HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION
401 NW 71st STREET.
FILE NO. 06-0041x
Pursuant to Section 401 of Ordinance 11000, as amended, the Zoning Ordinance of the
City of Miami, Florida, Schedule of District Regulations to allow a multifamily
residential structure of a density equal to R-4 "Multifamily High -Density Residential" on
C-2 "Liberal Commercial has been reviewed as follows:
The following findings have been made:
• It is found that the proposed one hundred and twenty {120) units multi -family
residential building, with two hundred and fifty seven (257) parking spaces and with
overall height of less than one hundred and twenty (120) feet, is going to be built on
an existing parcel zoned C-2 "Liberal Commercial".
• It is found that the proposed use could be beneficial to the area in providing new
affordable residential units and new employment opportunities.
• It is found that the proposed ten (10) story building design is not in keeping with
height and scale of the traditional urban fabric of Little Haiti. It also found, hat a
wider range of building types and housing options within this project, including
townhouse units, garden apartments, or garage liner units, combined with an
apartment building, will be necessary for the project to transition in bulk and scale to
its immediate context (see attached Internal Design Review Committee comments
attached).
• It is found that the design of the facades of the proposed building along with the
proposed parking structure needs further study in order to explore the effects of the
specified materials, colors and articulation chosen by the architect.
• It is found that the proposed parking garage provides the required parking without the
need for a reduction even though the project is for affordable housing.
• 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
application, but not as per plans on file, with the following conditions:
The applicant shall present all final design details, including but not limited to,
architectural plans, site plan, elevations and floor plans for review and approval
by the Planning Department prior to the issuance of any Building Permits which
clearly shows how the final project will respond to a better transition to its
neighborhood context and how the height, scale and massing will be
reconfigured in order to determine the impact to the surrounding area stipulated
under Section 1305 of the Zoning Ordinance.
C I T Y 0 F
M I A M I
PLANNING D t P A 9t 'I' M E N
PRE-APPLICA'1'10 NDti:SIGN REvtr-.w COAi?1fI:iN 1'S
SPECIAL LXCEPTioN
Y.M.C.A. CARVER VILLAGE
401 NW 71 `T STREET
DISTRICT: TATTLE IIAIT I
01-31-06
City of Miami Vision Statement: To Be an International City which Embodies Diversil , .I conorrric Opporturritt' y, Effective
Customer Semite and a Highly Rated Quality ofI i4"
COMMENTS:
The following comments represent the unified vision of the Pre -Application Design Review Committee, which
consists of all staff members in the Urban Design and Land Development Divisions.
Submittal:
• The application package is missing critical items, marked in bold below. The applicant may not
proceed to the UDRB until these items are addressed and submitted to the Pre -Application Design
Review Committee. All other comments may be addressed in future submittals to the Design Review
Committee, or as conditions of the Major lise Special Permit.
• Please submit a masterplan that indicates all phases of development that will take place on this
property.
• Consider the previous comments, listed below, and coordinate all the phases of development into a
unified project with meaningful spaces.
• Arrange a meeting with the Internal Design Review Committee to discuss these issues further.
Contact Madeline Rodriguez at 305.416.1412 to schedule an appointment.
Project Concept
• The current proposal of large high-rise apartment buildings is not in keeping with the
existing context and the traditional urban fabric of Little Haiti. Consider providing a wider
range of building types and housing options within this project, including townhouse units,
garden apartments, or garage liner units, combined with an apartment building, as necessary.
These building types may be distributed throughout the site in a manner that creates a
transition between the low-rise residential neighborhoods to the south, and the apartment
buildings on the site. I3y providing low-rise townhouse units along NW 7I5t Street, and
gradually transitioning in bulk and height to apartment buildings, the applicant will succeed
in integrating the project more seamlessly into the existing neighborhood. This will
ultimately increase the success of the project. Furthermore, a range of housing types will
allow for a range of affordability within the project, creating a more diverse community. If
this option is not possible, refer to the comments below which address the current proposal.
• A well-defined R-2 neighborhood is Located to the south of the project. Given this, the project shall
step down in massing to the south in order to better address the site's transition between the C-2 scale
and the R--2 scale (maximum 25' height).
• The project's green space and open space is inappropriately designed, as it consists of residual space
created by the buildings, and is adjacent to vehicular driveways and loading zones. When redesigning
the project to address the various concerns expressed, consider smaller, better activated open spaces,
surrounded by residential and other active uses.
Urban Design
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.
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• Reduce the number of internal streets in the project so that pedestrian circulation will not be
impeded. Remove the road that separates the easternmost apartment building and the
playing fields, so that there is a strong axis between the indoor and outdoor recreation space.
• The current proposal for surface parking lots in the center of the project creates a barrier to
pedestrian activity, as well as potential conflict points between pedestrians and vehicles.
Reconfigure parking to be on -street parallel parking along the perimeter of the project, as
well as along NW 715t Street, if possible. Parallel parking slows down traffic and provides a
buffer between pedestrian activity on the sidewalk and vehicular traffic, thus increasing
pedestrian safety. Furthermore, it will better distribute parking and activity throughout the
project, which will be more convenient for visitors to the YMCA, and will increase casual
surveillance and therefore safety.
• Reduce the dimensions of the "Drop Offs", and the vehicular roundabout so that more open
space is available for outdoor recreation.
• If additional surface parking is necessary, locate this lot at the back of the project as a buffer between
the playing fields and the railroad tracks.
• Reconfigure the loading spaces in the project away from the residential commons areas.
Architecture
• Provide a composite elevation of the completed project as it will appear when complete.
• The height of the structure (to the highest point including any architecntral treatments) shall be
indicated in both NGVD and in above grade formats.
Pedestrian Realm
• Provide distinct paving for all pedestrian crossings.
• Provide a covered walkway between the parking garage and the residential buildings.
• 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.
• Articulate the pedestrian sidewalk to give dominance to the pedestrian realm over the vehicular areas.
Achieve this by providing a sidewalk with a consistent pattern and height that continues across
vehicular areas. 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. Refer to Figure 2 below
for an example of this mountable curb.
Landscape
• Given this project's large scale, it is important to engage a landscape architect early in the design
planning process in order to gain their contribution in developing the project's landscape and
hardscape design.
• Provide details of any walls or landscape buffet that screen the FPL substation.
• Provide well-defined green space immediately adjacent to the apartment buildings for the benefit of
residents and YMCA visitors.
• Submit a landscape plan that specifies the species and proposed locations of all plant
materials.
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.
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Figure 1. Sketch illustrating many of the Urban Design suggestions above.
Figure 2. Mountable Curb
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.
The Planning Department reserves the right to comment further on the project as details and/or explanations
are provided and inay revise previous comments based on this additional information.
x"'' Please note that the Planning Department reviews Special Permit proposals based on architectural design,
site planning and urban design issues. The project still needs to be reviewed and comply with other
department's requirements.
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.
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