04-14-04 Citizen's Report - 62nd Ave CorridorFebruary 14, 2003
PROPOSALS CRITIQUE AND ALTERNATIVE
CITY OF SOUTH MIAMI
r AVENUE CORRIDOR REPORT
INTRODUCTION
The goal of the Charrette, "To define a community vision that enhances the SW 62nd Avenue
Corridor and preserves the livability of the adjoining residential neighborhoods" was not fully achieved in
the University of Miami Charrette Draft Report (UMCDR). This is a citizens summary report on the
findings of the UMCDR. Endorsements for this report from many Charrette participants and residents of
the Cocoplum Neighborhood are attached.
Good governing principals dictate that major infrastructure and zoning changes in the city should
only be considered when a community consensus opinion can be obtained in favor of them. If a
consensus opinion cannot be obtained, then no change should be made. The city should not take the
position that all proposed changes that have significant opposition must have a compromise solution.
For example, if an area is zoned for a maximum of two stories and a proposal is made to up -zone the
area to four stories, that there must be a compromise at three stories. Such an approach is unfair to the
community because it provides a mechanism which assures success to any who would ask for an
increase in zoning, be it in height, density or use, that mechanism being to ask for more than you want
and compromise to what you really want.
The purpose of this report is to critique the UMCDR, to present alternative proposals that are
more rationally based and will be more acceptable to the community, and to initiate a process that will
result in a true community vision. The report addresses the following six topics:
• Factual corrections to the UMCDR
• 62nd Avenue redesign
• Alley
• Market analysis and existing transitional zoning applied to the 62nd Avenue corridor
• Proposed mixed -use transitional zoning
• How to deal with existing buildings
• Suggestions on how to proceed
FACTUAL CORRECTIONS TO THE UMCDR
The following important factual corrections must be made in the UMCDR:
• On page 26, Charrette Drawing, Table 2. The results of the work done by Table 2 are not accurately
reported in the UMCDR. The first statement, "No retail," was not made. In fact, this group reported
that the buildings should be designed for a flexible range of uses including retail, office, and
residential.
• On page 26, the second statement, 'Live-work ok up to three stories up front and maximum 33 feet
deep" was also not made. In fact it was clearly stated that the buildings should have a two story
limit.
• On page 1, paragraph 4, it is stated that the building heights allowed by the City's Zoning Code
(2 -story) conflict with the allowable heights (up to 4 -story) in the Comprehensive Plan. We believe it
is clear that there is no conflict, as the relationship between the Zoning Code and the
Comprehensive Plan are clearly explained on page 21 of the City's Comprehensive Plan. A copy of
this page is included as Attachment #1 of this report.
62ND AVENUE REDESIGN
The avenue redesign was thoroughly discussed during the Charrette with most participants
having similar ideas. from 64th Street to 70th Street, the redesigned street section from west to east is:
22 feet sidewalk with canopy trees, 8 feet parking lane, two -11 feet travel lanes, 8 feet parking lane with
canopy trees, 10 feet sidewalk. From 70th Street to Sunset Drive, the redesigned street section has a
landscaped median to reduce the street to two travel lanes.
Two points about the avenue redesign need to be emphasized:
2
• The desire for extensive street landscaping was indicated by most of the Charrette participants. The
UMCDR shows a continuous (as continuous as possible) row of appropriately spaced canopy trees
along both sides of the street.
• The intersections at 64th Street and Sunset Drive could both;be redesigned to function better. The
62nd Avenue -64th Street intersection is an intersection of two residential feeder streets. Yet both of
these two -lane streets widen to four lanes at the intersection, inviting more commuter traffic than
they were designed to handle. These streets should be narrowed to no more than three lanes at the
intersection. A redesign of the 62nd Avenue - Sunset Drive intersection has been studied by Marlin
Engineering and implementation should be pursued.
ALLEY
The alley is a 24 feet wide publicly (city) owned secondary street that separates commercial
properties from single - family residential properties along the west side of the 62nd Avenue corridor. The
alley is unpaved and unkempt. It has not been used by either the commercial or residential properties
fora long time. Except that there should be an adequate vegetative border shielding rear parking area
from residential property, there was little discussion about the details of the alley at the Charrette.
The UMCDR gives the following proposal for the alley:
Keep the existing rear public alley as service and parking access for adjoining commercial and
residential properties and add a landscape buffer in the alley as additional screening for
adjoining residential districts. The landscape buffer would include mahogany trees at 30 -feet
spacing and a hedge of Cocoplum planted in front of the trees.
The UMCDR proposal is insufficient for the following reasons:
• The landscape buffer in the alley would occupy at least 6 -feet of the 24 -feet right -of -way, leaving an
18 -feet wide road.
• Mahogany trees, which form a high canopy, may not be the best selection for the alley buffer. A
better choice may be to follow Section 20- 3.6(0)(1) Supplemental Regulations, RO Restrictions, of
the City's Land Development Code, which gives suitable trees and spacing for this kind of buffer.
• The issue of who will pay the cost of constriction and maintenance of the thoroughfare (alley) needs
to be addressed. Construction costs will certainly run into a few hundred thousand dollars.
• Based on the below points, it seems clear that this type of thoroughfare is not adequately addressed
in the current Land Development Code. A new category of roadway needs to be defined using the
below noted criteria as a basis.
• The alley landscape buffer must be in addition to other buffers required in the City's Land
Development Code. These buffers are absent in the UMCDR. Section 20- 4.5(D) (11) Landscaping
and Tree Protection Requirements for All Zoning Districts, Parking Lot Buffers, states: "AII parking
lots adjacent to rights -of -way or private streets shall be screened by a continuous planting and /or
three (3) foot high wail with a seven (7) foot landscaped strip incorporating said planting and /or wall
on private property..." And in Section 20- 3.6(0) Supplemental Regulations, RO Restrictions, it
states: "A decorative wall or fence of masonry, reinforced concrete, pre -cast concrete, chain link,
wood, or other like material that will be' compatible with the main structure, five (5) feet in height shall
be erected along all interior property lines, including the rear property line; provided, however, that in
the event that the rear property line abuts a secondary road, said wail shall be set in ten (10) feet
from the official right -of -way of the secondary road, and said ten (10) feet shall be landscaped;
provided, further, in the event that he interior side property line abuts the same or more liberal
zoning district, the requirement for the wall along said common interior property line shall not
apply..."
• The option of the city abandoning the alley and splitting the property between the two adjacent
property owners should be considered. If this is done, then the required perimeter landscaped buffer
should be the same as described in Section 20- 3.6(0) (1) Supplemental Regulations, RO
Restrictions, of the City's Land Development Code, which states: "In addition to all other
3
requirements, a continuous visual buffer shall be provided whenever an RO use abuts or faces
directly (within fifty (50) feet) a property zoned for single- family residential purposes. To accomplish
this, the normally required perimeter landscaped buffer shall be increased from five (5) to eight (8)
feet in width and trees from Table 20- 3.6(0)(5) shall be planted according to the spacing listed.
These trees shall be a minimum often (10) to twelve (12) feet tall immediately after planting."
MARKET ANALYSIS AND EXISTING TRANSITIONAL ZONING APPLIED TO THE 62ND AVENUE
COMMERCIAL CORRIDOR
The present commercial zoning designation for the west side of the 62nd Avenue corridor (from
64th Street to 70th Street) is Neighborhood Retail (NR). This is one of three zoning districts that are
used in the city as transitional zoning between single- family residential neighborhoods and more
intensive land uses or major roads. The other two existing transitional zoning districts are Residential
Office (RO) and Townhouse Residential (RT -6). All of the transitional zoning districts are designed to be
compatible in development intensity and building scale with single- family residential districts.
Existing transitional zoning districts are a viable option for the 62nd Avenue corridor. There are
existing Townhouse Residential and Residential Office zoning districts close to the 62nd Avenue Corridor
on Sunset Drive and on 62nd Avenue south of US -1, which have proven to be compatible with
singe - family residential neighborhoods and are economically feasible. The only transitional zoning which
does not work is Neighborhood Retail (NR). The few examples in the city are marginal businesses at
best. The retail component of any proposed alternate plan for the area must be considered in light of the
poor performance of this activity type.
In order to give a larger possibility of development possibilities for the 62nd Avenue Corridor, a
change from Neighborhood Retail (NR) to any of the other transitional districts would be reasonable, as
all of the existing transitional zoning districts are compatible with the proposed 62nd Avenue street
redesign. In this way the 62nd Avenue Corridor could become a mixed -use area (mixed -use does not
mean that all buildings contain mixed uses). Unfortunately, use of existing zoning districts was not
considered at the Charrette.
Clearly, existing transitional zoning regulations is not the reason that the west side of the 62nd
Avenue corridor has remained largely undeveloped. In fact, except for the 62nd Avenue Corridor, there
are no transitional zoning districts in the city that have vacant land or empty buildings. The location of
this underutilized land adjacent to the CRA area, which has a history of high crime and blight, and
speculative landowners are likely reasons for the present lack of development.
Although most residents seem willing to consider a new mixed-use transitional zoning district if it
types is not necessary for viable development in the 62nd Avenue Corridor.
PROPOSED MIXED -USE TRANSITIONAL ZONING
The Charrette focused on creation of a new mixed -use transitional zoning distr ict. This concept
has possibilities, especially to replace Neighborhood Retail (NR), which generally does not produce the
most attractive building frontage (parking in front) or building types, and based on the few examples rples of
NR zoned businesses in the city is not commercially viable. However, the UMCDR proposes scale of
buildings and building intensity that exceeds what is reasonable for transitional zoning what most
Charrette participants indicated would be acceptable, and which would undermine existing good
transitional zoning throughout the city.
Below is a description of proposed mixed -use zoning that is an improvement over Neighborhood
Retail (NR) and also is compatible with single - family residential neighborhoods. Comparison with the
UMCDR proposal is also included. The proposed mixed -use transitional district may allow commercial
property owners a somewhat higher allowable floor - area - ratio (FAR) and more flexible uses of the
property. The nearby single - family neighborhoods would get stricter building, parking, and landscaping
requirements which would protect and enhance their neighborhoods better than current Neighborhood
4
Retail (NR) zoning. This new mixed -use district would only be applicable to replace Neighborhood
Retail (NR) in areas where there is a wide (minimum 20 feet wide) sidewalk, with extensive street trees
to replace a landscaped front yard. Therefore, a change to mixed -use zoning should only be considered
after the street is reconstructed or reconstruction is certain.
District Purpose Statement
A suggested District Purpose Statement for the proposed mixed use transitional district is given
below.
Proposed Mixed -Use Transitional District: The purpose of this district is to provide suitable sites
for townhouse residential and commercial /residential (live above -work below) in attractive low
profile buildings on heavily landscaped sites, architecturally similar to and compatible with
nearby single - family structures. The district should serve as a transitional buffer between
established single - family neighborhoods and major traffic arterials or more intensive uses.
Permitted Uses
There was no detailed discussion at the Charrette concerning permitted uses. The UMCDR
simply proposes that there should be a mix of retail, commercial, and residential uses.
The following is proposed:
• Retail and office use would be allowed on the first floor, residential would be allowed on both floors
including above a commercial first floor (live- work):
• Allowable retail and office uses would be all current allowable uses for both Neighborhood Retail
(NR) and Residential Office (RO) (see Land Development Code, 20 -3.3 Permitted Use Schedule).
Dimensional Requirements
The goals of the dimensional requirements are to protect the adjacent single - family residential
neighborhoods by keeping development intensity low, the scale of the buildings the same as that of the
nearby houses, and setbacks that create a distance buffer between commercial buildings and residential
property.
Therefore, the following dimensional requirements are suggested for the proposed mixed -use
transitional district:
• Min. Lot Size - 7,500 square feet
• Min. Frontage - 75 feet
• Front Setback - 0 feet (required so buildings are uniformly placed along the street)
• Min. Rear Setback - 25 feet (measured from commercial property line)
• Min. Side Setback (interior) - there must be access to rear parking from building front
• Min. Side Setback (street) - 15 feet
• Max. Building Height - 2- stories and 12 feet floor -to -floor for first story and 10 feet floor -to -floor for
second story (which is similar to existing transitional zoning districts)
• Max. Floor Area Ratio (FAR) for retail, office, or mixed -use buildings- 0.5 (this is double that of
existing Neighborhood Retail)
• Max. Density (units per acre) for solely residential (townhouse) developmetX- 6 (this is the same as
for existing Townhouse ResidentialRT -6)
• Max. Impervious Coverage - 80%
These proposed dimensional requirements are shown on Attachment #2, along with requirements for
other zoning districts for comparison; and are addressed below with comparison to the UMCDR
proposals.
Floor -area -ratio and units - per -acre. There was no discussion of what would be an appropriate
maximum building intensity during the Charrette. However at the Pre- Charrette Meeting With Residents,
many residents indicated that building intensity should be similar to existing transitional zoning districts.
5
The UMCDR allows as much floor area as parking requirements will allow. This is excessive for
transitional zoning.
FAR absolutely should not exceed 0.5 for retail, office, or mixed -use buildings; or 6 units per
acre for townhouse development for the following reasons:
• As can be seen on Attachment #2, this FAR is 100% higher than what is currently allowed for
Neighborhood Retail (NR) and 67% higher than what is currently allowed for Residential Office (RO).
• The proposed 0.5 FAR is lower than the 0.7 FAR allowed for Low Intensity Office (LO) zoning, which
is not allowed for transitional zoning and from experience would not be appropriate.
• Any increase in FAR above the existing maximum of 0.25 for Neighborhood Retail or 0.3 for
Residential Office is suggested with great reluctance because it is believed that residents in most
neighborhoods adjacent to transitional zoning would not be pleased with a trend toward increasing
building intensity in transitional districts.
• The maximum of 6 units per acre is the same as for Townhouse Residential (RT -6).
Number of stories and building height. At the Charrette, two of the five work groups
proposed that buildings be a maximum of 2- stories; one group proposed a maximum of 2- stories plus an
attic loft in a building with a peaked roof, with a maximum height of 32 feet from ground to roof peak (this
results in a building about 4 -feet higher than a 2 -story house); and two groups proposed that a third story
should be considered only in the front 30 to 50 feet of the property. Of course building height should not
have been addressed alone but should have been addressed in conjunction with building intensity (FAR)
since the two are closely related and both are important for compatibility with residential neighborhoods.
The UMCDR proposes the following:
Buildings should be a maximum of two stories, except in the front 40 -feet of the property
buildings can be three stories. And, buildings for retail use shall be a minimum of 12 feet and a
maximum of 14 feet floor -to -floor, buildings for office or residential use shall be a minimum of 10
feet and a maximum of 12 feet floor -to -floor.
These building heights are inappropriate for transitional zoning.
It is herein proposed that a maximum of two stories, 12 feet floor -to -floor for lower story, 10 feet
floor -to -floor for upper story be the design criteria, for the following reasons:
• It has proven adequate for good transitional development in all other parts of the City.
• It is compatible with single- family housing and, as can be seen on Attachment#2, is nearly the same
requirement as for Single - Family Residential Townhouse residential, Neighborhood Retail, and
Residential Office
• A third story is not needed to get an appropriate building intensity (FAR). The highest possible
floor -area -ratio (FAR) with 2 -story buildings, and all on -site surface parking and immediately adjacent
street parking is approximately 0.8 (four street parking spaces per 100 feet of property frontage,
parking requirement of 1 space per 300 square feet of gross floor area, each parking space requires
260 square feet of area). Hence, 2 -story buildings are more than adequate to get an FAR of 0.5.
• Three story buildings for transitional zoning is not consistent with the City's Land Development Code.
Again it is noted that Low- Intensity Office (LO) zoning which has a 2 -story and 30 feet maximum
height and maximum FAR of 0.7, is not used, nor appropriate for transitional zoning.
• It is not desirable to have different story heights for different uses, as proposed in the UMCDR, for
buildings designed to accommodate many uses in a mixed -use district..
• The story height allowances given in UMCDR, are too _large and.result in buildings that are
equivalent in height to three and four story buildings. For example, three floors using the UMCDR
allowances could take up 38 feet which is greater than 4 floors with 9 feet floor -to floor. Also, using
the UMCDR allowances, two floors could take up 26 feet which is nearly the same as three floors
with 9 feet floor-to-floor.
[1
Setback Requirements. At the Charrette, it appeared that most participants agreed that a zero
front setback would be acceptable given the proposed wide sidewalks and extensive street landscaping.
Rear and side setback requirements received little discussion.
The UMCDR proposes a zero front setback; a zero side setback; and a 25 -feet rear setback,
except where there are cross - streets the setback can be zero. These setbacks are not entirely
appropriate.
Different setback requirements are proposed for the following reasons:
• Zero front setback, but only where there is a wide (minimum 20-feet) sidewalk, with extensive street
trees to replace front yard landscaping.
• Minimum rear setback of 25 -feet measured from the commercial property line, which is consistent
with requirements for Single - Family Residential, Residential Office, Neighborhood Retail,
Townhouse Residential. Special criteria for zero setback at cross streets (wrap - around comer
building) could be developed for consideration.
• Adequate side setbacks to allow access to rear parking from the building frontage.
Parking Requirements
The goals of the parking requirements are to provide adequate and convenient parking for the
commercial properties and to keep parking and traffic from infiltrating into the nearby single- family
residential districts. Parking for neighborhood retail, services, and many types of office use must be
designed for convenience, as most visitors (customers) come and go within a short period of time. And,
since the buildings are mixed -use, the parking space requirement should be adequate for the highest
possible combination of uses (note that residential floor space generally has a lower parking requirement
than retail and office floor space). This would allow a mixed -use building complex that will allow
changes of uses to occur without the danger of inadequate parking or excessive regulation by the city.
The UMCDR proposes the following parking requirements:
The parking requirements shall be in accordance with the City of South Miami Zoning
Ordinance. On- street parallel parking spaces along 62nd Avenue shall be counted toward
off- street parking requirements. Surface parking lots shall be permitted up to a maximum of 80
feet frontage along public pedestrian space. Such frontage shall have a minimum setback of 5
- feet and shall be landscaped with hedges, canopy trees, and a 3' high stuccoed masonry garden
wall. Vehicular entries shall have a maximum width of 18 feet. Loading and service entries shall
be located on the alley. Access within parking lots and /or drives is permitted if alley access is
not possible. Structured parking is not permitted.
The following two provisions are suggested additions to the UMCDR:
® The provision in Section 20 -4.4 (A) (2), Off- street Parking Requirements, of the City's Land
Development Code, should not be allowed. This provision states: "On- street parking spaces may be
assigned and credited to other properties within 1,500 feet of any on- street parking space by written
consent of the property owner to whose property the space is currently credited with the written
consent and approval of the City Manager." Since 62nd Avenue is a residential feeder street, it is
not appropriate to have cars driving back and forth looking for street parking spaces.
• Commercial parking space requirements should be high enough (regardless of immediate
anticipated use) to allow changes of uses to occur without the danger of inadequate parking or
excessive regulation by the City.
Landscaping Requirements
The goals of the landscaping requirements are to provide a barrier between transitional zoning
and single - family properties, to provide a barrier between parking areas and public space, and to beautify
the street and commercial properties in the garden character of the city.
The UMCDR proposes landscape guidelines that appear to achieve these goals except for the
following items:
7
• The landscape buffer between mixed -use development and single- family residential properties
should follow the regulations given in the South Miami Land Development Code. This subject is
discussed in the "Alley" section of this report.
• Since the buildings will have a zero front setback with no landscaped front yard, street trees in front
of the buildings are essential. The proposed mixed -use zoning should specify that it is only
applicable at locations where a wide sidewalk with street trees is possible. Hence, street
reconstruction should occur before zoning changes.
• Requirements for site trees and parking lot landscaping are given in the South Miami Land
Development Code, 20 -4.5 Landscaping and Tree Protection for All Zoning Districts. All of the
requirements given here should apply.
Architectural Guidelines
An advantage of the proposed mixed -use transitional zoning district is that required architectural
guidelines can be included that will produce building types that are more attractive and compatible with
the single - family residential buildings than what normally occurs with current Neighborhood Retail (NR)
zoning. Architectural guidelines were not discussed in any detail during the Charrette. The guidelines
proposed in the LIMCDR need extensive review.
As a starting point, the following eg neral architectural guidelines are suggested, which are partly
adopted from the "Hometown 1 Plan," to encourage an eclectic mix of architecture, promote reusable
buildings, encourage harmony among both commercial buildings and nearby houses, and discourage
fakes and tackiness.
• To encourage a better skyline and to be more compatible with nearby houses, flat roofs are not
allowed.
• To reinforce the pedestrian scale, require an expression line, change of materials, or cornice line
between first and second floors.
• Require upper -story windows to be proportioned no wider than they are tall.
• Buildings shall not have a single facade more than (say) eighty (80) feet in width.
• The primary entry of the building shall be oriented to the street.
• Building colors should blend with natural surroundings and be limited in intensity.
• Encourage awnings, arcades, and front porches.
How To Deal With Existing Buildings
Currently, much of the 62nd Avenue west side commercial corridor is vacant land. Of the
existing five buildings, two are non - compliant uses under the current Neighborhood Retail (NR) zoning
(printing plant, auto repair), and the same two would also be non - compliant under the proposed
mixed -use zoning. Also, some of the existing buildings do not have front or rear setbacks that would
comply with either Neighborhood Retail (NR) or the proposed mixed -use zoning. Non of the existing
buildings are particularly valuable, making it feasible to demolish and replace them.
Although the existing buildings and uses are "grandfathered inn with the regulations of the
adopted zoning district, any effort to enlarge or alter them would make them subject to the provisions of
Section 20 -3.2 Application of District Regulations of the South Miami Land Development Code which
states:
"(B) Total Compliance. No building, structure, land or water areas shall be used or occupied, and
no building or structure or part thereof shall hereafter be erected, constructed, enlarged,
reconstructed, moved or structurally altered except in conformity with all the regulations
specified for the district in which it is located."
HOW TO PROCEED WITH THE PROCESS
This report has critiqued and proposed changes to the University of Miami Charrette Draft Report
(UMCDR). These proposed changes have been endorsed by theCharrette participants and Cocoplum
neighborhood residents listed in the attachment to this report.
The following steps are requested as a way of producing-a true community vision:
• Accept this report as an addendum to the UMCDR.
• Submit both to Planning Board Committee for comparative review.
• Allow the Planning Board to make final suggestions and recommendations to City Commission.
A_ CH^
FUTURE LAND USE CATEGORIES
This section contains language which explains the intent of the future land use map. Zoning regulations
which permit uses that are specifically permitted by this section and that also permit uses that are less
intensive than those permitted by this section may be deemed to be consistent with the comprehensive
plan. Zoning regulations that are more restrictive than the provisions of this section may also be
consistent with the comprehensive plan. The terms "less intensive" and "more restrictive" in this section
are not defined in this plan.
Planned unit development zoning regulations which permit buildings to be higher than stated in this plan
may be deemed consistent with this plan, provided such regulations do not permit the overall floor area
on a site to be greater than could occur if the height limits of this..plan were observed.
Nothing in this plan is intended, or has the effect of Iimiting or modifying the right of any person to
complete any planned development which has been issued a final planned development order which is in
full force and effect and where development has commenced and is continuing in good faith, provided
that all regulations and conditions as imposed by the City are met. Any legally granted variances to a
development code regulation which implements this plan shall be deemed to be a legally granted variance
to this plan and as such shall be deemed to be consistent with this plan. This variance provision. shall
apply to all elements and sections of this plan.
Vested Rights: Nothing contained herein shall be construed as affecting validly existing vested rights. It
shall be the duty and responsibility of the applicant alleging vested rights to affirmatively demonstrate
the legal requisites of vested rights. Vested rights shall require a demonstration to the Mavor and City
Commission of the City of South Miami that the applicant (1) has relied in good faith, (2) upon some act
or omission of the government. and (3) has made such a substantial change in position or incurred such
extensive obligations and expenses to the applicant's detriment as to create an undue hardship. The mere
existence of zoning contrany to the South Miami Comprehensive PIan shall not be determined to vest
rights. Developmental actions where all required approvals have been received. or orders or permits that
preceded the official adoption of this Comprehensive Plan shall remain in full force and effect but subject
to all applicable zoning laws and regulations of the City. The land development regulations to be
adopted shall provide for specific standards to carry out these concerns.
To reflect the repeated public concerns expressed at the charrettes and public hearings regarding the
preponderance of land use regulations. the land use categories are reduced in number to reflect the
traditional land use designations utilized by the planning profession. Regulation of specific uses and
intensities will be included under provisions in the Land Development Code. (97 -1 ER)
Single - Family Residential (Tivo- Story.)
The single - family land use category is intended to prm ide for one residential dwelling unit on each
parcel of land. New parcels should have a minimum area of 10.000 square feet. In areas where existing
platting is characterized by parcels larger than 10.000 square feel, .zoning regulations should be consistent
with such parcel sizes provided that minimum parcel sizes need not exceed one acre. In areas where
existing platting is characterized by parcels smaller than 10.000 square feet_ zoning regulations should be
consistent with surrounding parcel sizes. Sites large enough to be subdivided into parcels of 10.000
square feet or, larger could be zoned accordingly. but only if such zoning would be compatible with
surrounding development. (97 -IER)
Lot of Record: If the oiAner of a platted lot in any district does not own a parcel or tract of land
immediately adjacent to such i_ot, and if the deed or instrument under which such owner acquired title to
such lot was of record prior to the application of any zoning regulations to the premises, or if such lot
were created and first recorded in compliance with the zoning regulations in effect on the lot at the time
of recording, and if such lot does not conform to the requirements of such regulations as to the width of
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TABLE INSET: rr'��
REQUIREMENT
RO
LO
M0
NR
SR
GR
Mm, Lot Sim
Net Area (n iL)
7.500
7.500
10.000
7.500
5.000
10.000
7
Frontage (ft)
75
75
100
75
50C
100
c?
7S-
Mim. Setbacks (!L)
Front
25
20
15b
25
14b
20
Rear
20
15
10
15
10
15
Side (interior)
10
10
0
—
—
—
Side (Street)
20
15
10
15
10b
15
Act Res. DisL
25
25
25
25
25
25
2
Side (w %driveway)
20
PO
201
20
20
20
Between Bindings
20
20
20
—
—
—
Max. Building Height
Stories
2
2
4
2
4
2
�-
Feet
25
30
50
25
50
30
24—
Max. Building
Coverage ( %)
30
Max. impervious
Coverage ( %)
75
80
85
75
90
85
A 90
Mau. Floor Area
Ratio (FAR)
0,30
,70
1.80
5
ldi0
.80
Q. ,S
a 5' setback with wall opening adjacent to rear property line; no setback if no openings in
b Applies to ground,floor only; columns are permitted within the setback. Columns shall not be greater
than 24 inches in diameter; columns on the property line shall not be closer to each other than 10 feet.
c The frontage requirement does not apply to uses in the SR
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