Tequesta council updates platting, subdivision and PRD waiver rules after state preemption

The Village Council on May 14 approved a set of land‑use code updates to bring local rules into compliance with recent state legislation and to create a formal waiver process for Planned Residential Developments (PRDs).

Community development director Jay Huff and staff explained that Senate Bill 784 (2025) requires plats to be approved administratively. The proposed ordinance (6‑26) designates the community development director as the administrative authority to approve plats after standard technical review; site plan approvals that confer discretionary entitlements — such as density and major design decisions — will still be subject to the council’s review. Councilors discussed transparency concerns about lot combinations (unity of title) and replats and were advised that some lot combination procedures can proceed administratively at the county level, though site plan review remains a public hearing when required.

Council also adopted Ordinance 8‑26 to add a written waiver process for PRDs that sets criteria (consistency with the comp plan; public benefit; innovative design; compatibility; protection of public welfare) and explicitly prohibits waivers for building height, density, concurrency management and environmentally sensitive preservation. Staff added alternate language clarifying that satisfying a majority of criteria does not require waiver approval and that council retains discretion to deny requests.

Council approved the changes after discussion about public notice, the potential to combine lots administratively prior to site plan submission, and the need for code guardrails to preserve neighborhood character.