• Share
  • Email
  • Embed
  • Like
  • Save
  • Private Content
Tmpg Final Dbwmp Nov 30
 

Tmpg Final Dbwmp Nov 30

on

  • 3,255 views

 

Statistics

Views

Total Views
3,255
Views on SlideShare
2,932
Embed Views
323

Actions

Likes
0
Downloads
41
Comments
0

6 Embeds 323

http://www.ci.dania-beach.fl.us 238
http://daniabeachfl.gov 38
http://ci.dania-beach.fl.us 25
http://www.daniabeachfl.gov 12
http://fl-daniabeach.civicplus.com 8
http://www.slideshare.net 2

Accessibility

Categories

Upload Details

Uploaded via as Adobe PDF

Usage Rights

© All Rights Reserved

Report content

Flagged as inappropriate Flag as inappropriate
Flag as inappropriate

Select your reason for flagging this presentation as inappropriate.

Cancel
  • Full Name Full Name Comment goes here.
    Are you sure you want to
    Your message goes here
    Processing…
Post Comment
Edit your comment

    Tmpg Final Dbwmp Nov 30 Tmpg Final Dbwmp Nov 30 Presentation Transcript

    • City of Dania Beach Westside Master Plan
    • TABLE OF CONTENTS TABLE OF CONTENTS PAGE 1. Executive Summary 1 2. Introduction 3 3. Existing Conditions 10 4. Regional Context 34 5. Public Participation 54 6. Master Plan 57 7. Recommendations 74 8. Conclusion 82 APPENDICES A. Economic Analysis B. Community Involvement Report D A N I A B E A C H W E S T S I D E M A S T E R P L A N
    • executive summary EXECUTIVE SUMMARY Chapter 1 While the plan recognizes that challenges may have to be addressed if the south runway expands, it strongly recommends Located on the west side of the City of Dania Beach, the Westside that the City place itself in an advantageous position by study area contains approximately 2,920 acres consisting of a encouraging redevelopment along the Griffin Road and Anglers variety of land uses. These include single family and multi-family Avenue/Ravenswood Road corridors. Doing so will not only help neighborhoods, some of which are waterfront communities; redevelopment efforts if and when the south runway expansion several mobile home parks; commercial and industrial uses; and, occurs, it also provides the existing businesses along these corridors parks and conservation land. The Westside study are is generally a much needed boost, thereby improving the over all appearance the area that is south of SR 84, east of SR 7, north of Stirling Road and economic health of the community while meeting the needs and west of I-95, although two neighborhoods to the east of I-95 of nearby neighborhoods. Marine and tourism related industry is are also included because of the noise impact of the south runway viewed as desired development along the Ravenswood Road/ expansion alternative. The Tri-rail station for the Fort Lauderdale/ Anglers Avenue. Along Griffin Road, offices and professional Hollywood International Airport is also located within the study establishments, and neighborhood serving retail mixed with area. Historically parts of Westside were annexed into the City over medium to high density residential are envisioned, with a focus on several years and development occurred in this area under different long term transit supportive infrastructure. sets of regulations. Some of the commercial and industrial areas of the Westside have experienced quality development, such as the areas along Anglers Avenue and State Road 84. The location of Westside, proximate to the airport and seaport, the interstate system, the tri-rail station and the inland waterway system, provides it with an incredible opportunity for economic growth. Existing assets in Westside While there is tremendous opportunity for economic development, there are also issues that must be addressed. These include declining businesses; underutilized land or marginal development; lack of In addition, neighborhood serving retail and community serving long term community vision; lack of community identity for the facilities are absent. Another major issue is that the Westside is nonresidential corridors; and, inadequate pedestrian infrastructure. the potential impact of noise contamination created by the Fort Lauderdale/Hollywood International Airport’s runway expansion project. The FAA issued its Record of Decision in December 2008, formally selecting Alternative B1b; the south runway expansion alternative. As of November 2009, however, noise mitigation policies had not been determined. Therefore, this plan focuses on providing development options for all affected areas. The plan is based on community input, tempered by sound planning principles where appropriate. The main focus of this plan is to improve the quality of life in the Westside while taking advantage of opportunities that the Westside has to offer in terms of economic development. As such, there are recommendations for those parts of the Westside Closed businesses and vacant pacels along corridors that are not affected by the airport at all, but which will benefit from the recommended projects and programs. Neighborhoods in Westside D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 1
    • executive summary and State Road 7 to the west by modifying the function Chapter 1 Smart Growth of Griffin Road to reduce traffic speed and enhance and dignify it as a transit and pedestrian corridor The City of Dania Beach is committed to setting the framework for positive and sustainable redevelopment throughout the city. • Improve the appearance and function of the major In addition to being a signatory of the U.S. Conference of Mayors corridors within the Westside study area Climate Protection Agreement, the City has recently adopted a community redevelopment plan that includes sustainable initiatives • Encourage and promote logical development and and is based on smart growth principles. In addition, the City’s new redevelopment that meets a high standard of quality zoning code promotes sustainable building practices. To align with the City’s smart growth and sustainable development commitment, • Improve the Westside neighborhoods the Westside Master Plan is also based on smart growth principles. • Enhance opportunities for active and passive recreation Smart growth provides a means for communities to incorporate and community serving facilities within the Westside more compact building design as an alternative to conventional, neighborhoods land consumptive development. While the Westside Master Plan recommends deepening of the Griffin Road corridor to allow for a • Address noise contamination and the resulting economic more meaningful development, it does not preclude the concept impacts should the south runway be expanded of compact building design. Project Guiding Principles and Goals There are five principles that have guided the planning process throughout the preparation of the Westside Master Plan. These are: 1. Create the highest value for the city and property owners affected by the airport expansion 2. Encourage economic development 3. Enhance and support established neighborhoods not affected by the airport 4. Create a plan that seamlessly ties in with other plans in the region 5. Create a plan that promotes sustainability The resulting plan contains a number of goals, and numerous recommendations to achieve these goals. Some of the major goals are as follows: • Maximize the potential for east-west transit connections between the Community Redevelopment Area to the east D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 2
    • Introduction INTRODUCTION Chapter 2 Background The Westside area of the City of Dania Beach is located east of State Road 7, and includes all of the area within the City from State Road 7 to Interstate 95. The Westside also includes residential areas east of Interstate 95 and immediately south of the airport, outside of the expanded Community Redevelopment Area (CRA). The Westside Master Plan has been prepared in response to plans by Broward County that would expand the runways at Fort Lauderdale- Hollywood International Airport. The Westside Master Plan has been prepared within the context of a number of plans or programs that affect the area. It has been designed to recognize existing planning efforts; economic, environmental, social and demographic conditions; and, to respond in a manner that will provide policy makers with a clear set of alternatives for the future. Those specific plans and programs are described below. Airport Expansion Plan The airport has a significant effect on the Westside. Any number of alternatives for expansion, and variations of these alternatives, have been considered. The various alternatives being considered for expansion of the Fort Lauderdale-Hollywood International Airport have the potential for adversely affecting the Westside, particularly if the south runway expansion plan is implemented. For the purposes of this study, the expansion plans that have been considered are the following: 1. No expansion 2. North runway expansion 3. South runway expansion The Federal Aviation Administration (FAA) has selected expansion of the south runway as the preferred alternative. Consideration of the two additional alternatives, however, and creating redevelopment concepts for the Westside under each of these alternatives places Dania Beach in a proactive position and readies the City for any future eventuality. Map 1: Westside study area boundary D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 3
    • Introduction State Road 7 Master Plan Dania Beach Community Redevelopment Area Plan Chapter 2 The State Road 7 Master Plan is a plan that was created in 2004 for This plan, adopted in early 2009, expands the boundaries the Town of Davie, the City of Hollywood and the Seminole Nation. of the original Community Redevelopment Area (CRA) It envisions a number of changes along State Road 7 that, when and includes plans for upgrades to the downtown and four implemented, will affect the Westside. Although the westernmost residential areas. The CRA plan focuses on the retention and City limit is not contiguous to State Road 7, the City is separated expansion of the marine industry. This creates an opportunity from the arterial by a strip of property that has minimal depth. As for the Westside Master Plan to strengthen the link between are result, it is anticipated that any meaningful redevelopment the marine industry areas created by the CRA and Marina on State Road 7 will affect, if not include, the western edge of Mile/State Road 84, especially along the Ravenswood Road/ Westside. Anglers Avenue corridor and the Dania Cut-off Canal. It is anticipated that most of these impacts of the State Road 7 Master The CRA plan also includes recommendations for Plan will be positive. Redevelopment plans for the areas adjacent development of hotel and tourist related uses proximate to the intersections of Griffin and Stirling to Interstate 95 and in the Dania Beach Heights area. The Roads and Orange Drive; the North End Westside Master Plan takes those recommendations into Industrial area at Oakes Road; the C-11 consideration to ensure that hotel and tourist activities in the Canal/Griffin Road Marina neighborhood; Westside are coordinated with those of the CRA. the Seminole Nation neighborhood; and, the changes proposed along State Road 7 itself all present opportunities for the Westside Master Plan. The existence of these external plans provides a chance to develop a master plan that is consistent and complimentary with the “bigger picture”, and to take advantage of the housing, transportation, open space and business attraction opportunities they offer. SR 7 Master Plan Dania Beach CRA Plan graphics D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 4
    • Introduction Long-Term Transit Plans Chapter of Dania Beach for construction of a multi-level parking structure 2 to serve that station. The CRA plan was updated in large part There are a number of long-term transit plans because of planned transit operations on the Florida East Coast that will have a direct effect on the Westside and (FEC) railway corridor. Currently phase two of the South Florida provide excellent transit opportunities. The State East Coast Corridor Transit Analysis Study is underway, which will Broward County 2030 Cost Feasable Transit Plan analyze options for transit through the heart of Dania Beach and Road 7 Master Plan, discussed above, is based on assumptions of a greatly expanded transit system 27 other cities in eastern Broward, Miami-Dade and Palm Beach BROWARD COUNTY in Broward County. State Road 7 is considered by counties. This will add a second major north-south rail transit route YEAR 2030 COST FEASIBLE TRANSIT PLAN L OX AH A TC Broward County to be a top transit priority. The South in South Florida and will necessitate the expansion of the east- HE E RD Florida Regional Transit Authority (SFRTA) currently west components of Broward County’s transit system. The Griffin (SR 7 Transit Bridge) TRAILS END RD 2 ST HILLSBORO BLVD TURNPIKE L E G E N D SE 12 AVE Road corridor in the Westside will realize many opportunities for SW 3 AV JOHNSON RD operates its Tri-Rail system on the CSX railway corridor SE 2 AV HOLMBERG RD EXISTING CONDITIONS SW 10 ST and maintains an active station in the Westside area growth and redevelopment as a result of this project. SAWGRASS EXPRESSWAY FLORIDA'S WESTVIEW DR NE 54 ST S 15 ST Neighborhood and Regional Transit Centers POWERLINE RD I-95 Fixed Bus Route at Griffin Road. The SFRTA is coordinating with the City NE 48 ST MILITARY TRAIL UNIVERSIT Y DR DR WILES RD US 1 PROPOSED IMPROVEMENT TYPE NE 3 AV HWY NW 110 AV SPRINGS TURTLE DIXIE NW 40 ST Regional Transit CREEK DR NE 36 ST SAMPLE RD CORAL RIDGE DR OLD SR A1A SAMPLE RD NE 33 ST Neighborhood and Regional Transit Centers NE 23 A V LYONS RD SR 7 VD BL CORAL CORAL HILLS DR HO L I D A Y S P R I N G S Tri-Rail Corridor (Headway Improvements) 29 ST NW 99 AV RD B A N KS Rail Transit (Technology & alignment to be determined) COPANS RD DR ROYAL PALM BLVD BLOUNT RD BCT Regular Service Improvements S IDE AVE ER RA M NW 18 ST NE 14 ST RIV BL NE 5 New Route* EW Rock Island W NW 15 ST O R OD COCONUT VIE W D DR KE MARGATE BLVD Headway Improvements for Existing Fixed Bus Routes CREEK I-95 NE 10 ST LA NW 66 AV NW 27 AV PKWY NW 31 AV NE 26 AV NW 6 AV NE 11 AV A TLANTIC BLVD Rapid Transit System RIVE RSIDE DR Rapid Bus SOUTHGATE BLVD T POMPANO PK PL NW 8 2 S AV 81 S T Express Bus with Limited Stops NW D R E W S AV 31 NW RD US 1 NW 7 0 AV S NE 18 AV N W 77 T KI MBERL Y B L V D JUNE 2008 ISLAND AN 81 AV SE 15 ST MCNAB RD NOB HILL RD McNAB RD SW ROCK *Update on New Route: Source BCT Transit Development Plan and GO S DE VD LA MPO CA BL CYPRESS CREEK RD NE 62 ST Transit Improvement Plans. BAILEY RD NW 94 AV 64 AV Route 89: was replaced by route 93 to cover service. NE 56 ST NW 12 AV NW 57 ST PROSPECT RD COMMERCIAL BLVD Route 35: Established on January 2nd 2005 though renumbered EL MAR DR NW COMMERCIAL BLVD to Route 42 and realigned. AY D PINE ISLAND RD HIATUS R SW VIEW DR NE 6 AV NW 50 ST Route 44: Replaced by yet unnamed route along Rock Island corridor. ES PROS FLORANADA RD PR PECT RD Route 88 ext: Replaced by yet unnamed Douglas Rd route scheduled for the EX NW 21 AV NE 1 6 A V NW 44 ST BAY S NW 44 ST NW 44 ST AS 2007 TOC expansion. R AY NW 115 TER G W W W IN V E N W 12 0 W NW 38 ST Route 4: Established on May 8th 2005 from Aventura Mall to the SA IN V I-95 R RR E Airport Tri-Rail Station. Plans to begin service for northern portion in RR AR AR Y Y BL V BL V D OAKLAND PARK BLVD 2007 TOC expansion. OAKLAND PA RK B LVD POWERLINE RD D ANDREWS AV ES B L VD S UN R I AK NE 26 ST NW 64 AV S EL NW 55 AV NW 26 ST NW 26 ST RI P T ST SU N S E US 441 NE 18 ST NW 19 ST N E 4 AV SR A1A NW 31 AV NW 16 ST SUNRISE BLVD 47 AV 16 ST UNIVERSITY DR NW 15 AV NE 13 ST NW 56 AVE SUNRISE BLVD NW 136 AV IA P ARK RD 20 AV NE 15 AV NW 7 AV 65 AV CLEARY BL FLORID A'S TU R N PI K E SR 84 NW 8 ST VD NW 6 ST & I-7 5 OR NW 5 ST US 1 VICT NW 4 ST NW 2 ST 82 AV 4 BROWARD BLVD SW 2 ST OLAS BLVD LA S SADDLE CLUB RD SW 27 AVE SE 3 AV SW 7 ST SW 6 ST IN D 148 AV US 27 DAVIE BLVD A I N PETERS RD AR TR A CE V VI SW 31 AV SW 9 AV SW 14 ST SE 17 ST DA SW 4 AV PK W EISENHOWER BLVD RD SW 124 AV SW 130 AV Y RD SR 84 MIAMI & I 59 N 5 WESTO NOVA DR SR 84 RIVERLAND R D SW 2 VD S PO BL SW 26 ST SW 26 ST SE 30 ST ST AV E PINE ISLAND RD RD UR HIATUS RD AV RD SW 26 TER SW 30 ST ENT L GE NO B H IL COLLE 32 ST SW 30 AVE V TURNPIKE BONA SW 36 ST 36 CT S POST RD SW 39 ST RD SW 42 ST R E T E M 202 202 RI GRIFFIN RD PE GRIFFIN RD DAVIE RD GRIFFIN RD RAVENSWOOD RD UNIVERSITY DR FLORIDA'S OLD GRIFFIN RD BRYAN RD SW 4 0 AV I-95 COOPER BLVD DANIA BEACH BLVD SW 148 AV DYKES RD (SR 7 Transit Bridge) 201 201 SE 5 AV STIRLING RD STIRLING RD N 29 AV STIRLING RD PALM AV P AR K R D N 46 AV N 64 AV N 68 AV N 66 AV SHERIDAN ST I-75 12 ext SHERIDAN ST US 1 N 26 AV W PARK RD AV SHERIDAN ST SR A1A N 14 AV NW 17 FLAMINGO RD NW 196 AV ST TAFT ST TAFT ST 35 AV DIXIE HWY 72 NW 184 AV TAFT ST NW 136 AV RD JOHNSON ST AV NW 196 AV JOHNSON ST DOUGLAS RD 42 SW 186 1 NW PINES BLVD HOLLY WOOD BLVD 28 AV A RK SW 101 AV P HIATUS RD S 14 AV WASHINGTON ST SW 196 AVE SW 172 AV MAT P KWY S 62 AV US 27 AV S W 17 8 NE 9 ST PEMBROKE RD S 21 AV PLO SR 7 SW 40 AV PARK RD SW 64 AV DI SW 68 AV MIRAMAR BLVD MONARCH LAKES BLVD HALLANDALE BEACH BLVD PKWY SW 62 AV SW 48 AV MIRAMAR W 8 AV SW 52 AV SW 56 AV E 1 AV DG COUNTYLINE RD SW 148 AV SW 41 ST D EXTEN SION OF TUR NPIKE T EA ES RED ROAD M B A S S CRE E K HO RD 0 1 2 Miles Prepared by: Prepared by: Map 2: Regional transit corridors BROWARD METROPOLITAN PLANNING ORGANIZATION BROWARD METROPOLITAN PLANNING ORGANIZATION (LCK - 2030CostFeasibleTransit.mxd) (LCK - 2030CostFeasibleTransit.mxd) Source: www.broward.org D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 5
    • Introduction Chapter 2 Broward County Greenways System History Broward County Greenways map for Dania Beach There are four proposed Greenway Plan facilities within the area The area that is generally referred to as the “Westside”, and which of the Westside Plan and one proposed immediately adjacent to is the subject of this plan, is made up of an aggregation of areas, the area across the Dania Cut-off Canal at the Broward County much of which were annexed into Dania Beach over the last two Boater’s Park. Redevelopment plans for the Griffin Road corridor decades. The active marine industries area along State Road 84, west of Ravenswood Road/Anglers Avenue is aligned with that known as Marina Mile, was annexed in 1990. Annexations of four portion of the Greenway Plan known as the Griffin/Orange Drive areas west of Ravenswood Road/Anglers Avenue in 2001 added a Greenway. The Dania Cut-off Canal makes up the southern leg of significant area of residential land uses to the City; incorporated all the waterway trail, identified on the Potential Greenways System areas between Griffin and Stirling Roads other than those already as the New River Loop. The Central Trail on the FPL right-of-way is in the City of Hollywood; and, expanded the western boundaries in located in the area south of Griffin Road and north of Stirling Road this area to a point just east of State Road 7. between Ravenswood Road/Anglers Avenue. These proposed facilities will provide, at a minimum, transportation and connectivity opportunities for the Westside area. A long range master plan for that area is needed and additional park acreage is needed in the Westside. Planning for the area should incorporate access and connection to the Broward County Potential Greenway System. Map 3: Dania Beach’s annexations D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 6
    • Introduction B1 B1c Chapter 2 B1b - FAA prefered alternative B1c - County prefered alternative B4 B5 At the time of these annexations, C1 the issue of airport expansion was maturing and creating concern about potential impacts to the Westside. The update of the Fort Lauderdale- Hollywood International Airport Master Plan that was performed in 1994 by Broward County indicated a need for expansion of the airport. Since early in the process, the City of Dania Beach has been an active participant in the dialogue. D1 D2 No Change D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 7
    • Introduction The airport expansion issue is a complicated one. There were Chapter 2 nine alternatives being considered during the Draft Environmental Impact Statement (EIS) process (eight development alternatives and a “no action” alternative). During the preparation of the Final EIS, the FAA selected its preferred alternative as the Alternative B1b, over the County preferred B1c, and adopted a Record of Decision on January 9, 2009 formally selecting Alternative B1b. Alternative B1b calls for no operational restrictions of the south runway, which has the effect of maximizing adverse noise impacts in the Westside area. Both the FAA’s and the County’s preferred alternatives are the south runway expansion. Three runway options analyzed: As previously stated, this plan considers three alternative No change - A scenarios: North runway expansion - C1 South runway expansion - B1b No airport expansion. Adding a new parallel runway north of the existing main runway (alternative C1) - These runways would be separated by 800 feet and would run on either side of the existing runway alignment. They would not be elevated. Rather, the FEC railroad facilities that are currently located east of the airport would be relocated. Extension of the south runway (Alternative B1b) – This is the proposed project. It includes extension of Runway 9R-27L to the east by approximately 3,644 feet for a total length of 8,920 feet. The runway would also be widened to 150 feet from its current 100 feet. The runway would be elevated to a minimum of 37.5 feet above mean sea level and a bridge would be constructed to provide clearance over the FEC railway and Federal Highway. D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 8
    • Introduction Project Purpose Chapter 2 The Westside Master Plan project will create redevelopment alternatives that will result in development patterns that are compatible with potential airport expansion alternatives while enhancing residential areas and establishing the opportunity for economic development. Project Planning Areas The Westside Master Plan is comprised of the following three sub- areas, made up of roadway corridors with adjacent lands: Subarea 1: Griffin Road west of Interstate 95 (including land on the north to the Dania Canal) and Stirling Road, with the Ravenswood Road Corridor as the connection Subarea 2: Griffin Road east of I-95 to the CRA boundary, to include the community of Melaleuca Gardens on the north and the mobile home park on the south Subarea 3: “Marina Mile” or the State Road 84 Corridor Project Objectives Utilizing smart growth principles, develop alternative land uses and program approaches based on the three different airport scenarios Enhance business opportunities and activity along the corridors based on the three airport alternatives Identify needed public facilities and amenities that will enhance the neighborhoods Recommend projects and programs to achieve the project purpose Provide an economic impact analysis of changes in property value and ad valorem revenues based upon the three airport alternatives Map 4: Westside subareas D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 9
    • existing conditions EXISTING CONDITIONS Chapter 3 Zoning Regulations Industrial Much of the Westside was developed under early Broward County codes prior to annexation into the City and, therefore, does not The industrial zoning code regulations reflect development patterns currently considered desirable. do not contain any provisions that For example, much of the commercial development along the would prohibit development or corridors has sizeable front setbacks and is typically buffered from redevelopment within the study area. the roadway, while some residential development has no set back or buffering. There is no mixed use development. Rather, Residential development patterns are suburban in nature, heavily reliant on automobile use and, therefore, not considered sustainable. The OneCode project predominantly affects residentially zoned property The City has just completed an update of its zoning and land within the City, inclusive of the study development regulations. The purpose of the project, called area. Multiple provisions have been OneCode, was to create a single zoning code and unify and simplify included to address nonconforming code administration. The City had been operating under multiple uses and structures. The OneCode codes as a result of annexations. If mixed use is an appropriate use streamlines the residential zoning code for any corridor in Westside, there is no mixed use provision that regulations and does not contain would be appropriate for the Westside study area. any provisions that would prohibit development or redevelopment within Commercial the Westside study area. The commercial zoning regulations are adequate to provide development and redevelopment within the study area. However, the commercial regulations are intertwined with residential provisions and, as a result, can be difficult to locate. The OneCode includes Principal Arterial Commercial Design Standards. The roadways within the Westside that are subject to these design standards are Griffin Road, Stirling Road and Ravenswood Road/Anglers Avenue. The Principal Arterial Design Standards regulate commercial and residential-office zoning districts that front along any of these three main roadways. The design standards address signage, architectural design and features, screening, landscaping, walls and fencing. The design standards address layout and site design. They do not, however, address parking layout or ingress and egress location and design. In general, the OneCode has provisions for both parking and access but these corridors provide an opportunity for alternative parking layouts and access. Otherwise, the standards should adequately direct desired commercial redevelopment along the corridors within the Westside. Map 5: Westside zoning D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 10
    • existing conditions Land Uses Chapter 3 Table 1: Land Uses in Westside Study Area LANDUSE ACREAGE Industrial 585.9 Commercial 162.5 Commercial Recreation 9.0 Office Park 8.7 Community Facilities 13.3 Conservation 51.9 Parks & Recreation 60.3 Transportation 50.9 Utilities 340.9 Water 36.7 Estate Residential 32.6 Irregular Res Density (10) 43.9 Irregular Res Density (6.0) 177.6 Irregular Res Density (12-13.5) 6.4 Low (3) Residential 9.0 Low (5) Residential 480.1 Low-Medium (10) Residential 375.1 Medium (16) Residential 72.0 Medium-High (25) Residential 15.5 Total of Acreage of Land Uses 2,532.2 Road Right-of-Way 387.6 Total Study Area Acreage 2,919.8 Source: City of Dania Beach, 2009. Note: The city has recently developed two new parks and anticipates processing a future land use map amendment to reflect the same. As such, the acreage shown in Table 1 and Map 6 does not reflect the new park areas. Map 6: Westside adopted future land uses D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 11
    • existing conditions Industrial & Commercial Community Facilities Chapter 3 • Dania Beach Fire Station 93 About one-quarter or 25 percent of the land uses within the study Only 13.4 acres, or 0.4 percent, of the Westside study area is • Broward County Fire Rescue Station 32 area is industrial and commercial. These uses are concentrated designated for community facilities, all of which are within Subarea • Sheridan House Family Ministries complex, a faith-based along the City’s main corridors and frame the residential land uses. 1. There are three community facilities in the study area, two are organization that is privately funded through charitable Although Subarea 2 does not have any industrial or commercial public facilities and the other is privately owned. These are as donations and contains on site housing as well as outpatient land uses, the majority of Subarea 3 consists of commercial and follows: counseling services. industrial land uses and a significant portion of Subarea 1 is also comprised of commercial and industrial land uses. While there is The City’s adopted comprehensive plan was reviewed to identify a substantial amount of commercial use along the main corridors, any obstacles in achieving the City’s redevelopment goals neighborhood serving commercial uses are inadequate, and there that may exist. This review determined that the City’s adopted is no mixed use. comprehensive plan encourages and supports the overarching goal of positive redevelopment in the City. Residential Over one-third of the study area is comprised of residential land uses. In large part, these residential land uses are separated from the City’s main corridors by more intense land uses, including industrial and commercial. However, there are some areas along the corridors that have residential uses fronting roadways, including areas along Griffin Road. The residential land uses within the study area range from Low to Medium-High density. Subarea 3 does not have any residential land uses, while the majority of Subarea 1 is comprised of residential land uses and all of Subarea 2 consists of residential land uses. Parks & Recreation Secret Woods Nature Center, a Broward County park Approximately 60 acres of parks and recreation land uses are within the Westside study area. The largest concentration of this land use is in Subarea 1, although Subareas 2 and 3 have some parks and recreation land use acreage. Additionally, Subarea 3 has approximately 52 contiguous acres of Conservation land use. This conservation area is Secret Woods Nature Conservancy, which is a Broward County park that is partially located within the City (the remaining park area is located in the adjacent municipality of Fort Lauderdale). Although the land use designation is Utilities, there is open space owned by Broward County that is immediately south of Pond Apple Slough and the South New River canal. City parks within the Westside study area include Griffin Marine Park Boat Ramp, Dania Cove (also known as Fuzzy Bunny Cove), Patrick J. Meli Park, Tigertail Park, Forest View Park*, Northside Melaleuca Park. *These parks are not included in the 60 acres of parks and recreation land uses. D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 12
    • existing conditions Circulation Chapter 3 Circulation includes streets, bike paths and sidewalks, all of which are threads that unify communities. Good streets provide safe and convenient access to interdependent uses, accommodate different modes of transportation, and define the character of a neighborhood by use of landscaping and urban design elements. Traditionally, smaller block sizes and narrower streets with sidewalks and bikeways have been successful in providing efficient and vibrant public spaces whether in a downtown setting or in residential neighborhoods. Additionally, streets should also be laid out in a perceptible hierarchical order, not only to be functional, but to provide a sense of identity and place. Map 7: Street network in study area D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 13
    • existing conditions Interconnectivity Chapter 3 Interconnectivity not only refers to connecting different land uses, but also to creating connections between and among neighborhoods. The interconnectivity of streets, including sidewalks and bike paths or lanes, allows travelers multiple routes to reach the same destination, which results in reduced traffic congestion and increased activity and vibrancy within the community. In Westside Dania Beach, there is little or no interconnectivity. Most streets are laid out with a north-south orientation. There are very few east-west connector streets. This is particularly true in the residential neighborhoods north and south of Griffin Road. As a result, motorists are required to travel north or south to Griffin Road or Stirling Road, respectively, in order to travel east or west. Additionally, internal north-south connectors are inadequate. SW 30th Avenue and Ravenswood Road/Anglers Avenue are the only two roadways, other than Interstate 95 and State Road 7, that connect the Marina Mile area with the rest of the City. Of the two, only Ravenswood Road continues further south of Griffin Road, but terminates at Stirling Road. SW 40th Avenue is the only internal street that connects Griffin and Stirling Roads. SW 27th Avenue has the potential to provide a north-south linkage. However, the complete right of way is not available to make that connection. In addition to poor vehicular connectivity, the Westside study area substantially lacks pedestrian and bicycle connectivity. Map 8 identifies areas where sidewalks are lacking. Map 8: Sidewalk network in Westside SW 27th Avenue deadend D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 14
    • existing conditions Walkability Chapter 3 Walkable communities not only reduce automobile dependency, but also promote a better quality of life. Walkable communities provide better air quality through reduced auto emissions; provide the opportunity for increased physical activity; enhance social interaction; and, increase safety due to greater human presence. In order for a community to be walkable, there must be adequate pedestrian infrastructure, including attractive, shaded and safe sidewalks and pathways, as well as a destination that is within a comfortable walking distance. In urban design standards, a ten minute walk, which is approximately one-quarter of a mile, is considered a comfortable walking distance. Additionally, sidewalks within a quarter mile radius of important destinations such as parks, schools, local serving retail, transit stops and places of employment are more frequently used than sidewalks that do not provide access to any of these destinations. Map 9 shows a ten-minute walking radius from all existing transit stops. Map 9: Areas within walking distance of transit stops in Westside D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 15
    • existing conditions Transit Analysis BCT Route 12 Map 10: Broward County transit routes in the study area Chapter 3 BCT Route 12 links the West Regional Medical Center Broward County Transit in Plantation to North Beach Park in Hollywood. Its major destinations include the Broward Mall, the Dania Beach’s Westside is intersected by, adjacent to, or within a South Florida Education Center, Broward Community quarter-mile of nine Broward County Transit (BCT) fixed bus routes College, Nova Southeastern University and Oakwood and seven community fixed bus routes. The following information is Plaza. BCT Route 12 generally runs west and south of based on the best available information as of May 26, 2009. Dania Beach, however, it runs adjacent to the Westside at Stirling Road, near Oakwood Plaza. Headways are BCT Route 1 generally 45-minutes on weekdays and one-hour on Saturdays and Sundays. Operating hours are from BCT Route 1 links Broward County’s Central Terminal in Fort 6:00 a.m. to 8:00 p.m. on Mondays through Saturday, Lauderdale to the Aventura Mall in Miami-Dade County. Its major and from 10:00 a.m. to 8:00 p.m. on Sundays. destinations also include Fort Lauderdale/Hollywood International Airport and Port Everglades. BCT Route 1 passes within one-quarter mile of Melaleuca Gardens in Dania Beach and generally follows BCT Route 15 US-1/Federal Highway north and south. It operates on a 15-minute BCT Route 15 links the Dania Beach Tri-Rail Station to headway on weekdays and 30-minute headway on weekends. Its County Line Road & SW 52 Avenue at the Broward operating hours are generally from 5 a.m. to 12:00 midnight Monday County/Miami-Dade County line. It does not include through Saturday and from 8:15 a.m. to 9:30 p.m. on Sundays. major destinations as it primarily serves residential areas surrounding 56th Avenue from Griffin Road south BCT Route 4 to Pembroke Road. BCT Route 15 is generally aligned in a north-south direction, however, in the Westside, it BCT Route 4 links the International Game Fish Association’s (IGFA) has a more east to west alignment. BCT Route travels Hall of Fame and Museum to the Diplomat Mall in Hallandale Beach. through the Westside along Griffin Road and parts of Its major destinations also include the Dania Beach Fishing Pier, Stirling Road. Headways are 45-minutes on Monday Hollywood North Beach, and Dania Jai Alai. BCT Route 4 intersects through Saturday and 90 minutes on Sundays. the Westside at Griffin Road, and its alignment generally forms a Operating hours are from 5:40 a.m. to 10:00 p.m. on backwards “E” through the Cities of Dania Beach, Hollywood, and Monday through Saturday, and from 10:15 a.m. to Hallandale Beach. BCT Route 4 operates on a 45-minute headway. 7:00 p.m. on Sundays. developments are located along US441 in which this transit route Operating hours are generally from 5:15 a.m. to 12:00 midnight Monday through Friday, from 6:00 a.m. to 11:45 p.m. on Saturday, primarily follows. BCT Route 18 is located adjacent to the Dania and from 8:15 a.m. to 9:00 p.m. on Sundays. BCT Route 16 Beach Westside. Headways are15-minutes (peak) to 45 minutes BCT Route 16 connects Dania Beach City Hall to Pembroke Lakes (off-peak) on Monday through Friday and 30 minutes on Saturdays Mall in western Broward County. Other major destinations include and Sundays. Operating Hours are from 4:45 a.m. to 12:30 a.m. BCT Route 6 on Monday through Saturday and 6:45 a.m. to 10:30 p.m. on the Seminole Hard Rock Hotel and Casino, Seminole Indian Bingo BCT Route 6 links the Broward County’s Central Terminal in Fort Sundays. and Casino, and the IGFA Hall of Fame and Museum. BCT Route 16 Lauderdale to County Line Road at the Broward County/Miami- has an east to west orientation through Broward County. It passes Dade County line. Its major destinations include the Broward BCT Route 101 along the southern edge of Dania Beach’s Westside, tracing Stirling Center for Performing Arts, the IGFA Fishing Hall of Fame and Road from Flamingo Road to US-1. Headways are 30-minutes on BCT Route 101, known as the US-1 Breeze, is a limited stop weekday Museum, Museum of Science and Discovery, and the Riverwalk in Monday through Friday and 60-minutes on Saturdays and Sundays. bus route that connects the intersection of Sample Road and US-1 to Fort Lauderdale. BCT Route 6 runs through the center of Dania Operating hours are from 6:00 a.m. to 10:00 p.m. Monday through the Aventura Mall in Miami-Dade County. Other major destinations Beach’s Westside, tracking along State Road 84, SW 30th Avenue, Saturday and 10:00 a.m. to 7:00 p.m. on Sundays. along this route include the Broward Central Terminal, Coral Ridge Griffin Road, Ravenswood Road and Stirling Road. The Route generally operates on a 25 to 30-minute headway. Service is Mall, Broward Central Medical Center, Fort Lauderdale/Hollywood available from 5:15 a.m. to 10:00 p.m. on Monday through Friday. BCT Route 18 International Airport, and Hollywood Dog Track. BCT Route 101 Weekend service does not currently exist. BCT Route 18 connects the intersection of Sandlefoot Boulevard passes within one-quarter mile of Melaleuca Gardens in Dania and US-441 in Palm Beach County to the Golden Glades Park & Ride Beach and generally follows US-1/Federal Highway north and south. Lot in Miami-Dade County. There are no other major destinations It operates on a 30-minute headway and its hours are generally linked by this route although numerous commercial and residential from 6 a.m. to 7:30 p.m. Monday through Friday. Weekend service is not available. D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 16
    • existing conditions BCT Route 441 Chapter 3 BCT Route 441, known as the 441 Breeze, is a limited stop weekday bus route that connects the intersection of Sample Road and US- 441 to the Golden Glades Park and Ride Lot in Miami-Dade County. Other major destinations include Lauderhill Mall and intersections with other regional bus routes serving major destinations throughout Broward County. BCT Route 441 runs north and south along 441 and adjacent to the Dania Beach Westside. Headways are 30-minutes and operating hours are from 5:00 a.m. to 8:00 p.m. on Monday through Friday. Weekend service is not available. City of Dania Beach Bus Routes Dania Beach Route 1 East Route 1 East is a bus route operated by the City of Dania Beach. It links a number of destinations within the City including City Hall, C.W. Thomas Park, Frost Park, the Winn Dixie Shopping Center and both Publix Shopping Centers east of US-1. Headway times are 30 minutes and operating hours are 9:00 a.m. to 5:45 p.m. Monday through Saturday. Sunday service is not available. Dania Beach Route 2 West Route 2 West is a bus route operated by the City of Dania Beach. It links a number of destinations within the City including the Publix located on Griffin Road, Ravenswood Estates, Oakwood Square K-Mart, Dania Beach Tri-Rail Station, and Dania Beach City Hall. Headway times are 60-minutes and operating hours are 9:00 a.m. to 5:30 p.m. Monday through Saturday. Sunday service is not available. Davie Green Davie Green is a bus route operated by the Town of Davie. It links many destinations in the Town of Davie including the South Florida Educational Center to Griffin Gardens which is within one- quarter mile of Dania Beach’s Westside. Davie Green operates on 45-minute headways from 7:00 a.m. to 7:40 p.m. Monday through Friday and 45 minute headways from 8:00 a.m. to 5:00 a.m. on Saturdays. Sunday service is not available. SFEC/Tri-Rail Express Map 11: Local routes in the study area The SFEC/Tri-Rail Express is a bus route operated by the South Florida Regional Transportation Authority. It links the Dania Beach Tri-Rail Station to the South Florida Education Center in Davie, Florida. Buses arrive at the Tri-Rail Station every thirty minutes from 7:00 a.m. to 7:30 p.m. No weekend service is available. D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 17
    • existing conditions Chapter 3 Table 2: Current Headways and Hours of Operation of Bus Routes serving the Dania Beach Westside Route Headways Hours of Operation M-F Sat. Sun. M-F Sat. Sun. BCT Route 1 15 minutes 15 minutes 30 minutes 5:00 a.m. to 12 5:00 a.m. to 12 8:15 a.m. to midnight midnight 9:30 p.m. BCT Route 4 45 minutes 45 minutes 45 minutes 5:15 a.m. to 12 6:00 a.m. to 8:15 a.m. to midnight 11:45 p.m. 9:00 p.m. BCT Route 6 25 -30 minutes Service Not Service Not 5:15 a.m. to Service Not Service Not Available Available 10:00 p.m. Available Available BCT Route 12 45 minutes 60 minutes 60 minutes 6:00 a.m. to 6:00 a.m. to 10:00 a.m. to 8:00 p.m. 8:00 p.m. 8:00 p.m. BCT Route 15 45 minutes 45 minutes 90 minutes 5:40 a.m. to 5:40 a.m. to 10:15 a.m. to 10:00 p.m. 10:00 p.m. 7:00 p.m. BCT Route 16 30 minutes 60 minutes 60 minutes 6:00 a.m. to 6:00 a.m. to 10:00 a.m. to 10:00 p.m. 10:00 p.m. 7:00 p.m. BCT Route 18 15-45 minutes 30 minutes 30 minutes 4:45 a.m. to 4:45 a.m. to 6:45 a.m. to 12:30 a.m. 12:30 a.m. 10:30 p.m. BCT Route 101 30 minutes Service Not Service Not 6:00 a.m. to Service Not Service Not Available Available 7:30 p.m. Available Available BCT Route 441 30 minutes Service Not Service Not 5:00 a.m. to Service Not Service Not Available Available 8:00 p.m. Available Available D.B. Route 1 East 30 minutes 30 minutes Service Not 9:00 a.m. to 9:00 a.m. to Service Not Available 5:45 p.m. 5:45 p.m. Available D.B. Route 2 West 60 minutes 60 minutes Service Not 9:00 a.m. to 9:00 a.m. to Service Not Available 5:30 p.m. 5:30 p.m. Available Davie Green 45 minutes 45 minutes Service Not 7:00 a.m. to 8:00 a.m. to Service Not Available 7:40 p.m. 5:00 p.m. Available SFEC/Tri-Rail Exp. 30 minutes Service Not Service Not 7:00 a.m. to Service Not Service Not Available Available 7:30 p.m. Available Available Source: Broward County Transit “Maps and Schedules” Available online at http://www.broward.org/bct/mapsandschedules.htm D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 18
    • existing conditions Chapter 3 Waterways Extending from the Atlantic Ocean, the Dania Cut-off Canal extends through the middle of Dania Beach Westside. As noted in the Dania Beach Community Redevelopment Agency’s Redevelopment Plan, 2009, “the Dania Cut-off Canal serves as the City’s front door for the boating industry, opening up to the Intracoastal Waterway, Port Everglades and the Atlantic Ocean. The need for better access via this waterway presents an opportunity to rethink, and ultimately to re-engineer the landside infrastructure…to realize the potential for expansion of the marine industries farther west in the canal.” The Dania Cut-off Canal is connected to the canal network system via the C-11 Canal and the South New River Canal. A number of residential properties adjacent to the canal have constructed private slips for the mooring of watercraft. For those who do not have direct access to the canal, there is a public boat launching facility located off of Southwest 30th Avenue. There are three bridges over the Dania Cut-off canal located in the study area. They are located at SW 42nd Avenue, SW 30th Avenue, and Anglers Avenue. Interstate 595 and State Road 84 bridge over the South New River Canal within the study area. Map 12: Waterways in the study area Thunderbird marine center D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 19
    • existing conditions Infrastructure Chapter 3 Potable Water Infrastructure Nearly all of Dania Beach’s Westside lies within Broward County’s 3A water service area. This means most homes and businesses in the Westside receive potable water directly from Broward County through a service area agreement signed between the City and County. Those that are not served by Broward County are served by the City of Dania Beach. Although there are a few exceptions, the dividing line between the two water service areas is Ravenswood Road. In general, properties west of Ravenswood Road receive water from Broward County, and properties east of Ravenswood Road receive water from the City of Dania Beach. See Map 13, which identifies the water service area. While the City of Dania Beach maintains a supply, treatment and distribution system, Broward County doesn’t actually supply the water used to serve the 3A water service area. Instead, it purchases treated water from the City of Hollywood through a bulk purchase agreement and maintains the storage and distribution system. The City of Hollywood is responsible for ensuring that there is adequate water supply to service the Broward County 3A service area including the City of Dania Beach’s Westside. Because of this arrangement, it is important for the City to coordinate closely with both the County and the City of Hollywood when developing plans that will have an impact on potable water utilities in the Westside. Sanitary Sewer Infrastructure Dania Beach’s Westside is located in Broward County’s 3A wastewater service area. This service area is not the same as the Broward County 3A potable water service area although it is very similar. Broward County maintains an agreement with the City of Dania Beach to provide sanitary sewer service to all areas generally west of Ravenswood Road. Broward County’s service agreement includes maintaining the collection and transmission system and ensuring that there is an adequate connection with the City of Hollywood’s regional wastewater system. All wastewater generated in Broward County’s 3A wastewater service area is treated and disposed of at the City of Hollywood regional wastewater treatment plant. Because of this arrangement, it is important for the City to coordinate closely with both the County and the City of Hollywood when developing plans that will have an impact on wastewater Map 13: Water service area map; Source: Dania Beach Comprehensive Plan D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 20
    • existing conditions Physical and Aesthetic Conditions Chapter 3 Subarea 1 Overall, the commercial areas are in fair condition, with long The residential areas in Subarea 1 are, generally in fair condition. established development in need of repair and maintenance. Many of the properties and structures need moderate repair and Most of these nonresidential uses are along the major corridors and maintenance. However, the newer residential developments are many, due to their age and lack of sophisticated development generally in good condition. Some of the neighborhoods have standards at the time they were constructed, present multiple sidewalks with missing links, limiting pedestrian connectivity. The curb cuts. Many of these properties are underutilized. Along existing sidewalks are typically in need of minor repairs, while some Griffin Road, commercial development is typically set back from neighborhoods do not have sidewalks at all. There is also a lack of the street, with parking areas separating the structure from the adequate off-street parking in most residential areas, evidenced roadway. Residential development along Griffin Road does not by the number of cars parked in front and side yards and along have any buffer, such as a wall or hedge, and there is no substantial the roadways. setback from the roadway. These development patterns can be considered incompatible with an arterial roadway. Parking in swales City of Dania Beach sign on Griffin Road Lack of sidewalks Map 14: Subarea map Business on Griffin Road Poor property maintenance D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 21
    • existing conditions Chapter 3 Stirling Road Stirling Road is a well maintained six-lane arterial roadway. The sidewalks are in good condition, with only minor repairs needed in a few areas. Bus stops are located along the corridor and are identified by a transit sign. Although some transit stops provide a bench, there are no bus shelters. Street lighting along the roadway appears to be adequate. However, the height of the street lights are out of proportion with adjacent development, which is generally less than three stories. Medians are sporadically landscaped, some of which are simply sodded and others planted with trees and shrubs. Speeding is an issue along this roadway, which has resulted in several pedestrian deaths. The utility poles along the roadway are a mix of the tall concrete and wood material. Compared to the height of development along Stirling Road, the utility poles are out Bus stops without shelters along Stirling Road Billboards along Stirling Road of scale. The traffic signals consist of new and old with some being the metal mast variety and others being wire and cable. Billboards are seen periodically along the entire stretch of the roadway. Old wire and cable traffic signal along Stirling Road Median along Stirling Road Out of scale street lights along Stirling Road Sidewalk along Stirling Road D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 22
    • existing conditions Chapter 3 Griffin Road Much like Stirling Road, Griffin Road is a well maintained six-lane arterial roadway. The medians are generally landscaped and planted with trees and shrubs. Sidewalks are prevalent along the entire stretch of Griffin Road and are in good condition, with minor repairs needed in some areas. Street lighting along the corridor appears to be adequate. However, the street lights are tall and out of proportion to the development along the roadway. The utility poles consist of tall concrete and wood material and also appear out of scale with the adjacent development. Traffic signalization along the roadway is a mix of new and old, with metal mast and wire and cable varieties. Bus stops are prevalent throughout the corridor and are identified by a transit sign. Some bus stops Median along Griffin Road Bus stops along Griffin Road provide a bench, but no bus shelters are present. Billboards are seen periodically along the entire stretch of the roadway. Abandoned business along Griffin Road Vacant lot along Griffin Road Light and utility poles along Griffin Road Sidewalk and bike lane along Griffin Road D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 23
    • existing conditions Chapter 3 Ravenswood Road Ravenswood Road is a well maintained two-lane roadway; an important corridor but smaller than Griffin and Stirling Roads. There are no medians and few traffic signals. The few traffic signals that do exist are a mix of metal mast and wire cable. Although the sidewalks that do exist are generally in good repair, they exist sporadically, thereby severely limiting pedestrian connectivity. Street lighting is minimal. Much like the utility poles on Stirling and Griffin Roads, the utility poles on Ravenswood Road are out of proportion with adjacent development. Bus stop along Ravenswood Road Industrial building along Ravenswood Road Sidewalk along Ravenswood Road Business along Ravenswood Road Light and utility poles along Ravenswood Road Residential development along Ravenswood Road D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 24
    • existing conditions Chapter 3 Subarea 2 Subarea 2 is comprised of two neighborhoods: Melaleuca Gardens, a single family neighborhood, and, Ocean Waterway, an age restricted mobile home park. Both of these neighborhoods are in good condition. The sidewalks in Melaleuca Gardens are free of debris and provide pedestrian connectivity throughout the neighborhood. In some areas, the sidewalks are in need of minor repair. Overall the properties and structures are in good condition with some minor repair and maintenance needed for some. One major issue for the neighborhood is the extensive power line connections running from older wooden utility poles to the properties. This detracts Melaleuca Gardens Melaleuca Gardens aesthetically from the community. The mobile home park, Ocean Waterway, has well maintained, privately owned roadways and common areas. Additionally, the properties and mobile homes are generally in good repair with only minor maintenance and repair needed for some. Griffin Road, where it abuts the Subarea 2, is well maintained. Landscaping in the median provides an aesthetic buffer on this expansive arterial roadway. Additionally, the concrete wall surrounding the single family neighborhood has a continuous hedge along Griffin Road. Across the street from the subarea is an attractive landscape buffer, hiding the airport which lies directly on the other side. Subarea 3 Ocean Waterway mobile home park Ocean Waterway mobile home park Subarea 3 is comprised of nonresidential uses, most of which are industrial. The industrial uses are generally marine related. Also located within this subarea are commercial uses and office parks. Some of these uses are also marine related. The properties and structures are generally in good condition with only minor repair and maintenance needed for a small portion. State Road 84 (Marina Mile) State Road 84 is a well maintained roadway with extensive medians. Some medians are landscaped with trees, shrubs and are sodded, however, several medians lack landscaping altogether and need to be improved. Sidewalks are generally nonexistent along this roadway. The lighting along State Road 84 is adequate. Although the area is referred to as Marina Mile, it lacks clear identity as there is not adequate signage to indicate a person has arrived to the area. Marina Mile industrial/office Marina Mile industrial/office D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 25
    • existing conditions Housing Chapter 3 The U.S. Census Bureau, Census 2000, data were used to analyze the Westside study area, including comparison to the City and County. The study area is generally covered by Census Tracts 802, 803, 804.02, 804.03 and 804.04. Census Tract 803 was excluded from the analysis as the lands within this tract that are a part of the City are non residential. It is also noted that the remaining census tracts do include lands outside of the City’s municipal boundaries; as such, some of the numbers will not exactly match between the City and study area. However, evaluation of land use data reveals these tracts provide a comprehensive picture of the study area. It is recommended that these numbers be updated with the 2010 census information as it becomes available. Table 3: Total Housing Units City of Dania Broward County Study Area Beach 741,043 10,875 7,937 Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, Table H1. Although the housing units within the study area account for only 1.1 percent of the County’s housing units, 73 percent of the City’s housing units are located within the study area. Table 4: Year Structure Built Broward City of Study Area County Dania Beach 1999 to March 2000 19,130 138 124 1995 to 1998 60,852 769 854 1990 to 1994 64,154 703 96 1980 to 1989 157,319 1,981 1,412 1970 to 1979 220,745 3,307 2,787 1960 to 1969 127,699 1,670 1,431 1950 to 1959 70,767 1,624 1,026 1940 to 1949 12,615 448 183 1939 or Map 15: Westside subareas and census tracts map earlier 7,762 235 24 Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, Table H34. page 26
    • existing conditions Most of the structures were built in the County, the City and the study Table 7: Occupancy Status Table 9: Household Size Chapter 3 area between 1970 and 1979. During this time span, on average, Broward City of Broward City of approximately 32 percent of housing units were constructed in the Study Area Study Area County Dania Beach County Dania Beach County, City and study area. Other significant housing construction periods in the study area were between 1960 to 1969 and 1980 and Occupied 654,445 9,009 6,785 1 person 193,728 3,085 2,033 1989, each accounting for more than 1,400 housing units. Vacant 86,598 1,866 1,152 household Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, 2 person There are several factors for evaluating the historical significance 216,874 3,312 2,497 Table H6. household of a structure. One criterion for such an evaluation is the age of 3 person a structure. Generally a structure must be at least 50 years of age The vacancy rate of housing units within the study area is about 99,967 1,269 1,046 household or older to potentially qualify as historically significant. In the study 15 percent, compared to the County and City vacancy rate of 12 area 15.5 percent of the structures are 50 years or older, meaning and 17 percent, respectively. 4 person 83,082 794 736 they were built in 1959 or before. This percentage is significantly household higher in the City, with 21.2 percent of structures being at least 50 Table 8: Vacancy Status 5-or more years of age; however, the percentage dips slightly lower in the person 60,794 549 473 County, with 12.3 percent of the structures being at least 50 years Broward City of Study Area household of age. County Dania Beach Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, For sale only 12,858 127 92 Table H16. Table 5: Median Year Structure Built For rent 13,843 288 79 Broward County City of Dania Beach Rented or Household size among the study area, the County and City is 1977 1974 Sold, not 5,174 115 74 generally consistent, with the majority of households having 2 occupied persons. Two-person households account for approximately 37 Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, percent of the households in both the study area and the City and Table H35. For Seasonal 49,873 1,208 858 about 33 percent in the County. The one person household is also Use significant within the study area, accounting for 30 percent of all Table 6: Tenure For Migrant households. This is comparable to the County at 29.6 percent but Broward City of 3 0 0 Workers lower than the City at 34.2 percent. Study Area County Dania Beach Other 4,847 128 49 Owner 454,625 5,170 5,034 Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, occupied Table H8. Renter 199,820 3,839 1,751 occupied The majority of vacant units in the County, City and study area are Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, for seasonal use; 57.6, 64.7 and 74.5 percent, respectively. Of the Table H7. City’s 1,208 vacant seasonal units, 71 percent of these units are located within the study area. The majority, or 74.2 percent, of occupied units in the study area are owner-occupied units. This is significantly higher than both Of the County’s vacant units for sale, less than one percent are the County and City, which are 69.4 percent and 57.4 percent, within the City and study area. However, the study area accounts respectively. for 72.4 percent of the vacant units for sale within the City. The study area has significantly more owner-occupied units than The study area accounts for 27 percent of vacant units for rent within that of the County and City, as 74.2 percent of the occupied units the City, whereas the City’s inventory accounts for 2.1 percent of within the study area are owner-occupied, whereas 69 percent of the County’s vacant units for rent. units in the County are owner-occupied and 57 percent of units in the City are owner-occupied. Approximately 64 percent of unoccupied units that are rented or sold within the City are located within the study area. However, these units account for only 1.4 percent of the County’s unoccupied units that are rented or sold. page 27
    • existing conditions HOUSING COST-TO-INCOME Table 11: Mortgage Costs as Percentage of Household Income Chapter Severely cost burdened owner-occupied households, regardless 3 Housing cost-to-income ratio is the percentage of household Broward City of of mortgage status, make up 15.5 percent of owner-occupied income spent for mortgage costs or gross rent. Housing is generally Study Area households in the study area, whereas only 12 percent and 13 County Dania Beach considered to be affordable if the household pays no more than percent are severely cost burdened in the County and City, 30 percent of income. However, according to the Department of With a mortgage respectively. Of these severely cost burdened owner-occupied Housing and Urban Development, households spending more than Up to 29 households, 13.5 percent in the study area have a mortgage, 30 percent of income for housing costs are considered to be “cost- 157,331 1,521 1,392 compared to 11.8 percent in the City, and 10.9 percent in the percent burdened” and households spending more than 50 percent are County. 30-49 considered to be “severely cost-burdened.” 52,296 408 421 percent Table 12: Households Receiving Public Assistance Table 10: Gross Rent as Percentage of Household Income 50 percent 32,244 380 389 Broward City of or more Study Area Broward City of County Dania Beach Study Area Not County Dania Beach 1,943 35 17 13,555 320 162 computed Up to 29 Source: U.S. Census Bureau, 2000 U.S. Census, 99,377 2,012 965 Without a mortgage percent Summary File 3, Table P64. 30-49 Up to 29 45,338 738 359 45,157 755 574 percent percent In the study area, 2.4 percent of households are receiving some 30-49 form of public assistance income. This is comparable to the City, 50 percent 4,759 71 19 41,629 879 335 percent where 3.5 percent of households receive assistance, and the or more County, where 2.1 percent of households receive assistance. Not 50 percent 13,221 210 92 3,662 39 58 computed or more Total 199,565 3,839 1,751 Not 1,333 19 9 Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, computed Table H69. Total 298,725 3,228 2,879 Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, In Broward County, just less than half of the renter-occupied Table H94. households are spending 29 percent or less on housing costs, whereas in the study area 55 percent of these households are Of the owner-occupied households with a mortgage, 52.7 percent spending 29 percent or less of their income on housing costs. This is are spending 29 percent or less of their income on housing costs in also slightly higher than the percentage of renters ---52.4 percent--- the County, compared to 47.1 percent in the City and 48.3 percent spending 29 percent or less of their income on housing costs. in the study area. In the County, 17.5 percent of owner-occupied households with a mortgage are spending 30 to 49 percent of the Approximately 21 percent of the renter-occupied households in household income on housing costs. However, this percentage the study area are spending 30 to 49 percent of their income on drops in the City and study area, with 12.6 percent and 14.6 percent, housing costs, compared to 22.7 percent in the County and 19.2 respectively, of the owner-occupied households with a mortgage percent in the City. spending 30 to 49 percent of income on housing costs. The study area has a lower percentage of households that are Of the owner-occupied households without a mortgage in the severely cost burdened as compared to the City and County. County, 15.1 percent are spending 29 percent or less of their Approximately 19.1 percent of households in the study area are income on housing costs, whereas 23.4 are spending the same in cost burdened compared to 22.9 percent in the City and 20.9 the City and 19.9 percent in the study area. Less than one percent percent in the County. of owner-occupied households without a mortgage in the study area are spending 30 to 49 percent of their income on housing costs, compared to the City at 2.2 percent and the County at 1.6 percent. page 28
    • existing conditions Table 13: Household Income The two most significant household income groups in the study Chapter 3 Broward City of area are those earning less than $10,000 per year and those Study Area earning between $75,000 and $99,999 annually. In Broward County County Dania Beach 9 percent of households are earning less than $10,000 per year. This Less than is slightly higher in the study area at 9.8 percent, and significantly $10,000 59,064 1,175 668 higher in the City at 12.9 percent of households. Of the households $10,000 to earning less than $10,000 annually in the City, almost 57 percent are $14,999 42,974 732 541 within the study area. Households earning between $75,000 and $99,999 account for 10.1 percent of the households in the County, $15,000 to which is similar to the study area at 10 percent and slightly lower $19,999 42,331 747 417 in the City at 9.6 percent. The percentage of households earning $20,000 to more than $200,000 in the study area is 2.3 percent compared to $24,999 43,757 709 608 the County at 2.5 percent and the City at 1.1 percent. $25,000 to $29,999 43,454 627 412 Social Conditions $30,000 to $34,999 42,132 621 471 The U.S. Census Bureau, Census 2000, data were used to analyze the study area, including a comparison to the City and County. $35,000 to The study area is generally included in Census Tracts 802, 803, $39,999 38,293 557 438 804.02, 804.03 and 804.04. Census Tract 803 was excluded from the $40,000 to analysis as the lands within this tract that are a part of the City are $44,999 37,871 478 404 nonresidential. It is also noted that the remaining census tracts do include lands outside of the City’s municipal boundaries. Therefore, $45,000 to some of the numbers will not exactly match between the City and $49,999 30,938 483 362 study area. However, evaluation of land use data reveals that $50,000 to these tracts provide a comprehensive picture of the study area. $59,999 57,604 690 573 $60,000 to Table 14: Total Population $74,999 66,383 689 564 City of Broward County Study Area $75,000 to Dania Beach $99,999 66,201 870 680 1,623,018 20,119 15,891 $100,000 to Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, $124,999 35,475 273 282 Table P1. $125,000 to Broward County is included in one of the nation’s largest $149,999 16,610 143 119 metropolitan statistical areas (MSA); the Southeast Florida MSA. $150,000 to The 2000 County population was over 1.6 million, of which the City $199,999 15,056 185 108 accounted for 1.2 percent and the study area .9 percent. Although $200,000 or less than one percent of the County’s population, the study area more 16,644 103 153 comprises 79 percent of the City’s total population. Total 654,787 9,082 6,800 Map 16: Westside subareas and census tracts map Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, Table P52. Note: Study area numbers may exceed City totals in some instances because Census Tracts include a portion of other municipalities. page 29
    • existing conditions Table 15: Population by Age Group Table 16: Race Table 17: Poverty Level by Age Chapter 3 Broward City of Broward City of Broward City of Study Area Study Area Study Area County Dania Beach County Dania Beach County Dania Beach Under 1 to White 1,145,656 14,243 13,891 Income Below Poverty Level 257,203 2,579 2,124 11 years Black or 5 years & 19,299 408 43 12 to 17 African 329,749 4,764 1,000 under 124,258 1,404 1,123 years American 6 to 17 years 39,516 821 419 18 to 21 American 18 to 64 65,155 715 662 100,216 1,915 1,079 years Indian & years 3,962 33 42 22 to 29 Alaska 155,527 2,106 1,458 Native 65 to 75 years 25,558 487 240 years & over 30 to 39 Asian 36,505 124 247 271,681 3,297 2,513 Income At or Above Poverty Level years Native Hawaiian & 5 years & 40 to 49 645 19 0 101,804 812 991 255,297 3,465 2,904 Other Pacific under years Islander 6 to 17 years 214,730 828 1,824 50 to 59 173,158 2,531 1,999 Some other 18 to 64 years 47,617 451 494 873,659 11,026 9,154 race years 60 to 64 60,330 950 697 Two or more 65 to 75 years 58,884 485 217 229,453 2,556 2,064 races years & over 65 years and 260,409 3,072 2,311 Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, Total 1,604,235 19,853 15,814 up Table P6. Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, Note: Study area numbers may exceed City totals in some instances Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, Table P8. because Census Tracts include a portion of other municipalities. Table P87. Note: Study area numbers may exceed City totals in some instances because Census Tracts include a portion of other municipalities. Individuals between the age of 40 and 49 are the largest age group The racial diversity of the study area is similar to the City and within the City and study area, accounting for 18.3 percent of the County, in that the two largest groups are White and Black or African American. However, the study area has a significantly Approximately 88 percent of the County’s population is at or above population in the study area and 17.2 percent in the City. Within larger percentage of white people, at 88 percent, than the City the poverty level. Of the almost 12 percent living below the poverty the City’s population aged 40 to 49, 83.8 percent are within the and County, at 70.8 percent and 70.6 percent, respectively. The level, about 2 percent is in the City and .9 is in the study area. In study area. The two other largest age groups within the City and study area also has a significantly smaller percentage of Blacks or the County, City and study area, the largest age group below study area are the 30 to 39 year olds and the 50 to 59 year olds. African Americans, with 6.3 percent, in comparison to the City and the poverty level is the 18 to 64 bracket, which accounts for 54.3, County, with 23.7 and 20.3 percents, respectively. 52.7 and 60.6 percent, respectively, of those with incomes below the poverty level. Likewise the largest age group at or above the poverty level is the 18 to 64 bracket, accounting for 61.5 percent in the County, 67.9 percent in the City and 65.2 percent in the study area. page 30
    • existing conditions Table 18: Employment Status by Sex Table 19: Labor Force by Age Group for Population 16 Years Table 20: Employment by Industry for Population 16 Years Chapter 3 Broward City of and Older and Over Study Area County Dania Beach Broward City of Broward City of Study Study Area Total in Labor County Dania Beach County Dania Beach Area 803,157 10,565 8,294 Force 16 to 24 years 95,133 974 771 Agriculture, forestry, fishing Female In Labor 25 to 34 years 184,954 2,520 1,801 & hunting, and mining: 2,373 30 14 378,403 4,765 3,867 Force 35 to 44 years 231,779 2,839 2,447 Construction 56,496 843 743 Male in Labor 45 to 54 years 172,571 2,374 1,959 Manufacturing 50,521 657 515 424,754 5,800 4,427 Force Wholesale trade 34,578 320 325 55 to 64 years 83,708 1,399 1,065 Total Not in Labor Retail trade 106,804 1,502 1,178 478,321 5,991 4,540 65 years and Force 35,012 459 251 over Transportation & Female Not in warehousing, & utilities 42,891 787 558 296,054 3,504 2,693 Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, Labor Force Table PCT35. Information 27,924 246 267 Male Not in Labor 182,267 2,487 1,847 Finance, insurance, real Force The majority of the labor force is between the ages of 25 and 54 estate & rental and leasing 69,046 680 496 Total 1,281,478 16,556 12,834 years of age. Within this group, the 35 to 44 age bracket is the largest and accounts for an average of 28 percent of the workforce in the Professional, scientific, Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, County, City and study area. Additionally, 86 percent of the City’s management, Table PCT35. workforce in this age bracket is within the study area. administrative, & waste management services 88,604 1,041 936 On average, over 63 percent of the total population is in the labor force in the County, City and study area. Also on average, of those The 45 to 54 age bracket accounts for 23.6 percent of the study Educational, health & in the workforce, men account for 53.6 percent of the labor force area’s labor force, which is slightly higher than that of the County social services 134,872 1,559 1,120 in the County, City and study area. Although the City and study and City at 21.5 and 22.5, respectively. However, the labor force in the 25 to 34 age bracket is higher in the County and City compared Arts, entertainment, area only account for about 1 percent of the County’s workforce, recreation, the study area accounts for approximately 79 percent of the City’s to the study area at 23.0, 23.9 and 21.7 percent, respectively. accommodation & food workforce. services 69,535 1,276 809 Other services (except public administration) 41,307 587 574 Public administration 33,988 413 311 Total 758,939 9,941 7,846 Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, Table P49. Note: Study area numbers may exceed City totals in some instances because Census Tracts include a portion of other municipalities. Of the industry categories shown in Table 20, the three largest industry employers of the population within the study area are 1) Retail Trade, 2) Educational, Health and Social Services, and 3) Professional, Scientific, Management, Administrative, and Waste Management Services. These industries employ 15, 14.3 and 11.9 percent, respectively, of the population within the study area. These three industries are also significant to the City, as 96.6 percent of the page 31
    • existing conditions City’s population employed in the Education, Health and Social Of the construction, extraction and maintenance occupations Table 23: Self-employed Workers, Incorporated and Chapter 3 Services industry is within the study area, 90 percent of the City’s in the City approximately 11 percent are in the study area, of this Not Incorporated Businesses* population employed in the Professional, Scientific, Management, occupation employment within the City, 86.7 percent is within the Broward City of Administrative and Waste Management Services industry is within study area. Study Area County Dania Beach the study area and about 78 percent of City’s population employed in Retail Trade is within the study area. Table 22: Private Wage and Salary Workers, For-profit and Not Not-for-profit* Incorporated 23,979 420 203 Table 21: Employment by Occupation for Population 16 Business Broward City of Years and Over Study Area Incorporated County Dania Beach 33,961 559 489 Broward City of S t u d y Business Not-for- County Dania Beach Area 11,958 138 128 Total 84,933 1,316 962 profit Management, For-profit 323,710 4,406 3,574 Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, professional, business, Table P51. 252,940 2,692 2,175 Total 626,714 8,124 6,723 *For all industries except agriculture, forestry, fishing and hunting, and financial & related occupations Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, mining. Table P51. Service occupations 124,050 1,928 1,313 *For all industries except agriculture, forestry, fishing and hunting, and Approximately 12 percent of those in employed in the study Sales &office mining. area are self-employed, which is slightly lower than the City at 13 235,165 2,947 2,339 occupations percent and slightly higher than the County at 11 percent. As well, Farming, fishing, & Excluding agriculture and related industries, almost 86 percent the study area accounts for 9.7 percent of the City’s 13 percent of 1,810 8 41 of those employed in the study area are working for private self-employed workers. forestry occupations companies, which is higher than both the City and County at Construction, 81.7 and 82.6 percent, respectively. Additionally, the study area extraction, & accounts for 67.6 percent of the City’s 81.7 percent employed by 74,207 1,203 1,043 maintenance private companies. occupations Production, transportation, & 70,767 1,163 935 material moving occupations Total 758,939 9,941 7,846 Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, Table P50. Note: Study area numbers may exceed City totals in some instances because Census Tracts include a portion of other municipalities. Of the management, professional, business, financial and related occupations in the City, approximately 22 percent are in the study area, of this occupation employment within the City, 80.7 percent is within the study area. Of the sales and office occupations in the City approximately 24 percent are in the study area, of this occupation employment within the City, 79.4 percent is within the study area. page 32
    • existing conditions population. Approximately 6 percent of those within the study area associate’s degree, compared to 10.1 percent in the County and 9 Chapter 3 Table 24: Educational Attainment for Population Over 25 Years have earned a graduate or professional degree, compared to 8.7 percent in the City. Of those within the study area that are between Broward City of S t u d y percent in the County and 5.2 percent in the City. 35 and 44 years of age, 14.7 percent have earned a bachelor’s County Dania Beach Area degree compared to the County at 18.7 percent and the City at Table 25: Educational Attainment for Population between 12.9 percent. Only 3.7 percent of this age bracket within the study Less than 9th 35 and 44 Years area has earned a graduate or professional degree, compared to grade 61,183 990 516 9 percent in the County and 5.6 percent in the City. Broward City of S t u d y 9th to 12th grade, County Dania Beach Area no diploma 142,051 2,321 1,807 Vacant Parcels Less than 9th High school grade 8,375 48 86 graduate (includes Currently, there are 121 total vacant acres throughout the Westside. equivalency) 319,416 4,630 3,951 9th to 12th grade, These vacant parcels consist of residentially zoned land (48.79 no diploma 30,818 267 445 acres), commercially zoned land (28.56 acres), and industrially Some college, no zoned land (43.88 acres). Most of the vacant industrially zoned degree 242,937 3,338 2,703 High school graduate (includes parcels are located in the northern portion of the study area near Associate degree 84,388 990 665 equivalency) 74,223 1,082 1,067 Marina Mile. Bachelor’s degree 178,523 1,817 1,170 Some college, no Vacant parcels can be unsightly, contribute to increased crime, Graduate or degree 64,092 712 869 unrealized economic potential and a lower tax base. Vacant professional Associate degree 28,836 243 307 parcels in residential neighborhoods disrupt neighborhood cohesion degree 98,004 780 707 and lower property values. The City has the opportunity to acquire Bachelor’s degree 53,500 373 498 Total 1,126,502 14,866 11,519 the vacant parcels and switch uses with currently developed Graduate or parcels which are unfriendly to their surrounding uses and move Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, professional Table P37. them to a parcel where they are friendlier. degree 25,584 162 125 Half of the County’s population over 25 years of age and the Total 285,428 2,887 3,397 majority of the City’s and study area’s population over 25 years Study Area (2,919.79 acres) SW 4TH AVE Source: U.S. Census Bureau, 2000 U.S. Census, Summary File 3, RIVERL AND RD VACANT PARCELS have attained a high school diploma (31.1 and 34.3 percent, Table PCT25. SR 8 4 Vacant Residential (48.79 acres) respectively) or have had some college education (but no degree Note: Study area numbers may exceed City totals in some instances FRO N TAG E RD Vacant Commercial (28.56 acres) because Census Tracts include a portion of other municipalities. I59 awarded) (22.5 and 23.5 percent, respectively). Of those within 5R Vacant Industrial (43.88 acres) SW 26TH TER AM P the study area, 15.7 percent have had some level of high school As previously mentioned, those aged 35 to 44 years of age are SW 32ND ST education (but no diploma awarded), which is on par with the I595 SW 34TH ST 7 N PERIMETER RD S SR City at 15.6 percent but higher than the County at 12.6 percent. the most significant age bracket in the labor force, as such the Although, compared to the City and County, a smaller percentage educational attainment for this age bracket is provided. The W PE of the population has less than a ninth grade education in the study majority of the City’s and study area’s population in this age bracket RIME have attained a high school diploma (37.5 and 31.4 percent, TE R area, it still accounts for 4.5 percent of the people, compared to SW 16TH TER RD 5.4 and 6.7 percent in the County and City, respectively. respectively) or have had some college education (but no degree SW 16TH SW 42ND ST awarded) (24.7 and 25.6 percent, respectively). Of those within SW 30TH AVE AV Overall, higher education attainment within the study area is the study area 13.1 percent have had some level of high school E a significant ten percent lower in than the County, which is 32 education (but no diploma awarded), which is significantly higher S PERIMETER RD than the City and County at 9.2 and 10.8 percent, respectively. A RAVENSWOOD RD percent. However, it is only slightly lower in comparison to the City, GRIFFIN RD at 24.1 percent. Approximately 6 percent of the 25 years and small portion, or 2.5 percent, of the study area’s population within over population within the study area have earned an associate’s this age bracket has less than a ninth grade education, compared degree, compared to 7.5 percent in the County and 6.7 percent to the County at 2.9 percent and the City at 1.7 percent. in the City. Those aged 25 years or more that hold a bachelor’s degree account for 10.2 percent of the study area, comparatively Higher education attainment for this age bracket within the study SW 40TH AVE those who have earned a bachelor’s degree account for 15.8 area is significantly lower in comparison to the County and differs percent of the County’s population and 12.2 percent of the City’s from the City, as well. Approximately 8 percent of those within STIRLING RD N PARK RD the study area between 35 and 44 years of age have earned an Å I95 Miles N SR7 Source: Broward County Property Appraiser data 2009; The Mellgren Planning Group 2009 0 0.25 0.5 page 33
    • REGIONAL CONTEXT REGIONAL CONTEXT Chapter 4 The City of Dania Beach is located in eastern Broward County, one of the three counties comprising the South Florida region. It is the oldest city in Broward County. The study area, Dania Beach Westside, is located in the western portion of the City of Dania Beach. The Westside of Dania Beach shares municipal borders with parts of unincorporated Broward County and three Broward County cities; Davie, Fort Lauderdale and Hollywood. The Westside of Dania Beach is proximate to the Fort Lauderdale/Hollywood International Airport and Port Everglades. Additionally, the Westside is proximate to regional railway transit and has several access points to the regional roadway network. The location of the Westside of Dania Beach has both advantages and disadvantages, which are discussed below. Locational Advantages Dania Beach Westside has several locational advantages in Broward County and regionally. These include access to local, state and regional roadways and railways, as well as the airport and seaport. Other locational advantages include regional attractions within the Westside or in close proximity to the Westside. An additional advantage is the proximity of the Westside to other areas planning for redevelopment, including the municipalities of Davie and Hollywood. Each of these locational advantages is discussed in detail in this Chapter. Map 17: Regional map D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 34
    • REGIONAL CONTEXT Chapter 4 Roadways and Railways Tri-Rail The South Florida Regional Transportation Authority (SFRTA) operates commuter rail service on the Tri-Rail regional rail line, which runs north-south through Dania Beach just west of Interstate 95. One of Tri-Rail’s main destination points, the Fort Lauderdale/Hollywood International Airport Tri-Rail Station, is located off of Gulfstream Way in the Westside of Dania Beach. This station is the only Tri-Rail station in Dania Beach, however, there are nearby stations located in the cities of Hollywood and Fort Lauderdale to the south and north, respectively. In 2007, Tri-Rail completed the double tracking of its entire 72-mile long corridor from Miami-Dade County through Broward County to Palm Beach County. This project has resulted in the operation of 10 additional trains, representing a 33 percent increase in weekday service. According to the American Public Transportation Association, Tri-Rail has consistently been one of the nation’s leaders for ridership growth in the commuter rail sector since 2006, when it showed the largest percentage of growth of any system in the country. According to a January 5, 2009 SFRTA press release, ridership on Tri-Rail has more than doubled since 2005. Florida East Coast (FEC) The Florida East Coast (FEC) rail line, which parallels Tri-Rail is located to the east of Interstate 95 and west of US-1, and is currently being studied for its potential to integrate commuter rail service with existing freight rail service from Miami-Dade County to Palm Beach County. The current study, known as the South Florida East Coast Corridor Study (SFECCS), is a joint planning effort among the Florida Department of Transportation, transportation planning agencies in Miami-Dade, Broward, and Palm Beach Counties, and other agencies in the South Florida region. The SFECCS is analyzing ways to alleviate congestion along Interstate 95 and US-1 by providing an alternative transportation route that is centered within many of the most populated employment centers in South Florida. Although the FEC rail line is not within the City’s Westside, it is important to note that there is potential for a future FEC rail station in the City of Dania Beach, which would be located at or near the intersection of the FEC rail line and Dania Beach Boulevard. This would make an Map 18: Regional transit corridors east-west connection from Tri-Rail to the FEC station an important consideration for Westside. Ensure that development regulations, urban design and land use patterns are supportive of mass transit and provide the maximum opportunity for connectivity of future rail transit facilities. D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 35
    • REGIONAL CONTEXT Central Broward East-West Transit Analysis Chapter 4 Adopted July 13, 2006 by the MPO The Central Broward Transit project started in November 2002 to address east-west mobility issues in central Broward County. The transit study area is a corridor bound generally by Oakland Park Boulevard on the north, Griffin Road on the south, the Sawgrass Expressway/Interstate 75 on the west, and the Intracoastal Waterway on the east. Within the corridor, several transit alignments are being analyzed, including an alignment on Griffin Road running directly through Dania Beach Westside. On July 13, 2006, the Locally Preferred Alternative (LPA) transit alignment was adopted by the Metropolitan Planning Organization. Although the LPA does not include any improvements or changes to the system within the City of Dania Beach, neighboring municipalities will be directly affected by the LPA (see Map 19). However, based on community concerns and comments received during the project process, six alternatives to the LPA have been developed and, as of this writing, are being evaluated for inclusion in the Environmental Impact Statement (EIS). A screening process will narrow these six alternatives to two, to be evaluated as alternatives to the Locally Preferred Alternative. One of these six alternatives is along Griffin Road (see scoping option six in Map 20 Comparative Analysis below), which, if selected as an alternative to the LPA, will include Appendix A - Comparative Analysis The following pages include a comparative anlaysis of the six align- improvements within the Westside. ment options and evaluation results. We have presented results for only six options to remain mode neutral. Originally, Option 7 was a Travel time from SR 7 and Broward Blvd to: BRT option. We have now combined that option with Option  and Downtown – 10 to 15 minutes left the opportunity to choose LRT or BRT for that alignment. Airport – 20 to 25 minutes South Florida Education Center – 10 to 15 minutes Scoping Options 1-6 Scoping Options 1- 6 Sawgrass Mills – 25 to 30 minutes ike University Dr Commercial Blvd I Nob Hill Rd r np Pine Island Rd Tu Commercial Blvd a's Dixie Hwy rid py Flo 0 2,500 5,000 10,000 Propect Rd Ex Feet Scoping Options 1-6 NW 44th St s Source: http://www.centralbrowardtransit.com/images/nov_13_boards/Updated_LPA.pdf as gr w NE 6th Ave Sa Oakland Park Blvd NW 31st Ave e University Dr Commercial Blvd I pik Nob Hill Rd Oakland Park Blvd rn Pine Island Rd Tu Commercial Blvd SR 7/US 441 Sunrise Lakes Blvd a's Dixie Hwy Map 19: Central Broward Transit, Locally preferred Alternative rid NW 9th Ave/Powerline Rd py Flo 0 2,500 5,000 10,000 Propect Rd Ex Pine Island Rd Feet FEC Railroad NW 44th St ss gra Sunset Strip w NE 6th Ave Sa NW 19th St Florida's Turnpike NW 15th Ave Oakland Park Blvd Federal Hwy § ¦ ¨ NW 31st Ave Flamingo Rd Sunrise Oakland Park Blvd Blvd Andrews Ave Sunset Strip University Dr 95 NW 7th Ave Nob Hill Rd NW 27th Ave Hiatus Rd SR 7/US 441 Sunrise Lakes Blvd NW 136th Ave NW 9th Ave/Powerline Rd Pine Island Rd FEC Railroad Sunrise Blvd Sunset Strip NW 19th St NW 70th Ave Florida's Turnpike NW 15th Ave NW 8th St Cleary Blvd Federal Hwy NW 6th St / Sistrunk Blvd § ¦ ¨ Flamingo Rd Sunrise Blvd Ind Andrews Ave Sunset Strip University Dr 95 NW 7th Ave REVISED LOCALLY PREFERRED ALTERNATIVE Nob Hill Rd ian NW 27th Ave Hiatus Rd NWrac Ave § ¦ ¨ T 136th 75 Sunrise Blvd Broward Blvd Las Olas Blvd e NW 70th Ave NW 8th St Cleary Blvd NW 6th St / Sistrunk Blvd Indi SW 7th St SR 7/US 441 an § ¦ ¨ SW 136th Ave Tra 75 Arv Broward Blvd Las Olas Blvd ce Davie Blvd www.centralbrowardtransit.com Peters Rd id aP CSX Railroad/Tri-Rail SW 7th St SR 7/US 441 SW 14th St Flamingo Rd SE 17th St kw d SW 136th Ave Blv Arv y SP Davie Blvd Peters Rd ida Hiatus Rd SW 130th Ave College Av ture CSX Railroad/Tri-Rail ost Pkw SW 14th St Flamingo Rd SE 17th St d ven Riverland Rd Blv Rd SR 84 y SP § ¦ ¨ Nova Dr Nob Hill Rd Hiatus Rd na SW 130th Ave ture 75 ost SW 26th St SW 26th St Bo Pine Island Rd ven Riverland Rd Rd SR 84 § § ¦ ¨ C ¦ ¨ Nova Dr Nob Hill Rd SW 30th St Davie na 75 ollege Florida's Turnpike 595 § ¦ ¨ SW 26th St SW 26th St Bo Pine Island Rd 595 SW 30th St § ¦ ¨ Davie US 1 Florida's Turnpike 595 § ¦ ¨ Rd 595 Av US 1 Rd e SW 36th St SW 39th St Weston Rd e SW 36th St SW 39th St University Dr Weston Rd University Dr FEC Griffin Rd FEC Griffin Rd SR 7/US 441 SR 7/US 441 Railro Railro § ¦ ¨ 95 § ¦ ¨ 95 ad E Dania Beach Blvd ad E Dania Beach Blvd SE 5th Ave StirlingRd General Project Location SE 5th Ave StirlingRd N 56th Ave Legend General Project Location N 56th Ave BROWARD COUNTY, FL Legend Study Area/Corridor Boundary Interstate Scoping Option 1-LPA Scoping Option 4 § ¦ ¨ 95 BROWARD COUNTY, FL Toll Road Study Area/CorridorOption 2 Boundary Interstate Scoping Option 1-LPA Scoping Option 4 Water Scoping Scoping Option 5 § ¦ ¨ 75 § ¦ ¨ 95 Other Road Toll Road § ¦ ¨ 595 § ¦ ¨ 595 Conservation Water Local Road Scoping Option 3 Scoping Option 6 Scoping Option 2 Scoping Option 5 § ¦ ¨ 75 Railroad Other Road § ¦ ¨ 75 TAG Meeting #2 - Initial Screening Results § ¦ ¨ 95 § ¦ ¨ 595 § ¦ ¨ 595 Conservation Local Road Scoping Option 3 Scoping Option 6 34 Background Materials Railroad § ¦ ¨ 75 § ¦ ¨ Source: Central Broward Transit Authority, Tag meeting # 2 Initial Screening Results 95 background materials, 2009 Map 20: Scoping options D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 36
    • REGIONAL CONTEXT Broward County Intermodal Center and People Mover Regional Roadways Table 26: Interstate 95 LOS Year 2007 Chapter 4 To further increase transit and economic vitality, Broward Dania Beach is served by a number of well-connected regional Loc. LOS “D” County is considering construction of a people mover system to roadways. These roadways provide connectivity for the people and Roadway Segment AADT1 LOS ID Capacity2 connect an Intermodal Center (IMC) with the Fort Lauderdale/ goods that are the foundation of the local economy. Listed below Hollywood International Airport and Port Everglades. The IMC is is a description of the major roadways that serve the Dania Beach a planned transportation hub, interconnecting various modes of Westside. Below each roadway description are two tables which Interstate North of Sheridan 693 277,000 182,600 F transportation. The people mover is a project intended to create 95 Street outline the existing and projected Average Annual Daily Traffic greater transportation efficiency, generate greater passenger (AADT) and corresponding level of service (LOS) rating as recognized Interstate North of Stirling capacity, and promote economic growth for the county and by the Florida Department of Transportation (FDOT). AADT is an 695 275,000 182,600 F 95 Road region in the long term horizon. Depending on funding availability, estimate of the average daily traffic that has or is expected to occur Interstate North of Griffin implementation of the people mover system could commence in (if projected) over a one-year period. For example, it is estimated 697 309,000 182,600 F 95 Road 10 to 20 years. The exact routes and size of the system are yet to that Interstate 95 north of Sheridan Street carried an average of be determined. 277,000 automobiles per day in 2007. Using sophisticated modeling Interstate North of Interstate 699 232,000 182,600 F 95 595 techniques, the Broward County Transportation Planning Division estimates that this same segment of Interstate 95 will carry 317,400 Source: Broward Metropolitan Planning Organization “Year 2007 Traffic automobiles per day in the year 2030. County Report,” April 2008. Table Notations: 1 AADT = Annual Average Daily Traffic Similar to a school grading system, Level Of Service (LOS) is a 2 LOS is based on the FDOT Generalized LOS Tables, 2007 measure of traffic congestion. LOS A is the highest value and represents uncongested, unrestricted travel. LOS B through E Table 27: Interstate 95 LOS Year 2030 represents a degraded level of service and an increase in traffic congestion and movement restrictions. A Level Of Service F typically Loc. LOS “D” represents the point when the demand on a roadway segment Roadway Segment AADT1 LOS ID Capacity2 has exceeded capacity and significant delays occur. In Broward County, capacity of a roadway is generally measured at level of Interstate North of Sheridan 693 317,400 182,600 F service D and thus, the tables below include a measure of LOS D 95 Street capacity. The actual capacity of the roadway, however, is often greater than the LOS D capacity shown in the tables below. For Interstate North of Stirling 695 268,600 182,600 F 95 Road more information on this topic, consult FDOT’s 2002 Quality/Level of Service Handbook. Interstate North of Griffin 697 311,600 182,600 F 95 Road Interstate 95 Interstate North of Interstate 699 355,600 182,600 F Interstate 95 is a 10-lane state-owned and maintained limited access 95 595 facility that connects the South Florida region to the entire eastern Source: Broward County Transportation Planning Division “Broward County United States. In Florida, it is classified as a Strategic Intermodal Year 2030 Traffic Forecast,” September 2008. System (SIS) facility, which means it is part of a statewide network Table Notations: of high-priority transportation facilities, including the state’s largest 1 AADT = Annual Average Daily Traffic 2 LOS is based on the FDOT Generalized LOS Tables, 2007 and most significant commercial service airports, space port, deepwater seaports, freight rail terminals, passenger rail and intercity bus terminals, rail corridors, waterways and highways. Interstate 95 can be accessed in Dania Beach at State Road 84, Interstate 595, Griffin Road and Stirling Roads. This direct connection to Interstate 95 provides Dania Beach with an advantage over other areas involved in the importing and exporting of goods, as many links from Interstate 95 to the airport, seaport and inland waterways are directed through the City. Map 21: Boward County Intermodal Center and People Mover Alternatives D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 37
    • REGIONAL CONTEXT Interstate 595 State Road 84 Griffin Road Chapter 4 Interstate 595 is a 6 to 8 lane state-owned and maintained limited State Road 84 is a state minor arterial and a Strategic Intermodal Griffin Road is the central route connecting the Westside to areas access facility. Like Interstate 95, it is also classified as a Florida System (SIS) connector roadway. It serves as a link between eastern both east and west. Griffin Road extends east from US-1 to US- Strategic Intermodal System (SIS) facility. Interstate 595 connects and western Broward County. State Road 84 is currently constructed 27 in far western Broward County. It is a six-lane facility classified the eastern- and western-most parts of Broward County and is as a 4 to 8 lane facility through Dania Beach. According to the as a state principal arterial, which reflects its greater capacity generally traveled by those commuting from the western suburbs Broward County Metropolitan Planning Organization’s 2008/2009– and role in the larger roadway network. According to the to the eastern central business districts. Interstate 595 also provides 2012/2013 Transportation Improvement Plan and 2030 Long Range Broward County Metropolitan Planning Organization’s 2008/2009– a direct link to Port Everglades and the Fort Lauderdale/Hollywood Transportation Plan, there are currently no improvements scheduled 2012/2013 Transportation Improvement Plan and 2030 Long Range International Airport and, therefore, is a heavily used trade and for the portion of State Road 84 in the City of Dania Beach. State Transportation Plan, there are currently no improvements scheduled distribution route. Interstate 595 intersects with Interstate 95 and Road 84 is an alternate route to Interstate 595 and has easy access for the portion of Griffin Road in the City of Dania Beach. Griffin Florida’s Turnpike on the eastern side, and Interstate 75 on the west, to SR 7/US 441, Interstate 95, Florida’s Turnpike, US 1 and connects Road presents a unique opportunity for Dania Beach because of its which connects to the west coast of Florida. Interstate 595 can be to Port Everglades. It is the primary route connecting Dania beach’s numerous intersections with other regional roadways, its proximity to accessed in Dania Beach at multiple points, including State Road famed Marina Mile employment center to areas outside the City. the Dania Beach Tri-Rail Station, and its direct access to Perimeter 84, State Road 7, Interstate 95, and US-1. Road, which is Fort Lauderdale/Hollywood International Airport’s Table 30: State Road 84 LOS Year 2007 primary service road. Table 28: Interstate 595 LOS Year 2007 Loc. LOS “D” Roadway Segment AADT1 LOS Table 32: Griffin Road LOS Year 2007 Loc. LOS “D” ID Capacity2 Roadway Segment AADT1 LOS ID Capacity2 State Road East of State Loc. LOS “D” 386 38,500 35,700 F Roadway Segment AADT1 LOS Interstate East of State 84 Road 7 ID Capacity2 418 188,500 144,300 F 595 Road 7 State Road East of Interstate East of State 390 57,500 63,800 D 284 Griffin Road 35,500 49,200 C Interstate East of Interstate 84 95 Road 7 420 114,000 144,300 D 595 95 Source: Broward Metropolitan Planning Organization “Year 2007 East of Interstate 286 Griffin Road 29,000 49,200 C Source: Broward Metropolitan Planning Organization “Year 2007 Traffic Traffic County Report,” April 2008. 95 County Report,” April 2008. Table Notations: Source: Broward Metropolitan Planning Organization “Year 2007 Traffic Table Notations: 1 AADT = Annual Average Daily Traffic County Report,” April 2008. 1 AADT = Annual Average Daily Traffic Table Notations: 2 LOS is based on the FDOT Generalized LOS Tables, 2007 2 LOS is based on the FDOT Generalized LOS Tables, 2007 1 AADT = Annual Average Daily Traffic 2 LOS is based on the FDOT Generalized LOS Tables, 2007 Table 31: State Road 84 LOS Year 2030 Table 29: Interstate 595 LOS Year 2030 Loc. LOS “D” Table 33: Griffin Road LOS Year 2030 Loc. LOS “D” Roadway Segment AADT1 LOS Roadway Segment AADT1 LOS ID Capacity2 ID Capacity2 Loc. LOS “D” Roadway Segment AADT1 LOS State Road East of State ID Capacity2 Interstate East of State 386 40,200 35,700 F 418 251,500 182,600 F 84 Road 7 595 Road 7 East of State State Road East of Interstate 284 Griffin Road 65,200 49,200 F Interstate East of Interstate 390 62,700 63,800 D Road 7 420 127,300 144,300 D 84 95 595 95 East of Interstate Source: Broward County Transportation Planning Division “Broward County 286 Griffin Road 47,400 49,200 D Source: Broward County Transportation Planning Division “Broward County 95 Year 2030 Traffic Forecast,” September 2008. Year 2030 Traffic Forecast,” September 2008. Table Notations: Source: Broward County Transportation Planning Division “Broward County Table Notations: 1 AADT = Annual Average Daily Traffic Year 2030 Traffic Forecast,” September 2008. 1 AADT = Annual Average Daily Traffic 2 LOS is based on the FDOT Generalized LOS Tables, 2007 Table Notations: 2 LOS is based on the FDOT Generalized LOS Tables, 2007 1 AADT = Annual Average Daily Traffic 2 LOS is based on the FDOT Generalized LOS Tables, 2007 D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 38
    • REGIONAL CONTEXT Stirling Road Table 35: Stirling Road LOS Year 2030 Table 36: Ravenswood Road LOS Year 2007 Chapter 4 Stirling Road forms the southern most edge of the Westside of Loc. LOS “D” Loc. LOS “D” Roadway Segment AADT1 Dania Beach. It is a six-lane facility in Dania Beach and is classified Roadway Segment AADT1 LOS ID Capacity2 LOS ID Capacity2 as a state minor arterial. Stirling Road runs east-west through Ravenswood North of Stirling Broward County, parallel to Griffin Road. It currently terminates at 625 12,900 14,600 D East of State Road Road 230 Stirling Road 47,500 49,200 D SW 160th Avenue in western Broward County; east of US-27. Stirling Road 7 Ravenswood North of Griffin Road does not connect with Florida’s Turnpike and is therefore 627 Road Road 13,200 14,600 D advantageous for Dania Beach due to its capacity to move traffic 232 Stirling Road East of Park Road 50,800 49,200 E and supplement other east-west routes in Dania Beach. The fact Ravenswood North of NW 36 East of Interstate 1053 4,300 10,000 C 234 Stirling Road 66,000 49,200 F Road Street that Stirling Road does not connect with Florida’s Turnpike may also 95 be a disadvantage by diverting the traffic to the roadways that do, Source: Broward Metropolitan Planning Organization “Year 2007 Traffic Source: Broward County Transportation Planning Division “Broward County County Report,” April 2008. such as Griffin Road. The City’s CRA Redevelopment Plan envisions Year 2030 Traffic Forecast,” September 2008. Table Notations: changes in the internal roadway system (Dania Beach Boulevard Table Notations: 1 AADT = Annual Average Daily Traffic and Bryan Road) that would enhance connectivity between 1 AADT = Annual Average Daily Traffic 2 LOS is based on the FDOT Generalized LOS Tables, 2007 Interstate 95 and the City Center, via Stirling Road. According to the 2 LOS is based on the FDOT Generalized LOS Tables, 2007 Broward County Metropolitan Planning Organization’s 2008/2009– Table 37: Ravenswood Road LOS Year 2030 2012/2013 Transportation Improvement Plan and 2030 Long Range Ravenswood Road Transportation Plan, there are currently no improvements scheduled Loc. LOS “D” Ravenswood Road, also known as Anglers Avenue, is scheduled Roadway Segment AADT1 LOS for the portion of Stirling Road in the City of Dania Beach. ID Capacity2 in the Broward County Metropolitan Planning Organization’s 2008/2009–2012/2013 Transportation Improvement Plan to be Ravenswood North of Stirling Table 34: Stirling Road LOS Year 2007 625 25,000 31,100 D expanded from 2 to 4 lanes between Griffin Road and Stirling Road Road Loc. LOS “D” Road. The agency responsible for the improvement is Broward Roadway Segment AADT1 LOS Ravenswood North of Griffin ID Capacity2 County’s Engineering Division, which has recently completed 627 20,200 31,100 C Road Road East of State a conceptual design for the roadway. Ravenswood Road is 230 Stirling Road 37,000 49,200 C Ravenswood North of NW 36 Road 7 a defining corridor of the Dania Beach Westside. All residents, 1053 5,400 10,000 D Road Street workers, and tourists who use Tri-Rail enter and exit Dania Beach 232 Stirling Road East of Park Road 38,000 49,200 C by way of Ravenswood Road. In addition, Bass Pro Shops and the Source: Broward County Transportation Planning Division “Broward County International Game Fish Association’s Museum and Hall of Fame, Year 2030 Traffic Forecast,” September 2008. East of Table Notations: N/A Stirling Road 48,500 49,200 D two major tourist destinations in Broward County, are accessed Ravenswood Rd. 1 AADT = Annual Average Daily Traffic from Ravenswood Road. As such, it is important that Ravenswood 2 LOS is based on the FDOT Generalized LOS Tables, 2007 East of Interstate be aesthetically appealing and well designed for the pedestrians 234 Stirling Road 36,000 49,200 C and bicyclists traveling to and from the transit station. As currently 95 designed by Broward County’s Engineering Division, however, Source: Broward Metropolitan Planning Organization “Year 2007 Traffic Ravenswood Road will lack enhanced pedestrian and transit County Report,” April 2008. Table Notations: amenities. Currently proposed is a 3-foot wide bicycle lane with 1 AADT = Annual Average Daily Traffic no separation from automobile traffic. Adjacent to the bicycle 2 LOS is based on the FDOT Generalized LOS Tables, 2007 lane, a 6-foot wide sidewalk is also proposed. No landscaping or vegetative buffers are included with the road way expansion. It is strongly recommended that Dania Beach actively coordinate with Broward County and other agencies to ensure the final design of Ravenswood Road meets the needs of Dania Beach. D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 39
    • REGIONAL CONTEXT Southwest 30th Avenue Chapter 4 Southwest 30th Avenue is currently a 2 to 4 lane collector roadway running north-south through the Westside of Dania Beach connecting Griffin Road on the south to State Road 84 on the north. According to the Broward County MPO’s 2030 Cost Feasible Long Range Transportation Plan, it is proposed to be expanded from two to four lanes from Griffin Road to SW 45th Street. Once this improvement is complete, SW 30th Avenue will be 4 lanes for its entire length. Table 38: Southwest 30th Avenue LOS Year 2007 Loc. LOS “D” Roadway Segment AADT1 LOS ID Capacity2 SW 30 North of Griffin 621 12,000 10,000 E Avenue Road SW 30 North of SW 42 1043 9,300 21,700 C Avenue Street Source: Broward Metropolitan Planning Organization “Year 2007 Traffic County Report,” April 2008. Table Notations: 1 AADT = Annual Average Daily Traffic 2 LOS is based on the FDOT Generalized LOS Tables, 2007 Table 39: Southwest 30th Avenue LOS Year 2030 Loc. LOS “D” Roadway Segment AADT1 LOS ID Capacity2 SW 30 North of Griffin 621 17,500 21,700 D Avenue Road SW 30 North of SW 42 1043 13,400 21,700 D Avenue Street Source: Broward County Transportation Planning Division “Broward County Year 2030 Traffic Forecast,” September 2008. Table Notations: 1 AADT = Annual Average Daily Traffic 2 LOS is based on the FDOT Generalized LOS Tables, 2007 D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 40
    • REGIONAL CONTEXT Airport/Seaport Chapter 4 Millions of passengers travel through the Fort Lauderdale metro area using the two major transportation hubs – Port Everglades and the Fort Lauderdale/Hollywood International Airport. Proximity to both the airport and the seaport is important to local tourist related businesses, businesses that manufacture and export goods to other regions in the U.S. and abroad, and/or import materials and goods from other areas. They are also major employment centers providing numerous jobs with varying skill and pay levels. Fort Lauderdale/ Hollywood International Airport (FLL) The proximity of the Fort Lauderdale/Hollywood International Airport provides Dania Beach an advantage over other cities. According to the Broward County’s airport website, it is the largest employer in Broward County with approximately 16,000 employees and an additional 28,000 jobs through ancillary services. It generates tremendous economic activity in the region from which Dania Beach benefits, and it spurs a local demand for airport-related goods and services. Convenient access to an international airport is also important for recruiting and retaining industries that rely on domestic and international travel to conduct business including hotels, tourist destinations, corporate headquarters and national and international businesses. Port Everglades Not only is Port Everglades considered one of the worlds busiest premier cruise ports, according to the official Port Everglades Department website, “the total value of economic activity at Port Everglades surpasses $18 billion. And, approximately 200,000 Florida jobs are impacted by the Port...”. Port Everglades, like the airport, is a major generator of economic activity, and it spurs a local demand for seaport-related goods and services. It offers an incredible incentive for manufacturers and processors through a Foreign Trade Zone which among other benefits provides relief from inverted tariffs, duty exemption on re- exports, duty elimination of waste and scrap, duty deferral and weekly entry savings. Essentially a Foreign Trade Zone is considered to be outside the Customs territory of the United States, and the goods are not considered as “imported” until they leave the zone. In addition to being South Florida’s primary bulk cargo depot, Port Everglades, is a popular embarkation point for many pleasure cruise companies including Carnival, Royal Caribbean, Princess, Map 22: Airport/Seaport location map and Holland America. More than 5,300 ships a year call from this port. D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 41
    • REGIONAL CONTEXT Inland Waterways Chapter 4 Map 23: Waterways in the study area Extending from the Atlantic Ocean, the Dania Cut-off Canal traverses the entire east-west length of the Westside. As noted in the Dania Beach Community Redevelopment Agency’s (CRA) 2009 Redevelopment Plan, “the Dania Cut-off Canal serves as the City’s front door for the boating industry, opening up to the Intracoastal Waterway, Port Everglades and the Atlantic Ocean. The need for better access via this waterway presents an opportunity to rethink, and ultimately to re-engineer the landside infrastructure…to realize the potential for expansion of the marine industries farther west in the canal.” Although much of the CRA Redevelopment Plan’s focus is improving waterway access from the C-10 Canal/Bryan Road, or generally south of Griffin Road (within the western limits of the CRA), the expansion and improvement of marine related uses in the Westside of Dania Beach is also a tremendous opportunity. The Westside currently has approximately 54 acres of its land area currently occupied by marine-related businesses including large marinas located along Ravenswood Road/Anglers Avenue and State Road 84. In addition, Bass Pro Shops, one of the nation’s premier outdoor retailers, is located just west of Interstate 95, and a number of residential properties adjacent to the canal have constructed private slips for the parking and storage of watercraft. For those who do not have private access to the canal, there is a public boat launching facility located off of Southwest 30th Avenue. The strong presence of the marine industry is also plainly indicated by the parking of personal watercraft in yards and garages of homes throughout the Westside. One of the major initiatives of the CRA’s Plan is to demolish existing low bridges within the CRA and to construct bridges that allow for a 22 foot minimum vertical clearance for watercraft at the mean high water level of the Dania Cut-off Canal. This bridge raising is planned to be accomplished over a 10 to 15 year period by constructing new bridges at US-1, Old Griffin Road (at the realignment), Dania Beach Boulevard, and at the Florida East Coast Railroad crossing. Once all of these bridges are raised, larger vessels will be able to travel from the Atlantic Ocean through the Dania Cut-off Canal to downtown Dania Beach and to the water related industries located along the C-10 Canal. A major impediment, however, to the continued westward expansion of marine industries along the Dania Cut-Off Canal into the Westside is the low-lying bridge of Interstate 95. At the center of the canal, the Interstate 95 bridge has a maximum clearance of 11.5 feet at mean tide. Raising the bridge height of Interstate 95 is cost prohibitive due to the enormous financial, technical, and administrative resources required to raise an interstate highway bridge of its size and scale. As a result, the marine industries west of Interstate 95 will continue to focus on small recreational boats or boats that can be trailered to their final destination. D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 42
    • REGIONAL CONTEXT Planned Activities in Davie Chapter 4 State Road 7 Master Plan - Davie, Hollywood and the Seminole Nation The State Road 7 master plan was created for the Town of Davie, the City of Hollywood and the Seminole Nation in 2004 and envisions a number of changes along State Road 7 that, when implemented, will affect the Westside of Dania Beach. It is anticipated that most of these impacts will be positive. Redevelopment plans for the areas adjacent to the intersections of Griffin and Stirling Roads and Orange Drive, the North End Industrial area at Oakes Road, the C-11 Canal/Griffin Road Marina Neighborhood, the Seminole Nation Neighborhood, and the changes proposed along State Road 7 itself, once established, all present opportunities for the Westside of Dania Beach. The existence of these external plans provide a chance to develop a Westside master plan that is consistent and complementary with the “bigger picture,” and to take advantage of the housing, transportation, open space and business attraction opportunities that offered by these other plans. Regional Activity Center Davie Master Plan In 1998 the Town of Davie established a Regional Activity Center (RAC) land use designation on approximately 2,200 acres that is roughly bound by Interstate 595 on the north, Florida’s Turnpike on the east, Griffin Road on the south and University Drive on the west. The RAC is premised upon the potential for the South Florida Education Center (SFEC) to grow. The SFEC is a collection of educational institutions located west of Davie Road. These institutions are in proximity to one another, and sometimes share campus space. The anticipated growth of the SFEC tied with transit improvements is expected to create a demand for redevelopment, which will lead to economic growth in the area. In 2006, the Town adopted a master plan that envisions an urban-scale Transit Oriented Development (TOD), which will have significant regional impacts. One significant recommendation of this plan is to connect Oakes Road. The Oakes Road alignment extends from Davie Road on the west to State Road 7 on the east, but the connection is severed at Florida’s Turnpike. The plan recommends completing the connection at the Turnpike, which would provide a direct transportation connection Map 24: Planned activities in Town of Davie. for the SFEC to points east. Redevelopment in the Westside that supports residential, educational and research facilities could be complementary to the SFEC, as well the potential Oakes Road connection restates the importance for the Westside of Dania Beach to focus on State Road 7 in terms of transit connections. D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 43
    • REGIONAL CONTEXT Hollywood City-Wide Master Plan The southernmost part of Hollywood’s Subarea 7 forms the southern Chapter 4 The Hollywood City-Wide Master Plan is an extensive document that boundary with Subarea 1 of Dania Beach Westside. The boundary identifies and analyzes the city in eight different subareas. As shown shared by the two cities along Stirling Road is very irregular, making in Map 25, the subareas that border Dania Beach Westside are it the most critical part of the Westside in need of intergovernmental Subarea 1-US 441/SR 7 Corridor and Subarea 7-North Hollywood. coordination with the City of Hollywood. Hollywood’s City-Wide Master Plan recommends revising Hollywood’s zoning to upgrade Subarea 1 is that portion of State Road 7 in Hollywood. A appropriate commercial developments and accommodate mixed- recommendation for a part of Subarea 7, abutting Westside, is some use developments when appropriate. Other recommendations for form of highway commercial development. Specifically, this type of the area include addressing signage, and design standards. development is classified in the City-Wide Master Plan as Moderate Hybrid Commercial. Along this section of the corridor, however, only the parcels on the east side of State Road 7 fall within the City of Hollywood and, for the most part, these parcels lack the adequate depth required for any meaningful redevelopment. This presents an opportunity for the two cities to work together to encourage positive redevelopment along the State Road 7 corridor. The two cities should collaborate to remove any development impediments created by two sets of land development and permitting process regulations. Hollywood’s Subarea 7-North Hollywood forms the southern boundary of the Westside, but also splits Westside’s Subarea 1, western Griffin Road, in a north-south direction. A portion of Subarea 7, north of the Dania Cut-off Canal, is known as The Port 95 Commerce Park and is a recently constructed industrial and office development. This development has distinct locational advantages due to its connection to the airport, seaport and other parts of Broward County. The Hollywood City-Wide Master Plan calls for continued support for this revenue generating engine through economic development incentives. The Westside could benefit by mirroring this development pattern within its own boundaries. Creation of proper roadway connections to major roadways such as Ravenswood Road or Griffin Road would be crucial to meet the same success that Port 95 Commerce Park enjoys. The middle portion of Hollywood’s Subarea 7 is a residential area that divides Westside’s Subarea 1. The residential areas of Subarea 7 are known as the Oakridge/Hollywood and Oaks/Mapleridge neighborhoods. The area located under the Florida Power and Light transmission lines has a Parks land use designation on the Hollywood’s future land use map. This part of Hollywood, along with the bordering Westside of Dania Beach, has limited neighborhood commercial access. The City of Dania Beach and the City of Hollywood have an opportunity to work together on improving this area, including providing parks and recreation space for these neighborhoods and an interconnected street network, as well as implementing design standards to integrate all the residential Source: City of Hollywood (http://www.hollywoodfl.org/) subdivisions between Stirling Road and Griffin Road. Map 25: Hollywood City-wide Master Plan, subarea boundaries D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 44
    • REGIONAL CONTEXT Dania Beach Community Redevelopment Agency Chapter 4 Map 26: Dania Beach CRA Concept Plan The Dania Beach Community Redevelopment Agency (CRA) adopted its updated Redevelopment Plan in February 2009. This plan lays the foundation for several redevelopment opportunities within the CRA area. It uses the proximity of major roadways, railways, the airport and the seaport to create a downtown that will act as a gateway to Dania Beach. The plan is a “green” plan that incorporates the guiding principles of “smart growth”. It places special emphasis on economic development and encourages the marine industry to locate in Dania Beach by recommending the removal of physical barriers to the marine industry. If marine industries were to locate businesses in Dania Beach, not only would it increase the tax base of the area, but it would also encourage other dependant industries to locate proximately, thereby creating jobs, providing job training, and encouraging reinvestment in the community. The CRA is currently seeking a Regional Activity Center land use designation for the CRA area. Westside Dania Beach could benefit from future redevelopment activity in the CRA, east of Interstate 95. Although east Dania Beach is better suited for the location of larger marine facilities, as the low bridge clearance of Interstate 95 presents a challenge for similar facilities to locate in Dania Beach Westside, the Westside can still benefit from its water access along the Dania Cut-Off Canal by opening itself to the smaller boat businesses, which cater to and create a niche market of their own. Additionally, coordinating the Westside Master Plan with the CRA Redevelopment Plan creates an opportunity for the City of Dania Beach to plan seamlessly for its growth and economic development. There are several elements of the CRA plan that can be implemented in the Westside, which will be beneficial for the area. These include incorporating the Model Green program, inviting marine industries and related businesses to locate in Dania Beach, implementing the principles of Smart Growth through zoning regulations, and encouraging transit oriented development. Source: City of Dania Beach Community Redevelopment Agency Redevelopment Plan D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 45
    • REGIONAL CONTEXT International Groups Map 27: IGFA and DCOTA location map Chapter 4 Design Center of the Americas (DCOTA) The Design Center of the Americas (DCOTA) is a large to-the-trade design campus that offers design products for the home, office and yacht. Although DCOTA is not located within the Westside boundary, it is located within the City of Dania Beach at the critical corner of Interstate 95 and Griffin Road. This large design campus benefits from its prime location proximate to the Fort Lauderdale/ Hollywood International Airport and hotels. Facilities available on campus are a hotel, restaurants and over 700,000 square feet of space to showcase design products such as furniture, fabrics, flooring, lighting, kitchen, bath, art, antiques, accessories, appliances, window treatments, decorative hardware, paint, and surfacing products. Events held at the campus range from exhibitions, conferences, seminars, classes for continuing education credits, sample sales, and leasing space for private events. The DCOTA is a regional attractor of both residents and tourists alike, making it an important contributor to the economy of the City. International Game Fish Association (IGFA) The International Game Fish Association (IGFA) and the IGFA Fishing Hall of Fame and Museum, located on Gulf Stream Way in the eastern portion of the Westside, is a nonprofit organization that promotes both the conservation of game fish and responsible angling practices. Additionally, IGFA maintains and publishes fishing world records. The IGFA Fishing Hall of Fame and Museum provide the world’s most comprehensive compilation of sportfishing information and provide exhibits, educational classes, fishing demonstrations, interactive displays and virtual reality fishing. The facility also has banquet and meeting facilities for public and private events. The IGFA, like the DCOTA, is a regional attractor and, therefore, important to the local economy. Encouraging supporting businesses for these two entities increases the opportunity to create a “design district” or an “outdoor hub” of regional or international nature in the Westside. Additionally, the City can focus its efforts on inviting other similar entities to establish their headquarters in the area. D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 46
    • REGIONAL CONTEXT Chapter 4 Map 29: Map showing adjoining jurisdiction boundaries Map 28: Map showing proposed plans in the region D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 47
    • REGIONAL CONTEXT Locational Constraints Map 30: Map showing Runway Protection Zone for Alternative B1b Chapter 4 The FAA has established the 65+ DNL noise contours as incompatible for residential uses and As discussed there are several factors that benefit potential certain noise-sensitive public facilities including redevelopment efforts in Westside. Just as there are two sides to churches, libraries, performing arts centers, every coin, there are also some locational disadvantages that the nursing homes, and schools. A City can establish Westside may potentially be restricted by. Their description and that residential uses are non-compatible for areas any solutions are discussed in the following pages. within and lower than the 65 DNL noise contour through zoning and other policy decisions. Airport Airports affect the surrounding areas in many ways. The land outside the airport’s boundaries that is most affected by airport regulations is the Runway Protection Zone (RPZ). According to Federal Aviation Administration’s (FAA) definitions, the RPZ is an area starting 200 feet from the end of the runway and extending outward from the runway in a trapezoidal shape. The purpose of the RPZ is to protect the people and property on the ground. According to the FAA, the RPZ could either be cleared of all aboveground objects or, where this is not practical, cleared of all incompatible activities including Map 31: Map showing hieght zones but not limited to those that lead to an assembly of people. For the for existing runways south runway expansion RPZ, FAA and the County have indicated that they intend to purchase and demolish the Wyndam Hotel located at Griffin Road and I-95, removing significant tax revenue from the City. Other than the RPZ, there are also height limitations extending outward and upward from an airport. The height zones which affect land use for the City of Dania Beach include the Approach is exposed to over a 24-hour period. Nighttime sound levels, Zone, and the Transitional Zone. As defined in the FAA Advisory from 10:00 p.m. through 7:00 a.m., are artificially increased Circular AC 150/5190-4 “A Model Zoning Ordinance to Limit the with the addition of 10 decibels (dB) to account for increased Height of Objects around Airports”, the Approach Zone, varying annoyance due to noise during the night hours. Noise contours by type of runway, slopes outward and upward from the airport. typically range from 75 to 65 with each contour decreasing Currently, the north runway Approach Zone slopes 50 feet outward in increments of 5 DNL. Since the DNL is an average and for each foot upward. The south runway slopes 34 feet outward does not represent the sound level for a specific noise event, for each foot upward. The other pertinent zone, the Transitional noise occurring during the 24 hour time period will be greater Zone, slopes 7 feet outward for each foot upward extending than the specified noise contour. For example, a DNL noise perpendicular to the runway and Approach Zones and connects contour of 65 will receive sounds greater than 65dB. Sound the Approach Zones. In addition to the two height zones, anyone measurements were taken to measure the current sound levels constructing or altering a structure exceeding a plain extending of aircraft noise surrounding the Fort Lauderdale/Hollywood from an airport 100 feet outward for each foot upward up to 20,000 Airport. The measurements relevant to the study site included feet from the airport must notify the FAA according to Federal those to the west which ranged from 54 to 79 dB. As a point of Aviation Regulation Part 77 – § 77.13. reference, according to the Federal Interagency Committee on Aviation Noise, sound at 80 dB can best be described as a Land uses are also affected by aircraft noise. Noise contours garbage disposal at 3 feet or shouting at 3 feet. Sound at the represent the average annual noise levels summarized by lines 50dB level can best be described by a dishwasher in the next connecting points of equal noise exposure. Noise contours are room. Every 10 dB increase is a doubling of the loudness. classified according to Day-Night Average Sound Level (DNL). The DNL, expressed in decibels, is the average noise level a community D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 48
    • REGIONAL CONTEXT Map 32: Map showing noise contours in the Chapter 4 study area for Alternative B1b in the year 2020 Map 33: Map showing noise contours in the study area for baseline scenario in the year 2020 Map 34: Map showing noise contours in the study area for Alternative C1 in the year 2020 D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 49
    • REGIONAL CONTEXT Chapter 4 Map 36: Map showing additional noise impact in Westside due to Alternative C1 in the year 2020 Map 35: Map showing additional noise impact in Westside due to Alternative B1b in the year 2020 D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 50
    • REGIONAL CONTEXT Noise Mitigation (or some increment thereof, regardless Chapter 4 of final sales value that is negotiated Broward County presented seven mitigation principles to the with a buyer), and retain an easement. Federal Aviation Administration (FAA) for consideration as part of The underlying residential use in both the EIS process. The FAA determined that five of the seven principles of these programs remains the same. are appropriate to address the incompatible land uses within the The residential property is considered 2020 65 DNL noise contour of the FAA’s Preferred Alternative (B1b). incompatible within the 65 DNL noise It is up to Broward County to decide which of the five eligible contours until the unit is sound insulated. principles will be implemented. The first principle found to be An estimated 571 single-family units and appropriate is the establishment of a long-term/ultimate contour 390 multi-family units located within for which mitigation eligible areas will be determined. A second the 2020 65 DNL noise contour of the principle establishes that neighborhoods bisected by contours FAA’s Preferred Alternative (B1b) could will be considered whole and will follow natural boundaries and potentially be eligible for participation neighborhood tracks for mitigation funding purposes. The FAA in a voluntary purchase assurance/sale has found that only a portion of another principle is appropriate. guarantee program. The portion found to be appropriate establishes a sound insulation program for eligible single and multi-family units within the 2020 65 Measures for approved mitigation are DNL contour of FAA’s Preferred Alternative (B1b). eligible for federal funding. Distribution of funds is prioritized according to A fourth principle establishes the relocation of residents and FAA Order 5100.39A, Airports Capital acquisition of mobile home parks in the 65+ DNL noise contour. Improvement Plan (ACIP). Grant The acquired property would then be converted to a compatible funds are distributed under the Airport use. Mobile home residents will receive relocation assistance to Improvement Program (AIP). AIP funds either County developed affordable housing or other locations are distributed with attention given in accordance with the Uniform Relocation Assistance and Real first to higher priority projects based Property Acquisition Policies Act of 1970. Recorded restrictive on a three- to five-year period. Noise covenants will control the future use of the acquired property. mitigation programs are separated into Sound mitigation insulation measures have been found to be not prioritized phases based on a numerical feasible or cost-effective for mobile homes. FAA’s Part 150 states rating system found in FAA Order that mobile home owners are not individually included in an 5100.39A, Appendix 6, NPIAS-ACIP acquisition program unless they own the land on which the mobile Standard Descriptions-ACIP Codes and home is located. For mobile homes located on leased land, they National Priority Ratings. Funding will first will only receive relocation assistance. Mobile homes located on become available within the highest land owned by the mobile home owner are eligible for a voluntary DNL noise contour band. noise-based acquisition program. An estimated 90 mobile home units within the 2020 65 DNL noise contour of the FAA’s Preferred At the time of this writing, the City of Alternative (B1b) could potentially be eligible for participation in a Dania Beach Commission is holding Map 37: Map showing properties eligible for the noise mitigation funding for Alternative B1b voluntary acquisition program. public meetings with the residents that are affected by the proposed B1b expansion. These meetings are to explain the Another principle found to be appropriate is a purchase assurance/ available options to residents, to solicit their preferences and sales guarantee, implemented by the Airport Sponsor. This principle concerns, and transmit those concerns to Broward County in an would apply to those homeowners who decline soundproofing. effort to change and/or approve any noise mitigation that occurs. Their property would be acquired at fair market value and the future At this time, there are still several unanswered concerns about use of the property would be controlled by recorded restrictive the exact implementation and implications of the FAA approved covenants. In the purchase assurance program, the airport would noise mitigation principles, including the economic effect to both purchase the property as a last resort buyer, sound-insulate the residents and the city. Depending upon the timing of when the structure, sell the property, and retain an easement. In the sales sound proofing is completed and the number of people who opt assistance program, the airport would sound-insulate the structure, for the various mitigation strategies, it may be a hindrance to parcel guarantee that the property owner will receive the appraised value aggregation efforts for any development pattern other than the existing residential uses. D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 51
    • REGIONAL CONTEXT Lack of Interconnectivity Chapter 4 As previously discussed in Chapter 2 – Existing Conditions, the Westside has several dead end streets and lacks interconnectivity not only within its neighborhoods, but also to major thoroughfares and to non-residential parcels. Within the Westside neighborhoods, there are very few aligned north-south routes that allow neighborhood or local traffic to travel internally and ultimately access major east-west thoroughfares (i.e. Griffin Road, Stirling Road). The lack of aligned north-south neighborhood streets burdens the major thoroughfares with local traffic, as it forces local traffic to utilize major thoroughfares to make any connections, either within the neighborhoods or along a major thoroughfare. The same issue applies to reaching destinations outside of the neighborhoods, as the neighborhood roadway network does not connect to non- residential parcels and requires accessing major thoroughfares for both short and long trips. Not only do these issues lead to increased traffic on arterials, but also to increased curb cuts, leading to unsafe driving conditions and lack of pedestrian activity. Powerlines Throughout the Westside, distribution lines are prominent, detracting Main transmission lines in the Westside from the aesthetics of the area. Additionally, there are transmission lines that, due to their north south alignment, literally bifurcate Subarea 1 into two areas. The east-west alignment of these transmission lines creates a psychological perception of physical separation. The City of Hollywood has taken advantage of this utility easement by designating the land under the transmission lines as “Parks and Recreation” on its Future Land Use Map. The Map 38: Map showing location of main transmission lines in the Westside City of Dania Beach has the opportunity to do the same, noting that a large part of that land is currently being used as a partial golf course and a plant nursery. Lot Sizes As previously discussed in Chapter 2 – Existing Conditions, parcel depth along commercial corridors is inadequate for meaningful commercial development. At the time some of the existing commercial establishments were constructed, they were still under the County’s regulations. Over time, and with the continued widening of corridor roadways, these parcels have become substandard in terms of width and depth. Overall, along both the Stirling and Griffin Road corridors, the parcels are under utilized, existing structures are deteriorated and the lot layouts are outdated. Increased lot depths will help to overcome most, if not all, of these impediments and allow more meaningful redevelopment on the corridors. Griffin Road parking and driveway access problems D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 52
    • REGIONAL CONTEXT Infrastructure Chapter 4 At the time of this report, Broward County was working on several infrastructure projects in the Westside. The majority of these are water and sewer projects, including providing sewer connections to areas that are currently on septic systems. These improvements are made only to meet the existing demand. Bridge Height Access by large marine vessels is restricted by low bridge heights throughout the Westside. The Dania Beach Community Redevelopment Agency’s (CRA) Community Redevelopment Plan calls for raising bridges to increase marine vessel access. For the Westside, this is not feasible because the major impediment is the Interstate 95 bridge over the Dania Cut-off Canal. Increasing the height of this bridge, which is approximately 14 feet, is cost prohibitive due to the enormous financial, technical, and administrative resources required. Nevertheless, marine activities related to smaller Marine facility for smaller boats boats are still possible and should be considered. Bridge clearance is a limiting factor for larger boats D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 53
    • PUBLIC INPUT PROCESS PUBLIC INPUT PROCESS The attendees were divided into 4 or 5 groups of people and were • Quality restaurants Chapter 5 asked to list their vision for Westside Dania Beach 20 years from now. • Boating community Next they were asked to list their recommendation for the area if the • Multi-modal/environmentally friendly transit As is critical to any planning process, several public meetings were proposed Fort Lauderdale-Hollywood International Airport runway • Better schools held over a course of six months to solicit public input for the future expansion (south runway) were to occur. Each member presented • Provide public facilities such as post offices, family parks, of Westside. The process is described in detail in this Chapter. his or her vision to the group. Each group then picked its top visions and good public schools as a group and presented them to all attendees of the meeting. • Provide senior related services such as senior centers, and Visioning affordable housing choices The meetings were attended by residents, business owners and Three public meetings were held in various parts of the City to City staff. Vice Mayor McEleya, Commissioner Albert Jones, and If the airport were to expand, the vision for the Westside’s solicit ideas and visions for the future of Westside Dania Beach. The Commissioner Walter Duke were in attendance as well only to future still remained the same except some alternate land use meetings were announced by way of mail notices, Dania Beach observe. recommendations. Most residents would like to see a better quality public television, the City website, the Dania Beach Press (a local of life and no airport expansion. However, this exercise specifically newspaper), and the general newspaper of circulation. The following are the vision ideas from the meetings: asked them to assume that the airport had expanded. This time the • Connection to the port and airport vision was that the areas affected by the airport expansion would The first meeting was held at C.W. Thomas Park on May 5th 2009, • Economic development efforts; create new mixed use be developed as: the second at Patrick J. Meli Park and Community Center on May developments, attract better quality businesses and 13th 2009, and the third at City Hall on June 2nd 2009. All meetings encourage businesses to establish their headquarters Commercial uses or uses that encourage economic growth such started at 6:00 pm and were scheduled to be one hour meetings. • Unified signage as: • Improve and provide additional transportation, more bus • Marinas/hangars All three meetings followed the same format to allow residents routes that are in sync with the airport and the trains • Tourism related businesses from all areas of the City the same opportunity to let their ideas • Provide more housing choices, including affordable be incorporated into the Plan. Each meeting commenced with a housing Furthermore, residents agree that with the airport expansion the PowerPoint presentation. The presentation provided an overview • More/better parks, including dog parks following should be encouraged: of the Plan’s objectives, the meetings’ goals, and a background on • Provide safe sidewalks • More jobs planning activities around the area that might affect the Westside, • Reduce crime • Multi-modal/environmentally friendly transit such as the SR 7 Davie/Hollywood/Seminole Nation Master Plan, • Maintain the integrity of residential neighborhoods • Marine industry potential conversion of the FEC rail line to a commuter rail, Broward • Pedestrian friendly development including bike paths • Demolish abandoned buildings in disrepair, and increase lot County MPO plans and the Dania Beach CRA plan. • Provide more landscaping and upkeep of the same sizes along Griffin Road D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 54
    • PUBLIC INPUT PROCESS Chamber Of Commerce Special Meeting and Executive • Marine and industrial uses west of airport including a airport noise should eventually be more airport compatible. One Chapter 5 Business Council Meeting Marine Merchandise Mart additional concern that was raised at the meeting was speeding • Aviation uses vehicles on Griffin Road. On July 21st 2009, the Chamber of Commerce held a special meeting • Office uses for the Westside Dania Beach Master Plan business community • Greater demand for restaurant and consumer goods vision. The meeting was held at the well known restaurant in the • Combine efforts with the City of Fort Lauderdale to Westside study area, Tropical Acres. It was attended by 15 people encourage business along Marina Mile Map 39: Map showing non-residential landuse pattern in and around the study area including Commissioner Duke. During the hour long session, the • Potential for tourism in Marina Mile attendees were asked to respond as a group to three questions, area as follows: The third question asked of participants, and 1. What, if any, are the important issues the City needs to address in resulting responses were: order to retain and expand businesses in the study area? 2. How will the airport expansion shape the future of businesses in What do you envision the future physical the study area? characteristics to be along the: 3. What do you envision the future physical characteristics to be along the following corridors: Griffin Road Corridor • Griffin Road • Wider business corridor • Stirling Road • Ravenswood Road • Make zoning consistent • Marina Mile/State Road 84 • The intersection of Ravenswood Road with The response from that exercise is summarized below. Griffin is the economic center of the area Remove barriers /constraints such as: • City’s overall image Stirling/Ravenswood Road Corridor • Political history and the reputation of not being friendly to • Expansion of design business industry • Lack of infrastructure, including transit • Expansion of “outdoor” • Attract more commercial development related retail • Increase depth of parcels along commercial corridors • Utilize the fact that Griffin Road is internationally known for • Encourage hotels Hard Rock Hotel and Casino and the Design Center Of The Americas. Marina Mile/State Road 84 Corridor • Marine industry/ancillary businesses • Encourage retail/office In the second exercise, participants were asked the following • More hotels question: • Improved and consistent signage How will the airport expansion shape the future of businesses in the • Beautification project study area? The Executive Business Council Meeting was The responses were: held in City Hall on July 28th 2009. The Council • Opportunity for Dania Beach to be a Gateway City, as long echoed the thoughts that were voiced in as adequate buffering from the airport is ensured all of the previous visioning sessions. Mainly, • Opportunity for hotel related development in Dania Beach that the residential areas affected by the including a Convention Center in Dania Beach • Less desirable for residential uses under flight path D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 55
    • PUBLIC INPUT PROCESS Plan Development groups presented their table’s discussion to all the other groups. Chapter 5 Staff was present to assist with questions. There were a total of three plan development meetings, the first of which was held on August 31st 2009, at International Game On September 29th the second of the three plan development Fish Association in the Westside Dania Beach. The purpose of workshops was held at City Hall from 6:00 pm to 8:00 pm. Fort five this meeting was to solicit citizen input on developing a concept citizens were in attendance in addition to Commissioner Walter plan. The meetings were noticed by emails from the City and the Duke. The meeting commenced with a brief project overview consultant, by notice in the August issue of Dania Press, the City’s followed by two facilitated group exercises. The purpose of these website, the City’s cable channel, a quarter page advertisement exercises was to determine the physical form of development in the Sun Sentinel newspaper and postcard meeting notice for all that citizens envisioned along the Griffin Road Corridor. This was three upcoming meetings by mail. achieved by asking the participants to vote on their preferred street section from an assortment of profiles that were presented. A total of 97 people attended in addition to eight members of City Preference for architecture style was also sought at the meeting. staff including the City manager Bob Baldwin and the Assistant City Manager Colin Donelly. Commissioners Albert Jones, Bob Anton, Based on all the input obtained throughout the planning process, and Walter Duke were present only for observation. The meeting a consensus plan was prepared for each expansion scenario. commenced with a brief presentation about the master plan, The consensus plans reflect the vision of the residents and other after which the citizens were asked to discuss, within their groups, stakeholders, as well as opportunities and constraints presented specific land uses for North Runway/No Expansion and South by the possible expansion of the Fort Lauderdale Hollywood Runway Expansion scenarios. After the discussion, they were asked International Airport. The plans are discussed in detail in the following to vote for the uses they deemed most appropriate for the future chapters. development of Westside. This was done in individual workbooks that were handed out at the beginning of the meeting. Each worksheet in the workbook had a “1 - No Change” option in addition to other use choices. At the end of each runway expansion exercise, the D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 56
    • MASTER PLAN MASTER PLAN North Runway Expansion (Alternative C1) Chapter 6 The Westside Master Plan is a smart growth-based master plan There are 3 runway expansion alternatives that involve expansion of that includes development options for different airport scenarios. It the north runway – C1, D1 and D2. For the purpose of the Westside goes beyond simply addressing various airport expansion options, Master Plan planning effort, Alternative C1 was analyzed because however, and provides recommendations that the City should it is the only alternative that does not involve expansion of the south pursue, regardless of the airport issue, that will enhance the Griffin runway in addition to the north runway. Road corridor and Westside neighborhoods while encouraging economic development, particularly in the area of Griffin Road The runway alternative C1 consists of the construction of a 7,721-foot and Ravenswood Road/Angler’s Avenue. at grade runway located 850 feet north of existing runway 9L/27R. There are no direct impacts associated with runway alternative C1 since all of the land area required for the new runway and the Direct and Indirect Impacts of Three Runway proposed redevelopment of the terminal area would occur on Alternatives airport property. Noise impacts for the existing condition do not affect any residential property, and there are no additional indirect There are both direct and indirect impacts associated with airport noise impacts for property within the Westside study area. No change expansions. By definition, direct impacts are those impacts that require the acquisition or taking of property for proposed airport South Runway Expansion (Alternative B1b) development. For the Fort Lauderdale/Hollywood International Airport expansion, this will occur, although not within the study The runway alternative B1b consists of the redevelopment and area. By definition, indirect impacts are aircraft noise impacts on extension of the existing Runway 9R/27L to an 8,000-foot long, 150- land within the 65+ DNL noise contours. Note, however, that actual foot wide elevated runway. Direct impacts associated with this noise impacts will occur outside of the 65+ DNL due to single event alternative include an expanded runway protection zone (RPZ), occurrences. Below is a description of the alternatives and their which may result in the acquisition of the Hilton (Wyndham) Fort impacts as stated in the Final Environmental Impact Assessment Lauderdale Airport Hotel and Dania Boat Sales, since portions of Study (FEIS). these establishments fall within the RPZ. No Change Alternative (FAA Alternative A) According to the FEIS, indirect impacts associated with the 2020 Alternative B1b affect approximately 1,051 housing units, with a No direct impacts are associated with the 2020 Alternative A, population of 2,472, falling within 65+ DNL contours. It is noted, because no changes will be made to the airfield. There will, however, that Alternative B1b does not provide for any operational however, be indirect impacts associated with the no action restrictions, which has the effect of maximizing adverse noise alternative due to anticipated increases in operations through the impact in the Westside area. There are no libraries, nursing homes, C1 - North runway alternative year 2020 and an increase in nighttime operations. It is anticipated churches, schools, or hospitals within the 65+ DNL. that the number of aircraft operations past 9:59 p.m. will increase approximately 15 percent. Therefore, since DNL noise contours are Runway Alternatives for Westside Dania Beach defined by the average sound level over a 24-hour period with noise occurring between 10:00 p.m. and 6:59 a.m. receiving an A comparative analysis of the geographic areas affected by the additional 10dB “penalty” due to the additional annoyance of No Change alternative and North Runway Expansion alternative is noise at night, the noise contours for the no action alternative are depicted in Map 36 (Regional Context). This shows that the areas larger in some cases compared to the other alternatives. of additional impact are not located in a residential area. The additional impact will not result in any change in development According the FEIS, indirect noise impacts will result in 696 housing patterns to under the additional 65+ DNL area within Dania Beach. units within the DNL noise contours of 65+. In addition, 693 units are Therefore, for the purpose of this master planning process, the within the 65-70 DNL noise contour. There are no libraries, nursing Westside Master Plan treats the north runway expansion and the homes, churches, schools, or hospitals within the 65+ DNL noise no change alternative as the same, since they generate the same contours. impacts. Conceptual plans and strategies to enhance the study area under either the north runway/no expansion and the south runway expansion are described in the following pages. B1b - FAA prefered alternative D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 57
    • MASTER PLAN Master Plan Chapter 6 The No Expansion/North Runway Expansion Consensus Plan The Westside Master Plan is a result of public and stakeholder input included a few other recommendations made by The Mellgren and application of sound planning principles. A total of six public Planning Group and reviewed by the participants. These included meetings, meetings with the Chamber of Commerce and the providing continuity of a mix of uses on Griffin and Stirling Roads, Executive Business Council were held to obtain input throughout and establishing commercial on the south side of Griffin Road, the planning process. The purpose of this planning initiative is to west of SW 40th Avenue, and wrapping that commercial around place Dania Beach in a proactive position to address any of the SW 45th Avenue. SW 45th Avenue is contiguous to land in the City airport expansion initiatives. In addition, this effort has resulted in a of Hollywood that fronts on S.R. 7. By designating this north south master plan and implementation priority plan. The master plan is strip of land commercial, it provides parcel depth adjacent to S.R. based on the consensus plans, includes sound planning principles, 7 to encourage substantial and meaningful development on that and identifies projects and programs that Dania Beach should corridor. undertake regardless of the airport issue, and the implementation Consensus profile for Griffin Road for North/No runway expansion priority plan provides the City with a recommended priority list for project implementation. No Expansion/North Runway Expansion Consensus Plan The No Expansion/North Runway Expansion Consensus Plan resulted from extensive public input. Because this alternative would have no additional impact on existing land uses, The Mellgren Planning Group felt that many of the land uses were appropriate. Stakeholders were asked, however, to comment and provide input in two key areas and, in addition, The Mellgren Planning Group made several recommendations based upon sound planning principles. Participants in the public input process were asked for input regarding uses north of Griffin Road and west of SW 37th Avenue to the western edge of the study area. Existing uses in that specific area are residential on the east side and marine related uses on the west. There are some commercial uses along the south edge on Griffin Road, and the Wheelabrator plant is to the north. Stakeholders were given the option of no change, marine uses, commerce uses, or some combination thereof. The majority of participants stated that they would prefer to see commerce uses on the east side of that specific area and marine uses on the west side of the area. The second area for which input was sought was the Griffin Road corridor; both the north and south side. Again, participants were given the option of no change, commercial uses or mixed uses. The majority of workshop participants selected a mix of residential and commercial uses. Map 40: Consensus plan for north runway/no expansion D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 58
    • MASTER PLAN Chapter 6 South Runway Consensus Plan Significant public input was also a cornerstone in the development of the South Runway Consensus Plan. Because of the significant impact of the south runway alternative, residents selected future uses that are quite different from the No Expansion/North Runway Expansion Consensus Plan. For the area north of Griffin Road and west of SW 37th Avenue to the western edge of the study area, participants selected the same uses as for the No Expansion/North Runway Expansion Consensus Plan. These were commerce and marine related uses. The area west of Ravenswood Road/Anglers Avenue and north of Griffin Road was envisioned by participants to undergo a significant change. Instead of mixed use on the Griffin Road corridor, they envisioned commercial only; no residential because of the negative impact of aircraft noise. The uses that the majority of participants selected were marine, entertainment/conference, office and commercial. Stakeholders felt it important to capitalize on the existing marine uses on the east side of Ravenswood Road/Anglers Avenue. They also felt that the proximity to the airport provided an opportunity for conference space to serve business travelers, and entertainment space to serve both the local community and tourists. West of 30th Avenue, participants saw an opportunity to create an office park to attract businesses --- even corporate headquarters --- and create an environment that fosters economic growth. Participants next considered the uses that should be established in the area of the Ocean Waterway mobile home park and the area now called Melaleuca Gardens. As with all other options considered, no change was an alternative, along with airport related uses, marine uses and uses related to the DCOTA. The majority of participants selected DCOTA related uses for the Ocean Waterway site, in recognition of the fact that DCOTA is a regional asset. For Melaleuca Gardens, they selected marine related uses to capitalize upon the marine industry as an economic engine. Map 41: Consensus plan for south runway expansion Consensus profile for Griffin Road for south runway expansion (looking west) D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 59
    • MASTER PLAN are well established neighborhoods and are not in the 65 DNL noise Chapter 6 Final Master Plan contour. Second, we recommend allowing some port or aviation related use in the Melaleuca Gardens neighborhood if the south The master plan is based on the consensus plans but also reflects runway expansion occurs. From a planning perspective it would be some changes, based on the feedback we continued to receive wise to take advantage of the locational opportunity. Finally the through the public meetings and through application of sound third change is also made to the south runway expansion plan. We planning principles. First, the area near the three neighborhoods recommend that the uses along Griffin Road corridor and 30th Avenue proximate to the Wheelabrator is left as residential even though the be changed from strictly commercial uses as depicted in the south community consensus was for commerce in both the plans. These runway expansion plan to “Corridor uses”. This is recommended to allow for Griffin Road corridor redevelopment to commence without any delays due to the airport expansion or noise mitigation strategy finalization. Westside Adopted Future Land Uses Map 42: Proposed Westside Master Plan D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 60
    • MASTER PLAN The master plan recognizes the importance of maintaining Chapter 6 neighborhood integrity, while promoting economic development in the Westside. The recommendation for promoting the marine industry at the confluence of South Fork of the New River and Dania Cut-off Canal was not a result of any direct or indirect airport expansion. Rather, the participants recommended it as an economic development strategy and, from a planning perspective, it makes good planning sense given the already existing industrial land use designation on a portion of the area. In addition, is important to note that both consensus plans recommended a change of land use from residential to commerce in the Davis Isles and Aqua Isles community. The final master plan, however, left this established residential area as residential, with a recommendation to evaluate noise impacts if and when the south runway is expanded and fully operational. What is recommended at this time are some improvements to the existing and established neighborhoods and to the non-residential areas in order achieve the community vision. These are discussed in detail below. Gateway features The City of Dania Beach is engaging in several planning activities to improve the image of the City. An additional step that the City can take is to develop well designed and impressive way-finding and gateway features. Map 43 identifies the locations where the gateway features should be located. These features should be coordinated with landscaping and should reflect the citizens’ pride for Dania Beach. Some examples of gateway features are also shown here. Map 43: Proposed locations for entryway features Examples of gateway features Existing feature D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 61
    • MASTER PLAN Sustainability Chapter 6 Any development and redevelopment opportunity should always consider sustainable growth and development practices. The onus for sustainable growth is shared by both the private and the public sectors. The City can promote sustainable and green building and living strategies through education, financial incentives and by providing infrastructure. There are several funding sources identified in the “Recommendations” chapter of this plan that the City should consider to provide incentives for green building and community development. Some sustainable practices that can be implemented as the Westside redevelops are listed below. It should be kept in mind that sustainability encompasses not only green building practices but also social equity and economic sustainability. The City can include some of these strategies in its land development regulations to ensure that redevelopment adheres to these practices. The City can also take a leadership role to implement some of these strategies on an areawide basis. These strategies include: • Compact Development • Housing and Jobs Proximity • Diversity of Uses • Diversity of Housing Types • Reduced Automobile Dependence • Universal Accessibility • Walkable Streets • Bicycle Network • Transit Facilities • Use renewable energies and materials • Construction Waste Management • Comprehensive Waste Management • Wastewater Management • Water use reduction and recycle • Reduce urban heat island effect • Reduced Parking Footprint • Maintain bio-diversity Some examples of sustainable strategies • Economic sustainability • Certified Green Buildings • Climate change impact management D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 62
    • MASTER PLAN Pedestrian infrastructure Chapter 6 A good bike and pedestrian system attracts new residents and can increase property values. A walking experience will be enjoyable if the pedestrian environment is clean, attractive and safe. Some elements of a good pedestrian environment are listed below. • Protection from automobiles • Destinations within walking distance such as parks, neighborhood retail, transit stops/stations, offices, schools and community facilities • Interconnected streets with wide sidewalks • Street lighting at a pedestrian scale • Medians on wide streets to provide a refuge area for crossing pedestrians • Signage within a development should be coordinated in terms of scale, design, color, materials, and placement • Adequate lighting carefully designed such that landscaping does not impede visibility or create hiding places • Pedestrian links should be provided to adjacent development and to the regional trail system • Include low walls, wide steps, benches and other outdoor furniture because they are all opportunities for pedestrians to sit down especially in plazas, courtyards, and parks • Eliminate barriers such as grade changes, landscaping that blocks direct access unless required by design, uneven surfaces Sidewalks TMPG conducted a preliminary sidewalk inventory. Map 8 (Existing Conditions) shows the parts of Westside that currently have missing links or no sidewalks. Based on Smart Growth principles and the community’s desire, it is recommended that the City complete the sidewalk network within the area. As previously stated, several streets in the area are not connected. It is strongly recommended that at least a pedestrian connection be provided. This may need a detailed study to identify Some examples of sidewalks property acquisition for missing links, especially around public parks. Existing condtions showing lack of pedestrian infrastructure D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 63
    • MASTER PLAN Bikeways and Greenways Chapter 6 The Broward County Greenways Map shows a few trails through the City of Dania Beach. In Westside they are the “Central Trail” in the FPL right of way and the “New River Loop” along the Dania Cut- off Canal. It is recommended that in addition to these proposed greenways, the City consider establishing bike lanes in the locations shown on Map 44 to provide connectivity with the trail system to the east of I-95 and to provide a connection to the beach. Safety is of utmost concern when providing for such infrastructure and, therefore, it may be necessary to provide for some traffic signals on major thoroughfares to accommodate the bicycle traffic, even if the automobile traffic does not warrant a signalized intersection. Map 44: Recommended bikeways and greenways D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 64
    • MASTER PLAN Transit stops Chapter 6 According to the Broward County Metropolitan Planning Organization’s (MPO) 2030 cost feasible transit plan, and its draft 2035 cost feasible transit plan, it is anticipated that Griffin Road will have a rapid bus service that will connect with Davie and the airport. It is recommended that the appearance and functionality of the transit shelters be made more aesthetically pleasing and compatible with the improved streetscape. Some examples are shown here. The City should work on building public-private partnerships or actively seek funding to provide such shelters. Additionally, the City may consider negotiating with the MPO to eventually make one lane in each direction of Griffin Road a dedicated bus lane. In the short term, however, bus pull outs for transit stops should be established to maintain a consistent flow of traffic along the major corridors. Examples of transit stops Existing facility in Westside D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 65
    • MASTER PLAN Street lights Chapter 6 Adequate lighting is crucial for safety and security of any urban environment. While Westside has street lights, they are disproportionately tall, especially along the Griffin Road corridor. Griffin Road should be developed as transit corridor, thereby making Griffin Road multi-modal in nature. Providing street lights that are proportionate with the surrounding development it also creates an atmosphere that responds better to the pedestrian and bicycle movement that is anticipated in Westside. Some examples are shown here. Examples of street lights in proportion to surroundiing development. Source: The Mellgren Planning Group Disproportionately tall street lights D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 66
    • MASTER PLAN Plan Phases in the Marina Mile and IGFA and Outdoor World in the Tiger Tail area, Chapter such uses that wish to locate within the 65 and over noise contour 6 but need additional incentives for other properties to upgrade; line be made aware of the potential risk to owner. This Master Plan recognizes that although the airport expansion supporting infrastructure and branding opportunities could help. It activities will have a direct effect on the Westside, there are several is especially important for the City to pay close attention to this If the north or no runway expansion occurs, it is recommended steps that the City should take now regardless of the airport. aspect of Westside’s redevelopment, since the Dania Beach CRA that the neighborhoods in Subarea 1 north of Griffin Road and These steps will bolster the quality of life of the community for is on the cusp of major marine industry development. Although west of I-95 should remain residential, with improvements such both residents or business owners alike. Similarly, there are several marine industry opportunities in the Westside are limited due to low as sidewalks, street interconnectivity, conversion to sewer and recommendations that the City may consider evaluating at a bridge heights, the area can still benefit by targeting the smaller property maintenance. If the south runway expansion occurs, then later point in time, if all the short term redevelopment goals are boat related niche. a land use plan amendment should be processed for the area to achieved. allow the entertainment, office and retail type of uses shown on The third priority in the plan is given to the residential neighborhoods. the Consensus Plan. The facing graphic, Map 45, depicts the priority areas and the issues In light of the fact that the City has recently finished Citywide that need to be addressed in these areas. It should be noted that neighborhood appearance workshops and is currently updating its these priorities are neither tied to a certain time frame, nor should land development regulations, the Westside plan does not make it be inferred that the next priority activity cannot be initiated until specific recommendations to address those issues again. What the previous is completed. has become apparent during the workshops with stakeholders for Westside is a strong desire for a pedestrian and bicycle The Griffin Road corridor redevelopment along with the two nodes friendly environment, as well as community – its intersection with SR 7 and Anglers Avenue - are identified as serving facilities. The plan makes specific immediate priorities for the City of Dania Beach. Although the two recommendations to address these issues. Consensus Plans suggest different uses along this corridor based upon the runway expansion alternatives, it is of utmost importance The residential area that is north of Griffin that the City not wait for the airport decision and proceed with Road and west of the transmission lines may corridor planning. This is recommended for the following reasons: consider the issue of land use compatibility if and when the south runway is expanded. This Some businesses on the corridor are already suffering from the is given the last priority on the plan because declining economy. If the decline is allowed to continue, it may this consideration is airport dependent. While effectuate an appearance of blight due to closed or abandoned the community is not within the 65+ DNL, businesses and building. single aircraft events may create significant noise contamination. If, after a subsequent Griffin Road serves as a gateway into the City as well as a gateway land use analysis, this is found to be the into the residential neighborhoods to the north and south. Its case, it may be more logical to convert the appearance and economic sustainability is vital to the stability land use of this area to a more compatible of these neighborhoods. There are several studies and plans that commerce use, while addressing any have been recently finished or are underway to the east and west displacement issues that will arise. of the study area; the Dania Beach CRA plan and the SR 7 Corridor plan. The City should be an active participant as appropriate in The areas that are affected by the south these efforts in furtherance of the Griffin Road effort. runway expansion noise corridors are dependent on the discussion between the Second on the priority list are the industrial areas in the study area City and the FAA. It is not the intent of this – the Anglers Avenue corridor including the Tiger Tail Industrial plan to discourage any property upkeep Park, the proposed marine industry related development around and maintenance in this area at the present the confluence of the South Fork of New River and Dania Cut-off, time, but it should be noted that because and the Marina Mile area. All three of these areas have good and there is a potential that residences and any marginal pockets of development. The Tiger Tail and Marina Mile future schools, hospitals, nursing homes, areas are in a stage of redevelopment that can be categorized as libraries and similar facilities maybe rendered intermediate; in neither a poor nor optimal condition. They have incompatible in the near future, it is our large and well known anchors, such as established marine industries recommendation that any new facilities with Map 45: Plan implementation prioritization D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 67
    • MASTER PLAN Griffin Road Corridor compatible with pedestrian environments. Accordingly, uses that Chapter typically extended to other nonconforming uses, such as the ability 6 should be excluded are uses that generate high vehicle-pedestrian to make alterations to the dwelling. Incentives should be instituted For the reasons discussed previously, the Griffin Road corridor conflicts and are frequented by large truck traffic; those that in order to increase the viability of parcel aggregation by offering redevelopment is identified as a first priority project for the generate noise, vibration or odors or which utilize excessive lighting. the resident an appealing financial gain for selling, while minimizing Westside. For that section of Griffin Road that is east of I-95, no Additionally, the Griffin Road corridor can benefit from its location the cost that the developer incurs by purchasing land at a price recommendations are made at this time because adequate as a transit connector to the airport, SR 7 and I-95 and, therefore, that reflects improvements that will only be demolished. median landscaping exists and the linear park to the north provides include retail, consumer or service businesses, and offices. an adequate visual buffer between the airport and the residential It is recommended that the Griffin Road Corridor be at least area to the south. Certain use types require special design consideration. For 300 feet deep from the curb line. This depth will accommodate example, multiple-family dwellings require adequate privacy and additional sidewalk dedication, and in some instances, bus bays for The Griffin Road Corridor suffers from a lack of identity, lack of noise buffering from Griffin Road, without being walled-off or turning transit stops that may be required along Griffin Road. Additionally, adequate pedestrian infrastructure, speeding automobiles, and their backs to the roadway. Other examples are businesses that adequate rear buffers need to be provided to buffer the single potentially hazardous situations where residential driveways back generate high traffic volumes, such as restaurants and pharmacies family residences behind the frontage lots. It should be noted that right into to the six lane arterial. The following is a list of issues and with drive-thru service. It is recommended that the corridor a corridor designation of 300 feet in depth does not guarantee that broad recommendations to address these issues. regulations specifically address the components of lot, building all parcels within the 300 feet will be aggregated. The aggregation placement, access location, site circulation, and compatibility with is still dependent on the owners choice to sell and a developer’s Table 40: Griffin Road Corridor Issues and Solutions residential use. interest in aggregating. This designation is only meant to help the development process move quickly after the aggregation is Griffin Road Corridor The Griffin Road “corridor use” on the proposed use map is achieved. Issues Solutions intended to facilitate aggregation of frontage parcels with Under-utilized parcels Add flexibility to type of uses and residentially designated parcels to the rear. This is intended to facilitate redevelopment improve the functionality of frontage parcels to allow for substantial development. Parcel aggregation will take many years, and in Inappropriate uses Change underlying land use and some cases, may never occur if residents do not wish to sell or if encourage recommended uses there is insufficient interest on the part of developers. In the most Shallow lot depth Encourage parcel aggregation, unusual instances, an entire block of single-family homes would be facilitate the process by changing made nonconforming. For this reason, residential properties that underlying land use and zoning are made nonconforming should be afforded additional rights not Lack of identity Unified landscaping and signage, create regulations to achieve a desirable built form Speeding and high Create enclosure of street space accident occurence to slow traffic, reduce number of street intersections Dilapidated structures Seek funding for acquisition and demolition The Westside neighborhoods suffer from lack of neighborhood serving businesses. It is recommended, therefore, that the Griffin Road corridor encourages neighborhood serving businesses to locate in the area. Such businesses are, for example, restaurants, dry-cleaners, barber shops, coffee shops and newsstands. The first floor of all development should be built to allow such businesses to operate, while the upper floors could consist of a variety of office uses as well as medium-to-high density residential units preferably Map 46: Existing and Proposed Land Use Patterns along Griffin Road located on the south side of Griffin Road until such time as the outcome of airport expansion is known. These uses are considered D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 68
    • MASTER PLAN Form east west connector while providing for the local property Chapter 6 During the public workshops, the residents expressed a preference owners as well as the regional economy in a safe and for a more suburban development pattern for the corridor, where sustainable manner. the buildings are set back further from the street, compared to 2. The interface of the public realm with the private realm being brought closer to the street. Bringing the built form closer does not need to be a stringent “one size fit all” solution. to the street - usually a minimum height-to-width ratio of 1:6 -will For a corridor that encourages a mix of uses that are create a sense of enclosure, which results in a sense of safety and neighborhood serving, that are of regional significance, and Lack of spatial enclosure due to a large height to width ratio a more pedestrian oriented environment. provides housing choices, a set of regulations needs to be formulated to address the front yard treatment. A vertical Although the residents would like to see the buildings setback further mix of uses should be encouraged, but not required. A mix from the street, the City can still create that sense of enclosure by of uses is envisioned for the corridor, but not necessarily utilizing trees or other landscape features. Buffering the pedestrian mixed use on each individual parcel. from a six-lane road with a landscape buffer, planting shade trees 3. Form and use regulations on private land need to be in the median, and, providing a knee wall close to the sidewalk all realistic and address issues that the owner may face, while provide vertical elements that to divide a large open space into securing redevelopment that serves the community’s needs smaller more intimate spaces. Utilizing trees as a vertical element and vision while, at the same time, being economically to create a sense of space not only serves as an urban design feasible. element that binds and unifies the corridor, but also provides other benefits such as better air quality, storm water run-off reduction It is recommended that the profile of Griffin Road be revisited. As Spatial enclosure is achieved through landscaping and creating depicted on the Broward County Traffic ways Plan, Griffin Road is smaller more comprehensible spaces. A smaller height to width and cooler temperatures. shown as a 120-foot arterial. An alternate profile with a five foot ratio also contributes to a stronger sense of place. The long term vision for the Griffin Road corridor is a multi-modal additional sidewalk easement on both sides is shown here. This is environmentally friendly transit corridor. Certain minimum densities done to provide an adequate vehicle/pedestrian buffer, wider and intensities are associated with transit supportive development, sidewalks, and to allow the flexibility to dedicate one lane in each in addition to the form of the development. For example, for direction for transit buses at a future time. frequent bus service in a transit oriented development, the residential density is ideally between 10 to 15 dwelling units per acre and a non-residential intensity of over 50 employees per acre. Preferred FAR (floor area ratio) of 1.0 to 2.0 with structured parking is typically preferred for transit supportive developments. Orientation of buildings also plays a critical role in creating a transit friendly development. Griffin Road corridor with future transit showing dedicated bus lanes Keeping in mind the factors that lead to a successful transit oriented corridor, a suburban looking character that the stakeholders Proposed Griffin Road Right Of Way plan view desire, and the fact that parcel aggregation will play a critical role Sidewalk in the redevelopment of Griffin Road corridor, TMPG has certain Landscape buffer recommendations for the built form. These recommendations need Bike Lane to be refined and ultimately included in the district regulations. Travel Lanes, 11’ each These are as follows: 1. Consider the right-of-way configuration of the street itself. Landscaped median Make it multi-modal friendly and capable. Put in place design elements that help to reduce speed, and enhance Travel Lanes, 11’ each user safety and corridor appearance. There are examples of how the Federal Highway Administration encourages Bike Lane context sensitive design. Pursue with the MPO a design Landscape buffer Sidewalk that allows Griffin Road corridor to continue the function of 120’ Right Of Way with additional 5’ sidewalk easement on both sides D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 69
    • MASTER PLAN Chapter Parts of Griffin Road have turn lanes almost every 500 feet apart. 6 This can lead to unsafe driving conditions and a lack of median space for meaningful landscaping. Map 49 shows the frequency of accidents in the Westside area. Most of the accidents within the entire study area occur along Griffin Road. It is recommended that a traffic study be undertaken to reduce the number of left turn Median landscaping lanes. This will also provide greater median area for landscaping that will also serve to provide a sense of enclosure. Map 47: Map depicting typical charecteristics of Griffin Road in Westside - unaligned north-south streets intersections; inadequate landscaping in me- dian due to large number of turn lanes Map 49: Accident occurrence frequency Map 48: Map depicting a potential solution by restricting the number of full intersections and allowing only right-in, right-out access to smaller streets D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 70
    • MASTER PLAN Chapter 6 For parcels that are unable to be aggregated but desire to be Landscaping in the rear (as shown in developed with a non-residential use, the developer should example photo) be required to build closer to the street with minimal setback requirements. This will allow the parking to be placed in the rear of the property, providing a separation of commercial uses from the Additional parking in the rear or under single family residences in the back. The first floor of all buildings the building should be designed to accommodate an active use, and the minimum floor to ceiling height should be regulated. If the rear parcels are aggregated and the developer desires to Building location provide parking in the front, the building height should be a function of the number of rows of parking provided. For example, if one row No more than 1 double loaded park- of parking is provided in the front, the height of the building should ing in the front be increased by an additional story. No more than two rows of Pedestrian commectors front parking should be allowed. In the case of front parking, a knee wall with intermittent cut-outs for pedestrian access should Shared driveway be provided. The knee wall is required as an urban element that continues to define the pedestrian space regardless of building Griffin Road placement and its proximity to the street. Sample lot layout with rear and front parcel aggregation Parking in the rear Shared driveway Example of rear landscaping treat- ment to buffer from single family residences Building location Example of development with Griffin Road majority of parking in the rear of the property Sample lot layout with front parcel aggregation D A N I A B E A C H W E S T S I D E M A S T E R P L A N page 71
    • MASTER PLAN Chapter Another preference survey conducted with the residents indicated 6 a liking for a Key West style of architecture. It is recommended that design guidelines are prepared for the Griffin Road corridor. Certain key elements such as roof lines, porches, color palette, window and door details along with wall sign specifications should be considered. Griffin Road Corridor development examples Source: The Mellgren Planning Group Trees with substantial clearwood and high canopy to allow visibility for businesses from the corridor Knee wall/fence consistent with architectural Signage that is clearly legible and visible style Entry features with landscaping Bike