AGENDA ITEM REPORT
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A RESOLUTION APPROVING THE SITE PLAN REQUEST SUBMITTED BY 4161 HILLSBORO, LLC FOR THE PROPERTY LOCATED AT 4161 HILLSBORO BOULEVARD LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF. (PUBLIC HEARING)
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BACKGROUND:
This item was originally approved at the August 25, 2022, City Commission Meeting. Due to the nature of the approvals (on First Reading) for the rezoning and special land use, the site plan approval should have been delayed. As a result, the resolution approving the site plan was rescinded at the September 8, 2022, City Commission Meeting. This item is once again presented to the City Commission for final approval. The resolution, as well as the site plan and supporting documentation, will require modifications, consistent with the actions taken on the rezoning and special land use items.
The subject property is located at 4161 Hillsboro Boulevard, generally on the north side of Hillsboro Boulevard, east of Lyons Road and west of the Florida Turnpike. The site, approximately 2.915 total gross acres, is Parcel A of the Workingman’s Nursey Plat.
For reference, the current property owner also owns the two (2) adjacent sites to the west at 4171 and 4181/4191 Hillsboro Boulevard, collectively known as the Leder Hillsboro PCD.
On January 9, 1997, the current property owner received City Commission approval to rezone 4181 (which at the time, included the land that now includes 4191) and 4171 from A-1 (Agricultural) to B-3 (Community Shopping). On December 14, 2017, the City Commission approved a second rezoning request by the same property owner from the previously approved B-3 zoning designation in 1997, to PCD (Planned Commerce District). The property owner has since received several site plan approvals for the construction of the Extra-Space Self-Storage and Pet Paradise. All facilities have been constructed and are currently open for business.
Concurrently with this application, the applicant is also seeking:
1. Rezoning and the allocation of 2.915 commercial flexibility acreage approval for the subject property (4161) from CF to PCD to allow a self-storage facility and include the property in the Leder Hillsboro PCD, which includes the 4181/4191 and 4171 Hillsboro Boulevard sites;
2. Special Land Use approval to allow a self-storage facility on the 4161 parcel; and
3. Plat note amendment to allow this proposed facility as a second self-storage facility and adjustment of the total building square footage as proposed.
Should the rezoning noted above be approved, all four (4) parcels referenced (4161, 4171, and 4181/4191) will collectively be known as the Leder Hillsboro PCD.
DISCUSSION:
As currently proposed, the applicant is seeking site plan approval to construct a self-storage facility on the subject property with approximately 163,054 square feet of indoor storage space. The building height is predominately four (4) stories mostly in the front half of the property, but out of respect to abutting residential compatibility, the building height lowers to three (3) stories in the rear portion of the building. Two (2) separate covered loading and unloading areas will provide up to six spaces for moving-type vehicles. The facility includes security gates with restricted access and four-sided architecture. The exterior finishes proposed are compatible with other existing structures within the campus and in compliance with standards established in the Leder Hillsboro PCD. The facility includes ground-floor roof covered, outdoor recreational vehicle parking for five (5) to six (6) vehicles at the rear of the building.
While four (4) single family homes within the adjacent Crescent Creek neighborhood abut the subject property, the self-storage building has been located at the westernmost part of the site and away from the adjacent residential community. Landscape buffers along the north and east will be installed consistent with existing Leder Hillsboro PCD standards. The required roadway landscape buffer and trail-way on Hillsboro Boulevard includes pedestrian amenities, a meandering 10 foot sidewalk, landscaping, and signage in support of the City's Hillsboro Boulevard Corridor Vision, and will be constructed and connected to the existing greenway on the adjacent site.
Overall, all parcels and existing structures within the site are designed as one (1) connected campus. A recorded cross-access easement will provide connectivity between all the Leder Hillsboro PCD sites, and the two (2) existing ingress/egress drives onto Hillsboro Boulevard will remain as currently constructed.
Green and Sustainable Components
• Supports Action 2.2: High reflective TPO roof proposed.
• Supports Action 2.3: Sidewalk greenway connections.
• Supports Action 5.1: Recycling containers within facility provided.
• Supports Action 5.3: Recycling of construction debris.
• Supports Action 6.2: Bike racks to be installed on site.
• Supports Action 6.4: Three (3) EV charging stations (6 spaces) proposed.
• Supports Resolution 2020-063: Water bottle refill stations to be provided.
• Supports Resolution 2020-063: Commit to use of Eco-Friendly cleaning products.
• Supports Resolution 2020-063: Develop checklist to ensure sustainable event planning.
The applicant agrees to maintain green components for the life of the project.
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. The applicant 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 4191 West Hillsboro Boulevard on May 16, 2022, at 6:00 p.m., which was intended to provide a forum for residents and businesses but was open to the public. To date, staff has received two (2) resident inquiries related to the project.
RECOMMENDATION:
City staff finds the proposed site plan, subject to conditions listed below, to be in compliance with Section 13-548, “Required form and information on site plan” of the City Land Development Code, and recommends approval.
The Planning and Zoning Board, at its July 13, 2022, meeting, recommended approval of this application subject to outstanding DRC comments, which are included in the Planning & Zoning Board Agenda backup available online for review and further recommended that the applicant, in coordination with City staff, add additional landscaping and implement an earlier planting schedule along the east property line abutting the single-family homes. The applicant has submitted additional proposed landscaping as provided in Landscape Plan Sheet LP-101, dated 08-03-2022 and attached as backup to this agenda item, which is included in condition No. 2 below.
In addition to the Planning and Zoning Board recommendations, City staff further recommends the following conditions of approval:
1. Outstanding DRC comments remain effective throughout the development review process and must be addressed prior to issuance of a building permit unless otherwise stated therein.
2. Landscaping, in addition to the approved plans, shall be provided as shown on the additional exhibit Landscape Plan Sheet LP-101, dated 08-03-2022, provided by the applicant as follows:
a. Sabal Palms have been added to provide additional screening from the houses to the new building. The heads of the palms will grow thick quickly to provide a visual barrier while the oaks and green buttonwood fill in.
b. The proposed clusia hedge will be allowed to grow to a maximum of 8’ for additional screening and to allow the oaks and green buttonwood fill in.
c. Root barrier product will be provided along the fence line to limit the root system of the oaks and green buttonwoods from growing into the backyards of the adjacent homes.
d. All of the landscape material on the eastern property line, adjacent to the four (4) homes, will be planted immediately after the drainage area has been excavated and the slopes stabilized to allow the material to get a “head start” in filling in prior to the remainder of the construction on site.
3. Hours of operation for the self-storage facility proposed at the 4161 Hillsboro parcel shall be limited to 6:00 a.m. to 10:00 p.m. daily.
4. The sidewalk pedestrian access easement identified in the PCD regulations and proposed within the landscape buffer along Hillsboro Boulevard shall be recorded in the public records of Broward County, Florida prior to the issuance of a Certificate of Occupancy for Phase III of the PCD.
5. The first Electric Vehicle Charging Station identified in the PCD shall be installed prior to the issuance of a Certificate of Occupancy, the second charging station will be installed within three (3) years of the City Commission approval of the project, and the third charging station will be installed within five (5) years of the City Commission approval of the project.
6. The applicant shall record the Unified Control Agreement and the Access Easement Agreement as approved by the City Attorney’s Office within 30 days of approval.
FISCAL IMPACT:
REVENUES: $328,661
EXPENDITURES: N/A
BUDGETED? Yes
NOTES: The impact fees will be divided among the following accounts: Affordable Housing, 15-V32440, $61,428; Police, 36-V32410, $151,776; Fire, 36-V32411, $48,815; and Public Art, 61-V36626, $66,642.