11-04-2003
The c~ of
AVentura
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Loa} Phmn;y 41ea~
Jeffrey M. Perlow, Mayor
all Mlm~r
Eric M. Soroka
Zev Auerbach
Jay R Beskin
Ken Cohen
Bob Diamond
Manny Grossman
Harry Holzberg
City Clerk
Teresa M. Soroka, CMC
City AttrJm<<r
Weiss Serota Helfman
Pastoriza Guedes Boniske & Cole
LOCAL PLANNING AGENCY
AGENDA
NOVEMBER 4, 2003 - 6 PM
Government Center
19200 West Country Club Drive
A ventura, Florida 33180
1. CALL TO ORDER\ROLL CALL
2. PLEDGE OF ALLEGIANCE
3. APPROVAL OF MINUTES: July 1, 2003 LPA Hearing
4. PUBLIC HEARING: MOTION RECOMMENDING ADOPTION OF THE
FOLLOWING ORDINANCES:
A. AN ORDINANCE OF THE CITY OF A VENTURA, FLORIDA,
AMENDING THE COMPREHENSIVE MASTER PLAN BY
AMENDING THE FUTURE LAND USE MAP DESIGNATION FOR
SIXTY-SIX (66) PARCELS OF LAND ON NE 213 STREET, NE 214
STREET, NE 214 TERRACE AND ONE (1) PARCEL OF LAND
ON BISCAYNE BOULEVARD, MORE PARTICULARLY
DESCRIBED IN EXHIBIT "A", FROM BUSINESS AND OFFICE
TO MEDIUM HIGH DENSITY RESIDENTIAL; PROVIDING FOR
TRANSMITTAL TO THE AGENCIES AS REQUIRED UNDER
CHAPTER 163, PART II, FLORIDA STATUTES; AND
PROVIDING FOR AN EFFECTIVE DATE.
B. AN ORDINANCE OF THE CITY OF A VENTURA, FLORIDA,
AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF
AVENTURA FOR FOURTEEN (14) PARCELS OF LAND ON THE
NORTH SIDE OF NE 214 TERRACE, FROM MO, MEDICAL
OFFICE DISTRICT, TO RMF3,MULTI-FAMILY MEDIUM
DENSITY RESIDENTIAL DISTRICT; BY AMENDING THE
OFFICIAL ZONING MAP OF THE CITY OF AVENTURA FOR
FIFTY-THREE (53) PARCELS OF LAND ON THE SOUTH SIDE
OF NE 214 TERRACE, ON NE 214 STREET AND ON THE NORTH
SIDE OF NE 213 STREET, FROM MO, MEDICAL OFFICE
DISTRICT TO RMF3B, MULTI-FAMILY MEDIUM DENSITY
RESIDENTIAL DISTRICT; BY AMENDING THE OFFICIAL
Nowmber 4, 2003 LPAMeetiDg
ZONING MAP OF THE CITY OF A VENTURA FOR EIGHT (8)
PARCELS OF LAND ON THE WEST SIDE OF BISCAYNE
BOULEVARD FROM MO, MEDICAL OFFICE DISTRICT TO Bl,
NEIGHBORHOOD BUSINESS DISTRICT; PROVIDING FOR
SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE;
PROVIDING FOR AN EFFECTIVE DATE.
C. AN ORDINANCE OF THE CITY OF A VENTURA, FLORIDA,
AMENDING SECTION 31-143(d), RMF3 DISTRICT, TO PROVIDE
FOR REVISED SETBACKS, ADDITIONAL CONDITIONAL USES,
STREETSCAPE DESIGN STANDARDS AND URBAN DESIGN
STANDARDS; AMENDING SECTION 31-143(g), RMF3B
DISTRICT, TO CLARIFY PERMITTED USES, TO PROVIDE
FOR REVISED SETBACKS, ADDITIONAL CONDITIONAL USES,
LARGE PARCEL DEVELOPMENT INCENTIVES,
STREETSCAPE DESIGN STANDARDS AND URBAN DESIGN
STANDARDS; AMENDING SECTION 31-144(b), Bl DISTRICT,
TO PROVIDE FOR REVISED HEIGHT LIMITATIONS;
AMENDING SECTION 31-144(1), MO DISTRICT, TO PROVIDE
FOR REVISED SETBACKS, LOT COVERAGE, OPEN SPACE
AND MINIMUM LOT SIZE, ADDITIONAL CONDITIONAL USES,
LARGE PARCEL DEVELOPMENT INCENTIVES,
STREETSCAPE DESIGN STANDARDS AND URBAN DESIGN
STANDARDS; PROVIDING FOR SEVERABILITY; PROVIDING
FOR INCLUSION IN THE CODE; PROVIDING FOR AN
EFFECTIVE DATE.
5. ADJOURNMENT.
This meeting is open to the public. In accordance w1th the Americans with Disabilities Act of 1990. all persons who are disabled and
who need special accommodations to participate in this meeting because of that disability should contact the Office of the City Clerk,
305-466-8901, not later than two days prior to such proceeding. Anyone wishing to appeal any decision made by the City of A ventura
Local Planning Agency with respect to any matter considered at such meeting or hearing will need a record of the proceedings and, for
such purpose, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and
evidence upon which the appeal is to be based. Agenda items may be viewed at the Office of the City Clerk, City of Aventura
Government Center. 19200 West Country Club Drive, Aventura, Florida, 33180. Anyone wishing to obtain a copy ofany agenda item
should contact the City Clerk at 305-466-8901. One or more members of the City of Aventura Advisory Boards may also be in
attendance.
"
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.
MINUTES
LOCAL PLANNING AGENCY
MEETING
JULY 1, 2003 6 PM
Government Center
19200 W. Country Club Drive
Aventura, Florida 33180
1. CALL TO ORDER/ROLL CALL: The meeting was called to order at 6:00 p.m. by
Mayor Jeffrey M. Perlow. Present were Commissioners Zev Auerbach, Jay R Beskin,
Ken Cohen, Bob Diamond, Harry Holzberg, Vice Mayor Manny Grossman, Mayor
Perlow, City Manager Eric M. Soroka, and City Attorney David M. Wolpin. City Clerk
Teresa M. Soroka was absent As a quorum was determined to be present, the
meeting commenced.
2. PLEDGE OF ALLEGIANCE: Gary Cohen led the pledge of allegiance.
3. APPROVAL OF MINUTES: A motion to approve the minutes of the May 6,2003
lPA Hearing was offered by Commissioner Cohen, seconded by Commissioner
Holzberg and unanimously passed.
4. PUBLIC HEARING: MOTION RECOMMENDING ADOPTION OF THE
FOllOWING ORDINANCES:
Mr. Wolpin read the following ordinances by title:
A. AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING
THE COMPREHENSIVE MASTER PLAN BY AMENDING THE FUTURE
LAND USE MAP DESIGNATION FOR PROPERTY LOCATED ON NE 28
COURT AT NE 185 STREET, MORE PARTICULARLY DESCRIBED IN
EXHIBIT "An, FROM BUSINESS AND OFFICE TO MEDIUM HIGH
DENSITY RESIDENTIAL; PROVIDING FOR TRANSMITTAL TO THE
AGENCIES AS REQUIRED UNDER CHAPTER 163, PART II, FLORIDA
STATUTES; AND PROVIDING FOR AN EFFECTIVE DATE.
B. AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING
THE OFFICIAL ZONING MAP OF THE CITY OF AVENTURA BY
AMENDING THE ZONING DESIGNATION FOR THREE PARCELS OF
LAND LOCATED ON NE 28 COURT AT NE 185 STREET, AND AS
MORE PARTICULARLY DESCRIBED IN EXHIBIT A, FROM B2,
COMMUNITY BUSINESS DISTRICT TO RMF4, MULTIFAMILY HIGH
DENSITY RESIDENTIAL DISTRICT; APPROVING A DEVELOPMENT
AGREEMENT AND AUTHORIZING THE CITY MANAGER TO
EXECUTE THE DEVELOPMENT AGREEMENT; PROVIDING FOR
SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE;
PROVIDING FOR AN EFFECTIVE DATE.
All witnesses giving testimony in this hearing were sworn in by Assistant City
Attorney Nancy Stroud.
A motion to recommend adoption of ordinance 4A was offered by Commissioner
Holzberg and seconded by Commissioner Cohen. A motion to recommend
adoption of ordinance 4B was offered by Commissioner Cohen and seconded by
Commissioner Holzberg. Joanne Carr, Planning Director, addressed the
Commission. Mayor Perlow opened the public hearing. The following
individuals addressed the Commission: Jeffrey Bercow, Esq., representing the
applicant; George Edelson, President of Admiral's Port; Steven Lakowitz and
Martin Sentz, Admirals Port; Donald Brodey, Hamptons. There being no further
speakers, the public hearing was closed. The motion to recommend adoption of
ordinance 4A passed unanimously by roll call vote. The motion to recommend
adoption of ordinance 4B passed unanimously by roll call vote.
5. ADJOURNMENT. There being no further business to come before the Local
Planning Agency, the meeting adjourned at 7:45 p.m.
Teresa M. Soroka, CMC, City Clerk
Approved by the LPA on
2
CITY OF AVENTURA
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
FROM:
TO:
BY:
DATE: October 17, 2003
SUBJECT: Small scale amendment to the City's Comprehensive Plan to change the
land use designation of sixty-six adjacent parcels on NE 213 Street, NE 214
Street and NE 214 Terrace and one adjacent parcel on Biscayne Boulevard
totaling 7.83 acres more or less from Business and Office to Medium High
Density Residential (02-CPA-03 - Small Scale Amendment)
November 4, 2003 Local Planning Agency Agenda Item ...!!:.:.ft
November 4, 2003 City Commission Meeting Agenda Item ~
January 6, 2004 City Commission Meeting Agenda Item
RECOMMENDATION
It is recommended that the City Commission: 1) approve the small scale Comprehensive
Plan amendment to change the land use designation of sixty-six adjacent parcels on NE
213 Street, NE 214 Street and NE 214 Terrace and one adjacent parcel on Biscayne
Boulevard totaling 7.83 acres more or less from Business and Office to Medium High
Density Residential; and 2) approve the transmittal of the amendment to the Florida
Department of Community Affairs.
THE REQUEST
City staff is requesting a small scale Comprehensive Plan amendment to change the land
use designation of sixty-six adjacent parcels on NE 213 Street, NE 214 Street and NE 214
Terrace and one adjacent parcel on Biscayne Boulevard totaling 7.83 acres more or less
from Business and Office to Medium High Density Residential to facilitate a rezoning of the
parcels on the north side of NE 214 Terrace from MO (Medical Office District) to RMF3
(Multi-Family Medium Density Residential District), to facilitate the rezoning of the parcels
on NE 214 Street, on the north side of NE 213 Street and on the south side of NE 214
Terrace and on Biscayne Boulevard from MO (Medical Office District) to RMF3B (Multi-
Family Medium Density Residential District).
BACKGROUND
OWNER OF PROPERTIES:
14 owners of 67 parcels listed on Exhibit #1
See Exhibit #2 for ownership map
NAME OF APPLICANT
City of Aventura
LOCATION OF PROPERTY
See Exhibit #3 for Location Map
and Exhibit #4 for Aerial Photograph
SIZE OF PROPERTIES
Approximately 7.83 acres
DESCRIPTION {BACKGROUND
This past year, the City's Economic Development Commission discussed various
scenarios to stimulate development in the Hospital District This district encompasses the
properties lying on the west side of Biscayne Boulevard to East Dixie Highway, from north
of NE 203 Street to the City limit This is one of the areas contemplated for redevelopment
in the City's Comprehensive Plan. The Hospital District Concept Plan in the master plan
envisioned a mix of uses in this area, those being, medical office, retail, commercial, multi-
family housing and hotel uses to complement the existing Aventura Hospital campus. The
land within this district was zoned MO (Medical Office District) by the City's Land
Development Regulations adopted on July 13, 1999.
The concern for development in this district has been the ability to assemble land to meet
the minimum lot size coupled with the ability of the market to absorb the approximately two
million square feet of office space contemplated by the zone. The existing uses on the
parcels subject of this comprehensive plan amendment include vacant land and older
single family and duplex buildings, some in use and some abandoned. Most of the lots in
the Hallandale Park plats measure 30 feet wide by 110 feet deep, or 3300 square feet
equating to 0.075 acres.
Following discussion with the Economic Development Advisory Board, the planning firm of
Wallace, Roberts, Todd prepared a report entitled "Conceptual Urban Development
Framework, Aventura Medical Office District". This report is appended as Exhibit #5. The
Advisory Board adopted all recommendations of the report and requested that it be
transmitted for Commission's consideration. At its workshop meeting of June 19, 2003,
the City Commission directed staff to prepare this Comprehensive Plan Amendment, along
with the necessary rezoning and amendments to the land development regulations to
effect the changes to the district recommended the consultant's report.
2
The consultant suggested that if redevelopment of the district were to take place at the
maximum permitted intensity at ten stories with nearly two million square feet of office
space, the market could not reasonably absorb this amount of office space, in current
market conditions or in the foreseeable future. The report therefore recommended a new
mix of uses in the district incorporating compact urban development design to accomplish
an office "village" rather than an office "campus".
A market analysis to compare the value of the lands under the current zoning category as
compared to the proposed zoning categories has been prepared by a real estate
consulting firm. The results of that study indicate that, based upon recent sales in the
Hospital District, there will be no negative impact on the value of current landholdings as a
result of the rezoning and amendments to the land Development Regulations, that land
continues to sell at a premium in the City of Aventura and that, with assemblage,
landowners may realize up to a seventeen percent increase in value.
The comprehensive plan amendment for the residential uses is proposed in two phases to
gauge developer interest, similar to the process undertaken for the comprehensive plan
amendments on NE 188 Street. This amendment is Phase One of the residential
component of the district. A maximum of 261 residential units are contemplated in this
phase.
ANALYSIS
Future land Use Designation
Subject Properties:
Properties to the North:
Properties to the South:
Properties to the East:
Properties to the West:
Zoning
Subject Properties:
Properties to the North:
Properties to the South:
Properties to the East:
Properties to the West:
Existing land Use
Subject property:
Properties to the North:
Properties to the South:
Properties to the East:
Properties to the West:
Business and Office
Business
Business and Office
Business and Office
Business and Office
MO, Medical Office District
RM-18, Multi-Family Residential and
Bl, Business Limited (City of Hallandale)
MO, Medical Office District
B2, Community Business District
U, Utilities District
vacant lots, residential single family and duplex
residential
public storage buildings and vacant land
shopping center and vacant land
FEC railway
3
Access - Access to sixty-six of the parcels is from NE 213 Street, NE 214 Street and NE
214 Terrace, which are all rights of way on the plat of Hallandale Park. Access to the
parcel owned by the City is by way of the unimproved road allowance of NE 30 Avenue.
Conformity to City Comprehensive Plan - The amendment is consistent with policies in
the Future Land Use, Transportation and Coastal and Conservation elements of the City's
Comprehensive Plan. More specifically:
Future Land Use Element
Policv 8.2 Applications to amend the City's Future Land Use Plan map shall be
evaluated to consider consistency with the Goals, Objectives and Policies of all
Elements, other timely issues, and in particular the extent to which the proposal, if
approved, would:
1. Satisfy a deficiency in the Plan map to accommodate projected
population or economic growth of the City;
Recent population figures provide information that the City is continuing to
grow and the median age is growing younger. Demand for housing is
therefore increasing. The residential use and mix of different housing types
in this development will accommodate projected population growth.
2. Enhance or impede provision of services at adopted LOS Standards;
Traffic - The traffic generation table provided later in this report supports the
proposed amendment in that a decreased projected vehicle trips per day
enhances the provision of traffic services.
Water - The intensity of a maximum FAR of office and commercial uses as
currently permitted is decreased with the proposed amendment Therefore,
provision of services will be enhanced.
Sewer - The intensity of a maximum of office and commercial uses as
currently permitted is decreased with the proposed amendment Therefore,
provision of services will be enhanced.
Mass Transit - The major bus transit facility is located at Aventura Mall,
approximately 1 mile from the subject properties. The proposed residential
development will be required to provide pedestrian linkage' to County and
City transit services that are safe and convenient to transit users.
Parks and Recreation - The City presently exceeds LOS standards for park
space.
4
Stormwater Drainage - The intensity of a maximum FAR of office and
commercial uses as currently permitted is decreased with the proposed
amendment Therefore, provision of services will be enhanced.
Solid Waste - The intensity of a maximum FAR of office and commercial
uses as currently permitted is decreased with the proposed amendment
Therefore, provision of services will be enhanced.
3. Be compatible with abutting and nearby land uses and protect the
character of established neighborhoods; and
The proposed amendment is compatible with abutting and nearby land uses
and not only protects, but is anticipated to enhance the character of the
neighborhood. The overall plan for the district envisions residential, office
and retail uses in a walkable urban village. The residential use will offer the
opportunity for employees to live within walking distance of their places of
employment
4. Enhance or degrade environmental or historical resources, features or
systems of significance.
The proposed amendment will enhance the environmental systems in that
new development will be required to connect to the sanitary sewer system.
Many of the older single family homes and duplexes are currently on septic
tank systems.
Policv 8.3 The City shall strive to accommodate residential development in suitable
locations and densities which reflect such factors as recent trends in location and
design of residential units; projected availability of service and infrastructure
capacity; proximity and accessibility to employment, commercial and cultural
centers; character of existing adjacent or surrounding neighborhoods; avoidance of
natural resource degradation; maintenance of quality of life and creation of
amenities.
The proposed amendment will accommodate residential development in suitable
locations and densities; accommodate projected availability of service and
infrastructure capacity; accommodate proximity and accessibility to employment,
commercial and cultural centers; accommodate character of existing adjacent or
surrounding neighborhoods; accommodate avoidance of natural resource
degradation; accommodate maintenance of quality of life and creation of amenities.
Policv 10.1 A ventura shall facilitate redevelopment of substandard or
underdeveloped areas, high intensity activity centers, mass transit supportive
development and mixed use projects to promote energy conservation.
5
The proposed amendment will facilitate redevelopment of an underdeveloped area
into a walkable urban village to promote energy conservation by decreased vehicle
use.
Policv 12. 1 All proposed Comprehensive Plan amendments that increase density
(population) shall be required to submit, at the time of application, an analysis of
the impacts of the proposed amendment upon the evacuation routes and
evacuation times as included within the South Florida Regional Hurricane
Evacuation Study, April, 1996, or as may be amended from time to time.
Policv 12.2 The City shall not approve any Comprehensive Plan amendment that
increases density (population) and results in evacuation times exceeding 12 hours.
Address Lot Size Increase in Population Overall Increase
Densitv Factor in Population
RMF3 zone 1.506 ac 25 dulac 1.79 67
RMF3B zone 6.326 ac 35 dulac 1.79 396
Totals 7.832 ac 463
The South Florida Regional Planning Council has prepared an analysis of the
impacts of the proposed amendment upon the evacuation routes and evacuation
times using the 1996 South Florida Hurricane Evacuation Study Model. It was
determined that the increase of 259 dwelling units resulting from the proposed
amendment will increase the clearance time by 6 minutes. That additional time
increases the present evacuation time of 11.54 hours (11 hours and 32 minutes) to
11.64 hours (11 hours and 38 minutes).
Transportation Element
Policv 1.5 The City will develop transportation management strategies, such as
(but not limited to) traffic calming techniques and neighborhood design concepts to
improve efficiency and enhance the safety of the pedestrian, bicycles and transit
riders within the context of an integrated multi-modal transportation system.
The proposed amendment and associated rezoning with streetscape design
standards will provide for neighborhood design concepts to enhance the safety of
pedestrian, bicycles and transit riders. Street extensions and closures will be
considered as part of any development application to improve transportation
efficiency.
Policv 4.3 Transit service shall be linked to major trip attractors and generators and
the transportation disadvantaged. Transit service shall be located such that they
are safe and convenient to transit users.
6
This new residential development will be required to provide linkage to transit
service facilities that are safe and convenient to transit users.
Policv 4.6 Sidewalks shall link residential development to transit stops and
shelters.
The streets within the proposed amendment area do not have adequate pedestrian
accessibility. All new development will be required to provide sidewalks and
streetscape.
Policv 4.7 Transit shelters, according to the City's approved design, shall be
provided at the time of development by the property owner.
Transit shelters, according to the City's approved design, will be provided by the
owner at the time of development
Parks and Recreation Element
Policv 4.1 The City adopts a level of service requiring 2.75 acres of net useable
park land per 1,000 residents, implemented by the concurrency management
system.
The estimated current population for the City of Aventura, based on the April 1,
2003 University of Florida estimate of 27,241 and the recently approved
comprehensive plan amendment for Aventura landings which adds 726 people to
that total, is 27,967. 259 additional dwelling units results in a population increase
of 463 people as shown in the table above, or a total population of 28,430. The
amount of park and recreation land required by this park standard is 78.18 acres.
The existing available park and recreation land, using the calculations provided in
the level of Service Standards, is 106 acres. Therefore, no deficiency exists nor
will be proposed amendment create a deficiency in this standard.
Conservation and Coastal Management Element
Policv 9.2 The City shall maintain the adopted levels of service on the local
roadways based on the future land use plan to achieve a reasonable evacuation
time.
The traffic generation table provided later in this report supports the proposed
amendment in that a decreased projected vehicle trips per day enhances the
provision of transportation (traffic) services, thereby maintaining the adopted levels
of service on local roadways to achieve a reasonable evacuation time.
Urban Design Element
7
Policv 1.7 The location of parking, curb cuts, walkways, bike lanes, signage,
lighting and landscape treatments shall be co-ordinated to provide maximum user
safety, while improving the comprehensive aesthetic appearance of Aventura.
The applicant will be required, through the site plan review process, to locate parking,
curb cuts, walkways, bike lanes, signage, lighting and landscape treatments to maximize
user safety and improve the aesthetics of the City.
Traffic Generation - The applicant's traffic engineers have prepared traffic generation
information relative to existing permitted land uses and the proposed amendment The
traffic generation information was prepared based on the overall plan for the entire district
as described in this report
Zoning Site Traffic (vph) Site Traffic (vpd)
PM Peak Hour Analysis Dailv Traffic
Medical Office 7,699 75,998
Residential 255 2,772
Shoooina Center 186 2,136
Medical Office (north) 1,502 14,832
Medical Office (South) 1,957 19,317
PM Peak Hour
3,900
Dail Traffic
39,057
7,699
-3,799
75,998
-36,941
As can be seen from the table above, the proposed residential land use designation will
contribute to significantly less impact on the City's road network as compared to the
existing business and office land use designation.
Part of the Larger Plan - As previously discussed in this report, the City Commission has
reviewed the overall concept and future of this area of the City. The City Commission has
determined that the proposed residential uses are an integral part in providing support and
vitality to the proposed hospital district village. The City's consultants advised that the
existing zoning on these properties (MO) provided for office uses that may not have been
economically feasible. The proposed mix of residential uses in the north portion of the
district, retail uses on Biscayne Boulevard, large office buildings to the north and small
office buildings to the south, will stimulate redevelopment and create a walkable urban
village in this area.
School Impacts - The application has been provided for comment to the Miami Dade
County School Board in accordance with the Interlocal Agreement entered into between
the City and the Board in February of 2003. The Intertocal Agreement provides that the
School Board must first advise what options it has identified to meet the anticipated
demand and, then, if the affected schools are at more than 115% capacity, the School
8
Board will ask the applicant to meet with it in a collaboration meeting to discuss additional
options to relieve overcrowding.
The School Board's letter of October 21, 2003 is attached as Exhibit #6. It notes that the
public elementary, middle and high schools affected by this development are currently
operating at 108%, 181% and 148% respectively of FISH capacity and that the proposed
development will increase those capacities to 121%, 186% and 151% respectively. This
analysis was made for both Phase I and II of the comprehensive plan amendment and
rezoning areas, which will contain a maximum of 473 residential units with 261 in Phase I
and 212 in Phase II. The report identifies two school construction projects that may serve
all or a portion of this area, however, school boundaries have not yet been established and
the Board gives no assurances that the new projects will help to alleviate the impacts of
this development The Board's recommendation is that the City and the School Board
meet to discuss options and alternatives.
At the collaboration meeting for the recently approved comprehensive plan amendment for
the Aventura Landings development, the School Board advised the City that any voluntary
contribution made by the developer may be made to the City for purposes of new charter
school construction. The Aventura Landings developer offered a monetary contribution to
the City to be payable upon issuance of building permits and this was accepted by the City
Commission. The City will enter into discussion with the developers of the amendment
parcel at the time of site plan approval to request an offer of monetary contribution to be
payable at the time of permit issuance.
Conformity to City Land Development Regulations - The proposed amendment will
facilitate a proposed rezoning from MO, Medical Office District, to RMF3 (Multi-Family
Medium Density Residential District) and RMF3B (Multi-Family Medium Density
Residential District).
Coastal High Hazard Location - The location of this site is not in a designated coastal
high hazard area.
9
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EXHIBIT #5
02-CPA-03
Conceptual Urban Development Framework
A ventura Medical Office District
Submitted to:
Economic Development Advisory Board
City of Aventura
Submitted by:
Wallace Roberts & Todd. LLC
April 21. 2003
CONCEPTUAL URBAN DEVELOPMENT FRAMEWORK
AVENTURA MEDICAL OFFICE DISTRla
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 - 1l1ustrative 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
1
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 medicaVdental 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-Iike' array
of smaller office structures. The combined capacity for small office
development, based on a floor area ratio for one-story buildings of 0040,
would total approximately 140,000 square feet. However, due to the present
requirement to retain 33% of site area as landscaped open space, this
capacity can only be achieved with parking placed in multi-level garages,
which may not be economically feasible. If all development were to occur as
single story structures with surface parking lots, less than 100,000 square
feet could be accommodated. This amount, plus the quantity of larger scale
medical office development which could occur to the north, would indicate a
2
total additional capacity for medical office development in these two
districts of roughly 450,000 - 500,000 square feet.
Residential Multi-Family - High Density
The area between NE 214 Terrace and NE 213 Street comprises a pattern of
fragmented small lot single family development similar to that existing to
the south of Aventura Hospital. However, the total land area is significantly
greater, fewer homes remain and the street pattern remains largely
incomplete. While medical office is considered an appropriate use, it is
highly unlikely that this large area could be consolidated for medical office
use in the foreseeable future. This area may be more likely to redevelop for
multi-family housing, which can help the City meet its need for a more
affordable housing stock, strengthen the tax base and provide an
opportunity for many of the employees within the medical district to reside
within walking distance of work. Either RMF 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 82 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 I University of
Miami Medical Center.
Floor Area Ratio (FAR)
Present FARs are variable with a base of 0.40 and an additional
0.11 for each additional floor. Thus, a 10 story building would be
permitted a total area of FAR 1.39, or 139% of the gross lot area.
This compares with a FAR of 1.72 permitted surrounding Jackson
Hospital.
Maximum Lot Coverage
Present maximum lot coverage ranges from 40% to 45% of gross
lot area, depending on the proportion of parking provided in
parking garages. This coincides with the maximum 40% coverage
applicable to the medical district at Jackson Hospital.
Minimum Landscaped Open Space
The total percentage of site area required to be maintained as
landscaped open space ranges from 33% to 39% depending on
proportion of parking provided in parking garages. This
requirement may be considered excessive for an intensely
developed urban district, and may act as an impediment to
efficient, compact development. As noted above, the open space
requirement may preclude development up to the maximum floor
area ratio without resorting to parking structures, which may be
infeasible or uneconomic for smaller office developments. The
comparative open space requirement applicable to the medical
district at Jackson Hospital is 15% of gross lot area, less than half
of that required by Aventura's MO District. Consideration should
be given to reducing this requirement.
Setbacks
Present front, side and rear yard setbacks applicable in the MO
District are 50 feet, 20 feet and 25 feet, respectively. As with the
minimum open space requirements, these may be considered
4
excessive for the development of a compact urban district. They
compare with setbacks of 10 feet for front, side and rear yards in
the medical district at Jackson Hospital. Consideration should be
given to reducing these requirements.
Parking Ratios
The present parking ratio applicable to medical and dental offices
is one space per 300 square feet of office - a well-established
standard and the same that applies in the medical district at
Jackson Hospital. However, "large office buildings", or those
150,000 square feet and over, are required to provide additional
parking according to a formula. As applied to a 150,000 square
foot office building, this would have the effect of increasing
required parking from 500 spaces (based on 1 space per 300 square
feet) to 644 spaces, an approximate 29% increase. Considering the
possibility that the development of affordable housing within
walking distance could reduce parking demand for those district
employees residing nearby, present parking requirements may
exceed what may actually be needed, thus unnecessarily increasing
development costs. Therefore, it is suggested that the present
parking requirement be reviewed.
Local Street and Streetscape Pattern
Figure 2 depicts potential adjustments to the local street pattern, as
described below.
Potential Street Closures
In order to support the consolidation of sites for larger scale development,
the City should be prepared to assist in property assembly by abandoning
certain existing streets or rights-of-way. These include NE 214 Street and NE
208 Terrace. Neither street provides essential internal connectivity, or access
to Biscayne Boulevard.
Potential New Streets
Potential new streets, depicted in dashed lines on Figure 2, include the
following:
NE 30 Avenue I NE 213 Street extension across Biscayne Boulevard.
This linkage could become a major entrance to the district and to
the neighborhood to the north.
NE 213 Street extended east from where it presently ends at NE 28
Avenue, to define an edge between the predominant office use to
the south and the predominant residential use to the north.
5
NE 212 Street, extending from NE 28 Street to Biscayne Boulevard
and defining the edge of the Aventura Hospital compound.
NE 29 Avenue to connect the north edge of Aventura Hospital to
the office and residential development to the north,
District Character Enhancements
The Aventura Medical Office District has the potential to redevelop over
time as a lively mixed use district comprising a concentration of small and
large scale medical offices, close-in walkable and affordable housing and
supporting commercial uses. The 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
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giving our students the world
Ana Rljo-Conde, Interim Assistant Superintendent
Facilities Operations, Maintenance and Planning
October 21, 2003
Miami-Dade County School Board
Dr. Michael M Krop, Chair
Dr, Robert B. Ingram, Vice Chair
Agustin J. Barrera
Frank J. Bolanos
Frank J. Cabo
Perla Tabares Hantman
Betsy H, Kaplan
Dr, Marta Perez
Dr. Solomon C. Stinson
Ms, Joanne Carr, AICP
Government Center
19200 West Country Club Drive
Aventura, Florida 33180
Re: Aventura Medical Office District
NE 213th and 214th street
Superintendent
of Schools
Merrett R Stierheim
Dear Ms, Carr:
Pursuant to the state mandated and School Board approved Interlocal Agreement (Interlocal), local
government, the development community and the School Board are to collaborate on options to
address the impact of proposed development on public schools where the proposed residential
development would result in an increase in the school's FISH capacity utilization (permanent and
relocatable), in excess of 115%,
Attached please find the School District's (District) review analysis of potential impact generated by
the above referenced application, Please note that all the schools facilities meet the referenced
review threshold, The proposed residential development will impact Virginia Boone/Highland Oaks
Elementary, Highland Oaks Middle and Dr. Michael Krop Senior currently operating at 108%, 181%
and 148% of FISH % utilization, respectively, However, utilizing the County's Census 2000 figures,
the proposed residential development will increase the FISH% utilization of Virginia Boone/Highland
Oaks Elementary, Highland Oaks Middle and Dr, Michael Krop Senior schools to 121%, 186% and
151%, respectively (please see enclosed analysis),
As such, it is our recommendation that dialogue between the School District and the above
referenced applicant take place as it relates specifically to public schools in the affected area that
meet the threshold. In an effort to meet the terms of the Interlocal, please send an email to
morozco@facil.dade,k12.f1.us to schedule a meeting with District staff,
Should you have any questions or need additional information, please call me at (305) 995-7287,
Sincerely,
I ) : , '"),..JuL, \:"'-,
~~a~~
Supervisor II
EXHIBIT #6
02-CPA-03
VGV:mo
L-1880
Enclosure
cc:
Ms, Ana Rijo-Conde
Mr, Fernando Albuerne
Mr. Michael A. Levine
Mr, Ivan M, Rodriguez
School Board Administration Building' 1450 H.E, 2nd Avenue, Suite 525' Miami, Florida 33132
305-995-7285' FAX 305-995-4760' www.ARijo@facll.dade.k12,f1.us
SCHOOL IMPACT REVIEW ANALYSIS
APPLICATION: Aventura Medical Office District
REQUEST: Comprehensive Plan Amendments from Business and Office
to Medium-High Density Residential (from MO medical office
district to RMF3 and RMF3B multi-family medium density
residential)
ACRES: 4.4 1 acres
LOCATION: N.E. 213 and 214 Street, Aventura
NUMBER OF
UNITS: 473 units
ESTIMATED STUDENT
POPULATION: 254 students.
ELEMENTARY: 117
MIDDLE: 63
SENIOR: 74
SCHOOLS SERVING AREA OF APPLICATION:
ELEMENTARY:
Virginia Boone/Highland Oaks - 20500 N.E. 24 Avenue
SENIOR HIGH:
Highland Oaks - 2375 N.E. 203 Street
Dr. Michael M. Krop -1410 N.E. 215 Street
MIDDLE:
.Based on Census 2000 information provided by the Miami-Dade County Department of
Planning and Zoning,
The following population and facility capacity data are as reported by the Office of
Information Technology, as of October 2002,
% UTILIZATION
NUMBER FISH DESING
% UTILIZATION CAPACITY
STUDENT FISH DESIGN FISH DESIGN OF PERMANENT
POPULATON CAPACITY CAPACITY PORTABLE AND
PERMANENT STUDENT
PERMANTENT STATIONS RELOCATABLE
Virginia Boone/ 973/ 108%/
Highland Oaks 1,090* 716 136% 186 121%
Elementary
Highland Oaks 2,521/ 1,121 225% 270 181/
Middle 2,584* 186%
Dr, Michael Krop 3,620/ 2,366 153% 79 1481
Senior 3,694* 151%
*Includes proposed development
Pursuant to the Interlocal Agreement, please note that all schools meet the review
threshold.
ADDITIONAL SCHOOL INFORMATION: The following information was provided by
school site personnel or other data sources in September 2003:
VirQinia 800nel HiQhland Oaks Elementary
Access to computers:
In each classroom, special computer
labs and Media Center
Capital Improvements since 1990:
None
Recognition for Academic Achievement:
Rated "A" school by State
Special Programs:
Enrichment classes and Gifted classes
Lunch schedule:
From 10:15 a.m. to 1:00 p.m.
Non-instructional space utilized for
Instructional purposes:
None
Teachers required to float/travel:
Art teacher
HiQhland Oaks Middle
Access to computers:
Capital Improvements since 1990:
Recognition for Academic Achievement:
Special Programs:
Lunch schedule:
Non-instructional space utilized for
Instructional purposes:
Teachers required to f1oaUtravel:
Dr. Michael M. Krop Senior HiClh
, Access to computers:
Capital Improvements since 1990:
Recognition for Academic Achievement:
Special Programs:
Lunch schedule:
Non-instructional space utilized for
Instructional purposes:
Teachers required to f1oaUtravel:
In each classroom, special computer
labs and Media Center
Classrooms and Media Center
FCAT"A"
None
From 11 :28 a,m. to 1 :46 p,m.
Auditorium - large group instruction
Library - 1 language Art class
Gifted Science teacher
In each classroom, special computer
labs, Media Center and other areas
Addition of two portable classrooms
Siemen's Award for Advanced
Placement
Magnet programs, enrichment classes,
after-school care, vocational and
community classes
From 10:18 a.m. to 12:23 p.m.
Yes
Foreign Language
PLANNED RELIEF SCHOOLS IN THE AREA (Information as of March 2003):
School
Highland Oaks Middle
Status
484 student stations addition
Occupancy Date
S/S RR-1
(New middle school)
2,100 student stations
Planning to start
FY 2005-2006
OPERATING COSTS: According to Financial Affairs, the average cost for K-12 grade
students amounts to $5,833 per student The total annual operating cost for additional
students residing in this development, if approved, would total $1,481,582,
CAPITAL COSTS: Based on the States October 2003 student station cost factors',
capital costs for the estimated additional students to be generated by the proposed
development are:
ELEMENTARY
MIDDLE
SENIOR
117 X
63 X
74 X
$13,279 =
$15,242 =
$20,169 =
$1,555,398
$ 960,246
$1,492,506
$4,008,150
Total Potential Capital Cost
'Based on Information provided by the Florida Department of Education, Office of
Educational Facilities Budgeting, Cost per student station does not include land cost
ORDINANCE NO. 2004-
AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA,
AMENDING THE COMPREHENSIVE MASTER PLAN BY
AMENDING THE FUTURE LAND USE MAP
DESIGNATION FOR SIXTY-SIX (66) PARCELS OF LAND
ON NE 213 STREET, NE 214 STREET, NE 214 TERRACE
AND ONE (1) PARCEL OF LAND ON BISCAYNE
BOULEVARD, MORE PARTICULARLY DESCRIBED IN
EXHIBIT "An, FROM BUSINESS AND OFFICE TO
MEDIUM HIGH DENSITY RESIDENTIAL; PROVIDING FOR
TRANSMITTAL TO THE AGENCIES AS REQUIRED
UNDER CHAPTER 163, PART II, FLORIDA STATUTES;
AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Department of Community Affairs of the State of Florida found in
compliance the City of Aventura Comprehensive Plan (the "Plan") in February 1999; and
WHEREAS, the Future Land Use Map of the Plan designated the subject property
Business and Office; and
WHEREAS, City staff is requesting a small scale Comprehensive Plan
Amendment, through Application No, 02-CPA-03, to change the land use designation of
sixty-six adjacent parcels of land on NE 213 Street, NE 214 Street, NE 214 Terrace and
one parcel on Biscayne Boulevard totaling 7,83 acres more or less, from Business and
Office to Medium High Density Residential; and
WHEREAS, the Plan amendment will not result in impacts on any infrastructure
system that will exceed established level of service standards and is otherwise
consistent with the goals, objectives and policies of the Plan; and
WHEREAS, the City Commission believes it is in the best interest of the public to
amend the future land use map designation on the subject property from Business and
Office to Medium High Density Residential; and
Ordinance No, 2004-
Page 2
WHEREAS, the City Commission believes the amendment will maintain the
unique aesthetic character of the City,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF AVENTURA, FLORIDA, AS FOllOWS:
Section 1. Purpose. This Ordinance is intended to preserve the unique
aesthetic character of the City and ensure that adjacent land uses are compatible, It is
further intended to protect property values, create a better business climate, enhance
the physical appearance of the community and preserve the natural beauty of the City,
Section 2. Amendment of Future land Use Map Desianation. The future
land use map designations of sixty-six adjacent parcels of land on NE 213 Street, NE
214 Street and NE 214 Terrace and one adjacent parcel of land on Biscayne Boulevard
totaling 7,83 acres more or less, having the folio numbers and legally described as
listed on Exhibit "A" to this ordinance, are hereby changed from Business and Office to
Medium High Density Residential.
Section 3. Severability, The provisions of this Ordinance are declared to be
severable and if any section, sentence, clause or phrase of this Ordinance shall for any
reason be held to be invalid or unconstitutional, such decision shall not affect the
validity of the remaining sections, sentences, clauses, and phrases of this Ordinance
but they shall remain in effect, it being the legislative intent that this Ordinance shall
stand notwithstanding the invalidity of any part,
2
Ordinance No, 2004-
Page 3
Section 4. Inclusion in the Comprehensive Plan. It is the intention of the
City Commission and it is hereby ordained that the provisions of this Ordinance shall
become and made a part of the Comprehensive Plan of the City of Aventura and that
the Future Land Use Map of the Comprehensive Plan may be revised so as to
accomplish such intentions,
Section 5. Transmittal. The City Clerk is directed to transmit the amendment
to the State of Florida Department of Community Affairs and other agencies as
provided under Chapter 163, Part II of the Florida Statutes,
Section 6, Effective Date, This Ordinance shall be effective pursuant to
Chapter 163 of the Florida Statutes,
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 Zev Auerbach
Commissioner Ken Cohen
Commissioner Robert Diamond
Commission Manny Grossman
Commissioner Harry Holzberg
Vice Mayor Jay R. Beskin
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 Zev Auerbach
Commissioner Ken Cohen
Commissioner Robert Diamond
Commission Manny Grossman
Commissioner Harry Holzberg
Vice Mayor Jay R. Beskin
Mayor Jeffrey M, Perlow
3
Ordinance No, 2004-
Page 4
PASSED on first reading this 4th day of November, 2003,
PASSED AND ADOPTED on second reading this 6th day of January, 2004,
JEFFREY M, PERLOW, MAYOR
ATTEST:
TERESA M, SOROKA, CMC
CITY CLERK
APPROVED AS TO LEGAL SUFFICIENCY:
CITY ATTORNEY
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DATE:
SUBJECT:
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CITY OF AVENTURA
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
City commiSSion2f
Eric M, Soroka, IC A-
City Manager /
Joanne Carr, AIC~ ~ \
Planning Director ~ .
October 17, 2003
Amendment of the Official Zoning Map of the City of Aventura by
amending the zoning designation for fourteen parcels on the north side of
NE 214 Terrace from MO, Medical Office District to RMF3, Multi-Family
Medium Density Residential District , for fifty-three parcels on the south
side of NE 214 Terrace, on NE 214 Street and on the north side of NE
213 Street from MO, Medical Office District to RMF3B, Multi- Family
Medium Density Residential District, and for eight parcels on the west side
of Biscayne Boulevard from MO, Medical Office District to B1,
Neighborhood Business District (02-REZ-03)
November 4, 2003 Local Planning Agency Agenda Item -1J3
November 4, 2003 City Commission Meeting Agenda Item '7 C
January 6, 2004 City Commission Meeting Agenda Item
RECOMMENDATION
r
It is recommended that the City Commission:
1, Approve an amendment of the Official Zoning Map of the City of Aventura by
amending the zoning designation for fourteen parcels on the north side of NE
214 Terrace from MO, Medical Office District to RMF3, Multi-Family Medium
Density Residential District; and
2, Approve an amendment of the Official Zoning Map of the City of Aventura by
amending the zoning designation for fifty-three parcels on the south side of NE
214 Terrace, on NE 214 Street and on the north side of NE 213 Street from
MO, Medical Office District to RMF3B, Multi- Family Medium Density
Residential District; and
3, Approve an amendment of the Official Zoning Map of the City of Aventura by
amending the zoning designation for eight parcels on the west side of Biscayne
Boulevard from MO, Medical Office District to B1, Neighborhood Business
District
THE REQUEST
City staff is requesting an amendment of the Official Zoning Map of the City of Aventura
by amending the zoning designation for fourteen parcels on the north side of NE 214
Terrace from MO, Medical Office District to RMF3, Multi-Family Medium Density
Residential District , by amending the zoning designation for fifty-three parcels on the
south side of NE 214 Terrace, on NE 214 Street and on the north side of NE 213 Street
from MO, Medical Office District to RMF3B, Multi- Family Medium Density Residential
District, and by amending the zoning designation for eight parcels on the west side of
Biscayne Boulevard from MO, Medical Office District to B1, Neighborhood Business
District.
BACKGROUND
OWNER OF PROPERTIES:
20 owners of 75 parcels listed on
Exhibit #1
See Exhibit #2 for ownership map
NAME OF APPLICANT
City of Aventura
LOCATION OF PROPERTY
NE 214 Terrace, NE 214 Street, NE 213 Street
and Biscayne Boulevard
See Exhibit #3 for Location Map
and Exhibit #4 for Aerial Photograph
SIZE OF PROPERTIES
Approximately 12,556 acres total
DESCRIPTION IBACKGROUND
This past year, the City's Economic Development Commission discussed various
scenarios to stimulate development in the Hospital District. This district encompasses
the properties lying on the west side of Biscayne Boulevard to East Dixie Highway and
from north of NE 203 Street to the City limit. This is one of the areas contemplated for
redevelopment in the City's Comprehensive Plan, The Hospital District Concept Plan in
the master plan envisioned a mix of uses in this area, those being, medical office, retail,
commercial, multi-family housing and hotel uses to complement the existing Aventura
Hospital campus, The land within this district was zoned MO (Medical Office District) by
the City's Land Development Regulations adopted on July 13, 1999, Permitted uses in
2
this zone are:
· Business, professional, dental and medical offices
· Hospitals (not to exceed 20 stories or 200' in height)
. Nursing homes
. Medicallaboratories
. Banks with no drive-in tellers
. Restaurants as accessory uses
. Pharmacies limited to drugs and medical supplies
. Hotels, motels, reports and time share units with limitations
. Assisted living facilities
· Accessory uses limited to 15% of gross interior area with no outside advertising
Conditional uses in the Medical Office district are:
. 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 facility
· Automobile parking garages, exceeding two stories but not over six stories in
height, as a stand-alone use
. All uses permitted in the CF (Community Facilities) district
Uses prohibited in the Medical Office district are:
. Adult entertainment
. Retail uses on a lot less than two gross acres
. Industrial uses
The Medical Office District zoning requires a minimum lot frontage of 100 feet and a
minimum lot area of 1,5 acres and allows a maximum height of 10 stories or 176 feet
overall including parking structures, except hospitals which may be 20 stories or 200
feet in height The front setback for buildings between 1 to 20 floors is 50 feet, side
setbacks range from 20 feet to 65 feet depending upon height Rear setbacks range
from 25 feet to 45 feet depending upon height The floor area ratio maximum is .40 at
one story and increases by .11 for each additional story. Lot coverage and landscaped
open space vary depending upon the percentage of parking within a parking structure
and upon calculation of floor area ratio, The maximum lot coverage range is 40%-45%
and minimum open space range is 33%-40%. These site development standards were
developed to provide a campus-like medical office district, similar to the Office Park
(OP) district
The concern for development in this district has been the ability to assemble land to
3
meet the minimum lot size coupled with the ability of the market to absorb the
approximately two million square feet of office space contemplated by the zone, The
existing uses on the parcels subject of this zoning amendment include vacant land and
older single family and duplex buildings, some in use and some abandoned, Most of
the lots in the Hallandale Park plats measure 30 feet wide by 110 feet deep, or 3300
square feet equating to 0,075 acres,
Following discussion with the Economic Development Advisory Board, the planning firm
of Wallace, Roberts, Todd prepared a report entitled "Conceptual Urban Development
Framework, Aventura Medical Office District", This report is appended as Exhibit #5,
The Advisory Board adopted all recommendations of the report and requested that it be
transmitted for Commission's consideration, At its workshop meeting of June 19,2003,
the City Commission directed staff to prepare the necessary Comprehensive Plan
Amendment, rezoning and amendments to the land development regulations to effect
the changes to the district recommended the consultant's report,
The consultant suggested that if redevelopment of the district were to take place at the
maximum permitted intensity at ten stories with nearly two million square feet of office
space, the market could not reasonably absorb this amount of office space, in current
market conditions or in the foreseeable future, The report therefore recommended a
new mix of uses in the district incorporating compact urban development design to
accomplish an office "village" rather than an office "campus".
A market analysis to compare the value of the lands under the current zoning category
as compared to the proposed zoning categories has been prepared by a real estate
consulting firm, The results of that study indicate that, based upon recent sales in the
Hospital District, there will be no negative impact on the value of current landholdings
as a result of the rezoning and amendments to the Land Development Regulations, that
land continues to sell at a premium in the City of Aventura and that, with assemblage,
landowners may realize up to a seventeen percent increase in value.
A concurrent comprehensive plan amendment for the residential uses is proposed for
those properties on NE 214 Terrace, NE 214 Street and NE 213 Street to change the
land use designation from Business and Office to Medium-High Density Residential.
The eight parcels of land on Biscayne Boulevard are currently designated as Business
and Office, The proposed B1, Neighborhood Business District, uses are permitted land
uses in the Business and Office land use designation and therefore, this change does
not necessitate a comprehensive plan amendment, although a zoning change from MO
District to B1 District is required,
ANALYSIS
Future land Use Designation
Subject Properties:
Properties to the North:
Properties to the South:
Business and Office
Business
Business and Office
4
Properties to the East:
Properties to the West:
Zoning
Subject Properties:
Properties to the North:
Properties to the South:
Properties to the East:
Properties to the West:
Existing Land Use
Subject properties:
Properties to the North:
Properties to the South:
Properties to the East:
Properties to the West:
Business and Office
Business and Office
MO, Medical Office District
RM-18, Multi-Family Residential and
BL, Business Limited (City of Hallandale)
MO, Medical Office District
B2, Community Business District
U, Utilities District
vacant lots, residential single family and duplex, retail
and commercial
residential
public storage buildings, vacant land, retail and
commercial
shopping centers, funeral home, office and vacant
land
FEC railway, residential single family and duplex,
medical offices
Access - Access to sixty-six of the parcels is from NE 213 Street, NE 214 Street and
NE 214 Terrace, which are all rights of way on the plat of Hallandale Park, Access to
the parcel owned by the City is by way of the unimproved road allowance of NE 30
Avenue, Access to the eight parcels to be rezoned to B1, Neighborhood Business
District is by way of Biscayne Boulevard, NE 208 Terrace and NE 208 Street
Conformity to City Comprehensive Plan - The proposed amendment for those
properties on NE 214 Terrace, NE 214 Street and NE 213 Street are conditioned upon
a Comprehensive Plan Amendment to change the land use designation from Business
and Office to Medium High Density Residential. The proposed amendment for the eight
properties on Biscayne Boulevard are consistent with the Comprehensive Plan.
Standards for reviewing proposed amendments to the Official Zoning Map found
in Section 31-77 of the Land Development Regulations:
1 , Whether or not the proposed amendment is consistent with goals, objectives and
policies of the City's Comprehensive Plan.
The proposed amendment will be consistent with goals, objectives and policies of
the City's Comprehensive Plan provided the City Commission approves an
amendment to the land use designations for the parcels on NE 214 Terrace, NE 214
Street and NE 213 Street from Business and Office to Medium High Density
Residential.
5
2, Whether or not the proposed zoning district is compatible with the surrounding
area's zoning designation(s) and existing uses,
The proposed zoning district is compatible with the surrounding area's zoning
designation(s) and existing uses,
3, Whether or not the subject property is physically suitable for the uses permitted in
the proposed district
The subject properties are physically suitable for the uses permitted in the proposed
district
4, Whether or not there are sites available in other areas currently zoned for such use,
There are sites available in other areas currently zoned for RMF3, RMF3B and B1
uses,
5, If applicable, whether or not the proposed change will contribute to redevelopment
of an area in accordance with an approved redevelopment plan.
The proposed change will contribute to the redevelopment of this area in
accordance with the redevelopment plan prepared by the planning firm of Wallace,
Roberts, Todd and recommended by City staff,
6. Whether or not the proposed change would adversely affect traffic patterns or
congestion,
The traffic generation table provided later in this report supports the proposed
amendment in that a decreased projected vehicle trips per day enhances the
provision of traffic services,
7. Whether or not the proposed change would adversely impact population density
such that the demand for water, sewers, streets, recreational areas and facilities,
and other public facilities and services would be adversely affected.
Address Lot Size Increase in Population Overall Increase
Densitv Factor in PODulation
RMF3 zone 1.506 ac 25 du/ac 1.79 67
RMF3B zone 6,326 ac 35 du/ac 1,79 396
Totals 7.832 ac 463
The proposed change would not adversely affect population density such that the
demand for water, sewers, streets, and other public facilities and services would be
adversely affected, The proposed residential use of a portion of this property will
decrease the demand for water, sewer, streets and other public facilities as
compared to the presently permitted uses,
6
1. Whether or note the proposed change would have an adverse environmental impact
on the vicinity.
The proposed change will not have an adverse environmental impact on
the vicinity, The proposed amendment will enhance the environmental
systems in that new development will be required to connect to the
sanitary sewer system, Many of the older single family homes and
duplexes are currently on septic tank systems,
2, Whether or not the proposed change would adversely affect the health, safety, and
welfare of the neighborhood or the City as a whole,
The proposed change will not adversely affect the health, safety, and welfare of the
neighborhood or the City as a whole,
Traffic Generation - The applicant's traffic engineers have prepared traffic generation
information relative to existing permitted land uses and the proposed amendment The
traffic generation information was prepared based on the overall plan for the entire
district as described in this report
Zoning Site Traffic (vph) Site Traffic (vpd)
PM Peak Hour Analvsis Dailv Traffic
Medical Office 7,699 75,998
Residential 255 2,772
Shoooina Center 186 2,136
Medical Office (north) 1,502 14,832
Medical Office (South) 1,957 19,317
PM Peak Hour
3,900
7,699
-3,799
Dail Traffic
39,057
75,998
-36,941
As can be seen from the table above, the proposed residential land use designation will
contribute to significantly less impact on the City's road network as compared to the
existing business and office land use designation,
Part of the Larger Plan - As previously discussed in this report, the City Commission
has reviewed the overall concept and future of this area of the City, The City
Commission has determined that the proposed residential, retail and office uses are an
integral part in providing support and vitality to the proposed hospital district village. The
City's consultants advised that the existing zoning on these properties (MO) provided
for office uses that may not have been economically feasible, The proposed mix of
7
residential uses in the north portion of the district, retail uses on Biscayne Boulevard,
large office buildings to the north and small office buildings to the south, will stimulate
redevelopment and create a walkable urban village in this area,
School Impacts - The application has been provided for comment to the Miami Dade
County School Board in accordance with the Interlocal Agreement entered into between
the City and the Board in February of 2003, The Interlocal Agreement provides that the
School Board must first advise what options it has identified to meet the anticipated
demand and, then, if the affected schools are at more than 115% capacity, the School
Board will ask the applicant and the City to meet with it in a collaboration meeting to
discuss additional options to relieve overcrowding,
The School Board's letter of October 21, 2003 is attached as Exhibit #6, It notes that
the public elementary, middle and high schools affected by this development are
currently operating at 108%, 181% and 148% respectively of FISH capacity and that the
proposed development will increase those capacities to 121 %, 186% and 151 %
respec.tively. This analysis was made for both Phase I and II of the comprehensive
plan amendment and rezoning areas, which will contain a maximum of 473 residential
units with 261 in Phase I and 212 in Phase II. The report identifies two school
construction projects that may serve all or a portion of this area, however, school
boundaries have not yet been established and the Board gives no assurances that the
new projects will help to alleviate the impacts of this development The Board's
recommendation is that the City and the School Board meet to discuss options and
alternatives,
At the collaboration meeting for the recently approved comprehensive plan amendment
for the Aventura Landings development, the School Board advised the City that any
voluntary contribution made by the developer may be made to the City for purposes of
new charter school construction. The Aventura Landings developer offered a monetary
contribution to the City to be payable upon issuance of building permits and this was
accepted by the City Commission, The City will enter into discussion with the
developers of the amenpment parcel at the time of site plan approval to request an
offer of monetary contribution to be payable at the time of permit issuance,
8
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02-REZ-03
Conceptual Urban Development Framework
A ventura Medical Office District
Submitted to:
Economic Development Advisory Board
City of Aventura
Submitted by:
Wallace Roberts & Todd, LLC
April 21, 2003
CONCEPTUAL URBAN DEVELOPMENT FRAMEWORK
AVENTURA MEDICAL OFFICE D1STRla
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
1
suggest that this is well beyond what the office market could reasonably
absorb even far into the future. Consequently, other compatible uses must
be encouraged if the area is to redevelop in an appropriate and compatible
fashion. Factors that influenced the following recommended land use and
zoning designations included existing property sizes, proximity to the
hospital, access and visibility, Biscayne Boulevard frontage and compatibility
with adjacent uses outside the Medical Office District.
Medical Office - Large Site
The area bounded by Biscayne Boulevard, NE 213 Street, NE 28 Avenue and
the northern property line of Aventura Hospital is believed to be ideally
suited to large scale, predominantly medical office use due to its direct
adjacency to the hospital, large property sizes and direct access and visibility
along Biscayne Boulevard. In this area, totaling approximately 8 acres,
consideration should be given to increasing minimum lot size to 3.0 acres.
This would permit two substantial office developments totaling
approximately 400,000 square feet, plus multistory parking garages. Medical
office should be the predominant use, with multifamily residential and a
limited array of ancillary commercial uses related directly to the district
permitted as conditional uses. To provide for necessary vehicular access and
connectivity within the district, several new streets may be appropriate to
accompany this redevelopment. These include an extension of NE 212 and
213 Streets to provide east-west access and district entrances from Biscayne
Boulevard, and an extension of NE 29 Avenue to provide north-south access
and connectivity to the hospital.
Medical Office - Small Site
That portion of the medical office district located immediately to the south
of Aventura Hospital, south of NE 209 Street, is comprised primarily of small
single family parcels and unrelated commercial uses. The present 1.5 acre
minimum lot size poses a challenge for the assembly of suitable sites, and
also precludes smaller medical/dental office development appropriate to
accommodate individual group practices occupying their own buildings. As
such, this minimum lot size could be inhibiting appropriate and compatible
small-scale redevelopment. Consequently, it is recommended that the
present MO district in this area be modified to reduce minimum lot size to
either 0.5 acre, or 20,000 square feet. This will permit a "village-like" array
of smaller office structures. The combined capacity for small office
development, based on a floor area ratio for one-story buildings of 0.40,
would total approximately 140,000 square feet. However, due to the present
requirement to retain 33% of site area as landscaped open space, this
capacity can only be achieved with parking placed in multi-level garages,
which may not be economically feasible. If all development were to occur as
single story structures with surface parking lots, less than 100,000 square
feet could be accommodated. This amount, plus the quantity of larger scale
medical office development which could occur to the north, would indicate a
2
total additional capacity for medical office development in these two
districts of roughly 450,000 - 500,000 square feet.
Residential Multi-Family - High Density
The area between NE 214 Terrace and NE 213 Street comprises a pattern of
fragmented small lot single family development similar to that existing to
the south of Aventura Hospital. However, the total land area is significantly
greater, fewer homes remain and the street pattern remains largely
incomplete. While medical office is considered an appropriate use, it is
highly unlikely that this large area could be consolidated for medical office
use in the foreseeable future. This area may be more likely to redevelop for
multi-family housing, which can help the City meet its need for a more
affordable housing stock, strengthen the tax base and provide an
opportunity for many of the employees within the medical district to reside
within walking distance of work. Either RMF 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 town homes, 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 82 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 I University of
Miami Medical Center.
Floor Area Ratio (FAR)
Present FARs are variable with a base of 0.40 and an additional
0.11 for each additional floor. Thus, a 10 story building would be
permitted a total area of FAR 1.39, or 139% of the gross lot area.
This compares with a FAR of 1.72 permitted surrounding Jackson
Hospital.
Maximum Lot Coverage
Present maximum lot coverage ranges from 40% to 45% of gross
lot area, depending on the proportion of parking provided in
parking garages. This coincides with the maximum 40% coverage
applicable to the medical district at Jackson Hospital.
Minimum Landscaped Open Space
The total percentage of site area required to be maintained as
landscaped open space ranges from 33% to 39% depending on
proportion of parking provided in parking garages. This
requirement may be considered excessive for an intensely
developed urban district, and may act as an impediment to
efficient, compact development. As noted above, the open space
requirement may preclude development up to the maximum floor
area ratio without resorting to parking structures, which may be
infeasible or uneconomic for smaller office developments. The
comparative open space requirement applicable to the medical
district at Jackson Hospital is 15% of gross lot area, less than half
of that required by Aventura's MO District. Consideration should
be given to reducing this requirement.
Setbacks
Present front, side and rear yard setbacks applicable in the MO
District are 50 feet, 20 feet and 25 feet, respectively. As with the
minimum open space requirements, these may be considered
4
excessive for the development of a compact urban district. They
compare with setbacks of 10 feet for front, side and rear yards in
the medical district at Jackson Hospital. Consideration should be
given to reducing these requirements.
Parking Ratios
The present parking ratio applicable to medical and dental offices
is one space per 300 square feet of office - a well-established
standard and the same that applies in the medical district at
Jackson Hospital. However, "large office buildings", or those
150,000 square feet and over, are required to provide additional
parking according to a formula. As applied to a 150,000 square
foot office building, this would have the effect of increasing
required parking from 500 spaces (based on 1 space per 300 square
feet) to 644 spaces, an approximate 29% increase. Considering the
possibility that the development of affordable housing within
walking distance could reduce parking demand for those district
employees residing nearby, present parking requirements may
exceed what may actually be needed, thus unnecessarily increasing
development costs. Therefore, it is suggested that the present
parking requirement be reviewed.
Local Street and Streetscape Pattern
Figure 2 depicts potential adjustments to the local street pattern, as
described below.
Potential Street Closures
In order to support the consolidation of sites for larger scale development,
the City should be prepared to assist in property assembly by abandoning
certain existing streets or rights-of-way. These include NE 214 Street and NE
208 Terrace. Neither street provides essential internal connectivity, or access
to Biscayne Boulevard.
Potential New Streets
Potential new streets, depicted in dashed lines on Figure 2, include the
following:
NE 30 Avenue I NE 213 Street extension across Biscayne Boulevard.
This linkage could become a major entrance to the district and to
the neighborhood to the north.
NE 213 Street extended east from where it presently ends at NE 28
Avenue, to define an edge between the predominant office use to
the south and the predominant residential use to the north.
5
NE 212 Street, extending from NE 28 Street to Biscayne Boulevard
and defining the edge of the Aventura Hospital compound.
NE 29 Avenue to connect the north edge of Aventura Hospital to
the office and residential development to the north.
District Character Enhancements
The Aventura Medical Office District has the potential to redevelop over
time as a lively mixed use district comprising a concentration of small and
large scale medical offices, close-in walkable and affordable housing and
supporting commercial uses. The 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 deveio"ped and
applied through an overlay district, or similar means.
6
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Ana Rijo-Conde, Interim Assistant Superintendent
Facilities Operations, Maintenance and Planning
Ms, Joanne Carr, AICP
Government Center
19200 West Country Club Drive
Aventura, Florida 33180
EXHIBIT #6
02-REZ-03
Miami-Dade County School Board
Dr. Michael M Krop, Chair
Dr. Robert B. Ingram, Vice Chair
Agustin J. Barrera
Frank J, Bolafios
Frank J. Cobo
Perla Tabares Hantman
Betsy H, Kaplan
Dr. Marta Perez
Dr. Solomon C, Stinson
October 21, 2003
Re: Aventura Medical Office District
NE 213t11 and 214t11 street
Superintendent
of Schools
Merrett R Stlerheim
Dear Ms, Carr:
Pursuant to the state mandated and School Board approved Interlocal Agreement (Interlocal), local
government, the development community and the School Board are to collaborate on options to
address the impact of proposed development on public schools where the proposed residential
development would result in an increase in the school's FISH capacity utilization (permanent and
relocatable), in excess of 115%,
Attached please find the School District's (District) review analysis of potential impact generated by
the above referenced application, Please note that all the schools facilities meet the referenced
review threshold, The proposed residential development will impact Virginia Boone/Highland Oaks
Elementary, Highland Oaks Middle and Dr, Michael Krop Senior currently operating at 108%, 181%
and 148% of FISH % utilization, respectively, However, utilizing the County's Census 2000 figures,
the proposed residential development will increase the FISH% utilization of Virginia Boone/Highland
Oaks Elementary, Highland Oaks Middle and Dr, Michael Krop Senior schools to 121%, 186% and
151 %, respectively (please see enclosed analysis),
As such, it Is our recommendation that dialogue between the School District and the above
referenced applicant take place as it relates specifically to public schools in the affected area that
meet the threshold. In an effort to meet the terms of the Interlocal, please send an email to
morozco@faciLdade,k12.fLus to schedule a meeting with District staff,
Should you have any questions or need additional Information, please call me at (305) 995-7287,
Sincerely,
~'~
, ----'
Ivian G, 'aamil
Supervisor II
VGV:mo
L-1880
Enclosure
cc:
Ms, Ana Rijo-Conde
Mr. Fernando Albuerne
Mr. Michael A, Levine
Mr, Ivan M, Rodriguez
School Board Administration Building. 1450 N.E. 2nd Avenue, Suite 525. Miami, Florida 33132
305-995-7285. FAX 305-995-4760. www.ARijo@facll.dade,k12.f1.us
SCHOOL IMPACT REVIEW ANALYSIS
APPLICATION: Aventura Medical Office District
REQUEST: Comprehensive Plan Amendments from Business and Office
to Medium-High Density Residential (from MO medical office
district to RMF3 and RMF3B multi-family medium density
residential)
ACRES: 4.41 acres
LOCATION: N.E. 213 and 214 Street, Aventura
NUMBER OF
UNITS: 473 units
ESTIMATED STUDENT
POPULATION: 254 students.
ELEMENTARY: 117
MIDDLE: 63
SENIOR: 74
SCHOOLS SERVING AREA OF APPLICATION:
ELEMENTARY:
MIDDLE:
SENIOR HIGH:
Virginia Boone/Highland Oaks - 20500 N.E. 24 Avenue
Highland Oaks - 2375 N.E. 203 Street
Dr. Michael M. Krop -1410 N.E. 215 Street
.Based on Census 2000 information provided by the Miami-Dade County Department of
Planning and Zoning.
The following population and facility capacity data are as reported by the Office of
Information Technology, as of October 2002,
% UTILIZATION
NUMBER FISH DESING
FISH DESIGN % UTILIZATION OF CAPACITY
STUDENT CAPACITY FISH DESIGN PORTABLE PERMANENT
POPULATON PERMANENT CAPACITY STUDENT AND
PERMANTENT STATIONS RELOCATABLE
Virginia Boonel 9731 108%1
Highland Oaks 1,090* 716 136% 186 121%
Elementary
Highland Oaks 2,5211 1,121 225% 270 1811
Middle 2,584* 186%
Dr. Michael Krop 3,6201 2,366 153% 79 1481
Senior 3,694* 151%
*Includes proposed development
Pursuant to the Interlocal Agreement, please note that all schools meet the review
threshold,
ADDITIONAL SCHOOL INFORMATION: The following information was provided by
school site personnel or other data sources in September 2003:
Vir~linia Boonel Highland Oaks Elementary
Access to computers:
In each classroom, special computer
labs and Media Center
Capital Improvements since 1990:
None
Recognition for Academic Achievement:
Rated "A" school by State
Special Programs:
Enrichment classes and Gifted classes
Lunch schedule:
From 10:15 a.m. to 1:00 p,m,
Non-instructional space utilized for
Instructional purposes:
None
Teachers required to float/travel:
Art teacher
HiQhland Oaks Middle
Access to computers:
Capital Improvements since 1990:
Recognition for Academic Achievement:
Special Programs:
Lunch schedule:
Non-instructional space utilized for
Instructional purposes:
Teachers required to float/travel:
Dr. Michael M. Krop Senior HiQh
Access to computers:
Capital Improvements since 1990:
Recognition for Academic Achievement:
Special Programs:
Lunch schedule:
Non-instructional space utilized for
Instructional purposes:
Teachers required to float/travel:
In each classroom, special computer
labs and Media Center
Classrooms and Media Center
FCAT"A"
None
From 11 :28 a.m. to 1 :46 p,m,
Auditorium -large group instruction
Library - 1 language Art class
Gifted Science teacher
In each classroom, special computer
labs, Media Center and other areas
Addition of two portable classrooms
Siemen's Award for Advanced
Placement
Magnet programs, enrichment classes,
after-school care, vocational and
community classes
From 10:18 a.m. to 12:23 p.m,
Yes
Foreign Language
PLANNED RELIEF SCHOOLS IN THE AREA (Information as of March 2003):
School
Highland Oaks Middle
Status
484 student stations addition
Occupancy Date
SIS RR-1
(New middle school)
2,100 student stations
Planning to start
FY 2005-2006
OPERATING COSTS: According to Financial Affairs, the average cost for K-12 grade
students amounts to $5,833 per student. The total annual operating cost for additional
students residing in this development, if approved, would total $1,481,582,
CAPITAL COSTS: Based on the States October 2003 student station cost factors',
capital costs for the estimated additional students to be generated by the proposed
development are:
ELEMENTARY
MIDDLE
SENIOR
117 X
63 X
74 X
$13,279 =
$15,242 =
$20,169 =
$1,555,398
$ 960,246
$1 ,492,506
$4,008,150
Total Potential Capital Cost
'Based on Information provided by the Florida Department of Education, Office of
Educational Facilities Budgeting. Cost per student station does not include land cost.
ORDINANCE NO. 2004-
AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA,
AMENDING THE OFFICIAL ZONING MAP OF THE CITY
OF AVENTURA FOR FOURTEEN (14) PARCELS OF
LAND ON THE NORTH SIDE OF NE 214 TERRACE,
FROM MO, MEDICAL OFFICE DISTRICT, TO
RMF3,MUL TI-FAMIL Y MEDIUM DENSITY RESIDENTIAL
DISTRICT; BY AMENDING THE OFFICIAL ZONING MAP
OF THE CITY OF AVENTURA FOR FIFTY-THREE (53)
PARCELS OF LAND ON THE SOUTH SIDE OF NE 214
TERRACE, ON NE 214 STREET AND ON THE NORTH
SIDE OF NE 213 STREET, FROM MO, MEDICAL OFFICE
DISTRICT TO RMF3B, MULTI-FAMILY MEDIUM DENSITY
RESIDENTIAL DISTRICT; BY AMENDING THE OFFICIAL
ZONING MAP OF THE CITY OF AVENTURA FOR EIGHT
(8) PARCELS OF LAND ON THE WEST SIDE OF
BISCAYNE BOULEVARD FROM MO, MEDICAL OFFICE
DISTRICT TO B1, NEIGHBORHOOD BUSINESS
DISTRICT; PROVIDING FOR SEVERABILITY;
PROVIDING FOR INCLUSION IN THE CODE;
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the City Commission of the City of Aventura is desirous of facilitating
redevelopment of the "Hospital District", being lands lying in the triangle bounded by the
City limit to the north, NE 203 Street to the south, Biscayne Boulevard to the east and
East Dixie Highway to the west and has requested that staff prepare this ordinance to
effect the redevelopment facilitation;
WHEREAS, the City of Aventura is desirous of amending the Official Zoning Map
of the City of Aventura by amending the zoning designation for fourteen (14) parcels of
land located on the north side of NE 214 Terrace, from MO, Medical Office District to
RMF3, Multifamily Medium Density Residential District; and
WHEREAS, the City of Aventura is desirous of amending the Official Zoning Map
of the City of Aventura by amending the zoning designation for fifty-three (53) parcels of
Ordinance No, 2004-
Page 2
land located on the south side of NE 214 Terrace, on NE 214 Street and on the north
side of NE 213 Street from MO, Medical Office District to RMF3B, Multi-Family Medium
Density Residential District; and
WHEREAS, the City of Aventura is desirous of amending the Official Zoning Map
of the City of Aventura by amending the zoning designation for eight (8) parcels of land
located on the west side of Biscayne Boulevard from MO, Medical Office District to B1,
Neighborhood Business District; and
WHEREAS, the City Commission has held the required public hearings, duly
noticed in accordance with law; and
WHEREAS, the City Commission has been designated as the local planning
agency for the City pursuant to Section 163,3174, Florida Statutes; and
WHEREAS, the City Commission, sitting as the Local Planning Agency for the
City, has reviewed the action set forth in this Ordinance and has determined that such
action is consistent with the Comprehensive Plan and intended use of the land,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF AVENTURA, FLORIDA, THAT:
Section 1. That the Official Zoning Map of the City of Aventura is hereby
amended by amending the zoning designation for fourteen (14) parcels of land located
on the north side of NE 214 Terrace, from MO, Medical Office District to RMF3,
Multifamily Medium Density Residential District (See Exhibit "A" for map, folio numbers
and legal descriptions)
Ordinance No, 2004-
Page 3
Section 2. That the Official Zoning Map of the City of Aventura is hereby
amended by amending the zoning designation for fifty-three (53) parcels of land located
on the south side of NE 214 Terrace, on NE 214 Street and on the north side of NE 213
Street from MO, Medical Office District to RMF3B, Multi-Family Medium Density
Residential District (See Exhibit "B" for map, folio numbers and legal descriptions)
Section 3. That the Official Zoning Map of the City of Aventura is hereby
amended by amending the zoning designation for eight (8) parcels of land located on
the west side of Biscayne Boulevard from MO, Medical Office District to B1,
Neighborhood Business District (see Exhibit "C" for map, folio numbers and legal
descriptions)
Section 4. 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
shall remain in effect, it being the legislative intent that this Ordinance shall stand
notwithstanding the invalidity of any part,
Section 5. Inclusion in the Code. It is the intention of the City Commission, and
it is hereby ordained that the provisions of this Ordinance shall become and be made a
part of the Code of the City of Aventura and that the Official Zoning Map of the City may
be revised so as to accomplish such intentions,
Section 6. Effective Date. This Ordinance shall be effective immediately upon
Ordinance No, 2004-
Page 4
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 Zev Auerbach
Commissioner Manny Grossman
Commissioner Ken Cohen
Commissioner Robert Diamond
Commissioner Harry Holzberg
Vice Mayor Jay R Beskin
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 Zev Auerbach
Commissioner Manny Grossman
Commissioner Ken Cohen
Commissioner Robert Diamond
Commissioner Harry Holzberg
Vice Mayor Jay R Beskin
Mayor Jeffrey M, Perlow
PASSED on first reading this 4th day of November, 2003,
Ordinance No, 2004-
Page 5
PASSED AND ADOPTED on second reading this 6th day of January, 2004,
JEFFREY M, PERLOW, MAYOR
ATTEST:
TERESA M, SOROKA, CMC
CITY CLERK
APPROVED AS TO LEGAL SUFFICIENCY:
CITY ATTORNEY
This Resolution was filed in the Office of the City Clerk this _ day of January, 2004,
CITY CLERK
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CITY OF AVENTURA
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
FROM:
City commiSSion~
Eric M. Soroka, IC M
City Manager
TO:
BY:
Joanne Carr, AIC
Planning Director
DATE:
October 22, 2003
SUBJECT:
Amendment to Section 31-143(d), RMF3 District; Section 31-143(g), RMF3B
District; Section 31-144(b), B1 District and Section 31-144(f), MO District, of
the City's Land Development Regulations to provide for redevelopment of
the City's "Hospital District" (04-LDR-03)
November 4, 2003 Local Planning Agency Agenda Item 4 C
November 4, 2003 City Commission Meeting Agenda Item 7);
January 6, 2004 City Commission Meeting Agenda Item
RECOMMENDATION
It is recommended that the City Commission approve the following amendments to the
City's Land Development Regulations for those properties within the City's Hospital
District:
1. Amendment to Section 31-143(d), RMF3 District, of the City's Land Development
Regulations to provide for revised setbacks, additional conditional uses,
streetscape design standards and urban design standards.
2. Amendment to Section 31-143(g), RMF3B District, of the City's Land Development
Regulations to clarify permitted uses, to provide for revised setbacks, additional
conditional uses, large parcel development incentives, streetscape design
standards and urban design standards.
3. Amendment to Section 31-144(b), B1 District, of the City's Land Development
Regulations to provide for revised height limitations.
4. Amendment to Section 31-144(f), MO District, of the City's Land Development
Regulations to provide for revised setbacks, lot coverage, open space and
minimum lot size, additional conditional uses, large parcel development incentives,
streetscape design standards and urban design standards.
THE REQUEST
City staff is requesting amendments to Sections 31-143(d). 31-143(g), 31-144(b), and 31-
144(f) of the City's Land Development Regulations to provide for redevelopment of the
"Hospital District", as follows:
1. Amendment to Section 31-143(d), RMF3 District, of the City's Land Development
Regulations to provide for revised setbacks, additional conditional uses,
streetscape design standards and urban design standards.
2. Amendment to Section 31-143(g), RMF3B District, of the City's Land Development
Regulations to clarify permitted uses, to provide for revised setbacks, additional
conditional uses, large parcel development incentives, streetscape design
standards and urban design standards.
3. Amendment to Section 31-144(b), B1 District, of the City's Land Development
Regulations to provide for revised height limitations.
4. Amendment to Section 31-144(f), MO District, of the City's Land Development
Regulations to provide for revised setbacks, lot coverage, open space and
minimum lot size, additional conditional uses, large parcel development incentives,
streetscape design standards and urban design standards.
BACKGROUND/DESCRIPTION
Following discussion with the Economic Development Advisory Board, the planning firm of
Wallace, Roberts, Todd prepared a report entitled "Conceptual Urban Development
Framework, Aventura Medical Office District". This report is appended as Exhibit #1. The
Advisory Board adopted all recommendations of the report and requested that it be
transmitted for Commission's consideration. At its workshop meeting of June 19, 2003,
the City Commission directed staff to prepare the Comprehensive Plan Amendment,
rezoning and these amendments to the land development regulations to effect the
changes to the hospital district recommended in the consultant's report.
The consultant suggested in its report that if redevelopment of the hospital district were to
take place under the current medical office district zoning, at the maximum permitted
intensity at ten stories with nearly two million square feet of office space, the market could
not reasonably absorb this amount of office space in current market conditions or in the
foreseeable future. The report therefore recommended a new mix of uses in the district
incorporating compact urban development design to accomplish an office "village" rather
than an office "campus".
A real estate consulting firm has prepared a market study to compare the value of the
lands under the current zoning category to the proposed zoning categories. The results of
that study indicate that, based upon recent sales in the Hospital District, there will be no
negative impact on the value of current landholdings as a result of the rezoning and
2
amendments to the Land Development Regulations, that land continues to sell at a
premium in the City of Aventura and that, with assemblage, landowners may realize up to
a seventeen percent increase in value.
The amendments proposed in this report are based on the recommendations of the
Wallace, Roberts, Todd report and on staff recommendations presented to the City
Commission at its workshop meeting of June 19, 2003. The following is a summary of
those recommendations and the amendments proposed to the Land Development
Regulations to accomplish the development patterns.
Recommendation
. Amendments to the site development standards to accomplish the compact, urban
design goals of the new mix of uses, including increased floor area ratio, reduction
in open space, reduction in setbacks, review of parking ratios, inclusion of design
guidelines, streetscape enhancements and street extensions and closures in the
district.
Proposed Action
I. Floor Area Ratio
. Rather than increase floor area ratios as recommended in the consultant's report,
the amendments propose that any use in the RMF3, RMF3B and MO zones within
the Hospital District that exceeds the maximum floor area ratio be subject to
conditional use approval.
II. Open Space
. Rather than decrease open space requirements of the districts as recommended in
the consultant's report, the amendments propose that uses that do not meet the
open space requirements within the Hospital District be subject to conditional use
approval, on payment of a fee-in-Iieu to be used for public park improvements and
provided that the amount of open space shall not be reduced below 15 percent of
the total lot area and that the applicant complies with the streetscape design
standards.
III. Setbacks
. The consultant's report recommends 10 foot minimum front, side and rear yard
setbacks.
a. The amendments propose a reduction in the minimum front yard setback in
the RMF3 zone for properties in the Hospital District from 25 feet to 10 feet
for the first two stories and 15 feet for additional stories, a reduction in the
minimum rear yard setback from 25 feet to 10 feet and a reduction in
minimum side yard setbacks from 10-25 feet to 10 feet for the first two stories
and 15 feet for additional stories.
b. The amendments propose a reduction in the minimum front yard setback in
the RMF3B zone for properties within the Hospital District from 10 feet for 2
story buildings, 15 feet for three story buildings and 20 feet for four stories, to
10 feet for the first two stories and 15 feet for additional stories, a reduction in
the minimum rear yard setback from 15 to 20 feet to 10 feet and a reduction
in the minimum side yard setbacks from 10 feet side, 20 foot streetside and
3
25 feet for low and mid rise apartments to 10 feet for the first two stories and
15 feet for additional stories.
c. The current setbacks in the MO district range from 50-65 feet for the front
yard, 20-45 feet for the street side yard and 25-45 feet for the rear yard. The
amendments propose a reduction in setbacks in the MO district to provide for
a 10 foot minimum front yard and street side yard setback for the first two
stories and 15 feet for additional stories, except that the minimum yard
setback on Biscayne Boulevard shall be 25 feet for safety purposes. The
minimum rear yard setback is proposed at 10 feet.
d. The current setbacks in the B1 district are 25 feet for the front yard, 20 feet for
the streetside yard, with no rear or side yard for a plot that is not adjacent to
a street or alley. No change is proposed to the setbacks for these
commercial uses on Biscayne Boulevard.
IV. Parking Ratios
. Staff is not recommending any change to existing parking ratios in any of the
districts.
V. Urban Design Standards
· Urban design standards are proposed in the RMF3, RMF3B and MO districts for
those properties in the Hospital District. These standards include connected
pedestrian walkways, surface parking to the rear of principal buildings, building
orientation to the street front, use of awnings and canopies, changes in massing in
the building form and an earth tone color scheme.
VI. Streetscape Design, Extensions and Closures
· Streetscape design standards are proposed in the RMF3, RMF3B and MO districts
for the properties in the Hospital District. The standards include street trees, street
furniture, decorative street lighting and paved crosswalks on typical road sections.
These standards will be prepared by the City's Landscape Architect in consultation
with the City's Engineering Consultant and presented for approval by the City
Commission on second reading of the ordinance. The amendment proposes that
these streetscape improvements be completed by the developers and be counted
towards open space requirements to allow compact, urban development while
creating comfortable public spaces in the street sides.
. These two design standards have not been added to the B1 district, since the
properties proposed for rezoning from MO to B1 front on Biscayne Boulevard.
Principal buildings at the streetline as required by the urban design standards may
pose a safety concern on a major arterial road. The streetscape design standards
are proposed for the streets under the City's jurisdiction, whereas Biscayne
Boulevard is a state road.
· Street closures and extensions will be considered when development proposals are
submitted.
Recommendation
· Consider increasing lot size from 1.5 acres to 3.0 acres for the "medical office -
large site"
Proposed Action
4
. The "medical office - large site" encompasses the parcels of land in the north part
of the Hospital District, being the three public storage parcels and one vacant
parcel behind the storage buildings. These lots currently range in size from 1.63
acres to 2.90 acres. Rather than increase the minimum lot size required for
development of these four parcels, staff is recommending incentives for
development of parcels 3 or more acres in size. The incentives are (1) an increase
in height from 10 stories or 176 feet to 15 stories or 264 feet, (2) no maximum floor
area ratio, (3) relief from driveway separation requirements provided that the
driveways meet safety and traffic engineering standards and (4) reduction in open
space upon payment of a fee-in-Iieu for public park improvements provided that the
open space is not reduced below 15 percent of the total lot area and the
development complies with the streetscape design standards that are proposed as
part of these amendments.
. The multi-family residential and limited commercial uses are currently permitted as
conditional uses in the MO district; therefore, no amendment is required to include
these recommended uses.
Recommendation
. Reduce minimum lot size in the "medical office - small site" from 1.5 acres to 0.5
acres to permit a village like array of smaller office structures
Proposed Action
The "medical office - small site" encompasses the parcels of land in the south part of
the Hospital District, lying between NE 205 Street to the south, NE 209 Street to the
north, NE 28 Avenue to the east and East Dixie Highway to the west. The proposed
amendments include a reduction in minimum lot size in this area from 1.5 acres to 0.5
acres.
Recommendation
. Rezone the parcels at the north and south limits of the district that front onto
Biscayne Boulevard to B2, Community Business District.
Proposed Action
Staff recommends that these parcels be rezoned to B1 District to limit the commercial
uses to neighborhood uses that will be compatible with the new village type mix of uses
in the district, rather than the broad range of commercial uses in the 82 district and the
20 story height limit in that district. The proposed amendments recommend an
increase in height in the B 1 district for properties within the hospital district from 2
stories to 10 stories to provide for height similar to the current medical office zoning.
Recommendation
. That medical office and limited commercial uses be included as conditional uses in
the high density multi-family residential area.
Proposed Action
The amendments propose that uses in the B1 and MO districts be included as
5
conditional uses in the RMF3B district for those properties within the "hospital district".
Recommendation
. This final recommendation is not a part ofthe Wallace Roberts Todd report but is
recommended by staff to accomplish the development pattern proposed in the
report for the RMF3B District.
Proposed Action
. The majority of the parcels proposed to be rezoned RMF3B, lying on the south side
of NE 214 Terrace, on NE 214 Street and on the north side of NE 213 Street
currently meet the minimum lot size for development in the RMF3B district and may
therefore be developed as single-family, duplex, triplex, quadruplex and low and
mid-rise apartments, which would not accomplish the larger apartment
developments envisioned by the Wallace, Roberts, Todd plan. Staff is therefore
recommending incentives for development of parcels 4 or more acres in size. The
incentives are (1) an increase in height from 4 stories or 45 feet to 7 stories or 75
feet, (2) no maximum floor area ratio, (3) relief from driveway separation
requirements provided that the driveways meet safety and traffic engineering
standards and (4) reduction in open space upon payment of a fee-in-lieu for public
park improvements provided that the open space is not reduced below 15 percent
of the total lot area and the development complies with the streetscape design
standards that are proposed as part of these amendments.
ANALYSIS
Standards for reviewing proposed amendments to the text of the LOR:
1. The proposed amendment is legally required.
The proposed amendment is legally required to enact the revised site development
standards, additional conditional uses, development incentives, streetscape design
standards and urban design standards in the zoning districts.
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. The amendments are also consistent with the comprehensive
plan amendment concurrently proposed with these LOR amendments.
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.
6
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 provides for criteria for the redevelopment of the
"Hospital District".
Description of Proposed Amendments:
1. Section 31-143(d) of the City's Land Development Regulations is hereby amended
as follows 1:
Sec. 31-143(d) Multi-Family Medium Density Residential Districts (RMF3)...
(2a) Conditional uses.
!1. For those properties on the north side of NE 214 Terrace, the followinq uses
may be established if first approved as a conditional use:
i. Those uses that exceed the maximum floor area ratio.
ii. Those uses that do not meet the minimum open space requirement in this
district. upon payment of a fee-in-lieu of open space to be used for public park
improvements. The amount of such fee-in-lieu shall be determined by the City
Manaqer based upon the appraised value of the land and the amount of
reduction in open space requested, provided, however, that the amount of open
space shall not be reduced below 15 percent of the total lot area and that the
development complies with the Streetscape Desiqn Standards of this section.
(3)d. Setbacks
1. Front yards:
For those properties on the north side of NE 214 Terrace, the followinq standard
shall applv: Front yards shall be a minimum of 10 feet in depth for the first two
stories and 15 feet in depth for additional stories.
2. Side yards:
iii. For those properties on the north side of NE 214 Terrace, the followinq standard
shall apply: Side yards shall be a minimum of 10 feet in depth for the first two
stories and 15 feet in depth for additional stories.
3. Rear Yards:
1 Underlined provisions constitute proposed additions to existing text; strickeR thrll~9R provisions indicate
proposed deletions from existing text.
7
For those properties on the north side of NE 214 Terrace. the followina standard
shall applv: Rear vards shall be a minimum of 10 feet in depth.
(5) Streetscaoe Desiqn Standards
For those properties on the north side of NE 214 Terrace, each applicant for a
development permit under this section shall construct the streetscape across the
entire street frontaae(s) of its parcel in accordance with the "Hospital District
Streetscape Desian Standards" as provided by the City Manaaer. Streetscape
improvements shall be counted towards open space reauirements, provided that
the improvements complv with the desian standards of this section.
f.Ql Urban Desiqn Standards
For those properties on the north side of NE 214 Terrace, the followina concepts
shall auide development in this district. in addition to other applicable architectural
desian standards found in these Land Development Reaulations:
a. Urban Desian Features, includina, but not limited to, connected pedestrian
walkwavs, surface parkina areas in the rear of principal buildinas, buildina
orientation to the front street. use of awninas and canopies. chanaes in massina
in the buildina form, includina, but not limited to, facades and rooflines.
b. Exterior colors used shall be liaht earth tone schemes or other color palette that
mav be approved bv the Citv Commission.
The proposed amendments to the RMF3 District will provide additional conditional
uses, reduced setbacks, streetscape design standards and urban design standards
for properties zoned RMF3 in the City's Hospital District.
1. Section 31-143(g) of the City's Land Development Regulations is hereby
amended as follows2:
Sec. 31-143(g) Multi-Family Medium Density Residential Districts (RMF3B)...
(2) Uses Permitted.
f. Low-rise and mid-rise apartments.
(2) Conditional Uses.
a. For those properties within the "Hospital District", beina the area bounded by NE
203 Street to the south, the City limit to the north, Biscayne Boulevard to the
east and East Dixie Hiahwav to the west. the followina uses mav be established
if first approved as a conditional use:
ill All uses in the B1 District.
2 Underlined provisions constitute proposed additions to existing text; strieKeR tRre~!lR provisions indicate
proposed deletions from existing text.
8
ill All uses in the MO District.
m Uses that exceed the maximum floor area ratio.
f11 Use that do not meet the open space requirements of this district. upon
payment of a fee-in-lieu of open space to be used for public park
improvements. The amount of such fee shall be determined bv the Citv
ManaQer based on the appraised value of the land and the amount of
reduction in open space requested. provided, however, that the amount
of open space shall not be reduced below 15 percent of the total lot area
and that the development complies with the Streetscape DesiQn
Standards of this section. .
(4) Site Development Standards:
a.4. Low-rise and mid-rise apartments...
b.3. Low-rise and mid-rise apartments ...
d.2.ii. Low rise and mid-rise apartments ...
d. Setbacks: ...
1. Front yards:...
For those properties in the "Hospital District" described in this section, the
followinq standards shall apply: Front yards: Minimum 10 feet in depth for
the first two stories and minimum 15 feet in depth for additional stories.
2. Side yards:...
iii. For those properties in the "Hospital District" described in this section, the
followinq standards shall apply: Minimum side yards shall be 10 feet for the
first two stories and 15 feet for additional stories.
3. Rear yards:...
For those properties in the "Hospital District" described in this section, the
followinq standards shall apply: Minimum rear yard setback shall be 10 feet.
fill Development of Parcels 4 acres or more in size in the Hospital District
For those properties within the "Hospital District" described in this section, if the
application for a development permit under this section includes a total lot area
measurinq four acres or more in size, the followinq site development standards
shall be applied:
a. Maximum permitted heiqht: 7 stories or 75 feet for mid-rise apartments.
b. Floor area ratio: There shall be no maximum floor area ratio.
c. Driveway Separation: Driveway separation requirements will not need to comply
with Section 31-172(b)(2) provided that such location meets safety and traffic
enqineerinq standards as determined by the City Enqineer.
d. Minimum open space: Minimum open space may be reduced upon payment of
a fee-in-lieu of open space to be used for public park improvements. The
amount of such fee shall be determined by the City Manaqer based on the
9
appraised value of the land and the amount of reduction in open space
requested, provided, however, that the amount of open space shall not be
reduced below 15 percent of the total lot area and that the development
complies with the Streetscape Desiqn Standards of this section.
(10) Streetscaoe Desian Standards
For those properties within the "Hospital District", beinq the area bounded bv NE
203 Street to the south, the City limit to the north, Biscavne Boulevard to the east
and East Dixie Hiqhwav to the west. each applicant for a development permit under
this section shall construct the streetscape across the entire street frontaqe(s) of its
parcel in accordance with the "Hospital District Streetscape Desiqn Standards" as
provided bv the City Manaqer. Streetscape improvements shall be counted towards
open space requirements, provided that the improvements complv with the desiqn
standards of this section.
(11) Urban Desian Standards
For those properties within the "Hospital District", beinq the area bounded bv NE
203 Street to the south, the City limit to the north. Biscavne Boulevard to the east
and East Dixie Hiqhwav to the west. the followinq concepts shall quide development
in this district. in addition to other applicable architectural desiqn standards found in
these Land Development Requlations:
a. Urban Desiqn Features, includinq, but not limited to, connected pedestrian
walkwavs, surface parkinq areas in the rear of principal buildinqs, buildinq
orientation to the front street. use of awninqs and canopies, chanqes in massinq
in the buildinq form, includinq, but not limited to, facades and rooflines.
!h Exterior colors used shall be liqht earth tone schemes or other color palette that
may be approved bv the City Commission.
The proposed amendments to the RMF3B District clarify that mid-rise apartments,
defined as buildings with 3 to 7 stories, are permitted in the zone along with low-rise
apartments. They will also provide additional conditional uses, reduced setbacks,
development incentives for parcels 4 or more acres in size, streetscape design
standards and urban design standards for properties zoned RMF3B in the City's
Hospital District.
1. Section 31-144(b) of the City's Land Development Regulations is hereby
amended as follows3:
Sec. 31-144(b) Neighborhood Business (B1) District...
(5)b. Maximum height: Two stories or 35 feet.
3 Underlined provisions constitute proposed additions to existing text; striskeA tAreu~R provisions indicate
proposed deletions from existing text.
10
For those properties on the west side of Biscayne Boulevard between NE 205
Street and the Citv limit. the followinq standard shall applv: Maximum heiqht: No
buildinq or structure. or part thereof, shall be erected to a heiqht exceedinq ten
stories, or 176 feet overall maximum heiqht. includinq structured parkinq. For the
purposes of this paraqraph b., structured parkinq shall not be counted in computinq
the number of stories but shall be counted in computinq overall maximum heiqht.
The proposed amendments to the 81 District will provide for height compatible with
surrounding uses for those properties within the Hospital District.
4. Section 31-144(f) of the City's Land Development Regulations is hereby
amended as follows4:
Sec. 31-144(f) Medical Office (MO) District...
(2) Conditional use.
L Uses that exceed the maximum floor area ratio.
k Uses that do not meet the open space requirements of this district. upon
payment of a fee-in-lieu of open space to be used for public park
improvements. The amount of such fee shall be determined by the City
Manaqer based on the appraised value of the land and the amount of
reduction in open space requested, provided, however, that the amount
of open space shall not be reduced below 15 percent of the total lot area
and that the development complies with the Streetscape Desiqn
Standards of this section.
(4) a. Minimum lot area and width.
For those properties Iyinq between NE 205 Street to the south. NE 209 Street to the
north. NE 28 Avenue to the east and East Dixie Hiqhway to the west. the followinq
standard shall applv: The minimum frontaqe requirement shall be 100 feet with a
minimum lot area of 0.5 acres.
(4)c. Setbacks: No parking areas shall be located within 30 feet of any residentially
zoned property or within ten feet of any street line. For tho purposes of this paragraph C.,
structured parking incorporated within tho building onvolope sRall eouAt tawards the
nUFR8er of storim;.
1. Those 8uilelings whoso total number of stories is bel\veen zero and ten
floors, includiAg any structure parking inearporated within tho building
envolope, shall have a front yar-d of not less than 50 feet in depth.
Every I3let shall have a str.eet side yard of not less than 20 feet in
4 Underlined provisions constitute proposed additions to existing text; slriskeR tAre~ijA provisions indicate
proposed deletions from existing text.
11
depth. Every plot upon which a ctructure ie hereoftor erectod sholl
hovo a minimum rear yon;! of 25 foot.
2. Those buildings whose total number of stories is between 11 ::md 20
floors, including any Etructuro parking incorporated '!.'ithin the building
envelo!'le, sholl hove 0 front yard not lees than 50 feet in depth. Every
plot Ehall have a ctreet Eide yar.e of not lees than dO feet in depth.
Every plot upon which a Etruolure iE hereafter erectes Ehall have a
minimum rear yard of dO feet.
d. Those buildinge whoEe total Rllmber of storiec exceedc 20 floorE,
including any Etruct\'!re !'larking incorporated ,....ithin the building
envelope, chall have a front yard not lecc than 65 feet in depth. Every
plot Ehall have Etreet side yard of not loss than 48 foet in depth. Every
plot upon which a structure iE here3fter erected chall have a minimum
rear yard of 15 feet.
1. Minimum front yard setback shall be 10 feet in deoth for the first two
stories of the structure and 15 feet in deoth for any additional stories,
exceot that the minimum yard setback from Biscayne Bouleyard in this
district shall be 25 feet in deoth.
2. Minimum street side yard setback shall be 10 feet in deoth for the first
two stories and 15 feet in deoth for additional stories, exceot that the
minimum yard setback from Biscayne Boulevard in this district shall be
25 feet in deoth.
3. Minimum rear yard setback shall be 10 feet in deoth, exceot that the
minimum yard setback from Biscayne Boulevard in this district shall be
25 feet in deoth.
(4)d. Floor Area Ratio, Lot Coverage and Minimum Landscaped Open Space
Requirements
For the purposes of this paragraph, structure parking shall not count as part of the floor
area, but may be counted towards calculation of the floor area ratio...
2. For tAoso buildingE with zero dd !'lercent of tho required parking locates within a
parking structure: The floor area ratio Ehall be 0.10 at one story and Ghall be
incroaGed by 0.11 for eacA additional story. TAe tolallot coverage !'lermitted for all
buildings on the site Ehall not exseed 10 poroont of tho total lot area. TAo total
minimum lansscaped open space required shall bo dd !'leroont of tho total lot area.
Howover, if Gtructure parking lo\'el(c) iclare co\'!ntod towards calculation of floor area
ratio then tRO total lot covorage !'lormittod for all sllildings on Eito Ehall not oxcoed dB
peroont of the total lot area. Additionally, tho total minir'l'lllm landGcaped oilen cpaco
roquirod Ehall se d8 percont of the total lot aroa.
d. For thoce buildings with dd percont 66 percont of the required parkin@ locatod
within a parldng Gtructure: The floor area ratio GRail se 0.10 at one Etorj and chall be
incroaced by 0.11 fer each additional Gterj. TRo totallat sovorage permitted for all
buildings on tho sito Ehall not oxceos 10 !'lercont of tRO total lot ama. Tho total
minimum landccapod open Eilace reqllired chall bo d6 !'lorsent of the total lot area.
12
However, if structure parkin€jlevel(s) is/are counted towards Galculation of floor area
ratio then the total lot covorage permitted for all buildings on site chall not exceed dO
percent of the total lot area. /\dditionally, the total minimuR'l landscaped open space
required shall be d7 flercent of the total lot area.
1. For those buildings with €l6 percent 100 percent af the required parking located
within a parking structure: The floor area ratio shall be 0.10 at one starl ana shall be
increased by 0.11 for each additional E:tory. TRe total lot coverage permitted for all
buildings on the site shall not exceed 10 percent of the total lot area. The total
minimum landscaped open space required chall be d9 percent af the total lot area.
However, if structure parking level(s) is!are counted townrds calculation of floor area
ratio then the total lot coverage permitted for all buildings on site shall not exceed dO
percent of the total lot area. !\dditionally, tRe total minimum landscaped open space
required shall be 1Q flor<lent of the total lot area.
2. The maximum floor area ratio shall be 0.40 at one stOry and shall be increased bv
0.11 for each additional stOry. The total lot coveraqe permitted for all buildinqs on
the site shall not exceed 40 percent of the total lot area. The minimum
landscaped open space required shall be 33 percent of the total lot area.
(7) Development of Parcels 3 or more acres in size
For those properties bounded bv Biscavne Boulevard to the east. NE 28 Avenue to
the west. the south side of NE 213 Street to the north and the north limit of the
Aventura Hospital Campus to the south, if the application for a development permit
under this section includes a total lot area of 3 or more acres. the followinq standards
shall be applied:
a. Maximum permitted heiqht: 15 stories or 264 feet
b. Floor area ratio: There shall be no maximum floor area ratio.
c. Drivewav Separation: Drivewav separation requirements will not need to
complv with Section 31-172lb)12) provided that such location meets
safety and traffic enqineerinq standards as determined bv the City
Enqineer.
d. Minimum open space: Minimum open space may be reduced upon
payment of a fee-in-Iieu of open space to be used for public park
improvements. The amount of such fee shall be determined bv the City
Manaqer based on the appraised value of the land and the amount of
reduction in open space requested, provided, however, that the amount
of open space shall not be reduced below 15 percent of the total lot area
and that the development complies with the Streetscape Desiqn
Standards of this section..
(8) Streetscape Desian Standards
For those properties within the "Hospital District", beinq the area bounded bv NE
203 Street to the south, the City limit to the north, Biscavne Boulevard to the east
and East Dixie Hiqhwav to the west. each applicant for a development permit under
13
this section shall construct the streetscape across the entire street frontaoe(s) of its
parcel in accordance with the "Hospital District Streetscape Desion Standards" as
provided bv the Citv Manaqer. Streetscape improvements shall be counted towards
open space requirements, provided that the improvements comply with the desiqn
standards of this section.
(9) Urban DesianStandards
For those properties within the "Hospital District", beinq the area bounded by NE
203 Street to the south, the City limit to the north, Biscayne Boulevard to the east
and East Dixie Hiqhway to the west. the followinq concepts shall quide development
in this district. in addition to other applicable architectural desiqn standards found in
these Land Development Requlations:
a.Urban Desion Features, includinq, but not limited to, connected pedestrian
walkways, surface parkinq areas in the rear of principal buildinqs, buildinq
orientation to the front street. use of awninqs and canopies, chanqes in
massinq in the buildinq form, includinq, but not limited to, facades and
rooflines.
b.Exterior colors used shall be Iiqht earth tone schemes or other color palette
that may be approved by the City Commission.
The proposed amendments to the MO District will provide for additional conditional
uses, change in minimum lot size for the .small office" district south of NE 209
Street from 1.5 acres to 0.5 acres, reduce setbacks to encourage compact, urban
development, provide for lot coverage and landscaped open space, provide
development incentives for parcels 3 or more acres in size, provide streetscape
design standards and urban design standards, for those properties within the City's
Hospital District.
14
EXHIBIT #1
04-LDR-03
Conceptual Urban Development Framework
A ventura Medical Office District
Submitted to:
Economic Development Advisory Board
City of Aventura
Submitted by:
Wallace Roberts & Todd, LLC
April 21, 2003
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
1
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-Iike. array
of smaller office structures. The combined capacity for small office
development, based on a floor area ratio for one-story buildings of 0.40,
would total approximately 140,000 square feet. However, due to the present
requirement to retain 33% of site area as landscaped open space, this
capacity can only be achieved with parking placed in multi-level garages,
which may not be economically feasible. If all development were to occur as
single story structures with surface parking lots, less than 100,000 square
feet could be accommodated. This amount, plus the quantity of larger scale
medical office development which could occur to the north, would indicate a
2
total additional capacity for medical office development in these two
districts of roughly 450,000 - 500,000 square feet.
Residential Multi-Family - High Density
The area between NE 214 Terrace and NE 213 Street comprises a pattern of
fragmented small lot single family development similar to that existing to
the south of Aventura Hospital. However, the total land area is significantly
greater, fewer homes remain and the street pattern remains largely
incomplete. While medical office is considered an appropriate use, it is
highly unlikely that this large area could be consolidated for medical office
use in the foreseeable future. This area may be more likely to redevelop for
multi-family housing, which can help the City meet its need for a more
affordable housing stock, strengthen the tax base and provide an
opportunity for many of the employees within the medical district to reside
within walking distance of work. Either RMF 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 fo'r 25
dwellings per acre and up to 4 stories, may be an appropriate designation,
to maintain compatibility with the neighborhood to the north, a reduction
in density and maximum height should be considered. Total residential
development capacity is estimated to range from 26 dwellings, if developed
as townhomes, to up to 73 dwellings if developed as mid-rise apartments
Commercial Out Parcels
At two locations, at the northern and southern edges of the Medical Office
District, there exist several triangular-shaped parcels with frontage and
access along Biscayne Boulevard. While such parcels could conceivably be
assembled with adjacent properties for office or residential development, it
is more likely that these properties would be developed as freestanding
commercial outparcels. Such commercial uses should be limited to those that
would not detract from the character and image of the Medical Office
District, as permitted in the B2 zoning district.
3
Development Intensity Standards
The intensity, compactness and efficiency of development which can be
achieved in the MO District is a function of the development standards that
govern floor area ratio (ratio of building area to site area), maximum lot
coverage (percent of site covered by buildings), minimum landscaped open
space (percent of site in green space), minimum setbacks (distance of
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 I University of
Miami Medical Center.
- Floor Area Ratio (FAR)
Present FARs are variable with a base of 0.40 and an additional
0.11 for each additional floor. Thus, a 10 story building would be
permitted a total area of FAR 1.39, or 139% of the gross lot area.
This compares with a FAR of 1.72 permitted surrounding Jackson
Hospital.
Maximum Lot Coverage
Present maximum lot coverage ranges from 40% to 45% of gross
lot area, depending on the proportion of parking provided in
parking garages. This coincides with the maximum 40% coverage
applicable to the medical district at Jackson Hospital.
Minimum Landscaped Open Space
The total percentage of site area required to be maintained as
landscaped open space ranges from 33% to 39% depending on
proportion of parking provided in parking garages. This
requirement may be considered excessive for an intensely
developed urban district, and may act as an impediment to
efficient, compact development. As noted above, the open space
requirement may preclude development up to the maximum floor
area ratio without resorting to parking structures, which may be
infeasible or uneconomic for smaller office developments. The
comparative open space requirement applicable to the medical
district at Jackson Hospital is 15% of gross lot area, less than half
of that required by Aventura's MO District. Consideration should
be given to reducing this requirement.
- Setbacks
Present front, side and rear yard setbacks applicable in the MO
District are 50 feet, 20 feet and 25 feet, respectively. As with the
minimum open space requirements, these may be considered
4
excessive for the development of a compact urban district. They
compare with setbacks of 10 feet for front, side and rear yards in
the medical district at Jackson Hospital. Consideration should be
given to reducing these requirements.
Parking Ratios
The present parking ratio applicable to medical and dental offices
is one space per 300 square feet of office - a well-established
standard and the same that applies in the medical district at
Jackson Hospital. However, "large office buildings", or those
150,000 square feet and over, are required to provide additional
parking according to a formula. As applied to a 150,000 square
foot office building, this would have the effect of increasing
required parking from 500 spaces (based on 1 space per 300 square
feet) to 644 spaces, an approximate 29% increase. Considering the
possibility that the development of affordable housing within
walking distance could reduce parking demand for those district
employees residing nearby, present parking requirements may
exceed what may actually be needed, thus unnecessarily increasing
development costs. Therefore, it is suggested that the present
parking requirement be reviewed.
Local Street and Streetscape Pattern
Figure 2 depicts potential adjustments to the local street pattern, as
described below.
Potential Street Closures
In order to support the consolidation of sites for larger scale development,
the City should be prepared to assist in property assembly by abandoning
certain existing streets or rights-of-way. These include NE 214 Street and NE
208 Terrace. Neither street provides essential internal connectivity, or access
to Biscayne Boulevard.
Potential New Streets
Potential new streets, depicted in dashed lines on Figure 2, include the
following:
- NE 30 Avenue I NE 213 Street extension across Biscayne Boulevard.
This linkage could become a major entrance to the district and to
the neighborhood to the north.
NE 213 Street extended east from where it presently ends at NE 28
Avenue, to define an edge between the predominant office use to
the south and the predominant residential use to the north.
5
NE 212 Street, extending from NE 28 Street to Biscayne Boulevard
and defining the edge of the Aventura Hospital compound.
NE 29 Avenue to connect the north edge of Aventura Hospital to
the office and residential development to the north.
District Character Enhancements
The Aventura Medical Office District has the potential to redevelop over
time as a lively mixed use district comprising a concentration of small and
large scale medical offices, close-in walkable and affordable housing and
supporting commercial uses. The 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
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ORDINANCE NO. 2004-
AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA,
AMENDING SECTION 31-143(d), RMF3 DISTRICT, TO
PROVIDE FOR REVISED SETBACKS, ADDITIONAL
CONDITIONAL USES, STREETSCAPE DESIGN
STANDARDS AND URBAN DESIGN STANDARDS;
AMENDING SECTION 31-143(g), RMF3B DISTRICT, TO
CLARIFY PERMITTED USES, TO PROVIDE FOR
REVISED SETBACKS, ADDITIONAL CONDITIONAL
USES, LARGE PARCEL DEVELOPMENT INCENTIVES,
STREETSCAPE DESIGN STANDARDS AND URBAN
DESIGN STANDARDS; AMENDING SECTION 31-144(b),
B1 DISTRICT, TO PROVIDE FOR REVISED HEIGHT
LIMITATIONS; AMENDING SECTION 31-144(f), MO
DISTRICT, TO PROVIDE FOR REVISED SETBACKS, LOT
COVERAGE, OPEN SPACE AND MINIMUM LOT SIZE,
ADDITIONAL CONDITIONAL USES, LARGE PARCEL
DEVELOPMENT INCENTIVES, STREETSCAPE DESIGN
STANDARDS AND URBAN DESIGN STANDARDS;
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 revised site development standards, design
standards, additional conditional uses and development incentives for redevelopment of
the City's "Hospital District" and/or 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
Ordinance No. 2004 -
Page 2
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:
Section 1. That Section 31-143(d) of the City's Land Development
Regulations are hereby amended so as to provide for additional conditional uses,
revised yard setbacks, streetscape design standards and urban design standards, as
follows 1:
Sec. 31-143(d) Multi-Family Medium Density Residential Districts (RMF3)
(2a) Conditional uses.
b. For those properties on the north side of NE 214 Terrace. the followinq uses
may be established if first approved as a conditional use:
i. Those uses that exceed the maximum floor area ratio.
ii. Those uses that do not meet the minimum open space requirement in this
district. upon payment of a fee-in-lieu of open space to be used for public
park improvements. The amount of such fee-in-lieu shall be determined by
the City Manaqer based upon the appraised value of the land and the amount
of reduction in open space requested, provided. however. that the amount of
open space shall not be reduced below fifteen percent of the total lot area
and that the development complies with the Streetscape Desiqn Standards of
this section.
(3)d. Setbacks
1 Underlined provisions constitute proposed additions to existing text; strisl<en lhro~~h provisions indicate
proposed deletions from existing text.
Ordinance No. 2004 -
Page 3
1. Front yards:...
For those properties on the north side of NE 214 Terrace, the followino standard
shall apply: Front yards shall be a minimum of 10 feet in depth for the first two
stories and 15 feet in depth for additional stories.
2. Side yards: ...
iiLFor those properties on the north side of NE 214 Terrace, the followino
standard shall apply: Side yards shall be a minimum of 10 feet in depth for the
first two stories and a minimum of 15 feet for additional stories.
3. Rear Yards: ...
For those properties on the north side of NE 214 Terrace. the followino standard
shall apply: Rear yards shall be a minimum of 10 feet in depth.
(5) Streetscape Oesian Standards
For those properties on the north side of NE 214 Terrace, each applicant for a
deyelopment permit under this section shall construct the streetscape across the
entire street frontaoe(s) of its parcel in accordance with the "Hospital District
Streetscape Desion Standards" as provided by the City Manaoer. Streetscape
improvements shall be counted towards open space reouirements. provided that
the improvements comply with the desion standards of this section.
@ Urban Oesian Standards
For those properties on the north side of NE 214 Terrace. the followino concepts
shall ouide development in this district. in addition to other applicable
architectural desion standards found in these Land Development Reoulations:
.1!,. Urban Desion Features, includino. but not limited to. connected pedestrian
walkways, surface parkino areas in the rear of principal buildinos, buildino
orientation to the front street. use of awninos and canopies. chanoes in
massinq in the buildino form. includino. but not limited to, facades and
rooflines.
!h Exterior colors used shall be Iioht earth tone schemes or other color palette
that may be approved by the City Commission.
Section 2. That Section 31-143(g) of the City's Land Development
Regulations are hereby amended so as to clarify permitted uses, provide for additional
Ordinance No. 2004 -
Page 4
conditional uses, revised yard setbacks, streetscape design standards, urban design
standards and incentives for large parcel development, as follows2:
Sec. 31-143(g) Multi-Family Medium Density Residential Districts (RMF3B)
(2) Uses Permitted.
f. Low-rise and mid-rise apartments.
(2) Conditional Uses.
~ For those properties within the "Hospital District", beinq the area bounded by
NE 203 Street to the south, the Citv limit to the north, Biscavne Boulevard to
the east and East Dixie Hiqhway to the west. the followinq uses may be
established if first approved as a conditional use:
ill All uses in the B1 District.
ill All uses in the MO District.
@} Uses that exceed the maximum floor area ratio.
ill Use that do not meet the open space requirements of this district,
upon payment of a fee-in-lieu of open space to be used for public park
improvements. The amount of such fee shall be determined by the
City Manaqer based on the appraised value of the land and the
amount of reduction in open space requested, provided, however, that
the amount of open space shall not be reduced below fifteen percent
of the total lot area and that the development complies with the
Streetscape Desiqn Standards of this section.
(4) Site Development Standards:
a.4. Low-rise and mid-rise apartments...
b.3. Low-rise and mid-rise apartments...
d.2.ii. Low rise and mid-rise apartments ...
d. Setbacks: ...
1. Front yards: ...
2 Underlined provisions constitute proposed additions to existing text; striGI{en IRrG~9R provisions indicate
proposed deletions from existing text.
Ordinance No. 2004 -
Page 5
For those properties in the "Hospital District" described in this section. the
followinq standards shall apply: Front yards: Minimum 10 feet in depth for
the first two stories and minimum 15 feet in depth for additional stories.
2. Side yards: ...
iii. For those properties in the "Hospital District" described in this section.
the followinq standards shall apply: Side yards shall be a minimum of 10
feet in depth for the first two stories and a minimum of 15 feet for
additional stories.
3. Rear yards: ...
For those properties in the "Hospital District" described in this section. the
followinq standards shall apply: Minimum rear yard setback shall be 10
feet.
fill. Development of Parcels 4 acres or more in size in the Hospital District
For those properties within the "Hospital District" described in this section, if the
application for a development permit under this section includes a total lot area
measurinq four acres or more in size, the followinq site development standards
shall be applied:
a. Maximum permitted heiqht: 7 stories or 75 feet for mid-rise apartments.
b. Floor area ratio: There shall be no maximum floor area ratio.
c. Driveway Separation: Driveway separation requirements will not need to
complv with Section 31-172(b)(2) provided that such location meets safety
and traffic enqineerinq standards as determined by the City Enqineer.
d. Minimum open space: Minimum open space may be reduced upon payment
of a fee-in-lieu of open space to be used for public park improvements. The
amount of such fee shall be determined by the City Manaqer based on the
appraised value of the land and the amount of reduction in open space
requested provided, however, that the amount of open space shall not be
reduced below fifteen percent of the total lot area and that the development
complies with the Streetscape Desiqn Standards of this section.
(10) Streetscape Desian Standards
For those properties within the "Hospital District", beinq the area bounded by NE
203 Street to the south. the City limit to the north. Biscayne Boulevard to the east
and East Dixie Hiqhway to the west. each applicant for a development permit
under this section shall construct the streetscape across the entire street
frontaqe(s) of its parcel in accordance with the "Hospital District Streetscape
Desiqn Standards" as provided by the City Manaqer. Streetscape improvements
Ordinance No. 2004 -
Page 6
shall be counted towards open space reauirements. provided that the
improvements comply with the desian standards of this section.
(11) Urban Desian Standards
For those properties within the "Hospital District", beina the area bounded by NE
203 Street to the south, the City limit to the north, Biscayne Bouleyard to the east
and East Dixie Hiahway to the west, the followina concepts shall auide
deyelopment in this district. in addition to other applicable architectural desian
standards found in these Land Development Reaulations:
SL Urban Desian Features, includina, but not limited to, connected pedestrian
walkways, surface parkina areas in the rear of principal buildinas, buildinq
orientation to the front street, use of awninas and canopies, chanaes in
massina in the buildina form. includina, but not limited to. facades and
rooflines.
!h Exterior colors used shall be Iiaht earth tone schemes or other color palette
that may be approved by the City Commission.
Section 3. That Section 31-144(b) of the City's Land Development Regulations are
hereby amended to revise maximum height standards in the City's "Hospital District"
and to add Streetscape Design Standards, as follows3;
Sec. 31-144(b) Neighborhood Business (B1) District
(5)b. Maximum height: Two stories or 35 feet.
For those properties on the west side of Biscayne Boulevard between NE 206
Street and the City limit. the followina standard shall apply: Maximum heiaht:
No buildina or structure, or part thereof, shall be erected to a heiaht exceedina
ten stories, or 176 feet overall maximum heiaht. includina structured parkina.
For the purposes of this paraaraph b.o structured parkina shall not be counted in
computina the number of stories but shall be counted in computina overall
maximum heiaht.
3 Underlined provisions constitute proposed additions to existing text; striGKen threullh provisions indicate
proposed deietions from existing text.
Ordinance No. 2004 -
Page 7
Section 4. That Section 31-144(f) of the City's Land Development Regulations are
hereby amended so as to provide for additional conditional uses, revised minimum lot
size, lot coverage, open space and yard setbacks, development incentives for large
parcels, streetscape design standards and urban design standards, as follows4:
Sec. 31-144(f) Medical Office (MO) District
(2) Conditional use.
h Uses that exceed the maximum floor area ratio.
L. Uses that do not meet the open space requirements of this district.
upon payment of a fee-in-Iieu of open space to be used for public park
improvements. The amount of such fee shall be determined by the
City Manaqer based on the appraised value of the land and the
amount of reduction in open space requested. provided. however. that
the amount of open space shall not be reduced below fifteen percent
of the total lot area and that the development complies with the
Streetscape Desiqn Standards of this section.
(4 )a. Minimum lot area and width.
For those properties Iyinq between NE 205 Street to the south. NE 209 Street to the
north, NE 28 Avenue to the east and East Dixie Hiqhway to the west. the followinq
standard shall apply: The minimum frontaqe requirement shall be 100 feet with a
minimum lot area of 0.5 acres.
(4)c. Setbacks: No parking areas shall be located within 30 feet of any residentially
zoned property or within ten feet of any street line.. For the !')ldrposos of this
pamgr-oph C., structured parking incorporatod within tho building envolopo shall count
tow3rds tho numbor of stories.
1. Those Bldildings whose total nldmber of stories is botween zoro and
ton floors, including any strldmuro parking incorporated within the
building envelopo, shall have a fr-ont yard of not loss than 130 foot in
dopth. Every plot shall have a stroot side yar:d of not less than 20
4 Underlined provisions constitute proposed additions to existing text; stricken thre~~h provisions indicate
proposed deletions from existing text.
Ordinance No. 2004 -
Page 8
feet in depth. Every plot upon which a structure is hereafter erected
shall have a minimum r-oor yard of 25 feel.
2. Thoso buildings whose total numBer of stories is Between 11 and 20
floors, incluElin!j any structure parl~in!j incorporated 'Nithin tho
l3\JilEling envelopo, shall have a front yard not less than 50 feet in
dopth. Every plot shall have a street sido yard of not loss than dO
feet in depth. Every plot upon which a structure is hereafter erected
shall have a miniFR\JFR roar yard of dO feot.
d. Those buildings whoso total number of stories exceods 20 floors,
including any structure parking incorporated '....ithin the building
envelope, shall have a front yard not loss than ea foot in depth.
Every plot shall have street sido YLlFd of not less than 15 feet in
depth. Every plot upen which a structure is heroaftor erected shall
have a minimum rear yard of 15 foet.
.L Minimum front yard setback shall be 10 feet in depth for the first two
stories of the structure and 15 feet in depth for any additional stories.
except that the minimum yard setback from Biscayne Boulevard in
this district shall be 25 feet in depth.
2. Minimum street side yard setback shall be 10 feet in depth for the
first two stories and 15 feet for additional stories. except that the
minimum yard setback from Biscayne Boulevard in this district shall
be 25 feet in depth.
3. Minimum rear yard setback shall be 10 feet in depth. except that the
minimum yard setback from Biscayne Boulevard in this district shall
be 25 feet in depth.
(4)d. Floor Area Ratio, Lot Coverage and Minimum Landscaped Open Space
Requirements
For the purposes of this paragraph, structure parking shall not count as part of the floor
area, but may be counted towards calculation of the floor area ratio...
2. For thoso buildings '....ith zero dd per.cent of tho required parking locatod within a
parking structure: The f1eor area r-otio shall be 0.40 at one story and chall be
increased by 0.11 for each additienal story. The total lot coverage l3ermitted for all
buildings on the site shall not excoed 10 percent of tAe total lot area. The total
minimum landscaped open spaco roquired shall be dd l3orcont of the total lot area.
HO'.'1ever, if structure parking le'o'el(s) is/aro counted towards calc\Jlation of floor
area ratio then the total lot coverago permitted for all buildings on site shall not
exceed 38 percent of tho total lot area. .'\dditionally, tho total minimum landscaped
ol3en spaco required shall be 35 percent of tho total lot area.
Ordinance No. 2004 -
Page 9
a.For those buildings with aa percent €i€i per.cent of the required parking locatod
'Nithin::l parking structure: The floor area r:alio shall be 0.40 at ono story and shall
be incfOasod by 0.11 for eacR aeeitional story. Tho total lot coverago pormittee for
all buildings on tho site shall not oxcood 40 percent of tRe tetallot aroa. Tho total
minimum landE>capod open E>paco roquirod shall be 3e porcent of the total lot area.
Howover. if structuro parking le'lel(s) islare cmmted towards calculation of floor
area ratio thon the total lot covorago permitted for all Buildings on site shall not
exceed 35 percent of the tomllot area. /\dditionally, tho total rRinimum IandE>caped
open space required shall be 37 percent of the total lot area.
4 .For those buildings .....ith 66 percent 100 percent of the required parking located
within a parking structuro: The floor area ratio shall be 0.40 at one story and shall
be increased by 0.11 for each additional story. The total lot coverage permitted for
all buildings on the site shall not exceod 45 percont of the total lot area. The total
minimum landscapod open space roquirod shall be a9 porcent of the total lot area.
However, if E>tructure parl{ing level(s) iE>/arD countod towar-ds calculation of floor
area ratio thon the total lot covorago permittod for all buildings on Gito Ghall not
oxceed 35 percent of the total lot area. /\dditionally, the total minimum landscapod
open spaco requirod Ghall bo 40 porcent of tho total lot area.
2. The maximum floor area ratio shall be OAO at one stOry and shall be increased
by 0.11 for each additional stOry. The total lot coveraqe permitted for all
buildinqs on the site shall not exceed 40 percent of the total lot area. The
minimum landscaped open space required shall be 33 percent of the total lot
area.
(7) Development of Parcels 3 or more acres in size
For those properties bounded bv Biscayne Boulevard to the east. NE 28 Avenue to
the west. the south side of NE 213 Street to the north and the north limit of the
Aventura Hospital Campus to the south. if the application for a development permit
under this section includes a total lot area of 3 or more acres. the followinq
standards shall be applied:
fh Maximum permitted heiqht: 15 stories or 264 feet
!L Floor area ratio: There shall be no maximum floor area ratio.
c. Driveway Separation: Driveway separation requirements will not need
to complv with Section 31-172(b )(2) provided that such location meets
safety and traffic enqineerinq standards as determined by the City
Enqineer.
d. Minimum open space: Minimum open space mav be reduced upon
payment of a fee-in-Iieu of open space to be used for public park
improvements. The amount of such fee shall be determined by the
City Manaqer based on the appraised value of the land and the
Ordinance No. 2004 -
Page 10
amount of reduction in open space reauested, provided, however, that
the amount of open space shall not be reduced below fifteen percent
of the total lot area and that the development complies with the
Streetscape Desian Standards of this section.
(8) Streetscaoe Desian Standards
For those properties within the "Hospital District", beinq the area bounded bv NE
203 Street to the south, the City limit to the north, Biscayne Boulevard to the east
and East Dixie Hiahway to the west. each applicant for a development permit
under this section shall construct the streetscape across the entire street
frontaae(s) of its parcel in accordance with the "Hospital District Streetscape
Desian Standards" as provided by the City Manaqer. Streetscape improvements
shall be counted towards open space requirements, provided that the
improvements comply with the desiqn standards of this section.
(9) Urban Desian Standards
For those properties within the "Hospital District", beinq the area bounded by NE
203 Street to the south, the City limit to the north, Biscayne Boulevard to the east
and East Dixie Hiqhway to the west, the followina concepts shall auide
development in this district. in addition to other applicable architectural desiqn
standards found in these Land Development Reaulations:
a.Urban Desiqn Features, includinq, but not limited to, connected
pedestrian walkways, surface parkinq areas in the rear of principal
buildinqs, buildina orientation to the front street, use of awninqs and
canopies, chanaes in massina in the buildinq form, includinq, but not
limited to, facades and rooflines.
b.Exterior colors used shall be liaht earth tone schemes or other color
palette that may be approved by the City Commission.
Section 5. Severability. The provisions of this Ordinance are declared to be
severable and if any section, sentence, clause or phrase of this Ordinance shall for any
reason be held to be invalid or unconstitutional, such decision shall not affect the validity
of the remaining sections, sentences, clauses, and phrases of this Ordinance but they
shall remain in effect, it being the legislative intent that this Ordinance shall stand
Ordinance No. 2004 -
Page 11
notwithstanding the invalidity of any part.
Section 6. 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 7. 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 Zev Auerbach
Commissioner Ken Cohen
Commissioner Robert Diamond
Commission Manny Grossman
Commissioner Harry Holzberg
Vice Mayor Jay R. Beskin
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 Zev Auerbach
Commissioner Ken Cohen
Commissioner Robert Diamond
Commission Manny Grossman
Commissioner Harry Holzberg
Vice Mayor Jay R. Beskin
Mayor Jeffrey M. Perlow
Ordinance No. 2004 -
Page 12
PASSED on first reading this 4th day of November, 2003.
PASSED AND ADOPTED on second reading this 6th day of January, 2004.
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 January, 2004.
CITY CLERK
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Agenda Item No.
vl3
11-'-(-dJ,
LPA
t.f A (3 C!.-
City of Aventura City Commission Meeting Date
A";f.Uf, /o-/r-,:/J
Date of Verbal Communication: /1"
Identity of Pers~n) or Entity Making Communication:
} gtj,j<.-, ~v
Subject and Substance of Communication:
13 COM/I""1 J/J },I./t-I!f#t. /k.vp
Respectfully,
Commissioner or Board Member
receiving communication:
7~'f jL t' l flc/~
Na
tA~.
Filed this
day of
Teresa M. Soroka, CMC, City Clerk
City of Aventura City Commission Meeting Date (1' Y&"3
Agenda Item NO.'1...../f;5'C -
Date of Verbal Communication:
..-
Subject and Substance of Communication:
/Jd'c."S)"U-1-- 0 ~ 1'111/1L 4tt',If....I'4 / 7':r~
Respectfully,
Commissioner or Board Member
receiving commun'cati
Filed thisif' 0 r/ day of ,f
, ~3.
Teresa M. Soroka, CMC, City Clerk
City of Aventura City Commission Meeting Date
/.....~4- :rroms Lf. /f,8 "c.
Agenda Item No. A ~ v 7. 4 c. y.t/
,ll.(~1
Date of Verbal Communication:
/q/~ ~
Identity of Person or Entity Making Communication:
MI c-t~L- ~/U/#cJ?e.
Subject and Substance of Communication:
Rt:r 2o~/M} /AJ ~~M12 ~/Sfl!/q''''
Respectfully,
Commissioner or Board Member
receiving communication:
...
Filed this
day of
Teresa M. Soroka, CMC, City Clerk
City of Aventura City Commission Meeting Date
L tpr7- _f Tl57U c;, 2.j. #. /.3 v- c..
Agenda Item No. fr~l1.4- ,......-- 7. t6 c:. r-O
Date of Verbal Communication: I/Iy~",-
1I/~ 3
Identity of Person or Entity Making Communication:
/)f"rvl;] ~~av&
Subject and Substance of Communication:
fJrT 70NI~ Of!- ~.o/r#L ;)KfZI~f
Respectfully,
Commissioner or Board Member
receiving communication:
r
Filed this
day of
Teresa M. Soroka, CMC, City Clerk
ethe :ttiiami Herat~ ..
Published Dailv
MIAMI, FLORIDA
STATE OF FLORIDA
COUNTY OF DADE
Before the undersigned authority personally appeared:
FRANK TOMASINO
Who on oath that he is
ADVERTISING OFFICE MANAGER
OCthe Miami Herald Publiahing Company, a daily newspaper at Miami in Dade
county, Florida; that the advertisement for City Of Aventura was published in said
newspaper in the issue of: Miami Herald, local section Friday, October 24th,2003.
Affiant further says that the said Miami Herald is a newspaper published at Miami,
in the said Dade County, Florida, and that the said newspaper has heretofore been
continuously published in said Dade, County, Florida, each day and has been
entered as second class mail matter at the post office in Miami, in said Dade
County, Florida, for a period of one year next preceding the first publication of
the attached copy of advertisement.
- .- '\.
A~-11~ ~--
FRANK TOMASINO
Sworn to and subscribed before me
/j ,
This ;If day of t:(tffb;, /
, ;,L~
':~CL <<0 yY-'/
"Lisa Ann Hernan4ez
A.D. 2003
~w~~v~u~\ LiBaAnn Hernandez
:. .Cmm>f"'''''DD000617
~;; ~: lb;ptn:e Pab. 11,2005
""""';5 l!Imdod """
-...r,:, AtlantIe~lh,Inc.
900 West 49th Street, Suite 500, Hialeah, Florida 33012
>KNIGHTRIDDER)
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;'
...... ,~_J:l.Ql
!
88 I FRIDAY, OCTOBER 24, 2003
BRO
.. CITY OF AVENTURA" x
NOTICE OF HEARING OF LOCALPLANNIMci
AGENCY AND NOTICE OF AMENDMENT.OF
. COMPREHENSIVE PLAN AND. NOTICE OF..,
AMENDMENTS TO OFFICIAL ZONING MAP
AND NOTICE OF AMENDMENTS TO LAND
. DEVELOPMENT REGULATIONS. . \
'." '..," . ., ,J.. ,
Public Notice is hereby given thattheCliY of Aventura Local planning A~Ei;;cyWili
meet in. a public hearing on TU6sday, November 4, 2003 at 6:00pm to make a
recommendation regarding the adoption of the following Ordinances: ... ,,,..
~, '"
AN ORDINANCE OF THE CITY OF AVENTURA,. '.
FLORIDA, AMENDING . THE COMPREHENSIVE ':,i', ,,',.,.
MASTER PLAN BY AMENDING THE FUTURE LAND' ;..~' ,.,
USE MAP DESIGNATION. FOR SIXTY-SIX '(66) "Mf~.:,..
PARCELS OF LAND ON NE 213 STREET, NE 214 ,,:':'/:,..i",:, '
STREET, NE 214TERRACE AND ONE (1) PARCEL OF. ".' .
LAND ON . BISCAYNE BOULEVARD, MORE," ,," c.
PARTICULARLY DESCRIBED IN EXHIBIT "A" FROM \ .>,.: ~ '.
,. .' .... . J.. .' ..,.,....,;.....'> ,..".....
BUSINESS AND OFFICE TO MEDIUM HIGH DENSITY ")':;.,.':
RESIDENTIAL; PROVIDING' FOR TRANSMllTAL TO ......;, ':
THE AGENCIES AS REQUIRED UNDER CHAPTE;R. )";:-:''-': .
163, PART II, FLORIDA STATUTES; AND PROVIDING. ":,;:::h ,":,.::
FOR AN EFFECTiVE DATE (see mall for properly. .- ,i'. _';> .
locations) ',:.' . -' . .,.;"......-.
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AN. 'ORDINANce OF ., THE,CiTVOF ., AVENfuRA;.:,;J';!fN'~'X;
FLORIDA, AMENDING THE OFFICIAL ZONING MAP :,:,;;~:~?~:.;
'OF THE CITY OF AVENTURA FOR FOURTEEN (14) ";:-/:'::;;--:i
PARCELS OF LAND ON THE NORTH SIDE OFNE 214.,. -.,.
TERRACE, FROM MO, MEDiCAL OFFICE DISTRICT.__"<H.
TO RMF3, .:. MULTI-FAMILY'. MEDIUM ,DENSITY <'x,':;:
RESIDENTIAL DISTRICT; AMENDING THE OFFICIAL.. '.':~.j'".>':
ZONING MAP, OF THE CITY-OF AVENTURA FOR 'i' ,..
. FIFTY-THREE '(53) PARCELS' ON LAND ON THE",;;.;..;;,..,
SOUTH .SIDEOF NE214, TERRACE,ONNE214;:~7j,~;7:i/., '
STREET AND ON TI:IE. NORTHSIDEOF.NE213;'-,i:;r';;~1"n;
STREET, FROM MO, MEDICAL OFFICE DlSTRICT,TO','!.,F'::'E;Y;'.!,\
RMF3B, MULTI-FAMILY. MEDIUM DENSITY. .'. '''\+ ,.:., "
RESIDENTIAL DISTRICT; BY.AMENDING.TH~' :",.;.
OFFICIAL ZONING MAP OF THE CITY OF. AVENTURA,. '~..'.,.;'.~:
FOR EIGHT (8) PARCELS OF LANDON THE WEST '
SIDE OFBISCAYNE BOULEVARD F.ROM MO,
ME,l!I.<:.A!- _, _ OfF!C~__Q1~!!II~T~ .-!CLJ3!, ,____
t-,EIGHBORHOOD BUSINESS-':>"IST'RicT; PROVIDaNG
FOR SEVERABILITY; PROVIDING FOR INCLUSION IN
THE 'CODE; PROVIDING FOR AN EFFECTIVE DATE.
(see map for property 10cationsL_
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AN ORDINANCE OF THE CITY OF AVENTURA,
FLORIDA, AMENDING SECTION 31-143(d), RMF3
DISTRICT, TO PROVIDE FOR REVISED SETBACKS,
ADDITIONAL CONDITIONAL USES, STREETSCAPE
DESIGN STANDARDS, URBAN DESIGN STANDARDS;
AMENDING SECTION 31-143(9), RMF3B DISTRICT,
TO CLARIFY PERMITTED USES, TO PROVIDE FOR
REVISED SETBACKS, ADDITIONAL CONDITIONAL
USES, LARGE PARCEL DEVELOPMENT
INCENTIVES, . STREETSCAPE DESIGN STANDARDS
AND URBAN DESIGN STANDARDS; AMENDING
SECTION 31-144(b), B1 DISTRICT, TO PROVIDE FOR
REVISED HEIGHT LIMITATIONS; AMENDING
SECTION 3t-144(1), MO DISTRICT, TO PROVIDE FOR
REVISED SETBACKS, LOT COVERAGE, OPEN
SPACE AND MINIMUM lOT SIZE, ADDITIONAL
CONDITIONAL USES, LARGE PARCEL
DEVELOPMENT INCENTIVES, STREETSCAPE
DESIGN STANDARDS AND URBAN DESIGN
STANDARDS; PROVIDING FOR SEVERABILITY;
PROVIDING FOR INCLUSION IN THE CODE;
PROVIDING FOR AN EFFECTIVE DATE.
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Immediately following the Local Planning Agency meeting, the City Commission of :1
the City of Aventura, as the governing body, will consider on first reading at a public 11
hearing Amendment of the Comprehensive Master Plan, Amendments to the Official :;
Zoning Map and Amendments to the Land Development Regulations Ordinances. fl
The Public Hearing will be held at City of Aventura Government Center, 19200 vi
West Country Club Drive, Aventura, Florida, 33180. The proposed Ordinances ~j
may be inspected by the public at the Office of the City Clerk, 19200 West Country :1
Club Drive, Aventura, Florida. Interested parties may appear at the Public Hearing .,.,
and be heard with respect to the proposed Ordinances. :1
In accordance with the Americans with Disabilities Act of 1990, all persons who arej
disabled and who need special accommodations to participate in this proceeding Ij
because of that disability should contact the Office of the City Clerk, (305) 466-8901,1
not later than two business days prior to such proceedings. ;1
If a person decides to appeal any decision made by the City Commission with j
respect to any matter considered at a meeting or hearing, that person will need a. 11
record of the proceedings and, for such purpose, may need to ensure that a verbatim :11
record of the proceedings is made, which record includes the testimony and evidence i
upon which the appeal is to be based. :
Teresa M. Soroka, CMC, City Clerk