City of West ParkTransit Oriented Corridor (TOC) Expansion
Proposed Rezoning Expanded TOC Area – April 23, 2019
OverviewJim Hickey, Planning Administrator
Calvin, Giordano and Associates
Intent of the TOC
• The Transit-Oriented Corridor District is established to include a rich mix of residential, retail, restaurant, service, and small employment uses within a pedestrian village format. The purpose of this district is to promote redevelopment of the State Road 7 (SR7) corridor and a quality mixed-use environment. Land consuming uses, such as large lot housing and large retail outlets are excluded from this district. The TOC district is gridded on developable and redevelopment parcels generally found within one-quarter of mile of the SR7 corridor. Nothing in these regulations shall preclude application for expansion of the TOC beyond the one quarter of a mile of the SR7 corridor, when site-specific development plans demonstrate efficient resident access. The district is intended to serve a residential population of sufficient size to constitute an origin and destination for purposes of rapid transit service along the SR7 corridor.
Clarifications and Terminology
What is and What Isn’t Gentrification?• the rehabilitation and resettlement of low- and moderate-
income urban neighborhoods by middle- and high-income professionals. (American Planning Association)
• the transformation of a working-class or vacant area of the central city to a middle class residential and/or commercial use (Gentrification, New York: 2008)
• the process of repairing and rebuilding homes and businesses in a deteriorating area (such as an urban neighborhood) accompanied by an influx of middle-class or affluent people and that often results in the displacement of earlier, usually poorer residents (Merriam-Webster)
Research on Gentrification and Displacement
• Disadvantaged households in gentrifying neighborhoods are 15% less likely to move than in non-gentrifying households (The Complicated Link Between Gentrification and Displacement, Richard Florida, City Lab, September 8, 2015)
• As for displacement-the most objectional feature of gentrification-there’s actually very little evidence it happens. In fact so-called gentrifying neighborhoods appear to experience less displacement than nongentrifying neighborhoods. (The Myth of Gentrification, John Bunton, Slate.com, January 4, 2015)
Revitalization
• the imparting of new economic and community life in an existing neighborhood, area, or business district while at the same time preserving the original building stock and historic character. (Jacksonville, Fla.)
• re-establishing the economic and social vitality of urban areas through infill, legislation, tax incentives, commercial development, etc. within existing urban areas to take advantage of existing investments in infrastructure and reduce the negative impacts of urban sprawl. (Washtenaw County, Mich.)
Gentrification versus Revitalization• profit-driven, race, and class
change of a historically disinvested neighborhood
• Neighborhoods/areas that businesses and governments have abandoned
• Land costs low so profits are high
• Neighborhood-wide redevelopment
• Built on new vision of community health and sustainability benefiting all residents
• Brings different groups to the table to identify a shared interest ensuring empowerment of entire community
• Maintain the neighborhood’s character and diversify it
Source: Gentrification vs. revitalization, Washington Examiner, July 23, 2012 and Gentrification and Neighborhood Revitalization: What’s the Difference?, National Low Income Housing Coalition, April 5, 2019
Redevelopment
• one or more public actions that are undertaken to stimulate activity when the private market is not providing sufficient capital and economic activity to achieve the desired level of improvement. This public action usually involves one or more measures such as direct public investment, capital improvements, enhanced public services, technical assistance, promotion, tax benefits, and other stimuli including planning initiatives such as rezoning. (American Planning Association Policy Guide on Public Redevelopment)
Will Property Taxes Increase as a result of redevelopment?• New development will add additional assessed value into City thereby
providing additional tax revenue
• Additional tax revenue can reduce burden on existing home owners
• Additional commercial development will increase sales tax revenue thereby lowering residential tax rate.
• Additional investment in the City can lead to an increase in property values
• Because of Homestead and Save our Homes, increases in taxes will be maximum of 3% annually on residential properties
Will Low-Moderate Income Families Be Able to Afford Properties?
Type of Unit Broward Miami-Dade Tri-County
Single Family $350,000 $345,000 $349,000
Condo/Townhome $160,000 $250,000 $195,000
• Tri-County area is one of the least affordable housing markets in the US
• Lower household incomes & increasing housing costs• Lack of vacant land within the tri-county region (esp. Broward)• Redevelopment is only way to increase housing units • Increase housing opportunities for all
Median Home Sales – February 2019
Source: South Florida home sales still sluggish in February, South Florida Business Journal, March 22, 2019
Will City/Developers Begin Purchasing Properties as a Result of Expanded TOC?• City cannot obtain property through eminent domain and sell
land to developer
• City Resolution 2018-44 - Eminent domain is NOT contemplated in conjunction with TOC
• City/Developer can purchase property ONLY if owner agrees to sell property
• Regulations in place to limit development adjacent to residential communities
• Guidelines/regulations placed in Code to protect existing neighborhood development from new development
Will the City Require Impact Fees of Developers and How do Impact Fees Work?
• Impact fees are a mechanism for municipalities/government agencies to receive fees for services required for new development
• Can only be used for the fee it was collected
• Must be a rational nexus – Fee obtained is directly related to the services provided
Examples of Fees:Water/Sewer
Parks
Schools
Drainage
Affordable Housing
Impact Fees
FIRE PROTECTION RELATED CAPITAL
IMPROVEMENTS (CITY)
STORMWATER FEES (CITY)
SCHOOLS (IF RESIDENTIAL)
(BROWARD COUNTY)
TRANSIT FEE
(BROWARD COUNTY)
COST RECOVERY FEES FOR DEVELOPMENT
REVIEWS (DEVELOPER)
NOTE: At the time the West Park TOC was created, Broward County defined a high rise as 4 stories and above. Due to City zoning regulations restricting the height, the high-rise units by today’s Broward County definition should be reclassified as midrise.
LAND USEINITIAL WEST PARK TOC THRESHOLD (88 acres)
1,500 Dwelling units broken down as shown below
EXPANDED WEST PARK TOC THRESHOLD (270.55 acres)
2,021 Dwelling units broken down as shown below
HIGH RISE 1000 N/A
MID RISE 955 (0 existing, 955 proposed)
GARDEN APARTMENT 450 488 (8 existing, 480 proposed)
TOWNHOUSE 50 303 (136 existing, 167proposed)
SINGLE FAMILY 275 (227 existing, 48 proposed)
OFFICE 575,000 Sq. Ft. 575,000 Sq. Ft. (0 existing, 575,000 proposed)
COMMERCIAL 500,000 Sq. Ft. 1,247,800 Sq. Ft. (932,691 existing, 315,109 proposed)
HOTEL 200 Rooms 200 Rooms (11 existing, 189 proposed)
INSITUTIONAL 34,800 Sq. Ft. (15,617 existing, 19,183 proposed)
INDUSTRIAL 384,781 Sq. Ft. (384,781 existing,) proposed)
General Scale and Massing
Source: OCFRealty.com
TOC-N5 Along SR 7
https://www.bizjournals.com/charlotte/news/2017/11/30/more-apartments-mixed-use-development-on-the-table.html
TOC-N5 Along SR 7TOC-N4 along Arterials
https://www.fmgroup.net/cor-mixed-used-gallery
TOC-C4 Along Pembroke/Hallandale Beach
PEM
BR
OK
E RO
AD
EXISTIN
G A
LLEY
SW 1
8TH
STREET
SW 1
9TH
STREET
Potential Short-Term Scaling & Massing of Proposed District
(Pembroke Road to SW 19th Street)
25’
25’
PEM
BR
OK
E RO
AD
EXISTIN
G A
LLEY
SW 1
8TH
STREET
SW 1
9TH
STREET
Potential Long-Term Future Scaling & Massing of Proposed District
(Pembroke Road to SW 19th Street)
25’
HA
LLAN
DA
LE BEA
CH
BLV
D.
EXISTIN
G A
LLEY
SW 2
8TH
STREET
Potential Short Term Scaling & Massing of Proposed District
(Hallandale Beach Boulevard to SW 28th Street)
Winter Park - http://plannersweb.com
Miramar – http://www.facebook.com
Baldwin Park - https://www.strongtowns.org
Miami Lakes-https://autonationdrive.com
Walkable Communities
Permitted Uses*
Allowance of Uses in Zoning District
Permitted As of right
Special Exception Suitable but character and nature of use may necessitate controls and safeguards
Conditional Use Use is allowable provided proposed development meets certain conditions
Accessory Use Only allowed as an accessory to a primary use
Permitted Uses (Group A &B)*
*Table is not inclusive of all permitted or proposed to be within the existing or proposed TOC
TOC Uses TOC–N5 TOC-N4 TOC-C4 TOC-C3
Accessory Dwelling XAmusement Center XAppliance Store (Major) XAuto/Truck and RV Sales XAuto Detail XAuto Repair XAuto Paint/Body Shop XBank XBar XBarbershop XBakery XBookstore, newsstand XCar Wash XChild Care center/preschool/ XCivic and cultural centerClothing store XCollege/university XCoin laundry XConvenience store XDance Club XDance Studio XDeli X
Permitted Uses (Group C & D)*
*Table is not inclusive of all permitted or proposed to be within the existing or proposed TOC
TOC Uses TOC–N5 TOC-N4 TOC-C4 TOC-C3
Department Store XDry Cleaning or laundry drop XFlorist XFurniture store XGas station XGym or Fitness Center XHome Improvement Center XHospital XHotel/Motel XMedical Marijuana XNightclub XOffices, business XOffices, medical XPackage, liquor, beer or wine XPawn shops XPharmacy XResidential (multi-family) XResidential (single-family) XRetail store XSchool XSupermarket XSupermarket > 50,000 SF XTheater X
Timeline
West Park TOC Rezoning Timeline January February March April May June July
Update TOC Design guidelines
City Staff Review
Workshop 1
Workshop 2
Advertising for P&Z/CC
P/Z Advisory Board
City Commission 1
City Commission 2
Additional 3-4 public hearings to provide comment on rezoning
Questions
Jim HickeyCalvin Giordano and Associates(954) [email protected]