HomeMy WebLinkAboutO-08048ORDINANCE NOG 8648
AN ORDIWCE AMENDING ORD1t NCE NOr 66734
TEE Co REEEt4IV'E :BONING ORDINANCE POE THE
CITY OP NCI ► EY DEY,ETINN, PARAGRAPH (4..A)
OP SECTION, OE ARTICLE VI, IN ITS ENTIREY'Y,
AND BY SUBSTITUTING IN LIEU TURBO? A NEW
PAEAGPANE (440 AS MEREINA?TER SET PO! TE,
AND BY . ADDINGA NEW SECTION 6 : TO ARTICLE VI,
AS MEREINAIIVER SET FORTE, PERTAINING TO . .
RES/DENTIAL DEVELOPMENT: OF A PLANNED UNIT
NATURE 7:: PROVIDING FOR SINGLE FAMILY ' ATTACHED
DWELLING, REPEALING ALL LAWS IN CONTACT HERE-
taTlit.: AND PRtOVXDING FOR A SEVERAEILITY CLAUSE
HEREIN:
WHEREAS, the Planning Department and the Planning and
Zoning Board of the City of Miami have both approved the
following amendments to Ordinance No. 6871, Article VI,
as hereinafter set forth, pertaining to Residential Develop-
ment of a Planned Unit Nature and providing for single family
attached dwelling; and
WHEREAS, it is deemed advisable in the interest of the
general welfare of the City of Miami to make the recommended
changes amending: the Comprehensive. Zoning Ordinance
No. 6871, as hereinafter set forth;
NOW, THEREFORE,O
BE
IT: ORDAINED BY THE COMMISSION OF THE
CITY OF MIANI,: FLORIDA:
Section 1. That Ordinance No. 6871, the Comprehensive
Miami be and the same is
Zoning Ordinance for the City of M
hereby amended by deleting Paragraph 0-A), of Section
of Article, VI, in its entl.rety, and by substituting in lieu
thereof a new paragraph (4-A), to road as toiiows;
`t4aA)• The following 'uae§ ' it approv01 ag a 'CONDITIONALWE'H
(a) RES1DENT14,DEVELOpiaNT OP , A PLANNED UNIT NATtflE,
subject to the prbvi ione $f Sedan 6 (1), of
this ARTICLE.
(b) PATIO WN OUSE DEVELOPMENT,: nit oteeeding a density
of one -dw 11ing unit for each three thousaid four
hundied (3, 400) ;square feet cif .lot Brea. (See
SeetiOn 6 : (2) , of thie ARTICLE. for development
s tandardS , ).
(e) SINGLE 'AMll+ t` ATTACT ED - Di ELLINOS subject to the
previsions ' of. Section 6 (3) , of this ARTICLE.:
Section 2, That Ordinance No. 6871, the Comprehensive
Zoning Ordinance for the city of Miami, be and the same is
hereby amended by adding a new Section 6 to Article VI, to
read as follows:
Section 6.-- CONDITIONAL USE DEVELOPMENT STANDARDS
(1) RESIDENTIAL DEVELOPMENT OF A PLANNED UNIT NATURE,
subject to the followings
(a) The density shall not exceed one (1) dwelling unit
for each three thousand (3,000) square feet of site
area.
(b) No building shall contain more than two (2) dwelling
units, and all such buildingsshall be separated by
at least ten '(10)feet. Buildings may, however, have
connecting roof structures provided' the above separa-
tion is maintained between walls of bui.ldings. The
height of such buildingsshall not exceed two and
one-half (2-1/2) stories or thirty-five (35) feet.
(c) Approval by the Commission, after review by the
BOARD, of a development plan in accordance with the
provisions of ARTICLE IV, Section 1.5, of the ORDINANCE.
(2) PATIO TOWNHOUSE DEVELOPMENT
(a) PURPOSE
Patio townhouse development is intended to provide
greater amenities through the provision of meaningful
•
open spaces, appropriately and attractively land. -
soaped, private outdoor patio areas far the sole
use and enloyrnent of the townhouse residents; con-
venient service areast efficient utilization of the
site; necessary protection for the surrounding resi-
dential area►, and to expresn the individual character
of each unit. Such development is intended to provide
for separate ownership of ` tingle family lots and
dwellings within a townhouse development And to be in
harmony with the existing character of low density
residential development in; an area.
(b) PLATTING REMIXIMENTS
All townhouse developments and individual townhouse
lots shall be platted in accord with the requirements
of ARTICLE XV, Sections 10 or 11, and the minimum site
and lot requirements contained herein.
(c) MINIMUM SITE
The minimum site area for a townhouse development
shall be twenty-one thousand (21,000) square feet,
with a minimum street frontage, on one street, of
one hundred and twenty (120) feet.
(d) YARDS
1. Townhouse Development
a. Every townhouse development shall have a minimum
front yard twenty (20) feet in depth; side
street yard fifteen (15) feet in depth; side
yards ten (10) feet in width for each side;
and a rear yard twenty (20) feet in depth.
b. The above yards shall not be utilized in any
manner to meet the individual lot area, yards,
patio, or open space requirements .of.a townhouse
lot within the development.
c. The front yard shall not be used for parking and
shall not contain more than one (1) driveway
access through the yard area, not exceeding.
twenty (20) feet in width,- foreach one htxn Bred
(1.00) lineal feet of one street frontage.
d. All yard areas required and/or provided herein
and maintained as common usable open space (no
physical: develop►ent or use other than ; wal)Cways )
shall be landscaped. with shade or flowering trees,
0 .to 10 feet in overall height when 'planted and
shall be spaced a maximum average of fifty (50)
feet apart or a minimum of One (I) tree for each
one thousand (:,000) square feet of yard area,
whichever results in the greater number of trees.
Yard areas shall also be landscaped with significant
and appropriate amounts of shrubs, !hedge material,
flowers, grass or other acceptable landscaping
treatment,
Townhouse sots
as Each townhouse lot shall have a minimum front yard -
ten (10) feet in depth,and a minimum rear yard of
ten (10) feet in depth. The above required yard
areas . may be walled in provided that the front and
rear lot lines abut a landscaped area at least five
(5) feet in depth, otherwise the yard area shall be
left unencloeed and appropriately landscaped.
b; A minimum of one-third - . ! (1/�) of the width of a
required or provided yardarea, andin no instance
less than ten (10) feet, shall remain open and
appropriately landscaped when parking is provided
in the yard area.
(e) HEIGHT,
1. No building,; or structure shall exceed a height of two
and one-half (2-1/2) stories, or thirty (30) feet.
Accessory structures shall. not exceed the height of
the wall enclosing the yard area in which the structure
is located.
(f) LOT COVERAGE
1. The maximum, lot coverage for buildings and structures
shall be twenty-five (25) percent of the total site
area of the development.
(g) PARKING
provided for each Ctownhouse. tecParkingns aceseshall be
1. A minimum of two
Parking P shall
on each individual,: townhouse lot or may be provided in
whole or part in ;a .common parking area. No townhouse
parking space shall, be located further
occupant's pa g pathan
one hundred (100) feet from the front . or rear entrance of the townhouse, measured along
pedestrian travel, the ordinary path of
To protect adjoining properties from glare and noise,
any common parking area or driveway shall be appropri-
ately screened when located adjacent to a snide or rear
lot liner with a minimum landscaped area, five (5) feet
in width, Adla6ent to the parking Aker AtiVewayl
and aaid landscaped area .shalt contain A CdtitintiOUS
solid decOratiVe wall or'hodge in addition tes Meet-
ingthe other ApPlicable landacape toquiromenta for
'off -Street parking aet forth in ARTICLE INV111.
(h) USABLE OPEN SPApt
1. EaCh townhoUge development shall have a minimuM of,
forty.(40) percentof the site area in usable open
spaCe,and.shall be landscaped and well maintained
with 'vast, trees./ shrubbery, and Other acceptable_
landscaping MaterialS
2. The Usable open space shall be designed in such a way
as to:
a. Structure the development in clearly defined clusters
or groupings of townhouses.
•
b. Minimize pedestrian -vehicle conflicts by making the
usable open space readily accessible from most
townhouse units.
c. Provide pedestrian continuity through the development.
d. Obtain a variety of usable open spacesin terms of
size, configuration, character and activities.
e. Separate common walkways and paved area from walls
or fences with a minimum 2'0" of landscaped area.
(i) PATIOS
1. Each townhouse lot shall have a minimum of three hundred
and fifty (350) square feet of outdoor patio living area
exclusive of any parking area or other service area or use.
Open roofed patio areas, open patios on roofs and open
balconies designed and arranged for patio purposes may
be used for one-half credit toward the required patio area.
2. At least one patio area shall be two hundred (200) square
feet with a minimum dimension of twelve (12) feet.
3. 411 patios shall be completely screened from adjacent
townhouses and public or common areas to provide privacy
for each townhouse dwelaing unit. Fences or walls shall
be used to enclose patios or otl'er outdoor open living
areas and shall provide complete screening and shall be
of a material that has a minimum life expectancy of ten
(10) years. All such walls shall be a minimum of six
(6) feet in height and a maxi..mum of ten (10) feet unless
located a minimum of twenty (20) feet from any site lot
line.
. Townhouse units with more than too (2) bedrooms,
shall provide a ten percent (1O%) larger private
pato area fOr,each additional bedroom.
j) TOWNHOUSE GROUPING
1. Individual townhouses may be grouped in a row not
to exceed a total combined length of eighty-five (85)
feet, except as otherwise provided heroin. A greater
grouping ; length may be approved, provided that the
size, shape, location, natural site features, or
orientation of the development necessitates such
consideration.
2. Groups of townhouses shall be separated by a minimum
spacing of fifteen (15) feet betweenends of groupings,
a minimum of twenty (20) feet between the end of a
grouping and °a facing grouping, and a minimum of thirty
(30) feet between facing groups of townhouses, or, in
accord with the spacing formula set forth in ARTICIA IV,
Section 15, whichever is greater. The above spacing
standards may be adjusted when thesize, shape, location,
natural site features, or orientation of the development
reveal a need for adjustment.
3. No structure other than patio walls, or ends of town-
house groupings, shall be located closer than twenty
(20) feet from any side lot line.
4. Townhouse structures within a group shall have staggered
front and rear facades to express individuality and
distinctiveness.
(k) SERVICES
1. Each townhouse shall be served by separate utilities
whichever such utilities and services are provided, and
no townhouse shall be in any waydependent upon such
serv.ces Located within anotherunit or on or .n another
townhouse, except as may beinstalled in easements noted
for such purposes on the recorded plat. All townhouses
must be connected to public water and sewerlines, and.
all electrical and telephone lines within a TOWNHOUSE
DEVELOPMENT site shall be placed underground. Proper
and adequate access for fire -fighting purposes, and
access to service areas to provide garbage collections
and other necessary services shall be provided.
2, A11 service areas, . such as drying areas, shall be com-
pletely screened from view from public Or common areas
and from adjacent lots by walls and landscaping. Service
areas may be on individual townhouse sites as may be
provided ,in a readily accessible common area.
(1) SITE Pitt
A plot plan of the proposed development, typical feont
elevations, and typical floor plans of the proposed
townhouses, prepared by a registered architect and a
landscape architect, shall accompany an application for
"Conditional Use" approval of a townhouse . development.
If the application is approved, the townhouse development
shall be in accordance with such plan, or as it may be
required to be.modified& The plot plan shall include, but
shall not be limited to, the location of buildings in
relation of lot lines, off-street parking spaces, patio
andservice areas, garbage storage areas, landscaping,
walls, relationship to adjoining streets, driveways,
common facilities, and open apace and: walkways. In
addition, lot nine, lot coverage, minimum floor area of
each unit, square footage of patio areas, and lot area
per unit, shall be included as accompanying data on such
plan.
(m) AGREEMENTS
Provisions satisfactory to the City Commission shall be
made to assure that non-publicareas andfacilities for
the common use of occupants of a TOWNHOUSE DEVELOPMENT,
but not in individual ownership of such occupants, shall
be maintained in satisfactory manner without expense to
the taxpayers of the City of Miami. Such may be provided
by the incorporation of an automatic membership home associ-
ation for the purpose of continuously holding title` to such
non-public areas and facilities, and, levying assessments
against' each townhouse .Lot, whether improved or not, for
the purpose of paying the taxes and maintaining such non-
public areas andfacilities, which may include, but not
be limitedto, recreational areas, off-street parking areas,
walkways,lighting and commonopen and landscaped areas.
Such assessments shall be a lien superior to all others
including, but not limited to mortgage liens, save and
except tax liens. Other methods may be acceptable if the
same positively: provide for the proper and. continuous
payment of taxes and; maintenance without expense to the
taxpayers of the City of Miami. The instrument incorporating
such provision shall be approved by the City Attorney as to
form and legal sufficiency before submission to the City
Commission, and shall: be, upon approval. of:the ,"Condit.ional
Use" for a townhouse development by the City Commission,
recorded in the Public Records of Dade County,' Florida.
(3) SINGLE FAMILY ATTACHED DWELLINGS, subject to the fol.lowi.n9;
(a) Individual dwelling units of 4 duplex structure may be: sold
provided that the following conditions are met;
in
The minimum sot area for such dupleu usage shall be
six thousand (6,000) square feet with an average width
of sixty (60) feet,
Each individual dwelling unit shall have not less than
three thousand (3,000) squarefeet of lot area, provided
that all single family attached dwellings an, individual
lots shall be platted in accord with requirements of
Article XV, Sections 10 or 11, and the minimum site and
lot requirements.
3. Each dwelling unit shall be serviced by separate utilities.
4. Two parting spaces shall be provided for each dwelling.
unit:
5. Division of property without street frontage will require
that all easements and agreements for access to : the
property be approved by the City of Miami and then recorded
in the Circuit Court of Dade County, Florida.
Section 3. That all ordinances,.` or parts of ordinances,
conflict herewith, are hereby repealed insofar as they are
in conflict.
Section 4.
of this body that
It is declared to be the legislative intent
if any section, subsection, sentence, phrase.
or provision of this Ordinance is held invalid, the remainder..
of the Ordinance, shall not be affected.,
PASSED on first reading by title only this
March
1972..
16th
day
PASSED AND ADOPTED on second and final reading by title
only this 6th day
of Anri1 , 1972.
pAVID T. KENNEDY
,attest;
MAYOR
H . p. SOUTHERN
City alor%
Clerk ..o' the C y
,rireb7 ,eorttify t'+ t 'c23. thu /f art 7 el!
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htind. 71b p.ea ..Qf Paid.
Y4• k4 s�r�Ffteett"'�� V;'itstieftefof tt�t:� fuRft , 44 ! ', 19' I
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M1Ms4t NLVIEW
AND ISA1LY r'f` el11D
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ablitAed iahlq :t ia0i atfirkiN yard* tut
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8UN110 15P ,BABE:
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t3�'ia lli6 tinetantrtia aah6frt33' (at onali
i3Ped:. M Ptfia 'bfbbnia, ah6 8n bath isy� that eha
3 the orrice .-Manager -Of :the .Miat>ii Review 'and
ally Readrd, a Batty (IMAM Saturday,. Suff'dey . and
Lekal' Holidays) hewapapeP Oubiithed. at MIAMI in
Dada 'County Flotidli; tthat the 'attached t:t)py bf edger'',ttsaniant, being a, 'Legal Advertraedl'isht br Nahtib in
ttra ff5attlP b Adoption of OkdinAnee Nos 8048
net itesidontia1- Dovelotient of'a-
Planned Unit Natures oteeii• 66666
to the , . C, coon.
was published%*IdheWspaperihthftsiueS'6f Apt 1.21 1072
'Affian! turther Bays that the Bald Miami Review
- and: Deily Retard le a .newspaper published at Miefnl,
In said Dade County, Florida, and that the Said news.
Wiper has heretofore been continuously published In
said bade County FIOrida,.eath day (exceptSaturdey,
Sunday and Legal Holidays) andhas been entered as
Second "class mail 'matter at the, post btfice in Miemi,
In said Dada County. Florida for a period of one year
hest preceding the first pu,litation of the attached
copy of edvertisemeht; and affient 'further says that
she has neither' paid nor promised any person, firm
or, eorporetlon any discount. rebate.. commission or'
refund for the -purpose of securing this advertisement
for publitetion 1n the said newspaper,
Sworn to end subscribed .before h,e this
12th day of ......t,Airi1. A.o. 29 72
(SEAL) `{
My Commission expires September 1, 1973.
Marjorie t. 5mlth,
Notety ftbllc. Stnt0 Of Florida at Large.
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Alt thte �etelt tt iii tdICe ,'iYdttt
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1a7it E�ir 6riftrittsttitl lit, the City
1st. 14Ita Vfly 1'1111'1E11i.. do ite . rim'.
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bi NTIAL- • EEVELOPMENT
Or A bLAfi" 4 b UNIT'NA='
TOPE; t'2toitlbINO Port
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TAO1iEU'DWELLINC, Et. -
I'EALINd . ALL . LAWS' tit:
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AND; -4PROV2bING 1%OTt --A ' -
SEVEItAt#ILITit . CLAUSE
ItE1tEIN
irhlch is designated' Ordinance
No. 8098.
Tt b,COI?,'KRN E"
- CITY CLERK
CITY'OF AIIAAt2,'
FLORIDA:
Put,lic'ntlnn nf, this' nnlire on
Mi.? 12th day of April. 1f72..
Ad. No: 4n3f7
Sti1g s
. VW,
' 2 C E,,; %
1!r; X r;t;
c,', 9 : ( 9
RDINANCE Na 7��
' ORDINANCE AMENDING ORDINANCE Nos 601i:
THE COMPREHENSIVE 'ZONING ORDINANCE FOR THE
CITY OP MIAMI# EY DELETING PARAGRAPH (4 A)
OP SECTION i, OF. ARTICLE VI F IN ITS ENT I tETY,
AND EY SUBSTITUTING IN LIEU THEREOF A N
PARAGRAPH APH (4.A) , AS HEREINAFTER SET PORTN
AND BY ADDING A NEW SECTION 6 TO ARTICLE VI,
AS HEREINA 'TER SET FORTi1, PERTAINING TO
RESIDENTIAL DEVELOPMENT OP` A PLANNED UNIT
NATURE, PROVIDING FOR SINGLE FAMILY ATTACHED
DWELLING; REPEALING ALL LAWS IN CONFLICT MERE'
WITH AND PROVIDING FOR A SEVERABtLITY CLAUSE
HEREIN.
WHEREAS, the Planning Department and the Planning and
Zoning Board of the City of Miami have both approved the
following amendments to Ordinance No. 6871, Article VI,
as hereinafter set forth, pertaining to Residential Develop-
ment of a Planned Unit Nature and providing for single family.
attached dwelling; and
WHEREAS,it is deemed advisable in the interest of the
general welfare of the City of Miami to make the recommended
changes amending the Comprehensive Zoning Ordinance, Ordinance,;
No. 6871, as hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE
CITY OF MIAMI, FLORIDA:
Section 1. That Ordinance No. 6871, the Comprehensive
Zoning Ordinance for the City of Miami, beand the same is
hereby amended by deleting Paragraph (4-A), of Section 1,
of Article VI, in its entirety, and by substituting in lieu
thereof a new Paragraph (4-A), to read as follows:
CITY CO iMI5$!ON
MEETING OF
MARI 61972
ORP 1ArICc NO -
1st liPPIIig.,,,*:'„•
Anil REAptfsc,,,„ ,,.,:,..,.,
(44) The following uses if approved as a "CONDITIONAL USES► :
(a) RESIDENTIAL DEVELOPMENT OE A PLANNED UNIT NATURE,
subjeot to, the provisions of Section 6 (l)h of
this ART1Ctt,
(b) PATIO TOWNHOUSE DEVELOPMENT, not emeeeding a density
of one dwelling unit for each three thousand four
hundred 0,400) square feet of lot area. (See
Section 6 (2) , of this ARTICLE for development,
standards)
(c) SINGLE FAMILY ATTACHED DWELLINGS subject to the
provisions of Section 6 (S) , of this ARTICLE.
Section 2. That Ordinance No. 6871, the Comprehensive
Zoning Ordinance for the City of Miami, be and the same is
hereby amended by adding a new Section 6 to Article VI, to
read as follows:
Section 6.-- CONDITIONAL USE DEVELOPMENT STANDARDS
(1) RESIDENTIAL DEVELOPMENT OF A PLANNED UNIT NATURE,
subject to the following:
(a) The density shall not exceed one (1) dwelling unit
for each three thousand (3,000) square feet of site
area.
(b) No building shall contain more than two (2) dwelling
units, and all such buildings shall be, separated by
at least ten (10) feet. Buildings may, however, have
connecting, roof structures provided the above separa-
tion is maintained between walls of buildings. The
height of such buildings shall not exceed two and
one-half (2-1/2) stories or thirty-five (35) feet.
Approval by the Commission, after review by the
BOARD, of a development, plan in accordance with the
provisions of ARTICLE IV, Section 15, of the ORDINANCE.
(c)
(2) PATIO, TOWNHOUSE DEVELOPMENT
(a) PURPOSE
Patio townhouse development: is intended to provide
greater amenities through the provision of meaningful
L
open spadesi apprt pfiately and attractively land
scaped; .private outdoor patio ateas for the sole
use and el&yth6ht of the townhouse residents; eon.
venient service areas; efficient uti1itati n of the
site;. necessary protection for the sur'rottnding resi-
dential area; and to express the individual eharaoter
of each unit, Such developttient is intended to provide.
for separate ownership of single family lots and
dwellings within a houseddevelopment and to be in
harmony with the existingae
of low density
residential development in an area.
(b) PLATTING REQUIREMENTS
All townhouse developments and individual townhouse
lots shall be platted in accord with the requirements
of ARTICLE IV, Sections 10 or 11, and the minimum site
and lot requirements contained herein.
(c) MINIMUM SITE
The minimum site area for a townhouse development
shall be twenty-one thousand (21,000) square feet,
with a minimum street frontage, on one street, of
one hundred and twenty (120) feet.
(d) YARDS
1. Townhouse Development
a. Every townhousedevelopment shall have a minimum
front yard - twenty (20) feet in depth; side
street yard - fifteen (15) feet in depth; side
yards - ten (10) feet in width for each side;
and a rear yard,- twenty (20) feet in depth.
b. The above yards shall not be utilized in any
manner to meet the individual lot area, yards,
patio, or open space requirements of a townhouse:`
lot within the development.
c. The front yard shall not be used for parking and
shall not contain more than one (1) driveway
access through theyard area, not exceeding
twenty (20) feet in wth, for each one hundred
(100) lineal feet of one street frontage.
d. A1l yard areas required and/or provided herein
and maintained as common usable open space . (no
physical development or use other than walkways)
shall be landscaped with shade or flowering trees,
8 to .10 feet in' overall height when planted and
shall he spaced a maximum average of fifty (50).
feet apart Of a mi nimum of aid (1) tree for eadh
MO thousand (1 ) 000) square . feet of yard area)
whidhever results in the greater number of trees,
Yard areas shall also be landscaped with significant
and appropriate amounts of shrubs) hedge material,
flowers, grass or other acceptable landscaping
treatment,
Townhouse Lots
a, each townhouse lot shall have a minimum front yard
ten (10) feet in depth, and a minimum rear yard of
ten (10) feet in depth. The above required yard
areas may be walled in provided that the front and
rear lot lines abut a landscaped area at least five
(5) feet in depth, otherwise the yard area shall be
left unenclosed and appropriately landscaped.
b.
A minimum of one-third (1/3) of the width of a
required or provided yard area, and in no instance
less than ten (10) feet, shall remain open and
appropriately landscaped when parking isprovided.
in the yard area.
) HEIGHT
1. No building or structure shall exceed a height of two
and one-half (2-1/2) stories or thirty (30) feet.
Accessory structures shall not exceed the height of
the wall enclosing the yard area in which the structure
is located.
(f) LOT COVERAGE
1. The maximum lot coverage for buildings and structures.
shall be twenty-five (25) percent of the total site
area of the development.
(g) PARKING.
1. A minimum of two (2) off-street parking spaces shall be
provided for each townhouse. Parking spaces shall be
on each individual townhouse lot or may be provided in
whole or part .in a common parking area. No townhouse
occupant'sparking space shall be located_ further than
00 feet from the front o'
one hundred (1 ) r rear entrance
of the townhouse, measured along the ordinary path of
pedestrian travel.
2. To protect adjoining properties from glare and noise,
any oommon parking area or driveway shall be appropri-
ately screened when .ocated adjacent to a side or rear
lot line, with a minimum landscaped area, five () feet
ih width4 aAiai eht to the parking area bt df vew&y,
and said landscaped area shall contain a +ohtinuous
solid decorative wall or hedge in act 3 tion to meet.-
i ig the ogler applicable landscape requ .reins its far
off treet parking set forth in ARTICtE XVtI1b
(h) USAEL1 O i 8144E
1b Each townhouse development shall have a mihitttthii of
forty (40) percent of the site area ih Usable open
space and shall be landscaped and well maintained
with grass; trees, shrubbery, and other acceptable
landscaping materials.
2. The usable open space shall be designed in such a way
as to
a. Structure the development in clearly defined clusters
or groupings of townhouses.
b. Minimize pedestrian -vehicle conflicts by making the
usable open space readily accessible from most
townhouseunits
c. Provide pedestrian continuity through the development.
d. Obtain a variety of usable open spacesin terms of
size, configuration, character and activities.
e. Separate common walkways and paved area, from walls
or fences with a minimum 2`0" of landscaped area.
(i) PATIOS,
1. Each townhouse lot shall have a minimum of three hundred
and fifty (350) square feet of outdoor patio living area
exclusive of any parking area or other service area or use.
Open roofed patio areas, open patios on roofs and open
balconiesdesigned and arranged for pato purposes may
be used for one-half credit toward the required patio area.
2. At least one patio area shall be two hundred (200) square
feet with a minimum dimension of twelve (12) feet.
3. All patios shall be completely screened from adjacent
townhouses and public or common areas to provide privacy
for each townhouse dwelling unit. Fences or walls shall
be used to enclose patios or other outdoor open living
areas and shall provide complete screening . and shall be
of a material that has a minimum life expectancy of ten
(10) years. All such walls shall be a minimnumof eiX
(6) feet in height and a maximum of ten (10) feet unless
located a minimum of twenty (20) feet from any site lot
line.
CI PcW1 house unite With , iMiore than two (2) bedrboi is ? ,
shad provide a ten pgreeht (i.O%/a) latget private'
patio area tor each additional bedrooffits
(j ) TOO 'SE O tOMG
1, ndividua1 townhoU§ee nay- be grouped ifi a row nct'
to-exCeed'a-total combined length of .eighty WWe (85)
feet, except as'otherwise prO Vided herein. A greater
grouping -length May be . approved, provided - that the
size, shape, lodation,'natural site featuresi or,
'orientation of the development necessitates such
Coneideratiori.
2. Groups of.townhouses,shall be'separated by a,minimum
spacing of fifteen (15) feet between ends of groupings-,
a minimum' of -twenty .(20Y feet between the. end of:a
,grouping and a facing grouping, and:a minimum of thirty
(30) feet between facing groups.of townhouses, or, in
' accord with the spacing formula set forth in ARTICLE'IV,
Section 15, whichever is'greater.' The above spacing
standards may be adjusted when the size', shape, location,
natural site'features, or orientation of the development
reveal a need for adjustment. '
3. No structure other than patio' walls, or ends• of town-
house groupings, shall be located closer than twenty
(20) feet-from;any'side lot line. '
4. Townhouse structures within a group shall have staggered
front and rear facades to 'express individuality and
' distinctiveness,
(k) SERVICES
1. Each. townhouse shall be served by separate utilities:
whichever such utilities and services are provided,';and
no townhouse:shall'be in any way dependent .upon such'
services.' located within'` another. unit or, on or:inanother
townhouse, except as -may be.installed in easements noted
for such purposes Pit 'the recorded plat. A11 townhouses
must' be connected to 'public. water'and-sewer lines,' and'
all:electrical and telephone: lines within a.TOWNHOUSE
DEVELOPMENT site,shall•be placed underground. •Proper. '
and adequate. access for 'fire-fighting'purposes, and
-access to`service areas to provide garbage collections
and other necessary services shall be provided.'
. All service areas, Such as dryng areas, shall be oom-
pleteiy screened'from view from publa-e or.Qommon areas,
and from adjacent. - lots by' walls and landscaping! Service
areas - may be Qn indiv dua townhouse : ea,t�es as may . be
provided'£n a readily. aQoessible,eQmmQn area,
(1) am PLAN
A plot plan of the proposed development, typical front
elevations, and typical floor plans of the proposed
townhouses, prepared by a regigtered architect and'a
:aidacape architect, shall accompany an application for
''Conditional We" approval of a townhouse development.
If the application is approved, the townhouse development
shall be in accordance with such plan, or as it may be
required to be modified, The plot plan shall include, but
shall not be limited `to`_--treet Y parking spaces,
the location of buildings in
relation of lot lines, off-s p g p patio
and service areas, garbage storage areas, landscaping,
walls, relationship to adjoining streets, driveways,
common facilities, and open space and walkways In
addition lot site lot coverage, minimum floor area of
each un
it, square footage of patio areas, and
ontarea
per unit, shall be included as accompanying such
plane
(m) AGREEMENTS
Provisions satisfactory to the City Commission shallbe
made to assure that non-public areas and facilities for
the common use of occupants of a TOWNHOUSE DEVELOPMENT,
but not in individual ownership of such occupants, shall
be maintained in satisfactory manner without expense to
the taxpayers of the City of Miami. Such may be provided
by the incorporation of an automatic membership home associ-
ation for the purpose of continuously holding title to such
non-public areas and facilities, and levying assessments
against each townhouse lot, whether improved or not, for
the purpose of paying the taxes and maintaining such non-
public areas and .facilities, which may include, but not
be limited to, recreational areas, off-street parking areas,
walkways, lighting and common open and landscaped areas.
Such assessments shall be a lien superior to all others
including, but not limited to mortgage liens, save and
except tax liens. Other methods may be acceptable if the
same positively provide for the properand continuous
payment of taxes and maintenance without expense to the
taxpayers of the City of Miami. The instrument incorporating
such provision shall be approved by the City Attorney as to
form and legal sufficiency before submission to the City
Commission, and shall be, upon approval of the "Conditional
Use" for a townhouse development by the City Commission,
recorded in the Public Records of Dade County, Florida.
(3) SINGLE FAMILY ATTACHED DWELLINGS, subject to the followings
(a)
Individual dwelling units of a duplex structure may .be sold
provided that the following ,conditions are met;
1 e The minimum lot area for such duplex usage shall be.
six thousand (6,000) square feet with aii average width
of sixty (60) feet,
Eadh individual dwelling unit shall have not less than
three thousand (31000) square feet of lot area, provided
that all single family attached dwellings on individual
lots shall be plin aoc._ With requirements of
platted 1LL odd wi the ininitniitit site and
Article IV, Sections 0 or ll, and
lot requirements.
3; tach dwelling unit shall be serviced by separate utilities.
4. Two parking spaces shall be provided for each dwelling
unit
5; Division of property without street frontage willrequire.
that all easements. and agreements for access, to the
property be approved by the City of Miami and then recorded
in the circuit Court of Dade County, Florida.
Section 3. That all ordinances, or parts of ordinances,
in conflict herewith, are hereby repealed insofar as they are,
in conflict.
Section 4o It is declared to be the legislative intent
of this body that if any section, subsection, sentence, phrase
or provision of this Ordinance is held invalid, the remainder
of the Ordinance shall not be affected.
PASSED on first reading by title only this
of
1972.
PASSED AND ADOPTED on second and final reading by title
only this dr, day
1972.
PREPARED AND APPROVED BY:
/- 1
4 11.(.<.
R. _. ilart SN,tune `,.___, ...... �._
Assistant City Attorney
REVIEWED,Bt:
Jack -Rs_ Ricer., Jr.__
Assistant to Director
APPROVED AS TO FORM AND CORRECTNESS:
Honorable City COMMin§i61
Attentiart Mr. M. L. Meese
City of Miami, Florida
Pebru ry 28 1072
Re: ORDINANCE AMENDMENT . . RECOMMENDED,
ARTICLE VI, Section 1, Paragraph 4A
"Patio Townhouse Development" and
"Single Family Attached Dwellings"
Gentlemen:
s Planning Board, at its meeting Of
ruarYi7, 1972, tteITL
The Miami
#8, following an advertised. Hearing, adopt . 72i-35
._... .. n` g....a......e
by an8 to 0 vote (one member absent) recommending amendment to
Ordinance No. 6871, ARTICLE Vt, revising section 1, Paragraph 4A
and adding a view Section 6, thus creating new regulations concern-
ing "PATIO ` TOWNHOUSE DEVELOPMENT" and "SINGLE : rAMILSC ATTACHED
DWELLINGS", and revising numbering system for "RESIDENTIAL DEVELOP-
MENT OP A PLANNED UNIT NATURE".
(See pages 45 thru 58 of Planning Board Minutes of
February 7, 1972, herewith attached, for body of
Resolution).
An ORDINANCE to provide for this Ordinance Amendment has been pre-
pared by the City Attorney's office and submitted for consideration
of the City Commission.
mm
Attached: Minutes
cc: Law Department
(Sincerely,
LIcAct
David Simpson; Jr,.
Executive Secretary.
Miami Planning and Zoning Board
Cdhsideratift of ail affiendtent to ordihahoe N64 6871? ARTICkk Vt,
providing for toWhhouse Development ih it_2 niiig hi§tridtf
AS a "Cotiditiohal rise" t establishing requirements nor such
devolopmeht AS listed ih the City of Miami Plahhihg bepattfent
preliminary draft dated January 10► 10I2 P titled "'oWhhOuse
OevelopMent ih the ft.2 Zoning District".
secretary filed proof of publication of Legal Notice of Nearihq
and adMinidtered oath to all persons testifying at this hearing.
Pt fiNINC O PAMTMENT OM NDATtON t,
see meimo dated January 10th, 1972.
Mr.
Whipple. 1 think wecovered the purpose and intent with
you sufficiently, at the last meeting. We have reworked this draft
to include the the amendment that you recommended, as being the
ownership in duplexes. And we have reorgahi2ed the existing 'P.ti►N•
Planned Unit Nature type thing, in the R-2? into a new section into
the Zoning Ordinance, so don't let the section numbers, and the para.
graphs throw you, it is basically the same material, only structured
for insert into the Ordinance.
We did make a couple of changes, that being the lot area requite-
ment for - and you have these changes, incidentally, these aren't oriel
we are just making tonight, this was in the draft We sent you. Increased
the lot area requirements, as the density control. We liberalized
slightly, the sides and rear setbacks as it applies to the ends of
Townhouse rows. We reworked, modified the minimum spacing requirements,
and established the spacing rows of - spacing for spacing rows of Town-
houses, which was not done in the other draft, at all.
And I believe those are the pertinent items which we have modi-
fied, since the last time, pursuant to discussions with some of the
people, Mr. Deen, and some others that did avail themselves to review-
ing the Ordinance, and calling and discussing it with us, plus working
with the architects who are preparing this type of development for
portions of the Grove.
Now, I do have some set of plans here, one of the sets
you saw at the last meeting. The second is a modification to this
site design, which met almost completely, the requirements which we
had set down. We were not sure whether this could be accomplished,
the architect, I think, did a very excellent job of analyzing the
regulations, and reworking the development to meet the regulations,
and meet the modifications, which we have before you, tonight.
We feel that this does provide a different housing type, we
think that we will have a certain amount of this development, we
recognize that it is not unlike a low -density area, so, perhaps it
doesn't have the great incentive that you might have in:a suburbanarea',
for Townhouse Development, but it does accommodate a different housing
need, which we think can be utilized in the City of Miami.
Rev. Wright:. Thank you, very much, sir. Mrs. Armbrewster,.you :re
here to listen to this, aren't you. Aren't you here in the interests
of this, what Mr,.Whipple just talked. about? State your name and
address for the Record.
Mrs. Armbrewster;_ My name is Este Lee Armbrewster, l an one of
the members of the project Area Committee, of Coconut Grove On
Saturday, we reviewed the new plans for the Townhouses, and made the
changes that we thought was necessary to be made, And they have
been acceptable by - they have been accepted by the City planning Poard,
l understand, That was the understanding we had on Saturday.,
Rev. Wright; Well, Mr. Whipple is right here, now, Is that
right, Mr, Whipple? Mr. Acton, did you wish to Say something?
Mr, Whipple; Please, we are just using this as an example of
the type of development, We are working with a specific project beret
and as of, I believe, Saturday. the p, A., C, endorsed this schematic of
-45 February 7, 1972 # 8
the - of this partic iar development, As opposed to this &let
was the preference indicated by the p.A.d. people in the eacentt.agave
Heighborhoos ieVelopniefit Program, for those you who ate perhaps not
familiar with this. h .s is intended to be two*thirty.fi've housing
accommodating the rei.oeation heeds in the i000nut drOVe N b.pt Ana,
and these are the schemes that are being submitted to I4. U • n • for
evaluation, in making a bid eh the development of these two sites in
the grove.
And as I pointed out, it WAS 'interesting to look at the original
concept, which I'm not m I'm sorry, i don't have the first proposal that
these people submitted, but it was two rowws of Tewnhouses,,which did not
meet hardly in any form, our idea of what We felt this district, end what
this amendment should do.
5ubeequent1y, , they went back and anaiy2ed the requirements, and
were able to come up with - well, just two solutions, right off -hand,
that did, basically, meet the requirements of the Ordinance.
So, we feel that, because of, this, this is an indication that
this type of development can be accommodated, at least in this limited
framework, and we hope will provide enough incentive, and initiative that
we'll see this in other areas in the Grove, and throughout the City.
It is different. It is Townhouse type. We have changed the name to
Patio Townhouses, because we are very specific in requiring the open
sace, the private oen spaces
with
the townhouse unit, And we think
that because of .this new-breed,g say, that it can work in'.
the City of Miami.
Rev. Wright: Thank you. Just a moment, Mr. Kalil. Are you
all right, now, Mrs. ArmbreWster?
Mrs. Armbrewster: Yes. It was explained to me. Do you want
the reason why we chose this?
Rev. Wright: No, you've gotten together?
Mrs. Armbrewster: Yes.
Rev. Wright: Al]. right, because we're planning to act on this.
Mr. Kalil: Mr. Chairman., in regards to the two sets of plans
there, that Mrs. Armbrewster just picked out. The one - Mr. Whipple,
with the parking area to the top of the drawing. Is that the one that
was picked out?
Mr. Whipple: No, sir, the one with the parking on the interior.
Neighbor'- what I would like to call neighborhood separation of the
rows of units, is the one that was selected.
Mr. Kalil: Well, I thought that they had switched over to
the other one.
Mr. Whipple: Well, they did recommend theother one, initially,
and the last Saturday, went back.
Mr. Kalil; Because, the - from the parking area back to the
townhouses is quite some walk, plus the fact. when you are going to
expose a parking lot away from the apartments, in the townhouse apart-
ments there,you're exposing the automobile to pilfering, and robbery.
Mr, Whipple: Well this, I believe, are some of the points that
were brought out. Now, at this point, perhaps, Mrs. Armbrewster is a
little bit confused, too. These plans, or these sites, wirll still have
to come before this Board for their "Conditional. Use" apprQVal, by the
terms of this amendment, if 4nd when it's enacted,
I've just been using this as an example of the type of develop-
ment that could take place, because we have had people workingon the
Mx. Kalil; Well, 1 just wanted to bring.that out, that I am
glad that they have decided on the one with the center parking.
Mtg. Armbfowster Weii, Wd thought about ,the' dgtantt from
the eaf f . frost the parking §pace to the haugo.., Wethought about the
in`eage there wag rain, in dace there was an accident, in cage of
eickne§g, and by. having the parking in the enter ° of the house§, each
person couid iook out and gee what's hapbeninq to theiroar§, we
thought about .huboapg being gtbien:, and tire§ and' thing§, 411 of these
kind of thing§ Were;eongidered.
We also thought
for the children, also
have your cake and eat
in the denter.
about the children playing, tore the play area
we took that into congidefatihn. tut you can't
it too, go this is why we came up with the one
Mr. Ralilt Well
1 represent the Liberty
I am quite sure that we
section over there.
1_aM interested in it, Mrs, Armbrewater, beCaUee
City Area, and- in the northweat.section, and
Will be looking for some development up in ,my
Mrs. Arnibrr:wster. Yes. Thank you.
Rev. Wright: Mr. Aaron/ All right, Mrs. McOraner
Mr. Aaron, you can ask Mr. Whipple a question.
Mr. Aaron: (Mr. Ralph Aaron) Members of the Board, _there's:
only oneitem of. this proposed zoning category, that I would ask you
to consider amending.
Number 12, "Site Plan".
Mr. Burns: Excuse me, are you speaking as a member of the staff?
Mr. Aaron: No, sir, I am not speaking as a member of the staff.
Mr. Thank you.
Burns:"
after
Mr. Aaron: I am speaking as an interested property owner within
the City of Miami, who lives in an R-2 area.
If you read the first sentence, "A plot plan of the proposed
development, typical front elevations, and typical floor plans of the
proposed townhouses, prepared" - this is the point - "prepared by
registered architect and landscape architect, xhall accompany an
applicationfor 'Conditional Use' approval of a townhouse development."
Mr. Silverman: Where are you?
Mr. Aaron: Item 12, first sentence. Section 12.
Mrs. Callahan: Item 12, - what page?
Mr. Aaron: Well, in my copy, it's page 4 of 6.
read the caption, again?
Mr..Burns: Can you just
numbers are different.
Mr. ,Aaron: I am sorry, but this is the one I got in the mail.
I just got it.
Rev, Wright; you may use mine,
Mr, Aaron;. It is dated on here, "January loth", but I got
this two weeks ago. Site plan. It hasn't been changed in this updated
version.
Rev. Wright;
Mrs. Ar;nbrewster, wou
d you like to have this one?
Mr. Martinez; Page 6 of 7.
Mr, Aaron; Site Plan, Item (1), Page 6 of 7. The first
sentence, where it says; "Prepared by a registered architect and
a landscape architect",
am by profession, 4 City Planner, and I in it vary difficult
-47- February 7, 1972 Item #.8.
s
•
to adoept that only fdgidtdfed architddta and landsdape ardhitedte
Can de plot plant. or site plant. Becalide, 1 }Mid been ding them for
eldVdh years now, and i have taken sevara : courses in Bite plahnirig0.
and suddenly to be reio dd as civalified to prepare these, notwithatanding
registered ardhitedts have fields. and landscape architects Nava fieide,
and in 'the State of Florida, (pity Planners do not have fields, they are
certified in several states, in the North. here planning hay developed
A iertain respect, atiti empertise, unfortunately, there is no state
status. Rut architeeta take one course in site planning. if i° Wdre
to describe the two year$ of a Master's Degree ih City Planning, We
take far mere site planning, than des an ardhitect, and yet, we have
this situation. And l am fighting it for the prafeseicn, as much as
l am fighting it for myself. Because t have cone tany Bite deVelopMentt
in the City of Miati. And if I am put in this I've to go to a friend of mine, petition, 'What it ��toilnta
s p
t-;o , ivgotwho is an architect,and sav►
"Lookit, how about sealing these for ire, well. let's collaborate oh this
deal that I've got going, I've got a elient, Mit we're got to work it
together, because this precludes me from - my livlihood".
All I'm asking is that you use the term "City Planner" th here.
And, if you do so, I think you'll find that you'll met With my
request:
Rev. Wright: Is there anything difficult there, Mr. Simpson?
To use City Planner? Mr. Whipple.
Mr. Simpson: Let`s hear from the Architect. Wait a minute,
we've gotan Architect.
Rev. Wright: All right, Mr. Acton.
Mr. Acton: Mr. Chairman, and Members of the Board.
Mr. Aaron and I havehad a discussion on this point. Hecalled
me after the last meeting, and pointed out the fact that we didn't have
this particular qualification in the recommendations for Townhouses. And
in my discussion with Mr. Aaron, 1 pointed out that actually, you know,
many individuals call themselves "Planners". "Planner" have no regis-
tration, and althoughwe know that certain City planners are qualified,
there are many individuals who call themselves "Planner", that are not
qualified.
So, to put in the stipulation that a. city Planner is also
qualified to prepare site plans, it's my personal opinion, as both
an Architect and City Planner, that although some Planners could
prepare plans, other ones could not, because the Planners are not.
-- well, registered - they're not, in many cases, qualified, to perform
site planning, in the sense that we felt that it should be required,
in this particular ordinance.
That's the reason we had the restriction in there. I believe,
that particular restriction is already in our Townhouse Ordinance. In
other words, we require in there that a registered Architect prepare the
plans.
I did feel that we also needed the expertise of a Landscape
Architect, again, because most Architectsare not really qualified in
the field of landscape. And, landscape is becoming more important, as
evidenced by the passage in the City of Miami, recently, you know, the
Tree Ordinance, we are becominghighly aware of the need for environmental
preservation, the need to add amenities to our projects, in the .terms of
landscaping. So, we did feel that that was also a necessary requirement.',
We, for instance, in our Urban Development Review Board, as part
of the Drickell ordinance, the board is composed of three Registered
Architects, and two Registered Landscape Architects. And, during the
two reviews we have had, so far, the wisdom of eomWWining these two
in review of site planning, has been very evident. As these professionals
are qualified, 'usually, tQ review, you know, site plan* in the field that
they spociaiize in. 1 Pay, the only reason - I would like to include
City plannArs, 1 really would, but I just don'.t thinkthat this point in
time, that City Planners have enough - in terms of a registration, you know,
-48- February 7,,1972 Item #8
in our sodiety at this tide, to put in the term. it really doesn't
mean very much. 'you khOw, Arehitecte call themselves Planners ,
Landscape Architects Cali themselves "Planner", Engineers Call
themselves "planner", and to on. 8o, the terra, by itself, in rather
meaningless. ngless. They doh't nave anyregistration behind them? or pro-
fessional qualifications, as evidenced, you know,by registration laws.
Pev. Wright: Mr. Aaron, what do you say to that? What Mr, Acton
Mr. Aaron: Weil, f feel like an osteopath hying to practice
medicine, or a chiropractor.' tut 1 have been relegatedto a chiropractor.
Very frankly; the way feel about it is this. Several states
that perhaps have gotten more Urban Planning Assistance from the Federal
Government, have seen fit, Pennsylvania, Ohio, Michigan, New Mork Mate,
Texas, to name just a few, to require certification of City;Planhers,
and notwithstanding, Florida seeds to be still in the frontier stage,
. done about it. And this is a goo opportunitylu
although it has Twentieth Century `Urban problems, I think � � highto
time that something be ion,
pay heedanoein recognition for the need for people who not only p
but attempt to manage the urban and environment, and do something about
it. And do something about it at all levels, at all scales, and that is
what a City Planner is.
just
Notwithstanding, that there are City
City Planners, and 1 am not getting into a
harangue, here. I consider myself the kind
selectable enough to be able to do a lot of
zoning ordinances to doing site plans. And,
of my work, I can hold it up and compete it
town, as far as I am concerned.
Planners, and there are
an interprofessional
of generalist who is
things, from writing
if you want to see examples
against any Architect in this
And, to go further. In, regards to Landscape Architects, and
what they're able to do, if I. indicate bushes with a little rubber stamp,
every seventy-five feet, or five feet, or whatever the landscape ordi-
nance requires, I can write down, in very fancy architectural handwriting,
that it is supposed to be a hibiscus bush, or a frangipani, and I can do
these things, just like they can do it.
And, very, frankly. speaking, I've done one development right down
here in Coconut Grove, where this ordinance - if it went into - if it
covered thatparticular zoning category that I was site planning for,
I, would have been pre-empted from having gotten the contract.
I: just think that it should be included,ifyou want to put
a definition, in your definition section of your Comprehensive Zoning
Ordinance, as to what a City, Planner is. One of the things, for pur-
poses of qualifying him for this particular zoning category, might be
that he, has. a Graduate Degree in City Planning from a Recognized. University,
and/or, he belongsto a_Professional Organization, such as the American
Institute of; Planners, and/or, he has evidenced to the Board previous.
site plans that he has done, and with an Affidavit to the effect that
he 1ias done them. And, if that isn't enough, maybe he can take some
pictures of some buildings that refloat the site development plans that
was a product of his work. But thereis still evenone more thing, because
he, could have been certified in another State, certified as a Planner in
Charge, in another State, and evidence this certification. Andany of
these things would qualify him. And very frankly speaking, I think` if
you consider this etep, what you will do is, you will go a long way
toward contributing to the status of the Planning Profession,
And, 1 don't think that this #hoard should be unduly influenced by
what has been in the past, in the architectural reserve, or preserve.
We're past the City Beautiful Movement, we're into the Crisis Stage
and I think that we can all make' a major contribution, I certainly know
the City Planners can. Thank you,
Rev. Wright; Al.. right, Mx. Aaron, thank you very much,.
Mr. Durres?
Mr. ;a ns; Xer. iy comment $ are really more directed toward
the board. 1 think that 1 have a reUaetanee to see us eotablish 'a
-49- February'7, 1972 Item
1
•
further monopoly* 1 think the argument is well taken* but l &mit
think that the purpose would be terved by working th additional 'e pt*
.t na, the t itt, to sofe study who would Warta t 'prbpoge such a plan would
be iftereased, if they ,went to are Architect, who is ci t peteht; alto at
a tandscape Architect, the ordinance provides and hay in hand it conm
unction even though an Architect might be able to adequately serve
in both . • . the Y is there, and he might weltheed two Architects.
1 think that 1 would like to see happen it just "prepared by
a registered architect" and "landscape architect" stricken. Ifthe
pian,deesn't - what - the intent of this',is, if you get a plan that
meets certain minimums, and if you read en ih the Site plan,' it tells
you exactly what they want that plan to hate. Md 1'should ima+ihe an
architect who could present $ plan, which wouldn't be as useful. as a
competent person whe'did present:a workable plan, What you really want
is a plan that covers. the pr biems and,sets it forth adequately. And
that should be regulated; by minimum standards for the plan, it really'
doesn't matter whe submits that plan, as long as the plan meets these
minimum problems that should be dealt with
Wow,,Sectioh (1) clearly lists those problems they want,dealt
with. If the plan is inadequate, for any reason, then', 1.would.okpect'
that it, just wouldn't get past. And that would be: the problem of an
applicant. As long as the plan meets the mininrnrn requirerents, which
Would-be done, if somebody were competent to prepare it, 1 think that
would-be adequate 1 Therefore,_1-would move to strike the registered
architect and landscape architect" clause.
Mr. Silverman: Wait a minute, wait a minute.
Mrs. McGraner: I would like to say something, regarding Mr.
Mr. John's statement.
It is okay to a certain extent. We need guidelines to be
governed by, at least, the Architects and Landscape planners, in that.,
Because I have seen many of these townhouses, they're like a tenement
village, no landscaping in some places, and no place for children to, play.
And I've seen some that are beautiful. So, I think they need guidelines.
And I think the Architect - well, he should be qualified,if he is an
Architect. And I think the architectural design means an awful lot in
building townhouses.
Mr. Kalil: Mr. Chairman. It seems like with this portion that,
we're discussing now, is to force any developer to, building townhouses,
and it would expand into the other areas, must hire not only an Architect,
but a Landscape Architect.
Now, it's bad enough that when we are building buildings, now,
and developing, that we have to also employ an engineer, and an architect,
and then,to add on a landscape architect to the cost of that, I don't--
1.just can't agree with it.
The Architect, that I have done business with, so far, several'.
of them, are very well qualified <inputting in landscaping. We have,
in our Ordinances, 'where .we require out of so many square feet of land,
so much of it isto be landscaped. Our Architect has a copy of our
Ordinances, and they abide by them, for .each City, whether it be Miami,
Coral Gables, or any other City.
So, I do not think that we need to put in an Ordinance that
requires a developer to hire a Landscape Architect,
(Discussion)
Rev, Wright; All right, they were discussing. All right now,
Mr, Silverman, did you want to say something?
Mr, Silverman; Well, there is a proposal to scratch the
ward "architect and landscape architect". And then, the other proposal
was, 1 think, to scratch 'landscape architect". I'd like to hear from
the staff,
Mr, Acton; I think that you will find that, usually, when plans
-50- rebruar' 7, 1972 Item'#8
at this naitere are aubfi itted, that they. %save been prepared try, usually,' a
registered architect. The and that you leaked at, for instance, tonight,
was the work of 'WO •a'dhiteete, Y . for the 'townhouse development.
fits not neyinc that only &fehitedte" or 1ardeeaoe architects are
duaiified. But, they are, by the very nature of their 3fofae9ien, and
education, they are required to have expertiee in the fieid.ef, .you know,
site planning, as oppoeed to anybody who comes in with a site plan,
Now, we have had enough etperienee in . the bepartment Stith
individuals who do - you know -.their oWn site planning, and we eiso'
know that there are certain architects in town who will, you know,
stamp .drawings, which is probably true in any profeteion. But, riisver-
theleet, the examples that We have reviewed that are, you know, fine
examples of site planning, have the expertise bf either eh architect,
or a landscape architect, or, usually, if it's an outstanding job,
you know, both, We do feel,especially in the larger projects, that
it's necessary to have, you know, a landscape architect. And don't
think that you're talking about a lot of money in a small project, to
have a landscape architect, you know, spend a few hours adding to the
overall emehities of a project.
This is a "Conditional" you know "Use" of this zone, because
we have the ordinance on the books doesn't necessarily mean that we
are going to you know recotmmehd it for every, site that is submitted to
the hoard, but when it is submitted, we certainly feel that it's going
to be the kind of ordinance where we absolutely need as much expertise
as possible in getting fine results. And you don't get this kind of
professional expertise, unless you have had experience, education, and
the kind of qualifications that give you professional expertise.
Mr. Kalil: Mr. Chairman. The architects, it seems now, are what
we call "specializing". Men that have been architects in the field, coming
out now, and saying that they're landscape specialists. Just like different
doctors now, are specializing in a field. Attorneys also, specialize in
fields. And, as Mr. Acton said, we're not talking about a lot of money.
I don't know what he considers a lot of money. An architect will not
lay out any sort of site plan, when I say minimum, and they base their
fees on the cost of the project, anywhere from three percent on up to
eight percent, of the cost of the project. Now, that is what the architect
charges, also. When, you get into the cost, we're talking about for a
site plan that an architect for landscape is going to spend it is going
to cost the developer a minimum of two thousand on up to five thousand
dollars, to show that you're going to have gressed areas, and you're going:
to have so many trees, and so many shrubbery. Our Ordinances call for that.
And the architects knows, they have a copy of our Ordinances; covering all
that.
And I do not think that we should, have a requirement forcing the
developer of these site plans, to have to hire a third party.
Wri who . .
Rev. Wright: o would the third -party be, Mr.`Kalil?
Mr. Kalil: The third party? Well, you have an engineer, who
has to design the buildings, you have the architect, the engineer does
the stress in building
Rev. Wright: We're talking about plot plans, now.
Mr. Kalil; We're talking about site plans.
Rev. Wright: We're not talking about building.
M. Kalil; We are talking about buildings, because you're not
going to develop , the ].and and put shrubbery on it, and have an architect,
unless you're going to put buildings on it.
Mr, Purns; Mrs. MGGraner was just asking me atoet.that same
point. 1 think that. - l think it would be unfair to exclude people with
the expertise, from presenting a plot plan, initial to the commencement of
a project, 1 think this gentleman who has apokon, appears knowledgeable
and concerned, he's been at other hearings, and spoken out in an Informa-
tive manner. And to s.ay that just because a man is an architect, is mare
-51- February 7, 1972 Item #8
competent to present a plan, than is a MAR who has .the ability to
present a competent plan,juat doe§n't make aenee. i think you
should judge the work on its write, sure, it's more work on the
etaft, to have to work with 'groups, maybe, who don't' have the Money
to spend for two architects, or what have you, but t think thi§
Af gentiemaheuid have an opportunity to present his work, and if
it doesn't measure up, then, t think it wouldn't meet the requirements
of aub-section (l)► you'll just aay you haven't submitted a site plan
than meets the minimum standards set forth in Motion (l) And if you
want to up+ ride those standards in Section (I), so: that it' § perfectly
clear, what the plan has to have, in order to meet that minimum standard,
I'd aay that would be.a reasonable route to the end. gut to exclude
people, I think, is ,'unreasonable. And it: is for those reaaans, that
l would like to see this cite plain amended, as I suggested earlier.
Kiev. Wright: All right
Mr Silverman: okay, you guys have worn
wordse"ArchitectwI second
• The motion is to leave :and Land-
scape _motion.
scape Architects", from Item Number Eleven, Site Plan, Item (1).
Mr. Burns: It starts with a comma, "prepared by a registered
architect and a landscape architect" cornea, that phrase in apposition
would just be stricken.
And then, I think -
Mr. Burns offered the following resolution, and moved its.
adoption:
RESOLUTION RECOMMENDING THE DEPARTMENT STRIKE
THE WORDS "REGISTEIED ARCHITECT AND A LANDSCAPE
ARCHITECT" FROM SECTION (1) SITE PLAN, FROM THEIR
DRAFT ON PATIO TOWNHOUSE DEVELOPMENT IN THE R-2
ZONING DISTRICT, AS. SET FORTH ON PAGE 6 OF 7,
AND DATED FEBRUARY 2, 1972.
Upon being seconded by Mr. Silverman, this resolution was
passed and adopted by the following vote:
AYES:
Messrs. Alfonso, Burns, Kalil, Martinez, Silverman,
Wright.
Mmes. Callahan and McGraner.
NAYES: None.
ABSENT: Mr. Dean.
Mr. Simpson:. Now,_` we are in' order, probably, for a motion
recommend subject to the amendment.
Mr. Burns: I so move.
Mr. Kalil: I second.
Mr. Silverman: Just one: point. Thiscame up last time, and
at that time, I requested the staff meet with the Architects' Group,.
so that we know that what we're passing is workable, because this is
long and detailed, and technical. And, we have your assurance that it
is workable, fellows, aright? You can build under this ordinance? Okay.
(Continued on Next Page)
Mrs DUrns offered the folio w .n4 reeedutiont and moved itt
adoption:
_Rmii'1+I�iB�-
RESOLUTION RECOMMENDING AMENDMENT TO ORDINANCE
NO6 SSfl, ARTICLE VI, REVISING SECTION PARA-
GRAPH 4A AND ADDING A NEW . SECTION 6, THUS
CREATING NEW REGULATIONS CONCERNING ". PATIO
TOWNHOUSE DEVELOPMENT" " AND "SINGLE FAMILY
ATTACHED DWELLINGS" , AND REVISING NUMBERING
SYSTEM POR "RESIDENTIAti DEVELOPMENT OP A
PLANNED UNIT NATURE" AS FOLLOWS:
Delete paragraph 4-A, Section 1, ARTICLE Vt, in its entirety
and in lieu thereof substitute a new and,revised paragraph
(4-A) to mead as follows:
(4-%) The following uses if approved as a,"CONDITIONAL USE":
(a)
(b)
RESIDENTIAL DEVELOPMENT OF A PLANNED UNIT NATURE, subject,
to the provisions of Section 6, (1), of this ARTICLE.
PATIO TOWNHOUSE DEVELOPMENT, not exceeding a density of
one dwelling unit for each three thousand four hundred
(3,400) square feet of lot area, (See; Section 6, (2),
of this ARTICLE for development standards).
(c) SINGLE FAMILY ATTACHED DWELLINGS subject to the provisions
of Section 6, (3) , of this ARTICLE.
Add a new Section 6, to ARTICLE VI, to read as follows:
Section 6. - CONDITIONAL USE DEVELOPMENT STANDARDS
(1) RESIDEETAL following:
OF A PLANNED UNIT NATURE, subject
(a) The density shall not exceed one (1). dwelling unit
for each three thousand (3,000) square feet of site area.
(b) No building shall contain more than two (2) dwelling
units, and all such buildings shall be separated by at
least ten (10) feet. Buildings may, however, have
connecting roof structures provided the above separation.
is maintained between walls' of buildings. The height' of
such buildings shall not exceed twoand one-half (2/)
stories or thirty-five (35) feet,
(c) Approval .by the Commission, after review, by the BOARD,
of,a development plan in accordance with the provisions
of ARTICLE IV, Section 15,,of the ORDINANCE,
(2) PATIO TOWNHOUSE DEVELOPMENT
(s) PURPOSE
Patio townhouse development is intended to provide
greater amenities through the pirovisionof meaningful,
open spaces, appropriately and attractively landscaped;
private outdoor patir erects for the vote uae and en-
joyment of the townhouse residents; convenient service
areas; efficient utilization of the site necessary
protection for the surrounding residential area; and to
exprese the individual character of each unit. Such
..5 /arum7,1I72
Item. #S
development is intended to providefor separate
ownership of single family lots and dwellings within
a townhouse development and to be in harmony with the
existing character of low density residential develop-
ment in an area.
(b) Pi ►TTINC ROUT i MEN
All townhouse developments and individual townhouse
lots shall be platted in accord with the requirements
of AATIC/A IV, Sections 10 or 11, and the minimum site
and lot requirements contained herein.
( )
MINIMUM SITE
The minimum site area for a townhouse development eha.l
be twenty-one thousand (21,000) square feet, with a
minimum street frontage, on one street, of one hundred
and twenty (120) feet.
(d) YARDS
1. Townhouse Development
a. Every, townhouse development'shall have a
minimum front -yard:- twenty'(20).feet in depth;
side street yard' fifteen (15) feet in'depth;
side'yards - ten (10)'feet in width for each
side; and a rear -yard twenty:(20) feet in depth,'
b. The above yards shall not be utilized in any
mannerto meet the individual lot area, yards,,
patio, or open space requirements of a townhouse
lot within the development.
c. The frontyard shall not be used for parking and
shall not contain more than one (1) driveway
access through the yard area, notexceeding twenty
(20)feet in width, for each one hundred (100)
lineal feet of one street frontage.
d. All yard areas required and/or provided herein
and; maintained as common usable, open space (no.
physical development or use other, than walkways)
shall be landscaped with shade or flowering trees,
8 to 10 feet in overall height when planted and
shall be spaced a' maximum average of fifty (50)
feet apart or a Minimum of one (1) tree for each
one thousand (1000) square feet of yard area, which
ever results in the greater number of trees. Yard
areas shall also be landscaped with significant
and appropriate amounts of shrubs, hedge material,
flowers, grass or other acceptable landscaping
treatment.
Townhouse Lots
a. Each townhouse lot shall have a minimum front
yard - ten (10) feet in depth, and a minimum rear
yard of ten (10) tpet in depth. The above required
yard areas mt-..° be walled in provided that the front
and rear lot lines Out a 3andeaaped area at least
five (5) feet in depth, otherwise the yard area
shall be left monelased and eppropriate y
landscaped.
A minimum of one-third (1/3) of the with of
a required or provided yard area, and in no
instance less than ten (10) feet, shallremain
open and appropriately landscaped when parking
is provided in the yard area.
1, NO building or structure shall Axeeed a height, of
two and one-hitf (AA) stories or thirty (00) teat
Aecessory atruotunes shall not exceed the height
of the wail enclosing the yard area in which the
structure is located
LOT COVERAGE
1. The maximum lot coverage for buildings and structures.
shall be twenty-five (25) percent of the total site
area of the development.
(g) PARXING
1. a minimum of two (2) off-street parking spaces shall be
provided for each townhouse. Parking spaces shall be
on each individual townhouse lot or may be provided in
whole or part in a common parking area. No townhouse
occupant's parking space shallbelocated furtherthan.
one hundred (100) feet from the front or rear entrance
of the townhouse, measured along the ordinary path of`.
pedestrian travel.
To protect adjoining properties from glare and noise,
any common parking areaor driveway shall be appro-
priately screened when located adjacent to a side or
rear lot line, with: a minimum landscaped area, five
(5) feet in width, adjacent to the parking area or
driveway, and: said landscaped area shall contain:a
continuous solid decorative wall or hedge in addition
to meeting the other applicable landscape requirements:
for off-street parking set forth in ARTICLE XXVIII
(h) USEABLE OPEN SPACE
1. Each townhouse development shall havea' minimum of
forty (40) percent of the site area in useable open
space and shall' be landscaped and well maintained with
grass, trees, shrubbery, and other acceptable`'land
soaping materials.
The useable open space shall be designed in such a
way as to;
A, structure the development,.: in clearly defined
clusters or groupings of townhouse
minimize pedestrian -vehicle conflicts by making
the use ble open space readily accessible from
most tQwnhou a units
provide pedestrian continuity through the
development
-55- February 7
obtain variety of useable open spaces in terms
Of site, configuration, character and activities
separate common walkways and paved area from
walls or fences with a minimum 2' 0° of landscaped
area.
(i) PATIOS
1. taeh townhouse lot shall have a minimum of three
hundred and fifty (350) square feet of outdoor patio
living area exclusive of any perking area or other
service area or use. Open roofed patio area, Open
patios of reefs and open balconies designed and
arranged for patio purposes may be used for one-half
credit toward the required patio area.
2. At least one patio area shall be two hundred`(200)`
square feet with a minimum dimension of twelve (12)
feet.
3. All patios shah: be completely screened from adjacent
townhouses and public or common areas to provide
privacy for each townhousedwelling unit.Pencesor;
walls shall be used to enclose patios or other out-
door open living areas and shall provide complete:.
screening and shall be of a_ material that has a
minimum of six (6) feet in height and a maximum of
ten (10) feet unless located a minimum of twenty
(20) feet from any site lot line.
. Townhouse units with more than two (2) bedrooms,
shall provide a larger private patio area.
(j) TOWNHOUSE GROUPING
1. Individual townhouses may be grouped in a row not
to exceed a total combined length of eight -five (85)
feet, except as otherwise provided herein. A greater
grouping length may be approved, provided that the
size, shape, location, natural site features, or
orientation of the development necessitates such
consideration.
. ' Groups of townhouses shall be separated by a
minimum spacing of fifteen (15) feet between
ends of groupings, a minimum of twenty (20) feet
between the end of a grouping and a facing grouping,
and a"minimum of thirty (30) feet between facing
groups of townhousesor, in accord with the spacing
formula set forth in ARTICLE IV, Section 15,.which-
ever is greater. The above spacing standards may
be adjusted when the size, shape, location, :natural
site features, or orientation of the development
reveal a need forad juetment.
. No structure other than patio walls, or ends of
townhouse groupings, shall be located closer than
twenty 20) feet from any side lot line.
Townhouse struct 3°YS within a group shall have
staggered front and rear facades to express
individuality and distinctiveness.
C):SERVICES
1, $ach townhouse sham, be sarVed .by separate- ,
utilities Qhichaver such'utilities and services
o arc p v ded, ' and no townhouse- aha11 be n' any'
way-depandent upon such servie located within
another unit or on or in another townhouse, este pt
as ;may be installed in eaa+ m nts noted for sueh
u 8 recorded plat. Allover,lhouses must
p rposes an tb tow�nhau
be connected t public water and to e, and
all electrical and' telephone lines within a, TOWNWISS
bEVEL,b'PMEN be piae- ed underground. Proper
anti adequate access 'for £ire fighting purposes, and
access to,service areas to, provide'garbage.collections
and'other necessary-services.shall'be provided.
A11 service areas,'such as drying su areas,,sha11 be
completely screened,,f om view from public or common
areas, and from adjacent iota by walls and landscaping.;
Service areas may be on individual- townhouse sites.
as may be provided in a readily accessible common area,
(1) SITE: PLAN
A plotplan of the proposed development, typical front
elevations, and typical floor plans of the proposed
townhouses shall accompany an application, for "Conditional
Use": approval of a townhouse development. If the appli-
cation is approved, the townhouse development shall be,
in accordance with such plan, or as it may be required to
be modified. The plot plan shall include, but shall not
be limited to, the location of buildings in relation of
lot lines, off-street parking spaces,patioand service
areas, garbage storage areas, landscaping, walls, re-
lationship toadjoining streets, driveways, common
facilities, and open space and walkways. In addition,
lot size, lot coverage, minimum floor area of each unit,
square footage of patio areas, and lot area per unit,,
shall be included as accompanying data on such plan.
(m) AGREEMENTS
Provisions satisfactory to the City Commission shall be
made to assure that non-public areas and facilities for
the common use of occupants of a TOWNHOUSE DEVELOPMENT,
but not in individual ownership of such occupants, shall
be maintained in sa
tisfactory to
the taxpayers of the City of Miami. Such may be provided.
by the incorporation of an automatic membership home
assoc
iation for the purpose of continuously holding title
to . such non-public areas and facilities, and levying
assessments against each townhouse Lot, whether llnproved
or not, for the purpose of paying the taxes and main-
taining such non-public areas and facilities, which may
include, but not be limited to, recreational areas,
off-street parking. areas, walkways, lighting and common
open and landscaped areas, Such assessments shall be a
lien superior to all others including, but not limited to,
mortgage Siena, save and except tax liens, Other methods
may be acceptable if the sable positively providefor the
proper and continuous payment of taxes and maintenance
without sense to the taxpayers of the City of Miami
.57- Februa +..7, 972 Um #e
The inatrufttent ineerpgrating such provis sn shall
approVed by the City.:Attorney as -to form and:legal
suffieieney before submission to the City Gar ris on,
and shall'be, upon approval of thitit ai Uee
fora townhouse development by the City + omm scion, .
recorded in the pudic reeords of Dade count ►.
(3) SIN'Gt,t PAM1Ly ATTACH i LLINCS, aubleot to the following
(a) Individual- dwelling_ ,units of a , duplex strOottire .ray,
be ' snld provided that'the following' eor,dit ons . arse met:
I. .the -minimum lot area for such . duplex usage shall
be -six thousand (6,000) square feet with'an average
Width of sixty.(60) feet.
each- individual dwelling unit shall have not less.
than three 'thousand (3,OoO) square feet of ' lot 'area'.
3. each dwelling unit shall be serviced by separate
utilities,
two parkingspaces . -
p shall be provided for each
dwelling unit.
5. division of property without street frontage will
requirethat all easements and agreements for access
to the property be approved by the City of Miami and
then recorded in the Circuit Court of Dade County,
Florida.
Upon being seconded by Mr. Kalil, this resolution was passed and
adopted, by the following vote:
AYES: Messrs. Alfonso, Burns, Kalil, Martinez, Silverman,
Wright.
Mmes. Callahan and McGraner.
NAPES: None.
ABSENT: Mr. Dean.
C bINANdt AMMOMMT
consideration Of an arttenaMent to ' rdinande Has 60/11 MITI
Vl, 'providing for To ihoue beveiopmeht iti the Rat Zoning
D1 triet ad a "donditional Uae'',, eatablishitg requirements
for each development ae listed in the city of Miami planning
bepartMent preliminary draft dated January 10, 1§72 titled
°Towfthouse DeveiopMett in the n..2 :2ohihq bistriet" •
Eeeretary filed preof of publication of Legal Notice Of Hearing
and administered oath to all persons 'beatifying at this hearing*
MANNINO DEPARTMENT ' RECdMMENbAMTO : "AM:OVAL"
S@ Menlo dated January 10, 1972 t tiedwnho ise
beve iopMent" :
Mr, Whipple: I think the Eoard - I'm sure the Board has
had an :t Opportunity to -review the prelittninar i draft that we subMitted
on January loth.
I think the purpose of this district is quite important, and
it sort of relates to what I was saying under the previous amendment,
development is intended to provide greater amenities than ordinarily
associated with low -density development, through the provision of
meaningful open spaces, appropriately and attractively landscaped
areas, protected privacy areas tor the sole use of the townhouse
residents, and et cetera,
This also includes convenient service areas, more efficient
utilization of the site, necessary protection for the surrounding
residential development, provide for separate ownership of single
family units, express individual character and have pride in this
character.
Now, on the outset, we, in the City of Miami, with the adoption
of this set of regulations, we do, would have, two different types of
townhouse development. We have_ that townhouse development, which we
propose tonight, which we feel would be in harmony with the existing
R-2 zoning district. And we have townhouse development, which ?presently,
exists in the ordinance, as a "Conditional Use" in the R-3, R-4, or
any multiple -family development in the City.
Now, the two vary Quite a bit. They vary from the initial
approach and concept of them.
As indicated by the title of our amendment to you, this is
intended for the R-2, and by virtue of this, we would like to carry
through, as much as possible, the character of an R-2, or existing
R-2 zoning district, or future R-2 zoning districts.
R-2, is basically, a two-family district, be..it single family
home, ownership of two units. Or, a duplex, one rental, onehomeowner,
or whathaveyou.
It is quite important that you keep this aspect in mind, because
all of the regulations which we set forth before you here, tonight, are
geared to this. For instance, let's take .a couple of the problems which
we were confronted with here inthe 1.ast .few days. The question arose
as to why eighty -feet in length,as to the total length of a group of
townhouses. Here, the intent is to carry tnrough the character as much
as possible, of the R-2 district, We find that duplexes, for instance,.
if you stack one in back of another, would probably rarely be less than,
fifty -feet, and often sixty, seventy, as much as eighty -feet, So, we
don't feel that this eighty -foot grouping would be out - that much out
of character, out of the R-2 district,
But it would provide for single-family ownership, again, pro-
moting single-family ownership within the community, a different type
of environment, would a man rather have a townhouse, single -ownership,
with a piece of land, a front yard, a rear yard, and a - say, common
open space parking area, - or, would he rather rent half of a duplex,
We feel there are many attributes to townhouse development, as
we've seen throughout the country, Quite often, at larger scales,
5 January 24, 1977 Item #10
1
111
elan what we're eutltid§Ting dares beCau d We o re 'dealing With a `Uiit
up Urban area, and rr f t'd hat 'dealing With "hundred acre tract§, And w
Can't require, perhaps, All of the antenit dd that a hundred a'erO tract
Mtid, stf therefore, We had to sdale dow c out objectives alightiy,
btat tiii : prafate the eondept of dingle.famiiy ownership, and all tf
the aMOnities
Now, rather than go through all of these items here, t will
suggest to you that there are a couple of items which have Come to
our attention, Which we feel need additional consideration.
t was mentioning, for ihstanee, the length of eighty foot,' and
if 1 tray- for a grouping of eighty feet - :if. 1 may, just for a minute,
let Me just show you the WO exaMples of which we re very fortunate
to have the opportunity to work with, within the past week.
Again, this is a neighborhood development program, concern,
and objective. This particular one occurs in Coconut Drove, We have
two sites, both right close.to an acre, which lend themselves ` let's
say, perhaps to multiple -family dwelling, R-3 nature, perhaps, but,
because of the character of the area we do not think that they should
be zoned for multiple -family dwellings, but they should, perhaps, have.
a little more flexibility than the plain old duplex that we're familiar
with in these areas, and again, proMote an, objective of Nbp, and 1 think
of any planning concerned, that of single family ownerships
In doing this, the Department of Housing and Urban Development
submitted to US, on these two sites, a plan which I hold before you.
Now, this is prior to our concept or our final determination - 1 say
final our preliminary determinations as to what townhouses in the!
R-2 zoning district should be.
It was just shortly after we provided a draft that we received
these concepts through HUD, and through a private architect who bid
on these areas, this concept.
I bring these before you tonight, because in our opinion, these
concepts lack in many respects, I have very quickly, tonight, to be
quite honest with you, colored in the green areas, which i; think you
will see in many cases, become meaningless. And not only that, we
notice aside from the units in the center of the picture that there
is a - quite a sea of asphalt in parking area, around these units.
Now, in our opinion, these become in this, the manner persented here,
more of, a townhouse type apartment, than they do townhouses, in the
single-family. connotation.
But we suggested quite quickly, that, no, this was not the
objective, not the purpose, as we gave you here,this evening in these
guidelines, and proposed amendments.
Subsequently, on a very preliminary basis, as a result of this,
the plan that James (James peen) is holding on his right, there, is a
modified townhouse concept, with the samenumber ofunits that was
originally .proposed, but basically.:- basically in accord with, the guide-
lines that we have proposed before you here, tonight.
Now, in my opinion, I suggest to you that the one on the right
or my right, your left, or however we are here, this evening, are con-
siderably more `significant than the one on the far side.
Now, the one on this side does not quite meet the regulations,
So, we suggest here, to you, tonight, that we are going back,
as we now have the benefit of these studies by, a _reputable architect,
and we think we can modify the regulations to a very slight amount,
and come before you with something that will accommodate this develop-
ment, on Jimmn►y's.. right, and which we fee
, l will. meet the objectives
g
which we are prepQsing, townhouses in an R-2 district, single family
ownership, meaningful in space ► - common areas around, efficient use
of the site, and preservation of some of the - in the case of the
upper development, the natural amenities and attributes of the site.
which in this ease, happened to be trees.
We do suggest that the eighty -foot limit could be adjusted to
-36- January 24, 197? Item * lM
*rhos aft eighty.,f Ue fatst rantlei tea nuggeat, pOthaps f that the
,yard areasr ten fast fft ntf and ten fact rear, not to be ad5uatedi.
•
but.W.takoHmare.inta cnsidoratien4 the rear, Or. the side yard area:
ghat the harking arrangements# whieh we,have suggested tan be fie ft fe
than ane in ' tertiin situati ins ► and two in another, that, are properly
.y
separated, ,and landscaped# abuid be softened downy We da lack tettain .
provisions, which was caked 'ta our attention, that's the height of
thepatia' welis,, we did specify a minimum height, but 't bt a mamitOm
'height. i don't think a thirty five foot patio wallWould Serveany=
body's benefit, tither'an the outside, or on the inside of the wail,
it would dust be another building. go we de have these certain ebrt�
s deratians which we' would like tb'add te.this, and. bring it:back.'
before this Baard in 'two weeks.,'and I think that M. Dean has, per-
whap j some comfients , pro or con,
Kiev. Wright: Mr. Deed,.
Mr. been: My name is James Deen, I am an architect.Mr. Whipple
was kind enoughto give me a copy, of this ordinance last week, and which
eghty been stuArdid iIgdohth s, onlyefromtthe etstands pointdoquthelliveability
eighty feet..
of the unit itself. I am sure this is a' very handsom width for a
build-
ing. tut once you start developing two or three bedroom structures,
within a module of twenty feet, your bedroom widths get down to, be a
substandard. And I am sure that there are going to be developers in
this community, who are going. to take the eighty feet, arid diVide it
into five units, perhaps rather than to have four units, as show here,
So, rather than four-plexes, you have five-plexes. That, then, takes
the width of a bedroom down to about seven and a half feet
At a twenty -foot module, which this drawing showshere, both
of these, the bedroom width, at one end or the other, if you have two
bedroom side by side, become eight and a half feet in width, which,
I feel is substandard to a liveable unit. So, I would encourage, and
apparently Mr. Whipple is considering this, that you do make an expansion
of the eighty -foot limit. Not for the increase of density, perhaps
it might be that you regulate this to be four-plexes, rather than, if
the objective, is to hold down the number of units. There is a dis-
advantage in the Dade County Ordinance, which allows the two hundred
foot length for a townhouse, because you lock out the guy in the center
from getting to his back yard. He has to go out the front yard, and come
all of the way around to the back. I am not so sure that either one of
those schemescan't be desirable. It seems to me that the one that was
criticised, on the right, which put all of the green area in the center,
it would perhaps be a lovely place for children to play, rather than
having the thing turned around and oriented to the parking lots in
the center.
So, I think that's a prerogative, perhaps, of the designers
themselves, and I think each one would have to be looked at carefully.
If this is a "Conditional Use",I would hope, and I have said
this many times,_I think one of the weaknesses of all zoning ordinances
is that we don't have enough in-depth study of the concepts that occur
within the. plan. We're here, trying to develop ordinances, to dictate
design, but we've lost some of the true concepts of what we're trying
to reach as an end result. Both of these schemes could be designed
pleasurably.
So, don't impose upon the designers restrictions, which reduce
liveability. And 1 think planners on one side have a certain orienta-
tion as to what they're trying toachieve within it, but then it comes
within the private practitioners to try and work, within this, anddo
this with a client, which is doubly difficult, and I'm not here, repre-
senting any client tonight, so I can speak freely, But I have found
these difficulties in narrow, townhouse sites, ispecially, twenty -feet.
If you go eighty, somebody is going .to divide that by five, and the
width is going to become sixteen feet, it's going to become an in-
tolerable interior space,
The other thing I noticed in the ordinance, that hasn't been
spoken to, was the lot coverage of 20$, 1t seems to me that, this
=37January 24, 1972 Item #.Q
perhaps ib debir'abid Tram Aft apt 'apace ttaildpo nt, b t again, may lid
forcing a unit upon a aitd, which co ldbd allow nbatante tkr1. t tOur retidena
tia1 sit+et, and i think even du sit
covdrage $n a 'piece of propdrty. 6o•, noW you iieit only confine Me
to a nar'rOW width, b+eeaute sty developer is going to come in here,
and prat§ ma the limit. and aiEe you've reduced the scale of build-
ing. What it the: regulation on ground coverage in dupiekes/ there
it no limitation on ground coverage. Theft is no limitation in single
family. So, why timid we impete 20 .
1 think the Ft, ciagtification fora ten -story building it
20%, It that correct/
Mr. Whipple! Just about.
Mr. been: That's right, to that's a little low► ais5, and you're
forcing down to a smaller unit. 1 reaii2e this is perhaps for a
Neighborhood Development Program. gut the rest of the community also
has to live with this ordinance. attd if it's a desirable thing for
the moderate income family, it should also, perhaps be a desirable
thing, for thoseproperties, which occur in Coconut Orove,'which.
I'm interested in► and perhaps could be some salvation based on some
of the problems itt some of the zoning conflicts that mttay. occur - on
more desirable properties.
Bo, 1 wouldlike tb see the standards upped a little bit,
rather than diminished. Thank you.
ReV. Wright: Okay, thank you, Mr. Deen. Now, Mr. Whipple.
Mr. Whipple: Just a couple of comments, if I may, that's one
of the items that I neglected to mention to you, the Board here, tonight,
Was the lot coverage. Now, we do not, we're not particularly upset with
the 20%, but we feel there is room for latitude here, perhaps not to
the extent of duplex coverage. Now, let me just make a comment here.
As Mr. Deen pointed out, there is no coverage limitation of
duplexes. And if you apply the setbacks of - on a duplex site of
sixty -thousand square feet, you will find that technically, you could.
cover as much as 48% of the lot.
Now, this does not mean it's a desirable living environment,
if you have five -feet, five -feet, twenty, and twenty, and cover 48%
of the lot.
One of the objectives here, is to provide a - a living environ-
ment, perhaps greater than what youcould provide or achieve under just
a lot by lot duplex zoning.
One thing that I might mention, which I think if the. Board has
had an opportunity toread some of the publications: that are available,
youwill note,and even in our Townhouse Development, that is presently
permitted, under our multiple -family classifications, that the; Townhouse
Development proposed in the R-2 District does not have a -"minimum lot size.
There is no minimum individual lot, requirement. We're saying that this
is subject to review. I.nd, as an example, I cite that we have had in
the:R-10, which is your Downtown Urban Renewal Area, some Townhouse type
apartments. ,As little as thirteen: and a half, or fourteen feet in width,
which we telt, interior living space -wise, were unacceptable, not desirible.
Yes, -I must say, with all deference' to this, that the one, two -bedroom,
or one -bedroom unit that was submitted on this application of which there
are only a . few On the site, was of fourteenfoot width, but it was an
entirely differnt interior circulation, ana interior development, which
we found acceptable, In other words, they overcame all of the obleotiVes
in the same width, that we had objected to in the R-10,_or Downtown Renewal
Site •
So, we feel there is this latitude, and this latitude can only..
be accomplished .through evaluation, or "Conditional. Use", and good . sound
thought.
We would like to bring these considerations of lot coverage,
possible additional length of groupings, minimum lot size, I think
January 24, 1972
_38w
Item # 10
•jOve aeaomplithed4 and ataw other nitty,,4ritty4etailt back 0 yOu:
intWo Week§ ter youk action. Me *ill answer anyAuattion§i,tohight,
hopefully We ean overcome:any mar objections SPOU haVe before yOu4
- tonight, And A§ Mr.' been has §ugqe§ted, thete thinshould be:subject
to teruitiny and reViewi and Of Courte, with this Ve need more Staff,
also. And if you have any eldettiont) whyl we'll --
ftev. Wright: Mk, 41verman hat a 4uettion.
Mr, SilverMani It't hot aluettion.1 just WAnt to make a
quiek-,cOMMent. This it a very technical ordinance, It rftifia§ Me
very, such of. when thit board redid the Apartment Mute ordinance,
dilh it latted for manymer:an itha,d:.the 8outh Plorida Chapter_ofthe
1111,MeriCanAn§titutel.of ArdhiteCt§ doordinated.and worked on it for
-1611e tiffid, I 'think thisA.tan OrdinanCe ,that the architect§ have,
t&Oed whether they can:aetually build with it. It it -easy epoughLto
draw up the:ordinance, the problem 10, can you use it? Can.you build
on it? And we had that probleMwith the It-3A ori4inally. And) 1 don't
know; I am rot at expert, rabh#t know enough about this, But Lwould
mWthat,,we:should- When You have your ordinance in shape .1 think
you -ought to send it Over to the architects first, before it oMet back
here, and see if they believe its Workable:or not; beaause ultimately,
theyare the ones that are going to have to use it. There is ro'sense'.
in having an ordinance', UnleSS it's workable.
•
Mr. Whipple; We can do this, we do have available the - certain
personel that is designated as a Review Board, the Environmental Review
Board, which we can solicit information.
1 must say, though, we've had the benefit of a working architect,
here, aside from Mr. Deen, on this project, here.
And I think Mr. Deen realizes that it is workable. The archi-
tects here, much to our surprise, we weren't quite sure, when we said,
'no, this is the way it's gunna be, and you have to live with the law'.
They have come back with two very good solutions, in our opinion. So,
we do have a certain amount of testimony as to its workability, but we
will seek to get more prior to the next meeting. But we would like to
proceed. Because, 1 don't like to push you, but we do have an oppor-
tunity to see how it's gunna be in a very short time, see whether it's
gunna work on the ground or not, and we think it will.
One last comment, if I may. We're not destroying the density
or the. - we're trying not to destroy the character of the R-2 area.
We think this is very important. And particularly with respect to
density. Now, we're requiring that there can only be one dwelling
unit for every thirty-two hundred square feet for Townhouses. Aside
from the layout, one for every thirty-two hundred, and in the R-2
district, we require one, or the minimum or maximum is one for every
three house. We're trying to get a little more amenity, a little more
living environment. A little more enthusiasm for home ownership and
good development in this Townhouse District. So, we really feel that
we're not doing an injustice to the existing R-2 district. And that's
why we're amending the R-2, and not suggesting a Townhouse District
which perhaps would require a larger area by which to accomplish such
a:development. .
Now
Rev. Wright; Al]. right. Any other questions? Okay, Mr. Whipple.
Mr. Martinez; Move for deferment.
Mr. Whipple; Are there any questions, or any doubts that we
could answer here this evening, rather than at the next meeting?
Rev, Wright; No, I think they've asked the questions nOw,
and Mr, Martinez has moved for deferral on this item.
Mr. Whipple;
Mr, Simpson;
Rev. Wright;
Just until the next meeting,
Defer until February 7th,
Moved to defer until February 7th, any in opposition?
-39- January 24, 1972 Item #I0
pposition7 Cage a unanimous
Mr, Martsi tee o ftra3 the f
its adoption
t ugmt uTioN, Nd, /2 -21
RESOLUTION RECOMMEN'DINd DETERMENT UNTIL
TDDRUARY 7TH, 1972. THE 'CbNSIDE!YAT1c3N OP AN
AMENDMENT TO ORDINANCE NO. 6071, ARTICLE; V1 ,
PROVIDING PbR ,TOWNHOUSE DEVELOPMENT IN THE
R-=2 ZONING bI TR1tT AS A "CONDITIONAL USE",
ESTASLISHINC REQUIREMENTS.rOR SUCH DEVELOP-
MENT AS LISTED IN THE CITY OP MIAMI 'PLANNING
DEPARTMENT PRELIMINARY DRAFT DATED. JANUARY 10THH,
1972 TITLED. "TOWNHOUSE .DEVELOPMENT IN THE R -2
20NING DISTRICT",
Upon being seconded by Mr. Silverman, this reaoltttiohrt wag
passed and adopted by the following vote:
AYES: Messrs. Alfonso, Dean, Mal, Martinet, Silverman,
Wright.
Mmes. Callahan and MCGraner.
1.4 on and m8Vs
NAYES: None.
ABSENT: Mr. Burns
-40-. Janu ry 24, 1972 Item # 1Q