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Home My WebLink AboutAnalysis and MapsThis submittal needs to be scheduled for a puboc hearing in accordance with timelines set forth in the City of Miami Code.The applica de decision -making bcdywill review the information at the public hearing to render a recommendation or a final decision. City of Miami Planning Department ANALYSIS FOR EXCEPTION Staff Analysis Report No. PZ-22-15497 Location 1511 Southwest 2 Avenue Folio Number 0141380013950 Miami 21 Transect "T6-8-O", Urban Center Transect Zone —Open MCNP Designation Restricted Commercial Commission District District 2 — Sabina Covo Commissioner District Office Downtown-Brickell Planner Samantha Maldonado, Planner II sammaldonado@miamigov.com Property Owner HABITUS BRICKELL OOF A LLC Project Representative Carli Koshal, Esq. (Bercow Radell Fernandez Larkin & Tapanes, PLLC) (ckoshal@brzoninglaw.com) A. REQUEST Carli Koshal, Esq. (Bercow Radell Fernandez Larkin & Tapanes, PLLC) on behalf of Habitus Brickell OOF A LLC (the "Applicant") requests an Exception and three (3) subordinate Waivers pursuant to Article 4, Table 4, Article 5, Section 5.6.2(h), and Article 7, Section 7.1.2.5(a)(29) of Ordinance 13114 ("Miami 21"), as amended, for an Exception to allow a reduction in the required parking within a Transit Oriented Development ("TOD") area for up to fifty percent (50%); a Waiver to allow a ten percent (10%) reduction of the minimum required 500 feet from an ungated "T3", Sub -Urban Transect Zone for a parking reduction; a Waiver to allow a ten percent (10%) increase of the maximum lot coverage; and a Waiver to allow stairs, elevators or mechanical equipment on the roof to extend above ten (10) feet for the property located at 1511 Southwest Avenue, Miami, Florida (the "Property"). B. RECOMMENDATION Pursuant to Article 7, Sections 7.1.2.5 and 7.1.2.6 of Miami 21, as amended, the Planning Department recommends Approval with Conditions of the requested Exception and Waivers based upon the facts and findings in this staff report. Staff Analysis Report No. (PZ-22-15497 I 1511 SW 2 AV) — Page 1 09/01 /2022 0 PURLIc Q. NOTICE This submittal needs to be scheduled for a public hearing In accordance whh timelines set forth in the City of Miami Cede. The applicable decision -making body will review the information at the pubc hearing to render a recommendation or a final decla on. PZ-22-15497 q�� 10/04/23 ��<re R4-VI EW CO' C. BACKGROUND Proposal The Applicant proposes to develop the Property with an eight (8) Story boutique hotel (the "Project"). The Project is a Transit -Oriented Development that is compatible with the abutting fourteen (14) Story hotel to the east and south and will serve as a transition from the density and intensity along Brickell Avenue to the lower scale, multifamily residential uses and vacant lots to the west and north. The Project will include forty (40) hotel units with a total of 35,497 square feet of floor area, 845 square feet of landscape of open space, and seven (7) on -site parking spaces within the building envelope. Site I ocation The Property fronts Southwest 2nd Avenue, between SW 17 Road and SW 15 Road. The Property is approximately 5,838 square feet (0.13 acres) in size and is currently developed with a one-story duplex structure in need of significant repairs. Figure 1 — Aerial Map — Property outlined in a solid red line Staff Analysis Report No. (PZ-22-15497 I 1511 SW 2 AV) — Page 2 09/01/2022 o PuRL,o Q. NOTICE !, PZ-22-15497 10/04/23 44,� 9�FR�b! EW CO�Qv This submittal needs to be scheduled for a public hearing In accordance wkh timelines set forth in the City of Miami Cede..The applica de decision -making body will review the Information at the public hearing to render a recommendation or a final decision. SURROUNDING USES Miami 21 MCNP / Density Existing Use North T6-8-O Restricted Commercial Medium Density Residential South T6-8-O Restricted Commercial Vacant East T6-8-O Restricted Commercial General Commercial / Hotel West T6-8-O Restricted Commercial Medium and Low -Density Residential Figure 2 - Zoning Legend ("A-055") LOT SIZE T6-8 REQUIRED PROPOSED LOTWIDTH 50FTMIN 50FTMIN 50FT LOT AREA 5:000 SF MIN : 40,000SF MAX 40,000 SF MAX 5,838 SF LOT COVERAGE 80% MAX' 4671 SF MAX (80%) 4996SF (85.57%j" MIN. OPEN SPACE 10% MIN 584 SF MIN 845 SF (14.43%) FRONTAGE AT FRONT SETBACK 70°Io MIN 50 LF * 70°%=35' LF MIN. 29'-8" LF (59.34%) FLOOR LOT RATIO (FLR) 5/ 25°l° ADD. PUBLIC BENEFIT (5 X 5.838) +7,297.5 = 36,487.5 SF 35,497 SF BUILDING PLACEMENT REQUIRED PROPOSED a. PRINCIPAL FRONT 10 FT MIN 10'-0" 10'-0" b. SECONDARY FRONT N/A N/A G. SIDE SETBACK 0 FT MIN 0'-0" 0'-0" d REAR 0 FT MIN 0'-0" 0'-0" e. ABUTTING SIDE/REAR T-4 6 FT MIN 6'-0" NIA BUILDING CONFIGURATION FRONTAGE a. COMMON LAWN PROHIBITED 6. PORCH AND FENCE PROHIBITED TERRACE OR L.C. PROHIBITED d. FORECOURT PERMITTED e. STOOP PERMITTED f. SHOPFRONT PERMITTED (T6-8-L & T6-0 ONLY) g. GALLERY PERMITTED BY SPECIAL AREA PLAN h. ARCADE PERMITTED BY SPECIAL AREA PLAN DENSITY ALLOWABLE PROPOSED MAX. DENSITY 150 DWELLING UNITS PER ACRE M 21 UNITS MAX. DENSITY 300 LODGING UNITS PER ACRE MAX 40 UNITS 40 Staff Analysis Report No. (PZ-22-15497 I 1511 SW 2 AV) — Page 3 09/01 /2022 This submittal needs b he scheduled for a puboc hearing in accordance with timelines set forth in the City of Miami Code.The applica de decision -making body renew the information at the pubs hearing to render a recommendation or a final decision. PZ-22-15497 BUILDING HEIGHT PROPOSED a. MIN HEIGHT 2 STORIES 2 b. MAX HEIGHT 8 STORIES 8 8 STORIES �. MAX BENEFIT HEIGHT 8 STORIES 1 4 STORIES 0 bBUTTING ALL TRANSECT ZONE EXCEPT T- SITE PARKING REQUIREMENTS FACTOR UNITS 1 SF REQUIRED PROVIDED HOTEL 1 / 2 UNITS 40 20 0 0 VISITOR 1 / 15UNiITS 2 TOTAL HOTEL OFFICE 31 1000SF 0 0.0 SHARED PARKING (COMM 1 OFFICE) / 1.2 0.0 COMMERCIAL 31 1000SF 0 0.0 SHARED PARKING (LODGING / COMM) / 1.2 0.0 TOTAL REQUIRED PARKING 22 TOD REDUCTION (BY WAIVER) 30% TOD + 20%TRUST FUND CONTRIBUTION = 50 4 REDUCTION 11 BICYCLE LINE REDUCTION UP TO 20% REDUCTION (6 BIKES /SPACE) 4 7 24 TOTAL REQUIRED AFTER REDUCTIONS 7 7 ON SITE LOADING REQUIRED PROPOSED OFFICE /COMMERCIAL 42Dsf 1ST PER FIRST 50,00DSF- 100,000SF 1420 SF 2ND PER 100K SF - 0 0 RESIDENTIAL 420SF 1 PER FIRST 100 UNITS 0 0 200SF 1 PER ADDITIONAL 100 UNITS OR FRACTION OF 100 0 0 BICYCLE (BICYCLE STORAGE 1 BICYCLE PER 5 LODGING UNITS 40 UNITS / 5 8 32 Staff Analysis Report No. (PZ-22-15497 I 1511 SW 2 AV) — Page 4 09/01/2022 PU$L/ Vv Gt.�y OP Co gt*1 O Q Figure 3 — Site Plan ("A-055") GRADE C1LGJLSTION. AVERAGE SIDEWALK ELEVATION CN SW 2ND AVE. - 11.K' {EG1 a EG2a EG31I3 . 1111.41 • 11.52+146ZJf 3s 1452 REFER TO SURVEY FOR MORE RFD RAIN MN. 51F MANSO7N TD IWa13R2E ESS11Nf Mager 9.£7M110145 ISTEATBI 2N6 LAYER BLOCK 29 3RD LAYER LOT3 2 STORY RESIDENTIAL BUILDING SW 2ND AVENUE ASPHALT PAVEMENT (50.0' TOTAL RAM MH 7 o ?14EWAYLL ..¢ —; 3RD LAYER LOT ADJACENT DEVELOPMENT NOTICE This submittal needs b he scheduled for a pubic hearing in accordance with timelines set forth in the City of Miami Code.The applica de decision -making bodywill review the information at the pubs hearing to render a recommendation or a final decision. PZ-22-1 5497 10/04/23 JILL PAYN1 MATFRW 13 MU I I/IAMO! !LAR REP FrTANV! SPECIFIED IN SETT' ti5_il}3.D TESTED IN ACCORDANCE Vol—, A ORAETM= 9'6 IIIiTE3Ti=D( REvr Ew cO , Staff Analysis Report No. (PZ-22-15497 I 1511 SW 2 AV) — Page 5 09/01/2022 Figure 4 — Rendering ("A-402") D. ANALYSIS o PURL,c o ( NOTICE !, PZ-22-15497 Q. 10/04/23 �� 9�FR4-VI Elm CO This submittal needs to be scheduled for a public hearing accordancein with timelines set forth in the city of MiamCode.The applica de decision -making body NOR renew the Information at the public hearing to render a recommendation or a final decision. Miami Comprehensive Neighborhood Plan (MCNP) The Future Land Use (FLU) designation for the Property is Restricted Commercial, the same FLU of the surrounding properties (Figure 6). Areas designated as Restricted Commercial allow Residential uses to a maximum density of 65 dwelling units per acre, as well as adequate Commercial Uses generally including services and amenities to accommodate the needs of residents and potential residents; transitory residential facilities such as hotels and motels. The proposal supports FLU Goal LU-3, which seeks to "encourage urban redevelopment in identified Urban Infill Areas and Urban Redevelopment Areas". The Project is within an Urban Infill area and redevelopment of the Property will activate a small, under-utilized parcel. The Applicant also supports FLU Policy LU-1.3.15 which claims "the City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation in close proximity to each other." Approval of the Project will encourage a lodging use near the Staff Analysis Report No. (PZ-22-15497 I 1511 SW 2 AV) — Page 6 09/01 /2022 This submittal needs to be scheduled for a public hearing In accordance whh timelines set forth in the City of Miami Cede. The applicade decision -making body will redew the information at the pubec hearing to render a recommendation or a final decla on. PZ-22-15497 10/04/23 Brickell area, which offers a number of tourism, dining, and shopping opportunities. The proposal conforms to the policies and goals of the MCNP and is therefore found to be consistent. Figure 5 — Future Land Use Map Restricted Commercial Miami 21 Code The Property is located within the "T6-8-O", Urban Core Transect Zone —Open, and is surrounded by properties zoned T5-O to the north, east, and west, and T4-O properties to the south (Figure 6). The "T6," Urban Core Transect Zone permits residential, commercial, and lodging uses. Located within a designated TOD area (Figure 7), the Project aims to improve the pedestrian experience in this area and encourage transit ridership as envisioned by inclusion in the city's transit network. Staff Analysis Report No. (PZ-22-15497 I 1511 SW 2 AV) — Page 7 09/01/2022 p QueLie Are NOTICE PZ-22-15497 <t• R4-VI EW CO' This submittal needs b be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code.The applica de decision -making bodywill renew the information at the pubc hearing to render a recommendation or a final decision. Figure 6 — Miami 21 Transect Zone Figure 7 — TOD Overlay shown in purple hatch, Metro Rail in green, and Metro Mover in blue Staff Analysis Report No. (PZ-22-15497 I 1511 SW 2 AV) — Page 8 09/01/2022 NOTICE This submittal needs to be scheduled fora puboc hearing In aaordancc whh timelines set forth in the City of Miami Code. The appli®de decision -making body will review the information at the pubc hearing to render a recommended on or a final decla on. PZ-22-15497 10/04/23 Exception Criteria Criterion (1): The application shall be reviewed for compliance with the regulations of this Code. • Analysis: Per Article 4, Table 4 of the Miami 21 code, a reduction in the required amount of parking for a site within the "T6", Urban Core Transect Zone and not within 500 feet of an ungated "T3", Sub -Urban Transect Zone within the is permitted within a TOD area by process of Exception. As the Property is located approximately 496.5 feet from the nearest "T3", Sub -Urban Transect Zone site as per the provided survey ("V-1"), the Applicant requests a Waiver to reduce the required 500 feet distance to a "T3" site. • Finding: Complies Criterion (2): The review shall consider the manner in which the proposed Use will operate given its specific location and proximity to less intense Uses. • Analysis: The Property is within the "T6-8-O", Urban Core Transect Zone —Open, and is surrounded by properties of the same zoning classification. Just southeast of the Property is a Citi Bike sharing station, and the nearest Metro Mover station (Financial District Station) is less than a ten (10) minute walk. Due to its proximity to transit and mobility options, and its distance from "T3" residential sites, the proposed parking reduction does not place a strain on the less intense Uses of the neighborhood. • Finding: Complies Criterion (3): The proposal shall apply Article 4, Table 12 Design Review Criteria, as applicable. • Analysis: The design incorporates landscaping at the building frontage with large planter areas to include shrubs and groundcover to enhance the building design and improve the existing streetscape, as well as improve pedestrian connectivity of the block. • Finding: Complies Waiver Criteria Waiver Request 1: Waiver pursuant to Article 7, Section 7.1.2.5(a)(29) of Miami 21 to allow a ten percent (10%) reduction of the minimum required 500 feet from an ungated "T3", Sub - Urban Transect Zone for a parking reduction pursuant to Article 4, Table 4 of Miami 21 • Analysis: The Applicant is requesting to reduce the required 500 feet from an ungated T3 by less than 1 % to allow for a parking reduction pursuant to Article 4, Table 4 of Miami 21. The Property is located approximately 496.5 feet from the nearest T3 site, Staff Analysis Report No. (PZ-22-15497 I 1511 SW 2 AV) — Page 9 09/01/2022 NOTICE This submittal needs to be scheduled fora puboc hearing In aaordancc whh timelines set forth in the City of Miami Code. The appli®de decision -making body will review the information at the pubc hearing to render a recommended on or a final decla on. PZ-22-15497 10/04/23 per the distance survey as provided in the application ("V-1"), and is separated from the T3 area by a 12-story hotel, and the Metro Line along Southwest 1st Avenue. Due to the sites distance from T3 areas, variety of uses, and limited access and view, the proposed parking reduction is not anticipated to interfere with the residential nature of the T3 sites. • Findinq: Complies Waiver Request 2: Waiver pursuant to Article 7, Section 7.1.2.5(a)(29) of Miami 21 to allow a ten percent (10%) increase of the maximum lot coverage. • Analysis: The increase in lot coverage is requested to accommodate adequate pedestrian and vehicular access, parking, back of house and electrical facilities on due to the narrow nature of the lot. The Applicant proposes to mitigate the increase in lot coverage by providing ground level landscaped areas to include planters, shrubs and groundcovers to enhance building design and streetscape, as well as an activated rooftop with trees and planters, increasing the permeable surfaces of the development and improving stormwater management. • Finding: Complies Waiver Request 3: Waiver pursuant to Article 5, Section 5.6.2.h of Miami 21 to allow stairs, elevators or mechanical equipment on the roof to extend above ten (10) feet • Analysis: The Applicant requests a waiver to permit a five (5) foot mechanical screen on top of the stairs. This element is not visible from the abutting right-of-way. The project is also only eight (8) Stories in height, where twelve (12) Stories are permitted in this Transect Zone. • Findinq: Complies E. FINDINGS • The Property is zoned "T6-8-O", Urban Core Transect Zone —Open. • Pursuant to Article 4, Table 4 of Miami 21 Code, a reduction in the required parking within a TOD Area up to fifty percent (50%) is permitted by process of Exception with City Commission approval and payment into a transit enhancement Trust Fund, as established by Chapter 35 of the City Code. • The requested Exception and subordinate Waivers will allow the development of an eight (8) story hotel, with forty (40) lodging units, a total of 35,497 square feet of floor area, 845 square feet of landscape of open space, and seven (7) on -site parking spaces within the building envelope. • Pursuant to Article 7, Sections 7.1.2.6.b.4 and 7.1.2.4.d it is found that the Applicant has submitted the necessary information to the Planning Department which demonstrates compliance with the guidelines and criteria required for this type of permit, as specified in the Miami 21 Code, including Article 4, Table 12. Staff Analysis Report No. (PZ-22-15497 I 1511 SW 2 AV) — Page 10 09/01/2022 NOTICE This submittal needs to be scheduled fora puboc hearing In accordance whh timelines set forth in the City of Miami Code. The appli®de decision -making body will review the information at the pubc hearing to render a recommended on or a final decla on. PZ-22-15497 10/04/23 • Planning comments were provided in ePlan pursuant to a comprehensive review of the application materials. All comments have been addressed through the ePlan review process. • Pursuant to Article 7, Section 7.1.3.4 of the Miami 21 Code, the application has been referred to the following agencies whose comments and recommendations have been considered and are reflected in this final decision: Office of Zoning, Coral Way Commissioner District Office, Office of Code Compliance, and Office of Transportation. • Pursuant to Article 7, Section 7.1.2.6(b)(4) and Section 7.1.2.5(d) of the Miami 21 Code, the City of Miami Zoning Ordinance, the application has been reviewed and found sufficient. F. CONCLUSION Pursuant to Article 7, Sections 7.1.2.5 and 7.1.2.6, the Planning Department recommends Approval with Conditions of the requested Exception and Waivers with the following conditions: G. CONDITIONS 1. The Project shall be developed in accordance with the plans and supporting documents submitted, bearing the ePlan stamp for Exception PZ-22-15497. 2. Any signage shall be processed under a separate permit in accordance with Article 10 of Miami 21. 3. Pursuant to Miami 21 Code, Section 7.1.2.6(e), "An Exception shall be valid for a period of two (2) years during which a building permit or Certificate of Use must be obtained. This excludes a demolition or landscape permit. A one-time extension, for a period not to exceed an additional year, may be obtained if approved by the Planning Director. 4. Pursuant to Miami 21 Code, Section 7.1.2.5(f), "A Waiver shall be valid for a period of two (2) years during which a building permit or Certificate of Use must be obtained. This excludes a demolition or landscape permit. A one-time extension, for a period not to exceed an additional year, may be obtained upon approval by the Zoning Administrator." 5. The Applicant, owner, or successor shall meet the conditions of all applicable local, state and federal regulations. 6. The Applicant, owner, or successor must meet all applicable building codes, land development regulations, ordinances, and other laws and pay all applicable fees due prior to the issuance of any building permit. Staff Analysis Report No. (PZ-22-15497 I 1511 SW 2 AV) — Page 11 09/01/2022 NOTICE This submittal needs to be scheduled fora puboc hearing In accordance whh timelines set forth in the City of Miami Code. The appli®de decision -making body will review the information at the pubc hearing to render a recommended on or a final decla on. PZ-22-15497 10/04/23 7. Any modifications to the approved plans as a result or consequence of the Applicant's compliance with other departments and/or agencies and/or codes, shall require a new review for approval confirmation from the Planning Director in accordance with Article 7 of the Miami 21 Code. 8. The City reserves the right to inspect the site to ensure compliance with the conditions as listed. 9. Failure to comply with the conditions herein may result in the immediate revocation of this Exception and shall be subject to any fines and penalties pursuant to City Code. 10. Approval for the requested parking reduction is conditional upon the payment into a transit enhancement Trust Fund, as established by Chapter 35 of the City Code, and City Commission approval prior to the issuance of any building permit. 11. Approval for the requested parking reduction is conditional upon the approval of the requested subordinate Waiver to permit a ten percent (10%) reduction of the minimum required 500 feet from an ungated "T3", Sub -Urban Transect Zone. 12. Parking space calculations shall be conditional upon the approval of the requested Exception by the City Commission. 13. Contribution to public benefits for additional Floor Area shall be required prior to the issuance of any building permit. 14. Impact fees and an approved demolition permit shall be required, as applicable, prior to the issuance of any building permit. 15. A landscape plan in compliance with the regulations of Miami 21, as amended, shall be required prior to the issuance of any building permit. Staff Analysis Report No. (PZ-22-15497 I 1511 SW 2 AV) — Page 12 09/01/2022 �DocuSigned by: (Aii(A ht.(, "-7F35EEF0C6C349F... Lakisha Hull, AICP, LEED AP BD+C Planning Director DocuSigned by: StAuwom, SfulA.e,r `-3A75CAC5AF7E446... Savanna Steiner, CNU-A Assistant Planning Director Maldonado, Samantha Digitally signed by Maldonado, Samantha Date: 2023.09.29 12:21:32 -04'00' Samantha Maldonado Planner II NOTICE NOTICE This submittal needs to be scheduled fora puboc hearing In accordance whh timelines set forth in the City of Miami Code. The appli®tie decision -making bodywill redew the Information at the pubkhearing to render recommended on or a final decla on. PZ-22-15497 10/04/23 The Final Decision of the Planning Director, or his/her designee, may be appealed to the Planning, Zoning and Appeals Board by any aggrieved party within fifteen (15) days of the date of the posting of the decision on the City's website. The filing of an appeal, and payment of appropriate fee, may be submitted online at https://www.miamigov.com/Services/Solve-a-Problem/Appeal-a-Warrant-or-a-Waiver. Staff Analysis Report No. (PZ-22-15497 I 1511 SW 2 AV) — Page 13 09/01/2022 AERIAL EPLAN ID: PZ-22-15497 EXCEPTION ADDRESS: 1511 SW 2 AV 0 125 250 500 Feet This submittal needs to be scheduled for a public hearing in accordance with timelines Set forth in the City of Miami Cede. The applica de decision -making body will review the information at the public hearing to render a recommendation or a final tlecivon. PZ-22-15497 10/04/23 MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-22-15497 EXCEPTION ADDRESS: 1511 SW 2 AV 0 125 250 500 Feet NOTICE This submittal needs to be schebu Led bra public hearing In accordance wilt timelines set forth in the City of Miami Cede. The appLica decIslon-ma king budywlll review the Informagon at the public hearing to render a recommendat on or a final decia on. FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-22-15497 EXCEPTION ADDRESS: 1511 SW 2 AV 0 125 250 500 Feet This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami CWe. The applica de decision -making body will renew the information at the public hearing to render a recommendation or a final tlec is on. PZ-22-15497 10/04/23 ■ i W 3RD - ti • Restricted '4 Commercial 1 • • 1 PJ 5vV t' PJ Single'F` roily =Residential / THIS 0 Conservation W 1,3 H �1 N (`A