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HomeMy WebLinkAboutPlanning AnalysisPLANNING AND ZONING DEPARTMENT ANALYSIS Case No, 2005-1053 VACATION AND CLOSURE OF A PUBLIC RIGHT OF WAY, BEING THE PORTION OF AN ALLEY APPROXIMATELY NORTH OF NW 13ts STREET, BETWEEN NW 9th AVENUE AND NW 10th AVENUE. Pursuant to Section 55-15 (c) of the Miami City Code, the Planning and Zoning Department has reviewed the proposed public right--of-way vacation and closure to determine whether it is in the public interest, or whether the general public would benefit from the vacation of the right-of-way. The following findings have been made: • It is found that this application was presented to the Plat and Street Committee and the tentative Plat was approved 6 to 0 with condition (See attached analysis). • It is found that the vacation of the right of way is required to complete a residential development project. • It is found that upon compliance with conditions set forth below, the proposed right of way vacation will comply with Section 55-15 (c) of the Miami City Code for public benefit . Based on these findings, the Planning Department recommends approval of the request subject to the following conditions: 1 The applicant shall comply with condition set forth in the Plat and Street Committee approval (See attached). 2. This approval is subject to applicant submitting new plans, for review and approval by the Planning Director, which incorporates all recommendations noted in the Pre -Application Design Review Comments (See Attached). C 1 f i 0 F M I A M I P I. AN NING I) P. PARTM 11 N PFtr;- T'PLICATJON DESIGN TiF.'.VI W ( 0nlM N1S CLASS 11 SPECIAL PERMIT JACKSON RESIDENCES 1311 NW 10T AvENu1. 11/01/05 City of Miami Vision Statement: 'To Be an International City which Embodies Diversity, E conomic Opportunity, Effective Customer Service and a Highly Ruled Quality of.I..lfe" 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. Townhouse Units • The committee appreciates the provision of habitable space fronting the street at ground level. • 'the fencing around the ground -floor patios appears too tall. Consider lowering the height of the fencing to 5', and provide material samples or precedent photographs so that the committee can better determine the impact of the fencing on the streetscape. • Consider breaking up the bulk of the building by setting back the building at least ten feet at the fourth floor. This will create a building that will better relate to the pedestrian scale at the ground level, as the pedestrian will perceive a three-story rather than a ten -story building. Urban Design • Consider a different solution for the garage treatment on the west elevation of the building. The p.roposed angled walls to not relate to the overall design of the building. Consider continuing the pattern of window and balcony openings from the rest of the facade on this area so that the garage becomes integrated into the framework of the design. These openings must he screened so that cars, mechanical equipment and garage lights are completely hidden from view. Refer to the images below fox recommended solutions. • Provide additional information, including material samples and precedent photographs, of all facade treatments, so that the committee can better access the impact of this structure on the adjacent properties. This includes the balcony railings, all garage screening materials, and windows. • Consider integrating the mechanical screening walls on the roof of the building into the design of the building. 'Buis can serve as both an architectural statement and a method of breaking up the bulk of the building. • Provide elevation drawing details, showing all of the building's elevations at the street level, at a scale no less than 1/8"=1', in order for the committee to review the building's impact on the pedestrian realm. Landscaping • Submit a landscape plan that specifies the species (common and botanical names), sizes (height x spread and/or container size) at time of planting, quantities, and proposed locations of all plant materials, existing and proposed. The landscape plan shall include planting details and planting specifications. • Provide a continuous canopy of shade trees to provide comfort for pedestrians along NW 10'1' Avenue, NW 13r5' Street and NW 9'1' Avenue. These shade trees shall be aligned close to the edge of the curb in the public right of way (at no greater than 33' on center) to provide a buffer for pedestrians from vehicular traffic. The applicant shall obtain approval and a permit from the Public 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. Page 1 of 3 Works Department .for the aforementioned landscaping improvements is the right of way. This greenspace and landscaping may not be included in the calculations for meeting greenspace zoning requirements. Figure 1. Exceptional treatment of garage openings, incorporating a decorative metal frame with metal screen, Figure 2. Another example of exceptional treatment of garage openings, incorporating a decorative metal frame with metal screen. 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 particulatly prior to a project's submission to the Large Scale Development Committee or the Urban Development Review Board. Page 2 of 3 Figure 3. Treatment of garage openings using painted metal louvers. 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. Page 3 of 3