Commission adopts Vankemolder Equestrian Neighborhood overlay after public hearing

The Coconut Creek City Commission voted unanimously Aug. 7 to adopt the Vankemolder neighborhood master plan and create the Vankemolder Equestrian Neighborhood overlay area, a quasi‑judicial land‑use action covering the area south of Wiles Road, west of Tradewinds Park and east of Lyons Road.

Justin Proffitt, director of sustainable development, told the commission staff made a minor revision to the draft ordinance’s definition of “nonresidential farm building” to align it with state statute after first reading. With that change recommended, the ordinance returned for second reading and a public hearing.

Three residents spoke at the hearing. Drew Phillips (4 To 320 Vankemolder Road) raised a traffic‑flow concern at the Wiles Road intersection and asked the city to evaluate lane configuration so right‑turning vehicles do not block through lanes during morning peak periods. The mayor asked staff to have the city engineer evaluate the intersection with Broward County. Yola Cook, representing Spanaway Properties and Spitfire Farm at 4201 Vankemolder Road, thanked the city for preserving green space and asked for clarification on a future‑land‑use map label; staff explained the numeric future‑land‑use label indicates potential density ("5" meaning about five dwelling units per acre) but that current zoning (A‑1) and the overlay provide more specific controls. Andy Cody voiced support for the resident request about lane configuration.

Commissioners who live near the area and members of the public who attended the hearing expressed support for the overlay and for staff’s community‑engagement process, which included earlier public meetings and multiple open houses over the past two years. Commissioner Sandy Riedell asked for a show of hands from residents present; the commission interpreted the show of hands and the testimony as support to move forward. Commissioner Jeff Brody made the motion to adopt the ordinance; Vice Mayor Wasserman seconded. The final vote was unanimous.

The ordinance amends Chapter 13 (Land Development Code) to add definitions and a zoning overlay (subsection 13‑319(c)(4)) that implements standards for the area while expressly excluding the San Molina and Coquina subdivisions from the overlay. Proffitt said the overlay enshrines the A‑1 zoning standards for the neighborhood and clarifies which farm and equestrian uses may continue under local and state definitions.

Why it matters: the overlay is intended to preserve the area’s semi‑rural and equestrian character by setting local zoning overlay standards that will guide future development and land‑use decisions. Staff noted the overlay does not automatically change existing zoning for parcels not in the overlay and that detailed site plans or zoning changes would still be reviewed under the city’s quasi‑judicial procedures.

Implementation notes: the planning and zoning advisory board and staff will monitor implementation; the commission noted the overlay will be reflected in city maps and in subsequent permitting and review work. Commissioners asked staff to continue community outreach about any follow‑up technical clarifications.