boardname
PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY
Meeting Date: MARCH 24, 2021
title
COLLIER CITY BSO SUBSTATION PLAT
projectinfo
Request: Plat
P&Z# 20-14000011
Owner: City of Pompano Beach
Project Location: 2714 NW 4th Court & 441 NW 27th Avenue
Folio Number: 484233045300 & 484233045310
Land Use Designation: L (Low 1-5 DU/AC)
Zoning District: RS-3 (Single Family Residence 3)
Commission District: 5
Agent: Paola West (561-337-0878)
Project Planner: Maggie (954-786-7921 / Maggie.Barszewski@copbfl.com <mailto:Maggie.Barszewski@copbfl.com>)
otherinfo
Summary:
A plat is a map, drawn to scale, showing the divisions of a piece of land. It can delineate blocks, streets, alleys and easements. Further refinement often splits blocks into individual lots, usually for the purpose of selling the described lots, this has become known as subdivision. The statutory definition of subdivision according to Chapter 177.031(18), F.S. is “the division of land into three or more lots, parcels, tracts, tiers, blocks, sites, units, or any other division of land; and includes establishment of new streets and alleys, additions, and re-subdivisions.” Upon the filing of a plat, legal descriptions can then refer to block and lot-numbers rather than portions of sections. In order for plats to become legally valid, a local governing body must review and approve them.
In Broward County, such legal authority is bestowed upon the Broward County Commission as stipulated within Article 7 of the Broward County Administrative Rules Document. Section 7.2 - ‘Countywide Platting Authority’ states that “No plat of lands lying within Broward County, either in the incorporated or unincorporated areas, may be recorded in the Official Records prior to approval by the County Commission.” Section 7.4 provides for the input of each local government within Broward County, whereby a plat application must first be approved by the local jurisdiction before final approval with the County Commission. That section states that “local Jurisdictions shall require platting at least in those circumstances where the Broward County Land Use Plan requires platting.”
This is a City-initiated Plat request for the “Collier City BSO Substation Plat.” The property is located on the southwest corner of NW 4th Court & NW 27th Avenue, more specifically the addresses include 2714 NW 4th Court and 441 NW 27th Avenue. The agent, Paola West of Plan West, Inc., is representing the City of Pompano Beach, owner. The subject property has never been platted. The proposed Plat, totaling 0.33 acres of vacant land, will unify 3-separate unrecorded parcels into one “Parcel A”. The Plat restricts the property to 3,200 square feet of Police Substation Facility use. The City Engineer has determined that there is no right-of-way dedication necessary for this Plat. The subject property is zoned B-2 (Community Business) and RS-3 (Single Family Residential), and has a land use designation of C (Commercial) and L (Low Residential). The Applicant intends to construct a 1-story 3,100-square foot police substation (Essential Government Facility) and associated-site features. A site plan has not yet been submitted. The use will require a minor site plan approval. The Applicant received approval for a Special Exception (see attached Special Exception Order 19-17000008) on January 16, 2020 allowing for a Police Substation use on the subject property. The Special Exception was required for the RS-3 portion of the subject property.
Section 155.2410. PLAT:
A. Purpose
The purpose of this section is to provide a review procedure to conform to the Broward County Land Use Plan's requirement that local governments require compliance with the county's platting requirements and to ensure subdivisions of land within the city:
1. Provide for the orderly growth and development of the city;
2. Coordinate proposed streets with existing and planned streets in the city's street system, and with other public facilities;
3. Provide rights-of-way for streets and utility easements;
4. Avoid congestion and overcrowding of streets;
5. Ensure there is adequate access to development;
6. Ensure there are adequate utility facilities to serve development;
7. Ensure there is adequate open space and recreation facilities to serve development; and
8. Ensure there is proper recordation of land ownership or property owner association records, where applicable.
D. Plat Review Standards
An application for a Plat shall be approved only on a finding that the proposed subdivision or development on the lots proposed to be platted meets all of the following standards:
1. The development complies with the applicable standards in Part 7 (Lots) of Article 5: Development Standards;
2. The development complies with all other applicable standards in this Code;
3. The development complies with all requirements or conditions of any applicable development orders (e.g., Planned Development);
4. Any land within the platted lot(s) that is necessary to comply with the Broward County Trafficways Plan has been conveyed to public by deed or grant of easement;
5. The development complies with any applicable hazardous material licensing requirements in the Broward County Wellfield Protection Ordinance; and
6. All facilities for the distribution of electricity, telephone, cable television, and similar utilities, shall be placed underground.
Staff Analysis:
The property is zoned B-2 (Community Business) and RS-3 (Single Family Residential), and has a land use designation of C (Commercial) and L (Low Residential). The previously mentioned Special Exception approved in 2020 was required for the RS-3 portion of the subject property. A Police Substation is permitted by right within B-2 Zoning. This plat was reviewed by the Development Review Committee (DRC) on September 2, 2020, and found to be in compliance with the City’s Land Development Regulations with the exception of providing a Title Certificate made out to the City (which is a suggested condition prior to placement on a City Commission agenda). The Broward County Development Review Report (DRR) recommendations have been addressed on the plat.
All Service provider letters have been submitted. The following provides the related comments.
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FDOT: |
FDOT was not required since the Plat does not impact a State Road. |
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TECO Peoples Gas: |
TECO Gas has reviewed the plat & has no objection. |
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AT&T: |
AT&T has reviewed the plat & has no objection. |
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Comcast: |
Comcast has reviewed the plat & has no objection. |
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FPL: |
FPL has reviewed the plat & has no objection. |
Staff Conditions:
Department of Development Services Recommendation:
Development Services staff recommends approval of this Plat with one condition prior to City Commission agenda placement as follows:
1) The Applicant shall provide a Title Certification made out to the City of Pompano Beach.