Davie Boulevard Corridor Master Plan
Prepared By Prepared for EDAW, Inc. City of Fort Lauderdale
AUGUST 2007 i n a ssoc iation with
Economic Research Associates
Dickey Consulting Services
Keith and Associates Contents
1.0 Executive Summary 2 7.0 Redevelopment Strategy 47 1.1 Master Plan Goals 2 7.1 Opportunities 47 2.0 Overview 7 7.2 Redevelopment Strategies 49 2.1 Understanding the Community 7 8.0 Action Plan 51 2.2 Goals for Davie Boulevard 7 8.1 Action Plan for Davie Boulevard 51 2.3 Setting the Stage: Davie Boulevard 8.2 Key Action Items 51 in the Broader Context 7 8.3 Funding Alternatives 54 2.4 Davie Boulevard Study Area 8 9.0 Appendix A - Public Involvement 59 2.5 Study Area Map 8 9.1 Interview Summary 59 2.6 Land Use and Urban Design 9 9.2 Davie Boulevard Corridor Stakeholder 2.7 Community Profile 11 Interview Questionnaire 63 2.8 Neighborhoods 11 9.3 Homeowner Associations Presentations 66 2.9 Employment 13 9.4 Outreach Summary 66 2.10 Schools 13 10.0 Appendix B - Vision & Planning 2.11 Transportation 13 Progress Summary 68 2.12 Greenways and Bike Paths 13 10.1 Planning Session Summary 68 2.13 Parks and Open Space 14 10.2 Community Visioning Workshop 70 2.14 Infrastructure Development Projects 14 10.3 Character Survey 73 2.15 Real Estate Market Conditions 14 11.0 Appendix C - Economic & 3.0 Planning Process 15 Real Estate Conditions 77 3.1 Public Involvement 15 11.1 Real Estate Market Conditiond 77 3.2 Planning Process 15 11.2 Economic Conditions 97 3.3 Community Planning Session 17 12.0 Appendix D - Previous Planning & 4.0 Corridor Assessment 19 Physical Conditions 102 4.1 Economic Conditions 19 12.1 Existing Conditions Overview 102 4.2 Physical Conditions 24 12.2 Previous Planning Efforts 104 5.0 Master Plan for Davie Boulevard 28 12.3 Physical Conditiond 108 5.1 Guiding Principles 28 13.0 Appendix E - Plant List & Cost Estimate 112 6.0 Landscape and Beautification 36 13.1 Recommended Plant List 112 6.1 FDOT Road Project and the 13.1 Preliminary Beautification Landscape Proposed Easement 36 Cost Estimate 115 6.2 The Boulevard Concept 38 Acknowledgements
City Council City Administration - Department of Planning Mayor Jim Naugle Marc LaFerrier, Director of Planning and Zoning Vice-Mayor Christine Teel - District I James Cromar, Project Manager Commissioner Dean J. Trantalis - District II Elizabeth V. Holt, Zoning Planner Commissioner Carlton B. Moore - District III Kathleen Connor, Planner Commissioner Cindi Hutchinson - District IV Davie Boulevard Technical Committee City Manager Florida Department of Transportation District IV George Gretsas James Scully, P.E., Project Manager
Davie Boulevard Steering Committee Facility Providers: Fredric C. Buresh, President , Riverland Woods Homeowners Living Water Community Church Association St. Thomas Aquinas High School Mary Beth Burton, Board member, Chula Vista Board member, FAU CUES Alexander Cabrera, President, Riverland Village Civic Association Craig Canning, President , Lauderdale Isles Improvement Association, Inc. Rick Cordary, President, EDCO Awards and Specialties Dennis DeRolf, Chair, Davie Boulevard Revitalization Committee Marge Dupuis, Davie Boulevard Renaissance Elizabeth (Betty) Hays, Secretary, River Run Civic Assoc. Kevin J. Loy, President , Oak River Homeowners Assoc George Morgan, Florida Property Investment Partners Virgil ,Niederriter, President , Riverland Civic Association Diane Russo, President, Lauderdale West Association Brian Sayer, President , Riverlandings Home Owners Association Visioning quote Joan Sheridan, Chair, Southwest Coalition of Civic Associations “Davie Boulevard - Shirley Small, President , Melrose Park Civic Association Community of diversity Steve Strand , St. Thomas Aquinas School captures hometown Roger Suarez, Board member, Sunset Civic Association flavor of the past.”
DOCUMENT TITLE ACKNOWLEDGEMENTS / Executive Summary 1.0
Visioning quote “Davie Boulevard – Ethnic diversity, small cultural restaurants, trendy shops, professional businesses, all in walking distance.”
1.1 Master Plan Goals leverage physical improvements to foster new All of the concepts and strategies presented development. in the plan reinforce these guiding principles.
The master plan for Davie Boulevard envisions This master plan builds upon previous Key concepts introduced in the master a corridor that offers residents a place to shop efforts and seeks to continue the momentum plan address Land Use, Beautification, and for their everyday needs, inviting places for developed during the planning process to Redevelopment. A summary of the plan informal interaction such as shaded benches create the desired public realm improvements elements is presented in the following section. along sidewalks, an enhanced Melrose expressed by the community. Park, and new civic and mixed-uses that 1. Land Use Key Elements incorporate residences, cafés, and offices. The community developed “Guiding The master plan for Davie Boulevard (see The overarching theme for the community is Principles” that were established early during page 3) incorporates several concepts that captured in the following statement expressed the planning process and serve as the express a new civic and multifamily element by a resident during the visioning session: framework for the plan. The guiding principles along the corridor. are to: Davie Boulevard • The introduction of mixed-use residential to “A community of diversity that captures • Protect and enhance Davie Boulevard as support the desired retail for the corridor. hometown flavor of the past while a vibrant and appealing neighborhood • Ability for conversion of single-family embracing the future.” commercial corridor. homes directly on the corridor to higher • Preserve surrounding residential density residential and mixed-use. The overall vision for Davie Boulevard is neighborhoods. • Creation of a strong civic presence on the expressed as an ‘oasis of green’ defined by Boulevard with the proposed St. Thomas • Encourage and support mixed-use strong landscape treatment that addresses Aquinas Performing Arts Center and the development along the corridor. the pedestrian realm, the roadway, gateway/ relocation of the Library. This area is arrival points, and key areas where activity is • Strengthen linkages to public spaces and designated “Main Street” Davie Boulevard. generated. open spaces. • Enhanced presence of Melrose Park on • Create a pedestrian-friendly environment. the corridor as well as other green space The plan presents strategies for beautification • Create a balance between diverse, opportunities. along Davie Boulevard and an approach • Development of significant gateways at neighborhood-serving retail and new for redevelopment that are intended to I-95 and at State Road 7/Hwy 441 with promote the revitalization of the corridor and development. secondary gateways at SW 27th Avenue, sustainability of the community. The goal • Promote local retail, new corporate, and SW 31st Avenue, and SW 35th Avenue. of the community and the master plan is to professional services.
Davie boulevard corridor Master Plan executive summary / Key Elements• • Concentration of commercial uses at intersections along the corridor • Mixed use and civic uses between 27th and 31st Avenues • Higher density residential directly on the corridor - preserving interior blocks as single family
Land Use for Davie Boulevard
Davie boulevard corridor Master Plan executive summary / 2. Beautification The planning process for Davie Boulevard took into account that the Florida Table 1 Comparison between FDOT Typical Roadway Cross Section and Preferred Roadway Cross Section: Department of Transportation (FDOT) FDOT Cross Section Preferred Cross Section planned improvements would provide limited Right of Way (ROW) area 80’ (predominant) 80’ predominant + easements opportunity to upgrade the corridor. As Median size 11’ (incl. curb & gutter) a result, a more extensive beautification plan that would build upon the FDOT Median plantings only shrubs & groundcovers only shrubs & groundcovers improvements was developed. Table 1 (no irrigation) (with irrigation) compares the typical cross section and the Sidewalk 7.5’ 7.5’ + adjacent walkways preferred cross section developed during Sidewalk plantings none large trees, palms & shrubs the community charrette. It is the expressed Sidewalk material grey concrete Upgraded concrete & specialty paving community goal for Davie Boulevard to evolve On street parking none parallel parking within over time to reflect the elements identified in Downtown Davie district the preferred concept. Key elements of the Street lights standard FDOT upgraded street & pedestrian new Davie Boulevard include: Bike lane undesignated undesignated
• Enhanced greenspace and walkability Off- street parking direct back out onto road Parking moved to back of parcels along the corridor. & no direct back out • Introduction of a grand improvement and Limited buffer from road beautification concept for the corridor Street Furniture none As needed within walkways that extends beyond currently planned Shaded walkways none Under trees & covered walks Florida Department of Transportation Gateways none At east & west ends of corridor & improvements. at major north-south intersections • Gateways and Neighborhood Entryways are designed to give a clear sense of entering into the Boulevard, marking a point at the beginning of the green experience. Also, these gateways will serve as expressive icons for the identification of the Boulevard and the community itself.
Davie boulevard corridor Master Plan executive summary / 3. Redevelopment Catalyst Areas identified: Catalyst projects include:
During the planning process, several unique • Riverland and Davie Shopping Center opportunities were identified that would Node. enhance pedestrian activity and allow for the • Creation of “Main Street Davie Boulevard.” introduction of the place-making concepts to District (between SW 27th Avenue and SW revitalize the corridor. 31st Avenue). • Western Gateway – State Road 7/US 441. One important strategy includes the • Publix Shopping Center Node – SW 35th identification of catalyst projects that Avenue. collectively reinforce public and private sector cooperation for mutual benefit.
Davie boulevard corridor Master Plan executive summary / 4. Action Items Activity Timing (mos) Immediate Considerations Public/ Private Role? Responsible Party Policy Framework...Next Steps Policy Framework - Land Use Recommendations The Action Plan for • Obtain legislative approval on Zoning Changes 12 - 18 mos No Planning Davie Boulevard action items Density Assignment 12 - 18 mos No Planning addresses the policy Corridor Overlay - St. Thomas 8 mos Coordination with St. Thomas Yes Planning • Amend the corridor land steps that are required use to support master plan Aquinas Aquinas site review to move the plan concept forward along with Easement Program Evaluation 12 - mos Evaluation of Davie Boulevard Main Yes Planning & Engineering physical projects Street section • Determine appropriate flexible that address the Beautification land use designations – Mixed Use or Overlay District redevelopment of the Gateways East and West 18 mos Design competition Yes Planning & South CAP corridor. Melrose Park Realignment 18 -24 mos Acquisition of key parcels Yes Planning & Parks • Develop design and develop- Pedestrian Amenities 2 - 5 yrs Enhancements occur with redevelop- No Planning & Engineering ment guidelines that address The land use and ment building massing & placement beautification concepts and architectural elements, FDOT Median Enhancement 6 - 18 mos Present proposed vision concepts No Planning/Engineering & FDOT and policy framework including signs for Davie Boulevard presented provide a Design and Development Guidelines 12 - 24 mos Needed in advance of redevelop- Yes Planning blueprint of how the • Amend zoning to support ment and corridor enhancements master plan concept community wishes to Transportation see Davie Boulevard • Develop standard that Application of FDOT quality of life Immediately No Planning & Engineering transform physically supports public-private and economically. Community Median Plan Immediately Close coordination with FDOT Yes Planning/Engineering & FDOT partnerships Transfer of Davie Blvd to City Long term Evaluate the financial feasibility - No Initial feasibility - Planning/ The recommended could provide the flexibility in design Engineering & FDOT Public Enhancement...Next Steps strategies promote for the corridor • Prioritize gateway projects public/private Redevelopment Catalyst Projects partnerships and 441/State Rd 7 Immediately Coordination w/ State Rd. 7 Yes Planning & Broward County • Sponsor a design competition alternative funding Collaborative. The area is part of the Economic Development for Davie Boulevard signature sources that will lead to Enterprise Zone gateway signage that reflects tangible improvements Riverland Shopping Center 2-5 yrs Identification of funding/ Yes Planning & Broward County community diversity within the corridor. incentives Economic Development • Expand and improve Main Street Davie Boulevard 2-5 yrs Identification of funding/ Yes Planning & Broward County neighborhood connections incentives Economic Development – coordinate with the city on Publix Node 5 yrs Identify incentives for similar uses Yes sidewalk improvements Key Coordination Efforts • Create the presence of Water Works Immediately N/A Planning/Engineering & FDOT green space on the corridor. FDOT Safety & Maintenance Plan Immediately N/A Planning/Engineering & FDOT Specifically, enhance the Community Coordination Ongoing N/A Planning Department Melrose Park entrance and visibility along the corridor.
Davie boulevard corridor Master Plan executive summary / Overview 2.0
Visioning quote “Davie Boulevard – Ethnic diversity, small cultural restaurants, trendy shops, professional businesses, all in walking distance.”
2.1 Understanding the have an active and continuing role in Revitalizing Downtown Community the development of the Davie Boulevard Downtown Fort Lauderdale is experiencing corridor. revitalization, with new development and a The Davie Boulevard Corridor Master Plan • The design and function of Davie growing population. Downtown has a number is a guide for public and private investment Boulevard should first be as a public of cultural attractions such as the Riverwalk, in a two-mile area along Davie Boulevard realm for residents, workers, and visitors with several museums and a performing arts between Interstate 95 to the east and State in the corridor, and as a through route to center. Las Olas Boulevard serves as a lively Road 7/US 441 to the west in the city of Fort destinations outside the neighborhood shopping and entertainment activity corridor. Lauderdale. This plan assesses area needs, second. As downtown develops and better defines interests, and opportunities with input from • Promotion of alternative transportation its unique role as an activity center, it is likely a series of interactive public workshops, modes, including walking, biking, and that nearby neighborhoods will become stakeholder interviews, and committee transit, should take priority over promoting more attractive places to live, as they offer meetings. The strategies identified in this plan the flow of automobile traffic. proximity to downtown. The neighborhoods reflect the community’s vision for economic along Davie Boulevard expressed the need to development, corridor beautification, land encourage new investment, while at the same use and area character, and real estate 2.3 Setting the Stage: time protecting the residential character from development. Davie Boulevard in the the encroachment of large-scale development Broader Context that does not suit the neighborhood character.
2.2 Goals for Davie Boulevard Regional Growth Pressure South Area Plan The South Florida region continues to The city of Fort Lauderdale launched its During the early stages of the planning experience growth pressures as people and Community Area Planning Initiative, also process, goals were established to clearly businesses are attracted to its high quality known as CAP, to plan for smaller areas of articulate the direction and desired outcome of life and pro-business climate. Since the city rather than the city as a whole. This of the planning process for the corridor: the region is constrained geographically, small-area approach helps the city focus development pressures are forced inward, on local and community-oriented concerns. • The design of commercial and institutional and redevelopment becomes a necessity The strategy of the CAP initiative is to plan development along the Davie Boulevard for the region. The city of Fort Lauderdale proactively and to plan with strong community corridor should respond to the desires of itself is located in the center of the South involvement to foster local visions. the surrounding neighborhoods. Florida region, which has experienced strong • The neighborhood residents, property population growth in recent years. The South Area Plan, which contains all of the owners, business owners, and Davie Boulevard study area, was accepted by neighborhood institutions should all the City Commission in 2003.
Davie boulevard corridor Master Plan OVERVIEW / The Plan sets forth a vision and goals for the consider how the Davie Boulevard corridor are highly visible in the aerial as high-volume South Area. Important themes in the plan interfaces with these neighborhoods and how corridors. Between these major roads, include protecting neighborhoods, promoting they can benefit from redevelopment along neighborhoods have a highly connected cultural diversity and historic preservation, the Davie Boulevard corridor. grid system with varying block patterns. and improving amenities for area residents. The strength of this highly connected grid The Davie Boulevard Corridor Master Plan is system is that it allows many alternate a direct outgrowth of the recommendations of 2.5 Study Area Map routes, diffusing traffic throughout the grid. the South Area Plan. At the same time, the irregularity of the grid A recent aerial map of the Davie Boulevard discourages cut-through traffic. corridor is revealing. The large-scale grid 2.4 Davie Boulevard Study system of south Florida is apparent from The aerial also reveals a very consistent Area the series of parallel, north-south arterials. pattern of small, urban residential lots. This In particular, Interstate 95 and State Road 7 pattern is consistent throughout the study The focus of this study is Davie Boulevard Aerial of Davie Boulevard itself and the immediately adjacent properties. In addition, the interaction of the Davie Boulevard corridor with surrounding neighborhoods is a major consideration.
The study area is approximately two miles southeast of downtown Fort Lauderdale and one mile south of Broward Boulevard, a major east-west thoroughfare. The western boundary of the study area, State Road 7/US 441, is also a major north-south thoroughfare with concentrated commercial development. Interstate 95, which also runs north-south, is the eastern boundary of the study area, and Interstate 595 runs east-west just over a mile south of Davie Boulevard. The Fort Lauderdale International Airport lies about 3 miles southeast of the study area.
Recent Annexation The neighborhoods of Melrose Park, with its unique concentric street system, and Riverland were recently annexed into the city of Fort Lauderdale. With the annexation of these neighborhoods, the city needs to
Davie boulevard corridor Master Plan OVERVIEW / area. Institutional uses are integrated into Table 1 Existing Land Use Distribution Along Davie Boulevard neighborhoods, enhancing the neighborhood Existing Land Use No. of Parcels Acres Percent Total identity and increasing pedestrian and bicycle Residential 735 131.78 45.5% access. Commercial 136 52.37 18.1% Institutional 16 44.69 15.4% The main exceptions to this small-lot pattern appear along the State Road 7/US 441 Vacant 52 11.22 3.9% and Interstate 95 corridors, where larger Recreational 7 8.77 3.0% parcels and rooftops are apparent. Tree Multi-Family Residential 129 27.57 2.5% cover is moderate throughout the study area, Transportation 25 6.52 2.2% with a denser concentration of trees in the Office 15 4.38 1.5% southeast, especially near the isles along Industrial 3 2.29 0.8% Riverland Road. The areas east of Interstate 95 and west of State Road 7/US 441 display TOTAL 1,118 290 100.00% significantly different land use and street Source: South Area Existing Land Use Map, City of Fort Lauderdale, 2005 patterns than does the Davie Boulevard corridor. Therefore, these roads serve as strong boundaries that help define the neighborhood’s physical identity.
2.6 Land Use and Urban Design
The Davie Boulevard corridor is dominated by low-density commercial development. Beyond the corridor are mostly compact single-family neighborhoods consisting of quarter-acre lots. Pockets of high-density Commercial along Davie Boulevard Shopping center looking east residential development can be found near Davie Boulevard, particularly at intersections with Riverland Road and State Road 7. center, the Riverland shopping center, and From an urban design perspective, the Davie Boulevard shopping center. Several Residential, commercial, and institutional land development is spread in a low-density, of the parking areas require maintenance. uses dominate the study area, with the largest sprawl-like pattern, with no clear areas of The streetscape is unorganized and has land use being single-family residential. concentrated development. Several of the unattractive lighting and overhead wiring. Table 1 summarizes the land use distribution commercial areas consist of buildings that along the corridor, which includes parcels are set back from the street by large parking within approximately two blocks. areas, such as the Twin Oaks shopping
Davie boulevard corridor Master Plan OVERVIEW / Existing land use along Davie Boulevard reflects a significant amount of single-family residential.
Davie boulevard corridor Master Plan OVERVIEW / 10 2.7 Community Profile population is small, at about 10 percent of the Most of the housing units in these area’s total, but is rapidly growing. neighborhoods are owner-occupied. Rental The area surrounding Davie Boulevard has housing is concentrated along Davie Table 3 Age Distribution within 1 mile of Davie fairly urban population densities. About Boulevard, 2004 Boulevard, particularly near State Road 7. The 21,500 residents live in 6,800 households Riverland neighborhood also is comprised of Age Range Number Percent within one mile of Davie Boulevard. significant rental housing. 0-4 1427 6.7% The population has the ethnic diversity characteristic of South Florida and is expected 5-19 4863 22.7% Average household size is higher in the to continue to grow, increasing by around 20-29 2748 12.8% neighborhoods north of Davie Boulevard, 1,000 people in 300 households over the next 30-44 4762 22.2% including an average over three people per five years. As the population grows, it is also 45-64 5640 26.3% household in the Melrose Park and Melrose Manors neighborhoods. expected to age, with the fastest population 65-74 1151 5.4% growth among older age groups (59+). 74+ 848 4.0% BROWARD BLVD
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• Melrose Park Civic Association 14TH 14TH Park Black 10,226 39.5% 7 • Lauderdale Isles Improvement Association 15TH 15TH White 9,155 35.4% SR 16TH 15TH 16TH • Lauderdale West Association Chula 16TH Hispanic Origin 6,172 23.9% Sunset Vista Oak • Melrose Manors Homeowners Association 18TH 2 Riverland 2
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9TH D Asian or Pacific Islander 254 1.0% H Village 1 • Riverland Civic Association T 20TH
7 R 3 H 0TH D T 2 6 American Indian 51 0.0% • Sunset Civic Association 3 2
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Davie boulevard corridor Master Plan OVERVIEW / 11 Neighborhoods south of Davie Boulevard have a lower average household size, close to 2.6 people per household. Likewise, neighborhoods north of Davie Boulevard have the most children, with as much as 1/3 of the population being under 18. Neighborhoods south of Davie Boulevard have fewer children and a great number of older adults, with more than 10 percent of the population 65+ in some areas.
Population density is typical for urban neighborhoods, at around 5,000-8,000 people per square mile. The only area of significantly higher density is a few blocks off of SW 27th Avenue between Davie Boulevard and Broward Boulevard.
Income, Home Ownership, and Retail Spending The area benefits from strong home ownership patterns. About 74 percent of households in the one-mile trade area are owner-occupied. The average cost of a single- family dwelling in southwest Fort Lauderdale was $247,000 in 2004. The average housing price rose 36 percent between 2003 and 2004 Taxable Value while the housing supply declined. However, this upward trend in the average housing price in southwest Fort Lauderdale has of the homes along the corridor are in good Households in the one-mile trade area spend leveled off in recent years. to fair condition. However there are a number an average of $16,600 per year on retail. Total
of vacant lots on or near the Davie Boulevard retail spending within the one-mile trade area Housing prices in neighborhoods along the corridor. totals $113 million per year. Similar spending study area are lower than housing prices to patterns exist for the two-mile trade area—but the east (in downtown Fort Lauderdale) and Average household income, at approximately the larger population generates greater to the west (in the city of Plantation). This $43,000 annually, is slightly below average spending: $232 million per year. may reflect a lack of adequate public and for the State of Florida. Household incomes private investment in the area, so the study are expected to increase over next five years. area may benefit from redevelopment. Most
Davie boulevard corridor Master Plan OVERVIEW / 12 2.9 Employment Most of the study area is served by 2.12 Greenway and Stranahan High School. The Melrose Park Bike Paths Broward County is forecast to receive neighborhood is served by South Plantation 90,000 new jobs over the next five years. High School, which is west of State Road 7. Broward County publishes a bike suitability Most of these jobs will be located in major map to guide bicyclists to safer bike routes. employment centers such as downtown. The map indicates bike lanes, undesignated However, a portion of these jobs may be 2.11 Transportation lanes, and rates streets for how much located along the Davie Boulevard corridor interaction bicyclists will have with vehicles. or other major corridors (such as State Road Traffic and Transit Conditions 7) near the study area. The main kinds of Davie Boulevard currently consists of four Bike lanes are available along State Road 7 employment that are likely to locate in the lanes with additional turn lanes at some from approximately State Road 84 north to Davie Boulevard corridor are population- major intersections. The segment of Davie Broward Boulevard. serving types of work: retail, and professional Boulevard between SW 31st Avenue and I-95 office such as medical and legal. A moderate had a volume to capacity ratio over 1.0 with a Davie Boulevard between State Road 7 and amount of new office space will be needed level of service below D as of 2003. I-95 is marked as having undesignated lanes. along the corridor to house this employment Undesignated lanes have a stripe similar to a growth. Broward County does run a bus line along bike lane, but do not have a diamond symbol Davie Boulevard, Route 30. Route 30 runs or bike lane signs. The undesignated lanes with approximately 30 minute headways. along Davie Boulevard are narrow and do not 2.10 Schools comfortably accommodate bicyclists. Bicycling and Pedestrian Conditions The study area is served by three public The pedestrian environment is generally poor Most of the major roads in the area are elementary schools. Westwood Heights along Davie Boulevard. While sidewalks exist, marked as relatively dangerous for bicyclists. Elementary serves the area north of Davie they are narrow and have no setback from the Davie Boulevard, Broward Boulevard, and Boulevard and west of SW 27th Avenue. street. Sidewalks are additionally impaired most of State Road 7 are marked for high Stephen Foster Elementary serves the area with light poles that further narrow the interaction with auto traffic. south of Davie Boulevard and west of SW effective pedestrian right of way. Buildings 27th Avenue. And Riverland Elementary are set back far from the street and are rarely Riverland Road is marked as moderate predominantly serves the area east of SW pedestrian-oriented. There is no consistent interaction with traffic and Southwest 31st 27th Avenue and west of I-95. system of street trees. Because of the width Avenue is marked as a street where bicyclists of Davie Boulevard and the volume of traffic, have low interaction with traffic. Most of the study area is served by New it is difficult for pedestrians to cross. Davie River Middle School. The Melrose Park and Boulevard does not have bike lanes and The New River Greenway is a major planned Melrose Manor neighborhoods are served carries too much traffic for bicyclists to greenway near the study area, running east- by Parkway Middle School, which is located comfortably and safely travel in traffic. west adjacent to I-595 for most of its length. north of Broward Boulevard.
Davie boulevard corridor Master Plan overview / 13 2.13 Parks and Open Space The coordination of various infrastructure improvements can reduce the costs of The study area has a number of medium- implementation. sized community and neighborhood parks, though it has no major parks. Riverland Park and Melrose Park are the two significant 2.15 Real Estate Market community parks in terms of size and their Conditions frequency of use by the community. Melrose Park has direct access off the corridor. While There is about 551,000 square feet of office the park has limited visibility it presents an space located within two miles of Davie important open space opportunity along Boulevard. The office market is oriented to Davie Boulevard. There is also a Broward professional services tenants, who mostly County facility, Secret Woods Nature Center, serve the local residential population. The located adjacent to the study area and market area has low office vacancy rates of accessed off State Road 84. about 5 percent, but also has lower rental rates than most other areas in the county. 2.14 Infrastructure Essentially, the office space in the market area Development Projects serves local and not regional demand.
The City of Fort Lauderdale’s Waterworks The market area also includes 158,000 2011 sets the goal of extending and sq. ft. of “flex” space (combination office/ refurbishing the city’s water and sewer warehouse)—characterized by high vacancy networks for all the new and old areas of rates (18%) and low rents. Retail space in the the city. The objective is to create a state- corridor appears to have low rents and low of-the-art water treatment city-wide. About vacancy rates as well. $550 million worth of improvements will be made to the system, with most of these improvements completed by 2011. Many of Detailed information regarding the economic these improvements are coming to the South and physical conditions of the project area is Area and the Davie Boulevard corridor. presented in Appendix C and Appendix D.
The Florida Department of Transportation has plans to refurbish and resurface Davie Boulevard and make other improvements to the boulevard. While these other infrastructure investments are occurring, there is an opportunity for the city of Fort Lauderdale to propose related infrastructure improvements.
Davie boulevard corridor Master Plan overview / 14 Planning Process 3.0
Bus Tours 3.1 Public Involvement • Achieve consensus, to the maximum 3.2 Planning Process extent possible, that the process was open Steering Committee and Role and fair, that there was other government Development of the Davie Boulevard Corridor The Davie Boulevard Steering Committee, agency involvement and local participation Master Plan revolved around a series of public composed of community and business in the selection of concepts for the Davie meetings which included Steering Committee representatives, was appointed by the Boulevard Corridor Master Plan. sessions. City Commission to provide a community perspective for the corridor, to view Stakeholder Interview Summary • Kick-Off Meeting & Vision Session information and concepts from the project In addition to the Steering Committee and • Steering Committee bus tour team, and to formulate recommendations. sessions with the broader Davie Boulevard • Three-day Planning Session Further, their efforts were intended to provide community, the public involvement process • Draft Presentation the critical sounding board for the information also included interviews with stakeholders. • Open House and insight gained during the sessions with These individuals represented existing the broader community. business owners, homeowners, and elected Community Kick-off & Visioning representatives. Several major themes On Saturday, November 13, 2004, the A Public Involvement Plan was developed emerged during the interview process that Steering Committee conducted a day-long early in the process to ensure that the generally corresponded with the issues visioning session which included a tour of the Kick-off/Visioning community would have an active role in presented in the community meetings. These Davie Boulevard corridor. the visioning and planning process for major themes included: Davie Boulevard. The following goals were The bus tour for the Steering Committee established for public involvement: • The need for a pedestrian-oriented was designed to provide the members with environment an overview of current conditions along • Obtain full and continuous public • The need for more housing (no high rises) the corridor and to help the team identify involvement throughout the overall project. and more retail diversity opportunities. • Respond to all local desires and comply • The need for concentrated development with the city of Fort Lauderdale and FDOT and use design standards The Steering Committee then introduced requirements for public involvement. • Shopping center redevelopment existing conditions in a public meeting, along • Develop a program for public participation • The desire for some national retail with initial opportunities and constraints. and community involvement that will • The need to make the library and Melrose The session began with a visioning exercise be acceptable to the public, the city, Park more prominent to refine the overall goals and principles for and FDOT, which will lead to building a the plan. The public also had an opportunity community consensus on the project. A summary of the stakeholder interviews is to suggest additional issues to be studied. presented in Appendix B. During the session, participants identified their
Davie boulevard corridor Master Plan planning process / 15 “hopes” – what they would like to promote The concerns about what to avoid focused The issues focused on managing traffic and along Davie Boulevard, as well as their on preventing sprawl and cut-through traffic, parking, promoting redevelopment, improving “avoids” – things they wished to prevent along and addressing the lack of maintenance and neighborhood participation, and aesthetics. the corridor. upkeep for the corridor. The result was a list of hopes for the corridor, a list of things to avoid, and a list of issues to be addressed. Issues The hopes focused on creating places for What to Avoid • Traffic – how do we improve traffic flow people to enjoy, events to celebrate the • Traffic’s impact on neighborhoods and without becoming overwhelmed by uniqueness of the neighborhoods, and ways public spaces vehicles? to manage traffic. • Boulevard blight • Parking – how do we provide • Incompatible development adequate parking without creating • Lack of responsibility for maintaining parking blight? the corridor • Redevelopment – how do we Hopes • Wasted effort encourage appropriate new • Create a high-quality public space for • Crime development? people • Improving aesthetics – how do we • Improve area aesthetics encourage responsible property • Celebrate the diverse, multi-cultural ownership and maintenance? nature of the nearby neighborhoods • Pedestrian access – how can we make • Spur compatible redevelopment along the corridor a high-volume arterial that the corridor is pedestrian-friendly? • Prevent cut-though traffic in • Neighborhood participation – how can neighborhoods we keep neighborhoods involved? • Improve transportation alternatives
Davie boulevard corridor Master Plan planning process / 16 3.3 community Planning develop a draft plan that would be presented Aquinas High School Cafeteria from 10:00 am Session to the Steering Committee and during a to 1:00 pm. community open house. A full summary of The three-day planning session created a the community planning session and the An overview of the process to date was forum for community members to take a tally of the character images are presented in presented to the attendees along with the ‘hands-on’ role in the physical design and Appendix B. refined concepts for the corridor. Major topics identification of opportunities along the addressed by the planning team included: corridor. On day one, citizens participated In the Draft Presentation of April 7, 2004, the in a ‘character image’ survey that identified planning team presented the Davie Boulevard • Vision for Davie Boulevard the desired type and form of possible Concept Plan that broadly outlined the goals • Florida Department of Transportation development, open space, and transportation and major streetscape and implementation improvement and coordination improvements in the study area. There strategies intended to shape the future of • Proposed landscape improvements for the was significant consensus on character Davie Boulevard. corridor elements that reinforced pedestrian realms, • Potential redevelopment opportunities concentrated commercial and retail uses at a The Open House 2-4 story scale, and mixed-use opportunities. On Saturday, June 25, 2005, approximately After an extensive question and answer Community planning In the second exercise, participants used 150 community members attended the Davie session, the attendees were invited to review session base maps to identify preferred land uses, Boulevard Corridor Open House where the the details of the plan at various stations open space and development opportunities, draft plan for Davie Boulevard was presented. where proposed land use, transportation, and and mobility links along the corridor. The The session was hosted at the St. Thomas beautification concepts were displayed. second day session concluded with each group selecting a spokesperson to present their findings.
The Steering Committee also used day two to synthesize ideas from the community and to develop preliminary concepts for the corridor based on the analysis of current conditions and foreseeable opportunities. The concepts developed addressed corridor beautification, transportation and pedestrian improvements, open space, future land use, and redevelopment.
The preliminary concepts were presented to the community on day three of the planning session, and citizens provided comments Preliminary concept for further consideration. A planning team from community took the input from the three-day session to planning session
Davie boulevard corridor Master Plan planning process / 17 Using a dot exercise, attendees were also provided the opportunity to determine whether the concepts presented supported the stated goals of the Master Plan. The participants were asked to respond to the following statement:
“The Davie Boulevard Master Plan successfully incorporates the community vision and guiding principles.”
While not a scientific analysis, the image clearly illustrates community sentiment that the plan reflects their goals and the principles that were established at the onset of the planning process.
A list of the written comments submitted during the Open House is presented in Appendix B.
Overwhelming community support of Guiding Principles as recorded during the Open House
Davie boulevard corridor Master Plan planning process / 18 Corridor Assessment 4.0
4.1 Economic Conditions Why a Market Analysis? • Analysis of the corridor’s inventory of Businesses along Specific objectives of the market analysis are commercial space and evaluation of Davie Boulevard Introduction as follows: the existing commercial mix in order to The planning team examined the revitalization inform subsequent analysis of market • Understand market fundamentals and and redevelopment potentials of the Davie opportunities. evaluate the economic potential of Davie Boulevard corridor, focusing on the market Boulevard today; potentials for commercial and residential The second stage of the analysis examined • Identify “drivers” of demand that will be development along the two miles of Davie revitalization potentials by testing market critical to supporting revitalization and new Boulevard. The primary objective of the opportunities for a variety of uses and development along the corridor; study is to provide the city of Fort Lauderdale included the following efforts: • Test the market potentials for a range of with a realistic assessment of market uses—including housing, restaurant, retail, • Estimation of opportunities for new conditions, assist the city in understanding office space, and housing; commercial development generated by the market dynamics associated with corridor • Ensure that physical planning efforts growth in jobs, consumer spending, and revitalization, assess overall development are grounded in economic and market population and households; potentials, and identify opportunities that realities; • Analysis of sales potentials for prospective could dovetail and build upon successful • Inform public-policy thinking by retail uses based on consumer spending revitalization efforts elsewhere in the city. the city regarding revitalization, patterns and required tenant sales funding commitments, and possible performance using an investment-grade The examination also included the implementation strategies. analysis; prospective market on those specific • Identification of opportunities to strengthen uses that appear to represent the greatest In the first stage of the analysis, the team and/or add to Davie Boulevard’s potential for Davie Boulevard, including conducted an initial “diagnostic” to fully commercial retail mix; and housing and supporting uses such as retail, understand the context for revitalization of • On a preliminary basis, an outline of restaurants, and workforce. These findings Davie Boulevard. Key tasks were as follows: possible implementation strategies to and recommendations reflect what may ensure the plan’s realization. reasonably be expected to occur along Davie • Development of a demographic and Boulevard, assuming specific public and economic profile of Broward County, the The following section presents the key private actions, our analysis of overall market city of Fort Lauderdale, and the trade area findings and recommendations of the market opportunities, and our national experience in surrounding Davie Boulevard; identification analysis. The detailed tables and analysis commercial corridor revitalization. of the appropriate economic indices (e.g., of market conditions in the Davie Boulevard demographics, job growth, consumer Corridor (November 2004) are presented in spending patterns, etc.) for determining the Appendix C. fundamental drivers of demand; and
Davie boulevard corridor Master Plan corridor assessment / 19 Market Demographics As the basis for evaluating market opportunities in the Davie Boulevard corridor, an examination was performed of the demographic and economic conditions in the surrounding “trade area,” the city of Fort Lauderdale, and Broward County. This profile focuses on those factors “driving” demand for housing, office space, and retail space. These factors include population and household trends, household income growth, consumer spending patterns, and other appropriate economic indices. The analysis presented here informed subsequent testing of specific uses presented later in this report.
A trade area is defined as the geographic area from which a commercial business district draws its primary source of market support. Of course, trade areas will differ based on a district’s overall size, retail and business mix, physical and locational considerations such as natural barriers, highway access, visibility, market competition, and many other factors. For Davie Boulevard, the following two trade areas were examined:
• A primary trade area, defined as a 0-1 mile ring around the intersection of Davie Boulevard and N.W. 27th Avenue, and • A secondary trade area, defined as a 1-2 Trade Area Map mile band beyond the primary trade area. development character and population The trade area surrounding Davie Boulevard, densities, and contains a resident population composed of single- and multi-family with the ethnic diversity characteristic of neighborhoods, is generally urban in urbanized South Florida.
Davie boulevard corridor Master Plan corridor assessment / 20 Popu l at ion & Household • On the positive side, the trade area is number of wealthier households may offset C h a r ac t er ist ics stable, as evidenced by strong home this apparent loss. Relevant demographic characteristics as they ownership patterns. For example, fully 74% Market analysis pertain to market potentials are highlighted of households residing in the one-mile Consu m er Spen ding Pot en t i als indicates that there below and illustrated in Tables 1-5 in trade area are owner-occupied. The analysis of current consumer spending of is significant retail Appendix C: households within the trade area indicate that leakage of house- Incom e C h a r ac t er ist ics hold expenditures • The two-mile trade area ring contains Measuring opportunities for additional retail • The 6,800 households residing in the away from Davie about 60,000 residents in 21,000 space along Davie Boulevard requires careful one-mile trade area spend roughly $16,600 Boulevard today. households, with a diverse ethnic monitoring of household and employee per year on retail, which generates total composition evenly distributed among spending patterns. These trends are retail spending of about $114 million per Black (39%), White (35%), and Hispanic summarized below: year—almost 19% below the national (24%). The greatest population densities average ($20,476) for comparable exist in the 1-2 mile band. • Household income figures and the spending categories. • Notably, over the next five years, the distribution of incomes for the two trade • The spending patterns of households trade area is forecast to grow by about areas surrounding Davie Boulevard residing in the 1-2 mile trade area band are 2,700 residents in 1,000 new households, indicate that Davie Boulevard residents generally parallel; however, this expanded with the largest growth expected to are solidly middle-income, with average trade area contains a larger overall occur in the 1-2 mile band outside of the household earnings in the range of population (38,235), thus generating a far core neighborhoods adjacent to Davie $43,000 per year. Over the next five years, larger “pot” of consumer spending—in the Boulevard. household incomes are expected to range of $232 million per year. increase at a rate faster than inflation—thus • Each trade area household spends about Age Profi le strengthening overall buying power—with $3,400 per year in “Food Away From • As noted in the community profile, all age a pre-inflation-adjusted growth of 16% to Home” (eating out at restaurants); $3,300 ranges are well represented in the study 18% during this period. per year in “Leisure & Entertainment” area; however, as compared to Broward’s • Moreover, Davie Boulevard residents are items such as sporting goods, ticket (and the state’s) population as a whole, the also expected to become wealthier—as concessions, books and the like; and Davie Boulevard corridor is significantly evidenced by a predicted increase in the almost $2,000 per year in household younger—with a median age of about 29 number of households earning more than furnishings. years. Younger and middle-aged adults $100,000 per year. As illustrated in Table 3 are present in roughly equal proportion, of Appendix C, the number of households Critically, these findings indicate that there and there are numerous school-age earning more than $100,000 per year is is significant retail leakage of household children under the age of 19—constituting forecast to jump by 55% to 65% within the expenditures away from Davie Boulevard roughly 25% of the trade area population. two bands. today. Assuming the 419,000 sq. ft. of Importantly from a retailer’s perspective, • This suggests that while retail demand “one-story” retail space in the study area the trade area population is aging, with potentials may be limited as a result of (see inventory discussion below) performs at population declines expected among fewer resident households in their peak $150 per sq. ft. in average annual sales, this the peak earning years (ages 30-49), but earning years and the lower spending would suggest roughly $63 million in annual increasing among older age groups (59+). habits of elderly residents, a greater sales productivity, which translates into a
Davie boulevard corridor Master Plan corridor assessment / 21 penetration, or capture, of only 20% or so of of a windshield survey, and this information County market, as defined by Colliers the trade area’s total annual buying power of was provided to the planning team during the International, which tracks commercial $346 million. This figure is significantly below study. office space in South Florida, as well as what a viable commercial corridor would in markets nationwide. The Southwest expect to capture of its surrounding trade It is recommended that the city, in partnership Broward submarket includes the area. with local commercial real estate brokers, communities of Miramar, Davie, Plantation, create a system to track trends in the local Sunrise, Weston, Pembroke Pines, It should also be noted that these consumer- commercial market over time (i.e., on an Pembroke Park, and Southwest Fort spending estimates do not account for the still annual basis). This should be an integral Lauderdale. unstudied economic characteristics of ethnic element of a larger revitalization strategy for • A review of real estate conditions indicates enclaves and urbanized locations such as Davie Boulevard that focuses on recruitment a somewhat weakened market as a result those in South Florida. The economic activity of viable retail businesses and professional of overbuilding during the late 1990s, of such areas is still difficult to gauge. It does services tenants—those that would typically corporate consolidations and business appear, though, that significant additional be oriented to serving a locally-based resident mergers generated by the economic sales are generated on Davie Boulevard trade area and location in a tertiary submarket downturn of the early 2000s, yet one primarily as a result of the presence of ethnic- like Davie Boulevard. that is in general recovery. Generally, based businesses, eateries, and retailers. vacancy rates have declined slightly since Relevant real estate data are illustrated in Tables 2000—to 13%. There has been nominal Real Estate Market Conditions 6 through 8. These tables and supporting new construction, thus allowing positive A cursory review of market conditions and information are contained in Appendix C. net absorption of roughly 103,000 sq. ft. characteristics across a variety of real estate of space across the entire submarket over types including housing, office/workforce, and • The average cost of a single-family the past year (net absorption is defined as retail was performed. Relevant information dwelling in the Southwest Fort Lauderdale the amount of new office space leased in regarding current commercial inventories, and Plantation submarket (as defined a given time period). Rental rates range historic development patterns, and other by EWR Realtors) ranges from $247,000 from $21 to $24 per sq. ft., on a full- appropriate supply and demand factors as in SW Fort Lauderdale to $249,000 in service basis, for Class A and B space, they affect development opportunities on Plantation. Notably, housing prices jumped respectively. Davie Boulevard are summarized below. 36% between 2003 and 2004 (latest data • Within the two-mile trade area surrounding available)—reflective of the dynamic South Davie Boulevard, CoStar (another national As is characteristic at this level geographically, Florida residential real estate market. office database) estimates an office only partial information on real estate market Moreover, while the inventory of homes inventory of 551,000 sq. ft., with vacancies conditions along Davie Boulevard today was available for sale remains consistently high significantly lower—in the range of 4% to available. This included limited information (in the range of 250 to 400 at any given 5%—and average rents in the range of on absorption/leasing patterns of the area’s time), the average number of days on the $18.50 per sq. ft. Notably, however, net office market, as well as trends in rental rates, market declined at the same time that absorption has been flat over the past year, historic construction activity, and inventory for prices climbed. by CoStar’s reckoning. This 551,000 sq. Davie Boulevard’s commercial retail inventory. • For office development, the Davie ft. of office space accounts for less than A detailed inventory of the corridor’s retail Boulevard corridor is a tertiary submarket 1% of Broward County’s total office space space was conducted by residents as part located in the larger Southwest Broward today.
Davie boulevard corridor Master Plan corridor assessment / 22 • These market indices are characteristic Uses are distributed as follows: As shown, the corridor contains a diverse of an office tenant base of professional • 164,000 sq. ft. of multi-family property (10 mix of land uses typical of a lower-density service businesses oriented to nearby units or more), such as the Fairfield Park commercial strip corridor. The predominant resident households. It is estimated that an and Mandalay Apartments use—defined by the Broward County inventory of this magnitude would include Property Appraiser as “one-story stores” and about 2,800 office employees—a potential • 419,000 sq. ft. of “one-story” stores such comprising about 62% of the study area’s market segment for Davie Boulevard retail as the retail shopping centers located at commercial inventory—suggests careful that should not be overlooked. 2603 and 2758 Davie Boulevard consideration of a redevelopment strategy • CoStar also estimates that the trade area that includes higher density uses due, in part, • 9,000 sq. ft. of “mixed-use” development surrounding Davie Boulevard contains to the narrow lot depths that characterize so 158,000 sq. ft. of “flex-tech” space. This many of South Florida’s commercial corridors. • 34,000 sq. ft. of supermarkets, including includes buildings that combine office and Publix and others warehouse/distribution or light assembly uses, such as those located alongside I-95 • 31,000 sq. ft. of offices or professional to take advantage of excellent regional services, such as the Mandalay Office access to the South Florida marketplace. Building
Representatives of the neighborhood • 29,300 sq. ft. of drive-in restaurants, such associations conducted a windshield survey as Wendy’s, Don Arturo’s, and Subway of the commercial building stock in the study area, based on information obtained from the • 10,700 sq. ft. of financial institutions Broward County Property Appraiser’s Office. • 31,000 sq. ft. of service stations or auto The survey revealed the following information repair businesses, such as Texaco, Mobil, about the corridor’s commercial inventory: and Hess gas stations; Boston Tire In total, the two miles comprising the • 7,800 sq. ft. of parking lots study area contain about 679,000 sq. ft. of commercial building area. It should be noted, • 6,100 sq. ft. of nightclubs (as defined by however, that this includes a multitude of Broward County), such as Flanagan’s uses ranging from institutional (churches, Restaurant library, schools, etc.), to light industrial or manufacturing (auto sales & repair, 46,000 sq. ft. of warehousing or trucking warehousing, distribution, light assembly, terminals, such as Broward Hydraulics or etc.), to retail (one-story stores, office, Alloy Welding, and financial institutions, etc.), to mixed-use. • 54,000 sq. ft. of churches, such as the Presbyterian or Berean churches.
Davie boulevard corridor Master Plan corridor assessment / 23 4.2 Physical Conditions funds to pay for the difference between what have to maintain a 500-foot clear viewing area Shallow lots FDOT has budgeted for landscaping and towards these signs. This means that there Corridor Constraints what the community and the city would like could only be limited plant material within the The early planning discussions for Davie FDOT to build. sign viewing areas. Boulevard took into consideration several key points—the fact that the corridor is not a Design Considerations Several commercial parcels have parking city thoroughfare, but is under the jurisdiction The Davie Boulevard corridor is only 80 that backs out into the corridor. This is not of the Florida Department of Transportation feet wide. This area includes four 11-foot- only unsafe, but limits the placement of (FDOT); and that FDOT was in the process of wide lanes, two 3-foot-wide undesignated landscaping along the sides of the corridor. planning a safety and maintenance upgrade bike lanes, and one 11-foot-wide median The corridor has both commercial and for the corridor which would provide limited strip. When the 2 feet for curb and gutter is residential uses. Both present different funding for beautification. As the planning subtracted from either side, only a 7-foot-wide challenges regarding plant material types and process evolved, it became apparent center median remains, with a 3-foot-wide placement. that the community viewed the FDOT area in the middle available for trees. This is improvements as an opportunity to transform not wide enough for large canopy trees or The southern edge of the right-of-way along Davie Boulevard into something more—to large palms. the corridor has a continuous overhead create a sense of place that reflected the power line. This can be a challenge in terms existing community, a chance “to dream The possibility exists to use an easement of adding trees along the side. The design big about Davie Boulevard.” At this point, program as redevelopment occurs, in order will not be symmetrical on both sides of the Existing median the community began to look beyond the to enhance the public realm and provide corridor because there are height limitations standard landscape options available and wider sidewalks, identified as a priority by the when selecting tree species to be planted towards how the FDOT improvements community. under power lines. could serve as a springboard to create a unique community environment along Davie Also, because of the currently narrow There are several locations along the corridor Boulevard. sidewalk areas, the FDOT requirement of a that have mid-block pedestrian crosswalks. 4-foot setback from the edge of any travel This will have to be taken into account when Funding lane, and ADA clear-passage issues, there is considering the use or replacement of the Standard FDOT projects only allow 1.0 to 1.5 not enough space to add large trees on the median. percent towards landscaping (this includes sides of the street, at least in the Boulevard’s plants and irrigation). The total construction present state. Currently, the west end of Although there are existing monument/ budget for the Davie Boulevard project is 2.1 Zone B has small trunk palms coming out of community signs at both ends of the million dollars. This results in a landscape half-tree grates in the sidewalk. These palms corridor, the community expressed the allowance of between $20,000 and $30,000 are extremely thin and do not contribute any desire for stronger gateway elements into for Davie Boulevard. shade or overall aesthetic improvement to the the community. Also, commercial business corridor. signage is an issue that will have to be The landscape improvements suggested by addressed when choosing or placing a the community and the city will require much There are several outdoor advertisement signs landscaping theme for the corridor. more than the allotted budget. This means (ODA) within or just outside of the corridor that the city would have to secure additional limits. Any design for Davie Boulevard would
Davie boulevard corridor Master Plan corridor assessment / 24 Potential Considerations The city will have to sign a maintenance and also promote the use of other modes of Initial discussions with the community agreement with FDOT for any landscaping transportation. regarding the design of the median for Davie above the standard FDOT improvements. Boulevard revolved around whether a wider ROADWAY median was desired, or the creation of a strong pedestrian realm along the sidewalks. Other Related Items Opportunities. There was strong consensus among the The city is in the process of utility Davie Boulevard is currently under the participants that the sidewalk realm should improvement along the corridor. This jurisdiction of the Florida Department of take precedence over the median. work needs to be completed prior to the Transportation (FDOT). It is the policy of construction of any streetscapes. the FDOT to consider a balance between The community was informed that the mobility and livability wherever it is desired, acquisition of more right-of-way was the Building façade, signage, lighting, and appropriate, and feasible. FDOT has created only way to have a wider median area improvements to the surrounding commercial a mechanism where this policy and its along the corridor. In terms of a pedestrian properties should be incorporated as part of features can be implemented on the State environment, two options were discussed that the suggested corridor improvements. North Highway System (SHS), of which Davie could possibly allow the city to add large trees of the Davie Boulevard corridor, along State Boulevard is a part. This mechanism is to the sides along the sidewalk. Road 7/US 441, the roadway was upgraded known as Transportation Design for Livable and contains aesthetically pleasing light Communities (TDLC). The TDLC criteria Option 1 is to narrow the median (by moving fixtures. allows for more flexibility than the standard the curbs and gutters in), narrow the travel FDOT criteria; however, it still meets or lanes, and thereby create more sidewalk area. Transportation Considerations exceeds the AASHTO minimum standards. (This would mean no trees in the median, only This aspect of the assessment focuses on shrubs.) the function, usability, and aesthetics of The incorporation of TDLC features is the transportation infrastructure including contingent upon involvement of local Option 2 – as redevelopment occurs, the city roadways (travel lanes, sidewalks, curbs, stakeholders in the planning and project- could make provisions for enlarged sidewalks signalization systems, crossings, and development processes. It is essential that through an easement program. signage and pavement markings), pedestrian all stakeholders are included from the initial circulation, bicycle routes, transit routes and planning phase of the project through design, FDOT has a fast track for their project. facilities. construction, and maintenance. Their schedule is for 12 months. This puts a In order to have a successful mixed-use limitation on the time frame for our study in Pedest r i a n c I rc u l at ion order to have information to FDOT in time to redevelopment, it is key for it to be linked with be incorporated into their plans. transportation strategies such as increased Opportunities: pedestrian and transit infrastructure. The lack of existing walkways between Any landscape improvement will require buildings and sidewalks within the public Moreover mixed-use developments normally irrigation in order to have the landscaping right-of-way forces pedestrians to cross reduce the number of commutes by allowing remain healthy and attractive. parking areas, increasing the potential for individuals to work and live in the same area conflicts between pedestrians and motorists. A more pedestrian-friendly environment
Davie boulevard corridor Master Plan corridor assessment / 25 can be achieved by providing landscaped for bicycles is very low. Zone D, in particular, encourage pedestrian and transit-oriented promenades with adequate lighting and between I-95 and SW 27th Avenue, has the development throughout the corridor. signage, and buildings closer to the roadway. lowest rating for suitability because of the Developments that provide amenities for “extremely” high interaction with vehicular Transit stops should be conveniently located, human comfort become desirable places to traffic. comfortable, safe, and provide shelter for live and work. pedestrians and transit riders. Existing Constraints: bus stop locations should be adjusted in All new sidewalks must be constructed in The limited right-of-way available does not accordance with the proposed redevelopment accordance with the latest ADA requirements. provide space for designated bicycle lanes; of the corridor. however, undesignated bicycle lanes will Constraints: continue to be provided. A designated bicycle Constraints: The FDOT requires all sidewalks to be a lane is highly unlikely because of the limited The limited right-of-way currently available minimum of 6’ wide and made out of poured right-of-way and the potential conflicts with does not provide space for a proposed bus concrete. Paver sidewalks are only allowed buses, cars and pedestrians caused by the pull-out bay. The developers and property by FDOT if proper maintenance agreements proposed bus pull-out bays, roadside parking, owners will need to dedicate the necessary are processed between the FDOT and the and landscape bulb-outs. easements to provide this space. local municipality, in this case the city of Fort Lauderdale. FDOT discourages the T r a nsi t Rou t es a n d Fac i li t i es A nalysis Zon es use of pavers within the roadway under all circumstances, including at crosswalks. Broward County Transit (BCT) provides Early in the process, Davie Boulevard transportation within Broward County was divided into analysis zones as a way Bic yc le Rou t es via fixed-route buses, community buses, to facilitate the presentation of existing ‘paratransit,’ and waterbus services. Per conditions along the corridor. This graphic is Opportunities: BCT’s Route Map (see Exhibit C), Route presented on the following page. The limited right-of-way available does not 30 services the Davie Boulevard Corridor. provide space for a ‘designated’ bicycle lane; According to BCT-Mass Transit, the latest however, an undesignated bicycle lane can be ridership numbers for this route are 112,679 provided, and there are in fact two already in (Oct/Nov 2003) and 125,722 (Oct/Nov 2004), place, one on either side of the roadway. which shows an increase of 11.6%. Route 9 also crosses this portion of Davie Boulevard The Broward County Existing and Designated at NW 31st Avenue and Route 18 runs along Bicycle Facilities Map (dated January 2002) State Road 7/US 441. and the Broward County Bicycle Suitability Map (same date) (Refer to Exhibit B) show the Opportunities: County’s plan for bicycle routes along Davie The transit system has the potential to provide Boulevard. The first map shows that there is a coherent identity throughout the corridor an existing undesignated bicycle lane along with attractive signage and protective shelters. either side of the corridor. The second map The route system can be better coordinated shows that Davie Boulevard’s suitability rating within the corridor to improve way-finding and
Davie boulevard corridor Master Plan corridor assessment / 26 Physical Character Analysis adjacent to the corridor are the primary focus physical boundaries. Detailed information on of the plan, the zones represent the broader the zones are presented in Appendix E. As part of the initial investigation, the corridor context of areas that have a relationship to was divided into four analysis zones. While the corridor. The zones are not intended to be Davie Boulevard and a two-block area
Analysis Zones
Davie boulevard corridor Master Plan corridor assessment / 27 Master Plan for Davie Boulevard 5.0
5.1 Guiding Principles that are currently present. Establishing this L a n d Use Visioning quote balance of land uses through the introduction “Shopping or going The guiding principles below were developed of mixed use and additional multifamily Land use for the corridor is organized around to a restaurant in during the community planning session for units will maintain the variety in the living a series of nodes and gateways that provide my own neighbor- the Davie Boulevard corridor. These principles and working environment desired by the both vehicular and pedestrian access. These hood…five years were then used to shape the physical and community and currently promoted by the nodes and gateways are equally spaced ago I didn’t think it economic concepts expressed in the master city. At the same time, by clearly establishing on the corridor and occur at the major could happen.” plan. These aims should also serve as a the city’s long-term land use plan for the area, intersections, including State Road 7/US 441, way to decide whether future projects for the land use compatibility and buffering can be SW 35th Avenue, SW 31st Avenue, SW 27th corridor are aligned with the community’s improved: Transitional uses are planned as Avenue, and Interstate 95. Davie Boulevard Conceptual Plan ideals for Davie Boulevard’s evolution. buffers between more Simply put, these principles can be used intense commercial as touchstones for creating processes and uses and less intense organizations to implement the community’s residential uses vision for the corridor. that surround Davie Boulevard. 1. Protect and enhance Davie Boulevard as a vibrant and appealing neighborhood Another component of commercial corridor the land use strategy 2. Preserve surrounding residential is the protection of neighborhoods diverse uses along 3. Encourage and support mixed-use the corridor – the development along the corridor small neighborhood 4. Strengthen linkages to public and open service retailers, for spaces example, are a priority 5. Create a pedestrian-friendly environment for the study area. This along the corridor issue is addressed 6. Create a balance between diverse in more detail in the neighborhood-serving retail and new redevelopment strategy development section of the plan. Overall Land Use Strategy The Davie Boulevard Corridor Master Plan endeavors to enhance and balance land uses
Davie boulevard corridor Master Plan documenting the vision / 28 Davie Boulevard Proposed Master Plan & Land Use
Davie boulevard corridor Master Plan documenting the vision / 29 Parks specialty commercial/retail, office/ Buffer Formal or informal recreation and conser- professional, shops, and restaurants to be Landscape as well as hardscape elements vation areas, connected by greenways or close to one another, taking advantage of are proposed along the corridor to provide streetscapes. The proposed plan highlights the existing urban fabric and transportation aesthetically pleasing buffers between one of the community’s under-utilized assets, infrastructure to reduce auto dependency high-activity uses and less intense land Melrose Park, by pulling the park forward and create more compact, efficient uses, such as single-family residential. Major onto Davie Boulevard, thereby increasing its neighborhoods. A good example would nodes are located along the corridor at State visibility and access from the corridor. be mixed uses that take advantage of and Route 7 and Interstate 95. Minor nodes are enhance the St. Thomas Aquinas Performing located at SW 35th Avenue, SW 31st Avenue, Single Family Residential Arts Center, which will also provide space for and SW 27th Avenue. Each node contains Detached residential housing that includes a variety of community activities. commercial land uses. Minor nodes generally a variety of housing and architectural types, are only about four blocks in size. Gateways characterized by traditional neighborhood Commercial are planned for all of the nodes as well as development patterns including a central A combination of small, neighborhood- for State Route 7 and the interstate exit from gathering point, and interconnecting streets, oriented businesses and concentrated I-95. Buffers are planned for all areas where alleyways, parks, and open spaces. nodes of larger commercial centers that commercial, mixed use, and industrial land serve multiple neighborhoods. These uses back onto single family land uses. Multifamily commercial areas would be linked to Davie Attached residential housing of moderate Boulevard residences by walkable/bikeable Most of the area between nodes is planned or higher densities that includes a variety streets and concentrated within key nodes: for the introduction of additional multi-family of housing and architectural types, SW 27th Avenue, SW 31st Avenue, SW residential. Mixed use is planned for the south including apartments, condominiums, and 35th Avenue, and State Road 7/US 441. side of Davie Boulevard between SW 31st townhomes. The locations are suitable for commercial Avenue and SW 27th Avenue. because they are adjacent to or serve as Institutional neighborhood central identity or gathering Pedestrian and Vehicular Connections Educational, public, and civic uses such places. Davie Boulevard is planned to accommodate as schools, government facilities, and vehicular, pedestrian, bicycle, and public cultural facilities. These uses can be located Industrial transit circulation. Major pedestrian access throughout the corridor; however the master Areas characterized by the basic processing points to the corridor include SW 36th plan proposes a future institutional use, the and manufacturing of large amounts of Avenue, SW 35th Avenue, SW 33rd Terrace, relocation of the library to the segment of raw or partially processed materials into SW 32nd Avenue, SW 27th Avenue, and Davie Boulevard between SW 27th Avenue products of higher value. These areas a greenway connection to Saint Thomas and SW 31st Avenue, to take advantage should be concentrated near transportation Aquinas. Pedestrian routes parallel to Davie of the proposed St. Thomas Aquinas infrastructure, but near the edges of the city Boulevard include SW 14th Street and Performing Arts Center. and buffered from residential neighborhoods SW 12th Street. Major vehicular access is to minimize impacts of hazardous materials provided by I-95, 441/State Road 7, and Davie Mixed Use used in manufacturing processes. Boulevard. Distribution and collection is Development that allows multiple compatible served by the SW 35th, SW 31st, and SW 27th uses such as multi-family residential, Avenues.
Davie boulevard corridor Master Plan documenting the vision / 30 Land Use and Zoning Considerations • Creating a pedestrian-friendly environment of Melrose Park to provide an additional This plan will change proposed future land along the corridor and promoting entrance and presence on the corridor at the use for much of the corridor. Between the transportation alternatives southeast corner of the park. commercial nodes at State Road 7/US 441 • Increasing access to important community and at SW 35th Avenue, land uses along the facilities Conversion Policy corridor will be changed from commercial A land use conversion policy creates a to multifamily. Likewise, with the exception A number of strategies can be used to number of requirements before land may be of the Twin Oaks Shopping Center, most of promote land use changes. Design guidelines converted. A land owner may apply for land the land use between the SW 35th Avenue can be useful in promoting multifamily uses use conversion by submitting a site design node and the SW 31st Avenue node will be along the corridor that are pedestrian-friendly to the city. This site design must meet a converted to multifamily. Between the SW 31st and promote ‘eyes on the street.’ Also, issues number of minimum requirements to qualify Avenue node and the SW 27th Avenue node, of parking and access can be addressed in for conversion. Variances may be allowed if single family land uses will be converted to design guidelines. It is recommended that the overall site plan meets the goals of the institutional and mixed use land uses. The last multifamily development be accessed from land use conversion policy. A typical land use major land use conversion would be between side streets, alleys, or streets other than conversion policy would include: the SW 27th Avenue node and Interstate Davie Boulevard, where possible. Density 95, where commercial land uses would transfers and limitations can be used to create • Unified ownership of parcels be converted into multi-family. Additional adequate density along the Davie Boulevard • Minimum lot size commercial lands are proposed adjoining corridor without overwhelming single family • Minimum lot depth State Road 7/US 441. Overall, the new land residences nearby. In most cases a height • Minimum curb cut separation (along major use plan seeks to greatly reduce the amount of 3-4 stories can create adequate density arterials such as Davie Blvd) of low-density commercial land along the without disturbing the character of nearby • Minimum rear yard Davie Boulevard corridor and to increases the single family residences. The city can adopt a • Demonstration of adequate parking supply of multi-family sites along the corridor. land use conversion policy to make sure that (including shared parking provisions) such conversions meet minimum standards • Demonstration of adequate access These land use changes support the goals before redevelopment occurs. Together, these • Inter-parcel access by driveways of the Davie Boulevard Redevelopment Plan. strategies will help facilitate the land use • Wall, fence, or landscaping requirement Among the goals that these land uses help conversions envisioned in the plan. on edges where multifamily adjoins single promote include: family Greenspace Development • Protecting surrounding neighborhoods The importance of extending the presence Potential Overlay Considerations by creating land use transitions from the of Melrose Park onto the Davie Boulevard Street orientation and massing intensity on Davie Boulevard corridor cannot be overemphasized. Currently • Small setback: 5-10 feet from easement • Protecting surrounding neighborhoods by there are vacant parcels adjacent to the park edge requiring buffers between more intense that the city should consider purchasing or • Middle building height – Minimum of 25’, uses and single family housing at a minimum negotiate easements to create maximum of 48’ • Promoting neighborhood-serving a park entrance and greenspace directly on commercial by concentrating commercial Davie Boulevard. Future greenspace planning in nodes efforts should also include the expansion
Davie boulevard corridor Master Plan documenting the vision / 31 Location Current Land Use Proposed Land Use Impacts State Route 441 Multifamily Commercial Supports goals of 441/State Road 7 plans and redevelopment strategy Davie Blvd. between SR 441 and SW 35th Commercial & single family Multifamily Promotes land use compatibility Creates transition to less intense land uses Promotes diversity of housing Davie Blvd. between SW 35th & SW 31st Commercial & single family Multifamily Promotes land use compatibility Creates transition to less intense land uses Promotes diversity of housing Davie Blvd. between SW 31st & SW 27th Single family Mixed use, institutional, commercial Promotes land use compatibility Increases access to community facilities Promotes pedestrian friendly environment Melrose Park extension Commercial Open Space Enhances access and visibility of greenspace along the corridor Davie Blvd between SW 27th and I-95 Commercial & single family Multifamily & mixed use Promotes land use compatibility Creates transition to less intense land uses
• Arcades recommended for the Main Street • Any mix of residential and non-residential • Parking garage decorated in style of District. Arcades must have 10-foot clear use allowed building. Ground floor of parking garage zone • Limit commercial structure depth to 150 has partial commercial, street-level use • Minimum 1st floor height of 10 feet feet • Diversity of units, including two and three • Minimum open space of 10 percent • Landscaped buffering of residential bedroom units • Building frontage of at least 70 percent for properties • Common areas and amenities provided first 37 feet of building. • Promotes pedestrian access and use • Higher floors stepped back from ROW Parking • The development provides additional • Minimum and maximum frontages and • Parking requirement 1 space per 300 feet landscaping and public open space setbacks for key roadways that are for most non-residential uses • Increased street-level commercial uses on designated as commercial nodes on Davie • Landscaping for parking lots side streets Boulevard. • In lieu fee for parking permitted. • Parking areas located to the rear Physical Character Recommendations Land Use • Prohibited uses: Sale of firearms; auto Higher Density Housing Planning Philosophy parts; lawn care; contractors offices; adult • Residential density permitted up to 12 D.U. Davie Boulevard has seen many changes entertainment; shooting ranges; service per acre, or 30 units as a conditional use and is likely to see many more, so the stations • Performance standards for denser housing ability of buildings and sites to transition • Nonresidential use required on ground • Variation in design, design detail, and into more intense uses such as multifamily floor facing the street decoration and mixed use is considered desirable. The
Davie boulevard corridor Master Plan documenting the vision / 32 plan presents the possibility of expanding pedestrians and enhances the quality of convenience and service-oriented sectors pedestrian routes into and along Davie through the introduction of mixed-use land Boulevard. This concept will be particularly uses and the concentration of commercial important to address in the proposed Davie at key nodes. As noted in the community Boulevard Main Street District and at the key profile, given Davie Boulevard’s proximity to nodes – SW 31st Avenue, SW 27th Avenue, downtown and its affordability, it is very likely and the Publix at SW 35th Avenue. that the population of the Davie Boulevard community will continue to grow for the next Site Planning 10-20 years. Parking should preferably be located behind or below buildings, and buildings should Visual Themes come toward the sidewalk in order to help The visual and physical context of Davie establish a street edge. Parking decks should Boulevard should evoke the strong sense of be internal to projects and should have the community’s cultural diversity. Throughout minimal street façades. Parking decks, the planning process community members while not in the immediate future along Davie expressed the need to highlight its unique Boulevard, may be included as part of a mix of cultures through the introduction of redevelopment effort. Any proposed parking contemporary design elements and land use deck with significant street exposure should principles that would reinforce the eclectic organize the ground floor to allow office or retail environment. In the community’s retail uses adjacent to the street. vision, Davie Boulevard should embody a sense of place where community culture is The creation of accessible, public open space communicated and the future is embraced in is strongly encouraged. Even small green a livable, walkable, mixed use activity center. spaces can serve as a major amenity for the community. Diversity Examples of pedestrian scaled streetscapes Develop projects with sensitivity towards the The following montages were developed as current residents of the area. Seek to include illustrations of the community’s grand vision the institutions and people who have been a for Davie Boulevard. While conceptual in part of this community for many years. Long- nature, these figures incorporate the elements time residents, businesses, and institutions of a vibrant pedestrian realm with a clearly create the rich and distinct character of Davie defined edge, gateway signage, and mixed- Boulevard. uses along Davie Boulevard.
Visibility Provide increased visibility into and out of occupied spaces at the street frontages. “Eyes on the street” increases safety for
Davie boulevard corridor Master Plan documenting the vision / 33 BEFORE
AFTER
Davie Boulevard along St. Thomas Aquinas High School
Davie boulevard corridor Master Plan documenting the vision / 34 BEFORE
AFTER
Davie Boulevard at SW 31st Node
Davie boulevard corridor Master Plan documenting the vision / 35 Landscape and Beautification 6.0
As noted in the previous sections, the been successful in utilizing FDOT projects as long term vision presented in the Boulevard community was encouraged to imagine catalysts for additional improvements as well Concept. Table 1 presents a comparison of grand possibilities along Davie Boulevard as for redevelopment efforts. The following the two concepts, which is presented in detail – to dream big. It is possible that the FDOT sections present the two concepts developed in the following section. safety and maintenance project can serve as with the community – the FDOT concept the springboard for the creation of a stronger and the Boulevard Concept. These two pedestrian realm along the boulevard. options are not mutually exclusive. With close 6.1 fdot Road Project and Several communities throughout Florida, coordination, the FDOT concept can serve the Proposed Easement including Winter Haven and Apopka, have as the first step toward building the more Davie Boulevard is an FDOT road that has Table 1 Comparison between FDOT Typical Roadway Cross Section and Preferred Roadway Cross Section: 80’ of right-of-way in the majority of its FDOT Cross Section Preferred Cross Section length. This ROW will allow for very limited Right of Way (ROW) area 80’ (predominant) 80’ predominant + easements development of the road and pedestrian areas Median size 11’ (incl. curb & gutter) (refer to Table 1). Median plantings Only shrubs & groundcovers Only shrubs & groundcovers In order to allow for pedestrian amenities and (no irrigation) (with irrigation) a pleasant green boulevard space, easements Sidewalk 7.5’ 7.5’ + adjacent walkways should be put in place within the private Sidewalk plantings None Large trees, palms & shrubs parcels abutting the Davie Boulevard ROW. Sidewalk material Grey concrete Upgraded concrete & specialty paving Refer to the comparison table of the road On-street parking None Parallel parking within section with easement and without easement. Downtown Davie district Street lights Standard FDOT Upgraded street & pedestrian A minimum easement of 12’ would be necessary for a basic landscape area (5’ Bike lane Undesignated Undesignated wide) and pedestrian circulation (7’ wide). Off- street parking Direct back out onto road Parking moved to back of parcels This could be the case in the sections of the & no direct back out road with parallel parking (Figure 2). In the Limited buffer from road areas without parallel parking, as in Figure Street Furniture None As needed within walkways 1, this easement will provide an additional Shaded walkways None Under trees & covered walks space, which would allow for the creation of Gateways None At east & west ends of corridor & the pedestrian amenities that this boulevard at major north-south intersections concept envisions.
Davie boulevard corridor Master Plan landscape and beautification / 36 Proposed FDOT Cross Section
Davie boulevard corridor Master Plan landscape and beautification / 37 In various circumstances, such as in the experience. Also, these gateways will serve The uses around the area of this gateway gateway areas, bus shelters, and the like, as expressive icons for the identification of the will be primarily multi-family residential and there would be a need for a larger easement. Boulevard and the community itself. single-family residential. The south side, Further studies would be necessary in order single-family residential, will have a strong to determine the easement needed in each The landscape treatment of the gateway landscape buffer. The north side, of multi- area. spaces will be of a variety of colors and family use and more limited in terms of space, textures. Flowering trees, palms, special will have shade trees that will provide some The following concepts and descriptions are groundcover, and shrubs will accentuate the buffer. based on the Davie Boulevard section with spaces (see the Plant List later in this section). easements. The West Gateway, located at the SR 441 The hardscape treatment will consist of intersection, as shown in Figure 2, constitutes specialty pavement, site furniture, signage, a large-scale space with two vertical icons. 6.2 the Boulevard Concept and lighting. The gateway ‘icon’ will be of Some landscape background area will be substantial size, to actively participate in designated around these icons, to create a Davie Boulevard becomes the ‘center the space and be a focal point. Sufficient friendly dialogue between these sculptural spine’ along which vehicular and pedestrian easements will be allowed for the amenities elements and the architecture surrounding activities gravitate: a linear and green necessary to define these entry points. them. Special provisions should be taken welcoming space where main connections to make sure that the necessary landscape and activities take place. a) The Primary Gat eways ( Figu re 1): area is provided in this primary gateway, considering that currently it does not exist. The Boulevard, an ‘oasis of green’ in the Located at both the I-95 and SR 441 community, is defined by a strong landscape intersections with Davie Boulevard, these Commercial uses surround this gateway treatment that embraces part of the roadway gateways should convey the idea of ‘entering space, one of them to the north being of and all of the pedestrian areas. This and leaving’ the Boulevard. The primary large scale. The architectural expression of landscape presence acts as a catalyst that gateways have different spatial conditions: these commercial buildings should respect expands gradually through the rest of the and enhance the presence of these gateway neighborhoods, especially where there is The East Gateway, located at the I-95 icons. vehicular and pedestrian circulation. intersection, as shown in Figure 1, has a generous landscape area which will become b) t h e Secondary Gat eways: The Boulevard, although of unified image, will an integral part of this point of entry. adjust to these uses: multi-family, commercial, These are located at the intersections of institutional, and mixed-use (refer to 5.0- Traveling west from the I-95 overpass, there Davie Boulevard with SW 35th, SW 31st, Documenting the Vision). We’ll look first at the will be a clear notion of the presence of this and SW 27th Avenues. These gateways gateways and then at the road itself: gateway, given the particularly higher point of are characterized as being spaces strongly view of the driver, the vastness of the space, defined by the buildings, the landscape, and 1) Primary and Secondary Gateways: and the view into the Boulevard that becomes the gateway icons. The scale of these spaces These gateways are designed to give a narrower and of a strong linear quality. The is much smaller than in the primary gateways. clear sense of ‘entering into the Boulevard,’ landscaped space beyond will become a The size and easement areas assigned to the marking a point at the beginning of the green background for the gateway icon.
Davie boulevard corridor Master Plan landscape and beautification / 38 Figure 1. Davie Boulevard Gateway Scheme.
Davie boulevard corridor Master Plan landscape and beautification / 39 Figure 2. Davie Boulevard West Gateway
Davie boulevard corridor Master Plan landscape and beautification / 40 various elements should also respond to this perpendicularly traversed. SW 35th Avenue aspect. shifts to the west, allowing for commercial uses to be the focal point while traveling The experience of the users who are traveling south from SW 35th Avenue. This presents in a north-south direction will be of ‘traversing’ an opportunity for the gateway to be different Davie Boulevard; while users going through from the other two. The commercial use is and along the Boulevard will have a sense heavier, and special attention needs to be of arriving at a significant vehicular and given to the design and architecture of the pedestrian intersection and activity node. commercial plaza.
The landscape and hardscape treatment for SW 27th Avenue Gateway is very similar in the secondary gateways will be similar to the nature and size to the other two secondary primary gateways. The difference will be in gateways, with a very strong commercial the size of the elements, which will need to be component. adapted to the smaller scale of these spaces. 2) The Roadway: The SW 31st Avenue Gateway has the The open space of the roadway is defined special condition of being located midway by a unified and strong green mass of shade Existing Bus Stop along the Boulevard and at the end of the trees along the sides. These trees, although designated mixed-use area. This concept large, should still allow filtered views of the is illustrated in Figure 3. Because of the architectural character of the Boulevard. A strong presence of the public library and consistent rhythm in the disposition of the the pedestrian plaza that connects with St. trees will help create an inner order in the Thomas the Apostle to the East, and Melrose geometry of the Boulevard. Park to the West, this gateway will have stronger pedestrian components than the The linearity of the road is accentuated with other two secondary gateways. color and texture in the landscape as well. Hints of gradual change of different colors Commercial uses of smaller scale directly and textures in the landscape will warn the surround this gateway. The experience of the motorist and pedestrian users of major and users along SW 31st Avenue, traveling from secondary intersections, the gateways. adjacent residential neighborhoods, will be of going ‘through’ a significant urban space. The presence of relevant public spaces along The experience traveling east-west along the the Boulevard (such as the public library Boulevard will be of arriving at a significant and Melrose Park) will determine a different intersection, central to the Boulevard. character along that portion of the road. Visual Proposed Bus Shelter and spatial integration between the road and Easement Cross The SW 35th Avenue Gateway has the those public spaces will be relevant. Section special condition of being a node that is not
Davie boulevard corridor Master Plan landscape and beautification / 41 Figure 3 Davie Boulevard Mid-block Section
Davie boulevard corridor Master Plan landscape and beautification / 42 The landscape treatment of the road should The hardscape treatment along the road single family. The pedestrian circulation is be unified and consistent. Large shade will be mostly defined by the pedestrian emphasized at the beginning of the Boulevard trees, where allowed, should be used. walkways. The roadway lighting will define the (Figure 1). The corners at the primary Low maintenance native tree species are character of the space. Particulars about this intersections allow space for a larger planter recommended. Once the species are chosen, issue along the different portions of the road for accent landscape (12’-6” total with 7’-6” they should be used consistently throughout will be explained below. in the ROW and 5’ in the easement). The the whole length of the Boulevard. Only the recommended size of this space would be gateways and the special public areas will a) Com mon Elem en ts t h at sh a pe t h e 12’-6” wide x 25’ long. have a different landscape treatment. This en t ire roadway: is to create a balance of accents and green These corners, which in many cases are also masses (refer to Plant List). • A continuous landscaped median, part of the gateways, will also provide space characterized by a low green plant mass, for some seating areas, pedestrian furniture, On the south side of the Boulevard there with highlights of colors and textures. lighting, and signage. is an overhead utility connection that runs • Parallel parking will also be part of along the whole extent of the road, except the roadway in specific locations and These spaces will be a combination of 7’ wide along the portion between SW 31st and SW according to the surrounding land use. sidewalks (minimum) with some pedestrian 27th Avenues, which will have underground • An undesignated bike path on both amenities, such as seating. connections. The presence or lack of west and east bound lanes will become overhead lines will determine the types of an integral part of the roadway system. Overhead utilities are located on the south plants that can be used. Areas under or Adequate site furniture and signage that side of the Boulevard. This will determine the adjacent to overhead utilities should follow serve this use should be present through type of planting appropriate for that side. the Florida Power Line guidelines for planting. the whole length of the roadway. Areas where there is no limitation of space • The bus line that serves Davie Boulevard Roadway section between the SW 27th and and overhead utilities should incorporate will have, in all cases, a bus lane and a 31st Avenues gateways: large shade trees that will contribute to the bus shelter, with special landscape and Primary uses along this portion of the road image of a strong green mass along the hardscape treatment in its immediate are institutional (north side) and mixed-use Boulevard. surroundings. Site furniture such as (south side). Commercial uses are located seating, trash receptacles, signage, and at the gateway nodes. This area along the Public safety is of primary concern. The lighting are important in these areas. Boulevard becomes the center of public and landscape design should follow all the • The pedestrian walkways, which are civic activities. Contributing factors are the requirements as established by the Florida essential elements of the roadway. presence of the public library, the Performing Department of Transportation Plans Arts Center, the pedestrian plazas, interfacing Preparation Manual. Clear recovery zone b) C h a r ac t er ist ics of t h e va r ious with a series of mixed-use buildings requirements are to be maintained at all times sec t ions of t h e road: (commercial, office, and residential). in the landscape. Appropriate signage and lighting will also play an important role in Roadway section between I-95 and the SW The pedestrian walkways along this section public safety. 27th Avenue gateways: should provide as many amenities as The uses along this portion of the road are possible, given the strong pedestrian use of primarily multi-family and, in a lesser degree, this section of the Boulevard. For example,
Davie boulevard corridor Master Plan landscape and beautification / 43 the cafés and restaurants should be able Roadway sections between the SW 35th to expand into some areas of the ROW, Avenue and SR 441 gateways: without invading the pedestrian circulation. Primary uses in this area are multi-family In addition, strong and clear connections residential and commercial. The pedestrian with the neighborhood areas should be connection becomes more relevant on the established. north side, between the gateway and the commercial development. This portion of the Boulevard will have underground utilities, which will allow for the Overhead utilities on the south are a factor in use of shade trees on both sides. Accent the selection of the landscape materials to be planting should also be used in the public used in this section of the road. plazas of the library and the Performing Arts Center. Pl a n ts
Roadway section between the SW 31st and Images of recommended landscape materials SW 35th Avenues gateways: are presented on the following page. These Uses along this portion of the road are materials are intended to provide the shading commercial, multi-family residential, and and rich landscape color expressed by the recreational, with Melrose Park on the north Davie Boulevard community. A more detailed side. plant listing is presented in Appendix E.
The commercial component assumes importance and is located midway along this section, along the south side. This commercial area maintains its original layout of parking in the front and the stores in the back. Even though there are overhead utilities on the south side, the parking area at the shopping center could provide sufficient space for shade trees to grow.
Strong and clear pedestrian connections with Melrose Park should be established. The expansion of Melrose Park into parcels along the north side of the Boulevard constitutes a strong link with the Boulevard.
Davie boulevard corridor Master Plan landscape and beautification / 44 Trees Palms Groundcover Evergreens: S-glauca l-latisiliqua Bursera Simaruba Guaiacum Sanctum Lignum Vitae Cordia Sebestena
Palms Spathodea Campanulata Thrinax Radiata Roystonea Elata Veitchia Montgomeriana
Groundcover Euphorbia Milii Lantana Montevidiensis Lantana Ovatifolia Pakistakis Lutea Psychotria Nervosa Tripsacum Floridanum
Davie Boulevard Recommended Plantings
Davie boulevard corridor Master Plan landscape and beautification / 45 Beautification and Landscape Cost Table 2 Davie Boulevard Preliminary Beautification Landscape Cost Estimate - Estimates standard 15% contingency is not reflected - see Appendix E for detail The estimates for beautification and Section Hardscape Landscape landscape costs for Davie Boulevard are I-95 Gateway $34,400.00 $41,780.00 based on the conceptual master plan and are estimates only. They are intended to State Road 7 Gateway $34,400.00 $41,780.00 provide the city with a general range of the 27th /31st / 35th Avenues SW $25,900.00 $23,245.00 improvement costs for Davie Boulevard 27th/31st Avenue SW that extend beyond the proposed Florida Main Street Davie Boulevard $1,777,100.00 $154,184.00 Department of Transportation safety and General Roadway $318,600.00 $62,575.00 maintenance improvements that are scheduled to begin in late 2006.
The following summary presents the estimate for landscape improvements and hardscape improvements such as benches, signage, and pedestrian lights for the entire length of Davie Boulevard. The estimate breakdown by elements for each key area of the master plan including the I-95 Gateway, State Road 7/Hwy 441 Gateway, SW 27th Avenue, etc., are presented in Appendix E.
Davie boulevard corridor Master Plan landscape and beautification / 46 Redevelopment Strategy 7.0
7.1 opportunities on Davie Boulevard. The proposed plan location for the Broward County Performing presents Melrose Park as a significant Arts Center. The leadership of St. Thomas Davie Boulevard, in many respects, can be feature along Davie Boulevard by pulling the Aquinas envisions the center as a community viewed as an undiscovered gem. The corridor existing entrance forward onto the corridor resource that will bring notable artists and represents a solid community framework and creating a pedestrian linkage into the shows to the corridor. Given the broader and a physical framework with significant park. This enhancement would require the scope of the proposed performing arts center, potential. During the planning process, acquisition of ROW into the park. Further the section of Davie Boulevard between SW several unique opportunities were identified enhancement to the park is proposed on the 27th Avenue and SW 31st Avenue presented that would enhance pedestrian activity and southeast corner, providing additional visibility the opportunity to build upon the performing allow for the introduction of the place-making along Davie Boulevard. arts center and create a “Main Street Davie concepts expressed by the community as part Boulevard” District. Mixed-use is introduced of their guiding principles for Davie Boulevard. The four other core redevelopment in this section of the boulevard as a means (Plan principles are listed on page 2.) opportunities: of providing retail and additional residential 3 Main Street’ Davie Boulevard across from the proposed center. The These six core opportunities include: 4 Riverland Shopping Center relocation of the Broward County Library from 5 State Road 7/US 441Node the Riverland Shopping Center to a parcel 1 The Gateways 6 Publix Node adjacent to the center is also proposed as • State Road 7/US 441 a means of creating a strong civic area. The • Interstate 95 Main Street Davie Boulevard & Riverland Main Street Davie Boulevard concept also Shopping Center identifies the redevelopment of the Riverland The previous section of the report– The concept of Main Street Davie Boulevard Shopping Center as a key element in creating Landscape & Beautification, outlines the two emerged during discussions of the future “Main Street Davie Boulevard.” gateway opportunities and how the creation expansion plans for St. Thomas Aquinas High of these gateways will announce arrival onto School. Another recognized asset within the State Road 7/US 441 Node the Boulevard. Davie Boulevard community, St. Thomas The State Road 7/US 441 node presents Aquinas H.S. is currently developing plans for the opportunity to introduce large scale 2 Greenspace enhancement, with an the construction of a Performing Arts Center. commercial at the western edge of Davie especially powerful catalyst in The community originally thought the center Boulevard. Several parcels exists that could • the Melrose Park entrance would be a private facility with limited public be assembled for significant commercial, access. However, during the course of the thereby reserving the location of more small Melrose Park is recognized as an important planning sessions, representatives of the to medium scale neighborhood services for asset to the community, despite the fact high school announced that the proposed along the main spine and at key intersections that it is tucked away and lacks presence center was actually planned as a satellite on Davie Boulevard.
Davie boulevard corridor Master Plan redevelopment strategy / 47 Davie boulevard corridor Master Plan redevelopment strategy / 48 Publix Node/SW 35th Avenue • Utilize TIF financing for various incentives interest financing assistance to encourage The Publix node illustrates how a and/or selected infrastructure (identified redevelopment. T-intersection can serve as a visual focal below). • Utilize city’s existing Business Relocation point. T- intersections cause traffic to slow and Incentive Program to relocate selected down, presenting the opportunity to introduce 2. Create a Business Improvement District businesses to designated locations on visual elements. The plan recommends (BID) (5-7 Years) Davie Boulevard. emphasizing the intersection by enhancing • Provide selected public mechanisms such • Establish a BID to fund “clean and safe” the landscape. The redevelopment of the as provision of density bonuses or use programs such as ongoing maintenance, Publix demonstrates interest of the private concessions, which allow for “trade-offs” marketing of Davie Boulevard merchants market to invest in Davie Boulevard and work to achieve various public objectives (e.g., over the longer-term upon achieving with the community to provide a structure that design, public amenities, public access, sufficient commercial densities. reflects the community’s design preference. etc.). • Implement a coordinated parking The northeast and southeast corners of • Fund site acquisition, construction, and management plan to ensure adequate this intersection represent opportunities for relocation of public library upon lease levels of parking for commercial uses. redevelopment that will complement the new expiration. • Maintain retail inventory and track retailer Publix. productivity levels (sales performance) “Main Street Davie Boulevard ” over time as key marketing tool. Dist r ic t • Develop and implement marketing & 7.2 redevelopment Strategies merchandising strategies and retail • Define key public objectives for recruitment plan in coordination with redevelopment of multiple parcels. 1. Adopt a CRA District for Davie existing merchant’s association. • Assemble/acquire identified parcels Boulevard – Option A through city’s existing Business Relocation While there is some discussion regarding 3. Broward County Economic Development and Incentive Program and/or CRA the future of Community Redevelopment Program - Option B eminent domain process. Areas (CRAs) in Broward County, it would be The county has identified $20 million in funds • Prepare design and development worthwhile to determine the willingness of the to support local redevelopment/economic guidelines. county to support a CRA for Davie Boulevard. development projects. • Define extent of public participation in project financing/incentives package. • Undertake and adopt the Finding of 4. Redevelopment Catalyst Projects • Define and package the development Necessity (formally identifies blight opportunity. conditions). • Issue and evaluate Request for • Develop and adopt the Community In i t i at e Pu blic-Private Partner sh i p Qualifications (RFQ). Redevelopment Plan (identifies specific to Redev elop R i v erl a n d Shopping • Issue and evaluate Request for Proposals projects). C en t er (RFP). • Create a Redevelopment Trust Fund (to • Prepare a Memorandum of Understanding • Select preferred developer. direct the increase in real property taxes (MOU) between CRA and property owner. • Prepare draft Development Agreement and back to targeted area [TIF financing]). • Create a “Davie Boulevard Strategic Redevelopment Term Sheet. Investment Program” to provide low-
Davie boulevard corridor Master Plan redevelopment strategy / 49 • Conduct design competition for new public • Confirm eligibility of 441/State Road 7 library (secure NEA “Challenge America” node for Enterprise Zone construction/ grant). rehabilitation loans, tax credits, and tax • Provide financing assistance to selected refunds. developer from city’s existing Housing Investment Program (to meet housing objectives).
Pu bli x Node /SW 35t h Av en u e
• Utilize city’s existing Business Relocation and Incentive Program to relocate selected businesses to other designated locations on Davie Boulevard. • Prepare design and development guidelines for commercial storefronts. • Utilize city’s existing Façade Programs incentives to provide grants for landscape and façade/exterior improvements. • Consider provision of pubic parking in selected locations through city’s Parking Services Division (e.g., metered side streets, surface parking lot(s), etc.).
Stat e Road 7/ US 4 41 7 Node
• Assume eligibility for Enterprise Zone programs. • Define key public objectives for redevelopment of multiple parcels. • Identify appropriate candidate properties for EZ construction/rehabilitation loans.
5. Key Issues to Consider • Assume creation of a separate CRA district if the existing CRA boundaries cannot be amended/extended.
Davie boulevard corridor Master Plan redevelopment strategy / 50 Action Plan 8.0
8.1 action Plan for Davie live, work, and play environment through 8.2 Key Action Items Policy Framework Next Boulevard the introduction of live/work/play spaces Steps and multifamily residences with retail and The recommendations resulting from the • Obtain legislative The previous sections of this report outlined office on lower levels. planning process and community input approval on action items recommendations to enhance mobility and can be placed in four major categories: create a public realm along Davie Boulevard • The identification of the eastern and policy and legislative actions, public realm • Amend the corridor land that is safe for pedestrians and that will western gateways as potential locations improvements, funding alternatives, and on- use to support master induce future investment along the corridor. for transit-oriented development. These going community communication. plan concept The Action Plan that follows lays out a series locations are suitable for higher density of policies and steps to realize the vision uses and have direct access to Interstate In addition, specific catalyst projects for • Determine appropriate flexible land use expressed by the community. 95 and 441/State Road 7, respectively. the corridor are identified along with those designations – Mixed who have accepted responsibility for Use or Overlay District The Action Plan is intended to chart the next • The introduction of public and green implementation. steps toward making the community vision space along the corridor. Davie Boulevard • Develop design and for the corridor a reality. Specific actions with neighborhoods, as well as visitors, Policy Framework development guidelines assigned responsibilities are identified so that would directly benefit from a more The first step in realizing the new Davie that address building massing & placement progress on activities can be easily tracked by pleasant environment that provides trees, Boulevard is to establish the policy framework and architectural both the city and the community. greenspace, and improved pedestrian that supports the master plan concepts of elements, including access. mixed-use, increased residential density, signs The Big Ideas and a preferred design character along the A revitalized Davie Boulevard is predicated • The creation of the “Main Street corridor. • Amend zoning to upon several big ideas that concentrate on Davie Boulevard” District. Of all the support master plan concept developing key aspects of the corridor. These recommendations, the creation of a The policy framework is built around the ideas include: Main Street on the corridor offers the cooperation of the public and private sectors • Develop standard that city the greatest opportunity to create working to promote their mutual interests. supports public-private • The reconfiguration of commercial space a viable public space. Here mixed-use Greater safety, improved image, and a partnerships to encourage new uses along the corridor and civic functions are proposed that will better public realm will help promote private and create an environment that favors the complement the new St. Thomas Aquinas interests. Property values will increase and pedestrian. Performance Center. more business of all kinds will be attracted to the corridor. Public investments will help • The promotion of mixed-use as a to create private benefits. At the same time, redevelopment strategy. Mixed-use along new development that is compatible with the the corridor has the potential of creating a
Davie boulevard corridor Master Plan action plan / 51 master plan vision will also promote the public Gateways create a sense of place that is comfortable Public Enhancement interest. An improved public realm includes the and inviting. These improvements include Next Steps creation of gateways at the eastern and measures that mark the pedestrian realm • Prioritize gateway Specifically, the policy framework should seek western edges of the corridor as well as as a priority along the corridor, such as projects to: signature intersections (secondary gateways) improved lighting, an easement program • Encourage mixed use activity along the at SW 27th, SW 31st, and SW 35th Avenues. to increase the width of sidewalks, and • Sponsor a design corridor. substantial landscaping. These recommended competition for Davie • Protect adjacent single-family residential Public Spaces improvements are detailed in Chapter 6 Boulevard signature neighborhoods. Public spaces are severely lacking along – Beautification. gateway signage that reflects community • Promote street-oriented retail along the Davie Boulevard. Public spaces are needed diversity corridor particularly in the area designated at all scales along the corridor. Even a small Other amenities to consider include ‘Main Street Davie/Civic Center.’ public space can make a big difference if it is information kiosks and public art, particularly • Expand and improve • Promote the buffered transition of intensity well placed and well designed. The extension in the “Main Street Davie Boulevard” District. neighborhood to protect smaller scale uses and single of Melrose Park onto the corridor is one such connections – coordinate family neighborhoods from larger users. example. Catalyst Projects with the city on sidewalk improvements New public investment is often the catalyst The current land use for Davie Boulevard Design Guidelines for private investment, particularly when • Create the presence does not provide the flexibility needed to Design guidelines, even if not binding by law, it is a considered as part of an overall of green space on the advance the concepts presented in the are a crucial element for the revitalization redevelopment plan. The primary goal corridor. Specifically, master plan. For instance, the development of Davie Boulevard. Poor urban design of six catalyst projects identified in the enhance the Melrose of a mixed use policy into a district overlay habits have become the norm, and they redevelopment recommendations (detailed Park entrance and visibility along the that shows specific development densities will take conscious effort to overcome. The on page 42 ) is to jump-start development corridor. can be used to incentivize desired types of current pattern is for each development along the corridor if the private market is development that include a variety of uses to stand as an island, with no relationship reluctant and demonstrate the community’s and support transit-oriented design at the east to adjacent developments. The design commitment to revitalizing the corridor. These and west gateways. guidelines for Davie Boulevard should reflect projects are a means of creating a stronger the community’s joint vision of its future identity and increasing corridor activity. The Public Realm Enhancement appearance, with a focus on the public realm, six catalyst projects include: The master plan presents key enhancements particularly the area designated as the “Main along the corridor. These recommendations Street Davie Boulevard” District. Improvement • The Eastern and Western Gateways are designed to create a public realm that of the community’s appearance has been a • Melrose Park Entrance Improvement builds upon the existing neighborhood focus of the planning effort, and the best way • Creation of the “Main Street Davie integrity and improves walkability along to create standards for design is through a Boulevard” District. the corridor and connections to adjacent continued dialogue focused on design issues. • Redevelopment of the Riverland Shopping neighborhoods. It should also be noted Center. that whenever improvements to the public Beautification • Establishment of a Western Gateway Node realm are considered, issues such as safety, A central component of the master plan for (441/State Route 7) maintenance, and accessibility must also be Davie Boulevard is the provision of public • Redevelopment of the Publix Node considered. spaces and corridor improvements that
Davie boulevard corridor Master Plan action plan / 52 The following table Table 1 Action Plan for Davie Boulevard summarizes the near term actions required Activity Timing (mos) Immediate Considerations Public/ Private Role? Responsible Party to advance the major Policy Framework - Land Use Recommendations concepts presented in the master plan for Davie Zoning Changes 12 - 18 mos No Planning Boulevard. Density Assignment 12 - 18 mos No Planning Corridor Overlay - St. Thomas 8 mos Coordination with St. Thomas Yes Planning Aquinas Aquinas site review Easement Program Evaluation 12 - mos Evaluation of Davie Boulevard Yes Planning & Engineering Main Street section Beautification Gateways East and West 18 mos Design competition Yes Planning & South CAP Melrose Park Realignment 18 -24 mos Acquisition of key parcels Yes Planning & Parks Pedestrian Amenities 2 - 5 yrs Enhancements occur with No Planning & Engineering redevelopment FDOT Median Enhancement 6 - 18 mos Present proposed vision No Planning/Engineering & FDOT concepts for Davie Boulevard Design and Development 12 - 24 mos Needed in advance of redevelop- Yes Planning Guidelines ment and corridor enhancements Transportation Application of FDOT quality of life Immediately No Planning & Engineering Community Median Plan Immediately Close coordination with FDOT Yes Planning/Engineering & FDOT Transfer of Davie Blvd to City Long term Evaluate the financial feasibility No Initial feasibility - Planning/ - could provide the flexibility in Engineering & FDOT design for the corridor Redevelopment Catalyst Projects 441/State Rd 7 Immediately Coordination W/ State Rd. 7 Yes Planning & Broward County Collaborative. The area is part of Economic Development the Enterprise Zone Riverland Shopping Center 2-5 yrs Identification of funding/ Yes Planning & Broward County incentives Economic Development Main Street Davie Boulevard 2-5 yrs Identification of funding/ Yes Planning & Broward County incentives Economic Development Publix Node 5 yrs Identify incentives for similar uses Yes Key Coordination Efforts Water Works Immediately N/A Planning/Engineering & FDOT FDOT Safety & Maintenance Plan Immediately N/A Planning/Engineering & FDOT Community Coordination Ongoing N/A Planning Department
Davie boulevard corridor Master Plan action plan / 53 Community Engagement & Partnerships 8.3 Funding Alternatives possible incentives. The city also provides There are many active neighborhood and supporting consulting services for businesses civic associations in the Davie Boulevard Financing Alternatives in Enterprise Zones. community who are strong advocates The following Financing Alternatives section of corridor revitalization. An effective identifies a series of funds available through Eligible Project: Any qualifying private busi- implementation strategy will need to promote local, state, and federal sources. The section ness initiative in a Florida Enterprise Zone. their continued collaboration with the city. focuses on revenue-generating means outside of the traditional local government Contact: City of Fort Lauderdale, Planning In addition, many of the proposed mechanisms, such as property tax and sales and Economic Development, recommendations will require cooperation tax. In many cases, the programs listed below Phone: 954-828-4505 between institutions or agencies such as can directly assist the city in funding public the Broward County Library and the Florida realm enhancements. Other mechanisms Community Contribution Ta x C redi t Department of Transportation, as well as are geared toward leveraging the use of Progr a m private development interests. It is important private funds to energize declining, older Agency: Executive Office of the Governor that dialogue between these entities communities and to increase economic continues and that meaningful public/private opportunities for individuals and local Purpose: To encourage private businesses partnerships are developed. businesses. to participate in the revitalization of distressed areas in Florida and in the provision of housing for low-income persons. Redevelopment Available Funding: $10 million in tax credits Florida Ent er pr ise Zon e annually; businesses limited to $200,000 Progr a m worth of tax credits each year Agency: City of Fort Lauderdale, Community and Economic Eligible Project: Housing for low-income Development persons; new construction or rehabilitation of a public facility; public resource, commercial Purpose: The Enterprise Zone or industrial facility; entrepreneurial job program is a joint program of the development for low-income people. State of Florida, Broward County, and the City of Fort Lauderdale to Contact: Mr. Burt Von Hoff, Executive Office provide a variety of tax incentives of the Governor, Office of Tourism, Trade to businesses to stimulate redevelopment in and Economic Development (OTTED), economically distressed areas. The Capitol, Suite 2001, Tallahassee, Fl 32399-0001, Phone: 850-487-2568, Fax: Available Funding: Businesses located in an 850-487-3014, Email: [email protected]. Enterprise Zone may be eligible to receive fl.us, http://www.myflorida.com/myflorida/ tax credits for state sales taxes, corporate government/governorinitiatives/otted/ income taxes, property taxes, as well as other community_dev.html
Davie boulevard corridor Master Plan action plan / 54 Econom ic Adj ust m en t ( T i t le i x ) public/private partnerships in four areas: Agency: Florida Housing Finance Corporation Progr a m ( RLF) organization, promotion, design, and Agency: U.S. Department of Commerce economic restructuring. Local programs are Purpose: Provide low-interest financing volunteer-based. to for-profit and non-profit developers for Purpose: To establish or expand revolving affordable multi- and single-family housing loan funds (RLF) in depressed areas. The Available Funding: No grant available, developments; provide HOME second program is designed to help areas overcome coordination and assistance only. mortgage loans to eligible home-buyers. specific capital market gaps and to encourage greater private sector participation in Contact: Joan Jefferson , Florida Main Street Available Funding: Averages $20 million economic development activities. Coordinator, Bureau of Historic Preservation, annually statewide R.A. Gray Bldg., 500 S. Bronough St., 4th Available Funding: Amounts vary by Fiscal Floor, Tallahassee, Fl 32399-0250, Phone: Eligible Project: New construction, rehabi- Year 850-245-6333, Toll Free: 800-847-7278, Fax: litation, or acquisition/rehabilitation of multi- 850-245-6437, Email: [email protected]. and single-family affordable housing units Eligible Project: In concert with private fl.us, http://dhr.dos.state.fl.us/preservation/ lenders, RLF grantees make fixed asset and/ architecture/mainstreet/ Contact: Jessie Pitt & Laurie Lowery, or working capital loans to area businesses. Florida Housing Finance Corporation, 227 RLF projects support such activities as small Busin ess Ret en t ion A n d E x pa nsion N. Bronough Street, Suite 5000, Tallahassee, business development, including startups ( BRE) Fl 32301-1329, Phone: 850-488-4197, Fax: and expansions; business and job retention; Agency: University of Florida 850-922-7253, www.floridahousing.org redevelopment of blighted land and vacant facilities for productive use; and support for Purpose: The program promotes job growth Stat e Housing In i t i at i v es growth industries and high tech firms. by helping communities identify concerns and Pa rt n er sh i p Progr a m (SH i p) barriers to the survival and growth of local Agency: Florida Housing Finance Corporation Contact: William J. Day Jr., Regional businesses. Studies have shown that 40 to Director, U.S. Department of Commerce, 80 percent of new jobs come from existing Purpose: Provide stable and adequate Economic Development Administration, 410 businesses. funding for housing so that public/private W. Peachtree Street, NW, Suite 1820, Atlanta, partnerships can efficiently build, rehabilitate, Ga 30308-3510, Phone: 404-730-3032, Fax: Available Funding: N/A and preserve affordable housing. 404-730-3025, Email: [email protected], http://www.eda.gov/AboutEDA/Programs.xml Contact: Hank Cothran, Business Retention Available Funding: Dependent upon popula- and Expansion, University of Florida, Phone: tion ($350,000 minimum, $9 million maximum) F lor i da M a in St reet 352-392-1845 x409, Fax: 352-392-3646, Agency: Department of State Email: [email protected], Eligible Project: Implement a Local Housing http://www.bre.ifas.ufl.edu/ Assistance Program; supplement Florida Purpose: To encourage economic Housing Finance Corporation programs; development and historic preservation in Hom e In v est m en t Pa rt n er sh i p provide local match to obtain federal housing traditional and neighborhood commercial Progr a m ( HOM E) grants; and fund emergency repairs under districts. The approach advocates local weatherization programs.
Davie boulevard corridor Master Plan action plan / 55 Contact: Florida Housing Finance Corp., Purpose: Acquire lands to establish a Purpose: Landscape improvement projects 227 N. Bronough Street, Suite 5000, statewide system of greenways and trails along state-owned rights of way. Tallahassee, Fl 32301-1329, Phone: 850- 488-4197, Fax: 850-922-7253, Email: Available Funding: Approximately $4.5 million Available Funding: Minimum of $25,000, [email protected], http://www. maximum of $100,000, matching funds floridahousing.org/Home/HousingPartners/ Contact: Cindy Radford, Florida Dept. required. LocalGovernments/ of Environmental Protection, Office of Greenways and Trails, 3900 Commonwealth Eligible Projects: Landscaping improvements Greenspace Blvd., Mail Station 795, Tallahassee, Fl on public property or highly visible private 32399-3000, Phone: 850-245-2052, Suncom: property sponsored by schools, governments, Broward County’s Sa fe Pa r k s a n d 850-205-2052, Fax: 850-245-2082, non-profits, or neighborhoods groups. L a n d Preservat ion Bon d Progr a m www.dep.state.fl.us/gwt Agency: Parks and Recreation Division, Contact: Susana Thompson, FDOT District IV Broward County U rba n Pa r k s On lin e Grant Coordinator, Broward Beautiful - State Agency: Project for Public Spaces Grant, Environmental Protection Department, Purpose: Funding the acquisition of new Biological Resources Division, 218 SW First parks and open space; refurbishing existing Purpose: A comprehensive source of Avenue, Fort Lauderdale, Florida 33301, parks; creating or updating aquatic facilities; information on the important functions of Phone: 954-777-4340, Email: susana. funding cultural facilities. urban parks and how to manage and garner [email protected], http://www. resources for park development. Issues broward.org/bio/browardbeautiful.htm Available Funding: Challenge grants are up to addressed include funding, programming, $500,000 and require a 25% match for grants private-public partnerships, community Browa rd Be au t i f ul Community Gr a n t over $200,000. SWIM grants are for up to involvement, and design. Progr a m $1.5 million. County-wide, up to $200 million Agency: Broward Beautiful, Biological has been authorized to acquire open space Available Funding: N/A Resources Division, Broward County and conservation lands. Contact: Project for Public Spaces, Inc., 153 Purpose: Improve environmental health, Contact: Broward County Parks and Waverly Place, New York, NY 10014, Phone: foster a sense of place, and catalyze Recreation Division, 950 N.W. 38 Street, 212-620-5660, Email: [email protected], neighborhood improvements within Broward Oakland Park, FL 33309, Phone: 954- http://pps.org//upo/ County. 357-8100, Fax: 954-537-2849, Email: [email protected] Beautification Available Funding: Up to $10,000 matching grants. F lor i da Green ways a n d T r a i ls Browa rd Be au t i f u l Stat e Progr a m ( DEP- OGT ) t Horoughfa re Be au t i fic at ion Gr a n t Eligible Projects: Landscaping improvements Agency: Florida Department of Environmental Progr a m on public property or highly visible private Protection Agency: Broward Beautiful, Biological property sponsored by schools, governments, Resources Division, Broward County non-profits, or neighborhoods groups.
Davie boulevard corridor Master Plan action plan / 56 Contact: Lorraine Bertone, Broward Beautiful F ron t Porch Com m u n i t i es - Community Grant, Environmental Protection Eligible Projects: Bicycle and pedestrian Agency: Office of Urban Opportunity Department, Biological Resources Division, facilities, scenic or historic site acquisition, 115 South Andrews Avenue, Room A-240, scenic or historic highway programs, Purpose: Establish Front Porch communities Fort Lauderdale, Florida 33301, Phone: landscaping and beautification projects, across Florida. These are specialized (954) 519-0326, http://www.broward.org/bio/ historic preservation, rehabilitation and communities that will share a vision with all browardbeautiful.htm operation of historic transportation facilities, key players that make a healthy community. preservation of abandoned railroad corridors, This unique relationship of residents, T ransportation En h a ncem en ts control and removal of outdoor advertising, government, and service providers will learn Progr a m archaeological planning and research, and new ways to resolve community improvement Agency: Florida Department of Transportation mitigation of water pollution due to highway issues. runoff. Projects must relate to the intermodal Purpose: Provide for the use of a portion of transportation system on terms of function, Available Funding: N/A federal Surface Transportation Program (STP) proximity, or impact. funds for transportation enhancements as Contact: Alison Hewitt, Director, Executive defined. Contact: Larry Hymowitz, District Four, Office of the Governor, Office of Urban Transportation Enhancement Program, Opportunity, 2555 Shumard Oak Boulevard, Available Funding: Approximately $40 million Florida Department of Transportation, 3400 W. Suite 160, Tallahassee, Florida 32399, Phone: annually statewide. Applications considered Commercial Blvd., Ft. Lauderdale, FL 33309, 850-487-9556, Fax: 850-487-9544, http:// for addition in outer years of DOT five year Phone: 954-777-4330, http://www.dot.state. www.myflorida.com/myflorida/government/ work program. fl.us/emo/enhance/enhance.htm governorinitiatives/frontporch/index.html
Davie boulevard corridor Master Plan action plan / 57