AGENDA ITEM REPORT
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A RESOLUTION APPROVING THE SITE PLAN REQUEST OF COOLIDGE, INC. FOR THE PROPERTY GENERALLY LOCATED AT THE NORTHWEST CORNER OF ATLANTIC BOULEVARD AND LYONS ROAD, LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF. (QUASI-JUDICIAL)(PUBLIC HEARING)(TO BE CONSIDERED ON SECOND READING OF REZONING ORDINANCE NO. 2023-012)
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BACKGROUND:
At the October 26, 2023, City Commission Meeting, the rezoning agenda item associated with this site plan agenda item was approved on First Reading with additional conditions of approval proffered by the applicant and accepted by the City Commission subject to City staff evaluation and recommendation. City staff evaluated the additional conditions of approval and revised the resolution to add the new conditions of approval applicable to the site plan. City staff recommends approval of the site plan resolution, as revised.
At the July 13, 2023, City Commission Meeting, this item was tabled to a date certain of September 14, 2023. Since the July 13, 2023, City Commission Meeting, the applicant held additional community meetings to discuss the buffer wall and landscaping between the residential areas and the proposed project. These meetings were held on August 23, August 30, and September 6, 2023, which summary of these additional meetings has been added to the backup for this item. In an effort to continue public outreach, the applicant requested that first reading of this item be deferred to the October 26, 2023, City Commission Meeting.
The property owner, Coolidge Inc., is seeking site plan approval for the development of a light industrial, flex space, and warehouse project on the subject property generally located at the northwest corner of Atlantic Boulevard and Lyons Road, in the proposed Greystar Cocomar Planned Commerce District (currently the “Cocomar Plaza PCD”).
In 2008, the City Commission adopted Ordinance No. 2008-029, approving a rezoning request for Parcel “A” of the Tilinda Plat, Parcel “A” of the Coolidge Plat, and Parcel “B” of the Cocopalms Plat to Planned Commerce District (PCD) to be known at the time as the Cocomar Plaza PCD. Also in 2008, the City Commission approved a site plan consistent with the Cocomar Plaza PCD design standards and permitted uses for a 139,410 square foot Lowe’s home improvement store with a 31,659 square foot outdoor garden center; a two-story,100,780 square foot Kohl’s department store; and four (4) outparcels for future development. While the project has not been constructed, the approvals are still in effect today.
DISCUSSION:
The applicant is seeking site plan approval for the development of three (3) light industrial, flex space, and warehouse buildings on the subject property. Building A, approximately 61,065 square feet in size, is proposed on the Tilinda Plat on the west side of the property. Buildings B and C, 167,350 square feet and 155,490 square feet in size, respectively, are both proposed on the Coolidge Plat on the eastern side of the property. All three (3) structures have been oriented in a north-south configuration, providing side elevations along Atlantic Boulevard, with Building C fronting along Lyons Road.
All structures are proposed as single-story with dock high truck loading and unloading service bays along the rear of each building. The north south configuration places the truck areas for Buildings B and C facing each other, thus screening these active service areas from Lyons Road. Because Building A is located at the western-most area of the site, it is screened from Lyons Road by Buildings B and C.
A fifty (50) foot landscape buffer, drive aisle, and building foundation plantings provide approximately an eighty (80) foot setback from Building A to the north property line adjacent to the Lakewood East residential community. A fifty-five (55) foot landscape buffer along the north property line is proposed adjacent to the Cocopalms residential community. This landscape buffer plus the drive aisles and required building foundation plantings provide a 100+/- foot setback and over 150+/- foot setback for Buildings B and C, respectively from the north property line.
An eight (8) foot, meandering, multi-purpose sidewalk connection will be constructed by the developer along Atlantic Boulevard and Lyons Road. A pedestrian plaza is proposed along Lyons Road adjacent to Building C and a “solar tree” near the Lyons and Atlantic intersection supports the City’s sustainable goals. Proposed architecture includes exterior stucco finishes and materials compatible with the other existing commercial sites and residential communities in the area. Windows and doors will be located on front facades with no visibility from the proposed buildings to existing residential on the north, and refuse has also been located away from the existing residential communities.
Currently, a Local Area of Particular Concern (LAPC) exists on the property. An LAPC is an area designated by Broward County on the Natural Resource Map Series of the Broward County Land Use Plan, which has been declared to be environmentally sensitive. This portion of the site will remain as a preserve and no development is proposed, nor allowed by Broward County and the City. As part of the concurrent rezoning and site plan applications, the applicant will restore and enhance the LAPC per Broward County requirements by removing the invasive material and implementing a maintenance plan. An eight (8) foot wall is proposed along the entire north property line between the project and the residential communities. However, due to its environmental sensitivity and Broward County regulations, an eight (8) foot chain link fence in lieu of the wall is proposed along the limits of the LAPC.
Vehicular access to the site from Atlantic Boulevard and Lyons Road will be provided through existing platted openings. The Lyons Road access improvements consist of the following:
1. Construction of a restricted (with signage and pavement markings) right-in, right-out only driveway;
2. Construction of the platted 200 foot right turn lane from southbound Lyons Road into the site; and
3. Construction of a 200 foot northbound left turn lane in the existing median.
A condition of approval is proposed by staff for the applicant to coordinate the permitting and construction of the adjacent northbound Lyons Road turn lane and median improvements that impact existing landscaping, irrigation, and hardscape (paver) materials and be authorized to mobilize and proceed by the City’s Director of Public Works. Another condition of approval is proposed for the applicant to address the additional buffering or screening of the single-family homes that are situated at the southeast corner of the Coco Palms neighborhood and west of the right turn lane from southbound Lyons Road.
The Atlantic Boulevard access improvements consist of the following:
1. Construction of a full access driveway with both right and left turn movements out of the site;
2. Construction of a 200 foot right turn lane from westbound Atlantic into the site; and
3. Construction of a 200 foot left turn lane from eastbound Atlantic into the site.
Further, the applicant will be replacing the existing guard rail along Atlantic Boulevard and interior to the site with a decorative concrete bollard in lieu of the typical guard rail design. Lastly, the proposed development does not include the Luland Plat in the City of Margate, immediately west of the subject site, and no access is proposed from, or onto, Banks Road.
The applicant is concurrently seeking rezoning approval for the existing Cocomar Plaza PCD to be renamed as the Greystar Cocomar PCD, to amend existing development standards and permitted uses to construct a light industrial, flex space, and warehouse development.
Supporting the following Sustainable Elements:
• Action 1.6: Conspicuous displays of green technology including Electric Vehicle (EV) charging stations, solar powered pathway lighting, and solar array to light the monument sign.
• Action 2.1: Landscape plan proposes over 56% tree canopy coverage and LAPC.
• Action 2.3: Sidewalk connections.
• Action 5.3: Recycling of up to 75% construction debris, including metals, aluminum, wood, gypsum, concrete, and masonry.
• Action 6.2: A total of 48 bike spaces to be installed on site.
• Action 6.4: Three (3) EV charging stations proposed.
• Resolution 2020-063: Water bottle refill stations to be provided.
• Commitment to providing green event checklists to all tenants.
• Commitment to green cleaning practices and encouraging tenants to follow.
Public Involvement:
As part of the application review process, the applicant was required to perform community outreach and provide project information to neighboring property owners and hear and address concerns and issues raised through this process. Greystar representatives facilitated the public outreach meetings, and a Community Outreach Summary for the project was submitted, which is included as part of the agenda backup for this application. Key efforts resulting from the outreach effort included multiple meetings held at the City Community Center Auditorium at 1100 Lyons Road, on September 19, 2022, at 5:00 p.m. and 7:00 p.m., and then more recent meetings, on May 2, 2023, at 6:00 p.m. and May 3, 2023, at 6:00 p.m. Staff received thirty-seven (37) comments related to the project for the Planning and Zoning Board hearing held on April 12, 2023, which are provided in the backup minutes attachment for review. To date, staff has received forty-six (46) comments related to the project since the Planning and Zoning Board hearing, which are also provided in the backup materials for review.
RECOMMENDATION:
City staff finds the site plan application to be in compliance with Chapter 13, “Land Development Code,” Article III, “Zoning Regulations,” Division 5, “Site Plan Review Requirements,” of the City of Coconut Creek Code of Ordinances and with the Greystar Cocomar PCD zoning regulations.
The Planning and Zoning Board, at its April 12, 2023, meeting, recommended approval of the site plan application subject to the conditions of approval recommended by City staff and added one (1) additional condition in their motion for the site plan request. The Board recommended that “the City Commission evaluate the north end building heights and consider a step down in height near the residential neighborhood.”
Outstanding DRC comments are included in the Planning & Zoning Board Agenda backup and are available online for your review:
1. Approval by the City Commission of Ordinance No. 2023-012, adopting the “Greystar Cocomar PCD” zoning and Ordinance No. 2023-013, amending the List of Permitted and Special Land Uses for the Greystar Cocomar PCD in the Land Development Code.
2. Outstanding DRC comments remain effective throughout the development review process and must be addressed prior to issuance of a building permit unless otherwise stated therein.
3. Prior to the issuance of a principal building permit, the property owner shall coordinate the permitting and construction of the adjacent northbound Lyons Road turn lane and median improvements that impact existing landscaping, irrigation, and hardscape (paver) materials and be authorized to mobilize and proceed by the City’s Public Works Director.
4. Prior to the second reading public hearing of the rezoning request, the applicant shall record in the public records of Broward County in a form acceptable to the City Attorney’s Office, the Declaration in Lieu of Unity of Title and Cross Access Easement(s).
5. Prior to the issuance of a principal building permit, the applicant shall coordinate with the City to provide revised plans and documents to City staff for review and recommendation, showing additional buffering or screening of the single-family homes that are situated at the southeast corner of the Coco Palms neighborhood, west of the right turn lane from southbound Lyons Road. Adjustments to the landscape plan shall be reviewed administratively by the City to ensure compliance with the City’s Landscape Code. The location of landscaping improvements within the Coco Palms landscape easement to meet this condition shall be coordinated with the Coco Palms Homeowners’ Association and relies upon cooperation between the developer and the Homeowners Association.
FISCAL IMPACT:
REVENUES: $ 604,263
EXPENDITURES: N/A
BUDGETED? N/A
NOTES: The impact fees will be divided among the following accounts: Affordable Housing, 15-V32440 - $142,044; Police, 36-V32410 - $349,736; and Fire, 36-V32411 - $112,483.