2002-05ORDINANCE NO. 2002-05
AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA,
AMENDING THE CITY'S LAND DEVELOPMENT
REGULATIONS IN ORDER TO CREATE A NEW
MULTIFAMILY RESIDENTIAL ZONING DISTRICT
ENTITLED RMF3B, MULTIFAMILY MEDIUM DENSITY
RESIDENTIAL DISTRICT, PERMITTING THIRTY-FIVE (35)
DWELLING UNITS PER ACRE AND ACCOMPANYING
SITE DEVELOPMENT STANDARDS; AMENDMENT OF
THE CITY'S LAND DEVELOPMENT REGULATIONS IN
ORDER TO PROVIDE FOR ADDITIONAL AND REVISED
SITE DEVELOPMENT STANDARDS IN THE RMF3A,
MULTIFAMILY MEDIUM DENSITY RESIDENTIAL
DISTRICT; PROVIDING FOR SEVERABILITY;
PROVIDING FOR INCLUSION IN THE CODE;
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the City Commission of the City of Aventura has held planning and
visioning sessions to discuss future development possibilities in the City. Pursuant to
these sessions, staff was instructed to proceed with a comprehensive plan amendment
and eventual razoning of some parcels on NE 188 Street to permit residential
development that will support and enhance prospective future development of a mixed-
use, town center in the Loehmann's area; and
WHEREAS, the City of Aventura is desirous of creating a new multifamily
residential zoning distdct RMF3B, Multifamily Medium Density Residential District
permitting thirty-five (35) dwelling units per acre and accompanying site development
standards; and
WHEREAS, the City of Aventura is desirous of revising and providing additional
standards for those properties on NE 188 Street zoned RMF3A, Multifamiiy Medium
Density Residential District; and
Ordinance No. 2002 - 05
Page 2
WHEREAS, the City Commission has held the required public hearings, duly
noticed in accordance with law; and
WHEREAS, the City Commission has been designated as the local planning
agency for the City pursuant to Section 163.3174, Florida Statutes; and
WHEREAS, the City Commission has reviewed the action set forth in this
Ordinance and has determined that such action is consistent with the Comprehensive
Plan and intended use of the land; and
WHEREAS, the staff memorandum attached hereto and incorporated herein
reflects the legislative history of this matter.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF AVENTURA, FLORIDA, THAT:
Section 1. That the City's Land Development Regulations are hereby
amended so as to create a new multifamily residential zoning district entitled RMF3B,
Multifamily Medium Density Residential District, permitting thirty-five (35) dwelling units
per acre and accompanying site development standards, as follows~:
Sec. 31-143. Residential Zoning Districts...
(.q)
Multi - Family Medium Density Residential Districts (RMF3B). The followin.q
reRulations shall apply to ail RMF3B districts:
(1) Purpose of District. The purpose and intent of this distdct is to provide
suitable sites for the development of well-planned, environmentally
compatible medium density multifamily residential use in areas consistent
with the City's Comprehensive Plan Future Land Use Element. Densities
shall not exceed thirty-five (35) units per .qross acre.
~ Underlined provisions constitute proposed additions to existing text; ct."!c~c.", th."o"~h provisions indicate
proposed deletions from existing text.
Ordinance No. 2002 - 05
Page 3
(2)
Uses Permitted. No building or structure, or part thereof, shall be erected,
altered or used, or land used in whole or part for other than one or more of
the following specific uses:
(a) Single family dwellinqs.
Co) Zero lot line dwelling units.
(c) Two - family dwellings.
(d) Triplexes and Quadruplexes
(c) Townhouses
(f) Low Rise Apartments
(g) All uses permitted in CF district.
(h) Publicly owned recreation buildinqs and facilities, playqreunds,
playfields and parks
(i) Uses accessory to any of the above uses when located on the same
plot.
(3) Conditional Uses. The following uses may be established if first approved
as a conditional use:
(a) Uses that exceed the heiqht limitations, but in no event shall uses
exceed 7 stories or 90 feet in height.
(4)
Site Development Standards.
(a) Minimum Lot Area and Width: Single family and zero lot line: Each
dwelling unit shall be located on a plot not less than 40 feet in width
and 4,000 square feet in area. 2 family dwellings: Each dwelling unit
shall be located on a plot not less than 60 feet in width and 4,000
square feet in area. Townhouses: Not less than 160 feet in width and
(c)
16,000 square feet in plot area. Where townhouse dwellings are
designed, arranged and constructed for the ownership of each
dwelling unit and the land thereunder by a separate and different
owner, each dwellinq unit may be located on a lot not less than 20
feet in width, and 60 feet in depth. Each dwelling unit of a Quadruplex
shall be located on a lot of minimum of 1,600 feet. Low Rise
Apartments: Not less than 100 feet in width and 16,000 square feet
in plot area.
Maximum Height: Structure parking shall be counted in computinq
building height.
Two-family dwellinqs, Triplexes and Quadruplexes: 2 stodes or 25'.
Single family dwellings, Zero lot line, and Townhouses: 3 stories or
35'.
Low Rise Apartments: 4 stories or 45'.
Plot Coverage: The combined plot area covered by all principal and
Ordinance No. 2002 - 05
Page 4
accessory buildings shall not exceed 40% of the area of the lot.
(d) Setbacks:
Front Yards: Principal buildings fronting the public right-of-way,
between one and two stories, shall be setback at least 10 feet.
Principal buildings fronting the public right-of-way, three stodes in
height, shall be setback at least 15 feet. Principal buildings frontinq
the public d.qht-of-way, four stories in height, shall be setback at least
20 feet. For those principal buildinqs not frontinq the public dqht-of-
way, 5 feet additional setback shall be added for each floor of the
building. (Structure parking shall be counted in computing building
height).
Side Yards: Single family, Two-family, Zero lot line, Triplexes,
Quadruplexes and Townhouses: Principal Structure 10 feet where
applicable. Upon comer plots in all zoninq districts included in this
section there shall be a front yard as herein specified, and in addition
thereto, a side yard at least 20 feet in width on the side of the plot
abutting on the side street. Low Rise Rise Apartments: 25 feet in
depth.
Rear Yards: Principal buildinqsl between one and two stodes, shall be
setback at least 15 feet. Principal buildings three or more stories in
height shall be setback at least 20 feet.
(e) Minimum Distances Between Buildinqs: Principal buildinqs between
one and two stories shall be separated by at least 10 feet at the
closest point. Principal buildinqs three stories in height shall be
separated by at least 15 feet at the closest point. Principal buildings
four stories shall be separated by at least 20 feet at the closest point.
Additionally, for each townhouse building which exceeds six units in
any one qreup, a minimum of five feet for each unit exceeding six
shall be added to the minimum buildinq separation. (Structure parking
shall be counted in computing building height).
(f) Minimum Floor Areas: The minimum floor area not including garage
or unairconditioned areas shall be as follows:
Single-family unit: 1000 square feet.
Multiple family dwelling unit:
Efficiency unit: 800 square feet.
One bedroom unit: 900 square feet.
Two bedroom unit: 1050 square feet.
For each additional bedroom in excess of two add 150 square feet.
(g)
Efficiency units shall not exceed twenty (20) percent of the total
number of units within a building.
Minimum Open Space: 35% of the total lot area. Said open space
shall be unencumbered with any structure or off-street parking, and
Ordinance No. 2002 - 05
Page 5
(h)
(i)
shall be landscaped and well maintained with grass, trees, and
shrubbery. Pedestrian walkways and promenade may be counted
towards open space at the discretion of the Director or designee,
provided that such walkway(s) and promenade meets the purpose of
these open space re.qulations.
Accessibility: All multi - family development projects within the zonin.q
distdct shall provide a walkway that links buildings and parking areas
to onsite amenities within the project.
Floor Area Ratio: The floor area ratio shall not exceed the following,
(5)
provided, however, that structure parking shall not count as a part of
the floor area, but shall be counted in computing building height.
Hei.qht of Building Floor Area Ratio
1 story 0.30
2 story 0.50
3 story 0.75
4 story 0.90
AboveRround Storaqe Tanks. Above.qround Storage Tanks (AST) are
permitted as a conditional use only as an accessory use and only for the
purpose of stodn.q fuel for emer.qency qenerators. ASTs must conform to
the followin.q requirements:
(a) Be of 550 .qallons capacity or less.
(b) Be installed and operated under a valid permit from the Miami-Dade
County Department of Environmental Resources Mana.qement.
(c) Be fully screened by a masonry or concrete wall with a self-closinq
and Iockinq metal door or gate. Such wall shall be landscaped in
accordance with the City's Landscape Code.
(d) Be located in a manner consistent with the site development
standards of the RMF3A zoninq district.
Installation of any AST shall require a building permit from the City.
Application for buildinq permit shall be accompanied by a site plan
indicatinq the location of the AST relative to property lines, the primary
structure served by the AST, any other structures within 300 feet as well
as a landscape plan prepared by a Florida licensed architect or landscape
architect and other supportin.q documentation as deemed necessary by
the City Manager or designee.
(6) Architectural Design Standards. The followin.q concepts shall .quide
development in this district, in addition to other applicable architectural
desi.qn standards found in the Land Development Requlations:
a. Mediterranean design features shall be used includinq, but not limited
to barrel tile roofs.
Ordinance No. 2002 - 05
Page 6
b. Chan,qes in massin,q in the buildinR form(s) shall be incorporated in the
overall development desiqn includin.q, but not limited to facades and
rooflines.
c. Architectural projections shall be incorporated into the buildinR design
includin.q, but not limited to awnin.qs, canopies, balconies and columns.
d. Exterior colors used shall be liqht earth tone schemes or other color
palettes that may be approved by the City Commission.
(7) View corridors. All sites abuttin.q a waterway shall preserve a visual corridor
to the water and maintain a visual passa.qeway area unencumbered with any
structure, roadway or off-street parkin.q area. The view corridor is required
at a side property line(s) and shall extend the full lenRth of the site from the
waterway to the public ri.qht-of-way most heady opposite the waterfront. The
width of this view corridor shall be no less than 10% of the avera.qe of two
(8)
frontaqes on either end of the view corridor, to a maximum of 100 feet. A
maximum of two (2) corridors may be provided, however, each corridor shall
not be less than one-half of the width of the required view corddor as set
forth above.
Pedestrian Promenade. If the applicant for a development permit under this
section provides a pedestrian promenade for use by the qeneral public alon.q
the waterfront, the followin.q site development standards shall be applied.
Such promenade shall be constructed in compliance with the Promenade
Desi,qn Criteria as provided by the City Manaqer and shall be a minimum
width of 10' of unobstructed passaqeway and shall include linkaRe of
separate development pamels and may include linkaqe of public use parcels
and public sidewalks alonq public dght(s)-of-way.
(a) Maximum Permitted Heiqht: 7 stodes or 90' for Low Rise
Apartment(s). Any structure parkin.q servin,q the primary use on the
site shall be incorporated into the buildinq envelope and shall be
compatibly desi.qned. Such parkinR structure shall comply with all
minimum setback and buffer yard requirements and shall be counted
in computin,q buildinq heiqht.
(b) Floor Area Ratio: There shall be no maximum floor area ratio.
(c) Open Space and Density calculations shall be calculated pursuant to the
Rross lot area. Water areas and pedestrian promenade areas shall be
counted in full towards open space requirements.
(d) Driveway Separation: Ddvewa¥ separation requirements will not need to
comply with Section 31-172(b)(2) provided such location meets safety and
traffic enqineerinq standards as determined by the City EnRineer.
(e) View corridors. All sites abuttin.q a waterway shall preserve a visual
corridor to the water and maintain a visual passa.qeway area
Ordinance No. 2002 - 05
Page 7
(f)
unencumbered with any structure, roadway or off-street parking area.
The view corridor is required at a side property line(s) and shall extend the
full lenqth of the site from the waterway to the public riqht-of-way most
nearly opposite the waterfront. The width of this view corridor shall be no
less than 3% of the average of two frontaqes on either end of the view
corridor, to a maximum of 100 feet. A maximum of two (2) corridors may
be provided; however, each corridor shall not be less than one-half of the
width of the required view corridor as set forth above.
The City Mana.qer may provide for a credit towards the cost of the
promenade construction a.qainst public sidewalk(s) located adjacent to the
subiect property, if sidewalks are constructed by the City.
Section 2. That the City's Land Development Regulations are hereby amended
so as to revise and provide additional site development standards for those properties on
NE 188 Street zoned RMF3A, Multifamily Medium Density Residential District, as
follows:
Sec. 31-143(e)(3)...
Setbacks:
Front yards: Minimum of 25 feet in depth.
For those properties on NE 188 Street,, the followin.q standards shall
apply: Front Yards: Principal buildings fronting the public right-of-way,
between one and two stodes, shall be setback at least 10 feet. Principal
buildings fronting the public riqht-of-way, three stodes in hei.qht, shall be
setback at least 15 feet. Principal buildin.qs frontin.q the public dqht-of-way,
four stodes in hei.qht, shall be setback at least 20 feet. Principal buildin.qs
frontin.q the public right-of-way, five or more stodes in hei.qht, shall be
setback at least 25 feet. For each additional story in hei.qht above 7 stodes,
5 feet shall be added to the setback. For those principal buildin.qs not
fronting the public d.qht-of-way, 5 feet additional setback shall be added for
each floor of the buildin.q. (Structure parkin,q shall be counted in computinq
buildin(~ hei(~ht).
Rear yards: Minimum of 25 feet.
For those properties on NE 188 Street, the followinq standards shall apply:
Principal buildin.qs, between one and two stodes, shall be setback at least
15 feet; principal buildin.qs three or more stodes in hei.qht shall be setback
Ordinance No. 2002 - 05
Page 8
at least 20 feet.
Minimum Distances Between Buildings: Principal buildings shall be separated by
at least 30 feet at the closest point or by the sum of the building heights divided by
two, whichever is greater.
For those properties on NE 188 Street the following standards shall apply:
Principal buildinqs between one and two stories shall be separated by at least 10
feet at the closest point. Principal buildings three stodes in height shall be
separated by at least 15 feet at the closest point. Principal buildings four stories
shall be separated by at least 20 feet at the closest point. Principal buildings five
or more stories shall be separated by at least 25 feet at the closest point. For each
additional story in heiqht above 7 stories, 5 feet shall be added to the building
separation. Additionally, for each townhouse building which exceeds six units in
any one group, a minimum of five feet for each unit exceedinq six shall be added
to the minimum building separation. (Structure parkinq shall be counted in
computinq building height).
(5) Architectural Design Standards. For those properties on NE 188 Street, the
following concepts shall guide development in this district, in addition to other
applicable architectural design standards found in the Land Development
Regulations:
a. Mediterranean desiqn features shall be used includinq, but not limited
to barrel tile roofs.
b. Chanqes in massing in the buildinq form(s) shall be incorporated in the
overall development desiqn including, but not limited to facades and
rooflines.
c. Architectural projections shall be incorporated into the buildinq desiqn
inciudin.q, but not limited to awnings, canopies, balconies and columns.
d. Exterior colors used shall be light earth tone schemes or other color
palettes that may be approved by the City Commission.
(6) View corridors. For those properties on NE 188 Street, the following standards
shall apply: All sites abuttinq a waterway shall preserve a visual corridor to the
water and maintain a visual passa.qeway area unencumbered with any structure,
roadway or off-street parking area. The view corridor is required at a side
property line(s) and shall extend the full length of the site from the waterway to
the public right-of-way most neady opposite the waterfront. The width of this
view corridor shall be no less than 10% of the average of two fronta.qes on either
end of the view corridor, to a maximum of 100 feet. A maximum of two (2)
Ordinance No. 2002 - 05
Page 9
corridors may be provided, however1 each corridor shall not be less than one-half
of the width of the required view corridor as set forth above.
(6) Pedestrian Promenade. For those properties on NE 188 Street, if the applicant
for a development permit under this section provides a pedestrian promenade for
use by the general public along the waterfront, the following site development
standards shall be applied. Such promenade shall be constructed in compliance
with the Promenade Design Criteria as provided by the City Manager and shall
be a minimum width of 10' of unobstructed passa.qeway and shall include linkaqe
of separate development parcels and may include linkaqe of public use parcels
and public sidewalks along public ri.qht(s)-of-way.
(a) Maximum Permitted Heiqht: 7 stodes or 90' for Low Rise Apartment(s).
Any structure parkinq servinq the pdmary use on the site shall be
incorporated into the building envelope and shall be compatibly desi.qned.
Such parkinq structure shall comply with all minimum setback and buffer
yard requirements and shall be counted in computin.q buildin.q hei.qht.
(b) Floor Area Ratio: There shall be no maximum floor area ratio.
(c) Open Space and Density calculations shall be calculated pursuant to the
gross lot area. Water areas and pedestrian promenade areas shall be
counted in full towards open space requirements.
(d) Driveway Separation: Driveway separation requirements will not need to
comply with Section 31-172(b)(2) provided such location meets safety and
traffic enRineerin,q standards as determined by the City En.qineer.
(e) View corridors. Ail sites abutting a waterway shall preserve a visual
corddor to the water and maintain a visual passa.qeway area
unencumbered with any structure, roadway or off-street parkin.q area.
The view corridor is required at a side property line(s) and shall extend the
full len.qth of the site from the waterway to the public d,qht-of-way most
nearly opposite the waterfront. The width of this view corridor shall be no
(f)
less than 3% of the averaqe of two frontaqes on either end of the view
corridor, to a maximum of 100 feet. A maximum of two (2) corridors may
be provided, however, each corridor shall not be less than one-half of the
width of the required view corridor as set forth above.
The City Manaqer may provide for a credit towards the cost of the
promenade construction against public sidewalk(s) located adiacent to the
subiect property, if constructed by the City.
Section 3. Severabilib/. The provisions of this Ordinance are declared to be
severable and if any section, sentence, clause or phrase of this Ordinance shall for any
Ordinance No. 2002 - 05
Page 10
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 4. Inclusion in the Code. It is the intention of the City Commission, and
it is hereby ordained that the provisions of this Ordinance shall become and be made a
part of the Code of the City of Aventura; that the sections of this Ordinance may be
renumbered or relettered to accomplish such intentions; and that the word "Ordinance"
shall be changed to "Section" or other appropriate word.
Section 5. Effective Date, This Ordinance shall be effective immediately upon
adoption on second reading.
The foregoing Ordinance was offered by Vice Mayor Rogers-Libert, who moved
its adoption on first reading. This motion was seconded by Commissioner Cohen, and
upon being put to a vote, the vote was as follows:
Commissioner Arthur Berger
Commissioner Jay R. Beskin
Commissioner Ken Cohen
Commissioner Manny Grossman
Commissioner Harry Holzberg
Vice Mayor Patricia Rogers-Libert
Mayor Jeffrey M. Perlow
yes
yes
yes
yes
absent from the room
yes
yes
The foregoing Ordinance was offered by Commissioner Holzberg, who moved its
adoption on second reading. This motion was seconded by Commissioner Berger, and
upon being put to a vote, the vote was as follows:
Ordinance No. 2002 - 05
Page 11
Commissioner Arthur Berger
Commissioner Jay R. Beskin
Commissioner Ken Cohen
Commissioner Manny Grossman
Commissioner Harry Holzberg
Vice Mayor Patricia Rogers-Libert
Mayor Jeffrey M. Perlow
3,es
]~es
~es
PASSED on first reading this 6th day of November, 2001.
PASSED AND ADOPTED on second reading this 5th day offal, 2002.
.~.FI~RE~Y M.'~ERLOW, MA~
ATTEST: ~,
T ~A M. SO ~,MC
C~_~C~LERK F~__~(~MC /
APPROVED AS TO LEGAL SUFFICIENCY:
CITY ATTORNEY
This ~/l~i~ance ~s,fi/le~_ ~ice °f the City Clerk this ~ day°f~(~-~,
2002.
- CITY OF AVENTURA
TO:
FROM:
DATE:
SUBJECT:
OFFICE OF THE CITY MANAGER
MEMORANDUM
City Commission ~ .~'/'~/
//t
Fc~;re~o,~ 2o~ ;2r~0e~rnult~. sidentiaI,,~, ,,~,-~7 n ~;I.// ~ zoning district RMF3B, Multifamily
Medium Density Residential Distdct permitting thirty-five (35) dwelling units
per acre and accompanying site development standards; and amendment to
the site development standards in the RMF3A, Multifamily Medium Density
Residential District. (01-LDR-01)
March 5, 2002 City Commission Meeting Agenda Item
It is recommended that the City Commission:
1) approve the amendment to the City's Land Development Regulations in order to
create of a new multifamily residential zoning district RMF3B, Multifamily Medium
Density Residential District permitting thirty-five (35) dwelling units per acre and
accompanying site development standards; and
2) approve amendments to the City's Land Development Regulations in order to
provide revised and/or additional standards for those properties on NE 188
Street zoned RMF3A, Multifamily Medium Density Residential District.
3) Incorporate the promenade incentive package discussed at the February 21,
2002 Workshop, including City Commission revisions.
City staff is requesting an amendment to the City's Land Development Regulations in
order to create a new multifamily residential zoning district RMF3B, Multifamily Medium
Density Residential District permitting thirty-five (35) dwelling units per acre and
accompanying site development standards; and to provide revised and/or additional
standards for those properties on NE 188 Street zoned RMF3A, Multifamily Medium
Density Residential District.
In light of recent discussions held at the Commission Meeting and the City Attorney's
office opinion that without specific incentives the requirements of a pedestrian
%
Memo to City Commission
Page 2
promenade could be viewed as a "taking", this could place the City in the position of
financially compensating the property owners, unless specific incentives are
incorporated in the zoning regulations.
While this report focuses on the incorporation of incentives for the development of the
promenade, staff and I have spent a~great deal of time studying the effects of the new
zoning requirements along N.E. 188 Street to determine the feasibility of developing
the residential property at a level that the staff feels is consistent with the City. Simply
stated, we did not want to create new regulations that would make development difficult
to the point that only small rental units would be feasible in the area. This report was
prepared with input from our planning staff and planning consultant.
The City over the next two years will be investing over $20 million in public funds for a
school, community center, road and beautification improvements. It is important that
the development be consistent with these investments and at the same time occur in a
short period of time (1-4 years). The placement of residential development along N.E.
188th Street will also expedite the Town Center to be located at Loehmann's Fashion
Island.
It should be pointed out that the promenade was a requirement under the former TC 2
zoning district. If we choose not to rezone the area, we would be required to format
incentives to facilitate the promenade as well. Based on the addition of a school and
community center, economic studies and input from our planning consultants, it is our
opinion that the addition of a school and community center, proposed re-zoning to Iow-
medium residential is in the best interests of the City and will reduce traffic in the area
by almost 75%.
Pedestrian Promenade
This section should be clarified that the promenade should be dedicated to the City by
easement in order to ensure that the area is included for calculations of determining
density and open space requirements. Second, the developer's responsibility to build
to certain standards as determined by the City should be made clear. This should be
done by reference to separate promenade design criteria. The minimum width should
be clarified as a minimum of 10' of unobstructed passageway, not a 10' easement that
may be reduced to 8' after taking out retaining wails, railings, lighting fixtures, etc. I
want to make it clear to the City Commission that the City will assume the
responsibilities for security, maintenance and the cost of lighting of the promenade.
This will have a financial impact on future budgets.
Memo to City Commission
Page 3
Incentives for Pedestrian Promenade
As discussed at the February 211 2002 Commission Workshop, the incentives should
clearly identify a measure of additional development not achievable under base zoning,
thus offering real value to those developers who will be required to provide the
easement and construction of the promenade.
Without increased density, which we do not recommend, we need to focus on
incentives that would remove impediments that presently preclude developers from
achieving maximum density. In addition, the incentives should also assist in creating
larger unit sizes. Our studies indicate that the proposed zoning regulations would
motivate a developer to build small units with an average size of 950 s.f. if they wished
to maximize the permitted density.
The following incentives are recommended as a package:
3.
4.
5.
6.
7.
Reduce view corridors from 10% to 3%.
Reduce driveway separation requirements provided it meets safety and
traffic engineering standards.
Eliminate FAR requirements.
Increase maximum permitted height from four to seven stories, provided
any structure parking is incorporated into the footprint of the building.
Private property underwater can be counted toward open space and
density calculations.
Developer would not be required to reimburse the City for the cost of
sidewalks on NE. 188t~ Street.
The promenade can be counted toward open space and density
calculations.
Given the desire to retain the 35 du/acre density, the only meaningful incentive will be
to permit an increase in building volume, allowing an increase in unit sizes. The
question is how much of an incentive is meaningful and reasonably proportioned to the
promenade requirements without compromising the Iow-density character of the district.
The method of allowing increased building volume is to reduce or eliminate FAR
restrictions either by allowing structures to rise above four stories, or by allowing
building mass to expand by increasing development footprint and reducing open space.
Of these two alternatives, raising the height limit is preferable. The most practical
measure of increased development intensity is to allow additional floor(s) along with
eliminating FAR restrictions.
Memo to City Commission
Page 4
The view corridor reduction is recommended in light of the fact that the promenade
would serve a better public purpose than view corridors considering requiring the
developer to set aside non-buildable areas. The driveway separation issue is critical to
those developments that would expect to build gated communities due to vehicle
stacking issues,
It has been the City's position that new developments are required to pay for public
improvements adjacent to their properties. In the case of N.E. 188~h Street, the
developer would be required to pay its pro-rata share of roadway improvements,
sidewalks, landscaping and decorative street lighting. The incentive package provides
that the developer would be allowed a credit toward the sidewalk improvements if they
build the promenade adjacent to their property.
Summary
In summary, the recommended incentive package should be incorporated in the zoning
districts along N.E. 188th Street in order to ensure that the pedestrian promenade is
built. In our opinion, the recommended incentives maintain the integrity of the purpose
of the zoning districts. Importantly, it does not increase density and maintains open
space requirements.
EMSlaca
/01-LDR-01 amend LDR RMF3B 030502