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Home My WebLink AboutExhibit provided for item 12.1-10.2ExviiP,f war^dd tv',Vm ztfro.z DANIA BEACH COMMISSION DECISION MATRIX Rezoning Application RZ'034'24 4880 SW 28 Ave & 4901 SW 27 Terrace - PRD'1 ) LEGAL STANDARD Under Florida taw (Board ol County Commissione6 v. Snyder, City ol Oeertield Beach v. Vaillant), a rezonang must be supporled by: y' Compst6nl substantial evidsnce ./ Consistency with lhe Comprehensive Plan y' Compliance with lhe Land Devolopm€nt Code / Proteclion ol public health, sal€ty, and welfare lncreased acirvity, noise, and intensity adiacenl lo homes Must b€ compatible with surrounding rosidentialuses Floodrng rmpactrng adlacent propertiesNo olf-sit€ discharge (F.S. Ch. 373 + LDC) Stormwater Compliance Overflow and itlegal parking observedAll required parkang must be on-site (LDC Ch. 28) Parking Compliance Repealed advertisements and activity indicaling ongoing vacation rental use in non-permitted zoning disirict Use musl comply with zonrng; short-larm renlals restricted to permitted districts Vacataon Renial Compliance Exisling strain; increased rntensily adds loadAdequate drainage, roads, and services required lnlrastructure Capacity Traflac congestaon and emergency acc€ss concerns Musl not create unsale coMitionsPublic Salety Unpermitled lence and Paving improvemenls Must comply walh permitting laws (F.S. ch. s53) Code Complianco Flezoning requested to cure violations aller the lact Compliance must precede entillemenl approval Sequencing Requirement Recu.ring trash issues; shorl-term correclion only Flequires sustained compliance over time Operatronal History Clubhouse and amenities increase noise and activity Must not adversely impact residential areas Noise / Compatibility Amonitios increase occupancy, tratlic, and use inlensity Evaluale real impacls, not labels (Snyder) lntensity of Use CRITERION A vote lo approv€ constilulcs a ,inding lhat each or lhe above criteria has been satistied based on comPetent subslantial evidence. RESULTPBOJECT CONDITIONLEGAL REOUIREMENT FAILComprehensive Plan Consislency FAIL FAIL FAII FAIL FAIL FAIL FAIL FAIL FAIL FAIL STAFF POSITION vs CODE REQUIREMENTS Xey Legal Prtnciple: A rezoning approval requlres atlirmative lindings ol compliance with all applicable standards. A vote 'to approvo implies that each ol the abov€ code requirements has boen salislied. The Land Development Code and Comprehensive Plan evaluate lntenslty ol use, including tratfic, noise, occupancy, and aclivity levels - not just unit count (Snyder). "Amenities (pool, dog park, clubhouse) are not density increases." Crmpliance must prec€de entitlement. Unpermitted work must be correctgd under exisling zoning. Rezoning cannol be used to legalize violations (F.S. Ch. 553; LDC enforc€ment principles). "Rezonang is needed so the applicant can come inlo compliance." All required parking must be provided on-site. Spillover into residential neighborhoods violales Chapter 28 parking requirements and creales safety concerns. "Parking impacls are manageabl€.' Stormwater must be retained on-site with no adverse otf-site impact at time of approval (F,S. Ch.373t localdrainage standards). Existing floodang indicates noncompliance. 'Drainage issues can be addressed laler.' Code requires sustained compliance. Short-torm correc{ions immedialely belore hearings do not establish long-term operational rosponsibility. "Recent cleanup shows the property is now in compliance.' Use must compty vrith zoning. Ongoing short{erm rental aclivity in a non-permitted district is a malerial compliance issue relevant to eligibility for rezoning. 'Vacation renlal activity is not relevant to Iezoning.' There is no vested right in violations. Permits and compliance musl bo obtaaned before additional development rights are granted. "Unpermitted improvements can be resolved after approval." Compatibility slandards require prolection of adjacent residential uses. lncreased ameniti€s increase frequency, duration, and intensity of noise and activity. "Noise and activity impacts are minimal." STAFF POSITION / ABGUfiilENT CODE BEOUIBEMENT / LEGAL STANDARD FORMAL MEMORANDUM FOR THE RECORD TO: Mayor Joyce L. Davis, Vice Mayor, and Cily Commissioners FROM: Concerned Residents - Griffin Boad Corridor DATE: March 2026 RE: Opposition to Bezoning Application RZ-O34-24 I.INTRODUCTION This memorandum is submitted in opposition to the requested rezoning of 4880 sw 28 Ave and 4901 SW 27 Terrace to PRD-1 . II. LEGAL STANDARD Under Florida case law including Board ol County Commissioners v. Snyder and City ol Deerfield Beach v. Vaillant, rezoning decisions must be supported by competent substantial evidence and must be consistent with the Comprehensive Plan and Land Development Code. III. STORMWATER NONCOMPLIANCE Failure to retain stormwater on-site in accordance with Florida Statutes Chapter 373 and local drainage standards is a violation and indicates the sile is not operating within required standards. IV. PARKING DEFICIENCIES Overflow and illegal parking indicate failure to meet required parking standards under Chapter 28 of the Land Development Code. V. IMP R OP ER SEOUEIVC'A'G Compliance must precede entitlement. Unpermitted improvements cannot be legalized through rezoning under Florida Statutes Chapter 553. VI. AMENITY ABGUMENT RESPONSE The addition of amenities such as a pool, dog park, and clubhouse still increases intensity ot use, tratfic, noise, and inrrastructure demand and must be evaluated as increased impact. vil. coNcLustoN The application fails to meet the required standards and should be denied. Respectfully submitted, Concerned Residents - Gritlin Road Corridor Page 1 Continued issues il It E EI t'"rca r!. r.!dt larrjlrrFrr!, r;rt r.ucrd.ra r r..64!, i { 6.di d\c ri.srrr -r, (.rtr lr!' ba.irl|.ri, rrrtn |t .. 'r.,rIrr-,:6irFl!o.l.rr,rri.,rv.O{- 're)I...'.4 ltxt n l rrdpiib l-., ,'r lat r !r,rrt^t F.l rt *d Murphy bed in a room with no ctoset, so th€y can call ita den. I I tr I t I *f.l't}| And numerous cars on the 4sx)'l sla h Vehicles btocking both sides of an emorgency acoBss 98t6. A tult lot with two cars waiting for spots. At the community m66ting th€ dev€lop€r statgd... 1 . They no tonger use the vacant tot for parking. 2. Th€ir Griffin Hotdings lot is n€vertutl. 3. They aren't using the 4(x)1 stab for ov€rflow parking. And )Bt these photographs urere tak€n upon lsaving the community rne€ting. A car on the \racant [ot.Ia Xoosh - Boutique Aparthotel Fort L.'uderdale lr b t tr 7 !i Msrch 23n', the Airbnb tistings haE increased to 21, e\ren thouEh P &zstaffsaid Airbnb was prohibited in muttiuse buitdings. r En,r., ti ++ r ,ll tj It rt ;- --b .. 3rc?if,frl 5:40 am Ssturday March 14th9 vehictes teft ovomight Friday until srter sundown Saturday 5:37 am Ssturday March 21st 8 v€hicles left overnight Friday until after sundo$rn Saturday We aretoldyou can't ha\re run-off lrom porous glound unless it is satJrated. We are in dry season, but it sure looks like water running ofr the raised Gdffin Holdings property, onto 2PTenace. -4i l4sibty r[om cl, lh@u8h trsd6 Foliage isn"t dense immediate\4 it needs time to gr(nn and become one sotid entityJtrthe existing fdtiage consideSd dense? D " t- .,.n I. Ii-x .rF--I-=E lr -t v 12. ;.,r -=r_=v'{-_Gi ! rf t. I s{ -a B.f,c .n t r_: 3!