zoning code update - coral gables, florida services...2019/06/24 · workshop one: central business...

City of Coral Gables Zoning Code Update

WORKSHOP ONE: CENTRAL BUSINESS DISTRICT (CBD)

Zoning Code Update

June 24, 2019

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TABLE OF CONTENTS

PROJECT OVERVIEW 3DOWNTOWN REGULATIONS 4 OTHER DOWNTOWN ASPECTS 11OPEN SPACE 24

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PROJECT OVERVIEW

PART ONE (COMPLETED)

• TABLE OF CONTENTS REORGANIZATION

(NO SUBSTANCE CHANGES)

PART TWO (UNDERWAY)• TECHNICAL CORRECTIONS

(INCONSISTENCY ADJUSTMENTS)

PART THREE (UNDERWAY)

• POTENTIAL SUBSTANCE UPDATES

• Workshop One: Central Business District

• Workshop Two: Multifamily 2 (North Ponce) • Workshop Three: Zoning Process

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DOWNTOWN REGULATIONS

FLOOR AREA RATIO (FAR), HEIGHTS, USES, SITE SPECIFICS

4


K, L & CRAFTS SECTIONS

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CENTRAL BUSINESS DISTRICT ANALYSIS

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City of Coral Gables Zoning Code Update 7

CENTRAL BUSINESS DISTRICT AND DOWNTOWN OVERLAY


CURRENT ZONING MAP


KEY

ParkingGarage

SurfaceLots

PaseoEntrance

MIRACLE MILEBuilding Height and PaseosBuilding heights along the Miracle Mile retail corridor are predominantly single story, with a few 2- and 3-story examples, and only one 4-story building.

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PROPOSED ZONING MAP


OTHER DOWNTOWN ASPECTS


RETAIL STREETS ARCADES


LARGE BUILDINGS TDR SITES


PARKING AS PRIMARY USE ALL AVAILABLE PARKING


OPEN SPACE, PASSAGES, AND ARCADES


Ponce de Leon

Miracle Mile

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RETAIL STREETS


RETAIL

• Update regulations affecting retail• Remove renovation impediments (parking?)• Guidelines for storefront design, clear glass,

signage, lighting, window displays

• Miracle Mile and Ponce de Leon storefronts without

arcades (from Alhambra Circle to Almeria)• Encourage longer hours of operation • State of the art education for owners, managers• Retail designer on Board of Architects

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RETAIL STREETS


PARKINGCity of Coral Gables 2018 Parking UpdateDraft Report, May 1, 2018

• Parking data seems to indicate that peak occupancy occurs during local common meal times.

• Data shows that users fill up surface lots first.

• On-street parking is used at a higher rate than parking garages at all times except during lunch.

• Parking garages are used at a noticeably higher rate during lunch that at any other time.

• During peak hours, 25% of valet and ADA spaces went unused, indicating that the number of these on-street limited-access spaces could be reduced and released to general access.

Coral Gables 2018 Parking Study Update May 1, 2018

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2018 Parking Occupancy Parking occupancy is calculated by dividing the total number of observed vehicles by the total number of parking spaces. In instances where vehicles are parked illegally, the occupancy may exceed 100%. The following table outlines the parking occupancy during our daytime and evening counts.

Table 4: 2018 Parking Occupancy

Source: Timothy Haahs and Associates, Inc. 2018 During the daytime observances, the parking occupancy for the parking lots, parking garages, and on-street parking spaces were 98%, 82%, and 76%, respectively. The overall parking occupancy for the daytime peak hour was 81%. It should be noted that during the peak hour, 40 of the 159 vacant on-street parking spaces were comprised of 15 valet and 25 ADA spaces. During the evening observances, the parking occupancy for the parking lots, parking garages, and on-street parking spaces were 97%, 68%, and 87%, respectively. The overall parking occupancy for the evening peak hour was 74%. The peak-hour occupancy during the daytime reached 85% for on-street spaces, and 72% for off-street spaces. The total peak-hour daytime occupancy was observed at 76% The peak-hour occupancy during the evening reached 88% for on-street spaces and 77% for off-street spaces. The total peak-hour evening occupancy was observed at 81%.

LOCATION 10A-12P 12P-2P 2P-4P 4P-6P 4P-6P 6P-8P 8P-10P 10P-12APARKING LOTS

Lot 3 78 100% 97% 99% 92% 100% 100% 96% 92%Lot 4 25 68% 104% 100% 92% 96% 100% 96% 96%Lot 8 30 63% 97% 100% 93% 100% 100% 100% 100%

TOTAL PARKING LOTS 133 86% 98% 99% 92% 99% 100% 97% 95%

PARKING GARAGESGarage 1 282 44% 76% 68% 63% 60% 75% 93% 75%Garage 2 575 46% 89% 72% 61% 54% 62% 64% 52%Garage 4 348 57% 52% 39% 32% 39% 63% 72% 64%Garage 6 366 70% 98% 70% 54% 54% 67% 73% 69%Palace Garage 361 95% 90% 87% 84% 73% 61% 47% 40%

TOTAL PARKING GARAGES 1,932 61% 82% 68% 59% 56% 65% 68% 58%

ON-STREET PARKINGGiralda Avenue 65 60% 66% 65% 78% 88% 86% 86% 78%Aragon Avenue 108 70% 92% 83% 80% 84% 91% 87% 89%Miracle Mile/Coral Way 139 74% 84% 85% 69% 94% 94% 95% 86%Andalusia Avenue 85 81% 79% 59% 68% 69% 61% 89% 94%Valencia Avenue 116 56% 62% 60% 46% 61% 53% 84% 53%Ponce de Leon Blvd 52 90% 92% 94% 83% 100% 98% 100% 96%Galiano Street 73 71% 85% 66% 67% 97% 93% 100% 90%Merrick Way 13 54% 46% 69% 69% 54% 46% 100% 69%

TOTAL ON-STREET 651 67% 76% 70% 64% 78% 76% 87% 78%

TOTAL SURVEY AREA 2,716 64% 81% 70% 62% 63% 69% 74% 65%

TOTAL SPACES

2018 SURVEY DAY PARKING OCCUPANCYTHURSDAY, APRIL 12, 2018 FRIDAY, APRIL 13, 2018

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1970’s and 1980’s

1990’s

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PARKING AS PRIMARY USE


ALL AVAILABLE PARKING

2000’s

2019

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PARKING

• Quantities adequate • On-street, public lots/garages, valet• Quantities adequate for lunch peak• Can accommodate new ground floor uses

• Parking requirement relief for sites < 20,000sf ?

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LARGE BUILDINGS

Downtown Overlay


LOTS ≤ 20,000SF

Create opportunities for mid-size mixed-use buildings (between 3-5 stories)

• Allow mixed-use buildings on lots under 20,000sf

• Eliminate parking requirements for ground floor

commercial uses• Eliminate parking requirements for buildings ≤ 3-

stories/45’? • Pressure to increase height from 3 stories to 4

or 5 stories

• Allow remote parking for new buildings• Allow city parking lots and garages to provide

spaces for downtown residents at off-peak hours

• Study use of private garages for shared parking

(leases)

Ponce de Leon

Miracle Mile

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OPEN SPACE


OPEN SPACE

Article 8 – Definitions

Open space, public means any land or area for the use of the public, which is designed and intended for common use or enjoyment of the public which includes plazas, squares, arcades/loggias, pedestrian pass-throughs, courtyards, etc. Atriums and fully enclosed spaces are not considered public open space.

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OPEN SPACE

Article 5, Section 5-1105, Landscape Requirements, C. Other properties.

Properties within MF1, MF2, MFSA, MXD, CL, and C zoning districts exceeding the applicability thresholds as defined in Section 5-1102(B) shall be subject to the following:

Type: Landscape open space

a. The following zoning districts shall provide landscape open space as follows:

i. MF1 District. Forty (40%) percent of the total area, all pervious. At least twenty (20%) percent of the required landscape open space shall be located in the front yard area.

ii. MF2 and MFSA Districts. Twenty-five (25%) percent of the total area as landscape open space, open to the sky and pervious.

iii. CL District. Ten (10%) percent of the area of the building site. Such landscaped area shall not be less in width or depth than five (5) feet.

iv. C Districts. Ten (10%) percent of the area of the building site shall be provided. Such landscaped area shall not be less in width or depth than ten (10) feet. Plazas, courtyards, arcades and loggias paved with a pervious material may be considered open space and counted as such toward the open space requirement up to a maximum of seventy-five (75%) percent.

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OPEN SPACE – CURRENT CONDITIONS MFSA: 25% overall (5,162.5 SF)

20'

CL: 10% overall (2,065 SF) - no < 5' (width or depth)

8'A: 1,400 SF A: 1,225 SF

35'

10'

C, I, & MXD: 10% overall (2,065 SF)

10'

A: 1,225 SF 25'

49'

30'

71'

10'

18'

Existing Setback Requirements:

Front: 20'

Sides: 10'

Rear: 5'


Front: 0'

Sides: 0'

Rear: 5' (dedicated alley in rear)


Front: 0' (height >15')

Sides: 0' (< 45')

Rear: 0' (abutting dedicated alley or street)

Sample Block

118'

25'

Total Landscaped Open Space Area: 6,235 SF

10'


5'

A: 875 SF


A: 875 SF


5' 5' 5'


5'


Total Landscaped Open Space Area: 2,166 SF Total Landscaped Open Space Area: 2,124 SF Total Landscaped Open Space Area: 2,209 SF Total Landscaped Open Space Area: 2,130 SF Total Landscaped Open Space Area: 2,100 SF

Open Space Building

MF2: 25% overall (5,162.5 SF)

20'


Front: 20'

Sides: 15' (< 45' height)

Rear: 5'


15'

5'

Plazas, courtyards, arcades and loggias paved w/ pervious material (may count towards open space requirement of 75% max.)

MF1: 40% overall, 20% front


Front: 25'


Rear: 5'

50'

96' Lot Area:

A: 2,360 SF

47'

*Note: Setback fulfills requirements



*Note: Setback not sufficient to fulfill requirements


5'



A: 875 SF

45'

12'

10'

45'

10'A: 1,375 SF

A: 875 SF

5'

10'

- no < 10' (width or depth)

4,800 SF

Lot Area: 20,650 SF

• Open space usually thin layer at perimeter, minimizing impact

• Landscape strips under awnings or separating arcades from sidewalks

• Activities in open space restricted by form, dimensions

• Arcade problems: constrained dimensions, elevation above sidewalk (stairs),

poor lighting

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MFSA: 25% overall (5,162.5 SF)

20'


Front: 20'

Sides: 10'

Rear: 5'

Sample Block

118'

25'


10'

Open Space Building

MF2: 25% overall (5,162.5 SF)

20'


Front: 20'


Rear: 5'


15'

5'

MF1: 40% overall, 20% front


Front: 25'


Rear: 5'

50'

96'

Lot Area:

A: 2,360 SF


*Note: Setback fulfills requirements *Note: Setback fulfills requirements

5'

4,800 SF

Lot Area: 20,650 SF

45'

Total Landscaped Open Space Area: 2,025 SF Total Landscaped Open Space Area: 2,025 SF Total Landscaped Open Space Area: 2,124 SF

18'


45'

Total Landscaped Open Space Area: 2,900 SF Total Landscaped Open Space Area: 2,900 SF Total Landscaped Open Space Area: 2,909 SF

18'

5'5' 5' 5'

CL: 10% overall (2,065 SF) - no < 5' (width or depth)

C, I, & MXD: 10% overall (2,065 SF)


Front: 0'

Sides: 0'

Rear: 5' (dedicated alley in rear)


Front: 0' (height >15')

Sides: 0' (< 45')

Rear: 0' (abutting dedicated alley or street)

Plazas, courtyards, arcades and loggias paved

w/ pervious material (may count towards open

space requirement of 75% max.)


- no < 10' (width or depth)


45'

113'

118'


45' 45'

45'

45'

45'

45'

45'

45'

45'

MFSA (As it Exists)


Front: ?

Sides: ?

Rear: ?


5'

10'

OPEN SPACE – PROPOSED

• Consolidate open space into useful plazas and gardens

• Courtyards, corner plazas, mid-block paseos

• Maximum width-to-depth ratio of 1:3

• Mid-block paseos with landscape, doors & windows, minimum width

of 10’ (potential bonus)

• Arcades connected to each other and to sidewalks

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Plaza

Passage Courtyard

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OPEN SPACE, PASSAGES, AND ARCADES

zoning code update - coral gables, florida services...2019/06/24 · workshop one: central business...

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