CITY OF MARGATE - SR 7 TRANSIT ORIENTED CORRIDOR - #07-01
TABLE OF CONTENTS
TOPICS
PAGE
1.
TRANSMITTAL LETTER
2.
LOCAL GOVERNMENT INFORMATION ..................................................1
3.
APPLICANT INFORMATION ........................................................................3
4.
AMENDMENT SITE DESCRIPTION ............................................................4
5.
EXISTING AND PROPOSED USES ...............................................................5
6.
ANALYSIS OF PUBLIC FACILTIES AND SERVICES ..............................8
7.
ANALYSIS OF NATURAL AND HISTORIC RESOURCES .....................20
8.
LAND USE COMPATIBILITY .........................................................................21
9.
HURRICANE EVACUATION ANALYSIS ...................................................22
10.
REDEVELOPMENT ANALYSIS .....................................................................22
11.
INTERGOVERNMENTAL COORDINATION............................................22
12.
CONSISTENCY WITH GOALS, OBJECTIVES AND POLICIES OF
THE BROWARD COUNTY LAND USE PLAN ...........................................22
13.
POPULATION PROJECTIONS .......................................................................30
14.
ADDITIONAL SUPPORT DOCUMENTS ....................................................30
15.
PLAN AMENDMENT COPIES .......................................................................30
16.
PUBLIC EDUCATION ANALYSIS.................................................................31
CITY OF MARGATE – SR 7 TRANSIT ORIENTED CORRIDOR - # 07-01
LIST OF ATTACHMENTS
Attachment 1…………..……………..……………………………Planning & Zoning Board Minutes
Attachment 2…………………………...…………………...City Commission Transmittal Ordinance
Attachment 3…………...Local Planning Agency & City Commission Newspaper Advertisement
Attachment 4………………………………….………………………………………. Legal Description
Attachment 5………………………………………………………………….…… Project Location Map
Attachment 6……………………………………………………………. Current Future Land Use Map
Attachment 7……………………………………………………….… Proposed Future Land Use Map
Attachment 8……………………………………………………….…….. City of Margate Staff Report
Attachment 9…………………………………….…..Broward County Planning Council Staff Report
CITY OF MARGATE – SR 7 TRANSIT ORIENTED CORRIDOR #07-01
1. LETTER OF TRANSMITTAL
A letter from the City Manager, indicating that the City Commission has acted by
Ordinance on September 20, 2006 to transmit the proposed amendment to the Broward
County Planning Council with a recommendation of approval is included. A
recommendation of transmittal from the Broward County Planning Council and
Broward County Commission are also included. Strikethrough and underline portions
of this amendment application reflect actions of the Broward County Planning Council
and Broward County Commission request to reduce the proposed residential allocation
from 4,716 dwelling units to 3,565 dwelling units and removal of approximately 16
acres of Conservation designated land from the amendment area.
2. LOCAL GOVERNMENT INFORMATION
A. Local Land Use Plan Amendment or Case Number.
Plan amendment:
SR 7 TRANSIT ORIENTED CORRIDOR - #07-01
B. Proposed Month of Adoption of Local Land Use Plan Amendment.
The proposed month of adoption is September, 2007
C. Name, Title Address, Telephone, E-Mail, and Facsimile Number for Local
Government Contact.
Name:
Title:
Address:
Telephone:
E-mail:
Fax:
Emilio C. Esteban, PE
Director, Department of Environmental & Engineering Services
901 NW 66th Avenue, Margate, FL 33063
954-972-0828
ecesteban@margatefl.com
954-978-7349
D. Summary Minutes From the Local Planning Agency and Local Government
Public Hearings on the Transmittal of the Broward County Land Use Plan
Amendment.
The City of Margate Planning & Zoning Board minutes are included in
Attachment A. The City Commission ordinance transmitting the proposed
amendment and proposed policies are included in Attachment B.
E. Description of Public Notification Procedures Followed For the Amendment
By the Local Government.
The proposed amendment was noticed in the Sun-Sentinel ten days prior to the
Planning & Zoning Board public hearing and ten days prior to the City
Commission public hearing. The Sun-Sentinel notice is included in Attachment
C. Property Owners within the proposed amendment site were sent notice of the
public workshops, the Local Planning Agency public hearing and the City
Commission public hearing. The property owner notification is included in
Attachment D. The list of property owners notified is included in Attachment E.
Public Workshop participation is included in Attachment F.
3. APPLICANT INFORMATION
A. Name, Title, Address, Telephone, E-Mail, and Facsimile Number of the Applicant.
Name:
Title:
Address:
Telephone:
E-mail:
Fax:
Emilio C. Esteban, PE
Director, Department of Environmental & Engineering Services
901 NW 66th Avenue, Margate, FL 33068
954-972-0828
ecesteban@margatefl.com
954-978-7349
B. Name, Title, Address, Telephone, E-Mail, and Facsimile Number of the Agent.
NA
C. Name, Title, Address, Telephone, E-Mail, and Facsimile Number of the Owner.
NA
D. Planning Council Fee For Processing The Amendment In Accordance With The
Attached Exhibit C, “Fee Schedule For Amendments To The Broward County
Land Use Plan and Local Land Use Element.
The required fee of $7,562 has been submitted.
E. Applicant’s Rationale For The Amendment. The Planning Council Requests A
Condensed Version for Inclusion In The Staff Report (About Two Paragraphs).
A change to the Future Land Use Map (FLUM) and the Broward County Land Use
Plan (BCLUP) is necessary to implement the community vision plan, known as the
SR7/441 Corridor Master Plan, approved by the City Commission serving as the
Community Redevelopment Agency (CRA) on September 7, 2005. The community
vision plan was created as part of The State Road 7/U.S. 441 Strategic Master Plan
charrette series conducted on October 4 – 11, 2003. The community vision plan was
conducted to improve the economic and aesthetic conditions along the SR 7/US 441
corridor and to increase mobility along the corridor through enhanced
transportation and land use coordination.
As a major north-south transit route, the SR 7/US 441 corridor has the County’s
highest transit ridership levels.
Broward County Transit has recorded
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approximately 4.5 million annual riders on the State Road 7 Route 18. The corridor
is currently designated by Broward County as a “Premium” transit corridor and
major transit investments for Fast Rapid Transit service are proposed in the near
term. Longer term projections indicate that light-rail service may be provided along
this designated premium transit corridor. Supporting land uses and densities are
encouraged to enhance future transit investments. The existing Future Land Use
Map designations along the corridor provide limited opportunity for transitsupportive development. The new future land use category will support transit
oriented development.
The County’s Transit Oriented Corridor was created, in part, to encourage
pedestrian friendly and transit-supportive development along the SR-7/US-441
Corridor and to capture economic development potential of the corridor. The
proposed Transit Oriented Corridor future land use category will provide the City
with the necessary mix of land uses, density and design that will encourage the
creation of an environment that will promote transit usage and sense of place
currently lacking along the corridor.
4.
AMENDMENT SITE DESCRIPTION
A.
CONCISE
WRITTEN DESCRIPTION OF THE GENERAL BOUNDARIES AND GROSS
ACREAGE (AS DEFINED BY THE BCLUP) OF THE PROPOSED AMENDMENT.
The gross acreage is approximately 1,200 1,184.3 acres. The amendment area
generally incorporates all parcels fronting State Road 7 within the City of
Margate between Sample Road/City Limits to the north and Forest
Boulevard/City Limits to the south, Banks Road to the east and Cocomar
Canal to the west. A legal description is included in Attachment G.
B.
SEALED SURVEY, INCLUDING LEGAL DESCRIPTION OF THE AREA PROPOSED TO BE
AMENDED.
Previous discussions with the Broward County Planning Council indicated
that a survey was not necessary for this amendment application.
C.
MAP
AT A SCALE OF
1”=300’
CLEARLY INDICATING THE AMENDMENT’S
LOCATION, BOUNDARIES AND PROPOSED LAND USES.
ACCEPTED AT THE DISCRETION OF THE
(OTHER SCALES MAY BE
PLANNING COUNCIL EXECUTIVE
DIRECTOR.)
One map at a scale of 1”=300’ has been provided. Previous discussions with
the Broward County Planning Council indicated that a smaller scale map is
acceptable for this amendment application and is included in Attachment H.
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5.
EXISTING AND PROPOSED USES
A.
CURRENT
BROWARD COUNTY LAND USE PLAN
IF MULTIPLE DESIGNATIONS,
DESCRIBE ACREAGE WITHIN EACH DESIGNATION.
AND PROPOSED LOCAL AND
DESIGNATIONS FOR THE AMENDMENT SITE.
The area is largely designated as Commercial by the Broward County Land
Use Plan and the City’s Future Land Use Map Series. Some areas are
currently designated for Industrial, Residential, Parks and Recreation,
Commercial, Office Park, and Community Facilities. The proposed Broward
County Land Use Plan and Future Land Use Map Series future land use
designation is Transit Oriented Corridor. Attachment I and J reflect the
current and proposed future land use designations of the area.
Current City Land Use Designation
Commercial
Community Facilities
Conservation
Industrial
Office Park
Park & Open Space
Residential 3 DU/Acre
Residential 4 DU/Acre
Residential 5 DU/Acre
Residential 7 DU/Acre
Residential 10 DU/Acre
Residential 16 DU/Acre
Residential 20 DU/Acre
Residential 25 DU/Acre
Pompano Canal
Total
Current County Designation
Commercial
Community Facilities
Conservation
Industrial
Office Park
Open Space
Park
Residential 3 DU/Acre
Residential 5 DU/Acre
Residential 10 DU/Acre
Residential 16 DU/Acre
5
Gross Acres
616.28
20.72
3.42
181.64
33.70
31.96 16.26
12.41
135
11.55
18.81
22.53
45.77
33.01
32.497
0.6
1,201.52
1,184.3
Net
Acres
507.15
17.57
14.27
159.09
16.13
27.09
0
11.48
129.59
16.83
29.59
Gross
Acres
613.20
21.24
17.25
192.32
19.50
32.75
0
13.88
156.66
20.35
35.8
B.
Residential 25 DU/Acre
Pompano Canal/Water
Right of Way
65.03
0.11
207.87
78.61
0
0
Total
1201.52
1,184.3
1201.52
1,184.3
CURRENT LAND USE DESIGNATIONS FOR THE SURROUNDING PROPERTIES.
The current land use designations for the surrounding properties are shown
below and in Attachment I. The north side of the area is adjacent to Sample
Road with commercial uses in the Cities of Coral Springs and Coconut Creek
abutting. To the south are Commercial and residential uses within the City of
North Lauderdale. The east side is surrounded by a mix of commercial,
industrial and residential uses. The uses to the west are primarily residential
uses.
Location
Amendment
area
North
East
South
West
C.
Current Land Use
Commercial/Residential/Office/Industrial
Commercial/Residential
Commercial/Industrial/Residential
Commercial
Residential
INDICATE IF THE FLEXIBILITY PROVISIONS OF THE BROWARD COUNTY LAND USE
PLAN HAVE BEEN USED TO REZONE ADJACENT AREAS.
The subject site falls within Flexibility Zones 35, and 36. Flexibility provisions
have been used to rezone adjacent areas of Rancho Margate and Celebration
Point.
D.
EXISTING USE OF THE AMENDMENT SITE AND ADJACENT AREAS.
The existing land uses of the amendment site and adjacent areas are shown
below and in Attachment I.
Location
Amendment
area
North
East
South
West
Existing Use
Commercial/Industrial/Residential/ Vacant
Commercial/Industrial/Residential/ Vacant
Commercial/Industrial/ Residential
Commercial/Industrial/Vacant
Residential
6
E.
PROPOSED USE OF THE AMENDMENT SITE, INCLUDING SQUARE FOOTAGE AND/OR
DWELLING UNITS COUNT PROPOSED FOR EACH PARCEL.
The proposed Transit Oriented Corridor (TOC) future land use designation
would allow a maximum of an additional 3,000 1,849 dwelling units; 350,000
square feet of commercial; 500,000 square feet of industrial space; 850,000
square feet of office; and 500 hotel rooms, over what is currently existing in a
residential mixed-use TOC district rather than fourteen separate
predominately single-use land use development categories that make up the
area. Currently there are 1,716 residential units; 4,104,894 gross square feet of
commercial; 1,330,884 gross square feet of industrial space; 521,159 gross
square feet of office space; and 55 motel rooms in the subject area. (See
specifically proposed Policy 13.2 in the City’s proposed ordinance included in
Attachment B). Exhibit “A” of the proposed ordinance includes all proposed
Goals, Objectives, and Policies associated with the new TOC future land use
category.
F.
MAXIMUM
ALLOWABLE
DEVELOPMENT
PER
LOCAL
GOVERNMENT
LAND
BROWARD COUNTY LAND USE
SITE, INCLUDING SQUARE FOOTAGE AND/OR
DEVELOPMENT REGULATIONS UNDER EXISTING
PLAN
DESIGNATIONS FOR THE
DWELLING UNIT COUNT.
The maximum allowable development under the existing Broward County
Land Use Plan designations for the site includes 6,209,900 gross square feet of
commercial designated use; 1,755,000 gross square feet of industrial use;
337,000 gross square feet of office use; 207,600 gross square feet of community
facility; for a cumulative total of 8,509,500 gross square feet of non-residential
development; and 3,565 dwelling units. Currently, 5,951,321 gross square feet
of non-residential development and 1,716 residential units (734 single-family
units and 982 multi-family units), exist on the subject site. The net result is
an increase in industrial use by 75,884 gross square feet; an increase in hotel
use by 500 units; and a decrease in commercial/office use by 760,847 gross
square feet. All areas designated as Open Space, or Park will remain and new
development will be required to provide additional open space and reduce
impervious area. Using the Broward County Land Use Plan Designations,
the estimated net effect is a reduction of 1,676,106 square feet of commercial
use; a reduction of 92,116 square feet of industrial use; a reduction of 212,000
square feet of community facilities use; an addition of 1,176,159 square feet of
office; an addition of 555 hotel rooms; and an addition of 2.2 acres of open
space use. It should be noted that no actual reduction of use is anticipated.
The amendment supports a significant amount of new development that be
expected during the planning timeframe and can be accommodated by
existing water and wastewater facilities. It is expected that if additional water
and wastewater is available and there is a need for additional increases in
land uses that the appropriate land use amendments will be filed to support
the increase.
7
The following table summarizes the existing amount of development
currently approved in the Broward County Future Land Use Plan and the net
effect of the proposed amendment:
Use
Existing Max.
Existing Built
TOC Need
TOC Max.
Net Increase/(Decrease)
Commercial:
6,586,900 sq. ft.
4,104,894 sq. ft.
350,000 sq. ft.
4,454,894 sq. ft.
(2,132,006) sq. ft.
Office:
337,000
521,159* sq. ft.
850,000 sq. ft.
1,371,159 sq. ft.
1,034,159 sq. ft.
Industrial
1,755,000 sq. ft.
1,330,884 sq. ft.
500,000 sq. ft.
1,830,884 sq. ft.
75,884 sq. ft.
Residential:
3,315 d.u.
1,716 d.u.
3,000 1,849 d.u.
4,716 3,565 d.u.
1,401 0 d.u.
Hotel:
NA**
55 rooms
500 rooms
529 rooms
500 rooms
Recreation & Open Space
35 acres
35 acres
NA
NA
NA
* Includes Office uses permitted in Commercial. **Included in Commercial
6. ANALYSIS OF PUBLIC FACILITIES AND SERVICES
The items below must be addressed to determine the impact of an
amendment on existing and planned public facilities and services. Provide
calculations for each public facility and/or service.
A. Sanitary Sewer Analysis
1) Identify whether the site is currently and/or proposed to be serviced by septic
tanks.
The amendment area is currently serviced by the City of Margate sewer system.
2) Identify the sanitary sewer facilities serving the service area in which
the amendment is located including the current plant capacity, current
and committed demand on plant capacity, and committed plant
capacity.
The amendment area is served by the City of Margate Wastewater Treatment
Plant.
Current Plant Capacity – 3- month average
Planned Plant Capacity
Current Demand – 3-month average flow
Committed Flows
Committed Plant Capacity- 3- month average
10.1 mgd
0 mgd
8.717 mgd
0 mgd
8.717 mgd
Based on Broward County Population Projections for Year 2025 of 67,589, the
projected annual average daily (AADF) and three month average flows
(TMADF) are anticipated to be 9.192 mgd and 10.571 mgd, respectively. The City
of Margate permitted plant capacities are 8.780 mgd (AADF) and 10.148 mgd
(TMADF). The plant capacity, therefore, is marginally lower than the projected
8
capacity and will require capacity upgrades to accommodate development
anticipated through the Year 2025.
The methodology used by Broward County for population projections considers
redevelopment in the City as a significant factor for population growth,
including the redevelopment anticipated from this land use plan amendment.
Since the projected flows through the Year 2025 are marginally over the current
plant capacity, no plant capacity expansions are planned at the current time.
However, the development in the city will be monitored and restricted, if
required, until the capacity increase required is accomplished. This amendment
application also restricts development of residential units to 2,500 1,849 until the
plant capacity issues are addressed. This restriction is identified as Policy # 13.3
of Exhibit A of the City Commission Transmittal Ordinance, provided as
Attachment B of the amendment application.
3) Identify the change in demand on plant capacity resulting from this
amendment. Provide calculations, including anticipated demand per
square foot* or dwelling units.
Future Land Use
Office
Industrial
Commercial
Hotel
Residential @3,000
1,849
Methodology
Demand
850,000 sf. @ 0.2 gpd/sf
+170,000 gpd
500,000 sf. @ 0.15 gpd/sf
+75,000 gpd
350,000 sf. @ 0.1 gpd/sf
+35,000 gpd
500 rooms @ 150 gpd/room
+75,000 gpd
6,540 4,030 pop. x 136
gpcpd
+889,440
548,191 gpd
Total 2015: + 1,244,440 903,191* gpd
*Over current 2006 demand. +1,031,240 689,991gpd with net commercial use
decrease.
4) Identify the projected plant capacity and demand for the short and long
range planning horizons as identified within the adopted
comprehensive plan. Provide demand projections and information
regarding planned capacity expansions including year, identified
funding sources and other relevant information.
The City of Margate Wastewater Plant is currently operating at 3-month
average daily flows of 8.717 mgd. The current plant capacity is 10.1 mgd.
The 1.244 mgd AADF anticipated from the proposed amendments, which
equates to 1.43 mgd of 3-month average daily flows, would exceed the
current permitted plant capacity of 10.1 mgd. Prior to more than 2,500
1,849 units being constructed, the City will require upgrades to the plant
9
to accommodate additional flow. (See proposed Policy 13.3 in
Attachment B).
5) Provide information regarding existing and proposed trunk lines and
lateral hookups to the amendment site.
The amendment area is already served with sanitary sewer services.
Portions of the subject site are served by a total of 13 lift stations and
force mains ranging from 6” to 26” inches in size.
The proposed
development would require upgrades to existing transmission piping
and lift stations, and may also require additional transmission piping and
additional lift stations.
B. Potable Water Analysis
1) Provide the adopted level of service standard for the service area in
which the amendment is located.
Residential Single Family 350 gpd
Residential Per Capita 100 gpcd
Office 0.2 gpd/sf
Industrial 0.15 gpd/sf
Commercial 0.1 gpd/sf
Hotel 150 gpd/room
2) Identify the facilities serving the service area in which the amendment
is located including the current plant capacity, current and committed
demand on the plant and the South Florida Water Management District
(SFWMD) permitted withdrawal.
10
Facilities
Water Treatment Plant
Plant capacity
20.0 mgd
SFWMD permitted withdrawal
Average thru 04-2010:
Peak thru 04-2010:
SFWMD permitted withdrawal
Average after 04-2010:
Peak after 04-2010:
Current demand AADD
9.3 mgd
10.13 mgd
8.5 mgd
9 mgd
6.77 mgd
Committed demand
Available permit capacity
Proposed Amendment demand
0 mgd
2.53 mgd
1.244 .901 mgd
Projected Capacity:
Thru 04-2010:
After 04-2010:
1.286 1.629 mgd
0.486 .829 mgd
Based on Broward County Population Projections for Year 2025 of 67,589, the
projected demand is anticipated to be 9.192 mgd (average) and 12.777 mgd
(peak). City of Margate Water Treatment Plant capacity of 20 mgd is in excess of
the projected demand. Therefore, no plant capacity increases are planned. City
of Margate wellfield capacity of 24 mgd also exceeds the projected demand;
therefore, no capacity increases are planned for the wellfield. However, current
SFWMD permitted withdrawals from the wellfield through Year 2010 are 9.3
mgd (average) and 10.130 mgd (peak). The withdrawal rates will fall back to 8.5
mgd (average) and 9.0 mgd (peak) in the year 2010. As a result, in 2010, the
permitted withdrawal capacity will be lower than the Year 2025 projected
demand. To date, it’s unclear if SFWMD will allocate additional withdrawal
capacity in 2010 to meet Margate’s Year 2025 demand or require the City to
address the shortfall through alternative water supply projects. If alternative
water supply projects are required by SFWMD, then the city will proceed to
implement the projects to overcome the shortfall.
The projected demand as a result of this land use amendment of 8.014 7.671 mgd
is well below the permitted withdrawal capacity subsequent to Year 2010. As a
result, no immediate projects are planned to accommodate the shortfall through
the Year 2025. However, the developments in the City, including the
redevelopment anticipated as part of this amendment, will be monitored and
restricted until the withdrawal capacity required is accomplished.
3) Identify the wellfield serving the service area in which the amendment
is located including the permitted capacity, committed capacity,
remaining capacity and expiration date of the permit.
11
The wellfield is located at the Margate Water Treatment Plant, 901 NW 66th
Avenue.
City of Margate Wellfield
Permitted capacity (peak),thru 2010
Permitted capacity (peak, after 2010
Permit expiration date
10.13 mgd
9.0
04-2025
4) Identify the change in potable water demand resulting from this
amendment - provide calculations including anticipated demand per
square foot or dwelling units.
Future Land Use
Office
Industrial
Commercial
Hotel
Residential @3,000
1,849
Methodology
Demand
850,000 sf. @ 0.2 gpd/sf
+170,000 gpd
500,000 sf. @ 0.15 gpd/sf
+75,000 gpd
350,000 sf. @ 0.1 gpd/sf
+35,000 gpd
500 rooms @ 150 gpd/room
+75,000 gpd
6,540 4,030 pop. x 136
gpcpd
+889,440
548,191 gpd
Total 2015: + 1,244,440 903,191* gpd
*Over current 2006 demand. +1,031,240 689,991gpd with net commercial use
decrease.
5) Identify the projected capacity and demand for the short and long
range planning horizons as included within the adopted
comprehensive plan - provide demand projections and information
regarding planned plant capacity expansions including year, funding
sources and other relevant information. If additional wellfields are
planned, provide status including the status of any permit applications.
The City of Margate Water Treatment Plant has a capacity of 20.0 mgd
with an average peak flow of 7.88 mgd (2005). There is sufficient capacity
to serve the amendment site and expected population within the City of
Margate through the year 2015 and 2025.
6) Provide information regarding existing and proposed trunk lines and
water main hookups to the amendment site.
The amendment site is already served with potable water. Portions of the
site are served with water mains ranging from 6” to 18” inches in size.
12
7) Letter from utility verifying the information in items 1-6 above.
A letter from the City of Margate Utilities Department is included in Attachment
M.
C. Drainage Analysis
1) Provide the adopted level of service standard for the service area in
which the amendment is located.
The design capacity of the C-14 Primary Canal is limited by the South Florida
Water Management District to:
Allowable Runoff…………………………69.2 csm
Drainage Design Frequency……………...25 year 3-day storm
2) Identify the drainage systems serving the service area in which the
amendment is located.
The C-14 canal bisects the subject site just south of Atlantic Boulevard.
Runoff from area is routed through the local canal network prior to
discharge into C-14 canal. No specific development is proposed at this
time. New development will be required to provide adequate drainage
systems to handle stormwater run-off.
3) Identify any planned drainage improvements, including year, funding
sources and other relevant information.
No specific development is proposed at this time.
4) Indicate if a Surface Water Management Plan has been approved by, or
an application submitted to, the SFWMD and/or any independent
drainage district, for the amendment site. Identify the permit
number(s), or application number(s) if the project is pending, for the
amendment site. If an amendment site is not required to obtain a
SFWMD permit, provide documentation of same.
No specific development is proposed at this time.
5) If the area in which the amendment is located does not meet the
adopted level of service and there are no improvements planned (by
the unit of local government or drainage authority) to address the
deficiencies, provide an engineering analysis which demonstrated how
the site will be drained and the impact on the surrounding properties.
The information should include the wet season water level for the
amendment site, design storm elevation, natural and proposed land
elevation, one hundred year flood elevation, acreage for proposed
13
water management retention area, elevations for buildings, roads and
years, storage and runoff calculations for the design storm and
estimated time for flood waters to recede to the natural land elevation.
No specific development is proposed at this time. New development will
be required to provide adequate drainage systems to handle stormwater
run-off. The new urban design proposed by the amendment is expected
to add green space and minimize impervious surface area. Stormwater
vaults will also be encouraged as a strategy to address stormwater.
6) Letter from the local drainage district serving the area in which the
amendment is located verifying the information in items 1-5 above.
A letter from the Broward County Water Management Division/Cocomar
Water Control District is included in Attachment N.
D. Solid Waste
1) Provide the adopted level of service standard for the service area in
which the amendment is located.
The adopted LOS for solid waste is:
Industrial – 2 lbs. per 100 sq. ft. per day
Office - 1 lbs. per 100 sq. ft. per day
Commercial – 5- 9 lbs. per 100 sq. ft. per day
Residential – 8.9 lbs. per capita per day.
Hotel – 5.43 lbs. per room per day.
2) Identify the facilities serving the service area in which the amendment
is located including the landfill/plant capacity, current demand on
landfill/plant capacity and committed landfill/plant capacity.
The facilities that serve the subject area are the Broward County North
and South Resource Recovery Facilities (NRRF) (SRRF) and the Broward
County Interim Contingency Landfill (BIC). The capacity of the NRRF
and SRRF is 1.6 million tons per year. The BIC capacity is 4.5 million
cubic yards. The current demand at the resource recovery facilities is 1.1
million tons per year and the demand at the BIC is 50,000 tons per year.
The committed capacity at the NRRF and SRRF is 1.1 million tons per
year. There is no committed capacity at the BIC.
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3) Identify the change in demand resulting from this amendment. Provide
calculations including assumed demand per square foot or dwelling
unit.
Future Land Use
Non-Residential
Residential
Methodology
Demand
1,700,00 sq. ft. @ 2 lbs. per 100 sq. ft per day
+34,000 lbs.
3,000 1,849 dwelling units at 8.9 lbs. per unit +26,700 16,456 lbs.
per day
Total 2015: +60,700 50,456* lbs.
* Over current 2006 demand. +18,060 7,817 lbs with net commercial use decrease.
4) Letter from service provider verifying the information in items 1-3 above.
A letter from the Broward County Waste and Recycling Services is included
in Attachment O.
E. Recreation and Open Space Analysis
1) Provide the adopted level of service standard for the service area in
which the amendment is located and the current level of service.
The adopted level of service standard for Recreation and Open Space is 3
acres per 1,000 residents. The City currently has 205.1 acres of Park and
Recreation lands and exceeds the adopted LOS standard by 37.45 acres.
There is sufficient capacity to serve the amendment site and expected
population within the City of Margate through the year 2025 with a
surplus of 22.72 acres.
2) Identify the parks serving the service area in which the amendment is
located including acreage and facility type, e.g. neighborhood,
community or regional park.
The amendment area currently contains 31.964 Gross acres of Parks and
Recreation, Including the following:
Andrews Field (Margate Middle School) 12.529 acres
Coral Gate Park (City Park) 4.492 acres
David Park (City Park) 6.901 acres
Kaye Stevens Park (City Park) 3.721 acres
Serino Park (City Park) 1.711 acres
Parcel E of Margate Middle School (School site) 1.129 acres
Canal S.E. of Lemon Tree Lake (Open Space)
S.W. Corner of Lemon Tree Lake (Open Space) .209 acres
15
Policy 13.10 of Exhibit A of the City Commission Transmittal Ordinance,
provided as Attachment B of this amendment application provides that
Public plazas, urban open space or green space/pocket parks s uses that
are accessible to the public shall be provided as an integrated component
within the TOC.
All existing Parks and Recreational Space shall remain while
implementing this amendment. In no case shall less than thirty five (35)
acres will be provided for Parks and Recreation Space. There are few
open spaces in the amendment area but there is a Community Center.
The new development proposes to incorporated new green spaces by as
much as 19.62 acres or 3 acres for every 1,000 residents.
3) Quantify the change in need for park acreage resulting from this amendment.
Based upon an average household size of 2.18 persons per household, the
proposed residential development is expected to generate approximately
6,540 4,030 additional people. The amendment is expected to generate an
additional need for approximately 19.62 12.09 acres of recreational land.
Based on the current adopted level of service standard a surplus of 22.72
acres will remain. The proposed redevelopment plan proposes to
incorporate open space into the development; therefore, increase available
open space in the City. Currently there are 33.7 acres of Park and Open
Space in the amendment area. At a minimum, this acreage will be
maintained and through redevelopment, additional open spaces will be
required.
4) Identify the projected park needs for the short and long range planning
horizons as identified within the adopted comprehensive plan provide need projections and information regarding planned capacity
expansions including year, identified funding sources, and other
relevant information.
Through the year 2025, the City will exceed its adopted level of service for
parks by 22.72 acres. This amendment would increase this surplus by an
estimated 19.62 12.09 acres.
16
F. Traffic Circulation Analysis
1) Identify the roadways impacted by the proposed amendment and
indicate the number of lanes, current traffic volumes, adopted level of
service and current level of service for each roadway.
Station
Roadway
Lanes
PM
Peak
Volume
(2006)
4,140
4,260
4,660
3,770
3,440
4,140
2,865
4,214
2,746
889
4,110
Adopted
LOS
Current
LOS
(2006)
6
6
6
6
6
6
6
6
6
4
6
Current
Volume
AADT
(2006)
50,500
52,000
56,457
46,000
42,000
50,500
31,757
58,288
29,966
9,461
48,393
14
169
298
426
427
5294
7473
7491
8056
9200
9672
Atlantic Blvd. East of US 441
US 441 South of Copans Road
US 441 South of Coconut Crk Pkwy
US 441 South of Southgate Blvd.
US 441 South of Sample Road
SR 7 North of Copans Road
Royal Palm West of SR 7
SR 7 South of Atlantic
Copans Road East of Atlantic Blvd.
Margate Blvd. West of SR 7
Atlantic West of US 441
D
D
D
D
D
D
D
D
D
D
D
E
F
F
F
E
E
D
F
D
C
D
9671
Coconut Crk Pkwy East of US 441
6
26,242
2,227
D
D
2) Identify the projected level of service for the roadways impacted by the
proposed amendment for the short-term and long-term planning
horizons.
Station
Roadway
Lanes
6
6
6
6
6
6
6
6
4
6
Current
Volume
AADT
(2006)
50,500
52,000
56,457
46,000
42,000
31,757
58,288
29,966
9,461
48,393
Projected
Volume
AADT
(2010)
51,900
54,600
58,000
49,500
45,500
32,800
60,100
31,700
10,500
50,200
Projected
Volume
AADT
(2015)
53,700
57,800
59,900
53,900
49,900
34,200
64,200
34,000
11,800
52,400
Projected
Volume
AADT
(2030)
59,000
67,500
65,800
67,000
63,200
38,300
74,000
40,600
15,800
59,000
782
527
525
521
529
840
523
842
810
780
Atlantic Blvd. East of US 441
US 441 South of Copans Road
US 441 South of Coconut Crk Pkwy
US 441 South of Southgate Blvd.
US 441 South of Sample Road
Royal Palm West of SR 7
SR 7 South of Atlantic
Copans Road East of Atlantic Blvd.
Margate Blvd. West of SR 7
Atlantic West of US 441
812
Coconut Crk Pkwy East of US 441
Projected
LOS
(2030)
F
F
F
F
F
F
F
F
D
F
6
26,242
28,700
31,700
40,700
F
3) Analyze traffic impacts resulting from the amendment. You may
provide a traffic impact analysis for this amendment - calculate
anticipated average daily traffic generation for the existing and
proposed land use designations. If the amendment reflects a net
increase in traffic generation, identify access points to/from the
amendment site and provide a distribution of the additional traffic on
the impacted roadway network and identify the resulting level of
service change for the 2015 planning horizons.
17
Land Use
Impacts
Industrial (110)
Office (710)
Commercial (820)
Hotel (310)
Residential (230)
+75,884 sq. ft.
+850,000 sq. ft.
- 2,132,006 sq. ft.
+500 rooms
+1,401 0
Trip
Generation
Rate
1.08 per 1,000 sq. ft.
1.08 per 1,000 sq. ft.
3.74 per 1,000 sq. ft.
0.56 per room
0.54 per dwelling
units
Total:
Total
Trips
+81
+941
-7,974
+280
+756 0
Daily
-5,915 -6,672*
*Over 2006 current uses. -4,606 -5,362 with net land use max.
Source: Trip Generation 6th Edition, Institute of Transportation Engineers
4) Provide any transportation studies relating to this amendment, as desired.
Reductions in the total trip generation can be gained if the proposed
development is coordinated with proposed transit improvements associated
with the State Road 7 Rapid Bus.
G. Mass Transit Analysis
1) Identify the mass transit modes serving the amendment area.
The site is served by Broward County Transit routes 18 and 18-LS with stops
located at various locations on SR 7/US 441. Route 18 provides service along
the entire length of SR 7/US 441, connecting to Palm Tran in Palm Beach
County and Tri-Rail and Miami-Dade County Transit in Miami-Dade
County. Route 18-LS is a limited service route that runs between Sample
Road and the Tri-Rail/Miami-Dade transit connection at the Golden Glades
interchange. The amendment area is also served by the Margate Inner-City
Transit shuttle.
The proposed amendment supports the Metropolitan Planning
Organization’s plan to provide Bus Rapid Transit service along the SR 7/US
441 corridor and long-range plans to provide light rail along the corridor.
2) Identify the change in demand resulting from this amendment.
As a Transit-Oriented development, demand would likely increase by
matching premium transit services with destinations of employment and
home conveniently located proximate to station stops.
As a note, the ability to support transit ridership is based upon increased
density and intensity around transit stops. The projected increases in vehicle
trips resulting from this amendment, is offset by the focus on pedestrian
accessibility to transit stops within the adopted SR7/441 Corridor Master
18
Plan and the TOC land use category. This focus increases the likelihood of
success of transit along this corridor.
3) Identify the existing and planned mass transit routes and scheduled
service (headway) for the amendment area.
Route
BCt 18
BCt 18-LS
BCt 34
BCt 42
BCt 60
BCt 62
BCt 83
Inner City A
Inner City B
Inner City C
Inner City D
Inner City E
SFRTA
Existing Headway
15 minutes
30 minutes
30 minutes
30 minutes
30 minutes
30 minutes
30 minutes
60 minutes
60 minutes
60 minutes
60 minutes
60 minutes
30 minutes
Planned
Headway
10 minutes
N/A
N/A
N/A
15 minutes
N/A
20 minutes
N/A
N/A
N/A
N/A
N/A
N/A
4) Letter from service provider verifying the information in items 1-3 above.
A letter from Broward County Transit (BCt) is included in Attachment P.
5) Describe how the proposed amendment furthers or is consistent with
the concept of a “transit-oriented development”.
One of the main recommendations of the Charrette Plan was to maximize the
potential of the site as a Transit Oriented Development. The site has some
unique attributes that lend itself to take advantage of these opportunities.
With minimum roadway capacity available, the redevelopment potential of
this site is extremely limited. By incorporating planned premium transit
improvements that converge at this site, the City can promote significant
redevelopment.
The Charrette plan encourages mixed use development with pedestrian
access to transit stations. The Charrette plan was developed in consultation
with transportation agencies. The charrette plan recommends multiple
improvements and changes to proposed transportation plans that must be
addressed in order to promote the true potential of transit oriented
development of this site.
The Transit Oriented Corridor land use designation was developed
specifically for the type of development proposed by the City and depicted
19
in the Charrette plan. New residential and office development are key
components to promoting mixed use to support transit. Retail, Hotel and
Office uses will also help to develop a pedestrian oriented environment.
Parking garages are recommended to be shielded with mix use
development. Multiple pedestrian paths and open spaces within the TOC
are also recommended.
7. ANALYSIS OF NATURAL AND HISTORIC RESOURCES
Indicate if the site contains, is located adjacent to or has the potential to
impact any of the natural and historic resource(s) listed below, and if so,
how they will be protected or mitigated. Staff may request additional
information from the Department of Planning and Environmental
Protection and the Broward County Historical Commission regarding the
amendment’s impact on natural and historic resources. The applicant is
encouraged to contact the individual review agencies to discuss these
issues.
A. Historic sites or districts on the National Register of Historic Places or
locally designated historic sites.
According to the “Broward County Land Use Plan Cultural Resource Map
Series: Local Areas of Particular Concern – Historic Sites,” September 9, 2003,
there are no historic sites or districts on the National Register of Historic
Places on the subject site.
B. Archaeological sites listed on the Florida Master Site File.
There are no archaeological sites on the subject site that are listed on the
Florida Master Site File.
C. Wetlands.
According to the Broward County Wetlands Map (December 14, 2004) there
is only one small portion of the amendment site that contains a Cypress
Dominated Freshwater Swamp. The site is located south of Sample Road and
east of State Road 7. No development is proposed for designated wetland
areas. The remainder of the amendment area consists of existing developed
parcels with no wetland areas.
D. Local Areas of Particular Concern as identified within the Broward County
Land Use Plan.
According to the Broward County Land Use Plan Map Series, there are no
local areas of particular concern on the subject site.
20
E. “Endangered” or “threatened species” or “species of special concern” or
“commercially exploited” as per the Florida Fish and Wildlife
Conservation Commission (fauna), the U.S. Fish and Wildlife Service
(flora and fauna), or the Florida Department of Agricultural and Consumer
Services (fauna). If yes, identify the species and show the habitat location
on a map.
The subject amendment site is almost fully developed and there are no
known protected flora or fauna.
F. Plants listed in the Regulated Plant Index for protection by the Florida
Department of Agriculture and Consumer Services.
The site is nearly fully developed and there are no known plants listed in the
Regulated Plant Index.
G. Wellfields - indicate whether the amendment is located within a wellfield
protection zone of influence as defined by Broward County Code, Chapter
27, Article 13 “Wellfield Protection.” If so, specify the affected zone and
any provisions which will be made to protect the wellfield.
According to the Broward County Wellfield Protection Zone Map, a portion
of the City’s wellfield near Margate Boulevard is located within a wellfield
protection zone. No uses or hazardous materials will be allowed within the
zone that will affect the protection of the wellfield.
H. Soils - describe whether the amendment will require the alteration of soil
conditions or topography. If so, describe what management practices will
be used to protect or mitigate the area’s natural features.
It is expected the soils will be altered during construction to ensure the
proper grading and creation of on-site stormwater retention facilities.
8. LAND USE COMPATIBILITY
Describe how the amendment is consistent with existing and planned future
land uses in the area (including adjacent communities). Identify specific land
development code provisions or other measures that have or will be utilized
to ensure land use compatibility.
Compatibility has been addressed through the Charrette planning process
and is ensured through compliance with the criteria of the Transit Oriented
Corridor future land use category. This language is included in the
beginning of the application.
21
9. HURRICANE EVACUATION ANALYSIS
(Required for those land use plan amendments located in a hurricane Evacuation
zone as identified by the Broward County Emergency Management Division.)
The amendment is not located in a hurricane evacuation zone.
10. REDEVELOPMENT ANALYSIS
Indicate if the amendment is located in an identified Redevelopment (i.e.
Community Redevelopment Agency, Community Development Block Grant)
area. If so, describe how the amendment will facilitate redevelopment and
promote approved redevelopment plans.
The majority of the amendment area is located within the Margate Community
Redevelopment Area. The purpose of the Transit Oriented Corridor land use
designation is to facilitate the redevelopment plan that was developed through the
community visioning process sponsored by the CRA.
11. INTERGOVERNMENTAL COORDINATION
Indicate whether the proposed amendment site is adjacent to other local
governments.
The amendment area abuts the City of Coconut Creek and City of Coral Springs to
the north and the City of North Lauderdale to the south. The master plan was
created in partnership with adjacent local governments as part of the State Road
7/U.S. 441 Collaborative process to create a master redevelopment plan for the
entire SR 7 corridor in Broward County.
12. CONSISTENCY WITH GOALS, OBJECTIVES AND POLICIES OF THE
BROWARD COUNTY LAND USE PLAN
List of objectives and policies of the Broward County Land Use Plan which the
proposed amendment furthers.
The proposed amendment contains Goals, Objectives and Policies included within Attachment B
of the proposed amendment package. The proposed land use and objectives and policies are
consistent with the following objectives and policies of the Broward County Land Use Plan:
POLICY 1.07.07 For amendments which propose to add 100 or more residential dwelling units
to the existing densities approved by the Broward County Land Use Plan, Broward County and
affected municipalities shall coordinate and cooperate to implement the affected municipality’s
chosen policies, methods and programs to achieve and/or maintain a sufficient supply of
affordable housing.
22
Broward County shall accept from the affected municipality those professionally accepted
methodologies, policies, and best available data and analysis, which the municipality has used to
define affordable housing needs and solutions within the municipality.
In addressing amendments which propose to add 100 or more residential dwelling units to the
existing densities approved by the Broward County Land Use Plan, the municipality, without
limitation, may include consideration and implementation of the following affordable housing
strategies:
a. programs and policies involving mechanisms such as, but not limited to, impact
fees, in-lieu fees, and/or public funds, in which the municipality, and/or Broward
County, and/or other appropriate agencies/entities (including, but not limited to,
major employers), provide for the construction or supply of affordable housing;
b. programs and polices involving mechanisms such as, but not limited to, impact fees,
in-lieu fees, and/or public funds, in which the municipality, and/or Broward
County, and/or other appropriate agencies entities (including, but not limited to,
major employers), provide funding to facilitate the affordable purchase or renting of
housing;
c. programs and policies in which the municipality and/or Broward County, and/or
other appropriate agencies, facilitate the maintenance of the existing supply of
affordable housing stock, if any;
d. property tax abatement programs aimed at preserving or creating affordable
housing;
e. streamlined and reduced-cost permitting procedures for affordable housing;
f. specific minimum set-aside requirements for new affordable housing construction;
g. use of appropriate existing public lands, or public land-banking, to facilitate an
affordable housing supply;
h. programs and policies to facilitate the development and use of municipal and/or
Broward County affordable housing density bonus provisions;
i. land development regulations which promote the availability of affordable housing
such as reduced lot size and floor area for dwelling units, construction of zero lot
line and cluster housing, vertical integration of residential units with nonresidential uses, and the allowance of accessory dwelling units;
j. the existing supply of affordable housing.
The affected municipality shall demonstrate compliance with this Policy at the time of the
County’s consideration of the applicable land use plan amendment, by establishing that the
municipality has implemented or ensured adoption of appropriate policy and program measures
to implement the affected municipality’s chosen policies, methods and programs to achieve
and/or maintain a sufficient supply of affordable housing as defined by the municipality’s data
and analysis.
For the purposes of this Policy, the term “affordable housing” shall include the meaning as
defined by the Broward County Land Use Plan. The median annual income estimate should be
updated at least yearly.
23
GOAL 8.00.00
PHASE GROWTH CONSISTENT WITH THE PROVISION OF ADEQUATE
REGIONAL AND COMMUNITY SERVICES AND FACILITIES.
OBJECTIVE 8.03.00 EFFICIENT USE OF URBAN SERVICES
Discourage urban sprawl and encourage a separation of urban and rural land uses by directing
new development into areas where necessary regional and community facilities and services
exist.
POLICY 8.03.02 Promote infill development through the provision of potable water and sanitary
sewer service to those developed portions of Broward County which are currently inadequately
served.
OBJECTIVE 8.07.00 COORDINATE BROWARD COUNTY FUTURE LAND USES WITH
THE AVAILABILITY OF PUBLIC ELEMENTARY AND
SECONDARY EDUCATION FACILITIES
Ensure through the future land use planning process that public elementary and secondary
education facilities will be available to meet the current and future needs of Broward County's
school population.
POLICY 8.07.01 Broward County and its local governments shall consider the individual and
cumulative impacts of land use plan amendments on existing and planned public elementary and
secondary education facilities.
POLICY 8.07.02 Broward County and its local governments shall coordinate with the efforts of
the School Board of Broward County to address school overcrowding and meet future school
needs.
GOAL 9.00.00
PROTECT BROWARD COUNTY'S NATURAL AND HISTORIC RESOURCES AND
PROMOTE CULTURAL RESOURCES THROUGH WELL-PLANNED PATTERNS OF
GROWTH AND DEVELOPMENT.
OBJECTIVE 9.14.00 PROTECTION OF AIR QUALITY
Improve the quality of air in Broward County by establishing land development regulations
which promote Broward County’s compliance with the Southeast Florida State Implementation
Plan.
POLICY 9.14.01 Promote mass transit use and discourage automobile travel by encouraging
local governments to locate mixed land uses along major roadway corridors with mass transit
facilities.
24
GOAL 10.00.00
PROMOTE THE EFFICIENT USE OF PUBLIC FACILITIES AND SERVICES
THROUGH PLANNED COMMUNITIES WITH MIXED LAND USES.
OBJECTIVE 10.01.00 INNOVATIVE LAND DEVELOPMENT TECHNIQUES AND
REGULATIONS
Encourage the use of innovative land development regulations and techniques, for both
residential and non-residential development in order to promote planned communities and
activity centers designed for efficient use of public services and facilities.
POLICY 10.01.01 Encourage the use of mixed land use development regulations in those areas
where compatible mixed land use patterns currently exist or are planned.
POLICY 10.01.02 Local governments should apply the Employment Center land use
designations of the Broward County Land Use Plan to lands utilized or planned for mixed nonresidential development.
POLICY 10.01.03 In order to create aesthetically pleasing living, shopping, working and
recreational environments, local governments should develop and implement land development
regulations to maximize opportunities for the application of innovative site planning concepts.
OBJECTIVE 10.04.00 TRANSIT ORIENTED CORRIDOR
Facilitate mixed use development with access to transit stations or stops along existing and
planned high performance transit service corridors (such as bus rapid transit or rapid bus)
designated in the Broward County Comprehensive Plan Transportation Element, the Broward
County Transit Master Plan and Broward County Metropolitan Planning Organization’s
(MPO) Long Range Transportation Plan, Broward County Transit Development Plan, or local
adopted financially feasible transportation or transit plan, through the establishment of a Transit
Oriented Corridor (TOC) land use category within the Broward County Land Use Plan.
State Road 7, which is an existing transit corridor designated for high performance transit
service such as bus rapid transit, or rapid bus by the above referenced plans, may be appropriate
for this designation. The Transit Oriented Corridor category may also be applicable along other
existing and planned high performance transit corridors designated in the Broward County
Comprehensive Plan Transportation Element, the Broward County Transit Master Plan and
Broward County MPO’s Long Range Transportation Plan, Broward County Transit
Development Plan, or local adopted financially feasible transportation or transit plan.
Land Use Criteria
POLICY 10.04.01 Upon application, local governments must propose a specific land area for
designation as a Transit Oriented Corridor. This designation may only be applied to areas within
approximately ¼ mile on either side of the mainline transit corridor. The area may extend beyond
¼ mile around all major intersections, activity nodes and in locations served by existing or
funded community shuttle service.
25
POLICY 10.04.02 Residential use is required as a principal component within a Transit
Oriented Corridor. Maximum residential density must be specified by the local government, may
vary along the corridor, and must be described in the permitted uses section of the Broward
County Land Use Plan. Residential densities may be specified either as units per gross acre in
geographically designated areas and/or as a maximum number of permitted units (e.g. pool of
units in the “Local Activity Center” (LAC) and “Regional Activity Center” (RAC)
designations). When the density of the area is specified as units per gross acre the percentage
distribution among the mix of uses must also be identified.
POLICY 10.04.03 At least two non-residential uses must be permitted in the designated area as
a principal use: e.g. retail, office, restaurants and personal services, hotel/motel, light industrial
(including “live work” buildings), research business, civic and institutional.
POLICY 10.04.04 Minimum and Maximum FAR (Floor Area Ratio) for non residential uses
within a Transit Oriented Corridor must be specified by the local government and described in
the permitted uses section of the Broward County Land Use Plan. Minimum non-residential
FARs (Gross) of 2 are encouraged. Non-residential intensities may vary along the corridor and
may be specified at the option of the local government, either as a maximum FAR in
geographically designated areas and/or as an overall maximum square footage by use [e.g. pool of
square footage by permitted use (retail, office etc.) or land use category (commercial)]. When
non- residential intensity is specified as a maximum FAR the percentage distribution among the
mix of uses must also be identified.
POLICY 10.04.05 Additional or expanded stand alone automobile oriented uses such as: large
surface parking lots, gas stations/auto repair/car washes; auto dealers; self/equipment storage;
“big box”/warehouse; single-family detached dwelling units; and drive-through facilities are
discouraged and should be prohibited by the local government, or limited unless designed in a
manner to encourage pedestrian and transit usage.
Design Guideline Principles
POLICY 10.04.06 Local land use element policies must include guiding principles for municipal
design guidelines to adequately address the transition to adjacent residential development and to
promote connectivity to transit stations and stops.
POLICY 10.04.07 Public plazas, urban open space or green space/pocket park uses that are
accessible to the public must be provided as an integrated component within a Transit Oriented
Corridor.
POLICY 10.04.08 The municipality shall include within their land use element policies that
ensure that areas designated as Transit Oriented Corridors include design features that promote
and enhance pedestrian mobility, including connectivity to transit stops and stations, based on
the following characteristics: Integrated transit stop with shelter, or station (within the TOC
area). Wide (5 feet shall be the minimum consistent with ADA requirements) pedestrian and
bicycle paths that minimize conflicts with motorized traffic and are adequately landscaped,
shaded and provide opportunities for shelter from the elements. Buildings should front the street
(zero or minimal setbacks are encouraged). Vehicle parking strategies that encourage and
support transit usage (such as parking that does not front the street, shared parking, parking
26
structures, and/or reduced parking ratios). Streets (internal and adjacent to the TOC) should be
designed to discourage isolation and provide connectivity (such as streets in the grid pattern).
POLICY 10.04.09 Local plan policies must include requirements for internal pedestrian and
transit amenities to serve the residents and employees within the area designated as a Transit
Oriented Corridor (such as seating on benches or planter ledges, shade, light fixtures, trash
receptacles, information kiosks, bicycle parking) or other amenities that could be incorporated
into adjacent publicly accessible areas and plaza (such as clocks, fountains, sculpture, drinking
fountains, banners, flags and food and refreshment vendor areas.)
POLICY 10.04.10 The intent of the required Design Guideline Principles is to provide
guidelines for municipal implementation of the Transit Oriented Corridor land use category.
Municipalities are encouraged to use some or all of the above design elements, or to develop other
design strategies, which accomplish the goals of using design elements to enhance pedestrian and
transit mobility. County review of applications seeking Transit Oriented Corridor land use
category designations will only determine whether the municipality has adopted, through plan
policies, a cohesive set of implementation strategies to accomplish the design strategies sought,
and will not seek to require a specific design approach or a fixed set of design approaches as a
requirement for County approval of the land use designation sought.
GOAL 12.00.00
COORDINATE TRANSPORTATION AND LAND USE PLANNING ACTIVITIES TO
ENSURE ADEQUATE FACILITIES AND SERVICES ARE AVAILABLE TO MEET THE
EXISTING AND FUTURE NEEDS OF BROWARD COUNTY'S POPULATION AND
ECONOMY.
OBJECTIVE 12.01.00 COORDINATE TRANSPORTATION PLANNING ACTIVITIES
WITH LAND USE DECISIONS
Coordinate transportation and land use planning activities of Broward County and its local
governments to ensure that regional transportation levels of service standards established within
the Broward County Comprehensive Plan are met.
POLICY 12.01.04 Broward County and its local governments shall consider the individual and
cumulative impacts of land use plan amendments on the existing and planned transportation
facilities within the County.
POLICY 12.01.05 Transportation facilities and services should be developed in a manner which
encourages infill development and promotes the efficient use of urban services.
POLICY 12.01.09 In order to protect the public health, safety and welfare, Broward County and
its local governments should provide the means for bicycle and pedestrian access between
adjacent land uses.
GOAL 13.00.00
MAXIMIZE INTERGOVERNMENTAL COORDINATION AND COOPERATION
AMONG STATE, REGIONAL AND LOCAL GOVERNMENTS.
27
OBJECTIVE 13.04.00 COORDINATE IMPACTS OF THE BROWARD COUNTY LAND
USE PLAN
Provide and utilize coordination mechanisms to ensure that the impacts of development proposed
in the Broward County Land Use Plan upon development in the municipalities, county, adjacent
counties, the region and state are addressed.
POLICY 13.04.02 The Broward County Planning Council shall coordinate and cooperate with
the South Florida Regional Planning Council on an informal basis to address regional land use
issues.
GOAL 14.00.00
ELIMINATE AREAS OF BLIGHT AND INCOMPATIBLE LAND USES.
OBJECTIVE 14.01.00
AREAS
REDEVELOPMENT OF BLIGHTED AND DETERIORATING
Develop and implement land use programs to encourage redevelopment activities within
identified blighted and deteriorating areas.
POLICY 14.01.01 The Broward County Land Use Plan shall give priority to plan amendment
proposals which are aimed at facilitating urban redevelopment and eliminating blighted and
deteriorating areas.
POLICY 14.01.03 Increased densities within redevelopment areas should be supported by plans
to address their impacts on existing land uses and residents and by plans to improve community
facilities and services.
OBJECTIVE 14.02.00 ENCOURAGE ELIMINATION
INCOMPATIBLE OR INCONSISTENT LAND USES
OR
REDUCTION
OF
Develop and implement land use programs to encourage the elimination or reduction of existing
incompatible land uses and prevent future incompatible land uses.
POLICY 14.02.02 Local land use plans shall ensure that commercial, industrial and other nonresidential land use plan designations are located in a manner which facilitates their serving, but
does not adversely impact existing and designated residential areas.
POLICY 14.02.03 In order to prevent future incompatible land uses, the established character of
predominately developed areas shall be a primary consideration when amendments to the
Broward County Land Use Plan are proposed.
POLICY 14.02.04 Broward County's local governments shall minimize the impacts of existing
incompatible land uses through requirements within their land development codes and
regulations, such as buffering and setbacks.
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POLICY 14.02.05 Local governments shall employ their local land use plans and development
regulations to establish appropriate intensity standards for non-residential future land use
categories compatible with adjacent existing and future land uses
GOAL 17.00.00
DIRECT GROWTH TO IDENTIFIED URBAN INFILL, URBAN REDEVELOPMENT
AND DOWNTOWN REVITALIZATION AREAS WITHIN BROWARD COUNTY IN
ORDER TO DISCOURAGE URBAN SPRAWL, REDUCE DEVELOPMENT
PRESSURES ON RURAL LANDS, MAXIMIZE THE USE OF EXISTING PUBLIC
FACILITIES AND CENTRALIZE COMMERCIAL, GOVERNMENTAL, RETAIL,
RESIDENTIAL AND CULTURAL ACTIVITIES.
OBJECTIVE 17.02.00 LAND USE, PUBLIC FACILITIES AND SERVICES AND
EMPLOYMENT INTENSITIES
Establish criteria which encourage development of urban infill, urban redevelopment and
downtown revitalization area(s) to promote economic development, increase housing
opportunities, and maximize use of existing public facilities and services.
POLICY 17.02.01 Local land use plans should include policies which identify standards to
increase economic development and employment opportunities within urban infill, urban
redevelopment and downtown revitalization area(s).
POLICY 17.02.02 Local land use plans should include policies to provide for adequate housing
opportunities necessary to accommodate all segments of present and future residents of identified
urban infill, urban redevelopment and downtown revitalization area(s).
POLICY 17.02.03 The Broward County Land Use Plan and local land use plans shall encourage
mixed use developments within urban infill, urban redevelopment and downtown revitalization
area(s).
POLICY 17.02.05 Integrated transportation systems, mass transit facilities, bikeways and
pedestrian corridors should be encouraged to serve urban infill, urban redevelopment and
downtown revitalization area(s) to reduce reliance upon automobile travel.
13. POPULATION PROJECTIONS
A. Population projections for the 20 year planning horizon.
2005
2010
2015
2020
2025
55,882
57,948
60,792
63,566
67,589
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B. Population projections resulting from proposed land use (if applicable).
The City’s population projection of 67,589 includes the potential 6,540 4,030
residents that could be accommodated on the amendment site by 2025.
C. Using population projections for the 20 year planning horizon,
demonstrate the effect of the proposed amendment on the land needed to
accommodate the projected population.
By 2025 the City is projected to need an additional 5,370 dwelling units to
accommodate the project population. In 2005 the City had approximate 6 acres
of vacant residential acres that could accommodate sufficient residential acreage
to accommodate approximately 50 units.
New population will be
accommodated through the conversion of non-residential land to residential or
mixed-use. In 2005 there was approximately 115 acres of vacant non-residential
land. The proposed amendment will satisfy up to 55% of the City’s project need
for future residential unit development and provide opportunities for affordable
housing that are limited by current land uses.
14. ADDITIONAL SUPPORT DOCUMENTS
Other support documents or summary of support documents on which the
proposed amendment is based.
A copy of the Charrette Master Plan and the Urban Land Institute report are
included as Attachments “S” and “T”.
15. PLAN AMENDMENT COPIES
A. 15 Copies for the BCPC
Fifteen copies of the amendment have been provided to the BCPC.
B. 10 Copies of the Corresponding Local Land Use Plan Amendment Application, if
transmitting concurrent to DCA.
Ten copies of the amendment have been provided for the DCA and reviewing agencies.
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16. PUBLIC EDUCATIONAL ANALYSIS
Please be advised that the Planning Council staff will request from the Broward
County School Board an analysis of the impacts of the amendment on public
education facilities as indicated below. The applicant is encouraged to contact the
School Board staff to discuss these issues.
A.
IDENTIFY THE EXISTING PUBLIC ELEMENTARY AND SECONDARY EDUCATION FACILITIES
SERVING THE AREA IN WHICH THE AMENDMENT IS LOCATED.
A letter from the School Board is included in Attachment R. The amendment area
is currently served by Atlantic West, Margate and Liberty Elementary Schools;
Margate Middle School; and Monarch, Coral Springs, and Coconut Creek High
Schools.
B.
IDENTIFY THE EXISTING SCHOOL ENROLLMENT AND PERMANENT DESIGN CAPACITY OF
THE PUBLIC ELEMENTARY AND SECONDARY EDUCATION FACILITIES SERVING THE
AREA.
Atlantic West
1035
2006
Twentieth Day
Enrollement
964
759
205
Margate
Liberty
1146
1195
1028
1135
1305
1260
(277)
(137)
Total
3376
3127
3324
(209)
Margate
1244
1216
1333
(117)
Total
1244
1216
1333
(117)
Monarch
1971
2208
(75)
Coconut Creek
NA
2133
2600
2186
414
Coral Springs
NA
2488
2993
(505)
Total
1971
7221
7387
(166)
Elementary School
2005
Twentieth Day
Enrollment
Permanent
Capacity
(Under)/Over
Capacity
Middle School
High School
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C.
IDENTIFY THE ADDITIONAL STUDENT DEMAND RESULTING FROM THIS AMENDMENT –
CALCULATIONS MUST BE BASED ON APPLICABLE GENERATION RATES SPECIFIED IN THE
BROWARD COUNTY LAND DEVELOPMENT CODE.
The proposed amendment will permit the construction of up to 3,000 1,849
dwelling units. This is 1,401 0 more units than is currently permitted under
existing land use designations. Under the existing unbuilt residential land use
designations within the amendment area, there would be projected student impact
of 550 elementary school students, 281 middle school students, 230 high school
students. In the 2015 planning horizon, the amendment proposes to add 338 325
elementary school students, 196 197 middle school students, and 171 162 high
school students over existing levels. This results in a projected net decrease of 212
elementary school students, 85 middle school students, and 59 high school
students. This projection was developed in consultation with the Broward County
School Board staff and based on an estimate of 400 town house units and 1,000
garden apartment units.
D.
IDENTIFY
THE PLANNED AND/OR FUNDED IMPROVEMENTS TO SERVE THE AREA IN
WHICH THE AMENDMENT IS LOCATED AS INCLUDED WITHIN THE
FIVE YEAR CAPITAL
PLAN
–
PROVIDE STUDENT
DEMAND
SCHOOL BOARD’S
PROJECTIONS AND
INFORMATION REGARDING PLANNED PERMANENT DESIGN CAPACITIES AND OTHER
RELEVANT INFORMATION.
According to the most recent District Educational Facilities Plan produced by the
Broward County School Board (FY 2005-2006), two Margate elementary schools
are critically overcrowded (Atlantic West and Margate Elementary). There are
scheduled capacity improvements for Atlantic West (9 new classrooms budgeted
for this year) and Liberty Elementary (22 classrooms this year). Atlantic West is a
33-year old facility; Margate Middle and Margate Elementary are 40 and 44 years
old respectively. Liberty Elementary is just 4 years old. A 36-classroom addition is
budgeted for Monarch High School.
E.
IDENTIFY
OTHER
PUBLIC
ELEMENTARY
AND
SECONDARY
SCHOOL
SITES
OR
ALTERNATIVES (SUCH AS SITE IMPROVEMENTS, NOMINAL FEE LEASE OPTIONS, SHARED
USE OF PUBLIC SPACE FOR SCHOOL PURPOSES ETC.), NOT IDENTIFIED IN
ITEM #4
ABOVE, TO SERVE THE AREA IN WHICH THE AMENDMENT IS LOCATED.
The schools in and serving Margate students are traditional suburban-type
schools, consuming parcel sizes no longer available in the City. While the District’s
school enrollment projections reflect decreases in Margate schools over the next
several years, these projections rely, in part, on the timely construction of planned
new facilities. The City’s ability to meet future housing demands will be reliant on
the ability of the City and School District to arrive at new and innovative ways to
address school concurrency.
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The traditional school site paradigm is no longer workable. There are no more 10-,
20-, or 40-acre vacant parcels in the City. The need to shift from a suburban model
school sites to an urban footprint – will be critical to locating new schools in the
County and certainly in Margate. Cooperation from the School Board will
influence the quality and quantity of future development and redevelopment in
Margate, and factor into the marketability of Margate as a livable community.
Staff is working with the School Board to identify and construct a school site
within this general amendment area. To ensure that school capacity can be
expanded to accommodate the needed redevelopment, the City is also willing to
work with the School Board Staff to:
 Update District demographic projections to reflect redevelopment
 Evaluate impacts of redevelopment within the school service
 Conduct feasibility assessments for expanding existing schools and sites
 Rebuild existing schools
 Co-locate schools and parks
 Identify land for “urban” school prototypes
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