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HomeMy WebLinkAboutBinder Tab FRansom Everglades School Upper Campus Special Area Plan F. Regulating Plan Ransom Everglades School Upper Campus Special Area Plan F1. Article 1 - Definitions of Terms and Uses ARTICLE 1. DEFINITIONS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 1.2 DEFINITIONS ❑F TERMS This section provides definitions for terms in this Code that are technical in nature or that might not be otherwise reflect a common usage of the word. If a term is not defined in this Article, then the Zoning Administrator shall determine the correct definition of the term. Building Height: The vertical extent of a Building measured in Storied feet. Ransom Everglades School Upper Campus Special Area Plan F2. Article 2 - Intent ARTICLE 2. GENERAL PROVISIONS AS ADOPTED APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 2.1 PURPOSE AND INTENT 2.1.1 Title and Purpose This regulating plan shall be known as the Ransom Everglades School Upper Campus Special Area Plan ("SAP"). a. This Code shall be known as the Miami 21 Code of the City of Miami, Florida. This Code is de clared to be in accord with the Miami Comprehensive Neighborhood Plan, as required by the Local Government Comprehensive Planning and Land Development Regulation Act, Section 163.3161 et seq., Florida Statutes (the "Comprehensive Plan"). A primary purpose of this Code is to implement the Comprehensive Plan. b. It is further the purpose of the Miami 21 Code to promote the public health, safety, morals, convenience, comfort, amenities, prosperity, and general welfare of the City and to provide a wholesome, serviceable, and attractive community, including without limitation protection of the environment; conservation of land, energy and natural resources; improved mobility; more efficient use of public funds; greater health benefits of a pedestrian environment; historic preservation; provision of recreational and open spaces; reduction of sprawl; and improvement of the built environment and human habitat. c. To further the goals and objectives of the Comprehensive Plan and the purpose of this Code, the City is divided into Transect Zones ("T-Zones") of such number, characteristics, area, common unity of purpose, adaptability, or use as will accomplish the goals and objectives of the Compre- hensive Plan and this Code. 2.1.2 Intent The intent of the Ransom Everglades School Upper Campus Special Area Plan is to guide and facilitate the design of a master plan for the Upper Campus: ensure the preservation of the character of the campus; allow for the innovation and modernization of new facilities to replace existing structures: and encourage the creation of additional open green space.. The SAP is based on the Miami 21 Zoning Code, as amended through April 2013. Future develop- ment will be consistent with the adopted Concept Book and this Regulating Plan. The Ransom Everglades School Upper Campus SAP shall not create a precedent for the balance of the City of Miami. The alternate standards of this SAP should be considered unique to the property and the existing conditions of the§Ghoul. infrastructure and Buildings. c. The con3crvotion goals include: 2 ARTICLE 2. GENERAL PROVISIONS AS ADOPTED • APR1L 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 3. Increasing access to the natural environment through the E3sywaik, the Rivcrwalk, 5. increasing tree canopy transit oriented, pedestrian -friendly focus for the rcgion's economic, eivie-and ettittarai sctivi ties 3. Ensuring that private Development contributes to increased infrastructure capacity, and gfoavgh- 3 Ransom Everglades School Upper Campus Special Area Plan F3. Article 3 - General to Zones ARTICLE 3. GENERAL TO ZONES AS ADOPTED • APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 3.5 MEASUREMENT OF HEIGHT 3.5.1 Unless otherwise specified herein, the Height of Buildings shall be measured in Stories feet. The height of Fences and walls shall be measured in feet. The Height of Buildings, Fences and walls shall be measured as provid d for on pg. B4.13 of the Concept Book. from the base flood elevation. 3.5.2 The maximum Habitable Space and maximum Height of Buildings shall be as provided for on pg. 94.13 of the Concept Book. total height of twenty-five (25) feet. A single floor level exceeding fourteen (-14)-feet, or twenty five the building height decs not exceed the maximum height, including all applicable bontses, allowed fifty percent (5054) of the floor Area in D1, shall be counted as an additional floor. The Height of a Liner Story concealing more than one level of Parking. 3.5.3 Except as specifically provided herein, the Height limitations of this Code shall not apply to any roof Structures for housing elevators, stairways, tanks, ventilating fans, solar energy collectors, or similar equipment required to operate and maintain the Building (provided that such Structures shall not cover more than twenty ten percent (20 10%) of roof area for T4 and TS); nor to church spires, steeples, belfries, monuments, water towers, flagpoles, vents, or similar Structures, which may be allowed to exceed the maximum Height by Waiver SAP Permit; nor to fire or parapet walls, which shall not extend more than five (5) feet above the maximum Height_ in T4 and T5 and ten (10) feet n fie _ -Bistr cts 4 ARTICLE 3. GENERAL TO ZONES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 3.13 SUSTAINABILITY 3.13.1 General a. Landscape requirements are as required in Article 9 of this Code and the City of Miami Tree Protection regulations of Chapter 17 of the City Code, except that where this Code is more re- strictive than the Tree Protection regulations, this Code shall apply. b. All new Buildings of more than 50,000 square feet of Habitable Rooms and Habitable Space in the T5, T6, C! and CS zones shall be at a minimum certified as Silver by the United States Green Building Council (USGBC) Leadership in Energy and Environmental Design (LEED) standards or equivalent standards adopted or approved by the City. 1. At the time of Building Permit application, the owner shall submit: e- Proof of registration with the Green Building Certification Institute, or equivalent agency; fb)itk A signed and sealed affidavit from a LEED Accredited Professional, or applicable designation, stating that the proposed Building is designed to achieve the required certification; and A LEED Scorecard. or equivalent document, identifying anticipated credits to be achieved. 2. At the time of Certificate of Occupancy application, the owner shall submit: Lalf- Proof of certification by the Green Building Certification Institute, or equivalent agency; .ice g- A bond posted in a form acceptable to the City, in the amount indicated below; 017 Two percent (2%) of the total cost of construction for a 50,000 -100,000 square feet Building; 017 Three percent (3%) of the total cost of construction for a 100,001 -200,000 square feet Building; 1iii1- Four percent (4)/%) of the total cost of construction for any Building greater than 200,000 square feet; or ,}. 1=17 Proof of partial compliance from the Green Building Certification Institute, or applicable agency, which demonstrates the credits presently achieved. In addition, a prorated portion of the full bond amount, as indicated in subsection 2(b) above, shall be posted based on the number of remaining credits needed to meet minimum certification re- quirements. The bond amount to be posted shall be calculated as follows: (credits remaining for certification / credits required for certification) x full bond amount = prorated bond amount) 5 ARTICLE 3. GENERAL TO ZONES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 3. Forfeiture of Bond A bond under this Section 3.13.1 shall be forfeited to the City in the event that the Building does not meet the for LEED Silver certification or applicable certification. The City will draw down on the bond funds upon failure of the owner to submit proof of LEED Silver certification in a form acceptable to the City within one (1) year of the City`s issuance of the Certificate of Occupancy for the Building. If required certification is not achieved but a majority of the credits have been verified, the owner shall forfeit a portion of the bond based on any outstanding credits which shall be calculated as follows: (credits remaining for certification / credits required for certification) x full bond amount = bond amount forfeited If the amount to be forfeited is greater than fifty percent (50%) of the full bond amount, the bond shall be forfeited in its entirety. Funds that become available to the City from the for- feiture of the bond shall be placed in the Miami 21 Public Benefits Trust Fund established by this Code. i Affordable Housing Developments that qualify under Section 3.15, may elect to comply with the sustainability requirements promulgated by the Florida Housing Finance Corporation, or its successor agency, in lieu of the requirements set forth in Section 3.13.1.b above. j. The preservation of Natural Features of land such as trees, vegetation, geological, and other characteristics and the preservation of features of archaeological significance are declared to be in the public interest. Said preservation may justify the relaxation of Set backs or required Off-street Parking by Waiver. The Zoning Administrator shall determine that the trees, vegetation, geological and other natural characteristic, or archaeological features are in the Buildable Area of the Site and not in Setback areas required for the development of the site. 6 Ransom Everglades School Upper Campus Special Area Plan F4. Article 4 - Standards and Tables ARTICLE 4. TABLE 2 MIAMI 21 SUMMARY AS ADOPTED - APRIL 2013 INUR ALII SOPIF LOT OCCUPATION RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP II I I 1 I I] t I II III II I l r 1 1 1 I a LblAraa 5,990 s f min b Lot Width 5Bft. min. c for Coverage {blal Floorwlaa of 59%ma>e.ls1. Flow _". o ' T3RIIT3LaAly Znd dint 3rd Floors can not NIibaldlrgs oh reel exceed the Soon:rale of the I at FiQol d Fkviof Ratio (ELM e_ Fr elage at horn Setback f Gann l Open Spam Requeer 25% Lel Area min. g tenser 948 duracre mas." BULGING s€TRACM( a Prindgal'Fraci 29 IC min. b. SecoMry Front 10 R min 1 c see 5 rt rrin." d Rear 20 R. rrin. OBTIIIBLOING SETBACK a_ Pemba Frml b Secondery Fred c Side d Rea %Htn in'¢F3'L nIy) PRIVATE FRONTAGES a Con Lean b Paid' AFerca Pad c Terrace or LC prehihiied Are ib+led Ord {NrdrhAed h Arcade BUILDING HEIGHT (Burlssi a Paccar Building Emen Asorownedfor gn ease B4 13 of dte C9nceotBat* h Ovtbuidiq c &pert Fieghl Abute g TS TS & Ti only ?mix, provided for an Lade B4.13 of the cornet Book • 4r as modified in Diagram 3 •• Note Refer to Article 5 k it Specific Transept Zone Regu ations ••• Note Bonus shall not be availab a for T6 properties abutting T3 propeties (refer to Ajlx o 3: 7 Ransom E►rerglades School Upper Campus Special Area Plan F5. Article 5 - Specific to Zones ARTICLE 5. SPECIFIC TO ZONES AS ADOPTED • APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 5,3.2 Building Configuration (T3) e. Building Heights shall be measured in feet as provided for on page B4.13 of the Concept Book. Ctorics and shall conform to Article 4, Table 2 and be as Shown in Illustration 5.3. The first -floor shall not exceed ten (10) feet overall I icight above the second Story. f. Mechanical equipment shall be located within maximum building height and shall Pe wholly concealed from view. Sustainable equipment (i.e. solar panels, water cisterns, etc.) shall be located within the maximum building height and may be visiable with SAP permit. Mechanical equipment located on a roof above forty-five (45) feet shall be screened by a pitched roof. mar roof shall be enclosed by parapets of thc minimum l !eight necessary to conceal it, and a maxi- of three aftei a f f (3.5) feet. At the roof, other -ornamental Building features may g. (8) feet. Extensions above thc maximum Height up to four hundred (400) square feet for eithcr atair enclosure or ornamental purpose Shall be permitted by proce3s of Waiver. All extensions Existing fences and walls shall be deemed to be legal and conforming in all respects with the provisions of this Ordinance. They may be replaced and/or improved at their existing location and to their existing heights. New fences and walls may be erected on the property provided: (1) the heights and setbacks are consistent with the heights and setbacks existing at the time of SAP adoption; and (2) the design and materials are compatible with the existing design and materials. Determinations with respect to (1) and (2) in preceding sentence shall be made by SAP Permit. feet. 5.3.4 Parking Standards (T3) a. Vehicular parking shall be required as shown in Article 4, Tables 4 and 5. b. Parking may be accessed by an Alley when such is available. c. Covered parking and garages and at least fifty percent (50%) of required parking shall be located within the Second and Third Layers as shown in Article 4, Table 8; in T3-R and T3-L a maximum thirty percent (30%) of the width of the Facade may be covered parking or garage. In T3-O cov- ered parking and garages shall be a maximum sixty percent (60%) of the width of the facade. Covered parking and garages shall align with or be set back from the Facade. Driveways and drop-offs including parking may be located within the First Layer. d. The maximum width at the Property Line of a driveway on a Frontage shall be twelve twenty- six (4 a) feet for T3-R and T3-L and twenty (20) feet for T3-O, unless otherwise required by the City of Miami Public Works and Fire ❑epartments. Up to two separate driveways of up to 8 ARTICLE 5, SPECIFIC TO ZONES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP twenty (20) feet each on one Lot Royal Road shall have a minimum separation of twenty (20) feet in T3-R and T3-L only, unless otherwise required by the City of Miami Public Works and Fire Departments. 9 ILLUSTRATION 5.3 SUB -URBAN TRANSECT ZONES (T3) AS ADOPTED - APRIL 2013 BUILDING DISPOSITION LOT OCCUPATION a. Lot Area 5,000 s.f. min. b. Lot Width 50 fl min. c. Lot Coverage. (total Flooralate of all 50%max. first fioor 39 buildings on sitel bonfyi-2nd and 3rd Floors can not exceed the floorotate of the 1st Floor d. Floor Lot Ratio IFLR) N/A e. Frontage at Iron! Setback NIA f. Green Space 25% lot Area min. 9. Density T3 R = 9 dulac max.. T3 L = 9 duIac max. T30=ladulacmax. BUILDING SETBACK a. Principal Front 20 h. min. b. Secondary Front 10 ft. min. c. Side 5 ft. min. 20% Lot Width total min. d. Rear 20 ft. min. 20 ft. rain. b Co\endbeyf,uea 1-0-f min. c."de -mini rf7deer 511. rein. DUILDING CONiICURATION fflONTASE remitted b. retch 8 rehee lied e. Terrace or L.C. permitted d- ereeaurt permitted e. Steep died I. Slrepkent prohibiter! 9 iei4e:'y enehiibiled h. Arca& proherded BUILDING HEIGHT a. Principal Building provided for on Page 64.13 of the Conceal Book. b. Outbuilding E-Siseirs-aftel-264.-ieeere-meatAg provided tar on was B4 13 of the Concept Book. PARKING Facade Width T3 R& T3 L 30%max T3 0 60%max. RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP BUILDING PLACEMENT Caw Li ■4 Pke luyv Lana OUTBUILDING PLACEMENT Cow Li Sd tam 2el txer PARKING PLACEMENT Gene LEI kleierl� 7rd ltere M 7bd later IMO BUILDING HEIGHT r ger Iv Urr 10 Ransom Everglades School Upper Campus Special Area Plan F6, Article 7 — Procedures and Nonconformities ARTICLE 7. PROCEDURES AND NONCONFORMITIES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 7.1.2.1 Ransom Everglades School Upper Campus Special Area Plan Development Review Process a. SAP Permit All demolition of existing buildings and development of new buildings within the Ransom Everglades School Upper Campus SAP area shall be approved by a Special Area Permit. The process and criteria for review and approval of an SAP Permit application is set forth below. 1. SAP Permit review and approval process. a. Applications for SAP Permits shall be made on forms provided by the city and in addition shall be accompanied by any information reasonably deemed necessary by the Planning Director to render a decision on the subject application. The Planning Director shall review each submitted application for a SAP Permit for completeness. b. The Planning Director shall issue a notice of an intended decision within fourteen (14) calendar days of a determination that the SAP Permit application is complete. The applicant shall have seven (7) calendar days from recept of the notice of the intended decision to request a conference with the Planning Director to discuss revisions or provide additional information regarding the application. Within ten (10) calendar days of the conference, or if no conference is requested within ten (10) days of the notice of the intended decision the Planning Director shall issue his decision with written findings and determinations regardinq the applicable criteria set forth in this section and any other applicable regulations as they relate to the application. The applicant and the Planning Director may mutually agree to an extension of time for the issuance of the final decision. The findings and determinations shall be used to approve, approve with condition, or deny the SAP Permit application. c. The Planning Director shall approve, approve with conditions, or deny the SAP Permit. application. Approvals shall be granted when the application is consistent with the Comprehensive Plan, the Ransom Everglades School Upper Campus SAP, and the terms of the accompanying Development Agreement. Conditional approvals shall be granted when the application requires the imposition of conditions in order to be consistent with the Comprehensive Plan the Ransom Everglades School Upper Campus SAP, and the terms of the accompanying Development Agreement. Denials of applications shall be issued if, in the estimation of the Planning Director, conditions and safeguards hhave been considered and the application is still found to be inconsistent with the Comprehensive Plan, the Ransom Everglades School Upper Campus SAP, and the accompanying Development Agreement. The decision of the Planning Director shall be in writing and shall include an explanation of the code reQuirements for an appeal of the decision. The Director shall include a citation of the legal authority supporting the denial of an SAP Permit application. 2. SAP Permit Review Criteria. SAP Permit shall be approved if the application is consistent with the Comprehensive Plan. the Ransom Everglades School Upper Campus SAP, and its accompanying Development Agreement. 3. SAP Permit Appeal to the Planning, Zoning and Appeals Board. The SAP Permit applicant may appeal the determination of the Planning Director within 11 ARTICLE 7, PROCEDURES AND NONCONFORMITIES AS ADOPTED • APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP fifteen (15) calendar days of the issuance of a final decision. Appeal ❑f the determination of the Planning Director shall be filed with the Office of Hearing Boards and shall be heard de novo by the Planning, Zoning and Appeals Board. The Board shall determine whether t❑ affirm or reverse the determination of the Planning Director. Should the Board choose to reverse the determination of the Planning ❑irector, where the Planning Director previously denied the SAP Permit, the Board may approve the permit as requested by the applicant or approve with conditions and safeguards necessary to ensure the SAP permits consistency with the Comprehensive Plan. the Ransom Everglades School Upper Campus SAP. and the terms of the accompanying Development Agreement. The SAP Permit applicant may appeal the ruling of the Planning Zoning and Appeals Board to the City Commission within fifteen (15) calendar days of the issuance of its ruling. Such appeals shall be fled with the Office of Hearing Boards and shall be considered de novo by the City Commission. The City Commission shall determine whether to affirm or reverse the ruling of the Board. The filing of all appeals shall state the specific reasons for such appeal and shall be made on forms designated by the Office of Hearing Boards together with the payment of any required fee(s). 12 Ransom Everglades School Upper Campus Special Area Plan F7. Appendix A -- Coconut Grove Neighborhood Conservation District NCD-3 APPENDIX A: NEIGHBORHOOD CONSERVATION DISTRICTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP A.3. COCONUT GROVE NEIGHBORHOOD CONSERVATION DISTRICT NCD-3 3.6 Single -Family Residential District i. Schools This section shall apply only to Ransom Everglades School Upper Campus Special Area Plan (SAP). 1. Building Site A building site shall be defined as one or more lots orportions of lots that are aggregated to form a single school site including vacant lots and all permissible accessory uses and struc- tures. Building sites shall not include any portions of land under a different zoning transect. 2. Setbacks (a) Minimum Front Setbacks The minimum front setback shall be thirty (3D) feet. Unenclosed porches, entries, or log- gias may project a maximum of fifteen (15) feet into the minimum required setback of thirty (30) feet. Lb) Minimum Side Setbacks The minimum side setback for all principal and accessory buildings shall be ten (1 D) feet. 3. Height Height within the Ransom Everglades School Upper Campus SAP shall be consistent with 84.13 and B4.14 of the Concept Book. 4. Green Space The minimum green space requirement shall be three -tenths (0.3) times the Lot area. The use of permeable material for surfaces in the required yard may allow a 25% reduction in the required preen space. Civic Space may also be Green Space. Landscaping All landscaping recauirements shall comply with Article 9 of Miami 21 and Chapter 17 of the City Code. 6. Additional Requirements (a) Garages and Driveways (i) Driveways located on Main Highway shall be permitted to have a mfxim_ym width of twenty-six (26j ftet, unless otherwise required by the City of Miami Public Works and Fire Departments. All other driveways shall be permitted to have a maximum width of twenty (20) feet, unless otherwise required by the City of Miami Public Works and Fire Departments. (ii) A garage structure may be permitted within the Second Layer of the building site as illustrated on Concept Book page B4.14. 13 APPENDIX A: NEIGHBORHOOD CONSERVATION DISTRICTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP (iil) Driveways within a single building site shall not be located closer than twenty (201 feet to each other. /b) Fences All fences located on Main Highway shall be buffered with plant material except when said fence is faced or constructed with oolitic limestone. All other fences must provide for landscaping as required in Article 9 of Miami 21 for T3 Zoning transect. 14