AGENDA ITEM REPORT
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A RESOLUTION APPROVING THE SITE PLAN REQUEST OF DAVID AULD OF JOHNS FAMILY PARTNERS, LLLP TO PERMIT A MAXIMUM OF 148 TOWNHOMES FOR THE PROPERTY LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND GENERALLY DESCRIBED AS BLOCKS 5 & 6 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 requesting site plan approval to construct 148 townhomes on Blocks 5 & 6 in the MainStreet at Coconut Creek Planned MainStreet Development District (MainStreet PMDD). Blocks 5 & 6 will be located on the north side of NW 40 Street (new road) between Banks Road on the west side of Block 6 and NW 48 Avenue (new road) on the east side of Block 5.
The MainStreet PMDD received Planning and Zoning Board and City Commission approval on October 11, 2023, and January 25, 2024, respectively. The adopted MainStreet PMDD establishes uses, densities and intensities, architectural design, and development regulations (among other development standards). The site plan for Blocks 5 & 6 has been designed pursuant to the development regulations and design criteria in the approved MainStreet PMDD.
DISCUSSION:
The applicant proposes to develop the subject property as a for-sale residential townhome development. As proposed, Blocks 5 & 6 will contribute to meeting the City’s long term housing needs and recreational options for residents. This block also provides new park spaces and pedestrian and bike-friendly pathways in and around the blocks.
The residential development program consists of 84 (Block 5) and 64 (Block 6) rear-loaded (garage at rear), two-story townhomes with three (3) and four (4) bedroom models plus a one (1) car garage. In addition to the garage spaces, driveways at each townhome provide an additional 228 private driveway parking spaces and 65 on-street spaces are provided for guest and public parking. Unique to the project is the location of Building #1, which is adjacent to the commercial Block 2. This provides an opportunity for residential/commercial mixed-use unique to the City’s MainStreet Project Area.
Two (2) new streets, NW 40 Street and NW 48 Avenue, are proposed to provide internal vehicle circulation. As part of Blocks’ 5 & 6 construction, the NW 40 Street roadway, multi-use path, and bike lane will also be completed, improving pedestrian connectivity. Roadway and pedestrian improvements along NW 48 Avenue will be completed as part of Block 1 construction. Once completed, NW 48 Avenue will run along the east side of Block 5 and will connect to NW 40 Street. Roadways include bike lanes, multi-use paths, landscaping, lighting, benches, pavers, and other hardscape improvements per the approved MainStreet PMDD. Blocks 5 & 6 will have vehicular access on the north through multiple points of ingress/egress and along NW 48 Avenue.
The MainStreet Design Guidelines promote development around substantial recreational open space. How these areas relate to each other and the community is critical in ensuring walkability. Blocks 5 & 6 provide multiple pocket parks, ensuring each building is adjacent to an open green space or pedestrian area. Further, the developer proposes to construct a linear park within the FPL easement and lakes on both the north and south sides. Blocks 5 & 6 take advantage of these green areas and water views by orienting homes towards these areas and minimizing less desirable views to garages internally and away from greenways. Architecture is contemporary with a variety of finishes and prominent color palette.
Supporting the following Sustainable Elements:
• 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 2.2: Light colored roof finish to reduce heat island effect.
• 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 for plastic, glass, paper products, and cardboard.
• Action 5.3: Recycling of construction debris.
• Action 6.2: Bike racks placed at strategic locations throughout the development project.
Also incorporated into the project are sustainable elements as part of the overall larger education and sustainability plan for the MainStreet Project Area including:
• Installation of native and Florida-friendly plants to conserve water and attract native wildlife.
• Buildings that meet standards for LEED, USGBC, or Green Globes Building Certification.
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 is included as part of the agenda backup for this application.
The applicant’s key outreach efforts 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, a master site plan, a photo gallery, a frequently asked questions section, and a contact page where the development team is available to answer questions via a Q&A portal.
• Three (3) public Neighborhood Outreach meetings, conducted in an Open House format, were held at the Residence Inn by Marriott, 5730 N State Road 7, from 5:00 to 7:00 p.m. with invitations sent to the following groups:
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.
Site plans, renderings, and a summary of the multiple applications submitted to the City were presented at the Neighborhood Outreach meetings and residents were given an opportunity to ask questions “one-on-one” with the applicant. Since the date of preparing this staff memo, the City has received three (3) resident inquiries related to the project.
In 2024, the applicant will be conducting additional public outreach. Those dates and times are forthcoming, and City staff will publicly share them once they are finalized by the applicant.
RECOMMENDATION:
City staff finds, subject to the conditions of approval, that the site plan application complies with the MainStreet at Coconut Creek PMDD, the City’s Land Development Code, 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 February 14, 2024, meeting, recommended approval of this application subject to the following 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 building permit issuance or as otherwise stated therein.
2. Vehicle parking is not permitted on the rear alley fire access road nor on the valley gutters along this same roadway. Townhome garages shall be used for vehicle parking only. Storage and other use of the garages shall be limited in order to preserve space for vehicles inside the garage. Prior to the issuance of a Certificate of Occupancy (C.O.), the developer shall provide to the City a copy of the draft Declaration of Restrictive Covenants, Homeowner’s Association documents, and proposed community rules to ensure that adequate rules to address this condition are included and enforceable by the association.
3. Armrests and anti-skateboard devices shall be used on proposed park and open space amenity seating areas.
4. This approval is subject to Public School Concurrency determination and mitigation required by the Broward County School Board and pursuant to the Regional Activity Center Educational Mitigation Agreement.
5. This approval is contingent on the applicant’s sale of the property closing and shall not be effective until the effective date of the MainStreet at Coconut Creek Development Agreement.
FISCAL IMPACT:
REVENUES: $ 136,386
EXPENDITURES: N/A
BUDGETED? N/A
NOTES: The proposed impact fees will be divided among the following accounts: Police, 36-V32410 - $47,386; and Fire, 36-V32411 - $89,000. Impact fees will be collected at the time of building permit issuance. Note: The City is currently preparing an impact fee study that may require amendments to the impact fee ordinances.