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27th Avenue Metrorail Station Development
Proposed Building Height Guidelines
- Via 27 Proposed
Development Site
Via 27 Proposed
Transitional
Height Zone
WNW
50 Feet Maximum
Building Height
145 Base Build-
ing Height!
200 Feet Maxi-
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REVISED DRAFT FOR INTERNAL REVIEW
Proposed Modifications
To the
Coconut Grove Rapid Transit Zone Development Standards
April 22, 2007
Reference:
Memorandum to Nicholas Nitti, RTDIC Coordinator,
from Diane O'Quinn Williams, Director Department of Planning and Zoning
Subject: Coconut Grove Transit Zone Development Standards
Date: January 24, 2007
The following are proposed modifications to the Coconut Grove Rapid Transit Zone
Master Plan Development Standards that were presented in the above -referenced
memorandum. While these comments address many of the items listed in the
memorandum, County Planners should reconsider and rewrite the entire Development
Standard in light of these recommendations.
Item (D) Development Parameters
(1) LAND USE ALLOCATIONS
1. Residential use should be required to be developed on the site. The amount of
residential development required (in square feet) shall be the difference between the
maximum FAR square footage allowed and the maximum commercial, business and
office uses allowed by this section of the guidelines.
2. A minimum of 25 percent of the residential units shall be affordable, and an additional
12.5 percent shall be workforce housing units. Affordable and workforce housing shall
beof the same size and quality as market rate housing.
3. Eliminate drive through services as a permitted use.
(2) SETBACKS
1. Increase required setbacks along 27th Terrace and 29th Avenue to a minimum of 20
feet, to match the setback requirements along the north and west sides of these streets.
(3) FLOOR AREA RATIO (FAR)
1. The maximum allowable development on the site shall be equal to the amount of
development described in the lease with the developer - 450,000 sf. The minimum
development allowed on the site Shall be 250,000 sf, reflective of the developer's original
"10-14-1" proposal.
(4) DENSITY
No change
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(5) BUILDING HEIGHT AND NUMBER OF STORIES (SEE ATTACHED SITE
DIAGRAM)
1. Base building height permitted shall be 145 feet with a maximum of 200 feet and 19
floors along 27` Avenue and the Metrorail line. Maximum building height is only
permitted for a "Green Building" that achieves a minimum LEED (Leadership in Energy
and Environmental Design) certification of "Gold".
2. The remainder of the site shall have a maximum height of 50 feet, reflective of the
intermediate "step-down" height along the west side of the proposed Via 27.
(6) BUILDING FRONTAGE
1. We believe the requirement that 80 percent of the buildings be built at the "build -to"
line is excessive. Building massing should be varied so as to avoid a "monolithic" wall
of development along the site perimeter.
(7) PARKING
1. The parking requirement table identifies a requirement for "Live -work units". Live
work units are not a permitted use according to the land use guidelines. In addition the
table includes a hotel, which is not a permitted use.
2. All parking decks shall have a residential "liner" building wrapping the exterior of the
deck, except where the deck abuts the Metrorail right-of-way. Where the deck abuts the
letrorail right-of-way it shall have an architectu_,
r�lytreatment in accordance with the
guideline as stated. a_Hi C'
(8) ENCROACHMENTS
No change.
(9) BUILDING FACADES AND SECURITY FENCES / GATES
No Change.
(10) OPEN SPACE
1. Arcades and colonnades should not count toward meeting open space requirements.
(11) LANDSCAPE
1. Ten feet of the setback along 27 Terrace and 29 Avenue should be landscape with
xeric plant materials.
2. Eliminate the provision which allows for no street trees when a colonnade is provided.
3. Street trees shall be required along 27 Terrace and 29 Avenue.
(12) PEDESTRIAN PASSAGE
1. Minimum pedestrian passage width should be 15 feet.
(13) SIGNAGE
1. Signs should be required to meet City of Miami standards.
(E) SITE PLAN REVIEW STANDARDS AND CRITERIA
1. Pedestrian sidewalks should be a minimum width of 10 feet.
2. All building should be required to achieve at minimum, LEED Certification.
3. Landscaping shall meet City of Miami standards for type and use of plant materials.
4. See parking section above for enclosure of parking decks.
5. Building service areas accessed from SW 27th Terrace and SW 29th Avenue shall be
completely enclosed and provided with doors that are kept closed except when vehicles
enter the site.
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