Planning and Zoning Board
Regular MeetingWilton Manors, FL · December 9, 2019
Minutes
FINAL
MEETING MINUTES
PLANNING AND ZONING BOARD
COMMISSION CHAMBERS
5 2020 WILTON DRIVE, WILTON MANORS, FLORIDA 33305
LifcsJustBette•· .gerc MONDAY, DECEMBER 9, 2019-7:00 P.M.
7
8 MEMBERS ATTENDANCE
9 Don D'Arminio, Chair p
10 Nick Berry, Vice Chair p
11 Peter Flint p
12 Daniel Keester-O'Mills p
13 Richard Safaty p
14 Brad Sterl p
15 Tim Theisen p
16 Jeb Shafer (alternate) p
17
18 Staff
19 Mike Cirullo, Assistant City Attorney
20 Evy Kalus, City Planner
21 Brigitte Chiappetta, Recording Secretary, Prototype, Inc.
22 James Hickey, Planning Consultant
23
24 I. Call to Order
25
26 Chair D'Arminio called the meeting to order at 7:00p.m.
27
28 II. Roll Call
29
30 Roll was called . It was noted a quorum was present.
31
32 Ill. Pledge of Allegiance
33
34 IV. Approval of Minutes- November 18, 2019
35
36 Chair D'Arminio noted that City Staff had requested this Item be tabled to a date
37 uncertain.
38
39 Motion made by Board Member Safaty, seconded by Board Member Sterl , to table. In a
40 voice vote, the motion passed 7-0 (unanimously).
41
42 V. Public Comments
43
44 None.
45
Wilton Manors- Planning & Zoning
December 9, 2019
Page 2
1 VI. Presentation by Calvin, Giordano & Associates on the Urban Form and
2 Density Report
3
4 Planning Administrator Jim Hickey, Landscape Urbanist Gianno Feoli , and Landscape
5 Designer Dominic Mack, all representing Calvin, Giordano and Associates, showed a
6 PowerPoint presentation on the City's Urban Form and Density Report. The report was
7 first shown to the City Commission in October 2019.
8
9 Studies currently underway within Wilton Manors show that the City has a significant
10 amount of aging retail in its urban corridors. It is not the study's intention to change the
11 urban village feel of the City by adding a great deal of density. Another consideration is
12 that the City has three times the amount of retail per capita as the national average,
13 which is unsustainable over the long term . The report considers how this might be
14 redeveloped to bring in additional density that benefits the community.
15
16 Characteristics of good urban development include:
17 • Definition of the public realm
18 • Encouragement of "walkability" and connectivity during redevelopment
19 • Landscape buffers , street trees, and sustainability
20 • Redistribution of building massing
21
22 The consultants held public meetings with the City's business and residential
23 communities . One focus of these discussions was the potential for incentives to provide
24 affordable housing or additional amenities. Most participants in the meetings were in
25 favor of greater density and intensity in mixed-use areas.
26
27 Mr. Hickey explained that the report focuses on form rather than density. This includes
28 how a building is situated with respect to the roadway, with maximum buffering in the
29 rear. Buildings are pushed toward the street in order to prevent their rear areas from
30 presenting too much volume next to residential properties.
31
32 Recommendations include:
33 • Potential expansion of the existing transit-oriented corridor (TOC) east of 15th
34 and 16th Avenues along 26th Street; seek input from neighbors regarding density
35 and height, as this expansion is adjacent to single-family development
36 • Reconcile future land use and zoning : while the future land use in this area is
37 mixed-use, some areas are still residential or commercial , wh ich precludes
38 mixed-use development
39 • Increase density in appropriate locations
40
41 Mr. Hickey advised that over the next few months, the consulting team will review the
42 redevelopment process with the City. The City has a pool of approximately two hund red
43 (200) to three hundred (300) residential flex units that may be implemented in its mixed-
44 use areas. This amount would be sufficient to attract one (1) large development.
45
Wilton Manors- Planning & Zoning
December 9, 2019
Page 3
1 Another possibility is to increase thresholds. The City has a maximum density of twenty-
2 five (25) units per acre at present, which is insufficient for the type of redevelopment
3 desired in the Downtown area . Mr. Hickey recalled that there has been previous
4 discussion of different types of units: for example, it would be difficult for a developer to
5 profit from small or affordable units if they are limited to a density of twenty-five (25)
6 units per acre. The report recommends lifting this restriction in mixed-use areas. Some
7 South Florida municipalities provide for a maximum density of sixty-five (65) to seventy-
8 five (75) units per acre.
9
10 Mr. Hickey advised that this could be addressed through an incentive program to
11 encourage developers to build within the Five Points area , where a height of up to eight
12 (8) stories has been recommended by the Treasure Coast Master Plan . This could
13 create greater density while minimizing interaction with single-family residential
14 neighborhoods. Another possibility may be allowing a height of six (6) stories , with a
15 potential increase to eight (8) stories if the developer meets incentives to provide public
16 space , art, or heavy landscaping .
17
18 Other parts of this district could include heights of up to five (5) stories , or four (4)
19 stories with a "plus one (1)" if incentives are met. The only area that wou ld permit up to
20 eight (8) stories would be Five Points.
21
22 Vice Chair Berry asked if other municipalities provide incentives that would raise density
23 if a number or percentage of micro-units are included in the development. He also
24 asked if the maximum density per acre could be lowered if a development does not
25 meet this incentive. Mr. Hickey advised that the City has a number of irregularly shaped
26 lots, which can be difficult to develop. Additional restrictions would make their
27 development even harder. He cautioned that requiring a specific type of unit, such as
28 micro- or affordable units, could lead to legal issues, as this is typically only allowed in
29 the case of bonus density for affordable housing .
30
31 Board Member Theisen asked if offering incentives for additional units is different from
32 offering incentives for additional height. Mr. Hickey replied that one possibility is allowing
33 additional height if some affordable units are provided. He advised that the consulting
34 team can explore this further and bring it back before the Board for discussion .
35
36 Board Member Theisen also expressed concern that if affordable housing is
37 encouraged , all affordable development could be pocketed within certain areas of the
38 City rather than distributed throughout the community. Mr. Hickey stated that most
39 developments that require a percentage of affordable housing use an in lieu fee - the
40 developer would provide the City with a certain amount of money to be used toward
41 affordable housing .
42
43 Board Member Sterl pointed out that the Board will need to consider the possibility of
44 resistance from the community. Mr. Hickey recommended engaging with the public,
45 such as showing them renderings of what a project might look like, before negative
Wilton Manors- Planning & Zoning
December 9, 2019
Page4
1 perceptions can be developed. He added that a theoretical discussion of land use
2 changes and potential zoning can help the public understand what development may
3 accomplish while offering them the opportunity for input. Another recommendation is
4 widening the buffer behind commercial developments by requiring hedges, walls, and/or
5 trees to create a visual barrier above five (5) to six (6) feet.
6
7 Mr. Hickey directed the Board's attention to several visual renderi ngs included in the
8 report, which include larger-scale projects designed to maintain the urban village
9 environment. He recommended that renderings showing an abundance of landscaping
10 and trees would be helpful in showing concerned residents what an intelligent buffer can
11 provide .
12
13 Mr. Hickey continued that because some parcels are very small , it can be difficult to
14 place mixed-use development there. One possible option is the transfer of development
15 rights , which allows a property owner to transfer the right to develop a number of units
16 on their property to another parcel. He characterized this as similar to air rights . It would
17 provide an opportunity to move development from one side of the City to the other, as
18 well as to move retail/office development to the west, where the Andrews Avenue area
19 is underserved .
20
21 Mr. Feoli, Landscape Urbanist, further explained that this will create equal opportunity
22 for smaller lots. It can be achieved by different measures: for example, there can be a
23 direct transfer of rights , or the City may provide an incentive within the TOG so
24 development could exceed its maximum by including a percentage of transferred rights .
25 He provided the example of a small property on Andrews Avenue, which could sell its
26 undeveloped rights to the owner of a larger property elsewhere in the City.
27
28 Board Member Flint pointed out that transfer of development rights could be
29 problematic, as it could take development rights from areas where diverse development
30 could be generated in the future and move it to another part of the City. If this incentive
31 is pursued , the City would need to ensure that it would not strip all redevelopment from
32 an incentivized corridor and place it on another corridor where there is already a healthy
33 amount of development. Mr. Feoli advised that the consulting team recommends
34 development rights may not be sold until after the lot from which they come has already
35 been redeveloped . It was also clarified that once these rights are sold after the property
36 is developed , they may not be sold back.
37
38 Mr. Hickey advised that transfer of development rights would be an incentive farther in
39 the futu re: the City would need to ensure any such incentive is legal and defensible. He
40 reiterated that this could also be used to encourage the redevelopm ent of smaller
41 parcels , as thei r owners would know they have the option of selling thei r development
42 rights once they have redeveloped.
43
44 Chair D'Arminio observed that tonight's presentation is intended to show the Board the
45 height and density study that has been accepted by the City Comm ission . Mr. Hickey
Wilton Manors- Planning & Zoning
December 9, 2019
Page 5
1 advised that the Board may provide input on recommendations made as a result of the
2 report. Next steps will include changes to the Unified Land Development Code (ULDC)
3 as well as portions of the City's Comprehensive Plan.
4
5 Board Member Flint asked if the consulting team was asked to come up with a square
6 footage or density measurement that the report's proposals will contribute to, so the City
7 will be able to determine the potential increase in development and corresponding
8 contribution to tax revenue . Mr. Hickey replied that there is a maximum number
9 assigned to each type of use in the City's mixed-use districts, including the Arts and
10 Entertainment District and TOGs. The only recommended change at present would be
11 to provide additional units. There would also be different requirements for Oakland Park
12 Boulevard and Andrews Avenue, as these areas are undergoing separate analyses.
13
14 Mr. Hickey continued that when an increase in density in appropriate locations was
15 examined , there was consideration of a two- (2) to three- (3) tier process. If a building is
16 developed with additional incentive criteria, such as open space, public art, or enhanced
17 landscaping , the developer would be permitted to build to additional height and/or
18 density. He called the Board 's attention to renderings of what these developments could
19 look like from the rear, with higher setbacks and additional buffers th at keep separation
20 from single-family residential development in mind .
21
22 Mr. Feoli added that a major component of density and massing is the volume of the
23 proposed building , including how it relates to and animates a street. This can be
24 achieved through design guidelines, color palettes, material treatments, windows and
25 openings, and other considerations. If the street is more animated , particularly at the
26 ground level , it becomes a safer place. Programming along the sidewalk also
27 contributes to this animation and safety: it demonstrates the need fo r a clear, coherent
28 plan for the space, which in turn attracts better quality development.
29
30 Mr. Hickey recalled that the City Commission had expressed concerns with
31 sustainability as well , such as ways to make "gray water" usefu l or implementing
32 drainage methods other than pipes. Another important consideration is an Urban
33 Forestry Master Plan to ensure that the city implements the best possible type of
34 landscaping .
35
36 Mr. Feoli moved on to the Streetscape Master Plan , which addresses how to create a
37 connected system of public roadways and how this system informs residents' decisions
38 on where to spend their time and navigate throughout the City. This helps determine
39 where improvements will be implemented and creates an overall aesthetic for the
40 community. In addition to urban vegetation , the Streetscape Master Plan can address
41 how to improve spaces for pedestrian and non-motorized transportation .
42
43 Mr. Hickey emphasized that one major goal of the Urban Form and Density Report is to
44 consider increasing the City's density, make land use changes , and implement design
45 guidelines that will allow the City to attract the type of development it wants . At present,
Wilton Manors - Planning & Zoning
December 9, 2019
Page 6
1 there are few guidelines in place to show developers what the City wants or to
2 incentivize them to take additional steps.
3
4 Board Member Flint addressed the expansion of existing TOCs, pointing out that most
5 development east of 22nd Street is very shallow. He noted that the recommendation is to
6 match existing zoning to future land use would mean all development west of 15th
7 Avenue and south of 26th Street becomes a TOC, with an opportunity to add some of
8 the concepts included in the presentation, including street trees and bio-swales to buffer
9 the roadway.
10
11 Board Member Flint continued that this area could easily be assembled by a developer
12 to redevelop the full block into a TOC community. Mr. Hickey added that this area
13 already includes higher-density multi-family development in an area where rail service
14 could be implemented in the future. There is already a transit stop in the area, which
15 makes it easier to add density.
16
17 Chair D'Arminio recognized that Vice Mayor Tom Green was in attendance at the
18 meeting.
19
20 Board Member Keester-O'Mills addressed land use and zoning , pointing out that it can
21 be burdensome for developers to pursue the rezoning of properties. Mr. Hickey
22 explained that one issue is the lack of rights: a developer must go th rough the rezoning
23 process before they can determine whether or not a project can be built. If zoning is
24 already in place, however, the developer can begin working on a project at an earlier
25 time. This is one reason the City may wish to rezone parcels itself rather than requiring
26 developers to request rezoning .
27
28 Board Member Keester-O'Mills continued that the City would need to work within the
29 Broward County framework with respect to development of micro-units. The County has
30 impact fees related to the development of residential units without a consideration for
31 micro-units. It may be necessary to petition the County to take more unique density
32 calculations into consideration. He concluded that developers who may be used to
33 constructing two- (2) bedroom units could be encouraged to provide diversity in the
34 residential market by adding a percentage of smaller units to development.
35
36 Board Member Theisen asked how the City's ratio of retail to population could have
37 become three (3) times higher than the U.S. average in urban areas. Mr. Hickey replied
38 that retail in certain locations, such as Wilton Drive, is performing well ; however, in other
39 parts of the City, retail units are smaller and their vacancy rate is approximately twenty-
40 five percent (25%). To address this, the City may need to lose some of its retail square
41 footage. It can be difficult to achieve this change and to prevent too much retail
42 development in the future. Some communities require mixed-use components to limit
43 retail.
44
Wilton Manors- Planning & Zoning
December 9, 2019
Page 7
1 Board Member Theisen requested clarification of heights in the "community core"
2 referred to in the report in comparison to a transit core. Mr. Hickey replied that the
3 majority of the recommended height in mixed-use areas is five (5) stories, which is not
4 significantly different from the existing height requirements. He recommended that there
5 be further discussion with the community of density in transit corridors.
6
7 Board Member Theisen requested additional information on how to en sure the City's
8 infrastructure can accommodate greater density. Mr. Hickey noted th at sea level rise is a
9 concern for development: because the soil is porous, water can literally rise up to the
10 floors of a building rather than only coming in from the ocean. This means inland areas
11 are not better protected than shore development. He advised that land use
12 amendments include calculations based on how water, sewer capacity, and other
13 infrastructure is affected . The Site Plan process should ensure the re are sufficient lift
14 stations, drainage, or other capacity concerns.
15
16 Board Member Safaty noted that the City's eastern TOG will look very different from
17 development on Andrews Avenue. Mr. Hickey agreed that there are some areas of the
18 City where there is less room for development due to depth ; howeve r, if density is
19 added , it may be possible to bring in smaller-scale development, such as town homes at
20 a lesser height. Board Member Safaty also agreed that there should be significant
21 consideration of design elements and guidelines, and that parking regulations will need
22 to be addressed.
23
24 The next step by the consulting team will be to look at increased density in appropriate
25 locations and discussing potential density changes with the community, the Board , and
26 the City Commission . Mr. Hickey emphasized the importance of determining design
27 guidelines so developers will know what type of development the City wishes to see ,
28 while ensuring that the guidelines are not so inflexible that they preclude different
29 architectural styles.
30
31 Vice Chair Berry asked what the consulting team felt the density sh ould be in the Five
32 Points area. Mr. Hickey stated that he would recommend raising it to seventy-five (75)
33 units per acre , or unlimited units if incentive criteria are met. He pointed out that form
34 becomes density: if an eight- (8) story structure is built, it could include as many units as
35 it can accommodate. He also noted that the number of units could be applied by parcel
36 rather than by acre . Some members of the community, however, may have concerns for
37 traffic and other considerations affected by density. He felt this sh ould be addressed
38 before any regulatory changes are made in order to determine what the community is or
39 is not willing to accept.
40
41 Chair D'Arm inio commented that while the report recommends focu sing on form rather
42 than density, Code focuses on density rather than form , particularly with regard to
43 issues like parking . It was clarified that parking requirements per unit depend in part
44 upon the size of that unit. Mr. Hickey advised that it can be difficult for developments
45 with mid-level density to project their parking needs. He added that while requirements
Wilton Manors- Planning & Zoning
December 9, 2019
Page 8
1 outside TOC districts were not part of the consulting team's original scope, they will look
2 further into this concern, which was discussed at the November 2019 meeting.
3
4 Chair D'Arminio also asked why the team recommended raising the height limit on
5 Wilton Drive by approximately one (1) story with incentives. Mr. Hickey replied that the
6 team had heard in the beginning that height was a concern; in addition, changing the
7 nature of the area from mid- to high-rise development would change its character. They
8 felt the existing regulations were sufficient at this time.
9
10 Mr. Feoli added that while the team did not propose significantly increasing height in this
11 area, they were in favor of "bulking up" development by increasing floor space and
12 allowable units while decreasing the parking and drainage areas around properties. Mr.
13 Hickey added that the parking requirement for free-standing multi-family dwellings is
14 one and one-half (1.5) spaces per unit; however, if the dwellings are part of a mixed-use
15 development, the requirement is one (1) space per unit.
16
17 VII. Staff Comments
18
19 City Planner Evy Kalus advised that no items have been submitted thus far for the
20 January 13, 2020 Board meeting.
21
22 VIII. Board Comments
23
24 Vice Chair Berry noted that there is a holiday event underway tonight which made it
25 more difficult for individuals to find sufficient parking. He pointed out that this could limit
26 the opportunity for public input at meetings such as tonight's Planning and Zoning Board
27 meeting. It was noted that the event was not listed on the City's calendar.
28
29 Board Member Flint advised that the Federal Emergency Management Agency (FEMA)
30 is considering raising the minimum flood elevation in the Florida Keys by three (3) feet.
31 He also recalled a neighborhood meeting some months ago at which an official
32 addressed sea level rise and the need to raise seawalls. He emphasized the importance
33 of considering these changes when making future plans for the City. He recommended
34 taking these changes into consideration on a City-wide basis for future development,
35 particularly in relation to storm drainage.
36
37 Upon motion duly made and seconded , the meeting was adjourned at 8:58p.m.
38
39 [Minutes prepared by K. McGuire, Prototype, Inc.]
40
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42
43
44
45
46
Wilton Manors- Planning & Zoning
December 9, 2019
Page 9
1
2
3
4 Date
5
6
Agenda
WILTON MANORS, Island City
2020 WILTON DRIVE, WILTON MANORS, FLORIDA 33305
COMMUNITY DEVELOPMENT SERVICES
(954) 390-2180 FAX: (954) 567-6069
AGENDA
PLANNING AND ZONING BOARD
MONDAY, DECEMBER 9, 2019 AT 7:00 P.M.
CITY COMMMISSION CHAMBERS, CITY HALL
2020 WILTON DRIVE, WILTON MANORS, FLORIDA 33305
I. Call to Order
II. Roll Call
III. Pledge of Allegiance
IV. Approval of Minutes – November 18, 2019
V. Public comments
Any member of the Public may speak on any issue for three (3) minutes.
VI. Presentation by Calvin, Giordano & Associates of the Urban Form and Density Report
VII. Staff Comments
VIII. Board Comments
NEXT MEETING DATE – January 13, 2020
All interested persons are invited to appear and be heard, subject to proper rules of
conduct. Persons who cannot appear and be heard are encouraged to submit their
written comments. Written comments filed with the Community Development Services
Director will be entered into the record. Persons with disabilities requiring
accommodations in order to participate should contact the City Clerk at (954) 390-2123
at least 24 hours prior to the meeting. Pursuant to FS. 286.0105, if a person decides to
appeal any decision made by the Board, with respect to any matter considered at the
meeting, or hearing, he/she will need a record of the proceedings and that for such
purposes he/she may need to ensure that a verbatim record of the proceedings is
made, which record includes the testimony and evidence upon which the appeal is
based. Any person requiring Auxiliary Aids and Services for the Meeting may call the
ADA Coordinator at (954) 390-2120 at least two working days prior to the meeting. If
you are hearing or speech impaired, please contact the Florida Relay Service by using
the following phone numbers: 1-800-955-8770 (voice) or 1-800-955-8771 (TDD). All
materials may be reviewed at the City of Wilton Manors Community Development
Services Department at 2020 Wilton Drive, Wilton Manors, Florida 33305, between the
hours of 7:00 a.m. and 6:00 p.m., Monday through Thursday, excluding legal holidays.
Page 1 of 1
WILTON MANORS, Island City
2020 WILTON DRIVE, WILTON MANORS, FLORIDA 33305
COMMUNITY DEVELOPMENT SERVICES
(954) 390-2180 FAX: (954) 567-6069
MEMORANDUM
TO: Planning and Zoning Board
FROM: Roberta Moore, Community Development Services Director
DATE: December 4, 2109
RE: Agenda Item IV. – November 18, 2019 Planning and Zoning Board Minutes.
City staff is requesting this agenda item to be tabled to a date uncertain.
Page 1 of 1
THE CITY OF WILTON MANORS
URBAN FORM &
DENSITY REPORT
NOVEMBER 26TH, 2019
PREPARED BY:
2 URBAN FORM & DENSITY REPORT
CITY OF WILTON MANORS
Mayor Justin S. Flippen
Vice Mayor Tom Green
Commissioner Julie A. Carson
Commissioner Gary Resnick
Commissioner Paul Rolli
Leigh Ann Henderson, City Manager
Pamela Landi, Assistant City Manager
Roberta Moore, Community Development Services Director
R. MILLER CONSULTING GROUP
Renee Miller, President
CALVIN, GIORDANO & ASSOCIATES
Gianno Feoli, Urban Designer
Jim Hickey, Planning Administrator
Dominic Mack, Landscape Designer
Daniel Mantell, Planner
ANALYSIS + FINDINGS
20 URBAN FORM & DENSITY REPORT
WHERE HAS THERE
BEEN DEVELOPMENT?
DIAGRAM K
KEY TAKEAWAYS FROM ANALYSIS + FINDINGS:
1
HIGH DEGREE OF AGING, UNDER-DEVELOPED COMMERCIAL AREAS IN THE URBAN CORRIDORS WITH A HIGH
PERCENTAGE OF VACANCIES
2
AS PRESSURE TO REDEVELOP INCREASES, WE MUST PRESERVE THE URBAN VILLAGE CHARACTER AND
SMALL-TOWN SENSIBILITY OF WILTON MANORS
3
THE CURRENT RATIO OF THE RELATIONSHIP OF RETAIL TO POPULATION IS 3 TIMES HIGHER THAN THE UNITED
STATES AVERAGE
WHAT ARE
CHARACTERISTICS
OF GOOD URBAN
DEVELOPMENT?
22 URBAN FORM & DENSITY REPORT
ELEMENTS THAT DEFINE THE PUBLIC REALM AND DEDICATIONS THAT ANIMATE IT
IMAGE SOURCES: LANDEZINE, CITY OF FORT LAUDERDALE, RAYMOND JUNGLES, INC., DESIGNBOOM, GEHL ARCHITECTS, THE CITY OF CORAL GABLES
SITE DESIGN THAT ENCOURAGES WALKABILITY AND CONNECTIVITY
IMAGE SOURCES: SAN FRANCISCO CHRONICLE, CITY OF PHILADELPHIA, CITY OF MIAMI BEACH, LAND8 (WALKABLE CITIES)
URBAN FORM & DENSITY REPORT 23
LANDSCAPE BUFFERS, STREET TREES, AND SUSTAINABILITY
IMAGE SOURCES: CITY OF PORTLAND, MKSK STUDIOS, PORTLANDOREGON.GOV, ARCHITECT MAGAZINE, WRT
REDISTRIBUTING BUILDING MASSING SO IT NEVER FEELS VOLUMINOUS
IMAGE SOURCES: ARCHPAPER, CITY OF JACKSONVILLE, REURBANIST / COMMERCIAL SCAPES, NANTUCKET ISLAND RESORTS, SARAH SCOOP, SIMON RETAIL DEVELOPERS
PUBLIC OUTREACH:
WHAT DID WE HEAR?
32 URBAN FORM & DENSITY REPORT
4:1
RESIDENT TO
BUSINESS OWNER
RATIO
IMAGE CREDIT: CALVIN, GIORDANO & ASSOCIATES, INC.
38 URBAN FORM & DENSITY REPORT
KEY TAKEAWAY
OVERALL GOAL
EXAMINE DENSITY WITH THE PURPOSE OF INCREASING QUALITY
OF LIFE THROUGH THE EXAMPLES OF GOOD, URBAN DEVELOPMENT
WHILE PRESERVING THE VILLAGE QUALITY OF THE CITY.
WALKABILITY + REDUCED OPPORTUNITIES FOR
ECONOMIC VITALITY
RELIANCE ON CARS AFFORDABILITY
SOCIAL ACTIVATION + INCREASED INCREASED SUSTAINABILITY
SAFE PLACES URBAN CANOPY + RESILIENCE
WHERE SHOULD THE
FOCUS BE?
40 URBAN FORM & DENSITY REPORT
FOCUS ON FORM, NOT DENSITY
ONLY IN APPROPRIATE LOCATIONS
SUPPORTING DETAILS
TRADITIONAL ZONING:
MIXED-USE
vibrant, walkable place • SETBACKS BASED ON PROPERTY
with active ground floor
retail
LINES
• SEPARATION OF USES
FLEXIBLE ON-STREET
PARKING
tactical urbanism / FORM-BASED ZONING:
parklets / bulbouts / City • RELATIONSHIP TO STREET
Bike Share / wayfinding
• CONSISTENCY ACROSS DISTRICTS
• PREDICTABILITY IN FORM AND
MASSING DISTRIBUTION
• BUILT-IN STANDARDS TO SUPPORT
GOOD URBAN AND STREET-FRONT
RELATIONSHIPS
• NECESSARY BASIS FOR AN
RETHINK SIDEWALKS ACCOMPANYING DESIGN
activate streets socially GUIDELINES
and economically,
enhance general public
health and maximize BIOSWALE
social capital collect runoff
water for
infiltration while
increasing tree
COMPLETE STREETS
canopy
multi-modal transportation and
promote walking to reduce carbon
footprint, while creating active streets
URBAN FORM & DENSITY REPORT 41
1-TO-1 COMPARISON OF VOLUMES:
The best way to allow for additional development while preserving the
characteristics that make Wilton Manors unique is to focus on the form of
future development and how that form relates to its environment. The form
will be created by establishing policies and regulations that will dictate the
size, shape and street frontage for future mixed-use developments. Creating
these regulations will provide the framework for the building blocks of good
urban form. And with good urban form, the density and intensity within that
form becomes dependent not on a maximum density of residential units or
square footage, but a development that meets the City’s desired urban form.
This idea can be seen in the graphics seen on this page. The form in each
of these examples is exactly the same, however, the number of items within
the form changes. Regardless of the size and scale of the development
inside, the form dictates the overall design. Therefore, the overall residential
density and square footage of future development should not be established
on a maximum density/intensity per development, but rather by what type of
development is proposed and how that development fits the urban form.
WHERE TO START.
44 URBAN FORM & DENSITY REPORT
RECOMMENDATION 1
EXPANSION OF THE EXISTING TOC
ZONING
A+ED
TOD (PER LAND USE PLAN)
FUTURE POTENTIAL EXTENSION OF TOCE
FUTURE TOCW (COUNTY PROCESS)
0 mi 0.5 mi 1 mi
There are a few areas within the City’s regulations where the existing land use or zoning maps
are either not consistent with each other or where there is a future desire to have mixed-use
that do not have the appropriate land use or zoning regulations.
Expansion of the Existing TOC:
As part of the public input process, the NE 26th Street corridor between NE 15th and NE
16th Avenue to the City’s easternmost boundary line was identified by the community as a
potential location for mixed-use in the future. As the existing land use and zoning are single
use districts, such as multi-family residential or commercial, the current regulations do not
allow for mixed-use. A future land use amendment and rezoning of this area is recommended
to provide additional redevelopment opportunities for this corridor. Through the land use and
rezoning process, the City should obtain input from the community on the location of the
district, its impacts and benefits to the adjacent residential district boundaries.
URBAN FORM & DENSITY REPORT 45
RECOMMENDATION 2
RECONCILE THE FUTURE LAND USE AND ZONING MAPS FOR TOC.
FUTURE LAND USE EXISTING ZONING
Reconcile the City’s Future Land Use Map and Zoning Map:
Within the City’s Land Use Plan Map, there exists the mechanisms in place (Transit-Oriented The second area is the TOC-W area which consists of properties along Andrews Avenue
and mixed-use zoning districts) to maximize future redevelopment opportunities within the and Oakland Park Boulevard. The Land Use Plan Amendment is underway and is currently
City’s commercial districts. Within these districts, there are some locations where the existing progressing through the Broward County Land Use amendment process. The City has begun
zoning regulations do not allow for mixed use. The City should make the necessary changes the rezoning of this area as well.
to these areas to incentivize future development and make these regulations consistent within
the City’s Comprehensive Plan and the Unified Land Development Code.
There are two locations with the City that require a rezoning to make the documents/regulations
consistent. The first location is located east of the Florida East Coast (FEC) railway. Many of
the areas, specifically existing multi-family residential zoning districts should be rezoned to be
consistent with the land use and provide incentives to existing owners and future developers
to reinvest into the community.
46 URBAN FORM & DENSITY REPORT
RECOMMENDATION 3 - OBJECTIVE 1
INCREASE DENSITY IN APPROPRIATE LOCATIONS.
Increase Density in Appropriate Locations: project. With restrictions placed on the height and overall scale of
OBJECTIVE 1: In addition to the appropriate land use and zoning being in future buildings, the emphasis will focus on the urban form of the
INCREASE place, there are some additional technical changes needed building and how it relates to the street. Residential density does
to both the City’s Comprehensive Plan and ULDC to allow for not account for the size or type of units so that the affordability
AVAILABLE UNITS additional residential units as well as the appropriate intensity of of housing units for all income levels would be burdened by a
development consistent with the vision of the City and current density maximum per project. As this density maximum is located
WITHIN THE MIXED- market conditions. The following pages envision how additional within the City’s Comprehensive Plan and ULDC, an amendment
intensity and height would look along Wilton Drive and Andrews to the Comprehensive Plan as well as City code will have to be
USE DISTRICTS Avenue. completed.
• REDEVELOPMENT 1. Redevelopment Units Process 3. Incentive Program with Base Heights and Additional Heights
Based on current City documentation, there is currently only 362 Up to a Maximum
UNITS PROCESS units available within the five mixed-use districts. This amount Creation of an incentive program for the TOC Districts is a way to
would be sufficient for one or potentially two future development leverage increased development with requirements for developers
• INCREASE INTENSITY proposals which severely restricts the marketability of the City’s to add amenities and architectural features that will provide
redevelopment opportunities. An analysis of existing units as enhanced landscaping, open space dedications, and street
THRESHOLDS IN THE well as projected units should be completed to determine how activation. The program would allow a height of four stories in
additional units could be allocated into the districts. There are a the majority of the TOC district with an additional floor added
ULDC AND COMP few ways for the City to obtain additional units for the districts provided that certain amenities are provided. Within parcels that
which will all require approval by Broward County. are walkable from the proposed transit station at Five Points,
PLAN base height of six stories is recommended with an additional two
• INCENTIVE PROGRAM stories with amenities. The increased height in the transit core
would provide developers additional height and intensity for the
WITH BASE HEIGHTS future transit station.
AND ADDITIONAL
HEIGHTS UP TO A
MAXIMUM
2. Increase Intensity Thresholds in the ULDC and Comp Plan
In addition to the number of units needed for the TOC districts,
another recommendation is to review the existing density
maximum or 25 units to the acre. Based on the analysis
CORES
provided in this report, the focus on the future development will TRANSIT CORE
0 mi 0.5 mi 1 mi
be on the form of the building and not the overall density of the COMMUNITY CORE
URBAN FORM & DENSITY REPORT 47
SCENARIO INFORMATION
COMMUNITY CORE:
RECOMMENDATION 3 - OBJECTIVE 2 WILTON DRIVE - A
SUBJECT PARCELS:
INCREASE DENSITY IN APPROPRIATE LOCATIONS. ROSIE’S AND BANK PARCEL
**REFER TO APPENDIX FOR
ADDITIONAL SCENARIOS
EXISTING CONDITIONS: BUILDING MASSING + LACK OF ARTICULATION VIEW: LOOKING NE ON WILTON DRIVE WITH URBAN CANOPY
VIEW: GATEWAY TO WILTON DRIVE VIEW: GATEWAY TO WILTON DRIVE WITH URBAN CANOPY
48 URBAN FORM & DENSITY REPORT
SCENARIO INFORMATION
COMMUNITY CORE:
RECOMMENDATION 3 - OBJECTIVE 2 WILTON DRIVE - A
SUBJECT PARCELS:
INCREASE DENSITY IN APPROPRIATE LOCATIONS. ROSIE’S AND BANK PARCEL
**REFER TO APPENDIX FOR
ADDITIONAL SCENARIOS
OVERALL VIEW: LOOKING NORTH WITH URBAN CANOPY
URBAN FORM & DENSITY REPORT 49
SCENARIO INFORMATION
COMMUNITY CORE:
RECOMMENDATION 3 - OBJECTIVE 2 WILTON DRIVE - A
SUBJECT PARCELS:
INCREASE DENSITY IN APPROPRIATE LOCATIONS. ROSIE’S AND BANK PARCEL
**REFER TO APPENDIX FOR
ADDITIONAL SCENARIOS
VIEW: LOOKING NE ON WILTON DRIVE VIEW: LOOKING NE ON WILTON DRIVE WITH URBAN CANOPY
VIEW: LOOKING EAST ON NE 26TH STREET VIEW: LOOKING EAST ON NE 26TH STREET WITH URBAN CANOPY
52 URBAN FORM & DENSITY REPORT
RECOMMENDATION 3 - OBJECTIVE 2
INCREASE DENSITY IN APPROPRIATE LOCATIONS.
MINIMUM
REQUIREMENTS TO
CAPITALIZE ON TOC:
• MINIMUM 1800 SQFT OF
GROSS LOT AREA
AND
• PROPERTY DEPTH GREATER
THAN 165 FEET WHEN
ABUTTING RESIDENTIAL
OR
0 mi 0.5 mi 1 mi
• PROPERTY DEPTH GREATER
THAN 150 FEET WHEN
Based on the analysis, there are parcels ABUTTING NON-RESIDENTIAL
within the mixed-use districts that do TRANSFER UNUSED DEVELOPMENT RIGHTS
not have sufficient size or dimensions
to enable full build-out of parcels. In UNUSED DEVELOPMENT RIGHTS
this case, property aggregation will be GE
NTA
the only way to construct the multi- TRE
ET FRO
S
story urban form recommended.
The City could consider a transfer of
development rights program where
this intensity could be transferred
to other locations more suitable for
development.
URBAN FORM & DENSITY REPORT 53
RECOMMENDATION 3 - OBJECTIVE 3
INCREASE DENSITY IN APPROPRIATE LOCATIONS.
OBJECTIVE 3:
TIER 3 REQUIREMENTS
ESTABLISH • ART IN PUBLIC PLACES
AN INCENTIVE CURRENT
• ROOFTOP GARDEN LANDSCAPING
• UNIQUE ARCHITECTURAL CHARACTER
PROGRAM WITH MAX
BASE HEIGHTS TIER 2 REQUIREMENTS
• ENHANCED LANDSCAPING + BUFFER
AND ADDITIONAL • OPEN SPACE DEDICATIONS
• STREET ACTIVATION (I.E. ACCESSIBILITY TO
HEIGHTS UP TO A THE STREET, OUTDOOR SEATING, AND EVENT
USE)
• IN ADDITION ABOVE CURRENT REQUIREMENTS
MAXIMUM
THREE OPTIONS: TIER 1 REQUIREMENTS
• VOLUME, BASE DEVELOPMENT (SET
• DEVELOPMENT BACKS + TIER HEIGHT)
WITH CURRENT
STANDARDS
• DEVELOPMENT WITH
INCREASED DENSITY
AT BASE HEIGHT
• DEVELOPMENT WITH
INCREASED DENSITY
AND ADDITIONAL
HEIGHT TRANSIT CORE COMMUNITY CORE
54 URBAN FORM & DENSITY REPORT
RECOMMENDATION 3 - OBJECTIVE 3
INCREASE DENSITY IN APPROPRIATE LOCATIONS.
INCENTIVE TIERING TO MAXIMIZE BUILDING SETBACK
3
2
1
EXISTING BUILDING SETBACK PROPOSED BUILDING SETBACK
20 FT MINIMUM OR 1.5X HEIGHT; WHICHEVER TIER 1:
IS GREATER • 45 FT MINIMUM (REQUIRES 10’ LANDSCAPE BUFFER
TIER 2:
And as stated throughout this report, the goal to protect single-family
• ADDITIONAL 20 FT (REQUIRES ROOFTOP LANDSCAPE)
homes is imperative with future development, including increased
setbacks, masonry walls, and increased landscape requirements. TIER 3:
The proposed incentive program will provide additional landscape • ADDITIONAL 10 FT OR GREATER IF REQUIRED BY YARD SETBACK
requirements. ***(I.E. REAR SETBACK ABUTTING RESIDENTIAL WOULD TOTAL 75 FT
FOR TIER 3)
URBAN FORM & DENSITY REPORT 55
RECOMMENDATION 4
BUFFER SINGLE-FAMILY HOMES FROM ABUTTING DEVELOPMENT.
WORK TASK 1:
MAKE
MODIFICATIONS TO
THE LANDSCAPE
CODE TO ENSURE
BUFFERING
REQUIREMENTS
SHIELDING SINGLE-
FAMILY RESIDENTIAL
ARE IN PLACE
Buffer Single-family Homes from Abutting Development:
Throughout this process, the community has stressed the need to maintain
the quality and character of the City’s existing established residential
districts. The proposed design guidelines will include increasing the
buffer between single-family residential as well as providing the proper
screening (walls, trees, and hedges to provide maximum screening for
abutting homes.
56 URBAN FORM & DENSITY REPORT
RECOMMENDATION 5
CREATE GREAT PLACES FOR PEOPLE.
WORK TASK 1:
CREATE DESIGN
GUIDELINES THAT
WILL KICK-IN WITH
INCREASED DENSITY
WORK TASK 2:
PROMOTE GOOD
RELATIONSHIPS OF
BUILDING TO THE
STREET LEVEL
WORK TASK 3:
ESTABLISH
STANDARDS FOR
SEMI-PUBLIC OPEN
SPACE DEDICATIONS
Create Great Places for People: 2. Promote Relationships of Building to Street Level
One of the most important recommendations of this analysis is the need to This aspect is important as the building and its form must relate to the street
establish a framework for future development to create an urban design fabric and provide the necessary setbacks to activate the streetscape and sidewalk
that will be uniquely Wilton Manors. and provide sufficient shade and landscaping to make the area inviting to
1. Enact Design Guidelines pedestrians.
The most important document would be the establishment of design guidelines. 3. Establish Standards for Semi-public Open Space Dedications
The guidelines will provide developers with parameters for the future form and Creating standards and dedications for these areas will ensure that they are
street orientation for multi-story buildings. The guidelines will also include the inviting and enhance the overall pedestrian experience.
following:
60 URBAN FORM & DENSITY REPORT
RECOMMENDATION 8
CONNECT PEOPLE TO PLACES.
WORK TASK 1:
CREATE A
STREETSCAPE
MASTERPLAN
FOCUSED ON:
• PEDESTRIAN CONNECTIVITY
• ALTERNATIVE MODES OF
TRANSPORTATION
• SAFETY
• ESTABLISHING ACTIVE
SIDEWALK USE PARAMETERS
AND TOOLKITS
• COMPLETE STREETS
Connect People to Places: that the street can be used by all.
Once the design guidelines are developed, a streetscape master plan should be created c. Include safety measures for public safety as well as transportation safety
to make the necessary connections between developments as well as connections for all modes of travel
between the new developments within the TOC and the adjacent residential d. Establish active sidewalks through utilization of parameters and tool kits
communities. The master plan would create a set of regulations and criteria for providing developers with a list of recommended improvements including
developers to follow so that a cohesive and continual palette is used to enhance the street trees, and other pedestrian amenities.
pedestrian experience. This master plan would: e. Enhance sidewalks to activate the pedestrian experience
a. Create pedestrian connectivity between developments f. Implement Complete Street Guidelines and look to find ways to fund future
b. Incorporate alternate forms of transportation (pedestrian, bicycle, etc.) so improvements to the roadways
NEXT STEPS
HOW TO GET TO THE FINAL VISION
EXPANSION OF THE EXISTING TOC
AMEND AND REZONE.
RECONCILE THE FUTURE LAND USE AND ZONING MAPS FOR TOC
PREPARE FOR REDEVELOPMENT.
INCREASE DENSITY IN APPROPRIATE LOCATIONS
INCREASE UNITS / INCENTIVIZE DEVELOPMENT.
BUFFER SINGLE-FAMILY HOMES FROM ABUTTING DEVELOPMENT
MODIFY THE CODE.
CREATE GREAT PLACES FOR PEOPLE
DEVELOP DESIGN GUIDELINES TO AUGMENT URBAN EXPERIENCES.
RE-EVALUATE EXISTING PARKING STUDY REGULATIONS
RETHINK - REEVALUATE.
INCREASE SUSTAINABILITY + RESILIENCE
DEVELOP URBAN FORESTRY AND GREEN INFRASTRUCTURE MASTERPLAN.
CONNECT PEOPLE TO PLACES
CREATE A STREETSCAPE MASTERPLAN.
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