AGENDA ITEM REPORT
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AN ORDINANCE ADOPTING THE “VINKEMULDER NEIGHBORHOOD MASTER PLAN” PREPARED BY BERMELLO AJAMIL; AMENDING THE CITY’S CODE OF ORDINANCES, BY AMENDING CHAPTER 13, “LAND DEVELOPMENT CODE,” ARTICLE III, “ZONING REGULATIONS,” DIVISION 1, “GENERALLY,” SECTION 13-295, “DEFINITIONS,” PROVIDING FOR NEW DEFINITIONS, AND DIVISION 2, “ZONING CLASSIFICATIONS AND GENERAL REQUIREMENTS,” SECTION 13-319, “ZONING OVERLAY AREAS,” BY ENACTING SUBSECTION 13-319(c)(4), “VINKEMULDER EQUESTRIAN NEIGHBORHOOD OVERLAY AREA,” ADOPTING A ZONING OVERLAY AREA FOR THE AREA GENERALLY LOCATED SOUTH OF WILES ROAD, WEST OF TRADEWINDS PARK, NORTH OF THE FLORIDA POWER AND LIGHT EASEMENT, AND EAST OF LYONS ROAD, AND EXCLUDING THE SAN MELLINA AND COQUINA SUBDIVISIONS, AND IMPLEMENTING THE STANDARDS AND POLICIES THAT GUIDE DEVELOPMENT WITHIN THE PROPERTY LEGALLY DESCRIBED IN THE ENACTING LANGUAGE. (QUASI-JUDICIAL)(FIRST READING)(FIRST PUBLIC HEARING)
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BACKGROUND:
In 2023, the City Commission directed City staff to initiate a study of the Vinkemulder neighborhood to address the unique rural and equestrian character of the neighborhood amidst increasing development pressures. The City utilized the expertise and services of one of the City’s architecture, landscape design, and urban planning consultants, Josh Rak, from Bermello Ajamil.
The neighborhood master planning process, which included two (2) community meetings, examined issues such as traffic management, equestrian amenities, neighborhood identity, infrastructure, and natural features. The master plan also involved a review of the zoning regulations for the neighborhood.
Observations indicated a need for improved safety and connectivity, particularly to safely accommodate a mix of equestrians, vehicles, and pedestrians. The master plan also identified opportunities for enhancing the neighborhood’s character with a tailored zoning overlay area that reflects community values. The plan proposes actions like passive traffic calming, improved trail networks, creation of an overlay district to maintain rural character, and infrastructure updates to support the unique equestrian identity of the Vinkemulder neighborhood.
During this process, Senate Bill 180 (SB 180) was signed into law by the Governor in June 2025, which significantly limits the authority of local governments to adopt land development regulations that are more restrictive than those already in place. The legislation applies retroactively to August 1, 2024, and prohibits any county or municipality located in a federally-declared disaster area or entirely or partially within 100 miles of a hurricane’s track from adopting or enforcing restrictive land development regulations. Broward County, including the City of Coconut Creek, was designated for Public Assistance under the federal disaster declaration for Hurricane Milton.
As a result, the proposed overlay ordinance was substantially revised to ensure compliance with the Land Development Regulation preemptions in SB 180. All previously proposed limitations or conditions that could be interpreted as more restrictive than the base A-1 (Agricultural), RS-1 (Residential Single-family Detached), PUD (Planned Unit Development), or P (Parks and Recreation) zoning districts have been removed. The revised overlay now serves only as a supplementary planning framework that reinforces the community’s identity while deferring all land use, development rights, and regulatory standards to the existing underlying zoning and adopted Land Development Code.
DISCUSSION:
Based on the findings of the neighborhood study and to comply with new state legislation, staff recommends adoption of this ordinance to:
1. Adopt the Vinkemulder Neighborhood Master Plan;
2. Amend Section 13-319, “Zoning Overlay Areas,” of the City’s Land Development Code to create the “Vinkemulder Equestrian Neighborhood Overlay Area;” and
3. Approve a zoning map amendment (rezoning) to delineate the boundaries of the overlay area without changing the underlying zoning designations or permitted uses.
Vinkemulder Neighborhood Master Plan
The Master Plan is a planning initiative by the City with input from the neighborhood stakeholders to preserve the area's unique equestrian and rural character while addressing modern development challenges. The plan incorporates community feedback to enhance safety, infrastructure, and neighborhood identity, ensuring a balanced approach to future growth.
Key Objectives:
• Preservation: Safeguard the neighborhood's equestrian and agricultural heritage.
• Enhancements: Improve traffic management, connectivity, and safety for pedestrians and horseback riders.
• Community Identity: Strengthen the neighborhood's distinct character.
• Sustainability: Promote environmentally responsible practices and sustainable development.
• Community Engagement: Two (2) workshops held in November 2023, and March 2024, gathered input from residents, stakeholders, and officials. Discussions emphasized traffic safety, equestrian amenities, and environmental preservation.
Recommendations:
1. Traffic Management: Implement passive and active traffic calming measures, including enhanced crosswalks, landscaping, and equestrian signage.
2. Equestrian Amenities: Upgrade trails with horse-friendly materials, add equestrian signage, and improve lighting for rider safety.
3. Zoning Overlay: Introduce an equestrian-focused zoning overlay to incorporate by reference the Master Plan into the City’s Land Development Code.
4. City-Owned Properties: Utilize central parcels for passive equestrian activities while maintaining their rural character.
5. Connectivity Improvements: Enhance trail networks linking the neighborhood with Tradewinds Park and other open spaces.
6. Environmental Focus: Address invasive species and encourage native landscaping.
Vinkemulder Equestrian Neighborhood Overlay Area
Pursuant to Sec. 13-319(b), Zoning Overlay Areas shall be designated on the zoning map through the rezoning process outlined in Sec. 13-36 of the Land Development Code. The intent of a zoning overlay area is to note a specific area of the City where circumstances or conditions of location, use or special interest require unique or enhanced land development standards to promote the orderly development, redevelopment and use of the area. Overlay areas may be used to implement goals, objectives, and policies of the Comprehensive Plan or studies. Overlay areas do not change the effective land use plan or map or the existing zoning district and may be shown on the official zoning map. However, land development regulations may be modified or special conditions of approval may be included within the area to further the special intent of the overlay area.
The proposed Vinkemulder Equestrian Neighborhood Overlay Area aims to preserve and enhance the unique rural and equestrian character of the Vinkemulder Neighborhood. As part of the City’s ongoing efforts to balance development with community values, this overlay district was designed in response to the community’s desire to maintain their neighborhood’s equestrian amenities, natural environment, and low-density residential character.
Applicability:
The overlay regulations apply to all properties within the boundaries of the Vinkemulder Equestrian Neighborhood Overlay Area, as identified on the zoning map. It is important to note that this overlay does not change the underlying zoning district designations of A-1 (Agricultural), RS-1, (Residential Single-family Detached), P (Parks and Recreation), or PUD (Planned Unit Development), for the Banyan Trails Planned Unit Development. More importantly, this overlay is intended to preserve and reinforce the existing development pattern and character of the area and does not impose more restrictive or burdensome standards than those already provided in the City’s Land Development Code or the underlying zoning districts.
To summarize, the revised overlay ordinance:
• Does not modify permitted uses in the A-1, RS-1, PUD, or P zoning districts.
• Does not impose additional regulatory requirements for development approvals.
• Does not establish new restrictions on agricultural or residential operations, land uses, or structures.
• It does incorporate by reference the adopted Vinkemulder Neighborhood Master Plan for planning and neighborhood improvement projects.
• It does add new definitions to the City’s Land Development Code.
The overlay’s purpose is to articulate a community-driven vision while preserving the existing development framework.
Zoning Map Amendment (Rezoning)
Pursuant to Sec. 13-36(c) of the Land Development Code, the Planning and Zoning Board and City Commission shall consider certain standards when reviewing the proposed rezoning. For reference, the rezoning justification statement backup includes a response to each rezoning standard, demonstrating consistency with and compliance to each standard. The overlay boundary will be reflected on the City’s official zoning map.
Public Involvement:
Two (2) Public Stakeholder meetings were held at City Hall, City Commission Chambers, from 6:00 p.m. to 8:00 p.m. as follows:
1. Workshop #1, Tuesday, November 14, 2023.
2. Workshop #2, Wednesday, March 6, 2024.
In addition, the Planning and Zoning Board conducted two (2) public hearings as follows:
1. Wednesday, December 11, 2024.
2. Wednesday, February 12, 2025.
Pursuant to Section 13-27, Application Notices, all property owners within the overlay area and within a distance of 700 feet surrounding the overlay area boundaries were notified by mail of the City Commission public hearing. Four (4) public hearing notice signs were also posted in the neighborhood fourteen (14) days prior to the City Commission meeting.
RECOMMENDATION:
Staff recommends approval of the ordinance, adoption of the Vinkemulder Neighborhood Master Plan, and amendment of the City’s zoning code and zoning map to create the overlay area.
FISCAL IMPACT: N/A