AGENDA ITEM REPORT
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AN ORDINANCE APPROVING THE SPECIAL LAND USE APPLICATION SUBMITTED BY HAMSA HAND HOLDINGS, LLC TO PERMIT A DRIVE-THRU FOR A CALI COFFEE RESTAURANT FOR THE PROPERTY GENERALLY LOCATED AT THE SOUTHWEST CORNER OF COCONUT CREEK PARKWAY AND LYONS ROAD, AS 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.
The applicant, Evan Mouhalis, Strada CC Development, LLC, on behalf of the owner, Hamsa Hand Holdings, LLC, is seeking special land use approval to permit a drive-thru at the proposed 1,500 square foot Cali Coffee restaurant to be located at the Strada Plaza, generally located at the southwest corner of Coconut Creek Parkway and Lyons Road, in accordance with Section 13-35, “Special Land Use,” of the City of Coconut Creek Land Development Code.
On February 14, 2005, the Planning and Zoning Board approved the original Strada site plan, which included seven (7) parcels for one (1), two (2), three (3), and four (4) story retail/office, medical, restaurant, bank, and hotel uses. One (1) three (3) story medical facility at 4848 Coconut Creek Parkway, Parcel C, was constructed pursuant to the original plan. The original site plan was amended on February 13, 2008, to permit a Regions Bank with drive-thru use at 4808 Coconut Creek Parkway, Parcel A, that had been previously approved for a restaurant.
For reference, parcels within the 2005 Strada site plan are identified below:
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
The overall Strada Shopping Center remains largely undeveloped. The master site plan application for the entire undeveloped portions of the Strada Shopping Center includes this Cali Coffee site and is being considered concurrently with this application. The Cali Coffee is generally proposed for the area referred to as Parcel F.
DISCUSSION:
The applicant proposes a single drive-thru lane with an additional walk-up pick-up window. Pursuant to City Code, any facility with a drive-thru requires special land use approval. Per Section 13-35, “Special Land Use,” Subsections (f), “General standards,” and (g), “Specific standards for all uses,” of the City Land Development Code, the Planning and Zoning Board and City Commission must find that a special land use meets the general and specific standards based on competent and substantial evidence. City staff finds that, subject to the conditions of approval, the applicant’s special land use request meets the general and specific standards for special land uses, as described in the staff report in the Planning and Zoning backup available online.
Public Involvement
Per Section 13-35 (c), property owners within 500 feet of the subject property were notified by mail of the special land use request and invited to attend the City Commission meeting. Two Hundred Ninety Eight (298) notices were mailed by the City on April 13, 2023. As part of the application review process and in addition to the above Code-required public notices, the applicant was required to perform community outreach in an effort to provide project information to neighboring property owners and neighborhood associations as well as hear and address concerns and issues raised through this process.
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 to the backup. To date, staff has not received any resident inquiries related to the project.
RECOMMENDATION:
City staff finds the request consistent with Section 13-35, "Special Land Use," standards of the City of Coconut Creek Land Development Code subject to the outstanding DRC comments.
The Planning and Zoning Board, at its March 8, 2023, meeting recommended approval of this application subject to the outstanding DRC comments. 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. All outstanding comments will be included in the final ordinance and must be addressed prior to the issuance of a building permit unless otherwise stated therein.
FISCAL IMPACT: N/A