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Central City CRA Rezoning Project 

The Central City CRA is a 344-acre area bounded by 13th and 16th Streets to the north, Sunrise Boulevard on the south, on the east by FEC Railroad right of way, and on the west by Powerline Road and I-95. In the growth surge during two decades after World War II, the CRA neighborhoods were developed as single-family one-story bungalows. In the 1970's, rezoning allowed the infiltration of duplexes and small multi-family units, which caused a transition from higher percentages of owner-occupied properties to a high proportion of rental property. This resulted in a decline in the maintenance and upkeep of homes throughout the CRA. In the early 2000's, this decline in property values increased interest in the area as a lower-priced alternative to the rapid escalating housing prices in newer suburban areas, and as a location convenient to highways and amenities in nearby areas. However, with the 2007 housing crisis, redevelopment activity declined and has by in large ceased. Most commercial buildings were built in the 1950s and 1960 concurrent with the residential development. Pease click here to see a zoning map of Central City CRA.

Strengths and weaknesses with the redevelopment area are identified as follows.

 

 Strengths

Weaknesses 

  •  Diversity of the residents
  •  Shallow and Narrow Zoning
  •  Active Neighborhood Association
  •  Lack of Streetlights/ Sidewalks/ Curbs/ Bike Lanes
  •  Proximity to other Commercial Centers (Downtown, 4th Avenue)
  • Lack of Landscaping  
  •  Planned Locations of rail Transit Station
  •  Lack of Public Transit
  •  Established Commercial Districts
  •  Vacant Properties
  •  Educational Opportunities
  •  No Neighborhood Theme
  •  Parks
  •  Difficulty in Attracting Business
  •  Vacant area near 17th Street and Dixie Highway
  •  Lack of Facilities for Families and Children
  •  Landlords care about their property
  •  Crime
  •  Business Owners are dedicated to the area
  •  Lack of Code Enforcement
  •  Mature tree canopy/Landscaping
  •  Deteriorated Housing
  •  Area is close to Wilton Manors and should build on their success
  •  Narrow Streets
  •  Tolerant older community
  •  Small Lots
  •  Gay community
  •  Diversity of the Neighborhood
  •  Architecture of the area
  •  Low Income
  •  Neighborhood Layout
  •  Absentee Landlords
  •  New Infrastructure
 
  •  Affordable
 
  •  Beach and weather
 

While the existing zoning in the Central City CRA is diverse, and allows for mixed-use development in some districts, the cumbersome regulation discourage mixed-use development. Updated zoning regulations will provide the flexibility that will allow the City to address the weaknesses listed above. The existing Central City CRA zoning districts are listed below.

 Zoning District

 Description

  • Community Business (CB)
 Intended to meet the shopping and service needs of the community. The Size and scale of development and allowable uses within the CB district are intended to limit impact on the surrounding residential neighborhoods to be served by the commercial business. 
  • Boulevard Business (B-1) 
 Intended to provide for the location of commercial business establishments dependent upon high visibility and accessibility to major trafficways, in a manner which maintains and improves the character of the major arterials of the city through landscaping and setback requirements.
  • General Business (B-2)
 Intended to provide for the location of commercial business uses which cater infrequently to households but are necessary for the City's economic vitality and to meet the general business needs of the community.
  •  Parks, Recreation and Open Space (P)
Intended to provide suitable locations for parks, recreation and open space areas, including conservation areas, consistent with the City's Comprehensive Plan.
  • Community Facility
  • Community Facility/ House of Worship (CF-H)
Intended to provide suitable locations for institutions service public needs, including the administrative activities of a municipal, state or federal agency, religious facilities, educational facilities and other public purpose facilities which generally benefit the community, consistent with the community facility land use designations of the City's Comprehensive Plan.
  •  Residential Single Family and Duplex/ Medium Density (RD-15)
 Provides area within the City for single family detached dwellings and for duplex units or more family residences where two (2) units are either attached or semi-attached.
  •  Residential Multifamily Mid Rise/ Medium High Density (RMM-25)
District is intended for mid-rise multifamily residences and tourist accommodations.

 

Single use zoning restricts the mixing of uses — which can be useful for preventing the mixing of incompatible uses, such as a landfill and residential development. However, mixed use zoning districts can be helpful because they allow supporting uses, such as residential and neighborhood retail, in close proximity. This reduces the need for car trips, and provides retailers with customers and customers with convenience goods and services in a mutually supportive environment.  While the existing regulations in the CRA allow for mixed uses, they are cumbersome and difficult to implement. With the wide range of uses in the CRA and diversity of neighborhood character, mixed use regulations will make it easier for the redevelopment area to take advantage of growth opportunities and attract desirable development.

 

Process

The Consultant will work with Staff to evaluate regulations governing the areas proposed for mixed-use development and determine whether a land use amendment to the Comprehensive Plan or an amendment to the City of Fort Lauderdale Unified Land Development Regulations (ULDR) — or amendments or both — will best facilitate mixed-use development in the CRA. A Comprehensive Plan is adopted by municipal governments, pursuant to the requirements of Florida Statute 163.3177. It establishes the official land use goals, objectives, and policies based on an inventory and analysis of data related to future land use, housing, transportation, intergovernmental coordination, capital improvements, open space and recreation, conservation, and public facilities. Zoning, as adopted in the ULDRs, is the regulating mechanism to implement the goals, objectives and policies of the comprehensive plan. The State of Florida requires that municipalities adopt or amend land development regulation to be consistent with the adopted comprehensive plan (F.S. 162.3201).

 

Project Timeline

The Entire project is envisioned to be completed within 17-18 months of the project kick-off meeting. The major project tasks are:
  • Project Orientation

    Consultants meets with CRA staff to review the scope of work, roles and responsibilities, project website, community outreach, key questions and issues, and finalize project schedule.
  • Analyze Planning Documents

Consultant will conduct a technical analysis of all planning documents and studies related to the CRA, zoning regulations, and the comprehensive plan to understand how they help or hinder redevelopment in the CRA.

  • Public Involvement

Consultant will conduct public outreach using workshops, surveys, and community input sessions.

  • Prepare Land Use Plan Amendment or Mixed Use Zoning Classifications

Consultant will prepare a Land Use Plan Amendment or an outline of New Mixed Use Zoning Classifications.

  • Prepare Draft Amendments to Urban Land Development Regulations

Consultant will prepare draft amendments to the Urban Land Development Regulations.

  • Prepare Final Ordinance, Districts and Zoning Map

Consultant will finalize the code ordinance and prepare the legislation for adoption by the City Commission.

 

SubpageProject Homepage: Central City Rezoning Project

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Central City CRA Rezoning Project Team Contact Information

City of Fort Lauderdale | Community Redevelopment Agency
914 Sistrunk Boulevard, Suite 200
Fort Lauderdale, FL 33311

Email: centralcityrezoning@fortlauderdale.gov 

Main Office Line | (954) 828-6130
Project Questions Line
 (954) 828-4776
Workshop RSVP Line | (954) 828-4756