Planning staff recommends approval of Crossroads Residential 384‑unit mid‑rise amid waivers and developer infrastructure pledges

Planning and Zoning Department staff recommended approval of a site plan, landscape plan, elevations and a conditional‑use permit for Crossroads Residential (PP 25‑0011), a proposed 384‑unit mid‑rise apartment project on about 15.5 acres north of Peters Road in Plantation.

The developer, Stiles Corporation, asked the board to allow a residential use in a B7Q planned commercial zoning district and requested six zoning waivers and one landscape waiver. Staff said the application meets the conditional‑use criteria in section 20‑792 and the planned community development standards, subject to coordination with utilities for public infrastructure.

Why it matters: The proposal would convert underused office‑park parking into higher‑density housing in the city’s Midtown planning area and includes off‑site and on‑site commitments that affect traffic, sidewalks and utilities. The project also includes a 10% workforce/affordable housing commitment and several developer contributions that city staff said will be used before permitting and construction.

Details of the project and staff findings - Proposal: Stiles Corporation described the project as “a 384‑unit mid‑rise apartment community, eight stories with a seven‑story structured garage,” according to Margo Utter of Stiles Corporation. The applicant identified the owner as Plantation Crossroads 1 and 2. - Site and zoning: The property is about 15.5 acres on the north side of Peters Road between University Drive and Pine Island. The land‑use designation is pending a land‑use plan amendment; the applicant requests rezoning from OPP (office park) to B7Q to permit multifamily use. - Staff findings: City planning staff made the findings required under section 20‑792 (orderly arrangement of land uses and aesthetic quality for planned community development) and concluded the proposal is compatible with surrounding mixed‑use and apartment developments and meets the open‑space requirement for a residential PCD. Staff noted outstanding public‑infrastructure work with the utilities department.

Zoning and landscape waivers - Waivers requested: staff said the applicant sought six zoning waivers and one landscape waiver. Waivers described in the presentation included: - Reduced drive‑aisle width (proposed 24 feet vs. required 25 feet), which staff said could drop off if the city code changes before council action. - Reduced loading‑zone quantity (applicant proposing two loading zones where code calls for more) and two specific loading bay dimensions shown in the backup. - Unit‑size waivers for smaller studio and one‑bed units (transcript references studios at 487 sq. ft. vs. 600 required and one‑bedrooms at 612 sq. ft. vs. 750 required). - Partial intrusion into a required 40‑foot buffer along Peters Road in three small locations (roughly 34, 36 and 33 feet in those areas), which staff said largely preserves the buffer’s integrity. - Reduced setbacks at several building faces (example figures presented by staff). - Landscape waiver: a narrow portion of the pedestrian landscape zone on the east façade was shown at about 5 feet in the tightest segment; the applicant requested a landscape pedestrian zone waiver for that portion.

Parking, loading and traffic - Parking: The staff slide presented a required parking total of 789 spaces (including a 5% transit proximity discount and a 5% bike storage discount). The applicant proposes 632 spaces, yielding a shortfall the presentation identified as 157 spaces (789 required minus 632 proposed). The applicant said management strategies (scheduled move‑ins) and internal garage space reduce operational need for larger loading areas. - Loading: The applicant and its attorneys said the building will use a dedicated move‑in freight elevator and a managed move‑in schedule, which the developer said reduces the need for multiple large curbside loading bays. Stiles’ representative John Orbach said the building’s loading operations and trash pickup will be regulated by the property management company. - Trip generation: The presentation included peak‑hour estimates of 157 AM peak hour trips and 150 PM peak hour trips. A daily trip figure shown in the slide is unclear in the transcript and was not specified in plain terms during discussion. - Traffic and multimodal commitments: The applicant agreed to coordinate with engineering and transit for signal optimization at Peters Road intersections and to provide sidewalks to connect to existing nearby destinations, bus stops and the La Quinta/Amley corridor. The team proposed a sidewalk connection from the site to existing pedestrian routes and bus stops.

Infrastructure, utilities and funding commitments - Sewer/utilities: Both staff and the developer said the project must coordinate with the utilities department on off‑site sewer capacity. The developer and a nearby project (Water’s Edge) said they expect a cost‑sharing arrangement for a sewer extension along Peters Road; the arrangement’s details remain to be finalized. - Developer contributions and donations: The applicant said it will provide several off‑site contributions and design/construction commitments. On the slides and in remarks, the team listed: - A donation of $158,630 to implement intersection improvements at “Southwest Sixth Street and 70 Eighth Avenue” (as described in the presentation). - A multimodal cost‑share for sidewalk and pedestrian improvements in the district; the developer said some improvements would be split with the Midtown Tax District and another developer (Water’s Edge). - A separate list of additional nearby traffic/connectivity improvements described by the team at roughly $70,000 in total (presented as supplementary improvements in the slide deck). - A pledge of $50,000 to the city’s ownership‑assistance program. - Timing: City Engineer Samira Shaland said design work for one of the nearby intersection projects was at about 60% and that contributions would be required before issuance of a permit; the project’s budget entry in the Midtown district is pending final council approval. Shaland said, “The contribution will be made prior to the issuance of a permit. We’re advancing; we’re at 60% design.”

Affordable/workforce housing - The developer said it will provide 10% affordable/workforce housing units and discussed options that could include targeted housing for “hometown heroes.” Rents for workforce units will follow Florida Housing Finance Corporation parameters; the developer said the rent differential for a 120% AMI unit versus market‑rate units can range roughly $400–$600 per month depending on unit type, per the applicant’s representative.

Public engagement and next steps - Public outreach: The applicant held a community meeting on Aug. 11; staff said one person from Green Companies attended and the city received one electronic comment in the record. - Review status and next steps: Staff recommended approval at the review meeting but noted outstanding infrastructure coordination with utilities and possible changes to waiver needs if code amendments are adopted before council hearing. Staff and the applicant said remaining approvals include utility permitting and eventual action by city council; no final city council vote was recorded at this hearing.

Quotes - “Staff does make the findings that the conditional use approval and the site plan… meet the requirements that are listed in section 20‑792,” said Lisa Zielk, City senior planner, Planning and Zoning Department. - “We are proposing a 384‑unit mid‑rise apartment community, eight stories with a seven‑story structured garage,” said Margo Utter of Stiles Corporation. - “We are addressing loading zones in the parking ordinance that we're working on,” said Dan Holmes, Planning, Zoning and Economic Development Director. - “The contribution will be made prior to the issuance of a permit. We're advancing actually we're at 60% design,” said Samira Shaland, city engineer, about the intersection improvements. - “The sidewalk is primarily within the property. So there is a buffer between the property line and Peters Road,” said Michael Pierce, landscape architect, describing the proposed sidewalk alignment.

Ending Staff asked the review body for questions and recommended approval of the site plan, conditional use and waivers subject to continued coordination on utilities and final permit conditions. The proposal will move forward in the city's review process; a city council hearing and final permit approvals remain to be scheduled and the developer said required contributions will be secured before permit issuance.