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HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION 250 NW 22 `d LANE. FILE NO. 06-00416x 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: This Special Exception encompasses the following Special Permits: Class II Special Permit, as per Article 9, Section 917.5, to allow one parking space per every two (2) dwelling units. Parking required: 64 (Ill total numbers of units proposed) -I- 13 visitors for a total of 77 Spaces Parking provided: 80 spaces Class II Special Permit, as per Article 9, Section 927, to allow temporary structures, occupancies, and uses reasonably necessary for construction. Class I Special Permit, as per Article 9, Section 906.9, to allow for a temporary event. Class I Special Permit, as per Article 9, Section 916, to allow for a temporary off- street offsite parking for construction crew with same conditions as in Section 927. Class I Special Permit, as per Article 9, Section 920, to allow parking of mobile home, trailers or manufactured homes, such as construction trailer(s) and other temporary construction offices such as watchman's quarters, leasing and sales centers. The following findings have been made: • It is found that the proposed one hundred and twenty seven (127) units multi -family residential building, with seventy seven (77) parking spaces and with overall height of ninety six (96) 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 Class II Special permit, specifically for the reduction of the required parking is not appropriate even though the project is for elderly families. The parking deficit will have an adverse impact on the surrounding area due to overflow parking having to be accommodated on the adjacent streets. • It is found that pursuant to Section 917.10., required off-street parking for residential uses shall not be leased or rented to residents or visitors to the premises for whom such parking is required, and as such, irrespective of this reduction, all residents shall be assigned the required parking spaces without charge. • It is found that the proposed ten (10) story building design is not in keeping with height and scale of the surrounding neighborhood. 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 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 an 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. 2. Irrespective of the reduction requested through this application, and pursuant to Section 917.10 of the Zoning Ordinance, all residents shall be assigned at least one space without charge; unless written certification, from the corresponding state or federal agency in charge of the program, is provided to the Planning Department prior to the issuance on any building permit. 3. The applicant shall present a recorded Declaration of Covenants and Restrictions providing that the ownership, operation and maintenance of all common areas and facilities will be by the property owner and/or a mandatory property owner association. In addition, the applicant is required to record in the Public Records a Unity of Title or covenant in lieu of a Unity of Title before the issuance of a Shell Permit. C I T Y 0 F A M PLANNING D P ART rt F N L PRt-.APPLICA't ON 1.3I: sit:;N Rt.vtt:iv C 0 NI ENTS SPC1At..EXCEPTION MoRIAH APARTMENTS (FKA PINNACLE HOUSING) NW 22`D STREET AND NW 3RD AV.ENUI. NET DISTRICT: WYNWOOIJ d1-24-06 City of Miami Vision Statement: To Be an International City which Embodies Diversity, ?;conomic Opportunio, Effective Customer Service and a .Highly Rated Quality of Life" 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. The City of Miami strives to achieve diverse, pedestrian -friendly neighborhoods, promote transit connections, and provide safe and comfortable buildings, streets, and parks that contribute to a prosperous city for all residents to enjoy. *The application package is missing critical items, marked in bold below. The applicant may not proceed to the UDRB until these items are submitted to the PreApplication Design Review Committee. All other comments may be addressed in subsequent submittals to the Design Review Committee, or as conditions of the iAlajor Use Special Permit. Context • An address for the site needs to be determined and selected prior to submitting for the Large Scale Development Committee. • Provide a site survey of the entire Pinnacle Housing Development so that the committee can better determine the impact of this project on the neighborhood. It appears that NW 22nd Terrace will be closed with the building of this project. If this is the case, please submit a letter of intent to the Public Works Department, and meet with the Planning Department to determine a corresponding public benefit for this street closure. Site Plan • It is essential that the applicant provide active uses along all public street fronts in this project. Ensure that the Phase II apartment building fronting NW 22nd Street addresses the public realm with a pedestrian entrance and public sidewalks. • Consider relocating the loading spaces so that the interior courtyard and the pedestrian realm of NW 22" Avenue are not compromised. Architecture • The proposed ten -story apartment blocks are not in keeping with the height and scale of the surrounding neighborhood. According to the City of Miami Urban Design Standards, outlined in Section 1305, all new projects must "Respond to the neighborhood context." and "Create a transition in bulk and scale." In keeping with these standards, the applicant should step the buildings down as they approach abutting properties, to a height and scale that is sympathetic to these properties. • The proposed north and south elevations of the Moriah Apartment building front the public realm with a blank facade. Provide window openings on these facades. This will both enhance the living space of the residential units and provide a more public frontage to the NW 22"d Street and NW 22nd Lane. • Provide outdoor terraces for the ground floor residential units and common areas. This will encourage g.reater activity throughout the site, increase casual surveillance and therefore safety. 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 • The height of the structure (to the highest point including any architectural treatments) shall be indicated in both NGVD and in above grade formats. Pedestrian Realm • Provide pedestrian sidewalks, and indicate their dimensions in plan, along NW 22" Street, NW 22"d Lane, and the internal street, in order to promote pedestrian interaction. Contact the Public Works Department to receive approval and a permit for the aforementioned improvements in the right of way. • 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. Landscape • Provide one landscape island every nine parking spaces in order to break up the surface parking area. • Provide a screening material such as a hedge or fence along the surface parking that fronts NW 22' Street, so that cars are hidden from public view. • Provide landscaping that screens all service areas from the public street fronts, such as surface parking, the parking garage, loading, and trash pick-up. • Submit a landscape plan that specifies the species and proposed locations of all plant materials. • 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 an interim landscape plan for the Phase 1I portion of the site. • Provide a complete tree survey of existing conditions including species, diameter and spread including all trees in the right-of-way. Please refer to the City of Miami tree protection ordinance passed in January 2005 and indicate how tree mitigation will be achieved. Please note that the City calculates tree replacement by the "sum of inches" of tree trunk at breast height, while the county uses square footage of tree canopy. • Provide a continuous canopy of shade trees to provide comfort for pedestrians along NW 22'" Street. 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 Works Department for the aforementioned landscaping improvements in the right of way. This greenspace and landscaping may not be included in the calculations for meeting greenspace zoning requirements. The Planning Department reserves the right to comment further on the project as details and/or explanations are provided and may revise previous comments based on this additional information. `"` 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. 2 (it-u of 4iamt JC)E ARR OLA City Manager March 14, 2006 Ana Gelabert-Sanchez Director of Planning City of Miami 444 SW 2nd Avenue Miami, FL 33130 RE: Pinnacle Height- 11.1 units-7400 NE Miami Court Moriah Apartments- 127 units- 260 NW 22nd Lane Dear Ana: The development referenced above has been submitted to Florida Housing Finance Corporation for Tax Credit Financing in order to provide elderly affordable housing in the City of Miami. The developments have been designed to meet the state and federal requirements for elderly housing. The City of Miami's Community Development Department has worked with Pinnacle Housing Group on various occasions to foster and encourage affordable housing to the residents of the City of Miami. We are looking forward to the success of Pinnacle Heights and Moriah Apartmants. DEPARTMENT OF COMMUNITY DEVELOPMENT 444 S.W. 2nd Avenue, 2nd Floor / Miami, Florida 33130 / (305) 41 6-2080 i Fax: (305) 416-2090 Mailing Address: P.O. Box 330708-0708 Miami, EL 33233-0708