Res. No. 132-04-11911RESOLUTION NO. 132-04-11911
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
SOUTH MIAMI, FLORIDA ADOPTING CERTAIN LAND USE AND DESIGN
POLICIES RELATED TO THE "62 AVENUE CORRIDOR CHARRETTE" A
REPORT RESULTING FROM A NOVEMBER 23, 2002 CITY SPONSORED
CITIZENS PLANNING EVENT; SAID DOCUMENT HAVING BEEN PREPARED
BY THE UNIVERSITY OF MIAMI SCHOOL OF ARCHITECTURE; AND
DIRECTING THE PLANNING DEPARTMENT TO INITIATE LAND
DEVELOPMENT CODE AMENDMENTS NECESSARY TO IMPLEMENT
ADOPTED POLICIES AND RECOMMENDATIONS; PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, a City sponsored a charrette or "neighborhood planning study." was held on
November 23, 2002 for the area defined as the S.W. 62 "d Avenue corridor; and
WHEREAS, the goal of the charrette was "to define a community vision that enhances the
62nd Avenue corridor and preserves the livability of the adjoining residential neighborhoods"; and
WHEREAS, the University of Miami School of Architecture with expertise in the field of
new urbanism, facilitated the charrette free of charge, as a service to a neighboring city; and
WHEREAS, the Charrette Report was presented to the City Commission at its January, 21,
2003 meeting, and the Commission referred the Charrette Report to the Planning Board for review
and recommendation; and
WHEREAS The Planning Board at meetings held on March 25, 2003 and October 28, 2003
conducted a review and open discussion on the charrette report; and
WHEREAS, the Planning Board at its October 28, 2003 meeting adopted specific
recommendations for each section and adopted by a vote 6 Ayes 0 Nays an overall motion
recommending approval of the Charrette Report with the modifications made by the Board at the
meeting; and
WHEREAS, the City Commission on February 26, 2004 and April 14, 2004 conducted
workshops on the SW 62Ave, Corridor Charrette Report at which time interested citizens were given
the opportunity to comment; and
WHEREAS if the City Commission adopts the Charrette Report or a modified version of
that report, the document will become an official planning document, serving as a guide for the City
as it formulates policies for development of the subject area; and
WHEREAS, The City's Planning department will codify the adopted policies in the form of
amendments to the Land Development Code and a rezoning of the subject area, which process would
require Planning Board and City Commission public hearings with appropriate notification.
Res. No. 132 -04 -11911
(2)
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF SOUTH MIAMI, FLORIDA:
Section 1:, The SW 62 Avenue Corridor Charrette Report as modified by the policies set
forth below is hereby adopted as the official plan for the area and the policies contained therein
shall serve as a guide for land use, zoning, urban design and capital improvements in the SW 62
Avenue Corridor.
Section 2. The following specific policies including modifications to the recommendations
contained in the SW 62 Avenue Corridor Charrette Report were adopted by the City Commission:
(a) Urban Design - Building Placement ( p -.13) :-Approved as in report. Front setback — 0 feet
build to property line a minimum of 75% of frontage; side setback — 0 feet; rear setback — 25
feet if abutting residential.
(b) Story Height (inside) (p.13) :_Approved as in report. Retail use - 12'minimum, 14' max.
floor -to -floor; Office /ResidentialI I0'minimum, 12' max. floor -to -floor.
(c) Street Walls, Awnings, Balconies (pp. 13 -14): Approved as in report. Specific standards
material, size, access and location for walls, awnings, balconies.
(d) Parking (pp. 13 -14): _Approved as in report Specific standards for size, location, access,
landscaping of parking lots. Includes provision that on- street parking can be counted toward
meeting required parking spaces for commercial uses only.
(e) Architectural Guidelines - Walls, Elements, Roofs, Openings (pp.14 -15): Architectural
Guidelines section be excluded from the report.
(f) Master Plan (p.16): Approved as in report; With the condition that alley entrances /exits
remain as shown in the report.
(g) Landscape Guidelines (p.19): Approved as in report.
Section 3. The City Commission will, at a future meeting finalize decisions pertaining to the
"Street Design" (p.9) and provide additional guidance relating to:
(a) Building Height (p.13)
(b) Building Mass- Floor Area Ratio (p.13)
(c) Density of residential development / Number of units per acre (p.13)
Res. No. 132 -04- 1:1911
(3)
Section 4. The City Commission further directs staff to examine alternatives for a zoning
approach that adopts the above elements within the context of a maximum of three stories along
the frontage of SW 62 Avenue and the remainder of development not to exceed two stories.
Section 5. The City Administration is directed to provide elevations and additional
information or data which would assist the City Commission in completing the remaining SW 62
Ave Corridor policy decisions as set forth in Section 3.
Section 6. This resolution shall be effective immediately after the adoption hereof.
PASSED AND ADOPTED this 17 th>day of Augus�004
ATTEST:
CITY CLERK
READ AND APPROVED AS TO FORM:
CITY A EY
Mayor Russell Yea
Vice Mayor Palmer Yea
Commissioner Wiscombe: Yea
Commissioner Birts- Cooper Yea
Commissioner Sherar: Yea
\ \MCGRUFF \PLANNING \Comm Items \2004 \8 -17 -04 \Revised Charrette Resolution 8- 17- 04,doe
CITY OF SOUTH MIAMI
To: Honorable Mayor, Vice Mayor &
Commission Members
P
From: Maria Davis R # Ll
City Manager I.
RESOLU'T'ION
Date: August 17, 2004
ITEM No.
RE: 62 "d Avenue Corridor Charrette
Report; Adoption of Policies
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF SOUTH MIAMI, FLORIDA ADOPTING CERTAIN LAND USE AND
DESIGN POLICIES RELATED TO THE "62 AVENUE CORRIDOR
CHARRETTE" A REPORT RESULTING FROM A NOVEMBER 23, 2002 CITY
SPONSORED CITIZENS PLANNING EVENT; SAID DOCUMENT HAVING
BEEN PREPARED BY THE UNIVERSITY OF MIAMI SCHOOL OF
ARCHITECTURE; AND DIRECTING THE PLANNING DEPARTMENT TO
INITIATE LAND DEVELOPMENT CODE AMENDMENTS NECESSARY TO
IMPLEMENT ADOPTED POLICIES AND RECOMMENDATIONS;
PROVIDING FOR AN EFFECTIVE DATE.
BACKGROUND
This item was deferred at the City Commission's last meeting on August 3, 2004. It is important
to note that a courtesy mail notice was sent to all property owners in the charrette study area and
the surrounding neighborhood prior to the August 3 meeting.
The attached policy decision chart will assist the City Commission to finalize policies which are to be
implemented in the SW 62 Avenue Corridor. The decision chart sets forth for each major section of the
Charrette Report the recommendations from the following sources:
Column I- University of Miami/ Charrette document;
Column 2- Planning Board meeting on October 28, 2003
Column 3- City Commission at workshop on April 14, 2004 (not official);
Column 4 — City Administration
EXISTING REGULATIONS ON SW 62 AVE.
The use of land on the west side of SW 62 Ave., where most new development can be expected, is
currently subject to two levels of development regulations:
(1) Comprehensive Plan Future Land Use Map Category
In 1997 the City Commission recommended changing the land use category to Mixed- Use
Commercial / Residential for this area. (west side of SW 62 Ave.).This new category was
recommended in part during an earlier charrette process called Hometown Two (This charreue
was renamed Hometown Too when referenced in the current Comprehensive Plan) This
designation was extended further north to SW 64'x' Street along SW 62 "d Avenue in a response
62"" Avenue Charrette
August 17, 2004
Page 2 of 3
to the Florida Department of Community Affairs, which requested the City to expand transit
related development opportunities in this area. The Mixed Use Commercial / Residential land
use category mandates mixed use and the following maximum development limits: four story
height; floor area ratio of 1.6; and 24 units per acre.
(2) Land Development Code (zoning)
The Land Development Code establishes the specific zoning regulations for this area. Zoning
regulations actually implement the standards of the overlaying future land use map category,
however, a local government may choose to allow more restrictive zoning regulations, as is the
case on SW 62 Ave. The zoning district applied to this area is "NR" Neighborhood Retail which
allows a very small number of permitted uses and has a two story maximum height limit and a
.25 floor area ratio.
h1 November, 2002, the City sponsored a charrette ( "a concentrated neighborhood planning study ") for
the S.W. 62nd Avenue corridor. The goal of the charrette was "to define a community vision that
enhances the 62nd Avenue corridor and preserves the livability of the adjoining residential
neighborhoods." The University of Miami School of Architecture, headed by Dean Elizabeth Plater -
Zyberk facilitated the charrette free of charge, as a service to a neighboring city.
The major issues discussed at the charrette included: allowable building heights, size of buildings,
design, allowable permitted uses, buffering from adjacent residences, parking requirements, street width,
number of lanes, sidewalks and landscaping. The basic recommendation of the Charrette Final Report is
that SW 62 Avenue, from 60' Street to 70 °i Street, should be revitalized. This involves changing the
development regulations for the west side of 62nd Avenue, currently comprised mostly of vacant lots, the
Community Newspapers property, and a few other small business properties. The Charrette Report
recommended that the subject area become a mixed use area, with buildings of two to three stories.
Specifically, it recommended buildings of three stories for the first 40 feet fronting onto 62 "d Avenue,
and stepping down to two stories towards the rear of the properties which abut single family residential
homes. The uses proposed would be a mixed -use type of building, with retail or office on the ground
floor, and residential units on the second and third floors. Setbacks would be similar to the mixed -use
hometown district of downtown South Miami, with buildings fronting the sidewalk along 62 "d Avenue,
and parking to the rear. Architectural guidelines would be similar to the hometown plan.
Within a few months after the charrette, a citizen's group issued a report which contained a number of
alternatives to recommendations in the University of Miami final report. The major point of
disagreement between the UM Report and the Citizen's Report appears to be over the height of the
buildings, where the Citizen's Report desires only two -story buildings as opposed to the Charrette report
recommendation of three stories at the front and two stories towards the rear. In addition, the Citizen's
Report recommended a floor area ratio (FAR), but the Charrette report allows the height and the required
parking to dictate the amount of floor space permitted.
PLANNING BOARD ACTIONS
The Planning Board at its October 28, 2003 meeting conducted a review and open discussion on the
charrette report and the Citizen's Report. The Board then voted upon specific recommendations
(modifications) for each section of the report. The Planning Board's recommendations are listed on pp. 4
and 5 of the Board's October 28, 2003 minutes (attached) and on the policy decision chart. The Planning
Board adopted by a vote 6 Ayes 0 Nays, an overall motion recommending approval of the Charrette
Report with the modifications made by the Board at the meeting.
62nd Avenue Charrette
August 17, 2004
Page 3 of 3
IMPLEMENTING CHARRETTE RECOMMENDATIONS
If the City Commission adopts the Charrette Report with modifications, that document becomes an
official planning document, serving as a guide for the City as it formulates policies for development of
the subject area, including the scheduling and funding of recommended capital improvement projects.
The City's Planning and Zoning department will immediately prepare a new MU -L Mixed Use -
Limited zoning district which would be a text amendment to the Land Development Code (LDC). This
amendment would contain all of the standards and policies adopted by the Commission resulting from
the SW 62 Ave. Charrette. Both the text amendment and the rezoning of the area to MU -L would
require Planning Board and City Commission public hearings.
Attachments:
Draft Resolution
Policy Recommendations Chart Attachment "A"
Planning Board Minutes 10128103
MD/DOD/SAY .��
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CITY OF SOUTH MIAMI
PLANNING BOARD
Regular Meeting
Action Summary Minutes
Tuesday, October 28, 2003
City Commission Chambers
7:30 P.M.
I. Call to Order and the Pledge of Allegiance to the Flag
Action: The meeting was called to order at 7:38 P.M.
Action: The Pledge of Allegiance was recited in unison.
II. Roll Call.
Action: Mr. Morton, Chairperson, requested a roll call.
Board members present constituting a quorum: Mr. Morton, Mr. Liddy, Mr. Mann, Ms.
Gibson, Ms. Yates, and Mr. Comendeiro.
Board members absent: Mr. Illas
City staff present: Sanford Youkilis (Acting Planning and Zoning Director), Gremaf Reyes
(Video Support), and Patricia E. Lauderman (Board Secretary).
III. Workshop/Discussion
REVIEW AND DISCUSSION OF THE SW 62ND AVENUE CORRIDOR
CHARRETTE FINAL REPORT.
Mr. Morton addressed all Board members on the issue of allowing five minutes to the
University of Miami (UM) staff for their presentation and five minutes to the residents of
SW 62nd Avenue for open remarks. All the Board members agreed to provide five minutes
for the UM staff and residents.
Mr. Youkilis provided a two -page summary to all the Planning Board Members about the
November 23, 2002 charrette and the March 25, 2003 Planning Board meeting concerning
the "S.W. 62nd Avenue Corridor Charrette". The goal of the Charrette was "to define a
community vision that enhances the S.W. 62nd Avenue corridor and preserves the
livability of the adjoining residential neighborhoods."
Planning Board Meeting
October 28, 2003
Page 2 of 5
The University of Miami School of Architecture facilitated the Charrette free of charge, as
a service to a neighboring city. The School of Architecture staff, headed by Dean
Elizabeth Plater- Zyberk. The Charrette Report was presented to the City Commission at
its January 21, 2003 meeting. A citizen's group also presented an alternative Citizen's
Charrette Report, a critique of the University of Miami final report. At that time the City
Commission referred the Charrette Report to the Planning Board for review and
discussion.
The major issues which were discussed in the Charrette included: allowable building
heights, size of buildings, design, allowable permitted uses, buffering from adjacent
residences, parking requirements, street width, number of lanes, sidewalks, and
landscaping.
Mr. Youkilis also referred to the Citizens' report presented by a Citizen's group as an
alternative to the University of Miami Final report.
The major point of disagreement between the UM Report and the Citizen's Report
appears to be cover the height of the buildings, where the Citizen's Report desires only
two -story buildings as opposed to the Charrette report, which recommends three stories at
the front and two- stories towards the rear. In addition, the Citizen's Report recommended
a floor area ratio (FAR), while the Charrette report allows the height and the required
parking to dictate the amount of floor space permitted.
After the staff presentation, Mr. Richard Shepard of the University summarized the role of
the University and its basic recommendations. The Board asked for clarifications with
regards to the recommendations on street reconfiguration, and also the funding sources
for new sidewalks, landscaping, and street trees.
Speakers: Jay Beckman
Donna Fries
Yvonne Beckman
Beth Scwartz
Richard Shepard
Andrew Mossberg
Christopher Cook -
Alexa Denck
David Tucker, Sr.
Valerie Newman
Bob Welch
6520 SW 65" St.
6601 SW 62nd Ct.
5871 SW 83rd St.
6931 SW 62nd Ct.
University of Miami
6931 SW 69" St.
Yarborough
6800 SW 64" Ave.
5929 SW 80 " St.
6556 SW 78"' Terr.
(Cocoplum Terrace)
7437 SW 64 Ct.
Planning Board Meeting
October 28, 2003
Page 3 of S
Mr. Jay Beckman urged the Board to incorporate the Citizen's report as an addendum to
the UM Report. The Citizen's Report has been endorsed by most of the SW 63`d Ct.
residents, the majority of the Charrette's participants, the Board of Directors of the
SMHOA and many other Cocoplum residents. Mr. Beckman spoke in favor of a
transitional buffer zoning between the single - family neighborhoods and more intensive
uses. These transitional zoning include townhouse developments, residential offices and
enhancement of SW 62 "d Avenue Corridor, he provided a slide presentation showing
buildings located in existing transitional zoning districts within the City of South Miami,
which are adjacent to single - family residences. Views taken from the neighboring cities
were also part of the slide presentation.
Other speakers also addressed the Board speaking against three -story buildings arguing
that this would create density and increase traffic volume. Other speakers expressed
concern on the devaluation of property value if the UM recommendation for three -story
buildings were implemented. At the closure of the presentations, the Board and staff
discussed the report.
Mr. Youkilis explained that the recommendations of the. Planning Board would be
forwarded to the City Commission along with the Charrette document and the Citizens
Report. If the City Commission adopts the Charrette Report or a modified version that
document would serve as a policy guide for redevelopment of the subject area.
Subsequently, the City's Planning and Zoning Department would codify the
recommendations of the Charrette into a new zoning district within the Land
Development (LDC), which would be applied to the SW 62 Ave. area. Mr. Youkilis stated
that the Charrette report did not recommend a specific density either in terms of FAR or
units per acre, which he felt was needed if the plan was to be implemented by a drafting a
new mixed use LDC zoning district.
It was the consensus of the Board that they had several concerns in regards to the
Charrette Report, in addition to the issues brought up by the neighbors. Some of the
concerns related to whether or not the architectural guidelines were too detailed and not
appropriate for inclusion in the adopted report. The Board also wanted assurance as to the
extent of the involvement of the County regarding street reconfiguration, the widening of
the sidewalks, and landscaping, etc.
Mr. Youkilis then proceeded to guide the Board through a decision - making process, so
that specific recommendations could be made on different elements of the Charrette
document. The following decisions were made:
Planning Board Meeting
October 28, 2003
Page 4 of 5
Street Design (p.9)
Motion: Ms. Yates moved, to recommend adoption of the Preliminary Street Design
Option 3. Mr. Comendeiro seconded the motion. Vote: Ayes 6 Nays 0
Building Placement Guidelines (p. 13)
Motion: Ms. Yates moved to recommend adoption of the building placement guidelines
with the exception of 25ft rear setback to the property line. Mr. Morton seconded the
motion. Vote: Ayes 6 Nays 0
Building Height (p.13)
Motion: Mr. Commedeiro moved to recommend adoption of a maximum building height
of 2 stories. Yates seconded the motion. Vote: Ayes 6 Nays 0
Story Height (p. 13)
Mr. Morton moved to recommend adoption of the listed standards for story height as
presented in the Charrette report.. Mr. Comme ier seconded the motion. Vote: Ayes 3
Nays 3 (Mr. Maim, Ms. Yates, Mr. Liddy) Failed to pass.
Motion: Mr. Morton moved to recommend adoption of the following standard for story
height: retail use to be a minimum of 12 ft and a maximum of 14 ft floor -to -floor or floor -
to -tie beam; office or residential use to be a minimum of 10 ft and a maximum of 12 ft
floor -to -floor or floor -to -tie beam. Mr. Mann seconded the motion. Vote: Ayes 5
Nays 1 (Liddy)
Building Massing /
Density- Floor Area Ratio (p.13)
Motion: Ms. Yates moved to recommend adoption of a maximum Floor Area Ratio
(FAR) of 0.5 for the 62 "d Avenue Area. Mr. Mann seconded the motion. Vote: Ayes 6
Nays 0
Density- Units per Aere(y. 13)
Motion: Ms. Yates moved to recommend adoption of the City's current density in the
two - family /townhouse RT9 zoning district, a maximum density of 8.7 units -per acre.
Mr. Commedeiro seconded the motion. Vote: Ayes 6 Nays 0
Street Walls, awnings, balconies, parking (pp. 13 -14)
Seventh Motion: Mr. Liddy moved to recommend adoption of the Charrette standards
for street walls, awnings, balconies, and parking; with the additional standard that all
Planning Board Meeting
October 28, 2003
Page 5 of 5
required off - street parking should be on- site.. Mr. Mann seconded the motion. Vote:
Ayes 6 Nays 0
Architectural Guid. 14 -15
Motion: Mr. Co moved to recommend that the section on Architectural
Guidelines (for walls, elements, roofs, openings) not be adopted or included in the final
report. Mr. Mainz seconded the motion. Vote: Ayes 6 Nays 0
Master Plan (p.16)
Motion: Ms. Yates moved to recommend adoption of the master plan which consisted
of design standards for right -of way /streetscapes, building use, urban/architectural design,
and parking; with the annotation that the alley entrance /exits remain as shown in the
Charrette report. Mr. Mann seconded the motion. Vote: Ayes 6 Nays 0
Landscape Guidelines (p.19)
Motion: Ms. Yates moved to recommend adoption of the section on Landscape
Guidelines. Mr. Mann seconded the motion. Vote: Ayes 6 Nays 0
Overall Recommendation on Charrette Report
Motion: Mr. Commendeiro moved to recommend adoption of the SW 62nd Avenue
Charrette Report and as presented with the modifications / amendments set forth above by
the Board. Ms. Yates seconded the motion. Vote: Ayes 6 Nays 0
Mr. Morton stated that the Board's recommendations were on record and would be
transmitted to the City Commission. He expressed special appreciation to the citizens for
their interest and to the University for their efforts and professional participation..
IV. Approval of Minutes
The Board duly voted on and approved the minutes of September 30, 2003
Vote: Ayes 6 Nays 0
V. Future Meetings
November 11, 2003 —No meeting due to National holiday.
November 25, 2003
VI. Adiournment
There being no further business before the Board, Mr. Morton adjoined the meeting
at 10:05 P.M.
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