Loading...
HomeMy WebLinkAboutO-12417J-03-609 01/07/04 -CCM ORDINANCE NO. 12417 AN ORDINANCE OF THE MIAMI CITY COMMISSION RESCINDING ORDINANCE NO. 12324 WHICH CREATED THE "SD -26 COCONUT GROVE MARKET OVERLAY DISTRICT," AND SUBSTITUTING IN LIEU THEREOF THIS NEW ORDINANCE AMENDING ORDINANCE NO. 11000, AS AMENDED, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, BY AMENDING ARTICLE 8, SECTION 802, NCD - 2 GRAND AVENUE CORRIDOR NEIGHBORHOOD CONSERVATION OVERLAY DISTRICT, IN ORDER TO CREATE THE NCD -2 GRAND AVENUE CORRIDOR NEIGHBORHOOD CONSERVATION OVERLAY DISTRICT, AND TO ADD AN INTENT STATEMENT, CREATE SPECIAL DISTRICT REQUIREMENTS AND LIMITATIONS ON USES; CONTAINING A REPEALER PROVISION AND SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the Miami Planning Advisory Board, at its meeting of June 18, 2003, Item No. 6, following an advertised hearing, adopted Resolution No. PAB 40-03 by a vote of six to zero (6-0), RECOMMENDING APPROVAL WITH CONDITIONS of amending Zoning Ordinance No. 11000 as hereinafter set forth; and WHEREAS, the City Commission after careful consideration of this matter deems it advisable and in the OTY coamSBION MM&M C OF SEP 2 5 2003 1241'7 V best interest of the general welfare of the City of Miami and its inhabitants to amend Ordinance No. 11000 as hereinafter set forth; NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The recitals and findings contained in the Preamble to this Ordinance are adopted by reference and incorporated as if fully set forth in this Section. Section 2. Ordinance No. 12324, adopted by the City Commission on January 23, 2003, which created the "SD -26 Coconut Grove Market Overlay District" is rescinded in its entirety. Section 3. Ordinance No. 11000, as amended, the Zoning Ordinance of the City of Miami, Florida, is amended by amending the text of said Ordinance as follows:!' "ARTICLE 8. NEIGHBORHOOD CONSERVATION DISTRICTS Sec. 802. NCD -2 Grand Avenue Corridor Neighborhood Conservation Overlay District. 1' Words and/or figures stricken through shall be deleted. Underscored words and/or figures shall be added. The remaining provisions are now in effect and remain unchanged. Asterisks indicate omitted and unchanged material. Page 2 of 15 12417 Sec. 802.1. Intent. The Grand Avenue Corridor is of special and substantial public interest due to its unique role as the "Main Street" for the surrounding West Grove Community. In order to promote its successful revitalization and restoration, this Neighborhood Conservation District is enacted. The NCD -2 District shall generally apply to properties fronting on Grand Avenue bounded by McDonald Street and Commodore Plaza to the east and Jefferson and Brooker Streets to the west (see official zoning atlas). Within these boundaries, there shall be two (2) special sub districts as follows: 1) Market District Overlay for properties fronting on Grand Avenue and located between McDonald and Commodore Plaza to the East and Elizabeth Street to the west; and 2) Grand Avenue Cultural District Overlay for properties fronting on Grand Avenue and located between Elizabeth Street on the east and Douglas Road on the west. District regulations specified in Sections 802.2 through 802.4 shall apply to all properties within the NCD -2 District with other special overlay regulations applying only to those properties located within the Page 3 of 15 1,2417 overlav districts as specified in Sections 802.5 through 802.7. The purpose of this Neighborhood Conservation District Overlay is to: ■ 17otri i - al i vc anA )ha avaniia ac a ciirnrracCfi11 "Main Street" for the surrounding West Grove community. ■ Reinforce the community's historic and cultural identity as a Caribbean island district, unique to the South Florida region. ■ Revise zoning to ensure an attractive pedestrian friendly environment, diverse in use and activity. ■ Utilize the urban design guidelines established to promote an active and pleasant pedestrian environment while accommodating the needs of development and respecting the scale of the surrounding residential community. ■ Nurturing the development of locally owned businesses by providing choice and flexibility in the range of available retail and commercial space. ■ Attract and retain a diverse and balanced mix of residents by providing a range of housing options that is both competitive with other choices in the market and compatible with the Avenue's "Main Street" character. Page 4 of 15 12 417 In addition, Special Events and Services should be encouraged. Special events and services should be undertaken to help market and promote the Market District. While some events may be geared more towards tourists, a concerted effort should be made to bring residents back to the Grand Avenue Corridor District. Residents embody a sustained clientele important in maintaining the consistent viability of any retail establishment. Significant free public parking should be provided in the rear of buildings. On special market days the Market District may be closed to vehicular traffic and street front kiosks encouraged. Trolley service to and from surrounding residential areas on market days may help to draw residents. Other thematically related street festivals similar to Goombay should be considered. Sec. 802.2. Effect of NCD -2 district designation. The effect of these NCD -1 regulations shall be to modify regulations within portions of other zoning districts included within the NCD boundaries to the extent indicated. Sec. 802.3. Class II Special Permit A Class II Special Permit shall be required prior to approval of any permit (except special permits pursuant to Article 13) affecting the height, bulk, location or exterior configuration of any existing building; or for Page 5 of 15 12417 the erection of any new buildinq; or for the location, relocation or alteration of any structure, sign, awning, landscaping, parking area or vehicular way visible from a public street. The purpose of the Class II Special Permit shall be to ensure conformity of the application with the expressed intent of this district, with the general considerations listed in Section 1305, and with the special considerations listed below. In making determinations concerning construction of new principal buildings or substantial exterior alteration of existing principal buildings, the planning director may obtain the advice and recommendations of the Urban Development Review Board. 1. Except for portions authorized by special permit for vehicular access, all required yards, setbacks and sidewalk area within the public right-of-wav adjacent to Grand Avenue shall be a continuous pedestrian space suitably landscaped and developed with appropriate street furniture according to the Grand Avenue Corridor Appearance Code. 2. Offstreet parking and loading shall generally be located to the rear of the subject properties; however, if it is not feasible, such parking shall be designed to provide a minimal visual impact. Unenclosed Page 6 of 15 12417 vehicular parking and loading in any location visible from a public street shall be appropriately screened. 3. Notwithstanding the underlying zoning designations, all structures and improvements on lots abutting Grand Avenue, designated as a "primary pedestrian pathway" (with the exception of those properties with an underlying R-2 Duplex zoning designation) in the official zoning atlas, shall be designed in accord with the standards in the Primary Pedestrian Pathway Desi Guides and Standards and the Grand Avenue Corridor Appearance Code. Sec. 802. Special Limitations 802.4.1. Setbacks and Building footprint The following setbacks shall apply to all properties with an underlying zoning classification of either 110" or "SD -2"• Front: Five (5) feet minimum and maximum Side: Zero (0) feet minimum Rear: Ten (10) feet minimum The following setbacks shall apply to all properties with an underlying zoning classification of "R-211: Front: Ten (10) feet minimum and maximum Side: Five (5) feet minimum Rear: Ten (10) feet minimum Page 7 of 15 12417 In addition, there shall be no maximum building footprint, however, all structures shall comply with the setback limitations specified above. 802.4.2. Height The underlying SD -2 district already has a maximum height limitation of fifty (50) feet; therefore, in order to ensure appropriate scale of infill development along Grand Avenue, irrespective of the underlying zoning limitations, new structures dedicated to single use to be developed on those properties fronting on Grand Avenue with an underlying "O" Office designation shall be limited to a maximum of fifty (50) feet; mixed use structures shall be permitted a maximum of five stories in height, where the maximum floor to ceiling height of the first story shall not exceed 14 feet, and the maximum height of the four remaining stories shall not exceed 12 feet (for a total maximum height of 62 feet to be accommodated in no more than 5 stories); such measurement shall be taken from flood level or average sidewalk elevation, whichever is higher. 802.4.3. Permissible Uses: As for the underlying district, except for those properties with an underlying "O" Office designation, which will be permitted ground floor commercial uses open to the public as per those uses permitted within ground floor locations within the SD -2 zoning district. 802.4.5. Offstreet Parking Requirements: Page 8 of 15 12417 In general: As per the underlying district except for the following: 1. Residential dwelling units shall not be sold or leased without the right to utilize at least one (1) onsite parking space. 2. Tandem parking shall be allowed on properties with an underlying R-2 zoning designation; said tandem parking shall be deemed to comply with parking requirements of two (2) or more spaces and shall be limited to no more than two (2) tandem spaces per unit in one row. 3. Adaptive reuses of existing buildings with parking deficiencies, for any permitted use, shall not be required to provide additional parking. Sec. 802.5. Grand Avenue Market District Overla 802.5.1 Intent: The Market District Overlay is a restrictive use overlay intended to give a distinctive retail and commercial character to a portion of Grand Avenue. The intent is to enhance these streets as tourist destinations, provide more service related retail for residents, establish a critical mass of related retail and provide a retail "bridge" connecting Commodore Plaza to Grand Avenue. It is Page 9 of 15 12417 intended to encourage a scenic retail area dedicated primarily to consumable and perishable goods and services similar to the scenic market districts that exist in the Caribbean and Europe. 802.5.2. Boundaries: In the Village Center Sub -District the Market District Overlay runs along Grand Avenue from Commodore Plaza west to Elizabeth Street. 802.5.3. Special Regulations and limitations on permissible uses: Irrespective of the underlying zoning classifications, the following special regulations and limitations shall apply to the Market District Overlay: The Market District Overlay area shall permit the following uses, in addition to that which is permitted in the underlying districts: 1. Farmer's markets and Caribbean crafts and food markets that specialize in the sale of crafts and fresh fruits and vegetables are permitted within this district, subject to a Class II Special Permit with a mandatory referral to the district NET Administrator only, and further subject to the following limitations: Page 10 of 15 12417 a. Any outdoor market must be located on a parcel of no less than 15,000 square feet of lot area. b. An outdoor market shall be limited to no more than 65% of the area of the subject parcel in display area. c. An outdoor market may not include any permanent structures. All display tables and other such material must be removed at the end of the permitted time of operation. d. The outdoor market display area shall be located along the Grand Avenue frontage and be set back no less than 25 feet from any abutting residentially zoned property. e. Outdoor markets may operate onl between the hours of 8:00 a.m. and 8:00 p.m. on Saturdays only. f. No outdoor market may be located closer than 1,500 feet from another outdoor market. g. Only handmade crafts, fresh fruits and vegetables, prepared raw foods and drinks derived from fresh fruits and vegetables may be sold in an outdoor market within this district. Sec. 802.6. Grand Avenue Cultural District Overla Page 11 of 15 12417 802.6.1 Intent: The Cultural District Overlay is a restrictive use overlay intended to give a distinctive cultural character to retail and commercial uses on Grand Avenue between Elizabeth Street and Douglas. The intent is to enhance this corridor as a tourist destination, encourage heritage retail and cultural/historic businesses, support current resident -owned businesses, promote a cultural facade, provide more culturally themed businesses, establish a critical mass of retail and provide a culturally themed bridge to all other parts of the District by promoting the culture of the community in this short corridor and entranceway to the commercial main street. To this end, the district is dedicated primaril to culturally themed boutiques, gift shops and book stores, hair salons, apparel, restaurants and cafes, music shops and outdoor plazas, straw markets, cultural facilities, art and upscale cultural entertainment that reflect a Caribbean 802.6.2. Boundaries: Boundaries: the Cultural District Overlay shall apply to non -residentially zoned properties located along Grand Avenue from Douglas to Elizabeth Street, and including Hibiscus. 802.6.3. Special Regulations and limitations on Page 12 of 15 12417 permissible uses: Irrespective of the underlying zoning classifications, the following special regulations and limitations shall apply to uses permissible within the Cultural District Overlay; The Cultural District Overlay shall permit the following uses: 1. Permanent structures providing for a Straw Market with Caribbean crafts, foods, apparel, souvenirs, and other goods attractive to tourists, subject to a Class II permit with a mandatory referral to the district NET Administrator only; items for sale within such markets shall be limited to the following: Heritage retail: foods, apparel, souvenirs; Bookstores and gift shops with cultural themes; Hair salons, including outdoor hair braiding; and Music and entertainment reflective of that found in the Caribbean. Other permissible uses along ground floor locations shall be as per uses permitted within ground floor locations in the SD -2 Zoning district and the following: 1. Arts and cultural establishments, including art galleries, dance galleries, and places of instruction for such uses. 2. Street based cultural/heritage businesses, subject to a Class II Special permit with appropriate referrals; such may include kiosks, and cultural entertainment that replicate street Page 13 of 15 12417 based businesses found in the Caribbean (Steel Pan bands, fruit sales, jewelry sales, crafts and carvings) . 802.7. Additional regulations. In addition, existing businesses shall be allowed to remain in the Cultural and Market Districts regardless of their cultural theme without being considered nonconformities. All establishments and businesses in the Cultural and Market District Overlays shall conform to the Urban Design Guidelines set forth in the NCD -2 and shall maintain a facade that is consistent with Caribbean architectural facades. * *„ Section 4. All ordinances or parts of ordinances insofar as they are inconsistent or in conflict with the provisions of this Ordinance are repealed. Section 5. If any section, part of section, paragraph, clause, phrase or word of this Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected. Section 6. This Ordinance shall become effective thirty (30) days after final reading and adoption. Page 14 of 15 12417 PASSED ON FIRST READING BY TITLE ONLY this 24th day of July, 2003. PASSED AND ADOPTED ON SECOND AND FINAL READING BY TITLE ONLY this 25th day of September , 2003. ATTEST: 9��, Y)J�� �' PRISCILLA A. THO PSON CITY CLERK APPROVED AS TO FORM AND CORRECTNESS�,,�k A EJANDRO rEY RELLO TY ATTOR W1485:GKW:et Page 15 of 15 12417 ITEM PZ 15 SECOND READING PLANNING FACT SHEET APPLICANT Planning and Zoning Department HEARING DATE June 18, 2003 REQUEST/LOCATION Amendment to Article 8 of Zoning Ordinance 11000. LEGAL DESCRIPTION Complete legal description on file at the Department of Hearing Boards. PETITION Consideration of an Ordinance rescinding Ordinance 12324, adopted by the City Commission on January 23, 2003, which created the "SD -26 Coconut Grove Market Overlay District"; and further amending Ordinance 11000, as amended, the Zoning Ordinance of The City of Miami, by amending Article 8, Section 802, NCD -2, Grand Avenue Corridor Neighborhood Conservation Overlay District; in Order to create the NCD -2 Grand Avenue Corridor Neighborhood Conservation Overlay District; add an Intent Statement, create Special District Requirements and Limitations On Uses. PLANNING RECOMMENDATION Approval. BACKGROUND AND ANALYSIS The proposed amendment is in order to establish a new Neighborhood Conservation District for the Grand Avenue Corridor in Coconut Grove. The intent is to enhance the corridor in a manner reminiscent of its cultural heritage. The Neighborhood Conservation District will function much like a Special District by modifying the underlying use and height limitations. PLANNING ADVISORY BOARD Recommended approval with VOTE: 6-0 conditions to City Commission. CITY COMMISSION Passed First Reading on July 24, 2003. APPLICATION NUMBER 2003-031 Item.#6 CITY OF MIAMI • PLANNING AND ZONING DEPARTMENT 444 SW 2ND AVENUE, 3RD FLOOR • MIAMI, FLORIDA, 33130 PHONE (305) 416-1400 Date: 9/15/2003 Page 1 12417 RESOLUTION PAB - 40-03 A RESOLUTION RECOMMENDING APPROVAL WITH CONDITIONS AS SPECIFIED BY STAFF, OF A CONSIDERATION OF AMENDING AN ORDINANCE RESCINDING ORDINANCE NO. 12324, ADOPTED BY THE CITY COMMISSION ON JANUARY 23, 2003, WHICH CREATED THE "SD -26 COCONUT GROVE MARKET OVERLAY DISTRICT", AND FURTHER AMENDING ORDINANCE NO. 11000, AS AMENDED, THE ZONING ORDINANCE OF THE CITY OF MIAMI, BY AMENDING ARTICLE 8, SECTION 802, IN ORDER TO CREATE THE NCD -2 GRAND AVENUE CORRIDOR NEIGHBORHOOD CONSERVATION OVERLAY DISTRICT, ADD AN INTENT STATEMENT, CREATE SPECIAL DISTRICT REQUIREMENTS AND LIMITATIONS ON USES. HEARING DATE: June 18, 2003 ITEM NO.: 6 VOTE: 6-0 ATTES a Gelabert-Sanchez, r ctor Planning and Zoning Department 12417 item CITY OF MIAMI " NOTICE OF PUBLIC HEARING City Clerk Notice to the Public, Subject Property Owner(s) and Particularly to Owners of Real Estate Within 500 Feet of: See Request Below. A public hearing will be held before the City Commission as follows: Date: Thursday, September 25, 2003 Time: After 3:00 PM Place: City Hall, 3500 Pan American Drive Petition for: Consideration of rescinding Ordinance No. 12324, adopted by the City Commission on January 23, 2003, which created the "SD -26 Coconut Grove Market Overlay District"; and further amending Ordinance No. 11000, as amended, the Zoning Ordinance of the City of Miami, by amending Article 8, Section 802, NCD -2, Grand Avenue Corridor Neighborhood Conservation Overlay District; in order to create the NCD -2 Grand Avenue Corridor Neighborhood Conservation Overlay District; add an intent statement, create special district requirements and limitations on uses. Consideration of amending page nos. 46 and 47 of the Zoning Atlas of Zoning Ordinance No. 11000, as amended, the Zoning Ordinance of the City of Miami, Article 4, Section 401, Schedule of District Regulations, by changing the zoning classification of the properties along the Grand Avenue Corridor approximately bounded by Commodore Plaza and McDonald Streets to the East, Brooker and Jefferson Streets to the West, fronting on Grand Avenue from R-2 Duplex Residential, O Office and SD -2 Coconut Grove Central Commercial District to R-2 Duplex Residential, O Office and SD -2 Coconut Grove Central Commercial District with an NCD -2 Grand Avenue Corridor Neighborhood Conservation Overlay District; further retaining the existing Primary Pedestrian Pathway Designations for those properties fronting on Grand Avenue and adding Primary Pedestrian Pathway Designations along the remainder of the Grand Avenue corridor, except for such properties zoned R-2 Duplex Residential. The PETITIONER or the PETITIONER'S LEGAL REPRESENTATIVE must be present at this hearing. All interested real estate owners are invited to express their views. The petition and supporting papers for this public hearing and complete legal description for the above are on file with the Department of Hearing Boards, 444 SW 2" Avenue, 7th Floor, Miami, Florida, 33130 and are available for review during work hours. Phone: (305) 416-2030. Should any person desire to appeal any decision of the City Commission based upon the recommendation or testimony considered at this meeting, that person shall ensure that a verbatim record of the proceedings is made including all testimony and evidence upon which any appeal may be based (F/S 286.0105). ANY PERSON WHO RECEIVES COMPENSATION, REMUNERATION OR EXPENSES FOR CONDUCTING LOBBYING ACTIVITIES IS REQUIRED TO REGISTER AS A LOBBYIST WITH THE CITY CLERK PRIOR TO ENGAGING IN LOBBYING ACTIVITIES BEFORE CITY STAFF, BOARDS, COMMITTEES OR THE CITY COMMISSION. A COPY OF THE APPLICABLE ORDINANCE IS AVAILABLE IN THE OFFICE OF THE CITY CLERK (MIAMI CITY HALL), LOCATED AT 3500 PAN AMERICAN DRIVE, MIAMI, FLORIDA, 33133. 12417 September 25, 2003 Miami City Commission 2500 Pan American Drive Miami, FL 33133 Gentlemen, Again, thank you for the opportunity to address an important matter impacting the Coconut Grove Community. We appeared before you last on July 24, 2003 for the 1 st Reading of the Grand Avenue NCD. At that time you were disposed to unanimously support the request of the community in favor of the Grand Avenue NCD (P219& P21h). Since that time, many things have occurred which illustrate the urgency of this matter. In this very disinvested and predominantly African American & Bahamian American Community, gentrification is pronounced and will have a definite impact on the quality of life for residents. Here, long term property owners have divested themselves of property that has now become too cumbersome to retain. Since the First reading of the Grand Avenue NCD on July 24, 2003, many properties East of Hibiscus Street on Grand Avenue have been purchased primarily by one developer. Displacement has already occurred due to forced closures, code enforcement & ordinance citations, changes in ownership, increased land values, and overwhelming maintenance costs. There has been a significant shift from ownership by African American and Bahamian American property owners who have held property on Grand Avenue for many years, most of which has now been purchased by one or two developers for much higher end housing and commercial development. This has resulted in displacement of long-term renters and in some cases, seniors and working individuals who have complained that they can no longer afford to live in the West Grove. This trend is happening all over the Grove and creating an alarm among the residents. This is very typical gentrification. Residents are acutely aware of the proposed developments on Grand Avenue and are passionately opposed to any building higher than 5 five stories or 62 feet. It is my understanding that residents embrace the revitalization and understand the need for new development, however it is the displacement of residents and locally owned businesses that cause resistance, as well as the threat of excess height on Grand Avenue and potential encroachment of commercial trafficking on residential streets. The NCD protects the community against these unwanted impositions yet embraces new development in a manner that is consistent with tl p p, d scale of development in The Island District. ,� (j M TITM I f �I "1'%-) UBLIC RECORD F -C7 12n17 .TEM Pz-is ON 9-a5-03 Gentrification can and must be managed to insure fair dealing and respect for the preferences and culture of the community, which can be facilitated in part by genuine affordability covenants, so that good neighbors are not displaced. Across the country and in many similarly situated cities in South Florida, communities are balancing the interests of new development and residential interests. Some feel the solution is either development or preservation, but I suggest that we have an opportunity here, through passage of the Grand Avenue NCD, to promote both. To do so requires public participation and friendly developers who are willing to respect the character of the community and its residents and contribute to their well-being. We have examples of developers who have agreed to do just that as they comply with the Island District NCD. The public participation process is necessary to continue to educate and engage the community, the residents who live here and who have in many cases saved over generations for their 40 acres and a mule. This community can and must effectively promote new development and revitalization in Coconut Grove without causing unnecessary displacement. Please accept and place in the record, my consultant's report, which details the activity that has taken place since July 24, to help promote compliance with the NCD in a way that respects the community. Toward that end, three additional public meetings were held to discuss the Grand Avenue NCD and from these meetings nine proposals were presented to the community. The community unanimously again voted to support the NCD as presented on July 24, reiterating their preference for the 62 feet height, Caribbean architecture and no commercial trafficking or parking on Florida and Thomas Avenues. The community will need to return to public dialogue to address the parking issues, historic preservation, homeownership and commercial zones, and green space. I know that this administration is dedicated to this process and I encourage you to continue to promote and respect public participation in all aspects of creating a community vision in the Island District. Thank you for allowing me to be a minor part of helping make this happen for the resiUoo C nut Grove. CCan Sutbm tted Into the public c r3 Expert Consultant to the City of Miami _k f 'nor � `; r. o�� 4Ivith City F sfi�7 5S 12417' The Island District Grand Avenue Neighborhood Conservation District Consultant Report and Recommendation September 25, 2003 Cecilia E. Holloman Expert Consultant to the City of Miami RECCOMENDATION: As Consultant to the City of Miami, I strongly recommend the passage of the Grand Avenue NCD as it is presented on September 25, 2003. The overwhelming majority of The community strongly supports the five stories (62 feet) height limitation on Grand Avenue. Additionally the community supports a Caribbean architectural style. The community has repeatedly and passionately expressed its desires to keep any commercial traffic and parking off residential streets, particularly Thomas and Florida Avenues which are adjacent to the commercial main street and most at risk. Update: Three additional public meetings I Since the Ist reading of I the Grand Avenue NCD, the West Grove community has held three additional public meetings to discuss the Grand Avenue NCD. At the direction of the commission, I have met with the three developers who indicated they had concerns about the NCD. In that meeting I was able to review the perimeters of the NCD, review their proposed development plans, and identify ways they could comply with the NCD as proposed and passed in the I" reading before the city commission on July 24. 2003. Developers were invited to attend the Community Design workshop scheduled for September 13, 14, and 15, 2003 and to share their designs and preferences as part of the community dialogue. .�� City Clerk 12417 Public Meeting September 12, 2003 The first of these three public meetings, the Community Design Workshop, was well attended on September 12`x' with 75 residents in attendance. Inclement weather required rescheduling the remainder of the sessions. Public Meeting September 18, 2003 The second of these three community sessions was held on September 18, 2003. It was also well attended with standing room only, approximately 100 persons in attendance. This meeting was called to provide a final opportunity, before the second reading, for the community to understand and discuss any concerns regarding the Grand Avenue NCD and to hear various proposals that have been suggested. Building height and parking issues were the primary issues discussed. Nine different proposals were suggested by various persons in the audience and presented for consideration at the meeting. These proposals included the following: 1. Require the developers to adhere to the NCD (height limitation of 5 stories) but allow them to have Transfer Development Rights in a different location, as a fair exchange for the additional stories that they would otherwise build in Coconut Grove. 2. Negotiate the requested building height (8-12 stories) with developers and require specify contributions from the developers in exchange for allowing them to build higher than the 5 stories recommended in the NCD. The recommended contributions (developer exactions) would include: $500 per unit sold to be contributed to the community; developers would make affordable housing available for seniors; developers would contribute to the commercial development in Coconut Grove; provide 100 jobs for Coconut Grove residents; Provide investment opportunities with eligible Grove residents; donate portions of Thomas Avenue as a cut through; comply with the Bahamian architecture. 3. Negotiate with developer to allow them to build to 7 stories if they agree to cut through Thomas Avenue and keep their parking on their own property without encroaching on Thomas or Florida Avenues. 4. Resolve the height problem by addressing the parking issue: building a centralized parking garage in the West Grove. 5. Pass the NCD as it is currently written, (5 stories height) but allow any developer to opt out of the NCD and adhere to current zoning requirements where their property is located. 6. Scratch the entire process and start all over again. "Put the burden back on the City to resolve the conflicting interest between the community and the developers since the City allowed the NCD to go forward and allowed the developers to purchase the property with the intent of building higher than the community wants them to build." 7. Allow the developers to build 6 stories with an additional 2 stories of parking. G9� !"Ito the public 12417 8. Allow the developers to build 8 stories if they make 2 stories affordable for West Grove residents. 9. Residents have lost the opportunity to control this property by not purchasing earlier, therefore allow the developers to do whatever they want to do. 10. Bring in architects and engineers selected by the community and have them redesign the development projects. (This was recommended by the developers) Public Meeting September 22, 2003 On September 22, 2003, the Coconut Grove Village West Home Owners and Tenants Association also allowed significant discussion regarding the NCD and the proposed developments on Grand Avenue. The developers again presented their plans for mixed use development on Grand Avenue, suggesting that building height for the Grand Avenue NCD should be extended to 12 stories, and later suggesting that they could build 8 stories. HOATA also polled its membership from the standing room only audience of approximately 120 persons and the vote was unanimously, again, in favor of passing the Grand Avenue NCD as presented in the first reading. Over the past year and a half, Summary of Community Participation: more than 19 public meetingshave been held regarding Grand Avenue revitalization and the Grand Avenue NCD. Each meeting has been well attended by the Coconut Grove community. Through dialogue and discussion the community became educated and very involved in the planning process and consequently made all of the suggestions that are reflected in the NCD plan. At each of these meetings the community voted to support the current elements of the Grand Avenue NCD. % . { '_�n1c.,i the pLibIp eG _"G &r' Priscilla A. io, City Clerk 12417 OPINION CARD FOR OWNERS OF PROPERTY WITHIN 500 FEET PLEASE COMPLETE BE /. IT MUST BE RECEIVED BY 1:00 PM THE (OF THE HEARING. / 1 1 DEPARTMENT OF HEARING BOARDS [ 444 SW 2ND AVENUE MIAMI, FLORIDA 33130 I/We are owners of Property bought in the last year? El Yes >(No IME ❑❑ FAVOR J'1a -OPPOSE Signature Print Name Address (if different from Remarks THE PETITION: See Request Below �G DATE: %�-P�4B 611 6A !til Z `S ,z7"i.Ga rM-) G-0 c— c_- r-0 OPINION CARD FOR OWNERS OF PROPERTY WITHIN 500 FEET PLEASE COMPLETE BELOW. IT MUST BE RECEIVED BY 1:00 PM THE DAY OF THE HEARING. DEPARTMENT OF HEARING BOARDS 444 SW 2ND AVENUE MIAMI, FLORIDA 33130 c [/We are owners of �l.r y� Iy i wy ny7�' Property bought in the last year? ❑ Yes ❑ No I/WE O FAVOR THE PETITION: See Request Below $i O, POS H ING DATE: PAB 611$/03 Signature Uj or Q O .41 .a+-►+-------------------------- - - OPINION CARD FOR OWNERS `OF PROPERTY WITHIN 500 FEET Of PLEASE COMPLETE BELOW. IT MUST BE RECEIVED BY 1:00 PM THE DAY OF THE HEARING. Z Z -- DEPARTMENT OF HEARING BOARDS 444 SW 2"D AVENUE Q O MIAMI, FLORIDA 33130 UJ `LU ,Of GSh [/We are owners of _;_ ; ❑ Yes Ii No U CN Property bought in the last year? I/WE ❑ FAVOR THE PETITION: See Request Below o W M —� on OPPOS HEARING DATE: PAB 6118103 L �... Signature Print Name ' Address (if different from above) Remarks 12417 I/We are owners of Property bought in the las, Ar? 0 Yes No I/WE ❑ FAVOR THE PETITION: See Request Below i� 6 -OPPOSE HEARING DATE: PAB 61118103 Signature Print lame A= 1'0 J1 Addres§ (if different from above) Remus OPINION CARD FOR OWNERS OF PROPERTY WITHIN 500 FEET PLEASE COMPLETE BELOW. IT MUST BE RECEIVED BY 1:00 PM THE DAY OF THE HEARING. DEPARTMENT OF HEARING BOARDS 444 SW 2ND AVENUE �f MIAMI, FLORIDA 33130 I/We are owners of n o ��'T l� Property bought in the last year? 0 Yes 0 No IME ❑ FAVOR THE PETITION: See Request Below It OPPOSE HEARING DATE: PAB 6/18103 Signature Print Name 4L,5 4 Address (if different from above) Remarks Two NA -9 OPINION CARD FOR OWNERS OF PROPERTY WITHIN 500 FEET PLEASE COMPLETE BELOW. IT MUST BE RECEIVED BY 1:00 PM THE DAY OF THE HEARING. DEPARTMENT OF HEARING BOARDS 444 SW 2ND AVENUE LOA MIAMI, Fi'/LORIDA 33130 I/We are owners of r + iq f) r Property bought in the last year? ❑ Yes ❑ No Q€. "muted Into the pul I/WE ❑ FAVOR THE PETITION: See Request Below HEARING DATE: PAB 6/18103 04-- R Signature Print Name t— Address (if different from above) Remarks ite i Z ^1record j!n, Connection � On q 7- PrISCifla A— T rii0r' w i t y 12417 OPINION CARD FOR OWNERS OF PROPERTY WITHIN 500 FEET PLEASE COMPLETE BE 1. IT MUST BE RECEIVED BY 1:00 PM THE Y OF THE HEARING. DEPARTMENT OF HEARING BOARDS 444 SW 2ND AVENUE MIAMI, FLORIDA 33130 I/We are owners of i WRO\ aV'q AV IF cls 6 P %' F113%5-3 Property 1bo/ught in the last year? E3 Yes No IME � FAVOR THE PETITION: See Request Below ❑ OPPOSE HEARING DATE: PAB 6/18/03 Signature �J���j✓�L�` Print Name el�✓ x'� '� �` r 4? a i ISI Address (if different from above) �� p 1,69 Remarks OPINION CARD FOR OWNERS OF PROPERTY WITHIN 500 FEET PLEASE COMPLETE BELOW. IT MUST BE RECEIVED BY 1:00 PM THE DAY OF THE HEARING. DEPARTMENT OF HEARING BOARDS 444 SW 2ND AVENUE r 1 _ MIAMI, JFLORIDA ,(�33130 r�r� r� 11N�e are owners of 3%Lf �l� Y} 301 ee. Mli�m1. FL 8JJo- J Property bought in the last year? ❑ Yes "lo 14@ QrFAVOR THE PETITION: See Request Below ❑ OPPOSE HEARING DATE: PAB 6/18/03 Ll 810- MiluW111FAZOG 1422 • Vii,"6 01MMU- 11 + KIRI Remarks lA! -----------.,.........r,-nrw�./rw..r4�au�+.twr�rw�a.......r. - OPINION CARD FOR OWNERS OF PROPERTY WITHIN 500 FEET PLEASE COMPLETE BELOW. IT MUST BE RECEIVED BY 1:00 PM THE DAY OF THE HEARING. DEPARTMENT OF HEARING BOARDS U � 0 0 x 444 SW 2ND AVENUE MIAMI, FLORIDA 33130 ' J p c /� i J ,) O ° I/We are owners of Y PJ.Terty bought in the last ye ❑ Yes Flo ? n 1/WE FAVOR THE PETITION: See Request Below ( � }P�ZG�►l�( s('( orl e0 ❑ ;O7PP0E HEART DATE: PAB 6/18/03 �; N *Pature P t Name Name _ A.! !� / I �fi r1.Sr� dress (if different/from above) _ Remarks a��" , '1 '.�'Pn��- VL'l�6(�.� CSS *&Ak ? C, rjN° S Akd �" �- CLW f 5'�r,+�� ,tWv.E .W,14 &�C- ria 12417 We, the undersigned, are owners, owner's representatives, or have an interest in the properties fronting on Grand Avenue whose respective addresses appear next to our respective names below. The City Commission is scheduled to vote on a City of Miami proposed ordinance to change the zoning of and add other restrictions to our respective properties. We oppose the proposed ordinance in its current form because it strips our properties of their development value by imposing restrictive and burdensome regulations, creating undue hardships and development implementation difficulties, and making any future development of our respective properties much less economically viable. The City of Miami Planning Department and the Planning Advisory Board have not demonstrated a single case study, by taking any specific property along Grand Avenue, and showing and comparing what a property owner can build under the current zoning versus the proposed zoning. Some of us have done such studies on our own and have concluded that we stand to lose greatly under the proposed zoning. Many of us have much of our life savings invested in our respective properties. Losing developmental and other rights on those properties will definitely hurt us. We are therefore petitioning the City of Miami and its Commission (a) to not pass the ordinance in its current form and/or (b) to at least amend the ordinance to eliminate the problems (specific examples are provided below) h-aypi"S't ordinance not apply retroactively so as to not affect the current property owners. , Recommendations Section 802.1. "Significant free public parking should be provided in the rear of buildings." This sentence should be deleted because it imposes an inordinately burdensome requirement since many of our properties are only 90 feet deep and can barely accommodate enough parking for any structure built on our properties. Section 802.3. "Off street parking and loading shall generally be located to the rear." This sentence should be deleted because it imposes an inordinately burdensome requirement for the same reasons in the prior paragraph and because it could be interpreted to prevent underground or deck parking within the structure itself. Section 802.4.2. "New structures ... shall be limited to a maximum of ... 5 stories." This sentence should be deleted because it imposes an inordinately burdensome requirement for those of us currently with office ("O") zoning. Our current zoning places no height restriction and allows us to build 12 or more stories in order to capture beautiful bay views. Some of us bought our properties with that intention and the proposed ordinance would unfairly rob us of that opportunity by forcing us to scale down our projects to just S stories making our projects and properties worth much less. Section 802.4.5. "Residential dwelling units shall not be sold or leased without the right to utilize at least one (1) onsite parking space." This sentence or at least the word "onsite" should be deleted because it imposes an inordinately burdensome requirement because under the current zoning we could provide "offsite" parking and not be forced to create and supply expensive, for example, onsite underground parking. Section 802.5.3. "No outdoor market may be located closer than 1,500 feet from another outdoor market." This sentence should be deleted because it imposes an unfair advantage to the property owner who first establishes an outdoor market leaving the other property owners without the opportunity. .LZ) 12417 KIN 3 3:3 D 67�-t- r � A,j, -7-/gs- Y y Avrwac m rA " //"(, /11 \Jlk,- t, Ives. pubft-- Q I T ��md Aj v)o .2,(C -7/A Az--A- Cil? 7 r -j 1, A-r"11W A -k, Q- /4"W; A-A- 337SCaffVD A 9- MAJf eAaL Am Df- e0 CD LRiV OULX �+r- &J'2f1JkiLVJAS 12417 3s8s' 5 6" 1,-,,, � Avt 33 1 r s Lf 'y A d iNU$tPffii qS r� vu, J -P -t, I 0 -�7,4 rn.a Z • c !fit t ��-- ee-,,� SoUbmitted Into the public ,•.,M Rh 12417 969990 LET'S CELEBRATE 9696!!! GRAND AVENUE NEIGHBORHOOD CONSERVATION DISTRICT PLAN NCD The "People's Plan" GO/NG FORWARD NEXT STEPS Monday, September 29, 2003 bpm -Spm Domino Park, Grand Avenue and Elizabeth Street This Is A Public Participation Event Everyone Is Welcome SUJOITTED INTO THE PUELIC RE ITEM Pz-15i N F ,,iii 1 C 1114 1 U 12417 n on 4 Priscilla A. T , +City Cfer 3,, IW- .4 warms ..,4 .,.. Sm This document, Grand Avenue Vision Plan, is presented to the Community PROJECT TEAM Scybel Veziroglu US Dept. of Housing and Urban of Village West, Coconut Grove, Miami, and in particular those individuals Hillary Hulce Development: committed to the vision of "the West Grove" as a special place, where its Project Manager: Maria Isabel Gonzalez Office of University Partnerships history can give form to its future. This document is an attempt to answer Erik Vogt Richard Shepard the often asked question of residents and property owners, "But what can Graphic Design: ACADEMIC & PROFESSIONAL we do about Grand Avenue?" Maria Isabel Gonzalez COMMUNITY ASSISTANCE ASSISTANCE Peter Roman, Inkbyte Design This work was done in Collaboration with local leadership, students and Cecilia Holloman, Elizabeth Plater-Zyberk, Dean,Photography faculty and was produced by the University of Miami School ofArchitec- Collins Center for Public Policy School of Architecture, University of Miami Richard Shepard ture's Center for Urban and Community Design. Yvonne McDonald, Samina Gluraeshi, Coconut Grove Bahamian Map: President, Coconut Grove Local Luce Professor in Family and Community, We wish to convey our appreciation for the help and support we have Rocco Ceo, Professor Development Corporation University of Miami received from the people of Coconut Grove and the financial assistance Erika Albright Manuel Arbona Will Johnson, Duany Plater-Zyberk & Co. we have received from the John S. and James L. Knight Foundation which Sofia Auricchio President, Homeowners & Tenants Association made this work possible. Additional grants which are allowing us to take Arnie Barroso m November, 2002 steps to implement this plan are provided by the U.S. Dept of Housing and Brian Beland Jihad S. Rashid, Urban Development and the City of Miami at the behest of Commissioner Hector Burga President, Coconut Grove Collaborative, Inc. Elizabeth Cardona Johnny Winton. Lorraine Lefranc Homer Whittaker, Rick Lopez City of Miami, NET Administrator Cover Illustration: Village West, Coconut Grove is a place created by rich history and strong Leyla Murillo A detail from A Garden in Nassau, 1885, families. Grand Avenue has the potential to regain its role as the vital core Arnaldo Sanchez Anthony R. Parrish, by Winslow Homer Deborah Tackett Wind & Rain Homebuilder, Inc. of Village West and the gateway to Coconut Grove. Schematic Design Plan: Thelma A. Gibson, The ideas presented in this document strive to capture the wealth of Ricardo Lopez Theodore R. Gibson Memorial Foundation assets which can be used to create a bold vision for the future. A future Schematic Design View Rendering: Cherry Adams, and Merline Barton, which makes Grand Avenue a special place to work, live and visit. Shailendra Singh Thelma A. Gibson Health Initiative We challenge the people of Coconut Grove to embrace this vision with Existing and Proposed plans: Gordon Fales,William courage, a commitment of resources and energy to realize its full Moreno Ecumenical Council of Coconut Grove potential. Proposed view Renderings: Arva Moore Parks, Historian Eusebio Azcue pCIA CADD Drawings: GOVERNMENTAL ASSISTANCE Fernando Odiaga Richard Shepard, AIA Malik Benjamin City of Miami: Director, Center for Urban and Community Design Commissioner Johnny L. Winton iio s:he publid! Proposed Master Plan Drawings: Community Liason: Jason Walker � William Moreno Dept. of Planning and Zoning: Maria Nardi record in COi i=aGcion t,Nlth Erik Vogt 03' iters yz_Ls- _o r,, `f z5mpton Marianne Khoury County of Miami-Dade: Pi"ISCiII '�.� Ivonne de la Paz Calzadilla Commissioner Jimmy Morales City Clerk Gonzalo Echeverria Community Liason, Will Johnson, Pat Keon Debora Gordon Storch 12417 s; Into the public Prisciile A. "l-hompson -tet City Clerk Introduction Brief History of Coconut Grove Coconut Grove Bahamian Community Map EXISTING CONDITIONS Existing Conditions Plan Existing Zoning Districts Plan Existing Development Parcels Plan Existing Historic Structure and Cultural Landmark Plan Existing Parking Plan Existing Street Sections SCHEMATICS Schematic Master Plan and Views PROPOSAL Proposed Master Plan and Views Perspective view: US 1 & Grand Avenue Perspective view: Grand Avenue & Douglas Rd. Perspective view: Ace Theater Perspective view: Grand Avenue & Hibiscus St. Proposed Zoning Plan Proposed Parking Plan Proposed Street Sections Proposed Transit Circulator Plan 12417 1 BLOCK DETAILS OF MASTER PLAN 2 US -1 to Jefferson St. 24 3 Jefferson St. to Brooker St. 25 Brooker St. to Douglas Rd. 26 Douglas Rd. to Plaza Street 27 5 Plaza Street to Elizabeth St. 28 6 Elizabeth St. to Mc Donald St 29 7 PROTOTYPES 8 Single Family House 31 9 Live -work Rowhouse 32 10 Porte Cochere Building 33 Main Street Building 34 Apartment Building Retrofit 35 12 NEXT STEPS Design Recommendations 36 14 Policy Recommendations 36 Managements Recommendations 36 15 16 17 18 19 20 21 22 Grand Avenue, as it runs through West Coconut Grove, rightly belongs within the venerable urban tradition of the American "Main Street." Knitting together neighbor- hoods to the north and south, it acts as a seam of commercial enterprise, social gathering, and civic expression for the com- munity. Unfortunately, it has also shared the fate of so many other Main Streets across America in the postwar decades: the exodus of businesses and families out to the suburbs has drained precious resources and the resulting economic decline and social isola- tion has put considerable strain on communal bonds. However, there is growing confidence among community leaders today that this decline can be reversed, that an integrated policy of urban revitalization, embodied in sound principles of urban design and imple- mented through effective management, can contribute to Grand Avenue's renewal, attracting families and businesses back and bringing prosperity to those already estab- lished in the community. The Grand Avenue Vision Plan, as a compo- nent of the West Grove Restoration Project and building upon the recommendations of the Coconut Grove Planning Study (1996-7) and ongoing student work at the University of Miami School of Architecture, seeks to pro- vide an overall framework for revitalization. It is guided by a set of strategic goals, arrived at through public meetings and workshops held with local residents, property owners, and stakeholders. These include: • Building upon ongo- ing local efforts to revitalize and restore the avenue as a successful "Main Street" for the sur- rounding West Grove community. • Reinforcing the com- munity's historic and cultural identity as a Caribbean island district, unique to the South Florida region. • Providing guidance in the revision of current zoning regulations to ensure an attractive pedestrian environment, diverse in use and activity. • Developing urban design guidelines that promote an active, safe, and pleasurable pedestrian environment while accommo- dating the needs of development and respecting the surrounding residential community. • Nurturing the development of locally owned businesses by providing choice and flexibility in the range of avail- able retail and commercial space. • Attracting and retaining a diverse and balanced mix of residents by providing a range of housing options that is both competitive with other choices in the market and compatible with the avenue's "Main Street" character. si e,01 11 public n with Priscilla A. Thompson City Clerk Toward these ends, the Plan organizes major projects already "on the boards" - right-of- way and streetscape improvements, the con- struction of the Gibson School, a new mixed- use development at the avenue's entrance on U.S. 1 - and incorpo- rates a number of new initiatives as well. These include restoring the Ace Theater as a cultural center, provid- ing a permanent infra- structure for the farmer's market at Margaret Street, and proposing a variety of residential, live -work, and mixed-use building types, to be deployed on various lots and development parcels along the avenue. These are intended to be models for small-scale devel- opment, undertaken by local property own- ers and serving as both much-needed hous- ing for middle-income residents and "incubator" spaces for fledg- ling retail and commercial businesses. In addition, the Plan forwards a number of recommended actions on both the strategic and tactical levels. Zoning revisions and urban design guidelines are suggested in order to promote development that is mixed in use and appropriate to the scale and char- acter of the avenue. Parking is also addressed as a primary concern of residents and busi- ness owners. Various approaches are recom- mended to both accommodate the automo- bile but mitigate its potentially negative 12417 impact on the avenue: possible sites for small-scale public lots are des- ignated along every block, oppor- tunities for shared access easements are highlighted, and management strategies such as shared lots, parking trusts, and the development of public transit stops are suggested as well. Tactical guidance is embodied in an annotated guide to the master plan, detailing specific recommenda- tions on a block -by -block basis. These include such issues as building frontage, site lighting, landscaping, and off-street parking, all modest in scale but crucial nonetheless to the general improvement of the avenue's charac- ter and livability. The Grand Avenue Vision Plan is intended to take advantage of an opportune moment in West Coconut Grove's history. There is a consensus among its authors and within the community that the neigh- borhood's inherent virtues its unique cultural charac- ter, attractive mix of historic architecture and tropical landscape, and convenient location within Miami as a whole, make it a prime candidate for renewal. It is hoped that this Plan serves as a useful tool for the restoration of Grand Avenue as a great "Main Street," giving both long-time residents and committed newcomers a guiding voice and measure of control in its destiny. hs. Well before Coconut Grove was founded, Bahamian islanders had found their way to the Florida Keys, settling in places like Key West, Matacumbe, Key Vaca and Key Largo. Here they recreated their old way of life—turtling, wrecking, sponging, fishing and planting. Although these settlements flourished, the nearby Florida mainland was largely uninhabited except for a small group of Seminoles. This was to change when Jack Peacock, an English -man, had settled with his family on the shore of Biscayne Bay south of the Miami River. He joined two Bahamian families, the Pents and the Frows, who carved out home- steads nearby. Known as "Jack's Bight," this isolated settlement got the name Cocoanut Grove in 1874 when Dr. Horace P. Porter opened a post office there, making it the oldest established community in Miami. In 1884, Jack Peacock's brother and sister- in-law, Charles and Isabella, opened a small inn in Coconut Grove. Visitors from the north made it an instant success. To help with their growing clientele, Peacock went to Key West to seek workers. Several Bahamian families came north to join him and, from this nucleus, the West Grove began. The pioneers, both black and white, worked and worshiped together, with the Bahamian workers providing the major workforce for the community and helping newcomers learn to live in the isolated, tropical land. Although segregated, many of the resi- dents of what came to be known in the early twentieth century as the "Colored Grove" and "White Grove" knew each improvement campaign in the West Grove under the leadership of Father Theodore Gibson, a Bahamian -American minister, and Elizabeth Virrick, a resident of the "White Grove:' However, by the 1950s and 60s development began to take its toll on the West Grove's distinctive character. Many of the small single-family homes were torn down and replaced by rental apartments, often owned by absentee landlords and populated by an unwelcome criminal element. Many families moved out to the new suburban communities, rob- bing the West Grove of important leaders. Today, development pressures and an eroding core threaten the legacy of the early Bahamian settlers like never before. Nevertheless, a community -wide effort is underway to preserve and strengthen this historic community with its simple island -style homes, tropical ambiance and deep sense of pride. other well; civic and church groups often A Brief History of West Coconut Grove joined forces to achieve common goals. In (excerpted and adapted from History of West Coconut Grove in the Context of Miamrby Arva Moore Parks, published in The Living the 1940s, they undertook a major civic Traditions of Coconut Grove, University of Miami School of Architecture and INUSE, 2002) lid ire&3LL3�� 0 12417 r - �• >•.,.,+......rt` .. .-t. d � j � ! �" ; 7� �! i':. iii "� A. .�� , -0so �r • n . artt.,�(iw14 « -. AR...,.. a �� ......-e ✓' / Y... .. ■ .M. ..... ,qa 1, hyo �� p •, li" not o ;lir ,• ■1` � � s9 i f> rt i i' Y' • ill t. ��:�Is M a: p ., ' ' �, � (' � ter:. ■-; s. r_.� IIr' Ir•� -� IL .. �efitt ■C.. ■ 1 dt alis ark'. n y, e 77_low1 rs ! ■ ■ ■ 77-7 i .t s- S 1■! K ■ �a �■ is �I■ i i , ......- ■ ■ . i ♦ _ act •" t ■ 1t/i •;E� 7� V! ss ■tE ...... NJ ti ® ■ Now ■ tr! �r • so Apt I11e s Wd ,•.• ...... e•t. •, ..... �■ Rr �. E. ._.NO , tx t rWIto sr ■� ti■: E R r a�3a sAQU , ' •��:• ;■t;�;■,�■,�, .i,t!,��s �a�i'■�:.� r.�r:■�� ! ��� �i1 Vis■■■�■i■� E■ i. n r :■:iia■ fit: .:: , :■.. + �s■ t �s • n 1•t. � ., ;. ,� t1�IRiliiw ■� I�.0 i 1•�st.■ tl,,,+■1 ,. .. � -AA G .. ._... - .._:_. _a u • w r 9 A v u t .-_......,...v t,:�--`....--ra-� +.............. l ■.: '-"tel ._�.,.� r-•... .._ �. .... t..- .:...�.._ ... _..._ --• �+`''�-_��—,-�.� .' ___`-.°.'� .. ..-..__... • tt� • -. : �'• .... ,.,.:..,.' i �t111tttlfr! !�•�41�• �::: � :� � t�.� � IrW 7J _ ■ � * � ! � �� _.....i °�" :w •. � .._,I Aiji:���": `8'7:1'!. '1 i. •. - X ...., . _ • ,.► �,..� :':r X11:'{ 1 ale. `YA1:1i s�r� fat J o■E� J F � �--�,_� ■ - ■ �. w.• r, . i� :::: �:.:..:��.:■;�� .:t: 'w:4�! Els =�� �. r�+'�� ■ � ,W;� ■ . � 1. r Rt soon no TUT 'YE *now ■■� • • el ■ ■ u z `` • P ■ .�• c . � � { fi f'z fs�13:1i9i i\ QU�kt�fB41 3 C � 399 z r - t ., i' . �.:L ■ M: wIN! RNI118077 fill K� PA ONE EBI ■ I I 0 r1011P\" r , +w RIGA -*Y•{ , ..: .. HiQ �riQ . ya O aR •'s..'"/ This drawing, produced by students in the University of Miami School of Architecture under the direction of neighborhood while the border images capture elements of its distinctive character — historic buildings, native Professor Rocco Ceo, depicts the community of West Coconut Grove through both an urbanplan and a series flora, and stylistic motifs — that continue to define Miami's oldest community. of "postcard" vignettes. The plan locates historic and cultural landmarks within the large�244 � of the Existin reY� Existing Zoning Development Parcels Plan Historic Structure & Cultural Landmark Parking Plan Street Sections low so on wm IN I Ilia, IN annil, V11111110: MINI NOWr. $ i ir M mini.. .<.,�_.._. .. L µ ,...�.... .,,,. L _ .,,�� Ipw 00 ai n rei.wn nil 9 Not .... . ..... . Submitted Into the public recor.d' in cog-sonedRovi :fh it en'd PZ -- r i Priscilla A. Tl� City Clerk 12417 E' X I Submitted Into the public recor.d' in cog-sonedRovi :fh it en'd PZ -- r i Priscilla A. Tl� City Clerk 12417 Left: Diagram of "CB" Zoning District Middle: Diagram of "O" District Right: Diagram of "SD -2" District SUBMITTED INTO THE PUBLIC RECORD FOR ITEM Pz-1s ON Submitted 111to the publid ytt4 Priscilla A. Thamp on City Clerk There are currently five different zoning districts along Grand Avenue under the purview of two municipalities, Coral Gables and City of Miami. The portion belonging to Coral Gables, from US 1 to Brooker Street on the northern side, is zoned commercial but allows for mixed-use residential development. City of Miami zoning 12417 districts include R-2 (two-family residential) between Jefferson Street and Douglas Road; SD -2 (mixed-use) along the existing retail and business district; and O (office) for the intervening portion of the avenue that remains a mix of small-scale businesses and multi -family rental apartments. M bw�*,•. �. .... C { { -.�• _.... +-. µrt �I ; 7 �. Left: Diagram of "CB" Zoning District Middle: Diagram of "O" District Right: Diagram of "SD -2" District SUBMITTED INTO THE PUBLIC RECORD FOR ITEM Pz-1s ON Submitted 111to the publid ytt4 Priscilla A. Thamp on City Clerk There are currently five different zoning districts along Grand Avenue under the purview of two municipalities, Coral Gables and City of Miami. The portion belonging to Coral Gables, from US 1 to Brooker Street on the northern side, is zoned commercial but allows for mixed-use residential development. City of Miami zoning 12417 districts include R-2 (two-family residential) between Jefferson Street and Douglas Road; SD -2 (mixed-use) along the existing retail and business district; and O (office) for the intervening portion of the avenue that remains a mix of small-scale businesses and multi -family rental apartments. Left: Dade County HUD site at US 1 and Grand Avenue (north side) Middle: Empty lot at intersection of Douglas Road and Grand Avenue (southwest corner) Right: Empty lots at Hibiscus Street and Grand Avenue (southeast corner) i,N 1): i T i G it I'; t '. i. 0 t' i[ is l' 1' 1 $: (' ?� i. ; f' I, A t�t•t'a•r zr�187 K"klt ' . apt+°r lot- [tr.tllmom3gnmom M1�C 1 a( ', r•3, tr, t7ttl'a1 qo �r f; I -:�isigtt�� r`<•f 9 �: �+jf�rt ��f��tt,�o- ���`S � P'j. � L q aYB - �2�1rl.kt.a"3"- 1 i r li.��npzon 111- This plan designates empty lots as potential building sites and divides them into two categories: multiple con- tiguous lots, which allow for larger -scale development with its required parking, and single lots, suitable for small-scale infill buildings. In addition, the plan highlights a number of existing rental apartment buildings that 12417 the community has identified as having a negative effect on the avenue physically and socially. As such, they are potential sites for renovation or redevelopment in the future, as the buildings near the end of their life cycle or come on the market for sale. Left: Historic Shotgun Houses Middle: Ace Theater Right: "Farmer's Market" site at the corner of Margaret Street and Grand Avenue A number of parks and buildings of historic and civic significance, which are identified in the plan above, establish a sense of place and character for a neighborhood, which in turn attracts and retains residents adjoin Grand Avenue. All of these should be preserved as a part of the history and life of the community and and businesses. enhanced in ways that contribute to its revitalization. Such unique features are valued for their ability to 12417 ffn {j x j -4 , i i �"' »» it i ii .).>.-}. `ti. +. `!�, >. AF».Y li ,. ♦. A a. •`° ii t a. ad }a i , i T t' s»� » .. innu.. 1 1�` - t 4' Y♦ dto, _.,J .. .i ,7 i i. Y1 3 t Vit tw} �rcttiarG�tl}C".+7�, �� 4.. _ '»`"�} �-lIIlllrlllll IWII�It � ,1ik. 3-tza-st«.f t 4.. *7:s Et Z � pY�.�w�....- � ✓ � j�9 �,!/,3. $. �f 17}! �I Cw} .�� �a'1T#2R �'xrtii}2.;_4€.atLkf »}t 9TV CIty Clerk ' ai..;arufiYM1>t.tl,�.fryar� A number of parks and buildings of historic and civic significance, which are identified in the plan above, establish a sense of place and character for a neighborhood, which in turn attracts and retains residents adjoin Grand Avenue. All of these should be preserved as a part of the history and life of the community and and businesses. enhanced in ways that contribute to its revitalization. Such unique features are valued for their ability to 12417 Left: Typical on -street parking along Grand Avenue Middle: Existing parking lot (Florida Avenue between Douglas Road and Plaza Street) Right: Opportunistic off-street parking adjoining Grand Avenue ------------------ C }4cim 71 n w p r a it rim A v 7 7FT irL 4 ` 77 Li -1171(j U11- -------------------- - r. i L The plan above identifies all available existing parking adjoining or on Grand Avenue. This includes on -street parallel parking, designated off-street spaces and lots, and opportunistic parking, i.e. empty lots not desig- nated for parking but used as such for the convenience of local residents. The lots adjoining Grand Avenue are generally not deep enough to provide adequate backlot parking. This limitation has two effects: it 12417 degrades the street by forcing off-street parking to occur at the front of buildings and it places pressure on those lots behind Grand Avenue to be used for parking in the future. An overall parking strategy and effective management will help to mitigate these negative forces while still providing adequate parking for future devel- opment. �a s liC F, 4 I S T I\ G I' A R K I� (� I' I. ;1 ac e4( 31r acc 5 c e f,tC! 1.9BD j<t _�� ,...�.. _ - The plan above identifies all available existing parking adjoining or on Grand Avenue. This includes on -street parallel parking, designated off-street spaces and lots, and opportunistic parking, i.e. empty lots not desig- nated for parking but used as such for the convenience of local residents. The lots adjoining Grand Avenue are generally not deep enough to provide adequate backlot parking. This limitation has two effects: it 12417 degrades the street by forcing off-street parking to occur at the front of buildings and it places pressure on those lots behind Grand Avenue to be used for parking in the future. An overall parking strategy and effective management will help to mitigate these negative forces while still providing adequate parking for future devel- opment. EXISTING 100' R. U. W. Hetv"'j) 11_ N. — I aa..t Pmjgta� 1 EXISTING 70' If. U. W. L44wertt VVIIXlam alid MCI)Oaal+i Above: Existing street tree and planter in parking lane Above: Existing overhead wires and utility poles Above: Existing public bus shelter The right-of-way, streetscape, and building frontage along Grand Avenue is divided into two typical conditions, ronment. The four driving lanes serve high-speed through traffic at the expense of the surrounding neighbor - illustrated in the street sections above. Between US -1 and Douglas Road, the right-of-way is 100 feet wide hood, narrow sidewalks, ill-suited street lighting, and overhead utility poles inhibit pedestrian comfort and and buildings are set back further from the street. from Douglas Road to McDonald Street the right-of-way is retail frontage-, and street trees are sparsely planted and unevenly spaced, providing little shade or spatial 70 feet wide, with buildings set close to the street. Neither condition is conducive to a pede -fr'endly envi- enclosure. tr 11 '7 � J �Y n s, Above: Existing street tree and planter in parking lane Above: Existing overhead wires and utility poles Above: Existing public bus shelter The right-of-way, streetscape, and building frontage along Grand Avenue is divided into two typical conditions, ronment. The four driving lanes serve high-speed through traffic at the expense of the surrounding neighbor - illustrated in the street sections above. Between US -1 and Douglas Road, the right-of-way is 100 feet wide hood, narrow sidewalks, ill-suited street lighting, and overhead utility poles inhibit pedestrian comfort and and buildings are set back further from the street. from Douglas Road to McDonald Street the right-of-way is retail frontage-, and street trees are sparsely planted and unevenly spaced, providing little shade or spatial 70 feet wide, with buildings set close to the street. Neither condition is conducive to a pede -fr'endly envi- enclosure. tr 11 '7 AL A } 49 ,* 48 44 w y� ,rte _ �e �#ry � -�•. } # z i F n x• 'III ' 110 'wsa i�. d; 1: y n 4 n �• r lift r: 41 k. Schematics Schematic Master Plan Perspectives Views a: View toward the intersection of Grand Avenue and Douglas Road, with a new pub- lic square on the right b: View toward the restored Ace Theatre, showing streetscape improvements c: view from Hibiscus Street toward Grand Avenue, with new and renovated mixed-use buildings. An early schematic master plan laid out a number of ideas that were followed through in the final master plan. A strategy of infill development, deploying several model -building types, strengthened the urban fabric of the avenue, while streetscape improvements such as regular tree planting along widened sidewalks enhanced the quality of street life. Civic endeavors such as the restoration of the Ace Theatre and the building of the 12417 Gibson School were recognized as important projects that could potentially anchor small-scale development all along the avenue. More ambitious proposals, such as modifying the intersection of Grand Avenue and US - 1 and making a public square at Grand and Douglas Road, were studied but not carried through into the final plan because of a perceived lack of feasibility. t P.IIy .. 6 r� , "3 A r � '{`.7a F 'u' J_ S.M .. w ,r .r x a _:., .; ,.. a :.{:roR _.. "M,.^'k, •. r. - x J . >...:' u,, . _.,,+::'° 4^ ... r y .r { a, gg . ` n` w 4 x r :a { hz x r r An early schematic master plan laid out a number of ideas that were followed through in the final master plan. A strategy of infill development, deploying several model -building types, strengthened the urban fabric of the avenue, while streetscape improvements such as regular tree planting along widened sidewalks enhanced the quality of street life. Civic endeavors such as the restoration of the Ace Theatre and the building of the 12417 Gibson School were recognized as important projects that could potentially anchor small-scale development all along the avenue. More ambitious proposals, such as modifying the intersection of Grand Avenue and US - 1 and making a public square at Grand and Douglas Road, were studied but not carried through into the final plan because of a perceived lack of feasibility. f, Proposal Proposed Master Plan Perspective view US 1 & Grand Avenue Perspective view Grand Avenue & Douglas Rd. Perspective view Ace Theater Perspective view Grand Avenue & Hibiscus St. Proposed Zoning Plan Proposed Parking Plan Proposed Street Sections Proposed Transit Circulator Plan Via! 9 i 'Kc,d a x. fln3 N. 4i a C- ! Tp s -F City Clerk 124Yi Existing Dade County HUD site A new mixed-use building is envisioned for the Dade County HUD parcel at US -1 and Grand Avenue. Its Park, seen at right, such as a limestone garden wall and additional landscaping at its edge, can make it a fit - prominent location calls for an architecture of exceptional presence and character, appropriate to its role as ting complement to the gateway building, signaling the West Grove's bucolic tropical setting. a gateway to the "Island District" of West Coconut Grove beyond. Improvements to Lola B. Walker 12417 The intersection of Grand Avenue and Douglas Road holds an important place in the life of the avenue, mark- ing the entry into the West Grove's retail and commercial center. This view encompasses new development on three of its four corners: an addition to Gil's Spot, at center left, and two new mixed-use buildings on the 12417 Existing intersection at Grand Avenue and Douglas Road adjacent corners, which incorporate two-story galleries wrapped around retail stores at the ground floor and office and residential space above. At far right is a typical live -work rowhouse, which occupies the small 25 - foot wide residential lots between Grand and Washington Avenues. .. City Clerk The Ace Theater, an important cultural landmark between Douglas Road and Plaza Street, is envisioned as a revitalized venue for the arts, offering events for local residents and visitors alike. A side courtyard, open to the street, will organize expanded facilities and act as a tropical outdoor reception area for theatregoers. 12417 Existing Ace Theatre Widened sidewalks and new street trees, in concert with improvements to existing retail frontages, will make the avenue a more enjoyable place to live, work, and shop. New mixed-use buildings between Douglas Road and McDonald Street will strengthen the Nest Grove's exist- ing retail and commercial center. Appropriate in urban scale, these buildings should enhance the pedestrian realm by offering attractive retail frontage at the street level and flexible arrangements of apartments 12417 Existing empty lots at Grand Avenue and Hibiscus Street and office space above. Respect for local building traditions and a response to the tropical climate is reflect- ed in such architectural elements as arcades, covered balconies, Bahamian shutters, overhanging eaves, and a lively palette of Caribbean colors and building materials. Recommended Changes to Zoning Among the different zoning districts cur- rently in place along Grand Avenue, two have been identified as incompatible with the future development of the avenue as a pedestrian -friendly mixed-use Main Street: the "R-2" and "O" districts. The "R-2" zoning designation belongs to the two residential blocks on the south side of the avenue between Jefferson Street and Douglas Road that were cut in half by the re-routing of Grand Avenue. The resulting plat leaves a single row of lots facing onto Washington Avenue with their rear yards facing Grand Avenue. This needs to be addressed in two ways: revi- sed zoning to allow for a mix of uses and the re -orientation of lots to face Grand Avenue so that new buildings can con- tribute to its improvement. (Note: This Recommended change applies only to the R-2 Zoning District alomg Grand Avenue.) The "O" zoning designation, between Plaza Street and Margaret Street, is intend- ed to promote larger -scale development devoted to office use. It requires the aggregation of multiple lots, allows for a 120 -foot building height limit, and would require the entire ground floor of new buildings to be devoted to parking. None of these outcomes is appropriate to the avenue's scale and character. The plan proposes that both districts be changed to Special District zoning, identi- fied as "SD -X" in the zoning plan below. The model for this is the existing"SD-2" zoning district, already in place elsewhere on Grand Avenue. It is recommended that this district be extended to include the "R- 2" and "O" districts, with amendments to its specific provisions as the community and Planning Department see fit. The "SD -2" designation is advantageous in that it: • allows for a mix of uses, including retail, commercial, and residential • sets limits on FAR and building heights that are compatible with the scale and character of existing and proposed development • provides flexibility in meeting off-street parking requirements • encourages, through the implementation of its "Primary Pedestrian Pathway" stan- dards, a pedestrian -friendly environment by mandating retail use at the ground floor and parking at the side and rear of buildings. Please refer to diagrams of zoning envelopes on page 6. S1 T v _..._ .�. _,<»,m.�.... .._.,.......,._._.. n , I E r• { r• < 4 :y t" r✓i � -z' f! N�,«...u.._'Y._..-.._..._iMMMt < .,. �,r • ., . ..„: ... .<„ ! . , .,.,;, Ak .�> g,. ,A • e, -^a . x..a_.,,,..___. �.,., : >^ ., , < � n. ,...< , _. _ r r. , F 'r. t' / r ct' gr sa :.-ti +t+aH at^ :Y .<;�s*: f r 'x . '>f• r, "i "�. < . _ r� / , < r .; ,... .. , .. , « ...,.... ,•< ,_. <: .. ,:. ...._ ,< < :... ` . .. eta / „f , r' ,+,! � .� r�Y+` . t .d"¢" c:. '� :� ” .✓/f ,. !' r.:. R , � „... , , r s ..�v ,s-. t .:.. .. .:. r c r. .{K ,. �. b4'? n.. Y € .' ,.+ ,� ......� c •. 17. a---ri` O + $ e t , � + !:r*t€IewtatiulJt'itr ��; tlisititit : 11-1—'! I0te — Fsvwj amii� and Rc•rt'eseli<itt) is R o is o S t� f ti N i N (' �) l t T H'I U T t i t to iai t' tr s. (:F I iGeetrt`tatate`tei acre! iasstitta[i<»etil) (11.% of Mi ami) �"ii F�fe�diruu itt'�•nti�� Submitted Into the public .... . t� ,D t ejteetate i :at t;a eie �, record in ccnnecticin with cit', of Nhaataai f ... f —I t itt;Ic -F':anitli iee�'�a t P Z .t to+ittt:et► __�� _ 9 the=tett,• >:Nr.c t�E tlt�trtc( i PriscillaA. Morn son I't'iat.er} !'e>de �triau 1'atttcrz+� The plan above is a graphic representation of recommended changes to the zoning districts along Grand accompany the plan above, alongside a diagram of the "SD -2" zoning district, describing in graphic terms its Avenue and should be compared with the existing zoning district plan. Written recommendations specific regulations. 12417 Recommended Parking Strategies: The provision of adequate parking along the avenue is perhaps the most difficult planning issue to be faced. It is a necessi- ty that must be balanced with the desire to create and maintain an inviting pedestrian realm. The challenge is best addressed not with a single "magic bullet' solution but rather a multitude of design and management strategies. These should include: • Establishment of a private parking man- agement association by business and property owners along the avenue to set policy and coordinate the strategies out- lined herein. • Establishment of a parking trust (funded by relevant City and County agencies through permit and parking "buy-out' fees) to implement physical improve- ments and fund ongoing management. • Provision of "pocket' parking lots (100 - foot width maximum) for public use con- veniently spaced along the avenue, to meet demand without the use of exces- sive surface lots or expensive structured parking. • Creation of shared access easements to backlot parking to maximize parking availability without sacrificing retail street frontage. • Reduction in off-street parking require- ments by allowing credit for time-shared •ii i li € ._,7aris A4,� .,.w _ _ .... _Miifiitii•rt/itiiiliii +ii'" .. '. .�;-!+I+.�+P w+.� rW° J it :...z WAM*# Op l6 FAi11 !*Rom 3: Y Rio., Oil parking (e.g. between retail, office and residential usage) and adjacent on -street parking. • Establishment of a parking "buy-out' program to encourage infill development currently precluded by off-street parking requirements. • Adoption of City of Miami "Primary Pedestrian Pathway" standards along the avenue to restrict off-street parking to the rear or sides of building lots. • (`� - � fit(_ r w^ w:M°^A.r •w+�.�.'wrY'.`a�' °..ceSa � ��+n.::.. `,°.t+ 9 X :w...�r:"a �,> . ,. � +n v - ^ a gA i :0, Vi t.:',.4E.- 1 -.It �t' w J -`t. Submitted Into the publi 63 i s.vY E°`� �� Priscilla A. I sPsO t City Clerk The plan above highlights existing and proposed on -street and off-street parking along the avenue and should be compared with the existing parking plan. Proposed "pocket" parking lots for public use, inserted a every block interval, are rendered in a darker hatch. 12417 04-e.een Douglas and McDonald ff }►tt11„►f►tltll; Above: Recommended typical tree planter/grille (per Coconut Grove Street- scape Guidelines by DPZ & Co., 2002) Above: Recommended typical light fixture and pole (per Coconut Grove Streetscape Guidelines by DPZ & Co., 2002) Above: Recommended typical sidewalk bench (per Coconut Grove Streetscape Guidelines by DPZ & Co., 2002) The street sections and plan details above incorporate the County's proposed changes to the right-of-way -- appropriate to the character of the avenue. Such elements should be coordinated with proposed streetscape wider sidewalks, a center median, and a reduction from four to two travel lanes -- and describe recommend- improvements in the Coconut Grove business district to ensure a uniform character along the entire length of ed improvements to the streetscape. These include burial of all existing overhead utility lines, planting of Grand Avenue. street trees at the sidewalk and median, and the furnishing of benches, planters, paving,Tn l*lipc fixtures. d s ff }►tt11„►f►tltll; Above: Recommended typical tree planter/grille (per Coconut Grove Street- scape Guidelines by DPZ & Co., 2002) Above: Recommended typical light fixture and pole (per Coconut Grove Streetscape Guidelines by DPZ & Co., 2002) Above: Recommended typical sidewalk bench (per Coconut Grove Streetscape Guidelines by DPZ & Co., 2002) The street sections and plan details above incorporate the County's proposed changes to the right-of-way -- appropriate to the character of the avenue. Such elements should be coordinated with proposed streetscape wider sidewalks, a center median, and a reduction from four to two travel lanes -- and describe recommend- improvements in the Coconut Grove business district to ensure a uniform character along the entire length of ed improvements to the streetscape. These include burial of all existing overhead utility lines, planting of Grand Avenue. street trees at the sidewalk and median, and the furnishing of benches, planters, paving,Tn l*lipc fixtures. City (;ierk A "Circulator," in the form bf-am-opon-air trolley or jitney, is currently under study as a mode of public trans- portation within Coconut Grove, making various stops along a proposed route between the 37th Avenue and 27th Avenue Metrorail stations. Two stops are anticipated on Grand Avenue, at Douglas Road and Elizabeth Street next to the existing mini -park. Appropriate furnishings for such stops should be considnAhn 7 7 ' Proposed Circulator stop at Grand Avenue and Douglas Road Proposed Circulator stop at Grand Avenue and Elizabeth Street Recommended transit shelter (per Coconut Grove Streetscape Guidelines by DPZ & avenue's overall streetscape design. The plan above also suggests a potential site for a future parking garage at the existing Rolle Neighborhood Center on Douglas Road. Such a garage could accommodate visitors to the West Grove, who could park there and either walk or take the Circulator to Grand Avenue. J •C i I-' /T I I I I I I Pollic YoVe 1=7 I 'I 'A f. 4 t I t I I X" hit ell t 'ill X T110 itild 0114, lialf Milkille llaltti lrV[r# Z' V11 C a C 4', X X, O� 4<, Grt)% v F1% �7, 1.x, /_ 7 77 Y, 4V Y17 ft 300 CM) ft ti Med into ,.e,p 7 13 1 2 -ft 1 A *7 City (;ierk A "Circulator," in the form bf-am-opon-air trolley or jitney, is currently under study as a mode of public trans- portation within Coconut Grove, making various stops along a proposed route between the 37th Avenue and 27th Avenue Metrorail stations. Two stops are anticipated on Grand Avenue, at Douglas Road and Elizabeth Street next to the existing mini -park. Appropriate furnishings for such stops should be considnAhn 7 7 ' Proposed Circulator stop at Grand Avenue and Douglas Road Proposed Circulator stop at Grand Avenue and Elizabeth Street Recommended transit shelter (per Coconut Grove Streetscape Guidelines by DPZ & avenue's overall streetscape design. The plan above also suggests a potential site for a future parking garage at the existing Rolle Neighborhood Center on Douglas Road. Such a garage could accommodate visitors to the West Grove, who could park there and either walk or take the Circulator to Grand Avenue. M] PTA NO I nwIft Fa w A Specific Recommendations 0 Lola B. Walker Park (Coral Gables): Strengthen edge and spatial enclosure of park with additional tree planting, hedge, and garden wall. © Dade County HUD parcel (Coral Gables): Develop property as a mixed-use building (retail at first floor, office at second floor) with attached arcade; architectural character should reflect its symbolic func- tion as a 'gateway' to West Coconut Grove © Develop empty shallow infill lots with small-scale mixed-use buildings (parking court @ side). Q Renovate existing one-story building for retail/cafe use. © Armbrister Park: Replace existing bus shelter and incorporate new shelter into park edge for added comfort and capacity. � f i 7 f 12417 Specific Recommendations 0 Re -develop 25 ft -wide lots as attached live - work rowhouses with frontage on Grand Avenue and parking at rear. © Re -develop 50 ft -wide lots as detached sin- gle-family houses with frontage on Grand Avenue and parking at rear. © Develop empty infill lot with small-scale mixed-use building (parking court at rear). 0 Develop contiguous empty lots as 'pocket' parking lot for public use (garden wall and landscaping required at perimeter). © Develop empty infill lot as detached single- family house (parking court at side or rear as required). Q Restore existing historic shotgun houses for potential re -use as art gallery, boutique retail, or visitors' center (alternative strate- gy: relocate shotgun houses to historic dis- trict along Charles Avenue). Specific Recommendations 0 Renovate existing building for retail or com- mercial use and re -locate parking to side. Develop empty infill lot as small-scale © mixed-use building (parking court at rear). Renovate first floor of existing building for © retail or commercial use; re -locate parking to rear and provide parking access ease- ment for adjacent new infill building. Develop rear of existing barber shop lot Q and adjacent empty lot as "pocket' parking lot for public use (garden wall and land- scaping required at perimeter); maintain existing barber shop with dedicated park- ing at side. Renovate and add to existing building for © retail use (limited parking at rear — reduce or waive off-street parking requirements as required to facilitate renovation). Re -develop 50 ft -wide lots as detached sin - Ogle -family houses with frontage on Grand Avenue and parking at rear. Re -develop 25 ft -wide lots as attached live- Owork rowhouses with frontage on Grand Avenue and parking at rear. Develop empty lot as mixed-use building Q (retail at first floor, commercial or residen- tial at second floor) with covered arcade and parking at rear; provide new public one-way lane on west side for separation from residential lots and additional on - street parking. , Specific Recomendations 0 Develop empty lot as mixed-use building; pro- vide required off-street parking at adjacent parking lot on Florida Avenue. ©Re -design existing parking lot for improved efficiency and add additional landscaping at perimeter; provide pedestrian and vehicular access to Grand Avenue and Ace Theater through adjoining empty lot on Grand Avenue. © Gibson School: develop assembled lots along Grand Avenue and Plaza Street as school grounds. Recommended site planning strate- gies include: A)Two-story classroom building fronting Grand Avenue with classrooms on second floor and rentable retail space on first floor to subsidize school operations. B)Placement of school assembly hall at cor- ner of Grand Avenue and Plaza Street to facilitate its potential use as local community center. C)Reduction in off-street parking require- ments to maximize land use and encourage pedestrian access from surrounding neigh- borhood. 0 Re -locate existing masonry bungalow from Grand Avenue and restore for use as Gibson Foundation headquarters. © Improve existing parking lot and provide access easement for adjacent properties. 0 Ace Theater: restore for civic and/or commer- cial use; lease or acquire adjacent lot to pro- vide necessary expanded facilities, organized around existing tree as courtyard open to Grand Avenue. QAcquire access easement from adjoining lot to the west and utilize rear lot for parking. QRestore existing bungalow and rear cottage for potential re -use as boutique retail or civic function. 0 Re -design front parking lot from head -in to double -loaded and provide garden wall and landscaping buffer. �i Develop empty infill lot as small-scale mixed- use building (parking court at rear). Add covered arcade and balcony at existing building front to terminate vista from Plaza Street. City Clerk Specific Recomendations Q Develop empty corner lot as small-scale mixed-use building (parking court at side street). © Develop rear of existing commercial building and adjacent empty lot as "pock- et" parking lot for public use with dedicat- ed private parking for existing building (garden wall and landscaping required at perimeter). ©Add covered porch at existing building front to terminate vista from Hibiscus Street. Q Develop existing empty lot for use as pri- vate parking lot for adjoining commercial buildings (garden wall and landscaping required at perimeter). © Develop contiguous empty lots as "pock- et' parking lot for public use (garden wall and landscaping required at perimeter). 0 Add covered arcade at street side of existing building. Q Develop empty parcels as two to three- story mixed-use buildings with parking at rear, accessed from side street (Note: parcel at Plaza Street incorporates rede- velopment of adjoining rental apartment buildings). Q Add to existing building at corner of Hibiscus Street to improve frontage; re- design existing parking lot for improved efficiency; design garden wall/bench to terminate vista from Hibiscus Street. Q Incorporate new transit / "circulator" stop at existing mini -park. Re -connect Washington Avenue through existing empty lot. Specific Recomendations 0 Re -develop existing rental apartment build- ings as two and three-story mixed-use buildings with parking at rear, accessed from side street. © Develop existing empty parcel as two and three-story mixed-use buildings with park- ing at rear, accessed from side street (Note: Master Plan illustrates proposed one-story retail development of site already in progress; future retrofit of second story for commercial or residential use is recom- mended as overall development of Grand Avenue progresses and matures). © Add permanent infrastructure improve- ments to existing empty parcel to formalize its use as a weekly farmer's market. Improvements should include necessary utility connections (water, sewer, electrical service), addition of limestone garden wall at perimeter and parking court with storage shed at rear, and removal of existing bill- board sign. (Note: existing trees should be preserved wherever possible) 0 Restore existing historic bungalows for potential re -use as accessory buildings for farmer's market or other appropriate retail/civic use © Re -develop existing gas station and adja- cent structures as two to three-story mixed-use buildings with parking at rear, accessed from side street (Note: existing large banyan tree at rear of property should be preserved) 0 Remove existing billboard sign and add attached porch/arcade at existing building front to terminate vista from McDonald Street ® M ®=® Submitted Into the public rerord in corm-- � 'th item P 2 - is C,, o Prisdile A. Thompson rye 12417 Nrototvnc Street Facade-Sideyard Type Submiftk,'�a < public City Clerk Second Floor - Sideyard Type 1241'7 4-. S f , , i t f t t First Floor - Center -Hall Type Second Floor - Center -Hall Type Three -Square House Type: Detached single-family residence Building Area: 2000 s.f. total Program: 1600 s.f. 3-bedroom/2 - bath house with 400 s.f. "flex" suite with attached bath Lot size: 50 ft. x 70 ft. minimum Parking:: 2 off-street spaces Setbacks: 10 ft. front, 5 ft. side, 5 ft. rear Location/Roof Plan The "Three -Square" single-family house design delivers two different plan types based on parking access and for use as a professional office or studio apartment. The structure of the house is concrete block with stucco orientation to the street: a narrow -front sideyard house with front stoop and parking court, and broad center- walls, accompanied by wood eaves, windows, gates, balconies, and porches. hall house with front porch and parking in the rear. Both plans incorporate a "flex" suite with separate entry Street Facade OAy Clerk Scaled to fit on a small lot (such as the 25 ft. X 70 ft. lots on the south side of Grand Avenue between Jefferson Street and Douglas Road), this attached rowhouse is designed as a live/work unit, with a ground floor adaptable to either a retail/work space or 1-bedroom/1-bath apartment. The two-story refi24117pace First Floor - Apartment Use Second Floor First Floor - Retail/Live work Third Floor Live -Work Rowhouse Type: Attached rowhouse with first -floor "flex" space Building Area: 2900 s.f. total. Program: 1025 s.f. "flex" space at first floor (retail/office or residential use) 1875 s.f. 3-bedroom/2 1/2 -bath residential unit at second and third floor Lot size: 25 ft. x 70 ft. minimum Parking: 2 off-street spaces, 1 on -street space Setbacks: 5 ft. front, 0 ft. side, 5 ft. rear Location/Roof Plan above, accessible by separate entry from both front and back, contains a loft -style living/dining/kitchen area with master bedroom suite at the rear and two bedrooms in a third -floor dormer. The second -floor facade is characterized by French door balconies and louvered shutters, overhanging a recessed first -floor porch entry. Street Facade First Floor - Retail/Parking Porte-Cochere Building Type: Attached mixed-use shopfront building Building Area: 3500 s.f. total Program: 1100 s.f. retail at first floor 2400 s.f. residential or commercial at sec- ond floor, front and rear (note: elevator required for commercial use) Lot size: 50 ft. x 90 ft. minimum Parking: 7 off-street spaces, 2 on -street spaces Setbacks: 5 ft. front , 0 ft. side, 0 ft. rear Location/Roof Plan Sl,l�,li'Y'ii fed R a rm 3t; � Jap �1 �. City Clerk Second Floor - Apartment/Office Based on a building type common to New Orleans, the porte-cochere building comes to the sidewalk but cre- bridges over the drive and rear parking court to maximize available square footage. A broad second -story bal- ates a rear parking court accessible from the street by way of a side drive. Retail space fronts the sidewalk cony overhangs the retail fapade and a wood gate secures the drive and rear court, on the first floor while either apartments or office suites are accommodated on the second floor, which 12417 Street Facade c b t . f. -f Bels (� F y,� .c§ 4 _ ,.. ... ,.. iterr�Z.15 e aksl n �� City Clerk Designed for larger development parcels in the commercial district, the "Main Street" building type accom- modates a flexible mix of uses: two retail spaces at the ground floor flank an open-air stair hall leading to two floors of office suites and/or apartments above. On-site parking and service is at the rear, accessed via side 12417 Main Street Building Type: Attached mixed-use building Building Area: 7800 s.f. total Program: 3000 s.f. retail at first floor 4400 s.f. residential or commercial at second and third floors (note: elevator required for commercial use) Lot size: 100 ft. x 100 ft. minimum Parking: 20 off-street spaces, 4 on -street spaces Setbacks: 5 ft. front, 0 ft. side, 5 ft. rear First Floor - Retail/Parking Second &Third Floor - Apartment/Office Location/Roof plan street or shared parking easement through adjoining lots. The building structure is a concrete and masonry frame with stucco walls, infilled with French door balconies and louvered shutters. Option `A' Improvements: • Improve landscaping, including shade trees in front yard, palm trees in courtyard, and low hedges to define public and pri- vate space • Move existing curb -cut at sidewalk to on - street parking lane and add curbed swales between cuts for street tree planting • Replace continuous asphalt paving at front parking area with concrete drive strips and ground cover • Improve front fagade with addition of raised parapet corners, projected stucco window sills and lintels, and Bahamian window shutters Option `B' Improvements: • Improve landscaping per Option `A' • Define parking area and public/private space with low garden walls and sitting bench at sidewalk • Move existing curb -cut and add curbed swales per Option `A' *Replace continuous asphalt paving at front parking area with perforated con- crete pavers and ground cover • Improve front fagade with addition of raised parapet and cap molding, can- tilevered balcony at second floor, and colonial window shutters A EXISTIV, Above: Photo of existing apartment building (located between Elizabeth and Margaret Street) The aesthetic and spatial character of any streetscape is determined in large part by the quality of building economical program of improvements while Option B' illustrates a more ambitious strategy which, although frontage that forms its enclosing "walls:' The drawings above illustrate two improvement strategies for the costlier, yields a more beneficial effect on the streetscape. facade and front yard of a typical apartment building found along Grand Avenue. Option `A' represents an 1211'7 r Design Recommendations: These suggestions would be undertaken by the Collaborative and the City of Miami with the CUCD providing design assis- tance. • Revise zoning code to encourage articu- lation of buildings, which have colon- nades, arcades, porches, balconies, recesses and towers and other features that give variety and visual interest to the streetscape and street section. • Revise zoning code to encourage estab- lishment of "island -style" open-air mar- kets in parks, on sidewalks and in park- ing lots. • Assist with articulation of new widened sidewalks with landscaping, paving, street furniture, signage, awnings and shop fronts • Encourage redevelopment of intersec- tion of Douglas Road and Grand Avenue to be a memorable gateway to Coconut Grove with a unique architectural charac- ter. • Enhance connections between Grand Avenue and Virrick Park through planting and signage to increase awareness of Park to traffic on Grand Avenue. • Support mixed re -use of Gil's spot to provide increased activity at important gateway corner. Encourage picturesque massing as opportunity for landmark. Policy Recommendations: These suggestions would be undertaken by the Collaborative with support from public agencies in the City and the County City Clerk • Consolidate and support development of commercial activity along Grand Avenue and Douglas Road to provide businesses and offices which support the neighbor- hood as well as take advantage of their location for commuters and contiguous communities. • Engage residents and business and property owners to become involved in debates about architectural design and zoning issues. • Engage residents and business and property owners in the active pursuit of local business that can successfully operate in revitalized commercial loca- tions. • Promote the neighborhood's standing as a center for cultural and business offer- ings of a unique architectural and mar- keting theme such as Bahamian or Caribbean Island. • Revise zoning code to encourage mix- ture of office, commercial and residential uses on Grand Avenue to support street activity throughout day and evening hours. • Extend boundaries of Coconut Grove Streetscape Design guidelines currently recommended for the Center Grove (by DPZ) to include all of Grand Ave. extend- ing to US 1 • Encourage the establishment of design standards, which promote redevelop- ment and also advocate appropriate architectural features to create a unique cultural district. • Designate Grand Avenue and West Coconut Grove as a `Neighborhood Conservation District' to recognize and encourage existing patterns of residen- tial and mixed-use and re -use of historic and vernacular structures. • Promote use of proposed new building types for development of single and aggregated vacant lots on Grand Avenue. These new prototypes demon- strate recommended massing, articula- tion and street interface with required on-site parking. • Support the Gibson Memorial Foundation in the development of its properties for the permanent home of the Gibson School. • Establish better working relations with the Lola B Walkers Homeowners Association to address common prob- lems and opportunities between Coconut Grove and Coral Gables. • Create a historic district on or near Charles Avenue by moving and renovat- ing several shotgun houses and using as live -work units, shops or other cultur- al uses. • Transfer ownership of any excess R.O.W. property from Dade County to contigu- ous owners to provide greater flexibility in developing adjacent properties. Management Recommendations: These suggestions would be instituted and maintained by The Collaborative • Encourage retail and restaurant owners to expand operations onto sidewalks for displays, sales, seating etc. • Study existing patterns of friendly gath- ering places on Grand Avenue and use streetscape improvements to augment 12417 them where desirable. • Establish a Community Design Center on Grand Avenue to assist property owners and to develop urban design and archi- tectural standards and/or guidelines for future development in West Coconut Grove • Organize a `Grand Avenue Management Association' to guide and oversee retail development, on and off-street parking strategies, and streetscape improve- ments - research potential funding sources: pri- vate taxing district, tax -increment financing, etc. - research similar models of private man- agement associations: Miami Beach, Calle Ocho, Downtown Coconut Grove, etc. • Retain retail planning consultant to pro- vide a plan and sequence of specific retail and office opportunities on Grand Avenue and Douglas Road. • Establish land trust to acquire lots important to future development of Grand Avenue. These include key build- ing sites (i.e. Fuderfas property at Grand and Douglas Road), empty lots of public parking (minimum 100' width), and land appropriate for public use as parks or amenities (i.e. Farmer's Market) • Design a system of small community parking lots scattered along Grand Avenue to support retail and office activ- ity. Provide trees and green edge land- scaping to minimize their interruption of street front and make them pleasant to look at. • Get involved in development of Redevco project @ Grand AveJUS 1 to encourage compatibility with overall vision for Grand Avenue. • Develop a revitalization plan for Ace Theater, including: - Co- venturing with adjacent properties for additional programming - research potential public/private fund- ing sources to subsidize development (City of Miami funds, cultural founda- tion grants, historic preservation grants, community redevelopment grants, etc.) - Produce marketing materials and busi- ness plan to attract potential investors/developers - Research local models of theater revi- talization: Tower Theater (Little Havana), Lyric Theater (Overtown) • Acquire Farmer's Market property at Grand Avenue and Margaret Street and provide infrastructure improvements to make a permanent marketplace. Provide elect/water/sewer service, parking lot at rear, storage building, etc. • Encourage shared parking access ease- ments among private property owners to provide additional off-street parking where feasible. • Support re -use of TIM Club as a tempo- rary quarters for the Gibson School and assist owners in final redevelopment of property to key commercial element on both Grand Avenue and Douglas Road. • Seek opportunities to spur development of Futerfas property into a mixed- uselcommunity friendly building and public square.