AGENDA ITEM REPORT
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AN ORDINANCE APPROVING THE SPECIAL LAND USE APPLICATION SUBMITTED BY 4161 HILLSBORO, LLC TO ALLOW A SELF-STORAGE FACILITY, LOCATED AT 4161 WEST HILLSBORO BOULEVARD, AS LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF. (QUASI-JUDICIAL)(SECOND PUBLIC HEARING)
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BACKGROUND:
This item was approved on First Reading at the August 25, 2022, City Commission Meeting subject to the condition that the applicant evaluate and propose alternative design scenarios including the following:
a) A design alternative with the north side of the building at two (2) stories and the south side of the building at four (4) stories.
b) A design alternative with the north side of the building at one (1) story and the south side of the building at five (5) stories.
Staff and the applicant have had meetings with the residents adjacent to the proposed project and shared renderings of both alternative design scenarios. During discussion, the residents seemed to favor scenario (b). Approval of either alternative will require modifications to the supporting documentation for the Special Land Use, consistent with the action taken.
The applicant, James Kahn of Keith and Associates, Inc., on behalf of the owner 4161 Hillsboro, LLC, is requesting a Special Land Use approval for a self-storage facility in accordance with Section 13-35, “Special Land Use,” of the City’s Land Development Code.
DISCUSSION:
As currently proposed, the applicant is seeking Special Land Use approval for a 166,604 square foot self-storage facility with recreational vehicle storage and parking to be located at the 4161 Hillsboro Boulevard site (Workingman’s Nursery). Concurrently with this application, the applicant is also seeking:
1. A rezoning (PCD amendment) approval to rezone the 4161 property to PCD and add it to the Leder Hillsboro PCD to allow for a self-storage facility;
2. Site plan approval to allow a self-storage facility; and
3. Plat note amendment to allow the proposed use as a second self-storage facility and total square footage as proposed.
Public Involvement:
Pursuant to Land Development Code Section 13-35(c), property owners within 500 feet of the subject property were notified by mail of the Special Land Use request and invited to attend the Planning and Zoning Board and City Commission meetings. One hundred and forty-seven (147) notices were mailed by the City on June 29, 2022, August 11, 2022, and October 13, 2022 respectively. To date, staff has received two (2) resident inquiries related to the project.
Analysis and Findings:
Pursuant to Land Development Code Section 13-35, “Special Land Use,” Subsections (f), “General Standards,” and (g), “Specific Standards for All Uses,” the Planning and Zoning Board and City Commission must find that a Special Land Use meets the general and specific standards based on competent and substantial evidence. City staff finds that the Special Land Use request meets the general and specific standards in Section 13-35(f) and (g) of the Land Development Code.
RECOMMENDATION:
The Planning and Zoning Board, at its July 13, 2022, meeting, recommended approval of the Special Land Use application subject to the outstanding DRC comments, which are included in the Planning & Zoning Board Agenda backup available online for review. In addition to the Planning and Zoning Board recommendation, City staff further recommends the following conditions of approval:
1. Outstanding DRC comments remain effective throughout the development review process and must be addressed prior to issuance of a building permit unless otherwise stated therein.
2. Landscaping, in addition to the approved plans, shall be provided as shown on the additional exhibit Landscape Plan Sheet LP-101, dated 08-03-2022, provided by the applicant, as follows:
a. Sabal Palms have been added to provide additional screening from the houses to the new building. The heads of the palms will grow thick quickly to provide a visual barrier while the oaks and green buttonwood fill in.
b. The proposed clusia hedge will be allowed to grow to a maximum of 8’ for additional screening and to allow the oaks and green buttonwood fill in.
c. Root barrier product will be provided along the fence line to limit the root system of the oaks and green buttonwoods from growing into the backyards of the adjacent homes.
d. All of the landscape material on the eastern property line, adjacent to the 4 homes, will be planted immediately after the drainage area has been excavated and the slopes stabilized to allow the material to get a “head start” in filling in prior to the remainder of the construction on site.
3. Hours of operation for the self-storage facility proposed at the 4161 Hillsboro parcel shall be limited to 6:00 a.m. to 10:00 p.m. daily.
4. The sidewalk pedestrian access easement identified in the PCD regulations and proposed within the landscape buffer along Hillsboro Boulevard shall be recorded in the public records of Broward County, Florida prior to the issuance of a Certificate of Occupancy for Phase III of the PCD.
5. The first Electric Vehicle Charging Station identified in the PCD shall be installed prior to the issuance of a Certificate of Occupancy, the second charging station will be installed within three (3) years of the City Commission approval of the project, and the third charging station will be installed within five (5) years of the City Commission approval of the project.
6. The applicant shall record the Unified Control Agreement and the Access Easement Agreement as approved by the City Attorney’s Office within 30 days of approval.
FISCAL IMPACT: N/A