7481 NW 33rd Street
Davie, Fl 33024
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Professional Management, Inc.
Phone: (954) 923-7118
BCHA Development Department:
Parnell Joyce, VP Asset Management
Phone: (954) 739-1114 ext 2342
Sam Hornsby, Assistant VP Asset Development
Phone: (954) 739-1114 ext 2319
Eight three-story buildings = 155 units
301 parking spaces
Masonry over slab-on-grade foundations
Exterior walls of stucco
Combination of standing-seam metal and Spanish "S" type cement tile roofs
10% of units designated for residents at 28% or less of AMI
90% of units designated for residents at 60% or less of AMI
The East Village project currently under construction in Davie, Florida, is located in a "qualified census tract" and as such is categorized as "Urban In-Fill that contributes to a concerted community revitalization plan", a feature important to the Town of Davie.
The development site is made up of two parcels, a 9.71 acre parcel and a 3.2 acre parcel. The larger parcel originally functioned as a public housing site. That distinction played a subtle but potentially vital role in the formation of the public/private partnership responsible for the planning, financing, construction, and ultimately leasing and managing of the new family rental community.
The larger parcel was zoned RM-16, i.e. up to 16 units per acre. The parcel was zoned for 155 units but the original development had only 100 apartments, which allowed sufficient space for parking, water retention and a small outdoor recreation area. Recognizing community and resident desires for the type of product that would replace the 1975 community, an early planning decision was made to strive for a "Gold Designation" under the Leadership in Energy and Environmental Design (LEED) standards. That set the bar at the highest level to create the most efficient and pleasing living environment possible.
With lofty goals in place, the planning turned to density. The Census of 2000 showed 52% of Davie households were at 60% of Area Median Income (AMI) or lower. Density could be theoretically increased by fifty percent on the site to meet some of the documented need for affordable housing. However, while permissable, the dramatic increase in density was not desirable. In fact it would overpower the site and compromise the desired community lifestyle.
The Broward County Housing Authority acquired the adjacent 3.2 acre parcel for slightly less than one million dollars and contributed it to the project under a ground lease. However, the smaller parcel was zoned "CF" (community facility), a designation originally intended for the church facility planned at the site. A Plat Amendment to reconcile the two parcels was required. That is generally a lengthy process which can often take fourteen months to accomplish. In the case of East Village it was approved by all the necessary governmental entities in eight months.
That cleared the path for the permit process. All building permits, regulatory approvals, site plan approvals, water management district and Florida Department of Environmental Protection sign offs were required ten days in advance of closing with financial partners on the thirty two million dollar ($32,000,000) project. A supportive community approved permits in record time of less than six months.
The number of bedrooms will increase by 49%; parking will increase by 58%, and the original use of the property as public housing provided 7.5 'tie breaker' points on the Florida Housing Finance Corporation (FHFC) Tax Credit application, far more than the 1.25 tie breaker points given for locating affordable housing in proximity to a grocery store, public school, pharmacy, medical facility or bus stop. Genuine collaboration, tactical use of resources and high standards will address a community need with an excellent housing product.