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 RETAIL BUILDING AND A FREESTANDING RESTAURANT, TOTALING 13,217 SQUARE FEET, WITH ANCILLARY PARKING FOR THE PROPERTY LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF, GENERALLY DESCRIBED AS BLOCK 2 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 to develop a retail building and freestanding restaurant, totaling 13,217 square feet, on Block 2 of the MainStreet at Coconut Creek Planned MainStreet Development District (MainStreet PMDD). Block 2 is generally located on the northwest 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 2 site plan, designed pursuant to the development regulations and design criteria in the approved MainStreet PMDD, is one (1) of two (2) commercial blocks in the MainStreet development.
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 property, consisting of approximately 3.67 +/- acres, is proposed for commercial development. The applicant is seeking approval to construct a 9,317 square foot, freestanding, sit-down restaurant with outdoor dining and a 3,900 square foot retail building, totaling 13,217 square feet. The proposed restaurant will be located at the northwest corner of NW 40 Street (proposed) and Lyons Road. The retail building will be located north of the restaurant along Lyons Road. Access to this Block will be along NW 40 Street and along Lyons Road.
The northern portion of the Block is located within the Florida Power and Light (FPL) east-west utility easement corridor. The applicant proposes to construct a parking lot with seventy-three (73) parking spaces to serve the commercial development on Block 2. Permanent structures that may affect the existing overhead lines, poles, and support structures are not permitted or are severely restricted within the easement pursuant to an agreement between FPL and the developer. However, as part of the overall MainStreet project and in coordination with FPL, the applicant proposes to plant as many trees, shrubs, and ground cover as possible subject to FPL approval in order to screen the parking lot and surrounding open space.
All code-required restaurant and retail parking is located on the southern portion of the Block outside of the FPL easement area. Pursuant to the City’s adopted MainStreet Design Standards and the 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 2:
Required Provided Surplus
Restaurant: 28 65 37
Retail building: 12 12 0
Surplus in
Easement area: 0 73 73
Total: 40 150 110
Pedestrian connectivity will be provided from the site into the adjacent park, the Lyons Road Greenway and the internal pedestrian and bicycle network. Architectural facades are contemporary with varying textured finishes, providing a neutral color palette, all consistent with the design standards provided in the adopted MainStreet PMDD. The restaurant will feature an architectural design unique to the future tenant of the space.
As part of all concurrent site plan applications, staff continues to review proposed roadway, sidewalk, driveways, utilities, etc., as 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 is proposing to install drainage as part of the overall development pursuant to Cocomar Water Control District and Browad County regulations. The City’s Engineering Department continues to review development applications for code compliance. The developer will be required to meet all Broward County drainage requirements as part of the final engineering review and prior to City Engineering permit issuance.
The Block 2 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.
• Construction to the standards of the Florida Green Building Coalition or other similar sustainability criteria and certification program.
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 June 12, 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. Prior to the issuance of a Certificate of Occupancy, the property owner shall provide legal documentation, which may include a cross access agreement and/or covenant, ensuring that the driveway connecting Blocks 2 and 5 shall remain open in perpetuity for vehicle traffic, which shall be reviewed and approved by the City Attorney’s Office and recorded in the public records of Broward County, Florida at the applicant’s expense. A recorded copy shall be returned to the City.
3. 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.
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: $ 30,413
EXPENDITURES: N/A
BUDGETED? N/A
NOTES: The proposed impact fees will be divided among the following accounts: Affordable Housing, 15-V32440 - $17,975; Police, 36-V32410 - $8,565; and Fire, 36-V32411 - $3,873. Impact fees will be collected at the time of building permit issuance.