A study area is defined, and buffers are created representing 1/4-mile and 1/2-mile.
| Area | Estimate |
|---|---|
| Acres | 149.49 |
Relevant Census variables are obtained from the Census API to calculate the necessary inputs for the TOD tool. These values are based on the 5-year ACS survey at the block group and tract level.
| Median Home Value (2021) | Median Rent (2021) |
|---|---|
| $403,409 | $1,274 |
| Median Per Capita Income (2021) | Median Per Capita Income (2011) | Percent Change in Income |
|---|---|---|
| $37,289 | $24,563 | 51.8% |
| % Bachelor’s or Higher (2021) | % Bachelor’s or Higher (2011) | Change in % Bachelor’s or Higher |
|---|---|---|
| 27.6% | 24.6% | 11.9% |
This assessment identifies cultural sites in a 2015 FGDL statewide assessment.
The following measures are based on the county parcel dataset, which is obtained from the Florida Department of Revenue using the
Due to nuances in the parcel dataset, QA/QC checks were performed to identify missing values and data cleaning needs. Two pre-processing steps were identified:
Some parcels a represented as overlapping/stacked polygons, which could lead to an inaccurate land area estimate if calculated based on polygon area. An alternate parcel version is developed for calculations where this is an issue.
Land area is not present for all parcels. A method is developed to calculate the average land area per acre in the station to impute missing values.
A parcel dataset is created that keeps only one of the overlaid parcel polygons, and the attributes of one of the parcels. This version will provide accurate parcel polygon area calculations, but will result in inaccurate calculations around parcel attributes. Both of these parcel versions are needed to accurately calculate parcel attributes.
Some parcels, which appear to primarily be multifamily residential, are missing land values. In cases where land value is missing, a value is computed for land area per square foot based on all parcels across the station area. This value per acre is then applied to each individual parcel.
Step 1: Map of Land Value / Acre by Parcel for Parcels w/ Land Value Assessed
Step 2: Summarize Land Value per Acre by Generalized Land Use
| Land Use | Parcel Land Area (Acres) | Median Value Per Acre |
|---|---|---|
| Commercial/Retail | 28.22 | $4,617.65 |
| Industrial/Manufacturing | 37.38 | $1,923.76 |
| Multifamily | 58.52 | $907.81 |
| Office | 6.79 | $12,948.45 |
| Other | 100.35 | $34.23 |
| Single-family | 180.07 | $233.08 |
| Vacant/Undeveloped | 10.73 | $9,461.32 |
Step 3: Identify Acres of Parcel Land Area with No Land Value by Generalized Land Use and Apply Station Area Averages
| Land Use | Parcel Land (Acres) w/ No Value | Calculated Median Land Value per Acre |
|---|---|---|
| Industrial/Manufacturing | 0.29 | $1,923.76 |
| Office | 1.09 | $12,948.45 |
| Single-family | 9.68 | $233.08 |
Step 4: Update Parcels with Estimated Land Use and Map & Remove ROW parcels
Using parcels with imputed land values and duplicate polygon area removed, a ratio is calculated of the improvement value to land value.
Map Improvement to Land Value Ratio using Parcels w/ Imputed Land Values
Calculate Land Area w/ Improvement to Land Ratio < 1 & Remove ROW parcels
| Improvement to Land Ratio Category | Acres in Category |
|---|---|
| Greater Than or Equal to 1 | 334.7 |
| Less Than 1 | 55.3 |
A filter is applied to parcel Department of Revenue Use Codes 86, 87, 88, 89 to identify civic uses in the study area.
Tabular Summary
| Land Use Type | Parcel Owner Name | # of Parcels in Station Area |
|---|---|---|
| FEDERAL - OTHER | UNITED STATES POSTAL SERVICE | 1 |
| MUNICIPAL - OTHER | CITY OF OAKLAND PARK | 4 |
Map of Civic Uses
Using parcel data with duplicate land area removed, this measure calculates the number of unique owners per acre (with right-of-way excluded).
| Unique Parcel Owners | Parcel Acres | Unique Owners / Acre |
|---|---|---|
| 1834 | 389.93 | 4.7 |
| Parcel Land Use | Acres | Percent of Station Area |
|---|---|---|
| SINGLE FAMILY RESIDENTIAL | 180.072 | 41.6% |
| MULTI-FAMILY LESS THAN 10 | 52.266 | 12.1% |
| RIGHT-OF-WAY | 43.187 | 10.0% |
| WAREHOUSING, DISTRIBUTION TERMINALS | 32.119 | 7.4% |
| STORES, ONE STORY | 15.124 | 3.5% |
| CENTRALLY ASSESSED | 10.769 | 2.5% |
| CONDOMINIUM | 9.683 | 2.2% |
| MUNICIPAL - OTHER | 9.644 | 2.2% |
| RESIDENTIAL COMMON ELEMENTS/AREAS | 9.727 | 2.2% |
| CHURCHES, TEMPLES | 7.185 | 1.7% |
| PUBLIC COUNTY SCHOOLS | 6.858 | 1.6% |
| MULTI-FAMILY 10 OR MORE | 6.253 | 1.4% |
| VACANT RESIDENTIAL | 5.371 | 1.2% |
| LIGHT MANUFACTURING | 4.815 | 1.1% |
| UTILITY | 4.610 | 1.1% |
| PARKING LOTS, MH PARKS, ETC | 4.170 | 1.0% |
| VACANT GOVERNMENTAL | 3.843 | 0.9% |
| OFFICE, ONE STORY | 3.458 | 0.8% |
| FEDERAL - OTHER | 3.173 | 0.7% |
| COMMERCIAL, MIXED USE | 2.521 | 0.6% |
| PROFESSIONAL BUILDING | 2.511 | 0.6% |
| SUPERMARKETS | 2.639 | 0.6% |
| RIVERS, LAKES, SUBMERGED LAND | 2.217 | 0.5% |
| FOREST, PARKS, RECREATIONAL | 1.943 | 0.4% |
| RESTAURANTS, CAFETERIAS | 1.901 | 0.4% |
| OFFICE, MULTI-STORY | 1.263 | 0.3% |
| VACANT COMMERCIAL | 1.248 | 0.3% |
| CLUBS, LODGES, UNION HALLS | 0.865 | 0.2% |
| OPEN STORAGE | 0.735 | 0.2% |
| SERVICE STATIONS | 0.800 | 0.2% |
| AUTO SALES, REPAIR, ETC | 0.640 | 0.1% |
| DRIVE-IN RESTAURANTS | 0.312 | 0.1% |
| FINANCIAL INSTITUTIONS | 0.646 | 0.1% |
| VACANT INDUSTRIAL | 0.265 | 0.1% |
| NIGHT CLUBS, LOUNGES, BARS | 0.114 | 0.0% |
| PRIVATE SCHOOLS & COLLEGES | 0.167 | 0.0% |
The purpose of this measure is to calculate the number of parcels per block. Two different methods are utilized here to define a block. One is using 2020 Census Blocks. The second is derived from the drive auto network, cleaned and simplified utilizing OSMNX.
In this method, blocks are defined exactly as they are represented in the Census 2020 block dataset. The number of parcel centroids (with ROW excluded) are counted per block.
In this method, blocks are defined based on the auto street network. OSM streets are obtained, cleaned, and simplified utilizing the OSMNX package. Polygons are created from this street network, and parcel polygons are then counted per block.
The boundaries resulting from both block identification methods are compared here.
This table presents the station area results for each method.
| Mean Parcels / Block | Method |
|---|---|
| 15.73 | Census Blocks |
| 15.00 | Street Network Blocks |
The TOD Readiness Too User Guide and Documentation (2016) tool provides the following description for calculating block length:
How do you evaluate block size? Average block length can be calculated through a simple GIS exercise with a shapefile of the local street network that includes all of the local streets, not just the state roads or major roads. The GIS analyst explodes the street network within the station area (an automated process that splits segment lengths at intersections) and computes the average segment length between intersections.
One challenge with this approach is around the nuances of how spatial networks are represented. What a GIS may interpret as an intersection may not count as what a planner using judgement might consider as an intersection, as documented here. To refine this assessment, OMSnx is utilized to obtain and pre-process the station area network before calculating average block length.
OMSnxis a Python package that can “retrieve, model, analyze, and visualize street networks from OpenStreetMap.” The tool is capable of topologically consolidating nearby intersections and re-build network edges, creating create what planners might consider rational blocks. By calculating the average length of each edge (or block) in the consolidated network, it is possible to estimate the average block length.
Map of edges and nodes resulting from OSMnx consolidation function
Method 1 Result
| Mean Block Length (Ft.) |
|---|
| 434.59 |
Calculate the perimeter per block in the station area. Due to the complexities of this calculation, it is difficult to calculate this using the street-network derived dataset. Therefore, due to the similarities, we only calculate this using the Census block definitions.
Method 2 Result
| Mean Block Length (Ft.) - Not recommended |
|---|
| 537.03 |
Park data is retrieved from this Broward County GIS source. This layer is intended to represent State, County, and City parks. Manual modifications were made to account for the Jaco Pastorius Park.
Map of Parks
Table of Parks
| Park Name | Park Acres |
|---|---|
| Oakland Park Athletic Complex-east | 3.5 |
| Richard E Giusti Parcours | 4.3 |
| Spiher Recreation Center | 3.1 |
| Shad Park | 0.1 |
| Jaco Pastorius Park | 6.2 |
| Jaco Pastorius Park | 0.8 |
The bicycle network is obtained from this Broward MPO map of bicycle facilities.
The tool recommends also counting streets with a speed limit of 20mph or below. A manual assessment (utilizing Google StreetView) of several residential streets indicated a speed limit of 25mph. Therefore, analytic effort was not put into obtaining a street network with speed limit attributes.
| Network Type | Length (Miles) | % of Network |
|---|---|---|
| Broward MPO - Marked Bike Lane | 0.447 | 1.2% |
| OSM Network | 36.732 | 100.0% |
Data was downloaded directly from the H+T index website in December 2022.
Per the documentation, an average H+T Index score was calculated for all polygons that intersect with the station area.
| Mean H+T AMI - Station Area |
|---|
| 53.1 |
Recent development data is summarized using data presented in the City of Oakland Park Development Activity Viewer.
| Name | Type | Location | Status | CRA Project | Documents |
|---|---|---|---|---|---|
| Park Avenue Landing | Site Plan Review | 1302 NE 32nd St. | Approved | Project Documents | |
| Rinaudo Properties Classic Car Warehouse | Site Plan Review | 3070 NE 12th Terr | Approved | Yes | Project Documents |
| Guevara Townhomes | Site Plan Review | 1298 NE 35th Street | Approved | Yes | Project Documents |
| Oakland Terrace Townhomes | Site Plan Review | 1062 NE 35th St | Approved | Yes | Project Documents |
| DiSalvatore Renovation | Site Plan Review | 3571 N. Dixie Hwy | Approved | Yes | Project Documents |
| Central Park | Site Plan, Additional Building Hieght Program and Flexibility | 3328 NE 11th Av | Approved | Yes | Project Documents |
| Wood DWG - Downtown 2 story Mixed Use | Site Plan and Use | 3557 N. Dixie Hwy | Approved | Yes | Project Documents |
| Oakland Park Elementary Reroof | Historic Review | 936 NE 33Rd St | Approved | Project Documents | |
| Oakland Park Fire Station Number 9 | Plat, Rezoning, and Site Plan Review | 3881 NE 6th Av | Approved | Project Documents |
| Name | Type | Location | Status | CRA Project | Documents |
|---|---|---|---|---|---|
| Sky Building | Site Plan, Additional Building Hieght Program and Flexibility | 3701 and 3801 N Dixie Hwy | Pending | Project Documents | |
| Benjamin Townhomes | Site Plan | 1001 NE 33 Street | Pending | Project Documents | |
| Parking Bill Rather | Site Plan | 3621-3641 NE 11 Ave | Pending | Project Documents |
Zoning obtained from this source: https://services1.arcgis.com/fo4p3O1xXIiFqk9X/ArcGIS/rest/services/OaklandParkService/FeatureServer/54
| Zone | Acres | Portion of Station Area |
|---|---|---|
| R-1 | 203.52 | 40.4% |
| 2 | 51.59 | 10.3% |
| R-2 | 47.85 | 9.5% |
| 7 | 35.14 | 7.0% |
| I-1 | 31.95 | 6.3% |
| B-1 | 25.15 | 5.0% |
| 3 | 19.88 | 4.0% |
| 5 | 16.54 | 3.3% |
| CF | 15.98 | 3.2% |
| 1 | 12.67 | 2.5% |
| 4 | 9.24 | 1.8% |
| RM-25 | 8.98 | 1.8% |
| B-3 | 6.84 | 1.4% |
| OS | 6.27 | 1.2% |
| 6 | 6.09 | 1.2% |
| RM-16 | 2.31 | 0.5% |
| B-2 | 1.72 | 0.3% |
| BP | 0.78 | 0.2% |
| TD | 0.43 | 0.1% |
| PU | 0.32 | 0.1% |
Zoning obtained from this source (parcel level): https://services1.arcgis.com/fo4p3O1xXIiFqk9X/ArcGIS/rest/services/OaklandParkParcelsZoning/FeatureServer/0
Unable to map at this time, likely due to parcel-related geometry issue. Removed duplicate parcel areas.
| Zone | Acres | Portion of Station Area |
|---|---|---|
| R-1 | 151.19 | 34.9% |
| NA | 114.00 | 26.3% |
| 2 | 39.04 | 9.0% |
| R-2 | 30.99 | 7.2% |
| 7 | 24.26 | 5.6% |
| I-1 | 20.27 | 4.7% |
| B-1 | 9.66 | 2.2% |
| 3 | 9.01 | 2.1% |
| 1 | 8.66 | 2.0% |
| 5 | 8.34 | 1.9% |
| 4 | 6.86 | 1.6% |
| RM-25 | 3.33 | 0.8% |
| 6 | 2.45 | 0.6% |
| OS | 1.56 | 0.4% |
| RM-16 | 1.29 | 0.3% |
| B-3 | 0.72 | 0.2% |
| B-2 | 0.63 | 0.1% |
| TD | 0.43 | 0.1% |
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Renaissance Planning, jlehman@citiesthatwork.com↩︎