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HomeMy WebLinkAboutArticle II - Project DescriptionOAK GARDEN HOMES 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 I. b. Statement describing in detail the character and intended use of the development. Oak Garden Homes (the "Development") is a small 17 unit single family/duplex residential development located on the north side of NW 11 Street between 31st and 32nd Avenues, Miami, Florida (the "Property"). The Property is designated Duplex 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 R-2 in the City of Miami Official Zoning Atlas and the City's Zoning Ordinance No. 11000 (the "Ordinance"). The Development is consistent with the Plan and permitted by the Ordinance. The Development is designed as a planned unit development and as such requires major use special permit approval. The Development contains public open and recreational spaces for the use of its residents. 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 neighborhood. 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. i. 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 11 Street. There is only one driveway access to the Property, thus minimizing pedestrian conflicts. All other traffic occurs internal to the Property. iv. Off-street parking and offstreet loading areas. The Development is proposing 35 parking spaces where the Ordinance requires 34 spaces. This is a single/duplex residential development and as such there is no off-street loading requirements. Trash collection area is internal and screened from the surrounding areas. v. Recreation facilities locations. The Development contains open spaces for recreational activities to be enjoyed by the residents. vi. All screens and buffers. The Development will have a CBS wall all along its perimeter screening and buffering the residences from abutting properties. 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 Property. 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 43,216 sq. ft. (.992 acres) Gross acreage 52,805 sq. ft. (1.21 acres) Floor area allowed 31,685 sq. ft. property 25,834 sq. ft. All floor area is residential. ii. Ground coverage by structures. Allowed ground coverage is 21,122 sq. ft. The proposed ground coverage is 13,878 sq. ft. or 26%. f. Tabulation showing: i. The derivation of numbers of offstreet parking and offstreet loading spaces shown in (d) above. The Development is proposing 35 parking spaces where the Ordinance requires 34 spaces. This is a single/duplex residential development and as such there is no. off-street loading requirements. Trash collection area is internal and screened from the surrounding areas. ii. Total project density in dwelling units per acre. The Development proposes 17 residential units where 18 would be permitted. g. Statements as to how common facilities are to be providedand 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 III, Tab 6. j. Signage plans. Signage for the Property will be done separately, as the need arises. 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 throughout the Property. The Development is designed preserving many of the existing trees currently on the Property. 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 open spaces for recreational activities to be enjoyed by the residents. 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 units within 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. 4 This is a single family//duplex residential development located on the north side of NW 11 Street between 31S` and 32nd Avenues. The low density residential character of this Development is compatible with and will be an upgrade to the R-2 properties in the area. :The Development is designed to preserve many of the existing trees on the Property. (2) Siting should minimize the impact of automobile parking and driveways on the pedestrian environment and adjacent properties. (3) Automobile parking occurs internal on the Property next to the houses. The houses fronting NW 11 Street have parking at the rear and there is only one point of egress and ingress to the Property, thus making for a pedestrian friendly NW 11 Street. Buildings on corner lots should be oriented to the corner and public street fronts. The Property is not a corner lot. II. Architecture and 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. The Development provides 10,456 sq. ft of green space where the Ordinance requires 7,920 sq. ft. (2) Respond to the neighborhood context. The single/duplex family character of this Development is consistent with the R-2 properties in the area. (3) . Create a transition in bulk and scale. The bulk and scale of this single family/duplex Development complies with the Ordinance and is consistent with the R-2 district where the Property is located. 5 (4) Use architectural styles and details (such as roof lines and fenestration), colors and materials derivative from surrounding area. (5) The architectural style as depicted under Tab 6 in Article III incorporates innovative and unique features typical of single family developments throughout the City and the County. Articulate the building facade vertically and horizontally in intervals that conform to the existing structures in the vicinity. The various models depicting the facades horizontal and vertical articulations are depicted in the drawings under Tab 6 in Article III. These articulations distinguish far exceed those of other properties in the area. Pedestrian Oriented Development (1) Promote pedestrian interaction. Pedestrian interaction at NW 11 Street is provided by having these houses front on NW 11 Street. The remaining houses front an internal private street. (2) Design facades that respond primarily to the human scale. Facades have been designed to respond primarily to human form in that they have a maximum of two stories and are pedestrian friendly at ground level. (3) Provide active not blank facades. Where blank walls are unavoidable, they should receive design treatment. There are no blank walls. Streetscape and Open Space (1) Provide usable open space that allows for convenient and visible pedestrian access from the public sidewalk. The Development proposes one sole entrance, thus minimizing curb cuts and providing a pedestrian friendly street. Access to the internal open spaces occurs from the private street. 6 (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 Development. There is only one access point to the Development which occurs on NW 11 Street in the middle of the Property. (2) Minimize the number and width of driveways and curb cuts. See comments under Section V, (1) above. (3) 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 public and/or private streets. Parking for occupants and guests are internal to the Property. (4) Use surface parking areas as distinct buffer. Ground level parking is provided for each of the houses. This parking area is buffered by the building and perimeter walls and landscaping. 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 buildings, landscaping and the perimeter walls. (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 (3) situated and screened from view to street and adjacent properties. Trash dumpster, individual, mechanical equipment, and utility meters are internal to the Development. 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. There are no parking garage structures. 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 if 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 individual lighting features for each of the houses. These features are oriented towards the houses and will not have any impact on glare and shadows to abutting properties. (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 if the situation arises. VIII. Preservation of Natural Features (1) Preserve existing vegetation and/or geological features whenever possible. The Development is designed to preserve many of the existing trees on the Property. IX. Modification of Non -Conformities -A11 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. This is a residential development similar to other properties in the R-2 District where the Property is located. 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. 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) proceeding 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. 9 The existing zoning designation for the property pursuant to the Ordinance is R-2. Page 26 of the Official Zoning Atlas Map is located in Article I, and indicates the existing and surrounding zoning. The Plan's future land use designation for the property is Duplex 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 Duplex designation and permitted under the requested R-2, Duplex 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 11 Street in an old area where redevelopment should be encouraged. The Development is an enhancement to other existing R-2 properties in the area. The Development is within the permitted density and intensity of the Property. b. Existing zoning and adopted comprehensive plan principles and designations. The Development is consistent with the Duplex designation and permitted under the requested R-2, Duplex zoning district. At this time, the applicant is requesting the approvals and permits described in the Summary of Approvals located in Article I. 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 this older area in the City. 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. 10 The Development is designed to preserve many of the existing trees on the Property. d. Housing supply. The Development will result in an increase of 17 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 will have a favorable impact on the economy of the city. Thefavorable economic impact to the economy is fully set forth under Tab 5 in Article III.. In summary this development will generate 23 jobs during its construction stages. The financial impact is $3,600,000.00 during construction and $490,890.00 on an annual recurring basis. This development will also result in $81,926.00 on impact and other fees. The advalorum taxes are projected to be $89,260.00. (2) Whether the development will efficiently use public transportation facilities. (3) The development is located along NW 11 Street in the middle of a duplex residential district. Whether the development will favorably affect the need for people to find adequate housing reasonably accessible to their places of employment. This development offers 17 residential opportunities at an affordable price. The Development is centrally located within a well established duplex residential area. (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. Public schools and parks are within a short walking distance. (5) Whether the development will have a favorable impact on the environment and natural resources of the city. 11 Besides preserving many of the existing trees on the Property, the Development will be adding additional landscaping throughout the Property and street trees. (6) Whether the development will adversely affect living conditions in the neighborhood. (7) 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 properties 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 single driveway to assure pedestrian safety. The Development brings residential units fronting NW 11 Street. There "eyes on the street" enhance public safety.