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HomeMy WebLinkAboutItem #07 - Discussion ItemFROM: Joseph'R. Grassie City Manager Jim Reid, Director Planning Department SUMMARY ''F \11A^AI, oATE: July REFERENCE:, On July 5th, the County Commission approvedrequests which permit the continued use of existing facilities and/or uses presently recognized in existing, lease agreements tto perStadium ulodrome area and denied the City of Miami applicationl carmit a8-elo) . located in the Marine Stadium parking area'(app BACKGROUND For several years it has been a matter of Commission policy to constructa Velodrome within the City of Miami. Parks for People bond, funds have been set aside for this construction. The issue of an appropriate site for the Velodrome has, been a matter of continuing concern to the Commission In 1975,:- the eCommission rejected a proposed site in Bicentennial Park and subsequently in 1977 requested ;a re-evaluation of possible locations for , the Velodrome. After reviewing the feasibility of various siteSit was .�decided .to Pursue .:a. location ,"on Virginia Key.intus parki area: serving the Marine Stadium. ; ".In 1978, an application filed with the County to permit a Velodrome on City -owned land within the County:; as part of the Marine Stadium ;Complex. The. zoning application was reviewed by the County Development Impact Committee whorecommended denial of the Velodrome project Sub- sequently, at a public hearing held on''July 5th, the Board of CountyCOmmissioners voted 5-3 to deny the Velodrome application. The concerns of the Commissioners, the general public, and the Development ;Impact Committee, related to: the difficulty of access to facilities n Virginia Key and Key Biscayne, the loss of some of the existing parking as the result of Velodrome construction the lack of restroom facilities within 200' (it was proposed that the Velodrome users would use. the, Marine Stadium restroom facilities 700' away). and the question o whether 0 the Velodrome represented /'SC DJ'.i/'0 A/ Joseph`R. Grassie 197,9 a "marine or allied use" as specified in the. deed `conveying ",properties to.the City of Miami on which the Marine Stadium had been constructed. The application was presented by the City of MiamiPlanning Department, proponents included a Mr. Avalon an official representing cyclists and three citizens from. Key Biscayne spoke on behalf of the opponents. Afterthe testimony by the public, the Commission deliberated and voted 5-3 to deny the Velodrome request. r MEMORANDUM „i ,,, July 5, 1979 TO: Honorable Mayor and,�l�gmbers;,t .,, ,.�:,,,.� CEO 1 DATE: Board of County Comrini sinners .3 Request UNUSUAL USE Stadium. (2) UNUSUAL USE to permit a recreational facility; to wit: (3) SPECIAL EXCEPTION to permit night lighting for the above mentioned velodrome. (4) NON-USE VARIANCE OF ZONING REGULATIONS requiring gaccessory v lodrome uses to bie behind the principal building; to waive same. tope proposed front of the principal building (stadium). NON-USE VARIANCE OF ZONING REGULATIONS as applied to off-street parking requirements to permit 1,072 parking spaces (2,953 spaces required).. (6) NON-USE VARIANCEOF ZONING `REGULATIOtN t requiring no spr parking ithinhin 25' of anofficial right-of-way; to waive same to parking of the official right-of-way of the Rickenbacker Causeway. (7) UNUSUAL USE to permit the outdoor storage ofrowing hulls fora rowing club on the northeasterly portion, of subject property. (8) UNUSUAL USE to permit the maintenance a marina support; facilities including: a) outdoor boat racks b) outdoor boat and boat trailer storage c) boat hoist d) boat ramp e) fueling services f) general repairs and servicing of boats g) concession restaurant with outdoor patio area h) sale of marine hardware and supplies i) launching services of all kinds j) sale of new and used boats and motors k) rentals of motorized and sail craft, including jet skis 1) sale of nautical gifts and sundries m) other related services (9) NON-USE VARIANCE OF ZONING REGULATIONS requiring all off-street parking areas to be hard surfaced or paved; to waive same to permit a parking area on the northwesterly portion of subject property to be on natural terrain. Recommendation Recommendation on Application 1/78-536 City of :Miami the ' Marine Denial without prejudice velodrome. the Approval of requests (1), (5), (6), (7), (8) and (9). . These requests simply permit the. continued. use of existing facilities and/or' uses . presently recognized in existing lease. agreements. Summary With theexception of the Velodrome, the majority of the above requests are simply for the purpose of legally acknowledging existing uses within the Marine Stadium Complex. The only substantive request is that of the Velodrome. The Council strongly supports the justification for such a facility in the Miami area; however, the Virginia Key location is neither. easily accessible nor well suited geographically. Furthermore, utilization of IIII111IIIIIIIIIII IIIIIIIIIIIIIIIII 1111111011 mi•d wale V. Virginia Key has been directed towards marine oriented uses. A Velodrome is not consistant with such uses. While the facility is not in conflict with the Comprehensive Development Master Plan, staff feels this limited land resource could possibly be put to better future uses. The Executive Council strongly feels that a facility of this magnitude should contain permanent restroonn facilities " for ; patrons. The City's ; proposal to utilize existing facilities within the Marine Stadium some 700 feet away is not satisfactory. The Marine Stadium presently exists with insufficient on -site parking. The construction of a Velodrome would eliminate approximately " fifty (50) parking spaces. While the Council feels that organized parking within .theswale of Rickenbacker Causeway could adequately handle overflow parking, the loss of these 50 spaces further aggrevates an already undesirous situation. Finally, the maximum utilization of such a facility is certainly most desirous from the standpoint of revenue potential and participant use. The unavailability of this facility for major events at peak traffic periods or when the Marine Stadium is in use could "limit the potential for this needed facility at this location. The Executive Council feels that such a facility would be far better suited located on a mainland site which does not possess these inherent problems. This facility, as presently proposed, severely limits its public benefit potential. Background This request concerns a 29.0 acre parcel of land located on the northeast side of Rickenbacker Causeway on Virginia Key. The north sixty (60) feet of this land area is in the corporate limits of the City of Miami, whereas theremainder of the parcel is in unincorporated Dade County. This boundary line bisects the Marine Stadium facility itself. Numerous other marine oriented uses associated with the Marine Stadium, Marine Biscayne, and rowing club have been committed by the City for adjourning parcels. In addition to the Velodrome, this request also seeks approval of the existing Marine Stadium as wellas all other uses now existing or allowed within existing leases for this property. All uses now existing are considered non -conforming according to the Dade County Code. This request is an attempt to correct this procedural oversight. The public records of Dade County indicate that on November 19, 1948 a strip of land 660'`in width and parallelling Rickenbacker Causeway was deeded to Dade County. On March 12, 1963, at the request of the City of Miami, the Board of County Commissioners deeded this same property back to the City, but restricted its use to ". . .a marine stadium and allied purposes only..." This property has remained as a marine stadium since 1963 and no subsequent hearings have been held regarding this tract. The City of Miami is seeking to construct a Velodrome, or bicycle racetrack, in the southeasterly corner of the existing parking lot of the Marine Stadium. The applicant has indicated that the track will consist of a concrete 250- meter track within a bermed earth oval with bleachers to accommodate approximately 200-800 spectators. Standing or private lounge chair seating capacity for an additional 1,000 persons will be provided around the perimeter spectator apron. Parking facilities at the Marine Stadium are to be utilized also for the Velodrome. The construction of the facility itself will result in the elimination of approximately 175 parking spaces. All competitive events scheduled for the Velodrome are proposed to take place during the weekdays rather than on weekends. Competitive events would be. scheduled after 7:00 P.M. in the evening. Activities at this facility are to include individual and team practice as well as state, regional, national, and international'championship: races. The City has stated an intent to preclude simultaneous use of both the Marine Stadium and the Velodrome time. It is proposed that the sanitary facilities of the Marine Stadium be utilized for Velodrome events. These facilities are over 700' from the Velodrome site. Comments and Major Concerns Ordinance < Number 75-47 charges the Developmental Impact Committee to address applications withrespect to: (I.) Conformance . with all Applicable Plans; . (II.) Environmental Impact; (III.) Impact on. the "Economy; (IV.) Impact on Essential Services; and (V.) Impact: on Public Transportation Facilities and Accessibility. 1 The following comments address these specific charges with regard to the subject application: Conformance with all Applicable Plans Relevance to the Comprehensive Development Master Plan Part I - Metropolitan Development Policies. The timing, location and construc- tion of major public investments should be made only after -a thorough evaluation of their impact on related facilities. Part II'- Environmental Protection Guide. The causeway on Virginia Key is in the, development zone and shall pose no major obstacle for development. The proper handling of surface water run off would be the primary concern relative to the site. Part III - Metropolitan Development Guide. The metropolitan development pattern notation for the causeway site is Parks and Recreation. There is no conflict of purpose in this respect. However, a statement of purpose as expressed by the Virginia Key Land Use Committee more specifically recommended marine -oriented recreational uses for Virginia Key. This was evidently the intent when the Board of County Commissioners deeded the Marine Stadium parcel to the City of Miami in March, 1963, wherein the deed of conveyance was made "-upon the express condition that the land hereby conveyed shall be perpetually used and maintained for the operation of a marine stadium and allied purposes only." The County Attorney's office has informed: the Council that :-this deed restriction can be interpreted to permit the proposedVelodrome. Six -Year Capital Improvement Program The subject application (which includes the Marine Stadium and Velodrome projects) has been reviewed with regard to its existing and proposed uses and geographic location . as related to the availability of public services as provided through the County's systematic program for capital improvements. • This program as indicated in the Dade County Six -Year Capital Improvements Program, . has - been formulated to correspond with the Comprehensive Development Master Plan of 1975, as amended, so that public services resulting from capital project implementation are phased with urban growth patterns, as delineated in the Metropolitan Development Pattern Map of the Plan. The subject application is located inside an area where provisions have been made for the delivery of necessary services as typically provided through the capital improvements program. II. Environmental Impact The subject 29.0 acre parcel is located within the Intracoastal Waterway drainage , basin. There is an existing drainage system which serves the Marine Stadium, however flooding problems are indicated in this area during severe storm events. Due to the lack of drainage information provided, staff is unable to state that the apparent drainage problems can be resolved. The surface water quantity and surface water quality impacts of the existing and proposed development will be addressed by the Dade County Department of Environmental Resources Management (DERM). This Department will review plans for stormwater disposal from the entire property taking both water quality and water quantity into consideration. Drainage from the property should be directed away from the adjacent bay waters towards swale areas for infiltration through the soil or towards sub -surface 'drainage structures for more positive disposal into the groundwaters. The subject parcel may qualify for a General Permit from the South Florida Water Management District pursuant to Chapter 16K-4.021, Florida Administrative Code, provided that all conditions contained in this Chapter which pertain to projects in Dade County are met. A Notice of Intent to Construct Works should be completed by the applicant and sent to the South Florida Water Management District 30 days prior .to construction of this proposed project, if approved. This Notice will serve as the permit unless the applicant is otherwise notified. It is recommended that the applicant apply for a General Permit after approvals have been obtained from the Board of County Commissioners for the subject Velodrome and from D.E.R.M for the drainage system of this project. The construction of the Velodrome will cause the displacement of several trees located in the area currently designated for Marine Stadium parking. These trees should be preserved by relocating them in those areas to be landscaped as part of the overall complex. Plan review of all landscaping and tree related activities will be required and tree removal permits may be required in some cases. In summary, staff finds no significant environmentalato mpact cntto be oned'caused edrby. tare his project and offers no objections, provided the addressed by the application. Impact on the Economy The fiscal impact of this project is expected to be minimal. The property is presently tax-exempt and will remain so after the construction of the Velodrome. If the extra traffic creates a problem the County will incur the costs of an extra police officer - $25,000. At the sarne time, extra revenues, from tolls, would be forthcoming, although the amount is:indeterminant. The impact on the economy is expected to be ;,positive, although it will depend on the support and maintenance that the City of Miami provides to the Velodrome. If successful, regional and international events will be held, consequently attracting tourists to the area. Also, there will be construction employment generated which will add to its possible positive impact on a one-time basis. IV. Impact on Essential Services Potable Water and Sewer Service The Miami -Dade Water and Sewer Authority (WASA) currently provides these services to the Marine Stadium. The Velodrome being located in a section of the stadium parking lot could be serviced by the extension of these services. The intent expressed by the applicant is to initially construct the Velodrome without ` rest room facilities, with such facilities to be built as funds are available. The closest rest room facilities would therefore be those in the Marine Stadium located approximately 700 feet away. (The South Florida Building Code recommends that such facilities be located within 200'.) The Department of Environmental Resources Management is concerned that this may create a situation where portable/temporary facilities would be utilized as an added convenience during certain special events. Such an arrangement is not. desirable. Police Service Police service is provided by the Central District Substation located at 1320 N.W. 14 Street. Current response time is 3.2 minutes for emergencies and 11.0 minutes for routine service calls. The average response times for all districts are 3.9 minutes and 10.6 minutes respectively. A report by the International Association of Chiefs of Police indicated, that a response time of two minutes or less is required to achieve a 75 percent probability of capturing an assailant or perpetrator of a crime in progress. Five minutes or less is recommended for routine service calls. During the month of October, 1978, Central District personnel , answered 3,689`calls for service. The longest delay in responding to an emergency call was 5 minutes. • The Central District operated with 109,patrol ,officers using .40 marked and 16 unmarked police vehicles. The District is responsible for delivery of police service in an area of 12 square miles. Fire Service The proposed development is approximately two minutes response time from Fire Station, #15 located at Two Crandon Boulevard.. A three minute response time is desired for the proposed use. Equipment consist of one ladder and one rescue van. The Miami -Dade Water and Sewer Authority can supply the necessary fire flow. Schools This application will not impact the Dade County School System. Parks The proposed velodrome bicycle track is located south of the Marine Stadium within the existing fenced parking area along Rickenbacker Causeway. Since a velodrome does not generate residential population, Park and Recreation standards toward spatial requirements are not appropriate. Bicycling popularity has grown in Dade County to over 500,000 bike riders. In the last five years, County bikedealers at over half ofhave sold an 3the population verage of 0�ill be new bikes per year. Projections indicate bicycle riders by 1980. From this multitude of recreational bicyclists come competitive riders. Competitivebeebike .limited racing hatos Road Ra es►enciandnBicycle increases in popularity but has Motorcross. Due to the lack of a facility, track races are unable to be conducted in Dade County. Dade County Park and Recreation Department agrees a.v lode a f ome would d be an asset to the bike racing community in Dade County. lintsuch- as the Pan could be utilized to the extent of international competition s American Games or as a training. facility for the .United States Olympic Team. The specific question of . to be answered.me Seve�aldother sitese Uhave cted within Dade County still remain :`: been proposed as well as rejected for various reasons. At least one other group is interested in constructing a velodrome in Dade County and while a site is available, there are insufficient funds for construction. After review and analysis on the proposedvelodrome plans, the Park and Recreation Department makes thefollowing recommendations and points for consideration: The plan indicates the velodrome as a single usefacility. should dlesso of budgetary limitations, comprehensiveplanning consideration for.. multiple use. Many velodromes across the country install.football/soccer fields and special event areas. The Virginia Key site does not need these type of facilities. The Park and Recreation Department would recommend a Bicycle Motocross (BMX) course as a compatible multiple use. BMX areas in the County usually conduct race events twice a month and have between 150-250 riders per race. The area within the track is sufficient to accommodate a BMX course. A sprinkler system would be mandatory for a BMX area. As currently indicated, the infield is designed to anbe stud.igDn system to the environmental characteristics of the caul y, would greatly enhance the growth of the sod. Further, the drainage has a .003 slope whereas a slope of .02 is required in turf areas. The grade at the top of the drain' cover is not acceptable and will result in ponding of the infield. There is no information concerning the "drain to existing ditch". International rules require a 333.3 meter track. However, a 250 meter track would be acceptable and better suited for spectators. Track width is recommended at 23 feet. The proposed plan calls for 20 foot wide track; which could.cause some crowding on the 39° curve. use of the reduced length, it was necessary to increase the degree of the curves. The 39° curve is definitely not suitable for novice and beginning riders. The plan specifications call for 2" wide lines to be painted on the track. ` Rules require the lines to be 3" wide. The city has acknowledged the suggestions and plans are being modified. Rest rooms, drinking water and concessions are located in the Marine Stadium - 700' from the bleachers. This is too far for racers and spectators to walk; across a parking lot. Further, after the gates to the parking lot are open, for access to the velodrome there is no security to restrict access to the rest of the Marine Stadium. Lockers, first aid facilities and bike racks should also be considered. Impact on Public Transportation Facilities and Accessibility The following comments relate to the impact of the proposed development on the traffic conditions in the area of the subject property. Under Sec. 33-124(e) of Chapter 33 of the Code of Metropolitan Dade County, Florida, "there shall be provided on -site a minimum of one parking stall for each four seats of fixed seating." The stadium presently contains 6,600 seats; therefore, a minimum of 1,650 parking stalls are required. 'However, there are currently only about 1,200 parking stalls. The deficiency is noticeable throughout the year when major events occur atthe stadium and the overflow parking is located in the swale area of Rickenbacker Causeway. This "swale area" parking, if organized, could accommodate an additional 500-600 cars. While not the most desirable, staff feels that all overflow parking could be handled. Using data from existing velodromes around the country, approximately 3,750 patrons may be expected to attend major racing events. Based on an average of four patrons per vehicle, there would be a requirement for 933 parking stalls. For Velodrome events, existing parking within the fenced area is adequate. The hours of use for the Velodrome are critical. Any activities scheduled for the daytime on weekends may add significantly to the peak/period peak direction Causeway traffic, and certainly will add to the daily traffic whether there is a "Marine Stadium" event or not. Scheduling of events should strictly be planned to have both ingress and egress traffic during off-peak periods. The tentative schedule provided,while rather limiting if adhered to, would avoid such critical time periods. The Public Works Department made the following comments at the Developmental Impact Committee meeting for th is project on December 13, 1978. . The Public Works Department would like to see the entire area as defined by the original conveyance (from Dade County to City of Miami) platted. This platting would make it easier to clarify and define future problems as to permits, leases, conveyances, percentages of use, and relationship of uses. However, as long as this facility is not being leased, platting cannot be required of this site. It was noted in the meeting that there were existing leases within said original area of conveyance, some being short term at least one being a 30 year lease. If there are existing long term leases without the benefit of a record plat it is possible that these divisions of land are in conflict with Chapter 28 of the Code of Metropolitan Dade County and should be platted. If this be the case it is the . Public Works Department's recommendation that the entire original site be platted in such a manner as to eliminate any conflict with said Chapter 28. Any driveway modification to the existing site will require Public Works Department approval as well as approval from the causeway consultant (Greiner and Associates). Respectfully submitted, DIC EXECUTIVE COUNCIL Dennis I. Carter, Chairman Colin' A. Morrissey, Department of Environmental Resources Management( William NI. Powell, Public Works Department Kenneth W. Schang, Building and Zoning Department Reginald R. Walters, Planning Department