BROWARD COUNTY LAND USE PLAN GENERALIZED LOCATION MAP AMENDMENT PC 17-2

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1 EXHIBIT 2 BROWARD COUNTY LAND USE PLAN GENERALIZED LOCATION MAP AMENDMENT PC 17-2 HILLSBORO BLVD LOX A HAT CHE ER OA PALM BEACH COUNTY D PARKLAND HILLSBORO BLVD HOLMBERG ROAD SW 10 STREET ea Ar PINES BOULEVARD AY SW ES PR EX 75 COOPER CITY SHERIDAN STREET PEMBROKE ROAD RE D AD MIRAMAR PARKWAY RO A1 A 4 SR GRIFFIN ROAD DANIA BEACH STIRLING ROAD DANIA BEACH BLVD SHERIDAN STREE T HOLLYWOOD HOLLYWOOD BLVD 95 1 HALLANDALE BEACH BLVD HALLANDALE WEST PEMBROKE BEACH PARK PARK MIAMI-D ADE COUNTY Atlantic O c ea n TURNPIK E 595 FLORIDA 'S DAVIE ROAD PEMBROKE PINES MIRAMAR POWE RLINE ROAD S AS DAVIE PINE ISLAND ROAD D B O NAVE 27 AVENUE DAVIE BLVD PETERS ROAD GRIFFIN ROAD SW 184 Conservation Area N TU R E B LV D FORT LAUDERDALE PLANTATION L R OA D Y M SOUTHWEST RANCHES LAUDERDALEBY-THE-SEA WILTON MANORS SUNRISE BLVD _ ^ IL NOB H RO V BL OAKLAND PARK BLVD R FLAMINGO ROAD TR A P AL OAKLAND PARK LAUDERDALE LAKES BROWARD BLVD N K W AY L BLVD G IA CE WESTON 1 SEA RANCH LAKES CYPRESS CREEK ROAD COMMERCIAL BLVD ATLANTIC POMPANO BEACH NORTH LAUDERDALE SA W D A PK W Y LAUDERHILL HIATUS ROAD IN AR P 441 HILLSBORO BEACH LIGHTHOUSE POINT 95 SUNRISE DEERFIELD BEACH COPANS ROAD COCONUT CREEK TAMARAC n at io rv se on C ES MARGATE LYONS ROAD ROYAL PALM BLVD Mc NAB ROAD GL A D SAMPLE ROAD ROCK ISLAND ROAD E CORAL SPRINGS UNIVERSITY DRIVE SUBJECT AREA LOCATION COCONUT CREEK WILES ROAD UNIVERSIT Y DRIVE _ ^ CORAL RIDGE DRIVE SAWGRASS EXPRESSWAY

2 MAP 1 BROWARD COUNTY LAND USE PLAN AERIAL PHOTOGRAPH AMENDMENT PC 17-2 PLANTATION ER IC RY VD AM AN C A LE BL EX ES UNIVER SITY DRIVE PR SW AY PI N E ND LA IS Office RD Office Parking Lot Multi-Family Residential Retail AMERICAN EXPRESSWAY NW 84 AVE Feet E

3 MAP 2 BROWARD COUNTY LAND USE PLAN CURRENT FUTURE LAND USE DESIGNATIONS AMENDMENT PC 17-2 Current Land Use: Commercial Gross Acres: Approximately acres CLEARY BLVD AMERICAN EXPRESSWAY UNIVERSITY DRIVE PINE ISLAND RD Site Low (5) Residential Low-Medium (10) Residential Medium (16) Residential Medium-High (25) Residential Commercial Feet Community Facilities Utilities E

4 MAP 3 BROWARD COUNTY LAND USE PLAN PROPOSED FUTURE LAND USE DESIGNATIONS AMENDMENT PC 17-2 Proposed Land Use: Gross Acres: Dashed-Line Area consisting of 5.73 acres of Commercial and 5.11 acres of Irregular (25) Residential Approximately acres CLEARY BLVD AMERICAN EXPRESSWAY From 5.11 acres of Commercial to Irregular (25) Residential within a Dashed-Line Area UNIVERSITY DRIVE PINE ISLAND RD 25 From 5.73 acres of Commercial to 5.73 acres of Commercial within a Dashed-Line Area PLANTATION Site Dashed-Line Area Low (5) Residential Low-Medium (10) Residential Medium (16) Residential Medium-High (25) Residential Irregular Residential Commercial Feet Community Facilities Utilities E

5 SECTION I AMENDMENT REPORT BROWARD COUNTY LAND USE PLAN PROPOSED AMENDMENT PC 17-2 (PLANTATION) RECOMMENDATIONS/ACTIONS I. DATE Planning Council Staff Transmittal Recommendation November 21, 2016 (Please see updated staff recommendation on page I-2) Planning Council staff recommends denial of the proposed amendment, as it is not consistent with the goals, objectives and policies of the Broward County Land Use Plan (BCLUP), specifically: Policy (summarized) 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. It is noted that it is generally Planning Council staff s practice to recommend denial of amendments that do not demonstrate compliance with the goals, objectives and policies of the BCLUP, regardless of whether the amendment is being presented for the Planning Council s first or second public hearing. The subject amendment is being presented for the Planning Council s first public hearing. Further, as the proposed amendment has not yet been deemed to meet BCLUP Policy regarding affordable housing, should the Planning Council decide to make a positive recommendation, Planning Council staff would suggest that said recommendation be subject to the resolution of the issue of consistency with BCLUP Policy regarding the affordable housing, prior to the Planning Council s second public hearing. II. Planning Council Transmittal Recommendation December 1, 2016 Planning Council recommended approval of the proposed amendment as presented (from acres of Commercial to 5.73 acres of Commercial within a Dashed-Line Area and 5.11 acres of Irregular (25) Residential within a Dashed-Line Area ) subject to I-1

6 RECOMMENDATIONS/ACTIONS (continued) II. DATE Planning Council Transmittal Recommendation (continued) December 1, 2016 the resolution of the issue of consistency with BCLUP Policy regarding the affordable housing, prior to the Planning Council s second public hearing. (Vote of the Board; 13-2; Yes: Blattner, Castillo, de Jesus, Fink, Friedel, Ganz, Gomez, Graham, McColgan, Parness, Ryan, Stermer and Castro. No: Grosso and Long) III. County Commission Transmittal Recommendation January 24, 2017 Approval per Planning Council transmittal recommendation. IV. Summary of State of Florida Review Agency Comments March 1, 2017 The State of Florida Review Agencies issued no comments or objections regarding the proposed amendment. V. Planning Council Staff Final Recommendation March 14, 2017 Regarding affordable housing, the City of Plantation submitted additional information describing the City s strategy to address affordable housing for the future planning horizon. See Attachment 10. The Broward County staff updated report indicates that the City s programs and policies demonstrate compliance with Policy , including the applicant s voluntary commitment to pay $250 per dwelling unit towards the County s affordable housing programs. See Attachments 11 and 12. Planning Council staff finds that the proposed amendment is generally consistent with the goals, objectives and policies of the Broward County Land Use Plan. Therefore, it is recommended that the proposed amendment be approved, subject to the applicant s voluntary contribution of $250 per dwelling unit for affordable housing. Further, effectiveness of the approval shall not occur until after the recordation in the public records of Broward County, Florida, to the satisfaction of Broward County, of the Declaration of Restrictive Covenants proffered by the applicant, as an inducement for Broward County to favorably consider its application. Additionally, if the Broward County Land Use Plan amendment is adopted by the County Commission, this action by the Planning Council shall be considered the conditional recertification of the municipal land use plan amendment which directly correlates to the referenced Broward County Land Use Plan amendment. The recertification will not be deemed effective until such time as the Planning Council Executive Director and Attorney I-2

7 RECOMMENDATIONS/ACTIONS (continued) V. DATE Planning Council Staff Final Recommendation (continued) March 14, 2017 determine that the municipality has fulfilled all application requirements for recertification of local land use plans, as outlined in Appendix 3 of the Administrative Rules Document: Broward County Land Use Plan. The Planning Council Executive Director will issue a written letter of effectiveness to the municipality upon satisfaction of the same. VI. Planning Council Final Recommendation March 23, 2017 Approval per Planning Council staff final recommendation. (Vote of the board; Unanimous: 16-0; Blackwelder, Blattner, Brunson, Castillo, de Jesus, DiGiorgio, Fink, Ganz, Gomez, Good, Graham, Grosso, McColgan, Udine, Williams and Stermer) I-3

8 SECTION II AMENDMENT REPORT PROPOSED AMENDMENT PC 17-2 INTRODUCTION AND APPLICANT S RATIONALE I. Municipality: Plantation II. County Commission District: District 5 III. Site Characteristics IV. A. Size: Approximately acres B. Location: In Section 4, Township 50 South, Range 41 East; generally located south of Cleary Boulevard, between Pine Island Road and American Expressway. C. Existing Use: Office Broward County Land Use Plan (BCLUP) Designations A. Current Designation: Commercial B. Proposed Designations: Dashed-Line Area* consisting of: 5.73 acres of Commercial 5.11 acres of Irregular (25) Residential C. Estimated Net Effect: Addition of 271 dwelling units [Zero (0) dwelling units currently permitted by the Broward County Land Use Plan] Reduction of 5.11 acres of commercial use *A Dashed-Line Area is defined as an area having a particular maximum overall allowable density of dwelling units for all land and land uses within the area for which the permitted overall density appears inside the dashed line area shown on the land use plan map. That number is multiplied by the total number of acres inside the dashed line, including non-residential areas, to calculate the total number of dwelling units permitted within the same. II - 1

9 INTRODUCTION AND APPLICANT S RATIONALE (continued) V. VI. VII. VIII. Existing Uses and BCLUP Designations Adjacent to the Amendment Site A. Existing Uses: North: East: South: West: Office Multi-family residential Multi-family residential and retail Parking lot B. Planned Uses: North: Commercial East: Medium (16) Residential and Low-Medium (10) Residential South: Commercial West: Commercial Applicant/Petitioner A. Applicant: Lennar Multifamily Communities, LLC B. Agents: Craven Thompson & Associates, Inc. and Doumar, Allsworth, Laystrom & Voigt C. Property Owner: Brookwood Lakeside II LLC / Brookwood Lakeside Investors LLC Recommendation of Local Governing Body: The City of Plantation recommends approval of the proposed amendment. The City anticipates adopting the corresponding local amendment in June of Applicant s Rationale The applicant states: The applicant is requesting a change in land use designation from Commercial use per the City and County Land Use Plans to Commercial and Irregular Residential within a Dashed Line Area with an overall density of 25 dwelling units per acre. The subject site is located in the Plantation Midtown District and the proposed development implements the Plantation Midtown Conceptual plan that ensures the highest quality development, a safe environment, an appropriate mix of uses, and a functional circulation system. II - 2

10 SECTION III AMENDMENT REPORT PROPOSED AMENDMENT PC 17-2 REVIEW OF PUBLIC FACILITIES AND SERVICES I. Potable Water/Sanitary Sewer/Drainage/Solid Waste/Parks & Open Space Adequate potable water facility capacity and supply, sanitary sewer facility capacity, solid waste services, drainage, and park and open space acreage will be available to serve the proposed land use. See Attachment 1. Regarding the long-range planning horizon for potable water supply, it is noted that the City of Plantation adopted its 10-year Water Supply Facilities Work Plan on February 25, II. Transportation & Mobility The proposed amendment from the Commercial land use category to the Irregular (25) Residential and Commercial within a Dashed-Line Area land use categories is projected to decrease the number of p.m. peak hour vehicle trips on the regional transportation network at the long-term planning horizon by approximately 37 p.m. peak hour trips. See Attachment 2. As such, the proposed amendment would not impact the operating conditions of the regional transportation network. In addition, the Broward County Transit Division staff report states that current and future fixed-route county bus service is provided to the proposed amendment site. The BCT staff recommends that any proposed development be designed to provide safe movement of pedestrians and bicycles, as well as connectivity to existing transit stop locations. See Attachment 3. Further, the Broward County Planning and Development Management Division (PDMD) report states that Broward County strongly supports Complete Streets and the expansion of bicycle, pedestrian and greenway networks and acknowledges that the subject site is adjacent to one complete streets project on Pine Island Road south of Broward Boulevard programmed in the MPO s Complete Streets Initiative. It also identifies nearby transit routes and that the West Regional Transit Terminal is located at the junction of Pine Island Road and Broward Boulevard. Since the project is proposed to be a mixed-use project, PDMD staff recommends that sufficient bicycle and pedestrian connections are provided to the Transit Terminal and the bus stops. As site design continues, it is recommended that bicycle and pedestrian networks are included within the site, and that amenities, such as bicycle racks and shade trees, are incorporated into the design. PDMD staff also recommends that the site design prioritize connectivity from within the development to bicycle and pedestrian networks outside of the development. See Attachment 4. III - 1

11 REVIEW OF PUBLIC FACILITIES AND SERVICES (continued) III. Public Schools The School Board of Broward County staff report states that the proposed amendment would generate 116 additional students into Broward County Public Schools, consisting of 52 elementary school students, 31 middle school students and 33 high school students. The report further states that Peters Elementary, Plantation Middle and Plantation High schools are all under-enrolled in the 2015/2016 school year, and are anticipated to operate below the adopted level of service (LOS) of 100% of gross capacity through the 2017/2018 school year. In addition, the School Board report indicates that there are four (4) charter schools located within a two-mile radius of the proposed amendment site. See Attachment 5. The School Board report indicates that there are no planned short-term (1-5 years) or long-term (5-10 years) improvements in the adopted District Educational Facilities Plan for the affected elementary, middle and high schools. See Attachment 5. Based on the School District s Seven Long Range Planning Areas, the proposed amendment site is located within School District Planning Area D, which is anticipated to have sufficient excess capacity to support the students generated by the residential units proposed in the Planning Area. In addition, the residential dwelling units will be subject to a public school concurrency review at the plat or site plan phase of development review, whichever comes first. See Attachment 5. III - 2

12 SECTION IV AMENDMENT REPORT PROPOSED AMENDMENT PC 17-2 REVIEW OF NATURAL RESOURCES I. Designated Protected/Regulated Areas The Broward County Environmental Protection and Growth Management Department (EPGMD) report indicates that Natural Resource Areas, Local Areas of Particular Concern, or Urban Wilderness Inventory sites do not exist within the boundaries of the proposed amendment site. See Attachment 6. II. Wetlands The EPGMD report indicates that the proposed amendment site does not contain wetlands within its boundaries. Therefore, the proposed land use designation is not expected to have a negative impact on wetland resources. See Attachment 6. III. Sea Level Rise The EPGMD report states that the proposed amendment site does not contain, fall within, or overlap with an area for planning consideration, as indicated on the Priority Planning Areas for Sea Level Rise Map. See Attachment 6. IV. Other Natural Resources The EPGMD report indicates that the subject site contains mature tree canopy. Development of the site must comply with the Tree Preservation regulations of the City of Plantation if trees are to be removed or relocated. The applicant is required to minimize the number of trees to be removed by incorporating suitable existing trees in the site plan design. If trees cannot be incorporated into the site plan in their current location, the applicant is required to relocate suitable trees. Any trees permitted for removal must be replaced. If the above recommendations are adhered to, the proposed land use designation is not expected to have a negative impact on upland resources. In addition, the development of the proposed amendment site should be coordinated with the NatureScape Broward Program for guidance in development of any related landscaping plans. See Attachment 6. V. Historical/Cultural Resources The Broward County Planning and Development Management Division (PDMD) report states that no historical or archaeological resources, sites or zones have been previously identified within the subject site. See Attachment 4. IV - 1

13 SECTION V AMENDMENT REPORT PROPOSED AMENDMENT PC 17-2 OTHER PLANNING CONSIDERATIONS/INFORMATION I. Affordable Housing The proposed land use plan amendment is subject to Broward County Land Use Plan (BCLUP) Policy , as it proposes 271 additional residential units to be permitted by the BCLUP. The Broward County Planning and Development Management Division (PDMD) report indicates that the information submitted by the applicant to address Policy is considered incomplete and respectfully requests that the City of Plantation submit information to indicate the City s plans, policies or results, if any, to improve the supply of very-low income housing units in the City, beyond the results reported from Community Development Block Grant (CDBG) and State Housing Initiative Partnership (SHIP) programs. See Attachments 4 and 7. Update: March 14, 2017: The City of Plantation submitted additional information describing the City s strategy to satisfactorily achieve and/or maintain a sufficient affordable housing supply. See Attachment 10. The Broward County staff has received and reviewed the additional information submitted by the City and finds that the City meets the requirements of Policy , including the applicant s voluntary commitment to pay $250 per dwelling unit towards the County s affordable housing programs. See Attachments 11 and 12. II. Broward County Land Use Plan Goals, Objectives and Policies Planning Council staff finds that the proposed amendment is not consistent with the goals, objectives and policies of the Broward County Land Use, specifically: Policy (summarized) 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. Update: March 14, 2017: Based on the additional information submitted by the City of Plantation and the applicant, it is felt that Policy has been met. See Attachments 10 through 12. V-1

14 OTHER PLANNING CONSIDERATIONS/INFORMATION (continued) II. Broward County Land Use Plan Goals, Objectives and Policies (continued) Further, in light of BrowardNext being tentatively considered for adoption in April 2017, Planning Council staff notes that, if adopted, the portion of the proposed amendment site designated Irregular (25) Residential will continue to be designated as such, as the existing residential land use designations and permitted uses will be maintained by the BrowardNext plan. The portion of the proposed amendment site designated Commercial will seamlessly transition to the new BrowardNext Commerce land use designation. The Commerce designation is an umbrella land use category that was created based on the language and permitted uses of the Commercial, Employment Center, Industrial and Office Park land use categories. It is further noted that although the County land use plan offers this umbrella category, municipal land use plans may be more restrictive and continue to use the foregoing traditional land use categories or any combination of the same. Creating this umbrella category, as well as the others (i.e. Activity Center and Community), in the new BrowardNext plan is in direct correlation to two principal motivators of its reformulation streamlining the land use process and strengthening the relationship between the County and its municipalities. III. Other Pertinent Information Dashed-Line Areas Planning Council staff notes that the southwestern 5.73 acres of the proposed amendment site was developed in 1986 as an office building and associated parking that will remain on the property. The remaining 5.11 acres will be developed with a maximum of 277 dwelling units. The commercially designated lands are included in the amendment area to be consistent with the definition of a Dashed-Line Area, which is defined as an area having a particular maximum overall allowable density of dwelling units for all land and land uses within the area for which the permitted overall density appears inside the dashed line area shown on the land use plan map. That number is multiplied by the total number of acres inside the dashed line, including non-residential areas, to calculate the total number of dwelling units permitted within the same. The Residential Density provisions of the BCLUP further describes the areas appropriate for designation as a Dashed-Line Area as selected Developments of Regional Impact, planned unit developments and partially completed large scale developments. A 2014 Planning Council staff review of existing Dashed-Line Areas revealed that there were 36 areas within Broward County designated as Dashed-Line Areas, ranging in size from 67.5 to 9,583.9 gross acres. Further, there was only one such area less than 100 acres within the BCLUP, and only five such areas less than 200 acres. The Planning Council staff analysis of the 36 designated Dashed-Line Areas also indicated that in no instance does the effective density within the residentially designated portion of any current Dashed-Line Area exceed 24.2 dwelling units per acre. V-2

15 OTHER PLANNING CONSIDERATIONS/INFORMATION (continued) III. Other Pertinent Information Dashed-Line Areas (continued) Said review was the result of a similar Broward County Land Use Plan (BCLUP) amendment, PC 14-4, also in the City of Plantation, as it was the first proposed DashedLine Area totaling 14.3 gross acres, proposing 287 dwelling units to be constructed on a 4.9 acre area, resulting in an effective density of 58.6 dwelling units per acre. The PC 144 amendment area also included an existing office building with associated surface parking that was to remain on the property. Since the PC 14-4 amendment was not reflective of the typical Dashed-Line Area as identified by the study, and to address the potential precedent setting nature of the amendment that could result in the unintended consequence of piecemeal redevelopment of small non-residential sites with large surface parking areas within Plantation and throughout the County, without an overall comprehensive plan, Planning Council staff suggested, and continues to do so, that the City propose a mixed-use area in the future in which higher densities can be accommodated. It is noted that the BCLUP amendment PC 14-4 was recommended for approval by the Broward County Planning Council with an understanding that the Council reserves the right to approve or reject any future Dashed-Line Area proposals based on its merits or lack thereof. Said amendment was also approved as a Dashed-Line Area by the Broward County Commission. Further, it is noted that the Broward County Planning Council staff sent approximately 448 courtesy notices to all property owners within the land use plan amendment boundaries, as well as within 300 feet of the boundaries. Please also note that this amendment, PC 17-2, was formerly known as PC V-3

16 SECTION VI AMENDMENT REPORT PROPOSED AMENDMENT PC 17-2 PLANNING ANALYSIS Our analysis finds that the proposed land use designations of Irregular (25) Residential and Commercial within a Dashed-Line Area would be generally compatible with surrounding existing and future land uses. To the north is an office complex designated Commercial. To the south are multi-family and retail developments designated Commercial. To the east are multi-family developments designated Low-Medium (10) Residential and Medium (16) Residential. To the west is a surface parking area designated Commercial. Planning Council staff s analysis also finds that adequate potable water plant capacity and supply, sanitary sewer, drainage, solid waste capacity and park acreage will be available to serve the proposed land use. In addition, our analysis finds that the proposed amendment is not projected to impact the operating conditions of the regional transportation network. See Attachment 2. Further, no adverse impacts to natural or cultural resources were identified. See Attachments 4 and 6. Concerning impacts to public schools, the Broward County School Board staff report indicates that the proposed amendment would generate 116 additional students into Broward County Public Schools, consisting of 52 elementary school students, 31 middle school students and 33 high school. However, the report states that Planning Area D is anticipated to have sufficient excess capacity to support the students generated by the proposed amendment. In addition, the residential dwelling units will be subject to a public school concurrency review at the plat or site plan phase of development review, whichever comes first. See Attachment 5. Regarding affordable housing, the proposed land use plan amendment is subject to Broward County Land Use Plan (BCLUP) Policy , as it proposes 271 additional residential units to be permitted by the BCLUP. The PDMD report indicates that the information submitted by the applicant to address Policy is considered incomplete and respectfully requests that the City of Plantation submit information to indicate the City s plans, policies or results, if any, to improve the supply of very-low income housing units in the City. See Attachments 4 and 7. In conclusion, Planning Council staff finds that the proposed amendment is not consistent with the goals, objectives and policies of the Broward County Land Use, specifically: Policy (summarized) 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. VI - 1

17 PLANNING ANALYSIS (continued) Therefore, it is recommended that the proposed amendment be denied. Should the Planning Council decide to make a positive transmittal recommendation, Planning Council staff would suggest that the said recommendation be subject to the resolution of the issue of consistency with BCLUP Policy regarding the provision of affordable housing, prior to the Planning Council s second public hearing. Update: March 14, 2017: Regarding affordable housing, the City of Plantation submitted additional information describing the City s strategy to address affordable housing for the future planning horizon. See Attachment 10. The Broward County staff updated report indicates that the City s programs and policies demonstrate compliance with Policy , including the applicant s voluntary commitment to pay $250 per dwelling unit towards the County s affordable housing programs. See Attachments 11 and 12. Therefore, Planning Council staff recommends approval of the proposed amendment, subject to the applicant s voluntary contribution of $250 per dwelling unit for affordable housing. VI - 2

18 SECTION VII AMENDMENT REPORT PROPOSED AMENDMENT PC 17-2 ATTACHMENTS 1. Broward County Planning Council Supplemental Report of October Broward County Planning Council Traffic Analysis of August 26, Broward County Transit Division Report of September 23, Broward County Planning and Development Management Division Report of November 10, School Board of Broward County Consistency Review Report of September 7, Broward County Environmental Protection and Growth Management Department Report of September 22, Correspondence from Danny A. Holmes, AICP, Director, Planning, Zoning, & Economic Development, City of Plantation, to Barbara Blake Boy, Executive Director, Broward County Planning Council, dated November 8, Broward County Parks and Recreation Division Report of August 26, Broward County Water Management Division Report of August 26, 2016 Update: March 14, 2017: 10. Correspondence from Danny A. Holmes, AICP, Director, City of Plantation Planning, Zoning and Economic Development Department, to Barbara Blake Boy, Executive Director, Broward County Planning Council, dated February 21, Correspondence from C. William Laystrom, Jr., Esquire, Doumar, Allsworth, Laystrom, Voigt, Wachs & Adair, LLP, to Henry Sniezek, Director, Environmental Protection and Growth Management Department, Broward County, dated March 13, Correspondence from Henry Sniezek, Director, Environmental Protection and Growth Management Department, Broward County, to Barbara Blake Boy, Executive Director, Broward County Planning Council, dated March 9, 2017 VII - 1

19 ATTACHMENT 1 BROWARD COUNTY PLANNING COUNCIL SUPPLEMENTAL REPORT PUBLIC SERVICES AND FACILITIES BROWARD COUNTY LAND USE PLAN AMENDMENT NUMBER PC 17-2 Prepared: October, 2016 POTABLE WATER The proposed amendment site will be served by the Plantation Central and East Water Treatment Plants, which have a current combined capacity of 24 million gallons per day (mgd). The current and committed demand on the treatment plants is mgd, with mgd available. The wellfields serving the amendment site have a combined permitted withdrawal of mgd, with 4.4 mgd available for water withdrawal, which expires on May 13, Planning Council staff utilized a level of service of 0.2 gallons per day (gpd) per square foot for commercial uses and 350 gpd per dwelling unit for residential uses. The amendment will result in a net increase in demand of 0.08 mgd. Sufficient potable water supply and treatment capacity will be available to serve the proposed amendment site. SANITARY SEWER The proposed amendment site will be served by the Plantation Regional Wastewater Treatment Plant, which has a current capacity of 17.5 mgd. The current and committed demand on the treatment plant is mgd, with 4.59 mgd available. Planning Council staff utilized a level of service of 0.2 gpd per square foot for commercial uses and 275 gpd per dwelling unit for residential uses. The amendment will result in a net increase in demand of 0.06 mgd. Sufficient sanitary sewer capacity will be available to serve the proposed amendment site. SOLID WASTE The proposed amendment site will be served by Waste Management, Inc. for solid waste disposal service. Waste Management, Inc. collects and transports the City s solid waste to the Broward County Wheelabrator waste-to-energy facility for processing. The Wheelabrator facility has a capacity of 2,250 TPD. The current demand placed on this facility is 1,500 TPD, with 750 TPD available. In addition, the Broward Interim Contingency (BIC) Landfill has a capacity of 4,500,000 cubic yards and a third resource recovery facility location is reserved at the BIC. The current demand is 80, ,000 tons per year at the BIC. Planning Council staff utilized a level of service of 5 pounds (lbs.) per 100 square feet per day for commercial uses and 8.9 lbs. per dwelling unit per day for residential uses. The proposed amendment will result in a net decrease in demand of pounds per day or tons per year. Sufficient solid waste capacity will be available to serve the proposed amendment site. DRAINAGE The proposed amendment site is located within the jurisdiction of the Old Plantation Water Control District. A surface water management license from Old Plantation Water Control District will be required prior to any construction. PARKS AND OPEN SPACE The City of Plantation has acres in its parks and open space inventory. The projected population requires approximately acres to meet the community parks acreage requirement of 3 acres per one thousand persons population. The amendment will result in an increase of 2.0 acres on the projected demand for local parks. The City of Plantation continues to meet the community parks acreage requirement of the Broward County Land Use Plan of 3 acres per one thousand existing and projected permanent population.

20 ATTACHMENT 2 Prepared: August 26, 2016 TRAFFIC ANALYSIS PC 17-2 INTRODUCTORY INFORMATION Jurisdiction: Size: City of Plantation Approximately acres TRIPS ANALYSIS Potential Trips - Current Land Use Designation Current Designation: Potential Development: Commercial 108,400 square feet of commercial use Trip Generation Rate: ITE Equation (820) Shopping Center * Total P.M. Peak Hour Trips: 632 peak hour trips Potential Trips - Proposed Land Use Designations Proposed Designations: Potential Development: Trip Generation Rates: Total P.M. Peak Hour Trips: Net P.M. Peak Hour Trips 5.11 acres of Irregular (25) Residential within a Dashed-Line Area permitting 271 dwelling units** 5.73 acres of Commercial within a Dashed-Line Area 271 dwelling units 57,300 square feet of commercial use ITE Equation (220) Apartment ITE Equation (820) Shopping Center = 595 peak hour trips - 37 p.m. peak hour trips PLANNING COMMENTS The proposed amendment is projected to decrease traffic on the regional roadway network by approximately 37 p.m. peak hour trips at the long-range planning horizon. *Institute of Transportation Engineers (ITE) traffic generation equations from Trip Generation - Ninth Edition, the professionally accepted methodology for estimating the number of vehicle trips likely to be generated by a particular land use. ** Dashed-Line Area means an area having a particular maximum overall allowable density of dwelling units for all land and land uses within the area for which the permitted overall density appears inside the dashed line area shown on the land use plan map. That number is multiplied by the total number of acres inside the dashed line, including non-residential areas, to calculate the total number of dwelling units permitted within the same.

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23 Environmental Protection and Growth Management Department PLANNING AND DEVELOPMENT MANAGEMENT DIVISION 115 S. Andrews Avenue, Room 329K Fort Lauderdale, Florida FAX DATE: November 10, 2016 TO: FROM: SUBJECT: Barbara Blake Boy, Executive Director Broward County Planning Council Josie P. Sesodia, AICP, Director Planning and Development Management Division Broward County Land Use Plan Review of Proposed Amendment Plantation PC 17-2 (formerly PC 16-9) The Broward County Planning and Development Management Division (PDMD) staff has reviewed proposed amendment PC The approximately acre site is located in the City of Plantation. The amendment proposes: Current Designations: acres of Commercial land use Proposed Designation: 5.73 acres of Commercial within a Dashed-Line Area 5.11 acres of Medium-High (25) Residential within a Dashed-Line Area Estimated Net Effect: Reduction of 5.11 acres of commercial use Addition of 271 dwelling units [zero (0) dwelling units currently permitted by the Broward County Land Use Plan] Item 7 - Historical Resources A. Based on the available information including archival documents, maps, the Broward County Land Use Plan and the Florida Master Site File (FMSF), the County s archaeological consultant determined that the proposed project will not have an adverse effect on any known historical or archaeological resources or areas of archaeological or paleontological sensitivity. B. Comments and recommendations pertaining to this land use plan amendment for historic/archaeological resources: 1. The subject property is located within the City of Plantation, outside jurisdiction of the Broward County historic preservation ordinance (B.C. Ord ). The property owner/ agent is advised to contact the municipality to seek project review for compliance with municipal historic preservation regulations. Contact: Attn: Chief Administrator Officer City of Plantation 400 Northwest 73rd Avenue Broward County Board of County Commissioners Mark Bogen Beam Furr Dale V.C. Holness Marty Kiar Chip LaMarca Tim Ryan Barbara Sharief Lois Wexler

24 Barbara Blake-Boy, Planning Council PC 17-2 (fka PC 16-9) Page 2 November 10, 2016 Plantation, Florida Tel.: (954) If, in the event that unmarked burials are discovered, then, pursuant to Florida State Statutes, Chapter , all activity that may disturb the unmarked burial shall cease immediately, and the district medical examiner shall be notified. Such activity shall not resume unless specifically authorized by the district medical examiner or State Archaeologist. Contact: Broward County Medical Examiner 5301 S.W. 31st Avenue Fort Lauderdale, Florida Telephone: (954) Fax: (954) Med_Exam_Trauma@broward.org Website: Item 8 - Affordable Housing Amendments which propose to add 100 or more residential dwelling units to the existing densities approved by the Broward County Land Use Plan (BCLUP) are subject to the requirements of BCLUP Policy and Article 10 of the Administrative Rules Document: Broward County Land Use Plan. Policy and Article 10 requires the involved municipality to provide 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. The net effect of the amendment will be an addition of 271 residential units; thus, Policy applies. On November 8, 2016, County staff received an Affordable Housing Analysis from the City conducted by Miami Economic Development Associates, Inc. The Analysis utilized the methodology proposed by the County s consultant, Meridian Appraisal Group, to estimate the supply of affordable housing within the City for very-low, low, and moderate income households. The Analysis also provided information regarding owner-occupied and rental housing. The analysis indicates that the City has a deficit of 2,318 very-low income rental housing units. The City states that since 2010, Community Development Block Grant (CDBG) program funds have been used to assist 30 of its low-to-moderate income households with minor home repair and State Housing Initiative Partnership Program (SHIP) funds have been used to assist 20 low-to-moderate income households with purchase assistance and minor home repair. The City also references several of its Comprehensive Plan policies which are intended to promote affordable housing. In order to make a final determination concerning the City s compliance with Policy , County staff respectfully requests the City to indicate the City s plans, policies or results, if any, to improve the supply of very-low income housing units in the City, beyond the results reported from the CDBG and SHIP programs. For example, Policy may have resulted in expedited plan reviews for very-low income housing units or Policy may have resulted in rehabilitated housing that is available for very-low income households. The City s Community Redevelopment Agency may have instituted or be contemplating a housing strategy for very low income households or the City may be considering the adoption of a resolution that supports a countywide approach to establish a dedicated funding source.

25 Barbara Blake-Boy, Planning Council PC 17-2 (fka PC 16-9) Page 3 November 10, 2016 Item 10 - Hurricane Evacuation Analysis The Broward County Comprehensive Plan s Hurricane Evacuation Map 11-1 indicates the site is not located in the Hurricane Evacuation Zone for a Category 3 or higher hurricane. The closest hurricane evacuation shelter is Fox Trail Elementary School, located at 1250 Nob Hill Road, near the intersection of Nob Hill Road and I-595, approximately 3.4 miles from the proposed amendment site. Item 11 Redevelopment Analysis The proposed amendment site is not located within a Community Redevelopment Area. The site is currently developed with an office building, surface parking, one on-site water retention pond, and one partially on-site water retention pond. The proposed amendment will add residential uses. Item 12 Intergovernmental Coordination The proposed amendment site is located in the City of Plantation and is not located adjacent to or in close proximity to the Broward County Municipal Services District (Unincorporated area), Broward County owned properties, or any other municipalities. Complete Streets Broward County strongly supports Complete Streets and the expansion of bicycle, pedestrian and greenway networks. The subject site is adjacent to one complete streets project on Pine Island Road south of Broward Boulevard programmed in the MPO s Complete Streets Initiative. Nearby Broward County Transit routes include Route 88, which travels along the along Pine Island Road. The West Regional Transit Terminal is located at the junction of Pine Island Road and Broward Boulevard. As this project is proposed to be a mixed use project, it is recommended that sufficient bicycle and pedestrian connections are provided to the Transit Terminal and the bus stops. As site design continues, it is recommended that bicycle and pedestrian networks are included within the site, and that amenities, such as bicycle racks and shade trees, are incorporated into the design. Broward County staff recommends that the site design prioritize connectivity from within the development to bicycle and pedestrian networks outside of the development. If you have any questions, please contact Maribel Feliciano, Assistant Director of the Planning and Development Management Division at or mfeliciano@broward.org.

26 ATTACHMENT 5 The School Board of Broward County, Florida SCHOOL CONSISTENCY REVIEW REPORT LAND USE SBBC County No: PC 16-9 Lakeside Apartments September 7, /7/2016 Growth Management Facility Planning and Real Estate Department 600 SE 3rd Avenue, 8th Floor Fort Lauderdale, Florida Tel: (754) Fax: (754)

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32 ENVIRONMENTAL PROTECTION & GROWTH MANAGEMENT DEPARTMENT REVIEW AND COMMENTS ON PROPOSED BROWARD COUNTY LAND USE PLAN MAP AMENDMENT For: Applicant: Broward County Planning Council City of Plantation Amendment No.: PC 16-9 Jurisdiction: Plantation Size: Approximately acres Existing Use: Office uses Current Land Use Designation: Proposed Land Use Designation: Commercial 5.73 acres of Commercial with a Dashed-Line Area 5.11 acres of Medium-High (25) Residential within a Dashed-Line Area Location: Section: 4 Township: 50 South Range: 41 East; generally located south of Cleary Boulevard, between Pine Island Road and American Expressway Note: Findings and Recommendations do not constitute waivers from any federal, state or local law. ANALYSIS AND FINDINGS: ENVIRONMENTAL LICENSING AND BUILDING PERMITTING DIVISION Wetlands - [CP Policies 7.5.9, , , , , , , , , , , , ; BCLUP Policies , , , , , ] No wetlands on site. Any work in surface waters will require a license from this Division. Upland Resources (including Tree Preservation and Greenways) - [CP Policies , , ; BCLUP Policies , , , , , , , ] \ Review of aerial photographs indicates that the subject site contains mature tree canopy. Development of the site must comply with the Tree Preservation Regulations of the City of Plantation. The applicant is required to minimize the number of trees to be removed by

33 incorporating suitable existing trees in the site plan design. If trees cannot be incorporated into the site plan in their current location, the applicant is required to relocate suitable trees. Any trees permitted for removal must be replaced. If the above requirements are adhered to, the proposed land use plan amendment is not expected to have a negative impact on upland resources. Solid Waste - [CP Policies 6.1.2, 6.1.3, ; BCLUP Policies , , , , ] There is one (1) active solid waste facility located within one mile of the amendment site. It is City of Plantation Horticultural Recycling Center located at 750 NW91ST AVE, Plantation, FL There is one (1) inactive solid waste facility located within onequarter mile of the site. It is Plantation Dump Site #2, which was located 1/4 mile west of University Drive, N of 5th Street. (DL 9/19/2016) POLLUTION PREVENTION, REMEDIATION AND AIR QUALITY DIVISION Air Quality - [CP Policy , BCLUP Policy ] The preliminary traffic analysis indicates that the proposed amendment would result in 37 PM peak hour trips per day compared to trips associated with the current land use designation. Based upon the trips generated and the projected levels of service on surrounding roadways, an amendment to the proposed land use designation can reasonably be assumed to have a minimal impact on air quality. There are 8 pending inspections for tank modifications but other than that there are currently no existing or potential odor/noise problems in the area. (SMS 9/7/16) Wellfield Protection - [CP Policies , , 7.5.2, 7.5.3, 7.5.4, , ; BCLUP Policies , , ] Zones two (2) and three (3) are in close proximity (.25 miles) of the proposed amendment site. Special restriction apply under Broward County s Wellfield Protection regulations. For Zone 2: Per Article XIII of the Broward County Code of Ordinances handling, storing, using, or generating any materials with regulated substances would be allowed provided site specific wellfield conditions are followed which include the installation (by owner and/or operator) of one or several monitoring wells and the quarterly monitoring and testing (by a company) for specific regulated substances onsite. For Zone 3: No special restriction apply. (NH090916) Contaminated Sites - [CP Policies , , ; BCLUP Policies , ] The Pollution Prevention Division (PPRD) GIS Database of Contaminated Locations in Broward County was reviewed. There are no active contaminated sites found on, adjacent or in close proximity (0.25 miles) to the proposed amendment location. EAR has no objection nor any requirements. (NH090916) SARA TITLE III (Community Right to Know) - [CP Policy ; BCLUP Policies , ] The Pollution Prevention Division (PPD) GIS Database of SARA Title III Facilities in Broward County was reviewed. There is one (1) SARA Title III facilitiy on or adjacent to the proposed amendment site. (NH090916) Hazardous Material Facilities - [CP Policies , , ; BCLUP Policies , ] The Pollution Prevention Division (PPD) GIS Database of Hazardous Material Facilities

34 in Broward County was reviewed. There are 3 active Hazardous Materials facilities 1 known Hazardous Material facility, 1 known Storage Tank facility and 1 Hazardous Materials/Storage Tank facility in close proximity (0.25 miles) to the proposed amendment site. (NH090916) ENVIRONMENTAL PLANNING & COMMUNITY RESILIENCE DIVISION: Specially Designated Areas - [ CP policies , , , , , , , ; BCLUP Policies , , , , , , ] County specially designated areas, e.g. Natural Resource Areas, Native Vegetative Communities Category Local Areas of Particular Concern, Urban Wilderness Inventory sites, do not exist within the boundaries of the proposed amendment site. Protected Natural Lands The project site is not included in the Protected Natural Lands Inventory and not adjacent to a site in the inventory. The Protected Natural Lands Inventory is a comprehensive database of public and private native vegetative communities that have been protected through acquisition or regulatory mechanisms and are managed for conservation purposes. The Inventory provides information regarding the ownership and management for each of the Protected Natural Lands and may be accessed at: Marine and Riverine Resources - [CP Policies , , , , ; BCLUP Policies , , , , , , , , , , , , , , ] The proposed land use designation is not expected to have an impact on marine or riverine resources. Impacts to resources require review and licensing under Article XI of Chapter 27, Broward County Code of Ordinances. Priority Planning Areas for Sea Level Rise [CP Policies , , , ; BCLUP Policies A.03.04, A.03.05, A.03.06, A.03.07, , , ] The Priority Planning Areas for Sea Level Rise Map identifies areas that are at increased risk of flooding due to, or exacerbated by, sea level rise by the year In review of land use plan amendments, the County requires the applicant to demonstrate that the project will not increase saltwater intrusion or areawide flooding, not adversely affect groundwater quality or environmentally sensitive lands, and that subsequent development will be served by adequate stormwater management and drainage facilities. The County also strongly discourages those amendments which would place additional residential and non-residential development at risk of flooding from sea level rise. The County will take into consideration sea level rise and flood protection mitigation strategies and requirements included within the city s local comprehensive plans and/or development regulations, or improvements committed to by the applicant which would mitigate or enhance flood protection and adaptation from rising sea levels. While the County encourages applicants to consider these and other impacts from climate change during the site planning process, the proposed amendment site does not contain, fall within, or

35 overlap with an area for planning consideration, as indicated on the Priority Planning Areas for Sea Level Rise Map. Therefore, Policy A and portions of policies , and do not apply to the review of this project. NatureScape Program [CP Policies 4.4.8, , , ; BCLUP A.02.01] NatureScape is about creating Florida-friendly landscapes that conserve water, protect water quality, and create wildlife habitat. Development of the proposed amendment site should be coordinated with the NatureScape Broward Program for guidance in development of any related landscaping plans. Information regarding Naturescape can be accessed at: Surface Water Management - [CP Policies 7.4.2, 7.4.3, 7.5.2, 7.5.9, , ; BCLUP Policies , , , , , , , , , ] The proposed amendment site is located within the jurisdiction of the South Florida Water Management District. Successful compliance with the criteria established should result in reducing the potential danger from flooding and maintaining the quality of surface waters. The proposed amendment site is located within the Federal Emergency Management Agency (FEMA) flood insurance zone AH, NAVD88 7 feet. Water Recharge - [CP Policies 7.4.3, 7.5.2, 7.5.3, 7.5.4, 7.5.7, 7.5.9, , , , ; BCLUP Policies , ] The proposed land use designation would involve a major percentage of impervious area. The development resulting from the proposed land use designation would result in a net decrease in the volume of water available for recharge. The change in recharge capacity resulting from development under the proposed designation would be insignificant. This impact level is determined by factoring the size of the site with the percent change of impervious area from the current designation to the proposed designation. See the attached Water Recharge Questionnaire.

36 WATER RECHARGE QUESTIONNAIRE as completed by ENVIRONMENTAL PROTECTION & GROWTH MANAGEMENT DEPARTMENT I. Introductory Information A. Amendment No.: PC 16-9 B. Municipality: Plantation C. Applicant: City of Plantation II. Site Characteristics A. Size: Approximately acres B. Location: Section: 4 Township: 50 South Range: 41 East; generally located south of Cleary Boulevard, between Pine Island Road and American Expressway C. Existing Use: Office use III. Broward County Land Use Plan Designation Current Land Use Designation: Commercial Proposed Land Use Designation: 5.73 acres of Commercial with a Dashed-Line Area 5.11 acres of Medium-High (25) Residential within a Dashed-Line Area IV. Water Recharge Review A. Describe the general impacts of the current land use designation on water recharge:

37 The current land use designation is Commercial. A typical value for an impervious area produced by this type of development is approximately 70 percent. B. Describe the general impacts of the proposed land use designation on water recharge: The proposed land use designation is Commercial with a Dashed-Line Area and Medium- High Residential within a Dashed-Line Area. A typical value for an impervious area produced by this type of development is approximately 75 percent. V. Impact of Change in Land Use Designation The proposed land use designation would involve a major percentage of impervious area. The development resulting from the proposed land use designation would result in a net decrease in the volume of water available for recharge. The change in recharge capacity resulting from development under the proposed designation would be insignificant. This impact level is determined by factoring the size of the site with the percent change of impervious area from the current designation to the proposed designation. VI. Comments By: Date 9/19/2016 Maena Angelotti Environmental Planning and Community Resilience Division BROWARD COUNTY PLANNING COUNCIL WETLAND RESOURCE QUESTIONNAIRE as completed by the ENVIRONMENTAL PROTECTION & GROWTH MANAGEMENT DEPARTMENT I. Introductory Information A. Amendment No.: PC 16-9 B. Municipality: Plantation

38 EP&GMD COMMENTS PC 16-9 Page 7 C. Project Name: Lennar Multifamily Communities, LLC II. Site Characteristics A. Size: Approximately acres B. Location: Section: 4 Township: 50 South Range: 41 East; generally located south of Cleary Boulevard, between Pine Island Road and American Expressway C. Existing Use: Office uses III. Broward County Land Use Plan Designation A. Current Designation Commercial B. Proposed Designation: 5.73 acres of Commercial with a Dashed-Line Area 5.11 acres of Medium-High (25) Residential within a Dashed-Line Area IV. Wetland Review A. Are wetlands present on subject property? No B. Describe extent (i.e. percent) of wetlands present on subject property. C. Describe the characteristics and quality of wetlands present on subject property. D. Is the property under review for an Environmental Resource License? No E. Has the applicant demonstrated that should the proposed Land Use designation be approved, the proposed project will be consistent with the requirements of Article XI, Chapter 27 of the Broward County Code of Ordinances? V. Comments: Any work in surface waters will require a license from this Division. Completed by: Linda Sunderland, NRS Natural Resources Manager

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54 Public Works Department - Water and Wastewater Services WATER MANAGEMENT DIVISION 2555 West Copans Road Pompano Beach, Florida FAX August 26, 2016 MEMORANDUM TO: Barbara Blake Boy Executive Director Broward County Planning Council FROM: Joe Heilman Broward County Water Management Division SUBJECT: LAND USE PLAN AMENDMENT PC 16-9 I have reviewed the information in the package for the referenced Land Use Plan Amendment. The drainage information in the package is generally correct. PC 16-9: No objection Our office has no objections or comments for this amendment. Respectfully, Joe Heilman Construction Project Manager Broward County Water Management Division 2555 W. Copans Road, Pompano Beach, FL Office:(954) Fax:(954) JHeilman@Broward.org Broward County Board of County Commissioners Beam Furr Dale V.C. Holness Martin David Kiar Chip LaMarca Stacy Ritter Tim Ryan Barbara Sharief Lois Wexler

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