HomeMy WebLinkAboutArticle II - Project Description•
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EDHEN PLACE
MAJOR USE SPECIAL PERMIT
1. Section 1304.2.1 Application Forms; Supplementary Materials.
a. Statements of ownership and control of the proposed development.
The Disclosure of Ownership and Ownership affidavit are provided in Article 1.
b. Statement describing in detail the character and intended use of the
development.
The proposed development is located on the west side of NW 27 Avenue, north of
West Flagler Street with a street address of 54 NW 27th Avenue, Miami, Florida
(the "Property").
The Property is designated Restricted Commercial in the City of Miami Future
Land Use Map which is part of the City of Miami Comprehensive Neighborhood
Plan (the "Plan"). The Property is zoned C-1, Restricted Commercial, in the City
of Miami Official Zoning Atlas, and the City's Ordinance No. 11000 (the
"Ordinance"). The property is currently used as a used car lot.
The Property is infill property centrally located within walking distance to
restaurants, cafes, shops, Dade County Auditorium, schools, post office, and local
places of worship. There are currently three bus routes that serve the Property.
The proposed development (the "Development") consists of 57 units and 365
square feet of office located at the ground floor level along NW 27 Avenue. The
Development also has 119 parking spaces. The Development is one structure
with a parking podium and a residential tower.
The Development is using the Affordable Housing Trust Fund (the "Fund") bonus
to increase the permitted floor area by 10,682 square feet where 11,825 square
feet is allowed. The Development will contribute 5132,456.80 to the Fund. The
use of this bonus requires a Major Use Special Permit ("MUSP") approval.
The Development incorporates many innovative urban design features such as
providing habitable liners concealing the parking structure along NW 27 Avenue;
articulation of the street scene by providing an entry plaza with active uses along
the NW 27 Avenue street frontage; loading and service functions internal within
the garage and a extended sidewalk with a uniform decorative paving pattern with
street shade trees, see attached comments from the City's Design Review
Committee.
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The Development contains the typical amenities associated with this type of
project, including a meeting room, exercise room, a landscaped roof deck
recreational area with a pool.
The owner is committed to providing a high quality Development at an affordable
price. Once completed the Development will be a significant asset to the City of
Miami and a major contributor to the redevelopment of this neglected portion of
NW 27 Avenue. The drawings showing the Development are included under Tabs
2 and 6, Article III.
c. General location map, showing relation of the site for which special permit is
sought to major street, schools, existing utilities, shopping areas, important
physical features in and adjoining the project and the like.
Location maps and aerial maps indicating the surrounding streets and properties
are included in Article I.
d. A site plan containing the title of the project and the names of the project
planner and developer, date, and north arrow based on an exact survey of
the property drawn of sufficient size to show:
The Site Plan is located under Tab 2, Article III.
Boundaries of the project, any existing streets, buildings,
watercourses, easements, and section lines.
The boundaries of the project and the location of existing streets and
easements are shown on the survey located under Tab 1, Article III.
ii. Exact location of all buildings and structures.
The Survey located under Tab 1, Article III depicts the location of the
existing improvements on the Property. The location of the proposed
building is shown on the plans located under Tabs 2 and 6, Article III.
iii. Access and traffic flow and how vehicular traffic will be separated
from pedestrian and other types of traffic.
A detailed analysis of the site access and traffic flow for the approved
Development is provided in the Traffic Impact Analysis located under Tab
3, Article III.
Access to the Property is along NW 27 Avenue. Pedestrian traffic will be
clearly delineated by the use of a uniform paver system which
encompasses the entire sidewalk and entry plaza.
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iv. Off-street parking and offstreet loading areas.
The Development is proposing 119 parking spaces where the Ordinance
requires 114 spaces. The required loading and delivery areas are provided
as shown in the plans. The loading bays are internal to the building and
designed to screen the surrounding areas from unsightly trucks and
eliminate delivery -related traffic disruptions.
v. Recreation facilities locations.
The Development contains a meeting room, an exercise room and lavishly
landscaped recreation deck with a pool.
vi. All screens and buffers.
Any rooftop mechanical equipment on the building will be buffered from
view by distinctive architectural elements which will serve to identify the
Development and further serve to emphasize the landmark nature of this
Development on NW 27 Avenue. All other mechanical equipment will
be located within the internal spaces of the building.
vii. Refuse collection areas.
Waste collection will be provided by the City of Miami or by a private
company and will be internal to the building. There will be no curbside
refuse collection.
viii. Access to utilities and points of utilities hookups.
All utilities shall be underground. Access and connections to site utilities
are discussed in the Site Utility Study located under Tab 4, Article III.
e. Tabulations of total gross acreage in the project and the percentages thereof
proposed to be devoted to:
i. The various permitted uses.
Net acreage 21,250 sq. ft. (.488 acres)
Gross acreage 27,500 sq. ft. (.631 acres)
Floor area (1.72 x 27,500) 47,300 sq. ft.
Affordable Bonus (25%) 15,825 sq. ft.
Total floor area 59,125 sq. ft. (allowed)
Total floor area 57,982 sq. ft. (per plans) (98.0%)
Residential floor area 57,617 sq. ft. (per plans) 99.4%
Non -Residential floor area 365 sq. ft. (per plans)
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ii. Ground coverage by structures.
Allowed ground coverage is 60% of gross lot area where the Development
provides habitable liners screening the parking structure along linear street
frontage. The plans reflect 16,485 square feet of ground coverage.
f. Tabulation showing:
i. The derivation of numbers of offstreet parking and offstreet loading
spaces shown in (d) above.
The Development is proposing 119 parking spaces where the Ordinance
requires 114 spaces. The required loading and delivery areas are provided
as shown in the plans. The loading bays are internal to the building and
designed to screen the surrounding areas from unsightly trucks and
eliminate delivery -related traffic disruptions.
ii. Total project density in dwelling units per acre.
The Development proposes 57 residential units where 74 would be
permitted or 115.5 units to the acre, well below the 150 units per acre
permitted in the Plan and the Ordinance.
g. Statements as to how common facilities are to be provided and permanently
maintained.
All common facilities will be maintained initially by the Owner. Thereafter they
will be maintained by a homeowners association.
h. Storm drainage and sanitary sewerage plans.
Storm drainage, water distribution, waste water and solid waste generation
provisions are discussed in the Site Utility study under Tab 4, Article III.
i. Architectural definitions for buildings in the development; exact number of
dwelling units, sizes, and types, together with typical floor plans of each type.
Detailed information and breakdown of square footage of all uses are found in the
Project Data Summary located in Article I.
Typical floor plans for the building are located under Article 1I1, Tab 6.
Signage plans.
Signage for the building will be done separately, as the need arises.
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k. Landscaping plan, including types, sizes and locations of vegetation and
decorative shrubbery, and showing provisions for irrigation and future
maintenance.
Extensive landscape is provided at the front and rear of the Property. In addition,
the parking structure on the west side of the building has been designed to allow
vegetation creating a green effect when viewed from the residential neighborhood
west of the Development.
Landscape drawings are shown on Tab 6, Article III.
1. Plans for recreation facilities, including location and general description of
buildings for such use.
The Development contains a meeting room, an exercise room and lavishly
landscaped recreation deck with a pool.
m. Such additional data, maps, plans, or statements as may be required for the
particular use or activity involved.
The drawings submitted with this Application are located under Tab 6, Article III.
n. Such additional data as the applicant may believe is pertinent to the proper
review for compliance and consideration of the site and development plan.
Elevations depicting the architectural and aesthetic character of the Development
are included under Tab 6, Article III. Unit layouts and floor plans are also
included under Tab 6, Article III.
2. Section 1305.2 Design Review Criteria
I. Site & Urban Planning
(1) Respond to the physical contextual environment taking into
consideration urban form and natural features.
The Development is located along the west side of NW 27 Avenue
north of West Flagler Street. This stretch of NW 27 Avenue is run
down and in need of redevelopment. The Development besides
being compatible with similar developments on other portions of
NW 27 Avenue incorporates many urban design features such as
habitable street front uses along NW 27 Avenue, fully lined
parking structures along NW 27 Avenue, an entry plaza and a well
define street space by using pavers and street shade trees, all of
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these features make the Development not only pedestrian friendly
but also a nice place to live.
(2) Siting should minimize the impact of automobile parking and
driveways on the pedestrian environment and adjacent
properties.
Automobile parking occurs internal to the building. There is only
one access point to the Development which occurs on NW 27
Avenue in the middle of the Property. Pedestrian space is well
defined by providing wider sidewalks and a uniform paver system
for the entire sidewalk and entry plaza. Shade trees are provided
all along NW 27 Avenue.
(3) Buildings on corner lots should be oriented to the corner and
public street fronts.
The Property is not a corner lot.
II. Architecture a ;c' Landscape Architecture
(1) A project shall be designed to comply with all applicable
landscape ordinances.
The Development has been designed to exceed the City's
landscaping requirements and incorporates landscaping and street
features which are compatible and in excess of what the
neighborhood currently provides.
(2) Respond to the neighborhood context.
The height of the building is consistent with other existing and/or
approved mixed used buildings in the 27 Avenue corridor. The
residential tower is located to the eastern portion of the Property
away from the residential neighborhoods. The Development
complies with the Ordinance's visibility envelope under Section
907.3, see drawing A-8 under Tab 6, Article III.
(3) Create a transition in bulk and scale.
The bulk and scale of the Development transitions from west to
east with the greatest bulk and scale occurring closest to NW 27
Avenue away from the residential areas. The Development
complies with the Ordinance's visibility envelope under Section
907.3, see drawing A-8 under Tab 6, Article III.
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(4) Use architectural styles and details (such as roof lines and
fenestration), colors and materials derivative from
surrounding area.
The architectural style as depicted under Tab 6 in Article III
incorporates innovative and unique features especially at the
ground and recreational levels. The architectural style and features
are compatible with other projects in the 27 Avenue corridor.
Specific consideration has been placed on the west facade where
the parking structure has been designed to support vegetation and
create a green effect when viewed from the west.
Articulate the building facade vertically and horizontally in
intervals that conform to the existing structures in the vicinity.
The building's facades horizontal and vertical articulations are
depicted in the drawings under Tab 6 in Article III. These
articulations distinguish the building and far exceed those of other
buildings in the area.
(5)
III. Pedestrian Oriented Development
(1) Promote pedestrian interaction.
Pedestrian interaction is promoted by the creation of wider
sidewalks which are clearly defined by a uniform paver system
with an entry plaza and street shade trees all along NW 27 Avenue.
(2) Design facades that respond primarily to the human scale.
Facades have been designed to respond primarily to human form in
that
(3)
i) it is pedestrian friendly at ground level;
ii) incorporates habitable liners along the parking
structure on the only street frontage which is NW
27 Avenue; and
iii) provides for balconies so unit occupants can enjoy
the views offered by the Development.
Provide active not blank facades. Where blank walls are
unavoidable, they should receive design treatment.
The east or front facade along NW 27 Avenue is fully articulated
with habitable liners and the residential towers. The west or rear
elevation provides for vegetation growth on the parking levels and
the residential towers above. The north and south facades have
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received special design and architectural treatment consisting of
colored patterned highlights which break up the facades.
IV. Streetscape and Open Space
(1) Provide usable open space that allows for convenient and
visible pedestrian access from the public sidewalk.
The Development proposes an entry plaza. The entry plaza is the
sole point of entry for the Development.
(2) Landscaping including plant material, trellises, special
pavements, screen walls, planters and similar features should
be appropriately incorporated to enhance the project.
The landscape, materials, and features are depicted in Tab 6 in
Article III. See also comments under Section II, (1).
V Vehicular Access and Parking
(1)
Design for pedestrian and vehicular safety to minimize conflict
points.
Automobile parking occurs internal to the building. There is only
one access point to the Development which occurs on NW 27
Avenue in the middle of the Property. Pedestrian space is well
defined by providing wider sidewalks and a uniform paver system
for the entire sidewalk and entry plaza. Shade trees are provided
all along NW 27 Avenue.
(2) Minimize the number and width of driveways and curb cuts.
(3)
See comments under Section V, (1) above.
Parking adjacent to a street front should be minimized and
where possible should be located behind the building.
There is no street parking contemplated on any of the streets.
Parking for occupants and guests are internal to the Property.
(4) Use surface parking areas as distinct buffer.
Ground level parking is provided under a portion of the building.
This parking area is buffered by the building walls and
landscaping.
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VI. Screening
(1) Provide landscaping that screen undesirable elements, such as
surface parking lots, and that enhances space and architecture.
All parking areas are fully camouflaged by either habitable lines,
property line walls and landscaping.
(2) Building sites should locate 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 street and adjacent
properties.
Trash dumpsters, loading docks, mechanical equipment, and utility
meters are internal to the Development.
(3)
Screen parking garage structures with program uses. Where
program uses are not feasible soften the garage structure with
trellises, landscaping, and/or other suitable design element.
Parking garage structures are screened by habitable liners along
NW 27 Avenue, the articulated building walls on the north and
south elevations and the provision of vegetation/green effect on the
rear elevation.
VII. Signage & Lighting
(1) Design signage appropriate to the scale and character of the
project and immediate neighborhood.
Signage is not included in this major use special permit and will be
dealt with at a later date as the situation arises.
(2) Provide lighting as a design feature to the building facade on
and around landscape areas, special building or site features
and/or signage.
The development provides lighting features which highlights the
building's unique landscape features and entry plaza. These
features are oriented towards the building and are designed to
minimize glare and shadows to abutting properties.
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(3) Orient outside lighting to minimize glare to adjacent
properties.
See comments in Section VII, (2) above.
(4) Provide visible signage identifying building addresses at the
entrance(s) as a functional and aesthetic consideration.
Signage is not included in this major use special permit and will be
dealt at a later date as the situation arises.
VIII. Preservation of Natural Features
(1)
Preserve existing vegetation and/or geological features
whenever possible.
The Property does not contain any significant vegetation and/or
natural features.
IX. Modification of Non -Conformities
All existing improvements will be demolished.
3. Section 1305.3.1 Manner of operation
(1) Review for adequacy shall be given to the manner in which the
proposed use will operate given its specific location and
proximity to less intense uses. Particular consideration shall be
given to protecting the residential areas from excessive noise,
fumes, odors, commercial vehicle intrusion, traffic conflicts,
and the spillover effect of lights.
The manner of operation of this mixed use development will be in
accordance with similar mixed use projects surrounding this
Development.
4. Section 1702.2.1 General Report
a. Property ownership and beneficial interest within the boundaries of the area
proposed for Major Use Special Permit.
A Statement of Ownership and beneficial interest within the boundaries of the
area proposed for the Major Use Special Permit is provided in Article I.
b. The nature of the unified interest or control.
The nature of unified interest or control is indicated in Article I.
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c. Survey of the proposed area showing property lines and ownership; existing
features, including streets, alleys, easements, utilities lines, existing land use,
general topography, and other physical features.
A copy of the Survey is included under Tab 1, Article III.
d. Materials to demonstrate the relationship of the elements listed in (3)
preceding to surrounding area characteristics.
The drawings submitted with this Application are located under Tabs 2 and 6,
Article III.
e. Existing zoning and adopted comprehensive plan designations for the area
on and around the lands proposed for Major Use Special Permit.
The existing zoning designation for the property pursuant to the Ordinance is
Restricted Commercial, C-1. Page 33 of the Official Zoning Atlas Map is located
in Article 1, and indicates the existing and surrounding zoning. The Plan's future
land use designation for the property is Restrictive Commercial and is shown on
the land use map located in Article I.
f. Analysis demonstrating consistency and concurrency with the adopted
comprehensive neighborhood plan.
The Development is consistent with the Restricted Commercial designation and
permitted under the requested C-1, Restricted Commercial Zoning District.
5. Section 1702.2.2 Major Use Special Permit Concept Plan.
a. Relationship of concept plan to existing and proposed surrounding uses.
The Development is located along NW 27 Avenue in an area that is in dire need
of redevelopment. The Development is very similar to other existing and recently
approved mixed use projects in the 27 Avenue corridor. The Development is
within the permitted density and intensity for the Property. Its many urban design
features (see Introduction Section) will not only enhance the Development but
will distinguish it from other similar projects in the area.
b. Existing zoning and adopted comprehensive plan principles and
designations.
The Development is consistent with the Restricted Commercial designation and
permitted under the requested C-1, Restricted Commercial zoning district. At this
time, the applicant is requesting the approvals and permits described in the
Summary of Approvals located in Article I.
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6. Section 1702.2.3 Development Impact Study.
a. Economy of City.
The Economic Impact Study is included under Tab 5, Article III. The
Development will have a favorable impact on the economy of the City during
construction and after completion. It will also promote the redevelopment of the
western fringes of the City's downtown area.
b. Public Services
A Traffic Impact Analysis and Site Utility Study are included under Tabs 3 and 4
of Article III, respectively. The Development will have a neutral impact on the
City's public services.
c. Environment.
The Property does not contain any significant vegetation and/or natural features.
d. Housing supply.
The Development will result in an increase of 57 dwelling units at an affordable
price which will address the housing needs for Miami's middle working class.
The housing impact of the Development will be favorable to the City.
7. Section 1703 Findings
(1)
Whether the development wilt have a favorable impact on the
economy of the city.
The favorable economic impact to the economy is fully set forth under
Tab 4 in Article III. In summary this development will generate 41 jobs
during its construction stages and 3 peiuianent jobs. The financial impact
is $19,205,055 during construction and $1,204,345 on an annual recurring
basis. This development will also result in $312,777 on impact and other
fees. The advalorum taxes are projected to be $264,745.
(2) Whether the development will efficiently use public transportation
facilities.
The development is located along NW 27 Avenue close to West Flagler
Street. There are three (3) public bus routes which serve the
Development.
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(3)
Whether the development will favorably affect the need for people to
find adequate housing reasonably accessible to their places of
employment.
This development offers 57 residential opportunities at an affordable price.
The Development is centrally located in close proximity to places of
employment. Three bus routes also serve the Development
(4) Whether the development will use necessary public facilities.
The development is an infill development with adequate water, sewer,
telephone, and electricity available at the Development's doorstep. Three
bus routes currently serve the Development. Public schools and St.
Michael's Parrish are within walking distance of the Development.
(5) Whether the development will have a favorable impact on the
environment and natural resources of the city.
The Property does not contain any significant vegetation andlor natural
features. Therefore, the Development by adding landscaping and street
shade where now there are none will have a favorable impact on the
environment.
(6) Whether the development will adversely affect living conditions in the
neighborhood.
The development will not adversely affect living conditions in this area.
On the contrary, it will enhance living conditions by providing for
additional residential opportunities at an affordable price all in line with
existing and recently approved projects of a similar nature in this area.
Whether the development will adversely affect public safety.
The development is designed to enhance public safety. Careful attention
has been given to the number, size, and location of driveways to assure
pedestrian safety. The Development brings residential and active uses
along the NW 27 Avenue street frontage these "eyes on the street"
enhance public safety.
(7)
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The following comments represent the unified vision of the Pre -Application Design Review Committee, which
consist of all staff members in the Urban Design and Land Development Divisions.
COMMENTS:
The following comments are being made in an effort to develop protects to their highest potential and make a
significant contribution to improving the quality of our built environment with great architecture and urban
design.
The committee appreciates the applicant's revised building proposal which incorporates several of the design
recommendations from the previous design review comments.
Urban Design
• The incorporation of liner residential units fronting on NW 27th Ave. is a positive design contribution,
in order to conceal the parking garage from view, and activate the building's facade facing the street.
• 'lhe provision of office, lobby and meeting room space on the ground floor adjacent to NW 27th Ave.
is appropriate, with loading and service functions located within the garage.
• The enlargement of the sidewalk by providing extended sidewalk width within the private property,
and the design idea to incorporate a uniform decorative paving pattern for the sidewalk/plaza space in
the public and private realm along NW 27'h Ave. is appropriate.
• In addition, the provision of street shade trees in tree grates is a positive design contribution to
provide shade fox pedestrians.
• Consider shifting the lobby's glass wall away from the vehicular dropoff area in order to provide a
greater safety zone between the building and the vehicles.
Architecture
• The NW 27th Ave. elevation has an appropriate character, and has a good use of architectural
articulation variety and color.
• The use of a planter wall for the rear garage elevation is acceptable. The provision of planters on each
level with an irrigation system and metal mesh throughout should allow for proper plant coverage on
this facade.
It is our intention with these comnaenrs to aid in expediting Special Permit applications with your
voluntary efforts in making the necessary changes; thereby, avoiding any preventable delays
particularly prior to a project's submission to the Large Scale Development Committee or the
Urban Development Review Board.
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