HomeMy WebLinkAboutBig Box Ord 2 for printWhat 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 0-1, 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 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
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
Where Is It Releva
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Human Services Site
• 3750 S. Dixie Hwy.
• 91,838 s.f. C-1 site
• build to 212,141 s.f.
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Where Is It Relevar
\` Car Wash / Oil Can Service
Site
• 3400 & 3490 S. Dixie Hwy.
• 47,066 s.f. C-1 site
• build to 149,066 s.f.
Where Is It Relevar
4
McDonalds Site
3200 South Dixie Highway
• 29,250 s.f. C-1 site
• build to 88,580 s.f.
Where Is It Relevar
1
,K-Mart / Milam's Site
(proposed Home Depot)
• 2999 McDonald Street
• 358,633 s.f. C-1 site
• build to 728,778 s.f.
Where Is It Relevar
•
4
\ ` 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.
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Where Is It Relevan
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• 5 C-1 sites
8 C-1 properties
88,580 to 728,778 s.f.
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Where Is It Relevar
•
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
Where Is It Relevar
•
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
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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
Where Is It Relevar
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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
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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
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'O a k Av. to Grand Av. — 4
sites:
• Frow to Florida — West sid
• 25,913 s.f. SD-2 site
• build to 38,255 s.f.
— with parking bonus, 34,368 s.f. without
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AlongDouglas Road, from
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'O a k Av. 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
Where Is It Relevar
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Grand Avenue at McDonald
St.
NW Corner
• Margaret to McDonald —
North side
• 43,250 s.f. SD-2 site
• build to 57,873 s.f.
Where Is It Relevar
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Grand Avenue at McDonald
St.
SW Corner
• Margaret to McDonald —
South side
• 52,305 s.f. SD-2 site
• build to 70,179 s.f.
Where Is It Relevar
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Grand Avenue at McDonald
St.
NE Corner
• McDonald to Matilda
North side
• 84,416 s.f. SD-2 site
• build to 111,060 s.f.
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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
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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
Where Is It Relevan
Fidler 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
Where Is It Relevar
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Fuller Street,
NE Side
• 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
Where Is It Relevar
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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
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-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
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-Mayfair
• OakAv, 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
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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
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130 SD-2 Properties
up to 219,921 s.f.
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27th Avenue Gateway /
Corridor
North of Bird Road
• 27th Av, 28 Tr. To Cocoanut
• 39,456 s.f. SD-13 site
Where Is It Relevar
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27th Avenue Gateway /
Corridor
North of Bird Road
• 27th Av, Andros to Abaco
• 41,102 s.f. SD-13 site
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27th Avenue Gateway /
Corridor
North of Bird Road
• 27th Av, Cocoanut to Trade
• 59,186 s.f. SD-13 site
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27th Avenue Gateway /
Corridor
North of Bird Road
• 27th Av, Trade to Bird Rd.
• 101,120 s.f. SD-13 site
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27th Avenue Gateway /
Corridor
North of Bird Road
• 27th Av, Inagua to Bird
• 30,750 s.f. SD-13 site
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27th Avenue Gateway /
Corridor
South of Bird Road
• 27thAv, Bird to Shipping
• 59,186 s.f. SD-13 site
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27th Avenue Gateway /
Corridor
South of Bird Road
• 27th Av, Swanson to Trapp
• 68,620 s.f. SD-13 site
Where Is It Relevar
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27th Avenue Gateway /
Corridor
South of Bird Road
• 27thAv, Shipping to DayAv.
• 63,919 s.f. SD-13 site
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27th Avenue Gateway /
Corridor
South of Bird Road
• 27th Av, Trapp to Lincoln
• 46,200 s.f. SD-13 site
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27th Avenue Gateway /
Corridor
South of Bird Road
• 27th Av, Lincoln to Tiger Tail
• 44,769 s.f. SD-13 site
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10 SD-13Sites
55 SD-13 Properties
up to 135,045 s.f.
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Total of 33 Sites
Total of 193
Prnnrfis
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
2,000 s
• Chai
13,000
• Larg:
40,000
• Hom
125,00(
• Wairi
Supe
street Retailer -
.f.
1 Drugstore -
s.f.
Supermarket —
s.f.
Depot, Target
)± s.f.
part
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
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.
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
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
City of Miami EAR p. 57
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 serve 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
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Compatibility
1
4
Potential Big Box Sites
Abutting R-1 or R-2 (black
• 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
Example:
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
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Example:
proposed Home Depot
at US-1 & McDonald
• Minimum buffer for
residences on the
east with loading
bays and truck
maneuvering area
facing them
Compatibility
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Example:
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)
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Compatibility
,A/
Example:
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)
t.
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Alternative:
Compatibility
Sunset Drive Elevation
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SW 73rd Street 1 ;,levation
Compatibility
• 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
Compatibility
Approximately 87,001 s.. o 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
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
Daily PM
813 Free -Standing Discount Superstore 49.21 3.87
815 Free -Standing Discount Store 56.02 5.06
850 Supermaket 102.24 10.45
854 Discount Supermarket 96.82 8.90
861 Discount Club 41.80 4.24
862 Home Improvement Superstore 29.80 2.45
863 Electronics Superstore 45.04 4.50
864 Toy / Children's Superstore n.a. 4.99
865 Baby Superstore n.a. 1.82
866 Pet Supply Superstore n.a. 4.96
867 Office supply Superstore n.a. 3.40
868 Book Superstore n.a. 19.53
869 Discount Home Furnishing Store 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
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
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