Loading...
HomeMy WebLinkAboutSubmittal-1October 13, 2005 City of Miami Department of Hearing Boards 444 Southwest 2nd Avenue, 7th Floor Miami, Florida 33130 Dear Department of Hearing Boards Officers: With this letter, I, Brenda Kuhns, along with Wendy Stephan, Pat Kelly and the Buena Vista East Historic Neighborhood Association, appeal the Class II Special Permit for the Electra I project (2005-0166). The project named "Electra I" is out of scale for the area and is in violation of Section 1305 of the City of Miami Zoning Ordinance. Pursuant to Section 1 804 of the City of Miami Zoning Ordinance, I, Brenda Kuhns; wish to be notified by certified mail of the date and time of the hearing before the Zoning Board at least fifteen (15) calendar days in advance of the hearing. Under the same authority, notification must also be sent to the Buena Vista East Historic Neighborhood Association. The following are the addresses to which such notification should be sent: Brenda Kuhns 119 NE 43rd Street Miami, FL 33137 Buena Vista East Historic Neighborhood Association c/o Wendy Stephan 101 NE 43rd Street Miami, FL 33137 We anticipate review of this appeal and await notification of the hearing. Sincerely, Brenda Kuhn Buena Vista East Historic Neighborhood Association Development Committee Chair Wendy S han Bue Vista East Historic Neighborhood Association C it resident t Kelly Buena Vista East Histo c Neighborhood Association Development Commit ee Member Submitted Into the public record in connection with item on itg—°s• Priscilla A. Thompson lerk CITY OF MIAMI CLASS II SPECIAL PERMIT FINAL DECISION Fite No. 05-0166 To: From: Greenberg Traurig, P.A. c/o Adrienne Pardo, Esq. 1221 Brickell Avenue Miami, FL. 33131 Ana Gelabert, Director Planning Department PLEASE TAKE NOTICE THAT A FINAL DECISION HAS BEEN REACHED ON THE FOLLOWING MATTER: Title: New Construction (Electra) Address: 3601 North Miami Ave, Little Haiti Intended Decision: ❑ Approval El Approval with conditions ❑ Denial FINDINGS AND CONDITIONS The subject proposal has been reviewed for Class II Special Permit pursuant to Section 608 and 1512 of Ordinance 11000, •as amended, the Zoning Ordinance of the City of Miami, Florida, Section 605.2 states explicitly that a Class II Special Permit shall be required prior to approval of any permit affecting the location, relocation or alteration of any structure, sign, awning, landscaping, parking, area or vehicular way visible from a public street. Section 1512 states that unless otherwise required by the Zoning Ordinance, as amended, the Code of the City of Miami, as amended or the South Florida Building Code, as amended, all City of Miami Design Standards and Guidelines, incorporated herein by reference, may be waived pursuant to a Class II Special Permit. Pursuant to Section 1301.2. of the above cited Zoning Ordinance, the Planning Department has made referrals to the following Departments and Boards. • Office of Zoning, Planning Department. • Little Haiti NET Office, Neighborhood Enhancement Team. • UDRB, Urban Development Review Board. Their comments and recommendations have been duly considered and are reflected in this intended decision. In reviewing this application, pursuant to Section 1305 of the Zoning Ordinance, the following findings have been made: Submitted Into the public record in connection with item P?_ n t1 Oa-05 Priscilla A. Thompson City Clerk FINDINGS • It is found that the proposed project is a mixed -use building with residential units (147) and retail space (12,030 SF) on the ground floor with a parking area on ground and upper levels. • It is found that the proposed project was initially reviewed by the Internal Design Review Committee on March 1, 2005. The committee recommended sending it back to the architect in order to allow for responses to the committee's comments. • It is found that a modified project was then reviewed by the Internal Design Review Committee on March 15 and 29 and May 10, 2005 for which several comments remain and are addressed by conditions herein. • It is found that on May 16, 2005, the Urban Development Review Board reviewed and recommended approval of the proposal with conditions (see attached). • It is found that a modified project was submitted on July 22, 2005 with the intent of providing the department with a proposal that addressed the outstanding comments and conditions. The Planning Department issued a revised Intended Decision on August 17, 2005; the final plan and details submitted for the treatment of the parking area (submitted subsequent to the intended Decision) was found to be in compliance with the design review comments. • it is found that the applicant is requesting a waiver of the required additional foot of the parking stall width when the parking stall abuts a physical obstruction; the waiver of one foot will have no adverse effects on the project or the adjoining area and will ensure that no variances are required; it is therefore appropriate. • It is found that no landscape plan has been submitted with this application; per the attached conditions, a final landscape plan (subject to review and approval by the Planning Director) shall be provided prior to the issuance of a building permit. • It is found that with regard to the criteria set forth in Sec. 1305 of the City of Miami Zoning Ordinance, the application has been reviewed and found sufficient except for the issues listed above and contained in the conditions. Based on the above findings and the considered advice of the officers and agencies consulted on this matter and pursuant to Section 1306 of the Zoning Ordinance, the subject application is hereby recommended for approval subject to the plans .and supplementary materials submitted by the applicant and on file with the Planning Department and further subject to the following conditions: CONDITIONS 1. Provide the Planning Department with a temporary construction plan that includes the following: a temporary construction parking plan, with an enforcement policy and a construction noise management plan with an enforcement policy. 2. The applicant shall comply with conditions from the Public Work Department which includes wide sidewalks at consistent height, uniform pavers throughout the site and public accessibility to the plaza. 3. A complete landscape plan shall be submitted to the Planning Department for review and approval prior to the issuance of any building permit. 4. The Class II approval is conditioned on a full review by the Office of Zoning, any substantial changes that arise due to zoning comments will require a new Class II Special Permit; minor changes due to zoning comments shall be considered substantially in compliance with this approval. NOTICE The final decision of the Director may be appealed to the Zoning Board by any aggrieved party, within fifteen (15) days of the date of issuance by filing a written appeal and appropriate fee with the Office of Hearing Boards, located at 444 SW 2nd Ave., 7`h Floor, Miami, FL. 33130. Telephone number (305) 416-2030. / Signature ( Ana Ge A, L e • iiiPlanni I-•artm0 Val 2 Date ° Submitted Into the public record in connectiop with item ?z•10 on 111DS/os Priscilla A. Thompson City Clerk Document Name: Sessionl PIRC SECURITY RECEIPT NO PERMIT NO ADDRESS PHONE A/C/D TYPE CLASS SUB R 130 003 SUBSID 000000000 SUBSID SUBSID SUBSID SUBSID SUBSID ACTION L SCR MOD +/- BUILDING AND ZONING RECEIPT PROCESSING 05198179 DATE 10/13/2005 WAIVED N NAME BRENDA JEAN KUHNS 119 NE 43 STREET 305 4798466 COMMENTS CII APPEAL FEES DESCRIPTION UNIT TYPE HEARING FEES - HEARING BOARD HEARING FEES - HEARING BOARD RECORD ADDED...PLEASE CONTINUE )ate: 10/13/2005 Time: 3:44:57 PM TOTAL PAGE 1 (21) MAINTAINED BY: AR4 UNITS 500.0000 FEE 500.00 FEE FEE FEE FEE FEE Submitted Into the pulA c record in connection with item P2. ID on (t1o510s Priscilla A. Thompson City Clerk 500.00 niin rrrr;C ILefR. RECEIPT r_ITY rlIANI 444 S.W. 2 A E IAMI, r ^7�-;n ilIAMI, r i . .71...7,n -, _ NPU ER o gr— 0e C7 arm .r�ij�rr i CHRI.] C I T Y 0 F M I A M I PLANNING DEP ARMENT PRE-APPLICAT1ON DESIGN REVIEW COMMENTS CLASS II SPECIAL PERMIT ELECTRA NE36THST.&N.MIAMIAvE. 3-1-2005 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 projects to their highest potential and make a significant contribution to improving the quality of our built environment with great architecture and urban design. Overall This project site is a very strategic location, as it serves as a gateway to the Miami Design District, is adjacent to the Midtown Miami project currently being developed, and has a large amount of visibility from the 1-195 Expressway. Given this context, the committee finds this building proposal to he inappropriate for the following reasons: 1. the building height is out of scale for the area. This site is more appropriate for a transition block in height from the higher density developments to the east and the lower scale G2 coned properties (maximum 120' height) to the west 2, the provision of exposed garage on levels 2 through 5 on all four sides of the building is unacceptable, and not in compliance with the SD-8 Zoning District (Section 608.12.7 allows parking garages to be built up to the street front of any building only above the second floor). On this particular site, it is critical to provide liner program with a minimum of 15' of habitable living or working space on at least the entire second and third floors of the building facing NE 36'h St. and N. Miami Ave. This will create more active and attractive facades, and provide eyes on the street along these important corridors. 3. the project has not provided a plaza, which is required in the Design District (see Section 608.8), although an FAR bonus has been requested for providing such a plaza. An arcade (embayment) has been provided, but the embayment and the plaza must be separate spaces. 4. the entrance to the residential lobby of the building shall occur directly from the sidewalk or a plaza, in accordance with Section 608.12.2 of the Zoning Ordinance. Other Considerations • In future submittals, submit a context plan portraying the building within its surrounding neighborhood, at least three blocks around the project, including the Midtown Miami project currently under development. Include the buildings' placement in plan as well as their heights. • Consider less continuous horizontality in the retail and podium levels of the building, with the addition of more vertical design elements_ • Provide material samples and/or photographs of the proposed brick veneer on the building in order for the committee CO review the effect of this material in the proposal. • Verify the status of the billboard (labeled as to remain on the plans) pursuant to the City's settlement agreement with the billboard companies. • The portions of the garage which may remain visible (facing I-195 and NE Miami Ct. and above the third floor on the other two sides) need to be addressed with an exceptional aesthetic solution. It is our intention with these comments 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. 1 Submitted Into the public record in connection with item P2- to on 1162.)o6 Priscilla A. Thompson City Clerk Consider continuing the pattern of window and balcony openings from the rest of the building on this area so that the garage becomes integrated into the framework of the design, or propose an artistic design solution. • Garage materials shall be selected so that vehicles are completely hidden from public view. Provide details of all proposed garage facade materials and indicate how all vehicles and mechanical systems within the garage will be concealed from public view. It is our intention with these comments to aid in expediting Special Permit applications with your 2 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 Urbgn Development Review Board. Submitted Into the public record in connection with item Pz.It>on j103 o,s Priscilla A. Thompson City Clerk I T Y 0 F M I A M I PLANNING DEPARTMENT PRE -APPLICATION DESIGN REVIEW COMMENTS CLASS II SPECIAL PERMIT E LECTRA NE 36TF ST. & N. MIAMI AVE. 3-29-2005 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 projects to their highest potential and make a significant contribution to improving the quality of our built environment with great architecture and urban design. Overall We thank you once again, for participating in the design review process, and corning to meet with the committee to present the revised drawings of the project. We recognize that the applicant's continued active participation is an indication of a shared interest to develop projects to their highest potential and make a significant contribution to improving the quality of our built environment with great architecture and urban design. The revisions to the proposal represent an improvement over the previous version submitted for review. However, the committee has several suggestions and concerns about the proposal. Urban Design • This project site is a very strategic location, as it serves as a gateway to the Miami Design District, is adjacent to the Midtown Miami project currently being developed, and has a large amount of visibility from the I-195 Expressway. In order to view the project's connection to the future development, include the plans, elevations and renderings of the Midtown Miami development in this proposal. The Planning Department can provide you with copies of these drawings. • The addition of residential liner units on the second and third levels of the garage facing N Miami Ave. and NE 36th St. is a positive modification to the proposal, In order to enhance these units, consider making them double -height lofts. Consider proposing these units as live -work spaces. • The provision of a plaza on NE 36th St, is a positive enhancement to the project. However, this plaza space may not be entirely desirable, as its depth is too great too allow natural light to penetrate into it. Consider the possibility of providing two smaller plazas, one on the NE 36th St. frontage and another on the N. Miami Ave, frontage. Retail units on both sides of the plazas could open to the plazas, and possible pedestrian connection between the plazas could be created. • The building height is out of scale for the area, as is the garage podium height of six stories. In addition, the building does not comply with the required zoning setback for SD-8 (Section 608.9), which requires a 40' maximum height on all street frontages, with a 10' height setback thereafter. This site is more appropriate for a transition block in height from the higher density developments to the east and the lower scale C.,-2 zoned properties (maximum 120' height) to the west. Refer to the images on the following page which illustrate a project more in scale for this location and in compliance with the height setback requirement. The pedestrian sidewalk realm shall remain at a consistent height and paving pattern throughout the site, including the sidewalks within the public and private portion of the site, the vehicular dropoff area, and the pedestrian plaza spaces. Vehicles shall risc to the sidewalk level with ramping beginning at the outer edge of the curb, with the ramp slope being the maximum allowed by Public Works. It is our intention with these comments 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. 1 St:,ir r tt;-,c: Into the public recoru in connectiow'tih item PZ. io on i i3as Priscilla A. Thompson City Clerk PLANNING DEPARTMENT PRE -APPLICATION DESIGN REVIEW COMMENTS CLASS II SPECIAL PERMIT ELECTRA NE 36T" ST. &N, M1AMI AVE. 3-15-2005 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 projects to their highest potential and make a significant contribution to improving the quality of our built environment with great architecture and urban design. Overall We thank you once again, for participating in the design review process, and coming to meet with the committee to present the revised drawings of the project. We recognize that the applicant's continued active participation is an indication of a shared interest to develop projects to their highest potential and make a significant contribution to improving the quality of our built environment with great architecture and urban design. The revisions to the proposal represent an improvement over the previous version submitted for review. However, the committee has several suggestions and concems.about the proposal. Urban Design • This project site is a very strategic location, as it serves as a gateway to the Miami Design District, is adjacent to the Midtown Miami project currently being developed, and has a large amount of visibility from the I-195 Expressway. In order to view the project's connection to the future development, include the plans, elevations and renderings of the Midtown Miami development in this proposal. The Planning Department can provide you with copies of these drawings. • The addition of residential liner units on the second level of the garage facing N Miami Ave. and NE 36rh St. is a positive modification to the proposal. In order to enhance these units, and conceal more of the garage, consider making these units double -height lofts. This could also allow for balcony or terrace areas within the units. • The provision of a plaza on NE 36,h St, is a positive enhancement to the project. However, this plaza space may not be entirely desirable, as its depth is too great too allow natural light to penetrate into it. Consider the possibility of providing two smaller plazas, one on the NE 36,h St. frontage and another on the N. Miami Ave. frontage. Retail units on both sides of the plazas could open to the plazas, and a possible pedestrian connection between the plazas could be created. The building height is out of scale for the area. This site is more appropriate for a transition block in height from the higher density developments to the east and the lower scale G2 zoned properties (maximum 120' height) to the west. The pedestrian sidewalk realm shall remain at a consistent height and paving pattern throughout the site, including the sidewalks within the public and private portion of the site, the vehicular dmpoff area, and the pedestrian plaza spaces. Vehicles shall rise to the sidewalk level with ramping beginning at the outcr edge of the curb, with the ramp slope being the maximum allowed by Public Works. It is our intention with these comments 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. 1 Submitted Into the public record in connection with item Pz./o on /t/e)j with Priscilla A. Thompson City Clerk Architecture • Consider less continuous honzontality in the retail and podium levels of the building, with the addition of more vertical design elements. • The tower design features a large amount of blank wall area within the center of the west elevation. It is critical to provide an exceptional design treatment for this wall, as this will be viewed from I-195, and has the opportunity to serve as a gateway element to Miami's Design District. The use of a painted stucco wall for this area is insufficient, as this area should be considered as a signature design clement for the building. Consider incorporating some of the following possibilities for this area: 1. a mural which incorporates the use of artistic materials, such as mosaic tile, colored glass, etc., 2. exposing the elevator cores by providing windows and glass elevators, 3. extending the balconies from the adjacent units to cover more of the blank wall. • Verify the status of the billboard (labeled as to remain on the plans) pursuant to the City's settlement agreement with the billboard companies. • The portions of the garage which may remain visible (facing I-195 and NE Miami Ct. and above the third floor on the other two sides) need to be addressed with an exceptional aesthetic solution. Consider continuing the pattern of window and balcony openings from the rest of the building on this area so that the garage becomes integrated into the framework of the design, or propose an artistic design solution. • Garage materials shall be selected so that vehicles are completely hidden from public view. Provide details of all proposed garage facade materials and indicate how all vehicles and mechanical systems within the garage will be concealed from public view. It is our intention with these comments to aid in expediting Special Permit applications with your 2 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. Submitted Into the public record in connection with item PP,io on it-oa Priscilla A. Thompson City Clerk — • s It is our intention with these comments 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. 2 Submitted into the public record in connection with item p2_ /d on //131oS Priscilla A. Thompson City Clerk • The revised loading solution, where loading bays are internalized within the garage is appropriate. I-lowever, the spaces behind the loading hays shall be removed in order to incorporate the loading truck maneuvering. Indicate the turning radii of the trucks and confirm the loading maneuvering requirements with the Public Works Department. • Consult with FDOT regarding transportation plans which may effect the project: FDOT is in the process of improving this portion of 36,h St., and is considering malting changes to the I-195 right -of way. Architecture • The revised retail level elevation involving continuous glass panels is appropriate. Glass for the retail levels shall be clear to allow transparency. • The tower design features a large amount of blank wall area within the center of the west elevation. It is critical to provide an exceptional design treatment for this wall, as this will he viewed from 1-195, and has the opportunity to serve as a gateway element to Miami's Design District. The use of a painted stucco wall for this area is insufficient, as this area should be considered as a signature design element for the building. Consider incorporating some of the following possibilities for this area: 1. a mural which incorporates the use of artistic materials, such as mosaic tile, colored glass, etc., 2. exposing the elevator cores by providing windows and glass elevators, 3. extending the balconies from the adjacent units to cover more of the blank wall. • Verify the status of the billboard (labeled as to remain on the plans) pursuant to the City's settlement agreement with the billboard companies. • The portions of the garage which may remain visible (facing I-195 and NE Miami Ct. and above the third floor on the other two sides) need to he addressed with an exceptional aesthetic solution. Consider an artistic design solution, and/or a pattern of openings which corresponds to human scaled doors and windows, rather than continuous horizontal openings with aluminum screening. • Garage materials shall be selected so that vehicles are completely hidden from public view. Provide details of all proposed garage facade materials and indicate how all vehicles and mechanical systems within the garage will be concealed from public view. It is our intention with these comments to aid in expediting Special Permit applications with your 3 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. Submitted Into the public record in connection with item P2-) V on _WILE Priscilla A. Thompson City Clerk CI T Y 0 F MI AMI PLANNING DEPARTMENT PRE -APPLICATION DESIGN REVIEW COMMENTS CLASS II SPECIAL PERMIT ELECTRA NE 367' ST. & N. M]AMI AVE. 5-10-05 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 projects to their highest potential and make a significant contribution to improving the quality of our built environment with great architecture and urban design. Urban Design • The configuration of the vehicular drop-off and pedestrian plaza creates a non-functional space. Additionally, the pedestrian space shall not he interrupted by the views of vehicles in the drop-off area. Reconfigure the NE 366 St plaza CO minimize the impact of the abutting vehicular drop-off and consider opening -up the views from the plaza to the street. • The pedestrian sidewalk realm shall remain at a consistent height and paving pattern throughout the site, including the sidewalks within the public and private portion of the site, the vehicular drop-off area, and the pedestrian plaza spaces. Vehicles shall rise to the sidewalk level with ramping beginning at the outer edge of the curb, with the ramp slope being the maximum allowed by Public Works. • Consult with FDOT regarding transportation plans which may effect the project: FDOT is in the process of improving this portion of 366 St., and is considering making changes to the I-195 right -of way. • Provide liner uses along the entire parking pedestal to a height of 40-ft. Consider a maximum floor -to -floor height of 20-ft for these spaces, with a mezzanine and/or loft space in order to create two double -height levels which will cover the entire 40-ft podium height. Architecture • The tower design features a large amount of blank wall area within the center of the west elevation. It is critical to provide an exceptional design treatment for this wall, as this will be viewed from I-195, and has the opportunity to serve as a gateway element to Miami's Design District. The use of a painted stucco wall for this area is insufficient, as this area should be considered as a signature design element for the building. Consider incorporating some of the following possibilities for this area: 1. a mural which incorporates the use of artistic materials, such as mosaic tile, colored glass, etc., 2. exposing the elevator cores by providing windows and glass elevators, 3. extending the balconies from the adjacent units to cover more of the blank wall. • Verify the status of the billboard (labeled as to remain on the plans) pursuant to the City's settlement agreement with the billboard companies. • The portions of the garage above the podium pedestal and facing I-195 and NE Miami Ct. shall be addressed with an exceptional aesthetic solution. Consider an artistic design solution, and/or a pattern of openings which corresponds to human scaled doors and windows, rather than continuous horizontal openings with aluminum screening. Garage materials shall be selected so that vehicles are completely hidden from public view. Provide details of all proposed garage facade materials and indicate how all vehicles and mechanical systems within the garage will be concealed from public view. It is our intention with these comments 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- 1 Submitted Into the public record in connection with item P2.00n Priscilla A. Tho pson City Clerk 0 CI T Y 0 F MI A M I P TANNING AND Z o N 1 N G DEPARTMENT URBAN D E -V E L O P M E N T REVIEW BOARD It r: S O L U 'r r O N FOR RECOMMENDATION: LTDRB 3. 1 6- 0 5 Item No.: 3 A motion was made by Julio Diaz and seconded by Marina Khoury for a resolution recommending to the director of the Department. of Planning approzal zeith conditions for a Class II Special Permit for the project Electra located at 36`" Street and North Miami Avenue with a vote of 7 to 0. Conditions: Attest: Vote List Yes No Absent or Recused Todd B. Tragash, Ch. 0 ❑ ■ Julio Diaz, V. Ch. 0 ■ ❑ WillyBennello ■ ■ e„'l Robin Bosco ►� ■ ■ Marina Khoury ■ ■ Derrick Smith 0 O 111 Carlos Touzet 0 ■ ■ Robert Behar ■ ■ 0 Roger Fry 0 ■ ■ Cover the entire podium 40' with residential liner units. Reference the design review comments with exact specification on the configuration of these units. Relocate the pedestrian plaza to the comer of 36`h Street and North Miami Avenue. Ana Gelabert-Sanchez, Director Patrick Hood -Daniel, UDRB Officer Submitted Into the public record in connection with item z. EL on Priscilla A. Thompson City Clerk