Alex Dambach, AICP

Planning Supervisor

Peter Schwarz, AICP

Assistant Director

Brad Ostroff, Acting Director

Case # CD19-15DMUD - Guevara Townhomes

Issue Statement:  OPF Investment, LLC, Manuel Guevara, Manager, submitted a site development plan application to construct 3 townhouses on a 10,077 square foot site located at 1298 NE 35^th Street.  Provided is a report to the City Commission on the staff and Planning and Zoning Board's findings per Section 24-272(A)(6) of the Land Development Code, "Development Review Procedure".

Recommended Action:  Provide a report to the City Commission on the staff and Planning and Zoning Board's findings per Section 24-272(6) of the Land Development Code, "Development Review Procedure.”

The Neighborhood Participation Meeting for this project was held on July 25, 2018.

The Planning and Zoning Board voted 5-0 to recommend approval of the application at its May 11, 2020 public hearing having determined that the project site plan meets the standards and requirements of the Oakland Park Land Development Code.

Description:  The subject property is a vacant lot located at the southwest corner of NE 13^th Avenue and NE 35^th Street and is adjacent to an improved public alley to its west.

· Surrounding Properties:  Surrounding the site are single-family, duplex, and multi-family dwellings. To the immediate west of this site, across the alley, is a row of commercial buildings facing NE 12^th Terrace.

 · Zoning: This property is in the Downtown Mixed Use District, within the Neighborhoods sub-area.  This project is subject to the Free-standing Residential Base Standards found in Section 24-263.1 of the Land Development Code. 

The applicant proposes to construct a single building to contain 3 townhouse dwelling units that would each face NE 35^th Street. Each 3-bedroom unit would have approximately 1,666 square feet of living space along with a 2-car garage and garden areas.

Pedestrian access to each unit would be from front doors facing NE 35^th Street.. 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 35^th Street, and its garage door would face that street. The eastern unit would have a driveway leading straight from NE 13^th Avenue to a side-facing garage door.

The building would be surrounded by lawn area enclosed by 3’ tall walls 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 2^nd story balconies and eyebrow canopies over windows and entrances.

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.    

District Regulations

DMUD Neighborhoods Subzone Bulk Requirements for Free-standing Residential Buildings

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:

( Ord. No. O-2017-014 , § 2, 10-18-17)

24-272 Development Review Procedure

         (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.

24-258 (C) (2 through 4) The purpose and intent of the DMUD includes:

         (2)The redevelopment of the area adjacent to the Dixie Highway corridor which makes up the Downtown Mixed Use District will serve the public welfare by creating and providing financial viability for the City of Oakland Park.

         (3)The creation of the Downtown Mixed Use District will serve to protect and enhance the residential character of the city and promote the sense of community.

         (4)Creation of the Downtown Mixed Use District will serve to conserve and protect property and property values and will secure an appropriate use of the land within the district to insure that the long standing sense of community, an integral component of the City of Oakland Park, is preserved.

24-263(7)(A) The Neighborhoods sub-area will maintain strong residential community feeling.  Homeownership is to be encouraged in the form of single family and townhomes.

This item is provided as a report only.  No action is necessary unless the City Commission chooses to schedule a formal public hearing per 24-272(A)(6)(b) of the Land Development Code.