Alex Dambach, AICP

Planning Supervisor

Lauren Pruss, AICP

Assistant Director of Community and Economic Development

Peter M. Schwarz, AICP

Director of Community and Economic Development

Case #CD20-15CPTRZ “OP3D Rezoning”

A public hearing to consider rezoning the property generally consisting of the following: an area bound on the north by NE 43 Street, on the east by Dixie Highway, on the south by NE 42 Street, on the west by the west parcel lines of certain parcels along the west side of Dixie Highway between NE 42 Street and NE 43 Street; an area bound on the north by NE 42 Street (extended), on the east by NE 12 Terrace, on the south by NE 40 Place (extended), and on the west by the Florida East Coast Railway;  an area bound on the north by Oakland Park Boulevard, on the east by NE 13 Avenue, on the south by the North Fork of the Middle River shoreline to the south end of NE 12 Terrace and then extending due west of that point to the Florida East Coast Railway and continuing south along the railway to the North Fork of the Middle River shoreline and continuing along that shoreline to NE 6 Avenue, and on the west by NE 6 Avenue; and an area generally bound on the north by a line running generally northwest from the corner of NE 10 Avenue and NE 40 Court to the center of the block; on the east by NE 10 Avenue, on the south by Oakland Park Blvd, and on the west by the west parcel lines of certain parcels approximately 1-2 lots deep along the west side of NE 10 Avenue between Oakland Park Boulevard and NE 42 Street (property), to change the current zoning designations from B-1, Community Business; B-2, General Business; B-3 Commercial - Industrial; I-1, Light Industrial; OS, Open Space; R-1, Single Family Residential; RM-16, Multifamily Residential; and RM-25, Multifamily Residential to the Oakland Park Downtown Development District (OP3D) and its sub areas.

To implement this plan amendment, the expansion areas consisting of the riverfront area south of Oakland Park Boulevard, properties along the west side of NE 10 Avenue in Downtown, and areas within approximately 600 feet of the north boundary of the existing OP3D area need to be rezoned to the Oakland Park Downtown Development District (OP3D) and applicable sub-areas. The Planning and Zoning Board is required to make a recommendation to City Commission regarding this proposed rezoning.

Recommended Action: The Planning and Zoning Board make a recommendation to City Commission to adopt an ordinance to rezone the property depicted on the map included as Exhibit A in the ordinance to change the current zoning designations of those properties from B-1, Community Business; B-2, General Business; B-3 Commercial - Industrial; I-1, Light Industrial; OS, Open Space; R-1, Single Family Residential; RM-16, Multifamily Residential; and RM-25, Multifamily Residential to the Oakland Park Downtown Development District (OP3D) and its sub areas in order to implement the zoning and land development regulations of the OP3D for the extended Downtown Local Activity Center.

Background:  In 2018, the City of Oakland Park commissioned a comprehensive review of the City’s downtown development potential, including land use, zoning, development regulations, design guidelines, landscaping, parking, and transportation. The result of this effort indicated that redevelopment of the area depends upon the creation and implementation of new zoning and land development regulations that facilitate a mix of uses and transit-supportive residential density along the Dixie Highway Corridor.

The City convened downtown and regional stakeholders and conducted community input meetings that provided guidance to Staff and the City’s design professionals in developing Land Development Code updates.  In addition to suggesting new regulations, the OP3D planning effort led to a decision to expand the downtown area southward to the Middle River, westward to take in both sides of NE 10 Avenue, and northward to include additional properties that would benefit from redevelopment.

The existing downtown area was already designated in the Future Land Use Map as an LAC, enabling zoning for mixed-use, pedestrian-oriented development. The OP3D zoning was created for that area with the expectation that this zoning would also apply to the expansion areas when those areas are also designated as an LAC. The following official actions were necessary for creation of the OP3D and for expanding the LAC:

•  On March 17, 2021, the City Commission adopted an ordinance on first reading amending the Comprehensive Plan text and Future Land Use Map to designate the expansion area as a Local Activity Center.

•  On July 21, 2021, the City Commission adopted Ordinance O-2021-007 on second and final reading creating the zoning regulations for OP3D for the area already designated as Local Activity Center.

•  On August 4, 2021, the City Commission adopted Ordinance O-2021-011 on second and final reading rezoning the area already designated as Local Activity Center to OP3D.

•  On January 25, 2022, the Broward County Board of County Commissioners approved transmittal of the amendment to the County’s Future Land Use Plan to designate the expansion area as an Activity Center and send to State and Regional Reviewing Agencies.

•  On March 2, 2022, the final review by State and Regional Reviewing Agencies was completed to designate the expansion area as a Local Activity Center.

• On April 25, 2022, the Broward County Board of County Commissioners will consider adoption on second reading of the amendment to the County’s Future Land Use Plan to designate the expansion area as an Activity Center.

Other Reviews: A text amendment to the OP3D regulations is under review as another agenda item to update zoning requirements and to add a sub-area appropriate for the expansion area to address development along the riverfront.

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

An amendment to The Official Zoning Map is proposed to expand the area zoned OP3D. The expansion areas consist of the riverfront area south of Oakland Park Boulevard, properties along the west side of NE 10 Avenue in Downtown, and areas within approximately 600 feet of the north boundary of the existing OP3D area. The areas currently zoned OP3D would not change their designation, but areas now zoned B-1, Community Business; B-2, General Business; B-3 Commercial - Industrial; I-1, Light Industrial; OS, Open Space; R-1, Single Family Residential; RM-16, Multifamily Residential; and RM-25, Multifamily Residential would be zoned OP3D and would be assigned a sub-area.

The OP3D has four subareas.  An additional subarea would be created for the area near the riverfront, to be called the Middle River District, through a separate agenda item. Each sub-area is to have unique development, building design, and site configuration requirements:

1. Downtown Core (DC) East and West subareas 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. 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. 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. 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.
   
   
5. Middle River (MR) subarea is envisioned as a mixed-use neighborhood to include commercial, retail and residential uses oriented towards the Middle River with buildings fronting bike/ped trails for public access and connecting the area to downtown.

Findings

The proposed rezoning is the result of an extensive study conducted by the City with staff and consultants, as well as, resident and business input.  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 make a recommendation to City Commission to adopt an ordinance to rezone the property depicted on the map included as Exhibit A in the ordinance to change the current zoning designations of those properties from B-1, Community Business; B-2, General Business; B-3 Commercial - Industrial; I-1, Light Industrial; OS, Open Space; R-1, Single Family Residential; RM-16, Multifamily Residential; and RM-25, Multifamily Residential to the Oakland Park Downtown Development District (OP3D) and its sub areas in order to implement the zoning and land development regulations of the OP3D for the extended Downtown Local Activity Center.