Download The proposed - Town of Jupiter

Abacoa Town Center Subdistrict
Conceptual Review
Phase II and Phase V
July 14, 2015
Introduction:
On March 5, 2013, the Town Council approved Resolution 12-13 amending the Town
Center Subdistrict Master Site Plan. The approval included condition No. 11 which
states: “Prior to individual site plan approval for any of the three vacant parcels located
in Phase II (previous theater site) and Phase IV adjacent Avenue A (Tract TC3R-B, TC4R-B
and Parcel 1, Plat No 2), the owner shall submit an overall conceptual plan of Phase II
and Phase IV that provides active uses (theater, restaurant and/or retail on the ground
floor) which complements the stadium and hotel. The proposed plan/use in Phase II
and IV must be brought to the Town Council for a conceptual review.” Per this
condition, Aries Land Acquisitions, the Owner, hereby submits the attached Conceptual
Plan for Town Council’s review.
Location:
The referenced sites are located within the Abacoa Town Center and include the
previous theater site at the southwest corner of Avenue A and Main Street and the two
vacant parcels northeast and northwest of the corner of Avenue A and Main Street.
The three sites are referenced in the condition of approval cited above.
Request:
The Owner is requesting approval from the Town Council of the attached conceptual
site plan for the three parcels. The conceptual plan includes the following projected
uses:
Phase II: family entertainment facility preliminarily designed to include 12-movie theater
screens, 20 bowling lanes and a casual dining restaurant.
Phase IV: two 30,000sf office buildings aligned facing Main Street with an estimated 200
- 300 daytime employees.
Justification:
Since the approval of the Subdistrict Master Plan, the Owner has worked diligently to
attract new users into the Town Center. In an effort to gauge the viability of a movie
theater and interest by private companies to bring a movie complex back to Abacoa,
the Owner developed an RFP for the theater site and sent it to regional and national
theater operators to solicit proposals. In addition to this, marketing materials, signage
and brochures were developed to lure prospective office and retail tenants into the
Town Center for the vacant parcels that exist between the newly developed Allure
project and the Phase I commercial center. Through this effort and persistence two
projects have resulted and are the subject of the proposed conceptual plan, which
include the family entertainment center and the proposed Jupiter Medical Center
office building.
Abacoa Town Center Subdistrict Master Plan Conceptual Plan July 14, 2015 As stated previously, a movie theater RFP was developed and sent to solicit proposals
to develop the theater site. At the end of the day only one responded to the RFP. The
result of the response to the RFP was telling in that the Abacoa Town Center does not
warrant a large Cineplex facility based on its location and traffic counts. The
competition for theater patrons in the area is very strong and the Town Center has
limited roadway exposure, which is needed to compete in the marketplace.
Fortunately, the Frank Entertainment Companies, which is located in Jupiter, is familiar
with Abacoa and the local market and has stepped up to try and make a theater work
in the Town Center. A preliminary agreement has been reached to construct a family
entertainment facility to include movies, bowling and restaurant uses. This agreement
contemplates that Frank Entertainment will build the facility on the old theater site, next
to the Marriot Hotel, anchoring the northern end of the Town Center and bringing the
north and south site together. A site plan pre-application package has been submitted
to the Town and the developer has been working on securing his financing prior to
making a formal submittal. Although months have passed since the initial submission,
Frank Entertainment remains committed to the project and getting the theater built in
the Town Center.
In addition to the theater site, the Owner of the subject properties has been working on
other ventures with the Jupiter Medical Center. Together they have recently
completing the Margaret W. Niedland Breast Center located on Military Trail. This
relationship has been very positive for both entities and as a result provided another
opportunity to work together in developing a new 30,000 square foot office facility in
the Abacoa Town Center. Jupiter Medical Center is currently seeking to build a new
facility for their technology and administrative staff. Jupiter Medical Center has
consistently been a supporter of Roger Dean Stadium and Town Center events, so the
opportunity to locate in the Town Center is an attractive solution of JMC. The
development of the northwest corner of Phase IV across from Roger Dean Stadium
would provide JMC with visibility in the Abacoa community and also to visitors to Roger
Dean Stadium. As a office user in the Town Center, the additional 100 - 150 employees
would bring much needed daytime users to support the existing restaurants and the
projects parking lot could provide surplus parking for the stadium games at night. A
similar 30,000 square foot office building is proposed across the street from the JMC
building creating a gateway to the north end of the Town Center. Both buildings are
proposed as all office use and would provide much needed employment opportunities
in the Town Center. The new owner of the Phase I Town Center is supportive of the
office only use on the vacant Phase IV parcels. Having additional employees in the
Town Center will only help to attract new tenants into the current buildings and allow
the existing tenants to be more successful.
Conclusion:
There have been a few changes to the dynamics of the Town Center since the 2013
approval of the Subdistrict Master Plan. The Allure project is still under construction but
has been received very well in the marketplace and is leasing up as fast as they can
finish buildings. A new owner has recently closed on the commercial portion of the
Phase I property and is working hard to revitalize that portion of the Town Center into a
family destination. The Marriot Hotel is up and running and is enjoying its own success
Page 2 of 3 Abacoa Town Center Subdistrict Master Plan Conceptual Plan July 14, 2015 during spring training and holiday months. The proposed conceptual plan uses will
complement the existing Town Center without competing with it for tenants or patrons.
The movie theater/bowling complex will help to position the Abacoa Town Center as a
family friendly entertainment destination. Many Phase I modifications being studied are
proposed to include family entertainment uses such as miniature golf and a
redeveloped amphitheater green. By working together these uses, although separate
by phases, will work together to foster a sense of place. The proposed office buildings
will contribute a much needed daytime presence to help support the existing
restaurant and retail uses. Because office is a daytime use, parking for evening events
at the stadium could be accommodated close to the core of the Town Center,
providing surplus parking when residential units are occupied. The conceptual plan will
allow the development of these two projects to move forward in the approval process,
per the condition of approval in the Subdistrict Master Plan.
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