Loading...
HomeMy WebLinkAboutAnalysis• • • Analysis for Major Use Special Permit for the Gables Marquis Project located at approximately 3202 and 3232 SW 22" d Street; 2230 SW 32nd Avenue and 3211, 3215, 3225, 3235 and 3245 SW 22nd Terrace. CASE NO. 2003-0037 Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami, Florida, the subject proposal for the Midtown Lofts Project has been reviewed to allow a Major Use Special Permit per Articles 5, 9, 13 and 17 for a mixed-use/residential build- ing with up to 177 residential units, 11,700 square feet of commercial use; recreational amenities and 335 parking spaces. This Permit also includes the following requests: CLASS I SPECIAL PERMIT as per Article 9, Section 906.6, to permit recreation facilities; CLASS I SPECIAL PERMIT as per Section 915.2 for FAA clearance letter; - CLASS I SPECIAL PERMIT as per Article 9, Section 925.3.8, to allow develop- ment/construction signage; CLASS I SPECIAL PERMIT as per Article 9, Section 918.2 for offsite parking and staging of construction during construction; CLASS I SPECIAL PERMIT as per Article 9, for construction trailer with watchman's quarters and other temporary office uses such as leasing and sales; CLASS I SPECIAL PERMIT for valet parking; CLASS I SPECIAL PERMIT as per Article 9, Section 918.2 to allow temporary off-street offsite parking for construction crews; CLASS II SPECIAL PERMIT as per Article 9, for construction fence within in the SD-23 Overlay District; CLASS II SPECIAL PERMIT as per Article 6, Section 623, for new development in the SD-23 zoning district. Per City Code, Chapter 17-32(b), request for certificate of approval for property adjacent to a Scenic Transportation Corridor. Major Use Special Permit, per Article 5, Section 502(c), PUD districts; minimum area, maximum densities and maximum floor area ratios permitted to increase by twenty percent (34,585 square feet) of additional floor area. Major Use Special Permit, per Article 9, Section 914, a development bonus to permit a residential use of 43,232 square feet of floor area x $6.67 = $288,357, by contribution to the Affordable Housing Trust Fund. • • REQUEST that the following MUSP conditions be required at the time of shell permit instead of at issuance of foundation permit: a. the requirement to provide a letter of assurance for the Solid Waste Department; and b. the requirement to record in the Public Records a unity of title or covenant in lieu of unity of title. REQUEST for amendment to Future Land Use Plan from Duplex Residential to Restricted Commercial; and Request for amendment to the Zoning Atlas from R-2 to C-1. Pursuant to Articles 13 and 17 of Zoning Ordinance 11000, approval of the requested Major Use Special Permit shall be considered sufficient for the subordinate permits requested and referenced above as well as any other special approvals required by the City which may be required to carry out the requested plans. In determining the appropriateness of the proposed project, the Planning and Zoning Department has referred this project to the Large Scale Development Committee (LSDC) and the Urban Development Review Board (UDRB) for additional input and recommendations; the following findings have been made: • It is found that the proposed development project will benefit the area by creating new housing opportunities in the Coral Way Area with ground floor commercial uses. • It is found that the subject property is located along the Coral Way Corridor and has convenient access to downtown, which makes it ideal for creating new in -town housing to serve the downtown area. • It is found that the project was reviewed by the Large Scale Development Committee and has been modified to address the expressed technical concerns raised at said Large Scale Development Committee meeting; • It is found that the proposed project was reviewed for design appropriateness by the Urban Development Review Board and the Planning and Zoning Department; the staff review resulted in design modifications which were then recommended for approval to the Planning and Zoning Director. • 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 and Zoning Department is recommending approval of the requested Development Project with the following conditions: 1. Meet all applicable building codes, land development regulations, ordinances and other laws. • • • a"' ._ :rode.. • 2. Pay all applicable fees due prior to the issuance of a building permit; including a contribution of $288,357 to the City's Affordable Housing Trust Fund. 3. Allow the Miami Police Department to conduct a security survey, at the option of the Department, and to make recommendations concerning security measures and systems; further submit a report to the Department of Planning and Zoning, prior to commencement of construction, demonstrating how the Police Department rec- ommendations, if any, have been incorporated into the PROJECT security and construction plans, or demonstrate to the Director of the Department of Planning and Zoning why such recommendations are impractical. 4. Obtain approval from, or provide a letter from the Department of Fire -Rescue in- dicating APPLICANT'S coordination with members of the Fire Plan Review Sec- tion at the Department of Fire -Rescue in the review of the scope of the PROJECT, owner responsibility, building development process and review procedures, as well as specific requirements for fire protection and life safety systems, exiting, vehicular access and water supply. 5. Obtain approval from, or provide a letter of assurance from the Department of Solid Waste that the PROJECT has addressed all concerns of the said Department prior to the obtainment of a shell permit. 6. Comply with the Minority Participation and Employment Plan (including a Con- tractor/subcontractor Participation Plan) submitted to the City as part of the Ap- plication for Development Approval, with the understanding that the APPLICANT must use its best efforts to follow the provisions of the City's Mi- nority/Women Business Affairs and Procurement Program as a guide. 7. Prior to the issuance of a shell permit, provide the City with an executed, record- able unity of title or covenant in -lieu of unity of title agreement for the subject property; said agreement shall be subject to the review and approval of the City Attorney's Office. 8. Prior to the issuance of a shell permit, provide the City with an executed, record- able covenant for the subject property requiring construction of the proposed pro- ject on the subject property and allowing for modifications only subject to City Commission approval; said agreement shall be subject to the review and approval of the City Attorney's Office. 9. Provide the Department of Planning and Zoning with a temporary construction plan that includes the following: a temporary construction parking plan, with an enforcement policy; a construction noise management plan with an enforcement policy; and a maintenance plan for the temporary construction site; said plan shall be subject to the review and approval by the Department of Planning and Zoning • • • prior to the issuance of any building permits and shall be enforced during con- struction activity. All construction activity shall remain in full compliance with the provisions of the submitted construction plan; failure to comply may lead to a suspension or revocation of this Major Use Special Permit.