Coconut Creek commissioners give consensus to advance Main Street package including CDD, park, garage and workforce housing

Coconut Creek — City commissioners on the Coconut Creek City Commission on the evening of the workshop signaled consensus for staff to move forward with a package of policy steps to advance the Main Street redevelopment, including processing a Community Development District (CDD) petition, developing the proposed Village Green and a parking garage, negotiating an interlocal agreement with Broward County for Cullum Road surtax reimbursement, pursuing a land swap for a civic node, funding a partial undergrounding of utilities along Lyons Road, and designing workforce-housing incentives.

The package is intended to make a contiguous, market-scale Main Street project feasible by lowering infrastructure financing costs and aligning public and private responsibilities. City Manager Sheila Rose opened the workshop and framed the items as interrelated policy decisions on which staff sought direction before negotiating final agreements and returning to the commission for formal votes.

City staff and an independent economist described the fiscal rationale. Steven McDonald, the city’s independent consultant, said the development could increase the city’s taxable base from the 200-acre project by about 8.3% and estimated an incremental net fiscal benefit to the city at buildout of roughly $2 million to $2.5 million annually, while noting substantial upfront capital and service costs. "The market value from the potential growth of developing all of these acres is going to be very significant," McDonald said.

Why it matters: The commission’s consensus lets staff begin time-sensitive permitting and negotiation steps — including a CDD petition that the developer formally submitted the day of the meeting — that would change how infrastructure is financed and maintained in the Main Street area. City staff emphasized that any final agreements, assessments or ordinances will return to the commission for formal approval.

Key directions given at the workshop

- Community Development District (CDD): Commissioners gave consensus to direct staff to process the CDD application and begin the necessary public-notice and application steps. City staff said a CDD lowers interest costs for infrastructure and, if approved, could assume long‑term maintenance of streetscapes "from building facade to building facade," including sidewalks, landscaping and street furniture. Commissioner Bridal said, "I give a consensus," and other commissioners echoed that support.

- Village Green (park) and parking garage: Commissioners agreed to include the Village Green and a potential public parking structure within the CDD boundary and to authorize staff to negotiate a cost‑share with the developer for construction. The city expects to pay the developer back for any city-funded share through an interlocal or reimbursement agreement rather than as CDD assessments. "No assessments," City Manager Rose clarified, noting the city would reimburse the developer by interlocal agreement.

- Cullum Road and Broward County surtax reimbursement: Staff sought and received consensus to negotiate a project‑specific interlocal agreement (ILA) with Broward County to use county surtax funds for the city’s Cullum Road obligations and to have the CDD act as the contractor. Staff said the expected reimbursement cap from the county is $6,371,000 and that the city would not enter an agreement unless the county provides a reimbursement mechanism.

- Land swap for the civic node and fire administration site: Commissioners gave consensus to advance a land‑swap arrangement intended to assemble property for the civic node (parking garage, Village Green, Block 13 and fire administration). Staff said appraisals will be updated and the objective is to execute an exchange that is cost‑neutral to both the city and the developer.

- Undergrounding utilities along Lyons Road: The commission gave consensus for the city to participate in converting overhead lines to underground in the Main Street area for continuity and aesthetics; staff estimated the city’s participation could be up to approximately $1,000,000, while noting updated cost estimates for the full scope are closer to $2,000,000. Staff clarified the project would not include large transmission poles.

- Workforce housing programs: Commissioners agreed in concept to two programs: a first‑time homebuyer assistance program funded from the city’s linkage/affordable‑housing trust and a rental workforce‑housing incentive to buy down up to 15% of units on specified blocks (approximation used was 120 units) with deed restrictions for a 30‑year period. Commissioner Wasserman emphasized local preference and education, and staff said program eligibility and caps would be developed and returned for formal approval.

What the commission did not do

The workshop recorded consensus direction but no formal votes; staff said each agreement and any assessment or ordinance would return to the commission for formal consideration and final approval. Several commissioners reiterated that technical details, final costs, legal language and resident education would be handled during negotiation and in later agenda items.

Next steps and city staff’s plan

City Manager Sheila Rose and staff will proceed to: process the CDD petition (time‑sensitive under state statute notices), update property appraisals for any land swap, develop construction criteria packages for the parking structure, negotiate the ILA with Broward County for surtax reimbursement, refine undergrounding cost estimates and draft workforce‑housing program rules. Staff repeatedly noted that final agreements and any required assessments or interlocal agreements would be returned to the commission for formal action.

Commissioners and staff who spoke at the workshop included Mayor Welch, Vice Mayor Railey, Commissioner Riedell, Commissioner Wasserman, Commissioner Bridal, Commissioner Brody, City Manager Sheila Rose, Justin Proffitt (staff), Peter Gay (financial analyst), and consultant Steven McDonald. Several staff members and outside consultants noted risks from market fluctuations, legislative changes and the timing gap between infrastructure costs and revenue realization; McDonald said his analysis focused on long‑term buildout projections rather than short‑term cash flow.

The commission closed the workshop with instructions for staff to continue negotiations and to bring formal documents back to the commission for public hearings and votes.