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HomeMy WebLinkAboutfinal reportTo: Honorable Mayor and Members Date: April 26, 2004 of the City Commission Subject: Transmittal of SD-9 Biscayne Boulevard Report for Special Commission Meeting of April 29, 2004. The attached is a copy of the Final Report and recommendations prepared by the Planning and Zoning Department regarding the SD-9 Biscayne Boulevard Zoning Amendment This is being transmitted to you as additional back up for the Special City Commission of April 29, 2004. SD-9 Biscayne Boulevard North Overlay District Final Report And Recommendations to City Commission for Special Meeting of April 29, 2004 RECOMMENDATION: Based on the report below, the Planning and Zoning Department respectfully recommends the following course of action to the City Commission: 1. Proceed with adoption (on second reading) of the new SD-9 Ordinance that mandates height limits of 85 and 95 feet (as written), with the following (more liberal) changes to be made on the floor at second reading: a) increase the allowable height to 120' for the two areas located along the west side of Biscayne Boulevard as described in the report below (i.e. the mega -block located on the west side of Biscayne Boulevard from NE 39th Street up to a line which runs in a westerly direction from the southerly right-of-way line of NE 50th Terrace, as extended to the west; and the 79th Street area, located along the west side of the Boulevard from 79th Street in a northerly direction to the city limits. b) allow properties with an SD-9 designation that are over 150 feet in depth (as measured from Biscayne Boulevard) a maximum height of 120 feet, even if they are adjacent to R-1 or R-2 zoning, only if such depth is sufficient to provide a maximum height of 25 feet at the rear of the property with a 45 degree angle height limitation (from a height of 25 feet at the rear and sloping towards Biscayne Boulevard - see sketch). 1 2. File for Planning Advisory Board consideration, an immediate amendment to consider the following (more restrictive) amendments: a) For SD-9 properties which abut an R-1 or R-2 District, institute a 25 foot height limit at the rear of the property (instead of the 40 proposed) from which buildings have to be located under a 45 degree angle height from that line. (See sketch); this will specifically reference that Biscayne Boulevard shall be considered the front. b) For SD-9 properties which abut R-3 or more liberal districts, amend the rear height limitation so that buildings have to located under a 45 degree angle height as taken from the 40 foot height limit at the rear (instead of the current approximately 60 degree requirement); this will also specifically reference that Biscayne Boulevard shall be considered the front. (See sketch). c) Amend parking requirements to institute parking reductions for adaptive reuse of existing structures and for restaurant and retail uses within mixed use structures. 3. Instruct the Planning and Zoning Department to work with a consultant to write a voluntary TDR Ordinance for the area as a pilot project with a six month period in which to come back to the City Commission with either an ordinance or a report. Background • The Committee met for the first time on March 24, 2004. General discussion about mission and parameters for making recommendations to the Planning Director were discussed. Presentations on issues involving Private Property rights Act and Transfer of Development Rights (TDRs) were set up for the following meeting. 2 • The Committee next met on March 30, 2004. The Committee listened to the presentations that were made and selected those portions of the Boulevard that should be looked at more closely for consideration of a 40 foot height limit with TDRs. It was agreed that higher limits were appropriate for certain segments. These segments were: the "mega -block" — i.e. west side of Biscayne Boulevard from approximately NE 39th Street to approximately NE 50th Street; and the west side of Biscayne Boulevard from the 79th Street Biscayne Shopping Center area north. The blocks identified as being candidates for lower heights were referred to an architectural subcommittee for more specific review and recommendations. • The architectural sub -committee met on April 6, 2004. A quick study was done of the block segments which were selected as the blocks to be protected because of their proximity to "R-1" and "R-2" zoning classifications (which carry with them a 25 foot height restriction). • It was determined that if a 40 foot height limit was placed on these blocks, the resulting FAR which would have to be made eligible for transfers under a Transfer of Development Rights (TDR) Ordinance could be approximately 1 million square feet or more. It was also found that the 40 foot height limit recommended was not as workable as 50 feet in order to accommodate required parking. • It was found that the approximately 1 million square feet of transferred development rights would no be able to be accommodated solely on Biscayne Boulevard without seriously impacting the lower density envisioned for the Boulevard by the Biscayne Corridor study. With other height limitations as maximums, there may be insufficient ability to use the 1 million square feet and this could jeopardize the ability of the TDR to be effective. • It was found that certain segments of the remaining blocks (not abutting "R-1" or "R-2" zoning — and located in areas of the Boulevard where the character was more intense) should be allowed additional height (beyond the suggested 85'- 95'). These segments were: the "mega -block" — i.e. west side of Biscayne Boulevard from approximately NE 39th Street to approximately NE 50th Street; 3 and the west side of Biscayne Boulevard from the 79th Street Biscayne Shopping Center area north. The proposed height was 120 feet. • It was found that rather than the 40 foot height limit at the rear of the properties, with the required step -back toward the boulevard; a 25 foot height limit with a required 45 degree step back would better protect the light and air flow to the abutting residential properties and neighborhoods. • The following alternatives were discussed as recommendations to consider; they are ranked in order: 1. Proceed with the new SD-9 Ordinance that mandates height limits of 85 and 95 feet (as written), with the following changes: 1) increase the height to 120' for the two areas described above (the mega -block and the 79th Street area); and 2) institute a 25 foot height limit at the rear property line (instead of the 40 proposed) from which buildings have to be located under a 45 degree height from that line. (See sketch). o Enact a TDR Ordinance that limits the height of the "protected" blocks to 50 feet (5 stories), with an 85'-95' height limit for the rest of the Boulevard — except the mega -block and the 7961 Street segment described above, which should be allowed 120 feet in height — and then allow TDR's onto the 85'-95' segments (recipients) up to a maximum height of 120 feet. This option includes the 25 foot height limit at the rears with the 45 degree angle height limit. • A third option was placed on the table for discussion which was essentially the TDR option described above, however, recommends that the rest of the city be included as "recipients" of the projected TDRs. This option is not being presented for official consideration yet since it involves other Commission districts and has not yet been fully studied for impact. • The final meetings were used to discuss all of these options. 4 tr C PROPOSAL 45 °AND HEIGHT REDU CTION IN REAR ABUTTI R 1 AND R 2 nor �I 120' C IGkT LIMIT 45 o AND 10 FE F O R ABUTTJ 40' 120' CITY OF MIAMI - D E P A K 1' .\I E N T U tM P L A N N l N c: AND L O N I N '-; - c, K n ,\ N U C J l UN L l% l a 1. i., N REAR HEIGI-IT LIMITATIONS ILLUSTRATIVE CROSS SECTIONS - 4/19/2004 100 FEET DEPTH 150 FEET DEPTH ON FOR REAR OF BUILDINGS 63 ° AND 10 FEET SETBACKS EXISTING REGULATIONS I � Li- Lim IP Lj Ji tt 1 y 1 I f l l0' l0' - ' _-'--10' 10' ;0' 100' ---- 150' i SETBACKS G R-3 AND HIGHER _ .