Issue Statement: This is a request to assign 32 Flexibility Units in addition to the 47 already assigned for the north block of the Oakland Square Project, a mixed use development on two vacant city-blocks located at the northwest and southwest corners of N. Dixie Highway and Park Lane East (N.E. 38th Street).
Recommended Action: The Planning and Zoning Board consider a recommendation to the City Commission to adopt an ordinance to assign 32 Flexibility Units to the north block Oakland Park Square Project located at the now-vacant city block on the west side of N. Dixie Highway between NW 38th Street and NW 39th Street.
Background: On October 17, 2018, the City Commission passed Resolution #R-2018-154 approving the City to enter into a Development Agreement with Integra Real Estate, LLC. The corresponding Purchase and Sale Agreement for the site, referred to as the West Dixie Lots, was also approved by the City Commission that day.
Securing an equity partner became a challenge for Integra due in part to the size of the project and to changes in the market. On May 20, 2020, staff provided an update to the City Commission on the project. As presented then, Integra was successful in locating a developer who had an interest in assuming development of the project and whose financing structure was aligned for the success of the development. The presentation introduced NRi and outlined modifications to the program requested by NRi and its desire to expedite the timeline for the project’s delivery. NRi is recommending modifications to the project’s program to ensure the financial stability and marketability of the project.
On August 6, 2020, City Commission adopted resolutions for Assignment of the Purchase and Sale Agreement to NRi and to update the Development Agreement accordingly. Under the new agreement, the project has been updated to reflect the new Development Program to include 116 residential units, 26 Live/Work units, 16,242 Square Feet of Ground Floor Retail/Commercial space; 1st floor and 6th floor dedicated space to City Hall; and Parking for no less than 360 Parking spaces. This application complies with the agreement.
Site Description: The site consisst of two vacant city blocks on the west side of N. Dixie Highway separated by N.E. 38th Street. The site is in the Dixie Mixed Use subzone of the Downtown Mixed Use Zoning District (DMUD). The southern parcel (south block) is a 1.2 acre rectangular lot with frontage on N. Dixie Highway, N.E. 37th Street, N.E. 11th Avenue, and N.E. 38th Street (Park-Lane Road). The northern parcel (north block) is a 0.9 acre triangular shaped lot with frontage on N. Dixie Highway, N.E. 38th Street (Park-Lane Road), N.E. 11th Avenue, and N.E. 39th Street. These lots are city-owned and intended for redevelopment. This request for allocation of flexibility units applies only to the north block.
Proposed Project: The applicant proposes to construct a new building on each lot. The south block is to contain a mixed use building that would include offices and meeting rooms for a new City Hall, street-level retail and commercial space, a 338-space parking garage, and 21 live-work dwelling units. The north block is to contain a mixed use building that would include street-level retail and commercial space and 119 dwelling units.
Application Requests: This agenda item is requesting the allocation of flexibility housing units. A corresponding item requesting use of the Additional Building Height Program under Section 24-269 is under a separate agenda report. These requests will ultimately be heard by the City Commission. The overall project is being reviewed in phases, and a full development site plan will be submitted and presented for review later.
Existing Zoning: Downtown Mixed Use District (DMUD) – Dixie Mixed Use Subzone. This zone is intended to promote mixed use buildings and a pedestrian-oriented environment.
Comprehensive Plan Designation: Local Activity Center