Evaluation and Appraisal Report December 2005

Transcription

CITY OF P ARKLAND
E VALUATION AND APPRAISAL R EPORT
ADOPTED
DECEMBER 21, 2005
PREPARED BY:
M ICHELE M ELLGREN & ASSOCIATES
6555 NOVA DRIVE
SUITE 305
FORT LAUDERDALE, FL 33317
954-475-3070
FAX: 954-475-9550
TABLE OF CONTENTS
LIST OF TABLES .................................................................................................................. iii
LIST OF MAPS ......................................................................................................................iv
1. INTRODUCTION ............................................................................................................. 1
1.1. Profile...................................................................................................................... 1
1.2. Purpose.................................................................................................................... 3
1.3. Public Participation Process.................................................................................... 5
1.4. Issues Specific to Parkland ..................................................................................... 6
2. ANALYZING CHANGES IN PARKLAND ........................................................................... 8
2.1. Change in Population.............................................................................................. 8
2.2. Changes in Land Area........................................................................................... 10
2.3. Vacant Land for Future Development .................................................................. 11
2.4. Demands of Growth on Infrastructure .................................................................. 16
2.5. Location of Development ...................................................................................... 23
2.6. Coordination of School Locations ........................................................................ 24
2.7. Consideration of Water Management District Plans ............................................ 25
2.8. Consideration of the Regional Affordable Housing Issue .................................... 26
3. AVAILABILITY AND ADEQUACY OF PUBLIC S CHOOLS ................................................ 31
3.1. Background of the Issue ........................................................................................ 31
3.2. Social, Economic, and Environmental Impacts .................................................... 35
3.3. Relevant Comprehensive Plan Elements .............................................................. 36
3.4. Recommended Changes to the Comprehensive Plan............................................ 40
4. PRESERVATION OF EXISTING QUALITY OF LIFE: TRAFFIC PATTERNS AND ROADWAY
EXPANSION ................................................................................................................. 42
5. PRESERVATION OF EXISTING QUALITY OF LIFE: EFFECTS OF BUILD -OUT .................. 60
6. PRESERVATION OF EXISTING QUALITY OF LIFE: OPEN SPACE AND RECREATION
STANDARDS................................................................................................................ 70
7. EXPANSION OF THE CITY THROUGH ANNEXATION ..................................................... 85
8. ASSESSMENT OF EXISTING ELEMENTS ........................................................................ 92
i
Parkland EAR MOST RECENT
8.1.
8.2.
8.3.
8.4.
Land Use Element ................................................................................................. 92
Housing Element................................................................................................... 93
Transportation Element......................................................................................... 94
Sanitary Sewer, Solid Waste, Drainage, Potable Water, and Natural Groundwater
Aquifer Recharge Element.................................................................................... 95
8.5. Conservation Element ........................................................................................... 96
8.6. Capital Improvements Element ............................................................................. 97
8.7. Intergovernmental Coordination Element ............................................................. 98
8.8. Parks, Recreation, and Open Space Element ........................................................ 99
8.9. Community Facilities Element ........................................................................... 100
9. ANALYSIS OF CHANGES TO F LORIDA STATUTES AND STATE AND REGIONAL POLICY
PLANS....................................................................................................................... 101
9.1. Analysis of Changes to Chapter 163, Florida Statutes ....................................... 102
9.2. Analysis of Changes to Rule 9J-5, Florida Administrative Code ....................... 124
9.3. Analysis of Changes to the State Comprehe nsive Plan ...................................... 138
9.4. Analysis of Changes to the Regional Policy Plan............................................... 139
10. SUMMARY OF RECOMMENDED CHANGES TO THE COMPREHENSIVE P LAN................ 141
10.1. Land Use Element ............................................................................................... 141
10.2. Transportation Element....................................................................................... 141
10.3. Sanitary Sewer, Solid Waste, Stormwater Management, Potable Water and
Natural Groundwater Aquifer Recharge Element ............................................... 142
10.4. Conservation Element ......................................................................................... 142
10.5. Capital Improvement Element ............................................................................ 142
10.6. Intergovernmental Coordination Element ........................................................... 142
10.7. Parks, Recreation, and Open Space Element ...................................................... 143
11. APPENDIX ................................................................................................................. 144
Resolution No. 2005-51 .............................................................................................. 144
Parkland Real Estate, Single-Family Residences........................................................ 147
ii
LIST OF TABLES
Table 1-1.
Table 2-1.
Table 2-2.
Table 2-3.
Table 2-4.
Table 2-5.
Table 2-6.
Table 2-7.
Table 2-8.
Table 2-9.
Table 2-10.
Table 2-11.
Table 2-12.
Table 2-13.
Table 3-1.
Table 3-2.
Table 3-3.
Table 3-4.
Table 3-5.
Table 4-1.
Table 4-2.
Table 4-3.
Table 4-4.
Table 5-1.
Table 5-2.
Table 6-1.
Table 6-2.
Table 6-3.
Table 7-1.
Table 7-2.
Table 9-1.
Table 9-2.
Table 9-3.
Table 11-1.
Demographic Data from the 2000 Census. ................................................. 2
Population Change from 1970 to 2005. ...................................................... 8
Population Projections for the City of Parkland. ........................................ 9
Areas Annexed into Parkland, 2000-2005. ............................................... 10
Vacant Land By Land Use. ....................................................................... 13
Parkland Vacant Land Parcels. ................................................................. 13
Levels of Service, Parkland Roadways, 2003, 2010, and 2015, AADT. .. 16
Land Use Plan Amendments, 1994-2005. ................................................ 23
Schools Serving City of Parkland. ............................................................ 24
Existing and Projected Potable Water Demands (mgd)............................ 25
Housing Data from the U.S. Census, 2000. .............................................. 26
Housing Data from the American Community Survey, 2003................... 26
Existing Objective in the Land Use Element Related to Affordable
Housing. .................................................................................................... 27
Existing Objectives and Policies in the Housing Element Related to
Affordable Housing. .................................................................................. 28
Schools Serving Parkland. ........................................................................ 32
Land Use Element Assessment. ................................................................ 37
Intergovernmental Coordination Element Assessment............................. 39
Parks, Recreation, and Open Space Element Assessment. ....................... 39
Land Use Element Assessment. ................................................................ 40
Future Land Use Element Assessment ..................................................... 46
Transportation Element Assessment. ........................................................ 47
Transportation Element Recommended Changes. .................................... 57
Future Land Use Element Assessment. .................................................... 63
Land Use Element Recommended Changes. ............................................ 68
Capital Improvements Element Assessment............................................. 80
Parks, Recreation, and Open Space Element. ........................................... 81
Population Estimates for Annexed Land. ................................................. 87
Intergovernmental Coordination Element Assessment............................. 90
Changes to Chapter 163, F.S., Since the Adoption of the Comprehensive
Plan.......................................................................................................... 102
Changes to Rule 9J-5, F.A.C., Since the Adoption of the Comprehensive
Plan.......................................................................................................... 124
Applicable Changes to the Regional Policy Plan. .................................. 139
Parkland SFR Real Estate - April 12, 2005 ........................................... 147
iii
LIST OF MAPS
Map 1-1.
Map 2-1.
Map 2-2.
Map 4-1.
Map 7-1.
Location of the City of Parkland..................................................................... 1
Vacant Land. ................................................................................................. 12
Potable Water Utility Providers Service Areas, Parkland. ........................... 18
Street Map ..................................................................................................... 44
Proposed Annexation Areas.......................................................................... 88
iv
1.
INTRODUCTION
1.1. Profile
The City of Parkland, incorporated in 1963, is a semi-rural community located in the
northwest corner of Broward County, north of Coral Springs and just west of Coconut
Creek (see Map 1-1). This approximately 11 square- mile community had a population in
2000 of 13,835, and a population estimated by the City of Parkland in 2005 at 21,225.
The majority of land uses in Parkland are residential, at over 90 percent of total land uses.
Residential land uses are predominantly comprised of singlefamily homes. These
include large estate lots with one dwelling unit per 2.5 acres, and estate lots with one
dwelling unit per acre, which together comprise 18 percent of the land use in Parkland in
2000. There are commercial developments in Parkland, particularly in locations adjacent
to U.S. 441; however, in 2000, there were no developed office or industrial facilities in
Parkland.
The City prides itself on the lush green landscape that is characteristic of the City and has
developed an extensive range of multiuse trails to allow residents to enjoy their
surroundings. A number of neighborhoods in Parkland were also developed as horse
communities, and the city is home to the Equestrian Center at Temple Park which
provides two equestrian rings.
Map 1-1.
1. Introduction
Location of the City of Parkland.
1
Information shown in Table 1-1, below, is included to provide a general comparison
between the demographic make- up of the City as compared to the County as a whole. As
the table illustrates, this is a relatively affluent community, with a larger average
household size, a higher median household income and home-ownership rate, and a lower
rate of poverty than the County taken as a whole.
Table 1-1.
Demographic Data from the 2000 Census.
Parkland
Broward County
Households
4,349
654,445
Avg. household size
3.18
2.45
Owner-occupied housing units, 96.4%
88.3%
percentage
Median household income $102,624
$41,691
(1999)
Individuals: percent below 2.4%
11.5%
poverty level (1999)
1. Introduction
2
1.2. Purpose
The purpose of this evaluation and appraisal report (EAR) of the City of Parkland
Comprehensive Plan is to evaluate how well the Plan is serving the City. This EAR will
discuss new issues and the recommended changes and additions to existing goals,
policies, and objectives needed to address them. The City of Parkland Comprehensive
Plan was recertified by the Broward County Planning Council in 1994, and contains
amendments as adopted by the City Commission in 1999 and 2002.
Since 2000, the City has experienced significant population growth as result of continued
residential development consistent with the adopted future land use plan map. This has
resulted in concerns involving the availability of local school facilities, quality of life,
and transportation issues. The City is anticipated to reach build-out in 2010; therefore,
many of the City’s concerns are focused on this short-term planning time frame.
Annexation is also an issue for the City, as a result of the Broward County Board of
County Commissioners and the Broward County Legislative Delegation policy requiring
the annexation of land into adjoining municipalities. This EAR will discuss these issues
and the recommended changes and additions to existing goals, objectives, and policies,
needed to address them. As well, the EAR will respond to changes in requirements from
state and regional agencies, and suggest amendments accordingly.
Issues that have been identified by the City and agreed to by the Department of
Community Affairs (DCA) for evaluation in this EAR are:
•
Availability and adequacy of pub lic schools
•
Preservation of the existing quality of life
o Traffic patterns and roadway expansion
o Effects of build out
o Open space and recreation standards
•
Expansion of the City through annexation
In addition to the specific issues identified by the City, the EAR will also analyze
changes that have taken place in the City since the adoption of the Comprehensive Plan
with regard to the following:
•
•
•
•
•
•
•
Changes in population
Changes in land area
Vacant land inventory
Demands of growth on infrastructure (financ ial feasibility of the plan)
Location of new development
Coordination of school locations
Consideration of water management district plans
1. Introduction
3
Items called out for discussion by the DCA will also be addressed. These include the
regional problem of affordable housing, and inclusion of density and intensity
standards for nonresidential land uses.
EAR-based amendments to the Comprehensive Plan will be made within eighteen
months of the finding of sufficiency by the DCA, or by approximately November 7,
2006.
1. Introduction
4
1.3. Public Participation Process
Parkland identified three major issues for inclusion in the EAR. These issues were
confirmed by the City Commission and the Planning and Zoning Board on February 28,
2005. On April 4, 2005, the City provided the DCA with a request for a Letter of
Understanding regarding these issues, and the City’s proposed scope of work. On April
14, 2005, the DCA sent a Letter of Understanding agreeing to the proposed issues and
scope.
The City will hold the required public workshops and hearings to adopt the EAR. The
Planning and Zoning Board and City Commission held a public meeting on September
21, 2005, to transmit the draft EAR to the DCA for preliminary review. A draft EAR was
submitted to the DCA and reviewing agencies on October 4, 2005. The final EAR was
adopted by the City Commission in a public hearing for transmitted to the DCA and
reviewing agencies on December 21, 2005, in order to transmit the EAR by the January
1, 2006, deadline.
1. Introduction
5
1.4. Issues Specific to Parkland
The following issues were chosen for inclusion in the Parkland EAR and were confirmed
by the DCA in a letter of understanding dated April 14, 2005.
1.4.1. Availability and Adequacy of Public Schools
All the schools currently serving the City of Parkland are considered to be overcrowded.
The adopted facilities plan for the Broward County School Board for fiscal years 2004-5
through 2008-9 includes three new elementary schools for Planning Area A, which
includes Parkland, and improvements to Stoneman Douglas High School. However, the
City feels that the School Board underestimates both the number of students generated by
new residential development in Parkland, and the need for additional schools. The City
wishes to be able to better address, through the Comprehensive Plan, current deficiencies
and the impacts of new residential development on public schools.
1.4.2. Preservation of Existing Quality of Life
Preserving the existing character of Parkland has been broken down into three sub- issues.
•
Traffic Patterns and Roadway Expansion
Parkland is concerned with two roadway segments in particular and the
effects of related transportation plans on the semi-rural character of the
City. Specifically, these are the expansion of University Drive into Palm
Beach Count y, which the City feels would, among other impacts, allow an
excessive volume of traffic to cut through the community, and the possible
widening of Holmberg Road. Parkland has already adopted an objective in
the Comprehensive Plan opposing any road widening for Holmberg. This,
again, is because of the negative effects of roadway expansion on the
semi-rural character of the community. The effectiveness and the effects
of the transportation network and any alteration to it on the community
will be examined.
•
Effects of Build-out
Parkland also wishes to evaluate, through the EAR, the possible effects of
build-out, which is expected to occur in 2010. The City’s main concern is
whether the ratio of commercial to residential land uses allowed for in the
Comprehensive Plan are sufficient to maintain the present tax base and
levels of service over the long-term.
1. Introduction
6
•
Open Space and Recreation Standards
Another fundamental aspect of the existing quality of life is the adequate
provision of parks, open space, and recreational opportunities. Parkland
has a level of service standard of ten acres of parks, recreation, and open
space per 1,000 residents, and would like to evaluate how this can be
maintained as build-out approaches. Are current practices for park
acquisition sufficient to ensure meeting this standard, given the current
acreage of open space and parks, and the population anticipated at buildout?
1.4.3. Expansion of the City Through Annexation
The residents of the unincorporated Broward County area known as Country Acres
prepared a bill being presented to the Legislature that would annex the community into
Parkland on September 16, 2006. The City desires to approach annexations in a
comprehensive manner and requested that further consideration be given to
simultaneously annexing the unincorporated area known as the Parkland Agricultural
Area. Those annexations that could be accomplished voluntarily were added to the
Country Acres bill. There is one remaining landowner who also agreed to begin
discussions related to a voluntary annexation which shall occur no later than September
15, 2008. This is because the Broward County Board of County Commissioners and the
Broward County Legislative Delegation have adopted a policy that requires all
unincorporated areas, outside of the conservation area, be annexed into adjoining
municipalities by the year 2010. The City is concerned with the economic effects of
annexation, the ultimate use and character of annexed lands that will become part of
Parkland, as well as developing a coherent process to finalize remaining annexations as
required.
1. Introduction
7
2.
ANALYZING C HANGES IN PARKLAND
2.1. Change in Population
The most recent population estimate included in the Comprehensive Plan is from 1999,
and estimates the population of Parkland at 13,219. The most current population estimate
prepared by the City of Parkland, from April 2005, estimates the population at 21,225,
and is based on the number of housing units, existing certificates of occupancy, the
average household size as determined by the 2000 Census, and the vacancy rate. This is
a 53.42 percent increase in five years, or a growth rate of approximately 10.684 percent
yearly. Table 2-1 shows population change within Parkland over the past thirty- five
years.
Population Change from 1970 to 2005.1
1970
1980
1990
Population
165
545
3,558
Number change
N/A
380
3,013
Percent change
N/A
230.3%
552.84%
Table 2-1.
2000
13,835
10,277
288.84%
2005
21,225
7,390
53.42%
Table 2-2, contained on the following page, shows population projections for the City
taken from the Comprehensive Plan, projections prepared for this EAR, projections
provided by the Shimberg Center for Affordable Housing at the University of Florida,
and projections prepared by the Broward County Planning Services Division. 2 The
Comprehensive Plan uses only one population projection for planning purposes, one
derived for the estimated build-out of Parkland in 2010. Both Shimberg Center and
County projections anticipate population growth to continue past the projected build-out
date of 2010, and project a larger population for that year. Additionally, Shimberg Center
projections are based on an extrapolation of past growth trends into the future, and do not
take into account the effects of a limited land supply.
Broward County projections are based on determining the anticipated population for the
County as a whole and then assigning the growth to Traffic Analysis Zones (TAZs).
Projections for TAZs are then aggregated into municipal projections. Broward County
also anticipates build-out (i.e. having no vacant land for new development) in 2010, with,
however, an assumption that the population will continue to increase in spite of build-out;
that is, that municipal governments will amend the BCLUP to increase residential
capacity due to market pressures for new housing. Therefore, the Broward County model
makes assumptions about where redevelopment and, presumably, increases in residential
density, will occur. Parkland disagrees with the assumptions made regarding increased
1
Historical census data provided by the South Florida Regional Planning Council:
http://www.sfrpc.com/ftp/pub/bebr/sfmanpop.pdf; 2005 data provided by the City of Parkland.
2
Shimberg Center data available on-line from the Florida Housing Data Clearinghouse:
http://www.flhousingdata.shimberg.ufl.edu/index.html; Broward County population projections created with the
Broward County Population Forecasting Model, 2004.
2. Analyzing Changes
8
residential density in the City, as Parkland has no plans to increase residential densities as
significantly as the Broward County population projections would suggest.
Neither the Shimberg Center projections nor the Broward County projections take into
account the effects of annexation. If annexation occurs, the population may increase more
rapidly than anticipated by these projections. Parkland is in the process of expanding the
City by approximately 353 acres through annexation. If the City chooses to adopt future
land use designations consistent with those designated by the County, an additional 768
dwelling units could be built in these areas. Parkland is also preparing to annex an
additional 435 acres in 2008, which could add an additional 435 dwelling units, under the
present County future land use. A rough estimate of the population increase resulting
from these annexations can be made by multiplying the total units possible by the average
household size in Parkland, which was 3.18 in 2000 according to the U.S. Census. This
results in an estimated addition to the population after annexation of approximately 3,825
persons.
Because Parkland disagrees with the assumptions made in the preparation of both the
Shimberg and Broward County population projections, an estimate of the population of
Parkland at build-out, based on current land uses, anticipated land uses of areas under
consideration for annexation, and the ave rage household size in Parkland as reported in
the 2000 Census, is also included in this EAR. This estimate is 27,244 persons,
significantly lower than the Broward County projection. The Shimberg Center projection,
again, does not consider the effects of build-out.
Table 2-2.
Population Projections for the City of Parkland.
2000
2005
2010
2015
Comprehensive
25,766
Plan
Projections
EAR
21,225
27,224
27,224
Projection
Shimberg
13,835
20,504
27,320
34,037
Center
Projections
Broward
13,855
21,191
37,543
38,566
County
Projections
2020
2025
40,303
46,459
39,337
39,632
The population projection prepared for this EAR is the one utilized through-out. The
short-term planning timeframe is considered 2010, when the population is anticipated to
be 27,224, and the same figure is used for the long-term planning timeframe of 2015.
9
2.2. Changes in Land Area
Since the last update of the Plan, Parkland has increased in size due to annexation. In
2001, 25.36 acres were added to the northeast section of Parkland, with a County land use
designation of Low (3) Residential, and 1,128 acres were added to the northwest corner
of the City in 2002, which also has a land use designation of Low (3) Residential.
According to the existing utilization of land in the Comprehensive Plan, dated 2000,
Parkland comprised 6,822.16 acres. After annexation, Parkland now comprises 7,975.52
acres. These data are shown in Table 2-3.
Table 2-3.
Year
2001
Areas Annexed into Parkland, 2000-2005.
Parcel Name
Acres
Population
Prestige Homes
25.36
2
2002
Parkland
NW 1,125
0
Corner – Heron
Bay Property
1,150.36 annexed
TOTAL
7,975.52 City total
ACREAGE:
Source: Broward County Evaluation and Appraisal Report, 2004
10
County
Land
Use
Low
(3)
Residential
Low
(3)
Residential
2.3. Vacant Land for Future Development
According to the vacant parcel map, which is contained on the following page, 386.05
acres are vacant within the current city limits of Parkland. The vacant land is generally
found in residential infill lots, with an average size of one acre, although some larger
parcels do exist. A total of 12.66 acres are allocated for commercial development located
along State Road 7 and Loxahatchee Road. The largest vacant land parcel in Parkland is
located in the north of the City and comprises 175.3 acres, but has already been approved
for a medium-density residential development, Heron Bay North. Table 2-4 shows the
vacant land broken down by land use and calculates the number of housing units possible
given current land use designations, and Table 2-5 lists all vacant parcels in Parkland,
with the acreage of each parcel and its land use and zoning designation.
11
Map 2-1.
Vacant Land.
12
Table 2-4.
Land use
E-1
E-.4
R-1
R-1.8
R-3
R-.5
C
Vacant Land By Land Use.
Acreage
106.56
43.31
14.33
6.94
175.30
26.95
12.66
TOTAL
386.05
Table 2-5.
du/ac
Estate up to 1 du/ac
Estate up to 1 du/2.5ac
Residential up to 1 du/ac
Residential up to 1.8 du/ac
Residential up to 1 du/2ac
N/A
Total units
106.56
17.32
14.33
12.49
525.90
13.48
690
Parkland Vacant Land Parcels .
Parcel #
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
Size of lot (acres)
175.30
1.40
4.40
2.99
6.32
2.82
2.82
21.31
8.53
9.13
2.73
6.94
10.13
1.20
8.59
2.22
2.75
2.77
1.00
1.00
0.99
1.15
2.31
1.15
1.15
1.16
1.15
4.02
1.96
1.00
1.00
0.99
1.00
Zoning
RS-6
AE-2
AE-2
AE-1
AE-1
A-1
A-1
A-1
AE-1
AE-1
AE-1
A-1
AE-1
AE-1
AE-1
AE-1
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
13
Land Use
R-3
R-1
R-1
E-.4
E-.4
R-.5
R-.5
R-.5
R-1
E-.4
E-.4
R-1.8
E-.4
E-.4
E-.4
E-.4
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
Parcel #
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
74
75
76
77
78
79
Size of lot (acres)
1.00
1.00
1.00
1.00
1.00
0.99
1.88
1.00
3.01
1.00
1.00
2.00
1.92
3.29
1.00
1.00
2.01
2.00
1.00
0.95
2.01
2.58
0.95
1.00
1.01
2.32
1.01
2.02
1.00
1.01
1.05
1.01
1.01
2.79
1.35
0.84
1.01
2.01
1.01
2.85
5.71
1.01
2.02
2.80
0.93
2.60
Zoning
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
AE-2
14
Land Use
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
E-1
Parcel #
80
81
82
83
84
85
Total vacant
Size of lot (acres)
1.01
2.02
1.00
1.01
1.01
12.66
386.05
Zoning
AE-2
AE-2
AE-2
AE-2
AE-2
B-2
Land Use
E-1
E-1
E-1
E-1
E-1
C
Legend
Zoning
RS-6
AE-2
AE-1
A-1
B-2
Special single family district
Agricultural estate (1du/ac)
Agricultural estate (1 du/2.5 ac)
Agricultural district
Community business district
Land Use
R-3
R-1
E-.4
R-.5
R-1.8
E-1
C
15
Residential up to 1du/ac
Estate up to 1 du/2.5ac
Residential up to 1du/2ac
Residential up to 1.8 du/ac
Estate up to 1 du/ac
Commercial
2.4. Demands of Growth on Infrastructure
This section evaluates the financial feasibility of providing the infrastructure needed to
support the development build-out allowed by the Comprehensive Plan. The analysis
evaluates the degree to which each type of facility will accommodate the growth allowed
by the Comprehensive Plan without the need for capital improvements, and the financial
feasibility of such capital improvements if needed to accommodate the growth.
2.4.1. Roads
Parkland has an adopted level of service (LOS) standard “D ” for all roadways within the
City. Local roadways under the control of the City are operating within the adopted LOS
standard. Four roadways, Holmberg Road, SR 7, University Drive, and Coral Ridge
Drive, have segments within the City which are operating below the adopted LOS. SR 7
and University Drive are state roadways; Holmberg Road and Coral Ridge Drive are
County roadways. Levels of service, based on average annual daily trips, for major
roadways in Parkland for 2003, 2010, and 2015, are listed in Table 2-6, below.
Table 2-6.
Roadway Segment
Sawgrass Expressway
E of Coral Ridge Drive
E of University Drive
Coral Ridge Drive (Nob
Hill Road)
N of Sawgrass Xway
Nob Hill Road Portion
Coral Springs Drive
(Pine Island Rd)
N of Sawgrass Xway
N of Holmberg Road
University Drive
N of Sawgrass Xway
Riverside Drive
N of Sawgrass Xway
N State Road 7
N of Sawgrass Xway
Holmberg Road
E of Coral Ridge Drive
E of Coral Springs Drive
E of University Drive
E of Riverside Drive
Hillsboro Blvd
S of Loxahatchee Road
E of SR7
Levels of Service, Parkland Roadways, 2003, 2010, and 2015, AADT.
Volume
2003
Capacity
LOS
Volume
2010
Capacity
LOS
Volume
2015
Capacity
LOS
45,000
57,100
67,200
67,200
C
D
46,370
64,391
105,800
105,800
B
C
47,349
69,598
105,800
105,800
B
C
23,132
11,100
21,700
21,700
E
D
30,752
18,071
31,100
21,700
F
D
36,195
23,051
31,100
31,100
F
D
8,901
8,901
21,700
21,700
C
C
15,455
11,751
21,700
21,700
D
D
20,136
13,787
21,700
21,700
D
D
11,805
21,700
D
22,491
21,700
E
30,124
46,800
C
7,384
21,700
C
11,636
21,700
D
14,673
21,700
D
55,250
49,200
F
55,831
49,200
F
56,245
49,200
F
6,574
11,674
10,104
16,305
10,000
21,700
10,000
14,600
D
D
E
F
6,525
13,771
10,619
16,979
10,000
21,700
10,000
14,600
D
D
E
F
6,490
15,268
10,988
17,461
10,000
21,700
10,000
14,600
D
D
E
F
6,954
22,500
21,700
53,500
C
B
13,664
28,527
21,700
53,500
D
B
18,458
32,831
21,700
53,500
D
B
16
Roadway Segment
Loxahatchee Road
S of the county line
Volume
2003
Capacity
LOS
3,720
10,000
C
Volume
2010
Capacity
LOS
4,149
10,000
C
Volume
2015
Capacity
LOS
4,455
10,000
C
Source: Broward County Metropolitan Planning Organization Roadway Level of Service
Analysis for Years 2003 and 2025, obtained from
http://www.co.broward.fl.us/mpo/tpi03700.htm, September 2005. 2010 and 2015 figures
interpolated by Michele Mellgren & Associates, Inc.
Holmberg Road is city- maintained but is included in the Broward County Trafficways
Plan. Holmberg Road serves residential communities in Parkland, and is currently a twolane roadway, except between Coral Springs Drive and University Drive, where it is a
four-lane roadway. Holmberg Road from University Drive to Riverside Drive operates at
LOS “E,” daily conditions, and LOS “D,” peak hour conditions. This portion of the road
runs between two County preserves, and south of Liberty Park and the Parkland
Equestrian Center. For this reason, widening of this segment of the road is an
environmentally sensitive issue. Holmberg Road from Riverside Drive to SR 7 operates
at LOS “F.”
The Broward County MPO 2030 Long Range Transportation Plan Update lists the
widening of this road to four lanes as a need, but the cost- feasible plan does not indicate
that the widening would be funded. The City has an objective in the Comprehensive Plan
opposing the expansion of Holmberg Road due to the potential to negatively affect the
semi-rural nature of Parkland.
In order to address the failing level of service on Holmberg Road, the City Commission
will hold a workshop in April, 2006, to consider courses of action. Options which are
available to the City include the following. The City can make an application to remove
Holmberg Road, from Coral Ridge Drive to SR 7, from the Broward County Trafficways
Plan. If Broward County approved such an application, the Cit y could then adopt a
comprehensive plan amendment changing the LOS to “F” for the roadway. Concurrent
with the application to remove Holmberg Road from the Trafficways Plan, Parkland
could consider developing a master right-of-way plan to determine current right-of-way
needs. If Broward County denied the amendment to the Trafficways Plan, the City can
propose a financially feasible alternative to achieve the adopted LOS, including, but not
limited to, such options as a long-term concurrency management area. A transportation
concurrency management area would allow for establishment of an areawide LOS
standard or interim LOS standards for certain facilities, and would include a ten-year plan
for addressing existing deficiencies and backlogged facilities. Other options include
construction of a third lane (turn lane) at the intersection of Holmberg Road and SR 7.
The construction of the Western Broward/Palm Beach Connector will positively affect
the LOS on University Drive, SR 7, and Coral Ridge Drive. This connector, proposed by
the Florida Department of Transportation, is currently in the Project Development and
Environmental Study phase. Alternatives being studied include expansion of SR 7 and
expansion and extension of University Drive. These alternatives would reduce traffic
volumes on Coral Ridge Drive and Holmberg Road as well. The Broward County MPO
17
plans for the extension of University Drive into Palm Beach County in its Long Range
Transportation Plan (LRTP), though Parkland does not support the extension of
University Drive due to the potentially negative impacts of such large volumes of passthrough traffic. The design phase of this project is scheduled to be completed in 2010.
Right of way acquisition and construction have not yet been scheduled nor funded.
Bus rapid transit for SR 7 is also listed as a cost-feasible project in the Broward County
MPO 2030 LRTP.
The City of Parkland operates under the roadway concurrency system in Broward County
(rather than the transit-oriented concurrency system) and transportation impact fees and
agreements are coordinated through the County for regional roads.
2.4.2. Potable Water
The City of Parkland does not own, operate, or maintain potable water treatment facilities
or transmission lines. Water is provided by private wells and through three water
suppliers: Parkland Utilities, a private company; the City of Coconut Creek; and the
North Springs Improvement District. The service areas of each utility is shown on Map 22, below. As the City of Parkland is not a utility provider, the City has no jurisdictional
control over potable water supply allocation, water treatment plant capacity, or potable
water transmission line capacity. As water providers to the City develop water supply
plans, the City will abide by the policies of these plans regarding the provision of water.
Parkland will also monitor water treatment capacity as part of the development approval
process and in accordance with the requirements of concurrency.
Map 2-2.
Potable Water Utility Providers Service Areas, Parkland.
Source: Broward County Environmental Protection Department, Environmental Monitoring Division,
Environmental Atlas, available on-line at: http://www.broward.org/emd/moi00600.htm. Accessed
February 15, 2006.
The adopted potable water LOS standard for development at a density of greater than one
dwelling unit per acre is 350 gallons per day/equivalent residential conversion. Total new
18
units at a density greater than one d.u. per acre are estimated to be 1,161, based on
existing land use of vacant land, both in the City and in potential annexation areas. Using
the adopted LOS, the total additional demand for potable water at build-out will be
406,350 gallons per day (GPD). The three utility providers have sufficient capacity to
accommodate this projected increase in demand, as discussed below.
2.4.2.1
Parkland Utilities
Parkland Utilities provides water for approximately 2,300 residents. The neighborhoods
in the service area are located to the west of Parkside Drive, south of Hillsboro
Boulevard, west of University Drive, and north of Holmberg Road. Parkland Utilities is
authorized by City Ordinance 52, which has no expiration date.
Parkland Utilities current water use permit was approved on September 19, 2005, for an
annual allocation of 127.75 million gallons (approximately 0.35 MGD). The permit will
expire on September 19, 2025. Projected (2010) future demand for this utility is 0.97
MGD, according to the South Florida Water Management District LEC Water Supply
Plan Update, Baseline Projections of Public Water Supply Pumpage, Draft as of June 13,
2005. This exceeds the current allocation and may require a modification to the permit by
Parkland Utilities.
The current water treatment plant capacity is 3.0 MGD, sufficient to meet projected
demand. No facility upgrades are required in order to meet projected demand.
2.4.2.2.
City of Coconut Creek
The City of Coconut Creek provides water for approximately 7,500 residents of Parkla nd.
There are a number of neighborhoods and shopping centers in the Eastern portion of the
City of Parkland that are provided water service by the City of Coconut Creek. These are
generally located to the east of Parkside Drive, south of Loxahatchee Road, west of U.S.
441 (in the City), and north of Holmberg Road. The only exception to this are the
neighborhoods of Sable Pass and Country Point Estates, which are located just south of
Holmberg Drive near U.S. 441. The interlocal agreement with the City of Coconut Creek
was entered into on January 19, 1989, and has no expiration date.
The City of Coconut Creek does not own or operate a potable water wellfield or a water
treatment plant. Coconut Creek purchases water from Broward County’s 2A North
Regional Water Treatment Plant under a large user agreement, which expires in 2013.
The current consumptive use permit for this WTP is for an annual allocation of 7919.86
million gallons (approximately 21.70 MGD). The current estimated demand for Coconut
Creek is 10.0 MGD. Projected (2010) future demand for this utility is 9.14 MGD,
according to the South Florida Water Management District, LEC Water Supply Plan
Update, Baseline Projections of Public Water Supply Pumpage, Draft as of June 13,
2005. Current allocation is sufficient to meet projected demand.
The current water treatment plant capacity is 30.0 MGD, sufficient to meet projected
demand. Current demand (committed capacity) is estimated to be 19.5 MGD. No facility
upgrades are required in order to meet projected demand.
19
2.4.2.3.
North Springs Improvement District
The North Springs Improvement District provides water for approximately 35,000 people
in Parkland and in the City of Coral Springs. The service area within Parkland is
approximately the western half of the City. This area is generally bounded on the west by
South Florida Water Management District’s Water Conservation Area 2, to the north by
the Broward/Palm Beach County line, to the east by University Drive, and to the south by
Sawgrass Expressway. The only exception to this are the neighborhoods of Grand
Cypress and Tall Pines, which are located east of University Drive and west of Riverside
Drive. The North Springs Improvement District is authorized by state statute as a special
taxing district, so there is no expiration of service as long as the district remains in effect.
The North Springs Improvement District’s current water use permit was approved on
January 9, 2003, for an annual allocation of 1659.6 million gallons (approximately 4.55
MGD). The permit expires on January 9, 2008. Projected (2010) future demand for this
utility is 6.28 MGD, according to the South Florida Water Management District, District
LEC Water Supply Plan Update, Baseline Projections of Public Water Supply Pumpage,
Draft as of June 13, 2005. This exceeds the current allocation and may require a
modification to the permit by the North Springs Improvement District.
The water treatment plant permitted capacity is 6.8 MGD, sufficient to meet projected
demand. Current average daily production (committed capacity) is 4.8 MGD. No facility
upgrades are required in order to meet projected demand.
2.4.2.4.
Conclusion
The most recently prepared projections of public water supply pumpage rates, provided
by the South Florida Water Mana gement District, show that future demand for two of the
water suppliers for Parkland may exceed the current water use allocations. However, no
facility upgrades to water treatment plants or potable water transmission lines are
necessary in order to meet future demand.
The City of Parkland will continue to monitor potable water availability through
coordination with these utility providers and through the development approval process
in order to ensure that the requirements of concurrency are met.
2.4.3. Sanitary Sewer
Sanitary sewer service is provided by the City of Coconut Creek, Parkland Utilities (a
private company), and the North Springs Improvement District. These agencies are
responsible for development, expansion, and maintenance of collection and transmission
facilities into the Broward County system for treatment, including force mains and lift
stations. All send wastewater to the Broward County North Regional Wastewater
Treatment Plant (NRWWTP) for treatment. The NRWWTP has a licensed capacity of
84.00 mgd, average annual daily flow, and a total committed capacity of 74.55 mgd as of
September 2005, according to the Broward County Water and Wastewater Engineering
Division. The County expects that an expanded total capacity of 100 mgd will be
available in 2006. Using the Broward County Office of Environmental Services
Guidelines for Determining Ability to Provide Potable Water and Sanitary Sewer Service
20
standards, development of existing vacant land will increase demand for wastewater
treatment capacity by 497,054 gpd. The NRWWTP has sufficient capacity for this
projected increase in demand. 3
Some parts of the City lack sanitary sewer infrastructure, and will remain as such unless
the City determines that this condition becomes environmentally problematic.
2.4.4. Parks and Recreation Facilities
With an estimated 2005 population of 21,225 residents, Parkland requires 212.25 acres in
order to meet the 10 acres of park per 1,000 resident s level of service. According to
updates provided by the City to the 2003 inventory of park and open space, Parkland
contains 298.542 acres of park or open space, making the current level of service 14.1
acres per 1,000 residents. This number includes 44.542 acres of private recreation land,
an increase from 30.6 acres identified in the Comprehensive Plan.
The estimated population of the City at build-out, projected to take place in 2010, is
27,224, an increase of 5,999 residents, resulting in a level of service of 10.97 acres per
1,000 residents. The City currently exceeds and will exceed its adopted level of service
for parks and recreation in the short-term planning timeframe. For a further discussion of
parks and recreation in Parkland, see Section Six.
2.4.5. Solid Waste
Solid waste disposal is provided through an interlocal agreement with Broward County
and collection provided by a private company, Waste Management.
Solid waste disposal facilities are located outside of Parkland and are common to
Broward County and its municipalities. Solid waste from Parkla nd is taken to the
Wheelabrator Waste-to-Energy Facility near Pompano Beach, which is one of two such
facilities in Broward County. Two waste-to-energy facilities can process 2,250 tons per
day, each, and currently receive a combined 3,000 tons per day (1,095,000 tons per year).
Landfill capacity is 4,500,000 cubic yards with additional capacity provided by the
backup facility, and demand averages 40,000 to 50,000 tons per year. Sufficient capacity
exists to process and dispose of all solid waste generated by the City. Therefore, no
capital improvements are necessary to maintain the City’s adopted LOS of 3.8 pounds per
capita per day for solid waste collection and disposal.
2.4.6. Drainage
The Pinetree Water Control District, the North Springs Improvement District, and the
South Florida Water Management District oversee storm water drainage systems that
meet or exceed the adopted level of service standard on a City-wide basis. Isolated
pockets of the City experience standing water conditions in storms to a greater degree
3
Available on-line: http://www.broward.org/waterservices/eei00700.pdf. Accessed January 10, 2006. See Table 9 of the
Guidelines.
21
than others. The City is continuously addressing the drainage needs of these pockets.
Developers are responsible for the cost of drainage improvements necessitated by their
projects.
22
2.5. Location of Development
According to the Comprehensive Plan, in 2000 Parkland contained 6822.16 acres, of
which, 568.79 acres were vacant land. Within the existing land use categories, 2060.29
acres were considered undeveloped. In 2005, 386.05 acres of vacant land remain, as
discussed in Section 2.3. See Section 2.3 for the discussion of vacant land remaining in
Parkland.
Since 1994, there have been four land use plan amendments. In 1995, 32 acres were
changed from Irregular-3 (IR-3) to Community Facilities to establish Terramar Park. The
City approved a change of 9.13 acres from Residential 1.8 (R-1.8) to Community
Facilities in 2002 for the Mary Help of Christians Church. In 2003 land was changed
from Broward County Low-3 (L-3) to Parkland Residential 3 (R-3). Finally, 95.97 acres
of Commercial land were changed to Residential 3 (R-3), and 9.93 acres were changed to
Planned Residential District for the Parkland Village development July 18, 2005. Table
2-6 summarizes this information.
Table 2-7.
Land Use Plan Amendments, 1994-2005.
Name of Proje ct
Year Old Land Use
Terramar Park
1995 IR-3
Mary Help of Christians Church 2002 R-1.8
Heron Bay
2003 Broward County L-3
Parkland Village
2005 Commercial
23
New Land Use
CF
CF
R-3
R-3
PRD
Acreage
32
9.13
95.97
9.93
2.6. Coordination of School Locations
The City has signed the Interlocal Agreement for Public School Facility Planning with
the Broward County School Board, and adopted a Comprehensive Plan amendment to the
Future Land Use and Intergovernmental Coordination Elements regarding school site and
facilities planning, as required by Florida Administrative Code 9J-5.015(3)(b)(1), on July
20, 2004. Table 2-7 lists public schools that serve the City of Parkland.
Availability and adequacy of local schools is an issue that was identified by the City as an
area of concern and will be discussed fully in Section Three.
Table 2-8.
Schools Serving City of Parkland.
School
School Enrollment
Capacity
Elementary Schools
Riverglades
1,016
656
Park Trails
1,307
747
Coral Park (area south of
798
663
Sawgrass Expway)
Middle Schools
Westglades
1,641
1,280
Forest Glen (area south of
1,410
1,029
Sawgrass Expway)
Senior High Schools
Stoneman Douglas
3,259
2,138
Coral Springs (area south
2,787
2,038
of Sawgrass Expway)
Source: Capacity information from Broward County Public Schools 20th Day
Enrollment Report 2004-2005
24
2.7. Consideration of Water Management District Plans
Water supply is provided to the residents of Parkland by three service providers: the
North Springs Improvement District, the City of Coconut Creek, and Parkland Utilities (a
private company). The North Springs Improvement District is authorized by state statute
as a special taxing district, so there is no expiration of service as along as the district
remains in effect. The interlocal agreement with the City of Coconut Creek was entered
into on January 19, 1989, and has no expiration date. Parkland Utilities is authorized by
City Ordinance 52, which has no expiration date. Therefore, existing service agreements
extend beyond the 10-year planning timeframe. The City will coordinate with these water
providers regarding the development of the water supply plans and abide by the policies
of these plans regarding the provision of water.
The following table, Table 2-8, summarizes service area population projections for each
of the three utilities as well as total purchased water demand, listed in million gallons per
day (mgd). Only the City of Coconut Creek breaks out Parkland from the general service
area, and estimated the population within their service area in Parkland at 9,067 from
2010 on. Coconut Creek receives finished water from Broward County and maintains a
wholesale agreement with Broward County Office of Environmental Services (BCOES).
BCOES has determined that it has sufficient wellfield and treatment capacity to meet
water demands through 2025. Parkland Utilities only serves residents of Parkland and has
estimated a population increase in its service area of 217 percent from 2000 to 2010. The
North Springs Improvement District provides water for portions of both Coral Springs
and Parkland and has estimated a population increase within its service area of 95.7
percent from 2000 to 2010. In comparison, Parkland anticipates a population increase of
96.8 percent from 2000 to 2010. Therefore, population projections used for water supply
planning and in this evaluation and appraisal report are consistent.
Table 2-9.
Existing and Projected Potable Water Demands (mgd).
2000
2010
2015
Coconut Creek
Service Area Population
45,165
63,338
63,338
Finished Water Demand
6.05
9.14
9.94
Parkland Utilities
2,277
7,217
7,680
0.26
0.83
0.88
North Springs
Improvement District
23,588
46,170
46,869
3.21
6.28
6.38
2020
63,338
9.63
7,932
0.91
47,577
6.47
Source: City of Coconut Creek Evaluation and Appraisal Report, 2005, and South Florida Water
Management District, LEC Water Supply Plan Update, Baseline Projections of Public Water Supply
Pumpage, Draft as of June 13, 2005, available on-line:
http://www.sfwmd.gov/org/wsd/wsp/lec/update2005/jointmeetings/may2605/baselineprojections.pdf,
accessed January 5, 2006.
25
2.8. Consideration of the Regional Affordable Housing Issue
This section will look at the housing market within Parkland, generally compare this
housing market with that of Broward County and the state, and review objectives and
policies of the Comprehensive Plan related to affordable housing. The Department of
Community Affairs asked Parkland to look at affordable housing as part of the EAR
process.
A review of housing data from the Census, summarized in Table 2-9, shows marked
differences in the type of housing available in Parkland compared to Broward County and
Florida taken as a whole. Parkland has a greater percentage of singlefamily homes than
either the County or the State taken as a whole – nearly twice the percentage as the
County – and these houses are generally larger than average, with a median number of
rooms at 7.6, compared to 4.6 (County) or 5.0 (State). According to the 2000 U.S.
Census, 81.8 percent of the houses in Parkland are single family homes; however, this
number is even higher according to the Parkland Comprehensive Plan that lists 95
percent of homes as single family. Median value and gross rent also are higher than
average, with median value approximately 140 percent higher than the median County
value and nearly 195 percent higher than the median State value, and median gross rent
about 49 percent higher than the median County gross rent and 76 percent higher than the
median State gross rent.
Table 2-10.
Housing Data from the U.S. Census, 2000.
Parkland
Broward
SFR – percent
81.8%
40.9%
Median rooms
7.6
4.6
Median value
$309,700
$128,600
Median gross rent
$1128
$757
Florida
52.3%
5.0
$105,500
$641
While 2003 data were not available from the Census for Parkland, they were available for
the County and the State, and are included in Table 2-10 in order to present an indication
of the increases in home values and gross rent estimated over the course of just three
years. 4 Similarly, increases can be assumed for va lues within the City of Parkland.
Table 2-11.
Housing Data from the American Community Survey, 2003.
Broward
Florida
SFR – percent
41.8%
52.8%
Median rooms
4.6
5.0
Median value
$193,623
$144,507
Median gross rent
$859
$724
Median house value, percent
50.56%
36.97%
change, 2000-2003
4
2003 American Community Survey Fact sheets, available from the U.S. Census: http://factfinder.census.gov
26
In order to obtain an idea of current housing prices asked in Parkland, a search of singlefamily homes for sale was undertaken on April 12, 2005. The search returned 119
properties for sale. The median asking price was $1,039,900.00, and the mean asking
price, $1,229,008.15. The mean square footage of the houses for sale (110 of 119 had
square footage listed) was 3,836 square feet, and the mean number of bedrooms was 4.8.5
While these data are just a snapshot of the ho using market in Parkland, they are indicative
of a housing market for large, high-priced homes.
The Comprehensive Plan for the City of Parkland currently has several objectives and
policies that relate to the provision of affordable housing. Some have been achieved,
while others have not been implemented. The following two tables, 2-11 and 2-12, list
objectives and policies already contained in the Plan in a matrix- format and evaluate each
for effectiveness and needed revisions, either in language or in target completion dates.
Parkland’s City Commission has also adopted Resolution 2005-31 in support of
providing housing within the County including the City for people of all income levels.
The full Resolution text can be found in the Appendix.
Table 2-12.
Existing Objective in the Land Use Element Related to Affordable
Housing.
Objective
Comments
OBJECTIVE 1.9 In order to address This objective allows land use plan amendments
Section 163.3177(6)(8) , the City shall (LUPAs) or rezonings to increase density, on the
consider, prior to adopting any Land Use condition that the application will provide
Plan Amendments or Rezoning Ordinances affordable housing and not overly burden an
which increase density, the availability of overcrowded school. The effectiveness of this
public educational facilities and consider policy is hard to measure, as no proposed LUPAs or
school siting and the future need for public rezonings have related to the provision of
educational facilities when reviewing Land affordable housing.
Use Plan Amendments, Rezonings, and
Plats, provided that where an application
commits to provide affordable housing and
said housing is not projected to place more
than 20 students in a critically
overcrowded
school
facility,
such
application will be deemed to have
satisfied this policy.
5
Real estate searched through Multiple Listing Service:
http://webapps2.planetrealtor.com/idx/pkg_IDX.pr_IDXSearch?sStateID=FL&sRealtorID=1208167&sUserType=R&s
SearchStateID=FL&sSearchSource=X on April 12, 2005, for single family homes for sale in Parkland. Analyzed by
Michele Mellgren & Associates, Inc. For the related spreadsheet, see the Appendix.
27
Table 2-13.
Existing Objectives and Policies in the Housing Element Related to
Affordable Housing.
Policy
Comments
POLICY 1.1.3 The City will evaluate and This policy is sufficient to ensure that the City will
assess the availability and appropriateness avail itself of federal, state, and local subsidies to
of federal, state and local subsidy programs provide affordable housing as appropriate.
to
provide
affordable
housing
opportunities.
POLICY 1.1.4 The City shall support any Again, this policy is sufficient to ensure that the
proposed zoning request from Broward City support any zoning requests which would
County which proposes to address the address affordable housing in the County.
affordable housing needs on a Countywide
basis provided said request is consistent
with the City of Parkland's Comprehensive
Plan.
POLICY 1.1.5 The City shall adopt The City has adopted Resolution 2005-51 in
resolutions which support regional support of addressing the affordable housing issue
affordable housing programs such as the within the City. In years past, the City has
Community Development Block Grant authorized Broward County to use its Community
Program and the Own Your Own Home Development Block Grant Program. Parkland does
Program and shall appoint a liaison to not qualify for the Own Your Own Home Program;
those programs so as to allow Parkland to therefore, this may be removed from this policy.
participate.
POLICY 1.1.6 The City shall, through its Zero lot line houses and townhouses are permitted
land development regulations, allow the residential development types in the RM-5, RM-10,
use of such low cost housing techniques and PRD zoning districts.
such as, but not limited to, mobile homes,
manufactured housing, modular housing,
cluster developments, zero lot line zoning,
and townhouses.
POLICY 1.1.8 The City will allow a This policy should be improved to define what a
reasonable amount of affordable housing reasonable ratio of affordable housing would be.
within the City of Parkland which is in
conformance with a ratio compared to the
City’s population to the overall population
of Broward County.
POLICY 1.1.9 The City shall determine No rezoning has taken place to encourage
the availability of sites for housing of low affordable housing. The City should investigate an
and moderate income families and appropriate locale to support the placement of
determine housing needs to rural and housing at a density of at least six units per acre.
farmworker households. By 2002, the City
shall, where appropriate and compatible
with existing development and zoning and
consistent with the Comprehensive Plan,
permit the rezoning of at least 5 acres to
categories in excess of 6 units per acre to
encourage affordable housing.
28
Policy
OBJECTIVE 1.3 The City will allow the
opportunity for sites on which new very
low, low, and moderate income housing,
group homes, mobile homes, and foster
care facilities could potentially be built
consistent with the character of the
community through zoning and the land
development code, as well as households
with special housing needs including rural
and farmworker households.
POLICY 1.3.1 Review City ordinances,
codes, regulations and the permitting
process on an annual basis to determine
whether there exist requirements which
systematically and unduly inhibit the
construction of quality housing that is
affordable to very low, low, and moderate
income groups.
POLICY 1.3.2 Examine the feasibility of
entering into an interlocal agreement with
the County to address very low, low, and
moderate income housing needs.
POLICY 1.3.12 Provide for a streamlined
permitting process for affordable housing
projects.
Comments
This objective is reviewed through
implementing policies, which follow.
its
No review takes place annually. The City should
perform such review and come up with
recommendations for possible revisions to
ordinances, codes, regulations, and the permitting
process to better encourage affordable housing. The
City may wish to consider amendin g this objective
to include a date for completion of such a review,
rather than an annual review.
No interlocal agreement exists or has been
proposed by the County.
No streamlined permitting process exists. Evaluate
the usefulness and feasibility of such process with
recommendations prepared concurrent with those
related to Policy 1.1.5.
POLICY 1.3.13 The City shall participate The City will participate in the development of the
in regional programs which encourage or South Florida Regional Planning Council’s
provide affordable housing.
regional housing strategy, as well as being involved
in Broward County’s affordable housing approach.
A Parkland representative has been appointed to
the South Florida Regional Planning Council’s
housing subcommittee.
POLICY 1.3.14 Adopt land development Home occupations are permitted in all residential
regulations that permit cottage industries to zoning districts.
the extent compatible with the residential
character of the City and residential
dwellings.
POLICY 1.3.15 Participate in regional Again, the City will participate in initiatives to
initiatives aimed at providing affordable address affordable housing through the SFRPC and
housing
and
cooperate
with Broward County.
intergovernmental mechanisms for this
purpose.
POLICY 1.3.16 By 2001, provide for No bonus densities exist. Evaluate the usefulness
bonus densities for affordable housing in and feasibility of such regulations, with
selected areas of the City; provided such recommendations complete concurrent with the
bonus densities are coupled with strict review recommended in Policy 1.1.5.
design and buffering standards.
29
Policy
POLICY 1.3.17 Participate in educational
programs to reverse the NIMBY effect.
POLICY 1.3.18 Encourage use of granny
flats and servants quarters on lots of
one/half acre or more by permitting same
in zoning regulations.
POLICY 1.3.20 Give priority to
applications for rezoning requests by
developers of very low, low, and moderate
income housing group homes and foster
care facilities or facilities funded by the
Florida Department of Health and
Rehabilitative Services, provided said
development commits to conform to strict
design criteria and conforms to all City of
Parkland land development regulations.
POLICY 1.3.22 Provide that any housing
for very low income, low income, and
moderate income households, mobile
homes,
manufactured
homes,
and
households with special housing needs,
including rural and farm worker
households, be located in close proximity
to commercial development so as to
provide the residents of such housing to
have access to employment opportunities
in close proximity to such housing.
POLICY 1.3.24 Give priority to
applications for rezoning requests by
developers of very low, low, and moderate
income households, group homes, and
foster care facilities or funded by the
Florida Department of Health and
Rehabilitative Services, in order to reach a
total of thirty (30) such units by the year
2005, provided said developments commit
to conform to all City of Parkland land
development regulations.
Comments
The City will continue to make such programs
available to residents, as they occur.
Guest houses/servants’ quarters are permitted in the
A-1, AE-1, and AE-2 zoning districts.
The land development regulations should be
amended to give priority to rezoning requests
related to the provision of affordable housing. As
of August 2005, no such rezoning requests have
been applied for.
Requests for construction of affordable housing
units will be evaluated as to their conformance to
this criterion.
Rezoning requests will be given such priority in the
land development regulations. Group homes are
permitted as a special exception use in the
community facilities zoning district. Currently,
there is one group home, with under six units,
operating within the City’s boundaries. The policy
may need to be revised to reflect the new agencies
that regulate groups homes and foster care
facilities, the Agency of Persons with Disabilities
and the Florida Department of Children Services.
As seen in the preceding tables, Parkland has several objectives and policies in its
Comprehensive Plan that support affordable housing, both in the City and the region.
The City will continue to monitor the effectiveness and relevance of these policies.
30
3.
AVAILABILITY AND A DEQUACY OF P UBLIC SCHOOLS
3.1. Background of the Issue
The City of Parkland has experienced a dramatic population growth since it was
established in 1963. Between 2000 and 2003 alone, the population of Parkland increased
by over 43 percent from 13,835 to 19,861. 6 This continues the trend established by the
City of rapid population increases, as the City grew from 545 residents in 1980 to 3,558
in 1990, a 552.8 percent increase, and then from 3,558 to 13,835 in 2000, a 288.8 percent
increase. According to the future land use data in the Comprehensive Plan, Parkland is
predominantly zoned for resident ial development, which comprised 6133.67 acres or 89.9
percent of the total 6822.16 acre city in 2000. Of this residential development, single
family dwellings comprised 95 percent of residential development in 2000, and the City
has an average household size of 3.18. 7 By contrast, the average household size of
Broward County is 2.45. 8 Also, the median number of rooms per housing unit is 7.9 in
Parkland, compared to 4.6 for Broward County taken as a whole. As a result, Parkland
has a larger percentage of residents who are 19 years old and younger than the County as
a whole; in Broward County, 25.72 percent of the residents are 19 years old and below,
but in Parkland, the percentage is 36.86 percent. 9 Having a larger percentage of children
than the County can lead to discrepancies in methodologies used to provide additional
public schools for Parkland residents, if population numbers are based on Broward
County data, as opposed to information targeted to the City of Parkland.
Along with the rapid population growth in Parkland, there has been an increased demand
on the public school system. Within the City of Parkland there are currently two public
elementary schools, Riverglades and Park Trails; one middle school, Westglades; and one
high school, Stoneman Douglas. Areas of Parkland located south of the Sawgrass
Expressway are served by schools located in Coral Springs: Coral Park Elementary,
Forest Glen Middle School, and Coral Springs High School. According to the Broward
County Schools Critically Overcrowded Schools Report 2004-2005, Riverglades, Park
Trails and Westglades are considered critically overcrowded schools based on both
permanent and gross capacity. Stoneman Douglas High School, Coral Park Elementary,
Forest Glen Middle and Coral Springs High School are all considered critically
overcrowded based on permanent capacity only. 10 Table 3-1, contained on the following
page, depicts this information.
As a result of the overcrowded schools within Parkland, school siting is identified as a
significant issue for the City. The City would like to address the impacts of new
6
U.S. Census 2000. Summary File 1 (SF1), Table P1, Total Population, and information provided by the City of
Parkland
7
Parkland Comprehensive Plan, Vol. III Land Use Element
8
U.S. Census 2000. Summary File (SF1), Table P17, Average Household Size
9
U.S. Census 2000. Summary File (SF1), Table P12, Sex by Age
10
Broward County Schools, School Boundaries. Appendix E Critically Overcrowded Schools 2004-05 available online
at www.broward.k12.fl.us/schoolboundaries/PDFs/CriticallyOvercrowdedSchools.pdf
3. Public Schools
31
residential development on public schools through the Comprehensive Plan, as well as
address any deficiencies that may exist in projecting the needs for future school facilities.
Table 3-1.
Schools Serving Parkland.
School
School Enrollment
Capacity
Elementary Schools
Riverglades
1016
656
Park Trails
1307
747
Coral Park (area south of
798
663
Sawgrass Expway)
Middle Schools
Westglades
1641
1280
Forest Glen (area south of
1410
1029
Sawgrass Expway)
Senior High Schools
Stoneman Douglas
3259
2138
Coral Springs (area south
2787
2038
of Sawgrass Expway)
Source: Capacity information from Broward County Public Schools 20th Day
Enrollment Report 2004-2005
Currently the Broward County School Board prepares and adopts a District Education
Facilities Plan in accordance with Florida Statute 1013.35. This Facilities Plan contains a
10-year plan to identify future schools required to meet anticipated student requirements
based on current demographic projections. 11 Within the Broward County School District,
the Boundaries Department and Facilities and Construction Management Department
work with area school superintendents, school principals, and city officials to determine
school boundaries and plan for future school requirements.
According to information provided by the Broward County Schools Demographer, Jason
Link, the Boundaries Department bases student projection numbers on a Statistical
Cohort Projection model using an aging concept moving groups of students into the
future which increases or decreases their numbers based upon past trends. The Cohort
Survival model utilizes Traffic Analysis Zones (TAZs) and historical student enrollment
data to create a survival ratio. In addition, the existing student population of schools and
the anticipated and projected certificates of occupancy that will be issued by the city as
new deve lopment occurs are also factored in to the projections. When anticipated
certificate of occupancy data is requested from the city, the data is broken down into
TAZs in order to place future demand into TAZs which are used to determine school
boundaries. Certificates of occupancy are clarified as single family, townhouse,
apartment, high rise, and mobile home developments, along with information identifying
how many units will be built in the development, number of bedrooms of the units and
the number of certificates of occupancy issued to date. If a development could have a
mix of housing unit, the Boundaries Department will use the higher generation numbers
in order to account for future school populations.
11
School Board of Broward County, Adopted District Educational Facilities Plan, FY 2004-05 to 2008-09
3. Public Schools
32
Once initial projections are prepared, many checks are performed to determine if
projections are reasonable. The district relies extensively on the cooperation and
coordination with the municipalities. Cities are requested by the Boundaries Department
and the Broward County Department of Urban Planning and Redevelopment to annually
provide certificate of occupancy projections for five years. The cohort projection is then
adjusted manually to reflect incoming students from new developments. Finally, student
generation rates are developed for each individual school by grade to anticipate future
school enrollment. The Boundaries Department uses different student generation rates
than the Broward County Land Development Code to reflect the larger household sizes
and younger demographics of cities such as Parkland. The numbers in the Broward
County Land Development Code are averaged for the entire county, and are not
necessarily reflective of the population of a specific municipality.
City officials are also involved in the school planning process, and can contact the School
Boundaries department to address the issue of locating additional schools in their
municipality. Staff from Broward County Schools meet with elected officials and city
staff, including the Planning and Zoning Board, to discuss the issue of school capacity
and locations of future schools on an as needed or requested basis. The Broward County
Schools Growth Management Department also verifies the numbers provided by the
Boundaries Department to assess the need for future school construction, using a variety
of checks and balances and works with municipalities to locate land for construction of
new school facilities. The City has signed the Interlocal Agreement for Public School
Facility Planning with the Broward County School Board, and adopted a Comprehensive
Plan amendment to the Future Land Use and Intergovernmental Coordination Elements
regarding school site and facilities planning, as required by Florida Administrative Code
9J-5.015(3)(b)(1), on July 20, 2004. Under this Agreement, a Staff Working Group
comprised of staff representatives from the School Board, Broward County and
participating municipalities meet quarterly to coordinate land use and schools facilities
planning, population and student enrollment projections, school needs and joint use
opportunities for school facilities.
Parkland is located within Planning Area A, which is identified as having three future
elementary schools in the planning stage. Elementary School #1 was planned to be
constructed during Fiscal Year 2005-2006 to relieve overcrowding at Riverglades and
Park Trails Elementary Schools; however, this has been delayed by one year according to
Broward County Schools Demographer, Jason Link. Elementary School #2 is anticipated
to be constructed during Fiscal Year 2006-2007 to relieve Challenger Elementary School
in Tamarac, among others. Elementary School #3 is currently planned for construction in
2010-2011; however, the school it will relieve has yet to be determined. The 10- year
plan does not currently contain plans for additional middle or high schools within
Planning Area A. Coral Glades High School opened in August 2004 to provide potential
relief for Stoneman Douglas, Taravella and Coral Springs High Schools. The enrollment
at Stoneman Douglas did decrease from 4,373 in September 2003 to 3,166 in February
2005, yet the school remains on the critically overcrowded list. 12 The 10-year plan does
12
Broward County Public Schools, 2003-2004 Twentieth Day Enrollment Report. Available online at
http://www.broward.k12.fl.us/schoolboundaries/20DayCount.htm
3. Public Schools
33
include funding for an additional 24 general classrooms at Stoneman Douglas beginning
in 2006-2007. 13
13
School Board of Broward County, Adopted District Educational Facilities Plan, FY 2004-05 to 2008-09
3. Public Schools
34
3.2. Social, Economic, and Environmental Impacts
3.2.1. Social Impacts
The need for quality public schools is an important quality of life issue for the residents
of Parkland. Limits on classroom sizes were established by a Constitutional Amendment
approved by the voters in 2002, and implemented by Senate Bill 30A. This Bill
establishes the maximum number of students allowed in core classrooms by Fall 2010,
and provides a schedule for school districts to measure progress in achieving this goal.
With Parkland schools already on the critically overcrowded list of schools, increasing
the number of classrooms available for local children is especially important. New
schools may be built in response to the new requirements for school concurrency, thus
addressing the demand for educational facilities. The City recognizes that schools are an
important local amenity and are a valuable asset to the local community.
3.2.2. Economic Impacts
The decision on where to locate a family is often impacted by the quality and location of
schools serving the community. By maintaining a thriving school system, municipalities
are able to attract new residents and businesses to their community. If families are
concerned as to the health of the community schools, they may be inclined to locate in
more favorable locations, which could lead to disinvestment in the community. Current
residents could also begin to look for a new place to call home, which could lead to a
declining tax base should property values decline due to deteriorating circumstances in
the city.
3.2.3. Environmental Impacts
There are no environmental impacts concerning the availability of public schools in
Parkland.
3. Public Schools
35
3.3. Relevant Comprehensive Plan Elements
As well as looking at the impacts of the issue socially, economically, and
environmentally, Chapter 163 requires that any issue identified within an EAR should
also be analyzed with regard to its impacts on existing elements and objectives of the
Comprehensive Plan.
The City of Parkland Comprehensive Plan has identified the importance of school
availability and siting of schools through a number of objectives and policies. These will
be addressed in the following analysis and recommendations will be made accordingly.
With the City experiencing rapid development, it is important for the City and Broward
County Schools to collaborate and ensure the availability of schools to meet current and
future demand.
Existing objectives and policies from the Comprehensive Plan that address the issue of
school availability and adequacy will be discussed in this section. The objectives and
policies primarily are found in the Land Use Element, although there are some objectives
and policies in both the Intergovernmental Coordination and the Parks, Recreation, and
Open Space Elements. First, the relevant objective or policy is listed, and then a brief
analysis of its effectiveness is presented. Recommended changes to the Plan are
suggested in the next section, 3.4.
3.3.1. Land Use Element
The land use ele ment addresses the need to consider the impact of future development on
the availability of local schools in Parkland. As schools in Parkland are considered by
Broward County School Board to be overcrowded at this time (2004-2005 school year),
the impacts of rezoning or land use plan amendments need to be fully analyzed in terms
of placing additional demands on the local school system. The objectives and policies
have been successful in establishing coordination and discussion between the City of
Parkland and the Broward County School Board, although the City may wish to revise
the policy concerning rezoning and land use plan amendments which increase density,
due to the current overcrowded status of local schools. The City has taken a proactive
approach in identifying two elementary school sites for future development, an effort that
may need to be expanded to include middle and high schools. In addition, the City may
wish to take a proactive approach to locating school facilities in Parkland by identifying
potential sites on the future land use map.
3. Public Schools
36
Table 3-2.
Land Use Element Assessment.
Objective or Policy
Comments
Objective 1.9 states: In order to Currently all schools located
address Section 163.3177(6)(8), within
Parkland
are
the City shall consider, prior to considered
critically
adopting any Land Use Plan overcrowded (some based on
Amendments
or
Rezoning permanent capacity, others
Ordinances which increase based on gross capacity).
density, the availability of public City officials and City staff
educational
facilities
and are working in coordination
consider school siting and the with Broward County Schools
future
need
for
public to address availability of
educational
facilities
when public schools. City staff
reviewing Land Use Plan provides
anticipated
Amendments, Rezonings, and Certificate of Occupation data
Plats, provided that where an to Broward County Schools to
application commits to provide assist in projecting future
affordable housing and said school demand.
housing is not projected to place
more than 20 students in a
critically overcrowded school
facility, such application will be
deemed to have satisfied this
policy.
Policy 1.9.1 states: The City
shall not approve any Land Use
Plan amendments which increase
density or rezonings which
increase density, unless the
applicant demonstrates that the
effect on the public school
system, and an analysis of school
siting
and
future
public
educational needs demonstrates
that the proposed Land Use Plan
amendment or rezoning is not
projected to place children in a
critically overcrowded school or
cause a school to become
critically overcrowded. Upon
adoption, this shall be the policy
of the City. Further, the City
shall adopt Land Development
Regulations
to
specifically
implement this policy.
3. Public Schools
As stated above, currently all
schools
located
within
Parkland
are
considered
critically overcrowded (some
based on permanent capacity,
others based on gross
capacity).
The City does
request applicants to submit a
Broward County School
Board Impact letter in
conjunction with applications
for zoning, plat approval or
site plan approval.
37
Recommendation
This policy is sufficient to
address Section 163.3177
(6)(8).
Parkland
has
been
successful in gaining two
additional school sites. The
developers of the Parkland
Village mixed-use project
have donated a 12-acre site
for a new elementary
school,
while
the
developers of the Parkland
Commons sold a 10-acre
site to Broward County for
a future school to be built
2007-2008.
The City may wish to
revise this policy. Schools
in Parkland are critically
overcrowded, and projected
to remain so through 20092010 (except for Stoneman
Douglas High School). The
policy as written would
prohibit any Land Use
Amendments or rezonings
that increase density unless
additional elementary and
middle schools are built in
Parkland. Instead, the City
may wish to include
policies used to address
school mitigation in the
Comprehensive Plan.
Objective or Policy
Policy 1.9.2 states: The City
shall seek, by all available legal
means, to encourage all persons
applying for plat approval within
the City, to work with the
Broward County School Board
to assure that issues relating to
the availability of public school
facilities, school siting, and an
analysis of future public
educational facility needs is
taken into account as relates to
the impact of the plat.
Comments
The City annually provides
the Broward County School
Board
with
anticipated
Certificates of Occupation for
the next 5 years. School
Board staff has met with
applicants to discuss need for
additional school locations.
Recommendation
This policy has been
successful in encouraging
applicants to work with the
School Board to address the
availability
of
public
schools.
Due to the number of
overcrowded schools serving
Parkland, and the increasing
cost of land, it is in both
Parkland and the School
Board’s advantage to secure
facilities as expeditiously as
possible.
examine the future land use
map and present the School
Board with potential sites
for
future
school
development in order to
expedite
the
land
acquisition phase of school
planning.
Bi-annually, determine the effect
of Land Use Plan Amendment
approvals, rezonings, and plat
approvals, on the availability of
public educational facilities and
sites to meet the present and
future needs of the citizens of the
City of Parkland.
Policy 1.10.2 states:
Local
governments within Broward
County shall coordinate
with the School Board of
Broward County to achieve an
expedited development review
procedure for public elementary
and
secondary
education
facilities.
3.3.2. Intergovernmental Coordination Element
This element addresses the interlocal agreement signed by the City of Parkland and the
Broward County School Board to address the siting of schools in Parkland. This
interlocal agreement was required as a result of Florida Administrative Code 9J-5.015(3)
(b)(1). As part of the interlocal agreement, workgroups were established between the
School Board and City staff to discuss issues of school location, school population and
school availability.
3. Public Schools
38
Table 3-3.
Intergovernmental Coordination Element Assessment.
Objective or Policy
Comments
Recommendation
Objective 1.1 states: The City As part of the interlocal The policy is adequate in
shall initiate semi-annual contact agreement for Public School addressing this concern.
through formal and informal Facility Planning with the
meetings with Broward County Broward County School
School Board, Broward County Board the City participates in
Board
of
County workgroups with School
Commissioners, and County Board staff to discuss school
officials, adjacent municipalities, availability.
and other regional and local
agencies providing services or
regulatory control over the use
of land within Parkland.
Record of meetings with other
units of local government and
the School Board and other
special districts.
3.3.3. Parks, Recreation, and Open Space Element
This element addresses the connectivity between school location and parks, recreation,
and open space throughout the City. The involvement of City of Parkland staff,
developers and School Board staff is important in the selection of appropriate sites for
future schools in the City.
Table 3-4.
Parks, Recreation, and Open Space Element Assessment.
Objective or Policy
Comments
Recommendation
Policy
1.1.5
states: As part of the Interlocal This policy has been
Neighborhood park sites may be Agreement for Public School sufficient.
For
the
adjacent to elementary school Facility Planning with the discussion
of
parks,
sites. In preparing plats and site Broward County School recreation, and open space,
plans, developers are directed to Board, the City participates in please see Section Six.
work with the City Parks workgroups with School
Department and the Broward Board staff to discuss school
County School board. The City availability and siting.
of Parkland shall participate in
the site selection process for
schools located in the City.
Policy 1.4.7 states: The City of
Parkland shall participate with
landowners and the Broward
County School Board in the site
selection process for schools
located in the City.
3. Public Schools
Engaging landowners early in
the site selection process is
highly advantageous.
The
City may wish to analyze the
vacant land available in
Parkland and pre-select sites
for schools to streamline the
school siting process.
39
This policy is sufficient and
has been successful in
engaging landowners, the
City and Broward County
School Board staff in site
selection of schools.
3.4. Recommended Changes to the Comprehensive Plan
Specific recommendations are detailed below. These do not constitute the EAR-based
amendments; those will be filed after the EAR has been found sufficient by the DCA, and
the actual amendments may differ from the suggestions presented here.
The City of Parkland ha s established policies in the Comprehensive Plan to address the
siting of schools in the City; however, all schools in Parkland are currently considered to
be critically overcrowded, and some of the policies may need to be revised to address this
issue. Schools are projected by the County to remain critically overcrowded during the
short-term planning interval; therefore, the City will need to continue working with the
Broward County School Board to ensure availability of school facilities to meet the needs
of residents. Policy 1.9.1 as written restricts the ability of the City to approve land use
plan amendments and rezonings that increase density. Mitigation strategies to address
school capacity developed by the City should be included in the Comprehensive Plan. As
the City approaches build-out and must address annexation issues, the policy may need to
be revised to allow for LUPAs or rezonings, predicated upon mitigating criteria, as
possible. Policy 1.10.1 may also need to be expanded to allow for the City to take a more
proactive approach to the siting of local schools and identify suitable sites on the future
land use map to expedite the process of acquiring school facilities.
Table 3-5.
Land Use Element Assessment.
Objective or Policy
Comments
Policy 1.9.1 states: The City shall Currently all schools located
not approve any land use plan within
Parkland
are
amendments which increase considered
critically
density or rezonings which overcrowded (some based on
increase density, unless the permanent capacity, others
applicant demonstrates that the based on gross capacity). The
effect on the public school City does request applicants
system, and an analysis of school submit a Broward County
siting
and
future
public School Board Impact letter in
educational needs demonstrates conjunction with applications
that the proposed Land Use Plan for zoning, plat approval or
amendment or rezoning is not site plan approval.
projected to place children in a
critically overcrowded school or
cause a school to become
critically overcrowded. Upon
adoption, this shall be the policy
of the City. Further, the City shall
adopt
Land
Development
Regulations
to
specifically
implement this policy.
3. Public Schools
40
Recommendation
revise this policy. Schools
in Parkland are critically
overcrowded, and projected
to remain so through 20092010 (except for Stoneman
Douglas High School). The
policy as written would
prohibit any Land Use Plan
Amendments or rezonings
that increase density unless
additional elementary and
middle schools are built in
Parkland.
include policies used to
address school mitigation in
the Comprehensive Plan.
Objective or Policy
Policy 1.10.2 states:
Local
governments within Broward
County shall coordinate
with the School Board of
Broward County to achieve an
expedited development review
procedure for public elementary
and
secondary
education
facilities.
3. Public Schools
Comments
Due to the number of
overcrowded schools serving
Parkland, and the increasing
cost of land, it is in both
Parkland and the School
Board’s advantage to secure
facilities as expeditiously as
possible.
41
Recommendation
examine the future land use
map and present the School
Board with potential sites
for
future
school
development in order to
expedite
the
land
acquisition phase of school
planning.
4.
P RESERVATION OF E XISTING Q UALITY OF L IFE: TRAFFIC
PATTERNS AND ROADWAY E XPANSION
An important issue for Parkland is preserving the existing character of the City. Parkland
is a predominantly residential community, located along the Broward County-Palm
Beach County line, and experiences little through traffic to surrounding municipalities.
Two proposed roadway expansions concern the City, due to the anticipated traffic impact
on the community.
The main east-west road through the City of Parkland is Holmberg Road, which runs
from the border with Coral Springs to U.S. 441. Holmberg Road serves residential
communities in Parkland, and is currently a two-lane roadway, except between
University Drive and Coral Springs Drive, where it is a four- lane roadway. The Broward
County MPO 2030 Long Range Transportation Plan Update lists the widening of this
road to four lanes as a need, but the cost-feasible plan does not indicate that the widening
would be funded. The City has an objective in the Comprehensive Plan opposing the
expansion of Holmberg Road due to the potential to negatively affect the semi-rural
nature of Parkland.
Several north-south roads in Broward County currently terminate in the City of Parkland,
including University Drive. This roadway is the subject of the proposed Western
Broward/Palm Beach Connector project. The Florida Department of Transportation
(FDOT) project would expand University Drive into Palm Beach County to help address
traffic congestion in the western sections of both counties. Currently, U.S. 441 is the
westernmost roadway that connects the counties. The expansion of University Drive from
Holmberg to County Line Road is included in the list of cost feasible highway projects of
the 2030 Long Range Transportation Plan Update. 14 In 2003, several locations along
University Drive were added to FDOT’s list of “Top 30 Most Traveled Non-Freeway
Locations” within Broward County. 15 Given this fact, the project that would expand
University Drive northward through the City into Palm Beach County would most likely
attract considerable through traffic, something that may have negative effects on local
residents. The City has passed a resolution in support of extending University Drive up
to the county line, but does not support the use of University Drive as a new connector
road between Broward and Palm Beach Counties.
Traffic flow would be drastically increased at intersections like University Drive and
Sawgrass Expressway, University Drive and Holmberg Road, and the soon to be
constructed University Drive and County Line Road; all within the City. University
14
2030 Update accessible on-line: http://www.browardlrtp.org/CF%20Plan.htm Accessed 6/1/2005.
Kimley-Horn & Assoc., 2005. Western Broward/Palm Beach Connector Corridor Report. Available:
http://www.wbpbc.com/documents.asp?area=&ExpandGroupID=11907. Accessed on 2/17/05.
15
4. Quality of Life
42
Drive splits the City of Parkland almost in half and, as a result, widening and extending
University Drive to a six- lane divided highway would create conditions that will
negatively affect the City and its quality of life (see Map 4-1. Street Map, contained after
the following page). According to FDOT, traffic growth in the ten years between 1993
and 2003 increased by 60 percent within Parkland, and this number could be expected to
increase significantly if the University Drive project were to be constructed. Expanding
University Drive and extending it into Palm Beach County would also negatively affect
the residents who live along the existing roadway, and would also have an impact on
access roads to local residential communities and Pine Trails Park. Land uses alongside
the existing University Drive are predominantly residential, with the exception of some
community facilities. The only land designated as commercial along University Drive is
at the northwest corner of the intersection with Trails End. A six- lane divided highway
would be out of character with the surrounding area.
The City of Parkland recognizes the importance of addressing transportation from a
regional perspective. Parkland is committed to coordinating with Broward County and
FDOT to support a multimodal transportation network. This includes active involvement
with the Broward County MPO and County Transit Division to provide area-wide
coordination for transit safety. Additionally, the City will develop programs with future
employers to encourage the use of transit, van pools, and other methods to decrease
single-car ridership in the region. Access points for transit locations based on major trip
generators and attractors will also be coordinated with the County. These would be
expected to occur along the U.S. 441 boundary of the City, as opposed to within the
semi-rural residential communities of Parkland. Recently, the City has entered into an
interlocal agreement with Broward County Transit to begin operation of a community bus
service in the eastern half of Parkland. The City also participates in the SR 7/US 441
Collaborative, which has as one its goals facilitation of development of land uses
supportive of bus rapid transit along the US 441 corridor.
4. Quality of Life
43
Map 4-1.
4. Quality of Life
Street Map
44
The expansion and extension of roadways that traverse the City of Parkland will have
negative social impacts. The expansion of University Drive into Palm Beach County,
especially, would negatively impact the quality of life that citizens currently enjoy and
diminish the semi-rural character of the City. The connector would also impact existing
open space within the City, creating a less comfortable and peaceful place to live, and
decreasing the citizens’ opportunities to enjoy their surroundings, particularly by
affecting the multiuse trail system. The road expansion and connector would increase
traffic through Parkland, resulting in a diminished sense of connectivity and place.
University Drive is already the largest in width roadway in the City; further expansion
would only serve to divide the City into half. Thus, the anticipated social impact of
building the connector would be a decrease in the quality of life that the citizens currently
enjoy.
The roadway expansion and connector will diminish the attractiveness of the community,
resulting in a less desirable place to live. The more attractive the community, the more
stable the housing values, ensuring the economic stability of the community. Also, the
typical developments that are established along other parts of University Drive and
similar six lane arteries are strip malls and big box retailers. Preserving the City’s semirural setting will maintain the desirableness of the area, continuing to give the City a
strong, stable economic base.
The Western Broward/Palm Beach Connector will have many environmental impacts on
the area. Building such a project will disrupt the tranquility that is currently experienced
by the City’s inhabitants. Continuing to preserve the green spaces that have been
designated as such will give the citizens an experience that is hard to find in other cities.
Currently, the City is planning to expand its existing trail system. Policies that resist the
roadway expansion project will ultimately encourage the trail system and allow
environmentally sensitive lands to prosper. Ultimately, any development that will
increase traffic will have negative environmental impacts. Additional rights-of-way
would have to be acquired affecting drainage and wildlife in the area. Expanding
Holmberg Road would negatively impact an existing Cypress area as well as a linear
park.
4. Quality of Life
45
The City of Parkland’s adopted Comprehensive Plan states that the City wishes to remain
semi-rural; to resist a transportation system that promotes through traffic and increased
density; to preserve and enhance natural resources of the community; to preserve the
quality of life; and to provide sufficient green space. These ideas are presented through
specific goals, objectives, and policies as stated in the City’s Comprehensive Plan.
The Comprehensive Plan emphasizes the need for a safe roadway network that is of an
appropriate nature for the City of Parkland. Several objectives and policies in the Plan
clearly address concerns that expanding and extending specific roads will increase the
amount of through traffic in the City, something that would detract from the quality of
life currently experienced by residents. The importance of maintaining the aesthetic
appeal of the City is expressed through objectives and policies requiring the use of
buffers and landscape design to minimize the negative appearance of roadways in
Parkland, in addition to coordinating roadways with the multi-purpose trail network that
is being extended throughout the City. The Plan also emphasizes, through existing
objectives and policies, the willingness of the City, to coordinate with local, county and
state governments and agencies in establishing a regional transportation network.
4.3.1. Future Land Use Element
Future Land Use Element Policy 1.3.2 states “Subdivisions shall be designed so that all
individual lots have access to the internal street system, and lots along the periphery
buffered from major roads and incompatible land uses.” If existing roadways were to be
extended or expanded, additional traffic and associated noise would have a negative
affect on residential lots adjoining the roadway. The current policy is sufficient at this
time, although expanding Holmberg Road and/or University Drive may require additiona l
policies to address the need for additional buffering of existing residential properties.
Table 4-1.
Future Land Use
Objective or Policy
Policy 1.3.2 states: Subdivisions
shall be designed so that all
individual lots have access to the
internal street system, and lots
along the periphery buffered
from major roads and
incompatible land uses.
Element Assessment
Comments
Recommendation
Expanding University Drive This policy is sufficient.
and/or Holmberg Road would
have a negative impact on
residential uses adjoining the
roadway.
Additional
buffering (if possible) would
be required.
4.3.2. Transportation Element
Providing a safe, convenient and efficient motorized and non-motorized transportation
system is identified as one of the goals of the Comprehensive Plan. The City has
emphasized the importance of establishing this system, while still maintaining a pleasant
environment for residents, particularly through the implementation of a multiuse trail
4. Quality of Life
46
system. Expanding roadways that encourage through traffic will not only negatively
affect the quality of life experienced by the residents, but will also impact the trail system
already in development. The multiuse trail system is intended for use by pedestrians,
wheelchairs, bicycles, baby strollers and horses, and would not be compatible with the
extension and expansion of University Drive. The City is also exploring the use of private
golf carts along local roadways, resulting in the need to consider golf cart crossings when
addressing roadways. Additional rights-of-way would be required to expand Holmberg
Road, and as such, the existing multiuse pathway along Holmberg Road would be
negatively impacted by an expansion of this roadway.
The importance of aesthetics is emphasized in the Transportation Element by way of
Objectives and Policies that enforce landscape and sign criteria along the roadways, such
as Policies 1.1.4 and 1.1.6.
It is also important to recognize the City’s wishes to discourage and prevent external
traffic flow through the City as specifically stated in Objective 1.5. This objective
outlines the process by which the City would like to prevent through traffic on Holmberg
Road and Riverside Drive. The City has adopted policies to support this objective, which
states that the City will “evaluate utilizing such methods as no through trucks and weight
restrictions, 4-way stop signs at intersections, and reduced speed limits.” The City has
obtained ownership and control of Holmberg Road, and will coordinate with Broward
County on roadway plans, and require that no further expansion of Holmberg and
Riverside Roads occurs, so that development that might lead to road expansion is
deterred. These policies will help maintain the City’s identity as a semi-rural community.
Table 4-2.
Transportation Element Assessment.
Objective or Policy
Comments
Objective 1.1: The City's In addition to establishing an
transportation
system
will efficient roadway system, the
emphasize safety, efficiency and importance of protecting
aesthetics and protection of residential areas needs to be
residential areas.
specifically
reviewed.
Expanding roadways would
Annually, review the City's affect local residents that
transportation system to
would have to traverse the
determine if the roadway system roadway to reach the multiis adequately moving traffic to purpose trail system, therefore
determine if the actual daily the system needs to be
TRIPS on any particular reviewed to ensure the
roadway exceeds LOS D. Also accessibility of the trail
review the roadway system to system is maintained.
determine if adequate screening
of residential developments from Adequate screening should
the impact of vehicular traffic also address specific aesthetic
has been maintained.
concerns to ensure buffers
and landscaping is sufficient.
4. Quality of Life
47
Recommendation
expand
on
“adequate
screening of residential
developments”
to
sufficiently address the
concerns of aesthetics,
safety
and
continued
accessibility of the multiuse trail system or consider
whether
these
are
adequately addressed in the
Land Development Code.
Objective or Policy
Policy 1.1.2: The system shall
provide for smooth, logical
traffic flow patterns and require
the application of safe,
geometric design principles but
shall discourage the use of
Holmberg Road, Parkside Drive,
Trotters Lane, and Riverside
Drive as through roads.
Policy 1.1.4: The City shall
adopt and enforce criteria for
landscaping and signs along
roadways. All roadways adjacent
to residential development shall
be heavily buffered and no
roadways adjacent to residential
areas shall be built which are not
heavily buffered.
carefully review the plans for
connections and access points of
driveways and roadways to
ensure they are compatible with
sound engineering standards and
provide an aesthetically pleasing
visual experience.
Policy 1.1.6: The traffic
circulation
system
shall
minimize
the
impact
on
residential
areas
through
appropriate location, design,
landscaping and buffering.
ensure a multipurpose trail
system in the planning of future
roadways. The City shall prepare
a conceptual multipurpose trail
system to be used as a guide in
developing a multipurpose trail.
4. Quality of Life
Comments
Recommendation
This policy is sufficient.
This City may wish to
amend this policy to clarify
the intended effect so that it
reads: “The City shall adopt
… All roadways adjacent to
residential
development
shall be heavily buffered.”
This would sufficiently
address
buffering
for
roadways near residential
development.
This policy may need to be
amended to address safety
issues that need to be
considered if the University
Drive and/or Holmberg
Road projects are approved.
Expanding and extending
University Drive would have
a negative effect on access
points to existing residential
development.
Expanding
Holmberg Road would also
impact numerous local roads
throughout the City.
Expanding University Drive This policy is sufficient.
to six lanes would have a
significant impact on existing
residential areas throughout
Parkland.
48
Objective or Policy
Objective 1.3: Ensure the
transportation system is based on
a coordinated planning effort by
ensuring
consistency
with
FDOT, the Broward County
Trafficways Plan, the City's
Comprehensive
Plan,
and
adjacent planning efforts in Palm
Beach County, Coral Springs
and Coconut Creek and that it is
consistent with the policies set
forth herein.
Comments
Recommendation
This objective is sufficient
to encourage collaboration
between neighboring cities
and consistency with state
and county plans. The City
also coordinates with the
Broward County MPO and
the
Broward
County
Planning Council, and the
objective could be amended
to
reference
these
organizations as well.
Biannually, review the status of
the system with Broward
County, FDOT, Coconut Creek,
Coral Springs, and Palm Beach
County.
Policy 1.3.1.: Plans for new
roadways or other transportation
facilities will be reviewed in
accordance with FDOT, MPO
and adjacent communities' future
or ongoing plans and projects
but shall be consistent with the
City's insistence that Holmberg
Road remain two lanes and
Riverside Drive four lanes with a
termination point at Holmberg
Road for any motorized vehicles.
4. Quality of Life
This policy is sufficient in
addressing
the
City’s
concern; however, the City
may wish to include
University Drive in this
policy.
49
Objective or Policy
Objective 1.4: The City of
Parkland intends to provide a
multipurpose trail system for
non-motorized
vehicles
sufficient to meet the needs and
interests of the residents of
Parkland. This system will be
provided as development occurs
up to the anticipated build out
year of 2010. During site plan
development permit review
developers will be required to
dedicate and construct a
multipurpose trail sufficient to
meet the City's requirements.
The City shall develop a plan
depicting the multipurpose trail
system.
Biannually, review the status,
deficiencies, and progress of the
trail system.
4. Quality of Life
Comments
50
Recommendation
expand this Objective to
include coordination with
FDOT and Broward County
to
ensure
that
the
multipurpose trail system
would not be negatively
impacted by proposed
roadway projects.
Objective or Policy
Objective 1.5.: The City will
utilize all possible methods to
discourage and prevent external
traffic flow through the City,
through Holmberg Road or
Riverside Drive. Holmberg Road
shall remain a local two lane
road whose primary aim will be
to serve the residents of the City.
All attempts to widen Holmberg
Road shall be discouraged and
resisted. Vehicular use of
Riverside Drive shall terminate
at Holmberg Road and Riverside
Drive shall remain a four lane
road. All attempts to widen or
extend Riverside Drive as a
vehicular thoroughfare north of
Holmberg Road shall be
discouraged and resisted.
Consider right-of-way north of
Holmberg Road in the former
Riverside Drive extension for
use
as
a
nonvehicular
recreational thoroughfare.
Comments
Recommendation
include University Drive to
this policy to reflect the
additional
concern
of
through traffic in Parkland.
This policy is unclear as to
where in the City these
methods would be introduced,
and what the measurable
outcome would be.
clarify this policy in terms
of location and desired
outcome for these methods.
Annually,
review
the
transportation
system
to
determine if any actions have
been approved which promote
through traffic within the City.
Policy 1.5.1.: The City will
evaluate utilizing such methods
as no through trucks and weight
restrictions, 4-way stop signs at
intersections, and reduced speed
limits.
4. Quality of Life
51
Objective or Policy
Policy 1.5.3.: Assure that any
extension of Holmberg Road
westward is a two lane road only
and does not significantly
increase traffic on Holmberg
Road east of University Drive; if
such an extension cannot be
achieved
in
the
manner
consistent
with
presently
approved plans for a “round
about” as the C-20 canal and a
two land road, Holmberg Road
should be terminated prior to
Pine Island Road.
Policy 1.5.4:
1. Obtain ownership and control
of Holmberg Road pursuant to
agreement with Broward County
and maintain as a local roadway.
2. Work with Broward County to
limit any plans for widening
Holmberg Road to four (4) lanes.
3. Expand existing agreement
with Broward County
Department
of
Natural
Resources
and
Protection
(DNRP) requiring that part of
Holmberg Road be two (2) lanes.
continue to protect the safety of
motorists,
bicyclists,
and
pedestrians on local streets
through its transportation system
management strategy of
conducting in-depth studies of
local neighborhood circulation
and,
where
demonstrated
problems exist, implementing
traffic
calming
measures
allowing
circulation
modifications, including but not
limited to: street closure, speed
bumps, roundabouts and turn
restrictions
for
one
way
movements only.
4. Quality of Life
Comments
Recommendation
Expansion of Holmberg Road
is not listed as a cost-feasible
project in the 2030 update of
the
Long
Range
Transportation Plan.
sufficient in resisting the
expansion of this local
roadway.
address the concerns of the
City.
52
Objective or Policy
Objective 1.7: In recognition of
the significant equestrian and
bike traffic in the City, and the
need for areas where such
traffic can travel without
interference from motorized
vehicles, consider use of
dedicated right-of-way for
Riverside Drive north of
Holmberg for use as a
nonvehicular thoroughfare for
horse and bike traffic and
pedestrian use only.
Comments
Recommendation
This policy emphasizes the This policy is sufficient.
importance
of
the
multipurpose trail system and
would limit the amount of
vehicular traffic traveling
This element addresses the importance of providing a multipurpose trail system to the
residents of Parkland. The trail system is an integral component of the Parks, Recreation,
and Open Space programs that seeks to provide a safe, enjoyable means of transportation
for pedestrians, bicyclists, equestrians and individuals in wheel chairs or with baby
strollers between the parks and open spaces located throughout the City. Policy 1.3.1
describes the multilevel structure of the trail system, with Levels Two and Three located
alongside roadways in Parkland. As roadway projects are reviewed by the City, it is
important to ensure safe accessibility in relation to the trail system as addressed in Policy
1.3.2.
4. Quality of Life
53
Table 4-3.
Objective or Policy
Comments
Recommendation
Policy 1.3.1: The multipurpose
trail system is a transportation
describing the levels of the
system which will accommodate
multi-purpose trail system.
pedestrians, wheelchairs,
bicycles, baby strollers, and
horses. This is a multilevel
system of access which will be
reviewed for implementation
which may include the following
levels:
Level One: The Regional Trail
System
Level Two: A system parallel to
the Broward County
Trafficways corridors shown in
the City’s Traffic Circulation
Element and the extension of
Holmberg Road
Level Three: Connectors or links
from the Trafficways to Parks,
Schools and other land uses in
the City of Parkland.
Level Four: Connectors along
canals, drainage easements or
along back or side lot lines of
land uses.
Policy 1.3.2: The multipurpose
trails system wherever feasible
should have adequate access to
the adjacent land uses, except
that access to individual single
family homes is not required. A
single family home development
or project where feasible, should
provide adequate access to and
from the trail system where such
projects (plats) abut the trail
system.
Access
to
the
multipurpose trail from
multiple family residential uses
and non-residential uses should
also be provided where feasible
by developers.
4. Quality of Life
address the need for
accessibility to the trail
system.
54
Objective or Policy
enforce its requirements which
require adequate landscaped
buffer areas for residential and
non-residential uses. For nonresidential uses, these buffers
shall, at minimum, be of
adequate size to accommodate
the
scenic
corridor
and
multipurpose trail system.
Policy 1.4.5: The City should
request the County, the State of
Florida and the appropriate
developers to construct or assist
in constructing grade-separated
crossings at SR 441, Lyons
Road, University Drive, and the
Sawgrass Extension.
4. Quality of Life
Comments
Recommendation
require adequate buffering
for residential areas.
55
While the Comprehensive Plan has generally been successful in restricting unwanted
expansion of roadways, the Plan could be strengthened to more specifically address the
concerns of the City, by amending the Transportation Element to specifically address the
proposed expansion of University Drive and associated through traffic. The City may
wish to expand on the importance of aesthetics and protection of residential areas from
roadway projects, in addition to including Broward County and FDOT in the
coordination of the multipurpose trail system. The Parks, Recreation, and Open Space
Element should be amended to ensure residents continue to have access to the
multipurpose trail system.
4.4.1. Transportation Element
Within the Transportation Element, there are several objectives and policies that the City
may wish to review and clarify. Policy 1.1.4 addresses the need for signs, landscaping
and buffering along new roadways. This policy may need to be amended to be sure
requirements would be sufficient to mitigate the impact of a six- landed highway. Policy
1.1.5 is concerned with connections and access points of driveways and roadways, in
terms of engineering standards, and aesthetic features. The City may wish to specifically
address safety as a factor, particularly if the Holmberg Road or University Drive projects
become reality.
Additionally, several policies and objectives address specific roadways that are areas of
concern for the City. Policy 1.3.1 calls for coordination with State, County and local
governments concerning transportation plans that are ongoing or affecting neighboring
communities, with specific criteria in place concerning Holmberg Road and Riverside
Drive. In light of the City’s concern over the Western Broward/Palm Beach Connector,
the City may want to add University Drive to this policy, along with including University
Drive as part of Objective 1.5. Finally, Policy 1.5.1 states that the City may evaluate
using methods such as reduced speed limits, no through trucks etc., but does not provide
a measurable goal or list where these methods would be introduced. The City may wish
to clarify this policy.
Parkland may also want to add a policy that would promote County Line Road as an
alternate route for traffic that currently uses Holmberg Road. The expansion of County
Line Road from Coral Ridge Drive to the Hillsboro Boulevard Extension is listed in the
2030 Cost Feasible Broward County MPO plan.
4. Quality of Life
56
Table 4-4.
Transportation Element Recommended Changes.
Objective or Policy
Comments
Recommendation
Objective 1.1: The City’s In addition to establishing an The City may wish to
transportation
system
will efficient roadway system, the expand
on
“adequate
emphasize safety, efficiency and importance of protecting screening of residential
aesthetics and protection of residential areas needs to be developments”
to
residential areas.
specifically
reviewed. sufficiently address the
Expanding roadways would concerns of aesthetics,
Annually, review the City’s affect local residents that safety
and
continued
transportation system to
would have to traverse the accessibility of the multidetermine if the roadway system roadway to reach the multiuse trail system.
is adequately moving traffic to trail system, therefore the
determine if the actual daily system needs to be reviewed
TRIPS on any particular to ensure the accessibility of
roadway exceeds LOS D. Also the trail system is maintained.
review the roadway system to
determine if adequate screening Adequate screening should
of residential developments from also address specific aesthetic
the impact of vehicular traffic concerns to ensure buffers
has been maintained.
and landscaping is sufficient.
This City may wish to
adopt and enforce criteria for
amend this policy to state
landscaping and signs along
that no roadways adjacent
roadways. All roadways
to residential areas shall be
adjacent
to
residential
built or expanded which are
development shall be heavily
not heavily buffered.
buffered and no roadways
adjacent to residential areas
shall be built which are not
heavily buffered.
Policy 1.1.5: The City shall Expanding and extending This policy may need to be
carefully review the plans for
University Drive would have amended to address safety
connections and access points of a negative effect on access issues that need to be
driveways and roadways to points to existing residential considered if the University
ensure they are compatible with development.
Expanding Drive and/or Holmberg
sound engineering standards and Holmberg Road would also Road projects are approved.
provide an aesthetically pleasing impact numerous local roads
visual experience.
4. Quality of Life
57
Objective or Policy
Policy 1.3.1.: Plans for new
roadways or other transportation
facilities will be reviewed in
accordance with FDOT, MPO
and adjacent communities’
future or ongoing plans and
projects but shall be consistent
with the City’s insistence that
Holmberg Road remain two
lanes and
Riverside Drive four lanes with a
termination point at Holmberg
Road for any motorized vehicles.
Objective 1.4: The City of
Parkland intends to provide a
multipurpose trail system for
non-motorized
vehicles
sufficient to meet the needs and
interests of the residents of
Parkland. This system will be
provided as development
occurs up to the anticipated build
out year of 2010. During site
plan development permit review
developers will be required to
dedicate and construct a
multipurpose trail sufficient to
meet the City’s requirements.
The City shall develop a plan
depicting the multipurpose trail
system.
Biannually, review the status,
deficiencie s, and progress of the
trail system.
4. Quality of Life
Comments
Recommendation
addressing
the
City’s
concern, however, the City
may wish to include
University Drive in this
policy.
expand this Objective to
include coordination with
FDOT and Broward County
to
ensure
that
the
multipurpose trail system
would not be negatively
affected
by
proposed
roadway projects.
58
Objective or Policy
Objective 1.5.: The City will
utilize all possible methods to
discourage and prevent external
traffic flow through the City,
through Holmberg Road or
Riverside Drive. Holmberg Road
shall remain a local two lane
road whose primary aim will be
to serve the residents of the City.
All attempts to widen Holmberg
Road shall be discouraged and
resisted. Vehicular use of
Riverside Drive shall terminate
at Holmberg Road and Riverside
Drive shall remain a four lane
road. All attempts to widen or
extend Riverside Drive as a
vehicular thoroughfare north of
Holmberg Road shall be
discouraged and resisted.
Consider right-of-way north of
Holmberg Road in the former
Riverside Drive extension for
use
as
a
nonvehicular
recreational thoroughfare.
Comments
Recommendation
include University Drive to
this policy to reflect the
additional
concern
of
through traffic in Parkland.
This policy is a little unclear
as to where in the City these
methods would be introduced,
and what the measurable
outcome would be.
clarify this policy in terms
of location and desired
outcome for these methods.
Annually,
review
the
transportation
system
to
determine if any actions have
been approved which promote
through traffic within the City.
Policy 1.5.1.: The City will
evaluate utilizing such methods
as no through trucks and weight
restrictions, 4-way stop signs at
intersections, and reduced speed
limits.
4. Quality of Life
59
5.
P RESERVATION OF E XISTING Q UALITY OF L IFE: EFFECTS
OF B UILD-O UT
The City of Parkland is expected to reach build-out in 2010. The EAR estimate of the
population at that time is 27,244. However, according to Broward County projections, the
population of Parkland at build-out will be 37,543, a difference of 10,299 residents.16
Although the City feels that the Broward County figure over-estimates the 2010
population, it is used in these analyses in order to assess the greatest possible effects of
build-out. Maintaining the quality of life in Parkland is important to the City as the
population increases and vacant la nd decreases. Parkland is predominantly a residential
community. Ensuring an appropriate mix of residential and commercial use is the main
area of concern for the City. Other effects of build-out such as the availability of school,
and parks, recreation, and open space, are discussed in Sections Three and Six,
respectively.
In order to establish a baseline for an appropriate ratio of commercial to residential
properties in the City, an analysis was done to determine what this ratio was in 2000. In
2000, 89.9 percent of land in Parkland was designated for any residential use, with four
percent designated as commercial or commercial business. This amounts to 6,133.67
acres for residential development, and 278.08 acres for commercial development. When
looking at this as a ratio, for every 22 acres of residential land, there is one acre of
commercial land.
In 2001 and 2002, an additional 1,150.36 acres were annexed into the City. All of these
parcels have a residential land use, increasing the amount of residential land in Parkland
to 7,284.03 acres. This changed the ratio to its existing ratio, 26 to 1.
As further discussed in Section Seven, the City will most likely annex an additional
787.66 acres by 2008. Should the City choose to adopt future land use designations that
reflect those in place by the County, this land would also be designated as residential.
This would increase the amount of residential land in Parkland to 8,071.69 acres, and
change the ratio of residential to commercial land to 29 to 1.
The City may wish to designate additional lands as commercial in order to serve the
future needs of local residents. Adding more commercial land would ensure that
residents would be able to meet their daily needs without having to travel outside the City
of Parkland. Designating more land as commercial would also increase the property tax
base of the City. According to the future land use map, commercial parcels are located
along State Road 7/U.S. 441, Parkside Drive, University Drive, and Nob Hill Road.
Upon annexation of land adjacent to University Drive, this may be an appropriate
16
Broward County Population Forecasting Model, 2004
5. The Effects of Build-Out
60
location to designate additional land for commercial uses in order to serve the
community. This section of the EAR analyzes how well the Comprehensive Plan
addresses commercial development within Parkland.
Additional factors to consider when discussing build-out include availability of parks,
recreation, and open space in order to maintain the adopted LOS of ten acres of park per
1,000 residents. The estimated population at build-out in 2010 of 37,543 would result in a
requirement of 375.43 acres of parks, recreation, and open space. According to updates to
the 2003 parks inventory, the City currently has 298.592 acres of parks, recreation, and
open space. This includes 44.542 acres of private open space and recreation facilities. In
order to meet the adopted LOS in 2010, an additional 76.888 acres of open space will be
required. However, using the estimate prepared for the EAR of the City’s population at
build-out of 27,244, the LOS at build-out is projected to be almost 11 acres per 1,000
residents, surpassing the adopted LOS. There are few large vacant parcels available
which could become parks in the future; however, much of the vacant land is comprised
of individual lots averaging one acre in size. Larger areas should be considered for
acquisition by the City in order to maintain its adopted LOS for parks and recreation.
The City could amend the Comprehensive Plan to allow joint recreation facilities that are
subject to an interlocal agreement with the Broward County School Board to count
towards meeting the level of service standard, as permitted. This is further addressed in
Section Six.
Considering the availability of schools, schools in Parkland are currently considered to be
overcrowded, according to the Broward County School Board. As the population of
Parkland continues to grow, having adequate school capacity will be a requirement.
Schools are also now considered infrastructure and, as such, are subject to concurrency
requirements. The City has been successful in acquiring school sites from developers, and
will need to continue working with developers to ensure school facilities are available as
build-out occurs. This is further addressed in Section Three, Availability and Adequacy
of Public Schools.
61
Population may increase rapidly over the short-term planning timeframe, with an
estimated population of 27,244 in 2010, a 6,019 increase from 2005. These additional
residents will place increased demands on existing commercial, recreation and education
facilities within the City. Anticipating this increased growth and its effects will allow the
City to plan appropriately to ensure that the quality of life within Parkland is maintained.
Economic impacts from build-out are two-fold. Increased development will result in a
positive increase in ad valorem taxes; however, this will be offset by the increased
demand for public services. The City should continue to monitor staffing levels to ensure
an adequate number of police, fire and other personnel are available to meet the needs of
the community.
Development of the City will be conducted in accordance with the adopted Concurrency
Management System, along with all applicable environmental policies and regulations.
Therefore, there should be no negative impacts.
62
Comprehensive Plan.
Several of the issues associated with build-out, such as availability and adequacy of
schools, and parks, recreation, and open space, have already been analyzed in separate
sections. School adequacy and availability is addressed in Section 3.3; parks, recreation,
and open space is addressed in Section 6.3. Therefore, this section specifically addresses
how to maintain an appropriate mix of land uses at build-out.
The goals, objectives and policies in the land use element focus on planning for future
growth and ensuring it does not have a negative impact on the existing community.
Aspects such as enforcing growth regulations are discussed in this section. Ensuring an
appropriate mix of uses is desired by the City as build-out approaches although this is not
addressed in the Comprehensive Plan. The plan does sufficiently address the need to
review development permits and their impact on factors such as traffic and schools, along
with concurrency to ensure public facilities are available. Development techniques such
as Planned Unit Developments, Cluster Zoning, and mixed-use are also included in the
Plan; however, the policies may need to be expanded to provide clarification.
Table 5-1.
Future Land Use Element Assessment.
Objective or Polic y
Comments
Objective 1.1 Future growth and
development will be managed
through the implementation and
enforcement
of
land
development regulations. These
regulations will be prepared and
adopted within the period
prescribed by Chapter 163 F.S.
Biannually, review development
permits to determine if these
permits and their effects on the
City’s
infrastructure
are
consistent with policies 1.1.1
through 1.1.3
63
Recommendation
This objective is sufficient
in assessing the effects of
development
on
infrastructure.
Policy 1.1.2 In reviewing
applications for development
permits, the City shall consider
all relevant factors, including but
not limited to, consistency and
compatibility with the Future
Land Use Element of the
Comprehensive Plan, together
with all other Comprehensive
Plan elements, such as Traffic
Circulation,
Parks
and
recreation, Conservation, Potable
Water,
Wastewater
and
Drainage. The City shall also
consider
adjacent
zoning,
approved plats and existing land
uses,
including
occupied
residential areas.
Objective 1.2 Within the time
period prescribed by Chapter
163 F.S. the City will adopt a
Concurrency
Management
System to effectively manage
and monitor growth and assure
that facilities and services meet
adopted levels of service.
Biannually, review the elements
in which are contained levels of
service to determine if the
appropriate levels of service
have been maintained.
Policy
1.3.3
Commercial
development should emphasize
planning of the total site as a
whole in a cohesive form, and
linear or strip commercial sites
will not be allowed.
All
commercial development shall
be
consistent
with
the
architectural standards adopted
by the City and shall be designed
so as to be compatible with
neighboring uses, developments,
land uses and zoning.
Comments
Recommendation
requiring a comprehensive
approach in review of
development permits.
This policy is sufficie nt to
ensure
monitoring
of
facilities and services in
order to maintain adopted
levels of service.
establish guidelines for
commercial developments
within the City.
64
Policy 1.3.8 Innovative land use
development patterns, such as
Planned Unit Development or
Cluster Zoning to facilitate open
space, and mixed use may be
permitted.
163 F.S., Parkland will adopt
Land Development Regulations
which will ensure the protection
of natural and historic resources.
On a biannual basis, determine
those historical or natural
resources which have been
preserved from removal or harm
by development.
Policy 1.6.3: Prior to any change
in the Land Use Plan, data and
analysis, shall be submitted with
the proposed development which
indicates the need for additional
residential,
commercial,
or
industrial uses, consistent with
population projections.
Comments
Recommendation
expand on this policy to
better facilitate the creation
and use of innovative land
development patterns.
revise this objective to
identify historical or natural
resources
that
are
threatened by development
as build-out approaches, in
addition to determining
which resources have been
preserved.
65
Objective 1.7 The City will
encourage quality development
pursuant to innovative and
otherwise
desirable
land
development regulations by
incorporating such regulations
into
the
Parkland
Land
Development Code.
This
objective shall not be interpreted
as requiring the use of
innovative land development
regulations for their own sake, it
shall
be
interpreted
as
encouraging the use of such
regulations only where they
uniquely accomplish a desired
development pattern which
would not be possible with
conventional regulations.
Annually, assess the new
development within the City to
determine if the pattern of
development is furthering the
goals and objectives of the
Comprehensive
Plan
and
identify areas where it is not.
Policy 1.7.1 The City will
review the Land Development
Code and revise as necessary to
ensure the availability of those
innovative zoning techniques
which are appropriate to
Parkland.
Policy 1.7.5 The City shall
implement Land Development
Regulations which require all
non-single , family residential
development, and all nonresidential developments to be
designed in a park-like setting.
Comments
Recommendation
explain actions to be taken
if development is not
furthering
the
goals,
objectives, and policies of
A study has been completed This policy sufficiently
and the LDC now includes a encourages
innovative
PUD zoning district. Also, the zoning techniques.
City recently approved a
mixed-use
project,
the
Parkland Village Project.
guide development within
Parkland.
66
The need for concurrency has been included in the Plan; however, the desires of the City
to have an appropriate mix of uses as build-out approaches have not been addressed.
Commercial development is not well addressed in the Comprehensive Plan, apart from a
prohibition on linear strip development. According to the Land Use Element, a total of
278.08 acres of land is designated as either commercial or commercial business at the
intersections of major Broward County trafficways. With an increasing population, the
City may wish to consider supporting a change in land use from residential to commercial
along major arterials, as opposed to only intersections, if any additional commercial
development is desired to meet the needs of the expanding population.
The Comp rehensive Plan does call for the use of innovative land development techniques
such as Planned Unit Development or mixed-uses; therefore, the City may wish to
develop a mixed-use or Planned Unit Development land use category. Staff may wish to
explore the creation and implementation of a mixed land use category to encourage the
mix of housing units and additional uses such as commercial or office space.
Within the Land Use Element are several policies and objectives the City may wish to
review or expand upon. Policy 1.2.5 addresses the availability of public facilities and the
concurrency management system. The City may wish to review when concurrency is
determined, and make changes to the policy if required. Policy 1.3.8 permits the use of
innovative land use development patterns, something the City may wish to expand upon.
Objective 1.5 is concerned with the protection of natural and historical resources. The
objective states that on a biannual basis, resources that have been preserved from removal
or harm will be determined. The City may wish to revise this objective to identify
resources threatened by development, in addition to those that have been preserved.
Objective 1.7 encourages quality development within the City, but may need to be
expanded upon to explain actions to be taken if development is not furthering the goals,
objectives, and policies of the Comprehensive Plan. Finally, Policy 1.7.1 states that the
City will review the Land Development Code and revise as necessary. This policy may
need clarification, as is it unsure whether or not the review has been completed, or is an
ongoing process. If the review has been completed, this policy may be deleted.
67
Table 5-2.
Land Use Element Recommended Changes.
Comments
Policy 1.3.8 Innovative land use
development patterns, such as
Planned Unit Development or
Cluster Zoning to facilitate open
space, and mixed use may be
permitted.
163 F.S., Parkland will adopt
which will ensure the protection
of natural and historic resources.
On a biannual basis, determine
those historical or natural
resources which have been
preserved from removal or harm
by development.
Objective 1.7 The City will
encourage quality development
pursuant to innovative and
otherwise
desirable
land
development regulations by
incorporating such regulations
into
the
Parkland
Land
Development Code.
This
objective shall not be interpreted
as requiring the use of
innovative land development
regulations for their own sake, it
shall
be
interpreted
as
encouraging the use of such
regulations only where they
uniquely accomplish a desired
development pattern which
would not be possible with
conventional regulations.
Annually, assess the new
development within the City to
determine if the pattern of
development is furthering the
goals and objectives of the
Comprehensive
Plan
and
identify areas where it is not.
68
Recommendation
better facilitate the creation
and use of innovative land
development patterns
revise this objective to
identify historical or natural
resources
that
are
threatened by development
as build-out approaches, in
addition to determining
which resources have been
preserved.
explain actions to be taken
if development is not
furthering
the
goals,
objectives, and policies of
Policy 1.7.1 The City will
review the Land Development
Code and revise as necessary to
ensure the availability of those
innovative zoning techniques
which are appropriate to
Parkland.
Comments
69
Recommendation
clarify this policy – is the
review an ongoing process,
or has the review already
been
completed?
If
completed, this policy may
be deleted.
6.
P RESERVATION OF E XISTING Q UALITY OF L IFE: OPEN
SPACE AND R ECREATION S TANDARDS
An additional aspect of preserving the quality of life in Parkland is the adequate provision
of open space and parks throughout the City. The City prides itself on an abundance of
trails and recreation facilities; in addition, a number of neighborhoods are considered
horse districts, and the City provides riding rings and equestrian facilities at the
Equestrian Center at Temple Park. Currently, Parkland has a level of service standard of
ten acres of parks, recreation, and open space per 1,000 residents. The City would like to
maintain this standard as the City moves toward build-out, projected for 2010.
Parks, recreation, and open space lands are acquired by the City in accordance with
processes detailed in the Land Development Code. Prior to plat recordation, site plan
approval or building permit issuance, whichever comes first, the developer must either
dedicate five acres of land per 1,000 potential future residents of the new development or
pay into a nonlapsing trust fund maintained by the City for the purchase of parks,
recreation, and open space an amount equal to the market value of five acres of land. In
addition, another five acres must be identified on the site to be developed as parks,
recreation, or open space, which may include areas such as private or commercial
recreation areas or buffer areas and entrance treatments at least fifteen feet wide.
With an estimated 2005 population of 21,225 residents, Parkland requires 212.25 acres in
order to meet the 10 acres of park per 1000 resident level of service. According to
updates provided by the City to the 2003 inventory of park and open space, Parkland
contains 298.542 acres of park or open space, making the current level of service 14.1
acres per 1,000 residents. This number includes 44.542 acres of private recreation land,
an increase from 30.6 acres identified in the Comprehens ive Plan. Using the population
projection prepared for the EAR of 27,244, the LOS at build-out would be 10.97,
exceeding the adopted LOS.
Currently, the City of Parkland has 385.15 acres of land available for development. This
does not take into account future land that may be annexed by the city. The majority of
this land, 372.49 acres, is designated for residential development under the Future Land
Use Map of Broward County, with the remaining 12.66 acres designated for commercial
development. Should all of this annexation land be developed, an additional 673 homes
could be built in Parkland under current future land uses. Much of this land consists of
small parcels, with an average size of one acre. Eleven vacant parcels exist within
Parkland that are four acres or larger. These could be examined by the City as sites for
potential parks, including several larger parcels located within existing neighborhoods.
An 8.53 acre vacant parcel does exist along Ranch Road and NW 87 Ave adjacent to the
6. Recreation and Open Space
70
County preserve and land allocated for the Equestrian Center expansion, and may be
suitable for further park facilities in this area.
In addition, two of the three possible annexation areas consist mainly of vacant land, the
Parkland Agricultural Area and the Hendrix property. These two areas consist of 643
acres, generally described as vacant and unplatted. Again, as land is platted, Parkland
requires dedication of five acres of land per 1,000 potential future residents of the new
development, or that the developer pay into a nonlapsing trust fund maintained by the
City for the purchase of parks, recreation, and open space an amount equal to the market
value of five acres of land. In addition, another five acres must be identified on the site to
be developed as parks, recreation, or open space, which may include areas such as private
or commercial recreation areas or buffer areas and entrance treatments at least fifteen feet
wide.
The City will be cognizant of the fact that additional parks and recreation land will be
needed as these areas are developed, and acquire sufficient parks and recreation land at
that time. For a further discussion of the annexation areas, see Section Seven.
71
Park, recreation and open space provide the residents of Parkland with opportunities to
experience and enjoy the environment. Park facilities allow residents to relax and spend
time with neighbors and friends in a pleasant, welcoming environment. Maintaining the
10 acre per 1000 resident level of service will allow for park, recreation and open space
to increase relative to population increase continuing the high quality of life that is
desired by the community.
Designating land as park, recreation and open space does remove that land from the tax
rolls of the city, thereby eliminating the collection of taxes and fees for that parcel. In
addition, with land values increasing throughout Broward County and an increasing
demand for buildable lots, designating land as park, recreation or open space may reduce
the return on investment for developers who are prevented from building on land they
have dedicated as park, recreation or open space. However, adequate recreation or open
space land may increase the value of adjacent property as this is a desirable amenity in
the largely urban environment of Broward County.
The environmental impacts of creating new recreation or open space or providing
additional recreational programs would be positive, by preserving land from being
developed at more intensive levels and providing aesthetic relief in an otherwise urban
environment.
72
also be analyzed with regard to its impacts on the existing elements and objectives of the
Comprehensive Plan.
Existing objectives and policies will be addressed in this section of the EAR. These are
predominantly found in the Parks, Recreation, and Open Space Element, although
additional references to parks can be found in the public works section. Applicable
objectives and policies addressing the acquisition of land and maintaining the current
level of service standard will be examined. First, the relevant objective or policy is listed,
and then a brief analysis of its effectiveness is presented. Recommended changes to the
Plan are suggested in the next section, 6.4.
When the Comprehensive Plan was written the Park, Recreation, and Open Space
Element of the Plan included details designed to ensure “sufficient parks, open spaces
and recreation facilities to meet the needs and interests of the residents of Parkland.” The
extensive Parks, Recreation, and Open Space Element is indicative of the importance
placed on these lands by the City of Parkland. The Comprehensive Plan has established
the level of service standard for Parks, Recreation, and Open Space and addresses means
of acquiring land to meet this LOS. Development has continued to occur in the City,
increasing the demand for parks, recreation, and open space.
Table 6-1.
Objective or Policy
Comments
Recommendation
Objective 1.1 The City of
Continuing monitoring of
Parkland intends to provide
parks and open space is still
sufficient
parks,
recreation
relevant to the City.
facilities, and open space to meet
the needs and interests of the
residents of Parkland. The
need for parks and open spaces
is supported by Section F of this
Element. Future needs will be
met as development proceeds
through anticipated build-out
year 2010.
Biannually, assess whether there
are sufficient parks, recreation
facilities, and open space for the
needs of the residents.
73
Objective or Policy
POLICY 1.1.1 Continue to
request that the Board of County
Commissioners
obtain
the
natural
areas,
significant
vegetation areas, or other
environmentally sensitive land in
Parkland through its platting
process. These lands could be
used to meet the County's
regional
park
dedication
requirement of three acres per
thousand population.
POLICY 1.1.2 The lands
dedicated by developers to fulfill
the County's five (5) acre per
thousand park dedication
requirement would be the natural
areas, significant vegetation
areas or other environmentally
sensitive lands to be derived
from the City's Conservation
Element or other appropriate
sources.
POLICY 1.1.3 The City should
consider
entering
into
cooperative agreements with
Broward County for the use,
control and ownership of the
natural
areas,
significant
vegetation areas or other
environmentally sensitive areas
which
are
dedicated
by
developers to meet the regional
park dedication requirement.
accept land from developers to
fulfill City park dedication
requirements, which is adjacent
to a natural area, significant
vegetation area, or other
environmentally sensitive area
which has been dedicated
to Broward County.
Comments
Recommendation
Use of the platting process
to
conserve
environmentally sensitive
land has been successful in
obtaining these areas.
The Land Development Code This policy
states that the five (5) acres implemented.
includes but is not limited to
land determined to be
environmentally sensitive.
has
been
The City has entered into This policy is sufficient.
interlocal agreements with
Broward County concerning
environmentally
sensitive
plans.
The City will continue to
accept
land
from
developers to fulfill park
requirements.
74
Objective or Policy
POLICY 1.1.5 Neighborhood
park sites may be adjacent to
elementary school sites. In
preparing plats and site plans,
developers are directed to work
with the City Parks Department
and the Broward County School
board. The City of Parkland shall
participate in the site selection
process for schools located in the
City.
POLICY 1.1.7 A community
park or open space consisting of
either active or passive uses or
both should be located as part
of the Town Center described in
the Community Facilities
Element of this Comprehensive
Plan.
POLICY 1.1.12 The level of
service standard for parks
recreation, open space shall be as
follows: Ten (10) acres of park,
recreation, open space per one
thousand population. These ten
acres include developed
active parks, undeveloped and
developed passive parks, as well
as neighborhood and community
parks. This requirement shall
consist of a minimum of five (5)
acres
per
one
thousand
population to be in the
ownership of the City of
Parkland.
Comments
The City’s Multiuse Trail
Master
Plan
identifies
pathways, schools and parks
but does not show any active
parks adjacent to school sites.
The Forman Preserve is
adjacent to an elementary
school site.
Recommendation
determine if neighborhood
park sites could still be
located
adjacent
to
elementary school sites, and
revise this policy if
necessary. The City of
Parkland does participate in
the site selection process
for schools.
successfully implemented
and can be removed.
With an estimated 2005 This policy
population
of
21,225 successful.
residents, Parkland requires
212.25 acres in order to meet
the 10 acres of park per 1000
resident level of service. An
update to the 2003 inventory
of parks and open space
indicates
254.05
acres
available
to
residents,
exceeding the level of service
standard.
75
has
been
Objective or Policy
Comments
POLICY 1.1.13 The City There is not currently a park
should consider establishing a impact fee per unit developed.
separate impact fee for park
development to ensure that
future residential development
pays for the future development
of active parks and for the future
development of passive parks as
appropriate and specified by the
City.
POLICY 1.1.14 Park lands, or
fees in lieu thereof, may be
obtained
from
landowners
through the process contained in
the City's Land Development
Code. The City may also
purchase, lease, accept gifts or
use any other appropriate
method to obtain parks. Lease
arrangements,
options
to
purchase, bond issues, shortterm borrowing, state grants and
all options must be explored for
funding existing and future
deficiencies.
76
Recommendation
The City may want to
examine this policy and
determine whether or not
they wish to establish a
separate park impact fee.
Currently
the
Land
Development Code states
that an applicant may
propose to enter into an
impact agreement in lieu of
the dedication of lands. The
City may wish to impose an
additional park impact fee
for every unit developed
and
amend
the
Comprehensive Plan to
reflect this change.
Objective or Policy
POLICY 1.1.15 The City may
levy additional property tax and
dedicate it specifically for the
acquisition and development of
parks. The City may establish a
special taxing district or
assessment district to fund the
parks in order to remove the
existing deficiency identified at
the time of adoption of this
element. The City should apply
as appropriate for all grants,
loans or other federal, state or
regional parks acquisition and
development programs for which
it is eligible. If the City cannot
staff this service, it should be
purchased.
consider the adoption and
implementation of user fees for
its parks system.
Comments
Recommendation
No additional property taxes An existing deficiency was
have been levied for parks identified at the adoption of
acquisition.
this element; however, the
amount of parks, recreation,
and open space currently
exceeds the level of service
established by the City.
evaluated as to whether the
City still wishes to pursue
levying
an
additional
property tax.
User
fees
have
been The policy has been
established for tennis and year successful as user fees have
round camp. User fees for been established.
pavilion rentals are being
considered.
POLICY 1.1.19 The City will
Currently, the City has an
pursue a lease agreement or
interlocal agreement with
other agreement with the
the Broward County School
Broward County School Board
Board for use of recreation
concerning the use of any
facilities.
recreation facilities on school
sites. This includes the existing
elementary school site and the
high school site.
POLICY 1.1.20 The City will The site is located along The City may wish to
pursue a short-term lease Holmberg Road between NW revise this policy if no lease
agreement with the Girl Scouts 68 Ave and NW 63 Way, agreement is desired.
to utilize its thirteen acre site.
currently zoned AE-2.This
site was identified by the
Broward
County
Land
Preservation Advisory Board
October 16, 2003 as proposed
Green Space 455 and
approved by the Board to
enter the site into the Green
Space Inventory.
77
Objective or Policy
request to use Broward County
unincorporated area local park
impact fees for the development
of local parks in the City of
Parkland.
OBJECTIVE 1.2 The City of
Parkland intends to provide
sufficient open space to meet the
needs and interests of the
residents of Parkland. The need
for open space, natural or
passive parks is supported by
Section F of this Element.
Biannually, inventory open
space to determine if sufficient
for the needs of the residents.
POLICY 1.2.2 Open Space is a
subset of parks, not separate
from parks. Acquisition of open
space will be the same
procedures as those identified
under Objective 1.1 of
this Element.
POLICY 1.2.3 Any natural
sensitive areas identified by the
City should be processed
through the Broward County
Urban Wilderness Advisory
Board so they may be protected
through the Local Areas of
Particular Concern process.
establish its own process similar
to
the
County's
Urban
Wilderness Advisory Board and
its Local Areas of Particular
Concern process in order to
protect resources which cannot
be protected by the Broward
County process.
Comments
City staff is not aware of any
requests for Broward County
unincorporated local park
impact fees.
Recommendation
examine this policy to
determine if unincorporated
area local park impact fees
will still be requested.
This policy is sufficient,
however it may need to be
revised in light of Policy
1.2.4 that states the City
will establish its own
process
to
protect
resources.
According to City staff, this
has not been done.
The Broward County Urban
Wilderness Advisory Board
has appointed members who
develop and maintain a list of
lands throughout the County
that
are
suitable
for
designation as wilderness
areas and report on lands that
should be given the highest
priority for acquisition by the
County.
78
The City may wish staff to
evaluate and determine
which lands in Parkland are
eligible to be designated as
Wilderness Areas and
determine
rules
and
regulations for these lands.
If this policy is no longer
relevant it could be
removed.
Objective or Policy
POLICY 1.2.7 Natural areas,
significant vegetation areas or
other environmentally sensitive
areas described in the
Conservation Element and not
acquired for parks should be
preserved as open space by the
developer. The density from
these preserved areas may be
transferred by the City to
adjacent lands under the same
ownership.
Preservation will
meet the site plan requirements
to be included in the Land
Development Code. Preservation
may be by a covenant or
easement in perpetuity.
POLICY 1.2.9 The open space
system should be complete at the
time of the City's buildout
(2010). This does not preclude
the City from adding to the
system after buildout.
OBJECTIVE 1.4 The City of
Parkland will continue to work
with other governments to
implement
its
park
and
multipurpose trail system, by
such means which will include
but not be limited to entering
into agreements/leases with
School Board for the joint use of
school property within
Parkland obtaining dedications
and implementing the impact
fees program, and direct the
development of a trail system
along the SFWMD levee.
Comments
Recommendation
An interlocal agreement has This policy is sufficient.
been established with the
School Board to allow for use
of facilities.
Currently,
the
Broward
County Greenways System
includes a future trail along
the SFWMD levee.
Three properties in the City
are
maintained
in
coordination with the County,
as part of the County’s
Environment Plan. These are
the Forman Preserve, the 38acre site, and an archeological
site.
79
Objective or Policy
POLICY 1.4.1 The City intends
to continue to work with
Broward County and with
developers to obtain the
County's regional park
dedication as land, not fees, on
plats in Parkland. It is the City's
intention that these lands would
be natural areas, significant
environmentally sensitive areas.
Comments
Recommendation
6.3.2. Capital Improvements Element
There is one policy in the capital improvements element that addresses parks, recreation,
and open space. Policy 1.2.2 addresses dedication of park land and payments in lieu of
dedication.
Table 6-2.
Capital Improvements Element Assessment.
Objective or Policy
Comments
Recommendation
POLICY 1.2.2 Dedication of Fees have been increased This policy has been
park lands should be consistent based on property appraisals successful.
with City recreation policies and completed within the past
objectives. Payment in lieu of
year.
dedication should be set at an
equitable amount.
80
Present deficiencies in the Comprehensive Plan can be addressed by amending the Parks,
Recreation, and Open Space element to include the following recommendations. These
do not constitute the EAR-based amendments; those will be filed after the EAR has been
found sufficient by the DCA, and the actual amendments may differ from the suggestions
presented here.
6.4.1. Parks, Recreation, and Open Space
The Goals, Objectives and Policies in the Parks, Recreation, and Open Space Element
primarily focused on means to acquire land to meet the established Level of Service for
parks, recreation, and open space in the City of Parkland. The Objectives and Policies
have been reasonably effective in maintaining an adequate LOS; however, they may
require refining as the City approaches build-out and available land diminishes. As land
is a finite resource, maintaining the LOS will require either the dedication of land by the
developer, or the use of in lieu fees by the City to acquire la nd, something that will
become increasingly difficult as the City reaches build-out.
Policies 1.1.13 and 1.1.14 address the use of park impact fees or fees in lieu of dedication
of land to pay for acquisition of park lands. The City should review these policies and
determine if they are still viable options for future consideration. If they are not desired
to be implemented by the City, these policies may be deleted. The City should also
consider which lands they would desire to purchase should the additional taxes, impact
fees or fees in lieu of dedication become implemented at a later date.
Table 6-3.
Parks, Recreation, and Open Space Element.
Objective or Policy
Comments
Recommendation
POLICY 1.1.2 The lands The Land Development Code This policy may need to be
dedicated by developers to fulfill states that the five (5) acres revised to reflect the Land
the County's five (5) acre per includes but is not limited to Development Code.
thousand park dedication
land determined to be
requirement would be the natural environmentally sensitive.
sensitive lands to be derived
from the City's Conservation
Element or other appropriate
sources.
81
Objective or Policy
consider
entering
into
Broward County for the use,
control and ownership of the
natural
areas,
significant
environmentally sensitive areas
which
are
dedicated
by
developers to meet the regional
park dedication requirement.
POLICY 1.1.5 Neighborhood
park sites may be adjacent to
elementary school sites. In
preparing plats and site plans,
developers are directed to work
with the City Parks Department
and the Broward County School
board. The City of Parkland shall
participate in the site selection
process for schools located in the
City.
POLICY 1.1.7 A community
park or open space consisting of
either active or passive uses or
both should be located as part
of the Town Center described in
the Community Facilities
Element of this Comprehensive
Plan.
POLICY 1.1.13 The City
should consider establishing a
separate impact fee for park
development to ensure that
future residential development
pays for the future development
of active parks and for the future
development of passive parks as
appropriate and specified by the
City.
Comments
The City has not entered into
Broward County at this time
concerning the use of areas to
meet the regional park
dedication requirement.
Recommendation
reexamine this policy to
determine if it still wishes
to implement cooperative
agreements with Broward
County for the use, control
and ownership of areas
used to meet the regional
park
dedication
requirement. If not, this
policy could be deleted.
The City’s Multiuse Trail The City may wish to
Master
Plan
identifies determine if neighborhood
pathways, schools and parks park sites could still be
but does not show any parks located
adjacent
to
adjacent to school sites.
elementary school sites, and
revise this policy if
necessary. The City of
Parkland does participate in
the site selection process
for schools.
successfully implemented
and can be removed.
There is not currently a park The City may want to
impact fee per unit developed. examine this policy and
determine whether or not
they wish to establish a
separate park impact fee.
Currently
the
Land
Development Code states
that an applicant may
propose to enter into an
impact agreement in lieu of
the dedication of lands. The
City may wish to impose an
additional park impact fee
for every unit developed
and
amend
the
Comprehensive Plan to
reflect this change.
82
Objective or Policy
levy additional property tax and
dedicate it specifically for the
parks. The City may establish a
special taxing district or
assessment district to fund the
parks in order to remove the
existing deficiency identified at
the time of adoption of this
element. The City should apply
as appropriate for all grants,
loans or other federal, state or
regional parks acquisition and
development programs for which
it is eligible. If the City cannot
staff this service, it should be
purchased.
pursue a short-term lease
agreement with the Girl Scouts
to utilize its thirteen acre site.
Comments
Recommendation
No additional property taxes An existing defic iency was
have been levied for parks identified at the adoption of
acquisition.
this element, however, the
amount of parks, recreation,
and open space currently
exceeds the level of service
established by the City.
evaluated as to whether the
City still wishes to pursue
levying
an
additional
property tax.
The site is located along
Holmberg Road between NW
68 Ave and NW 63 Way,
currently zoned AE-2.This
site was identified by the
Land Preservation Advisory
Board October 16, 2003 as
proposed Green Space 455
and approved by the Board to
enter the site into the Green
Space Inventory.
POLICY 1.1.23 The City will City staff is not aware if
request to use Broward County
Broward
County
unincorporated area local park unincorporated local park
impact fees for the development impact fees have been
of local parks in the City of requested.
Parkland.
POLICY 1.2.3 Any natural
sensitive areas identifie d by the
City should be processed
through the Broward County
Urban Wilderness Advisory
Board so they may be protected
through the Local Areas of
Particular Concern process.
83
revise this policy if no lease
agreement is desired.
examine this policy and
determine if unincorporated
area local park impact fees
will still be requested.
This policy is sufficient,
however it may need to be
revised in light of Policy
1.2.4 that states the City
will establish its own
process
to
protect
resources.
Objective or Policy
establish its own process similar
to
the
County's
Urban
Wilderness Advisory Board and
its Local Areas of Particular
Concern process in order to
protect resources which cannot
be protected by the Broward
County process.
Comments
According to City staff, this
has not been done.
The Broward County Urban
Wilderness Advisory Board
has appointed members who
develop and maintain a list of
lands throughout the County
that
are
suitable
for
designation as wilderness
areas and report on lands that
should be given the highest
priority for acquisition by the
County.
84
Recommendation
The City may wish staff to
evaluate and determine
which lands in Parkland are
eligible to be designated as
Wilderness Areas and
determine
rules
and
regulations for these lands.
If this policy is no longer
relevant it could be
removed.
7.
EXPANSION OF THE CITY THROUGH ANNEXATION
Parkland is in the process of expanding the City by approximately 353 acres through
annexation. Two areas are under consideration for annexation, and are discussed
separately below. Map 7-1 shows the location of the proposed annexation areas.
7.1.1. Parkland Agricultural Area
The area known as the Parkland Agricultural Area contains two separate properties, the
McJunkin property and the East Marsh Nursery. Together they comprise approximately
208 acres located to the north of the City, adjacent to the Palm Beach County line.
Annexation of the McJunkin and East Marsh Nursery sites supports Policy 1.4.1 of
Parkland’s Comprehensive Plan, which states that all unincorporated land north of the
Sawgrass Expressway should be annexed into the City.
The McJunkin property is bordered by the Palm Beach County line along the North, and
the boundaries of the Cypresshead development on the east, south and west. Quigley Park
is also located along the eastern boundary of the McJunkin property. The East Marsh
Nursery is bordered by the Palm Beach County line on the north, Terramar Park and the
boundaries of residential development on the east, the Doris Day Forman wilderness
preserve on the south, and Parkside Estates on the west.
The McJunkin and East Marsh Nursery areas proposed for annexation are predominantly
vacant land, and are zoned A-1, Agricultural Estate by the County. Broward County’s
future land use designation for these northern annexation areas is Low (3) Residential,
allowing residential development of up to 3 du/acre.
7.1.2. Country Acres
An additional area under consideration for annexation is known as Country Acres. This
area contains 145 acres bordered by the Sawgrass Expressway on the north, Wiles Road
on the south, Godfrey Road on the west, and Pine Tree Road on the east. Country Acres
is low-density residential, generally zoned A-1 by Broward County, with one parcel
zoned A-2. The County’s future land use designation for this area is Estate Residential,
1du/acre. Areas currently under consideration for annexation would likely continue as
low density residential land upon annexation by the City.
7. Annexation
85
7.1.3. Annexation Process
House Bill 1359 was signed by the Governor to authorize the annexation of the Parkland
Agricultural Area by the City in 2006. Additionally, the bill calls for an election in
March 2006 to allow the residents of Country Acres to determine whether to become part
of Coral Springs or Parkland. Should the residents vote in favor of entering into the City
of Parkland, the decision will take effect on September 15, 2006. The annexations are all
considered voluntary and support the policy of the Broward County Board of County
Commissioners to require the annexation of unincorporated areas into adjoining cities by
2010.
An additional area of property, the Hendrix annexation area, is likely to be annexed by
the City in 2008, and is currently zoned A-1 by the County, with a future land use
designation of Estate Residential. Some commercial development may be located here
upon annexation, in addition to a potential future school site. The Comprehensive Plan
currently includes land use designations for commercial and community facilities;
therefore, changes to the future land use element of Parkland are not anticipated.
Parkland does not foresee annexing any additional areas, other than those listed in this
EAR.
The City is concerned about the economic effects of annexation, as well as the future
usage of the annexed property. Annexing the land will require an extension of public
services and increase demand on City facilities and services. However, only
approximately 208 acres of the proposed annexation area are currently vacant. Country
Acres is largely developed, and would add approximately 172 people to the City of
Parkland. 17
Parkland has land use categories that correspond to the County’s future land use
designation of the unincorporated areas. R(3) allows residential use up to 3 du/acre, while
Estate (1) allows estates up to 1 du/acre; therefore, changes to the City’s land use
categories would not be required after annexation.
If Parkland chooses to adopt future land use designations that reflect the current County
land use designation, approximately 624 units could be built in the Parkland Agricultural
Area. According to the U.S. Census, Parkland has an average household size of 3.18,
therefore development of 624 units may result in a population increase of 1,983
residents. 18 In Country Acres, a total of 457 new residents could be added to the City if
the area were fully developed in accordance with the effective future land use
designation. This area is presently comprised of low-density residential development;
therefore, it is unlikely population levels will increase significantly. The 435-acre
Hendrix annexation area has also been included in the calculations, as this area is likely
to be annexed by the City in 2008. Table 7-1 contains the total population increase
17
Broward County Office of Urban Planning and Redevelopment Planning Services Division, Godfrey Road
Annexation Study, November 2003.
18
U.S. Census 2000. Summary File (SF1), Table P17 Average Household Size.
7. Annexation
86
estimates if the annexed land were to be developed to the extent currently allowed by
County land use designations.
Table 7-1.
Annexation
Area
Population Estimates for Annexed Land.
Size of
area
(acres)
144.66
172
Current Future Land
Use Designation
Max # of dwelling
units allowed
Country Acres
Estate 1 du/acre
144
Parkland
Low (3) 3 du/acre
516
Agricultural
Area :McJunkin
Parkland
36
Low (3) 3 du/acre
108
Agricultural
Area: East Marsh
Nursery
Hendrix (will be 435
Estate 1 du/acre
435
annexed 2008)
Total Increase in Population
2005 Parkland Population Estimate
Parkland Population Projection Estimate After Annexation
New
residents 19
457
1,640
343
1,383
3,823
21,225
25,048
Impacts for the City of Parkland include increased demand for public safety providers, an
increase in the number of students in local schools after the vacant land is developed, and
costs for infrastructure in the area. According to the Broward County Godfrey Road
Annexation Study, the Country Acres area would require improvements to drainage;
therefore, the City may have to undertake improvements after annexation. Upgrades to
the annexation areas currently vacant will also be required, resulting in infrastructure
costs. It is likely that developers of the currently vacant areas will bear some of the
infrastructure costs, although the City may have to contribute some funding. According to
the
Broward
County
Sheriff’s
City
of
Parkland
webpage
(http://www.sheriff.org/about_bso/dle/districts/d17/), the Broward Sheriffs Office
Parkland district currently has 33 personnel, including 17 deputy sheriffs, four sergeants,
three detectives, four school resource deputies, one chief, one lieutenant, two community
service aides and an administrative assistant. As both the area and population of
Parkland increase, this may require additional police officers, in addition to additional
fire and EMT personnel. The issue of school adequacy and availability has been
addressed in Section Three.
19
Calculations based on 2000 average household size in City of Parkland, 2000 Census
7. Annexation
87
Map 7-1.
7. Annexation
Proposed Annexation Areas
88
7.2.1 Social Impacts
Annexation will result in improved services to the residents of the annexation areas,
including increased responsiveness of emergency providers, improved drainage, and
access to the many parks and recreation facilities in Parkland. Although Country Acres is
south of the Sawgrass Expressway, the community is already similar in nature to
Parkland than Coral Springs, with a more rural character. Annexation will allow new
residents to experience the high quality of life currently enjoyed by existing residents in
the City.
The planned annexation would increase the area of Parkland by approximately 353 acres.
This would result in the requirement for additional services to residents in the annexation
areas, although costs will be offset by increased property taxes. The Godfrey Road
Annexation study estimated 2003 Broward County revenues from Country Acres were
$161,770, and while fees and assessments may differ between Parkland and Broward
County, a comparable amount of revenue could be expected for the City.
The vacant land in the Parkland Agricultural Area is no longer pristine, natural land.
The area will be developed in accordance with all applicable environmental policies and
regulations, therefore environmental impacts will be minimized.
7. Annexation
89
Comprehensive Plan.
The Comprehe nsive Plan only contains a few policies that specifically address
annexation. These policies can all be found within the Intergovernmental Coordination
Element. Due to existing municipal boundaries in Broward County, a limited amount of
unincorporated land remains adjacent to the City of Parkland. Therefore, these policies
address only the short-term planning timeline of 2008 or whenever the annexation
process is completed.
Table 7-2.
Intergovernmental Coordination Element Assessment.
Objective or Policy
Comments
Recommendation
POLICY
1.4.1
All
unincorporated property north of
guiding the annexation of
the Sawgrass Expressway should
this area.
be in the City of Parkland.
Policy 1.4.2 The City of
Parkland's Land Use zoning and
guiding the annexation of
adjacent areas.
should apply to portions of the
unincorporated areas of Broward
County adjacent to the City
which may impact Parkland or
which may in the future be
annexed into the City.
Policy 1.4.3: The City will
coordinate its annexation plans
successful
and
will
with the appropriate local
continue to be followed as
governments, and will work with
annexation occurs.
all parties involved to negotiate
satisfactory annexations.
7. Annexation
90
While the Comprehensive Plan has generally been successful in guiding the annexation
process for the City, Parkland will need to continually monitor the effects of annexation
on city services, just as the City monitors the effects of future development. The City
may wish to add an objective or policy to the Future Land Use Element calling for
monitoring of the impacts of annexation, or requiring further planning studies of
development in annexed areas, examining opportunities for locating schools, parks, and
commercial uses, as well as monitoring fiscal impacts.
7. Annexation
91
8.
ASSESSMENT OF EXISTING ELEMENTS
8.1. Land Use Element
Goal. Growth and development in Parkland should be planned to achieve a quality
community which is sensitive to the uniqueness of the city’s environment, continues the
city’s semi-rural character, and yet provides for the full needs of its residents.
The issue of ensuring that Parkland remain a quality community as its final build-out
approaches has been one of the major themes of this EAR. While this element has been
sufficient to maintain the character and quality of the City in the past, the EAR has
focused on how this can be sustained in the future. The majority of the land use element
focuses on the adequate development of land development regulations, including site
design guidelines and the concurrency management system, and has been successfully
implemented. The Plan does call for the use of innovative development techniques such
as planned unit development or mixed-use; therefore, staff may wish to add an additional
mixed-use or planned unit development land use category to the land use element.
It has been determined that while land uses and the break down of these land uses have
been sufficient in the past, present and anticipated future needs of residents require that
the City evaluate whether more commercially-designated property is necessary in order
to provide for the needs of residents. The need for commercial development is not well
addressed in the plan, and only intersections of major Broward County trafficways were
designated as suitable for commercial development. In light of the expanded size of
Parkland, and additional residents, a need may exist for additional commercial districts.
Areas which may be especially suited for this land use designation would be located
along major arterials in the City.
The Land Use Element should be amended to include intensity standards for all
nonresidential future land use categories. The following is a list of recommended
standards to adopt and is based on the requirements already included in the City’s land
Commercial:
Industrial:
Utility:
Community Facilities:
Park:
Commercial Recreation:
Commercial Business:
Office:
8. Assessment of Elements
FAR 0.35
FAR 0.45
FAR 0.40
50’ max. height limitation; 30 percent required open space
50’ max. height limitation; accessory buildings permitted only
50’ max. height limitation; 30 percent required open space
FAR 0.35
FAR 0.35
92
8.2. Housing Element
Goal. Provide a variety of housing to meet the needs of the present and future residents
of the City.
The Housing Element focuses on strategies to pursue in order to allow a mix of housing
types and promote affordable housing, as well as code enforcement in order to maintain
existing residential neighborhoods. An apartment community in the City has also
undergone a $2 million improvement project, resulting in upgraded residences for
apartment dwellers. The majority of objectives and policies related to affordable housing
were analyzed and their effectiveness discussed in Section 2.8. No neighborhoods within
Parkland suffer from deteriorating or blighted conditions; hence, that portion of the
element has been successfully implemented.
93
8.3. Transportation Element
Goal. A safe, convenient and efficient motorized and non-motorized transportation
system shall be available for all residents and visitors to the City, which system
minimizes through traffic within the City and does not negatively impact residential
development.
The City of Parkland has thus far been successful at minimizing through traffic within the
City, although proposed roadway projects such as the Western Broward/Palm Beach
Connector may bring about change. This project involves extending and expanding
University Drive into Palm Beach County, running directly through the center of the
City. The City is opposed to extending University Drive due to the amount of through
traffic that will travel on this road, in addition to the spill-over effects that will occur on
other roads in the City. The Western Broward/Palm Beach Connector Corridor report
does not analyze the effects of any of the options on Holmberg Road. Parkland has also
strongly opposed proposed plans to widen Holmberg Road through the City. Holmberg
Road is listed as needing to be widened to four lanes in the Broward County MPO 2030
needs plan, but in the 2030 cost feasible plan, Holmberg Road remains two- lanes,
consistent with the policies of the Parkland Comprehensive Plan.
The level of service for roads in Parkland is LOS-D for arterials and LOS-D for collector
roads. According to the Broward County Roadway Level of Service Analysis 2003-2025
there is currently one roadway segment that falls below the LOS standard at this time,
Holmberg Road east of Riverside Drive. All remaining road segments within Parkland
are currently meeting the LOS established in the Comprehensive Plan.
Parkland has effectively planned for non- motorized transportation by establishing a
Multiuse Trail Master Plan to extend bike paths and multiuse trails throughout the City.
Developers are required to dedicate and construct trail paths subject to the multipurpose
trail system established by the City where applicable.
94
8.4. Sanitary Sewer, Solid Waste, Drainage, Potable Water,
and Natural Groundwater Aquifer Recharge Element
Goal. Public infrastructure shall be provided and maintained in an orderly manner that
will ensure public health, safety, and quality of life.
The City has in place sufficient infrastructure capacity to maintain its adopted level of
service standards for drainage and solid waste. Potable water supply and treatment and
sanitary sewage treatment is provided by other municipalities, special taxing districts, or
private entities. Portions of the City are not connected to the sanitary sewer system due to
the current financial infeasibility of extending sewer service and the nature of the lowdensity residential development. This is not currently a priority, as the individual on-site
septic systems have functioned adequately without known environmental impact.
Wastewater treatment and potable water supply is provided by the City of Coconut
Creek, Parkland Utilities (a private company), and North Springs Improvement District.
These arrangements continue to provide adequate levels of service.
95
8.5. Conservation Element
Goal. To preserve, protect, and enhance the natural resources of Parkland so present
and future residents may enjoy a high level of environmental quality.
The City of Parkland enforces environmental protection regulations through its land
development regulations and the site plan approval process. Most of the land within
Parkland is developed, and of those tracts that are vacant, a majority have development
plans approved. While much of the land within the proposed annexation areas is vacant,
the City will ensure that the land is developed in accordance with all applicable state,
federal, and local environmental regulations. Parkland has exceeded the Level of Service
established for parks, recreation, and open space which aids in the protection of natural
areas. These natural areas are used as passive parks and may include environmentally
sensitive areas.
In addition to preserving open space and environmentally sensitive areas, the City
enacted the stormwater management ordinance to protect and enhance critical water
resources and biologically productive flora and fauna habitats in environmental
management areas. These areas are managed through environmental management plans
established with the County. These plans include comprehensive surveys and inventories
to determine the extent, range and diversity of flora and fauna habitats within them.
These preserve areas are the Forman Preserve, the 38-Acre site, and an archaeological
site in the northwest portion of the City. Tree surveys are required as part of the site plan
process, which also includes mitigation guidelines should trees require removal. Use of
native plans must be included as part of landscape plans.
The City has also adopted regulations to promote energy conservation including the use
of energy efficient light sources where possible and incorporating passive energy
conservation in the site design for planned residential or commercial developments.
96
8.6. Capital Improvements Element
Goal. The City shall provide for the public facility requirements of the residents through
a program designed to develop these improvements in a timely and equitable manner.
The City’s Capital Improvements Element has been sufficient to maintain or exceed
adopted level of service standards and to replace aging equipment and facilities. The
Element also discusses the concurrency management system, that development should
bear a proportionate cost of new infrastructure, and limits the indebtedness of the City
compared to the property tax base. Parkland is in the process of developing a revised
Capital Improvement Plan (CIP), and a draft of the CIP was presented to the City
Commission April 20, 2005.
The element anticipated major CIP expenditures for construction of a new City Hall,
development of three parks – Terramar Park, a nature park and a park in the western part
of the City, known as Pine Trails Park – as well as a library. The CIP also anticipated
expenditures for public safety equipment and park maintenance equipment. The City Hall
and library have been completed, as well as the parks, though park development is ongoing and will be reflected in the current CIP.
97
8.7. Intergovernmental Coordination Element
Goal. Increase processes among the various governmental public and private entities to
achieve: coordination of all development activities; preservation of the quality of life;
and efficient use of available resources.
The main focus of this element is to ensure that communication with appropriate
jurisdictions and agencies is continued to further shared planning goals. Processes
established in the current Comprehensive Plan are sufficient to allow appropriate
coordination between the City and any jurisdiction with which conflicts may arise. City
staff and officials serve on various intergovernmental committees including the South
Florida Regional Planning Council’s Housing Action Team, and the Broward County
Metropolitan Planning Organization’s Technical Coordinating Committee. Parkland has
also joined the League of Cities, and City staff and officials also meet with the
neighboring cities of Coconut Creek and Coral Springs. This element is also affected by
the adequacy of public schools issue, as discussed in Section Three, and annexation, as
discussed in Section Seven.
98
8.8. Parks, Recreation, and Open Space Element
Goal 1. The City of Parkland intends to provide sufficient parks, open spaces, and
recreation facilities to meet the needs and interests of the residents of Parkland.
The City of Parkland has been extremely successful in implementing its Parks,
Recreation, and Open Space programs, and currently exceeds its established Level of
Service of 10 acres of parks per 1000 residents. As Parkland approaches build-out and
the amounts of vacant land diminish, the City continues to work with developers to
acquire land or fees in lieu of land to ensure availability of parks and open space.
Additional information about Parks, Recreation, and Open Space is addressed in Section
6: Preserving the Existing Quality of Life.
Goal 2. The City of Parkland will strive to provide a multipurpose trail system which
includes city wide and county wide connections.
The City has developed a multipurpose trail master plan to detail existing and proposed
trails and paths throughout Parkland. Currently, existing trails and paths are located
along roadways in the City along with existing bike paths. Proposed paths and trails will
expand along roadways and include off- road trails alo ng canals and drainage easements.
Where applicable, developers are required to dedicate land to the City to allow the
construction of Level 2 trails along Broward County Trafficways as well as the extension
of Holmberg Road. School and park siting are also coordinated to allow connection of
school and parks to Level 2 trails where possible.
99
8.9. Community Facilities Element
Goal. The City of Parkland intends to provide sufficient community facilities to meet the
needs and interests of the residents and corporate citizens of the City.
The Community Facilities Element generally deals with the provision of adequate
buildings to house needed services. As such, some of the objectives and policies of this
element have been achieved and can be removed from the Comprehensive Plan. For
instance, the new City Hall was completed in 2002 and houses all city departments, with
the exception of the parks and recreation department. In February 2004, the Parkland
City Commission approved the merger of the city's la w enforcement operations with the
Broward Sheriff's Office, effective March 1, 2004. BSO’s Parkland district operates with
an annual budget of $3.6 million and includes 33 personnel including 17 deputy sheriffs,
4 sergeants, 3 detectives, 4 school resource deputies, one chief, one lieutenant, 2
community service aides and an administrative assistant. 20 The City of Coral Springs
provides fire safe ty for Parkland residents. In addition, the Parkland library was moved
into a new building near City Hall in 2003.
As many of the objectives of this element have been achieved, the City may wish to
evaluate the need for the element in the future, or how the element could be revised to
better address current needs of the City, such as the planned public works facility and fire
stations.
20
Information provided by: http://www.sheriff.org/about_bso/dle/districts/d17/ Accessed: March 23, 2005
100
9.
ANALYSIS OF CHANGES TO F LORIDA S TATUTES AND S TATE
AND R EGIONAL P OLICY P LANS
The local government is required to identify changes to Florida Statutes and state and
regional policy plans that have taken place since the adoption of the Comprehensive Plan.
The following sections detail the changes to these regulations and policies and make
recommendations regarding the necessary amendments to the City of Parkland
Comprehensive Plan. The Plan will be updated as necessary to address changes in state
and regional laws, rules, and policies.
9. State and Regional Requirements
101
9.1. Analysis of Changes to Chapter 163, Florida Statutes
Table 9-1.
Changes to Chapter 163, F.S. , Since the Adoption of the Comprehensive Plan.
Changes to Chapter 163, F.S. 1994-2003
163, F.S. Citations
Not
Applicable
Addressed
(where/how)
Amendment Needed
By Element
1994 [Ch. 94-273, S. 4, Laws of Florida]
1
* A plan amendment for the location of a state 163.3187(1)(f)
N/A
correctional facility can be made at any time, and [Now:
does not count toward the twice-a-year limitation.
163.3187(1)(e)]
1995 [Ch. 95-181, ss. 4-5; Ch. 95-257, ss. 2-3; Ch. 95-310, ss. 7-12; Ch. 95-322, ss. 1-7; Ch. 95-341, ss. 9, 10, and 12, Laws of Florida]
2
3
4
5
Required opportunities for
mediation or
alternative dispute resolution where a property
owner’s
request for a comprehensive plan
amendment is denied by a local government
(Subsection 163.3181(4)) and prior to a hearing
where a plan or plan amendment was determined by
the Department of Community Affairs (“DCA”) to
be not in compliance.
Added a definition for “transportation corridor
management” (Subsection 163.3164(30)) and
allowed the designation of transportation corridors
in the required traffic circulation and transportation
elements and the adoption of transportationcorridor-management ordinances.
Amended the definition of “public notice” and
certain public notice and public hearing
requirements to conform to the public notice and
hearing requirements for counties and municipalities
in Sections 125.66 and 166.041, respectively.
Prohibited any initiative or referendum process in
regard to any development order or comprehensive
plan or map amendment that affects five or fewer
parcels of land.
163.3184(10)(c)
N/A
163.3177(6)(j)9
163.3164(18),
163.3171(3),
163.3174(1) and (4),
and 163.3181(3)(a),
163.3184(15)(a)-(c),
163.3187(1)(c)
163.3167(12)
N/A
102
163, F.S. Citations
6
Reduced to 30 [note: changed to 20] days the time 163.3184(8)(a)
for DCA to review comp plan amendments
resulting from a compliance agreement.
7
Amended the requirements for the advertisement of 163.3184(8)(b)
DCA’s notice of intent.
8
Required the administrative law judge to realign the 163.3184(16)(f)
parties in a Division of Administrative Hearings
(“DOAH”) proceeding where a local government
adopts a plan amendment pursuant to a compliance
agreement.
9
Added clarifying language relative to those small 163.3187(1)(c) and
scale plan amendments that are exempt from the (3)(a)-(c)
twice-per-year limitation and prohibited DCA
review of those small scale amendments that meet
the statutory criteria in Paragraph 163.3187(1)(c).
10
Required DCA to consider an increase in the annual 163.3177(7)
total acreage threshold for small scale
amendments. (later repealed by s. 16, Ch. 2000158, Laws of Florida)
11
Required local planning agencies to provide 163.3174(1)
opportunities for involvement by district school
boards and community college boards .
12
Required that the future land use element clearly 163.3177(6)(a)
identify those land use categories where public
schools are allowed.
13
Established certain criteria for local governments 163.3180(1)(b)
wanting to extend concurrency to public schools. [Now: 163.3180(13)]
(later amended by s. 5, Ch. 98-176, Laws of Florida)
1996: [Ch. 96-205, s. 1; Ch. 96-320, ss. 10-11; 96-416, ss. 1-6, 15, Laws of Florida]
14
15
Substantially amended the criteria for small scale
amendments that are exempt from the twice-peryear limitation.
Revised the objectives in the coastal management
element to include the maintenance of ports.
Not
Applicable
N/A
Addressed
(where/how)
Amendment Needed
By Element
N/A
N/A
N/A
N/A
N/A
163.3187(1)(c)
163.3177(6)(g)9.
N/A
103
163, F.S. Citations
Provide that certain port related expansion
projects are not DRIs under certain conditions.
17
Allowed a county to designate areas on the future
land use plan for possible future municipal
incorporation.
18
Required the ICE to include consideration of the
plans of school boards and other units of local
government providing services but not having
regulatory authority over the use of land.
19
Revised the processes and procedures to be
included in the ICE.
20
Required that within 1 year after adopting their ICE
each county and all municipalities and school boards
therein establish by interlocal agreement the joint
processes consistent with their ICE.
21
Required local governments who utilize school
concurrency
to
satisfy
intergovernmental
coordination requirements of 163.3177(6)(h)1.
22
Permitted a county to adopt a municipal overlay
amendment to address future possible municipal
incorporation of a specific geographic area.
23
Authorized DCA to conduct a sustainable
communities demonstration project.
1997: [Ch. 97-253, ss. 1-4, Laws of Florida]
163.3178(2), (3), and
(5)
163.3177(6)(a)
24
16
25
26
27
Amended the definition of de minimis impact as it
pertains to concurrency requirements.
Established that no plan or plan amendment in an
area of critical state concern is effective until
found in compliance by a final order.
Amended the criteria for the annual effect of Duval
County small scale amendments to a maximum of
120 acres.
Prohibited amendments in areas of critical state
concern from becoming effective if not in
Not
Applicable
N/A
Addressed
(where/how)
Amendment Needed
By Element
N/A
163.3177(6)(h)
163.3177(6)(h)
163.3177(6)(h)2.
N/A
163.3180(1)(b)2.
[Now:
163.3180(13)(g)]
163.3217
N/A
163.3244
[Now repealed.]
N/A
163.3180(6)
N/A
163.3184(14)
N/A
163.3187(1)(c)1.a.III
N/A
163.3189(2)(b)
N/A
N/A
104
163, F.S. Citations
Not
Applicable
Addressed
(where/how)
Amendment Needed
By Element
compliance.
1998: [Ch. 98-75, s. 14; Ch. 146, ss. 2-5; Ch. 98-176, ss. 2-6 and 12-15; Ch. 98-258, ss. 4-5]
28
Exempted brownfield area amendments from the
twice-a-year limitation.
Required that the capital improvements element
set forth standards for the management of debt .
163.3187(1)(g)
30
Required inclusion of at least two planning periods
– at least 5 years and at least 10 years.
163.3177(5)(a)
31
Allowed multiple individual plan amendments to
be considered together as one amendment cycle.
Defined optional sector plan and created section
163.3245 allowing local governments to address
DRI issues within certain identified geographic
areas.
Established the requirements for a public school
facilities element.
Established the minimum requirements for imposing
school concurrenc y.
Required DCA adopt minimum criteria for the
compliance determination of a public school
facilities element imposing school concurrency.
Required that evaluation and appraisal reports
address coordination of the comp plan with existing
public schools and the school district’s 5-year work
program.
Amended the definition of “in compliance” to
include consistency with Sections 163.3180 and
163.3245.
Required DCA to maintain a file with all
163.3184(3)(d)
N/A
163.3164(31) and
163.3245
N/A
163.3177(12)
N/A
163.3180(12), (now
Section (13))
163.3180(13), (now
Section14))
N/A
163.3191(2)(i)
[Now:
163.3191(2)(k)]
N/A
163.3184(1)(b)
N/A
163.3184(2), (4), and
N/A
29
32
33
34
35
36
37
38
N/A
163.3177(3)(a)4.
Add goals, objectives and policies
to the Capital Improvement
Element, as applicable, to establish
standards for the management of
debt.
Include 5 and 10-year planning
projections throughout the plan as
necessary and incorporate within
analysis as necessary.
N/A
105
163, F.S. Citations
Not
Applicable
documents received or generated by DCA relating (6)
to plan amendments and identify; limited DCA’s
review of proposed plan amendments to written
comments, and required DCA to identify and list all
written communications received within 30 days
after transmittal of a proposed plan amendment.
39
Allowed a local government to amend its plan for 163.3187(6)(b)
a period of up to one year after the initial
determination of sufficiency of an adopted EAR
even if the EAR is insufficient.
40
Substantially reworded Section 163.3191, F.S., 163.3191
related to evaluation and appraisal reports.
41
Changed the population requirements for 163.3177(6)(i)
municipalities and counties which are required to
submit otherwise optional elements.
1999: Ch. 99-251, ss. 65-6, and 90; Ch. 99-378, ss. 1, 3-5, and 8-9, Laws of Florida]
42
43
44
45
Required that ports and local governments in the
coastal area,
which has spoil
disposal
responsibilities, identify dredge disposal sites in the
comp plan.
Exempted from the twice-per-year limitation
certain port related amendments for port
transportation facilities and projects eligible for
funding by the Florida Seaport Transportation and
Economic Development Council.
Required rural counties to base their future land
use plans and the amount of land designated
industrial on data regarding the need for job
creation, capital investment, and economic
development and the need to strengthen and
diversify local economies.
Added the Growth Policy Act to Ch. 163, Part II to
promote urban infill and redevelopment.
Addressed
(where/how)
Amendment Needed
By Element
N/A
N/A
N/A
163.3178(7)
N/A
163.3187(1)(h)
N/A
163.3177(6)(a)
N/A
163.2511,163.25,14,1
63.2517,163.2520,16
3.2523,163.2526
N/A
106
163, F.S. Citations
Not
Applicable
46
Required that all comp plans comply with the 163.3177(6)(a)
school siting requirements by October 1, 1999.
47
Made transportation facilities subject to 163.3180(1)(a)
concurrency.
48
Required use of professionally accepted 163.3180(1)(b)
techniques for measuring level of service for cars,
trucks, transit, bikes and pedestrians.
49
Excludes
public
transit
facilities
from 163.3180(4)(b)
concurrency requirements.
50
Allowed multi-use DRIs
to satisfy the 163.3180(12)
transportation concurrency requirements when
authorized by a local comprehensive plan under
limited circumstances.
51
Allowed multi-modal transportation districts in 163.3180(15)
areas where priorities for the pedestrian
environment are assigned by the plan.
52
Exempted amendments for urban infill and 163.31879(1)(h) and
redevelopment areas, public school concurrency (i)
from the twice-per-year limitation.
[Now: (i) and (j)]
53
Defined brownfield designation and added the 163.3220(2)
assurance that a developer may proceed with
development upon receipt of a brownfield
designation. [Also see 163.3221(1) for “brownfield”
definition.]
2000: Ch. 2000-158, ss. 15-17, Ch. 2000-284, s. 1, Ch. 2000-317, s. 18, Laws of Florida]
54
Repealed Section 163.3184(11)(c), F.S., that 163.3184(11)(c)
required funds from sanction for non-compliant
plans go into the Growth Management Trust Fund.
55
Repealed Section 163.3187(7), F.S. that required 163.3187(7)
consideration of an increase in the annual total
acreage threshold for small scale plan amendments
and a report by DCA.
56
Repealed Sections 163.3191(13) and (15), F.S.
163.3191(13) and
(15)
107
Addressed
(where/how)
Land use element: Objective
1.9, Policies 1.9.1, 1.9.2
1.10
1.10
Amendment Needed
By Element
1.10
1.10
1.10
N/A
N/A
N/A
N/A
N/A
57
163, F.S. Citations
Not
Applicable
N/A
Allowed small scale amendments in areas of
critical state concern to be exempt from the twiceper-year limitation only if they are for affordable
housing.
58
Added exemption of sales from local option surtax
imposed under Section 212.054, F.S., as examples
of incentives for new development within urban
infill and redevelopment areas.
2001: [Ch. 2001-279, s. 64]
163.3187(1)(c)1.e
163.2517(3)(j)2
N/A
59
163.3177(11)(d)
N/A
Created the rural land stewardship area program.
Addressed
(where/how)
Amendment Needed
By Element
2002: (Ch. 2002-296, SS. 1 - 11, Laws of Florida)
60
61
62
63
64
65
Required
that
all
agencies
that
review
comprehensive plan amendments and rezoning
include a nonvoting representative of the district
school board.
Required coordination of local comprehensive plan
with the regional water supply plan.
Plan amendments for school-siting maps are exempt
from s. 163.3187(1)’s limitation on frequency.
Required that by adoption of the EAR, the sanitary
sewer, solid waste, drainage, potable water and
natural groundwater aquifer recharge element
consider the regional water supply plan and include
a 10-year work plan to build the identified water
supply facilities.
Required consideration of the regional water supply
plan in the preparation of the conservation element.
163.3174
Required that the intergovernmental coordination
element (ICE) include relationships, principles and
guidelines to be used in coordinating comp plan
with regional water supply plans.
163.3177(6)(h)
Add policy to LUE and ICE
reflecting this requirement.
163.3177(4)(a)
Amend Infrastructure, Conservation
and ICE as required to comply.
163.3177(6)(a)
N/A
163.3177(6)(c)
Amend the Infrastructure Element
to reference the regional water
supply plan.
163.3177(6)(d)
Amend the Conservation Element
to reference the regional water
supply plan.
Amend the ICE to comply with this
requirement.
108
66
67
68
69
70
71
72
73
Required the local governments adopting a public
educational facilities element execute an inter-local
agreement with the district school board, the county,
and non-exempting municipalities.
Required that counties larger than 100,000
population and their municipalities submit an interlocal service delivery agreements (existing and
proposed, deficits or duplication in the provisions of
service) report to DCA by January 1, 2004. Each
local government is required to update its ICE based
on the findings of the report. DCA will meet with
affected parties to discuss and identify strategies to
remedy any deficiencies or duplications.
Required local governments and special districts to
provide recommendations for statutory changes for
annexation to the Legislature by February 1, 2003.
Added a new section 163.31776 that allows a
county, to adopt an optional public educational
facilities element in cooperation with the applicable
school board.
Added a new section 163.31777 that requires local
governments and school boards to enter into an
inter-local agreement that addresses school siting,
enrollment
forecasting,
school
capacity,
infrastructure and safety needs of schools, schools
as emergency shelters, and sharing of facilities.
Added a provision that the concurrency requirement
for transportation facilities may be waived by plan
amendment for urban infill and redevelopment
areas.
Expanded the definition of “affected persons” to
include property owners who own land abutting a
change to a future land use map.
Expanded the definition of “in compliance” to
include consistency with Section 163.31776 (public
163, F.S. Citations
163.3177(6)(h)4
Not
Applicable
N/A
Addressed
(where/how)
Amendment Needed
By Element
163.3177(6)(h)6,7, &
8
163.3177(6)(h)9
N/A
163.31776
N/A
163.31777
1.9, Policies 1.9.1, 1.9.2.
Parkland has also signed the
school interlocal agreement.
163.3180(4)(c)
N/A
163.3184(1)(a)
N/A
163.3184(1)(b)
N/A
109
163, F.S. Citations
Not
Applicable
163.3184(3), (4), (6),
(7), and (8)
163.3184(15)(c)
N/A
Addressed
(where/how)
Amendment Needed
By Element
educational facilities element).
74
75
76
77
78
79
Streamlined the timing of comprehensive plan
amendment review.
Required that local governments provide a sign-in
form at the transmittal hearing and at the adoption
hearing for persons to provide their names and
addresses.
Exempted amendments related to providing
transportation improvements to enhance life safety
on “controlled access major arterial highways” from
the limitation on the frequency of plan amendments
contained in s.163.3187(1).
Required EAR’s to include (1) consideration of the
appropriate regional water supply plan, and (2) an
evaluation of whether past reductions in land use
densities in coastal high hazard areas have impaired
property rights of current residents where
redevelopment occurs.
Allowed local governments to establish a special
master process to assist the local governments with
challenges to local development orders for
consistency with the comprehensive plan.
Created the Local Government Comprehensive
Planning Certification Program to allow less state
and regional oversight of comprehensive plan
process if the local government meets certain
criteria.
Add this requirement to the City’s
LDRs under plan amendment
procedures.
163.3187(1)(k)
N/A
163-3191(2)(1)
N/A
163.3215
N/A
163.3246
N/A
110
163, F.S. Citations
80
Not
Applicable
N/A
Addressed
(where/how)
Amendment Needed
By Element
Added a provision to Section 380.06(24), Statutory 163.3187(1)
Exemptions, that exempts from the requirements for
developments of regional impact, any water port or
marina development if the relevant local
government has adopted a “boating facility siting
plan or policy” (which includes certain specified
criteria) as part of the coastal management element
or future land use element of its comprehensive
plan. The adoption of the boating facility siting plan
or policy is exempt from the limitation on the
frequency of plan amendments contained in
s.163.3187(1).
81
Prohibited a local government, under certain 163.3194(6)
N/A
conditions, from denying an application for
development approval for a requested land use for
certain proposed solid waste management facilities.
2003: [Ch. 03-1, ss. 14-15; ch. 03-162, s. 1; ch. 03-261, s. 158; ch. 03-286, s. 61, Laws of Florida.]
82
Creates the Agricultural Lands and Practices Act.
(2): Provides legislative findings and purpose with
respect to agricultural activities and duplicative
regulation.
(3): Defines the terms “farm,” “farm operation,” and
“farm product” for purposes of the act.
(4): Prohibits a county from adopting any ordinance,
resolution, regulation, rule, or policy to prohibit or
otherwise limit a bona fide farm operation on land
that is classified as agricultural land.
(4)(a): Provides that the act does not limit the
powers of a county under certain circumstances.
(4)(b): Clarifies that a farm operation may not
expand its operations under certain circumstances.
(4)(c): Provides that the act does not limit the
powers of certain counties.
(4)(d): Provides that certain county ordinances are
not deemed to be a duplication of regulation.
163.3162
N/A
111
83
84
85
Changes “State Comptroller” references to “Chief
Financial Officer.”
Provides for certain airports to abandon DRI orders.
163, F.S. Citations
163.3167(6)
Not
Applicable
N/A
163.3177(6)(k)
Addressed
(where/how)
Amendment Needed
By Element
N/A
Amended to conform to the repeal of s. 235.185 and
the enactment of similar material in s. 1013.35.
Amended to conform to the repeal of ch. 235 and
the enactment of similar material in ch. 1013.
163.31776(1)(b)(2)N/A
(3)
86
163.37111(1)(c),
N/A
(2)(e)-(f), (3)(c), (4),
(6)(b)
2004: [Ch. 04-5, s. 11; ch. 04-37, s. 1; ch. 04-230, ss. 1-4; ch. 04-372, ss. 2-5; ch. 04-381, ss. 1-2; ch. 04-384, s. 2, Laws of Florida.]
87
(10): Amended to conform to the repeal of the 163.3167
Florida High-Speed Rail Transportation Act, and
the creation of the Florida High-Speed Rail
Authority Act.
(13): Created to require local governments to
identify adequate water supply sources to meet
future demand.
(14): Created to limit the effect of judicial
determinations issued subsequent to certain
development orders pursuant to adopted land
88
(1): Provides legislative findings on the Creates 163.3175.
N/A
compatibility of development with military
installations.
(2): Provides for the exchange of information
relating to proposed land use decisions between
counties and local governments and military
installations.
(3): Provides for responsive comments by the
commanding officer or his/her designee.
(4): Provides for the county or affected local
government to take such comments into
consideration.
(5): Requires the representative of the military
installation to be an ex-officio, nonvoting member
112
89
of the county’s or local government’s land planning
or zoning board.
(6): Encourages the commanding officer to provide
information on community planning assistance
grants.
163.3177
(6)(a):
- Changed to require local governments to amend
the future land use element by June 30, 2006 to
include criteria to achieve compatibility with
military installations.
- Changed to specifically encourage rural land
stewardship area designation as an overlay on the
future land use map.
(6)(c):
- Extended the deadline adoption of the water
supply facilities work plan amendment until
December 1, 2006; provided for updating the work
plan every five years; and exempts such amendment
from the limitation on frequency of adoption of
amendments.
(10)(1): Provides for the coordination by the state
land planning agency and the Department of
Defense on compatibility issues for military
installations.
(11)(d)(1): Requires DCA, in cooperation with other
specified state agencies, to provide assistance to
local governments in implementing provisions
relating to rural land stewardship areas.
(11)(d)(2): Provides for multicounty rural land
stewardship areas.
(11)(d)(3)-(4): Revises requirements, including the
acreage threshold for designating a rural land
stewardship area.
(11)(d)(6)(j): Provides that transferable rural land
163, F.S. Citations
Not
Applicable
163.3177
Addressed
(where/how)
Amendment Needed
By Element
N/A
113
90
91
92
93
use credits may be assigned at different ratios
according to the natural resource or other beneficial
use characteristics of the land.
(11)(e): Provides legislative findings regarding
mixed-use, high-density urban infill and
redevelopment projects; requires DCA to provide
technical assistance to local governments.
(11)(f): Provides legislative findings regarding a
program for the transfer of development rights and
urban infill and redevelopment; requires DCA to
provide technical assistance to local governments.
(1): Provides legislative findings with respect to the
shortage of affordable rentals in the state.
(2): Provides definitions.
(3):
Authorizes local governments to permit
accessory dwelling units in areas zoned for single
family residential use based upon certain findings.
(4): Provides for certain accessory dwelling units
to apply towards satisfying the affordable housing
component of the housing element in a local
government’s comprehensive plan.
(5): Requires the DCA to report to the Legislature.
Amends the definition of “in compliance” to add
language referring to the Wekiva Parkway and
Protection Act.
(1)(m): Created to provide that amendments to
address criteria or compatibility of land uses
adjacent to or in close proximity to military
installations do not count toward the limitation on
frequency of amending comprehensive plans.
(1)(n): Created to provide that amendments to
establish or implement a rural land stewardship
area do not count toward the limitation on
frequency of amending comprehensive plans.
Created to provide that evaluation and appraisal
163, F.S. Citations
Creates 163.31771.
Not
Applicable
Addressed
(where/how)
Amendment Needed
By Element
N/A
163.3184(1)(b)
N/A
163.3187
N/A
163.3191(2)(n)
N/A
114
163, F.S. Citations
Not
Applicable
Addressed
(where/how)
Amendment Needed
By Element
reports evaluate whether criteria in the land use
element were successful in achieving land use
compatibility with military installations.
2005 [Ch. 2005-290 and Ch. 2005-291, ss. 10-12, Laws of Florida]
144
Added the definition of “financial feasibility.”
Creates 163.3164(32)
145
(2) Required comprehensive plans to be 163.3177
“financially” rather than “economically” feasible.
(3)(a)5. Required the comprehensive plan to include
a 5-year schedule of capital improvements.
Outside funding (i.e., from developer, other
government or funding pursuant to referendum) of
these capital improvements must be guaranteed in
the form of a development agreement or interlocal
agreement.
N/A
Schedule to be included at the time
of comprehensive plan update.
(3)(a)6.b.1. Required plan amendment for the
annual update of the schedule of capital
improvements. Deleted provision allowing updates
and change in the date of construction to be
accomplished by ordinance.
Add policy to the CIE requiring
annual update of the CIP.
(3)(a)6.c. Added oversight and penalty provision
for failure to adhere to this section’s capital
improvements requirements.
N/A
(3)(a)6.d.
Required
a
long-term
capital
improvement schedule if the local government has
adopted a long-term concurrency management
system.
N/A
(6)(a) Deleted date (October 1, 1999) by which
school sitting requirements must be adopted.
N/A
(6)(c) Required the potable water element to be
The Sanitary Sewer, Solid Waste,
115
163, F.S. Citations
Not
Applicable
updated within 18 months of an updated regional
water supply plan to incorporate the alternative
water supply projects selected by the local
government to meet its water supply needs.
(11)(d)4.c. Required rural land stewardship areas
to address affordable housing.
N/A
(11)(d)5. Required a listed species survey be
performed on rural land stewardship receiving
area. If any listed species present, must ensure
adequate provisions to protect them.
N/A
(11)(d)6. Must enact an ordinance establishing a
methodology for creation, conveyance, and use of
stewar dship credits within a rural land
stewardship area.
N/A
(11)(d)6.j. Revised to allow open space and
agricultural land to be just as important as
environmentally sensitive land when assigning
stewardship credits.
N/A
(12) Must adopt public school facilities element.
(12)(a) and (b) A waiver from providing this
element
will
be
allowed
under
certain
circumstances.
Amendment Needed
By Element
Drainage, Potable Water, and
Natural Groundwater Aquifer
Recharge Element (or Infrastructure
Element: IE) will be amended
pending the SFWMD adoption of
an updated regional water supply
plan.
Adopt a Public Schools Facilities
Element (PSFE) no later than
December, 2008.
(12)(g) Expanded list of items to be included to
include collocation, location of schools proximate
to residential areas, and use of schools as
emergency shelters.
To be addressed in the PSFE.
(12)(h) Required local governments to provide maps
depicting the general location of new schools and
Addressed
(where/how)
To be addressed in the PSFE
116
163, F.S. Citations
Not
Applicable
Addressed
(where/how)
Amendment Needed
By Element
school improvements within future conditions maps.
146
147
148
(12)(i) Required DCA to establish a schedule for
adoption of the public school facilities element.
N/A
(12)(j) Established penalty for failure to adopt a
public school facility element.
N/A
(13)(new section) Encouraged local governments to
develop a “community vision,” which provides for
sustainable growth, recognizes its fiscal constraints,
and protects its natural resources.
N/A
(14)(new section) Encouraged local governments to
develop a “urban service boundary,” which
ensures the area is served (or will be served) with
adequate public facilities and services over the next
10 years. See 163.3184(17).
163.31776 is repealed
N/A
(2) Required the public schools interlocal
agreement (if applicable) to address requirements
for school concurrency. The opt-out provision at
the end of subsection (2) is deleted.
163.31776
N/A
163.31777
N/A
(5) Required Palm Beach County to identify, as
part of its EAR, changes needed in its public school
element necessary to conform to the new 2005
public school facilities element requirements.
N/A
(7) Provided that counties exempted from public
school facilities element shall undergo reevaluation as part of its EAR to determine if they
continue to meet exemption criteria.
(1)(a) Added “schools” as a required concurrency
item.
N/A
163.3180
Amend IE to include schools as
infrastructure subject to
117
163, F.S. Citations
Not
Applicable
(2)(a) Required consultation with water supplier
prior to issuing building permit to ensure “adequate
water supplies” to serve new development is
available by the date of issuance of a certificate of
occupancy.
Amendment Needed
By Element
concurrency.
Update the IE to require this
coordination under Objective 1.1.
IE Policies 1.1.4 and 1.3.5 should
be updated; LU Poli. 1.2.2.
(2)(c) Required ALL transportation facilities to be
in place or under construction within 3 years (rather
than 5 years) after approval of building permit.
(4)(c) Allowed concurrency requirement for public
schools to be waived within urban infill and
redevelopment areas (163.2517).
N/A
LUE: Add a policy addressing
concurrency exception requirements
under Obj. 1.2.
(5)(d)
Required
guidelines
for
granting
concurrency exceptions to be included in the
comprehensive plan.
(5)(e) – (g) If local government has established
transportation exceptions, the guidelines for
implementing the exceptions must be “consistent
with and support a comprehensive strategy, and
promote the purpose of the exceptions.”
Exception areas must include mobility strategies,
such as alternate modes of transportation, supported
by data and analysis. FDOT must be consulted prior
to designating a transportation concurrency
exception area.
Transportation concurrency
exception areas existing prior to July 1, 2005 must
meet these requirements by July 1, 2006, or when
EAR update.
N/A
(6) Required local government to maintain records
Addressed
(where/how)
TE: Add requirements to monitor
118
163, F.S. Citations
Not
Applicable
to determine whether 110% de minimis
transportation impact threshold is reached. A
summary of these records must be submitted with
the annual capital improvements element update.
Exceeding the 110% threshold dissolves the de
minimis exceptions.
(7) Required consultation with the Department of
Transportation prior to designating a transportation
concurrency management area (to promote infill
development) to ensure adequate level-of-service
standards are in place. The local government and
the DOT should work together to mitigate any
impacts to the Strategic Intermodal System.
N/A
(9)(a) Allowed adoption of a long-term
concurrency management system for schools.
N/A
(9)(c) (new section) Allowed local governments to
issue approvals to commence construction
notwithstanding 163.3180 in areas subject to a longterm concurrency management system.
N/A
(9)(d) (new section) Required evaluation in EAR of
progress in improving levels of service.
N/A
(10) Added requirement that level of service
standard for roadway facilities on the Strategic
Intermodal System must be consistent with FDOT
standards. Standards must consider compatibility
with adjacent jurisdictions.
Amendment Needed
By Element
the de minimis transportation
impact.
Clarify under LOS standards
included in TE Obj. 1.1.6 that they
are consistent with FDOT
standards.
(13) Required school concurrency (not optional).
Addressed
(where/how)
To be added to the IE and addressed
through PSFE.
119
163, F.S. Citations
Not
Applicable
(13)(c)1. Requires school concurrency after five
years to be applied on a “less than districtwide
basis” (i.e., by using school attendance zones, etc).
(13)(c)2. Eliminated exemption from plan
amendment adoption limitations for changes to
service area boundaries.
Addressed
(where/how)
Amendment Needed
By Element
To be addressed in PSFE.
N/A
(13)(c)3. No application for development approval
may be denied if a less-than-districtwide
measurement of school concurrency is used;
however the development impacts must be shifted to
contiguous service areas with school capacity.
(13)(e) Allowed school concurrency to be satisfied
if a developer executes a legally binding
commitment to provide mitigation proportionate to
the demand.
(13)(e)1. Enumerated mitigation options
achieving proportionate-share mitigation.
for
(13)(e)2. If educational facilities funded in one of
the two following ways, the local government must
credit this amount toward any impact fee or
exaction imposed on the community:
? contribution of land
? construction, expansion, or payment for land
acquisition
(13)(g)2. Section deleted – it is no longer required
that a local government and school board base their
plans on consistent population projection and share
information regarding planned public school
facilities, development and redevelopment and
N/A
120
163, F.S. Citations
Not
Applicable
Addressed
(where/how)
Amendment Needed
By Element
infrastructure needs of public school facilities.
However, see (13)(g)6.a. for similar requirement.
(13)(g)6.a.
(formerly
(13)(g)7.a.)
Local
governments must establish a uniform procedure
for determining if development applications are
in compliance with school concurrency.
(13)(g)7. (formerly (13)(g)8.) Deleted language that
allowed local government to terminate or suspend
an interlocal agreement with the school board.
N/A
(13)(h) (new 2005 provision) The fact that school
concurrency has not yet been implemented by a
local government should not be the basis for either
an approval or denial of a development permit.
(15) Prior to adopting Multimodal Transportation
Districts, FDOT must be consulted to assess the
impact on level of service standards. If impacts are
found, the local government and the FDOT must
work together to mitigate those impacts.
Multimodal districts established prior to July 1,
2005 must meet this requirement by July 1, 2006 or
at the time of the EAR-base amendment, whichever
occurs last.
149
(16) (new 2005 Section) Required local
governments to adopt by December 1, 2006 a
method for assessing proportionate fair-share
mitigation options. FDOT will develop a model
ordinance by December 1, 2005.
(17) (New 2005 Section) If local government has
adopted a community vision and urban service
boundary, state and regional agency review is
N/A
Amend the TE by December 1,
2006, to include a method for
assessing proportionate fair-share
mitigation options.
163.3184
N/A
121
163, F.S. Citations
Not
Applicable
Addressed
(where/how)
Amendment Needed
By Element
eliminated for plan amendments affecting property
within the urban service boundary.
Such
amendments are exempt from the limitation on the
frequency of plan amendments.
150
151
(18) (New 2005 Section) If a municipality has
adopted an urban infill and redevelopment area,
state and regional agency review is eliminated for
plan amendments affecting property within the
urban service boundary. Such amendments are
exempt from the limitation on the frequency of plan
amendments.
(1)(c)1.f. Allowed approval of residential land use
as a small-scale development amendment when
the proposed density is equal to or less than the
existing future land use category. Under certain
circumstances affordable housing units are exempt
from this limitation.
N/A
163.3187
N/A
(1)(c)4. (New 2005 provision) If the small-scale
development amendment involves a rural area of
critical economic concern, a 20-acre limit applies.
N/A
(1)(o) (New 2005 Provision) An amendment to a
rural area of critical economic concern may be
approved without regard to the statutory limit on
comprehensive plan amendments.
(2)(k) Required local governments that do not have
either a school interlocal agreement or a public
school facilities element, to determine in the EAR
whether the local government continues to meet the
exemption criteria in s.163.3177(12).
N/A
163.3191
N/A
(2)(l) The EAR must determine whether the local
government has met its various water supply
N/A
122
requirements,
including
development
alternative water supply projects.
163, F.S. Citations
Not
Applicable
Amendment Needed
By Element
of
(2)(o) (New 2005 Provision) The EAR must
evaluate whether its Multimodal Transportation
District has achieved the purpose for which it was
created.
N/A
(2)(p) (New 2005 Provision) The EAR must assess
methodology for impacts on transportation
facilities.
N/A
(10) The EAR-based amendment must be adopted
within a single amendment cycle. Failure to adopt
within this cycle results in penalties. Once updated,
the comprehensive plan must be submitted to the
DCA.
N/A
Addressed
(where/how)
123
9.2. Analysis of Changes to Rule 9J-5, Florida Administrative Code
Table 9-2.
Changes to Rule 9J-5, F.A.C., Since the Adoption of the Comprehensive Plan.
Changes to Rule 9J-5, F.A.C. 1994-2003
9J-5, F.A.C.
Citations
N/A
Addressed
(where/how)
Amendment Needed
By Element
March 23, 1994
1
2
3
4
5
6
Defined central business district, coastal area,
evaluation and appraisal report, partial evaluation
and appraisal report, proposed evaluation and
appraisal report, sufficiency review, and very low
income family. Note: the definition of very low income
family was repealed March 21, 1999.
Revised the definition of coastal high hazard areas and
modified the definition of coastal area to provide a
definition of the term coastal planning area. Note: the
definition of coastal planning area was revised March
21. 1999.
Repealed definitions of availability or available,
transportation concurrency management area, and
transportation mobility element.
Required local comprehensive plans to include a
countywide marina siting plan for participating local
governments in the coastal area and intergovernmental
coordination processes.
Revised monitoring and evaluation requirements to
include a description of the public participation process
and components of the evaluation and appraisal process.
Note: Revised February 25, 2001.
Added procedures for transmittal and review of
evaluation and appraisal reports and evaluation and
appraisal amendments. Note: Repealed March 21,
1999 and February 25, 2001.
9J-5.003
9J-5.003
N/A
9J-5.003
N/A
9-5.005(1)(c)
N/A
9-5.005(7)
N/A
9J-5.0053
N/A
124
7
8
9
10
11
12
Revised requirements for the concurrency management
system to include provisions regarding level of service
standards , and
minimum requirements for
concurrency, and authorized local governments to
incorporate within their concurrency management
system optional long term concurrency management
systems , transportation concurrency management
areas, transportation concurrency exception areas;
concurrency exceptions for projects that promote
public transportation, and provisions for private
contributions
to
local
government
capital
improvement planning.
Repealed provisions authorizing establishment of
optional transportation concurrency management
areas and providing requirements for such areas.
Required the Future Land Use Element for coastal
counties and municipalities that have dredge spoil
disposal responsibilities to identify any existing dredge
spoil disposal sites and include an analysis of the need
for additional dredge spoil disposal sites.
Required the Future Land Use Element to include an
analysis of proposed development and redevelopment
based upon hazard mitigation reports.
Required the Future Land Use Element to include
objectives to encourage elimination or reduction of uses
that are inconsistent with an interagency hazard
mitigation report and ensure the availability of dredge
spoil disposal sites for affected coastal counties and
municipalities.
Required policies of the future land use element to
designate dredge spoil disposal sites for affected coastal
counties and municipalities and establish site selection
criteria for designation of future dredge spoil disposal
sites.
9J-5, F.A.C.
Citations
9J-5.0055
N/A
Addressed
(where/how)
Amendment Needed
By Element
N/A
9J-5.0057
9J-5.006(1)(f)3 and
9J-5.006(2)(f)
N/A
9J-5.006(2)(g)
9J-5.006(3)(b)
N/A
9J-5.006(3)(c)
N/A
125
13
14
15
16
17
Required local governments to adopt the level of service
standards established by the Department of
Transportation for facilities on the Florida Intrastate
Highway System and adopt adequate level of service
standards for all other transportation facilities. Note: 9J5.007 was repealed February 20, 1996, and has been
replaced by 9J-5.019.
Required the Ports, Aviation and Related Facilities
Element to include an analysis of the need for additional
dredge spoil disposal sites for existing and proposed
ports. Note: 9J-5.009 was repealed February 20, 1996,
and has been replaced by 9J-5.019
Required the Housing Element inventory and analysis to:
(a) Use data from the affordable housing needs
assessment;
(b) Address housing needs of existing and future
residents;
(c) Avoid the concentration of affordable housing;
and
(d) Address the needs of very-low income families
as well as low and moderate income families.
Required Housing Element objectives to address:
(a) Housing needs of current and future residents;
(b) Sites and distribution of housing for very-low
income and low-income families; and
(c) Use of job training, job creation and economic
solutions to address affordable housing
concerns.
Required Coastal Management Element inventories and
analyses to be coordinated with the countywide marina
siting plan.
9J-5, F.A.C.
Citations
9J-5.007(3)(c)
N/A
9J-5.009(2)(c)
N/A
Addressed
(where/how)
N/A
9J-5.010(1) and (2)
Housing element: Objective 1.3,
Policies 1.3.1, 1.3.2, 1.3.3, 1.3.5,
1.3.24
9J-5.010(3)
Housing element: Policies 1.3.10,
1.3.11
9J-5.012(2)
Amendment Needed
By Element
N/A
126
18
19
20
21
Required Coastal Management Element policies to:
(a) Incorporate
recommendations
from
interagency hazard mitigation reports;
(b) Address the relocation, mitigation or
replacement of infrastructure within the
coastal high-hazard area;
(c) Include criteria consistent with the countywide
marina siting plan; and
(d) Include a procedure to resolve inconsistencies
between the local comprehensive plan and the
deepwater port master plan.
Required affected local governments to incorporate the
marina siting plan in the Coastal Management Element.
Required objectives of the Intergovernmental
Coordination Element to:
(a) Ensure coordination in the designation of new
dredge spoil disposal sites;
(b) Involve the navigation and inlet districts, state
and federal agencies and the public in
identifying dredge spoil disposal sites; and
(c) Resolve conflicts between a coastal local
government and a public agency seeking a
dredge spoil disposal site through the Coastal
Resources
Interagency
Management
Committee’s dispute resolution process.
Required local governments having all or part of their
jurisdiction within the urbanized area of a Metropolitan
Planning Organization to prepare and adopt a
transportation element which replaces the traffic
circulation element, the mass transit element, and the
ports, aviation and related facilities element and
established requirements for the transportation element.
9J-5, F.A.C.
Citations
9J-5.012(3)
N/A
9J-5.012(4)
N/A
9J-5.015(3)
N/A
9J-5.019
Addressed
(where/how)
Amendment Needed
By Element
N/A
Transportation element adopted.
127
9J-5, F.A.C.
Citations
May 18, 1994
22
Added provisions for settlement of conflicts through
compliance agreements.
32
33
Defined adjusted for family size, adjusted gross
income, affordable housing, agency, amendment,
clustering, compatibility, composition, density,
development, development controls, distribution,
environmentally sensitive lands , extent, facility
availability,
floodprone
areas,
functional
relationship, high recharge area, hurricane
vulnerability zone, intensity, manufactured home ,
moderate income household, natural drainage flow,
natural groundwater aquifer recharge areas or
natural groundwater recharge areas, new town,
Apattern, potable water wellfield, purchase of
development rights, rural areas, rural village or rural
activity center, stormwater basin, stormwater
facilities, stormwater management system, suitability,
transfer of development rights, urban area, urban
sprawl, very low income household, wellhead
protection area, and wetlands . Note: the definitions of
adjusted for family size, adjusted gross income,
development, and high recharge area were repealed and
the definitions of affordable housing and wetlands were
revised March 21, 1999.
Revised definitions of areas subject to coastal
flooding, conservation uses, deepwater ports, estuary,
low income household, mobile home , natural
reservations, and oceanic waters.
N/A
Addressed
(where/how)
Amendment Needed
By Element
Intergovernmental
coordination element:
Add procedures for
conflict resolution with
the DCA or other
planning agencies
9J-5.003
9J-5.003
128
34
35
36
37
38
39
40
Revised comprehensive plan content requirements to
clarify that the future land use map or map series must
be included in the adopted comprehensive plan.
Required all goals, objectives, policies, standards,
findings and conclusions of the comprehensive plan and
plan amendments to be based upon analysis as well as
data, explained the meaning of being based upon data,
referenced the Department’s guide to data sources and
National Wetland Inventory Maps, and authorized local
governments to submit textual portions of their plan or
amendment on electronic processing storage media.
Required goals, objectives and policies to establish
standards for the use of land and guidelines for land
Required plan amendments exempt from the twice-ayear restriction under the development of regional
impact provision to be transmitted as required by law
and revised adoption by reference requirements. Note:
adoption by reference requirements were further revised
March 21, 1999.
Authorized local governments to recognize in their
comprehensive plans, statutory and common law vested
rights.
Required public potable water wells and wellhead
protection areas to be shown on existing land use map
or map series and provided that educational uses,
public buildings and grounds and other public
facilities may be shown as one land use category.
Required policies of the Future Land Use Element to
address protection of potable water wellfields by
designating appropriate activities and land uses within
wellhead protection areas.
9J-5, F.A.C.
Citations
9J-5.005(1)
N/A
9J-5.005(2)
N/A
9J-5.005(6)
Addressed
(where/how)
Future land use map part of
adopted documents.
Amendment Needed
By Element
Land use element: Policy 1.1.1
9J-5.005(2)(g)
N/A
9J-5.005(8)
9J-5.006(1)]
9J-5.006(3)
Land use element: Policy 1.1.1,
1.5.5
129
41
42
43
44
45
46
Required public potable waterwells, wellhead
protection areas, and coastal high hazard areas to be
shown on the future land use map and provided that
educational uses, public buildings and grounds and
other public facilities may be shown as one land use
category. Provided that if mixed use categories are
used, policies must specify types of land uses allowed,
the percentage distribution among the mix of uses or
other objective measurement, and the density and
intensity of each use.
Provided criteria for reviewing local comprehensive
plans and plan amendments for adequacy in
discouraging the proliferation of urban sprawl ,
including indicators of sprawl and measures for
evaluating land uses, local conditions, and development
controls.
Required the Housing Element to address housing for
moderate income, low income, and very low income
households, group homes, foster care facilities, and
households with special housing needs, including rural
and farmworker housing.
Required the Housing Element analysis to address the
existing housing delivery system.
Required objectives of the Housing Element to address
adequate sites for mobile and manufactured homes.
Required policies of the Housing Element to:
(a) Include specific programs and actions to streamline
the permitting process and minimize costs and
delays for housing;
(b) Establish principles and criteria guiding the location
of manufactured homes;
(c) Identify interlocal agreements with nearby local
governments to provide affordable housing; and
(d) Designate sufficient sites at sufficient densities to
accommodate affordable housing.
9J-5, F.A.C.
Citations
9J-5.006(4)
N/A
9J-5.006(5)
N/A
9J-5.010
Addressed
(where/how)
Amendment Needed
By Element
See #24 and 25 of this table; also
Housing element: Policy 1.3.23
9J-5.010(2)
9J-5.010(3)(b)
Housing element: Objective 1.3
9J-5.010(3)(c)
Housing element:
(a) Policies 1.3.5, 1.3.12
(b) Policy 1.1.6
(c) Policies 1.1.5, 1.3.2, 1.3.13,
1.3.15
(d) Policies 1.1.9, 1.5.3
130
47
Required the data and analysis of the Sanitary Sewer,
Solid Waste, Stormwater Management, Potable Water
and Natural Groundwater Aquifer Recharge Element to
identify major natural drainage features and natural
groundwater aquifer recharge areas, including areas
identified by the water management district as prime or
high groundwater recharge areas.
48
Required the policies of the Sanitary Sewer, Solid
Waste, Stormwater Management, Potable Water and
Natural Groundwater Aquifer Recharge Element to
establish water quality standards for stormwater
recharge.
49
Required the Conservation Element to identify and
analyze groundwater and important fish or shellfish
areas.
50
Required policies of the conservation element to address
land uses known to affect adversely the quality and
quantity of water sources, including natural
groundwater recharge areas, well head protection areas
and surface waters used as a source of public water
supply, and the protection and conservation of wetlands .
February 20, 1996
51
52
53
Repealed rule requirements for the Traffic Circulation
Element; Mass Transit Element; Ports, Aviation and
Related Facilities Element. Note: Certain local
governments must continue to prepare these elements
pursuant to 163.3177, F.S., and 9J-5.019, F.A.C.
Repealed rule requirements for the Recreation and
Open Space Element. Note: Section 163.3177, F.S.,
requires local governments to prepare this element.
Repealed rule requirements for consistency of local
government comprehensive plans with Comprehensive
Regional Policy Plans and with the State
Comprehensive Plan. Note: Local government
9J-5, F.A.C.
Citations
9J-5.011(1)
N/A
Addressed
(where/how)
Sanitary sewer, solid waste,
drainage, potable water, and
natural groundwater aquifer
recharge element: Objectives 1.1,
1.2
Amendment Needed
By Element
9J-5.011(2)
9J-5.013(1)
9J-5.013(2) and (3)
Water sources: Addressed in the
Land use element: Policies 1.2.13,
1.5.9
Wetlands: Conservation element:
Objective 1.6, Policies 1.6.1, 1.6.2,
1.2.1, 1.2.11, 1.2.16
9J-5.007, 9J-5.008,
and 9J-5.009
N/A
9J-5.014
N/A
9J-5.021
N/A
131
Add similar language
addressing water sources
to conservation element
9J-5, F.A.C.
Citations
N/A
Addressed
(where/how)
Amendment Needed
By Element
comprehensive plans are required by section
163.3184(1)(b), F.S., to be consistent with the applicable
Strategic Regional Policy Plan and the State
Comprehensive Plan.
October 20, 1998
54
Established requirements for the Public School Facilities
Element for Public School Concurrency for local
governments that adopt school concurrency.
March 21, 1999
9J-5.025
N/A
55
Defined public transit and stormwater management
facilities
9J-5.003
N/A
56
Revised the definitions of affordable housing, coastal
planning area, port facility, and wetlands .
9J-5.003
57
Repeal the definitions of adjusted for family size,
adjusted gross income , development, high recharge
area or prime recharge area, mass transit,
paratransit, public facilities, very low-income family.
Revised provisions relating to adoption by reference
into the local comprehensive plan.
9J-5.003
Repealed transmittal requirements for proposed
evaluation
and
appraisal
reports,
submittal
requirements for adopted evaluation and appraisal
reports, criteria for determining the sufficiency of
adopted evaluation and appraisal reports, procedures for
adoption of evaluation and appraisal reports. Note:
transmittal requirements for proposed evaluation and
9J-5.0053(2) through
(5)
58
59
Updated analysis of
“affordable housing”
within the Housing
Element will utilize the
revised definition.
N/A
9J-5.005(2)(g) and
(8)(j)
132
Amend all provisions that
adopt an external
document by reference to
comply with the revised
rule.
N/A
60
61
62
63
64
appraisal reports and submittal requirements for adopted
evaluation and appraisal reports were incorporated Rule
Chapter 9J-11, F.A.C.
Repealed conditions for de minimis impact and
referenced conditions in subsection 163.3180(6), F.S.
Required the future land use map to show the
transportation concurrency exception area boundaries
of such areas have been designated and areas for possible
future municipal incorporation.
Required objectives of the Sanitary Sewer, Solid Waste,
Stormwater Management, Potable Water and Natural
Groundwater Aquifer Recharge Element to address
protection of high recharge and prime recharge areas.
Repealed the Intergovernmental Coordination Element
process to determine if development proposals would
have significant impacts on other local governments or
state or regional resources or facilities, and provisions
relating to resolution of disputes, modification of
development orders, and the rendering of development
orders to the Department of Community Affairs (DCA)
Clarified that local governments not located within the
urban area of a Metropolitan Planning Organization are
required to adopt a Traffic Circulation Element and
that local governments with a population of 50,000 or
less are not required to prepare Mass Transit and Ports,
Aviation and Related Facilities Elements.
9J-5, F.A.C.
Citations
N/A
9J-5.0055(3)6
N/A
9J-5.006(4)
N/A
9J-5.011(2)
Addressed
(where/how)
Land use element: Objective 1.1,
Policy 1.1.1
9J-5.015(4)
N/A
9J-5.019(1)
N/A
133
Amendment Needed
By Element
Add similar language to
the sanitary sewer etc.
element
65
66
Required objectives of the Transportation Element to:
• Coordinate the siting of new, or expansion of
existing ports, airports, or related facilities
with the Future Land Use, Coastal Management,
and Conservation Elements;
• Coordinate surface transportation access to
ports, airports, and related facilities with the
traffic circulation system;
• Coordinate ports, airports, and related facilities
plans with plans of other transportation
providers; and
• Ensure that access routes to ports, airports and
related facilities are properly integrated with
other modes of transportation.
Required policies of the Transportation Element to:
• Provide for safe and convenient on-site traffic
flow;
• Establish measures for the acquisition and
preservation of public transit rights-of-way and
corridors;
•
•
•
•
•
9J-5, F.A.C.
Citations
9J-5.019(4)(b)
Addressed
(where/how)
Amendment Needed
By Element
N/A
N/A
N/A
N/A
9J-5.019(4)(c)
Land use element: 1.1.1, 1.7.2
Transportation element: 1.2, 1.8.2,
1.11.3
Add similar language to
transportation element
Add a policy to the
Transportation Element
for the preservation of
public transit right-of-way
where applicable.
N/A
Promote ports, airports and related facilities
development and expansion;
Mitigate adverse structural and non-structural
impacts from ports, airports and related
facilities;
Protect and conserve natural resources within
ports, airports and related facilities;
Coordinate intermodal management of surface
and water transportation within ports, airports
and related facilities; and
Protect ports, airports and related facilities from
encroachment of incompatible land uses.
N/A
N/A
N/A
N/A
N/A
134
67
Added standards for the review of land development
regulations by the Department.
68
Added criteria for determining consistency of land
development regulations with the comprehensive plan.
February 25, 2001
9J-5, F.A.C.
Citations
9J-5.022
N/A
9J-5.023
N/A
Defined general lanes
9J-5.003
N/A
70
Revised the definition of “marine wetlands .”
9J-5.003
N/A
71
Repeal the definition of “public facilities and services.”
9J-5.003
N/A
72
Revised procedures for monitoring, evaluating and
appraising implementation of local comprehensive plans.
9J-5.005(7)
73
Repealed requirements for evaluation and appraisal
reports and evaluation and appraisal amendments.
Revised concurrency management system requirements
to include provisions for establishment of public school
concurrency.
Authorized local governments to establish multimodal
transportation level of service standards and established
requirements for multimodal transportation districts.
Authorized local governments to establish level of
service standards for general lanes of the Florida
Intrastate Highway System within urbanized areas, with
the concurrence of the Department of Transportation.
Provide that public transit facilities are not subject to
concurrency requirements.
Authorized local comprehensive plans to permit multiuse developments of regional impact to satisfy the
transportation concurrency requirements by payment of a
proportionate share contribution.
9J-5.0053
75
76
77
78
Amendment Needed
By Element
N/A
69
74
Addressed
(where/how)
ALL ELEMENTS:
Incorporate additional
procedures for monitoring
implementation of each
element on an ongoing
basis, as applicable.
N/A
9J-5.005(1) and (2)
9J-5.0055(2)(b) and
(3)(c)
N/A
9J-5.0055(2)(c)
Capital improvements element:
Policy 1.1.6
9J-5.0055(8)
N/A
9J-5.0055(9)
135
79
80
81
82
83
84
Required the future land use map to show multimodal
transportation district boundaries, if established.
Authorized local governments to establis h multimodal
transportation districts and, if established, required
local governments to establish design standards for such
districts.
Required data for the Housing Element include a
description of substandard dwelling units and repealed
the requirement that the housing inventory include a
locally determined definition of standard and substandard
housing conditions.
Authorized local governments to supplement the
affordable housing needs assessment with locally
generated data and repealed the authorization for local
governments to conduct their own assessment.
Required the Intergovernmental Coordination Element to
include objectives that ensure adoption of interlocal
agreements within one year of adoption of the amended
Intergovernmental Coordination Element and ensure
intergovernmental coordination between all affected local
governments and the school board for the purpose of
establishing
requirements
for
public
school
concurrency.
Required the Intergovernmental Coordination Element to
include:
• Policies that provide procedures to identify and
implement joint planning areas for purposes of
annexation, municipal incorporation and joint
infrastructure service areas;
•
9J-5, F.A.C.
Citations
9J-5.006(4)
N/A
9J-5.006(6)
N/A
9J-5.10(2)(b)
9J-5.015(3)(b)
Amendment Needed
By Element
N/A
9J-5.010(1)(c)
N/A
Parkland has signed the Public
Schools Interlocal Agreement with
the Broward County School Board,
which was found sufficient in
meeting the minimum requirements
of 163.31777(2) and (3), F.S., by
the DCA.
Amend Housing Element
support document to
reflect definition of
substandard dwelling unit
in Rule.
Updated housing element
support documents will
utilize adjusted Shimberg
assessment numbers.
Add objective requiring
adoption of interlocal
agreements per Rule.
9J-5.015(3)(c)
No joint planning areas
currently identified; add
language to
intergovernmental
coordination element as
applicable.
N/A
Recognize campus master plan and provide
procedures for coordination of the campus
master development agreement;
Addressed
(where/how)
136
9J-5, F.A.C.
Citations
N/A
Addressed
(where/how)
Intergovernmental coordination
element: Objectives 1.1, 1.3
N/A
Adopted an interlocal agreement.
•
85
86
87
88
Establish joint processes for collaborative
planning and decision-making with other units
of local government;
• Establish joint processes for collaborative
planning and decision making with the school
board on population projections and siting of
public school facilities;
• Establish joint processes for the siting of
facilities with county-wide significance; and
• Adoption of an interlocal agreement for school
concurrency.
Required the Capital Improvements Element to include
implementation measures that provide a five-year
financially feasible public school facilities program that
demonstrates the adopted level of service standards will
be achieved and maintained and a schedule of capital
improvements for multimodal transportation districts,
if locally established.
Required the Transportation Element analysis for
multimodal transportation districts to demonstrate that
community design elements will reduce vehicle miles of
travel and support an integrated, multi-modal
transportation system.
Required Transportation Element objectives for
multimodal transportation districts to address
provision of a safe, comfortable and attractive pedestrian
environment with convenient access to public
transportation.
Authorized local governments to establish level of
service standards for general lanes of the Florida
Intrastate Highway System within urbanized areas, with
the concurrence of the Department of Transportation.
9J-5.016(4)(a)
N/A
9J-5.019(3)
N/A
9J-5.019(4)
N/A
9J-5.019(4)(c)
Amendment Needed
By Element
Capital improvements element:
Policy 1.1.6
137
9.3. Analysis of Changes to the State Comprehensive Plan
Florida Statutes Chapter 187.201 has undergone minimal revision since the preparation of
the Parkland Comprehensive Plan. The major changes consist of eliminating Goal 1,
Education, and additions to the policies of what is now Goal 16, Urban and Downtown
Revitalization. The changes can be summarized as reflecting the need for urban
redevelopment outside of downtowns, as the State’s major metropolitan areas rapidly
expand at the expense of infill development, and their one-dimensional urbanized areas
both within and outside of downtowns age and decline.
The changes to the policies of Goal 16 are the underpinning for many of the statutory and
rule changes analyzed within this EAR, including planning linkages between
transportation, land use and water use; transit and multimodal oriented concurrency; and
educational facility planning and collocation with symbiotic facilities. The remainder
generally relate to State programs and initiatives.
The City of Parkland Comprehensive Plan, once amended pursuant to the recommended
actions contained in this EAR, will be consistent with Chapter 187.201, as it will have
addressed changes in Florida Statutes Chapter 163, Part II and Rule 9J-5, F.A.C. that
implement the State Comprehensive Plan.
138
9.4. Analysis of Changes to the Regional Policy Plan
The SRPP has been revised since its previous updating in 1995 to keep up with current
regional planning issues. The EAR is required to evaluate changes in the SRPP that have
occurred since the last EAR and local plan update cycle. In preparing the required
evaluation, all of the goals and policies of the 2004 SRPP were compared to those of the
1995 SRPP. All changes relevant to the City were then compared with the adopted goals,
objectives and policies of the City’s Comprehensive Plan. Relevant SRPP policies not
already addressed within the City’s Plan by substantially parallel policies are identified in
this portion of the EAR for inclusion in some form as part of the City’s EAR-based
amendments. Some SRPP policy language will be included in its entirety, and other
language will be incorporated only to the extent applicable to the City, possibly in the
form of additions or revisions to existing City Comprehensive Plan policies.
Table 9-3.
Applicable Changes to the Regional Policy Plan.
SRPP
Policy
Substance of Recommended Plan Amendment
Number Affected Element(s)
3.5
LUE
Establish a Crime Prevention Through Environmental Design
(CPTED) program through the City’s development review
process and police department outreach program.
5.9
ICE
Support
innovative
approaches
and
public -private
partnerships to enhance school planning and hasten school
construction.
6.2
LUE, Housing
Monitor the progress of the SFRPC in developing a practical
paradigm for considering the ability of a development
proposal to provide affordable housing, and quantifiably
treating affordable housing as infrastructure, to the extent that
the cost of affordable housing is factored into proposed
developments that create a need for affordable housing. The
City shall consider implementing such a concept once
developed and refined by the SFRPC.
6.16
Housing
Explore the development of inclusionary housing programs
that encourage an affordable housing component in mixed-use
projects.
6.19
LUE, Housing
The land development regulations shall encourage increased
use of mixed densities and housing product types within a
development to increase the diversity of housing choices by
December, 2007.
6.28
LUE, Housing
New housing developments should be in keeping with the
character of, or compatible with, the overall neighborhood
character, as expressed through prevalent architectural style or
other characteristics, where the preservation of such character
is deemed desirable.
6.29
LUE, Housing
Ensure that City programs, and the permitted uses and
development standards of the land development regulations,
139
SRPP
Policy
Number
Affected Element(s)
7.13
Conservation
7.14
Conservation
10.3
Recreation, ICE
14.3
Conservation
14.10
Conservation
14.12
Conservation
14.17
Conservation
18
Substance of Recommended Plan Amendment
adequately address the housing needs of the City’s special
needs populations, including those with disabilities, the
homeless, those earning very low incomes, seasonal workers,
the elderly, and those previously institutionalized for mental
or health concerns. [Coordinate this policy with ICE policy
language.] [See also SRPP Policy 6.30 pertaining to homebased alternatives to nursing homes.]
Utilize measures such as those outlined in the SFWMD’s
Model Water Shortage Ordinance and Florida Department of
Environmental Protection’s Florida Water Conservation
Initiative to address water usage so that a reduction in the per
capita use of water is realized.
Consider adoption of an ordinance limiting lawn irrigation to
morning and evening hours.
Pursue co-location of parks, schools, and other public
facilities where appropriate for use and access.
Incorporate into the land development regulations provisions
for preserving existing wetlands before mitigating impacts to
them; provide for alternatives.
Maximize the use of native plants in City landscaping projects
to provide and improve urban habitat and connectivity for
native species.
Increase the City’s tree canopy through streetscape and freetree programs, and within City parks and facilities.
Educate property owners about the environmental benefits of
landscaping with drought-tolerant, native plants and support
property owner efforts to do so.
Consider the inclusion of a safety element or creation of a
hazard mitigation/post-disaster redevelopment plan, as
suggested by F.S. 163.3177(7)(l), to address the
recommendations of this portion of the RPP. Such
considerations may include items such as the development of
a post-disaster continuity plan assistance for businesses and
the reduction of building permit application fees for disaster
resistant shutters, doors, windows, and roof clips for
businesses participating in program.
140
10. SUMMARY OF R ECOMMENDED CHANGES TO THE
COMPREHENSIVE P LAN
10.1.Land Use Element
The City may wish to revise Policy 1.9.1. Schools in Parkland are critically overcrowded,
and projected to remain so through 2009-2010 (except for Stoneman Douglas High
School). The policy as written would prohibit any Land Use Plan Amendments or
rezonings that increase density unless additional elementary and middle schools are built
in Parkland.
The City may wish to include policies used to address school mitigation in the
Comprehens ive Plan.
The City may wish to clarify Policy 1.7.1 – is the review an ongoing process, or has the
review already been completed? If completed, this policy may be deleted.
Add a policy under Objective 1.2 to address concurrency exception requirements, in
accordance with 163.3180, F.S.
10.2.Transportation Element
The City may wish to expand Objective 1.1 regarding “adequate screening of residential
developments” to sufficiently address the concerns of aesthetics, safety and continued
accessibility of the multiuse trail system.
This City may wish to amend Policy 1.1.4 to state that no roadways adjacent to
residential areas shall be built or expanded which are not heavily buffered.
Policy 1.1.5. may need to be amended to address safety issues that need to be considered
if the University Drive and/or Holmberg Road projects are approved.
Policy 1.3.1. may need to be amended to include University Drive.
The City may wish to expand Objective 1.4. to include coordination with FDOT and
Broward County to ensure that the multipurpose trail system would not be negatively
affected by proposed roadway projects.
Add requirements to monitor the de minimis transportation impact, as required by
163.3180, F.S.
10. Summary of Recommended Changes
141
Clarify under LOS standards listed under Objective 1.1.6 that they are consistent with
FDOT standards, as required by 163.3180, F.S.
Amend the element by December 1, 2006, to include a method for assessing
proportionate fair-share mitigation options, as required by 163.3180, F.S.
Add language providing for safe and convenient on-site traffic flow, consistent with
existing language in the Land Use Element, Policies 1.1.1 and 1.7.2.
Add a policy to the element to preserve public transit right-of-way, as such preservation
becomes necessary, consistent with 9J-5.019(4)(c), F.A.C.
10.3.Sanitary Sewer, Solid Waste, Stormwater Management,
Potable Water and Natural Groundwater Aquifer Recharge
Element
Amend element to include schools as infrastructure, subject to concurrency, consistent
with 163.3180, F.S.
Policies 1.1.4 and 1.3.5 should be updated to require all transportation facilities be in
place or under construction within three years, rather than five years, after approval of
building permit, consistent with 163.3180, F.S.
Add language addressing protection of high and primary groundwater recharge areas,
consistent with 9J-5.011(2), F.A.C.
10.4.Conservation Element
Amend to reference the regional water supply plan.
Add language to the element to address water source protection, including groundwater
recharge areas and wellhead protection areas, as applicable, and consistent with 9-J5.013(2).
10.5.Capital Improvement Element
Add goals, objectives and policies to the Capital Improvement Element, as applicable, to
establish standards for the management of debt, as required by 163.3177(3)(a)4, F.S.
Add policy requiring annual update of the Capital Improvements Program, as required by
163.3177, F.S.
10.6.Intergovernmental Coordination Element
142
Amend element to require coordination with the regional water supplier, as required to
comply with 163.3177(4)(a), F.S.
Amend the element to include relationships, principles and guidelines to be used in
coordinating the comprehensive plan with regional water supply plans, as required by
163.3177(6)(h), F.S..
Add procedures for conflict resolution with the DCA or other planning agencies, to
comply with 9J-5, F.A.C.
Identify joint planning areas for purposes of annexation or joint infrastructure service
areas, as applicable, consistent with 9J-5.015(3)(c).
10.7.Parks, Recreation, and Open Space Element
The City may wish to reexamine Policy 1.1.3 to determine if it still wishes to implement
cooperative agreements with Broward County for the use, control and ownership of areas
used to meet the regional park dedication requirement. If not, this policy may be deleted.
Policy 1.1.7 has been successfully implemented and can be removed.
The City may want to examine Policy 1.1.13 and determine whether or not they wish to
establish a separate park impact fee. Currently the Land Development Code states that an
applicant may propose to enter into an impact agreement in lieu of the dedication of
lands. The City may wish to impose an additional park impact fee for every unit
developed and amend the Comprehensive Plan to reflect this change.
An existing deficiency was identified at the adoption of this element, however, the
amount of parks, recreation, and open space currently exceeds the level of service
established by the City. Policy 1.1.15 may need to be evaluated as to whether the City
still wishes to pursue levying an additional property tax.
The City may wish to revise Policy 1.1.20 if no lease agreement is desired for the Girl
Scout site.
The City may wish to examine Policy 1.1.23 to determine if unincorporated area local
park impact fees will still be requested.
The City may wish staff to evaluate and determine which lands in Parkland are eligible to
be designated as Wilderness Areas and determine rules and regulations for these lands. If
not, the policy which requires this, 1.2.4, could be removed.
Add a policy to pursue co- location of parks, schools, and other public facilities where
appropriate for use and access.
143
11.
APPENDIX
Resolution No. 2005-51
11. Appendix
144
11. Appendix
145
11. Appendix
146
Parkland Real Estate, Single-Family Residences
Table 11-1.
Parkland SFR Real Estate - April 12, 2005
Parkland SFR Real Estate - April 12, 2005
Asking Price
$395,000.00
$459,000.00
$474,900.00
$475,000.00
$499,500.00
$499,900.00
$524,900.00
$564,900.00
$574,900.00
$575,000.00
$579,000.00
$590,000.00
$590,000.00
$595,000.00
$628,900.00
$629,000.00
$629,000.00
$640,000.00
$652,999.00
$675,000.00
$675,000.00
$679,900.00
$679,900.00
$685,000.00
$690,000.00
$699,000.00
$699,000.00
$729,000.00
$739,000.00
$769,700.00
$800,000.00
$810,000.00
$845,000.00
$849,000.00
$849,000.00
$874,900.00
$875,000.00
$885,000.00
$889,500.00
$889,900.00
$899,700.00
$899,990.00
$899,995.00
$929,600.00
11. Appendix
Beds
3
5
3
4
3
3
3
4
4
4
4
4
3
3
4
5
4
5
5
4
4
5
5
4
5
4
5
4
4
5
4
5
3
5
5
5
3
5
5
5
6
6
5
3
Baths
2
2
2
2
2
2
2
3
3
3
3
3
2
2
3
3
2
3
3
2
2
3
3
2
3
3
3
3
2
3
2
4
2
3
2
4
2
3
3
3
4
5
3
3
147
Square Feet
1,713
2,407
2,438
2,518
1,963
2,640
2,200
2,169
2,300
2,324
2,734
2,324
1,700
1,700
2,734
3,422
2,834
2,666
2,750
2,288
2,768
2,717
2,717
2,288
2,831
3,258
3,385
2,288
3,085
2,174
3,989
2,431
3,179
3,051
3,265
3,600
3,210
3,101
3,584
4,042
3,237
3,014
Asking Price
$929,900.00
$949,900.00
$979,000.00
$985,000.00
$985,000.00
$995,000.00
$995,000.00
$998,900.00
$999,900.00
$999,990.00
$999,999.00
$1,025,000.00
$1,039,900.00
$1,050,000.00
$1,095,000.00
$1,100,000.00
$1,149,000.00
$1,150,000.00
$1,150,000.00
$1,150,000.00
$1,159,000.00
$1,195,000.00
$1,197,000.00
$1,199,000.00
$1,200,000.00
$1,200,000.00
$1,249,000.00
$1,249,000.00
$1,250,000.00
$1,250,000.00
$1,250,000.00
$1,250,000.00
$1,269,499.00
$1,279,999.00
$1,295,000.00
$1,295,000.00
$1,295,000.00
$1,299,000.00
$1,299,000.00
$1,299,000.00
$1,299,900.00
$1,299,999.00
$1,324,900.00
$1,395,000.00
$1,399,000.00
$1,400,000.00
$1,450,000.00
$1,490,000.00
$1,499,000.00
11. Appendix
Beds
6
6
3
5
5
5
5
6
5
5
5
4
4
5
4
4
4
4
5
4
6
4
6
5
6
4
6
5
6
6
4
5
6
6
5
5
7
5
6
6
5
4
4
5
4
5
7
5
6
Baths
5
4
2
4
4
5
3
4
3
4
3
2
4
6
2
3
3
3
5
3
5
3
6
5
5
3
5
4
4
5
4
4
4
4
4
3
5
5
4
4
4
4
3
4
3
4
5
4
5
148
Square Feet
4,042
4,447
3,882
4,939
4,491
3,337
3,891
3,844
4,623
3,620
2,500
3,818
3,737
3,196
3,971
4,035
4,559
3,890
4,042
1,978
5,070
3,600
4,570
2,100
4,458
4,128
4,304
4,800
4,301
3,941
4,457
4,550
3,850
4,532
5,400
4,271
4,739
3,871
4,885
5,434
3,400
4,969
3,000
4,250
4,506
4,250
4,988
Asking Price
$1,499,000.00
$1,499,000.00
$1,499,900.00
$1,550,000.00
$1,579,000.00
$1,599,000.00
$1,650,000.00
$1,699,000.00
$1,699,900.00
$1,700,000.00
$1,800,000.00
$1,800,000.00
$1,840,000.00
$1,850,000.00
$1,897,500.00
$1,940,000.00
$1,999,000.00
$2,199,000.00
$2,348,900.00
$2,400,000.00
$2,450,000.00
$2,500,000.00
$3,200,000.00
$3,500,000.00
$4,000,000.00
$5,795,000.00
Beds
5
6
5
6
5
5
5
5
6
5
5
6
6
6
6
5
6
6
6
5
4
3
7
6
5
7
Baths
4
4
5
5
5
3
5
5
4
5
5
5
5
5
5
5
6
5
5
5
4
3
5
6
4
5
Square Feet
4,006
5,100
5,851
4,250
4,200
4,239
4,239
3,550
4,239
4,000
5,586
5,586
5,243
5,881
6,800
5,800
6,298
6,800
6,405
7,404
8,006
421,987
$146,251,970.00
119
$1,229,008.15
$1,039,900.00
577
119
Mean
Median
110
3,836.25
4.8
Source:
http://webapps2.planetrealtor.com/idx/pkg_IDX.pr_IDXSearch?sStateID=FL&sRealtorID=1208167&sUserType=
R&sSearchStateID=FL&sSearchSource=X
11. Appendix
149

Evaluation and Appraisal Report December 2005

Transcription

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