CITY OF
COMMUNITY DEVELOPMENT DEPARTMENT
TO: Mayor and City Commission
FROM:
BY: Tammy L. Reed-Holguin,
Community Development Director
DATE: October 9, 2007
SUBJECT: ZLU 06-01 A – Delegal
Plat (
East side of
Ordinance
Second
Land Use Amendment to the City of North
Lauderdale Land Use Map to amend approximately 14.97 gross acres of Industrial Use to Residential Medium Density
(10.1 -16 units/acre) Use.
APPLICANT:
United Homes International, Inc.
DESCRIPTION/REQUESTED ACTION:
The applicant, United Homes International, Inc. is
requesting to change the Land Use Plan designation of the subject property from
Industrial Use to Residential
Medium Density (10.1 to 16 dwelling units/acre) use to be able to develop
approximately 220 garden apartments and a maximum of 10,000 square feet of general
commercial uses. The applicant will be submitting a Planned Unit Development
(PUD) rezoning request that would enable the development of the commercial as
well as the residential component of the proposed project. A proposed site plan was submitted in
September 2007 and is proceeding through the review/approval process.
Modifications to
both the City of
The subject property is currently vacant. The amendment will provide an upscale rental residential community as an anchor and potential catalyst for redevelopment of the surrounding areas. Thus, the amendment will further accomplish Objective 1 of the City’s Future Land Use Plan Element, which is “to achieve and maintain a stable and diversified mixture of land uses by attracting infill development including residential, nonresidential and community facilities to achieve build out of the currently vacant parcels by 2010.”
In order to meet the criteria required for a land use amendment process, the applicant has submitted a detailed Impact Analysis Study pertaining to sanitary sewer, potable water, drainage, solid waste, recreation/open space, traffic circulation, mass transit, compatibility and public education. The analysis provided by the applicant was reviewed by the City’s Planning Consultant, Calvin, Giordano & Associates, Inc. The analysis is based on an impact of up to 25 residential units per acre and a minimum of 10,000 square feet of commercial. However, the revised land use amendment that decreased the density and commercial development reduced the impact of the total development.
Impact Analysis:
The impact analyses below takes into consideration the reduction of 14.97 acres of Industrial and the increase of 14.97 acres of R-HD (16.1-25 du/ac) Residential including a minimum of 10,000 square feet of commercial use.
Ø Potable Water Analysis: Based on the assumption that this site could
support 372 dwelling units and a small commercial component, the potable water
usage would be 93,500 gallons per day.
Therefore, the proposed amendment will result in an increase of 78,530
gallons per day. Adequate potable water will be available to serve the proposed
use.
Ø Sanitary
Sewer Analysis: Based on the
assumption that this site could support 372 dwelling units and a small
commercial component, the sanitary sewer usage would be 139,125 gallons per day. Therefore, the proposed amendment will result
in an increase of 12,155 gallons per day. The City of
Ø Drainage: The amendment site is within the South
Florida Water Management District (SFWMD) C-14 basin. The SFWMD regulates the quantity and quality
of water discharge to this primary canal system. There are no improvements currently planned
for the drainage system. The proposed
development will comply with the on-site water area requirements as well as all
other City, County and SFWMD regulations.
Ø Solid
Waste: Based on the assumption that
this site could support 372 dwelling units and a small commercial component, the
solid waste usage would be 3,329 lbs./day. Therefore, the proposed amendment will result
in a decrease of 2,671 lbs./day. The current and
proposed landfill capacity is sufficient to meet county-wide demand for the next fifteen years.
Ø Recreation
& Open Space: The proposed
amendment will result in an increase in demand of 3.35 acres for parks and
recreation acreage. The City of
Ø Traffic
Circulation: The proposed amendment
will result in a net increase of 1,656 vehicle trips per day. The traffic associated with the proposed use is
estimated to be less than 3% of the capacity on these roadway segments. The applicant is proposing less density to
reduce the impact on traffic circulation.
Ø Public
Education: The amendment will result
in an increase in the number of students generated within the amendment
site. The proposed R-HD (16.1-25 du/ac)
land use designation would generate approximately 70 additional students into
public school facilities.
Ø Historic
Resources: According to the Broward
County Comprehensive Plan and the City of
Ø Natural:
There are no archaeological sites listed on the Florida Master Site File on
or adjacent to the amendment site. There are no wetlands on or adjacent
to the amendment site. There are no endangered or threatened species or species
of special concern known to inhabit the amendment site. The amendment site is not located within a
well-field protection zone of influence. The amendment site has been or will be
demucked and filled to the appropriate elevation for
development. The required permits will
be obtained for any necessary dredge and fill activities.
Staff has reviewed the land use amendment and taken into consideration that the proposed use would be compatible with surrounding existing and planned land uses and will not negatively impact natural and cultural resources. As the City Commission’s Advisory Board, the Planning and Zoning Board met on February 7, 2006, and after public hearing and review by the Board and Staff, adopted a motion to recommend approval of the land use amendment to the City Commission subject to the conditions and restrictions outlined in reports, backup and minutes. The City Commission approved the first reading of the Ordinance on February 28, 2006 for transmittal to DCA.
On December 4, 2006 the City received a letter from DCA advising us that the ORC process was waived and the City may proceed with adoption of the amendment. After postponement by the applicant in December 2006 and subsequent request from the applicant to proceed with adoption, the item is before the Commission tonight for final reading and adoption.
RECOMMENDATION:
As part of the approval process,
Staff requests that the Commission take into consideration that the development
will promote the City’s redevelopment efforts and provide additional housing
choices to our residents. Staff recommends
Commission’s approval of the second reading and adoption of the attached ordinance approving the land use
amendment subject to the comments/recommendation and staff conditions
listed below.
- All terms, conditions and provisions imposed by the City Commission, Planning and Zoning Board and staff shall be met.
- The land use amendment approval is contingent upon the rezoning, a final site plan approval and execution of a developer’s agreement.
- The land use amendment approval is contingent on approval of a final site plan that includes a maximum of 10,000 square feet of commercial space and adequately incorporates the City’s redevelopment initiatives including mixed-use concepts.
- Approval of the land use amendment is contingent upon the applicant applying for a residential-to-commercial flex rezoning to permit the commercial in a residential land use designation.
- The
approval is contingent upon obtaining land use amendment approval from the
- The property shall be replatted with proper plat notes.
- The applicant shall bind their successors in title to any commitments made under the unified control documents and all other applicable agreements.
If the City Commission concurs with this request, a motion is in order as follows:
“To approve on second reading the final adoption of the attached ordinance approving the proposed land use amendment to the City of North Lauderdale Comprehensive Plan and Land Use map to change approximately 14.97 gross acres of Industrial to Residential Medium Density (10.1 to 16 dwelling units/acre) and to transmit the proposed amendment to the Florida Department of Community Affairs (DCA) for large scale review pursuant to Chapter 163, Florida Statutes and to the Broward County Planning Council for recertification”.
ORDINANCE NO. _____________
AN ORDINANCE OF THE CITY OF NORTH LAUDERDALE,
FLORIDA, AMENDING THE NORTH LAUDERDALE COMPREHENSIVE LAND USE PLAN IN
ACCORDANCE WITH CHAPTER 163, SECTION 163.3184 OF THE FLORIDA STATUTES, TO
PROVIDE THE CHANGE OF APPROXIMATELY 10.82 NET ACRES (14.97 GROSS ACRES) OF LAND
LOCATED IN THE CITY OF NORTH LAUDERDALE, COUNTY OF BROWARD, STATE OF FLORIDA,
TO-WIT: THAT CERTAIN TRACT OF LAND DESCRIBED AS "A PARCEL “A” OF THE
DELEGAL PLAT” AS RECORDED IN PLAT BOOK 155, AT PAGE 28 OF THE PUBLIC RECORDS OF BROWARD COUNTY FLORIDA, BE CHANGED FROM 14.97 GROSS
acres of INDUSTRIAL (I) TO RESIDENTIAL
MEDIUM DENSITY (10.1-16 DU/A) (R-Md); (THE ALLOCATION OF FLEXIBILITY OR RESERVE
UNITS BY THE CITY IS NOT REQUIRED); PROVIDING THAT THE OFFICIAL LAND USE
MAP OF THE CITY OF NORTH LAUDERDALE SHALL BE AMENDED TO REFLECT SAID LAND USE
CHANGE; DIRECTING STAFF TO TRANSMIT THE AMENDMENT TO THE LAND USE PLAN TO THE
BROWARD COUNTY PLANNING COUNCIL WITH INSTRUCTIONS TO TRANSMIT CONCURRENTLY TO
THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS FOR LARGE SCALE REVIEW; PROVIDING
FOR CONDITIONS; PROVIDING FOR CONFLICTS; AND, PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City Commission, after public hearing, due consideration, and being fully advised in the premises is desirous of changing the land use designation on the City's Future Land Use Plan for the property described herein; and
WHEREAS, the City Commission of the City of North Lauderdale deems said land use change to be in the best interests of the health, safety, and welfare of the citizens and residents of the City of North Lauderdale, and;
WHEREAS, the City Commission respectfully requests that the Broward County Planning Council favorably consider the proposed amendment to the Broward County Land Use Plan.
NOW, THEREFORE, BE IT ORDAINED BY
THE CITY COMMISSION OF THE CITY OF
Section 1: That the North Lauderdale Comprehensive Land Use Plan be amended to
provide that certain real property located in the City of
THAT CERTAIN PROPERTY KNOWN AS "A PARCEL “A” OF THE DELEGAL
PLAT” AS RECORDED IN PLAT BOOK 155, AT PAGE 28 OF THE PUBLIC RECORDS OF
be changed from Industrial to Residential
Medium Density
Section 2: That the Official Land Use Map of the City of
North Lauderdale has been officially adopted, and is in effect at the passage
hereof, be and the same is amended hereby to the extent of and in accord with
the land use amendment hereby granted, said amendment to be shown on said
Official Map as revised.
Section 3: That the City Commission hereby transmits the
amendment of the City of
Section 4: That the City Commission respectfully requests that the Broward County Planning Council favorably consider the proposed amendment to the Broward County Land Use Plan.
Section 5: That a condition of the adoption of this
ordinance shall be subject to the
recertification of the Land Use Change by the Broward County
Planning Council.
Section 6: That all ordinances or parts of ordinances,
resolutions, or parts of resolutions in conflict herewith be
and the same are hereby repealed to the extent of such conflict.
Section 7: That this ordinance shall take effect
immediately upon final adoption.
PASSED on first reading by the City Commission of the City of North
Lauderdale, Florida this _____ day of _________________, 2006
PASSED and ADOPTED on second reading by the City Commission of the City of North Lauderdale, Florida this _____ day of __________________, 2007.
APPROVED AS TO FORM:
_____________________________________
CITY ATTORNEY SAMUEL
S. GOREN
__________________________________
MAYOR JACK BRADY
__________________________________
VICE MAYOR RICH MOYLE
ATTEST:
_____________________________________
DEPUTY CITY CLERK
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