05-16-2013 WorkshopThe of
ura
19200 West Country Cluh Drive Aventura_ FT,
City Commission
Workshop Meeting
AGENDA
May 16, 2013
9:00 A.M.
Executive Conference Room
1. Town Center Neighborhood District TC3 - Amendment to LDR*
Developer Request to Establish New Zoning Category
2. Community Garden Proposal (City Manager)
3. School Update (Mayor Gottlieb & City Manager)
4. Adjournment
* Back -up Information Exists
This meeting is open to the public. In accordance with the Americans with Disabilities Act of 1990, all persons who are
disabled and who need special accommodations to participate in this meeting because of that disability should contact the Office
of the City Clerk, 305- 466 -8901, not later than two days prior to such proceeding.
CITY OF "ENTURA
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
TO: City Commission
FROM: Eric M. Soroka,
City Manager
BY: Joanne Carr, AICP
Community Developme erector
DATE: May 9, 2013
SUBJECT: Proposed Amendment to Section 31 -145 of the Land Development
Regulations to add Town Center Neighborhood (TC3) District
May 16, 2013 City Commission Workshop
I. THE REQUEST
The owner of property on NE 207 Street at NE 30 Avenue is proposing a mixed -use
development proposal on its parcel. The west half of the property is designated as
Business & Office future land use category and is zoned B2, Community Business
District in the City Zoning Map. The east half of the property is designated as Medium -
High Density Residential and is zoned RMF3A, Multifamily Medium Density Residential
District. The development proposal contains structures with a mix of commercial and
residential uses. Those mixed -use structures are not permitted in either the B2 or
RMF3A zoning districts. The request is to add a new mixed -use district to the City
Code to facilitate the current and any future similar development proposals.
II. BACKGROUND
The City's Land Development Regulations currently contain a Town Center (TC1)
District which was included in the original 1999 Code to guide mixed -use development
of a main town center in the City. This district allows residential and non - residential
mixed -use development that generally complies with the RMF3 and 131 zoning districts
and also allows a lifestyle center that includes some B2 zoning district uses.
The Land Development Regulations also currently contain a Town Center Marine (TC2)
District, again included in the original 1999 Code, to guide mixed -use development in
what was then the marine industry area on and around NE 188 Street. This district
allows residential and non - residential mixed -use development that generally complies
with the RMF3 and B1 zoning district, but also recognizes the marine industry uses as
permitted uses.
III. THE PROPOSAL
The proposed Town Center Neighborhood (TC3) District, detailed below, has been
drafted using the same format as the TC1 and TC2 districts but is distinct from the TC1
and TC2 zones in that it is intended to guide mixed -use development in existing
neighborhoods in the City. It proposes a specific mix of residential and non - residential
development that generally complies with the RMF3 and 131 zoning districts, similar to
the TC1 and TC2 districts, but without the lifestyle center use in the TC1 district and
without the more expansive marine industry uses in the TC2 district.
The TC3 district adds assisted living facility, indoor and outdoor commercial recreation
and hotel to the required mix of non - residential uses, reduces maximum residential
density from 25 dwelling units per acre as permitted in the TC1 and TC2 district to 20
dwelling units per acre and contains the same conditional uses as the TC1 district. The
site development standards are similar to the TC1 district, with the exception of the
minimum lot area which is increased from 16,000 square feet to 5 gross acres to be
consistent with the corresponding lot size requirement in the Town Center future land
use category in the City's Comprehensive Plan and with the exception for increased lot
coverage from 45 percent to 55 percent if more than 80 percent of required parking
spaces is provided in a parking structure.
The proposed text of the Town Center Neighborhood (TC3) District follows in
underlined text.
Sec. 31 -145. - Town Center Zoning Districts.
(c) Town Center Neighborhood (TC3) District. The following regulations shall apply
to all TC3 Districts:
(1) Purpose. This district is intended to provide suitable sites for the development of
structures and sites combining residential and commercial uses in a well - planned and
compatible manner in existing neighborhoods on property that provides lot frontage on
at least three public streets and does not front upon or access Biscayne Boulevard.
Development in this district shall provide for indoor and /or outdoor commercial
recreation uses and shall provide a minimum of 20,000 square feet per gross acre of
assisted living facility use as part of its commercial uses. Residential densities shall not
exceed 20 dwelling units per gross acre and non - residential intensity shall not exceed a
floor area ratio of 2.0.
(2) Uses Permitted. No building or structure, or part thereof, shall be erected,
altered or used or land used in whole or part for other than a combination of all of the
following specific uses provided the requirements set forth elsewhere in this section are
satisfied:
a Mixed -use structures. For the purposes of this subsection, mixed -use
buildings or structures are those combining residential dwelling units conforming
-generally with the intent of the RMF3 Multifamily Medium Density Residential District,
with office and /or retail commercial uses allowed in the B1, Neighborhood Business
District where the ratio of total square feet dedicated to residential and non - residential
uses is between 3:1 and 1:3.
b Assisted living facilities with a minimum of 20,000 square feet per gross acre
and with a minimum gross floor area of 600 square feet per unit.
c Indoor and outdoor commercial recreational uses with a maximum of 2,500
square feet of total floor area per establishment.
d Hotels with a minimum of 200 rooms and with a minimum gross floor area of
a rental sleeping room which includes all areas to be individually rented by a customer,
of 400 square feet.
(3) Accessory uses permitted. Permitted incidental and accessory uses shall include:
a. Those uses allowed as accessory uses in the RMF3 Multi - Family Medium
Density Residential District except for uses which, by their nature, would inhibit the
establishment of permitted commercial activities or restrict the acceptable mixing of
residential and non - residential uses.
b. Outdoor dining as an accessory use to a permitted restaurant or retail use.
(4) Conditional uses permitted. The following uses may be established if first approved
as a conditional use:
a.Those uses permitted in the B1 District with increased floor area.
b.Uses that exceed the height limitations of Section 31- 145(c)(6), including
parking structures.
c. Indoor and outdoor commercial recreation uses with more than 2,500 square
feet per establishment.
c. Aboveground storage tanks. Aboveground storage tanks (AST) only as an
accessory use and only for the purpose of storing fuel for emergency generators. ASTs
must conform to the following requirements:
1. Be of 550 gallons capacity or less.
2 Be installed and operated under a valid permit from the Miami -Dade County
Department of Environmental Resources Management.
3 Be fully screened by a masonry or concrete wall with a self - closing and locking
metal door or gate Such wall shall be landscaped in accordance with the City's
Landscape Code.
4 Be located in a manner consistent with the site development standards of the
TC1 zoning district.
5 Installation of any AST shall require a building permit from the City. Application
for building permit shall be accompanied by a site plan indicating the location of the
AST relative to property lines the primary structure served by the AST any other
structures within 300 feet as well as a landscape plan prepared by a Florida licensed
architect or landscape architect and other supporting documentation as deemed
necessary by the City Manager or designee.
d. Floor areas that are less than the minimum floor areas required by the
provisions of 31- 145(c)(6)(g) hereof.
e.Allocations of interior spaces for mixed -use structures other than as set forth in
section 31- 145(c)((8) hereof.
f.Structured parking that is not incorporated into the building envelope of a
primary use structure, as required by section 31- 145(c)(9) hereof.
a.Structured parking that can be seen from a primary use building and that does
not have the area of the top level landscaped and /or decoratively paved in order
to provide amenity areas for building occupants, as required by section 31 -238 of
this Code.
h. Driveways with a separation of less than 150 feet of landscaped frontage as
long as it is determined, as part of site plan review that:
1.Landscaping for the total project site exceeds the minimum
requirements of this Code, and,
2.Traffic studies indicate that a lesser distance between driveways does
not constitute a safety hazard to either vehicular or pedestrian traffic.
i. Off - street parking that does not meet the requirements of section 31- 171(b) or
(d) of this Code.
j. All uses permitted in the CF District.
k For buildings that attain LEED® Gold or Platinum certification as provided in
article VI of chapter 14 of the City Code increased lot coverage, provided that a
preen roof and /or green rooftop amenities are provided and maintained for the
common benefit of building occupants; and; that increased Florida - Friendly tree
canopy and Florida - Friendly plantings designed to calm the heat island effect are
located on site all in an amount equal to the requested increased lot coverage.
I. For buildings that attain LEEDS Gold or Platinum certification as provided in
article VI of chapter 14 of the City Code, increased floor area ratio, not to exceed
a floor area ratio of 2.0.
(5) Uses prohibited. Except as specifically permitted in this subsection (b), the
following uses are expressly prohibited as either principal or accessory uses:
a.Any use not specifically permitted.
b.Adult entertainment establishments.
c.Sale of goods to other than the ultimate consumer.
d.Sales, purchase, display or storage of used merchandise other than
antiques.
e.Sale of fruit or merchandise from trucks, wagons or other vehicles
parked on or along public or private streets or from open stands or vacant lots.
Such business on private or public property shall be conducted only from within
approved permanent substantial buildings.
f.Any drive - through service facility.
(6) Site development standards.
a.Minimum lot size: 5 gross acres.
b.Minimum lot width: 100 feet.
c.Maximum lot coverage: 45 percent of total lot area, provided that if
eighty (80 %) percent or more of the required parking spaces is provided in a
parking structure, lot coverage may be increased to a maximum of 55 percent of
the total lot area.
d.Maximum floor density:
1.Residential component: 20 dwellina units per aross acre.
2. Nonresidential component: 2.0 floor area ratio.
e.Maximum heiaht: Four stories or 50 feet. includina parkina structures.
f.Setbacks:
1.Front: 25 feet.
2. Side: There is no side yard setback required for a lot that is not
adjacent to a street or alley, unless such setback is necessary to provide
light and air to residential units. In such cases a side yard setback of 20
feet in depth is required.
3. Street Side: 20 feet.
4.Rear: There is no rear yard setback required for a plot not
adjacent to a street or alley, or where such setback is necessary to
provide light and air to residential units. In such cases a rear yard setback
of 20 feet in depth is required.
5. Rear Street: 20 feet.
6.Between buildings: No minimum building separation distance is
normally required, except where necessary to provide light and air to
residential units. In such cases, buildings may be no closer than 25 feet.
q.Minimum floor areas: The minimum floor area not including garage or
unairconditioned areas shall be as follows, except that conditional use approval
may be granted to authorize a reduction in the following minimum floor areas in
accordance with Section 31- 145(c)(4)(d):
Multiple - family dwelling unit:
Efficiency unit: 800 square feet.
One bedroom unit: 900 square feet.
Two bedroom unit: 1050 square feet.
For each additional bedroom in excess of two add 150 square feet.
Efficiency units shall not exceed 40 percent of the total number of
residential units within a building.
h. Required open space: A minimum of 35 percent of the total lot area of the
site shall be provided as common open space available for use by all residents or
consumers: of this common open space a minimum of one -half shall be
unencumbered with any structure (except for play equipment for children and
associated mounting, fencing and furniture) and shall be landscaped with grass and
vegetation approved in a landscape plan. The remaining one -half may be used for
non - commercial recreational facilities, amenities, pedestrian walks, entrance
landscaping and features (not including gatehouses and associated vehicle waiting
areas), or maintenance facilities.
(7) Accessibility for Mixed -Use Structures. All residential units shall be
accessible to the outside via an entry lobby that does not require residents to pass
through a leasable commercial space.
(8) Allocation of interior space for Mixed -Use Structures. Retail stores, personal
services, banks and financial services, indoor commercial recreation uses, restaurants
and coffee houses schools nursery schools and child care centers are allowed only on
the ground floor of mixed -use buildings. Offices and medical offices are allowed only on
the ground and second floors. Residential uses are allowed only on the second or
higher floors In accordance with Section 31- 145(c)(4)(e), conditional use approval may
be granted to authorize a waiver from such requirements for allocations of interior
space in mixed -use structures.
(9) Performance Standards. Any structured parking serving the primary use on
the site shall be incorporated into the building envelope and shall be compatibly
designed Such parking structure shall comply with all minimum setback and buffer yard
requirements Parking structure ceiling heights shall be seven feet six inches except
where -greater heights maybe required by other regulatory agencies. Pipes, ducts and
mechanical equipment installed below the ceiling shall not be lower than seven feet
zero inches above finished floor. In accordance with Section 31- 145(c)(4)(f),
conditional use approval may be granted to authorize a waiver from the requirements
that structured parking be incorporated into the building envelope of a primary use
structure and that such structured parking conform to Section 31 -238.
(10) Design Standards. All development in the TC3 Zoning District shall be
compatible with existing ad6acent development. Specifically, when greater heights are
immediately adwacent to existing development, such height shall be graduated by steps
so that the part of the structure within fifty (50) feet of the property boundary is the
same or lower height as the existing adjacent development. Development in the TC3
district shall substantially comply with the applicable "Town Center Design Guidelines ",
as provided by the City Manager and adopted through Ordinance No. 2006 -02 on
February 7, 2006.
IV. ANALYSIS OF THE REQUEST
The request presents a policy decision as to whether this new mixed -use category is
desirable for the City. The City Attorney's office has reviewed the proposed section and
approved it for legal sufficiency. The amendment would require an application for
amendment to the text of the Land Development Regulations. That application would
be processed using the criteria for amendment to the text of the Land Development
Regulations in Section 31 -77 of the City Code.
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