HomeMy WebLinkAboutR-01-0290J-01-228
03/29/01
RESOLUTION NO. 01-290
A RESOLUTION OF THE MIAMI CITY COMMISSION,
WITH ATTACHMENTS(S), ADOPTING THE ALLAPATAH
STATION AREA DESIGN AND DEVELOPMENT MASTER
PLAN ("PLAN") AND APPROVING, WITH CONDITIONS,
THE ALLAPATTAH GARDEN APARTMENTS PROPOSAL FOR
CONSISTENCY WITH BOTH THE PLAN AND WITH THE
STATION AREA DESIGN AND DEVELOPMENT PLAN FOR
THE ALLAPATTAH METRORAIL STATION ("SADD"),
PURSUANT TO ARTICLE 4 OF ZONING ORDINANCE NO.
11000, TO BE DEVELOPED BY THE NEW CENTURY
DEVELOPMENT CORPORATION, INC. AND LOCATED AT
THE ALLAPATTAH METRORAIL STATION AT THE
INTERSECTION OF NORTHWEST 36TH STREET AND
NORTHWEST 12TH AVENUE, MIAMI, FLORIDA.
WHEREAS, the New Century Development Corporation, Inc.
("APPLICANT"), submitted a request for City of Miami adoption of
the Allapattah Station Area Design and Development Master Plan
("PLAN"), and approval for consistency with both the PLAN and the
Station Area Design and Development Plan for the Allapattah
MetroRail Station ("SADD") pursuant to Article 4 of Zoning
Ordinance No. 11000, the Zoning Ordinance of the City of Miami,
Florida, as amended (the "Zoning Ordinance"), of the proposed
Allapattah Gardens Apartments Project (the "PROJECT") for the
property located at the Allapattah MetroRail Station at the
intersection of Northwest 36th Street and Northwest 12th Avenue in
Miami, Florida; and
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WHEREAS, the Miami Planning Advisory Board, at its meeting
of July 21, 1999, Item No. 3, following an advertised public
hearing, adopted Resolution No. 30-99 by a vote of four to two
(4-2), RECOMMENDING APPROVAL of the PROJECT, subject to the
condition that landscape be required outside of the fence; and
WHEREAS, the City Commission adopted Motion 00-156 at its
meeting of February 10, 2000, denying the PROJECT for lack of
consistency with the SADD; and
WHEREAS, the APPLICANT appealed the decision of the City
Commission to the Appellate Division of Circuit Court; and
WHEREAS, the Appellate Division of Circuit Court in the case
styled New Century Development Corp. and the Carlisle Group v.
The City of Miami, Case No. 00-084 AP, entered its order
approving a stipulation of dismissal on June 9, 2000; and
WHEREAS, the APPLICANT has renewed its request for City of
Miami adoption
of the PLAN
and
approval
of the PROJECT for
consistency with
both the PLAN
and
with the
SADD; and
WHEREAS, the City Commission deems it advisable and in the
best interest of the general welfare of the City of Miami to
approve the PROJECT as hereinafter set forth;
Page 2 of 5 o 1" 290
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the
Preamble to this Resolution are adopted by reference thereto and
incorporated as if fully set forth in this Section.
Section 2.
is adopted.
The PLAN, in substantially the form attached,
Section 3. The PROJECT is approved for consistency with
the PLAN and with the SADD, subject to the condition that
landscape be provided outside the fence.
Section 4. The findings of fact set forth below are made
with respect to the PROJECT:
a. The PROJECT is in conformity with the adopted Miami
Comprehensive Neighborhood Plan 1989-2000, as
amended.
b. The PROJECT is in accord with the RT Zoning
classifications of Zoning Ordinance No. 11000, the
Zoning Ordinance of the City of Miami, Florida, as
amended, the PLAN, and the SADD.
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290
C. The City Commission further finds that upon
compliance of the conditions set forth:
(1) the PROJECT will have a favorable impact on
the economy of the City; and
(2) the PROJECT will efficiently use public
transportation facilities; and
(3) the PROJECT will efficiently use necessary
public facilities; and
(4) the PROJECT will not negatively impact the
environment and natural resources of the
City; and
(5) the PROJECT will not adversely affect living
conditions in the neighborhood; and
(6) the PROJECT will not adversely affect public
safety; and
(7) based on the record presented and evidence
presented, the public welfare will be served
by the PROJECT.
Section 5. The City Manager is directed to instruct the
Director of the Department of Planning and Zoning to transmit a
copy of this Resolution to the APPLICANT, c/o Lucia A. Dougherty,
Esq., Greenberg, Traurig, et al., 1221 Brickell Avenue, Miami,
Florida 33131.
Page 4 of 5
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Section 6. This Resolution shall become effective
immediately upon its adoption and signature of the Mayor.11
PASSED AND ADOPTED this 29th day of
March
JOE CAROLLO, MAYOR
2001.
In accordance with Miami Code Sec. 2-36, since the Mayor did not Indicate apPrr,-,1! of
.iis legislation by signing it in the designated place provided, said
oecomes effective with the elapse of tpn (10) days from the date of Commissir: c
aagmling ewe, without the Mayan exer+*ft a -veto.
ATTEST:
Walter J. n, City Clark
WALTER J. FOEMAN
CITY CLERK
APPROVED AS TO FORM AND CORRECTNESS
L JANDRO VILA ELLO
C Y ATTORNEY
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W5149:Gk.ldp:BSS
1� If the Mayor does not sign this Resolution, it shall become effective at
the end of ten calendar days from the date it was passed and adopted.
If the Mayor vetoes this Resolution, it shall become effective
immediately upon override of the veto by the City Commission.
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Recommendation on Master Plan Development Standards
for the Allapattah Rapid Transit Zone
REQUEST
In accordance with Chapter 33C -2(D) of the Code of Miami -Dade County, the Miami -Dade County
Rapid Transit Developmental impact Committee (RTDIC), consisting of municipal and County
representatives, has reviewed the Master Plan Development Standards prepared and submitted by
New Century Development Corporation for the Allapattah Rapid Transit Zone. The site is located
within the Rapid Transit Zone and depicted in the attached E=xhibit No. 1. The Miami -Dade County
Developmental Impact Committee Executive Council has reviewed the standard as submitted and
requests their approval with modifications.
RECOMMENDATION
Adoption, by the City of Miami Commission, of the following master plan development standards for
the Allapattah Rapid Transit Zone station site.
BACKGROUND
The Allapattah station site contains a total of approximately 7.5 acres and is located in the City of
Miami between NW 36 Street and NW 33 Street and between NW 12 Avenue and NW I I Court. The
entire site lies within the Rapid Transit Zone as provided for in Chapter 33C of the Code of Miami -
Dade County. Section 33C-2(D)(9)(d) provides:
Whenever uses authorized by subparagraph (a) above are proposed within portions
of the Rapid Transit Zone passing through municipalities, the Station Area Design
and Development Program process, a joint municipal -County program, shall prepare
proposed master plan development standards for such a proposed use. Such
proposed master plan development standards shall be submitted to the appropriate
municipality for review and adoption as the Master Land Use Plan for such uses.
Once adopted, said land use plans shall control all public actions involving or
affecting land use or development, including action on applications for zoning relief...
New Century Development Corporation prepared and submitted standards similar to those contained
herein. In accordance with the above procedure, the RTDIC held public meetings on both August 25,
1999 and September 16, 1999 to review these standards. Comments from both County and City
departmental staff regarding the site development standards were received and then reviewed by the
DIC Executive Council.
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These standards were reviewed with a view toward complementing the surrounding area. Most of the
subject site is designated Medium Density Residential on the Miami -Dade County Comprehensive
Development Master Plan, allowing 13 units to 25 units per gross acre. The northerly portion of the
site fronting on NW 36 Street is designated for commercial use. The entire site is also designated as
an Urban Center of the "Community Center" size, which is Intended to serve a localized area. The
existing land uses surrounding the Allapattah Station consist of commercial to the north, multifamily
residential to the south and west, and single family residential to the east.
As a result of the RTDIC review, changes have been incorporated into the station site master plan
development standards submitted by New Century. The following are recommended:
ALLAPATTAH MASTER PLAN DEVELOPMENT STANDARDS
The following standards shall govern the use, site design, building mass, parking, circulation, and
signage for all non-Metrorail development in the Allapattah Rapid Transit Zone.
All development uses of non -system structures, whether public or private in nature, within the Rapid
Transit Zone of the Stage 1 Fixed -Guideway Rapid Transit System, which includes all station sites and
parking areas, shall be compatible with and conform to the following, without exception:
Miami -Dade County Comprehensive Development Master Plan in general, and the guidelines for
development of Urban Centers, in particular (pages 1-37 through 1-40, 1999 edition).
Urban Design Manual prepared by the Miami -Dade County Department of Planning and Zoning
February, 1999 or latest edition)
Chapter 33C, Fixed -Guideway Rapid Transit System — Development Zone (1 through 5)
Chapter 33, Zoning, Division 6, Commercial Signs on Rapid Transit System Right -of -Way (121.20
through 121.4)
Metrorail Compendium of Design Criteria Volume I, Systemwide Design Criteria, Section
9.03.2.2, Chapter 9, Fire/Life Safety, and as applicable
Additionally all projects, without exception, shall be submitted to the Miami -Dade Transit Agency
Fire/Life Safety Committee for compliance review. Projects cannot proceed without the Committee's
approval.
(1) Boundaries. Pursuant to the provisions of Section 33C -2(13)(9)(b), the Master Plan
Development Standards for the Allapattah Rapid Transit Zone are hereby established. The
boundaries for the Allapattah Rapid Transit Zone, located between NW 36 Street and NW 33
Street and between NW 12 Avenue and NW 11 Court, are set forth in Exhibit No. 1, described
in and incorporated herein by reference.
(2) Development regulations. The following development regulations shall apply for theAllapattah
Rapid Transit Zone:
(a) Residential Uses: Residential uses, as provided by Section 33C-2(D)(9)(a) of the
Code of Miami -Dade County, with ancillary uses such as a management office, a
clubhouse, and a daycare center shall be permitted.
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(b) Parking: Parking shall be provided in accordance with the following:
(i) Residential - One (1) parking space for each dwelling unit.
(11) Day Care Center shall have one (1) parking space per employee; two (2)
auto stacking spaces shall be provided 9 the enrollment ranges between 20
— 40 children, four (4) spaces shall be provided if the enrollment ranges
from 40 — 60 children, thereafter, five (5) spaces shall be provided.
(iii) Other uses — Parking may not be required for uses other than residential
and day care center use as it Is assumed that other uses will draw from
transit patrons and/or will draw patronage during periods when transit
parking spaces will be available; however, said other uses shall be
reviewed under the above assumption to assure that adequate parking Is
provided to serve the needs of the development.
(c) Floor Area Ratio: The floor area ratio shall not be less than 0.75 nor exceed 1.5.
(d) Height: The maximum building height shall not exceed seventy-five (75) feet.
(e) Open Space: The minimum open space shall be twenty-five (25) percent. Open
space shall be provided at grade and shall include landscaped areas Improved and
maintained with grass, shrubbery, and trees, walkways, courtyard plazas, outdoor
recreational areas, and other landscape elements and features. Not less than 15%
of gross site area shall be public open space such as squares, greens and pedestrian
promenades.
(f) Dedication: Twenty-five foot dedication of radius return on the northeast corner of
the subject property as approved by the Miami -Dade County Public Works
Department.
(3) Site plan review standards and crlterla. The purpose of the site plan review is to encourage
loglc, imagination and variety in the design process in an attempt to ensure that the proposed
development improves the safety and aesthetics of the surrounding area. The following site
plan review standards and criteria shall be utilized as a guide by the Miami -Dade County
Developmental Impact Committee or the Miami -Dade County Department of Planning and
Zoning and by the Mlaml-Dade Board of County Commissioners in the consideration of
requests for special exception for site plan approvals under the Master Plan Development
Standards for Allapattah Rapid Transit Zone:
(a) Compa0bility. All development shall be reviewed for Its consistency with the
Miami -Dade County Comprehensive Development Master Plan, and compatibility
with the Metrorail compendium of design criteria, and the Allapattah Station Area
Design and Development Plan.
(b) Setbacks: Setbacks shall not be required due to the unique locatlonal
characteristics associated with the Allapattah Station site; however, building
locations shall be reviewed to assure aesthetic improvement of the surrounding
existing, proposed, and anticipated development and uses and to assure that no
visual or other safety hazards are to be created in connection with existing,
proposed and anticipated pedestrian and vehicular circulation systems.
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(c) Open Space. Pedestrian open space, Including but not limited to courtyards and
landscaped areas, should be encouraged to be incorporated Into the design of the
development projects. Open space and landscaping should be incorporated into
the courtyard design of the development project to encourage neighbor
communication, interaction, and familiarity, to relate the structure design to the
site, and to functionally enhance the aesthetics, as well as the safety
considerations, of the project. Courtyard designs should be encouraged to
facilitate neighbor interaction and a greater feel of community. Pedestrian active
areas shall have weather protection elements such as awnings, canopies and
arcades.
(d) Scale: The scale of the development projects shall be designed to be compatible
with and improve the surrounding existing, proposed and anticipated development
and uses, and shall consider the existing nature of the surrounding neighborhood.
Architectural elements shall have human scale, abundant windows, doors and
design variations to create interest for the pedestrian. Development should not
reflect a linear design.
(e) Circulation: All development projects should be designed so that the pedestrian
and vehicular circulation systems adequately serve the current and future needs
of the project and are compatible and functional with the current and future
circulation systems outside the site. All attempts should be made to separate
pedestrian and vehicular circulation within the site.
(� Lighting & Signage: All development projects should be designed with a
coordinated outdoor lighting and signage system that is adequate for and an
integral part of the project that is compatible and harmonious with the project and
designed to improve the surrounding area.
(g) Landscape Criteria:
rl) All development projects shall be designed to comply with the
requirements set forth in the Miami -Dade County Landscaping
Ordinance, Chapter 18A, Multifamily Residential projects, Code of
Miami -bade County.
(ii) Landscape shall• be used to enhance architectural features and
visually screen noncompatible uses, including garbage dumpsters.
(h) Buffer's: Buffering elements in the form of architectural design and landscape
design shall be provided in order to visually screen noncompatible uses and
aesthetically improve the surrounding area. Dumpsters shall be so located as not
to interfere with visual aesthetics.
(i) Parking areas: Planting, berms or other methods shall be used as a means of
minimizing the adverse effect of the visual impact of parking areas.
(j) Buildings: Buildings and their landscapes shall be built to the sidewalk edge In a
manner that frames the adjacent street to create a public space in the street
corridor that is comfortable and interesting, as well as safe for pedestrians.
Architectural elements at street level shall have a human scale, abundant
windows and doors, and design variations at short intervals to create interest for
the passing pedestrian. Continuous blank walls at street level are prohibited. In
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areas of slgnlficant pedestrian activity, weather protection should be provided by
awnings, canopies, arcades and colonades.
(k) Walls:
(i) Continuous blank walls at street level shall be prohibited.
(il) All sidewalks shall have a continuous unobstructed clear area of
no less than 60 Inches.
(iii) The project shall not be walled off from surrounding streets.
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ALLAPATTAH RAPID TRANSIT ZONE
Respectfully Submitted,
DIC Executive Council
Pedro G. Hernandez, P.E.
Senior Assistant to the County Manager
William Brant, Director
Miaml-Dade Water and Sewer Department
Jose Luis Mesa, Director
Metropolitan Planning Organization Secretariat
Guillermo E. Olmedillo, Director
Department of Planning and Zoning
John W. Renfrow, P.E., Director
Department of Environmental.
Resources Management
Aristides Rivera, P.E., P.L.S., Acting Director
Public Works Department
Robert Usherson, Chief
MetropolitarPlanning Section,
Department of Planning and Zoning
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Absent
Absent
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APPLICANT
HEARING DATE
REQUEST/LOCATION
LEGAL DESCRIPTION
PETITION
PLANNING
RECOMMENDATION
BACKGROUND AND
ANALYSIS
PLANNING FACT SHEET
Lucia Dougherty, Esq., for New Century Development Corp.
July 21, 1999
Consideration of the Allapattah Garden Apartments proposal for
consistency with the Station Area Design and Development
(SADD) Plan at the Allapattah MetroRail Station.
Complete legal description on file with the Hearing Boards Office.
Consideration of approving the Allapattah Garden Apartments
proposal for consistency with the Station Area Design and
Development (SADD) Plan at the Allapattah MetroRail Station
pursuant to Article 4 of Ordinance 11000, as amended, the
Zoning Ordinance of the City of Miami.
Approval as presented.
See attached analysis.
PLANNING ADVISORY BOARD: Approval with conditions VOTE: 42
CITY COMMISSION This item was denied by the City Commission on
February 10, 2000.
APPLICATION NUMBER 99-026 Item #3
CITY OF MIAMI • DEPARTMENT OF PLANNING AND DEVELOPMENT
444 SW 2ND AVENUE, 3RD FLOOR • MIAMI, FLORIDA, 33130 PHONE (305) 416-1435
Date: 3/20/2001 Page 1
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