Coral Gables Zoning Code Update Planning and Zoning Board Meeting … Services... · Task 8 Final...

Coral Gables Zoning Code Update Planning and Zoning Board Meeting Minutes

Purpose of Meeting: To receive input from the Planning and Zoning Board in regard to the potential reorganization of articles and divisions of the Zoning Code. Project Reference: Phase 1 / Task 4 / Workshop #1 Date: 9.21.18 Time: 2:00pm – 4:15pm Location: City of Coral Gables, Planning Conference Room (427 Biltmore Way, 2nd Floor). Attendees: City of Coral Gables:

Ramon Trias, Planning and Zoning Director Jennifer Garcia, City Planner

Planning and Zoning Board: Maria Menendez, Board Member, Vice Chairperson Julio Grabiel, Board Member Rhonda Anderson, Board Member

Other Participants: Anthony Garcia, Street Plans, Principal Craig Coller, Craig H. Coller, P.A., Land Use and Zoning Attorney

DPZ CoDesign:

Elizabeth Plater-Zyberk, DPZ CoDesign, Partner Galina Tachieva, DPZ CoDesign, Partner Judith Bell, DPZ CoDesign, Project Manager Camille Cortes, DPZ CoDesign, Junior Designer

Key Points Discussed: After introductions, the meeting began with a presentation prepared by DPZ to discuss the proposed Zoning Code Table of Contents, as well as code content such as the mapping of the Site Specifics. Board Members comments in response to the presentation included the following: 1. Telecommunications – an example of selected sections potentially to be moved out of

Zoning Code and into other City Regulations. 2. Future annexations – impacts to be examined after annexation completed. 3. Open Space – discussion of front setbacks and landscape.

In response to the final slide, questions and comments followed: 1. Comments on document reorganization

- General consensus and positive comments towards proposed reorganization of the Zoning Code

2. FAR – varies between 1.0 - 4.375 (with TDR)

- Simplify MF2 – Multiple FARs

3. Height – varies between 45’ - 190.5’ - Clarify relation to bonuses

4. Setbacks – review stepbacks?

- Examine regulatory language for setbacks at various heights 5. Uses – allow residential in all commercial within the Central Business District? (mixed-use)

- Positive comments: discussion about parking, size of lots, and heights

6. Small Lots < 20,000 sf = 45ft height limit – results in only low & high buildings – “missing middle”? - Currently there isn’t a parking requirement for buildings constructed before 1963 in the

Central Business District. Downtown Parking Garages are supplying sufficient capacity to offset current demand.

- Mixed-use lots < 20,000 sf, examine parking reductions for ground-floor commercial uses, as these likely are already in place without parking.

7. Parking for small lots – eliminate?

- Examine eliminating parking for ground floor commercial uses and only require parking for uses above the ground floor

- Discourage parking underground – high water table 8. Update process recommendations – organization and content?

- Current Stage: Reorganization of Articles, Divisions and Sections - Potential Second Stage: Content improvements (excluding Single-Family Residential

(SFR) District) to consolidate and coordinate conflicting regulations (reference to maps shown in slide presentation)

- Attorney Craig Coller is currently conducting revisions to the Notices Sections

9. Public participation? - Public Participation – open public meetings may be desirable

Next Scheduled Meeting: Wednesday October 17, 2018 at 6pm Please find the presentation from September 21st included on the following pages.

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City of Coral Gables Zoning Code Update

PHASE 1 ASSESSMENT AND ANALYSIS – TASK 4

PLANNING AND ZONING BOARD MEETING

September 21st, 2018


Steering Committee

Staff Committee

City Commission 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15

Phase 1 Assessment and Analysis (Months 1 - 3)

Task 1 Project Start-up 1 mtg. 1 mtg.

Task 2 Interactive Analysis of Project Background Materials 1 mtg. 1 mtg.

Task 3 Draft Assessment and Analysis 1 mtg. 1 mtg.

Task 4 Final Assessment and Analysis 1 workshop

Task 5 Revisions to the Project Schedule and Other Adjustments

Phase 2 Draft Updated Zoning Code (Months 4 - 9)

Task 6 Draft Updated Zoning Code Development 2 mtgs. 2 mtgs. 1 workshop

Task 7 Revised Draft Updated Zoning Code 1 mtg.

Task 8 Final Updated Zoning Code 1 mtg. 1 mtg.

Task 9 Final Presentation / Public Hearing 1 hearing

Phase 3 Adoption Process (Months 10 - 12)

Task 10 Technical Support and Presentation Aids

Phase 4 Implementation (Months 13 - 15)

Task 11 Training Sessions 2 sessions

! Coordinate with Staff before meetings to determine roles and approach

! Follow up with Staff after meetings to clarify next steps

! Phone conversations, email communication, and briefings (as needed)

! Staff Committee: comprised of appropriate City Department Heads

! Steering Committee: comprised of stakeholders

! Specific deliverables are described in the document text.

PROJECT MONTH

Phase 1

TASKS

WORKING SESSIONS

Phase 2

Clarifications

Phase 3

Phase 4

Notes:

Project Management / Ongoing Tasks for all Phases

PROJECT SCHEDULE & WORK PLAN

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PHASE 1 - ASSESSMENT AND ANALYSIS - UNDERWAYTASK 4 – FINAL ASSESSMENT AND ANALYSIS

• PLANNING AND ZONING BOARD – September 21st

TASK 3 – DRAFT ASSESSMENT AND ANALYSIS

• STAFF COMMITTEE – August 6th

• STEERING COMMITTEE – August 10th

TASK 2 – INTERACTIVE ANALYSIS OF PROJECT BACKGROUND MATERIALS

• STAFF COMMITTEE – June 11th

• STEERING COMMITTEE – June 15th

TASK 1 - PROJECT START-UP

• BUSINESS IMPROVEMENT DISTRICT (BID) – May 11th

• STAFF COMMITTEE – May 14th

• MIXED-USE DISTRICTS – May 22nd

• STEERING COMMITTEE – June 1st


The result of the Staff and Steering Committees meetings is a list of suggestions that can be summarized as follows:• clarify the organization of the Code• make the Code easier to use• address particular Site Specifics • update MF2, MFSA and Mixed-Use District categories

• clarify height and FAR regulations• consider parking reductions• consider relief for small site development (below 20,000SF).

PRELIMINARY ASSESSMENT

Staff + Steering Committee

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ARTICLE 1. INTRODUCTION & GENERAL PROVISIONSARTICLE 2. ZONING DISTRICTS ARTICLE 3. USES ARTICLE 4. URBAN DESIGN STANDARDS ARTICLE 5. ARCHITECTUREARTICLE 6. LANDSCAPEARTICLE 7. SUSTAINABILITY/RESILIENCE STANDARDSARTICLE 8. HISTORIC PRESERVATIONARTICLE 9. ART IN PUBLIC SPACES ARTICLE 10. PARKING & ACCESS ARTICLE 11. SIGNS ARTICLE 12. AMBIENCE STANDARDS – CITY CODE?ARTICLE 13. LAWFULLY EXIST. USES, LOTS, STRUCTURES & SIGNSARTICLE 14. PROCESS ARTICLE 15. NOTICES ARTICLE 16. DEFINITIONS

APPENDICESAppendix A. Maps Appendix Appendix B. Site Specific RegulationsAppendix C. University Campus District (UCD)Appendix D. Mediterranean Village Planned Area DevelopmentAppendix E. Business Improvement Overlay District (BIOD)

ARTICLE 1. GENERAL PROVISIONS ARTICLE 2. DECISION MAKING &

ADMINISTRATIVE BODIESARTICLE 3. DEVELOPMENT REVIEW

ARTICLE 4. ZONING DISTRICTS

ARTICLE 5. DEVELOPMENT STANDARDSARTICLE 6. NONCONFORMITIES

& LAWFULLY EXISTING USESARTICLE 7. VIOLATIONS, ENFORCEMENTS &

PENALTIES

ARTICLE 8. DEFINITIONS

APPENDICESAppendix A. Site Specific Zoning Regulation

Appendix B. Foundation Map

Appendix C. Mediterranean Village Planned Area Development

CURRENTTABLE OF CONTENTS

PROPOSED CHANGESTABLE OF CONTENTS


ARTICLE 1. GENERAL PROVISIONS

ARTICLE 2. DECISION MAKING AND ADMINISTRATIVE BODIES

ARTICLES 1, 2, & 3 TABLE OF CONTENTS

ARTICLE 3. DEVELOPMENT REVIEW

ARTICLE 1. INTRODUCTION & GENERAL PROVISIONS

ARTICLE 14. PROCESS

ARTICLE 14. PROCESS


Art in Public Places. Division 21 ARTICLE 9. ART IN PUBLIC SPACES

Notices & Publ. Hearings. Division 3 ARTICLE 15. NOTICES Historic Preservation. Division 11 ARTICLE 8. HISTORIC PRESERVATION

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Residential Districts. Division 1

ARTICLE 4TABLE OF CONTENTS

Overlay And Special Purpose Districts. Division 2

ARTICLE 2. ZONING DISTRICTSARTICLE 2. ZONING DISTRICTS



University Campus District (UCD). Section 4-202 APPENDIX C

Business Improvement Overlay District (BIOD). Section 4-206 APPENDIX E

Nonresidential Districts. Division 3

Prohibited Uses. Division 4


ARTICLE 3. USES


ARTICLE 5. DEVELOPMENT STANDARDSAccessory Uses. Division 1

Automobile Service Stations. Division 2Awnings and Canopies. Division 3

Clearing, Filling and Excavation. Division 4

Coral Gables Cottage Regulations. Division 5Design Review Standards. Division 6

Distance Requirements. Division 7Docks, Wharves, Mooring Piles, Watercraft Moorings. Division 8

Group Homes, ALF and Child Care Facilities. Division 9

Heliport and Helistops. Division 10Landscaping. Division 11

Lighting. Division 12Miscellaneous Construction Requirements. Division 13

Parking, Loading and Driveway Requirements. Division 14


MULTIPLE ARTICLES ARTICLE 3. USES

ARTICLE 3. USES ARTICLE 2. ZONING DISTRICTS ARTICLE 12. AMBIENCE STANDARDS – CITY CODE?

ARTICLE 8. HISTORIC PRESERVATION ARTICLE 5. ARCHITECTURE

ARTICLE 3. USES ARTICLE 2. ZONING DISTRICTS ARTICLE 3. USES

ARTICLE 3. USES ARTICLE 6. LANDSCAPE

ARTICLE 12. AMBIENCE STANDARDS – CITY CODE?ARTICLE 5. ARCHITECTURE ARTICLE 10. PARKING & ACCESS


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ARTICLE 5. DEVELOPMENT STANDARDSPlatting Standards. Division 15

Roofs. Division 16Sanitation Requirements. Division 17

Screening. Division 18

Signs. Division 19Telecommunications. Division 20

Temporary Uses. Division 21Underground Utilities. Division 22

Unity of Title and Decl. of RC in Lieu thereof. Division 23

Walls and Fences. Division 24Private Yacht Basin. Division 25

Bed and Breakfast Establishments. Division 26Family Day Care Home. Division 27

Permanently installed stand-by generator. Division 28

MULTIPLE ARTICLES ARTICLE 4. URBAN DESIGN STANDARDS

ARTICLE 5. ARCHITECTUREARTICLE 2. ZONING DISTRICTS ARTICLE 2. ZONING DISTRICTS

ARTICLE 11. SIGNS ARTICLE 3. USES

ARTICLE 3. USES ARTICLE 3. USES ARTICLE 14. PROCESS

ARTICLE 2. ZONING DISTRICTS ARTICLE 2. ZONING DISTRICTS

ARTICLE 3. USES ARTICLE 3. USES ARTICLE 2. ZONING DISTRICTS


ARTICLE 6. NONCONFORMITIES AND LAWFULLY EXISTING USES

ARTICLE 7. VIOLATIONS, ENFORCEMENT AND PENALTIES

ARTICLES 6, 7, & 8 TABLE OF CONTENTS


ARTICLE 13. LAWFULLY EXISTING USES, LOTS, STRUCTURES AND SIGNS

ARTICLE 14. PROCESS


THE PROPOSED CHANGESTABLE OF CONTENTS

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TABLE OF CONTENTS ARTICLE MATRIX

MOST REORGANIZATION

ARTICLES 1, 2 & 3 ARTICLE 4 ARTICLE 5 ARTICLES 6, 7 & 8


ARTICLE 2. ZONING DISTRICTS (Formerly Article 4)

2.1 Residential Districts2.1.1 Single-family Residential (SFR) District2.1.2 Multi-family 1 Duplex (MF1) District2.1.3 Multi-family 2 (MF2) District2.1.4 Multi-family Special Area (MFSA) District

2.2 Overlay And Special Purpose Districts2.2.1 Mixed Use District (MXD)2.2.2 Zain/Friedman Miracle Mile Downtown Overlay (DO) District2.2.3 Special Use (S) District2.2.4 Preservation (P) District2.2.5 N. Ponce Neighborhood Conservation Overlay (NPCO) District2.2.6 Residential Infill Regulations (RIR)

2.3 Nonresidential Districts2.3.1 Commercial Limited (CL) District2.3.2 Commercial District (C)2.3.3 Industrial District (I)

District Specific (Form)Setbacks, Heights, et al

SAMPLE TABLE OF CONTENTS

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ANALYSIS OF FLOOR AREA RATIO (FAR), HEIGHTS, & USES

(INCLUDING SITE SPECIFICS)


K, L & Crafts Sections

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Douglas Section


Flagler Section

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Granada Section


Biltmore Section

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Industrial Section


Riviera Sections 3 & 4

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Riviera Sections 8, 14 & Waterways


MEDITERRANEAN STYLE DESIGN STANDARDS

SECTION 5-604. MEDITERRANEAN BONUS

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1. No blank walls, parking garage treatments2. At street level include windows, landscaping or ornamentation3. Architectural elements located on the top of buildings are excluded from building height4. Bicycle storage 5. Façade: Incorporate vertical breaks, stepbacks or variations in bulk/mass of building6. Building lot coverage (no minimum or maximum building lot coverage is required)7. No Drive through facilities on Ponce de Leon Blvd8. Minimum landscape open area requirements9. Provide street lighting on all streets/rights-of-way10. Restricts ground floor parking locations11. Prohibits porte-cochere access to/from Ponce de Leon Blvd12. Requires pedestrian entrances be oriented towards adjoining streets13. Utilize structural soil for all street level planting areas14. Provide minimum window casing depth of four (4) inches

MEDITERRANEAN STYLE DESIGN STANDARDSPREREQUISITES


1. Arcades and/or loggias2. Building rooflines3. Building stepbacks4. Building towers5. Driveways6. Lighting of landscaping7. Materials on exterior building facades8. Overhead doors9. Paver treatments10. Pedestrian amenities11. Pedestrian pass–throughs/paseos on properties contiguous to alleys and/or street, and12. Underground parking.

RESIDENTIAL USES (MF2 DISTRICT) = SIX (6) QUALIFICATIONS

NONRESIDENTIAL USES (C, CL AND I DISTRICTS) = EIGHT (8) QUALIFICATIONS

MXD DISTRICTS = (8) QUALIFICATIONS


LEVEL 1 – QUALIFICATIONS MF & C – Low, Mid, & High: +1 floor = 13.5 ft. / +.2 FAR Bonus

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LEVEL 2 – QUALIFICATIONSMF & C - Low to Mid: Level 1 + 1 floor = 13.5 ft / Level 1 + .3 FAR BonusMF & C - High: Level 1 + 2 floors = 27 ft / Level 1 + .3 FAR Bonus

Inclusion of design elements and architectural styles from the following buildings:

1. H. George Fink Offices, 2506 Ponce de Leon Boulevard2. The Colonnade Building, 169 Miracle Mile3. Douglas Entrance, 800 Douglas Road4. Coral Gables Elementary School, 105 Minorca Avenue5. Granada Shops/Charade Restaurant, 2900 Ponce de Leon Boulevard (demolished)6. San Sebastian Apartments, 333 University Drive7. Coral Gables City Hall, 405 Biltmore Way8. Biltmore Hotel, 1200 Anastasia Avenue

THE BOARD OF ARCHITECTS MUST DETERMINE THAT THE APPLICATION SATISFIES THE DESIGN PROVISIONS OF ZONING CODE SECTION 5-605. MEDITERRANEAN ARCHITECTURE DESIGN.


CASE STUDIES:THE PLAZA

GABLES STATION

2020 SALZEDO

ALOFT TOWER

THE PALACE

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THE PLAZA – FORMERLY KNOWN AS MEDITERRANEAN VILLAGE

PONC

E DE

LEO

N BL

VD

SW L

E JEU

NE R

D

S DO

UGLA

S RD

Units Residential 150

Building Height215'-6”

Total Bldg. Area (FAR) FAR3.59

Commercial Space152,000 SQF 1,051,660 SQF

Units Hotel220

Office Space465,000 SQF


THE PLAZA – FORM BASED AREA DEVELOPMENT

35

35

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GABLES GATEWAY (PHASE I) & GABLES PONCE (PHASE II)

Units Residential PH I = 250PH II = 119

Lot AreaPHI = 3.1 AC.PHII = .8 AC.

PHI = 31,110 SQFPHII = 9,050 SQF

Total Bldg. Area (FAR)PHI = 278,346 SQFPHII = 117,752 SQF

FARPHI =3.5PHII = .9

Commercial Space Building Height

PH-I

PH-II

PHI =99’-0” / 10 STORIESPHII = 120’-8” / 10 STORIES



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Intersection of Ponce De Leon Blvd and Le Jeune Rd


37

Gables Station – 215 and 251 S Dixie Highway

GABLES STATION


Lot Area4.4 acres

Office Space24,492 SQF

Building Height180’-9” / 14 Stories

Total Bldg. Area (FAR)675,736 SQF

FAR3.48

Commercial Space81,873 SQF

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City of Coral Gables Zoning Code Update 40

Building Height - 160 FEET

GABLES STATION

Illustrative Rendered Views



Lot Area1.6 acres




FAR4.375 with TDR

PONC

E DE

LEO

N BL

VD

ALHAMBRA PLAZA

S DO

UGLA

S RD

2020 SALZEDO

NAVARRE AVE.

CBD

CBD

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Intersection of Minorca Ave and Salzedo St Side View on Minorca Ave

2020 SALZEDO – STREET VIEW


20

2020 SALZEDO – MEDITERRANEAN BONUS

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THE PALACE – 83 ANDALUSIA AVE.

ANDALUSIA AVE

SW L

E JEU

NE R

D

SALZ

EDO

ST

ANDALUSIA AVE

DOUG

LAS

RD


Lot Area1.6 acres




FAR3.5


THE PALACE – 83 ANDALUSIA AVE.

DOUGLAS RD

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THE PALACE – STREET VIEW

PARKING BUILDING

THE PALACE


73

74

- 100 Feet- 75 Feet.

72

72

72

72

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1300 & 1200 PONCE DE LEON BLVD

PONC

E DE

LEO

N BL

VD

1200 PONCE DE LEON BLVD

1300 PONCE DE LEON BLVD

SIDONIA AVE

ANTILLA AVE

SALAMANCA AVE

SW L

E JEU

NE R

D

S DO

UGLA

S RD

1300 Building Height11 Stories




STREET VIEW BUILDING HEIGHTS

1200 Ponce de Leon Blvd1300 Ponce de Leon Blvd


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BUILDING TRANSITION FROM MIXED - USE OVERLAY DISTRICT TO MF2

Building massing decreasing towards the existing neighborhood

1300 Ponce de Leon Blvd 1200 Ponce de Leon Blvd


ALOFT HOTEL

ANDALUSIA AVE

SW L

E JEU

NE R

D

SALZ

EDO

ST

Building Height7 Stories

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ALOFT HOTEL – STREET VIEW


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• Comments on document reorganization

• FAR – varies between 1.0 - 4.375

• Height – varies between 45’ - 190.5’

• Setbacks – review stepbacks?

• Uses – allow residential in all commercial? (mixed-use)

• Small Lots < 20,000 sf = 45ft height limit – results in only low & high buildings – “missing middle”?

• Parking for small lots – eliminate?

• Update process recommendations – organization and content?

• Public participation?

PRELIMINARY ASSESSMENT

Questions for Planning and Zoning Board

Coral Gables Zoning Code Update Planning and Zoning Board Meeting … Services... · Task 8 Final...

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