Welcome, everybody. I'd like to call to order the planning and zoning meeting for the city plantation dated November 19th, 2024. City Clerk, if you would please call the roll. Mr. Speer. Present. Mr. Stahl. Here. Ms. Demby-Berger. Here. Mr. Corman. Here. Mr. Freeman. Here. Mr. Goldstein. Here. Ms. Gelfand. Here. Thank you. All right. First order of business is approval of the meeting minutes dated October 1st, 2024. Does anybody have any amendments or changes to it? Do I have a motion? So moved. Second. We have a motion and a second. Please call the roll. Mr. Speer. Yes. Mr. Stahl. Yes. Ms. Demby-Berger. Yes. Mr. Corman. Yes. Mr. Freeman. Yes. Mr. Goldstein. Yes. Ms. Gelfand. Thank you. All right. We're doing things ever so slightly out of order just because item number three, for those of you who might not have been informed, that is PP23-0061, consideration of a request for a waiver, conditional use site plan, elevation, and landscape plan for racetrack at Pine Island, property located at 1790 North Pine Island Road and Zone B7Q plan, commercial development. That item has been requested by the applicant to be postponed until a later time, I believe sometime early 2025. So that will not be heard tonight. So anybody who is here for that one, you are free to leave or stay for the riveting info that comes later. So first item today is PD24-0002, consideration of a request to approve a land use amendment for Plantation Crossroads Residential. The property is located at 8151 to 8201 Peters Road and Zone to OPP Office Park Plantation. Staff, if you will. Sure. If you would. Obviously, name, address, all that fun stuff. Button. The way, stream 1177 Southeast 3rd Avenue. Mr. Auerbach, who's going to be making this presentation, was on his way racing back to get his thumb drive. And so if it would be possible to take the moratorium item, I know it'll be short. He should be here in a few minutes. If not, John's not here, though. But thank you. Yes, in consideration to the applicant, we can go ahead and do that. Is there any problem with that? Okay. In that case, then, we will go down to agenda item number 4, which is PP24-0015, an ordinance of the City Council of the City of Plantation, Florida, amending ordinance 2024-007 to extend the moratorium imposed therein until March 8th, 2025, providing for conflicts, providing for severability, and providing for an effective date. I, again, give it to staff. All right. Good afternoon, Mr. Chair, members of the board. For the record, Dan Holmes, Planning, Zoning, and Economic Development Director. This is an item that you saw several months ago. I don't – you'll probably recall it. I don't know if you need a full, really, presentation on the moratorium itself. What we're doing is requesting a 90-day extension of the moratorium. We're in the midst of looking at, you know, some of the changes with regard to land use and other matters that we thought we would have had wrapped up by now, but we're still taking a look at some matters, so we're requesting a 90-day extension on it. So I'm happy to answer any questions that you might have in that regard. Any questions from the dais? I just want to make sure real quick, is it the same boundaries as the original? Yes, nothing has changed. You know, we're still looking at the same boundaries, yes. Okay. Any other questions? All right. I got one. And this one's actually going to be kind of all-encompassing for today because I get the moratorium is currently in place. You're asking for an extra 90 days, which in my mind kind of goes towards the question I've been asking for a long time now, and I apologize for asking it again, but it is relevant. When is the comp plan going to be published? Okay. I don't have an exact date. We had to revise some of the timelines with some of the things that we're doing with the applicant. It has pushed that back a little bit. That has somewhat affected some of the things that we're looking at in regard to the moratorium as well. So I will provide you with an update at our next meeting. I can give you a better time frame at our next meeting. So that's a better time frame for the actual, hey, this is the comp plan moving forward for the next block of time. Is that correct? Correct. Correct. So part of it, you said, is related to the applicant with regards to the moratorium or the property owner with regards to the moratorium. I guess that's what I'm trying to nail down is that is the moratorium being put in place so that the comp plan can get finalized with regards to that section of plantation? We're not per se, but some of the things that we're looking at in terms of uses, permitted uses and stuff, we're kind of looking at what we're doing with the comp plan, and we want to make sure that we're kind of doing things in tandem so we don't have to go back and redo things because we didn't take that into consideration. Okay. So just to be, again, super clear, and because I don't see the other applicant in the room and because it's been a long day for me, we don't want to jump the gun on this piece of property until the comp plan has been sussed out and all the potential pieces have been considered. Is that a fair statement? It's the entire area, so it's not just one parcel. Right. And that's part of what I'm getting at because I assume this particular parcel is within Midtown. It's looking at that Midtown area as wanting to really nail down what the future holds for it. Is that a fair statement? Yes. Okay. And we want to make sure that one of the things that we did identify is that there are some uses that we think could be quite incompatible with that vision that we're trying to modify and to make sure we get those uses out, you know, put some new conditions in or what have you. So because the mall property is kind of emerging more as like a town center type site, which has some different implications than the rest of Midtown. So it's going to be kind of a more narrow, you know, area there with some slightly different criteria. So I guess other than trying to nail down and have a better idea of when the comp plan will be published for our next meeting, do we have a wag on when the comp plan might be done, taking into account the work that's being done between now and the next meeting? Well, I would probably say it's going to be, you know, late spring, maybe, you know, considering where we are right now. All right. I'll take you on that one. Any other questions from the dais or concerns? Motion to approve. Second. We have a motion and a second. If we could call the roll. Mr. Speer. Yes. Mr. Stahl. Yes. Mr. Demby Berger. Yes. Mr. Corman. Yes. Mr. Freeman. Yes. Mr. Goldstein. Yes. Ms. Gelfand. Thank you. All right. Going back to the beginning, PD24-0002, consideration of a request to approve a land use amendment for Plantation Crossroads Residential, property located at 8151-8201 Peters Road and zoned OPP, Office Park Plantation. Are we ready? All right. Okay. Good evening. These two items are being held, are being shown to you together because they're affecting the same property. You all saw a similar application probably about a year and a half ago. The project has slightly changed, so we'll kind of go through that real quick. Okay. Oh, sorry. Lisa Zelk with the City of Plantation Planning and Zoning Department. Okay. Located is right here at 8151 to 8201 Peters Road. Okay. I'll go back real quick. Yeah. Here's the aerial view, and you can see the two office buildings right here, approximately 100,000 square feet each. And then we've got La Quinta Inn right here, Amelie Apartment Complex. Okay. And we'll keep going. Here's the zoning map. The ownership is Plantation Crossroads 1 and 2. The subject site is approximately 24.28 acres for the land use plan amendment. And for the rezoning, it's going to be, I think, 15.5 acres. Zoned OPP, which is Office Park Plantation, Land Use Office Park Limited Commercial. Okay, the first request is going to be for the land use plan amendment for the 24.28 acres from Office Park Limited Commercial to Dash Line Irregular Residential 16 units per acre. And the rezoning application is going to be just a smaller portion of this 24.28 acres. They're only asking for 15.5 acres, and we'll kind of get into that a little bit later. From Office Park Plantation District to B7Q, which is our planned residential, our planned commercial district. Okay, our land use plan amendment. Here's the Crossroads Office Park. So we've got the Crossroads 3 is right here with its UHealth. We've got Crossroads 4. We've got the Amelie Apartment Complex, La Quinta Inn. And they're building the new building for UHealth right here in this area. Okay, 24.28 acres. And here's the existing land use map where you can see it's purple, which is Office Park right here. And the blowup of the change would be the Dash Line Irregular Residential. And this is the indication of where the residential would potentially go. So, as you can see in this little blowup, we've got two other scenarios here of similar land use plan amendments. Okay, oops, sorry. There we go. Office Park Limited here. And then Office Park Irregular Residential here, right there. This is just the conceptual site plan kind of overlaid with what the, or the lupa area that we're talking about. Okay, and for the rezoning, here's the overall area. And this is the only portion of the property that they're asking to rezone from OPP to B7Q. And part of the reason is that the OPP zoning district has a requirement of a minimum of 125 acres. There is another project also that has gone through. So, they're trying to coordinate to make sure that the OPP zoning district does not, you know, go below the 125 acres. So, that's why the zoning district does not match the overall land use plan amendment site. Okay, here's the conceptual site plan. You can see the blue areas are the existing office buildings. Here is the proposed residential building and where the surface parking lot was once. And here's the parking garage. Laquinta Inn is over here. Okay, and then this is just without the colors on it. And we just wanted to throw in kind of showing you the south portion of the Plantation Midtown District. We call it the South Village. You know, showing where the other multifamily apartments and such are. So, we've got Camden and Midtown 24 at the Fountain Shopping Center. Amly is right here. One plantation place right there by 595 and University. A newly constructed Ellsworth right here. It should be right across the street, basically. The existing garden apartments, Plantation Colony, and Windsor at Cornerstone. Okay. The loop over, if approved, would allow for a total of 387 units. They are planning from what they've been, from what we've been told to only apply for 385. The applicant is requesting a density on the land use for 16 units per acre. And the proposed multifamily residential use is not permitted within the office park land use designation. So, that's one reason why they're doing the land use plan amendment now. Okay. If residential use is permitted as a conditional use in the B7Q. Okay. Though the site is not included in the Plantation Midtown Zoning District, it is included in the Plantation Midtown Taxing District. The proposed use is compatible with the surrounding land development and uses. And even though, you know, they could develop the property with the existing land use and the existing zoning, there is a need for residential in the area. Okay. Staff is just recommending that in the event that you all recommend approval to make it subject to Section 5B of the staff report, which includes that they include an affordable housing component, that they make a financial contribution, if needed, to the city's Plantation Midtown Capital Improvements Plan, and to address the impacts to the sanitary sewer, pedestrian transit, and that type of thing, and bicycle facilities. Okay. Do you guys have any questions for her? Any current questions from the dais? What is the capacity of the apartments closest to it? Do you know if we're full, almost full? Yeah. I don't know that, actually. But there's rumors that there may be some vacancies and stuff like that, but I haven't actually done that research yet. I haven't gotten on the phone and called anybody. And what year were those newest apartments built? Let's see. Not Plantation County, the ones across from it. Oh, the Ellsworth? Yes. At 2023. Okay. I believe. 22? 23. 23. Oh, 23. Okay. Yeah. And do you know how many units are in the Ellsworth? We're 315, and we don't know capacity. No. Thank you. Okay. Anything else for staff? Any other questions? Nope. Okay. Apkin. Yep. Good evening. I'm John Orbach with Stiles Corporation, 301 East Las Olas. I'm also a plantation resident, 6201 Almond Terrace. Thank you for having us. We have a full room here with all of our consultants, our traffic consultant, our architect, our engineers, our civil engineer, our landscape, our planner is here, of course, our land use attorney, Bill Blastrom, as well as Chuck Gillen from the, who owns the office park, and will be our partner. Before you start, sir. Yes. Do you have any issues with the staff conditions that they set forth on the record, just so they know? No, we do not. Okay. Some of those conditions are works in progress, as we all know. Understood. Okay. Yeah. So, you just received a presentation on the rezone and the lane use change, and so we just wanted to kind of walk through a couple points on the, on the, hopefully, the future development. So, if we, as you know, the current site conditions are basically a parking lot, which is well over parked for the office use. So, if we flip to the slide, I think it's two more, and if you go by there, you'll see that there are a number of parking spaces, which haven't been used in many years. The office park no longer needs those parking spaces to support the office space that's there. So, this is a great opportunity for us to develop a parking lot that essentially is sitting fallow, that is not being used in our city, and to make a new tax parcel and a new development, which will obviously add to the, to the city coffers. Our next slide shows our site plan and our location. As we said, eight stories, 385 units, and we've also committed to 10% affordable housing that we're working through with, with, with city staff. The next slide is the proposed site plan, similar to what you guys saw last time, which would have an internal parking garage for the parking for the facility, as well as units around the parking garage, very similar to the Ellsworth project across the street. Amenities will include swimming pools, gyms, dog spa, workout facilities, different lounges for the residents, as well as we're planning a pickleball court in the back corner of the property towards the office building. On the next slide, we have started a connectivity plan. I know that this needs work, but we started to show all the connectivity with the green and the blue lines, showing all the existing sidewalks, and then the proposed sidewalks that would allow this facility to, to continue the connectivity that's already available in the office park, but connect it to the surrounding roadways, as well as the retail, as well as areas to the south to get to the linear parks, and to get to the parks to the north. So, connectivity is, there's a lot of connectivity there. We're going to make it better. One of the things we always try to do is provide bikes in our facilities. We all, the pictures on the left are bike rooms that we construct in every one of our facilities. I think the one on the left is the one at the Ellsworth, where residents have an opportunity to, they don't have to bring their bike into their unit, and they can store their bike in a, a common room and lock it up downstairs. And then, as you can see, there's plenty of, of bike routes that'll allow you to access the greenway to the south, or to go to, um, the soccer park to the north, uh, through the internal roads of Midtown. Uh, I think next we have, uh, a, a rendering of what the proposed project will be. This is still a work in progress, as we're not submitting the site plan just yet. And then, um, on the right is the interiors. Those are real pictures of what the Ellsworth looks like. It came out, came out great. And, um, any of you guys who'd like to take a tour, we'd love to take you through it. Uh, it's really a, a fantastic apartment building. Um, and on the left is kind of a proposal of what our visioning is so far on, uh, what we think the interiors, um, would be for this facility. So very, very similar. Um, again, workforce housing, 39 units, um, that we're committed to, which is approximately $500 to $600 monthly as a, as a discount for, for those units. Um, and those would be available, you know, in studios, ones, and two bedroom apartments. Well, we did a demand study. I think that there was a question about demand. Um, all the apartments in Plantation Midtown are full. Um, they're all ranging in the high 80s to low, to high 90s, depending on which kind of month you measure them. Um, it's, it's, it's in part, it's, it's kind of, uh, uh, impossible for an apartment project to be full, full. Uh, usually you have, uh, a couple units that you hold back for, um, for metal units. And then there's always some people moving in and some people moving out. So you're usually trying to get into the, the, the, a full project is 93 and above. And all these projects are at that level. As a matter of fact, Ellsworth was adding, uh, was having move-ins in the 25 to 30 units per month, which is a pretty high number of absorption, um, here, here in the city. So, um, so we had a, a, a company go out and do a study on demand. And between this sheet and the next sheet, um, they started to try to catalog what kind of household creation was going to happen. And this is, this is for Plantation and also, also for Davie. So it's kind of the surrounding area where they, where they had some numbers associated with, um, how many, how many apartments could be absorbed. And the, the, the real interesting part is for the next few years here in Plantation, nothing is going to be, nothing is going to be open. So, the, the, the next slide starts to show, currently in Plantation, I think, certainly in Midtown, nothing is going to open. Pixel, I think, is the one right now that's going to open this year, if, if I'm correct. And then the only other project that's approved is the last, um, building site in Plantation Walk, which hasn't even started construction or permitting. So that's probably four to five years away from, from, from being open. This project and another project that came before us in the Midtown is probably beyond that. So, at, at least five years before you see any new apartments here in Plantation. So, lots of demand, not a lot of supply. And, um, that's, that's kind of what's going on in the marketplace right now. Um, also we, we, we heard from council the last time. And so we've done a few things different this time. One is we've tried to answer the question of, you know, who lives here. Um, I think that that's a question that we get, um, that we've gotten in the past. And so we've, we've done a search into, um, the, the, the residents at Ellsworth across the street. And we've have a general idea as to where, where some of them work and, and, um, some of them who work in the area and some of them work for companies close by. And also trying to understand the question of, you know, who they are and, and are they, are they students? Are they young professionals? Are they retirees? Are they pre-retirees who just sold their house and need to be here for a couple more years? So, so really that answer is all the above. And when you go to resident events, really, you get a pretty good cross section of, of, um, all those different groups, uh, that are living currently in the building. And then lastly, we, um, did a lot of community outreach. Another thing we did new this time, which was we actually walked all the commercial properties, um, and we reached out to many of the commercial owners, um, and, um, have a, a sheet where they've, they've signed on and or wrote letters. Um, I'm going to pass those out in a minute so you can take a look at those and we're still working on that. But, um, all in all, up and down the Peters corridor and in the Midtown corridor, we had a lot of support, um, regarding, uh, this project. So, um, I think that we really didn't hear anything negative from that group and, and we, uh, were able to, to get them to, to sign on and, um, and, and be supportive of, of, of this, this project. Um, so that's, those are the remarks that, uh, I've prepared so far. Uh, I'm sure you, you have questions. Um, I did want to call up, um, Chuck Gillum, who's the owner of the Crossroads Office Park. Um, just because I think that there was a few comments about, in, in, in the staff report about office and the operation of office and, and the viability of office in this area. And since Chuck Gillum's the Office Park, uh, I'm sure he could share just a few remarks with regard to, kind of, how the Office Park is doing. Good evening. Uh, Chuck Gillum. Uh, I'm with Vanderbilt Office Properties. Uh, I actually live in Colorado. So, um, uh, at 47 Peabody Terrace. Um, I am, uh, we are, from a perspective of, of an office owner, we've owned these buildings for almost 10 years now. Crossroads one, two, and four. And we think that this is the highest and best used for this particular part of our property. Um, for a couple of different reasons. We don't think that we would ever build another office building there, uh, given the state of the office, uh, market and industry right now. And go, looking at the future going forward, uh, Vanderbilt owns about 20 million square feet across the country. Um, and as you can imagine, we've, uh, with everything that's been in the news that we have been impacted, uh, in some markets, Florida has been somewhat of an anomaly. It's a great market. Um, but we still don't think that there's going to be enough demand, uh, to support another office building, uh, in this particular sub market. And, uh, we do think that the use from a multi-family standpoint, uh, and providing housing for employees that work in our office buildings is, is a huge benefit and an amenity to the office buildings. So we are very much supportive of this project and, uh, hope that you, uh, agree, uh, with styles and, and approve going forward. Thank you. Um, okay. So, uh, any questions that we can answer? Anybody from the dais have any questions? A couple of really basic questions. I have to excuse my voice. Sure. I have a little problem tonight. Uh, price point on the apartments and the sizes. Um, so the apartments, the, the price point, the average rent right now would be $2,800. Of course, that, that might go up as, because it's going to be five years from now. In, in today's dollars, that, that's what that would be. Um, the sizes of the units, uh, are, I believe, 970 square feet as an average. I want to start this by making a quick Jennings disclosure. I did meet with the applicant about two weeks ago, but that's not going to influence my decision. Uh, my question though, and I guess it's a question to both, uh, you, John, and also Chuck, which is in this portfolio of large office, uh, real estate, have you noticed a difference in the leasing rate or occupancy rate between mixed use offices versus single use office parks? Or is there no difference in, in how much they lease? Uh, well, I could speak for our experience, because we develop and own a lot of office space here in, in Brad County. And office users want to be not, it doesn't necessarily have to be mixed use, but it certainly has to be adjacent use. And so if you can, uh, certainly in our downtown product where you can rent and, you know, walk to lunch or walk to dinner, or there's, there's lots of different amenities around. That's why that's, that location has the, the highest rents in Broward County. Um, as to the rents here in, in Midtown, I, I think Chuck would have to answer. Um, to answer your first question, uh, we have recently purchased, uh, two other offices. We have two office buildings in South Florida. One is Boca Center in Boca. Uh, the other one is One Park Square down in Doral. Both of those projects have, uh, a retail component and they have a multi-family component. Um, we're seeing on a, more of a national basis that the office markets that are benefiting the most are ones that have synergies, uh, with residential, uh, because let's face it, the, the, the office use has changed, uh, over the last five to six years. Uh, it's a phenomenon that I haven't seen in the 40 years that I've been doing this. Uh, but it has changed to the mere fact that employers, uh, are catering much more to their employees, want to make it easy for them to be able to come to the office. So living near the office, cutting commute times down and things like that is a huge benefit. Uh, as far as rental rates, um, I do think that our rental rates and rental rates will continue to increase a little bit. Uh, we have not seen an increase in, uh, at least the six years that we've owned these. Uh, we've owned them for almost 10, but we haven't increased rental rates over in the last six years. So hopefully that answers your question. It does. Thank you. Well, I actually have a follow up on that. Um, you were saying the apartments for employees, that's the ideal goal. Uh, do you subsidize those? Are they part of the 39 units right now at the Ellsworth or are they, is it a special subsidy if they work for your office building? So, so the program is it for, um, for affordable is that you have to qualify. And so anybody, anybody can do that. And so when, when, um, uh, the owner of the office parcel, obviously they, they lease their office space to the actual, to the actual employer. Like as an example, uh, in the packet I just gave out, Kim Lee Horn is, they're very well known engineer. And that is, is Chuck's tenant essentially. So it would really be if the, um, if the individual employer had some kind of program. However, in, in the case of affordable, it, it has to do with qualification within a certain income range. That's determined by the state of Florida. Right. I'm, I'm familiar with affordable. Yes. He said that specifically he wanted employees in that office space. So are there special subsidies for employees of those office buildings? Yeah, I, I don't, I would have to check with individual tenants to see if they, if they have that type of program. And we could, we can, we could do that and maybe have a better answer. So saying that you want them to live there is just you saying that there's no actual incentive for your employees to live there. The, if you go to the slide before, um, you know, we did, they, there is employees of the surrounding areas in, in plantation right now that are living at Ellsworth that, that are doing exactly what we described, which is, which is living close by, you know, being a member of the community, not just working and leaving, but being here and, and living, you know, essentially where they work. And then using the services of, of, of the retail. So all of those work together. Do you know how many? Um, I don't have the exact number, no, but we did, we did go through and, and, and identify all those, all those individuals who do work very in close proximity to, to where they're living. Any other, Josh? Um, I, in the packet, it talks about the, the units set aside for the 120 AMI. Um, is there a, a time set, a timeframe for which that will be, or is that indefinite? Um, I believe it's whatever the city standard is. I don't know if they've established that, whatever that standard is 30 years then. Okay. Yeah. There's, there's no ordinance yet here in the city. It's still kind of emerging. So we're going to figure that out together, but we made the commitment for it. Anyone else? All right. My turn. Uh, I'm also going to make a Jennings disclosure. I met with Mr. Auerbach last week, uh, and conversation we have will not affect my vote in the least. Um, so you all know we serve as an, an advisory capacity. And I speak with the council member who appointed me on a regular basis, um, about the issues that pop up here. And he knows how I feel about this one. And to what I was asking Danny about earlier is that, um, the comp plan still isn't done and apparently won't be done until call it late spring. And as such, the existing comp plan is almost pushing 20 years old. Yes, it was, uh, it was, uh, modified in 2016, which is still eight going on nine years ago now. And so wait, no math. Yeah. Eight going on nine years. Right. Thank you. Um, so what we are looking at is a planning modality that is, is different from what it was when the original, when this first comp plan was set up. So when I look at a project like this, what I'm trying to figure out is whether or not it is truly the vision that we want for the city. And if it is great, but if it isn't, um, then whatever we do here does have consequences. And while we are advisory in nature only, some of the council members might look at a vote and go one way or the other on that one. So I still have concerns with the fact that the comp plan is not done to decide how we want to deal with all of Midtown. Because we have the South village, we have the Midtown extension, the Midtown everything. And while density is important, especially in the city, the county and the state for being able to meet housing needs. I worry that this is putting a cart before the horse because we don't have the guidance of the comp plan. So, um, on the next slide that's up there with all those logos, there's a nice little disclaimer on the bottom. It says this just represents employees opinions and not actual endorsements from the companies themselves. And as you've heard me many times before in this environment, a lot of what is presented is meant to distract. And in this case, the amenities, the pictures of what could be doesn't answer the question that we actually have to answer right now, which is one, should there be a land use plan amendment? And two, should we rezone? So to that point, um, staff, you might be the best ones to answer this. Uh, on page 16 of the entire packet, it's actually 5 of 24 of the memorandum. Uh, it talks, actually I guess technically 6 of 24. At this time, and this is bolded and underlined, at this time the applicant has not adequately addressed the utility department's requirements for off-site improvements required for lift station number 9. Utilities department has gone on to say that this project is a threshold issue for the department, and plantation utilities cannot provide water and wastewater services as currently proposed. So my question is as, one, if I can get a kind of definition of threshold or if it is actually the, they can't do it at this point in time. And two, whether or not there is an actual commitment, and I don't mean like, yeah, we're working on it, but an actual die-hard commitment from the developer that all of the issues related to water and sewer are going to be addressed so that this bolded line goes away before we have any idea what's going on. So what I would answer to that is one of the things that the utilities department has indicated with regard to the projects that are coming in, that there, first of all, there is capacity. So the plants actually have capacity to serve this area. The issues that are arising now deal more with the distribution. You know, getting the water to the site or getting the wastewater to the treatment plant. So there are going to need to be changes in, you know, some of the distribution facilities. We've been working with this with most of the developments that have come in. They've, you know, made their commitments to, you know, support the changes that need to take place. That's what we anticipate will happen here. As we would go through the development review process, a lot of that would be ironed out more concretely, and we would know exactly what would need to happen, where, you know, the distribution facilities need to be improved, and that's where the developer would have to make the commitment as we go through that process. But from a concurrency perspective, there is adequacy in terms of the capacity at the plant level. Right, but not within the force mains in the lift station, I assume? Right. There are definitely changes that will have to take place. When Midtown was initially conceived, you know, with the development that's there, we didn't anticipate the, you know, the addition of the type of residential that you're seeing there now. Yeah, because when I read the utilities portion, it went into a lot of work that's going to need to be done, and so is there the commitment for, and I don't even know what kind of, like, how many feet of force main are we talking about? How much upgrade to the lift stations are we actually talking about here? Do we know? Yeah, that I wouldn't know until we got to the development review phase of things. Depends on the project how it actually comes in. Right, and that part I get, and I understand. It's just that with this bold and underlined section that says the utilities department can't support it at this time, I guess. I understand what you're saying. I think for purposes of whether you move forward or not move forward, they're not going to do anything until they have a commitment that their project's going to be able to be built, obviously. 100%. Totally, totally get that part. As a condition of the approvals, which is what's in the backup for the condition is that they have to do these things. Once you get to the point of actual plans and designs, the utilities department will know exactly what's needed to. Correct. And of that, I am 100% certain. It's just that, again, without a comp plan and without saying, hypothetically speaking, that we're going to take the rest of that spot along Peters, the rest of the parking lots, and convert more of the office park into residential, which would, I assume, necessitate more amendments to this. Again, I'm thinking it's cart before the horse when we are working on the comp plan, which is why I asked those questions earlier about when the actual comp plan would be done, so that we truly have an idea of what the next 15 years is going to be in the city. So before Bill speaks, I think that we have a comp plan, obviously. I understand what you're saying. We don't have the amended comp plan, so you have to review it under the current comp plan. I think the staff has been working with the development community towards that vision of what it will be. It may not be precise or exact because it's not in existence right now, but I think that they have been doing that. But I understand your point, and your point is true and valid, so I'm not trying to discount that. And I'm not trying to minimize the work that staff has been doing or that the developers have been doing and coming to the city to try to meet the needs of what we have. But, again, without that specific guidance, this seems to be a gap, and that's all. Yeah, I will add one additional comment with regard to that. You know, we do have the Midtown Master Plan that's also in place, and the Master Plan does call for additional residential development. So we're aware of that at the staff level, and we know that there are improvements that will be necessary to take place within the system. So I'm not so sure that the comp plan is going to give us a better vision of that because part of what the comp plan is going to do is to look at how we implement, you know, one of these documents, which is the Midtown Master Plan. So, you know, we're going to be moving within that direction. So it is consistent with what the Midtown Master Plan calls for, which is that the city does definitely need additional residential density if we're going to realize that vision. So I will just add that to the discussion. Absolutely. And it's just for the record, and whoever's listening in on this, you know, the NSA is probably tapping it. The bottom line is when we have a moratorium for one thing because we're waiting on the results of what we want to do and then saying, no, let's do this one without waiting on the results of what we want to do, there just seems to be a disconnect. And that's all I want on the record here. Okay. Bill Laestrom. Bill Laestrom again. Thank you. So I wanted to kind of work into this two parts. First, you had asked a question about the utilities, and I do want to give you background. So we have been meeting with the utility department, not just on this project, but on a number of projects. As you said, the land use amendment is where you look at the capacity of the system. So particularly the capacity of the plant. The site plan process, which you'll get our site plan would be next if this were to go forward and go forward at the county, we would do the details of what the improvements are. So when you see in the staff report, if you look in the very back, it'll say, we want a letter, a letter that says how much it costs and that you're agreeing to help pay it. So to talk about that, we have met with utility department multiple times. We have also met now with administration with three of the developers in this area, both the Water's Edge project, this project, as well as the hotel, to work on an alternate route for the sewer line. There are two routes that can be taken. One is basically you go east from this site, you go behind on University Drive, you go behind the Eureka Palms and up to Broward Boulevard. And then there's an alternate proposal to go down Peters and then cut in. There's a forest main under, I want to say fig tree 63rd. So those are the two options. We will certainly cost those out as part of our site plan. The issue becomes on the site plan is those costs and the allocation of them are based on the number of units that are ultimately approved. So we don't typically get to that part, but there is a solution. And if you've looked at these reports enough, this is a pretty typical comment for the utility department, because in each of the cases of all of the apartment buildings that are built, there has been the concern of whether or not the sewer. It's always the sewer system, by the way. It's typically not the water. The sewer system will have enough ability to transport the waste from the projects. All the projects then commit to providing for those utility improvements. This one will do it, too. As part of our site plan submittal, we would have the letter that would then provide the utility department with what they want to just say, really, you know what you're getting into, and here's what the cost is to get that done. And my guess is there will be a cost-sharing agreement with the other projects. Obviously, this is a big project for this particular site. That's why we spend as much time as we have. We have at least three studies on what's needed to improve it. There is an alternate route to go west. The staff doesn't like that because it requires something called re-bumping, which they don't like to do. So we want to do the eastern route if we can. But that's the answer on the utilities. I think the utility department, if they were here to say, well, no, we're not saying stop them, but just understand that they're going to have to figure out how to get the sewage to our plant. And so that's the explanation there. Just the larger one, you understand that the moratorium relates to the Midtown district, not our district. So I want to be very clear that we're not within the moratorium area. I just checked with Danny to make sure. Yeah, no. I want to make it clear that I understand that, too, but everybody always lumps Midtown, and there are different parts of Midtown. So that's correct. So I just want to make sure that we're operating under the rules that are provided to us today. Thank you. Any other questions or comments from the dais? Any from the gallery? Matt. I saw your face light up. Matthew McIntosh, 601 Northwest 82nd Avenue, Apartment 531. I'll be quick. Yes to multifamily housing and bike racks. I love seeing more affordable housing units and workforce units being added where there currently is a parking lot. I hear it all the time from people my age that we are in a housing crisis, and I think these won't solve the housing crisis alone, but developments like this is a step in the right direction, and that's all I have to say. Nothing about the bike room? That's when I saw you just almost jump out of your seat. Oh, he gave us props for that one. He was all excited. Anybody else in the gallery? Do we have anybody online who wanted to comment? All right. In that case, comments are closed. I'll take a motion. I'll move to approve it, subject to section 5B, staff comments. Second one, correct? Because we have to do it on the separate one. Yep. Yeah, so I'll move to approve item number one, subject to, well, which one had the... The loophole will be first. Here, let me have that one so I can actually read it for the record, because my computer went quiet. They both have staff conditions, so... Yeah, so the first one is going to be PD24-0002, consideration of request to approve a land use amendment for Plantation Crossroads residential property located 8151 to 8201 Peters Road and zoned OPP. I have a motion. Yes. I'll move to approve item number one, subject to staff comments. Second. Second. I have a motion and a second, please. Second. Jay did the second. Okay. Please call the roll. Mr. Spear? No. Mr. Spear? No. Mr. Stahl? Yes. Mr. Quarman? No. Mr. Freeman? Yes. Mr. Goldstein? Yes. Ms. Gelfand? Yes. Thank you. All right. That was approved. The next one is PP24-0019, consideration of request to approve a rezoning for Plantation Crossroads residential property located 8151 to 8201 Peters Road and zoned OPP Office Park Plantation. I have a motion. Motion to approve item number two, also subject to staff comments. Do I have a second? Second. Mr. Freeman with a second. Please call the roll. Mr. Spear? No. Mr. Stahl? Yes. Ms. Demby-Burger? No. Mr. Quarman? No. Mr. Freeman? Yes. Mr. Goldstein? Yes. Ms. Gelfand? Yes. Thank you. All right. They packed. Congratulations. Any other business by staff? Of course, Michael is going to get up. I had to ask. Can we get a copy? Just to let you know that the ordinances that you heard at the October 1st meeting, there was suggestion to have the murals go to Planning and Zoning Board. But that wasn't for the street naming, but actually the council asked to reverse that. So murals would go straight to them and street naming would come to you first. Second reading on those is tomorrow night. All right. Can you verify the next meeting date? Do you know when that is? It's December 10th. December 10th. Perfect. Thank you. All right. Anything else? Meeting is adjourned.