AGENDA ITEM REPORT
TITLE:
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A RESOLUTION APPROVING THE SITE PLAN REQUEST OF DAVID AULD OF JOHNS FAMILY PARTNERS, LLLP TO PERMIT A MAXIMUM OF 104 SINGLE FAMILY TOWNHOMES AND VILLAS FOR THE PROPERTY LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND GENERALLY DESCRIBED AS BLOCK 1 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 requesting site plan approval to construct 104 single family townhomes and villas on Block 1 in the MainStreet at Coconut Creek Planned MainStreet Development District (MainStreet PMDD), generally located at the southwest corner of Cullum Road and Lyons Road.
The adopted MainStreet PMDD establishes uses, densities and intensities, architectural design, and development regulations (among other development standards). The site plan for Block 1 has been designed pursuant to the development regulations and design criteria in the approved MainStreet PMDD.
DISCUSSION:
The applicant proposes to develop the subject property as a for-sale residential townhome and villa development. Architectural facades are contemporary with varying textured finishes and a neutral color palette. The site plan shows an internally gated community with a private entrance on NW 48 Avenue. However, townhomes along Cullum Road and NW 48 Avenue have front doors facing these streets with rear-load driveways consistent with the MainStreet Design Standards. The pedestrian access points to proposed greenways and bike networks promote connectivity to commercial and other residential uses, transit, and area schools.
As part of the Block 1 development, the Cullum Road multi-use path and bike lane will be completed, thus improving pedestrian and bicycle connectivity. One (1) new city street, NW 48 Avenue, is proposed on the west side of Block 1 to provide internal vehicle circulation. Landscaping, lighting, benches, etc., along these roadways shall be provided per the approved MainStreet PMDD and Roadway Site Plan.
The Block 1 residential development program consists of:
1. Forty-eight (48) rear-loaded (garage at rear), two (2)-story townhomes with three (3) or four (4) bedroom models and a one (1)-car garage and driveway; and
2. Fifty-six (56) two (2)-story villas with two (2) or three (3) bedroom models, including two (2) designated surface parking spaces immediately in front of each unit.
In addition, twenty-one (21) guest parking spaces are distributed throughout the community.
Supporting the following Sustainable Elements:
• 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 2.2: Light colored roof finish to reduce heat island effect.
• 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.
• Buildings that meet standards for LEED, USGBC, or Green Globes Building Certification.
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 is included as part of the agenda backup for this application.
The applicant’s key outreach efforts 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, a master site plan, a photo gallery, a frequently asked questions section, and a contact page where the development team is available to answer questions via a Q&A portal.
• Four (4) public Neighborhood Outreach meetings, conducted in an Open House format, were held at the Residence Inn by Marriott, 5730 N State Road 7, from 5:00 to 7:00 p.m. with invitations sent to the following groups:
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, all previously-invited groups.
Site plans, renderings, and a summary of the multiple applications submitted to the City were presented at the Neighborhood Outreach meetings and residents were given an opportunity to ask questions “one-on-one” with the applicant. As of the date of preparing this staff memo, the City has received three (3) resident inquiries related to the project.
The applicant will be conducting additional public outreach this year. Those dates and times are forthcoming, and City staff will publicly share them once they are finalized by the applicant.
RECOMMENDATION:
City staff finds, subject to the conditions of approval, 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,” 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 March 13, 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. Vehicle parking is not permitted on the rear alley fire access road nor on the valley gutters along this same roadway. Townhome garages shall be used for vehicle parking only. Storage and other use of the garages shall be limited in order to preserve space for vehicles inside the garage. Prior to the issuance of a Certificate of Occupancy (C.O.), the developer shall provide to the City a copy of the draft Declaration of Restrictive Covenants, Homeowner’s Association documents, and proposed community rules to ensure that adequate rules to address this condition are included and enforceable by the association.
3. Anti-skateboard devices shall be used on proposed public park and open space amenity seating areas.
4. 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.
5. This approval is contingent on the applicant’s sale of the property closing and shall not be effective until the effective date of the MainStreet at Coconut Creek Development Agreement.
FISCAL IMPACT:
REVENUES: $84,156
EXPENDITURES: N/A
BUDGETED? N/A
NOTES: The proposed impact fees will be divided among the following accounts: Police, 36-V32410 - $29,915; and Fire, 36-V32411 - $54,241. Impact fees will be collected at the time of building permit issuance. Note: The City is currently preparing an impact fee study that may require amendments to the impact fee ordinances.