The proposal herein pertains to the Flamingo Apartment site, which is quite large and runs from 14th Street to just north of 16th Street, along Bay Road. Although a unified site, it is composed of two separate zoning districts: RM-2 and RM-3. Under the LDR’s, the maximum allowable FAR for each separate zoning district cannot be moved or transferred to the other district. As such, for the RM-2 portion of the parcel, on the north side, the maximum FAR is 2.0 and must be used solely within the RM-2 site.
The current owner of the subject property is seeking amendments to the RM-2 development regulations, for bayfront buildings with split zoning districts and larger than 10 acres in size, in order to construct a new residential tower addition at the northwest corner of the site. Attached is a proposal from the developer, as well as draft ordinance text, an economic analysis, pervious area analysis, view corridor analysis and renderings, all of which have been provided by the developer.
The following is a summary of the amendments to the RM-2 regulations proposed by the developer:
1. The amendments would be applicable only to bayfront buildings with split RM2 and RM3 zoning districts and larger than 10 acres in size.
2. An increase in the maximum building height from 140 feet to 300 feet.
3. A reduction in the minimum interior side setback to approximately 18 feet, but only for up to 25% of the length of the side property line.
4. Residential uses would not be required at the second level facing a waterway, provided that: (i) residential or commercial uses are provided below on the ground level and residential uses are provided at all levels above the second level; (ii) the length of the area without a liner does not exceed 70 feet; and (iii) parked vehicles or vehicles using ramps accessing parking areas are screened from view by active walkways with parapet walls and/or planters at a minimum height of 42 inches.
5. Residential or commercial uses would not be required at the first level along every facade facing a street for the entrance and exit drives to a parking structure, provided the ramps to access the parking structure are setback a minimum of 200 feet from the property line abutting the street, the parking spaces above the ground level are not visible from the street or sidewalk, the open space in front of ramps to access the parking structure is at least 70% pervious through resiliency elements such as but not limited to green space, bioswales, permeable pavement.
The proposal to increase the allowable height and reduce the interior side setback from the north property line is intended to allow for the distribution of the FAR for the site in a slender, vertical manner. As noted in the attached view corridor analysis provided by the proposer’s architect, the height and setback of the proposed tower is not likely to adversely impact neighboring buildings to the north. A new building at the current maximum height of 140 feet, located along the entire allowable depth of the site, would likely have more of an impact on views from properties to the north, particularly existing views to the south east.
After carefully reviewing the site plan provided, the administration would recommend that additional analysis of the north setback be undertaken, as part of any future review by the Planning Board. In this regard, the subject site is unique with the split zoning, and additional evaluation of the potential setback impact is needed. In this regard, minor adjustments in the siting of the proposed building would not negatively impact the overall plan nor the function of the proposed building.
The administration has also reviewed the proposal within the larger context of providing, potentially, very significant public benefits related to resiliency and water management. Additionally, from an urban design standpoint, the proposed increase in allowable building height to 300 feet would not be incongruous with the existing, established context of the area, particularly the abutting tower at the Flamingo site and the Waverly to the south at 14th Street.
Attached is a recommended scope of public benefits, prepared by the administration. This scope is the result of a collaboration between the planning, public works and CIP departments of the City. As recommended, the administration believes there is a unique opportunity to provide a drainage outfall and stormwater pipe along the north side of the site, which would connect to a new pumping station with an electrical generator. This new stormwater pipe and outfall would be located within a dedicated easement on the property and would provide a substantial water management benefit to a large area, including Flamingo Park to the west of Alton Road. This type of long-term benefit is exceedingly difficult to come by, as there is little public property along the bayfront.
The scope of benefits proposed by the administration significantly exceeds the benefits proposed by the developer. In this regard, while appreciative of the proposal to contribute to the Lincoln Road street-end, the administration would recommend that the public benefit for this proposal remain within the proposer’s site. The scope of public benefits should be incorporated into the proposed plan, as part of a covenant or similar instrument, to ensure that the improvements are made. The administration and the City Attorney’s office can work with the developer to address this, if the proposal moves forward.