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HomeMy WebLinkAboutMUSP AnalysisAnalysis for Major Use Special Permit for the Tower Twenty Seven Project located at approximately 2700, 2730, 2742, 2744, 2746 S.W. 27th Avenue, and 2701 S.W. 27th Court. CASE NO. 2003-0062 Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami, Florida, the subject proposal for the Tower Twenty Seven Project has been reviewed to allow a Major Use Special Permit per Articles 5, 9, 13, and 17, to be comprised of 181 multifamily residential units, 6,400 square feet of retail space, and approximately 307 total parking spaces. This Permit also includes the following requests: MUSP, as per Article 9, Section 914, a development bonus to permit a mixed use of 36,337 square feet of floor area x $6.67 by contribution to the Affordable Housing Trust Fund. MUSP, as per Article 9, Section 914.2, FAR bonus for lots in vicinity of Metrorail and Metroover, a ten percent (10%) increase in allowable floor area ratio when consistent with the Miami Comprehensive Neighborhood Plan., 1989-2000. MUSP, as per Article 5, Section 502, PUD Districts; to increase the floor area by twenty percent (20%), 29,096 square feet. CLASS 1, as per Article 9, Section 925.3.8, to allow development/construction/rental signage. CLASS I, as per Article 9, Section 918.2, for parking and staging of construction during construction. CLASS I, as per Article 9, Section 920.1, to allow a trailer for construction and other temporary offices uses such as leasing and sales. CLASS I, as per Article 9, Section 906.6 for pool/outdoor recreation area. VARIANCE, pursuant to the City of Miami Zoning Ordinance 11000 as amended, Article 4, Section 401, Schedule of District Regulations. maximum building footprint. The request is as follows: Maximum allowed 33,802 square feet Proposed 45,435 square feet Request to increase by 11,633 additional square feet. * * Subject to Commission approval for vacation of existing alley (ROW) with an area of approximately 6,423 square feet. ** Subject to Commission approval for Rezoning from R-2 {Two Family Residential District to C-1 {Restricted Commercial). 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 NET District on S.W. 27th Avenue one block from US-1. • It is found that the subject property is located in a C-1 (Restricted Commercial District) in the South Bay Estates subdivision. • It is found that the project has convenient access to the Metrorail, one block from the subject property with access to the Metro Mover, for efficient use of existing mass transit systems. • 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, which recommended approval with the following conditions; check firewall requirements in order to make sure that openings on affected facade remain as shown in drawings presented at the UDRB; provide landscape plan for recreation deck to be reviewed by staff. The Planning and Zoning Department's 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 and pay all fees due prior to the issuance of a building permit. 2. Pay contribution of $242,367.79 to the City of Miami Affordable Housing Trust Fund for 36,337 square feet of increased development. * (*this contribution is based on $6.67 per square foot of increased development and shall be adjusted to the coefficient in place at the time of payment.) 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 con- struction 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 Section 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. Pursuant to the Department of Public Works, replatting shall be required; the Ap- plicant shall also provide Public Works with plans for proposed closure of north/south and east/west alleyways located on the development for its review and approval prior to the issuance of a building permit. 7. 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 Minority/Women Business Affairs and Procurement Program as a guide. 8. Prior to the issuance of a shell permit, provide the City with an executed, record able unity of title agreement for the subject property; said agreement shall be sub- ject 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. 10. In so far as this Major Use Special Peiinit includes the subordinate approval of a series of Class 1 Special Permits for which specific details have not yet been de- veloped or provided, the applicant shall provide the Department of Planning and Zoning with all subordinate Class I Special Permit plans and detailed require- ments for final review and approval of each one prior to the issuance of any of the subordinate approvals required in order to carry out any of the requested activities and/or improvements listed in this development order or captioned in the plans approved by it. 11. Pursuant to the UDRB's and Planning and Zoning Department's review, the ap- plicant shall be required to check firewall requirements in order to make sure that openings on affected facade remain as shown in drawings presented at the UDRB, and provide landscape plan for recreation deck to be reviewed by staff. 12. Prior to application for Public Hearing of the City Commission, the applicant shall continue to work with the City's Transportation Department regarding traffic omissions submitted in the applicant's traffic analysis. 13. This application is subject to Commission approval for vacation of existing alley (ROW) with an area of approximately 6,423 square feet. 14. Pursuant to the Zoning Board's decision of December 15, 2003, an approval with conditions for a change of zoning shall be added to this Major Use Special Permit. (For additional information, see the Zoning Board's Resolution of December 15, 2003)