HomeMy WebLinkAboutStaff Memorandum Regarding Revisions for Table 3CITY OF MIAMI, FLORIDA
INTER -OFFICE MEMORANDUM
TO: Francisco J. Garcia DATE: March 18, 2019
Director, Planning Department
FILE: PZ-18-313
SUBJECT: Revisions for Table 3 of the Staff
Analysis for PZ-18-313, Request
for change of zoning at 240 SE
14 ST.
REFERENCES:
FROM: Sue Trone, AICP ENCLOSURES:
Chief, Comprehensive Planning
Planning staff completed an analysis of the request to amend the Zoning Atlas under Ordinance
13114 (Miami 21) for 240 SE 14 Street, Miami, Florida in February of 2019. Table 3 of this
analysis, found on pages 15-16, entitled "Evolution of development capacity and standards
under Zoning Ordinances 9500, 11000, and 13114 (Miami 21) for Lot 5, located at 240 SE 14
Street (the Babylon)" contains some incomplete information and minor errors. Planning staff
have carefully reviewed the information in this table and this memo is offered to correct the
public record with revisions to the table. For the purpose of clarity, all deletions are noted as
stricken text and all additions are noted as underlined text.
Table 3 (REVISED): Evolution
of development capacity and standards under Zoning
and 13114 (Miami 21) for Lot 5, located at 240 SE 14 Street (the
Ordinances 9500, 11000,
Babylon)
9500 Zoning Ordinance
(adopted in 1982)
RO-3/6 (covenant applied)
Density 50-80 4
du/acre
21 30 du/ac 18-29 du/acre
Floor Area Ratio (FAR)
Gross Land Lot Areal
1.21=FAR, Gross Lot Area = 23,680 Sq. Ft.
1.21 X 23,680 sq. ft. = 28,652.8 sq. Ft.
FAR calculatcd to the ctrcct ccntcrlinc
Residential floor area is the sum of areas for residential use on all floors of
buildings, measured from the outside faces to the exterior walls or windows,
including interior and exterior halls, lobbies, stairways, elevator shafts, mechanical
rooms, enclosed porches and private enclosed balconies, and floor areas below
Plan 1 (as defined in section 2016.1) used for habitation and residential access.
Not countable as residential floor area: open terraces, patios, atriums, or
balconies; carports, garages, breezeways, tool sheds; special purpose areas,
1 Under Zoninq Ordinance 9500, Gross Lot Area was defined in Section 2006.2.2 as " the net area of the
lot ... plus half of adjoininq permanent open space such as streets, parks, lakes, rivers, bays, and the like,
up to a number of feet equal to the land use intensity ratinq specified for the district or the land use sector.
Where such space adjoins lots on two adjacent sides, the area thus added shall include the area required
to complete the qap otherwise left at the intersection...."
1
such as recreation rooms; staff space for therapy in group homes; basement
space not used for living accommodation; any commercial or other nonresidential
space.(See Section 2012.3.1 of Zoning Ordinance 9500)
Nonresidential floor area is the sum of areas for nonresidential use on all floors of
buildings, measured from the outside faces of exterior walls or windows, including
interior and exterior halls, lobbies, stairways, elevator shafts, mechanical rooms,
enclosed porches and balconies, and floor areas below Plane 1 (as defined in
section 2016.1) for nonresidential use. Not countable as nonresidential floor area
are: Parking and loading areas within the building; Open terraces, patios, atriums
or balconies; or floor areas specifically excluded from floor area limitations by
special provisions of these regulations. (See Section 2012.3.2 of Zoning
Ordinance 9500)
Height By Right
16-stories
11000 Zoning
Ordinance
(adopted in March 1990)
0 (Office) (covenant remaining in effect)
Density 150 du/acre
55 dwelling units
Floor Area Ratio (FAR)
Gross Land Lot Area2
FAR = 1.72, Gross Lot Area = 23,680
1.72 X 23,680 = 40,729.6 sq. Ft.
FAR calculated to the street centerlines
In the 11000 Zoning Ordinance: Floor area, nonresidential. Nonresidential floor
area is the sum of areas for nonresidential use on all floors of buildings, measured
from the outside faces of the exterior walls, including interior and exterior halls,
lobbies, enclosed porches and balconies used for nonresidential uses.
Not countable as nonresidential floor area are:
(a)Parking and loading areas within buildings;
(b)Open terraces, patios, atriums or balconies;
(c)Stairways, elevator shafts, mechanical rooms; or
(d)Floor areas specifically excluded from floor area limitations by special
provisions of these regulations.
Residential floor area includes the sum of all areas for residential use on all floors
of buildings, measured from the outside faces of the exterior walls or windows,
including interior and exterior halls, lobbies, etc. Not countable as residential floor
area are: Open terraces, patios, atria, or balconies: carports, garages,
breezeways, or tool sheds: special purpose areas like recreation rooms or social
halls: staff space for therapy or examination in group care housing: basement
space not used for living accommodations: stairs, elevator shafts, or mechanical
rooms; or any commercial or nonresidential space.
Height By Right
Unlimited stories
2 Under Zoning Code 11000, Gross Lot Area was defined very similarly to the term in the 9500 Code: "The
net area of the lot ... plus half of adjoining street rights -of -way and seventy (70) feet of any other public
open space such as parks, lakes, rivers, bays, public transit right-of-way and the like...." Ordinance
9500, Definitions.
2
MIAMI 21 Zoning
Ordinance
(adopted in 2010)
T6-8-R (covenant remaining in effect)
**CURRENT ZONING DESIGNATION**
Density 500 du/ac3
183 dwelling units
Floor Lot Ratio (FLR of
5)
Lot Area4
5 x 15,977 sq. Ft. =79,885 sq. Ft.
FLR is the Multiplier applied to the Lot Area that determine Max
Floor Area above grade
Miami 21 defines Floor Area as : The floor area within the inside
perimeter of the outside walls of the Building including hallways,
stairs, closets, thickness of walls, columns and other features, and
parking and loading areas, and excluding only interior Atria and
open-air spaces such as exterior corridors, Porches, balconies and
roof areas. Also means Building or Development Capacity.
Public Benefit FLR 25%
79,885 sq. ft x .25 = 19,971.25 sq. Ft.
Max floor area w/Public
Benefits
79, 885 sq. Ft +19,971.25 sq. Ft = 99,856.25 sq. Ft.
Height By Right
8-stories
Height w/ Public Bonus
12-stories
MIAMI 21 Zoning
Ordinance
(adopted in 2010)
T6-12-0 (covenant remaining in effect)
Density 500 du/ac
183 dwelling units
Floor Lot Ratio (FLR of
8)
8 x 15,977 sq. Ft. =127,816 sq. ft.
FLR is the Multiplier applied to the Lot Area that determine Max
Floor Area above grade
Public Benefit FLR 30%
127,816 sq. ft x .30= 38,344.8 sq. Ft.
Max floor area w/Public
Benefits
127,816 sq. Ft +38,344.8 sq. ft = 166,1640.8 sq. ft.
Height By Right
12-stories
Height w/ Public Bonus
20-stories
Miami 21 Zoning
T6-48A-O (covenant remaining in effect)
Ordinance
(adopted in 2010)
Density 500 du/ac
183 dwelling units
Floor Lot Ratio (FLR of
11 x 15,977 Sq. Ft. = 175,747 Sq. Ft.
11)
Public Benefit FLR 50%
175,747 Sq. Ft. x .5 = 87,873.5 Sq. Ft.
Max floor area with
175,747 Sq. Ft. +87,873.5 Sq. Ft. = 263,620.5 Sq. Ft.
Public Benefits
Height by Right
48-stories
Height w/ Public Bonus
80-stories
3 The T6 Transect has a by-riqht density of 150 dwelling units per acre. Miami 21 adopted the MCNP's
RDIAs into the zoninq ordinance, thus entitlinq the Subject Property to its portion of 500 du/acre.
a The area within the Lot Property Lines, excludinq any portions of street riqhts-of-way or other required
dedications. (Miami 21, Definitions)
3