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) 766-2786jhickey@cgasolutions.com