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HomeMy WebLinkAbout1360 - MINUTES - City Commission MINUTES DANIA BEACH CITY COMMISSION SPECIAL MEETING SEPTEMBER 24, 2002 1. Call to order Mayor Chunn called the meeting to order at 6:00 p.m. 2. Roll Call: Present: Mayor: Robert H. Chunn, Jr. Vice-Mayor: Pat Flury Commissioners: John Bertino C.K. McElyea (arrived 6:30 p.m.) City Attorney: Tom Ansbro City Manager: Ivan Pato City Clerk: Charlene Johnson Absent: Commissioner: Bob Mikes (Excused) A motion was made by Commissioner Bertino, seconded by Vice-Mayor Flury, to excuse Commissioner Mikes and Commissioner McElyea in the event that they are unable to attend this meeting. The motion passed on the following 3/0 roll call vote: Commissioner Bertino-yes Vice-Mayor Flury-yes Mayor Chunn-yes 3. Recommendation by CRA Executive Board on CRA Plan. Laurence Leeds, Growth Management Director, explained that the 6:00 p.m. meeting is a meeting with the City Commission, sitting as the CRA Board, and that the meeting will be opened to the public and that the Board will make a recommendation on the CRA Plan for final action to be taken at the City Commission regular meeting at 7:00 PM. Doug Coolman, E.D.S.A, presented maps and pointed out the designated CRA area and commented on the Master Plan Elements of the CRA Plan that have already been discussed at numerous meetings. Mr. Coolman presented changes to Page 29 and 49 of the CRA Plan as follows: Page 29-Transportation and Pedestrian Improvements — There is an opportunity to replace the existing Federal Highway and FEC railroad bridges over the Cut-Off Canal to accommodate additional water navigation and transit along the canal. The construction of a bascule or vertical lift bridge should be considered for the FEC railroad bridge, while an increase in height for the existing Federal Highway bridge may be sufficient. MINUTES 1 SEPTEMBER 24, 2002 SPECIAL MEETING • Page 49-Capital Improvement Program: added funded $150,000 for "Feasibility & Funding Study for Bridge Height Increases/Installation of Bascule or Vertical Lift Bridges over Cut-off Canal. Mr. Coolman stated that the one issue of contention appears to be the Tomato Patch lot owned by Dania Jai Alai. Mr. Coolman stated that CRA team recommended leaving the lot Residential 10 (up to 10 units per acre) with a 2 to 3 story height limit, no higher density other than single family and waterfront use. However, after further review, Mr. Coolman advised that the CRA team discovered that the property could be added in the LAC with a restriction for Residential use only. Mr. Coolman advised that the CRA team was concerned that the LAC would provide more flexibility for mixed uses. Vice-Mayor Flury asked whether or not a developer would be prohibited from requesting 12 units per acre or higher if the Tomato Patch were left out of the LAC. City Attorney Ansbro advised that the property is currently RS8000 and that it anyone asking for 10 units per acre or more would have to obtain a rezoning. Laurence Leeds, Growth Management Director, stated that if the Tomato Patch property is not added to the LAC, it would not prohibit a developer from requesting a land use plan amendment from Residential 10 to Residential 16 (16 units per acre) or higher. Whether or not such an increase in density is approved is at the discretion of the City Commission, and in some cases, may also require approval of the County Commission. He clarified that the LAC specifies certain development criteria and that it is anticipated • to take 12 to 18 months to establish the LAC. Once the LAC is established, the development decisions would then be under the City Commission's control. In regards to the process, Mr. Leeds advised that should the CRA get approved by Broward County, the City must then submit an application with Broward County requesting the County to change the entire downtown to LAC. Mr. Coolman pointed out that the LAC process with the County has to be followed whether or not the Tomato Patch property is included in the LAC. Mr. Coolman was of the opinion that it would be better to include all property now in the LAC rather than adding additional property at a later date. Mr. Coolman stated again that his recommendation would be to include the Tomato Patch into the LAC with a "Residential Only" restriction and 2 to 3 story building height so as to eliminate mixed use potential. Mr. Coolman pointed out the areas proposed for building height changes and advised that the CRA area takes up 20% of the City. Commissioner Bertino asked whether or not the City would be prohibited from raising the building height from 6 to 8 up to 9 stories once the CRA Plan is approved. Mr. Coolman advised that the City Commission would be adopting Design Guidelines and should a developer meet all of the City's requirements that it would be the decision of the Planning & Zoning Board and City Commission to increase the height density. Mayor Chunn opened the public hearing. Clint Morris, employee of Aragon Group, advised that he is also representing his family who has house at 309 NE 3`d Avenue that is faces the Tomato Field. Mr. Morris mentioned that the CRA needs a major project like the Tomato Field to be the catalyst to MINUTES 2 SEPTEMBER 24, 2002 SPECIAL MEETING get the CRA started and that including the property into the LAC would give the City control over future development on the site. Patty Hart advised that she obtained signatures on a petition from her neighborhood opposing the inclusion of the Tomato Field in the LAC and urged the City Commission to keep the land residential. Shelly Eichner, Ca►vin, Giordano &Associates, urged the City Commission to include the Tomato Patch into the LAC with a Residential restriction use, which would give the City local control over the type of residential development. Kevin Guthard, Trafalger Associates, recommended that the Tomato Patch be included in the LAC so that Dania Beach could retain control and make the CRA successful. Marie York, Aragon Group, pointed out that a development is needed to help boost the CRA area and that the inclusion of the Tomato Patch into the LAC would streamline the redevelopment process to make projects happen. Ms. York inquired as to whether a marina as an accessory use to a Townhouse development would that be permitted with an LAC Residential restriction. Mr. Coolman clarified that boats connected to residential units would be permitted, however, a commercial marina would not be permitted. M.P. Malone, 515 NE 2 Place, opposed the inclusion of the Tomato Patch in the LAC and pointed out that most of the people who are requesting that the land be included in the LAC are either employees working for Aragon Group or developers and do not live in the northeast section. ® Hearing no further comments, Mayor Chunn closed the public hearing. Vice-Mayor Flury confirmed with Mr. Coolman that the current CRA Plan does not include the Tomato Patch into the LAC, however, Mr. Coolman advised that the CRA team is now recommending that the Tomato Patch could be included in the LAC with a Residential Only restriction. Mr. Coolman advised that an amendment should be made to the CRA Plan to address the Tomato Patch property as well as the changes to Pages 29 and 49. A motion was made by Commissioner Bertino made a motion to recommend to amend the CRA Plan to include the Tomato Patch in the Local Activity Center with a Residential Only restriction. The motion died for lack of a second. A motion was made by Vice-Mayor Flury to accept the CRA Plan as written with the inclusion of the changes presented to Page 29 and Page 49. The motion died for lack of a second. Vice-Mayor Flury suggested limiting the building height to 2 story for the Tomato Patch land. Commissioner Bertino was of the opinion that the 2-story limit would limit a developer to 2-story building the full length of the property, which would not look good, and that it would be more attractive for the buildings heights to be varied. A motion was made by Commissioner Bertino, seconded by Commissioner McElyea, to recommend to amend the CRA Plan to include the Tomato Patch in the Local Activity MINUTES 3 SEPTEMBER 24, 2002 SPECIAL MEETING Center with a Residential Only restriction as well as the changes presented to Page 29 . and Page 49 of the CRA Plan. The motion failed on the following 2/2 roll call vote: Commissioner Bertino-yes Vice-Mayor Flury-no Commissioner McElyea-yes Mayor Chunn-no A motion was made by Commissioner McElyea, seconded by Vice-Mayor Flury, to make a recommendation to accept the CRA Plan as previously presented with the inclusion of the changes to Page 29 and Page 49 of the CRA Plan. The motion passed on the following 3/1 roll call vote: Commissioner Bertino-no Vice-Mayor Flury-yes Commissioner McElyea-yes Mayor Chunn-yes 4. Adjournment. This meeting adjourned at 7:25 p.m. OBERT H. C "JR. AYOR ATTEST: • CHARLENE JO N ON CITY CLERK APPROVED: November 12, 2002 f� MINUTES 4 SEPTEMBER 24, 2002 SPECIAL MEETING T 1'�•t��" r^�� J"e�e�.+�y�a�`� � �..i i � � ���1n ..��_�-i�-a _� 'Y �a- 1�J ti K., t r � 1 i , i i d yi it e' t dyx� i 3 tt ,x zo Wit Tih�{ d 11 f l �.xi. � r"`:✓ � � �.-"�. °,°�°,!s°.' 'e o e e°-�°ego o.o.; � � /. �I 1 rep "'c j a' n;.�( �► e _ t7 .�.' ,x - `�`�� j l Or Y • • • • • City ®f Dania Beach • Downtown Community Redevelopment • Plan • • • September 24, 2002 • • • • • CITY COMMISSION 4040• Robert Chunn, Jr., Mayor • Patricia Flury, Vice Mayor • John Eertino • "Mac" McElyea Robert Mikes • • • CITY MANAGER • • Ivan Pato • Bonnie Temchuk, Assistant to the City Manager • • DIRECTOR OF GROWTH MANAGEMENT • • Laurence Leeds, AICP • • • Her Planning Group • E D S A• Keith &Associates • MEAI • • • • • • Downtown Community Redevelopment Plan City of Dania Beach, Florida • • TABLE OF CONTENTS • • • EXECUTIVE SUMMARY I. INTRODUCTION Page 1 • A. Redevelopment Planning Process B. Public Participation Program • II. EXISTING CONDITIONS IN THE REDEVELOPMENT AREA...............................................................................................................Page 3 A. Regional Relationships • B. Dania Beach Community Redevelopment Area C. Land Use and Zoning • D. Public Facilities and Environmental Features E. Redevelopment Needs F. Economic and Market Conditions • III. PROPOSED DOWNTOWN REDEVELOPMENT PLAN....................Page 16 A. Primary Public Involvement Findings B. Guiding Principles • C. Overall Concept Plan D. Transportation and Pedestrian Improvements • E. Greenways, Parks, and Trails F. Urban Design Recommendations • G. Infrastructure Improvements H. Land Use and Zoning Recommendations • I. Program and Policy Recommendations J. Neighborhood Impact and Affordable Housing Element K. Land and Building Acquisition L. Conformance with Dania Beach Comprehensive Plan and Broward County Land Use Plan • • • Her Planning Group • E D S A • Keith &Associates - MEN • i • Downtown Community Redevelopment Plan City of Dania Beach, Florida i IV. FINANCIAL FEASIBILITY .............................. Page 47 A. Tax Increment Revenues B. Capital Improvements Program C. Project Financing V. OPERATIONAL PROCEDURES Page 52 .................. • A. CRA Term • B. Annual Reporting C. Plan Update and Amendments • APPENDIX.................................................................................................................Page 54 A. Approved Redevelopment Needs Study B. Economic Data for CRA Area C. Legal Description • D. Broward County Local Activity Center (LAC) Land Use Information FIGURES 1. Regional Location Map \• 2. CRA Context Map • 3. Existing Land Use Map • 4. Zoning Map 5. Proposed Redevelopment Concept Plan 6. Proposed Transportation Circulation Map 7. Proposed Building Height Map 8. Proposed Greenways, Parks, and Trails Map 9. Federal Highway Existing Conditions (Cross-Section) 10. Proposed Federal Street Concept (Cross-Section) • 11. Proposed Beach Street Concept (Cross-Section) 12. Building Height Concept "A" (Cross-Section) • 13. Building Height Concept "B" (Cross-Section) 14. Utility Infrastructure —Water, Sewer, and Drainage Map 15. Core Parking Analysis • 16. Proposed Land Use Map Iler Planning Group • E D S A• Keith &Associates • MEAI H • • Downtown Community Redevelopment Plan City of Dania Beach, Florida • EXECUTIVE SUMMARY • • Background • This Downtown Community Redevelopment Plan is the result of extensive community • involvement, and is intended to guide the redevelopment of Dania Beach's downtown • and adjacent areas delineated within the Community Redevelopment Agency (CRA) • Area boundaries (Figure 2). The gross acreage of the CRA Area is 506 acres, which includes road rights-of-way and canals. The character of the area is predominantly commercial, although established residential areas exist in the northern portion of the • CRA Area. • The City of Dania Beach has created a CRA as a means to ensure that Downtown Dania • Beach does not experience further decline, as well as to encourage reinvestment throughout the Area. CRAs have three primary benefits in promoting redevelopment, which include: • 1. Tax Increment Financing (TIF), which diverts future property tax revenues from Broward County and the City of Dania Beach to a trust fund specifically intended for redevelopment projects; . 2. Increased eligibility for federal and state grants that can be used for infrastructure improvements, business development, and property acquisition; and • 3. A master planning approach and implementation strategy for the CRA Area. It should be noted that although the Dania CRA will bring outside tax revenues into the • City, it will not increase the tax millage on any CRA properties. Redevelopment Concept Plan • • The Proposed Redevelopment Concept Plan (Figure 5) provides an overview of • proposed redevelopment districts within the CRA Area. Redevelopment concepts included in this Plan include the following: • • The proposed Federal and Beach Street Districts will define the Downtown area and create a vibrant mixed-use community; • • The waterfront property along the Dania Cut-Off Canal provides an opportunity • for waterfront residential development, as well as parkland and a unique "Canal Place" mixed-use development; • The area north of the Dania Cut-Off Canal and east of Federal Highway would be • suited for a Marine Business District, providing for a variety of marine-related • business and light industry uses; • • A Jai-Alai mixed-use node could provide for a diversity of land uses along eastern Dania Beach Boulevard, and includes a parks and open space • connection to the Cut-Off Canal; • • Iler Planning Group - E D S A - Keith &Associates - MEN • Hi • • • • Downtown Community Redevelopment Plan City of Dania Beach, Florida • The established northwest residential neighborhood may be preserved and enhanced through streetscape improvements, infill residential development, and public safety and community projects already underway. • This Redevelopment Plan provides for a number of critical transportation and pedestrian • improvements (Figure 6). Realigning Old Griffin Road to the south will allow for better utilization of the property on the Dania Cut-Off Canal, correct a long-standing traffic problem in the area, and provide an opportunity for a unique "Canal Place" entertainment and retail district. The Plan also proposes that east Dania Beach Boulevard transition into "Beach Street", Dania Beach's entryway to the ocean. Existing wide pavement will be reduced to four • lanes, and the remaining right-of-way will be converted to landscaped pedestrian and bicycle ways with a tropical theme. • The linchpin of the CRA Plan is the ultimate down-sizing of Federal Highway between Stirling Road and NW/NE Td Street into a local "Federal Street", where the existing traffic lanes will partially serve as pedestrian landscaped areas, and through traffic on Federal Highway will be diverted to two lanes to the east and west of the existing road • alignment. "Federal Street" will be unified through the use of cohesive architectural design guidelines. In addition to the above, a Greenways, Parks, and Trails network (Figure 8) is proposed throughout the CRA Area, numerous infrastructure improvements are proposed to allow for anticipated future development (Figure 14), and building height increases have been proposed in selected districts throughout the CRA Area (Figure 7) to accommodate • demand and provide a population base for the Downtown. These policy changes and improvements, coupled with continued public involvement as redevelopment takes place, will ensure the success of the CRA throughout its 30-year term. • • Her Planning Group • E D S A • Keith &Associates • MEN iv • ® Section I—Introduction • Downtown Redevelopment Plan City of Dania Beach, Florida • • I. INTRODUCTION • • The City of Dania Beach has recognized for many years that significant areas of the • downtown and surrounding community are in need of redevelopment, as evidenced by the City's initial efforts in the early 1990's towards the establishment of a Community • Redevelopment Agency (CRA). • In 2000, The City of Dania Beach initiated a detailed study to identify and delineate the • boundaries of a redevelopment area, which resulted in the approval of a Finding of Necessity for Redevelopment report in May 2001. This report, which is attached as • Appendix A to this Plan, documented the need for redevelopment of the area generally extending along US 1 from just north of the Dania Cut-Off Canal south to Sheridan • Street, and along Dania Beach Boulevard. • In March of 2002, the Broward County Board of County Commissioners approved the • Finding of Necessity for Redevelopment report, the creation of a Dania Beach CRA, and • the preparation of a Redevelopment Plan for the CRA Area. • • A. Redevelopment Planning Process • This Dania Beach Downtown Redevelopment Plan is intended to serve as a guide for •� the effective redevelopment and enhancement of this critical and central area of Dania • Beach. The following ten step planning process was utilized in the .preparation of the • Dania Beach CRA Plan: • 1. Assess existing conditions in the proposed Dania Beach CRA Area; • 2. Conduct interviews and workshops to establish a community vision; 3. Use public input to determine guiding principles; • 4. Identify problems and opportunities; • 5. Outline land use and zoning changes necessary to facilitate appropriate development; • 6. Identify public projects to help solve problems and spur redevelopment; 7. Review private development plans for consistency; • 8. Identify opportunities for public/private partnerships; 9. Prepare a realistic Redevelopment Plan oriented to effective implementation; and • 10. Provide for Redevelopment Plan updating every three to five years as conditions • change. • This process proved effective in the preparation of this Redevelopment Plan, as well as • in helping.. community participants understand the steps involved and how they fit • together. • • • Iler Planning Group • E D S A• Keith &Associates • MEAI • Page 1 of 57 • • Section I—Introduction • Downtown Redevelopment Plan City of Dania Beach, Florida B. Public Participation Program • Community involvement was an essential component in the planning process for this Redevelopment Plan. Stakeholder interviews were held with community leaders and CRA property owners to identify key redevelopment issues in the proposed CRA Area. Additionally, two community workshops were held on July 18 and 20, 2002, to obtain input on the community's vision for the CRA. The Dania Beach community provided opinions • regarding building height, traffic circulation and parking, zoning issues, density and intensity of development, and redevelopment opportunities. In latter workshops with the City Commission and Planning and Zoning Advisory Board, the planning team presented • conceptual redevelopment ideas based on public input received and solicited community • comments. Through this process, City staff and the consulting team were able to develop a • Downtown Redevelopment Plan for the City of Dania Beach tailored to the community's vision for this very unique area. • Her Planning Group • E D S A • Keith &Associates • MEN • Page 2 of 57 • • Section 11—Existing Conditions in the Redevelopment Area • Downtown Redevelopment Plan City of Dania Beach, Florida • • II. EXISTING CONDITIONS IN THE • REDEVELOPMENT AREA • • A. Regional Relationships • • Figure 1 shows the geographic relationship of the Dania Beach Downtown • Redevelopment Area to the rest of Dania Beach and Broward County. The City of Fort Lauderdale lies to the north and the City of Hollywood to the south and east of the City. Dania Beach also lies just south of Ft. Lauderdale-Hollywood International Airport and is • near Port Everglades and Interstate 95. • • B. Dania Beach Community Redevelopment Area • The specific boundaries of the Dania Beach Community Redevelopment Area are • delineated in Figure 2. The CRA Area is bisected by US 1 and extends from just north • of the Dania Cut-Off Canal south to Sheridan Street. South of Stirling Road the study area includes commercially zoned parcels along US 1. North of Stirling Road the CRA • Area extends east and west of US 1 to include residential areas. The major • intersections with US 1 included in the CRA Area are Old Griffin Road, Dania Beach •0 Boulevard, Stirling Road, Dixie Highway, and Sheridan Street. The gross area of the Dania Beach CRA Area is 506 acres, comprising 12.65 percent of • the City of Dania Beach's total land area. Excluding road rights-of-way and canals, the acreage decreases to 345 acres. Comprised of approximately 1,031 land parcels, • approximately 81 percent (280 acres) of the Area is developed and supports a variety of • uses including residential, commercial retail, heavy commercial/light industrial, parks and recreation, public/institutional and utility uses. Approximately 19 percent of the land • within the CRA Area is undeveloped open space. The northern area (that portion of the • CRA Area located north of Stirling Road) contains the majority of the land, with 294 • acres of 85 percent of the total acreage in the CRA Area. Within the northern area, 235 acres (80 percent) of the land is developed, leaving 59 acres (20 percent) vacant. By contrast, the southern portion of the Area contains 51 total acres, of which 45 acres (88 • percent) are developed. • • C. Land Use and Zoning • Figures 3 and 4 show the existing Land Use and Zoning Patterns, respectively, in the • Redevelopment Area. The character of the CRA Area is predominantly commercial, as indicated in Appendix A, "Finding of Necessity for Redevelopment" Approximately 40 • percent of the land in the CRA Area is used for commercial uses, which include retail • sales, hotels, commercial recreation (Dania Jai Alai), restaurants, gas stations, banks, • Her Planning Group . E D S A• Keith &Associates • MEN • • Page 3 of 57 • • • PALM BEACH CgUnfF'r • .j�'RI�}. �� yPdl Rlal N __—L �_LL56Cg0 BtvOy-_ � 1 , •• ,. s al _ I Deerfield Beach i � r i Creek =L—+ !k Beach f F—_Coral Springs hthouse • �� g Point • :] �� r!'n. y A•n�Le .� Icocnvr�f � lvessY^ • _ i/ i r 1 P Beach 1. • i��'�' � �v--7 t '... � it-'` I Lakes 1 • ;�� MyT tic r Lauder ill Oakland Park • Sunrise D. 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F9prae d F= @q of tau t'=ch September 2002 ® Section 11—Existing Conditions in the Redevelopment Area • Downtown Redevelopment Plan City of Dania Beach, Florida and office uses. Residential uses (single family, duplex, and multi-family) are the next most prevalent land uses, representing 26 percent of the proposed CRA area combined. ® Vacant land accounts for 19 percent of the CRA Area, followed by public/institutional uses, which include churches, schools, a museum, and governmental buildings. Industrial, parks, and utilities land uses account for the remaining 6 percent of the Area. • Zoning in the CRA Area is approximately 60 percent commercial, as also indicated in Appendix A. Notably, nearly 94 percent of the land in the southern portion of the proposed CRA Area is zoned C-3. The second most common zoning in the Area is • single-family residential, which accounts for 26 percent of the total land area. D. Public Facilities and Environmental Features Boat access in the CRA Area occurs via the Dania Cut-Off Canal, which runs through the northern portion of the CRA Area. In addition, recreation opportunities such as • tennis, baseball, soccer, and basketball are provided at Frost Park, which is located just south of Dania Jai Alai. • City facilities within the CRA Area include Dania Beach City Hall, a Sheriff's Office substation, a fire station, and a post office, all located west of US 1 in the heart of the CRA Area. A historic park housing Dania Beach Main Street and the Chamber of • Commerce is located just north of City Hall. Critical environmental resources within the CRA Area include the Cut-Off Canal as well as the water-rich habitats and valuable wetland areas in the eastern extension of the • CRA Area south of Dania Beach Boulevard. • E. Redevelopment Needs A number of significant factors indicating a need for redevelopment were identified in the "Finding of Necessity for Redevelopment"report (see Appendix A) and are summarized • below: 1. Deterioration of site and other area improvements, including: • ■ Vacancy; ■ Junk, trash and debris; ■ Faulty lot layout; and • Diversity of ownership. 2. Code enforcement violations; 3. Zoning deficiencies; 4. Inadequate transportation facilities, including: • ■ Transportation facilities incapable of handling traffic flows; ■ Faulty and inadequate street layout; and • Her Planning Group • E D S A • Keith &Associates • MEAI • Page 4 of 57 Section 11-Existing Conditions in the Redevelopment Area • Downtown Redevelopment Plan City of Dania Beach, Florida ■ Inadequate parking facilities. 5. Infrastructure deficiencies; 6. Lagging growth in tax base; and 7. Unsafe conditions due to crime. . The purpose of this Redevelopment Plan is to provide the vision, strategies, and implementation necessary to overcome constraints, and to promote appropriate and effective redevelopment of the Dania Beach Downtown CRA Area. • 0 F. Economic and Market Conditions • An economic analysis has been performed to identify the potential market opportunities • that exist to revitalize the CRA Area. The Area is primarily comprised of land designated for commercial use but some residential areas both to the northeast and northwest of the U.S 1/Dania Beach Boulevard intersection are also included. 0 Area Attributes • • There is an old adage in real estate --- location, location, location. From the perspective • of location, the CRA Area is well endowed because it enjoys: 0• • Excellent access to the regional highway network; 0 • Access to beach and boating; Immediate proximity to two of Broward County's major economic "engines", Port • Everglades and Ft. Lauderdale- Hollywood Airport; and • ® Easy commutation to Downtown Ft. Lauderdale. 0 It should also be noted that plans are being discussed to reactivate the FEC railroad line • located immediately west of the CRA Area with passenger traffic. If those plans come to • fruition, a site immediately west of City Hall would be an excellent location for the first • station south of Airport. In terms of access to the regional highway network, entrance onto and exit off of Interstate 95 can be achieved within approximately one mile of the CRA Area at three points, Sheridan Street, Stirling Road and Griffin Road. Interstate 95 provides drivers ® north-south mobility throughout Broward County and South Florida generally. It also • connects them, to Interstate 595, which would take them to the Florida Turnpike, Interstate 75 and the Sawgrass Expressway as well as the major business centers and newer residential areas in Western Broward County. Drivers seeking to avoid possible traffic congestion on Interstate 95 can also get to the Florida Turnpike by going west on • 00 Her Planning Group • E D S A • Keith &Associates • MEN • Page 5 of 57 • 0 ® Section Il—Existing Conditions in the Redevelopment Area • Downtown'Redevelopment Plan City of Dania Beach, Florida • Griffin Road for a distance of just over 4 miles. Interstate 595 can be accessed by traveling north on Federal Highway for a distance of approximately one mile from the Dania Beach Boulevard/Federal Highway intersection. Fundamental to the appeal of South Florida for many of its residents as well as to • tourists to the area is its extensive beaches and boating venues. The distance to the beach from the CRA Area is approximately 2 miles along East Dania Beach Boulevard or Sheridan Street. The amount of beach frontage within the City of Dania Beach is limited. Therefore, those who go to the beach via Sheridan Street or who head south on ® the beach from Dania Beach Boulevard are actually using beaches within the City of Hollywood. However, from the point of view of recreation, the issue of municipal boundaries is of little import. The Dania Cut-off canal is one of Broward County's major boating routes to the ocean. Several major marinas exist along the canal including Harbour Towne as well as residential communities with docks behind individual houses. One of the largest vacant residentially-designated parcels within the CRA Area, the parcel north of the Jai Alai property, has frontage on the canal. i As indicated above, the CRA Area is immediately adjacent to two of Broward County's two largest economic engines, Port Everglades and Ft. Lauderdale — Hollywood Airport, and only 4 miles south of Downtown Ft. Lauderdale. Traffic at both the Port and Airport •M has increased significantly in recent years, as will be discussed in greater detail later, and further dramatic increases are projected. As such growth occurs, demand should materialize for hotel and office uses in the vicinity of these facilities. The workforce at these facilities should also provide demand for residential units. Continued growth in • Downtown Ft. Lauderdale, where the amount of office space doubled since 1990, will potentially provide additional demand for residential development in the Dania Beach CRA Area. ® Real Estate Market Conditions • Notwithstanding the attributes of the CRA Area in terms of location discussed above, the real estate market within the CRA Area can appropriately be described as distressed. The area's retail and office space exhibit high vacancy rates and low rental rates. The impact of that fact on the tax base is not only being felt by the City of Dania within the • CRA Area but also, in our opinion, in adjacent areas. The CRA Area so has only one chain-affiliated lodging facility, a Motel 6, and there is currently no major residential development underway within the area. • Retailing ® As discussed above, the CRA Area is primarily comprised of property designated for commercial uses. Presently, retail use predominates. Based on a windshield survey of the Federal Highway Corridor, it is estimated that in excess of the 20 percent of the Her Planning Group • E D S A • Keith &Associates • MEAI Page 6 of 57 • ® Section 11—Existing Conditions in the Redevelopment Area • Downtown Redevelopment Plan City of Dania Beach, Florida storefronts and individual retail buildings, inclusive of fast food restaurants and service • stations, are vacant. Since most of the larger storefronts and buildings are occupied, it is • likely that the percentage of vacant space in terms of square footage is probably somewhat lower, perhaps on the order of 15 to 17 percent. Based on data obtained from the County's tax rolls, it is estimated that the amount of vacant space along the Federal • Highway Corridor equates to 75,000 to 90,000 square feet. Vacancies along the Federal Highway Corridor could increase as retailers located along the corridor move into the new storefronts adjacent to the new Publix store on East • Dania Beach Boulevard, all but one of which is currently vacant. Anecdotal evidence indicates that this is occurring even though the asking rents at the Publix Center are in the $18 a square foot range, a figure considerable above the $9 to $13 per square foot • reportedly being paid for older space along Federal Highway. The East Dania Beach Boulevard Corridor also exhibits vacancies in its older retail facilities. As indicated above, retail rents along the Federal Highway Corridor are in the $9 to $13 range, indicating sales at levels below $150 per square foot are occurring. This explains the fact that only a few tenants along the Corridor, with the exception of fast food restaurants and auto-related businesses, are regional or national retailers. It also explains the fact that the five of the most recent 8 sales of store buildings along Federal Highway occurred at values below replacement cost, including the most recent two which sold at prices below $35 per square foot. None of these sales related to properties •� were located in the area generally considered the Antique District since all are south of Stirling Road. Office The CRA Area contains only 3 multi-tenant, non-medical office buildings exceeding 10,000 square feet in size, only 1 exceeding 20,000 square feet in size. Despite the • small amount of space available, the vacancy rate exceeds 15 percent, notwithstanding that a portion of one of the buildings is occupied by a branch of the Broward County Library System. Net rents are below $13 per square foot, a figure that reflects both the • softness of the market and the quality of the space available. The most recent sale of one of the three buildings being discussed was at a price well-below the replacement cost of the structure. • Hotel Only 1 chain-affiliated hotel, a Motel 6, is located within the CRA Area. Several chain- affiliated hotels are located within the City including the Sheraton and Hilton properties, which are located on Griffin Road, immediately south of Ft. Lauderdale — Hollywood • International Airport and east of Interstate 95. They are also well-located to serve the ® Design Center of the Americas (DCOTA) complex which shares its site with the Sheraton. Her Planning Group • E D S A• Keith &Associates • MEAI Page 7 of 57 ® Section 11-Existing Conditions in the Redevelopment Area • Downtown Redevelopment Plan City of Dania Beach, Florida Residential There is no significant residential development underway within the CRA Area despite the existence of vacant parcels, most notably the parcel north of the Fronton referred to • above. Maximization of the value of that parcel would likely require the development of boat docking facilities, which, in turn, would require that development be allowed consistent or somewhat above the property's land use designation, which permits 10 units per acre, rather than its zoning that requires 8,000 square foot lots. Residential developers have expressed interest in several commercially-zoned parcels along the Dania Beach Boulevard corridor, generally for mid-to-high rise structures. • There is market evidence to indicate that such development could be successful. Illustratively, approximately 1,000 investment quality rental apartment units have been constructed within or immediately adjacent to Zip Code 33004, which contains the CRA • Area, within the past 10 years. Several of the parcels that have attracted the attention of • developers would potentially enjoy views to the Ocean if mid-to-high rise development were allowed due the existence of a preserve area between the CRA Area and the Beach. The market for the rental apartment projects referred to has basically consisted • of people who work at the Airport, Port Everglades and Downtown Ft. Lauderdale are seeking a short commute to work and/or the beach. Such individuals would likely comprise the market for-sale units as well. Impact of Surrounding Area As mentioned,above, the softness of the real estate market in the CRA Area, particularly as relates to retail use, is potentially having an adverse impact on the tax base of the City of Dania in areas adjacent to the CRA Area. According to information obtained from the Broward County Property Appraiser, Zip Code 33004 contains approximately 1,450 • condominium units, few of which are within the boundary of the CRA Area. The data indicts that a number of units sold during the 1999 - 2001 period were at prices below the assessed value of the unit at the time as well as the unit's replacement cost. A • number of municipalities within Broward County are experiencing a similar phenomenon due to the fact that a large portion of their condominium inventories were built during the 1970's for the retirement market and are heavily weighted toward one- and two-bedroom units. Unfortunately, the demand for such units by households of retirement age is • declining and the re-sale market for such units is glutted in terms of supply, hence values are declining. • Resolution of this problem will require that a new market develop for the units. Given the small size of the units, the logical market segment would be that comprised of households headed by people under the age of 35, generally without children or with a • young child,who work at the Airport or Port Everglades or in Downtown and want a short commute to work and/or the beach. Attracting this market segment would likely require an improved retail environment in the CRA Area. MHer Planning Group • E D S A• Keith &Associates • MEAI • Page 8 of 57 ® Section 11—Existing Conditions in the Redevelopment Area • Downtown Redevelopment Plan City of Dania Beach, Florida Retail Market Demographics ® The primary market for retailing in the CRA Area is comprised of people living in Zip Code 33004. From a time-distance perspective, additional support could be expected to • be derived from people living in the area immediately to the north, west and south including Zip Codes 33312, 33315, 33316, 33019, 33020 and 33021. However, each of those areas is served by its own retail facilities/districts which essentially contain anything/everything that can be found in the CRA Area. Accordingly, support for retailing • in the CRA Area is essentially confined to those who live in Zip Code 33004. Residents From a retailing perspective, Zip Code 33004 constitutes a weak market. Population in the area currently numbers fewer than 17,000 people, who comprise 7,542 households. • The average household size of 2.2 persons is smaller than the size of the average Broward County household, 2.38 persons, reflecting the fact the median age of people living in Zip Code is 41.8 years. The median age of County residents is marginally younger, 41.4 years. The households residing in Zip Code 33004 have an estimated • median income of $30,657. This figure is significantly below the median income countywide, which approximates $40,000. • Workforce/Tourists Also adversely impacting the retail market in the CRA Area is the lack of a significant • number of workers or tourists within the area. As discussed above, the CRA Area has only 3 multi-tenant, non-medical office buildings with approximately 75,000 square feet of space in total. Even if fully occupied, these buildings would house only 300 workers. The area only has one chain-affiliated hotel, a Motel 6, which caters to a small number of price-conscious tourists. According to data obtained from the Broward County Property Appraiser, Zip Code • 33004 does contain approximately 2 million square feet of industrial and warehouse space. The workforce housed in these facilities likely exceeds 2,500 people; however, many of these workers spend significant portions of their workday away from their place of employment. Zip Code 33004 also contains DCOTA, which has in excess of 600,000 square feet of exhibit space and experiences high rates of visitation from people with the ® high spending capability. However, since these visitors do not generally stay in the CRA • Area, they are not oriented to the area and do think to shop or dine there. Based on the above analysis, it is evident that improving the retail market in the CRA Area requires that an increased residential population with the area and Zip Code 33004 • generally as well as increased daytime and tourist populations. • Her Planning Group • E D S A• Keith &Associates • MEAI • Page 9 of 57 Section 11—Existing Conditions in the Redevelopment Area • Downtown Redevelopment Plan City of Dania Beach, Florida Building Height: Key to Redevelopment As discussed previously, interest has been expressed by residential developers in sites located along the Dania Beach Boulevard Corridor for mid-to-rise projects. Some of the • sites for which interest has been expressed are currently designated for commercial • uses. However, a major impediment to the development of these properties is the 3- story height limit that applies to all property within the CRA Area. That limit makes the development of structured parking physically and economically infeasible. The lack of ® structured parking and the sizes of these parcels make their development for residential as well as significantly sized office and chain-affiliated hotel use infeasible. The current height limit causes the type of development seen at 700 East Dania Beach Boulevard • where the First Union Bank building is located. The building, barely exceeding 10,000 square feet in size is set back from the road and sits within a field of surface parking that leaves the site unattractive visually. • The current height limit also affects the parcels along the Federal Highway that are either vacant or underutilized at the current time. A case in point is the Pirate's Inn property, at the corner of Dania Beach Boulevard and Federal Highway, where the • developer is proposing a new 10-story hotel. If the Dania CRA Area is to attract the residential, office and hotel uses needed to both • appreciate its tax base and provide the support necessary for revitalized retail activity, the current height limitation needs to be amended --- at least selectively. It should be noted that there is development within the City of Dania taller than 3 stories in height, including DCOTA, the nearby Sheraton and Hilton hotels and an extended stay hotel in • the northeast quadrant of the Interstate 95/Stirling Road interchange. Perhaps more importantly, it should noted that the stakeholders interviewed, people from the community who attended the two workshops held in conjunction with this study effort • and members of the City Council at a workshop on August 6 in the City Commission Chamber have all expressed support for amending the existing height limit to varying degrees. There generally appears to be consensus for allowing the development of buildings 6 to 8 stories in height with structured parking contained within the building. Generally, it is believed that such development should occur along East Dania Beach Boulevard and Federal Highway north of Stirling Road as long as the structures do not overwhelm nearby residential uses where such exists. Preference has been expressed that the • buildings set back above a cornice height of two to three stories to minimize the impact • of the taller buildings at street level, thereby preserving Dania's historic character at street level. • • While the impetus for amending the current height limit relates to the need to increase the residential and daytime population as well as tourist activity within the CRA Area for • the benefit of area retailing, such action would have an important --- and positive --- • • 0• Her Planning Group • E D S A • Keith &Associates • MEAI • Page 10 of 57 • 0 ® Section 11—Existing Conditions in the Redevelopment Area • Downtown Redevelopment Plan City of Dania Beach, Florida • •o o financial consequence. Revitalization of Downtown Dania will require money to re-align Federal Highway and to upgrade the City's obsolete water and sewer systems. To • effectuate these improvements, it will be necessary to generate tax increment revenues and the quicker, the better. • • The value of real estate is based on what it produces in terms of income. By raising the height limit applied to Downtown properties, the development envelope, hence the o capacity to produce revenue/income will increase. The result will be increased assessed values and then generating the tax increment revenues that can be used as a basis for • bonding critical infrastructure improvements. Support for New Development • Increasing the development capacity of the CRA Area as it pertains to residential, office and hotel uses by changing the height limit will only make sense if markets for those • uses exist. The evidence is strong that they do because of the CRA Area's location relative to Ft. Lauderdale - Hollywood International Airport, Port Everglades and o Downtown Ft. Lauderdale, each of which is discussed below. • 0 Passenger traffic at Ft. Lauderdale - Hollywood International increased from 9 million in 1990 to 16 million in 2001. By 2020, the Airport is expected to serve 25 million passengers annually. As passenger volumes grow, the workforce at the airport will also increase. •o o • From 1994 to 2001, multi-day cruise ship passenger activity at Port Everglades increased from 800,000 to nearly 2 million. During the same period, cargo • activity, inclusive of container cargo, petroleum, bulk and break bulk, increased from 17.4 million tons to 23 million tons. With respect to non-petroleum tonnage, volume nearly doubled from 3.2 million tons to 6 million. By 2020, multi-day cruise ship passenger activity is expected to triple to over 6.0 million. Overall cargo activity in 2020 will total 35 million tons, or 150 percent the current level, with container cargo activity more than doubling to 9 million tons annually. This • growth will also result in a larger workforce being employed at the Port. o The major office buildings in Downtown Ft. Lauderdale currently house approximately 16,000 workers. This figure is twice the level in 1990. It is • estimated that when government and retail employment in the area is added, the workforce in Downtown Ft. Lauderdale approximates 25,000 workers. • • Residential o As discussed previously, there has been interest by residential developers with respect to several sites along Dania Beach Boulevard. This interest follows on the heels of the • successful development of approximately 1,000 rental apartments within and immediately outside Zip Code 33004 during the past 10 years. Those units are • • �• Her Planning Group • E D S A • Keith &Associates • MEAI • Page 11 of 57 • • Section 11—Existing Conditions in the Redevelopment Area • Downtown Redevelopment Plan City of Dania Beach, Florida performing at a composite occupancy rate well above 95 percent, a level that would • typically encourage new development to occur. The people renting these units generally • work at the Airport and Port and in Downtown and choose them to be within a short commute of work and/or the beach. Within recent years, significant amounts of both luxury for-sale and rental development have also been undertaken in the Downtown Ft. Lauderdale area. However, the development in Downtown, which includes approximately 1,000 condominium units and an even greater number of rental units, has been highly pricey due to the price of land in the area, rendering it not accessible to many downtown workers. Given the considerably lower land prices that will exist in the • Dania CRA Area than Downtown even after the height limit within the CRA Area is increased, it should be possible to provide more affordable housing to segments of the growing Downtown, Airport and Port workforces. Hotel • Hotel development within a 5-mile radius of the Airport and Port has not kept pace with growth in passenger volumes in recent years discussed above. As a result, the major hotels in the area are posting occupancy rates in the 67 to 72 percent range despite the impacts associated with 9/11. While some new limited service properties have been • developed along Federal Highway north of the Airport and near Interstate 95, only 1 full- service property, The Renaissance on 17th Street Causeway, has been developed in the past 5 to 7 years. Both the Port and the Airport propose new units on-site although the • hotel proposed by the Port is primarily designed to serve the convention center. Even the addition of these proposed units will not make up the deficit in quality hotel rooms that already exists and satisfy demand growth. It should also be noted that most of the i land along the 17th Street Causeway, where many hotels serving the Airport and Port are • located, is already developed. Office As discussed above, the growth of both passenger and cargo activity at the Airport and the Port will cause the workforce at both facilities to increase. A portion of that expanded workforce will need office space. The approximately 700,000 square feet of office space currently serving the Airport and the Port is over 90 percent occupied. Further, only • limited amounts of land exist within either facility for new office development. The supply • of land for new office development along 17th Street Causeway is also limited. The CRA Area is the next logical place for office development serving the Airport and Port to occur. • Summary Excellent potential exists for the revitalization of the Dania Beach CRA. The key findings supporting that conclusion are provided below. Her Planning Group • E D S A• Keith &Associates • MEAI • Page 12 of 57 ® Section 11—Existing Conditions in the Redevelopment Area • Downtown Redevelopment Plan City of Dania Beach, Florida Location The major attribute of the Dania Beach CRA from a real estate market perspective is its location which provides it with excellent access to the regional highway network and places it immediately adjacent to two of Broward County's most significant economic ® "engines", Ft. Lauderdale-Hollywood International Airport and Port Everglades. Additionally, the CRA is proximate to beach and boating venues and within a short commute of Downtown Ft. Lauderdale. At some point in the future, the CRA may also • contain a passenger terminal for commuter traffic along the FEC line that runs along its . western boundary. Depressed Market ® Notwithstanding the attributes just described, the real estate market in the CRA is depressed. Vacancy rates within the predominant commercial use, retail space, are high, exceeding 15 percent, and rents low, generally not exceeding $13 per square foot. Few regional and national retailers, with the exception of fast food restaurants and auto- related business, are located in the area because the average volume of sales is less than $150 per square foot. Despite having less than 75,000 square feet of multi-tenant, non-medical office space, the office market also exhibits a high vacancy rate and low rent levels. While airline and multi-day cruise ship passenger volumes have increased significantly in recent years, the CRA contains only 1 chain-affiliated hotel, a Motel 6. �. There is no significant residential development underway although recent rental apartment development within the City has been successful and interest has been r expressed about certain vacant sites along the Dania Beach Boulevard corridor. • Retail Market Area • Retailing in the CRA derives its primary support from people residing in Zip Code Area 33004, which contains the CRA. Support from wider areas would normally be considered possible based on conventional time-distance standards but those areas have retail centers offering anything/everything that can be found within the CRA. From a retail ® perspective, the demographics of the market are weak. Fewer than 17,000 people comprise the primary market and their median household income is less than $31,000, a figure about 70 percent the level of Broward County generally. Due to the limited • amounts of office and hotel development within the CRA, retailing derives minimal levels of support from daytime (worker) and tourist populations within it. More People Downtown • Fundamental to revitalizing the CRA will be expansion of its resident, daytime and tourist populations to provide more support for its retailing activity. The key to achieving this will be to amend the 3-story height limit that currently applies to the CRA to allow, at least selectively, for buildings 6 to 8 stories in height with structured parking contained within them. Such development would predominantly be allowed along the Dania Beach • Iler Planning Group • E D S A • Keith &Associates • MEAI • Page 13 of 57 ® Section 11—Existing Conditions in the Redevelopment Area Downtown Redevelopment Plan City of Dania Beach, Florida Boulevard Corridor and along Federal Highway north of Stirling Road. Buildings should be designed to set back above a two to three story cornice height to preserve Dania • Beach's historic atmosphere at street level. Such development appears to have community support. Positive Financial Impact S While the primary impetus for allowing taller buildings would be to enable the higher density residential projects as well as larger office buildings and chain-affiliated hotels required to improve the retail environment to be constructed within the CRA, raising the height limit would also have a positive financial impact. It would cause property values to rise because of the potential for enhanced revenues/income from real estate activities, • thereby initiating the generation of the tax increment revenues necessary to realign Federal Highway and rebuild water and sewer infrastructure within the CRA. For the CRA to achieve its maximum potential, such improvements are required. • Links to Regional Generators Demand for residential, office and hotel development is expected to be derived from the • continued growth of Ft. Lauderdale — Hollywood International Airport, Port Everglades and Downtown Ft, Lauderdale, growth that is expected to be significant. Illustratively, passenger traffic at the Airport is expected to increase from its current level of 16 million to 25 million in 2020. By that date, multi-ship cruise passenger activity will triple to 6 million from its current level of 2 million. Cargo activity at the port will also increase by 150 percent. As passenger and cargo activity grow, the workforce at those facilities will also grow. Downtown Residential Use • In recent years, approximately 1,000 rental apartment units have been built within Zip Code 33004 and immediately outside it. Of these 1,000 units, only approximately one percent are located within the CRA Area. These units have a composite rate of occupancy exceeding 95 percent. Over 2,000 luxury condominium and rental units have either been completed since 1999 or are under construction or planned in Downtown Ft. Lauderdale. The completed rental apartment projects are performing well, with a composite occupancy rate over 95 percent, while the condominium projects under construction are achieving strong levels of sales. The success of both the projects within the immediate vicinity of the CRA Area and those in Downtown Ft. Lauderdale indicate that a strong market for units in close proximity to the major employment centers • discussed in the preceding paragraph and/or the beach exists. Hotel Development • Hotel development within a 5-mile radius of the Airport and Port has not kept up with the growth in demand caused by the increase in passenger volumes that occurred between • Her Planning Group • E D S A• Keith &Associates • MEAI • Page 14 of 57 ® Section 11—Existing Conditions in the Redevelopment Area • Downtown Redevelopment Plan City of Dania Beach, Florida 1994 and 2001. During the period, passenger activity nearly doubled. While several limited service facilities have been developed, only 1 full service hotel has been • constructed in the past 5 years. As a result, the major properties in the market are generally reporting occupancy rates over 67 percent despite the continuing negative impacts of 9/11. Both the Airport and Port have plans for new development on-site • although the proposed property at the Port is also designed to serve the convention center. The development of these proposed facilities will not satisfy both the existing deficit of quality rooms and the future growth in demand. The 17th Street Causeway, which has historically been a focus of hotel development serving the Airport and Port, is • substantially built out, making the CRA Area a logical location for new development. Office Development 0 As discussed above, the growth of both passenger and cargo activity at the Airport and 0 the Port will cause the workforce at both facilities to increase. A portion of that expanded 0 workforce will need office space. The approximately 700,000 square feet of office space currently serving the Airport and the Port is over 90 percent occupied. Further, only 0 limited amounts of land exist within either facility for new office development. The supply 0 of land for new office development along 17th Street Causeway is also limited. The CRA 0 Area is the next logical place for office development serving the Airport and Port to occur. 0 Conclusion Market support exists for the redevelopment of the Dania Beach due to the area's 0 excellent location relative to the regional highway network, important economic centers such Ft. Lauderdale — Hollywood International Airport, Port Everglades and Downtown ® Ft. Lauderdale and the beach. Opportunities should exist for the development of new ® residential units, office space and hotels, all of which is needed to provided support for 0 retail activity within the CRA Area. The key to redevelopment will be amending the zoning code to raise the height limit applicable in the area, currently 3-stories, to permit 6 0 to 8 story buildings that would contain structured parking within them. In addition to 0 enabling market opportunities to be realized, raising the height limit, at least on a selected basis, would immediately cause the assessed value of land to rise, thereby causing the tax increment revenues required for roadway and infrastructure improvements to be generated quickly. In raising the height limit, the focus should be on the Dania Beach Boulevard Corridor as well as Federal Highway north of Stirling Road. • • Iler Planning Group • E D S A• Keith &Associates • MEN • Page 15 of 57 • • Section 111-Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida • • ill. PROPOSED REDEVELOPMENT PLAN • • A. Primary Public Involvement Findings • • As mentioned previously, the Community Redevelopment Planning process utilized an • extensive program of public involvement to ascertain the constraints, opportunities, and future vision for the area from the people that live, work, and play there. Stakeholder • interviews were conducted along with two community workshops on a workday evening • as well as a Saturday morning. Each workshop was held at a prominent location in the CRA Area, and approximately 60 participants took part in the workshops. The primary • comments resulting from public involvement are summarized below, and methods to • implement community consensus are discussed further in additional sections of this • Plan. • Downtown Character • Stakeholders and workshop participants agreed that the downtown area along Federal • Highway (generally north of Stirling Road) needs to maintain a distinct character. There • is consensus that change is necessary; however, many workshop participants felt that • the historic structures and "small town feel' needed to be maintained throughout the redevelopment process. This can be accomplished through the use of effective urban design, integrating appropriate architectural styles and uses to create a vibrant and • successful downtown. • Workshop participants felt that the downtown needs cafes, art galleries, entertainment • uses, and a strong residential component to create a 24-hour downtown. They also felt that a streetscape project integrating landscaped medians, pedestrian lighting, and wide • sidewalks along Federal Highway is important to the success of downtown • Building Height and Density • • Stakeholders and citizens agree that an increase in building height is necessary to create a mixed-use urban environment in the downtown. There is consensus for a six to eight story total building height in appropriate locations (particularly along Federal • Highway and Dania Beach Boulevard), as long as the building architecture includes step-back construction to mitigate the impacts of larger buildings. • There is also consensus for higher density along Federal Highway and on Dania Beach • Boulevard, where appropriate. • Zoning and Land Use • • Stakeholders and workshop participants agree that more residential units are necessary in the CRA Area, and many can be integrated into mixed-use developments in the • • is Her Planning Group • E D S A • Keith &Associates • MEAI • • Page 16 of 57 • • ® Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida downtown area and along Dania Beach Boulevard. There is support for land uses and zoning that will allow mixed-uses so that retail, office, and apartments/residential uses • can be integrated into appropriate areas. Traffic and Circulation Workshop participants agreed that Federal Highway needed improvements in order for the CRA Area to grow and thrive. There was community support for realigning Federal Highway to a location east of the existing railroad track alignment, as well as for one-way • pairs options realigning the north and southbound lanes of US 1 east and west of their existing alignment, respectively. In both of these cases, the existing Federal Highway alignment eventually becomes "Federal Street", a local two-way street. ® The recommendations for realigning US 1 included in this Redevelopment Plan combine the wishes of the community and provide additional feasibility and cost analysis. Parking There is community support for creating either angled or parallel parking in the • downtown subsequent to completing the Federal Highway realignment, and supplementing this with parking structures (both public and private). There is also support for larger buildings to contain structured public parking on lower levels to help • alleviate parking issues. B. Guiding Principles Using the public involvement findings as a basis, the following principles were developed to guide plan preparation and implementation. Land Use • Introduce mixed-use development in commercial zones of the redevelopment area to foster a live/work environment. • Seek out waterfront residential opportunities along the Dania Cut-Off canal. a Establish a Local Activity Center land use designation to facilitate the scale and mix of uses needed for a vibrant downtown environment. • Adopt a CRA overlay zoning district that allows for a mix of uses, increased density and intensity, design guidelines, and incentives for uses that attract nighttime activity. • • Create an expedited CRA development review process with redundant controls to ensure quality development consistent with the CRA community vision. �®• Her Planning Group • E D S A• Keith &Associates • MEAI • Page 17 of 57 ® Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida Building Height and Intensity • • Establish a variety of height limits in specified areas to allow for desirable density and economy of scale while maintaining compatibility with surrounding residential neighborhoods. • Implement building fagade step back and cornice height criteria to lessen height • impacts. Architectural Style • Enhance the character of Downtown Dania Beach with architecture that addresses Dania's existing scale and feel. • Introduce a variety of historical architectural styles of that include Mission style, Mediterranean style, and "Old" Floridian style. Consider also the architectural precedence taken from other local areas such as Las Olas, Riverfront, Delray Beach, and Mizner Park. • Create a "Federal Street" theme for the Federal Highway business district. • Create a "Beach Street" theme for Dania Beach Boulevard. • Vehicular Traffic and Circulation • Explore diversion of Federal Highway traffic to mitigate current traffic impacts to the Federal Highway business district, and increase streetscape usability for • pedestrians and bicyclists. • Realign Old Griffin Road to create viable waterfront and park development parcels along the Dania Cut-Off Canal west of Federal Highway. • Establish gateway treatments for traffic moving into Downtown Dania Beach. • • Encourage a transit system loop that connects Downtown Dania to surrounding neighborhoods, the beach and other activity nodes and places of interest within the city. • "Downsize" Dania Beach Boulevard to create a pedestrian-friendly streetscape environment. Parking • Understand public and private parking needs and address those needs within the redevelopment plan. • Increase public parking in Downtown area. • Introduce structured parking in zones of higher density and intensity of • development. • Establish parallel parking on primary commercial activity streets. • Ensure that private redevelopment project provide a proportion of public parking • spaces. • Iler Planning Group • E D S A• Keith &Associates • MEN • Page 18 of 57 • ® Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida Water • • Maximize the potential of the Cut-Off Canal with the addition of marine based business, commercial mixed use development and residential development. • • Implement water borne transit. • Increase access to the Cut-Off Canal. Parks and Open Space • • Introduce new open green spaces into the CRA Area through the creation of greenway linkages, new parks, and pedestrian-friendly streetscapes. • Implement a comfortable pedestrian environment with ground level interest • consisting of shade trees, site furnishings, widened decorative pavement sidewalks and pedestrian scaled lighting. • Establish a greenway pedestrian system that connects mixed-use areas into surrounding residential neighborhoods and to other activity nodes and places of • interest within the city. Neighborhoods • Preserve and enhance the character of existing neighborhoods. • Ensure proper landscaping, lighting, sidewalks and signage in neighborhoods. Encourage compatible infill development where appropriate. • Infrastructure • Address infrastructure deficiencies relative to water, wastewater treatment and • storm drainage. • Tax Base • Generate the greatest possible growth in the area tax base consistent with the redevelopment vision established in the plan. This will be maximized through effective implementation of the land use policies, incentive programs and capital projects. C. Overall Concept Plan w In using the Guiding Principles as a planning framework, a Redevelopment Plan for the Dania Beach CRA has been formulated to enhance the character of downtown Dania • Beach and to embrace opportunities that exist in the city. This Plan is shown in Figure • 5. Opportunities include: • Transformation of the existing downtown into a pedestrian-friendly, mixed-use Her Planning Group • E D S A• Keith &Associates • MEAI • Page 19 of 57 • , . 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D xz'dr n �_ X c ow f kw.K P Y t V t z ka } i _fin\ Y L N I o CD p ` co (D S �® F�" " 4 17tt t i �r s V .-t mza rt r NO ~SIB FSY(`t yy hct, Y no rD CL �Z� h-Y$ i.at.r,�y ,yam i '��------��••�'A�� �� Ste ' , W 'fit `�`�` '�,",wh � .,��� ��4 ` •. rt a r y- L 'Yt'� L'v''a. `" Y0- CEIP ^ I, � r JT, ?A,rn CD u aim 3 m CD v aPJ / o PJ m >> (D E3y 'b ' .. T. nu +.tip i 1 a - I: 3 ; Iarere� €tee D A@.� o .. 9;A4Ca�D N � � t r s � 4� � I �✓ fi y 1?� „ r) 4 ry� V r-I• II :4rt y Af rD t +k TT �- lV• k t. � a r Pr l V � 4 �^ IOU � � D 8 o � a 0 ® . �'� '➢ ,ice S Y P +r c CD rD it /11 Y 4 L C N fy4 '.. w •y. Nib ca I O O O CD �ffifis 00 Y N E P^ f FC! r , i � ps,�3� ,h,�'�i 4--_ -•t.� �A�..- fti+ t•�"�..��6 xti., I f° is ✓ A� 'a a i 1t } �� _`"[» a«£'+-�•..�^��" �'� my k �. t v. 3 3 l'1 � 0 �a N 1 ® Section 111-Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida •0 district. To help implement this concept, the existing retail segment of Federal Highway has been renamed "Federal Street," and Dania Beach Boulevard has • been renamed "Beach Street." • A change in the vehicular circulation patterns of Federal Highway to remove • heavy volumes of traffic out of the heart of the commercial/retail district while, at S the same time, allowing for additional traffic lanes (Figure 6). • Increased building heights and densities in targeted areas, as depicted in Figures . 7, 12, and 13, which show a map of proposed building heights and two height concept cross-sections, respectively. • Introduction of new marine business, residential and mixed use development • along the Dania Cut off Canal. • Introduction of a mass transit system that links a future potential commuter rail • stop with all of Dania Beach, as depicted in Figure 6. • Enhancement of public open space and pedestrian linkage throughout, as shown • on Figure 8. • Establishment of a Broward County designated focal Activity Center land use to promote the above described patterns of redevelopment. The concept plan (Figure 5) provides the basis for the above improvements to transform downtown Dania Beach into a unique urban community composed of a variety of recreational options and areas, novel residential living alternatives, varied transportation systems and new places to work and play. Area by area redevelopment concepts are described below. • Federal Highway Realignment A major redevelopment tenant in the improvement of the downtown is to remove heavy • volumes of traffic from the heart of the commercial/retail district. Therefore, the redevelopment plan recommends a by-pass road system for Federal Highway starting from south of the Dania Cut off Canal and rejoining the existing Federal Highway at • Stirling Road. This will allow the existing Federal Highway corridor in this area to be transformed into a local retail street with an enhanced pedestrian environment and on- street parking. • A cross-section of the existing alignment of Federal Highway is depicted in Figure 9, and alignment options for Federal Highway are shown on Figure 6. •• Iler Planning Group • E D S A• Keith &Associates • MEN Page 20 of 57 ® Section 111-Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida Federal Street District With a diversion of Federal Highway through traffic, the plan calls for a revitalization of the downtown business district. A potential section of the Federal Street District is shown in Figure 10. The redevelopment concept plan refers to this zone, which includes City Hall and surrounding parcels, as the Federal Street District. This area will be • instrumental in defining the downtown area as an important focus of activity and aesthetics, and will serve as an important image generator for the community. To insure these images are positive and reflect the sense of community and synergy needed in • Dania Beach, the following objectives are important: The architecture of Federal Street should introduce -a variety of historical vernacular, including the "Old" Florida and Mediterranean styles. The • architectural precedence of other local areas such as Las Olas, Mizner Park, and Delray Beach should also be considered. 00 i b1 1 • � IN t i w Federal Street should be composed of a variety of architectural materials and styles ® Infill development should be constructed up to the existing "build to" line; with levels above the second story stepping back from the street so that the visual impact of height is mitigated. Such step backs offer the opportunity to introduce • upper level spaces and balconies along the facades of the Federal Street • buildings. • Ole • Iler Planning Group ' E D S A ' Keith &Associates ' MEN • Page 21 of 57 • ® Section 111—Proposed Redevelopment Plan • • Downtown Redevelopment Plan City of Dania Beach, Florida • 1,. Rask, a ® t_� F {' Building Stepback b t • Arcade � i3 r ® { . ' ® I ce or u tin Q 1 parallel Parking • Federal Street building massing and • streetscape concept • Covered arcades should be implemented into the architecture at the ground level ® to create a comfortable, pedestrian friendly corridor that compliments the • streetscape design. • ,. � � 2-4 0 u, rye r ri Yj I n v J s� • A vertical mix of uses is encouraged Awnings mitigate building mass • • ° Create a unique and memorable series of spaces along Federal Street that ® includes outdoor plazas and a diversity of indoor uses. Incorporate decorative paving patterns that continue throughout the downtown zone. • • ° Shade trees should be incorporated along the street to provide comfort, form ® space and establish a sense of permanence. • • • Her Planning Group ' E D S A ' Keith &Associates ' MEN • Page 22 of 57 • • ® Section 111—Proposed Redevelopment Plan • • Downtown Redevelopment Plan City of Dania Beach, Florida 0• 0 . Site-specific furnishings should also reflect the historical feel of Dania Beach. i Such furnishings should include benches, trash receptacles, lighting and other i elements to beautify the streetscape along Federal Street. rNJ' � AD J RFe MI -; �(�.wT �.w.wr�� ..� `s'%+ mg,`r5 ✓lam% 4 S i . i Street trees and arcades provide pedestrian protection and comfort 0 ® Commuter Transit Hub 00 Regional transit planners are working on an important project to use the FEC rail lone • through the CRA Area for local commuter service. A future transit station in the central area of the CRA can link the proposed FEC commuter line with a local Dania Beach i transit system that serves the community. This station should be located adjacent to and i west of City Hall in the Federal Street District, and will be a catalyst for other redevelopment activity. Additionally, the commuter transit system will provide greater access into downtown Dania Beach as a destination to live, work, shop and visit. • r � r • • �. ::.—+..ram" • A commuter transit hub will be a catalyst for redevelopment activity • Her Planning Group ' E D S A' Keith &Associates ' MEAI • Page 23 of 57 0 ® Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida Beach Street District Dania Beach Boulevard provides an opportunity to "recapture" pedestrian areas by reducing the current six-land road to four lanes. A Beach Street District is proposed, linking the Federal Street District and the beachfront. A potential cross-section view of the Beach Street District is shown in Figure 11. This zone serves as an introduction to • Dania Beach from the East and should reflect the relationship to the beach that exists in the City. This corridor should also accommodate mixed-use development to continue the intensity and variety found in the Federal Street District. The aesthetic quality of this • corridor will have a tropical theme, to be expressed by architectural style and in streetscape elements. To ensure that such an atmosphere is achieved, the following objectives should be followed: • Reduce the existing six-lane road to four traffic lanes by converting the • outside lanes for parallel parking and pedestrian activity. Similar to Federal Street, provide for a series of intimate and memorable spaces along Beach Street to attract outdoor dining and other activities. • � II' ��YIeIV�llld�,f I 1 ��,III , • Primary commercial streets should accommodate sidewalk dining The desired architectural style of Beach Street should reflect a tropical/ • beach-type theme, and may reflect a "Key West' or "Caribbean" architectural look. This can be achieved through color, materials and architectural detailing. Portions of buildings along this corridor should come up to the Dania Beach Boulevard right-of-way line to establish an appropriate scale and • urban character. Her Planning Group ' E D S A ' Keith &Associates ' MEAI • Page 24 of 57 ® Section 111-Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach Florida • Me- � , 9 II / - y a NN ® A tropical architectural theme is encouraged along the Beach Street Corridor • Site-specific elements should reflect the tropical theme that is desired in this zone. These furnishings should include benches, trash receptacles, lighting and other elements to emulate a beach atmosphere. Decorative pavement applications should have a tie with those of the Federal Street District. Street trees along the Beach Street corridor should consist of palm trees to reinforce a tropical image. 't HY • • Coconut Palms are recommended along Beach Street to achieve a tropical atmosphere Marine Business District The existing landscape nursery lands east of Federal Highway and north of the Cut-Off Canal are recommended for a variety of marine related industry and business. The • current zoning of these areas provides for these proposed uses. These properties have unobstructed deep water access and lie adjacent to other high quality marine related • Iler Planning Group ' E D S A ' Keith &Associates ' MEN • Page 25 of 57 ® Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida • businesses. This use also reinforces the City's goal to capitalize on marine industry opportunities. • Deep water access should be utilized for a variety of marine related businesses Canal Place Waterfront Development Canal Place is a proposed mixed-use development located west of Federal Highway on the Cut off Canal. This location will serve as a visual gateway into Dania Beach from the north. A proposed realignment of Old Griffin Road brings traffic to Federal Highway at the existing NW 3`d Street intersection, creating a significant waterfront parcel. This development would be focused around a small craft marina that extends to the north and • south of the Cut off Canal. A two to four story mix of commercial and residential uses could enliven this development with both day and evening activities. Canal Place will be easily accessible from Federal Highway, Downtown Dania Beach, Old Griffin Road, 1-95, surrounding neighborhoods, and the waterway. M 5,4 A mixed use of development is • recnmmended alona the waters edge Waterfront Residential • A significant opportunity exists for upscale waterfront residential on the Cut off Canal, just north of Jai Alai. Residential units can face a proposed waterway that loops through the parcel, thereby maximizing the percentage of units on water. This development may • Her Planning Group ' E D S A ' Keith &Associates ' MEAI • Page 26 of 57 ® Section 111-Proposed Redevelopment Plan Downtown Redevelopment Plan City of Dania Beach, Florida • include both single family and town home units at a scale that is compatible with . surrounding residential neighborhoods and the City's Future Land Use Plan. A proposed local transit system will link residents to the rest of the community, along with a proposed water taxi stop at the south end of the canal loop. Also included in this district is an additional open green space for community recreation adjacent to Frost Park. Jai Alai Mixed Use Node • The Jai Alai Entertainment Node is proposed as a mixed-use development located at the site of the existing Jai Alai facilities on Dania Beach Boulevard. It is envisioned that this development would feature Jai Alai as an anchor use, in combination with a mix of uses similar to 'Beach Place' in Fort Lauderdale or 'Cocowalk' in Coconut Grove. Such uses • might include retail, commercial, recreational, educational and cultural facilities. This center will serve as a destination for pedestrians in downtown Dania Beach and for the surrounding region. Northwest Residential District The CRA Plan calls for preservation and enhancement of this neighborhood through streetscape improvements, infill residential development and open space improvements. Improvements might include street tree plantings, lighting fixtures, site furnishings and neighborhood signage. A proposed local transit system would link this neighborhood to other destinations in Dania Beach. South Federal Highway District The South Federal Highway District includes the commercially zoned properties along Federal Highway from Stirling Road to Sheridan Street. Redevelopment in this zone will be promoted primarily through zoning and other development incentives. Height recommendations for this area include an increase to 4-6 stories to allow for greater economic viability. Streetscape improvements, such as lighting and landscape plantings, should be considered to improve the aesthetics in this high traffic zone. ® Gateway Treatment Zones • Proposed gateway treatments are suggested on Federal Highway near the Cut off Canal bridge, at the intersection of Federal Highway and Stirling Road and at the intersection of Sheridan Street and Federal Highway. Such treatments are important due to the general aesthetic upgrades they provide associated with points of entry into Dania Beach. Elements to be considered include landscaping, decorative pavement, lighting, prominent entry signage and site furnishings. • Her Planning Group • E D S A• Keith &Associates • MEAI • • Page 27 of 57 • ® Section 111-Proposed Redevelopment Plan Downtown Redevelopment Plan City of Dania Beach Florida ® Greenways, Parks and Open Space A proposed greenway system will link Dania Beach with a larger county wide recreational network of landscaped trails and bicycle paths (Figure 8). This system will connect Dania's existing network of parks and open spaces, as well as to other • communities in the county, the Everglades and the Atlantic Ocean. Subject pathways should be defined by widened sidewalks, additional landscaping and special signage. These trails should be buffered from vehicular traffic when possible, and bicycle paths should be grade-separated from roadways where possible. • w 00 An enhanced network of pedestrian trails is recommended in the redevelopment plan • D. Transportation and Pedestrian Improvements ® Recommended transportation and pedestrian improvements include: Proposals include the realignment of Federal Highway from five-lane highway into two two-lane pairs east and west of the existing Federal Highway in two phases (Figure 6). The first phase involves the development of a two-lane western corridor, and the second phase provides for a two-land eastern • corridor. This will transform the present five lane Federal Highway into a local two-way street consisting of widened sidewalks for pedestrian and bicycle circulation, landscaping, outdoor seating, lighting, and street furniture. • Streetscape improvements in proposed Federal Street and Beach Street include introducing parallel parking, widened sidewalks, landscape ® improvements, and building height changes. Other improvements could include pocket parks, bike lanes, decorative paving, outdoor eateries and recreation venues. 00 • Her Planning Group ' E D S A ' Keith &Associates ' MEN • Page 28 of 57 • 0 ® Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida • The realignment of Old Griffin Road south to NW Third Street would decrease • congestion at the Federal Highway bridge and also allow for a mixed-used development on the canal. • There is an opportunity to replace the existing Federal Highway and FEC railroad bridges over the Cut-Off Canal to accommodate additional water navigation and transit along the Canal. The construction of a bascule or vertical lift bridge should be considered for the FEC railroad bridge, while an • increase in height for the existing Federal Highway bridge may sufficient. E. Greenways, Parks, and Trails One of the most attractive elements associated with communities is recreation. The CRA redevelopment plan calls for the introduction of a greenway system (Figure 8) that • links to the Broward County Potential Greenway System plan, a proposed greenway system through the county connecting the Everglades to the Atlantic Ocean. The corridors in Dania Beach that are included in this plan are located parallel to the FEC rail • line running north and south, and on Dania Beach Boulevard running east and west. Recommended greenway, parks and trails features include: 0 Secondary trails are built off the two main corridors that will link it to neighborhoods and places of interest within Dania Beach. • ® Paths included in the greenway plan will be protected from vehicular traffic. Y The redevelopment plan proposes signage, paths and landscaping to make it a pleasurable experience. F. Urban Design Recommendations Urban design guidelines are recommended for development and codification based on ® the design recommendations contained herein. The following issues should be addressed: I. Introduction • A. Image of Dania Beach • B. Statement of Intent • • Iler Planning Group • E D S A• Keith &Associates • MEAI Page 29 of 57 • ® Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida • II. Public Section Design Guidelines • ® A. Introduction — Emphasis on community cohesiveness and a healthy urban environment B. Public Corridors — Unique, memorable spaces should be created • within the Federal and Beach Street Districts, to include green spaces, ground-floor mixed-use development, and landscape and • streetscape improvements. C. Parking Facilities — The current shortage of public parking in the • Downtown should be addressed through the development of parking facilities, implementing incentives for the private development of • public parking, and cross-utilization of existing parking (e.g. Jai Alai). • D. Park Facilities (Figure 8) E. Marina Facilities — Marina development should be aesthetically compatible with adjacent development in the vicinity of the Cut-Off Canal. Marina lighting should be designed to be non-obtrusive to surrounding uses. F. Public Plazas — Areas for public gathering are recommended in the Federal Street and Beach Street Districts. • G. Special Events III. Private Sector Design Guidelines A. Introduction B. Building Objectives • 1. Overall Height (Figure 7) 2. Cornice Height — Cornice height on new construction in the Federal Street and Beach Street Districts should not exceed two • stories (20 to 25 feet in height). 3. Stepback Construction —Taller buildings in the Federal Street and Beach Street Districts are encouraged to utilize stepback ® construction to mitigate the impacts of building height on the community. 4. Vertical Plane Moderation 5. Facade Treatment — Exterior building facades should incorporate ® appropriate architectural features, including (but not limited to) cornice detailing, belt courses, corbelling, molding, stringcourses, • ornamentation, changes in material or color, and other sculpting of • the architectural surface as appropriate. C. Street level Guidelines 1. Active Use — The first floor of commercial structures should be • devoted to retail uses. Structured parking should be designed with street-level frontages consisting of retail space or, at a • Her Planning Group • E D S A• Keith &Associates • MEN • Page 30 of 57 Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida • minimum, an architecturally articulated fagade designed to screen the parking facilities from public view. • 2. Pedestrian Corridors - Use of shade trees, benches, lighting, decorative paving and shade structures should be encouraged to promote pedestrian movement in the Downtown. • 3. Urban Open Space/Plazas 4. Fenestration - The majority of the first floor fagade on building frontages should be comprised of windows (or other transparent elements). Large expanses of blank solid wall should be avoided, • and reflective materials on walls and windows should be discouraged. 5. Arcades/Canopies - Buildings within the Federal Street and • Beach Street Districts should incorporate an arcade or continuous architectural canopy over sidewalks. Arcades and continuous canopies should be constructed as fixed non-retractable elements integral to the architectural mass. No arcade should extend into the public right-of-way or encroach on street lighting fixtures or streetscape plantings. 6. Trash/Loading Facilities - All loading/unloading areas and trash • storage facilities should be incorporated into the building volume and adequately screened from public view. • • D. Circulation Objectives 1. Vehicular Circulation (Figure 6) 2. Pedestrian Circulation - The preservation of public spaces should be encouraged. New public spaces should be designed with • elements encouraging public interaction, including seating facilities, streetscape plantings, and other site furnishings. Open ® spaces should not substantially interrupt the streetscape edge at ® the building line. 3. Arrival/Drop-off Areas -Arrival and drop-off areas are encouraged to mitigate parking needs. 4. Parking - Parking facilities should be located in relatively close proximity to the buildings they serve, with direct pedestrian access that does not negatively impact public facilities. Appropriately designed parking structures, covered parking, and screened grade-level parking are to be fully addressed in the design guidelines. 5. Transit Systems - Bus, trolley, light rail, and the water taxi provide • opportunities for transit within the CRA Area. • Her Planning Group • E D S A • Keith &Associates • MEAI • Page 31 of 57 • ® Section/ll—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida IV. Site Elements A. Landscape Plantings 1. Functional Concerns - Landscape design should be compatible with surrounding uses, and should incorporated Crime Prevention Through Environmental Design (CPTED) recommendations. 2. Aesthetic and Visual Character 3. Streetscape Plantings- Plantings in the Federal and Beach Street • Districts should be consistent in species and repetition. Federal • Street plantings should be comprised of shade trees to encourage pedestrian movement in the Downtown, while Beach Street should include palm plantings to highlight its function as a gateway to the • ocean. 4. Parking Planting - Landscape buffering is recommended around the perimeter of parking lots/structures. • 5. Plant Material Selection - Plants materials should embellish the • appearance of architectural facades and the site design, and may provide share and/or screening as appropriate. 6. Maintenance • 7. Irrigation B. Paving 1. Paving Materials - A coordinated paving system should be • established in order to delineate and define areas used by vehicular traffic, bicycles, and pedestrians. 2. Curbs and Gutters - Curbs and gutters should be either FDOT • type "F-6" (raised curb and cutter), or FDOT type "E" (roll curb); the type selected should be used consistently throughout the CRA Area. • 3. Pedestrian Paving - Pedestrian paving materials should be modular for maintenance reasons, and should be made of a • material of appropriate color and texture. All pedestrian paving • shall have a non-slip surface when wet, and paving edges should be smooth. 4. Public Plazas- Durable and low-maintenance materials should be used in public spaces, and materials should relate to adjacent buildings and site elements. 5. Handicap Provisions 6. Bikeways C. Architectural Graphics and Signage 1. Signage Hierarchy 2. Entry/Gateway Signage - Entry/gateway signage should be utilized to delineate the Federal and Beach Street Districts, Canal Place, and the Jai Alai Entertainment Center. Landscape Her Planning Group • E D S A• Keith &Associates • MEN Page 32 of 57 Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida architecture, architectural graphics, and signage elements should • be incorporated to create unique gateways into each District. • 3. Theme Development and Signage Applications — Signage in the CRA Area should be developed with a compatible visual theme, in a scale designed to be functional and readable. • 4. Directional Signs 5. Regulatory Signs and Graphic Event Banners D. Lighting 1. Lighting Hierarchy 2. Lighting Sources — It is recommended that lighting design should incorporate a range of incandescent lighting sources. • 3. Streetscape Lighting— Streetscape lighting should complement streetscape elements and pedestrian flow, and should reflect the ® character of the district. • 4. Parking Lot Lighting — Lighting in off-street parking lots should be designed to allow safe and secure night use. 5. Pedestrian Lighting — Pedestrian lighting is necessary along streetscapes and within the greenway trail system, and should include human-scale fixtures and appropriate design. 6. Landscape Lighting — Landscaping should be accented using spotlighting where appropriate. E. Site Furnishings — Furnishings should be designed to be complementary to site design and architecture. • 1. Banners 2. Bicycle Racks 3. Bollards • 4. Planters 5. Seating • 6. Traffic Signals • 7. Tree Hardware 8. Trash Receptacles 9. Fences ® 10. Fountains G. Infrastructure Improvements Water System • The City of Dania Beach Water Distribution System within the CRA Area consists of old galvanized iron, asbestos, concrete, PVC and ductile iron pipelines. Sections of the water distribution system exceed sixty years of age, which is beyond their typical useful • Her Planning Group • E D S A• Keith &Associates • MEN Page 33 of 57 ® Section 111—Proposed Redevelopment Plan Downtown Redevelopment Plan City of Dania Beach, Florida ® life. Based on the Water, Wastewater and Stormwater Facilities Plan (Facilities Plan) currently being produced for the City by Public Utility Management and Planning Services, Inc., there are several areas within the CRA Area where the existing water distribution system cannot provide adequate flows and pressures to meet the current fire ® flow requirements in accordance with the regulatory agencies. The major problem area within the CRA Area is the Federal Highway/US1 corridor, where the existing 6-inch ® water main is insufficient to address future needs. Given the growth expected along this corridor and the rest of CRA Area, water system upgrades are required to provide adequate water flows and pressures. Required water distribution upgrades have been identified and shown in Figure 14 in accordance with the Facilities Plan being produced for the City. Proposed • improvements include the replacement of existing 2-inch water mains with 6-inch mains along several local streets, upsizing the water mains to 12-inch diameter along major roadways such as Federal Highway/US 1 and Dania Beach Boulevard, and installing a 16-inch water main along NW 4th Avenue. Implementation of these improvements is essential to support future redevelopment. Estimated water system improvement costs are shown in the table below. ® Water System Improvements—Opinion of Probable Cost Pipe Size Location From - To Quantity Units Unit Cost Cost 6" S.W.4th Street US 1 to 4th Ave.S.W. 130 LF $80 $10,400 6 S.W.5th Street US 1 to 4th Ave.S.W. 130 LF $80 $10,400 6" S.W.6th Street US 1 to 4th Ave.S.W. 130 LF $80 $10,400 • 6" S.W 7th Street US 1 to'4th Ave.S.W. 130 LF $80 $10,400 12" S.W.14th Street S.E.2nd Ave.to Dixie Highway 470 LF $100 $47,000 • 12" Dania Beach Blvd. 4th Aver'N:W.to 3rd Ave.iS.E. 2000 LF $100 .$200,000 12" Federal Highway Phase I Old Griffin to Stirling Road 3400 LF $100 $340,000 • 12" Federal Highway Phase 11` Stirling Road to Sheridan'Street 5300 LF $100 $530,000 16" N.W.4th Avenue S.W.1st St.to Old Griffin Road 3200 LF $120 $384.000 • Hollywood Tie-in Sheridan Street LS $50,000 Sub-Total $1,592,600 • Survey,Design and Construction Administration Services 18% $286,669.00 Contingency 10% $187,926.80 ® Source:Prices based on available information as of August 2002 TOTAL $2,067,194.80 ® Sanitary Sewer System The existing sanitary sewer infrastructure consists mainly of vitrified clay pipe and the system is approximately 30 years old. Vitrified Clay pipe is brittle, which results in ® broken joints and cracks that allow infiltration of ground water into the system, thereby increasing the flow and cost of sewage treatment. The City has taken measures to • begin addressing the infiltration problem by lining the existing pipes, among other repairs. These efforts have resulted in a significant decrease in the treatment cost. ® However, additional improvements to the existing sanitary sewer system are required • within the CRA Area, and based on the Facilities Plan being produced for the City, these ® improvements will cost approximately $150,000. Her Planning Group " E D S A" Keith &Associates " MEAI Page 34 of 57 , a 'tiff tg' � � ,.rt, ^n,S.3�A•..� •- 'f �t.q"" � _� �L�tom? �, , ��A•�}`�t, �,. d 6 �a p+���"3�+�g' _ L°.y>'{A � s r 'D �- Yaim�' '.� Ca.' - .� ,�• �°� f C 'nr� �.� LGtt ���, ;��.� tv � he v r 'r � �_ ..':� :�' ( ( � �� 1}. a •»; r p .- .6 �2�14 --s r i s.' x a .sLtg ;r; � ,ti'� ���� yti3'l N = ' t„itl� - � j t j,-.;.,g��£�b � �,� �, •t.� �,'^3..��.. � ++_ � t-� ��:' .^t;W' r� 'f3»• .j1r � -v j f ;�A .a.F 'rh' t. b ,�• * � L +'�� * _��' is } a �, C if�.. �. •y ,fir �� '� i$�, �q '�� j,. ..}� ''� F ,u �1=0 a.. �t 9 sa iY!'�59��� a 2:�.: �tfi.>+ x .Y �.e, ;,j. �• �'"". m3 r "'ti �, a y s •fir _�' i � £ r ` '�: "' -7 a t � 1}��� ; ... a �s rta _ .,p - ; . ,a �..>a,n•,!T � �,� � � ,4 s }sl s ��i,—✓ �'�_ .� t 'a- � ��f � a � { det� b��t- � �� if , ~ r. SM �,� ��N "ft of �"� � t p � 1 't��E•�' , Leggy Water Main Upgrades Fm (iY�t ��6rt-A�yk' 41� �; ,�,,.tJ�"`yl`. , ra J y�`�•.{f�#•1-"a �� 7 d 3' g. _$ ���� � PB�IGRom[ r i tM ti ;�"' } "'act TrI . .[, 7a � +.x• ° Figure ll-+. 7Lr7 Y wrD ,3' I _tFir. MA �fj .4y c uoity Hrastructure - i s ater Seer E DES A / men j1'g1�p�/�,�try) o�p{7ry�{p7MaM r W/0 H ............ .....E ftesed Pm Ov d Damb Oc2di M.E.A.I. ABU rY==5D ec===J cm=w•aaEJG=P ® Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida Drainage System • There are no major drainage issues along Federal Highway/US1 or Dania Beach Boulevard within the limits of the CRA Area. However, along the local streets there is a lack of positive drainage systems that result in water ponding throughout several areas. • Based . on the on-going Facilities Plan, approximately $500,000 in drainage improvements are required for the CRA Area. Specific improvements have not yet been identified in the Facilities Plan. • Parking and Utilities Capital Improvements Cost Estimates Federal Highway Realignment Alternatives—Phase l: Phase I of the realignment project for Federal Highway involves it one block west of its existing alignment to NW 1st Avenue (Figure 6). The estimated cost for this project is approximately $8,100,000.00 including, construction, utility relocation, landscape, irrigation, signalization, lighting, design and permitting. This cost also includes completing streetscape improvements along existing Federal Highway in the Downtown area, which will become a two-lane road. Alternatively, Federal Highway may be realigned to follow the existing alignment of the FEC railroad tracks, which currently run between SW 3rd Avenue and NW 41h Avenue in •• the northwest portion of the CRA Area. The estimated cost for this alternative is approximately $12,700,000.00 including right-of-way acquisition for the relocation of US 1/Federal Highway next to the railroad tracks, construction, utility relocation, landscape, • irrigation, signalization, lighting, design and permitting. This cost also includes • completing streetscape improvements to existing Federal Highway. Federal Highway Realignment Alternatives—Phase 11 Phase II of the realignment project for Federal Highway proposes realigning two lanes of Federal Highway one block east to NE 1st Avenue. Cost estimates for construction, • utility relocation, landscape, irrigation, signalization, lighting, design and permitting for Phase II total $3,400,000. Relocation of Griffin Road The Old Griffin road relocation (Figure 6) to accommodate the conceptual Canal Place development is projected to cost approximately $3,000,000.00 including right-of-way acquisition, construction, utility relocation, landscape, irrigation, signalization, lighting, design and permitting. Her Planning Group • E D S A • Keith &Associates • MEAI • Page 35 of 57 ® Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida "Beach Street"Streetscape Improvements • Beach Street improvements (existing Dania Beach Boulevard east of Federal Highway) are estimated to cost approximately $6,500,000.00 including construction, utility relocation, landscape, irrigation, signalization, lighting, design and permitting. Right-of way acquisition does not appear necessary to complete this project. Parking Facilities • There is a clear deficiency in parking within the CRA Area, as depicted in Figure 15. This deficiency has a direct negative impact on the existing business and hinders new development. A rough parking count was conducted in the Federal Street district, which is generally bounded by the FECRR to the west, NE 1s' Avenue to the East, NE 2"d Street to the north and Stirling Road to the south. Based on this count, it was determined that there are approximately 1,100 existing parking spaces in this area and approximately 15% are for public use, while the remaining 85% are for private use (see Figure 15). Furthermore, based on a review of the City of Dania Beach Zoning Code, the number of parking spaces for this area appears to be significantly less than that required by the current code. In general, there is a parking deficiency of approximately 73, which is equivalent to a parking shortage of approximately 40 to 60 percent. • Additional parking is recommended in the Federal Street District. Additional parking can be accommodated in multi-level structures and/or at grade parking lots depending on the availability of land. It is estimated that construction cost (excluding the land) per space can average $8,500 for parking structures and $1,500 for at grade parking. Accordingly, the cost for additional parking in the Federal Street district can range from $4,500,000 for at grade parking to $15,000,000 for structured parking. It is recommended that • surface parking and provision of public spaces by developers by the first priority of the CRA Plan. • As part of the first priority of the CRA Plan, additional surface parking is recommended with provisions requiring private development projects to provide additional public parking spaces proportionally. However, in order to achieve more precise figures for • number of parking spaces and the cost, an in depth analysis of the current conditions as well as the future build-out conditions within the CRA Area is recommended. 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SE uadrall,er,lg North „ Parking Spaces 140 0 50 100 200 Total Public and Private Parking Spaces 1,076 Estimated 100 Public Spaces in Downtown Zone IR7 ILE u11ING GROUP � �•g y, _�g a�C �,,,�," ����-, s:+s i, rp T -.�y �j"..'^ S #�t��,,,t kr � vet f: + - 4 1• '+ q: w4Z.� a •''^.%'r{d pC�� ' &x+ �•� L ® ✓ / } ? 'f •ir •�.r '+ w L} .� _ � Y -s a .i„; 'a._^Fl x r ��„ EiA.ud D.Stme, and Aswmle Figure 15- Core .......... .... .. ,. �.�„ �.$: as •�' . � � . rr� � €� ` '.� n'r Analysis M. E. Q. I. b : ;U F Prepared For. City of Dania Beach September 2002 ® Section 111-Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida H. Land Use and Zoning Recommendations • Land use and zoning recommendations are included herein to address proposed land uses according to the redevelopment concept plan, building height, mixed-use development, urban design guidelines, and building setbacks. ® It is important to note that zoning recommendations presented herein should be implemented the timeframes indicated in the table below to allow for expeditious review of proposed improvements and provide for timely implementation of this Plan. Proposed Land Uses • Proposed land uses within the CRA Area include the following, as identified on Figure 16, "Proposed Land Use Map": ® 0 Marine Mixed-Use, to include the Canal Place concept with retail and commercial • development south of the Dania Beach Cut-Off Canal and west of US 1; • Local Activity Center, to allow commercial, residential, and retail mixed use as ® further discussed below; • • South Federal Highway, to allow commercial and mixed-use development along US 1 south of Stirling Road; • Waterfront Residential, to allow single family residential development (up to 10 O d.u./acre) in the area north of Jai Alai and bounded to the north by the Dania Cut- Off Canal; and 9 Marine Business District, east of US 1 and north of the Dania Cut-Off Canal, to allow marine-related commercial uses such as boat sales, fabrication, repair, and maintenance. Local Activity Center Land Use • Mixed-use development is appropriate for US 1 north of Stirling and Road and Dania Beach Boulevard east of US 1, referenced in this Plan as the Federal Street and Beach Street Districts, respectively. The City of Dania Beach is encouraged to initiate a land • use change within these geographic areas to B,roward County's Local Activity Center (LAC) land use category, a new land use category intended to support mixed-use development within existing urban environments. Additional information regarding the • LAC land use category is included in Appendix D. The City of Dania Beach will also need to rezone areas intended for mixed-use development before development can take place. This can be accomplished through an • overlay zoning district within the Federal and Beach Street Districts, as well as in the Canal Place Waterfront Development District along the proposed realignment of Old Griffin Road west of US 1. • O. Her Planning Group • E D S A• Keith &Associates • MEN • Page 37 of 57 y ' �� m �� $ I. Ca + yr � Y � ss#.. +,/���rrf{/ rf/li✓�%%i%���% /j�%//%/i��.h�� I•: r,M"'� t 4 f. �.�'_s. _ "� � cry" ,-''��q /�"fi/ "'}{''f��°/ ? � r�G/ /��r f'�/,�� ►I4 ^• Nix . i �/ s- s e � ��� t�'""Lr:"� � .'` �C,},'�`�,,r'J r^,�if%r�'�s''�wnJfP`i°i•N':v�`"�� fJf f%gib 1%J�.//."f/%�J_ i�@ s b 4� fR�C �', n ^ `''••.' t7_ "7/J irJ'/„ oi'€ 3.�/�Yg' I�� G j @. .fix �e �•i �ri � ''�'.: S S �l ®R�. fill SIR a., J: _. i Yr .n_y�-0p,+,,g�+� ,lip �•..'�.q f �'' I yj.I , x o<� K _. � /"�/i !/.jj r/�!;rrr ff.�, riii � f fy/�/ii,ri•%/ %''%// MINE , .^ rat, /�./%�%' G��,%/f/•. 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't! � .,�'r ,jr / ,./�4 t' w� 11 /;:�f/// / .�fJ/ � .1.../.f�i//�r� .: ���� •��?t /��.,1��j� ��/ r/Ji,✓ fis.�;�._ �`r: ('%/ /' /:/ .fit•./ n// /i;•,! i.,�.y/i£�i.% / mo //i ,..,�i:; if"'r �'�!///.G ) Q.:.• .f,� /j /./� /-'%r. //i;+ _ •r�;K10/,. •• x,y„M. /� ll, !Ur /�l// /q:.f////i/J/i /'vr.:•�,//�v< - .•- •-«a'^9:�'�.�3i. .'...., �_. f- � -�--$a":=c. /�/iiaJir<%� /�/�, ft= ; i; J .. 'r''r 'ui .7e_ J; t: .. :: :. ,, ,a. vim# Ij ' •. di 1!n ;/ I�� •�' PAR s 0 E18` Pilo A :� •_ ti ,�'`' a'� '. �' ;_try ' � �,l'� i •7. p • _ aF L -- s , j "� r _ �jl tom- �'� �aa5s � . i • �•� I I I �II J 3e !i,•�u _ �.t7'�q'd X �_ .lX �"X�� I �' �J>� '° } _ I � T'ti� �..'(#� �• _ iT �-•',�.y}: 1*. £ [�E9i3�a�c ���� � � � k q q. •r, ��• r A � •r k f , y cc,xx. g• ac e + F y Section Ill—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida • Building Height Substantial community support has been shown for an increase in building height in appropriate areas of the CRA Area, as depicted in Figure 7. It is recommended that an • overlay district be created to allow increases in building height as follows: S An increase to 3-4 story building height in the vicinity of the Canal Place Waterfront Development District, which is generally located along the proposed • realignment of Old Griffin Road at the Dania Cut-Off Canal, west of US 1. Current zoning designations within this area include C-3 (Commercial), and RD- 8000 (Single Family Residential); • . An increase to 6-8 story building height in the Federal Street District, located along US 1 north of Stirling Road to NW 2"d Street, and in the Beach Street District, located along Dania Beach Boulevard from US 1 to the eastern boundary • of the CRA Area. Current zoning designations within these areas are C-2 and C- 1, which allow for commercial uses; • An increase to 4-6 stories along US 1 south of Stirling Road to the southern boundary of the CRA Area at Sheridan Street, which is currently zoned C-3 • (Commercial); • An increase to 4-6 stories in the area directly north of Dania Jai Alai, located north of Dania Beach Boulevard, which is currently zoned C-2 (Commercial); and �. • An increase to 2-3 stories in the area north of Dania Jai and south of the Dania • Cut-Off Canal, currently zoned RS-8000 (Single Family Residential). Land use for this property is Low/Medium Residential (LM), which is recommended to remain the same. • Flex Units • The City of Dania Beach currently has 152 reserve units and 346 available flex units available within Zone 84, which encompasses the CRA Area east of the northwest residential neighborhood. Reserve and flex units allow for mixed-use development in zoning districts typically reserved for retail and commercial uses. For instance, residential reserve units may be utilized to provide apartments above a storefront along the proposed Federal Street District until land use changes have been made to 0 accommodate the County's LAC land use category. 0 Urban Design Guidelines • Urban Design Guidelines are recommended for the Federal and Beach Street Districts, as further discussed in Section III (F). These guidelines will provide for appropriate redevelopment, and will allow for a unified appearance to these districts. Urban design guidelines should be adopted within one-year of the implementation of this Plan, as • indicated in the implementation timeline table presented below. • 00 Iler Planning Group • E D S A • Keith &Associates • MEN • Page 38 of 57 .• Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida Building Setbacks ® The following building setbacks are recommended within the Federal Street and Beach Street Districts, as discussed in Section III (F), Urban Design Concepts: • • No front or side building setbacks, in accordance with existing building patterns in i the Downtown. Buildings located on the corners of street intersections are recommended to have 10 feet setbacks from road rights-of-way to accommodate line-of-sight requirements; and 6 25 feet rear setbacks to provide buffering for residential areas, where appropriate. • Additional information and graphic depictions can be found in Figures 10 and 11, which show proposed Federal Street and Beach Street District cross-sections, respectively. Implementation Schedule The table below includes an implementation timeline for the land use and zoning • recommendations presented herein. Dania Beach CRA--Policy Recommendations Implementation Schedule • Policy Item Implementation Timeframe • Zoning Amendments Phase I-amendments for height,setbacks, 1 year Phase II—to allow for mixed-use zoning subsequent to LAC approval 18-24 months • Urban'Design Guidelines • Federal Street 1 year. • Beach Street 1 year • Local Activity Center(LAC)Land Use/ 18 months Other Land Use Amendments Note:This table constitutes a"Critical Path Timeline"for Redevelopment Plan policy recommendations. Implementation • times are approximate and may change according to funding availability. 1. Program and Policy Recommendations The following programs are recommended to address the existing needs and goals for the CRA Area: . Her Planning Group - E D S A• Keith &Associates • MEN Page 39 of 57 • ® Section 111-Proposed Redevelopment Plan ® Downtown Redevelopment Plan City of Dania Beach, Florida Main Street Program: The Main Street program involves addressing redevelopment needs through a four-point approach that includes economic restructuring, promotions, ® marketing, and design as tools to address redevelopment needs within a designated program area. As a designated Main Street City, Dania Beach's Main Street program • addresses the commercial revitalization of the downtown area, which is also an ® important component of this Redevelopment Plan. The Dania Beach CRA Area would benefit from coordination with Main Street to avoid duplication of efforts, as well as to • help ensure a common vision for the redevelopment of Dania Beach. The CRA may ® also provide funding support for Main Street. ® CRA Commercial Facade Improvements Program: Existing commercial facades in the ® CRA Area would benefit from the initiation of a facade improvements program to restore ® or improve existing building facades in a manner consistent with adopted urban design guidelines. This program could be funded through Tax Increment Financing (TIF) and ® business owners may be required to provide a cash match. Clean-Up Program: Several participants in community workshops voiced concern that there is a need for a clean-up program within the CRA Area, particularly along Federal ® Highway in the downtown area. The CRA may partner with the local Main Street • organization as well as business and professional organizations to provide a regular clean-up program for the downtown. Public Safety Programs: Public safety issues within the CRA Area may be addressed through coordinating with the Broward County Sheriff in developing crime prevention programs within the CRA Area, which may include public education programs, application of Crime Prevention Through Environmental Design (CPTED) principles, a community-policing program, and a general increase of police presence within the CRA Area for additional enforcement during day and evening hours. CRA funds may be used in the future to fund part of the cost of these programs. Neighborhood Paint Up/Fix Up: Neighborhood Paint Up/Fix Up programs encourage r♦ non-profit organizations in a community (e.g. civic organizations and churches) to • partner with homeowners in providing maintenance to homes such as lawn care, house painting, and any number of other needs. The CRA can provide supplies such as paint • and tools for these efforts. • Downtown Marketing Program: Dania Beach's location in proximity to the port and airport provide an opportunity for the development of marketing materials directed toward travelers. Marketing Downtown Dania Beach in publications specific to the local • travel industry (e.g. airline publications)will provide additional opportunities for tourism. Advertising at Port, Airport, and 1-95: The unique location of the CRA Area places it in • close proximity to several transportation options. The CRA should take advantage of its proximity to the port, airport, and 1-95 by advertising at these locations. ® Her Planning Group • E D S A• Keith &Associates • MEAI • Page 40 of 57 • ® Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida Local Business Expansion Program: The CRA has an opportunity to partner with local business and professional organizations in providing grant or loan funding for qualified • business expansions within the CRA Area. Qualifying criteria for programs similar to this typically include income, potential for growth, and a commitment to maintain the current business address for a certain time period after improvements are completed. Neighborhood Infill Program: This program will allow for CRA Area incentives for • residential infill housing, and provide additional incentive for low- and middle-income affordable housing construction within the CRA Area. Any number of incentives can be • used by the City to promote residential infill within the CRA Area, including waivers for certain permit and development review fees, or providing for an expedited development review process for residential infill developments. Additionally, the CRA may choose to utilize TIF funds to demolish abandoned and dilapidated structures to create opportunities for infill within the CRA Area. In addition to the CRA programs recommended above, several policy recommendations • have been discussed throughout this Plan. These policy recommendations include: ■ Zoning and Land Use changes, where applicable; • Urban design guidelines within the proposed Federal Street and Beach Street Districts; and ■ A Comprehensive Plan Amendment to allow for Local Activity Center (LAC) land •• use within the Federal Street and Beach Street Districts to allow for mixed-use development. • J. Neighborhood Impact and Affordable Housing Element Affordable and Replacement Housing: The northwest residential neighborhood of the • CRA Area is included within Census Tract 805, Block Groups 1 and 2. According to 2000 Census data, 1,030 total housing units exist in Block Groups 1 and 2. Of these units, 914 were occupied, and 116 were vacant. Household size averaged between • Block Groups 1 and 2 is approximately 2.8 persons per household, with an average • family size of approximately 3.3. The Redevelopment Plan is not expected to significantly impact households in the low • and moderate-income range. The implementation of the Plan is expected to create a greater diversity of housing and job opportunities for current CRA Area residents and persons relocating to the Area. The Redevelopment Plan does not propose acquisition • of any low or moderate-income housing units, or any housing units. The realignment of Griffin Road south of the Dania Cut-Off Canal and west of Federal Highway may or may not involve acquisition of low or moderate-income housing units. The road relocation is conceptual, and acquisition needs cannot be addressed until a detailed design plan is completed for the project. The realignment may be designed in such a way as to avoid any residential property acquisition. • Her Planning Group • E D S A • Keith &Associates • MEN • Page 41 of 57 Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida The Redevelopment Plan generally does not propose increases in residential densities • beyond those currently allowed by the City's Comprehensive Plan. However, the Redevelopment Plan will call for new housing opportunities within the proposed Local Activity Center (LAC) land use areas (Figure 16). This will allow rental and ownership • housing opportunities in these areas through the use of mixed-use development. Residential development proposed for the area north of Jai-Alai and south of the Cut-Off Canal is within current density allowances. • Traffic Circulation: A major component of the Redevelopment Plan focuses on improving the traffic circulation pattern along Federal Highway, particularly in the "downtown" segment of US 1 between Old Griffin Road south to Stirling Road. The • intent of addressing these traffic circulation issues is to mitigate problems associated with existing traffic flows, in addition to accommodating future growth in the area. The "Finding of Necessity for Redevelopment" study specifically identified traffic circulation as a major issue affecting the CRA Area, and this Redevelopment Plan addresses this impact on surrounding neighborhoods by proposing to convert the problematic segment of US 1 into a one-way pair system and providing additional programs as discussed in Section IV. Environmental Quality. The Redevelopment Plan should have a positive impact on • environmental quality in the residential neighborhoods within the CRA Area through streetscape improvements (landscaping and street lighting improvements), the installation of bicycle and pedestrian improvements, and other utility improvements where necessary. Availability of Community Facilities and Services: Improvements have been suggested in this Plan that will enhance the availability of community facilities and services within • the CRA Area. Pedestrian and bicycle access improvements are proposed, as well as traffic circulation improvements that will improve access to the traditional "downtown" area along Federal Highway as well as access to public buildings and facilities. Further, • this Plan supports and recommends an increase in public parking throughout the area. Parks and Recreation: The Redevelopment Plan specifically calls for the development • of additional passive recreation areas within the CRA Area, in addition to creating added • opportunities for recreational boating due to canal expansion and the development of complementary facilities along the Dania Cut-Off Canal. Enhanced pedestrian and bicycle connectivity is also a component of the Plan. Effect on School Population: The Dania Beach CRA Area is predominantly built out, with vacant land comprising 19 percent of the total area. With the exception of infill development, new residential opportunities are presented in the northeast portion of the CRA Area north of Jai Alai, as well as within proposed mixed-use land uses, located predominantly along US 1 north of Stirling Road. Any residential development that takes Her Planning Group • E D S A• Keith &Associates • MEAI Page 42 of 57 • ® Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida 041 0 place within the CRA Area will be subject to school concurrency'review at the time of platting. • Other Matters Affecting the Physical and Social Quality of the Neighborhood: The Redevelopment Plan proposes improvements that will have a positive impact on the • quality of life in existing residential neighborhoods by providing new park land, landscaping and lighting improvements in the neighborhoods, utility improvements, and traffic circulation improvements. Over time, these improvements will increase property values in the Area, boost tourism, and provide a stronger commercial base, while • maintaining a strong sense of place for residents of Dania Beach. K. Land and Building Acquisition The proposed CRA Area Plan may necessitate land acquisition and building demolition. It is intended that private market land and building transactions be used to the maximum • extent possible in the implementation of this Plan. Eminent domain will only be utilized for the most critical redevelopment projects and when all concerted efforts to acquire key properties and/or buildings through private market transactions have failed. 0 Several proposed projects — notably, the Federal Highway realignment and the realignment of Griffin Road — may require land and/or building acquisition either by 0 private developers or the CRA for implementation. Each of these projects may require • the acquisition of right-of-way at selected points and the possible purchase of buildings within the proposed realignment. Several parking lots and/or structures planned in the future for the CRA Area may be implemented in part using land or building acquisition. • Alternatively, developers may be required to provide public parking in new developments to mitigate the need for additional parking. • As design plans for proposed CRA Area projects are developed in the future, the CRA will document specific building and/or land acquisition needs and attempt to acquire necessary lands and/or buildings through public/private development partnerships or private market purchases. As discussed above, eminent domain may be used in a • manner consistent with applicable State laws and regulations. Additional consideration to land and building acquisition, including preliminary cost • estimates, is provided in Section IV of this Plan • Her Planning Group • E D S A• Keith &Associates • MEN • Page 43 of 57 0 ® Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida L. Conformance with Dania Beach Comprehensive Plan and Broward County Land Use Plan Broward County Land Use Plan The proposed Dania Beach Community Redevelopment Plan has been developed in a • manner consistent with the Broward County Land Use Plan (LUP) and Plan Map. The most significant land use change proposed in this Plan is the utilization of the County's Local Activity Center (LAC) land use along US 1 and Dania Beach Boulevard to promote • appropriate mixed use redevelopment. This development is proposed consistent with the provisions set forth in the LAC land use category. • The Dania Beach Redevelopment Plan furthers several important goals, objectives, and policies in the Broward County Land Use Plan as follows: 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 for efficient use of public services and facilities. (See also Policies 10.01.01 and 10.01.03) S Objective 14.01.00 REDEVELOPMENT OF BLIGHTED AND DETERIORATING AREAS — Develop and implement land use programs to encourage redevelopment activities within identified blighted and deteriorated areas. (See also related Policies 14.01.01 through • 14.01.04) Objective 14.02.00 ENCOURAGE ELIMINATION OR REDUCTION OF • INCOMPATIBLE OR INCONSISTENT LAND USES — Develop and implement land use programs to encourage the elimination or reduction of existing incompatible land uses and prevent future incompatible land uses. (See also related Policies 14.02.01 • through 14.02.04) Objective 17.02.00 LAND USE, PUBLIC FACILITIES, AND SERVICES AND • EMPLOYMENT INTENSITES — 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. (See also related Policies 17.02.01 through 17.02.07) • These objectives and policies from the Broward County Land Use plan (LUP) support the preparation and implementation of Community Redevelopment Plans such as that • Her Planning Group • E D S A• Keith &Associates • MEAI Page 44 of 57 ® Section Ill—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida proposed for the City of Dania Beach CRA Area. The Broward County Land Use Plan also favors the use of innovative planning techniques such as mixed-use and flexibility units to eliminate incompatible uses, promote economic development, increase affordable housing, and encourage infill and redevelopment. The proposed City of Dania Beach CRA Area is in conformance with, and furthers, a number of these • objectives and policies adopted in the Broward County LUP. In addition, no inconsistencies with the County's Land Use Plan were found in this review. Dania Beach Comprehensive Plan The Dania Beach Community Redevelopment Plan furthers several important goals, objectives, and policies in the Future Land Use Element (FLUE) of the Comprehensive • Plan as follows: FLUE Objective IV Continue to implement redevelopment and renewal of blighted areas within the Dania Beach CDBG. FLUE Policy 4.3 The City shall evaluate the need for a designated redevelopment area with a reduced level of service for regional roadways in order • to promote redevelopment and expansion of employment and housing opportunities for low and moderate-income households. (B.C.P. #14.03.00) FLUE Policy 4.4 Any designated redevelopment areas in the City of Dania Beach shall be served by mass transit facilities. (B.C.P. #14.03.04) FLUE Policy 4.5 To preserve and stabilize neighborhoods within designated redevelopment areas, the City shall evaluate traffic patterns in designated redevelopment areas and implement improvements • that promote the appropriate interaction or separation of neighborhood and regional traffic. • FLUE Policy 5.1 Encourage development to enhance the tax base of the community. • FLUE Policy 8.6 Promote infill development through the provision of potable water and sanitary sewer service to those developed portions of Dania Beach which are currently inadequately served (B.C.P. #08.03.02) • FLUE Objective X Land development regulations shall be maintained which provide ® for mixed land uses and other unique development techniques. • FLUE Policy 10.1 Innovative site design and land planning shall be permitted within these land development regulations. • Her Planning Group • E D S A• Keith &Associates • MEN • Page 45 of 57 • ® Section 111—Proposed Redevelopment Plan • Downtown Redevelopment Plan City of Dania Beach, Florida • i� i FLUE Policy 10.2 The permitted uses of the Comprehensive Plan shall permit the • mixing of land uses consistent with land development regulations. • These selected objectives and policies from the adopted Dania Beach Comprehensive • Plan all emphasize the need for the City to redevelop older areas on a priority basis. • The Redevelopment plan -can be accomplished by utilizing innovative planning techniques such as mixed-uses, and enhance the land use plan, aesthetic character, • employment opportunities, public safety, affordable housing, and tax base of such areas. • The proposed Dania Beach Community Redevelopment Plan is in conformance with, and furthers, a number of these objectives and policies adopted in the City's Comprehensive plan. In addition, no inconsistencies with the Dania Beach i Comprehensive Plan were found in this review. • • • • • • • • • • • • • • • • • • • • • • • �• Her Planning Group • E D S A • Keith &Associates • MEN • Page 46 of 57 • ® Section IV—Financial Feasibility Downtown Redevelopment Plan City of Dania Beach, Florida IV. FINANCIAL FEASIBILITY A significant benefit of any Community Redevelopment Agency (CRA) is the ability to manage future incremental ad valorem tax revenues within the CRA Area from both county and city sources. Following the first year of the CRA Area (base year), ninety- five percent of ad valorem taxes collected annually on the incremental growth in property • values since the base year are returned to the CRA Area by eligible authorities including, but not limited to, Broward County and City of Dania Beach for use in implementing the approved Community Redevelopment Plan. These tax revenues can be combined with other funding sources such as grants to help finance initial projects prioritized by the Redevelopment Plan. After three to four years of ® positive tax base growth, the incremental tax revenues of the CRA Area should also be • "bondable". This enables the Agency to receive a large up-front infusion of funds to implement public and public/private projects designed to "grow" the tax base and repay the bonds with future tax revenues. S This section will provide estimated projections of incremental tax base growth in the Dania Beach Community Redevelopment Area and resulting tax revenues which may be • expected to be received by the Agency. Other potential revenue sources will also be discussed to complete the ten-year CRA Area revenue picture. Fulfilling the vision of the Dania Beach Community Redevelopment Plan is contingent upon the ability to obtain funds to finance the public improvements and revitalization program. The goal of the plan is to provide public infrastructure improvements, which will encourage and foster private sector redevelopment within the district. A combination • of potential funding mechanisms has been identified to realize the vision of the plan. • Establishment of the Redevelopment Trust Fund: Subsequent to approval of the Redevelopment Plan, Broward County must authorize the establishment of a Redevelopment Trust Fund pursuant to Florida Statute in order to utilize tax increment financing for funding. The Dania Beach City Commission must then establish and approve the fund by ordinance in order to allocate future tax increments to the fund. Upon establishment of the trust fund, the Agency must also obtain approval for the issuance of tax increment revenue bonds to finance redevelopment programs when such a program is proposed. A. Tax Increment Revenues • The table below shows the annual taxable and assessed value for the Dania Beach CRA Area over the past five years. Although the CRA Area tax base measured in taxable value grew only 1.2 percent from 1996 to 1997, the taxable value increased significantly in subsequent years. Growth of • Her Planning Group • E D S A • Keith &Associates • MEAI • Page 47 of 57 ® Section IV-Financial Feasibility ® Downtown Redevelopment Plan City of Dania Beach, Florida • ® the CRA Area tax base grew 6.51 percent from 2000 to 2001, and the CRA growth averaged approximately five percent per year over the five-year period from 1996 to ® 2000. ® County/City/CRA Taxable Values Year Broward Co. Annual City of Dania Annual Proposed CRA Annual • Taxable Value %Growth Beach Taxable %Growth Area Taxable %Growth ($millions) Value($millions) Value($millions)' • 1996 $60,758.00 n/a $797.63 n/a $91.77 n/a 1997 $6a;417.30 5.68% $838.82 4.91% $92.88 1.20% 1998 $70,015.40 8.00% $867.61 3.32% $98.52 5.72% ® 1999 $74,812.00 6.41% $923.14 6.02% $105,11 6.27% 2000 S81,170.00 7.83% $1,039.75 11.22% $112.43 6.51% • 2001. .$87;472.93 7.21% $1,065A2. 2.41% $118.05 5%(est.) • �'... .,rGiowtti,�9962001,,, .., 3054/.,. .„,,. ,,, ,;a25.l36��..; `. �. 1996.2000;z,� '.18i38Y.�;: Note.Proposed CRA taxable value not available for 2001. CRA area growth percentage based on 1996-2000. 2001 Proposed CRA Area Taxable Value estimated(5%increase) • In order to project future tax increment revenues which may be available to the CRA • Area, an overall tax base growth rate will be assumed based both on historical growth, areawide value increases expected due to initial CRA Area public projects, and known developer interest in specific sites. The table below presents the projected CRA Area tax base as well as estimated County, City, and South Broward Hospital District revenues available to the CRA Area through year 2011. For years 2002 through 2004, tax base growth is assumed to be five percent, whichpis the historical growth pattern between 1996 and 2000. Beginning in year 2005, the tax base growth is projected to accelerate to a rate of 7.5 percent per year based on initial public improvement projects and private development in the CRA Area. • CRA Revenue Estimates Year Est.Taxable County Tax City Tax S.Broward Total Tax • Value' Revenues" Revenues— Hospital District Revenues ($millions) ($1 ($1 Revenues" ($) 2002(base year) $123.95 n/a n/a n/a n/a • 2003 $130.15 $43,601 $35,939 $11.014 $90.555 2004 $136.66 $89,353 $73.651 $22,571 $185,575 • 2005 $146.91 $161,411 $133,046 .. $40,773 $335,231 2006 $157.93 $238,874 $196,897 $60,341 $496,112 2007 $169.77 $322,147 $265,536 $81,376 $669,058 2008 $182.50 $411,665 $339,323 $103,988 $854.976 ® 2009 $196.19 $507,897 $418,644 $128.297 $1,054,838 2010 $210.91 $611,346 $503,914 $154,429 $1,269.689 • ,2011 $226.72 $722.554 $595,579 $182,521 $1,500.654 2012 $243.73 $842,103 $694,119 $212,719 $1.748.941 • Tax base increased by 5 percent through 2004;7.5 percent per year thereafter. County 2000-2001 operating/capital outlay millage=7.4005;revenues reduced by 5 percent. • City 2000-2001 operating millage=6.100;revenues reduced by 5 percent. South Broward Hospital District 2000-2001 millage=1.8694;revenues reduced by 5 percent. • • Her Planning Group • E D S A• Keith &Associates • MEN Page 48 of 57 ® Section IV—Financial Feasibility • Downtown Redevelopment Plan City of Dania Beach, Florida B. Capital Improvements Program • Estimated capital improvements costs for CRA projects are depicted in the chart included below. It should be noted that the cost figures are for long-range planning and may vary considerably based on specific project details at time of construction. • Dania Beach CRA—Capital Improvements Implementation Timeframe/Cost Estimates Improvement Priority Timeframe Cost Estimate*** Federal Highway Realignment • Phase I-Create Western Lanes High 5 years Option-NW 1st Avenue alignment $8,100,000 • Option-Alignment adjacent to railroad $12,700,000 Phase II-Create Eastern Lanes Med. 10 years $3,400,000 Relocation of Griffin Road** Med. 5 yearn $3,000,000 Gateway Feature-Fed.Highway&Cutoff Canal High 2 years $500,000 Entry,Feature at South Fork of Federal Street High 5 years $500,000 • Parks and Greenway Plan • Jai Alai Park Med. 3 years Cut Off Canal Park Med. 5 years $500,000 • Bicycle and Pedestrian Plan Bikeways High 4 years $500,000 • Sidewalks High 3 years $500,000 Phased Parking Plan for Downtown Phase I-Surface High 2 years $4,500,000 • Phase I I-Under New Buildings Med. n/a n/a • "Beach Street"Streetscape Improvements— Med. 3 years $6,500,000 "Federal Street"Streetscape Improvements— Phase I High 5 years $4,000,000 • Water Utility Improvements—— $2,067,195 Federal Highway Water Main_ High 3,years $870,006 • Additional Improvements,_-_ High 5 years $722,600 Sewer Utility Improvements High 4 years $150,000 Drainage Improvements Med. 7 years $500,000 • NW Neighborhood Streetlight Installation High 3 years $500,000 NW Neighborhood Landscape Improvements High 3 years $300,000 Feasibility&Funding Study for Bridge Height Increases/ Med. 5 years $50,000- • Installation of Bascule or Vertical Lift Bridges over Cut-Off Canal $100,000 • *No cost estimate available —Includes 18 percent cost for survey,design,and construction administration services,as well as 10 percent contingency. • •••Altemative financing for CRA projects to be explored before utilizing Tax Increment Financing(TIF). Note:The information contained herein is approximate,and constitutes a"Critical Path Timeline"or Dania Beach CRA ® projects. This table will be amended during regular Redevelopment Plan updates to reflect current needs, and is intended to introduce initial projects for a 30-year plan. • Tax Increment Financing (TIF) revenues for the CRA are projected to be approximately • $8.2 million over the next ten years. The projects introduced herein are generally • feasible, assuming substantial funding is available from other sources for parking, • streetscape, and road alignment improvements. • ® Her Planning Group * E D S A• Keith &Associates • MEN ® Page 49 of 57 ® Section IV—Financial Feasibility ® Downtown Redevelopment Plan City of Dania Beach, Florida ® Please note that the capital improvements cost estimates provided above are for a ten- year time period, and are only initial projects for consideration. Generation of additional ® projects through regular Plan updating will ensure success of the CRA through its 30- year period. ® C. Project Financing ® CRA Tax Increment Revenues: Once created, the CRA will accumulate the tax ® increment generated within the district, which may be used to secure bonds for public improvements or expended directly on CRA projects. The tax increment is that portion ® of tax revenue that has increased from the year the CRA was established and the year ® the bonds are issued. All improvements funded through bonds must be located within ® the CRA Area district. ® South Florida Regional Planning Council (SFRPC): SFRPC has a grant program of ® $50,000 for special studies and planning efforts. These funds may be a resource for funding the ongoing planning efforts that will be required to implement the ® Redevelopment Plan. South Florida Water Management District(SFWMD): SFWMD provides 50/50 matching ® funds for drainage improvements. These funds may be utilized in the future for drainage improvements in the CRA Area. ® State of Florida: The State of Florida has various funding sources for improvements in • the CRA Area, including: ® ■ Funding through FDOT may be allocated for the realignment of US 1 and Old ® Griffin Road. Improved traffic circulation and capacity along these roadways will ® provide a strong incentive for FDOT funding of improvements ® ■ The Secretary of State maintains a grant program for local parks and recreation ® improvements, which may be utilized in the CRA Area for improvements to the park areas and greenway connections. ® ■ Urban and community forestry grants for special landscape improvements, which may include improvements within the CRA Area. ® ■ The State Division of Historical Resources offers grant programs for rehabilitating ® historic structures, which may be a resource for restoring select commercial ® and/or civic structures in the CRA Area. ® ■ Florida Inland Navigation District provides funds for waterway improvements. • These funds may be used in the CRA Area to create and expand marina facilities, for dredging, and to create or improve docking facilities. • ® Iler Planning Group • E D S A• Keith &Associates • MEN ® Page 50 of 57 ® Section IV-Financial Feasibility ® Downtown Redevelopment Plan City of Dania Beach, Florida ® Broward County. The County has numerous funding sources that may be valuable to ® the CRA, such as: ® ■ County capital improvements fund, including roads and public facilities. ® ■ Broward Cultural Affairs Council (BCAC) provided funds for art in public places, ® such as the entry features being recommended for the CRA Area. ® ■ The Metropolitan Planning Organization allocates funds for road and mass transit ® improvements. These funds may be a potential source of funding for bus lanes, • bus shelters/kiosks, transit route improvements, and other transit-related traffic ® circulation improvements. ® City of Dania Beach: City funding sources include: ® ■ Community Development Block Grant funds, which may be utilized for ® infrastructure improvements in redevelopment areas and west of the FEC tracks. o Special assessments may be utilized to fund improvements through taxes levied ® on benefiting properties in the CRA Area. • ® General fund reserves may be used on a loan basis to initially fund the CRA. ® ■ City water and sewer funds may be allocated for water and sewer improvements ® in the CRA Area. • e City bond issues can be utilized for capital improvements in the CRA Area, ® including streetscaping, parking, and related improvements. ■ Gas tax funds may be used for transportation improvements. ® ■ Parking Revenue Bonds may be a resource for financing new parking facilities. The funds from the bond issue must be pledged against future parking revenues ® within the district and citywide. A feasibility study will be required to demonstrate ® the ability of parking revenue to satisfy the bond obligation. • Non-Profit Corporation: The establishment of a tax-exempt organization may provide ® funds for district improvements, such as buy-a-brick or adopt-a-tree programs for ® streetscape improvements. ® Her Planning Group • E D S A • Keith &Associates • MEAI ® Page 51 of 57 ® Section V— Operational Procedures ® Downtown Redevelopment Plan City of Dania Beach, Florida V. OPERATIONAL PROCEDURES A. CRA Term ® The term of the Dania Beach Community Redevelopment Agency (CRA) Plan will be ® thirty years from the date of Agency creation, which is expected to be December, 2002. This length of operational term is absolutely necessary to provide the best opportunity ® for the CRA to successfully complete the redevelopment process within the ® redevelopment area and ensure the greatest potential property value enhancement ® resulting from initial public-sponsored projects and programs. This does not mean the entire CRA Area will be redeveloped within that timeframe, but rather that the major ® principles and associated improvements envisioned in the Redevelopment Plan, as ® amended and updated in the future, will be fully implemented and private development will be well on the way toward helping the City of Dania Beach attain its vision for the ® restoration of its historical downtown. ® Although the initial capital improvements process is estimated over a ten-year period, the Plan will be updated periodically over the thirty-year CRA term to reflect changed ® financial and development conditions in Dania Beach. In addition, the CRA may engage in bond financing after three to five years of operation in order to provide an up-front infusion of dollars for public improvements with repayment from enhanced tax increment proceeds over an extended period, typically twenty to twenty-five years. Obviously, ® bond underwriters will require that the term of the CRA extend through and beyond the final payoff of any bonds they sponsor. It is also not unusual for successful CRAs to ® implement multiple bond issues over the thirty-year redevelopment period, and second ® and third issues would also need long-term payback periods to keep interest rates within reason for the Agency. ® Another area of Plan implementation where the thirty-year term is crucial is in the ® development of public/private partnerships. CRAs have been appropriately referred to as "developers in the public interest", and this aspect of the CRA role is very important to ® realize the tax base enhancements expected from publicly funded improvements. ® Expedited approval of development consistent with the Redevelopment plan may be the difference between a high or low growth of tax base in the redevelopment area. In addition, successful CRAs often enter into long-term agreements with developers to ® address issues such as parking; these issues typically extend far into the future. ® B. Annual Reporting • The Dania Beach CRA will prepare an annual budget for consideration and approval • prior to October 1s' of the fiscal year in which the budget will be implemented. In • addition, an annual report will also be prepared, which will outline progress made toward achieving Plan goals, objectives and policies. This report will also include a comparison loop • Her Planning Group • E D S A • Keith &Associates • MEN • Page 52 of 57 • ® Section V— Operational Procedures • Downtown Redevelopment Plan City of Dania Beach, Florida • •i • of current-year tax base in contrast to the base year value. In addition, financial statements will be prepared according to Florida Statutes. The annual report and • financial statements will be provided to Broward County on or before March 31 following the end of the fiscal year. • ® C. Plan Update and Amendments • • The Dania Beach Community Redevelopment Plan will be updated and revised to reflect • changing conditions every three years. The standard updating process will involve the following steps: • • 1. Updated data and analysis; 2. Revised capital improvements program and other redevelopment strategy ® recommendations; ® 3. Review by Local Planning Agency; and • 4. Consideration by CRA Board and City Commission. • In addition, the County Commission shall either approve or disapprove any changes to • the plan involving the following: • 1. CRA boundary changes; •• 2. Extensions to the original term of the Plan and/or CRA beyond the thirty-year period specified herein; or • 3. A change to the plan of such magnitude as would require a county or municipal • land use plan amendment. • • • • • • • • • • • Her Planning Group • E D S A• Keith &Associates • MEAI • ® Page 53 of 57 • • Downtown Redevelopment Plan City of Dania Beach, Florida • • • • • • • • • • • • • • • • • Appendix A • Finding of Necessity for Redevelopment • • • • • • • • • • • • • • • Her Planning Group • E D S A • Keith &Associates • MEAI • • Page 54 of 57 • • 1 Rl- --oveol 1*1 Af P1, A -AN _h V 7 ae k l CA M N 91 4• f�7:N, - eg , PT NO-, "MA RV I 5ik ce 2A RV 5D, Jk, ibft _(Naft) �1�! A NO OF 6n i • arpredmi't :J- M i 73�2�, fool I tit ;_7 WA �V- Darf­7 Zt dic R .rb All 7w_ WK �Z_ �� �L �� are: Rh isvi Ar w. Wo L A P am, ­.�V­�41­11V#1' v i MA 't,.o 77 PrOrared.jg or 6 A T� I ft ,pi AV- ­rj 914 rL CITE' OF DANIA BEACH • • • • • • FINDING OF NECESSITY FOR REDEVELOPMENT i • (DRAFT) • • • • Prepared b : Iler 1 P Y 1' arming Group Palm Beach Gardens,. Florida • April 25, 2001 • Table of Contents I. Introduction 1 II. CRA Criteria 3 } A. State Requirements B. Broward County Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 r III. Methodology 6 yn IV. Proposed Community Redevelopment Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 A. Area Characteristics 7 B. Land Use C. Community Facilities and Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 : D. Demographics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . 16 Y V. Need for Redevelopment 21 F A. Deteriorating Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 c, B. Deteriorating Property Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 .` 1. Vacancy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2., Junk, Trash and Debris . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 3.` Faulty Lot Layout. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 4.1 Diversity of Ownership Finding of Necessity for Redevelopment— City of Dania Beach, Florida �1 .t Table of Contents (continued) C. Code Enforcement Violations . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . D. Inadequate Transportation Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Transportation Facilities Incapable of Handling Traffic Flows . . 36 2. Faulty and Inadequate Street Layout . . . . . . . . . . . . . . . . . . . . . . E. Infrastructure Deficiencies . . . . . . . . . 39 F. Crime Statistics G. Tax Base Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . VI. Conclusions . . . . . t Finding of Necessity for Redevelopment City of Dania Beach, Florida • ii List of Figures Figure 1: Regional Location Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Figure 2: Proposed CRA Boundary . . . . . . . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . Figure 3: Future Land Use Map 9 Figure 4: ZoningMap P . . . . . . . . . . . . . . 10 Figure 5: Existing Land Use Ma Figure 6: Census Block Group Map Figure 7: Deteriorating Site and Building Conditions Map . . . . . . . . . . . . . . . . . . 22 Figure 8: Deteriorating Site and Building Conditions . . . . . . . . . . . . . . . . . . . . . . . 23 i • Figure 9: Traffic Conditions for 1999 and 2020 . . . . . . . . . . . . . . . . . . . . . . . . . . . Figure 10: Infrastructure Deficiency Locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 • • • • • Finding of Necessity for Redevelopment—City of Dania Beach, Florida iii i x I. Introduction The City of Dania Beach, located in south east Broward County, is Broward Coun 's o' ty oldest municipality, incorporated in 1904. Figure 1 provides a regional perspective, showing Broward County and its municipalities. On the west the City is bordered by the Town of Davie. The City of Fort Lauderdale lies to the north and the City of Hollywood to the south and east. A portion of Dania Beach extends east across the Intracoastal Waterway to the Atlantic Ocean. The City approximately 6.25 square miles (4,000 acres) in size. ty is Several major roads transect the City, including Interstate 95, US Highway One, Griffin Stirling Road, and Sheridan Street. Two major transportation hubs, the Fort Lauderdale/Hollywood International Airport and Port Everglades, are located just north of the City. The FEC Railwa y crosses the City, running parallel to US Highway One. The City of Dania Beach considered establishing a Community Redevelopment Agency (CRA) for r, its downtown area in 1992 but this did not occur. To encourage redevelopment and growth in the downtown and its surrounding areas,the City is once again examining the potential for a CRA. The purpose of a CRA is to bolster the economy in a qualified area which has been selected based on its need for redevelopment and its ability to meet both State and County criteria. There are three primary benefits of a CRA. One is tax increment financing or TIF. To employ TIF, the latest year's taxable assessment is used as the base or starting point. From that year forward, for a period of up to 30 years, any increase in taxable property assessment(known as an increment) is collected and placed into a trust fund for the redevelopment area and then reinvested in that area according to an approved master plan. The increment comes from both municipal and county property tax revenues. For this reason, Broward County must approve the establishment of a CRA. In addition to TIF, the CRA increases the City's eligibility for a variety of state and federal grants. The grants available can be used for development of affordable housing, business development programs, small business loans and property acquisition. The end result is an increase of the money available for public investment in the specified area over what would have been available prior to t the establishment of the CRA. Lastly, the redevelopment area benefits due to the application of a master planning approach which creates a vision for the area and specifies an implementation program to accomplish that vision. Finding of Necessity for Redevelopment City of Dania Beach, Florida 1 0 RR��gg++ U�j�7 S`j4TLFpJ�, ® i9 } t.Y t r 1 VU t Rgure 1 » , Parkland ! Deerfield Beach _1 S 94tlifiA.SS �'.�.+.i �4 • iv _'� '..._ I, S., lU I Hillsboro Creek _..�.._.—._._.t.._..._--1t NLUc ihD Beach { Coral S 'n s t I j � Y ; -<,t hthouse .�,, a Ram , ant rrL1q �_;, / k 'r GVUY 'H� f ii'�'tEifS \ ate COC EK P Beach F'K An:aNn __ OtJTHMI'E &41LEY Flo OSAE(Tjif`4'�AUDEFO LLE k. VE PJMHPORT .- Lauderdale by WAR: the JC6 (' Lauderhill i Oakland Park �._ .. _,L_".wvD•PAriKQ Lauderdale P '"i } /—-i,' : m� Lakes " auutrlsrwr, t i 1 -\ m `l /^ {t� w D1 f yl Z m II 1 f r f' j i\ SUN SEI l r"... 1.._.:.r. i I -- _ Plant ion r (. \f J `sw •—.--._.�—.— _.. -. - - OSV.d.•10 BLVD r �'iOYI,ROL VD �U ( !. Lauderdale^ _ _ �. qRC �O � s `x �� � �, � S AcTEHS fl0 � — i Y! � :DANt a,VC) I � 1 r � t Isi3� O .: ^� 1 T�AI.CcfYLtlFJ� t GR;F k IN FID -^ , •�U.» •,; .,,;<.;"�: '^':.3 xFt•".�,; 43., GE'v , ; a Er'WATh�d,v./� .—. la-1 st � �1 DANIA BEACH ,,l�-Us„ 5rw�1N I i i L11 a i:Uair 3T - ' 1. 1 ✓"' l SNERIDN(STt• i �J AN'ST � I Pembroke Pales p a -- �. JOHNSCJN�� ti • _ P;hcS aLVD 1 i 2� <. �P4d ES SLVD j _ ®LiYWWD .�jNa1TN4k WA TON ! it ��ARPORT 8 t �PEta Pembroke r - I t t� ak N.o iANDAIE '3F- Hallandale A;':COtirr rY ot.;nD ' 0 2,W SAW 10 AW rR' EGIONAL Lu" CATION ��ET7,H ' pdI 2001 � . II. CRA Crit eria A. State Requirements s Chapter 163 allows municipalities to designate a Community Redevelopment special district where future Count and Cityroe tax increment revenues Area (CRA) as a y property can be used to fund infrastructure improvement and development,as well as new redevelopment step in the process of designating a CRA finding is made pursuant to a C is the "finding necessity P for redevelopment." This exhibit nt initiatives. The initial ity resolution that one or more slum or blighted areas, or areas ing a shortage of affordable housing, exist in the municipality; and that the rehabilitation conservation, or redevelopment of these areas are necessary in the interest of the public health' safety,morals, or welfare of the residents of the City. Once this findin i also be approved by the Broward County Board of County Commissioners.ase bfapproved e City, it must County, the City can then establish the Community Redevelopment PP ed by the p nt Agency and prepare a Community Redevelopment Plan for the designated Area. Once the Redevelopment Plan is approved by County, the City CRA can begin accumulating revenues and implementing the CRA Plan. It is important to note that a CRA does not increase the millage rate on pro erties within its boundaries. P located Qualification for designation as a CRA requires that the identified geographic area must me et one or more of the criteria as set forth in Chapter 163,Part III,Florida Statutes. below: These criteria are listed 1 ) Slum area means an area in which there is a predominance of buildings or improvements, whether residential or nonresidential, which by reason of dilapidation, deterioration, age, or obsolescence; inadequate provision for ventilation light air, g density of population or overcrowding; the existence of conditions which en open spaces; high property or by fire or other causes; or any combination of such factors is conducive life h, transmission of disease, infant mortality, o ill health, j9ivenile delinquency, or crime and is detrimental to the public health, safety, morals, or,welfare. [F.S. 163.340(7)] Finding of Necessi or Rede h'f velopment—City of Dania Beach, Florida 3 2.) Blighted area means either: (a.) An area in which there are a substantial number of slum,deteriorated,or deteriorating structures and conditions which endanger life and property by fire or other causes or one or more of the following factors which substantially impairs or arrests sound growth of a municipality and is a menace to the public health, safety, morals, or welfare in its present condition and use: • Predominance of defective or inadequate street layout; • Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; • Unsanitary or unsafe conditions; • Deterioration of site or other improvements; • Tax or special assessment delinquency exceeding the fair market value of the land;and • Diversity of ownership or defective or unusual conditions of title which prevent the free alienability of land within the deteriorated or hazardous area. [F.S. 163.340(8)] or (b.) An area in which there exists: • Faulty or inadequate street layout; • Inadequate parking facilities; or • Roadways, bridges, or public transportation facilities incapable of handling the volume of traffic flow into or through the area, either at present or following proposed construction. [F.S. 163.340(8)] 3.) There is a shortage of housing affordable to residents of low or moderate income, including the elderly. [F.S. 163.355(1)] Finding of Necessity for Redevelopment— City of Dania Beach, Florida 4 B. Broward County Requirements In 1999, Broward County adopted Resolution 1999-1398 which established procedures and criteria for the consideration of requests to establish CRAB within the county. The resolution requires municipal applications for proposed CRAs to meet all applicable State requirements and illustrate the following additional criteria: - 1 ) That a"Slum area"exists, which is an area in which there is a predominance of buildings improvements, which by reason of deterioration or obsolescence, has a higher density of Population and overcrowding than that of adjacent areas within the Co are conducive to ill health, transmission of disease, infant mortality u municipality, or crime, and detrimental to the public health, safe �Juvvee nill e delinquency, safety, morals or welfare; 2•) That a`Blighted area"exists, which is an area in which there is or more)of slum or deteriorating structures and conditions which end an substantial life or number e g property; 3•) A statistical and narrative analysis of the taxable values redevelopment area for at least the three 3 in a proposed community ( )year period preceding the year in which the finding of necessity study is prepared. As demonstrated in this report,the proposed Dania Bea ch above-listed criteria,thus creating the need for effective redevelopment ment Area meets or exceeds most of the ng and in order to overcome these negative influences and renew the Area's proportional contribution implementation theCity's tax base growth. bution to the i w Finding of Necessityfor Redevelopment 7 Ci of Dania'� • 13' a Beach, Florida 5 III. Methodology A number of information sources and analytical techniques were used in the determination of the need for redevelopment.Field surveys were conducted between January accurate assessments of physical conditions in and around theproposed and March,2001 to provide work focused on the appropriate boundary of the Redevelopment Area. Field data gathered initial field 3, g d included visual surveys of conditions of infrastructure, vacant lots, debris piles, building structures and facades, roads and traffic, transit route system, bikeways,pedestrian linkages, streetsca es property maintenance, and lighting. Land use conflicts were also noted. P Parking, City and County records and analysis by technical staff were utilized to provide im portan background information on code enforcement trends, previous and current private developmen t plans, infrastructure deficiencies,property tax values, land subdivision and ownership, programmed public improvements, crime,parking citations and complaints, and other factors. The priory Finding of Necessity Report for the downtown area, prepared in 1992, was also utilized as a basis information for this report. of The information collected was assessed against the criteria presented previously in this report to determine the existence of slum and/or blighting conditions,the overall need for redevelopment, and to finalize the boundary for the proposed CRA Area. loom Finding of Necessity for Redevelopment City of Dania Beach, Florida 6 IV. Proposed Community Redevelopment Area A. Area Characteristics Based on field surveys,the recommende d boundaries for Dania Beach's proposed CRA are shown in Figure 2. The area being considered for redevelopment(hereafter referred to as "the study area") is generally located along US Highway One and extends from just north of the Dania Cut Off Canal south to Sheridan Street. South of Stirling Road the study area includes commercially zoned parcels along US Highway One.North of Stirling Road the study area extends west and east of US Highway One to include residential areas. The major intersections with US Highway One included in the study area are Dania Beach Boulevard, Stirling Road, Dixie Highway, and Sheridan Street. The study area consists of approximately 345 acres (excluding rights-of-way and canals), or 8.6% of the City of Dania Beach's land area. The study area includes 1,031 parcels'. Approximately 81% (280 acres) of the study area is developed and supports a variety of uses including residential, commercial retail, heavy commercial/light industrial,parks and recreation, public/institutional and utility uses. The northern area(that portion of the study area located north of Stirling Road)contains the majority of the land within the study area, with 294 acres or 85%of the study area. Within the northern area, 235 acres (80%)of the land is developed and 59 acres (20%) is vacant. By contrast, the southern portion of the study area contains 51 acres,45 of which (or 88%) are developed. ' B. Land Use Figures numbered 3, 4, and 5 depict the future land use, zoning and existing lan d uses within the study area. to"parcel" is any configuration of land with a unique Property Identification Number from th County Property Appraiser and does not necessarily mean individual subdivided lots. a Broward �. Finding of Necessity for Redevelopment City of Dania Beach, Florida 7 LU -!4 .64 Sol AME, vwt MT -low & lf"'71M Wr- 9 a i Ml 1pzg gyiag.p MT, I'D V;� �g ION, M t Of 4-1 ac uz MMM 1.4—R. ..�� �- � _P-,IiYu �" j, �v.�1,�,� r -,..- �'t�-tE� �.a�Ri'� ^�+• 3��4�'� � .'''t�`�f � �r�,t `'gyp+ .'11 1" �•A y. pf, ts�c unspm MI'll Illrya 4. ors MM A Imo• � ?.. 1 r .:r- 1. Isil _ Ilk 1111 111 Rgure 3 Offb Rcmwa Ift Street -- -- , - -- — - f .... i' 1 li 1 '. . . II ;jF777 '' � 1 Dam QA-Off Cef9 OW,Grft Road- —� --- ......L i I I I Jj I it If L i II/ 1 KW.3xJ SUest 1, I 1( I 1 1 I` II _ _ .. _.. . . . kw. Stast . �. r.. .. _.. I ' ! . . l ..... Jt , 1 - :. ::: — ::.:. .. .. .. ............. ...;:::....:. .....................'.......� ! a"k....• w�c DDeenn''gg a td .:.::::: :::::: :" rr . tt:: :. .... ..........:...:...,.......................::'•:•:: .::•'•:..... .:: :::::: :::::: ARiro1s�td t ......._..........:..:::.:...::..:..'.....::...........:...................................... �_.. LAY_ 0 CRA ro �. I _ / } Leggy ccmmercw l ( ..•... sthfts j ! R , I dent Ceram if 6 �hfe! I ElPetks aid Recreation (' 1'� I -- , I I - ---- - - Re9denttal Load (s) - � R6YibC!N.S3!°!NWMec&m(N) t� Future Land U I ; , se Map �} zo� ftepared W. My at Dff&Beach i - - - G i 1 l r i ; North I . If , a r f 41 E ® S A I I C__ _ - I1 r _. 9 AW WM Figure 4 IRO aft saw Wth saw RD-6000' - - I ® IRO I� I C L aan!a Cut-Off COW _. OW GM Rcsd c4 Rb-6000 G3 B R S-8004D � I �� 1 r , AS:60o0 RD'600 %t !��. !� I�� ��I �i _ � `WO __- ' ��—`_ — -� �i,•i .. I RS 00 OS C-2 o ��40`CO3 I NW�t s C4 ,'/ ,� + I RD•6t300 fj i I I ILI C.1 - - -- ®j i r� OS - . .. Easta sn Donh e day C -- Mlzsa ,� 4 R; c�BWWW C=2 it t 31 j l i i i m © �— m000000 it C-2 �I C,3_ Zoning Categes I i ! _ oxn 51— -- cr� sgb kn4y I II I. I C 3 - C a I 1 r` I'c -6000 I � — II o inn Map mad For. City of O>w& 1 t // 3 Ju t 1 I I _ _ 5�•f'o30tY I � ! � ���_.;�'�:�� it I. ._ ._._ .r -_:, r �*�� i � � � � �11 `�•r ��/ e v cv c� OS I (t - i I j�� - �C t• � � Ilf0.PllInWG GRPJP - — 111 I' i �J C� I i .` i I 1® �3mJ1 waz viv vS ® 3 go en:y�o+a.xna e3-.i I I Tr•"IV Lpmo weapoAiD psmdoM dpW as h puq SUIISIXI A :$ ax*mdo/mimd mum MoW1 1 ail Ii pea pwftl v� RK ®® 6 1 ISQOS MAW pa"UWYDP* Pu* � , `ON M IN 'XI 130in 41 N LQM et to, %1 _ � - 1 s� i� } �, .i '✓ % Y i f " 'f .. 1 > � Pi t) saw The following tables provide breakdowns of the future land use, zoning, and existing land uses in the study area. Table I presents the future land use designations by acreage within the study area. Table 1. Future Land Use Future Land Use Designation Acres Percent of Stud Area Commercial 178 51.5% Commercial Recreation 26 7.5% Community Facility 14 4.0% Employment Center 27 7.8% Industrial 19 5.5% Parks and Recreation 10 2.9% Residential - Low(5) 10 1 2.9% Residential - Low Medium (10) 61 18.0% Source: City of Dania Beach Future Land Use Map As indicated in Table 1 above, the majority (51.5%) of the property within the CRA study area is designated for commercial use. Figure 3 shows that these commercially designated lands are concentrated along US Highway One and Dania Beach Blvd.,with some smaller areas located west of US Highway One. Land designated for Residential - Low Medium (with a density of up to 10 units per acre) is the second most common designation,with 18% of the study area. Employment �# Center and Commercial Recreation are nearly tied for third most prevalent designation with 7.8 and 7.5%, respectively. The Employment Center designation applies to only five(5) parcels within the study area and Commercial Recreation to only three (3) parcels, however, these are some of the larger parcels in the study area. The remaining 53 acres are divided among the Industrial, Community Facility,Parks and Recreation and Residential Low future land use designations. These future land use designations are present only in the northern portion of the study area. The industrially designated land is located along the eastern side of the FEC Railway between Stirling Rd. and NW In St. The Residential Low designation is confined to a small area located south of the Dania Cut Off Canal between NE 2"d and 3`d Avenues. The parcels designated Community Facility and Parks and Recreation are all located Finding of Necessity for Redevelopment—City of Dania Beach, Florida 12 east of the FEC Railway. k, A breakdown of zoning districts within the study area is provided in Table 2 below. Only those zoning districts occurring within the study area are listed. -J Table 2. Zoning Zoning District Acres Percent of Stud Area C-1,Commercial 3 0.9% C-2,Commercial 116 33.6% - C-3,Commercial 83 _ 24.1 C-4, Commercial 4 1.1% I-G, General Industrial 27 ' 7.8% I-R,Industrial Research 4 IRO,Industrial Research Office 3 0.9% OS, Open Space 13 3.8% RD-6000, Single Family Residential 61 17.7% RM,Multifamily Residential 2 0.6% RS-6000, Single Family Residential 6 1.7% RS-8000, Single Family Residential 23 6.7% Source:City of Dania Beach Zoning Map Corresponding with the future land use designations,approximately 60% of the study area is zoned commercial. The commercially zoned acreage exceeds the commercially designated acreage since GIB the 26 acres of land designated as Commercial Recreation on the Future Land Use Map are zoned 48 C 2.Notably,nearly 94%of the land in the southern portion of the study area is zoned C-3. Only two 40 other zoning districts are located in this portion, RM and C-2. The second most common zonin is single family residential with 26% of the study area. The majorityg residential land is zoned RD-6000. The third most prevalent zoning8%) of the single family category is industrial, with 34 `acres, or 9.8% of the study area, followed by Open Space and Multifamily Residential. Table 3 summarizes the existing land uses in the study area by acreage. As with the future land use • Finding of Necessityfor Redevelopment—City of Dania Beach, Florida 13 and zoning, only those uses present in the corridor are listed in the table. Table 3. Existing Land Use 'J ,. ' ) Existing Use Acres Percent ofStudy Area 1 Single Family Residential 46 13% Duplex Residential 5 1% Multi Family Residential 41 12% Commercial 134 39% Industrial 13 4% Parks 4 1% Public/Institutional 35 10% Utility 2 <1% Vacant 65 19% Source: Broward County Property Appraiser. As mentioned in the previous discussions on future land use and zoning, the character of the study area is predominately commercial. Table 3 indicates that approximately 40%of the land in the study area is used for commercial uses, including retail sales, hotels, commercial recreation (Dania Jai Y Alai), restaurants, gas stations, banks, and office uses. Residential uses (single family, duplex and multi family)are the next most prevalent uses,representing 26%of the study area combined.Vacant land accounts for 19% of the study area, followed by public/institutional uses. The public/institutional uses in the study area include churches, schools and governmental buildings (such as City Hall, the fire station, and post office), as well as a museum. Industrial, parks, and utilities account for the remaining 6% of the study area. Within the study area, utility uses include land that supports power lines and substations. Throughout the study area several instances of,incompatible uses were noticed, especially in the neighborhoods in the northwestern section of the,study area. Some examples include junk yards (see photograph 4 on Figure 9) and automobile repair uses that abut single family homes with little to no } buffering. In the northeastern quadrant of the study area similar conflicts occur between single family homes and commercial retail and office uses. This is also an issue in the southern part of the study Finding of Necessity for Redevelopment—City of Dania Beach, Florida 14 area where the commercial uses along US Highway One back up to single family homes. • F . C. Community Facilities and Features Community facilities include parks and recreation sites, schools, governmental buildings, churches and other buildings that are open to the public and provide facilities for community events such as neighborhood meetings,political debates and social gatherings, as well as informal meeting places. There are 15 community facilities distributed throughout the study area. The overwhelming majority (87%)of these facilities are found north of Stirling Road. The community facilities within the study area are as follows: 1. St. Joseph Wesleyan Methodist Church-421 NW 3`d Street 2. A M E Church Mt. Zion -215 NW 5`h Avenue 3. St. Ruth's Baptist Church - 145 NW 5`h Avenue 4. First Baptist Church-23 NW Is' Street 5. Bethel Missionary Baptist Church of Dania- 6 S W 6`h Avenue 6. Dania Methodist Church 113 S Federal Highway 7. The Church of God in Christ-421 NW 3`d Terrace 8. American Legion Post 304 -41 NE 1st Court 9. House of God- 810 NW 3`d Street �-� 10. Church of the Resurrection-441 NW 2"d Street 11. Dania Heights Baptist Church-606 S Federal Highway 12. Frost Park- West of Fronton Boulevard between NE 1st and 2"d Streets 00 13. Dania Elementary School - 300 SE 2"d Avenue 14. Dania Beach Fire Station- 100 W Dania Beach Boulevard 15. Dania Beach City Hall - 100 W Dania Beach Boulevard d Finding of Necessity for Redevelopment City of Dania Beach, Florida 15 • • • D. Demographics • ® 4 = There are seven census block groups included in the study area. However,none of these block groups fall entirely within the study area boundaries (see Figure 6), making it difficult to use Census data as a means to compare the study area to the City as a whole. As such, this section will focus more • on city to county comparisons than proposed CRA,to city comparisons. For illustrative purposes • ' only, the one census block group with a majority (78%) of its area in the study boundaries will be included in these comparisons. This census block group contains approximately 17% of the study area and is highlighted on the following map. • � K The data in the following tables is from the 1990 US Census. Table 4 provides estimates of the 1990 • } population by race. ' Table 4. Population by Race • Block Group City of Dania Race 801.5 Beach. Broward County • Poll. % Pot).� - Po American Indian,Eskimo or Aleut 0 0% 31 <1% 2,907 <1% • Asian or Pacific Islander 7 1% 16 <1% 16,499 <1% Black 166 21% 4,076 31% 193,360 15% • White 630 78% 8,748 67% 1,027,465 82% . Gsi Other 0 0% 153 1% 15,257 1% • TOTAL 803 100% 13,024 100% 1 1,255,488 100% • Source: U.S. Census Bureau; 1990 Census of Population and Housing, Summary Tape File 3A;generated by IPG; • '-� using 1990 Census Lookup;<http://homer.ssd.census.gov/cdrom/lookup>;(March 6,2001). • ` x The 2000 US Census estimates the City's current population to be 20,061. This represents a growth rate of 54%over the ten year period. By contrast,the County's current population is estimated to be n 1,623,018, indicating a growth rate of 30% for the same period. { �L J • Finding of Necessity for Redevelopment—City of Dania Beach, Florida 16 �M x�� Figure 6 120-1108( 1009 I � j i IZ011080"L002 r � Old Ciillin KaaJ I j I I 12(T10805001 • 120110801)01 NW.2m i1rrM RUM j , r W¢y I)nnla Ocazh/ r • i Mildl IlnulweN — Cili,dl '120110805U0' can ilowulary 120110801005 � • 1 ICensus Block Group it 120110861 iMap b Prepared for. City of Dania beach ' I ' e 120-110801002 12011080100 I Norrh Scale r=.1011'"0- EDSA ;h-d s—t I ; I .1pol mn1 i I . I Indicators of the economic conditions in an area include the number of persons living at or below the poverty level, the median household income, the unemployment rate, and the number of homeowners versus renters. The following tables present this information for the one block group within the study_area, the City and Broward County. Table 5. Poverty Rate Block Group City of Dania Broward 801.5 Beach CountE Population 803 13,024 1,255,488 Persons Below Poverty Level 177 2,610 126,307 As Percent of Population 22.0% 20.0% 10.1% Source: U.S. Census Bureau; 1990 Census of Population and Housing, Summary Tape File 3A; generated by IPG; using 1990 Census Lookup; <http://homer.ssd.census.gov/cdrom/lookup>;(March 6,2001). In 1990,the percent of the City's population living below the poverty level was double the percent of the County's population living below the poverty level. An explanation for this elevated poverty level may lie in the median household income and unemployment rate,presented in the following tables. Based on the information presented in Tables 6 and 7, the City's median household income is only 76%of the County's median income, while the City's unemployment rate is nearly double the County's. Table 6. Median Household Income Block Group City of Dania Broward 01.5 BeachC_ountv Median Household Income $ 24,223.00 $ 23,269.00 $ 30,571.00 Compared to City $ 954.00 -- $ 7,302.00 i Compared to County $ (6,348.00) $ (7,302.00) -- Source: U.S. Census Bureau; 1990 Census of Population and Housing, Summary Tape File 3A; generated by IPG; using t990 Census Lookup;<http://homer.ssd.census.gov/cdrom/lookup>;(March 6,2001). Finding of Necessity for Redevelopment—City of Dania Beach, Florida 18 Table 7. Unemployment Rate Block Group City of Dania Broward �... . Persons in Labor Force 214 3,388 342,740 Number Unemployed • 20 343 18,338 Unemployment Rate 9.3% 10.1% 5.4% gtg Source: U.S. Census Bureau; 1990 Census of Population and Housing, Summary Tape File 3A; generated by IPG; using 1990 Census Lookup;<http://homer.ssd.census.gov/cdrom/lookup>;(March 6,2001SQ— ). Related to median household income is the number of persons who either own or rent their homes. Home ownership,however, is not solely a function of income as lifestyle choices also play a role in a person's housing decisions. None the less, comparing the number of renters to home owners can provide insight into economic conditions of the area,particularly the ability of the average person to acquire sufficient capital to purchase a home. Table 8. Rental vs. Ownership of Housing Units Block Group City of Dania Broward 01.5 Beach County Number Occupied Housing Units 427 5,794 528,442 Number Owner Occupied 74 3,230 359,570 As Percent of Total 17.3% 55.7% 68.0% Number Renter Occupied 353 2,564 168,872 As Percent of Total 82.7% 44.3% 32.0% Source: U.S. Census Bureau; 1990 Census of Population and Housing, Summary Tape File 3A; generated by IPG; using 1990 Census Lookup;<http://homer.ssd.census.gov/cdrom/lookup>;(March 6,2001). In addition to economic considerations,other housing statistics are useful for demonstrating an area's depressed conditions. The following tables provide information on basic housing conditions, as they existed in 1990, for the one block group within the study area, the City and the County. Table 9 below indicates that the number of overcrowded households(defined as having more than one person per room) in the City exceeded the County by approximately 36% in 1990. Finding of Necessity for Redevelopment— City of Dania Beach, Florida 19 "V ®814 *614 0 Table 9. Overcrowding for All Housing Units 0 . Block Group City of Dania Broward • 801.5 Beach County •614 Number Occupied Housing Units 427 5,794 528,442 Number of housing units with > 1.00 persons per room 19 504 28,295 As Percent of Total 4.5% 8.7% 5.4% Source: U.S. Census Bureau; 1990 Census of Population and Housing, Summary Tape File 3A; generated by IPG; using 1990 Census Lookup;<http://homer.ssd.census.gov/cdrom/lookup>; (March 6,2001). The following tables focus on the availability of basic needs for households within each area. Generally speaking, there is not a significant difference between the City and the County in the comparison of these factors. It is interesting to note the difference between the representative census block group from the study area and both the City and County. While the percentage of housing units in the block group without public/private water and sewer is lower, indicating that the City's infrastructure coverage in this particular area is good,based on the percent of units without plumbing facilities and kitchens,there are significantly more units not utilizing these available services. Table 10. Housing Units without Specific Improvements Block Group City of Dania Broward Total No.Housing Units 510 7,699 628,660 No PlumbingFacilities 16(3.1%) 41 (0.5%) 1,872 (0.3%) No Kitchen 47(9.2%) 88(1.1%) 2,826(0.5%) No Public/Private Water 0(0%) 31 (0.4%) 6,547(1.0%) LNo Public/Private Sewer 11 (2.2%) 647(8.4%) 59,426(9.5%) Source: U.S. Census Bureau; 1990 Census of Population and Housing, Summary Tape File 3A; generated by IPG; using 1990 Census Lookup;<http://homer.ssd.census.gov/cdrom/lookup>;(March 6,2001). t Based on this limited-review of economic and housing conditions, one may conclude that in 1990 the City of Dania Beach was not keeping pace with Broward County as a whole. • Finding of Necessity for Redevelopment—City of Dania Beach, Florida 20 V. Need for Redevelopment • • Figures 7 and 8 on the following pages depict the location and some examples of deteriorated conditions found throughout the study area. Figure 7 includes three categories: • • 1. Deteriorating Structures- These are buildings or structures that were either boarded • up or showing signs of damage. These properties were identified during the field •� surveys. • 2. Deteriorating Property Conditions - These are undeveloped properties, some of •� which are in need of some maintenance, such as mowing or debris removal. These properties were identified during the field surveys. • 3. Properties with Code Enforcement Violations for Deteriorating Structures and •R Property Conditions - These are properties that were issued one or more code •� enforcement violations for building exterior maintenance; junk, trash and debris; •� overgrown vegetation; and/or abandoned vehicles. These properties were identified • through an analysis of the City's Code Enforcement records for 1997 through 2000. •jo • Some overlap between these categories did occur, however each property was only given one •� classification, with conditions observed during field surveys taking precedence over code • enforcement violations.� •� As can be seen on Figure 7,deteriorating conditions exist throughout the study area. A total of 130 • acres, or 38% of the study area, are designated as one of the three deteriorating conditions. The • following sections present a discussion of the specific conditions that exist within the study area • based on the three conditions mentioned above and the criteria outlined in Section II. • • Finding of Necessity for Redevelopment—City of Dania Beach, Florida 21 • t�z zz r� I, ) :.- h�i �I � I I • i ' ) )" 1 i ; tpwe upma jo IMD :PN d,eWsu®li� u®� if I 1l Su epee � I @I!s sulmolialoa ............ 11 ih if It nq*uoo AvadoM Pua sari OPOOW ppedom I ; _ p=1pte - se B hPH,Aiol(! I if ' . I I I t mans PU VMN { f )1 I I it - I — pan WOO NO it • ii • • • iiiiii • i � � � • � � � • � ii � i • • aoz PIV _ £ fI ! !}(!IiiLIIIL_. 1 II11.1.1-� lil� 1iLLIIiIID1 JI , �_I- 1 I _ ( ( f f I iIIIIIIIII I ( 11111i ' IIII I�� I (1 I' cFasc - - --1 I ! IIh 1 I I I (i f_� I -,� ( 111 : I( Ii1 � f % s i 1_L I { ancneon�arv+e e3n (6� ��- _.�1 1 � �_—� ! 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Iillililll I i i t I i I f ( 1 t11114I (!f�I II�I(I�i II 1t�IlI��L.�� F T t (r ,i I'I `.. lill',jlll(IIIiIIIII =� � I� �iIji{j f+ lillllii�il'IlIi1 K ,, UT Ii�Lr �1�i(IIII ( ( r� a,l ITSO r 11�L1fllili I iI_I IiIi j +-1' ij1i( �'fS� ®I�� U®� 1,T ) , :r � I ' ilL III IjliI�IIIIIil I� (I 77 SuIppng rNu-e - 04!S u „ I I }} ( 4 r d t r • a-��� - � � �) I i_f I_.�I I t � �� I � `' IIIII jI I 2 . i i I la _ i FIN 021 -- --- -- p8k-III+�11i�`L`�'{I�i Y I- I �1� jr f - �� �,' i If,�11 !-i_I_if111,1I11i� _I-� I I I I I I i I -_. hl�ilijl(�1'(�I��(ti���fVm11j1�11�1'rlllll r (Il��llCt!IMOI if�l{ilitfll lj',I _ I�11?f 4111 I!Iillllll I illii.i;(!,{ ( tt I, III 73lll_i11�!-ILj( i�. --... ,... i I S.� - _vtI1,U ,t lliiili611 I - i LI Pig WIA� }J7+ 4.. f f i i I ' � a ;�° = p� �'' ,4 { '�'� t tr' y' �; :' S � , ` �� 4� •t} iCT i ',,, + �,} ) ! i S ' � ) � k � 1 ry��7p.�� A. Deteriorating Structures Dania Beach is the oldest city in Broward County and a majority of the buildings in the study area attest to this fact. The developed parcels account for 81%of the study area, or approximately 7% of the City. The acreage of parcels designated as deteriorating structures on Figure 7 is 49.5, representing 18%of the developed parcels. These deteriorating structures are primarily concentrated in the downtown and the area west of the railroad tracks. Referring to the images on.Figure 8: #1 is an abandoned apartment building (located on NW 3`d Place). The windows and doors of this building were boarded up, however, a few of the boards had been removed and the building could be serving as shelter for homeless individuals and/or drug dealers. #2 is a large commercial building located on US Highway One. This building is also boarded up and appears to have been vacant for some time. It is one of the first buildings someone entering the City from the north sees. #3 is a boarded up building located on the northeast corner.of Isadore Mizell and NW 5`h Ave. The previous use of this building is not known,although based on the lack of windows, it does not appear to have been residential.From the street,the roof appeared to be intact, but there is substantial damage to the exterior walls, which may allow rodents and other vermin to use the structure for shelter. #6 is a vacant commercial building currently on the market. From the street, the only visible deterioration is the rusting of the metal garage doors and the need for paint on the exterior walls. #10 is a vacated gasoline station with canopy damage. The photograph does not accurately portray the deteriorated state of this building. In addition to the images displayed on Figure 8,the following photographs provide further examples of building conditions within the study area. { Finding of Necessity for Redevelopment—City of Dania Beach, Florida 24 D Photographs 1 through 3 are several examples of deteriorated residential buildings in the northwestern quadrant of the study area. The building in Photograph 1 is located on NW 5' Avenue and has damage to its roof and exterior finish. Photograph 1 Boarded up building with exterior damage on NW 5t'Avenue. a 13: ;r The residential structure in Photograph 2 also has some exterior wall damage. Photograph 2 Boarded up single family home on NW 4d'Avenue. Photograph 3 shows a single family home with roof damage, broken windows, and a window air s x conditioning unit that does not appear e o securely b installed.taped. t Photograph 3 Single family home in�� i F poor condition on NW 5`h Avenue and Yd Place. • Finding of Necessity for Redevelopment—City of Dania Beach, Florida 25 The following photographs depict examples of deteriorated commercial buildings throughout the study area. Photograph 4 is of a .vacant commercial building located at 929 NW 4`h Ave. This building has significant roof deterioration. Further,the exterior of the building is in need of maintenance to remove overgrown vines. Photograph 4 Vacant building on NW 4`h Ave. The liquor store in Photograph 5 needs a ; f fresh coat of paint. Photograph 6 is an open air fruit and vegetable stand that is � located north of Dania Jai Alai. The structure itself is not in bad shape as much as it was evidently pieced together "' and is not consistent with the other structures in the area. Photograph 5 Building showing signs of deterioration on NW 3`d Street. Tv ;e gyp, � s r . rt►otograph 6 Upen air fruit stand on NE 2°d Street. • Finding of Necessity for Redevelopment—City of Dania Beach, Florida 26 MR 1 . Oka .......... Y 2 ;tv Photograph 7 Building exterior deterioration on NW 1st Ave. The buildings shown in Photograph 7 extend from US Highway One down Dania Beach Boulevard back to I'Ave. The discoloration can be seen from both US Highway One and I'Ave. The building in Photograph 8 is located at the southern end of the study area on the west side of US Highway One. While the exterior walls are in good shape, several roof tiles are missing. z Photograph 8 Building with roof damage at 1420 S. Federal Highway. Finding of Necessity for Redevelopment— City.of Dania Beach, Florida 27 B. Deteriorating Property Conditions 4• 1. Vacancy Another indication of depressed conditions in the study area is the amount of vacant land and the number of vacant buildings. As mentioned in the previous section on existing land uses, 18% of the study area is comprised of vacant land. Photographs 5 and 8 on Figure 8 and the following photograph are three examples of vacant parcels within the study area. Photograph 5 on Figure 8 is an example of one of the numerous vacant parcels found in the northwestern quadrant of the study area. k � W„ 'k..,, .,4•-...',r,.w, ,.,row . � xw Photograph 9 Vacant parcel across from the Dania Jai Alai on East Dania Beach Blvd. Photograph 8 on Figure 8 is a vacant commercial parcel located on the north side of SW 10t'St. and US Highway One. Photograph 9 above is an 8.8 acre parcel located south of Dania Beach Jai Alai on West Dania Beach Blvd. In addition to vacant land,there are a number.of vacated buildings within the study area. Eight examples of vacated buildings were discussed in Section A above. Photographs 7 and 9 on Figure 8 and the following photographs show some further iFinding of Necessity for Redevelopment—City of Dania Beach, Florida 28 examples of the vacant buildings with the study area. Photograph 7 on Figure 8 is of several vacant buildings located on US Highway One in Dania Beach's downtown area,while Photograph 9 is a vacant building further south on US Highway One. The building shown below is also located along "antique row" in Dania's downtown. n Photograph 10 Vacant building located at 3904 Commercial Blvd The vacant building in photograph 11 backs up to the FEC railroad. This building is another example of the deteriorating conditions in the study area. t r � -+;_ y�� �✓ '� yy,'�'ice:'°', +�' { Photograph 11Vacant industrial building on SW 3`d Ave. Finding of Necessity for Redevelopment—City of Dania Beach, Florida 29 y7 4 h 4 • Wiz.'t«y:«s9 `" *� r �` V_ P�,�' � �'"�� � e. XF fib.."i' � '� e� 4; .y��,t�,..✓ • Photograph 1.2 Vacant commercial building on S. Federal Highway. ® Photographs 12 through 14 are • - a few of the vacant ® commercial buildings located y '' t along US Highway One in the southern portion of the study area. Structurally each of these . = buildings appear to be in good ..... � condition. Photograph 13 Vacant commercial building Given the number of vacant at 405 S. Federal Highway_ buildings in the study area, it • is not surprising to know that ® no certificates of occupancy for ® _ T new free standing buildings have been issued in the study area in the past 5 to 7 years, ® according to the City's Building Official. ® Photograph 14 Vacant units in shopping plaza located ® on east side of S. Federal Highway. 0 • Finding of Necessity for Redevelopment—City of Dania Beach, Florida 30 • v 2. Junk, Trash and Debris this Accumulation of litter and debris is not a significant issue for the commercial portions of the study area. This may be due in part to the lack of landscaping and vegetation in these areas in which trash and debris may be thrown as well as due to diligent code enforcement officers and property owners. In the residential areas, however, there is more of a problem with junk,trash and debris,particularly in the northwestern neighborhoods. Of the 63 code enforcement cases in the study area between 1998 and 2000, 18 (or 28%) were for junk,trash and debris. The majority (67%) of these cases were in the northwestern quadrant of the study area. The following photograph is just.one example of litter in the study area. This photograph was taken in the southern portion on a parcel with a vacant commercial building that directly abuts single family residential to the east. fi Photograph 15 Litter in parking lot and right of way of SE 14' St. • Finding of Necessity for Redevelopment—City of Dania Beach, Florida 31 r 3. Faulty Lot Layout IR Small lot size is.a significant problem within the study area. Of the 524 parcels which 4 are zoned for commercial development, 477 of these parcels are in platted 4P subdivisions with lot sizes ranging between 2,550 and 6,000 square feet. Photograph 09 16 below is an example of one of the 2,550 square foot lots. 41 i D Photograph 16 Small single family home on NW Td Street and NW 5`''Avenue. A selected review of typical commercial developments in Broward County indicates that modern commercial development requires at least one acre to accommodate uses such as gas stations, fast food restaurants, combined pharmacy and convenience stores, auto parts stores and hotels. The following table indicates that only 5%of the vacant commercially zoned parcels within the study area are one acre or larger in size. In fact,the majority (90%) of the parcels are less than one-half acre in size.This indicates that the vacant land available in the study area is not suited for today's commercial development patterns. In order to construct a modern retail store, a developer would have to combine multiple parcels. g• Finding of Necessity for Redevelopment—City of Dania Beach, Florida 32 Table 11. Lot Sizes for Vacant Parcels Zoneommerciall SDI' d Commercially Total Number of Vacant Parcels 217 Number Zoned C-1, C-2, C-3, or C-4 105 i Number of Parcels z 1 acre 5 (5%) Number of Parcels < 1 acre 100 (95%) Number of Parcels < '/z acre 95 (90%) Source: Broward County Property Appraiser Vacant parcels are not the only potential source for development,as existing building� P g ding can be expanded or demolished and rebuilt. Table 12 provides a breakdown of the i lot sizes of commercially zoned developed parcels within the study area. S Table 12. Lot Sizes for Developed Parcels Zoned Commercially • • Total Number of Developed Parcels 814 Number Zoned C-1, C-2, C-3 or C-4 :::: 419 Number of Paicels a I acre 25 (6%) Number of Parcels < I acre 394(94%) 00• Number of Parcels < %acre 282 (67%) Source: Broward County Property Appraiser Only 6%of the developed parcels in the study area are equal to or greater than one acre in size, the remainder are too small to support conventional commercial development without first combining lots. These small developed parcel sizes may be a hindrance to redevelopment of the area. 0 4. Diversity of Ownership • Diversity of ownership presents difficulties for development p ent due to the excessive • time and money required to deal with multiple property owners and the • complications multiple property owners may present in implementing a development plan. The 1,031 parcels.in the study area have 654 different owners,generating a ratio Finding of Necessity for Redevelopment City.of Dania Beach, Florida 33 of 1.6 parcels for each owner. (Information on vacant parcels to be provided. C. Code Enforcement Violations • The third condition depicted on Figure 7 are the properties that have been issued code violations between 1998 and 2000 for one or more of the following: ► Building maintenance, ► Property maintenance, ► Landscape maintenance, or ► Public nuisance(junk,trash,or.debris,overgrown vegetation or abandoned vehicles). As was mentioned earlier in this report, not every parcel that was issued a violation is shown on Figure 7. Therefore,the number of parcels designated as code enforcement properties on Figure 7, which account for 4.5%of the study area, is less than the actual number of parcels with violations. Code enforcement data for 1998 through 2000 was reviewed in order to compare the number of violations issued in the study area to the City as a whole. Table 13 displays the number of violations issued in each year for both these areas. Table 13. Code Enforcement Violations for City and Study Area Area 1998 1999 2000 TOTAL Entire City 2,039 2,356 2,634 7,029 Study Area 280 1 159 1 294 733 • %of City , 13.73% 6.75% 11.16% 1 7.86% Considering that the study area represents 8.6% of the land area of the entire City,:it is significant that in 1998 and 2000 the study area accounted for more than 10% of the violations in the City. Of • the 733 violations, 63.became cases that went before the Code Enforcement Board..These 63 cases Finding of Necessity for Redevelopment City of Dania Beach, Florida 34 �� �1. are broken down as follows: Table 14. Stud Area Code e Enforcement Cases by Violation �. Type of Violation Number of Instances Building maintenance g Property maintenance 3 Landscape maintenance 2 Public nuisance 20 Prohibited uses 2 Prohibited signs 3 Failure to obtain permits 7 Failure to obtain final inspection 12 Failure to comply with approved plans 2 Failure to obtain occupational license 1 Fire safety 2 Boat docking 1 As is indicated in Table 14, violations for public nuisance(such as abandoned vehicles,junk, trash or debris,or overgrown vegetation) are the most prevalent in the study area, followed by failure to obtain a final inspection and building maintenance.Public nuisance cases represent more than 30% of all cases. This is an indicator of the blighted conditions that exist within the study area. �. Finding of Necessity for Redevelopment—City of Dania Beach, Florida 35 �; D. Inadequate Transportation Facilities 4 •, 1. Transportation Facilities Incapable of Handling Traffic Flows The adopted level of service (LOS) in the City's Comprehensive Plan for arterial roads is"D".Table 15 lists the volume to capacity ratios for US Highway One and the primary arterial roadways that intersect it within the study area. A volume to capacity 01 (v/c)ratio greater than 1.00 indicates that the roadway segment exceeds the LOS "D" standard. Table 15. 1999 Arterial Roadway Capacities Roadway V/C Ratio US Highway One Sheridan St. Stirling Rd. 1.05 Stirling Rd. Griffin Rd. 1.34 Sheridan St. Dixie Highway US Highway One 0.85 US Highway One terminus 0.76 Stirling Rd. • East of 1-95 terminus 0.98 Dania Beach Blvd. US Highway One NE 2"d Ave. 0.60 ® NE 2"d Ave. Gul stream Rd. 1 0.40 Source: Broward County DPEP,Transportation Planning Division, 1999 Traffic Counts • Based on the V/C ratios, only one roadway in the study area is currently exceeding • the adopted LOS;however,it is US Highway One, the major north-south arterial for ® downtown Dania Beach. This degraded LOS on US Highway One adversely affects ®• the entire study area since alternate north-south routes are not available. In addition, the segment of Stirling Rd,which runs east from 1-95 and terminates at US Highway •• One in the study area, is approaching a V/C ratio of 1.0, indicating that it may be exceeding the adopted LOS in the near future. • Table 16 presents the projected level of service in 2020 for the major roadway segments in the study area. Finding of Necessity for Redevelopment—City of Dania Beach, Florida 36 • •� Table 16. Projected 2020 Roadway Level Roadway of Service (LOS) • US Highway One LOS • Sheridan St. Stirling Rd. Stirlin Rd. GriffinF Sheridan St. Rd. F ® Dixie Highway US w Hi h US Hi hw One Highway One p terminus B Stirling Rd. East o 1-95 terminus Dania Beach Blvd. F US Highway • g ay One NE 2'Ave.NE 2°d Ave. Gul stream Rd C. Source: Broward County DPEP, Transportation Planning Division C This information indicates that traffic conditions on US Hi ghway • expected to improve and that Stirling Rd is expected to furth degr One are not r The mayor obstacle to improving the LOS on both US Hi gh�,t, e degrade to LOS F. ay One and Stirling Rd in the study area is the lack of land available for widening the right-of-way. Without some method of resolving these traffic concurrency issues, redevelopment of the study area will be significantly hindered. Based on the information prese nted nted in Tables 15 and 16, Figure 9 illustrates the ® roadways that currently exceed LOS "D"as well as those expected to be operating ® at or beyond LOS "D"in the year 2020. ® 2• Faulty and Inadequate Street Layout ® As discussed in the following section, US Highway One through the study area is • operating above the adopted level of service(LOS). Due to the configuration of the ® existing buildings there is no room to expand the system in an attempt to reduce the ® LOSS. In addition to the LOS issue, there are no right turn lanes on US Highway One, ® which contributes to the inefficient flow of traffic. Further, the volume of traffic on, ® the roadway makes pedestrian crossing dangerous. ® *Finding of Necessi P ry for Redevelo ment—Cityo Dania Beach, Florida 37 woo Djdb yeas Laplas { � { , - I , I v ® 3 { I ji r f i oloorcMPSi I I r , 1 , 1 i . l ®Z®Z UP 6661. - -- • I I( i I t, �� �� Joj suoil!w-..UOD - _ -- E /! r• Sol t mwmft { !1 off .(L Sol OZOZ JO3 P8109. ��� � - I - I! �% t -- JU M'd UnKkwb#u cn E , L sn"PIVAe" '�� I o � i Lsnci56e u-9um9Md ftims o L Sn W:_ `L sin W Awmft MG U104 M11 MP84S o (�q�9)Peon � m b peom ob was wwl4s=4 t sn owAi r '• ' i I i I� ! '1 I' i' iI + 1 {{li I i I! 81 4 Sl iS a a S®l r I , �r 77777777T r I it teea5 PUZ'AAN i _ t , r i ii '� li � � �I 'I •; 'IJJt 'j�li I� I_ PWN WAo Po RUOJ 00 6 ...• � � 'k:':L �'�� h�,R.+ .,l ,t, .,."a .-,. ,�a'.e :Y L+ R d a F='.'•-� �`... '+r^-, ..r,, § -v ;9 �,.. _. �, .. v" x , k p � a � �Y, 1~ ,` �� � � i®r" Initially,a two lane road with parallel parking on each side providing quick and P P g �P gq easy access to businesses, US Highway One was widened to four lanes to accommodate increased traffic flow. The parallel parking was eliminated causing a parking deficiency in Dania Beach's downtown. With visible parking areas removed,visitors and shoppers must search for the limited parking available by continuously driving around blocks seeking parking spaces. This adds to the traffic congestion problems. D. Infrastructure Deficiencies A major infrastructure problem exists in the study area with the potable water distribution system. According to the.City's Public Utilities Department,the existing water lines in several areas are not large enough to accommodate additional development, thus the upgraded sizes noted on Figure 10 are necessary for further development to occur in the study area. Of the 1.7 miles of US Highway One located between Sheridan St. and Old Griffin Rd., 1.6 miles (or 94%) is affected by this problem,as are East Dania Beach Blvd, Old Griffin Rd.,NW Is'St. and NW 4`'Ave. A CRA could assist with funding these needed improvements and assist in the redevelopment of this area. E. Crime Statistics (To be provided) Finding of Necessity for Redevelopment—City of Dania Beach, Florida 39 ®fi v S - tit TA f WN i 4 : � if � ( 1 I - o sin wa r�l it I _ ajnl:)njlsejjul - - speAd1 mvovm �® i U*UAofaaa® JOI PGR--"aR9 sopwsdn ampnnsw9i i -- 1 ' PH A30l: " . ---. - - I ;i i !f I , if PC"LWID so if tt ! I , 1 ` : s , ( ! I it . I - I t , iI I� �I ICI I -- _ '3PI �b 01 t 4 � 00O *n0000000000000000000000000000000000000 F. Tax Base Growth Broward County requires that a review of the taxable value of the proposed redevelopment area be included in a request to establish a CRA. The following table provides the taxable values for the study area, the City of Dania Beach and Broward County for 1996 to 2000. Table 17. Taxable Values Year Broward Co. 5-year City of Dania 5-year Study Area 5-year Taxable Value($ % Beach Taxable % Taxable millions) Growth Value ($ Growth Value Growth million milli ns 1996 $ 50,753.80 -- $ 797.63 -- $ 91.77 -- 1997 $ 64,417.30 -- $ 838.82 -- $ 92.88 -- 1998 $ 70,015.40 -- $ 867.61 -- $ 98.52 -_ 19" $ 74,630.30 -- $ 923.14 -- $ 105.11 -_ 2000 $ 74,829.00 47.4% $ 1039.75 30.4% $ 112.43 22.5% Source:Broward County Property Appraiser , The.information in Table 17 demonstrates that neither the Cityof Dania Beach h nor the study area have grown in taxable value at pace comparable to Broward County. The City's growth over the five year period was 64%of the County's,while the study area grew at less than half(47%)the Coun 's rate. The stud area also 1 ri Y lagged behind the City growing at a rate of 74%that of the City. Given that the study area includes the downtown section of Dania Beach,this slow growth rate is troublesome and is a good indication of the need for redevelopment in the area. According to the Dania Beach Building Official, no certificates of occupancy were issued for freestanding buildings with the • proposed CRA within the past five to seven years. • • Finding of Necessity for Redevelopment City of Dania Beach, Florida 41 VI. Conclusions Based on the information presented in this report, the Dania Beach study area meets the state requirements and County's recommended conditions for a Community Redevelopment Agency. The study area meets the following criteria: 1. Approximately 38% of the area has deteriorating building and site conditions; 2. US Highway One is highly congested through the study area and is far below the adopted level of service; 3. The tax base of the study area has grown at a significantly lower rate than either the City or the County over the past 5 years; 4. The existence of inadequate lot and street layout throughout the area; and 5. Infrastructure that is insufficient to accommodate additional growth. These findings and the other detailed conclusions contained herein clean indicate cate a very strong need for redevelopment in the Dania Beach study area. • . Finding of Necessity for Redevelopment City of Dania Beach, Florida 42 • • Downtown Redevelopment Plan City of Dania Beach, Florida • • • • • • • • • • • • • • • Appendix B • •® Economic Data for CRA Area • • • • • • • • • • • • • • • • • 0• Her Planning Group • E D S A• Keith &Associates • MEN • Page 55 of 57 • • Market Trend Report 6/28/02 • PREPARED FOIE MIAMI ECONOMIC ASSOCIATES INC. . ZipCode: 33004 Dania, Broward County, FL State: 12, County: 011 Weight: 100.00 pt 71 ' • "-- 1980 1990 %Chg 2001 %Chg 2006 %Chg • Universe Census Census 1980-90 Estimate 1990-01 Projection 2001-06 Population 13,981 14,338 2.6% 16,956 18.3% 17,839 5.2% Households 5,820 6,267 7.7% 7,542 20.3% 7,982 5.8% • Families 3,642 3,556 -2.4% 3,988 12.1% 4,120 3.3% Housing Units 7,186 8,182 13.9% 9,894 20.9% 10,461 5.7% Grp.Qrt. Pop 451 362 -19.7% 361 -0.3% 360 -0.3% . Household Size 2.32 2.23 -4.1% 2.20 -1.3% 2.19 -0.5% An zke U, • 1979 1989 %Chg 2001 %Chg 2006 %Chg Income Census Census 1979.89 Estimate 1989-01 Projection 2001-06 • Aggregate($Mil.) ® $93 $187 101.1% $286 52.9% $329 15.0% Per Capita ! $6,648 $13,010 95.7% $16,887 29.8% $18,424 9.1% •� Avg. Household -4 $15,298 $29,604 93.5% $37,941 28.2% $41,190 8.6% Median HH $12,161 $23,403 92.4% $30,657 31.0% $32,616 6.4% • Avg. Family HH 4 $17,610 $34,911 98.2% $45,732 31.0% $49,218 7.6% • Med.Family HH A $14,833 $27,936 88.3% $34,630 24.0% $35,936 3.8% Avg. HH Wealth $137,779 $146,452 6.3% Med. HH Wealth $57,973 $70,477 21.6% f • Population Trend Income Trend 20,000 $60,000 r-e 15,000 - � $50,000 ..... _ • 10,000 y` of .` ---- ac . h $30.000 $20,000 5,000 .. 0 $4 1980 1990 2001 2006 1979 1989 2001 2006 -e--Per Capita --r-Av --m-Population -9--Households P� 9 HH • -�--Median HH ��Avg.Fam HH -�-Families X Housing Units i --Median Fam HH E u • NOTE:When the median household wealth for an area is less than$25,000 it will be listed on this report as$24,999. Data on income are expressed in"current"dollars for each year. Decennial Census data reflects prior year income. 1990-01 change of 20%greater(►)or less(t)Ulan national average 2oo1-2oo6 change or 20%greyer(D)or less(4)than national average 11-0 Clantas Inc. Market Trend Report(AR1R) Sales:800.234-973 C L/.A R I TA copyright ciar tas Inc. Page: 1 of 10 Support 800-780-4237 ® ® Market Trend Report 6128102 PREPARED FOR: MIAMI ECONOMIC ASSOCIATES INC �r • ZipCode: 33004 Dania, Broward County, FL State: 12, County: 011 Weight: 100.00 Household Income 1990 Census 2001 Estimate 2006 Projection Total Households 6,267 100.0% 7,542 100.0% 7,982 100.0% . Less than$5,000 630 10.1% 499 6.6% 418 5.2% $5,000 to$9,999 797 12.7% 617 8.2% 585 7.3% $10,000 to$14,999 111. 653 10.4% 772 10.2% 736 9.2% $15,000 to$19,999 ►D 546 8.7% 587 7.8% 689 8.6% $20,000 to$24,999 701 11.2% 521 6.9% 558 7.0% ® $25,000 to$29,999 10.1 501 8.0% 671 8.9% 634 7.9% • $30,000 to$34,999 ► 469 7.5% 643 8.5% 660 8.3% $35,000,to$39,999 ► 329 5.2% 467 6.2% 527 6.6% $40,000 to$44,999 110- 338 5.4% 531 7.0% 544 6.8% $45,000 to$49,999 D 231 3.7% 292 3.9% 465 5.8% $50,000 to$59,999 442 7.1% 542 7.2% 516 6.5% • $60,000 to$74,999 101. 272 4.3% 643 8.5% 665 8.3% $75,000 to$99,999 4 204 3.3% 446" 5.9% 563 7.1% ® $100,000 to$124,999 A 80 1.3% 128 1.7% 201 2.5% $125,000 to$149,999 .44 43 0.7% 103 1.4% 99 1.2% $150,000 to$249,999 / 27 . 0.4% 63 0.8% 96 1.2% • $250,000 to$499,999 11.4 4 0.1% 16 0.2% 23 0.3% • $500,000 or More /D 0 0.0% 1 0.0% 3 0.0% Household Income Disbibution Trend 9DO 800 _., ... . . 700 S • m 600 _ ....... 500- • m 4� c to _.. -_ .._ ._ .. ._. ,__ __.. ..._._, .._ ..._ ...., ._.. .......... ...._� , 300- 200 ;) Y Y Y Y 4.O O to O tf) O to O O to O tt7 0 o O `.Y 69 e- r N N (7 C? V' tC) Cfl t� O N o O C.t V to O L-, O to O 6 O in p OO i-- r r N L') t0 to e- N N M M C st in (S) to O tr) O O ( tiT 60 63 60 (F) (4) tf> 69 L9 r__ O N L') 69 (fl (fi 69 Household Income 01990 Census !2W1 Estimate El2006 Projection • 1990-01 change of 20%greater No. or less(t)than national average 2001-2006 change of 20%greater(D)or less(d)than national average tRR Ciaritas Inc. Market Trend Report(KM) Sales:800-234-5973 CLA. R ITA copyrightciaritas Inc. Support 800.780-4237 • Page:2 of 10 Market Trend Report 6128/02 PREPARED FOR MIAMI ECONOMIC ASSOCIATES INC. ® ZipCode: 33004 Dania, Broward County, FL State: 12, County:011 Weight: 1 W.00 m. z: i r Age 1990 Census 2001 Estimate 2006 Projection ® Total Population 14,338 100.0% 16,956 100.0% 17,839 100.0% Under 5 997 7.0% 1,096 6.5% 1,113 6.2% 5 to 9 843 5.9% 1,108 6.5% 1,122 6.3% ® 10 to 14 ► 723 5.0% 1,072 6.3% 1,109 6.2% ® 15 to 17 421 2.9% 523 3.1% 638 3.6% 18 to 20 , 482 3.4% 384 2.3% 431 2.4% 21 to 24 706 4.9% 588 3.5% 686 3.8% 25 to 29 1,095 7.6% 873 5.1% 876 4.9% 30 to 34 1,193 8.3% 1,153 6.8% 941 5.3% 35 to 39 1,088 7.6% 1,219 7.2%, 1,236 6.9% 40 to 44 899 6.3% 1,295 7.6% 1,220 6.8% 45 to 49 755 5.3% 1,207 7.1% 1,326 7.4% • 50 to 54 664 4.6% 1,025 6.0% 1,228 6.9% 55 to 59 712 5.0% 819 4.8% 1,015 5.7% 60 to 64 856 6.0% 842 5.0% 845 4.7% I� 65 to 69 911 6.4% 1,020 6.0% 1,110 6.2% 70 to 74 ► 717 5.0% 1,013 6.0% 1,060 5.9% 75 to 79 617 4.3% 808 4.8% 847 4.7% 80 to 84 341 2.4% 471 2.8% 533 3.0% 85+ 318 2.2% 440 2.6% 503 2.8% • Median Age 38.3 41.8 43.1 • Age Trend 1,400 1,200 1,OC?0 o 0 600 _. 200 • 0 % ® tO M < ti o v rn c M c c> �r rn a v rn c + O <- e- N N N M M -V V' tr) U') co to r-- r• Coto O O O O O O O O O O O O O O O O O ® O ti7 N N M M V C tLO to (L1 (O n Age ® 01990 Census S 2001 Estimate 8 2006 Projection s. 1990-01 change of 20%greater(►)or less(t)than national average 2001-2006 change of20%greater(D)or less(4)than national average ` �5.; Claritas Inc. Nbrket Trend Report(KM) Salm 800-2349973 C L1.1 R 1 TA Copyright Claritas Inc. Support 800-780-4237 • Page: 3 of 10 • Market Trend Report 6/28/02 • PREPARED FOR: MIAMI ECONOMIC ASSOCIATES INC. so ZipCode: 33004 Dania, Broward County, FL State: 12, County: 011 Weight: 100.00 • EMM ® 1990 Census 2001 Estimate 2006 Projection Age Male Female Male Female Male Female Total Population 48.0% 52.0% 48.5% 51.5% 48.6% 51.4% • Under 5 3.4% 3.6% 3.2% 3.2% 3.1% 3.1% 5 to 9 2.9% 3.0% 3.3%► 3.2% 3.2% 3.1% 10 to 14 2.4% 2.6% 3.2%10,. 3.1%► 3.2% 3.0% 15 to 17 1.5% 1.4% 1.5% 1.6% 1.8% 1.8% 18 to 20 1.6% 1.7% 1.1% 1.2%4 1.2% 1.3% 21 to 24 2.3% 2.7% 1.6% 1.9% 1.9% 2.0% • 25 to 29 3.8% 3.8% 2.6% 2.5% 2.4% 2.5% 30 to 34 4.2% 4.1% 3.2% 3.6% 2.6% 2.7% 35 to 39 3.9% 3.7% 3.6% 3.6% 3.4% 3.5% 40 to 44 3.4% 2.9% 3.9% 3.8%► 3.4% 3.4% 45 to 49 2.8% 2.4% 3.8% 3.4% 3.8% 3.6% • 50 to 54 2.3% 2.3% 3.2% 2.9%4 3.6% 3.2% . 55 to 59 2.4% 2.6% 2.6% 2.3%4 3.0% 2.7% 60 to 64 2.8% 3.1% 2.4% 2.6% 2.4% 2.3%Q • 65 to 69 2.9% 3.5% 2.9% 3.1% 3.1% 3.2% 70 to 74 2.1% 2.9% 2.6%► 3.3%10,. 2.6% 3.3% �•. 75 to 79 1.7% 2.6% 2.0% 2.8% 2.0% 2.7% 80 to 84 0.8% 1.6% 1.0% 1.7% 1.1% 1.9% 1 85+ 0.7% 1.5% 0.8% 1.8% 1.0% 1.9% ` Median Age 37.4 39.2 41.1 42.4 42.5 43.8 . 2001 Age by Sex Distribution 4.5% 4.0% _ 0 3.5% w 3.0%75 v ..._ k 0 2.5% eL 2.0% .. ,. m 1.5% . m 0.0% to rn v r.. o c 0) v M c M v c c M c rn v + o N N N M M er 'Vr C) lf) CO rn O O O O O O O O O O O O O O O O W • o u) w to o rn o � o U') o rn o n o N co M Q C to LI) CJ Cfl r` r` CO Age 8Male GFemale 1990-01 change of 20%greater(►)or less(t)than national average 2001-2006 change of 20%greater(D)or less(Q)than national average Claritas Inc. Market Trend Report(KKR) Sales:800-2349973 "P, Copyright Ciaritas Inc. Support 800-780-4237 Page:4 of 10 Market Trend Report 6/28102 • PREPARED FOR MIAMI ECONOMIC ASSOCIATES INC. • i ZipCode: 33004 Dania, Broward County, FL State: 12, County: 011 Weight: 100.00 Ager; 1990 Census 2001 Estimate 2006 Projection i Total Females 7,451 100.0% 8,725 100.0% 9,165 100.0% Under5 509 6.8% 547 6.3% 555 6.1% • 5 to 9 428 5.7% 545 6.2% 559 6.1% • 10 to 14 ► 373 5.0% 531 6.1% 541 5.9% 15 to 17 204 2.7% 276 3.2% 323 3.5% • 18 to 20 / 250 3.4% 197 2.3% 225 2.5% 0 21 to 24 381 5.1% 315 3.6% 353 3.9% 25 to 29 544 7.3% 428 4.9% 447 4.9% 0 30 to 34 589 7.9% 603 6.9% 480 5.2% 35 to 39 533 7.2% 608 7.0% 630 6.9% 40 to 44 ► 417 5.6% 638 7.3% 615 6.7% 0 45 to 49 348 4.7% 570 6.5% 644 7.0% • 50 to 54 336 4.5% 486 5.6% 577 6.3% 55 to 59 / 373 5.0% 383 4.4% 485 5.3% • 60 to 64 d 449 6.0% 439 5.0% 419 4.6% 65 to 69 495 6.6% 529 6.1% 564 6.2% 70 to 74 ► 414 5.6% 565 6.5% 590 6.4% •• 75 to 79 368 4.9% 473 5.4% 486 5.3% 80 to 84 224 3.0% 295 3.4% 340 3.7% 85+ 216 2.9% 297 3.4% 332 3.6% Median Age 39.2 42.4 43.8 • 700 Female Age Trend 600 a 2 500 • 0 400 is 300 _. _.. • 200 _ 100 • to c>H a r-- C. c M c M a rn c rn c c> + O N N M M a C' tt1 10 C0 Ct> r'- � 03 L,> • m 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o Co a ,p 5 O .c') 07 N O M O V C K> O to O r- O N N C'> M c C it] ir> CU CD !- t� Co - Age • 01990 Census M 2001 Estimate 2 2006 Projection • 1990-01 change of 20%geater(►)or less(-)than national average 2oo1-2oo6 charge of 20%greater(D)or less(4)than national average garitas Inc. • Market Trend Report(MTR) Sales:800-234-9973 C LA R I TA Copyright Clarifas Inc. Support 800-780-4237 Page: 5 of 10 Market Trend Report 6128/02 • PREPARED FOR MIAMI ECONOMIC ASSOCIATES INC. • ZipCode: 33004 Dania, Broward County, FL State: 12, County: 011 Weight: 100.00 • 'o,.... . _ �:: "�, `tea. `3��1, �;,."; ."�'�.,,��'u} s�•-�e,'y :s; ".`3*'� ,.�"-. • • Age 1990 Census 2001 Estimate 2006 Projection • Total Males 6,887 100.0% 8,231 100.0% 8,674 100.0% Under 5 488 7.1% 549 6.7% 558 6.4% • 5 to 9 ► 415 6.0% 563 6.8% 563 6.5% • 10 to 14 ► 350 5.1% 541 6.6% 568 6.5% • 15 to 17 217 3.2% 247 3.0% 315 3.6% 18 to 20 232 3.4% 187 2.3% 206 2.4% • 21 to 24 325 4.7% 273 3.3% 333 3.8% 25 to 29 551 8.0% 445 5.4% 429 4.9% • 30 to 34 604 8.8% 550 6.7% 461 5.3% • 35 to 39 555 8.1% 611 7.4% 605 7.0% 40 to 44 482 7.0% 657 8.0% 605 7.0% • 45 to 49 407 5.9% 637 7.7% 682 7.9% • 50 to 54 328 4.8% 539 6.5% 651 7.5% 55 to 59 339 4.9% 436 5.3% 530 6.1% • 60 to 64 407 5.9% 403 4.9% 426 4.9% 65 to 69 416 6.0% 491 6.0% 546 6.3% • 70 to 74 ► 303 4.4% 448 5.4% 470 5.4% 75 to 79 249 3.6% 335 4.1% 361 4.2% 80 to 84 117 1.7% 176 2.1% 193 2.2% 85+ 102 1.5% 143 1.7% 171 2.0% Median Age 37.4 41.1 42.5 Male Age Trend 800 . • 700 c 600 • `� 500 3 � c 0 400 • ti 300 200 1090 m v C� v rn v M 'Cr M c c) r + • o .- N N N co M It to V) co to rl- n co ® o 0 0 0 0 0 o a o 0 o a o o g o co -a u) O Rn (D to O 4) O t() O an O 6n O to C. M c7 Nr 'T to to co co r` Age • ❑1990 Census B 2001 Estimate E3 2006 Projection • 1990-01 change of 201k greater(►)or less(-4)than national average 2001-2006 change of 20%greater(D)or less(4)than national average • �' r. t Clatitaslnc. Nlarlet Trend Report(NFTR) Sales:800-234-5973 • CIA. R I TA copyright claritas Inc. Support 800.786-4237 • Page:6 of 10 Market Trend Report 6/28102 PREPARED FOR NIAMI ECONOMIC ASSOCIATES INC. •� ZipCode: 33004 Dania, Broward County, FL State: 12,County: 011 Weight: 100.00 n099-w-0 -* • 1990 Households by Age of Householder 1989 Income Total 15-24 25-34 35-44 45-54 55-59 • Total Households 6,267 285 1,117 1,186 876 424 • Under$5,000 630 24 90 115 117 35 $5,000-$9,999 797 35 127 92 32 73 • $10,000-$14,999 653 40 78 76 75 36 $15,000-$24,999 1,247 95 230 227 143 71 $25,000-$34,999 970 42 191 210 134 75 • $35,000-$49,999 898 44 222 209 153 49 $50,000-$74,999 714 3 128 201 134 55 $75,000-$99,999 204 1 44 31 52 22 • $100,000-$149,999 123 1 6 22 32 7 $150,000-$249,999 27 0 1 1 2 1 • $250,000-$499,999 4 0 0 2 2 0 • $500,000 or More 0 0 0 0 0 0 Median Income $23,403 $19,579 $26,754 $28,952 $30,299 $24,577 • 60-64 65-69 70-74 75-79 80-84 85+ Total Households 544 568 488 395 217 167 • Under$5,000 41 42 33 70 38 25 $5,000-$9,999 88 105 89 76 42 38 $10,000-$14,999 49 87 75 69 38 30 $15,000-$24,999 92 120 101 84 49 35 $25,000-$34,999 100 73 63 43 21 18 $35,000-$49,999 66 51 44 31 17 12 • $50,000-$74,999 68 57 49 11 5 3 $75,000-$99,999 27 8 9 6 3 1 $100,000-$149,999 11 17 18 3 3 3 t $150,000-$249,999 2 8 7 2 1 2 $250,000-$499,999 0 0 0 0 0 0 • $500,000 or More 0 0 0 0 0 0 Median Income _. $25,200 $19,167 $19,653 $13,732 $13,750 $13,417 • 1990 Household Income by Age of Householder 500 • '_oa 400 0 ® ro 300 0 200 .' 100 Big M on,' • v15K S 5-25K 525-35K $3550K S50-75K S75-100K Over 100K Age: 815 to 34 111135 to 44 ❑45 to 54 illl 55 to 64 Q 65 to 74 75+ m • Cladtas Inc. • Nlarlaet Trend Report(MRR) Sales:800-234-5973 CLAA R IR I TA Copyright Claritas Inc. Support 800-780-4237 Page: 7 of 10 Market Trend Report 6/28102 PREPARED FOR: MIAMI ECONOMIC ASSOCIATES INC. • ZipCode: 33004 Dania, Broward County, FL State: 12, County: 011 Weight: 100.00 'WP s v. . S 2001 Households by Age of Householder 2001 Income Total 15-24 25-34 35-44 45-54 55-59 • Total Households 7,542 279 1,034 1,466 1,388 493 Under$5,000 499 23 56 70 105 25 $5,000-$9,999 617 24 70 76 56 42 • $10,000-$14,999 772 36 112 92 79 59 $15,000-$24,999 1,108 76 147 159 158 64 $25,000-$34,999 1,314 64 223 292 226 82 $35,000-$49,999 1,290 37 203 319 272 92 $50,000-$74,999 1,185 18 171 328 304 62 • $75,000-$99,999 446 0 38 97 106 43 • $100,000-$149,999 231 0 12 27 66 22 $150,000-$249,999 63 1 1 5 13 2 • $250,000-$499,999 16 0 1 1 2 0 $500,000 or More 1 0 0 0 1 0 Median Income $30,657 $22,434 $30,919 $37,069 $38,860 $31,890 60-64 65-69 70-74 75-79 80-84 85+ Total Households 544 634 674 502 286 242 •• Under$5,000 26 28 31 71 37 27 $5,000-$9,999 46 76 82 70 40 35 • $10,000-$14,999 63 83 88 75 44 41 • $15,000-$24,999 72 124 129 85 49 45 $25,000-$34,999 87 99 104 66 39 32 • $35,000-$49,999 102 75 77 57 29 27 $50,000-$74,999 76 68 71 46 24 17 $75,000-$99,999 45 41 44 17 9 6 • $100,000-$149,999 21 23 32 11 10 7 $150,000-$249,999 5 13 12 3 4 4 $250,000-$499,999 1 4 4 1 1 1 • $500,000 or More 0 0 0 0 0 0 Median Income $32,471 $25,606 $25,673 $19,118 $19,490 $19,000 • 2001 Household Income by Age of Householder seta 400 a • m too 0 2aa a Rim <S15K S15-25K S25-35K S35-50K S50-75K S75-IDOK OverSWK • Age: ®15 to 34 18 35 to 44 0 45 to 54 E 55 to 64 @ 65 to 74 119 75* • Claritas Inc. NbrWt Trend Report(UM) Sales:800-2345973 CLA. RITA Copyright Claritas Inc. Support800-780-Q37 Page:8 of 10 • Market Trend Report 6r28/02 PREPARED FOR: MAMI ECONOMIC ASSOCIATES INC ZipCode: 33004 Dania, Broward County, FL State: 12, County: 011 Weight: 100.00 1 2006 Households by Age of Householder 2006 Income Total 15-24 25-34 35-44 45-54 55-59 Total Households 7,982 321 931 1,437 1,599 616 Under$5,000 418 19 45 58 100 26 $5,000-$9,999 585 22 63 75 72 48 $10,000-$14,999 736 31 86 79 88 66 $15,000-$24,999 1,247 82 143 156 188 92 $25,000-$34,999 1,294 75 163 230 237 100 $35,000-$49,999 1,536 60 214 343 331 121 $50,000-$74,999 1,181 27 145 301 303 82 • $75,000-$99,999 563 5 56 139 152 44 $100,000-$149,999 300 0 13 45 94 32 $150,000-$249,999 96 0 2 9 27 5 • $250,000-$499,999 23 0 1 2 5 0 $500,000 or More 3 0 0 0 2 0 Median Income $32,616 $25,867 $32,883 $40,270 $40,189 $32,600 • 60-64 65-69 70-74 75-79 80-84 85+ Total Households 553 693 707 525 323 277 • Under$5,000 19 24 23 53 31 20 $5,000-$9,999 44 67 66 56 40 32 $10,000-$14,999 60 82 83 75 44 42 • $15,000-$24,999 83 140 139 103 61 60 $25,000-$34,999 86 117 123 76 48 39 • $35,000-$49,999 108 96 100 76 45 42 • $50,000-$74,999 78 75 75 48 28 19 $75,000-$99,999 41 41 44 20 13 8 $100,000-$149,999 28 26 33 11 9 9 $150,000-$249,999 6 17 17 5 4 4 $250,000-$499,999 0 7 4 2 0 2 . $500,000 or More 0 1 0 0 0 0 Median Income $33,198 $27,863 $28,455 $22,621 $22,623 $22,417 2006 Household Income by Age of Householder 450- coo _ o ° • L 3pp 25Q ., . 2 200 y150. 0 • <S 15K S 15-25K S25-35K $35-50K S 50 75K S75-100K Over S DOK • Age: 815 to 34 a 35 to 44 0 45 to 54 ®55 to 64 Il 65 to 74 M 75+ Claritas Inc. Market Trend Report(MfR) Sales:800-234-5973 • C Ll.�R I TA Copyright Claritas Inc. Page:9 of 10 Support 800-780-4237 • • w w Market Trend Report 6128102 PREPARED FOR MIAMI ECONOMIC ASSOCIATES INC w w w ZipCode: 33004 Dania, Broward County, FL State: 12, County: 011 w Weight: 100.00 • Race and Hispanic Origin 1990 Census 2001 Estimate 2006 Projection w Total Population 14,338 100.0% 16,956 100.0% 17,839 100.0% White 8,876 61.9% 10,612 62.6% 11,177 62.7% w Black 5,358 37.4% 6,058 35.7% 6,320 35.4% w Am Indian/Eskimo/Aleut ► 31 0.2% 72 0.4% 84 0.5% Asian/Pacific Islander ► 73 0.5% 214 1.3% 258 1.4% w Hispanic ► 819 5.7% 1,786 10.5% 2,053 11.5% M.A.RS.Race and Hispanic refers to race data from the"Modified Age/Race/Sex"files in which persons who identified themselves on the census as "Other race"were reclassified to specified race categories such as White,Black,American Indian or Asian.The Census Bureau made these modifications to bring the 1990 data into conformity with race definitions established for government use by the Office of Management and Budget(OMB).Although Hispanic ethnicity was not subject to direct modification,the M.A.RS.procedures resulted win occasional minor changes in the Hispanic count,so occasional but minor discrepancies with the original Hispanic counts may be ® observed. • Race and Hispanic Origin 1990 Census 2001 Estimate 2006 Projection Total Population 14,338 100.0% 16,956 100.0% 17,839 100.0% w Hispanic 819 5.7% 1,786 10.5% 2,053 11.5% Non-Hispanic 13,519 94.3% 15,170 89.5% 15,786 88.5% White 8,176 57.0% 9,021 53.2% 9,355 52.4% w Black 5,240 36.5% 5,867 34.6% 6,109 34.2% Am Indian/Eskimo/Aleut ►D 23 0.2% 42 0.2% 57 0.3% Asian/Pacific Islander ► 71 0.5% 198 1.2% 212 1.2% • Other Race ►D 9 0.1% 42 0.2% 53 0.3% w2001 Pop.by Census Race and Hispanic Origin Hispanic Origin is considered an ethnicity,not a race. 100% Hispanic and race counts are derived from separate census w80% questions,and persons of Hispanic ethnicity can be of any 60% 53.2% race.The term"Non-Hispanic"refersto persons who w 40% 34.6% indicated that they are not of Hispanic ethnicity. The sum w 10$,/° of Hispanics,White(Non-Hispanic),Black 2 /C0.2% 1 2% O.Vo (Non-Hispanic),American Indian(Non-Hispanic),Asian w 0% (Non-Hispanic),and Other(Non-Hispanic)equals"All i m a Persons." w 7� � ? � N 0 • y Q Non Hispanic w1990-01 change of20%greater(►)or less(-4)than national average 2001-2006 change of 20%greater(D)or less(4)than national average w • Claritas Inc. Mrket Trend Report(WM) Sales:800-2345973 w "R�l Copyright Claritas Inc. Support 800-780.4237 w Page: 10 of 10 w • Market Trend Report 6128102 • PREPARED FOR: MIAMI ECONOMIC ASSOCIATES INC. •e Broward County, FL State: 12, County: 011 ® Weight: 100.00 "T 1980 1990 %Chg 2001 %Chg 2006 %Chg Universe Census Census 1980.90 Estimate 1990-01 Projection 2001-06 Population 1,018,201 1,255,488 23.3% 1,651,008 31.5% 1,790,465 8.4% • Households 417,517 528,442 26.6% 686,199 29.9% 743,123 8.3% Families 291,646 335,022 14.9% 421,768 25.9% 450,224 6.7% Housing Units 486,138 628,660 29.3% 819,402 30.3% 887,312 8.3% • Grp. Qrt. Pop 7,879 15,953 102.5% 15,646 -1.9% 15,651 0.0% • Household Size 2.42 2.35 -3.1% 2.38 1.6% 2.39 0.2% • 1979 1989 %Chg 2001 %Chg 2006 %Chg Income Census Census 1979.89 Estimate 1989-01 Projection 2001-06 Aggregate($Mil.) $8,781 $21,152 140.9% $37,489 77.2% $45,118 20.3% Per Capita A $8,624 $16,848 95.4% $22,707 34.8% $25,199 11.0% Avg. Household d $20,884 $39,810 90,6% $54,573 37.1% $60,691 11.2% �• Median HH 4 $16,592 $30,576 84.3% $39,283 28.5% $41,165 4.8% Avg. Family HH t $23,911 $47,535 98.8% $66,028 38.9% $73,089 10.7% Med. Family HH -4 $19,606 $37,704 92.3% $48,294 28.1% $49,612 2.7% • Avg. HH Wealth $184,253 $195,659 6.2% • Med. HH Wealth $96,899 $116,452 20.2% Population Trend Income Trend • 2,000.000 S80,000 S70,000 _... 1,500,000 S60,000 • S50,000 _ 1,000,000 S40,000 ?� S30.000 - • 500,000 --_ --- �° S20,000 S10,000 0 SO • 1980 1990 2001 2006 1979 1989 2001 2006 • -®-Population -- -Households -0 Per Capita - --Avg HH -* Median HH �E Avg.Fam HH • -�-Fam ilies X Housing Units - * Median Fam HH NOTE:When the median household wealth for an area is less than S25,000 it will be listed on this report as$24,999. Data on income are • expressed in"current"dollars for each year. Decennial Census data reflects prior year income. • 1990-01 change of20%greater(►)or less(4)than national average 2001-2006 change of 20%greater(>)or less(4)than national average • 77 gailtas InG. Madet Trend Report(UM) Sales:800-234-5973 • CLA. RITA copyright ciaritas Inc. Page: 1 of 10 Support800-780-4237 • ti Market Trend Report 6/28102 PREPARED FOR MIAMI ECONOMIC ASSOCIATES INC. •� Broward County, FL State: 12, County: 011 Weight: 100.00 .tk� 022 • / ® • • a to SUM . Household Income 1990Census 2001 Estimate 2006 Projection • Total Households 528,442 100.0% 686,199 100.0% 743,123 100.0% • Less than$5,000 27,352 5.2% 22,817 3.3% 19,919 2.7% $5,000 to$9,999 ► 43,477 8.2% 37,110 5.4% 35,967 4.8% $10,000 to$14,999 46,323 8.8% 45,482 6.6% 44,465 6.0% $15,000 to$19,999 49,260 9.3% 47,073 6.9% 50,311 6.8% $20,000 to$24,999 ► 49,006 9.3% 54,379 7.9% 56,713 7.6% $25,000 to$29,999 ► 43,132 8.2% 49,849 7.3% 51,772 7.0% $30,000 to$34,999 ► 41,499 7.9% 47,548 6.9% 52,868 7.1% • $35,000 to$39,999 ► 35,312 6.7% 43,166 6.3% 45,831 6.2% • $40,000 to$44,999 111l 32,264 6.1% 44,352 6.5% 43,305 5.8% $45,000 to$49,999 D 26,303 5.0% 33,138 4.8% 41,649 5.6% • $50,000 to$59,999 42,442 8.0% 61,265 8.9% 61,484 8.3% • $60,000 to$74,999 39,100 7.4% 70,459 10.3% 75,548 10.2% $75,000 to$99,999 4 28,203 5.3% 63,762 9.3% 74,862 10.1% • $100,000 to$124,999 4 10,781 2.0% 24,760 3.6% 34,122 4.6% $125,000 to$149,999 4a 4,705 0.9% 15,359 2.2% 17,476 2.4% $150,000 to$249,999 4 5,667 1.1% 16,422 2.4% 22,722 3.1% •• $250,000 to$499,999 44 2,496 0.5% 6,210 0.9% 9,595 1.3% • $500,000 or More 44 1,120 0.2% 3,048 0.4% 4,514 0.6% • Household Income Distribution Trend 80,000 70,000 • 60,000 • 50,000 0 m 40,000 0 30.000 _ 20,000 • 10,000 0 - t. Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y + O co O sA O to O to O C. to O to O O O • UT v- a- N 0V cM 17 N tD tf) O O ,. V Uf O_ 40 O Lr) O U) O tt) O O a- � � N M n V V to 0 ao O zn O O �y tf? tfT to ffT tfY rA V'1 (FT ffY FF} r` O N '7 to • t!i rA to to Household Income Q 1990 Census ®2001 Estimate i32006 Projection • 1990-01 change of 20%greater(►)or less(t)than national average 2001-2006 change of 20%greater(>)or less(4)than national average x Claritas Inc. • Marlaet Trend Report(MTR) Sales:800-234-5973 CL.�RITA Copyright CiaritasInc. Page:2 of 10 Support800-780-4237 • Market Trend Report 6/28102 PREPARED FOR MIAMI ECONOMIC ASSOCIATES INC. • Broward County, FL tY State: 12, County: 011 Weight: 100.00 -Age 1990 Census 2001 Estimate 2006 Projection • Total Population 1,255,488 100.0% 1,651,008 100.0% 1,790,465 100.0% Under 5 81,246 6.5% 97,051 5.9% 100,868 5.6% • 5 to 9 10. 72,349 5.8% 100,423 6.1% 103,433 5.8% • 10 to 14 111. 64,900 5.2% 100,962 6.1% 105,209 5.9% 15 to 17 39,591 3.2% 52,994 3.2% 61,797 3.5% 18 to 20 41,503 3.3% 41,130 2.5% 44,005 2.5% • 21 to 24 62,766 5.0% 60,891 3.7% 72,806 4.1% 25 to 29 105,605 8.4% 92,539 5.6% 99,749 5.6% • 30 to 34 109,505 8.7% 114,302 6.9% 100,584 5.6% • 35 to 39 01. 98,030 7.8% 126,622 7.7% 125,143 7.0% 40 to 44 11. 87,227 6.9% 135,943 8.2% 134,518 7.5% • 45 to 49 ► 68,662 5.5% 121,846 7.4% 142,161 7.9% • 50 to 54 10. 54,292 4.3% 111,058 6.7% 127,544 7.1% 55 to 59 ► 51,573 4.1% 83,572 5.1% 114,188 6.4% • 60 to 64 58,773 4.7% 71,588 4.3% 86,743 4.8% 65 to 69 66,604 5.3% 76,468 4.6% 86,539 4.8% 70 to 74 66,817 5.3% 88,566 5.4% 93,606 5.2% • 75 to 79 61,668 4.9% 84,444 5.1% 90,285 5.0% 80 to 84 39,731 3.2% 54,161 3.3% 60,431 3.4% • 85+ 24,646 2.0% 36,448 2.2% 40,856 2.3% Median Age 37.6 41.4 43.0 Age Trend 160,O00 140.000 _ • 120,000 w 100,000 _ • 80,000 60,000 • 40A00 • 20,000 N N N M M C to L7 <0 to r- r- CDL7 • O O O O O O O O O O O O O O O O rn O 1.0 C0 L7 O to O cL') O to O K) O LO O CV Cn Cl) Ic r LO to to 17 r, r• Co • Age 01990 Census M 2001 Estimate 912006 Projection • 1990-01 change of20%greater(10-)or less(4)than national average 2001-2006change of20%greater(D)or less(<)than national average • . Claritas Inc. Market Trend Report(MTR) Sales:800-234-5973 R ITA Copyright Claritas Inc. Support 800-780-4237 Page:3 of 10 Market Trend Report 6128/02 • PREPARED FOR MIAMI ECONOMIC ASSOCIATES INC. • Broward County, FL State: 12, County: 011 Weight: 100.00 ti _ 1990 Census 2001 Estimate 2006 Projection Age Male Female Male Female Male Female Total Population 47.9% 52.1% 48.0% 52.0% 48.0% 52.0% • Under 5 3.3% 3.1% 3.0% 2.9% 2.9% 2.8% 5 to 9 2.9% 2.8% 3.1%► 3.0%► 2.9% 2.9% • 10 to 14 2.6% 2.5% 3.1%► 3.0%► 3.0% 2.9% • 15 to 17 1.6% 1.5% 1.6% 1.6% 1.8% 1.7% 18 to 20 1.7% 1.7% 1.2% 1.2% 1.2% 1.2% 21 to 24 2.4% 2.6% 1.8% 1.9% 2.0% 2.0% 25 to 29 4.2% 4.2% 2.8% 2.8% 2.8% 2.8% • 30 to 34 4.4% 4.3% 3.5% 3.5% 2.8% 2.8% • 35 to 39 3.9% 3.9% 3.8%► 3.9%► 3.5% 3.5% 40 to 44 3.5% 3.5% 4.1%► 4.1%► 3.8% 3.7% 45 to 49 2.7% 2.8% 3.7%► 3.7%10- 3.9% 4.0% • 50 to 54 2.1% 2.2% 3.3%► 3.4%111o. 3.5% 3.6% 55 to 59 1.9% 2.2% 2.4%► 2.6%► 3.1% 3.3% • 60 to 64 2.1% 2.6% 2.0% 2.4% 2.2% 2.6% 65 to 69 2.2% 3.1% 1.9% 2.7% 2.0% 2.8% 70 to 74 2.2% 3.1% 2.2% 3.1% 2.2% 3.0% • 75 to 79 2.0% 2.9% 2.1% 3.0% 2.1% 2.9% • 80 to 84 1.3% 1.9% 1.3% 1.9% 1.4% 2.0% 85+ 0.7% 1.2% 0.8% 1.4% 0.8% 1.5% Median Age 35.9 39.2 40.0 42.9 41.5 44.6 • 2001 Age by Sex Distribution 4.5% 4.0% 0 3.5% 2 3.0°l0 ... • 2.5°10 ... CD Q- 1.0% 0.5% ,� s • 1 0.0% = / �� c� ti o c c�• M N N N M Ccc Q' L') to CD GJ 1` ti CO rn O O O O O O O O O O O O O O O O o cn o kn o >n a to o r.') o rn o • <- <- e- N N M M IT V in to to to r` ti co Age �'.EMale 0 Fern ate 1990-01 change of 20%greater(►)or less(4)than national average 2001-2006 change of 201/6 greater(D)or less(4)than national average ��n u 1• Claritas Inc. Market Trend Report(MTR) Sales-800-2349973 • CLA R IT Copyright Claritas Inc. Support 800-780-4237 Page:4 of 10 • Market Trend Report 6128/02 PREPARED FOR MIAMI ECONOMIC ASSOCIATES INC. �. Broward County, FL State: 12, County: 011 Weight: 100.00 • Age 1990 Census 2001 Estimate 2W6 Projection • Total Females 654,350 100.0% 858,359 100.0% 930,707 100.0% Under 5 39,373 6.0% 47,842 5.6% 49,749 5.3% 5 to 9 101. 35,378 5.4% 49,614 5.8% 51,125 5.5% 10 to 14 ► 31,954 4.9% 49,098 5.7% 51,867 5.6% 15to 17 19,445 3.0% 25,921 3.0% 30,143 3.2% • 18 to 20 20,759 3.2% 20,623 2.4% 22,113 2.4% 21 to 24 32,190 4.9% 30,624 3.6% 36,453 3.9% 25 to 29 52,492 8.0% 45,717 5.3% 49,320 5.3% 30 to 34 54,244 8.3% 57,283 6.7% 50,407 5.4% • 35 to 39 101. 48,932 7.5% 63,761 7.4% 62,581 6.7% 40 to 44 10. 43,651 6.7% 67,658 7.9% 66,808 7.2% 45 to 49 111. 34,627 5.3% 61,256 7.1% 71,657 7.7% 50 to 54 10. 27,707 4.2% 56,218 6.5% 64,383 6.9% • 55 to 59 111. 27,373 4.2% 43,178 5.0% 58,660 6.3% • 60 to 64 32,548 5.0% 39,042 4.5% 47,115 5.1% 65 to 69 38,676 5.9% 44,412 5.2% 50,046 5.4% • 70 to 74 39,467 6.0% 51,521 6.0% 54,404 5.8% • 75 to 79 36,345 5.6% 49,220 5.7% 52,199 5.6% 80 to 84 23,668 3.6% 31,938 3.7% 35,542 3.8% . 85+ 15,521 2.4% 23,433 2.7% 26,135 2.8% • Median Age 39.2 42.9 44.6 Female Age Trend . 80,000 70,000 - 60,000 _ 0 50,000 (D 40,000 30,000 .. 20.000 10,000 • 0 ' c o c rn c rn c rn c cs c rn c + O N N CV M n R' 'IT Ln Cr) CO (O t` ti OD to • O O O O O O O O O O O O O O O O O CJ L) O L7 CO tS') C to O L7 0 to 0 li O r O fi'C ( cfT f0 (0 tom. 0 • Age 01990 Census M 2001 Estimate H 2O06 Projection 1990-01 change of 20%gieater(►)or less(<)than national average 2001-2006 change of 20%greater(D)or less(4)than national average Claritaslnc. Market Trend Report(MTR) Sales:800-234-9973 CU.�RITA Copyright Claritas Inc. Support800-780.4237 Page: 5 of 10 ® Market Trend Report 6128102 PREPARED FOR: MIAMI ECONOMIC ASSOCIATES INC. •• Broward County, FL tY State: 12, County: 011 Weight. 100.00 a • Age 1990 Census 2W1 Estimate 2006 Projection . Total Males 601,138 100.0% 792,649 100.0% 859,758 100.0% Under5 41,873 7.0% 49,209 6.2% 51,119 5.9% 5 to 9 ► 36,971 6.2% 50,809 6.4% 52,308 6.1% • 10 to 14 10. 32,946 5.5% 51,864 6.5% 53,342 6.2% 15 to 17 20,146 3.4% 27,073 3.4% 31,654 3.7% 18 to 20 20,744 3.5% 20,507 2.6% 21,892 2.5% 21 to 24 30,576 5.1% 30,267 3.8% 36,353 4.2% 25 to 29 53,113 8.8% 46,822 5.9% 50,429 5.9% 30 to 34 55,261 9.2% 57,019 7.2% 50,177 5.8% 35 to 39 10. 49,098 8.2% 62,861 7.9% 62,562 7.3% 40 to 44 ► 43,576 7.2% 68,285 8.6% 67,710 7.9% • 45 to 49 1110. 34,035 5.7% 60,590 7.6% 70,504 8.2% 50 to 54 00. 26,585 4.4% 54,840 6.9% 63,161 7.3% ® 55 to 59 ► 24,200 4.0% 40,394 5.1% 55,528 6.5% • 60 to 64 26,225 4.4% 32,546 4.1% 39,628 4.6% 65 to 69 27,928 4.6% 32,056 4.0% 36,493 4.2% 70 to 74 27,350 4.5% 37,045 4.7% 39,202 4.6% �. 75 to 79 25,323 4.2% 35,224 4.4% 38,086 4.4% 80 to 84 16,063 2.7% 22,223 2.8% 24,889 2.9% • 85+ 9,125 1.5% 13,015 1.6% 14,721 1.7% Median Age 35.9 40.0 41.5 Male Age Trend • 80,000 ® 70,000 c 60,000 `-° 50,000 5 R 30,000 10,000 " 3 o • >n O N N N M et �Z X0 L0 to W f, r O to '>3 h = O O O to O sf) O rA O to O O O cSf O Q rn O O m n t' Co • Age • 01990 Census ®2W1 Estimate ®2W6 Projection _. 199"1 change of20%greater(tr)or less(4)than national average 2001-2006 change of 20%greater(D)or less(4)than national average • VMIN ® ��' � '�. Clalitas Inc. Market Trend Report(VM) Sales:800.234-9973 C LA R I i Copyright ClaritaS Inc. Support 800.7804237 • Page:6 of 10 ® Market Trend Report 6128102 PREPARED FOR MIAMI ECONOMIC ASSOCIATES INC. Broward County, FL State: 12, County: 011 Weight: 100.00 ram . 1990 Households by Age of Householder . . 1989 Income Total 15-24 25-34 35-44 45-54 55-59 • Total Households 528,442 20,654 100,044 102,975 72,370 29,597 • Under$5,000 27,352 2,002 3,914 3,344 2,867 1,645 $5,000-$9,999 43,477 1,878 3,814 3,165 2,397 1,770 • $10,000-$14,999 46,323 2,422 6,088 5,700 3,751 2,016 $15,000-$24,999 98,266 5,187 18,044 14,319 10,118 5,315 $25,000-$34,999 84,631 4,214 20,235 16,415 9,611 4,487 $35,000-$49,999 93,879 3,257 23,243 22,507 13,488 5,545 $50,000-$74,999 81,542 1,364 18,252 22,868 16,170 4,998 $75,000-$99,999 28,203 211 3,910 8,271 6,990 1,999 $100,000-$149,999 15,486 60 1,670 4,228 4,328 1,162 $150,000-$249,999 5,667 34 517 1,399 1,592 389 $250,000-$499,999 2,496 16 241 545 719 185 $500,000 or More 1,120 9 116 214 339 86 Median Income $30,576 $22,760 $33,976 $40,695 $43,275 $34,032 60-64 65-69 70-74 75-79 80-84 85+ Total Households 34,515 38,856 42,723 42,169 28,469 16,070 Under$5,000 1,938 2,336 2,520 3,212 2,267 1,307 $5,000-$9,999 2,075 4,946 5,468 8,619 5,940 3,405 $10,000-$14,999 2,400 4,926 5,437 6,618 4,439 2,526 $15,000-$24,999 6,368 9,039 10,094 9,718 6,460 3,604 $25,000-$34,999 5,300 6,175 6,882 5,571 3,695 2,046 $35,000-$49,999 6,388 5,425 5,934 4,021 2,634 1,437 $50,000-$74,999 5,631 3,369 3,580 2,571 1,735 1,004 $75,000-$99,999 2,307 1,223 1,304 957 656 375 $100,000-$149,999 1,307 780 814 531 383 223 $150,000-$249,999 473 384 412 219 160 88 $250,000-$499,999 220 176 191 94 70 39 $500,000 or More 108 77 87 38 30 16 • Median Income $33,446 $22 988 $22,863 $17,712 $17,459 $17,211 • 1990 household income by Age of Householder 45,000 {p 40.000 35.0D0 t 30.000 _. ..._ . ..._ _._.. __. • 25.000 p 20.D00IL 11000 5,000 0 • <SISK S15-25K $25-35K $35-50K S50-75K S75-VOK Over S=K • Age: EI 15 to 34 8 35 to 44 0 45 to 54 E9 55 to 64 9 65 to 74 8 75+ ,•:. Claritas Inc. Market Trend Report(Ml'R) Sales 800-234-5973 • C LA R I i A Copyright Claritas Inc. Support 800-780-4237 Page:7 of 10 • • Market Trend Report W28102 PREPARED FOR: MAN ECONOMIC ASSOCIATES INC. •� Broward County, FL State: 12, County: 011 Weight: 100.00 w , y N 2001 Households by Age of Householder • 2001 Income Total 15-24 25-34 35-44 45-54 55-59 • Total Households 686,199 21,140 96,551 137,477 132,211 46,371 Under$5,000 22,617 1,470 2,258 2,389 2,663 4� 77- $5,000-$9,999 37,110 1,431 2,361 2,495 2,419 1,624 , / • $10,000-$14,999 45,482 2,160 4,547 5,123 4,475 2,288 1/ $15,000-$24,999 101,452 4,992 14,188 14,076 12,665 6,235 $25,000-$34,999 97,397 4,469 17,733 18,475 14,201 6,17 $35,000-$49,999 120,656 3,858 22,565 28,016 22,452 $50,000-$74,999 131,724 2,044 21,715 34,862 32,673 9,570 LZ • $75,000-$99,999 63,762 425 6,368 16,940 19,009 5�151 • $100,000-$149,999 40,119 143 3,093 9,787 13,142 3,359 $150,000-$249,999 16,422 88 1,076 3,590 5,366 1,242 • $250,000-$499,999 6,210 38 424 1,204 2,079 503 $500,000 or More 3,048 22 223 520 1,067 259 40 Median Income $39,283 $26,157 $39,779 $49,017 $55,532 $44,520 60-64 65-69 70-74 75-79 80-84 85+ Total Households 40,979 43,065 53,861 54,500 35,967 24,077 •� Under$5,000 1,323 1,830 2,254 3,312 2,274 1,570 $5,000-$9,999 1,449 / 3,663 4,634 8,009 5,378 3,647 $10,000-$14,999 2,082 ✓ 4,316 5,438 7,184 4,693 3,176 $15,000-$24,999 5,687 / 8,560 10,923_ 11615 7,531 4,980 $25,000-$34,999 5,532✓ 6,675 8`4`- 7,546 4,893 3,212 40 $35,000-$49,999 7,427✓ 2,6-110 Z-255- 6,302_ 4_,,0 2„62.q_ 40 $50,000-$74,999 8,210 5_281 6.433 . 5 1, 7,� 3.42Z 2L33§. $75,000-$99,999 4 630 3.189_ 2 595-- 1,746 1,186 $100,000-$149,999 2,879 1,885 2,248 1,630 1,149 804 $150,000-$249,999 1,160 1,023 1,253 742 533 349 $250,000-$499,999 460 403 497 272 201 129 $500,000 or More 247 187 251 122 91 59 Median Income $43,920 $29,739 $29,339 $22,529 $22,487 $22,320 �• 2001 Household Income by Age of Householder 45.000 m 60,000 :2 35.000 t 30.000 25.000 3 20.000 _ 15,000 A,000 '• 5,000 0 polo -in 00 5K S5-25K $25-35K $35-50K $50.75K S75-WK OverS100K 4 Age: M 15 to 34 E 35 to 44 0 45 to 54 0 55 to 64 H 65 to 74 I5 75t 40 > ;r- Cladtas Inc. \� Nlarlat Trend Report(MTR) Sales:800-2345873 • C L/.�R I TA Copyright Claritas Inc. Page:8 of 10 Support 800-780-4237 Market Trend Report 6128/02 PREPARED FOR: MIAMI ECONOMIC ASSOCIATES INC. • Broward County, FL � State: 12, County: 011 Weight: 100.00 54 • 2006 Households by Age of Householder • 2006 Income Total 15-24 25-34 35-44 45-54 55-59 • Total Households 743,123 23,955 92,551 134,559 151,528 62,708 ® Under$5,000 19,919 1,242 1,758 2,001 2,686 1,663 $5,000-$9,999 35,967 1,491 2,216 2,538 3,046 2,199 • $10,000-$14,999 44,465 1,934 3,469 4,174 4,488 2,791 $15,000-$24,999 107,024 5,068 12,256 1313 529 14,539 8,113 $25,000-$34,999 104,640 4,807 14,843 16,349 6,26� • $35,000-$49,999 130,785 4,928 21,201 � 24,5T4 11,221 $50,000-$74,999 137,032 3,111 20,952 �3��� 1 423 $75,000-$99,999 74,862 949 9,616 1 72 21 696 $100,000-$149,999 51,598 267 4,031 12, 17,409 5,209 $150,000-$249,999 22,722 86 1,407 4,857 8,128 2,263 • $250.000-$499,999 9,595 46 532 1,820 3,457 922 • $500,000 or More 4,514 26 270 727 1,687 465 Median Income $41,165 $29,665 $43,302 $52,020 $57,526 $45,881 • 60-64 65-69 70-74 75-79 80-84 85+ Total Households 49,146 48,236 56,340 57,671 39,718 26,711 • Under$5,000 1,319 1,590 1,833 2,640 1,892 1,295 $5,000-$9,999 1,746 3,530 4,144 6,892 4,853 3,312 • $10,000-$14,999 2,239 4,333 5,111 7,355 5,099 3,472 • $15,000-$24,999 6,519 9_368 11,088 1�2,4_07 8_ 469 -5,668- $25,000-$34,999 666 75 8,017 9,521 9,227 6252 4,158 • $35,000-$49,999 8_ •781_ 8,043 _ 9,427 7,747 5,216436 $50,000-$74,999 a.5m, 6,371 7,332 5,607 3,8�06 2,549 $75,000-$99,999 5,355_ 2,922 3,300 2, 1,813 1,234 • $100,000-$149,999 4,013 2,094 2,364 1,825 1,301 896 $150,000-$249,999 1,750 1,119 1,247 825 618 422 ® $250,000-$499,999 749 578 657 375 272 187 ® $500,000 or More 384 271 316 159 127 82 • Median Income $45236 $31,607 $31,296 $24630 $24,464 $24,309 • ao.�o 2006 Household Income by Age of Householder N 35,000 6 30.000 . 25,000 o .000- 15,000 10.000 :. 5.004 o <S15K 3S-25K 525-35K 535-50K 550-75K 575-100K Over$VOK • Age: 1315 to 34 E 35 to 44 045 to 54 ®55 to 64 G 65 to 74 M Ole 2 Claf tas Inc. Market Trend Report(MTR) Sales:800-234-5973 • C R I TA Copyright claritas Inc. Support 800-780-4237 • Page:9 of 10 Market Trend Report 6128102 • PREPARED FOR: MIAMI ECONOMIC ASSOCIATES INC. ®. Broward County, FL State: 12, County: 011 ® Weight: 100.00 • - -. - . , . a -. • r Race and Hispanic Origin 1990 Census 2001 Estimate 2006 Projection • Total Population 1,255,488 100.0% 1,651,008 100.0% 1,790,465 100.0% White 1,040,831 82.9% 1,229,812 74.5% 1,299,462 72.6% ® Black 10. 194,732 15.5% 368,926 22.3% 427,893 23.9% • Am Indian/Eskimo/Aleut ► 2,674 0.2% 6,504 0.4% 7,790 0.4% ® Asian/Pacific Islander ► 17,251 1.4% 45,766 2.8% 55,320 3.1% ® Hispanic 0. 108,429 8.6% 283,024 17.1% 341,542 19.1% ® M.A.R.S.Race and Hispanic refers to race data from the"Modified Age/Race/Sex"files, in which persons who identified themselves on the census as "Other race"were reclassified to specified race categories such as White,Black,American Indian or Asian.The Census • Bureau made these modifications to bring the 1990 data into conformity with race definitions established for government use by the Office of Management and Budget(OMB).Although Hispanic ethnicity was not subject to direct modification,the M.A.R.S.procedures resulted in occasional minor changes in the Hispanic count,so occasional but minor discrepancies with the original Hispanic counts may be • observed. • Race and Hispanic Origin 1990 Census 2001 Estimate 2006 Projection Total Population 1,255,488 100.0% 1,651,008 100.0% 1,790,465 100.0% ® Hispanic ► 108,439 8.6% 283,024 17.1% 341,542 19.1% • Non-Hispanic 1,147,049 91.4% 1,367,984 82.9% 1,448,923 80.9% White 940,345 74.9% 961,759 58.3% 975,182 54.5% Black ► 186,670 14.9% 356,157 21.6% 413,509 23.1% ® Am Indian/Eskimo/Aleut ► 2,391 0.2% 4,353 0.3% 5,087 0.3% Asian I Pacific Islander ► 16,395 1.3% 43,804 2.7% 53,068 3.0% ® Other Race .4 1,248 0.1% 1,911 0.1% 2,077 0.1% ® 2001 Pop.by Census Race and Hispanic Origin Hispanic Origin is considered an ethnicity,not a race. ® 100% Hispanic and race counts are derived from separate census ® 80% questions,and persons of Hispanic ethnicity can be of any ® a 58.3% race.The term'Non-Hispanic"refers to persons who 60/o indicated that they are not of Hispanic ethnicity. The sum 0 4010 17.1% 21 60/0 of Hispanics,White(Non-Hispanic),Black ® 20% 0 3% 2.7% 0 1% (Non-Hispanic),American Indian(Non-Hispanic),Asian ® 0% (Non-Hispanic),and Other(Non-Hispanic)equals"All Persons." ® c- V a r- 0? O • _ � Ll Non Hispanic • 1990-01 change of 20%greater(►)or less(!)than nation average 2001-2006 change of 20%gieater(D)or less(4)than nation average FF . Claritas l nc. Markat Trend Report(MTR) Sales:800-234-5973 C L/.1 R I TA copyright Claritas Inc. Page: 10 of 10 Support Boo 780 a237 • • 0 ,• Downtown Redevelopment Plan City of Dania Beach, Florida • • • • • • • • • • • • • • • ® Appendix C • • Legal Description • 00 • • • • • • • • • • • • • • • • Iler Planning Group • E D S A• Keith &Associates • MEN ® Page 56 of 57 • • CITY OF DANIA BEACH CRA • LEGAL DESCRIPTION • A PORTION OF SECTIONS 34 and 35, TOWNSHIP 50 SOUTH, RANGE 42 EAST AND A ® PORTION OF SECTION 3, TOWNSHIP 51 SOUTH, RANGE 42 EAST, BROWARD COUNTY, FLORIDA,MORE PARTICULARLY DESCRIBED AS FOLLOWS: • • BEGINNING AT THE NORTHEAST CORNER OF SAID SECTION 34; THENCE • SOUTHERLY ALONG THE EAST LINE OF SAID SECTION TO THE NORTH RIGHT OF WAY LINE OF DANIA BEACH BOULEVARD (STATE ROAD A-1-A); THENCE EASTERLY ALONG SAID NORTH RIGHT OF WAY LINE OF DANIA BEACH BOULEVARD (STATE ROAD A-1-A) AS CONSTRUCTED AND MAINTAINED AND AS SHOWN ON THE FLORIDA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY MAP FOR SAID STATE ROAD A-1-A TO THE EAST LINE OF DANIAN'S SOUTH, A ® CONDOMINIUM AS DESCRIBED IN OFFICIAL RECORDS BOOK 5959, PAGE 401 OF ® THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE NORTHERLY ® ALONG THE EAST LINE OF SAID DANIAN'S SOUTH, A CONDOMINIUM TO THE ® WESTERLY EXTENSION OF THE SOUTH LINE OF SEA OAKS, A CONDOMINNM AS DESCRIBED IN OFFICIAL RECORDS BOOK 24180, PAGE 469 OF THE PUBLIC ® RECORDS OF BROWARD COUNTY, FLORIDA, SAME BEING THE SOUTH LINE OF ® SEA OAKS, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 127, ® PAGE 1 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE EASTERLY ALONG SAID WESTERLY EXTENSION AND ALONG THE SOUTH LINE OF ® SAID SEA OAKS, A CONDOMINIUM TO THE SOUTHEAST CORNER OF SAID SEA OAKS, A CONDOMINIUM, SAME BEING A POINT ON THE WEST RIGHT OF WAY LINE OF NE 7th AVENUE (GULFSTREAM ROAD); THENCE NORTHERLY ALONG THE EAST LINE OF SAID SEA OAKS, A CONDOMINIUM, SAME BEING SAID ® WEST RIGHT OF WAY LINE OF NE 7th AVENUE (GULFSTREAM ROAD) TO THE ® NORTHEAST CORNER OF SAID SEA OAKS, A CONDOMINIUM; THENCE EASTERLY ® ALONG THE WESTERLY EXTENSION OF THE NORTH LINE OF RODDY DANIA PLAT ® No. 1, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 102, PAGE 26 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA TO THE ® NORTHWEST CORNER OF SAID RODDY DANIA PLAT No. 1; THENCE SOUTHERLY ® ALONG THE WEST LINE AND THE SOUTHERLY EXTENSION THEREOF OF SAID ® RODDY DANIA PLAT No. 1 TO THE SOUTH RIGHT OF WAY LINE OF AFORESAID DANIA BEACH BOULEVARD (STATE ROAD A-1-A); THENCE WESTERLY ALONG ® SAID SOUTHERLY RIGHT OF WAY LINE TO THE WEST LINE OF HOLLYWOOD ® CENTRAL BEACH No. 3, ACCORDING TO THE PLAT THEREOF AS RECORDED IN • PLAT BOOK 10, PAGE 6 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE SOUTHERLY ALONG SAID WEST LINE TO THE NORTHWEST ® CORNER OF LOT 8,BLOCK 12 OF SAID HOLLYWOOD CENTRAL BEACH No. 3, SAME ® BEING A POINT ON THE SOUTH RIGHT OF WAY LINE OF BALBOA STREET (SE lst ® STREET) AS SHOWN ON SAID PLAT; THENCE WESTERLY ALONG THE WESTERLY EXTENSION OF SAID SOUTH RIGHT OF WAY LINE OF SAID BALBOA STREET TO ® THE SOUTHEAST CORNER OF DANIA BEACHWAY PARK RESUBDTVISION, ® ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 26, PAGE 22 OF • THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE WESTERLY ALONG THE SOUTH LINE OF SAID PLAT, SAME BEING THE SOUTH RIGHT OF WAY ® 1 of 7 • LINE OF BALBOA STREET (SE 1st STREET) TO THE SOUTHWEST CORNER OF SAID PLAT; THENCE WESTERLY ALONG THE WESTERLY EXTENSION OF SAID SOUTH LINE OF SAID PLAT, SAME BEING THE WESTERLY EXTENSION OF BALBOA ® STREET (SE lst STREET) AS SHOWN ON SAID PLAT TO THE NORTHEAST CORNER ® OF LOT 5, BLOCK 3, HOLLYWOOD MANORS, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 11, PAGE 1 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA, SAME BEING A POINT ON AFORESAID SOUTH RIGHT OF WAY . LINE OF BALBOA STREET (SE 1st STREET) AS SHOWN ON SAID PLAT; THENCE • WESTERLY ALONG THE NORTH LINE OF BLOCK 3 OF SAID PLAT, SAME BEING SAID SOUTH RIGHT OF WAY LINE OF BALBOA STREET (SE lst STREET) TO THE NORTHWEST CORNER OF LOT 1, BLOCK 3 OF SAID HOLLYWOOD MANORS; THENCE WESTERLY TO THE SOUTHEAST CORNER OF DANIA BEACH PLAZA, . ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 169, PAGE 32 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE WESTERLY ® ALONG THE SOUTH LINE OF SAID PLAT AND THE WESTERLY EXTENSION THEREOF TO THE WEST RIGHT OF WAY LINE OF SOUTHEAST 3`a AVENUE; THENCE • NORTHERLY ALONG SAID WEST RIGHT OF WAY LINE TO THE NORTHEAST CORNER OF LOT 13, BLOCK 3, DANIA BEACH SUBDIVISION, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 8, PAGE 1 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA, SAME BEING A POINT ON THE SOUTH RIGHT OF ® WAY LINE OF SOUTHEAST PARK STREET; THENCE WESTERLY ALONG SAID ® SOUTH RIGHT OF WAY LINE OF SOUTHEAST PARK STREET TO THE EAST LINE OF ESKILSON ADDITION TO DANIA AMENDED, ACCORDING TO THE PLAT THEREOF ® AS RECORDED IN PLAT BOOK 7, PAGE 10 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE SOUTHERLY ALONG SAID EAST LINE TO THE ® SOUTHWEST CORNER OF TRACT "A", DANIA DELMAR, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 14, PAGE 73 OF THE PUBLIC RECORDS OF ® BROWARD COUNTY, FLORIDA; THENCE SOUTHEASTERLY TO THE NORTHEAST ® CORNER OF LOT 1, BLOCK 1, MASON SUBDIVISION AMENDED PLAT, ACCORDING ® TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 14, PAGE 19 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE SOUTHERLY ALONG THE • EAST LINE OF LOTS 1 THROUGH 11 OF SAID BLOCK 1 AND THE SOUTHERLY • EXTENSION THEREOF TO THE NORTHEAST CORNER OF LOT 1, BLOCK 3 OF SAID MASON SUBDIVISION AMENDED PLAT; THENCE SOUTHERLY ALONG THE EAST . LINE OF LOTS I THROUGH 11 OF SAID BLOCK 3 TO THE SOUTHEAST CORNER OF SAID LOT 11, BLOCK 3, SAME BEING A POINT ON THE NORTH RIGHT OF WAY LINE • OF SOUTHEAST 2nd STREET; THENCE SOUTHERLY TO THE NORTHEAST CORNER • OF LOT 4, BLOCK 1, AMENDED PLAT OF RAULERSON SUBDIVISION, ACCORDING ® TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 14, PAGE 70 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA, SAME BEING A POINT ON THE SOUTH • RIGHT OF WAY LINE OF SOUTHEAST 2nd STREET; THENCE SOUTHERLY ALONG • THE EAST LINE OF SAID LOT 4 TO THE SOUTHEAST CORNER OF SAID LOT 4, • BLOCK 1; THENCE WESTERLY ALONG THE SOUTH LINE OF SAID AMENDED PLAT OF RAULERSON SUBDIVISION TO THE EAST RIGHT OF WAY LINE OF FEDERAL ® HIGHWAY/STATE ROAD 5 (U.S. 1) AS SHOWN ON THE FLORIDA DEPARTMENT OF ® TRANSPORTATION RIGHT OF WAY MAP FOR SAID STATE ROAD 5; THENCE • 0 SOUTHERLY ALONG SAID EAST RIGHT OF WAY LINE TO THE NORTHWEST ® CORNER OF TRACT "A", LITO SQUARE, ACCORDING TO THE PLAT THEREOF AS • 2 of 7 • 0 RECORDED IN PLAT BOOK 166, PAGE,22 OF THE PUBLIC RECORDS OF BROWARD • COUNTY, FLORIDA; THENCE EASTERLY ALONG THE NORTH LINE OF SAID TRACT �. "A" TO THE NORTHEAST CORNER OF SAID TRACT "A"; THENCE SOUTHERLY ALONG THE EAST LINE OF SAID TRACT "A" TO THE SOUTHEAST CORNER THEREOF; THENCE WESTRELY ALONG THE SOUTH LINE OF SAID TRACT "A" TO SAID EAST RIGHT OF WAY LINE OF FEDERAL HIGHWAY/STATE ROAD 5 (U.S. 1) AS ® SHOWN ON SAID FLORIDA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY MAP FOR SAID STATE ROAD 5; THENCE SOUTHERLY ALONG SAID EAST RIGHT OF ® WAY LINE TO THE NORTH LINE OF LOT 2, LARSENS SUBDIVISION, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 2, PAGE 75 OF THE PUBLIC RECORDS OF DADE COUNTY, FLORIDA; THENCE EASTERLY TO THE NORTHEAST CORNER OF SAID LOT 2; THENCE SOUTHERLY ALONG THE EAST LINE OF SAID LARSENS SUBDIVISION TO THE SOUTHEAST CORNER OF LOT 14, SAME BEING THE NORTHWEST CORNER OF LOT 9, BLOCK 3, AMENDED PLAT OF HOLLYWOOD • CENTER, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 9, PAGE 43 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE ® SOUTHERLY ALONG THE WEST LINE OF SAID LOT 9, BLOCK 3 AND THE SOUTHERLY EXTENSION THEREOF TO THE NORTH LINE OF BLOCK 2 OF SAID AMENDED PLAT OF HOLLYWOOD CENTER, SAME BEING THE SOUTH RIGHT OF WAY LINE OF SOUTHEAST 4th STREET; THENCE WESTERLY ALONG SAID NORTH ® LINE OF BLOCK 2 TO THE NORTHWEST CORNER OF LOT 9 OF SAID BLOCK 2; ® THENCE SOUTHERLY ALONG THE WEST LINE OF SAID LOT 9, BLOCK 2 AND ALONG THE WEST LINE OF LOT 10 OF SAID BLOCK 2 TO THE SOUTHWEST CORNER THEREOF, SAME BEING A POINT ON THE NORTH RIGHT OF WAY LINE OF SOUTHEAST 4"' TERRACE; THENCE EASTERLY ALONG THE SOUTH LINE OF SAID • BLOCK 2 TO A POINT OF INTERSECTION WITH THE NORTHERLY EXTENSION OF THE WEST LINE OF LOT 5, DANIA HIGHLANDS No. 2, ACCORDING TO THE PLAT ® THEREOF AS RECORDED IN PLAT BOOK 90, PAGE 38 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE SOUTHERLY ALONG SAID NORTHERLY EXTENSION AND ALONG THE WEST LINES OF LOTS 5 AND 6 OF SAID DANIA HIGHLANDS No. 2 AND ALONG THE SOUTHERLY EXTENSION OF THE WEST LINE OF SAID LOT 6 TO THE SOUTH LINE OF THE LANDS IDENTIFIED AS TAX PARCEL ® No. 514203000220 BY THE BROWARD COUNTY PROPERTY APPRAISER'S OFFICE; • THENCE EASTERLY ALONG THE SOUTH LINE OF SAID LANDS IDENTIFIED AS TAX PARCEL No. 514203000220 TO THE NORTHWEST CORNER OF THE LANDS IDENTIFIED AS TAX PARCEL No. 514203000200 BY THE BROWARD COUNTY ® PROPERTY APPRAISER'S OFFICE; THENCE SOUTHERLY ALONG THE WEST LINE w OF SAID TAX PARCEL No. 514203000200 TO THE SOUTHWEST CORNER OF SAID ® PARCEL, SAME" BEING A POINT ON THE NORTH RIGHT OF WAY LINE OF SOUTHWEST 6th STREET; THENCE SOUTHERLY ALONG THE SOUTHERLY EXTENSION OF THE WEST LINE OF SAID TAX PARCEL No. 514203000200 TO THE NORTH LINE OF BLOCK 3, AMENDED PLAT OF SOUTH DANIA HEIGHTS, • ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 6, PAGE 9 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA, SAME BEING A POINT ON THE SOUTH RIGHT OF WAY LINE OF SAID SOUTHWEST 6th STREET; THENCE WESTERLY ALONG THE NORTH LINE OF SAID BLOCK 3 TO THE NORTHWEST CORNER OF LOT 10 OF SAID BLOCK 3; THENCE SOUTHERLY ALONG THE WEST ® LINE OF SAID LOT 10, BLOCK 3 AND THE SOUTHERLY EXTENSION THEREOF AND • 3 of 7 • ® ALONG THE WEST LINE OF LOT 23, BLOCK 3 AND THE SOUTHERLY EXTENSION ® THEREOF TO THE SOUTH RIGHT OF WAY LINE OF SOUTHEAST 7" STREET; ® THENCE EASTERLY ALONG SAID SOUTH RIGHT OF WAY LINE OF SOUTHEAST 7th ® STREET TO THE NORTHWEST CORNER OF LOT 6, FORREST HOMESITES, ® ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 36, PAGE 28 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE SOUTHERLY ALONG THE WEST LINE OF SAID LOT 6 AND THE SOUTHERLY EXTENSION THEREOF AND ALONG THE WEST LINE OF LOT 7 AND THE SOUTHERLY ® EXTENSION THEREOF AND ALONG THE WEST LINE OF LOT 18 AND THE SOUTHERLY EXTENSION THEREOF OF SAID FORREST HOMESITES TO THE NORTH ® LINE OF THE LANDS IDENTIFIED AS TAX PARCEL No. 514203000730 BY THE BROWARD COUNTY PROPERTY APPRAISER'S OFFICE; THENCE EASTERLY ALONG ® THE NORTH LINE OF SAID TAX PARCEL No. 514203000730 TO THE NORTHEAST CORNER THEREOF, SAME BEING THE NORTHWEST CORNER OF BERNARD VILLAGE, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 169, ® PAGE 34 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE ® SOUTHERLY ALONG THE EAST LINE OF SAID TAX PARCEL No. 514203000730 TO THE SOUTHEAST CORNER THEREOF, SAME BEING THE SOUTHWEST CORNER OF SAID BERNARD VILLAGE, SAME BEING A POINT ON THE NORTH LINE OF BLOCK C, HIGHLAND SQUARE, ACCORDING TO THE PLAT THEREOF AS RECORDED IN ® PLAT BOOK 7, PAGE 5 OF THE PUBLIC RECORDS OF BROWARD COUNTY, ® FLORIDA; THENCE WESTERLY ALONG THE NORTH LINE OF SAID BLOCK C TO THE NORTHWEST CORNER OF LOT 4 OF SAID BLOCK C; THENCE SOUTHERLY ALONG THE WEST LINE OF SAID LOT 4, BLOCK C AND THE SOUTHERLY EXTENSION THEREOF AND ALONG THE WEST LINES OF LOTS 8 and 7, BLOCK B AND THE SOUTHERLY EXTENSION THEREOF AND ALONG THE WEST LINE OF LOT 4, BLOCK A OF SAID HIGHLAND SQUARE PLAT TO THE NORTH LINE OF DIXIE WAY, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 12, PAGE 4 OF • THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE WESTERLY ® ALONG SAID NORTH LINE TO NORTHEAST CORNER OF LOT 4, BLOCK 1 OF SAID PLAT; THENCE SOUTHERLY ALONG THE EAST LINE OF SAID LOT 4, BLOCK 1 AND ® THE SOUTHERLY EXTENSION THEREOF AND ALONG THE EAST LINE OF LOTS 23 and 8, BLOCK 2 TO THE SOUTHEAST CORNER OF SAID LOT 8, BLOCK 2 OF SAID • PLAT, SAME BEING A POINT ON THE NORTH RIGHT OF WAY LINE OF SOUTHEAST • 13th STREET; THENCE EASTERLY ALONG SAID NORTH RIGHT OF WAY LINE, SAME BEING THE SOUTH LINE OF SAID BLOCK 2 TO THE NORTHERLY EXTENSION OF ® THE WEST LINE OF LOT 16, BLOCK 3 OF SAID PLAT; THENCE SOUTHERLY ALONG SAID NORTHERLY EXTENSION AND ALONG THE WEST LINE OF SAID LOT 16, ® BLOCK 3 AND ALONG THE WEST LINE OF LOT 15, BLOCK 3 AND THE SOUTHERLY EXTENSION THEREOF TO THE SOUTH RIGHT OF WAY LINE OF SOUTHEAST 13th TERRACE, SAME BEING THE NORTH LINE OF BLOCK 4 OF SAID DIXIE WAY; THENCE WESTERLY ALONG SAID RIGHT OF WAY LINE AND ALONG SAID NORTH ® LINE OF BLOCK 4 TO THE NORTHEAST CORNER OF LOT 1, BLOCK 4 OF SAID DIXIE WAY PLAT; THENCE SOUTHERLY ALONG THE EAST LINE OF SAID LOT 1, BLOCK 4 ® AND ALONG THE EAST LINES OF LOTS 2 and 3, BLOCK 4 OF SAID PLAT AND S ALONG THE EAST LINE OF FANROSE PARK, ACCORDING TO THE PLAT THEREOF • AS RECORDED IN PLAT BOOK 36, PAGE 49 OF THE PUBLIC RECORDS OF BROWARD ® COUNTY, FLORIDA, AND ALONG THE EAST LINE OF LOTS 2 AND 3, BLOCK 1, ST. ® 4of7 ® JAMES PARK NORTH, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT ® BOOK 3, PAGE 33 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA TO •� THE SOUTHEAST CORNER OF SAID LOT 3, BLOCK 1 OF SAID ST. JAMES PARK ® NORTH; THENCE SOUTHERLY ALONG THE SOUTHERLY EXTENSION OF THE EAST ® LINE OF SAID LOT 3, BLOCK 1 TO THE NORTHEAST CORNER OF LOT 1, BLOCK 2 OF SAID PLAT; THENCE SOUTHERLY ALONG THE EAST LINE OF SAID LOT 1, BLOCK 2 ® AND ALONG THE EAST LINES OF LOTS 2 THROUGH 6, BLOCK 2 OF SAID PLAT TO ® THE SOUTHEAST CORNER OF SAID LOT 6, BLOCK 2 OF SAID PLAT, SAME BEING A ® POINT ON THE NORTH RIGHT OF WAY LINE OF SOUTHEAST 15th STREET; THENCE EASTERLY ALONG THE SOUTH LINE OF BLOCK 2 OF SAID PLAT, SAME BEING ® SAID NORTH RIGHT OF WAY LINE TO THE SOUTHEAST CORNER OF LOT 23, ® BLOCK 2 OF SAID PLAT; THENCE SOUTHERLY ALONG THE SOUTHERLY ® EXTENSION OF THE EAST LINE OF SAID LOT 23, BLOCK 2 AND ALONG THE EAST LINE OF LOT 20, BLOCK 3 OF SAID PLAT TO THE NORTH RIGHT OF WAY LINE OF ® SHERIDAN STREET (STATE ROAD 822) AS SHOWN AS SHOWN ON THE FLORIDA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY MAP FOR SAID STATE ROAD ® 822; THENCE WESTERLY ALONG SAID NORTH RIGHT OF WAY LINE TO THE WEST LINE OF LOT 8, BLOCK 43, NORTH HOLLYWOOD, ACCORDING TO THE PLAT ® THEREOF AS RECORDED IN PLAT BOOK 4, PAGE 1 OF THE PUBLIC RECORDS OF ® BROWARD COUNTY, FLORIDA; THENCE NORTHERLY ALONG SAID WEST LINE OF ® LOT 8, BLOCK 43 AND ALONG THE WEST LINES OF LOT 13, BLOCK 43, LOTS 8 and ® 13, BLOCK 44, LOTS 8 and 13, BLOCK 45, LOTS 8 and 13, BLOCK 46, LOTS 8 and 13, BLOCK 47, LOTS 8 and 13, BLOCK 48 TO THE SOUTH RIGHT OF WAY LINE OF ® SOUTHWEST loth STREET; THENCE WESTERLY ALONG SAID SOUTH RIGHT OF ®� WAY LINE TO THE NORTHWEST CORNER OF LOT 20 OF SAID BLOCK 48; THENCE ® NORTHERLY ALONG THE NORTHERLY EXTENSION OF THE WEST LINE OF SAID LOT 20, BLOCK 48 TO THE SOUTHEASTERLY RIGHT OF WAY LINE OF DIXIE ® HIGHWAY; THENCE SOUTHWESTERLY ALONG SAID RIGHT OF WAY LINE TO THE ® NORTHERLYMOST NORTHWEST CORNER OF LOT 2, BLOCK 21 OF SAID NORTH ® HOLLYWOOD; THENCE WESTERLY ALONG THE WESTERLY EXTENSION OF THE NORTH LINE OF SAID LOT 2, BLOCK 21 TO THE NORTHWESTERLY RIGHT OF WAY • LINE OF SAID DIXIE HIGHWAY; THENCE NORTHEASTERLY ALONG SAID RIGHT OF ® WAY LINE TO THE EAST LINE OF AMENDED PLAT OF WOODLAWN CEMETERY, • ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 15, PAGE 18 OF ® THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE NORTHERLY ALONG SAID EAST LINE OF SAID PLAT TO THE SOUTH LINE OF LOT 9, BLOCK 1, AMENDED PLAT OF WOODHAVEN, ACCORDING TO THE PLAT THEREOF AS ® RECORDED IN PLAT BOOK 10, PAGE 56 OF THE PUBLIC RECORDS OF BROWARD ® COUNTY, FLORIDA; THENCE WESTERLY ALONG SAID SOUTH LINE TO THE SOUTHWEST CORNER OF SAID LOT 9, BLOCK 1 OF SAID PLAT; THENCE ® NORTHEASTERLY ALONG THE NORTHWEST LINE OF SAID BLOCK 1 TO THE ® NORTH CORNER OF LOT 18, BLOCK 1 OF SAID PLAT, SAME BEING A POINT ON THE ® WEST RIGHT OF WAY LINE OF SOUTHWEST 2"a AVENUE; THENCE NORTHERLY ALONG SAID WEST RIGHT OF WAY LINE AND ALONG THE EAST LINE OF LOT 13, ® BLOCK 3 AND THE NORTHERLY EXTENSION THEREOF AND ALONG THE EAST ® LINE OF LOT 13, BLOCK 4 OF SAID PLAT TO THE WESTERLY EXTENSION OF THE ®� SOUTH LINE OF BLOCK 3, DANIA HEIGHTS EXTENSION, ACCORDING TO THE PLAT ® THEREOF AS RECORDED IN PLAT BOOK 5, PAGE 19 OF THE PUBLIC RECORDS OF ® 5 of 7 • BROWARD COUNTY, FLORIDA; THENCE EASTERLY ALONG SAID WESTERLY • EXTENSION AND ALONG SAID SOUTH LINE OF BLOCK 3 TO THE SOUTHWEST CORNER OF LOT 6, BLOCK 3 OF SAID PLAT; THENCE NORTHERLY ALONG THE ® WEST LINE OF SAID LOT 6, BLOCK 3 AND THE NORTHERLY EXTENSION THEREOF TO THE SOUTH LINE OF BLOCK 2 OF SAID PLAT; THENCE EASTERLY ALONG SAID SOUTH LINE OF BLOCK 2 TO THE SOUTHWEST CORNER OF LOT 7, BLOCK 2 OF SAID PLAT; THENCE NORTHERLY ALONG THE WEST LINE OF SAID LOT 7,BLOCK 2 AND THE NORTHERLY EXTENSION THEREOF AND ALONG THE WEST LINE OF LOT • 26, BLOCK 2 AND THE NORTHERLY EXTENSION THEREOF AND ALONG THE WEST LINE OF LOT 4, BLOCK 1 AND THE NORTHERLY EXTENSION THEREOF TO THE SOUTHWEST CORNER OF LOT 4, BLOCK 3, DANIA HEIGHTS, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 3, PAGE 22 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE CONTINUE NORTHERLY ALONG THE WEST LINE OF SAID LOT 4, BLOCK 3 AND ALONG THE WEST LINES OF LOTS 7 and 26, BLOCK 2 AND ALONG THE WEST LINE OF LOT 4, BLOCK 1 OF SAID • PLAT TO THE NORTHWEST CORNER OF SAID LOT 4, BLOCK 1; THENCE WESTERLY • ALONG THE NORTH LINE OF SAID BLOCK 1 TO THE SOUTHERLY EXTENSION OF THE EAST LINE OF BLOCK 1, MODELO PARK, ACCORDING TO THE PLAT THEREOF • AS RECORDED IN PLAT BOOK 14, PAGE 10 OF THE PUBLIC RECORDS OF BROWARD • COUNTY, FLORIDA; THENCE NORTHERLY ALONG SAID SOUTHERLY EXTENSION AND ALONG THE EAST LINE OF BLOCK 1 OF SAID PLAT TO THE SOUTH LINE OF • BLOCK B, AMENDED PLAT OF PARK HILL, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK D 3, PAGE 16 OF THE PUBLIC RECORDS OF BROWARD • COUNTY, FLORIDA, SAME BEING A POINT ON THE NORTH RIGHT OF WAY LINE OF •• SOUTHWEST 3rd STREET; THENCE EASTERLY ALONG SAID SOUTH LINE OF BLOCK • B TO THE SOUTHEAST CORNER THEREOF; THENCE NORTHERLY ALONG THE EAST LINE OF SAID BLOCK.B, SAME BEING THE WEST RIGHT OF WAY LINE OF • SOUTHWEST lst AVENUE TO THE SOUTH RIGHT OF WAY LINE OF STIRLING ROAD (STATE ROAD 848) AS SHOWN ON THE FLORIDA DEPARTMENT OF • TRANSPORTATION RIGHT OF WAY MAP FOR SAID STATE ROAD 828; THENCE WESTERLY ALONG SAID SOUTH RIGHT OF WAY LINE TO WEST RIGHT OF WAY LINE OF THE FLORIDA EAST COAST RAILROAD; THENCE NORTHEASTERLY ALONG SAID WEST RIGHT OF WAY LINE TO THE SOUTH RIGHT OF WAY LINE OF • SOUTHWEST 1" STREET; THENCE WESTERLY ALONG SAID RIGHT OF WAY LINE TO THE SOUTHERLY EXTENSION OF THE EAST LINE OF BLOCK 20, TOWN OF DANIA, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK B, PAGE 49 OF THE PUBLIC RECORDS OF BROWARD COUNTY,FLORIDA, SAME BEING THE WEST RIGHT OF WAY LINE OF SOUTHWEST 4ch AVENUE; THENCE • NORTHERLY ALONG SAID SOUTHERLY EXTENSION AND ALONG THE EAST LINE OF SAID BLOCK 20 TO THE SOUTHEAST CORNER OF LOT 4, BLOCK 20 OF SAID • PLAT; THENCE WESTERLY ALONG THE SOUTH LINE OF SAID LOT 4, BLOCK 20 AND ALONG THE SOUTH LINES OF LOT 3, BLOCK 20, LOTS 4 and 3,BLOCK 19 , LOTS • 4 and 3, BLOCK 18 AND ALONG THE WESTERLY EXTENSION OF THE SOUTH LINE OF LOT 3, BLOCK 18 TO THE WEST RIGHT OF WAY LINE OF SOUTHWEST 7' AVENUE; THENCE NORTHERLY ALONG SAID RIGHT OF WAY LINE TO THE • SOUTHEAST CORNER OF LOT 1, SARATOGA, ACCORDING TO THE PLAT THEREOF • AS RECORDED IN PLAT BOOK 18,PAGE 23 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE WESTERLY ALONG THE SOUTH LINE OF SAID LOT TO 6 of 7 • THE SOUTHWEST CORNER THEREOF; THENCE NORTHERLY ALONG THE WEST • LINE OF SAID LOT TO THE NORTHWEST CORNER THEREOF, SAME BEING A POINT ON THE SOUTH RIGHT OF WAY LINE OF NORTHWEST 1st STREET; THENCE ® WESTERLY ALONG SAID RIGHT OF WAY LINE TO THE WEST RIGHT OF WAY LINE ® OF NORTHWEST 8th AVENUE; THENCE NORTHEASTERLY ALONG SAID RIGHT OF WAY LINE TO THE SOUTH RIGHT OF WAY OF NORTHWEST 2nd STREET; THENCE ® WESTERLY ALONG SAID RIGHT OF WAY LINE TO THE SOUTHERLY EXTENSION OF THE WEST RIGHT OF WAY LINE OF NORTHWEST 9`h AVENUE; THENCE NORTHERLY ALONG SAID RIGHT OF WAY LINE TO THE WESTERLY EXTENSION OF THE NORTH RIGHT OF WAY LINE OF NORTHWEST 3rd STREET; THENCE EASTERLY ALONG SAID RIGHT OF WAY LINE TO THE WEST LINE OF DANIA • MANOR, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 10, • PAGE 53 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE NORTHERLY ALONG SAID WEST LINE AND THE NORTHERLY EXTENSION THEREOF TO THE SOUTH LINE OF MELALEUCA GARDENS RESUBDIVISION, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 25, PAGE 10 OF • THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA, SAME BEING A POINT ON THE NORTH RIGHT OF WAY LINE OF THE DANIA CUTOFF CANAL; THENCE • EASTERLY ALONG SAID SOUTH LINE, SAME BEING SAID NORTH RIGHT OF WAY LINE TO THE SOUTHEAST CORNER OF SAID PLAT; THENCE NORTHERLY ALONG ® THE EAST LINE OF SAID PLAT TO THE WESTERLY EXTENSION OF THE NORTH ® LINE OF AIRPORT 10, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 134, PAGE 4 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; ® THENCE EASTERLY ALONG THE NORTH LINE OF SAID PLAT TO THE WEST RIGHT ®� OF WAY LINE OF AFORESAID FEDERAL HIGHWAY/STATE ROAD 5 (U.S. 1) AS ® SHOWN ON AFORESAID FLORIDA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY MAP FOR SAID STATE ROAD 5; THENCE NORTHERLY ALONG SAID RIGHT OF ® WAY LINE TO ITS INTERSECTION WITH THE SOUTHWESTERLY CLEAR ZONE ® LIMITS FOR RUNWAY 31 AS SHOWN ON THE RITA W. SHAW PLAT, ACCORDING TO ® THE PLAT THEREOF AS RECORDED IN PLAT BOOK 146, PAGE 25 OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA; THENCE SOUTHEASTERLY ALONG ® SAID SOUTHWESTERLY CLEAR ZONE LIMITS FOR RUNWAY 31 TO THE EASTERLY ® CLEAR ZONE LIMITS FOR RUNWAY 31 AS SHOWN ON SAID PLAT; THENCE ® NORTHEASTERLY ALONG SAID EASTERLY CLEAR ZONE LIMITS FOR RUNWAY 31 ® TO THE NORTH LINE OF SAID THE RITA W. SHAW PLAT; THENCE EASTERLY ALONG SAID NORTH LINE OF SAID PLAT AND THE EASTERLY EXTENSION ® THEREOF TO THE WEST LINE OF THE C.I.B.D. PLAT, ACCORDING TO THE PLAT ® THEREOF AS RECORDED IN PLAT BOOK 140, PAGE 28 OF THE PUBLIC RECORDS OF ® .BROWARD COUNTY, FLORIDA; THENCE NORTHERLY ALONG THE WEST LINE OF SAID PLAT TO THE NORTH LINE OF AFORESAID SECTION 34,TOWNSHIP 50 SOUTH, ® RANGE 42 EAST; THENCE EASTERLY ALONG SAID NORTH LINE TO THE POINT OF ® BEGINNING. ® SAID LANDS LYING IN THE CITY OF DANIA BEACH, BROWARD COUNTY, ® FLORIDA. ® 7 of 7 • ® Downtown Redevelopment Plan City of Dania Beach, Florida • • • • • • • • • • • I • • • ® Appendix D • ®� Broward County Local Activity Center (LAC) Land Use Information • • • • • • • • • • • • • • • • Her Planning Group • E D S A• Keith &Associates • MEAI • Page 57 of 57 • • • "LOCAL ACTIVITY CENTER" LAND USE CATEGORY IL GOALS, OBJECTIVES AND POLICIES • OBJECTIVE 10.03.00 LOCAL ACTIVITY CENTER ® Encourage compact development reflecting characteristics which includes a mixture of community- serving uses such as commercial, office, employment, civic and institutional, recreation and open space and residential,characterized by an efficient infrastructure,close-knit neighborhoods and sense of community,preservation of natural systems,piomotion of pedestrian circulation and convenient access to mass transit facilities through the establishment of a Local Activity Center land use category within the Broward County Land Use Plan. • Policy 10.03.01 A municipality may propose a specific land area for designation as a Local ® Activity Center within the Broward County Land Use Plan, consistent with ® the criteria contained within the Local Activity Center Permitted Uses ® subsection of the Plan Implementation Requirements section of the Broward ® County Land Use Plan. Policy 10.03.02 The municipality shall include within their land use element policies that ensure the proposed Local Activity Center will support the location of uses in a manner oriented around the five-minute (i.e. quarter-mile) walk. Multiple nodes of activity oriented around the five-minute(i.e.quarter-mile) walk may be included within one Local Activity Center. The municipality ® shall include within their land use element policies that ensure that the ® proposed Local Activity Center will support the location of uses and internal • circulation such that pedestrian mobility is a priority. All land uses in a Local • Activity Center shall be directly accessed via pedestrian ways,and accessible to existing or future alternate public transportation modes,including bicycle ® and transit. • Policy 10.03.03 Park land and/or open space that is accessible to the public must be included as a functional component within a proposed Local Activity Center. Policy 10.03.04 Housing opportunities must be included as a functional component within a proposed Local Activity Center. • ® -1- • Policy 10.03.05 Local governments shall consider community needs for affordable housing when proposing a Local Activity Center and include within their local land use element policies which encourage affordable housing opportunities, through various mechanisms such as the utilization of"affordable housing units,"the direction of public housing program funds into the Local Activity Center,reduced lot size for dwelling units, construction of zero lot line and cluster housing,vertical integration of residential units with non-residential uses,the allowance of accessory dwelling units,or through other mechanisms ® proven effective in increasing the affordable housing stock. To promote Local Activity Centers which propose to include"low income"housing as a ® viable component, Broward County shall support all reasonable means and • methods to mitigate potential negative impacts to public facilities and services which may result from the amendment. ® Policy 10.03.06 Local governments shall include within their local land use element policies ® that promote the rehabilitation and use of historic buildings within a proposed ® Local Activity Center. • Policy 10.03.07 Local land use elements shall require design guidelines that incorporate pedestrian and bicycle paths and greenways to accomplish fully-connected ® routes to all destinations within the Local Activity Center. The paths should be spatially defined by buildings,trees and lighting,and should incorporate designs which discourage high speed traffic. • Policy 10.03.08 To reduce reliance on automobile travel, local governments shall ensure • convenient access to mass transit or multi-modal facilities within a proposed ® Local Activity Center. Policy 10.03.09 Local governments shall include within their local land use element policies ® that encourage internal transit systems to serve the residents and employees ® within the proposed Local Activity Center (e.g. trolley, community transit services). Transit shelters should be incorporated in the local design guidelines to provide safe and comfortable service and to encourage transit ® usage. ® Policy 10.03.10 The development of key intersections or major transit stops to create nodes of development should be promoted within a proposed Local Activity Center. �I® ® -2- ® B.1 PERMITTED USES SUBSECTION IV. PLANIMPLEMENTATIONREQUIREMENTS ® LOCAL ACTIVITY CENTER ® Consistent with Objective 10.03.00,the intent of the Local Activity Center land use designation is to support a balanced mix of land uses characterized by compactness, pedestrian friendly design, ® neighborhood-scale and framed by architecture and landscape design appropriate to local history and ecology. Development patterns within Local Activity Centers shall generally reflect planning and design principles such as walkable neighborhoods oriented around the five-minute walk,primary ® orientation toward public transit systems, a centrally located community-serving land use or land ® uses and greater integration of housing,employment,shopping and recreation at the neighborhood level. ® For an area to qualify as a Local Activity Center,the following criteria must be met: 1. A Local Activity Center shall be a specific geographic area not exceeding 160 gross ® contiguous acres,unless located within an approved Chapter 163, Florida Statutes, Redevelopment Area. At such time as 75% of the originally designated Local Activity Center is developed/redeveloped, consistent with Objective 10.03.00, an expansion to a subject Local Activity Center up to 100%may be proposed. 2. The density and intensity of land uses permitted within a proposed Local Activity • Center shall be specified for inclusion within the Plan Implementation Requirements ® section of the Broward County Land Use Plan. 3. Uses proposed within a Local Activity Center shall include residential uses and park ® land and/or open space. One or more other uses such as commercial, civic, ® institutional, or employment-based activity shall also be included within a Local Activity Center. 4. Park land must reflect no net loss of acreage of existing and designated parks within ® the proposed Local Activity Center. Park and open space land may include squares, greenbelts,greenways and playgrounds;ill-defined residual areas such as buffers,and berms, for purposes of this criteria, are not considered park land or open space. ® 5. To address proposed residential density above what is yielded by the present land use designations,local governments shall first utilize at least 75%of available"flexibility ® units"and"reserve units"from the flexibility zone where the Local Activity Center ® is located,before an increase in density is requested via the land use plan amendment process. A proposed Local Activity Center located within an approved Chapter 163, Florida Statutes,Redevelopment Area is exempt from this criteria. -3- • i • 6. A proposed Local Activity Center must have a geographic configuration of appropriate depth and frontage to support the location of uses in a manner oriented ® around the five-minute(i.e. quarter-mile)walk. Multiple nodes of activity oriented ® around the five-minute (i.e. quarter-mile) walk may be included within one Local ® Activity Center. • 7. Seventy-five percent (75%) of the land within a Local Activity Center must be ® located within a quarter-mile of mass transit or multi-modal facilities or are included • within an adopted plan to be located within a quarter-mile of mass transit or multi- modal facilities upon buildout of the Local Activity Center. Local governments shall ensure convenient access to mass transit,community shuttle or multi-modal facilities ® where such facilities are in place or planned to be in place at the time the Local ® Activity Center is proposed. Where such facilities are not in place or planned to be ® in place at the time of the proposal, the local government shall require design ® standards in the local land use element for a Local Activity Center that ensure that the primary priority is a safe,comfortable and attractive pedestrian environment that ® will allow for convenient interconnection to transit, will reduce the number of ® automobile trips internally and will ultimately support an integrated multi-modal ® transportation system. • 8. A proposed Local Activity Center shall demonstrate consistency with the goals, ® objectives and policies and other requirements of the Broward County Land Use �• Plan. ® 9. An interlocal agreement between the municipality and Broward County must be ® executed no later than six months from the effective date of the adoption of a Local ® Activity Center which provides that monitoring of development activity and enforcement of permitted land use densities and intensities shall be the responsibility ® of the affected municipality. • -4- •