The City of Pembroke Pines is a suburban community located in South Florida and is the home to many retirees and middle-class residents. Pembroke Pines, incorporated in 1960, is relatively young compared to other Florida cities. At the time of incorporation, the total population was 1,429. Thirty years later, in 1990, the city's population was estimated at 65,452 and is expected to continue growth through the year 2010. The city is one of 28 municipalities in Broward County, Florida and is located in the southwest portion of the County approximately two miles north of the Dade County line. By automobile, Pembroke Pines is twenty minutes west of Fort Lauderdale and forty minutes north of Miami. The City contains 21,100 acres (33 square miles) and is 2 1/4 miles from north to south and 13 miles from east to west.
The following projects/programs are being funded by the City of Pembroke Pines under its CDBG Second Program Year (the total amount of funds is approximately $568,000): Pembroke Pines Minor Home Repair ($135,000.00), Commercial Revitalization Loan Program ($103,150.00), Senior Citizens Transportation Program ($85,200.00), Under Review by Citizen Advisory Committee for Assignment to Eligible Activity ($131,050.00), and Program Administration (20% of entitlement funds).
Pursuant to Section 570.486 of the "Housing and Community Development Act", the City of Pembroke Pines developed the Citizen Advisory Committee (CAC), an independent citizen group to shape and oversee the development of the Community Development Block Grant program. In 1995, the CAC consisted of representatives who were knowledgeable in a variety of areas of community development including small business, social service, elderly, private development and the residential community. The Citizens Advisory Committee reviews plans, projects and all other matters under the Community Development Block Grant Program and makes recommendations to the City Commission for implementation and/or funding. During the development of the first CDBG program year (1994-1995), the CAC met a total of eight times, and six meetings were scheduled for the CAC during the city's CDBG second program year (1995-1996).
Additionally, in the second year program, a total of eight meetings were
scheduled to provide citizens the opportunity to participate in the planning
process. The City Clerk's office posts notices throughout the city in advance
of the CAC meetings. Furthermore, Community Redevelopment Associates of Florida
(CRA) conducted two surveys for the City of Pembroke Pines to encourage the
participation of low income citizens who could not attend the Citizen Advisory
Committee meetings and to gather information on county agencies, neighborhood
associations, city departments and other groups who also work for the needs and
development of the city. Currently, plans are underway to advertise for resumes
for appointments to the CAC for 1996.
Since the time of incorporation, the City of Pembroke Pines has been known as a bedroom community for retirees and middle-class residents. That trend is expected to continue through the remainder of this century. At the time of its incorporation in 1960, the City of Pembroke Pines had 1,429 residents. Thirty-five years later, it has grown to 81,374 residents. Approximately 65% of the land area remains open to development. The amount of land available for development, and the existing roads and infrastructure have contributed to the fast growth of the city. Of the existing developed land, 56% is residential development. Of this 56%, 2/3 of the developed residential area is composed of single-family detached dwellings.
According to the U.S. Bureau of the Census, the City's population increased by 82.9% from 1980 to 1990 from 35,776 to 65,452. The fast population growth is expected to continue through the year 2010. According to the Evaluation and Appraisal Report completed by Berrynian and Heigar, Consultants for Pembroke Pines' Comprehensive Plan, Pembroke Pines has had an extremely high growth rate of over 5% per year from 1990 to 1995, while Broward County grew 1% per year during the same period. Furthermore, from 1990 to 1995, Pembroke Pines accounted for almost 21% of Broward County's growth.
In 1990, 53% of households had incomes above $35,000. The median income for the area was $36,369 in 1990. It is projected that by 1997, there will be a
total 35,688 households; of these, 21,770 or 61% will have incomes above
$35,000. The median household income for the area is projected to be $43,122.
Therefore, 39% of households (13,918) will have incomes below $35,000 (80% of
median for a family of four) by 1997. Minority groups represent 18.65% (12,206 persons) of the city's total 1990 population compared to 8.7% (3,112 persons) in 1980. Furthermore, the community's minority population is rapidly increasing and is projected
to reach 30% of the city's overall population by the year 1998. Hispanics represent the largest number of minority persons identified in the city.
The City of Pembroke Pines is one of the most desirable places to live in South Florida. Because all the required infrastructure was in place prior to development, the City became an attractive building location for developers following the concurrency requirements of Florida's Growth Management Law. Therefore, the City is experiencing a building boom of quality homes. The demand for quality housing, especially following Hurricane Andrew in 1992, also increased. Because of the high demand for housing, both the rental and purchase prices of housing in the City are higher than county wide. Thus, some of these units are not affordable to very-low, low and moderate income households.
PRIORITY HOUSING
NEEDS(households) |
High, Medium, Low, No Such Need |
UNITS |
DOLLARS NEEDED TO ADDRESS |
||||
|---|---|---|---|---|---|---|---|
| 0- 30% | 31- 50% | 51- 80% |
|||||
| Renter | Small | Cost Burden > 30% | M | M | N | 483 | 50,000 |
| Cost Burden > 50% | M | M | N | 483 | 50,000 | ||
| Physical Defects | L | L | N | 10 | 100,000 | ||
| Overcrowded | L | L | N | 18 | 1 | ||
| Large | Cost Burden > 30% | H | H | N | 89 | 50,000 | |
| Cost Burden > 50% | H | H | N | 89 | 50,000 | ||
| Physical Defects | H | H | N | 10 | 50,000 | ||
| Overcrowded | H | H | H | 166 | 250,000 | ||
| Elderly | Cost Burden> 30% | H | H | N | 606 | 100,000 | |
| Cost Burden> 50% | H | H | N | 465 | 100,000 | ||
| Physical Defects | H | H | N | 1 | 1 | ||
| Overcrowded | L | L | N | 24 | 1 | ||
| Owner | Cost Burden> 30% | L | L | N | 4,508 | 150,000 | |
| Cost Burden> 50% | L | L | N | 3,106 | 150,000 | ||
| Physical Defects | H | H | N | 324 | 810,000 | ||
| Overcrowded | L | L | N | 9 | 1 | ||
The City's 1990 owner-occupied housing stock was 20,519 units (69% of total units) and the renter-occupied housing stock was 6,203 units (21% of total units). In 1990, the two- bedroom unit constituted 48% of the total housing stock. According to the Income Expense Analysis Survey of 1994 produced by The Broward County Property Appraiser's Office, the two year trend in rental rates for the area, including the City of Pembroke Pines, was as follows:
| Efficiencies | $385-585 |
| 1 Bedroom | $465-735 |
| 2 Bedroom | $530-875 |
| 3 Bedroom | $745-950 |
As of January 1, 1994 the rental vacancy rate was estimated at 4.77%, up 3.15% from January 1, 1993. The vacancy rate for owner units was 1.7% and 9.4% for renter units according to the 1990 U.S. Bureau of the Census. Based on the housing unit median value, the housing stock of the City of Pembroke Pines is affordable to persons with incomes above 80% of the area median income. However, the survey conducted by CRA on May 26, 1995 reflects that the rental rates for multi-family units in the City of Pembroke Pines are higher than for the entire area provided by the Property Appraiser's Office.
The city maintains strict code enforcement in order to prevent substandard housing conditions from occurring, and to improve and maintain the aesthetic appeal of the community. Consequently, the City of Pembroke Pines has very few substandard housing units. The 1990 U.S. Census identified 41 units lacking complete plumbing and kitchens. The City has emphasized its commitment to maintaining the quality of the housing stock through its minor home repair programs. It currently targets 25 year old homes owned by low and moderate income households.
Based on the market analysis, there were 3,443 renter households in 1990 and the 1998 projection reflects close to 5,000 renter households that could potentially qualify for first- time home buyer assistance. Considering that the supply of units exceeds the demand, and that the rental rates and purchase prices are the main factors keeping some households from moving into larger units or into home ownership, first-time home buyer assistance through the CDBG program can meet the housing needs of qualifying renters paying over $440.00 per month for rental units in the city.
Based on 1990 census data, extremely low income households make up 26% of total households, 19% are low income, and 11% are moderate income. Given the area rental rates and the price of housing, most low and moderate income households in the City have a housing burden above 30% of their annual income. This trend is likely to continue as the cost of housing continues to escalate in the area.
The U.S. Bureau of the Census reflected in 1990 that there are no homeless persons within the boundaries of the City of Pembroke Pines. A survey conducted by the Broward County Coalition for the Homeless during the Spring of 1995 found that on that particular night there were twenty-four homeless persons in Census Tract 1102. Therefore, the City of Pembroke Pines participates in the county-wide effort to assist the needs of the homeless population in Broward County. This coordinated approach helps to ensure that the needs of the homeless population are better served.
The City of Pembroke Pines does not have any Public Housing Units located within its boundaries, nor is the City served by its own local Public Housing Agency. Broward County Housing Authority serves this municipality.
There are 29 tenant-based Section 8 Existing Housing Units. Of those, 28 are held by two (2) person elderly households and one large family household. There are no unused tenant- based existing rental certificated or vouchers available in the City of Pembroke Pines.
There are 100 project-based Section 8 Certificate Housing Units that provide rental housing to the elderly and handicapped, funded through Section 202 programs of HUD. All the units are two-bedroom units and are occupied. None of the tenant or project-based units are expected to be lost from the city's assessed housing inventory for any reason during the next 5 years.
Although the City is providing affordable housing for elderly residents in the construction of the Senior Center and Apartment Complex, additional research was conducted which determined that the City is receptive to private development of affordable housing. However, regulations that may increase the cost of housing in the city include amenities and infrastructure such as sidewalks that are required in keeping with the quality of life and image the city tries to maintain.
The jurisdiction will affirmatively further fair housing. There are no known impediments to fair housing in the City of Pembroke Pines, however, the City will conduct an assessment to determine whether there are any issues that need to be addressed that are potential impediments to fair housing. Currently, the city is researching whether it should undertake the study or contract a third party to ensure compliance with Section 808(e)(5) of the Fair Housing Act.
After reviewing the lead base paint hazard concerns with the County's Office of Natural Resource and Protection (ONRP), State Health and Rehabilitative Services (HRS), as well as reviewing the Census data on pre-1980 housing stock, it was determined that there are no known lead-based paint hazard cases in the City and no housing units currently in the City occupied by low and very low income households that have lead-base paint hazards.
The city of Pembroke Pines, as in the first year, continued, during its second year (CDBG 1995-1996) program, to work in conjunction with Broward County and several other local municipalities to identify and implement ways to ameliorate negative effects of public policy effecting the cost of housing. Also the city developed incentives that would maintain or improve affordable housing in its jurisdiction. As indicated in the first year plan within the CHAS, the city established an advisory committee to review housing policies and other policies that effect the provision of affordable housing.
Projects in economic development will be required to prove economic feasibility, job generation components, improve economic viability of businesses and respond to program income requirements as defined by the U.S. Department of Housing and Urban Development.
The Broward County Board of County Commissioners and the City Commissioners for the Cities of Pembroke Pines, Coral Springs, Plantation and Sunrise have adopted a three year Joint Local Housing Assistance Plan ("Plan") for State Fiscal Years 1992-1993, 1993- 1994, and 1994-1995 in accordance with the "State Housing Initiative Partnership Act" ("SHIP Act"), Florida Statues, 420.907 et. seq. and Chapter 91-37 of the Florida Administrative Code in order to create a partnership process to produce and preserve affordable housing in Broward County.
The Plan is intended to increase the availability of affordable residential
units by complimenting and expanding existing low income housing initiatives
currently funded by public and private funds and to reduce the cost of housing
and provide home ownership opportunities for very-low, low and moderate income
individuals and families in Broward County. The Plan intends to provide
incentives for private bankers, developers, builders, etc. to increase the
number of affordable housing units financed, developed and constructed in
Broward County. Furthermore, The Plan establishes joint housing assistance
programs with entitlement cities located within Broward County.
To arrest and prevent any physical or economic blight through the rehabilitation and/or construction of housing, infrastructure and community facilities, and through economic development initiatives.
The City of Pembroke Pines continues to insist on high quality housing development, as well as quality maintenance of the City's existing housing stock by residents. However, the City must insure that developers provide affordable high quality housing for the low/moderate income residents of the City.
The priorities for funding will be used to determine which proposals will be recommended to the Pembroke Pines City Commission for approval. The following is the list of funding priorities for the City of Pembroke Pines CDBG program:
The priorities for housing include maintaining the supply of affordable housing through rehabilitation, providing elderly housing through new construction, providing first-time home ownership opportunities for low and moderate income residents and promoting new renter housing construction through private sector incentives.
The priorities for Economic Development include providing assistance to small business owners. There has been substantial growth in the retail and service-related businesses along the City's commercial corridors. Because of the potential for additional commercial and light industrial expansion, the City may develop CDBG funded programs and/or projects to assist the private sector in economic development activities. In addition, the City will explore entering into partnerships with non-profit organizations and lenders that provide loans and other types of assistance programs to small businesses.
The priority in Public Services include meeting the needs of a growing community. Areas of concentration include employment, crime prevention, child care, health care, drug abuse, education, fair housing counseling and recreational needs of eligible groups or individuals. The Community Services Department would like to increase the existing service and provide additional services to the elderly population, while the Police Department would like to receive funds to provide programs for youths at risk. Furthermore, with the projected increases in population, there will be additional needs for public services.
The market analysis and other local and Federal demographic and housing data, indicate that there are no contiguous areas that may be designated as a "community development target" or "impact" areas. The City of Pembroke Pines does not have an area of "minority concentration" nor does it have an "area of low income concentration". Therefore, it is not the intent of the City to declare a targeted area for comprehensive redevelopment activities, but rather identify several projects and/or activities that will be implemented for a targeted population. At least 70% of all CDBG funds received and spent will benefit the City's low/moderate income families.
The primary Federal resources include HOME, CDBG, Hope III. State resources include SHIP and Elderly Housing Rehabilitation. Local resources that exist are City land, Revenue Bond, and Fee Waivers.
During the first year of the annual plan, the City of Pembroke Pines, in
conjunction with several other municipalities within Broward County, entered
into an interlocal agreement to review and develop incentives for affordable
housing within Broward County and the City of Pembroke Pines in order to meet
state guidelines. Out of that interlocal agreement, the city adopted what is
called Affordable Housing Incentive Plan (AHIP), pursuant to the State Housing
Incentive Program.
The Pembroke Pines One-Year Action Plan, second funding cycle, outlines the proposed use of approximately $568,000.00 in CDBG funds. These funds will be spent on the following activities.
All CDBG funding will be allocated to IMPACT AREAS. The City of Pembroke Pines does not have an area of "minority concentration" nor does it have an "area of low income concentration". Therefore, by definition, IMPACT AREA is "an area located within the political boundaries of the City of Pembroke Pines that has one or more physical, economic, or social needs eligible under the categories of the CDBG program and at least 31.6% of the area residents or users of the service are low and moderate income persons".
It should be noted that an IMPACT AREA may be much smaller than a traditional CDBG Target Area. It is possible that the IMPACT AREA may be a large elderly housing complex where the majority of the residents meet the HUD definition for low and/or moderate income residents since many of the City's elderly residents are on fixed incomes, as is the case for two of the above programs. Additionally, the IMPACT AREA concept allows the City to use CDBG funds to take advantage of unique economic development opportunities with public/private sector involvement.
All infrastructure related projects funded in whole or in part will be coordinated with the City's Capital Improvement Plan (CIP) and the growth management plan as provided in the City's approved "Comprehensive Plan".
In addition to the aforementioned areas for potential projects, the City may choose to fund private non-profit groups to carry out CDBG eligible projects. All non-profit funded projects and/or activities will be implemented with the same integrity as a City implemented project and must comply with all applicable HUD, OMB and related regulations and requirements.
The City of Pembroke Pines, as identified in the CHAS five-year goals, will continue to meet housing needs of the community. Under its five-year plan, the city's goals are:
So far, under this CDBG program year (1995-1996), the Minor Home Repair Project will benefit a minimum of 27 and a maximum of 100 Housing Units using state SHIP money to leverage CDBG funds.
MAP 1 depicts points of interest in the jurisdiction.
MAP 2 depicts points of interest and low-moderate income areas.
MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.
MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.
MAP 5 depicts points of interest, low-moderate income areas, and proposed HUD funded projects for one neighborhood; in addition, a table provides information about the project(s).
Martin R. Larsen
Community Redevelopment Associates of Florida
10221 Taft Street
Pembroke Pines, FL 33026
(954) 431-7866
