HomeMy WebLinkAboutSpecial Exception AnalysisAnalysis for a Special Exception component of
MAJOR USE SPECIAL PERMIT
for
La Fayette Square (Phase II)
Located at
141 NE 78th STREET.
CASE NO. 2005-1008
REVISED 9-9-05
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami, Florida,
the subject proposal for Lafayette Square Project -Phase II has been reviewed to allow the
following Special Exception:
• Special Exception per Article 9, Section 917.6, to allow reduction in one half of the parking
requirements for housing for low income families and individuals.
Required parking: 283 (100%)
Provided parking: 161 (56.8%)
Request to waive 122 (43.2%)
The requested Major Use Special Permit is for the purpose of allowing La Fayette Square
Project, a residential development located in a C-1 "Restricted Commercial" district
consisting of a total of 306 units (Phase I & II) and 337 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).
Major Use SPECIAL PERMIT (MUSP), per Article 17 for development of 306
residential units.
Major Use SPECIAL PERMIT (MUSP), per Article 17 for parking of
approximately 337 parking spaces.
Major Use SPECIAL PERMIT (MUSP), per Article 5, Section 502, PUD districts; to
increase the floor area ratio by twenty (20) percent, 41,848 Sq. Ft.
Major Use SPECIAL PERMIT (MUSP), per Article 9, Section 914, a development
bonus of 52,310 sq. ft. of additional floor area, and to pay into the Affordable
Housing Trust Fund an amount of 512.40 per square feet = S648,644.00
Class 11 Special Permit, as per Article 4, Section 401, to allow construction fence and
covered walkway.
Class 11 Special Permit, as per article 4, Section 401 to allow for outdoor eating
areas and outdoor cafes.
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, to reduce two of the
4 required loading berth from (1) 12x35 to (1) 10x20 and (1) 12x35 to (1) 10x20.
Class 1 Special Permit, as per Artiele10, Seetion10.3.2.2, to allow development/
construction/rental signage.
Class 1 Special Permit as per Article 9, Section 920.1, to allow trailer(s) for
construction and other temporary offices such as leasing and sales.
Class I Special Permit as per Article 9, Section 920.1, to allow a trailer for watchmen
quarters.
Class 1 Special Permit as per Article 9, Section 904, for parking and staging of
construction crew.
The following findings have been made:
• It is found that this project incorporates phases I & II of La Fayette Square Project
constituting a Major Use Special Permit (MUSP).
• It is found that the use is compatible with the area and will be beneficial by providing
affordable housing.
• It is found that the proposed layout provides adequate vehicular circulation.
• It is found that the design of the proposed facades is adequate; however, sign specifications
and paint color samples have not been provided to determine aesthetic impact.
• It is found that the depicted landscape plan complies with the minimum requirements.
• It is found that the subject of this Special Exception is appropriate in that the project
is going to serve low income families and individuals with fewer vehicles.
• It is found that the applicant submitted additional information which justifies the
requested reduction based on factual data demonstrated of similar projects.
• 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 Department is recommending approval of the
requested 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 devel-
opment order of the Major Use Special Permit for the project.
3. The applicant shall ensure that the parking spaces are provided to the residents at no
extra charge or rent to ensure that they are utilized and the vehicles do not park on the
adjacent streets until all the spaces in the garage are used.
4. The applicant shall build the remaining spaces as originally approved in the MUSP at
such time that the proposed project ever converts to market rate housing.