AGENDA ITEM REPORT
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A RESOLUTION APPROVING THE SITE PLAN REQUEST OF LYONS ROAD GROUP, LLC FOR A 2,376 SQUARE FOOT, TACO BELL FAST FOOD RESTAURANT WITH A DRIVE-THROUGH ON THE PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF SAWGRASS BOULEVARD WEST OF LYONS ROAD AT 6061 LYONS ROAD, LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO. (QUASI-JUDICIAL)(PUBLIC HEARING)
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BACKGROUND:
The applicant, Eduardo Carcache, CKE Group Inc., as agent on behalf of the owner, Lyons Road Group, LLC, is requesting site plan approval to construct a 2,376 square foot, free-standing, Taco Bell fast food restaurant, with a dual-lane drive-through to be located at 6061 Lyons Road, generally located at the southwest corner of Sawgrass Boulevard and Lyons Road.
The City Commission approved a rezoning from O-2 (Local Office), B-3 (Community Shopping), and IO-1 (Industrial Office) to PUD/PCD (Planned Unit Development/Planned Commerce District) on May 13, 1999, for the site known as the Sawgrass Exchange PUD/PCD. The original rezoning included a Master Plan that provided for retail, commercial, and office uses (PCD) and single-family dwellings and townhomes (PUD) and established standards for development of the subject property. An amendment to the PCD was approved on February 23, 2006, revising height and parking requirements that would accommodate the El Dorado furniture store.
Since the rezoning, site plans for the Sawgrass Office Complex, Starbucks Plaza (with a drive-through), Shell Gas Station & Convenience Store, El Dorado Furniture store, and Texas Roadhouse restaurant have been approved for development consistent with the Sawgrass Exchange PUD/PCD development standards.
DISCUSSION:
The subject property is the last vacant parcel in the existing El Dorado Shopping Center. The proposed Taco Bell will be located along Lyons Road, east of the El Dorado furniture store, and north of Texas Roadhouse.
The dual drive-through lane is designed in accordance with the PCD requirements. The food pick-up window is orientated south internally to the site and away from both Sawgrass Boulevard on the north and Lyons Road on the east. The dual-lane drive-through provides 100 foot and 118 foot stacking lanes, which meet or exceed the PCD requirements (minimum requirement for each lane is 100 feet). In addition, a 17 foot-wide bypass lane will accommodate the emergency fire truck circulation. Loading is proposed on the west side of the site and is screened from all adjacent roads by the restaurant building.
The Plaza includes the El Dorado Furniture store and Tiny Blocks Preschool. The site includes bike rack parking and a pedestrian connection to the existing sidewalk on Lyons Road.
Access on Lyons Road and Sawgrass Boulevard will remain as currently constructed, and no changes are proposed to any existing internal drive aisles. Further, all required restaurant parking and drive-through stacking will be contained within the Taco Bell parcel.
The building's architecture stands out with distinct colors, finishes, and design elements that set it apart from the rest of the shopping center. The City Commission should evaluate the consistency of this architecture with that of the plaza. As typical of fast-food establishments, this building incorporates signature colors of the Taco Bell brand-purple, dark gray, and brown weathered rustic-further distinguishing it from other structures within the shopping plaza.
Hours of operation of the restaurant are Sunday through Thursday from 7:00 a.m. to 3:00 a.m. and 7:00 a.m. to 4:00 a.m. on Friday and Saturday. The proposed hours may create safety and compatibility concerns and are inconsistent with existing operations for other similar facilities in the City.
The Sawgrass Exchange PUD/PCD Development Plan provides that restaurants with drive-through uses be treated as permitted uses if they meet certain criteria established in the PUD/PCD. While the proposed use generally complies with the standards, the regulations require that the City Commission ensure safe and proper access.
Public Involvement:
Site plan applications are not subject to site posting or public notice requirements. However, the applicant invited plaza tenants and property owners within 500 feet of the shopping plaza property to attend a meeting on Thursday, February 22, 2024, at 5:00 p.m., at the Coconut Creek Recreation Complex, where the project would be presented and guests would have an opportunity to ask questions or express concerns. No one attended the meeting.
Since there were no attendees at the community outreach meeting, the applicant held a second meeting on August 15, 2024, at 6:00 p.m. at the Coconut Creek Recreation Complex. Staff will request that the applicant provide an updated community outreach summary following this meeting.
As of August 5, 2024, City staff has received one (1) public inquiry on the project.
Sustainable Elements:
As part of the site plan submittal, the applicant is proposing several sustainable elements that support the City’s Sustainability Goals. These elements will be included in the building permit submittal. Below is a brief summary of sustainable efforts being advanced by this application:
• Action 1.6 - Conspicuous display of green technology:
v Install two (2) new EV Charging Stations; and
v Solar powered bollards to illuminate sidewalk paths.
• Action 2.2: High albedo roof to reduce heat gain.
• Action 5.3: Dispose of all appropriate demolition material.
• Action 6.2: Bike rack at entrance and pedestrian connection to Lyons Road.
• Resolution 2020-063:
v Commitment to Green components for the life of the building.
v Commitment to using earth-friendly cleaning supplies.
v Commitment not to use polystyrene products.
In addition, the applicant proposes the following site design elements in support of the City’s Sustainability Goals:
• Minimize heat island effect by planting trees every seven (7) parking spaces versus every ten (10) parking spaces under the Code requirement.
• Commitment to instituting and maintaining a recycling program for the life of the building.
RECOMMENDATION:
City staff finds, subject to the conditions of approval below and the City Commission’s evaluation of the proposed use and site design, that the application complies with the Sawgrass Exchange PUD/PCD Rezoning Development Plan, the requirements of Article III, “Zoning Regulations,” of Chapter 13, “Land Development Code,” of the City of Coconut Creek Code of Ordinances and is consistent with the applicable goals, objectives, and policies of the City’s Comprehensive Plan.
The Planning and Zoning Board, at its June 12, 2024, meeting, recommended approval of this application subject to conditions. Outstanding DRC comments are included in the Planning & Zoning Board Agenda backup and are available online for your review:
1. 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.
2. Prior to the issuance of a Certificate of Occupancy, the business shall join the Coconut Creek Police Department’s Trespass Enforcement Program and post “No Trespassing” signage in accordance with the Program and Florida State Statutes.
FISCAL IMPACT:
REVENUES: $5,467
EXPENDITURES: N/A
BUDGETED? N/A
NOTES: The proposed impact fees will be divided among the following accounts: Police, 36-V32410 - $1,540; Fire, 36-V32411 - $696; and Affordable Housing, V32440 - $3,231.