HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION
AQUARELA CONDOMINIUMS
401 SW 17TH AVENUE
CASE NO: 06-01657x1
APPLICATION FOR SPECIAL EXCEPTION SUBJECT TO COMPLIANCE WITH ZONING
ORIDANCE 11000 AND CITY CODE, AS AMENDED, AND ALL APPLICABLE CRITERIA,
CONSIDERATIONS AND/OR OTHER REGULATIONS.
Pursuant to Ordinance 11000, as amended, Supplement 16, the Zoning Ordinance of the City of
Miami, Florida, the subject proposal for "AQUARELA CONDOMINIUMS" .located at 401 SW 17th
AVENUE, MIAMI, FLORIDA, has been reviewed to allow an application for SPECIAL EXCEPTION
subject to all the applicable criteria;
The proposed development "AQUARELA CONDOMINIUMS" will be comprised of a Nine (9) Story
Multifamily Residential structure of thirty three (33) units with a total of approximately 28,125 square
feet of floor area. The project will provide 36 off-street parking spaces under zoning Ordinance
11000 Section 917.72. The residential structure will have a maximum height of 93 feet 10 inches
N.G.V.D. at top of roof of slab.
SPECIAL EXCPETION, as per Article 9, Section 917.7.2, Reduction in parking requirements
for multifamily residential development when located in Community Revitalization Districts
(CRD), to allow the construction of a new multifamily residential building with reduced parking
spaces;
Required 61
Proposed 36
Request waiver 25
This SPECIAL EXCEPTION PERMIT encompasses the following Special Permits:
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 614.3.1, to allow a new development in
SD -14 and SD -14.1 district;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 923.2, to allow reduction of one (1)
loading berth dimensions from 12x35x15 to 10x20x15;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 922.4 (c), to allow maneuvering of trucks
on public right-of-ways, with referral to Public Works Director,;
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1512, to allow a waiver of the City of
Miami Parking Guides & Standards for reduction of required backup distances from 23 feet to 22
feet;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 927, to allow temporary structures,
occupancies, and uses reasonable necessary for construction such as construction fence, covered
walkway and if encroaching public property must be approved by other city department;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 906.9, to allow temporary carnival,
festival, fair or similar type event on privately owned or City -owned land such as a ground breaking
ceremony;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 916.2.1, to allow parking for temporary
special event such as a ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918.2, to allow temporary off-street
offsite parking for construction crews working on a commercial project under construction;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920.1.2, to allow construction trailer(s)
and other temporary construction offices such as watchman's quarters, leasing and sales centers;
CLASS I SPECIAL PERMIT, as per ARTICLE 10, Section 10.3.2.2, to allow temporary signs for
development;
The following findings have been made:
• It is found that Zoning Board reviewed and approved a Special Exception to allow a reduction
parking requirements by 43% at this site under Resolution 05-1081 for a project at its November
14, 2005.
• It is also found that the Board approved an extension of time request under Resolution 06-1239
for the Special Exception at its October 16, 2006.
• It is found that the processing period to obtain the appropriate permits for the project under the
approved Special Exception has expired.
• It is found that the application before the Board is a Special Exception request to allow a
reduction in parking requirement for a multifamily residential development when locate in
Community Revitalization Districts for the same project with some design changes containing the
same subordinate special permit requests.
• It is found that the proposed development is located in the southeast corner of 17th Avenue and
SW 4th Street with convenient access to public transportation and services. It is also found that
the request to reduce the total number of parking spaces will not be detrimental to the
neighborhood providing at least one (1) per unit and three (3) guest spaces.
• It is found that the use is compatible and will be beneficial to the area by providing new housing
opportunities to a community designated by the City as a revitalization area.
• It is found that the proposed use is in scale and character with the surrounding area.
• It is found that even though a one (1) foot waiver for vehicular backup space from 23 feet to 22
feet is being requested, the proposed layout provides adequate vehicular circulation and the
waiver should be granted.
• It is found that the proposed project was reviewed by the Internal Design Review Committee with
most recent comments generated on March 31, 2009 with specified conditions incorporated in
the Planning Department recommendation for approval of this Special Exception.
• It is found that all subordinate Special Permits (Class I and Class II) to the Special Exception has
been reviewed and found in compliance.
• It is found with respect to all additional criteria as specified in Section 1305 of the Zoning
Ordinance 11000; the proposal has been reviewed and found to be adequate, subject to the
condition listed below.
Based on the findings, the Planning Department is recommending approval to the application
as per plans subject to the following conditions:
1. The applicant shall present revised plans for review and approval by the Planning
Department prior to the issuance of any Building Permits including:
Urban Design:
• Provide revised plans illustrating the appropriate pedestrian sidewalk and curbing detail with
maximum sloping allowed by Public Works as shown below in Figure 1.
Architecture:
• Provide revised plans showing color renderings of all elevations with proposed labeled materials
also showing all openings to the garage screened with the proposed metal mesh obscuring view
of cars, lights, and mechanical equipment providing dimensions of opening of the metal mesh
screen. Material sample and precedent photograph also encourage.
Landscape:
Provide revised landscape plan showing shade trees along all street frontages and trees located
at the back of curb between the roadway and public sidewalk in conjunction with Public Works
Department.
Figure 1: A constructed mountable curb
2. Signage and lightening details for the project shall be submitted to the Planning
Department for review and approval prior to the issuance of any Building Permits.
SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
Application Type: Special Exception (File No. 09-00277x)
Project Name: Aquarela Condominiums
Project Address: 401 S.W. 17`x' Avenue
C. Pursuant to Section 1305.2 of the Zoning Ordinance, the specific site plan aspects of the
PROJECT that have been found by the City Commission (based upon facts and reports prepared or submitted by
staff or others) to adhere to the following Design Review Criteria subject to the any applicable conditions in the
Development Order herein:
Design Review Criteria
(1) Respond to the physical
contextual environment taking
into consideration urban form
and natural features;
(2) Siting should minimize the
impact of automobile parking
and driveways on the pedestrian
environment and adjacent
properties;
(3) Buildings on corner lots
should be oriented to the corner
and public street fronts.
I) Site and Urban Planning:
Applicability Compliance
Y Y
_Y_ 1'
Y Y
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11) Architecture and Landscape
Architecture:
Design
Review Criteria
Applicability
Compliance
(1)
A project shall be designed
_Y
* Y
to comply with all applicable
landscape ordinances;
(2)
Respond to the neighborhood
Y
Y
context;
(3)
Create a transition in bulk
Y
Y
and scale;
(4)
Use architectural styles
Y
* Y
and details (such as roof lines
and fenestration), colors and
materials derivative from
surrounding area;
(5)
Articulate the building facade
Y
Y
vertically and horizontally in
intervals that conform to the
existing structures in the vicinity.
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SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
III) Pedestrian Oriented Development:
Design Review Criteria Applicability
(1) Promote pedestrian Y
interaction;
(2) Design facades that Y
respond primarily to the
human scale;
(3) Provide active, not blank
facades. Where blank walls
are unavoidable, they should
receive design treatment.
1.4
Compliance
—y
-
-y—
*
* Y
IV) Streetscape and Open Space:
Design Review Criteria Applicability Compliance
(1) Provide usable open space Y * Y
that allows for convenient and
visible pedestrian access from
the public sidewalk;
(2) Landscaping, including plant Y * Y
material, trellises, special
pavements, screen walls, planters
and similar features should be
appropriately incorporated to
enhance the project.
Design Review Criteria
(1) Design for pedestrian and
vehicular safety to minimize
conflict points;
(2) Minimize the number and
width of driveways and curb
cuts; .
(3) Parking adjacent to a street
front should be minimized and
where possible should be
located behind the building;
(4) Use surface parking areas
as district buffer.
V) Vehicular Access and Parking:
Applicability Compliance
Y Y
Y —y
—
Y Y
N/A
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SireeMeclion .1305.2 Criteria Matrix, doc
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SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
VI) Screening:
Design Review Criteria Applicability Compliance
(1) Provide landscaping that N/A
screen undesirable elements,
such as surface parking lots,
and that enhances space and
architecture;
(2) Building sites should locate Y Y
service elements like trash
dumpster, loading docks, and
mechanical equipment away
from street front where possible.
When elements such as
dumpsters, utility meters,
mechanical units and service
areas cannot be located away
from the street front they should
be situated and screened from
view to street and adjacent
properties;
(3) Screen parking garage Y * Y
structures with program uses.
Where program uses are not
feasible soften the garage
structure with trellises,
landscaping, and/or other
suitable design element.
Design Review Criteria
(1) Design signage appropriate
for the scale and character of
the project and immediate
neighborhood;
(2) Provide lighting as a design
feature to the building facade,
on and around landscape
areas, special building or
site features, and/or signage;
(3) Orient outside lighting to
minimize glare to adjacent
properties;
(4) Provide visible signage
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration.
VII) Signage and Lil!htinil:
Applicability Compliance
Y * Y_
Y * Y
_ N/A_
Y * Y_
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SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
VIII) Preservation of Natural Features:
Design Review Criteria Applicability Compliance
(1) Preserve existing vegetation Y Y
and/or geological features
whenever possible.
IX) Modification of Nonconformities:
Design Review Criteria Applicability Compliance
(1) For modifications of _ N/A--
nonconforming
/A_nonconforming structures,
no increase in the degree of
nonconformity shall be
allowed;
(2) Modifications that conform _ N/A _
to current regulations shall be
designed to conform to the scale
and context of the nonconforming
structure.
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