Embracing Density and the Missing Middle: Transforming South Florida's Housing Landscape

Hey there, architecture enthusiasts and advocates of vibrant communities! We at Peacock Architects are thrilled to share our insights on a topic that's close to our hearts: the immense benefits of embracing density and revitalizing underused properties right here in South Florida. Today, we're all about breaking down barriers and challenging misconceptions surrounding low-income housing.

Contrary to popular belief, affordable housing doesn't have to be dangerous or unappealing; it can be the key to making homeownership dreams a reality for everyday families – young couples and beyond! By recognizing the importance of updating codes to reflect the needs of landlocked areas like South Florida, we can create thriving communities that benefit both residents and the local economy.

Dispelling Misconceptions

Density, when associated with low-income housing, often conjures images of dangerous or unpleasant neighborhoods. However, it's crucial to dispel these misconceptions. Well-planned, thoughtfully designed, and properly managed developments can foster vibrant communities where people of all income levels can thrive. By providing housing options that are affordable for young couples and families, we empower individuals to pursue homeownership and contribute to the fabric of the community.

The Galleria Fort Lauderdale mall serves as a local example of embracing density and revitalizing underused properties in South Florida. With a new plan that avoids rezoning, Keystone-Florida Property Holding envisions at least 1,900 multifamily units on parts of the 42-acre property. This transformative development will involve demolishing approximately 600,000 square feet of existing retail buildings, making way for the new residential hub. The buildings will not exceed 150 feet in height and will taper down near residential neighborhoods to ensure harmonious integration. The remaining portion of the mall will undergo a facelift, transforming into a vibrant "lifestyle" center featuring shopping and dining options. Keystone-Florida has submitted a development agreement application, utilizing state law provisions for large-scale projects, paving the way for a promising transformation that aligns with existing zoning regulations.

Benefits of Increased Density

Accessibility: Increasing density allows for better utilization of land and infrastructure, making housing more accessible to a wider range of individuals. By locating affordable housing options closer to transportation hubs, job centers, and essential amenities, we promote inclusivity and reduce commuting burdens.

Economic Growth: Increased density brings economic benefits to both residents and the local community. Concentrated populations support local businesses, stimulate job creation, and foster a sense of vibrancy. The availability of affordable housing options encourages a diverse range of residents, including young professionals, teachers, healthcare workers, and service industry employees, all of whom contribute to the local economy.

Environmental Sustainability: By promoting density in urban areas, we can reduce urban sprawl and preserve natural habitats. Compact development patterns help minimize the need for long commutes and the associated carbon emissions. Additionally, concentrated populations often have easier access to public transportation and shared amenities, reducing individual carbon footprints.

Updating Codes for a Landlocked Area

To fully realize the potential of increased density and create equitable housing opportunities, it's essential to update codes and regulations to reflect the unique needs of a landlocked area like South Florida. Some key considerations include:

Zoning and Land Use: Reevaluating zoning regulations to encourage mixed-use developments can create a more dynamic and inclusive urban environment. By allowing for a combination of residential, commercial, and public spaces, we can foster self-sustaining communities that offer a range of amenities and services.

Located in the heart of Broward County, South Florida, Plantation Walk exemplifies thoughtful zoning and land use, offering an urban destination with all the comforts of daily life within easy reach. Its prime location, just 10 miles from Downtown Fort Lauderdale and 30 miles from Downtown Miami, ensures convenient access to major transportation routes, including Florida's Turnpike, Interstate 595, and Fort Lauderdale–Hollywood International Airport. Plantation Walk features over 30 shops, restaurants, and entertainment venues, hosting year-round events and activities. The Rise Plantation, with 700 sought-after residences, provides luxury amenities and upscale finishes, making it an ideal living destination. Additionally, Plantation Walk actively seeks retail and office tenants, fostering a dynamic community where living, working, and playing coexist harmoniously.

Height and Setback Restrictions: Reviewing height and setback regulations can maximize land utilization without compromising safety or quality of life. Strategically implemented design guidelines can ensure that increased density is balanced with considerations such as natural light, privacy, and public spaces. We should also consider looking at the surrounding built environment to regulate height restrictions to not overpower existing buildings. Gradually building up the developments towards the "city centers" where high-rises are appropriate can be a wise approach. Implementing tiered setbacks can prevent walled streets and ensure the articulation of facades.

Infrastructure and Utilities: As density increases, it is crucial to invest in robust infrastructure and utilities. Collaborating with city planners and developers, architects can help design efficient transportation networks, water management systems, and green spaces to support sustainable growth.

The Missing Middle

With the Affordable Housing Act driving positive change in housing development, it also offers a unique opportunity to address the concept of the "missing middle." The missing middle refers to a range of housing types that bridge the gap between single-family homes and high-rise apartment buildings. These housing options, such as duplexes, triplexes, townhouses, and small-scale apartments, are often overlooked in traditional zoning regulations, hindering their development in many communities.

By promoting the construction of affordable housing through the act, we can simultaneously advocate for the creation of the missing middle housing options. These housing types are ideal for achieving higher density in landlocked areas like South Florida, as they allow for more efficient land use while maintaining a neighborhood's character and charm. Embracing the missing middle concept fosters a sense of community, offering individuals and families more choices in housing styles and sizes, enabling young couples and residents of various income levels to find homes that suit their needs and preferences.

Moreover, incorporating the missing middle in our design strategies aligns with the goals of the Affordable Housing Act. It encourages architects and developers to embrace innovation and creativity, envisioning well-designed, sustainable, and economically viable solutions that cater to a wider demographic.

Challenging Stigmas and Local Code Updates

One significant hurdle in the journey towards more affordable, dense housing options is the lingering stigma associated with low-income housing. It's unfortunate that some people still perceive such developments as "slums" or believe in the "not in my backyard" (NIMBY) mentality. However, we firmly believe that this stigma can be overcome through informed discussions and the implementation of well-designed, thoughtfully integrated housing projects.

The Live Local Act plays a vital role in reshaping this perception. By incentivizing and promoting the development of affordable housing, the act helps create sustainable and aesthetically pleasing communities that foster a sense of pride and belonging. Through inclusive design and architectural excellence, we can demonstrate that affordable housing can be a beautiful and integral part of any neighborhood.

It's encouraging to witness the positive shift happening at both the state and local levels. Codes are being updated not only at the state level but also at the local level, as city governments recognize the importance of tailoring regulations to meet the specific needs of their communities. These updates are essential to foster creative approaches that embrace density while preserving the unique character of each neighborhood.

In conclusion, the Live Local Act and the concept of the missing middle together represent a transformative force in South Florida's housing landscape. By promoting affordable housing options and encouraging the development of diverse, compact housing types, we can create thriving neighborhoods that cater to the needs of everyday families, young couples, and individuals across the region. As architects, we embrace this opportunity to shape the future of South Florida, where everyone can find a place to call home, and vibrant communities flourish.

Let's take action! We encourage people to attend their local planning and commissioning meetings to gain better understanding and insight into the changes happening in their communities. Participating in these meetings allows us to speak up for the regulations in local codes and zoning codes, advocating for high density and affordable housing initiatives. Together, we can create a more inclusive and vibrant tomorrow for South Florida.