AGENDA ITEM REPORT
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A RESOLUTION APPROVING THE “MAINSTREET AT COCONUT CREEK PLAT,” FOR THE PROPERTY LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF, BEING GENERALLY LOCATED NORTH OF SAMPLE ROAD, WEST OF LYONS ROAD, SOUTH OF WILES ROAD, AND EAST OF STATE ROAD 7/US 441, PURSUANT TO THE REQUIREMENTS OF SECTION 13-166, “FINAL PLAT ACCEPTANCE,” OF THE CITY OF COCONUT CREEK CODE OF ORDINANCES; AUTHORIZING THE APPROPRIATE CITY OFFICIALS TO TAKE ANY NECESSARY ACTIONS TO EFFECTUATE SAID APPROVAL. (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, Elster/Rocatica, LLC, and the City of Coconut Creek, is requesting approval of a 179.656+/- gross acre plat located within the City’s MainStreet Project Area. The plat is generally located north of Sample Road, west of Lyons Road, south of Wiles Road, and east of State Road 7/US 441.
The subject property shall be known in this report as the Plat. Pursuant to the requirements of the Broward County Land Development Code, Chapter 5, an approved plat, recorded in the Official Records of Broward County is required for development on a parcel of land. A favorable recommendation of approval of the MainStreet at Coconut Creek Plat by the City Commission is required for plat recordation.
Plats also formally dedicate roadways and park sites, often establishing names as part of the process. With regard to both dedicated roadways and park sites shown on the MainStreet at Coconut Creek Plat, the applicant has proposed street and park names for discussion purposes. A graphic reflecting proposed names is included as backup for this agenda item, and a discussion of this issue would be appropriate as part of the Commission’s consideration of the Plat application.
DISCUSSION:
The Plat is made up of multiple vacant parcels, spanning multiple plats previously used for agricultural purposes and other vacant sites within the boundaries of the proposed plat as follows:
a. A Local Area of Particular Concern (LAPC #35), approximately 14 acres (Wetland Preservation Land identified in the MainStreet at Coconut Creek PMDD);
b. A Portion of Lyons Commons Plat;
c. R.M. Green Corporation Plat; and
d. McJames Plat No.1.
As currently proposed, the owners are seeking plat approval to provide for the development of up to 540 townhouses; 1,820 mid-rise multi-family units with ancillary uses; 225,000 square feet of commercial uses; and 50,000 square feet of governmental use. The overall proposed development program is consistent with the approved MainStreet at Coconut Creek PMDD, the City’s MainStreet Project Area, MainStreet Design Standards, and the City’s Comprehensive Plan.
Access will be provided from Sample Road, Lyons Road, Wiles Road and State Road 7/US 441. Dedicated roadways within the Plat will connect to the overall interior and exterior roadway network, providing efficient access to each residential neighborhood and commercial site.
The Plat includes a dedicated 0.88+/- acre “Main Plaza” park site, a 2.10+/- acre City Park, and a total of 5.07+/- acres of residential and leisure parks connected by a greenway, bicycle, and pedestrian network.
With this application, the property owner has submitted a development agreement, multiple site plans, roadways plan, and parks and open space plan. All applications as referenced will require consideration and approval by the Planning and Zoning Board and City Commission.
Analysis and Findings:
For a plat to be approved by the City, it shall be prepared in accordance with Florida Statutes Chapter 177 and the City of Coconut Creek Land Development Code, Section 13-165, “Final Plat Submission,” and found to be consistent with Concurrency and Levels of Service Standards of the City of Coconut Creek Land Development Code. Below is a summary analysis of how the proposed plat complies with these requirements:
LAND USE
The Plat is located within a RAC (Regional Activity Center) land use-designated area and is subject to the uses permitted under this designation. The plat proposes up to 540 townhouse units; 1,820 mid-rise units with ancillary uses; 225,000 square feet of commercial use; and 50,000 square feet of governmental use, which are consistent with permitted uses in the RAC designation.
POTABLE WATER AND WASTEWATER
The City is subject to a large user agreement with Broward County for water and wastewater and utilizes an Equivalent Residential Unit (ERU) Factor provided by Broward County to assess adequacy of service. The plat has been reviewed by City and Broward County staff, and it has been determined that sufficient capacity exists at this time to serve the proposed development.
Further, all requirements of Broward County Environmental Protection & Growth Management Department and Cocomar Water Control District, including but not limited to permitting and licensing, shall be met for all surface water management and environmentally sensitive activities for the proposed overall development. The developer proposes to install drainage as part of the overall development pursuant to Cocomar Water Control District regulations. Lastly, the City’s Utilities and Engineering Department will continue to review each concurrent site development application to ensure all Broward County drainage requirements are met as part of the final engineering review and prior to City Engineering permit issuance.
SCHOOLS
The City administratively amended the residential unit mix in the Educational Mitigation Agreement with the Broward County School Board to incorporate the proposed mix of townhomes and mid-rise residential multi-family units proposed in the development. The developer will also be required to pay public school concurrency impact fees to the Broward County School Board to mitigate any impacts on public schools. The plat as proposed will be consistent with the requirements of the Educational Mitigation Agreement and Public School Concurrency.
PARKS
The Broward County Parks and Recreation Division has noted that the Plat contains the Cullum Road Dome, an approximately 15-acre site, listed as Local Area of Particular Concern (LAPC) site #35 and also identified in the PMDD as preservation land. An LAPC is an area designated on the Natural Resource Map Series of the Broward County Land Use Plan that has been declared to be environmentally sensitive. This portion of the site will remain as a preserve, and no development is proposed nor allowed by Broward County and the City. As part of the project, the applicant will restore and enhance the LAPC per Broward County requirements by removing the invasive material and implementing a maintenance plan.
Further, the overall development program includes a variety of public and private parks, recreational amenities, green spaces, and greenway and bicycle trail system all required by the Development of Regional Impact (DRI) and the MainStreet PMDD.
TRAFFICWAYS
The Plat was reviewed by Broward County for roadway and transit concurrency and determined to be located within the North Central Transportation Concurrency Management Area, which meets the regional transportation concurrency standards in Section 5-182.1.(a)(5)a) of the Broward County Land Development Code.
Further, the City has retained professional consultant services from Calvin, Giordano & Associates, Inc. (CGA) to complete a review of the applicant’s external and internal traffic impact studies, typical roadway sections, access management, signal warrant studies, and to provide emphasis on design criteria for multimodal safety considering vehicle capacity and site circulation, as well as off-site transportation infrastructure improvements. A Traffic Impact Analysis, dated May 12, 2023, provided by Kimley-Horn, the applicant’s traffic engineer, was reviewed by the City’s transportation planner and CGA.
As part of the concurrent site plan applications, staff continues to review proposed roadways, sidewalks, driveways, utilities, etc., as proposed by the applicant to ensure compliance with Americans with Disabilities Act (ADA) standards, the City’s Utilities and Engineering Standards Manual, and the latest edition of the Manual on Uniform Traffic Control Devices (MUTCD). Through required traffic mitigation improvements both on and off-site identified in the traffic studies and the traffic concurrency impact fees paid to Broward County, the Plat satisfies the traffic concurrency requirement.
SOLID WASTE
The Plat has been reviewed by City and Broward County staff, and it has been determined that sufficient capacity exists at this time. The proposed Plat satisfies the solid waste disposal concurrency requirement.
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.
• Four (4) 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.
4. Monday, April 15, 2024, all previously-invited groups.
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. As of the date of preparing this staff memo, the City has received three (3) resident inquiries related to the project.
The applicant will be conducting additional public outreach this year. 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 Plat 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. City staff also finds that the Plat application, subject to the conditions of approval, complies with Article II, “Subdivision Regulations,” of the City of Coconut Creek Land Development Code.
The Planning and Zoning Board, at its March 13, 2024, meeting, recommended approval of this application subject to 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. 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.
3. 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: All City and County impact fees will be, unless otherwise stated in separate agreement, paid by the applicant at the time of building permit issuance.