AGENDA ITEM REPORT
TITLE:
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*COCONUT CREEK MEDICAL PHARMACY: A SPECIAL LAND USE APPLICATION TO ESTABLISH A PHARMACY WITHIN AN EXISTING MEDICAL OFFICE LOCATED AT 3850 COCONUT CREEK PARKWAY. (QUASI-JUDICIAL)(PUBLIC HEARING)
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BACKGROUND:
The applicant, Juan Basto, of Coconut Creek Medical Plaza, LLC, is requesting approval for a Special Land Use to establish an approximately 510 square foot retail pharmacy within an existing medical office located at 3850 Coconut Creek Parkway. The DHG Medical Office is currently the sole tenant of the building. The adjacent tenant suite was previously occupied by a bank institution and is currently vacant.
Application and Site Information
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Application No.: |
PZ-25120006 |
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Applicant/Agent: |
Juan Basto - DHG Medical Center/Coconut Creek Medical Plaza, LLC |
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Property Owner: |
Coconut Creek Medical Plaza, LLC |
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Location: |
3850 Coconut Creek Parkway |
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Folio No.: |
484232130020 |
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Abbr. Legal Description: |
HI-RISER REALTY PLAT 87-50 B PARCEL B |
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Net Area of Property: |
1.89 +/- acres |
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Existing Use: |
Medical Office |
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Zoning: |
B-3 Community Shopping District |
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Future Land Use: |
Commercial |
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Plat Restriction: |
N/A |
DISCUSSION:
Project Description
The applicant proposes to operate a retail pharmacy located entirely within the interior of DHG Medical Center. The pharmacy is designed as a secure, counter-based dispensing facility. Access to the pharmacy is provided through the medical office’s internal circulation system, and the layout does not include a separate storefront entrance or retail-oriented configuration. The applicant has advised that interior renovations will be limited to operational setup, installation of a secure medication safe, activation of surveillance and alarm systems, and stocking of existing fixtures and shelving. Furthermore, the pharmacy will operate during the same business hours as the medical office.
Staff has determined that the proposed pharmacy is not expected to generate a significant impact on traffic or parking demand. The existing site configuration provides sufficient capacity to accommodate the minimal anticipated impacts on vehicle circulation and parking. Although neither the Land Development Code nor staff review imposes any requirements or restrictions limiting customer base, the applicant has stated that the facility is not intended to operate as a traditional walk-in retail pharmacy but is intended primarily to serve patients receiving medical care at the office, supporting continuity of care and providing convenient access to prescribed medications at the point of service.
No building additions, site modifications, or exterior improvements are proposed as part of this request. The existing building footprint, parking areas, access drives, circulation patterns, landscaping, and utility infrastructure will remain unchanged. The proposed use is not anticipated to generate additional traffic, parking demand, or impacts beyond those currently associated with the existing medical office.
Public Involvement
As part of the application review process, the applicant held a community meeting on June 8, 2026, at 3:00 p.m. at DHG Medical Center, 3850 Coconut Creek Parkway to present the project and provide an opportunity for questions or comments. The community meeting summary and presentation material has been included in the back up for this item. No members of the public attended the meeting.
Analysis and Findings
Staff has reviewed the proposed Special Land Use in accordance with the general and specific criteria outlined in Section 13-35 of the City's Land Development Code. The request has been evaluated based on its compatibility with surrounding uses, consistency with the Comprehensive Plan, and potential impacts to public infrastructure and services.
Pursuant to Section 13-35 (f) and (g) of the City's Land Development Code, the Planning and Zoning Board and City Commission must find that a Special Land Use meets general and specific standards based on competent and substantial evidence. Listed below are the standards and staff analysis as to compliance with these standards. The applicant’s response and staff’s analysis is included as a part of the backup for this item.
General Standards
1. The proposed special land use will be in harmony with nearby uses permitted under Article III of this chapter;
2. The proposed special land use will be in harmony with nearby existing uses;
3. The proposed special land use must be reasonably compatible with surrounding and adjacent uses in its function, its hours of operation, the type of amount of traffic to be generated, the building size and setbacks, and its relationships to the land values;
4. The proposed special land use will be in the best interests of the city, the convenience of the community, the public welfare, and be a substantial improvement to the property in the immediate vicinity;
5. The proposed special land use will contribute to the economic stability of the community;
6. The proposed special land use will not decrease public benefit or increase undesirable impacts other than those resulting from use of site as permitted by right under Article III of this chapter or some other special land use permitted on the site;
7. The proposed special land use will not result in more intensive development than what is approved by the land use element of the comprehensive plan;
8. The proposed special land use will be consistent with goals, objectives, and policies of the comprehensive plan.
Specific Standards for All Uses
1. The proposed use will not reduce the level of service provided on any street to a lower level than would result from a development permitted by right.
2. The proposed use will not result in significantly greater amount of through traffic on local streets than would result from a development permitted by right.
3. The proposed use will not require extension or enlargement of the throughfare system at a higher net public cost that would result from a development permitted by right.
4. The proposed use will not require enlargement or alteration of utility facilities, drainage systems, and other utility systems other than what would result from a development permitted by right.
5. The proposed use will not demand greater municipal public safety services exceeding the demand resulting from a development permitted by right.
6. If a special land use is combined with other special land uses or permitted uses on a site, the overall intensity and scale of uses on the site is appropriate given the adequacy of proposed buffers and setbacks and the land uses of surrounding properties.
RECOMMENDATION:
Based on its review, staff finds that the proposed request is consistent with the Special Land Use criteria in Section 13-35(f) and (g) of the City’s Land Development Code and with the applicable goals, objectives, and policies of the City’s Comprehensive Plan. Accordingly, staff recommends approval of the Special Land Use application.
FISCAL IMPACT: N/A