AGENDA ITEM REPORT
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AN ORDINANCE APPROVING THE REZONING REQUEST MADE BY HAMSA HAND HOLDINGS, LLC TO AMEND THE EXISTING HALE PLANNED COMMERCE DISTRICT (PCD) TO REVISE DEVELOPMENT STANDARDS AND THE LIST OF PERMITTED AND SPECIAL LAND USES IN ORDER TO CONSTRUCT A GROCERY STORE, SELF-STORAGE FACILITY, AND FAST FOOD COFFEE SHOP WITH DRIVE-THRU FOR THE PROPERTY GENERALLY LOCATED AT 4808-4888 COCONUT CREEK PARKWAY, 1019 LYONS ROAD, AND 1049 LYONS ROAD, LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF. (QUASI-JUDICIAL)(SECOND READING)(SECOND PUBLIC HEARING)
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BACKGROUND:
This item was approved on First Reading at the April 27, 2023, City Commission Meeting. However, the City Commission directed the applicant to address the Commission’s concerns relating to the building color and window transparency for the proposed self-storage facility. The applicant submitted updated color renderings for the north and east facades of the Sentry Self-Storage Facility. They will present the changes they made in response to the City Commission’s comments at the May 11, 2023, Second Reading Public Hearing.
The applicant, Evan Mouhalis, Strada CC Development, LLC, on behalf of the owner, Hamsa Hand Holdings, LLC, is requesting a rezoning approval to amend the existing Hale PCD to revise development standards and the list of permitted and special uses in order to construct a grocery store, self-storage facility, and fast food coffee shop with drive-thru.
On February 2, 1998, the property owner received City Commission approval to rezone the subject property from B-3, Community Shopping, to PCD, Planned Commerce District, to be known as the Hale PCD. At the time, the subject property had an underlying land use of Commercial, which it maintains to date. Subsequent to the original rezoning, the City Commission has approved two (2) PCD amendments, but the PCD has maintained the PCD zoning designation throughout. The PCD also included hotels as a permitted use with a maximum building height of six (6) stories.
The Hale PCD is approximately 20+/- acres overall and includes the existing Walgreens Pharmacy, Dave Thomas Education Center, and Strada Development. In February 2005, a PCD amendment for the entire site and a master site plan for the Strada parcel was approved by the Planning and Zoning Board. The 2005 Strada Master Plan, approximately 7.96 acres, included multiple retail/office buildings, bank, and a limited service, four (4) story hotel. One (1) three (3) story medical facility has been constructed pursuant to the original plan. The original property owner envisioned a medical campus with multiple multi-story office buildings and thus designed the site with separate parcels around that vision and consistent with the Hale PCD development standards at the time. Each parcel was intended to be a separate building. Underground infrastructure, parking and pedestrian site amenities were built to provide for the campus design. The original site plan was amended in February 2008 to permit a Regions Bank with drive-thru use on a parcel that had been previously approved for a restaurant use. As part of the original hotel approval process, the City Commission approved a special land use application allowing a four (4) story hotel with 86 rooms.
DISCUSSION:
Generally located at the south west corner of Coconut Creek Parkway and Lyons Road, the subject property, which encompasses the same property as the 2005 amendment, consists of the Walgreens and Dave Thomas Education Center sites, as well as the following seven (7) parcels:
1. Parcel A: 4808 Coconut Creek Pkwy - Regions Bank
2. Parcel B: 4828 Coconut Creek Pkwy - Conviva Medical under construction
3. Parcel C: 4848 Coconut Creek Pkwy - Medical Office Building
4. Parcel D: 4868 Coconut Creek Pkwy - Vacant
5. Hotel: 4888 Coconut Creek Pkwy - Vacant
6. Parcel E: 1019 Lyons Road - Vacant
7. Parcel F: 1049 Lyons Road - Vacant
As currently proposed, the applicant is seeking a rezoning approval to amend the Hale PCD development standards to provide for the development of a five (5) story self-storage facility, grocery store, and fast-food coffee shop with drive-thru. The applicant also proposes to update the PCD’s list of permitted and special land uses to be consistent with the City’s Master Business List.
With the exception of the Walgreens, Regions Bank, and Conviva medical office, the balance of the site will be redesigned and infrastructure will be reconstructed as needed to provide for the new development. However, the developer does propose to maintain much of the original campus design theme. Should the rezoning be approved, new parcel lines will be re-recorded to accommodate the new development, but the site will remain subject to the Hale PCD zoning, as amended.
Concurrently with this application, the applicant is also seeking:
a. Master site plan approval for the subject property;
b. Special Land Use approval to allow a self-storage facility;
c. Special Land Use approval to allow a drive-thru at the Cali Coffee site;
d. Master Business List Land Development Code Amendment; and
e. Plat note amendment to remove the hotel use, allow a self-storage facility, and adjustment of total building square footage.
Analysis and Findings
Pursuant to Section 13-356, "Same[PCD]-Rezoning of land to PCD," subparagraph (e), "Planning and Zoning Board findings and recommendations," of the Land Development Code, states that "the Planning and Zoning Board may recommend to the City Commission that the PCD rezoning be granted as submitted, granted subject to stated stipulations and conditions, or denied. In making its findings, the City Commission shall find that the plans, maps, and documents submitted by the applicant and presented at the public hearing do or do not establish that:
1. The applicant has met the requirements of this article [Article Ill, “Zoning Regulations”]; and
2. The proposed development would or would not promote the public health, safety and welfare.
This application proposes to amend the current PCD zoning to provide revised uses and design standards specific to the project proposed by the applicant without changing the current PCD zoning designation or development regulations impacting the Walgreens or Dave Thomas Education Center. The proposed self-storage use, however, is listed as an allowable use by the City's Comprehensive plan only if it is deemed appropriate by the City. Specifically, the City's Comprehensive Plan permits the use of: "Wholesale, storage, light fabricating and warehouse uses, if deemed appropriate by the City” on commercially zoned parcels of land. It is important to note that the self-storage facility is proposed at five (5) stories in height, but the remaining buildings in the PCD cannot exceed four (4) stories. The six (6) story hotel use will no longer be permitted in the PCD.
During the development review process, the applicant presented two (2) building height scenarios. The first was a five (5) story building, which is the one shown on the site plan, with a greater setback of 50 foot from the southern property line. The second was a shorter building at four (4) stories, but with a smaller setback of 20 feet from the southern property line. In both scenarios, the other development regulations would remain constant. The applicant stated that they would seek public input and further analyze which scenario would be more appropriate for the property. Following their neighborhood outreach and public input sessions, the applicant submitted the five (5) story building height scenario. City staff finds that both of these building height scenarios would be consistent with the City's Comprehensive Plan, and they each bring forward their unique advantages relating to the setbacks and building height.
Staff notes that the public information presentation provided by the applicant contained references to both a four (4) and five (5) story building, without a clear 'Alternative A/Alternative B' distinction. While this may have been for discussion purposes, staff is concerned about the representations that may, or may not, have been implied to the residents. The applicant committed to City staff that they would clarify this discrepancy at their April 11, 2023, second public outreach meeting.
Public Involvement
Pursuant to Section 13-36(c) and Section 13-356(h), property owners within 500 feet of the subject property were notified by mail of the rezoning request and invited to attend the City Commission meeting. A notice of rezoning public hearing sign was also posted on the property 14 days prior to the City Commission meeting. Two hundred ninety-eight (298) notices were mailed by the City on April 13, 2023. To date, staff has received zero resident inquiries related to the project.
The applicant has submitted a Community Outreach Summary for this project, which is included as part of the agenda backup for this application. Key efforts resulting from their outreach included a meeting held at the Coconut Creek Community Center on January 30, 2023 from 6:00 to 8:00 p.m., which was intended to provide a forum for residents and businesses. The applicant held a second public outreach meeting on April 11, 2023. The summary from this second meeting is also included in the backup.
RECOMMENDATION:
Subject to the City Commission’s findings that the proposed self-storage business use is deemed appropriate, City staff finds that the rezoning application is consistent with the rezoning standards in Sections 13-36(e) and 13-356 and the City’s Comprehensive Plan subject to the conditions of approval.
The Planning and Zoning Board, at its March 8, 2023, meeting, recommended approval of the rezoning application subject to the conditions of approval. 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 unless otherwise stated therein.
2. The applicant shall record the Unified Control Agreement and the Access Easement Agreement as approved by the City Attorney’s Office prior to second reading of the ordinance.
FISCAL IMPACT: N/A