AGENDA ITEM REPORT
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A RESOLUTION APPROVING THE SITE PLAN REQUEST OF DAVID AULD OF JOHNS FAMILY PARTNERS, LLLP TO CONSTRUCT A MAXIMUM OF EIGHTY (80) TWO-STORY TOWNHOMES FOR THE PROPERTY LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF, GENERALLY DESCRIBED AS BLOCK 9 OF THE MAINSTREET AT COCONUT CREEK DEVELOPMENT. (QUASI-JUDICIAL)(PUBLIC HEARING)
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BACKGROUND:
The applicant, Scott Backman of Miskel Backman LLP, on behalf of the owner, David Auld of Johns Family Partners LLLP, is seeking site plan approval for the construction of eighty (80) single family townhomes on Block 9 of the MainStreet at Coconut Creek Planned MainStreet Development District (MainStreet PMDD). Block 9 is generally located on the southwest corner of Cullum Road and NW 54 Avenue.
The MainStreet PMDD received Planning and Zoning Board approval on October 11, 2023, and City Commission approval on January 25, 2024. The PMDD established uses, densities and intensities, architectural design, and development regulations (among other development standards).
To date, the City Commission has considered and favorably recommended approval of the following development applications:
• Development of Regional Impact (DRI)
• MainStreet at Coconut Creek Plat
• MainStreet at Coconut Creek PMDD Rezoning
• Block 1 Site Plan (48 townhomes & 56 villas)
• Block 2 Site Plan (9,317 square feet restaurant & 3,900 square feet retail)
• Block 3 Site Plan (8 individual commercial buildings)
• Block 4 Site Plan (472 multi-family units)
• Blocks 5 & 6 Site Plan (148 townhomes)
• Block 11 Site Plan (124 condominiums)
DISCUSSION:
The applicant proposes to develop the subject property as a for-sale single-family residential townhome development. As proposed, Block 9 will contribute to meeting the City’s long term housing needs and recreational options for residents.
The Block 9 development program proposes a total of eighty (80) two-story townhomes, consisting of sixty-six (66) front-loaded and seventeen (17) rear-loaded (garage at rear) models with three (3) or four (4) bedrooms plus a one (1)-car garage. Private driveways at each townhome will provide an additional one hundred fifty-two (152) resident parking spaces and twenty-six (26) guest parking spaces, including one (1) EV space, will be provided throughout the site.
Though Cullum Road and NW 54 Avenue currently exist, each road will be extended west and north respectively, thereby expanding the roadway network within the MainStreet Project Area. As part of Block 9 roadway construction, the bike lane and multi-use path with landscaping, lighting, benches, paver crosswalks and other hardscape improvements as outlined in the approved MainStreet PMDD will be constructed. Block 9 will have vehicular access for residents along the east side along NW 54 Avenue.
Block 9 includes two (2) pocket parks: one (1) at the southeast corner and one (1) interior to the site along the west property line. A pedestrian greenway connection along Cullum Road will further expand the pedestrian circulation network.
Staff continues to work with the applicant to develop focal points at the southwest and southeast corners of Cullum Road and NW 54 Avenue. These very prominent corners within the MainStreet Project Area will immediately abut the City’s future Civic node and Village Green. Pedestrian plazas, public art, water, or other features to create a sense of arrival are all under consideration as potential enhancement options. Once completed, corner designs will be shown by the applicant on the Master Roadway and Parks Master Plan for future consideration by the Planning and Zoning Board and City Commission.
As a residential project, Block 9 will be subject to the Educational Mitigation Agreement. The applicant will be responsible for providing documentation from Broward County confirming that the student station payment was paid prior to the issuance of a building permit or certificate of occupancy by the City.
The City Utilities and Engineering Department has reviewed Block 9 to ensure that the preliminary utilities, flood plain regulations, and the stormwater drainage system comply with the City’s engineering standards, Cocomar Water Control District, and Broward County requirements. Additionally, all final engineering and infrastructure design plans will be reviewed again during the permitting process and issued a City Utilities and Engineering Permit to ensure compliance prior to construction and inspections.
The following actions support the City’s Sustainability goals:
• Action 1.6: Conspicuous display of green technology:
v Electric vehicle ("EV") charging station, including ADA accessible EV charging.
v Signs posted in conspicuous locations, highlighting sustainable features.
v Digital education brochures available via QR code to reduce the use of paper.
• Action 2.3: Greenway connection with high-albedo, multi-use path to promote walking and biking and minimize heat absorption.
• Action 5.1: Dedicated recycling facilities for plastic, glass, paper products, and cardboard.
• Action 5.3: Recycling of construction debris.
• Action 6.2: Bike racks placed at strategic locations throughout the development project.
Also, incorporated into the project are sustainable elements as part of the overall larger education and sustainability plan for the MainStreet Project Area including:
• Installation of native and Florida-Friendly plants to conserve water and attract native wildlife;
• Construction to meet standards of the Florida Green Building Coalition or other similar sustainability criteria and certification program;
• Extensive open space and trail system to connect Block 9 to other areas of MainStreet and the City, which will promote walking and cycling as alternatives to vehicular travel;
• Electric vehicle recharging station and bike racks to encourage the use of alternative vehicles;
• Conspicuous use of green technology; and
• Significant environmental education component.
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. 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 applicants outreach effort include:
• A dedicated website, www.mainstreetlivebetter.com <http://www.mainstreetlivebetter.com>, where historical City information and details of the proposed project are highlighted. The website includes color renderings, aerial images, master site plan, photo gallery, a frequently asked questions section and contact page where the development team is available to answer questions via a Q&A portal.
• Five (5) public Neighborhood Outreach meetings, conducted in an Open House format, have been held at the Residence Inn by Marriott, 5730 N State Road 7, as follows:
1. Monday, August 28, 2023, Evergreen Lakes and residents within 500 feet of the property.
2. Tuesday, August 29, 2023, Riviera Palms residents.
3. Wednesday, August 30, 2023, Coquina residents.
4. Monday, April 15, 2024, residents within 500 feet of the MainStreet @ Coconut Creek property boundary.
5. Wednesday, July 31, 2024, residents within 500 feet of the MainStreet @ Coconut Creek property boundary.
6. An additional meeting is tentatively scheduled for November 12, 2024.
Site plans and renderings were presented at the Neighborhood Outreach meetings and residents were given an opportunity to ask questions “one-on-one” with the applicant.
RECOMMENDATION:
City staff finds, subject to the conditions of approval below, that the site plan application complies with the MainStreet PMDD, the City’s Land Development Code including the requirements of Division 5, “Site Plan Review Requirements,” and the MainStreet Design Standards, and is consistent with the applicable goals, objectives, and policies of the City’s Comprehensive Plan.
The Planning and Zoning Board, at its August 14, 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 building permit issuance, or as otherwise stated therein.
2. This approval is subject to public school concurrency determination and mitigation required by the Broward County School Board and pursuant to the Regional Activity Center Educational Mitigation Agreement.
3. This approval shall not be effective until the applicant’s sale of the property has closed and the MainStreet at Coconut Creek Development Agreement has become effective.
FISCAL IMPACT:
REVENUES: $65,001
EXPENDITURES: N/A
BUDGETED? N/A
NOTES: The proposed impact fees will be divided among the following accounts: Police, 36- V32410 - $22,584; and Fire, 36-V32411 - $42,417. Impact fees will be collected at the time of building permit issuance.