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 UP TO ONE HUNDRED AND FIFTY-TWO (152) TOWNHOMES AND VILLAS ON THE PROPERTY LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF, GENERALLY DESCRIBED AS BLOCK 8 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 up to one hundred and fifty-two (152) townhomes and villas on Block 8 of the MainStreet at Coconut Creek PMDD (Mainstreet PMDD) within the City’s MainStreet Project area.
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, 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)
• Block 15A site plan (172 condominiums)
• Block 15B site plan (clubhouse and other private amenities)
• Roadways site plan (roadways, infrastructure, on-street parking and other hardscape elements)
DISCUSSION:
The applicant proposes to develop Block 8 as a for-sale residential townhome community. As proposed, Block 8 will support the City’s long-term housing needs by offering additional housing options to future residents. Block 8 will consist of one hundred and fifty-two (152) townhomes, including sixty (60) two-story units with three (3) or four (4) bedrooms and rear-loaded one-car garages, and ninety-two (92) two-story villas with two (2) or three (3) bedrooms and two (2) reserved off-street parking spaces. In total, Block 8 will provide three hundred and forty-six (346) parking spaces, as detailed below:
• 60 one-car garage spaces at townhomes (all EV-ready)
• 60 driveway spaces at townhomes
• 184 spaces in front of the villas
• 32 guest spaces
• 9 EV-ready spaces based on demand and 1 designated EV space
Pedestrian access to Block 8 will be provided via pocket parks with sidewalk connections from Banks Road to the west and City Market Avenue (new road on east). A greenway along the southern property line further enhances connectivity between these two (2) roads. Once constructed, NW 40 Street will add connectivity to the MainStreet roadway network. Block 8 includes bike lanes, a multi-use path, landscaping, lighting, paver crosswalks, and other hardscape improvements in accordance with the approved MainStreet PMDD.
As provided in the Parks and Open Space Site Plan, Block 8 will include a centrally located park with bench seating, bike racks and landscaping, visible from the main entrance. Serving as a focal point for the community, the park will also provide a key pedestrian connection to the greenway along the southern property line. Architecture features include an earth tone color palette, cement tile roofs, shutters and textured finishes, maintaining consistency with other proposed townhome Blocks and the approved MainStreet PMDD.
As a residential project, Block 8 is subject to the Educational Mitigation Agreement, requiring the applicant to provide proof that student station or school concurrency impact fees, whichever is greater, payments to Broward County have been paid prior to the issuance of a building permit by the City.
The City Utilities and Engineering Department has reviewed Block 8 for compliance with flood plain regulations, stormwater drainage system requirements, City engineering standards, Cocomar Water Control 3 District regulations, and Broward County requirements. All final engineering and infrastructure design plans will undergo a comprehensive review during the permitting process. An Engineering Permit will be issued to ensure compliance before construction begins, with inspections conducted throughout the construction process.
Vehicle Use Area (VUA) Landscape Waiver
Pursuant to Section 7.B.2.b.4 of the MainStreet at Coconut Creek PMDD, the Director of Sustainable Development granted a waiver to reduce the southern boundary vehicle use landscape buffer from eight (8) feet to five (5) feet, nine (9) inches in width due to site constraints related to a utilities and a platted flowage easement for drainage. Additionally eighteen (18) of the required twenty-three (23) trees will be relocated to the greenway along the southern boundary to enhance the screening and maintain required number of trees.
Actions supporting the following Sustainable Elements:
• Action 1.6: Conspicuous display of green technology:
Electric vehicle ("EV") charging stations, including ADA accessible EV charging and EV ready infrastructure at individual townhome garages.
Signs posted in conspicuous locations, highlighting sustainable features.
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.
• Resolution 2020-063:
Touchless water bottle filling stations in common areas to reduce single use plastic waste.
Signs conspicuously posted to educate residents on proper disposal of home chemicals.
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, provide project information to neighboring property owners, hear, and address concerns and issues raised through this process. A Community Outreach Summary for the project was submitted and is included as part of the agenda backup for this application.
The applicants key outreach efforts include:
• A dedicated website, 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.
• Six (6) 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 pm 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, 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. Tuesday, November 12, 2024, residents within 500 feet of the MainStreet @ Coconut Creek property boundary.
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. Since the date of preparing this staff memo, the City has not received additional resident inquiries related to the project.
RECOMMENDATION:
City staff finds that the Block 8 site plan application complies with the MainStreet at Coconut Creek PMDD, the City’s Land Development Code, the MainStreet Design Standards, is consistent with the applicable goals, objectives, and policies of the City’s Comprehensive Plan and complies with the site plan review requirements in Section 13-548 of the City of Coconut Creek Land Development Code.
The Planning and Zoning Board, at its February 12, 2025, 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, subject to the following conditions:
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. Private garages shall be used primarily for vehicle parking. Storage within the garage shall be limited and permitted only to the extent that it does not reduce or interfere with the ability to comply with required parking capacity. The garage must remain functional for parking the number of vehicles it was originally designed to accommodate. Except for storage as described in this condition and trash and recycling bins, conversion or use of the garage for additional living space(s), dwelling units, or other uses or purpose that prevents parking the number of required vehicles the garage was intended to park is not permitted. A restrictive covenant or HOA by-law, enforcing this requirement must be recorded in public records, subject to City approval prior to recording.
3. 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.
4. 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: $ 119,745
EXPENDITURES: $ 0
BUDGETED? N/A
NOTES: Proposed impact fees will be divided among the following accounts: Police, 36-V32410 - $41,604; and Fire, 36-V32411 - $78,141. Impact fees will be collected at the time of building permit issuance. Note: The City has updated its impact fee ordinance, which shall become effective on May 14, 2025. The impact fees listed herein reflect this code amendment.