AGENDA ITEM REPORT
TITLE:
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A RESOLUTION APPROVING THE SITE PLAN REQUEST OF JAY DOUCETTE, SPRING ENGINEERING, INC., ON BEHALF OF COCONUT CREEK AUTOMOTIVE MANAGEMENT, LLC, TO REDEVELOP AN EXISTING AUTOMOBILE DEALERSHIP GENERALLY LOCATED NORTH OF SAMPLE ROAD BETWEEN NW 54 AVENUE AND BANKS ROAD, LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF. (QUASI-JUDICIAL)(PUBLIC HEARING)
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BACKGROUND:
The applicant, Jay Doucette, Spring Engineering, Inc., on behalf of Coconut Creek Automotive Management, LLC, is requesting Planned MainStreet Development District (PMDD) Site Plan approval to redevelop an existing automobile dealership located at 5201 West Sample Road (Al Hendrickson Toyota).
The property originally received Special Land Use and Site Plan approval in 1989 for the construction of the Al Hendrickson Toyota Dealership, with subsequent applications over the years, resulting in the configuration that exists today.
Concurrent with this application, and consistent with the requirements of the MainStreet Design Standards (MSDS), the applicant is proposing to rezone the property from B-4 (Regional Shopping District) to PMDD to adopt the Al Hendrickson PMDD land development regulations and to adopt a new master business list consistent with the existing and proposed uses.
Application and Site Information
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Application No.: |
PZ-24040003 |
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Applicant/Agent: |
Jay Doucette - Spring Engineering, Inc. |
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Property Owner: |
Coconut Creek Automotive Management, LLC |
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Location: |
5201 W. Sample Road |
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Folio No.: |
484218030010 |
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Abbr. Legal Description: |
COMMERCE CENTER OF COCONUT CREEK 131-30 B TRACT A LESS POR FOR R/W DESC INOR 18085/503 |
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Net Area of Property: |
12.3 +/- acres |
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Existing Use: |
Commercial/Automobile Dealership |
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Zoning: |
B-4 (Regional Shopping District) (Al Hendrickson Toyota PMDD proposed) |
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Future Land Use: |
RAC (Regional Activity Center) |
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Plat Restriction: |
487,270 square feet of commercial; 323,389 square feet of office; 199,538 square feet of industrial |
DISCUSSION:
Project Description
The existing site consists of two (2) distinct structures that include sales and showroom facilities, vehicle service and car wash facilities, three (3) inventory display areas along Sample Road, and an expansive surface parking lot with just over 900 parking spaces for customers and vehicle inventory. The total existing dealership is approximately 39,300 square feet.
The applicant proposes to redevelop the site by expanding the existing Toyota dealership from approximately 39,300 square feet to approximately 98,000 square feet of sales, showroom, and service area with an approximately 157,300 square foot parking garage and carwash/detail facility. The proposed redevelopment will utilize portions of the existing building while introducing new floor area to the site. The proposal includes a six (6)-story parking garage with rooftop parking consisting of 568 parking spaces that will be used for vehicle inventory storage.
The existing parking configuration and landscaping will be amended to accommodate the additional building footprint and bring the site further into compliance with the Land Development Code and MSDS regulations. However, the landscape plan, as designed, features a deficit of thirty-seven (37) trees required by Section 13-443(3), which requires one (1) tree for every 1,000 square feet of landscape area on the site. The landscape plan shows the use of individual palms counted as meeting one (1) required tree, but the code requires that when using palms to count toward minimum tree requirements, a minimum ratio of three (3) palms for every one (1) tree required must be provided. Based on the landscape plan submitted, the site is short thirty-seven (37) trees. However, this is a redevelopment of an existing site, and the applicant is providing adequate landscaping throughout the site as required by all of the other portions of the landscape code. With that consideration in mind, in addition to the limited space available to support that many additional trees, the applicant, as an alternative to planting these additional palms on site, may mitigate this requirement by paying approximately $800 per tree or $29,600 into the City’s Tree Preservation Trust Fund.
The uses on the property will be expanded but will not change in nature. The applicant is proposing site features that include a perimeter greenway connection along Sample Road, improvements along Banks Road, and enhanced landscape buffers along all frontages.
The featured design reflects Toyota’s current branding image, and the parking garage incorporates metal screening panels and artificial plant material to conceal parked vehicles and soften the massing of the garage façades. These treatments are intended to enhance visual quality, reduce the perceived scale of the structure, and integrate the garage, required by the MSDS, more cohesively with the overall site design.
Supporting the following Sustainable Elements:
Action 1.1: Commitment to pursue LEED v4 for New Construction Certification.
Action 1.6: Comprehensive sign that illustrates all green technology used within the Site/Building, e.g., pervious pavement, trash recycling, no smoking signs, walk off mats, EV parking/charging.
Action 2.1: The proposed Toyota Dealership development will replace the canopy removed from the building addition on site. Additional trees will be planted in the proposed landscape islands to improve tree canopy within the site.
Action 2.2: Material that has a high reflection value will be utilized for the roofs on the subject property. The roof will be a white TPO membrane roofing material with an SRI of 94, which will minimize any additional heat-island effects on the site.
Action 3.1: Electric vehicle charging stations shall be provided in the new shop and within the customer parking lot in front of and adjacent to the sales building to support alternative fuel vehicle use.
Action 5.1: During construction, the General Contractor will segregate all construction waste generated and recycle the appropriate materials. After occupancy, the applicant will continue recycling paper, metal, tires and oil. The applicant will continue to implement a recycling program in the day-to-day operation of the dealership and during construction.
Action 5.3: During construction, the General Contractor will segregate all construction waste generated, and recycle the appropriate materials. The solid waste hauler will provide recycling service during construction. Fifty to seventy-five percent (50-75%) of the construction and demolition debris will be diverted away from the landfill.
Action 6.2: There are four (4) bus stops within four (4) miles of the showroom’s main entrance. Also, a greenway trail will be provided along Sample Road to promote pedestrian and bicycle travel. The sidewalk along Sample Road is 12 feet wide. Bike racks and bike lanes are proposed as part of the site improvements to promote bicycle mobility.
Action 6.4: Twelve (12) parking spaces will be designated for EV charging and reserved for alternative fuel vehicles within customer parking areas.
Public Involvement
As part of the application review process, the applicant held a community meeting on January 20, 2026, at 6:00 p.m. at Al Hendrickson Toyota located at 5201 West Sample Road to present the project and provide an opportunity for questions or comments. The community meeting summary and presentation materials have been included in the backup for this item. No members of the public attended the meeting.
RECOMMENDATION:
Staff recommends approval of this resolution, subject to the conditions below. Staff finds that the proposed Site Plan meets the Site Plan Review criteria of the Land Development Code, the requirements of the proposed Planned MainStreet Development District for Al Hendrickson Toyota, and is consistent with the applicable goals, objectives, and policies of the City’s Comprehensive Plan.
At the March 11, 2026 Planning and Zoning Board Meeting, the Planning and Zoning Board unanimously voted to forward a recommendation of approval to the City Commission.
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. Prior to building permit issuance, the Public Art requirement shall be satisfied by providing Public Art in compliance with Section 13-143 through 13-146, with City Commission approval, or alternatively, paying into the City’s Public Art fund as provided in Section 13-144 of the City Code of Ordinances.
3. Prior to building permit issuance, the applicant shall pay to the City all outstanding landscape cost recovery fees.
4. Prior to building permit issuance, the applicant shall pay all applicable impact fees per Section 13-118 of the City’s Land Development Code.
5. The applicant shall permit the Resilient Design and Development Department to periodically inspect the artificial plant material on the garage façade to ensure the material remains in good condition and continues to maintain its intended design integrity and aesthetic value. If the Director of Resilient Design and Development determines that the artificial plant material is no longer in acceptable condition, the Director shall notify the property owner in writing of such findings, and the artificial material shall be replaced at the applicant’s expense within an agreed upon time, not to exceed three (3) months.
6. Test Drive route shall not deviate from the route as approved by the site plan application as identified on the “New Vehicle Test Drive” exhibit dated December 23, 2025.
7. Lighting fixtures located on the roof deck of the parking garage shall not extend beyond the height of the parapet wall.
8. Prior to the issuance of the Certificate of Occupancy, the kaleidoscope canopy style bus shelter shall be installed, inspected, and accepted by the City.
9. Prior to issuance of a Certificate of Occupancy for a new structure or the expansion area of an existing structure, the property owner shall construct, irrigate, and landscape the Banks Road median and enter into a Maintenance Agreement with bond with the City for a minimum of one (1) year.
10. Prior to the issuance of the Certificate of Occupancy, if the City is required to enter into or amend a Maintenance Memorandum of Agreement (MMOA) with the Florida Department of Transportation (FDOT), the applicant will enter into a reciprocal perpetual maintenance agreement with the City, where the maintenance obligation for the proposed public improvements (bus shelter, shared use pathway, trash receptacle, landscaping, etc.) along Sample Road, will be assigned to the Property Owner and their successors.
11. Prior to the issuance of the Certificate of Occupancy, the petitioner’s Traffic Engineer, KBP Consulting, Inc., shall formally apply to Broward County’s Traffic Engineering Division for a request to proceed with signal timing improvements for the Sample Road corridor, including and/or adjacent to the Sample Road intersection at NW 54 Avenue. The Site Plan’s Traffic Impact Study, prepared by KBP Consulting, Inc. and dated August 14, 2024, identified the need for signal timing adjustments to aid with or improve turning movement efficiency. To satisfy this condition, the petitioner shall provide the City’s Transportation Manager with a formal response from Broward County’s Traffic Engineering Division of the County review, and viability and conclusion of the above-mentioned signal timing and operational modifications.
12. Upon the Mainstreet at Coconut Creek project completion of the construction of the reclaimed water main along Banks Road, the property owner shall connect to this public reclaimed water supply for irrigation to abide by Chapter 62 of the FAC and Broward County Article II - Water and Sewer Connection Ordinance.
13. Prior to second reading public hearing for the rezoning, the applicant shall provide the City with a revised PMDD regulating document, revising the maximum number of display vehicles identified in the Plazas and Open Space section and shown on the Enlarged Site Plan in Exhibit C to no more than thirteen (13).
14. Loading and unloading operations will be restricted to the same business hours of operation established herein.
15. Loading vehicles shall not wait on subject property or street right-of-way prior to opening hours.
16. No outdoor loudspeakers shall be allowed on site, except in connection with a surveillance security system.
17. Hours of Operation shall be limited to the following:
Sales:
Monday - Saturday 8 a.m. to 9 p.m.
Sunday 10 a.m. to 9 p.m.
Service and Parts:
Monday - Friday 6:30 a.m. to 8 p.m.
Saturday 6:30 a.m. to 6 p.m.
Sunday 7 a.m. to 4 p.m.
18. The applicant shall plant thirty-seven (37) trees on site or pay approximately $800 per tree or $29,600 into the City’s Tree Preservation Trust Fund pursuant to the City’s Landscape Code, or a combination thereof.
19. The parking garage depicted on the approved site plan and in the PMDD is a required component of the development and shall be constructed concurrently with the dealership expansion and the dealership expansion may only receive a Certificate of Completion/Occupancy after or concurrent with the issuance of a Certificate of Occupancy for the parking garage.
20. Prior to the issuance of a building permit, the property owner shall vacate the utility easements identified in the Development Review Committee comments.
FISCAL IMPACT:
REVENUES: $ 147,117.50
EXPENDITURES: N/A
BUDGETED? N/A
NOTES: The proposed impact fees will be divided among the following accounts: Affordable Housing, 15-V32440 - $90,134.00; Law Enforcement, 36-V32410 - $34,907.00; and Fire Rescue, 36-V32411 - $22,076.50. Impact fees will be collected at the time of building permit issuance.