AGENDA ITEM REPORT
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AN ORDINANCE APPROVING THE SITE PLAN REQUEST OF DAVID AULD OF JOHNS FAMILY PARTNERS, LLLP TO PERMIT A MAXIMUM OF 472 MULTI-FAMILY RESIDENTIAL UNITS FOR THE PROPERTIES LEGALLY DESCRIBED IN EXHIBIT “A,” AND GENERALLY DESCRIBED AS BLOCK 4 OF THE MAINSTREET @ COCONUT CREEK DEVELOPMENT. (QUASI-JUDICIAL)(SECOND READING)(SECOND PUBLIC HEARING)
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BACKGROUND:
This item was approved on First Reading at the February 22, 2024, City Commission Meeting.
The City Commission approved the MainStreet @ Coconut Creek Planned MainStreet Development District (MainStreet PMDD) zoning and DRI Amendment at their January 25, 2024, meeting. The MainStreet PMDD establishes uses, densities and intensities, architectural design, and development regulations (among other development standards) to guide development in the district.
The applicant, Scott Backman of Dunay, Miskel & Backman, LLC, on behalf of the owner, David Auld of Johns Family Partners LLLP, is requesting site plan approval to develop a multi-family project consisting of five (5), five (5)-story buildings with a total of 472 residential apartment units within the MainStreet Project Area.
DISCUSSION:
The Block 4 site plan has been designed pursuant to the development regulations and design criteria in the MainStreet PMDD. The applicant proposes to develop the approximately 11.86+/- acre site located on the north side of Sample Road and west of Lyons Road within the MainStreet Project Area. In particular, Block 4 will front two (2) new City streets proposed in the overall development plan: NW 40th Street and City Market Avenue. The applicant will construct these two (2) new streets and their streetscapes according to the MainStreet PMDD and Roadway Site Plan.
The Block 4 proposed development program consists of five (5) separate residential buildings, each at five (5) stories in height, totaling 472 residential 1, 2, 3, and 4 bedroom apartments, ranging from 676 square feet to over 1,700 square feet for larger units. The four (4) smaller buildings are proposed around the perimeter of the site with west facades facing City Market Avenue and east facades fronting along the proposed greenway between Block 4 and Block 3. The larger building at the center fronts the newly created NW 40th Street and includes a five (5) story-parking garage with 394 parking spaces to serve the development. The use of a parking garage reduces surface parking and provides for more green space. Two (2) one (1)-story parking garages are also proposed providing enclosed garage options to tenants. This larger “central” building also includes shared common areas including a pool, courtyard, dog park, game courts, and clubhouse with fitness center, lobby, and leasing office.
Architectural facades are modern with varying textured finishes and colors, and floors are articulated to eliminate tall blank walls. Three (3) gated, resident-only ingress/egress access points are proposed into and out of the development in addition to the main, gated access off NW 40th Street, for both resident and visitor access with additional parking. Additional pedestrian-only access points are located along the southern and eastern property line with access to the greenway.
Other amenities proposed include resident plazas, seating, shade structures, solar benches, pavers, lighting, landscaping, and a greenway to encourage walking or biking. The project is proposed to be constructed in one (1) phase, which is specifically outlined in the MainStreet PMDD.
Supporting the following Sustainable Elements:
• Action 1.6: Conspicuous display of green technology:
o Electric vehicle ("EV") charging stations including ADA accessible EV charging.
o Signs posted in conspicuous locations highlighting sustainable features.
o 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.
• Resolution No. 2020-063:
o Touchless water bottle filling stations in common areas to reduce single use plastic waste.
o Signs conspicuously posted to educate residents on proper disposal of home chemicals.
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 to provide project information to neighboring property owners and hear and address concerns or issues raised through this process. A Community Outreach Summary for the project was submitted and 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 Question & Answer 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 p.m. 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; and
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.
RECOMMENDATION:
City staff finds the site plan application to be in compliance with Chapter 13, “Land Development Code,” Article III, “Zoning Regulations,” Division 5, “Site Plan Review Requirements,” of the City of Coconut Creek Code of Ordinances and the MainStreet PMDD.
The Planning and Zoning Board, at its January 10, 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. Prior to the issuance of a Certificate of Occupancy, the developer shall design, construct, and receive acceptance by the City for the entire roadway segment of City Market Avenue as shown on the Roadway Site Plan. The City Market Avenue streetscape infrastructure improvements identified in the MainStreet PMDD and on the Roadway Site Plan may be reduced along the east side of the roadway segment adjacent to the Marbella development parcel provided that a minimum of a two (2)-lane roadway with the west side streetscape improvements and sidewalk, drainage, pavement, lighting, signage and pavement markings be constructed and accepted by the City.
3. Prior to the issuance of a Certificate of Occupancy, the developer shall design, construct, and receive acceptance by the Florida Department of Transportation (FDOT) for the westbound Sample Road deceleration right-turn lane onto City Market Avenue as shown on the Roadway Site Plan.
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: $289,023
EXPENDITURES: N/A
BUDGETED? N/A
NOTES: The proposed impact fees will be divided among the following accounts: Police, 36-V32410 - $100,419; and Fire, 36-V32411 - $188,604. 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.