AGENDA ITEM REPORT
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A RESOLUTION APPROVING THE SITE PLAN REQUEST OF HILLSBORO MARKETPLACE INVESTMENTS, LLC FOR THE PROPERTY GENERALLY LOCATED AT THE NORTHEAST CORNER OF HILLSBORO BOULEVARD AND LYONS ROAD WITHIN THE HILLSBORO MARKETPLACE PLAZA (WEST OUTPARCEL), LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF. (QUASI-JUDICIAL)(PUBLIC HEARING)
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BACKGROUND:
The applicant, Hillsboro Marketplace Investments, LLC, is seeking site plan approval for the development of a Cali Coffee fast-food restaurant with drive-thru and outdoor dining on the west outparcel of the Hillsboro Marketplace Plaza, generally located at the northeast corner of Hillsboro Boulevard and Lyons Road within the Hillsboro Marketplace Plaza.
On August 7, 1996, the City Commission approved the original Hillsboro Marketplace rezoning from B-3 (Community Shopping District) to PCD (Marketplace at Hillsboro Planned Commerce District). Site plans for the Main Retail Plaza, Tire Center, Walgreens, and Burger King have been approved by the Planning and Zoning Board since the original rezoning. Two (2) vacant outparcels remain within the PCD.
The applicant is in the process of rezoning the main plaza, this subject parcel, the Tire Center, and the vacant West parcel, all under the same ownership, to PCD (Marketplace at Hillsboro II Planned Commerce District), to adopt new development standards and an updated list of permitted and special land uses.
DISCUSSION:
In addition to this site plan application, a special land use application to allow for the coffee shop drive-thru, is also under consideration. The proposed Cali Coffee building footprint and site design, including drive-thru, is similar in size and scale to other outparcel uses within the plaza. The applicant proposes a single drive-thru lane that wraps around the rear and side of the restaurant with a food pick-up window facing north towards the Tire Center and away from Lyons Road. A walk-up order/pick-up window is located on the south, adjacent to a paved pedestrian area. Architecture for Cali Coffee is compatible with other structures at the plaza and proposed plaza renovations, such as storefronts, stucco exteriors, and color palettes. Cali Coffee proposes a shaded outdoor area with waste receptacles, tables, and chairs for outdoor dining. No indoor seating is proposed. Though the Hillsboro Marketplace II PCD provides for shared parking, the subject property provides all required parking within the parcel. No modifications to existing drive aisles or access from Lyons Road or Hillsboro Boulevard are proposed or necessary.
PUBLIC INVOLVEMENT:
As part of the application review process, the applicant was required to perform community outreach in an effort to provide project information to neighboring property owners and hear and address concerns and issues raised through this process. The applicant has submitted information related to that effort, which is included as part of the agenda backup for this application. Key efforts resulting from their outreach included a meeting held at the plaza on November 19, 2020, from 6 p.m. to 8 p.m., which was intended to provide a forum for residents but was open to the public.
To date, staff has received one (1) resident inquiry related to the project.
GREEN AND SUSTAINABLE COMPONENTS:
• Supports Action 2.3 -Sidewalk greenway connections.
• Supports Action 5.3 - Recycling of C&D debris.
• Supports Action 6.2 - Bike racks proposed adjacent to outdoor dining.
• Supports Action 6.4 - Two EV parking spaces with charging stations proposed.
• Supports Resolution 2020-063: Water bottle refill stations to be considered.
• Supports Resolution 2020-063: Owner to encourage the use of a green checklist for all businesses in the Plaza.
RECOMMENDATION:
City staff finds the proposed site plan, subject to conditions listed below, to be in compliance with Section 13-548, “Required form and information on site plan,” of the City of Coconut Creek Land Development Code, and recommends approval.
The Planning and Zoning Board, at its August 11, 2021, meeting, recommended approval of this application. Outstanding DRC comments are included in the Planning & Zoning Board Agenda backup and are available online for your review.
In addition to the Planning and Zoning Board recommendation, 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 the issuance of a building permit.
2. Tree Removal Permit(s) must be obtained by the applicant prior to any tree removal.
3. No tree removal may occur until the completion of façade improvements identified in Phase 4 as shown in the Proposed Master Site Phasing Plan Sheet 032-SP-3, dated April 14, 2021.
4. The approval of this site plan is contingent on the approval of the Planned Commerce District rezoning and abandonment of the utility easements.
FISCAL IMPACT:
REVENUES: $4,371
EXPENDITURES: N/A
BUDGETED? Yes
NOTES: The impact fees will be divided among the following accounts: Affordable Housing, 15-V32440-$2,584; Police, 36-V32410-$1,231; and Fire 36-V32411-$556.