Alex Dambach, AICP

Planning Supervisor

Peter M. Schwarz, AICP

Director of Community and Economic Development

Case #CD20-15CPTRZ “Oakland Park Downtown Development District (OP3D) Rezoning”

A public hearing to consider a municipally-initiated Rezoning of the property generally bound on the north by NE 42 Street (extended), on the east by NE 13 Avenue, on the south by Oakland Park Boulevard, and on the west by NE 10 Avenue consisting of approximately 148.2+/- gross acres from Downtown Mixed Use District and its seven (7) subareas to Oakland Park Downtown Development District (OP3D) and its four (4) subareas, (see attached map), in order to implement the zoning and land development regulations adopted as part of the OP3D update to the City of Oakland Park Land Development Code.

Issue Statement: The current downtown land development and zoning regulations have proven to be unconducive to redevelopment efforts within the City’s downtown. Adopted in 2004 with the creation of the Local Activity Center, the Downtown Mixed Use District and its zoning subareas and regulations have proven to be onerous and difficult to navigate. Particularly, the arrangement and interaction of the seven designated subareas has not provided the separation of uses and desired context needed to create a multi-modal, thriving downtown that supports the vision and desires of the community. City staff proposes an amendment to the Official Zoning Map rezoning the specific areas currently zoned Oakland Park Downtown Mixed Use District and its seven (7) subareas to the Oakland Park Downtown Development District (OP3D) and its four (4) subareas.                     

Recommended Action:  The Planning and Zoning Board recommend that the City Commission approve adoption of an ordinance rezoning the property generally bound on the north by NE 42 Street (extended), on the east by NE 13 Avenue, on the south by Oakland Park Boulevard, and on the west by NE 10 Avenue consisting of approximately 148.2+/- gross acres, from Downtown Mixed Use District and its seven (7) subareas to Oakland Park Downtown Development District (OP3D) and its four (4) subareas, in order to implement the zoning and land development regulations adopted as part of the OP3D update to the City of Oakland Park Land Development Code.

Other Reviews: 

•  A text amendment to the Land Development Code to replace Article XX in its entirety with a new Article XX with text and regulations for OP3D and its subareas.

• An amendment to the Comprehensive Plan and its Future Land Use Map was approved on First Reading by the City Commission on March 17, 2021 to expand the area of the Local Activity Center and enable zoning for this expanded Downtown Area, which is proposed as the future enlarged OP3D zoning, to cover an area extending south to the Middle River shoreline as well as additional blocks to the west and north. That amendment was submitted after First Reading to State review agencies for required evaluations and to Broward County for it to adopt concurrent Land Use Plan amendments.  These activities will take several months. This plan amendment will be submitted to City Commission for second reading after it receives responses from those agencies. Upon that amendment to the Comprehensive Plan and its Future Land Use Map, Additional areas of the City could be rezoned to OP3D and applicable subareas.

Description: The subject area is generally bound on the north by NE 42 Street (extended), on the east by NE 13 Avenue, on the south by Oakland Park Boulevard, and on the west by NE 10 Avenue. It consists of approximately 750 properties and is approximately 148.2 acres.

Future Land Use:  The entire area to be rezoned is designated in the Future Land Use Map as a Local Activity Center, and the OP3D zoning corresponds with the Comprehensive Plan.

The City engaged the services of the Zyscovich firm in order to study the existing conditions and develop recommendations to improve multi-modal connectivity; enhance residential opportunities; and maximize the Local Activity Center's location and inherent features to encourage smart, compact and sustainable growth of the Downtown. The City conducted extensive studies on the level of development activity that has occurred in the Downtown area, as well as its potential for redevelopment and commissioned specialists in architecture, urban design, transportation, and urban planning finding that the zoning designations for the area need updating.

This effort resulted in the proposed update to the zoning map. The Official Zoning Map is proposed through this agenda item to be amended to encompass the new OP3D area depicted on attached maps for the area within the boundaries described above.

The proposed OP3D would have four subareas replacing the seven current subareas of the Downtown Mixed Use District.  These new subareas would each have unique development, building design, and site configuration requirements:

1. The Downtown Core (DC) East and Downtown Core West subareas are designated as the center of the Oakland Park Downtown Development District. Downtown Core is intended to portray the desired context of downtown Oakland Park and be its main destination with high quality building design, a mix of uses including ground floor active uses to appeal to both locals and visitors.
2. The Intown Neighborhoods (IN) subarea is a transitional, moderate density residential area to buffer the residential areas surrounding downtown Oakland Park with the higher density Downtown Core subareas.
3. The Warehouse Flex (WF) subarea will provide a transition from the railroad corridor and existing industrial uses to the residential, mixed use, and commercial areas with adapted and renovated building stock, warehouse style buildings, and large, working storefronts. This area is intended to appeal to emerging artists and individuals seeking atypical housing choices, and it will include existing and new light industrial uses, artist studios, and creative offices.
4. The North End Townhomes (NET) subarea encompasses an existing townhome neighborhood approved in 2013. Standards provided for this section permit the continuation of this existing development’s physical layout and provide for regulations for future construction such as additions or building replacements.

Findings

The proposed rezoning is the result of an extensive study conducted by the City with staff and consultants as well as a stakeholder steering committee.  This rezoning corresponds with the Comprehensive Plan and is necessary to help address challenges found in redevelopment of the Downtown. 

The Planning and Zoning Board recommend that the City Commission approve adoption of an ordinance rezoning the property generally bound on the north by NE 42 Street (extended), on the east by NE 13 Avenue, on the south by Oakland Park Boulevard, and on the west by NE 10 Avenue consisting of approximately 148.2+/- gross acres, from Downtown Mixed Use District and its seven (7) subareas to Oakland Park Downtown Development District (OP3D) and its four (4) subareas, in order to implement the zoning and land development regulations adopted as part of the OP3D update to the City of Oakland Park Land Development Code.