HomeMy WebLinkAboutVariance AnalysisANALYSIS FOR A VARIANCE AS COMPONENT OF A
MAJOR USE SPECIAL PERMIT
INTOWN VILLAGE
FILE NO: 06-00143v
The requested Variance is a component of a Major Use Special Permit application for the
purpose of allowing a Mixed Use Project in excess of 200 units (395 units proposed); and for
allowing a development with an excess of 500 parking spaces (660 spaces proposed). lntown
Village project shall be located at approximately 45 SW 8th Avenue, 715, 717, 727 and 735 SW
15t Street ans 702 & 720 West Flagler Street(see attached zoning write-up, legal description,
location maps and aerial photographs for exact property boundaries).
Pursuant to Article 4, Section 40I of Ordinance 11000, as amended, the Zoning Ordinance of the
City of Miami, Florida, the subject proposal has been reviewed to permit a structure with the
following setback:
Front yard setback (SW lst Street) required: 7'-6"
proposed: 0'-0"
Request to waive: 7'-6"
In determining the appropriateness of the Variance for the proposed mixed -use project the
following findings have been made:
It is found that the proposed project will benefit the area bounded by SW 7th Avenue (to the
east) and SW 8th Avenue (to the west) at SW 15t Street by creating a new mix -use project
with retail at the ground floor along with accessory commercial liner spaces up to the second
floor and from that point on, the remaining four floors of the garage gets treated the same
way and with the materials as if the same habitable liner spaces would have extended all the
way up to the six floor of the parking garage.
• It is found that the front yard variance requested is a result of the applicant trying to provide
a pedestrian friendly ground level for the proposed residential mixed use project. In order for
the applicant to provide liner program in front of the parking garage and respond to the
Planning Department Internal Design Review Committee comments for good urbanism
practices, the requested front yard variance is needed and will be justified.
• It is found that the requested front yard variance will have no adverse effects on the adjacent
area and will not be injurious to the city or in conflict with the intent of the zoning district.
Based on these findings, the Planning Department is recommending approval of the
requested variance.
1
C T
P I. ; D 1' A R =t MENT
PR - APPLICATION DESIGN itEVIE\V UoMMENTS
MAJOR USE SPECIAL PERMIT
INTOWN VILLAGE
45 SW 8TH AVENUE/715 SW PT STREET
NET DISTRICT: LITTLE HAVANA
11-16-2005
A M l
City of Miami Vision Statement: "To Be an International City which Embodies Diverri :, Economic Opportunity, Effective Customer
Service and a Highly RatedQualiy of Life"
COMMENTS:
The following comments were generated following the UDRB meeting on November 16, 2005 representing the
Planning Department and UDRB member's conditions for Class 11 Special Permit approval.
The City of Miami strives to achieve diverse pedestrian -friendly distinct neighborhoods, promote transit connections,
and provide contextual, safe, and comfortable buildings, blocks, streets, and parks that contribute to a prosperous city
for all residents to enjoy.
Urban Design
• The proposed 19-story building will significantly exceed the surrounding low scale buildings. Please eliminate
the Affordable Housing and PUD bonuses, reduce the accompanying parking and place the retail, office and
visitor spaces should be placed underground.
• Please try to reconfigure the ground floor to eliminate the service access off W. Flagler Street or this entrance
shall be reduced to a minimum dimension for a one-way service exit and right turn only.
• Flagler Street should not have a landscape area between the arcade and sidewalk. Please adjust an enhanced
landscape verge to incorporate the shade trees and bring the sidewalk to the edge of the arcade. Palms may be
planted in the sidewalk at the NE comer as a corner plaza.
• The retail entrance along Flagler Street should have direct access to the public sidewalk. This entrance reads
very nicety with the architecture; however the comer entry proposed seems to compete for attention. Please
look at relaxing the corners and emphasizing the individual retail and lobby entrance elements in the building's
base level architecture. This will break down this large and imposing base.
• Please transition SW 7th and 8th Streets to include a minimum 6' sidewalk and planted shade trees sta1:ered
along the verge and landscape strip to create a pedestrian allee.
• The arcade along SW 8th Street should be eliminated and the retail facade brought out to the landscape edge.
• Please indicate the colors and materials to be used on the loading doors, entrance features, railings,
windows/frames, etc. Please give an enlarged sample of typical unit/balcony and ground floor retail.
• The service entrance next to the main lobby entrance along SW 7'I' Avenue is awkward. Please look at adding
some detailing to the ground level interior wall (recessing from the street edge to the garage entrances) visible
as a blank wall for pedestrians. (ideas may include- tile or other material change, wall fountain, scored stucco,
wall color change/design etc.)
Elevations
• The north and west elevations show unacceptable blank concrete walls on the parking garages. Please show the
structural/architectural details as relief and add color, material, or other facade treatment such as scoring,
adding stucco accents, etc.
• The South Elevation (Page A-9) indicates an enclosed area that is not depicted on the Roof Level Floor Plan.
Is this an enclosed mechanical room? Please clarify the use of this space and the materials proposed for this
area.
It is our intention with these comments to aid in expediting Special Permit applications with your
voluntary efforts in making the necessary_c_it3t71ges tbeby, avoidingany 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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• The floor plans
A--9) is unclear.
• The articulated
building design.
(Pages A-2 thru A-6) and the configuration of the main entrance on the south elevation (Page
wail above the garage entrance (East Elevation, Page A-10) should follow the rest of the
Consider continuing the pattern from the rest of the facade to this area as well.
Landscape
• An existing tree survey needs to be preformed and a table showing the trees to remain, relocate or remove.
• The City of Miami has a tree removal application form and instructions that will need to be acquired.
Additionally, the City uses a method of"sum of inches" diameter at breast height to calculate replacement
values vs. the county's method of sq. footage. Please refer to the City of Miami tree protection ordinance
passed January 2005 and show necessary tables/ replacement species and sizes.
• Please indicate the species, heights, etc for plant materials proposed on the recreation deck.
The Planning Department reserves the right to comment further on the project as details 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 requirements of the
other sections such as Building, Mechanical, Public Works, Zoning, etc.
It is our intention with these comments to aid in expediting Special Permit applications with your
voluntary e `fo s:_ making the necessary changes,.. thereby, .avoiding an_ypreventable delays particularly
prior to a project's submission to the Large Scale Development Committee or the Urban Development
Review Board.
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