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Home My WebLink AboutBig Box Ord 2What we Are Here For • Maintain the character of Coconut Grove as it related to the scale of retailing and its effect on adjacent neighborhoods. • Effects all C-1, SD-2 and SD-1 3 zoned lands within the Coconut Grove NCD. • Limits individual retail establishments to — 70,000 s.f. in C-1 — 55,000 s.f. to 70,000 requires Class II Permit — 20,000 s.f. in SD-2 and SD-13 What we Are Here For • Maintain the character of Coconut Grove as it related to the scale of retailing and its effect on adjacent neighborhoods. • Effects all C-1, SD-2 and SD-13 zoned lands within the Coconut Grove NCD. • Limits individual retail establishments to — 70,000 s.f. in C-1 — 55,000 s.f. to 70,000 requires Class II Permit — 20,000 s.f. in SD-2 and SD-13 What we Are Here For • Maintain the character of Coconut Grove as it related to the scale of retailing and its effect on adjacent neighborhoods. • Effects all C-1, SD-2 and SD-1 3 zoned lands within the Coconut Grove NCD. • Limits individual retail establishments to — 70,000 s.f. in C-1 — 55,000 s.f. to 70,000 requires Class II Permit — 20,000 s.f. in SD-2 and SD-13 What we Are NOT Here For • Not to limit or regulate the development of any single property • Not to limit any particular retailer • Legislative and general to NCD-3 What we Are NOT Here For • Not to limi e the development of any sin • = • ope • Not to limit any particular retailer • Legislative and general to NCD-3 What we Are NOT Here For • Not to limi e the development of any sin • Not to IithJparticuIar retailer • Legislative and general to NCD-3 Where Is It Relevant • In the Coconut Grove NCD, commercial development over the proposed thresholds is possible: • on 5 C-1 sites • on 18 SD-2 sites • on 10 SD-13 sites — based on allowable FAR on assembled contiguous properties Miami -Dade County Human Services Site • 3750 S. Dixie Hwy. • 91,838 s.f. C-1 site • build to 212,141 s.f. Cai Wash / Oil Can Service Site • 3400 & 3490 S. Dixie Hwy. • 47,066 s.f. C-1 site • build to 149,066 s.f. McDonalds Site 3200 South Dixie Highway • 29,250 s.f. C-1 site • build to 88,580 s.f. K-Mart / Milam's Site (proposed Home Depot) • 2999 McDonald Street • 358,633 s.f. C-1 site • build to 728,778 s.f. ElB 1 i�1L ti 1r 27th Avenue Gateway at South Dixie Highway • 2700-20 S. Dixie Highway • 147,397s.f. C-1, SD-11 • build to 462,571 s.f. — w/ ped. overpass bonus, w/o 326,471 s.f. jElEI _kic- `Jul"-- 5 C-1 sites 8 C-1 properties 88,580 to 728,778 s.f. Grand Avenue at Douglas Road, NW Corner • Douglas to Brooker St. • 75,952 s.f. SD-2 site • build to 104,576 s.f. — with parking bonus, 93,183 s.f. without Grand Avenue at Douglas Road, NE Corner • Douglas to Plaza St. • 84,600 s.f. SD-2 site • build to 116,363 s.f. — with parking bonus, 103,673 s.f. without Grand Avenue at Douglas Road, SE Corner • Douglas to Plaza St. • 96,908 s.f. SD-2 site • build to 124,817 s.f. — with parking bonus, 110,280 s.f. without Along Douglas Road, from OakAv. to Grand Av. — 4 sites: • Oak to Frow — West side • 25,425 s.f. SD-2 site • build to 37,762 s.f. — with parking bonus, 33,949 s.f. without Along Douglas Road, from OakAv. to Grand Av. — 4 sites: • Oak to Frow — East side • 30,500 s.f. SD-2 site • build to 44,178 s.f. — with parking bonus, 39,603 s.f. without Along Douglas Road, from OakAv. to Grand Av. — 4 sites: • Frow to Florida — West side • 25,913 s.f. SD-2 site • build to 38,255 s.f. — with parking bonus, 34,368 s.f. without Along Douglas Road, from OakAv. to Grand Av. — 4 sites: • Frow to Florida — East side • 36,000 s.f. SD-2 site • build to 49,733 s.f. — with parking bonus, 44,333 s.f. without a St. NW Corner • Margaret to McDonald — North side • 43,250 s.f. SD-2 site • build to 57,873 s.f. a St. SW Corner • Margaret to McDonald — South side • 52,305 s.f. SD-2 site • build to 70,179 s.f. Grand Avenue at McDonald a St. NE Corner • McDonald to Matilda North side • 84,416 s.f. SD-2 site • build to 111,060 s.f. Commodore Plaza, SW Side • Grand Av. to Main Hwy. • 88,903 s.f. SD-2 site • build to 107,078 s.f. — with parking bonus, 93,743 s.f.without Commodore Plaza, NE Side • Grand Av. to Main Hwy. • 49,154 s.f. SD-2 site • build to 68,931 s.f. — with parking bonus, 61,558 s.f.without Fuller Street, SW Side • Grand Av. to Main Hwy. • 62,562 s.f. SD-2 site • build to 81,549 s.f. — with parking bonus, 72,164 s.f.without Fuller Street, NESide • Grand Av. to Main Hwy. • 28,051 s.f. SD-2 site • build to 46,263 s.f. — with parking bonus, 42,055 s.f.without Coco Walk • Grand Av at Virginia St. • 186,707 s.f. SD-2 site • build to 219,921 s.f. — with parking bonus, 191,915 s.f. without Mayfair • Grand Av, Virginia to Mary St • 107,057 s.f. SD-2 site • build to 153,278 s.f. — with parking bonus, 137,219 s.f. without Mayfair • Oak Av, Virginia to Rice St • 81,560 s.f. SD-2 site • build to 108,606 s.f. — with parking bonus, 96,372 s.f. without Mayfair • Oak Av, Rice St to Mary St • 81,500 s.f. SD-2 site • build to 108,545 s.f. — with parking bonus, 96.320 s.f. without 18 SD-2Sites 130 SD-2 Properties up to 219,921 s.f. 27th Avenue Gateway / Corridor North of Bird Road • 27th Av, 28 Tr. To Cocoanut • 39,456 s.f. SD-13 site 27th Avenue Gateway / Corridor North of Bird Road • 27th Av, Andros to Abaco • 41,102 s.f. SD-13 site 27th Avenue Gateway / Corridor North of Bird Road • 27th Av, Cocoanut to Trade • 59,186 s.f. SD-13 site 27th Avenue Gateway / Corridor North of Bird Road • 27th Av, Trade to Bird Rd. • 101,120 s.f. SD-13 site 27th Avenue Gateway / Corridor North of Bird Road • 27th Av, Inagua to Bird • 30,750 s.f. SD-13 site 27th Avenue Gateway / Corridor South of Bird Road • 27thAv, Bird to Shipping • 59,186 s.f. SD-13 site 27th Avenue Gateway / Corridor South of Bird Road • 27th Av, Swanson to Trapp • 68,620 s.f. SD-13 site 27th Avenue Gateway / Corridor South of Bird Road • 27thAv, Shipping to DayAv. • 63,919 s.f. SD-13 site 27th Avenue Gateway / Corridor South of Bird Road • 27th Av, Trapp to Lincoln • 46,200 s.f. SD-13 site 27th Avenue Gateway / Corridor South of Bird Road • 27th Av, Lincoln to Tiger Tail • 44,769 s.f. SD-13 site 10 SD-13Sites 55 SD-13 Properties up to 135,045 s.f. A Sense of Scale • How do the areas compare: • Mainstreet Retailer 2,000 s.f. A Sense of Scale • How do the areas compare: Mainstreet Retailer - 2,000 S.f • Chain Drugstore 13,000 s.f. A Sense of Scale • How do the areas compare: Mainstreet Retailer - 2,000 s.f. • Chain Drugstore 13,000 s.f. • Large Supermarket — 40,000 s.f. 20,000 s.f. NCD limit for SD-2, SD-13 A Sense of Scale • How do the areas compare: 20,000 s.f. NCD limit for SD-2, SD-13 Mainstreet Retailer - 2,000 s.f. • Chain Drugstore 13,000 s.f. • Large Supermarket - 40,000 s.f. • Home Depot, Target —125,000 + s.f. 70,000 s.f. NCD limit for C-1 A Sense of Scale • How do the areas compare: • Main street Retailer — 2,000 ; .f. • Chai Drugstore 13,000 s.f. • • Large Supermarket- 40,000 s.f. • Hom -Depot, Target s.f. art rcenter 250,000 s.f. Why a Big Box Ordinance • Does not reduce property rights • Supports the City's Comprehensive Plan • Supports EAR findings • It implements the NCD objective (Sec 800.1) • Protects the community from incompatible uses • Reduces traffic • Strengthens the local economy Why a Big Box Ordinance • Does not reduce property rights • Supports the City's Comprehensive Plan • Supports EAR finaings • It implements the NCD objective (Sec 800.1) • Protects the community from incompatible uses • Reduces traffic • Strengthens the local economy supports Comprehensive Plan • Goal LU 1.1.3 the City's zoning ordinance provides for protection of all areas of the City from (1) the encroachment of incompatible land uses; k2) the adverse impacts of future di 1d twicin adjacent areas that disrupt or degrade public health, safety, or natural or man- made amenities; and (3) transportation policies that divide or fragment established neighborhoods. supports Comprehensive Plan • Goal LU 1.1.3 the City's zoning ordinance provides for protection of all areas of the City from (1) the encroachment of incompatible land uses; (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health, safety, or natural or man-made amenities; and (3) transportation policies that divide or fragment established neighborhoods. supports Comprehensive Plan • Goal LU 1.1.7 Land development regulations and policies will allow for the provision of adequate neighborhood shopping, recreation, day care, entertainment, and other neighborhood oriented support activities. supports Comprehensive Plan • Goal LU 1.6.9 the City's land development regulations and policies will establish mechanisms to mitigate the potentially adverse impacts of future development. supports Comprehensive Plan • Goal HO 1.1.7 Control, through restrictions in the City's land development regulations, large scale and / or intensive commercial and industrial land development which may negatively impact any residential neighborhood. Why a Big Box Ordinance • Does not reduce property rights • qi inp^r+s the ri+y's Comprehensive PIar • Supports EAR findings • It implements the NCD objective (Sec 800.1) • Protects the community from incompatible uses • Reduces traffic • Strengthens the local economy Supports EAR Findings Sec 1.C. Protection & Enhancement of Neighborhood Integrity • "Miami's development and redevelopment is presenting a number of unique challenges to its existing neighborhoods, including: the encroachment of incompatible land uses; the lack of appropriate transitions between land uses; changing neighborhood character due to incompatible new development; and the demolition of existing buildings some with perceived or real historic and neighborhood significance." City of Miami EAR p. 54 Supports EAR Findings Sec 1.C. Protection & Enhancement of Neighborhood Integrity • "Miami's development and redevelopment is presenting a number of unique challenges to itc existing neighborhoods, including- the encroachment of incompatible land uses; the lack of appropriate transitions between land uses; changing neighborhood character due to incompatible new development; and the demolition of existing buildings some with perceived or real historic and neighborhood significance." City of Miami EAR p. 54 Supports EAR Findings Sec 1.C. Protection & Enhancement of Neighborhood Integrity • "Miami's development and redevelopment ic presenting a number of unique challenges tt_ existing neighborhoods, including: the ^Mcroachment of incompatible land use the lack of appropriate transitions between land uses; changing neighborhood character due to incompatible new development; and the demolition of existing buildings some with perceived or real historic and neighborhood significance." City of Miami EAR p. 54 Supports EAR Findings Sec 1.C. Protection & Enhancement of Neighborhood Integrity • "Miami's development and redevelopment is presenting a number of unique challenges to its existing neighborhoods, including: the encroachment of incompatible land uses; the lack Df 1..Nt-NrrNrNrinfita +ranci+innc hAhniAAn iqnd uses; changing neighborhood character due to incompatible new development; and the demolition of existing buildings some with perceived or real historic and neighborhood significance." Supports EAR Findings Policy LU-1.1.3 Protection from incompatible uses • EAR recommends to strengthen the policy by adding to the land development code: - transition standards - buffering requirements City of Miami EAR p. 56 Supports EAR Findings Policy LU-1.1.7 Provision of neighborhood shopping and support activities • recommends that the policy more clearly call for well -designed mixed use neighborhoods - range of live / work / shop opportunities - in a walkable area - with a variety of transportation modes Why a Big Box Ordinance • Does not reduce property rights • Supports the City's Comprehensive Plar • Supports EAR findings • It implements the NCD objective (Sec 800.1) • Protects the community from incompatible uses • Reduces traffic • Reduces parking requirements • Strengthens the local economy Implements NCD Objectives • Sec 800.1 The purpose of creating a Neighborhood Conservation District (NCD) is to: - Provide a land use of zoning tool to preserve neighborhood character and promote compatible development by regulating new construction, major alterations / additions to existing buildings. A NCD could ve to implement a neighborhood plan and serve as a catalyst for the rehabilitation of existing buildings. Implements NCD Objectives • Neighborhood character to be preserved is retail scale • Not to protect existing "ugly" commercial structures Implements NCD Objectives • Neighborhood character to be preserved is retail scale • Not to protect existing "ugly" commercial structures Why a Big Box Ordinance • Does not reduce property rights • Supports the City's Comprehensive Plan • Supports EAR findings • It implements the NCD objective (Sec 800.1) • Protects the community from incompatible uses • Reduces traffic • Strengthens the local economy Potential Big Box Sites Abutting R-1 or R-2 (red) • 21 of 33 sites Compatibility • Big Box / Power Center Retail — Large sales floor area with inventory on rack —One brand under one roof —Single building, setback with large open parking in front Compatibility • Big Box / Power Center Retail — Large sales floor area with inventory on rack —One brand under one roof —Single building, setback with large open parking in front Compatibility • Big Box / Power Center Retail — Large sales floor area with inventory on rack —One brand under one roof —Single building, setback with large open parking in front Compatibility 4 Example: r16iS;proposed Home Depot at US-1 & McDonald • Big Box is set back and oriented to the highway, with blank walls and back -of - store operations facing and close to residences and neighborhoods 4-- 4 04 orp *.s-*:tivq4es c7p.h (3 t, 32-7- Id.) 3 22 Ap,:l Ayr bs M. /��•-�Z Compatibility 4 )11 Example: 66 iS;proposed Home Depot at US-1 & McDonald • Minimum buffer for residences on the east with loading bays and truck maneuvering area - facing them 4 4-- -So I''ow.e :lePo? 164.730 L4..KOrr 'Us*, orp fmit �p.Pt POPPICik- Leao(; Z 8 #07 r Cs`.cr.! TV- rad eAkti 22 Ap,:l Ayr bs M. /��•-�Z proposed Home Depot at US-1 & McDonald • Loading area, building supply storage area, and back of store faces neighborhood, and • Delivery truck traffic is forced through the neighborhood (see red arrows) Compatibility Example: 6 ►s„ J,c.aw,. sj 4 Csp.c 3 -"Dr Poo- orp fmit c:41 c7p.h 22 Ap,:l Ayr bs M. /��•-�Z Example: Compatibility I411 - proposed Home Depot at US-1 & McDonald • Loading area, building supply storage area, and back of store faces neighborhood, and • Delivery truck traffic is forced through the neighborhood (see red arrows) silitetr.%.. ,bar4cil- On. ? ot1� }IOW 22 Apw:l Ayr bs M. /��•-�Z instil** IIIIHII1111111IIIIIH 1111111011 11 111 111111111 WITH NI III IINBN 11 YYIY11111111110111 dill I i' �' Compatibility Alternative: • Approximately 87,000 s.f. of commercial space • Mixed use project on 3 blocks totaling 193,000 s.f. land • Building mass broken -up, as required by land development code • Results in very pedestrian, neighborhood oriented built environment Alternative: Compatibility immuen i t ■ i_ "1i i- Ili i ianr■ • Approximately 87,00 s.. o commercial space • Mixed use project on 3 blocks totaling 193,000 s. ICU NU • Building mass broken -up, as required by land development code • Results in very pedestrian, neighborhood oriented built environment Why a Big Box Ordinance • Does not reduce property rights • Supports the City's Comprehensive Plan • Supports EAR findings • It implements the NCD objective (Sec 800.1) • protects the community from incompatible uses • Reduces traffic • Strengthens the local economy Traffic • Small mixed retail can reduce trips: Internal capture in the development Big box uses typically produce more trips / 1,000 s.f. than mixed retail Traffic • Small mixed retail can reduce trips: Internal capture in the development Big box uses typically produce more trips / 1,000 s.f. than mixed retail Traffic • Big boxes generate more trips per 1,000 s.f. than mixed retail - On average 6.01/1,000 s.f. on the p.m. peak - On average 58.59/1,000 s.f. on for a weekday Source: ITE Trip Generation Manual 7th Ed. ITE Land Use 813 Free -Standing Discount Superstore 815 Free -Standing Discount Store 850 Supermaket 854 Discount Supermarket 861 Discount Club 862 Home Improvement Superstore 863 Electronics Superstore 864 Toy / Children's Superstore 865 Baby Superstore 866 Pet Supply Superstore 867 Office supply Superstore 868 Book Superstore 869 Discount Home Furnishing Store Daily PM 49.21 3.87 56.02 5.06 102.24 10.45 96.82 8.90 41.80 4.24 29.80 2.45 45.04 4.50 n.a. 4.99 n.a. 1.82 n.a. 4.96 n.a. 3.40 n.a. 19.53 47.81 4.01 58.59 6.01 Traffic • Small mixed retail can reduce trips - While the big boxes average 58.59 on weekdays and 6.01 in the pm peak - The same amount of space configured as a specialty retail center (814) or a shopping center (820) will average 43.63 for the weekday and 3.23 for the pm peak. - 27% Tess on weekdays, 45% less in the pm peak Source: ITE Trip Generation Manual 7th Ed. Traffic • Small mixed retail can reduce trips — While the big boxes average 58.59 on weekdays and 6.01 in the pm peak — The same amount of space configured as a specialty retail center (814) or a shopping center (820) will average 43.63 for the weekday and 3.23 for the pm peak. — 27% Tess on weekdays, 45% less in the pm peak Source: ITE Trip Generation Manual 7th Ed. Why a Big Box Ordinance • Does not reduce property rights • Supports the City's Comprehensive Plan • Supports EAR findings • It implements the NCD objective (Sec 800.1) • Protects the community from incompatible uses • Reduces traffic • Strengthens the local economy Economy • Large retailers can weaken local economies — No proven employment gains — may eliminate as many jobs as are created — Job market more dependent on single employers — Business decisions are made outside of the community Source: Study, Dr. Kenneth Stone, Iowa State University Economy • Large retailers can weaken local economies — No proven employment gains — may eliminate many jobs as are created — Job market more dependent on single employers — Business decisions are made outside of the community Source: Study, Dr. Kenneth Stone, Iowa State University Economy • Large retailers can weaken local economies — No proven employment gains — may eliminate many jobs as are created — Job market more dependent on single employers — Business decisions are made outside of the community Source: Study, Dr. Kenneth Stone, Iowa State University Adequate Protection • The ordinance protects the scale of character of Coconut Grove Retail, and the residential neighborhoods • Without the need for extraordinary vigilance by the community that Class II permits require Stop Why a Big Box Ordinance • Does not reduce property rights • Supports the City's Comprehensive Plan • Supports EAR findings • It implements the NCD objective (Sec 800.1) • Protects the community from incompatible uses • Reduces traffic • Strengthens the local economy Economy • Large retailers can cost more per square foot to the local government — In a study in Barnstable Massachusetts — Small downtown stores generate a net annual surplus of $326 / 1,000 s.f. (tax revenue minus costs) — Big box stores, strip centers, and fast food outlets generate a net annual defecit of $468 / 1,000 s.f. (tax revenue minus costs) Source: Study in Barnstable Massachusetts, Tischler & Associates Economy • Large retailers can cost more per square foot to the local government — In a study in Barnstable Massachusetts — Small downtown stores generate a net annual surplus of $326 / 1,000 s.f. (tax revenue minus costs) — Big box stores, strip centers, and fast food outlets generate a net annual defecit of $468 / 1,000 s.f. (tax revenue minus costs) Source: Study in Barnstable Massachusetts, Tischler & Associates Economy • Large retailers can cost more per square foot to the local government — In a study in Barnstable Massachusetts — Small downtown stores generate a net annual surplus of $326 / 1,000 s.f. (tax revenue minus costs) — Big box stores, strip centers, and fast food outlets generate a net annual defecit of $468 / 1,000 s.f. (tax revenue minus costs) Source: Study in Barnstable Massachusetts, Tischler & Associates Other Communities with Retail Store Size Caps Cities • Brookside — Kansas City, MO • North Beach — San Francisco, CA • Ashland, OR • Belfast, ME • Burlington, VT • Boxborough, MA • Bozeman, MT • Easton, MD • Hailey, ID • Homer, AL • Lake Placid, NY • Northampton, MA • Rockville, MD • Santa Fe, NM Cities • Skaneateles, NY • Taos, NM • Walpole, NH • Warwick, NY Counties • Coconino County, AZ (Flagstaff) • Talbot County, MD • Tuolumne County, CA Countries • Ireland • Norway Traffic • Higher proportion of pass -by and diverted link trips ITE Land Use Percent Pass -By Trips Mixed Retail Shopping Ctr. (820) 34% Discount Store (815) 1 7% Supermarket (850) 36% Home Improvement Superstore (862) 48% Electronics Superstore (863) 40% Source: ITE Trip Generation Handbook for pm peak period