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SD-24 - SW 27th Avenue Overlay District
Final Report And Recommendations to City Commission
for Meeting of 22, 2004
o July
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-24 Ordinance (as
written), with the following changes to be made on the floor:
a) Add a provision for properties with less than 100 feet in depth (as
measured from 27th Avenue) that the 27th Avenue setback may be reduced
to 5 feet if needed in order to accommodate a liner.
b) Add a provision for properties with less than 100 feet in depth (as
measured from 27th Avenue) that the rear angle be modified from 45
degrees to 63 degrees (as specified in section 907) — while retaining the
maximum 25 foot height — in order to allow these smaller properties to
obtain one more usable floor plate level.
c) Add a provision for properties with 85 feet or less in depth (as measured
from 27th Avenue) to allow a waiver of upper level liner uses if they
cannot be accommodated due to narrowness of property — by Class II
Special Permit.
d) Eliminate from the district those properties along 27th Avenue, on the east
side, with abutting Industrial zoning.
e) Modify the criteria for ingress and egress design so that when access is
located along a street other than 27th Avenue, the curbs are cut in a way
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that directs the traffic toward the major arterial roadway (27`h Avenue) and
away from the adjacent R-1 or R-2 residential areas.
Background
• The Committee met on July 12, 2004. There was general discussion about the
new ordinance and the detailed provisions as well as intent and consequences. An
architectural subcommittee was formed for a follow up meeting and specific
recommendations.
• The architectural sub -committee met on July 14, 2004. A quick study was done
of the block segments which were selected for the overlay. The following
recommendations were made:
o Add a provision for properties with less than 100 feet in depth (as
measured from 27th Avenue) that the 27th Avenue setback may be reduced
to 5 feet if needed in order to accommodate the required liner.
o Add a provision for properties with less than 100 feet in depth (as
measured from 27th Avenue) that the rear angle be modified from 45
degrees to 63 degrees (as specified in section 907) — while retaining the
maximum 25 foot height at the setback line — this is in order to allow these
smaller properties to obtain one more usable floor plate level.
o Add a provision for properties with 85 feet or less in depth (as measured
from 27th Avenue) to allow a waiver of upper level liner uses if they
cannot be accommodated due to narrowness of property — by Class II
Special Permit.
o Make provisions that do not count any liner use provided against the
project with respects to FAR or parking. (This recommendation was
rejected by the Planning and Zoning Department in that the commercial
parking would then have to be accommodated in the residential area and
could result in a negative impact.)
o Eliminate from the district those properties along 27th Avenue, on the east
side, with abutting Industrial or R-3 zoning. (This recommendation was
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modified by the Planning and Zoning Department to include only
properties abutting Industrial zoning).
• The final meeting on July 20th was used to discuss these recommendations and
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design criteria to minimize traffic intrusion into the lower density adjacent
residential areas.
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