AGENDA ITEM REPORT
TITLE:
title
A RESOLUTION APPROVING THE SITE PLAN REQUEST OF HILLSBORO MARKETPLACE INVESTMENTS, LLC, FOR THE PROPERTY GENERALLY LOCATED AT THE NORTHEAST CORNER OF HILLSBORO BOULEVARD AND LYONS ROAD, LEGALLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND MADE A PART HEREOF. (QUASI-JUDICIAL)(PUBLIC HEARING)
body
BACKGROUND:
The applicant, Hillsboro Marketplace Investments, LLC, is seeking site plan approval for improvements to the existing Marketplace at Hillsboro Plaza, including façade renovations and site modifications, for the property generally located at the northeast corner of Hillsboro Boulevard and Lyons Road.
On August 7, 1996, the City Commission approved the original rezoning for both the Hillsboro Center and Hillsboro Center - No. 2 plats from B-3 (Community Shopping District) to PCD (Marketplace at Hillsboro Planned Commerce District). Known as the Marketplace at Hillsboro PCD, site plans for development within the PCD were approved by the Planning and Zoning Board as follows:
1. Main Retail Plaza - August 12, 1987;
2. Tire Choice - October 02, 1997;
3. Walgreens - December 12, 2001; and
4. Burger King - August 8, 2007.
For reference, the existing gas station located at 4299 Hillsboro Boulevard is not included in the PCD and maintains a B-2 (Convenience Shopping) zoning designation. The subject property, 13.63+/- total acres, consists of two (2) plats:
Hillsboro Center - Parcel “A,” “Hillsboro Center,” which includes:
• Existing Main Retail Plaza (amended master site plan proposed)
• New Retail building (as currently proposed)
Hillsboro Center No. 2 - Parcel “A,” “Hillsboro Center - No. 2,” which includes:
• Existing Tire Choice Store (no changes to site)
• New Restaurant “Cali-Coffee” with drive-thru (as currently proposed)
Concurrently with this application, a rezoning (new PCD for all parcels except the Walgreens and Burger King parcels), two additional site plans, special land use, and three vacation of easement applications are also under review and/or consideration.
DISCUSSION:
The original Marketplace at Hillsboro PCD (“PCD”) provided architecture, site, parking, landscaping, and other development design standards. Over the years, the Hillsboro Marketplace Plaza (“Plaza”) has undergone several façade renovations, limited to individual storefronts and driven primarily by tenants desiring to occupy space in the Plaza. However, no substantial building renovations or site improvements have been done comprehensively or for the entire Plaza. Existing Plaza tenants include a US Post Office, Planet Fitness, Get Smart Preschool, and other personal services, such as a nail salon and barber shop, though several tenant spaces have remained vacant for some time.
As currently proposed in this “master site plan” application, the applicant is seeking site plan approval to allow renovations to the existing main retail plaza and overall site. Proposed renovations include but are not limited to architecture, new signage, paint palette, foundation plantings, pedestrian plaza with amenities, and parking.
Parking and loading areas are generally proposed consistent with City Land Development Code requirements, except as noted. Shared parking is provided through the use of cross access parking agreements executed when the original PCD was adopted and shall be maintained with the new PCD. Outparcel development, as proposed, are also included in the shared parking provision. The original PCD required a total of 562 parking spaces. However, a parking analysis provided by the applicant, has demonstrated that a total of 583 parking spaces are now the minimum required. The proposed new PCD provides for a total of 609 spaces, which provides an excess of 26 spaces.
To provide significant pedestrian areas and connectivity along the front of the plaza, parking was redesigned in coordination with limitations of existing plaza conditions. Minimum parking space sizes will be maintained at 10’ x 20’ for the majority of the Plaza. However, several existing areas throughout the Plaza do not meet current minimum landscape island width and parking space width requirements. These areas shall be resurfaced and re-striped as part of overall site updating, but shall maintain previously approved standards. These areas are generally limited to the rear of the Plaza, used for employee parking, the tire center, and along Hillsboro Boulevard adjacent to the Chevron site.
The addition of a signature main pedestrian promenade will link Hillsboro Boulevard to the Plaza and the required roadway landscape buffer and greenway on Hillsboro Boulevard, in support of the City’s Hillsboro Boulevard Corridor Vision, will include pedestrian amenities, a meandering 10 foot sidewalk, landscaping, pedestrian scale lighting, and signage. Access points onto Hillsboro Boulevard and Lyons Road will not be changed.
GREEN AND SUSTAINABLE COMPONENTS:
• Supports Action 2.2: Propose white TPO roof membrane with Solar Reflectance Index of 102.
• Supports Action 2.3: Sidewalk greenway connections.
• Supports Action 5.3: Recycling of construction debris.
• Supports Action 6.2: Bike racks to be installed on site.
• Supports Action 6.4: Four EV parking spaces with charging stations proposed.
• Supports Resolution 2020-063: Water bottle refill stations to be installed on site.
• Supports Resolution 2020-063: Owner to encourage the use of a green checklist for all businesses in the Plaza.
PUBLIC INVOLVEMENT:
As part of the application review process, the applicant was required to perform community outreach in an effort to provide project information to neighboring property owners and hear and address concerns and issues raised through this process. The applicant has submitted information related to that effort, which is included as part of the agenda backup for this application. Key efforts resulting from their outreach included a meeting held at the Plaza on November 19, 2020, from 6 p.m. to 8 p.m., which was intended to provide a forum for residents but was open to the public.
To date, staff has received one (1) resident inquiry related to the project for the rezoning request, which is attached for review.
RECOMMENDATION:
City staff finds the proposed master site plan, subject to conditions listed below, to be in compliance with the requirements of Article III, “Zoning Regulations,” of Chapter 13, “Land Development Code,” of the City of Coconut Creek and with the PCD, (Marketplace at Hillsboro II Planned Commerce District) zoning regulations, and recommends approval.
The Planning and Zoning Board, at its August 11, 2021, meeting recommended approval of the master site plan 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.
In addition to the Planning and Zoning Board recommendation, staff further recommends the following conditions of approval:
1. Outstanding DRC comments remain effective throughout the development review process and shall be addressed prior to the issuance of a building permit.
2. Tree Removal Permit(s) must be obtained by the applicant prior to any tree removal.
3. No tree removal may occur until the completion of façade improvements identified in Phase 4 as shown in the Proposed Master Site Phasing Plan Sheet 032-SP-3, dated April 14, 2021.
4. The property owner(s) shall properly maintain the median landscaping on NW 71st Street as shown on the Street Buffer Entry Landscape Plan dated February 18, 1998.
5. Prior to the issuance of the first Certificate of Occupancy or Certificate of Completion, whichever comes first, on the proposed shopping center improvements, the property owner(s) shall paint, stucco, and repair as necessary the north and east perimeter buffer wall shown on Sheet LP-1.1 of the Overall Landscape Plan.
6. Prior to the issuance of the first Certificate of Occupancy or Certificate of Completion, whichever comes first, the property owner(s) shall install delivery vehicle wayfinding signage at the NW 71st Street driveway entrance to guide those vehicles into the plaza at that driveway to avoid driving further east on NW 71st into the residential neighborhood.
7. The approval of this site plan is contingent on the approval of the Planned Commerce District rezoning and abandonment of the utility easements.
FISCAL IMPACT: N/A