CITY OF HALLANDALE BEACH, FLORIDA

MEMORANDUM

 

 

DATE:             June 5, 2008

 

TO:                  D. Mike Good, City Manager

 

FROM:            Richard D. Cannone, Director of Development Services

 

SUBJECT:     Discussion of Pembroke Road Improvements (Zoning, Aesthetics, Lighting, Medians, Traffic Congestion)

Pembroke Road Zoning Analysis                                                                                            AR#053/05

______________________________________________________________________

 

PURPOSE

 

This memo outlines the following:

 

DISCUSSION

 

The goal of this joint meeting is to encourage camaraderie between the City of Hollywood and Hallandale Beach as we work together on a corridor plan to enhance the visual image of the Pembroke Road Corridor.

 

The Pembroke Road Corridor has seen increased traffic due to the congestion experienced on Hallandale Beach and Hollywood Boulevards.  For this reason,   physical improvements to the corridor should compliment each other to include: medians, sidewalks, attractive landscaping, lighting and decorative signage; which should also be consistent across City lines to create a sense of cohesiveness. 

In addition, it would be beneficial to both cities to have more compatible land uses and zoning restrictions along the corridor to improve the current conditions of the area.

 

The City of Hallandale Beach is committed to working together with the City of Hollywood to achieve this goal as we have done in past joint participation efforts such as the NW 8th Avenue / South 26th Avenue traffic light and previous median improvements.

 

 

 

 

 

 

 

 

 

LAND USE

 

For the purpose of this memo the analysis will include the area west of US-1 as the City of Hollywood land use designation is Regional Activity Center (RAC) for the area east of the FEC railroad.  The City of Hollywood’s RAC is designed to promote redevelopment of regionally significant areas. Areas designated RAC are done so to promote mixed-use development, reduce automobile traffic, encourage mass transit and give definition to the urban form. Hollywood chose to focus its RAC with the best mix of office, service, retail, entertainment, residential, open space, transportation uses, and community facilities indicative of an active, livable and thriving downtown.  It is our opinion that Hollywood’s RAC land use is compatible with our intention, as outlined in the draft Hallandale Beach City-Wide Master Plan prepared by EDAW to designate the neighborhoods east of the FEC railroad to US-1 south to County line with a RAC or LAC Future Land Use designation.

 

City of Hallandale Beach

 

All of the properties along the Pembroke Road corridor have a future land use designation of General Commercial with the exception of the Mardi Gras site, which has a designation of Commercial Recreation.  The General Commercial land use category provides for retail stores, entertainment, restaurants, professional offices, financial and related services that are oriented to the City as a whole.  The Commercial Recreation land use designation provides for commercial recreational attractions and facilities of an active and passive, indoor or outdoor nature which require extensive land area and are recognized as being supportive of a tourist-oriented economy.

 

City of Hollywood

 

As previously mentioned, the City of Hollywood has designated the area along Pembroke Road to just west of the FEC railroad as a RAC.  The purpose of the RAC is to facilitate multi-use and mixed use development, encourage mass transit, reduce the need for automobile travel, provide incentives fro quality development and give definition to the urban form. The area beyond the RAC, the area fronting Pembroke Road has a mix of Land Use designations that include General Business, Industrial, Low Residential and Community Facility.

 

ZONING

 

City of Hallandale Beach

 

With the exception of the Mardi-Gras Racetrack, the zoning district along Pembroke Road is primarily Business General (B-G) with the Pembroke Road Overlay District. 

 

City of Hollywood

 

Pembroke Road has 4 zoning districts which permit a variety of uses, from single family to more intense uses.  Those districts include Government Use (GU), Residential Single Family (RS-3), and Low Intensity Industrial and Manufacturing District (IM-1) and Medium Intensity Commercial District (C-3). 

 

Outlined below is a list enumerating the uses permitted in each of the respective zoning district for each City:

 

Zoning Use Comparison for Pembroke Road – West of FEC Railroad

 

City of Halladale Beach

(Pembroke Road Overlay District)

 

City of Hollywood

(IM-1, C-3 & RS-3)

 

 

Permitted Uses

 
  1. Retail and service establishments (minimum of 2,000 square feet of gross floor area)
  2. Service stations, including convenience stores with accessory gas sales, provided that the business is not located within 1,500 feet of an existing service station or convenience store with accessory gasoline sales.
  3. Automobile sales (new)
  4. Public parks and playgrounds.
  5. Public and private schools.
  6. Day care centers and nurseries.
  7. Public facilities and utilities.
  8. Parking lots.
  9. Churches, synagogues and other houses of worship,
  10. Office uses,
  11. Hotels and motels.

 

IM-1

  1. Commercial;
  2. Consignment Shop;
  3. Hotels and motels;
  4. Light Industrial and
  5. Manufacturing;
  6. Offices;
  7. Pawn Shop;
  8. Self-Storage Facility;
  9. Thrifty Shop;
  10. Warehouse.

 

C-3

  1. Apt. on the second floor and above.
  2. Assembly of pre-manufactured parts for sale on the premises
  3. Commercial uses. Except for Self-Storage Facilities
  4. Hotels & Motels.
  5. Offices.
  6. Personal Services.
  7. Places of worship, meeting halls and fraternal lodges.
  8. Psychic Help Uses
  9. Retail (indoor/outdoor)
  10. Thrift Shops
  11. Adult Educational Facilities

 

RS-3

 

  1. Single-family Residential

 

Conditional Uses

 
  1. Sporting goods store, provided that not more than 20 percent of the gross floor area of any such use may be devoted to the display, and sale of firearms.
  2. Laundromats,
  3. Nightclubs, dancehalls and discotheques,
  4. Retail on-premises dry cleaning operations,
  5. Clubs organized for ethnic, religious, social, educational, charitable or cultural purposes other than nightclubs, dance-halls, discotheques, lodges or fraternal organizations.
  6. Multifamily residential uses on sites of not less than one acre including residential and commercial uses having a density not exceeding 50 dwelling units per net acre
  7. Garden shops,
  8. Animal hospitals and veterinary clinics

 

IM-1

1.      Oil and/or gasoline storage tanks;

2.      Outdoor commercial amusement facilities;

3.      Service Station

C-3

1.      Day Care

2.      School

3.      Service Station

 

Prohibited Uses

 
  1. Automobile sales and display (used).
  2. Automobile repair and service.
  3. Boat sales and displays.

 

IM-1

1.      Residential;

2.      Institutional;

3.      Heavy industrial and manufacturing;

4.      Hazardous Industries;

5.      Motor freight terminals;

6.      Paint or varnish manufacture;

7.      Uses which produce effects upon contiguous property in the form of noise, odor, vibration, smoke, particulate matter, glare, heat, fire or explosive hazard;

C-3 & R-3

1.      Any use not listed as a Main Permitted Use or Special Exception.

 

 

 

 

 

 

 

 

 

 

 

MASTER PLANS

 

City of Hallandale Beach

 

The City of Hallandale Beach is in the process of finalizing a City-Wide Master Plan.  The area fronting Pembroke Road include two areas; Gateway North and Foster Road.  The implementing strategies for both of these areas are to include urban design elements that will focus on transit, streetscape and various other public realm improvements.  In addition, strengthening code enforcement activities are also recommended to further improve the neighborhood.  Furthermore, the draft also recommends that the area generally bound by Pembroke Road (north), Miami-Dade Line (south), US-1 (east) and FEC Railroad (west) be designated as an RAC or similar designation.

 

City of Hollywood

 

The City of Hollywood has a comprehensive Master Plan for the City and has two different neighborhoods that front Pembroke Road; Area 2 (Downtown/Lakes) and Area 3 (Liberia/City Hall/South Central).  Although this Plan includes a number of guiding policies for development it has also identified that “Pembroke Road, which shares frontage with Hallandale Beach, is a mix of residential and more intense commercial. Businesses are not well-maintained and portray an unappealing visual image for the corridor.”

 

ISSUES AND OPPORTUNITIES

 

The issues with respect to land use and zoning center around compatibility of uses west of the FEC Railroad as the City of Hollywood permits more intense uses.  However, the existing right of way width of Pembroke Road is 80 feet and is designated as a 94 foot collector on the Broward County Trafficways Plan; which provides for adequate distance and the opportunity to improve the public realm.

 

Additionally, our Code Compliance Division has recently met with the City of Hollywood’s Code Department to share ideas and begin to open lines of communication.  We believe that these types of cooperative measures are just the beginning in creating opportunities for each of the Cities. 

 

To aid in the discussion at the joint meeting, Staff will provide a color aerial of Pembroke Road with the zoning districts from each City as well as each of the City’s Future Land Use and Zoning Maps.

 

 

 

 

 

 

 

 

 

 

 

CONCLUSION

 

Through staff analysis of the information collected, there are a number of opportunities that would be beneficial to both cities.  Staff recommends that the two departments work together to develop a corridor plan that addresses a streetscape and public realm improvements as well as integrate transit-oriented elements and complimentary land use for the Pembroke Road Corridor. It is anticipated that a draft of the Corridor Plan could be completed within 90 days and would include community meetings as well as another joint City Commission meeting to present the findings.

 

Staff looks forward to discussing this memo with you.

 

 

 

 

 

 

Reviewed:

 

______________________________                                                          ____________

D. Mike Good, City Manager                                                                         Date

 

 

___ Approved                          ___ Denied                                   ___ Hold for Discussion

 

Comments: ____________________________________________________________

____________________________________________________________________________________________________________________________________________  

 

 

 

                                                           

cc:  Nydia Rafols, Deputy City Manager