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11-20-2003 The c~ of h LoCMl p&nni"f ~W Jeffrey M. Perlow, Mayor Ci(y M~n.".,. Eric M. Soroka ~......c.... - "\<.......,~ Zev Auerbach Jay R. Beskin Ken Cohen Bob Diamond Manny Grossman Harry Holzberg GifT Clerk Teresa M. Soroka, CMC City AtmmW Weiss Serota Helfman Pastoriza Guede. Boniake & Cole LOCAL PLANNING AGENCY AGENDA NOVEMBER 20,2003 - 9 AM (Continued from November 4, 2003) Government Center 19200 West Country Club Drive Aventura. Florida 33180 1. CALL TO ORDER\ROLL CALL 2. APPROVAL OF MINUTES: November 4, 2003 LP A Hearing 3. 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 November 4, 2003 LPA MediDg 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, STREETS CAPE 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, STREETS CAPE DESIGN STANDARDS AND URBAN DESIGN STANDARDS; PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE; PROVIDING FOR AN EFFECTIVE DATE. 4. ADJOURNMENT. This meeting is open to the public. In accordance with the Americans with Disabilities Act of 1990, all persons who are disabled and who need special accommexlations to participate in this meeting because of that disability should contact the Office of the City Clerk, 305-466-890 I, 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. " ~ . MINUTES LOCAL PLANNING AGENCY MEETING NOVEMBER 4, 2003 6 PM Government Center 19200 W. Country Club Drive Aventura, Florlda 33180 1. CALL TO ORDER/ROLL CALL: The meeting was called to order at 6:10 p.m. by Mayor Jeffrey M. Perlow. Present were Commissioners Zev Auerbach, Ken Cohen, Bob Diamond (arrived at 6:18 p.m.), Manny Grossman, Harry Holzberg, Vice Mayor Jay R. Beskin, Mayor Perlow, City Manager Eric M. Soroka, City Clerk Teresa M. Soroka and City Attorney David M. Wolpin. As a quorum was determined to be present, the meeting commenced. 2. PLEDGE OF ALLEGIANCE: Phillip Sturtz led the pledge of allegiance. Mayor Perlow presented a Certificate of Appreciation to retiring Community Services Advisory Board member Phillip Sturtz. 3. APPROVAL OF MINUTES: A motion to approve the minutes of the July 1, 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 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. B. 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,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 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. C. 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. Mr. Wolpin announced that quasi-judicial procedures of the City would be invoked during this hearing, specifically as to Ordinance 4B. Ex-parte communications by Commissioners, if any, were disclosed and filed with the City Clerk in accordance with City Code Section 34. All witnesses giving testimony in these hearings were sworn in by the City Clerk. A motion to recommend adoption of ordinance 4-A was offered by Commissioner Cohen and seconded by Commissioner Auerbach. A motion to recommend adoption of ordinance 4-B was offered by Commissioner Cohen and seconded by Commissioner Auerbach. A motion to recommend adoption of ordinance 4-C was offered by Commissioner Cohen and seconded by Commissioner Holzberg. Joanne Carr, Planning Director, addressed the Commission and entered the staff reports into the record. Mayor Perlow opened the public hearing. The following individuals addressed the Commission: Ray Leightman, Economic Development Advisory Board Chair; Alan Greenfield, Esq., representing owner of a portion of the subject property; Alan Koslow, Esq., Becker & Poliakoff, representing owners of approximately 50 lots in the subject area; Marian Mutchnik, property owner; Ricardo Winocur, owner of property between NE 20ath{ 209th Streets and 2 Biscayne Blvd.; Michael Snyder, Esq., 2775 NE 163rd Street Suite 100, representing individuals under contract to purchase a portion of the subject property; Mr. Pollock, medical facilities consultant; David Ari Schultz, developer; and unnamed gentleman residing at 20833 E. Dixie Highway. A motion to continue this public hearing until November 20, 2003 at 9 a.m. was offered by Commissioner Cohen, seconded by Commissioner Grossman and unanimously passed. 5. ADJOURNMENT. There being no further business to come before the Local Planning Agency, the meeting adjourned at 8:43 p.m. Teresa M. Soroka, CMC, City Clerk Approved by the LPA on 3 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) 3-A November 20, 2003 Li__.Ll Nav&mber 4,.zo&3 Local Planning Agency Agenda Item ....:r:JT November 20, 2003 3-A NOvelllbel '4;-2OO-:tCity Commission Meeting Agenda Item--q...t 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 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, 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 FEe 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 com,mercial 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 du/ac 1.79 67 RMF3B zone 6.326 ac 35 du/ac 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 A ventura. 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 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 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 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 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). 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Roadways CIty Boundary ZIP Code Boundary Railroad 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 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 I 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 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 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 ;. , I r .,.- t' · ":,4 ."'" .. '.f...... " - . --"""'ji4'-- RMId8ntIIII ' MU~1y Dlstrlct- MvdelllIi 9-"Y . fill. .~A.~ . .., . Il . _.':~~!.!.DlstrIct. ,Hlgh~ " .~. ~ ~ _ .:CcltI1Ill8fCl. .1 Outparcel '^" ' . "~7:JtJ" 0'._ '-:-c, '. ~ , I I ", ;\ .~ "..==r A ~.'~ ~ ., . ~-;..--.:.... 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DO >>> I' .. , l!' ~ ..., ,~. \\': . 1\. ! i I ! ,.--., ~~! (. " '_4' : ",~.! -.\ 1 1 I .' i , I. .- 1 ; , ' j~:\tj ;" .\~ , ,x : ,;~: ~ !I t..~ \ ~u ~J\ ~~_., ~l ~ ~\' .: 't1 _' }: I ,""; till! . I-I -.1,; ~. :\ I~.!'ij,t . - . ~.' ~d' : I . . : .:' \ i . . .,.....:.1 I ..~:.t.. . .'.~ 1 '.... . ~, ~ ;;~--,\~ ~~ alllatura Medical OIIice District Cllyol_F1orida Flgant S. 01_.._ I 18 . ,. . f' .' -, . -"'~" ...... , { . . .. ' ! .! . . . , ," .. i . , .. ~ "., ~ ~ #,' ~... t i! I ':~' .'4', J., ..1 -"""-~ ! '. , .. ~ ~'". r-.' ! -.: ~--'"'l .,.,...., >", l ) ~~~~.~~..,~ .. .- ----- Commercial 0utparcel-- /'" 213., 8!>.t.. , CcOO I I I I 0\ I I \-0 :-01 rl ! I ! \. ' .I 0 1 C---J , I \ ! \ r--"J I I I I I 1.1 , I i I I I ~I I 1--- I Ji I 'I r----1 \ I I \ ! ~ I I \---1 I I ! \ \ \ \ I \ I I I I , I I I \Q I I I I I I 1 1 \ I I 1 , J , , J.. ,- ! ! ./ I., '~:~"",--..( .'........ ....... 1 '. / ...... ./ ;.., / ........ J ! /' i i ,- ! /00 i i , , \~ " ,'.~ ----------, i ~ __________ ------..:::::. / ; - ,- 1-, , ini! B' -, \ I ! \- I I I I , , II , II i I I I I II I I . i ./ [] / i /7 !I /f /1 i ! I i III \ \ II \ 1\\ \ \ I \ \.1 o I \ 'IlIItura Me lea CllydAvenluIa,FIorIda FI n I. IlaslraUwe PIaa ct s .*....... -- IJIDUIUWD ~~ ~ ~ '~T 233220083 ~ . 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 N.E. 213lh and 214lh 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.fl.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, / J.: -"')",))llA \."--.. ~~~;~ Supervisor II EXHIBIT #6 02-CPA-03 VGV:mo L-1880 Enclosure cc: Ms. Ana Rijo-Conde Mr. Femando A1buerne 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.fi.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: Virginia Boone/Highland Oaks - 20500 N.E. 24 Avenue MIDDLE: SENIOR HIGH: 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: Virginia 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 "N 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 f1oaVtravel: 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 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. 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 20th 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 4 (!) z '" '" '" '" '" '" '" '" '" z "- "- "- "- "- "- "- "- "- 1:3 :;; :;; :;; :;; :;; :;; :;; :;; :;; 0:: 0:: 0:: 0:: 0:: 0:: 0:: 0:: 0:: I V 0 i=' i=' i=' 0 W C\l W W W W W"- W 0 w"- <!lW w"- <!lW <0:: <!lW Z m m m~~ m m ml-< m m~~ m W W Wz:J W W Wz:J W Wz:J W W W 0:: 0:: 0::00 0:: 0:: 0::00 0:: 0::00 0:: ~ U U ~o::m ~ U uo::m u ~o::m u () m < < "-0 < <"-0 < "-0 < b .0 Z U) U) U). 0 U) U) ....OU) U) U). 0 U) .... .... ....00> .... .... 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'" CO '" '" N N N ..... ..... ..... ..... ~ ~ ~ ~ ~ ~ 0 ~ 0 q ~ c!; c!; c!; c!; c!; ~ 0 ~ ~ ~ 0 ~ 0 ~ 0 '* '* '* N N N N N N N N N ~ ~ ~ ~ ~ ~ ~ ~ ~ <b <b <b <b <b , <b <b <b '" N N N N N N N N N 0 > 0:: 0:: 0:: 0:: ..J 0:: 0:: 0:: 0:: m l- I- l- I- W W W W W Ul (fl (fl Ul l- I- l- I- Z .... ... ... ... ... .... ... ... ~ ~ ~ ~ ~ ~ ~ ~ ~ N '" N N N N N N U W W W W W W W W (fl Z Z Z Z Z Z Z Z in 0.. 0:: o U ..J W ~ o <( <( 0:: "-:l 01- ~ifi -> U<( j.,:" , ,I- CITY OF AVENTURA COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM TO: FROM: BY: DATE: October 17, 2003 SUBJECT: 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 20, 2003 3-B NvY<""L", 4,'20i}3 Local Planning Agency Agenda Item ::1:8-- November 20, 2003 3-B NcrlIembel 4~3 City Commission Meeting Agenda Item q.-t; 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 {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 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 IclOds 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 B 1, 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, RMF38 and 81 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 Poculation RMF3 zone 1.506 ac 25 dulac 1.79 67 RMF38 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 ShoDDina 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, 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% 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, 8 EXHIBIT #1 Cl Page 1 z '" '" '" '" '" '" '" '" '" z u. u. u. u. u. u. u. u. u. 0 ::; ::; ::; ::; ::; ::; ::; ::; ::; N a:: a:: a:: a:: a:: a:: a:: a:: a:: 02-REZ-03 i=' i=' i=' w w w w w w"- w wu. ClW wu. 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EXHIBIT #2 Page 1 02-REZ-03 J U~ J: , !:!:! >< C l- ll) w ;: Q ~ ~ N V:l d c...> N ~ ~ ~ a l~ W l j l NE 209 Street "'0 .... 07'" 0710 .... 0770 0'" ..30 0.., \0020 "30 "Ie "'0 NE 208 Terface ~\oJoJ~ITbJ NE 208 Street 1234001o:HQ u ( '~"20 ~ ~~ 12S4008oelO 12_ ,23<07""'t ~ 'H h ~~ 0010 0030 OZOO 0230 0... 01 0170 ~ 0070 .... ~1O ~ NE 207 Street ~ ,... ~ "'0 (j 1000 .~ .... Q:) .... "'0 ~ 3: ..c Cl I OJ :x o u; NE 206 Street <<l .... W rRlll 0710 UlW 0720 F!:ord . ,. l'r," ! . ! THE PROMENADE. EXHIBIT #2 Page 2 02-REZ-03 1Za4OfDOO10 ,- N.E. 203 STR BROWARD COUNTY ..-------. DADE COUNTY;" :" :" ," :~ :" ." ;. :" :" :" ." :1 ." :" :" ;. :" :" :" ." IVES DAIRY RD.: :" ~ :J: W X o ;:: MIAMI GARDENS DR. :" ." ;. ." ;. :" :" :" ." :. :" :" :" :" :" :" :" :" :" ." :- :" :" :" :" :" :" :" :" .. :. .:. :. <ll w 'l: > ", <( The '" 205 Promenade Shops 203 ST. [ I", '" s ~(~! WATERWAYS <......--;1 '\/'" 201 TER. AVENTURA '0\..\10. Fire I D Resc;ut! 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Roadways City Boundary ZIP Code Boundary Railroad EXHIBIT#5 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 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-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 offormerly single family development of only one lot deep. Because of the shallow lot depths and the immediate proximity of a single family neighborhood beyond the City limit, high density or large scale residential or office uses are not appropriate. Consequently, this area is recommended for townhouse or similar moderate density multi-family residential use. While the RMF3 zoning district, which provides for 25 dwellings per acre and up to 4 storieS, may be an appropriate designation, to maintain compatibility with the neighborhood to the north, a reduction in density and maximum height should be considered. Total residential development capacity is estimated to range from 26 dwellings, if developed as townhomes, to up to 73 dwellings if developed as mid-rise apartments Commercial Out Parcels At two locations, at the northern and southern edges of the Medical Office District, there exist several triangular-shaped parcels with frontage and access along Biscayne Boulevard. While such parcels could conceivably be assembled with adjacent properties for office or residential development, it is more likely that these properties would be developed as freestanding commercial outparcels. Such commercial uses should be limited to those that would not detract from the character and image of the Medical Office District, as permitted in the B2 zoning district. 3 Development Intensity Standards The intensity, compactness and efficiency of development which can be achieved in the MO District is a function of the development standards that govern floor area ratio (ratio of building area to site area), maximum lot coverage (percent of site covered by buildings), minimum landscaped open space (percent of site in green space), minimum setbacks (distance of buildings from property lines) and parking ratios (ratio of parking spaces to office space). In several cases noted below, present development standards may not be conducive to an efficient, compact and. urban. character suited to a medical office district. As a reference, present development standards for the MO District are compared with those in place for the region's largest medical complex surrounding Jackson Memorial Hospital 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 .~. ."'" .. ..'....~ '1 - . .~ (:......'--.-..------;.,--- 'Resldeotlall' Mulll~lIy District - ModerIt8 Qenslty t-\ .~....~ _ "fl~den~( , _ . "M","~ Dlstrlct- i " High Den , · ;1. ,~. ~ ~ ..: CoolJQerclal Outparcel Nt;<7 _. ,--~""81;;.c " _-'"1It 1 " , ! r7- l : _ . ;"\ " i:~- ~,' l . \ I:' - ...~, 1- 1'" . ' .~ .--==t ~~. ,....-- ..- ~"'. ~. .- --., A ! . . ',.. ,! Medical Office I Mlxed-Uoe Development .".1 (3 "" mln site) "', [ .. . ;: " -'"'-. .-,-' ~..' "'J .'. 1- -,'- '- ] --.T'.l: Aventara Medical OffIce Dlslrlct City 01 A_ra. Florida Fig..., . Coneeplual UrtoaII _lo...ootFnlMwork f---- A- IV It " ... ........ , . ;::']'j~ , Jt /' h , , .:.... .........:. ..... ...... ... ._, ..... ..... ,---- - NE 2131hStreet -' .-..-.--- .- --~. ..--i " , I ,.... ~' ;I,~ [:::: !:, .... "I Hospital District ..Boundary . , In'ule :.. .' :''fI.lkIQ~ . .\..11'-'.....___. ;' - ----- -"l 1'-" ',j 1 ~ 0. " """ "'" ., i-" .. , ~ .i\ .., ~. ... I\~; ~\ I I I I "-, .~.~\ I"..,ti :-..~! . <I. ,B I , .~I: ~:I .' . i I. , ".1 : !. , I,.. . "1,1., :,~ :,Ii] '." ;.\\ll .. ~ ! \:B: , . ~ ;'1 " b .~ I' ~ .~- ~., 1]\li -=-- ~\' , tl , J, I~~"I _tt I ..1 ,. .~, ,~~51 f - - . :~',' ';!::' .,' .. i , " -, .... ',.1, " .:1: I .~~~';-i::' .l,.~ 1 ... . '" . t~ ---., .. , -l...: ...."'\"'" " . , 'I..'>':"" ."" . :. " r \ ' !,. , ;;,~ "f;.' . . /. !~;, L' . . . i , .' " , .' ~ . ;. ...j . .r ... ,; , '{.~ ~ , . .I J' ~.'''.i i ~: ! . " " ~ I;'.. '.~. t~ - .. :','.. Aventura Medical Dflice DIstrict City 01 A"",1ura. Florida FlpI1l 3 -lIIl1Strllll.. Plan ~G ::;: '!~ ";t -oe~ . c[jO~.... _U- .----"F'.-- __DcG \.-...-- ....- o II ~ o w .. I I I I I I I , ~Q . . o , r.+ \ i I t:=\\i I I, ( Arentura Medical OffIce Istrlct CIIy of Avenl1Jra, Florida FI .11 3 . Dlastmfye Pia. ........""""" .- -- "- .. - .. .- -- Commercial -0utparcel---.. /"€ 2fJfI1 S . --.... i i_ i... ..~.. .'- ......../ ~_._--'_._.\ , I I 1 I \ '-=n'_.-~ 10101 1 1 I , ' "'_ ' J ............ ...... 1 .~....". ,. i ,. N ~ I "LJI r- 1 I I I I .1 \ ~ \ \ ~ \ I I I 1 I I I \ I I I , I , I I I I I \ I , i , / ! / / / , " (,-.---.- / --- -',-", i / , ......j r I \ I I I I.-----! I I I , I I \ I I "\ C-J 1 r---J I , I I 'I I 1 I I I \ \ 1 I , i /......... I r---, i-I I--~ !-;:~ \0 , -- 1 HE 210th Street / r--' 1--. ' \ni ( 8! ~l i I 1 I.. i I I i III \ : III 'I' 1111I \ 11.\ , i I I \ \ i \ i \ \ \ 1 \ 1 \ 1 . , ,I' [] ! i J j" ...l /i !I G . * .. ." ., mtUlI1"._ -.--.- 'umr 233220083 ~ - . , ' - , -' giving our students the world 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 Re: Aventura Medical Office District N.E. 213"' and 214"' street 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. Bolarios Frank J, Cobo Perla Tabares Hantman Betsy H, Kaplan Dr. Marta Perez Dr Soiomon C, Stinson October 21, 2003 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.fl.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, ~.~ , --..J 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@facil.dade.k1,2.fI.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: Virginia Boone/Highland Oaks - 20500 N.E. 24 Avenue MIDDLE: Highland Oaks - 2375 N.E. 203 Street Dr. Michael M. Krop -1410 N.E. 215 Street SENIOR HIGH: .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: VirQinia Boonel 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 f1oatltravel: 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 floaUtravel: 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 floaUtravel: 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 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 Ken Cohen Commissioner Robert Diamond Commissioner 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 Commissioner Manny Grossman Commissioner Harry Holzberg Vice Mayor Jay R. Beskin Mayor Jeffrey M. Perlow PASSED on first reading this 20th day of November, 2003. Ordinance No. 2004- Page 5 PASSED AND ADOPTED on second reading this 6111 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 __n...__.....__---, r-'- Q I ! ! Ig I J i! I J I I / / -. -T" '''i' --.---f .. -,- ("r- I \1 j~ "d \ ..1 ILL" " ~ ""j J -" , \ 1 ~ EXHIBIT A TO ORDINANCE NO. 2004- -l :!! 0 <.. 0 ~ )> "'IJ :0 )> :i: n m c z 2 " ^ ;U () G) m '" C ^ CD ;U go ,. Z ;;:: I ~ ,. 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N '" 0 '" ~ '" )> m ~ ~ (") ~ (") (") (") ;u 0 ;u ;u ;u m ;u m m m 00 m 00 00 00 00 '" ~ '" ~ '" ~ '" ~ '" ~ '" ~ N o z m O-U-UIr ocr)>O Cw~r4 zr~t;oo --iO"'ZT -<::cOoOl mO)>- o^rCD ONmr :::oC,o)"'tIO 0->0 cn"'tl:::o^ 0(5^'" "'mZ ;::N9 >0)<0 ~ 6 :> o m ;:: )> ;u (5 .. ." ~ o )> ~ r r m ;U ;:: )> r (") :;; ;u o -i :I: 00 -i [!l Z -i ;U N N 0 0 .... '" 0 0 00 '? '" <5 Ui (") '" :> Ui -< (") Z :> m -< OJ Z r m < '" 0 r < 0 N N '" '" , , ~ ~ N N W W .... i" 6 0 0 0 '?' '?' 0 0 '" 00 .... '" 0 0 0""0 1JI '0 ocr)> cOl~r-i zr t;oo -iowz-t -<:::00001 mO>- o^rCD o~m5 :lJ_"'tIo 0"0)>" oo)>;u OGl"'" ."mZ ;::N9 >0) co ;:: T" o :> o m o N ~ o W co )> o ;u m 00 )> o ;u m 00 OJ ~ '" ~ 3~ CITY OF AVENTURA COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM TO: City Commission FROM: Eric M. Soroka, IC City Manager BY: Joanne Carr, AIC Planning Director DATE: November 13, 2003 SUBJECT: Revisions to October 22, 2003 memorandum regarding 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) The following revisions have been made to the memorandum dated October 22, 2003 and presented at the November 4, 2003 City Commission meeting. These revisions are incorporated in the attached memorandum dated November 13, 2003. 1. Page One of memorandum - "November 4, 2003 Local Planning Agency Agenda Item" has been changed to "November 20,2003 Local Planning Agency Agenda Item". 2. Page One of memorandum - "November 4, 2003 City Commission Meeting Agenda Item" has been changed to "November 20, 2003 City Commission Agenda Item". 3. Page Four of memorandum - "Recommendation - consider increasing lot size from 1.5 acres to 3.0 acres for the medical office large site" has been revised to read "Recommendation - consider increasing lot size from 1.5 acres to 3.0 acres for the medical office large site. Medical office should be the predominant use with multi family residential and a limited array of ancillary commercial uses as conditional uses". 4. Page Five and Six of memorandum - The "Proposed Action" under the Recommendation - "that medical office and limited commercial uses be included as conditional uses in the high density multi- family residential area" has been changed from "the amendments propose that uses in the 81 and MO districts be included as conditional uses in the RMF38 district for those properties in the hospital district" to "the amendments do not propose that uses in the 81 and MO districts be included as conditional uses in the RMF38 district since these 81 and MO uses are not permitted in properties with a residential land use designation". 4. Page Eight and Nine of the memorandum - Section 31-143(g), RMF3B, Conditional Uses, has been revised to delete 81 and MO uses as conditional uses in this district. The ordinance amending the Land Development Regulations has also been revised to delete 81 and MO uses as conditional uses in the RMF38 district. 2 CITY OF AVENTURA COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM TO: FROM: BY: Joanne Carr, AICP. Planning Director DATE: November 13, 2003 SUBJECT: Amendment to Section 31-143(d), RMF3 District; Section 31-143(g), RMF3B District; Section 31-144(b), B 1 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 20, 2003 Local Planning Agency Agenda Item ~ C November 20, 2003 City Commission Meeting Agenda Item 3C 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. Streets cape 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" Medical office should be the predominant use with multi family residential and a limited array of ancillary commercial uses as conditional uses. 4 Proposed Action . 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-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. . 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 81 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 81 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 5 The amendments do not propose that uses in the B1 and MO districts be included as conditional uses in the RMF3B district since these B1 and MO uses are not permitted in properties with a residential land use designation. Recommendation . This final recommendation is not a part of the 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-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. 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 LDR 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. 6 4. The proposed amendment furthers the orderly development of the City. The proposed amendments further the orderly development of the City. 5. The proposed amendment improves the administration or execution of the development process. The proposed amendments improve the administration or execution of the development process in that it 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. Q., For those orooerties on the north side of NE 214 Terrace. the followinq uses mav be established if first aooroved as a conditional use: i. Those uses that exceed the maximum floor area ratio. ii. Those uses that do not meet the minimum ooen soace requirement in this district. uoon oayment of a fee-in-lieu of ooen soace to be used for oublic Dark imorovements. The amount of such fee-in-lieu shall be determined by the City Manaqer based uoon the aooraised value of the land and the amount of reduction in ooen soace requested. orovided. however. that the amount of ooen soace shall not be reduced below 15 oercent of the total lot area and that the develooment comolies with the Streetscaoe Desiqn Standards of this section. (3)d. Setbacks 1. Front yards: For those orooerties on the north side of NE 214 Terrace. the followinq standard shall aooly: Front yards shall be a minimum of 10 feet in deoth for the first two stories and 15 feet in deoth for additional stories. 2. Side yards: iii. For those orooerties on the north side of NE 214 Terrace. the followinq standard shall aooly: Side yards shall be a minimum of 10 feet in deoth for the first two stories and 15 feet in deoth for additional stories. 1 Underlined provisions constitute proposed additions to existing text; strisl<I3R thm~9h provisions indicate proposed deletions from existing text. 7 3. Rear Yards: For those properties on the north side of NE 214 Terrace, the followinq standard shall applv: Rear yards shall be a minimum of 10 feet in depth. (5) Streetscaoe Desian 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 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. @ Urban Desian Standards For those properties on the north side of NE 214 Terrace, the followinq concepts shall Guide 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. b. Exterior colors used shall be Iiqht earth tone schemes or other color palette that may be approved bv the City 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", beinq the area bounded bv NE 203 Street to the south, the City limit to the north, Biscavne Boulevard to the 2 Underlined provisions constitute proposed additions to existing text; strislmn thrG~!:lh provisions indicate proposed deletions from existing text. 8 east and East Dixie Hiqhwav to the west. the followinq uses may be established if first approved as a conditional use: ill 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 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. . (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 applv: 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 applv: Minimum rear yard setback shall be 10 feet. &l Develooment of Parcels 4 acres or more in size in the Hosoital 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. Drivewav Separation: Drivewav 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 bv 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 9 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. (10) StreetscaDe 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 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 by 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. b. Exterior colors used shall be liqht earth tone schemes or other color palette that mav be approved bv the Citv 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; striskeR thra~!lR provisions indicate proposed deletions from existing text. 10 For those properties on the west side of Biscavne Boulevard between NE 205 Street and the City 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. 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 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. (4) a. Minimum lot area and width. For those properties Ivinq between NE 205 Street to the south. NE 209 Street to the north. NE 28 Avenue to the east and East Dixie Hiqhwav 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 the purposes of this poragml3A G., structur-ed parking incorporatod within tho building on>/elope sholl Gmmt le'....ar-ds tho numBor of &torio&. 1. Those buildings whose total number of storios i& B9w.'99n Z9Fe and ten f1oer&, including any structure parking incorpoFOtod within tho builaing onvelope, sholl hO'lo 0 front yard of net 19&& than 50 feet in depth. E'lOry plot shall hove 0 str-oot Gido yor.a ef net less than 20 feet in 4 Underlined provisions constitute proposed additions to existing text; striskeR tRre~!lR provisions indicate proposed deletions from existing text. 11 depth. Every plot ~pon whioh a stFlJoture is hereafter emotod shall ha'lO a FRiniFR~m Fear yar-d ef 213 feet. 2. Thoso B~i1din€ls whoso total mJrFlbor of stories is botween 11 and 20 floors, iAGluding any str~Gture parking inGCJrpomted within the b~ilding envolope, shall have a frent yaFd not loss than 50 foot in depth. !;;very I310t shall ha'/e a stroet side yar-d of not less thaA JO foel iA depth. E'/ery I310t upon 'NRiGh a structure is hereafter emoted shall havo a minimum r-ear yar-d of JO foot. 3. TRose buildings '.vRese total A~FRber of stories oXGeeds 20 floors, including any struotum l3arking inGerl3erated within the B~ilding envelope, shall have a front yaFd not less than 65 foot in depth. !;;'1ery plot shall have street side yard of not less tRan 45 feel in deptR. Every plot upon WRich a struct~r-e is hereafter erected sRall havo a FRinimuFR rear yard of 4 a feet. 1., Minimum frent 'lard setback shall be 10 feet in depth for the first two stories of the structure and 15 feet in depth for anv additional stories. except that the minimum 'lard setback from Biscavne Boulevard in this district shall be 25 feet in depth. 2. Minimum street side 'lard setback shall be 10 feet in depth for the first two stories and 15 feet in depth for additional stories. except that the minimum 'lard setback from Biscavne Boulevard in this district shall be 25 feet in depth. 3. Minimum rear 'lard setback shall be 10 feet in depth. except that the minimum 'lard setback from Biscavne 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, struclure parking shall not count as part of the floor area, but may be counted towards calculation of the floor area ratio... 2. For those B~i1din€ls with zor-e JJ percont of the required l3arking located within a parking str~Gt~re: The fleer ar-ea ratio sRall be 0.10 at one story and shall bo iAGr-eased by 0.11 fer eaGh additional story. The tetal lot covora€le perFRilled fer all buildings en tRe site shall not 8J~Geed 40 por-GoAt of the total lot area. TRe total minimuFR landscaped open sl3aGe requirod shall be 3J por-Gent of the total lot area. However, if structure parkiA€lle'lel(s) is/are Geunted tov.mds calculation of floor aroa ratio then the total lot covor-a!je permilled fer all buildings en sile shall not exceed 311 porcent of the total lot aroa. .'\dditionally, the total minim~FR landscapod open spaco mquired shall Be 35 percent of the tolallot orca. 3. For thoso b~ildin€ls with 33 perGent 66 percoAt of the req~ired parking leGated within a l3arking structure: The floor orca ratio shall be 0.10 at one story and shall bo increased BY 9.11 fer each additienal story. The tetal lot covora!je permilled fer all buildings on the site shall not eXGeed 40 percont ef tRe total lot area. The total miniR'l~R'l landscaped open space requir-ed sRall be J€i perGent ef the total let area. 12 Howe'ier, if structure parking level(s) is/ar-e ceHntes tewar-ds calculation of floor ar-ea Fatie then the tetallet severa!je J3ermittod for all buildings en site shall not exceos as J3ersent ef the total lot area. /'.dditionally, the total minimum lanElssaped open spaco roquired shall bo 37 percent of tho total let aroa. 1. For those buildings with 66 pement 1 gg ",orsont of tho required parl~in!ij located within a parking structure: Tho floor aroa Fatia shall be 0.10 at 01'10 story and shall be increased by 0.11 for each additional story. The total let sO'lerage permitted for all bHildings on the site shall not exceed 1 a poment ef the tetal lot area. Tho tetal minimum landscaped open space r-eE'!(,JireEl shall be 39 percent of the tetal lot area. However, if structure parking lo..-ol(s) is/aro sOHnted to'.vards calculation ef f1eor area mtio than tho total lot covora!ijo ",erR'litteEl for all buildings on sito shall not exceed 35 porcent of the total lot area. Additionally, the tetal R'linimum landscaped open space reE'!Hir-eEl shall se 40 J3ersent of the total lot area. 2. The maximum floor area ratio shall be 0.40 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 landscaoed 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 by 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: a. Maximum permitted heiqht: 15 stories or 264 feet 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(13)(2) provided that such location meets safety and traffic enqineerinq standards as determined by the City Enqineer. d. Minimum ooen soace: Minimum open soace mav be reduced upon payment of a fee-in-lieu of ooen space to be used for public oark 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 soace 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 Streetscaoe Desiqn Standards of this section.. (8) Streetscape Desian Standards For those orooerties 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 develooment permit under 13 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 reauirements. provided that the improvements comply with the desian standards of this section. (9) Urban Desian Standards For those properties within the "Hospital District". beina the area bounded bv 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 desian standards found in these Land Development Reaulations: a.Urban Desiqn Features, includinq, but not limited to, connected pedestrian walkways. surface parkina areas in the rear of principal buildinas. buildina orientation to the front street. use of awninqs and canopies, chanaes in massinq in the buildina 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. 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 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 orooerties on the north side of NE 214 Terrace. the followina uses may be established if first aooroved as a conditional use: i. Those uses that exceed the maximum floor area ratio. ii. Those uses that do not meet the minimum ooen soace reauirement in this district. uoon oavment of a fee-in-Iieu of ooen soace to be used for oublic Dark imorovements. The amount of such fee-in-Iieu shall be determined bv the City Manaaer based uoon the aooraised value of the land and the amount of reduction in ooen soace reauested. orovided. however. that the amount of ooen soace shall not be reduced below fifteen oercent of the total lot area and that the develooment comolies with the Streetscaoe Desian Standards of this section. (3)d. Setbacks 1 Underlined provisions constitute proposed additions to existing text; slr-isk9R tRFQ\,IllR 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 followina 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: ... iii.For those properties on the north side of NE 214 Terrace. the followina 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) StreetscaDe Desion Standards For those properties on the north side of NE 214 Terrace. each applicant for a development pennit under this section shall construct the streetscape across the entire street frontaoe(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 comply with the desian standards of this section. @ Urban Desion Standards For those properties on the north side of NE 214 Terrace. the followina concepts shall ouide development in this district. in addition to other applicable architectural desion standards found in these land Development Reaulations: a. Urban Desion Features. includina. but not limited to. connected pedestrian walkways. surface parkina areas in the rear of principal buildinas. buildina orientation to the front street. use of awninos and canopies. chanaes in massina in the buildina form. includino. but not limited to. facades and rooflines. b. Exterior colors used shall be Iiaht 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 pennitted 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. a. For those orooerties within the "Hosoital District", beino 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 aooroved as a conditional use: ill Uses that exceed the maximum floor area ratio. @ Use that do not meet the ooen soace reauirements of this district. uoon oayment of a fee-in-Iieu of ooen soace to be used for public Dark imorovements. The amount of such fee shall be determined by the City Manaaer based on the aooraised value of the land and the amount of reduction in ooen soace reauested, orovided, however, that the amount of ooen soace shall not be reduced below fifteen oercent of the total lot area and that the develooment comolies with the Streetscaoe Desion 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 orooerties in the "Hosoital District" described in this section, the followino standards shall aooly: Front yards: Minimum 10 feet in deoth for the first two stories and minimum 15 feet in deoth for additional stories. 2 Underlined provisions constitute proposed additions to existing text; slAskeR lRrollgll provisions indicate proposed deletions from existing text. Ordinance No. 2004 - Page 5 2. Side yards: ... iii. For those orooerties in the "Hosoital District" described in this section. the followina standards shall aooly: Side yards shall be a minimum of 10 feet in deoth for the first two stories and a minimum of 15 feet for additional stories. 3. Rear yards: ... For those orooerties in the "Hosoital District" described in this section. the followinQ standards shall aooly: Minimum rear yard setback shall be 10 feet. &l Develooment of Parcels 4 acres or more in size in the Hosoital District For those orooerties within the "Hosoital District" described in this section. if the aoolication for a develooment oermit under this section includes a total lot area measurina four acres or more in size. the followina site develooment standards shall be aoolied: a. Maximum oermitted heiQht: 7 stories or 75 feet for mid-rise aoartments. b. Floor area ratio: There shall be no maximum floor area ratio. c. Driveway Seoaration: Driveway seoaration reQuirements will not need to comoly with Section 31-172(b)(2) orovided that such location meets safety and traffic enaineerina standards as determined by the City Enaineer. d. Minimum ooen soace: Minimum ooen soace may be reduced uoon oayment of a fee-in-Iieu of ooen soace to be used for oublic Dark imorovements. The amount of such fee shall be determined by the City Manaaer based on the aDo raised value of the land and the amount of reduction in ooen soace reQuested orovided. however. that the amount of ooen soace shall not be reduced below fifteen oercent of the total lot area and that the develooment comolies with the Streetscaoe Desian Standards of this section. (10) Streetscaoe Desian Standards For those orooerties within the "Hosoital 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 Hiahway to the west. each aoolicant for a develooment oermit under this section shall construct the streetscaoe across the entire street frontaae(s) of its Darcel in accordance with the "Hosoital District Streetscaoe DesiQn Standards" as orovided by the City Manaaer. Streetscaoe imorovements shall be counted towards ooen soace reQuirements. orovided that the imorovements comolv with the desian standards of this section. (11) Urban Desian Standards Ordinance No. 2004 - Page 6 For those orooerties within the "Hosoital District", beina the area bounded bv NE 203 Street to the south, the City limit to the north, Biscavne Boulevard to the east and East Dixie Hiahway to the west. the followina conceots shall auide develooment in this district. in addition to other aoolicable architectural desian standards found in these land Develooment Reaulations: a. Urban Desian Features. includina. but not limited to, connected oedestrian walkways. surface oarkina areas in the rear of orincioal buildinas. buildina orientation to the front street. use of awninas and canooies, 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 oalette that may be aooroved 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 orooerties on the west side of Biscayne Boulevard between NE 206 Street and the City limit. the followina standard shall aooly: Maximum heiaht: No buildina or structure. or Dart thereof. shall be erected to a heiaht exceedina ten stories. or 176 feet overall maximum heiaht. inciudina structured oarkina. For the ourooses of this oaraaraoh b.. structured oarkina shall not be counted in comoutina the number of stories but shall be counted in comoutina overall maximum heiaht. 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 3 Underlined provisions constitute proposed additions to existing text; slFiGksA through provisions indicate proposed deletions from existing text. Ordinance No. 2004 - Page 7 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. 1. Uses that exceed the maximum floor area ratio. 1. Uses that do not meet the open space reQuirements of this district. upon pavment 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 Citv Manager 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 Design Standards of this section. (4)a. Minimum lot area and width. For those prooerties lying 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 reauirement 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 tRe plupesos ef tRis paragraph 0., structured paFking inooFporated ....,ithin the building oR\'elepe sRall sel,lnt te'....aFEls tAe Rl,lmber ef &teries. 1. These buildings '/II'IOse total Rumber Gf &teRes is beWlgeR 2em aRa teR flesF8, iRsll,laiRg aRY stNQtl,lm paFking iRGerJIeFatea .....itAiR tAe bl,lilsiRg eRvelepe, sAall Aa'.<e a fr:eRt yaFEI ef Ret less tAaR 50 feet in aeptA. E'.<er:y plat sAall Rave a stmet siae yaFEI of not less tAaR 20 feat iR aeptA. Every plot l,lpeR \'A:liSR a strustl,lm is hemafter ereGtea sAall Aave a miRiml,lm rear yaFEI ef 25 feet. 2. TAese bl,lilaiRlls wRese total number at &teRes is bet\'199R 11 aRa 29 fteeF8, iRsll,laiRll aRY strl,lstl,lre paFkiRll iRsorJIeratea witAiR the · Underlined provisions constitute proposed additions to existing text; slFi6kBR through provisions indicate proposed deletions from existing text. Ordinance No. 2004 - Page 8 building em.'elepe, shall ha'X) a ffeRt yaRl Ret less tt:!aR 50 fuet in deptt:!. ~efY ",let st:!allt:!a'.<e a street side yaRl of not less tt:!aR 39 feet in de",th. !;;'1ef)' ",lot u",on whist:! a StRJstllFe is lleFeafter eFeGteEl sRall Ra'.<e a miRimllm Fear yarE! of 30 fuet. 3. TRese IallilE!iRgS wt:!ese tetal number of &teRes exseeEls 20 floOF6, inGluding aRY stFllGtllm ",alking inSoFlleFateEl within the I:lllilEling eRvelope, st:!all t:!ave a fmRt yaRl Rot less tt:!aR €i5 feet iR Elepth. !;;ve,y ",let sRall Rave stmet siEle yam of not loss tRaR 45 fuot in Ele",tt:!. !;;vefY ",let Il",OR 'Nt:!isl:1 a strllstllm is hereafter er-esteEl sl:1all have a miRimllm mar yaRl of 45 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 Biscavne Boulevard 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 for additional stories. exceot that the minimum yard setback from Biscavne 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 Biscavne 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 tt:!ose bllilE!iRgS witt:! 29m 33 peFGeRt of the mElllimEl",aFkinglesated '.vithin a paFking stRJstllFe: Tt:!o floor aFea Fatio sl:1all be 0.49 at ORe stofY and sRall be inGraaseE! by 9.11 fer east:! aElElitioRal Gtef)'. Tt:!e tetallot GaveFage ",eFfRitted for all I:luildings on tl:1e site sl:1all Ret elEseeEl 49 peFseRt of the telal let ama. Tl:1e total miRimllm landsGapeEl opeR s",ase FElElllireEl st:!allbe 33 peFsent of tt:!e tetallet ama. However, if stFl-lstllFe paFking le':el(s) is,lara GellRteE! tewaRls salGlllatieR ef fleer ama Fatie tt:!eR tl:1e tetal let S9'I9Fage peFfRitteEl fur all bllilEliRgS on site sRall Ret exseeEl 38 ",eFGeAt at tl:1e tetallet ama. ,^,dditionally, tho telal miRimllm landssapOl:I epeR spase mElllimEl st:!allbe 35 peFseRt of tl:1e telallet ama. 3.Fer these bllildings 'JIitR 33 peFsent €i€i perseRt of tl:1e F9E111ima paFkiRgleeated witt:!in a ",aFkiRg stFl,Jstllm: The floor area Fatie st:!allbe 9.49 at one stery aREI st:!all I:le iRsreaseEll:ly 9.11 fer eash adElitional &tefY. Tl:1e tetallet seveFage ",eFfRitteEl for all builElings eR tl:1e site st:!all net elEseeEl 49 ",eFGeRt of the total let ama. Tt:!e telal miRimllm laRE!seapeE! epeR spaee mElllimE! sl:1allbe 3€i per:seRt Elf tt:!e telallot ama. Ordinance No. 2004 - Page 9 Hsvle\.er, if GtruGtblFO par:kiRg 19\.~I(&) i&JaFO aablRteo t~J:aF96 calcl:Jl:ltiaR at floor ar:ea Fetie tI'leR the total lot coveFe!le peFmitted for all Bl,lilaiR!ls on site shall not eXGeea 35 peFseRt of the total let ar:ea. J'.ElaitieRally, tl:1e total miRimym laRassaped epeR spaGe r:eql,lir:ea sl:1all Be 37 peFsent of tl:1e tetallet ar:ea. <I.For tl:1e&e Bl,lilaiR!ls witl:166 percent 199 peFGent of the r:eql,lirea parkin!llesateEl witl:1in a paFkin!l &l:ruotur:e: The fleer ar:ea Fetie sl:1all Be 9. <19 at ona stery aRa shall Be iRSFEla&ea BY 0.11 fer easl:1 aElElitieRal story. Tl:1e tetallet cO'J8Fe!le l'leR'Aitted for all Bl,lilaiR!ls an the site shall Ret eXGeea <15 peFseRt of the total lot area. The total miRiml,lm laRassapea epeR spaGe r:eql,lir:ea sl:1all Be 39 peFseAt of the total let ar:ea. HeweveF, if strl,lotur:e paFkiR!l le\lel(&) istar:e Sel,lRtea tewaros salsl,llatieR af fleer ama Fetie then tl:1e total let se\leFege peR'Aittea fer all bl,lilaiR!ls eR site shall Ret eXGeea 35 peFGeRt of tl:1e total lot ar:ea. /\EIaitieRally, the total miRiml,lm laRassaped epeR spaGe r:eql,lir:ed shall Be <19 peFGeRt ef the total let area. 2. The maximum floor area ratio shall be 0.40 at one stolV and shall be increased by 0.11 for each additional stolV. The total lot coyeraae permitted for all buildinas on the site shall not exceed 40 oercent of the total lot area. The minimum landscaoed ooen soace reauired shall be 33 percent of the total lot area. (7) Deve/oDment of Parcels 3 or more acres in size For those orooerties bounded by 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 Hosoital Camous to the south. if the aoolication for a develooment permit under this section includes a total lot area of 3 or more acres. the followina standards shall be aoolied: a. Maximum oermitted heiaht: 15 stories or 264 feet b. Floor area ratio: There shall be no maximum floor area ratio. c. Driveway Seoaration: Driveway seoaration reauirements will not need to comoly with Section 31-172(b)(2) provided that such location meets safety and traffic enaineerina standards as determined by the City Enaineer. d. Minimum ooen soace: Minimum ooen soace may be reduced uoon oayment of a fee-in-lieu of ooen soace to be used for public oark imorovements. The amount of such fee shall be determined by the City Manaaer based on the aooraised value of the land and the amount of reduction in ooen soace reauested. orovided. however. that the amount of ooen soace shall not be reduced below fifteen oercent of the total lot area and that the develooment comolies with the Streetscaoe Desian Standards of this section. Ordinance No. 2004 - Page 10 fB) StreetscaDe 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 Boulevard to the east and East Dixie Hiahwav 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 Manaaer. Streetscape improvements shall be counted towards open space reauirements. provided that the improvements comply with the desian standards of this section. (9) Urban Desian Standards For those properties within the "Hospital District", beina 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. 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 walkways. 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 may be approved by the City Commission. Section 5. 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 6. Inclusion in the Code. It is the intention of the City Commission, and Ordinance No. 2004 - Page 11 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 Commissioner Manny Grossman Commissioner Harry Holzberg Vice Mayor Jay 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 Commissioner Manny Grossman Commissioner Harry Holzberg Vice Mayor Jay Beskin Mayor Jeffrey M. Perlow Ordinance No. 2004 - Page 12 PASSED on first reading this 20th 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 . <--I --'I :r: ! CITY OF AVENTURA COMMUNITY DEVELOPMENT DEPARTMENT FROM: Eric M. Soroka, I City Manager TO: City Commission BY: Joanne Carr, AIC Planning Director DATE: November 18, 2003 SUBJECT: Comprehensive Plan Amendment, Rezoning and Amendment to Land Development Regulations for the Hospital District (02-CPA-03, 02-REZ-03, 04-LDR-03) Following the discussion at the November 4, 2003 City Commission meeting and subsequent meetings with the attorney for the landowner of the northernmost property on Biscayne Boulevard and with the predominant land owner of property in the north section of the district proposed to be rezoned residential and her attorneys, staff is recommending the following revisions to the ordinances. The revised ordinances are attached. 1. Comprehensive Plan Amendment The owner of the northernmost parcel on Biscayne Boulevard proposed to be rezoned from MO to B1 has submitted a site plan to the City which incorporates in that development the two parcels on NE 214 Terrace immediately to the west of the Biscayne Boulevard parcel and the unimproved right of way. These two parcels were originally included in the comprehensive plan amendment from Business and Office to Medium-High Density Residential. It is recommended that these two parcels be excepted from the amendment so that the land use designation remains Business and Office. This will require the following revisions to the ordinance presented at the November 4, 2003 City Commission meeting: i. The title of the ordinance has been changed to provide for land use designation change from 66 parcels on NE 213 Street, NE 214 Street and NE 214 Terrace to 64 parcels. ii. The third "whereas' clause on Page 1 of the ordinance has been changed to reflect the 64 parcels and the corresponding decrease in acreage from 7.83 acres to 7.68 acres. Hi. Section 2 on Page 2 of the ordinance has been similarly revised and Exhibit "A" referred to in this section has been changed to delete the two parcels. 2. Amendment to the Official Zoning Map It is recommended that the two parcels on NE 214 Terrace excepted from the comprehensive plan amendment be zoned B1 rather than RMF3 to allow these parcels to be used for the medical office development proposed. This will require the following revision to the ordinance presented on November 4, 2003: i. A change in the title of the ordinance to provide for rezoning from MO to RMF3 for ~ parcels of land on the north side of NE 214 Terrace from 14 parcels of land. The second "whereas" clause, Section 1 and Exhibit "A" of the ordinance have been revised similarly. ii. The title has also been revised to provide for rezoning of 8 parcels of land on the west side of Biscayne Boulevard and 2 oarcels of land on NE 214 Terrace from MO to B1. The fourth "whereas" clause, Section 3 and Exhibit "C" of the ordinance have been revised similarly. 3. Amendment to the Land Development Regulations At the meeting with the predominant landowner in the north portion of the district and her attorneys, the following options were presented to City staff: . That no change be made to the land use and zoning district . That a new zoning category for mixed use be implemented · That the development incentives be changed for 4 acre parcels, so that 2.5 acre parcels be allowed 7 stories and 35 dwelling units per acre and 5 acre parcels be allowed 7 stories and 40 dwelling units per acre . That any parcel currently containing 1.5 acres or more be allowed to develop under the existing MO zoning district, in order to recognize her efforts over the past several years to amalgamate the required minimum lot size . That all lots in the block bounded by NE 29 Court and NE 29 Avenue and the south side of NE 213 Street and the south side of NE 214 Terrace be allowed to develop at 10 stories with 45 dwelling units per acre and the lots to the west be allowed to develop at 7 stories with 35 dwelling units per acre · That any person that amalgamated 10 contiguous acres in the north portion of the district be permitted to request an overlay district for planned development Staff is recommending the following from the above options presented by the landowner and her attorneys: a. That an amortization and exception clause be added to the proposed RMF3 and RMF3B districts in the north portion of the Hospital District. This clause provides that if, as of November 20, 2003, any person is the owner of 1.5 contiguous acres within the RMF3 and/or RMF3B districts in the Hospital District, that person may 2 develop the land pursuant to the Medical Office (MO) district and Business and Office land use designation in effect as of November 20, 2003, notwithstanding its non-conformity with the proposed zone and future land use, on the condition that the property is registered with and accepted by the City Manager within 10 days of the effective date of the ordinance, that the property is developed in accordance with the MO district uses and specifications in effect as of November 20, 2003 and that a Certificate of Occupancy is issued within five years of the effective date of the ordinance. b. That any parcel containing 2.5 acres or more in the RMF3 and RMF3B districts in the Hospital District be allowed a height of 7 stories, no maximum floor area ratio, 35 dwelling units per acre, driveway separation and open space reductions. c. That any parcel containing 5 acres or more in the RMF3 and RMF3B districts in the Hospital District be allowed a height of 7 stories, no maximum floor area ratio, 40 dwelling units per acre, driveway separation and open space reductions. These recommendations require the following revisions to the ordinance presented at the November 4, 2003 City Commission meeting: i. A revision to the title of the ordinance to include larce parcel development incentives and amortization and exception for Medical Office (MOl District in the RMF3 district and to include amortization and exception for Medical Office (MO) District in the RMF3B district. ii. In Section 1. on Page 2 and in Paragraphs (7), (8) and (9) on Pages 3, 4 and 5 of the ordinance, laree parcel development incentives and amortization and exception for Medical Office (MOl district have been added to the RMF3 district. iii. In Section 2. on Page 5 and in Paragraphs (10), (11) and (12) on Pages 6, 7 and 8 of the ordinance, laree parcel development incentives and amortization and exception for Medical Office (MOl district have been added to the RMF3B district. If the City Commission does not choose to adopt the above amendments, an alternative option is that the north district proposed for residential use remain as existing, with the Business and Office land use designation and the Medical Office (MO) zone. 3 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-FOUR (64) 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. 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-Q3, to change the land use designation of sixty-four adjacent parcels of land on NE 213 Street, NE 214 Street, NE 214 Terrace and one parcel on Biscayne Boulevard totaling 7.68 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 Ordinance No. 2004- Page 2 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 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~four 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 7.68 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. Severabilitv. The provisions of this Ordinance are declared to be severable and if any section, sentence, clause or phrase of this Ordinance shpll 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 2 Ordinance No. 2004- Page 3 but they shall remain in effect, it being the legislative intent that this Ordinance shall stand notwithstanding the invalidity of any part. Section 4. Inclusion in the 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 Manny Grossman Commissioner Ken Cohen Commissioner Robert Diamond Commissioner Harry Holzberg Vice Mayor Jay Beskin Mayor Jeffrey M. Perlow The foregoing Ordinance was offered by Commissioner , who moved its adoption on second reading. 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'" m ;0 !: ." c.> m ;0 ;c: ;:J '" ;0 !: Zl '" ORDINANCE NO. 2004- AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF AVENTURA FOR TWELVE (12) 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 ZONING MAP OF THE CITY OF AVENTURA FOR EIGHT (8) PARCELS OF LAND ON THE WEST SIDE OF BISCAYNE BOULEVARD AND TWO (2) PARCELS OF LAND ON THE NORTH SIDE OF NE 214 TERRACE 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 twelve (12) 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 Ordinance No. 2004- Page 2 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 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 and two (2) parcels of land on the north side of NE 214 Terrace 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 Plann.ing 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 twelve (12) parcels of land located on Ordinance No. 2004- Page 3 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) 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 and two (2) parcels of land located on the north side of NE 214 Terrace 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 Ordinance No. 2004- Page 4 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 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 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 Beskin Mayor Jeffrey M. Perlow PASSED on first reading this 20th day of November, 2003. PASSED AND ADOPTED on second reading this 6th day of January, 2004. Ordinance No. 2004- Page 5 ATTEST: TERESA M. SOROKA, CMC CITY CLERK APPROVED AS TO LEGAL SUFFICIENCY: CITY ATTORNEY JEFFREY M. PERLOW, MAYOR This Resolution was filed in the Office of the City Clerk this _ day of CITY CLERK .2004. ~ --,.,..,.__.._~--, 1 .1' 'f- 1 .. I r-: -, \ l ! 1 \ .! I ' I 1 I : '. 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'" '" ... 0 0 0 0 "'1J"'tJ::r:r "'1J"'D::r:r- Ct;>O Ct;>O (")"Il"ll:I:5 (")"Il"llj;6 (D-t,-t DJ-II-I ocs;:>.... gffi~r--i r s;:~ r t;co 0'" 0 Om _ ~~""~oo r t;OO oz_ ;coj5", ~O~Z7' ;COO", mO>5 :.:!OgJZT m,,)>r fgo~~ ;UOO'" (") rO (")"r-(") m^~~ O....mO O~m O"r-lIJ 8",mr- ;CN"Il" ;CN"Il" ONmr 0:0>...., O->N ;Cc.>"IlO :O"'"llO 00>:0... CIl"ll;C'" O-~(") O-~O 0(5" oo"Il " oo"Il " OGl" >"", O~"'" "'m "'m OGlZ ~!::l ;c:c.> ."mZ :;.... ."mO ;C:NP > ;C:N. ;c: ;c: S;m(C ;;C)CO T" T" ;c: ;c: 0 0 T" T" > > ~ 0 0 0 > m m 0 0 0 0 m m 0 0 C C 0 Z Z 0 :.:! :.:! i-l '" ~ co > > (") (") ;U ;C m m O>~. a 00 00 .0>0 gJO.... .... -en en 0.,,> f) oo;C(") 00;c ;C CZm m >;;!CIl CIl '" '" ;CGl ~ ~ mm ." m m .:::l 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, LARGE PARCEL DEVELOPMENT INCENTIVES, EXCEPTION AND AMORTIZATION FOR MEDICAL OFFICE (MOl DISTRICT. 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, EXCEPTION AND AMORTIZATION FOR MEDICAL OFFICE (MOl DISTRICT, 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; Ordinance No. 2004 - Page 2 and WHEREAS, the City Commission has held the required public hearings, duly noticed in accordance with law; and WHEREAS, the City Commission has reviewed the action set forth in this Ordinance and has determined that such action is consistent with the Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA, THAT: 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, laree parcel development incentives. exception and amortization for Medical Office (MO) District 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 followino uses mav be established if first acproved as a conditional use: I. Those uses that exceed the maximum floor area ratio. il. Those uses that do not meet the minimum ocen scace requirement in this district. ucon pavment 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 bv the Citv ManaQer based upon the appraised value of the land and the amount of reduction in open scace requested. crovided. however. that the amount of ocen scace shall not be reduced below fifteen cereent of the total lot area 1 Underlined provisions constitute proposed additions to existing text; ttriskSR tt-u:eblgh provisions indicate proposed deletions from existing text. Ordinance No. 2004 - Page 3 and that the development complies with the Streetscape Desian Standards of this section. (3)d. Setbacks 1. Front yards:... For those properties on the north side of NE 214 Terrace. the followina standard shall applv: Front vards 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 followina 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 followina standard shall apply: Rear yards shall be a minimum of 10 feet in depth. (5) Streetscape Desian 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 frontaaeCs) 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 comply with the desian standards of this section. @ Utban Desian 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 Reculations: a. Urban Desian Features. includina. but not limited to. connected pedestrian walkways. 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 may be approved by the City Commission. ill Development of Parcels 2.5 acres or more in size in the Hospital District Ordinance No. 2004 - Page 4 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 2.5 acres or more in size. the followinq site development standards shall applv: a. Maximum heiqht permitted: 7 stories or 75 feet for mid-rise apartments. b. Floor Area Ratio: There shall be no maximum floor area ratio. c. Maximum densitv: 35 dwellinq units per acre. d. Drivewav separation: Drivewav separation requirements will not need to complv with Section 31-172(b )(2) of the Citv Code provided that such location meets safety and traffic enqineerinq standards as determined by the City Enqineer. e. 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. @l Development of Parcels 5.0 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 5.0 acres or more in size. the followinq site development standards shall apply: a. Maximum heiqht permitted: 7 stories or 75 feet for mid-rise apartments. b. Floor Area Ratio: There shall be no maximum floor area ratio. c. Maximum density: 40 dwellinq units per acre. d. Driveway separation: Driveway separation requirements will not need to comply with Section 31-172(bl(2) of the City Code provided that such location meets safety and traffic enqineerinq standards as determined by the City Enqineer. e. 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. il1l Exception and Amortization for Medical Office (MOl District Development If. as of November 20. 2003. any person. corporation or entity is the owner of land containinq a minimum of 1.5 contiquous acres within the RMF3 district in the Ordinance No. 2004 - Page 5 Hosoital District as described in this section. that person, corooration or entity may deyelop the land pursuant to the provisions of the Medical Office (MOl zoninq district and the Business and Office land use desiqnation in effect as of November 20. 2003. notwithstandinq its non-conformilv with the RMF3 zoninq district and residentiai land use desianation. upon fulfillment of each of the followinq conditions: 1. The property must be reqistered with and such reqistration accepted by the City Manaqer pursuant to a form that he shall provide within ten (10) davs of the effective date of this amendment. and. 2. The property shall be developed in accordance with the Medical Office (MOl district uses and specifications in effect as of November 20. 2003 and receive a Certificate of Occupancv for the development within five (5) vears of the date of this amendment. Any properlY not reqistered with and accepted by the City Manaqer within the time limit set forth in this section shall not be entitled to this amortization and exception and shall be developed in accordance with the RMF3 zoninq district uses and specifications. 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 conditional uses, revised yard setbacks, streetscape design standards, urban design standards,jncentives for large parcel development and exception and amortization for Medical Office (MOl District uses, 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". beinq the area bounded bv NE 203 Street to the south. the Citv limit to the north. Biscayne Boulevard to 2 Under1ined provisions constitute proposed additions to existing text; stricken thmugh provisions indicate proposed deletions from existing text. Deleted: and Ordinance No. 2004 - Page 6 the east and East Dixie Hiahwav to the west. the followina uses may be established if first approved as a conditional use: ill Uses that exceed the maximum floor area ratio. m Use that do not meet the open space reauirements 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 Manaaer based on the appraised value of the land and the 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. (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 followina standards shall applv: 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 followina standards shall applv: 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 followina standards shall applv: Minimum rear yard setback shall be 10 feet. {1.Ql Development of Parcels 2.5. 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 measurina 2.5. acres or more in size. the followina site development standards shall be applied: Deleted: ~ Deleted: four Ordinance No. 2004 - Page 7 a. Maximum permitted heioht: 7 stories or 75 feet for mid-rise apartments. 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 31-172CbIC21 provided that such location meets safetv and traffic enoineerino standards as determined bv the Citv Enoineer. d. Minimum open space: Minimum open space mav be reduced upon pavment 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 Manaoer based on the appraised value of the land and the amount of reduction in open space re~uested 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 Desion Standards of this section. (11) Development of Parcels 5.0 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 measurino 5.0 acres or more in size. the followino site development standards shall apply: a. Maximum heiaht permitted: 7 stories or 75 feet for mid-rise apartments. b. Floor Area Ratio: There shall be no maximum floor area ratio. e. Maximum density: 40 dwellina units per acre. 1. Driyeway separation: Driyeway separation reauirements will not need to comply with Section 31-172(bl(2l of the Citv Code provided that such location meets safetv and traffic enaineerina standards as determined by the Citv Enaineer. !L 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 Manaaer based on the appraised yalue of the land and the amount of reduction in open space reauested. proYided 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. (12) Exception and Amortization for Medical Office (MOl District Development If. as of November 20. 2003. any person. corporation or entity is the owner of land containino a minimum of 1.5 contiauous acres within the RMF3 district in the Hospital District as described in this section. that person. corporation or entity may develop the land pursuant to the provisions of the Medical Office (MOl zonina district and the Business and Office land use desianation in effect as of November 20. 2003. notwithstandina its non-conformity with the RMF3 zonina district and residential land use desianation. upon fulfillment of each of the followina conditions: De'ebld,. Ordinance No. 2004 - Page 8 1. The propertv must be reaistered with and such reaistration accepted bv the City Manaaer pursuant to a form that he shall provide. within ten (10) days of the effectiye date of this amendment. and. 2. The propertv shall be developed in accordance with the Medical Office (MOl district uses and specifications in effect as of November 20. 2003 and receive a Certificate of Occupancy for the development within five (5) years of the date of this amendment Anv property not reaistered with and accepted bv the City Manaaer within the time limit set forth in this section shall not be entitled to this amortization and exception and shall be developed in accordance with the RMF3 zonina district uses and specifications (13) StreetscaDe Desian Standards For those properties within the "Hospital District'. beina the area bounded bv NE 203 Street to the south. the City limit to the north. Biscavne Boulevard to the east and East Dixie Hiahwav 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 bv the City Manaaer. Streetscape improvements shall be counted towards ocen space reauirements. provided that the improvements complv with the desian standards of this section. (14J 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. Biscavne Boulevard to the east and East Dixie Hiahway to the west. 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 lim~ed to. connected pedestrian walkways. 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. Q. Exterior colors used shall be liaht earth tone schemes or other color palette that may be approved by the City Commission. De_:~ DeIeIBd: Q Deteted: 1 Ordinance No. 2004 - Page 9 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 orooerties on the west side of Biscavne Boulevard between NE 206 Street and the Citv limit. the fOllowina standard shall aoolv: Maximum heiaht: No buildina or structure. or Dart thereof. shall be erected to a heiaht exceedina ten stories, or 176 feet overall maximum heiaht. includina structured oarkina. For the ourooses of this oaraaraoh b.. structured oarkina shall not be counted in comoutina the number of stories but shall be counted in comoutina overall maximum heiQht. 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 fOllOWS': Sec. 31-144(f) Medical Office (MO) District (2) Conditional use. 1. Uses that exceed the maximum floor area ratio. L Uses that do not meet the ooen soace reauirements of this district. uoon oavment of a fee-in-lieu of ooen soace to be used for oublic Dark imorovements. The amount of such fee shall be determined bv the Citv Manaaer based on the aooraised value of the land and the amount of reduction in ooen soace reouested. orovided. however. that 3 Underlined provisions constitute proposed additions to existing text; stFiskeR thFGygl=l provisions indicate proposed deletions from existing text. 4 Under1ined provisions constitute proposed additions to existing text; ttriGkeA tl1fGugtl provisions indicate proposed deletions from existing text. Ordinance No. 2004 - Page 10 the amount of ooen soace shall not be reduced below fifteen oercent of the total lot area and that the develooment comolies with the Streetscaoe Desion Standards of this section. (4)a. Minimum lot area and width. For those orooerties IvinQ between NE 205 Street to the south. NE 209 Street to the north. NE 28 Avenue to the east and East Dixie Hiahwav to the west. the followino standard shall aoolv: The minimum frontaae reauirement 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.. Far the pUFJlases af this para!lraph G., struslur-ea parkiA!l iAGaFJlaratea withiA the 9uilaiR!l eR'Ielape shall GeuAt tS':JafGE tAe Al:IFRBer ef steFies. 1. TRese Bl::lilaiR!i18 wRese tetal Rwmesr af &teRes is bel\...'eeA z.em aAt;j leR fleaFS, iRGluaiR!l aRY struslure pa*iA!l iRGElFJlarataa wilhiR the l:luilaiA!l aA'Jalepa, sRall Ra'/a a fmAt yam Elf RG! lass tRaR 59 faat iA ele~tR. e\f8ry plat BRall Rat's a stFeet sieJs yafG sf Rat less tl=laR 29 feet iA aepth. "...ePl piG! upaR whiGh a struslum is hereafter ereslea BRall RS'le a miRiFAl::lFA Fear yam af 26 feet. 2. These Bl::JilefiR~s 'NA9se telal FU::lFAeer at staFies is eet::eeR 11 GJAeI 29 fleeFS, iAGluaiA!l aAY GtRlslure parkiR!l iAGElFJleratea '::"RiR tIla 9uilaiR!l eRvelapEl, shall ha'le a fmRt yar.a Rat lesG tIlaR 59 feet iR aeptt~. Ever~; plat BRall Rave a StF88t siGle yar:e of Ret less tR3A aO feet iR aeptR. Ever;' plat upaR whiGh a struslure is hereafter erestea shall Rave a miRiFRblFR Fear yaFEt sf :iQ feet. 3. Thase 9uilaiR!ls wRase telal Rumger af steries exseeas 29 fleers, iRGluaiA!l aAY stRlGture parkiR!l iRGeFJlaratea wilhiR the 9uilaiR!l eRvelape, shall have a treAt yar.a Ret le66 tRaR 65 feet iR aeplR. Ever;' plet shall Rave street siae yam Elf Rat less thaR 45 feel iR aeptR. Every plat upeA whiGR a stRlslure is Rereafler ereslea sRall Ra\'e a miRimum rear yar.a af 45 feel. 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 Biscavne Boulevard 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 for additional stories. exceot that the Ordinance No. 2004 - Page 11 minimum vard setback from Biscavne 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 vard setback from Biscavne 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. Far tAase BllillliRgS wilA zeFe aa !'lerGeRt af tAe reEllliFell!'laJkiRg laGatell witAiR a !'laJkiRg slrustllre: TRe fieer aFea ratio sAall be 9.19 at aRe slel'/ aRll sAall be iRGr~aselllly 9.11 far eaGR alllliliaRal slary. The lalallel Ga'..erege !'leFmillell far all l311illlinllS an tAe sile sRall nal ell6eeEl 19 !'lerGent of IRe tela! lal area. TRe lalal miRimllm lanElsGa!'leEl apen SilaGe FBEllliFBEl sRalll3e aa perGent af tAe lalallal aFBa. Iolawaver, if slrllstllFB !'laJking le'.I8I(s) is/aFe GauRIeEl tao....aFlls GaIGulalian of fiaar area ratio then tha lalal let eavarege !'laFmitleEl fer all l311ilEliRgS aR sile sAall na! elEGeBll as !'lerGeRt af IAe lelal 101 aFBa. AElllitiaRally, Ihe lela! miRimum lanElSGallell OllaR SilaGe reEluireEl sRalll3e a5 llarGeRtaf lAe lalallat area. a. Far lAasa buildings '.\.ith aa llerGeRt llllllarGent at tAe FeEllliFBll llalkiR!!laGaleEl within a !'laJkiRg 6lFllelure: The f1aar area Falie sAalll3e 9.19 at eRe slary aREl sAall be iRGreasaEl BY 9.11 fer eaGh adEliliaRal 6Iar)'. TRe letallat Ga':erelle lleFmilteEl fer alll3uilEliRgG aR the site shall Rat ell6eeEl19 !'lerGeRt of lhe telalla! area. The telal miRimum laRElSGalleEl OileR SilaGe reElllirell shall Be all!'lerGeRI at tAe lalalla! area. lola.....e...eF, if stFuGlure llarkiRg level(s) is/are GallRteEl tawaFlls GaIGlllatiaR of fiaar area relia IReR IRe lala! Ia! eaverage !'leFmilteEl far all l311ilElings an sile sRall Ral exeeell a5 !'lerGeRt of tRe 19Iallat area. /\ElElitiaRally, the telal minimum laRElSGalleEl e~eR spaee Fe~l:IiFeg shall be 37 peFSeRt sf tl:le tatallet area. 1.Far lhase l311ilEliRlls .....itR llllllerGenl 199 llerGeRt of tRe FBElllireElllaFkiRlllaGaleEl withiR a !'larl<iRll SlrllGWre: TRe fiaar area Falia sRalll3e 9.19 at aRe slery aREl sRall be inGreaseEll3y 9.11 far eaGh aElElitiaRal sial)'. The lelallat Ge...erelle lleFmilleEl fer alll311ilEliRgs OR lhe sile sAall Rat eXGeeEl15 llarGeRt of the telalla! area. The telal miRimllm lanElscapeEl OileR GpaGe reElllireEl shall be a9 llarGent at tRe lalallat area. 1-19\'19\1el, if slruelllre llalkiR!! 18'/ells) isJare eallntall tao.\'aFlls Ga!clllaliaR at fiaar area ralia IAeR IRe lalal Ia! Ga...eFalle lleFmiltell fer all l311ilEliRllS OR site sRall Rat exseee :i~ 139F6eRt af tRe tstatlst 3m3. AggitiBRally, tRe tetal miRiml::JFFI laFl9SGaJ:j8S apeR SilaGe reElllirell GRail be 19 llerGaRt of the talalla! area. 2. The maximum floor area ratio shall be 0.40 at one stOIY and shall be increased bv 0.11 for each additional stOIY. The lolal lot coveraae permitted for all buildinas on the site shall not exceed 40 percent of the lolal lot area. The Ordinance No. 2004 - Page 12 minimum landscaoed open space reauired shall be 33 percent of the total lot area. (7) Develooment 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 oermit under this section includes a total lot area of 3 or more acres. the followina standards shall be applied: a. Maximum permitted heiaht: 15 stories or 264 feet ~ 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 safetv and traffic enaineerina standards as determined bv the Citv Enaineer. !i. Minimum open space: Minimum ooen soace mav be reduced uoon oavment of a fee-in-Iieu of ooen space to be used for public park improvements. The amount of such fee shall be determined bv the Citv Manaaer based on the aopraised value of the land and the amount of reduction in open space reauested. orovided. however. that the amount of open soace 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 Desiem Standards For those orooerties within the "Hospital District". beina the area bounded bv NE 203 Street to the south. the Citv limit to the north. Biscavne Boulevard to the east and East Dixie Hiahwav to the west. each applicant for a development permit under this section shall construct the streetscaoe across the entire street frontaaels) of its parcel in accordance with the "Hosoital District Streetscape Desian Standards" as provided bv the Citv Manaaer. Streetscaoe imorovements shall be counted towards ooen soace reauirements. provided that the imorovements comolv with the desian standards of this section. (9) Urban Desian Standards For those properties within the "Hosoital District". beina the area bounded bv NE 203 Street to the south. the City limit to the north. Biscavne Boulevard to the east and East Dixie Hiahwav to the west. the followina concepts shall au ide Ordinance No. 2004 - Page 13 development in this district. in addition to other applicable architectural desion standards found in these Land Development Reoulations: a.Urban Desion Features. includinll, but not limited to. connected pedestrian walkwavs. surface parkino areas in the rear of principal buildinos. buildino orientation to the front street. use of awninlls and canopies. chanoes in massino in the buildino form. includino, but not limited to. facades and rooflines. b.Exterior colors used shall be lioht earth tone schemes or other color palette that mav be approved bv 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 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 Ordinance No. 2004 - Page 14 and upon being put to a vote, the vote was as follows: Commissioner Zev Auerbach Commissioner Robert Diamond Commissioner Ken Cohen Commissioner Manny Grossman Commissioner Harry Holzberg Vice Mayor Jay 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 Robert Diamond Commissioner Ken Cohen Commissioner Manny Grossman Commissioner Harry Holzberg Vice Mayor Jay Beskin Mayor Jeffrey M. Perlow PASSED on first reading this ~h day of November, 2003. PASSED AND ADOPTED on second reading this 61h day of January, 2004. JEFFREY M. PERLOW, MAYOR ATTEST: TERESA M. SOROKA, CMC CITY CLERK _'4 Ordinance No. 2004 - Page 15 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