AGENDA ITEM REPORT
TITLE:
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A RESOLUTION APPROVING THE SITE PLAN REQUEST OF DAVID AULD OF JOHNS FAMILY PARTNERS, LLLP TO CONSTRUCT A MAXIMUM OF 172 CONDOMINIUM UNITS ON PROPERTY LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF, GENERALLY DESCRIBED AS BLOCK 15A 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 172 two (2) and three (3) bedroom condominium units on Block 15A of the MainStreet at Coconut Creek Planned MainStreet Development District (MainStreet PMDD). Block 15A is generally located at the southwest corner of the intersection of Banks Road and Wiles Road.
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 MainStreet 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 sf restaurant & 3,900 square feet retail)
• Block 3 Site Plan (8 individual commercial buildings, totaling 67,366 square feet)
• Block 4 Site Plan (472 multi-family units)
• Blocks 5 & 6 Site Plan (148 townhomes)
• Block 9 Site Plan (80 townhomes)
• Block 11 Site Plan (124 condominiums)
DISCUSSION:
The subject property consists of two (2) parcels, one owned by Johns Family Partners, LLLP and the second by the City of Coconut Creek as follows:
• Johns Family Partners LLLP - Palm Beach Farms
• City of Coconut Creek - RM Green Plat (adjacent to Wiles Road)
The subject property shall be known collectively in this report as Block 15A. The lake within Block 15A is made up of two (2) parcels. The inner lake parcel is owned by Home Depot USA, which is surrounded by the City’s portion of the lake. Since proposed lake expansion will occur at the perimeter along the City’s property, there are no impacts to the Home Depot parcel. The MainStreet PMDD Exhibit O, Master Conceptual Public Dedication Plan, depicts the proposed expanded lake and parcels within it. Block 15A has been designed pursuant to the regulations of the approved MainStreet PMDD.
At this time, a northern portion of the land within Block 15A is owned by the City of Coconut Creek, and as such, the City is a co-applicant on this application. However, under the current proposals, the City will exchange this property with other land owned by the developer to the south of this site in order to construct the Village Square, Block 12A, and Block 13, which together with Block 14 on the west side of Banks Road, will make up the City’s Civic Node within MainStreet. That land exchange will be addressed in a separate agreement and subsequently is expected to occur simultaneously with the developer’s completion of their purchase of the entire MainStreet area from Johns Family Partners, LLLP. At that time, the land within Block 15A currently owned by the City, with the exception of the lake, will be entirely owned by the developer, and the City will own the property to the south for the Civic Node.
This Block 15A development program consists of eight (8) four-story buildings with a total of 172 two (2) and three (3) bedroom, two-story and single-story condominium dwelling units. A unit type and quantity breakdown is provided below.
• Buildings 1, 2, 5, 7, and 8 - 24 units each (4 two-story / 20 single-story)
• Buildings 3 and 6 - 16 units each (4 two-story / 12 single-story)
• Building 4 - 20 units (4 two-story / 16 single-story)
The allowance of compact development combined with the proposed layout provides a vertical mix of residential product, promoting diversity in housing types, which is consistent with the adopted MainStreet PMDD and the City’s MainStreet Design Standards.
Block 15A will connect to the overall interior MainStreet roadway and greenway network, providing efficient access to other residential neighborhoods, commercial uses, City civic areas, parks, and major roads. Vehicular access for Block 15A is provided at the northwest corner near Wiles Road and along Banks Road. Parking is located throughout the site with several buildings along the perimeter to help conceal the parking from the adjacent roadways, lake, and clubhouse.
Public recreational amenities include an exercise path around the centralized lake and greenway connections along Wiles and Banks Roads to connect to the City’s proposed Civic Node and Village Square located to the south of Block 15A. These pedestrian connections also lead directly to Block 15B, which is the recreation and pool clubhouse for the for-sale units. The proposed residential project will be subject to the Educational Mitigation Agreement. The applicant is responsible for providing documentation from Broward County confirming that the student station payment was paid prior to the issuance of a building permit by the City.
Block 15A lies within the boundaries of the Cocomar Water Control District. All requirements, including but not limited to, permitting and licensing shall be met for all surface water management for the proposed development. The City’s Utilities and Engineering Department will continue to review proposed engineering plans for code compliance, and the applicant has committed to drainage design and installation consistent with Broward County, Cocomar, and City requirements as part of the final engineering review and prior to City Engineering permit issuance.
The following actions supports the City’s Sustainability goals:
• Action 1.6: Conspicuous display of green technology:
v Electric vehicle ("EV") charging stations, 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.
The overall development supports other sustainability goals, including the following:
• Minimizing light pollution;
• Construction to Florida Green Building Coalition or similar and certification program;
• Extensive open space network and trail system to connect the project to other MainStreet areas and the City, which promote walking and cycling as alternatives to vehicular travel;
• Electric vehicle recharging stations and bike racks to encourage alternative vehicle use;
• 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.
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 September 11, 2024, meeting, recommended approval of this application subject to the below listed 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 the issuance of a building permit 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. The final site plan shall be submitted to the City pursuant to Section 13-26(l)(5), “Final Documentation,” showing that side-building façades will be updated per window placement DRC comments in relation to visibility into the A/C corrals. Windows of an appropriate size and shape will be provided, but will be strategically placed to prevent direct views into the A/C corrals from inside of the residential dwelling unit, but will still allow adequate natural light to enter the residence.
4. 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: $ 95,592
EXPENDITURES: N/A
BUDGETED? N/A
NOTES: The proposed impact fees will be divided among the following accounts: Police, 36-V32410 - $33,212; Fire, 36-V32411 - $62,380. Impact fees will be collected at the time of building permit issuance.