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HomeMy WebLinkAboutZB Special Exception AnalysisAnalysis for a SPECIAL EXCEPTION component of a MAJOR USE SPECIAL PERMIT for Village Carver Located at 401 Northwest 71" Street CASE NO. 06-004150 Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami, Florida, the subject proposal for Village Carver has been reviewed to allow the following Special Exceptions as components of the substantial amendment to a previously approved Major Use Special Permit (R-08-0458): • Special Exception per Article 4, Section 401 to allow multifamily residential structure of high density equal to R-4 "Multifamily High -Density Residential" in the C-2 "Liberal Commercial" district. Special Exception per Article 9, Section 917.8, to allow deferral of total required parking improvements for Phase I currently under construction with Building Permit No B85007344, subject to all applicable criteria. The following findings have been made: • It is found that the proposed project was originally approved under a Major Use Special Permit R-08-0548 and it is currently under construction with permit number B085007344. • It is found that as part of the original MUSP approval, a Special Exception was recommended for approval by the Planning Department and recommended for approval with conditions by Zoning Board on Resolution 08-053 of date 06/09/08. ® It is found that during the Phase I construction process of the Village Carver project, a burial ground related to the old Lemon City Cemetery was discovered in April of 2009. • It is found that on November 3, 2009, the Historic and Environmental Preservation Board (HEPB) is scheduled to be designated of the discovered Lemon City Cemetery as a historic site. • It is found that the new site plan accomplish the preservation of the site as well its integration within the affordable multifamily residential development. • It is found that the subject of this Special Exception, specifically for the request to allow for a multifamily residential structure of high density equal to R-4, for the proposed project, is completely within the scope and character of the original approved project. ® It is found that also the applicant has requested to allow a deferral of total parking required for the Phase I (57 parking spaces) that will be provided at the new garage proposed within the Phase II. • It is found that the proposed project was reviewed by the Internal Design Review Committee with most recent comments generated on September 22, 2009 with specified conditions incorporated in the Planning Department recommendation of this Special Exception. • It is found that with respect to all additional criteria as specified in Section 1305 of Zoning Ordinance 11000, the proposal has been reviewed and found to be adequate. Based on these findings, the Planning Department is recommending approval of the requested Mixed -Use Residential Development Project with the following conditions: 1. The applicant shall comply with the conditions addressed by the Internal Design Review Committee, specifically: • Provide material sample or precedent photograph for the proposed screen of the parking garage openings for review and approval prior to the issuance of a building permit. • Provide screen of the top level of the parking garage with landscaping or architectural treatment. • Provide a covered path from the residential tower to the parking garage. • Provide a complete landscape plan showing all specification for the proposed species and locations for review and approval by the Planning Department prior to the issuance of a building permit. • The pedestrian sidewalk along NW 71th Street shall remain at a consistent height throughout. 2. This approval shall be subject Wall additional conditions specified in the final development order of the substantial modification of the Major Use Special Permit. SECTION 1305.2 Criteria Matrix *Compliance is subject to conditions Application Type: Special Exception (File No. 06-004150) Project Name Project Address: Village Carver 401 N.W. 71St Street 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) Site and Urban Planning: Applicability Compliance (1) Respond to the physical contextual environment Yes Yes taking into consideration urban form and natural features; (2) Siting should minimize the impact of automobile Yes Yes parking and driveways on the pedestrian environment and adjacent properties; (3) Buildings on corner lots should be oriented to the N/A - corner and public street fronts II) Architecture and Landscape Architecture: Applicability Compliance (1) A project shall be designed to comply with all Yes Yes* applicable landscape ordinances; (2) Respond to the neighborhood context; Yes Yes (3) Create a transition in bulk and scale; Yes Yes (4) Use architectural styles and details (such as roof Yes Yes lines and fenestration), colors and materials derivative from surrounding area; (5) Articulate the building facade vertically and Yes Yes horizontally in intervals that conform to the existing structures in the vicinity. III) Pedestrian Oriented Development: Applicability Compliance (1) Promote pedestrian interaction; Yes Yes (2) Design facades that respond primarily to the Yes Yes* human scale; (3) Provide active, not blank facades. Where blank Yes Yes walls are unavoidable, they should receive design treatment. SECTION 1305.2 Criteria Matrix *Compliance is subject to conditions IV) Streetscape and Open Space: Applicability Compliance (1) Provide usable open space that allows for Yes Yes* convenient and visible pedestrian access from the public sidewalk; (2) Landscaping, including plant material, trellises, special pavements, screen walls, planters and similar features should be appropriately incorporated to enhance the project. V) Vehicular Access and Parking: (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. Yes Yes* Applicability Compliance Yes Yes Yes Yes Yes Yes N/A - VI) Screening: Applicability Compliance (1) Provide landscaping that screen undesirable Yes Yes elements, such as surface parking lots, and that enhances space and architecture; (2) Building sites should locate service elements like Yes Yes 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 structures with program Yes Yes uses. Where program uses are not feasible soften the garage structure with trellises, landscaping, and/or other suitable design element. SECTION 1305.2 Criteria Matrix *Compliance is subject to conditions VII) Signage and Lighting: Applicability Compliance (1) Design signage appropriate for the scale and N/A - character of the project and immediate neighborhood; (2) Provide lighting as a design feature to the N/A - building facade, on and around landscape areas, special building or site features, and/or signage; (3) Orient outside lighting to minimize glare to N/A - adjacent properties; (4) Provide visible . signage identifying building N/A - addresses at the entrance(s) as a functional and aesthetic consideration. VIII) Preservation of Natural Features: Applicability Compliance (1) Preserve existing vegetation and/or geological N/A - features whenever possible. IX) Modification of Nonconformities: Applicability Compliance (1) For modifications of nonconforming structures, no N/A - increase in the degree of nonconformity shall be allowed; (2) Modifications that conform to current regulations N/A - shall be designed to conform to the scale and context of the nonconforming structure.