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06-19-2003 Workshop19200 We~t Country Cluh Drive Aventura. FI City Commission Workshop Meeting June 19, 2003 Following Special Meeting. 2. 3. 4. AGENDA Proposed Middle School* Proposed Cultural Arts Center* Southside of Founders Park-Formal Garden* Economic Development Board's Recommendation on Hospital District* Aventura Mentors Program (Commissioner Auerbach)* City Clerk Review Adjournment · Back-up Information Exists Next Meeting: July 17, 2003 - 2003/04 Budget 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 participa~ in this meeting becanse 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 PROPOSED PROJECTS -CM ;hatter Middle School Construction 2005/06 $4,000,000 This project consists of the construction and equipment for the Charter Middle School on NE 188th Street. 2 - CM Cultural Center 2005/06 $8,000,000 2006/07 $8,000,000 This project consists the design and construction of a Cultural Arts Center. The proposed building would be approximately 26,500 square feet with a seating capacity up to 500. The site for the Center has not been determined at this time. A public referendum would be held to obtain voter approval of the tax increase necessary to fund the annual debt service costs associated with the bond issue to fund this project. In addition $8,000,000 in private donations would be required to assist in funding the project. Community Recreation Center Improvements 2003/04 $87,000 This project consists of providing equipment, computers and improvements at the :Community Recreation Center. 2003/04 Facility Reservation Software $8,000 Additional Computers for Technical Center 22,000 Point of Sale and Card Printer Software 8,000 Additional Registration Station 5,000 Curtain Divider for Gym 6,500 Indoor Portable Stage 3,500 Portable Walls for Hanging Art 4,000 200 Folding Chairs 6,000 Fencing 24,000 Capital Improvement Program 2003-2008 Page 40 City of Aventura Tot~s Capital Improvement Program 2003-2008 Page 39 ~.~ -t- m l- in City of Aventura PBF2 ComltlWtlty C~4tet' IgrlprovE~mltS C~ $ 87,~ ~ ,'~Ce~mmnl(y Cen~r Improvements Tolals Capital Improvement Program 2003-2008 Page 39 City of Aventura PROPOSED PROJECTS 1 -CM Charter Middle School Construction 2005106 $4,000,000 This project consists of the construction and equipment for the Charter Middle School 2 - CM Cultural Center 2005/06 $8,000,000 2006/07 $8,000,000 This project consists the design and construction of a Cultural Arts Center. The proposed building would be approximately 26,500 square feet with a seating capacity up to 500. The site for the Center has not been determined at this time. A public referendum would be held to obtain voter approval of the tax increase necessary to fund the annual debt service costs associated with the bond issue to fund this project. In addition $8,000,000 in private donations would be required to assist in funding the project. 3 -CS Community Recreation Center Improvements 2003/04 $87,000 This project consists of providing equipment, computers and improvements at the Community Recreation Center. 2003/04 Facility Reservation Software $8,000 Additional Computers for Technical Center 22,000 Point of Sale and Card Printer Software 8,000 Additional Registration Station 5,000 Curtain Divider for Gym 6,500 Indoor Portable Stage 3,500 Portable Walls for Hanging Art 4,000 200 Folding Chairs 6,000 Fencing 24,000 Capital Improvemem Program 2003-2008 Page 40 City of Aventura LONG TERM FINANCING ACTION PLAN PROPOSED FINANCING PLAN CULTURAL ARTS CENTER TABLE 8 644,531 663,867 683,783 *Proposed 7% tax increase if approved by voters for Cultural Arts Center to fund proposed 2005 General Obligation Bond in the amount of $6,500,000 and operating subsidy. Capital Improvement Program 2003-2008 Page 21 Conceptual Urban Development Framework Aventura Medical Office District S u b rn i t t e d t o : Economic Development Advisory Board City of Aventura S u b rn i t t e d b y : Wallace Roberts & Todd, LLC April 21, 2003 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 - Illustrative 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 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 3B (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 for 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 buildings 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 "urban" 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 / 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. 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 modifications 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 Aventura Medical Office District City of Aver~tu~a, Florida Figure I - Conceptual ik'bam Development Framewmt( ~ Aventura Medical Office District City of Aventura, Florida Figure 2 - Street cotwo~k Consideration Aven~r~ Medical Office Dis~'ict City of Aventura, Florida Figunl 3 ~ illustrative Plan Outparcel / A~..,,[.,. ;.;~&;----I Office City of Aventura, Florida Figure 3 - Illustrative Plaa CITY OF AVENTURA COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM TO: FROM: BY: City Commission Eric M. Soroka, IC~A/4;rvl~ City Manager Joanne Carr, AICP~ Planning Director DATE: June 19, 2003 RE: Recommendations of Economic Development Advisory Board for redevelopment in the Medical Office (MO) District June, 2003 Workshop Item RECOMMENDATION 1. That the City Commission adopt the following recommendations for redevelopment of the Medical Office district: Recommendation #1: That the area bounded by Biscayne Boulevard, NE 213 Street, NE 28 Avenue and the northern property limit of the Aventura Hospital, comprised of approximately 8 acres, be developed with large scale, predominantly medical office use due to its location adjacent to the hospital, large property size and direct access and visibility to Biscayne Boulevard, with an increased minimum lot size of 3 acres to permit two large office buildings with approximately 400,000 square feet of office space with multistory parking garages. Multi-family residential and accessory commercial uses are proposed as conditional uses. The suggested development pattern is shown on Figure 3 of the attached report. Action Required: Amendment to the Medical Office zoning district to increase minimum lot size from 1.5 acres to 3.0 acres for properties within these boundaries. Multi-family residential uses are currently permitted as conditional uses in the zone. The proposed accessory uses are currently permitted uses in the zone. Staff is recommending this action. Recommendation #2: That the portion of the medical office district immediately south of NE 209 Street be developed with small scale medical offices with a minimum lot size of .5 acres to permit a village-like development of smaller offices to accommodate individual group practices in their own buildings. Based on current floor area ratio, approximately 140,000 square feet of office space could be constructed. The suggested development pattem is shown on Figure 3 of the attached report. Action Required: Amendment to the Medical Office zoning district to reduce minimum lot size from 1.5 acres to .5 acres. Staff is recommending this action. Recommendation #3: That the area bounded by East Dixie Highway, NE 213 Street and NE 214 Terrace and the extension of NE 30 Avenue be zoned for high density multi-family residential uses to provide an opportunity for those employed in the medical offices to reside within walking distance of their work and to better reflect the current market. This area would include the City-owned parcel on Biscayne Boulevard north of the public storage uses. Either RMF3A at 45 dwelling units per acre or RMF3B at 35 dwelling units per acre are proposed in the report. Medical office and limited commercial uses are proposed as conditional uses. The suggested development pattern is shown on Figure 3 of the attached report. Action Required: Comprehensive Plan Amendment from Business and Office to Medium-High Density Residential land use. Rezoning to RMF3B at 35 dwelling units per acre with amendment to the zone to provide for medical office and B1 uses as conditional uses within this boundary. Staff is recommending this action. Recommendation #4: That the area lying on the north of side of NE 214 Terrace, lying between East Dixie Highway and the extension of NE 30 Avenue, consisting of land one lot deep, be developed as multi-family residential moderate density due to the proximity of the existing residential development north of the City limit. The RMF3 zone at 25 dwelling units per acre is proposed in the report, with reduced density and height, to provide a transition from the existing residential development to the north and the proposed higher density residential development immediately to the south. The zoning of the street immediately to the north of the City limit, in the City of Hallandale, allows single family, duplexes, townhomes and apartments at 18 dwelling units per acre with a height maximum of 4 stodes or 45 feet. Our current RMF3 zone permits a similar mix of permitted uses with a slightly higher density of 25 dwelling units per acre and the same height maximum of 4 stories or 45 feet. The RMF3 zone would be compatible with the adjacent zoning in the City of Hallandale. The suggested development pattern is shown on Figure 3 of the attached report. Action Required: Comprehensive Plan Amendment from Business and Office to Medium-High Density Residential land use. Rezoning to RMF3 at 25 dwelling units per acre, allowing duplexes, triplexes and quadruplexes, townhomes and Iow and mid-rise apartments. Staff is recommending this action. Recommendation #5: That the existing parcels at the north and south limits of the district, with direct access onto Biscayne Boulevard, be zoned for commercial uses permitted in the B2 zone. This would include the three vacant parcels in the north limit of the district and the three parcels in the south limit currently operating as commercial use. Staff recommends that the commercial uses of these properties be limited to the neighborhood uses in the B1 zoning district to maintain the village style development proposed for this area. Action Required: Rezoning from Medical Office District to B1, Neighborhood Business District. Staff is recommending this action. Recommendation #6: Amendments to the site development standards of the zone, to accomplish the compact, urban design goals of the new mix of uses. These amendments include consideration of floor area ratio maximums, reduction of landscaped open space, reduction in setbacks and review of parking ratios. The consultant's report compares the site development standards in the Medical Office district to those of the Jackson Hospital medical district. While floor area ratios are larger in Jackson's district, no change is specifically recommended to the City's code. The consultant suggests that increased floor area ratio may be desirable to encourage compact, urban development but will depend upon the site and the proposed development. For Commission's information, the nine story addition to the Aventura Hospital currently under construction was granted a variance to permit a floor area ratio of 1.35 where 1.28 was permitted by Code. Staff recommends that uses that exceed the maximum floor area ratio be included as a conditional use for all new development in this district. Maximum lot coverage is comparable in both the City Code and the Jackson Hospital district. No change is recommended. The consultant has tested several of the small office sites proposed south of NE 209 Street and recommends a reduction in the amount of landscaped open space. They note that a 33% open space requirement may preclude development up to the maximum floor area ratio without construction of parking structures which may not be feasible or economical for the smaller developments. The comparative open space for the Jackson Hospital district is 15%. For further comparison, the new medical office building proposed to the west of the Aventura Hospital was granted a variance to permit 27% open space where 39% was required by Code. Staff is recommending that uses that do not meet the landscaped open space requirement of the Code be included as a conditional use, upon provision of a fee in lieu of open space provided, to be used for public park improvements. The current yard setbacks in the Medical Office district were originally developed to create a campus-like medical office area. The compact, urban village design proposed by this report could not be accomplished with these setbacks. The minimum setbacks of 10 feet for front, side and rear yards in the Jackson Hospital district are proposed in the consultant's report. Staff is recommending these proposed setbacks. For comparison, the new medical office building proposed to the west of the Aventura Hospital was granted a variance to permit a front yard setback of 25.5 feet where 50 feet was required and a rear yard setback of 8.1 feet where a 25 foot setback was required by Code. The 10 foot yard setbacks will permit buildings closer to the property limits which will create the human scale desired for urban design. Consideration of reduction in the parking requirements of the Code are not recommended by staff. The report states that our current requirement of 1 parking space for each 300 square feet of office space is a well-established standard but suggests that the additional parking requirement for large office buildings be reviewed. The additional parking for large office buildings was included in the Code in 1999 based on the fact that larger buildings will have a greater parking demand because the larger spaces will have more staff and more patients or customers. No amendment to this requirement is recommended by staff. Action Required: Provide for conditional use approval for uses that exceed the floor area ratio maximum. Provide for conditional use approval for uses that do not meet the landscaped open space requirement of the Code, upon payment of a fee in lieu of open space provided to be used for public park improvements. Previde reduced front, side and rear yard setbacks. Recommendation #7: That various streets be extended to provide north-south and east-west connectivity in the area and that certain streets be abandoned to assist assembly of properties and that design guidelines be enacted for streetscapes and architectural design. Staff recommends that street extensions and closures be considered at the time development proposals are submitted to the City. Staff further recommendations that design guidelines requiring urban design features such as connected sidewalks, pedestrian arcades, street trees, decorative streetlighting, articulated entrances at block corners and aligned front setbacks be included in the site development standards for each of the zones in this district. Action Required: Urban design standards to be included for all new developments in the district. Street extensions and closures to be considered as part of site plan review for development proposals. That staff be directed to prepare the necessary Comprehensive Plan Amendment, Rezoning and Amendments to the Land Development Regulations to effect the changes to the Medical Office (MO) zoning district recommended by staff in this memorandum. The City's Economic Development Advisory Board has adopted the report submitted to it by the consulting firm of Wallace Roberts Todd, recommending changes to the Medical Office District, and has requested that these recommendations be forwarded for Commission's consideration. The consultant's report is included in your agenda package. This slide shows the limits of the Medical Office District - it is the area lying to the north of Ives Dairy Road to the City limit and west of Biscayne Boulevard to East Dixie Highway. This district includes the Aventura Hospital campus, medical and office buildings, a nursing home, older single family homes, vacant lots predominantly in the north limit of the district and retail and public storage uses on Biscayne Bouelvard. PERMITTED USES IN THE MO ZONE; Business, professional, dental, medical offices Hospitals (not to exceed 20 stories or 200') Nursing Homes Medical laboratories Banks with no drive-in tellers Restaurants as accessory uses Pharmacies limited to drugs snd medical supplies Hotels, motels, resorts and time share units with limitations Accessory uses limited to 15% of g~oss interior area with no outside advertising Assisted living facilities The area is currently zoned Medical Office according to the City's Land Development regulations. The permitted uses in this zone are: (list from slide) CONDITIONAL USES IN THE MO ZONE: Business related schools Multi-family residential uses Uses that exceed the height limitations Retail uses with a minimum lot area of two gross acres. Drive-through facility Heliport landing site Automobile parking garages, exceeding two stories but not over six stories in height, us a stand-alone use USES PROHIBITED IN THE MO ZONE: Adult entertainment Retail uses on a lot less than two gross acres Industrial uses These are the conditional uses permitted in the Medical Office zone. Conditional uses require Commission approval at a public hearing. Uses currently prohibited in the zone are adult entertainment, retail uses on lots less than 2 acres and industrial uses SITE DEVELOPMENT STANDARDS Minimum frontage of 100', minimum lot area ofl.5 acres Ten stoties or 176 feet overall height including structured parking except hospitals which are permitted at 20 stories or 200 feet high Front setback is ~0 feet, street sideyard is 20 feet, t~ar yard is 2~ feet Floor area ratio (gross building area to gross lot area) is ,4 for first story and .11 for each additional sto~ Lot coverage ranges from 40 - 45% and open space from 33 - 40% depending on amount of structured parking on site These are the site development standards for the medical office zoning district. These standards were originally developed to create a campus-like medical office area with large setbacks and open spaces. Figure 1 Area bounded by Biscayne Blvd, NE 213 Street, NE 28 Avenue and no~th Hospital limit for large off'me buildings o~ minimum 3,0 acre parcel A~ea south of NE 209 Street for smell off-me buildings with minimum .5 acre parcel Area south of NE 214 Ten'ace, north of 213 Street for residential @ 35 dua Area north of NE 214 Terrace for residential @ 25 dua Commercial parcels on Biscayne Boulevard - north and south limits for neighbo~xxxl business uses During its past several meetings, the Economic Development Advisory Board discussed various options to encourage redevelopment of the district with a new mix of uses. The main concerns for redevelopment in this district is the ability to assemble land and once assembled, the inability of the market to absorb the approximately 2million square feet of office space allowed by the zone. These are the Advisory Board's recommendations. The map shown on this slide is Figure 1 in the consulant's report attached to your memorandum. Overall, a compact, medical urban village style of development is proposed with separate areas for large and small office buildings and residential areas to provide employee housing within walking distance of work. Then read from memorandum - Recommendation 1 - shown in light brown at the north limit, etc. Figure 3 7 potential parcels on north side of NE 214 Terrace - RMF3 proposed - maximum 73 units 3 potential parcels between NE 214 Terrace and NE 213 Street- RMF3B proposed - maximum 488 units 2 potential parcels for largo office buildings - approximately 400,000 square feet 12 potential parcels for small office buildings - approximately 140,000 square feet The map on this slide is Figure 3 in the consultant's report. It shows potential development patterns with the proposed zoning changes. There are 7 potential parcels on the nroth side of NE 214 Terrace. The RMF3 zone proposed would allow a maximum of 73 units There are 3 potential parcels between NE 214 Terrace and NE 213 Street. The RMF3B zone proposed would allow a maximum of 488 units. (561 residential uses total) There are 2 potential parcels for large office buildings that could develop to approximately 400,000 square feet total There are 12 potential parcels for small office buildings that could accommodate approximately 140,000 square feet (total office space of 540,000 square feet instead of the 2 million square feet that the current zoning would permit) · Consideration of Floor Area Ratio Maximum · Reduction in landscaped open space · Reduction in yard setbacks · Review of parking ratios · Street extensions and closings · Design guidelines The report suggests review of various site development standards to ensure that the compact urban development design can be achieved. The development standards for the Jackson Hospital medical district are used for comparison. The first recommendation is that increased floor area ratio may be desirable to achieve urban design goals. Staff is recommending that any uses exceeding the maximum floor area ratio be included as a conditional use for all new development in the district. The consultant notes that the current landscaped open space requirement of 33% minimum may preclude development up to maximum floor area ratio particularly for the small office sites of.5 acres without cons~a'uction of parking s~ructures. These may not be feasible or economical for the small sites. Staff is recommending that uses that do not meet the landscaped open space requirement of the code be a conditional use for all new development in the district and that the owner compensate the City for any reduction in open space by way of a fee in lieu of open space which could be used for public park improvements. The reduction in yard setbacks to 10 feet is suggested in the report and recommended by staff. The current setbacks were designed for a campus. The 10' setbacks will bring the buildings close to the street for the human scale needed for urban design. The next item - review of parking ratios - was suggested specifically relating the code requirement for additional parking for large office buildings. Staffis not recommending any change to parking ratios in the code. The additional parking for large buidlings was included in the code based on the fact that larger buildings will have a greater parking demand because the larger spaces will have more staff, patients and customers. Figure 2 of the consultants report suggests various street extensions and closures. Staff recommends that these extensions and closures be considered as part of site plan review when development proposals are received. The last recommendation of the report is that design guidelines be developed for harmony and consistency of design. Staff is recommending that the site development standards for all new development in the district include urban design features such as connected sidewalks, pedestrian arcades, street ~'ees, decorative streetlighting, articulated en~'ances at block comers and aligned front setbacks. Staffis requesting Commission's direction to prepare the necessary Comprehensive ?lan Amendments, rezonings and amendments to the Land development regulations. O City of Aventura Senior Mentors Program Objective To recruit and establish a pool of senior volunteers to provide mentors at the area schools to assist classroom campus and after school programs. City Responsibili~. 1. Advertise, sponsor, promote and maintain a pool of senior volunteers. 2. Place application form on City Web page, newsletter and other promotional material. 3. Maintain database of volunteers to be used for mentor program and other City events. 4. Coordinate with schools to place volunteers. 5. Provide recognition to senior volunteers. School Responsibility 1. Place and assign senior volunteers. 2. Work with City to promote program and recognize volunteers.