HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION
40 NE 75th STREET.
FILE NO. 06-00429x
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: 56 (111 total numbers of units proposed) + 11 visitors for a total of 67 Spaces
Parking provided: 76 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 eleven (111) units multi -family
residential building, with seventy six (76) parking spaces and with overall height of
ninety (90) feet and eight (8) inches, 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 nine (9) 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 on these findings, the Planning Department is recommending approval of the
application, but not as per plans on file, 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 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 x ® IVI I A M
P t. ,:1 NNING D t: PARTM is N
PREii-APPLICATION DESIGN REVIEW' COMMEN`I's
SPECIAL EXCEPTION
PINNACLE HEIGHTS
40 NE 75TH STREET
NET DISTRICT: LITTLE HAITI
b1-17-06
City of Miami Vision Statement `1'o Be an International City- which Embodies Div3erriy, Economic Opporxnniyy, Effective
Custorner Service and a IIigh'i Kited Quali'y 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 stoves
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 Pre -Application Design Review Committee. All other comments
may be addressed in subsequent submittals to the Design Review Committee, or as conditions of the 'Major
Use Special Permit.
Architecture
• The proposed ten -story apartment block is 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 consider stepping the
building down as it approaches abutting properties, setting back the building after the third floor, or
providing greater variation in the massing and height of the building to reduce the perceived bulk of
the building. All of these measures will result in a building that better responds to the human scale.
• The applicant should consider providing townhouse units along the base of the building that present a
front entrance towards NE 75C'' Street. This will provide a more active frontage along the periphery
of the building, which will improve the appearance and the sense of safety on the street. Refer to
Figure 1 which illustrates the use of townhouse units in a high-rise building.
• Consider orienting the building towards the corner of N Miami Avenue and NE 75fl' Street with an
architectural element that will enhance the street.
• Provide details of the material used in this project, including balconies, walls, windows,
gates, and garage treatment. These materials can be presented in a labeled color elevation,
with material samples, or precedent photographs.
• Provide dimensions of the residential balconies. It is important that these balconies be a
minimum of 8' in depth in order to accommodate furniture and ultimately enhance the life of
the building. Consider extending the balconies, as well as the ground floor terraces, to
provide more outdoor space for more units.
• The height of the structure (to the highest point including any architectural treatments) shall be
indicated in both NGVD and in above grade formats.
Garage
• The proposed garage facades do not comply with Section 1305, the Urban Design Standards
for the City of Miami. According to these standards, "Projects should provide active, not
blank facades. Where blank walls are unavoidable, they should receive design treatment."
In keeping with this standard, consider articulating the facades with openings that relate to
the residential units of the building. Ensure that these openings are screened so that cars,
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
garage lights, and mechanical equipment will not be visible. Refer to Figures 2, and 3 which
illustrate the effect of wall treatment on the street experience.
• The proposed loading areas along North Miami Court result in an extended curb cut that
disrupts the pedestrian realm of the sidewalk. If possible, internalize this loading within the
parking garage in order to minimize the number of curb cuts in this project. If this is not
possible, the applicant shall consider eliminating a loading bay through a Class II special
permit, and providing pedestrian access to the interior park from N Miami Court. The
remaining two loading bays must receive exceptional treatment in order to minimize their
impact on the pedestrian realm.
Pedestrian Realm
• Indicate the height and material of the wall around the private gardens fronting NE 75th
Street. Full -height blank walls along the street will not be accepted. Some alternatives
include a combination of wall with permeable fencing material above, a visually permeable
gate entrance, or design treatment along the wall. Refer to Figure 4 which illustrates a semi-
private terrace that serves the resident and improves the street experience.
• The blank walls along the ground floor of the parking garage are unacceptable. As stated
above, address these walls by providing human -scale openings or design treatment that will
enhance the pedestrian experience. Refer to the images below which illustrate the effects of
blank walls and active walls on the street experience.
• 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
• Incorporate open lawn into the interior park. This will increase the utility and enjoyment of the park
for residents.
• Further enhance the building entrance and the corners of the building with landscaping.
• Consider the pedestrian experience when developing the landscape plan, and consider incorporating
benches or open spaces along the street.
• Provide dimensions and indicate all paving materials for the streetscape, sidewalk and open
space in the project.
• 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 "sure of inches" of tree trunk at breast height, while the county uses square
footage of tree canopy.
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
Figure 1: Miami, FL: An example of a project that incorporates townhouse units into the base of the
building, and steps back from the street, creating a transition in bulk and scale.
Figure 2: The effects of a blank wall on a street.
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.
3
Figure 3: Charleston, SC: Here city officials mandated the provision of habitable liner space along the
base of the garage, therefore providing an attractive pedestrian experience,
Figure 4: Coral Gables, FL: The use of an iron gate in combination with wall and fencing provides
security for residents while contributing to the life of the street, and ultimately improving safety in the
area.
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.
4
March 14,2006
Ana Gelabert-Sanchez
Director of Planning
City of Miami
444 SW 2 'd Avenue
Miami, FL 33130
RE: Pinnacle Height- 111 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.
arbara Go ec" odri _ . ez
Director
JOE ARRIOLA
City Manager
DEPARTMENT OF COMMUNITY DEVELOPMENT
444 S,W. 2nd Avenue, 2nd Floor / Miami, Florida 33130 / (305) 416-2080 / Fax: (305) 416-2090
Mailing Address: P.O. Box 330708-0708 .Miami, FL 33233-0708