commission second reading unified land development code ... · miami 79th street area: $10.81 per...

COMMISSION SECOND READINGUNIFIED LAND DEVELOPMENT CODE

REVISIONS

February 28, 2019

WHY ARE WE HERE?

• Receive input from the community

• Plan for Village Boardwalk and Baywalk

• Incentivize appropriate development and

redevelopment

• Implement the Village Comprehensive Plan

• Implement the 2007 Village Charette

Master Plan

HOW WE GOT HERE

2018

• August 28, 2018 – Comprehensive Plan

TDR Amendment approved by DEO

• September 4, 2018 – Original P&Z Board

Meeting

• October 9, 2018 – Commission ULDC

hearing

• November 20, 2018 – First community

workshop

2019

• January 12, 2019 – Second community

workshop

COMPREHENSIVE PLAN AMENDMENT

• Adopted by Village Commission in July 2018

• Allows for increased residential bonus density

to be allocated to Commercial properties

with direct access to Kennedy Causeway

• Intended to incentivize development in areas

that will not contribute to traffic congestion

on local roadways

• Must be implemented in the land development

code.

BONUS DENSITY

Existing Regulations

• Maximum allowable density with bonus is 70 dwelling units per acre (du/ac) for all RM-70 and CG properties

• Village Hall and Public Works site are sending sites from which density can be transferred

• Bonus density payments to be used by the Village only for future Village parks and for the purchase of land for additional open green space

Proposed Changes

• Allowance for CG properties with direct access to Kennedy Causeway to request up to 100 du/ac with bonus

• Add Vogel park to the list of sending sites

• Bonus density payments can be used by the Village for the purchase of future Village parks, land for additional public open space, other public amenities, or infrastructure projects

These changes are necessary to implement the recently

adopted Comprehensive Plan Amendment

• Other jurisdictions allow for transfer of development rights (TDR) and bonus

density. Though, it is difficult to compare many of these programs to that of the

Village.

• Many bonus density programs are based on the provision of affordable housing.

• Many TDR programs allow private transfer of development rights between two

privately held properties.

• The Village TDR program allows transfer of development rights from public

properties to private properties.

BONUS DENSITY FEE COMPARISONS

• Collier County TDR Credit: not less than $30,000 per unit

• City of Fort Myers Bonus Density Unit: $10,000 per unit

• St. Petersburg allows bonus density/intensity/height in exchange for 1% of

construction costs

BONUS DENSITY FEE COMPARISONS

BONUS DENSITY FEE COMPARISON

Bonita Springs

• Bonus density available either by providing the

bonus units as affordable housing units or paying

a fee per unit

• Unit fee based on cost of land

• Cost of land per acre divided by standard

density allowed per acre

• Example:

• Land cost: $500,000 per acre

• Allowable density: 10 units per acre

• Bonus density fee: $50,000 per unit

Example NBV Implementation

• One-bedroom dwelling units

• Land cost: $5,000,000

• Allowable density: 70 one-bedroom units per acre

• Bonus density fee: $71,429

• Three bedroom dwelling units:

• Land cost: $5,000,000

• Allowable density: 58 three-bedroom units per acre

• Bonus density fee: $86,207

RM-70 DISTRICTMAXIMUM HEIGHT

Existing Standard Maximum Height

150 feet or 15 stories, whichever is less

Existing Maximum Standard Height Including Bonus

240 feet

Proposed Change

Standard Maximum Height

150 feet

No Proposed Change

Maximum Bonus Including Height

240 feet

CG DISTRICTMAXIMUM STANDARD HEIGHT

Existing Maximum Standard Height for Mixed-use

(multi-family and commercial) Structures

150 feet or 15 stories, whichever is less, a maximum of

four stories may be utilized for a parking structure

Existing Maximum Standard Height for Mixed-use Strictly Commercial Structures

130 feet or 12 stories whichever is less, two stories of which may be utilized for a parking structure

Proposed Change for all Structures,

Regardless of Proposed Use

150 feet

CG DISTRICTBONUS HEIGHT


• 90 feet of bonus height available for

purchase when developing mixed-use

• No bonus height available when developing

strictly commercial

Proposed Changes

• 90 feet of bonus height available for

purchase regardless of use

CG DISTRICTSETBACKS

Proposed Change for all Structures,

Regardless of Proposed Use

Existing Required Setbacks for Mixed-use

(multi-family with commercial) Structures

Location Distance (Feet)

Kennedy Causeway (north side) 40

Kennedy Causeway (south side) 60

Other street frontages 25

Rear 25

Side, (each) 15, plus five feet for each story over three

Second side 20% of lot width

Adjacent to single-family district 100

Total side setback area free structure at the ground level shall be at least 60 feet.

Existing Required Setbacks for Strictly

Commercial StructuresLocation Distance (Feet)




Rear 25

Side, (each) 15, plus five feet for each story over three

Location Distance (Feet)




Rear 25

One side (interior) 15

Second side (interior) 20% of the lot width

CG DISTRICTMAXIMUM FAR

Existing Village Comprehensive Plan

Allows for a maximum Floor Area Ratio (FAR)

of 3.0 for commercial uses in the

Commercial Future Land Use

Existing Unified Land Development Code

Does not mention the maximum FAR standard

Proposed Revision to the ULDC

Clearly state the maximum FAR standard of 3.0

for commercial uses, as shown in the

Comprehensive Plan

HOTEL UNIT SIZE

Proposed Changes

Minimum floor area:

200 square feet


Minimum floor area:

400 square feet

HOTEL PARKING STANDARDS

Proposed Changes

• 1 space per sleeping unit for the

first 100 units

• 0.5 spaces per sleeping unit for all

units in excess of 100, with the

submittal of a hotel parking plan

• 25% reduction of parking

requirements for retail, restaurant,

and other service uses within the

hotel


1 parking space for each rental

sleeping unit, plus an additional 10% of

the total number of required spaces

BAYWALK


• Baywalk/boardwalk not required for strictly

commercial development

• Baywalk/boardwalk only required for

multifamily residential developments in the RM-

70 district and mixed-use developments in the

CG district.

• When required, developer has option to

provide either baywalk or boardwalk.

Proposed Change

• Strictly commercial developments (including

hotel) will also be required to provide a baywalk.

• Baywalk required; with option to request

permission from Commission to provide

boardwalk instead of baywalk.

MULTIFAMILY PARKING

Proposed Change for All Areas Except

Harbor Island

• 1.5 spaces for each efficiency unit

• 2 spaces for one-bedroom units or larger

• 10% of the total number of required

spaces for guest parking

Existing Multifamily Parking Standards

• 1.5 spaces for each efficiency unit

• 2 spaces for one and two-bedroom units

• 3 spaces for three-bedroom units or larger

and two-bedroom units, which contain an

enclosed den or other space convertible to a

bedroom

• 10% of the total number of required spaces

for guest parking

BONUS HEIGHT FEES


• Allowance only for multifamily developments and mixed use developments to purchase 90 feet of bonus height in 10 and 20 foot increments

• For each 10 feet, developer must pay $750 per multifamily dwelling unit in the building

• Bonus height payments must be used by the Village only for certain funds:• Causeway Beautification Fund• Boardwalk Fund• Remodeling Fund• Art in Public Places Fund • Tree fund for the interior island streets • Sidewalk enhancement fund

Proposed Changes

• All RM-70 and CG developments may

purchase bonus height, regardless of use

• For each 10 feet, developer must pay $750

per multifamily dwelling unit in the building

and $250 per hotel sleeping unit in the

building

• $10 per square foot for any office, retail or

restaurant floor area that exceeds

maximum base height

• Village may use bonus height payments for

future Village parks, land for additional

public open space, other public amenities,

or infrastructure projects

OTHER CHANGES

Vill

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BAY VIEW OVERLAY DISTRICT


• Created to implement the

recommendations of the 2007 Charrette

Master Plan

• After paying bonus height fees to attain 240

feet, greater side setbacks and front

setbacks area required in exchange for

additional building height up to 340 feet.

Changes Proposed by Bay View Overlay

District Development Group

• After paying bonus height fees to attain 240

feet, allow increased height to 300 feet in

exchange for increased front setbacks and

fees (no increase in side setbacks).

• Then, greater side setbacks are required in

exchange for additional height up to 400 feet.

Miami Beach Town Center 71st Street:

$3 per square foot of building exceeding base height

Miami 79th Street Area:

$10.81 per square feet of building exceeding base

height

BONUS HEIGHT FEE COMPARISONS

BUILDING HEIGHT

COMPARISONS

Building Name Height Floors

Murano Grande at Portofino 407 ft 37

Murano at Portofino 402 ft 37

Carillon Residences North Tower 397 ft 39

The Setai Hotel and Residences 386 ft 38

The Waverly at South Beach 358 ft 36

La Gorce Palace 345 ft 34

The Yacht Club at Portofino 341 ft 38

Flamingo Resort Residences III 338 ft 32

The Floridian 337 ft 33

commission second reading unified land development code ... · miami 79th street area: $10.81 per...

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