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HomeMy WebLinkAboutSpecial Exception AnalysisANALYSIS FOR SPECIAL EXCEPTION THE VILLAGE APARTMENTS 890 N.W. 69TH STREET CASE NO. 09-01007x APPLICATION FOR SPECIAL EXCEPTION TO ALLOW REDUCTION IN PARKING REQUIREMENT FOR MULTI -FAMILY RESIDENTIAL DEVELOPMENT WHEN LOCATED IN COMMUNITY REVITALIZATION DISTRICTS (CRD), AS PART OF A MAJOR USE SPECIAL PERMIT SUBJECT TO COMPLIANCE WITH ZONING ORDINANCE 11000 AND THE CITY CODE, AS AMENDED, AND TO ALL APPLICABLE CRITERIA, CONSIDERATIONS AND/OR OTHER REGULATIONS. Pursuant to Zoning Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami, Florida, the subject proposal for The Villages Apartments at 6886 NW 7 Avenue a/ka 755 NW 67 Street, and 890 N.W. 69th Street Miami, Florida, has been submitted and reviewed to allow an application for a MAJOR USE SPECIAL PERMIT, subject to all applicable criteria. The proposed affordable housing development will be comprised of Six (6) Multi -Family Residential Buildings totaling 574 Dwelling Units with approximately 731,420 square feet of floor area, a Club House with Pool & Recreational Area, and 850 off-street parking spaces (458 spaces on Surface Parking Lots and 392 spaces in a Garage Structure), where 1,125 parking spaces are required. The maximum height of the tallest Multi -Family Building will be 117 feet 0 inches AGL at top of roof slab. PROJECT BREAKDOWN: Description Dwelling Units FAR (SF) Parking Sp. Required Parking Sp. Provided Phase I Phase II 150 172 204,600 222,780 311 359 223 277 Phase III Club Total House 252 - 574 300,960 3,080 731,420 455 - 1,125 350 - 850 SPECIAL EXCEPTION PERMIT, as per ARTICLE 9, Section 917.7.2, to allow reduction in parking requirement for multi -family residential development when located in Community Revitalization Districts (CRD); conditioning that such reductions by Special Exception Permit shall not fall below the following minimum requirements and such developments shall not be eligible for variances in conjunction with this reduction: 1. One (1) bedroom and studio units (with or without dens or other such similar spaces): one (1) parking space per unit,- 2. nit,2. Two (2) bedroom units: one (1) parking space per unit, 3. Three (3) or more, bedroom units: two (2) parking spaces per unit. CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908.2, to allow driveways width greater than 25 feet; Page 1 of 3 CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 923.2, to allow loading berth size reduction from 12'x35'x15' to 10'x20'xl5', as follows: Required Six (6) 12 feet wide x 35 feet long x 15 feet high Proposed Two (2) 12 feet wide x 35 feet long x 15 feet high Four (4) 10 feet wide x 20 feet long x 15 feet high CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 927, to allow temporary structures, occupancies, and uses reasonably necessary for construction such as construction fence, covered walkway and if encroaching public property must be approved by other city departments; 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 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 residential 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 10.5.4.3, R-4 Multifamily High - Density Residential, to allow temporary development signs; REQUEST, for waiver of CHAPTER 36 NOISE, Section 36-6 Construction Equipment (a) permitting the operation of construction equipment exceeding the sound level of a reading of 0.79 weighted average dBA at any time and/or day subject to all applicable criteria; REQUEST for applicable MAJOR USE SPECIAL PERMIT, that the following conditions be required at the time of issuance of Shell Permit instead of at issuance of Foundation Permit: - The requirement to record in the Public Records a Declaration of Covenants and/or Restrictions providing that the ownership, operation and maintenance of all common areas and facilities will be by the property owner and/or- mandatory property owner association; - And the requirement to record in the Public Records a Unity of Title or a covenant in lieu of a Unity of Title. The following findings have been made: • It is found that this Special Exception is part of a Major Use Special Permit for The Villas Apartments, an affordable housing project that consists of three phases comprising six (6) Multi -Family Residential Buildings. • It is found that the proposed project is located within an area designated by the City of Miami as a Community Revitalization District (CRD) Page 2 of 3 • It is found that the proposed residential use is compatible and will be beneficial to the area by providing new housing opportunities to the community. • It is found that the Article 9, Section 917.7.2, of the Zoning Ordinance 11000, allows reduction in parking requirement for multi-family residential development when located in Community Revitalization Districts (CRD) • It is found that phase I will have 150 residential units, phase II will have 172, and phase III will have 252 with total parking required for all phases of 1,125 parking spaces and 850 parking spaces are provided. • It is found that the reduction in parking spaces proposed is within the range accepted by the Article 9, Section 917.7.2, of the Zoning Ordinance 11000 • It is found that all subordinate Special Permits to the Special Exception (Class I's and Class II's) has been reviewed and found in compliance. • It is found that the Internal Design Review Committee reviewed the proposed project with most recent comments generated on January 19, 2008 with specific conditions, which are part of the Planning Department recommendation for approval of this Special Exception. Based on these findings, the Planning Department is recommending approval with the following condition: The applicant shall submit a new set of plans to the Planning Department for review and approval, prior to the issuance of any building permit addressing all the conditions, specifically: 1. The highest intensities of the site should be located closest to NW 7th Avenue commercial corridor and transition down in intensity and height towards the residential neighborhood. 2. The buildings closer to 7th street should be located closer to the setback line. The third building should be moved up to the setback line to be able to preserve the existing trees behind the proposed building. 3. Provide proposal to create a space for the public or make other public improvements in the neighborhood as part of the public benefit or mitigation required for the street closure requested. 4. Create a greater variety in the height, bulk, scale, setbacks, landscaping, colors, and architectural design. 5. Move the fences surrounding the site to be even with or behind the front edge of the buildings to keep the residential front yard character of the neighborhood. 6. Compliance with all conditions imposed to The Villas Apartments MUSP as part of the development order. Page 3 of 3 SECTION 1305.2 Criteria Matrix *Compliance is subject to conditions Application Type: Special Exception (File No. 09-01007x) Project Name: The Village Apartments Project Address: 6886 NW 7th Avenue a.k.a. 755 NW 67TH Street and 890 NW 69th Street, Miami, Florida 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 APPLICABILITY COMPLIANCE 1) Site and Urban Planning: Design Review Criteria Applicability Compliance (1) Respond to the physical contextual Yes Yes* environment taking into consideration urban form and natural features; (2) Sitting should minimize the impact Yes Yes of automobile parking and driveways on the pedestrian environment and adjacent properties; (3) Buildings on corner lots should Yes Yes be oriented to the corner and public street fronts. 11) Architecture and Landscape Architecture: Design Review Criteria Applicability Compliance (1) A project shall be designed to Yes Yes* comply with all applicable landscape ordinances; (2) Respond to the neighborhood Yes Yes* context; (3) Create a transition in bulk and Yes Yes* scale; SECTION 1305.2 Criteria Matrix *Compliance is subject to conditions (4) Use architectural styles and details Yes Yes* (such as roof lines and fenestration), colors and materials derivative from surrounding area; (5) Articulate the building facade Yes Yes* vertically and horizontally in intervals that conform to the existing structures in the vicinity. III) Pedestrian Oriented Development: Design Review Criteria Applicability Compliance (1) Promote pedestrian interaction; Yes Yes* (2) Design facades that respond Yes Yes* primarily to the human scale; (3) Provide active, not blank facades. Yes Yes* Where blank walls are unavoidable, they should receive design treatment. IV) Streetscape and Open Space: Design Review Criteria Applicability Compliance (1) Provide usable open space that Yes Yes* allows for convenient and visible pedestrian access from the public sidewalk; (2) Landscaping, including plant Yes Yes* Material, trellises, special pavements, screen walls, planters and similar features should be appropriately incorporated to enhance the project. V) Vehicular Access and Parking: Design Review Criteria Applicability Compliance (1) Design for pedestrian and Yes Yes* vehicular safety to minimize conflict SECTION 1305.2 Criteria Matrix *Compliance is subject to conditions points; (2) Minimize the number and width Yes Yes* of driveways and curb cuts; (3) Parking adjacent to a street front Yes Yes should be minimized and where possible should be located behind the building; (4) Use surface parking areas as N/A - district buffer. VI) Screening: Design Review Criteria Applicability Compliance (1) Provide landscaping that screen Yes Yes* undesirable elements, such as surface parking lots, and that enhances space and architecture; (2) Building sites should locate Yes Yes* 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 the street and adjacent properties; (3) Screen parking garage structures Yes Yes* with program uses. Where program uses are not feasible soften the garage structure with trellises, landscaping, and/or other suitable design element. VII) Signage and Lighting: Design Review Criteria Applicability Compliance (1) Design signage appropriate for Yes N/A SECTION 1305.2 Criteria Matrix *Compliance is subject to conditions 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. VIII) Preservation of Natural Features: Design Review Criteria (1) Preserve existing vegetation and/or geological features whenever possible. IX) Modification of Nonconformities: Design Review Criteria (1) For modifications of nonconforming structures, no increase in the degree of nonconformity shall be allowed; Yes Yes Yes Applicability Yes Applicability Yes N/A N/A N/A Compliance Yes* Compliance N/A (2) Modifications that conform to Yes N/A current regulations shall be designed to conform to the scale and context of the nonconforming structure.