Planning and Zoning Board - Regular Meeting

JOSEPH All right. I'm going to call the meeting to order. This is the 01/14/2026, Planning and Zoning Board meeting. Will the court please call the roll?

DUMOULIN: Mr. Alex Escorriza. Present. Assistant Director of Resilient Design and Development, Lizette Aguilar. Present. DeAndrea Moyes, Planning Manager.

Present. Also,

just for the record, we did receive notice from Mr. Solomon and also our alternate, Corinne LeJoy, that they'd be unable to attend this evening.

This meeting is being conducted live with the quorum physically present. The material for today's meeting is available online at www.coconutcreek.gov. Anyone wishing to appeal any decision made will need a record of the proceedings, and for such purpose may need to ensure that a verbatim recording of the proceedings is made, including the testimony and evidence upon which the appeal is to be based. The archive of this meeting may be requested from the city clerk or may be heard online at www.coconutcreek.gov. If you haven't already, please dial in your cell phones. If you must take a phone call, please excuse yourself and step outside.

Okay. As to the 11/12/2025 minutes, are there any corrections or revisions to the minutes from the 11/12/2025 meeting? Hearing none, is there a motion and second to approve the minutes as presented?

I'll make a motion to approve item number three, the minutes from the meeting held on previous meeting. Thank you.

Is there a second?

Second.

Thank you. Mr. Escoriasa? Voting on the minutes? We're voting on the minutes. Mr. Escoriasa?

Vote on the motion. Yes.

Vice Chair LaPlante? Yes. And Chair Light?

Yes. We're now going to consider judicial item. Will the board attorney please explain the city's quasi judicial procedures?

Thank you. Florida courts have determined that there are certain types of matters, including agenda item four on tonight's agenda, that are to be treated differently than other items considered by the board. In these quasi judicial applications, the board is applying existing rules and policies to a factual situation and is therefore acting like a judge and jury due in a trial held in the courtroom. In such cases, the courts have decided that due process and fundamental fairness require that more formal procedures be followed. The board's decision must be based on the evidence and the information that is presented at the public hearing, including the agenda materials, staff recommendations, testimony presented at the public hearing, and the deliberations of the board.

The quasi judicial procedures require that the board consider the evidence presented to it and base their decision on the applicable law and primarily on credible evidence presented, whether by staff, the applicant, or members of the public. In a quasi judicial proceeding, the board is not allowed to take into consideration public sentiment or the popularity of a particular development proposal or application. The board may only consider competent substantial evidence. This means testimony or other evidence that a reasonable mind would accept is credible and adequate to support a conclusion. Florida courts have made it clear that mere generalized statements of opposition are to be disregarded, but fact based testimony can be considered competent and substantial evidence.

This can include eyewitness observation testimony about relevant facts and documentary evidence, including photographs, aerials, and maps. Citizens who want to participate in a quasi judicial hearing can testify as to factual matters and any element of the case that would not require specialized training or specific academic degrees. Their testimony will be considered, provided their testimony is backed up by established facts, studies, or evidence that is not conjecture or just based on a feeling. The quasi judicial hearing process is not a popularity contest. Strict The rules of evidence do not apply during the public hearing, but any comments must be relevant to the agenda item.

Everyone who seeks to speak on an item will be given an opportunity to speak. If you intend to provide testimony on the application to be considered tonight, you will be sworn in before your testimony is taken. Please know if you speak, you may be subject to cross examination. The board may comment or ask questions of persons addressing the board at any time. If you refuse to either be cross examined or to be sworn, your testimony will be considered in that context and given its due weight. The general public will not be permitted to cross examine witnesses but may request that the board direct questions on their behalf to the applicant or staff. Will the clerk please confirm compliance with the notice requirements?

The city has satisfied the legally required public notice for the public hearing for agenda item number four. Thank you. Will the board clerk please swear and the witnesses for agenda item four? Will anyone wishing to speak on agenda item four please stand and raise your right hand. Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth? Thank you. When you come forward to speak, please state your name and address clearly for the record. State whether or not you've been sworn in, and state whether or not you understand the rules of the proceedings.

All right. First, I'll note that Ms. Fry has joined us on the dais. We'll now hear agenda item number four, site plan application for an expansion to the existing Texas Roadhouse restaurant located at 500951 Lyons Road.

Are there any disclosures on behalf of the board for agenda item number four?

No. Thank you. We turn to city staff for its presentation.

Thank you, Mr. Chair. Good evening, members of the board, staff, and applicant. For the record, my name is Lisette Aguirre. I'm the assistant director of the Resilient Design and Development Department, or as we have been referring to ourselves, RDD, makes it just a little bit easier. Beside me is oh, there you go.

DeAndrea Moyes, I am the planning manager for the Urban Design and Development Division.

Thank you. So, this evening we have one item before the board, agenda item number four, a site plan application for a 06/10 square foot addition to the existing Texas Roadhouse restaurant located at 5951 Lyons Road. Additional site zoning, land use, and legal descriptions are all included on the agenda item report that has been provided to you in your backup. Just a very quick little history on the project. The original Texas Roadhouse was approved back in 2016.

It was for a restaurant of just over 7,100 square feet with a seating capacity of 281 patrons. As proposed this evening, the expansion would allow an increase of 42 patrons bringing a total seating capacity of the restaurant to 321. It's nice to see that a business is doing well and so expansion is of course going to help with that. Renovations to the plaza, I mean, me, to the site include interior and exterior with of course the exterior of the building remaining, keeping the western theme. The flavor of the building won't change even though there is an expansion going on.

The parking lot will be restriped, landscaping will be brought up to code compliance, and any existing Lyons Road or Sawgrass Boulevard accesses will remain as is. All of the construction being done will be contained to the parcel itself. They won't affect circulation within the plaza, it won't affect adjacent tenants within the larger retail space, everything is limited to the outparcel. Although the site plan application is not subject to site posting, the applicant did invite plaza tenants and property owners within 700 feet of the property to attend an outreach meeting on 12/02/2025 at 06:15 at the city's wreck complex at 4455 Sol Press Boulevard to present the project. No one from the plaza or from the public attended that meeting.

Staff has reviewed this application and finds that overall, agenda item number four, the site plan application for a six ten square foot addition to the existing Texas Roadhouse complies with the existing Sawgrass Exchange PUD PCD, it complies with the site plan review requirements of the city's land development code, and we are recommending approval subject to all outstanding DRC comments. Staff findings and are further summarized in the agenda item report and the backup information. The applicant, Jillian Kornarski of Greenberg Farrow is here this evening on behalf of the property owner, Lions Road Group LLC, to make a brief presentation about the project. This concludes staff's presentation. Dee, anything that you might wanna add?

No? So then staff will turn it over to the applicant for their presentations, but we're happy to take any questions from the board. Thank you.

Hi. Good evening. My name's Jillian Konarski, and I'm representing the application for the Texas Roadhouse at 5951 Lyons Road. I was sworn in, and I do understand the requirements. Alrighty.

Thank you, Liz, for that. I prepared a quick presentation here. These visuals are all in the materials provided by staff. So this is our proposed site plan, and you can see the existing restaurant as well as the shaded area is our new building addition. Again, it's 610 square feet, and they'll be it's specifically for the dining room as well as expansion of the vestibule into the restaurant.

So it's up front next to or what? Texas Roadhouse, we consider the front next to the front door. So on here does this oh, no. It it doesn't. Okay. Never mind. Sorry. I was gonna say this the side next to the text is Lyons Road to orient yourself if need be. So the the dining addition, again, is next to the main entrance. And as mentioned, we'll be upgrading the front area parking lot, restriping it.

I believe we're shifting over the handicap ADA parking spaces. There is a proposed EV charging space as well and upgrading the landscaping again there. As mentioned, the overall design of the exterior of the building is remaining the same. The same materials are being used, so it's going to match to be a cohesive area. No change in signage as mentioned.

The vestibule is increasing slightly, so the what is the front door now and the sign above it is just moving forwards. No change in signage or lighting to that effect. Again, just moving quote forwards. I put in a floor plan here just for you to be able to see the hatched area on the bottom right hand corner is that additional dining area for the proposed seats. So there's a row or one table is being removed from the existing, and that's going to create the opening into the new area of the dining room.

And then I added in the landscape plan, as I know that what's existing is subpar. In case anyone wanted to to view the landscape plan, I added it here. Again, upgrading to current code requirements, and replacing plant materials while attempting to maintain what is living out there, but replacing all the dead. And that was the end of my presentation.

I will now open the public hearing. Are there any members of the public who would like to speak on agenda item number four? Seeing no one. Does the city staff have any questions for the applicants?

Not at this time.

Okay. So you're seeing there's no one here other than the applicant. The public hearing is now closed. Any members of the board have any questions for city staff applicants or the applicant?

Yes, hi. Big fan of texturosavs, going there all the time trying to visualize all this. So the side where the addition is going in, that's where the dumpsters are currently? No. No. Okay.

That would be the rear of the building. Is there markup? I think I can

Uh-huh.

So this is the dumpster that you're talking about?

I believe so.

I was

trying to pull up

a This picture is of wine, if you'd come down and you make the right in and then come around. Oh, this is the weird thing too, but that that's good. So that's the the dumpster enclosure right here.

Okay.

So So the front entrance is over here where so it faces that right in right out.

I I had it completely reversed in my head because I was visualizing on the kitchen side, and I got really confused.

Okay.

That makes a lot more sense. Okay, thank you. So then this

is the large sign that faces lions. Got it.

Okay. Okay. Thank you that I had it twisted in my head somehow. Alright. That was the only question I had then. So thank you.

So then putting that into perspective, this right here is the side that faces lions. So lions is right there.

Got

it. And then that's the, like, drive driveway through the parking lot, and the, like, furniture store is back here.

Yes. Okay.

Yeah. Had a problem. Don't know what happened. Apologies. Thank you.

Any other questions by the Board?

I just have a question for city staff. So, zoning has obviously updated, so including additional landscape or conspicuous display of green in the form of an EV charger is basically requirements of any new development, including expansion now or is that just out of the goodness of Texas Roadhouse's heart?

During the first or original approval of the project, Texas Roadhouse had installed a water collection system. There was barrel out there that collected rainwater right off the gutters and it would collect and it would be used for irrigation. It was very difficult to keep that filled or cleaned or maintained, so that was removed because it's just not functioning the way it should have. And in its place, the EV charger was, was, is proposed because they, they can't not have a conspicuous display as breeding, they just swapped it out.

Okay, that's clear. That was it. Thank you.

Thank you. Hi, thank you. I actually live right across the street. You're always busy, super busy, which is really nice. So I saw that there will be no construction during the time the restaurant is open, but I probably missed what time of the hours that the construction will be taking place.

So oh, is that for you? Oh, my apologies. So this restaurant is not open for lunch. I believe the earliest it opens is three p. M.

Oh, it is

that late? And all construction will be done prior to that. Okay, good. So it'll start at a normal time in the morning and it'll end before the restaurant opens for the public. That's how they're phasing it. And they've done that at other restaurants across the country actually that have gotten additions. But here in Florida, I've worked on a few addition projects where that has And successfully

I saw that there was no need for additional parking. That's already accommodated, you

know Correct.

In the plan and also.

And just to add a little bit of additional clarity to the construction, what we see often in this type of expansion, the construction happens with the wall that connects to the restaurant being the last thing that is opened. So there really won't be a connection from the inside of the restaurant to the construction. Would have to access it from the exterior, so it wouldn't be open to the public.

Okay, good. Alright, I'm good. Thank you. That's all I was curious about. Thank you.

And sorry, just to point out in relation to what Liz was saying, there is a proposed emergency egress door here as well. So that would be what's used for during construction. All right.

Are there closing remarks by staff or the applicant?

Nope, not at this time. Thank you. Okay.

Are there any comments or deliberations from the board on agenda item number four, the site plan application for the Texas Roadhouse expansion?

Looking forward to shorter wait times.

If none, I'll take a motion on agenda item number four, the site plan application for the Texas Roadhouse expansion.

So moved.

Roll call please.

Ms. Frye? Yes. Mr. Escoriasa?

Yes.

Vice Chair LePlante? Yes. Chair Light?

Yes. Thank you. Are there any, do we have any correspondence reports to share for the good of the board from staff or the board?

Just wanted to give the board a little bit of an update as it relates to Main Street. If you haven't driven down Lyons Road, perhaps you just take a swing by there. You'll notice that they've started to clear some of the area that faces Lyons Road just south of the promenade north of the self storage. They the developer has received a clear and grub permit by the engineering department, and so they have commenced work clearing. We don't know yet what the phasing is going to be, but we're anticipating that either the block 1 townhome development or the block 4 multifamily is, they're fighting to see who gets in first.

So, we're not sure what's gonna happen, but we do expect some activity to be moving rather soon. There are various engineering permits that for roadways etcetera, that are actually now in their second round of review. So we expect to see some of those permits being issued shortly as well. And Block 4, which is the multifamily, again, I'm saying that they're racing to see who gets in first, who breaks ground first. Block 4 has been submitted to the building division and they are under review now as well. So we may be seeing those towers work clearing the site and eventually the towers going up as well. Just a quick update on Main Street.

Is there any word on the progress on the traffic lights?

No. The work on the traffic light is something that the city is working with the developer to get the traffic light on Colm Road. Generally, there is a process through the county where a signal has to be warranted. Right. But the city is working to expedite that warrant, so trying to get the signal put in place before it's needed. We don't want to wait till we're 400 units in, and then need the warrant, the signal. So the city is working with the county to try and move that faster, so that the signal can be installed before, and it's the developer who is going to be doing the installation.

Are two traffic lights. The others on what was gonna be 42nd Street?

I think it's 40th.

40th, yeah. That's the the other one they need. On that road that's gonna come out onto Lyons Road.

Correct.

That would be Column on the North, just South of the Promenade.

It's, well, there's one at Column, and then there's one further south on Lyons.

Further south on Lyons.

Which is fortieth or forty second, whatever it's Yes, gonna

that is correct.

That's also still in?

Still waiting warrant analysis and Okay. And warrants. Yeah. For the signals.

Column would be the priority though, because it's closer to Site 1 and Site 4, right?

Yes, yes. Colon Road is the priority, not just because it's been something that has been in the works longer, but also the city is proposing its fire station on the North Side Of Column. So it would be important for that signal to be installed when that public facility goes up.

Can we continue commenting on Main Street for a second? Of course. I'm pretty sure I saw something about Lennar being involved now. They bought into the development and will be, I guess, fulfilling the building part of this now.

MS. GSR, which is the developer, the group of developers who have taken down the property and have gone through all of the site plan process, they have been working with Lennar to Lennar is interested in doing all of the residential. So everything that is townhome, villa, the condominiums, not the multifamily, not the for rent multifamily product on Block 4. That is still a Rosemurgy piece.

Okay.

But Lennar, it it does appear that Lennar is going to be the builder for the residential.

Okay. So any consumer facing will be Lennar bringing in buyers, you know, setting up a sales studio and whatnot or whatever?

I would expect so that we would see some sort of sales center. We don't we don't have anything to my knowledge formal submitted to the city that that is something that is or has transpired between the developer and Lennar. They have been reaching out to the city for information on permits and things like that, but to my knowledge we don't have anything in in writing to say that that has been effectuated.

Okay, appreciate the clarifications.

Anything further from the board? If there isn't anything further I'll ask for a motion and second to adjourn.

So moved.

Second.

And happy new year.

Thank you.

We need a roll call for that. Thank you. Are we done?

Thank you.