AGENDA ITEM REPORT
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A RESOLUTION APPROVING THE SITE PLAN REQUEST OF DAVID AULD OF JOHNS FAMILY PARTNERS, LLLP TO CONSTRUCT AN 8,779 SQUARE FOOT PRIVATE CLUBHOUSE ON THE PROPERTY LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF, GENERALLY DESCRIBED AS BLOCK 15B 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 a private clubhouse on Block 15B of the MainStreet at Coconut Creek PMDD (MainStreet PMDD) within the City’s MainStreet Project area.
The MainStreet PMDD received Planning and Zoning Board approval on October 11, 2023, and City Commission approval on January 25, 2024. The MainStreet PMDD serves as a master plan and regulating document to guide proposed development within its boundaries establishing construction phasing, uses, heights, setbacks, densities and intensities, architectural design, and development regulations, including streetscape requirements, right-of-way design, and building design for both private and public recreational facilities and amenities, among other criteria.
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 sf 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)
DISCUSSION:
The Block 15B development program consists of an 8,779 square foot clubhouse with pool, cabanas with couch seating, tables and chairs for gathering, covered patio with barbeque area, and other shade structures. The clubhouse interior includes a fitness center, kids play room, movie room, bar with lounge, and party room with kitchen for private parties and other events. The Block 15B amenities will serve as private recreation for residents of the villas and townhomes on Blocks 1, 5, 6, 8 and 9, and condominium units in Blocks 11 and 15A. Block 15B is generally located northwest of the City’s proposed civic uses and public Village Square. There will be connections to the overall interior MainStreet roadway and pedestrian and greenway network, providing access to other residential blocks, commercial uses, and parks. Vehicular access for Block 15B parking will be located along the west property line off the proposed new NW 54 Terrace. Block 15B lies within the boundaries of the Cocomar Water Control District. All requirements, including but not limited to, permitting and licensing shall be met for all surface water management for the proposed development. The City’s Utilities and Engineering Department will continue to review proposed engineering plans for code compliance, and the applicant has committed to drainage design and installation consistent with Broward County, Cocomar, and City requirements as part of the final engineering review and prior to City Engineering permit issuance.
The following actions supports the City’s Sustainability goals:
• 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 2.3: Greenway connection with high-albedo, multi-use path to promote walking and biking and minimize heat absorption.
• Action 5.1: Dedicated recycling facilities.
• Action 5.3: Recycling of construction debris.
• Action 6.2: Bike racks placed at strategic locations.
The overall development supports other sustainability goals including the following:
• Minimizing light pollution;
• Construction to Florida Green Building Coalition or similar certification program;
• Extensive open space network and trail system to connect the project to other MainStreet areas and the City, which promote walking and cycling as alternatives to vehicular travel;
• Electric vehicle recharging stations and bike racks to encourage alternative vehicle use;
• Conspicuous use of green technology; and
• Significant environmental education component.
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.
An additional meeting is tentatively scheduled for November 12, 2024. 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 September 11, 2024, meeting, recommended approval of this application subject to the below 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 issuance of a building permit or as otherwise stated therein.
2. Prior to the issuance of a Certificate of Occupancy, the developer shall design, construct, and receive acceptance by the City for the entire roadway segment of NW 54 Terrace from Cullum Road to Wiles Road as shown on the Roadway Site Plan. NW 54 Terrace must be completed to the 1st lift of asphalt, pursuant to Section 2, “Project Phasing,” of the approved MainStreet PMDD.
3. 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: $3,942
EXPENDITURES: N/A
BUDGETED? N/A
NOTES: The proposed impact fees will be divided among the following accounts: Police, 36-V32410 - $1,370; Fire, 36-V32411 - $2,572. Impact fees will be collected at the time of building permit issuance.