By Richard Grinnage and Chris Hodgkins
The Tamarac City Commission has for the 10
This is the final hearing in the approval process where the Commission will decide whether to accept these items. If accepted, the land use for approximately 165.53 acres of the golf courses will be changed from commercial recreation to low (0-5) residential. Approximately 115.86 acres of the golf courses will be rezoned from Recreation (RC) to Housing Development (RE) and approximately 49.67 acres will be rezoned from Recreation (RC) to R-2 (Two Family Housing).
There are many reasons to be concerned about these proposed changes. Here are just a few of them.
Arsenic in soil and groundwater
Soil and groundwater tests conducted toward the 13th Floor indicate that the soil and groundwater on the Woodlands Golf Course property are contaminated with arsenic. This needs to be cleaned prior to building houses as it has been found that levels of arsenic contaminants in soils are higher than the applicable target for soil remediation in residential areas. (Phase II, Environmental Assessment, August 28, 2019 and September 13, 2019, memo from the Broward County Department of Environmental Protection and Growth Management Department, Environmental Engineering and Permitting Division. )
There is no plan in commission assurance that shows how they will hold back the arsenic during excavations on the golf courses. Otherwise, arsenic will be released into the air when the soil is disturbed. Arsenic is carcinogenic.
It is extremely dangerous for humans because it has neither taste nor smell. You can be exposed to it without even knowing it. Symptoms can appear up to five years after exposure and can even result in death. (American Cancer Society & Broward, County Commission agenda backup, May 4, 2021, and World Health Organization.)
13th floor paid to previously cover up information about arsenic on golf courses
Arnaud Karsenti, CEO of 13th Floor, paid Bruce and Shawn Chait $ 500,000.00 to refrain from disclosing information about arsenic in the ground where the Manor Parc and Central Parc developments were being built instead of warning or warning local residents carry out additional soil and groundwater tests. (South Florida Sun-Sentinel, March 12, 2021.)
This behavior contradicts the image that 13th Floor tries to present itself as a serious and serious developer. Decent and reputable builders do not pay hush money to keep evidence of arsenic contamination secret so they can sell their homes to unsuspecting buyers.
Traffic
Usually projects lead to some increase in traffic. What sets the project apart from 13th Floor is that the Florida Department of Transportation, FDOT, has made comments on what they rarely do.
Currently, traffic on Commercial Boulevard is nearly 25% higher than the capacity Commercial Boulevard was built for.
The current Operational Level of Service (LOS) for these roads is F. The lowest acceptable LOS is D. There are no road improvements planned in the county’s traffic plan for the next five years that would reduce, mitigate, eliminate, or increase these adverse traffic impacts the capacity of these congested roads. (Florida Department of Transportation (FDOT) comments 11/25/2020.)
There is no right of way to increase the capacity of these congested roads. The increased traffic will affect all Tamarac residents who use Commercial Boulevard, Rock Island Road, 7 State Road, the freeway entrances, and the adjacent streets.
The planned development of 13th Floor will lead to a lot of traffic jams and significantly increase the travel time on these roads to work, doctor’s appointments or leisure activities.
Residents have to wait longer on these congested streets. The addition of 397 new homes would add 45% more homes than what is currently in the Woodlands. The traffic on the roads in the Woodlands would increase tenfold for both rush hours from 46 to 406 journeys and the daily number of journeys from 360 journeys to 3,300 journeys. (Kimley-Horn traffic study 04/12/2019.)
As already mentioned at Tamarac Talk, The latest proposal from 13th Floor closes the existing entrances on Banyan Lane, Holly Drive, White Oak Lane and Bayberry Lane, turning them into one-way exits. (Traffic study Kimley-Horn 01.05.2021.)
All vendors, guests, and potential buyers of the Woodlands Community and the Project are prohibited from using any entrance to the Woodlands Community other than the main gate at the intersection of Woodlands Boulevard and Commercial Boulevard. (13thNS Development contract from Floor.)
Accordingly, 42% of the new traffic will use Woodlands Boulevard as an entry point. Kimley Horn traffic study 04/12/2019.
There are currently bike lanes on Woodlands Boulevard where residents and their children walk, run, ride bicycles, and roll pushchairs. This increase in traffic will make these bike lanes dangerous.
In July 2019, the 13th Floor of the city commission agreed to present their site plan at the final hearing. The city commission does not have a site plan for the hearing on November 10, although 13th Floor promised two and a half years ago to draw up a site plan and present it at the final hearing. This also after an extension of around six months.
This map should have been submitted to the city in May 2021.
Strangely enough, the planned development contract between the city and the person responsible for building the 397 apartments does not match the 13th floor. The developer is called Woodlands Club Holdings, LLLP, a Delaware Shell Limited Liability Partnership. The manager of Woodlands Club Holdings, LLLP, is another Shell limited liability company called 13th Floor Woodlands HB GP, LLC, which is a Delaware limited company. The managing director of this limited company is Arnaud Karsenti.
A shell company with limited liability is a company established to shield shareholders from liability. Its wealth is limited, if it exists at all.
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Finally, the planned development of the 13th Floor is likely to add to your property tax bill. The 397 homes to be built to the 13th floor will generate only $ 1,136,141 in new property taxes annually.
This will not be enough to cover the annual cost of new staff and services for these new residents. Then the city would have to pay property taxes for all residents in Tamarac. raise. (Annual municipal government revenue analysis of the 13th Floor Investments residential complex in Tamarac, Florida, Jan. 9, 2019.)
The November 10th hearing is your chance to be heard. Based on all of these facts, including the facts found in 13th Floor’s own documents, this proposed project will have a negative impact on all residents of the city of Tamarac and especially those who live in the Woodlands.
Don’t miss this opportunity to protect the city of Tamarac and urge the city commission members to vote NO.
Richard Grinnage is President of Woodlands Section 3 and Chris Hodgkins is President of Woodlands Section 4.
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