AGENDA ITEM REPORT
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AN ORDINANCE APPROVING THE SPECIAL LAND USE APPLICATION SUBMITTED BY HAMSA HAND HOLDINGS, LLC TO ALLOW A SELF-STORAGE FACILITY, GENERALLY LOCATED AT THE SOUTHWEST CORNER OF COCONUT CREEK PARKWAY AND LYONS ROAD, AS LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF. (QUASI-JUDICIAL)(SECOND READING)(SECOND PUBLIC HEARING)
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BACKGROUND:
This item was approved on First Reading at the April 27, 2023, City Commission Meeting. However, the City Commission directed the applicant to address the Commission’s concerns relating to the building color and window transparency for the proposed self-storage facility. The applicant submitted updated color renderings for the north and east facades of the Sentry Self-Storage Facility. They will present the changes they made in response to the City Commission’s comments at the May 11, 2023, Second Reading Public Hearing.
The applicant, Evan Mouhalis, Strada CC Development, LLC, on behalf of the owner, Hamsa Hand Holdings, LLC, is seeking special land use approval to permit a 120,164 +/- square foot self-storage facility to be located in the southwest portion of the Strada Plaza, generally located at the southwest corner of Coconut Creek Parkway and Lyons Road.
On February 14, 2005, the Planning and Zoning Board approved the original Strada site plan, which included seven (7) parcels for retail/office, medical, restaurant, bank, and hotel uses. The PCD’s maximum height was four (4) stories, with the exception of hotel use at six (6) stories. One (1) three (3) story medical facility at 4848 Coconut Creek Parkway, Parcel C, was constructed pursuant to the original plan. The original site plan was amended on February 13, 2008, to permit a Regions Bank with drive-thru use at 4808 Coconut Creek Parkway, Parcel A, that had been previously approved for a restaurant.
For reference, parcels within the 2005 Strada site plan are identified below:
1. Parcel A: 4808 Coconut Creek Pkwy - Regions Bank
2. Parcel B: 4828 Coconut Creek Pkwy - Conviva Medical under construction
3. Parcel C: 4848 Coconut Creek Pkwy - Medical Office Building
4. Parcel D: 4868 Coconut Creek Pkwy - Vacant
5. Hotel: 4888 Coconut Creek Pkwy - Vacant
6. Parcel E: 1019 Lyons Road - Vacant
7. Parcel F: 1049 Lyons Road - Vacant
The overall PCD remains largely undeveloped. The master site plan application for the entire undeveloped portions of the Strada Shopping Center includes this self-storage site and is being considered concurrently with this application. The self-storage facility is generally proposed for the area referred to as the hotel parcel.
DISCUSSION:
Self-Storage Facility Building Height
During the development review process, the applicant presented two (2) building height scenarios. The first was a five (5) story building, which is the one shown on the site plan, with a greater setback of 50 foot from the southern property line. The second was a shorter building at four (4) stories, but with a smaller setback of 20 feet from the southern property line. In both scenarios, the other development regulations would remain constant. The applicant stated that they would seek public input and further analyze which scenario would be more appropriate for the property. Following their neighborhood outreach and public input sessions, the applicant submitted the five (5) story building height scenario. City staff finds that both of these building height scenarios would be consistent with the City’s Code, and they each bring forward their unique advantages relating to the setbacks and building height.
Finally, it is important to note that the public information presentation provided by the applicant contained references to both a four (4) and five (5) story building, without a clear reference to alternative A or B identification (slides 9 vs.15). The applicant committed to City staff that they would clarify this discrepancy at their April 11, 2023, second public outreach meeting.
Self-Storage Facility Building Design
During the public hearing at the Planning and Zoning Board, concerns were raised about the compatibility and consistency issues the building color and window transparency may present on the site and to adjacent properties. Pursuant to Section 13-37 of the City’s Land Development Code, building design must meet specific standards during a site plan review. Below are specific standards that relate to City staff’s concerns for the self-storage facility building design (emphasis added with an underline):
Section 13-37(c)(3) Building Design:
a. Architectural style is not restricted. Evaluation of the appearance of a project shall be based on the relationship to surroundings.
b. Buildings shall have good scale and be harmonious with permanent neighboring developments.
1. Materials shall have good architectural character and shall be selected for harmony of the building with adjoining buildings.
2. Materials shall be selected for suitability to the type of buildings and the design in which they are used. Buildings shall have the same materials, or those that are architecturally harmonious, used for all building walls and other exterior building components wholly or partly visible from public ways.
3. Materials shall be of durable quality.
4. In any design in which the structural frame is exposed to view, the structural materials shall be compatible within themselves and harmonious with their surroundings.
c. Building components, such as windows, doors, eaves, and parapets, shall have good proportions and relationships to one another.
d. Colors shall be harmonious, using only compatible accents.
Building Color
During the development review process, the applicant was asked to consider reducing the amount of red wall paint, particularly on the north and south facades. The concern is that the use of red paint over this large amount of façade area is likely to fade over time, which could be a code compliance issue, and more importantly could present a compatibility issue internal to the site and surrounding properties. A large expanse of the red color could appear garish and out of place within this area, especially with a five story building.
Window Transparency
City staff places a particular importance on the architectural façade of a self-storage facility proposed in a commercial zone to ensure harmony with buildings both internal and external to the shopping plaza. Pursuant to the City’s Comprehensive Plan, a self-storage facility land use must be “deemed appropriate” by the City Commission in order for it to be permitted in a Commercial Land Use area, such as this one, and harmony and compatibility with the surrounding area are critical components in evaluating the appropriateness of a land use to a particular area.
In a typical commercial development featuring a multi-story building, windows show internal activity that is consistent with the commercial zoning of the property. Here, however, the windows on the building façade will illuminate internal storage units painted red along the east and north facades. The internal storage units along the east façade will be visible from adjacent residential communities to the south of the property especially on the upper floors of the building. City staff would request that these windows be opaque so that there is no visibility of interior lighting and the storage units. The number of windows should remain in order for the office appearance of the building to remain. Discussion of these two (2) building design issues occurred between the Planning & Zoning Board members and the applicant. The applicant did not agree to make a change to the building façade and the Board did not include any recommendations addressing these two (2) issues. The Board ultimately approved the application.
Per Section 13-35 “Special Land Use,” Subsections (f) “General standards,” and (g) “Specific standards for all uses,” of the City Land Development Code, the Planning and Zoning Board and City Commission must find that a Special Land Use meets the general and specific standards based on competent and substantial evidence. City staff finds that, other than the two (2) building design issues and subject to the conditions of approval, the applicant’s Special Land Use request meets the general and specific standards for Special Land Uses, as described in the staff report in the Planning and Zoning backup available online.
Public Involvement
Per Section 13-35 (c), property owners within 500 feet of the subject property were notified by mail of the special land use request and invited to attend the City Commission meeting. Two Hundred Ninety Eight (298) notices were mailed by the City on April 13, 2023. As part of the application review process and in addition to the above Code-required public notices, the applicant was required to perform community outreach in an effort to provide project information to neighboring property owners and neighborhood associations, as well as hear and address concerns and issues raised through this process.
The applicant has submitted a Community Outreach Summary for this project, which is included as part of the agenda backup for this application. Key efforts resulting from their outreach included a meeting held at the Coconut Creek Community Center on January 30, 2023, from 6:00 to 8:00 p.m., which was intended to provide a forum for residents and businesses. The applicant held a second public outreach meeting on April 11, 2023. The summary from this second meeting is also included to the backup. To date, staff has not received any resident inquiries related to the project.
RECOMMENDATION:
Other than the two (2) building design issues and subject to the conditions of approval, City staff finds the request consistent with Section 13-35, "Special Land Use," standards of the City of Coconut Creek Land Development Code.
The Planning and Zoning Board, at its March 8, 2023, meeting, recommended approval of this application subject to the conditions of approval. 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. 2023-006, providing for an amendment of the Hale PCD zoning and Ordinance No. 2023-005, amending the List of Permitted and Special Land Uses for the Hale PCD in the Land Development Code.
2. Outstanding DRC comments remain effective throughout the development review process and any unaddressed comments will be incorporated as conditions of approval of the final ordinance and must be addressed prior to issuance of a building permit.
FISCAL IMPACT: N/A