AGENDA ITEM REPORT
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A RESOLUTION APPROVING THE SITE PLAN REQUEST OF DAVID AULD OF JOHNS FAMILY PARTNERS, LLLP TO CONSTRUCT EIGHT (8) INDIVIDUAL COMMERCIAL BUILDINGS, TOTALING 67,366 SQUARE FEET, FOR THE PROPERTY LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF, GENERALLY DESCRIBED AS BLOCK 3 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 eight (8) individual commercial buildings, totaling 67,366 square feet, on Block 3 of the MainStreet at Coconut Creek Planned MainStreet Development District (MainStreet PMDD). Block 3 is generally located on the southwest corner of NW 40 Street (proposed) and Lyons 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). The Block 3 site plan is one (1) of two (2) commercial blocks that has been designed pursuant to the development regulations and design criteria in the approved MainStreet PMDD.
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 4 Site Plan (472 multi-family units)
• Blocks 5 & 6 Site Plan (148 townhomes)
• Block 11 Site Plan (124 condominiums)
DISCUSSION:
The subject property, known as Block 3 in this report, consists of approximately 9.78 +/- acres proposed for commercial development. The applicant is seeking site plan approval to construct eight (8) retail buildings, totaling 67,366 square feet, ranging in size from 6,000 to 14,100 square feet with multiple bays to allow for a diverse mix of restaurant, neighborhood retail, personal services, and other commercial uses. Covered pedestrian plazas along each building front are connected via a pedestrian network that includes ample walkways, landscaping, lighting, benches, and wayfinding signage while providing shade and protection from inclement weather. In addition, covered patios will provide outdoor dining opportunities throughout the site with views of the park on NW 40 Street, internal plazas and the Lyons Road Greenway.
Two (2) ingress/egress access points are proposed on NW 40 Street and two (2) on Lyons Road. As restricted on the MainStreet at Coconut Creek Plat, the driveway opening onto Lyons Road between Retail Buildings G and F1 is restricted to right in and right out access only. The driveway opening between Buildings E and D is also restricted to right in and right out only. However, since there is a median opening on Lyons Road at this driveway, City staff is recommending a condition of approval to require a channelized right out driveway design to ensure that there are no northbound left turn movements from the site onto Lyons Road.
Required parking is distributed throughout the site and adjacent to each building. Pursuant to the City’s adopted MainStreet Design Standards and the approved MainStreet PMDD, commercial parking shall be provided at three (3) parking spaces for each 1,000 square feet of development.
The following table provides the required parking spaces versus provided parking spaces for Block 3:
Required Provided Surplus
Retail buildings: 196 409 213
ADA parking: 14 14 0
EV & EV-ready (10%): 20 20 0
Total: 230 443 213
Architecture is contemporary with varying textured finishes and a neutral color palette, which are consistent with the design standards provided in the adopted MainStreet PMDD. As part of all concurrent site plan applications, staff continues to review proposed roadways, sidewalks, driveways, utilities, etc., proposed by the applicant to ensure compliance with Americans with Disabilities Act (ADA) standards, the City’s Utilities and Engineering Standards Manual, and the latest edition of the Manual on Uniform Traffic Control Devices (MUTCD).
The property owner proposes to install drainage as part of the overall development pursuant to Cocomar Water Control District regulations. The City’s Engineering Department continues to review all site plan applications for compliance with the City’s Floodplain Regulations. The developer is required to meet all Broward County drainage requirements as part of the final engineering review and prior to City Engineering permit issuance.
The Block 3 project supports the following Sustainable Elements:
• Action 1.6: Conspicuous display of green technology:
v Electric vehicle ("EV") charging stations.
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.
• Connection to transit opportunities.
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.
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 July 10, 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. The driveway between Retail Building E and D shall be channelized to prevent northbound left turn movements onto Lyons Road unless the northbound left turn movement is otherwise allowed by the City and Broward County.
3. No Building Permit shall be issued for Building D until the property owner obtains Special Land Use Approval for the drive-thru establishment in Building D. Should the City Commission approve the Special Land Use and place any conditions that require changes to the site plan, those changes shall be made in accordance with the MainStreet at Coconut Creek PMDD and the City’s Land Development Code Section 13-549, “Modifications to Approved Site Plan,” as applicable. Should the City Commission deny the Special Land Use, the property owner shall amend the site plan to remove the drive-thru feature in accordance with the MainStreet PMDD and Section 13-549 of the Land Development Code.
4. Prior to the issuance of a final Certificate of Occupancy for Block 3, the developer shall design, construct, and receive acceptance by the City up to the first lift of asphalt for the purpose of fire and police vehicles for: 1) the roadway segment of NW 40 Street from Lyons Road to the Block 3 west property line; 2) the roadway segment of NW 48 Street from Cullum Road to the intersection of NW 40 Street if not already constructed as part of Blocks 1, 2, 5, or 6.
5. If, at any time following the issuance of a building permit, the property owner or a tenant uses a valet parking operation, a valet parking operation plan shall be submitted to the City for review and comment by the Traffic Management Team prior to it becoming operational. In the event the property owner or tenant wishes to cease valet service operations, the property owner or tenant shall notify the City in writing a minimum of thirty (30) days prior to ceasing valet parking operations.
6. The alternative site plan sheets 034-C-10.1, 034-C-10.2, LP-2.1 labeled as “Alternative” plans are conceptual and shall not be a part of this site plan approval.
7. 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: $182,469
EXPENDITURES: N/A
BUDGETED? N/A
NOTES: The proposed impact fees will be divided among the following accounts: Affordable Housing, 15-V32440 - $107,848; Police, 36- V32410 - $51,386; and Fire, 36-V32411 - $23,235. Impact fees will be collected at the time of building permit issuance.