Tequesta planning board reviews site plan for former Bank of America: Chipotle pickup lane, dental office proposed

A redevelopment proposal for the former Bank of America at 150 Tequesta Drive was presented Wednesday to the Planning and Zoning Board of the Village of Tequesta, proposing 3,499 square feet of medical office and a 2,600-square-foot fast-food restaurant with a Chipotle “pickup” lane.

Board members were asked to review only the site-plan modification (SPM 03-25) — not the restaurant’s special-exception use, which staff said must go to the Village Council. Planning staff summarized the application, noting the building was constructed in February 2004, the bank closed in 2022 and the site has been vacant since then. The application was submitted Oct. 16, 2024.

The site plan keeps the existing 6,099-square-foot building on a 1.4-acre parcel, removes three former bank drive-through canopies and would add angled parking along the south property line. The applicant, represented by landscape architect Troy Holloway of 2GHO, said the plan would increase the site’s open space from 26.5% to 28.7% (code minimum 25%) and provide 79 parking spaces, counting a 12-space reciprocal easement behind the site. Holloway said, “This redevelopment will place active vibrant uses in a vacant structure on a main commercial quarter, once again, revitalizing this prominent gateway parcel within your village.”

Why it matters: The site sits on U.S. 1 at Tequesta Drive, a primary commercial corridor and village gateway. The plan raises questions about traffic queuing, signage size and whether the proposed Chipotle pickup lane will affect circulation. Staff also flagged a possible code issue: the freestanding sign face may exceed the 60-square-foot maximum allowed by code and a 16-foot height limit.

Details of the plan and discussion - Uses and tenants: The applicant described the south portion of the building as a Chipotle with a pickup-only lane (no menu board or payment at the window; orders must be placed via the Chipotle app or website). The north portion is proposed for medical office use (applicant mentioned Heartland Dental as a potential tenant). If the dental tenant does not occupy the space, staff said any future tenant would obtain a business tax receipt and — if the use requires a special exception — that use would need Village Council approval. - Parking: The site plan requests shared parking and applies a demand table used by other municipalities (Town of Jupiter) to reduce peak-space requirements. Staff said the code’s base parking requirement would be 77 spaces, the shared-parking calculation requires 62, and the plan provides 79 spaces including the 12-space reciprocal easement. - Architecture and landscaping: Staff and the applicant presented revised elevations that replace the building’s older Mediterranean appearance with a lighter “coastal” palette (Benjamin Moore colors shown) and an expanded front arcade. The applicant said most aged shrubs and groundcover will be removed and replaced; many trees and palms would be replaced or relocated. - Chipotle pickup lane operations: Applicant said the Chipotle lane is designed for customers who preorder; payment and ordering occur via app only. If a customer arrives before an order is ready, staff said they will be asked to park and the order will be brought out. Operational studies cited by the applicant reported short average waits at pickup lanes in metropolitan areas, but the applicant acknowledged the figures were from larger markets and “Tequesta’s numbers will probably be a lot less.” - Signage and gateway wall: Staff recommended a condition that the freestanding sign face conform to the code limit (not to exceed 60 square feet) and noted the final certificate of occupancy should be conditioned on the applicant pressure-washing, repairing spalling and repainting the wall along Tequesta Drive to match the village gateway colors.

Concerns raised by board members and residents Several board members and residents questioned the size and height of the proposed freestanding sign, asking whether a sign close to the 16-foot, 60-square-foot allowance would be out of scale for the building and inconsistent with the character of U.S. 1. Resident Marie Superior said, “I would ask the board to recommend more appropriately sized sign as a condition of approval.” Thomas Bradford, another resident, raised questions about the alley/easement along the west property line and the visibility and treatment of the dumpster area. A resident asked what would happen if the dental tenant did not sign on; staff replied the space would require the normal permits and any special-exception uses would go to council.

What the Planning and Zoning Board can act on Staff repeatedly clarified that the board’s current role for SPM 03-25 is site-plan review and recommendation; special exceptions for fast-food or formula restaurants are decided by the Village Council. Staff said the village is considering code changes to have the Planning and Zoning Board review special exceptions in the future.

Next steps No formal board decision on SPM 03-25 was recorded at the meeting. Staff recommended adding conditions about sign face area and repairs to the Tequesta Drive wall; the board discussed asking the applicant to reduce the freestanding sign size and to show clearer elevations of the outdoor seating and proximity of seating to the pickup window. The special-exception review for the fast-food component would occur separately before the Village Council.

ACTIONS/OUTCOMES: Discussion only — no formal recommendation or vote on SPM 03-25 was recorded in the transcript. The board discussed potential conditions (sign face not to exceed 60 square feet; pressure-wash and repair Tequesta Drive wall prior to certificate of occupancy).