BEACH MASTER PLANCity of Ft. LauderdalePlanning & Zoning Department
Table of ContentsAcknowledgementsiList of Illustrations vVision 1Introduction31: Assessment72: Central Beach Framework Plan 473: Design Guidelines 71Appendix: 97 Planning History 7 Streetscapes48 Principles of Street Design 72Market & Economic Analysis for the Central Beach Master Plan 99 Urban Design Analysis 1 Circulation / Connectivity 55 Principles of Building Design 75Public Improvements / Cost Estimates 159 Environmental Analysis Wayfinding System8 Character Area Guidelines78 Regulatory Analysis 18 Public Gathering Spaces 60 South Beach Marina 79 Land Use22 Las Olas Gateway62 Central Beach Gateway 81 Stakeholder Interviews 23 Oceanside Plaza3 Mid Beach4 Architectural Resources24 Channel Square65 North Beach Community 85 Transportation Analysis 26 Sunset Point 65 Sunrise Lane 87 Public Realm30 Intracoastal Park / Promenade 65 Economic Market Summary 38 Almond Avenue664: Implementation 89 Thematic Districts39 . Alexander Park 67 Regulatory 89 Sebastian / Alhambra Phasing 90 Development Alternatives 68 Funding Strategies 91 Parking 69 Economic Benefits5 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFTi
AcknowledgementsFort Lauderdale City CommissionMaster Plan Team John P. “Jack” Seiler MaSasaki Associatesyor Alan Ward Bruce G. Roberts, Vice-Mayor Principal Commissioner – District I Ted Schirmacher Charlotte E. Rodstrom Project Manager, Planner Commissioner – District II James Miner Bobby B. DuBose Planner Beni Arapi Commissioner – District III Romney Roge Urban Designerrs Commissioner – District IVERA AssociatesCi Thomas Lavash ty of Fort Lauderdale George Gretsas Principal Christine Graziano City Manager Ka Associatethleen Gunn Assistant City ManagerPlanning and Zoning Department Greg Brewton Director Wayne Jessup Deputy Director Eric Silva Principal Planner Ella Parker Planner III Renee Cross Planner IIIBeach Community Redevelopment AgencyCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFTiii
Relevance of Previous Plans1. The Central Beach Master Plan replaces the findings and recommendations of the following sections of the Fort Lauderdale Beach Community Redevelopment Plan (November 21, 1989): Section : Redevelopment Plan Concept not including Appendix I. Section : Traffic, Circulation and Parking Section : Proposed Zoning Changes Section : Design Guidelines Section Appendix I: Description of the Community Redevelopment Area and all other sections will remain in . The Central Beach Master Plan replaces the findings and recommendations of the following sections of the Beach Streetscape Plan (November 5, 2002): Birch Road Neighborhood Streets Breakers Avenue Almond Avenue A1A All other sections of the Beach Streetscape Plan will remain in . The Central Beach Master Plan replaces the findings and recommendations of all other Central Beach studies.
List of IllustrationsAerial Photo of Study Area 45 Minute Walk 39Birch Street Development Option 66 Key Destinations and Central Beach Districts 40Parking Strategy7City-Owned Parcels 5South Beach Marina Opportunities 41Central Beach Street Categories 70Fort Lauderdale Beach Revitalization Study, Sasaki, 1987 8Central Beach Opportunities 42Strategic Retail/Commercial Locations 75ForMid-Beach Opportunities 43t LauderdaCentral Beach Character Areas6le Beach Revitalization Study, WRT, 1989 9North Beach Opportunities44Central Beach Public Improvements 88Built, Approved and Pending Projects 10Sunrise Lane Opportunities 45Public Improvements Ex and Preliminary Cost Estimates 89isting Topography11Framework Plan - Walkable Environment 48FEMA Designated Flood Zones 12Table 1: Framework Plan - Circulation/Water Taxi 53One Time Construction Benefits93Climate and Prevailing Winds 13Existing Sun Trolley Lines 54Table 2: Sun Shadows 14PrAnnual Property Tax Revenue oposed Sun Trolley Lines55at Build OutView Corridors 15Circulation/ConnectivityTable 3: Current Zoning Boundaries 18PubAnnual Additional Benefits at Build Out 94lic Spaces Framework Plan 58Central Beach Zoning Summary Table 19Las Olas Gateway60Recent Projects Receiving Variances 21Oceanside Plaza - Option 1 61Existing Land Use22Oceanside Plaza - Option 2 62Architectural Resources 24Sunset Point3Existing Right-of-Way Designations 27 Channel SquarePublic Parking Facilities28Intracoastal Park 63Existing Pedestrian/Bicycle Routes 29Almond Avenue64Positive Moments in the Public Realm 31 . Alexander Park 65Underemphasized Elements Sebastian / Alhambrain the Public RealmDiAlhambra Sebastian Development Option 66scontinuities in the Public Realm 35City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFTv
Central Beach VisionGreat cities capitalize on their natural assets Beach seeks to take advantage of these The vision must build upon the foundation of •Extends beyond the beach into the barrier to create a distinctive identity. Natural features opportunities and define the next phase of the the previous plans, enhance previous efforts, island’s unique districts;such as barrier islands, the ocean, beaches, evolution of the barrier local public interests, and connect and waterways, afford excellent opportunities the districts of the beach into a cohesive •Links the beach to the Intracoastal for recreation and are the settings for the The vision for the Central Beach continues whole. Urban Beach Design Principles, Waterway;internationally recognized venues. The to build upon years of past work. Previous defined in this Plan, were developed to inherent quality of Fort Lauderdale’s Central plans developed by the City of Fort implement the public’s vision for the Central Beach, as a barrier island, is its relationship Lauderdale proposed public initiatives Beach. The p•Connects the districts of the Central rinciples express the public’s desires to improve the Central Beach with Beach by foot, bicycles, vehicles and to the ocean and the Intracoastal Waterway that were very successful, subsequently - both have unique characteristics and stimulating significant private investment. specitransit; andfic focus on enhancements to the opportunities. The introduction of streetscape and beach pedestrian environment and the public realm. improvements to the Central Beach in Private investment should reinforce public •Establishes multiple points of interest Great cities are also carefully planned to the 1990s has been a catalyst for private investment in the public realm and enhance shopping, dining, recreation and create a character defining relationship of investment. Yet most of the investment has the Central Beach as a world-class destination entertainment and public spaces for the built environment to the land and water. been oriented toward attracting tourists to the to establish Fort Lauderdale as one of the gathering and , there remain opportunities throughout beach. As an amenity also valued by the Fort world’s great waterfront cities. This will only the Central Beach to create a more cohesive Lauderdale community and local residents, be accomplished, if future public and private and vibrant environment that responds to the future public and private development plans investment:public’s needs and continues to contribute should attract visitors and respond to the to the overall Fort Lauderdale community. desires of residents. This can only be There remain neglected private parcels that achieved through a long term vision of the lack a coherent identity and public areas that Central Beach area as an active, dynamic are isolated with limited or no public access. destination with expanded public access There are also areas of architectural value and views to the ocean and Intracoastal that should be preserved but are in need Waterway. of revitalization. The Vision for the Central City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT1
Vision: Urban Design Principles Urban Beach Design Principles7. Preserve and enhance the architectural resources of the Central Beach 3. Create a symbolic center / gathering The Central Beach has a rich architectural place at Las Olas Boulevard and mark heritage. There are significant concentrations the other entries to Central Beach1. Enhance connectivity to creaof architectural resources that give definition te a 5. Make streets more pedestrian oriented and identity to neighborhood districts. continuous Central Beach experienceWhere Las Olas Boulevard reaches the beach, with attractive shaded sidewalks with Encourage revitalization of these concentrated there should be a landmark public space as There are a number of key streets wherecafes, restaurants, and shopsareas and enhance the districts through new a focus and gathering place for the Central investment that compliments the heritage. improvements to the public realm, along Beach. The other principle entries to the with private development, wAt selected locations, with proximity to parking ill enhance the beach, on A1A to the south and Sunrise experience and connecand hotels, make a focused environment of tivity for pedestrians Bo8. Promote a mix of uses / a mix of usersulevard to the north, should be identified and cyclists and make the Central Beach a wiretail and restaurants that will serve visitors th iconic markers as gateways to the beach. moas well as locals. Connect these retail streets Encourage future redevelopment to include re seamless experience. This will help unify the Central Beach asto the larger Central Beach area and make a mix of uses, especially on key pedestrian a destination and enthese settings attractive places to stroll with courage mooriented streets where active uses will re walking throughout the area. more active and engaging cafes, shops, and contribute to the life of the street. Encourage variety of destinations that appeal to a varied mix of users, including visitors as well as . Create a variety of usable public spaces for daily use as well as special 2. Expand opportunities for events and performancespedestrians to experience the a9. Establish a comprehensive identity ctive edgand way finding systeme of the Intracoastal waterwayExpand the attractiveness of the beach as a destination with new public spaces and 6. Create places for families and The Central Beach attracts millions of visitors Along the Intracoastal Waterway there is an additional event programming throughout the childrenwho will benefit from a better way finding system opportunity to provide pedestrian access year. Establish programs for a range of sizes to locate parking, hotels, and other destinations. parallel to the water. This would enable the of events and target both visitors and locals, The beach is the primary attraction, but it An integrated and well designed system of signs public to view boat traffic, take the watertaxi, so that something is happening on a more should be complemented by other destinations and graphics will be both functional and an boat to the beach, and view the City basis. and activities for families and part of the City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
IntroductionBeginning in 1984 the City of Fort Lauderdale as subsequent Urban Land Institute (ULI) Due to substantial redevelopment and increased District, the North Beach Community District, made a commitment to be the “Best City of panels. Critical to the Plan was the creation traffic, the City placed a moratorium on new and the Sunrise Lane District on the north. its Size”. Integral to the image and character of a more pedestrian oriented environment projects in 1998, while studying the impacts of the City are the Fort Lauderdale beaches, through the “one way pair” (AIA & Seabreeze), of additional development and evaluating the The varied and sometimes competing interests long an attraction that stimulated resort elimination of parking on A1A, the creation of existing Zoning Code in the Central Beach of stakeholders of the separate districts development and tourism in the region. When “People Streets”, “People Street Intersections”, Area. These studies primarily addressed must be understood and balanced to address the rituals of “Spring Break” gave way to and the “Beach Promenade”. As a result of the transportation infrastructure requirements the potential of the Central Beach Area excess, Fort Lauderdale sought to redirect successful implementation of the Revitalization in response to issues that could potentially and create a unified vision. They include the activities of the area to take advantage Plan, renewed interest in private development impede future additional redevelopment. commercial stakeholders, consisting of retail, of its natural resources and create a family in the Central Beach area occurred through entertainment, recreation, and hospitality as atmosphere. the mid 1990s. The 2002 Beach Streetscape Master Plan by well as the residential community, including EDSA identified four specific districts within primary home, second home, or short Since 1986 the City has sought to define and Implementation of the planning initiatives the RAC: South Beach District (outside this stay, along with the larger Fort Lauderdale direct development in the Central Beach area occurred through Comprehensive Plan scope), the Central Beach CRA District, the community. Their values and concerns must through public initiatives. As a result of these amendments and rezonings. In 1989, the North Beach Intracoastal/Overlook District, be addressed separately and collectively in initiatives Fort Lauderdale Beach has become planning area impacted by the initial revitalization and the Sunrise Lane District. The study the Central Beach Master national and international destination, hosting of the Beach Community Redevelopment Area addressed aesthetic issues within the public major annual events including the Fort Lauderdale was expanded to include areas to the north rights-of-way of these districts in an effort to The intent of this study is to develop an overall International Boat Show and the Air and Sea south defined on the Future Land Use create a cohesive image within the study that unifies the Central Beach Map (FLUM) as the Central Beach Regional through design guidelines and enhances the Over the last twenty years, the City has Activity Center (RAC). Within the Central In November 2002, the ULI Advisory Panel on public realm by the identification of public substantially changed the image of the Beach RAC are seven distinct zoning districts: Fort Lauderdale Beach defined five thematic improvements on city owned property. The Central Beach area through public investment the South Beach Hotel & Marina District, the districts that were defined not only by the process to achieve these goals is to review in infrastructure and placemaking as A1A Beachfront Area, the Planned Resort physical characteristics, but by use and past planning efforts and recommendations, recommended in the Fort Lauderdale Beach Development District, the North Beach market potential. The districts, beginning on assess the existing conditions, and Revitalization Plan of 1989 (completed Residential Area, the Intracoastal Overlook the southern area include: the Marina District, recommend guidelines and public by Sasaki and updated in 1990) as well Area, the Sunrise Lane Area and Park Entertainment District, the Mid-Beach of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT3
SUNRISE VISTAMAR AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STIntroduction: Study AreaStudy AreaThe study area, located on the barrier island, corresponds with the 425 acre area of the Central Beach RAC designated in 1990. The northern boundary is Sunrise Boulevard, the eastern boundary is the beach, the southern boundary is the south edge of the Bahia Mar marina, and the western edge is the center of the Intracoastal Waterway. Within the RAC is the 125 acre Central Beach Community Redevelopment Area, extending from the southern edge of the study area northward to Alhambra . LAS OLAS. ANTIOCH INTRACOASTAL .BIRCH ORTON. .BIRCH SEABREEZE ALMOND AVEBREAKERS SOUTH ATLANTIC SO A1AUTH ATLANTIC NORTH ATLANTIC SUNRISE LNNORTH ATLANTIC BLVDA1ACRAATLANTIC RAC08001600 FeetNStudy Area (red boundary) and Central Beach Regional Activity Area (orange boundary)4 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
SUNRISE VISTAMAR AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STIntroductionIssuesA successful master plan takes a comprehensive •Identity & Character – In an effort to spaces as the center and the gateway to the Master Plan must be responsive to view of the full range of issues and their translate market potentials into a realistically the beach and its above noted issues of infrastructure, interrelationships. It reconciles these elements in marketable vision that meets key city and landscape/aesthetics and zoning as a very specific, geographically focused manner, public objectives the master plan should •Building Patterns – The cuwell as market conditions. Guidelines rrent code integrating creative design and producing a reinforce the public investment in the public for the zoning districts is perceived byfor the new development should reflect realistic strategy geared toward action and realm and enhance the Central Beach as the public to be out of date and needscontemporary thinking about building implementation. a world class destination to reinforce Fort in a more environmentally sustainable to respond to current conditions. It is Lauderdale as one of the great cities of the pemanner to meet the expectations of the rceived as being oriented toward From the inception of Fort Lauderdale’s 1985 world. The identity of the various districts newincreasingly sophisticated visitors. development to remove existing efforts to direct development in the Central must be understood as they contribute structures and not necessarily as an Beach the desire has been to capitalize on to or deter from the perception of the incentive for renovation or restoration •Transportation – The Central Beach the potential of the barrier island as a “resort whole. The Central Beach Master Plan of existing structures. Implementation of Area must have appropriate infrastructure community in a beach environment”. The must address the overall experience in the Central Beach Master Plan includes for new and existing development. City further defined the resort community the public realm to enhance the resort strategies to address zoning related Circulation and parking on barrier islands to include the need for a strong pedestrian atmosphere as well as address the design deficiencies. as they grow become critical due to the environment, ease of access and circulation, character of the built form. The distinctive limited access points. The Central Beach a mix of uses and activities, and an enhanced identity of the Central Beach comes from Master Plan recognizes the importance physical environment•Sustainability – The Master Plan . the water, both the Intracoastal Waterway should address sustainabof ease of circulation and parking. The and the ocean. The Masteility of the r Plan should Master Plan considers previous studies Theenhance the interaction between theCentral Beach both environmentally and master plan for the Central Beach Area City and incorporates their recommendations will address key issues that have been andeconomically, to maintain and enhance raised the water by improving access and where appropriate. bycreatthe potential of the Central Beach area recent studies, policy decisions, and the ing strategically located iconic public public, including the followingfor future generations. To be sustainable :NORTH BEACH NEIGHBORHOODINTERNATIONAL SWIMMBIRCHINGLOTBAYSHORE. HALL OF FAMEBAHLAS ANTIOCH MARHUGH INTRACOASTAL .BIRCH ORTON. TAYLOR BIRCH STATE SEABREEZE ALMOND AVEBONNET HOUSESOUTH BEACHBREAKERS SOUTH ATLANTIC SO A1AUTH ATLANTIC NORTH ATLANTIC SUNR LNISEDC ALEXANDER OCEANSIDE ALHAMBRANORTH ATLANTIC BLVDPARKLOTCILOTA1ATY-OWNED PARCELSATLANTIC 08001600 FeetNKey Destinations and City-Owned ParcelsCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT5
OpportunitiesThis plan provides opportunity to reinforce the while communicating clear expectations unique character and identity of the Central regarding the form of development and Beach area and its importance to the City the character and design of the buildings through the following principles:and open spaces. This should be flexible enough to allow design freedom and •Enhance the interrelationships of creativity within an overall framework for land uses, buildings, parks, streets, and the Central in the RAC to ensure a dynamic resort oriented community contributing to •Process: By identifying key stakeholders making Fort Lauderdale a great meeting with the public, a forum for discussion was established that builds •Build upon the findings of previous long-term relationships within the city and plans into a cohesive vision to guide the Central Beach RAC stakeholders and public and private investment in the the public. Interaction and debate about Central Beach RAC with a focus on the future ensures that the final master reflects not only the stakeholders’ Diaspirations but also their deeper •stinguish unique districts within understanding of tradeoffs and choices the Central Beach RAC and reinforce related to future between vehicular and pedestrian movement corridors and public •Investment: Cities require ongoing to be sustained. The actions •Define the role of public and private of both the public and private sector stakeholders and their priorities to and each individual should contribute achieve immediate and sustained a shared vision of the entire Central Beach area. To achieve this, the process •Leverage public policies and capital has involved city officials, the business improvements to achieve the greatest community, residents and property potential for quality development through owners, and other identified stakeholders private build upon past studies and current thinking into a cohesive vision and action Theplan for the future. Central Beach Master Plan is an opportunity to enhance the design of the area, promote •City Owned Parcels: Improve economic vitality and implementation of projects at the Central Beunderutilized community assets by ach, and further a providing a schedule of improvements for process involving the owned parcels and enhancements to Deskey destinations shown below.•ign of the Area: Achieve a dynamic, year round vibrant district that is known for its unique setting for both resort and year round residents as one of the world’s great places. •Economic Vitality and Implementation: Measure the economic feasibility of specific projects to understand the potential role of the public sector in implementation. Create a site plan approval process that clarifies purpose and has specificity. This will reduce the critical time element in development 6 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
1AssessmentWave Wall and Beach PromenadePlanning HistoryThe Vision for the Central Beach area should The“Where City of Fort Lauderdale has continuously the Boys Are” Fort Lauderdale became Sasaki recommended elimination of parking bua mecca for college students during Spring and the creation of a pedestrian promenade ild upon and amplify the inherent strengths influenced and stimulated development in of the Beach and the values of the community. the Central Beach area sinceBreak. By 1985, Spring Break would account along A1A, revising automobile circulation, the 1920s. To To build upon those assets it is necessary promote tourism and developmenfor 350,000 visitors within a limited time frame and redefining zoning districts with revised t on the to understand the existing conditions and barrier island, the City funded and constructedevery year. The rowdiness of spring break development regulations. development history of the Central Beach the Casino Poolactivities lead to deterioration of property . It was the first Olympic size study area, identify the values of various pool in Florida. In the 1960s a new facility was values and a general lack of community pride In 1988 the City engaged the Urban Land stakeholders, and develop planning principles constructed in the currenin the Central Beach (ULI) Advisory Panel to study a 31 t location and today reflecting the opportunities of the Central hosts major swimming events. As a resulacre area, centered on Las Olas Boulevard, t of Beach based on input from stakeholders. these efforts tourism increased in the CentraIn 1986 the City established the Central which would be the core of the revitalization l Beach area during the 1920s and 1930sBeach Task Force with the specific goal of area. The panel was composed of local and , The objective of the assessment phase is to establishing Fort Lauderdale as an excereestablishing the Central Beach Area as a national planning and development experts. llent establish a consensus of goals and urban winter resort destsource of community pride by redefining the Building on previous studies the panel ination in South principles from the stakeholders, the orientation of the Central Beach away from recommended that revitalization efforts focus community and the City. These goals and Duringa destination for Spring Break. To meet that on the creation of a mixed use “Ocean to this era the majority of development principles form the basis for subsequent could be charactegoal, the Task Force in 1987 recommended Beach Urban Residential Village” to create rized as low density, 3-5 planning phases and development of story, small hotels as opposed to the mothat the City of Fort Lauderdale engage a “beach resort environment”. To implement re the Central Beach Master Plan and densely developed neighbor to the southSasaki Associates as planning consultants to their recommendations the panel identified the , establish a new direction through the creation following necessary actions: implementation Beach. Fort Lauderdale’s Central Beach was differentiated from Miami Beach byof the Central Beach Revitalization Plan. a more relaxed informal atmosphere. The 1950s •Establish a beach development authorityexperCentral to the Revitalization Plan was the ienced a resurgence in development interest on the barrier island with new hotels reorientation toward a resort environmen•Establish a beach maintenance systemt featuring a pedestrian friendly beach •Clear deed restrictionslocating along A1A. Popularized by the movie atmosphere. To create such an environment City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT7
Assessment: Planning History•Assemble land sufficient to support mixed (A1A) and 2 lanes southbound (Seabreeze). To public and private development. Major elements use developmentfacilitate additional development the proposed delineated were: Submiimprovements (2+2) were projected to have •t Development of Regional Impact the “total capacity of 3,200 trips during the (DRI) for approval•Approach Roads – Sunrise Blvd., Las afternoon peak hour over and above the Olas Blvd., and AIA Foexisting traffic”.llowing the ULI recommendations and the •People Streets – 5th Street, Las Olas Sasaki Revitalization Plan, the City established Blvd., Cortez, Sebastian, Grenada, a Central Beach Community Redevelopment In December 1989, EDSA completed the Riomar, Terramar, and Vistamar Agency (CRA) on April 18, 1989 with the power to Central Beach Revitalization Plan Update coordinate, control and implement development with the purpose of linking developmen•Special Intersection Treatments t with within a core 125 acre area central to the 425 infrastructure capacity. The study created a •Water Taxi Stops – ICW & Swimming Hall of acre Central Beach Regional Activity Center (RAC). methodology to track remaining development Fame, Cortez, Sebastian, & Bonnet HouseLauderdale Beach Hotel, circa 1930scapacity, measured as trips, as projects •Additional Parking Facilities – Bahia Mar, In 1989, the City commissioned The Fort were approved. It was also recommended Swimming Hall of FameLauderdale Beach Action Plan to demonstrate that development capacities be transferable •New Park Facilities - a linear esplanade to Broward County the City’s commitment to between districts within the RAC. maalong the Intracoastal at the Birch Las ke transportation improvements in support of the Central BeOlas parking areaach Revitalization Plan by In 1990 EDSA completed the Central Beach adding additional roadway capacity to improve Revitalization Design Gu•Special Event Sites – Las Olas Blvd. & A1Aidelines to establish levels of service in the Central Beach area. design standards and continuity throughout The city committed to a “2+2” configuration the Central Beach area. Specific guidelines Since 1990, significant private investment of two one-way pairs, 2 lanes northbound and design criteria were established to direct has occurred. Subsequent to the 1993 Central Beach, circa 1950sNorth Beach Residential Area, circa 1950sFort Lauderdale Beach Revitalization Study, Sasaki, 19878 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Assessment: Planning Historycompletion of the “one way pairs” of A1A •Enhancement of Birch Road, •The introduction of new public parking •Median treatments with landscapeand Seabreeze, and the related streetscape Increasing Seabreeze to a four-lane two-facilities to capture visitors as soon as ••Intersection treatments with special improvements private development began way roadwaypossible.,pavingto invest in the Central Beach area and continued to accelerate through the 1990s•Additional parking facilities.. In 2002 EDSA and Keith & Schnars•Intracoastal overlooks completed their Beach Streetscape Master •Gateway Park/PlazaTheConcurrent with the Hughes study, Walker magnitude of development in the late Plan to address aesthetic issues related to 1990’s creaParking completed the Beach Moratorium ted concern about the potential the streetscape within the Central Beach The initiatives were delineated within five aluating the need for additional impacts of further development on the existingParking Study ev study area right-of-ways. The largest issue specific areas of the study area with their public parking. While the parking problem infrastructure. waidentified by the study was the expansive associated costs totaling $ million. The s identified for large events and locations, areas of asphalt and lack of landscaping, majority of improvements were to be in the the study determined the problem was one of In 1998 Hughes and Hall completed the Beach allowing residents to park randomly, leading North Beach and Intracoastal Overlook Transportation Study to evaluateconvenience more than need. Based on future impacts of to a visually incoherent ennewparking demavironment with little districts totaling $4 million to improve the nds for 2014, it was their finding and projected projects on the existing regard to the pedestrian experience. The streetscapes and eliminate the overwhelming infrastructure and ways to improve mobithat improved parking and traffic handling lity. final master plan identified multiple initiatives amount of asphalt. The Central Beach CRA Proposed recommendations ocould resolve the perceived problem. The f the study to establish a coherent structure to the district improvements were estimated to be included introducrecommendations of the study were:tion of: streetscape including:$ million focused on establishing the major gateway on Las Olas Boulevard. •Improvements to transit with the •Transit (trams), •Gateway / Entrancesintroduction of a tram,Implementation of the Beach Streetscape •An additional northbound lane on A1A at •Secondary gatewaysMaster Plan has been limited to landscape Southbeach Municipal Parking•Introduction of a unified wayfinding lot, system to direct people to parking•Street trees / Landscape improvementsimprovements along Las Olas Boulevard and •Reversing the direction of SE 5th Street, locatdeveloper improvements as part of private ions, development. In 2002 the ULI Advisory Panel was again invited by the City of Fort Lauderdale to evaluate the Central Beach. The scope of their study was to be expanded to include the entire 425 acre Central Beach RAC. The panel was to “recommend a conceptual plan that would define a vision for the redevelopment of the Central Beach and provide a strategy” for implementation. The overall consensus was that the City was “moving in the right direction but needed more “affirmative attention” to achieve the desired goals for the Beach. The recommendations of the Panel were three fold: establish thematic planning districts, update the master plan, and assert leadership in the development of the beach. The recommendations for the thematic districts were to establish guidelines and regulations that enforce and enhance the current uses in the five thematic districts of the Central Beach. Updating the master plan would afford the City the opportunity to act on catalytic initiatives to enhance the Central Beach experience that would Fort Lauderdale Beach Redevelopment Study, WRT, 1989City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT9
SUNRISE VISTAMAR AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STAssessment: Planning HistoryPublic Improvements as Catalyst for Private Investmentfoster family activities as well as expand from Holiday Drive to Sunrise Boulevard. The As a result of previous City initiatives to In the long term, additional development rights upon the existing tourist related facilities. enhancement/services are funded by a special reposition the Central Beach area as a resort within the RAC will require amendments Central to the update should be resolving assessment imposed on commercial property destination through beachfront improvements to the Broward County Land Use Plan and the scattered nature of parking and owners within the boundary of the has been significant private investment. Comprehensive Plan. The trip capacity introducing a major design statement at Since 1993 private investment in the Central established in 1989 documented that the A1A and Las Olas Boulevard. To implement Beach area has contributed over 1,100 current lane configurations provided capacity these initiatives the Panel recommended hotel rooms and, 600 residential units and for 3,220 more trips, any changes to this trip the need to establish leadership in the approximately 200,000 square feet of commercial threshold would require comprehensive plan development through the identification of a space. There are approximately an additional 800 review and approval by Broward County and “Champion” who will embrace and actively units of residential/hotel units pending reviewing agencies. The transportation pursue initiatives that will help define the study submitted as part of a plan amendment vision of “a resort community with a beach The approved projects to date represent 63% application should evaluate the impact of lifestyle”.of the development potential within the Central alternative forms of circulation including Beach area based on the overall additional increased public transportation services, The City has continued to show leadership capacity of the Central Beach Regional pedestrian connections and mobility in the process and most recently in 2006 Activity Center total trip count of 3,220 for improvements to the public realm. established the Fort Lauderdale Beach maximum number of Peak Hour Trips set by Improvement District (BID). The purpose of the County in 1989. There remains 1,105 peak the BID is to establish a funding mechanism hour trips to be allocated without additional for maintenance and enhancement of public improvements to increase capacity of the improvements within the Central Beach infrastructure, or a drop in the permissible bordering the east and west sides of A1A level of service. Green Atelier MarabellaPlace (2006)(2004)La Cascade La Rive Marabe(200lla0)(2000)Bahia Mar(2000)BayshoreCondo (2008)TiVany HouseBAYSHORE.(2005) Le Club Int. Jackson Tower (2008)Birch Point (1999)(1997)1 N. Birch (1993Trader Banquet RoomsLAS) OLAS ANTIOCH. (2007)(2006)Birch Apts(2002)INTRACOASTAL .BIRCH Alhambra PlaceORTON. (1997).BIRCH SEABREEZE ALMOND AVEBREAKERS SOUTH ATLANTIC SO A1AUTH ATLANTIC NORTH ATLANTIC SUNRISE LNEladDevelopment North LegendTrump Las Olas (2006)Cortez Hotel St RegisNORTH ATLANTIC BLVD A1A(2004)BuiltA1A(2006)(1999)/SeabWavewall/ PromenadereezeCapOcean ri Las Olas Beach Club Beach Place (1993)The Atlantic The Orion (1993)Wave(2007)Stay Social GArage & Retail Approved (2001)(2004)(2004)Hi(1999)(2006) Pending ApprovalAT(2006)LANTIC lton Trump Improvements (2000)(2005)08001600 FeetN(1993)Built, Approved and Pending Projects by Application Submittal Date10 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
SUNRISE VISTAMAR BELMAR .AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STAssessment: Urban DesignUrban Design AnalysisTopographyAs a barrier island the topography of the study From this higher elevation of 15-17’, area is relatively flat. However, the topography topography slopes down gently to the west of the beach is quite pronounced with a north/toward the Intracoastal Waterway. This change south ridge line and the highest elevations in elevation has significant effect on views, to closest to the ocean side. As such, A1A was both the ocean and the Intracoastal Waterway. located along the ridge line to ensure safe Additionally, due to the varying width of the travel. The Construction of A1A significantly island it is only in the southern section where improved access to the beach. Subsequent the island is narrow that the Intracoastal development, specifically the North Beach Waterway and ocean can be viewed from one Residential Area (NBRA) occurred in the lower location. elevations on the Intracoastal side as tidal marshlands were of Sebastian Street and the CRA, the higher elevation shifts westward. Within the Elevations on the barrier island in the North Beach Residential area, the ridge line study area vary from sea level to a high aligns with Breakers Avenue, resulting in good point of approximately 17 feet along A1A. views to the ocean one block in from A1A. A higher elevation extends north-south View to Intracoastal at Bahia MarSouth Beach Parkclose to the beach in the central area, roughly corresponding to the Community Redevelopment Area (CRA).BAYSHORE. LAS OLAS. ANTIOCH INTRACOASTAL .BIRCH ORTON. .BIRCH LegendSEABREEZE ALMOND AVEBREAKERS 12 - 14 feetSOUTH ATLANTIC SO+ HP 17’ A1AUTH ATLANTIC 10 -12 NORTH ATLANTIC SUNRISE LN 8 - 10 6 - 8 NORTH ATLANTIC BLVDA1A 4 - 6 2ATLANTIC - 4 0 - 208001600 FeetN Existing TopographyCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT11
SUNRISE VISTAMAR AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STAssessment: Environmental AnalysisFlood ZonesAs a barrier island in a sub-tropical zone, The most restrictive zone is the velocity zone the Central Beach is impacted by tropical with severe regulatory restrictions that impact storms and hurricanes. Barrier islands are uses, finish floor elevations for habitable natural impediments for storms, protecting space, and insurance costs resulting in the interior lower laying lands. Federal, State higher development costs. The velocity zone and local regulations apply to development is limited to areas along the beach and does in the Flood Emergency Management Areas impact future development east of A1A. The (FEMA). The Central Beach study area has AO zone which is inundated by the 100 year three FEMA designated zones, velocity, AO flood by 1-3 feet establishes minimum floor and AE reflecting the topography. The defining heights. This area is concentrated along A1A characteristics of these zones are:and impacts development from Bahia Mar to the Bonnet House. The AE zone is the least restrictive area. It is concentrated on the •Velocity Zone – An area inundated by 100-year flooding with velocity hazard Intracoastal side of the island. The flooding that occurs in the AE zone is created as (wave action)flood waters rise in the interior parts of Fort •AO – An area inundated by 100-year flooding (usually sheet flow oLauderdale, and is not caused by wave action n sloping or sheet flow from storm surge on the Atlantic terrain), with flood depths ranging from 1 side of the island. The ridge line of the island to 3 feetis not impacted by flooding. •AE – An area inundated by 100-year flooding, for which base flood elevations have been established •BAYSHORE. LAS OL ASANTIOCH. INTRACOASTAL BIRCH. ORTON. .BIRCH SEABREEZE ALMOND AVE BREAKERS SOUTH ATLANTIC SO A1AUTH ATLANTIC NORLegendTH ATLANTICE LN SUNRISNORTH ATLANTIC BLVDA1A Velocity AEATLANTIC O08001600 FeetNFEMA Designated Flood Zones12 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
SUNRISE VISTAMAR AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STAssessment: Environmental AnalysisClimatePedestrian comfort is strongly influenced by the micro-climate; conditions related to wind and temperature at specific locations. Of most concern at the Beach is access to cooling breezes in the summer months. These breezes are typically from the east and southeast. The design of outdoor spaces,MarchJuneSeptemberDecember if expected to be used in the summer should aim to capture these breezes. There may be occasions in winter when it would be beneficial to block cooling breezes from the east to northwe15%20%20%15%%16%16%12%9%12%12%9%6%8%8%6%3%4%4%3%BAYSHORE. LAS OLAS. ANTIOCH INTRACOASTAL .BIRCH ORTON. .BIRCH SEABREEZE ALMOND AVEBREAKERS SOUTH ATLANTIC SO A1AUTH ATLANTIC NORTH ATLANTIC SUNR LNISENORTH ATLANTIC BLVDA1AATLANTIC 08001600 FeetNPrevailing WindsCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT13
Assessment: Environmental AnalysisSun Shadow Effect of Tall BuildingsExposure to the sun is of course a primary concern to beach goers, but it also is a significant issue in locating and designing parks, plazas and other public spaces. It was the aim of the Beach Shadow Ordinance, enacted in 1989, to setback taller buildings on A1A so that afternoon sun will not shade the beach during prime hours. The computer model shows the sun/shadow effects at 3PM on September 21 and December 21. Tall Pre Beach Shadow Ordinancebuildings constructed directly on the west side of A1A, before the ordinance, have a significant shadow impact in late afternoon on these days. Buildings constructed after the Ordinance, with taller portions setback, have effectively preserved access to the sun on the beach in prime afternoon hours. The important consideration here is that future planned public spaces on the beach should likewise have exposure to the sun in winter. Post Beach Shadow OrdinanceSeptember 21, 3:00 PMDecember 21, 3:00 PM14 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
SUNRISE VISTAMAR AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STAssessment: Environmental AnalysisViewsCritical to the experience and identity The most prominent views to the water occur of the Central Beach environment is the from the higher elevations on the bridges visual connectivity to water and the related at Las Olas Boulevard and Sunrise Blvd. activities. The Central Beach experience is However, because of the topography, the enhanced by the proximity of the Intracoastal views approaching the beach from Las Olas Waterway and the ocean beach. Unique visual Boulevard are obstructed when the street experiences are created by the distinctly descends to the lower elevation at Seabreeze. different activities on the Intracoastal At Sunrise Boulevard the approach to the Waterway and beach. Visual and physical beach is a gradual descent which maintains connectivity to these assets should be the view to the as well as enhanced by the master lower lying areas to the west of the ridge line are not afforded the visual connection to Due to the physical configuration of the the beach and conversely the areas east of land area (narrow in the south and wide in the ridge line are not afforded views of the the north) and the respective topography, Intracoastal. The only portion of the island visual experiences differ from the south to where both can be perceived simultaneously the north. The island has a north south ridge are at the South Beach Park and Bahia Mar line, and the potential to view the beach and due to the drop in elevation in this Intracoastal simultaneously can only be achieved in areas along the ridge line or along The following photographs are prototypical access points of the of the Central Beach . 4INTRACOASTAL LAS OLASANTIOCH. ORTON. .BIRCH SEABREEZE ALMOND AVEBREAKERS SOUTH ATLANTIC SOSUNRISE LN A1AUTH ATLANTIC NORTH ATLAN2TIC 5NORTH ATLANTIC BLVD8A1Ac9ATLANTIC 8a-b8e8d08001600 FeetNView CorridorsCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT15
Assessment: Environmental Analysis1a - Bahia Mar2a - South Beach Park3a - North Channel6a - Valencia and Birch at ICW1bach - Bahia Ma2b - South Beach Park4 - Las Olas Boulevard Appror Marina7 - Views across ICW1c - Bahia Mar looking south2d - South Beach Park5 - Las Olas Boulevard Approach16 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Assessment: Environmental Analysis8a - Bayshore / A1A8d - Terramar / A1A9a - Sunrise Boulevard Approach8b - Bayshore / A1A8e - Riomar / A1A9b Sunrise Boulevard Approach8c - Sebastian / A1A9c Sunrise Boulevard / A1ACity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT17
SUNRISE VISTAMAR AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STAssessment: Regulatory AnalysisZoning The Central Beach study area has seven District. The intent of each district and their General permitted uses are: •Moped/scooter rental as a conditional designated zoning districts: respective regulations as noted in the Zoning Hotels and suite . •Code are as follows:Conference centers•Parking lots.• and other public •PRD - Planned Resort District, meeting or performance facilities or •ABA - A1A BPRD – “Planned Resort Development eachfront Area, DistouABA – “A-1-A Beachfront Area District is rist is established for the purpose of •SBMHA - Sestablished for the purpose of promoting high outh Beach Marina/Hotel District, promoting the development and redevelopment •Commercial retail uses offering services quality destination resort uses that reflect •SLA - the Sunrise Lane Dor goods for sale to tourists and visitors istrict, of the area immediately north of Las Olas the desired character and quality of the Fort Boulevard, generally between the Atlantic •IOAsuch as gifts, souvenirs, clothes and - Intracoastal Overlook Area, Lauderdale beach and improvements along A-Ocean and the Intracoastal Waterway, as a other tourist commodities, including 1-A”. •NBRA - North Beach Residential Area and high quality, public and private mixed use area restaurants as a part of a hotel, a •Parks. that is the focal point of the central beach as conference center complex or a shopping General permitted uses are: a destination resort and county-wide asset”. arcade or mall with at least fifty thousand The designations include the original (50,000) square feet of gross•Hotels and suite hotels. floor previous to the adoption of the Although the area remains the focal point of a •Resident• Beach Revitalization Plan, as well as, resort destination environment in the central •Parking structures•Commercial retail uses offering services .the introduction of the Planned Resort District beach, limited improvements have been made or goods for sale to tourists and visitors as recommended by•Other uses catering to tourists as the Sasaki Central Beach to create the mixed-use village envisioned by such as gifts, souvenirs, clothes and Revapproved by the Planning and Zoning italization Plan of 1987. The PRD is early planning efforts. Recommendations to other tourist in the Community Redevelopment Area create this environment, which will become a in its entirety. The districts were delineated significant countywide asset, are described in •Ma•Parking as a conditional use. to reflect the existing historical uses, as well the Framework and Guidelines , the proposed uses for the Planned Resort BAYSHORE. LAS OLAS ANTIOCH. SBMHAPRDINTRACOASTAL ORTON. SEABREEZE ABAALMOND AVESLABREAKERS LegendSOUTH ATLANTIC SOBA A1AUTH ATLANTIC ABA: A1A BeachfronNOt AreaRTH ATLANNTIC SUNRISE L IOA: Intracoastal Overlook AreaNORTH ATLANTIC BLVDA1A NBRA: North Beach Residential Development PD: Planned Residential DevelopmentATLANTIC SBHMA: South Beach Marina and Hotel District LA: Sunrise Lane Area PRK: Parks & Open Space08001600 FeetNCurrent Zoning Boundaries18 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Assessment: Regulatory Analysis•Other uses catering to tourists as the distinct neighborhood south of Sunrise •Restaurants, provided that any restaurant teardowns have occurred. Recommendations approved by the Planning and Zoning Boulevard”. located on a parcel abutting the to improve preservation efforts and increase Waterway shall have no access to the Intracoastal Waterway are Paoutdoor service of food or beverage on included in the Framework and Guidelines rking lotsThe lack of revitalization and market conditions •.has lead to the deferred maintenance of structures the Intracoastal Waterway side of the this area. Recommendations to parcel. – “South Beach Marina and Hotel Area District is established foimprove maintenance and revitalize the area Parking loGeneral permitted uses are: r the purpose •tsofare provided in the Framework and Guidelines promoting high quality destination resort •Residentialuses including the Swimming Hall of Famesections. that Consideration should be given to additional •Restaurants located within a residential reflect the character and quality of the Fort allowable uses within the SLA to promote LaudeGeneral permitted uses arehigh-rise structure or hotel provided there : rdale Beach, the Intracoastal Waterway other commercial uses other than tourist is no outdoor service of food or the marinas that have been developed to •. •Freestanding restaurants permitted only the north and south of Bahia Mar”. •Hotels, suite – “lntracoastal Overlook Area Din the portion of the IOA district south of istrict is •Parking is anticipated that the intent of this estabBayshore Drivelished for the purpose of encouraging the designation will be met in the near future •Moped/scooter rental as a conditional preservation, maintenance and revitalization •Hotels and suite the redevelopment of the Bahia Mar use. of existing structures and uses that front on • Swimming Hall of Fame sites. Over •Commercial retathe eastern Intracoastal Waterway”. il uses offering services •Commercial retail uses offering services the last several years, the City has been or goods for sale to tourists and visitors reviewing development plans for both such as gifts, souvenirs, clothes and Whor goods for sale to tourists and visitors ile some maintenance and revitalization of sites. Recommendations for maintaining other tourist structures has occurred, preservation •Parking character and quality of the beach and has been lacking and several complete enhancing Intracoastal Waterway access are described in the Framework and Guidelines sections. •General permitted uses are: •Hotels and suite hotels.•Multiple-family dwellings and apartments.•Marinas as a conditional use. •Museums.•Swimming pools.•Parking garages.•Amphitheaters.•Restaurants.•Moped/scooter rental as a conditional use.•Commercial retail uses offering services or goods for sale to tourists and visitors such as gifts, souvenirs, clothes and other tourist commodities.•Parking – “Sunrise Lane Area District is established for the purpose of encouraging the preservation, maintenance and revitalization of existing structures and uses that make up Central Beach Zoning Summary, City of Fort LauderdaleCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT19
Assessment: Regulatory AnalysisNBRA – “North Beach Residential Area The PRD, ABA, and SBMHA, which are District is established for the purpose of predominantly in the south of the study area, encouraging the preservation, maintenance were established to support and promote and revitalization of existing structures and development of destination resort uses. uses that make up the distinct neighborhood Zoning regulations allowed smaller setbacks, that occurs in the center of the north beach as well as higher Floor Area Ratios (FAR) area”. and building height within these districts. As the intent of these districts was to promote Existing code restrictions, market conditions a resort environment along the beach, and the canyon effect created by development residential development is not a permitted along the Intracoastal Waterway and A1A use within the A1A Beachfront Area (ABA). have made it difficult for the preservation, As a result residential development has maintenance and revitalization of existing been concentrated in the PRD zone. The structures. Recommendations to further ABA district is currently under significant the intent of this district are provided in the development pressure for condominiums Framework and Guidelines sections. marketed as hotels structured around fractional ownership where condominium General permitted uses are: owners are qualified as “transient”.• SLA, IOA, and NBRA, which are •Hotels, suite in the north of the study •, were established for the preservation •Restaurants located within a residential and revitalization of the existing residential high rise structure or hotel provneighborhoods. Building heights and setbacks ided there is no outdoor service of food or the primary method for preserving the scale and fabric of the residential •Accessory commercial retail uses fully neighborhoods, requiring buildings to have confined in a side and rear setbacks of ½ the Coheight of the building with a maximum height nsideration should be given to allow limited commeof 120’. Due to historically small parcel rcial uses within the NBRA to support the existing residential commsizes, the impact of the regulation is that it the aggregation of multiple parcels to construct buildings that maximize mass and City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
SUNRISE VISTAMAR AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STAssessment: Regulatory AnalysisDevelopment BonusesOver the last fifteen years, most of the The overall impact of these variances is the Deviations from Zoning Requirementslarge development projects subject to the development of projects that are substantially SetbacksParking Maximum Beach development regulations have larger than the existing fabric of the beach ReductionLengthrequested relief from various sections of the and adjacent neighborhoods. Adjustment code. The majority of variances granted were to allowable bonuses achieved through the 1Beach Placerelated to reductions in setbacks as shown design compatibility and community character 2The Atlanticin the table. However, multiple projects in criteria for the Central Beach zoning districts the ABA district have applied and receivedmay3St. Regis be necessary to implement the Master variances allowing them to exceed the 200’ Plan. 4Royal Atlanticmaximum length of a single building. Some of 5Trump Las Olasthe development modifications were received 6Hiltonthrough the application of design compatibility and community character cr7W Tower9The Orion10Las Olas Beach Club11Le Club12Bayshore Condo13Ocean Wave4128BAYSHORE. 11LAS OLAS. ANTIOCH INTRACOASTAL .BIRCH ORTON. .BIRCH SEABREEZE ALMOND AVEBREAKERS SOUTH ATLANTIC A1ASOUTH ATLANTIC NORTH ATLANTIC SUNRISE LN5NORTH ATLANTIC BLVDA1A1013ATLANTIC 76132908001600 FeetNDevelopments Receiving VariancesCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT21
SUNRISE VISTAMAR .BELMAR AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STAssessment: Land UseLand Use PatternsReflecting the intent of the Central Beach The significant amount of land dedicated to parks and open space. The beach itself is a Revitalization Plan, the land use pattern in surface parking also diminishes pedestrian major public space, but there are few others the study area shows the dominant uses as activity on sidewalks. In cities with lively within the fabric of the built up area, other lodging (hotels and motels), residential and pedestrian areas, there are typically multiple than . Alexander Park between the beach parking. The hotels are predominantly oriented building entries along each block. Sometimes and the Swimming Hall of Fame. Retail and to the beach along A1A and the residential called the grain or texture of a city, these other mixed use as described previously, is uses are predominantly located along the entries are an index of vitality, whereas, the also missing, except for limited areas near Intracoastal Waterway and in interior areas such number of surface parking lots are an index Las Olas Boulevard. Street related retail is as the North Beach Residential Area (NBRA). of a decline in pedestrian activity. The core an index of active pedestrian environments. of the CRA has significant surface parking Civic and cultural uses are also largely absent Most areas of the Central Beach are built with causing discontinuities between uses and from the Central Beach, with the exception a single use, lacking a more complex mixed restricting the pedestrian environment. These of the Bonnet House, which is a cultural and use pattern, which would lead to a more active lots are both privately and publicly owned and ecological environment. These single use are considered to be under mean pedestrian activity is focused to certain hours of the day, rather than the more Most of the hotels have ancillary restaurants varied coming and goings of varied shops intended primarily for guests. These uses are often hidden within the hotels Since the inception of the Central Beach and physically separated from the efforts, multiple studies indicated the need for mixed use projects to create a What is missing in this land use pattern? The pedestrian oriented environment. Central Beach shows very little land in public BAYSHORE. LAS OLAS ANTIOCH. INTRACOASTAL .BIRCH ORTON. VacantSEABREEZE ALMOND AVE Single Family ResidentialBREAKERS Multi-Family Residential less than 10 unitsSOUTH ATLANTIC SO A1AUTH ATLA Multi-Family Residential 10 units or moreNTIC NORTH ATLANTICISE LN CommercialSUNR Mixed UseNORTH ATLANTIC BLVDA1A Hotels and MotelsATLANTIC Municipal and State Institutional (private) Industrial Parking08001600 FeetNExisting Land Use (Source: Broward County Property Appraiser)22 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Assessment: Stakeholders Interviews & Public MeetingsStakeholder Interviews & Public MeetingsAs part of the planning process it is necessary •Are there enough recreational amenities that the efforts of the City were in the right •Enhance access to the water – connect to understand the public perception of the beach, for residents and tourists? direction but, pointed out that not all previous the beach to the Intracoastal Waterwaywhat is valued, what is needed and desired for What types of businesses are neededplanning attempts had been fully realized. • in •Lack of usable public space on the Central Beach area. The Central Beach the Central Beach Area?There were some who were simply against Intracoastal Waterwayarea is an asset to the community, not only development. In general, however, there was as a dest•Identify a site in the Central Beach Area ination resort area, but also as a not so much concern against developmen•Improve the pedestrian environment – “a t, place to live, recreate, and enjoy. Residents that should be developed or redeveloped? but moplace to stroll other than the beach”re importantly that variances had been andWhy? visitors should also take pride in this allowed that were not appropriate to the intent •Central Beach is missing public parks, unique part of the city positioned between •Identify a site in the Central Beach Area of previous planning efforts and regulations. green spaces, performance/cultural the ocean and the Intracoastal Waterway. To that should be preserved or protected? While recognizing the need to create an venuesunderstand the values of the community the Why?environment to support tourism, many felt the •Need to make Bonnet House more visible City coordinated a series of Stakeholder and •If you looked 20 years into the future, need to maintain a focus on the needs of the and more accessiblepublic would you like Fort Lauderdayear-round Fort Lauderdale community. le •Some city owned parcels are Beach to look like?Thunderutilizede Stakeholder interviews represented Stakeholder Common Threads:a balanced cross section of stakeholders Public meetings we•Limit development on city parcels and re convened throughout includcreate public open :the master planning process. Staff presented •Enhance Gateway’s to the beach – 17th •Residentsdraft materials and received comments from Street, Las Olas Boulevard and Sunrise There was a general consensus that the Propethe public at four general public meetings and •rty OwnersBoulevardcurrent planning efforts are the last chance several meetings with special interest groups, •Business Owners such as the Sunrise Lane Business•Improve Sunrise Lane Area – uses, to address enhancing the Central Beach for Owners •Government Officialsand Golden Square Groupparking and streetscapethe future as an active, dynamic destination . Previous plans weshared by tourists and residents alike, with •re not fully realized•County CommissionersCity CommThe four public meetings were held at key •issionersToo mease of access, and a multitude of activities •any waivers were allowed for new mito appeal to as wide a range of users as lestones during the planning process. developmentpossible.•Beach Redevelopment Advisory BoardThe first meeting was held on November 17, •Preserve remaining views and properties 2007. Approximately 110 people attended this The intent of the interviews was to hear meeting. Tin the Intracoastal Overlook Areahe purpose of this meeting was concerns, identify constraints/opportunities, to present assessment results, observations •Improve bike lanes and facilities and elicit desires and goals for the Central and gather input for the conceptual plan. •Help property owners in North Beach Beach area. A series of prepared questions The second meeting was held on January Residential Area with tax breaks, were posed to each of the interviewees, 31, 2008. Over 130 people attended this development incentives, flexible building enabling the planning team to compile meeting. The purpose of this meeting was to codes, parking reductions and leniency responses in a consistent the conceptual framework for public regarding a change of useimprovements and zoning observations. The The questions for the stakeholders were:third meeting w• Provide a better mix of uses – as held on June 11, 2008. Ov“something to do other than the beach”– er 100 people attended this meeting. The •Whwith suggestions for restaurants, retail / at are your impressions of the purpose of this meeting was to present initial boutique shops, cafés, coffee shops, and recommendations of previous planning zoning recommendations and conceptual art galleries along pedestrian oriented studies? plans for public improvements. The fourth streetspublic meeting was held on March X, 2009. •List three positive aspects of the Central BeaOver 100 people attended this mee•Provide amenities that are attractive for ting. The ch of this meeting was to discussboth tourists and locals –more beach- the •List three negative aspects of the Central drarelated services, events, and attractionsft master plan. Beach Area.•Extend beach renourishment southward •List at least five improvements that the Regardless of the orientation of the beyond TerramarCentral Beach Area needs todayparticipant, there were a number of common •Parking is critical – needs to be threads heard throughout the process. The •Are there any impediments to these proximate and convenient – but generally comments addressed general concerns as improvements? it was felt there was no shortage on well as specific. In general the public felt typical days if you knew where to parkPublic Meeting, November 2007City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT23
Assessment: Architectural ResourcesArchitectural ResourcesThe Central Beach has an architectural heritage architectural resources were located in either may qualify for local designation and may The most significant concentration of that contributes to the overall character of the the northern and southern portions of the meet the National Register criteria. These architectural resources are in Birch Estates beach environs and represents the historical planning study area. The core area of the resources add to the historic architectural and Lauder-del-Mar. The majority of the Birch evolution of the barrier island. Buildings that Central Beach was limited in its historical qualities, historic associations and/or Estates Area is located in the NBRA zoning contribute to this architectural heritage are architectural resources. architectural values of the and the Lauder-del-Mar Area is split from the early to the middle of the twentieth between the IOA and ABA zoning districts. century. This period begins with the initial Within the study area were defined four The area with the greatest number of development by Hugh Birch and Frederick specific areas: Birch Estates, Lauder-del-Architectural Resources is Birch Estates RecommendationBartlett on the northern half of the beach Mar, Harbor Drive (outside the Master with 85% of the 120 buildings/lots Any revisions to the zoning codes for these area. The area should be recognized as an Plan area), and Sunrise Lane/Northeast evaluated as architectural resources (94) zoning districts should consider the value integral resource of the beach community. 9th Street Commercial Area. Architectural or key architectural resources (8) defining of the architectural resources to the overall styles represented in the Central Beach area the character of the Area. Adjacent to intent of the district and reinforce the potential In August of 2008 the City of Fort Lauderdale included: Mediterranean Revival, Tropical Birch Estates is Lauder-del-Mar with key for preservation and/or adaptive reuse of Planning and Zoning Department completed Art Deco, Neoclassical Revival, Moderne, architectural resources (1) and architectural these resources. its Architectural Resource Survey – Central Modern Vernacular, Wrightian Modern, Iconic resources (32) representing 100% of the Area. Beach Neighborhood in an effort to document Modernism, and Subtropical Modernism. Sunrise Lane Area, to the north, had key those resources that have “historical and architectural resources (1) and architectural architectural interest” in the evolution of the The figure below describes the areas resources (22) representing 96% of the beach environs. The study area included the evaluated and the location of architectural total building stock. Harbor Drive, outside Central Beach areas extending from Holiday resources. These resources have been the scope of this planning study, had key Drive on the south to Sunrise Boulevard on altered very little, have special visual merit or architectural resources (1) and architectural the north. The majority of the significant historical importance. Architectural Resources resources (22) representing 96% of that Area’s buildings. 08001600 FeetNArchitectural Resources24 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Assessment: Architectural ResourcesBonnet HouseManhattan TowerJolly RogerRoyal SaxonCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT25
Assessment: Transportation AnalysisTransportation / CirculationThere have been several studies related from one-way to two-way south of Las Olas, Considered together, the Hughes-Hall Study’s recommendations represent two out of a to transportation prepared over the last by widening it from two to four travel lanes. main recommendations constitute an increase number of potential circulation options, which ten years including Fort Lauderdale Beach This change would permit access to the Las in road width and vehicular traffic capacity also include:Transportation Study (1998), City of Fort Olas Bridge from the south via Seabreeze through the area around Las Olas. The Study’s Lauderdale Beach Moratorium Parking Study instead of the northbound segment of A1A recommendations include:•Seabreeze two-way from end to end. (1998), ULI Advisory Services Panel Study (Atlantic Blvd.) which would in turn make it This would allow access to and from (2002). As a summary, these studies have possible for Las Olas to be narrowed into a •Adding one lane on the shore side of the the Las Olas Bridge from both North in common several observations. First, the one-way eastbound street/pedestrian mall municipal parking lot (approximately 350 and South, which in turn would permit street traffic is composed of four primary user between Seabreeze and Atlantic. ft. in length)the complete closure of Las Olas to groups:•Adding two lanes on Seabreezevehicular traffic between Seabreeze and The Hughes-Hall study also of south fers an ofAtlantic. It would result in an imbalance alternative in which Las Olas between Las Olas (approximately 2,000 ft. in •Beach visitorslengthof capacity between northbound and Seabreeze and Atlantic is closed entirely and)Dr southbound (four total lanes northbound •iving sightseerspedestrianized. However, such a closure •Removing two or four lanes on Las vs. two southbound), but the extra •Through travelerswould not work well unless North Seabreeze Olas between Seabreeze and Atlantic northbound capacity would be useful •Local reswere also made two-way, a fact the study does (approximately 350 ft. in length)idents and employeesin accommodating sightseers along the not . when measured, the traffic vo Overall, the transportation study’s lume has been less than roadway capacThe•Both Atlantic and Seabreeze two-way study also recommends widening recommendations would not necessarily ity. This means that a compaAtlantic by one lane along the length ofrom end to end. This is the approach f the improve pedestrian access to the beach rison of the volume moving through these streets andSouorrecommended by the Urban Land Institute thbeach municipal parking lot, which runs create valuable walking spaces. The on A1A along the beach south o(see below).f the split introduction of a pedestrian mall between intersections to the number of lanes, shows adequate capacity. However, traffic problemsbetween Atlantic and Seabreeze. This is Seabreeze and Atlantic should be seen in this emerge because ointended to allow thru traffic to pass on theThe 2002 report by the Urban Land Institute’s light. Below are examples of the pedestrian f the driving behavior of motorists, such as slowing for sighimpediments created by the proposedAdvisory Services Panel addresses many left around the sightseers cruising slowly up tseeing and re-cithevehof the same issues as the Hughes-Hall shore side. icular capacity improvements:rculating, or cruising. The drawbridges at transportation study, and refers to it as Las Olas Blvd. and Sunrise Blvd. also create background. The main idea behind the ULI problems that are expected to worsen with In support of the two-way Seabreeze idea, •Widening Seabreeze, although it would study also recommends that 5th Street betraffic recommendation is that Atlantic Blvd. improve vehicular mobility by providing should be downgraded from a regional reversed to run eastbound. This apparently is somewhat separate capacity for local Third, all previous transportation studies intended to replace the tuarterial (the northbound side of A1A) to a rnaround lane where traffic, thru traffic and sightseers, would culminated in a series of traffic proposals Seabreeze and Atlantic converge – whichlocal collector, whose main function is to also make the street into more of a aimed at roadway improvements and improving would also be removed when Seabreezeprovide beach access and, presumably, as a barrier for pedestrians. the pedestrian environment of the Central became two-way – allowing cars coming frompromenade for sightseers. Seabreeze would •Although narrowing or closing Las Olas then assume the role, if not the designation, of Beach, especially on and near Las Olas the north to access properties along Atlantic between Seabreeze and Atlantic would Boulevard. The primary issue appears to souA1A. This concept is consistent with Hughes-th of Las a pedestrian-friendly space in that Hall’s observation that thru drivers, as well as be how to accommodate sightseeing traffic, Thsegment, such a space would be well-and how to separate sightseers and thru eresidents and those with local business, do recommendations are conceived to used only if the adjacent land uses are travelers from drivers with local destinations improve drivingnot need to drive along the coast and could be conditions for local and thru traffic, primarily by allowing them tsupportive of walking and strolling.– beachgoers, residents and employees. o bypassseparated from sightseers. The ULI scheme, South At•Widening Atlantic at the municipal parking however, would in effect turn Atlantic Blvd. lantic when driving north from A1A to the Las Olas Brover to sightseers and enable them to travel in Thelot gives thru traffic another lane in which strategy of the Hughes-Hall study (1998) idge. While the Hughes-was to “improve compatibility between locaHato go around the sightseers. However l ll study makes occasional referenceboth directions instead of just northbound as to pedesis the case today. trian conditions and the need to improve it will also make it harder to cross the resident trips and sightseeing trips”, as well as thru traffic. The proposed sothem, there is no systematic assessment of, lutionstreet to the beach. relies primarily on a reconfiguration of the or weight given to, the effect of proposed circuroadway changes on pedestrian access to the lationThese points do not necessarily invalidate system in the segment in which A1A southbound follows Seabreeze Boulevardbeach or the walkability of Central Beach as a the recommendations, but they should . The study recommends convebe considered in the context of goals rting Seabreeze the study area. The Hughes-Hall 26 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
SUNRISE VISTAMAR .BELMAR AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STAssessment: Transportation AnalysisPrevious Studies Analysis Street HierarchyThe Hughes-Hall transportation study and •Las Olas between Seabreeze and Given that the City has determined that the ULI report move in the same general Atlantic. The Hughes-Hall study gives widening of Seabreeze Boulevard is not direction toward diverting auto traffic (except two options for this block, narrowing the feasible due to the significant cost of right for sightseers) away from the coast onto street or closing it. ULI does not mention of way acquisition and the need to improve Seabreeze Boulevard, allowing Atlantic the street’s operational characteristics. pedestrian facilities, roadway improvements Boulevard to become more of a place for resulting from the Master Plan will maintain viewing and accessing the beach. ULI’s Recommendationthe current lane configurations. recommendations, however, are more explicit in addressing pedestrian needs and the distinctions A concept for the street should be developed Recommendationbetween Central Beach’s subdistricts. But in taking into account its role in the local proposing various circulation measures, ULI circulation system and its relationship to Some streets and intersections may need to raises questions that should be addressed at future open spaces and pedestrian circulation be redesigned to favor pedestrian movements. some level of design example, introducing raised or tabled intersections which facilitate pedestrian crossing, adding crosswalks at some mid-•Birch Street. The area in which Seabreeze and Bblock locations, and adjusting signal timing irch run side-by side does, as ULto ease pedestrian crossing. Las Olas I says, “bear witness to unfinished business.” But the ULI repoBoulevard is an area which should receive rt does nospecial attention for adjustments to enhance t clearly indicate how the tangle of streets should be simppedestrian . BAYSHORE. LAS OLAS. ANTIOCH INTRACOASTAL .BIRCH ORTON. .BIRCH SEABREEZE ALMOND AVEBREAKERS SOUTH ATLANTIC SO A1AUTH ATLANTIC NORTH ATLANTICSE LN SUNRILegendNORTH ATLANTIC BLVDA1AATLANTIC Road width of 70’+ oad width of 55 69’ Road width of 40 54’08001600 FeetN “People Streets”Existing Right-of-Way DesignationsCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT27
SUNRISE VISTAMAR AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STAssessment: Transportation AnalysisParkingThe Central Beach Area is dominated by surface people whose destination is the beach, most increase of 5,279 spaces (against an existing be investigated as a mechanism to reduce the parking - 2,947 parking spaces in Central Beach of whom would prefer to walk from proximate total of 2,947) by 2014, and also points out that need for overbuilding parking. At the same time, area today. Previous studies looked at whether parking; but who could also, under the right the Hughes-Hall idea of widening A1A past the the displacement of public parking that would the existing parking supply was sufficient circumstances, be shuttled from remote parking Southbeach lot would remove existing from the redevelopment or reuse of, for and if it could be better distributed. The lots. Removing beach visitors from the traffic instance, the Birch Las Olas and Oceanside recommendations from those studies include:stream would improve conditions for all, so the The 2002 ULI report endorses the concept of developing lots (as proposed by ULI) and a portion of the Mostudy recommends the relocation of existing portal parking facilities away from the beach, from Southbeach lot (as proposed by Hughes-Hall) •ve approximately 2,000 existing parking to ‘portal’ facilities at the north, south which beachgoers and others could be shuttled. The must be compensated, in either proximate or spaces to ‘portal’ facilities at the north, and west edges of Central Beach. These lots main difference between the ULI report and the other remote and west edges of Central Beach, would need to be regularly served by shuttle transportation and parking studies is that ULI to be served by shuttlesbuses, to make the park-and-ride alternative also recommends the removal of significant•Parking facilities should be integrated kwithin the urban fabric.•Accommodate a need for 5,279 additional attractive when compared with paring adjacent amounts of existing parking in Central Beach to spaces by 2014, based on the current to the beach. The Hughes-Hall study suggests make way for development. In particular, the •Street level commercial uses should be Unified Land Development Regulations. that relocating approximately 2,000 spaces Oceanside and Southbeach lots are into public parking facilities.(The projections were based on zoning would be appropriate. •Linear configuration of the land suggests requirements rather than actual demand.) a series of parking locations to serve The 1998 WaRecommendations: lker parking study endorses this •Revise the City’s parking requirements, multiple destinations along the Central concept. Walker, however, also calls for increasing The wide discrepancies between the parking including reductions for shared parking, Beach will be more convenient for total supply of parking available for Central needs projections in the Walker study and those to better align supply with (Walker, ). Walker calculates, on the used by the ULI report indicate that the C•An enhanced pedestrian environment ity’s The 1998 Hughes-Hall study also addresses the basis of projected development and the City’s parking standards may be in need of revision could reduce parking demand. needs of beach visitors, the fourth user group parking requirements (Unified Land Development which will require further analysis and beyond •Update parking regulations to refl ect changes in identified at the outset. These are defined as Regulations) that Central Beach will need a net the scope of this study. Shared parking should Central Beach character and current standards..E Lot Southside47 spacesSw4 handicappedimming Hall Birch Road/ E Lotof Fame386 spaces106 spaces8 handicappedBAYSHORE. 76 marine spacesLAS OLAS. ANTIOCH INTRACOASTAL .BIRCH ORTON. .BIRCH SEABREEZE ALMOND AVEBREAKERS SOUTH ATLANTIC SO A1AUTH ATLANTIC Southbeach LotOcNOeanRsTH ATLANLNTISE ide LotIC SUNR481 spaces242 spacesNORTH ATLANTIC BLVD11A1A handicapped8 handicapped1 lifeguardATLANTIC LegendR LotU Lot74 spaces City-owned parking lotsSE 5 Street33 spaces5 handicapped Privately-owned parking lots35 spaces2 handicapped08001600 FeetNPublic Parking Facilities28 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
SUNRISE VISTAMAR AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STAssessment: Transportation AnalysisPedestrian, Bicycle, Trolley & Water Taxi RoutesTo increase mobility in the Central Beach Recommendationstudy area alternative forms of transportation need to be considered as alternatives to the Additional routes should be explored to automobile. Alternative forms considered have increase the use of bicycles as an alternative been transit (tram), water taxi, and bicycle. form of transportation not only along A1A but These forms reduce the number of automobile also along the Intracoastal and within the trips in the study area and result in increased NBRA creating multiple , A1A is the only designated bicycle route: it has limited capacity in designated 5’ wide bike lanes on the northbound and southbound sides of A1A. It serves the beach communities to the north and south as well as residents within the study area. These existing bicycle routes are adjacent to traffic lanes. There are no exclusive bicycle routes that are safely outside of streets. BAYSHORE. LAS OLAS ANTIOCH. 11 INTRACOASTAL BIRCH. ORTON. .BIRCH SEABREEZE4040 ALMOND AVEBREAKERS LegendSOUTH ATLANTIC A1ASO UTH ATLANTIC NORTH ATLANLNTIC SUNRISE Water Taxi connectionNORTH ATLANTIC BLVDA1A Sun Trolley: Convention Connection11 un TolATLANTIC rley: Weekend Connector Sun Trolley: Las Olas Broward County Transit Bus Service Designated bike route (A1A Greenway)08001600 FeetNExisting Pedestrian and Bicycle RoutesCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT29
Assessment: Public RealmPublic RealmThe “public realm” is defined as any part of the physical environment that is publicly accessible – at Central Beach, this includes the beach, the promenade and wave wall, streets, sidewalks, city-owned parcels and parking lots, parks and public spaces, the Intracoastal Waterway (ICW), and publicly accessible portions of private development. The public realm is the common thread that ties everything together, providing access, places for public gathering, and recreation. The character of the public realm, therefore, has a great deal of influence on the character of a place. For example, the Riverwalk in Downtown Fort Lauderdale represents a major investment in the public realm, shaping the way that people interact with the water and creating a sense of cohesion between private developments along its length. Similarly, the character of Las Olas Boulevard in downtown is largely defined by the dimensions of the street, sidewalks, landscape features, and building setbacks – all of which are consistent elements of the public realm that help to define it as a Beach lacks the same sense of cohesion evident in these other areas of the City. There are a number of positive momentsPromenade / Wave WallSouth Beach in the public realm at the Central Beach that should be reinforced. At the same time, there are missed opportunities that could be a more integral part of the urban fabric of Central Beach. And, finally, there are several places where the public realm is discontinuous, interrupting access, view corridors, and disrupting the overall consistency of the built environment. As evidenced by the success of the wave wall and promenade, and numerous improvements to traffic and pedestrian circulation, continued investment in the public realm throughout Central Beach will help to complete its evolution to an active, dynamic destination with expanded access and views to the ocean and Intracoastal WaterwayDC Alexander Park30 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
SUNRISE VISTAMAR AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STAssessment: Public RealmPositive Moments in the Public Realm12There are a number of unique places within Central Beach that help to define its character. Examples include the beach itself, the promenade and wave wall, newer portions along the west side of A1A, and pieces of the Intracoastal that are publicly accessible. These are just a few examples, but they represent some of the greatest opportunities in terms of building and expanding a framework around Beach – The issue is how to further Western edge of A1A – The setback requirements adopted in 1997 have resulted in a much improve the beach so that it is an amenity better pedestrian environment along A1A’s western edge, making it feel less like a highway and for both tourists and locals. This includes more like a pedestrian street, particularly where A1A is limited to northbound traffic only. In the improving and/or adding restrooms, improving newer projects that include the new 20’ setback requirement, the sidewalk has been widened to access to parking and pedestrian connectivity. allow for more activity, outdoor dining, and more planting to separate cars and . LAS3 OLAS. ANTIOCH INTRACOASTAL .BIRCH ORTON. .BIRCH SEABREEZE ALMOND AVEBREAKERS 1SOUTH ATLANTIC SO A1AUTH ATLANTIC 2NORTH ATLANTIC RNISE LSUN4NORTH ATLANTIC BLVDA1AATLANTIC 08001600 FeetNPositive MomentsCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT31
Assessment: Public Realm34Intracoastal Waterway edge – Given the abundance of boating in Fort Lauderdale, the Wave Wall and Promenade – This public investment has transformed the character of the Inracoastal Waterway is an important part of the public realm throughout the City. It is eastern edge of A1A from automobile-dominated to a pedestrian zone. It also illustrates the somewhat surprising, then, that access to the Intracoastal Waterway (both physical and visual) importance of maintaining consistency within the public realm, uniting several different districts is limited to just a few places within Central Beach. Where this does occur, views to the within Central Waterway, residential neighborhoods to the west, and the City beyond create an attractive setting for strolling, fishing, or simply relaxing and enjoying the City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
SUNRISE VISTAMAR AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STAssessment: Public RealmUnderemphasized Elements of the 12Public RealmWhile there are several key moments in the public realm that are quite visible (such as the wave wall) there are an equal number of potentially positive moments that are simply underemphasized. These are places that already exist, but lack vital connections to the rest of Central Beach that would make them more successful. These include:International Swimming Hall of Fame – The Swimming Hall of Fame is a major destination in Central Beach, but its primary audience is DC Alexander Park – This key public parcel sits at the hinge point between the Swimming Hall mostly competitive swimmers. Though the of Fame and the beach – two very active, public uses – yet it is devoid of any meaningful activity. general public may not wish to use the pools There are several reasons for this. First, there is no focal point or organization to the park: it is or diving platforms themselves, the facilities a simple lawn with trees, and does not offer places to sit, paths to stroll, or space for recreation. and the activities hosted there are impressive Second, pedestrian connections to and from the park are not emphasized, so it lacks a true to visitors. Unfortunately, the Hall of Fame is relationship with either the beach to the east or the Hall of Fame to the west. The park is also not visibly accessible for passers-by, so many separated from adjacent retail to the north by 5th Avenue. To the south is a future redevelopment visitors to Central Beach do not appreciate the site. The potential exists for the park to be programmed with events and designed as an active value of this . It can also build on the energy created by active uses on all four . LAS 3OLASANTIOCH. INTRACOASTAL .BIRCH ORTON. SEABREEZE ALMOND AVE25BREAKERS SOUTH ATLANTIC SO A41AUTH ATLANTIC NORTH ATLAN LNTIC SUNRISENORTH ATLANTIC BLVDA1AATLANTIC 08001600 FeetNUnderemphasized ElementsCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT33
Assessment: Public Realm34Las Olas Gateway – A major access point to Central Beach from downtown occurs along Las Olas Boulevard. After reaching the crest of the bridge, a potentially interesting view corridor begins to open along Las Olas, through the public parking lot, and to the beach and ocean beyond. Currently, the view is toward a surface parking lot. This site could become a more active public space creating a gateway, landmark and gathering place on the Waterway Edge – While public access to the Intracoastal Waterway exists at some points, it is limited and discontinuous even at the edges of city-owned parcels. This is particularly evident at the Swimming Hall of Fame, where a tall hedge blocks access to the Intracoastal Waterway, and at Bahia Mar, where pedestrian activity is quite limited. In addition, control points to private piers occur along the Intracoastal Waterway rather than on the piers themselves, blocking access along the edge of the House – While the Bonnet House is not public property, it is a major amenity for Central Beach. It is the only piece remnant of the original barrier island landscape that remains within the Study Area. The opportunity exists to better connect the public realm to Bonnet House, which would enhance its presence and City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
SUNRISE VISTAMAR AURAMAR .TERRAMAR VIRAMAR RIOMAR BAYSHORE GRENADA SEVILLE ALHAMBRA .SEBASTIAN CASTILLO VALENCIA POINTSETTIA LAS OLAS FIFTH STAssessment: Public RealmDiscontinuities in the Public Realm12The greatest challenge and opportunity in By comparison, one could easily imagine a improving the public realm at Central Beach 10-minute walk along Las Olas Boulevard will be creating a greater sense of cohesion downtown, but nobody would walk the same between different districts and destinations. distance at Central Beach, from the Hall of Today, the only elements that tie everything Fame to Sebastian Street. This is due to the together west of the beach and wave wall are number of discontinuities that occur within the the existing roads. While there have been public realm at Central Beach. Some examples some pedestrian improvements (such as the include:A1A / Seabreeze one-way pair and the east-west “people” streets in the North Beach A1A at South Beach – South Beach is one of Roads terminating in the ICW – Several Residential Area), most of the roads in Central the most visited sections of Central Beach, roads end abruptly at the edge of the Beach are automobile dominated and do not since it is the place that is most frequented Intracoastal waterway, creating an uninviting encourage pedestrian and bicycle traffic. As a by locals. Somewhat ironically, this is also the view on prime waterfront. Nonetheless, these result, one could not imagine walking or riding place that is physically separate from the rest roads, Sebastian and Seville Streets, do a bike for any considerable distance anywhere of Central Beach. The section of A1A is very provide an interesting opportunity. Today, other than the in this location, and existing parking lots these roads terminate rather unceremoniously add to the amount of pavement separating with an “End of Road” sign and a guard rail. the beach from Bahia Mar and the Swimming Hall of Fame. At the same time, this is the Recommendationnarrowest part of the barrier island, where a Pedestrian access to the ICW and/or water connection between the beach and ICW would taxi stops at these locations are alternatives make the most should be . 55LAS OLAS. ANTIOCH INTRACOASTAL .BIRCH ORTON. 15SEABREEZE ALMOND AVEBREAKERS SOUTH ATLANTIC SO A1AUTH ATLANTIC NORTH ATLAN LNTIC SUNRISE2NORTH ATLANTIC BLVDA1AATLANTIC 08001600 FeetNDiscontinuities in the Public RealmCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT35
Assessment: Public Realm34North Beach Residential Area (NBRA) – There are two major issues regarding parking in the NBRA. It significantly impacts what should be a lively pedestrian environment, filled with people walking between the large number of small hotels and the beach. First, there is not enough off-street parking available, so all of the streets have on-street parking. Second, because of out-dated parking regulations related to loitering and cruising, on-street parking is not allowed in the evenings, forcing hotel owners to add a second layer of parking within their property lines. As a result, the streets are overly wide and sidewalks frequently traverse between parking Edge of A1A – Previous planning regulations did not require a large enough setback Discontinuity in Intracoastal Waterway Access – Pedestrian access along the Intracoastal from the road to provide adequate space for pedestrians along the western side of A1A. In Waterway is interrupted by private development and other impediments at numerous locations. many places, existing projects have walls, fences, or tall hedges on the property line, pushing These barriers prohibit pedestrian access and they present regulatory barriers to future public pedestrian traffic right to the edge of A1A. To make things more difficult, signage, light access along a coninuous , and other utilitarian fixtures are frequently located in the sidewalk in these areas. While new setback requirements along A1A have resulted in projects that have significantly improved the pedestrian environment, the discontinuities created by the older projects have become even more visible, particularly when they are adjacent to sites redeveloped to new standards. 36 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Assessment: Public RealmEpisodic Nature of the Public RealmHistorically, Central Beach hosted two major events every year: the Air and Sea Show, and the International Boat Show. During these events, the character of Central Beach is transformed; the existing public realm supports the events fairly well. However, the episodic nature of these events means that there are few sustained benefits over the course of the year to the Central Beach. There is a need for public spaces that can support more frequent, smaller events that could enhance the economy and environment of Central Beach throughout the year. These could include public plazas, performance venues, and areas for outdoor recreation. This could also be coupled with a parking strategy that takes cars off the streets and encourages more pedestrian movement between showBoat showAir showCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT37
Assessment: Economic Market SummaryEconomic Market SummaryA key element of the master plan for Central specific locational criteria such as adjacent/such as water views and structured onsite 10 to 12) offering a range of menu concepts, Beach was to examine market potentials for a proximate parking, visibility, frontage and theparking are more critical for mid- and high-including family-style sit-down, fast food,range of land uses construction than they might be for low-casual beach style, and specialty take-out. understand the degree to which the real estate rise, infill townhouses similar to Marbella. These uses will require adequate on-site market will support these uses, outline timing In addition, the market analysis suggests Thus, depending on location, new housing on and nearby parking and should be clustered and phasing, and tolimited opportunities exist for other, Central Beach is likely to be a combination of in specific locations to maximize overall identify appropriate roles for the City and/supporting uses such as for-saleform and and in particular blocks/or other public agencies (such as the CRA) and rental residential and speculative office intersections with the greatest concentrations related to implementationspace. The degree to which these uses Resort Hotel & Hotel/Lodging—market of potential customer traffic, such as Las and regulatory strategies to ensure that the are viable will depend on multiple factors, opportunities appear strongest for this Olas and Almond. Locations adjacent to plan is successful. As such, a real estate including near-term recovery of the weakened use because of high occupancy factors public gathering places—such as the Las market analysis was prepared as a means of housing market across South Florida and and significant growth in the domestic and Olas Gateway and/or Intracoastal Waterway testing market demand for various uses on continued job growth in sectors that fuel international visitor market over the past 10 parcels—will be most Beach. This analysis built upon thedemand for professional office space. Above years. The analysis suggests that 225 to 300 demographic and economic profile and all, market opportunities will also be tied to resort hotel rooms and 450 to 1,000 hotel evaluation of market conditions (by use) that commitments by the City to undertake specific rooms are market supportable over the next were previously completed (see Appendix). public realm improvements as identified in 10 years. Opportunities are predicated on Market potentials were estimated for the the plan. These improvements will be critical continued growth (albeit at lower rates than in following:in leveraging subsequent private-sector the past) in the number of visitors to Greater investment in specific uses—even more so Fort Lauderdale. These two categories •Market-rate, for-sale condominiums and over the near-term as economic and market are distinguished by a greater number of market-rate rental apartmentsconditions remain significantly in resort hotel product whereas regular hotel rooms can be located in varying •Visitor-related uses such as hotel/lodgingWoSpeculative Office—35,000 to 45,000 sq. properties ranging from limited-service to •rkplace uses such as speculative ft., would be considered a minor, supporting business-class to luxury depending on the office and medical office spaceuse. Office space should be oriented to hotel operator/flag.•Supporting services such as convenience professional services office tenants that anddesire a Central Beach address and proximity destination retaGeneral Retail & Restaurants—as noted, ilto the beach lifestyle. Potential locations market opportunities for supporting retail and include the second-floor above street-level food and beverage uses will be determined retail, such as Las Olas Boulevard and/or in Summaby 1) the success of specific marketing ry of Key Findingsfree-standing locations providing amenities initiatives and tenant/business recruitment such as water views (similar to 515 Seabreezestrategies and 2) whether prospective retail TheBoulevard). Adjacent/proximate parking will be strongest market opporlocations meet specific locational criteria tunities for Central Beachnecessary. over the next five to 10 yearssuch as adjacent/proximate parking, visibility, arefrontage and the like. Despite estimates of likely to be tied to recent and emerging development patternsNew Housing—market oppor in lodging and hotel-tunities for 500 to million annual visitors to the beach condominium uses,to 800 units of new housing—both for-sale and (including overnight and day-trippers), there as evidenced by current and planned projects such as the W, Hiltonhigh-quality rental—will be largely determined is surprisingly very little retail inventory and Trump hotels. New hotel rooms and by near-term recovery of the local/regional on Central Beach (only 142,000 sq. ft., of hohousing market in South 96,000 sq. ft. is located in Beach tel-condominium rooms/units are expected to increase the number oPlace). Thus, visitors represent a key market f overnight visitors to Central Beach. In turnIn addition, site characteristics—particularly of overall demand for general retail and , higher overnight visitation may enhance market opportunland costs—will drive market response to the restaurants. Market opportunities for general ities fortype and price of new housing. For example, retail and restaurant uses are estimated at new retail and restaurants. However, the extent to which the number of retathe downturn in for-sale condominium product roughly 60,000 to 100,000 sq. ft. over the next iler and restaurants on Central Beach expandsis fueling greater interest in multifamily rental. 10 years, with the largest share of opportunity wiHowever, land costs in specific locations captured by food and beverage uses. Notably, ll also be determined by 1) the success of speciof Central Beach will determine whether however, creation of a dining district will fic marketing initiatives and tenant/business recruitmenmulti-family rental units will be financially require a cluster of operators (minimum of t strategies and 2) whether prospective retail locations meefeasible in the near-term. Also, amenities t 38 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Assessment: Thematic DistrictsCentral Beach Thematic DistrictsAs has been discussed earlier in this report, improve access between the ICW and the district would be a vibrant pedestrian zone there are numerous opportunities to improve Beachand that future improvements should focus on the physical environment within the Study North-south pedestrian connections otheopportunities to support this goal within each •r Area. The challenge is to be selective about than the beach and promenade, includingdistrict. which opportunities will be a catalyst to the Intracoastal promenadeprovide the greatest return on investment Many of the previous planning studies for the City. Those areas of the public realm The location and characteconducted for Central Beach since the 1980’s r of future private that have the greatest potential to reinforce development athave established their own system of districts Central Beach will be connections between the “positive moments” influenced by puband sub-districts for organizing ideas for lic investment in these are as follows:opporfuture improvement. Of all these studies, the tunities, as evidenced by public 2002 ULI Study’s methodology of identifying improvements made in the past and the •Improved public access along the development that followed. The City has the zones of opportunity around a series of opporthematic districts is most consistent with the Intracoastal Waterway from Bahia Mar to tunity to further define the shape and Bidirection identified for this planning Street/Las Olas north parking area. form of private development by establishing more descriptive development guidelines for •Strategically located city-owned parcels with existing surface parking that caneach district as part of this current planning beeffort. consolidated into garages to create opportunities for additional public open spaces and other public amenitiesThe ULI study identified the boundaries of each district by drawing a circle illustrating •Existing east-west streets that can becoma 5-minute walk circle from the center of e more pedestrian oriented to activity for each. The concept is that each 08001600 FeetN5 Minutes WalkCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT39
Assessment: Thematic DistrictsBased on the natural features and land the following pages, the opportunities for each use characteristics there are five distinct district are discussed in more . The districts can be defined by their geographic position in the overall Central The goal is to reinforce the character of each Beach. The districts are similar to those district while reflecting the principles behind proposed by the ULI in 2002 but land use the framework plan for all of Central have evolved and multiple new projects are being considered. Sasaki recommends definition of the districts as:•South Beach Marina DistrictBirch Road in the Mid Beach DistrictSwimming Hall of Fame/ Marina in South Beach CeMarina District•ntral Beach Entertainment District•Mid-Beach District•North Beach Neighborhood District•Sunrise Lane DistrictAs part of the current planning effort, Sasaki has revisited these thematic districts to uncover the potential opportunities within each, highlighting those that are in support of the overall concept for the Central Beach. In Oceanside Parking Lot In the Central Beach DistrictSouth Beach MaCentral Beach rina DistrictEntertainment DistrictMid Beach DistrictNorth Beach Sunrise Lane Neighborhood DistrictDistrict08001600 FeetNCentral Beach Districts40 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Assessment: Thematic DistrictsSouth Beach Marina DistrictThe primary opportunities in the South Beach for safety and to encourage walking between Marina District are to improve . Alexander destinations on Central and create a new pedestrian edge along the Intracoastal Waterway at Bahia Mar and The overall attractiveness of this district the Swimming Hall of Fame. could be enhanced by additional planting and screening along A1A where it parallels . Alexander Park is not well used today. It the surface parking lot serving South Beach. is lawn and trees with little program to attract Additional planting along widened sidewalks users to this park. This is a good opportunity will help buffer traffic and also shade to create an active public space that is a focus pedestrian routes to hotels, restaurants, and to the South Beach Marina District and a link other destinations at Central the beach and the Swimming Hall of Fame. Improve pedestrian The Swimming Hall of Fame site does not Recommended Public Realm Improvements:walk from Las Olas to Swimming Hall of effectively engage the Intracoastal Waterway. Fame and Alexander A planted green edge could be part of a larger •Create a ‘green’ edge and pedestrian Park – connect to network of paths and pedestrian spaces path along the Intracoastal Waterway the beach and ICW Improve Swimming along the Intracoastal Waterway extending including Bahia Mar and the Swimming Hapromenadell of Fame and northward along Seabreeze and Birch Road. Hall of Park These improvements to the edge along the •Improve Swimming Hall of Fame and – connect to the beach Intracoastal Waterway should be part of the Alexandeand ICW promenader Park as a connection to the overall improvements to the Hall of Fame site to iCreate ‘green’ edge t conform to contemporary standards for competitive swimm•Add more amenities at South Beach such and pedestrian path planting restrooms, play areas, event spaces, along ICW at Bahia Marin parking area and Othersnack bar, chair/umbrella rentals, and opportunities in the South Beach Marina add more amenities Disother beach are to enhance existing attractions at South Beach and to better connect South Beach to the •Add and improve pedestrian crossings on (restrooms, play areas, other districts in Central Beach. South Beach A1Aevent spaces) and Seabreeze from marina area to is a major destination, especially for locals the value the wider beach, and its amenities, •Widen sidewalks on A1A and Seabreeze, as well as, convenient parking. Based on add planting, and shade with street input and our own observations,South Beach Marina Opportunities •Add planting to screen the existing beach the existing beach facilities can be upgraded and additional amenities brought to this paparking along of Central Beach. •Improve pedestrian walk from Las Olas to Swimming Hall of walking from the South Beach Marina District to restaurants and other destinations beyond the district, confront significant barriers with multiple lanes of fast moving traffic on A1A and Seabreeze. Pedestrian crossings should be added and/or modified to favor pedestrians, This should be targeted for improving the crossing to Bahia Mar to connect to the proposed Intracoastal Waterway Promenade. Sidewalk space along A1A and Seabreeze is typically narrow and close to fast moving vehicles. These sidewalks should be widened and upgraded over time City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT41
Assessment: Thematic DistrictsCentral Beach Entertainment DistrictThe Central Beach Entertainment District network linking the beach, Intracoastal contains the highest concentration of of Waterway, and districts of the Central Beach. shops, restaurants and nightlife in the Central Beach Area. Currently, most of the the tourists Enhance parking and and residents gather at the inrtersection of access to ICWLas Olas and A1A from Las Olas to Castillo Recommended Public Realm EnhancementsStreet.•Redesign the existing Oceanside Parking This District, centered on Las Olas Boulevard, Lot to provide more parking and create a Mixed use offers the most significant opportunity for new landmark public space as the focus development with change and expansion of entertainment uses. of the Central Beachretail/restaurant The City owns several key parcels in this area, Examine the potential to add a boardwalk,uses focused on • currently used as surface lots, that could water taxi stop and turning basinAlmond Street to in the be redesigned to provide more parking in enhance public channel, parallel to Seabreeze and south garages, while also making major new public realmof Las Olas and other amenities. There could be a new•Enhance parking, add green park focus and gathering space for the Central Beach at the end of Las Olas Boulevard, andspace and pedestrian walks along the exIntracoastal Waterway at the existing tending west to the Intracoastal Waterway, all on city owned property. These new public Birch/Intracoastal Parking will attract greater private investment •Extend pedestrian walks and sight in adjacent privately-owned parcels, which lines from the beach to the Intracoastal Potential location for could spark the creation of an “urban beach WaPotential turning basin landmark public water taxi stopvillage” that has been envisioned in this •Tie pedestrian improvements into district for over 20 years. A pedestrian the proposed Birch Road pedestrian Mixed use oriented district built around new public improvements and Intracoastal Waterway development with spaces at the beach is the natural complement Promenaderetail/restaurant .and anchor to the downtown restaurant and uses focused on retail district on Las Olas Boulevard. new public spaceKey to making this transformation is the Central Beach Opportunitiesreconfiguration of the Oceanside Parking Lot. A rather ordinary surface parking lot is at a strategic location. It has the potential to become a landmark public space at the confluence of the beach, Las Olas Boulevard, and A1A. Pedestrian connections could extend westward to the channel of water, just west of Seabreeze. This channel could be expanded as a second focus of pedestrian activity with boardwalks, a new turning basin, and water taxi stop to complement the existing charter boats at this location. The city owned parcels along the Intracoastal Waterway are currently parking lots. These lots also could be redesigned to provide more parking in a garage, while also making major new public green spaces and other amenities. New waterside walks and planting along the ICW could be part of a larger pedestrian 42 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Assessment: Thematic DistrictsMid-Beach DistrictMost of the Mid-Beach District is developed or committed to redevelopment. The principle opportunity remaining in this district is at the Alhambra Parking Lot and adjacent areas between the beach and the Intracoastal Waterway. In this location, there is an opportunity to create a northern counterpart to . Alexander Park as a focus to the district. The Alhambra lot is in a gateway location to the south at the convergence of Seabreeze Enhance pedestrian and A1A. The Alhambra Lot is positioned at space and view at the split between Seabreeze and A1A, forming Intracoastalthe northern gateway to the most active section of Central Beach. There is the potential to consolidate, improve, and add to the existing public parking supply with structured parking. In addition, there is an opportunity to create a more attractive and usable public space that connects from the beach along Sebastian Street to the Intracoastal Waterway. Enhance and expand parkingRecommended Public Realm EnhancementsMake new open space as •Consolidate and add structured parking the northern counterpart on the site of the Alhambra city parking to Alexander Parklot, relocate ADA beach parking in the lower level of the pedestrian Crconnections between •eate a new public space at the gateway ICW and the beachwhere A1A and Seabreeze split•Enhance pedestrian space and view to Mid-Beach the Intracoastal Waterway at the western end of Sebastian Street•Consider moving existing water taxi stop at Seville to Sebastian•Improve pedestrian environment with new sidewalks, lighting, and street trees along other east west streets between Intracoastal Waterway and the beach•Improve the pedestrian environment on the west side of A1A . relationship of the sidewalk to private development by minimizing vertical of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT43
Assessment: Thematic DistrictsNorth Beach Neighborhood DistrictThere are no city-owned parcels within the to accommodate vehicular movements, North Beach Neighborhood District. As a parking, bicycles, and more importantly, result opportunities for improvement in the create a better pedestrian environment with public realm are limited to the rights-of-new walks and planting. While constrained by ways of existing streets. However, there is the existing parking configuration, there is an support from the private sector for two ideas opportunity to reorganize this street to better that could significantly change this district. balance automobile, bicycle, and pedestrian Consider Stakeholders havepedestrian entry to suggested that Breakers traffic movements. Avenue could become the focus for future Bonnet Houseretail and restaurant uses to complement Recommended Public Realm Enhancementsthe growing number of hotels that are being Improve other streets developed along the beachfront. •Make Breakers Avenue a retail/restaurant over time to enhance stthe pedestrian reet from the W Hotel to the Bonnet The concept is to make a pedestrian oriented propeenvironmentrtystreet lined with retail and restaurants in new •Make a new entry to the Bonnet House at and renovated buildings. This retail street would begin at the W Hthe north end of Breakers AvenueVistamarotel to the south and extend to the Bonnet House site. The Bonnet•Redesign Birch Road to accommodate House has expressed an interestparking, bicycles, pedestrians, in a in re-opening the historic gate on the southern edgeplanted streetscape of the property, which once provided pedestrian •Continue improving streets over time Breakers District: entry to the property to create better access to enhance overall the pedestrian Pedestrian friendly street for visitors from the south, particularly the envwith retail, cafes, galleries, hotels. This gate, at the terminus •Sidewalk improvements in front of Bonnet of Breakers Avenue, could reinforce this street Houseas a pedestrian idea has potential for several reasons. BiBirch Road Promenade: add rch Road and Intracoastal Waterway PromenadeFrplanting and revise parking om a market perspective, retail uses would on Birch road to create be more successful on a two-sided street A major unifying concept that has emerged pedestrian oriented streetsuch as Breakers, as opposed to one sided from the current planning process is the idea A1A. Secondly, activating Breakers as a of a new pedestrian and bicycle corridor pedestrian destination would encourage through the Central Beach study area. While North Beach Neighborhood Opportunitiesexisting and future projects along A1A to the existing beachfront promenade and create more active edges to the west toward wavewall provide an attractive and vibrant Breakers Avenue and the architecturally interface between the beach and the cThe new path system begins at the north at for dedicated pedestrian paths and bicycle ity, significant North Beach neighborhood. Some the intersection of Vistamar and A1A. This lanes within the existing right-of-way. Moving it does not reach into the various districts. of the projects recently completed tend to be Several stakeholders raised the idea oflocation represents a significant threshold to south along Birch, the path crosses a key more focused on the beach, rather than the new paths that could be an extensionthe Central Beach area, being just south of intersection at Sebastian Street, which of the neighborhood to the west. Finally, introducing promenadethe Bonnet House. The signage for the new terminates at the water along the Intracoastal , bringing people from the beach retail uses with cafés and galleries would path could relate to the idea of a gateway Waterway. This is also the location where the into the various districts. Stakeholders bring additional pedestrian activity to this part also noted that the Birch Road corridorto the beach and the city, and the treatment city-owned Alhambra parking lot represents of the Central Beach that is currently the pedestrian crossing connecting to the potential redevelopment for additional parking, is underutilized and uninviting, and that city-owned parcels along the Intracoastabeachfront promenade should be prominent open space, and possibly other uses. An east-l Another important opportunity in this district Waterway dolike other crossings along connection between the Intracoastal not provide enough public is the vast amount of paving within the district accessWaterway and the beach could be enhanced to the water. So, the recommended as a result of wide rights of way and parking concept is to use Birch Road and the The path continues west along Vistamar, then in this location, reinforced by an improved and in the front yards. This is most obvious along south along Birch Road. The section of ROW redeveloped Alhambra edge of city-owned parcels to along Birch Road. It could be a far more createof Birch Road in the NBRA is particularly the new pedestrian and bicycle loop attractive planted street with pedestrian paths, to make a major new pedestrian way as awide, and the amount of pavement dedicated The Birch Road section of the path extends central to the district. There is space available complement to the beach vehicular traffic could be reduced to allow to Cortez Street, where it turns west towards 44 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Assessment: Thematic DistrictsSunrise Lane Districtthe Intracoastal Waterway to engage another The Sunrise Lane District has changed city-owned parcel, the Birch/Intracoastal little since planning for the Central Beach parking lot. At this point, the path follows began in the mid-1980’s. The fragmented the Intracoastal Waterway, along the private ownership of small parcels makes large scale marinas. There should be a single location for redevelopment difficult. It is an opportunity Work with private sector to a public access to a secure pier parallel to the for small scale rehabilitation and preservation enhance parking and allow shoreline, to preserve public access along the offor shared use to promote the historical character. The City’s parking waters for eachmore intense retail activity retail use further discourages change. New retail uses require After going under the Las Olas bridge, the more parking than currently provided on path would turn east towards the ocean, these small constrained sites. As a result, the Create vehicular moving along Las Olas to Seabreeze. The exgateways with signage isting tattoo parlors, bars, and restaurants path again follows the water’s edge, around to enhance identityremain non-conforming from an earlier era of both the International Swimming Hall of Fame the Central Beach. and Bahia Mar. The path then reconnects to the existing promenade just south of Bahia Most stakeholders suggested that the Mar, creating a new pedestrian portal to South district needs economic revitalization and improvements. Some stakeholders think there should be a place at the Central The benefits of the Birch Road and Beach for such a diversity of retail uses Intracoastal Promenades include:and recommended upgrading the visual appearance of the streets and retail buildings.•Creates a walking/biking circuit to complement A1ARecently, the Holiday Inn has been closed for renovations to make the property a more •Varies the pedestrian experience, is distinctly different from Wave Waupscale resort hotel. A new parking structure ll and Beach Promenadewill be added west of Sunrise Lane to support the hotel. The opportunity exists, therefore, •Located almost entirely on public landto rethink the parking requirements for other Establish hierarchy between •Like the Wave Wall and Beach parcels in the Sunrise Lane area, since the vehicular and pedestrian Promenade, is a catalyst for future private hotel and its guests will provide a captive ways and improve streetscapeinvestment away from the beachfront audience who will already have parked. where little investment has parking requirements and/or the aggregation of several parcels could allow Sunrise Lane Opportunitieschange to take place in the district, perhaps attracting new retail tenants to the mix. Some of the new retail tenants could be oriented to Recommended Public Realm Enhancementsthe hotel market, both the nearby Holiday Inn Fort Lauderdale Beach Hotel, as well as hotels Improve the Sunrise Lane streetscape to the south of the Bonnet House, w••Introduce new pedestrian entry into hich are Bonnet House from Breakers storefronts, sidewalks, parking, thin walking distance of Sunrise Lane. planting and lighting.•Add signage for Bonnet House entry.•Create vehicular gateways with signage to •Create a focus for the district in the enhance as an iconic element for the •Adjust the city parking requirements, Sunrise Lane shared parking zones, and •Enhance pedestrian crossing to Birch allow more flexibility for new Park.•Improve pedestrian connections along •Add a beach entry feature on Sunrise A1A south to existing after the of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT45
Assessment: 46 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
2Central Beach Framework PlanThe intent of the Central Beach Framework City of Fort Lauderdale recognizes the Elements identified to enhance the Central Plan is to direct development to enhance the significance of these parcels to the beach Beach experience include:existing resources and reinforce the public environs. Concurrently, there are proposals initiatives of investment in the public realm. for revitalizing significant public facilities • Streetscapes along the Intracoastal Waterway, such as the The vision for the revitalization of the Central Swimming Hall of Fame and Bahia Ma• Public Gathering Spaces / Parks r Marina. Beach in the 1980s was to establish a These are strategic opportunities that can • Community Facilities / Resources destination resort environment as the focus be utilized to meet stakeholders desires and • Circulation / Connectivityfor the overall Beach environs. Since then reinforce pedestrian access to the Intracoastal Waterw• Central Beach Wayfinding Systemstudies have reinforced the need to create and ay. ma intain a pedestrian friendly environment to Separately, these elements contribute to help make the Beach a walkable destination Improvements within the public realm can the immediate district within which they resort environment. While components have contribute significantly to enhancing the are located, collectively they contribute to been initiated by the City, most specifically pedestrian environment including street imthe creation of an overall experience that on the beach side with the introduction of the provements, new public gathering Prenhances the Central Beach for both tourists omenade and Wave Wall, there is a clear spaces, new community facilities, and and residents. need to expand upon the efforts to extend enhanced connectivity at Central Beach. the value of the beach westward into the These investments in the public realm will individual districts and take advantage of the create value in sites that are not directly ICW as a complimentary the beach and be a catalyst for private investment that capitalizes on proximity to the As noted in the assessment there are Intracoastal Waterway. significant opportunities within the Central Beach, on publically controlled land, to impact the overall beach experience. The City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN47
Framework Plan: StreetscapesStreetscapesThe most significantStreetscape Master Plan completed in 2002, unRecommendationsifying element People Streetsof the public realm is the design of thebut not yet implemented. more specifically the streetscape. Streetscapes contribute to the People Streets are defined by therequirements for development abutting The City overall perception and experience of the goal of the Framework Plan is to extend People Streets to encourage intensive streetscape improvemenin Section of the Unified Land area, for the motorist and the pedestriants from the beach to . Development Regulapedestrian activity, ., require “active” the Intracoastal Wations as:They can facilitate movement by minimizing terway to establish identity uses, such as retail, commercial, or within the individual districts and continuity impediments, ameliorate environmental “Street Treatmenresidential, along 50% of the frontage throughout the Central Beach. To meet. There are hereby identified conditions through shading elements, create t the stvs. “fenestration on a minimum of goal, streetscape improvements identified arereets within the Central Beach Area which interest with variety of experiences, and :are currently accommodafifty (50) percent of the facade of ting, or intended to unify a district through consistency in design accommodathe first floor of habitable space”.te, intensive pedestrian traffic, elements. The primary intent of the framework • Birch Road Improvementsor which serve as major pedestrian streets, requirements to include plan is to enhance the pedestrian experience.• Neighborhood Street Improvementsor major gateways into the Central Beach areas of “People Spaces” to Area and which will, therefore, require activate edges of significant public The• Breakers Avenue Framework Plan builds upon previous development on said streets to accommodate improvements, ., Las Olas City initiatives to improve the streetscape • Almond Avenuesaid pedestrian and vehicular usage aesthetic Gateway Plaza (Oceanside lot), DC at the pedestrian level. Previous initiatives • Sunrise Laneconsiderations.”Alexander Park, and Almond Street. completed by the City focused on the pedestrian environment to s• A1A incentives with zoning timulate regulations, ., bonuses for “Street revitalization of the beachfront. These efforts included the Beachfront PromenadeLevel” uses on People Streets. and the People Streets Guidelines within the the PRD and the ABA zoning districts as well as the 08001600 FeetNFramework Plan - Walkable Environment48 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Framework Plan: StreetscapesBirch Road Neighborhood Street ImprovementsStreetscape improvements on Birch Road Sidewalks are located just beyond the right Reducing the extent of existing paving are critical to revitalizing the North Beach of way in the 20’ setback zone. Sidewalks and improving pedestrian circulation will Neighborhood District. Birch Road is the main should be a minimum of 7’ with the balance significantly enhance neighborhood streets. vehicular and pedestrian north/south spine, of the setback as greenspace adjacent to the Within the 60’ right of way it is proposed , serving the district. Reducing the amount buildings. These adjustments to the front yard to have two 10’ travel lanes, two 8’ parking of pavement with a clear delineation for setback zone can be implemented over time as lanes, two 5’ planting strips and a 7’ minimum pedestrian movement along with new planting the existing parking in the setback is shifted sidewalk width on each bring an appropriate scale to the to parking garages internal to the block as district. The proposed section for Birch Road’s parcels are redeveloped. These adjustments to the front yard setback 60’ right of way allows for a planted median zone can be implemented over time as the serving as a north south pedestrian spine. In the interim as properties are redeveloped existing parking in the setback is shifted to Secondarily it will increase pedestrian safety parallel curb-side parking should be decks internal to the block as parcels are and calm traffic. encouraged to replace existing head-n, the 60’ right of way it is proposed to have two 11’ travel lanes, two 8’ parking lanes, and a 22’ planting median. The median improvements with an 8’ multipurpose path could occur immediately and provide a substantial improvement to the overall BUILDING FACEPOTENTIAL BUILDING FACEPOTENTIAL BUILDING FACEPOTENTIAL BUILDING FACEBirch RoadNeighborhood Street ImprovementsCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT49
Framework Plan: StreetscapesBreakers AvenueSunrise LaneBeachfront PromenadeBreakers Avenue provides an opportunity to Sunrise Lane occupies a significant position A1A frontage is the most visible face of bicycle improvements described below have create a retail/restaurant street that would in the Central Beach as a pedestrian oriented the overall Central Beach area. While the the potential to create an iconic element to provide a focus for pedestrian activity within street at the northern gateway. The area beachfront sidewalk provides a continuous the beach environment similar to pathways in the North Beach Neighborhood District. within the public right of way is in disrepair pedestrian experience, the west side of Venice, CA, Santa Monica, CA, and Mission Breakers Avenue should be improved to allow and needs to be improved for safety as well as A1A is limited by private development and Bay, CA (see page 52).for additional median parking and street tree creating an identity associated with the overall requires additional area for better pedestrian planting within the 60’ right of Beach. With its unique geometry along movement. Setbacks must be maintained with multiple small adjacent land owners, for an ample pedestrian zone at grade with The 20’ setback should be a pedestrian zone consistent with the 2002 Streetscape Plan, the the existing sidewalk. (see District Plans for where a combination of planting and paving streetscape should be updated jointly by the recommendations) provides pedestrian circulation as well as Business Association and the City. areas for outdoor gathering and and bicycle improvements along New sidewalks, street paving lighting, and the beachfront should be integrated into planting should be an incentive to upgrade the Central Beach RAC. The goal of these storefronts and attract new tenantson Sunrise improvements is to create a continuous path for recreational purposes. Central Beach is a major recreational destination within the Fort Lauderdale community and a critical link of the Broward County Greenway Plan. The pedestrian and POTENTIAL BUILDING FACEPOTENTIAL BUILDING FACEBreakers AvenueA1A Existing50 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Framework Plan: StreetscapesBeachfront Promenade Option 1Beachfront Promenade Option 2Option 1 would remove the existing bicycle Option 2 would eliminate one travel lane and lane from the west side and add it to the both bicycle lanes between the South Beach east side bicycle lane to create a 10’ barrier Parking Lot and Sunrise Boulevard to create separated exclusive bicycle lane adjacent a multipurpose path. This would add 16 to 21 to the sidewalk. This option would create a feet to the existing sidewalk to create a wide continuous beachfront bicycle path. It would beachfront promenade. This alternative allows also allow for the conversion of the bicycle for a mountable curb included on the western lane on Seabreeze to sidewalk space or side of A1A to allow for commercial deliveries, landscaping. South of Alhambra this option fire trucks and servicing. The roadway would may require reducing travel lanes or sidewalk have to be reconfigured to two through lanes widths to construct a 10’ bicycle lane. Option and a middle turning lane. Design speed 1 will require the reconfiguration of A1A, reduction would be required enhancing p. resetting of curbs,and drainage, and median edestrian experience. This option would adjustments, all of which must be approved require a traffic capacity analysis, which must by the Florida Department of Transportation be approved by FDOT and Broward County. (FDOT).Additionally, a cost/benefit analysis will need to be completed to evaluate feasibility. BUILDING FACE BUILDING FACEA1A Option 1A1A Option 2City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT51
Framework Plan: StreetscapesBeachfront Promenade Option 3of pedestrian movements across A1A which Beachfront Promenade Option 4currently acts as a 3 is to construct path on the east side The fourth option is to maintain the existing of the wavewall in the 10’ service zone for Further design studies will be required to beach promenade and lane configuration. the continuous length of the Central Beach determine alignment, resetting of curbs While the current configuration provides RAC. The benefits of the pathway extend and drainage, permitting requirements and pedestrians with a continuous beach front throughout the Central Beach as rights of beach capacity. This option would require experience, it does not provide bicyclists with way along A1A and Seabreeze, currently the approval of the Florida Department of a safe beach front route along A1A. Cycling utilized for bike lanes, can potentially be Environmental Protection and FDOT. from Sunrise Boulevard to 17th Street along reclaimed for pedestrian sidewalk width and the beach requires that bicyclists ride in planting, where it is currently undersized. The vehicular travel lanes or on the sidewalk with incorporation of the proposed multidirectional pedestrians. Another option for bicyclists is bike path (minimum 10’ width) would allow for to follow the A1A bike lane south from Sunrise the sidewalks on A1A in the constrained areas Boulevard to Alhambra Street and connect of the Central Beach (north of Seabreeze). with the bike lane on Seabreeze Boulevard. This would also allow for the existing beach At this time the existing configuration may sidewalk on the eastern edge of A1A to be suffice for pedestrian and bicycle traffic but Venice Bike Path, CAexpanded. This multi -purpose path for several hotels are expected to open within biking, rollerblading, and jogging could be a the next few years and once the public major attraction for the beach that is a car improvements described in the Framework free recreational path along the entire length section are constructed, pedestrian and of the Central Beach. Lastly it would reduce bicycle traffic will increase and may require the width of the roadway enhancing the ability improvements to the beach front promenade. Santa Monica Bike Path, CAPOTENTIAL BUILDING FACEA1A Option 3Santa Monica Bike Path, CA52 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Framework Plan: Circulation/ConnectivityPlantingStreet trees are an essential element in any successful streetscape in southern Florida and a number of factors should be taken into consideration when choosing the most appropriate species.•Shade - Probably the most important consideration in Florida. Trees shade not only pedestrians and cars but also pavements, reducing temperatures and thereby helping to mitigate the urban heat island effect. Canopy trees such as Live Oaks provide the highest level of shade for pedestrians.•Attractiveness - Trees can contribute greatly to the character of the street. The form and shape of the tree should be Botanical NameCommon NamePeople Neighborhood Intracoastal A1ABirch RoadBreakers Almond Sunrise Laneconsidered and Flowering trees shouStreetsStreetsPromenadeAvenueAvenueld be planted in certain locations to provide Large Treesadditional color and interest.•Scale - Trees should be appropriately Bursera simarubaGumbo-Limbo●●●scaled to the street. Wide streets with planting mediums can accommoLagerstroemia speciosaQueen’s Crape Myrtle●●●●●●date large palms and large canopLysiloma latisiliquumWild Tamarind●●y trees. Medium and small canopy trees should be planted Piscidia piscipulaJamaican Dogwood●●●●●●●on more intimate virginianaSouthern Live Oak●●●●●●•Native Species - Native species should be planted as much as possible. Such Small/Medium Treestrees are better adapted to the climate in southern Florida and are usually more Chrysophyllum oliviformeSatinleaf●drought tolerant. They also often require less care or maintenance and provideCoccoloba diversifoliaPigeon Plum●●●●● habitat for native erectusGreen Buttonwood●●●●●●●●•Wind Tolerance - Tree species that can Conocarpus erectus Buttonwood ●●●●●●●better withstand the high winds from Cordia sebestenaGeiger Tree●●●●tropical storms and hurricanes should be considered wherever possible. These Palm Treessuch trees are also often native.•Diversity - A diversified tree pallet should be used throughout the cityCoccothrinax argentataSilver Palm●● to avoid monoculture and reduce the Cocos nuciferaCoconut Palm●●potential effects of disease. Individual Dictyosperma albumHurricane Palm, Princess Palm●streets however should usually be planted Phoenix DactyliferaMedjool Palm●with rows of trees of a single Palm●●●TreesSabal palmettoCabbage Palm●●● should be planted in planting strips, medians or cut outs in sidewalks. Trees should Wodyetia bifurcataFoxtail Palm●●be limbed up to 6/7 feet to avoid site lines and create a comfortableTree Selection by Street type canopy for of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT53
Framework Plan: Circulation/ConnectivityBotanical NameCommon NameNativeMature SizeExposureSeasonal InterestDrought ToleranceOtherLarge TreesBursera simarubaGumbo-Limboyes30-50’h 25-40’wfull sun/partial shadegreen fl owers in spring, not showyhighlight foliageLagerstroemia speciosaQueen’s Crape Myrtleno40-60’h 30-40’wfull sunlavender/pink fl owers in summerhighsymmetrical canopy, semi-evergreen, attractive barkLysiloma latisiliquumWild Tamarindyes40-60’h 30-40’wfull sunwhite folowers in spring and summerhighupright-vase shape,soft foliagePiscidia piscipulaJamaican Dogwoodyes25-50fh 25-40’wfull sunwhite/pink/lavender fl owers in springhighcompound leafQuercus virginianaSouthern Live Oakyes60-80’h 60-120’wfull sun/partial shadebrown fl owers in spring, not showyhighSmall/Medium TreesChrysophyllum oliviformeSatinleafyes35-45’h 18-25’wfull sun/partial shadewhite fl owers year round, not showyhighoval, symmetrical canopy. sticky messy fruitCoccoloba diversifoliaPigeon Plumyes15-25’h 20-30’wfull sun/partial shadewhite fl owers in summerhighevergreen, fruit can be messyConocarpus erectusGreen Buttonwoodyes30-40’h 20-30’wfull sunpurple/white fl owers year round, not showyhighevergreen, green leaves, vase-like shapeConocarpus erectus Buttonwood yes15-20’h 15-20’wfull sunpurple/white fl owers year round, not showyhighevergreen, blue-green/silver leaves Cordia sebestenaGeiger Treeyes25-30’h 20-25’wfull sun/partial shadedark orange fl owers, year-round blooming highdense rounded, evergreenPalm TreesCoccothrinax argentataSilverpalmyes6-15’h 6-7’wfull sun/partial shade/ shadewhite fl owers in summer, not showyhighblue,blue-green,silver foliageCocos nuciferaCoconut Palmno50-60’h 15-25’wfull sun white fl owers in spring, not showyhighfalling fruit can damage vehicles or hit pedestriansDictyosperma albumHurricane Palm, Princess Palmno30’h 15-20’wfull sunyellow to red fl owerslowgraceful appearance. withstand hurricane. Likes a lot of water Livistona chinensisChinese Fan Palmno30-50’h 10-12’wfull sun/partial shadewhite fl owers in spring/summer, not showymoderatestar-shaped leaf. young specimens should be partially shadedRoystonea Palmyes50-80’h 15-25’wfull sun/partial shadeyellow fl owers in springmoderateSabal palmettoCabbage Palmyes40-50’h 10-15’wfull sun/partial shadewhite fl owers in summerhighWodyetia bifurcataFoxtail Palmno30’h 15-20’wfull sunwhite fl owershighTree List54 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Framework Plan: Circulation/ConnectivityCirculation / ConnectivityCirculation throughout the Central Beach To facilitate movement throughout the Central Water Taxi ExpansionThe second stop provides access to the mid beach district with a direct connection to incorporates multiple modes beyond private Beach and increase connectivity between disThe water taxi system should be modified and vehicles: pedestrian, cycling, public transit tricts these modifications are recommended the beach along a designated People Street, andSebastian Street. This stop is relocated from water taxi. These forms of movement to the existing modes of circulation toexpanded to encourage waterborne transport as an alternative to streets. The water taxi offer alternatives to private vehicles and could increase effectiveness and flexibility. These Seville Street to align with Sebastian Street conand the pedestrian connections to the beach. tribute to reducing traffic congestion. modifications includeprovides movement along the Intracoastal :HowWaterway between the beach and its districts ever, to be efIntersections should be redesigned to enhance fective as alternative forms of movement wid to downtown destinations. pedestrian crossing of A1A and Seabreeze. thin the Central Beach they Waan•ter Taxi Expansionneed to be unThe improved crossings and public park land ified and coordinated to reduce •Sun Trolley ExpansionThe goal is to establish stops in locations along Sebastian make this stop a gateway to the dependence on automobiles. The ability closest to the Central Beach destinations. the mid create interfaces between these modes•Intracoastal Promenade The proposed revised locations are Las Olas of circulation contributes to the overall •Multipurpose Path / A1A ImprovementsBoulevard, and at the terminus of Sebastian efThe third stop is intended to serve the North fectiveness of alternative modes of access •Consideration of Potential Light Railand Riomar Streets. andBeach Residential District. It is located at the mobility.•Greenway/Bicycle Lanesterminus of Riomar Street, providing access The Las Olas Boulevard stop is centrally to the north beach area and allowing the located providing immediate access to the North Beach residents to connect to off island hub of activity. Located on public land the destinations such as the Galleria Mall and Las Olas stop is one component of the overall Downtown. This stop could be achieved by gateway plan shown on page purchase of private land or the creation of incentives to adjacent land owners to allow an access easement across private FeetNFramework Plan - Circulation / Water TaxiCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT55
Framework Plan: Circulation/ConnectivityExisting Sun Trolley There are currently three Sun Trolley lines Beyond the revised routes, the Sun Trolley The expansion of the Las Olas/ Beaches line within beach and Intracoastal Waterway providing public transport to and from system could be improved as part of the increases connectivity by extending north to destinations. destinations beyond Central Beach. They provide overall wayfinding system to improve the connect to the Sunrise Lane District. Currently transport within the Central Beach as well as signage and public awareness of the system the Sunrise Lane District is not connected to Intracoastal Promenadeconnecting to the Downtown the Convention facilitating public movement throughout the the overall Central Beach by transit. Center and the Galleria Mall. The three lines are:Central Beach. The Intracoastal Waterway is a significant The expansion of the Galt Ocean / Galleria resource to the community and public •Las Olas / Beaches Line CoSun Trolley Expansion Line increases connectivity of the North Beach access should be enhanced to recognize •nvention Center LineResidential District to the north and off barrier its significance as part of the City’s marine •Galt Ocean Mile / Galleria LineThe goal of the expansion of the Sun Trolley island destinations, improving access to local activity. There should be unrestricted public system is to provide increased mobility and and regional shopping in the Galleria along the edge of City controlled The Las Olas Beaches line and the Convention connectivity throughout the Central Beach properties. The promenade can become an Center overlap to allow flexibility in connecting and downtown destinations. The three existing The introduction of a dedicated Central Beach alternative pedestrian zone to the beach with to multiple destinations. However, they do not lines connect to the Convention Center, trolley loop is recommended to serve only the appropriate access and adjacent uses that connect to Sunrise Lane to allow for connections Downtown, and the Galleria. The expansion of core area of the Central Beach on weekends contribute to the activity of the promonade. to the Galleria Mall and related shopping along the system has three recommendations: and during special events. Currently the Control points for the marina should be Sunrise Boulevard for residents and visitors. intent of the trolley lines is to connect the located on the water side of bulkheads. Central Beach with other destinations such Pedestrian movements should be unimpeded •Expansion of Las Olas / Beaches Line Additionally the existing lines do not connect as the Convention Center and Downtown. A and continuous. Private lands adjacent to the to ma•Expansion of the Galt Ocean Mile / jor parking reservoirs along the Gadedicated loop connecting the Central Beach, Intracoastal should be encouraged to integrate lleria Line,Intracoastal Waterway that would facilitate South Beach, and Mid Beach would increase a waterside promenade within the SBMHA and access to the beach and improve connectivity •Introduction of a dedicated Central Beach mobility and connectivity of parking reservoirs PRD and from destinations. Line08001600 FeetNExisting Sun Trolley Lines56 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Framework Plan: Circulation/Connectivity08001600 FeetNProposed Sun Trolley Lines & Connections08001600 FeetNCirculation / ConnectivityCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT57
Framework Plan: WayfindingCentral Beach Wayfinding SystemCritical to understanding circulation and transit options within the Central Beach is the development of a unified wayfinding system. The system will clearly identify gateways, give identity to districts, identify location of destinations, identify parking and transit options, and facilitate movement for both vehicular and pedestrian key ingredient to creating a sense of identity is a comprehensive signage and wayfinding system. Some work has been done at Central Beach in this regard - the wave wall, paving systems, lighting and landscape improvements that have been implemented in recent years have begun to create a palette that is unique to Central Beach and gives it a distinctive identity. Beyond conveying information, successful signage and wayfinding systems can contribute significantly to the character of a place. The scale of a sign can indicate whether you are in a primarily automobile-oriented zone or a pedestrian zone. Interactive kiosks can not only provide directional information, but also highlight areas of historic or cultural importance. The architectural quality of these different signage systems can complement and enhance the character of the rest of the built environment - site lighting, furniture, and paving wayfinding system needs to be expanded to further enhance wayfinding, to create a seamless experience that gets people to Central Beach from the airport and downtown, directs them to parking, and provides kiosks and informational signage to guide them to destinations. The intent is to mark arrival at Central Beach, identify where you are within a district and in relation to other districts, and identify how to find your way between destinations by walking, biking, riding transit, or city recently started a wayfinding project to improve signage streetscape and graphics at Central Beach58 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Framework Plan: WayfindingWayfinding & District Identity PrecedentsThese images from Baton Rouge illustrate a comprehensive system of directional, parking, pedestrian and historic signage. The design was developed by Sasaki to relate to the colors, materials, and forms in the existing downtownCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT59
Framework Plan: Public Gathering SpacesPublic Gathering Spaces Greatpreserved and utilized for public space. These Recommendation cities have a variety of public spaces for events and acinclude:tivities to occur. The City recognizes the value of these areas as the Bahia MaThe City should consider the strategic •rCenacquisition of underutilized parcels within the tral Beach is used for staging community, •International Swimming Hall of FameregNBRA to provide a centrally located public ional, and national events along the beach and the ICW. The Framework Plan bu•DC Alexander Parkgathering space within the North Beach ilds upon the existing resources and introduces •Oceanside parking lotresidential neighborhood, within the vicinity of newTerramar and Birch Road. public spaces to create places of interest •Las Olas/ Channel parcelthroughout the individual districts. •Las Olas/ICW parking southThe goal of these spaces is to provide •Las Olas/ICW parking northsettings for diverse activities, including •Alhambra parking lotmarkets, performances, and other events as well as daily use as a place of congregation These parcels are critical to the overall and relaxation. These gathering places in the Central Beach experience: as a setting public realm should be programmed to meet for a diversity of activities for tourists and the desires and needs of the community for residents, and for access to the Intracoastal tourists as well as . Collectively these parcels offer the opportunities to create a network of public The City controls strategically located parcels spaces connected by an improved pedestrian within the Central Beach that could be streetscape as a focus for the Central Feet1600 FeetNNPublic Spaces Framework Plan60 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Framework Plan: Public Gathering SpacesLas Olas Gateway: PrecedentsGatewaysGreat cities have always announced their relationship to the resources that define them through the delineation of “gateways’ and nodes of activity. The gateway, defined by architecture and open space, can become an iconic symbol of the City such as the Ramblas in Barcelona, Jackson Square in New Orleans, and the Ferry Terminal in San Francisco. In Lisbon, Portugal, the City’s main street and a series of significant public spaces are positioned on a line leading to the river. This sequence of spaces effectively connects the city to the water and expresses the symbolic importance of the city’s relationship to the Square in New Orleans, the city’s central The Ferry Terminal tower in San Francisco marks In Barcelona, the City’s famous Ramblas connects public space is oriented toward the river. It is the water edge and is visible from a great distance pedestrians to the water at a major civic space. the site of landmark architecture and an iconic when viewed down Market Street. This connection to the water is marked with a sculpture of Andrew column, significant architecture and access to waterborne of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT61
Framework Plan: Public Gathering SpacesLas Olas GatewayIntracoastal Park Sunset Pointand PromenadeHistorically, Las Olas Boulevard has been the functional gateway to the Central Beach activities. Centrally located at the intersection of east/west and north/south circulation, the intersection of Las Olas Boulevard and A1A is also the symbolic center of the beach. The City, controlling the majority of the Las Olas frontage, has a rare opportunity to amplify the significance of Las Olas as a gateway and landmark, with a series of integrated public spaces that connect the beach to the Intracoastal Waterway. Concurrently, it would help stimulate future private investment of the remaining vacant and or underutilized land. The elements of the Las Olas Gateway are:•Oceanside Plaza Walk betwChannel Square•een the Waters•Channel Square•Sunset Point •Intracoastal Park and Promenade Connected by a pedestrian spine from the Beachfront Promenade to the proposed Intracoastal Promenade the Gateway creates opportunities for varied activities that take advantage of the unique location and proximity to the beach, the Intracoastal Waterway and the related attractions. As surface parking, these parcels are underutilized and do not contribute to the beach experience beyond providing parking. Collectively these parcels, if properties are consolidated, provide flexibility to create an overall gateway concept by redistributing parking in a more efficient manner. As noted in previous studies in an effort to minimize beach traffic, parking reservoirs should be established at the portals to the island. The creation of the gateway is predicated upon the use of structured parking at the portal which allows for more intensive activity at the core Oceanside Plazaof the Olas Gateway Public Improvements62 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Framework Plan: Public Gathering SpacesOceanside Plaza / Las Olas Beach PlazaLocated at the geographic center of the beach, Oceanside Plaza is the focus for off-beach activities. It becomes the location for meeting friends and the setting for outdoor performances, events, and seasonal open air markets. It will spur redevelopment on the beach to the north and Oceanside Plaza should be programmed to appeal to residents as well as visitors. The plaza allows for markets in the mornings, shaded sitting space in the day, and a venue for performances in the evenings. It becomes the destination for activities from morning to evening, from recreation to entertainment, as well as the maintaining the basic intent and structure of the space, two alternative options were developed for the plaza. Option A relocates existing surface parking in a new garage on the southside of the Oceanside lot. Option B rView of Oceanside Plaza -Option Aelocates the existing surface parking to a new garage at the Birch upon the sight lines of arrival from Las Olas Boulevard, the Oceanside Plaza and Las Olas Beach Plaza amplify the connection to the beach through a bold organizing geometry emphasizing the view to the beach and beyond as one approaches. The existing palm trees should remain along Las Olas except for several which impede the view and should then be relocated to a large grove in the plaza. An iconic scuOceanside Plaza -Option Alpture and/or fountain at the corner of Las Olas Boulevard and A1A, identifies the Plaza as the civic space on the beachviews to the water and improve pedestrian . The design of this visible feature should be a collaborative ecirculation. This higher elevation should step ffort between an artist and landscape architect to make a new down with planted terraces to Seabreeze on the west side of the where the City meets the beach. If water is included in the design, harvested The first option evaluated a four story parking rainwater from the site, not potable water stView of Oceanside Plaza -Option A looking northshould be usedructure along the southern boundary of the . Oceanside surface parking lot. Incorporated in Cethe structure are plazalevels should be screened. The viewing area This option would replace the existing n level community uses trally located at the plaza, a performance to activaand upper level would be shaded with the capacity (243) with an additional 157 stagete the space. The elevator extends becomes the focus for evening activities in a vertical tower for viewing the beach, introduction of a trellis and vines. beachfront spaces (400 total). This option and programmed events. It should be positioned to be visible from Almoprovides community uses at the beach that nd Stypically only afforded to private development. treet toThe viewing towerthe public has been requesting since the mid should be an architecturally the north. The plaza should be designed to be level with the elevatsignificant landmark attraction. Parking 1980s. ion of A1A to maximize City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT63
Framework Plan: Public Gathering SpacesA second alternative concept for the Plaza was developed that utilizes the entire Oceanside parcel as a plaza for the gateway. Development of the plaza could stimulate development of the parcel along the southern edge between A1A and Seabreeze. This parcel should have active uses along the plaza edge by providing beach related commercial/restaurant uses. A shaded trellis extends along the southern side connecting the beach to the Intracoastal Waterway and serving as a potential setting for morning option relies upon a new parking structure to be built on the Las Olas/Birch parcel to replace the existing capacity (243) at the Oceanside lot. Las Olas Beach PlazaView of Oceanside Plaza -Option BConnecting the Oceanside Plaza to the beach, the Las Olas Beach Plaza would be redesigned, reflecting the geometry of Oceanside Plaza, to create a gathering space on the beach that would be of sufficient size to serve as a stage for venues utilizing the broad expanse of the beach for crowds. The plaza would be Las Olas expanded, plantings reconfigured to allow for an expanded vista and iconic vertical elemBeach ents Plazaintroduced to symbolize the Gateway. Oceanside Plaza -Option BView of Oceanside Plaza -Option B looking north64 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Framework Plan: Public Gathering SpacesWalk Between the WatersSunset PointFacilitating pedestrian movement from Intracoastal Park the Oceanside Plaza to Channel Square to Suand Promenadenset Point is the “Walk Between the Waters” connecting the Central Beach to the Intracoastal SquareChannel Square provides for public access to the channel and the related boat charters and becomes the hub for intermodal circulation. With the introduction of expanded water taxi service and a new stop at this location, Channel Square serves as a portal to beach activities and as a point of interface with the Central Beach Sun Trolley Loop, thus providing access to the center of the beach. Channel Square becomes the public transportation hub of the beach supported with visitor information and a café for people enjoying the water borne activities of the channel before departing for their next destination. The Channel Square building could also incorporate space for office space to be utilized by the CRA and be symbolic of the City’s commitment to the Channel Central Beach. SquareSunset PointWalk Between Extending from Channel Square to the the WatersIntracoastal Waterway, The Point is a linear park providing public access to the waterway and the Intracoastal Promenade. Views west from TSunset Point, Channel Square & Intracoastal Parkhe Point affords great opportunities for enjoying afternoon and evening activities along the waterway and viewing the skyline in a waterside promenade in a park setting for Las Olas Boulevard before circulating to A1A. could be a contemporary design of landforms the sunset. It becomes the evening gathering are within a 3-5 minute walk to the and interactive sculptural pieces to be both place and counterpoint to daily beach activity. beach along Las Olas Boulevard and connect for play and learning as well as beautiful A restaurant with outdoor dining and beverage Within the Intracoastal Park are 843 parking to the center of the future entertain-ment area site specific sculptural pieces with a nautical service should be a destination at The Point. spaces, including a new 618 space parking centered on Almond Street. theme. The Park could also accommodate a garage and 225 surface spaces, resulting in future civic/cultural use as another destination Intracoastal Park and Promenade406 more spaces than the existing surface lots. The park should be laid out as a natural at the beach. The Intracoastal Park and Promenade transforms The parking structure is located to strengthen extension of pedestrian movement along east underutilized surface parking lots into a major pedestrian connections from the beach to the west streets from the beach. The Park should To activate the street edge and offset public amenity along the Intracoastal Waterway. ICW and create continuity with existing and have several zones of activity from south to development costs, the Intracoastal Park The waterway side of the island provides sites for proposed uses. north designed for the various users. incorporates approximately 21,000 sf of activities not occurring on the beach. It provides commercial space at street level in the parking opportunities for a day slip marina, settings The reservoir of public parking (618 spaces on A childrens play/learning area could be structure and an opportunity for food service for restaurants, play areas for children and 3 and 4 levels) is incorporated along the Las located at the north end of the park with views and marina related retail of 10,000 sf. families, areas for outdoor performances and Olas edge. This captures arriving traffic from to the ICW and day slip marina. The play area City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT65
Framework Plan: Public Gathering SpacesAlmond AvenueAlmond Avenue presents an important opportunity to stimulate private investment on strategically located parcels that could contribute to realizing the pedestrian oriented urban beach village long envisioned for the Central Beach. Located north of Las Olas Boulevard opposite Oceanside Plaza, Almond Avenue is at the core of the entertainment district where a diversity of uses could activate pedestrian oriented streets. Almond Avenue begins to the north at Poinsettia Street and connects south two blocks to Oceanside Plaza. Almond Avenue is a street of retail and restaurants that are the logical extension of activity from Oceanside Plaza. Almond Avenue should be designed as a pedestrian oriented precinct with limited vehicular traffic. During peak times, on weekends and in evenings especially during peak season, Almond Avenue should be closed to vehicular traffic. As the public improvements are a catalyst for private investment in new development and should be required to have street level retail and restaurant uses fronting onto Almond Avenue should be planned as an pedestrian extention of the Oceanside Plaza Almond Streetwith special paving, exterior seating and bollards to delineate traffic movements within the 60’ ROW. Any parking should be limited to short term duration and have the street should have the potential for closure for special events. 66 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFTCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN
Framework Plan: Public Gathering . Alexander Park Sebastian / Alhambra Strategically located between activities on the The City owned Alhambra parking lot, located beach and activities on the Waterway, . on the northern edge of the Central Beach Alexander Park should become a focal point CRA, is an opportunity to add parking and for families participating in activities in the make a new green space in the Mid Beach South Beach / Marina district. . Alexander area. Currently under utilized as surface Park becomes a shady respite from the sun. parking, the site has excellent proximity to the Framed by allees of shade trees, the Park beach and the Intracoastal the Beach Promenade to the Intracoastal Promenade and becomes the forecourt to The enhancement of this site could improve the proposed Aquatics Center. Symbolic of the pedestrian experience along Seabreeze the water related activities of the district, as well as Sebastian Street and increase the the plaza should incorporate a contemporary supply of public parking in the Mid Beach interactive fountain especially for children. Area. The fountain and plaza should be surrounded by areas of seating, potential food and A new park space can be located on the beverage service, and additional restrooms to triangular space between Seabreeze and supplement public facilities within the . The existing surface parking lot on the site, including handicapped parking, can be The City may also want to consider constructing relocated to the first level of the new car drop off along 5th Street to service DC Alexander Park, the Swimming Hall of Fame and The proposed development incorporates a the beach. four level parking structure (536 spaces) with beach related retail/restaurant space of On the west side of the park a green space 13,800 . on the ground floor. The Seabreeze can be designed as a play area for children. frontage should incorporate a pedestrian Play structures should be interesting plaza as a gathering space for the Mid Beach sculptural pieces related to the aquatics community and beach goers. . Alexander Parkter and beach . Alexander Park improvements represent an extention of the ongoing CRA improvements at the South Beach Parking Lot and area. The South Beach improvements, a new wave wall, new lighting, ADA improvements, and wider sidewalks, symbolize a renewed effort by the CRA to upgrade beach facilities for the community. As an initial phase of beach improvements they are visible representations of the City‘s desire to upgrade South Beach and extend those improvements to the core of the Central Beach, the Las Olas Gateway. Sebastian / Alhambra Parking FacilityCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT67
Framework Plan: Development AlternativesDevelopment AlternativesThere are two parcels within the Central Beach that could serve as revenue generators for the City if developed in concert with private interests: the Alhambra/Sebastian lot and the Birch Street South Lot. Both lots are of sufficient size to accommodate mixed use development while incorporating public parking. The potential development of one or both of these sites could significantly offset the costs for public improvements described ParceBirch Street South LotlThe Alhambra/Sebastion lots, locatedThe Birch Street South lot in the Las Olas at mid beachGateway is a very valuable asset that could , offer the opportunity for mixed-use redevelopment. Expanding pacontribute significantly to the overall Gateway rking and replan and help offset costs of the new public flecting the existing uses nearby at Mid Beach the site could accommodaspaces. It serves as an excellent location for te a hotel while also including public parking. The sitedevelopment that would create a destination can accommodate a 10 floor 350 room hotelon the Intracoastal Waterway edge of the Las , andOlas Gateway. The site can accommodate a 10 500 parking spaces, of which 150 spaces would be dedicated to the public replacing the floor 250 room hotel and restaurant, with 600 exparking spaces, of which 350 spaces would be isting 79 spaces. The 10 floor hotel building set back from A1A and the north side ofdedicated to the public replacing the existing the parcel would51 spaces. not create a shadow on the City, as owner of the parcel, could Theconsider a joint venture with an interested city, controlling the majority of the block, could consider a joparty. Any potential redevelopment should int venture with an interested parequire a reservation of dedicated public rty. Any potential redevelopment should require a reservation of dedicatedparking spaces at this strategic location on public parking spaces at thisthe Intracoastal Waterway within the core of strategic location and active ground floor usesCentral Beach.. Restaurants, retail and other pedestrian oriented uses will enhance the walkIn addition the ground floor uses of the from the beach to the Intracoastal Waterwayredevelopment should include restaurant /.retail and other pedestrian oriented uses at the Point and along the pedestrian connection from Channel / Sebastian development potentialBirch Street development potential68 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Framework Plan: Development AlternativesParkingThe Central Beach Framework Plan of public The South Beach lot, located at the southern of a three & four level parking structure with Collectively these four parking facilities realm improvements is predicated upon an boundary of the Central Beach CRA with 492 618 spaces plus 225 surface spaces, totaling will distribute public parking throughout overall public parking strategy. Currently, public spaces, will continue to function as a surface 843 spaces, will increase the 437 spaces in the Central Beach CRA into four strategic parking is provided at surface parking lots lot. This will preserve the visual connections existing surface lots in the immediate area by locations with approximately similar that are strategically located yet underutilized. from the beach to the Intracoastal Waterway. 406 spaces. capacities. All parking facilities should have The introduction of multi-level parking structures The lot is currently undergoing physical bicycle and motorcycle parking proposed in the Framework Plan will facilitate renovations to improve circulation, repair This facility will concentrate the parking for the creation of additional public parking while retaining walls and upgrade the physical the center of the beach into one identifiable allowing for new public spaces to be integrated with immediate access off the Las Olas Central Beach Parking Reservoirs within the Central Beach , minimizing vehicle trips in the core Facility existing proposedThe Oceanside Plaza parking structure is area of the Central Beach. Connected by an South Beach 492492The parking strategy is to increase public centrally located for beach activities at the expanded Sun Trolley Central Beach loop, Oceanside Plaza 3 400parking at strategic locations. Concentrating intersection of Las Olas Boulevard and A1A. visitors will be able to park and access all Birch Street/Las Olas 437 843the parking at a limited number of immediately The creation of a parking structure with major destinations within the Central 79 536recognizable locations will minimize excess community facilities at the plaza level will total1,251 2,271trips due to “cruising” for spaces. Four main provide 400 spaces on four levels replacing The fourth parking facility, located on the public parking facilities, geographically the 243 spaces on the existing surface lot. Sebastian / Alhambra lot in the north side of Additionally, as properties redevelop, spaces distributed, will serve the Central Beach:the Central Beach CRA, serves the mid beach previously utilized on street will be available The Birch Street / Las Olas lot, located on area and visitors arriving from the north. This for public parking increasing the overall South Beachthe Intracoastal Waterway and the Las Olas facility would increase the existing 74 space available public Plaza bridge, is centrally located to the overall surface lot with a four level 536 space parking Birch Street/Las OlasCentral Beach and should be the main parking structure with commercial space integrated on Sebastian/Alhambra reservoir for the Central Beach. The creation the street FeetNCentral Beach Parking StrategyCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT69
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3GuidelinesIntroductionDesign GuidelinesGuidelines are tools for satisfying the intent The intent of this designation is to encourage The Central Beach Framework Plan defines patterns. The character areas serve as an ofoverlay to the existing zoning designations. each zoning district, the objectives of the development or redevelopment of areas to the overall organization and public realm Comprehensive Plan and the goals established facilitate quality mixed-use development, of the Central Beach RAC from which the by the Master Plan. Successes and shortfalls integrated with open space and complemented design guideThe design guidelines in this plan are lines define the intent for private related to the achievement of the zoning by a world-class pedestrian environment. investment to reinforce the Framework general in nature, but establish the intent district intents were previously discussed in Satisfying the intent of the RAC designation the Central Beach RAC and the relative Design Guidelines are intended to direct development to enhanceCharacter Areas within. The guidelines are the Regulatory Analysis. The objectives of requires the protection of resources and the the existing the Central Beach RAC, as defined by the creation of a built environment that enhances resources and reinforce the public initiativesnot intended to be prescriptive. Recognizing City of Fort Lauderdale and Broward County the beach and resort experience. ofthat specific site conditions and circumstances investment in the public realm. Design Comprehensive Plans, are to:guidelines can define the overaexist, other alternative solutions may be ll form, Based upon existing Fort Lauderdale Downtown character, and identity of a city. Theyacceptable if they meet the overall guideline define RAC Design Guidelines, for consistency in •Createthe intenintent and further the goals of the Master t of an area as reflected in built form a center of regional tourist activityinterpretation and review, the guidelines include:and uses. They can also identify and •Integrate open space with private unifying elements and distinct traits of specific development•Street Design Guidelinescharacter areasBuilding and street design guidelines are . •Encourage development or redevelopmentgeneral in nature and relate to the overall •Building Design Guidelines•FacCharacterCentral Beach RAC. The Character Area areas are established to recognize, ilitate mixed use development•Character Area Design Guidelines•Enunderstand, and celebrate distinctive areasGuidelines address specific issues that courage mass transit•Environmental Guidelines wirelate to the enhancement of the specific five thin the Central Beach. Each character •Reduce the need for automobile travel•Development Application Rearea contains identifiable qualities that rangeCharacter Areas within the Central Beach. view •Provide incentives for quality developmentGuidefrom environmental features to common linesarchitecture styles or similar land use •Give definition to the urban formCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT71
GuidelinesPrinciples of Street DesignThe intent of the street design guidelines resort environment but also to be compatible People Streets, defined as the “major secondary streets is to maintain pedestrian is to enhance the pedestrian environment with the scale of existing development within pedestrian streets and major vehicular movement and facilitate vehicular access to throughout the Central Beach RAC. This is the Central , or gateways into the Central Beach individual parcels. accomplished through street guidelines that Area” are limited to the PRD, ABA, and the define the public realm within the rights of For purposes of these guidelines, streets SBMHA zoning districts. Regulations related Service Streets are streets that are primarily way, including scales of blocks, widths of within the Central Beach RAC should be to People Streets can be found in Section 47-for servicing of complexes and not considered roadways, and separation of pedestrians from categorized into 5 categories, each with 12 of the a pedestrian route. These streets are traffic, enhancing the pedestrian experience specific purpose and characteristics to reflect predominantly in the ABA district where and purpose and location: Arterials, People Primary Streets are streets/avenues that servicing of large scale hotels is , and Primary, Secondary, and Service extend or connect People Streets that To promote a pedestrian oriented environment Streets. also serve to facilitate major vehicular and These guidelines are primarily oriented to in the Central Beach the City of Fort Lauderdale pedestrian movement between destinations future development on Primary, Secondary adopted ULDR regulations defining People Arterial streets are defined as the main within the RAC. Primary streets include:and Service Streets. These guidelines Streets as the “major pedestrian streets and roadways for vehicular circulation within the Biare supplemental to regulations governing •rch Roadmajor vehicular entryways, or gateways into Central Beach RAC. As part of a regional development on A1A and People Streets. the Central Beach Area”.ci•rculatRiomarion system they serve to connect the RAC with other districts of the city. The •TerramarIt is the intent of these guidelines to extend arterials in the Central Beach RAC include •Vistamarthe intent of Section - Street A1A, Seabreeze, Las Olas and Sunrise Treatment to promote pedestrian oriented Boulevard. Secondary Streets are streets/avenues that development throughout the Central Beach are secondary pedestrian routes within a that reflects not only the scale and intent of a local area or neighborhood. The intent of the Central Beach Street Categories72 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
GuidelinesBlock Structure / Street GridRoadway DesignThe creation of a quality pedestrian oriented Travel lanes should reflect the significance of S-3. Encourage location of primary row of environment is dependent upon maintaining the roadway but not conflict with pedestrian street trees between sidewalk and scale that is appropriate to pedestrians movements. Lane widths should be minimized, and not vehicles. Block size and the design as shown in the table below, to increase ease Intent: Provides a physical and of the public realm within the rights of way and safety for pedestrians. psychological buffer for contribute significantly to the quality of a pedestrians from pedestrian environment. It is the S-2. Encourage reduced lane widths on all intent of these guidelines to promote a quality -4. Reduce horizontal clearance from curb, pedestrian environments by encouraging from 4’ to 3’, for trees and light within the public realm that reflects Intent: Balances needs between vehicles, the appropriate scale and to improve the bicycles and pedestrians, travel Intent: Increases maximum usable width pedestrian experience throughout the Central lane reductions within existing for sidewalks in rights-of-ways Beach. right-of-ways facilitates alternative to allow for ease of pedestrian forms of mobility and serve to -1. Maintain a fine grained street grid: calm traffic. Discourage vacated streets or alleys except Code issue: FDOT Plan Preparation for strategic public planning purposes. Manual Design Criteria & Process, horizontal clearances. Intent: Maintains existing scale of development and minimizes bulk For A1A only, consider designation for street of new criteria for Livable Communities to allow for ease of pedestrian ’1’ 6”bTravel Lane11’ - 12’11’cTurn Lane10’ - 12’10’Collectors / People & PrimaryaCurb2’1’ 6”bTravel Lane11’10’ 6”cTurn Lane10’ - 11’10’Local / Secondary & ServiceaCurb2’1’ 6”bTravel Lane10’ - 11’10’Exowed on a istingDiscouragedAllcTurn Lane10’ - 11’10’Case by Case BasisBlock StructureLane WidthsHorizontal ClearanceCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT73
GuidelinesVehicular accessTo promote active streets and enhance the pedestrian experience, conflicts between vehicular access and pedestrian movements should be minimized. Vehicular access should be discouraged from People Streets and Primary Streets to enhance a continuous S-5. Discourage numerous and wide curb S-6. Encourage main pedestrian entrance S-8. Encourage structured parking to pedestrian experience. cuts on Primary Streets. to face People/Primary Street with parking the rear of development or underground access from secondary visual : Minimizes conflicts between pedestrians and : Creates an active front on Intent: Maintains continuous building the People/Primary Street edge along street enhancing Code Issue: Add design code encouraging pedestrian activity pedestrian experience. requirements for location and and of curb -7. Encourage parking and access along Code Issues: FDOT Plan Preparations secondary street Design Criteria & Process, lane : Minimizing parking access along primary street frontage Code Issue: FDOT Green Book, lane encourages active streetscape by widthscreating a continuous pedestrian environment. Discourage Curb Cuts and Parking on Primary StreetsEncourage Vehicular Access from Secondary/Parking structure locations to off streetTertiary Streets 74 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
GuidelinesPrinciples of Building DesignThe intent of the building design guidelines is to encourage a pedestrian oriented environment throughout the Central Beach RAC to reinforce and enhance the barrier island as a regional recreation center. This is accomplished through building guidelines defining the scale, massing, and street level uses of future development,General guidelines that should be applied B-1. Encourage buildings to create a B-2. Minimum and maximum building B-3. Maximum building streetwall length throughout include:continuous building face of a maximum “streetwall” heights should be encouraged/of 200 linear feet. Beyond a length of 200 height, or “streetwall”, along People adopted to reflect existing conditions of linear feet buildings are encouraged to •Orient and design buildings to reduce Streets, A1A and primary streets. Buildings character areas and street variation in the physical design heat gain and utilize the natural cooling should be encouraged to build to the of the streetwall, such as: division into effects of the line except at entry points, plazas Intent: Establishment of Streetwall multiple buildings or significant change in Exand public within different areas facade design.•cept where restricted by the Florida Department of Environmental Pwill reinforce compatibility with rotection, Intent: Creates a continuous active existing area characteristics and Intent: Minimizes scale and massing all buildings should have clear glass on building face along main routes increase variety of street level of large buildings to create a the first pedestrian movement and oriented experience.•Reduced parking for non-residential uses increases walkability. through shared parking. (see Character Area Guidelines •No visible parking, surface or for specific streetwall heights.)structured parking without architectural screening, on primary/People streets, AiA, Seabreeze and the Intracoastal Waterway.•In order to preserve pedestrian clearance, traffic signals and utilities warranted by private development should be facilitated on private property where : For purposes of Design Principles, Primary streets are defined as abutting streets with the majority of pedestrian traffic. Main entries may be on the Primary or Secondary street, but the intent of the Guidelines is to reinforce a continuous quality pedestrian LengthCity of FCoitryt Loaf uFdoerrtd Laalue d| eCrEdNalTeR |A CLE BNETARCAHL MBEAASCTHER M PALSATNE RD RPLAAFNT75
GuidelinesB-4. Encourage maximum floorplate area B-5. Encourage aggregation of site open B-6. Unlined parking structures are B-8. Encourage Mid/High rise developments for towers. Tower floorplates should space requirements as usable pedestrian discouraged along primary streets, people to maximize active lower floor uses and be limited in area to minimize bulk of open , arterials, and oriented design at ground floor, buildings and be compatible with character especially on People/Primary in which they are : Open space is consolidated Intent: Enhances the pedestrian into usable pedestrian friendly environment by minimizing long Intent: Maintains continuous pedestrian Intent: Minimizes scale and massing spaces, increasing points of inactive building large buildings to create a interest and contributing to the pedestrian oriented -7. Require active uses on ground levels B-9. Encourage underground parking where of parking structures with People/Primary feasible (see Character Area Guidelines for street frontage. Screening of parking floors specific floorplates)should be encouraged on People/Primary Intent: Minimizes the impact of parking on of active uses at street : Increases the viability of street level uses throughout the adjacent area and promotes pedestrian below 65”Tower Floorplate above 65’Usable Open SpaceActive Uses on Ground Floor of Parking76 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
GuidelinesB-10. At strategic locations maximize Code Issue: In the ABA, modify permitted B-11. Building Design Guidelines do not active uses on ground floors with retail retail beyond tourist related to apply to civic buildings and cultural / commercial uses. Active ground floor allow greater diversity of retail uses should be focused along that supports both visitor and strong pedestrian oriented corridors and resident -12. Encourage civic buildings, public scattered in strategic locations to serve properties and cultural facilities to be specific Issue: In the NBRA, modify ULDR signature landmarks of city wide allow retail to support resident Retail should be encouraged in appropriate needs in strategic : Civic and cultural facilities should market supported areas (identified in be perceived as iconic and Appendix) that contribute to a well planned, Code Issue: In the SLA, modify permitted representative of the active beyond tourist related to allow greater diversity of retail B-13. Encourage new development abutting Intent: Concentrates retail in user that supports both visitor and public open space to have active uses supported areas and contributes to resident interests. fronting onto the open streetscape within each : Active uses along public open Intent: Supports objectives of the Central spaces encourages use and Beach Master Plan by supporting activity and contributes to the individual district character of the Retail/Commercial LocationsCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT77
Guidelines: Character AreasCharacter Areas GuidelinesThe Vision for the Central Beach identifies The five character areas and their defining Within each character area are multiple five Character Areas defined by their distinct characteristics are:zoning districts with specific land development physical characteristics and pattern of uses. regulations. Character Areas do not replace The Vision seeks to reinforce the unique South Beach Active water related existing RAC Zoning districts. The intent is personality of each area within the Central recreation, (beach, marina, that the Character Areas serve as an overlay Beach through design guidelines. swimming), and family to supplement the ULDRs. orientedThe character areas, geographically distinct, allow for a vision to be created for each Central Beach Gateway to the Beach, “sub-area” within the Central Beach RAC and the center of activity, reinforce the framework of the overall RAC. daytime and evening focus While the areas are “thematically” distinct, (mixed use, entertainment)their definition is also geographic and easily identifiable as such. There should be multiple Mid Beach Resort, Hotel & Residentialpoints of interest to invite participation, and spaces for gathering and celebration, and North Beach North Beach Neighborhood to connect across the barrier island to the (Hotel & Residential)Intracoastal Lane Eclectic mixed use (Residential, Retail, Hotel) South Beach MaCentral Beach rina DistrictEntertainment DistrictMid Beach DistrictNorth Beach Sunrise Lane Neighborhood DistrictDistrict08001600 FeetNCentral Beach Character Areas78 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Guidelines: Character AreasSouth Beach Marina Character AreaThe intent of the South Beach Marina Building Principlescharacter area is to promote high quality (see Guidelines)destination resort uses while reflecting the significance of the Intracoastal Waterway, Shoulder Height marinas and beach activities. Fronting Public ROW 35’ maximum Fronting ICW35’ maximumAs such, the future development for the South Beach should maintain and enhance the public Shoulder Stepbackassets of the district. Public facilities should Fronting Public ROW 15’ minimumbe enhanced and public access to the water’s Fronting ICW10’ minimumedge should be a priority, not only on the beach, but on the Intracoastal Waterway as well. Preferred Floorplates Fort Lauderdale is recognized as the ”Venice Residential under 65’ no maximumof America” and access to the water’s edge Residential over 65’ 10,000 be available to the general public. Hotel The South Beach Marina Character Area Is under 65’ no maximum the result of continued public initiatives that Hotelstimulated large scale development associated 65’ & above 12,000 the marina area. As such the area is characterized predominantly by development of large scale buildings with smaller buildings located between Seabreeze Boulevard and the Intracoastal Waterway. Future development in Residential below 65’Residential above 65’this area could accommodate buildings with larger floorplates without compromising the character, as long as they maintain public visual and physical access to the water’s edge. RecommendationThe public should be provided with unrestricted access on publicly controlled waterfront edges. Access should be encouraged on privately held waterfront Use below 65’Hotel/Mixed Use above 65’City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT79
Guidelines: Character AreasSBM-1. New development fronting SBM-3. New development fronting SBM-5. Discourage parking adjacent to SBM-7. New development with marinas southbound Seabreeze and A1A should be the Intracoastal Waterway should be Intracoastal Waterwayalong Intracoastal should be required to encouraged to maintain visual connections encouraged to maintain a setback of a provide continuous public access along the between A1A and the Intracoastal Waterway minimum of 30’.Intent: Enhances Pedestrian experience water and minimize control pointswhere feasibleand minimizes conflicts between Intent: Allows for public access and vehicles and : Maintains unimpeded pedestrian Intent: Preserves visual connections to future Intracoastal along Intracoastal Intracoastal Waterway and related SBM-6. New development fronting the Waterway edge. activities. SBM-4. New development fronting Intracoastal Waterway should be required the Intracoastal Waterway should be to provide public access along the SBM-2. New developments west of encouraged to have a maximum shoulder waterway and connect with and extend the Seabreeze should be encouraged to height of 35’ and minimum stepback of 10’.Intracoastal Promenade. have open space or the short side of the building along the Intracoastal : Maintains a pedestrian oriented Intent: Public access to Intracoastal scale along Intracoastal Waterway edge through creation Intent: Preserves visual connections to continuous Intracoastal Intracoastal Waterway and allows Promenade within the South for integration of Intracoastal Beach Marina and Central Beach Areas. Encourage Visual and Physical Access to ICWEncourage continuous Intracoastal Promenade Minimize conflicts between Promenade and Marina Users80 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Guidelines: Character AreasCentral Beach Gateway Character AreaThe intent of the Central Beach is for an active Building Principlesdynamic destination shared by tourists and (see Guidelines)residents alike, with ease of access, and a multitude of uses and activities to appeal to Shoulder Height as wide a range of interests. The opportunities Fronting Public ROW 35’ maximumtoday for the Central Beach are to refine the Fronting ICW25’ maximumvision of the public StepbackAs the center, the Central Beach Gateway area Fronting Public ROW 15’ minimumis envisioned as the iconic location on the Fronting ICW10’ minimumbeach for public gathering and events, by day and night. With ease of access and peripheral Preferred Floorplates parking reservoirs, the area becomes a Residential under 65’ no maximumpedestrian oriented district connecting the Residential 65’ & above 10,000 Waterway and the beach. Hotel Future development should contribute to and under 65’ no maximum enhance public initiatives by contributing to Hotel the public realm to reinforce active pedestrian 65’ & above 16,000 below 65’Residential above 65’Hotel/Mixed Use below 65’Hotel/Mixed Use above 65’ fronting A1AHotel/Mixed Use above 65’City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT81
Guidelines: Character AreasCB-1. Encourage new development CB-2. Encourage new development fronting CB-3. Encourage new development fronting fronting onto, and across the street from, the Intracoastal Waterway to provide public the Intracoastal Waterway to create a the Oceanside Plaza to have active uses access to the waterway and connect with public pedestrian walkway along the fronting onto the plaza at plaza Intracoastal Promenade. Intracoastal Waterway : Activates plaza with usesIntent: Public access to Intracoastal Intent: Contributes to the creation of a Waterway edge through creation continuous Intracoastal continuous Intracoastal Promenade within the South Beach Marina and Central Beach Character Areas. Encourage active uses on Public Spaces at ground levelEncourage continuous Intracoastal Promenade 82 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Guidelines: District PlansCB-4. Encourage development fronting onto A1A to provide active uses and incorporate pedestrian oriented arcade or canopy with a minimum depth of 10’ at grade with public sidewalk. Intent: Increases perceived public realm, minimizes separation between public and private. Enhances the pedestrian experience by creating a shaded environment away from direct sunlightEncourage development on A1A to extend sidewalk elevation into site minimizing vertical separation City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT83
Guidelines: District PlansMid Beach Character AreaThe intent of the Mid Beach Area is envisioned Building Principlesas a residential and hotel area transitioning (see Guidelines)from the more dense core Central Beach Entertainment Area to the less dense North Shoulder Height Beach neighborhood. Fronting A1A/People St 35’ maximum Fronting Public ROW 30’ maximumThe Mid Beach Character Area is a Fronting ICW25’ maximumpredominantly residential neighborhood characterized by its scale and existing Shoulder Stepbackarchitectural resources. Future development Fronting Public ROW 15’ minimumshould respect the existing fabric and scale Fronting ICW10’ minimumby limiting large footprints and encouraging smaller footprints for new development not Preferred Floorplates fronting on A1A. View corridors and public Residential under 65’ no maximumaccess to the Intracoastal Waterway should be Residential 65’ & above 10,000 . HotelEncourage new development fronting the under 65’ no maximum Intracoastal Waterway to preserve visual Hotel connections to Waterway from Birch Road, 65’ & above 16,000 : Enriches the pedestrian below 65’Residential above 65’Hotel/Mixed Use below 65’HoHotel/Mixed Use above 65’tel/Mixed Use above 65’ fronting A1A (ABA)84 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Guidelines: Character AreasNorth Beach Character AreaThe intent of the North Beach Character Area is Building Principlesto promote a diverse mixed use neighborhood (see Guidelines)integrating hotel, residential and supporting commercial space while preserving the Shoulder Height existing architectural heritage and scale of Fronting A1A/People St 35’ maximumthe area. The area is comprised of underlying Fronting Public ROW 30’ maximumzoning districts that reflect their geographic Fronting ICW30’ maximumlocation: ABA along A1A on the beach, IOA along the Intracoastal, and NBRA on the interior. Shoulder Stepback Fronting Public ROW 15’ minimumThe North Beach Character Area has the Fronting ICW10’ minimumgreatest potential as a neighborhood due to its physical characteristics. Physically separate Preferred Floorplates from the Central Beach and the entertainment Residential under 65’ no maximumuses, the North Beach Character Area has Residential 65’ & above 10,000 potential to foster a true community. Its diversity of uses, residents, and visitors Hotelseparates it from the core of the beach. under 65’ no maximum Hotel As a neighborhood, the intent of the North Fronting A1A/People Street Beach Character Area is to promote and 65’ & above 16,000 the diversity of the area through Elsewhere 12,000 . guidelines that respect the existing architectural resources and promote newResidential below 65’ Residential above 65’development that reflects the scale of the historic and recent Guidelines promote community through the enhancement of the public realm and scale of the existing architecture within the NBRA. With the intent of preserving the NBRA as a hotel and residential community, it is imperative to minimize the impact of taller buildings on adjacent property due to shadow. To preserve the scale, provide access to sunlight and minimize impacts of shading it is recommended that the maximum height in the NBRA be reduced to 65’ while preserving allowable density. Transitional areas between Breakers Avenue and Birch Road should allow flexibility of design while respecting the heights of the NBRA. Hotel/Mixed Use below 65’Hotel/Mixed Use above 65’ located on A1A (ABA)Hotel/Mixed Use above 65’City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT85
Guidelines: Character AreasNB-1. Encourage new development fronting NB-3. Encourage new development on NB-5. Require all new construction to NB-7. Encourage new development the Intracoastal Waterway to preserve Primary Streets to build to setback remove parking from front yard identified architectural visual connections to Waterway from Birch line creating streetwall consistent with resources to preserve identified resources Road, discourage development : Improves visual appearance through incentives by excluding the gross and pedestrian experience, and floor area within the architectural resource Intent: Enriches the pedestrian experienceIntent: Maintains historical development increases pedestrian safety. from the Floor Area Ratio / Density patterns and character of area. -2. Encourage new development within NB-6. Encourage new development fronting NBRA Zoning District to limit maximum NB-4. Encourage new development in NBRA Vistamar to a maximum shoulder height of Intent: Preserves architectural resources facade length of 80’ along front setback to a maximum height of 65’, shoulder height 35’ and a stepback of 40’ on the rear/side that contribute to the overall line modulating the vertical plane by of 35’, and stepback of 10’.yard abutting Bonnet of the the plane with a minimum of 20’ in length and 5’ in : Maintains scale of NBRA, Intent: Preserves historic setting of NB-8. Encourage new development adjacent minimize review process and Bonnet House and existing identified architectural resources Intent: Maintains scale and character of promote investment in area. to complement existing identified resources North Beach Neighborhood Areathrough incentives allowing greater Intent: Maintain density by decreasing densities if new development does not height by reducing 65’ in : Preserves architectural resources that contribute to the overall character of the City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Guidelines: Character AreasSunrise Lane Character AreaThe intent of the Sunrise Lane Area follows Building Principlesthe purpose of the Sunrise Lane Zoning (see Guidelines)District: “the purpose of encouraging the preservation, maintenance and revitalization Shoulder Height of existing structures and uses that make up Fronting Public ROW 35’ maximumthe distinct neighborhood south of Sunrise Fronting ICW35’ maximumBoulevard”. Shoulder StepbackCurrently there is a plan for improvements Fronting Public ROW 15’ minimumbeing promoted by the Sunrise Business Fronting ICW10’ minimumAssociation requesting City approval and contribution for proposed improvements in Preferred Floorplates the public rights of way. The plan put forth Residential under 65’ no maximumincludes Streetscape improvements including Residential over 65’ 10,000 , planting, signage and identity graphics as well as modifications to the existing Hotel parking layout while maintaining the existing under 65’ no maximum architectural character. Hotel 65’ & above 10,000 the scope of this study boundary, the Elsewhere northern Gateway to the Central Beach at 65’ & above 10,000 . Sunrise Boulevard and A1A is dependent upon coordination of multiple interests. The city should facilitate coordResidential below 65’Residential above 65’ination and planning of the area with FDOT, Holiday Inn, and plans for the future extention of the Greenway City should facilitate the review and contribute financially to the implementation of the proposed City should prepare study for modification to the ULDR to revise parking standards within the District and to allow support uses currently not allowed to expand upon the allowable uses and recognize the evolution of the district to support the current stakeholders. Hotel/Mixed Use below 65’Hotel/Mixed Use above 65’City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT87
Guidelines: Character AreasSL-1. Limit parking requirements SL-3. Encourage new development fronting for adaptive reuse of existing retail/on Sunrise Boulevard to build to setback commercial uses on Sunrise Lane for line creating a streetwall with parking and additional uses/space from : Preserves and maintains Intent: Defines the public realm, and the existing structures while improves pedestrian safetyencouraging -4. Diversify the economic base by SL-2. Encourage new development fronting allowing a variety of commercial uses that on Sunrise Lane to maintain continuous would support residents and visitors alike addition to the permitted tourist related : Preserves the existing scale and character of Sunrise Lane. Intent: Increases the economic viability of the Sunrise Lane commercial area. 88 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
4ImplementationImplementationState and Broward County: Preservation of Development PotentialImplementation of the Central Beach Public lands in the Central Beach are an The development capacity of the Central development of the Alhambra parking lot Master Plan requires strategies to allow invaluable asset to the Fort Lauderdale Beach RAC, based on vehicle trips for all into a mixed use development. The total for the proposed improvements and related community that cannot be replicated. While uses, was determined to be a total of 3,220 number of trips required for these public development. The three strategic components currently underutilized they are critical to PM peak hour trips. As of November 2008, initiatives would be approximately 340 trips to implicit in the Master Plan are: continued enjoyment and investment in the built and approved developments accounted facilitate the development of 30,000 sf of retail Central Beach. They have unique locations for 2,115 trips. Therefore, there are an proposed with parking structures, 10,000 sf of and provide important access to the beach additional 1,105 trips to be allocated for restaurant proposed for Sunset Point and the •Regulatory, and the Intracoastal. They can also contribute future development in the Central Beach RAC. Intracoastal Park, and the potential 350 room •Phasing and to the financial feasibility of the proposed Current projects pending approval including hotel on the Sebastian parcel.•Financial. improvements. However, to do so, the City Bahia Mar, if approved, would absorb 463 must preserve the development potential for additional trips. Remaining trips to be Additionally, the City should consider updating key parcels within the Central would be 642 trips, or approximately the actual trip generation within the Central Regulatory20% of the total RAC. The initial capacities from 1989 Development capacity in the Central Beach were projected based upon projections of Regulatory aspects to implement the Central is controlled by the Central Beach RAC Unit/Trips should be reserved for City initiatives such future development. Standards have changed, Beach Master Plan relate to three levels of Trip Count contained in the Broward County as the proposed Aquatics Center expansion. lane configurations have been modified, and governance; the State, County, and City. The Land Use Plan and City Comprehensive Plan. The current proposal is estimated to generate specific uses are in place. The City should Florida Department of Community Affairs and Established in 1989 the intent was to link 100 more trips than the existing uses. The net consider an update to the capacities of the Broward County through the comprehensive future development to roadway capacity within impact would be a reduction of the remaining RAC with current data and standards and the plan process monitor development densities the RAC. To provide a consistent tabulation trips for new development to 542. potential of transit improvements. of regional activity centers (RAC), such as the for potential trip counts, developments are In the short term, potential trips required Central Beach RAC. The City is responsible evaluated based on mixed rates and equations to implement the Plan include uses for In the long term, additional development rights for the adoption and modification of zoning from the Institute of Transportation Engineers the Intracoastal Park including retail within the RAC will require amendments Generation Manual. and restaurant uses, and the potential to the Broward County Land Use Plan and City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT89
ImplementationComprehensive Plan. The trip capacity codes to clarify intent of the Central Beach . Alexander Park. These three strategic established in 1989 documented that the Master Plan. Additionally, there are conflicts Channel Squarecomponents are unencumbered and could and current lane configurations provided capacity with ULDR and FDOT regulations, as noted in can begin immediately with design. for 3,220 more trips, any changes to this trip the preceding Design Guidelines, which must Short Term - 5 yearsthreshold would require comprehensive plan be resolved with the respective reviewing Las Olas Beach PlazaWhile the enhanced Las Olas Beach Plaza review and approval by Broward County and Plazacould begin immediately with design, because state reviewing agencies. The transportation . Alexander Plazaof the significance of Oceanside Plaza to study submitted as part of a plan amendment Parking standards for the city should be the Central Beach it is recommended that the application should evaluate the impact of evaluated and updated as necessary to reflect Intermediate - 5-10 yearsCity stage a competition for the design for the alternative forms of circulation including current and/or national standards and the Sebastian/Alhambra parking Oceanside Plaza and garage. increased public transportation services, subsequent impact on the feasibility of uses, Almond Avenue Streetscapepedestrian connections and mobility such as differing standards for restaurant . Alexander Park could be phased to improvements to the public realm. size. The standards should not place a undue Long Term - 10-20 yearscoincide with the the removal of the temporary burden on potential development. Las Olas parking structurefire station to take advantage of the public City of Fort Lauderdale Sunset Pointfunds dedicated to reconstruct the parking Regulations PhasingIntracoastal Park TheThe Sebastian/Alhambra site could potentially Central Beach Master Plan proposes recommendations that impact exisThe desire of the City to stimulate interest take advantage of the TIF funding before the ting in the Central Beach can be accomplished CRA expires in 2019 and therefore should regulations. Zoning regulatThe phasing of improvements related to the ions should be updated to refCentral Beach Framework Master Plan relateslec with the implementation of the Las Olas be considered in the short term for design. t the intent of the proposed Cento immediate, short term, intermediate, and Gateway components: the enhanced Las Channel Square water taxi stop and plaza would tral Beach Master Plan. This will require the potential development of form basedlong term. Olas Beach Plaza, the Oceanside Plaza, and follow the development of the Oceanside Las Olas ParkingSunset PointIntracoastal ParkChannel SquareAlmond AvenueLas Olas Beach PlazaOceanside PlazaSebastian / . Alexander Park08001600 FeetNCentral Beach Public Improvements90 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
ImplementationPotential Funding Strategies Plaza. It becomes the link between Oceanside Plan—such as public realm improvements—sq. ft. plaza, an iconic water feature, parcel, the Birch Street South parking lot, is Plaza and future development along the successfully implemented. This section outdoor seating grove, pedestrian a valuable city-owned asset that could be of the master plan arrays specific public safety enhancements, and a landscape developed to offset costs associated with these Almond Avenue streetscape improvements improvements as identified in the Framework area to buffer an adjacent site that public realm improvements. The Birch Street would be dependent upon timing of adjacent Master Plan with a preliminary list of potential could accommodate future mixed-use lot can accommodate a 10-floor, 250-room private development to facilitate partial funding mechanisms and sources that may be development. Preliminary costs are hotel with ground-floor retail; redevelopment developer for use by the City or CRA.$ million for park improvements provides another opportunity for the City to and $426,300 for street and parking structure a public-private remaining improvements are considered Preliminary cost estimates (November 2008 improvements;to be long term as they require resolution of dollars) are provided for a range of public This would enhance the tax base of the litigation. Upon resolution the sequencing of improvements proposed in the plan for several •Las Olas (Birch Street) Parking beach (and the City) and provide significant development of the Intracoastal properties city-owned sites throughout the study area. Structure—provides a new, 618-spaceeconomic benefits. Moreover, they would would begin with the Las Olas parking structure These improvements, at a total estimated cost parking garage with architectural façadesupplement the current $5 million in annual tax , to serve as a reservoir of public parking and of almost $81 million in current dollars, in landscaping, streetscape improvements increment (TIF) revenues generated by new free up the remaining lands on the Intracoastal order of phasing, include:anddevelopment within the Central Beach CRA, Wa surface parking. Preliminary costs terway for the Intracoastal Park and Sunset arebut only until the CRA’s expiration in 2019. $ million;Point. TIF revenues may be an appropriate financing •Oceanside Plaza (Option A)—comprises a 141,600 sq. ft. parking strucvehicle for several of the projects identified ture •Sunset Point—the plan proposes a public Theconabove (particularly lower-cost initiatives), following highlights a list of preliminary taining 400 parking spaces and a plaza surrounding a future restaurant site potential funding strategies to ensure thainformation on how the $5 million. t landscaped plaza on the existing surface (privately-developed), road and parking, specific elemen ts of the Central Beach Master parking lot, for a total estimated area and landscaping for $ million;of 177,775 sq. ft. Preliminary costs are $ millionEconomic/Financing Challenges;•Sebastian/Alhambra Site—two public Since the Central Beach Master Plan Public Improvements & Preliminaryimprovements are proposed on this Cost Estimatescommenced in mid-2007, significant declines •Enhanced Las Olas Beach Plaza—Censite as a means of catalyzing private tral Beach Master Planmodamong the national, state and regional ifies the existing 6,000 sq. ft. plaza development: a 12,000 sq. ft. public park with new walls, steps and sculptura(South Florida) economies (ranging from l Cosfor $422,100 and a 536-space parking tmadeclining property and sales tax revenues, rkers at an estimated cost of $599,200;ProjectEtimatestructure with façade treatments and job losses, mortgage and credit crises, landscaping at a cost of $ million; housing foreclosures, and debacles on Wall Oceanside Plaza Option A$ 22,030,750•Channel Square & Water Taxi andStreet) have created tremendous uncertainty Enhanced Las Olas Plaza$ 599,200Streetscape—contains a water taxi among municipalities across the United Channel Square/Water Tax$ 4043,375stop, landscaped plaza and streetscape •Intracoastal Park—the plan proposes States about the capacity to fund public Almond Avenue Streetscap$ 635,500improvements, and a “canal walk”. a new public park along the Intracoastal realm improvements such as those illustrated . Alexander Park$ 6,454,490Preliminary costs are $ million plus Waterway to catalyze new private above. Moreover, tax reform legislation in Las Olas Parking Structure$ 15,341,200$86,100 for the canal walk;development adjacent to the marina. Florida as well as limitations on the use of TIF Sunset Point$ 3,352,300Elements include dredging, a boardwalk, imposed since September 2007 as a result of Sebastian/Alhambra Site$ 19,068,700The four projects above comprise key landscaping and a playground at the Strand v. Escambia County case by the Intracoastal Park$ 7,284,200improvements as part of the “Las Olas Gateway” preliminary costs of $ Supreme Court, have severely impacted concept of the plan at an estimated total cost opportunities to fund these projects; at a Total-Preliminary Cost Estimates:$ ,809,715of $ parcels in the Central Beach study minimum, competition for those limited public area may provide opportunities for private funding programs identified below is intense.•Almond Avenue Streetscape—focuses investment and public improvements. These Source: Sasaki Associates, Inc.; November 2008streetscape improvements on Almond parcels include the Sebastian/Alhambra site, Potential Funding MechanismsAvenue by providing a landscaped which could accommodate a 10-floor, 350-ERA examined a range of funding mechanisms plaza, water feature, and streetscape room hotel and 500 or more parking spaces by focusing on those mechanisms that are improvements. Preliminary costs are (150 spaces would be dedicated to public currently allowed under Chapter 163 of the $2,635,500;parking). The City controls the majority of this Florida State Statutes. Chapter 163 of the and an opportunity exists to structure •. Alexander Park—the plan proposes Florida Statutes outlines growth policy, significant improvements and upgradesa public-private partnership for mixed- county and municipal planning, community to this city park,use development. In addition, the second including: a 63,825 redevelopment, and land development City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT91
Implementationregulations in the State of Florida, and allows redevelopment in a TIF district by making it These bonds were to finance a four-lane road-funding sources are grants-in-aid from local governments to adopt a package of more attractive to developers and project in the Southwest Escambia various Federal or state agencies that will be financial and local government incentives Improvement District, to improve economic enormously competitive to secure. ERA notes for new development, expansion of existing When a public project is completed, such development in the area and alleviate traffic that the funding sources identified below are development, and redevelopment within a new road, real estate values from those to be illustrative and by no means a redevelopment area. Examples of such properties that benefit from the improvement reflect the only sources of possible funding private development incentives include:are likely to increase, which often stimulates The state Supreme Court reversed a lower for these initiatives. Information on various new development, creating an increase in trial court’s final judgment in this case and Federal or state grants can be obtained from Watax revenue. This projected increase in tax •iving licenseheld that Escambia County does not have the Federal Register; ; the and permit fees authority to issue bonds without a referendum. Florida League of Cities; Grants Explorer (a Exemprevenue is used to finance debt to pay for •ting sales made in the urban infill and redevelopmthe improvement. Cities and counties may In short, local governments in Florida must fee service); ; area from local option designate a TIF district which is comprised first receive voter approval before issuing TIF ; and various Federal and sales surtaxes imposed pursuant to s. of those properties that would likely benefit bonds, which creates significant uncertainty state agency the public improvement. These districts for developers and municipal officials •Waiving delinquent local taxes or fees are in place for an adequate time period for when making funding decisions regarding In addition, ERA calculated the likely to promote the return of property to increased tax revenues to pay back the bonds redevelopment benefits accruing to the City and productive useissued to fund the improvement. TIF funds other relevant levels of government from new •Expedare used by local governments for a variety iting permittingAs a result of the outcry from municipal development occurring in the study area as of projects, including sewer expansion and and development interests across the state measured in the market analysis prepared for •Lowering transportation impact fees for repair, sidewalk improvements, street lighting, following this decision, in October 2007 the master which encourages more use landscaping, park improvements, parking the court clarified that projects using TIF of public transit, pedestrian, and bicycle mostructures, and land as the dedicated payback mechanism des of transportationfor improvement bonds issued prior to the Sale and Lease of Public Property•Prioritizing infrastructure spending within decision could continue. In September 2008, Profits from the sale and lease of publicly the urban infill and redevelopment areaTIF in Floridathe state Supreme Court rescinded its 2007 owned parcels in the Central Beach area •Having local government absorb In Florida, TIF has been a highly successfudecision; however, Dr. Strand filed a Motion l should be used to fund the recommended developers’ concurrency costs, andfinancing tool for redevelopment since the for Rehearing immediately following the public improvements. Two examples of Supreme Court’s decision. The effect of this •Issuing redevelopment revenue bonds Florida Legislature adopted an amendment properties that may provide additional revenue to the Community Redevelopment Act to if a local government has an adoptedfiling is to put the court’s September 2008 are the vacant lot northwest of the intersection urbanruling on hold until the motion for rehearing of Las Olas Boulevard and Seabreeze infill and redevelopment plan allow community redevelopment agencies us(CRAs) to use TIF in 1977. As noted above, ing Tax Increment Financing to financeis disposed of, thus putting the use of TIF Boulevard and the Bahia Mar site. funds in legal limbo again until the rehearing , the use of TIF as a financing tool for redevelopment in Florida is highly uncertain. Escambia County filed becomes plan proposes construction of three The 2007 Strand v. Escambia County decision major parking facilities: 1) Oceanside Plaza TaxIn the Central Beach CRA, TIF revenues Increment Financing (TIF)is fueling much of this uncertainty. The case, Taxwhich generated signfrom recent new development generate ificant opposition from Increment Financing, commonly referred approximately $5 million per year for public to as TIF, is a financing tool used by locamunicipalities and redevelopment entities l governmenacross the state, concluded that Escambia realm improvements. However, the CRA ts to finance development using expires in 2019 and, while TIF will continue to future gains in taxes that are realizedCounty is without authority to issue TIF bonds from the be generated in the CRA district from current increase in value in real estate due to these without first obtaining approval by referendum as required by the Fprojects through 2019, the City is reluctant to lorida . TIF is a mechanism employed issue bonds based on future new development by cities and counties across the United because, upon expiration in 2019, TIF as a States to fund public investments in areas On May 4, 2006, Escambia County adopted slaan ordinance which established the Southwest funding source would no longer be available to ted for redevelopment by capturing, for a pre-determined periodEscambia Improve of time, all or a porment District and the back-stop any long-term bonds issued in the tion of the increased property tax revenues thatSouthwest Escambia Improvement Trust near future. mayFund, authorizing the use of TIF in order to result if the redevelopment stimulates private investment. It is assumed that these fund the Trust. In conjunction, the County The remainder of this memorandum identifies adopted a resolutpotential funding sources that could be used pubion authorizing itself to lic improvements serve as a catalyst for issue bonds not exceeding $135 million for the for each of the priority public realm projects Southwest Escambia Improvement District. identified above. The majority of potential 92 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
ImplementationOceanside Plaza (Option 1)/Las Olas/Sebastian Parking steps and sculptural markers at an estimated improvements, and a “canal walk” for Channel cost of $599,200. Potential funding sources Square. Preliminary 2008 costs are estimated (Option A) comprises a 141,600 sq. ft. parking costs as well as the extent of likely public include:at $ million plus $86,100 for the canal structure containing 400 parking spaces and . Potential funding sources include:a landscaped plaza on the existing surface parking lot, for a total estimated area of Several other supplemental sources may be•TIF Revenues—The project’s modest 177,775 sqcosts make it a strong candidate to use •Transportation, Community & System . ft. Preliminary costs are $ available for parking garage construction. million; 2) the Las Olas parking facility These may includesome portion of the approximately $5 Preservation (TCSP) Program—The :providesmillion in annual tax increment revenues TCSP program is administered by the a new, 400-space parking garage with architectural façade, landscaping, and General Obligation ( are generally in the CRA from recent Florida Department of Transportation •) Bonds—streetscape development, as costs could be paid (FDOT). Funds may be used to carry Preliminary Funding parking garage construction may costs for this project are $ million; and back well before the CRA expires in eligible projects to integrate be possible through a GO Bond if it is tied 3) Sebastian/Alhambratransportation and community includes a 536-space to a capital project such as infrastructure parking structure at an estimated cost ofpreservation plans and practices or•Florida Forever Program— The Florida roadway improvement. However, the $ million. In total, preliminary cost bond issueForever Program provides grantsthat improve transportation system to r (., the City) must meet the estimates for the provision of more than 1,300 public-purpose provisions of the 1986 Tax eligible appefficiencies; reduce transportation licants for the acquisition of additional parking spaces on the beachfront Reform Act and subsequent amendments land for community-based parks, openimpacts on the environment; reduce the space, and greenways that further theneed for costly future investments in fall in the range of $ well as consider the implications o f addingoupublic infrastructure; and provide efficient tdoor recreation and natural resource new bonded indebtedness to the Notably, a net gain in the number of parking City’s outstandingprotection needs identified in locaaccess to jobs, services, and centers of l statutory debt. spaces on the beachfront provided by these government facilities will also serve the public good •“Lease Revenue Bonds”—Also by increasing the amount of annual revenue •TIF Revenues—Estimated modest costs known•Florida DEP Greenways & Trails as “appropriation obligations”, generated by public parking. Detailed a lease agreemenProgram—Fundingof the “canal walk” ($86,100) suggest from the state’s t or certifications feasibility studies on costs and revenues will of participation (COP) in a lease,Department of Environmental Protectthat TIF monies could be used to fund ion or be required. Potential funding sources may installment purchase conGreenwaysconstruction. & Trails Program is used to tracts, are include:established between a municipality acquire lands to establish a statewide andsystem of greenways and trails. In this •Transportation Enhancement Grants— a developer. The bond finances •Revenue Bonds—Municipal revenue construction of the parking garage with case, criteria in the DEP program could The Transportation Enhancement Program bonds are a primary source of funding the municipality commbe used because the Las Olas Plaza (TEP) is a Federal program administered itting an annual to build parking garages. Issued by a funding allotmenproject would serve as an “open space by FDOT. TEP is not a grant program; t. These obligations municipality, revenue bonds usually do have grown as municipalities face debconnector” linking the beachfront with rather, projects are undertaken by t not affect local real estate/ad valorem ceilings or are required by state law tothe Intracoastal Waterway, as the open project sponsors, such as the City, and taxes because they are pledged against obtain voter approval of debt connector would link parks, nature eligible costs are reimbursed. The net revenues generated by the facility. These appropriations also are subjectreserves, cultural features or historic proposed action must provide facilities However, revenue bonds are usually to annual recommitment of funding. Insites with each other and populated for pedestrians and bicycles and safety secured by a variety of public parking the educational activities for pedestrians t the annual appropriation is facilities, including off-street garages, noand bicyclists; acquisition of scenic t made, the investor can reclaim the surface lots and on-street meters. In collateral (., the garage)easements and scenic or historic sites; .Channel Square & Water Taxi Streetscapelight of the ongoing credit crises, parking and, landscaping and other scenic garage revenues should achieve minimum The master plan proposes a water taxi debt coverage ratios (., the Enhanced Las Olas Beach Plazastop, landscaped plaza and streetscape ratio of net income to debt service) of The master plan recommends modification of •Other Federal Grants—Potential funding to (., net income is 130% to 150% the existing 6,000 sq. ft. plaza with new walls, sources include: grants from the . greater than debt service payments) over Department of Commerce Economic the projected life of the bond. The City Development Administration (EDA) and of Fort Lauderdale will need to conduct . Department of feasibility studies, including financial as well as cost-benefit analyses to demonstrate a project’s worth above City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT93
ImplementationAlmond Avenue . Alexander Park & Intracoastal Sunset PointThis project focuses streetscape Parkresponsibility for providing outdoor For Sunset Point, the plan proposes a public improvements on Almond Avenue by providing The master plan proposes significant recreational sites and facilities for use plaza surrounding a future restaurant site a landscaped plaza, water feature, and improvements and upgrades to Alexander and benefit by the public are eligible. (privately-developed), road and parking, streetscape improvements. Preliminary costs Park, including: a 63,825 sq. ft. plaza, an LWCF Funds may be used for outdoor and landscaping for $ million. Potential are $2,635,500. Potential funding sources iconic water feature, outdoor seating grove, recreation areas and facilities such funding sources include:include:pedestrian safety enhancements, and a as beaches, picnic areas, trails, ball •TCSP Program and Transportation landscape area to buffer an adjacent site fields, tennis and basketball courts, •TIF Revenues—While the estimated Enhancement Grants—As detailed that could accommodate future mixed-use and playgrounds, along with associated costs of this project are high relative to elsewhere in the Appendix, these development. Preliminary costs are $ support facilities such as lighting, the annual TIF revenues generated in enhancement grants require the City or million for park improvements and $426,300 parking, restrooms and Central Beach CRA, the potential CRA as project street and parking catalyze private investment on this For the proposed Intracoastal Park, the •Florida DEP Greenways & Trails site in the form of commercial retail/plan proposes a new public park along the •. Department of Housing & Urban Program—Funding from the state’s restaurant development is positive. A Development (HUD) CDBG Program—Intracoastal Waterway to catalyze new Department of Environmental Protection financial analysis should be conducted providesprivate development adjacent to the marina. funding in designated areas for Greenways & Trails Program could to determine whether a long-term ground street repair and re-construction and paElements include dredging, a boardwalk, rk possibly be used to acquire the land lease and TIF revenues generated and recreationlandscaping and a playground at preliminary to construct Intracoastal Park through 2019 are sufficient to backstop a costs of $ it meets the guidelines for $ million bond for this of a system of greenways •Annual City Department of Public WoPotential funding sources for these projects and trails. Moreover, the park would rks•Land & Water Conservation Fund Funding—for streetscape include:serve as an “open space connector” (LWCF) Program—As noted, this fund various parts of Central Beach provides grants for outdoor recreation •Developer Contributions - as the •Florida Recreation Development with the Intracoastal and facilities. Eligibility for public parcels surrounding Almond Avenue Assistance Program (FRDAP)—The funding in this case needs to ensure redevelop, developers could construct a Florida Recreation Development that the public plaza surrounding private portion of the streetscape Program (FRDAP) is a development is, in fact, public and used competitive grant program, administered for “outdoor recreation”.through the Florida Department of Environmental Protection. It provides financial assistance to local governments Sebastian/Alhambra Sitefor development or acquisition of land The plan proposes two public improvements for public outdoor recreation. All county for this site as a means of catalyzing private and municipal governments in Florida development: a 12,000 sq. ft. public park for and other legally constituted local $422,100 and a 536-space parking structure governmental entities with the legal with façade treatments and landscaping responsibility for the provision of outdoor at a cost of $ million. Similar to the recreational sites and facilities for the proposed improvements at Channel Square, use and benefit of the public are eligible. the estimated modest cost of the public park The maximum grant request may not ($422,100) suggest that TIF monies could be exceed $200, to fund construction given the significant potential to leverage private development of •Land & Water Conservation Fund a 350-room hotel. Other funding sources for (LWCF) Program—This fund is a the public park include those grants identified competitive program administered through elsewhere in this memorandum that could Florida’s Department of Environmental be used for public outdoor recreation, open Protection and provides grants for space, and environmental or development of land for public outdoor recreation use. All local governmental entities with the legal 94 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
ImplementationEconomic BenefitsERA calculated the likely economic benefits depth analysis beyond the scope of this study. Ongoing Property Tax Benefits (Table 2) annual sales taxes generated by retail, accruing to the City and other relevant However, it is important to note that they exist reflect property taxes generated by the restaurants and hotel, and lodging taxes. levels of government from new development as additional benefits of new development on net new assessed value of development Redevelopment projects on Central Beach occurring in the study area as measured in the Central Beach. ERA has divided the economic (represented as construction costs). The total could be expected to generate the following market analysis prepared for the master created by new development on property tax mil rate (amount paid per $1,000 other benefits:Central Beach into three types:of value) for Broward County in 2007 was Fiscal and economic benefits generated by $. Of this, the City of Fort Lauderdale •An estimated 600 new jobs and 900 real estate development typically exist on two One-time Construction Benefits (Table 1) receives $, and the remainder goes residentslevels—direct and indirect. Direct impacts include the cost of materials for construction to other taxing authorities including County are those produced directly on-site—the jobs and jobs generated by the project as well as Services, the Broward County School Board•An estimated $ million in annual sales , oftaxes to the State of Florida from retail, construction workers, materials purchased associated taxes. In this instance, sales tax the South Florida Water Management District, Children’s Servicesrestaurants and hotel roomslocally for construction, new jobs created on construction materials are the primary tax , and the Florida Inland in new uses, retail sales at the site, and because the State of Florida does not have Navigation District. New development •Additional business taxes, paid annually associated taxes generated across these a personal income tax. Construction of the at build-out could expect to generate an by each establishment estimated at more factors. However, a number of indirect development program tested in the market additional $ million in annual property than $11,000 per yearimpacts also exist; for example, jobs and analysis could provide upwards of 2,700 one-taxes for the City, with an additional $ •An estimated $ million in annual earnings as a result of contractors purchasing time construction jobs and $ million in million in annual taxes generated for other lodging taxes generated by new hotel materials from local lumberyards or additional annual sales taxes for the State of Florida taxing , which go to Broward County needs of on-site workers that go beyond the from the purchase of construction materials to benefit the Convention and Visitors confines of what happens on-site. These Other Benefits (Table 3) include Bureau and to pay off bonds associated “ripple effect” indicators require more in-new employment by land use, business taxes, with construction of the convention 1: One Time Construction Benefits Table 2:Annual Property Tax Revenue, At Build-OutResidentialOfficeRetailRestaurantsHotelResidentialOfficeRetailRestaurantsHotelProjected Development (sf) /11,000,0040,0037,5050,00806,375Total Construction Costs per SF$ $ $ $ $ CostsTotal Costs$ 220,944,750$ 7864,700$ 4,911,272$ 6,548,363$ 145,111,213Total Hard Cost$ 142,545,000$ 5,074,000$ 3,168,563$ 4 ,224,750$ 93,620,138 Minus Homestead Exemption /2$ 10,000,000% oAssessed Values$ 210,944,750$ 864,700$ 4,911,272$ 548,363$ 145,111,213f Total Cost - Labor 1/%%%%%% of Total Cost - Materials 1/%%%%%X Ft. Lauderdale Property Tax Rate /3 .00543 . Lauderdale Property Taxes$ 1,145,704$ 42,716$ 26,675$ 35,566$ 788,143tal Labor Cos$ 7,018,000$ 2,029,600$ 1,267,425$ 1 ,689,900$ 37,448,055Total MaterX Other Property Tax Rate /4 01529 01529 Costs$ 8 5,527,000$ 3,044,400$ 901,138$ 2 ,534,850$ 56,172,083Total Hard Cost$ 42,545,000$ 5 ,074,000$ 3 ,168,563$ 4 ,224,750$ 9 3,620Other Property Taxes$ 3,226,147$ 0,281$ 75,112$ 100,149$ 2219,302,138Total Property Taxes$ 4,371,851$ 162,997$ 101,787$ 35,715$ 3,007,444Construction JobsNOTES:Total Labor Cost$ 5 7,018,000$ 2,029,600$ 1,267,425$ 1 ,689,900$ 37,448,0551/ Reflects the mean sf of the projected range of demandAverage Annual Wage 2/$ 4 5,789$ 45,789$ ,789$ 4 5,789$ 4 5,7892/ Homestead exemption reflects $25,000 per owner-occupied unitPerson Years of Construction Employment1,24543183/ 2006 RateTotal Months of Construction60 Months60 Months60 Months60 Months60 Months4/ Other taxing agencies in Broward County include the County Services, Broward County School Board, the South Florida Water Management District, Children's Average Annual Construction Jobs250101010160Services, and Florida Inland Navigation DistrictAll values are 2007 DollarsConstruction-Related Sales TaxSource: RS Means 2007; Florida Department of Revenue; City of Fort Lauderdale; Economics Research Associates, May Materials Cost$ 8 5,527,000$ 3,044,400$ 1,901,138$ 2 ,534,850$ 56,172,083% of Materials Purchased in FL 3/%%%%%State of FL Sales Tax Rate 4/%%%%Total Construction-Related Sales Tax$ 3 ,848,700$ 1 37,000$ 8 5,600$ 1 14,100$ 2 ,527,700NOTES:1/ ERA assumption2/Average annual wage based on 2006 Industry Employment Data for Broward County by the Florida Agency for Workforce Innovation, Labor Market Statistics Center, Quarterly Census of Employment and Wages Program (QCEW), adjusted for inflation3/ERA assumption4/State of Florida sales tax rateAll values are 2007 DollarsSource: RS Means 2007; Florida Agency for Workforce Innovation; Economics Research Associates, May 2008City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT95
ImplementationEconomic Stimulus Created by Public in the market analysis. If the City of Fort TIF Revenues at BuildoutRegulatory InitiativesLauderdale undertakes public investment for ImprovementsEstimated development value in the range each of the key initiatives identified in the In ERA’s experience in redevelopment and maof $385 million for the uses identified in the ster plan (which are estimated at $ the City’s Comprehensive revmimarket analysis has the potential to create italization projects across the United Plan to include the Master Planllion in 2008 dollars), this would reflect States, typical ratios of public investment significant TIF revenues. However, in order leverage ratios in the range of $1:$5—above the City’s ULDR to include the that subsequently leverage short-term private to estimate TIF revenues at buildout, a more that which is typical in the early years of dePlan and zoning district modificationstailed financial analysis—for both income investment generally falls in the range of redevelopment across the United States $1Identify staff responsible for :$3. In other words, for every $1 in public properties as well as for-sale uses—will be of the high assessed (development) required. The analysis will require specific investment, $3 in private investmentimplementation of the Master Plan is values created by anticipated lodging/typically generated within the first five or so information on a number of key assumptions, condominium hotel . Over time, particularly in healthy real including:estate markets across the United StateDesign and Feasibility Analysess, this leverage ratio can be substantially higher, and •Annual deliveries/absorptionmay reach $1:$12 at stabilization.•Commercial rents and residential for-sale funding recommendations to determine potential funding sources Whpricesile it is beyond the scope of this study to and initiate the following short term provide deta•iled financial feasibility studies,Number of residential properties receiving public enhancements: Las Olas Table 3 below consethe City’s homestead exemption, andrvatively estimates Beach Plaza and Channel Squaredevelopment value in the range of $385 million •Location and current use of design of Oceanside of the market-supportable uses measured redevelopment sites to derive (and net Plaza and DC Alexander Plazaout) current assessed water taxi stops to include TabLas Olas Boulevard, Sebastian le 3: Annual Additional Benefits, At Build-Out Initial Steps for ImplementationStreet and Riomar public access along the Intracoastal WaterwayResidentAchieving the long-term vision of a thriving event programming Em dynamic Central Beach will require that ploymentfor public spaces New Residents/Employeesthe implementation process begin immediately. /1 900 200 94 125 191Average Annual Wage/ 2$ 58,315$ 5,080$ 2,883$ 6,472$ 27,249Below is a description of the recommendations trolley routethat should be implemented during the first cost for Birch Road les Taxyear following the Plan’s adoption. These Total Sales$ 24,578,597$ 4 6,292,430$77,973,616median improvementsTax %%%recommendations include regulatory initiatives Annual the financial feasibility of Tax (State)$ 1,474,716$ 777,546$ 4,678,417 further analyses of public improvements. acquiring underutilized parcels north Business Taxxof Alhambra Street in the North County Rate$ $ $ $ Neighborhood District# /3 200 13 10 986Total County Business Tax Receipts$ 7,500$ 563$ 9 00$ 2,219xCity Rate$ $ $ $ $ # / 00 13 10 986yTotal City Business Tax$ 1,890$ 2,520$ 1,969$ 8 40$ 6,212Lodging TaxRoomsNOTES: 986Estimated Total Rooms Revenue$ 56,327,5261/ Number of residents are calculated by new units X Central Beach 2012 Avg HH Size (); Office=new sf/200 sf/emp; retail=new retail sf/400 sf/emp; restaurant =new Taxrestaurant sf/400 sf/emp; hotels are based on % of total hotel revenue/avg salary %Annual Lodging Tax$ 2/ Wage data from the Florida Agency for Workforce Innovation, Labor Market Statistics Center, Quarterly Census of Employment and Wages Program (QCEW). 2,816,376Released November 2007. Office worker data is based on a weighted average of industries based on the share of office users in that industry and its concentration in ToBroward Countytal Estimated Annual Impa ct to:Ci3/ Number of establishments were estimated by dividing total square feet per use by: 2,500 sf per office est., 3,000 sf per retail est., 5,000 sf per restaurantty$ 1,890$ 2,520$ 1,969$ 840$ 6,212County$ All values are 2007 Dollars -$ 7,500$ 563$ 900$ 2818,595State$ -$ -$ 1,474,716$ 2,777,546$ 4,678,417Source: State of Florida; Broward County; City of Fort Lauderdale; 2007 PKF Trends in the Hotel Industry; Economics Research Associates, May City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
AppendixCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN97
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Appendix: Central Beach Public Improvements Cost EstimatesFort Lauderdale Central Beach Order of Magnitude Estimate for Public ImprovementsSasaki Associates, # 12, 2008SHORT TERM IMPROVEMENTS - 5 YearsEnhanced Las Olas Beach Plaza - 6,000 sfMaterialQuantityUnitUnit CostTotalNotesModified Plaza to Beach6,000SF$$180,000New pavement and landscapeNew walls and steps240LF$$48,000New pavement and landscapeSculptural Markers2EA$100,$200,000New pavement and landscape$428,000$171,20040% Design + Construction Contingency + Soft Costs$599,200subtotalOceanside Plaza - Option A - 177,775 sfMaterialQuantityUnitUnit CostTotalNotesArea A - 141,600 SFParking Structure (Base Price)400space$20,$8,000,000$38/sf; 335sf/space; Miami=% of national averageArchitectural Façade (4 sides)25,200SF$$882,000(840 lf); Range: SS Mesh w/ veg - ~$15/sf; Precast - ~$30/sf; Brick - ~$30/sf; Glass - ~$55/sfArchitectural Tower1LS$200,$200,00030 x 30 tower, 40 feet tall; Elevator tower façade upgrade; Tower overlookCommunity Interior space10,800SF$$3,780,000Cost includes fitout for space to be utilized as Community space with potential for leaseRestroom500SF$$100,000$12,962,000$5,184,80040% Design + Construction Contingency + Soft Costs$18,146,800subtotalPlazaShade Structure over Stage2,050SF$$205,000Water Feature1LS$2,000,$2,000,000Allowance for interactive water feature (~$200/sf)Hardscape/Landscape Plaza91,050SF$$4,097,250Mobilization, demo, grading, utilities, paving, stairs, walls, lighting, landscapeCrosswalks - Las Olas (5000sf) + A1A (3400 sf)8,400SF$$252,000Unit pavers with sub-slab and base; allowance for some demo and utility mod's$6,554,250$2,621,70040% Design + Construction Contingency + Soft Costs$9,175,950subtotal$27,322,750Subtotal Option A City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT159
Appendix: Central Beach Public Improvements Cost EstimatesOceanside Plaza - Option B - 177,775 sfMaterialQuantityUnitUnit CostTotalNotesPlazaShade Structure over Stag2,800SF$$280,000Water Feature1LS$2,000,$2,000,000Allowance for interactive water feature (~$200/sf)Hardscape/Landscape Plaza163,775SF$$7,369,875Mobilization, demo, grading, utilities, paving, stairs, walls, lighting, landscape Pergol,000SF$$480,000Art Feature1LS$100,$100,000Crosswalks - Las Olas (6100sf) + A1A (3400 sf)9,500SF$$285,000Unit pavers with sub-slab and base; allowance for some demo and utility mod's$10,514,875$4,205,95040% Design + Construction Contingency + Soft Costs$14,720,825Subtotal for Option BDC Alexander Park MaterialQuantityUnitUnit CostTotalNotesPlaza - 63825 SFPlaza Kiosks - Retail + RR1,955SF$$977,500Water Feature1LS$2,000,$2,000,000Allowance for interactive water feature (~$200/sf)Plaza - hardscape/softscape43,920SF$$1,976,400Mobilization, demo, grading, utilities, paving, stairs, walls, lighting, landscapeOutdoor Seating Grove10,000SF$$200,000Loose paving, lighting, landscapeLandscape Buffer adjacent to Future Development7,950SF$$119,250Loose paving, lighting, landscapeCrosswalks - across A1A340SF$$10,200Unit pavers with sub-slab and base; allowance for some demo and utility mod's$4,305,850$1,722,34040% Design + Construction Contingency + Soft Costs$6,028,190subtotalStreet/Parking- 84,125 SFHardscape/Landscape20,300SF$$304,500New pavement, sidewalks, and street trees$304,500$121,80040% Design + Construction Contingency + Soft Costs$426,300subtotal$6,454,490Subotal DC Alexander Park$33,777,240Total Project Budget Estimates for Short Term Improvements with Option "A" Oceansidse Plaza$21,774,515Total Project Budget Estimates for Short Term Improvements with Option "B" Oceansidse Plaza160 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Appendix: Central Beach Public Improvements Cost EstimatesINTERMEDIATE TERM IMPROVEMENTS - 5-10 YearsSebastian/Alhambra Site - 107,600 sfMaterialQuantityUnitUnit CostTotalNotesPark Site - 12,000 SFLandscaped Area10,100SF$$151,500Water Feature1LS$150,$150,000$301,500$120,60040% Design + Construction Contingency + Soft Costs$422,100subtotalParking Structure Site - 95,600 SFParking Structure536space$20,$10,720,000$38/sf; 335sf/space; Miami=% of national averageParking Structure Façade Treatment35,600LF$$1,424,000(890 lf); Range: SS Mesh w/ veg - ~$15/sf; Precast - ~$30/sf; Brick - ~$30/sf; Glass - ~$55/sfRetail Space13,800SF$$2,760,000First floor of parking structure facing Sebastian Landscaped Area47,000SF$$1,175,000$16,079,000$6,431,% Design + Construction Contingency + Soft Costs$22,510,600subtotal$22,932,700Subtotal Sebastian/Alhambra SiteWater Taxi Stop + Plaza - 28,125 sfMaterialQuantityUnitUnit CostTotalNotesSheet pile wall210LF$2,$420,000Dredge3,000CY$$45,000Assume 5400 sf x depth (15'?) - assumes no contaminated soil includedDredge + Sheetpile Mobilization1LS$45,$45,000Water taxi kiosk - visitor's, info, tickets, café2,500SF$$1,000,000NOTE: could be leased, and privately constructed and operatedPlaza - hardscape/landscape30,625SF$$1,378,125Mobilization, demo, grading, utilities, paving, stairs, walls, lighting, landscape$2,888,125$1,155,25040% Design + Construction Contingency + Soft Costs$4,043,375subtotalCity of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT161
Appendix: Central Beach Public Improvements Cost EstimatesWater Taxi Streetscape - 2,050 sfMaterialQuantityUnitUnit CostTotalNotesCanal Walk, Plaza, and Landscape2,050SF$$61,500Paving, lighting, landscape$61,500$24,60040% Design + Construction Contingency + Soft Costs$86,100subtotalAlmond Avenue Streetscape - 38,500 sfMaterialQuantityUnitUnit CostTotalNotesHardscape/Landscape Plaza38,500SF$$1,732,500Water Feature1LS$150,$150,000$1,882,500$753,00040% Design + Construction Contingency + Soft Costs$2,635,500subtotal$29,697,675Total Project Budget Estimates for Intermediate Term Improvements 162 City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT
Appendix: Central Beach Public Improvements Cost EstimatesLONG TERM IMPROVEMENTS - 10-20 YearsLas Olas Parking Structure - 98,800 sfMaterialQuantityUnitUnit CostTotalNotesNew Marina Facility (relocated) 5,600SF$$1,120,000New structure to replace existing facilityParking Structure400space$20,$8,000,000$38/sf; 335sf/space; Miami=% of national averageArchitectural Façade (4 sides)28,800SF$$1,008,000(960 lf); Range: SS Mesh w/ veg - ~$15/sf; Precast - ~$30/sf; Brick - ~$30/sf; Glass - ~$55/sfRetail Space16,000SF$$3,200,000First floor of parking structure facing park and Birch RoadRoadway/Streetscape Area21,500SF$,500Grading, paving, curbing,lightingLandscaped Area19,500SF$$292,500Grading, paving, lighting, planting$14,158,000$5,663,20040% Design + Construction Contingency + Soft Costs$19,821,200subtotalSunset Point - 122,800 sfMaterialQuantityUnitUnit CostTotalNotesRestaurant Area Plaza8,600SF$$387,000Roadway and Parking Area33,500SF$$837,500Landscaped Area78,000SF$,170,000$2,394,500$957,80040% Design + Construction Contingency + Soft Costs$3,352,300subtotalRestaurant Building Area2,700SFDeveloper siteIntracoastal Park - 184,00 sfMaterialQuantityUnitUnit CostTotalNotesSheet Pile Wall470LF$2,$940,000Perimeter of marinaDredge13,500CY$$202,500Assume 13,500 sf x depth (15'?) - assumes no contaminated soil includedBoardwalk6,300SF$$220,500Concrete piers, wood decking and structureLandscaped Area108,000SF$$2,700,000Grading, paving, lighting, plantingPlayground38,000SF$$1,140,000Includes play structures$5,203,000$2,081,20040% Design + Construction Contingency + Soft Costs$7,284,200subtotalSite Adjacent to Marina17,400SFDeveloper siteMarina Restaurant Site15,000SFDeveloper site$30,457,700Total Project Budget Estimates for Long Term Improvements $93,932,615Total Project Budget Estimates for All Improvements w/ Oceanside Option "A" $81,929,890Total Project Budget Estimates for All Improvements w/ Oceanside Option "B" City of Fort Lauderdale | CENTRAL BEACH MASTER PLAN DRAFT163
