Downtown Kendall

First Generation TODs What Have We Learned? Rail-Volution Conference October 16, 2012 Joseph Kohl, CNU www.doverkohl.com A Metropolitan Region of Many Centers “Downtown” Kendall South Dadeland Station North Dadeland Station 1998 “Downtown” Kendall North Dadeland Station 1998 September 1996 July 20, 1998 Scale Comparison PLANNING AREA SAVANNAH Metrorail Stations 2034 Downtown Kendall 1998 Downtown Kendall 2034 Downtown Kendall Dadeland Boulevard Downtown Kendall Dadeland Boulevard Downtown Kendall Kendall Drive Downtown Kendall Kendall Drive Existing Zoning Downtown Kendall Urban Center District Code 1. Make pedestrians the priority 2. Put the motorcar in its place. 3. Improve the pedestrian corridors 4. Aggregate open space for squares and parks 5. Extend transit at a variety of scales and modes of travel 6. Attach visual blight 7. Reform the land development regulations 8. Stay organized The Form-Based Code CORE ZONE Habitable space requirement Proposed Ordinance separates Towers are parking from regulated by a street edge by 60’ setback 20’ from one another Pedestrian streets break block into smaller 275’ sections Consolidated Frontage has a open space minimum 80% built out regulating plans Dadeland North Station Dadeland South Station regulating plans The Streets Plan: Frontage Requirements regulating plans The Open Space Provision Plan: Open Space at Specific Locations Street types in the Core Area 2008 2008 2008 Downtown Kendall Urban Center District Code - total approvals 1999-2011: 3,192 residential units / 917,093 sq ft of commercial Dadeland Centre II Mariott City Kendall SDG Dadeland Toscano 15 floors 4 floors 121,266 sq ft commercial 25 floors 116,530 sq ft of commercial 128 units – 75.29 units/acre 403 units – 106.33 units/acre 39,086 sq ft of commercial Town Center One Metropolis Downtown Dadeland 25 floors 25 floors 7 floors 214,364 sq ft of commercial 397 units – 200.51 units/acre 416 units – 55.99 units/acre 8,812 sq ft of commercial 127,586 sq ft of commercial Downtown Kendall Today: 150+ acres, all within ½ mile from two light rail transit stops Downtown Kendall Multi-story mix of office, commercial & residential; street life and skyline Downtown Kendall Vast improvement in pedestrian accomodation Downtown Kendall Liner building Downtown Kendall Central square Downtown Kendall Old Code – fortified windowless base New Code – habitable liners with real doors and windows New Code – continuous covered walkways across property lines old and new codes low-slung single-use suburban product dense street-oriented mixed-use rushed through the approvals process fabric built under the new Code before the new Code was approved Downtown Kendall Dadeland Blvd looking toward the Dadeland South Metrorail Station Downtown Kendall Kendall Drive Downtown Kendall Center of daily life Increased Ridership Data Source: Miami-Dade Transit’s Technical Ridership Reports 1600000 1400000 1200000 1000000 Dadeland South 800000 Dadeland North 600000 System Wide In 12 years: 400000 System Wide 30.56 % increase 200000 Dadeland North 9.30 % increase 0 Dadeland South 25.80 % increase Dec 1999 Dec 2011 Similar stations: greater increase where there is more mix of uses & walkable lessons learned • lack of coding for architecture & streets architectural code, street atlas = better built result • ground floor transparency reqs too low minimum 30% glazing required allows too much blank wall for pedestrians • no provision for new streets not in reg plan new streets, not in the regulating plan, had no requirements • not enough pedestrian protections 60’’ of clear space minimum required, utilities shoved into pedestrian realm Downtown Kendall Lack of coding for architecture and streets Downtown Kendall Not enough pedestrian protections Downtown Kendall January 2009 Downtown Kendall Not enough pedestrian protections Downtown Kendall No predesigned street cross sections Downtown Kendall Projects built just before the new regs were adopted will take a long time to fix Comments from a current resident • He doesn’t own a car, what he can’t get in the neighborhood, he can get to via Metrorail. •He can walk to grocery store, shopping, banks, restaurants, but cinema is two rail stations away. • uses the bus (one transfer) to get to college at FIU. • getting to church is the most difficult place for him to get to. •No recreational outdoor spaces close by Downtown Kendall Snapper Creek Canal Downtown Kendall new buildings fronting Snapper Creek Canal Go buy Ellen’s & June’s book ! First Generation TODs What Have We Learned? Rail-Volution Conference October 16, 2012 Joseph Kohl, CNU www.doverkohl.com.

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