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06-12-2007 The City of Aventura a "''1-'r#I''>fJ'''\'/~ Local Planning A,genq" Susan Gottlieb, Mayor City Manager Eric M. Soroka, lCMA-CM Zev Auerbach !Bob Diamond Tern Holzberg Billy Joel Michael Stern Luz Urbaez Weinberg City Gerk Teresa M. Soroka, MMC City Attol71ev Wenss Serota Helfman Pastoriza Cole & Bonnske LOCAL PLANNING AGENCY AGENDA JUNE 12, 2007 - 6 PM Aventura Government Center 19200 West Country Club Drive A ventura, Florida 33180 1. CALL TO ORDER\ROLL CALL 2. PLEDGE OF ALLEGIANCE 3. APPROVAL OF MINUTES: June 12,2007 4. PUBLIC HEARING: MOTION RECOMMENDING ADOPTION OF THE FOLLOWING ORDINANCE: AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF A VENTURA BY AMENDING THE ZONING DESIGNATION FOR FOUR PARCELS OF LAND LOCATED ON THE WEST SIDE OF BISCAYNE BOULEVARD BETWEEN NE 213 STREET AND THE NORTH CITY LIMIT FROM MO, MEDICAL OFFICE DISTRICT TO B2, COMMUNITY BUSINESS DISTRICT; PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE; PROVIDING FOR AN EFFECTIVE DATE. 5. ADJOURNMENT 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. Anyone wishing to appeal any decision made by the City of Aventura Local Planning Agency with respect to any matter considered at such meeting or hearing will need a record of the proceedings and, for such purpose, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. Agenda items may be viewed at the Office of the City Clerk, City of Aventura Government Center, 19200 West Country Club Drive, Aventura, Florida, 33180. Anyone wishing to obtain a copy of any agenda item should contact the City Clerk at 305-466-8901. One or more members of the City of Aventura Advisory Boards may also be in attendance. A~ -- MINUTES LOCAL PLANNING AGENCY MEETING FEBRUARY 6, 2007 6 PM Government Center 19200 W. Country Club Drive Aventura, Florida 33180 1. CALL TO ORDER/ROLL CALL: The meeting was called to order at 6:03 p.m. by Mayor Susan Gottlieb. Present were Commissioners lev Auerbach, Bob Diamond, Billy Joel, Michael Stern, Luz Urbaez Weinberg, Vice Mayor Harry Holzberg, Mayor Gottlieb, City Manager Eric M. Soroka, City Clerk Teresa M. Soroka and City Attorney David M. Wolpin. As a quorum was determined to be present, the meeting commenced. 2. PLEDGE OF ALLEGIANCE: Vice Mayor Holzberg led the pledge of allegiance. 3. APPROVAL OF MINUTES: A motion to approve the minutes of the January 9, 2007 LPA Hearing was offered by Commissioner Auerbach, seconded by Commissioner Joel, and unanimously passed. 4. PUBLIC HEARING: MOTION RECOMMENDING ADOPTION OF THE FOLLOWING ORDINANCE: Mr. Wolpin read the following ordinances by title: A. AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING THE COMPREHENSIVE MASTER PLAN BY AMENDING THE FUTURE LAND USE MAP DESIGNATION FOR PROPERTY LOCATED AT 3301 NE 213 STREET KNOWN AS WATERWAYS PARK, MORE PARTICULARLY DESCRIBED IN EXHIBIT "A", FROM BUSINESS AND OFFICE TO PARKS AND RECREATION; PROVIDING FOR TRANSMITTAL TO THE AGENCIES AS REQUIRED UNDER CHAPTER 163, PART II, FLORIDA STATUTES; AND PROVIDING FOR AN EFFECTIVE DATE B. AN ORDINANCE OF THE CITY OF A VENTURA, FLORIDA, AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF AVENTURA BY AMENDING THE ZONING DESIGNATION FOR A 7.0 ACRE PARCEL OF LAND LOCATED AT 3301 NE 213 STREET, KNOWN AS WATERWAYS PARK AND MORE PARTICULARLY DESCRIBED IN EXHIBIT A, FROM MO, MEDICAL OFFICE DISTRICT, TO ROS, RECREATION OPEN SPACE DISTRICT; PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE; PROVIDING FOR AN EFFECTIVE DATE. Planning Director Joanne Carr addressed the Commission and entered the staff reports into the record. Mayor Gottlieb opened the public hearing. There being no speakers, the public hearing was closed. A motion to recommend approval of 4-A was offered by Commissioner Stern and seconded by Commissioner Weinberg. The motion passed unanimously by roll call vote. A motion to recommend approval of 4-B was offered by Commissioner Stern and seconded by Commissioner Weinberg. The motion passed unanimously by roll call vote. 5. ADJOURNMENT: There being no further business to come before the Local Planning Agency, the meeting adjourned at 6:09 p.m. Teresa M. Soroka, MMC, City Clerk Approved by the LPA on 2 CITY OF AVENTURA COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM TO: City Commission BY: Joanne Carr, AIC Planning Director FROM: Eric M. Soroka, IC City Manager DATE: May 15, 2007 SUBJECT: Amendment of the Official loning Map of the City of Aventura by amending the zoning designation for four parcels of land on the west side of Biscayne Boulevard between NE 213 Street and the north City limit from MO, Medical Office District to B2, Community Business District (02-REl-07) June 12, 2007 Local Planning Agency Agenda Item ~ June 12, 2007 City Commission Meeting Agenda Item 7 July 10, 2007 City Commission Meeting Agenda Item RECOMMENDATION It is recommended that the City Commission approve an amendment of the Official loning Map of the City of Aventura by amending the zoning designation for four parcels of land on the west side of Biscayne Boulevard between NE 213 Street and the north City limit from MO, Medical Office District, to B2, Community Business District. THE REQUEST Staff is requesting an amendment of the Official loning Map of the City of Aventura by amending the zoning designation for four parcels of land on the west side of Biscayne Boulevard between NE 213 Street and the north City limit from MO, Medical Office District to B2, Community Business District to facilitate development in accordance with a recommendation from the City's Planning Consultants. BACKGROUND OWNERS OF PROPERTIES: Folio # 28-1234-001-0150 City of Aventura *F olio #28-1234-001-0160 Biscayne Med ical Properties LLC *Folio #28-1234-004-0340 *Folio #28-1234-004-0350 Folio #28-1234-001-0170 Folio #28-1234-001-0180 Biscayne Medical Properties LLC Biscayne Medical Properties LLC Roy R. Lustig Trustee Roy R. Lustig Trustee * These three properties are subject to a recorded Unity of Title and are considered one parcel. NAME OF APPLICANT LOCATION OF PROPERTY SIZE OF PROPERTY Folio # 28-1234-001-0150 *Folio #28-1234-001-0160 *Folio #28-1234-004-0340 *Folio #28-1234-004-0350 Folio #28-1234-001-0170 Folio #28-1234-001-0180 HISTORY City of Aventura west side of Biscayne Boulevard between NE 213 Street and north City limit (See Exhibit #1 for Location Map and Exhibit #2 for parcel layout plan) approximately .45 acres (.23 after reservation for future right-of-way) approximately .98 acres for 3 folio numbers approximately 1.26 acres approximately.97 acres In April of 2003, the planning firm of Wallace Roberts Todd prepared a study entitled "Conceptual Urban Development Framework - Aventura Medical Office District" at the request of the Economic Development Advisory Board. This study, attached as Exhibit #3, was undertaken to review current land use regulations in the Medical Office District and make recommendations for redevelopment. The major recommendation of that report was to create five distinct development areas within the triangle of land on the west side of Biscayne Boulevard currently zoned MO, Medical Office District. Those five development areas, shown on the plan attached as Exhibit #4, were: 1. "Medical Office - Large Site" area comprising land bounded by Biscayne Boulevard, NE 213 Street, NE 28 Avenue and the north property line of the Aventura Hospital campus in which minimum lot size was recommended to increase from 1.5 acres to 3.0 acres to permit substantial office developments. 2. "Medical Office - Small Site" area comprising land bounded by NE 28 Avenue and East Dixie Highway, NE 206 Street and the south property line of the Aventura Hospital campus in which minimum lot size was recommended to decrease from 1.5 acres to .5 acres to permit a "village-like array of smaller office structures". 3. "Residential Multi-Family - High Density" area comprising land bounded by NE 29 Avenue and East Dixie Highway and NE 214 Terrace and NE 213 Street to allow workforce housing for employees within medical district. 2 4. "Residential Multi-Family - Moderate Density" area comprising land bounded by NE 29 Avenue and East Dixie Highway on the north side of NE 214 Terrace to allow townhouse type development. 5. "Commercial Outparcels" for the properties fronting on Biscayne Boulevard at the northern and southern parts of the district. The B2, Community Business District, zoning category was recommended. In addition to creating the five development areas above, the consultant's report recommended amendments to the site development standards to accomplish the compact, urban design goals of the new mix of uses, including increased floor area ratio, reduction in open space, reduction in setbacks, review of parking ratios, inclusion of design guidelines, streetscape enhancements, street extensions and street closures in the district. The Advisory Board adopted the recommendations of the consultant's report and requested that it be transmitted for City Commission's consideration. A staff report was presented to the City Commission on November 4, 2003 that recommended incentives for large office developments and residential rezoning in the north part of the district, a lot size reduction to .5 acres in the south part of the district, commercial rezoning of the lots fronting Biscayne Boulevard, revised site development standards and new urban design and streetscape standards. Following testimony from landowners in the northern portion of the district at the November 4, 2003 public hearing, the proposal to rezone that northern portion to residential and commercial was not passed. Following subsequent meetings with a predominant owner in the north part of the district, no change was made to the lands bounded by Biscayne Boulevard and East Dixie Highway north of the Aventura Hospital campus. Those lands remain with the MO, Medical Office District, zoning designation. However, the recommendations for redevelopment of the portion of the MO district south of the hospital campus were passed. Those recommendations included a reduction in minimum lot size to .5 acres, revised setbacks, lot coverage, open space, streetscape and urban design standards for the lands remaining in the medical office zoning category. Although the consultant's report recommended the B2 zoning category for the parcels fronting Biscayne Boulevard, staff recommended the B1 zoning district to complement the new village-type uses. On January 6, 2004, the City Commission passed Ordinance No. 2004-01 which rezoned five parcels fronting on the west side of Biscayne Boulevard, shown on the map attached as Exhibit #5, from MO, Medical Office District, to B1, Neighborhood Business District and also passed Ordinance No. 2004-02 which revised setbacks, lot coverage, open space and minimum lot size, additional conditional uses, streetscape design and urban design standards for lands in the south part of the medical office district, shown on the map attached as Exhibit #6. 3 DESCRIPTION OF THE PROPOSED AMENDMENT Staff now wishes to re-examine the rezoning of the four parcels fronting Biscayne Boulevard in the north part of the medical office district from MO, Medical Office District, to B2, Community Business District. The 2003 report from the planning consultant recommended rezoning of those parcels from medical office use to commercial uses permitted in the B2 zoning district. No change was made in 2003 due to the fact that the recommended large office building parcels and residential rezoning in the north part of the district were not approved. In 2003, staff did not recommend the B2 zone for these four parcels, but rather the B1 zone, due to the proposed residential rezoning of parcels immediately to the west and the 20 story, 341 foot height of the B2 zone at that time. That height has since been reduced to 12 stories or 120 feet by Ordinance No. 2006-02 passed on February 7, 2006. This 12 story height limitation in the B2 zoning district is now the same as the permitted height in the Medical Office zoning district. ANAL YSIS Future Land Use Designation Subject Properties: Properties to the North: Properties to the South: Properties to the East: Properties to the West: Zoning Subject Properties: Properties to the North: Properties to the South: Properties to the East: Properties to the West: Existing Land Use Subject properties: Properties to the North: Properties to the South: Properties to the East: Properties to the West: Business and Office Business (City of Hallandale Beach) Business and Office Business and Office Business and Office MO, Medical Office District City of Hallandale Beach MO, Medical Office District B2, Community Business District MO, Medical Office District vacant nursery school/day care (City of Hallandale Beach) public storage vacant vacant and single family residences The following standards for reviewing proposed amendments to the Official Zoning Map are found in Section 31-77 (f) of the City Code: 1. Whether or not the proposed amendment is consistent with goals, objectives and policies of the City's Comprehensive Plan. 4 The proposed amendment will be consistent with goals, objectives and policies of the City's Comprehensive Plan. Specifically, the future land use map designation of these properties is Business and Office. The proposed B2 zoning category is permitted on land with this future land use map designation. 2. Whether or not the proposed zoning district is compatible with the surrounding area's zoning designation(s) and existing uses. The proposed zoning district is -compatible with the surrounding area's zoning designation(s) and existing uses. The uses in the B2 district are compatible with the uses in the medical office district to the south and west. There is a vacant parcel directly opposite on the east side of Biscayne Boulevard zoned B2. The majority of properties on Biscayne Boulevard are zoned B2. 3. Whether or not the subject properties are physically suitable for the uses permitted in the proposed district. The subject properties are physically suitable for the uses permitted in the proposed district. 4. Whether or not there are sites available in other areas currently zoned for such use. There are sites available in other areas currently zoned for a B2 use. The majority of properties on Biscayne Boulevard are within this zoning category. 5. If applicable, whether or not the proposed change will contribute to redevelopment of an area in accordance with an approved redevelopment plan. The proposed change will contribute to redevelopment of the area in accordance with a 2003 plan by Wallace, Roberts & Todd, LLC, Planning Consultants, entitled "Conceptual Urban Development Framework - Aventura Medical Office District". 6. Whether or not the proposed change would adversely affect traffic patterns or congestion. The proposed change will not adversely affect traffic patterns or congestion. The proposed B2 zoning category allows general office, medical office and general retail and commercial uses. Due to this wide range of uses permitted in the B2 zone, the effect on traffic patterns and congestion will depend upon the actual use of the property. If developed for general office use, the number of vehicle trips per day would be less than those for medical offices. If developed as medical offices, the daily trips would be the same as the existing zoning. If developed as general commercial, the daily trips will increase. However, in the event that each property was developed to its greatest intensity as general commercial, the increase in daily trips is not expected to adversely affect traffic patterns or congestion. The intersection of Biscayne Boulevard 5 and NE 213 Street is now operating at Level of Service (LOS) C in the a.m. peak period and at LOS E in the p.m. peak period. The Miami-Dade County signal timing changes that have been approved and are expected to begin within thirty to forty-five days at this intersection will improve the LOS as follows: Existing LOS AM Peak Period C PM Peak Period E With Signal Timing Change AM Peak Period B PM Peak Period C For Commission's information, there are six levels of service, with A being free flow and F being the breakdown flow with severe congestion. Level of Service B that will be achieved with the signal timing represents stable traffic flow and Level of Service C is the minimal non-congested level of flow. The City is also reserving approximately one-half of its property at this intersection for future right of way to provide an east-west connection from Biscayne Boulevard at this intersection to East Dixie Highway, which will further improve the Level of Service. It is anticipated that this connection will be constructed as part of development approval. 7. Whether or not the proposed change would adversely impact population density such that the demand for water, sewers, streets, recreational areas and facilities and other public facilities and services would be adversely affected. The proposed change has no affect on population density. 8. Whether or not the proposed change would have an adverse environmental impact on the vicinity. The proposed change will not have an adverse environmental impact on the vicinity. 9. Whether or not the proposed change would adversely affect the health, safety and welfare of the neighborhood or the City as a whole. The proposed change will not adversely affect the health, safety, and welfare of the neighborhood or the City as a whole, but rather, will benefit the City by facilitating development of vacant land at our northern entrance on Biscayne Boulevard. 6 BROWARD COUNTY ..-.-.-.-. :... '. :. '. :. :. ,. ,. :. ,. ,. ,. ,. :. ,. ,. ,. ,. :. ,. ,. ,. IVES DAIRY RD. ,. ,. '. '. '. ,. :. '. :. '. :. :. '. :. : :. '. , ;. '. :. ~'~::,~: ,'. ", '. . Co--:':- ';. ',. '. :. :. : . '. :" :" ,:'" DADE COUNTY MIAMI GARDENS DR. s: WQlerwoys Shoppes 207 ST COUNTRY CLUB DR AVENTURA B\.-\JI) File I D Rescue Aventura Station LIbrary Aventura Mall 192 ST 191 ST 190 ST Loehmann's Fashion w isLand ~ (J) (\J 188 ST LEGEND EXHIBIT 1 02-REZ-07 -- [~ · ( U I ci > -.J ill 2: <:( LJJ o o 192 ST ci > -.J ill 2: <:( 1JJ o o A1 Atlantic , Ocean Roadways City Boundary ZIP Code Boundary Railroad ...........:.........I..:.:.....:.::..:.. . ".' -.", .....- -..-.,-......"." 2&12 2el 400 1'iO 2e1 3400 250 ,.' ,.""'" {",,"OO'02J" 1M 28 .HOO40 10 un J 20 28 J400. 10 2/1 2J400 180 NE 214TH TER NE 214TH TER 2&t2J<tOO10160 S:,f,.oo. ro iE 2el 00 '280 CO N w Z - -I 2812J4OO-<<)510 12J<KlO4056 2eI2J40040~ 1<<1040510 l _t- ,. J400~ 10 28\ 2J40040800 12J<<104Oe ,.' ''''"<0 20 ~ ~ '''..-. I ""--I , ~ r-fLi ~ Z I "'2J..oo4O I Z t 2111 J4oo4 ~ 2l!I1'.}.40040870 t7 251 J 90 lei 3400 0 2O'f''''"<OC '" ''''" 2812340010170 I NE 214TH ST --f'''''''"'''' i'!'-' ::'-'.r",,-ll'~'''-'~''';'-'I' ~ ---~-l , ~ N : I ! I I W 2O\j"oo,,~,o .J"""'""", l' z ..,-'~! r"'-'l '''-'' L____L- . J~ "IE 21 J TH ST ' L_ 2S12J40010lBO I I I I 2HOQ4' 60 ,,,,,,,,L'Ml II I i '.'FJ;;q,::. 80 2.""00""'''.' ~:j~~- 90 I I un 3400.' iO 261 40041 200 28] J400..1 . ~~~ ( ~~ ~ ~. -----. ==- I- I 2!112J400\OI9Q / / -~--7 / A / f !5' < ~---_. I / I / I / / 1S12l<07~ ) / / / f~,,~ / /~'~ / / '<"~~~~,~ Affected Properties in Dark Outline ~" 2"'2)40010220 1. S? 0' ~ J.:: G" !::} Q] I ~ 524211 I KEY MAP NOT TO SCALE J EXHIBIT 2 02-REZ-07 Conceptual Urban Development Framework A ventura Medical Office District Submitted to: Economic Development Advisory Board City of Aventura Submitted by: Wallace Roberts & Todd, llC April 21, 2003 EXHIBIT 3 02-REZ-07 CONCEPTUAL URBAN DEVELOPMENT FRAMEWORK AVENTURA MEDICAL OFFICE DISTRICT At the March 27, 2003 meeting of the Aventura Economic Development Advisory Board representatives of the City's consultant, Wallace Roberts & Todd, LLC, reviewed a number of issues pertaining to the redevelopment of presently underutilized properties adjacent to Aventura Hospital, comprising what has been identified as the Medical Office District. At the conclusion of this meeting WRT was asked to consider various development scenarios and offer recommendations pertaining to land use mix, minimum lot sizes and other factors related to the character of development. Of specific concern was the present minimum lot size in the Medical Office zoning district of 1.5 acres, which was considered by some members to be overly restrictive on small office development, while not inducing optimally efficient larger medical office buildings. The recommendations contained herein are considered conceptual and preliminary to more detailed investigations and are not based on analyses of market conditions, development feasibility, traffic engineering or parking demand. Accompanying the recommendations are the following graphic depictions: Figure 1 - Conceptual Urban Development Framework depicts the proposed overall structure of the district, including land use sub-districts, gateways, and corridors. Figure 2 - Street Network depicts existing streets to remain, those which may be created in the future, and those existing streets which may be abandoned to accommodate property assemblies. Figure 3 - lIIustrative Plan depicts conceptually the scale of development consistent with recommended land use and zoning designations, future street alignments and landscape and streetscape enhancements. Land Use and Zoning Designations Overview The area to the north and south of Aventura Hospital has recently accommodated several medical office developments of varying sizes and intensities. A key issue is what is a reasonable mix of land uses based on the likely marketability of office and other uses, and the overall functionality of the district. If redevelopment for office use were to take place throughout the MO district at the maximum permitted intensity at ten stories, nearly 2 million square feet of office space could be accommodated. Although the study effort did not include market analyses, anecdotal evidence would suggest that this is well beyond what the office market could reasonably absorb even far into the future. Consequently, other compatible uses must be encouraged if the area is to redevelop in an appropriate and compatible fashion. Factors that influenced the following recommended land use and zoning designations included existing property sizes, proximity to the hospital, access and visibility, Biscayne Boulevard frontage and compatibility with adjacent uses outside the Medical Office District. Medical Office - Large Site The area bounded. by Biscayne Boulevard, NE 213 Street, NE 28 Avenue and the northern property line of Aventura Hospital is believed to be ideally suited to large scale, predominantly medical office use due to its direct adjacency to the hospital, large property sizes and direct access and visibility along Biscayne Boulevard. In this area, totaling approximately 8 acres, consideration should be given to increasing minimum lot size to 3.0 acres. This would permit two substantial office developments totaling approximately 400,000 square feet, plus multistory parking garages. Medical office should be the predominant use, with multifamily residential and a limited array of ancillary commercial uses related directly to the district permitted as conditional uses. To provide for necessary vehicular access and connectivity within the district, several new streets may be appropriate to accompany this redevelopment. These include an extension of NE 212 and 213 Streets to provide east-west access and district entrances from Biscayne Boulevard, and an extension of NE 29 Avenue to provide north-south access and connectivity to the hospital. Medical Office - Small Site That portion of the medical office district located immediately to the south of Aventura Hospital, south of NE 209 Street, is comprised primarily of small single family parcels and unrelated commercial uses. The present 1.5 acre minimum lot size poses a challenge for the assembly of suitable sites, and also precludes smaller medical/dental office development appropriate to accommodate individual group practices occupying their own buildings. As such, this minimum lot size could be inhibiting appropriate and compatible small-scale redevelopment. Consequently, it is recommended that the present MO district in this area be modified to reduce minimum lot size to either 0.5 acre, or 20,000 square feet. This will permit a .village-like. array of smaller office structures. The combined capacity for small office development, based on a floor area ratio for one-story buildings of 0.40, would total approximately 140,000 square feet. However, due to the present requirement to retain 33% of site area as landscaped open space, this capacity can only be achieved with parking placed in multi-level garages, which may not be economically feasible. If all development were to occur as single story structures with surface parking lots, less than 100,000 square feet could be accommodated. This amount, plus the quantity of larger scale medical office development which could occur to the north, would indicate a 2 total additional capacity for medical office development In these two districts of roughly 450,000 - 500,000 square feet. Residential Multi-Family - High Density The area between NE 214 Terrace and NE 213 Street comprises a pattern of fragmented small lot single family development similar to that existing to the south of Aventura Hospital. However, the total land area is significantly greater, fewer homes remain and the street pattern remains largely incomplete. While medical office is considered an appropriate use, it is highly unlikely that this large area could be consolidated for medical office use in the foreseeable future. This area may be more likely to redevelop for multi-family housing, which can help the City meet its need for a more affordable housing stock, strengthen the tax base and provide an opportunity for many of the employees within the medical district to reside within walking distance of work. Either RMF 38 (35 dwellings per acre) or RMF 3A (45 dwellings per acre) could be considered appropriate zoning designations, which may better reflect present-day marketability than the present medical office designation. Such RMF designations could accommodate between 488 and 628 dwelling units depending on which RMF designation were applied. Although it is recommended that this area build out as a predominantly high-density residential enclave, medical office and limited commercial use should be considered as conditional uses. Residential Multi-Family - Moderate Density That portion of the Medical Office District lying north of NE 214 Street consists of a narrow band of formerly single family development of only one lot deep. Because of the shallow lot depths and the immediate proximity of a single family neighborhood beyond the City limit, high density or large scale residential or office uses are not appropriate. Consequently, this area is recommended for townhouse or similar moderate density multi-family residential use. While the RMF3 zoning district, which provides fO'r 25 dwellings per acre and up to 4 stories, may be an appropriate designation, to maintain compatibility with the neighborhood to the north, a reduction in density and maximum height should be considered. Total residential development capacity is estimated to range from 26 dwellings, if developed as townhomes, to up to 73 dwellings if developed as mid-rise apartments Commercial Out Parcels At two locations, at the northern and southern edges of the Medical Office District, there exist several triangular-shaped parcels with frontage and access along Biscayne Boulevard. While such parcels could conceivably be assembled with adjacent properties for office or residential development, it is more likely that these properties would be developed as freestanding commercial outparcels. Such commercial uses should be limited to those that would not detract from the character and image of the Medical Office District, as permitted in the B2 zoning district. 3 Development Intensity Standards The intensity, compactness and efficiency of development which can be achieved in the MO District is a function of the development standards that govern floor area ratio (ratio of building area to site area), maximum lot coverage (percent of site covered by buildings), minimum landscaped open space (percent of site in green space), minimum setbacks (distance of buildi ngs from property lines) and parking ratios (ratio of parking spaces to office space). In several cases noted below, present development standards may not be conducive to an efficient, compact and M urban M character suited to a medical office district. As a reference, present development standards for the MO District are compared with those in place for the region's largest medical complex surrounding Jackson Memorial Hospital/University of Miami Medical Center. Floor Area Ratio (FAR) Present FARs are variable with a base of 0.40 and an additional 0.11 for each additional floor. Thus, a 10 story building would be permitted a total area of FAR 1.39, or 139% of the gross lot area. This compares with a FAR of 1.72 permitted surrounding Jackson Hospital. Maximum Lot Coverage Present maximum lot coverage ranges from 40% to 45% of gross lot area, depending on the proportion of parking provided in parking garages. This coincides with the maximum 40% coverage applicable to the medical district at Jackson Hospital. Minimum Landscaped Open Space The total percentage of site area required to be maintained as landscaped open space ranges from 33% to 39% depending on proportion of parking provided in parking garages. This requirement may be considered excessive for an intensely developed urban district, and may act as an impediment to efficient, compact development. As noted above, the open space requirement may preclude development up to the maximum floor area ratio without resorting to parking structures, which may be infeasible or uneconomic for smaller office developments. The comparative open space requirement applicable to the medical district at Jackson Hospital is 15% of gross lot area, less than half of that required by Aventura's MO District. Consideration should be given to reducing this requirement. Setbacks Present front, side and rear yard setbacks applicable in the MO District are 50 feet, 20 feet and 25 feet, respectively. As with the minimum open space requirements, these may be considered 4 excessive for the development of a compact urban district. They compare with setbacks of 10 feet for front, side and rear yards in the medical district at Jackson Hospital. Consideration should be given to reducing these requirements. Parking Ratios The present parking ratio applicable to medical and dental offices is one space per 300 square feet of office - a well-established standard and the same that applies in the medical district at Jackson Hospital. However, · large office buildings., or those 150,000 square feet and over, are required to provide additional parking according to a formula. As applied to a 150,000 square foot office building, this would have the effect of increasing required parking from 500 spaces (based on 1 space per 300 square feet) to 644 spaces, an approximate 29% increase. Considering the possibility that the development of affordable housing within walking distance could reduce parking demand for those district employees residing nearby, present parking requirements may exceed what may actually be needed, thus unnecessarily increasing development costs. Therefore, it is suggested that the present parking requirement be reviewed. local Street and Streetscape Pattern Figure 2 depicts potential adjustments to the local street pattern, as described below. Potential Street Closures In order to support the consolidation of sites for larger scale development, the City should be prepared to assist in property assembly by abandoning certain existing streets or rights-of-way. These include NE 214 Street and NE 208 Terrace. Neither street provides essential internal connectivity, or access to Biscayne Boulevard. Potential New Streets Potential new streets, depicted in dashed lines on Figure 2, include the following: NE 30 Avenue I NE 213 Street extension across Biscayne Boulevard. This linkage could become a major entrance to the district and to the neighborhood to the north. NE 213 Street extended east from where it presently ends at NE 28 Avenue, to define an edge between the predominant office use to the south and the predominant residential use to the north. 5 NE 212 Street, extending from NE 28 Street to Biscayne Boulevard and defining the edge of the Aventura Hospital compound. NE 29 Avenue to connect the north edge of Aventura Hospital to the office and residential development to the north. District Character Enhancements The Aventura Medical Office District has the potential to redevelop over time as a lively mixed use district comprising a concentration of small and large scale medical offices, close-in walkable and affordable housing and supporting commercial uses. The mbdifications to zoning codes and adjustments to the local street pattern, described above, are necessary but not sufficient to guide redevelopment to produce a character and unique identity consistent with the high standards of community aesthetics maintained elsewhere in the City of Aventura. In order to improve upon the quality and character of development it is recommended that the City consider two additional initiatives, as follows. Streetscape Enhancements As shown conceptually in the Illustrative Plan, a network of streetscape enhancements could greatly improve the aesthetics and the pedestrian environment and connectivity within the district. Components should include street trees and sidewalk along all local streets, enhancement of NE 28 Avenue as a well- landscaped pedestrian-vehicular spine and the creation of a continuously landscaped edge along Biscayne Boulevard. In addition, the district may benefit from the creation of a "themed" wayfinding signage system and identity features such as entrance gateways and roundabouts. Design Guidelines Whether the Medical Office District is developed so as to -read- as a defined district, rather than a fragmented collection of individual office, residential and commercial structures, depends on the degree of harmony and consistency in the design of individual elements. In order to achieve a consistency in scale, building orientation, colors, materials and architectural features, a set of basic design guidelines is recommended to be developed and applied through an overlay district, or similar means. 6 ..r...."...,... ~~.....~ i . Resid~tiall ,;' Multi-Fa'mily District - , Moderate Density :' ~. j !, 1.1.I Z Residential I . MUlti-Fanil,1y District - High Density Commercial Outparcel I'VE: :? 13 .,~ tflSt reel Medical Office I Mixed-Use Development (3 ac min site) NE 28th Avenue Streetscape Enhancement .". 0, "~ ,,"'_' __,'", 2:'/ '" " '~Omm~~~~e' '\= '~: l, .~ ~ "1/',1 ~ - f-~?'3 ~ ~ ~= - _ . , ", ! : !' I i ...... _-'-_ ..oi.._.-.i.........:~..l._"---~, ~_-'--' ~i "'" ~-.~~i~,~~r, '~-<~~____'i' -~-- "f'\;.~~.." L_~j '--.'--- - ['-i; : \ , .i',~U:h~_ l':'~ kt, "~lx~-OSe'D~vetopme~' ,~<~,~" (0.58crffin.lte) ',-'-' \";._V,,,,,l' . - ',~ - ~b -< . _ ' c .,.,~.;;,,_.-7i,.,,".~"~{, HospitaltJtsttU:ff . "0 .:<,' I" Bounda{y:-.:'; '.' ~""?:.!~ :,..;.~. Aventura Medical Office District C;ty oj Aventura. Florida F,iJl~r!L,~~~(;elltu.a1 Ur~an DeY~I~~lIIenI FramewDrk . 1.__ NE 213th Street Hospital District Boundary Medical GlilmpUS ..' .---:~.tioundarY c-.~ Legend ~~'~"~~;i;iin~~Str~_.... . '~~~;:PQiential New.;Str~ets:& , Street Expansion, ~"~--=:=W' 'Potential Street Closure. 'i; ! 'CD f '0;> ')( q ,~ U! Aventura Medical Office District City oi AvenlurJ. Florida Fi.!J~~_2-.:S!,::et Network Consideration . -e --. ,. ~ ---:-...;'".-,-~ , .. .., ,-- ';.". __ i".'--."'\ .. J 4- >- ,<II ~ .C- O! I ai X 6 NE Z10th Street <5 -g <5 o o UJ LL ~'!';, .NE;. ifwt~ SCfeel,s~ ,.:~t~~~~~~/e~ " I i I f Aventura Medical Office District Clly 01 Avenlulo FlorluJ Figure. 3 . lIlustrative Plan .-. I .l i::I ! . .........1' ., ~ Dtetrict - I ~,...... , .... ~oe.trl~. 2 ""'/,,F, ~I OuIParcel3 'N~ ' 2731. _. ... 'I181reer Medical OffIce' Mlxed-U.. Development 4 9 ac mln site) r NE 28th Avenue StrMtaC8P8 Enhancement , . .~"l ",., ~-":'..,"'" ~"::';:t~ - '. -''''''' j o ~ ",/4 ,. '- : '.'~." - ~~'~ ":. ~.+ ',.'^: "It. .. -~ HotpItal.... BouftdeW ' ... ~~. !iIIl "'. '" ~.. ~. " :""'t; ,.. ,.-<).. 9to,,", VIiftlr ' I " ~ Ma~'''' .,~ "" .~~ <,>o1i<t. -","""""<*',, .,,~,,--._-. .1 ~I\: \!l :.....,.........-..,-. "".," .. I Aventura Medical Office District City 01 AvenllJra, Florida Figure 1 . Coaeept..' UrIl8n tleveleplllent Framework 'I- III EXHIBIT 4 02-REZ-07 J \ \ (r1t-j \ ,- ~----- ,..-- U'MOO10l1O / \ \ 1 .- - ;' ) ~ , l _.~ > - ..,.. - OliO l~OOtl -. ...... . ~ ..,.. 00'0 0_ 0'''' ,- ~ - OMO - ~ .... ~ ..,. J - .., ~ -. . 4) ... .... "00 om> ..70 ' tMOIII()(11O -- -. .... ..... ..... J \- '\ ,-m.o / - - t::~ .. NE 2~:S.t~t r'~"7 = ' -:-"~ .... . <ll- ~ .."0 · ~ ~=. ~- ~ ~UjJ...\ \J~~=-J N_ ~ - .... ~ ~i~ - -- -. =~ -~ ..". ~ 007'0 ao.o ~ ~ ltM012OO10 r--- I \ \ \ h tJj d u h ~ ;:1 EXHIBIT 5 02-REZ-07 - OJ (~=-: \[ - ~ \TIIC ffiIC H.E.20' .- 100 TREPROMENADESHOPP - \ \ I \ 1J I I - ,- \ \ \ J \ - ,-'" l .- \ -- ..... ,_ClOt! -, - "'.. 1010 ~ .- .... ,- ~ - -- - ~ .... ~ ..,. J -- OM> $(} I n" Q) ... .... .... .... -- .". _0 one> .... .... ""\ .-- - -- -- ..,70 ..,... - . .. = .. .- _ <ll -.... ~ . . :~ ~Ujj .. \ \~~c:J _ _N ~~ - i~v.1O - - = - _ ono = - 0070 0010 - . - - - ~ d \J t--.. ~ ~ - - - me 11MOt2OOtO I -- \LI \C - ;\ ffiIC rnn= N.E.20 - THE PROMENADE SliO?? -- EXHIBIT 6 02-REZ-07 ORDINANCE NO. 2007- AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF AVENTURA BY AMENDING THE ZONING DESIGNATION FOR FOUR PARCELS OF LAND LOCATED ON THE WEST SIDE OF BISCA YNE BOULEVARD BETWEEN NE 213 STREET AND THE NORTH CITY LIMIT FROM MO, MEDICAL OFFICE DISTRICT TO B2, COMMUNITY BUSINESS DISTRICT; PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE; PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the City of Aventura has initiated, through Application No. 02-REl-07, an application to amend the Official loning Map of the City for four parcels of land on the west side of Biscayne Boulevard between NE 213 Street and the north City limit from MO, Medical Office District to B2, Community Business District; and WHEREAS, the City Commission has held the required public hearings, duly noticed in accordance with law; and WHEREAS, the City Commission has been designated as the local planning agency for the City pursuant to Section 163.3174, Florida Statutes; and WHEREAS, the City Commission has reviewed the action set forth in this Ordinance and has determined that such action is consistent with the Comprehensive Plan and intended use of the land. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF A VENTURA, FLORIDA, THAT: Section 1. That the Official loning Map of the City of Aventura is hereby amended by amending the zoning designation for four parcels of land located on the west side of Biscayne Boulevard between NE 213 Street and the north City limit, Folio Numbers 28-1234-001-0150,28-1234-001-0160, 28-1234-004-0340, 28-1234-004-0350, 28-1234-001-0170 and 28-1234-001-01801 from MO, Medical Office District to B2, Community Business District (see Exhibit "A" for property location). 1 Land with Folio Numbers 28-1234-001-0160,28-1234-004-0340 and 28-1234-004-0350 is subject to a recorded Unity of Title and is considered one parcel. Ordinance No. 2007- Page 2 Section 2. Severability. The provisions of this Ordinance are declared to be severable and if any section, sentence, clause or phrase of this Ordinance shall for any reason be held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining sections, sentences, clauses, and phrases of this Ordinance but they shall remain in effect, it being the legislative intent that this Ordinance shall stand notwithstanding the invalidity of any part. Section 3. Inclusion in the Code. It is the intention of the City Commission, and it is hereby ordained that the provisions of this Ordinance shall become and be made a part of the Code of the City of Aventura and that the Official loning Map of the City may be revised so as to accomplish such intentions. Section 4. Effective Date. This Ordinance shall be effective immediately upon adoption on second reading. The foregoing Ordinance was offered by Commissioner , who moved its adoption on first reading. This motion was seconded by Commissioner and upon being put to a vote, the vote was as follows: Commissioner lev Auerbach Commissioner Bob Diamond Commissioner T eri Holzberg Commissioner Billy Joel Commissioner Luz Urbaez Weinberg Vice Mayor Michael Stern Mayor Susan Gottlieb The foregoing Ordinance was offered by Commissioner , who moved its adoption on second reading. This motion was seconded by Commissioner and upon being put to a vote, the vote was as follows: Commissioner lev Auerbach Commissioner Bob Diamond Commissioner Teri Holzberg Commissioner Billy Joel Commissioner Luz Urbaez Weinberg Vice Mayor Michael Stern Mayor Susan Gottlieb PASSED on first reading this 1 ih day of June, 2007. Ordinance No. 2007- Page 3 PASSED AND ADOPTED on second reading this 10th day of July, 2007. SUSAN GOTTLIEB, MAYOR ATTEST: TERESA M. SOROKA, MMC CITY CLERK APPROVED AS TO LEGAL SUFFICIENCY: fvtJ111J ~ CITY ATTORNEY This Resolution was filed in the Office of the City Clerk this _ day of July, 2007. CITY CLERK Exhibit "A" to Ordinance No. 2007- , ,. ,:,~t' ~~,~:;~::,::,.....:, ,. ~:." " 18 34004 70 J 00 182JolOO ISO 0J W . Z 281UolOO101M N E 21 4 TH TER NE 214TH TER U/1 251 J'*00<40 10 281 ]40tH 7110 281 ~ 7~ ,- ..- " ,."-,, ["'- U 281 730 I f- : b 1+1- J Z ""_01 ,,, ,.""'.. """""'00" 281 J ~ 281)400 a 2&1 )4(1040 70 181iJ'&oo4( , . _--.-L---L- f- U I f- en 0J W Z 28\1J40010I70 I I 2e12)~510 '2JiOO~ I,~ ,.,"''''',,,,'''' J~IO. I +."':"""..,.';:' :~''''''''''I 8IZJ.oo40~ I NE 214 TH ST '0"'''''''''' II 0..... 11 I . lj '~2J<4004Ieo 1 f 012.J<oo.,., I '" '''''''/4.90 2tI1 J40IJ41 J.O . 2elZJ4()I:Mt220 28123400"'1)20 eI2J40041J~ 281.. "00" '0 t"",.oo". ,.'WOO,,"'O "50 ~ I i I rj~ . ~ , 1 ! J40<)(110 W 2&1 3400 27'0 28 2]~ go Z 111230'004154 I '" """'I"" I '.''''oo",,~., ,,"". "'" I ""''''''.,~. 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It) W 0 ~;.l Q) . ..... ..... ~ ca C . ..... c: ~ 0 ..... ca w (.) .- ..c: - .c reJ ::s c.. lOA WEDNESDAY, MAY 30, 2007 VENEZUELA FROM THE FRONT PAGE MiarniHer<lldcorn I THE MIAMI HERALD Chavez begins inquiry on TV news station .GLOBOVISION. FROM lA "E ., i: o u '" l: '" ., "' o Q. ~ Q. f! 5 - '0 Q. " ., '" '" ~ '" l: '" ,5: 5 ,jj """ ~ ~ ., > :;::; '" .~ ., ." S '" f! u '0 l: '" '" E ::l o >- -0 ., ... u :;; .5: ., '" '" Q. ." l: '" ., ... ." ., :; l: o ." ~ ., :t: 'E '" :i ., .J:. I- .5: ." f! '" ., Q. Q. '" ." '" ., :; - '" :; ., U l: ., ." .S; ., ., > 'u; ::l U l: o U "' '" ." ., ." 'S; o a .iI! g Qj ., .J:. U} W "' :E I- quilizer, thai you take it easy, because if not, I'm going to make you take it easy," he said before a group of elderly supporters dressed in Chavez's signature red. Lara also (iled a case against CNN for usiug a clip of protests in Mexico over the killing of a journalist to illustrate alleged violations of press freedoms in Venezu- ela, and juxtaposing images of an alleged a1 Qaeda leader and protests in China with images of Chavez. Globovision aired its foot- age during a retrosJw.ctive of RCTV's decades of news coverage, and director Alberto Federico Ravell called the government's charges "ridiculous:' CNN issued a statement acknowl- edging a mistake with the Mexico video footage and issuing an apology. Chavez's strong words and legal action come amid continuing street protests over his decision to not renew the broadcast license of the country's most popular channel, RCTV, that resulted in weekend clashes with police. The station stopped broadcasting at midnight Sunday, and the government kicked in with its own cul- tural and news programming slation TVes on Monday, interspersed with political messages. Chavez called the RCTV act a "sovereign, legitimate decision," but neighboring government leaders, media watchdog groups and human rights organizations have accused him o{ trying to quell dissent in the media. "The Venezuelan govern- ment's politically motivated decision not to renew a telev- ision broadcasting license is a serious setback {or freedom of expression in Venezuela," Human Rights Watch said in a statement u.s. REACTION The U.S. State Depart- ment Tuesday called on the Chavez government "to reverse policies that limit ireedom o{ expression." Student-led demonstra- tions against the RCTV clos- ing continued across more than seven cities in half-a- dozen states. In Caracas, a large group of students from various uni- versities marched to the ~ Knowing what time the bank closes. offices o{ the Organization of American States, where they handed over a letter demand- ing the right to peaceful dem- onstrations and criticizing the RCTV shutdown Later, groups of students clashed with police in nearby streets and a cross-town highway. Policc used tear-gas to disperse the crowds but there were no immediate reports oi injuries. Prosecu. tors reported that five stu- dents had been detained on public order charges arising from Monday's more serious clashes betwecn police and anti-Chavez protesters. CALL TO SUPPORTERS Chavez supporters also staged demonstrations back- ing the decision to close RCTV, and the president, alleging that Globovision and other media outlets were working to create chaos in the streets, called on backers during his broadcast address to prepare for the worst. ''I'm ready to die ior my -". Not caring what time the bank closes. ~iTfi1.iD -'l:Jr.-" S ,;;.1 r...;} ~_. ~(8~ ~~) ~\E7~] ~'iEJ2!33 "" '" em MOBILE Citi MQhiie puts Wl'1kil'1q il'1 the palm 01 ,/Oclr '<and. Go to. Citiba.'lK Ontirw and downioad Citi Mobi!e iH,(l you'll i;'njey ~;qnJv SE'Clve, 24/7 'cal-time i1ccess to your accounts wherever \'0.... go, ';ght on yOilr mob;;e pno'1e. The!"> iLlst suoil throuqh ~he Ii~t 01 options to pay b;;;s, c!1i'ck nalances, transfei" fund!>, a"c 'ocate i:HitflChes ~nd ATMs. COmp.iM (iii Mobile with Clhtlank On.fine. 19.000 lee- f,<,€, ATM!>. ,l0d 24/7 c".,tomer SUi:lport. ilnd you';i h3ve aCCe-5S to your Cit:Dar;l\ ilccourts. anytime, ai'lVI'>r-ere. ;;Iw,~ ,0'"' t>,,'l;!,,<~ p.~\, t~l~ ror ill,s: of ai, [it, Moniie wirel~ss p.rOI/'d?rS, ,HIO ':0 ';;-3ro ,.,ore cali 800.967.(1":1 or ...isit r,':i.comk':imobile I'Xilt~ Dlilf'(ru>$!. ...T\l~ -. CI t I . let's get it done STREET PROTEST: Students march Tuesday in Caracas against Venezuelan President Hugo Chavez's decision to shut down RCTV. a TV station critical of the government country. Are you ready?" he asked. "'They've decided to come for us with everything. We're waiting {or them. In the hills, in the neighbor- hoods. People: be alert." Some, however, pleaded ior calm. At the National Assembly, legislator Ismael Garda o{ the pro-Chavez Podemos party called for dia- logue. "We don't believe this is the moment to be calling people out {or confrontation on the streets," Garda said A self-proclaimed social- ist, Chavez has sought to implement widespread polit~ ical and economic reforms since he took power in 1999. He has instituted popular medical and educational pro~ grams as well pushed for- ward an ambitious and con- tentious agrarian reiorm. He's also nationalized parts of the utility, telecommuni~ cations and energy sectors. But he has encountered resistance {rom middle- and upper,c1ass Venezuelans, media owners, senior mili- tary oft1cials and state com- pany employees who accuse him of undermining democ- racy and imposing an author- itarian system. In 2002, a military coup ousted him for 48 hours. Pro- tests demanding Chavez return were not covered by RCTV and Globovisi6n, which instead decided to replay cooking shows and cartoons. The stations' actions earned Globovisi6n the nickname "Golpevisi6n," - go/pe is Spanish for coup - and the president's seem- ingly eternal ire. "You decide how far you want to take this," Chavez said on Tuesday to the "Gen- tlemen of Globovisi6n." ERE!, confidential and unbiased counseling on Medicare and other health Insurance related concerns @ CITY OF AVENTURA NOTICE OF HEARING OF LOCAL PLANNING AGENCY AND NOTICE OF APPLICATION FOR AMENDMENT TO OFFICIAL ZONING MAP Public Notice is hereby given that the City o! Aventura Local Planning Agency will meet in a public heanng on Tuesday, June 12, 2007 at 6:00 p.rn.to m~ke a recommendation regarding the adoption of the following Ordinance AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING THE OFFICIAL ZONING MAP OF TltE CITY OF AVENTURA BY AMENDING THE ZONING DESIGNATION FOR FOUR PARCELS OF LAND LOCATED ON THE WEST SIDE OF BISCAYNE BOULEVARD BETWEEN NE 213 STREET AND TltE NORTH CITY LIMIT FROM MO, MEDICAL OFFICE DISTRICT TO B2, COMMUNITY BUSINESS DISTRICT; PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE; PROVIDING FOR AN EFFECTIVE DATE, ~---f)- ~~-~ - , .~ . ~~~~d ~ i Immediately following the Local Planning Agency meeting, the C~ Commission of the City of Aventura, as the goyerning body, Will ~nsider at a public hearing adoption of the Ordmartce on first reading. The Public Hearings will be held at City of Aventura Government Center, City Commission Chamber, t9200 West Country Club Drive, Aventur&, Florida, 33180. The proposed Ordinance may be inspected by the public at the Office of the City Clerk, 19200 West Country Club Drive, Aventura, Florida Interested parties may appear at the Public Hearings and be heard with respect to the proposed Ordinance. In accordance witt1 the Americans with Disabilities Act of 1990, all persons who are disabled and who need special accommodations to participate in this proceeding because of that disability should contact the Office of the City Clerk, (305) 466-8901, not later than two business days prior to such proceedings If a person decides to appeal any decisioo made by the qity Commission with respect to any matter considered at a meeting or hearing, that person will need a record of the proc~ings and, for such purpose" may need t~ 8llstlre that a verbatim record of the proceedings IS made, which record includes the testimony and evidence upon which the appeal IS to be based. Teresa M. Soroka, MMC, City Clerk