Planning and Zoning Board - Regular Meeting

Colleague to order, the 06/11/2025 planning and zoning board meeting. Will the board clerk please call the roll?

Mister Solomon Bricks?

Yes. Here.

Mister Alex Esquiriaza?

Present.

Miss Nancy Fry? Here. Miss Colleen LePlante? Present. Mister Jeffrey Leith? Here. Assistant city attorney Cassandra Harvey? Here. Assistant director of sustainable development Lizette Aguilar? Here. And Director of Sustainable Development, Justin Proffitt.

Here.

I also just wanted to share with the board that our alternate member, Nikki Ann Thompson did, have to resign from the board. So we will be making, bringing forth to the commission at a future meeting a resolution for them to make a new appointment for the alternate. So you'll meet that person in at a future meeting.

Thank you.

Meeting is being conducted live with a quorum physically present. The material for today's meeting is available online at www.coconutcreek.net. Anyone wishing to appeal any decision made will need a record of the proceeding and for such purpose may need to ensure that a verbatim recording of the proceedings is made including the testimony and lie 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.net. If you haven't already, please silence your cell phones. If you must take a call, please excuse yourself and step outside.

Thank you. First, a warm welcome to our board members. I will ask that you each please do a brief self introduction followed by staff. So if we could just start over here with Mr. Light.

Okay. All right, I'm originally from New Jersey. We retired here about eight years ago, seven years ago. I was a trial court judge in New Jersey, New Jersey Superior Court. From which I retired as an attorney there for many years before. I had a lot of experience both as a lawyer and as a judge with land use matters. This is my, I think my third year on the board and I'm glad to be back.

Thank you.

Hi, good evening. I'm Colleen The Plant. I'm a resident, thirty year plus resident in the city of Coconut Creek and I work as a government administrator at a law firm downtown in Fort Lauderdale going on my fortieth year, hopefully to retire soon. I was reappointed by Commissioner Rydell. I'm very honored to be back on the board. It's I feel that it's just a wonderful opportunity. I was also on the Vision 2030. I was one of the participants during COVID. I was on every one of the meetings for that. A member of the MPO Broward Safety Action Plan Committee, I'm on that also.

And I am the chair of a second year elected as the chair of the Housing Finance Authority of Broward two years in a row. So, I just again want to say thank you very much. I'm honored to be here.

Hi, I'm Nancy Fry. This is also my third year on planning and zoning, but my first year as real boy, I get to be a full member and not just the alternate, so happy for that. I'm no longer Pinocchio. My day job, I work for a company called Center for Human Capital Innovation, where we do workforce training, leadership development, things of that nature, very boring, lots of corporate speak. I am a mom of two kids in schools here in Coconut Creek.

My little ones at Trade Ones, my older ones at Lions, and I'm involved with a number of things with both of those schools. I'm also the chair for the Human Relations Committee with the Broward School District, And I've recently stepped down for a number of positions, so I don't have my 30 positions to list anymore.

Hi, I'm Alex Escoriaso. This is my second year on this board, Planning and Zoning. I also served on the Charter Review Board. I'm basically a proud Creecan. I've lived in Coconut Creek a few years now and a few years before. I've lived in the general South Florida area my whole life, so I've seen a lot of development throughout various cities. I've more so took an interest in in this and have learned obviously a lot and love the vision that Coconut Creek has put together. Outside of this, my day job is as running a consultancy in data and analytics. So, that's me.

Saul or Solomon Bricks. I'm from Fairfield, Connecticut. Been here five years and then worked for IBM for about forty years in the real estate division. And so, over most of my working life, I've been involved in design, construction, development, financing, all aspects of developing property. Including serving on zoning boards, finance boards, know, political elected positional appointments. So, I'm doing this again in retirement. I live in Windmill by the way. Thank you. Second year for me too. Thank you.

Good evening, Cassandra Harvey, assistant city attorney filling in for Kathy Mahaffy, and I my first year here with the city and I've been an attorney for almost ten years now. Private firm, I also worked at the state attorney's office and now here.

Thank you. Maryann Bowers, deputy city clerk. I've worked for the city for twenty years. I'm proud to be here with you all as your board clerk. And if you have any needs related to your agendas, attendance, anything like that, I'm happy to help.

Good evening. Liz Aguilar, I'm the assistant director of sustainable development department. I've been with the city in pretty much a planning capacity for almost twenty five years. I'm very happy to be here and serve as your board liaison. If you have any questions, you can certainly feel free to contact me at any time, send me an email or call me, I am happy to answer any questions that you may have. And I'd like to say congratulations again for your reappointments.

Okay. I'm Justin Proffitt, I'm the director of the department, was formerly the assistant director as you know, and I've been with the city since 2021, And I've been a city planner for about twenty five years now. And I love my job. I'm very passionate about it, and I love the city as well, as all of you do as well. So welcome and congratulations on your reappointment. Thank you.

Thank you.

Thank you. I'd like to now turn the floor to the board clerk again to administer the oath of office.

So again, I just wanna welcome you all back, congratulate you on your reappointment, on behalf of our city commission, our city manager's office, the city clerk department, and your sustainable development team. We are extremely grateful for your time and your service on this board, and to our community. So I'm gonna come up before you. You all have your oath in front of you. And when we're done doing your oath, you can sign that and then we'll pass it down the dais.

You.

Thank you. Thank

you. We will now hear agenda item number five, an overview of the city's vision 2030 strategic plan. Bernadette Hughes, our very own government affairs manager will provide an overview to the board. Bernadette?

Thank you, Liz. Good evening and congratulations to each of you on being appointed or reappointed to serve on this very important board. On behalf of the city, I thank you for your service to the community. My job in the city as government affairs manager, but I've had the the fortune of being able to oversee and facilitate our strategic planning process, and I'm here to share that a little a very brief piece of that with you. Vision 2030 is the name of our strategic plan.

It's our ten year strategic plan that goes all the way into the year 2030 obviously. This is a key guiding document of the city. It was shaped from community input, from resident input. Colleen was there, it was fantastic. Nancy, feel like you might have been on one of those calls.

Yes. You all have been involved in this process from the very beginning and it's used by staff to guide the city's actions. So you may be wondering or not wondering why am I sharing it with you, and it's because your board advises the city on matters pertaining to land planning and plan implementation, things that align with our strategic plan and where we want the city to go. Another reason I'm sharing this document with you is that as a board member, when you are conducting board business, you are an extension of the city. You're held to the standards of the document vision 2030 that's in front of you, including our vision, our mission, and our values, which are the three things I'm going to very briefly speak of.

So I'm gonna work backwards with the values. Our values are service excellence, innovation, continuous improvement, ethics and integrity, and fiscal accountability. So as board members, you're held to those values as well. Our mission is what we do every day. It's to provide exceptional, responsive, and sustainable services for the Coconut Creek community.

Our vision is where we wanna be in ten years. At this point now, it's five years in the year 2030, and that is to be an innovative, inclusive, and progressive community with a small town personal touch. And I think we hold true to that small town personal touch. Of particular interest to you when you thumb through the strategic plan might be one of our five key focus areas, smart growth, which aligns very tightly with your role. So I encourage each of you to take some time to review vision 2030 and to use it as a reference in your deliberations and your discussions.

Justin and Liz are well versed in it so they'll be able to answer any questions. If you wanna see the history of Vision 2030, you can just go on our website, coconutcreek.net/vision2000thirty. All of the documents that led to the creation of Vision 2030 are there so you can review those. If you have any questions, again, Liz and Justin can answer them. Your staff liaison knows how to contact me. And again, I wanna congratulate you on your appointment to this board and look forward to seeing you in the future. Thank you.

Thank you, Bernadette. At this time, we would like to ask the board if there is no objection to moving agenda item number six, the overview of board mission guidelines and 2025, twenty twenty six objectives to the end of the agenda so we can move forward with the election of the chair and vice chair. No objection? Great. Okay, so moving on.

Agenda item number seven, election of chair and vice chair. Nominations are now in order for the position of board chairperson. After all nominations have been made, I will ask again if there will be any further nominations.

May I nominate Colleen LePlante to be chair?

I remember reviewing last year we can't have chair, the same chair two years in a row. That is correct.

I thought they changed that. Okay.

Did they change it? I remember that was discussed that last year. I'm never checking

That is correct. A chairperson cannot serve two consecutive years as chair. So mister Light would have to make another nomination for the position of chair. That's fine, I don't care.

I'll nominate Jeffrey Light for

chair. Second.

Mr. Light, do you accept?

I do.

Very well. Thank you. Congratulations. Nominations are now in order for the position of vice chair. Oh, I'm sorry, Mary Anne. I guess I can pass the gavel now to mister Light. I wanted to keep that for myself. So now, Mr. Light, it's your turn to seek nominations for the vice chair position.

Nominations open for vice chair. Nominate Colleen Laplante to be vice chair unless there's some prohibition that I don't know about.

There is no prohibition against Ms. LaPlante serving as vice chair.

I'll second that.

Thank you. Great. Congratulations to you both.

Thank you. Thank you.

I remember.

Are we ready to begin

the meeting? We are ready to start whenever you are. Okay.

Start with the approval of the 04/09/2025 minutes. Are there any corrections or revisions to the minutes from the 04/09/2025 meeting? If none, is there a motion a second to approve the minutes as presented?

So moved.

Second. All in favor? Aye.

She's be roll call? Okay.

We're gonna go the old fashioned way. The computer froze up here. Mr. Briggs, we're calling the motion on approval of minutes. Yes. Mr. Esperiaza?

Yes.

Ms. Fry? Yes. Vice Chair LaPlante? Yes. And Chair Light?

Yes. We're now gonna consider a quasi judicial item of the board attorney. Please explain the city's quasi judicial procedures.

First I want to remind everyone to silence your cell phones. Florida courts have determined that there are certain types of matters including agenda item number nine 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 in a trial held in a 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 information that is presented at the public hearing including the agenda materials, staff recommendation, 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 as 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 a factual matter 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 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. The strict 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 as to any of the applications 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 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 this public hearing for agenda item nine. Will the board clerk please swear in the witnesses for the quasi judicial agenda item number nine?

Will anyone wishing to speak on agenda item nine please stand and raise your right hand. Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?

It is.

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.

Will now hear agenda item number nine, the special land use application for a drive thru restaurant on Block 3 Of The Main Street at Coconut Creek development project.

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

Okay, seeing none. Well, city staff will now make its presentation.

Thank you. Agenda item number nine, the Main Street at Coconut Creek Block III, a special land use application to permit a drive thru use at the Block III Retail Building D Of The Main Street project area. The applicant, Scott Backman of Miskol Backman, on behalf of the owner David Auld of Johns Family Partners LLLP is seeking the special land use approval to permit the drive thru use at Block 3 Building D. Just briefly would like to kind of go back a little bit, a little bit of refresher on the history of how we got here. When the PMDD, the planned main street design district, was adopted, it provided four uses, a list of permitted uses for not just the residential, but for the commercial as well.

In that list of permitted uses, restaurants are permitted, but a drive through use is considered per the PMDD of special land use. Fast forward a little bit, the Block 3 site plan, which is the subject of tonight's application, was designed consistent with the development standards of the adopted PMDD. So the site plan, specifically Building D, did provide for the location of a service window and a drive aisle to service that service window, so you've got the drive through there, and so the actual site plan reflected a potential use for a drive through. That was approved by the planning and zone the site plan was approved by the planning and zoning board back in 07/10/2024, and by the city commission on 08/08/2024. So we anticipated that there would be perhaps at this location a use, a drive through use.

So the the site plan now complies with the requirements of PMDD. Another point I'd like to make is that Block 3 was approved with eight buildings, eight separate commercial buildings. There is only one building on this site that proposes a special, excuse me, a drive thru, and the PMDD only allows for one drive thru. So if another user wanted to come in, say use, have a special, excuse me, a drive through on Building 3 or Building 4, they would need to amend the PMDD to allow for an additional user, which of course would come before the board for re review, for consideration and recommendation to the city commission. So it is very limited, very restricted to this building on this block.

I wanted to just kind of back up and make that clear. Staff has created a list of conditions that we would are making as part of conditions of approval. One that we'd like to talk about is hours of operation, just Sunday through Thursday from six a. To eleven p. M. Friday and Saturday six a. M. To midnight, and of course allowing coffee shops with drive throughs open at 05:30 a. M. To serve and service a breakfast crowd.

Overall, staff finds that agenda item number nine, the special land use application to permit the drive thru use at block complies with the adopted main street PMDD as I referenced, the city's adopted main street design standards, special land use application requirements, the land development code, and our comprehensive plan. Staff findings have been further summarized for you in your staff memo, and we are recommending approval of agenda item number nine subject to all outstanding DRC comments and conditions outlined in the staff memorandum. That concludes my presentation, I don't know Justin if you have something that you'd like to add.

Yeah, I'll just clarify, the hours of operation will apply only to the drive itself, you know, the window and the operation of that. The restaurant will not be subject the indoor restaurant will not be subject to the hours of restrictions. Just like the other restaurants in this plaza, they'll have typical hours, but the hours of restriction will be just for the drive thru. So they'll have to close the drive thru and open the drive thru at these specified times.

Thank you.

Again, concludes staff.

Oh, I'm sorry.

When we approved Block 3 before, I thought there was only one restaurant. Is this the only restaurant in the area?

No. The Block 3 is a commercial block and as I mentioned, eight buildings were approved for Block 3. Permitted uses allow restaurant uses as well as retail uses and service uses, and so this would not be limited to only one restaurant. There could be 20 other restaurants on Block 3. It would just limit the ability to have a drive through associated with a restaurant at this specific location at this specific building.

I remember the presentation was made very specific about a restaurant. There were drawings about this restaurant was very similar in design to one that existed in Boca. And I was under the impression that that was the focus of that particular parcel of Block 3.

I think you may be referring to Block 2 which is the commercial built block just north of

Block 3, which

it

did have a larger footprint for another larger sit down restaurant.

Did it tell me again the hours that would be for this particular drive?

For the drive thru as Justin mentioned, the drive thru only, Sunday through Thursday from six a. To eleven p. M, Friday and Saturday from six a. M. To midnight or twelve a. M, and of course a coffee shop could open at 05:30.

Okay, so it's closed from 11PM to 05:30AM for anything?

The drive thru would be yes. Okay. Monday through Thursday.

Alright, thank you. You're welcome.

If there are no other questions from the board at this time, the applicant is here and I think they are ready to make a presentation as well.

Alright, will the applicants come forward to make their presentation?

Perfect. Good evening everyone. For the record, Christina Belenke of Miskol Bachman. My address is 14 Southeast 4th Street in Boca Raton. I have been sworn in and do understand the rules of the procedures.

Thank you very much for your time this evening. It's a pleasure to be here back on Main Street representing the Main Street project for their Block 3 special land use. Again, we have a quality team put in place for this Main Street project, many of which are here to answer any questions you may have this evening. We've gone through these first couple slides just about every time we present, but again this is part of the vision that started in the city in 2004, so we're almost two decades later coming through with this Main Street project. This is an overview, so you're looking from the intersection of Sample And Lyons, and so you can see Block 3 is that southernmost block along Lyons Road that's highlighted in red in the dashed line.

This is the approved master zoning plan, so again, specifically at the area in the dashed line. The red boxes with the C's are your commercial blocks, those are the ones located along Lyons Road, and then we have a variety of residential uses and open spaces as well. The approved master conceptual site plan provides for up to 105,000 square feet of commercial use within Blocks 2 And 3, and so we have a subset of that in Block 3. And we're slowly making our way progressing through all of these approvals. When we started, most of this was in red showing the blocks and approvals that were still to come, and now we are most of the way through it with the vast majority of the property in green now, so we've come a long way in terms of the approval process.

We still have two blocks to go, but we've certainly come a long way and appreciate your help in getting here as well. This specifically is Block 3. Again, it's located along Lyons Road. It's the southern commercial block. That cross street is 40th Street.

It's not existing today. It's going to be developed as part of this project. And Block 3 was approved for about 67,000 square feet of commercial use. So you can see on the screen there are eight buildings, each with a variety of commercial square footage ranging from about 6,000 square feet to roughly 12,000 square feet, believe. And Retail D is the southernmost building within that block, and that's what we're here for tonight for the special land use.

That building has roughly 7,000 square feet of commercial use. We are proposing to have a drive through for a specific tenant that would occupy up to 2,800 square feet of that building space. So the restaurant or coffee user that would go in there wouldn't take the entirety of the building, it would just be a subset of that, and then the remaining bays would be used for other commercial uses. As Liz noted, the site plan itself is not changing. It was designed initially with the intent that a drive through would be placed within this Retail Building D, and so the parking, the landscaping, landscaping, the the kind of open space areas, gathering areas, that is not changing from what was previously approved by the city commission in August.

Essentially, all we're seeking to do is add that drive through component now to Retail D. And when we were going through and talking about potential tenants, you know, we're still in process of securing tenants for these blocks, but understand that certain uses are less desirable than others, especially when it comes to along Lyons Road. So we are specifically restricting ourselves from providing any kind of fast food use that you would typically think of for drive throughs. So your McDonald's, Taco Bell's, Chick fil A's, those would not be uses that could come to this site. Rather, we are restricting the uses to fast casual restaurants or coffee shops.

And those definitions are based on the traffic studies we provided and specific ITE traffic rates that were analyzed. And so just to give you the definitions, they are in the screen there, but the fast casual restaurant typically has customers taking orders at the counter. They might go through a drive through or place orders in advance online, that's becoming more common, but they have higher quality food products, often made to order foods, fewer frozen ingredients, so when you think of a McDonald's where they're taking frozen patties from the back and putting them in the fryer, that's not what we're trying to do here. We're seeking tenants that have quality ingredients and have more so like build to order meals. Most patrons would eat their meals at the restaurant.

Again, many can pick up and take them away. Typical stay is about forty minutes for those that are eating in the restaurant. They would typically serve lunch and dinner. On occasion, some of those tenants do serve breakfast, and examples include just salad, chipotle, Cabba, Habit Burger, Panera, sweet Greens. So those are the type of uses that we're seeking to bring here.

And many of those uses, you know, Chipotle historically, you know, may not have had drive throughs as a component, but it is something we are seeing more and more often, especially with mobile orders and orders being placed ahead. That is becoming a more frequent portion of their business. Again, items or restaurants that would not be classified under definition are things like McDonald's, Taco Bell, Wendy's, Burger King, Chick fil A. Those are more fast food uses, not fast casual, so it would not be able to be developed on this site. And then I think coffee shop is probably a little bit more straightforward.

It's a coffee or donut restaurant that has a drive through window and walk in entrance, where a patron can purchase and consume items. They typically sell fresh brewed coffee, a variety of food and drink products, bagels, donuts, muffins, cakes, sandwiches, wraps, salads, that type of thing. These are the architectural perspectives that basically show where it would be on the building. Again, it's pretty seamless in terms of the design. When you're looking on the north side of the building, you do have that drive through pickup window that has the arrow being pointed to it in pink, so it does go kind of seamlessly into the building design and is not visible from Lyons Road.

And then here are the flat architectural elevations. The perspectives are a little bit more helpful in actually understanding the drive thru component rather than these flat elevations, but it is highlighted also in the pink arrow. And then there are criteria related to special land use approvals. The staff report, backup, our justification goes through each of the criteria pretty thoroughly and describes how the proposed special land use complies with each of the criteria, and again, staff finds that the special land use complies with the Main Street Coconut Creek PMDD, the city's land development code, including section thirteen thirty five for the special land use with each of those criteria noted, the Main Street design standards, and is also consistent with the goals, objectives, and policies of the city's comprehensive plan. So bringing it back to kind of where we started here, again, we've made a lot of progress, we've gone through a lot of different site plans, we are almost to the finish line with some of these.

We have the special land use tonight and then blocks ten, sixteen, and the development agreement to come before this board and the city commission, but we're we're almost at the finish line and certainly appreciate your time. With that, our team is happy to answer any questions that you may have this evening. Thank you.

All right. Let's see what we got. Alright, thank you. I'll now open public hearing. Are there any members of the public who would like to speak on agenda item number nine? Okay, seeing none. The city staff have any questions for the applicant or who has spoken on this issue?

Not at this time.

Does the applicant have any questions for city staff or for city staff? Okay, the public hearing is now closed. Do the members of the board have any questions for city staff, the applicants, or anyone else? Well, it's all the only people that have spoken. Should I start

Okay, good. Thanks. Thank you very much for that presentation. So there's eight there's gonna be eight buildings on that block. So I thought I saw the slide like is the the restaurant gonna be the furthest building on the South end?

That is correct.

So then so then that means, like, so when people go there, they're gonna drive through drive in front of the whole block d and then out there, so they're gonna go by all other buildings. Well, was a spot where the buildings were though. Wasn't there a slide that showed where the buildings were on there?

Yeah, so I mean I have, this one shows the circulation for the drive thru. This is the entirety of the block. So it's actually the the windows on the north side of Building D.

Right. But I thought, I just wanted to know where the actual buildings were. Like, so how many how many buildings in the front that, will they have to go, the cars go in front of until they get around the corner.

There's another slide you have with the Could you pull that one up?

I'm just curious about that because it's

Yeah. So I'm not sure if this is what you're referring to. This shows the circulation. So there in order to get through the drive through, you are kind of following the purple arrows or the purple dash line on the screen. So you're going from the south side of Building D kind of to the parallel to Lyons Road and then the pickup windows on the north side of the building.

Right. But isn't there isn't there eight buildings there on that on that on that plat on that parcel right there?

So this is the southernmost building, and so if I now go back

that thing. Okay.

Yeah. So it's the building, yeah,

that's highlighted in the blue box at the very southern end.

That's exactly what I was I was okay.

Okay. Alright. That sounds good to me. Thank you.

Anyone else have questions? Yeah. Nancy?

Alright. So I get a little triggered by drive throughs because I worked Burger King drive through as a teenager and one of the only jobs that made me cry. But So I I do have a question though about that path that people are gonna take to get in and I understand that you've given ample queuing spaces above what's required, but I'm thinking through to those extreme circumstances where like there's cash register down or something, something's creating an extra long queue or coffee shop in the morning, the Starbucks by my house backs up a significant number of cars. Will there be anything directing traffic that they're not gonna start queuing in front of the building? If it like, is the queue going to direct them all the way to the West Side of the lot.

Good evening. Chris Hagen with Kimberly Horn Associates. My address is 477 South Rosemary Avenue, Suite 215 in West Palm Beach. And I was sworn in at the beginning of the hearing to understand the procedures, the quasi judicial procedures. First of all, back up a little bit, we did perform a queuing analysis and we used the industry standard rate, which is published by the Institute of Transportation Engineers for calculating the anticipated queue that's going to build up for a drive through.

And what we calculated using that was 95% of the time because we calculate usually for ninety fifth percentile, the queue of vehicles would be 10 vehicles or fewer. And there's approximately 300 feet from the corner of the building all the way wrapping around, which can accommodate 12 to 13 vehicles. So it accommodates the 90 percentile queue plus a little bit of wiggle room for more. So it would likely accommodate ninety seventh or ninety eighth percentile in all reality. Understanding that and just to back up a second too, that is part of the reason I think the benefit of this being at the very northern end of the building and there being a few tenant bases that does kind of maximize the amount of queuing that we can provide.

Based on that, we don't anticipate that there would be an issue that would build up. However, understanding again that there can be the unfortunate circumstance where something like that can happen. I know that if it were something that recurred or did happen a few times, there would be the possibility for management some type of queuing management to occur. The way I think of that is that the good thing also about this building being at the very southern end and not one of the other retail buildings that's in the middle is that there is no cross traffic then proceeding further south. It is sort of isolated here at the end of the site.

So it would be possible to deploy cones across the dry vial that's in front of the building. And you could even Again, I think that you'd probably only have plans for this if it were something that did recur a few times, but you could have a sandwich board that did direct people to the outer parking aisle, which if I can I don't know if the I can't remember if the laser works on the screen or not, no? But it would be the outer aisle, which is

The one closest to CubeSmart?

Exactly. Closest to CubeSmart, it's the westernmost, but because north is facing to the right, it's the westernmost. But you could there is the possibility to put in a management plan in place. So, this site plan does afford that ability if that ever needed to be done.

Okay, yeah, perfect. And especially I'm also thinking of if there's an issue not at the window, but there could be an issue at the ordering spot as well, at the microphone, so.

Yes.

Yeah. So just to think through those things. Regarding, since this, we saw the elevation that showed other retail stores. Is that a guarantee that there's gonna be four others or is that just is that just a sample elevation?

Yeah. It's it's a sample elevation.

It might not be four. It might be split up in different ways depending on the ultimate tenants and then their needs for square footage.

Got it. And then looking at that elevation slide, on the south elevation there's a set of doors there. Trying to figure that out looking at the map, how that works, what are those doors to? Is that just is that is that another entrance that's gonna be right in front of the drive through queue for a different retail establishment?

It's a little bit more visible.

Okay.

So on the south elevation, I believe there's an opportunity for a patio space there. So it would be doors that would open up onto that patio to create Oh, I think you made some point in the

other elevation. I was seeing that butterfly and I thought that was a continuation of the wall and I thought it was a central Yeah,

the Southwest perspective makes it little clearer.

That, okay. That is just a decorative item. Okay. Apologies, withdrawn.

So, can use them upstairs.

Oh, perfect,

thank you.

Okay, that's all

I have.

Anyone else have any questions?

I just wanted to, I guess, ask city staff. So, this special land use fits in with the PMDD, so today is more a matter of procedure and order of operations because this was alluded to in the Block three meeting, correct?

I think that because the site plan does reflect that condition, it does include on the plans, the drive through window and on the site plan you can actually see the drive aisle shown on the plan with the

direction We we couldn't have done them all at the same time, correct?

We could have, we could have, we it was merely an oversight that we didn't have this application travel with that with the block three site plan.

Gotcha, okay. Well, seems like it's closing the loop. Thank you.

Yeah. Any

other questions, Saul?

No, none. You.

I have a couple. I don't really understand how the drive in concept works with fast casual restaurants. I understand it from McDonald's, because if I go and order a cheeseburger and fries, I'll get one that they happen to have sitting, they've prepared so many anticipating a crowd, so when I get one they don't have one that they made for me, I get it because I happened to show up and they had a bunch made and a pile of french fries. But, fast casuals that you're talking about, like Paneras or Applebee's or things like that, typically you order from the counter or a table. But, you go to the counter, you order, they give you a number, you sit down, and eventually they come out with what they've made for you.

So, if you're online, and they don't know what you're gonna order, they're not ready for you, someone's gotta make it. So, envision I don't understand how this is gonna work with that kind of restaurant.

So I'm gonna have Mr. Schmear talk about that.

Brian

Schmear, Schmear Property Group, 2200 Butts Road, Suite 300, Boca Raton, Florida, and I have been sworn in. It's a good question, Mr. Light. The best I could tell you is that drive throughs today are not what we think of drive throughs for many years. It's a completely different world with the concept of mobile and Internet.

If you think about going through a Starbucks line, as long as it takes them to make your latte or whatever else that you're having done in a typical Starbucks, every one of these fast casual restaurants knows that it takes a little bit longer to prepare fresh food. So there's a line typically where the customers are accessing. There might be a second food production line in the back which is just dedicated to mobile orders. Some of them like Cava for example, which is an $8,000,000,000 publicly traded company. They don't even have an order board.

You have to order using your mobile in advance. So obviously and I have not been to one. I've just I've been talking to people there because I know the folks that represent them And they want everything done online. So they get your mobile order whatever time and they tell you a specific pickup time. Not much different than if you were to go to a Just Salad, Chipotle or wherever.

You order on your phone, it tells you it'll be ready in twenty seven minutes and you can go there and pick it up. You park, you walk in, you pick it up. A lot of them are trying to simply eliminate the if you think of the Just Salad I go to in Boca is irritating because every Uber driver pulls up to the curb, blocks traffic, walks in, grabs your food and brings it to you. So they're finding there's a lot of nuances with how people park and walk in and pick up their food. So they're finding that a pickup window, if the food is ready, can really move people through very quickly.

To Ms. Fry's question before about if a cash register breaks, the world of a fixed cash register like we think about it is also gone. There's a handheld device. If you've ever been to a Chick fil A, there's five people standing outside with mobile devices and they're putting their order in as fast as you can move through. So these businesses are all designed for throughput and they really have technological advances to be able to get that order in, get it through the line and to get the cars moving through.

Because if they're not putting people through that drive thru quickly, then it's not accomplishing what they ultimately want. They're trying to offer it as a convenience to the customer to avoid having necessarily park and walk in. So it's a refining model, but it really is designed just dramatically different than the way I always think about the drive through that I went to for years. So hope hope that answers your question.

Well, yes and no. I still don't you still have the, I I just have a problem at Starbucks is people walk in, they wanna order a coffee, but there are 20 people waiting there who have ordered on their phones ahead of them. And, if I go online because I wanna order, and they haven't They don't know what I want. How Well, let's say I don't use my phone, I just drive up and I wanna buy something. Don't I like screw up the whole system?

Not necessarily. There are And again, different businesses, different restaurants operate a little bit differently. So to the extent that you're ordering from a menu board, like Starbucks still offers those, Chick fil A still offers those. I know we're not talking about Chick fil A here, but some of these other concepts like Just Salad and Cava don't even have an order board. So you have to put your order in on time. It'll tell you when it will be ready. So the nuances of then people getting in line, finding out their food is not ready, that's partly what the bypass lane is for, right? Get out of line, go loop around and come back. But to your point, there are multiple lines where they're not serving the customer actually walking through. They get the mobile order printed out.

If it's a Chipotle, there's a dedicated line and somebody can go through and systematically put the bull together as fast as you can walk through the line. Does it take one minute, three minutes? Depends on the complication of the order. But there's dedicated staff now that don't serve the customers that walk in, they just stand in the back of house or wherever that second line is and just do those, whether they're mobile orders or drive through orders. And I think I'm going to make the assumption that restaurant operations are smart enough to know that if you have a bunch of mobile orders coming in that are promised ten minutes from now and somebody in the line blocking, prioritize that one, get it printed and put out.

Not much different than Starbucks should be doing. I can't swear I know exactly, I have not worked in a Starbucks, but I do watch them when I sit in there and watch. They learn how to prioritize the mobile orders where there's people waiting versus the orders of the people standing at the window. That's part of the business operation.

Do we know whether of like Panera or Chili's or anything that? Do they have drive in windows? Are there any freestanding ones that have drive in windows that you know of?

So Chipotle has a new product. They call it the Chipotlane. It's a terrible name, but that's what they call it. The types of tenants that we're talking about, and again to give you examples, Just Salad, Cava, Chipotle, Sweetgreens.

What was the other

one? Starbucks. These are all multi billion dollar companies that are in the business of refining and figuring out how refining their drive through model and their quick service. The faster they can produce it's the same concept behind fast food, they want to produce it quickly, but with the customized ingredients. I'm not going to McDonald's personally, I'm going to these other places, and I still want it to come out fast. So they're balancing that. So it's not gonna be the type of throughput that you might see at Starbucks. But again, I think it takes as long to make a coffee as it does to make some of these bowls.

Yeah. My fear, my concern is that six months after this place goes in, you're back here saying, oh, this didn't work. But you know what would work? McDonald's. We need an approval to have a McDonald's because it's perfect for that.

And if I come back in and say that, which I never would, you look me in the face and say, thanks, get out.

Right, thank you. For the record, I lived near a drive through Panera back when I lived in Orlando. Panera's had drive through for years.

That was the other one, thank you. Panera has had them for a while and they do them in different markets.

And Board Member Light, I'll just clarify. The McDonald's scenario cannot happen because that's not in the condition of approval here.

Alright, thank you. I do have one other question for the attorney. One of the keys, it seems to me, for the, at least the east side of this project, and we've been here for many of these, is the traffic light at Northwest 40th Street. Without that, I think there's a huge problem in trying to develop that east side. So, where are you in terms of that?

I'm actually gonna have our traffic engineer come up and answer that one as he's been coordinating with the county.

Evening. Again, Chris Haggin with Kimley Horn Associates. That's definitely a hot button issue. Both this and the signal that's potentially proposed at Lyons and Cullum, both of those, were going through the process. The county will not agree to install them without the signal warrant criteria being met. So the volume the volumes have we have to demonstrate that the volumes will be there for the signals to be installed. This project is conditioned to install, to construct that if we can get county approval. And so we're in the process, but don't have county approval yet.

Where are you in that?

We've submitted a signal warrant study for actually, again, for both of those What does

that mean?

So we'll get down in the weeds then. In order for a signal to be installed, we can't just request one. There's a national standard also for that to determine if a signal is the word we always use is warranted to be installed. And that means that you have to demonstrate that there's a certain volume of traffic on the main street, which here is Lyons Road, and then a certain volume on the side street, the minor streets over at least eight hours of the day, not just one hour or two hours of the day, but it has to be consistent enough and you have to be able to be above those thresholds. The other complication here is that the county typically doesn't even really consider these applications based on volume projections.

They usually want to go out and conduct traffic counts on the ground and prove that the cars are really there, that the volume is actually physically present. In this case, this leg of 40th Street doesn't even exist yet. So we are just at this time only showing projections. So the county has reviewed it. They've got some comments, on it, and we're going through the back and forth process with them to review the comments.

But again, they have to be convinced that there's enough volume on the side street. We know there's enough volume on Lyons, that's measured and yet you can go out there and measure that today. But they have to be convinced that there's enough volume on this side street to meet the criteria.

Okay, all right, thank you. Any other questions from the board? All right, I'm going ask the staff and applicant to make any closing remarks that they have.

No closing remarks. I just appreciate your time this evening. Thank you.

Thank you. Liz?

We have nothing further to add. Okay.

All right. Does anyone on the board have any comments or any deliberation on agenda item number nine? If none, then I'll take a motion to approve agenda item number nine, the special use application for Block 3 of the Main Street at Coconut Creek development project.

So moved.

Is there a second?

Second.

We need to call the roll please.

Mr. Briggs?

Yes.

Mr. Esquiriazza?

Yes.

Ms. Fry? Yes. Vice Chair LePlant?

Yes.

And Chair Light?

Yes.

Great, thank you again, appreciate it.

Thank you. That concludes that item. We'll now hear agenda item number 10, amendments to the land development code to add economic development as an optional criteria for membership to the planning and zoning board. Miss Sagi, are you'll make the presentation?

Thank you. Agenda item number 10, land development code amendment. An ordinance amending the city's code of ordinances by amending chapter 13, land development code article one administration, regulations, and procedures division two Administration Section thirteen-sixteen, Planning and Zoning Board, to add economic development as an optional criteria for Planning and Zoning Board membership. In January 2025, the city commission appointed a charter review board pursuant to section nine zero seven of the city of Coconut Creek charter. The charter review board submitted a final report to the city commission, which included a recommendation to add experience in economic development as an additional category of relevant experience for consideration for planning and zoning board members.

This is just an additional criteria, this isn't mandatory or certainly that is going to take the place of anything else, it's just an additional criteria to be added. The city commission then directed staff to draft language incorporating the proposed criteria. That is what is being presented to you this evening. The staff findings are summarized in your staff memo, and staff is recommending approval of agenda item number 10. This concludes our presentation and happy to take any questions from the board.

Does any board members have any questions of staff?

So Yes.

Let me go first. Sure. So, having been in discussions for this, this was actually one of my suggestions. So, context, my journey to this board took place because I learned about these types of bodies through some work in economic development, was interested in kind of what I was learning. So part of that was to bring other, call it awareness, to the ability to serve on this board. So, just a little bit of context for for Yeah. The If if you guys don't like it, you know, just let me know.

Yeah. So having having served on zoning boards many terms in my hometown, which is about the size of the city. Pretty much every application, one way or another, somebody brought up this is good for the tax base. And, if it wasn't from the audience, was from the podium, from the members. So so I fully agree that it's captured. But even if it wasn't, I'm sure every one of us is deliberating, you know, the impact on, you know, the town finances. Thank you.

Anyone else?

I just had a snarky comment. I wanna know how long it took to draft up that language.

Kelly's pretty quick.

Anyone else? No, okay. Now even though the room is empty of the public, I'll now open the public hearing. Are there any members of the public that would like to speak on agenda item 10? Seeing none, the public hearing is now closed. Any additional comments or questions from the board? If not, I'll take a motion on agenda item number 10, amendments to the land use code related to the planning and zoning board membership criteria. Second. We'll call the roll please.

Mr. Briggs?

Yes.

Mr. Escoriasa?

Yes.

Ms. Fry? Yes. Vice Chair LaPlante? Yes. And Chair Light?

Yes.

Does the Board of Staff have correspondence reports to share for the good of the Board?

We need to go back to agenda item number six.

Six. We're back to We had moved to the end

of the agenda, yes.

I tried to slip that but Okay we'll go back to, let me go back to six. Okay. Defer to staff please.

Yes, so Justin Proffitt, director. You know, as we do anytime a new board, you're all reappointed, but let's call this a new board, comes on, we always go over all of the, you know, the strategic plan, you've already had, I think, the ethics training, and then at this meeting, you elect the chair, the vice chair, and we go over some of the board guidelines reference. And, you know, as a sitting board member, it's always nice to have the reference documents that establish the board in our city's code and charter. So we just wanted to briefly, very briefly, just go you know, outline some of those documents for you. And these are things you would hold on to while you're on the board so you understand the rules.

We're not showing you Robert's rules of order here, that's why we have our city attorney, and it doesn't get too complicated with that, thankfully, here. But that would be something in addition I would recommend you look at. But the first document you have before you are the board guidelines, and this is just a, you know, a brochure that we have, and it outlines all of the responsibilities of the planning zoning board, the specific functions. So if you're ever curious, if you haven't seen all the different types of applications that come before this board, this outlines all of those here, and there's quite a bit more that we that we potentially can do. I think Main Street has probably touched a lot of these, so because it is such a large and complicated project.

Know, You there's in the next page, it goes over the expectations, the meeting schedules, and some additional resources that you may be interested in. Our code, by the way, is all online, our land development code. So if you ever and there's a great website, it has almost every city in America's code on there, it's called municode.com, municode.com. You go to the online library, and you can go to Florida, and then you just look up Coconut Creek. Our code there is there, land development code is there.

Our comprehensive plan is not on there, and our design guidelines are not on there as well. But if you ever need to see any of those documents, you can just call us and we can email those things to you. The reason why they're not on our website is because they are we have very it's very restrictive in terms of ADA accessibility and making sure those documents comply with that online. So those documents are not there yet, that's why they're not online. The next document I'd like to point out is the city charter.

And Alex, you were involved in this. And so, you know, he's they all looked at the this section. I so I don't think there were any amendments to this particular section. I may be wrong, but here it's here for your reference. And it's it's a very it's a very basic document because it just establishes all the different boards the city has and the organization of those boards and and and just gives them the legal foundation in our charter.

The next document I'll show you is from actually from our code of ordinances, and this outlines general rules for boards and committees, and, you know, that goes over things like appointment in terms of office, authority of the city commission to appoint board members and committee members, board vacancies, and limitations of board chairpersons, so mister chair, you might wanna look at that section, of course, and then typical board authority, and that's in part two of the Court of Ordinances, chapter two, administration for boards, commissions, and committees. And the final document I'd like to point to is actually from our land development code, and that is the city's code for the planning and zoning board. So this goes into a little bit more detail compared to those other documents. This actually outlines all of the duties of the planning and zoning board, and gets even more specific on the different types of applications and requests that the Board can consider. It goes over officers' rules of procedure, meetings, appointments and organization, and it even goes even further.

The next section, it it talks about our department and our specific duties, a very long list of different types of things that we do. It goes over the next section is and you're not really involved with this part, but you received the product of what we call our development committee. And our development review committee, just so you know, if you're not familiar, is the staff committee led by it's an interdepartmental committee of staff experts in all the different disciplines that review all of these applications that use that come before you. So anytime you get an application, it most likely, I think, actually, will always go before the development review committee, and it gets vetted there for code compliance, traffic studies, all different documents and studies and plans are reviewed there before it gets to you. So be assured that all the staff experts are looking at these applications before it comes to the Planning and Zoning Board for consideration and public hearing.

And that's it. That's these are the reference documents that are important to keep around as you serve on the board. And again, I'll just welcome you aboard, and I think we will have a very busy year, but with different types of applications, not as much with necessarily Main Street, but I'm sure Main Street will be back again. Thank you very much.

Alright. Is there anything else anyone wants to bring up?

I I just have a comment. First again, I wanna thank you all for your confidence in me and electing me as vice chair. Honestly, thank you very very much. This just So for You all are still doing the commission ribbon cuttings, aren't they?

Yes. They do. Yes. We attend them and the commissioners attend, not all of them all of the time

Right.

For the most part, yes.

I was just thinking, throwing this out there. I mean, maybe, like, if it's an item that came before us as the advisory board and we approved it, that maybe we, you know, we were invited and had an option to attend to.

Yep. That's a good point. And we can we'll look into see if we we can have our community affairs folks. We'll I will talk to them and see if that's something we could do.

Okay. Thank you.

If there's nothing else, I'll take a motion to adjourn.

So moved. We need to just finish up agenda item 11, our communications and reports, if you don't mind. Mr. Light you're really anxious to get out of here tonight Just very very quickly.

Run my own meeting. Are there any communications or reports to share for the good of the board?

Just very very quickly, just wanted to remind you that on your board guidelines document, my contact information is on the bottom of page two. You have my direct line, my direct phone line to my desk, and my email address should you need to contact me for anything. Let you know as well, the applicant did allude to two more blocks perhaps coming before you where they have submitted block 10 to us, it's in the review stage and we hope to bring that to you very very soon as well. And just as quick reminder to file your form one financial disclosure forms with the city clerk's office if you have not done so yet. That concludes our reports.

Question, the form one is because I I know I filled out something recently and I can't remember which one it is. Are they allowing that to be filled out online now? Is there an online portal? Yes. Okay. It's electronic. Yes.

Is anything we have on for sure for next month?

I do believe that we have a tentative item set now. They're trying, they the applicant are trying to coordinate their team. We have tentatively scheduled them for the meeting. If they pull back then perhaps they won't be there but we do have at least one or two more items to be presented before Alright, thank you.

There's nothing further?

Same along the lines of form one.

I'm sorry. I can't

hear you.

Yeah. Form one. So I went online and filled it out. And then right toward the end, it offered like a certificate that you've done it. And I didn't print anything. So do I need to print and bring anything or you get an email?

Yep. You're all set. We do We check the website periodically for the Commission on Ethics and yours is filed so you're good to Thank

you, all right. All right, so once again, is there a motion to adjourn? So moved. Is there a second?

Second. Second.

Second. Third.

Thank you all.

So I ask you to Do we have to call the roll for that? No. Okay. It's gavel. Motion approved. I'm done. Yeah.

Come on, Grant.

No, I never use this.

I never use a gavel.

I never use a gavel. We're concluding.