units. 1 Page 71 of 83  Attachment A - Statement of Use August 28, 2025 Town of Jupiter Planning and Zoning Department 210 Military Trail Jupiter, Florida 33458 RE: Amendment to Resolution No. 61-23—Section 2; Section 3; and Section 4(8) To whom it may concern: INTRODUCTION On behalf of the applicant, Richbuilt of Jupiter, LLC, please accept this letter as a formal request for approval of the amended Resolution No. 61-23 Sections 2, 3, and 4(8). The application for the development of Sea Glass Townhomes at 550 Bush Rd received approval from Council under required conditions including an additional workforce housing unit. The applicant requests that for-sale and for-rent units be included in the Resolution. The following amendments are in accordance with the inclusion of for-sale workforce housing units in compliance with Sec. 27- 3196 of the Jupiter Code of Ordinances. SECTION 2 AMENDMENT The applicant requests Section 2 of the Resolution be amended to offer either 100 percent for- sale condominium units or 100 percent for-rent condominium units. SECTION 3 AMENDMENT The applicant requests Section 3 of the Resolution be amended to include a $300,000 payment in lieu of constructing one and a half for-sale workforce housing units. The payment in lieu of constructing for-sale workforce housing dwellings units shall be $200,000 per workforce housing dwelling unit per Sec. 27-3196(a) of the Town of Jupiter Code of Ordinances. The applicant is obligated to make this payment or a $225,000 payment in lieu of constructing one and half rental workforce housing units prior to the issuance of the first building permit for the residential development. SECTION 4(8) AMENDMENT The applicant requests Section 4(8) of the Resolution be amended to include a $500,000 payment in lieu of constructing two and a half for-sale workforce housing units. The payment in lieu of constructing for-sale workforce housing dwellings units shall be $200,000 per workforce housing dwelling unit per Sec. 27-3196(a) of the Town of Jupiter Code of Ordinances. The applicant is Page 1|2 Page 72 of 83 obligated to make this payment or a $375,000 payment in lieu of constructing two and half rental workforce housing units prior to the issuance of the first building permit for the residential development. Thank you for your consideration. Please contact me if you have any questions. Sincerely, Laurey Hood Land Planner Cotleur & Hearing 561-406-1009 LHood@cotleur-hearing.com Page 2|2 Page 73 of 83  Attachment B - Resolution 61-23 1 2 3 4 5 6 7 8 9 10 11 RESOLUTION NO. 61-23 12 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN 13 OF JUPITER, FLORIDA, CREATING A SMALL SCALE 14 PLANNED UNIT DEVELOPMENT, AUTHORIZING AN 15 INCREASE IN THE PERMITTED DENSITY AND 16 APPROVING A SITE PLAN FOR THE CONSTRUCTION OF 17 23 MULTI-FAMILY RESIDENTIAL UNITS; AND 18 PROVIDING FOR AN EFFECTIVE DATE. 19 20 21 22 WHEREAS, Richbuilt of Jupiter, LLC owns (the “Owner”) approximately 2.93 +/- acres of 23 real property, the legal description of which is attached hereto and incorporated herein as 24 Exhibit “A” (the subject property); and, 25 WHEREAS, the subject property is located at 550 Bush Road; and, 26 WHEREAS, the Owner has submitted an application proposing to develop a Small-Scale 27 Planned Unit Development (SSPUD); and, 28 WHEREAS, as part of the application the Owner has requested an increase in the 29 density by two units per acre; and, 30 WHEREAS, with the density bonus for creating a SSPUD, the subject property would 31 consist of 23 multi-family residential units with an associated leasing office (the Application); 32 and, 33 WHEREAS, the Town Council has determined that the Owner has provided a public 34 benefit for the residential bonus density; and, 35 WHEREAS, the Town’s Planning and Zoning Commission has considered the 1 Page 74 of 83  R# 61-23 Page B 1 Application and made its recommendations to the Town Council; and, 2 WHEREAS, the Town Council conducted a public hearing wherein it considered the 3 evidence and testimony presented by the Town’s Planning and Zoning Department staff, the 4 Owner, and any interested parties and members of the public, regarding whether the Application 5 is consistent with the Town’s Comprehensive Plan and meets its Land Development 6 Regulations (LDRs), including Section 27-175, the criteria for site plan review; and, 7 WHEREAS, the Town Council has determined that certain conditions, as set forth 8 herein, are necessary to render the Application consistent with the Town’s Comprehensive Plan 9 and to meet the LDRs. 10 NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF 11 JUPITER, FLORIDA, THAT: 12 Section 1. The whereas clauses are incorporated herein as the findings of fact and 13 conclusions of law of the Town Council. 14 Section 2. The Town Council finds that the Application meets the criteria contained in 15 Chapter 27, Article VIII, Division 2 of the Town Code and hereby approves the creation of a 16 SSPUD. The Town Council finds that the Owner is entitled to an increase in the density and 17 hereby approves a site plan for the development of 23 multi-family residential rental units. 18 Section 3. The Town Council finds that the Owner is providing a public benefit as 19 required by Section 27-1709 of the Town’s Code by contributing $225,000.00 for the payment in 20 lieu for one and a half rental workforce housing units (150,000.00 x 1.5 = 225,000.00) and by 21 achieving gold level certification through the Florida Green Building Collation and by utilizing 22 green design theories and techniques in accordance with the green building program set forth in 23 Division 18 of Article XI of Chapter 27 of the Town’s Code. 24 Section 4. The approval of the SSPUD and the site plan are subject to the following 25 conditions: 26 1) The Owner shall install and maintain all improvements in compliance with the following: 2 Page 75 of 83  R# 61-23 Page C 1 a) Site Plan, prepared by Litterick Landscape Architecture, referenced as “SP-1”, 2 dated 12/01/23, received and dated by the Department of Planning and Zoning 3 on 12/01/23. 4 b) Site Details, prepared by Litterick Landscape Architecture, referenced as “SP-2”, 5 dated 05/02/23, received and dated by the Department of Planning and Zoning 6 on 12/01/23. 7 c) Pavement Markings and Signage Plan, prepared by Bardez, referenced as “C- 8 6.0”, dated 05/01/23, received and dated by the Department of Planning and 9 Zoning on 05/02/23. 10 d) Tree Disposition Plan, Typical Unit Landscape Plan, prepared by Litterick 11 Landscape Architecture, referenced as “L-1 and L-3”, dated 05/02/23, received 12 and dated by the Department of Planning and Zoning on 12/01/23. 13 e) Landscape Plan, prepared by Litterick Landscape Architecture, referenced as “L- 14 2”, dated 11/17/23, received and dated by the Department of Planning and 15 Zoning on 12/01/23. 16 f) Landscape Specifications and Planting Details, prepared by Litterick Landscape 17 Architecture, referenced as “L-4”, dated 05/02/23, received and dated by the 18 Department of Planning and Zoning on 05/02/23. 19 g) Townhouse Elevations, Floor Plans, and Roof Plans, prepared by Southeast 20 Architects, referenced as “A-1.0, A-1.1, A-1.2, A-2.0, A-2.1, A-2.2, A-4.0, A-4.1, 21 A-01 and A-02”, dated 07/22/22, received and dated by the Department of 22 Planning and Zoning on 05/02/23. 23 h) Leasing Office Elevations, Floor Plan, and Roof Plan, prepared by Southeast 24 Architects, referenced as “A-01 and A-02”, dated 12/07/22, received and dated 25 by the Department of Planning and Zoning on 05/02/23. 3 Page 76 of 83  R# 61-23 Page D 1 i) Signage plan, prepared by Southeast Architects, referenced as “SP-2”, dated 2 12/07/22, received and dated by the Department of Planning and Zoning on 3 05/02/23. 4 j) Drainage Statement, prepared by Bardez, received and dated by the Department 5 of Planning and Zoning on 05/02/23. 6 k) Traffic Statement, prepared by MacKenzie Engineering & Planning, Inc., dated 7 07/25/23, received and dated by the Department of Planning and Zoning on 8 07/26/23. 9 l) Statement of Use, prepared by Richbuilt Sons LLC, dated 11/30/23, received and 10 dated by the Department of Planning and Zoning on 12/01/23. 11 2) The uses conducted on the subject property shall be consistent with the Statement of 12 Use, dated 11/30/23, received and received by the Department of Planning and Zoning 13 on 12/01/23. 14 3) Any revisions to the SSPUD, the site plan, Statement of Use, or other details submitted 15 as part of the Application, including but not limited to the location of the proposed 16 improvements or additional, revised or deleted colors, materials, or structures, or 17 changes to how the use operates, shall be submitted to the Department of Planning and 18 Zoning and shall be subject to its review and approval. 19 4) Green Building Program. 20 a) Prior to the issuance of the Certificate of Occupancy for the first dwelling unit, the 21 Owner shall submit an irrevocable letter of credit equal to or greater than five 22 percent of the total estimated construction cost of the development of the subject 23 property. 24 b) Within 12 months from the receipt of the last Certificate of Occupancy, the Owner 25 shall submit to the Department the approval of the gold level certification it has 26 received from the Florida Green Building Coalition (FGBC). If a gold level 4 Page 77 of 83  R# 61-23 Page E 1 certification has not been received, the Owner shall develop and submit a plan to 2 the Town to achieve certification within six months pursuant to Section 27- 3 2407(d)(2). If a plan is not submitted and a gold level certification is not received, 4 the dollar amount of the irrevocable letter of credit shall be converted into a green 5 building mitigation fee pursuant to Section 27-2407(d)(3). 6 5) Site Plan. Upon the submission of the final plans and prior to the issuance of any 7 development permits, the Owner shall revise the site plan to: 8 a) Change scale to 1” to 20’ pursuant to Section 27-266(c). 9 b) Provide detail of pool fence. 10 c) Show the proposed 10 foot wide landscape buffers along the north, south and 11 west property lines. 12 d) Change the proposed pavers for the 25 guest parking spaces to pervious pavers. 13 e) Add a stabilized pervious surface leading to maintenance room garage door on 14 the south side of the leasing office building. 15 f) Remove windows shown on floor plans located on the firewall between units. 16 6) Landscape plan. Upon the submission of the final plans and prior to the issuance of any 17 development permits, the Owner shall revise the landscape plan to: 18 a) Demonstrate that the surface area needed for the subject property’s drainage 19 system is not reduced by the plantings proposed to be installed within the subject 20 property’s detention area. The revised landscape plan shall be subject to the 21 review and approval of the Town’s Stormwater Division. 22 b) Incorporate the points which are necessary to meet FGBC gold certification into 23 the landscape plan as follows: 24 1. Provide additional native shrubs and groundcover on the west perimeter 25 buffer to include a portion of some Muhly or Fakahatchee grass, 26 Firebush, Cocoplum, etc. to preserve or create wildlife habitat/shelter. 5 Page 78 of 83  R# 61-23 Page F 1 2. On the northwest corner of Building One, eliminate the sod around the 2 grouping of preserved slash pines and strangler figs in the entire 3 triangular area defined by the roadway curbing to the northeast, the 4 driveway to the southeast and the landscape buffer to the west and install 5 recycled mulch gathered specifically by mulching the laurel oaks that will 6 be removed from the eastern perimeter of the site. 7 7) Detention area maintenance. Upon the submission of the final plans and prior to the 8 issuance of any development permits, the Owner shall submit a maintenance plan for 9 the detention area. The maintenance plan shall be subject to the review and approval of 10 the Town’s Stormwater Division 11 8) Workforce Housing. Prior to the issuance of any development permits, the Owner 12 shall pay $375,000 to be placed the Town’s housing trust fund in lieu of constructing two 13 and a half rental workforce housing units as part of the project. 14 9) Should the Owner propose to convert the rental housing units into condominium 15 ownership, it shall submit an application to amend the site plan. The application shall be 16 subject to the review and approval of the Town Council. 17 10) Architecture. Upon the submission of the final plans and prior to the issuance of any 18 development permits, the Owner shall revise the elevations to: 19 a) Remove the lap siding detail from Buildings One and Five. 20 b) Add lap siding to Building Four similar to Buildings Two and Six. 21 c) Revise the building elevations to narrow the width of the lap siding detail from 12” 22 to 7” consistent with the score line detail. 23 d) Add covered trellises or pergolas that protrude from the building to clearly identify 24 and enhance the location of the front entry and reduce the predominance of 25 garages for those units with entry doors in the middle of the building. To provide 6 Page 79 of 83  R# 61-23 Page G 1 more diversity in the development, provide a variety of styles of trellises or 2 pergolas such as pitched or flat roofs. 3 e) Add pitched shed roofs on the end units of each building to clearly identify the 4 prominence of the front entry and to provide cover from the weather. 5 f) Revise the floor plans and elevations so that the locations of doors and windows 6 match. 7 g) Add a shutter on the 2nd window above the garage door consistent with adjacent 8 window. 9 h) Reduce the width of the gray horizontal band above the 2nd floor on Building One 10 from 24” wide to 12” or less. 11 i) Add windows to west elevation of Building One similar to east elevation. 12 j) Change the color of the dormers to match the main wall color on the building in 13 which it is located. 14 k) Provide a detail sheet with construction details and sections of the doors, 15 windows, trim, shutters, lap siding, etc. to ensure that the proposed details 16 provide depth and definition consistent with the proposed style. 17 11) Engineering. 18 a) Upon the approval of the site plan, and concurrent with the Owner’s submission 19 of an application for an engineering permit, the Owner shall submit an application 20 for a plat. The plat shall identify and show all: easements for access and parking 21 overlying the roadway, curbing, sidewalks and parking areas; areas designated 22 for pedestrians, vehicles, parking, stormwater retention and conveyance, water 23 utilities, landscape buffers. 24 b) At the discretion of the Owner, the road, road curbing and sidewalks may be 25 established as a private roadway tract. 7 Page 80 of 83  R# 61-23 Page H 1 c) Upon the submission of the final plans and prior to the issuance of any 2 development permits, the Owner shall submit a draft easement that permits the 3 proposed potable water system to extend and connect onto to the adjacent 4 property to the west known as Chasewood South. This easement shall be 5 subject to the review and approval of the Director of the Town’s Utilities 6 Department. Upon the Director of Utilities’ approval of the easement, the Owner 7 shall record the easement in the public records of Palm Beach County and shall 8 cause to be returned a certified copy of the recorded easement to the 9 Department prior to the issuance of any development permits. 10 d) Upon the submission of the final plans and prior to the issuance of any 11 development permits, the Owner shall submit a draft of the Town’s standard 12 right-of-way maintenance agreement to the Department which commits the 13 Owner and its successors and assigns to the perpetual maintenance of the 14 landscaping, sod and irrigation which is to be installed within public rights-of-way. 15 The proposed maintenance agreement shall be subject to the review and 16 approval of the Town Engineer. Once approved by the Town Engineer, the 17 Owner shall record the agreement in the public records of Palm Beach County. 18 Once returned to the Owner from the recording department, the Owner shall 19 submit a certified copy of the recorded agreement to the Department prior to the 20 issuance of the first Certificate of Occupancy. 21 12) Signage. The monument sign shall not exceed six feet in height. 22 13) Traffic. Upon the submission of the final plans and prior to the issuance of any 23 development permits, the Owner shall submit an updated traffic concurrency letter from 24 Palm Beach County. 25 14) Miscellaneous. The placement of any type of vending machines or units which 26 dispense food, beverages, candy, merchandise, products, goods, handbills, or 8 Page 81 of 83  R# 61-23 Page I 1 advertising magazines on the exterior portions of the subject property within public view, 2 is prohibited. 3 15) The conditions of approval herein shall apply to the Owner and its successors and 4 assigns. 5 Section 5. This Resolution shall take effect immediately upon its execution. 6 Attachment: Exhibit "A" - Legal Description 7 Amended 12/20/23 9 Page 82 of 83  Exhibit A Legal Description 10 Page 83 of 83