HomeMy WebLinkAboutCC Master Plan Development StandardsRecommendation for Master Plan Development Standards
for the Coconut Grove Rapid Transit Zone
REQUEST
In accordance with Chapter 33C-2(D) of the Code of fvliami-Dade County ('MDC Code"), this
application seeks approve!of oeveiopment standards for the Coconut Grove Rapid Transit Zone
site. The 5.18-acre site contains an area for the potential development of a mixed -use muiti-family
development. The subject property is located west of SW 27 Avenue, east of SW 29 Avenue and
between SW 27 Terrace and US1 in the City of Miami. The entire site lies within the Rapid Transit
Zone as provided for in Chapter 33C of the Code of Miami -Dade County.
RECOMMENDATION
Adoption, by the City of Miami Commission, of the following master plan development standards for
the Coconut Grove Rapid Transit Zone station site.
BACKGROUND
This site is the subject of a 30 year lease between the applicant and Miami -Dade County with two
automatic 30 year renewals. The development program within the lease consists of a 19 story mixed -
use transit center with 23,000 square feet of ground floor retail, a 19 story office building with 11,000
square feet of ground floor retail, a 611 space parking garage and 220 market residential units, a 500
space parking garage, 157,500 square feet of office space, a one story 30,000 square foot
supermarket and 201 surface parking spaces. In addition, the lease requires that the developer obtain
the necessary land use approvals. The lessee has proposed standards for development attached
hereto.
The Miami -Dade County Planning and Zoning Department and other county departments and
municipalities have reviewed pertinent parts of the lease, the lessee proposed development standards.
and the applicable provisions of Inc Comprehensive Development Master plan pertaining to Urban
Centers and Metrorail station sites, The County has proposed alternative Development Standards.
The standards recommended by the Rapid Transit Developmental impact Committee (RTDIC) will be
submitted to the City of Miami for final approval and wilt serve as the standards governing future
development of the Coconut Grove Station Site including subsequent site plan approvals submitted by
the lessee.
C',crnmentz; from both County and CT?' depe:Irnenta! staff regardinc the site development standards
ere received and then reVesi,fed by the RTDIC Executive -Council, As a result of the RTDiC review,
ohanciee. have been inccrporated into the station site master plan development standards submitted by
'the applicants The fok,winc sl-ancarcis are recommended hv the RTD1C:
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Coconut Grove Rapid Transit Zone
Development Standards
(A) Purpose and intent:
The purpose of these development standards is to provide guidelines governing
the use, site design, building mass, parking, circulation, and signage for all non-
Metroraii development in the Coconut Grove Rapid Transit Zone Site (the "Site")
with the intent of fulfilling the goals, objectives and policies of the County's
Comprehensive Development Master Plan urban center text. Uniess specified to
the contrary. these Regulations supersede all conflicting requirements in Chapter
33 and Chapter 18A of the Code of Miami -Dade County ("MDC Code").
(8) Boundaries: These Standards shall apply to the development in the Coconut
Grove Metrorail Station area: West of SW 27th Avenue, East of SW 29th Avenue
and between SW 27 Terrace and US-1, more specifically described as: Tract A
as described on the Plat of Coconut Grove Station, as recorded in Plat Book 127,
Page 85, of the Public Records of Miami -Dade County, Honda.
(C) Definitions: Terms used in this section shall take their commonly accepted
meaning unless otherwise defined in Chapter 33 or Chapter 28 of the MDC
Code, or already defined herein. Terms requiring interpretation specific to this
section are as foliows:
(1) arcade/colonnade: A roofed structure, extending over the
sidewalk, open to the street except for supporting columns and
piers. An arcade/colonnade's depth shall be measured from face
of column to face of building and should have a minimum of 10'.
(2) block: A combination of building lots, the perimeter of which abuts
streets.
build -to -line: A line parallel to the block face, along which a
building shall be built.
(4) building height: A limit to the vertical extent of a building
measured in stories above grade, not including chimneys,
antennas, elevator shafts, mechanical rooms or other non -
habitable areas.
(5) civic uses: are designated as places of assembly for social,
cultural, educational and religious actikties.
(6) f.aJ:, The floor area of the buHdinq or buildings, excluding parkinb
structures, on any iot divided by the area of the eased site:
(7) habitable space: Building space, the use of which involves
human presence with direct views of the enfronflng street or open
space.
(8) open space: An outdoor, at grade space which may be
designated on a site plan as accessible to the public ail or most of
the time, including parks, plazas, squares, colonnades, greens,
promenades, pedestrian paths and/or associated ornamental or
shaded landscaped areas, and accessory buthng related to
active or passive recreational uses.
(9)
plaza: An open space with a majority of paved surface. Plazas are
fronted with buildings that continue the adjacent street frontage
requirements and uses. A minimum of 50 percent and a maximum
of 75 percent of the plaza's area, exclusive of dedicated rights -of -
way, shall be hard surfaced,
(10) square: An outdoor open space that shall be flanked by streets or
drives on at least 3 sides and shall not be hard -surfaced for more
than 50 percent of the area exclusive of dedicated rights -of -way,
(11) story: A floor level within a building as described in these
development regulations. Each story shall have a maximum height
of 16`, as measured from floor to floor, except that a single story
may have a maximum height of 30 feet, provided no mezzanine
area exceeds ten (10) percent of the floor area of that story. Any
height above 16 feet shall count as an additional story.
(12) lot area: The area of a parcel of land shown on a recorded plat
or on the official County zoning maps or any piece of land
described by a legally recorded deed.
(13) Metrorall development: consists of the transit station and the
fixed Guideway.
(0) Development Parameters: The following parameters shall apply to all non-
Metroraii development within the Site provided such uses are compatible with
transit uses and operations as determined by the Miami -Dade Transit Agency:
(1) Land Use allocations:
The following uses shall be included in the Coconut Grove Rapid Transit
Zone Station development:
A minimum of 25,000 square feet of business uses allowed in the
BU-1, BU1A and BL/-2 zoning districts, Erive-thru services are
permitted and shall be appropriately buffered frorr° the adjoining
street network. A hotel use may also be permitted
Outside food sales and senylr,es incluoing
d-F„,itddoning, cart vRndors, and mer;--,-...ar,di5P disp:ays
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c) Residential uses (a minimum of 12.5 % of the proposed residential
dwelling units on the property shall be set aside as Workforce
Housing Units and shall meet the criteria of workforce housing ir,
Miarni-Dade County,) Workforce housing shall be deemed to be
property price for sale or rental to persons within the range of 65%
to 140% of the median family income for Miarni-Dade County, as
published annually by the U.S, Department of Housing and Urban
Development
minimum of 100,000 square feet of office uses.
(e) A minimum of 20,000 square feet of supermarket uses.
(f) A portion of the business uses shall be allocated for civic uses and
contain at a minimum a child care center.
(g) A minimum of 200 parking spaces shall be used and operated by
Miami -Dade Transit,
Setbacks: The setbacks for the Site shall be as follows:
(a) Build -to -line from streets arid drives: 0when colonnade is
provided; 10' when colonnade is not provided. The build -tone
setback shall be hard surfaced and finished to match the adjoining
sidewalk when a colonnade is not provided.
interior side: 0'
(c) Rear side: 0'
(d) Setbacks may be adjusted in accordance with Florida Department
of Transportation (FDOT) requirements upon good cause shown
to the Directors of the Department of Planning and Zoning and the
Public Works Department.
(3) Floor Area Ratio (f.a.r.): The floor area ratio shall be a minimum of 1.5.
(4) Density: The maximum densities for the Site shall be 125 units per net
acre of all non-Metrorall development.
(5) Building Height and Number of stories: The maximum buiiding height
shall be 200' and the maximum number of stories shall be 19. In addition,
an additional height limit of 75 feet shall be required for that portion of the
development that fronts onto SW 27' Terrace, for a minimum depth of 20
feet from the property line along said Terrace.
Building Frontage: A minimum of 80% of the buiding shall be built at the
bulid-to-iine. Habitable space is required along the entire ground floc
portion of ali buildings, including parking garages„ excluding minimum
areas required for indressiegress and use arieMary 'Lc,' support the
allocated uses.
(6)
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Parking: Except as provided herein, Qariiinc shall be prrIvided
required by section 33.-124 of the !ADC Code
Muir, -story parking garages, parking lots, and on -street parking shall
count toward all parking requirements except for the parking requirements
of detached single-family residences, courtyard and sideyard houses,
urban villas, rowhouses, or duplexes.
1. At minimum, parking shall be provided as follows:
Multi -family Residential:
sacell bedroom unit
1.5 spaces/2 bedroom unit
1.75 spaces/3 or more bedroom units
Workforce Housing Units:
? Workforce housing units may reduce the parking requirements of this
section by 0.25 spaces/unit.
Hotel: 1 space/first 40 guest rooms and 1 additional spacerevery 2 3
guest rooms or suites thereafter
Retail: 1 space/250 square feet of gross floor area
Office: 1 space/400 square feet of gross floor area
Restaurants: 1 space/ 50 square feet of patron area
Live -work units:
(1) residential component: 2 spaces/unit, and
(2) workshop component: 1 space/325 square feet of workshop
area
Civic uses: shall comply with section 33-284.51(B)(4) of the MDC
Code.
The minimum combined parking requirement for mixed -use development
shall be 80% of the total parking calculation in accordance with this section.
Parking garages shall be screened at all street frontages by a minimum
setback of twenty (20) feet of habitable space on ground floor. All other
floors shall be screened with habitable space and/or architectural
treatments. Parkins: garages shall have al! architectural expression facing
public open space consistent and harmonious with that of habitable space.
Surface parking shall be located a minimum of twenty (20) feet from
property lines. Streetwalis and/or habitable space shall be bunt at the
frontage line or at the build -to -line to screen parking from view_
On -street parking, if permitted by local and state agencies, shall count
towards the minimum parking requirement_ US-1 shai not have on -street
parking.
Encroachments_ Awns Fes, balconies; roof eaves, s ns. Torches; stop s
and ramps may encroach into the required setbacks b ue. € .a y not encroacr,
into the rigghts-of=was.
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(9) Buildings Facades and Security Fences/Gates:
(a) Building streetwal'=__ surfaces snail be a minimum thirty (30) percent
glazed. Mirror -type glass shall not be allowed. All glazing shall be of a
type that permits view of human activities and spaces within. The first
floor streetwall shall be a minimum thirty (30) percent glazed. Glazing
shall be clear or very Tightly tinted for the first five (5) stories, except
where used for screening garages where it may be translucent.
(b) Security screens and gates shall be a minimum fifty (50) percent
transparent. Chain -link fences shall not be permitted.
(c) Colonnade column spacing, windows, and doors shall have a vertical
proportion.
(10) Open Space: A minimum of fifteen (15) percent of the lot area shall be
reserved for open space in the form of greens, squares, plazas, parks,
promenades and pedestrian paths, It shall be at grade level and it shall
be accessible to the public. Arcades/colonnades shall count towards
meeting the minimum open space requirements_ Parking lot buffers shall
not count towards the open space requirement.
(11) Landscape: Landscaping shall be provided in accordance with Chapter
18A of the MDC Code with the fallowing exceptions:
(a) Street trees shall be placed along all streets at an average spacing of
twenty-five (25) feet on center with a minimum 4-inch diameter at
breast height but shah not interfere with the safe sight distance
triangle area. Street trees shall be planted in a five (5) foot wide
landscape strip or tree grate. Landscape strips and tree grates shall
be located between the sidewalk and the roadway or drive.
(b) Street trees shall not be required when colonnades are being
provided along the street.
(c) Tree requirements for private property shall be based on sixteen (16)
trees per net acre of lot area.
(12) Pedestrian Passage: a pedestrian passage is required every 400 linear
feet of street frontage to allow public access through the site. The
passage shall be minimum unobstructed eight (8) feet wide.
(13) Signage:
Signage shall comply with Section 33-103, Permanent Point of Sale Signs
in the RU-4 and RU-4A Districts, of the MDC Code. All signs shall not
obstruct sight visibility triangles at street intersections and shall not
extend into the public right-of-way,
Maintenance: in addition to the general maintenance requirements
for this section, the owner andfor the tenant of the sign shall be
resconsible for mair taininc the landscaping and the signs
concernec in 000d Goer€oitk-or and appearance and the site free
ror :rash c; debris. wOnstikte cause for
cancellation of the permit and removal of the sign, if owner and/or
tenant fails to correct same within ten (10) days after written notice
of nonconformance.
(b) Removal of dilapidated signs; The Director of the Miami -Dade
County Department of Planning and Zoning may cause to be
removed any non -traffic sign which shows neglect or become
dilapidated or where the area around such sign is not maintained
as provided herein after due notice has been Given. The owner
and/or tenant of the sign and/or the property snail be financially
responsible for the removal of the sign.
(E) Site Plan Review Standards and Criteria: The purpose of the site plan review
s to encourage logic, imagination and variety in the design process in an attempt
to ensure congruity of the proposed development and its compatibility with the
surrounding area. Plans will be reviewed to ensure that the character of the
building including height, bulk, scale, floor area ratio and design do not
detrimentally impact the surrounding area and are not out of character with the
neighborhood. The following site plan review standards shall govern applications
for site plan approval at the Site. All development in the Rapid Transit Zone shall
be designed to contribute to the creation of a high-quaiity pedestrian environment
within the zone and along its perimeter and provide direct logistical connections
between the transit station and the adjacent neighborhood.
(1) Design considerations shall include: the placement, orientation and
scale of buildings and building elements particularly at street level,
sidewalks and connections, and provisions of weather protection,
landscape and lighting.
(2) Ail buildings shall have their main entrance opening to a street or
meaningful open space from such as squares, parks, greens, plazas
and promenades. in addition, there shalt be pedestrian entrances at
maximum intervals of seventy-five (75) feet along the street.
(3) Colonnade column spacing and fenestration (doors, windows,
openings) shall have a vertical proportion.
(4) All deveiopments shall have sidewalks or pedestrian paths a minimum
eight (8) feet wide providing pedestrian linkages between the transit
station and anticipated destinations in the Rapid Transit Zone and the
adjacent neighborhoods.
(5) Buildings and their pedestrian accommodations, landscapes and
parking facilities shall be oriented and arranged towards the street,
contribute to spatial enclosure of street space in and around the
deveiopment, blocks and pedestrian pathways Ln the Rapid Transit
Zone produce coherent, direct connections within the site and to the
adjacent streets, sidewalks and paths:
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(6) Building architecture, exterior finish materials and textures,
architectural elements and ornamentation shall be selected to
produce human scale at street level.
(7) Open spaces and landscaping should be incorporated into the design
of all development projects to allow sufficient light and air to penetrate
the project, to direct wind movements, to shade and cool, to visually
enhance architectural features and relate the structure design to the
site, and to functionally enhance the projects; outdoor graphics and
exterior art displays and water features should be encouraged to be
designed as an integral part of the open space and landscaped areas.
All development projects should be designed so as to reduce energy
consumption. Energy conservation methods may include, but not
limited to, the natural ventilation of structures, the sitting of structures
in relation to prevailing breezes and sun angles, and the provision of
landscaping for shade and transpiration.
(9) Public open spaces in the form of squares, plazas greens, etc., shall
be connected to the station and proposed development, so as to
provide easy access thereto. A sprinkler system shall be installed in
all of the proposed landscaped areas to maintain said areas in good,
healthy condition.
(8)
(10) Service areas shall be located arid screened to minimize negative
visual impacts from the street.
(11) Mechanical equipment installed on roofs shall be screened from
view by parapets or other architectural elements.
(12) Trees shall be used as a design element to provide visual identity to
the property and reinforce the street edge. Tree grates or other
approved devices shall be provided around all trees in hard surface
areas to ensure adequate water and air penetration.
(13) All utilities on -site shall be buried underground.
(14) Adequate circulation throughout the development project shall be
provided to accommodate emergency vehicles.
(15) The development shall be designed with a coordinated outdoor
pedestrian scaled lighting system that is adequate, integrated into
the project and compatible and harmonious with the surrounding
areas
Street furniture such ss trash containers and benches shall be
permanently secured to the sdev,,faik. Street furniture shall not
obstruct sight visibility triangles at street intersections.
Dum,zstgal-: shail -not be :r.c.)rn- the pubc street.
(18) Architectural elements at street level shall have human scale,
abundant windows, doors and design variations to create interest for
the pedestrian. Blank walls at street level and above the ground floor
of buildings are not permitted.
(19) All parking garages shall have ail architectural expressions facing
public open spaces consistent and harmonious with that of habitable
spaces,
(F) Site Review Procedure and Exhibits: Developments shall be processed and
approved in accordance with Chapter 33C, Fixed Guideway Rapid Transit
System Development Zone, of the MDC Code. All applications shall be reviewed
by the following departments of Miami -Dade County and other public entities for
potential impacts on infrastructure and other services resulting from the
application: including, but not limited to, the Public Works Department,
Department of Environmental Resources Management, and the Miarni-Dade
County School Board.
(G) Conflicts with other chapters and regulations: These standards shall govern
in the event of conflicts with other zoning, subdivision, or landscape regulations
of the Zoning MDC Code, or with the Miami -Dade Public Works Department
Manual,
Date revlsed: 1122/07
Date finatized:2/07/07
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APPLICATION NO, R06-1
COCONUT GROVE RAPID TRANSIT STATION
Respectfully Submited,
DIC Executive Council
January 24, 2007
Alex Munoz
Assistant County Manager Absent
Herminio Lorenzo, Fire Chief
Miami -Dade Fire Rescue Department Absent
Jose Luis Mesa, Director
Metropolitan Planning Organization Secretariat Absent
Au oreaa,
Diane at:Winn Williams, Director
Department of Planning and Zoning NAY
Esther Calas. P.E. Director
Public Works Department
Carlos Espinosa, RE., Director
Department of Environmental Resources Mgmt AYE
AYE
Jorge S. Rodriguez, F,E, Assistant Director
Miami -Dade Water and Sewer Department
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