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04-30-2002 Workshop ^~~d City Commission Workshop Meeting . "\."""""~ 19200 Wef>t C:ountrv Cluh Drive Aventura. FI, ~., April 30, 2002 9:00 A.M. AGENDA 1. HE 199th Street Crossing 2. Cultural Center Land Proposals 3. LDR Clean-up Amendments* 4. Proposed Community Center Programs/Community Services Program Ca/ender* 5. Miss Aventura Pageant Request* 6. Morris Lapidus Buildings* (Commissioner Rogers- Libert) 7. HE 188th Street Re-Zoning - Incentive Package 2* Adjournment * Back-up Information Exists Next Meeting: May 16, 2002 2003-2007 CIP Review 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 AVENTURA OFFICE OF THE CITY MANAGER MEMORANDUM DATE: City Commission ~ Eric M. Soroka, CitY(1anfer April 29, 2002 TO: FROM: SUBJECT: Proposed Cultural Arts Center Location - Town Center On April 26, 2002, I met with Douglas S. Hoy, Senior Vice President of The Related Group and Cliff Schulman, the attorney representing Related to discuss opportunities for the City to set aside an area for the proposed Cultural Arts Center (CAG). According to the Cultural Arts Center Feasibility Study, a 40,000 sq. ft. footprint or a two-acre site would be required to construct the facility. Our discussions were very constructive and resulted in a proposal to reserve an area for the future construction of the CAC. The proposal is as follows: 1. The Town Center would provide air rights to the City on the top of one of the parking garages to construct the CAC. An on-ground ticket booth and lobby could be constructed on the first level with elevator access to the CAC. The parking garages proposed are between three to six stories. The cost of the air rights would be discussed as part of future negotiations concerning other issues or possible credits (Le., impact fees, building permits, etc.). The purchase or lease of the area could also be considered. 2. The additional construction costs associated with designing and building the garage to accommodate the CAC would be negotiated as part of item 1. 3. The Town Center would agree to .allow the CAC to share non-residential parking areas. 4. Any additional parking for CAC above and beyond the provided parking by the Town Center would be borne by the CAC as part of the cost of construction. It would be my intent that the negotiations regarding costs, credits and other possible offsets could be finalized as part of the Phase I site plan approval process. It is anticipated that the earliest a parking garage could be available for construction is 2005. I feel this a very positive step by The Related Group and Prudential Insurance in cooperating and assisting the City in earmarking a future location of the CAC. Importantly, it resolves a major concern of the City Commission regarding a site for the CAC. As pointed out, details will have to be worked out as we move forward on this project. However, I recommend the City Commission accept the proposal in concept subject to final negotiations. If you have any questions, please feel free to contact me. EMS/aca CC01072-02 (') I '"'ti .......~ o ~ =:: ~ a ~ c: ~ :z::- ~ h1 ...... > n == ~ -f ...... Vl C/'l ! t -~ ~~ ~ -J ~ n o ~ ',-) s ~ ~ J--I · rl- '< n c ~n ~ c ~. ro ~ ~ OJ PJ '< en ~. ~. 0 r:)>F-h ~~, ;-..&. rl=' ~ M- C/J < '-< n ro c.n ro ~ r-r ~ r--r- C M- C P- ro i-i '--< ~ PJ () ''"l:l ..... o :::0 == ~ a ...... c:: I.....:, ::1:1I ~ t"r1 --I > n :=II ~ '-l ...... '" V:l r , " ~~~: 1l~ ~l~ u\ ,~ <5 J n o ~ ~ '~ )-I. rl- '<: n ~ --...... o.J r-r-(j ~ e 1-"'. ('D ~ 1""'1-.' 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No. 023071 Project: Aventura lOR's Pages: Re: Proposed Amendment to Definition of "Hotel" cc: File 1.lntroducUon The City of Aventura has requested WRT to review a proposed amendment to the definition of the term "hotel" currendy contained in the City's land Development Regulations, and to research and document the existence of comparable definitions or supporting regulations in codes from other communities and/or the hotel industry. It is our understanding that the City is contemplating proposals for the development of several new hotel uses in its business district that may include extended-stay units. The proposed text amendment seeks to clarify the existing definition to ensure consistency of these proposals with current zoning by requiring that occupancy of such hotel uses remain transient. This memorandum summarizes the results of our research related to this subject, and offers recommendations for addressing the issue. 11- Research Findings Our research indicates that extended-stay lodgings are currently one of the fastest growing segments in the hotel industry, with unit demand and supply both growing at higher rates than those for hotel rooms. Although not a new concept, the extended-stay product did not begin to gain wider market popularity until the early 1990\ and has only experienced its current boom for the past 5-6 years. Because of this, it is only recendy that communities have started to consider and address concerns over the impacts of these types of facilities. For that reason, while there exists a vast volume of literature on the state of the market for this industry segment, limited documentation was found related specifically to regulatory approaches. Three major sources of information were consulted for this assignment, which are described below (copies of all documents obtained are enclosed as an appendix to this memorandum). . American Planning AssoclaUon, Planning AdvIsorv Service (PASl. Among the information that PAS was able to provide is the November 199B issue of Ioning News, containing a study by Joseph J. Cimer and Richard W. Redniss. AICP, on "Zoning for Extended-Stay lodgings". Although this study generally takes a positive position with regard to these types of facilities based on their growing Wallace Roberts & Todd. LLC 191 Giralda Avenue, Penthouse Coral Gables, FL 33134 305,448,0788 www.wrtdesign.com fax 305.443.8431 . Memorandum Page 2 market demand and appeal, it does provide sufficient information in the description of current trends in design and operation that is useful in understanding how extended-stay lodgings are different from traditional guest hotels, and how land development regulations could address the distinctions and their implications. According to the Cimer/Redniss study, "[a] cooking area (cookware included) in each guest room differentiates an extended-stay facility from a hote!." In addition, "[m]aid service, reception, and front desk services are limited. Laundry facilities will likely be available within the building... Extended-stay facilities usually lack conference facilities, bars, restaurants, and retail/convenience stores. They tend to be purpose buil~ meaning that conversions from an apartment or other hotel typically will not work." The study goes on to indicate tha~ in many existing community codes, extended-stay facilities generally tend to fit better within the definition of a hotel than an apartment However, because the use falls somewhere between the two, many communities have taken the approach of developing specific definitions and standards. As examples, the article describes regulations developed in Windsor, (CT), NorcrOll (GA), and DeSoto (TX). However, the intent in these communities is to permit extended-stay uses while controlling their location, design, and operation. On the other hand, in Irving (CA), design requirements were added to the City's zoning ordinance, including the provision of minimum areas for lobby, conference, meeting, and restaurant space, that would tend to discourage apartment use. PAS also provided copy of a relevant extended-stay hotel study completed in 1999 by the Gwinnett County (GA) Department of Planning & Developmen~ stemming from a Board of Commissioners resolution to address concerns over the impacts of extended-stay hotels on the community. The study includes a review of several ordinances collected from nearby jurisdictions to determine how they had dealt with these types of facilities. The Gwinnett County study describes significant initial difficulties in reaching consensus on the definition of an "extended-stay hotel". For purposes of the survey conducted by Planning staff, input from hotel market expert Mark Skinner, of the Highland Group was applied to identify extended-stay facilities as any hotel where over twenty-five percent (25%) of the rooms have kitchenettes. However, it must be noted that other communities have used different percentages, including the cities of Alpharetta and Marietta (both in Georgia), with fifty percent (50%), and Cobb County (GA), which applies a threshold of thirty-five percent (35'10). The ordinances from Alpharetta and Marietta also establish design criteria with regard to the maximum number occupants per room, relative to the minimum room size and the maximum percent of total individual guests that can occupy rooms in the same facility for extended periods (defined as over 180 continuous days). More importantly, both ordinances clearly prohibit the conversion or use of extended-stay units as apartments or condominiums. On the other hand, the City of Suwanee (GA), also cited in the Gwinnett County study, does not make a distinction between traditional hotels and extended-stay lodgings. Instead, all hotels are required to meet the same provisions, but are only permitted in certain zoning districts. This is also the approach adopted by Gwinnett County, based on the recommendations from County staff. . Online UntemeD Search. ~-ll'krI...."",,,,,tl'<:'tti,,.nlt-.2ri\Int'.al~\TMIMI'lln/I""""'~II'\lIl':~.~',w, . Memorandum Page 3 We conducted an extensive online search, but this yielded disappointin~y litde by way of useful information. However, copies are enclosed in the appendix of some relevant documents. These include the definition from the Clark County (Nevada) Zoning Ordinance for the term "hotel". Clark County defines a hotel as "any building or group of buildings... designed or intended... for the purpose of offering to the general public lodging on a day-to-day basis". This is an important distinction because extended-stay hotels typically to rent out units on a weekly or monthly basis, and advertise accordin~y. The Clark County ordinance also precludes the presence of cooking facilities in any individual room or suite. . PersDnal CDmmunlcaUDn - Mark Skinner, The Highland GrDUP'. The Highland Group is an Manta-based hospitality consulting and research firm with nationally recognized expertise in the area of extended-stay lodging. Hr. Skinner is the firm's key expert on extended-stay issues, and has provided assistance to various communities attempting to cope with the impacts of extended-stay facilities. In our conversation, Hr. Skinner confirmed that no self-regulation exists within the hotel industry concerning length of stay or occupancy rates for extended-stay lodgings. Instead, most communities deal with these issues through regulatory restrictions, by controlling the location of these facilities through zoning, and their impacts through design and development standards. Other communities, such as Islip (Long Island, NY). have taken a more restrictive approach, banning these types of lodging from the community. Hr. Skinner stressed that the presence of kitchenettes in at least a percentage of individual rooms is usually the best way to distinguish extended-stay facilities from traditional guest hotels, and recommended twenty-five percent (25%) as a good threshold. 11I- Conclusions and Recommendations One key conclusion drawn from our research effort is that no standard exists, at the national or local level, to invalidate the City of Aventura's proposed approach of refining the definition of "hotel" without distinction between traditional guest hotels and "extended-stay" facilities. Our research suggests that this approach is in line with those adopted by other communities. However, we found no evidence to support the decision to limit the number of individual rooms that can be occupied for extended stays to a maximum of three percent (3%). If the present approach is preferred by the City, WRT would advise adopting the same standard as Hiami-Dade County, which establishes the precedent of a five percent (W,) threshold for individual hotel units for extended stays, and adding a provision stating that "no hotel facility shall be converted to or used as apartments or condominiums". However, given the practical difficulties likely to be involved in enforcing the proposed restrictions, we recommend instead that the hotel definition be clarified in the following manner, and that a separate definition be incorporated for extended-stay hotels (as shown below) so that these uses may then be specifically prohibited in all areas where they are inappropriate/incompatible. 1 The Highland G..,p: 1111 Rosed.le D,ive, Idanto, GA IOl06, Tel.: 404. Ill- 4611 C:\DocLn'Mntsand S8t1inas'C8TilJ..ocaI SeltinasITenIlOrifYInWnetFies\OlK5\avenlIn-memo2.doc . Memorandum Page 4 "Hotel shall mean a commercial establishment which prorides temooral)' oremitht sleeping accommodations for the pneral public No more than $% of indiridual hotel unia shall be occuoied for more than PO continuous daYS. Principal access to all rental fOOfT/J shall !Je through an inside lobbr or oUice supemsed br a person in charge at all hours. Other l)'picalhotel semces mUil be ororideti indudinr dallr linen and maid serrice. and receiot and disDursement of keys and mail Dr the attendant at the desk in the 106!Jr. for the occuoana of the hotel No hotel facilitr shall be conrerted to or used as aoartments or condominiums. " "Extended-slar hotel Shall mean anr hotel or motel wliere H% or more of the total indiridual unia indude cookin, facilities and wliere more than $% of indiridualhotel unia are occuoied for PO continuous dars or more. " C~lnllI'IIsll'ldSettinllS\r:aTi\Ll'ltal.Settinas\TfllnlOI'a"Ylnl8mel.FIIIls\OLK5\aventura.rrer2_doc CITY OF AVENTURA COMMUNITY DEVELOPMENT DEPARTMENT ,fAJ:MORANDUM BY: March 19, 2002 r '''<>pm'''' o;~ TO: FROM: DATE: SUBJECT: Clean-up amendments to the City's Land Development Regulations. (02-LDR-02) April 2, 2002 Local Planning Agency Agenda Item 4!J April 2, 2002 City Commission Meeting Agenda Item <6 f3 May 7, 2002 City Commission Meeting Agenda Item RECOMMENDATION It is recommended that the City Commission approve the clean-up amendments to the City's Land Development Regulations. "t:HE REQUEST City staff is requesting miscellaneous clean-up amendments to the City's Land Development Regulations. ANALYSIS Standards for reviewing proposed amendments to the text of the LOR: 1. . The proposed amendment is legally required. The proposed amendments improve the administration or execution of the development process in that it clarifies language and definitions. 2. The proposed amendment is consistent with the goals and objectives of the Comprehensive Plan. The proposed amendments are consistent with the goals and objectives of the Comprehensive Plan. 3. The proposed amendment is consistent with the authority and purpose of the LOR. The proposed amendments are consistent with the authority and purpose of the Land Development Regulations. 4. The proposed amendment furthers the orderly development of the City. The proposed amendments further the orderly development of the City. 5. The proposed amendment improves the administration or execution of the development process. The proposed amendments improve the administration or execution of the development process in that it clarifies language and definitions. Description/Background of Proposed Amendments1: 1. Sec. 31-21. Definitions. (see Exhibit #1) Hotel shall mean a commercial establishment which provides temoorarv overnight sleeping accommodations for the ceneral public. No more than three (3) percent of the individual hotel units shall be occupied for duration of continuous stav not to exceed three (3) months. Principal access to all rental rooms shall be through an inside lobby or office supervised by a person in charge at all hours. Other tvpical hotel services must be provided includino dailv linen and maid service. and receipt and disbursement of kevs and mail bv the attendant at the desk in the lobbv. for the occupants of the hotel. The proposed amendment is required to provide clarification of definitions within the City's Land Development Regulations. 1 Undertined provisions constitute proposed additions to existing text; stFiGkeR lllrellllll provisions indicate proposed deletions from existing lext. ., 2. Sec. 31-145. Town Center Zoning Districts. (see Exhibit #2) (b) Town Center District (TC1). The following regulations shall apply to all TC1 Districts: ... (3) Conditional Uses Permitted: The following uses may be established if first approved as a conditional use: a. Those uses permitted in the RMF3 District. b. Those uses permitted in the 61 District. c. Sale of alcoholic beverages for on-premises consumption except with meals. d. Uses that exceed the height limitations. e. Floor areas that are less than the minimum floor areas reauired. 61. Aboveground storage tanks... The proposed amendment will enhance the live, work and play concept which is important to mixed-use development by creating greater flexibility and marketability of different unit types and mixes in the town center district. Illlaff reportslO2-LOR-02 amend LOR mise rev vrs2 040202 '-\ LAND DEVELOPMENT REGULATIONS ~ 31-21 Home occupation shall mean a business or occupation conducted for limited business activities in a residential district. Hospital shall mean a medical facility which provides for both inpatient and' outpatient treatment and has overnight accommodations, wherein professional services concerning personal health of humans are administered by medical doctors, chiropractors, osteopaths, optometrists, dentists or any other such profession, which may lawfully be practiced in the State of Florida. Hotel shall mean a commercial establishment which provides overnight sleeping accommo- ,. dations for the public. Principal access to all rental rooms shall be through an inside lobby or office supervised by a person in charge at all hours. Land shall mean the earth, at or below the surface, that lies above mean high water for water bodies. Land use shall mean: (1) The development that has occurred on land; or (2) The development that is proposed on land; or (3) A use that is permitted or permissible on the land under the Plan, or element or portion thereof, or LDRs. Light industrial use shall mean an industrial use for the manufacture, fabricating, processing, converting, warehousing, distribution, wholesaling, altering and assembling of products, repairing, packaging or treatment of goods, the nature of which is that it will not cause or result in; dissemination of dust, smoke, noxious gas, fumes, odor, noise, vibration, or excessive light beyond the boundaries of the lot on which the use is conducted; menace by reason of fire, explosion, or other physical hazards; harmful discharge of waste materials including hazardous materials; or unusual traffic hazards or congestion due to type or amount of vehicles required by or attracted to the use. Local planning agency (LPA) in accordance with Ordinance 96-27 of the City of Aventura, the City Commission has been designated as the Local Planning Agency for the City pursuant to F.S. ~ 163.3174. Lot shall mean a designated parcel, tract, or area of land established by plat, subdivision, or as otherwise permitted by law, to be separately owned, used, developed, or built upon. A lot has an assigned number, letter or other name through which it may be identified. Lot of record shall mean either a lot or contiguous lots which exist, under single ownership at the time of adoption of this chapter, and which are part of a subdivision, the plat of which has been recorded in the Public Records of Miami-Dade County; or any parcel ofland not part of a subdivision, that has been officially recorded by deed in the Public Records of Miami-Dade County; provided that the deed for the lot or parcel was recorded prior to the effective date of zoning in the area where the lot is located. Supp. No.4 cD31:17 EXHIBIT #1 LAND DEVELOPMENT REGULATIONS 'mitations of uses and structures. All activities of permitted uses, inc ing sale, dis y, preparation and storage, shall be conducted entirely with. a completely enclos building. Storage shall not be made above the height of walls. Overhead doors or 0 er openings larger than eight feet in width shall no e located on the front or immediate treet and/or side elevations of buildings. If 0 ented toward contiguous residentially zo land said opening shall be sere ed in accordance with the requirements contal d in the LDR. (6) Aboveground storage tan . Aboveground stor e tanks (AST) are permitted as an accessory use only for the pu ose of storing el for emergency generators. Such ASTs must conform to the following r uireme a. Be of 550 gallons capacity or b. Be installed and operated der valid permit from the Miami-Dade County Department of Environ ntal Reso s Management. c. Be located within a aIled service court a or be fully screened by a masonry or concrete wall w.' a self-closing and lockin etal door or gate. Such wall shall be landscaped' accordance with the City's Lan ape Code. ASTs located within a service c area must be located atop a curbed real and shall be protected from tu 109 and backing trucks with bollards. d. Be 10 ted in a manner consistent with the site develop men zo g district. Inst ation of any AST shall require a building permit from the City. lication for b ding permit shall be accompanied by a site plan indicating the location the AST elative to property lines, the primary structure served by the AST, an other structures within 300 feet. A landscape plan prepared by a Florida licensed arch ct or landscape architect and other supporting documentation shall be provided 1 required by the City. (Ord. No. 99-09, ~ l(Exh. A, ~ 704), 7-13-99; Ord. No. 2000-08, ~ 1, 4-4-00) Sec. 31-145. Town Center Zoning Districts. (a) Purpose. The purpose and intent of these districts is to provide suitable sites for the development of structures combining residential and commercial uses in a well planned and compatible manner. The uses within these districts shall be consistent with, but may be more restrictive than, the corresponding Town Center Land Use category permitted uses. Residen- tial densities shall not exceed 25 units per gross acre and nonresidential densities shall not exceed a floor area ratio of 2.0. (b) Town Center District (TC1). The following regulations shall apply to all TC1 Districts: (1) 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 one or more 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 Supp. No.5 cD31:86,l EXHIBIT #2 ~ 31-145 AVENTURA CODE with the intent of the RMF3, Multi-Family 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. All uses permitted in the CF District. (2) 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. All uses permitted as accessory uses in the cF, Community Facilities District. c. Outdoor dining as an accessory use to a permitted restaurant or retail use. (3) Conditional uses permitted. The following uses may be established if first approved as a conditional use: a. Those uses permitted in the RMF3 District. b. Those uses permitted in the B1 District. c. Sale of alcoholic beverages for on-premises consumption except with meals. d. Uses that exceed the height limitations. e. 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 Tc 1 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. LAND DEVELOPMENT REGULATIONS ~ 31-145 (4) 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. (5) Site development standards. a. Minimum lot size: 16,000 square feet. b. Minimum lot width: 100 feet. c. Maximum lot coverage: 45 percent of total lot area. d. Maximum floor density: 1. Residential component: 25 dwelling units per gross acre. 2. Non-residential component: 2.0 floor area ratio. e. Maximum height: Four stories or 50 feet. LAND DEVELOPMENT REGULATIONS ~ 31-145 f. Setbacks: 1. Front: 25 feet. 2. Side: There is no side 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 side yard setback of 20 feet in depth is required. 3. 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. 4. 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. g. Minimum floor areas: The minimum floor area not including garage or unairconditioned areas shall be as follows: Multiple-family dwelling unit: Efficiency unit: 800 square feet. One bedroom unit: 900 square feet. 'I\vo 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; 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 recre- ational facilities, amenities, pedestrian walks, entrance landscaping and features (not including gatehouses and associated vehicle waiting areas), or maintenance facilities. (6) Accessibility. All residential units shall be accessible to the outside via a direct exit or an entry lobby that does not require residents to pass through a leasable commercial space. (7) Allocation of interior space. 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. Supp. No.4 cD31:87 ~ 31-145 AVENTURA CODE (8) Garbage containers. All garbage or trash containers, oil tanks and bottle gas tanks must be placed in walled-in areas so that they shall not be visible from adjoining properties. rpose. This district is intended to provide suitable sites for the devel ment of st tures combining residential and commercial uses located in proximi to marine- relat light industrial activities. Residential units within this dis ct should be develop and sold with the realistic expectation that limited iml! cts of noise, odor and dust WI be experienced. Residential densities shall not exc a 25 units per gross acre and nonr idential densities shall not exceed a floor are ratio of 2.0. c) Town Center Marine District (TC2j. The following regulations shall apply to all T Dis . cts. (2) Uses permitted. building or structure, or part thereof, all be erected, altered or used, or land used 1 whole or part for other than one 0 more of the following specific uses, provided the re irements set forth elsewhere' this section are satisfied: a. Mixed-use structur . For the purposes ofth' subsection, mixed-use buildings or structures are those c mbining residenti dwelling units conforming generally with the intent of the 3, Multi-F y Medium Density Residential District, with office and/or retail mmerci uses allowed in the Bl, Neighborhood Business District, where tha rati of total square feet dedicated to residential and non-residential uses is be en 3:1 and 1:3. b. Dry and wet boat storage. c. Fabrication and construe . d. Manufacturing and re . of equipment ed in boats, ships and other marine applications, includ' g cabinets and other 1 terior woodwork; electronic equip- ment and navigat' nal equipment and tools. e. Manufacturing esearch and development business 'mited to buildings of25,OOO square feet 0 ess in area per lot. i. e uses which serve or represent any primary industrial use 1 f. g. h. j. Retail sales of boats and ships, marine equipment and accessories, i luding fishing equipment and tackle, but not including the storage or sales of liv Retail uses which serve the district. Self service storage facility. n. Warehousing including crating, packing and shipping. Supp. No, 4 cD31:88 ORDINANCE NO. 2002- AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING SECTION 31-21 OF THE CITY'S LAND DEVELOPMENT REGULATIONS TO AMEND DEFINITIONS; AMENDING SECTION 31-145 OF THE CITY'S LAND DEVELOPMENT REGULATIONS TO AMEND REGULATIONS REGARDING MINIMUM FLOOR AREAS IN THE TC1 ZONING DISTRICT; PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE; PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the City of Aventura is desirous of amending the City's Land Development Regulations to provide additional language andlor to clarify certain sections of the Code; 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 Local Planning Agency has reviewed the application pursuant to the required public hearing and has recommended approval to the City Commission; and WHEREAS, the City Commission has held the required public hearings, duly noticed in accordance with law; 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. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA, THAT1: 1 Underlined provisions constitute proposed additions to existing text; slriskaR ti'lrllblgi'l provisions indicate proposed deletions from existing text. Ordinance No. 2002 - Page 2 Section 1. That Section 31-21 of the City's Land Development Regulations are hereby amended so as to provide for clarification of definitions, as follows: Sec. 31-21. Definitions. G.~ Hotel shall mean a commercial establishment which provides temporary overnight sleeping accommodations for the qeneral public. No more than three (3) percent of the individual hotel units shall be occupied for duration of continuous stay not to exceed three (3) months. Principal access to all rental rooms shall be through an inside lobby or office supervised by a person in charge at all hours. Other typical hotel services must be provided includinq daily linen and maid service. and receipt and disbursement of keys and mail by the attendant at the desk in the lobby. for the occupants of the hotel. Section 2. That Section 31-145 of the City's Land Development Regulations is hereby amended so as to amend minimum floor areas in the TC1 zoning district, as follows: Sec. 31-145. Town Center Zoning Districts... (b) Town Center District (TC1). The following regulations shall apply to all TC1 Districts: ... (3) Conditional Uses Permitted: The following uses may be established if first approyed as a conditional use: a. Those uses permitted in the RMF3 District. b. Those uses permitted in the B1 District. c. Sale of alcoholic beverages for on-premises consumption except with meals. d. Uses that exceed the height limitations. e. Floor areas that are less than the minimum floor areas required. e.f. Aboveground storage tanks... Section 3. Severabilitv. 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 Ordinance No. 2002 - Page 3 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 4. 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; that the sections of this Ordinance may be renumbered or relettered to accomplish such intentions; and that the word "Ordinance" shall be changed to "Section" or other appropriate word. Section 5. 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 Arthur Berger Commissioner Jay R. Beskin Commissioner Ken Cohen Commissioner Manny Grossman Commissioner Harry Holzberg Commissioner Patricia Rogers-Libert Mayor Jeffrey M. Perlow 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 Arthur Berger Commissioner Jay R. Beskin Commissioner Ken Cohen Commissioner Manny Grossman Commissioner Harry Holzberg Commissioner Patricia Rogers-Libert Mayor Jeffrey M. Perlow Ordinance No. 2002 - Page 4 PASSED on first reading this 2nd day of April, 2002. PASSED AND ADOPTED on second reading this 7th day of May, 2002. JEFFREY M. PERLOW, MAYOR ATTEST: TERESA M. SOROKA, CMC CITY CLERK APPROVED AS TO LEGAL SUFFICIENCY: CITY ATTORNEY This Ordinance was filed in the Office of the City Clerk this _ day of ,2002. CITY CLERK CITY OF AVENTURA COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM TO: City Commission FROM: BY: DATE: April 25, 2002 SUBJECT: Amendment to Section 31-21 to amend the definition of "building" and amendment to Section 31-75 of the City's Land Development Regulations to allow for additional temporary uses. (03-LDR-02) May 7,2002 Local Planning Agency Agenda Item May 7, 2002 City Commission Meeting Agenda Item June 4, 2002 City Commission Meeting Agenda Item RECOMMENDATION It is recommended that the City Commission: 1. Approve the amendment to Section 31-21 of the City's Land Development Regulations to amend the definition of "building", and, 2. Approve the amendment to Section 31-75 of the City's Land Development Regulations to allow for additional temporary uses. THE REQUEST City staff is requesting an amendment to Section 31-21 of the City's Land Development Regulations to change the definition of "building" and an amendment to Section 31-75 of the City's Land Development Regulations to allow for additional temporary uses. ANALYSIS Standards for reviewing proposed amendments to the text of the LOR: 1. The proposed amendment is legally required. The proposed amendment improves the administration or execution of the development process in that it provides for clarification of and allows for additional temporary uses. 2. The proposed amendment is consistent with the goals and objectives of the Comprehensive Plan. The proposed amendment is consistent with the goals and objectives of the Comprehensive Plan. 3. The proposed amendment is consistent with the authority and purpose of the LOR. The proposed amendment is consistent with the authority and purpose of the Land Development Regulations. 4. The proposed amendment furthers the orderly development of the City. The proposed amendment furthers the orderly development of the City. 5. The proposed amendment improves the administration or execution of the development process. The proposed amendment improves the administration or execution of the development process in that it provides for clarification of and allows for additional temporary uses. Description/Background of Proposed Amendments 1: 1. Sec. 31-21. Definitions. (see Exhibit #1) Building shall mean any structure, either temporary or permanent, having a roof, and used for built for the shelter or enclosure of persons, animals, personal property or property of any kind. This definition shall include tents, awnings or vehicles situated on private property and serving in any way the function of a building but shall not permit the use of temporarv structures except as provided in Section 31-75 of this chapter. The proposed amendment is required to provide clarification of definitions within the City's Land Development Regulations. 1 Underlined provisions constitute proposed additions to existing text: striskeR tRFG~(lR provisions indicate proposed deletions from existing text. 2 2. Sec. 31-75. Temporary uses. (see Exhibit #2) (b) Review and approval... (11) Modular trailers or portables for the purpose of temporary facility(ies) only for public or private educational purposes for housinQ of students. for a development proiect with final site plan approval. The temporarv facility(ies) shall be located on and limited to the property subiect of the final site plan approval. The maximum time limit shall be established bv the Citv ManaQer and subiect to the provisions of subsection (d) of this section. The proposed amendment is required to permit temporary modulars or portables for public or private educational purposes for the housing of students on a property following final site plan approval. 1 Underlined provisions constitute proposed additions to existing text; strisksR tRrs~gh provisions indicate proposed deletions from existing text. Istaff reports/03-LDR-02 amend LDR mise rev 040702 3 ORDINANCE NO. 2002- AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING SECTION 31-21 OF THE CITY'S LAND DEVELOPMENT REGULATIONS TO AMEND THE DEFINITION OF "BUILDING"; AMENDING SECTION 31- 75 OF THE CITY'S LAND DEVELOPMENT REGULATIONS TO AMEND TEMPORARY USES; PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE; PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the City of Aventura is desirous of amending the City's Land Development Regulations to provide additional language andlor to clarify certain sections of the Code; 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 Local Planning Agency has reviewed the application pursuant to the required public hearing and has recommended approval to the City Commission; and WHEREAS, the City Commission has held the required public hearings, duly noticed in accordance with law; 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. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA, THAT: Ordinance No. 2002 - Page 2 Section 1. Section 31-21 of the City's Land Development Regulations are hereby amended so as to provide for amendment to the definition of "building", as follows 1 : Sec. 31-21. Definitions... Building shall mean any structure, either temporary or permanent, having a roof, and used for built for the shelter or enclosure of persons, animals, personal property or property of any kind. This definition shall include tents, awnings or vehicles situated on private property and serving in any way the function of a building but shall not permit the use of temporary structures except as provided in Section 31-75 of this Chapter. Section 2. Section 31-75 of the City's Land Development Regulations are hereby amended so as to provide for amendment to temporary uses, as follows1: Sec. 31-75. Temporary uses. (b) Review and approval... (11) Modular trailers or portables for the purpose of temporarv facility(ies) only for public or private educational purposes for housinQ of students. for a development proiect with final site plan approval. The temporary facility(ies) shall be located on and limited to the property subiect of the final site plan approval. The maximum time limit shall be established bv the City ManaQer and subiect to the provisions of subsection (d) of this section. Section 3. Severabilitv. 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 1 Underlined provisions constitute proposed additions to existing text; striGI{8R tAr-e~(lA provisions indicate proposed deletions from existing text. Ordinance No. 2002 - Page 3 shall remain in effect, it being the legislative intent that this Ordinance shall stand notwithstanding the invalidity of any part. Section 4. 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; that the sections of this Ordinance may be renumbered or relettered to accomplish such intentions; and that the word "Ordinance" shall be changed to "Section" or other appropriate word. Section 5. 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 Jay R. Beskin Commissioner Ken Cohen Commissioner Manny Grossman Commissioner Harry Holzberg Commissioner Patricia Rogers-Libert Vice Mayor Arthur Berger Mayor Jeffrey M. Perlow 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: Ordinance No. 2002 - Page 4 Commissioner Jay R. Beskin Commissioner Ken Cohen Commissioner Manny Grossman Commissioner Harry Holzberg Commissioner Patricia Rogers-Libert Vice Mayor Arthur Berger Mayor Jeffrey M. Perlow PASSED on first reading this th day of May, 2002. PASSED AND ADOPTED on second reading this 4th day of June, 2002. JEFFREY M. PERLOW, MAYOR ATTEST: TERESA M. SOROKA, CMC CITY CLERK APPROVED AS TO LEGAL SUFFICIENCY: CITY ATTORNEY This Ordinance was filed in the Office of the City Clerk this _ day of ,2002. 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VI --I N ~ -.J N 0 - \,)oJ i1 0\ ~ N 00 N - - -.J Page I of I Eric Soroka - Miss Aventura Pagent Request 1_1li1l::1\''I;lilllll'lllllilJ!iJ,i ~_"1W" ~ IU I~ ~~ISI.ffiWt~;;(1li~_'>J',Wf>~>;:->OIl_:\\%fI_~)W..._~~,:~,,_'~;'f;"'@_'.'''~'.~\'lMi#.'< Date: Subject: Robert Shennan Eric Soroka 3/21/20022:11 PM Miss Aventura Pagent Request From: To: This request is for $5,000 funding to the Destiny School of Etiquette located in NMB for this pageant. Their detailed request is as follows: $5,000 prize package to the winner. Key to the City for winner. Adequate space for rehearsals and meetings plus a banquet room for the event. Aventura newspaper and cabte coverage. In return we get recognition as a major sponsor in tv coverage and at all functions, as well as a full page ad in the souvenir book and "just simply knowing that you have done something to contribute to the education and personal developml!nt of our youth." I plan on writing them explaining that we do not provide funding to any private group and wish them well on their endeavors. Please advise. Thank you, Bob file:IIC:\Documents%20and%20Settings\sorokae\Local%20Settings\Temp\GW} 000 0 I.HTM 3/21/2002 FROM: PATRlClA RoGERs-lJaERT 3059352170 To: ERIC SOROKA. OATE: 3'1712.002. TIME: 1 :2.8:,2A PM PAGE 1 OF3 CitJt of Avmtur~ .I..RANDU. ,o. Eric SOIOI<<I CltyMCIlCJgQl "...<I~7 ...... Patrkla i<og~~.. ~ Ma'/Or . / _1Ie1, Morrts Lapidus i3ulldlngl ....., MoICh 17, ZOOZ As you probClbly OIQ OWOtlZ, MorrIS Lapldus IS OM of 1M molQ IlgnllcontlllChlt~ of thll 20" CllI1lIJry In thll UnitQd Statl2S, r<<ognl1lld for his /ntklQncq on thll firt DllCO mowrnl2ll1 Hll was portlcularly WllII knOWn on MlOml i3lIacll, ckzslgnlng. among othqr bolkllngs. \hq DIUdo, Foonta/nbllllKl, EdI2Il i<oc. ond Dl!auvtllCl. I IVC(l/lUy lqgmlld that fivllnllllO Is grOOld wlll1 1M/a! Morrts Lapidus dl2S1g1K1C! bolkllngl, Indudlng: . Villa DolocIa . I3onQVl5ta . I3onavldo . 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Op!5fIU: liote~~. Nlpria eomm.m., """,", Ko,'Wwt, Ft..... (wlmCmSII'lida) It',. N_(;..,. (aplflClRlM), Ati.a 197. ("....,...,.atar-.I"HI.~, HoJ!y~l'Od.Pborid. L.1IWlrw:(~n).NapIat. Fbidl .. ......- 'O'JXJ),~ PMI:.3 OF3 Click1 a.com - WPLG Editorial: Morris Lapidus Left His Mark On South Florida (1... Page 1 of 4 .....------:-- ~-,.,,~,.,.,.".^.,,~~-,-...""'.\ HELP YOU NEED CAREERS AUTO HOUSE &. HOME TRAVEL LEGAL CENTER EDUCATION YELL r NEWS ~r WEATHER "r SPORTS,r WPLG EDITORIALS .,r- HEALTH "r- MONEY "r ENTERTAINMENT"r .....,jl. ",L ~I... ~... ~I... -'I... ~l.. HOME PAGE/NEWS/EDITORIALS NEWS Kristils Good Hea Ith Lottery The Investigators Magnum's Force Education Team Editorials ABC CNN Lotto SITE SERVICES WPLG Editorials E-mail signup Contact WPLG Inside WPLG lV Listings HDlV Schedule Discussions WPLG Editorial: Morris Lapidus Left His Mark On South Florida (1/24/01) John Garwood. General Manager of WPLG Morris Lapidus gave South Florida more than just bricks and mortar. The famed architect, who died last week at age 98, designed the famed Fontainebleau, Eden Roc and Sheraton Bal Harbour hotels. He designed the pedestrian mall that transformed r- Lincoln Road. In doing 50, he changed the rules of architecture. After the Art Deco era of the 1930'5, local buildings were designed more simply. But during the 1950'5, Lapidus introduced this community to new kinds of designs. Critics scoffed, but tourists and VIPs flocked to his hoteis. And his creations influenced a new generation of architects, in South Florida and around the world. One has only to look at the Fort Lauderdale beach wall, the Brickell Avenue condominiums, or even the American Airlines Arena--designed all by others--to see Lapidus' Influence. The man may be gone. But as long as innovabve construction changes South Florida's landscape, his legacy will live on. The Channel 10 Editorials are an important forum used to exchange ideas and challenge viewpoints. Both the views of WPLG and the replies from the general public can be seen on Channel 10 News. Copyright 2001 by Click1 O. com. All rights reserved. This material may not be published, broadcast, rewritten or redistributed. Lookina to Advertise? Information about orivacv Dollev terms of use. Entire Site <9 2002, IntemF!t Broadrac;tinCl Systems Inr [~'''. .e -= ..... E.MAll STORY It.:.:.iI 10 A '"lEND, " EDITORIALS HEADLlN ES WPlG Editorial: Miami-Dade County Government Needs RAforrn (4/24/011 WfLG..flliWlaUJl!1 ),aJ.llter:ltil!~!t, .Gr:21\'!:I:LAn_!mJ1JlItiln.t Issue (4/2.3/01~ WPLG EdItorial: FCAT Gradinc Raises Questions (4/22/011 WPLG Editorial: Voters Must Take Time To Learn New Election Technoloav ( 4/18/2002.1 WPLG EdItorial' Dart<; And Laurels. 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Page 1 of 5 I CINNI..com arts & style> design MAINPAGE WORLD ~ WEATHER BUSINESS SPORTS TECHNOLOGY ~ HEALTH ENTERTAINMENT POLITICS !.AW CAREER TRAVEL .EQQQ ARTS & STYLE f.uh!M desl_n art ~ NATURE IN-DEPTH ANALYSIS J.QCAL. EDITIONS: CNN.com EurOOB chance default edition MULTIMEDIA: video video archive audio multimedia showcase more services E-MAIL: Subscribe to one of our news e-mail lists. Enter your address: L.""..,_,_~J II DISCUSSION: messace boards chat more design storie. >> Editions I myCNN I Video I Audio I Headline News Brief I Feedback Lapidus is best known for designing glamorouI1950s resort hotel., Including the Fontainebleau, left, and the Eden Roc in Miami Beach, Florida At 97, Morris Lapidus enjoys architectural !~ 'resurrection' July 11, 2000 Web posted at: 8:36 a,m, EDT (1236 GMT) II1J INTERACTIVE GALLERY In this story: Qaz~~gn.~ Islan!! ~J.lerschIQf.1( R~bjrttu~tQQ91 8~alleg at Font~inebleau...Dt@ ~.l1~I!LazjF.JAgt!r IlIi1!.A T.I;l1JlTORIEs",SIIES_ oj, .. Tour Lapidus' home and the hip Miami Beach restaurant, Aura, that he and his partn er designed From Natalie Allen and Kerry Rubin CNN NewsStand MIAMI BEACH, Florida (CNN) -- Long before South Beach became Miami's neon-lit hot spot, two ultraglamorous resorts -- the Eden Roc and the Fontainebleau -- transformed the beach from a place to swim to a place to be seen. In the pre-Disney 1950s, these castles in the sand were Florida's magic kingdom, where Americans could feel like movie stars, or even mingle with "~,~ "~fiJ.r~j,(l)f.lif .. Search IIIIJI" ..,'" ,.o" . ~ ;i: ~* L___~.,. II ARTS & S' TOP STORIE Ceramist Adl to his creatio Paul Oxborol oaintinas ha.. arace (MQBg) CNlcom. TOP srORI Greensoan ( savs tax cut economv Barak rules t oeaee deal Power-starvt seekina SUOl (MOREl ~.' _rlV.1llB:~ I Stocks off to Consumer 51 rise Stocks to av (MOREl MARKETS DJIA + l' NAS + 9 ~ +0 L i -- CNN.com - arts ft style. At 97, Morris Lapidus enjoys architectural 'resurrectio... Page 2 of 5 feedback CNN WEB SITES: ....GIlI III ~ ......1... ONJ~ CNNfvI.com CNN.com EuroDa AsiaNow .5Iaoill1 PortuDuese ~ .Ili.Ii.iIl Dan iah JaDanese Chinase Headlines Korean Headlines TIME INC. SITES: CNN NETWORKS: ON ONINWINA1IOIW. ONIi2dnet1BIS ONR~DIO __A..POlT __. NUWOtK CNN ancho", transcriots Turner distribution SITE INFO: !l!1P. contents search !lI.1nfQ jQ!ll WEB SERVICES: real ones. Jerry Lewis vacationed there, and Jackie Gleason was a fIxture. "I gave them the kind of backdrop to make them feel 'I really have arrived,''' said Morris Lapidus, the architect who designed them. His signature style was grandeur, pushed to the brink of excess. "If you like ice cream, why stop at one scoop? Have two, have three. Too much is never enough," he's still fond of saying. While the celebrities and snowbirds embraced Lapidus' colorful approach, his early work drew derision from critics and colleagues. But Lapidus kept designing, and as he approaches the century mark, he's finally enjoying the recognition that long eluded him. Dazzled by Coney Island Lapidus' elaborate style came from humble beginnings. The child of Russian immigrants, Lapidus grew up poor in a New York City ghetto. He recalls being dazzled as a boy by trips to Coney Island, Lapldul, who revels In extravagant surrounding., II fond of laying: IIlf you like loe oream, why stop at one scoop? HlIYl two, have three. Too muoh il never enough" I'm not ashamed to admit it: I cried." "I had never seen such buildings, This whirling, twisting, colorful world, and when we were ready to leave, the lights went on! I thought at fIrst the place was on fire. And then my uncle said, 'No, those are just electric lights -- and they were marvelous.'" Years later, he felt similar elation at the Fontainebleau's 1954 unveiling. "I think the great moment of my life was the opening party," he said, "I walked out into the gardens and suddenly realized, 'I've done it.' And His son, architect Alan Lapidus, worked with his father for 18 years. "His theory was if you create the stage setting and it's grand, everyone who enters will play their part. I will play the part of the rich and successful mogul. I could be James Bond in the Fontainebleau." (In fact, "Goldfinger" was one of several movies filmed there.) The commercial success of the resort led to the opening in 1956 of an even grander hotel next door .- the Eden Roc, with its famous cruise ship-like top. "I spoke to the owner and I said, , You want something a little baroque? He said, 'I don't give a damn if it's baroque or Brooklyn. I wanted people to walk in here and fall flat on their back when they see an elegant hotel. Give me elegance!'" Once again, Lapidus delivered, and the stars streamed in. Elizabeth Taylor http://www.cnn.com/2000 /STYLE/ design /07 / 11 /morris.lapidus/index. html HorrY's shot sweeD of B1~ Ishii AshbY I owaaD ofCu islanders ro, Game 7 I Eli (MQBE) -to All Scoret WEATHER ~.?,]ipj WORLD Quake helD I says Indian I !.LS... Bush: No ha Washinaton Dower cruncl POLITICS Bush siens c 'faIth-basad' business LAW Prosecutor s ran star shoe TECHNOLO NaDsterto la service ENTERTAIN Can the seCt un to the firs' HEALTH Heart doctor testlnc sueer TRAVEL Nurses to ai( oassenaers 4/29/2002 tNN'.com - arts & style - At 97, Morris Lapidus enjoys architectural 'resurrectio... Page 3 of 5 celebrated a birthday there, Jayne Mansfield honeymooned, 'Superschlock' But while Hollywood loved Lapidus' style - marked by curves, amoeba-like shapes he called "woggles" and cutouts known as "cheese holes" -- critics hated it. "At the time, he was a pariah. He was seen as unworthy to be called an architect," Columbia University architecture professor Gwendolyn Wright said. "Superschlock," sniffed The New York Times, "Pornography of architecture," Art in America said. The Miami Herald weighed in, saying his hotels "probably aren't too disturbing to people who lost their eyesight." "They couldn't think of enough bad things to say about me," said Lapidus, who was so distressed by the criticism that he almost quit. "The deep hurt I felt being rejected by my own profession made me feel, 'Why save it for posterity?'" he said, squinting his eyes, "And I had all of my drawings, 50 years of drawings, dumped into a truck, and I sent them to the incinerator and said, 'I'm done with the profession,'" Rebirth of cool But Lapidus was far from finished, as evidenced by his many projects along Miami Beach's famed Collins Avenue. And just like the city where he made his name, Lapidus is making a comeback. At age 97, his work is considered cool. The Lincoln Road Mall, a pedestrian shopping area he designed in 1960, was renovated recently and has become a popular alternative to flashy Ocean Drive, In the last year, the New York Times, the Miami Herald and the Atlanta Constitution have sung Lapidus' praises, and Vanity Fair visited Miami Beach to interview the architect and photograph his apartment. "I never thought I would live to see the day when, suddenly, magazines are writing about me, newspapers are writing about me," he said. And many peers now speak glowingly of Lapidus, "He is now being feted by the architectural profession in ways that he never enjoyed in the peak of his career, when there were so many people that enj oyed his work, but most architects didn't want him in the '.,.<'. Delllitl oonvlnoed Lapidus to come out of retirement and return to his work: they are now business partners EQQQ Texas cattle violation of IT IP (MORE I CNN.com - arts ft styLe - At 97, Morris Lapidus enjoys architecturaL 'resurrectio... Page 4' of 5 room," professor Wright said. Appalled at Fontainebleau redo Although his extravagant home is much the same as it was when he moved in 37 years ago -- including a cl)'stal chandelier and a Lucite dining room set -- the Fontainebleau has undergone major renovations. "It's a horror to me," he said. "This was once a grand lobby, and today as I look around, it might be a bus station. The carpet was put down covering the beautiful marble floor." He's mystified by the addition of an escalator. "I never understood it, and I still don't understand it. My original stairway is still there. People used to want to have their picture taken there, Now no one even looks at the stairway. It's a vel)' sad thing to be here." But Lapidus doesn't dwell too much on the past, thanks in part to Deborah Desilits, an architect who admired the Lapidus look and persuaded him to come out of retirement - which he said feels like a "resurrection." 'An amazing gift' N ow they're business partners, He sketches the buildings, she carries out his designs. "I think it's vel)' precious to see someone at 97 who can still say 'Ugh! I hate that color,'" she said. "It's an amazing gift that my father met Deborah. She brought him back," son Alan said, "My father went into a depression after my mother died and was withering away. And after he met Deborah, who encouraged him to talk, to give lectures, and above all to start designing again -- I spoke to him last week, and he sounds younger than I do." Among the team's projects is Aura, a hip Miami Beach restaurant. One customer calls it "fresh and colorful," while another expresses amazement that a 97-year-old designed it. "My mind is that of a young man," he said. "I can see beauty, I can see wonder, all the great things in the world. Now I have everything. I would say it is a happy ending, but I don't see the ending yet." RELA TED SITES: Fontainebleau Hi~on Resort & Towers Eden Roc Resort and Sea MetropOlis Maoazine: Laoidus Redux http://www.cnn.com/2000 /STYLE/ design /07 / 11 /morris. Lapidus/index. htmL 4/29/2002 'CNN'.com - arts & style - New awards program honors top architects, designers... Page 1 of 3 I <ClNNJ.com arts & style> design moredeslanslories>> Editions I myCNN I Video I Audio I Headline News Brief I Feedback MAINPAGE WORLD Jil.. WEATHER BUSINESS SPORTS TECHNOLOGY ~ HEALTH ENTERTAINMENT POLITICS LAW CAREER TRAVEL fQQQ. ARTS & STYLE I.shlon deslan art BOOKS NATURE IN-DEPTH ANALYSIS J.Ql<AJ. EDITIONS: CNN.com Eurooe chanae default edition MULTIMEDIA: video video archive audio multimedia showcase more services E-MAIL: Subscribe to one of our news e-mail lists. tt~:~:~r.~ldi DISCUSSION: messace boards chat "Cathedral" model John Hejduk, 1997 Eden Roc Hotel Morris Lapidus, 1956 Miami, Florida Walt Disney Concert Hall Frank Gehry, under construction Los Angeles, California l~ New awards program honors top architects, designers November 16, 2000 Web posted at: 12:36 PM EST (1736 GMT) (CNN) -- The Smithsonian's Cooper-Hewitt National Design Museum honored three renowned architects and designers this week for their contributions to building and landscape design. The Cooper-Hewitt also recognized several other prominent architects, including Frank Geluy and Morris Lapidus. for their lifetime achievements, At a ceremony Wednesday night in New York, the museum recognized landscape designer Lawrence Halprin of San Francisco; inventor and designer Paul MacCready of Monrovia. California; and interpretive designer Ralph Appelbaum. Halprin, described as the father of modern American landscape design for urban areas, received the award for environmental design, His projects include Ghirardelli Square and Levi's Plaza in San Francisco, the Lovejoy Fountain Plaza in Portland, Oregon, and the Franklin Delano Roosevelt r~lIk&!;Jjf 11IIII ;;- o c ~ -i :r ,~ Search t.. L__~. ~ :.. Q ~ r ~, ~ ARTS & S' TOP STORII Ceramist Adl to his creatio Peul Oxborol oaintinas ha" orace (MQ@ CHI.com TOP STORI Green soan ( savs tax cut ecanomv Barak rules I oeaee deal Power-starvl seekina SUDJ (MOREl ONmr;ney 1 Stocks off to Consumer 51 rise Stocks to av (MOREl MARKETS DJIA + 11 NAS + 9 ~ +0 ["". -- CNN .com . arts & styLe - New awards program honors top architects, designers... Page 2 of 3 feedback CNN WEB SITES: _aU1 CNfT .......... 011'1\,.. CNNfvi.com CNN.com Eurooe AsiaNow ~ Portucuese German J!iJim Dan Ish Jaoanese Chinese Headlines Korean Headlines TIME INC. SITES: - CNN NETWORKS: CM CMI~ CMI-IM::fr1elIBIS ONMDIO _A.OORT _ - NETWORK CNN anchors transcriots Turner distribution SITE INFO: !WJ1. contents se arch ad Info jQja WEB SERVICES: Memorial in Washington, D,C. His parks and fountains also have served as a model for projects across the country, MacCready received the award for product design for his efforts to design environmentally sensitive, human- and solar-powered air and land vehicles, Appelbaum, best known for his work on the United States Holocaust Museum in Washington and the American Museum of Natural History in New York, won the National Design Award for communications. He is recognized for his pioneering efforts in interpretive exhibition design. Ralph Appolbaum, tho NatIonal Design Award winner for Communications Design, heads an Interpretive museum design firm noted for It. work on the United State. Holocaust Museum in Washington m RESOURCES o Frank Gehrv (Great Buildinos Online) o Marris Lapidus resurrects career at 97 o Ralph Appelbaum Associates o The Lawrence Halprin Architect Collection Gehry received 0 Paul Maccreadv home the fIrst ~ National D esign Award for such buildings as the Solomon R. Guggenheim Museum in Bilbao, Spain, and the Weisman Art Museum in Minneapolis, Minnesota. The museum honored cited other prominent designers for a lifetime of work. The Cooper-Hewitt also lauded two other designers as "American Originals." They included Lapidus, of Miami, Florida, whose lavish buildings include the Fontainebleau and Eden Roc hotels in Miami Beach, and the late J oim Heiduk of New Yolk, who was dean of the Irwin S, Chanin School of Architecture at Cooper Union, Horry's shot sweeD of Bh Ishii Ashbv I sweeo ofCU Islanders 1'01 Game 7 I Eli (MQBE) + All Seoret WEATHER ~_~iLJ WORLD Quake helD I seys Indian I !.lS. Bush: No he Washincton Dower cruncl POLITICS Bush siens c 'faith-based' business LAW Prosecutor s raD star shoe TECHNOLO Naoster to la service Apple Computer Inc, was recognized for its long-standing contributions to ENTERTAIN design awareness, Can the sece The National Design A wards program was initiated this year to raise public UD to the firs awareness of achievement in American design, Winners were chosen from among hundreds of designers nominated from a 400-member committee made HEALTH up of architects, educators, journalists and others. RELA TED STORIES: At 97, Morris Lapidus eniovs architectural 'resurrection' July 11, 2000 Heart doctor testinc sueer TRAVEL Nurses to ai( eassenaers http://www.cnn.com/2000/STYLE/design/11/16/nationaL.design.awards/inde;... 4/29/2002 'Metropolis Features: Lapidus of Luxury Page 1 of 3 Morris Lapidus Architect Born November 25, 1902 ary 2001 tures I Always a hit with the people, Miami's showman architect has finally wowed he critics, too. by Jonathan Ringen Morris Lapidus seems to have a favor~e adjective:_ unusual. Use ~, as he most often does, to modify the words shape, form, color, lighting, and adornment, and you get a pretty good summation of the delirious style practiced by the architect of Miami Beach's superglam midcentury Fontainebleau and Eden Roc hotels. "My whole concept of life is to make it more unusual, more interesting, more warm," says the arch~ect who last Novem ber both celebrated his 98th birthday and was honored by the Cooper-Hewitt, National Design Museum as an "American Original." In 1927, just out of the colum bia University School of Architecture, Lapidus--who had landed a job as an architectural draftsman at a good firm--started moonlighting designing retail interiors, Within six months he was making more money at night than during the day, "In my store work I was purely interested in commerce," he says. ''The goal was to grab a customer walking on the street and say, 'Hey, come in--I've got something to show you.'" -~;. 'c /1>>.." JMi:':'j - _. ~ """.T"i, -, .,1, c_~ ''''''1'.-'; 'H ~.",,.::,,.,~,- - , Initially resistant to the idea of full-time retail work ("I had studied archITecture, and stores were not archITecture'), he ended up spending the next 15 years doing Metropolis Features: Lapidus of Luxury Page 2 of 3 nothing else while developing the '~rlcks"-theories about what people like and find attractive- he uses today. ''There were three things- -took me years to develop-that created an effect ' , which actually stopped people on the street," he says. ''T he stores depend on brilliant light, the use of color, and one other thing I noticed: people do not make a beeline for the thing they want to buy, They meander. So I shaped the walls in unusual forms." Lapidus's 1950s hotel designs caught the eye of postmodern pioneer Denise Scott-Brown when she vis~ed Miami in 1965. "I was interested in buildings where a whole lot went on--a whole life, you might say," Scott-Brown recalls. ''The Fontainebleau was one of those cities in a building." Bui~ in 1954, the Fontainebleau was the ultimate application of his theories, and it was an immediate crowd-pleasing success._lts Busby Berkeleyesque decor evolved from the developer's request for a "French-chateau styie" interior. "That was about the worst thing I could think of," Lapidus says. "French-chateau style in Miami Beach? I showed him some pictures of French chateaus, and he said, 'My God, are you crazy? You think I'm going to do this old-fashioned French- chateau style? I want modern French-chateau style!'" This absurd request gave Lapidus unexpected freedom: "It was a process of slowly brainwashing this man until he thought he was getting what he wanted. I was really creating a style which was pretty much my awn,lI "For people who were using the hotels in Miami Beach, their idea of heaven was a kind of Hollywood silver-screen luxury of the thirties and forties," Scott-Brown says. ''Thafs what he reproduced for the Fontainebleau." Lapidus's curvy buildings, dressed to the nines w~h over-the-top ornamentation, were the ant~hesis of Mies van der Rohe's prevailing International Style, the critics were savage. A 1960 Time article called him "a disciple of excess," "I was ruled out of the arch~ecture profession," Lapidus says. ''The Fontainebleau-the high point of my career-was never published. Never." Developer Larry Tisch, who built a number of Lapidus's projects (including the 1956 Americana of Bal Harbor, in Miami Beach, and the 1961 Summ~ Hotel, in Manhattan), says that the cr~ics missed the point. "I don't think they ever understood him," Tisch says. "He was a showman in add~ion to being an architect, and if you are building a resort hotel, you need a showman!" "I believe we really 'discovered' him--that is, talked about him in the kind of educational circles we were moving in," Scott-Brown says, referring to two_ Yale studios she and her partner, Robert Venturi, asked Lapidus to participate in during the early 1970s. Their admiration started Lapidus's slow climb into respectability, which has included a 1976 show at the Cooper-Hewitt; a long overdue monograph, Morris Lapidus: Architect of the American Dream (Birkhauser Verlag, 1992); and his latest and greatest honor: the American Original http://www.metropolismag.com/html/contenC0101/ml.htm 4/29/2002 'Metropolis Features: Lapidus of Luxury Page 3 of 3 award, He now works in collaboration with Miami arcMect Deborah Desile1s, who convinced him to come out of retirement after 12 years away from architecture, "I thought it would be great to ask him to revis~ every project type he ever did," she says, Starting in 1997 with a Toronto store for ciothing company Roo1s, the busy duo has designed a restaurant called Aura, which refererces Lapidusian forms of the thirties; an unbuilt Miami hotel: a proposed office building; and products such as ties, a pen, and a watch, "My theories seem to be what the twenty-first century will be iike," Lapidus predicts. "ArcMects now aren't copying me, But you look around, and you see buildings that are colorful and unusual in shape and form. I suppose at my age I'm allowed to be a visionary." Main Category: Arch~ecture Cross ref: Morris Lapidus Ke words: 98, "unusual," Miami, Fontainebleau, Aura, Ii It) 2000 Metropolis Magazine All rights reselVed. CNN',com - arts & style. Playful architect Morris Lapidus dies at 98 . January 1... Page 1 of 3 <CMJ.com arts & style> desig n more d.slGn storl.s >> Editions I myCNN I Video I Audio I Headline News Brief I Feedback WI~~ MAINPAGE WORLD .lLS. WEAT!!.ll. BUSINESS SPORTS POLITICS LAW SCI-TECH ~ HEALTH ENTERTAINMENT TRAVEL EDUCATION CAREER !.QtA!. IN-DEPTH EDITIONS CNN.com Asia CNN.com Europe set your edition l!iil/;l';\f~"'B ':lv41[_. ,t,,' ':",',.'~i$"" 11:__, i::l-i,,) ,': -,' : " - ,',: I Lapidus is best known for designing glamorous 1850. resort hotels, including the Fontainebleau, left, and the Eden Roc in Miami Beach, Florida The father of 'woggles' and 'cheese holes' Playful architect Morris Lapidus dies at 98 January 19,2001 Web posted at: 10:33 AM EST (1533 GMT) In this story: R~D.~~.~Lcttl.Etntjon 8J:Phitect!Jrliver ..R~lt!:1R R.!O!.AIE~SIORI,~li <10 Monis Lapidus (CNN) -- Morris Lapidus, the architect whose colorful, grandiose style helped transfonn Miami Beach into an opulent winter playground, has died of heart failure, He was 98, Lapidus, who died Thursday at his Miami Beach, Florida, apartment, designed 1,200 buildings over a long career, including the flamboyant Fontainebleau and Eden Roc hotels on Miami Beach, The two buildings became magnets for snowbirds, places where Elizabeth Taylor and Jayne Mansfield stayed the night. Many were captivated by Lapidus' unorthodox style -- marked by curves, amoebae-like shapes he called "woggles" and cutouts known as "cheese holes," CIfWm Arafat sieae Ten veers la riots Six dead as U,S, 'Susoicious' relea sed afh (MOREl E Otfmr,ooy - Stocks off to Consumer 51 rise Stocks to av (MOREl MARKETS DJIA .. l' NAS .. 9 S&P .. 0 1=_.,.[ -- Harry's shot sweeo of BI( Ishii. Ashbv I sweeD ofCu Islanders rol Game 7 I Eli (MQBf) ~ All Seoret WEATHER IUS~ifl WORLD HODes rise 0 sieee JL.S... CNN.com' arts 8.: style - PLayfuL architect Morris Lapidus dies at 98 - January 1... Page 2 of 3 But critics and colleagues weren't as impressed with Lapidus, a child of Russian immigrants who grew up poor in a New York City ghetto, The New York Times once called his work "superschlock," while Art in America deemed it "pornography of architecture," "They couldn't think of enough bad things to say about me," Lapidus told CNN last summer. He was so distressed by the criticism, Lapidus recalled, that he almost quit. Renewed attention But in recent years, Lapidus' style came back in vogue. He helped design a stylish restaurant on Miami Beach, and the Lincoln Road Mall, a pedestrian shopping area he designed in 1960, was renovated into a popular South Beach hot spot. He was honored in June by the Society of Architectural Historians at a convention held at the Eden Roc hotel, and in November, the Smithsonian's Cooper-Hewitt National Design Museum honored Lapidus as an American Original for his lifetime of work. "I never thought 1 would live to see the day when, suddenly, magazines are writing about me, newspapers are writing about me," he said. Architecture over acting Lapidus was born in Odessa, Russia, on November 25,1902, His family, Orthodox Jews, moved to New York when he was an infant because his mother feared Czar Nicholas II's campaign against Jews, As a young man, Lapidus toyed with the idea of becoming an actor, but decided he would rather design sets than perform on them. He studied architecture at Columbia University, He is survived by his two sons, Alan, an architect who once worked as his father's partner; and Richard, an attorney. Lapidus' wife of 63 years, Beatrice, died in 1992, RELATED STORIES: New awards oroaram honors too arcMects. desianers November 16, 2000 At 97. Morris Lapidus eniovs architectural 'resurrection' July 11, 2000 RELA TED SITES: Fontainebleau Hi~on Resort edenrocflash http://www.cnn.com/2001/STYLE/design/01/19/morris.Lapidus.021 No cluos in ( one year lah ALLPOUTI Bush calls fr hn!l!l LAW Nine Texas I ll-IIm SCI-TECH Mobile down loss-makina ENTERTAU 'Sa infold' tor HEALTH Obesity sure DODularitv TRAVEL Tenement tv tenement d~ CAREER A wall-balan ,[QJt I&I(MQREJ 4/2912002 . 'Inlowner Scenes from the Past Page 1 of 2 Scenes from the Past. . . [from January 2002 issue] Once 19th Century Ideal, Thomas Circle Now Features the Work of Morris Lapidus By Paul Kelsey Williams Historic Preservation Specialist, Kelsey & Assoc., Washington, DC [Note: The photos that accompany this feature and that are referred to in the following text am not shown hem, but are available in the current print edition and in the PDF file version which can be downloaded by clicking the link on the home page.] The structures located at 10 Thomas Circle have had a long and varied past, from a regal dwelling believed to have first been built in 1843, to the large and streamlined Intemationallnn, built in 1962 with an innovative pool enclosure, designed by controversial modernist architect Morris Lapidus. Interestingly, while the mansion that occupied the site from 1843 to 1947 was elaborate, it was neither unique for the era nor a rare example of its style when demolished in 1947. However, the Intemationallnn that replaced the dwelling, while not pleasing to every eye, has its own, more contemporary history that may be far more innovative and unique to the architectural historian. It often takes decades to develop an appreciation of architectural styles, and critics of today's designs often need to be reminded that the Victorians thought little of Greek Revival architecture, and routinely adapted and upgraded it to f11: their more fanciful taste. All styles are subjected to this cycle, as periods of art noveau, art deco, streamline, and even 1950s modern all went through periods where they are lucky to exist at all today. In any event, the first house that is known to exist at 10 Thomas Circle was one built for Charles L. Coltman (1800-1862), an early brick-maker and builder in Washington. It was believed to have been erected in 1843. However, the house was long known as the Wylie house when a later owner named Judge AndrewWylie occupied it during a time when he presided over a sensational trial surrounding the Lincoln assassination conspirators. It sat prominently on the northeast section of the circle until a fire on April 20, 1947 destroyed a significant portion of the structure, and it was torn down a short time later. In 1962, the Intemationallnn chain hired architect Morris Lapidus to design a modern hotel at the site. It marked the beginning of the transition of Thomas Circle from residential to commercial. Lapidus was a highly successful designer of a new form of hotel structures, albeit one that was panned by architectural critics for more than 40 years of his career. Born in Russia in 1902, Lapidus began his design career by revolutionizing retail store design from the previous tendency of large display windows and small signs to his concept of letting the stores' name become one with the building. His examples include the Florsheim shoe storefronts, where the "F" extends from the second floor to the sidewalk, and shoppers literally wander around the remaining letters to browse their way right into the entrance of the store. Intowner Scenes from the Past Page 1- of 2 Lapidus' big break came in 1954, when he was given carte blanc to design a hotel in north Miami Beach which was to be named the Fontainebleu. He chose to design it for the user, and not the critic, which 'IvOuld cost him dearly in the following 40 years of reviews of his 'IvOrk. Hovvever, the user prevailed, and his hotel designs were highly sought after. Following the opening of the Fontainebleu, he became known as the architect of the "grand stairway to nowhere" for his elaborate, wide staircase overlooking the lobby and restaurant that simply led to rest rooms and a coat check room on the second floor. Women arriving in coats or headed to the "Ladies' Lounge" could then descend the staircase in their most recent fashions in an egotistical show for all those in the hotel lobby to gasp and admire. Needless to say, the staircase was very popular with users. Lapidus designed the famed Eden Roc Hotel in Miami Beach in 1956, and the Lincoln Road Mall four years later, today a hot spot in trendy South Beach. He is responsible for more than 1,200 buildings during his long career. The International Inn commission for 10 Thomas Circle came a short time later, in 1962, and was designed in a similar manner. It was originally painted with light and dark colors highlighting the bands of long balconies. At the center and facing the circle, the pool area was defined by a highly innovative feature for Washington's varied climate: a large, glass dome covering the pool which could retract to the open sky depending on the season. It was an instant landmark, and a hit with hotel patrons, as they could use the pool year round, and have the benefit of sunning outdoors or swimming on cold winter nights under a moonlit sky. Lapidus also included one of his features in the Intemationallnn that he himself created on a business trip during his storefront facade design days. Dreading the inevitable walk carrying luggage down endless corridors to the room at the end, he found that when one was faced with a curved hallway, they could only see a few doors at a time, and have no idea of how long the joumey to the room 'IvOuld last; instead it became a bit of an amusement. With that easy design, Lapidus changed a frustrated traveler into one of complacency, pleasing most of all, of course, the hotel owners and management. The International Inn retained the pool enclosure until vvell after 1981 , and it was likely removed a short time later due to maintenance issues. After a long and distinguished career, despite 40 years of criticism that almost led him to quit the profession, Lapidus died at age 98 in January of 2001. Before his death, hovvever, Lapidus enjoyed a tremendous interest in his designs, often participating in their renovation and rejuvenation in hot spots such as South Beach in MiamL The hotel at 10 Thomas Circle is known today as the Washington Plaza. http://www.intowner.com/fr/scenes/scenesJanuary.htm 4/2912002 (8) Pedestrian Promenade. If the applicant for a development permit under this section provides a pedestrian promenade for use by the general public along the waterfront, either packaae A. or B. of the following site development standards shall be applied. Such promenade shall be constructed in compliance with the Promenade Design Criteria as provided by the City Manager and shall be a minimum width of 10' of unobstructed passageway and shall include linkage of separate development parcels and may include linkage of public use parcels and public sidewalks along public right(s)-of-way. A. Site Development Standards Packaae A. (a) Maximum Permitted Height 7 stories or 90' for Low Rise Apartment(s). Any structure 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 and shall be counted in computing building height. (b) Floor Area Ratio: There shall be no maximum floor area ratio. (c) Open Space and Density calculations shall be calculated pursuant to the gross lot area. Water areas and pedestrian promenade areas shall be counted in full towards open space requirements. (d) Driveway Separation: Driveway separation requirements will not need to comply with Section 31-172(b)(2) provided such location meets safety and traffic engineering standards as determined by the City Engineer. (e) View corridors. All sites abutting a waterway shall preserve a visual corridor to the water and maintain a visual passageway area unencumbered with any structure, roadway or off-street parking area'. The view corridor is required at a side property line(s) and shall extend the full length of the site from the waterway to the public right- of-way most nearly opposite the waterfront. The width of this view corridor shall be no less than 3% of the average of two frontages on either end of the view corridor, to a maximum of 100 feet. A maximum of two (2) corridors may be provided, however, each corridor shall not be less than one-half of the width of the required view corridor as set forth above. (f) The City Manager may provide for a credit towards the cost of the promenade construction against public sidewalk(s) located adjacent to the subject property, if sidewalks are constructed by the City. B. Site Development Standards Packaae B: (a) Densitv: An increase in densitv mav be obtained if first approved as a conditional use. but in no event shall densitv exceed fortv (40) units per aross acre. Anv application for conditional use approval pursuant to this section (B) must be filed with the Citv Manaaer within 120 davs after the effective date of this chapter. Failure to apply within the 120 days will void the provisions of this section. All four (4) items must be complied within the timeframes as set forth or the conditional use approval will expire. The followina items will be included upon application for conditional use approval: 1. All existino structures on the subiect prooerty must be removed within six (6) months of the conditional use approval. 2. Non-refundable park and police impact fees for the deyelopment will be submitted within sixty (60) days of the conditional use approval. 3. City related street improvement costs eaual to the development pro-rata share will be submitted within thirty (30) days of conditional use approval. 4. Dedication of easement for the pedestrian promenade will be provided within thirty (30) days of the conditional use approval. (b) Maximum Permitted Heioht: 7 stories or 90' for Low Rise Aoartment(s). Any structure parkino servina the primary use on the site shall be incorporated into the buildino envelope and shall be compatiblY desioned. Such parkino structure shall comply with all minimum setback and buffer yard reauirements and shall be counted in computino buildina heioht. (c) Floor Area Ratio: There shall be no maximum floor area ratio. (d) Open Space and Density calculations shall be calculated pursuant to the aross lot area. Water areas and pedestrian promenade areas shall be counted in full towards open space reauirements. (e) Driveway Separation: Driveway separation reauirements will not need to comply with Section 31-1721b)12) provided such location meets safety and traffic enoineerino standards as determined by the City Enaineer.