The applicant proposes to construct a single building to contain 3 townhouse dwelling units that would each face NE 35th Street. Each 3-bedroom unit would have approximately 1,666 square feet of living space along with a 2-car garage and fenced garden areas.
Pedestrian access to each unit would be from front doors facing NE 35th Street, even though the lot’s front is technically along NE 13th Avenue. For garage access, the western unit would have a driveway leading straight from the alley. The central unit would have a driveway leading straight from NE 35th Street, and its garage door would face that street. The eastern unit would have a driveway leading straight from NE 13th Avenue to a side-facing garage door. While the garage parking spaces for each unit would meet parking standards, additional parking would be possible in the driveway areas for guests.
The building would be surrounded by lawn area enclosed by 3’ tall fences for each unit and traversed by driveways and walkways. The building would have an irregular shape with alcoves and extensions on all sides and would have a modern-style facade with 2nd story balconies and eyebrow canopies over windows and entrances.
The Planning and Zoning board is to determine if the site plan meets the standards and requirements of the Oakland Park Land Development Code and forward its recommendation to the City Commission.
Findings and Applicable Codes
The Development Review Committee (DRC) reviewed the site plan and has found that the project meets the requirements of the Land Development Code, however, additional landscaping and engineering details need to be added to the final site plan before approval.
District Regulations
DMUD Neighborhoods Subzone Bulk Requirements for Free-standing Residential Buildings
|
Requirements
|
Required
|
Proposed (entire site)
|
Zoning Status
|
|
Front
|
5’
|
5’
|
Conforming
|
|
Side (interior & street-facing lot lines)
|
15’
|
15’
|
Conforming
|
|
Rear
|
30’
|
30’
|
Conforming
|
|
Minimum Pervious Area
|
35%
|
39.44%
|
Conforming
|
|
Multifamily Unit Size Minimum
|
1,200 SF
|
1,666 SF
|
Conforming
|
|
Parking Spaces
|
2 / du = 6
|
6 parking spaces
|
Conforming
|
|
Building Height Limits
|
3 stories/Max 36 Feet
|
2 stories/23 Feet
|
Conforming
|
|
Units Per Acre
|
Up to 16
|
13
|
Conforming
|
Sec. 24-263.1. - Free-standing residential base standards.
The Downtown Mixed Use District base standards for free-standing residential uses (those projects which are only residential uses and not mixed with commercial uses) that include duplexes, garden apartments, townhouses and villas are as follows:
|
FREE-STANDING RESIDENTIAL BASE STANDARDS
|
|
|
HEIGHT
(floors/max height)
|
SETBACKS
|
PERVIOUS
AREA
|
UNIT
SIZE,
(sq. ft.)
|
DENSITY
(units/
acre)
|
|
Front
|
Side
|
Rear
|
|
BASE STANDARD
Applies to duplex,
garden apt.,
townhouse and
villas only
|
Max. of 3
floors/36 feet
|
5 feet
|
15 feet
|
30 feet
|
35%
|
1,200
Minimum
|
16
|
|
The residential housing unit type includes the following categories:
- Duplex - Two (2) dwelling units, attached by a common party or firewall, in one (1) building.
- Garden apartment - Three (3) or more attached dwelling units in a two (2) or three (3) residential story building with each unit being only one (1) story.
- Townhouse - Three (3) or more attached dwelling units attached by a common party or firewall, with each unit having two (2) or more residential stories (exclusive of parking levels) and direct access from the ground floor.
- Villa - Three (3) or more dwelling units, attached by a common party or firewall, in a building not exceeding one (1) residential story.
|
( Ord. No. O-2017-014 , § 2, 10-18-17)
Sec. 24-272. - Development review procedure.
The development review committee, which shall include an urban designer and any other designees assigned to the committee by the city, will review all development applications pertaining to any property located in the Downtown Mixed Use District for compliance with the provisions of this Article XX and its companion Oakland Park Downtown Mixed Use District Design Guidelines. The purpose of the review is to ensure that the requested modification is compatible with the desired character of the Downtown Mixed Use District and is consistent with the provisions of this Article and the Oakland Park Downtown Mixed Use District Design Guidelines.
(A) Process for development approval.
(1) Pre-application meeting. A developer or property owner shall submit a development application at least two (2) weeks before a scheduled development review committee meeting to be scheduled for a pre-application meeting on that date. The development review committee may provide oral or written comments on plans at the pre-application meeting.
(2) Formal development review committee meeting. A developer or property owner shall submit the complete development application at least two (2) weeks before a scheduled development review committee meeting to be scheduled for a formal development review committee meeting on that date. The development review committee (DRC) shall provide written comments on the development application at the scheduled meeting.
(3) Required developer response. The developer or property owner shall respond to the development review committee's comments within thirty (30) days of the formal development review committee meeting. The development review has a right to table development applications due to lack of response or incomplete response by a developer or property owner. An application may be reconsidered with a new development review fee with a written request after three (3) months of inactivity.
(4) Staff discretion. City staff has the sole discretion to hold a second formal development review committee meeting with the developer within two (2) weeks of receipt of the developer's modifications if the developer is deemed non-responsive to the development review committee's comments and or the submittal includes major amendments
(5) Revisions to approved site plan.
(a) Minor amendment: The development review committee, after receiving staff recommendations may approve "minor" changes and deviations from the approved site plan which are in compliance with the provisions and intent of this article, and which do not depart from the principal concept of the approved site plan. All other requested changes and deviations shall be referred to the city commission.
(b) Major amendment: The city commission may review and determine that requested changes and deviations from an approved site plan constitute a substantial alteration to the character of the development and thus require that the requested changes be subject to the same procedure as required for new application. Substantial changes would include alteration of the intensities, density, design, public amenities or modifications to minimum code requirements and approved conditions.
(6) Final approval. City staff shall report to the planning and zoning board and city commission on site plans reviewed by the development review committee submitted for development and redevelopment in the Downtown Mixed Use District.
(a) Planning and zoning board consideration. City staff shall report on the development review committee's comments at the first possible planning and zoning board meeting. The planning and zoning board will determine if the site plan meets the standards and requirements of the Oakland Park Land Development Code. The planning and zoning board will forward its recommendation to the city commission.
(b) City commission consideration. The city commission reserves the right to schedule and to hold a formal hearing within forty-six (46) days of the planning and zoning board's review of the development review committee's comments. If no formal hearing is scheduled within the forty-six (46) days, development may proceed as approved by the development review committee.
(Ord. No. O-2004-030, § 2, 12-1-04)