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Necessity for Redevelopment of the Beach/Cove Area Pursuant to Chapter 163, Part Llf, Florida Statutes

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Necessity for Redevelopment of the Beach/Cove Area Pursuant to Chapter 163, Part Llf, Florida Statutes Need for Redevelopment of the Beach/Cove Area Deerfield Beach, Florida TABLE OF CONTENTS I. INTRODUCTION ............................................................................................................ 1 11. CRA CRITERIA...•••••••••••.•.....••••••••...••••..•••..•••••••••••••••.•..•....••.•..••••••••••••••••••••••••••••••.•...••• 3 Ill. METHODOLOGY .••..........................................•.................•.•..•.•••...............................•••. 5 IV. PROPOSED COMMUNITY REDEVELOPMENT AREA .............................................•....••......... 6 A. Area Characteristics ................................................................................................................................. 6 B. Planning Considerations .......................................................................................................................... 8 C. Land Use and Zoning .............................................................................................................................. 9 D. Public Facilities and Environmental Features ............................................................................................ 12 V. NEED FOR REDEVELOPMENT ....•.........•...•.•......••.••...•••.........••••...•••.....•...•.•.......•••••.••••....• 14 A. Faulty and Inadequate Street Layout.. ....................................................................................................... 14 B. Transportation Facilities Incapable of Handling Traffic Flows................................................................... 22 C. Inadequate Parking Facilities .................................................................................................................... 29 D. Faulty Lot Layout ..................................................................................................................................... 30 E. Deterioration of Site and Other Improvements ......................................................................................... 36 F. Unsanitary or Unsafe Conditions ............................................................................................................. 47 G. Lagging Tax Base Growth ........................................................................................................................ 49 H. Diversity of Ownership Preventing Free Aleinability of Land.................................................................... 51 I. Affordable Housing Shortage ................................................................................................................... 53 HBI Planning• E D SA Need for Redevelopment of the Beach/Cove Area Deerfield Beach, Florida VI. CONCLUSION' ••.••••..••..•..•.••.•.•••••••••••.•.•••••.••.••••.•.•••••.•................................................. 58 VII. APPENDICES A. 1993 Beach Parking Study - Selected Pages B. Deerfield Beach Observer Article - Beach Parking C. Infrastructure Report By City Engineering/Utilities Department D. Annual City and Redevelopment Area Property Values for 1986-1997 VIII. FIGURES 1. Regional Location Map ............................................................................................................................ 2 2. Beach/Cove Redevelopment Area ............................................................................................................ 7 3. Existing Land Use .................................................................................................................................... 10 4. Current Zoning ........................................................................................................................................ 11 5. Public Facilities and Environmental Features ............................................................................................ 13 6. Aerial View of A 1A 'S' Curve ................................................................................................................... 14 7. Traffic Conflicts at S.R. A 1A 'S' Curve ..................................................................................................... 16 8. Cove Center Parking Lot ....................................................................... ,. ..,· ................................................ 18 9. Infrastructure Deficiency Areas ................................................................................................................ 27 10. Illustrations of Sidewalk Deficiencies ....................................................................................................... 28 11. Illegal Parking Photographs forCentral Beach Subarea ............................................................................. 31 12. Land subdivision ...................................................................................................................................... 33 �" '1 13. Deteriorated Commercial Buildings ......................................................................................................... 35 HBI Planning• E D SA ii ' Need for Redevelopment of the Beach/Cove Area Deerfield Beach, Florida 14. Deteriorated Commercial Buildings ......................................................................................................... 37 15. Cove Center Commercial Facades ........................................................................................................... 38 16. Cove Center Commercial Facades .......................................................................................................... 39 17. Beach Subarea CommercialArea ............................................................................................................ 40 18. Deteriorated Residential Structures .......................................................................................................... 42 19. Trash and Debris Sites........................................................................... ::·:: ............................................... 44 20. Vacant Parcels ......................................................................................................................................... 46 21. Drainage Problem Areas .......................................................................................................................... 48 22. Assessed Property Values ......................................................................................................................... 50 23. Ownership Patterns.................................................................................................................................. 55 �- t IX. EXHIBITS 1. BeachA 1 A Traffic Study .......................................................................................................................... 17 2. BSO Report - Cover Center EnforcementActions ..................................................................................... 20 3. BSO Report- TrafficAccident Data ...................•....................................................................................... 21 4. Area Transit Routes- Ridership Information ............................................................................................. 25 5. City Staff Memo- Beach Parking Spaces and Meter Violation Revenues ................................................... 32 6. 1990 Census - Gross Rent as% of Household Income ............................................................................ 55 7. 1990 Census - Owner Costs as% of Household Income ......................................................................... 56 HBI Planning• E D SA iii Need for Redevelopment of the Beach/Cove Area Deerfield Beach, Florida I. INTRODUCTION The City o(Deerfield Beach, population 51,500, is located in the northeast corner of Broward County (see Figure 1). Incorporated in 1925, the city has experienced the historical growth pattern typical of many other older coastal urban centers in southeast Florida. Early development was located near the FEC railroad tracks, Federal Highway and the beach. With suburbanization and increased auto travel over the past 40 years, the city has spread west. The construction of 1-95 accelerated this westward movement of land investment and infrastructure dollars. The western reach has impacted some coastal areas in Deerfield Beach, in the sense that normal redevelopment.and reinvestment in property and infrastructure in these areas has not occurred due to the existence of lower cost 'greenfields' west of 1-95. Deerfield Beach recognized this approaching problem in the 1980s, and adopted objectives and policies in its 1989 Comprehensive Plan to start addressing the situation. The adopted Plan contains Future Land Use Goal 4.0, Objective 4.1 and Policy 4.1.1, which, as a whole, direct the city to prepare redevelopment plans for the Deerfield Beach Target Area, including the proposed Beach/Cove Redevelopment Area. During the early 1990s, the City conducted a community visioning process, facilitated by the consulting team of Peacock Courtney, SWA Group, and CWB Associates, that identified coastal redevelopment as a high priority. This report is intended to facilitate the next step in the City's coordinated approach to redevelopment planning of lagging coastal and nearby areas, that is, the determination of the necessity for redevelopment of the Beach/Cove Area pursuant to Chapter 163, Part llf, Florida Statutes. HBI Planning• E D S A 1 Need for Redevelopment of the Beach/Cove Area Deerfield Beach, Florida
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