HomeMy WebLinkAboutSubmittal Doc.City Commission Meeting Agenda May 24, 2007
PZ.18 07-00281
RESOLUTION
A RESOLUTION OF THE MIS C,1,1;Y COMMISSION, APPROVING THE
ATTACHED COCONUT GROVE RAPID TRANSI f ZONE DEVELOPMENT
ST'AMtAXRDS, LOCATED WEST OF SOUTHWEST 27TH AVENUE, EAST
dF SOUTHWEST 29TH AVENUE AND BETWEEN SOUTHWEST 27TH
TERRACE AND US1, MIAMI, FLORIDA, FOR CONSISTENCY WITH THE
COCONUT GROVE RAPID TRANSIT ZONE DEVELOPMENT MASTER
PLAN AND ADOPTION OF THE DEVELOPMENT STANDARDS,
PURSUANT TO ARTICLE 4 OF ZONING ORDINANCE NO. 11000, AS
AMENDED; DIRECTING TRANSMITTAL OF THE HEREIN RESOLUTION;
MAKING FINDINGS OF FACT AND STATING CONCLUSIONS OF LAW;
PROVIDING FOR BINDING EFFECT; CONTAINING A SEVERABILITY
CLAUSE AND PROVIDING FOR AN EFFECTIVE DATE.
LOCATION: Approximately West of SW 27th Avenue, East of SW 29th
Avenue and Between SW 27th Terrace and US1 [Commissioner Marc
Sarnoff - District 2]
APPLICANT(S): Pedro G. Hernandez, City Manager, on behalf of the City of
Miami
FINDINGS:
PLANNING DEPARTMENT a tt mended_.appioval.
"LANN1NG—AMS''i : om d'denial to t,ity p ion
{due to the lack of sufficient detail of: 1) Workforce ho...ig; 2) Public
participation; 3) Design standards; 4) Affordable housing; and 5) No
maximum F.A.R.} on March 7, 2007 by a vote of 7-0.
PURPOSE: This will adopt the proposed Coconut Grove Rapid Transit Zone
Development Standards.
07-00281 - PAB Recommendation for master Plan Dev. for CGRTZ.pdf
07-00281 Aerial Map.pdf
07-00281 PAB Reso.PDF
07-00281 CC Master Plan Development Standards.pdf
07-00281 CC City of Miami Letter.pdf
07-00281 CC City of Coral Gables Letter.pdf
07-00281 CC School Impact Review Analysis.pdf
07-00281 CC Legislation.pdf
07-00281 CC Master Plan Development Standards.pdf
07-00281 CC Fact Sheet 04-26-07.pdf
07-00281 CC Fact Sheet 05-24-07.pdf
DATE:
ACTION:
APRIL 26, 2007
CONTINUED
n• P,ono 70
Printed art 5/17/2007
31
SW 27 Lane
r.• 26;<744'23.71" N ,80' 1412p►29" W e
;S1riLamin l 11111.- .:86%
0411114111
k ill iiif+it
it TO
Eye all 18064ft
- Via 27 Proposed
Development Site
27th Avenue Metrorail Station Development
Proposed Building Height Guidelines
Via 27 Proposed
Transitional
Height Zone
50 Feet Maximum
Building Height
145 Base Build-
ing Height /
200 Feet Maxi-
mum Building
Height with Green
Buildling
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
1
(5) BUILDING HEIGHT AND NUMBER OF STORIES (SEE ATTACHED SITE
DIAGRAM)
1. Base buildin height permitted shall be 145 feet with a maximum of 200 feet and 19
floors along 27t 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
!'hetrorail right-of-way it shall have an archit ctjuural treatment in accordance with the
guideline as stated. 4 ar4 s-ht.
(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.
2
(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.
/4 / sh. frbliG scAp. s da alit.
3
PLANNING ADVISORY BOARD
RESOLUTION PAB-07-014
A RESOLUTION OF THE PLANNING ADVISORY BOARD RECOMMENDING
DENIAL TO THE CITY COMMISSION (DUE TO THE LACK OF SUFFICIENT
DETAIL OF: 1) WORKFORCE HOUSING; 2) PUBLIC PARTICIPATION; 3)
DESIGN STANDARDS; 4) AFFORDABLE HOUSING AND 5) NO MAXIMUM
F.A.R.), OF THE COCONUT GROVE RAPID TRANSIT ZONE DEVELOPMENT
STANDARDS, LOCATED WEST OF SW 27 AVENUE, EAST OF SW 29
AVENUE AND BETWEEN SW 27 TERRACE AND US1, MIAMI, FLORIDA, FOR
CONSISTENCY WITH THE COCONUT GROVE RAPID TRANSIT ZONE
DEVELOPMENT MASTER PLAN AND ADOPTION OF THE DEVELOPMENT
STANDARDS, PURSUANT TO ARTICLE 4 OF ZONING ORDINANCE NO.
11000; DIRECTING TRANSMITTAL OF THE HEREIN RESOLUTION; MAKING
FINDINGS OF FACT AND STATING CONCLUSIONS OF LAW; PROVIDING
FOR BINDING EFFECT; CONTAINING A SEVERABILITY CLAUSE AND
PROVIDING FOR AN EFFECTIVE DATE.
HEARING DATE: March 7, 2007
FILE ID# 07-00281
ITEM NO.: P.2
VOTE: 7-0
ATTEST:
Ana Gelabwrt-Sanchez.Di actor
Planning Department
Chapter 33C FIXED -GUIDEWAY RAPID TRANSIT SYSTEM --DEVELOPMENT ZO... Page 6 of 8
before the Community Zoning Appeals Board pursuant to Section 33-310(d)(3) for the special
exceptions expressly enumerated in that subsection. Mailed notice of the hearing shall also be provided
simultaneously to the municipality in which the application site is located. Applications shall comply with
the procedural requirements of Section 33-304.
(Ord. No. 78-74, § 1, 10-17-78; Ord. No. 03-113, § 3, 5-6-03)
Sec. 33C-4. Rapid Transit Developmental Impact Zone.
The Rapid Transit Developmental Impact Zone consists of those lands in such close proximity
to the Rapid Transit System as to have a significant impact thereon. The Station Area Design and
Development Program (authorized by Miami -Dade County Resolution No. R-829-77), a joint municipal -
County program, shall prepare proposed development standards for the Rapid Transit Developmental
Impact Zone. Such proposed development standards shall be submitted to the Rapid Transit
Developmental Impact Committee established by Section 33C-3 of this chapter for review, comment
and any recommendations. The Rapid Transit Developmental Impact Committee report, including the
proposed development standards, shall be submitted to the appropriate municipality or, in the
unincorporated areas, to the County for review and adoption as the land use plan for developments
within the Rapid Transit Developmental Impact Zone. Once adopted, said land use plans shall control
all public actions involving or affecting land use or development, including action on applications for
zoning relief, within the Rapid Transit Developmental Impact Zone. Amendments to said land use plans
shall be subject to the procedures specified in this section. The County may seek judicial review of any
official municipal acts relating to lands within the Rapid Transit Developmental Impact Zone.
(Ord. No. 78-74, § 1, 10-17-78)
Editor's note: Pursuant to the provisions of this chapter, and Resolution No. R-867-76, the County
has enacted the following ordinances, accepting Station Area Design and Development Studies:
TABLE INSET:
Ord. No.
Date
Station area
80-129
11-18-80
Earlington Heights
81-29
3-17-81
Martin Luther King, Jr.
81-30
3-17-81
Dadeland North
81-31
3-17-81
Brownsville
81-32
3-17-81
Northside
82-12
3- 2-82
Dadeland South
Sec. 33C-5. Guideway Aesthetic Zone.
Definition: The Guideway Aesthetic Zone consists of those land areas designated by the Board
of County Commissioners which are adjacent to or within the Rapid Transit Developmental Impact
Zone. Said lands [include those land areas which] are within the line of sight of the Rapid Transit
System fixed guideways and stations and upon which land developments and/or structures (specifically
including billboards) will deleteriously affect the aesthetic impact of the Rapid Transit System.
(Ord. No. 78-74, § 1, 10-17-78)
Sec. 33C-6. [Exceptions.]
The provisions of Sections 33C-2(D)(9) through 33C-5 shall not apply to those portions of the
rnm/mrr/TlneView/10620/1/494
3/7/2007
Chapter 33C FIXED -GUIDEWAY RAPID TRANSIT SYSTEM --DEVELOPMENT LO... rages or 5
(4) Bus stops and shelters.
(5) Streets and sidewalks.
(6) Maintenance facilities for the Rapid Transit System, including yard and shops, and
associated tracks and facilities.
(7) Landscaping.
(8) Bikeways, parks, community gardening, playgrounds, power substations and other
uses necessary for the construction, operation and maintenance of the Rapid Transit
System.
(9) (a) Such other uses, including commercial, office and residential uses, as may be
appropriate to and compatible with the operation of the Rapid Transit System and the
convenience of the ridership thereof.
(b) Subzones; development regulations, standards and criteria. In the
unincorporated areas of the Rapid Transit Zone, subzones shall be created by
separate ordinances which shall become part of this chapter. Said ordinances
shall identify the boundaries of the individual subzones and shall establish
development regulations and site plan review standards and criteria for those
land uses permitted pursuant to subsection (9)(a) herein and approved pursuant
to subsection (9)(c) herein.
(c) Requests for approval of development of those land uses permitted pursuant
to subsection (9)(a) herein within a subzone created pursuant to subsection (9)
(b) herein shall be made by filing an application in accordance with the provisions
of Section 33-304. Said application shall be considered a special exception for
site plan approval to be considered and acted upon directly by the Board of
County Commissioners pursuant to the criteria established in Section 33-311(d)
and the provisions of the applicable subzone.
(d) Whenever uses authorized by subparagraph (a) above are proposed within
portions of the Rapid Transit Zone passing through municipalities, the Station
Area Design and Development Program process, a joint municipal -County
program, shall prepare proposed master plan development standards for such
proposed uses. Such proposed master plan development standards shall be
submitted to the appropriate municipality for review and adoption as the Master
Land Use Plan for such uses. Once adopted, said land use plans shall control all
public actions involving or affecting land use or development, including action on
applications for zoning relief. Amendments to said Master Land Use Plans shall
be subject to the procedures specified in this subparagraph. Applications for a
site plan approval and other related zoning actions under a Master Land Use
Plan that was approved by a municipality on or before September 30, 2003, shall
be considered by the Rapid Transit Developmental Impact Committee under the
standards and requirements established by such plan, upon receipt of the
recommendations of the Department of Planning and Zoning and the Miami -
Dade Transit Agency. Decisions of the Rapid Transit Developmental Impact
Committee upon such applications shall be subject to appeal to the Board of
County Commissioners in accordance with the requirements of Section 33-314,
Miami -Dade County Code. It shall be the duty of the Clerk of the Board of County
Commissioners to immediately transmit to the relevant municipality a certified
copyof the Rapid Transit Developmental Impact Committee's and the County
Commission's actions in regard to the uses provided for in this subsection. The
municipality may seek judicial review of the County Commission's action in
accordance with Section 33-316, Miami -Dade County Code.
(e) The uses provided in this subsection shall, where applicable, be subject to
�.++..•���;�,ra,t tmilnie,ncie.cnrn/mcc/DocView/10620/1/494
3/7/2007
Nitti, Nicholas (DPZ)
From: Moore, Patrick (DP&Z)
Sent: Wednesday, April 26, 2006 1:57 PM
To: Nitti, Nicholas (DP&Z); Woerner, Mark (DP&Z); Basu, Subrata (DP&Z)
Subject: RE: Development standards for the Coconut Grove Metrorail station site
The proposed 5.18-acre site, the current parking lot for the Coconut Grove Metrorail Station, is located in the Community
Urban Center that is centered around the Metrorail Station .at US. 1 and SW 27 Avenue in the City of ami. The statement
of legislative intent of CDMP provides that the policies for the development of urban centers contained n the Land Use
Element are applicable in municipal areas. in addition, the site is located in the rapid transit zone estab ished by the
County. Based on those premises, my comments on the Coconut Grove Master Plan Development St ndards are the
following:
• Page 1- referenced is made that the development shall be consistent with the 1999 edition of the DMP. The project
needs to be consistent with the CDMP as amended on December 12, 2005.
• Page 3- item 4 (d)- The Standards indicated that the FAR for this project is 7.0, based on net lot a a. The CDMP
requires greater than 1.5 in the core of a community urban center.
• Page 3- item 4 (e)- The Standards indicated that the density is 300 units per gross acre. The CDMP has a maximum
density of 125 units in a community urban center. Thus, this project is inconsistent with the density requirements of
the CDMP. The density being requested is allowed only in a Regional Urban Center (i.e., Downtown Miami), which
allows up to 500 DU per acre. Community Urban Centers are designed to serve localized needs. Until December, we
did not have density standards for Urban Centers. At the insistence of DCA, we added density standards to the three
levels of urban centers.
• General- No charrette or recent area plan has been prepared for this urban center. A station area design and
development plan was prepared for this area in the late 1970s. Thus, an area plan is needed to insure compatibility of
this intense project with adjacent areas.
Original Message
From: Nitti, Nicholas (DP&Z)
Sent: Thursday, April 20, 2006 4:11 PM
To: Woerner, Mark (DP&Z); Basu, Subrata (DP&Z); Moore, Patrick (DP&Z)
Subject: Development standards for the Coconut Grove Metrorail station site
Mark attached are the proposed standards and letter of intent for above. Per our conversation, Al wanted to run this
by you and get a consistency determination for this application.
Let me know if you have any questions.
Thanks, Nick
« File: Submitted Standards 4.12.06.pdf » « File: CG Letter of Intent.pdf »
Nicholas D. Nitti
DIC Coordinator
Zoning Evaluation Section
Miami -Dade County Department of Planning & Zoning
111 NW 1st Street, 11th Floor, Miami, FL 33128
Phone: (305) 375-2566 Fax: (305) 679-7548
www. m iamidade.00v
"Delivering Excellence Every Day"
1
Page 1 of 3
Nltti, Nicholas (DP&Z)
From: O'Quinn Williams, Diane (DP&Z)
Sent: Wednesday, July 05, 2006 11:52 AM
To: Nitta, Nicholas (DP&Z)
Subject: RE: Grove Central Station DIC 7.26.06
ok thx
Original Message
From: Nitta, Nicholas (DP&Z)
Sent: Wednesday, July 05, 2006 11:42 AM
To: O'Qulnn Williams, Diane (DP&Z)
Subject: RE: Grove Central Station DIC 7.26.06
Thats a good question because the code says, per section 33C-2(D)(9)(d), that the standards are
prepared by the Station Area Design and Development (SADD) program process which is a joint
municipal -County program. This is the process that Guillermo O. thougnt we should be using but AI spoke
to Joni about it and they feel that because the SADD program doesn't exist, the RTDIC can replace them
and review/approve the standards. This alternative process was used for the otherstations Overtown,
Santa Clara, etc. It seems to be the process under 33C-4 of the Code for development in close proximity
of the station. However I haven't found anywhere in the Code that it says the Standards are proferred by
the applicant. It may just be policy. Let me know if you want to discuss in more detail. I also
attached Section 33C.
Nick
Original Message --
From: O'Quinn Williams, Diane (DP&Z)
Sent: Wednesday, July 05, 2006 11:03 AM
To: Nittl, Nicholas (DP&Z)
Subject: RE: Grove Central Station DIC 7.26.06
yes thanks I remember we didn't mad out notices
what does our code say about who can apply for the standards?
Original Message
From: Nittl, Nicholas (DP&Z)
Sent: Wednesday, July 05, 2006 10:58 AM
To: O'Qulnn Williams, Diane (DP&Z)
Subject: RE: Grove Central Station DIC 7.26.06
Diane
There is no application for this process of approving the standards. However the appiicant
does submit a letter of intent and the standards (see below) to initiate the process.
A point of clarification, notices were not sent out to the neighbors as indicated by Charlie Rua
below. We pulled the mailing when we found out about the lease problem.
Nick
7/12/2006
APPLICATION NO. RO6-1
COCONUT GROVE RAPID TRANSIT STATION
Respectfully Submited,
DIC Executive Council
January 24, 2007
Alex Munoz
Assistant County Manager Absent
Herrninio Lorenzo, Fire Chief
Miami -Dade Fire Rescue Department Absent
Jose Luis Mesa, Director
Metropolitan Planning Organization Secretariat Absent
Diane O'Quinn Williams, Director
Department of Planning and Zoning
Esther Galas, P.E., Director
kaki a&6a11,
NAY
Public Works Department AYE
Carlos Espinosa, P.E., Director
Department of Environmental Resources Mgmt AYE
Jorge S. Rodriguez, P.E., Assistant Director
Miami -Dade Water and Sewer Department
AYE
Date:
To:
From:
Subject:
MI-DADE
Memorandum COUNTYIAM
January 24, 2007
Nicholas D. Nitti
RTDIC Coordinator
Rapid Transit Developmental Impact Committee
Diane O'Quinn Williams, Director
Department of Planning and Zoning
Coconut Grove Transit Zone
Development Standards
GENERAL INFORMATION
PURPOSE
In accordance with Chapter 33C-2(D), this application seeks approval of development
standards for the Coconut Grove Rapid Transit Zone Station site (the "Site"). The 5.18-
acre site contains an area for a potential mixed -use development located in the City of
Miami, west of SW 27 Avenue, east of SW 29 Avenue and between SW 27 Terrace and
US-1. The entire site lies within the Coconut Grove Rapid Transit Zone as provided for
in Chapter 33C of the Code of Miami -Dade County. Pursuant to Section 33C of the
Code of Miami -Dade County the recommendation of the Rapid Transit Developmental
Impact Committee will be forwarded to the City of Miami for final adoption.
LOCATION
West of SW 27 Avenue, east of SW 29 Avenue and between SW 27 Terrace and US-1,
Miami -Dade County, Florida.
SIZE OF PROPERTY
5.18 acres
NEIGHBORHOOD CHARACTERISTICS
SUBJECT PROPERTY EXISTING ZONING EXISTING LAND USE PLAN
DESIGNATION
Coconut Grove Transit Community Urban Center
Station (City of Miami)
SURROUNDING PROPERTY
Nicholas D. Nitti
January 24, 2007
Page 2
NORTH
SOUTH
EAST
WEST
City of Miami; bank,
duplexes and single-
family residences
City of Miami; gas station
and retail
City of Miami; retail
City of Miami; single-
family residences and
duplexes
Low -Medium Density Residential, 6
to 13 dua and Community Urban
Center
Business and Office and
Community Urban Center
Business and Office and
Community Urban Center
Business and Office and Low -
Medium Density Residential, 6 to 13
dua and Community Urban Center
APPLICABLE CDMP GOALS, OBJECTIVES AND POLICIES
The subject site is designated as a Community Urban Center on the adopted Miami -Dade
County Comprehensive Development Master Plan Land Use (LUP) map. The site is located
within the limits of the City of Miami.
Land Use Policy 7A
Through its various planning, regulatory and development activities, Miami -Dade County
shall encourage development of a wide variety of residential and non-residential land uses
and activities in nodes around rapid transit stations to produce short trips, minimize
transfers, attract transit ridership, and promote travel patterns on the transit line that are
balanced directionally and temporally to promote transit operational and financial
efficiencies. Land uses that may be approved around transit stations shall include housing,
shopping and offices in moderate to high densities and intensities, complemented by
compatible entertainment, cultural uses and human services in varying mixes. The particular
uses that are approved in a given station area should, a) respect the character of the nearby
community, b) strive to serve the needs of the community for housing and services, and, c)
promote a balance in the range of existing and planned land uses along the subject transit
line. Rapid transit station sites and their vicinity shall be developed as "urban centers" as
provided in this plan element under the heading Urban Centers.
Land Use Policy 7B
It is the policy of Miami -Dade County that both the County and its municipalities shall
accommodate new development and redevelopment around rapid transit stations that is well
designed, conducive to both pedestrian and transit use, and architecturally attractive. In
recognition that many transit riders begin and end their trips as pedestrians, pedestrian
accommodations shall include, as appropriate, continuous sidewalks to the transit station,
small blocks and closely intersecting streets, buildings oriented to the street or other
pedestrian paths, parking lots predominantly to the rear and sides of buildings, primary
building entrances as close to the street or transit stop as to the parking lot, shade trees,
awnings, and other weather protection for pedestrians.
Land Use Policy 7F
Nicholas D. Nitti
January 24, 2007
Page 3
Residential development around rail rapid transit stations should have a minimum density of
15 dwelling units per acre (15 du/ac) within 1/4 mile walking distance from the stations and
20 du/ac or higher within 700 feet of the station, and a minimum of 10 du/ac between 1/4
and 1/2 mile walking distance from the station. Business and office development intensities
around rail stations should produce at least 75 employees per acre within 1/4 mile walking
distance from the station, 100 ernployees per acre within 700 feet, and a minimum of 50
employees per acre between 1/4 and 1/2 mile walking distance from the station. Where
existing and planned urban services and facilities are adequate to accommodate this
development as indicated by the minimum level -of -service standards and other policies
adopted in this Plan, and where permitted by applicable federal and State laws and
regulations, these densities and intensities shall be required in all subsequent development
approvals. Where services and facilities are currently or projected to be inadequate, or
where required by Policy LU-7A, development may be approved at lower density or intensity
provided that the development plan, including any parcel plan, can accommodate, and will
not impede, future densification and intensification that will conform with this policy.
Urban Centers
Diversified urban centers are encouraged to become hubs for future urban development
intensification in Miami -Dade County, around which a more compact and efficient urban
structure will evolve. These Urban Centers are intended to be moderate- to high -intensity
design -unified areas which will contain a concentration of different urban functions
integrated both horizontally and vertically. Three scales of centers are planned: Regional,
the largest, notably the downtown Miami central business district; Metropolitan Centers such
as the evolving Dadeland area; and Community Centers which will serve localized areas.
Such centers shall be characterized by physical cohesiveness, direct accessibility by mass
transit service, and high quality urban design. Regional and Metropolitan Centers, as
described below, should also have convenient, preferably direct, connections to a nearby
expressway or major roadways to ensure a high level of countywide accessibility. The
locations of urban centers and the mix and configuration of land uses within them are
designed to encourage convenient alternatives to travel by automobile, to provide more
efficient land use than recent suburban development forms, and to create identifiable "town
centers" for Miami-Dade's diverse communities. These centers shall be designed to create
an identity and a distinctive sense of place through unity of design and distinctively urban
architectural character of new developments within them. The core of the centers should
contain business, employment, civic, and/or high -or moderate -density residential uses, with
a variety of moderate -density housing types within walking distance from the centers. Both
large and small businesses are encouraged in these centers, but the Community Centers
shall contain primarily moderate and smaller sized businesses which serve, and draw from,
the nearby community. Design of developments and roadways within the centers will
emphasize pedestrian activity, safety and comfort, as well as vehicular movement. Transit
and pedestrian mobility will be increased and areawide traffic will be reduced in several
ways: proximity of housing and retail uses will allow residents to walk or bike for some daily
trips; provision of both jobs, personal services and retailing within walking distance of transit
will encourage transit use for commuting; and conveniently located retail areas will
accommodate necessary shopping during the morning or evening commute or lunch hour.
Urban Centers are identified on the LUP map by circular symbols noting the three scales of
Nicholas D. Nitti
January 24, 2007
Page 4
planned centers. The Plan map indicates both emerging and proposed centers. The
designation of an area as an urban center indicates that governmental agencies encourage
and support such development. The County will give special emphasis to providing a high
level of public mass transit service to all planned urban centers. Given the high degree of
accessibility as well as other urban services, the provisions of this section encourage the
intensification of development at these centers over time. In addition to the Urban Center
locations depicted on the Land Use Plan Map, all future rapid transit station sites and their
surroundings shall be, at a minimum, be developed in accordance with the Community
Center policies established below. Following are policies for Development of Urban Centers
designated on the Land Use Plan (LUP) map. Where the provisions of this section authorize
land uses or development intensities or densities different or greater than the underlying
land use designation on the LUP map, the more liberal provisions of this section shall
govern. All development and redevelopment in Urban Centers shall conform with the
guidelines provided below.
Uses and Activities
Regional and Metropolitan Centers shall accommodate a concentration and variety of uses
and activities which will attract large numbers of both residents and visitors while
Community -scale Urban Centers will be planned and designed to serve a more localized
community. Uses in Urban Centers may include retail trade, business, professional and
financial services, restaurants, hotels, institutional, recreational, cultural and entertainment
uses, moderate to high density residential uses, and well planned public spaces.
Incorporation of residential uses are encouraged, and may be approved, in all centers,
except where incompatible with airport or heavy industrial activities. Residential uses may
be required in areas of the County and along rapid transit lines where there exists much
more commercial development than residential development, and creation of employment
opportunities will be emphasized in areas of the County and along rapid transit lines where
there is much more residential development than employment opportunity. Emphasis in
design and development of all centers and all of their individual components shall be to
create active pedestrian environments through high -quality design of public spaces as well
as private buildings; human scale appointments, activities and amenities at street level; and
connectivity of places through creation of a system of pedestrian linkages. Existing public
water bodies shall also be incorporated by design into the public spaces within the center.
Radius
The area developed as an urban center shall extend to a one mile radius around the core or
central transit station of a Regional Urban Center designated on the LUP map. Designated
Metropolitan Urban Centers shall extend not less than one -quarter mile walking distance
from the core of the center or central transit stop(s) and may extend up to one-half mile from
such core or transit stops along major roads and pedestrian linkages. Community Centers
shall have a radius of 700 to 1,800 feet but may be extended to a radius of one-half mile
where recommended in a professional area plan for the center, consistent with the
guidelines herein, which plan is approved by the Board of County Commissioners after an
advertised public hearing. Urban Center development shall not extend beyond the UDB.
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January 24, 2007
Page 5
Streets and Public Spaces
Urban Centers shall be developed in an urban form with a street system having open,
accessible and continuous qualities of the surrounding grid system, with variation, to create
community focal points and termination of vistas. The street system should have frequent
connections with surrounding streets and create blocks sized and shaped to facilitate
incremental building over time, buildings fronting on streets and pedestrian pathways, and
squares, parks and plazas defined by the buildings around them. The street system shall be
planned and designed to create public space that knits the site into the surrounding urban
fabric, connecting streets and creating rational, efficient pedestrian linkages. Streets shall be
designed for pedestrian mobility, interest, safety and comfort as well as vehicular mobility.
The size of blocks and network of streets and pedestrian accessways shall be designed so
that walking routes through the center and between destinations in the center are direct, and
distances are short. Emphasis shall be placed on sidewalks, with width and street -edge
landscaping increased where necessary to accommodate pedestrian volumes or to enhance
safety or comfort of pedestrians on sidewalks along any high-speed roadways. Crosswalks
will be provided, and all multi -lane roadways shall be fitted with protected pedestrian refuges
in the center median at all significant pedestrian crossings. In addition, streets shall be
provided with desirable street furniture including benches, light fixtures and bus shelters.
Open spaces such as public squares and greens shall be established in urban centers to
provide visual orientation and a focus of social activity. They should be located next to public
streets, residential areas, and commercial uses, and should be established in these places
during development and redevelopment of streets and large parcels, particularly parcels 10
acres or larger. The percentage of site area for public open spaces, including squares,
greens and pedestrian promenades, shall be a minimum of 15 percent of gross
development area. This public area provided outdoor, at grade will be counted toward
satisfaction of requirements for other common open space. Some or all of this required open
space may be provided off -site but elsewhere within the subject urban center to the extent
that it would better serve the quality and functionality of the center.
Parking
Shared parking is encouraged. Reductions from standard parking requirements shall be
authorized where there is a complementary mix of uses on proximate development sites,
and near transit stations. Parking areas should occur predominately in mid -block, block rear
and on -street locations, and not between the street and main building entrances. Parking
structures should incorporate other uses at street level such as shops, galleries, offices and
public uses. Buildings and their landscapes shall be built to the sidewalk edge in a manner
that frames the adjacent street to create a public space in the street corridor that is
comfortable and interesting, as well as safe for pedestrians. Architectural elements at street
level shall have a human scale, abundant windows and doors, and design variations at short
intervals to create interest for the passing pedestrian. Continuous blank walls at street level
are prohibited. In areas of significant pedestrian activity, weather protection should be
provided by awnings, canopies, arcades and colonnades.
Buildings
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January 24, 2007
Page 6
Buildings and their landscapes shall be built to the sidewalk edge in a manner that frames
the adjacent street to create a public space in the street corridor that is comfortable and
interesting, as well as safe for pedestrians. Architectural elements at street level shall have
a human scale, abundant windows and doors, and design variations at short intervals to
crate interest for the passing pedestrian. Continuous blank walls at street level are
prohibited. In areas of significant pedestrian activity, weather protection should be provided
by awnings, canopies, arcades and colonnades.
Density and Intensity
The range of average floor area ratios (FARs) and the maximum allowed residential
densities of development within the Regional, Metropolitan and Community Urban Centers
are shown in the table below.
Regional Activity Centers
Metropolitan Urban Centers
Community Urban Centers
Average Floor Area Ratios Max. Densities
(FAR) Dwelling per Gross Acre
greater than 4.0 in the core 500
not greater than 2.0 in the edge
greater than 3.0 in the core 250
not Tess than 0.75 in the edge
greater than 1.5 in the core 125
not less than 0.5 in the edge
In addition, the densities and intensities of developments located within designated
Community Urban Centers and around rail rapid transit stations should not be lower than
those provided in Policy LU-7F. Height of buildings at the edge of Metropolitan Urban
Centers adjoining stable residential neighborhoods should taper to a height no more than 2
stories higher than the adjacent residences, and one story higher at the edge of Community
Urban Centers. However, where the adjacent area is undergoing transition, heights at the
edge of the Center may be based on adopted comprehensive plans and zoning of the
surrounding area. Densities of residential uses shall be authorized as necessary for
residential or mixed -use developments in Urban Centers to conform to these intensity and
height policies.
As noted previously in this section, urban centers are encouraged to intensify incrementally
over time. Accordingly, in planned future rapid transit corridors, these intensities may be
implemented in phases as necessary to conform with provisions of the Transportation
Element.
Gross Residential Density.
The basic unit of measurement of residential density is "dwelling units per gross residential
acre." Among the land uses that may be included in the "gross residential acreage" when
computing the number of dwelling units permitted per gross acre in residential communities
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January 24, 2007
Page 7
areas are the following: housing; streets; public schools; local public parks; fire stations;
police stations; private recreational open spaces that are protected in perpetuity by
covenant; public or semipublic utility sites, easements or rights -of -way donated at the time of
development approval; and nature preserves and water bodies created as open -space
amenities during project development or credited for density purposes during previous
development approval, or inland waters wholly owned by the applicant. The sites of these
nonresidential uses may be included in the gross residential acreage only if they are under
the same ownership or are multiple ownerships that are legally unified (legally unified
development) as the site for which gross density is being determined. Among the uses not
considered to be part of the "residential" area when computing the number of units permitted
are industrial, commercial and office sites; communication facility sites; utility sites;
easements and rights -of -way unless expressly permitted elsewhere in this section;
expressways; nonlocal parks and nature preserves; universities, colleges and other
institutional use; any land that has been credited for other development; previously
dedicated road rights -of -way; and any already -developed parcels whether underdeveloped
or not.
Mass Transit Policy 5D
The County shall promote increased affordable housing development opportunities within
proximity to areas served by mass transit.
Land Use Policy 8A
Miami -Dade County shall strive to accommodate residential development in suitable
locations and densities which reflect such factors as recent trends in location and design of
residential units; projected availability of service and infrastructure capacity; proximity and
accessibility to employment, commercial and cultural centers; character of existing adjacent
or surrounding neighborhoods; avoidance of natural resource degradation; maintenance of
quality of life and creation of amenities. Density patterns should reflect the Guidelines for
Urban Form contained in this Element.
Procedures Section 33C-2(D)9
(9)
(a) Such other uses, including commercial, office and residential uses, as may be
appropriate to and compatible with the operation of the Rapid Transit System and the
convenience of the ridership thereof.
(b) Subzones; development regulations, standards and criteria. In the unincorporated
areas of the Rapid Transit Zone, subzones shall be created by separate ordinances
which shall become part of this chapter. Said ordinances shall identify the boundaries
of the individual subzones and shall establish development regulations and site plan
review standards and criteria for those land uses permitted pursuant to subsection
(9)(a) herein and approved pursuant to subsection (9)(c) herein.
(c) Requests for approval of development of those land uses permitted pursuant to
subsection (9)(a) herein within a subzone created pursuant to subsection (9)(b) herein
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January 24, 2007
Page 8
shall be made by filing an application in accordance with the provisions of Section 33-
304. Said application shall be considered a special exception for site plan approval to
be considered and acted upon directly by the Board of County Commissioners
pursuant to the criteria established in Section 33-311(d) and the provisions of the
applicable subzone.
(d) Whenever uses authorized by subparagraph (a) above are proposed within
portions of the Rapid Transit Zone passing through municipalities, the Station Area
Design and Development Program process, a joint municipal -County program, shall
prepare proposed master plan development standards for such proposed uses. Such
proposed master plan development standards shall be submitted to the appropriate
municipality for review and adoption as the Master Land Use Plan for such uses. Once
adopted, said land use plans shall control all public actions involving or affecting land
use or development, including action on applications for zoning relief. Amendments to
said Master Land Use Plans shall be subject to the procedures specified in this
subparagraph. Applications for a site plan approval and other related zoning actions
under a Master Land Use Plan that was approved by a municipality on or before
September 30, 2003, shall be considered by the Rapid Transit Developmental Impact
Committee under the standards and requirements established by such plan, upon
receipt of the recommendations of the Department of Planning and Zoning and the
Miami -Dade Transit Agency. Decisions of the Rapid Transit Developmental Impact
Committee upon such applications shall be subject to appeal to the Board of County
Commissioners in accordance with the requirements of Section 33-314, Miami -Dade
County Code. It shall be the duty of the Clerk of the Board of County Commissioners
to immediately transmit to the relevant municipality a certified copy of the Rapid Transit
Developmental Impact Committee's and the County Commission's actions in regard to
the uses provided for in this subsection. The municipality may seek judicial review of
the County Commission's action in accordance with Section 33-316, Miami -Dade
County Code.
(e) The uses provided in this subsection shall, where applicable, be subject to
municipal ordinances relating to occupational license taxes, and such taxes be and
they are hereby expressly reserved to such municipalities.
ANALYSIS
In accordance with Chapter 33C-2(D), this application seeks approval of development
standards for the Coconut Grove Rapid Transit Zone Station site. The development
standards apply to development in the Coconut Grove Transit Station, defined as the area
west of SW 27 Avenue, east of SW 29 Avenue and between SW 27 Terrace and US-1.
Currently, the Coconut Grove Rapid Transit Station contains a plaza fronting SW 27 Avenue
and a parking lot serving transit users. The site, located in the City of Miami, lies within the
Rapid Transit Zone as provided for in Chapter 33C of the Code of Miami -Dade County.
Section 33C-2(D)(9)(d) requires that for the portions of the Rapid Transit Zone located within
municipalities, the station area design and development program process, a joint municipal -
county program, now conducted by the Rapid Transit Developmental Impact Committee,
shall prepare proposed master plan development standards for proposed development.
Such proposed master plan development standards shall be submitted to the appropriate
municipality for review and adoption as the master land use plan for such use. Once
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January 24, 2007
Page 9
adopted, said land use plans shall control all public actions involving or affecting land use or
development, including action on applications for zoning relief.
The subject site is designated as a Community Urban Center, a localized but compact
urban area that will contain a concentration of different urban functions integrated both
horizontally and vertically. Areas developed as community urban centers shall, in
accordance with the Miami -Dade County Comprehensive Development Master Plan
(CDMP), have a radius of 700 to 1,800 feet but may be extended to a radius of one-half mile
where recommended in an area plan. The land uses surrounding the Coconut Grove
Transit Station consist of an office building, single-family residences and duplexes to the
north, retail to the south and east, and single-family residences and duplexes to the west.
The following alternative standards are proposed by the Director of the Department of
Planning and Zoning as the Coconut Grove Rapid Transit Zone Master Plan 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-Metrorail 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. Unless 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").
(B) 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 27th 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,
Florida.
(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 follows:
(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 Tots, the perimeter of which abuts streets.
(3) 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.
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January 24, 2007
Page 10
(5) civic uses: are designated as places of assembly for social, cultural, educational
and religious activities.
(6) f.a.r.: The floor area of the building or buildings, excluding parking structures, on
any lot divided by the area of the leased site.
(7)
habitable space: Building space, the use of which involves human presence
with direct views of the enfronting 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 all or most of the time, including parks, plazas,
squares, colonnades, greens, promenades, pedestrian paths and/or associated
ornamental or shaded landscaped areas, and accessory building 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 shalt 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) Metrorail development: consists of the transit station and the fixed guideway.
(D) Development Parameters: The following parameters shall apply to all non-Metrorail
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) A minimum of 25,000 square feet and a maximum of 34,074 square feet of
business uses allowed in the BU-1, BU-1 A and BU-2 zoning districts. Drive-thru
services are permitted and shall be appropriately buffered from the adjoining
street network. A hotel use may also be permitted.
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January 24, 2007
Page 11
(b) Outside food sales and services including but not limited to outdoor -dining, cart
vendors, and merchandise displays.
(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 in Miami -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 Miami -Dade County, as published
annually by the U.S. Department of Housing and Urban Development.
(d) A minimum of 100,000 square feet and a maximum of 157,500 square feet of
office uses.
(e) A minimum of 20,000 square feet and a maximum of 30,000 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.
(2) Setbacks: The setbacks for the Site shall be as follows:
(a) Build -to -line from streets and drives: 0' when colonnade is provided; 10' when
colonnade is not provided. The build -to -line setback shall be hard surfaced and
finished to match the adjoining sidewalk when a colonnade is not provided.
(b) 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-
Metrorail development.
(5) Building Height and Number of stories: The maximum building height shall be 200'
and the maximum number of stories shall be 19.
(6) Building Frontage: A minimum of 80% of the building shall be built at the build -to -line.
Habitable space is required along the entire ground floor portion of all buildings,
including parking garages, excluding minimum areas required for ingress/egress and
uses ancillary to support the allocated uses.
(7)
Parking: Except as provided herein, parking shall be provided as required by section
33-124 of the MDC Code.
Multi -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.
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January 24, 2007
Page 12
1. At minimum, parking shall be provided as follows:
Multi -family Residential:
1 space/1 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 space/ every 2
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. Parking garages shall have all 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.
Streetwalls and/or habitable space shall be built 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 shall not have on -street parking.
(8) Encroachments: Awnings, balconies, roof eaves, signs, porches, stoops and ramps
may encroach into the required setbacks but may not encroach into the rights -of -way.
(9) Building Facades and Security Fences/Gates:
(a) Building streetwall surfaces shall 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 lightly tinted for the first
five (5) stories, except where used for screening garages where it may be
translucent.
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January 24, 2007
Page 13
(b)
(c)
Security screens and gates shall be a minimum fifty (50) percent transparent.
Chain -link fences shall not be permitted.
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 following 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 shall 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.
(a) Maintenance: In addition to the general maintenance requirements for this
section, the owner and/or the tenant of the sign shall be responsible for
maintaining the landscaping and the signs concerned in good condition and
appearance and the site free from trash or debris. Failure to do so shall
constitute 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 shall be financially
responsible for the removal of the sign.
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January 24, 2007
Page 14
(E) Site Plan Review Standards and Criteria: The purpose of the site plan review is 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 -quality 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) All 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 shall 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 developments 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 development, blocks and pedestrian pathways in the
Rapid Transit Zone produce coherent, direct connections within the site and to the
adjacent streets, sidewalks and paths.
(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.
(8) 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.
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January 24, 2007
Page 15
(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.
(10) Service areas shall be located and 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.
(16) Street furniture such as trash containers and benches shall be permanently
secured to the sidewalk. Street furniture shall not obstruct sight visibility triangles at
street intersections.
(17) Dumpsters shall not be visible from the public 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 all 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 Miami -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.
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January 24, 2007
Page 16
ANALYSIS OF PROPOSED STANDARDS:
The standards proposed by the applicant allow single or mixed uses as allowed by Section
33C-2(D)(9) including, but not limited to, residential, office, live/work units, retail, hotels,
restaurants, theaters, and civic uses. The proposed Master Plan Development Standards
for the Coconut Grove Rapid Transit Station submitted by the applicant propose the
following: buildings are to be setback zero (0) feet from SW 27 Terrace and SW 29 Avenue,
have a five (5) foot setback from SW 27 Avenue and setback zero (0) feet from the existing
Metrorail station guideway; building heights are not to exceed 250 feet; the floor area ratio
(FAR) shall not exceed 3.0; the density is proposed at 125 units per net acre; building lot
coverage will be 85% of the net lot area; a minimum of 65% of the ground floor along SW 27
Avenue and SW 27 Terrace will be required to consist of active uses with windows,
entrances from the sidewalk, etc. or habitable spaces of a twenty foot (20') minimum depth.
Additionally, an arcade/colonnade of a minimum depth of twelve feet (12') will be required at
street level on buildings; the building base is to be clearly defined by an expression line
delineating the division between the base of the building and the tower; overhead canopies,
awnings and projections may encroach into setbacks and beyond the property line; shade
trees and landscape will be required for streets, pedestrian pathways, squares, plazas,
greens and pedestrian passages; and a minimum of fifteen percent (15%) of the total net lot
area shall be reserved for open space. Further, a pedestrian passage is required every 400
linear feet of street frontage to allow public access through the site and shall be a minimum
unobstructed eight feet (8') wide. Parking space requirements will be as follows: one parking
space for each residential dwelling unit; one parking space for each one thousand sq. ft. of
gross floor area or portion thereof for retail uses; one parking space per one thousand
square feet of gross floor area or portion thereof for office uses; one parking space for every
2 residential units reserved for graduate and undergraduate student housing; one parking
space per one thousand square feet of gross floor area or portion thereof for restaurant
uses; and one parking space per one thousand square feet of gross floor area or portion
thereof for all other uses. Signage provisions are also included as part of the Development
Standards.
After a complete review and analysis of the applicant's standards in comparison with staff's
proposed standards, staff notes the following:
1. When calculating FAR, the developer proposed standards excludes all parking
structures, elevators shafts, machine rooms, stairwells, common areas, lobbies and
hallways, whereas, with the exception of parking structures, staffs proposed
standards requires the inclusion of the entire floor area of all buildings on the Site. In
accordance with staff's proposal, FAR calculations would be based on the area of
the lease site only, whereas the applicant improperly proposes to include not only the
lease site but the Rapid Transit right-of-way.
2. When calculating open space, the developer proposed standards allows the
inclusion of limited roof overhangs, screened enclosures, swimming pools and non -
covered parking areas, whereas staff's proposal would not allow the inclusion of
Nicholas D. Nitti
January 24, 2007
Page 17
these uses. Staffs proposal will provide a less intensive, more user-friendly and
open environment for transit users and residents.
3. With the developer proposed standards, on -street parking may include the "entire"
public right-of-way which will affect vehicular circulation on the streets surrounding
the site. In addition a reduction of 50% of the total parking calculations are
permitted for any mixed -use development. Staff's proposal allows for a maximum
reduction of 20% of the total parking calculations. In staffs opinion, a 50% reduction
in parking will result in vehicles parking on swale areas or adjacent properties and
staff's proposal will provide sufficient parking for the development.
4. Although the uses permitted by both the applicant's and staff's standards are similar,
the applicant's proposal allows "single or mixed -uses", whereas staff's proposal
requires that all the of the listed uses be provided. In addition, staff requires that
drive-thru services be concealed from the adjoining street network; however, the
applicant's proposal does not require that any buffering be provided.
5. Staff bases the density calculation on the area of the lease site only, whereas the
applicant not only includes the lease site but the Rapid Transit right-of-way. The
density calculation in the applicant's proposal will result in development that is
inconsistent with the CDMP since it would allow a higher density than that permitted
in the Community Urban Centers.
6. Staff's standards specify a maximum number of stories in accordance with the lease
agreement and a building height. The applicant bases the height standard on
number of feet (250 ft. maximum) which would allow up to 25 stories in height and
will result in a development that will be incompatible with the surrounding area.
7. Staff's proposal requires that habitable space be provided along the entire ground
floor portion of all buildings including parking garages with a minimum of 30% of
glazing, consistent with the CDMP. However, the applicant's proposal only requires
a minimum of 65% of habitable space, and does not require that glazing be provided.
This would be inconsistent with the CDMP which prohibits the use of continuous
blank walls in Urban Centers.
8. Staffs proposal requires 12.5% of the proposed residential units shall be set aside
as workforce housing units and shall meet the criteria of workforce housing in Miami -
Dade County.
9. Staff's proposal addresses the number of street and lot trees required. However, the
applicant's proposal does not specify the number of trees required. Unlike staff's
standards, the developer proposed standards makes no mention of compliance with
the MDC Landscaping Code, Chapter 18A, which was adopted to increase the tree
canopy, provide shade, and reduce water consumption.
10. Any changes or modifications to the approved development standards would require
that the applicant proceed through this same process again as outlined in Chapter
33C of the MDC Code. The applicant's proposal however, allows for variances to be
obtained in accordance with the MDC Zoning Code which will require review and
approval by the County but will not be subject to review by the City of Miami.
Nicholas D. Nitti
January 24, 2007
Page 18
Staff is of the opinion that the standards proposed by the Department of Planning and
Zoning comply with the CDMP and are compatible with the area. Staff proposes "a wide
variety of residential land uses" (Land Use Policy 7A) within this Community Urban Center.
The "mix" of land uses has been proposed by staff to encourage convenient alternatives to
travel by automobile and to provide more efficient land use than recent development forms.
In addition, staff's provision requiring workforce housing implements Mass Transit Policy 5D
which indicates that "The County shall promote increased affordable housing development
opportunities within proximity to areas served by mass transit'. The workforce housing
provision as well as the required child care center implements Land Use Policy 7A which
indicates that development around rapid transit stations "strive to serve the needs of the
community for housing and services". The applicant's proposed allowance that a single use
may be developed on this Site, as well as the absence of any provision requiring a day care
use and workforce housing do not address the aforementioned policies of the CDMP and
are inconsistent with same. In addition, the applicant's proposed method of calculating
density and F.A.R. will result in a higher ratio and a greater density than allowed within the
Community Urban Centers. Staff's proposal is consistent with the range of density and
intensity envisioned by the CDMP. Staff's proposed standards respect the character of the
nearby community and will provide the neighborhood with jobs, personal services and
retailing within walking distance. The proposed site plan review standards and criteria will
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. As such, staff recommends approval of the alternative Rapid Transit
Zone Master Plan Development Standards for the Coconut Grove Rapid transit Zone Station
Site, as proposed
RECOMMENDATION
Approval of the alternative Rapid Transit Zone Master Plan Development Standards for the
Coconut Grove Rapid Transit Zone Station Site.
CONDITIONS None.
DATE TYPED: 11/16/06
DATE REVISED: 11/17/06; 01/19/07
DATE FINALIZED: 01/22/07
DoaW:AJT:MTF:LvT:NDN