Loading...
HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION 244 NW 72" Street. FILE NO. 06-00417x Pursuant to Ordinance €1000, as amended, the Zoning Ordinance of the City of Miami, Florida, the subject proposal for Emerald Place has been reviewed to allow the following Special Exceptions: • Special Exception per Article 4, Section 401, to allow Multi -Family Residential structure of density equal to R-4 "Multifamily High -Density Residential in a C-2 "Liberal Commercial zoning designation. • Special Exception per Article 9, Section 917.6, to allow reduction in one half of the parking requirements for housing for low income families and individuals. Required parking: 217(100%) Provided parking: 139( 64%) Request to waive: 78 (36%) The requested multifamily residential development for low income families consist of a total of (124) residential units as part on a new (13) stories building with an overall height of (120) feet and (139) parking spaces for the property located at approximately at the above described address (see attached legal description, location maps and aerial photographs for exact property boundaries). This Special Exception encompasses the following Special Permits: Class II Special Permit, as per Article 9, Section 923.2, to allow reduction of stall dimensions from (2) 12' x 25' x 15' to (4) 10' x 20' x 15'. Class I.I Special Permit, as per Article 9, Section 903.1, to allow a project to be designed as a single site which it occupies lots divided by a street or alley. 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 918.2, 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 use is compatible with the area and will be beneficial by providing affordable housing. • It is found that the Special Exception pursuant to the density equal to R-4 "Multifamily Medium -Density Residential" in the C-2 "Liberal Commercial District" is appropriate. • It is found that the Special Exception, specifically for the reduction of the required parking, thirty-six (36) percent, is not appropriate even though the project is for low income 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 charged, • It is found that the proposed garage structure layout provides adequate vehicular circulation. It is also found; that the proposed garage structure is designed with the capability of adding additional parking floor, in the event that the total amount of required parking, if no longer the project qualifies as low income. • It is found that the proposed design is not in keeping in scale with the surrounding neighborhood. It also found, that a wider range of articulation of the east and west facades 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 on these findings, the Planning Department is recommending approval of the requested Residential Development Project with the following conditions: 1. 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 articulation of the facades, 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 ensure that the parking spaces are provided to the residents at no extra charge or rent to ensure that they are utilized and the vehicles do not park on the adjacent streets until all the spaces in the garage are used. 4. The applicant shall build the remaining required spaces when, and if ever, the proposed project converts to market rate housing. 5. 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. I T Y 0 F M I A M I PLANNING D E P .A R 'r M 1:. N "t PRr-AYI'L.ICATION Df3sIGN RF.VIEtW' C0MM N'Cs SPECIAI. l XC ;P'i'10N EMERALD PLACE 244 NW 72ND Tr RR.ACE NET DISTRICT: I.,ITTLE IIAIT'I 02-07-06 City of Miami Vision Statement: `To Be an International Cil r which Embodies Diversiy, Economic Opportunity, I (Jective 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. Submittal: The application package must address 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 as conditions of the Major Use Special Permit. Architecture • Reduce the garage openings along the south facade of the building to be in keeping with the scale, rhythm and proportion of the windows of the residential units. • Continue to develop the articulation of the east and west facades of the building, in order to give scale and interest to the otherwise blank facades. Urban Design • Continue to develop the vehicular circulation through the site. As stated previously, reposition the parking garage so that the vehicular entrance from NW 72nd Terrace leads directly into the parking garage rather than cutting through the open space on -site. This is a common arrangement for urban parking garages, and can still allow for trash pick-up, loading, and queuing space. Some methods which will ease this reconfiguration are listed below: o Consider using the alley at the back of the property for trash -pickup and loading, which will address the height requirements that currently are restricting the repositioning of the garage. o Consider placing the garage gate further into the garage in order to provide the needed off- street queuing space. 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. As part of your details and materials sheet in the final submittal, please include a detail of this vehicular ramping. Landscape • Submit a landscape plan that specifies the species and proposed locations of all plant materials. • Provide a continuous canopy of shade trees to provide comfort for pedestrians along all street frontages, especially along the south side of NW 72nd Terrace. "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 I.t...is. our intention.. with these comments to aid in ..expediting Special Permit -applications-with ...your .......1 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. 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. r,` 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 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. 03/20/2006 ION 12:41 FAX CJ.31414l4CC04 SrJ:44 ava4lozwiF3 t,i F Y Ur M4AM1 Ul..[MM V C 004/010 1-741=r�3 CITY OF MTAMI FORDABLE BOUsING CERTIFICATION PEo1ELT NA PRa3EC1 DES Er,IP1Ioi : r SUBMIT MAMMY I NECESSARY] PLEASE iIST THE ECttDW1 S; t'Isltts (REBROOMSIDW SQUARE 'EEO, ■ PURCHASE PRICE HUMBER1 PUNITS- it SUBMIT ATTACHMENT IF NECESSARY] THE EMERALD THE NORTH AND SOUTH SIDE OF 72"p TERRACE, WEST OF NW 2N° AVENUE, MIA,MI, FL 33150 SEE• ATTACHED MARICer UNITS N/A 03/20/2006 MON 12:42 FAX t7.1t lbl LClCib 1L7: GIb .9t7W414dtTJCl 4;1 I Y U M1AMl L:UMM iJ lJ005/010 {I lv�;f I� II#i1' �" '! '... J Gt'a r ., i '� -i14'• y"-_tR.,i{ w aJd .r� 33i, I i4xra l :i „'oil »y - I �,1.,1 � btd%€ti€ !.I' `•,fl}i1�131��1�, LE THE APPLICANT HEREBY CEkTiFIES THE ABOVE PROJECT INFORMATION TO BE TRCJE AND ACCURATE AND ACKNOWLEt3C3ES THAT ANY BUILOINO PERMIT ISSUE HEREFROM WILL BE CONDITIONED ON THE ACCURACY ANt3 P'ULLFILLAENT OF 1BIS INFORMATION. Applicant's Signature: 'tale: 144t_, P»r; a kil Applicant's printed name Il PlfgSE tISTTHE mum nit: • U!![Tsins li [SEDROONISi ND: SQUARE/Ha • PURCHASE PRICEi • HOMER OF IJIfl S. I SUBMIT ATTAGNMI1HTif RECESSIIRY ) APITO v3xz UNITS SEE .ATTACHED Low.lnannu Mcxiceaie income Mow 30 Putecnt sctwca331 And SO Percent Bestent SI And $0 Percent $11 ,3S0 St8.9S0 S3O,3110 ST 3,000 S71.650 $ 4,600 SI4,4Rt1 S24,350 5111,950 NUMBER OF PERSONS AssfsTED P., HOUSf:HOLD/UNi(T: 114 PEOPLE PER 1 BEORROM (66 PEOPLE) 3 PEOPLE PER 2 BEDROOM (10g PEOPLE) 4 t/z PEOPLE PER 3 BEDItQOM (# 9S PEOPLE) TOTAL NUMBER OF PEOPLE ASSISTED = 372 PEOPLE i•�7]1. € 511 i%; R �r 417 C 7S . K .� k •I .. i • I ilE3i1 II �Ibi�l� E?i+ �.+L€fl�.�:> ta'1Y-Afl nNN11' F Y.aL 1 111r�.�i. rr,n f C 1.1E9 THE DEPARTMENT OF COt4MUNTTY HAS REVIEWED THE INFORMATION ABOVE AND HAS DETERMINED THATTRE APPLICANT'S PROJECT IS 1,% AFFORDABLE WITH I } AFFORDABLE UNITS. 1 ZJ Reviewer's Name: Title: c MyAOcutnnusWORMAPtinninf'iAtIvtrbLtlFtyrPn+dac Daniel A. Rosemx nd Assistant Director 3/‘-Clip Community Development; 03/20/2006 MON 12:42 FAX WO/ AP7 LL1G0 aua4; m4GK1 4,11Y Ur l 1ifili. LLPi l b The Emerald Descr1 tjo of Prof t g 006/010 rH+at, tin Type of Project: THE EMERALD is a 124-unit development that will serve residents with an income of 33% AMI and below and 60% AMI and below. The Emerald represents a unique opportunity to spur the redevelopment ofthe Little Haiti community, which has to date not shared in the significant reinvestment occurring elsewhere in The City of Miami. The Lmerdld will have a varied mixture of 1, 2, and 3 bedroom apartment homes and townhouses, This mixture is included within a community that comprises of extensive amenities, a parking garage, newly constructed townhouses and a high-rise building. The architectural style of this cone city reflects the historic nature of this proud neighborhood. Its ideal location near major traffic corridors makes it an ideal place to call -borne, Unit Mix for The Emerald« rr'Pe Number of fits One Bedroom. / One Bathroorn Two Bedroom / One Bathroom 44 36 Percentage Approximate Rents Size (Square Feet' 35% Three Bedroom 1 Two Bat n,om 30% 35% $276 - $551 * $328 - $657 * 500 775 372-$751 * 975 Total # of 124 Ul�r'ts Based on 2005 AML All ofthe units will be set -aside for residents that make 60% or less ofthe Miami Dade County Median Income. At least 15% of the units will be set -aside for residents that make 33% or less of Area Median Income. Project Development Status: We are currently in the process of applying for a height variance, a special exception for residential, and a spacial exception for a reduction in parking. We are scheduled to appear before the Zoning Board on March 27a'.