Research Layout: An Urban Development Effort Comparative Analysis

An Urban Development Effort Comparative Analysis

Miramar Town Center of Miramar, Florida Downtown Development Authority of Fort Lauderdale, Florida Dania Beach Community Redevelopment Agency of Dania Beach, Florida

Table of Contents

Cover

Various artistic renderings to promote and enhance each downtown urban development.

Miramar Town Center of Miramar, Florida

Contents Statement of Purpose and Methodology .................................................................... 2 Descriptions and Data .................................................................................................. 3 Urban Development Effort Introductions.................................................................... 4  Clear Vision ..................................................................................................... 5

City Hall

Canal Street

Residential

 Community Support ......................................................................................... 6  Market Analysis................................................................................................ 7

Downtown Development Authority of Fort Lauderdale, Florida

 RFQ RFP Process............................................................................................... 8  Strong Partners ................................................................................................ 9  Refined Expectations ..................................................................................... 10  Strengths and Weaknesses ............................................................................ 11  Flexibility ........................................................................................................ 12  Parking and Transformational ....................................................................... 13  Public Relations .............................................................................................. 14  Patience and Closing Remarks ....................................................................... 15

Performing Arts Center

Marina Lofts

100 East Las Olas

Community Redevelopment Agency of Dania Beach, Florida

Comparative Summation Table ................................................................................. 16 Acknowledgements.................................................................................................... 17

Dairy Bell Ice Cream

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City Center Option

City Center Entry

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Statement of Purpose and Methodology The purpose of this document is to examine the districts typically known as “downtowns” for the City of Fort Lauderdale, the City of Miramar, and the City of Dania Beach.

The City of Fort Lauderdale’s Downtown

Development Authority (DDA) and the City of Miramar’s Miramar Town Center (MTC) will be reviewed by comparison or contrast of their similarities and or differences. These two developments will then be compared with the City of Dania Beach and its Community Redevelopment Agency (CRA) as it is about to undergo an urban design transformation.

I have chosen this format in preparation for the final document that will include data collection, evaluations, commits, and opinions as they relate to the lessons learned from Urban Development Efforts. It is therefore essential that this document be organized in such a way to facilitate the stages involved in analyzing the descriptive data so that additional information can be added and not to jeopardize the integrity of the initial findings.

The document contains data from Google Maps and Google Images, the City of Fort Lauderdale Website, the Downtown Development Authority of Fort Lauderdale Website, the City of Miramar Website, and Miramar Town Center Website, the City of Dania Beach Website. Notes from guest lectures and site visits were also included.

Acknowledgements have been provided by MLA sixth edition standards with internal referencing and a works cited page at the end of this paper.

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Descriptions and Data City of Miramar, Florida

City of Fort Lauderdale, Florida

City of Dania Beach, Florida

Miramar is a city in Broward County, Florida, United States. The city was named after the Miramar district of Havana, Cuba. (Google Maps)

Fort Lauderdale is a city in the U.S. state of Florida, on the Atlantic coast. It is the county seat of Broward County. (Google Maps)

Dania Beach is a city in Broward County, Florida, United States. It is part of the South Florida metropolitan area.

(Google Maps)

Area: 31 square miles (80.29 km²)

Area: 36 square miles (93.24 km²)

Area: 6.31 square miles (16.34 km²)

Typical Weather: 81°F (27°C)

Typical Weather: 80°F (27°C)

Typical Weather: 80°F (27°C)

Typical Wind S at 13 mph (21 km/h)

Typical Wind S at 12 mph (19 km/h)

Typical Wind S at 13 mph (19 km/h)

Typical Humidity: 54%

Typical Humidity: 60%

Typical Humidity: 70%

Population: 124,302 (2011)

Population: 168,528 (2011)

Population: 29,639 (2010)

Downtown Center is re-located to accommodate expansion of public services and buildings with private and public partnerships

Downtown Center is Located around the beginnings of its history, at the Stranahan house on the New River.

Downtown Center is redeveloped with infill spaces, renovated buildings, and new buildings.

This location is center to the city’s boundaries.

This location is off center to the city’s boundaries.

This location is close to the center of the city’s boundaries.

Managed District is Miramar Town Center (MTC) for Miramar, Florida

Managed District is the Downtown Development Authority (DDA) of Fort Lauderdale, Florida

Managed District is the Dania Beach Community Redevelopment Agency (DBCRA) of Dania Beach, Florida

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Urban Development Effort Introductions Miramar Town Center (MTC)

Downtown Development Authority (DDA)

Community Redevelopment Agency (CRA)

of Miramar, Florida

of Fort Lauderdale, Florida

of Dania Beach, Florida

The previous public service buildings for Miramar were compact and constrained by the surrounding area and neighborhoods. Because Miramar was primarily a residential city, the normal conditions for an urban downtown development did not happen. It was decided that instead of re-developing the initial public buildings that it would be more suitable to create a new public and private town center. This would then be used to accommodate the current and future needs of supporting staff with new public buildings.

This urban center has been in the makings for over 100 years. It’s beginnings are tied to the early settlers of this region including the Indians who served as constituents in creating the trade routes that are now at the junction of the Florida East Coast Railway and the New River. It also shares infrastructure services of Broward County and our nation’s Federal Buildings. The DDA did not come into existence until 1965, which at that point helped to shape downtown Fort Lauderdale into the vibrant active city it is today.

The obstacles for the City Center of Dania Beach revolve around its Community Redevelopment Agency, which is required to access funds from an allotment of collected taxes of Broward County. Redevelopment initiatives is funded by these means along with public and private partnerships. The city is also positioned along the FEC corridor like Fort Lauderdale & will host transportation amenities at its new city center. Although still in its design development stages, the center’s new library & parking garage offer potential for future development.

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Clear Vision Miramar Town Center (MTC)

Downtown Development Authority (DDA)

Community Redevelopment Agency (CRA)

of Miramar, Florida

of Fort Lauderdale, Florida

of Dania Beach, Florida

The acting planners and city officials of Miramar were visionaries to not only come up with the idea for creating a new town center, but to implement it. One can only imagine their hurdles to go through for this task. And they are still working on it as the build out of this Urban Development continues to evolve.

Visionaries for downtown Fort Lauderdale came into existence in 1965 when the DDA was established as an independent taxing district. According to their website the DDA was formed to provide for the rehabilitation, redevelopment, and revitalization of slum and blighted areas in the Downtown.

Interestingly, Dania Beach is the oldest city in Broward County; but with a play on words the city has named itself “Broward’s First City.” With its beginnings as the Tomato Capitol to its previous nickname of the place to get antiques, this renaming has given the city a fresh new vision for its redevelopment needs.

Architecture Style: Mediterranean Revival

Architecture Style: Tropical Modern

Architecture Style: Caribbean

Comparative Comments of MTC with DDA Both cities had clear distinctive visions for development the only difference is that the city of Miramar’s vision coincided with new urbanist ideals. Along with the popularity of these development thoughts they also incorporated a popular design trend happening in South Florida of the Mediterranean Revival style. Combined along with its marketing campaign its visions are easily realized.

Comparative Comments of MTC, DDA with CRA All these urban areas are similar by having a strong vision for their communities. Although each area has a different architecture style, the key ingredient is the ability to hold onto the style for future development. The areas of the DDA could serve as a testing ground because it did not hold onto its modernist theme allowing developments to be built with other themes. Interestingly, the project named Riverfront failed. Had it been built to uphold the modernist theme it might have maintained a better chance to succeed.

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Community Support Miramar Town Center (MTC)

Downtown Development Authority (DDA)

Community Redevelopment Agency (CRA)

of Miramar, Florida

of Fort Lauderdale, Florida

of Dania Beach, Florida

To gain community support along with elected officials and staff, the planners of MTC redefined the concept of new urbanism to meet the stakeholders needs. The Urban Designers and Planners created a simple and flexible initial design. They also created a pattern book of design guidelines. These documents were available to the public via the town’s website and local newspapers. The public was invited to all of the numerous town meetings. These initiatives helped to sell the project and gain community support for this New Urbanist Development. (Hoover)

Since the DDA has been in existence for nearly fifty years it has already earned the support of the community. According to the DDA website, to continue on-going support “the DDA focuses on quality of life enhancements. Events are an important component in building a healthy and sustainable community.” This type of initiative ensures current and future on-going community support.

Community support for redevelopment comes from the ability of its new planner Jeremy Earl. He has been able to gain the support of the community utilizing grass root efforts, town hall meetings, knowledge of the culture of the people, and most important recognizing their ideas are your ideas. Some of his actions has been to create surrogate that actually comes to the aid of planning ideas when obstacles are reached. The surrogate gives support to others that may hinder the development processes.

Comparative Comments of MTC with DDA Both the DDA and MTC have community support in their respective endeavors. They differ by method, the DDA has been in existence longer and has gained its support from community events, while the MTC’s support was derived by public participation with its design development stages that included the design guidelines and pattern books.

Comparative Comments of MTC, DDA with CRA All three have the support of their respective communities, again the difference is represented by method. The City of Dania Beach gained its support by a strong leader in the planning department, Jeremy Earl. His use of grass root efforts and the use of supporters as surrogates helped back his projects for development.

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Market Analysis Miramar Town Center (MTC)

Downtown Development Authority (DDA)

Community Redevelopment Agency (CRA)

of Miramar, Florida

of Fort Lauderdale, Florida

of Dania Beach, Florida

Market Analysis deals with the commerce that would support the urban development centers. Since Miramar moved its location its quantities or occupy able spaces have not been reached. Interestingly when the real estate crash happened in 2007 MTC put its development on hold but it still plans on finishing.

The Market Analysis for Fort Lauderdale is out of comparison since its population and area are so much higher than the MTC. Plus being at the intersection of multi modal transportation network provides the ability of ease to accommodate visitors and inhabitants to the various functions of the area.

The Market Analysis for Dania Beach was done so the mixed use areas would be covered, this was created to aid in the end vision. As quoted be Mr. Earle “you have to know where you are going to have the end vision” Since most of Dania Beach is lower income it is even more necessary to know the culture of the people.

175,000 square feet of Retail Space

70 Restaurants, 83 Retail Shops, 32 Bars

20,000 square feet of Retail Space

50,000 square feet of Office Space

11 million square feet of Office Space

Retail space is not reported

Over 500 residences

5,714 Residences

240 Rental Apartments

Comparative Comments of MTC with DDA The district for the DDA of Fort Lauderdale is a lot larger than the MTC district, therefore the comparative Market Analysis numbers are heavily higher for Fort Lauderdale.

Comparative Comments of MTC, DDA with CRA All three urban centers have had Market Analysis’ to support the varied spaces for development, there only differences are recorded by the areas of coverage. Comparatively the numbers cannot say that one is bigger or better than the other because their areas are too varied.

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RFQ RFP Process Miramar Town Center (MTC)

Downtown Development Authority (DDA)

Community Redevelopment Agency (CRA)

of Miramar, Florida

of Fort Lauderdale, Florida

of Dania Beach, Florida

Request for qualifications “RFQ” and Request for proposals “RFP” are the backbone to the building component.

For the MTC these processes were extremely important in selecting the right candidate to build the new center. In fact, of the five developers that started the process, only one was left to complete all of the process changes that is such an important part of the development process.

Although the City of Fort Lauderdale’s downtown area appears to be built out, there are always ongoing construction projects from parks to covered bus benches. Usually all government type projects are put out for qualifications and documented proposals.

The RFQ’s and RFP’s for Dania Beach were based on the changes and shifts in the market as with the economy of the times. So the RFP’s brought out high density designs all with residential open living concepts.

Although this popular design trend leads to the appearance of larger living spaces it should not constrain typical dwelling sizes. The newly built library was created with a Lead certification.

Comparative Comments of MTC with DDA The RFQ and RFP Process systems are probably the same since this is a common planning and construction system that is widely used amongst developers in both the public and private sectors.

Comparative Comments of MTC, DDA with CRA The RFQ / RFP for the CRA of Dania Beach is similar to that of the MTC since both of undergone changes with their developers. There is a difference though, MTC is just changing the developer to build their project; Dania Beach is having to redesign its buildings and their placements.

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Strong Partners Miramar Town Center (MTC)

Downtown Development Authority (DDA)

Community Redevelopment Agency (CRA)

of Miramar, Florida

of Fort Lauderdale, Florida

of Dania Beach, Florida

Comparative Comments of MTC with DDA Branding in any public development is a sure way to receive success from community supporters and partners. It has become customary for many projects to be “stamped” full of logos, such as these above that have helped to create, design, build, shape, and implement these urban design centers in our communities.

Comparative Comments of MTC, DDA with CRA Likewise with Dania Beach, although the Strong Partners are primarily the ones associated with the build out of City Center such as those with MTC. Since the DDA has been in existence longer, their Strong Partners now include those associated with the community service events and fund raisers.

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Refined Expectations Miramar Town Center (MTC)

Downtown Development Authority (DDA)

Community Redevelopment Agency (CRA)

of Miramar, Florida

of Fort Lauderdale, Florida

of Dania Beach, Florida

The refined expectations is mostly known for projects that change drastically in midstream. For instance, the MTC was in the building phases when the real estate crash happened in 2007. One of the partners, Kimco Developers were so strongly hit by this financial crises that they were not able to meet the expectations of MTC and had to bow out. They were the partners that was to develop the forty acre residential parcels.

Therefore the MTC team had to compromise or refine the expectations of this portion of the development.

The City of Fort Lauderdale’s DDA does carry large projects but many over the years have been relatively small. Refined Expectations have occurred but they have not really been published. There was one example given for box wraps on the signal control boxes. The reverse side of the wrap was a public directory, but to read it visitors had to step onto the soil or grass. It proved to be challenging to have pavement put in place, so the refined expectations was to place patio stones in the areas so that visitors could get to the directory.

As part of the RFP process the refined expectations is a derivative of the outcome of when a project is designed to that of the period that makes it habitable. Such as the case with the small dwelling spaces, a major concern for city planners and community supporters to anticipate the overall livability of the space. It is also possible that the project designers were European that are used to such small accommodations. Therefore these set of plans are being re-negotiated to accommodate adequate livable spaces. Noted are the very first set of plans that did not get built due to the loss of financial backing by the banks.

Comparative Comments of MTC with DDA The most noted refined expectations is that of the MTC project since it was closely related to the real estate melt down of 2007. From research the only refined expectations for the DDA of Fort Lauderdale was the example given.

Comparative Comments of MTC, DDA with CRA Although refined expectations took place with all three, the difference is with the scale of the projects. The Fort Lauderdale DDA is per project, Miramar’s MTC is with the build out of the residential section, and Dania Beach’s CRA is with the residential apartments.

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Strengths and Weaknesses Miramar Town Center (MTC)

Downtown Development Authority (DDA)

Community Redevelopment Agency (CRA)

of Miramar, Florida

of Fort Lauderdale, Florida

of Dania Beach, Florida

Strengths and weaknesses is really an abbreviated form of the swat analysis meaning strengths, weaknesses, opportunities, and threats. It is apparent through the lengthy design process that these challenges were met with fierce reliability.

The same applies to the city of Fort Lauderdale, but not because of the size of their projects but from the length of experience they have in managing the DDA. They have nearly fifty years in management practices, therefore the swat analysis has been met.

Strengths and weaknesses for Dania Beach’s CRA is covered by completing the Comprehensive Plan. This document is the bible for planners as it keeps the project on time and built by pre-determined specifications. The strengths and weaknesses for Dania Beach have been met.

Comparative Comments of MTC with DDA The MTC projects and DDA projects are similar by meeting the SWAT analysis of strengths, weaknesses, opportunities, and threats.

Comparative Comments of MTC, DDA with CRA Strengths and Weaknesses have been predetermined and have been met by all three urban areas.

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Flexibility Miramar Town Center (MTC)

Downtown Development Authority (DDA)

Community Redevelopment Agency (CRA)

of Miramar, Florida

of Fort Lauderdale, Florida

of Dania Beach, Florida

The need to be flexible is very similar to the refined expectations except that it is not part of a failed project.

Flexibility is derived a lot in early stages as a means for allowed public input. MTC allowed for flexibility in the very early stages of its development when the planners and designers were expecting opposition so they planned for the public input by preparing simple but flexible plans.

They also used the design guideline books as way to express ideas and materials for the town center without actually specifying the details on the plans.

The city of Fort Lauderdale has such a strong success with its projects that flexibility has not been much of an issue. It is therefore a learned lesson that when you have the support and confidence of the community at large then the level of trust is acquired to implement any given project.

For Dania Beach, flexibility is derived from the design process. Planners help the constituents of the city to input planning ideas as their own. This provides residents of the city an opportunity of ownership into the plan and into their communities. Flexibility also allows for the variation of ideas. As in the community garden which turned into a profitable garden by implementing a staff with volunteers, and school children.

Comparative Comments of MTC with DDA Flexibility is definitely an advantage to the MTC project, but it is not in saying that projects with and for the DDA are not flexible enough. It is from experience and earned trust between city leaders and officials with district governing boards and the community at large that has gained the DDA its advantage in the Development process.

Comparative Comments of MTC, DDA with CRA As for the CRA of Dania Beach its community leader Jeremy Earle, orchestrated a new vision for the city. Although its plans for a vibrant urban center is modeled after new urbanist ideals, its variations on architectural style, along with a public private partnership for the build out of the city hall gives Dania Beach the ability to be more flexible than MTC or the DDA.

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Parking and Transformational Miramar Town Center (MTC)

Downtown Development Authority (DDA)

Community Redevelopment Agency (CRA)

of Miramar, Florida

of Fort Lauderdale, Florida

of Dania Beach, Florida

The parking and transformational is a lesson learned from past mega mall developments when it became a condition to have very large parking lots as a requirement to accommodate shoppers to the malls. Unfortunately the initial designs of parking lots actually hindered shoppers from coming to the centers. MTC created a unique parking lot design that allowed parking garages to be stacked and the perimeter to be faced with shops, residences, and restaurants. MTC also allowed for the counties transit to set up a hub in one of it garages thus bringing shoppers and visitors to the town center.

Since the city of Fort Lauderdale exists with the major transportation corridors it allows for the masses to gain access to the downtown centers via trains, buses and helicopters. But most interestingly is its early allotment of a parking garage to be placed in the center of its downtown, thus allowing for drivers to get into the downtown area. It is apparent that the DDA also learned from the mega mall parking lots so that is why the incorporated its many parking facilities into the downtown urban center.

It appears that one of the easiest tasks to implement building infrastructure is the city garage. As in Dania Beaches City Center a public garage was built to accommodate future construction of public and private buildings. It’s placement is situated near the Library, City Hall, and future rail transit stations. It is therefore apparent that this garage is extremely similar to Fort Lauderdale’s city garage at it serves the same type of public and private buildings and is near multi-modal transportation facilities.

Comparative Comments of MTC with DDA Both the DDA and the MTC used innovated parking systems at the time of their developments that has made parking and transformational systems equal to both districts.

Comparative Comments of MTC, DDA with CRA All urban centers initiated public parking facilities before their need to give employees, residents, and visitors the ease of parking. This was an easy lesson learned from the days of the megamall when all parking lots were flat and spread out from the shops to the point that shoppers were to inconvenienced to get to the mall and park. Their differences is in relation to size, location, and build out.

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Public Relations Miramar Town Center (MTC)

Downtown Development Authority (DDA)

Community Redevelopment Agency (CRA)

of Miramar, Florida

of Fort Lauderdale, Florida

of Dania Beach, Florida

With the advent of new communication technologies public relations is now mainstream. Especially with the internet and mass emails. The public is easily accessible to receive and to participate in MTC events, and public meetings. The MTC has a better website then the DDA, but they also have an old website that needs to be removed. This happens when vendors are changed and the old vendor does not remove information.

The DDA of Fort Lauderdale is redoing its website but the existing one is not in good working order. A lesson learned here is to implement the site in complete stages and to test it during non-peak hours. As we have researched the DDA certain information has not been available for us to use. Another public relation initiative is for the DDA and MTC to make their information research friendly with noted authors and other available research techniques.

The CRA of Dania Beach has surpassed the public relations of the DDA and the MTC. Its branding of the city from Broward’s oldest city to Broward’s first city is very ingenious as it sets its sights on the new and not the old. The city also hired marketers to brand Dania Beach with a color scheme for all of its marketing materials and city documents. However their website seems to be in transition, an old website is up and confuses readers with conflicting information.

Comparative Comments of MTC with DDA Both the DDA and MTC are having problems with their websites. This is definitely a downside for distributing adequate and correct information.

Comparative Comments of MTC, DDA with CRA Dania Beach’s website and marketing materials for the city and events really ties everything together. It helps to establish the newly created vision for the city as method to forget the old and concentrate on the new. Although the MTC has a strong vision it lacks the materials that tie it together. And the DDA is just lacking with a poor website and outdated materials to support future projects. Although it is discriminatory to hire people by their age it is important to all cities to acquire the knowledge and trends that are set from our younger urban professionals.

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Patience and Closing Remarks Miramar Town Center (MTC)

Downtown Development Authority (DDA)

Community Redevelopment Agency (CRA)

of Miramar, Florida

of Fort Lauderdale, Florida

of Dania Beach, Florida

Patience depends on the scale of the projects involved.

Obviously the MTC is a huge project with many steps involved. With the economy and holds of the past building time frames, along with the pull out of one of the contractors, the project appears that it will never be finished. But they are transforming rural farmland into a vibrant urban center show case that will not only be complete, but will set a precedence for other city’s needing to undergo similar changes in progress.

Patience for the urban center of Fort Lauderdale does not seem to be much of an issue. But in all projects both big or small there is always the pre-conceiving anticipation of seeing a job complete. Due to the higher volume of document trials required for public projects will always slow things down, which in turn keeps somebody waiting; so it does not matter if you are a resident or contractor, project manager or city official someone will always be waiting to see the completion of a project.

The urban center for Dania Beach is at its beginnings, but different from the MTC and similar to the DDA it holds the key to a successful development as it is being rebuilt in place to accommodate public and private spaces with a public private partnership. It has the advantage of acquiring lessons learned from many of the developments that have preceded them in transforming their spaces. Along with a smart director and planner to implement and follow through with the vision for Dania Beach.

Comparative Comments of MTC with DDA “When it is built, they will come.” Is a quote that can be applied to the comparison of the MTC to that of the DDA. With the MTC being a new urban center to that of the DDA that has been around for fifty years. I think the MTC project will be a success when it is built as many city centers before it are the proving ground to occupy able space.

Comparative Comments of MTC, DDA with CRA The CRA and community planners of Dania Beach have chosen the right time for their redevelopment projects. Past real estate problems are gone and the future is ahead with visions, from applied precedence studies, and new transportation projects. I feel comparatively that the Dania Beach urban center will be a success.

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Comparative Summation Table Urban Development Effort Lessons Learned Category Clear Vision: Similar by having vision Difference of theme Community Support: Similar by creating support Difference by method Market Analysis: Similar by completion Difference by size Good RFQ RFP Process: Similar by process Difference by scope Strong Partners: Similar by range of partners Difference by participation Refined Expectations: They are not similar Difference by project size Strengths and Weaknesses: Similar as SWAT is met Difference by method Need to be Flexible: Similar by having flexibility Difference by purpose Parking & Transformational: Similar by adding garages Difference by layout Public Relations: Similar by internet sites Difference by design

Miramar Town Center (MTC) of Miramar, Florida

Downtown Development Authority (DDA) of Fort Lauderdale, Florida

Community Redevelopment Agency (CRA) of Dania Beach, Florida

There is a vision Mediterranean Revival

There is a vision Tropical Modernism

There is a vision Caribbean

There is community support Public participation with design books

There is community support Established ongoing events

There is community support Grass Roots & Surrogates

There was a Market Analysis Smallest of the areas

There was a Market Analysis Largest of the areas

There was a Market Analysis Second to the largest areas

There was an RFQ / RFP process To develop the entire project

There was an RFQ / RFP process On a per project basis

There was an RFQ / RFP process To redesign the buildings and their placements

There is a wide range of partners Include those required in development

There is a wide range of partners Include those with events and new projects

There is a wide range of partners Include those required in development

Residential and retail did not get financing Needed developer for residential project

City Directories were not accessible Has happened per project

Redesign of residential components Needed per residential apartments

The SWAT has been met Design Guideline and Pattern books

The SWAT has been met By management length of the DDA

The SWAT has been met By implementing the Comprehensive Plan

The MTC is flexible Choosing another developer

The DDA is flexible Per projects finding alternate solutions

The CRA is flexible Design changes to its residential components

There is a city garage Several garages wrapped with retail

There is a city garage One large garage in the center of the city

There is a city garage Medium sized garage near public buildings

There is a website Very good web and marketing materials

There is a website Very poor website and ok marketing materials

There is a website Excellent web and marketing materials

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Acknowledgements Miramar Town Center (MTC)

Downtown Development Authority (DDA)

Community Redevelopment Agency (CRA)

of Miramar, Florida

of Fort Lauderdale, Florida

of Dania Beach, Florida

Cover Renderings: Interactive, CPG. Miramar Town Center. n.d. 13 February 2013. http://www.cpginteractive.com/roc13/ index.html.

Cover Renderings: SkyscraperPage.com. n.d. 10 April 2013. http://forum. skyscraperpage.com/showthread.php?t=166590

Cover Renderings: Dania Beach CRA. n.d. Web Page. 11 April 2013. <http://daniabeachcra.org/about-thecra/downtown-district>.

Dussault, Sarah. "Belle Ice Cream, Dania Beach." Sun Sentinel (2012). Newspaper.

Guest Lectures:

Guest Lectures:

Guest Lectures:

Alpert, Michael and Brown, Tekisha. Miramar Town Center of Miramar Presentation. 7 February 2013. Guest Lecturer.

Wren, Chris. Downtown Development Authority of Fort Lauderdale Presentation. 31 January 2013.

Guest Lecturer.

Earl, Jeremy. Community Redevelopment Agency of Dania Beach Presentation. 1 April 4. Guest Lecturer.

Works Cited: Hoover, Kathleen. Planning for Family-Friendly Communities: Case Vignette. n.d. 12 February 2013.

Works Cited: DDA, About Us. http://www.ddaftl.org. Web Page.

2009 12 February 2013. <http://www.ddaftl.org/aboutus.php>.

Works Cited: Dania Beach CRA. http://daniabeachcra.org. Web Page.

11 April 2013. <http://daniabeachcra.org/aboutthe-cra/>.

Zyscovich, Bernard. getting real about urbanism contextual design for cities . Washington D.C.: ULI-the Urban Land Institute, 2008. Book.

Zyscovich, Bernard. getting real about urbanism contextual design for cities . Washington D.C.: ULI-the Urban Land Institute, 2008. Book.

Zyscovich, Bernard. getting real about urbanism contextual design for cities . Washington D.C.: ULI-the Urban Land Institute, 2008. Book.

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