HomeMy WebLinkAboutSp Ex AnalysisAnalysis for a Special Exception component of a
MAJOR USE SPECIAL PERMIT
for
TUSCAN PLACE (Phase I & 11)
Located at
501 NW 7" AVENUE, 600,658 and
670 NW 61h STREET & 6219 625, 635, 637 and 647 NW 51" STREET.
CASE NO. 2003--0741
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami,
Florida, the subject proposal for Tuscan Place has been reviewed to allow the following
Special Exception as a component of a Major Use Special Permit:
• Special Exception per Article 4, Section 401 to allow multifamily residential structure
of high density equal to R-4 "Multifamily High -Density Residendial" in the C-2 "Lib-
eral Commercial" district.
• Special Exception per Article 9, Section 917.7.2, to allow a reduction in parking re-
quirements for a multifamily residential development when located in Community
Revitalization Districts (CRD).
The requested Major Use Special Permit is for the purpose of allowing Tuscan Place
Project, a multifamily residential development located in a Community Revitalization
Districts (CRD) consisting of a total of 374 residential units to be accommodated in two
(2) buildings to be built in a multi -phase manner and 515 parking spaces for the property
located at approximately at the above described addresses (see attached legal description,
location maps and aerial photographs for exact property boundaries).
Per City Code, Chapter 23-5a, request for Certificate of Appropriateness for ground
disturbing activity in Archeological Conservation Area.
Major Use SPECIAL PERMIT (MUSP), per Article 1.7 for development of 374
residential units.
Major Use SPECIAL PERMIT (MUSP), per Article 17 for parking structure of 515
parking spaces.
Class II Special Permit as per Article 9, Section 927, to allow temporary off-site
parking during construction.
Class II Special Permit as per Article 9, Section 908.2, for access from a public street
roadway width greater than twenty-five (25) feet.
Class II Special Permit as per Article 9, Section 922.1 and 923.2, a request to reduce
loading spaces from 12'x35' to 10'x20'.
Class II Special Permit, as per Article 4, Section 401, for temporary construction
fence and covered walkway.
Class I Special Permit as per Article 9, Section 925.3.8, to allow
development/construction/rental signage.
Class I Special Permit as per Article 9, Section 918.2, for parking and staging for
construction crew.
Class I Special Permit as per Article 9, Section 906.6, for active recreational
facilities.
Class I Special Permit as per Article 9, Section 920.1, to allow a construction trailer
and watchman's quarters.
Class I Special Permit as per Article 9, Section 920.1, to allow a trailer for
construction and other temporary office uses such as leasing and sales.
Class I Special Permit as per Article 9, Section 906.9 to allow for special event
namely a groundbreaking ceremony.
The following findings have been made:
• It is found that the proposed multifamily residential development project will benefit
the Downtown Area by creating new residential opportunities within a Community
Revitalization District (CRD).
• It is found that the subject of this Special Exceptions, specifically for the reduction of
the required parking and the request to allow for a multifamily residential structure of
Nigh density equal to R-4, for the proposed project, is completely within the scope and
character of the project given that it is a multifamily residential project to be located
near to Downtown Miami.
• It is found that the proposed development is located immediately west of downtown
Miami with convenient access to public transportation and services. It is also found
the request to reduce the total number of parking spaces will not be detrimental to the
neighborhood in that it is an affordable housing project.
• It is found that the proposed layout provides adequate vehicular circulation.
• It is found that the applicant has been working with the Planning Department in
regards to the articulation of the facades; furthermore, paint color samples and
building materials have not been provided to determine aesthetic impact.
• 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 Mixed -Use Residential Development Project with the
following conditions;
1. The applicant shall present final design details on the facades, including color,
signs and materials for review and approval by the Planning Director prior to
the issuance of a building permit.
2. This approval shall be subject to all additional conditions specified in the final
development order of the Major Use Special Permit for the project.